7:00pm • April 17, 2017 • 810 Parkway Avenue
APRILConway Planning Commission
Staff Report
City of ConwayPlanning Commission April 2017
Agenda:
2A
1C
1A
1B
Esri, HERE, DeLorme, MapmyIndia, © OpenStreetMap contributors, and the GIS user community
1. Subdivision Review:A. Edgewood Park PUDB. South Sterling PUD Ph.1C. North View Estates PUD
2. Board of Zoning AdjustmentA. Bret Franks Request for Variance, Setbacks (1907 Clifton)
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SUBDIVISION COMMITTEE WILL MEET AT 6:00PMCall to Order
Introduction & Chairperson Remarks
Minutes: March 13, 2017
1. Subdivision and Replat A. Edgewood Park PUD B. South Sterling PUD, Phase 1 C. North View Estates PUD
2. Board of Zoning Adjustment* A. BretFranksConstructionrequestforZoningVariancetoallowreducedbuildingsetbacks 3. Discussion A. ItemsasdecidedbythePlanningCommission Adjourn
Planning Staff Development Review/Minor Subdivision Reports to the Planning CommissionThefollowingitemshavebeenreviewedandapprovedbytheDirectorofPlanningandDevelopmentandarebeingreportedtothePlanningCommissionasrequiredbytheZoningandSubdivisionOrdinances:
A. Development Reviews •SuperiorManorNursingHome,625TommyLewisDrive •St.JosephChurchMulti-PurposeBuilding,1115CollegeAvenue •LifeChoices,Inc.,1330S.DonagheyAvenue •ArkansasBoxOfficeAddition,1210WilliamJ.ClarkDrive
B. Lot Splits, Lot Mergers, and Minor Subdivisions (filed for record) •WoodlandsEdgeCorrectionPlat,L-322
C. Lot Splits, Lot Mergers, and Minor Subdivisions (submitted for review) • Robinson Plan, Replat Lots 1 & 2, Block 47 • Superior Manor Replat • Reedy Road Estates Replat • Carwash USA Subdivision
The only public hearing item on the April agenda is a Board of Zoning Adjustment review.
*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 • April 17, 2017District Court Building • 810 Parkway
Contact the Conway Planning Commission by email at [email protected]
Anne Tucker, ChairmanJerry Rye, Vice-ChairmanJustin Brown, Secretary
Marilyn ArmstrongBrooks Freeman
Dalencia HerveyArthur IngramBryan Quinn
Brandon RuhlWendy Shirar
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DESCRIPTION
Preliminary Subdivision ReviewEdgewood Park PUD
--4825 COLLEGE AVE
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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
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EDGEWOOD PARK PUD PRELIM -- SUBAgenda Item:
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City of ConwayPlanning Commission
EDGEWOOD PARK PUDPRELIMINARY SUBDIVISION
APPLICANTReformDevelopmentGroupLanceJohnston344ConwayBoulevardConway,Arkansas72034
STAFF REVIEW BYScottGrummer,CityPlanner1201OakStreetConway,AR72032
SITE DATALocation. PropertyatthesouthwestcorneroftheintersectionofWesconLaneandCollegeAvenue.ImmediatelynorthofWestinParkSubdivsion.
Site Area. ±14.38acres
Current Zoning. PUD
Existing Structures. Twosingle-familyresidencesandaccessorybuildings.
Overlay. None
STAFF COMMENTSThisplatisafollowuptotheEdgewoodParkPUDapprovedinSeptember2016.
STAFF RECOMMENDATIONSStaffrecommendsapprovalofthepreliminaryplatsubjecttothecompletedpunchlist.
CONWAY CITY PLANNING DEPARTMENT REVIEWEDGEWOOD PARK PUDSUBMITTED BY: REFORM DEVELOPMENT GROUP
Thisreviewliststhechangesand/oradditionsasrequiredbytheConwaySubdivisionOrdinanceforpreliminaryplatapproval.
BASIC INFORMATION NEEDED ON THE PLAT1. Thenameandaddressofalltheownersofrecordare
needed.2. Alegaldescriptionofthepropertywithexactboundary
lines,bearingsanddistancesisneeded.Corrections per red mark copy.
3. Thepresentzoningclassification,ifany,ofthelandtobesubdivided/replattedandoftheadjoininglandcontiguoustotheboundaryoftheproposedsubdivision/replatisneeded.Additions and Modifications per red mark copy.
4. Thelayoutofallproposedsidewalksystemsareneeded,alongwithrelevantdimensionsandbearings.
5. Streetnamesthatarenotsimilartoexistingstreetnamesareneededforallproposedstreets.
6. Proposedeasementsareneeded.Modifications to Easements per red mark copy.
7. Thesourceofwatersupplymustbeshown.8. Themethodofdisposalofwastewatermustbeshown.9. Aphasingplanoutliningtheboundariesforeachphaseand
thelocationofallCAGISmonumentsforthesubdivisionisneeded.AminimumoftwoCAGISmonumentsshallbeplacedineachsubdivisionorsubdivisionphaseexceedingten(10)acres.
10. TheCertificateofPreliminarySurveyAccuracyisneeded.Add “Preliminary”
11. TheCertificateofPreliminaryPlatApprovalisneeded.Add “Preliminary”
12. Lot numbers for the Green Space, unbuildable lots and lake are needed.
ADDITIONAL INFORMATION NEEDED, BUT NOT ON THE PLAT13. Contourintervalsofthepropertyofnotmorethantwofeet
wheretheoverallaverageslopeislessthan4%gradeandnotmorethanfivefeetwheretheslopeisgreaterthan4%areneeded.
14. Thedirectionofflowofallwatercoursesenteringthetractshallbeindicated.
15. Thedirectionofflowofallwatercoursesleavingthetractshallbeindicated.
16. Thedrainageareaofallwatercoursesabovethepointsofentryshallbenoted.
17. The downstream drainage channel and drainage structures substantiallyimpactedbythesubdivision/replatshallbeshown.
18. Improvementplansforeachnewutilitysystemareneeded.19. Improvementplans,includingtypicalcrosssectionsand
centerlineprofilesforanynewstreetsystem,areneeded.20. Improvementplansforanynewdrainagesystem,including
location,sizeandconstructionofdrainagewaysandstructuresandtypicalcrosssectionsandcenterlineprofilesare needed.
