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Council approves first reading to annex and zone culture/oak-area parcel to R-2 and conservation preservation
Summary
Council gave first reading to rezone roughly 109.13 acres near Culture Road and Oak Street to medium-density residential (R-2) and Conservation Preservation upon annexation, with staff citing flood-zone acreage and recommending split zoning to protect environmentally sensitive areas.
The City of Conway on Aug. 18 approved first reading of an ordinance to annex and rezone about 109.13 acres near the intersection of Culture Road and Oak Street to medium-density residential (R-2) and Conservation Preservation (CP) upon annexation.
City planning staff told council the parcel sits partly in AE flood zone and a small portion in a floodway. As a result, staff recommended a split zoning approach so that the sections within flood-prone and environmentally sensitive areas would receive Conservation Preservation zoning upon annexation; staff estimated roughly 43 acres would be designated CP. The change follows a 2023 council ordinance that permits split zoning at annexation when properties contain flood zones, floodways or wetlands.
Planning staff noted the future land use map includes neighborhood commercial and high-density residential designations for portions of the property, but expressed concern that commercial development adjacent to flood-prone areas would increase impervious surfaces and stormwater runoff, potentially causing greater flood impacts and environmental contamination. Staff said the applicant has agreed to CP designation for flood-impacted areas "in perpetuity," which staff presented as contributing to the city’s flood resilience goals.
Council members discussed affordable-housing incentives and tools such as smaller lot sizes, density bonuses and partnerships with nonprofit or housing authorities; staff said such incentives cannot be required of a developer but can be encouraged through zoning and incentives. Council and staff also discussed road access, stub connections to Midtown Village and the potential for limited road construction across CP areas under certain exceptions.
After discussion, council approved first reading unanimously and sent the zoning to planning commission for a public hearing scheduled Sept. 4. Final reading of annexation and rezoning is expected to return to council with planning commission's recommendation.
