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02 OCT 14.doc CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING OCTOBER 14, 2002 7:00 P.M. – 7:51 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, Glen Keaton, Mark Perry, Tammy Green, Mark Perry and William Montgomery, answered ROLL CALL. Commissioner Piggee arrived at approximately 7:38 p.m. Chairman Brannen also answered ROLL CALL. PRESENT eight (8), ABSENT (1). 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 Young moved, seconded by Commissioner Perry that the minutes of the 9 September 2002 Regular Planning Commission meeting be APPROVED. MOTION CARRIED. PUBLIC HEARING(S): a. REZONING 1117C & 1117D North First Street from R-3 to R-2 Chairman Brannen opened the public hearing at approximately 7:02 p.m. Mr. E. Ray Smith stated that he would like to rezone the property to R-2 in order to build a duplex. With no one to speak in opposition, Chairman Brannen closed the public hearing at approximately 7:03 p.m. City Engineer Whisker presented a vicinity map, pointing out that the property is located on the corner of North First near Stonewall and Revere Court. He stated that the property consists of four lots and that the southeast corner is being proposed for rezoning. He related that the other three lots have duplexes that were built in the 1980’s by Mr. Smith. He then requested that Mr. Smith establish a recorded 20-foot easement from the southwest lot onto the southeast lot. Mr. Smith agreed to establish and record the easement. It was noted that Mr. Smith would also be requesting a building permit on a metes and bounds legal description. Commissioner Green moved, seconded by Commissioner Young to approve the rezoning of 1117C and 1117D North First Street from R-3 to R-2 as requested. MOTION CARRIED. It was noted that the City Council would address the rezoning October 17, 2002. b. REZONING Northeast Corner of Harris Road and General Samuels (Crooked Creek Subdivision) Chairman Brannen opened the public hearing at approximately 7:08 p.m. 1 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING OCTOBER 14, 2002 7:00 P.M. – 7:51 P.M. Mr. Tommy Bond stated that he would be representing the developer Mr. Glen Underwood. He related that the Planning Commission had reviewed the Sketch Plat one month earlier, which proposed single-family development excluding a small tract of land measuring 150’ by approximately 600’ in length between General Samuels, Tolleson Elementary School and Harris Road. He explained that the property does not lend itself to single-family development because access would have to be from General Samuels. He pointed out that a multi-family development would limit the need for access to possibly three accesses. With no one to speak in opposition, Chairman Brannen closed the public hearing at approximately 7:10 p.m. In response to a question posed by Commissioner Keaton, Mr. Bond related that there had been little planning regarding the number of units proposed for the development. He added that in the conceptual sketch he began with three-plexus and four-plexus to share common parking, pointing out that it would not be a high-density development because of the geometry of the land. He stated that he did not believe there would be any multi-story buildings, adding that construction would fit the adjacent residential neighborhood. In response to a question posed by Commissioner Montgomery, Mr. Bond explained that Tolleson Elementary School is setback approximately 300 to 500 feet from the front property line. Chairman Brannen noted that there is utility work being conducted in the area and questioned if the waterline would be adequate. Mr. Bond stated that the Water Department has a contracted to build a new 12” waterline in the area, adding that Harris Road has a 24” waterline. He stated that plans have been before the Water Commission and they have agreed to work with the developer regarding waterline needs. He stated that the Water Commission will decide on either a 10 or 12” waterline between Harris Road and Woodland Hills. Commissioner Montgomery moved, seconded by Commissioner Dollar to approve the rezoning of the northeast corner of Harris Road and General Samuels from R-1 to R-3 as requested. MOTION CARRIED. BUILDING PERMIT(S): 1117C & 1117D North First Street Deviation in Agenda: REQUEST TO APPROVE PLAT(S): a. FINAL PLAT Western Hills Subdivision Phase II Representative Mr. Bond related that Phase I was approved and recorded approximately two months ago, adding that this phase consists of having the last street paved. 