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04 MAR 08.doc CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING MARCH 8, 2004 7:00 P.M. – 8:26 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, Kevin McCleary, Mike Traylor, Mark Stroud, and William Montgomery answered ROLL CALL. Chairman Brannen also answered ROLL CALL and declared a quorum. PRESENT SIX (6), ABSENT THREE (3). Others present for the meeting were City Engineer Whisker, Mr. Tommy Dupree, members of the press, interested citizens and petitioners. APPROVAL AND/OR CORRECTION OF MINUTES: Commissioner Montgomery moved, seconded by Commissioner Young that the minutes of the 9 February 2004 Regular Planning Commission meeting be APPROVED as presented. MOTION CARRIED. PUBLIC HEARING(S): a. REZONING 2 Tracts of land in the Eastview Subdivision PH VI from R-4 and R-5 to R-2 Chairman Art Brannen opened the public hearing at approximately 7:00 p.m. Petitioner Mr. Tommy Dupree stated that his request is to comply with the current zoning for duplex lots. With no one to speak in opposition, Chairman Brannen closed the public hearing at approximately 7:01 p.m. City Engineer Whisker related that Phase VI was originally designed for duplex lots in the early 80’s and then in the mid 80’s it was rezoned for trailers and zero lot-lines. He added that Mr. Dupree’s request is to return to the original plan with duplexes. He related that the plat had been approved for duplexes by the Planning Commission approximately two months ago. In response to a question posed by Commissioner Young, City Engineer Whisker related that the water and sewer were completed in 1985, and at that time, before the streets were accepted, the development was discontinued. He noted that the property has curb and gutter. Commissioner Young moved, seconded by Commissioner McCleary to grant the rezoning of 2 Tracts of land within the Eastview Subdivision PH VI as presented. MOTION CARRIED. REQUEST TO APPROVE PLAT(S): SKETCH PLAT of Base Commons Addition Mr. David Jones of Marlar Engineering stated that he is representing the developer Mr. Greg Heslep. He stated that the Addition would consist of 239 lots located off General Samuels and Hwy 107. He noted that the property actually fronts Hwy 107. He presented a revision of the plat to address drainage concerns expressed by the LRAFB. He presented the Commissioner with a revised portion of the sketch regarding the upper corner culdesac close to General Samuels. 1 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING MARCH 8, 2004 7:00 P.M. – 8:26 P.M. City Engineer Whisker stated that the subdivision will have 75’ X 130’ lots, pointing out that those dimensions are greater than the City’s R-0 requirement of 70’ X 120’. He noted that the subdivision is proposed to have two entrances and added that he feels water would be available. He related that he spoke with Mr. Jones about having to mitigate the design because of concerns for water running onto the LRAFB, adding that another issue would be sewer. He explained that the proposed subdivision is just outside the City limits, south of the Jackson Heights Subdivision and east of the LRAFB. He went on to explain that according to the Master Sewer Plan, this property is the furthest northwest corner that is sewerable to the City of Jacksonville. He clarified that the sewer could be hooked onto from the West Interceptor line that is going into the Pennpointe pump station located off Main and Harris Road. He explained that the length would be approximately 1.5 miles and pointed out that the Jackson Heights Subdivision is the only subdivision in Jacksonville that is on septic tanks. He summarized that the additional water to Air Base and the Sewer are the main concerns. In response to a question from Commissioner Stroud, Mr. Bob Williams of the Jacksonville Wastewater Utility related that the West Interceptor line would be completed sometime around November. He related that the line would go either to Tara Mount or to Pennpointe, adding that the line through Pennpointe has already been upsized. He stated that from the north side of Pennpointe Subdivision to the proposed subdivision would be approximately 1 plus miles, adding that development of the sewer line to the proposed subdivision would have to be constructed by the developer. He related that the West Interceptor line Plans have been sized to handle all properties to the west of Pennpointe Subdivision. Deputy Base Civil Engineer Mr. Lucien Gilliam, offered the Planning Commission a handout listing three main concerns of the LRAFB. He stated that one concern had been the sewer, which may now have been addressed by the change in design. He then asked Mr. Jones if the sewer plant in the southwest corner would handle all of the 239 lots. Mr. Jones answered that he would address that issue shortly. Mr. Gilliam related that after reviewing the subdivision plat, the main concern of the Base Wing Commander was the original location of the package waste treatment plant at lot 120. He stated that the Commander and the Base Engineering Department were not pleased that the effluent would be coming onto the Base. He noted that the effluent would eventually end up in the Pennpointe Subdivision Lake. He explained that even though it may be legal, the stream is seasonal and dries up in July and August so the entire flow of the creek would have been effluent. He added that the new design addresses that and the LRAFB appreciates the developer’s concession. 