Planning Commission
Agenda
August 19, 2014
I.
II.
III.
Call to Order
Approval of Minutes
Consent Agenda
1. Lot 25 Dickson’s Addition
710 Northwest 2nd Street
Property Line Adjustment
2. Angel Falls North
Angel Falls Road
IV.
Final Plat
Old Business
1. Woodlands at Creekside
Northwest ‘A’ Street (South of Compost Facility)
V.
Large Scale Development
New Business
1. Flowers (A-1, Agricultural to R-E, Residential Estate)
2415 Southwest Regional Airport Boulevard
Rezoning*
2. Arbor Lane II (Flowers)
(A-1, Agricultural to PRD, Planned Residential Development)
Southwest Regional Airport Boulevard & Southwest Juniper Avenue
Rezoning*
3. Ominous Haunted House
7640 SW Regional Airport Boulevard (Benton Co. Fairgrounds)
4. Lots 1 & 2, Arbor Lane II Addition
2415 Southwest Regional Airport Boulevard
5. Arbor Lane II Addition (Flowers)
Southwest Regional Airport Boulevard & Southwest Juniper Avenue
VI.
VII.
Planner’s Report
Adjournment
* Denotes public hearing.
1
Conditional Use*
Lot Split
Preliminary Plat
Planning Commission
August 5, 2014
Minutes
Meeting called to order at 5:00 p.m. by Debi Havner, Chairperson
Present:
Joe Haynie, Tom Byland, Debi Havner, James Stanley, Rod Sanders, Richard Binns and
Lisa Bohn after Consent Agenda.
City Staff:
Troy Galloway, Beau Thompson and Jon Stanley
Consent Agenda
1. Lot 1, Stuckey Subdivision
407 North Main Street
2. Lots 31 and 32 Fountain Plaza Subdivision
Southwest Plaza Avenue & Southeast Fountain Blvd.
3. Brighton Cottages Subdivision
Southwest Farringdon Avenue
4. Lots 31 and 32, Fountain Plaza
Southeast Plaza Avenue & Southeast Fountain Blvd.
5. College Place Subdivision Phase 9
Southeast 7th Street & Southeast Fullerton Street
Motion by Haynie, seconded by Byland to approve consent agenda.
Approved 6-0
Lot Split
Property Line Adjustment
Preliminary Plat
Large Scale Development
Final Plat
Old Business
Item #1
(14-09000018)Applicant: Allied Bank (parcel #’s 01-01522-000, & 01-01520-000,) Thomas & Judith
Terrell (parcel #’s 01-01523-000, 01-01521-000, 01-01518-001), Judith Phillips (parcel # 01-01523001), Thomas & Nicole Reynolds (parcel # 01-01517-000), LB Granata Inc. (parcel # 01—1519-000).
Braithwaite Park Addition(North Walton Boulevard & Northwest 14th Street, Front 350 feet bordering
Walton Boulevard is C-2 and the remaining portion is R-1, Single Family Residential, Proposed
zoning: all to C-2, General Commercial.
The applicant has requested a rezoning from R-1, Single Family Residential to C-2, General
Commercial. A public hearing was held on July 15, 2014
Opened public hearing
Stephen Giles-representative would like to follow up after public questions
Michael Weopke-705 NW 14th Street
• 4 different schools
• Minimal sidewalks
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Where are the entrances & exists
Noise levels
Alcohol Sales (26% Drinking & Driving)
Trash & debris
Lighting
Noise from Tractor Trailers
Children & serenity are going to be interrupted-we are against any developments
Already have lots of options for groceries.
Gail Whitenam-802 NW 14th Street
Question regarding stoplight at 15th Street, will they be closing 14th Street
Louis Threeton-806 NW 14th Street
Concerns regarding lighting and trucks on 14th Street
Stephen Giles: Representative-appreciate neighbors coming in to voice their concern
• Appropriate zoning
• 350’ of frontage is already zoned C-2
• 6’ opaque fence that is required along all borders adjacent to homeowners
• Landscaping per city ordinances
• All traffic will go out to Walton Blvd.
• Traffic study has been completed.
• 3 drives-two of which will be off of North Walton Blvd, and the other will be on 15th Street
• Large number of trees
• Store will be 8’ below houses on south.
• It will be well designed, high intensity LED lights, light will be down lit.
• Delivers 8-10 a week-generally between 2 to 8 pm
Lisa-Is there any prohibited times for delivery from 10 pm to early in the morning?
