10 MAR 08.doc
CITY OF JACKSONVILLE, ARKANSAS
REGULAR PLANNING COMMISSION MEETING
MARCH 8, 2010
7:10 P.M. - 7:45 P.M.
OPENING REMARKS:
The Planning Commission of the City of Jacksonville, Arkansas met in
regular session on March 8, 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, Susan
Dollar, John Herbold, 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, Tommy
Bond, Brent Weeks, Dickie Penn, Mayor Fletcher, interested citizens,
petitioners, and press.
CORRECTION AND/OR APPROVAL OF MINUTES:
Commissioner Brannen moved, seconded by Commissioner Young to approve
the minutes of the regularly scheduled Planning Commission meeting of
11 January 2010 as presented. MOTION CARRIED.
PUBLIC HEARING(S):
REQUEST TO APPROVE PLAT(S):
BUILDING PERMIT(S): a. SITE PLAN 1925 West Main Street
Mr. Brent Weeks stated that he has a Joe’s Bravo Espresso located in
Cabot that is very successful, adding that he had spoken with Mr.
Peacock regarding the prospect of adding a location on the Southerland
property in Jacksonville. He related that the Water Commission was
favorable regarding his request. He then added that eventually he
plans to locate an additional three stores within the City. He
offered the Commission an alternate site plan, explaining that he
would like to amend the orientation of the building on the site. He
explained that he is proposing to turn the building 90° to offer a
better traffic flow for window service. He stated that he did not
feel with the enormity of the parking lot, that turning the building
would present any problems. He noted that he would, additionally,
have the concept approved by Mr. Simpson at the Water Department.
In response to a question from Chairman Gray, City Engineer Whisker
clarified that the property known as the “old Southerland building” is
now owned by the Jacksonville Water Commission. He explained that the
Water Department has leased Mr. Weeks a location on the property for a
prefab building. He then answered that the traffic count on West Main
is approximately 15,000 cars daily. He further explained that the
building line is 100’ from Main Street and Mr. Weeks is proposing to
place the building another 25’ behind the concrete, which is the 25’
build line off the property line. He stated that the only difference
in site plans is the proposal to turn the building 90° so the traffic
can circulate along the front versus the side, contingent on approval
from the Water Department.
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CITY OF JACKSONVILLE, ARKANSAS
REGULAR PLANNING COMMISSION MEETING
MARCH 8, 2010
7:10 P.M. - 7:45 P.M.
Commissioner Herbold confirmed that the new proposal would reorient
the building to face West Main Street.
City Engineer Whisker related that he had met with Mr. Weeks regarding
landscaping requirements, but noted that the Water Department has not
finalized the overall landscaping plans and are requesting that
landscaping action be deferred at this time. He stated that Mr. Weeks
would share in some portion of the total landscaping plan when that is
finalized. He explained that the Water Department has hired an
architect to match City Hall and the architectural style identified on
the west side of town.
As opposed to approving both plans, Commissioner Dollar suggested that
the preferred site plan be approved contingent upon approval from the
Water Department.
City Engineer Whisker noted that both site plans include the building
being 25’ back and 20’ from the driveway regardless of the building
being turned. He offered that in case the Water Department preferred
the other plan, it would be more expeditious for Mr. Weeks to have
both approvals.
Mr. Weeks pointed out that the traffic flow would have to be optimum
for him as well as the City, noting that if customers are tied up in
traffic it would not be good for him or the City. He explained that
his service needs to be fast, adding that he should be able to
complete service to a vehicle in 90 seconds.
In response to a question from Commissioner Young, Mr. Weeks concurred
that he is hoping for a more permanent location, explaining that Mr.
Simpson had related plans to sell off an out-parcel of the property,
hoping to attract a buyer to locate a new restaurant in Jacksonville.
He stated that he may only be at this located for two years but
hopefully he will be able to find a narrow space to locate his
building. He then answered that if approved he would be open and
operating within 60 days.
City Engineer Whisker answered that he believes the current zoning is
commercial. He explained that since there is already a primary
building on the property, he brought the request before the Planning
Commission because there would actually be two separate businesses on
the same parcel.
Discussion ensued and the question of granting permission through the
process of a conditional use was suggested by Commissioner Brannen.
Mr. Weeks explained that the building is mobile and can be moved to
another location if necessary.