2 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING MARCH 8, 2004 7:00 P.M. – 8:26 P.M. He then introduced the possibility of flooding due to the Base lake dam breaking, explaining that the dam is located approximately 1850 feet from the north edge of the subdivision at Lot 134. He related that the Corps of Engineers judged the dam a “low hazard dam” under the National Dam Safety Program Act. He explained that the reason the dam was determined to be a low hazard dam was that there was not any developed property to be damaged by a break. He stated that once development occurs downstream the dam moves into a higher hazard category, adding that the Base will need to perform a dam safety inspection and a flood routing study. He noted that the flood routing study would determine how high the water would go if the dam breaks. He stated that the Base has contracted for $40,000.00 with the Corps of Engineers to perform the dam safety inspection and the flood routing study that would take approximately 60 days. He asked the Planning Commission not allow any development until the results of the flood routing study is returned regarding safety and liability issues. He then introduced concerns regarding erosion control. He explained that water coming in from between Lots 131 and 132 runs out of the Base lake, winds around and continues back out at Lot 120, going back onto the Air Base for approximately 1900 feet and then across General Samuels Road and eventually ends up at the Pennpointe Subdivision lake. He stated that the development would significantly reduce vegetation coverage, adding several acres of payment and increasing the speed and volume of runoff water. He stated that the Base is requesting that the developer build storm water retention to help prevent runoff. He related that the National Pollution Discharge Elimination System Phase II requires erosion control and the prevention of dissolved solids in storm water runoff, pointing out that Jacksonville has applied for it’s permit. In response to a question posed by Chairman Brannen, Mr. Gilliam th stated that the study was expected back around May 8. Mr. Heslep responded to Chairman Brannen, that he anticipates that it would be November before the sewer development is ready to begin. City Engineer Whisker clarified that influent is what goes into the septic tank and effluent is what drains out of the septic tank after being processed. He added that ADEQ declares that the process cleans water enough to be released into a stream. He noted that if the stream is dry in the summer, it would be all effluent without having other water mixed into it. He noted that the location of the sewer plant has been changed from lot 120 to the southwest corner of the subdivision, leaving the effluent to go out State Highway 107 and leading it back to Bayou Meto by General Samuels. In response to a question posed by Chairman Brannen, City Engineer Whisker stated that he has not reviewed the flood map because the development is in the County; but estimated that 8 to 12 lots on the northeast corner and some along the east boundary Lots 117 through 120 would be in the flood plain. 3 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING MARCH 8, 2004 7:00 P.M. – 8:26 P.M. In response to a question posed by Commissioner Montgomery, Mr. Jones stated that once development begins the drainage would be improved. He explained that they would develop concrete trapezoid ditches that would allow the water to be more confined in a smaller area. He stated that as long as the houses are built 1’ above the hundred-year flood plain, according to FEMA the lots can be in the flood plain, adding that the property owners would have a reduced rating regarding flood insurance. In response to a question posed by Commissioner Stroud, Mr. Gilliam stated that the LRAFB does not have any concerns regarding residential lots being developed adjacent to Air Base property. City Engineer Whisker concluded his concerns saying that there is a five-lane section proposed on Hwy 107 from the Air Base to Keihl Avenue, adding that he would request right-of-way to accommodate this section of Hwy 107. In response to a question posed by Commissioner Montgomery, Mr. Jones stated that one of the two exits planned off Hwy 107 is located 350 feet to the south side of the high point in the road and the other is 800’ from that same point, adding that site distance would not be a problem. Commissioner Stroud addressed drainage concerns and questioned the developer’s willingness to develop a common area and a retention area. Mr. Jones stated that the development is planned for three phases. He explained that the last phase would be the area where the creek goes through from the Base and back out. He added that they are asking for approval with the understanding that development of Phase III will not begin until the study is completed. He stated that the basic concept approval of the plan would allow them to begin with engineering plans for Phase I. He noted that it would take approximately 2 years before they would begin to develop Phase III. He stated that it would not be feasible to delay the entire project based on the study of the dam. He stated that a retention area would not be hard to plan for, adding that the developer would be glad to accept approval subject to the City Engineers approval of any retention that would be required. He noted that all drainage and sewer plans would have to additionally be reviewed by the various independent agencies. He added that the