Steve- no trucks on 14th Street
Binns-Explain screening and berm on south side
Stephen- 6’ fence 8’10’ at planting
Ted Fields-708 NW 14th
• Is there going to be a gas station?
Beau-a fueling state is permitted in the C-2 Zoning.
Stephen-at this time we do not know-this is just the rezoning
Michael Woepke-the traffic study was taken during non-school time? Concerned over lights, night
time delivery.
Scott Frazier-704 NW 15th Street.-will 15th Street be widened.
TG-no plans to widen, what would be considered that it would be extended toward the west.
Closed public hearing.
Approved 5-2
Item #2
(14-07000021)
Applicant: Allied Bank (parcel #’s 01-01522-000, & 01-01520-000,) Thomas & Judith Terrell (parcel
#’s 01-01523-000, 01-01521-000, 01-01518-001), Judith Phillips (parcel # 01-01523-001), Thomas &
Nicole Reynolds (parcel # 01-01517-000), LB Granata Inc. (parcel # 01—1519-000).
Property Line Adjustment, North Walton Boulevard & Northwest 14th Street, Front 350 feet bordering
Walton Boulevard is C-2 and the remaining portion is R-1, single Family Residential.
The applicant has submitted a property line adjustment to create four new lots from six existing lots to be
known as Lot 12, (7.13 acres), Lot 13, (.70 acres), Lot 14, (.72 acres) and Lot 15, (1.08 acres) of Braithwaite
Park Addition. Additional right-of-way is being dedicated along Northwest 14th & 15th Streets as well as
Bella Vista Road to meet the requirements of the city’s Master Street Plan as well as the dedication of
utility easements for both existing and future utilities. The plat also indicates the dedication of right-of way
for future expansion of NW 15th Street to North Walton Boulevard.
Approved 7-0
Item #3
Trinity Property Management, LLC: (14-06000017) Large Scale Development, Woodlands at Creekside,
Northwest ‘A’ Street (South of city compost facility) Zoned R-3 Medium Density Residential.
The applicant has submitted a Property Line Adjustment application for property located along Northwest
‘A’ Street, immediately south of the city’s compost facility. The proposed plat as provided indicates the
creation of one lot to be known as Lot 1 (4.73 acres) of Woodlands at Creekside subdivision. The plat
also specifies the dedication of an additional 35 feet of right-of-way along Northwest ‘A’ Street as well as
the dedication of a utility drainage and access easement. The applicants have requested that this item be
tabled.
Brenda Hisckson: 911 NW A Street
• Concerned over traffic, & speeders
TG-will let Chief Simpson
Motion by Bohn, seconded by Binns to table
Tabled 7-0
New Business:
Item #1
Bentonville Redevelopment, LLC: (14-09000019) Bentonville Redevelopment, LLC, Rezoning, 705
Southeast 4th Street, Zoned R-3 Medium Density Residential.
The rezoning request is to create (4) single family lots.
Opened public hearing
Closed public hearing
Approved 7-0
Planners Report: Troy Galloway
•
•
SE 6th Street Sidewalk project-well under construction
ORT transit test - Wal-Mart to downtown district and to Crystal Bridges
Over 600 people participated within 2 days
• NW Trail- received letter back from State Historical Office
• Make a Difference Day Trees-out for Bid
• Commercial landscaping that has dying landscaping we are compiling a list, so that can be
addressed.
Motion by Binns, seconded by Sanders to adjourn
Adjourned
Diane Shastid
Planning Commission Staff Report
Property Line Adjustment: Lot 25 Dickson’s Addition
TO:
THRU:
FROM:
PC DATE:
Bentonville Planning Commission Members
Troy Galloway, AICP, Community Development Director
Jon Stanley, Planner
August 19, 2014
GENERAL INFORMATION:
H.T.E. Project Number: 14-07000027
Applicant/Current Owner: Scott Clubine
Representative: Robert Caster
Requested Action: Property Line Adjustment Approval
Location: 710 Northwest 2nd Street
Existing Zoning: R-1, Single Family Residential
Land Use Plan: Low Density Residential
BACKGROUND:
The applicant has submitted a Property Line Adjustment to create one lot to be known as Lot 25
(1.24 acres) of the Dickson’s Addition. The plat also indicates the dedication of right-of-way along
Northwest 2nd Street per the city’s current master street plan.
URROUNDING LAND USES AND ZONING:
Direction
North
Zoning
R-1, Single Family Residential
Land Use
Low Density Residential
South
R-1, Single Family Residential
Low Density Residential
East
R-1, Single Family Residential
Low Density Residential
West
R-1, Single Family Residential
Low Density Residential
STREETS
Direction
North
South
East
West
Name
Classification
Northwest 2nd Street
Collector
TRAFFIC FINDINGS
(a) Traffic data for the nearest intersections are as follows: N/A.