21. TheCertificateofPreliminaryEngineeringAccuracyisneededoneachsetofstreetanddrainageplans.
22. AdraftofanyBillofAssuranceproposedforthesubdivisiongenerallydescribingproposedcovenants,restrictionsandconditionsapplicabletothepropertyincludedinthesubmittedplatisneeded.
GENERAL DESIGN REQUIREMENTS23. IfthePlanningCommissionconsidersthislandissubject
tofloodingortopographicallyunsuitableforresidentialoccupancy,itshallnotbeplattedforanyusethatmayincreasethedangertohealth,life,propertyoraggravateerosionorfloodhazardandshallbesetasideforsuchlandusesaswillnotbeaffectedbytheseproblemsunlessadequatecorrectivemeasuresareformulatedbythedeveloperandapprovedbythePlanningCommission.
24. Whereproposedcommunityorpublicfacilitiesofthemunicipalplanarelocatedinwholeorinpartinaproposedsubdivision,thePlanningCommissionshallrequirethatlandforthosepublicfacilitiestobereservedasaconditionofpreliminaryplatapproval.Suchreservationsshallbereferredtotheappropriatebodyto
takeappropriateaction.25. Thedevelopmentplansshallincludeandidentifya
preparedanddedicatedflowagepathorfloodwaythatwillaccommodateaonehundred(100)yearfrequencystormeventacrossandthroughthedevelopment.Thefloodwayshallbeuniformlygradedalongthelengthofhefloodwaysuchthatwaterwillnotpondoraccumulateonthesurfaceduetohumpsordepressionsalongtheroute.Computationsforthequantityofstormwaterrunoff,sizingofthefloodwayandelevationoftheonehundred(100)yearfloodshallbepreparedbyaregisteredprofessionalengineerandsubmittedtotheCityEngineerforreviewandapproval.ThecomputationsshallbemadeusingusualandacceptedmethodsandproceduresasapprovedbytheCityEngineer.Afloodwaywillnotberequiredwherelessthanfive(5)acresofadjacentlandsdrainsontothedevelopedpropertyandthetotaldrainageareaislessthanfive(5)acres.
26. Aneasementofadequatewidthtoaccommodatetherequiredfloodwayshallbeprovidedontheplat.Theeasementshallclearlyidentifytheeasementasa“100-yearFloodway”.Theplatshallhaveanotethatreadsasfollows:“Nostructures,fillorobstructionsshallbeplacedinthe100yearFloodwayeasement.Noreshapingofthesurfacewithinthe100yearFloodwayeasementshallbemadewithouttheapprovaloftheCityEngineer.Nofencesshallbeinthefloodwayeasement.”
27. Minimumfloorelevationsshallbeplacedontheplatforalllotslessthanthree(3)feetabovethecomputedonehundred(100)yearfloodelevation.Theminimumfinishedfloodelevationshallbeestablishedatone(1)footabovethecomputedonehundred(100)yearfloodelevation.
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Planning Commission Staff Report • April 2017Planning Commission Staff Report • April 2017
28. Stormwaterdetentionoranotherstormwaterflowreductionmeasuresshallbeprovidedwhereexistingdownstreamsubdivisionsordevelopmentshavestormdrainagesystemswithacapacityoflessthanaten(10)yearfrequencystorm.Therequirementdoesnotapplytotheinadequatenaturalstreamsorcreeksflowingthroughundevelopedareas.Thestormwaterdetentionfacilitiesshallbedesignedtoprovideaholdingareasuchthatstormwaterrunoffcanbeaccumulatedandreleasedthroughatanoutletstructure.Therequiredstoragevolumeandoutletstructureshallbesizedtoreleasethestormwaterataratethatdoesnotexceedthecapacityofthedownstreamstormdrainagesystemoracomputedrunoffrateequaltothatofthepre-developmentconditionsoftheproposeddevelopment,whicheveristhegreater.Thedetentionfacilitiesshallbebasedonatwenty-five(25)yearfrequencystormevent.ComputationsforthesizingofthedetentionfacilitiesandoutletstructureshallbepreparedbyaregisteredprofessionalengineerandsubmittedtotheCityEngineerforreviewandapproval.ThecomputationsshallbemadeusingusualandacceptedmethodsandproceduresasapprovedbytheCityEngineer.
29. Detentionbasinsmaybeeitherwetbasinshavingapermanentpoolofwaterforaestheticpurposesoradrybasinthatretainsnowaterotherthanthatrequiredduringthestormevent.Adrybasinshallbegradedandshapedtoprovideforthepositivedrainageofsurfacewaterfromallportionsofthebasin.Aconcretepavedchannelmayberequiredfromtheinletpipetotheoutletpipetoprovideamaintainablebottomarea.
30. Aneasementshallbeplacedaroundthehighwaterlimitsofthedetentionarea.
STREET DESIGN REQUIREMENTS31. Themaximumgradesofallstreetsmustconformtothe
MasterStreetPlanandtherequirementsofTable1,StreetClassification&DesignStandards,CityofConwayintheSubdivisionOrdinance.
32. Therights-of-wayofallstreetsmustconformtotheMasterStreetPlanandtherequirementsofTable1,StreetClassification&DesignStandards,CityofConwayintheSubdivisionOrdinance.Note Reduced 44’ ROW per PUD.
33. ThewidthofallstreetsmustconformtotheMasterStreetPlanandtherequirementsofTable1,StreetClassification&DesignStandards,CityofConwayintheSubdivisionOrdinance.
34. Thedesignersofresidentialstreetsareencouragedtolaythemouttorequiretheminimumlengthofpavementnecessarytoprovideconvenientandsafeaccesstoproperty.
35. Cul-de-sacturnaroundsshallhavearight-of-waydiameterof120feetandapavementdiameterof96feet.Measurementsassumebackofcurbtobackofcurbforarollcurb.Preliminary Plat approval contingent on Fire Department approval for the Private Drive and proposed street turn arounds.
36. Propertylinecornersatstreetintersectionsshallberoundedwitharadiusofatleast28feet.Lot 1 Phase I and Lot 1 & 16 Phase II.
EASEMENT DESIGN REQUIREMENTS37. UtilityeasementsasrequiredbyConwayCorporationare
needed.38. DrainageeasementsasrequiredbytheCityEngineerare
needed.
LOT DESIGN REQUIREMENTS39. Cornerlotsshallhaveasetbackof25feetfromthefront
lotlineand25feetfromtheexteriorsidelotline,orasrequiredbytheZoningOrdinance.Lots 1 & 16 of phase II to be a 0’ building setback using the 20’ unbuildable lot as the setback.
