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09 MAY 11 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING MAY 11, 2009 7:00 P.M. - 7:49 P.M. OPENING REMARKS: The Planning Commission of the City of Jacksonville, Arkansas met in regular session on May 11, 2009. Chairman Traylor opened the meeting at approximately 7:00 p.m. expressing appreciation to those in attendance. Chairman Traylor welcomed new Commissioner Joe Ott to the Planning Commission. ROLL CALL: Commissioners Art Brannen, Glen Keaton, Bart Gray, Jr., Chad Young, John Herbold, Joe Ott, and Alderman Bill Howard answered ROLL CALL. Chairman Traylor also answered ROLL CALL and declared a quorum. PRESENT (8), ABSENT (1). Others present for the meeting were City Planner Chip McCulley, Mr. Shawn Odell, interested citizens, petitioners, and press. CORRECTION AND/OR APPROVAL OF MINUTES: Commissioner Herbold moved, seconded by Commissioner Brannen to approve the minutes of the regularly scheduled Planning Commission meeting of 9 March 2009 as presented. MOTION CARRIED. PUBLIC HEARING(S): REZONING 0.86 acres on North James Street from R-0 to R-1 petitioner Shawn Odell Chairman Traylor opened the public hearing at approximately 7:02 p.m. Mr. Shawn Odell stated that he is proposing to rezone the property and subdivide the property into four 60’ X 120’ individual residential lots. With no one seeking to present opposition, Chairman Traylor closed the public hearing at approximately 7:04 p.m. Commissioner Gray concurred with City Planner McCulley that R-1 is a 60’ wide lot and R-0 is 70’. He stated that aside from the rezoning aspect of the property, the Commission would still have to review the subdivision of the property. City Planner McCulley requested that following completion of the agenda that the Commissioners consider suspending the rules to review the Sketch Plat regarding this property. He noted that he has supplemental information for the Planning Commission to consider. Commissioner Keaton moved, seconded by Commissioner Herbold to recommend to the City Council the rezoning of 0.86 acres on North James Street from R-0 to R-1 as requested. MOTION CARRIED. 1 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING MAY 11, 2009 7:00 P.M. - 7:49 P.M. REQUEST TO APPROVE PLAT(S): a. SKETCH PLAT Heritage Park Subdivision Plan B Aaron Robinson stated that the proposed subdivision had been before the Planning Commission several times in the past. He explained that this presentation is basically the same layout as far as the lots except the 20’ asphalt access drive with 4’ shoulders to Loop Road in three different areas. He then noted that there is a 30’ dedicated right-of-way on Graham Road, adding that the detention area would be between the access road and Loop Road. He stated that this is just the sketch plat so there is no design work yet regarding sidewalks, adding that the drainage calculations puts the detention between Loop Road and the existing ditch. Chairman Traylor noted that when the plan was before the Commission previously there were considerations for a road on the backside. Mr. Robinson stated that they are looking at constructing a half road on the east side, a 13.5’ street with curb and gutter, explaining that when the adjoining property owner develops they could build the other half of the street. He related that Mr. Camp (the developer) has spoken over the years with the adjoining property owner who has not been committal about his intentions to develop the adjoining property and now Mr. Camp would like to move forward with his plans to develop his property. City Planner McCulley stated that the property consists of 5.5 acres and is currently outside the City limits, adding that the property would have to be annexed. He offered staff recommendations saying that there are no issues with the sketch being presented; adding that he does however feel that the plan would look better if there was an alley to the rear regarding future development. He noted that this type of plan has been successful in other areas of Jacksonville, noting the Western Hills Subdivision. He then related that adequate right-of-way along Graham Road would be preferred because of the widening of that Road. He then noted the need for adequate drainage between lots 4 & 5, saying that the plat shows a 10’ easement that may or may not be adequate depending on further drainage plans. He recommended a sidewalk along Graham and Loop Roads, adding that the developer still needs to get approval from the Water and Wastewater Departments. He also recommended that the development have no overhead electrical lines as a previous recommendation under former City Engineer Jay Whisker. 