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01 APR 09.doc CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING APRIL 9, 2001 7:00 P.M. – 8:03 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, Chad Young, Bobby Lester, Mark Perry, Dean Wilborn, and John Hardwick answered ROLL CALL. Chairman Brannen also answered ROLL CALL. PRESENT SIX (6), ABSENT (2). Others present for the meeting were City Engineer Whisker and Patriot Reporter Peggy Koury. APPROVAL AND/OR CORRECTION OF MINUTES: Commissioner Wilborn moved, seconded by Commissioner Perry that the minutes of the 12 March 2001 Regular Planning Commission meeting be APPROVED. MOTION CARRIED. Commissioner Corroum moved, seconded by Commissioner Lester that the Annual Planning Commission Report for 2000 be APPROVED. MOTION CARRIED. PUBLIC HEARING(S): a. CONDITIONAL USE: R-3 in C-1 zone for property adjacent to 900 Madden Road Chairman Brannen announced that the item of business was withdrawn by the petitioner. BUILDING PERMIT(S): REQUEST TO APPROVE PLAT: a. REVISED SKETCH PLAT Western Hills Subdivision on West Main Mr. Bond related that the previous plat included 4.1 acres of property that is owned by Entergy. He related that the absence of that acreage has brought about a slight change in the configuration of the plat. He related that the plat included in the packet, presented a problem regarding access on Main Street. He pointed out that the original sketch has thirteen lots with direct access onto Main Street. He stated that he and the City Engineer discussed ways to negate that access and is now presenting a revised sketch plat which features a private drive parallel to, but not adjacent to Main Street regarding access for lots 1-11. He stated that lots 13 and 14 would still have to carry direct access onto Main Street. He stated that the private street would be 20-feet wide and connect to the driveway of those lots. He related that the private street would 1 connect back to CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING APRIL 9, 2001 7:00 P.M. – 8:03 P.M. back to Main Street at two points. He spoke of alternative considerations regarding an access back to Main Street between lots 9 and 10, and the possibility of making the street one-way. He related the Fire Department said the street should be 20- foot. wide to accommodate the fire trucks. He noted an area on the plat as Tract B, adding that it is hoped that it can be swapped with Entergy for a parcel behind lots 13 and 14. In response to a question posed by Commissioner Hardwick, Mr. Bond related that because of the depth of lots 13 and 14 it would not be feasible to have a rear access to alleviate the need for access from Main Street, adding that if property is exchanged with Entergy it will be a possibility. He then related that Entergy originally purchased the property for a sub-station, pointing out that the power line runs north and south crossing Main Street, but Entergy no longer has a need for the sub-station. He then related that the 4.1 acres belonging to Entergy was included in the rezoning request, which was approved. He stated that City Engineer Whisker is in the process of contacting Entergy regarding the rezoning. Discussion ensued as to the un-zoning of property not intended to be rezoned and City Attorney Bamburg clarified that the record would need to be corrected with another ordinance rezoning the property back to its original zoning if Entergy does not want the new zoning. Further discussion ensued regarding a common drive for lots 13 and 14 for the purpose of a single curb cut to Main Street. Mr. Bond related other discussions regarding common driveways for lots 1-11 requiring only six (6) drives onto Main Street, which was not well received by City Engineer Whisker. He then related that a green space and sidewalk would separate the private drive from Main Street. He stated that there would also be a sidewalk along the subdivision street that runs north to south, adding that the two culdesacs would not require sidewalks per Jacksonville Municipal Code. He described the green space, saying that it would actually be a swell that would prevent water from crossing south to north on Main Street. It was noted that the culdesacs are between 650 and 700 feet. In response to a question from Chairman Brannen, Mr. Bond related that lots 29 through 32 would be located in the flood zone and possibly the back corners of lot 50 through 52 and lot 1, which will be presented on the preliminary plat. 2 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING APRIL 9, 2001 7:00 P.M. – 8:03 P.M. City Engineer Whisker stated that the biggest point is the access issue onto Main Street. Discussion returned to the possibility of a private drive for lots 13 and 14, if the property is exchanged with Entergy. Mr. Bond pointed out that consideration of a one or two-way street for the private drive had not been decided as yet, adding other considerations were discussed to make the private drive a culdesac on either end with one main access onto Main Street. He then related that regarding safety equipment access, it was more feasible to make an access at each end of the private street. Parking restrictions were discussed regarding the private street with considerations mentioned for no parking on the side closest to Main Street. It was then stated that the parking would need to be prohibited on both sides regarding proper safety equipment access. Discussion ensued regarding