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01 FEB 12.doc CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING FEBRUARY 12, 2001 7:00 P.M. – 7:50 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: Chad Young, Bobby Lester, Glen Keaton, Lester Piggee, Mark Perry, Dean Wilborn, and John Hardwick answered ROLL CALL. Chairman Brannen also answered ROLL CALL. PRESENT eight (8), ABSENT (1). 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 February 2001 Regular Planning Commission meeting be APPROVED. MOTION CARRIED. PUBLIC HEARING(S): a. REZONING of West Main Frontage Property from M-2 to R-0 Chairman Brannen opened the public hearing at approximately 7:01 p.m. Petitioner Mr. Jim Peacock related that originally the property was an 80-acre tract, 60 acres was sold to the City of Jacksonville. He stated that of the remaining 20 acres approximately 10 acres is zoned R-0 and 10 is zoned M-2. He stated that the request is to make the entire 20-acre tract R-0. With no one to speak in opposition, Chairman Brannen closed the public hearing at approximately 7:03 p.m. Mr. Peacock stated that he did not believe any of the property is located in the flood plain, if any only a small fraction on the west corner. He stated that Bond Engineering is currently performing elevations. City Engineer Whisker related that the land use map shows the property to be industrial divided by a section line for industrial and residential with no real physical boundary. He stated that there is property zone M-2 directly south of the proposed rezoning, which is currently being used by the City to burn brush from the ice storm. In response to a question posed by Commissioner Hardwick, City Engineer Whisker related efforts to annex the General Samuels area which is part of the Pulaski County Industrial Park area, adding that he is not sure of the amount of industrial currently. CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING FEBRUARY 12, 2001 7:00 P.M. – 7:50 P.M. Mr. Peacock related that Mike Wilson and Tom Cory represented the City in the sale of 60-acres and part of that consideration was that the rezoning would not be opposed, pointing out the intent to rezone at the time of sale. Commissioner Hardwick moved, seconded by Commissioner Lester to recommend to the City Council the rezoning and land use map amendment. MOTION CARRIED. b. REZONING of property located at 103 Valentine Road from R-0 to R-4. Chairman Brannen opened the public hearing at approximately 7:05 p.m. Petitioner Mrs. Ginger Williams related that she and her husband would like to place a 14 x 80 foot mobile home on the lot next to their residence for rental property. To speak in opposition, Mrs. Carolyn King of 216 East Valentine Road related that she and her husband have been residents in the neighborhood for approximately 29-years and that earlier in her childhood her family had moved to the Valentine Road area in 1942. She stated that the previous owners of 103 Valentine Road had lived there for 40-years and maintained the property nicely. She then related that ownership transferred about 22-months ago, pointing out that currently there are no mobile homes in at least a two-block area. She said that often this type of dwelling brings in transient type residents, and that the neighborhood has concerns regarding the future deterioration and the lowering of property values. She stated that for these reasons they are requesting the Commission to deny the rezoning. Chairman Brannen noted the presentation of a petition signed by seventeen (17) area residents and a letter from Alderman Ray opposing the rezoning. Chairman Brannen closed the public hearing at approximately 7:09 p.m. Commissioner Hardwick related that he had viewed the property and had not seen other mobile homes in the area, he mentioned spot zoning and made the following motion. Commissioner Hardwick moved, seconded by Commissioner Lester to deny the rezoning request regarding 103 East Valentine Road from R-0 to R-4. MOTION CARRIED. CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING FEBRUARY 12, 2001 7:00 P.M. – 7:50 P.M. c. REZONING of 2505 Coffelt Road from R-0 to R-6 Chairman Brannen opened the public hearing at approximately 7:10 p.m. Petitioner Mr. Marlon R. Polston stated that he has lived in the area for 28-years, pointing out that the property at 2505 Coffelt has always had a mobile home located there and now he is requesting the rezoning to enable him to replace the current mobile home with a new mobile home. He stated that his son is the resident of the current mobile home and that the property is 62’ wide and 350’ deep. With no one to speak in opposition, Chairman Brannen closed the public hearing at approximately 7:12 p.m. Chairman Brannen noted that the area mostly consists of mobile homes. Mr. Polston responded that his personal residence is the only site-built home in the area. City Engineer Whisker stated the City is not in opposition to the request. Commissioner Piggee moved, seconded by Commissioner Wilborn to recommend to the City Council the rezoning of 2505 Coffelt Road from R-0 to R-6. MOTION CARRIED. d. REZONING of 504 & 508 Gregory Street, Lot 7 & 8 Heraldry Manor Phase V from R-0 to R-3 Chairman Brannen opened the public hearing at approximately 7:14 p.m. Mr. J.C. James of Century 21 Smith & Associates and representative for the owners Anop and Pomtip Seedtibood, presented a property development proposal by a developer interested in purchasing the property. He said that Mr. Gary Wells of Beebe is an experienced builder and