(479) 621-1186 Meeting Date November 3, 2020 To
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COMMUNITY DEVELOPMENT PLANNING DIVISION 301 W. CHESTNUT [email protected] (479) 621-1186 MEETING DATE NOVEMBER 3, 2020 TO: PLANNING COMMISSION DEVELOPMENT REVIEW COMMITTEE RE: STAFF SUMMARY REPORT LARGE-SCALE DEVELOPMENT PLANS – MONTE NE TINY HOMES STAFF: ELIZABETH JOHNSON, PLANNER III KRISTIFIER PAXTON, DEVELOPMENT COMPLIANCE MANAGER REQUEST DETAILS PROJECT NAME: Monte Ne Tiny Homes ADDRESS/LOCATION: 1800 Monte Ne Road PROPOSED USE: Cottage Court/Cluster Housing CURRENT ZONING: N-R (Neighborhood Residential) with DCP CGM GROWTH DESIGNATION: Neighborhood APPLICANT/REPRESENTATIVE: Swope Engineering – Phil Swope PROJECT OWNER/DEVELOPER: D&C Holdings, LLC – Dave Gallo PROPERTY OWNER: D&C Holdings, LLC – Dave Gallo NATURE OF REQUEST: Approval of Large-Scale Development Plans AUTHORITY: Chapter 14, Article III, Rogers Code of Ordinances SUMMARY This request is to allow the construction of a 50-unit cluster housing development and paved parking lot on 5.34± acres. The proposed development plans meet all City requirements (except for requested waivers/variances) and have been forwarded to the Planning Commission for approval per Sec. 14-230(b). See STAFF REVIEW for additional findings. Community Development recommends approval of this request subject to the following actions: 1. Approve VARIANCE from Sec. 14-702(c)(2)(a) to reduce the front setback from 20’ to 14’. 2. Approve WAIVER from Sec. 14-607 requiring the design to match the Typical Street Section and allow the street to be installed as proposed. 3. Deny a portion of WAIVER from Sec. 14-607 and require small street trees along the new S G Street and S Linden Street sections within minimum 5-ft Recreation Easements outside of the right-of-way THIS REPORT MAY NOT REFLECT ALL INFORMATION, DOCUMENTS, OR OTHER MATERIALS MADE AVAILABLE TO OFFICIALS DURING DISCUSSION AND PUBLIC INPUT. STAFF RECOMMENDATIONS ARE BASED ON TECHNICAL REVIEW OF CITY CODE AND MATERIALS PROVIDED BY APPLICANT AT TIME OF SUBMITTAL. ALL REQUESTS SHOULD BE CONSIDERED WITH REGARD TO LAND USE COMPATIBILITY AND THE HEALTH, SAFETY, AND GENERAL WELFARE OF THE PUBLIC. STAFF REVIEW ENGINEERING REVIEW 1. ACCESS MANAGEMENT: The applicant’s request meets the City of Rogers Access Management standards. 2. STORMWATER MANAGEMENT: The applicant’s proposal is along a Primary Channel. The applicant proposes a FEE-IN-LIEU of detention in the amount of $13,181.80 pursuant to the Drainage Criteria Manual. 3. WATER QUALITY: Water Quality is designed through the installation of storm snouts in all curb inlets and junction boxes to be maintained by the homeowners association. 4. FLOODPLAIN MANAGEMENT: No portion of the project is mapped within a Special Flood Hazard Area (SFHA). The project is mapped in Zone “X” (unshaded). 5. MASTER STREET PLAN IMPROVEMENTS: a) Street Pavement and Condition: i) Monte Ne Road is a Minor Arterial in good and standard condition. ii) The applicant proposes a new section of S G Street and E Linden Street. b) Connectivity Standards: The applicant meets connectivity standards and will install a new mini-roundabout at the intersection of S G Street and E Linden Street per directive by the City Engineer for proper street alignment considerations. The applicant agrees to replace the white striping at the roundabout with yellow striping between opposing traffic lanes. c) Streetscape: i) Right-of-Way: 1) The right-of-way for Monte Ne Road is 80-ft. 2) The right-of-way for the new sections of E Linden Street & S G Street deviate from the Typical Street Section. The applicant requests a WAIVER from Section 14-607 requiring the applicant’s design to match the Typical Street Section to allow the project to deviate from the Typical Street Section along E Linden Street & S G Street as proposed. The applicant agrees to resolve a mislabeled right-of-way line at the roundabout to match the right-of- way location from the final plat of the neighboring subdivision. ii) Sidewalks & Sidepaths 1) Monte Ne has an existing 10ft sidepath along this route. 2) The applicant proposes a new 5-ft sidewalk along the proposed E Linden Street & S G Street sections. d) Trails: No additional trails are proposes or required. e) Streetlights: The applicant’s proposal includes proposed streetlights as required. f) Street Trees: The applicant’s waiver request from Sec. 14-607 includes the requirement for street trees. The applicant does propose street trees along Monte Ne Road as required. 