plans for widening Main Street, City Engineer Whisker related that the private drive would be outside of the street right-of-way with the sidewalk being tied into the right-of-way adjacent to Main Street for its best use. Commissioner Hardwick questioned the flood plain designation (“F”) and location of sidewalks regarding sketch plat presentation, rather than requesting that information on a later plat from the developer. City Engineer Whisker clarified that basically the sketch plat deals with geometry approval. Commissioner Hardwick moved, seconded by seconded by Commissioner Perry to approve the revised Sketch Plat with the restriction that parking be allowed on only one side of the private drive and that lots 13 and 14 share a common drive or rear access. MOTION CARRIED. b. PRELIMINARY PLAT Jacksonville Plaza Addition AKA 67-167 Commercial Addition Engineer Barry Williams with Richburg·Rickett stated that in March the Sketch plat was approved regarding the lots geometry, adding that the only primary concern was the relationship of the proposed curb cut to John Harden Drive. He presented a revised drawing of the proposed curb cut, stating that the point of access has been moved further south than the requested 20-foot recommendation from the previous meeting. He stated that the 3 access can accommodate three vehicles with one positioned to make a left turn and still have a comfort zone. CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING APRIL 9, 2001 7:00 P.M. – 8:03 P.M. In response to a question from Chairman Brannen, City Engineer Whisker related that he had spoken with the Highway Department regarding traffic counts but numbers were not available for John Harden, however, numbers regarding the freeway were around 4300. Mr. Williams related that as a side note they have sent Mr. Ricky Prince of the Highway Department, who is in charge of curb cuts for the district, a copy of the plat for preliminary review. He stated that Mr. Prince has conveyed that he will allow the curb cut as presented. In response to a question from Commissioner Hardwick, Mr. Williams stated that the curb cut is a right in and right out access. Discussion ensued regarding access to the Wal-Mart parking area; Chairman Brannen said that he felt it would help alleviate traffic exiting the middle lane for a left turn onto John Harden Drive. Mr. Williams estimated that as patrons educate themselves they would most likely use the traffic signal at Wal-Mart for left turns onto John Harden. It was noted that the Wal-Mart signal is approximately 200-feet from the corner of the proposed development. In response to a question from Commissioner Hardwick, City Engineer Whisker related that Wal-Mart had conducted a flood way analysis by Mr. Bernie Alt from Nashville, who has now been employed to perform the same analysis for the proposed development. He related that the highlighted area on the drawing indicates the floodway, which cannot be built in until Mr. Alt returns with a recommendation that reduces the flood way back to the area inside the culvert. Mr. Williams stated that the flood study is underway and it is their anticipation that Mr. Alt will determine that the floodway will fall within the 25-foot easement that passes between the buildings and flows down to connect with the larger boxes at the Highway Department right-of-way. Discussion ensued as to the location of the flood plain in regard to the proposed development; City Engineer Whisker related that it might be possible to raise the elevation or have the flood plain contained within the area of flood way regarding 4 the 19-foot culvert. CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING APRIL 9, 2001 7:00 P.M. – 8:03 P.M. Mr. Scott Rickett stated that the design of the culvert will bring the flood plain into the flood way and bring the development out of the flood plain. Chairman Brannen questioned any increased water effect of the development regarding the walking park by Berkshire and the Collenwood Subdivision. City Engineer Whisker stated that the original study mitigated twice as much retention area as was necessary due to displacing wetlands and that from his understanding, Mr. Alt will present to him a study that will determine they are not bringing anymore water into that area than before the Wal-Mart development and the proposed development. Chairman Brannen expressed concerns regarding the middle lane traffic leaving the proposed development. Mr. Tommy Lasiter related that there are at least two curb cuts with similar situations that do not have left turn restrictions. He compared three properties west of McCain Mall, which all have right and left turns into the properties. Chairman Brannen pointed out that the area Mr. Lasiter spoke of is a four-lane situation regarding traffic flow. Discussion ensued regarding designated left turn lanes for Wal- Mart and the Air Base from John Harden Drive and the close proximity of a left turn opportunity from Shoney’s and the exit to the freeway. It was noted that the distance south from the exit to the freeway was estimated to be more than 25-feet. Commissioner Hardwick stated that he would be more concerned if it were a situation where traffic would be coming off the freeway rather than exiting onto the freeway regarding factors of speed. He then questioned the Commission’s authority to approve the plat before floodway issues are addressed. City Engineer Whisker stated that the development cannot move