AT 4:30 PM

COMMUNITY DEVELOPMENT SERVICES DEPARTMENT 616 W. Lancashire Blvd. Bella Vista, Arkansas 72715 Phone: (479) 268-4980

Planning Commiss ion

Work Sess ion DATE: JUNE 27, 2019 LOCATION: BELLA VISTA DISTRICT COURT BUILDING 612 W. LANCASHIRE BLVD. BELLA VISTA, ARKANSAS 72715

AGENDA

I. CALL TO ORDER

II. ROLL CALL Members: Daniel Ellis, PE, Chairman; Doug Farner, Vice-Chairman; Gail Klesen, Secretary; Don Robinson; Shawki Al-Madhoun; Chad Nall; and JB Portillo.

III. CONSIDERATION OF MIN UTES A. Work Session Meeting Minutes – January 31, 2019.

IV. NEW BUSINESS A. LSD-2019-31072: Large-scale development to enlarge the Village Bible Church parking lot at

1591 Forest Hills Blvd.; Parcel 16-70280-000; Applicant Dan Jackson; Presented by Ms. Bingham.

B. PLA-2019-31166: Property line adjustment for the library expansion at 11 Dickens Place; Parcels 16-70247-000, 16-70224-009, and 16-40621-000; Applicant Susan Santos; Presented by Mr. Linn.

V. UNFINISHED BUSINESS None.

VI. OPEN DISCUSSION A. Small Cell Wireless Facilities.

VII. ANNOUNCEMENTS A. Planning Commission regular session will be held on Monday, July 8, 2019, at 6:30pm in the

Bella Vista District Court Building at 612 W. Lancashire Blvd. B. City Council work session will be held on Monday, July 15, 2019, at 5:30pm in the Bella Vista

District Court Building at 612 W. Lancashire Blvd. C. City Council regular session will be held on Monday, July 22, 2019, at 6:30pm in the Bella

Vista District Court Building at 612 W. Lancashire Blvd. D. Planning Commission work session will be held on Thursday, August 1, 2019, at 4:30pm in

the Bella Vista District Court Building at 612 W. Lancashire Blvd.

VIII. ADJOURNMENT

COMMUNITY DEVELOPMENT SERVICES DEPARTMENT 616 W. Lancashire Blvd. Bella Vista, Arkansas 72715 Phone: (479) 268-4980

Planning Commiss ion

Work Sess ion DATE: JANUARY 31, 2019

LOCATION: BELLA VISTA DISTRICT COURT BUILDING

612 W. LANCASHIRE BOULEVARD

BELLA VISTA, ARKANSAS 72715

JA

NU

AR

Y 3

1,

20

19

1

MINUTES I. CALL TO ORDER

Chairman Ellis called the meeting to order at 4:30 PM.

I I . ROLL CALL

Members present: Daniel Ellis, PE, Chairman; Doug Farner, Vice-Chairman; Gail Klesen, Secretary Don Robinson; Shawki Al-Madhoun; Chad Nall; and JB Portillo. Members absent: None.

I I I . CONSIDERATION OF MIN UTES

A. Work Session Minutes – January 3, 2019.

On a motion by Mr. Farner and a second by Mr. Al-Madhoun, the January 3, 2019 work session minutes were approved by voice vote.

IV. NEW BUSINESS

A. RZN-2019-29955: Rezone near 1702 Forest Hills Boulevard from R-1, Residential Single-Family, to C-1, Neighborhood Commercial District; Parcel #16-28062-001; Deborah Picard; Presented by Ms. Bingham. 1. Chairman Ellis asked for the Staff Report. 2. Ms. Bingham presented the Staff Report that is included in the packet. Staff is

recommending approval of the rezone request. 3. Chairman Ellis asked if there have been any comments from the public. 4. Ms. Bingham said we received questions as to what the rezone was for, but there weren’t

any comments or concerns about it. 5. Mr. Robinson said this fits with the Master Street Plan, so I don’t know why this wasn’t

zoned C-1 to start with. 6. Chairman Ellis said it might have been because there is a church on it. Would the

applicant like to add anything to the Staff Report? 7. Ms. Debby Picard and I am hoping to operate out of the building. I have many

acquaintances at the church, so I am doing this for them and for myself. If my plan doesn’t end up materializing for some reason, it still makes sense. If this is approved, I plan to remodel the building to make it look a lot better.

