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07 APR 09.doc CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING APRIL 9, 2007 7:00 P.M. - 8:16 P.M. OPENING REMARKS: The Planning Commission of the City of Jacksonville, Arkansas met in Regular Session on April 9, 2007. Chairman Traylor opened the meeting at approximately 7:00 p.m. expressing appreciation to those in attendance. ROLL CALL: Commissioners Art Brannen, Bart Gray Jr., Chad Young, John Herbold, Tom Evans, and Alderman Howard answered ROLL CALL. Chairman Traylor also answered ROLL CALL and declared a quorum. Commissioners Knight and Stroud were absent. PRESENT (7), ABSENT (2). Others present for the meeting were Representing Engineer for the City Jay Whisker, Tommy Bond, Mrs. Dana Nixon, petitioners, and press. APPROVAL AND/OR CORRECTION OF MINUTES: Commissioner Howard moved, seconded by Commissioner Young that the minutes of 12 March 2007 Regular Planning Commission meeting be approved as presented. MOTION CARRIED. PUBLIC HEARING(S): REQUEST TO APPROVE PLATS: a. PRELIMINARY PLAT Porter’s North First Street Subdivision Mr. Bond stated that detailed plans have been forwarded to Representing Engineer Whisker, adding that he does not believe there to be any outstanding issues. Representing Engineer Whisker shared a comment from the Water Department requesting detailed plans for water meter sets because they are in the same area as the shared driveways. Mr. Bond offered that those details would be included in the plans forwarded, explaining that the water meter sets would be in the area between the driveways. He then explained that the driveways were set back 5’ from the property lines on the common drives, noting that there is a 10’ grass strip between every other lot and the water meters would be placed in that 10’ strip. Representing Engineer Whisker stated that there is a 40’ right- of-way shown, which includes the sidewalk that would continue on that side. He then noted that water and sewer are already available and the developer will construct storm drainage, curb and gutter. He then explained that previously the Planning 1 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING APRIL 9, 2007 7:00 P.M. - 8:16 P.M. Commission had requested half-street improvements but two manholes were directly in the way, so the curb has been pushed to the road side of the manholes. He related that the Wastewater Department had requested that the manholes not be in the street. In response to a question posed by Commissioner Young, Mr. Bond related that the plans do reflect that request. He then explained that the request was to keep the manholes out from under the future street because of maintenance issues. Chairman Traylor noted that the bill of assurance was provided at the beginning of the meeting. Mr. Bond stated that the bill of assurance calls for a minimum of 1600 square feet with masonry on three sides of the homes. He then answered that the utilities would be underground, noting an overhead power line running down the front of the property at the street. Commissioner Evans questioned if the bill of assurance should address the issue of driveway turnarounds. Mr. Bond noted that the detailed plans do show the curb cuts and the 20’ radius at the street. He then related that Representing Engineer Whisker had expressed some concern for the width of the driveways, explaining that two 16’ driveways 10’ apart is 32’ with 42’ going out to the street and then with the radius there is 82’ where you would turn in to go to a driveway. It was noted that this area of street is a City street not a State Hwy. Chairman Traylor requested that the bill of assurance reflect the requirement of turnaround driveways. Mr. Bond agreed, noting that the Planning Commission would have another opportunity to see the bill of assurance at the final plat presentation. Representing Engineer Whisker offered that Wastewater Utility’s concern was to make sure that the storm drainpipe was able to be above the wastewater pipe, adding that his understanding is that the wastewater pipe is 10’ deep. Mr. Bond added that the wastewater pipe is 1’ to 2’ under the storm drain pipe, pointing out that there is a note on the plans stating that all the service bores are suppose to be made before the storm sewer is put in to avoid any conflict. 2 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING APRIL 9, 2007 7:00 P.M. - 8:16 P.M. Representing Engineer Whisker reiterated that the Water Department has requested detailed water plans for inside the driveways. He added that it should not be a problem but needs to be drawn into the plan to make the contractor aware of the grass area between the two driveways. Commissioner Young moved, seconded by Commissioner Brannen to approve the Preliminary Plat for Porter’s North First Street Subdivision, contingent upon approval from the Water Department and to amend the bill of assurance to include verbiage regarding detailed driveway construction. MOTION CARRIED. b. FINAL PLAT and COMMERCIAL PLOT PLAN PLAT Kawasaki Store Jacksonville Mr. Bond stated that he believes all issues have been resolved, noting that plans have bounced between Pulaski County and the City. He noted that the Jacksonville Planning Commission deferred action last month because of questions regarding the street, to which he provided plans that eliminated the street regarding the future development of the property. He then reviewed that the last time the plan went before the Pulaski