7:00pm • June 19, 2017 • 810 Parkway Avenue

JUNEConway Planning Commission

Staff Report

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City of ConwayPlanning Commission June 2017

Agenda:

1A

1B

Esri, HERE, DeLorme, MapmyIndia, © OpenStreetMap contributors, and the GIS user community

1. PUBLIC HEARINGS BOARD OF ZONING ADJUSTMENT A. St. Joseph School Endowment & Charitable Trust Front Setback

REQUESTS FOR REZONING B. Mustela Properties, LLC Request to Rezone R-2A to PUD

SUBDIVISION COMMITTEE WILL NOT MEETCall to Order

Introduction & Chairperson Remarks

Minutes: May 15, 2017

1. Public Hearings Board of Zoning Adjustment** A. St. Joseph School Endowment request for Zoning Variance to allow reduced front building setback Rezonings, Conditional Use Permits, Annexations, etc.* B. MustelaPropertiesrequesttorezonepropertiesfromR-2AtoPUD

2. Discussion A. Items as decided by the Planning Commission Adjourn

Planning Staff Development Review/Minor Subdivision Reports to the Planning CommissionThefollowingitemshavebeenreviewedandapprovedbytheDirectorofPlanningandDevelopmentandarebeingreportedtothePlanning Commission as required by the Zoning and Subdivision Ordinances:

A. Development Reviews •CarWashUSA,1680HartjeLane •RedRobin,1025S.AmityRoad •BoedekerOffice/Shop,3750PrinceStreet •HamptonInn,2400SandersStreet

B. Lot Splits, Lot Mergers, and Minor Subdivisions (filed for record) •ReedyRoadEstatesReplatLot2(L-236) •CarwashUSASubdivision(L-327) •GoldeanMeadowsReplatBlock2,Lot29(L-328

C. Lot Splits, Lot Mergers, and Minor Subdivisions (submitted for review) •GoldenMeadowsReplat •CedarRidgeAddition •EdgewoodPUDPhase1

*The Conway Planning Commission makes recommendations to the City Council on public hearing items. The City Council will make a final decision on these items using the Planning Commission recommendations as a guide.

Items not approved by the Planning Commission may be appealed to the City Council within 30 days after Planning Commission denial. If an item is appealed to the City Council, a public notice sign will be placed on the property at least 7 days prior to the City Council meeting. A public notice will be placed on the City’s website: www.cityofconway.org.

Items reviewed at tonight’s Planning Commission meeting may be considered by the City Council as early as June 27, 2017.

**Decisions made by the Planning Commission, acting as the Board of Zoning Adjustment, are final. No appeal may be made to the City Council. Any aggrieved party may pursue litigation should they feel the decision is unfair.

CONWAY, ARKANSAS PLANNING COMMISSION MEETING AGENDA7:00 pm • Monday • June 19, 2017District Court Building • 810 Parkway

Contact the Conway Planning Commission by email at planningcommission@cityofconway.org

Anne Tucker, ChairmanJerry Rye, Vice-ChairmanJustin Brown, Secretary

Marilyn ArmstrongBrooks Freeman

Dalencia HerveyArthur IngramBryan Quinn

Brandon RuhlWendy Shirar

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Planning Commission Staff Report • June 2017Planning Commission Staff Report • June 2017

DESCRIPTIONPlanning Commission acting as

Board of Zoning AdjustmentRequest for Reduced Front Setback

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1120 Brookfield Dr.

1.71 ac

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JUN 2017

THIS MAP WAS PREPARED BY THE CITY OF CONWAYPLANNING AND DEVELOPMENT DEPARTMENT FOR

ITS USE, AND MAY BE REVISED AT ANY TIMEWITHOUT NOTIFICATION TO ANY USER.

THE CITY OF CONWAY PLANNING AND DEVELOPMENTDEPARTMENT DOES NOT GUARANTEE THE

CORRECTNESS, OR ACCURACY OF ANYFEATURES ON THIS MAP. THIS DOCUMENT IS

TO BE USED FOR REFERENCE PURPOSES ONLY.

