Loading...
01 JUN 11.doc CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING JUNE 11, 2001 7:00 P.M. – 8:29 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, Glen Keaton, Lester Piggee, Mark Perry, and John Hardwick answered ROLL CALL. Chairman Brannen also answered ROLL CALL. PRESENT Seven (7), ABSENT (0). One opening. Others present for the meeting were City Engineer Whisker, Mr. Tommy Bond, Alderman Elliott, Alderman Stroud, Alderman Howard, Alderman Sansing, interested citizens, and petitioners. APPROVAL AND/OR CORRECTION OF MINUTES: Commissioner Perry moved, seconded by Commissioner Corroum that the minutes of the 14 May 2001 Regular Planning Commission meeting and the minutes of the Informational meeting with Metroplan of 23 April 2001 be APPROVED. MOTION CARRIED. PUBLIC HEARING(S): BUILDING PERMIT(S): a. SITE PLAN 900 Madden Road Mr. Mike Clayton stated that he is the representative for Brad Medlock Construction regarding the site plan and construction for the multi-family complex at 900 Madden Road. He stated that they are requesting a building permit, pointing out that it will be a four-plex type of construction. He related that he would like guidance regarding the sketch plat and issues for land development. He presented the Commission with copies of a sketch drawing regarding the lot layout. Chairman Brannen requested presentation of the site plan regarding the request for a building permit. Mr. Clayton stated that he would need guidance on how to develop the property before submitting a site plan. He stated that with feedback from the Planning Commission on how best to subdivide or develop, he would return next month with a request for a building permit, and sketch/preliminary plats. He explained that the property is a narrow lot of 133’ by 773’ deep with the first 300 feet off Madden Road zoned R-1. He stated that access is proposed to off Madden Road with one road to serve the five buildings. He related development efforts to place a dead end at the end of lot 1 to prevent a thoroughfare onto the access road, adding that the biggest question is how to show an 1 access CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING JUNE 11, 2001 7:00 P.M. – 8:29 P.M. easement or a road along the five lots. He pointed out that the property is unique because of the narrowness of the lot, adding that if it were wider then a fifty-foot roadway either public or private would not be a problem. He stated that one fundamental concept regarding subdivisions is that a road either public or private should abut every lot. He related that two approaches would be to either divide the property into six lots leaving lot six zoned R-1 toward Madden Road and have a private drive that accesses the five lots or to develop all of the property as one lot and have the access be a parking lot type access off of Madden Road that goes through lot 6. He then requested some guidance and feedback for a direction the Planning Commission felt comfortable with. Chairman Brannen pointed out that lot 6 is zoned R-1, and that in the previous meeting he had questioned Mr. Henry who advised the Planning Commission that there was no intention at all of developing the R-1 area. Discussion ensued and it was clarified that lot 6 is not being proposed for apartment development but that Mr. Clayton was referring to a parking area for lot 6 in one of the two scenarios. Commissioner Lester expressed concerns for flooding and asked of the two scenarios, which would create more concrete surface. City Engineer Whisker then related that if the property was subdivided into six separate lots then it could be possible in the future that a lot be sold separately from the other lots, causing various owners for the separate apartment units without an access easement. He stated that he felt it would be a better solution to make a one-lot subdivision and have a driveway to all the apartment units so that it remains under one ownership. It was noted that keeping what is being termed “lot 6” as part of the one-lot subdivision would still carry the restriction of no multi-residential development on the first 300 feet of the land unless rezoned. Commissioner Lester restated his question regarding development and flooding issues. City Engineer Whisker stated that he felt either option would create the same configuration. 2 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING JUNE 11, 2001 7:00 P.M. – 8:29 P.M. Commissioner Corroum question road location, initial buildings planned and their footprint. Mr. Clayton stated that the proposed road or access would be on the east side of the property line beginning at Madden Road and running parallel, using the eastern most property line as the edge of the road. He then related that Mr. Medlock is proposing to build on lot 4 first, saying that Mr. Medlock wants to build a single building at this time and then go on to complete development on the other lots or property. Mr. Clayton then addressed Commissioner Lester in response to his earlier question, stating that he has surveyed the property and that there are some hidden swells