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08 DEC 08.doc CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING DECEMBER 8, 2008 7:00 P.M. - 7:39 P.M. OPENING REMARKS: The Planning Commission of the City of Jacksonville, Arkansas met in regular session on December 8, 2008. Chairman Traylor opened the meeting at approximately 7:00 p.m. expressing appreciation to those in attendance. ROLL CALL: Commissioners Art Brannen, Charles Evans, Bart Gray, Jr., Chad Young, John Herbold, and Alderman Bill Howard answered ROLL CALL. Chairman Traylor also answered ROLL CALL and declared a quorum. PRESENT (7), ABSENT (2). Others present for the meeting were City Planner Chip McCulley, Mr. Tommy Bond, Mr. Aaron Robinson, interested citizens, petitioners, and press. CORRECTION AND/OR APPROVAL OF MINUTES: Commissioner Brannen moved, seconded by Commissioner Herbold to approve the minutes of the regularly scheduled Planning Commission meeting of 10 November 2008. MOTION CARRIED. PUBLIC HEARING(S): REQUEST TO APPROVE PLAT(S): a. FINAL PLAT Cavin Estates Lots 1-3 Mr. Aaron Robinson of Bond Engineering noted that all utilities, curb and gutter were existing. He added that the only improvements remaining are sidewalks and a small curb inlet. City Planner McCulley offered a PowerPoint presentation of the entire development as preliminary platted, noting that the property was formally known as the Hallelujah Trailer Park. He explained that the developer is proposing to final the project in smaller phases such as the three lots being presented. He stated that the three lots consists of .63 acres, is zoned R-1 and utilities are on site. He stated that remaining improvements consists of a curb inlet; approximately 60’ of curb around the inlet on lot 1 frontage, and approximately 261’ of sidewalk across all three lots. In response to a question posed by Commissioner Gray, City Planner McCulley stated that bonding amount would be calculated by Bond Engineering and then approved by the City. City Planner McCulley then answered Commissioner Herbold that some of the driveways would need to be removed before sidewalk construction and some amount of curb repair could be completed. 1 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING DECEMBER 8, 2008 7:00 P.M. - 7:39 P.M. He then noted that it is not unusual to bond for sidewalks, explaining that sidewalks are not typically constructed until completion of the house being built. He then explained that location of the inlet and curb work is near lot 1. Commissioner Young moved, seconded by Commissioner Brannen to approve the Final Plat of Cavin Estates Lots 1-3, stipulating bond submittal for improvements of curb, gutter and sidewalks. MOTION CARRIED. b. SKETCH PLAT Penn Cottage Mr. Tommy Bond of Bond Engineering related that the property has previously been known as the “old Gwatney property” located on James Street across from the Second Baptist Church. He explained that developer Dickie Penn is proposing to construct a rental retirement village. He related that if the sketch plat concept is approved the property would then have to be rezoned and the Gwatney home may be used as a base for management. Mr. Bond then answered that there is an undeveloped street, Bertha Street, which was never constructed to the east boundary of the property. He added that there is a sewer line located along side the street and possibly a ditch down the middle hindering the feasibility for development. Mr. Penn answered Chairman Traylor that his request to rezone would be from R-0 to R-4 zero lot-line. He noted that this would allow for a minimum lot size of 2,000 square feet, but added that he proposes to stay around 2,700 square feet regarding lot size. He explained that his goal would be 30’ wide lots with a series of 24’ wide cottages or row houses, noting that this design plan has been popular in other areas. He related that he feels the design concept would be detached two-bedroom houses with 6’ between each property. He stated that while he has not decided on the exact home square footage he feels it would probably be around 800 or 900 square feet. He then answered that there would be two single parking pads in front of each house with additional parking in the center around the clubhouse. He explained that the development street would loop or horseshoe with two entrances on James Street. Commissioner Brannen questioned the widening of James Street, noting concerns for traffic congestion in the area. 2 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING DECEMBER 8, 2008 7:00 P.M. - 7:39 P.M. Mr. Penn stated that the development could be pushed far enough back to allow for any widening on James Street, adding that he doubts it would be more than a one-lane addition. He then further noted that the Bridge would have to be redesigned to provide any benefit. In response to a question posed by Alderman Howard, Mr. Penn stated that he did not consider an access from North Jeff Davis, explaining the option to install security gates regarding both access on James Street. He added that he felt this would be a better utilization of the property. Discussion ensued and it was clarified that a zero lot-line structure cannot be more than 200’ in length if attached, mostly because of fire protection codes. Commissioner Young clarified that the lots would be 30’ wide, 24’ driveway, 10’ front yard with 10’ between each house. Commissioner Herbold questioned what this development could offer the City of Jacksonville that is not offered by an apartment or duplex area. Mr. Bond stated that the competition would be between this type development and a garden home as opposed to an apartment. It was noted that garden homes are typically purchased. Mr. Bond offered that some elderly residents do not always want to own a home, adding that the design concept has been popular in other areas. Mr. Penn stated that the detached concept is his personal preference, noting that he does not feel people want to share a common wall. He added that detached offers a better look; with a serious of houses that line up with a cottage feel. Commissioner Herbold noted that he anticipates argument when the rezoning is requested, explaining that residents usually have concerns regarding rental property. He noted the high percentage of rental property in Jacksonville compared to other cities. Mr. Penn stated that his first approach would be to offer housing to seniors 55 years and up. Mr. Bond added that it would be similar to the housing facility behind the Stonewall Subdivision. 