developer regarding commercial and residential properties. He presented photographs of units built in Cabot. He stated that the Seedtibood’s purchased the property fifteen years ago intending to build their residence. He then pointed out that they also owned the commercial lot across the street and were considering building their restaurant there, however, those plans did not materialize. He stated that the value of the property is commercial, adding that no one can justify building a single-family residence on a lot of that value. He stated that if not rezoned it would become similar to a locked-in property with no use. He related that the CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING FEBRUARY 12, 2001 7:00 P.M. – 7:50 P.M. proposed twelve unit apartments would be 1,000 square feet with 2 bedrooms and 1½ bath each. He stated that the builder is open to having access through Bailey Street instead of Gregory Street, which would be valuable to on-coming Gregory Street traffic. He stated that the outside of the complex will be brick and vinyl, townhouse type dwellings with dormers. He pointed out that the current tax base as vacant land is about $300.00 annually and that after development and re-assessment the tax will be over $4,000.00 annually; adding that there is merit in progress that this town is well known for. He stated his earnest hope that the Commission would honor the request and do justice to an otherwise valueless property. Mr. Billy Hall an adjacent property owner, stated that he purchased his property approximately 22-years ago and was told at that time that Bailey Street and Gregory Street were the boundaries for residential and the original intent by the Planning Commission was for it to stay that way. He related that the neighborhood has been before the Planning Commission several times in the past opposing changes. He stated that he can understand what Mr. James is saying, but on the other hand feels that his property value will be lowered if apartments are allowed at the end of his street. He asked each Commissioner to consider how they would feel with apartments at the end of their street, to understand the feeling of the neighborhood. Ms. Janet Rensing of 508 Parrish asked Mr. James how the value of single-family zoned property was established as commercial. Mr. James responded that it is because of the surrounding property. Ms. Rensing pointed out that the surrounding property is residential, and that across the street running parallel is commercial mixed with residential. She stated that she lives around the corner and drives down North Bailey; saying that she does not want to drive through an apartment complex. She stated concerns for the traffic generated from a twelve-unit 1,000 square foot apartment complex, pointing out that most of the neighbors are established with grandchildren, so there are smaller children coming back into the neighborhood. She stated that she has been in her home for 14-years, and the neighbor next to her has lived there going on 20-years. She said that she is strongly opposed to the rezoning, pointing out that when Wal-Mart was developed, Parrish Street and North Bailey were closed. She stated that there is no reason to put an apartment complex on a closed street in a residential neighborhood. CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING FEBRUARY 12, 2001 7:00 P.M. – 7:50 P.M. Mr. James pointed out that he has never been aware of any problem caused from the Warren Dupree School that is located next to the property regarding any family activities. He related that Warren Dupree School is west of the property, and Western Sizzlin is to the east, pointing out that it is "hemmed in" from that standpoint. He then related that across the street there is another property zoned commercial, and next to it is Shoney’s restaurant and then behind that is the Best Western Hotel. He then said that going west on Gregory there are three houses, which he feels sure one day would be requested for something different, and the adjoining duplex on the corner of Johnson and Gregory, further pointing out the “hemmed in” situation. He reiterated that the access being given off Bailey eliminates slower traffic on Gregory. A neighborhood resident, Ms. Barbara Hamm stated that the school children and the traffic situation needs to be given consideration, citing concerns for increased traffic. She related the potential for accidents currently, pointing out that the 20-mile an hour sign is not obeyed. She stated she felt the rezoning would be unfair to residents trying to keep up their yards and that she is opposed to the rezoning. Chairman Brannen closed the public hearing at approximately 7:21 p.m. Chairman Brannen called attention to history data presented regarding a regular Planning Commission meeting dated September 12, 1983. City Engineer Whisker stated that the land use map shows residential, adding that there will be more traffic and pointing out that typically apartments are used as a buffer between single-family residential and commercial properties. Chairman Brannen noted audience participation to be mostly opposed. In response to a question from Commissioner Young, Mr. James related that the complex is proposed to face Gregory Street. Commissioner Piggee stated concerns for increased traffic and the proximity to the elementary school. Mr. James stated that the traffic situation is a supposition, but he believes that no more than half of the traffic would pass Warren Dupree and the other half would go to the