40. Cornerlotsshallbeatleast75feetinwidthatthebuildingline.Lots 1 & 16 of Phase II incorporates the 20’ unbuildable lot as part of the required width for building setback.
41. Buildinglinesshallbeestablishedforbothfrontandrearlotlinesfordoublefrontagelots.Final plat should incorporate building setback lines for all lot sides in every lot.
42. Ondoublefrontagelots,aplantingscreeneasementofatleast10feetshallbeprovidedalongtheportionofthelotabuttingatrafficartery(College&Wescon)orotherusewherescreeningisrequired.There shall be no right of access across the planting screen easement and such restriction shall be clearly designated on the plat and within any Bill of Assurance.
43. Everylotmustslopetoastreetortoadrainageeasement.Add to Surveyor Notes Section.
UTILITY DESIGN REQUIREMENTS44. Allsubdivisionscontainingmorethanfourlotswithinthe
corporatelimitsshallbeprovidedwithawatersupplyanddistributionsystemapprovedbytheConwayCorporationandmeetingtherequirementsoftheStateHealthDepartment.
45. Firehydrantsmustbeplacedsothatthefurthestpointofalotinaresidentialsubdivisionisnomorethan600feetfromthehydrantlocatedonthesamestreet.VariancesmustbeapprovedbythePlanningCommissionandFireChief.
46. Whereapublicsanitaryseweriswithin300feetofanypointofasubdivision,thesubdividershallinstallasystemofsewerlinesandprovideconnectiontoeachlot.
SIDEWALK DESIGN REQUIREMENTS47. Sidewalksarerequiredalongbothsidesofallstreetswithin
allzoningdistrictswithinConwaycitylimitsandwithintheConwayTerritorialJurisdiction. A. Exception: Street Dept. concession to allow drainage improvement west of the parcel as substitution for pay in lieu fee along College and Wescon.
48. Allsidewalksshallbehandicappedaccessibletopublicstreetsatstreetcornersandatdesignatedmid-blockpublicservicedrives/alleyways.SidewalksshallmeetAmericanDisabilityActStandards.Add to sidewalk notes.
49. SidewalksAlongResidentialStreets:Sidewalksalongstreetswithresidentiallotsshallbeconstructedbythehomeowner/builder.Thesidewalkshallbeinstalledpriortothefinalinspectionandissuanceofacertificateofoccupancy.AddtoSidewalkNotes
50. Allsidewalkconstructionlocation,andresponsibilityforconstructionshallbeclearlyidentifiedonthefinalplat.Detailedsidewalkconstructiondrawingscoordinatingsidewalkswithotherstreet/lot/easementinfrastructureshallbeshownonorincludedwiththefinalplat.
51. Asidefromtherequiredsidewalksalongcollectorsandarterials,an,internalizedpedestriancirculationsystemintheformofpathways,eitheralongstreetsornot,maybeconstructedwithinsubdivisionsupontherequestoftheapplicantandtheapprovalofthePlanningcommission.Thesystemmaybeallowedtodeviatefromtheconstructionrequirementssetoutotherwiseinthissection,aslongastheminiondimensionalrequirementsare met.
52. Sidewalksmustbeaminimumoffivefeetwideandlocatedwithinthepublicright-of-way,withtheedgeclosesttothestreetlocatedfiveandone-halffeetfromthebackofthecurb.Sidewalksarenotrequiredtobeconstructedinastraightline,ifsuchstraightlineconstructionwoulddamagetrees,orifanaestheticeffectisdesiredandthePlanningCommissionapproves.Add Sidewalk note to plat.
53. Sidewalkelevation.Thesidewalkelevationshallbetwo(2)percentabovethetopofthecurb,slopingtwopercenttowardsthecurb(one-fourthinchineachfoot).Thiselevationshallbecontinuousthroughthedrivewayapproach.Add Sidewalk note to plat.
54. Drivewayapproach.Thearearemainingbetweenthesidewalkandtheflow-lineofthegutter,calledtheapproachtothedriveway,shallslopeuptotheelevationofthe sidewalk. Add Sidewalk note to plat.
55. GarageElevation.Theelevationthegarageorcarportwillneedtobeestablishedtoallowforthetransitionofthedrivewayfromthestreetcurbtothesidewalk,andfromthesidewalktothegaragewithoutadverselyaffectingtherequired2%cross-slopeofthesidewalk.Add Sidewalk note to plat.
56. Sidewalksshalllinksidewalksofadjoininglotssoastoprovideacontinuous“ribbon”ofpedestrianaccessthroughoutthecommunity.Add Sidewalk note to plat.
57. If,duringtheconstructionofabuildingoranyotherimprovementsuponalotorbyanyotheractions,thesidewalk(s)aredamaged,thepartyresponsiblefortheconstructionorotheractionsshallrepairthesidewalk(s)tothesatisfactionoftheCity.Add Sidewalk note to plat.
OTHER REQUIREMENTS58. Inadditiontotherequirementsestablishedherein,all
subdivisionplatsshallcomplywithallotherapplicablerules,regulationsandlawsincludingbutnotlimitedtotheGrowthPlan(ComprehensivePlan),theConwayZoningOrdinance,buildingandhousingcodes,andanyotherregulationsadoptedbytheCityCouncilandanyregulationsorspecialrequirementsoftheStateHealthDepartment,StateHighway&TransportationDepartment,orotherappropriateStateagencies.
AUTHORIZATION TO PROCEED59. Receiptofanapprovedorconditionallyapprovedcopy
ofthePreliminaryPlat,togetherwithanapprovedcopyoftheImprovementsPlanshallconstituteauthorizationofthePlanningCommissionforthedevelopertoproceedwiththepreparationoftheFinalPlat,theinstallationofimprovements,andthestakingoutoflotsandblocks.Thedeveloper,afterconditionalapprovalofthePreliminaryPlat,shallcompleteallimprovementsrequiredunderthisregulation.
EXPIRATION OF PLAT60. Platswillexpireattheendofoneyearfromacceptanceof
thePreliminaryPlatunlessanextensionisrequestedandgrantedbythePlanningCommission.TheEdgewoodParkPUDwillexpireon3/30/2018.