preliminary plat would address that information more definitely when the engineering work is completed. He stated that the developer has two options regarding the sewer. He related that one is to tie onto the City sewer, which would be too expensive without assistance from the City or develop the treatment unit. He noted that the treatment unit has been sized to handle an additional 239 lots besides the lots in the subdivision. He stated that all ADEQ discharge requirements would be permitted, and the maintenance operators would be State licensed. He related that the discharge point would be Bayou Meto and that maintenance and testing would be in compliance with ADEQ. 4 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING MARCH 8, 2004 7:00 P.M. – 8:26 P.M. In response to a question posed by Commissioner Stroud, Mr. Jones stated that the treatment plant would be approximately 15’ X 50’ and from bottom to top approximately 9’ with 3’ being underground. He stated that the unit would be surrounded by a 6’ privacy fence and a chain link fence on the inside with a lock. He added that the trees would remain and there would be additional plantings along the privacy fence to dress the area. He related that the unit would not be visible to traffic on the street. In response to a question posed by Commissioner Stroud, Mr. Jones stated that the unit is positioned at the lowest point regarding the side that would be discharged and gravitied. He stated that the other side of the ridge, which basically runs across one third of the area from the first entrance to Lot 49, would be collected and gravity to a pump station between Lots 120 and 121 and back to Lot 149 where it would go into a manhole and then gravity back to the treatment plant. He related that it would be a self-contained system, and that there would be no discharge onto the Base whatsoever. In response to a question posed by Commissioner Young, Mr. Jones stated that utility easements would be dedicated to handle sewer maintenance issues, adding that the force main line would be a 3” to 4” line. Mr. Gilliam responded that the Air Base does not have any concerns with the treatment facility that is currently being proposed. Mr. Bob Williams questioned the developer that if City sewer were to become available in the future would the developer have plans to tie into the City sewer. Mr. Jones stated that it could be considered at the time of the construction of the last phase. Mr. Williams stated that the reason for the question is because the Wastewater Department has a pump station policy regarding plans and specifications, along with requirements for a certain easement size. He explained that if the system became a part of the City’s sewer it would have to be constructed to those plans and specifications. Mr. Jones stated that the developer plans build according to City sewer specifications. He related that if the City did bring sewer to the pump station, then the pump station could be taken out and everything would be gravitied. He stated that he does not believe the developer would have a problem with that, but would like to leave his options open to stay with the system as well. City Engineer Whisker stated that he would accept that the approximately 60 lots that would gravity to the treatment plant, but also believes that part of the preliminary plat would be to ask the developer to annex into the City before approval of a final plat. 5 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING MARCH 8, 2004 7:00 P.M. – 8:26 P.M. Chairman Brannen commented that if the City asked them to annex would it not require providing City sewer. City Engineer Whisker stated that according to the Master Sewer Plan, from a planning standpoint, it would be best to gravity sewer from the start of the development. He stated that it seems to him that to build your own treatment plant and have the second part of the subdivision pump back to that plant in order to have the effluent flow out to the Hwy 107 bar ditches and onto Bayou Meto is not the right way to go. He stated that a gravity flow all the way down to the treatment plant would be ideal. He then explained that the City’s Master Sewer Plan allows gravity flow from this location through the Air Base all the way to Pennpointe Pump station and onto the sewer treatment plant at Cloverdale Road. Mr. Jones stated that the developer could sewer the whole site to Lots 120 and 121 if the City sewer is extended to that point. He then noted that the original plan was to put the treatment unit at that point for when City sewer became available, but with the discharge being questioned by the Base, the developer moved the treatment plant to a different location. He related that he did not believe there is any planning or zoning requirements that would make the developer have to tie onto City sewer or annex. He added that in the future, when the City limits reach that point, he is sure the developer would be willing to discuss annexation. He continued saying that at this time the subdivision is not even contiguous with the City limits. He stated that the main reason the developer is before the Planning Commission is that the subdivision is in the City’s planning jurisdiction. He added that the subdivision is also in Pulaski County’s planning jurisdiction and would be reviewed by them as well. City Attorney Bamburg clarified that the subdivision adjoins the Base and that the Base is within City limits, making it contiguous. Mr. Jones stated that he was unaware that the Base was part of the City limits of Jacksonville. He added that the subdivision is not in the City limits and as such, the project review is strictly on an extra territorial basis. City Engineer Whisker pointed out that the subdivision would be serviced by City water and that typically when a utility extends service out of the City limits they request annexation, which is part of how a City grows. In response to a question posed by Chairman Brannen, City Engineer Whisker stated that he has talked with the Water Department and that they have just completed the installation of a 12” line on the south end of Jackson Heights on the other side of General Samuels to Jefferson Street and that from there it becomes an 8” line and continues by that Subdivision turning into a 2” line at some point. 