PHYSICAL CONDITIONS
NEW YORK AVENUE CORRIDOR STRATEGY
PHYSICAL CONDITIONS
EXISTING LAND USE
Existing land uses in an area can be an indicator of the overall health of a community. Too much of the same use constructed during a similar timeframe can erode the desirability and marketability of an area, resulting in flat or decreasing property values. Additionally, a healthy mix of uses is necessary to provide the housing stock, employment, shopping, schools, services, and recreational needs that create healthy communities.
The predominant land use within the New York Avenue Corridor Study Area is single family residential, with the majority of the housing stock dating back to the 1950’ s and 1960’ s( see Figure 2.1). Institutional uses consisting of schools, churches and City facilities including the Senior Recreation Center, the East Arlington Branch Library and the East Arlington Police Service Center are also prevalent in the area. These institutional uses are located throughout the Study Area and have played an important role in creating a sense of community for area residents. Together, these uses support strong neighborhoods and are depicted as a neighborhood use on the existing land use exhibits.
Major commercial development exists in a neighborhood center at the intersection of New York Avenue and E. Park Row Drive, in a strip development pattern along the south side of E. Pioneer Parkway( SH 303), and on the south side of E. Abram Street. Multi-family residential is primarily focused in the southeast quadrant of the Study Area. The majority of the properties in the Study Area are developed, with the major undeveloped parcels being located along E. Abram Street and E. Arkansas Lane.
While the core land use mix in the Study Area supports a healthy sense of community, opportunities exist to upgrade the commercial uses to align with current retail standards, expand the retail choices for area residents, and to broaden the spectrum of residential types and configurations to create more choice for existing and new residents in the area.
EXISTING ZONING
Existing zoning can be a deterrent to achieving a desired outcome for a corridor if it is not aligned with the community vision or market. For the most part, the existing zoning within the Study Area is in-line with the uses that exist in the area. The predominant zoning category that exists is R( Residential) which allows single family detached dwelling uses on minimum 7,200 square foot lots( see Figure 2.2). In addition to the single family homes that exist within the Study Area under this category, many of the institutional uses such as churches and schools that occur along the corridor are located on parcels with this designation. The majority of existing apartment complexes are zoned MF22( Multi-Family) which a maximum of 22 units per acre.
The larger commercial areas located at New York Avenue and E. Park Row Drive, and along E. Pioneer Parkway( SH 303) are zoned CS( Com-
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FINAL REPORT | SEPTEMBER 2013