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07 MAY 22.doc CITY OF JACKSONVILLE, ARKANSAS CALLED PLANNING COMMISSION MEETING MAY 22, 2007 7:00 P.M. - 7:49 P.M. OPENING REMARKS: The Planning Commission of the City of Jacksonville, Arkansas met in a called session on May 22, 2007. Chairman Traylor opened the meeting at approximately 7:00 p.m. expressing appreciation to those in attendance. Chairman Traylor noted a letter to the Commission from Parks and Recreation Director George Biggs regarding Jacksonville Municipal Code 17.12.050 Preliminary Plat Reservation of land for public facilities. ROLL CALL: Commissioners Art Brannen, Chad Young, Mark Stroud, John Herbold, Tom Evans, and Alderman Howard answered ROLL CALL. Chairman Traylor also answered ROLL CALL and declared a quorum. Commissioners Knight and Gray were absent. PRESENT (7), ABSENT (2). Others present for the meeting were Representing Engineer for the City Jay Whisker, Mr. Tommy Bond, Mr. Wally Nixon, Mr. James Butler, Alderman Bob Stroud, Mr. Tommy Dupree, petitioners, and press. APPROVAL AND/OR CORRECTION OF MINUTES: Commissioner Howard moved, seconded by Commissioner Herbold that the minutes of 9 April 2007 Regular Planning Commission meeting be approved as presented. MOTION CARRIED. PUBLIC HEARING(S): REQUEST TO APPROVE PLATS: a. FINAL PLAT Lots 1, 2, & 3 Hatcher Oaks Addition Representing Engineer Whisker related that the three lots are ready to be addressed and the developer would need final plat approval. He pointed out that the property is located in the County and that at the time of prior submittals sidewalks were not required. Commissioner Brannen moved, seconded by Commissioner Herbold to approve the Final Plat of Lots 1, 2, & 3 Hatcher Oaks Addition as requested. MOTION CARRIED. b. FINAL PLAT Marple Subdivision, Lot 2 Kawasaki Store Jacksonville Mr. Tommy Bond related that the County would not address the property for water meters until the final plat is approved by the City. 1 CITY OF JACKSONVILLE, ARKANSAS CALLED PLANNING COMMISSION MEETING MAY 22, 2007 7:00 P.M. - 7:49 P.M. He added that he believes the developer has complied with all request from Jacksonville. Representing Engineer Whisker related that water is on site and the sewer septic system has been approved. He then related that the developer has submitted a landscaping plan. He noted that the landscaping would be around the building as requested. In response to a question posed by Commissioner Young, Representing Engineer Whisker stated that the developer has supplied as much landscaping as possible. Commissioner Howard moved, seconded by Commissioner Herbold to approve the Final Plat Marple Subdivision, Lot 2, Kawasaki Store Jacksonville. MOTION CARRIED. c. SKETCH PLAT Eastern Loop Road Subdivision formally submitted as Nixon Loop Road properties Mr. Bond noted that the plat has been slightly changed to comply with the access request regarding Craft Street. Representing Engineer Whisker noted that the blocks are shorter, adding that the subdivision will line up with Ann Lane. He noted that there is water on three sides of the property with lines big enough to achieve proper pressure, saying that water does not seem to be an issue. He stated that the pending issue would be the sewer, adding that he would suggest that before the plat is give preliminary plat approval that the sewer be approved through the Sewer Commission. Commissioner Young noted that the Parks and Recreation Commission has requested reserved land for the development of recreation areas, facilities, programs, and improved recreation services. Mr. Bond related that there have been discussions concerning some adjacent properties regarding a combination of this property, First Electric, and the City to develop a large area that First Electric is not using. He then related that there have not been any direct discussions with First Electric but there has been with the City to bring the property where it could be used and provide parking. He added that then the City would maintain the property. He explained that there is a strip of land 300’ wide and ¼ mile long behind First Electric outside their fence. He 2 CITY OF JACKSONVILLE, ARKANSAS CALLED PLANNING COMMISSION MEETING MAY 22, 2007 7:00 P.M. - 7:49 P.M. stated that the proposal is to level the ground, making it a large open area and providing a place for gravel parking accessible from the development. He related that the plan would be for the City to take over and maintain the property. He added that the developer is not considering any improvements beyond making it a large open area for play. In response to a question posed by Chairman Traylor, Representing Engineer Whisker related that there are some shared parks in the City such as the Amphitheater at the High School. He stated that he believes the City would require some type of lease agreement in order for the property to be a shared venture. It was clarified that the area of discussion is located to the south side of the property. It was noted that the play area would have access from Loop Road and from inside the development on the eastern side. In response to a question posed by Commissioner Evans, Mr. Bond related that there has not been any direct contact with First Electric regarding a connecting road through First Electric property. He stated that they would contact First Electric as soon as the sketch is approved by the Planning Commission. Mr. Bond then related that there had been some expressed desire by some First Electric people to have a road connecting from the rear of their property. Representing Engineer Whisker stated that the City would request that the property be annexed into the City of Jacksonville as an R-1 property. He stated he has some specific drainage concerns, which would be more pronounced during later stages of the development, advising the Commission that the sketch plat deals more with the configuration of the subdivision. It was clarified that the one proposed entrance off Loop Road across from Craft Street was a request from Representing Engineer Whisker. It was also clarified that there would be a connector street running south and east. Mr. Bond offered that ultimately the subdivision would connect to Ann Lane, Glenn Street, and Mill Street. Representing Engineer Whisker stated that one entrance for Phase I would be sufficient. He stated that as the development moves the connection to Ann would need to be made at least once if not twice. 