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Site Plan Review Planner's Public Hearing Report

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Site Plan Review Planner's Public Hearing Report Green Valley Bible Camp Site Plan Review – #18-272 November 21, 2018 Benton County Planning Board Benton County Development Department Ron Homeyer, Chair Planning Division Bob Bracy, Vice Chair 1204 SW 14th Street, Suite 6 Ashley Tucker, Member Bentonville, AR 72712 Stephen Torrez, Member Phone: (479) 464-6166 Rick Williams, Member Fax: (479) 464-6170 Terry Maienschein, Member E-mail: [email protected] Sean Collyge, Member SITE PLAN REVIEW PLANNER’S PUBLIC HEARING REPORT Green Valley Bible Camp Site Plan Review 3100 Monte Ne Rd, Rogers 72758 EXECUTIVE SUMMARY The applicant is applying for Site Plan Review to the County Planning Board with intent to implement improvements, including a 570 sq.ft. bathhouse associated with a bible camp. In operation since 1965, Green Valley Bible Camp serves approximately 2,000 youth each summer. Most of the current structures on the 56-acre property were built in the 1980s. In 1990, the property connected to City of Rogers water utilities, and the property added a residence for a property caretaker in 1998. The proposal includes: - A new 570 sq.ft. bathhouse - Replacement of a large open pavilion with snack canteen (snack shop/bar). st - Hours of operation: Overnight camp from 1 full week of June through last week of July; 7am to 10pm weeknights, and until midnight on Friday nights. The camp is vacant on Saturdays and on Sundays until 12:00 Noon. Primary access is directly off of Hwy 94 via a recently constructed bridge. Emergency access is additionally available via El Camino Road. 1 Green Valley Bible Camp Site Plan Review – #18-272 November 21, 2018 PROJECT INFORMATION Owner: Green Valley Bible Camp Applicant: WER Architects Address of subject property (as assigned): 3100 Monte Ne Rd, Rogers, AR 72758 Parcel IDs: 18-04039-000, 15-08965-000, 15-08983-000, 15-08984-000, 15-08986-000 Parcel Area: 56 +/- acres Current Land Use(s): Institutional – youth church camp Proposed Land Use(s): Institutional – youth church camp, expansion of which prompts Site Plan Review Attachments: The following drawings and documents are attached: 1. Vicinity Graphics 2. Context Map 3. Staff Exhibits 4. Exhibits from Applicant PLANNING ANALYSIS Description of Property and Surrounding Area: The subject property consists of a 56-acre property located southeast of Rogers, near the Hwy 94 and El Camino Road intersection. The subject owner holds a few lots of the Rancho Villa subdivision near the highway, as well as a 52-acre rural parcel. Primary vehicular access is currently provided from a private drive off Hwy 94, but access is also available via El Camino Rd. The subject parcel does not include FEMA 100-yr. floodplain nor County designated MS4 area. The immediately surrounding land uses are as follows: - North: Agricultural and Residential - East: Residential - South: Residential - West: Agricultural Background information: On October 24, 2018, the applicant submitted a Site Plan Review application and accompanying information. On October 30, 2018, an inter-departmental review form was sent to the following agencies: Planning Division, Health Dept., Road Dept., Building Dept., Fire Marshal, Assessor’s GIS Mapping Manager, and Benton County E-911 Administration. The Site Plan Review application was scheduled for the November 7, 2018 Technical Advisory Committee meeting for the Benton County Planning Board. 2 Green Valley Bible Camp Site Plan Review – #18-272 November 21, 2018 TECHNICAL REVIEW OF SITE PLAN Parcel Information: Assessment records show the one caretaker cabin. Otherwise, assessment of structures is absent as the parcel is noted as exempt from property taxes. Aerial imagery and applicant exhibit indicate many other structures and improvements present on the property. Noticing Requirements: On November 7, 2018, the applicant submitted USPS certified mail receipts showing that written notice was sent to surrounding property owners regarding the November 21 Public Hearing. On November 7, 2018 the applicant submitted the required photographs verifying that the required public hearing notice signage along the property’s frontage has been conspicuously posted on site. Standard Building Setbacks: Required: Fifty (50) feet measured from the center line of the fronting road or twenty-five (25) feet from the fronting property lines, whichever is greater is required; A side and rear yard, building to property line setback of ten (10) feet is required. Comments: It appears the existing and proposed structures meet setback requirements. Parking Requirements: Institutional (Day care centers): Required: 1 space per every 2 employees + 1 additional space for every 10 children served Calculation: (34 employees = 17 spaces) + (220 beds = 22 spaces) = 39 Church: Required: Greater of 1 per 5 seats or 1.75 per 1000sf of GFA Calculation: 350 seats / 5 = 70 spaces; or 3100sf / 1000 = 3.1. 