City of ConwayPlanning & Development

www.cityofconway.org/pages/planning-developmentwww.cityofconway.org/pages/gis

OfficeO-1

O-2O-3

IndustrialI-1

I-3RU-1

Residential

SRHRR-2

R-2AMF-1MF-2

MF-3RMH

R-1

Commercial

C-2C-3C-4

C-1

Special

S-1A-1PUD

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St. Joseph School Endowment Front Setback -- BZAAgenda Item:

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R-1

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St. Joseph SchoolEndowment Front

Setback BZA

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City of ConwayPlanning Commission

Aerial View of 1120 Brookfield DrN

1120 Brookfield Drive

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East Oak St/U.S. Hwy 64

Aerial View of 1120 Brookfield Dr

1120 Brookfield Dr

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ST. JOSEPH SCHOOL ENDOWMENT & CHARITABLE TRUST REQUEST FOR BOARD OF ZONING ADJUSTMENT VARIANCE FOR REDUCED FRONT SETBACK FOR PROPERTY LOCATED AT 1120 BROOKFIELD DRIVE

APPLICANTSt. Joseph School Endowment & Charitable Trust1315CollegeAvenueConway,AR72034

STAFF REVIEW BYJasonLyon,Asst.DirectorofPlanning&Development1201OakStreetConway,AR72032

SITE DATALocation. 1120BrookfieldDrive;Lot6,BrookfieldAcresSubdivision

Site Area. ±1.72acres

Current Zoning. R-1(Single-familyResidential)

Requested Zoning Variance.Toreducefrontsetback,fromplatted75ftto40ftduetoextremelylargesetbackfiledonplatpriortoFEMAFloodPlainandFloodwaybeingimplemented

Existing Structures. None

Overlay. None

STAFF COMMENTSTheapplicantisrequestingazoningvariancetoreducethefrontsetbackfromtheplatted75foottoamoremodest40footsetback.Theexisting75footsetbackwasfiledwhenthesubdivisionwasplatted,howeveratthattimetherewasnoFEMAFloodPlainorFloodwaydesignatedzones.In2006,FEMAplacedthepropertyintoanAEZone(100yrFloodPlain)andFloodwayalongthebackhalfoftheproperty.Thefloodwayarearequiresanadditional25footsetbackfromthefloodway.Thecombinationofthelargefrontsetbackandthefloodwaysetbackhasleftthepropertywithaverysmallareatobuildrenderingthelotrelativelyunbuildable.Thereductionofthefrontsetbackfrom75feetto40feetwould allow a much larger buildable area and bring the setbackclosertothestandard25footsetbacknormallyfoundinR-1zones.

General Overview. The applicant is planning to build a homeontheproperty,howeverduetothesignificantfrontsetbackandtheintrusionofthefloodwayeasementandsubsequent25footsetback,thereisaminimalbuildarea.Areductionofthe75footfrontsetbackto40feetwouldallowforalargerbuildingareaoutsideofthefloodway.Thereductionofsetbackwouldnotnegativelyimpacttheareaasotherhomesarecloserthan75feetfromfrontpropertylines and any new home built on the property would not be outofalignmentwithexistingstructures.

1A ST. JOSEPH SCHOOL ENDOWMENT & CHARITABLE TRUST ZONING VARIANCE REQUEST

Zoning Ordinance Regulations. The current front setback is in compliancewiththetypicalR-1zoningdistrictfrontsetback,howevertheplattedfrontsetbackisthreetimeslargerthanrequired:

R-1 Building setback requirements:Front: 25 feet

Technically,afrontsetbackvarianceisnotneeded,however,thethePlanningCommissionapprovedBrookfieldAcresSubdivisionin1965witha75footfrontsetback.Inordertoprovidethepublicand neighboring property owners an opportunity to comment on therequestedfrontsetbackreduction,itwasdecidedtoplacethereductionrequestbeforetheBoardofZoningAdjustment.

STAFF RECOMMENDATIONPlanningStaffrecommendsapprovaloftherequestedreductionoftheplatted75footfrontsetbackto40feet.Thisrecommendationofapprovalisbasedontheallowanceofatypical25footfrontsetbackinR-1zones,thebetterdefinitionoffloodwayareassincethefilingoftheplat,andprecedentofotherareahomeshavinglessthana75foot front setback.