8. Mr. Robinson said the parish has been rented out a number of times to different people.

Planning Commiss ion

Agenda Sess ion

JA

NU

AR

Y 3

1,

20

19

2

9. Mr. Al-Madhoun said I want to make sure you realize if the property is rezoned to commercial, a remodel will become more involved than a residential remodel – large scale, parking spaces, etc.

10. Ms. Picard said I am aware of that, as I have been chasing this rabbit for a while. I’ve had some conversations with Cooper Communities and other entities.

11. Chairman Ellis asked if there are any other questions.

V. UNFINISHED BUSINESS` None.

VI. OPEN DISCUSSION

A. New Planning Commissioner. 1. Mr. Linn introduced Ms. JB Portillo to the Planning Commission. 2. Ms. Portillo said I retired in Bella Vista in 2013 and for 30 years, I was with the Marines. I

have traveled a lot, and am used to wearing a black jacket. I’m excited about the Planning Commission.

B. Large Scale Development.

1. Mr. Linn said in Section 107-1 in regards to the applicability of large-scale development in our Code, it is typical to exempt single-family residential and duplex residential, but unless I’m missing something, that is the end of the exemption section. My question is do we need to add a threshold to the Code to triggers when something should or shouldn’t go to large-scale development review?

2. A discussion continued on different non-conforming uses, types of projects that may require a large-scale development review, and the threshold that triggers the $500.00 fee and review.

3. Mr. Al-Madhoun said things that should trigger a large-scale review are parking, safety, drainage, landscaping, disturbing land or access, and adding square footage or height.

4. Chairman Ellis said if it involves ground-disturbing activities, the Planning Commission would like to see it.

5. Mr. Linn said we will come back with something for you to look at to make sure we are going in the right direction.

C. Sunset Drive.

1. Director Tapp said the stop work order was lifted last week. Earlier this week they brought in equipment to resume work on excavation and backfill. When you drive by you will see they have taken out a good chunk of the road. The subsurface material under the pavement was not up to standards, so GTS Engineers have orchestrated bringing in some rock that meets standards. The project is moving along and we are looking forward to seeing their plans on the roadwork that will be done next. The contractor is paying for the road.

2. Mr. Al-Madhoun asked what type of wall is the retaining wall. Will it go above the road?

3. Chairman Ellis said it is a segmental block wall. 4. Ms. Bingham said the wall will be on the property line, but on the owner’s side of the

line. 5. Mr. Linn said the wall is actually going to the BZA for a variance on the setback.

JA

NU

AR

Y 3

1,

20

19

3

VII . ANNOUNCEMENTS

A summary of future meetings was announced.

VII I . ADJOURNMENT

The meeting adjourned at 5:05 p.m.

SUBMITTED BY:

___________________________________ Brenda Jorgensen Administrative Assistant III, Community Development Services Dept.

APPROVED AND ACCEPTED THIS 27T H DAY OF JUNE 2019.

___________________________________ Daniel Ellis, P.E., Chairman Bella Vista Planning Commission

___________________________________ Gail Klesen, Secretary Bella Vista Planning Commission

STAFF REPORT LSD-2019-31072

File: 15845

COMMUNITY DEVELOPMENT SERVICES DEPARTMENT 616 WEST LANCASHIRE BLVD. BELLA VISTA, AR 72715 PHONE: (479) 268-4980

DATE: JUNE 27, 2019 AUTHOR: SARAH BINGHAM, ASSOCIATE PLANNER APPLICANT: DAN JACKSON FOR VILLAGE BIBLE CHURCH PARCEL: 16-77998-006 LOCATION: 1591 FOREST HILLS BLVD

REQUEST SUMMARY:

The subject parcel, highlighted in blue, has been primarily used a religious facility in accordance with the Conditional Use Permit given by the Planning Commission on 9 January 2012. The original large scale development of this parcel was completed in November 2015. The applicants are requesting to expand their parking lot to the east of the current parking.

