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02 APR 08.doc CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING APRIL 8, 2002 7:00 P.M. – 7:40 P.M. OPENING REMARKS: Chairman Brannen opened the meeting at approximately 7:00 p.m. expressing appreciation for those in attendance. ROLL CALL: Commissioners: Chad Young, Bobby Lester, Glen Keaton, Tammy Green, Mark Perry and William Montgomery answered ROLL CALL. Chairman Brannen also answered ROLL CALL. PRESENT six (6), ABSENT (2). Others present for the meeting were City Engineer Whisker, Mr. Ben Rice, Mr. Thad Gray, Mr. Tommy Bond, Alderman Stroud, members of the press, interested citizens, and petitioners. APPROVAL AND/OR CORRECTION OF MINUTES: Commissioner Perry moved, seconded by Commissioner Young that the minutes of the 11 March 2002 Regular Planning Commission meeting and the 19 March 2002 Special Planning Commission meeting be APPROVED. MOTION CARRIED. PUBLIC HEARING(S): CONDITIONAL USE R-6 in a C-2 Zone/115 West Hickory Chairman Brannen opened the public hearing as continued from the regularly scheduled March meeting at approximately 7:03 p.m. Mr. Arnold Koester restated his request to place a mobile home for personal use on lot 11 at 115 Hickory Street, adjacent to a beauty shop he currently owns. He stated that if in the future the property is sold, the mobile home would be removed and use of the property would revert to C-2. With no one to speak in opposition, Chairman Brannen closed the public hearing at approximately 7:04 p.m. In review, City Engineer Whisker related that the item was tabled to offer the Commission time to consider if a mobile home in the downtown area would be conducive to planning issues involving mixed uses. In response to a question posed by Chairman Brannen, Mr. Koester related that there could be parking room for twelve cars if the storage building were removed. Commissioner Montgomery moved, seconded by Commissioner Green to deny the conditional use request to place a mobile home at 115 West Hickory. MOTION CARRIED. BUILDING PERMIT(S): Preliminary Plot Plan/Light of the World Church of the Living God International Representative Mr. Tommy Bond related that the church is presently located on Main Street, but is relocating because of the new overpass. He acknowledged issues raised by City Engineer Whisker regarding a drive onto Valentine Road, explaining that the proposed drive is approximately 50 feet from the corner intersection. He added that 1 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING APRIL 8, 2002 7:00 P.M. – 7:40 P.M. there is no way to fit a drive on Valentine that would comply with the regulation stipulating that any access should be 300-feet from an intersection. He reviewed the plan showing an existing culvert drive and asked the Commission to consider allowing a drive onto Valentine Road as far away from the intersection as physically possible. He then related sidewalk issues for Valentine and South Hwy 161, saying that the property owner would dedicate right-of-way to the middle of Valentine Road for sidewalk needs in that area. In response to a question posed by Commissioner Lester, Mr. Bond related that the existing drive on Valentine Road would be eliminated and a new one established. He related efforts to save many of the large trees on the lot by rearranging the parking to provide additional parking behind or to the side of the Church. He stated that he did not believe there are any issues regarding fire protection, pointing out that there is a fire hydrant across the street on South Hwy 161 and one at the corner of Valentine and Wooten Road. City Engineer Whisker related that the City is requesting a 30-feet right-of-way from the center-line on Valentine Road, sidewalks on Valentine Road and South Hwy 161, and that the drive be pushed away from the intersection to the existing gravel drive. He stated that eventually additional right-of-way for the widening of South Hwy 161 may be requested by the State. In response to a question posed by Commissioner Keaton regarding right-of-way needs, City Engineer Whisker related that currently South Hwy 161 does not have a curb and Mr. Bond related that the parking lot curb is approximately 20’ behind the right-of-way. He went on to say that presumably there would be room regarding additional right-of-way. In response to a question from Chairman Brannen, City Engineer Whisker related that depending on considerations from the Highway Department, generally a four-lane road would require 40-feet of right-of-way. Mr. Bond related that an additional 10-feet of right-of-way for South Hwy 161 would not be a problem. City Engineer Whisker then clarified that there would be enough right- of-way for sidewalks on South Hwy 161. Mr. Bond explained that the property line is located at the top of the bank of the ditch, which might affect sidewalk placement. He explained that with the road and a small shoulder that is being widening approximately 4-feet, it drops off into the ditch and comes back up. He related that the ditch is steep and the property line is right on top of the bank. Discussion ensued regarding space needed for sidewalks and widening of Hwy 161. 