6 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING MARCH 8, 2004 7:00 P.M. – 8:26 P.M. In response to a question posed by Commissioner Stroud, Mr. Jones stated that because of a ridge that runs through the property the sewer has gravity on both sides. He added that in order to get both sides to gravity, they would have to plan for that on the front end because once the sewer collection lines are established to the plant or to the pump station the grades on the sewer mains are set. Discussion ensued regarding methods to gravity the entire site, Mr. Jones related that the treatment unit could be replaced with a pump station and the flow could be pumped back up. Commissioner Stroud stated that this would allow a flow to Lot 120 and then the entire subdivision could be on Jacksonville sewer. Mr. Jones stated at that point when City sewer became available that could be done, but right now, the prospect is extremely far away and the costs for the developer to go this alone would be astronomical. He went on to say that in the future the subdivision could be tied on with slight modification to the system by replacing the treatment unit with a pump station and at that point run a small line from the pump to gravity through the other system into the manhole on Lot 52. In response to a question posed by Commissioner Stroud, Mr. Jones stated that the costs to the developer when sewer is available would be the pump station and the small force main. In response to a comment from Chairman Brannen, City Engineer Whisker clarified that Jackson Heights is the only City subdivision on septic tank. He added that cities do not build infrastructure for subdivisions, typically, it works in reverse. He explained that the Sewer Department is currently spending 1.8 million dollars for the West Interceptor line because of area subdivisions that were developed and installed various pump stations. He stated that typically the developer establishes the infrastructure for the City. He noted that if there is property in-between the developers can get together and build sewer lines and water lines. He stated that the developer is building on the very outside, but in 20 years when development does not happen in the area, then possibly the City may have to spend another 2 million dollars which would raise sewer rates. Commissioner Young questioned if sketch plat presentation is the point at which the Commission needs to decide what system will be utilized. Commissioner Stroud stated that, in this case, it would because it impacts the Air Base. Mr. Jones asked Mr. Gilliam if their phasing plan would be sufficient to handle the study period and if there are any concerns with the subdivision receiving approval of the general layout and not developing Phase III until the study is completed. 7 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING MARCH 8, 2004 7:00 P.M. – 8:26 P.M. Mr. Gilliam responded that the phasing plan is sufficient and that the Corps of Engineers has stated that the study would only take 60 days. He stated that if there is a problem there would be 1½ years to address the problem. He added that the main concern was moving the sewer plan to the west corner, which is satisfactory with the Air Base. In response to a comment from Commissioner Stroud, Mr. Jones stated that a common area could be a design consideration for Phase III. He mentioned other consideration regarding flood insurance and the 100- year flood plain. He added that the plans would be in more detail during the preliminary plat phase. He stated that the developer would ask for preliminary plat approval and then present the construction plans incrementally regarding each phase. In response to a question posed by Commissioner Young, City Engineer Whisker agreed that his main concern is the City sewer being tied into and it not becoming a cost factor for the City. In response to additional concerns voiced by City Engineer Whisker, Mr. Jones explained that the plan allows for a 25’ right-of-way on Hwy 107. City Engineer Whisker stated that his biggest concern is whether the Planning Commission will adhere to the Master Sewer Plan or allow the developer to dump effluent from their package treatment plant into the 107 bar ditches and then into the Bayou Meto. Mr. Jones clarified that the effluent would not go into the ditches, adding that the developer plans to run a pipe down to Bayou Meto and has already talked to the property owners regarding easements. In response to a question posed by Commissioner Traylor, Mr. Jones stated that maintenance on the sewer treatment plant would be the responsibility of the developer with licensed operators through ADEQ. He noted that ADEQ would conduct testing