3 CITY OF JACKSONVILLE, ARKANSAS CALLED PLANNING COMMISSION MEETING MAY 22, 2007 7:00 P.M. - 7:49 P.M. Mr. Bond reiterated that additional connections would be made from the property to the east. Commissioner Young questioned the consideration for a drive coming out to the north of Charlotte Street. Mr. Bond stated that it is possible. Representing Engineer Whisker related that design standards require 300’ between streets off an arterial street. It was clarified that the second street would be through lot 69. In response to a question posed by Commissioner Young, Mr. Bond stated that the main reason for street location has to do with maximizing the use of high ground. He explained that some of the lower areas have drainage issues. Representing Engineer Whisker noted that the original plan had a road on the south end, but the developer was requested to move the road to line up with Craft Street. He pointed out that Craft Street leads back to Southeastern. Commissioner Evans cited support for a second drive where lot 69 is located regarding considerations for future development. Mr. Bond noted that there is another good piece of ground on the east side, explaining that the storm drain comes in around lot 1 and runs sort of parallel with the road, adding that there is a cross drain that comes out in the area of Charlotte and then there is another one that comes out at Craft. He continued that the lower end is not as well drained as the upper end. He stated that part of the idea was to utilize the higher, better land on the front end of the development. Commissioner Stroud suggested that rather than coming in at lot 69 with a second street, to square off the road and come in at lot 1, which would provide two streets. Representing Engineer Whisker stated that as long as the street squares up directly into Charlotte or in-between the two Charlottes he does not feel that it would be a problem. Commissioner Evans stated that as the development grows the subdivision would need the second access. 4 CITY OF JACKSONVILLE, ARKANSAS CALLED PLANNING COMMISSION MEETING MAY 22, 2007 7:00 P.M. - 7:49 P.M. In response to a question posed by Chairman Traylor, Mr. Bond stated that it is possible to have it line up with Charlotte but it would create a small “S” curve. He then added that if you only have 120’ it is difficult to make an “S” curve if there is very much offset. Commissioner Stroud stated that he feels it would be more balanced to put the second street closer to lot 1, taking out the pie-shaped lots and squaring up the lots. Representing Engineer Whisker stated that he believes Commissioner Stroud is suggesting to go through lot 38, adding that the development would not loose a lot that way because lots 1 and 2 would be cut into three lots. Mr. Bond noted that there is almost twice the street in this development as in the Graham Settlement, pointing out that there are 72 lots in Graham Settlement and there are 81 lots in this proposed development. He then added that it would be difficult to argue against needing two accesses for this development. Commissioner Stroud moved, seconded by Commissioner Brannen to approve the Sketch Plat of Eastern Loop Road Subdivision stipulating that the subdivision be developed with an additional street in the vicinity of lot 1 and move lot 38 to the north of the additional street and to encourage the developer to submit with the preliminary plat a design for a recreation park in the southeast corner of the subdivision. MOTION CARRIED. d. PRELIMINARY PLAT Northlake Subdivision PH XII Mr. Bond stated that an additional access to the north on lot 41 was requested by Representing Engineer Whisker, but cited that the area is very steep and would not make a good access. He stated that there is approximately 9 or 10 feet of elevation from the front of the lot to the back. He acknowledged the concern for Northlake residents to be able to get back into Jacksonville in case of extreme floods. He stated that there is a plan to tie Northlake Drive into the Fears Lake development further west. Representing Engineer Whisker reviewed that developer Tim McClurg had proposed a subdivision that was directly west and north of this proposed phase of Northlake Subdivision. He explained that the plan was to tie Elkhorn Court, White Wing Way, and Northlake into McClurg’s subdivision that would also tie into Gravel Ridge 5 CITY OF JACKSONVILLE, ARKANSAS CALLED PLANNING COMMISSION MEETING MAY 22, 2007 7:00 P.M. - 7:49 P.M. at Elmwood and Creekwood Streets. He stated that Water Department still needs to grant approval, asking that any approval be contingent upon that approval. Mr. Bond added that he did not feel that Water Department approval would be an issue since the Water Department approved the Pleasant Valley Addition. Representing Engineer Whisker stated that this is almost the end of the original 1970 plan of Northlake with the exception of approximately 20 acres adjacent to Sherwood Commissioner Young reiterated that the only design issue is the tying in from Northlake to the west. Mr. Bond agreed saying it would be future development