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10 JUN 14.doc CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING JUNE 14, 2010 7:00 P.M. - 8:01 P.M. OPENING REMARKS: The Planning Commission of the City of Jacksonville, Arkansas met in regular session on June 14, 2010. Chairman Gray opened the meeting at approximately 7:00 p.m. expressing appreciation to those in attendance. ROLL CALL: Commissioners Art Brannen, Glen Keaton, Chad Young, John Herbold, Joe Ott, and Alderman Howard answered ROLL CALL. Chairman Gray declared a quorum. PRESENT (7), ABSENT (2). Others present for the meeting were City Engineer Jay Whisker, Mike Traylor, Tommy Bond, Dickie Penn, Aaron Robinson, David Jones, Tracy Smith, interested citizens, petitioners, and press. PRESENTATION OF SERVICE PLAQUE TO MIKE TRAYLOR: Chairman Gray presented former Chairman and Planning Commissioner Mike Traylor with a service award plaque for his service and volunteerism to the City of Jacksonville and the Planning Commission from January 2003 through December 2009. CORRECTION AND/OR APPROVAL OF MINUTES: Commissioner Young moved, seconded by Commissioner Herbold to approve the minutes of the regularly scheduled Planning Commission meeting of 10 May 2010 as presented. MOTION CARRIED. PUBLIC HEARING(S): a. REZONING Lots 1-10 Corner of Stanphill Road and Lemac Drive from R-6 to R-1A Chairman Gray clarified that even though the property is being presented as lots 1-10, technically the property is still on a metes and bounds description. Chairman Gray opened the public hearing at approximately 7:02 p.m. Representative Tommy Bond related the property was approved last month for a zoning reclassification from R-6 to R-1, explaining that the petitioner is now requesting to change that request to R-1A. He explained that the developers withdrew the R-1 request before being finalized by the City Council and is requesting that the Planning Commission give consideration to reclassifying the property as R-1A. He presented the Planning Commission with sketches showing the intention to subdivide the property into 12 lots. He stated that the R-1A minimum lot size is 50’ X 100’, adding that the proposed lots would range in depth from 128’ up to 148’ X 50’ wide. He related that the gas pipeline area would be donated to the City as a park/access easement. With no one to speak in opposition, Chairman Gray closed the public hearing at approximately 7:04 p.m. 1 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING JUNE 14, 2010 7:00 P.M. - 8:01 P.M. In response to a question from Commissioner Young, Mr. Bond responded that the change is a dimensional issue. He explained that the developer has had success with smaller houses built with these dimensions in Runyon Acres. Developer Tracy Smith then answered that the proposed houses would be 1,000 to 1,200 square feet, adding that there would be a minimum of 8’ between each house. She went on to say that the houses would probably be 3 bedrooms with 2 baths, adding that some of the homes would have 1-car garages. Chairman Gray clarified that the predominant change would be the lot width from a 60’ minimum to a 50’ minimum. Mrs. Smith offered that the reason for the dimensional change was because of the expense of sewer and water, adding that the extra lots would make the project feasible. In response to a question from Commissioner Ott, Mr. Bond related that there were 10 proposed lots in the former sketch that were prepared for a mobile home subdivision. Mrs. Smith pointed out that the new project would be single-family housing as opposed to a mobile home development, answering that the proposed price range is estimated around $90,000 to $115,000. She then answered that she felt sure if approved, the project would begin within the next four to six months. She then answered Chairman Gray that they have closed on the property. Mr. Bond clarified that the street is complete, adding that the only issues would be water and sewer. In response to a question from Commissioner Young, City Engineer Whisker concurred, saying that the only issues would be water, sewer, and sidewalks. He related that the project is attached to a subdivision recently reviewed by the Planning Commission, which would finish the water line stretching from Stanphill to Southeastern. Alderman Howard moved, seconded by Commissioner Herbold to recommend to the City Council the rezoning of property located at the corner of Stanphill Road and Lemac Drive from R-6 to R-1A. MOTION CARRIED. REQUEST TO APPROVE PLAT(S): a. FINAL PLAT Base Meadows PH 3 Mr. David Jones of Marlar Engineering, representing for owner Greg Heslep, stated that construction has been completed and the as builts have been assembled to the utilities. He stated that the utilities have approved those, adding that this phase consist of 18 lots. 2 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING JUNE 14, 2010 7:00 P.M. - 8:01 P.M. City Engineer Whisker stated that the developer has completed all requests of the City, adding that the sidewalk along Hwy. 107 has been constructed along with the street with leave-outs for driveways. He stated that the improvements look great and it was a fantastic job, adding that the utilities have given approval. Commissioner Herbold moved, seconded by Commissioner Brannen to approve the final plat of Base Meadows PH 3 as presented. MOTION CARRIED. Discussion ensued regarding a cancelled City Council meeting, noting that the next time the City Council would meet would be July 1, 2010. City Attorney Bamburg clarified that the plat could not be filed until after the City Council approves the final plat. b. REPLAT Lots 1-6 St. James Place formerly James Manor Development Mr. Dickie Penn stated that he is requesting to final plat these six lots and be permitted to move forward. Chairman