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05 AUG 08.doc CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING AUGUST 8, 2005 7:00 P.M. – 7:55 P.M. OPENING REMARKS: The Planning Commission of the City of Jacksonville, Arkansas met in Regular Session on August 8, 2005. Chairman Stroud led a standing audience in the “Pledge of Allegiance” to the flag and delivered the invocation. ROLL CALL: Commissioners Bart Gray Jr., Emma Knight, Glen Keaton, Kevin McCleary, Mike Traylor, John Herbold, and Tom Evans answered ROLL CALL. Chairman Stroud also answered ROLL CALL and declared a quorum. PRESENT (8), ABSENT (1). Commissioner Dollar was absent. Others present for the meeting were City Engineer Whisker, Tommy Bond, David Jones, Larry Dupree, and press. APPROVAL AND/OR CORRECTION OF MINUTES: Commissioner Keaton moved, seconded by Commissioner Herbold that the minutes of the 11 July 2005 Regular Planning Commission meeting be approved as presented. MOTION CARRIED. PUBLIC HEARING(S): REQUEST TO APPROVE PLATS: a. SKETCH PLAT Valley Ridge Estates Mr. Basil Shoptaw of Thomas Engineering stated that the development is off Hatcher Road outside the City limits. He noted that there would be individual septic systems for the 1- acre tracts with rural County roads. He stated that the developer is requesting a waiver from City improvements to the County roads on Hatcher Road. City Engineer Whisker noted the increase of developments on Hatcher Road and Bobbitt Lane, saying that Commissioner Dollar had expressed interest regarding sidewalk development for the area. He related that County Planner Ashley Pope is present for questions. He then stated that he believes the County will request 60’ of right-of-way on Hatcher Road and that sidewalks would be the biggest issue, along with the design of the culvert. He pointed out that the development is within the AICUZ zone, which is why the lots are 1-acre in size. County Planner Ashley Pope reiterated that the County is requesting 60’ of right-of-way on Hatcher Road and Mr. Shoptaw concurred that an additional 10’ of right-of-way would be agreeable. 1 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING AUGUST 8, 2005 7:00 P.M. – 7:55 P.M. Commissioner Knight moved, seconded by Commissioner Keaton to approve the Sketch plat of Valley Ridge Estates stipulating 60’ of right-of-way as required by the County Planning Board. MOTION CARRIED. b. PRELIMINARY PLAT J.L. Sanders Haven Subdivision Scott Foster of Arkansas Surveying and Consulting stated that the property is an 8 lot subdivision located adjacent to Curtis Lane and Kelso Road. City Engineer Whisker noted that the right-of-way for Curtis Lane should be extended to follow the road or the road should be constructed back onto the proposed right-of-way. He then related his understanding that the County is requesting that Curtis Lane be developed as a private road since the road will not be developed to County standards, having only a 20’ right-of-way. He stated that the easement to the east of Kelso Road would be the same type of road leading to the west side of lot 8, not extending all the way back to Kelso Road or to obtain right-of- way to Kelso Road from lot 8, which might be an easier way to provide access to lot 8. County Planner Ashley Pope stated that there are issues that need to be addressed prior to the subdivision being approved by the County. She related that most of the issues involve notations that need to be placed on the plat, adding that right-of-way issues for Kelso Road would need to be discussed. She stated that the County plan calls for 60’ of right-of-way along Kelso Road. She requested that the plat be deferred until such issues are resolved. Mr. Foster stated that the developer would be agreeable to additional dedication for right-of-way on Kelso Road. Mrs. Pope noted that the plat would need a signature line for Pulaski County, a designation for source of title, certificate of owner, along with other housekeeping items. Mr. Foster stated that the he would be amenable to address those issues, assuring the Planning Commission it would not be a problem. In response to a question posed by Commissioner Gray, Mr. Chris McGhee of Independent Properties stated that the 911 emergency roads can be maintained in the same fashion as a driveway. He questioned, as such, would it not be maintained by the County. 2 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING AUGUST 8, 2005 7:00 P.M. – 7:55 P.M. County Planner Ashley Pope requested that as part of the plat approval, the County is requesting that the developer create a property owners’ association in order to address maintenance of the private road. In response to a question posed by Commissioner Traylor, it was noted that the private road would affect lots 1-5 and lots 7-8. Mr. Foster related that Pulaski County is attempting to negotiate a right-of-way or easement off Gibson Road for lot 8; adding that there is a question as to whether Gibson Road is a 50’ or 60’ right-of-way. He stated that if the access proves to be wider, lot 8 could have access off Gibson Road. He stated that the developer could incorporate a property owners’ association to handle the maintenance of the road. Commissioner Knight stated that she would prefer the remaining issues be addressed prior to approval from the Planning Commission in order to prevent the approval from being laden with numerous stipulations. Commissioner Knight moved, seconded by Commissioner McCleary to extend the plat for one month. MOTION CARRIED. c. FINAL PLAT Base Meadows Addition PH 1-A Mr. David Jones of Marlar Engineering stated that the streets have been asphalted and all utilities are in place, adding that the development has received approval from the Water and Sewer Commissions subject to a few items that would be settled prior to approval from the City Council. He stated that both Water and Sewer have consented to approval if the plat is held from being presented to the City Council until all items have been settled. City Engineer Whisker agreed to aforementioned stipulations, specifically meeting the