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07 MAR 12.doc CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING MARCH 12, 2007 7:00 P.M. - 7:55 P.M. OPENING REMARKS: The Planning Commission of the City of Jacksonville, Arkansas met in Regular Session on March 12, 2007. Chairman Traylor opened the meeting at approximately 7:00 p.m. expressing appreciation to those in attendance. Chairman Traylor presented former Commissioner Glen Keaton with a plaque honoring his serving to the Planning Commission. The Commission joined in congratulating Mr. Keaton. ROLL CALL: Commissioners Art Brannen, Bart Gray Jr., John Herbold, Tom Evans, and Alderman Howard answered ROLL CALL. Chairman Traylor also answered ROLL CALL and declared a quorum. Commissioner Young arrived at approximately 7:02 p.m. PRESENT (7), ABSENT (2). Others present for the meeting were Representing Engineer for the City Jay Whisker, Tommy Bond, Chamber of Commerce Director Bonita Rownd, Aldermen Stroud and Fletcher, petitioners, and press. APPROVAL AND/OR CORRECTION OF MINUTES: Commissioner Herbold moved, seconded by Commissioner Brannen that the minutes of 12 February 2007 Regular Planning Commission meeting be approved as presented. MOTION CARRIED. PUBLIC HEARING(S): a. REZONING 809 Quince Hill Road from R-0 to R-3 Chairman Traylor announced that the item of business has been tabled from the January meeting has been removed from the February agenda as per the petitioner. b. LAND USE MAP AMENDMENTS Chairman Traylor opened the public hearing at approximately 7:03 p.m. Representing Engineer Whisker reviewed that the Industrial Park has been the most considered area regarding land use change. He noted that the City, through the Commerce Corporation, extended Swift Drive to Commerce Drive, which leads off General Samuels. He stated that there were discussions as to whether the area would be considered for commercial rather than industrial and there was a request to rezone the property, which has brought about a review of the Land Use Map. He related a map correction that had been brought to his attention. 1 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING MARCH 12, 2007 7:00 P.M. - 7:55 P.M. Mr. Bond offered a topographical drawing regarding an area that Pathfinders has expressed some interest in constructing a preschool. He stated that the area is zoned M-2, explaining that the Planning Commission would have to grant a conditional use for a preschool. He stated that the property is located behind the Coleman Heat Treating building on West Main and immediately east of the Pathfinder facility. Alderman Stroud expressed concerns for petitioners who have requested rezonings and presented development improvements that would enhance the area, but once rezoned do not develop the property as requested. He stated that he feels this is an exercise to make the property more valuable through rezoning. He suggested that a time limit, possibly two or three years, be attached to the rezoning that would revert to its previous zoning if the property is not developed within a certain amount of time. Chamber of Commerce Director Bonita Rownd stated that the industrial property in question is located to the east of Commerce Drive adjacent to the rear of Landmark Baptist Church. She noted there had been a developer interested in building an apartment complex on the property. She stated that the position of the Chamber Foundation has always been to protect industrial property in the Industrial Park for bringing industry to Jacksonville, adding that after several meetings it was decided to sell the land contingent on being able to develop for apartments. She related that Mr. John Ferrell, General Manager of Ashland Chemical Company researched to make sure that there would not be any issues with the area being deemed a dangerous area for a housing subdivision. She stated that it was not deemed hazardous as long as residential property did not infringe any closer on that particular parcel. She stated that it has been difficult to attract industrial development, pointing out that there are not that many industries shopping land. She stated that mostly industries are interested in larger parcels of land or land with already constructed buildings. She noted a recently developed industrial building that sat mostly vacant since 2000. She stated that while it was difficult for the Chamber Foundation to decide to sell the property they had determined that to be the right decision at this time. She stated that the Chamber Foundation placed signage on the property to allow others to be interested in the land for a different purpose. Chairman Traylor closed the public hearing at approximately 7:12 p.m. 2 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING MARCH 12, 2007 7:00 P.M. - 7:55 P.M. In response to a question posed by Commissioner Gray, Representing Engineer Whisker related that recently annexed subdivisions have come in