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91 JAN 14.doc CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING JANUARY 14, 1991 7:30 P.M. - 9:30 P.M. OPENING REMARKS: Mayor Swaim opened the meeting and expressed appreciation for those in attendance. ROLL CALL: Commissioners: Elliott, Goodsell, Payne, Dornblaser, Gray and Davis were present. Commissioner Piggee came in at approximately 7:32 p.m. Commissioners Belden and Herbold were absent. PRESENT seven (7). ABSENT two (2). Others present for the meeting were City Attorney Robert E. Bamburg, City Engineer Duane Reel, Code Enforcement Officer John New, petitioners and interested citizens. The press was not present for the meeting. OATH OF OFFICE CEREMONY: At this tune, Mayor Swaim administered the Oath of Office to Mr. Paul Payne, Mr. Jim Dornblaser and Mr. Bart Gray Jr. They were seated and participated in the remainder of the Planning Commission Meeting for their first session as commis- sioners in the year 1991. Commissioner Elliott nominated Commissioner Bart Gray Jr. as Chairman of the Planning Commission for the year 1991. Commissioner Goodsell moved, seconded by Commissioner Davis that the nominations cease. MOTION CARRIED. Commissioner Davis moved, seconded by Commissioner Piggee that Mr. Bart Gray Jr. be elected as Chairman of the Planning Commis- sion for the year 1990 by acclamation. MOTION CARRIED. Mayor Swaim then yielded Chairmanship of the meeting to Mr. Gray. Mr. Gray expressed appreciation for the nomination and opened the meeting for nominations for a Vice-Chairman of the Planning Commission who will also serve as Chairman of the Board of Ad- justment. Commissioner Goodsell nominated Commissioner Jim Davis as Vice- Chairman of the Planning Commission and Chairman of the Board of Adjustment. Commissioner Elliott moved, seconded by Commissioner Dornblaser that nominations cease and that Mr. Davis be elected by acclama- tion to the position of Vice-Chairman of the Planning Commission and Chairman of the Board of Adjustment. MOTION CARRIED. CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING JANUARY 14, 1991 7:30 P.M. - 9:30 P.M. Chairman Gray gave opportunity for volunteers to serve on the Board of Adjustment. Commissioner Belden requested through Commissioner Kenny Elliott that she be retained as a member of the Board of Adjustment. Commissioner Mark Goodsell also volunteered to remain on the Board of Adjustment. Commissioner Davis moved, seconded by Commissioner Piggee that Commissioners Belden and Goodsell represent the Planning Commis- sion as Board of Adjustment members. MOTION CARRIED. APPROVAL AND/OR CORRECTION OF MINUTES: Regular Planning Commission Meeting of December 10, 1990. Commissioner Elliott moved, seconded by Commissioner Piggee that the minutes of the December 10, 1990 Regular Planning Commission Meeting be APPROVED. MOTION CARRIED. APPROVAL AND/OR CORRECTION: 1990 ANNUAL REPORT Commissioner Davis moved, seconded by Commissioner Elliott that the 1990 Annual Report of the Planning Commission be APPROVED. MOTION CARRIED. REQUESTS TO SET UP PUBLIC HEARINGS: No requests were submitted. PUBLIC HEARINGS: 7:30 P.M. a. PATHFINDER REQUEST TO REZONE A PARCEL LOCATED ACROSS FROM JACKSONVILLE FUNERAL HOME'S ADMINISTRATION BUILDING FROM R-1 TO R-3 b. REQUEST OF MR. JIM WALKER TO REZONE LOTS 11A AND 11B , BLOCK 2 , N. E AND HARRY HARPOLE ADDITION FROM R-2 TO C-1 Chairman Gray voiced that the request of Mr. Jim Walker to rezone Lots Ila and llb, Block 2, N. E. and Harry Harpole Addition from R-2 to C-1 was withdrawn by the petitioner. Chairman Gray opened the Public Hearing at approximately 7:39 p. m. for consideration of the Pathfinder request as submitted. He requested that those who wish to speak for or against the rezoning come forward and use the microphone stating their name and address for recording purposes. Ms. Colleen Black, Director of Pathfinder, Inc., addressed the Council. She noted that the people who are in the Pathfinder CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING JANUARY 14, 1991 7:30 P.M. - 9:30 P.M. program are developmentally disabled explaining that they are the ones who have had, through some misfortune, an injury or an illness which has caused them to have mental retardation which is not a mental illness. She said that the proposed complex, if the parcel is rezoned, will be composed of twenty one bedroom apartments. The cost of the brick facility will be about $500,000.00 with someone living on the facility who will be in charge twenty-four hours a day. She added that many of the people residing there will own and drive their own cars to and from work and that the individuals in reality need a little extra help as they endeavor to enter the business world. She said that sketches of the complex by Mr. Bill Canino, archi- tect for the project, are available for viewing. She added that the construction will enhance the neighborhood. Commissioner Elliott pointed out that the request, presented as rezoning from R-0 to R-3, is in actuality zoned R-1 and that zoning immediately to the east is R-4. Mr. Donald Carter who resides on Leonard Drive questioned what can be built in R-3 zoned areas. It was pointed out that R-1 is site built single family dwellings and that R-3 allows multi-family units and that three hundred feet along Loop Rd. is desired to be rezoned. Sandra James, an employee of Pathfinder, 2305 Graham stated that the housing will be built two and one-half miles from her residence. She asked that clarification be made regarding the distance between the mobile home park and the fence proposed to be built around the new housing development. Mr. Bill Canino, architect for Pathfinder who resides in Little Rock, noted that stakes with red flags identifies the corners adding that the construction will be about twenty feet from the property line. He pointed out that there will be five one bedroom apartments, having complete living quarters, a unit for an apartment manager and parking for fifteen cars. He said that the building will meet all the standard building codes required in the Municipal Code for R-3 zoning. Mr. Arlo Irmer. 