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10 MAY 10.doc CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING MAY 10, 2010 7:00 P.M. - 8:17 P.M. OPENING REMARKS: The Planning Commission of the City of Jacksonville, Arkansas met in regular session on May 10, 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, Joe Ott, and Alderman Howard answered ROLL CALL. Chairman Gray declared a quorum. PRESENT (8), ABSENT (1). Others present for the meeting were City Engineer Jay Whisker, Tommy Bond, Dickie Penn, Tracy Smith, Joe Cummings, interested citizens, petitioners, and press. CORRECTION AND/OR APPROVAL OF MINUTES: Commissioner Herbold moved, seconded by Commissioner Young to approve the minutes of the regularly scheduled Planning Commission meeting of 8 March 2010 and the special scheduled Planning Commission meeting of 11 February 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-1 Chairman Gray opened the public hearing at approximately 7:02 p.m. Petitioner Tracy Smith related that currently the property is zoned for mobile homes, adding that they are requesting a rezoning to R-1 for single-family housing. She presented the Planning Commission with photographs of single-family homes similar to the homes that are being proposed for the project. With no one to speak in opposition, Chairman Gray closed the public hearing at approximately 7:05 p.m. Commissioner Young questioned and City Engineer Whisker concurred, that the lots being 128’ X 66’ would meet the zoning requirements for R-1. City Engineer Whisker offered that the minimum zoning requirements for R-1 is 60’ X 100’. He stated that the property was zoned R-6 for mobile homes subdivision and parks. He explained that the property was zoned in the late 90’s for a mobile home park, adding that the lots would have to be sold individually. He then answered that the City is not in opposition to the rezoning request. Chairman Gray related that the lots are already subdivided, noting that the use of the lots is being proposed for R-1 instead of R-6 with R-1 being a higher classification for residential use. 1 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING MAY 10, 2010 7:00 P.M. - 8:17 P.M. City Engineer Whisker concurred, but noted that currently the property is still a metes and bounds description that has not been formally subdivided as yet. He then explained that the plat being presented is a plat that was presented to the Planning Commission in 2002, adding that the platting process was never finished because of cost issues regarding the water and sewer. It was clarified that the property would later, on the agenda, be considered as a sketch plat submittal. In response to a question from Commissioner Dollar, City Engineer Whisker acknowledged that there are some duplexes located in the northwest area of the property; otherwise the north boundary of the property is all single-family R-0 or R-1. He then related that on the opposite side of Lemac Drive is a recently purchased mobile home park. The new owner has removed a lot of the mobile homes and is considering a different use of the property. Commissioner Brannen moved, seconded by Commissioner Young 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-1. MOTION CARRIED. b. REZONING James Manor Development from R-1 to PUD Chairman Gray opened the public hearing at approximately 7:09 p.m. Petitioner Dickie Penn requested the rezoning of a planned unit development. Chairman Gray noted that a proposed plat of the development was included in the packets. He announced that this would be the first opportunity for the Planning Commission, hosting the public hearing, to address a planned unit development created through a recent ordinance. He explained that the difference with this public hearing is that the Planning Commission will also consider an overview of the development plan before voting for the rezoning to a PUD. He advised the Commissioners of a dual responsibility to not only entertain the motion to rezone the property but also to discover the intent of the developer and how that intent is to be built out. Mr. Penn explained that on the Jeff Davis side he is proposing to have six basically 50’ X 95’ lots; adding that he is asking for minimum side and rear yard setbacks. He noted that the rectangular boxes on each lot represents the maximum building lines. He stated that the homes would have a two-car garage with a proposed 1200 to 1500 on average for the square footage. He stated that the sales price would be in the range of $130,000 to $150,000.00. He explained that the existing Gwatney house located on lots 13 and 14 would be divided into 2 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING MAY 10, 2010 7:00 P.M. - 8:17 P.M. two lots, adding that he would meet the fire code regarding a block wall to be built from the ground through the roof, such as with a condo. He explained that the units would be sold individually, adding that they would be roughly 1480 square feet each with a two-car garage, minimum two bedrooms possible three. He stated that most of the units would be two bedrooms. He recalled that he first came to the Planning Commission wanting to make a senior housing development, adding that financing to do a rental type development was not readily available. He then explained that he revamped the plan, adding that while the density is high, he feels there is a demand. He stated that he has tried to meet all criteria of a PUD, noting that he met with City Engineer Whisker and City Attorney Bamburg to make sure he meets the 20% open space requirement. He stated that he would