REQUEST LOCATION: Inside City

SIZE OF PROPERTY EXISTING ZONING SURROUNDING ZONING EXISTING LAND USE SURROUNDING LAND USE

32.09 acres R-1

North: R-1 South: R-1 East: R-1

West: C-2

Public or Civic

North: Commercial South: Commercial

East: Low Density Residential West: Commercial

STAFF RECOMMENDATION:

Approve Approve with Conditions Deny

STAFF REQUESTED CONDITIONS OF APPROVAL: • Curb stops be place at

the end of each parking structure.

• The detailed landscape plan comply with all guidelines by the electric company and the zoning code.

Per Municipal Code § 107-163, this request must be reviewed by the Planning Commission.

Detailed explanations follow on the attached pages.

STANDARD: STAFF ANALYSIS: Development Calendar (Deadlines) Has Met Application(s) Requirements Has Met Zoning Code N/A Subdivision & Development Code Has Not Met

Flood Prevention Code Has Met Drainage Manual Has Met

STAFF REPORT LSD-2019-31072

File: 15845

STA

FF R

EPO

RT

JUN

E 27

, 201

9

2

COMPARISON TO ADOPTED CITY MASTER PLANS Future Land Use and Master Street Plan

Current Zoning Regulations

STAFF REPORT LSD-2019-31072

File: 15845

STA

FF R

EPO

RT

JUN

E 27

, 201

9

3

Municipal Code § 107-163 provides criteria that must be met for variances to be approved.

REVIEW CRITERIA STAFF ANALYSIS 1. Does the Large-Scale Development Plan

meet all the requirements of the Code? Yes The applicant has submitted revised plans and a drainage report for staff to review.

2. Will the proposed development or construction violate a City Ordinance, or a State or Federal Law?

No The comments that have not been addressed by the applicant involve the access driveway turning radius

3. Will the proposed development create or compound a dangerous traffic condition? Yes

The site plan does not specify whether curb stops will be placed to prevent drivers from cutting across parking spots.

4. Are adequate water, sewer, and electrical utilities readily available to the property? Yes All utilities will remain undisturbed.

5. Has the developer has made any provisions for extending water, sewer, and electrical utilities to the development?

No No utilities will be extended during this project.

6. Can the provisions of water, sewer, and electrical utilities not be obtain approval by the State Health Department, or other appropriate Department?

No Carroll Electric’s main concerns, attached to this staff report, do not prevent construction from moving forward.

7. Does the property to be developed reflect an extreme drainage problem that will remain uncorrected by the proposed development plans?

No No major problem has existed on this site before, but we are waiting for confirmation by the city’s contracted engineer.

8. Is the development on parcel(s) which requires platting or rezoning prior to approval of the submitted plans?

No Churches are allowed to operate within the R-1 zoning district with a conditional use permit.

9. Has the Planning Commission determined there are other issues or circumstances that need to be addressed prior to approval?

N/A

Public Comments Received: None Outstanding Staff Comments:

• Notes from the city’s contracted engineer are attached. (The city did receive a drainage report earlier this week that was forwarded on to the engineer to review.)

• The detailed landscape plan comply with all guidelines by the electric company and the zoning code. • Carroll Electric’s comments are attached

Village Bible Church Additional On-Site Parking Drainage Report Mr. Dan Jackson – June 20, 2019 – Page 1

CIVEN, INC. 212 ½ WEST FIFTH STREET, SUITE 209 – JOPLIN, MO 64801 TEL: (877) 982-4836 – FAX: (877) 992-4836 WEB: www.civen.com – EMAIL: info@civen.com