(b) Traffic summary software predicts the additional traffic for this project is: N/A.
STANDARD CONDITIONS OF APPROVAL
1.
A digital copy of the plat.
2.
All technical review comments must be addressed before building permits will be issued.
ISSUES / ANALYSIS:
Site Inspection: A site inspection was completed; this property is currently the site of the old
bowling alley and is unoccupied.
Drainage Report: A drainage report is not required for this property line adjustment.
Water / Sewer: Per the G.I.S. site, water and sewer are available at this location.
Waiver(s): There are no waiver requests for this project.
Analysis / Conclusion: This property line adjustment DOES meet the minimum requirements of
the subdivision regulations.
RECOMMENDATION:
Staff has reviewed this application and recommends this item be APPROVED at the request of the
applicant.
Planning Commission Staff Report
Final Plat: Angel Falls North
TO:
THRU:
FROM:
PC DATE:
Bentonville Planning Commission Members
Troy Galloway, AICP, Community Development Director
Jon Stanley, Planner
August 19, 2014
GENERAL INFORMATION:
Project Number: 14-03000003
Applicant: Landmarc Custom Homes
Representative: Sand Creek Engineering
Requested Action: Final Plat Approval
Location: Northwest Angel Falls Road
Existing Zoning: R-1, Single Family Residential
Land Use Plan: Low Density Residential
BACKGROUND:
The applicant has submitted a final plat for a 46 lot single family residential subdivision on 31.21
acres. The subdivision will be known as Angel Falls North. No stormwater detention was required
due to the steep topography of the area. All lots are sized to meet the minimum standards of the
zoning regulations and all streets were installed per City of Bentonville Street Specifications. All nonbondable and final inspection items have been completed.
SURROUNDING LAND USES AND ZONING:
Direction
North
South
Zoning
A-1, Agricultural
R-1, Single Family Residential
Land Use
Low Density Residential
Low Density Residential
East
R-1, Single Family Residential
Low Density Residential
West
R-1, Single Family Residential
Residential Estate
STREETS
North
South
East
West
Direction
Name
Northwest Angel Falls Road
Northwest Angel Falls Road
Classification
2 lane curb & gutter
2 lane curb & gutter
TRAFFIC FINDINGS
(a) Traffic data for the nearest intersections are as follows: N/A
(b) Traffic summary software predicts the additional traffic for this project is: N/A
STANDARD CONDITIONS OF APPROVAL:
1.
A digital copy of the plat
2.
All technical review comments must be addressed before building permits are issues.
ISSUES / ANALYSIS:
Site Inspection: A site inspection was completed; this property is comprised of vacant lots in a
developing residential subdivision.
Drainage Report: A drainage report is not required at the time of final platting.
Water / Sewer: Per the G.I.S. site, water and sewer ARE available to this subdivision.
Waiver(s): N/A
Analysis / Conclusion: This final plat DOES meet the minimum requirements of the subdivision
regulations.
RECOMMENDATION:
Staff has reviewed this application and recommends APPROVAL.
Planning Commission Staff Report
Large Scale Development: Woodlands at Creekside
TO:
THRU:
FROM:
PC DATE:
Bentonville Planning Commission Members
Troy Galloway, AICP, Community Development Director
Jon Stanley, City Planner
August 19, 2014 , August 5, 2014 and July 15, 2014 (original)
GENERAL INFORMATION:
Project Number: 14-06000017
Applicant: Trinity Property Management, LLC
Representative: Morrison Shipley Engineers, Inc. (Sammi May)
Requested Action: Large Scale Development Approval
Location: Northwest ‘A’ Street (South of city compost facility)
Existing Zoning: R-3, Medium Density Residential
Land Use Plan: Low Density Residential
BACKGROUND:
The applicant has submitted a Large Scale Development application for a 50 unit apartment
complex. There will be a total of 5 separate buildings. One unit will contain 12 one bedroom units
and be three stories tall, one unit will contain 2 one bedroom units and be single story and the other
three units will contain 12 two bedroom units each and be three stories tall. 78 on-site parking
spaces are being provided. On-site detention is also being provided. Street improvements will be
constructed along Northwest ‘A’ Street to meet current City of Bentonville specifications. The
exterior of the building will be constructed of brick, lapped fiber cement siding, steel railings and
vinyl shutters as submitted by the applicant. Access will be provided by a single curb cut on the
north side of the property where the distance of the sight north and south on Southwest A Street is
greatest.