1300 Ferrell expressed concern for the safety of residents in relation to the vehicle activity along Loop Road. CITY OF JACKSONVILLE. ARKANSAS REGULAR PLANNING COMMISSION MEETING JANUARY 14, 1991 7:30 P.M. - 9:30 P.M. Mr. Glen Rhone who resides at 1005 Barbara Street questioned the drainage in the area with regard to the mobile home park. City Engineer Reel said that in the development scheme drainage is proposed to take the water from this particular development directly south into a main ditch that comes from Stonewall. He said that a small ditch can be improved in relation to Pinon Lane and that the improvement would be part of the Pathfinder Project and will help the water to move away from the area. Mr. Rhone addressed the safety factor also. He asked if there would be sidewalks required from Stonewall Drive to North First Street due to pedestrian traffic. Ms. Black said that most of the twenty individuals would be driving their cars. She said that Pathfinder will not assume to build the sidewalk although some of the persons will be walking to area stores as well as to work. She pointed out that the apartments are HUD funded and which will make it easier for the residents to pay their rent. She went on to explain that the City of Jacksonville will have to approve any construction and that HUD architects would consider the drainage factor in the development of the complex. Mr. Rhone questioned whether or not the zoning is "spot zoning" and why the already R-3 zoned areas in the City of Jacksonville were not chosen for the construction of the complex. Joan Zumwalt, Board Member of Pathfinder for nineteen years, voiced that there are a number of facilities in the city. She said that the site suits the need and is the second that has been requested to be rezoned in a nineteen year time frame. She said that as the city grows, the need for area rezoning arises pointing out that neighborhoods in which the other facilities have been located range from downtown on Poplar Street, Hospital Drive, South Road and Military Road. She said the site is very ideal and that a better could not be found. Mr. Canino said that selection was made in relation to distance from the needs of the persons who will be residing at the complex. Mabel Austin, a resident who lives on Leonard Street, expressed concerns regarding safety, vandalism noting thievery as a quality of the mental retarded. It was pointed out by Ms. Black that there will be a twenty-four hour staff person and recommended that if there is undesirable activity in any neighborhood, that it be reported to the police. CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING JANUARY 14, 1991 7:30 P.M. - 9:30 P.M. Robin Rider 1626 Pinon Lane read a prepared statement which pointed out the following as reasons to deny the rezoning as requested: property not suited far this purpose due to the area being a single family neighborhood, decrease in property values, property tax loss, and security issues. It was stated by Ms. Black that taxes are paid by Pathfinder on their equities in the building only. Commissioner Elliott noted that the area to the east adjoining the parcel requested to be rezoned to R-3 is zoned R-4 which is conducive to multi-family. Ray Smith of 1707 Pinon Lane expressed concerns regarding drain- age with development of the proposed complex. He noted concerns with the safety of his children. City Engineer Reel said that at this time an earthen channel would be sodded and seeded in conjunction with construction of the complex. It was pointed out that the complex is to be built with money attained through a forty-year government loan, such as G I Loans, but that it is paid back by Pathfinder. She also informed the audience of the American Disabilities Act which sets forth that facilities be provided at diverse places rather than congregations or institutions or settings. She said that these persons have been given rights just as other citizens adding that the Federal Government will no longer allow congrega- tion of more than the number of units proposed in the complex. She said that property already owned by Pathfinder could not be used for the construction site. Mary McFadden, 1724 Pinon Lane, voiced concern for the persons who will be living at the complex and pointed out positive attributes of the physically disabled. Fred Row, 1702 Pinon Lane, voiced concerns for school children and noted the single family dwellings in the area. Ruth Thompson, 1624 Pinon Lane, voiced concerns for safety and parking noting that most of the persons in the mobile home park are retired and elderly persons. Mr. Bob Lowe posed questions regarding normal existence of persons who are not disabled in comparison with the good days and bad days of the persons who will occupy the Pathfinder complex. He questioned construction of the