1A EDGEWOOD PARK PUD
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Preliminary Plat
1A EDGEWOOD PARK PUD
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Aerial View of proposed South Sterling PUDN
South Sterling PUDPreliminary Subdivision
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DESCRIPTION
Preliminary Subdivision ReviewSouth Sterling PUD PH1
--Donaghey Ave
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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
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City of ConwayPlanning Commission
SOUTH STERLING PUD, PHASE 1PRELIMINARY SUBDIVISION
APPLICANTHambuchenPropertiesRichieHambuchen86RichlandHillsDriveConway,Arkansas72034
STAFF REVIEW BYScottGrummer,CityPlanner1201OakStreetConway,AR72032
SITE DATALocation. PropertyeastofSouthDonagheyAvenue,immediatelysouthofGardensatSouthridgeSubdivisionandwestofStratfordPlaceSubdivision.
Site Area. ±3.63acres
Current Zoning. PUD
Existing Structures. None
Overlay. None
STAFF COMMENTSPlanning Commission action is required for items 21, 23, AND 24.ThisplatisafollowuptotheSouthSterlingPUDapprovedinMarch2017.
STAFF RECOMMENDATIONSStaffrecommendsapprovalofthepreliminaryplatsubjecttotheamendedpunchlist.
CONWAY CITY PLANNING DEPARTMENT REVIEWSOUTH STERLING PUD, PHASE 1SUBMITTED BY: HAMBUCHEN PROPERTIES
Thisreviewliststhechangesand/oradditionsasrequiredbytheConwaySubdivisionOrdinanceforpreliminaryplatapproval.
BASIC INFORMATION NEEDED ON THE PLAT1. Theaddressoftheownerofrecordisneeded.2. Thepresentzoningclassification,ifany,oftheland
tobesubdivided/replattedandoftheadjoininglandcontiguoustotheboundaryoftheproposedsubdivision/replatisneeded.Update Surveyor Notes to reflect PUD as zoning of subject property. Add zoning for adjacent properties.
3. Thelayoutofallproposedsidewalksystemsareneeded,alongwithrelevantdimensionsandbearings.
ADDITIONAL INFORMATION NEEDED, BUT NOT ON THE PLAT4. Contourintervalsofthepropertyofnotmorethantwo
feetwheretheoverallaverageslopeislessthan4%gradeandnotmorethanfivefeetwheretheslopeisgreaterthan4%areneeded.
5. Naturalfeatureswithintheproposedsubdivisionincludingdrainagechannels,bodiesofwater,woodedareasandothersignificantfeaturesareneeded.
6. Thedirectionofflowofallwatercoursesenteringthetractshallbeindicated.
7. Thedirectionofflowofallwatercoursesleavingthetractshallbeindicated.
8. Thedrainageareaofallwatercoursesabovethepointsofentryshallbenoted.
9. The downstream drainage channel and drainage structures substantiallyimpactedbythesubdivision/replatshallbeshown.
10. Existingculverts,utilitiesandeasementonandadjacenttothe tract are needed.
11. Improvementplansforeachnewutilitysystemareneeded.12. Iftheproposedsubdivision/replatisaportionofatractthat
isownedbytheapplicant,apreliminarymastersketchplanfortheentiretractmustbesubmittedwiththePreliminaryPlat.Thesketchplanmustcontainsufficientdetailtoallow the Planning Commission to determine general road alignmentsandlotconfigurations.
13. Improvementplans,includingtypicalcrosssectionsandcenterlineprofilesforanynewstreetsystem,areneeded.
14. Improvementplansforanynewdrainagesystem,includinglocation,sizeandconstructionofdrainagewaysandstructuresandtypicalcrosssectionsandcenterlineprofilesare needed.
15. TheCertificateofPreliminaryEngineeringAccuracyisneededoneachsetofstreetanddrainageplans.
16. AdraftofanyBillofAssuranceproposedforthesubdivisiongenerallydescribingproposedcovenants,restrictionsandconditionsapplicabletothepropertyincludedinthesubmittedplatisneeded.
GENERAL DESIGN REQUIREMENTS17. Thedevelopmentplansshallincludeandidentifya
preparedanddedicatedflowagepathorfloodwaythatwillaccommodateaonehundred(100)yearfrequencystormeventacrossandthroughthedevelopment.Thefloodwayshallbeuniformlygradedalongthelengthofhefloodwaysuchthatwaterwillnotpondoraccumulateonthesurfaceduetohumpsordepressionsalongtheroute.Computationsforthequantityofstormwaterrunoff,sizingofthefloodwayandelevationoftheonehundred(100)yearfloodshallbepreparedbyaregisteredprofessionalengineerandsubmittedtotheCityEngineerforreviewandapproval.ThecomputationsshallbemadeusingusualandacceptedmethodsandproceduresasapprovedbytheCityEngineer.Afloodwaywillnotberequiredwherelessthanfive(5)acresofadjacentlandsdrainsontothedevelopedpropertyandthetotaldrainageareaislessthanfive(5)acres.
18. Stormwaterdetentionoranotherstormwaterflowreductionmeasuresshallbeprovidedwhereexistingdownstreamsubdivisionsordevelopmentshavestormdrainagesystemswithacapacityoflessthanaten(10)yearfrequencystorm.Therequirementdoesnotapplytotheinadequatenaturalstreamsorcreeksflowingthroughundevelopedareas.Thestormwaterdetentionfacilitiesshallbedesignedtoprovideaholdingareasuchthatstormwaterrunoffcanbeaccumulatedandreleasedthroughatanoutletstructure.Therequiredstoragevolumeandoutletstructureshallbesizedtoreleasethestormwaterataratethatdoesnotexceedthecapacityofthedownstreamstormdrainagesystemoracomputedrunoffrateequaltothatofthepre-developmentconditionsoftheproposeddevelopment,whicheveristhegreater.Thedetentionfacilitiesshallbebasedonatwenty-five(25)yearfrequencystormevent.ComputationsforthesizingofthedetentionfacilitiesandoutletstructureshallbepreparedbyaregisteredprofessionalengineerandsubmittedtotheCityEngineerforreviewandapproval.ThecomputationsshallbemadeusingusualandacceptedmethodsandproceduresasapprovedbytheCityEngineer.
19. Detentionbasinsmaybeeitherwetbasinshavingapermanentpoolofwaterforaestheticpurposesoradrybasinthatretainsnowaterotherthanthatrequiredduringthestormevent.Adrybasinshallbegradedandshapedtoprovideforthepositivedrainageofsurfacewaterfromallportionsofthebasin.Aconcretepavedchannelmayberequiredfromtheinletpipetotheoutletpipetoprovideamaintainablebottomarea.
