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01 NOV 19.doc CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING NOVEMBER 19, 2001 7:00 P.M. – 7:48 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: Susan Dollar, Chad Young, Bobby Lester, Glen Keaton, Lester Piggee, Tammy Green, Mark Perry, and John Hardwick answered ROLL CALL. Chairman Brannen also answered ROLL CALL. PRESENT nine (9), ABSENT (0). Others present for the meeting were City Engineer Whisker, Mr. Tommy Bond, members of the press, interested citizens, and petitioners. APPROVAL AND/OR CORRECTION OF MINUTES: Commissioner Piggee moved, seconded by Commissioner Lester that the minutes of the 8 October 2001 Regular Planning Commission meeting be APPROVED. MOTION CARRIED. PUBLIC HEARING(S): a. REZONING of four tracts east of the railroad/adjacent to Loop Road from M-1 to C-1 and R-7 Chairman Brannen opened the public hearing at approximately 7:01 p.m. Representative Mr. Tommy Bond related that the land is undeveloped; he stated that the adjoining property owners are himself and four other property owners. He related that the petitioner Woodhaven Homes is seeking to develop a manufactured home park. He pointed out that the frontage is adjacent to Loop Road and would be utilized for mini- warehouses primarily for the park residents. In response to a question posed by Commissioner Lester, Mr. Bond related that the frontage of the property is approximately 500-feet abutting Loop Road beginning at the railroad tracks. He explained that the mini-warehouses would be adjacent to Loop Road and the park area is proposed to be located directly behind the warehouses. With no one to speak in opposition, Chairman Brannen closed the public hearing at approximately 7:03 p.m. In response to a question posed by Commissioner Hardwick, Mr. Bond related that the property is currently zoned M-1 for industrial. He stated that he does not feel the property is not best suited for industrial development, pointing out that all of the adjacent land was de-annexed four years ago. City Engineer Whisker related that the land use map shows the property as residential even though it is zoned M-1. He then stated that the property is adjacent to the Holland Bottoms area and is not a part of the existing wetlands. Mr. Bond stated that tract one is entirely out of the flood zone and that the adjacent tract is a buffer zone to the flood plain. He related that tract 2 is in the flood plain and basically consists of a 1 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING NOVEMBER 19, 2001 7:00 P.M. – 7:48 P.M. strip of trees, which is proposed to be utilized as a recreation area for the park. He stated that the property would be ideal for a mobile home park and that the developer proposes to maintain the property. He cited a similar mobile home park as an example of the development proposed, saying that the homes would be skirted, well kept and maintained, which is the primary purpose of the mini-warehouses. He related that the park would not allow homes older than five-years to be moved in and that any home that becomes older than five-years after moving into the park must be well maintained. He stated that residents would be screened first with credit reports, and secondly with police checks; if they failed either they would not be allowed to rent a lot. Commissioner Hardwick questioned if those conditions can be stipulated into the rezoning, pointing out that R-7 zoning does carry those requirements. Mr. Bond stated that if the rezoning is granted, the developer would still return to the Commission with development plans. He pointed out stipulations could be placed on the development plans when the management plan is presented to the Commission. City Attorney Bamburg agreed that the time to address such issues is when the development plan is submitted along with the request for building permit approval. Commissioner Hardwick voiced concern for stipulating conditions not required under the R-7 zoning classification. Mr. Bond pointed out that the water, sewer and street plans would have to be brought before the Commission. City Attorney Bamburg clarified with Mr. Bond that the development would precede as a subdivision. Mr. Bond stated that it would be different because the lots are to be rented not sold. City Attorney Bamburg further clarified and Mr. Bond agreed that it is being developed as a subdivision regarding the plans for water, sewer and street. Commissioner Hardwick stated that it would need to remain under one ownership. Mr. Bond stated that the developer plans to keep the park under one ownership and will return with plans regarding public water, sewer, fire protection, and police protection. He pointed out that most parks of a similar nature have dumpsters, so garbage pickup will not be needed. 2 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING NOVEMBER 19, 2001 7:00 P.M. – 7:48 P.M. Commissioner Green questioned fencing between the park and the railroad. Mr. Bond related that fencing has been discussed and there will probably be a fence to not only lend privacy along the railroad, but address safety issues as well. He related that separate areas are proposed for families with children and other areas for older families without children. Commissioner Young moved, seconded by Commissioner Green to approve the rezoning of four tracts of property east of the railroad adjacent to Loop Road as presented. MOTION CARRIED. BUILDING PERMIT(S): a. NORTHLAKE SUBDIVISION Representative Mr. Tommy Bond stated that in addition to the building permit request, Mr. Dupree has submitted a preliminary plat for Northlake Phase IX. He stated that Mr. Dupree would like to start construction on his personal home on a