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07 AUG 13.doc CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING AUGUST 13, 2007 7:00 P.M. - 9:26 P.M. OPENING REMARKS: The Planning Commission of the City of Jacksonville, Arkansas met in regular session on August 13, 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, Susan Dollar, John Herbold, Tom Evans, and Alderman Howard answered ROLL CALL. Chairman Traylor also answered ROLL CALL and declared a quorum. PRESENT (8), ABSENT (1). Others present for the meeting were Acting City Engineer Jay Whisker, Mr. Aaron Robinson, Mr. Jim Peacock, Mr. Jack Wilson, interested citizens, petitioners, and press. APPROVAL AND/OR CORRECTION OF MINUTES: Commissioner Herbold moved, seconded by Commissioner Evans that the minutes of 9 July 2007 Regular Planning Commission meeting be approved as presented. MOTION CARRIED. PUBLIC HEARING(S): a. CONDITIONAL USE of 2311 Green Acres Road for a daycare facility in R-1 zone. Chairman Traylor opened the public hearing at approximately 7:01 p.m. Ms. Tinikie Derico related that the New Testament Holiness Church is requesting permission to operate a daycare. Acting City Engineer Whisker stated that the Church is located on southern end of Green Acres Road off Madden Road, explaining that the daycare operation will be located inside the Church. In response to a question posed by Commissioner Dollar, Acting City Engineer Whisker stated that he did not anticipate traffic considerations, explaining that the Church has held services without problems. He then noted that Madden Road is an arterial street. Chairman Traylor closed the public hearing at approximately 7:03 p.m. Commissioner Brannen moved, seconded by Commissioner Dollar to approved the Conditional Use of a daycare facility at 2311 Green Acres Road for the New Testament Holiness Church. MOTION CARRIED. CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING AUGUST 13, 2007 7:00 P.M. - 9:26 P.M. b. REZONING Foxwood Gardens/Loop Road and Northeastern Avenue from R-0 to R-1 Chairman Traylor opened the public hearing at approximately 7:04 p.m. Mr. Aaron Robinson of Bond Engineering stated that the proposal is the same rezoning request as last month, noting that a dedicated access to Loop Road has been added to the plat. Mr. Jack Wilson stated that his request is to allow for slightly smaller lots than the R-0 zoning. He stated that the request is necessary for the project but not necessary for the development of the land. He related that the current zoning would allow construction of smaller and/or less expensive homes in order to just develop the land, but explained that it not his goal. He related that he received numerous request from members of the community to consider a develop need for nice upscale garden homes, small in square footage. He noted that Sherwood just approved a 34-unit garden home subdivision, siding with a small amount of brick on 48’ X 98’ lots. He went on to say that Sherwood felt there was a need for this type of development regarding residents approaching retirement that wanted a smaller lot with maintenance provided. He stated that the project has been open for one week and he observed approximately 30 ladies touring the project as buyers. He stated that as of yesterday regarding the 34 units that were offered to the market, 16 are now sold. He then explained that he would not emulate this project because it does not have the energy features that he builds into his projects, adding that he builds all-brick homes. He stated that he believes there is a need for a low-maintenance type product that meets the needs of senior citizens, but is not as large as the homes they are selling, with smaller lots that do not require as much maintenance. He stated that these types of homes offer quality, security, and is what some buyers are requesting. He stated that a recent survey discovered that over 15,000 people in this Country were over 100 years of age, and it is estimated that in 2012 there will be 2.45 million people over 100 years old. He stated that the older population requests a quality, maintenance free smaller home. He related that while the Country-wide proposal of 1300 square foot is recommended, he is proposing to build 1500 square feet, all brick, sprinkler system, security system, maintenance provided type project. He stated that the homes would be super insulated, basically “green building”, CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING AUGUST 13, 2007 7:00 P.M. - 9:26 P.M. adding that they would have R-20 walls, R-45 attics, Tech-shield roofs, tank-less water heaters, and upgraded heat pumps. He related that he spends a lot of money on this type of development, noting that the quality of his work can be seen at the Country Club of Arkansas. He then related that because of the top quality of homes he builds he does not have a standing finished home in Jacksonville, Sherwood, Maumelle or Little Rock. He told the Commission that he is trying to meet a need in Jacksonville, adding that an alternative for the property could be to go with the existing zoning and build all siding 1200 square foot houses or even 800 square foot houses without garages. He stated that his is part of Jacksonville and that it is not his goal to just move the property. Mr. Charles