Planning Commission - Regular Meeting

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Okay, guys. We're going to call the July meeting um of the planning commission to order and we are going to um call the role. Uh Ethan Reed present. Mark Ferguson present. Alexander Bainy present. Jensen Tilkkey. Jay Wimborn here. Brooks Davis here. Tenise. Um, Cassidy Cook here. Kevin Gamrell here. Okay. Thank you. And with that, I will entertain a motion to approve the minutes. Motion to approve. Second. Motion in a second. All in favor? I. Any opposed? Okay. Motion carries. Um, and as we read every meeting, the Conway Planning Commission makes recommendations to the city council on public hearing items. Items reviewed on this agenda will be considered by the city council as early as sorry wrong one uh August 26, 2025. And we have a note in here that items there's um one item that will be actually considered by the city council as early as tomorrow night um at the city council meeting and we will let you know on that one. Items not approved by the planning commission board of zoning adjustment may be appealed to city council within 30 days of the date of denial. And with that, Lauren, I think you're up all night and she has a really good helper with her tonight. I'm going to apologize in advance, everybody. Thanks for being polite. All right. Um, so the first item tonight is a preliminary plat approval for Gold Creek Falls subdivision phase one. This is um roughly about 1300 square or 1300 feet south of current city limits. It is a part of city limits um on Sturgis Road. It comprises of 19.37 acres. It's not located in any overlay zones. The current zoning is R1 single family which does also align with the comprehensive plan. The master street and trail plan indicates Sturgis as a minor arterial

which means 80 ft of rideway. There are no existing structures on the site. The applicant is requesting preliminary approval of a 75 lot subdivision um on Sturgis Road with internal streets. It's phase one of Gold Creek Falls. Phase two will be to the west um at a later date time. lots um do meet standards for R1 lots, so 6,000 square feet plus, which is consistent for the area. There are two access points proposed off of Sturgis Road and all streets um will require 5T sidewalks with a 6 and a half foot green space. There are two requested waiverss with this request tonight. One is for the creation of double frontage lots, which will be all of those lots along Sturgis Road and then also for um a waiver request waiver request for access points. When it comes to the subdivision regulations, there are fire requirements that access points have to be so far apart um and that it can't be met with the subdivision. Fire has approved and reviewed the um requested distance and they are okay with that. But that is one of the uh requested waiverss. Um as stated before, a lot of the comments were in the earlier commentary or corrections on the plat. There's seven and there's also nine conditions proposed. Does anyone have any questions about any of this? Okay, no questions. Thank you, Lauren. Um, is the applicant here to speak in favor? Thank you. That's maintenance up there. That's Yeah, if you'll just state your name and address for the record, please. Yes, ma'am. My name is Patrick Hman. Uh, 240 Skyline Drive. I'm with the Tyler Group. We're representing Mr. Hawks here developing the subdivision. If anyone has any questions, I'll be happy to answer. Okay. Um, commissioners, anyone have questions? Okay. Okay. Thank you. Thank you. Okay. Make a motion to approve as presented. Okay. Okay. All in favor?

I. Any opposed? Thank you. We will move on to the next item. Lauren, next item is our uh last preliminary plat approval. It's for Fox Ridge Subdivision phase one, which is around the southeast corner of Donald Ridge Road and Old Military Road. It is also a phase subdivision. Um, as we saw a few months ago, it was reszoned. That northern half of those two boundary lines you'll see that kind of run parallel through the site, those are currently zoned R2. And then the rest of the proposal to the south is zoned R1. It's comprised of 29 12 acres. It's not in any overlay zones and it's also like I said R1 and R2 zoned which does align with the comprehensive plan for the area. Um we have Old Military Road and which is a 100 foot ride ofway. We have Nutter Chapel Road which is a collector and then Favre Lane if you look all the way the furthest point of the south of the subdivision is um proposed 40 foot across where we also have those hammerhead turnarounds for fire approval. There are no existing structures on the site. What's being proposed is a 94 lot subdivision with an R1 R2 zone. Um internal street system will be installed. There's also going to be 5 foot sidewalks, six and a half foot green space. There are two waiverss requested with this subdivision. Just the same with the last one, the creation of double frontage lots which will happen along Old Military Road for those um lots that above that and the internal street and then for distance requirements as well. When it comes to the access points for the subdivision, there's six corrections that need to be shown on the plat. Also, the sidewalk along Old Military Road will need to be shown on the on the next PLA iteration and we've discussed that with the applicant as well as nine conditions proposed. Does anybody have any questions? Okay. Is the applicant here to speak in favor of this?