that run west to east. He stated that he does agree that some draining provisions will have to be made, but would need to evaluate that a more closely. He explained that there are two types of flooding to be concerned with, saying that one is basically water that cannot move out fast enough and the other is water that is backing up from down stream. He stated that both concepts would be evaluated. He related that if the water comes from down stream backing up, they will elevate the buildings enough to avoid any concerns in terms of first floor flooding, adding that if it is a question of water that cannot can not get out fast enough, provisions will be made regarding concrete swells or piping. He then stated that concrete swells are probably more appropriate than piping, saying which ever is acceptable to the Commission with the least amount of maintenance and improves hydraulics in the area. He added that the developer does not intend to damn up the natural flow of water, assuring the Commission that drainage will be addressed. Commissioner Corroum asked for a site plan or footprint for the apartments. Chairman Brannen stated that he would like to make one thing clear, saying that the sketch plat and all plats should be into the Engineer’s office at least seven (7) days prior to the meeting so that the Commissioners have an opportunity to review all material prior to the meeting. Mr. Clayton apologized, saying that he would return next month with plans reflecting the guidance of the Planning Commission. In response to earlier questions, Mr. Clayton referred to a sketch plat showing construction of the five buildings to the 3 northern most part of the property. CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING JUNE 11, 2001 7:00 P.M. – 8:29 P.M. In response to a question posed by Chairman Brannen, Mr. Clayton related that the R-1 area being termed lot 6 would be considered undeveloped, adding that he understood that Mr. Medlock would have the option to build a single-family home and sell the home. It was clarified that it would not be used as a parking lot. Mr. Clayton stated that parking would strictly be in front of the apartment buildings. He then stated that the building would be two-story four-plexes 43’ X 80’ with appropriate setbacks to meet fire codes between each building and landscaping. Commissioner Hardwick commented that the Commission would not be able to act on a site plan or sketch plat tonight, but offered to Mr. Clayton that based upon recommendation from City Engineer Whisker and the fact that the Commission does not want the four- plexes on individual lots, it would be best to advise the petitioner to come back with a sketch plat that would show two lots. He pointed out the R-1 area as one and the second being proposed lots 1 through 5 on the sketch drawing which does not have to have a street because it becomes an apartment complex. He offered that the Commission could just simply review to ensure adequate parking and fire provisions. Commission Hardwick moved, seconded by Commissioner Lester that the item be tabled until petitioner returns with a two-lot sketch plat for the 900 Madden Road area. Commissioner Corroum offered items for discussion and consideration for the next meeting regarding the site plan. He mentioned the proposed dead end road at the end of lot 1 to preclude any connection through to T.P. White Drive. Mr. Clayton responded that if the property is divided into lot 1 and lot 2 the road could dead end at the beginning of lot 2 in a culdesac type concept. He related that Mr. Medlock may have spoken to the Fire Marshall concerning a secondary access coming off T.P. White for emergency purposes only so that a thoroughfare is not encouraged as an alternative way to Madden Road. Commissioner Perry pointed out that during earlier discussions it was related by the petitioner that ability to access the property off T.P. White would make property development unfeasible. Commissioner Corroum related that price for access was offered 4 as the reason, adding that it now seems it may go through sometime in the future. He stated that he did not think a dead end would be the best way to develop the access, adding that he would prefer to have a turnaround in a culdesac type situation. CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING JUNE 11, 2001 7:00 P.M. – 8:29 P.M. Mr. Clayton related that a turn around would be appropriate for emergency vehicles, adding that the garbage would be handled by private contract so the area would need to accommodate dumpster trucks. He stated that the access would not be a true dead end. Commissioner Corroum related that drainage has been a neighborhood concern, and he appreciates that the developer is addressing the issue. He mentioned the privacy issue, noting that the developer has agreed to construct a privacy fence. He then offered that he would hope that the developer would also consider some fast growing trees that may minimize disturbance to the neighborhood. Chairman Brannen offered that landscaping issues were addressed at the last meeting and the