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Preliminary Plat
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1B SOUTH STERLING PUD, PHASE 1
20. Aneasementshallbeplacedaroundthehighwaterlimitsofthedetentionarea.
STREET DESIGN REQUIREMENTS21. Therights-of-wayofallstreetsmustconformtothe
MasterStreetPlanandtherequirementsofTable1,StreetClassification&DesignStandards,CityofConwayintheSubdivisionOrdinance.Sterling Drive has been requested to be a 40’ ROW in lieu of 50’. Planning Commission approves, contingent on Engineering review and approval / does not approve this request.
22. ThewidthofallstreetsmustconformtotheMasterStreetPlanandtherequirementsofTable1,StreetClassification&DesignStandards,CityofConwayintheSubdivisionOrdinance.
23. ThePlanningCommissionmayauthorizeanewboundarystreetwhenthesubdivideragreestodedicatetheentireright-of-wayandconstructalltherequiredimprovements.Moody Gardens to the south creates a boundary street. Planning Commission must approve this request or this condition must be corrected.
24. Streetintersectionsshallbelaidoutasnearlyatrightanglesaspossible,withnoangleoflessthan75degrees.Sterling Drive and Moody Gardens intersection appears to be less than 75 degrees. Planning Commission approves, contingent on Engineering review and approval / does not approve this request.
EASEMENT DESIGN REQUIREMENTS25. UtilityeasementsasrequiredbyConwayCorporationare
needed.26. DrainageeasementsasrequiredbytheCityEngineerare
needed.
LOT DESIGN REQUIREMENTS27. Theminimumbuildingsetback(buildingline)shallbeno
lessthan25feetfromtheright-of-wayofthefrontstreet,orasrequiredbytheZoningOrdinance.Building Setbacks of 20 feet matches plan approved by Counsel. Exception for Lot 10 is made below for a corner lot. Set back lines should be shown on the Final Plat for recording.
UTILITY DESIGN REQUIREMENTS28. Firehydrantsmustbeplacedsothatthefurthestpointof
alotinaresidentialsubdivisionisnomorethan600feetfromthehydrantlocatedonthesamestreet.VariancesmustbeapprovedbythePlanningCommissionandFireChief.
29. Minimumclearanceoftwenty-six(26)feetmustbeprovidedaroundafirehydrant.
SIDEWALK DESIGN REQUIREMENTS30. Sidewalksarerequiredalongbothsidesofallstreetswithin
allzoningdistrictswithinConwaycitylimitsandwithintheConwayTerritorialJurisdiction.
31. SidewalksAlongResidentialStreets:Sidewalksalongstreetswithresidentiallotsshallbeconstructedbythehomeowner/builder.Thesidewalkshallbeinstalledpriortothefinalinspectionandissuanceofacertificateofoccupancy.Replace sidewalk note #3 with this note.
32. Allsidewalkconstructionlocation,andresponsibilityforconstructionshallbeclearlyidentifiedonthefinalplat.Detailedsidewalkconstructiondrawingscoordinatingsidewalkswithotherstreet/lot/easementinfrastructureshallbeshownonorincludedwiththefinalplat.
33. Sidewalksmustbeaminimumoffivefeetwideandlocatedwithinthepublicright-of-way,withtheedgeclosesttothe street located five and one-half feet from the back of the curb.Sidewalksarenotrequiredtobeconstructedinastraightline,ifsuchstraightlineconstructionwoulddamagetrees,orifanaestheticeffectisdesiredandthePlanningCommissionapproves.Sidewalk note #6 should be verified with Conway Corp / Street Department for proper sidewalk placement from back of curb in conjunction with utility placement.
OTHER REQUIREMENTS34. Inadditiontotherequirementsestablishedherein,all
subdivisionplatsshallcomplywithallotherapplicablerules,regulationsandlawsincludingbutnotlimitedtotheGrowthPlan(ComprehensivePlan),theConwayZoningOrdinance,buildingandhousingcodes,andanyotherregulationsadoptedbytheCityCouncilandanyregulationsorspecialrequirementsoftheStateHealthDepartment,StateHighway&TransportationDepartment,orotherappropriateStateagencies.
AUTHORIZATION TO PROCEED35. Receiptofanapprovedorconditionallyapprovedcopy
ofthePreliminaryPlat,togetherwithanapprovedcopyoftheImprovementsPlanshallconstituteauthorizationofthePlanningCommissionforthedevelopertoproceedwiththepreparationoftheFinalPlat,theinstallationofimprovements,andthestakingoutoflotsandblocks.Thedeveloper,afterconditionalapprovalofthePreliminaryPlat,shallcompleteallimprovementsrequiredunderthisregulation.
EXPIRATION OF PLAT36. Platswillexpireattheendofoneyearfromacceptanceof
thePreliminaryPlatunlessanextensionisrequestedandgrantedbythePlanningCommission.TheSouthSterlingPUDwillexpireon3/31/2018.
1C NORTH VIEW ESTATES PUD
DESCRIPTION
Preliminary Subdivision ReviewNorth View Estates
--
Southshore Ln
59.35 ac
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APR 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
TJ
NORTH VIEW ESTATES -- SUBAgenda Item:
A-1
A-1
A-1
A-1
A-1
C-3
R-2
RMH
R-1
PUD
R-1
PUD
LAK
EV
IEW
DR
LAK
EV
IEW
AC
RE
SR
D
HIL
LTO
P R
D
BY
RDD
R
DOGWOOD TR
AR-25
N
OR
TH
WOODS ESTATES DR
SAWYER LN
WAKEFIELD DR
BLUE JAYWYCHABLIS
LN BLUEBIRDLN
XA
ND
ER
TR
L
CARDI NAL CR
BIG SKYTRL
JUSTICE LN
BLANEY HILL RD
MA
RLS
GA
TE
DR
VIN
EYA
RD
DR
SOUTHSHORE LN
NORTH VIEWESTATES SUB
700
Feet
City of ConwayPlanning Commission
FA U L K N E R C O U N T Y
NORTH VIEW ESTATES PLANNED UNIT DEVELOPMENTPRELIMINARY SUBDIVISION
APPLICANTHawksInvestmentCompany2111EGermanLaneConway,Arkansas72032
STAFF REVIEW BYScottGrummer,CityPlanner1201OakStreetConway,AR72032
SITE DATALocation. ±59.35acreseastofARHwy25andsouthofSouthshoreLane; immediately north of North Woods Estates PUD.
Site Area. ±59.35acres
Current Zoning. Lots13-16arezonePUD.Theremainderofthepropertyisinthecounty.Thedeveloperplanstoannextheremainingpropertyoncethedevelopmentiscomplete.
