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 planningcommission@cityofconway.org

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

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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

WES

T PL

AIN

S D

R

STR

ATU

S D

R

CO

NE

DR

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

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Aerial View of 1401 Hogan LaneN

1401HoganLane

1401 Hogan Lane - Comprehensive Plan

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MAYTAG DR

GLENWOOD DR

GAZEBO DR

EMERALD GDN RD

TREE HOUSE DR

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TYLER ST

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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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BE

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AR

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R

MO

CK

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BIR

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WIGGLE WORM RD

WIGWAM CIR

EAST

GE

RM

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EAST

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FRANCES DR

BRIDGESTONE DR

APACHE TR

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GOLD FALLS

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EYE

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ARROWHEAD LN

SARAH LN

TERESA DR

ELDON STARR LN

WILD ROSE CIR

NA

TCH

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WREN CIR

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

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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