november - conway, arkansas · industrial i- 1 i- 3 ru-1 residential sr hr r-2 r-2a mf-1 mf-2 mf-3...
TRANSCRIPT
NOVEMBERConway Planning Commission
Staff Report
7:00pm • November 21, 2016 • 810 Parkway Avenue
NOVEMBER 2016Agenda:City of Conway
Planning Commission
1A
1B
1C
1D
1E
1F
1. Public Hearing Items:A. FTS International Services Request for Conditional Use Permit (294 Hwy 65 North) for Non-ResidentialB. Covington Request for Conditional Use Permit (655 Dave Ward Drive) for General RetailC. Colclasure Request for Rezoning (260 Hwy 65 N): A-1 to C-2D. Hart Request for Rezoning (1401 Hogan Lane): R-1 to O-1E. Hart Request for Conditional Use Permit (1401 Hogan Lane)F. Request to amend Hart Place PUD (221 - 255 E German Lane)
Contact the Conway Planning Commission by email at [email protected]
Mark Lewis, ChairmanMatthew Brown, Vice-Chairman
Justin Brown, Secretary Marilyn ArmstrongBrooks Freeman
Dalencia HerveyBryan Quinn
Jerry RyeWendy Shirar Anne Tucker
SUBDIVISION COMMITTEE WILL NOT MEETCall to Order
Introduction & Chairperson Remarks
Minutes: October 17, 2016
1. Public Hearings* A. FTSInternationalServicesRequestforConditionalUsePermit(294Hwy65North)forNon-residentialuses B. CovingtonRequestforConditionalUsePermit(655DaveWardDrive)forGeneralRetail C. ColclasureRequestforRezoning(260Hwy65N):A-1toC-2 D. HartRequestforRezoning(1401HoganLane):R-1toO-1 E. HartRequestforConditionalUsePermit(1401HoganLane)forSingle-familyresidenceinanO-1zone F. RequesttoamendHartPlacePUD(221-255EGermanLane) 3. Discussion A. 2017PlanningCommissionNomineediscussionandselections B. ItemsasdecidedbythePlanningCommission Adjourn
Planning Staff Development Review/Minor Subdivision Reports to the Planning CommissionThefollowingitemshavebeenreviewedandapprovedbytheDirectorofPlanningandDevelopmentandarebeingreportedtothePlanningCommissionasrequiredbytheZoningandSubdivisionOrdinances:
A. Development Reviews •FirstServiceBank,540UnitedDrive •AllSecureMini-Storage,Phase3,4025McDowellDrive •AcadiaBehavioralHealthCenter,2255SturgisRoad •DeBoardElectronics/C2Powersports,650DaveWardDrive •OutbackSteakhouse,955EOakStreet,BKDeanPUD •SeiterDentalClinic,2157PrinceStreet
B. Lot Splits, Lot Mergers, and Minor Subdivisions (filed for record) •None
*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 December 13 , 2016.
CONWAY, ARKANSAS PLANNING COMMISSION MEETING AGENDA7:00 pm • Monday • November 21, 2016District Court Building • 810 Parkway
Happy Thanksgiving!
5
Planning Commission Staff Report • November 2016Planning Commission Staff Report • November 2016
Thousand Oaks Cir
Skyline D
r / H
ighway 65 North
Rolling Hills Dr
Gapview Rd
Aerial View of 655 Dave Ward DriveN
294Hwy65N(formerlyFracTech)
655 Dave Ward Drive - Comprehensive Plan
ROLLING HILLS DR THOUSAND OAKS CIR
GAPVIEW RD PICKLES GAP RD
N CEDAR H
ILL
DR
SYCA
MO
RE
DR
FTS INTERNATIONAL NON-RES IN TJTJ
A-1
R-1
C-3
R-1
C-3
US 65
N
GAPVIEW RD
RO
LLIN
G H
ILLS
DR
PICKLES GAP RD
US 6
5
CED
AR
HIL
L R
D
SYC
AM
OR
E D
R
THOUSAND OAKS CIR
US 65 D
R N
US 65
N
FTS INTERNATIONAL NON-RES IN TJ -- USEAgenda Item:City of Conway
Planning Commission
DESCRIPTIONCONDITIONAL USE PERMIT
FTS INTERNATIONAL SERVICESNON-RESIDENTIAL USE IN TJ
294 HWY 65 NORTH
28.509 ac
2́25
Feet
NOV 2016
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 DEVELOPMENT DEPARTMENT DOES NOT GUARANTEE THE
CORRECTNESS, OR ACCURACY OF ANY FEATURES 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-3
RU-1
Residential
SRHRR-2
R-2A
MF-1
MF-2
MF-3RMH
R-1
Commercial
C-2C-3C-4
C-1
Special
S-1
A-1PUD
SP
TJ
FTS INTERNATIONAL SERVICES LLC REQUEST FOR CONDITIONAL USE PERMIT TO ALLOW NON-RESIDENTIAL USES FOR PROPERTY LOCATED AT 294 HWY 65N (IN THE TERRITORIAL JURISDICTION)
APPLICANTTylerGroup240SkylineDriveConwayAR72034
OWNERDaveBruningFTSInternationalServicesLLCP.O.Box13437Maumelle,AR72113
STAFF REVIEW BYBryanPatrick,DirectorofPlanningandDevelopment1201OakStConway,AR72032
SITE DATALocation. 294Hwy65N(FormerFracTechpropertyonthenorthsideofHighway65immediatelyeastofPickle’sGapMotorcyclesandJake’sFireworks)
Legal Description.onfile
Site Area. 22.94acres+/-
Current Zoning. TJ(TerritorialJurisdiction-zoningoutsidecitylimits)
Requested Conditional Use Permits.Thereare3requestedusesaspartofthisconditionalusepermit;achurch,anenvironmentalservicescompany,andabuckettruckchassisassemblycompany.