Freeway. CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING FEBRUARY 12, 2001 7:00 P.M. – 7:50 P.M. Ms. Rensing asked to be recognized and then agreed with a comment earlier from Mr. James regarding the use of the word “squeeze” and the position of the development on the lot. She stated that the lot size would accommodate a nice large home of 3,000 square feet with a good size yard. She reiterated concerns for increased traffic and stated that the complex would feature residents who can not afford to live in a $90,000.00 home, pointing out that the homes in the area are 90 thousand and upwards. She related existing traffic problems regarding Wal-Mart traffic and further cited concerns for the type of clientele the development will attract with a rent of $400.00 per month. Discussion ensued regarding a site plan and it was noted that once the property is rezoned development is only limited by that new zoning. Chairman Hardwick related that both sides present good arguments, regarding a buffer for commercial to residential or for keeping it residential. He stated that he recognizes that the petitioner originally purchased the property for a single-family residence, adding that it is viable for single-family development or the petitioner would not have purchased it for that reason. Commissioner Piggee concurred. Commissioner Lester moved, seconded by Commissioner Piggee to deny the rezoning of 504 & 508 Gregory Street from R-0 to R-3. Commissioners Keaton, Lester, Piggee, Perry and Hardwick voted AYE. Commissioners Young and Wilborn voted NAY. MOTION CARRIED. BUILDING PERMIT(S): J&J Metals, Inc. 3024 Discovery Drive Commissioner Piggee moved, seconded by Commissioner Wilborn to suspend the rules and place the building permit request from J & J Metals Inc. on the agenda. MOTION CARRIED. Chairman Brannen stated that J&J Metals is requesting permission to add on to their existing building. The addition will be 20,000 square feet and will house two new processing machines. Ms. Vonda Roark related that currently they have a 20,000 square foot building in the industrial area on the north end of Redmond Road built in 1991 and are planning to add another 20,000 square foot with new larger steel processing equipment. CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING FEBRUARY 12, 2001 7:00 P.M. – 7:50 P.M. City Engineer Whisker related that the property is metes and bounds and J&J Metals would like to proceed with a twenty-foot pit for rolled metals. He requested approval is made contingent upon approval of the City Engineer and Fire Marshall. Ms. Roark related that the pit is designed to help in the process of splitting coils of steel that weight 20 to 50 thousand pounds each by maintaining tension on the coils as they are rewound. Commissioner Hardwick moved, seconded by Commissioner Piggee to approve the request for a metes and bounds building permit at 3024 Discovery Drive to J&J Metals, Inc. contingent upon approval of the City Engineer and Fire Marshall. MOTION CARRIED. REQUEST TO APPROVE PLAT: REPLAT BOMBER BASE ADDITION LOTS 3, 4 & 5; BLK 6 Representative from Bond Engineering Stacy Atkin related that the plat is a replat of three existing lots on block 6 to the bomber base addition that will be replatted to be lot 3R and 5R. City Engineer Whisker related the Mr. Robert Cunningham put a mobile home on the first lot and wants to sell lot two. He related that to make it as attractive as possible he added a larger portion of the replat. He pointed out that lot 5R is somewhat smaller than lot 3R regarding the replat. Commissioner Wilborn moved, seconded by Commissioner Hardwick to approve the replat as requested. MOTION CARRIED. GENERAL: REZONING ORDINANCE 1147 (#1-2001) RETURNED FROM CITY COUNCIL lot 3 & 4, Block 1, Edgewood Subdivision Chairman Brannen announced the item of business and recused himself from the proceedings. Vice-Chairman Perry related that the request was originally presented in January and forwarded to the City Council for rezoning, who reviewed the item and has returned it for further consideration. Mr. Lloyd Friedman related that in his opinion part of the reason that the City Council sent it back was because he did not have enough information. He related that he has now expended many man-hours at the Pulaski County Court House and has gather new documentation that he feels would make a difference if allowed to represent to the City Council. He requested an opportunity to present to the City Council information that he did not have before. He stated that the property is in a usage area for C-2 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING FEBRUARY 12, 2001 7:00 P.M. – 7:50 P.M. and the usage request is for C-1. He related that the new information supports commercial use. He stated that one thing brought to his attention was the concern of the property owners regarding traffic onto North Hospital Street. He related that when he originally presented the request to the Planning Commission, he had said there would be no ingress or egress off North Hospital Street, all access remain where it is presently off James Street and T.P. White access road. Commissioner Lester moved, seconded by Commissioner Hardwick to allow Mr. Friedman to represent to the City Council the item of rezoning regarding Lots 3 & 4, Block 1, Edgewood Subdivisions regarding additional information for consideration. MOTION CARRIED. ADJOURNMENT: Chairman Brannen without objection adjourned the meeting at approximately 7:50 p.m. Respectfully, Susan L. Davitt Planning Commission Secretary