begin the development with the six lots on North Jeff Davis, saying that basically it would require a few more water meters and sewer stubs and the property would be ready to start. He then stated that at the same time he begins that phase he would start on the street and start remodeling the Gwatney house into a duplex. Chairman Gray noted the need for the Commission to have a full understanding of the intent of the development. He opened the floor for questions from the Commissioners to clarify the proposal and design of the project. He concurred with Mr. Penn that he had met with City Attorney Bamburg and City Engineer Whisker to make sure that he had met all the requirements of a PUD. City Engineer Whisker concurred that he had met with Mr. Penn. He clarified with all parties that all legal issues regarding the compliance of a PUD were met through this design. Commissioner Ott questioned the issue of maintenance regarding the open space. Chairman Gray asked if there was a common property owner’s maintenance. Mr. Penn stated yes, there would be either a property owner’s or a special improvement district that will maintain all the open spaces. Chairman Gray clarified with Mr. Penn that the squares represent the maximum proposed boundaries of a house on the lots as the maximum building lines. Commissioner Herbold noted previous discussion regarding lots 19 and 20 having access to North James Street without backing out onto that Street. 3 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING MAY 10, 2010 7:00 P.M. - 8:17 P.M. Mr. Penn acknowledged that discussion, explaining that it is not drawn on this plat but offered that they have come up with enough room to back up on their side of the property, a turnabout. He added that it would actually be a part of permitting lots 19 and 20, asking City Engineer Whisker if his assumption that it would be part of the building permit process was correct. City Engineer Whisker stated that his discussion with Mr. Penn was to have some sort of shared driveway, maybe to where the concrete would come together between the two, so the vehicles could swing back out of their garages. He then answered that he is requesting a sidewalk on the development side of James Street, noting that there would be a sidewalk on North James, Bertha Street (to be renamed later), and one on North Jeff Davis. Mr. Penn related that a sidewalk would be constructed to offer access through the development from North James to North Jeff Davis. City Engineer Whisker clarified that there would also be a sidewalk along the loop road inside the development as well as the sidewalk Mr. Penn referred to along the open space. In response to a question from Commissioner Dollar, Mr. Penn answered that the space between lots 3 and 4 as well as 9 and 10 would remain just open space, adding that he is still undecided about a sidewalk in that area. He stated that he is trying hard to meet the 20% open space requirement without losing lots. He explained that the way he is proposing to layout lots 3, 4, 9 & 10; the building area comes up to the edge of the open space. He noted that those lot lines would be a zero lot line on that one side of the lots. He stated that lots 1, 2, 5, & 6 have 10’ of space between them and lots 3 and 4 will have 14’ of space with possibly a sidewalk through. Commissioner Brannen questioned if there would be enough room regarding lots 1 through 12 for emergency vehicles. City Engineer Whisker stated that the plan was reviewed by the Fire Marshall, stating that the 10’ mark is very specific, at 10’ they are allowed not to have to fire rate or sprinkle the houses, so it does meet the fire code as it stands. Chairman Gray noted that discussion has indicated that there would be a slight redesign regarding lots 19 and 20, with a prohibition for back out onto James Street. Mr. Penn stated that he is in agreement with that redesign. City Attorney Bamburg stated that it could be a prohibition included in the bill of assurance or it could be incorporated into the design of the lots or both. 4 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING MAY 10, 2010 7:00 P.M. - 8:17 P.M. City Engineer Whisker noted that lots 19 and 20 were connected with a 15’ concrete pad between them, allowing vehicles to swing out from the garage and turn. He stated that the closer the points of contact the better for traffic. Chairman Gray advocated a redesign of the lots and a prohibition in the bill of assurance as a common sense approach to the solution. Commissioner Ott issued concerns the next generation owner would want to put up a fence regarding the area between lots 3 and 4, and 9 and 10. Mr. Penn pointed out that the property would not belong to those owners, so they would not be able to fence the common property. Chairman Gray noted that there are similar instances in other neighborhoods, but added that it is a valid concern. He asked the Commissioners if they had any technical questions before opening the floor for other input from the public. Chairman Gray opened the public hearing for public comment at approximately 7:28 p.m. Mr. Bill Engel of 1212 North Jeff Davis stated that his home is directly across the street from the proposed development. He questioned if the redundant lines on the plat were drawn driveways. Mr. Penn answered that those lines represent the dimension lines. He then clarified for Mr. Engel that access from the homes would be off North Jeff Davis so they would have driveways off North Jeff Davis because the houses would face North Jeff Davis. Mr. Engle noted that that there is a dead end on the