as residential, specifically the 160 acres on West Main, Base Meadows, and Lost Creek. He stated that these properties are automatically zoned R-0 by ordinance unless otherwise specified when coming in through annexation. In response to a question posed by Commissioner Young, Representing Engineer Whisker noted a map correction for the Graham Settlement Subdivision. He noted that the property was rezoned prior to being final platted from commercial to residential with a land use map amendment. Other smaller pockets of commercial property were identified as proper land use designations in the area of Madden Road and Linda Lane. Commissioner Young suggested that the industrial area on West Main might want to be considered for an overlay district. It was discussed that 200’ on either side of West Main in that area could be considered for an overlay district of industrial and commercial extending possibly from Marshall Road going west. In response to a question posed by Commissioner Gray, City Attorney Bamburg related that during recommended changes to the Land Use Map, the ordinance could implement provisions for an overlay district designating the boundaries and purpose of the district. Discussion ensued regarding the western boundary as being Shady Lane. Mr. Bond then noted that there are approximately 10 lots on Poloron Road that are vacant and not likely to be developed as industrial. In response to a question posed by Commissioner Herbold, Representing Engineer Whisker related that areas within 5 miles outside the City limits are considered to be in the extra territorial jurisdiction and would not be an issue for zoning or land use. Chairman Traylor stated that since the rezoning request by Chamber Commerce Corporation was the catalyst for the Planning Commission to consider the Land Use Map, are there any comments regarding the land in the vicinity of General Samuels and Marshall Road. 3 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING MARCH 12, 2007 7:00 P.M. - 7:55 P.M. Commissioner Gray noted that there are already commercial entities in the area that fit into C-4 classification, adding that he feels a commercial classification would be a natural extension. He stated that he would be in favor of classifying commercial from Commerce Drive through to General Samuels to the LRAFB and up to the Credit Union or the Church. In response to a question posed by Chamber of Commerce Director Bonita Rownd, Commissioner Gray clarified that his suggestion encompassed some extension from behind Commerce Drive due north towards the LRAFB, parallel to Commerce Drive and east towards the Credit Union, to include all the property on Swift Drive up to the Vertac site. It was clarified that Commissioner Gray’s intention was not to include any property west of one lot off Commerce Drive. It was then clarified that any request for residential would have to come before the Planning Commission as a public hearing variance request. Commissioner Gray moved, seconded by Commissioner Brannen to recommend to the City Council changes in the Land Use Plan specifically 200’ on the western side of Commerce Drive going north towards the LRAFB and then east towards Marshall Road changing the land use from manufacturing to commercial. The area along Main Streets beginning at Marshall Road going west to the power line easement close to Shady Lane, to include a couple hundred feet on either side as an overlay district of manufacturing and commercial. Discussion ensued as to the inclusion of Poloron Drive. Commissioner Gray moved, seconded by Commissioner Brannen to amend to include areas north of Main Street, west of Redmond Road to the end of the Poloron Subdivision as part of the overlay district. MOTION CARRIED. REQUEST TO APPROVE PLATS: a. REVISED SKETCH PLAT Porter’s North First Street Subdivision Mr. Tommy Bond stated that the alley approach for the property was determined to be too expensive for the development. He stated that he has returned with two options, one that would be similar to Western Hills on Main Street with no half-street improvements. He continued that the other option would be to do half-street improvements and allow 8 driveways on North First Street. 