6. RECOMMENDATIONS: a) Approve WAIVER from Sec. 14-607 requiring the design to match the Typical Street Section and allow the street to be installed as proposed. The applicant’s proposal to include a round-about to provide connectivity and the site constraints make this a feasible street configuration with low volumes expected, and will assist in traffic calming for thru-traffic. b) Deny a portion of WAIVER request from Sec. 14-607 and require small street trees along the new S G Street and S Linden Street sections within minimum 5-ft Recreation Easements outside of the right-of-way. LSDP – MONTE NE TINY HOMES – 2 PLANNING REVIEW 1. LAND USE: a) Use Definition: “Cottage Court/Cluster Housing” is defined as “a grouping of three or more detached units on one lot that are typically placed in closer proximity than usual with the purpose of retaining an open space area. This type of development allows for site built or non-mobile manufactured houses,” (Sec. 14-695(b)(1)(l)). b) Zoning Compliance: The proposed project is in compliance with N-R zoning regulations and the approved Density Concept Plan. c) CGM Compliance: The proposed project aligns with the purpose, character, and goals of the Neighborhood Growth Designation. 2. DEVELOPMENT STANDARDS: The proposed development plans conform to all development standards required by Sec. 14-702 and Article III with the exception of any requested waivers and/or variances. a) Building Disposition: The applicant requests a VARIANCE from Sec. 14-702(c)(2)(a) to reduce the front setback from 20’ to 14’ along the proposed private streets. All other setback and height requirements have been met. b) Building Design: N/A c) Parking & Loading: All vehicle and bicycle parking requirements have been met. d) Screening & Transitions: All screening requirements have been met. e) Landscaping: All landscaping requirements have been met. 3. RECOMMENDATIONS: a) Approve Large-Scale Development Plans subject to the following actions: i. Approve VARIANCE from Sec. 14-702(c)(2)(a) to reduce the front setback from 20’ to 14’ along the proposed private streets. A 14’ setback variance was approved when the DCP was approved along the public street. The applicant is now requesting a 14’ front setback variance along the private streets in order to have a more consistent feel across the entire project. OTHER REVIEWS The proposed development plans have been reviewed by the City of Rogers Risk Reduction Division and Rogers Water Utilities (see Tab 2 for RWU conditional approval letter). All projects are made available for review by franchise utilities, Benton County 911 Administration, and other affected agencies per Sec. 14-227. DIRECTOR’S COMMENTS 1. Agree with recommendations. JOHN C. McCURDY, Director Community Development LSDP – MONTE NE TINY HOMES – 3 SUGGESTED MOTIONS 1. IF APPROVING: Move to approve the request as presented. 2. IF APPROVING SUBJECT TO OTHER ACTIONS: Move to approve the request subject to [conditions, contingencies, waivers/variances]. 3. IF DENYING: Move to deny the request as presented. 4. IF TABLING: Move to table the request [indefinite or date certain]. TABS 1. Vicinity maps (aerial, zoning, CGM) 2. RWU conditional approval letter 3. Waiver and/or variance request letter 4. Large-Scale Development Plans (cover, site, utility, landscape) LSDP – MONTE NE TINY HOMES – 4 TAB 1 AERIAL VICINITY MAP SUBJECT LOCATION CGM VICINITY MAP SUBJECT LOCATION ZONING VICINITY MAP SUBJECT LOCATION SWOPE ENGINEERING Civil Engineering 3511 SE J Street, Suite 9 Bentonville, AR 72712 479-877-7388 September 18th, 2020 Elizabeth Johnson, Planner City of Rogers RE: Waiver Requests Monte Ne Tiny Homes, Monte Ne Road Beth, Please accept this request for a waiver of two requirements. This site is unique, and one of the first, real "tiny home" projects that are planned/designed from the beginning in Rogers. The two requests are as follows. 1. Street Waiver- Please accept this waiver request from street design criteria for land development from Sec 14-606(1) Extensions. This would be to reduce the public street to a 34’ right of way and 22’ wide (BOC) street. This roadway fits the more realistic dimensions of a tiny home park. Traffic in a tiny home park is quite limited and so is space. Very rarely would vehicle be driving against each other. This layout, and street dimensions, is already viewed as acceptable to the fire department. In addition to waiving street/ROW widths this waiver requests that no street tress be required. Though a public ROW is proposed on this site to connect G Street and Monte Ne Road, its narrow width makes tree planting a real challenge. A project of this type demands units in small spaces and creating additional room for large trees is not desired or feasible. While a public ROW is proposed, it will function more like a driveway, leaving no room for street trees. 2. Wooden Dumpster Fence Waiver – Please accept this request to allow a wooden privacy fence in-lieu of an enclosure that is architecturally compatible with the structure from Sec 14- 228. No building of commercial type is proposed in this LSD. A more typical neighborhood feel is desired. As has been seen in the current community on Olive, a privacy fence is very classy and well-maintained. 3. Front setback waiver – Please accept this request to allow front setback as required from section14-702.(c).(2).a.