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Planning Commission Staff Report • June 2017Planning Commission Staff Report • June 2017

Robinson Ave

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Aerial View of proposed Lincoln Apartments PUDN

ProposedLinconApartmentsPUD

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ProposedLinconApartmentsPUD

1B MUSTELA PROPERTIES REQUEST TO REZONE FROM R-2A TO PUD

DESCRIPTION

Request for RezoningR2-A TO PUD

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1616, 1620, 1624 ROBINSON AVE

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JUN 2017

THIS MAP WAS PREPARED BY THE CITY OF CONWAYPLANNING AND DEVELOPMENT DEPARTMENT FOR

ITS USE, AND MAY BE REVISED AT ANY TIMEWITHOUT NOTIFICATION TO ANY USER.

THE CITY OF CONWAY PLANNING AND DEVELOPMENTDEPARTMENT DOES NOT GUARANTEE THE

CORRECTNESS, OR ACCURACY OF ANYFEATURES ON THIS MAP. THIS DOCUMENT IS

TO BE USED FOR REFERENCE PURPOSES ONLY.

City of ConwayPlanning & Development

www.cityofconway.org/pages/planning-developmentwww.cityofconway.org/pages/gis

OfficeO-1

O-2O-3

IndustrialI-1

I-3RU-1

Residential

SRHRR-2

R-2AMF-1MF-2

MF-3RMH

R-1

Commercial

C-2C-3C-4

C-1

Special

S-1A-1PUD

SP

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Mustela Properties, LLC R2-A to PUD -- REZAgenda Item:

MF-3

O-2

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Mustela Properties,LLC R2-A to PUD REZ

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City of ConwayPlanning Commission

MUSTELA PROPERTIES, LLC REQUEST TO REZONE FROM R-2A (LARGE LOT DUPLEX) TO PUD (PLANNED UNIT DEVELOPMENT) PROPERTIES LOCATED AT 1616, 1620, AND 1624 ROBINSON AVENUE

APPLICANTGreg PillowMustelaProperties,LLC510 Whispering Wind CircleConway, AR 72034

OWNERSBryanandKarenDearsbaughFrankMoixVirginiaBattles

STAFF REVIEW BYBryanPatrick,DirectorofPlanning&Development1201OakStreetConway,AR72032

SITE DATALocation. 1616,1620,and1624RobinsonAvenue

Site Area. ±0.74acres

Current Zoning. R-2A(LargeLotDuplex)

Requested Zoning. PUD(PlannedUnitDevelopment)

Existing Structures. One3832SFduplex;one4064SFtriplex;andone1485SFsingle-familyresidence(6livingunitstotal)

Overlay. ThepropertyiswithintheAsaP.RobinsonHistoricDistrict.

Requested Conditional Use.AmendmenttoexistingConditionalUsePermitNo.1366issued2/23/2016.

Comprehensive Plan. The Comprehensive Plan shows this areaasappropriateforsinglefamilyresidential.However,thepropertyiscurrentlyusedasaduplex,triplex,andsinglefamilyresidence.Allpropertiesarerentalproperties.

Projected Traffic Impact.UndercurrentR-2Azoningwiththeexistingnumberofresidentialunits,approximately40vehicletripsperdaywouldbetypical.WitharezoningtoPUDanddevelopedasproposedwith12units,around80vehicletripsperdayareprojected.

Flood\Drainage.Thispropertyisnotwithinthe100yearfloodplainorfloodway.

Utility Infrastructure. ConwayCorporationEngineeringwillreviewandconsidertheadequacyofexistinginfrastructure.Extensionsandre-routingofutilitiesmayberequired.

Street Improvement. No area street improvements are planned in the near future.

Conway 2025.Conway2025hasseveralstatementsapplicabletothe proposed development:

In2025,Conwayhasanumberofwalkable/livable“villages”thatweredevelopedusingplanningtoolssuchasTraditionalNeighborhoodDevelopmentandform-basedzoning.

In2025,mixedusedevelopmentsareprevalentthroughoutConway.Thecityhasmovedawayfromitsprevious“subdivisionordinance”styleofplanning.

In2025,thecityofConwayhasaplanningordinancethataccommodatestrulyhighdensityresidentialdevelopments.

In2025,Conway’shistoricarchitectureandlandscapefeaturesarepreservedandinterpretedbyitscitizens.