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CITY OF JACKSONVILLE, ARKANSAS
REGULAR PLANNING COMMISSION MEETING
MARCH 8, 2010
7:10 P.M. - 7:45 P.M.
Chairman Gray clarified that the purview for the Planning Commission
would be to consider allowing a lease for a mobile building at the
site under permission from the current property owner.
City Engineer Whisker remarked that the difference with this request
is that the building will be placed on property owned by the Water
Department with an existing primary building, adding that the mobile
building would share the same parcel.
City Attorney Bamburg clarified that the lease agreement will have a
provision stating that if the business is not operable, the building
will be removed from the property.
Alderman Howard moved, seconded by Commissioner Herbold to approve the
site plan for Blue House Inc. dba Joe’s Bravo Espresso at 1925 West
Main Street with deference of landscaping pending a master landscaping
plan from the Water Department. MOTION CARRIED.
b. SITE PLAN Courtyard Cottages Military and Loop Roads
Mr. Tommy Bond related that the architect of the project, Mr. Terry
Burress is also available for questions. He explained that a
conceptual plan is being presented, saying that they are seeking
concept approval before beginning the detail design of the project.
He then answered that in general it is the same site plan that was
previously presented to the Planning Commission. He noted that the
Water and Wastewater issues have been resolved with those Departments.
Mr. Burress then answered that the project would consist of 88 units,
explaining that there are 72 two-bedroom units and 16 one-bedroom
units.
Mr. Bond added that the project is designed to appeal to older retired
residents. He noted a centrally located community building with a
generous amount of sidewalks in the project.
Mr. Burress explained that the project would be limited to the
elderly. He noted that all design elements would strictly adhere to
ADA guidelines. He then added that landscaping would exceed
requirements by the City. He explained that the developer is hoping
to break ground by the first of June. He added that the developer is
seeking conceptual approval before Bond Engineering begins the grading
and utility site plans. He stated that it is not noted on the site
plan but the property will be fenced with a wood fence on the east and
north sides. He then added that there would be an aluminum picket
type fence on the Military and Loop Road sides. He stated that they
are not intending to gate the project at this time, explaining that
the fence will extend to the entrance for later consideration to gate.
He stated that the secondary access was originally planned as an exit
only, but is now being considered as a secondary entrance at the
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CITY OF JACKSONVILLE, ARKANSAS
REGULAR PLANNING COMMISSION MEETING
MARCH 8, 2010
7:10 P.M. - 7:45 P.M.
request of the City. Both curb cuts onto Loop Road will function as
ingress and egress. He stated that they are excited about the
project, saying that it fulfills a need within the City of
Jacksonville.
In response to a question from Commissioner Young, Mr. Burress
answered that the setback along Military Road is proposed to be
approximately 15 feet. He then answered that there would be 15 to 16
feet between the actual units from the porch line. He added that the
project does meet all other setback requirements, pointing out that
most of the buildings are in the 20 to 25 foot range of separation.
He then answered that all the units would have a sprinkler system
because of quad-plex requirements. He explained that it would be a
domestic R-13 system, adding that this is a new requirement from the
State Fire Marshall as of approximately one year ago.
In response to a question from Commissioner Herbold, Mr. Burress
stated that the northern section would be phase one, including the
community building and the main entrance. He stated that the
intention is to build the project as a single phase.
Mr. Burress then confirmed with Commissioner Dollar that the units
would be rental. He then answered that there is no intent to serve
meals in the community building, explaining that the project is
proposed as an intermediate complex for empty nesters, but not
considered an assisted type living facility. He then explained that
there would be a small prep kitchen in the community building. He
noted that this facility is modeled after the one in Otter Creek,
which has a lot of day activities including quilting, photography, and
potluck lunches.
In response to a question from Commissioner Young, Mr. Burress stated
that most of the sidewalks connect, adding that there are only a few
areas where residents would have to cross the parking areas. He noted
that with a few more connections the sidewalks would basically make a
loop. He then answered that the community building would host a small
library room, fitness center, as well as a meeting room with kitchen
facilities. He then added that it would also have a small laundry
room, but noted that every unit would have washer and dryer hookups.
He explained that the funding source and the overview agency requires
a central laundry facility in case a resident’s washer or dryer
breaks. He answered that the exterior would be a combination of 40%
brick veneer and 60% horizontal siding, adding that there would be
architectural shingles.