4 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING MARCH 12, 2007 7:00 P.M. - 7:55 P.M. Alderman Howard questioned the cost prohibitive factors regarding the alley proposed at the previous Planning Commission meeting. Mr. Bond stated that the rear circular alley concept took a good portion of lots 1 & 8, further explaining that the other alley concept, coming up between the middle of the lots and going to each end, was determined to cost approximately $70,000 to $100,000. He related that the other options being presented are in the neighborhood of $50,000 to $60,000. He added that all costs include sidewalks. Representing Engineer Whisker stated that he feels the curb, gutter, and storm drainage would actually be a benefit to the City. He stated that he would suggest that the development share larger driveways coming into the property to reduce the curb cuts to four instead of eight. Alderman Howard stated his support for the reduction in driveways. In response to a question posed by Commissioner Young, Representing Engineer Whisker stated that both options would accomplish the widening of Hwy 67, but sharing driveways would be the better option. He noted that this would get the storm drainage underground, provide a sidewalk, and offer a chance for deceleration. In response to a question posed by Commissioner Brannen, Representing Engineer Whisker stated that the area sewer issues are still being worked on and there are no changes from the report given by Bob Williams of the Wastewater Department last month. He stated that the biggest problem is with the trailer park that is trying to fix issues at their own expense. He stated that the Wastewater Department has spent several millions of dollars repairing problems not only here but also on the Northwood Acres side and the two pump stations downstream. Chairman Traylor pointed out that the objective of the Planning Commission as directed at the February meeting was to eliminate the need for eight driveways onto First Street because of traffic concerns. Mr. Bond stated that he understood the directive but the problem became that the costs were too prohibitive to accomplish that objective. He added that shared driveways are also a concern, 5 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING MARCH 12, 2007 7:00 P.M. - 7:55 P.M. explaining that they would prefer to have a turnaround on every driveway to guarantee that cars would have the ability to come out forward and not back out onto the street. He stated that some shared driveways in commercial businesses seem to work but he is not sure as a practical matter that they work well residentially. In response to a question posed by Commissioner Herbold, Representing Engineer Whisker stated that the two houses that face North First in the Small Oaks Subdivision have a common shared drive. Commissioner Herbold stated that the half-street improvements with curb and gutter appears to be a more beneficial compromise even with individual driveways. Mr. Bond stated that he feels the reality of any traffic problem is at 6:30 a.m. and 4:00 p.m. when the Air Base is either going to work or traveling home. Representing Engineer Whisker added that Christian Academy has a lot of traffic, including the school buses that run to and from North Pulaski County. He pointed out that this route is one of only three routes to get to North Pulaski County. In response to a question posed by Commissioner Young, Representing Engineer Whisker stated that the point of shared drives is to reduce the points of entry and not necessarily the number of cars. He explained that he feels the driveways might be as much as 30’ wide depending on the developer. He then offered that neighbor conflicts could be controlled through established easements. Mr. Bond pointed out that the driveway does not have to continue on the property lines once it leaves the entrance, explaining that it would only be shared from the right-of-way line to the street with an island in between the two driveways. Representing Engineer Whisker stated that the point would be to have a shared apron; adding that if it is behind the curb line and if there is 18’ then there would be a 30’ right-of-way, the back 12’ behind the curb would technically belong to the City. Mr. Bond agreed that this would be feasible with half-street improvements including sidewalks. He added that he feels it 6 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING MARCH 12, 2007 7:00 P.M. - 7:55 P.M. would make a nice looking development. It was noted that different builders might configure a turnaround driveway in various ways. Commissioner Young moved, seconded by Commissioner Herbold to approve the revised sketch plat for Porter’s North First Street Subdivision with the right-of-way extended with street improvements and shared driveways for a total of 4 curb cuts. MOTION CARRIED. b. COMMERCIAL PLOT PLAN PLAT Kawasaki Store Jacksonville Mr. Tommy Bond stated that the current plan is a parcel out of the overall development, explaining that Cupid’s is located on the furthest northern part of the parcel adjacent to a vacant tract and the proposed tact is adjacent to the vacant tract on the opposite side. He noted that the plot plan plat has been turned into the County. Representing Engineer Whisker recalled that this plot plan plat is part of the Marple Commercial Subdivision. Mr. Bond then recalled that Marple was submitted to the Planning Commission approximately 2 years ago. Representing Engineer Whisker related that it is a 1300’ wide parcel that was presented off John Harden, noting that they had proposed a culdesac that was over 750’ deep, adding that the Planning Commission