Existing Structures. Severalmetalbuildings,concreteparkingareas,andstoragetanks.
Overlay. None
Comprehensive Plan. TheComprehensivePlanshowsthisareaasappropriateforsinglefamilyresidential.However,thepropertyisoutsidetheCitylimitsandhascommercialactivityadjacenttothewest.RollingHillssinglefamilyresidentialsubdivisionisabuttingonthesouth.
Projected Traffic Impact. Achurchwouldhaveminimaltrafficgenerationotherthanpeakworshiptimes.Thetruckchassisassemblyandenvironmentalservicesbusinesseswouldgeneratemostlyemployeetraffic.Thepropertyabutsamajor4lanehighwaywithacenterturnlane.Theproposedusesshouldnotcreateanundueburdenonareatrafficmovement.
Utility Infrastructure.ElectricityisservedbyEntergy.WaterisservedbyBeaverforkWater.Thereisnopublicsewer.Privatesepticsystemsareused.Privatesanitationcompaniesservicetrashpickup.
Flood/Drainage. Thereisnofloodplainorfloodwaylocatedontheproperty.Planningisunawareofanysubstantialdrainageproblems.
Street Improvements. TherearecurrentlynoknownplansforupgradestoHighway65.
Conway 2025. Notapplicable.
STAFF COMMENTSThepropertyisoutsidethecitylimitsbutwithinConway’sTerritorialJurisdiction.ByArkansasstatelaw,Conwaymayzonewithinitsterritoryuptoonemileoutsidethecitylimits.In2011,anewzonenamedTJ(TerritorialJurisdiction)zoningwascreatedinresponsetothegasdrillingindustryandFracTechinparticular.Thesouthpropertylineofthispropertyisthecitylimit.RollingHillsandThousandOaksSubdivisionsareabuttingonthesouth.WhileFracTechwasinbusiness,therewerecomplaintsfromtheadjacentresidentialareasincluding;noise,lights,andatruckwashoutadjacenttoresidentiallots.FracTechalsoran24/7.Atthetime,therewasnoCitycontrolofthelanduseontheFracTechproperty.Inresponse,theCityextendedzoningtocontrol
1A FTS INTERNATIONAL SERVICES REQUEST FOR CONDITIONAL USE PERMIT FOR NON-RESIDENTIAL USES IN THE TERRITORIAL JURISDICTION
6 7
Planning Commission Staff Report • November 2016Planning Commission Staff Report • November 2016
1A FTS INTERNATIONAL SERVICES REQUEST FOR CONDITIONAL USE PERMIT FOR NON-RESIDENTIAL USES IN THE TERRITORIAL JURISDICTION
Church
MomarRamco
Altec
Altec
Momar Ramco
PossibleAdditionalBuilding
redevelopmentoftheproperty.IntheTJzone,pre-existingbusinessesmaycontinuetooperatewithoutanyactionfromthecity.Onceabusinesscloses,thenewbusinessmustseekaconditionalusepermittoallowre-opening.FracTechhasbeenclosedsince2010.
Theapplicantisseekingaconditionalusepermittoallow3usesatthislocation:achurch;Altec,abuckettruckchassisassemblycompany;andMomarRamco,anenvironmentalservicefacility.These3businesseswouldoccupyanduseleaseareasasshownonthesubmittedleaseareamap.
Church.PriortoFracTech,themetalbuildingresemblingachurchwasconstructedandusedbyCalvaryBaptistChurch.Thereisamplepavedparking.Achurchuseofthepropertyshouldbequietandnon-intrusivetotheabuttingneighborhood.
Bucket Truck Assembly. Altec,thebuckettruckassemblycompanyreceivescommercialtruckchassiswithoutabedandaddsabuckettruckassembliestofinishthetruck.Thesubmittedleaseareamapshowsthemoperatingfromtwoexistingbuildingsinthemiddleportionoftheproperty.
Environmental Services. Momar Ramco specializesinapplicationservices,includingdustcontrol,soilretention,erosioncontrol,andrevegetation.Theyprovideon-siteassessment,consultation,andproductapplication.Itisassumedthatthecompanywillhaveseveralspraytrucks,supportingequipment,andloadingtanks.Thesubmittedleaseareamapshowsthemoperatingfrom2existingbuildingsandapossiblenewbuildinginthesouth,mid,andeastportionoftheproperty.
STAFF RECOMMENDATIONSPlanningStaffrecommendsapprovalofthisrequestwithappropriateconditionsthatmaytherequestedusesmostcompatiblewiththeabuttingresidentialneighborhood.