In response to a question from Commissioner Herbold, Mr. Burress
related that the fence would be setback from the sidewalk leading to
the school. He then concurred that the east property line is adjacent
to the mobile home park. He then anticipated that if the project
begins in June it could be completed in 10 months, adding that he
would like to have certificates of occupancy issued in phases.
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CITY OF JACKSONVILLE, ARKANSAS
REGULAR PLANNING COMMISSION MEETING
MARCH 8, 2010
7:10 P.M. - 7:45 P.M.
Commissioner Young questioned if the dumpster in the center of the
courtyard could be relocated to the southwest area of the parking lot,
preventing it from being the focal point of that area.
Mr. Burress stated that there is adequate parking so it might be
possible to move the dumpster to that location. He noted that the
closeness to the units would be less desirable, adding that there
might also be complications with the truck accessing the dumpster. He
explained that the current proposed location is much more accessible.
He offered to excessively landscape and hide it behind bamboo to keep
it from being visible. He stated that it was a dilemma in planning
but ultimately it was felt the central location would be better for
client and truck access, adding for that reason he feels strongly that
it needs to remain in the proposed location with a good job of
landscaping. He offered to further research a different location,
adding that he would contact the waste company and garner their
thoughts regarding pickup and the possibility of sliding it further
back into the culdesac area.
It was noted that further design details and improvements would return
before the Planning Commission in a full preliminary plat with full
development plans including landscaping details.
Commissioner Young moved, seconded by Commissioner Dollar to approve
the general concept site plan for Courtyard Cottages offering
recommendations for connecting the sidewalks and dumpster relocation
considerations. MOTION CARRIED.
GENERAL: Request to close Bertha Street between James Street and Jeff
Davis
City Engineer Whisker explained that this item of business is a result
of the planned unit development across from Second Baptist Church on
James Street, also known as the Gwatney property. He explained that
to help meet the 20% requirement, the developer is requesting that the
City close the adjacent Bertha Street. He noted that the City would
still use the right-of-way for utilities. He offered that he does not
foresee a problem with closing and vacating the street, noting that
the street has not been built in the past 40 years since the property
was platted. He stated that Mr. Penn would use the property for green
space regarding his development.
City Attorney Bamburg noted that recommendation to close the Street
would be forwarded to the City Council for action by Ordinance.
In response to a question from Commissioner Young, City Engineer
Whisker responded that there is water, sewer, and storm water rights-
of-way in the Street, adding that those utility easements would be
preserved.
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CITY OF JACKSONVILLE, ARKANSAS
REGULAR PLANNING COMMISSION MEETING
MARCH 8, 2010
7:10 P.M. - 7:45 P.M.
Chairman Gray noted that most street closures are generally on more
than one property owner’s property; questioning how many property
owners would be involved in the closing of Bertha Street.
It was noted that the south end of Bertha Street abuts all of Mr.
Penn’s property, adding that it adjoins other lots on the north end.
City Attorney Bamburg clarified that the property would be divided
between the adjacent property owners by half and half.
Chairman Gray noted that the City has declared no need for the Street
and is being requested for closure.
In response to a question from Commissioner Young, City Engineer
Whisker concurred that the developer would be responsible for any cost
regarding access to the easements for maintenance.
Commissioner Herbold questioned if gaining half the street would be
enough space for Mr. Penn to complete his green space requirements.
City Engineer Whisker noted that the ditch is offset so it is actually
located on the north half of the property, adding that the drainage
ditch would remain as is. He then stated that green space
requirements would be incumbent on Mr. Penn, noting that Mr. Penn
might need to acquire the property from adjacent property owners.
Commissioner Young moved, seconded by Commissioner Dollar to recommend
the closing and vacating of Bertha Street to the City Council with
understanding that all utility lines would be preserved. MOTION
CARRIED.
REPLAT ON COMMONS DRIVE
City Engineer Whisker noted that he had administratively approved a
replat of two lots into one lot on Commons Drive for a resident that
owned the two adjacent lots. He stated that there were no easements
associated with the lots.
ANNOUNCEMENT:
ADJOURNMENT: Chairman Gray without objection adjourned the meeting at
approximately 7:45 p.m.
Respectfully submitted,
_________________________
Susan L. Davitt
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