2 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING APRIL 8, 2002 7:00 P.M. – 7:40 P.M. City Engineer Whisker related that without an additional 10-feet of right-of-way it would not leave enough room to construct sidewalks. In response to a question posed by Commissioner Green, City Engineer Whisker related that adequate space would depend on the Highway Department’s plans for widening the Hwy. He stated that if the Highway Department put in four lanes they could abut it to the sidewalk with drainage underneath. He stated that there could be various sidewalk configurations, adding that if an additional right- of-way were acquired the sidewalks be on the outside 10 feet. In response to a question posed by Commissioner Young, City Engineer Whisker related that the financial responsibility would belong to the Highway Department if they widened the road and decided to abut the sidewalk and place the drainage underneath. He related that if the City were to widen the road they would probably apply for Federal funds regarding an 80/20 match. He then answered that the Fire Marshal had approved the plans. Mr. Bond then related the practice of filing a dedication of easement drawing regarding all easements for drainage, water, and sewer after the completion of the project. City Engineer Whisker related that the dedication easement is tied into the building permit certificate of occupancy. Commissioner Young moved, seconded by Commissioner Lester to approve the Preliminary Plot Plan for Light of the World Church contingent on a 30-foot right-of-way on Valentine Road, allowing for a 10-foot easement on Hwy. 161, sidewalks on Valentine and Hwy 161 and pushing the drive to the west as far as possible from Hwy. 161, reusing the existing gravel drive and contingent upon City Engineer Whisker’s approval. MOTION CARRIED. b. SITE PLAN Chapel Ridge Phase II Representative Mr. Tommy Bond related that Phase II of Chapel Ridge is an adjoining piece of property that abuts Phase I, which would have access through the existing complex off Military Road through to Stanphill. He stated that the developer would provide a dedicated right-of-way and sidewalk for Stanphill, adding that there would also be a sidewalk through the property that would connect to the existing sidewalks in Phase I. In response to a question posed by Chairman Brannen, City Engineer Whisker related that the sidewalks on Stanphill (a major road) would be 5’ and 4’ for a local roads such as inside the apartment complex. He stated that he had asked that the developer line up the driveway with Lemac, adding that he had concerns regarding Nathan Hale. 3 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING APRIL 8, 2002 7:00 P.M. – 7:40 P.M. Mr. Bond related that since Nathan Hale is a short street, ERC development may develop three or four single-family lots with a culdesac. He related that utilities are in place. Discussion ensued as to access into the apartment complex if Nathan Hale is developed, and Mr. Bond related that the developer wanted to limits the number of accesses to the complex. In response to a question posed by Chairman Brannen, Mr. Bond stated that he was not aware if single-family development on Nathan Hale would be part of Phase II. He related that it had been mentioned as a consideration when City Engineer Whisker had inquired as to future plans for the street. In response to a question from Commissioner Keaton regarding the detention pond, Mr. Bond related that it would be located just north of the connection road. He went on to say that current plans call for a dry detention pond, but that it could change in the landscaping plan. He related that the detention pond will have a levy approximately 3½ feet and will hold approximately 1½ foot of water with a 12” drain. He stated that the maximum water level would be 3 feet. In response to a question posed by Commissioner Lester, City Engineer Whisker related that the Fire Department does not feel that access to Phase II through Phase I is a concern. He added that the Fire Marshal may request an additional fire hydrant at the opposite end of the complex. Discussion ensued regarding normal setbacks for C-3 zoned property and Commissioner Young addressed concerns regarding the close proximity of 7.78 feet to the rear property line. City Engineer Whisker pointed out that regulation setbacks are 35’ front yard, 25’ for the