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Planning commission defers Carson's Ferry PD amendment after neighborhood opposition; applicant offers residential-only option
Summary
After a community meeting, developers seeking to expand commercial uses in Carson's Ferry proposed a residential-only alternative for Tract A; the Planning Commission deferred action to allow the applicant to submit revised plans and give commissioners time to review materials.
The City of Conway Planning Commission deferred May 1 action on a proposed amendment to the Carsons Ferry planned development (PD) that would have expanded permitted commercial uses in a neighborhood tract.
City planning staff summarized the PD history and the current request to revise Tract A into a mixed-use tract that would allow commercial uses at ground level and residential units above. "This plan development has been amended several times in the past," said Ms. Hubbs, a city planning staff member, and staff cautioned that repeatedly removing commercial acreage could create a PD that conflicts with case law and the city's PD standards.
Ashley Cowan, representing Diamond Shores and speaking for the applicant, told the commission a neighborhood meeting April 24 drew roughly 25 residents and substantial input favoring single-family residential on Tract A. Cowan said the applicant "is certainly willing to amend our application to be single family residential only and mimic the existing residential tract," and added the applicant's owner supports that change.
Residents who live adjacent to the tract told the commission they oppose commercial uses because of traffic, parking and the proximity of proposed structures to the neighborhood pool and homes. "If it was commercial, I don't know. I mean, just a matter of time before somebody smashes into somebody," said a Parsons Ferry resident who noted sharp turns on the access road. Multiple speakers said locating businesses immediately beside the pool and amenity area would undermine neighborhood safety and privacy.
The property owner, Andy Christiansen, said his 4.23-acre parcel includes a substantial pond, leaving under about 2 acres of developable land on a hill. Christiansen said the limited set of small commercial uses currently allowed (bakery, cafe, ice cream, candy/confectionery, restaurant) is unlikely to attract large commercial investment and that he is willing to pursue residential development that conforms to existing PD lot sizes and construction standards.
Commissioners praised the neighborhood turnout and the applicant's responsiveness but said they needed time to review the materials that were delivered to the commission that evening. One commissioner asked whether development would have frontage or access to Highway 501; staff noted the tract in question is tucked behind other parcels, would not receive a Highway 501 curb-cut and that portions of the PD closer to 501 were amended in 2022 to allow Highway Commercial uses.
After public comment, the commission voted to defer the application to allow the applicant to return with a revised proposal and for commissioners to review the submitted community meeting materials.
Votes at a glance
- Motion: Defer the request to amend the existing Carsons Ferry planned development district. - Mover: Planning Commission member (unnamed in transcript). - Second: Planning Commission member (unnamed in transcript). - Outcome: Deferred to the next meeting.