preliminarily platted lot. City Engineer Whisker stated that the sewer and water have been completed, adding that the street has been completed mid-way of the lot. He pointed out that the driveway will need to connect to the existing street and noted that further street construction will resume when the preliminary plat is approved. Commissioner Lester moved, seconded by Commissioner Green to approve a metes and bounds building permit contingent upon the approval of the preliminary plat. MOTION CARRIED. b. TRIANGLE PARK Representative Mr. Bond related that the building is proposed to provide better fire protection for the entire Triangle Park Subdivision. He explained that it would be a small building to house the fire booster pump in the vicinity adjacent to the railroad and General Samuels. He pointed out that the USAF is in the process of abandoning the railroad. He related that this type of construction is not common for the area, but since it is anticipated that all the buildings will be built and owned by one entity then this is the most economical way to provide fire protection for all the buildings. City Engineer Whisker stated that the plans meet guidelines regarding fire protection, adding that he feels it is an excellent idea. It was clarified that the building will be behind the 25-foot right-of-way. He reviewed that the Triangle Park Subdivision is located off General Samuels and Redmond Road and that the preliminary plat was approved in April of 2000. He stated that Mr. Robinson has completed the sewer and water lines and is providing to increase the pressure to meet requirements by the Fire Marshall. 3 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING NOVEMBER 19, 2001 7:00 P.M. – 7:48 P.M. In response to a question posed by Commissioner Green, Mr. Bond related that the Air Force is in the process of abandoning the railroad, but is currently waiting for clearance from EPA regarding hazardous waste concerns over material used to treat the crossties. He then related that if the track remains in place it would not affect development plans, adding that the track would probably be made into a road. He noted that the tracks on the Air Base have been removed and there have not been any trains in the area for approximately six years. He related that the tracks were used during the construction of the missile silos and proposed in a rail missile plan. He related that the map shows the railroad tracks abandoned and that the City is in the process of acquiring area rights-of-way. Commissioner Hardwick moved, seconded by Commissioner Piggee to approve the building permit request for Triangle Park as presented. MOTION CARRIED. REQUEST TO APPROVE PLAT(S): a. PRELIMINARY PLAT Collenwood Phase III Representative Mr. Bond related that Collenwood Phase III follows the plan submitted approximately three years ago, adding that a sidewalk, streetlight, and street sign plan have also been submitted. City Engineer Whisker stated that the sidewalk plan is consistent with regulations regarding sidewalks. Discussion ensued as to the requirement for sidewalks in Phase I of the subdivision. City Engineer Whisker related that he recalls a request for sidewalks in Phase II. It was noted that the “F” designation has been applied to the lots applicable. In response to a question posed by Chairman Brannen, City Engineer Whisker related that the ditch between Stonewall and Collenwood is in the floodway, adding that the designated floodway line and the lots on the south side of the subdivision are adjacent. He clarified that none of the lots are in the floodway. He recalled the overall plan, saying that the floodway area between Collenwood and Stonewall is going to be part of a Collenwood Home Owners Association. He related that the Bill of Assurance has designated the area as a private park. Commissioner Keaton moved, seconded by Commissioner Dollar to approve the preliminary plat of Collenwood Phase III as submitted. MOTION CARRIED. b. REPLAT Fair Oaks Phase II/Lots 48F and 49F Representative Mr. Bond stated that the replat is necessary because a house could not be fit on lot 48F. He explained that the lot 48F was too narrow, so the house was place on lot 49F, and then the property line was moved approximately 7-feet to accommodate a house for lot 48F. He related that the developer is also requesting a 25-foot building setback for both lots. He explained that a 30-foot setback 4 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING NOVEMBER 19, 2001 7:00 P.M. – 7:48 P.M. would not accommodate the house on lot 49F, adding that both lots are located in a culdesac. It was clarified that the side yard setback off Main Street is 25-foot. City Engineer Whisker stated that the Jacksonville Municipal Code only addresses 35-foot front yard setbacks, even though 25-foot setbacks have been practiced in culdesacs for approximately 5-years. City Attorney Bamburg clarified that the 25-foot setback in a culdesac has been granted as a variance regarding plat approval. Commissioner Piggee moved, seconded by Commissioner Green to approve the replat of lots 48F and 49F of the Fair Oaks Subdivision Phase II with a 25-foot variance regarding the front yard setbacks on Jessica Court. MOTION CARRIED. c. PRELIMINARY PLAT Northlake Phase IX Representative Mr. Bond related that Phase IX is a follow through of the plan developed in the 70’s. He stated that Phase VIII was approved recently and then pointed out that the original plan featured 80-foot lots, but has now been increased slightly as a reflection of consumer demand. He stated that the previous Phase was developed before the adoption of the Master Sidewalk Plan, adding that plans for sidewalks, street lights, and street signs has been