Planning Commission recommends A1→R1 rezone at 51 Sutherland Rd amid neighbor concerns

The Conway Planning Commission voted Jan. 20 to recommend that City Council rezone 51 Sutherland Road from A1 (agricultural) to R1 (single‑family residential), advancing an application tied to a concurrent 96‑lot subdivision under review.

Planning staff said the 31.52‑acre tract could mathematically allow up to 183 lots by simple density math but that drainage, easements, topography and subdivision standards would reduce yield; staff said a 96‑lot subdivision is the proposal under concurrent review and that sidewalks and utility coordination with Conway Corp. will be required at platting.

Applicant representative Roy Andrews (Holloway Engineering) told commissioners the team worked with staff to fit 96 lots within constraints including an Entergy easement and topography and offered to present the plat at the next meeting. Several neighbors spoke in opposition: Lacey Lyons (43 Sutherland Rd) said the proposed straight R1 rezone does not guarantee the quality the neighborhood seeks, warned that a new state law permitting accessory dwelling units could increase living units, and urged the developer to pursue a PUD that better matches existing large‑lot character. Other residents cited speeding, cut‑through traffic, school capacity worries and safety at neighborhood mailboxes.

Commissioners asked staff whether conditions could be attached to a straight rezone (staff said they cannot), whether sidewalks would be required (staff confirmed sidewalks would be a subdivision requirement) and whether higher densities had been discussed (staff said conversations had occurred but no formal application was before the commission). A motion to approve the rezone was seconded; the commission approved the recommendation on a roll‑call vote with two commissioners absent. Staff said the item will go to city council for final action.