2 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING MAY 11, 2009 7:00 P.M. - 7:49 P.M. Commissioner Young then confirmed that one of the accesses is closer than 300’ to the intersection. City Planner McCulley stated that it would be a problem along Graham Road regarding the two lots that face Graham. He noted that there is an existing curb cut on the south side of Graham that could serve those two lots as a shared access point, adding that it would be closer than 300’ but would line up. In response to a question posed by Commissioner Young, City Planner McCulley stated that he would prefer to see the front street as a continuous loop the same as with the Western Hills Subdivision. Mr. Robinson stated that this issue was addressed in 2003 when former City Engineer Whisker had related concerns regarding the trash pickup, saying that he had wanted a street to go all the way through to allow for trash pickup. He offered that the plan could be worked differently allowing for a culdesac at the end or even access lot 21 from the access drive so there is not a driveway at the intersection. He stated that it would need to be wide enough to provide equipment access. City Planner McCulley then answered that when annexed the property would be brought into the City with an R-1 zoning. He then informed that the previous times when the development was before the Planning Commission it was not the same plan being presented tonight, once it had direct access from Loop Road and the other was with a rear alley. Discussion ensued regarding the necessary right-of-way for the widening of Graham Road; City Planner McCulley offered that the recommended 30’ might be enough. It was noted that Loop Road is projected to be widened from the west side. Discussion ensued regarding a street length requirement and Commissioner Herbold suggested that between lots 10 and 11 might be a good opportunity for a street regarding future development. Commissioner Young offered that the development seems to have a strange shape not offering much of a sense of community. He compared the development to Western Hills, which is similar, noting its success, but stated that this layout seems to be a lot closer to the street. 3 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING MAY 11, 2009 7:00 P.M. - 7:49 P.M. Mr. Robinson stated that while he was not part of the former presentations to the Planning Commission regarding Western Hills, he recalls that the easements are the same. Commissioner Keaton questioned if he had considered a culdesac in the area of lot 19. Mr. Robinson stated that he does not see why that could not be worked out. He then answered Chairman Traylor regarding questions concerning lot 1, that the house would face Loop Road and access would be two 90° turns to the house. He offered concession to provide more asphalt fronting lot 1 to allow for an easier driveway. Discussion ensued regarding revisions, location of additional asphalt, and limiting access to Loop Road. It was noted that radius requirement for a culdesac is 46.5’ back to curb. Further discussion revealed that in tweaking the plan to accommodate a culdesac, the lots may have to be shortened to 61.5’ in order to keep lot 19. City Planner McCulley related that in tweaking the plan, he would like to go on record that he would keep the back alley as an option as the plan moves forward. He noted that with the rear alley there would still be three exits from the subdivision. Mr. Robinson stated that he would like the option of being able to incorporate suggested changes into the next presentation of the Preliminary Plat that could be tabled for further changes. Chairman Traylor noted that if the Sketch Plat could be accepted than the Preliminary Plat would go a lot quicker. Mr. Robinson reiterated that he is requesting permission to return with the Preliminary Plat. In response to a question posed by Alderman Howard, City Planner McCulley related that landscaping consideration would be addressed at the Preliminary Plat presentation. Commissioner Brannen moved, seconded by Commissioner Young to table the Sketch Plat, offering the developer an opportunity to return with a revised Sketch Plat and Preliminary Plat. MOTION CARRIED. 4 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING MAY 11, 2009 7:00 P.M. - 7:49 P.M. b. SKETCH PLAT Shawn Odell Residential Development North James Street Commissioner Keaton moved, seconded by Commissioner Herbold to suspend the rules and place the Sketch Plat for the Shawn Odell Residential Development on the agenda. MOTION CARRIED. City Planner McCulley reminded the Planning Commission that Mr. Odell had previously presented three options regarding his Sketch Plat, explaining that two of the options proposed four residential lots and the third option showed two equal parcels. He stated that the biggest issue regarding flag lots is access for the Fire Department, adding that Mr. Odell did present his plan to the Fire Marshall who determined that the plan was