Evans of 1801 Steeple Chase, representing the Foxwood neighborhood, stated their concerns were the increased traffic from an additional 78 lots in the area. He noted that there are two schools located in the direct vicinity and that the proposed development would add at least 160 to 180 additional cars in the neighborhood. He explained that many of the children walk to school, noting that there are no stop signs on Foxwood Drive. He then stated the inconvenience of residents trying to get out of their driveways with that much more traffic on Foxwood Drive. He then related that the noise factor would increase when the wooded area was cut, adding that he believes that the only people to benefit would be the developer and the real estate people. He questioned the reason to rezone, saying that the lots meet the same size that is already in Foxwood, 70’ X 120’. He stated that the development should not be compared to Cabot but instead should be compared to Pennpointe, saying that approximately 8 larger scaled garden homes were built in Pennpointe and it worked out. He pointed out that some of the garden homes in Little Rock are 2800 square foot, adding that the larger garden homes would look good for years to come. He stated that he did not believe senior citizens would want to purchase homes that close to the railroad tracks. Mr. Dan Broughton of 1300 Foxwood Drive stated that he owns a business in Jacksonville. He then offered the Commission a satellite photo taken last week of the area, noting a train idling on the tracks. He then read from a letter he provided to the Commission. He stated that he lives adjacent to the proposed entrance to the development, noting that if a vehicle is parked on one side of the street another vehicle cannot pass. He related incidents in the neighborhood with speeding traffic on Foxwood Drive and the wait time for traffic moving onto CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING AUGUST 13, 2007 7:00 P.M. - 9:26 P.M. Northeastern when school is in. He related that an emergency vehicle would not be able to operate efficiently because of the traffic, adding that the new subdivision would triple the rate of area traffic. He stated that he and his wife have lived in Jacksonville since 1973 and his property values have doubled in that time, adding that he does not want them to decrease by building a smaller valued property next to his. He stated that smaller lots and smaller houses would detract from the larger lots and homes that are in the Foxwood Subdivision and would lower the value. He then noted noise factors regarding the train and Loop Road, explaining that the noise would only make it difficult to sell those houses, lowering the price thus lower the value of the homes in Foxwood. He stated that Foxwood Drive is the proposed entrance, which is a two lane residential street that is barely wide enough for two vehicles to travel. He related there would be an enormous traffic increase that would put resident’s safety in jeopardy. He explained that Foxwood Drive ends on Northeastern where the Pinewood School is located, adding that there is already a lot of traffic in the morning and afternoon. He stated that an increase in traffic would endanger the children that walk to and from school. He then stated that when a development is planned near another neighborhood, the residents should be notified by mail of what the plans are and how to obtain information. Mr. Wilson explained that he is the developer of Foxwood and that portions of Foxwood were developed with 1500 square footage minimums. He noted that the Country Club of Arkansas has a mix of $400,000 to $500,000 dollar homes with 1500 square foot homes, saying that a mix does not devalue the larger homes. He related that quality of the home establishes value, explaining that the proposed minimum is 1500 square feet but the market will dictate if the size of homes constructed is larger. He then cited that some of the lots are larger than 60’ X 100’. He related that he plans to build a 10’ to 12’ berm along the railroad tracks with timber growth on top, which is a better noise barrier than what is there now. He stated that if the development has three entrances then it would not be a gated community, adding that he does not intend to leave the land undeveloped going forward. Mr. Bill Albright of 1413 Foxwood Drive noted all area schools and further implications to the existing traffic situations. He stated his concern for the safety of students and residents of the neighborhood. Chairman Traylor closed the public hearing at approximately 7:35 p.m. CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING AUGUST 13, 2007 7:00 P.M. - 9:26 P.M. Members of the audience voiced discontent with the public hearing being closed without further discussion from Foxwood residents. Mr. Evans stated, from his seat, that the residents do not want any openings onto Foxwood Drive. Commissioner Brannen related his concern that 75% of the proposed homes would be in the flood zone. Acting City Engineer Whisker stated that the developer would conform to the flood plain ordinance, which would be to either build up the lot, obtain a LOMA or that each house would have to be built 1’ above flood plain. He then answered that the development would add water