00 JUL 10.doc
CITY OF JACKSONVILLE, ARKANSAS
REGULAR PLANNING COMMISSION MEETING
JULY 10, 2000
7:00 P.M. - 8:10 P.M.
OPENING REMARKS:
Chairman Brannen opened the meeting at approximately 7:00 p.m.
expressing appreciation for those in attendance and requested roll
call.
ROLL CALL: Commissioners: Bill Corroum, Bart Gray, Lester Piggee,
Dean Wilborn, and John Hardwick answered ROLL CALL. Chairman Brannen
also answered ROLL CALL and declared a quorum. PRESENT (5), ABSENT
(1), POSITION(S) OPEN (2).
Others present for the meeting were City Engineer Jay Whisker, Mr.
Tommy Bond, Mrs. Carolyn Gray, Mr. Dennis Sobba, Patriot Reporter
Peggy Koury, Leader Reporter Rick Kron, petitioners and interested
citizens.
APPROVAL AND/OR CORRECTION OF MINUTES:
Commissioner Piggee moved, seconded by Commissioner Wilborn that the
minutes of the 12 June 2000 Regular Planning Commission Meeting be
APPROVED. MOTION CARRIED.
PUBLIC HEARING(S):
REQUEST TO APPROVE PLATS: Fair Oaks Preliminary Plat Phase II
Mr. Bond related that the same plat had appeared before the Planning
Commission two years prior. He stated that Phase II consist of five
(5) lots in a culdesac, one hundred feet of sewer and three hundred
feet of water line. He stated that the pump station is north off
Main Street approximately five to six hundred feet before the
Subdivision begins. He said that the property is in the flood plain
and the actual house sites will be raised above the flood plain. He
related that the flood plain is a result of backwater from Bayou
Meto. He stated that the lots will be platted with the “F”
designation and a LOMA (Letter of Map Amendment) from FHMA will be
requested to remove the house site from the flood plain.
Discussion ensued regarding a question from Chairman Brannen
pertaining to sidewalk requirements in a culdesac and the possible
requirement regarding Main Street.
In response to a question from Commissioner Hardwick, Mr. Bond
related a distance of 300 feet between curb cuts.
It was noted that a culdesac with less than 20 homes would not carry
a requirement for sidewalk construction. Mr. Bond clarified that
there would not be a requirement unless there is one for the small
area regarding Main Street, adding that if the Master Sidewalk Plan
has requirements for Main Street the developer will comply.
1
CITY OF JACKSONVILLE, ARKANSAS
REGULAR PLANNING COMMISSION MEETING
JULY 10, 2000
7:00 P.M. - 8:10 P.M.
Discussion ensued regarding the radius of culdesac construction and
Mr. Bond related the construction of a paved 47.5 feet radius plus
allowing for a ten-foot easement behind a hundred-foot radius. He
stated that the paved 47.5 feet complies with the Fire Department’s
radius requirement regarding their largest truck.
City Engineer Whisker related that the plat was presented to the
Planning Commission approximately two years previously, adding that
the developer complied with the request for a sixty-foot radius and
no curb cuts onto Main Street. He stated that the water and sewer
have been reviewed.
Mr. Bond noted that there is a 24” waterline located on the south
side of Main Street, adding that the sewer runs down the east
property line of the development.
Commissioner Gray said that it was his understanding there would be
no driveway access onto Main Street and that he felt it should be
included in the bill of assurance, adding that anybody who would
approve the building permit should be aware of that stipulation.
Mr. Bond assured the Commission that it would be covered in the bill
of assurance, but would only concern lot 48F regarding Main Street
access.
Commissioner Hardwick stated that the street appears to be closer
than regulation permits to the intersection, but added that as a
five lot plat it probably would not be a problem.
Commissioner Gray questioned if the developer would be willing to
place a sidewalk to Fair Oaks Drive in addition to the requirement
of lot 48F.