fence proposed by Pathfinder. CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING JANUARY 14, 1991 7:30 P.M. - 9:30 P.M. Chairman Gray noted that all the property from the entrance of Stonewall to Pinon Lane is zoned R-1 and that the parcel is surrounded by commercial zoning on the east and the west. Mr. Lowe made favorable comments with regard to services performed by the city adding that safety factors were not his main concerns. Chairman Gray pointed out that if the requested rezoning is approved, the plans would be reviewed by the Code Enforcement Officers and that a building permit would be approved by the Planning Commission with building codes endorsed by the city being met. He said that the questions regarding a fence are not to be addressed during the public hearing which is specifically to deal with rezoning. Jo Davis, 1012 Loop Road, expressed concerns with the safety factor involved with added traffic on Loop Road. Don Carter, 1712 Leonard, voiced concerns regarding the traffic on Loop Road also and pointed out that property values will decrease with the construction of a complex such as the one proposed by Pathfinder and that he did not feel the speed limit is enforced properly. He asked for the name of the property owner. Jamie Causes, 703 Charlotte Circle, voiced that she has a child with downs syndrome and voiced that she appreciates a home for the handicapped. She noted that there needs to be places for persons with disabilities in Jacksonville. Mr. Jeffrey Hicks, 1700 Pinon Lane, noted improvements by individual property owners on the street and that there is concern by the manufactured home owners regarding their investment and property value depreciation. Mr. Kenneth Geyer, 1704 Leonard, expressed that he has no problem with the persons who will live at the Pathfinder complex, but that his main concern is drainage and flooding for the area which already needs improvements. Ms. Colleen Black assured the property owners that flooding and drainage will be handled properly by the architect for Pathfinder, the City Engineer and HUD officials overseeing the construction of the project. Mr. Fred Hyatt, 1703 Leonard voiced that the ditch is full of junk and feels that is the cause of flooding in the area. CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING JANUARY 14, 1991 7:30 P.M. - 9:30 P.M. At approximately 8:35 p.m., Chairman Gray closed the public hearing. He pointed out that the particular tract of ground is subject to development in single family, site-built, R-1 type housing. He pointed out that further development of approximately seventy to one hundred acres is going to create opportunities and problems at the same time. He pointed out that the Planning Commission, the engineering staff and others will have to consider each phase as it is developed and will have to give great consideration to the problems that already exist. Commissioner Elliott voiced that good things were brought to light during the public hearing noting that the work of the Planning Commission is to view each request and work out the best possible development plan for all parties concerned. Commissioner Piggee asked whether or not there are plans to widen Loop Road at this time. City Engineer Reel said that Loop Road is on a priority list with the Highway Department in that the City of Jacksonville are participants in Federal Urban Funding and that at some point in time, when funds become available, Loop Road will become a four lane facility. Commissioner Gray explained that a site plan, construction, drainage, privacy fence, ingress and egress, parking, etc. will be looked at by the Planning Commission and the City Engineer at the time a building permit is requested. Mr. Frank Sipes, 1720 Leonard, questioned putting an apartment complex at the specific location on Loop Road. Chairman Gray pointed out that the congregation of the units in a central area was addressed earlier in the meeting. Pointing out the quality of units established in the City of Jacksonville previously, Commissioner Davis moved, seconded by Commissioner Elliott that approval of the rezoning of the parcel as requested by Pathfinder be recommended to the City Council. ROLL CALL: Commissioner: Goodsell, Payne, Dornblaser, Piggee, Davis and Elliott voted AYE. NAY 0. MOTION CARRIED UNANIMOUSLY. Chairman Gray pointed out that the rezoning request would be on the agenda for the next City Council Meeting. Chairman Gray adjourned the meeting momentarily as persons who attended the public hearing were dismissed. CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING JANUARY 14, 1991 7:30 P.M. - 9:30 P.M. Commissioner Davis moved, seconded by Commissioner Elliott that the 1990 ANNUAL REPORT of the Planning Commission be APPROVED. MOTION CARRIED. DISCUSSION: STONEWALL SUBDIVISION DEVELOPMENT City Engineer Reel made reference to a drawing of the last phases of Stonewall Subdivision, as prepared by Pulaski Financial Services, presented to the Planning Commission by Mr. James Green. He said that at the time the last phase in the subdivi- sion was approved by the city, it was decided by the Planning Commission that no development of additional lots would be al- lowed unless Stonewall Drive was developed on through to connect to North First Street at the location of Davis Academy. He said that Mr. Green's request is that he be allowed to develop the few lots which would complete the streets which are already started. He voiced that negotiations