PROJECT STATISTICS ARE AS FOLLOWS:
Site / Building Requirements
Required / Allowed
Setbacks
Front:
Side Interior (North):
Side Interior (South)
Side Exterior:
Rear:
Height
Landscape Coverage
Parking
Standard Stalls
Handicap Stalls
Total:
Proposed
20’
10’
10’
20’
25’
20’
15’
10’
660’
40’
8%
34’/3 Story & 16’/1 Story
8%
72
3
75
74
4
78
SURROUNDING LAND USES AND ZONING:
Direction
Zoning
North
A-1, Agricultural
Land Use
Public
South
R-3, Medium Density Residential
Low Density Residential
East
A-1, Agricultural
Public
West
A-1, Agricultural & R-1, Single
Family Residential
Low Density Residential
STREETS
Direction
North
South
East
West
Name
Northwest ‘A’ Street
Classification
Collector
TRAFFIC FINDINGS
(a) Traffic data for the nearest intersections are as follows:
1. Northwest ‘A’ Street with 2000 total motor vehicle counts for the northbound acceleration
lane.
(b) Traffic summary software predicts the additional traffic for this project is:
1. Total weekday average traffic predicted for this property is 350 motor vehicle trips.
STANDARD CONDITIONS OF APPROVAL
1.
A digital copy of the plat/plan must be provided prior to building permit.
2.
All technical review comments must be addressed before building permits will be issued.
3.
Once installed, landscaping shall be maintained in healthy living condition and all plant
material that dies shall be replaced. (Sec 1400.5.C-10)
4.
The building will be constructed with similar exterior materials of those submitted and
approved by the planning commission.
ISSUES / ANALYSIS:
Site Inspection: A site inspection was completed; this site is vacant within a residential area adjacent
to a duplex subdivision and the city compost facility.
Drainage Report: A drainage report was submitted and tentatively approved by the city engineer.
Water / Sewer: Per the G.I.S. site, water and sewer ARE available to this site.
Analysis / Conclusion: All aspects of the review criteria have been met. Based on the Institute of
Traffic Engineers estimated additional traffic generation Northwest A Street can sufficiently handle
the additional trips. The estimated capacity of a Collector street is 4,000 to 6,000 trips per day,
futhermore The City of Bentonville General plan specifically states (Policy LU-23) “ The City should
encourage the development of a mix of housing types to the meet the needs of residents throughout
their lives.” This large scale development DOES meet the minimum requirements of the subdivision
regulations.
RECOMMENDATION:
Staff has reviewed this application and recommends this item be APPROVED.
Elevation facing west and/or NW ‘A’ Street
PC Meeting of: August 19, 2014
305 S.W. “A” Street
Bentonville, AR 72212
Telephone: (479) 271-3126
Fax: (479) 271-5906
The City of Bentonville, Arkansas
REZONING: Flowers (A-1, Agricultural to R-E, Residential Estate)
Current Planning Division Correspondence: Planning Commission Staff Report
TO:
City of Bentonville, Arkansas Planning Commission
FROM:
Jon Stanley, Planner
THRU:
Troy Galloway, AICP, Community Development Director
DATE:
August 19, 2014
GENERAL INFORMATION
H.T.E. Project Number: 14-09000020
Applicant/Current Owner: James Dale Flowers
Representative: Blew & Associates, PA
Requested Action: Rezoning
Location: 2415 Southwest Regional Airport Boulevard
Existing Zoning: A-1, Agricultural
Proposed Zoning: R-E, Residential Estate
Future Land Use Map Designation: Low Density Residential
BACKGROUND / HISTORY
Property Description/Site Inspection: A site inspection was completed; this property is currently the site of a
single family dwelling in a low density residential area.
Previous Rezoning Requests for this Property: There are no known rezoning’s for his property.