four times annually. He added that if ADEQ finds the plant non-compliant and it is not corrected immediately, the fine is $10,000.00 per day, which is a good incentive to keep the plant operating properly. He stated that the residents would pay a sewer bill to maintain and operate the system. In response to a question from Commissioner Stroud, City Engineer Whisker stated that he has a problem with the Master Sewer Plan being ignored. He added that it could go through the Air Force Base, he demonstrated on a map the flow of drainage. He stated that he believes planning ahead is what the Planning Commission is all about. Mr. Jones stated that the site could gravity sewer without going through the Base property, explaining that the sewer could run up through the south line of the Base and then connects to the pump station force main. 8 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING MARCH 8, 2004 7:00 P.M. – 8:26 P.M. City Engineer Whisker stated that plan would be even better. Commissioner Stroud noted that the plan would call for the sewer to be pumped to the high point in the subdivision. Mr. Jones responded that it is already being pumped to go into the system and then clarified saying that the City could bring the sewer up or whatever developer has the property could bring the sewer up to that point. He added that when the sewer gets to that point they could disconnect from the pump station force main going over the hill and tie into the manhole at Lot 59 with minimal cost. In response to a question posed by City Engineer Whisker, Mr. Jones stated that typically sewer rates are collected through the Water Department. He acknowledged that the Water Department would retain a fee for collecting. Commissioner Stroud clarified that the current discussion proposes not to take the sewer to Lot 120, but come from the high point and stay off the Base. Mr. Jones agreed saying that it could be accomplished easily, adding that they have already looked at the contours of that area and it could be done. Discussion ensued regarding sewer considerations for Jackson Heights. City Engineer Whisker voiced concern that the City would then become responsible for partially establishing sewer in Jackson Heights. Mr. Jones related that the developer would build all sewer improvements inside the subdivision and that it would be dedicated to the City Sewer Department once sewer is established to the subdivision. He noted that it would be developed and maintained at the developers expense until City sewer becomes available at no cost to the City. City Engineer Whisker voiced his support from a planning standpoint to sewer the subdivision according to the Master Sewer Plan. Mr. Heslep stated that if he has to develop such a lengthy sewer line outside his subdivision he would leave the property undeveloped. Discussion ensued regarding the responsibility of cost to develop the sewer line to General Samuels. Mr. Jones stated that he feels the property owners up to subdivision should pay their own part to develop the sewer line. He reiterated that his developer would put in all the infrastructure on his property and then developers down stream would build their part, once it all connects then you would have a viable system. 9 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING MARCH 8, 2004 7:00 P.M. – 8:26 P.M. City Engineer Whisker questioned the 60 lots on the other side. Mr. Jones related that they could easily be tied back into that system as well. In response to a comment from Commissioner Stroud, Mr. Jones stated that he has a more detailed plan that shows all the manholes and the construction that would be required to tie into the Pennpointe pump station. He added that it is estimated to cost over $290,000 of off- site dollars that the developer would not be able to receive any recuperation. He then added that all the property owners in-between would benefit without paying, which is not fair to his developer. Commissioner Stroud questioned City Engineer Whisker as to when the City plans to develop the Master Sewer Plan for that area. City Engineer Whisker stated that as development reaches from Pennpointe to this subdivision or when the farthest subdivision out needs to get all the way down to where sewer is available, which is the situation in this case. Discussion ensued regarding Jackson Heights as part of the future Master Plan and City Engineer Whisker related that Jackson Heights touches the Air Base at a corner and that a small 37-acre parcel is in the area of Lot 59, which is likely for development. Commissioner Stroud noted that as development occurs, the Planning Commission could ask the developer to develop the main line across his rear property and the sewer would have them ready to tie in at this corner. City Engineer Whisker reminded the Commission that the smaller developer could choose to tie onto the proposed system, which would be designed to handle an additional 230 lots. Discussion ensued if the Planning Commission could impose a restriction to that property owner and it was noted that the City does not want subdivisions with their own pump stations. Mr. Heslep stated that it is unfeasible to ask him as a developer to sewer 1.5 miles to benefit the City of Jacksonville and all property owners in between with no benefit to him. Mr. Jones demonstrated on a map regarding the Master City Sewer Plan, that City sewer extensions would be paid by developers but not all by this developer. He noted the property owned by Metropolitan Trust, saying that they develop their own property and do not sell their property. He then noted property owned by Rita Wells, saying that those developers would be responsible for sewer to their property. 