had recommended that the developer take the street through from John Harden to North First Street. He related that the first section of land (Tract 1) that was platted is on the north side of the street and did not present a problem because it did not affect the recommendation from the Planning Commission. He went on to say that Tract 2, which is before the Planning Commission now is in the middle of that street area. He related that the owner had decided that the recommended street was cost prohibitive and has chosen the sketch being presented tonight. He related that the sketch being presented is three lots facing First Street and three lots facing John Harden Drive, which still does not have the total street. He went on to say that with this being a commercial plot plan plat it is difficult to determine exactly what the Planning Commission is allowing, whether it is a final plat or a building permit. He suggested that the petitioner return with a preliminary plat showing the street with the remainder of the property and what property has been sold, so the Planning Commission can determine exactly what is being proposed regarding the property. 7 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING MARCH 12, 2007 7:00 P.M. - 7:55 P.M. Mr. Bond stated that part of the change is that when the plat was submitted last time there was not a sanitary plan, adding that this drawing was developed after they brought in Wayne Richards. He explained that Wayne Richards will be responsible for the sanitary planning, stating that it would be septic tanks. He related that there is an area reserved for the front lots that will be septic tanks. He noted that there was only one location suitable for the septic tank absorption area, which is depicted on the drawing, adding that is where the street was suggested. Representing Engineer Whisker stated that his concern would be sectioning off a piece of land without seeing the benefit of the entire property and what has happened with the entire property. He added that his problem would be with what had been suggested and with what is currently being presented and the differences. He noted that he would like to see a preliminary plat or a final plat. Mr. Bond noted that the plot plan plat is what the County requires. Representing Engineer Whisker stated that he would suggested that the City requirement be a preliminary or final plat and the County could sign off on that as they see fit. He noted that the plot plan plat would be presented to the County Commission in two weeks. In response to a question posed by Commissioner Brannen, Mr. Bond related that perk test has been turned into the County Sanitarian. It was clarified that Tract 1 is Cupid’s and Tract 3 would be the Kawasaki Store and U Pull It is the property to the north and goes all the way back to First Street. In response to a question posed by Chairman Traylor, Representing Engineer Whisker clarified that the current proposal is in conflict to the plan approved by the Planning Commission previously, specifically that the currently proposed Tract 2 interferes with the previously suggested street placement that would run from John Harden Drive to North First Street. He went on to say that if the developer wants to change the plan, he feels the Planning Commission should have the benefit of looking at the entire plan as opposed to one piece at a time. 8 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING MARCH 12, 2007 7:00 P.M. - 7:55 P.M. Commissioner Herbold issued concerns that development would cease if the septic absorption area is not allowed to go in the only place that is feasible. Representing Engineer Whisker suggested that the street could be constructed to the north side of Tract 2, pointing out that is why it needs to be planned before all the tracts are sold. In response to a question posed by Commissioner Young, Mr. Bond stated that if tabled he did not feel it would be a problem for the developer. He then noted that the County would not meet regarding the development for two more weeks. He stated that he would return next month with the information requested. Discussion ensued and it was noted that setbacks, parking, and landscaping would need to be the purview of the Planning Commission. In response to an observation by Commissioner Young, Mr. Bond stated that he did not feel that setbacks would be an issue, explaining that the construction would be more than 50’ from the right-of-way line. He then noted that parking is allowable up to the property line, adding that the septic tank area would be landscaped. Commissioner Young moved, seconded by Commissioner Evans to table the item of business until the Regularly Scheduled Planning Commission meeting of April. MOTION CARRIED. BUILDING PERMIT(S): ADJOURNMENT: Chairman Traylor without objection adjourned the meeting at approximately 7:55 p.m. Respectfully submitted, _________________________ Susan L. Davitt 9