developer agreed to plant Bradford pear trees and construct the fence. Mr. Clayton stated that when they returned with the site plan they could offer a variety of trees for consideration to establish a true buffer. He returned to the issue of drainage, saying that the developer is proposing concrete swells or ditches sized enough to keep the water flowing, adding that they may run into downstream concerns. He explained that when improvements are made to one property, concerns have to be addressed before the water reaches the next property. He stated that he would be happy to work with the Commission to address all drainage concerns. Commissioner Hardwick related that Mr. Medlock had agreed to a retention basin if necessary, offering that as the site plan is developed some property may need to be dedicated for retention. At this time, MOTION CARRIED. b. METES AND BOUNDS BUILDING PERMIT 7012 South Hwy 161 Petitioner Mr. Madsen explained that he would like to construct a metal building for storage. In response to a question from Commissioner Hardwick, Mr. Madsen related that he has no intention to subdivide the property. Commissioner Piggee moved, seconded by Commissioner Keaton to 5 approve the Metes and Bounds building permit for 7012 South Hwy 161. MOTION CARRIED. REQUEST TO APPROVE PLAT: a. PRELIMINARY PLAT Dawkins Commercial Subdivision/FINAL PLAT Lot 1F of Dawkins Commercial Subdivision CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING JUNE 11, 2001 7:00 P.M. – 8:29 P.M. Mr. Robert Brown from Development Consultants began addressing concerns regarding the alignment of the proposed subdivision street. He stated that plans were approved several years ago featuring a loop street that ran from Marshall through to Main, but those plans were not developed. He related that currently there is an opportunity to develop the site with a combination McDonalds/convenience store. He related that platting and development requirements were discussed with City Engineer Whisker, who looked at the property and the possibility of making that connection. He stated that several different options were studied regarding looping a street from Marshall through to the intersection or having it meet where the culdesac is proposed. He pointed out that when he received the building information and laid out the site, it became obvious that a street off Marshall Road was not possible. He then pointed out that they began looking at alternatives to either have a street as shown or have one that would connect to Municipal Drive intersection. He stated that connecting a street to the intersection presented key concerns regarding large additional costs, and loss of control to make Municipal Drive extend on its alignment. He stated that improvements to align Municipal Drive would occur on neighboring property as well as theirs, affecting at least four adjacent landowners and basically running through the edge of the parking lot. He related that the extension would require reconstruction of the street, intersection, and some portion of the parking lot. He added that it is outside their control to make happen. He said that the developer would not want to incur cost for improvements to the neighbor’s parking lot or the redesign of the traffic signal, reconfiguration of the mast arm poles, and sensors. He related that a survey shows the adjoining property has an easement and that with an easement from Coulson it would be possible to formulate an aligned drive but not a street extension. He reiterated the lack of control to force neighbors to make improvements, adding that he doubts the City would want to incur costs. He related that the developer would be willing to rebuild the street if it were a simpler location within their control. He stated that the site plan requires that they have some exiting circulation near the northwest corner because of the canopy fuel area for larger vehicles to exit the property without having to go back through the site. He pointed out that 6 lastly it was discovered by City Engineer Whisker that an extension of Municipal Drive is not actually on the Master Street Plan. He stated that the proposal meets normal subdivision platting and street construction requirements and that options were reviewed and if there is a way the City could offer to help make that happen then the developer would be receptive to build the street that is on his property to help pull it together. CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING JUNE 11, 2001 7:00 P.M. – 8:29 P.M. In response to a question posed by Commission Brannen, Mr. Brown related that fuel delivery trucks would exit back to Dawkins Circle and proceed south. At this time the Planning Commission viewed the site plan presented to the Board of Adjustment for variance approval. Discussion ensued regarding traffic concerns and Mr. Brown pointed out that field delivery is only periodical and that the diesel service will be minimal. In response to a question from Commissioner Corroum, Mr. Brown related that the store is a Coulson Oil Super Store with McDonalds as a restaurant franchise for