tying into the properties to the west. Representing Engineer Whisker stated that Northlake is tied into the property to the north and surmised that a road could be built, but it would have to be longer thus being more expensive. He acknowledged that the road to the south had steepness issues. In response to a question posed by Commissioner Brannen, Representing Engineer Whisker answered that there is water available at 1,000 gallons per minute of inflow in the area. He then added that the Sewer Department has capacity at this time for this subdivision as it was designed to have for Phase VIII. Mr. Bond related that there is a pump station specifically designed to serve this area that was built seven years ago. Discussion ensued and it was mentioned that if Pleasant Valley had been built capacity could have been an issue; Representing Engineer Whisker offered that there is capacity as designed for this phase. Commissioner Brannen moved, seconded by Commissioner Young to approve the Preliminary plat of Northlake Subdivision PH XII stipulating the approval and acceptance by the Water and Sewer Departments. MOTION CARRIED. e. SKETCH PLAT Foxwood Gardens Mr. Bond stated that this was the plan approved by the Planning Commission 3 or 4 years ago. He noted that the plan is for 60’ X 100’ lots for garden homes. He recalled that the previous plan 6 CITY OF JACKSONVILLE, ARKANSAS CALLED PLANNING COMMISSION MEETING MAY 22, 2007 7:00 P.M. - 7:49 P.M. was submitted in 2002. He noted that there is consideration for a portion of the property that is located in the flood plain. He stated that the developer is proposing a lake area, adding that the concept is to develop a garden home area of small houses on smaller lots with very little yards. He then answered that the property would carry the “F” floodplain designation and is located on the right hand side of Foxwood Drive coming in off Pinewood Drive. Mr. Bond noted that aside from the main entrance there would be an emergency entrance. He stated that Cabot has had success with this type of development and increasingly he has heard more “seasoned” Jacksonville residents express interest in this type of development. He stated that the homes would be in the 1500 to 2000 square feet range with very little yard to maintain. In response to a question posed by Chairman Traylor, Mr. Bond stated that the homes would have 10’ between them with very little yard resulting in more concrete. He then answered that it would require a larger retention basin, because of the higher runoff coefficient. Representing Engineer Whisker stated that typically the lots would be higher with no low points between the lots. Mr. Bond related that the lots would drain to the front and the rear. He added that there has been an increasing interest from the older residents of Jacksonville, which has prompted the developer to request this type of development. It was noted that the property is currently zoned R-0 and would need to be rezoned for a PUD (Planned Use District) regarding the necessary setbacks of 20’ front, 20’ rear, and 5’ each side. Commissioner Herbold noted that the lots are 60’ X 100’ which would not fit the R-0 zoning. Representing Engineer Whisker noted that the subdivision would be rezoned with the specific setbacks and any other requirements set by the Planning Commission. Discussion ensued and it was clarified that the next step would be for the developer to submit a request to rezone the property before asking for preliminary plat approval. Mr. Bond stated that they would submit a request that would be site specific rather than zone specific. 7 CITY OF JACKSONVILLE, ARKANSAS CALLED PLANNING COMMISSION MEETING MAY 22, 2007 7:00 P.M. - 7:49 P.M. Commissioner Stroud moved, seconded by Commissioner Herbold to approve the Sketch Plat for Foxwood Gardens as submitted. MOTION CARRIED. BUILDING PERMIT(S): SITE PLAN Pathfinder pre-school 2520 West Main Street Mr. Bond related that Pathfinders is proposing to construct a pre-school on their campus. He noted that it is being proposed for the backside of the Pathfinder property, adding that there would be a new access road between Coleman Heat Treating and the vacant lot belonging to Lloyd Friedman. He noted that the road would tie into the Pathfinder compound that is off Redmond Road and would provide two accesses. Representing Engineer Whisker noted that Pathfinder is proposing to expand their campus, adding that the new portion would have access back to Main Street beside Coleman Heat Treating. He stated that the new portion would not be visible from Main Street or Redmond Road. In response to a question posed by Commissioner Brannen, Mr. Bond answered that the proposed construction would be 200 or 300’ from Coleman Heat Treating. He then noted that both Coleman and Lloyd Friedman donated 30’ of right-of-way for the roadway. He stated that water and sewer are readily available. It was noted that Lloyd Friedman had obtained a conditional use of C-4 on the vacant M-2 property from the Planning Commission. Mr. Bond noted that the property is isolated, noting that the railroad is located to the east; the training facility to the west, to the north is the paper company. He then noted that the paper company is several hundred feet from the proposed development. Commissioner Young moved, seconded by Commissioner Howard to approve the site plan for the Pathfinder pre-school, 2520 West Main Street as requested. MOTION CARRIED. Chairman Traylor accepted the resignation of Commissioner Mark Stroud and the Commission joined him in wishing him well regarding his plans to relocate to a new state. 8 ADJOURNMENT: Chairman Traylor without objection adjourned the meeting at approximately 7:49 p.m. Respectfully submitted, _________________________ Susan L. Davitt 9