forward, even with Planning Commission approval, without floodway changes. He suggested that approval carry stipulations or the item could be tabled until the flood study is received. He stated that he had explained flood issues to the developer who felt the process could moved forward with the possibility of a CLOMR letter. He then explained that by FHMA standards a 5 CLOMR along with Planning Commission approval would allow the developer to begin moving dirt. CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING APRIL 9, 2001 7:00 P.M. – 8:03 P.M. Mr. Williams stated that they are asking for approval contingent on the CLOMR and drainage approval from City Engineer Whisker. Commissioner Corroum reiterated traffic concerns regarding the proposed left turn and stated that he does not see how the proposed area can be compared to the Shoney’s area, particularly during times when Air Base traffic increases. Mr. Williams offered that traffic moving toward the interstate would exit prior to reaching the development access along with the education factor regarding the Wal-Mart access for busier times. In response to a question from Commissioner Corroum regarding clarification of the flood study, Mr. Williams related that when Wal-Mart was developed they had two areas to address, explaining that the basic principal of storm water detention is not to let anymore water leave the site than currently exists. He related that Wal-Mart built a water detention pond that held the water back and then released a certain amount through a smaller pipe, he added that secondly they completed wetlands mitigation. He explained that it was determined that their wetlands mitigation and the pond combined would effectively make the capacity twice as great as it needed to be. He related that the system still has the same pipe throttle to hold back water, explaining that they did not size up, so now they can effectively hold twice as much water as they needed to, plus hold back the water of this site. He stated that the report from Mr. Alt to City Engineer Whisker is expected to reflect these numbers. In response to a question from Chairman Brannen, City Engineer Whisker related that CLOMR approval from FHMA is necessary and that the review may take approximately 30-days before being granted. He added that beginning with the building process the developer must re-submit for the LOMA (letter of map amendment) regarding the map change. Mr. Williams stated that when Mr. Alt designed plans for Wal- Mart he used an expedited process where instead of applying for a CLOMR through the FEMA, he produced a report as if it would have been submitted to FEMA and had it approved by the City, and then performed the work and made one submittal to FHMA. He stated that Mr. Alt is anticipating the same procedure for the current project. 6 City Engineer Whisker agreed that he was aware of a letter from FEMA by which instead of going through the long process it is CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING APRIL 9, 2001 7:00 P.M. – 8:03 P.M. worked with a letter of approval in a sort of backward way, basically making for only one application fee instead of two, adding that the letter had not been received yet. Mr. Williams stated that his understanding from Mr. Alt is that it would be a fairly quick process, taking only a few weeks to complete the report and receive approval regarding the expedited process as opposed to going through the longer process with FEMA. City Engineer Whisker estimated a total of 30-days. In response to a question from Commissioner Hardwick, City Engineer Whisker related that sidewalks would be required along John Harden Drive. Discussion ensued as to the connection of those sidewalks and City Engineer Whisker stated that regarding a pre-sidewalk plan or post sidewalk plan it has to begin somewhere. Commissioner Hardwick related that after final plat approval of the new Collenwood phase, the City Council requested sidewalks. In response to a question from Commissioner Wilborn, Mr. Williamson related that approval of the plat would not allow them to begin construction until they have the flood study completed and approved by City Engineer Whisker when he reviews all proposed drainage plans. He then related that approval will allow them to complete the hydraulic analysis regarding the drainage structure. He stated that they are requesting the approval contingent on further analysis of the entire flood study by the City Engineer. He then pointed out that all lots would be removed from the flood plain. Commissioner Hardwick moved, seconded by Commissioner Lester to approve the Preliminary Plat as submitted with the stipulation that FEMA has to either issue a CLOMR or a report that states all development property is out of the floodplain and that the developers work with City Engineer Whisker regarding sidewalks as required by City ordinance. MOTION CARRIED. c. REVISED SKETCH PLAT Oak Ridge Ranch Estates Mr. Tommy Bond related a change regarding Oak Ridge Drive from the previous sketch plat, pointing out that Oak Ridge Drive 7 stops short of Pridmore Lane making the development more private. He related that the revision allowed for three more lots in the overall plan. He then stated that they are requesting approval for the overall geometry of the subdivision, and will probably CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING APRIL 9, 2001 7:00 P.M. – 8:03 P.M. return next month with the preliminary plans. He