Existing Structures. None
Overlay. None
STAFF COMMENTSPlanning Commission action is required for item 28.
STAFF RECOMMENDATIONSStaffrecommendsapprovalofthepreliminaryplatsubjecttotheamendedpunchlist.
CONWAY CITY PLANNING DEPARTMENT REVIEWNORTH VIEW ESTATES PUDSUBMITTED BY: HAWKS INVESTMENT COMPANY
Thisreviewliststhechangesand/oradditionsasrequiredbytheConwaySubdivisionOrdinanceforpreliminaryplatapproval.
BASIC INFORMATION NEEDED ON THE PLAT1. Alegaldescriptionofthepropertywithexactboundary
lines,bearingsanddistancesisneeded.Legal descrip-tion needs to be corrected for the distance between L5 & L6; L6 is missing; L9 is missing.
2. Thepresentzoningclassification,ifany,ofthelandtobesubdivided/replattedandoftheadjoininglandcontiguoustotheboundaryoftheproposedsubdivi-sion/replatisneeded.Lots 13-16 are PUD and inside City Limits. Remaining lots are in the county. Developer intends to annex remaining property into the city after platting is complete, with road improvements being Private Roads, not Public.
3. Proposedeasementsareneeded.4. AminimumoftwoCAGISmonumentsshallbeplaced
ineachsubdivisionorsubdivisionphaseexceedingten(10)acres.
ADDITIONAL INFORMATION NEEDED, BUT NOT ON THE PLAT5. Naturalfeatureswithintheproposedsubdivisionincluding
drainagechannels,bodiesofwater,woodedareasandothersignificantfeaturesareneeded.
6. Thedirectionofflowofallwatercoursesenteringthetractshallbeindicated.
7. Thedirectionofflowofallwatercoursesleavingthetractshallbeindicated.
8. Thedrainageareaofallwatercoursesabovethepointsofentryshallbenoted.
9. The downstream drainage channel and drainage structures substantiallyimpactedbythesubdivision/replatshallbeshown.
10. Existingstreets,buildings,watercourses,railroads,culverts,utilitiesandeasementonandadjacenttothetractareneed-ed.
11. Wherethemethodofdisposalofwastewaterisotherthanconnectiontoapublicwastewatersystem,detailedinforma-tionshallaccompanytheplat.
12. StateHealthDepartmentapprovalofanynewwatersupplyand/orsewagesystem,iftherequirementofthesubdivisionistobemetbyanyothermeansthanbyconnectingtothewatersupplyorsewagesystemoperatedbytheCityofCon-wayand/ortheConwayCorporationisneeded.
13. Improvementplansforeachnewutilitysystemareneeded.
16 17
Planning Commission Staff Report • April 2017Planning Commission Staff Report • April 2017
North View Estates PUDPreliminary Subdivision
AR Hwy 25
Southshore Ln
Hill
top
Rd
Aerial View of North View Estates PUDN
1C NORTH VIEW ESTATES PUD
14. Improvement plans, including typical cross sections and centerline profiles for any new street system, are needed.
15. Improvement plans for any new drainage system, includ-ing location, size and construction of drainageways and structures and typical cross sections and centerline profiles are needed.
16. TheCertificateofPreliminaryEngineeringAccuracyisneededoneachsetofstreetanddrainageplans.
17. AdraftofanyBillofAssuranceproposedforthesubdivi-siongenerallydescribingproposedcovenants,restrictionsandconditionsapplicabletothepropertyincludedinthesubmittedplatisneeded.
GENERAL DESIGN REQUIREMENTS18. IfthePlanningCommissionconsidersthislandissubjectto
floodingortopographicallyunsuitableforresidentialoccu-pancy,itshallnotbeplattedforanyusethatmayincreasethedangertohealth,life,propertyoraggravateerosionorfloodhazardandshallbesetasideforsuchlandusesaswillnotbeaffectedbytheseproblemsunlessadequatecorrectivemeasuresareformulatedbythedeveloperandapprovedbythePlanningCommission.
19. Whereproposedcommunityorpublicfacilitiesofthemu-nicipalplanarelocatedinwholeorinpartinaproposedsubdivision,thePlanningCommissionshallrequirethatlandforthosepublicfacilitiestobereservedasaconditionofpreliminaryplatapproval.Suchreservationsshallbere-ferredtotheappropriatebodytotakeappropriateaction.
20. Thedevelopmentplansshallincludeandidentifyapre-paredanddedicatedflowagepathorfloodwaythatwillaccommodateaonehundred(100)yearfrequencystormeventacrossandthroughthedevelopment.Thefloodway
shallbeuniformlygradedalongthelengthofheflood-waysuchthatwaterwillnotpondoraccumulateonthesurfaceduetohumpsordepressionsalongtheroute.Computationsforthequantityofstormwaterrunoff,sizingofthefloodwayandelevationoftheonehundred(100)yearfloodshallbepreparedbyaregisteredprofessionalengineerandsubmittedtotheCityEngineerforreviewandapproval.ThecomputationsshallbemadeusingusualandacceptedmethodsandproceduresasapprovedbytheCityEngineer.Afloodwaywillnotberequiredwherelessthanfive(5)acresofadjacentlandsdrainsontothedevelopedpropertyandthetotaldrainageareaislessthanfive(5)acres.
21. Aneasementofadequatewidthtoaccommodatetherequiredfloodwayshallbeprovidedontheplat.Theeasementshallclearlyidentifytheeasementasa“100-yearFloodway”.Theplatshallhaveanotethatreadsasfollows:“Nostructures,fillorobstructionsshallbeplacedinthe100yearFloodwayeasement.Noreshapingofthesurfacewithinthe100yearFloodwayeasementshallbemadewithouttheapprovaloftheCityEngineer.Nofencesshallbeinthefloodwayeasement.”