County Planning Commission they lacked a quorum last month and were unable to take any action. He stated that Mr. Sherman Smith was at that meeting and indicated that he did not feel there would be any problems. Representing Engineer Whisker recalled that the original Marple Subdivision was proposed with a 700’ culdesac, so the City asked the developer to reconfigure the street through. He stated that the current plan shows six lots, explaining that with normal commercial development the septic system should be able to handle all six lots. He went on to say that the developer has returned with a preliminary plat without the road, adding that there is water on both sides of the subdivision. Mr. Bond noted that there is a 16” waterline on John Harden and a 6” waterline on North First Street. Representing Engineer Whisker offered that there is ample water available to the area. Mr. Bond continued that the sewer would be handled with an easement area, explaining that it was designed by Mr. Wayne Richardson, and was taken through the State as a design to 3 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING APRIL 9, 2007 7:00 P.M. - 8:16 P.M. serve all six lots. He added that as each individual lot is developed they would install their absorption field in the easement area located in the middle of the development. Representing Engineer Whisker noted that the Water Department had requested a fire hydrant at Lot 1 on the John Harden side, adding that he believes the fire hydrant has been installed. He then noted that tract 1 in the northeast corner is the “Cupids” store. He then related that last month the County requested a commercial plot plan plat of tract 2. Mr. Bond noted that in order to start a building, the County requires a preliminary plot plan plat that shows all the improvements. He stated that this would be equivalent to a site plan to the Jacksonville Planning Commission. He added that when it is finished a plat of the property is filed, explaining that there has to be City preliminary approval before going forward to the County. Representing Engineer Whisker stated that there is no problem as far as a preliminary plat but that as far as final plat regarding strictly tract 2 they only need a water meter in place. He then explained that in order to place a water meter you have to have a proper address and in order to have an address you have to have a final plat. He clarified that if it is simply about tract 2 being a final plat, as long as tract 2 is drawn as a final plat, he does not have a problem with the final platting of tract 2 with the condition that within so many days a water meter is in place. Mr. Bond then offered that the County issues the addresses outside the City, so it takes all of this before you can get the address for the water meter. Representing Engineer Whisker added that the County will not address the property without it being a platted piece of ground. He offered that if the Commission approves the six-lot preliminary plat then the other approval necessary is final plat approval of strictly tract 2 that has all improvements with exception of the address, which is actually just the water meter. Representing Engineer Whisker then answered that the Kawasaki Store is proposing to develop on tract 2. Discussion ensued regarding preliminary or final plat submission and it was clarified by City Attorney Bamburg that this submission would be the preliminary plat on tract 2. 4 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING APRIL 9, 2007 7:00 P.M. - 8:16 P.M. Representing Engineer Whisker clarified that tract 1 from the original plat has already been seen by the Planning Commission and sold. He went on to say that tract 1 is not a part of the necessary approvals requested in the second version. He added that in this version of the plat they are also requesting the final plat approval for tract 2. Mr. Bond then stated that preliminary plat approval for tract 2 would be acceptable because it would allow them to get the needed address for the water meter. In response to a question from Commissioner Young, Mr. Bond stated that the septic easement would apply to tract 2 as well as the other five remaining lots. He then answered that access would be gained through pumps and cross easements. To clarify general questions from the Commission, Representing Engineer Whisker stated that the preliminary plat of Marple Subdivision was approved approximately 2 or 3 years ago, stipulating that the proposed road be carried through from John Harden to North First. He then related that tract 1, final plat was approved with utilities approximately 1 year ago because it did not interfere with the road. He then stated that tract 2 was headed for the same process however, that was where the originally proposed road had been and that is why the Planning Commission is seeing the preliminary plat again as revised. Mr. Bond noted that the number of lots have been reduced from what had originally been requested because there was not enough septic tank area to service that many lots. Discussion ensued and it was noted that property in the County does not carry a zoning, but does have a 10’ side yard setback plus 1’ for every 10’ of frontage up to 8’. Mr. Bond then added that the developer has requested a waiver, explaining that the County seems inclined to grant that request since the adjoining property is commercial. In response to a question posed by Commissioner Young, Mr. Bond answered that the County