2 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING OCTOBER 14, 2002 7:00 P.M. – 7:51 P.M. City Engineer Whisker related that the sewer has been approved and the Water Department has requested that approximately three meter boxes be reset otherwise plans have passed the water test. He related that there is a 15-foot easement leading from lots 47F and 48F for a storm swell. Commissioner Green moved, seconded by Commissioner Keaton to approve Final Plat of the Western Hill Subdivision Phase II. MOTION CARRIED. b. PRELIMINARY PLAT Crooked Creek Subdivision (formally submitted as Underwood Subdivision) Representative Mr. Bond related that this would be Phase I of the Subdivision. He stated that Phase I consists of the lots that will gravity sewer into the pump station for Woodland Hills. He stated that he believes all issues regarding sidewalks and storm drainage have been worked out. He related that they have met with the Water Commission and there is an understanding that they are going to participate, there is no waterline between Woodland Hills and Harris Road now and they are doing some studies regarding the appropriate size waterline. He related that the Water Department is going to participate to the extent of the line size that would serve the development. He related that the developer is going to pay for an 8” waterline and the Water Department will pay for the difference between that and a 10 or 12” waterline. City Engineer Whisker reintroduced discussion regarding the required minimum 35’ building setback being changed to allow a 25’ building setback, pointing out that the lots on the plat are plotted for 25 foot. Mr. Bond stated that it would require and ordinance change, adding that he discussed the option at the last Planning Commission meeting. He stated that the reality is that it makes a large difference in the costs of a house, because of shorter driveways, shorter sidewalks to the house, shorter water and sewer services and generally shorter electrical service. He stated that these costs can add up to several thousands of dollars that can be saved by bringing the house ten-foot closer. He related that he is aware that there were strong feelings regarding the 35’ setback, but added that he does not believe most people could detect a 25’ setback subdivision from a 35’ setback subdivision. He related that he was aware of a 25’ waiver granted by the Cabot Planning Commission approximately one month ago. He went on to say that he feels the positive outweighs the negative and that only in a more upscale subdivision regarding houses in the $200,000 to $300,000 dollar range where houses are larger and look more overpowering is there a need for a 35’ setback. He noted that most houses in California are generally 15’ from the front property line. He stated that a 25’ setback would increase density and save the homebuyer several thousand dollars in the purchase of homes. He asked the Planning Commission to consider amending the ordinance. 3 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING OCTOBER 14, 2002 7:00 P.M. – 7:51 P.M. City Engineer Whisker pointed out that he asked that the street names be changed because two already exists. He then stated that he and Mr. Bond had discussed extra storm drain possibly being needed in mid block. Chairman Brannen questioned the need for a variance regarding the proposed 25’ setback. City Attorney Bamburg clarified that it would require a variance prior to preliminary plat approval by the Planning Commission. Mr. Bond related that this is just the preliminary stage and that there are no houses as yet. He stated that setbacks could be addressed after the Planning Commission has considered a possible ordinance change. He pointed out that at best it is going to be several months before the developer returns with a final plat and amending the lots to a 35’ setback can be changed if necessary. He added that he feels that in the long term a 25’ setback will serve the City. Commissioner Green moved, seconded by Commissioner Dollar to approve the Preliminary Plat of Crooked Creek Subdivision pending the street names change, possibility of extra storm drains as required by City Engineer Whisker, and a 35’ front yard setbacks unless a 25’ setback is approved by ordinance through the City Council or a variance is granted by the Board of Adjustment. MOTION CARRIED. c. FINAL PLAT Collenwood Subdivision PH IV Mr. Bond stated that this is the final phase of the Collenwood Subdivision. He stated that most of the drainage concerns have been resolved. City Engineer Whisker stated that it is a nice plan, but has not been implemented to be considered for final platting. He stated that the swells for drainage are not in, the rock for the road is not in, the asphalt paving is not in, and noted that as discussed the final platting of phase IV should include the park or common area. He stated that it should all be released at the same time, so that the City has control until it is completely finished. Chairman Brannen stated that the Planning Commission has experienced problems in the past regarding final plat approval before all work has been completed, adding that he does not feel it is ready for final plat consideration. Mr. Bond stated that the only thing he might could suggest is that Mr. Green be allowed to post a bond to cover items that are not completed. Chairman Brannen questioned if a one-month delay would be a problem. 