STAFF COMMENTSGeneral Description. Theapplicantsplantofullyrestoretheexistinghistoricapartmentsat1620and1624Robinson.TheprojectwillreceivehistoricrestorationFederalandStateTaxCredits.Federal/Statehistorictaxcreditshavestrictregulationsrequiringthepreservationandrestorationofhistoricexteriormaterials.The appearance and historic integrity of the structures should

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Planning Commission Staff Report • June 2017Planning Commission Staff Report • June 2017

1B

begreatlyimproveduponcompletionoftheproject.Theapplicants plan to demolish the single family residence at 1616Robinson,andconstructatwostorystructurethatwillcomplementtheexistingapartmentstructures.Demolitionandnewstructuredesign,alongwithexteriormodificationstotheexistingstructuresrequiresConwayHistoricDistrictCommission approval.

TheapplicantsplantoremoveexistingfrontyardparkingandplaceparkingonstreetwithparallelparkingonRobinsonandheadinparkingonAshStreet.Inaddition,therewillbeparkingintherearof1616Robinson.Thisnewparkingarrangementshould enhance the front areas of each structure.

Theapplicantsstatethatinorderforthisprojecttoworkfromaneconomicstandpoint,theyneedtohave4livingunitsineachbuilding.(12totalunits)Asidefrommultifamilyzoning,aPlannedUnitDevelopmentistheonlyavailablezoningdistrictthatallowsthedesireddensity.APUDzoneallowsapplicableconditionstobeset.Conditionsmaynotbesetwithmultifamilyzoning.

ThepropertyiszonedR-2Awhichallowsduplexes,buttheymustbeon100footwidelotswith10,000squarefeet.Theapartmentlotsare70feetwide;thesinglefamilyhomeis78feetwide.Therefore,theduplexandtriplexarepre-existing,non-conforminguses(grandfathered).Ifthestructureswereconvertedtosinglefamilyuseordemolished,theduplex/multi-family grandfathered status would be lost.

Bothapartmentswereconstructedaround1917.Thesinglefamilyresidencedatestoaround1965.BothapartmentstructuresarecontributingstructurestotheRobinsonHistoricDistrict.Thesinglefamilyranchresidenceisnon-contributing.

Drawingswillbeavailableatthepublicinputmeeting,thePlanningCommissionmeeting,andtheCityCouncilmeetingtofullyexplainandillustrateprojectplans.

PUD Specific Requirements. Below is an examination of requirements specific to PUD zoning requests:• Relation to Utilities and Major Roads-APUDshallbe

locatedinrelationtoutilitysystems,drainagesystems,andmajorroadssothatneitherextensionorenlargementofpublicfacilitiesshallbeatthepublic’sexpense.The proposal would not create any additional expense to the public. All required utility extension and construction will be the developer’s expense.

• Internal Street Network-APUDshallincludeaninternalsystemofstreets,parkingaisles,and/orcrossaccessdrivesthatcansafelyandefficientlyaccommodatevehiculartrafficgeneratedbythePUD.The proposed PUD would use the existing driveway that travels between the two apartment structures to access a rear parking area. The front parking area would be removed and on street parking is proposed.

• Sidewalk System-Unlessthereareoutstandingreasonsthatwarrantotherwise,allinternalstreetswithinthePUDshall include pedestrian sidewalks. There is an existing sidewalk along Robinson Avenue. However, the sidewalk appears to be in disrepair. If approved, the sidewalk should be repaired as part of this project. No internal sidewalks are proposed.

• Common Space-Theincorporationofplazas,courtyards,and other outdoor spaces for people to gather is encouraged. No common gathering area is proposed.

• Green Space-PlannedUnitDevelopmentslessthanthreeacresshalldedicateaminimumof5percentto20percentofthetotalprojectareatopervioussurfacetypicallyreservedforgreenspaceand/orlandscaping.There is currently around 75% permeable green space This number would decrease slightly with additional parking and a new multi-family structure.

• Property Owners Association-PUDsmayrequiretheformationofapropertyownersassociationtooverseetheupkeep of common areas and green spaces. The property would be under one ownership, there will. be no need for a POA.