the other half of the store. He stated that they would offer regular gas, and diesel as a fuel man service. He stated that the development focus is not a truck stop, but does accommodate diesel service on the north side with two pumps primarily for a City contract service and fleet fueling. In response to a question posed by Commissioner Young, Mr. Brown related that there are no development plans for the other lots. He explained that they are proposing four lots to be platted at this time with final plat approval at the time they sell. He related that they are proposing to build all of Dawkins Street at this time, adding that the only other conditions requested is to be able to bond for the street improvements so that in order to move ahead and complete the final plat and be able to postpone the sidewalk construction on the future lots until those were platted or developed. Commissioner Hardwick suggested as part of the consideration and compromise that subdivision leave property for an aligned street access. Mr. Brown stated that he has shown to the extent that it was dictated on the adjoining property, a 30-foot easement that would allow for some kind of improvement to create a line drive entry, adding that right now it is offset. 7 Commissioner Hardwick clarified that the developer could grant an easement on the western side of the subdivision to accommodate a future street, so that the City can work considerations with adjacent landowners regarding a new curb cut. He pointed out that the exiting curb cut does not line up with the stoplight and is presently a horrendous situation. CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING JUNE 11, 2001 7:00 P.M. – 8:29 P.M. Mr. Brown stated that the option easement is shown on the preliminary plat, adding that there is no objection to possibly extending the street to the north. He stated willingness to provide easement or right-of-way for street consideration. In response to a question from Commissioner Hardwick, City Engineer Whisker stated that factors regarding traffic considerations for Dawkins Circle involve the property as a big corner with a lot of pumps, and a McDonald’s. He related that he believes the development will generate a lot of traffic given consideration for the amount of traffic produced by the other store previously there. He related difficulty for traffic pulling out onto Main and turning left. In response to a question posed by Commissioner Corroum, Mr. Brown related that the original loop designed street ran along the north side of lot 1 to the west and then turned south before coming to Municipal Drive. Pointing out that the original design did not connect to Municipal Drive regarding the offset issue. He stated that one of the main reasons the developer stepped away from the loop street design was because of the size of the proposed building for the combined McDonalds. He related that with the addition of a McDonalds, the building is estimated at approximately 6300 square feet plus the detached fuel canopy. Discussion ensued regarding possible street alignment; Mr. Brown stated that the key question would be how this happens on neighboring property with an existing development. He stated that they could build streets to City standards on their property wherever approved, which is easy to do because it is totally in their control but they cannot make the adjoining property owners agree to reconfigure their property and incur that cost. Further discussion ensued and Mr. Brown noted that while they have to build a street anyway the current design would be approximately 250 feet less. City Engineer Whisker related that the adjacent property is the 8 Fuller Commercial Subdivision with a 30-foot easement. Mr. Brown pointed out that four separate owners showed up on the ownership search. Chairman Brannen raised questions regarding the landscaping and sidewalks in the plat presentation. City Engineer Whisker related that sidewalks will be five-foot and landscaping for lot 1F was shown on the site plan earlier. CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING JUNE 11, 2001 7:00 P.M. – 8:29 P.M. Mr. Brown offered that they would present a landscape plan for the permit request, assuring the Commission that there would be landscaping considerations. He stated that Coulson Oil does a good job at their sites, pointing out that this site will feature a national franchise. In response to comments from several Commissioners, City Engineer Whisker related that the best scenario for street placement would tie into the light. He explained that traffic moves best in conjunction with signalization regarding a left hand turn. He said that he would not recommend a non-aligning street situation, saying that it is a hazard because cars do not make the proper turning movements. Discussion ensued regarding traffic and signalization of Municipal Drive. He concluded that the optimal solution would be to have the street align with Municipal. In response to a question posed by Commissioner Piggee, Mr. Brown related that a loop street is not feasible because the development proposed