RecommendedConditions:1. Hoursofoperationforcommercial
businesses2. Lightingmustbeinward,downward,and
shroudedwithcutofffixturesmeetingdevelopmentreviewstandards.Nolightsshallintrudeonabuttingresidentialproperty
3. Usesarelimitedtothoserequested;church,buckettruckassembly,andenvironmentalservices
4. Allowedusesshallbeinspecifiedareasasshownonsubmittedleaseareamap
5. Churchandbusinessesentitiesmaychange,howeverallowedusesmaynot
8 9
Planning Commission Staff Report • November 2016Planning Commission Staff Report • November 2016
Ceda
r Hill
Rd
Cloudberry Dr
Plateau Dr
US Hwy 65 N
Rolling Hills Dr
Aerial View of 260 Hwy 65 NN
260Hwy65NJR’sHobbyHorse
260 Hwy 65 N - Comprehensive PlanN
260Hwy65NJR’sHobbyHorse
Rolling Hills DrNORTHHILLS
SUBDIVISION
Ce dar
Hill
Rd
COLCLASURE A-1 TO C-2
A-1
TJC-3
C-3
SKYLINE DR
PLA
TEA
U D
R US 65
N
CLO
UD
BER
RY
DR
ROLLING HILLS DR
CEDAR HILL LP
CRABAPPLE DR
LEG
AC
Y C
V
COLCLASURE A-1 TO C-2 -- REZAgenda Item:City of Conway
Planning Commission
DESCRIPTIONREZONING
COLCLASUREA-1 TO C-3
260 HWY 65 NORTH
1.633 ac
1́60
Feet
NOV 2016
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 DEVELOPMENT DEPARTMENT DOES NOT GUARANTEE THE
CORRECTNESS, OR ACCURACY OF ANY FEATURES 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-1
MF-2
MF-3RMH
R-1
Commercial
C-2C-3C-4
C-1
Special
S-1A-1PUD
SP
TJ
COLCLASURE/JR’S HOBBY HORSE REQUEST TO REZONE PROPERTY LOCATED AT 260 HWY 65 NORTH FROM A-1 TO C-2
APPLICANT/OWNERLeahColclasure88CastleberryRoadGreenbrier,AR72058
STAFF REVIEW BYJasonLyon,AsstDirectorofPlanningandDevelopment1201OakStConway,AR72032
SITE DATALocation. 260Highway65North
Site Area. 1.5acres+/-
Current Zoning. A-1(AgriculturalDistrict)
Requested Zoning. C-2(NeighborhoodCommercialDistrict)
Existing Structures. Retailstoreexistingonpremise,pre-existingnon-conforminguse(grandfathered)
Overlay. None
Comprehensive Plan. TheComprehensivePlanshowsthisareaassuburbanresidential.
Projected Traffic Impact.Thereshouldbenegligibletrafficincreaseduethecurrentuseofthepropertyasaretailstore.Anewretailstructureisplannedtoreplacethecurrentstore.
Utility Infrastructure.Theproposedrezoningshouldcreatenoutilityconcernsasthepropertyiscurrentlyservedbyallnecessaryutilities.
Flood/Drainage. Nofloodissuesonthisproperty.
Street Improvements. TherearenonearfutureplanstoimproveHighway65.
Conway 2025. Notspecified.
STAFF COMMENTSTheapplicantisseekingarezoningfromA-1(AgriculturalDistrict)toC-2(NeighborhoodCommercialDistrict)withplanstobuildanewretailstoretoreplacetheexistingstore.TheproposedzoningtoC-2islessintrusivethanaC-3zoningandfitsthecurrentretailusage.ThepropertyfrontsUSHighway65,amajorthoroughfarebetweenConwayandNorthArkansas.Anytrafficincreasewouldbenegligibleandwithredevelopmentoftheproperty,developmentreviewstandardswouldbeenacted.Curbcutsandparkingwillbeimprovedfromthecurrentstate.Therezoningwillbringtheexistingretailuseintocompliancewiththezoningordinance.
STAFF RECOMMENDATIONS PlanningStaffrecommendsapprovalofthisrequest.Therezoningwillbringthegrandfathereduseofthepropertyintozoningcompliance.Therewillbelimitedtrafficimpactoverall.Ingress/egresswillbeimprovedascurbcutsandparkingareaswillbeimprovedduringredevelopment.TheC-2zoningprovidesabufferfromtheC-3zoningtothenorthandtheUS65locationmakesthepropertyappropriateforretailandcommercialactivities.Theapplicantownsthepropertytotheeastoftheproposal,therebycreatingminimalneighborhoodimpact.