Bobby, if you'll state your name and address. Bobby French, 1021 Front Street. Uh, representing Rush How Properties. Uh, we're just doing a little subdivision. I don't know if you'all have any questions. We'll be glad to answer them. Okay. Anybody have any questions for Bobby? Good with all the conditions. Yes, that's it. I had one thing and I brought this up um with some staff. Just had a question about Old Military Road. Um, I do believe because it's double front, they have to have sidewalks along that, too. It's not necessarily shown on the plat staff's aware of that, but I'm not sure if the conditions actually need to be amended to reflect that nuance given that it's a major arterial and does somebody want to Bobby this we we chatted today about showing the sidewalks on the plat just the Yeah, no problem. Being there and and they're aware and that was a note. I pulled the comments from the blue beam session. Um, like we talked about, corrections needed on the flat, show on the flat, and sidewalks. So, we'll we'll definitely make sure those are on there before we do the final flat and authorization to proceed. Okay. Any other questions for Bobby? Okay. Thank you. Um, I will entertain a motion. Make a motion to approve with the corrections and conditions listed in the packet. Second. And a second. All in favor? Any opposed? Thank you, Lauren. We're moving on. We are now entering a public hearing. So, we will look at the request to reszone the property at 1020 and 1102 Gum Street from a C3 to an R2. We are doing a a downgrade in zone. We don't see a ton of downs. No. Um, so this property, it's actually two lots at 1020 and 1102 Gum Street. It's combined.34 acres. It's currently zone C3, which is our highest commercial zoning. We have Burger King to the south, Faulner Plaza to the the um east if we're thinking about where we are. Um

there's a lot of adjacent zonings in the area. We have the old Conway overline design district, Neoka edition on our northwest, and then we have Oak Street to the south, and a lot of commercial everything to the north of here to the emergency shelter is zoned R2, which is duplex zoning as well, which is what the applicant is requesting. There's no existing structures on either site. It's not in any overlay districts. It's zoned um currently C3. The comprehensive plan C is C3, but like we stated, they are requesting a down zone. Um with two duplexes proposed, one on each lot, traffic will be pretty minimally impacted. Um just only 14 trips per day. The site is not in any flood plane. Um all utilities will be provided by Calling Corporation and no street improvements are proposed at this time. Any questions? Thank you, Lauren. Okay. Is the applicant here to speak in favor of this request? And if you'll just step forward and state your name and address, please. Alex Smith with SCA Ventures and for 1020 Gum Street. Okay. Any question? Did you have anything to add to Were you okay with the conditions? Okay. Does anybody have questions? Okay. Thank you. Thank you. And is there anyone here in opposition of this request? Okay, thank you. Let's bring it back into commission. To approve. Got a motion. Second and a second. All in favor? I. Okay. Any opposition. Thank you. Passes. Okay, Lauren. All right. The next three are all going to be conditional use permits. This one is for a school facility in an I3 zone located at 225 Tilk Road, which is in the old industrial airport park area.