10 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING MARCH 8, 2004 7:00 P.M. – 8:26 P.M. In response to a question regarding the order of development, Mr. Jones stated that each property owner would still have to build and take care of whatever to get sewer. He added that when all pieced together it would be one unit with no pump stations, without the City paying. Commissioner Young clarified with City Engineer Whisker that his preference is that the developer takes the sewer line all the way, to where sewer is currently available. Mr. Jones noted that the cost would be approximately $300,000.00, and that all other developers would benefit without his client being able to recoup any of the cost. He stated that such a requirement would essentially kill the entire project when it can all be taken care of through phases as everything is developed in that area. He then noted that the amount of lots that are developable in Jacksonville are currently limited. City Engineer Whisker acknowledged that lots are not developable because sewer is not available. Mr. Jones stated that if the developer owned all the property he would have to establish all the sewer, but he does not own the property. He added that the City of Sherwood extended an 18” sewer line 2.5 miles to pick up the Miller Crossing Subdivision realizing that it also picked up all the property in between as well. City Engineer Whisker reiterated that the City is spending 1.8 million to take out four pump stations in that area and to expand the City sewer. In response to a request for clarification, City Attorney Bamburg stated that the developer should get together with the other property owners and establish a common project at their own cost. He added that he is unaware if this developer has talked to any of the other property owners but that it would be a feasible circumstance. He stated that other than that, if the parties choose not to connect to the sewer, there is an ordinance in place that requires a property owner within 300 feet to connect, if not then a septic tank is the acceptable means. He added that in this circumstance you have to look at the developer as a property owner that instead of having one lot, has 239 lots and is choosing to develop his own “septic tank”. Commissioner Young stated that he believes it is unfeasible to ask the developer to develop that length of sewer line and that as long as his infrastructure can meet Code and tie into the future Master Sewer Plan, that is the direction to move in. 11 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING MARCH 8, 2004 7:00 P.M. – 8:26 P.M. Commissioner Young moved, seconded by Commissioner Stroud to approve the Sketch Plat of the Base Commons Addition, stipulating that the developer meet with the Wastewater Department and develop a plan that meets Code and also works with the City Engineer during the process including right-of-way issues for Hwy 107 and consideration for the Study being performed by the Corps of Engineers and establish a common area around Lots 120, 121, 132 and 133. In response to a question posed by Commissioner Stroud, Mr. Jones assured the Commission that the developer would meet with the Wastewater Department to assure that everything developed inside the property meets with Wastewater policy specifications, adding that in the future when the sewer is available for tie on, it would be done so at the expense of the developer. Commissioner Stroud then questioned if there was an understanding that the sewer would be pumped to Lot 59. Mr. Jones responded, in the future, yes. Commissioner Stroud noted that the Master Plan asks for a line to Lot 120 across the Air Base, adding that he could envision a savings if the sewer were to go up to Lot 59. Mr. Jones noted that the Master Sewer Plan stops 800’ sigh of Lot 120, adding that it would be better for the City if the sewer does not go onto the Base property. Commissioner Young encouraged a co-development situation with the other landowners. Mr. Jones noted that some of the property owners are holding their property with no plans for development and some are not willing to sell their property currently because they are hoping property values will go up in the area. At this time, MOTION CARRIED. BUILDING PERMIT(S): GENERAL: Comprehensive Development Plan City Engineer Whisker presented the Master Street Plan, noting one amendment regarding a large commercial parcel along North Hospital and James Street. He related that the proposed mixed-use ordinance is part of the Comprehensive Development Plan, adding that the last Plan was a 25-year plan due for update in 2003. He stated that the Plan is still similar with the exception of the proposed mixed-use of downtown that allows for residences and businesses to be in the same area with an overlay district from Elm Street to Sharp Street and approximately two blocks to either side of Main Street. He stated that the 12 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING MARCH 8, 2004 7:00 P.M. – 8:26 P.M. Ordinance would make these areas a conditional use request by review of the Planning Commission. He noted that as a conditional use, stipulations could be applied as necessary, citing parking as one of those considerations. In response to a question posed by City Engineer Whisker, City Attorney