Chairman Brannen questioned setbacks of 35 feet in the culdesac for
R-1. Mr. Bond responded that the plat depicts 30-foot setbacks but
he would comply with 35 feet if desired by the Planning Commission.
He then stated that typically on some culdesac lots the setback is
25 feet.
Commissioner Gray recommended that setbacks be approved as submitted
on the preliminary plat, granting a setback waiver.
Mr. Bond agreed to sidewalk placement as depicted on the Master
Sidewalk Plan.
2
CITY OF JACKSONVILLE, ARKANSAS
REGULAR PLANNING COMMISSION MEETING
JULY 10, 2000
7:00 P.M. - 8:10 P.M.
Commissioner Hardwick moved, seconded by Commissioner Piggee to
approve the Preliminary Plat of Fair Oaks Subdivision Phase II as
presented, granting a setback waiver, intersection distance
requirement waiver and conditioning that the developer will place
sidewalks to Fair Oaks Drive if the Master Sidewalk Plan requires
sidewalks for Main Street. MOTION CARRIED.
b. REPLAT Lots 181 & 182 Walnut Pointe-Northlake Subdivision
Mr. Tommy Bond related that Mr. Jim Farra owner of the lots in
Northlake would like to replat lot 181 and 182 to construct a large
home.
Commissioner Gray moved, seconded by Commissioner Hardwick to
approve the replat of lots 181 & 182 Walnut Point-Northlake
Subdivision. MOTION CARRIED.
c. SKETCH PLAT Maddox Road & Pridmore Lane
Mr. Tommy Bond related the plat is being resubmitted with a
variation of lot size. He related that the lots are approximately ¾
acres with the exception of lot 1 belonging to the developer. He
stated that the subdivision consists of 48 lots and is located
outside the City limits. He related that lots located in the
eastern portion of the development are located in the flood plain as
best can be determined, explaining that the flood elevation has not
yet been established in this area of the County. He then said that
North First Street was established at 260, which is less than ¼ mile
east of the development. He then related that he has interpolated
the flood plain as being 262 for the proposed development.
He related that fire protection concerns had encumbered previous
plans, explaining that the City of Cabot has bid a new water system
& supply and have notified Jacksonville Water Commission that in
six-months they will no longer require water from Jacksonville. He
stated that the problem with serving the area is the fifteen hundred
gallons supplied to Cabot from the water line along the freeway. He
pointed out that when that fifteen hundred gallons is no longer used
by Cabot there will be ample water for the area as well as other
areas. He related that fire protection was a major concern in
previous discussions regarding annexation into the City of
Jacksonville. He related that Mayor Swaim expressed concerns in not
wanting the fire rating endangered by an area that would not meet
code. He stated that the owner would like to have the subdivision
annexed at this time. He reiterated that the Mayor and Fire Chief’s
concern regarding the water flow being less than a thousand gallons
a minute. He then stated that under the new hydraulic conditions
3
CITY OF JACKSONVILLE, ARKANSAS
REGULAR PLANNING COMMISSION MEETING
JULY 10, 2000
7:00 P.M. - 8:10 P.M.
moreover, Cabot going off the line, flow will probably come up to
acceptability. He stated that North Pulaski Water Users Association
is currently serving the area and has a water line on Pridmore Lane,
Maddox Road. He pointed out the location of a six-inch water line
close to the development which has been tested in the past only
getting about close to 700 hundred gallons a minute. He stated that
desirable is 1000 gallons a minute in a residential area.
In response to a question posed by Chairman Brannen, Mr. Bond
related that the area is three to four thousand feet south from the
AICUZ zone. He stated that the LRAFB representatives reviewed the
property in the past and did not express concerns for a residential
development.
Mr. Dennis Sobba, Chairman for the Commission of North Pulaski,
expressed concerns regarding the septic system. He stated concerns
for approval unless the property is annexed. He pointed out that
there is a 3-inch water line serving Pridmore Lane that could be
collapsed.
Commissioner Gray clarified that we need access to additional water
supply than the current three-inch water supply serving the area.