down stream toward Pinion Lane. Commissioner Herbold voiced his concerns for traffic, asking Mr. Wilson if there were any other options regarding traffic pattern. Mr. Wilson stated that he would be willing to have one entrance off Foxwood and one entrance off Loop Road. He then agreed that the road to Loop Road could be developed as a part of this development, noting that the property on Loop Road has a commercial zoning and he would probably want to rezone to something more compatible for the development. Commissioner Herbold stated that while he has concerns for the traffic, he also feels there is a need for this type of housing in Jacksonville. Commissioner Young questioned the feasibility of having an access to Northeastern instead of going out to Loop Road. Mr. Wilson stated that it is workable, but he does not believe that would be acceptable to most of the Foxwood residents. He added that he would be open to the road tying into Loop Road or Northeastern Avenue. He stated that he owns the development area immediately downstream and further, noting that there is no further development in the area. He explained that pass that area there is major flood plain with an area that is unable to be developed, adding that he would be the entity that would have to address any additional water displaced from this development. He stated that he plans to create small lakes for retention and detention on a controlled basis. He explained that he intents to have a LOMA for the property. CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING AUGUST 13, 2007 7:00 P.M. - 9:26 P.M. Mr. Wilson then answered that he intends to be the builder for all lots in the subdivision. Commission Young questioned if it would be possible to achieve garden homes on lots 70’ X 120’. Mr. Wilson stated that it is not possible and it is not what the buyers would like, explaining that buyers of garden homes do not want the maintenance of larger lots. He stated that 60’ X 100’ is actually larger than what is needed to meet market demands, adding that successful projects are generally 40’ X 90’. Commissioner Young stated his concern regarding how the fabric of the development would work with the larger setbacks and green areas of Foxwood. He noted that the houses would have garage fronts with concrete and 20’ setbacks. Mr. Wilson related that he had just completed a development of 60’ X 120’ lots with front-load garages in the Country Club of Arkansas, saying that it is the best selling subdivision they have done because it met a need for the buyers who did not want a large yard to take care of. He then noted that a smaller lot would dictate a rear entry, saying that the down side of rear entry garages is the security factor. Mr. Wilson then answered that if the lots were 50’ wide he would consider rear entry garages, pointing out that with rear alleys and streets most of the development would be paved. Commissioner Dollar reminded the Commission that issue of rezoning should be completed before sketch plat considerations are discussed. Mr. Wilson then answered that the best way to mitigate the noise is to build a berm along the railroad easement and plant the berm with rapid growth pine trees. He then noted that his development would be constructed of all brick homes featuring sprinkler systems and energy packages. He stated that there would be an option for maintenance of the property. Mr. Wilson then answered that it is his plan to have the first phase of the development at the entrance of Foxwood Drive featuring model homes that allow buyers to determine their needs. CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING AUGUST 13, 2007 7:00 P.M. - 9:26 P.M. Discussion ensued and Mr. Wilson replied that not all issues have been decided regarding entrances and whether the development would be gated or not. He stated that if gated, the gate would have to be set far enough in to handle any turnaround issues for traffic. Mr. Wilson acknowledged a commitment to the City to extend Foxwood Drive, noting that it was part of a commitment established when the last phase of Foxwood was approved. Acting City Engineer Whisker answered that any access from Foxwood to Loop Road that bypasses the area of Foxwood Drive and Northeastern Avenue would be a better way for traffic to flow. Chairman Traylor noted that such an access would make it a through street for vehicles going into the Foxwood Subdivision. Acting City Engineer Whisker pointed out that if the development is gated it would change that consideration. He noted that retention ponds have been discussed, and that utilities would head to the south where there is a 16” waterline and that there is sewer to the south that is large enough to handle the required capacity. In response to a question posed by Commissioner Young, Acting City Engineer Whisker stated that it has not been decided if the retention ponds would be wet or dry, adding that being proposed as a fill area it would depend on how much dirt the subdivision would need. In response to a question posed by Commissioner Herbold, Acting City Engineer Whisker noted that of the two proposed Foxwood entrances the entrance on the east side between lots 1 and 72 is already stubbed for further street development. He noted that technically the other entrance is a lot