Water and Sewer approval, agreements being signed between the City and the Improvement District and a bond for the sidewalks. Commissioner Knight moved, seconded by Commissioner Gray to accept the Final Plat of the Base Meadows Subdivision PH I-A, stipulating that the plat not be forwarded to the City Council prior to aforementioned items being resolved. MOTION CARRIED. d. SKETCH PLAT Oak Ridge Annex Mr. Tommy Bond presented a revised sketch plat, explaining that one lot has been dropped from the overall development scheme, now featuring 5 lots. He stated that lots are the same size as the 3 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING AUGUST 8, 2005 7:00 P.M. – 7:55 P.M. development being substantially deeper than most of the other lots. He stated that the lot size ranges from .6 to .8, which is approximately the standard lot development range. City Engineer Whisker stated that the reduction in lots is closer to the 3 or 4 lots he had suggested at the previous meeting, but added that the lots do not seem to be equivalent in size. He pointed out that there are five-acre lots around the perimeter of the one five-acre lot being subdivided. Commissioner Herbold expressed concerns regarding the five-acre tract being subdivided, adding that he has spoken with several area residents who have voiced the same concerns. He noted that when the first residents purchased their lots, the property was divided into five-acre lots. He stated that the residents would like to see the lot remain a five-acre lot to keep the frontage road to the original design concept. Mrs. Ruby Hodoak of 402 East Maddox explained that when they originally purchased their property the intent was for all the lots to be developed as five-acre lots. She noted that the back portion of the property was approved for one-acre lots, adding that the front lots are known as the Hamlin Estates, which is more indicative of five-acre lots. She explained that her main purpose in purchasing the property was to have a larger, more open space and does not feel comfortable with the concept of an additional subdivision being placed on a one five-acre tract behind her house. She added that in speaking with her neighbors, everyone feels the same. In response to a question regarding easements, City Engineer Whisker clarified that the easement is for transportation purposes. In response to a question from Commissioner Gray regarding the status of the five-acre tact being a metes and bounds or part of a previously platted rural subdivision including a bill of assurance, Mr. Bond stated that he did not believe the plat was ever recorded as a subdivision plat, adding that he does not believe there is a bill of assurance for the five original five- acre tracts. It was noted that there was an original bill of assurance for the tracts. 4 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING AUGUST 8, 2005 7:00 P.M. – 7:55 P.M. Commissioner Knight stated that the development is not unified with the original plan, offering no conformity or unity to the existing neighborhood, which is part of the goals of the Planning Commission. Chairman Stroud concurred with Commissioner Knight and City Engineer Whisker, saying that the proposed location would be the wrong place to have smaller lots in contrast to the large lots facing Maddox Road. He noted that the neighbors are distressed that the plan started as a five-acre lot being subdivided into much smaller lots. Commissioner Herbold moved, seconded by Commissioner Knight to deny the Sketch Plat of the Oak Ridge Annex Subdivision. MOTION CARRIED. e. SKETCH PLAT Metropolitan Development REVISED as StoneRidge Development Mr. Tommy Bond related that the developer is proposing to offer three local parks inside the development, noting that there is a park in every quadrant of the development. He stated that the local parks are joined to the roadways with access walks. He stated that City Engineer Whisker would speak to additional access walks, which the developer is not opposed to developing. City Engineer Whisker suggested that with long blocks in the development his suggestion would be to have some walks in the mid-block area to achieve access. He stated that it would be a 10’ easement, 5’ on either side of the lot line with a sidewalk through the middle. Mr. Bond stated that the developer would be agreeable to that proposal. He then offered that there is approximately 30 acres of park being dedicated in the development, which amounts to approximately 20% of the total land area being dedicated to public parks. He stated that the plan is being presented to the Parks and Recreation Department tomorrow night at their meeting. Chairman Stroud pointed out that the development abuts Pennpointe Subdivision, which is an upscale development with extra wide lots, questioning if the developer would consider making the adjoining lots slightly larger to provide housing more conducive to the abutting subdivision. 5 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING AUGUST 8, 2005 7:00 P.M. – 7:55 P.M. Mr. Bond stated that the developer is concerned about the marketability of larger lots, adding that the developer would consider the proposal based on the beginning sale of lots and has reserved an area adjacent to Tara Mount for larger lots. In response to a question from Chairman Stroud, Mr. Bond stated that the beginning phase has to start where the utilities are available. He then noted that larger lots are available in the Forest Oaks and Lost Creek Subdivisions. Commissioner Knight pointed out that lots in the first phase of Base Meadows sold immediately, adding that Base Meadows abuts Jackson Heights Subdivision where there are 1 to 2 acre lots featuring up to 4,000 square foot homes. She stated that she does not feel that the Base Meadows Subdivision will adversely affect the property values of the Jackson Heights Subdivision. Mr. Bond stated that the developer is interested in meeting the demand for lots, large or small. In response to a question posed by Commissioner Evans, Mr. Bond stated that it is the developer’s intent that