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03 NOV 10.doc CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING NOVEMBER 10, 2003 7:15 P.M. – 7:45 P.M. OPENING REMARKS: Chairman Brannen opened the meeting at approximately 7:15 p.m. expressing appreciation for those in attendance. ROLL CALL: Commissioners: Glen Keaton, Lester Piggee, Mark Stroud, Mark Perry and William Montgomery answered ROLL CALL. Chairman Brannen also answered ROLL CALL and declared a quorum. PRESENT SIX (6), ABSENT (3). Others present for the meeting were City Engineer Whisker, Mr. Doug Wilkinson, members of the press, interested citizens and petitioners. APPROVAL AND/OR CORRECTION OF MINUTES: Commissioner Perry moved, seconded by Commissioner Montgomery that the minutes of the 13 October 2003 Regular Planning Commission meeting be APPROVED as presented. MOTION CARRIED. PUBLIC HEARING(S): REZONING 1901 Old Military Road from R-0 to C-3 Chairman Brannen opened the public hearing at approximately 7:19 p.m. Mr. Doug Wilkinson stated that he is representing the item of business, explaining that there is an offer to purchase the property contingent on rezoning. He related that the property is on the south side of Military Road across from Buck’s Convenience Store. He noted that there is no other residential property in the area that would be affected by the rezoning. He added that the buyer would like to propose a convenience store and a duplex on the property. He stated that the property consist of approximately 2 acres, which would be adequate for the proposed plans. Commissioner Stroud requested information regarding the zoning of surrounding property. Mr. Wilkinson stated that the surrounding property is outside the City limits. He added that the property to the other side is the water tower inside the City, adding that to the rear is the Hammond property, which extends to Bayou Meto, which is also outside the City limits. In response to a question posed by Chairman Brannen, Mr. Wilkinson stated that he was not sure if there would be gas pumps along with the proposal for a convenience store. He related that the proposed buyer currently owns a convenience store/gas station on Hwy 161 and to his knowledge is only purposing a convenience store and a duplex. With no one to speak in opposition, Chairman Brannen closed the public hearing at approximately 7:21 p.m. City Engineer Whisker related that the Land Use Plan depicts the property as residential. He noted that it is the last piece of property in the City on the south side of Military Road next to the 1 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING NOVEMBER 10, 2003 7:15 P.M. – 7:45 P.M. water well. He stated that the Water Department had expressed concerns for having gas pumps next to the water system regarding leaks and infiltration into the system. He noted that there is a ditch between the properties, adding that if improvements are proposed in the area they would want to also consider drainage improvements. In response to a question from Chairman Brannen, Mr. Wilkinson stated that he not sure regarding the proposed buyer’s plans for gas pumps. He then noted that the proposed buyer currently owns a Texaco gas station, noting the existence of a Texaco station at Bucks and saying that he does not feel another Texaco would be allowed in that close of proximity just across the street. Chairman Brannen questioned if the buyer is not proposing to have gas pumps would he consider a C-2 zoning, which would allow for a convenience store. Mr. Wilkinson stated that he was not sure of the buyers feelings regarding changing the zoning request. Commissioner Piggee asked City Engineer Whisker what he would view as potential problems if a gas station were developed on the property. City Engineer Whisker stated that ADEQ requires an underground storage tank system, adding that he believes it must be replaced every ten years regarding the possibility of leaking. He stated that while there are better controls in place, leaks do happen. He went on to say that in order for gasoline to infiltrate the system it would have to penetrate the water pipes as well, adding that he is not sure how long the pipes have been in place but assumes it has been as long as the plant has been there. Commissioner Stroud pointed out that the water pipes would have positive pressure and before it could infiltrate the system, the tanks would have to leak then somehow have a negative pressure on the water pipes. City Engineer Whisker noted that the gasoline would have to cross the drainage ditch, but added that it would not take a large quantity of gasoline to contaminate the huge amount of storage being pumped into the system. Commissioner Stroud reiterated that it would require a certain amount of negative pressure for gasoline to enter the system and noted that generally 20lbs of pressure is maintained in the water lines. City Engineer Whisker stated that he would have to check with the Water Department regarding specifics. He noted that the water tanks have an outflow into the nearby subdivision. 2 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING NOVEMBER 10, 2003 7:15 P.M. – 7:45 P.M. Chairman Brannen noted that prior to a building permit being issued the plans would have to be approved by both the Water and Wastewater Departments. In response to a question from Commissioner Montgomery, Mr. Wilkinson stated that the buyer has not formulated his site plan yet. He then noted that a site plan would have to been approved by the City. City Engineer Whisker clarified that the property is legally described as metes and bounds property, adding that the land would have to be formally platted. He then added that any second type use for the property would also require a conditional use granted by the Planning Commission. Commissioner Stroud related that the proposed plans agree with the planning concept of establishing commercial property at major intersections. He then agreed that C-2 may be a better rezoning of the property without gas pumps because of the proximity to the water tanks. Chairman Brannen noted that the Zoning Ordinance does support a request to rezone to C-3 on a State Highway. City Engineer Whisker related that the Land Use Plan states that it is good planning to have a convenience store in areas of mass housing, and provides for a general type location. Discussion ensued that the property was located approximately 40 to 50 feet from the corner of Loop Road and Military Road and that Bucks Convenience Store is half of the property‘s length away. It was noted that the Land Use Plan does not specifically call for all four corners of an intersection to be developed commercially. Discussion reiterated around the request of C-3 as opposed to C-2. Commissioner Stroud moved to approve a rezoning to C-2 and deny the request for a C-3 rezoning. Motion dies for a lack of a second. Commissioner Piggee moved, seconded by Commissioner Montgomery to approve the request to rezone 1901 Old Military Road from R-0 to C-3 and to amend the Land Use Map. MOTION CARRIED. REQUEST TO APPROVE PLAT(S): BUILDING PERMIT(S): GENERAL: Comprehensive Development Plan City Engineer Whisker related that the Comprehensive Development Plan was last updated in 1977, adding that the plan is good through 2002. He stated that the Land Use Plan is based from the Comprehensive Development Plan. He asked that the Commission review the map and be ready to supply input at the next regularly scheduled Planning 3 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING NOVEMBER 10, 2003 7:15 P.M. – 7:45 P.M. Commission meeting. He noted the proposed mix use zone along Main Street, adding that an Ordinance will need to be adopted to establish the mixed-use zoning. He stated that the Planning Commission would need to decide particulars regarding the aspects of mixed-use areas. He related that the Comprehensive Development Plan also encompasses the Master Street Plan providing future direction for the development of new streets. He noted the lengthening and development of streets, such as Oneida that is proposed to be developed to General Samuels. He noted that the Master Street Plan requires a developer to develop in the manner that is consistent with the Master Street Plan. He then noted that there is also a Master Park Plan, which reserves certain areas for parks. He stated that the updated Plan would be the City’s planning guide for the next twenty-five years. City Attorney Bamburg clarified that a public hearing would be hosted by either the Planning Commission or the City Council prior to adoption. ANNOUNCEMENT: ADJOURNMENT: Chairman Brannen without objection adjourned the meeting at approximately 7:45 p.m. Respectfully, ____________________________ Susan L. Davitt Planning Commission Secretary 4