that never sold, which has a drainage ditch along side of the lot. It was noted that there are two small wet ponds that exist in the proposed area. Mr. Dan Broughton questioned how much property values decreased when other gated communities were built, what are the considerations for the water run-off on the southeast side of the railroad tracks and if the extension off Foxwood Drive could be the emergency entrance while the other entrance off Loop Road becomes the main access. CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING AUGUST 13, 2007 7:00 P.M. - 9:26 P.M. Mr. Wilson stated that he would not propose that seniors use an entrance off a commercial road instead of an entrance through a subdivision street. He assured the Commission that the proposed subdivision would have a standard that would equate to the existing Foxwood Subdivision. Acting City Engineer Whisker addressed the question of drainage, saying that the property southeast of this development is proposed to be developed as Foxwood Estates and belongs to Mr. Wilson. He then stated that all drainage calculations are based on the same 6/10 of a co-efficient on a 4” rain plus the acreage. He stated that all streams are designed the same with some build out already calculated in. He then answered that regarding traffic considerations; he believes that attaching to Loop Road would alleviate some of the traffic problems. Mr. Wilson stated that there was no property value decrease regarding any of his developments. In response to a question posed by Mr. Evans, Mr. Wilson answered that he is willing to have an access from Loop Road, but is not willing to close the access to Foxwood Drive. Commissioner Gray stated that he feels this development is an opportunity for Jacksonville to have newer concept homes for residents that would desire a smaller lot. He stated that he believes Mr. W, who developed most of Foxwood, has done a good job and his statements show that he has planned a quality subdivision. Commissioner Gray moved, seconded by Commissioner Dollar to recommend the rezoning of the Foxwood Gardens from R-0 to R-1 to the City Council, stipulating garden homes with an access from Loop Road. Commissioner Young stated that he would like to see a rendering of the type of homes proposed for construction. He added that he favors the rear entrance type of garden home and feels that if there were a little more lot room it would be more cohesive to the exiting Foxwood Subdivision. Roll Call: Commissioners Gray, Dollar, Herbold, Evans voted AYE. Commissioners Brannen, Young, Howard voted NAY. MOTION CARRIED. CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING AUGUST 13, 2007 7:00 P.M. - 9:26 P.M. REQUEST TO APPROVE PLATS: a. SKETCH PLAT Foxwood Gardens Mr. Aaron Robinson of Bond Engineering noted that many of the sketch plat details have already been discussed during the rezoning public hearing, offering to answer any additional questions. He stated that the drainage, water and sewer would be addressed at the preliminary plat presentation. Commissioner Young stated that he would like to propose considerations for a drive from Northeastern to protect the fabric of Foxwood. He stated that although it makes the Northeastern to Loop Road intersection that much more congested, he would prefer that to the alternative. Acting City Engineer Whisker stated that residents of Foxwood did not agree with that concept, but added that he does feel that Foxwood needs to be connected, pointing out that the street was left stubbed to make this connection. He stated that he feels having at least one connection onto Foxwood Drive and to Loop Road is important. Chairman Traylor noted that when a development concept was discussed several years ago, it was going to be a gated community of garden homes for retired residents, adding that he feels this type of development would not add that much more traffic. He related that he prefers the ideal of not making it a through street, citing the circumstances with Stonewall Drive. He stated that the idea of a gated community for retired residents sounds favorable. Mr. Wilson related that if it is the Commission’s desire to have the street enter in from Foxwood Drive and go through to Loop Road, he would propose a roundabout to slow and control traffic. He continued that it would be his goal not to create a high traffic situation, since it is being proposed as a retirement community. He then stated that is one of the reason they had proposed a gated community regarding the security factor for seniors. He stated that he would be flexible, noting that there are many different alternatives. Mr. Wilson concurred that if an entrance were made available from Loop Road he would probably not make the subdivision a gated community. He stated that access from Loop Road would defeat the purpose, adding that he would consider the roundabout to deter the temptation of the road becoming a “race track” for younger drivers. He stated that he would redesign the streets to better control traffic. CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING AUGUST 13, 2007 7:00 P.M. - 9:26 P.M. He noted that the turnarounds would slow traffic to approximately 10 to 15 mph. Commissioner Gray stated that the sketch plat as presented may require additional considerations. He