the parks be maintained by the City, adding that the proposal was discussed with Mayor Swaim who concurred. He stated that they would be considered City parks for public use. Commissioner Keaton moved, seconded by Commissioner Knight to approve the Sketch Plat for StoneRidge Development, stipulating that 10’ walkways (mid-block) are constructed for park access. MOTION CARRIED. DEVIATION IN AGENDA: PRELIMINARY PLAT Jacksonville Commerce Subdivision for City of Jacksonville Commissioner Evans moved, seconded by Commissioner Knight to add the Preliminary Plat of the Jacksonville Commerce Subdivision to the Planning Commission agenda. MOTION CARRIED. City Engineer Whisker noted the recently platted CMC Subdivision on the south side of Swift Drive extension, which has a driveway onto the property and a waterline with a sewer manhole to provide for a pump station. He related that the property consists of 8 acres, adding that the City plans to continue Swift Drive and T the road back to General Samuels and south to a building that is on the property to the rear of the Jacksonville Recycling plant. 6 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING AUGUST 8, 2005 7:00 P.M. – 7:55 P.M. He explained that water and sewer would be provided to all the properties. He noted that the land would not be final platted until it is sold. He stated that the City would make available lots along the road that leads to General Samuels. He stated that the subdivision would be ready for industry regarding roads, water, and sewer. Mr. Bond noted that the unnamed street would be a 36’ street and Swift Drive would be the extension of a 27’ street that already exists. City Engineer Whisker noted that sidewalks would be located within the subdivision. Commissioner Knight moved, seconded by Commissioner Evans to approve the Preliminary Plat of the Jacksonville Commerce Subdivision as presented. MOTION CARRIED. BUILDING PERMIT(S): 212 West Valentine Road Mr. Jerry Jones requested approval for a single-family home at 212 Valentine Road. City Engineer Whisker noted that the property was originally a part of a 10-acre strip, adding that the property is a metes and bounds of 2 acres located to the west of Mayfair and north of West Valentine, directly across from the CloverRidge North Subdivision. In response to a question posed by Commissioner Gray, Mr. Jones stated that he purchased the property approximately two years earlier from Judy Beale. Discussion then ensued regarding the division of the property and City Engineer Whisker clarified that at some time the property was divided into three separate parcels but added, that to his knowledge, the property was not subdivided through the Planning Commission. Commissioner Gray noted as a point of information that metes and bounds property less than 5-acre should be platted to prevent further division without authority of the Planning Commission. He requested that the property be properly named and platted as a subdivision. 7 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING AUGUST 8, 2005 7:00 P.M. – 7:55 P.M. Commissioner Gray moved, seconded by Commissioner McCleary to approve the metes and bounds request for a building permit, stipulating that the property be properly named and platted as a one-lot subdivision before a certificate of occupancy is issued. MOTION CARRIED. GENERAL: DISCUSSION Modular Apartments City Engineer Whisker stated that he has received a request from a builder in the City to build modular apartments, adding that the present Jacksonville Municipal Code does not address requirements for this type of construction. He stated that in order to accommodate the development of modular apartments an ordinance would need to be adopted regulating said development. He recommended that if adopted, he would suggest that it be regulated as a conditional use under the zoning of apartments, offering the Planning Commission the opportunity to approve each request. He clarified that modular construction consists of all the walls being built off-site and placed on the construction site by a crane. He noted that the sections including floors are painted and carpeted off-site. He stated that the electricity is already installed in the walls, adding that construction of a unit could be completed in as little time as two to three days. In response to a question from Chairman Stroud, City Engineer Whisker stated that he has been informed that there are several modular homes in Jacksonville, adding that while he has not viewed the homes personally, he has been told that you cannot distinguish them from site-built homes. City Engineer Whisker related that the developer is proposing to do a test site on either Stanphill or Valentine Road. Commissioner Knight noted that this type of construction is not new to other areas of the Country, adding that while it would be new to this area there is definitely a niche for this type of development. She related that modular development is not provided in the spectrum of what Jacksonville offers in housing, adding that she would be in favor of adding modular to the Code. In response to a question from Commissioner Evans, City Engineer Whisker stated that he is unaware of any surrounding communities that might have this type of construction. He recalled that Memphis was the demonstration ground for this particular modular apartment. He then related that the construction consists of a two-story four-plex. 8 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING AUGUST 8, 2005 7:00 P.M. – 7:55 P.M. Commissioner Knight noted that Dallas, Texas has “acres and acres” of this type of apartment development featuring various sizes. It was the consensus of the Planning Commission that City Engineer Whisker would research this type of development and bring back information regarding zoning in other cities where this development is regulated at the next regularly scheduled Planning Commission meeting. ADJOURNMENT: Chairman Stroud without objection adjourned the meeting at approximately 7:55 p.m. Respectfully submitted, _________________________ Susan L. Davitt 9