06/20/2019 Village Bible Evangelical Free Church Attn: Dan Jackson 1591 Forest Hills Blvd. Bella Vista, AR 72715 Re: Village Bible Church Additional On-Site Parking Stormwater Report Dear Mr. Jackson: This letter presents Civen’s report of the findings in regard to the above-referenced item. CPN: 2046-002 Client: Village Bible Evangelical Free Church Client Address: 1591 Forest Hills Blvd. Client CSZ: Bella Vista, AR 72715 Project Address: Village Bible Church, 1591 Forest Hills Blvd. Project CSZ: Bella Vista, AR Project Description: Additional On-Site Parking Service Description: Drainage Report

Understanding We understand that Village Bible Church intends to construct additional on-site parking at the aforementioned existing facility location. This letter presents a summary of rainfall discharges, as requested by the City of Bella Vista.

Improvement Summary The site area is 32.09-ac., of which the proposal is to convert less than 1% (0.319-ac.), from undeveloped to impervious (asphalt), surface for additional on-site parking.

Drainage Summary The rational equation computes discharge, given a coefficient, rainfall intensity, and area, as follows

Q = C x I x A

Village Bible Church Additional On-Site Parking Drainage Report Mr. Dan Jackson – June 20, 2019 – Page 2

Where

Q is the discharge in cubic feet per second C is a coefficient to model physical ground runoff conditions I is the rainfall intensity in inches per hour A is the area in acres

In terms of the rational equation, the proposal is to convert 0.319-ac. from a coefficient value of 0.3 (undeveloped) to 0.9 (impervious). For the regular compact shape and size of the proposed parking area, the time of concentration is 5-minutes. Rainfall intensities (below), for 2, 5, 10, 25, 50, and 100-year (frequency), storm events are from published values for nearby Bentonville.

Predeveloped Drainage (C = 0.3) Impervious Footprint (0.319-Ac.) Frequency Intensity (in. / hr.) Flow (cu. ft. / sec.)

2 5.54 0.53 5 6.58 0.63 10 7.34 0.70 25 8.46 0.81 50 9.35 0.89 100 10.22 0.98

Developed Drainage (C = 0.9) Impervious Footprint (0.319-Ac.) Frequency Intensity (in. / hr.) Flow (cu. ft. / sec.)

2 5.54 1.59 5 6.58 1.89 10 7.34 2.11 25 8.46 2.43 50 9.35 2.68 100 10.22 2.93 From the above, the proposed improvement area generates 1-2 CFS additional peak discharge for the range of storms modeled. This is released adjacent to the proposed pavement in a decentralized fashion. While the change in flow is small, it is also well up and within the proposed site, indicating some of the runoff will never leave the site (absorption, etc.). This project is not expected to have a tangible effect downstream. Please do not hesitate to contact me if you have any questions, comments, or need further assistance. I Zachary Winters, Registered Professional Engineering No. 12212 in the State of Arkansas, hereby certify that the drainage designs and specifications contained in this Report have been prepared by me, or under my responsible supervision, in accordance with the regulations of the City of Bella Vista, Arkansas, the Professional Engineers Registration Act of the State of Arkansas, and reflect the application of generally accepted standards of engineering practice. I further certify that the improvements outlined in this Report will not have any adverse effects to life or downstream properties. I understand that review of these plans is limited to general compliance with the City codes

Village Bible Church Additional On-Site Parking Drainage Report Mr. Dan Jackson – June 20, 2019 – Page 3

and regulations and does not warrant the engineer’s design or imply any liability to the City of Bella Vista for the designs contained herein. Sincerely,

CIVEN, INC. Zach Winters, PE, PLS President Enc.: APWA (coefficients)

Bentonville (rainfall intensities) Cc: 2046-002 file

APWA 5600 16 February 16, 2011

Table 5602-3: Runoff Parameters

Land Use / Zoning Average Percent

ImperviousAverage Percent

PerviousRationalMethod

“C” SCS

CurveNumber

Industrial

Light Areas 60 40 0.66 88

Heavy Areas 80 20 0.78 93

Parks, Cemeteries 10 90 0.36 76

Railroad Yard Areas 25 75 0.45 80

Undeveloped Areas 0 100 0.30 74

All Surfaces

Impervious: Asphalt, Concrete, Roofs, etc.