stated that the Health Department, City Wastewater, and the City Water Department are currently reviewing the water and sewer plans. He related that earlier concerns expressed dealt with the capacity of the sewer system in the Quince Hill area which have now been put to rest with a study conducted by the Wastewater Department and some recommended changes for the pump station at Northeastern. He related that changes were proposed to accommodate the flow from the development, pointing out that the proposed changes will actually increase the capacity more and cost less than what the developer proposed. He related that the Water Department’s concern was that the subdivision did not have an adequate fire flow, pointing out that with Cabot getting off the water system, Jacksonville has a 16” waterline parallel to Highway 67. He stated that in the next six months Cabot will have their own supply and be in operation. He stated that currently Cabot takes about 12 or 14 hundred gallons a minute, so there will be enough water available in the 16” line to accommodate up to 1,000 gallons a minute for this subdivision. He then related efforts to offer annexation inclusion to the church and other residents. He pointed out the positives for them to participate in the annexation including lower insurance rates, but added that they are proceeding with plans without that consideration. He related that if the geometry of the subdivision is approved then they will return with the preliminary. Commissioner Wilborn remarked that the change in the sketch plat better addresses previous traffic concerns voiced by area residents. Mr. Bond concurred. Commissioner Hardwick raised questions regarding lot one for water retention similar to the retention plans approved for Collenwood. Mr. Bond stated that plans regarding water retention would be in the next plat submittal. City Engineer Whisker stated that the sketch mainly deals with geometry. He stated that the Water and the Fire Departments have reviewed the water flow and he believes they are ready to sign off on it. He related that the Sewer Department has already signed off and that from conversations with the Fire Marshall he believes the plans are satisfactory. 8 Commissioner Lester moved, seconded by Commissioner Hardwick to approve the revised sketch plat of Oak Ridge Ranch Estates Subdivision as presented. MOTION CARRIED. CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING APRIL 9, 2001 7:00 P.M. – 8:03 P.M. DEVIATION IN AGENDA: d. FINAL PLAT Seventh Heaven formally Double S Subdivision Commissioner Wilborn moved, seconded by Commissioner Corroum to suspend the rules and place the item of Seventh Heaven Subdivision on the agenda. MOTION CARRIED. Mr. Bond related that the developer is Ms. Dana Nixon and that the subdivision is almost outside of the territorial limits of Jacksonville. He stated that plans were submitted to the Jacksonville Planning Commission for the preliminary plat review approximately one year ago, and was approved. He related that after development on the subdivision began the County stated a jurisdictional problem, adding that he and City Engineer Whisker spent approximately six months working out the jurisdictional problem. He went on to say that the final plat was presented to the County for approval because of previous jurisdictional conflict regarding the preliminary plat and the County then said that they did not need to see the final plat and that it should be presented to Jacksonville. He stated that the water system is a part of North Pulaski and has been completed. He pointed out that the County will inspect the roads, if approved. He stated that approval should be subject to a posted bond for the road completion and City Engineer Whisker’s final approval before it is signed. In response to a question from Commissioner Wilborn, Mr. Bond related that the subdivision is located approximately 3,000 feet beyond the AICUZ zone, but is being approved by Jacksonville because it is in the extra territorial jurisdiction. Discussion ensued regarding culdesac length and approval by the County. Commissioner Hardwick moved, seconded by Commissioner Wilborn to approve the final plat of Seventh Heaven Subdivision formally known as Double S Subdivision subject to final approval by City Engineer Whisker and County approval for the bond issue regarding the roads. MOTION CARRIED. HOUSE BILL 2402 Discussion ensued regarding House Bill 2402, which states that 9 “no political subdivision shall establish an ordinance or regulation prohibiting manufactured homes.” CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING APRIL 9, 2001 7:00 P.M. – 8:03 P.M. State Representative Pat Bond pointed out that Jacksonville has provisions for overlay zones and would not be affected by the Bill because Jacksonville has established a zone allowing manufactured housing. TRAINING SEMINAR Commissioner Hardwick requested a meeting to help indoctrinate newer Commissioners regarding the purpose of the Planning Commission and Board of Adjustment. Clarification for items to go before each and introductory training. He related that meetings with Metroplan have been helpful in the past. It was the consensus of the Planning Commission that efforts be made to schedule a meeting with Metroplan two weeks from today. GENERAL: ADJOURNMENT: Chairman Brannen without objection adjourned the meeting at approximately 8:03 p.m. Respectfully, Susan L. Davitt Planning Commission Secretary 10