does not have a landscaping ordinance. City Attorney Bamburg clarified that the Planning Commission could make landscaping issues a requirement of the request, noting that it is still within the planning jurisdiction of the City. 5 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING APRIL 9, 2007 7:00 P.M. - 8:16 P.M. Commissioner Young noted his inclination would be to apply the landscaping ordinance unless it interferes with what had been previously approved. Mr. Bond stated that “Cupids” has some green areas but did not think they had any shrubs. Commissioner Gray stated that from a practical standpoint he does not see where the landscaping ordinance as a requirement on the front end of the development would be oppressive considering the vast area. He went on to say that the assumption is that this will be the view for traffic traveling between Jacksonville and Cabot. In response to a question posed by Commissioner Gray, Representing Engineer Whisker stated that roughly the landscaping ordinance requires a 6’ buffer strip around the perimeter as well as a 4’ building landscape on every side facing the parking lot and 6% interior for everything over 15 spaces. Discussion ensued that the Planning Commission has purview of any landscaping issues during submittal of the site plan. Commissioner Gray stated that when the site plan is developed it needs to include landscaping ordinance requirements. Representing Engineer Whisker stated that typically the Planning Commission has not looked at commercial site plans for the County. He continued that the Planning Commission has only had purview to the sketch, preliminary, and final plats. He added that the buildings are constructed to County standards. Mr. Bond offered that the County does not have building permits. Representing Engineer Whisker noted that if landscaping is applied that would mean additional enforcement. City Attorney Bamburg clarified that the landscaping ordinance could still be applicable if that is the direction of the Planning Commission. Mr. Bond stated that it would be a hardship for the developer to return with landscaping plans of the magnitude discussed. He then answered that the hardship would be to find the space, 6 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING APRIL 9, 2007 7:00 P.M. - 8:16 P.M. adding that the two islands could be landscaped. He stated that it would be difficult to provide landscaping for 6’ around the perimeter. He further explained that it would be difficult because the developer has a plan set and a contractor lined up and has already agreed on a price. He added that the County told the contractor that everything on the plan was fine. Commissioner Young stated that he did not feel that narrowing the drive and sliding the sidewalk forward would be that big of a hardship. He noted that there is a large sea of asphalt around the property and there is no green space except at the south end of the building. Mr. Bond stated that the development started according to County standards, expressing that this is an issue that has never come up before. In response to a question posed by Commissioner Young, Representing Engineer Whisker noted that the property is 1,000’ north of Coffelt and the City limit is ½ mile south of Coffelt. He then stated that with waterline extensions, the property could possibly annex to the north. Mr. Bond pointed out that the State owns approximately 60 acres between the Dick Jones property and Bayou II, and part of Holland Bottoms Wild Life Management area, adding that most of the area is flood plain. Representing Engineer Whisker related that to answer the question of when the property might be annexed, he feels it would be very slow in annexing itself into the City. Commissioner Gray stated that he would not want to push the landscaping ordinance fully, but he would like the property to have a decent appearance from the Hwy. He added that he would encourage Mr. Tackett to provide more green areas where it could be easily accomplished at this stage. Commissioner Young noted that there is a clause in the landscaping ordinance that allows the City Engineer discretion regarding landscaping and to emphasize what is important. Commissioner Herbold stated that while he supports the landscaping ordinance he has concerns, saying that he visited the site and it appears that they are ready to pour the foundation. He noted he would be more inclined to ask the developer to 7 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING APRIL 9, 2007 7:00 P.M. - 8:16 P.M. provide what landscaping he could at this point. He agreed to the City Engineer having the discretion to accomplish that goal. Mr. Bond stated that he was not aware of the foundation being ready to be poured. He went on to say that he has cautioned the developer on a regular basis about getting approvals before the contractor gets ahead of those approvals. Commissioner Young stated that with the footing dug, he would recommend that the developer take a serious look at the interior- parking layout to find islands for green areas. Mr. Bond stated that there are two islands and he feels they can create another one. Representing Engineer Whisker offered that on the north side there might be room to create some green space. Mr. Bond agreed that he could probably get 5’ of green space on the north side. Discussion ensued as to the extent of approval being for tract 2 alone or also to include the entire subdivision. Commissioner Young moved, seconded