Gray noted that the lots have been redrawn to reflect comments and suggestions from the previous Planning Commission meeting. Mr. Penn stated that they incorporated the requests from Commissioners Dollar and Young. Mr. Bond clarified that the two end lots are 43’ wide and the open space was moved from the middle to each end of the lots as per request of the Planning Commission. He explained that this is a replat of existing lots. Chairman Gray clarified with Mr. Bond that what is being considered is a replat of the original lots in the Brown Addition, noting that it had been rezoned into a PUD. Mr. Bond agreed, saying that these lots are part of the PUD, suggesting that it is Phase I of the PUD. Chairman Gray stated that he wanted to make sure that it is not referred to as a replatting of the Brown Addition, adding that it needs to be PH I of the PUD. City Engineer Whisker stated that he would consider it to be both, but offered that in order to make sure it matches the bill of assurance for the district being set up, it would be best to call this the final plat of Phase I of St. James Place. Mr. Bond stated that it also needs to be referred to as a replat so that the abstractors can follow the chain of title. 3 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING JUNE 14, 2010 7:00 P.M. - 8:01 P.M. Chairman Gray concurred, stating that in his opinion it needs to refer to the PUD, which is not only this property but the additional property that fronts North James Street. It will be considered PH I of St. James Place PUD also a replat of lots 1-6 of the Brown Addition. Commissioner Brannen questioned if the present proposal would affect the overall PUD, and if it does affect the PUD how would that then affect the City Council having rejected it last time and sending it back. City Engineer Whisker clarified that the reclassification to a PUD was rd passed at the last City Council meeting of June 3 and the Phase I and/or replat matches the top six lots on this plat. He offered that the reason the rest of the PUD is not on this plat is because the utilities and roadway have to be engineered. He noted that all improvements for lots 1-6 are existing, adding that the developer would have to bond for sidewalks. Commissioner Young questioned if the lot lines are where they were originally, asking for clarification regarding the adjustment. City Engineer Whisker stated that originally the open space was between lots 3 and 4, which have now been shifted to lots 1 and 7 in order to create distance from the southern neighbor. He continued saying that instead of lots 3 and 4 having a zero lot line with open space, lots 1 and 6 now have zero lot lines along the open space as well as 7 and 12. Commissioner Young clarified that his question was in reference to the original plat. He stated that a replat would be an official change from the original plat. Mr. Bond explained that the original plat consisted of six 50’ wide lots. He added that it shifts the lot lines slightly. He related that lots 2 through 5 are still where they were, adding that the back halves of the lots were cut off. He clarified that these lots are 95’ deep while the original lots were 190’ deep. Commissioner Young then clarified that the front yard setback on North Jeff Davis is 25’ and City Engineer Whisker noted that the rear yard setback is 10’ and 5’ from either side. It was noted that the front yard setback regarding existing homes on North Jeff Davis is 35’. Mr. Penn stated that there are some sporadic setbacks closer than 35’ toward the corner, adding that they are much older homes. Commissioner Young moved, seconded by Commissioner Herbold to approve the replat/final plat of PH I of lots 1-6 of St. James Place. MOTION CARRIED. 4 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING JUNE 14, 2010 7:00 P.M. - 8:01 P.M. c. PRELIMINARY PLAT Courtyard Cottages, Lot 1 Mr. Aaron Robinson of Bond Engineering stated that this is a one lot subdivision, noting that the Planning Commission had reviewed the site plan previously. He stated that in talking with City Engineer Whisker it was recommended that the property be platted. City Engineer Whisker explained that the project has been three years in the works, adding that the developers have finally secured State funding. He stated that the developer is doing the project in two separate sizes, clarifying that it will be apartments for the elderly. He stated that they are proposing that the project would be similar to Otter Creek, also similar to the senior residences at the end of East Martin. He related that the site plan was approved, but had a problem so it is being resubmitted. He noted the need to have the property platted. He stated that the plat would require sidewalks along Military and Loop Roads. He noted that Loop Road has 100’ of right- of-way, explaining that the actual street is built on 50’ of that right-of-way. He stated that there is 75’ of right-of-way to the west and 25’ of right-of-way to the east. He stated that when Loop Road becomes a 4-way street there is 50’ of right-of-way to build. He noted that the proposed property is located to the east, explaining that ideally the finished side would have curb, gutter, drainage and sidewalk. He related that it is his understanding that the cost of curb, gutter and drainage for this particular piece of property is probably going to be prohibitive for the apartments to be built. He stated that the curb and gutter would not be so much of a problem but once you start that you need to have piped covered drainage instead of open drainage. He stated that curb and gutter with open ditches could allow for future covered drainage to be constructed. Mr. Robinson agreed, noting that there is a detention area up front. He stated that with the open swells there is the possibility that