So we actually need service from Jacksonville versus North Pulaski
Water for it to handle this many houses in this area.
Mr. Sobba retorted that the only way this could fly is if it were
annexed and when I talked to Mayor Swaim before he was not
interested in annexation if it would jeopardize the fire rating.
City Engineer Whisker stated that he is aware of the concerns being
stated, adding that the County does not want this particular
subdivision on their water line.
In response to a question from Commissioner Hardwick, Mr. Bond
related that the development is planned to have Jacksonville Sewer.
Commissioner Gray stated that he believes the property needs to be
annexed and services provided by the City of Jacksonville. He
related that the subdivision was originally planned for Jacksonville
utilities and that from the sketch plat it looks to make a beautiful
subdivision. He pointed out that the right-of-way to Madden Road
should be incorporated into the next part of the planning process.
He stated that it is a high priority in the preliminary plans to
incorporate that easement into a finished road.
4
CITY OF JACKSONVILLE, ARKANSAS
REGULAR PLANNING COMMISSION MEETING
JULY 10, 2000
7:00 P.M. - 8:10 P.M.
Mr. Bond said that preliminary plans would provide more details
regarding the utilities, storm drainage, and flood plain. He
related that mainly the sketch plat is being presented for geometry
approval. He then added that a survey was made and the City
Engineer has received what areas would be affected in the flood
plain.
In response to a question from Commission Hardwick, Mr. Bond related
that this area has not been defined in the FHMA study as to the
elevation of flood. He then related that he has arbitrarily made an
assumption that it would be two foot higher than elevation shown
about ¼ of a mile to the east in Jacksonville. He explained that
the area is affected by backwater from Bayou Meto.
Discussion ensued as to positions regarding annexation and City
services of the area. Mr. Bond related that discussion regarding
annexation occurred prior to the annexation of the Air Base
property, which provided for a continuous property situation. He
stated that the City limits are now adjacent to the property. He
stated that he did not believe the water would be a current concern
and will be determined by hydraulic information that would be
returned to the Planning Commission for review. He stated that the
developer wants to use City water and will provide fire hydrants.
Commissioner Hardwick moved, seconded by Commissioner Piggee that
the developer receive a verbal approval regarding the layout, but
that plat approval be tabled until the property is either annexed
and/or City services can be provided. MOTION CARRIED.
d. SITE PLAN Chapel Ridge
Mr. Bond introduced Mr. Paul Hill designing architect, to address
questions regarding general layout. He stated that he is looking
for input from the Planning Commission, adding that the project is
not yet ready for a building permit. He said that the complete and
final plans are not ready yet. He stated that they are looking for
geometry and layout approval before final plans are presented.
Mr. Hill related that ERC Properties is the owner and developer of
the property.
Discussion ensued regarding plans for the retention pond and
consideration for Fire Department equipment.
Mr. Hill related that the retention pond in the front of the
property will doubly serve as an aesthetic water feature and will be
landscaped and feature flag poles next to the entry drive.
5
CITY OF JACKSONVILLE, ARKANSAS
REGULAR PLANNING COMMISSION MEETING
JULY 10, 2000
7:00 P.M. - 8:10 P.M.
Mr. Bond stated that the pond was originally proposed to be larger
but stated physical restraints regarding conflict with existing
sewer lines. He said that there are three lines that come into the
particular area.
Commissioner Gray questioned if the proposed entrance would be the
main entrance if there were a phase II which would probably be tied
to this phase.
Mr. Hill related that it would be the main entrance and related the
possibility of an entrance coming off Woodbriar Drive if that is
acceptable to the City and the neighborhood. He related that if a
second phase is constructed then the parking would loop through with
only one dead end to the northeast boundary.
He presented the Commission with floor plan elevations for an idea
of the scale of the buildings.
In response to a question posed by Chairman Brannen, Mr. Hill
related that there is 860 feet proposed from the entrance to the
culdesac if a phase II is not proposed.
