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