1B COLCLASURE REQUEST TO REZONE 260 HWY 65 NORTH FROM A-1 TO C-2
10 11
Planning Commission Staff Report • November 2016Planning Commission Staff Report • November 2016
Benton Sevier St
Ente
rpri
se A
ve
Dave Ward Dr
Harkrider St / U
S Hw
y 365
Aerial View of 655 Dave Ward DriveN
CovingtonCommercialPark655DaveWardDrive
655 Dave Ward Drive - Comprehensive Plan
BEN
TON
SEVIER
ST
DAVE WARD DR
HA
RK
RID
ER ST/U
S HW
Y 365
N
CovingtonCommercialPark655DaveWardDrive
COVINGTON GENERAL RETAIL IN I-3
I-3
I-3
I-3A-1
C-3
I-3A-1MF-3
I-3
I-3
I-3
C-3DAVE WARD DR
S HARKRIDER DR
BENTON SEVIER ST
STU
RG
IS R
D
DAVE WARD DR
COVINGTON GENERAL RETAIL IN I-3 -- USEAgenda Item:City of Conway
Planning Commission
DESCRIPTIONCONDITIONAL USE PERMIT
RETAIL IN I-3COVINGTON PROPERTIES
655 DAVE WARD DR
8.165 ac2́20
Feet
NOV 2016
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 DEVELOPMENT DEPARTMENT DOES NOT GUARANTEE THE
CORRECTNESS, OR ACCURACY OF ANY FEATURES 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-3
RU-1
Residential
SRHRR-2
R-2A
MF-1
MF-2
MF-3RMH
R-1
Commercial
C-2C-3C-4
C-1
Special
S-1
A-1PUD
SP
TJ
COVINGTON REQUEST FOR CONDITIONAL USE PERMIT FOR RESTRICTED RETAIL (JEWELRY STORE) IN AN I-3 INDUSTRIAL ZONE
APPLICANT/OWNERJasonCovingtonCovingtonSturgisRd.ComplexLLC4630BayHillDriveConway,AR72034
STAFF REVIEW BYBryanPatrick,DirectorofPlanningandDevelopment1201OakStConway,AR72032
SITE DATALocation. 655DaveWardDrive,Ste102
Site Area. 8.17acres+/-(ConditionalUseisrequestedspecifictoSuite102)
Current Zoning. I-3(IntensiveIndustrial)
Requested Conditional Use Permit Amendment. Theapplicantisseekingaconditionalusepermittoallowretail(jewelrystore)inSuite102oftheexistingformerindustrialbuilding.
Existing Structures. Renovatedformerindustrialbuildingandparkingareas.
Overlay. None
Comprehensive Plan. TheComprehensivePlanshowsthisareaasappropriateforindustrialuse.However,theareaisslowlytransitioningfromindustrialtooffice/retail.
Projected Traffic Impact. AjewelrystorewouldaddminimaltrafficimpacttoDaveWardDrive.
Utility Infrastructure.Therearefullutilitiestotheproperty.
Flood/Drainage. Thereisnofloodplainorfloodwaylocatedontheproperty.Planningisunawareofanysubstantialdrainageproblems.
Street Improvements. TherearecurrentlynoplansforimprovementstoDaveWardDriveinthenearfuture.
Conway 2025. Notapplicable.
STAFF COMMENTSTheoperationofaretailbusinessintheI-3industrialzonerequiresaconditionalusepermit.Theownerofthestructurerentedasuitespacetoajewelrystorewithoutfirstseekingapermit.Thestoreispresentlyinoperationatthislocation.ThePlanningDepartmentdiscoveredthisusewhenthestoresoughtasignpermit.Withoutbusinesslicenses,itisdifficulttotracknewbusinesslocationsandtheirrespectivezoning.Thestructureisaformerbuspartbuilding.Theownerrenovatedthebasicmetalbuildinginto
acontemporaryofficeandretailspace.OfficeisanalloweduseintheI-3zone.
Theapplicanthasrequestedretailuse,specifically,ajewelrystoreinSuite102ofthestructure.Aconditionalusepermitallowingretailuseontheentirepropertyshouldlikelynotbegrantedatthistime.Grantingaconditionalusepermittoallowretailontheentirepropertywouldresultindecreaseddevelopmentreviewcontrol.IntheI-3zone,propertymaybedevelopedwithalesserdegreeofarchitecturaldetailsandlandscaping.Onlythefrontportionoftheproperty,knownasthe“imagezone”,isrequiredtomeettypicalcommercialdevelopmentstandards.Ifthepropertyistobeusedforfullretail,itshouldberezonedtoC-2orC-3inordertoensurethatfulldevelopmentreviewregulationswillbeapplied.
STAFF RECOMMENDATIONS PlanningStaffrecommendsthattheconditionalusepermitbeissuedtoallowajewelrystoreonlyatthislocationandnotabroadapplicationofrestrictedretailtotheentireproperty.
RECOMMENDED CONDITIONS1. Hoursofoperation?(businesshourlimitwouldseem
unnecessaryatthislocation)2. Useislimitedtoajewelrystoreandjewelryfabrication
(businessexpansionisallowed).