Chairman Brannen noted that if phase II is not proposed then the
development may require a culdesac length waiver.
Mr. Bond related that the drive and all utilities would be a private
with the exception of water. He stated that the sewer line runs
along the east property line allowing for service lines which will
not be maintained by the City. He stated that the water line will
require a recorded easement for maintenance access. He stated that
the development will have fire hydrants, adding that it is typically
best for the City to have ownership so that they are properly
maintained. It was noted that the Fire Chief would review those
plans later in the stage of development.
In response to a question from Commissioner Corroum, Mr. Hill
related that every ground floor apartment entry is on the accessible
route and the entire complex is fully wheel chair accessible with
paths for any unit and handicap parking.
Commissioner Hardwick moved, seconded by Commissioner Wilborn to
approve the site plan for Chapel Ridge development. MOTION CARRIED.
REQUEST TO APPROVE BUILDING PERMITS:
REQUEST/STREET OR ALLEY CLOSING:
6
CITY OF JACKSONVILLE, ARKANSAS
REGULAR PLANNING COMMISSION MEETING
JULY 10, 2000
7:00 P.M. - 8:10 P.M.
GENERAL: a. Manufactured Home Standards Draft Ordinance
City Attorney Bamburg stated that he developed the draft ordinance
taking all the information from the Manufactured Homes Association
and combined it with the existing ordinances. He related that some
of the code designations have shifted to remain consistent in zoning
classifications. He highlighted the definitions and the re-
establishment of zoning classifications. He stated that in sections
three through five modular homes are listed as approved conditional
uses in the zone classifications of R-1A, R-2, and R-3. He stated
that in renaming zones and districts the zero lot-line was included.
He stated that section seven creates a modular home
district/subdivision and section eight covers a manufactured housing
subdivision, adding that it addresses a manufactured housing park,
making a distinction between the two. He stated that he did not
include the uses of manufactured homes in various zone
classifications for conditional uses which may be something that the
Commission may want to consider.
He suggested that the Commission review for discussion at the next
regularly scheduled Planning Commission meeting.
City Engineer Whisker stated that the existing zoning map will
change with new zoning classifications.
City Attorney Bamburg asked that the Commission recognized that
passage would change not only the Official Zoning Map but also the
Land Use Map to remain in compliance with State law. He stated that
chart 18.68 regarding minimum requirements will be changed and is
included in the draft ordinance.
It was the general consensus of the Planning Commission to continue
discussion at the next regularly scheduled Planning Commission
meeting in August.
b. Metroplan 2025 Briefing
Chairman Brannen related that the briefing is postponed until
further notice.
DEVIATION IN AGENDA:
a. REPLAT of Lots adjacent to the Lake in Northlake Subdivision
Mr. Bond related that the developer Mr. Tommy Dupree built the lake
in Northlake and has always intended to transfer ownership to the
property owners association. He stated that there are little pieces
of ground between the lake and each lot without utilities in the
floodplain that were not included as part of the adjacent lot so
that the lots would not be encumbered with a flood statement.
7
CITY OF JACKSONVILLE, ARKANSAS
REGULAR PLANNING COMMISSION MEETING
JULY 10, 2000
7:00 P.M. - 8:10 P.M.
Commissioner Gray questioned maintaining a separate piece of
property rather than use a LOMA.
Mr. Bond stated that when the new FHMA was issued in 1995 it
neglected to include all the LOMA’s that had previously been issued
by FHMA. He related that in essence it did away with the LOMA’s,
which created confusion given efforts over the years. He stated
that LOMA’s had to be resubmitted by the City Engineer.
Commissioner Hardwick questioned why the developer had not included
this property in the lake. He also noted that Fair Oaks property
owners are receiving two tax bills and questioned how the property
owners of Northlake would feel about receiving a second tax bill for
the small strip of land.
Mr. Bond stated he was unaware of that and that theoretically the
value of the second parcel is zero. He stated that there should be
almost no tax. He noted that Fair Oaks was designed to completely
take FHMA out of the picture for the home lots.