100 0 0.90 98

Turfed 0 100 0.30 74

Wet Detention Basins 100 0 0.90 98

C. Rational Method “C” for Non-Standard Land Use/Zoning Classifications: The “C” value can be calculated from any type of land use and k p mpervious surface from the following equation: nown ercent i

Where:

I = percent impervious divided by 100

D. Un-zoned, but Master Planned Areas: Areas whose future land use is defined by an adopted land use

plan shall be assigned runoff coefficients for the land use indicated on such plan.

E. Agricultural and Unplanned Areas 1. Existing Conditions: For purposes of determination of development impact, undeveloped areas

whose current land use is agriculture (crops, pasture, meadow) shall be assigned a maximum of 0% impervious surface or a maximum Curve Number equivalent to good condition pasture, grassland or range (C=0.30, CN=74).

2. Proposed Conditions: Undeveloped areas designated as agricultural or those areas for which no specific land use is indicated shall be assigned a minimum of 35% impervious surface for purposes of the design of storm drainage systems (C=0.51, CN = 82).

F. Composite Coefficients: As an alternative to the above coefficients and for areas not listed above (office parks, shopping centers, trailer parks, etc.), a composite runoff coefficient based on the actual percentages of pervious and impervious surfaces shall be used.

STAFF REPORT PLA-2019-31166

File: 13250

COMMUNITY DEVELOPMENT

SERVICES DEPARTMENT 616 WEST LANCASHIRE BLVD. BELLA VISTA, AR 72715 PHONE: (479) 268-4980

DATE: JUNE 27, 2019 AUTHOR: DEREK LINN, SENIOR PLANNER APPLICANT: SUSAN SANTOS PARCEL: 16-70247-000, 16-70224-009 AND 16-40621-000 LOCATION: 11 D ICKENS PLACE

REQUEST SUMMARY: The subject parcels, highlighted in blue, are located east of Lancashire Blvd and Hwy 71, just south of Dickens Place at the location of the Bella Vista Public Library and adjacent lands. The applicant proposes to adjust the existing property lines to accommodate proposed construction plans for a library addition as follows:

- Lot 1, Block 1, existing: 1.98 acres - Lot 1, Block 1, proposed: 1.98 acres +

Additions A, B, C = 2.67 acres

Addition A involves 0.47 acres from the 25+/- acre 16-70224-009. Addition B (0.06 acres) and Addition C involve 0.06 and 0.16 acres, respectively, from the 31.5 +/- acre 16-70247-000.

Per Section 107-249(c)(1), this project involves new easement dedication along the proposed property lines. Existing easements on internal lines to be superseded shall be vacated with the plat.

REQUEST LOCATION: Inside City

SIZE OF

PROPERTY EXISTING

ZONING SURROUNDING ZONING EXISTING LAND USE SURROUNDING LAND USE

Varies R-1, P-1

North: R-1 South: P-1

East: R-1, P-1 West: R-1, P-1

Civic (library)

North: Woodland South: Woodland

East: Religious Assembly West: Woodland

STAFF RECOMMENDATION:

Approve Approve with Conditions Deny

STAFF REQUESTED CONDITIONS OF

APPROVAL: Address Staff’s

Outstanding Comments Acceptance of the revised

plat by the Owner(s).

Per Municipal Code § 107-128, this request must be reviewed by the Planning Commission.

Detailed explanations follow on the attached pages.

STANDARD: STAFF ANALYSIS: Development Calendar (Deadlines) Has Met Application(s) Requirements Has Met

STAFF REPORT PLA-2019-31166

File: 13250

S TA

FF R

EP

OR

T J U

NE

27

, 2

01

9

2

COMPARISON TO ADOPTED CITY MASTER PLANS

STAFF ANALYSIS PLAN GOALS OR GUIDELINES Future Land Use Plan and Map

The area around Dickens Place is indicated as public/civic use on the Future Land Use Map. M

eets

Sta

ndar

d

Master Street Plan and Map

Dickens Place is shown as a residential street on the master street plan.