3.1 x 1.75 = 5.4. Greater = 70 Total Parking Required: 39 + 70 = 109, inclusive of 5 ADA spaces. Note: The revised site plan submitted meets the requirement. Site Features - Loading area: A submitted sketch plan does not indicate a loading dock. Site Features – Lighting: The standard note to ensure all preserved and proposed outdoor lighting is to be full cut-off is included on the plan. Parking / Landscape Buffer: Required: Adjoining incompatible uses should be screened with landscaping, walls, berms, or similar treatments. Section 4.6.16.c states that all required vegetative screening must have a minimum height of five (5) feet. All trees should be wire basket, B & B, or container grown. Smaller flowering trees and ornamentals will be centered at four (4’) feet maximum. Coniferous trees will be centered at four (4’) feet to five (5’) feet depending on desired effect. All shrubs are to be planted in continuous planting beds. Planting beds will be mulched to a minimum depth of three (3”) inches and will be 3 Green Valley Bible Camp Site Plan Review – #18-272 November 21, 2018 maintained weed free. Plantings consisting of trees and shrubs will be a minimum of 50% coniferous plantings. All required setbacks are required to be maintained as landscaped open space, per §4.6(16). Comment: Land Use Compatibility analysis, per sec. 6.7, shows that the proposed use is classified as ‘Institutional’, and is immediately adjacent to Residential and Agricultural. This places the proposed use as being Questionably Compatible with the residential adjacent property and Fully Compatible with the agricultural--and as such, will require some level of mitigation efforts in order to buffer the proposed commercial use. Specifically, table 6.6 (Compatibility Levels and Criteria) indicates up to 20 ft. of additional setback and buffering up to 40 ft. in depth. Per Staff assessment, the improvement is naturally buffered via distance and wooded slopes from the adjacent residences. Access Driveways: Required: The design and construction shall be in accordance with the standards as presented in the Benton County Road Plan. Comment: The site fronts along state and county-maintained roadways. The applicant proposes to utilize existing access drives from the public rights-of-way. Site Services - Drainage/ Storm water Management Plan: Required: Applicant is required to indicate on plan storm drainage infrastructure and to provide an off-site drainage study. If study indicates an increase in peak flow discharge downstream, the developer shall construct a detention facility or an alternative LID methodology that shall control the peak runoff rate. The County also recommends minimizing impervious surface to limit the need for such facilities. Comment: The subject property is not located in an MS4 area, and the new impervious footprint proposed in relation to the existing development is very minimal. Site Services - Solid Waste Disposal: Site plant shall clarify location of any outdoor refuse container/dumpster. Applicant confirmed Republic provides this service. Site Services - Electrical Power Supply: The applicant confirmed Carroll Electric provides this service. Site Services – Septic System: Required: Regardless of development size, a state-approved septic disposal method is required of all commercial and industrial developments. All disposal system criteria must meet or exceed septic requirements as established by the Arkansas Department of Health (ADH) in accordance with Act 402 of 1977 as amended. Comment: Applicant clarified location of existing septic systems on the plan and indicated a proposed system would be reviewed by ADH. Site Services - Water Service: Applicant confirmed City of Rogers provides this service. Site Services - Fire & EMS: Staff not received comment from Benton County E-911 Administration. The Benton County Fire Marshal had not provided comment at the time of this report. 4 Green Valley Bible Camp Site Plan Review – #18-272 November 21, 2018 Site Services – Hazardous Chemical Storage In accordance with §4.6. B #5, all proposed commercial and industrial developments must submit written confirmation of hazardous materials to be used and stored on-site. Documentation is to be forwarded to the County Office of Emergency Services. The applicant submitted documentation stating no hazardous chemicals would be stored on site. OUTSTANDING ITEMS: 1. Site Plan Revisions; a. Indicate location of dumpster or waste facility on plan, as applicable. CONSIDERATION FOR THE BOARD: 1. Decision on the Green Valley Bible Camp SPR, #18-272, conditioned upon the following: a. Site plan revisions i. Indicate location of dumpster or waste facility on plan,
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