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02 MAR 11.doc CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING MARCH 11, 2002 7:00 P.M. – 7:29 P.M. OPENING REMARKS: Chairman Brannen opened the meeting at approximately 7:00 p.m. expressing appreciation for those in attendance. ROLL CALL: Commissioners: Susan Dollar, Chad Young, Bobby Lester, Glen Keaton, Tammy Green, 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. Jim Green, Mr. Tommy Bond, Alderman Stroud, and Alderman Howard, members of the press, interested citizens, and petitioners. APPROVAL AND/OR CORRECTION OF MINUTES: Commissioner Dollar moved, seconded by Commissioner Keaton that the minutes of the 11 February 2002 Regular Planning Commission meeting and the Annual Planning Commission Report for 2001 be APPROVED. MOTION CARRIED. PUBLIC HEARING(S): a. CONDITIONAL USE R-3 in a C-2 Zone/200 S. Hospital Blvd. Chairman Brannen opened the public hearing at approximately 7:01 p.m. Representative Mr. Ben Rice for Jacksonville Towers stated that at the proposed conditional use is for a site adjacent to the existing nine- story site of the Jacksonville Towers. He related that each year HUD has housing available for placement in Arkansas and that for the previous couple of years the Board has tried to find an acceptable site to meet HUD requirements. He went on to say that the best site is the present location regarding some excess land. He stated that the proposed plan is to split a portion of the property on the south side into a separate tract B. He related that the Board would like to be in a position to apply for some of the housing units as they become available. He related that the property is presently zoned C-2, and pointed out that apartments are present in the general area and on the overall tract. He related that with the Planning Commission’s approval for a conditional use, the Board would return with an application for a building permit and showing the required parking and drainage. He stated that he is unsure of how many units would be available, pointing out that HUD offered twenty-four units during the previous opportunity for housing. He stated that the Board is assuming HUD will again offer as many as twenty-four or twenty-five units, saying that their plan is to build up to twenty-five units on tract B within the next two years. He stated that the area is conducive to apartment development and is desirable for apartments because it is close to downtown shopping. Chairman Brannen closed the public hearing at approximately 7:05 p.m. City Engineer Whisker agreed that the area is conducive to apartment construction, adding that additional plans regarding drainage or other improvements would be brought back to the Planning Commission. 1 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING MARCH 11, 2002 7:00 P.M. – 7:29 P.M. In response to a question posed by Chairman Brannen, Mr. Rice related that he did not feel the twenty-five unit development would adversely affect traffic in the area, pointing out that the existing one-hundred units have not caused a traffic concern. In response to a question posed by Commissioner Young, Mr. Rice stated that the existing building was constructed to accommodate handicapped as well as the elderly, adding that the proposed construction would feature some handicapped units. He pointed out that the Towers has five handicapped units. In response to a questions posed by Commissioner Dollar and Commissioner Montgomery, Mr. Rice related that the development is being proposed as a single-floor design with apartments that back up to one another and parking between the proposed development and the existing building with a common drive from Hospital Drive. It was noted that the item of business was approved by the Board of Adjustment for a density variance. Commissioner Lester moved, seconded by Commissioner Green to grant the conditional use of R-3 in the C-2 zone located at 200 South Hospital also known as Tract B of the existing Jacksonville Towers property. Discussion ensued regarding the time factor and it was determined that a time stipulation would not be part of the conditional use as approved. Commissioner Young expressed some concern regarding the limited side yard setback, adding that it could be addressed during the building permit application. At this time, MOTION CARRIED. b. CONDITIONAL USE R-6 in a C-2 Zone/115 West Hickory Chairman Brannen opened the public hearing at approximately 7:10 p.m. Mr. Arnold Koester stated he is the owner of two lots on West Hickory Street. He related that lot 12 has a beauty shop and lot 11 is vacant, adding that he would like to place a doublewide mobile home on the vacant lot for personal use. There was no opposition to speak. Chairman Brannen closed the public hearing at approximately 7:11 p.m. In response to a question posed by Commissioner Young, Mr. Koester related that by personal use he meant as a residence, adding consideration for a small storage building. He stated that the mobile home would be a new mobile home. 2 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING MARCH 11, 2002 7:00 P.M. – 7:29 P.M. He then answered that the mobile home would be on a permanent foundation with the wheels removed. He related that the beauty shop parking could be used for personal parking. He stated that when his other home sells he intends to make the doublewide his residence. Discussion ensued as to a time factor involved with the conditional use. Mr. Koester answered that adjacent to lot 11 is a residence. City Engineer Whisker explained that the request was tabled a few years ago. It was noted that the item of business was re-advertised. City Engineer Whisker pointed out that to grant the request would be to allow for a mobile home residence downtown. He stated that some of the new mobile homes can very much look like a site built house, adding that typically downtown is reserved