Mee

ts S

tand

ard

Zoning Plan and Map

Zoning Code Has Met Subdivision & Development Code Items to Address

Flood Prevention Code N/A

STAFF REPORT PLA-2019-31166

File: 13250

STA

FF R

EP

OR

T JU

NE

27

, 2

01

9

3

The subject library lot is zoned R-1, and received a conditional use permit for library expansion in 2018. Addition A is within more R-1 land; however, Additions B and C are within R-1 zoning district.

Mee

ts S

tand

ard

Municipal Code § 107-130 provides criteria that must be met for lot splits, property line adjustments, minor (incidental) subdivisions, and corrective plats to be approved.

REVIEW CRITERIA STAFF ANALYSIS

1. Is any new street or alley required or proposed?

No The adjusted lot has direct access to a public road.

2. Is any vacation of a street, alley, building setback, access control, or other easement required or proposed?

Yes

Easements along the internal existing property lines shall be vacated with this plat, in lieu of easements to be platted around the new cumulative property lines. Surveyor shall depict these changes on the plat.

3. Will granting the incidental subdivision result in any significant increases in public service requirements?

No

The property line adjustment allows a proposed infrastructure expansion that has already been reviewed and considered by the City to be built as proposed.

4. Will granting the incidental subdivision interfere with the maintenance of public service levels?

No

The property line adjustment allows a proposed infrastructure expansion that has already been reviewed and considered by the City to be built as proposed.

5. Is there adequate previously dedicated street right-of-way as required by these regulations as well as the Master Street Plan?

Yes

Per the surveyor, Book 95 Page 68193 (1995) dedicated Dickens Place (50’ r/w) to the public / county. An early Bella Vista ordinance clarified that public / county roads within the new municipal limits would become city streets.

6. If there has not been adequate street right-of-way previously dedicated, does this application address any shortage?

N/A The 50’ Dickens Place meets the minimum 40’ r/w requirement in the MSP, and shall be dimensioned on plat to clarify.

7. Have all easement requirements been satisfied? No

Surveyor shall show 7.5’ easements around the new/adjusted property lines, with 20’ of easement along the rear property line (107-249(c). Setbacks shall be revised as 10’ sides and 15’ rear, as provided in the Zoning Code.

STAFF REPORT PLA-2019-31166

File: 13250

S TA

FF R

EP

OR

T J U

NE

27

, 2

01

9

4

Municipal Code § 107-130 provides criteria that must be met for lot splits, property line adjustments, minor (incidental) subdivisions, and corrective plats to be approved.

REVIEW CRITERIA STAFF ANALYSIS

8. Do all lots created have direct access to a public street?

Yes The adjusted lot has access to Dickens Pl.

9. Will a substandard-sized lot or parcel be created by this application?

No The adjusted lot size meets the minimum standards.

10. Have any waivers or variances been requested with this application?

No No waivers or variances have been applied for at this time.

Public Comments Received: None Outstanding Staff Comments:

1. Dimension Dickens Place r/w from centerline. 2. Provide standard setbacks per the zoning code. 3. Provide 20’ ‘rear’ easement along the rear 113.12’ property line, and 7.5’ easements along all other

property lines. Indicate vacation of easements along interior property lines being superseded by the greater cumulative property lines.

Utility Comments: 1. No comments to address were received by utility companies.

Planning Commission Decision:

I, (Planning Commissioner states their name), move that the Planning Commission:

Approves Approves with Conditions Denies

the request to split the subject tract into two tracts as shown on the attached, conditioned upon the below. The Planning Commission hereby ascribes the following Conditions to the Approval of this request:

I/We hereby acknowledge that I/we have read the foregoing Conditions of Approval for this project, and agree to conform to them. I/We further acknowledge that failure to comply with these Conditions could result in: the revocations of permits, stop work orders, and/or other enforcement actions deemed necessary by the City of Bella Vista.

______________________________________________ _________________________ Owner or Representative Date