It's 2.62 acres currently across two tracks of land. It's in an I3 zone. Everything around it is I3 as well. Like I said earlier, they're requesting school facilities. It's an existing 20,993 foot structure that was once a time vacation tour and travel. It's not in an overlay and the comprehensive plan designate this area for light industry. Um, with school, it's kind of hard to calculate numbers. You're mostly going off of pupils. As of now, they've proposed about 127 kids enrolled. Their highest uh proposed in the future would be up to 250. So, that would uh generate around 620 trips per day to the site um for those numbers provided. There's no current traffic counts anywhere in the vicinity, so we're not even going to discuss that. Um, is we're not located in any FEMA zones. All utilities are currently at the site. Uh the master street and trail plan indicates uh tilk as a local non-residential and it's improved at this point. Uh there are no improvements planned at the time. What's being shown is the uh proposed site plan for the site for just the modification to add the playground at the back. Um so like we said the building was constructed in 2011 um for more of an office use in the industrial park. The intent of the conditional use permit is for a private school compass academy for educational program for K12 as well as recent grads of the school. They have the consistent school year hours um or um schedule with 7 to 5 being their requested time with some breaks throughout the summer and winter breaks. Um they are proposing to do 16 interior classrooms because right now it's just a large room and they're going to uh facilitate that and building permitting. The comprehensive plan does indicate this area is for light industry. The I3 zone is designed primarily for manufacturing other industrial um activities, but an I3 does allow a school facility with a conditional use permit. Adjacent uses, we have greenway tractors to the south, um natural resource conservation facilities to the north, which both have cups for um one's

being utilized, one is not. Um but staff has reviewed it and we proposed nine conditions. If you have any questions, I'm more than happy to answer any. Did y'all have any questions for Lauren about the conditions? at this time on the hour just since it's an in school. Um I don't have an issue with it, but would there be a need for like if they had you know if you have programs or things would there something happening? I don't want I don't want to put these hours in there and then oh they have an event at 6 p.m. Yeah, the hours are what they gave me so I would assume they're okay with it but if you want to discuss opening I'm more than happy. Those are just what were provided to me. Thank you. Thank you. Good question. Um okay. Thank you. Is the applicant here to speak in favor of this request? Thank you. Richard, if you'll say your name and address. I already know my name. I know, but you got to tell him. Richard Henley, 3040 Orchard Crest Drive. And then Stephen Hayes. Stephen Haye, 344 Conway Boulevard. I do think that's a really good question that you asked. Uh, like any school, we will occasionally have an evening event, though I didn't actually understand those hours to be a firm. That's that's that's our Monday through Friday typical schedule. But yeah, I would like permission to occasionally have something. We'll have a business after hours event for example. That'll be something after those hours. Okay. Is that Lauren? Do you want to Okay. Okay. Okay. Okay. Is there an hour you would like to Oh, we don't stay out very late. 9:00 at the 8 o'clock. Even nine o'clock would be great. Okay, perfect. And I would expect that to happen about maybe two or three times a year. We're on the hours. Would there ever be a like a preschool program you're

offered like a drop off that you need like 6:00 a.m. or something of that nature? No, that I think the 7 a.m. actually covers that. is but that is for early drop off. I want to make sure while we're doing it just take care of it. Yeah. Yeah. Okay. Anything else? And you guys were fine with the conditions that Yes. the staff presented. Okay. Okay. Can you just expand on the traffic flow we talked about this morning? Yeah. Can you go back to that diagram of the property because it showed it? I just think it's helpful for people. The little red arrows. Uh Tilt is all the way to the right. Uh it's not a heavily traveled street, but we have a double driveway where you see the arrows going both directions. We have a double driveway going to the back parking lot. So our intention is to have people turn in off of Tilt, circle all the way around the back parking lot, back up then toward Tilt, and there's two drop off doors there on the side of the building, which be very, very convenient. Our traffic should be queued up in the parking lot and along the driveway instead of out on tilt. Feel like this is enough capacity in the future for expansion as well as the internal circulation. Yes, this this is abundant. This is a great facility for for this school. Uh I mentioned we're building 16 classrooms in there's room for six or eight more at least. There there's areas of this they had to divide it into three large rooms with cubicles. One of the rooms were not even touching for future growth. Anybody else have questions for the applicant? Okay. Thank you. Appreciate you. Is there anyone here in opposition to the request? Okay. Good deal. Let's bring it back into commission.