1C COVINGTON CONDITIONAL USE PERMIT REQUEST FOR GENERAL RETAIL
12 13
Planning Commission Staff Report • November 2016Planning Commission Staff Report • November 2016
Hog
an L
n
Tyler St
Glenwood Dr
Sund
erlin
Par
k D
r
Aerial View of 1401 Hogan LaneN
1401HoganLane
1401 Hogan Lane - Comprehensive Plan
SU
ND
ER
LIN
PA
RK
DR
MAYTAG DR
GLENWOOD DR
GAZEBO DR
EMERALD GDN RD
TREE HOUSE DR
W P
LA
INS
DR
CU
MU
LUS
DR
TYLER ST
N
1401HoganLane
PERGOLA P
L
HART REZONE R-1 TO O-1
R-1
A-1
A-1
R-1
R-1
MF-2
A-1
MF-2
R-1
R-1
R-1
R-1
PUD
R-2
O-2
O-1
R-1
PUD
C-2
RU-1
MF-1C-2
R-1
MF-1
O-1
O-2
O-2
O-2
O-2
MF-2
R-1
C-3
MF-1
MF-1
R-1
A-1
TYLER ST
HO
GA
N L
N
RALEIGH DR
BE
RM
UD
A S
T
UTAH TR C
EN
TEN
NIA
L C
LUB
DR
WES
TLA
KE
DR
CU
MU
LUS
DR
AM
ELIA
DR
TREE HOUSE DR
GAZEBO DR
OREGON TR SAN
TA F
E TR
PEN
NY
ST
MAYTAG DR
DESALVO DR
RIO
GR
AN
DE
RD
SUN
DER
LIN
PA
RK
DR
MCCONNELL DR
TREL
LIS
WY
RUPERT DR
CIRRUS DR
EMERALD GARDEN RD
LEDBETTER DR
TAILHOOK DR
GLENWOOD DR
ARBOR VINE DR
JOH
N M
ASO
N D
R
SEA
BR
EEZE
DR
WES
T P
LAIN
S D
R
STR
ATU
S D
R
CO
NE
DR
FUGITT ST
HART REZONE R-1 TO O-1 -- REZAgenda Item:City of Conway
Planning Commission
DESCRIPTIONREQUEST FOR REZONING
R-1 TO 0-1
1401 HOGAN LN
1.64 ac2́70
Feet
NOV 2016
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 DEVELOPMENT DEPARTMENT DOES NOT GUARANTEE THE
CORRECTNESS, OR ACCURACY OF ANY FEATURES 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-3
RU-1
Residential
SRHRR-2
R-2A
MF-1
MF-2
MF-3RMH
R-1
Commercial
C-2C-3C-4
C-1
Special
S-1
A-1PUD
SP
TJ
HART REQUEST TO REZONE PROPERTY LOCATED AT 1401 HOGAN LANE FROM R-1 TO O-1
APPLICANT/OWNERMitchHart1401HoganLaneConway,AR72034
STAFF REVIEW BYJasonLyon,Asst.DirectorofPlanningandDevelopment1201OakStreetConway,AR72032
SITE DATALocation. 1401HoganLn
Site Area. 1.64acres+/-
Current Zoning. R-1(SingleFamilyResidential)
Requested Zoning. O-1(Generalofficedistrict)
Existing Structures. Singlefamilyhomeandadetached2cargarage/officespace
Overlay. None
Comprehensive Plan. TheComprehensivePlanshowsthisasacommercialnodeareawiththeintersectionofHoganLaneandTylerStreet.Thetransitionareacontinuesacrossthestreet.Abuttingpropertiestosouthandwestaresinglefamilyresidential.
Projected Traffic Impact. WitharezoningtoO-1andtheexisting2000s.f.garageoutbuildingusedasarealtyoffice,32vehicletripsperdaycouldbeexpected.Withcontinuedresidentialuseoftheexistingsinglefamilyhomeandrealestateofficeintheexistinggarage,trafficconcernswouldbenegligibleoverallexceptforminorparkingconcernsduetolayoutofthehomeandswimmingpool/patio.
However,asO-1officezone,theexistingstructurescouldbedemolishedandthepropertymaximizedwithalargeofficestructure.Withthemaximumsizedgeneralofficestructureallowed,396vehicletripsperdaycouldbeexpected.
Utility Infrastructure.Theproposedrezoningwillhavenoeffectoncurrentutilityneeds.Ifthepropertyweretobedemolishedandcleanedthenutilitiescouldbeaconcernbutwithproposedrezoningtherearenoutilityissues.
Flood/Drainage. Nofloodissuesonthisproperty
Street Improvements. Noareastreetimprovementsareplannedinthenearfuture.
Conway 2025. Notspecified.
STAFF COMMENTSTheapplicantisseekingarezoningfromR-1(Singlefamilyresidentialdistrict)toO-1(Generalofficedistrict)withplanstoconverttheexistingdetachedgarage/workshopintoanofficespacefortheapplicant’srealestateofficecurrentlylocatedalongHarkriderStreet.IfthepropertyisrezonedtoO-1,byrightusesallowedcouldultimatelytakeplace.Theseusesinclude:office,medicaloffice,church,school,andnursinghome.Therearemanyotherusesavailablebyconditionalusepermitincludingretail.Theapplicantcould“downzone”toO-3.TherearenotmanydifferencesbetweenO-1andO-3;however,O-3removeschurchandnursinghomefromtheallowedbyrightuses.O-3alsoremovesretailbyconditionalusepermit.O-3doesallowasinglefamilyresidencebyright.IfO-3wereapproved,thesubsequentconditionalusepermitforsinglefamilyresidencewouldnotbenecessary
Staff Recommendations on page 16
1D HART REQUEST TO REZONE 1401 HOGAN LANE FROM R-1 TO O-1
14 15
Planning Commission Staff Report • November 2016Planning Commission Staff Report • November 2016
View of property from Hogan Lane looking W
View of property adjacent to the N
View of property adjacent to the S
View of property across Hogan Lane to the E
1D HART REQUEST TO REZONE 1401 HOGAN LANE FROM R-1 TO O-1
STAFF RECOMMENDATIONS PlanningStaffrecommendsapprovalofthisrequest.ThepropertyisseparatefromabuttingneighborhoodsandfrontsHoganLane.Asaseparateproperty,frontingabusystreet,officeseemsappropriate,providedtheapplicantcanquellconcernsofabuttingpropertyownersregardingtheintendeduseoftheproperty.Theexistingstructureswillbeutilizedbytheapplicantandnoadditionalstructureswillbeneededatthepresenttime.Parkingcouldbeaconcern,butthenatureofarealestatecompanydoesnotshowaneedforlargeamountsofparkingasemployeesarenotconstantnoristherealargecustomertrafficload.Fencingandscreeningwouldbethelargestissueandifneededcouldbeaddressedinthesubsequentconditionalpermitrequest.