by Commissioner Herbold to approve the preliminary commercial plot plat for Kawasaki Store Jacksonville tract 2, contingent upon Representing Engineer Whisker approval for complying with the landscape ordinance. MOTION CARRIED. c. SKETCH PLAT Nixon Loop Road properties Mr. Bond related that the property is in the County and the County has jurisdiction. He related that he has met with the Sewer Commission to discuss the options for providing sewer to these developments. He added that there is another 40 acres approximately that is also owned by the Nixons, which will probably become a factor eventually. He related that the Wastewater Utility has a plan for serving these areas, adding that they are working with the Sewer Commission to prevent what happened in west Jacksonville in that there were developments where pump stations were built to serve each individual development and ultimately the City came back and spent approximately 1.6 million dollars to get rid of those pump stations. He stated that it has been proposed that rather than 8 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING APRIL 9, 2007 7:00 P.M. - 8:16 P.M. spend money on pump stations, that resources be pooled to build the interceptor line and not build pump stations. He related that west Jacksonville was developed in the 70’s and the City did not extend the interceptor out there until 2003. He stated that the Graham Settlement has been well received and it is believed that this development will be like Graham Settlement. He continued that there seems to be a real demand in the market for that type of development. He related that they are proposing to develop the area north of Military Road as Phase I. He stated that Glenn and Mill Streets dead end into the development. He then explained that Glenn Street is east of the gas line after passing Murrell Taylor Elementary School and both streets are in the County. He related that the developer is in the process of immediately annexing the property into the City. He added that they are trying to develop a sidewalk access from the development to Murrell Taylor. Discussion ensued regarding annexation possibilities of area properties. In response to a question posed by Commissioner Young, Mr. Bond related that the dead end street stubbed out in the vicinity of lots 26 and 128 may be pertinent to the development of a parcel adjacent to Murrell Taylor. In response to a question posed by Chairman Traylor, it was clarified that outside using Glenn or Mill Road there is no access to the proposed area directly behind First Electric without going through First Electric’s property. Discussion ensued regarding Ann Street that lines up with Neely directly across Loop Road. Representing Engineer Whisker pointed out that once you make the hard left turn at the end of Ann Street it becomes Robins Road with two large homes on approximately 17 acre tracts. Mr. Bond noted that Robins Road then lets out onto Graham Road. He then answered that the first phase would consist of approximately 70 to 100 lots in the northern portion of the development, depending on how the sewer is worked out. He continued that the sewer would follow the drain line. He noted that in talking with some of the other property owners in the area they have indicated that they would be willing to be a part of a sewer improvement district. 9 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING APRIL 9, 2007 7:00 P.M. - 8:16 P.M. Commissioner Gray noted that there is one entrance off Loop Road to service a large number of homes, questioning the feasibility of a second entrance further to the north. Representing Engineer Whisker pointed out his concerns for the subdivision having a road that dead ends into a fence to the rear of the subdivision. He stated that firstly, he would either request a change for Mill Road by making a culdesac at the end, or have it turn into the property to the east, which would be between lots 2 and 3 in the southeast corner. He clarified saying that Mill Road needs to connect in some fashion. Second, he noted that the Jacksonville Municipal Code allows a block to be 1,320’ (1/4 mile), adding that he believes that is too long and it is time to reconsider the length of a block. Third, he stated that the intersection at Ann Street is too close to where Robins and Ann Streets turn, adding that he believes the intersection should be towards the middle of Ann Street or at least have two intersections. Fourth, that Glenn Road should enter to the north, noting that the Master Street Plan actually calls for Mill Road to make a connection from Military all the way to Graham Road. He stated that Mill and Glenn Roads are close in proximity, and it does not matter to him which one connects and heads to the north. He then noted that Glenn is a more improved street than Mill Road. Fifth, the developer will need First Electric access in order to be recorded as proposed. Sixth, the entrance off Loop Road in the northwest subdivision area needs to be redesigned to line up directly across from Craft Street at lot 149. Seventh, the number of entrances should be taken into consideration regarding the number of lots being served. He added that he does not believe two entrances for this subdivision are enough. He then noted that the two entrances on the north corner subdivision are in violation of setbacks and street jogs. Commissioner Young questioned space available for pocket parks. Mr. Bond related that some space near the pipeline could be provided, which would have access from Glenn Road. He then added that in the past forty years he has seen phases of parks and no parks for developments, explaining that the Parks & Recreation Department at one time had stated that they did not want small- scattered parks because they did not want to maintain or equip the parks. He then noted a dedicated park in Foxwood that has never been used. He answered that parks are not necessarily the responsibility of a property owners association. 