for business, pointing out that the Planning Commission has discussed mixed use of the area. City Attorney Bamburg answered that the overlay district did not cover this type of request. Chairman Brannen questioned the affect this may have regarding the new Overpass. City Engineer Whisker related that from reading past minutes, the Planning Commission expressed concerned regarding the required right- of-way for the Overpass and decided to wait until bridge construction to make sure that rights-of-way were secured. In response to a question posed by Commissioner Green, City Engineer Whisker related that the surrounding property would be the Salvation Army store, a 14’ X 32’ portable building beauty shop owned by Mr. Koester and an older white wood frame house adjacent to lot 11, then another empty lot adjacent to the freeway. Commissioner Dollar recalled a revitalization plan in 1996 or 1997 that was adopted for the downtown area. Alderman Stroud offered that a revitalization plan may have been offered when Downtown Inc. was meeting. He stated that the group consisted of citizens, some City Council members and business owners in the area who were looking at the possibility of apartments in the downtown area to create a multi-use purpose. He related that nothing official was ever brought forth, pointing out a study conducted by the University of Arkansas regarding the best use of the downtown area. He related that eventually Downtown Inc. disbanded, but currently they are trying to get started back with a new group. In response to a question posed by Commissioner Montgomery, Mr. Koester related that eventually they plan to live in the mobile home, saying that they want to move everything to one piece of property and cut expenses. 3 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING MARCH 11, 2002 7:00 P.M. – 7:29 P.M. City Engineer Whisker related that when he spoke to Mr. Koester, he informed him that from a planning standpoint the mixed use was intended to have a business on the bottom with an apartment above the business. He stated that it would of course be a lot more costly than a mobile home, but that from a planning standpoint it would be the ideal situation. Commissioner Green questioned the planned access and parking, Mr. Koester stated that if the commission required separate parking from the business he could provide that, adding that the present parking lot is big enough for the beauty shop and personal parking. He related that he has more parking spaces than is required by City Code. He related that he owns a small trailer for hauling lawn equipment and would want it located at the property. He stated that the City requires four parking spaces for his business, adding that he has enough room to provide for twelve parking spaces. Commissioner Dollar expressed that she supports the vision of mixed use in the downtown area, but also expressed concern regarding placement of a doublewide mobile home in the downtown area that is being considered for revitalization. Commissioner Young related that ideally urban downtown should have retail space on the first floor and residents above or a designated building for loft apartments. Chairman Brannen stated concern for a permanent conditional use regarding a sale of the property in the future. Mr. Koester stated that if the business were sold, the mobile home would not be sold with the business. He stated that the land would revert to its commercial use. Chairman Brannen asked Mr. Koester if he would be agreeable if the conditional use were designated to a five-year period with the opportunity to renew it. Mr. Koester stated that he would. City Engineer Whisker questioned if it is more of a legal issue to take away a conditional use, saying that at that point does it go to a non-conforming use. City Attorney Bamburg related that if the conditional use is granted for a specific time frame then it will expire regardless of the current use of the property assuming that the conditional use is not granted business purposes. He then clarified that the request is to use the mobile home only as a residence not for a business. He stated that if its use were to change, Mr. Koester would have to return to the Planning Commission because it would be outside the scope of the conditional use. 4 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING MARCH 11, 2002 7:00 P.M. – 7:29 P.M. City Engineer Whisker question the use of storage for the business on lot 11 if the conditional use is granted. City Attorney Bamburg stated that it would depend on the scope of the conditional use as granted by the Planning Commission. Discussion ensued regarding restrictions for conditional uses. Commissioner Dollar moved, seconded by Commissioner Green to table until the next regularly scheduled meeting in April. MOTION CARRIED. BUILDING PERMIT(S): REQUEST TO APPROVE PLAT(S): REVISED PRELIMINARY PLAT Jacksonville Plaza Addition Lots 1, 2 and 3. Mr. Barry Williams of Richburg-Rickett Engineers related the need to extend the file time of the original preliminary plat filed in April of 2001. He stated that there was one modification to the plat since last plat approval, pointing out that the major drainage structure that traversed the site has been moved. He related that previously it had been approved to be located between the two buildings and made a loop through the site. He stated that the drainage structure has been revised and coordinated with the City Engineer. He stated that the drainage calculations to support the new location have been submitted. He stated that there is a structure already in place and paths being constructed. In response to a question posed by Chairman Brannen, Mr. Williams stated that issues involving the ingress and egress have not changed. He pointed out on the plat that arrows at the south main entry indicate proposed traffic flow and that the northern entry is a right- hand in