Members of the Bella Vista Planning Commission got their first look at a proposed project by Cooper Homes Inc. that requires a rezone of a 24-acre area near Lancashire Boulevard and Dogwood Drive, during its the work session on Dec. 30
Cooper, working with CEI Engineering, is seeking approval of a Planned Zoning District (PZD) that would allow for 48 single-family lots where the company can build a master-planned neighborhood of pre-designed homes.
The project, called Country Club Villas, is a resubmittal of a similar plan for a set of Dogwood residences that was unable to gain support in 2015. Cooper's new plan -- to rezone the area as a PZD -- is a new angle to approach issues that prevented the previous Dogwood proposal from becoming a reality.
"This is a little bit of a different way to accomplish the same end effect as the traditional style of development used by the city of Bella Vista," said the plan's applicant. "This time, with the zoning in place, you get to see the full package of developments."
Community Development Director Chris Suneson reiterated the engineer's claim.
"The PZD represents a development pattern we as a community are used to. It is just a different method. The unique thing about this project is that the entire plan is front of you," he said to commission members.
Senior Planner Jennifer Bonner noted that the applicants, by making the area a PZD, can avoid having to take the plan through the potentially difficult Board of Rezoning.
Suneson also expressed that the plan would need to undergo more review.
"Change is a a concern for us after flooding," he said, referring to the flooding still on the streets from a night earlier. "It will be interesting to see how the hydrolics work in this project."
The floor plans and materials of each home will be stipulated with the project's master plan.
According to an email sent out by CEI Engineering before the work session, there were multiple reasons behind the decision to try the neighborhood as a PZD.
"The minimum requirements of the R-1 district would render the project economically infeasible as a result of the reduced lot count coupled with the added cost of the proposed higher standards of development, including central sanitary sewer, a new, curbed, street, and sidewalk," the email reads.
The proposed development also includes a central sanitary sewer, which means that "accommodations for individual on-site sewage treatment for each lot are unnecessary and the minimum lot requirements of the R-1 district are not warranted for this development," it reads.In addition, the PZD would allow for the preservation of "substantial open space" that would be effectively prohibited by the requirements of an R-1 district.
Despite nearby residents who were critical of the last Dogwood project's lot requirements, Cooper and CEI assure that the proposed density of the project is "compatible with the adjacent residential uses and is, in fact, below the maximum density for the R-1 zone," CEI Department Manager Thomas C. Oppenheim wrote.
The development also includes plans to create a new public street, called Villas Way, that would bisect the residential area.
Bonner noted that the commission debated less than in usual sessions because of the dauntingly thick information packet passed out just before the meeting.
"This is the first time members have seen this new plan," she said. "I expect there will be more to say once everyone goes home and reads through the packet."
The final plan is also expected to look slightly different than the current one as engineers continue to solve small inconsistencies and problems. "There are some crossing issues that will be addressed in the next pack of revisions," said Suneson. "The final decision will be with the city council's legislative action."
The Planning Commission will make a recommendation on the project at their next Regular Session on January 11. They will vote to recommend approval, recommend approval with conditions, recommend denial, or table the proposal for 30 days.
Marina Rezoning
The commission also heard a proposal by POA representative Mike Taggart to rezone an approximately 6-acre parcel on Marina Drive from an R-1 zone to a C-2 light commercial zone. This area encompasses the amenity area for the Loch Lomond Yacht Club and Marina.
The applicant more than likely wishes to re-open a restaurant in the yacht club, said Senior Planner Jennifer Bonner.
"Historically the marina has been used as a restaurant," Suneson said. "Under R-1, restaurants are not allowed. I'm not sure about the reasoning behind this."
Suneson said that the current zoning status was grandfathered in.
The commissioners chose to hold off on a recommendation.
The commission next regular meeting will be at 6:30 p.m. Monday, Jan, 11 at 6:45 PM at the cafeteria of Cooper Elementary School at 2 Blowing Springs Road. The next work session is scheduled for Thursday, Jan. 28 at 4:30 p.m. at Bella Vista City Hall.
Community on 01/06/2016