asked Mr. Wilson to rework the sketch plat for further review by the Planning Commission. Commissioner Gray moved, seconded by Commissioner Brannen to deny the Sketch Plat of Foxwood Gardens as presented, to be redesigned. MOTION CARRIED. Chairman Traylor asked Mr. Wilson to bring conceptual photographs of the proposed construction. b. REVISED SKETCH PLAT Edinburgh Subdivision Mr. Aaron Robinson stated that the revision from last month would be that the single-family portion is the only area being proposed for development. He stated that the developer is asking for approval of the land use, which supports the current zoning, the street configuration and the proposed lots. In response to a question posed by Chairman Traylor, Acting City Engineer Whisker related that the property along the south line of Edinburgh is zoned R-0 and everything to the north of Edinburgh is currently zoned as R-3 (multi-family). He stated that the Planning Commission had requested that the developer consider rezoning the R-3 property to R-0. In response to a question posed by Commissioner Young, Acting City Engineer Whisker stated that setbacks in the culdesac have been acceptable at 25’ as long as the lot size meets the 7400 square feet. Commissioner Gray noted that last month the Planning Commission had requested that the owner of this tract and the owner of the remainder of the tract to consider rezoning from multi-family to R-0, as well as give consideration to future development and traffic. He stated that he does not see where those issues have been addressed in the current plat presentation, noting that to be of interest to the developer and the neighborhood. He cited the need for a better overall consideration for the potential of the rest of the development contractually. Mr. Robinson stated that the developer considered rezoning the remainder of the property but did not feel that at this time that he wanted to do, which is not to say that in the future Mr. Peacock might not want to rezone the property. CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING AUGUST 13, 2007 7:00 P.M. - 9:26 P.M. Acting City Engineer Whisker noted that at the last meeting it was also discussed that the culdesac on the north end was only a temporary culdesac as the road is suppose to continue to the north up and around Martin Street residences. In response to a question from Commissioner Herbold, Acting City Engineer Whisker stated that there are 12 lots currently on Edinburgh and the developer is proposing to add 10 more houses. He stated that the City has several subdivisions that have one entrance with this many, if not more, houses. He noted areas where the street has been stubbed for future development. He then answered that the maximum is 750 feet for culdesac length streets. Mr. Jim Moore of 606 North Haven Court stated that he is the Vice President of the Stonewall Property Owners Association and is speaking on behalf of the residents. He pointed out that at the last meeting one of the statements offered by Commissioner Gray was to “return next month with other possibilities for the continued construction of single-family and access considerations.” He stated that was not addressed by Bond Engineering who is representing Mr. Peacock. He noted a rise in Stonewall Drive to the left of the entrance of Edinburgh Lane, explaining that the proposal to add 10 more houses on that street with 2.5 vehicles per house would increase the number of vehicles to 50 for the Street. He stated that there is a school bus that comes down Stonewall and there would be 50 vehicles exiting onto Stonewall at any time. He then noted that students stand at the corner to catch the bus, adding that Edinburgh Lane is not a feeder street and is not capable. He added that it is also not capable of handling the heavy equipment that would be moved in and out during the development. He stated that the developer was requested to return with further access considerations. He then noted that the surface and subsurface of Edinburgh would have to be built up as well as extended because people have to park on that street at their homes. He asked that the Commission deny the plat and request that the developer return with considerations as previously requested by the Planning Commission. Commissioner Herbold surmised that if the developer were made to develop an alternative access to Martin Street then the possibility of the R-3 zone property being developed as R-3, to offset development costs, would be a reasonably strong assumption. CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING AUGUST 13, 2007 7:00 P.M. - 9:26 P.M. Mr. Moore reiterated that Edinburgh Lane cannot handle the heavy equipment, questioning what traffic problems might arise and mentioning that there are no sidewalks. He stated that if sidewalks have to be built the residents would loose a lot of land on the front of their houses, adding that there is a move in Jacksonville to put sidewalks everywhere. Mr. Jim Peacock stated that he would like to address one of the main questions regarding width, ingress and egress of Edinburgh Lane. He presented the Planning Commission with a list of 11 Jacksonville subdivisions that have only one ingress and egress of 27’ streets in width that have been approved and appear to