and right-hand out turn only with an island for traffic direction. He stated that traffic patterns have not changed from the previous plat. City Engineer Whisker explained that the previous plat would expire in April, and the developer wanted to ensure that with the major drainage change that the Planning Commission gave its approval. He stated that the first location for the drainage was not workable. He related that the newly proposed location would remove the floodway waters, adding that the changes have the approval of the Fire Marshall. He related that the developer would be seeking a building permit for lot 1. Discussion ensued as to traffic concerns onto John Harden Drive, and City Engineer Whisker related that the Highway Department is conducting traffic counts for the area. He added that he has submitted a plan to the Highway Department regarding concerns for the traffic signal at T.P. White, which might help to eliminate many of the traffic concerns. 5 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING MARCH 11, 2002 7:00 P.M. – 7:29 P.M. Commissioner Dollar expressed concerns for the internal circulation of the area including the bank and Wal-Mart regarding sidewalks. City Engineer Whisker related that the development does have plans for sidewalks. It was noted that a back access into the Wal-Mart parking lot is still planned. Mr. Williams offered that there has been much discussion supporting the theory that many people would arrive at the main intersection and realize that a left-hand turn is not the best situation, adding that there are times of the day that a left hand turn will be possible, but at busier times a lot of vehicles would revert to the back access of the development and then to the light from Wal-Mart. In response to a question posed by Commissioner Young, it was clarified that land could not be sold until the final plat has been approved. Mr. Williams then added that internal circulation would serve lot 2, but added that not knowing who the vendor would be, he is not fully aware of the parking and circulation needs. He related that at some point in time the curbs would be pulled out and aprons placed, allowing access to the central drive through the development. He stated that those considerations would hold the same for lot 3. Discussion ensued and City Engineer Whisker stated that an answer from the Highway Department could take as long as six to eight weeks regarding the traffic signals at Vandenburg and T.P White. He related efforts to combine the lights to act as one to help with traffic storage under the bridge. Commissioner Green related concerns for the access to the Freeway directly in front of the development. City Engineer Whisker stated that the next plan following the synchronization of the traffic signals, is a radio system that could be used to relay traffic information to the traffic signals in front of Wal-Mart, North First Street and the Fire Station. He stated that the system would run off one controller. He related that signalization plan is a long-range goal and that he has not worked estimates for the project as yet. In response to a question from Commissioner Green, City Engineer Whisker related that there would be more cars generated in the area due to the new business. Commissioner Green asked if having access available at the rear of the development leading to the Wal-Mart parking lot would help the traffic situation. 6 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING MARCH 11, 2002 7:00 P.M. – 7:29 P.M. Mr. Williams offered that he believes the rear access would provide cars an opportunity to exit onto John Harden through the Wal-Mart light. He then stated that the southern access on the property would have a no left-hand turn sign to help direct traffic. Discussion ensued regarding other traffic considerations and possible long-term plans for the on-ramp to the Freeway. City Engineer Whisker stated that there have been several different discussions regarding traffic flow of the area when Wal-Mart developed, including various scenarios for the on-ramp. Chairman Brannen questioned the possibility of making the entrance into the development a one-way entrance and then having traffic exit the property through the rear Wal-Mart access to avoid traffic attempting to exit onto John Harden from the development. Mr. Williams stated that Wal-Mart has agreed to an outlet to their property, but added that he did not believe the agreement to be for all traffic to exit onto the Wal-Mart parking lot to circulate through their drive system. In response to a question from Commissioner Montgomery, City Engineer Whisker related that a back access to Vandenburg would have to go through Air Base property. He stated that currently they do not wish to grant an access. He stated that when Wal-Mart was developed it was agreed that Bailey Street would not be a through street to Vandenburg. Mr. Williams reiterated that the preliminary plat is unchanged from the one previously approved except for the drainage easement. Commissioner Lester stated that the plat has essentially been approved earlier with the same traffic concerns. Commissioner Lester moved, seconded by Commissioner Dollar to approve the revised plat of the Jacksonville Plaza Addition Lots 1, 2 & 3, granting a building permit for lot 1 contingent upon final plat approval. In response to a question by Commissioner Green, Mr. Williams related that there are plans for landscaping of the development that will be presented with the building permit package. At this time, MOTION CARRIED. b. FINAL PLAT Collenwood Phase III This item was not discussed. GENERAL: 7 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING MARCH 11, 2002 7:00 P.M. – 7:29 P.M. ADJOURNMENT: Chairman Brannen without objection adjourned the meeting at approximately 7:29 p.m. Respectfully, ____________________________ Susan L. Davitt Planning Commission Secretary 8