HART SINGLE FAMILY IN O-1
R-1
A-1
A-1
R-1
MF-2
R-1
A-1
MF-2
R-1
R-1
PUD
R-2
O-2
PUD
O-1
R-1
C-2
R-1
R-1
C-2
MF-1
O-1
O-2
O-2
MF-1
RU-1
O-2
R-1
MF-2
C-3
MF-1
MF-1
R-1
TYLER ST
HO
GA
N L
N
RALEIGH DR
CEN
TEN
NIA
L C
LUB
DR
CU
MU
LUS
DR
TREE HOUSE DR
UTAH TR
GAZEBO DR
MAYTAG DR
WES
TLA
KE
DR
DESALVO DR
SUN
DER
LIN
PA
RK
DR
OREGON TR
SAN
TA F
E TR
TREL
LIS
WY
RUPERT DR
RIO
GR
AN
DE
RD
CIRRUS DR
EMERALD GARDEN RD
MCCONNELL DR
LEDBETTER DR
TAILHOOK DR
GLENWOOD DR
ARBOR VINE DR
SEA
BR
EEZE
DR
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HART SINGLE FAMILY IN O-1 -- USEAgenda Item:City of Conway
Planning Commission
DESCRIPTIONREQUEST FOR CONDITIONAL USE
HART PLACE PUD
1401 HOGAN LN
1.64 ac2́40
Feet
NOV 2016
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 DEVELOPMENT DEPARTMENT DOES NOT GUARANTEE THE
CORRECTNESS, OR ACCURACY OF ANY FEATURES 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-3
RU-1
Residential
SRHRR-2
R-2A
MF-1
MF-2
MF-3RMH
R-1
Commercial
C-2C-3C-4
C-1
Special
S-1
A-1PUD
SP
TJ
HART REQUEST FOR CONDITIONAL USE PERMIT TO ALLOW SINGLE-FAMILY DWELLING IN AN OFFICE DISTRICT
APPLICANT/OWNERMitchHart1401HoganLaneConway,AR72034
STAFF REVIEW BYJasonLyon,Asst.DirectorofPlanningandDevelopment1201OakStConway,AR72032
SITE DATALocation. 1401HoganLane
Site Area. 1.64acres+/-
Current Zoning. R-1(Singlefamilyresidentialdistrict)/O-1(GeneralOfficeifapproved)
Requested Conditional Use Permit Amendment. Toallowsingle-familydwellinginageneralofficedistrict.
Existing Structures. SingleFamilyHomeandadetached2cargarageandofficespace.
Overlay. None
Comprehensive Plan. TheComprehensivePlanshowsthisasanodeareawiththeintersectionofHoganLaneandTylerStreet.Thetransitionareacontinuesacrossthestreet.Theabuttingpropertiestosouthandwestaresinglefamilyresidential.
Projected Traffic Impact. Trafficgenerationwillnotbeaffectedbythisconditionaluserequest.Theexistinghome’strafficgenerationwillnotchange.
Utility Infrastructure.Theproposedusewillhavenoeffectoncurrentutilityneeds.
Flood/Drainage. Nofloodissuesonthisproperty.
Street Improvements. TherearenocurrentplanstoupgradeHoganLane.However,themasterstreetplanshowsHoganastherouteforthefutureWesternLoop.
Conway 2025. Notspecified.
STAFF COMMENTSTheapplicantisrequestingaconditionalusepermittoallowasinglefamilydwellinginanofficezone.
Onthissameagenda,theapplicantisseekingarezoningtoallowofficeonhispersonalproperty.SinglefamilyresidentialisnotallowedbyrightintherequestedO-1zone.Thisrequestedconditionalusepermitwillallowtheapplicanttocontinuelivinginhiscurrenthome,whilealsorunningaprofessionalofficeoutofthehouseand/or
detachedworkshop.Theconditionalusehaslittleimpactontheoverallnatureofthepropertyotherthanallowingtheapplicanttousethehomeasasinglefamilydwelling.
STAFF RECOMMENDATIONS PlanningStaffrecommendsapprovalofthisconditionalusepermitwithappropriateconditionstomaketheusemostcompatiblewiththesurroundingarea.Thefollowingconditionsaresuggestionsandshouldbeexamined,addedto,andmodifiedasnecessarybythePlanningCommission.
SUGGESTED CONDITIONS1. Officehoursarelimitedto8amto7pmMondaythrough
Saturday2. Screenthepropertyonwestside.Privacyfenceshallbe8feet
inheightforprivacyconcernsofneighbors.3. A20footgreenspacezoneshallberequiredalongthe
westpropertyline.Thisgreenspaceshallnotbeusedforanystructure,playground,orpatiospace,andistoremainunoccupiedwiththeexceptionofvegetation.Theexistingdrivewayencroachmentshallbeallowed.