be working properly. In response to a question posed by Chairman Traylor, Acting City Engineer Whisker stated that Edinburgh Lane turns off Stonewall Drive and dead ends into the wooded area with barricades because it was intended to be extended for future development. In response to a question posed by Commissioner Herbold, Acting City Engineer Whisker stated that if a culdesac were built it would be big enough for a fire truck to turn around. He noted that culdesacs are more commonly used by the City sanitation trucks. It was agreed that a culdesac that can handle the sanitation and fire trucks could handle heavy equipment construction vehicles. He then noted that there is some flood plain in the area and he would research to determine if any of the proposed lots are in the flood plain. Mr. Joseph Brewer of 701 Chaucer Cove adjacent to Edinburgh Lane questioned if the residents would receive tickets for parking their cars on the street when construction begins. Acting City Engineer Whisker stated that currently it is in violation of City ordinance to leave a vehicle parked on a City street. He stated that it is enforced when it becomes apparent that there is a problem. Mrs. Pat Moiser of 710 Edinburgh Lane question the situation involved in widening Edinburgh and if the City would construct sidewalks. Acting City Engineer Whisker answered that all roads are 50’ wide 25’ either side of the centerline, adding that since Edinburgh Lane is 27’ wide back to curb, back to curb that means the City has 11.5 of yard that is City right-of-way. He added that this CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING AUGUST 13, 2007 7:00 P.M. - 9:26 P.M. is the standard that applies to all streets. He then explained that typically a sidewalk is constructed 2’ to 3’ behind the back of curb to offer a small buffer. Mrs. Moiser questioned why Mr. Peacock could not just construct a road through the rest of his property and leave Edinburgh Lane as a dead end. She stated her concerns for the students at the bus stop and children playing in the neighborhood. Mrs. Donna Harts of 707 Chaucer Cove noted that the proposed development would back up to the railroad tracks, questioning if the developer is planning to build a berm and what is the size and costs of the proposed homes. Mr. Peacock stated that at this point he did not have final plans regarding the size of homes, adding that it would be comparable to what is in Stonewall. He then answered that he had not looked at considerations for a berm. He then answered Chairman Traylor that this property would not be a part of the Stonewall Subdivision. He explained that the property was originally owned by his parents and was zoned for multi-family before Stonewall Subdivision was developed. He pointed out that commercial and multi-family areas exist driving into Stonewall Subdivision, adding that percentage wise Stonewall property values have increased more than Foxwood. In response to a question posed by Commissioner Herbold, City Attorney Bamburg stated that regarding approval for the road, a lack of consistency would be unwise for the Planning Commission. Commissioner Dollar stated that she has lived in Stonewall for 16 years, and while she loves the wooded area, she understands she does not own the woods. She related that the area is privately owned and as long as Mr. Peacock complies with all requirements set forth to regulate development, the Planning Commission does not have the right to deprive anyone from use of property. She explained that the Planning Commission can work with the developer to make sure the development is good for all concerned. Commissioner Gray stated that there is not an effort to deny Mr. Peacock the use of his land, explaining that there was a request of Mr. Peacock to present a plan of how traffic issues would be addressed and to consider zoning issues or if there are plans to developed as multi-family to then offer considerations for how the traffic could be handled. He stated his concern would be for a properly planned development that could address traffic issues CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING AUGUST 13, 2007 7:00 P.M. - 9:26 P.M. now and in the future. He stated that he would like to know what the potential access is for the remained of the property and how further development would affect traffic. He stated that he had asked for this clarification and it was not presented, adding that given due diligence to the community he does not feel he can vote for a motion in favor of the plat. Commissioner Gray moved, seconded by Commissioner Dollar to deny the Revised Sketch Plat of the Edinburgh Subdivision as presented until additional information is presented regarding traffic considerations regarding future development of the remainder of the property and potential zoning. MOTION CARRIED. c. SKETCH PLAT Besancon Property Commissioner Gray seceded his position as Planning Commissioner, explaining that if he participated in discussion it would be on behalf of the petitioner. Mr. Robinson of Bond Engineering explained that the property consists of a 3-lot plat, noting that each tract is approximately 1-acre. He noted that the property is located on Red Fox Lane and utilities are available to site. Acting City Engineer Whisker related that