4 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING OCTOBER 14, 2002 7:00 P.M. – 7:51 P.M. Mr. Green stated that probably the only issue is time and money; he explained that he was hoping to have this part of the process completed. He further explained that there are two steps beyond this process, one being that it has to go before the City Council and two it has to be signed by the Planning Commission Chairman. He related that he is not asking for either of those things and is assuming that before either one of those happened the City Engineer would have to be satisfied that everything is completed. He stated that he are not hoping to be in a position to sell lots, but is hoping that he would not have to wait another five to six weeks for approval. He estimated that everything would be completed approximately around the middle to the end of next week. Chairman Brannen stated that the president is to have the work completed before final plat approval, adding that the Planning Commission does not want to get into the habit of approval before the work is completed. Commissioner Montgomery moved, seconded by Commissioner Green to table the Final Plat of the Collenwood Subdivision Phase IV until the next regularly scheduled Planning Commission meeting. MOTION CARRIED. Resume Agenda: BUILDING PERMIT(S): 1117C & 1117D North First Street City Engineer Whisker related that Mr. Smith is requesting to build a duplex contingent upon the afore addressed rezoning being approved by the City Council. He reiterated his request of Mr. Smith to have a 20-foot easement and proper setbacks. Commissioner Montgomery moved, seconded by Commissioner to approve the building permit for 1117C & 1117D North First Street contingent on City Council’s approval for rezoning, proper setbacks and a dedicated 20-foot easement through the Pulaski County Circuit Clerk. MOTION CARRIED. GENERAL: a. DISCUSSION Twenty-five year Comprehensive Development Plan Survey City Engineer Whisker related that there is a survey being mailed by the City to every resident of Jacksonville. He stated that surveys can be picked up at various locations and dropped off at those locations. He stated that it is for planning purposes, saying that the original plan was done in 1977. He related some of the questions included issues regarding the school system, fire stations and future planning issues. He encouraged everyone to participate. He stated that the Comprehensive Development Plan is a tool for the Planning Commission and a guide to future planning. b. Adding Mixed use to the zoning ordinance. City Engineer Whisker related that mixed use is used in areas so that changes are not necessary land use plan each time commercial and 5 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING OCTOBER 14, 2002 7:00 P.M. – 7:51 P.M. residential coincide together. He related that the area Metroplan and the City has considered is the area roughly along Main Street and Graham, from Elm Street to the center of where Main Street is divided by Crestview Plaza. Discussion ensued regarding implementing the mixed-use area with an ordinance recommended to the City Council. It was also questioned if the Planning Commission would offer a zone for mixed use of a building such as commercial downstairs and residential upstairs. City Attorney Bamburg clarified that any suggested changes forwarded to the City Council for consideration by ordinance would not only change the Code Book but also the Master Street and Land Use Plan. City Engineer Whisker related that the deadline for surveys is October st 31 asking the Commission to consider having all issues presented to the City Council together. He asked the Planning Commission to consider their recommendations, adding that he has maps in his office for the Commission to review. It was noted that there is one mixed commercial/residential use in Jacksonville and discussion ensued to allow incentives for commercial developments with mixed use such as North Little Rock and the Argenta area. City Engineer Whisker related that these issues tie back into the Comprehensive Development Pan currently being updated. c. Zoning of Annexed Property City Engineer Whisker related that the recently annexed property known as the “South Annexation” is currently zoned commercial with the exception of the Landfill that is zoned M-1. He noted the existing zoning regarding the “Southeast Annexation”. City Attorney Bamburg clarified that the Planning Commission would need to host a public hearing regarding the rezoning of annexed property and then make recommendation to the City Council for final approval. Discussion ensued regarding the C-1 and C-2 proposed zoning for the area off Graham and Loop Road and the possibility of residential zoning. City Engineer Whisker related that the commercial zone is plan for the corner of Graham and Loop Road and is typical one corner of an intersection to have commercial zoned property. 6 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING OCTOBER 14, 2002 7:00 P.M. – 7:51 P.M. ANNOUNCEMENT: ADJOURNMENT: Chairman Brannen without objection adjourned the meeting at approximately 7:51 p.m. Respectfully, ____________________________ Susan L. Davitt Planning Commission Secretary 7