Yesterday's Shreveport Metropolitan Planning Commission meeting had the Murphy Gas Station rezoning case on the agenda. And although the MPC staff had recommended DENIAL, the opponents pulled out all the stops in what was a classic "how to beat a rezoning request" clinic. In some cases, MPC staff recommendations are not followed, so a full court press was in order to defeat the application.
The lead speaker had a well-documented case citing reasons to deny the request. His presentation included pictures and diagrams. Although he did not cover all the opposition reasons, he certainly presented compelling well-articulated arguments. Facts versus raw emotions gave substantial credibility to his presentation.
Having an owner of one the nearby condominiums and the dad of a med student condo owner, who was out of town on a residency, speak educated the MPC Board on traffic issues for the condo owners on the cul-de-sac, first hand crime problems in the area, and potential property devaluations if the large gas station was constructed nearby.
Another homeowner directly behind the proposed site emphasized that this was NOT a blighted area, that the homeowners had well-kept properties, and there were a large number of residents that would be impacted with the proposed development literally in their backyard.
The opposition by a major pillar within the Highland area--St. Mark’s Cathedral--was influential as well. The comments by a church clergyman, wearing his ministerial collar, added an additional dimension to the zoning issue. Having God on their side certainly assured the large orderly crowd that appeared in opposition that they were in good company.
To add icing to the "take your gas station and go home" cake, so to speak, were comments in opposition by Shreveport Councilman Gary Brooks who represents that area. He advised the MPC Board that he had the most opposition calls to this zoning proposal than any other in his three years on the Council, and second only in calls regarding the smoking ordinance on the boats. The Shreveport Council must approve ANY zoning changes and also hear appeals on MPC rulings.
Caddo Commissioner Victor Thomas, whose Commission district encompasses the proposed location, also spoke in opposition. He turned to advise the Murphy Oil representatives that Caddo Parish WAS open to business, but not just at this site. He encouraged them to open more gas stations in the Parish.
The motion to deny, the second on the motion and the unanimous DENY vote by the MPC Board was accomplished in record time. Democracy does work, especially with responsive government agencies, active well-reasoned citizen input, and level-headed citizens on appointed boards.