Burgers, Groceries, More Commercial, & ADUs Coming to Conway

by Jason Lyon

Conway’s Planning Commission met Monday, December 19, for the last time in 2022 with a full docket of nine items but also short several Planning Commission members, which produced several close votes where six votes were needed.

I’ll hit the four major items below, and if you want to follow along to learn more about what’s in store for Conway, here’s the December 19 Planning Commission agenda.

For those who like to watch virtual meetings, check out the meeting video:

And, you can also peruse Conway’s new Online Portalto get more background on these issues.

Harps Conditional Use

If you follow my previous articles, you know the northwest corner of Country Club Rd and Dave Ward Drive is seeing some development movement, with Harp’s Grocery gaining approval from the City Council for a C-2 zoning for a new grocery store.

I personally love the location; it will be a boon to the tax coffers and for the homes nearby wanting easier access to shopping rather than running to Walmart or Kroger.

Conditional Use/Gas Pumps

With the zoning approval in hand, Harps came back to the Planning Commission requesting a conditional use for gas pumps. Knowing the history of gas pumps, conditional uses are always a hot topic for the Planning Commission and City Council, but Monday night was rather tame.

The conditional use permit, along with 13 staff-recommended conditions, was recommended for approval by the Planning Commission and will be heard by the City Council on January 10, 2023.

Residents of Pippinpost and Avignon Court subdivisions, who enjoy their quiet connecting street, expressed their concerns about ensuing traffic on Stermer Road. Conway’s Traffic Department may need to look at Stermer Road in the future, but Country Club Road should be the more traveled road. Increased traffic along Stermer Road should be neglible.

Bus Factory Rezoning

The old Ward Bus Factory property has always been fascinating. It’s a shame it has never been fully developed along Conway’s most heavily traveled road (outside of Interstate 40). On Monday, Brad Peterson of Crafton Tull Engineering presented a rezoning request of I-3 (Heavy Industrial) to C-3 (Highway Commercial) for that property.

We’ve heard rumblings in years past about the need/want of an additional traffic light on Dave Ward Drive. However, reluctance by Conway City and Metroplan staff has kept the property sitting dormant.

Multiple tenants appear to be in the plans and the process is only in the early phases, but this is promising for this high visibility area. The ten acres under review is also the last property in this area still zoned I-3, so rezoning makes sense and the Planning Commission agreed, passing the proposal unanimously.

If the property does develop commercially, hopefully Metroplan, ARDOT, and Conway will look at traffic controls to facilitate flow, such as roundabouts at South German Lane and a mid-block roundabout between the Harkrider Street overpass and South German Lane.

Private vs. Quasi-Public Development

This proposal will be interesting to follow. Remember, Conway Development Corporation is still trying to develop the Central Landing PUD with more commercial. Here comes another battle of private development vs. quasi-public development. Who will win? My money goes on the private developer and a better location along Dave Ward Drive.

Whataburger Rezoning and Conditional Use

Growing up in Texas, Whataburger was a staple not only for their burgers but also for their breakfast burritos (YUM!!). They have been increasing their Arkansas market over the past few years.

Now they are focused on Conway, but is their chosen location a winner? The Commission reviewed a two-step process of rezoning from O-3/R-1 to O-1 to first allow a restaurant, and then a conditional use to allow a drive-thru restaurant on the southwest corner of Prince Street and Farris Road.

This corner currently owned by Eagle Bank has drawn suitors for the past few years as various developers presented site plans that never materialized.

Now Whataburger is on the scene, represented by local lawyer Landon Sanders of The Sanders Firm. The Planning Commission seems to have no issue with the more intensive office zoning, as they unanimously recommended the O-1 rezoning.

There was no heartache with this rezoning, although the O-1 zone would push further south and abut residential property, which the current owner to the south argued for his property concerns.

Conditional Use Concerns

However, the conditional use request drew concerns from both the Commission and abutting residential properties, in particular the Adamsbrooke subdivision.

Commission and City Planning staff, noting that adding Walmart Market and Chick-fil-A to the area has brought more traffic, pushed back on the developer’s request for 24/7 operations by recommending more limited hours of operation. (A few years ago, the Conway City Council refused a similar request across the street.)

The conditional use did pass with staff recommended conditions; however, the applicant’s attorney insinuated during the meeting that the applicant would get the 24/7 hours or walk.

No 20-Foot Buffer

Another issue discussed by the Planning Commission — but is handled by staff during development review — is the 20-foot buffer required along property lines that abut residential development.

In this case, there’s no 20-foot buffer. A reworking of the parking and driveway off Farris Road would be needed to reach the 20-foot requirement and this does not seem feasible. I could see a variance request or this, but not sure it would pass Planning Commission.

The next step for the project is the January 10 City Council meeting and, in my opinion, it’ll be a hard sell to the Council to approve a 24/7 operation (assuming the applicant does not compromise). Public comments will be interesting, as I assume Adamsbrooke residents will show en masse to discuss the issue with their Council members.

Accessory Dwelling Units

Former Planning Director James Walden presented an ordinance update regulating Accessory Dwelling Units (ADUs), which are becoming more and more popular in the urban areas.

Now, would these fit in Conway? Hard to say as we suburbanites love our land, but with housing costs skyrocketing and affordable housing crashing, ADUs are a potential solution.

The proposal brought forth and approved by Planning Commission makes sense, but also makes sure ADUs are properly vetted with requirements that the property owner resides in the main home or the ADU. All ADUs are to be approved by staff and have a separate electrical meter; they are limited to one bedroom and must be between 360 and 1000 square feet.

I see this passing the City Council. I believe it is a good fit for the community to help in affordable housing needs or for long-term family care allowing independence.