22. Stormwaterdetentionoranotherstormwaterflowreductionmeasuresshallbeprovidedwhereexistingdownstreamsubdivisionsordevelopmentshavestormdrainagesystemswithacapacityoflessthanaten(10)yearfrequencystorm.Therequirementdoesnotapplytotheinadequatenaturalstreamsorcreeksflowingthroughundevelopedareas.Thestormwaterdetentionfacilitiesshallbedesignedtoprovideaholdingareasuchthatstormwaterrunoffcanbeaccumulatedandreleasedthroughatanoutletstructure.Therequiredstoragevolumeandout-
letstructureshallbesizedtoreleasethestormwaterataratethatdoesnotexceedthecapacityofthedownstreamstormdrainagesystemoracomputedrunoffrateequaltothatofthepre-developmentconditionsoftheproposeddevelopment,whicheveristhegreater.Thedetentionfacilitiesshallbebasedonatwenty-five(25)yearfrequen-cystormevent.Computationsforthesizingofthedeten-tionfacilitiesandoutletstructureshallbepreparedbyaregisteredprofessionalengineerandsubmittedtotheCityEngineerforreviewandapproval.Thecomputationsshallbemadeusingusualandacceptedmethodsandproce-duresasapprovedbytheCityEngineer.
23. Detentionbasinsmaybeeitherwetbasinshavingaper-manentpoolofwaterforaestheticpurposesoradrybasinthatretainsnowaterotherthanthatrequiredduringthestormevent.Adrybasinshallbegradedandshapedtoprovideforthepositivedrainageofsurfacewaterfromallportionsofthebasin.Aconcretepavedchannelmayberequiredfromtheinletpipetotheoutletpipetoprovideamaintainablebottomarea.
24. Aneasementshallbeplacedaroundthehighwaterlimitsofthedetentionarea.
STREET DESIGN REQUIREMENTS25. Themaximumgradesofallstreetsmustconformtothe
MasterStreetPlanandtherequirementsofTable1,StreetClassification&DesignStandards,CityofConwayintheSubdivisionOrdinance.
26. Variancesforgradesupto12%forresidentialand15%forminorresidentialrequireapprovalbytheFireChiefandPlanning Commission.
27. Asubdividermaynotretainaparceloflandlyingbetweenanewlycreatedboundarystreetandaformerpropertyline,thepurposeofwhichwouldbetodenyaccessbyabuttingowners.(1) Private Roads need to be identified as separate lots and Labeled as Access, Drainage and Utility Easements. If Access is to be restricted, provide a note listing allowable uses and permissions. (2) The 0.18 Acres between lots 16 and 17 south of North View Road should have a lot number and labeled “Unbuildable” with a note on the plat listing the allowable uses and permissions of this lot being restricted to Utility, etc. (3) North View Road ROW east of Lot 20 must be flush with Lot lines to the south and north, and describe on the plat allowable uses of the private road if it is to be restricted.
28. Cul-de-sacstreetsorcourtsdesignedtohaveoneendpermanentlyclosedorstreetsorstreetloopswithasingleaccessshallhaveadistancenogreaterthan650feetfromthepointofaccesstothenearestpointofthefurthestlot with the distance measured along the shortest route withinthestreetright-of-way.Exceptions:1.Astreetmaybeupto1120feetinlengthwitharight-of-wayof60feetinwidthandwithapavedwidthfrombackofcurbtobackofcurbof40feetifitmeetsallothercul-de-sacrequire-ments.2.Aresidentialstreetmaybe1120feetinlengthwith50feetofright-of-wayand27feetofpavedwidthfrombackofcurbtobackofcurbifalllotsprovidenolessthan90feetofwidthatthebuildinglineperdwellingunitanditmeetsallothercul-de-sacrequirements.North View Road is over 1120 feet long. Planning Commission must approve the Cul-de-sac road length, or this condition must be corrected.
29. Anycul-de-sacover750feetinlengthmusthavefirede-partmentapproval.
30. Whereresidentialstreetsintersectotherresidential,col-lectororarterialstreets,thecurbradiiattheintersectionshallnotbelessthan28feet.
31. Propertylinecornersatstreetintersectionsshallberound-edwitharadiusofatleast28feet.
32. Thelayoutofstreetsshallconformtoexistingandpro-posedlandusesforthearea.The City will need confirma-tion from the county of road layout, names, connections and restrictions including potential conflicts between Hilltop road and North View Road with adjacent property owners to the south.
ALLEY DESIGN REQUIREMENTS33. Allalleysmustbepavedwithconcreteorasphaltwiththe
centerdepressedtocarrywater.34. Curbsandguttersarenotrequiredforalleys.35. Alleysmusthavenolessthan20feetofright-of-way.36. Alleysmusthaveapavedwidthofnolessthan16feet.37. Deadendalleysshallbeavoidedwherepossible.
EASEMENT DESIGN REQUIREMENTS38. Easements across lots or centered on rear or side lot lines
shallbeprovidedforutilitiesandshallbeatleast10feetinwidth.
39. Easementsshallbeprovidedforutilitieswhereasubdivi-sionistraversedbyawatercourse,drainageway,channelorstream,orthereshallbeprovidedastormwaterease-mentconformingsubstantiallywiththelinesofthewatercourseandshallbeadequateforsuchintendedpurpose.
40. UtilityeasementsasrequiredbyConwayCorporationareneeded.
41. DrainageeasementsasrequiredbytheCityEngineerareneeded.
UTILITY DESIGN REQUIREMENTS42. Whereapublicsanitarysewerisnotreadilyaccessible,an
alternativemethodofsewagedisposalforeachlotoracommunitysewagedisposalsystemmaybeusedwhenincompliancewiththestandardsoftheHealthDepartmentandtheSubdivisionOrdinance.
43. Ifasanitarysewagetreatmentsystemorseptictanksystemistobeinstalled,plansforsuchsystemshallbeapprovedbytheStateDepartmentofHealthandtheCon-wayCorporationpriortoapprovaloftheFinalPlatbythePlanning Commission.
SIDEWALK DESIGN REQUIREMENTS44. Sidewalksarerequiredalongbothsidesofallstreetswithin
allzoningdistrictswithinConwaycitylimitsandwithintheConwayTerritorialJurisdiction. A.Exceptions:LargelotsubdivisionsoutsidethecitylimitsandwithinConway’sTerritorialJurisdictionarenotrequiredtoconstructsidewalks.Alargelotsubdivisionisdefinedasasubdivisionhavinglotswithgreaterthan150feetofstreetfrontage.
18 19
Planning Commission Staff Report • April 2017Planning Commission Staff Report • April 2017
Preliminary Plat
1C NORTH VIEW ESTATES PUD
FEE REQUIREMENTS45. Appropriatefeesmustbe
paid.Balance of Review fee is $200.
OTHER REQUIREMENTS46. Inadditiontotherequire-
mentsestablishedherein,allsubdivisionplatsshallcomplywithallotherapplicablerules,regulationsandlawsincludingbutnotlimitedtotheGrowthPlan(ComprehensivePlan),theConwayZoningOrdi-nance,buildingandhousingcodes,andanyotherregu-lationsadoptedbytheCityCouncilandanyregulationsorspecialrequirementsoftheStateHealthDepartment,StateHighway&Transpor-tationDepartment,orotherappropriateStateagencies.