needs the full depth of the lot area. He then related that locating the street where it lines up with Municipal is an idea he believes his client would entertain if the City could make it happen. He pointed out that it would involve a substantially greater expense for Coulson, along with improvements off their property. He stated that a reasonable subdivision plan has been submitted and if the proposed street is not in violation of the Master Street Plan there is no authority from the Street Plan concept to require a through street. He stated that it is simply dividing property and providing access. He reiterated that they have taken a sincere look at a number of layouts, adding that he believes the Coulson family would be receptive if they could envision a way the street could happen smoothly without causing them to spend twice as much on access improvements to service the additional lots for sale. He stated that he realizes the Commissions concerns, but it is out of their control to make it happen. Commissioner Hardwick stated that he could appreciate Mr. 9 Brown’s position, adding that the City encourages development and he believes Coulson will do a good job. He then related that when the first street layout was approved in 1997 the Commission expressed many of the same concerns brought up tonight, he noted the fact that the previous layout was going to access onto Marshall eliminated many of the problems regarding left hand turns. He pointed out that the Marshall Road access did not place the entire traffic burden on West Main and that Coulson has now elected to eliminate the possibility of a Marshall Road access option by utilizing that space in the present proposal. CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING JUNE 11, 2001 7:00 P.M. – 8:29 P.M. Chairman Brannen stated that he does not see how the current development proposal can work regarding the amount of traffic in the proposed area, adding that just because it is legal does not mean that it is necessarily the best thing to do. In response to a question from Commissioner Corroum, Mr. Brown related that all existing curb cuts especially on Main Street are going to be closed. He pointed out that there would be continuous curbing other than the entries that are shown on the site plan. He related that the curb cuts on Marshall would have to be repaired and closed so that the proposed drive aprons are the only place where there is a break in the curb. In response to comments, City Engineer Whisker related that the authority to change the light systems is strictly with the City because it is not located on a State highway and that the costs is approximately 10 to 20 thousand to change that area. Discussion ensued regarding consideration for the Final Plat of lot 1F as well as the Preliminary Plat of the entire subdivision. City Attorney Bamburg clarified that the items could be separated if deemed appropriate by the Commission, but the preliminary plat must be dealt with first. It was noted that Preliminary plat approval would solidify the development layout. City Engineer Whisker stated that if the preliminary plat is approved, that is where the road will going, that is where the lot lines will be and where the utilities will be placed. Commissioner Corroum asked if a motion to table the Final Plat pending Preliminary Plat approval of the entire subdivision would be proper. 10 City Attorney Bamburg pointed out that a motion to table can come at any time, reminding the Commission that the Preliminary must go before the Final. Mr. Brown stated that it seemed to him that the design for lot 1F is dependant upon the preliminary plat, pointing out that they wanted not have to come back and replat if the other lots are sold. He stated that they wanted to plat those individually as opportunity occurred for sale or development. CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING JUNE 11, 2001 7:00 P.M. – 8:29 P.M. Commissioner Corroum moved, seconded by Commissioner Piggee to deny the Preliminary Plat until egress issues are resolved regarding access onto Main Street. Commissioner Young noted that given the plat layout regarding circulation onto Main, it does not seem that Dawkins Circle will carry the traffic burden that Lot 1F has. Commissioner Hardwick agreed saying that Lot 1F may carry more traffic than the rest of the lots combined. He restated traffic concerns resulting from the mis-aligned access. Mr. Brown questioned who would make the decision on the appropriate access and Chairman Brannen responded that access would need to be worked out with the City Engineer. Mr. Brown stated that if the Commission is leading to access on the west property line, then at some point the City has to step up and take action to help make that happen. He related that his client would want to know how that can be made possible. Commissioner Lester stated that he had similar thoughts regarding help from the City, pointing out that the left hand turn from Dawkins Circle is dangerous and someone could be killed. He asked for advancement regarding necessary steps to avoid