Bamburg clarified that of the two draft ordinances presented, one creates a mixed-use overlay district, and the second modifies those classification zones that would be affected by a mixed-use overlay district. He related that in order to have a full review and develop appropriately there would need to a public hearing held by either the Planning Commission or City Council. He added that following the public hearing, the final proposed ordinances would be presented to the City Council for action along with the Comprehensive Development Plan. He then noted that a legal description would be provided by City Engineer Whisker regarding the area for an overlay district, explaining that Section Two defines the purpose of the mixed-use overlay and Section Three addresses population and development density. He went on to explain that Section Four requires that any building or construction be completed according to the required provisions, guidelines, and directives of the International Building Code, Jacksonville Municipal Code and implements of the Planning Commission. He then related that Section Five list what is allowed in the overlay district, adding that one of the main issues he and City Engineer Whisker were seeking additional input regarding parking, which is important to not only the residents but the business owners as well as the patrons. He noted the importance of input from the public hearing from citizens affected by the provisions. He related that Section E provides for the possibility of additional provisions that the Planning Commission may want to develop that are permissible, prohibited or restricted. He added that Section Six is the Enforcement of Penalties, which is written similarly to the ones recently recommended to the City Council. He noted that the Ordinance would be enforced by Code Enforcement, and addressed through the Jacksonville District Court imposing a fine of no less than twenty- five ($25.00) and no more than five hundred ($500.00) for each day that it exist as a separate offense. He stated that the second proposed ordinance creates the provisions as a conditional use under zones R-0, R-1, R-2, R-3, R-4, C-1 and C-2 as those are the property zones that would be affected throughout the general description. Commissioner Stroud moved, seconded by Commissioner Traylor that a public hearing be set for the next regularly scheduled Planning Commission meeting of April 12, 2004 for adoption consideration of the mixed-use Ordinance and the Comprehensive Development Plan. 13 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING MARCH 8, 2004 7:00 P.M. – 8:26 P.M. Commissioner Young suggested that the Ordinance provide for the desired type of construction for the overlay district that would enhance the focus and promote the goal of mixed-use. Commissioner Stroud suggested that the provisions include types of businesses. Commissioner Young suggested that Commissioners go through the River Market to get a good feel for some of the areas that have retail with residential above. Commissioner Stroud related that business uses would dictate the amount of parking. Commissioner Young related that the general rule of thumb used for condominiums is 1.5 cars per unit. Commissioner Young pointed out that surveyed respondents were in favor of pocket parks in new developments if an existing park is not within a half-mile walking distance. He added that he believes pocket parks would be a great tool when looking at large scale developments, making sure the developer meets with the Parks Department to review if a pocket park would be a consideration desired by Parks and Recreation. He mentioned the density of large-scale developments and the need for playgrounds to promote the quality of life, adding that it could also be used as a detention area. He then introduced the consideration for rezoning West Main, pointing out that currently from Hwy 67 west to Redmond Road the property is zoned Industrial. City Engineer Whisker clarified that the Industrial zoning is approximately from the Lomanco property to the other size of Redmond almost to Shady Lane. Commissioner Young related that there are a couple of industrial developments in the area and while the Commission encourages industrial developments in Jacksonville, Main Street is really a retail strip. He pointed out that there is probably more commercial business than industrial on that end of West Main and a rezoning would encourage commercial business along West Main Street. Thirdly, Commissioner Young presented the concept of scenic corridors, explaining that Little Rock Chennal Valley was established as a scenic corridor, keeping signs and landscaping consistent by establishing certain scenic criteria. He suggested that this an option that the Planning Commission may want to consider if there are any streets or boulevards in Jacksonville seen as potential scenic corridors. He suggested West Main towards Pennpointe, pointing out that when 14 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING MARCH 8, 2004 7:00 P.M. – 8:26 P.M. West Main is redesigned to straighten out the curve at Bushwood it could become a boulevard featuring landscaping in the middle with lanes to either side. He noted that discussion could be presented at the public hearing. At this time, MOTION CARRIED. ANNOUNCEMENT: ADJOURNMENT: Chairman Brannen without objection, adjourned the meeting at approximately 8:26 p.m. Respectfully, ____________________________ Susan L. Davitt Planning Commission Secretary 15