with the Highway Department regarding traffic signal installation at North First and Martin Street have been discussed with Mr. Green. He said that indications by the Highway Department are that it will be eight to nine months before completion of the project. He pointed out reasons from Mr. Green, which are valid from a developers standpoint, regarding the restriction of Stonewall Drive completion which has been put on the development by the city. Noting that his compromise, as City Engineer, would be that if Mr. Green is allowed to develop the lots which would complete the two culdesac areas, no certificates of acceptance would be issued by the city so that lots could be sold until the traffic lights are in operation at Martin Street and North First. Commissioner Elliot expressed concern regarding the development of the area and its impact on the traffic congestion at Martin Street and Highway 161 without the traffic signalization. Mr. Green said that development of the phase as proposed would work out time wise about the time the light would be installed. He said that the first lot would probably be ready for sale in June or July as he asked for consideration for lot sales at the time the contract is let for the traffic light installation. Mr. Green voiced that it is his understanding that no requests have been brought before the Planning Commission for development in said area of Stonewall since 1987 and questioned whether or not an official statement regarding the completion of Stonewall Drive has in fact been made by the Planning Commission. CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING JANUARY 14, 1991 7:30 P.M. - 9:30 P.M. A lengthy discussion followed regarding costs involved with developing the remainder of the subdivision and what the best course of action in development would be. It was noted that with the traffic signals at Martin and North First, or Highway 161, the addition of cars from the twenty-seven lots would be no worse than the situation at present at the crossing. Mr. Green pointed out portions of the subdivision which will be developed with multi-family units, a church plant, commercial and single family units as he expressed concern regarding the completion of Stonewall Drive. Concerns were expressed regarding timing, traffic flow, development costs, and that the completion of the subdivision be considered. Mr. Green noted that money lenders looked at the commercial and multi-family development with more interest than the single family development. Chairman Gray stressed that the completion of Stonewall Subdivision is critical due to the value of the property which would complete the subdivision. City Engineer Reel said that Regency Court is new construction with one other uncompleted street, North Haven Court which he said is recommended to be finished by Mr. Green. He said that Mr. Green wanted the know the feeling of the Planning Commission which has been expressed in the discussion regarding the comple- tion of Stonewall Drive. Chairman Gray said that he was not opposed to the completion of nine lots as long as there is some assurance that Stonewall Drive will be completed as designed in the layout of the subdivision. He added that the Planning Commission has to make sure that the mayor investment in the street is protected. City Engineer Reel said that he does not want to see Stonewall Drive completed in a series of four hundred foot stretches. It was the opinion of the body that the suggestion of the City Engineer, as stated in the beginning of the discussion regarding the development of Stonewall Subdivision, be followed with com- ments by Commissioners Jim Davis and Jim Dornblaser that any further development would be preceded by the completion of Stone- wall Drive to Hwy 161. CITY OF JACKSONVILLE. ARKANSAS REGULAR PLANNING COMMISSION MEETING JANUARY 14, 1991 7:30 P.M. - 9:30 P.M. Chairman Gray suggested that Mr. Green begin a phase of development at Hwy 161 and go east getting the biggest stretch of the subdivision. Mr. Green said that the most logical approach from a developers standpoint is to go with the existing street, completing the culdesacs as suggested in the beginning of the discussion. He said that he is committed to put in the last eight hundred feet of Stonewall Subdivision within the next three years. He said that after this phase, as proposed in the layout before the commission, he has no choice but to complete the remainder of Stonewall Drive. He said that he has an obligation to a church to complete Stonewall Drive to the end of their property. Chairman Gray suggested that completion of the street would mean the development of eleven more lots, opening up the multi-family lots by completing Stonewall Drive. Commissioner Dornblaser expressed that he did not favor the development of Stonewall Drive in segments. Mr. Green said that he felt the Planning Commission is asking him for an exception instead of his request being an exception. Commissioner Davis said that he favors completion of Regency Court and development on North Haven Court, as suggested by City Engineer Reel, with Stonewall Drive being completed thereafter. Chairman Gray voiced appreciation for the confidence placed in him as chairman of the commission asking the help of fellow commissioners. ADJOURNMENT: Chairman Gray adjourned the meeting at approximately 9:30 p.m.. Respectfully. __________________________________ Lula M. Leonard Planning Commission Secretary CITY CLERK-TREASURER