Surrounding Land Uses & Zonings:
Direction
Current Land Use
Existing Zoning
North
South
Agriculture
Single Family Dwellings
East
Single Family Dwellings
West
Vacant PUD and Single
Family Dwellings
A-1, Agricultural
R-1, Single Family Residential
R-1, Single Family Residential
and R-O, Residential Office
PUD, Planned Unit
Development
1
Future Land Use Map
Designation
Commercial
Low Density Residential
Low Density Residential and
Office
Low Density Residential
Surrounding Streets & Classifications:
Name
Master Street Plan
Classification
Southwest Regional Airport
Boulevard
Arterial
2 lanes state highway currently
undergoing widening
improvements
Local
2 lane curb and gutter
Local/Local
2 lane curb and gutter
Direction
North
South
East
West
Southwest Juniper Avenue
Southwest Juniper
Avenue/Southwest Arbor
Road
Current Condition
LEGAL NOTIFICATIONS
Public Notice: On July 16, 2014, the property owner and/or representative mailed certified public notices to
property owners within a 200 foot radius of the subject site and staff published a legal notice in the Arkansas
Democrat-Gazette, Northwest Arkansas Addition on July 19, 2014. In addition, staff posted a notice of public
hearing sign on the property on August 4, 2014. This DOES meet legal noticing requirements and are adequate
for the scope of this rezoning application.
RELATIONSHIP TO THE GENERAL PLAN AND FUTURE LAND USE MAP
1.
A determination of the degree to which the proposed zoning is consistent with land use planning
objectives, principles, and policies and with land use and zoning plans.
Finding(s) of Staff:
Policy LU-23 Housing Types within the General Plan states “the City should
encourage the development of a mix of housing types to the meet the needs of
residents…”. The rezoning request is consistent with good land use planning
and the general plan and will meet the intent of the policy while allowing the
property owner the ability to keep animals specifically approved by the planning
commission.
2.
A determination as to whether the proposed zoning would create or appreciably increase traffic danger
and congestion.
Finding(s) of Staff:
3.
The proposed rezoning will not create an increase to traffic in the area.
A determination as to whether the proposed zoning would significantly alter the population density and
thereby undesirably increase the load on public services including schools, emergency services, and water
and sewer facilities.
Finding(s) of Staff:
The proposed zoning will not adversely alter population density nor impact
the public infrastructure. Water and sewer are available at this location.
Emergency services are adequate at this location.
ANALYSIS, CONCLUSION, & SUMMARY
The R-E, Residential Estate zoning district is an extremely low density residential district that will expand and
2
promote residential alternative in the southwest part of the city. The property meets the minimum bulk and
area requirements of 2 acres set forth in the R-E zoning designation.
The rezoning request IS consistent with the City of Bentonville’s Future Land Use Map, which depicts this
property as Low Density Residential.
STAFF RECOMMENDATION
Staff has reviewed this application and based on the findings presented in this staff report, staff recommends
APPROVAL of this rezoning from A-1, Agricultural to R-E, Residential Estate.
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5
PC Meeting of: August 19, 2014
305 S.W. “A” Street
Bentonville, AR 72212
Telephone: (479) 271-3126
Fax: (479) 271-5906
The City of Bentonville, Arkansas
Planning Commission Staff Report
REZONING: Arbor Lane II, (Flowers) A-1, Agricultural to PRD, Planned Residential Development
TO:
City of Bentonville, Arkansas Planning Commission
FROM:
Jon Stanley, Planner
THRU:
Troy Galloway, AICP, Community Development Director
DATE:
August 19, 2014
GENERAL INFORMATION
H.T.E. Project Number: 14-017000003
Applicant/Current Owner: James Dale Flowers
Representative: Blew & Associates, PA
Requested Action: Rezoning
Location: Southwest Regional Airport Boulevard & Southwest Juniper Avenue
Existing Zoning: A-1, Agricultural
Proposed Zoning: PRD, Planned Residential Development
Future Land Use Map Designation: Low Density Residential
BACKGROUND / HISTORY
The applicant has proposed a Planned Residential Development at this location to be known as Arbor Lane II.
The single family subdivision is proposing 6.6 units per acre. The applicant plans to create 47 single family lots and
2 common areas. The common area will serve as a gathering place where members of the community can interact.
The proposed floor plans of 1,300 to 1,500 square feet are consistent in size with the home in Arbor Lane I and
each will have 3 bedrooms and 2 baths. The applicant is proposing a variation of setback as depicted on the site
plan.. The average lot size will be 0.09 acres (38’x100’). All lots will have rear loaded garages with the exception of
lots 41-48. A 16’ alley will be installed the serve the rear loaded garages. To protect the privacy of the surrounding
neighbors, no rear windows are being proposed on the second story for lots along the southern and eastern
property lines.
Property Description/Site Inspection: A site inspection was completed; this property is currently vacant
adjacent to low density subdivision to the east and a mixed use development to the west.
Previous Rezoning Requests for this Property: There are no known rezonings for his property.