street, which is a narrow street that does not allow for parking on the street. He then pointed out that a current City ordinance prohibits parking on the street anyway. He stated that the lot is not very big for six houses. He stated that he does not understand how a $120,000 house can be placed on a lot that narrow. He stated that he feels it will bring existing property values down, noting that there are much larger homes across the street from this property. He stated that he could understand three but not six houses. He noted that he house would cover lots 3, 4 and 5. He questioned how wide the lots are proposed to be. Chairman Gray noted that the lot dimensions are noted on the plat that was provided to Mr. Engle. Mr. Engle stated that his lot is 100’ X 170’, noting that his lot covers two of the proposed lots. He reiterated his opposition for the density of the proposed development. He stated that more residents 5 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING MAY 10, 2010 7:00 P.M. - 8:17 P.M. from the neighborhood were suppose to be present tonight, adding that he plans to take a copy of the plat to those neighbors. He then questioned when the next Council meeting would be held regarding this property. Chairman Gray stated that when the City Council addresses this issue would depend on the Planning Commission action tonight. He went on to explain that this item is a specific rezoning request and would go to the City Council with any recommendation from the Planning Commission if the petitioner moves it forward. He then answered that th May 20 is the next scheduled City Council meeting. Mr. James Kenly of 924 North Jeff Davis agreed with Mr. Engle that this is too many houses for the size of the property. He pointed out that at the corner of Hill Street and North Jeff Davis approximately 20 years ago sixteen rental units were constructed, adding that over the years it became a mess. He stated that he is not implying that is what will happen with the proposal but the density is high for that small a space. He related that he could see six or eight but not 12 lots. Chairman Gray closed the public hearing at approximately 7:34 p.m. and opened a question and answer forum to the Planning Commissioners. Chairman Gray noted that this is the first time a PUD is being offered in the community, adding that this particular tract has been before the Planning Commission for almost two years under different circumstances. He noted that the planned unit development concept has been heavily discussed and specifically considered for this area. He asked the Commissioners for any questions regarding the design plan or the intent of the planned unit development. Commissioner Young questioned what the bill of assurance states the minimum size of home in the neighborhood should be or what the typical size of homes in the neighborhood is. City Engineer Whisker stated that the proposed development area is an older plat, explaining that the original plat has six lots facing North Jeff Davis backing up to six lots facing James Street. He stated that all twelve lots were 50’ wide but almost 200’ deep, roughly a 300’ X 400’ square. He stated that in this proposal Mr. Penn is taking lots 1 through 6, which is almost the same width with the exception of the green space through the middle and making the lots just less than half as deep. He then stated that he is not aware of the bill of assurance regarding the rest of North Jeff Davis. Chairman Gray surmised that while he is not familiar with the bill of assurance he believes the houses are at least 1200 square feet ranging up to 2500 square feet. He noted a mix of smaller and larger homes in the Brown Addition originally. 6 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING MAY 10, 2010 7:00 P.M. - 8:17 P.M. Commissioner Young stated that given comments regarding the density factor, he questioned if Mr. Penn has considered combining some of the lots to offer a much larger house look. He questioned if Mr. Penn had considered going from six houses to three. Mr. Penn stated that he had not considered that, adding that his goal was for small low-maintenance lots. He stated that this is a popular concept in many cities. He stated that the larger homes would not be worth any more money per unit, adding that it is all about dollars and cents when you have to put together a development. He stated that the homes will be low-maintenance, very tight yards with 25’ front yard setbacks that meet Code. He stated that there were six 50’ lots, so in theory he could have built six houses without requesting a rezoning; they would have been 200’ deep lots and no one desires a 50’ X 200’ lot. He reiterated that he had not considered bringing the density down to three houses. Chairman Gray stated his understanding that each of the units throughout the entire project will have a double garage. Mr. Penn stated that he set out to do a double garage, adding that it is not going to be one of the criteria, at minimum an oversized single garage, such as a 16’ garage. This would allow him to get a little more square footage and little bit less garage but every unit will have a 17’ or 16’ wide driveway so the occupant can park two vehicles side by side with at least a single-car garage but most will be two- car garages. Commissioner Young then noted that lots 6 and 12 are located adjacent to the open space and the sidewalk that boarders the open space, asking if there is anything to prohibit those two areas being abutted to that open space. City Engineer Whisker stated that the difference would be if the owner of lots 6 or 12 wanted to put up a fence beside their house to keep people from coming up beside their home. Chairman Gray asked if Commissioner Young were suggesting that the building line could be extended to the open space line such as with lots 3, 4, 9, and 10 as shown on the plat. Commissioner Young explained that he was trying to examine a solution to the cluster of 4, 5, 6, 10, 11, and 12; and sliding them to the open space. Mr. Penn offered to clarify, saying that the open space is the old part of Bertha Street and the easement that goes through there. He stated that there is a major drainage issue there, explaining that he is proposing to have a retention pond or retention ditch. He related that there would be no way to put houses into the open space. 