• Required Meetings-APUDrequestrequirestwospecificmeetingspriortothePlanningCommissionpublichearing;adevelopmentreviewmeetingandapublicinformationalmeeting.The development review meeting was held on June 1, 2017 at City Hall. This meeting is a technical meeting between the applicant and city officials to determine any technical development issues. There were no outstanding issues discovered in this meeting. On June 12, 2017 a public information meeting was held in the Conway Police Department Training Room at 5:30 pm. Generally, area neighbors were receptive of the proposed PUD. There were questions concerning the need for additional density, parking, and rezoning procedures. The area residents will likely ask for some conditions that they would like the Planning Commission to consider.

• Signage-Unlessspecifiedotherwise,aPUDissubjecttocurrentConwaysignregulations.However,aspartofthePUD’sfinaldevelopmentplan,signagemaydeviatefromthese requirements. There are no special sign variance requests as part of the PUD. Signage must be approved by the Historic District Commission.

• Platting, Development Review-Platting would not be required, however, the applicant may want to merge all 4 lots into one.

STAFF RECOMMENDATIONS TheproposedPUDwouldslightlyincreasetheexistinglevelofresidentialdensitywithintheRobinsonHistoricDistrict.TheDistrictconsistsmainlyofsinglefamilyandduplexresidences.Of135residentialstructuresinthedistrict,2multi-familystructureshaveasimilarlevelofdensity;915and931FaulknerStreet(.4milesnorthwest).Thesestructureswereoriginallybuiltaswalkupmultifamilydwellingsandarethesolestructureoneachlot.TheyhaveadensityequaltoMF-1(12units/acre).

TheproposedPUDoccupiespropertyinablock,boundedbyCaldwell,Ash,Center,andRobinson.Thisblockhas16structuresincludingthePUDproperty:8singlefamilyresidences,1quadplex,1triplex,5duplexes,and1garageapartment.

TheproposedPUDison4lots(thesinglefamilyresidencestraddles2lots).Therearecurrently6rentalunits;1duplex,1triplex,and1singlefamilyresidence.TheproposedPUDwoulddemolishthesinglefamilyresidenceandconstructanew4unitmultifamilystructuresimilartotheexistingmultifamilystructures.Thedensitywouldincreaseform2and3to4unitsforeachapartmentbuilding.Thiswouldcreateatotalof12units(6additionalnewunits).DensitywouldbeequivalentofanMF-2.(18units/acre)

WithintheAsaP.RobinsonHistoricDistrict,anydemolition,exteriorremodeling,ornewconstructionmusthaveHistoricDistrictCommissionapproval.Thetwoapartmentstructuresarelistedasa“contributing”tothedistrict.Acontributingstructurehasretaineditshistoricmaterials,windows,etcandis seen as historically intact. The single family residence ranch structureisnon-contributing.

ThereispossibleoverlapofconditionsmadebythePlanningCommission/CityCouncilandtheHistoricDistrictCommission.TheHistoricDistrictCommissionapprovesanyexistingstructurerenovations,demolition,andnewconstruction.ThePlanning Commission decides land use such as the appropriate residentialdensity.ThePlanningCommissionmayalsoconsiderthesite,structurelocations,landscaping,etc.However,ifapproved,theHistoricDistrictCommissionwillconsiderthestructures,materials,andlandscapingindepth.Thedevelopersintend to use higher quality materials such as cement board siding(Hardieplank).However,anextensivereviewofexteriormaterialswillbepartoftheHDCreview.

IfapprovedbythePlanningCommission/CityCouncilandtheHistoricDistrictCommission,theprojectisalsosubjecttoPlanningStaffdevelopmentreview.

PlanningStaffissupportiveofthisdenserinfilldevelopmentinthe local ordinance historic district. One of the key roles of this historicdistrictdesignationispreservation.Throughtheuseoftaxcreditsandaslightincreaseindensity,thetwohistoricapartmentstructureswillberehabilitatedtooriginalcondition.TheproposednewstructurewillrequireHDCapprovalandmust blend with historic area structures.

ThePlanningCommissionmaychoosetoapprovethisrequest,denythisrequest,orapprovewthconditions.

Suggested PUD Final Development Plan Conditions. A list of possibleconditionsispresentedbelow.Condition3iscraftedtospecifygeneralparameters,withoutlimitingtheHistoricDistrictCommission’sreview.ThePlanningCommissionshouldexaminethesesuggestedconditionsanddelete,modify,oraddto as needed.

Staff Suggested Conditions.1. ThisPUDistiedtotheapplicants;MustelaProperties,LLC.