the property had been before the Planning Commission previously as a 6-lot development and is now being presented as a 3-lot development. He stated that the Planning Commission has requested a recorded easement from Northeastern to the property and a turnaround regarding Fire Department equipment. He stated that he had discussed with the proposed developer that City Codes require that the development have a 20’ wide path for fire trucks and support a fire truck but does not necessarily have to be asphalt or concrete. He stated that currently there is a 12’ wide gravel drive, adding that he had informed them that if they wanted to keep the 12’ drive they needed have rock on both sides and an asphalt turnaround big enough to handle a garbage truck. He related that the third item requested by the Planning Commission was that there be no more access to the west end of the property for this development to continue. He explained that it began in the 70’s continuing into the 80’s and then one or two additional houses were constructed in the 90’s. He explained that a turnaround was requested so that the property owners would not continue to sell property further down a road that is not developed to City standards or dedicated. CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING AUGUST 13, 2007 7:00 P.M. - 9:26 P.M. Acting City Engineer Whisker then answered that the developer has not completed roadway design, regarding the 20’ needed for the garbage truck and Fire Department equipment. He then stated that his recommendation for the turnaround was that it be big enough to at least accommodate a garbage truck. He noted that there would need to be a 100’ diameter for a Fire truck. Acting City Engineer Whisker then answered that since it would be a culdesac of less than 20 lots there would not be a requirement for sidewalks. He related that a turnaround would solve the problem of further development because it would not provide access to the west end of the property. He recapped that the property needs a recorded easement to the property from Northeastern, all three tracts being platted with a turnaround. He noted that once a plat is approved water will be brought to the property and a fire hydrant will be set, adding that sewer is available. Discussion ensued regarding the amount of easement to widen the road to 20’ for Fire truck access. Commissioner Young moved, seconded by Commissioner Howard to approve the Sketch Plat of the Besancon Property as presented, stipulating that street improvement meet with Acting City Engineer Whisker recommendations and record easements. MOTION CARRIED. d. SKETCH PLAT Delaney Heights (temporarily named) Mr. Robinson related that there are three accesses off Graham Road, adding that it meets all requirements of the zoning criteria. He then noted that the property does consist of some flood plain area and the plat shows a temporary turnaround at the end. He added that between the two western streets there is a concrete ditch and a sewer line, explaining that the lots are adjacent to the easement end at the ditch so that there is no green space between the ditch and the back property line. Acting City Engineer Whisker related that the concrete ditch and sewer line run from Peal back to the ditch concurring that the back property line was located so that no one would have to cross the ditch and mow property on the other side. He stated that there is some flood plain and flood way on the north end of the property prohibiting building. It was noted that the concrete ditch that runs behind lots 34 through 43 also crosses lots 14 and 15 running directly north and south. CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING AUGUST 13, 2007 7:00 P.M. - 9:26 P.M. Acting City Engineer Whisker stated that he would review the zoning, saying that it is zoned either R-0 or R-1. Mr. Robinson offered lot 54 for purchase by the City for a pocket park. Commissioner Young related his desire to have subdivisions feature more creative design with curves and green spaces. Acting City Engineer Whisker pointed out the two closes park areas are Firemen’s Park and Galloway Park. Commissioner Howard moved, seconded by Commissioner Herbold to approve the Sketch Plat of Delaney Heights (temporarily named), stipulating that the Parks Commission be offered review of the subdivision for pocket park consideration and a letter regarding that recommendation. MOTION CARRIED. e. FINAL PLAT Wendi’s Corner Mrs. Wendi Hall Snell related that the property is located directly behind Western Sizzlin and that they are proposing to build a house. She noted that originally, the property was two lots but because of easements, it did not leave much property to build on. She added that she is replatting as a one-lot subdivision and turn the lot in the same direction as the rest of the houses on the street. She explained that there are currently three houses and they face east. She stated that there is a sidewalk along Gregory Street and she is asking for a waiver of sidewalk for Bailey Street. Acting City Engineer Whisker related that the unrecorded plat was an approved subdivision through the Planning Commission but was never recorded. He answered that he did not foresee any problem with the subdivision, noting that the petitioner has requested