1E HART REQUEST FOR CONDITIONAL USE PERMIT FOR SINGLE-FAMILY DWELLING
16 17
Planning Commission Staff Report • November 2016Planning Commission Staff Report • November 2016
Hog
an L
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Tyler St
Glenwood Dr
Sund
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Aerial View of 1401 Hogan LaneN
1401HoganLane
1401 Hogan Lane - Comprehensive Plan
SU
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MAYTAG DR
GLENWOOD DR
GAZEBO DR
EMERALD GDN RD
TREE HOUSE DR
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1401HoganLane
PERGOLA P
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continued on page 20
1E HART REQUEST FOR CONDITIONAL USE PERMIT FOR SINGLE-FAMILY DWELLING 1F REQUEST TO AMEND HART PLACE PUD TO INCLUDE RESTRICTED RETAIL
HART PLACE PUD AMEND
A-1
R-1
A-1
PUD
MF-3
PUDR-1
RU-1
C-3A-1
C-3
MIDDLE RD
SOU
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WIGGLE WORM RD
WIGWAM CIR
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BRIDGESTONE DR
APACHE TR
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ARROWHEAD LN
SARAH LN
TERESA DR
ELDON STARR LN
WILD ROSE CIR
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JAMESTOWN DR
MIDDLE RD MIDDLE RD
HART PLACE PUD AMEND -- PUDAgenda Item:City of Conway
Planning Commission
DESCRIPTIONREQUEST TO AMEND
HART PLACE PUD
221-225 E GERMAN LN
ac3́30
Feet
NOV 2016
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 DEVELOPMENT DEPARTMENT DOES NOT GUARANTEE THE
CORRECTNESS, OR ACCURACY OF ANY FEATURES 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-3
RU-1
Residential
SRHRR-2
R-2A
MF-1
MF-2
MF-3RMH
R-1
Commercial
C-2C-3C-4
C-1
Special
S-1
A-1PUD
SP
TJ
REQUEST TO AMEND HART PLACE PUD FINAL DEVELOPMENT PLAN TO INCLUDE RESTRICTED RETAIL
APPLICANT/OWNERMTHProperties,LLC℅MitchHart575HarkriderStConwayAR72032
STAFF REVIEW BYBryanPatrick,DirectorofPlanningandDevelopment1201OakStConway,AR72032
SITE DATALocation. 221-225EastGermanLane
Site Area. 16.74acres+/-
Existing Structures. Lot1A-Ahorseridingarenaandbarn;Lot1-C-A3000s.f.buildingandparkingarea.Thebuildingwasformerlyusedasadancestudioandchurch.
Overlay. None
Requested PUD Amendment.TheapplicantisseekingtoamendthePUDdevelopmentplantoincluderestrictedretail.Specifically,anoutdoorrecreationalcanoeandkayakretailerthatwouldoccupytheexistingstructure.
Comprehensive Plan. TheComprehensivePlanshowsalargeportionofthispropertyasappropriateforofficeuse.
Projected Traffic Impact. AnoutdoorrecreationalstorewouldaddminimaltraffictoEastGermanLane.However,anamendmenttoallowrestrictedretailontheentire16acresasrequestedcouldaddsubstantialtraffictoMiddleRoadandEastGermanLanedependingonthetypesofbusinesses.
Utility Infrastructure.Theexistingstructureiscurrentlyservedbyutilities.ApplicantwillneedtoworkwithConwayCorporationtoensureadequateutilitiesareainplaceforadditionaldevelopment.
Flood/Drainage. Thereissubstantialfloodplainandfloodwayacrossandthroughtheproperty.Thefloodwaygreatlydecreasestheamountofdevelopableland.
Street Improvements. TherearecurrentlynoplansforimprovementstoMiddleRoadorEastGermanLaneinthenearfuture.
Conway 2025. Notapplicable.
STAFF COMMENTSProperty History.10acresofthepropertywereinitiallyapprovedin1992asaPUDtoallowaresidence,horseridingacademy,arena,barns,anddancestudio.ThePUDwasamendedin1999toincludeadditionalacreageandlanduses.
Allowed Uses.Alloweduseofthepropertyasspecifiedinthe1999amendment:
1. Boardingortraininganimals2. Publicstable3. Childcarefacility4. College,juniorcollege,professionalschool,publicschool,or
equivalentprivateschool.5. Communitydaycamp6. Nurseryordaycarecenter7. Nurseryschool8. Park,playground,ortotlot9. Privateschool,kindergarten,orinstitutionforspecial
education10.Publicstable11.Religiousactivities12.Privateorpublicelementaryschool13.Schoolfacilities14.Privatebeautyschoolorcommercialartschool15.Privateorpublicsecondaryschool16.Commercialtradeorcraftschool17.Studioart,drama,speech,dance,andmusicceremonies
18 19
Planning Commission Staff Report • November 2016Planning Commission Staff Report • November 2016
FEMA FIRMAE ZONE (100 YR)
FLOODPLAIN
FLOODWAY
Most Developable Property
Most Developable Property
Least Developable Property
Pipelines and Easement
Developable Land
1F REQUEST TO AMEND HART PLACE PUD TO INCLUDE GENERAL RETAIL
18.Publicswimmingpool19.Publictenniscourt20.AllpermittedusesinA-1zoningdistricts21.Commercialrecreationalfacility22.Boardingorroomingchildren(Maximumof15)
Thislistofallowedusesaddsdaycare,school,park,church,andcommercialrecreationalactivitiestoagriculturaluses.However,retailisnotincludedinthelist.