SURROUNDING LAND USES & ZONINGS:
Direction
North
South
East
West
Current Land Use
Existing Zoning
Agriculture
Single Family Dwellings
Single Family Dwellings
A-1, Agricultural
R-1, Single Family Residential
R-1, Single Family Residential
and R-O, Residential Office
PUD, Planned Unit
Development
Vacant PUD and Single
Family Dwellings
1
Future Land Use Map
Designation
Commercial
Low Density Residential
Low Density Residential and
Office
Low Density Residential
SURROUNDING STREETS AND CLASSIFICATIONS:
Master Street Plan
Direction
Name
Classification
North
Southwest Regional Airport
Arterial
Boulevard
South
East
West
Southwest Juniper Avenue
Southwest Juniper
Avenue/Southwest Arbor Road
Local
Local/Local
Current Condition
2 lanes state highway currently
undergoing widening
improvements
2 lane curb and gutter
2 lane curb and gutter
LEGAL NOTIFICATIONS
Public Notice: On July 16, 2014, the property owner and/or representative mailed certified public notices to
property owners within a 200 foot radius of the subject site and staff published a legal notice in the Arkansas
Democrat-Gazette, Northwest Arkansas Addition on July 19, 2014. In addition, staff posted a notice of public
hearing sign on the property on August 4, 2014. This DOES meet legal noticing requirements and are adequate
for the scope of this rezoning application.
RELATIONSHIP TO THE GENERAL PLAN AND FUTURE LAND USE MAP
1.
A determination of the degree to which the proposed zoning is consistent with land use planning
objectives, principles, and policies and with land use and zoning plans.
Finding(s) of Staff: Through the use of the correct zoning designation the mix of housing types can be
compatible. The use of the Planned Residential Development district allows for
innovative design and atypical arrangement of structures consistent with public health
safety and welfare of the community. According to the zoning code, planned residential
development should “Foster walkable, “close-knit” neighborhoods and promote
distinctive, attractive communities with a strong “sense of place”. The applicant has
provided an interconnecting sidewalk system to promote walkability while providing
open space to foster a close knit neighborhood. At 6.6 units per acre the property will
also serve as a transition between the low density residential to the east and mixed use
subdivision to the west.
2.
A determination as to whether the proposed zoning would create or appreciably increase traffic danger
and congestion.
Finding(s) of Staff:
The Institute of Transportation Engineers estimates 450 trips per day for 47
single family detached units. Currently the State of Arkansas is widening Southwest Regional
Airport Boulevard to accommodate the current traffic volume and projected increases in traffic
associated with the potential growth along the corridor. The proposed PRD is located and
connected to an existing local street network to the west that will directly connect to SW
Regional Airport Boulevard to the north. The proposed traffic light at Bright road will help
facilitate turning movements from Southwest Buckeye to SW Regional Airport. The proposed
development will further directly connect Wildwood Phase I to the arterial street. The widening
of SW Regional Airport is currently underway and is estimated to reach completion before
complete build out of the proposed subdivision is reached. Staff has determined that the
proposed zoning will not adversely affect the current traffic situation at the time of subdivision
completion.
2
3.
A determination as to whether the proposed zoning would significantly alter the population density and
thereby undesirably increase the load on public services including schools, emergency services, and water
and sewer facilities.
Finding(s) of Staff:
Public services area adequate for the increase in density. Water and sewer is
readily available and emergency services area located within close proximity.
ANALYSIS, CONCLUSION, & SUMMARY
The intent of the PRD zoning designation is to encourage the use of Smart Growth principals and Traditional
Neighborhood Design, to provide a variety of housing types and densities available to the general public, and to
promote high quality residential developments while allowing greater flexibility in the design of such
developments.
The rezoning request IS consistent with the City of Bentonville’s Future Land Use Map, which depicts this
property as Low Density Residential.
STAFF RECOMMENDATION
Staff has reviewed this application and based on the findings presented in this staff report, staff recommends
APPROVAL of the rezoning from A-1, Agricultural to PRD, Planned Residential Development as submitted
by the applicant.
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5
6
7
8
Planning Commission Staff Report
Lot Split: Lots 1 & 2 Arbor Lane II Addition
TO:
THRU:
FROM:
PC DATE:
Bentonville Planning Commission Members
Troy Galloway, AICP, Community Development Director
Jon Stanley, Planner
August 19, 2014
GENERAL INFORMATION:
Project Number: 14-05000022
Applicant: James Dale Flowers
Representative: Blew & Associates, P.A.