7 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING MAY 10, 2010 7:00 P.M. - 8:17 P.M. Commissioner Young stated that he was suggesting that it could be up to the abutting property line of the open space. He stated that he likes the open space in the middle of the development, not particularly with a sidewalk but just a green area. He pointed out that if 4, 5, 6, 10 and 11 were slid to abut the open space it would create that much larger green space. He stated that he was looking for some relief from the cluster of units. He then offered that the green area could have a meandering sidewalk that cuts down through the middle to get to the sidewalk away from the houses to prevent traffic from walking next to the exterior side of a house. Mr. Penn stated that he understood the concept, offering that it might be an asphalt path, something more “tree friendly”. He stated that he would consider that. Commissioner Young then offered that lots 18 and 19 could also be slid over to again create a swath of green space, noting that it would create an additional 5’ of green space. He stated that if all criteria to meet the PUD ordinance has been observed, he would be willing to go ahead and make that motion. Commissioner Young moved, seconded by Commissioner Keaton to approve and recommend to the City Council the rezoning of R-1 to a residential PUD for the proposed development area known as James Manor. MOTION CARRIED. City Attorney Bamburg clarified for the public that the rezoning would be before the City Council on May 20th at 7:00 p.m. Mr. Engle noted from the audience that the property was under water during the heavy spring rains. Chairman Gray responded that review of the sketch plat would be an opportunity for the Planning Commission to address those concerns, adding those would be issues that the Planning Commission would be concerned about. He invited neighborhood residents to stay for the review of the sketch plat. REQUEST TO APPROVE PLAT(S): a. SKETCH PLAT Stanphill Road and Lemac Drive Tommy Bond of Bond Engineering stated that the sketch plat is the same as the original that was submitted to the Planning Commission with 10 lots. Chairman Gray noted that the property is a metes and bounds and would include the 140’ easement area. Mr. Bond stated that this is a narrow tract of land that fronts Stanphill Road and abuts Lemac Drive, which ends just past the 8 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING MAY 10, 2010 7:00 P.M. - 8:17 P.M. pipeline easement. He stated that they submitted a plan on two separate occasions, adding that the property abuts the property that belongs to Mr. Penn’s father and Mr. Camp was trying to develop. City Engineer Whisker then answered that the lot dimensions do meet Code regarding the R-1 rezoning request. He stated that with the exception of the 15’ setback on Stanphill, the setback on Lot 2 would have to be changed to a 25’ minimum. He assumed that the sketch being presented is the same sketch that was reviewed by the Planning Commission six or eight years ago, so the setback has changed to a 25’ setback. He added that the 140’ lot between lots 9 and 10 would be requested by the City to become a park or easement. He recalled an earlier discussion before the Planning Commission regarding some property behind this property to the north that would be used as part of an access to that property to prevent it from being landlocked. Chairman Gray noted that as a sketch plat certain improvements would not necessarily be required at this time. Commissioner Keaton questioned if the City could grant access across the gas line easement to obtain access to the property on the north side. City Engineer Whisker explained that the easement is for the gas pipeline but the ownership of the land is with Mr. Crook. He stated that the City would request ownership of the property and continue to grant easement rights, adding that the City would then either treat the property as a park or use it as an access easement. He then added that at the least the City would request a 50’ roadway easement. Chairman Gray noted that the easement area would be a consideration before the Planning Commission regarding the City’s intent. Commissioner Young clarified with Mr. Bond that once the 25’ setback is established it would leave 59’ to accommodate single-family construction. Mr. Bond remarked that 59’ would be plenty of space regarding a 40’ home with a 10’ side yard. Commissioner Young moved, seconded by Commissioner Brannen to approve the sketch plat of Stanphill Road and Lemac Drive with the addition of a 25’ setback on lot 2 and dedicating an easement or green space to the natural gas pipeline area. MOTION CARRIED. b. SKETCH PLAT James Manor Development Chairman Gray noted that the James Manor Development is the sketch plat for the previous PUD