City undertakes special growth plan

Valerie Miller

Monday, Dec. 27, 1999 | 11:35 a.m.

In one of Henderson's few remaining sparsely populated neighborhoods, going through natural zoning channels to arrive at the proper commercial mix pitted residents against developers and for years has stalemated planning efforts.

The disputes prompted the city to undertake a special growth plan that would allow residents, developers and city planners to work together as the big picture for the Serene Country Estates emerged.

The Community Development Department met several times with neighborhood residents, landowners and developers and put forth a plan that has been approved by the Planning Commission. The City Council will vote on it next month.

The neighborhood plan being proposed is for close to 293 acres, most of which is located between Eastern Avenue and Pecos Road. There are approximately 245 residential parcels in the area and 131 homes.

"We created a number of design and use restrictions that would apply to the commercial parcels on Eastern and Pecos primarily," said Bob Wilson, a principle planner with the city. "We also created a professional office strip along the south side of Serene Avenue, which is based on Serene being a major arterial in the future."

Of the homes, 112 are in Henderson, Wilson said. The remainder are located within unincorporated Clark County. The plan only designated uses for land located in Henderson.

The 1996 Henderson Comprehensive Plan for citywide development had designated the Serene Country Estates area as low-density residential. The land use on 10 acres was recently changed to allow for the Beltway Plaza commercial development.

While the Beltway project was completed, other commercial projects planned to front Pecos and Eastern and Serene were unsuccessful.

It was as a result of the problems between residents and developers that the City Council asked the Community Development Department to work out a neighborhood plan.

The city met with residents and developers between August and November this year to try to find an equitable solution, Wilson said.

"We had good participation from everyone," Wilson said. "There were about 50 or 60 people at each meeting."

The residents aren't against commercial in general, but just want some guidelines to protect their way of life, Wilson said.

"What they want to do is to preserve a more rural lifestyle, and the neighbors thought that the typical commercial center around the valley was going to change that."

Among the recommendations of the neighborhood study was one to transform a portion of Serene Avenue that is currently residential into a professional office area. Residents remain divided on this. Some who live in the area said Serene is already overbuilt.

"I moved to Serene in 1975, and it was 'serene' back then but not anymore," Ken Freeman said. "It's not safe for children to be on that street anymore.

"I'm afraid it is going to turn into another Eastern Avenue."

Many of those in favor of turning Serene into a major road with professional offices said that would be the only way they could get a fair price for their homes when commercial growth would make the area unlivable for them.

"We just need to have our land values stay up, so we will be able to get out and move somewhere where it's still rural," Linda Freeman said. "Because of this, the developers have said that they will make our land commercial."

Other residents maintained that the proposed professional development would only benefit those who wanted to leave the neighborhood and had houses that abut Serene. It would be unbearable for those who stay.

"I don't want a drive-through backing up to my house, and I don't want to hear 'Do you want fries with that?' when I'm in my backyard," Suzanne Sims told the Planning Commission.

Another point of contention between neighbors, other residents and developers involved proposed restrictions on the type of businesses allowed. Intense uses such as convenience stores, gas stations, liquor stores, bars, and other 24-hour establishments would have been prohibited under the neighborhood plan.

Many residents were angry at other residents and developers for opposing the restrictions, which they said were necessary to preserve what was left of their neighborhood.

"This is a rural neighborhood with horses," Loretta Hamby said. "We originally wanted to see more professional office-park type developments, but they (developers) had to put in their retail. We need these restrictions to preserve our quiet neighborhood."

The Planning Commission disagreed, though, with developing a separate code for a specific area of the city, when Henderson already has a citywide development code.

"The city's code is already very specific as to what should or shouldn't be allowed," Commissioner Danny Sanders said in recommending the plan be approved without the restrictions.

The Planning Commission was also against making Serene Avenue commercial, partly due to the fact that the part of Serene that is in Clark County is likely to remain all residential.

"I think if this land-use recommendation for Serene goes through you are building a Berlin Wall between those in the city of Henderson and those in Clark County," Commissioner Dale Lay said.

Wilson said that he expects residents on both sides of the issue to make their wishes known to City Council members before they make a final decision Jan. 4.