when everything is reconfigured and redone that some drainage could be put in. He then added that the sidewalks would probably have to be taken out to have drainage put in. City Engineer Whisker pointed out that Murrell Taylor Elementary School is located directly behind this piece of property and there are sidewalks along Loop Road on the west side through this area. He then explained that this property attaches to First Electric Cooperative, pointing out that it has curb, gutter, drainage, and sidewalks. In response to a question from Chairman Gray regarding the project at Graham and Loop Roads, City Engineer Whisker recalled that because the houses do not attach to Loop and because it has 75’ right-of-way curb and gutter were not required on that corner of Loop Road. He stated that it is on the unfinished side of Loop Road. He went on to say that the City did require sidewalks but no curb, gutter, or drainage. 5 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING JUNE 14, 2010 7:00 P.M. - 8:01 P.M. He stated that the swells take in the water and runs it across Loop Road. He noted that First Electric does access off Loop in at least three separate locations. He noted other areas in town that have homes that back up to the street, explaining that the City did not make the developer put in curb and gutter. In response to a question from Commissioner Brannen, City Engineer Whisker noted that the site plan had been through the Planning Commission earlier, adding that the revised site plan is on the agenda following the preliminary plat. He then added that he has not seen the landscaping plan as yet, but it is his understanding that some of those details are still being worked out. He stated that at this stage of the development, sidewalks are the most important issue for the City. Chairman Gray clarified that the request is for a preliminary plat with sidewalks but no curb and gutter. He then explained that the difference being that in other circumstances when developing straight off the street, we would ask for curb and gutter. City Engineer Whisker agreed, noting that the Crooked Creek Subdivision backs up to General Samuels and there is a sidewalk along the back and in-between is the ditch. He stated that when you have an enclosed type subdivision, the street’s curb and drainage falls back into the City’s hands for construction. He stated that when houses face the street, typically the developer will construct the curb, gutter, and drainage. He related that this would follow under the same pattern; there are two driveways into the development. He added that some of the apartments would back up to Loop Road with a fence around the entire development. Discussion ensued as to the responsibility of the City to curb and gutter when Loop Road is widened. Commissioner Young questioned if typically on large scale developments, are street improvements required. City Engineer Whisker stated that the City has required those improvements, adding that is the reason he offered First Electric in the discussion. He then added that First Electric is not a self enclosed complex, it faces Loop Road. Chairman Gray clarified that the City is not requesting sidewalks with no street improvements on Military Road, noting that it is a State Highway. City Engineer Whisker agreed, saying that street improvements on Military Road would be up to the Highway Department. He added that the City is requesting a sidewalk along Military to help advance the sidewalk to Murrell Taylor Elementary School. Commissioner Young raised the question of having street improvements between the entrances and then the City could fill in the remainder. 6 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING JUNE 14, 2010 7:00 P.M. - 8:01 P.M. City Engineer Whisker stated that the developer will do as the Planning Commission directs, noting that Loop Road is a major thoroughfare and entrance to the City of Jacksonville. He then answered that the sidewalks would be on the City right-of-way line as a way to define the City rights-of-way. Discussion clarified that the west side of Loop Road is the right-of- way for widening the street and the east side will have no more improvements with the exception of curb and gutter. Loop Road will not be any closer to the property than it is currently. City Engineer Whisker stated that unless a center turn lane or a right hand turn lane were put in the road, the curb and gutter would be put in 13’ behind the center line of Loop Road. Chairman Gray noted that there is a 100’ right-of-way which is larger than most rights-of-way, normally they are 50’. City Engineer Whisker stated that typically the City has 50’ with 13.5’ behind the curb and gutter. The sidewalk would be from 22’to 25’from the property. In response to a question from Chairman Gray, City Engineer Whisker stated that this property does not have any drainage or flooding problems. He explained that the water goes through the north end of the property and there is some drainage through the property. He related that they are using some of the front swells as detention to help with any water that would flow through to the east that might affect the neighbors due to the construction of this property. In response to a comment from Commissioner Herbold, City Engineer Whisker related that the units form a circle around the central theme of the parking lot through the center of the development. He then related that the four-plexes have fronts on both sides. He explained that because they are apartments they are considered differently, adding that the drives are not directly off Loop Road. Discussion ensued regarding the street improvements and drainage along Loop Road. In response to a question from Commissioner Young, City Engineer Whisker stated that the Master Street Plan calls for Loop Road to be arterial but does not address the curb factor. Commissioner Young stated that he could support no curb and gutter if the Master Street Plan called for it to be a rural type street without curb and gutter. He related that the main thing would be to have it more conducive to school children and senior residents using the sidewalks by having the ditch covered. 