Chairman Brannen questioned responsibility for the restriction of
building in the floodplain.
Mr. Bond stated that it would be included in the Bill of Assurance
and it would be up to the adjoining property owners.
In response to a question from Commissioner Corroum, Mr. Bond
related that separate deeds would be issued to property owner
adjacent to the lake.
Commissioner Corroum concurred with Commission Hardwick in
questioning the simplicity of extending the boundaries of the lake.
Mr. Bond stated that Mr. Dupree and the property owners have agreed
to the proposed arrangement, adding that the property owners wanted
to have control down to the water’s edge behind their lot.
Discussion ensued and it was related that Mr. Dupree’s intention is
to transfer the lake property to the owners association.
Commissioner Hardwick suggested that the City Attorney research the
authority of the Planning Commission to decree that the parcel will
transfer to the adjacent lot. He cited the reverse of eminent
domain.
Further discussion ensued and it was noted that the property owners
initiated the agreement.
8
CITY OF JACKSONVILLE, ARKANSAS
REGULAR PLANNING COMMISSION MEETING
JULY 10, 2000
7:00 P.M. - 8:10 P.M.
City Attorney Bamburg questioned donating the property to the lake,
this would eliminate the Commission’s involvement.
Mr. Bond stated that his firm was hired by the property owners to
address the matter.
Commissioner Gray summarized that the property owner could have
control to the water’s edge or if the property owners association
owned the land that would allow pedestrian traffic behind those
lots, which might not be desirable.
Commissioner Hardwick said that it is understandable why the
property owners want to control the property, but added that he is
not sure the Planning Commission has the authority.
Mr. Bond stated that theoretically they could write deed to
transfer.
City Attorney Bamburg stated that ownership deed transfers could
come from Mr. Dupree as the Grantor, not from the Commission.
Mr. Bond explained that the desire to have the revision filed as a
plat, adding that the final plat would need to be signed by the
Planning Commission Chairman. He stated that it is more of a lot-
split rather than a subdivision, adding that under Planning
Commission regulations the Chairman and the City Engineer could
approve it for signing. He stated that given the complication of
the matter he has brought it before the Commission to address any
concerns. He stated that all property owners on the lake will
receive the property behind their house with a deed and that there
will be a Bill of Assurance restricting that transfer with that lot.
He stated that the main point is control of the property by the lot
owner.
Commissioner Gray pointed out that the terminology of lot carries
minimum requirements and suggested that the property not be referred
to as a lot but as a non-notable tract. He stated that the term lot
infers housing ability. He pointed out that it is more of a
subdivision of tracts to adjoin a lot and that change in reference
might clear future inquiries.
Commissioner Corroum moved, seconded by Commission Piggee to table
the item of business to the Regularly Scheduled Planning Commission
meeting of August 2000 for further input from property owners.
MOTION CARRIED.
9
CITY OF JACKSONVILLE, ARKANSAS
REGULAR PLANNING COMMISSION MEETING
JULY 10, 2000
7:00 P.M. - 8:10 P.M.
b. REPLAT of Lot 2, Bushwood Estates
Mr. Bond related Mr. Chet Shirmer is requesting a replat to enlarge
lot 2 of Bushwood Estates off East Main. He stated that it would be
an addition to the rear of the lot. He stated that the lots on
Jetta Drive would extend to the same point regarding conformity.
Commissioner Gray noted that the additional property will be derived
from a 13-acre tract of land not included in the subdivision.
Commissioner Gray moved, seconded by Commissioner Wilborn to approve
the replat of lot 2 Bushwood Estates. MOTION CARRIED.
ANNOUNCEMENTS:
ADJOURNMENT:
Chairman Brannen without objection adjourned the meeting at
approximately 8:10 p.m.
Respectfully,
Susan L. Davitt
Planning Commission Secretary
CITY CLERK-TREASURER
10