adequate. He went on to say that regardless there are very few municipalities that accept flag lots, and those who do allow flag lots, mandate requirements. He stated that his concern would be the integrity of the street. He noted that flag lots are not allowed in Sherwood or Maumelle, adding that while North Little Rock does allow flag lots, they require that each drive to the rear lots be 20’. He stated that if this were being proposed in North Little Rock the drive would have to be 40’, adding that currently Jacksonville does not have any requirements to govern flag lots. He related that there are many places in town where flag lots have been permitted or grandfathered in. He noted one such incident just south of this property, adding that the lots are nonconforming and were probably there before zoning came into play. He noted that there are other examples around town. He stated that even with approval from the Fire Marshall he would still recommend that the property be divided into two single- family lots. Discussion ensued regarding the developer’s desire to achieve the highest lot yield possible by having flag lots. He reiterated his recommendation for a two-lot development. Chairman Traylor clarified with City Planner McCulley that his recommendation would be for two lots rather than having two flag lots. Commissioner Herbold questioned the possibility of developing a center street to prevent the layout of two flag lots. City Planner McCulley noted that the street would have to meet radius culdesac requirements, explaining that it would have to either be a private drive or be built to City standards. He 5 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING MAY 11, 2009 7:00 P.M. - 7:49 P.M. stated that the proposed driveways would be either concrete or asphalt. He then answered that in order to meet City street width requirements, the driveways would have to be 30’ with right-of- way. Mr. Odell reiterated that he has many examples of flag lots scattered throughout Jacksonville, adding that one was built last year. He cited the property adjacent to this property that has flag lots also noting that the property to the opposite side has two houses that share a 10’ driveway. He noted hard economic times, saying that he is trying to help create work. He stated that he is not aware of there ever having been any problems with flag lots. He stated that the Fire Marshall and Mr. Williams at the Sewer Department do not have objections to this development having flag lots. Discussion ensued regarding the driveway being configured to meet with Fire Department equipment requirements. Mr. Odell than answered that the flag lot next door has a 10’ driveway without a turnaround for the fire truck, adding that none of the other examples he offered has a fire truck turnaround. He defended his position that the codes do not disallow for flag lots. Commissioner Keaton moved, seconded by Commissioner Brannen to approve the SKETCH PLAT for the Shawn Odell Residential Development as presented. Commissioner Herbold related his desire to see the codes revised to disallow flag lots, so that it would be evident to developers without guessing. He noted that he can understand Mr. Odell’s desire to have flag lots since the adjoining property also has flag lots, but feels that the ordinance needs to be changed. Commissioner Young agreed, saying that he does not feel that it presents good city planning to have houses tucked behind other houses not in an organized street oriented fashion. He stated that it does not represent good urban design. He stated that his suggested layout regarding the same four houses to present a more community type design was not accepted, adding that he feels the ordinance needs to be changed to reflect the Planning Commission’s development philosophy. 6 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING MAY 11, 2009 7:00 P.M. - 7:49 P.M. City Planner McCulley noted that the adjacent example that was cited by Mr. Odell is a non-complying situation where two houses are on an individual piece of property. He also concurred that the ordinance does need to be changed. He related that he feels the proposed design concept is centered on a cost value situation. Discussion ensued again as to the ability to design the street between the four lots. City Planner McCulley noted that even if a private drive is constructed, it would have to be developed to City standards but would not be maintained by the City. Commissioners Brannen, Keaton, Gray, and Herbold voted AYE. Commissioners Young and Howard voted NAY. Commissioner Ott ABSTAINED. Chairman Traylor voted AYE. MOTION CARRIED. BUILDING PERMIT(S): GENERAL: ANNOUNCEMENT: ADJOURNMENT: Chairman Traylor without objection adjourned the meeting at approximately 7:49 p.m. Respectfully submitted, _________________________ Susan L. Davitt 7