Planning commission denies rezoning for 3411 East after residents raise septic, runoff and neighborhood concerns
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Summary
After lengthy public comment on groundwater, ponds and neighborhood character, the commission voted to deny a request to rezone 3411 East from C-3 to a planned unit development for five duplexes; applicant said state percolation tests passed and the project would cost about $1.2–$1.3 million.
The Texarkana Planning Commission voted to deny a rezoning request for a 5-acre parcel at 3411 East that would have allowed five duplexes (10 rental units), following extended public comment raising concerns about septic systems, runoff into ponds and the rural character of Ward 1.
Matthew Cowart, one of the property owners and the applicant, told commissioners the development team intends to build five duplex lots with a cul-de-sac, has hauled off debris from the site, and plans about $1.2–$1.3 million in improvements. Cowart said tenant screening, contracted property management and regular maintenance would be used to limit nuisance and turnover.
Residents from surrounding properties said the proposal would change a long-standing single-family, rural area and posed environmental and liability risks. Karen Rhodes, who lives at 3500 East Street, said neighbors bought their land expecting a low-density setting and worried the development would “devalue our properties” and introduce liabilities tied to nearby ponds and wells. Resident Michael Giles asked whether the county’s prior guidance limited septic systems on acreage; Giles warned that “crap grows downhill,” expressing concern about leachate reaching wells and ponds.
The contractor for the project, identified in the hearing as Colin, told the commission that state percolation tests had been performed for each proposed lot and that septic tanks and field lines had been sized to meet those approvals. Colin said staff had received the state’s testing documents for review. Developers also argued an appraisal suggested the proposed project could raise surrounding property values.
Commissioners pressed applicants on sewer availability — Cowart said city sewer does not currently reach the site and that connecting would be up to the city — and on whether single-family homes were a feasible alternative. The applicants said single-family home sites would produce similar runoff and septic counts but that duplexes made the project financially feasible and provided lower-cost rental options in the area.
After public comment and questions, Commissioner Doctor Hickerson moved that the commission not approve the rezoning. A second was recorded and a roll call vote followed; Doctor Hickerson, Chris Owens, Corey Moggs and Chairman Neal voted to deny the request. The commission notified the applicants that an appeal may be made to the Texarkana Arkansas City Board of Directors.
The denial preserves the site’s current zoning (C-3 Open Display Commercial) but does not preclude future proposals that address neighbors’ concerns or city sewer extension.