Developable land.Therequestincludes16+acresforrestrictedretail.ThePUDamendmentrequestincludesa3.4acreparcelonthenorthanda13.3acreparcelonthesouth.The2acreresidentialpropertyinthemiddleisnotpartoftherequest.Inreality,theamountofdevelopablelandismuchlessthanthe16.7totalacres.ThepropertyhasamajorcreekrunningdiagonallyfromNWtoSE.Thecreekhasasignificantfloodwayoneitherside.Thevastmajorityofthepropertyisinthefloodplain.Structuresmaybeconstructedinthefloodplain,butnotinthefloodway.Therearetwopipelinesrunningacrossthesouthsideoftheproperty.
Withtheselimitationsfactoredintotheamountofdevelopableland,itappearsthatthereisapproximately7acresavailablefordevelopmentonthesouthparceland2acresonthenorth.Ofthis7acresonthesouth,4.5acresarenorthofthepipelinesandwestofthecreek.Thisportionisdevelopableascommercialproperty,butunlikelyfromamarketingstandpointasitdoesnothavestreetfrontageduetothepipelinesandtheireasementsandlackofvisibility.Thisfurtherreducesthemostdevelopablecommerciallandtoapproximately5acresalongEastGermanLane;3acresonthesouthernparceland2onthenorthernparcel.IfthePlanningCommissionfeelsthatthisacreageistoolarge,therequestcanbelimitedtoasmallerareasuchastheexistingformerdancestudio/churchstructure.
Restricted Retail.Restrictedretailallowsusessuchasantiquestore,bank,barbershop,clothesstore,drugstore,restaurantwithoutdrivethrough,office,etc.-typicalsmallretailbusinessesthatarenotautooriented.UnlessthePlanningCommissionfurtherrestrictsthisrequest,theusesasallowedunderretailrestrictedshallbeallowed.
STAFF RECOMMENDATIONS PlanningStaffrecommendsapprovalofthisPUDamendmentrequestwithappropriateconditionstomaketheusemostcompatiblewiththesurroundingarea.
SUGGESTED CONDITIONS1. Restrictedretailshallbeaddedtotheallowedlanduses.2. Limitofpropertyareatoallowrestrictedretail?3. Hoursofoperation?4. Allotherconditionsasstatedinthe1999PUDfinal
developmentplanshallremaininplace.
20 21
Planning Commission Staff Report • November 2016Planning Commission Staff Report • November 2016
Wiggle Worm Rd
Apache Trail
Nia
gra
Falls
E G
erm
an L
n
Aerial View of 221-225 East German LaneN
221-225 East German Lane - Comprehensive Plan
PortionofHartPlacePUDtobe
amended
N
Middle Rd
Wiggle Worm
Apache Trail
Nia
gra
Fal
ls
PortionofHartPlacePUDtobe
amended
1F REQUEST TO AMEND HART PLACE PUD TO INCLUDE GENERAL RETAIL 2017 PLANNING COMMISSIONER NOMINATION/SELECTION SCHEDULE
STEP DATE ACTIONDAYS PRIOR
TO TERM EXPIRATION
DAYS REQ’D PRIOR TO TERM
EXPIRATION
1 October1,2016(Saturday) PlanningCommissionadvertisesfornominations 92 90
2October17,2016(Monday)October Planning Commission Meeting
PlanningCommissiondiscussesnominationprocessandcreatesnominationcommittee(s)
75 N/A
3 October31,2016(Monday) PlanningCommissionclosesnominations 61 60
4 November1,2016(Tuesday)AllPlanningCommissionnominationformsreceivedbythedeadlinearesenttocurrentPlanningCommissioners
5 November1toNovember18,2016 Nomineeinterviews,discussionandselection
5November21,2016(Monday)November Planning Commission Meeting
PlanningCommissionchoosesandsubmitsnomineestotheCityCouncil.Nomineechoicesarereleasedtothemedia
41 30
6 December13toDecember27,2016 CityCounciltakesunderadvisementfor?Days 18 10
7December27,2016(Tuesday)Second December City Council Meeting
CityCouncilnotifiesPlanningCommissionofaction
4 ----
2A
Twonewmembersareneededin2017tofillvacanciescreatedbyMarkLewisandMatthewBrown’sterms’ending.
NomineeinterviewswereconductedonThursday,November10byonesubcommitteeandonTuesdayandWednesday,November15and16bythesecondsubcommittee.ThePlanningCommissionshouldselecttwocandidatestorecommendtoCityCouncilforapproval.
CitywiderepresentationisadesirabletraitofthePlanningCommission.Not including the two outgoing members,thePlanningCommissionconsistsof:Ward 1: 0 membersWard2:3membersWard3:2membersWard4:2membersTerritorialJurisdiction:1member
MarkLewisresidesinWard3andMatthewBrowninWard1.
Ideally,thenewmemberswouldrepresentWard1andpossiblyeitherWard3orWard4
22 23