Well, first I make a motion to adjust condition number one from 7:00 a.m. to 900 pm Monday through Friday year round. I'll second that. Okay. Oh, sorry y'all are waiting on me. We have a motion and a second. All in favor? I. Any opposed? Okay. Motion passes. We need to vote on then I make a motion to approve the conditional use permit with the nine conditions listed in the packet, including the one we just amended. Second. We have a motion and a second on that. All in favor? I. Any opposed? Thank you guys. This will go and this and this is the asterisk on there that will go to city council tomorrow night. They are fast forwarding this one through so it will be heard tomorrow night. Thank you. Okay, Lauren, up next on the request, um, for the beauty salon in the 03. Yes. So, right now, um, at this site, Salem's being improved, but it's at 306 Salem Road. It's 2 acres. It's currently zoned 03, which is restricted office, which doesn't really allow for a lot of uses that you would kind of think about when you hear office. Adjacent uh zonings to the northeast and west is R2 and south is R1 which the majority of that is um flood plane trail easement. Existing structure is a 8584T office building. What's proposed is a a beauty or barber shop in the 03 zone. There's no overlay. The comprehensive plan does indicate this area for single family. Depending on the number of operators, um it would probably be anywhere between 12 to 36 clients a day in this one suite alone. Uh, so like I said, that's would be depending based upon um Mr. Pennington's tenants schedule, but it will be pretty minimal based off of the fact that there's multiple offices already operating out

of the building. Current traffic is 13,000 square feet just at the southwest corner of this site. It is located in a FEMA floodway. Um, there are current all utilities available on site. Salem Road is a 100 or 100 foot major arterial. The Tucker Creek Trail runs just to the south and west or south and east along this side. And then the Connect Conway trail actually runs all the way along Salem Road at this site. There are improvements currently happening at Salem Road. I never get to say there's a street improvement happening at the same time. So that's going on. If you haven't drove Salem lately, it's it's tore up. Um it is open. It is great. The existing site, as we stated, is a multi-tenant building with an attorney's office, a leasing agency, speech therapist, and insurance office. Um, beauty shops not allowed by Ryden 03, but it is with a conditional use permit. There is an existing conditional use permit tied to the site for a church, but I don't think it's been in use for a really long time. So, this will replace that conditional use permit. Um, due to the size of this space and the building already being developed, there should really be very minimal impact to this at all to allow this use. Um there are seven conditions proposed. The only thing that I pulled over from the existing CUP was the office hours because there the majority of the uses our office which are 8 to six. If John wants to discuss maybe changing those, we can but he has seen all these conditions and that's all the staff has proposed. Just for my own education, what is a beauty shop? What zoning is a beauty shop supposed to be in? You can do it in I know all the commercial zones. I see one downtown. I think probably in 01 it's allowed by right and you can get like a home occupation in R1. We've seen a few of those. Um but just 03 it's it allows things you wouldn't expect but then it doesn't allow other things. It's it's because it tends to be older homes that have been converted into businesses. Got it. Thank you. You're welcome. Else questions for Lauren. Okay. Is the applicant here to speak in favor of the

request? Mr. Pennington, if you will state your name and address, please. John Pennington, 306 Salem Road is our leasing office, which is the the uh property it's up for the CUP. And um the current uh request is our suite that we've kind of identified for this spot is about 400 square feet. I made a little bit less than that actually. So, it's not going to take up a significant amount of square footage. Um but I'd be happy to answer any of your questions. We're perfectly acceptable with all the conditions as submitted. Okay. Does anyone have any questions for Mr. Pennington? You fully tenated it at that spot. Yes. Would this be one of the more quasi retail type of professional uses other than office and some other? Uh well, there won't be retail sales out of this space at all. So, um we have a one of our current tenants has about 2,000 square feet. Um, and they have a kind of individual office suite up front and that's kind of the area we've identified as as the potential location for this pending the pending the results of this. So, yeah. Okay. Anybody else? Thank you. Is there anyone here um to speak in opposition to this request? Okay. Thank you. We'll bring it back into commission. Make a motion to approve with the conditions. Second. We have a motion and a second. All in favor? I. Any opposed? Thank you. And we are going to move forward. I believe I'm just going to make a note. If anyone printed this out like we did, there is a change. This is 4595 Prince Street. I think ours has the numbers. At least when I printed it, it was 4959, but it should be 4595 Prince Street. Thank you.