development of a traffic hazard. Chairman Brannen stated that if the Preliminary Plat is denied; it cannot come before the Planning Commission for one-year. Commissioner Lester moved, seconded by Commissioner Corroum to table the item until a solution regarding traffic concerns are addressed. MOTION CARRIED. Mr. Brown related that he had reviewed development procedure 11 with City Engineer Whisker and his understanding was that with a site plan the City Engineer could issue a permit when they submitted the design drawing. He related that his clients want to move forward with building, questioning the delay regarding subdivision approval, adding that he does not have a site plan for the Commission except the one previously offered to the Board of Adjustment. He asked if it is possible to have consideration for building permits regarding lot 1F contingent on the understanding that there may be a different configuration on the street. He related that last minute changes are going to present a constraint on their ability to complete building in the summer and get the fuel man system back on line. CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING JUNE 11, 2001 7:00 P.M. – 8:29 P.M. Commissioner Hardwick questioned the possibility of a one-lot subdivision and City Engineer Whisker pointed out that lot 1F includes Dawkins Circle. City Attorney Bamburg stated that his understanding is the approval of a metes and bounds building permit for what has been identified on the preliminary plat as lot 1F. Mr. Brown agreed, saying that he does not have a plan to submit but did submit a site plan to the Board of Adjustment. Discussion ensued regarding site plan submittal to the Board of Adjustment prior to the Preliminary Plat approval by the Planning Commission. Alderman Elliott clarified, saying that lot 1F is less than five acres making it unavailable for a metes and bounds building permit. He stated that the Commission would have to address the entire property regarding a one-lot subdivision, adding that he believes a street would have to be tied into lot one. Discussion ensued regarding the best step to proceed with a building permit request for lot 1F. Chairman Brannen asked if a Preliminary Plat reflecting providing access across and adjacent to the light should be submitted. Commissioner Hardwick stated that his suggestion was to work out something where it would line up with Municipal Drive or go back to the original approved sketch plat where the subdivision had access both to Marshall and Main Streets. City Engineer Whisker related that the entire area is over five acres, approximately 7.5 before being platted so it would be 12 metes and bounds acceptable. In response to a question posed by City Attorney Bamburg, Mr. Brown stated that they are requesting to develop 2.4 acres of the property. City Engineer Whisker stated that they would be requesting a building permit in the 7.5 acres which can be approved by the Planning Commission assuming that Mr. Brown continue to work toward the preliminary plat for the entire subdivision. General consensus of the Planning Commission was to continue discussion regarding platting and street placement. CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING JUNE 11, 2001 7:00 P.M. – 8:29 P.M. Mr. Brown clarified his understanding is that the developer can submit design plans for a site specific area to be approved by the City Engineer for a building permit and in the interim try to work out a street alignment that would be suitable. He acknowledged the dedication and street construction is all that is affecting the subdivision, not the site. City Engineer Whisker related that the motion should state a building permit for the Lot 1F area on a metes and bounds contingent upon his approval of the site plan and the developer working in conjunction with him regarding street access. Discussion ensued regarding a later submittal for a preliminary plat, Mr. Brown stated that the issue needs to be resolved and they will seek approval for it. City Engineer Whisker stated that with a metes and bounds building permit they can develop the property without returning with a preliminary plat. It was the consensus to approve a metes and bounds permit but have the petitioner return with a preliminary plat regarding street location. City Attorney Bamburg asked that the record officially reflect that the petitioner is specifically requesting a metes and bounds building permit approved for what is identified as Lot 1F minus the area designated as Dawkins Circle. Mr. Brown concurred. Commissioner Hardwick moved, seconded by Commissioner Piggee to grant a metes and bounds building permit on the 7.5 acres with development to be limited to the area termed lot 1F, less Dawkins Circle and subject to the approval of the City Engineer. 13 MOTION CARRIED. b. SKETCH PLAT 900 Madden Road Previously addressed under the building permit considerations. ADJOURNMENT: Chairman Brannen without objection adjourned the meeting at approximately 8:29 p.m. Respectfully, __________________________ Susan L. Davitt Planning Commission Secretary 14