rear and 5’ on the side. He then stated that typically C-3 setbacks are designed for lots developing a four-plex, adding that when there is a development of this size each case is considered individually, saying that if you go strictly by the Code it would be a 5-foot setback for the side yard. In response to a question from Commissioner Montgomery, Mr. Bond related that the 7.78 feet is considered to be a side yard setback. Commissioner Montgomery related that he felt that 7.78 feet it is still too close to the adjoining property. Commissioner Young stated that the felt the setback at the corner of the building should be 25-foot parallel from the property line. Further discussion ensued regarding the side and rear yard setbacks for planned units. 4 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING APRIL 8, 2002 7:00 P.M. – 7:40 P.M. In response to a question posed by Chairman Brannen, Mr. Bond stated that typically the width of the complex streets are the same as a standard City streets, adding that parking areas are typically built 60-feet wide. Chairman Brannen question provisions for a fence between the apartment property and the single-family residential area, Mr. Bond stated that fences were constructed in the last phase and that fences could easily be incorporated in the plans. Further concerns were mentioned regarding the 7.78 rear or side setback to the residential area. City Engineer Whisker stated that the 7.78 setback is measured from the corner of the building, saying that it is the side and rear at the same time. In response to a questioned posed by Commissioner Young regarding exchange of location for two of the units with the present pool location, Mr. Bond stated that he did not feel that would be a problem, but pointed out that the residential lots on Stanphill are at least 275-feet deep and the houses are estimated to be 150-feet from the rear property line. Discussion regarding the landscaping plan ensued, and Mr. Bond related that they have an erosion control plan and would be building barricades around the trees to protect them during construction. He related intentions to landscape the pond area and referenced the landscaping in Phase I as evidence of the developers intentions for Phase II, pointing out that the developer laid sod in Phase I. Discussion then centered around fence construction for the rear of the property, and Mr. Bond related that they could build a fence around the area where units come within 50-feet of the property line. Commissioner Green suggested an 8-foot privacy fence the length of the back property, pointing out that there would not be any access to the adjoining property. Mr. Bond stated that the did not foresee a problem with a fence, but added that most fences are a standard 6-feet. Discussion ensued regarding tabling the item of business and waiting until the site plan is returned and reflects the replacement of the apartment units with the pool location. Mr. Bond related that the developer is hoping to apply for a building permit and only have to submit any remaining plans to the City Engineer who would have the authority to grant a building permit. 5 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING APRIL 8, 2002 7:00 P.M. – 7:40 P.M. In response to a question posed by Chairman Brannen, Mr. Bond stated that he would like to upgrade his plans to a preliminary plot plan. City Engineer Whisker related that all stipulations would have to be met prior to his office issuing a building permit. Mr. Bond related that he does not have any of the architectural plans as yet, acknowledging that City Engineer Whisker has to review all plans before he can issue a building permit. Commissioner Green stated that she would like to add the stipulation of a 6-foot privacy fence along the back 700-feet of the property. Mr. Bond agreed to construct the fence anywhere a unit was within 50 feet of the property line. Commissioner Young moved, seconded by Commissioner Keaton to approve the Preliminary Plot Plan of Chapel Ridge Phase II contingent on the access drive lining-up with Lemac Street across from Stanphill Road, sidewalk right-of-way and interior sidewalks, relocating the units that abut property lines to comply with the setback Code of 25-feet rear, and 5-foot side, with a 6-foot wood privacy fence where units are within 50-feet of the property line, a 30-foot right-of-way for Stanphill Road. Amendment to the motion to construct the wooden privacy fence to tie into the existing fence in Phase I and with City Engineer Whisker’s approval. MOTION CARRIED. REQUEST TO APPROVE PLAT(S): GENERAL: ADJOURNMENT: Chairman Brannen without objection adjourned the meeting at approximately 7:40 p.m. Respectfully, ____________________________ Susan L. Davitt Planning Commission Secretary 6