april - conway, arkansas · 2019. 3. 11. · introduction & chairperson remarks minutes: march...

7:00pm • April 17, 2017 • 810 Parkway Avenue

APRILConway Planning Commission

Staff Report

City of ConwayPlanning Commission April 2017

Agenda:

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1C

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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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mailto:planningcommission%40cityofconway.org?subject=

http://www.cityofconway.org/pages/planning-commission/

Planning Commission Staff Report • April 2017Planning Commission Staff Report • April 2017

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Edgewood Park PUDPreliminarySubdivision

Aerial View of proposed Edgewood Park PUDN

College Ave

1A EDGEWOOD PARK PUD

DESCRIPTION

Preliminary Subdivision ReviewEdgewood Park PUD

--4825 COLLEGE AVE

14.47777965 ac

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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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IndustrialI-1

I-3RU-1

Residential

SRHRR-2

R-2AMF-1MF-2

MF-3RMH

R-1

Commercial

C-2C-3C-4

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Special

S-1A-1PUD

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EDGEWOOD PARK PUD PRELIM -- SUBAgenda Item:

A-1

O-3

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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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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.


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Preliminary Plat


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Aerial View of proposed South Sterling PUDN

South Sterling PUDPreliminary Subdivision

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1B SOUTH STERLING PUD, PHASE 1

DESCRIPTION

Preliminary Subdivision ReviewSouth Sterling PUD PH1

--Donaghey Ave

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OfficeO-1

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SOUTH STERLING PUD, PHASE 1PRELIMINARY SUBDIVISION

APPLICANTHambuchenPropertiesRichieHambuchen86RichlandHillsDriveConway,Arkansas72034


SITE DATALocation. PropertyeastofSouthDonagheyAvenue,immediatelysouthofGardensatSouthridgeSubdivisionandwestofStratfordPlaceSubdivision.


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


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.





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.


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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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.


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








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


FA U L K N E R C O U N T Y

NORTH VIEW ESTATES PLANNED UNIT DEVELOPMENTPRELIMINARY SUBDIVISION

APPLICANTHawksInvestmentCompany2111EGermanLaneConway,Arkansas72032


SITE DATALocation. ±59.35acreseastofARHwy25andsouthofSouthshoreLane; immediately north of North Woods Estates PUD.


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


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.





10. Existingstreets,buildings,watercourses,railroads,culverts,utilitiesandeasementonandadjacenttothetractareneed-ed.

11. Wherethemethodofdisposalofwastewaterisotherthanconnectiontoapublicwastewatersystem,detailedinforma-tionshallaccompanytheplat.

12. StateHealthDepartmentapprovalofanynewwatersupplyand/orsewagesystem,iftherequirementofthesubdivisionistobemetbyanyothermeansthanbyconnectingtothewatersupplyorsewagesystemoperatedbytheCityofCon-wayand/ortheConwayCorporationisneeded.

13. Improvementplansforeachnewutilitysystemareneeded.

16 17


North View Estates PUDPreliminary Subdivision

AR Hwy 25

Southshore Ln

Hill

top

Rd

Aerial View of North View Estates PUDN


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.


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.


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.


allzoningdistrictswithinConwaycitylimitsandwithintheConwayTerritorialJurisdiction. A.Exceptions:LargelotsubdivisionsoutsidethecitylimitsandwithinConway’sTerritorialJurisdictionarenotrequiredtoconstructsidewalks.Alargelotsubdivisionisdefinedasasubdivisionhavinglotswithgreaterthan150feetofstreetfrontage.

18 19


Preliminary Plat


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


DESCRIPTIONBoard of Zoning Adjustment

Request for VarianceBret Franks

--

1907 Clifton Ave

0.32 ac

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APR 2017








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


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

24

april - conway, arkansas · 2019. 3. 11. · introduction & chairperson remarks minutes: march...

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