IfMustelaProperties,LLCdoesnotownthepropertybyJune19,2018,thisPUDshallbecomenullandvoidandthepropertywillreverttoanR-2Azoningdistrict.

2. ThePUDshallallowamaximumof12residentialunits;4unitsineachofthetwohistoricapartmentstructuresand4units in a new apartment structure.

3. An increase in density shall only be allowed with a rehabilitation/restorationofthetwoexistinghistoricapartment structures. No increase in density shall be allowedwithoutsubstantialexteriorimprovement’smeetingtheHistoricDistrictCommission’sapproval.

4. ThePUDshallbegenerallydevelopedasshownonsiteplan.Specificstructuredesign,materials,landscaping,andvariationsfromthesubmittedplanshallbeallowedperHistoricDistrictCommissionreview.However,thedensityand intent of the site plan shall be followed.

5. SignagemustbeapprovedbytheHistoricDistrictCommission.

6. Appropriatesetbacks,shallbedeterminedduringHistoricDistrictCommissionreview.

MUSTELA PROPERTIES REQUEST TO REZONE FROM R-2A TO PUD

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Planning Commission Staff Report • June 2017Planning Commission Staff Report • June 2017

Proposed Site Plan for Lincoln Apartments PUD

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1B MUSTELA PROPERTIES REQUEST TO REZONE FROM R-2A TO PUD

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Planning Commission Staff Report • June 2017Planning Commission Staff Report • June 2017

Elevations for proposed new apartment building

1B MUSTELA PROPERTIES REQUEST TO REZONE FROM R-2A TO PUD

PLANNING 101

Board of Zoning Adjustment?I thought we were the Planning Commission...

Yes,youareboththePlanningCommissionandtheBoardofZoningAdjustment.StatelawrequirestownsthatenforcezoningtohaveaPlanningCommissionandaBoardofZoningAdjustment.

Planning CommissionA Planning Commission is defined as a body of Conwayresidents that promotes the public interests in, andunderstanding of, long term coordinated municipalplanning. The Commission oversees the preparation ofcomprehensive planning studies, the ComprehensivePlan, the Master Street Plan, the Zoning Map, and theZoning Ordinance. The Commission also hears requests for amendments to zoningdistricts, conditional usepermits,andthezoningordinance.ThePlanningCommissionmakesrecommendationstotheCityCouncilonallpublichearingplanning matters. The Commission’s decisions may beappealed to the City Council.

Subdivisions are reviewed by Planning Staff. MinorsubdivisionsmaybeapprovedbythePlanningDirector.Aminor subdivision is defined as onewith less than 4 lotsandnonewpublicstreets.Majorsubdivisionsrequiretheapproval of the Planning Commission. The subdivision committee typically reviews major subdivisions at itscommittee meeting prior to the “big meeting”. ThePlanningCommissionthenvotesontherecommendationof the subdivision committee. City Council approval ofsubdivisions is not required.

Board of Zoning AdjustmentTheBoardofZoningAdjustment isdefinedas thereviewboard to hear Zoning Ordinance variance requests. The BZA does not look at the “big picture” of planning. TheBZAfocusesonaparticularvariancerequesttothezoningordinance. The requests involve instances where strict enforcement of the ordinance would cause undue hardship due to factors unique to a specific property. Typicalreasons foravariancerequests include; requiredrightofwayissues,topographicalelevations,andothernaturalorman-madefeatures.TheBZAmaysetconditionsasitfeelsnecessary as part of a variance. A decision by the BZA may only be appealed in Circuit Court. There is no appeal to the City Council. The BZA may also be called upon to arbitrate azoningdecisionmadebyPlanningStaff.

Planning Commission/Board of Zoning Adjustment MergerSinceConwaybeganactivelyzoningin1984,andpossiblybefore, the Planning Commission and Board of ZoningAdjustment were two separate bodies. State law allowsthe Planning Commission to also serve as the BZA. In November 2011, the City Council approved the mergerof the Planning Commission and the Board of Zoning Adjustment.ThismergerhelpsservethecitizensofConwayby providing a board that meets on a monthly basis instead of“asneeded”.ItalsoallowsthePlanningCommissiontoapplytheirplanningandzoningknowledgetowardszoningvariances.

Encore

Planning101

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