7 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING JUNE 14, 2010 7:00 P.M. - 8:01 P.M. Mr. Robinson stated that it could be designed that way, but it comes down to a matter of money. He related that this project is already over budget and they are trying to cut expenses. He added that they have agreed to sidewalks but are trying to stay away from having to put in bigger drainage pipes regarding the detention, curb, and gutter. He stated that once you put in curb and gutter you have to socket the street to get a smooth edge and usually you have to come back and fill that in and overlay. He stated that it looks nicer from an aesthetic standpoint, but it is a matter of money. Mr. Robinson then noted that he is having to request that the site plan be tabled because the landscaping plan did not get submitted, saying that he would bring it back next month. He then offered that if the Commission would like to table this item until next month, he would be agreeable. Commissioner Brannen moved that the Preliminary Plat of Courtyard Cottages be tabled until next month. Commissioner Young offered that he felt a motion for the preliminary plat could be accomplished at this meeting. City Attorney Bamburg offered that if the petitioner pulls the revised site plan from the agenda he could return later, which would keep the Planning Commission from having to take any formal action. MOTION dies for lack of a second. Commissioner Young moved to approve the Preliminary Plat of Courtyard Cottages. City Engineer Whisker questioned if the approval had any contingencies for drainage improvements or sidewalks. Commissioner Young withdrew his motion. Commissioner Herbold stated concerns for setting precedence, questioning what is to prevent all developers from requesting relief from improvements and saying that such improvements would be cost preventative to the project. He stated that the line will be difficult to draw. Chairman Gray questioned the contingencies for Graham Settlement. City Engineer Whisker stated that it was sidewalks only, the difference being that it is on the undeveloped side of Loop Road. He explained that is the side of Loop Road that would be extended, adding that the existing Loop Road would become the two east northbound lanes. He related that the southbound lanes would be built closer to Graham Settlement. 8 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING JUNE 14, 2010 7:00 P.M. - 8:01 P.M. Mr. Robinson then noted that there are sidewalks on the undeveloped side of Loop Road also. Mr. Bond clarified that if they were to have built the curb and gutter it would have had to be 20’ back from the edge of the existing side of Loop Road. He then answered Chairman Gray that for the opposite side of Loop Road across from Graham Settlement, they proposed to have the houses back up to Loop without improvements to Graham Road. City Engineer Whisker noted that for one proposal they had discussed having the houses face Loop and build an additional lane of roadway with curb and gutter because they were facing Loop Road. He then related that there was discussion about facing the houses toward Loop Road and building a 20’ asphalt alley to the rear with back garages. Chairman Gray questioned if any of those plans included curb and gutter for Loop Road. City Engineer Whisker stated that it did when it was being proposed that the houses would face Loop Road. Commissioner Young questioned the circumstances for Base Meadows. City Engineer Whisker stated that the developer dedicated 25’ of right-of-way along Hwy. 107 and constructed a sidewalk at the right- of-way line leading up Hwy. 107. He then noted that none of the houses face Hwy. 107 and there is no existing curb or gutter on Hwy. 107. He stated that the extra right-of-way is for expansion. He then answered that Crooked Creek has internal sidewalks, curb and gutter but there is none along General Samuels. He stated that Harris Road has curb and gutter but those houses face the street. Commissioner Herbold questioned if curb and gutter were required regarding the Smith Addition off North First Street and Woolfort. City Engineer Whisker stated that it was required for some distance. Mr. Robinson stated that it was required along North First Street regarding the three lots that face North First Street, adding that they dedicated 25’ of right-of-way regarding the private road. He then noted that they put in curb and gutter down to where the entrance drive is but not the remaining part of Woolfort. Commissioner Ott raised the issue of having Mr. Robinson present the possibility of curb and gutter between the two entrances into the development. 9 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING JUNE 14, 2010 7:00 P.M. - 8:01 P.M. Commissioner Young stated that he feels the precedent for any large scale development, whether it faces the street or not, should contribute to the improvements of the streetscape calling for curb, gutter, and sidewalks. Commissioner Brannen moved, seconded by Commissioner Young to table the preliminary plat until the next regularly scheduled Planning Commission meeting of July. MOTION CARRIED. BUILDING PERMIT(S): REVISED SITE PLAN Courtyard Cottages Petitioner withdrew the item of business until further notice. GENERAL: ANNOUNCEMENT: ADJOURNMENT: Chairman Gray without objection adjourned the meeting at approximately 8:17 p.m. Respectfully submitted, _________________________ Susan L. Davitt 10