All right. So, our last uh public hearing item tonight is another conditional use permit for uh religious activities or a church in the O2 zone. This is just south of the intersection of Prince Street and College. Um just kind of south where CPAC has just gone in recently in the last few years. It's uh two just over two acres currently zoned O2. To the north is O2, south is A1 as well as west. And then to the east we have a it's a mixeduse PUD, but behind this site specifically is residential homes that access via an alley that runs between those properties. There's no existing structures on the lot and it's not located in any overlays. Um the comprehensive plan does indicate this area for office use. Um, the applicant is requesting conditional use approval for a church with around 65 to 80 staff or not staff, sorry, members of their church. They're like, "No, y'all are busy." Um, with 9:00 a.m. to noon on their Sunday services with 25 to 40 members Wednesday evenings and staff throughout the week for all of their services that they offer. Obviously, traffic will be heaviest on Sundays and Wednesday nights. A small portion of the northeast corner of the site is in a flood plane zone. There's no other areas that on the site that are there. Uh site will be serviced by Conway Corp and there are no street improvements planned at Prince Street at this time. We have met with the applicant. We had a small preapp. We kind of discussed the levels of development, what will be required at the site. Um and we have proposed nine conditions at this time. Okay. Anyone have questions for Lauren? Okay. Thank you. Is the applicant here to speak in favor of this request? If you'll state your name and address, please. Good evening. I'm Lyall Rupert. My address is uh 5135 Greystone, and I'm the chair of the building committee for Grace Presbyterian, which is at 1010 Hogan. Were you good with the conditions, the staff? We we had one request uh condition

number nine that said that the conditional use permit would um uh cease if for a consecutive period greater than 18 months. We would want to know could that be extended to 24 months to give us more time for a funding plan or is that is that appropriate? Yeah. When we met with them, they they had relayed that there may be a few years delay in actually the actual construction. We wanted them to know there is a conditional use permit expire by the code and we can't as staff grant it higher, but you guys can. Um since we knew that they weren't going to start building immediately and that's very good to know sometimes with conditional use permits. So, thank you. Okay. is so are you saying 24 months is enough time two years we think yeah that makes we're still in the initial stages of planning fundraising and the building and architect and all that kind of stuff so the extra six months would give us more time to get that ready then other than that the other conditions look great. Yeah. Okay. Perfect. Thank you. Thank you. Is there anyone here to speak in opposition to this request? Okay. Thank you. And we will bring it back into commission if someone would like to. I'll make a motion to uh adjust condition number nine to extend that from 18 months to 24 months. Number eight, we extend. Yeah, we should do eight and nine. I think eight and nine. I second that. Okay, we have a motion and a second. All in favor? I I sorry. Do you want to get your I Any opposed? Okay. Thank you. And then now may I Thank Kevin. Oh, sorry. Oh, ma'am. Oh, you look like you were question. What's the process for extending a cup if they need to go past the 24? If they need to go past the 24, we can extend they they can request a 90-day extension. We can only do one 90-day extension.

Did you guys all hear that? One 90-day extension is all we can do and or you'd have to start over again. Okay, got it. I'll make a motion to approve as amend. Okay, second. Motion second. All in favor? I Any opposed? Thank you. Thank you guys. Um we are now finished. Ann, did you have any updates for us this evening? Other than we have wrapped up the um the advisory committee meetings over the zoning code, well this part of the zoning code that we're doing, article 10, there's a couple of other articles that are being affected and some HDC stuff that we're going to present to you guys. I believe we're going to have a a public input meeting where all the commissioners and all the council members can come and hear feedback from the from that. I believe that's September 4th. If y'all want to get it on your calendars, go ahead and do that. And then you're gonna get it the stuff in August to review to review. And then we're going to do you'll you'll see the presentation twice. We're going to present to planning commission in the in the September meeting and then you'll vote on it in October. It'll give you plenty of time to to go through it and ask your questions and make suggestions. What time is the September 4th meeting? Do we know yet? I I don't know exactly yet. Okay. It's probably going to be five. Anything else? Any commissioners have anything to add? Okay. With that, I'll take a motion to adjurnn. Second. Motion. Motion and second. Okay. All in favor? I. We are adjourned.