Requested Action: Lot Split Approval
Location: 2415 Southwest Regional Airport Boulevard
Existing Zoning: A-1, Agricultural
Land Use Plan: Low Density Residential
BACKGROUND:
The applicant has submitted a Lot split Application for property located at 2415 Southwest Regional
Airport Boulevard. The proposed plat as provided indicates the creation of two lots from one
existing lot to be known as Lot 1 (2.58 acres) and Lot 2 (6.67 acres) of Arbor Lane II Addition. The
proposed plat also shows the dedication of right-of-way to provide for the connection of Southwest
Juniper Avenue and the construction of Peachwood Drive as well as the dedication of utility
easements to serve future development.
SURROUNDING LAND USES AND ZONING:
Direction
North
South
East
West
Zoning
A-1, Agricultural
R-1, Single Family Residential
R-1, Single Family Residential and RO, Residential Office
PUD, Planned Unit Development
Land Use
Commercial
Low Density Residential
Low Density Residential and Office
Low Density Residential
STREETS
North
South
East
West
Direction
Name
Southwest Regional Airport
Boulevard
Classification
Arterial
Southwest Juniper Avenue
Southwest Juniper
Avenue/Southwest Arbor Road
Local
Local/Local
TRAFFIC FINDINGS
(a) Traffic data for the nearest intersections are as follows: N/A
(b) Traffic summary software predicts the additional traffic for this project is: N/A.
STANDARD CONDITIONS OF APPROVAL
1.
A digital copy of the plat.
2.
All technical review comments must be addressed before building permits will be issued.
ISSUES / ANALYSIS:
Site Inspection: A site inspection was completed; this property is currently occupied by a single
family residence in a low density residential area.
Drainage Report: A drainage report is not required for this lot split.
Water / Sewer: Per the G.I.S. site, water and sewer are currently in use at this location.
Waiver(s): N/A
Analysis / Conclusion: This lot split DOES meet the minimum requirements of the subdivision
regulations.
RECOMMENDATION:
Staff has reviewed this application and recommends APPROVAL.
Planning Commission Staff Report
Conditional Use: Ominous Haunted House
Project Number: 14-02000011
TO:
THRU:
FROM:
PC DATE:
Bentonville Planning Commission Members
Troy Galloway, ACIP, Community Development Director
Jon Stanley, Planner
August 19, 2014
GENERAL INFORMATION:
Applicant: Tim Moore
Representative: Tim Moore
Requested Action: Conditional Use Permit Approval
Location: 7640 Southwest Regional Airport Boulevard (Benton County Fair Grounds)
Existing Zoning: A-1, Agricultural
Land Use Plan: Public
Proposed Use: Seasonal haunted house attraction
BACKGROUND:
The applicant has submitted a Conditional Use for a temporary use to be located at the Benton
County Fairgrounds on Southwest Regional Airport Boulevard. A conditional use is required to
operate a haunted house at this location. The event will begin on October 3, 2014 and end on
October 31, 2014. The hours of operation will be 6:30 pm to 11:30pm Thursdays through Saturdays.
The applicant plans to utilize 10,000 square feet of the existing 24,000 square feet facility for the
haunted house and associated ticket sales. The applicant anticipates 200 patron per day but can
accommodate up to 1000 patrons per day. There will be 15 employees and fire department approval
is required. for the term of the permit. The haunted house plans to utilize the existing parking areas
for the Benton County Fair.
SURROUNDING LAND USES AND ZONING:
Direction
Zoning
North
A-1, Agricultural
Land Use
Medium Density Residential
South
R-1, Single Family Residential
Commercial
East
A-1, Agricultural
Agriculture
West
A-1, Agricultural & Benton County
Mixed Use & Office
STREETS
Direction
North
South
East
West
Name
Classification
Southwest Regional Airport
Boulevard
Southwest Barron Road
South Vaughn Road
Arterial
Collector
Arterial
Site Inspection : A site inspection was completed; this property is the current location of the Benton
County Fair and is located within an agricultural area.
Public Notice: On July 19, 2014 a notice was published in the Arkansas Democrat-Gazette, Northwest
Arkansas Addition and a public hearing notice sign was posted on the property on August 4, 2014.
This does meet legal noticing requirements and is adequate for the scope of this project.
CONDITIONS OF APPROVAL:
1. All technical review comments must be addressed before building permits are issued.
2. The structure must pass an inspection by the Bentonville Fire Department prior to
operating.
ISSUES / ANALYSIS:
SEC. 301.6. Planning Commission
E. Standards for Approval. In carrying out the purpose of this section, the Commission’s
consideration shall include, but not be limited to, the following development standards and design
specifics. The appropriateness of these standards shall be determined at the discretion of the
Planning Commission for each specific conditional use location.
