Concerns

Dear Planning Commission Member,

We Are the Last
In the next week you will help decide the future of the last large pretty expanse of undeveloped land above the flood plain on the far north of Fort Smith close to the banks of the Arkansas River.This area is poised to make positive contributions to the bright future of our city’s riverfront. It is very important that we all work toward careful sometimes patient planning toward seeing that potential fulfilled to the betterment of all.

On behalf of the Williams Lane-Nowland Springs Neighborhood Association, surrounding residents and property owners we ask that you carefully weigh the impact that any proposed development would have on this area not just in the next decade but beyond.

This area with its homes sitting on supersized lots was largely rebuilt and renovated after the 1996 tornado damage. Some of the homes are spacious, new and lovely. Many residents have lived in the area since before it was annexed to the city in the early ’60’s. Many moved here because of the low traffic, quiet and low crime rate after building new homes. With the exception of only a few, we have all invested our sweat, money and hearts in this place for at least a decade.

Patient, Careful Planning
We are asking you to support our vision to contribute in a positive way toward our city’s future growth. We are asking you (1) to stabilize and conserve the property values that already exist along and north of Newlon Road and Spring Street. We ask you (2) to protect our streets, schools and utilities from overloading by limiting population density, and (3) to provide locations for each land use which are properly related to traffic, utilities and other land uses. Give us time and exercise care in going forward with any new development so that we can build for a bright future not a blighted one.

Avoid Impulse Buying
Countering the promotional presentation of the proposed tax credit housing project, our common sense and experience tells us a low income, tax credit housing project subdivision has a short shelf life. It would be built low cost, with no sidewalks, and accessing a narrow country lane. Data supports a predictable exponentially higher crime rate, and a tripling of traffic volume. The study report by the Housing Authority to address concerns has the measured data to support these predictions. There are no supporting services (ie., stores) in the area except for a school with a storm shelter both of which are at or over capacity. This proposed project is not our idea of a positive asset to the area. There are cow pastures to the north and south. Detention ponds are in the redesign. Would the project have adequate protection for wandering children? Again, the redesign is lacking. These concerns need addressing in a more substantial form such as with the U.D.O. going into effect soon.

Bread and Butter of Existence
Scant few of our city leaders or employees have gone on record saying this is the wrong location for this project or that any existing city service in place is inadequate so compelling is the pressure to keep in step with the status quo and not step on toes. The Housing Authority knows they cannot ask for any further funding from the city at this time. Is this condition being passed on to others in city services? Apparently there would be no city funds required for upgrades as everything currently in place is adequate to support this new development.

Can We Take It to the Next Level?
In talking with your Planning Department the response to questions about the location of this proposed housing project was that they, the Housing Authority, has appropriate zoning (R7-SF) and, it is implied, there is no basis to object to the idea of the project’s location. What about the first three objectives of your zoning and planning dept. listed in paragraph four above?  Again, a little history is needed to explain that R7-SF was applied to two Williams Lane parcels approximately 15 years ago through the efforts of the influential Richard B. Griffin, the then and still chairman of the Housing Authority. The parcels were privately owned by him. Even though we put forth a mighty opposition and the rezoning defied logical interpretation of principles the change occurred. The result of this kind of “planning” speaks for itself at Clayton Court. We would like to think that our city’s planning/zoning process/review has since evolved to a higher level.

Seeing the Future with Your Help
We ask for your observance of the three objectives when reviewing our request to rezone the properties in this area to R2-SF for low density, quiet residences and lend us your support for a bright future by approving the rezoning application to include the H.A. property. We believe the Housing Authority can meet the challenge of this rezoning. They have said in the past they couldn’t build the project without duplex zoning which was denied on March 3rd by the Board of Directors, yet they quickly offered a redesign. We know this would incur cost to them but we could indure even greater cost without better planning.

Our neighborhood association is growing in membership and offers it’s commitment to work toward the vision to become an integral, viable and positive part of our city. Help us raise the bar on quality for future development in this area. Join us in seeing our bright future materialize.

Sincerely,
Reva Stover
Pres., Williams Ln.-Nowland Spgs. N.A.