Council hears draft rewrite of Conway City zoning design standards for commercial development

City of Conway planning staff presented a draft rewrite of the city’s zoning code design standards for commercial development (referred to in the draft as Article 10) and described changes intended to simplify review and add flexibility for modern building materials.

Tara, a planning staff presenter, told the City Council the advisory committee met four times and that architects, developers and residents provided “really honest, thoughtful, constructive work” that informed the draft. "This is what is referred to as our squeaky wheel. It's something that we deal with every single day as planners," Tara said, explaining why Article 10 was the first piece chosen for revision.

Under the proposal, the draft replaces the current flat 50% masonry/maximum 20% metal-siding approach with a four-class material system (Class 1–4) and facade-specific minimums for primary, secondary and rear facades. Staff described Class 1 as highest-quality materials (masonry remains a major component) and said the new table would let planners, applicants and reviewers more easily determine whether a proposed façade mix meets standards. The draft also adds explicit façade articulation requirements, such as windows on first floors and roofline changes, and clarifies building coverage and impervious-surface (lot coverage) rules that previously appeared in multiple code sections.

The committee recommended classifying exterior insulation and finish system (EIFS) as a Class 4 material and limiting its use as an accent. During the presentation staff showed different numeric limits on separate slides: one slide stated EIFS would be allowed only up to about 8 feet above ground as an accent material; a later slide indicated Class 4 materials would be limited to 10% on primary facades and not allowed at ground level. Staff said those numeric limits will be reflected consistently in the draft ordinance that planning staff will bring back for review.

Parking and circulation standards are consolidated into a new Article 9 placed ahead of Article 10. The draft keeps a prescriptive parking table keyed to building use and square footage as the baseline, but allows applicants to make a data-supported case for more or fewer spaces — for example, national chains can submit occupancy data to justify more parking and small downtown restaurants can request reductions. Staff said drainage/detention and circulation requirements would remain mandatory and the code will distinguish driveway/spacing standards by arterial type (major, minor, collector).

The rewrite also introduces clearer thresholds for site development review: small-scale projects (new primary buildings 1,000 sq ft or less, additions under 750 sq ft or half an acre of disturbance) would face reduced submission requirements, while larger projects would be subject to full compliance standards, including stormwater and lighting. The draft requires third-party review when applicable, renames the former “exceptions” process as minor waivers (up to 20% or a single numeric adjustment) and major waivers (greater than 20% or multiple waivers), and makes minor waivers administrative while major waivers are preliminarily approved by the planning director and reported to council, with council able to request a public hearing.

Staff also said fee calculations would move from lot-coverage basis to acreage-based fees. Tara closed by describing next steps: staff will consider Planning Commission feedback, make any necessary edits, and return to the commission for a recommendation before a future council amendment request.

No ordinance or formal council vote on the Article 10 rewrite was conducted at the meeting; staff framed the presentation as the first step in the zoning-code overhaul and said a formal amendment request would return after the Planning Commission recommendation.