1. The proposed use shall be so designated, located and operated so that the public health,
safety and welfare will be protected.
2. The proposed land use shall be compatible with other area properties located near it.
3. The proposed use shall be in compliance with the provision of “Conditional Uses” as set out
in this Ordinance.
4. The proposed use shall be in conformance with all applicable provisions stated in this
Ordinance for the district in which the use is to be located. The use shall facilitate public
convenience at that location.
5. The proposed conditional use shall be in conformance with all off-street parking and loading
requirements of this Ordinance and ingress and egress and pedestrian ways shall be
adequate.
6. Safeguards limiting noxious or offensive emissions, including lighting, noise, glare, dust and
odor shall have been addressed in the proposed use application.
7. Landscaping and screening of the proposed use shall be in accordance with these Ordinance
regulations and the City of Bentonville landscaping regulations.
8. Proposed use signage shall be in accordance with the provisions of this Ordinance.
9. Open space located on the proposed use shall be maintained by the owner/developer.
10. The size and shape of the site, including size, shape and arrangement of proposed structures
shall be in keeping with the intent of this Ordinance.
11. The Planning Commission shall in no case authorize less than minimum requirements of the
Ordinance relating to height, area, setbacks, parking or landscaping.
12. The Planning Commission shall not permit any use in a zone as a conditional use that is not
permitted under the Zoning Ordinance.
The conditional use is allowed on appeal in the (A-1, Agricultural) district.
Allowed under the Protective Covenants of the subdivision. N/A
To date staff NOT been contacted regarding this request.
RECOMMENDATION:
Staff has reviewed this application and recommends APPROVAL.
Planning Commission Staff Report
Preliminary Plat: Arbor Lane II Addition
TO:
THRU:
FROM:
PC DATE:
Bentonville Planning Commission Members
Troy Galloway, AICP, Community Development Director
Jon Stanley, Planner
August 19, 2014
GENERAL INFORMATION:
Project Number: 14-08000004
Applicant: James Dale Flowers
Representative: Blew & Associates, P.A.
Requested Action: Preliminary Plat Approval
Location: Southwest Regional Airport Boulevard
Existing Zoning: A-1, Agricultural
Land Use Plan: Low Density Residential
BACKGROUND:
The applicant has submitted a Preliminary Plat application to approve a 55 lot single family
subdivision within a 6.67 acre parcel. 6 of the 55 lots are non-buildable to allow for on-site
stormwater detention, common space and access requirements. The average lot size of the proposed
subdivision will be 38’ wide by 100’ in depth. Right-of-way is being dedicated to construct the
public streets necessary to serve the subdivision. All lots will have access to a public street or public
alley. A 5’ sidewalk is being constructed along all common area lots to allow pedestrian access to
these areas. Traffic calming devices will be installed along Southwest Juniper Avenue. Various utility
easements are being dedicated with the proposed development to allow for public utilities to serve
the lots
SURROUNDING LAND USES AND ZONING:
Direction
Zoning
North
A-1, Agricultural
South
R-1, Single Family Residential
East
West
STREETS
Direction
North
South
East
West
R-1, Single Family Residential and RO, Residential Office
PUD, Planned Unit Development
Land Use
Commercial
Low Density Residential
Low Density Residential and Office
Low Density Residential
Name
Southwest Regional Airport
Boulevard
Classification
Arterial
Southwest Juniper Avenue
Southwest Juniper
Avenue/Southwest Arbor Road
Local
Local/Local
TRAFFIC FINDINGS
(a) Traffic data for the nearest intersections are as follows: N/A
(b) Traffic summary software predicts the additional traffic for this project is: N/A
STANDARD CONDITIONS OF APPROVAL:
1.
A digital copy of the plat
2.
All technical review comments must be addressed before building permits are issues.
ISSUES / ANALYSIS:
Site Inspection: A site inspection was completed; this property is vacant and immediately adjacent
to a developing residential area.
Street Names: All street names are preliminary and are for planning purposes only. Street names
are not finalized until Final Plat approval.
Sidewalks: Sidewalk installation will be the responsibility of individual lot owners at the time of
building permit.
Water / Sewer: Per the G.I.S. site, water and sewer ARE currently available to this site.
Drainage: A drainage report was submitted and tentatively approved by the city engineer.
Waiver(s): N/A
Analysis / Conclusion: This preliminary plat DOES meet the minimum requirements of the
subdivision regulations.
RECOMMENDATION:
Staff has reviewed this application and recommends APPROVAL.