3 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING DECEMBER 8, 2008 7:00 P.M. - 7:39 P.M. In response to a question posed by Commissioner Young, Mr. Penn answered that the clubhouse would be a community center for the 21 houses in the development. He noted that it would be a place to gather for activities. Mr. Penn then answered Alderman Howard, that garbage pickup would be curbside pickup by the City. Mr. Bond offered that each unit would have its own water meter. It was clarified that there is 50’ right-of-way for the street and the ditch is located in the middle of the vacant street area. Mr. Bond offered that he feels that is the reason the street was never built. It was then noted that the power line to the rear of the property would be re-routed. Mr. Bond noted that the Brown Subdivision was originally platted in 1954, adding that there are still some vacant lots where Jeff Davis intersects with Hwy. 67. Mr. Bond offered a brief detailed history regarding the development of the Brown Subdivision. Commissioner Gray noted that the street right-of-way is proposed as 30’, which is different from what has occurred previously. Mr. Bond noted that normal street width is 27’, but added that the development would not consist of individual lots. He stated that the individual houses would not be for sale. He explained that the property is not being proposed as platted and that it would not have public streets. Mr. Penn stated that he would own all the units and the development is being proposed as a complex. City Planner McCulley noted that if the property is being proposed as one lot with multiple tenants then the rezoning would be for multi-family under one ownership, adding that the development would be private with a private drive. He noted the issue of garbage pickup, noting the need for a dumpster type garbage pickup. Mr. Bond concurred that ultimately there may have to be dumpsters for the development. Commissioner Gray stated that he felt the development is a viable concept, adding that he believes there to be a demand for a controlled facility smaller than normal with age limits. He noted that the zoning would need to be addressed. 4 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING DECEMBER 8, 2008 7:00 P.M. - 7:39 P.M. Mr. Penn then clarified that if the development can be worked with the existing openings in the brick fence, then the fence would remain as part of the development. He added that the remainder of the project would be fenced, but it maybe not a brick fence. Commissioner Herbold questioned the possibility of setting an age limit for rental property. City Attorney Bamburg clarified that the development can be dedicated to be a certain age range such as senior, noting that it is very common in retirement communities for properties to be marketed and presented to a certain age range. He noted that certain provisions would have to be observed but it is possible. Commissioner Gray questioned if the concept for ingress and egress could be changed to provide one instead of two entrances. Mr. Bond stated that it is very difficult regarding a small area to be able to maneuver unless there is two accesses. He noted that it might be more efficient for the drive to be a one-way. Commissioner Herbold noted that currently there is no other such similar development in the City. City Planner McCulley concurred, adding that detached senior residence is a new concept for the City of Jacksonville. He noted that the senior residence in Stonewall is attached duplexes and triplexes. He added that he believes the concept is unique to Jacksonville and would be a good fit. Mr. Penn then answered that the exterior would probably be siding, adding that he has not decided yet. He stated that he is trying to stay away from vinyl siding and would probably decide on a concrete board that would look like lap siding. He related that his concept was for exposed rafter tails with a throwback to an old style row house with a steep pitch roof, cable front and back with a shed type porch on the front and rear. He stated that it would have a unique architectural style, but added that the final design is still in the works. He offered that his plan would be to construct approximately half of the development because of financing and then complete the second half the following year. Commissioner Brannen moved, seconded by Commissioner Gray to approve the overall design concept of plan A or plan B as presented. MOTION CARRIED. 5 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING DECEMBER 8, 2008 7:00 P.M. - 7:39 P.M. BUILDING PERMIT(S): PRELIMINARY SITE PLAN Lighthouse Charter School Commissioner Young recused himself from discussion and voting due to involvement with the project. Mr. Aaron Robinson offered the site plan for the charter school phase I for K-6, adding that he would return with a more detailed plan including the utilities, grading and drainage. He noted that one issue discussed with City Planner McCulley was the floodplain and floodway as shown on the site plan, explaining that it is based on preliminary maps that have not been adopted yet. He continued that the old maps, which have the floodway and floodplain, do not actually encroach on the land as much as this, explaining that they endeavored to set the building to plan for the new floodplain maps when they are published. He stated that the plan that will be presented in January would have both and have the correct floodplain statement. City Planner McCulley stated that the property consists of approximately 4.25 acres, adding that the first phase would be 28425 square feet. He related that the property would need to be platted, noting developer plans to plat the property as lot 5 of the existing subdivision. He then stated that the plan should reflect that the current FIRM map information and a LOMR may be required because the new preliminary maps are showing that part of the proposed building would be encompassed within the floodplain. He explained that FEMA would send out the new maps and if there are any objections or changes they are submitted by the different municipalities. He stated that legally the City is required to go by the old maps until the new ones are adopted, noting that the old maps are less restrictive. He supported the next plan, which would show both issues of information. Commissioner Gray clarified that the easement between lots 3 and 4 would be included in this plat of lot 5. Mr. Robinson concurred, saying that the 36’ access easement has already been platted. He then answered that the easement has been built out and is already concrete. He continued saying that curb and gutter will be put in. Discussion ensued regarding preliminary site plan requirements, City Planner McCulley answered that the developer would have to return to the Commission with a preliminary plat of the property, noting that the preliminary site plan is the design concept of the project on the property. 6 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING DECEMBER 8, 2008 7:00 P.M. - 7:39 P.M. Commissioner Gray moved, seconded by Commissioner Herbold to approve the preliminary site plan for Lighthouse Charter School as requested. MOTION CARRIED with Commissioner Young abstaining. GENERAL: ADJOURNMENT: Chairman Traylor without objection adjourned the meeting at approximately 7:39 p.m. Respectfully submitted, _________________________ Susan L. Davitt 7