item. He noted that this would be the opportunity to discuss the criteria of the sketch plat. 9 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING MAY 10, 2010 7:00 P.M. - 8:17 P.M. Commissioner Dollar supported the concept of a meandering walkway; she then stated that she would want to see a sidewalk wider than the ordinary 4’ requirement, noting that standard width is mostly 5’ now. Commissioner Young questioned City Engineer Whisker regarding a sidewalk that is not depicted on the plat that is around the loop area of the development. City Engineer Whisker concurred, saying that all streets that are not culdesacs, which are less than 20’, are required to have sidewalks at least on one side. He then answered that he has always told developers not to put the sidewalk adjacent to the curb, adding that he has required at least a 2’ separation between the sidewalk and curb so that mailboxes do not interfere with the sidewalks. He stated that most developers will put the sidewalk 3’ back from the curb. Mr. Penn stated that B.J. Boroughs did a very nice development in Cabot and the sidewalk was adjacent to the curb and he has the property line between the curb and the sidewalk. He stated that this is a clean design; however he has not seen a lot of use of the sidewalks. He noted that there is only a small space between the curb and the building line and if he is not allowed to go up to the side of the curb then the sidewalk will not be very useable. Commissioner Young asked Mr. Penn what he would do with the mailboxes if the sidewalk was adjacent to the curb. Mr. Penn offered that he would return to the Cabot development to discern how that development addresses mailboxes. Mr. Bond offered that it could be addressed much in the same fashion as is done in apartment complexes. City Engineer Whisker stated that if the development offered a game mailbox (apartment type style) design he would not see a problem with that. Alderman Howard noted that some developments use a cluster type mailbox design, adding that he feels this type of design would work well. Mr. Penn stated that a common area maybe in front of lot 7 in part of the open area to establish a cluster mailbox design for the units on North James Street, adding that the units on North Jeff Davis would have plenty of room to set a mailbox. City Engineer Whisker offered that if the mailboxes were placed on the side of lots 13 and 16, crossing the street onto the open space on both sides then the only person who would have a problem would be the resident of lot 15. 10 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING MAY 10, 2010 7:00 P.M. - 8:17 P.M. Commissioner Ott noted that the design could then feature a cross-walk on the street. City Engineer Whisker noted that to be a down side because it would encourage residents to cross the street while the whole point is to keep it internal. He stated that it might be better to go from lot 21 and just go on the inside of the circle or on the outside of the circle without having to cross the street. He then directed the Planning Commissioners to look at lots 16, 17, and 21, noting the part of green space which is actually street right-of-way. He added that it would not be a problem put the mailboxes in that area. In response to a question from Commissioner Brannen, it was clarified that emergency access would not be a problem. Chairman Gray clarified that the rear yard could be 10’ or in some cases more. Commissioner Dollar asked Mr. Penn if he had considered an alley with rear entrance garages. Mr. Penn stated that there is no room, saying that they have tried different layouts, he loves the concept and that Sherwood is real big on that design. He stated that most of what Sherwood is doing is between $180,000 and $200,000 price range with literally about a 10’ patch of grass in the front, a skinny street and an alley in the rear with only 15’ of driveway. He stated that this particular parcel did not layout well for an alley. Commissioner Herbold commended the design, noting the decrease in density from previous designs. Chairman Gray noted that the 27’ wide street is a very common street, then questioned the proximity to other entrances in relationship to this development. City Engineer Whisker noted that Harvey Street would be the next entrance to the north. It was noted that Harvey Street would be approximately 400’ from the development, with five houses between the development and Harvey Street. City Engineer Whisker noted that to the south is a shopping center. Mr. Penn noted that next to the open space is a residential rental property belonging to Tad Green that may be demolished if Mr. Green adds onto his shopping center. 11 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING MAY 10, 2010 7:00 P.M. - 8:17 P.M. In response to a question from Commissioner Dollar, City Engineer Whisker stated that the 27’ back to curb – to back to curb is the design standard. He stated that in order for the City to accept the street it would have to meet design standards unless the Planning Commission required something different. He reviewed, saying that the only time anything different was designed was in Foxwood Estates behind a gate, which was the reason for a different design. He stated that at one time he believes there was discussion of making the street narrower but it was going to be a gated development with one owner, adding that the Planning Commission looked at that proposal almost one and a half years ago. He then answered Commissioner Herbold that the minimum requirement for fire equipment would be 20’. Commissioner