AUTHORIZATION TO PROCEED47. Receiptofanapprovedor
conditionallyapprovedcopyofthePreliminaryPlat,to-getherwithanapprovedcopyoftheImprovementsPlanshallconstituteauthorizationofthePlanningCommissionforthedevelopertoproceedwiththepreparationoftheFinalPlat,theinstallationofimprovements,andthestakingoutoflotsandblocks.Thedeveloper,aftercondi-tionalapprovalofthePrelim-inaryPlat,shallcompleteallimprovementsrequiredunderthisregulation.
EXPIRATION OF PLAT48. Platswillexpireattheendof
oneyearfromacceptanceofthePreliminaryPlatunlessanextensionisrequestedandgrantedbythePlanningCommission. The North View EstatesPUDwillexpireon04/03/2018.
20 21
Planning Commission Staff Report • April 2017Planning Commission Staff Report • April 2017
DESCRIPTIONBoard of Zoning Adjustment
Request for VarianceBret Franks
--
1907 Clifton Ave
0.32 ac
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APR 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
TJ
BRET FRANKS -- BZAAgenda Item:
O-3
O-3
R-2A
WA
SHIN
GTO
N A
VE
GIST ST
HARTON ST
CLI
FTO
N S
T
JONES CT
RUSHING CIR
BRETFRANKS BZA
70
Feet
City of ConwayPlanning Commission
Aerial View of 1907 Clifton StreetN
1907 Clifton Street
BRET FRANKS CONSTRUCTION REQUEST FOR BOARD OF ZONING ADJUSTMENT VARIANCE TO ALLOW REDUCED SIDE AND REAR BUILDING SETBACKS FOR PROPERTY LOCATED AT 1907 CLIFTON STREET
APPLICANTBret FranksBretFranksConstruction,Inc.P.O.Box242030LittleRock,Arkansas72223
STAFF REVIEW BYBryanPatrick,DirectorofPlanning&Development1201OakStreetConway,AR72032
SITE DATALocation. 1907CliftonStreet
Site Area. +/-0.32acres
Current Zoning. R-2A(LargeLotDuplex)
Requested Zoning Variance.Toallowreducedsetbacksontheexteriorandrearsetbacksofanapprovedresidentialdevelopmentwith3detachedsinglefamilyresidencesonthe same lot.
Existing Structures.SingleFamilyHomeandmultipleaccessorybuildings.Theaccessorybuildingswillbedemolished.Theexistingsinglefamilyhomewillberemodeled.
Overlay. None
General Overview.Mr.FrankswasgivenapprovalforMF-1(Multifamily-12units/acre)densityinanR-2A(largelotduplex)zoneattheMarchPlanningCommissionmeeting.CityCouncilapprovedthisrequestattheirMarch28,2017meeting.
Thefollowingconditionswereapproved:1. 3singlefamilyresidentialunitsmaximumshallbe
allowedonproperty.Allunitsmustbedetachedsinglefamilyresidences.
2. Theprimarybuildingmaterialmustbebrickorcementfiberboard(i.e.Hardieboard)
3. Drivewaycurbcutsshallhave12feetmaximumwidth.Widerparkingpadareaareallowedfurtherintotheproperty.
4. Plantingoftreesataratioof1per30feetalongRushingCircle;2”caliperattimeofplanting,perdevelopmentreviewstandardsshallberequired.
Inordertoconstructtheproposedsinglefamilycottagecourtyarddevelopmentasproposedandapproved,somevariancesinsetbacksarerequired.
STAFF COMMENTSTheapplicantisrequestingazoningvariancetoallowreducedsetbacksalongRushingCircle(exteriorsetback)andalongtherear/westlotline(rearsetback).Theproposedprojectincludestheexistingsinglefamilyhomeonthenorthsideofthelot,anew2storysinglefamilyhomeonthewestsideoftheproperty,andanew2storysinglefamilyhomeonthesouthsideoftheproperty.Thestructuresarearrangedtocreateacourtyardareabetweenthehomes.1drivewayfromCliftonand2drivewaysfromRushingCircleprovideaccess.
Zoning Ordinance Regulations.Thecurrentplanisoutofcompliancewithregardstoexterior(streetside)andrearsetbacks.ThepropertyiszonedR-2ALargeLotDuplexhowever,byconditionalusepermit,itiseffectivelygrantedMF-1density.Inthiscase,theR-2Asetbackswillbeusedastherequiredsetbacks.
R-2A Building setback requirements for single family dwellings:Front: 25 feetInterior Side: 6 feetRear: 20 feetExterior (Street Side): 25 feet
2A BRET FRANKS CONSTRUCTION ZONING VARIANCE REQUEST
Requested Variances1. An11.36footvarianceontheexteriorsetback(Rushing
Circlestreetside)ofproposedhouse1.This reduced setback would leave approximately 25 feet of green space between the home and the Rushing Circle curb.
2. A10footvarianceontherearsetbackofproposedhouse2.This “rear” setback area could be seen as a “side” setback. If the lot were subdivided to allow a single family residence fronting Rushing Circle, a 6 foot side setback would be allowed. In effect, this “rear” setback is 4 feet wider than a required “side” setback.
Suggested VarianceDuetothenatureoftheproposedcottagecourtyarddevelopment,structuresetbacksshouldbeallowedasproposed.Inordertoeffectivelydeveloptheapproveddenserdevelopment,thesesetbacksarenecessary.
Reducedexteriorandrearsetbacksarecommonthroughoutthehistoricstructuresinthearea.ExamplesincludehomesalongJonesCourttothenorthandtheHendrixCollegeAdditiontotheeast.UniquesetbacksarealsoprevalentinthedoublefrontagelotsbetweenCliftonandWashingtonStreets.
Duetothenatureoftheproposeddevelopmentandhistoricreducedsetbacksinthearea,PlanningStaffrecommendstheapprovalofthefollowingvariances:
1. 11.36footvarianceontheexteriorsetback(streetsideagainstaRushingCircle)ofproposedHouse1.
2. 10footvarianceontherearsetbackofproposedHouse2.
22 23
Planning Commission Staff Report • April 2017
Proposed site plan
Existing site plan
2A BRET FRANKS CONSTRUCTION ZONING VARIANCE REQUEST
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