submitted. Discussion ensued and it was related that different parts of Northlake has sidewalks while other areas do not. It was noted that Phase IX does not have any lots located in the flood plain. Commissioner Lester moved, seconded by Commissioner Dollar to approve the Preliminary Plat of Northlake Phase IX. MOTION CARRIED. d. PRELIMINARY PLAT Car Wash Subdivision Representative Mr. Bond related that the property is a vacant lot located off Redmond Road near the railroad tracks. He explained that the lot has been vacant for a long time and is now being proposed for a car wash and mini-warehouses development. He stated that the developer is asking for a rear yard waiver to back mini-warehouses up to the railroad right-of-way and a waiver to construct a stand-alone vacuum beyond the building line toward the street. In response to a question posed by Commissioner Hardwick, Mr. Bond related that it would be similar to the one located on Marshall Road. Mr. Bond then related that the development would have an automatic car wash with five wand bays and mini-warehouses in the rear to utilize space that is not needed for the car wash plus provide the ability to utilize the staff to watch the mini-warehouses complex. 5 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING NOVEMBER 19, 2001 7:00 P.M. – 7:48 P.M. In response to a question posed by Chairman Brannen, Mr. Bond related that the mini-warehouses would be fenced with a security fence and an electronic gate. He added that the back wall and the sidewall would consist of a new wall system providing more security. He stated that it is a plastic system filled with concrete, saying that it was developed in Canada. Discussion ensued and it was noted that the finished product would be similar in appearance to vinyl siding. Mr. Bond explained that the forms click together and are then re-enforced with concrete. City Engineer Whisker related that he has discussed sidewalks for both sides in addition to Redmond Road rights-of-way. Mr. Bond stated it to be a great improvement to the area, saying that the developer plans to pipe the ditch along South Redmond. It was then pointed out that there would be ingress and egress from both Redmond Road and Elm Street. Mr. Mike Berg demonstrated the system showing the Planning Commission the actual forms used in the construction. He also related that this type of construction would be the first used in the State of Arkansas. He noted that the composite material cannot be broken, will not rot, or mildew. He stated that costs compare to that of masonry construction and that the 8-foot fence would be from the same material. He stated that it would take three weeks to construct a masonry car wash compared to one week with the composite material and an additional week for the metal roofing system. He stated that the material has mostly been used in Canada and Europe. He pointed out provisions regarding the ladies safety at their car washes, saying that they always put FRP board on the masonry with almost 1 million watts of lamp power underneath, adding that with the new material they have been informed that because of the reflective nature they can cut down on the lamp power. He stated that anything spayed on the material could be cleaned off and any possible damage is easy to repair by removing a small section for replacement. He said the name of the product is "Octa-form" although it is square. He then related that the Canadians, various engineers, and architects are coming to view the first-time construction. He said that it would generate quite a fanfare in the City of Jacksonville. He then invited the press to attend. Discussion ensued and it was related that there would be some chain link fencing on the west end of the mini-warehouses where there is an existing structure next door. Commissioner Young raised questions regarding required landscaping, mentioning that the development is near residential properties. Mr. Bond pointed out that the right-of-way widens regarding the cloverleaf arrangement to more than 100-feet to the duplexes. 6 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING NOVEMBER 19, 2001 7:00 P.M. – 7:48 P.M. Further discussion regarding the proposed requirements for landscaping ensued and it was noted that the City of Jacksonville has not formally adopted a landscaping ordinance. Mr. Mike Berg offered that they landscape all their properties, saying that they will irrigate and bring in sod. He referenced the nearest similar property owned by them at 3624 JFK in North Little Rock and stated that they have always received compliments on the appearance of their properties. Commissioner Young moved, seconded by Commissioner Green to approve the preliminary plat of Car Wash Subdivision as presented and grant a setback variance for the rear adjacent to the railroad and South James Street and placement of the vacuum pumps in the front. MOTION CARRIED. Chairman Brannen introduced material supplied by Commissioner Dollar. Commissioner Dollar related that some of the County area planners attended the Annual Four-State Planning Conference held in Kansas and returned with a sample tree ordinance. She noted that it is a shorter ordinance than most and was well received by the planners attending the conference. She related that there was a tour of the area where the ordinance was applied; saying that the planners felt the ordinance was working well. It was the consensus of the Commissioner to review considerations for a tree Ordinance in future meetings. ADJOURNMENT: With no further discussion, Chairman Brannen without objection adjourned the meeting at approximately 7:48 p.m. Respectfully, ____________________________ Susan L. Davitt Planning Commission Secretary 7