Young offered a shift of the lots, saying that the idea would be to do away with the open space in the middle and shift the lots to create more standard setbacks between the houses with the meandering pathway, explaining that the green space would be moved to one side and another meandering pathway could be created to sort of frame the houses. He stated that it would get the sidewalks further away from the houses and it would make the outside sidewalks more appealing and neighborhood friendly. He stated that currently the first two lots are 5’ from their neighbor’s fence. Mr. Penn stated that the adjacent property owner is happy with this plan because the area has been a “grown up mess”. Further discussion ensued regarding the middle open space, Commissioner Ott commented that he sees a crime issue regarding the space between the houses especially with a zero lotline. Chairman Gray reminded the Planning Commission that as a sketch plat, Mr. Penn is looking for direction given the general layout and design so he could return with a preliminary plat. Mr. Penn stated that he would like to settle on a plan before Mr. Bond redraws the design. Chairman Gray entertained other suggestions for Mr. Penn that would mandate a change of plans. He noted that Commissioner Young’s suggestion would put green areas on both sides of the North Jeff Davis side with more of a meandering path on the south side with an increased green area by shifting the lots. Commissioner Herbold questioned if that redesign would only provide an additional 4’ on the south side, noting that 10’ of the middle open space would have to be left as boarders between 3 and 4, and 9 and 10. 12 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING MAY 10, 2010 7:00 P.M. - 8:17 P.M. Commissioner Young clarified that he was proposing to shift the cluster of 6 through 12 over to the edge of the open space, so that it is a resulting 15’ of additional space at 1 and 7, 20’ total from the property line to the side of the house. Chairman Gray noted that while 20’ in reality is very small, it could overall enhance the community aspect of the PUD. City Engineer Whisker noted that Mr. Penn has been clear with him that he would like to get moving as quickly as possible since the design phase has been ongoing for almost two years. He added that Mr. Penn would like to move forward with the North Jeff Davis portion of the development. He noted that side to already have road, sewer and water. He stated that the only other thing Mr. Penn would have to do is bond for the sidewalks and pay for the connection fees. He stated that he assumes Mr. Penn is trying to get a preliminary/final for the North Jeff Davis side of the property on what would be lots 1 through 6 at the June Planning Commission meeting. He stated that if any reconfiguration regarding that area is suggested by the Planning Commission, now would be the most opportune time to direct Mr. Penn regarding those changes. Commissioner McCleary stated that the issue of water backing up onto this property needs to be addressed before moving on. City Engineer Whisker explained that the area drainage comes from behind the Second Baptist Church; it goes through the street easement and under North Jeff Davis, back behind the property known as “Canfield’s old house”. He then stated that both he and Mr. Bond believe that there are some issues regarding the piping downstream that causes the flooding upstream. He noted that the piping was constructed thirty or forty years ago. Mr. Bond explained that a large culvert was constructed on the hospital property north up the ditch, past “Canfield’s old house”, adding that he believes there is a 6’ diameter pipe. He surmised that there is probably a problem getting the water under Jeff Davis so that it can drain into the ditch behind the Canfield house. He related that it could be fixed so that it would not flood the houses, adding that it would be the retention area so there would be some temporary flooding because it will be designed to flood some. City Engineer Whisker surmised that they would pull a lot of the dirt out to retain the water, letting the area fill with water so that it does not flood any of the houses, adding that as it stops raining it will drain off. Commissioner Young moved, seconded by Commissioner Dollar to approve the sketch plat with the concepts discussed and incorporated into the preliminary plat. 13 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING MAY 10, 2010 7:00 P.M. - 8:17 P.M. Chairman Gray clarified earlier discussion specific to lots 1 through 6 with an emphasis on moving those lots for the preliminary and final plat submission. He went on to say that would include lots 7 through 12, mentioning the direction for having a meandering path and cluster mailboxes. Commissioner Herbold reiterated earlier discussion requiring driveway turnarounds for units 19 and 20. Chairman Gray noted that a preliminary would be submitted for the entire development and a final for lots 1 through 6 at the next Planning Commission meeting. He added that the bill of assurance along with the redesign of 19 and 20 would be a consideration. City Engineer Whisker clarified that even with recommended changes, the Planning Commission is forwarding the PUD rezoning to the City Council. It was the consensus to send the PUD to the City Council for rezoning. At this time, MOTION CARRIED. BUILDING PERMIT(S): GENERAL: ANNOUNCEMENT: ADJOURNMENT: Chairman Gray without objection adjourned the meeting at approximately 8:17 p.m. Respectfully submitted, _________________________ Susan L. Davitt 14