a waiver from the sidewalk requirement. He noted that normally sidewalks would be required along Bailey and Gregory, adding that there is already a sidewalk on Gregory and there are no existing sidewalks on Bailey. Commissioner Howard moved, seconded by Commissioner Brannen to approve the final plat of Wendi’s Corner as submitted, waiving the requirement of sidewalks. MOTION CARRIED. f. FINAL PLAT Northlake Subdivision PH X-C Mr. Robinson related that PH X-C is a culdesac in Northlake, adding that as of today there were setting the base, the curb and CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING AUGUST 13, 2007 7:00 P.M. - 9:26 P.M. utilities are in. He related that uncompleted improvements have been bonded. Acting City Engineer Whisker related that this property is the last portion of PH X. He stated that the property is in the flood plain and has been filled, explaining that the developer will be required to get a LOMR or build houses 2’ above flood elevation. He concurred that he did receive a check in lieu of asphalt improvements. He related that he believes there are only two or three more areas in Northlake to complete the original plat design. Commissioner Brannen noted that the lots in the flood plain are not designated on the plat. Acting City Engineer Whisker stated that those lots in the flood plain are lots 379 through 387. Mr. Robinson related that the LOMR has been applied for but has not been received yet. It was noted that lots in the flood plain would need to carry the “F” designation. Discussion regarding sidewalks ensued and Acting City Engineer Whisker related that originally there were going to be exactly 20 lots in the culdesac but that changed to only 12; explaining that the sidewalk requirement would not apply to a culdesac with less than 20 lots. Commissioner Howard moved, seconded by Commissioner Young approve the final plat of Northlake Subdivision PH X-C requiring that the “F” designation be included on the plat until such time a LOMA is established. MOTION CARRIED. g. FINAL PLAT Lot 1, Jacksonville Commerce Subdivision Acting City Engineer Whisker stated that Lots 1 and 2 are lots being considered for sale regarding commercial industry in the City of Jacksonville. He stated that lot 1 is located at the southwest corner of General Samuels and Commerce Drive and Lot 2 is located on the southwest corner of Swift Drive and Commerce Drive if the road were continued. He added that sidewalks would be required and built by the City. Commissioner Howard moved, seconded by Commissioner Young to recommend approval to the City Council the final plat of Lot 1, Jacksonville Commerce Subdivision as requested. MOTION CARRIED. CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING AUGUST 13, 2007 7:00 P.M. - 9:26 P.M. h. FINAL PLAT Lot 2, Jacksonville Commerce Subdivision He stated that Lot 2 is further south of Commerce Drive, but is located south of where Swift Drive is, leaving room for Swift Drive to continue to the west. He stated that the property consists of 3 acres and is directly across from the manufacturing plant that is on the southeast corner of Swift and Commerce Drive. He noted that sidewalks would be built along Commerce Drive. Commissioner Brannen moved, seconded by Commissioner Herbold to recommend approval to the City Council the final plat of Lot 2, Jacksonville Commerce Subdivision as requested. MOTION CARRIED. BUILDING PERMIT(S): Marshall Road Pharmacy 811 Marshall Road Mr. Gary Benton stated that he is requesting a building permit to extend the pharmacy located at 811 Marshall Road. He stated that 40 years ago when the building was built the average prescription count was approximately 40 to 60 prescriptions a day and now they are up to 200 prescriptions daily. He concluded that he requires more room to better service his customers. Acting City Engineer Whisker stated that it is his understanding that the Hospital originally owned the property and pieced the property out as it developed. He stated that there is .9’ on the rear of the lot and 3.3’ on the side. He stated that he would question if the petitioner would need to apply for a variance due to the rear and side yard setbacks. City Attorney Bamburg clarified that the Planning Commission would need a variance from the Board of Adjustment in order to approve the building permit. The petitioner was directed to apply to the Board of Adjustment for a setback variance. Commissioner Howard stated that he had viewed the property and agrees with the need for expansion, adding that he did not feel there would be an issue in obtaining approval from the Board of Adjustment. He stated that Mr. Benton had indicated to him the construction plan to put a door into the existing wall and build out from that point, adding that it was discussed that new shrubbery would be planted at the south end of the building. Commissioner Young moved, seconded by Commissioner Herbold to table the building permit request until the regularly scheduled September Planning Commission meeting. MOTION CARRIED. CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING AUGUST 13, 2007 7:00 P.M. - 9:26 P.M. ADJOURNMENT: Chairman Traylor without objection adjourned meeting at approximately 9:26 p.m. Respectfully submitted, _________________________ Susan L. Davitt