10 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING APRIL 9, 2007 7:00 P.M. - 8:16 P.M. Representing Engineer Whisker related that Stonewall is a good example of a property owners association maintaining their areas, pointing out that other associations that did not stay together have had to turn the property over to the City for care and maintenance. Mr. Bond offered that as starter homes, his guess would be that the buyers would be challenged to spend much on a property owners association. Representing Engineer Whisker recapped sewer issues, saying that the area roughly from Graham to Military and Loop Road to the County line can be serviced by one large pump station according to the Master Sewer Plan. He clarified that the northwest corner can be serviced by gravity into the existing pump station that was recently upgraded. He went on to say that 75% of the remaining land would flow to the north into the existing pump station, which is designed to handle that flow. It was clarified that phase I is the northwest corner that has gravity sewer. Mr. Bond related the possibility of building two pump stations that would serve the end of the line, which is an option that is available if they build pump stations instead of the gravity sewer system. He stated that some of the lots can gravity into the existing manhole that runs north instead of going back into the pump station on Loop Road. Representing Engineer Whisker cautioned that at the sketch plat stage of presentation is the appropriate time to request any modifications or changes to the plat. Commissioner Young asked if the developer would consider designing some curvature and linear streets utilizing the same number of lots, adding possibly some green areas in the curvatures to create some interest and provide some relief to the enormously long streets. Mr. Bond stated that lot yield is most efficient when it is rectangular, which is how you get a starter home on the market for the lowest price. Commissioner Evans related that it would also attract buyers to a development by having an attractive drive in and out with 11 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING APRIL 9, 2007 7:00 P.M. - 8:16 P.M. accessibility. He stated that he does not believe that a development of this size could adequately be served by the proposed number of entrances. Mr. Bond stated that he feels additional accesses as well as additional outlets for future connections can be designed. He conceded the sacrifice of some lots in order to accomplish a change in design. Commissioner Herbold commended the proposal for a sidewalk access to the school. Mr. Bond stated that he did not feel there would be a problem getting permission from First Electric for an access. He related that the access would lead from lot 128, offering that it would be appealing for young couples with small children. Representing Engineer Whisker noted an existing sidewalk leading in from Loop Road through the property that is between Murrell Taylor and Loop Road. Mr. Bond offered that the subdivision is set up with lots that are the same as Graham Settlement, which is 65’ lots, 120’ deep and 90’ on corners. Representing Engineer Whisker stated that he would encourage any motion to include that the proposed streets line up with existing streets with a reasonable number of entrances. Commissioner Young added the stipulation of pocket parks. Chairman Traylor noted the numerous stipulations, questioning if the plat should return before a motion is granted. Commissioner Gray related that this is an area of town with recent development, expressing his excitement at having a landowner who is willing to start a development phase. He added that this is an opportunity to lineup streets and change the sketch based on verbalization regarding the entrances, streets and to possibly submit one or more sketches. He continued that he did not necessarily want to diminish the lots, but that this is an opportunity for the Community, and for the developer to change the entire southeast area of Jacksonville. He stated that he feels the Commission likes the development but would encourage the developer to make some changes in accordance with the discussions. 12 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING APRIL 9, 2007 7:00 P.M. - 8:16 P.M. Mr. Bond stated that they are in the process of obtaining hard information regarding the boundaries and dimensions of those tracts, adding that he did not feel that it would be a big issue to return with considerations for the suggestions discussed tonight. He stated that they would be willing to return with a more precise plan. Commissioner Gray moved, seconded by Commissioner Howard to table purview of the Nixon Properties Sketch Plat until additional information is submitted. MOTION CARRIED. BUILDING PERMIT(S): ADJOURNMENT: Chairman Traylor without objection adjourned the meeting at approximately 8:16 p.m. Respectfully submitted, _________________________ Susan L. Davitt 13