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99 NOV 08.doc CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING NOVEMBER 8, 1999 7:00 P.M. - 8:10 P.M. OPENING REMARKS: Chairman Perry opened the meeting at approximately 7:00 p.m. expressing appreciation for those in attendance and requested roll call. ROLL CALL: Commissioners: Ken Nabors, Bobby Lester, Bart Gray, Jr., Art Brannen, Lester Piggee, answered ROLL CALL. Chairman Mark Perry also answered ROLL CALL and declared a quorum. PRESENT six (6), ABSENT (2). Others present for the meeting were City Engineer Reel, Director of Administration Murice Green, Human Resource Director Dennis Foor, Mr. Tommy Bond, Mr. Jim Durham, Patriot Reporter Peggy Koury, and petitioners. ELECTION OF OFFICERS: Chairman Perry related the need to elect a new Planning Commission Vice-chair/Board of Adjustment Chairman. Commissioner Brannen moved, seconded by Commissioner Piggee to nominate Commissioner Bart Gray to serve as Vice-Chairman of the Planning Commission and Chairman to the Board of Adjustment. Commissioner Piggee moved, seconded by Commissioner Brannen to close nominations. MOTION CARRIED. APPROVAL AND/OR CORRECTION OF MINUTES: Commissioner Brannen moved, seconded by Commissioner Nabors that the minutes of the 11 October 1999 Regular Planning Commission Meeting be APPROVED. MOTION CARRIED. REQUEST TO APPROVE BUILDING PERMITS: REQUEST TO APPROVE PLATS: a. PRELIMINARY & FINAL PLATS Pathfinder Subdivision Phase I Mr. Bond representative for Pathfinder related that before obtaining a building permit the Water and Sewer Departments have requested that utilities be platted in street rights-of-way or easements. He stated that this would allow the Water and Sewer Departments to feel comfortable regarding utility service. He related that Pathfinder has changed the development name to Pathfinder Square and that sidewalks will be included in the project. Commissioner Gray related that the utility Commissions requiring 1 platted street rights-of way or easements might be over kill. He pointed out that this is an eight acre tract of forty acres owned. CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING NOVEMBER 8, 1999 7:00 P.M. - 8:10 P.M. solely by Pathfinder and will be developed in sole ownership with multiple buildings. He then questioned the expectancy of a sketch plat of the overall development plan and further pointed out that the property is not subdivided for sale and interior streets will be private. Mr. Bond related that he thought the streets would be public. Commissioner Gray clarified concerns that there is no sketch plat and questioned the reason the public would be involved. Mr. Bond related that there is an overall development plan but no sketch plat, adding that there is a conceptual plan that was developed by the architect which shows several buildings. He then stated that he assumes the operational maintenance is 100% tax dollars from the government, however, the buildings are funded by the Reynolds Foundation. Commissioner Gray stated that while he encourages the building permit, this is a different approach from his experience in this type of development. He related that he has concerns regarding public dedication of streets and ultimately their maintenance when there is no overall development plan. He pointed out that the Water and Sewer Departments have concerns in providing utilities without plat approval. Mr. Bond related that the utilities can provide service from Redmond Road but will not set a meter on private property, therefore a plat with public access will make them comfortable with setting the water meter. City Engineer Reel stated that the water issue has been discussed with Fire Marshall Charlie Pope who has requested three fire hydrants in the development which is why they came up with the concept of public streets. He then stated that he agrees that the general public will not be using the streets, adding that it will be more of a campus type atmosphere rather than an instance of public usage. He stated that if there has to be a dedicated public thoroughfare for water, then easements would be the best way to address the issue. Commissioner Gray stated that in his experience subdivisions have utility easements and he is taken back by the idea that the Water or Sewer Commissions are not allowing a building permit without 2 platting it as public property. CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING NOVEMBER 8, 1999 7:00 P.M. - 8:10 P.M. City Engineer Reel related that he believes an easement dedicated to utility usage should suffice and utilities should be able to install lines throughout the campus to serve fire hydrants and the various buildings. He reiterated that he is in favor of easements instead of public thoroughfares. Commission Gray stated that there may be no other way, however, he believes a better understanding with the Water Commission regarding a major development needs to be encouraged. Mr. Bond related that he assumed their concern regarding an easement is that it does not give them proper ingress and egress. He clarified that if you put in a 15 foot easement adjacent to the private street the owner can prevent use of that private street. City Engineer Reel stated that an easement would have to be wide enough for their equipment. Commissioner Brannen questioned if private streets would affect access for Fire and Ambulance Service. Mr. Bond related that Pathfinder did not express security concerns or security gates to control access. He stated that the street would be constructed to City standards and would be a very limited maintenance burden for the City. He said that this was not the original concept but is presented because the Water Department will not approve plans without access. Commissioner Gray stated that without improvements in place it can only be considered as a preliminary plat and that the Planning Commission could not issue a building permit on a preliminary or final plat without improvements in place. He then stated that the purview of the Commission is to approve either a preliminary plat or a metes and bounds building permit. Commissioner Gray moved, seconded by Commissioner Brannen to approve a metes and bounds building permit for Pathfinder to begin construction. MOTION CARRIED. b. PRELIMINARY PLAT Collenwood Subdivision Phase II 3 Representative Mr. Bond related that Phase II consists of 16 lots and is an extension of the existing Collenwood Subdivision. He related that the streets are stubbed as shown on the preliminary plat. CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING NOVEMBER 8, 1999 7:00 P.M. - 8:10 P.M. In response to a question from Commissioner Brannen, Mr. Bond related that there are three lots located in the flood zone and the original sketch plan shows a ditch in the Williamsburg culdesac. Commissioner Nabors moved, seconded by Commissioner Piggee to approve the preliminary plat of Collenwood Subdivision Phase II. MOTION CARRIED. REQUEST/STREET OR ALLEY CLOSING: GENERAL: DISCUSSION: AHOD Clarification regarding application & procedure City Engineer Reel reviewed the request for a modular home on Sycamore Street as presented to the Planning Commission at the October regularly scheduled meeting. Discussion ensued regarding establishing an AHOD district and need of a public hearing for construction of a modular home. Chairman Perry noted that the AHOD Ordinance does not specify the requirement of a public hearing, however, he added that he felt a procedure to regulate should be handled through a public hearing. City Engineer Reel related that property owners in the area could be notified and given opportunity for input. Discussion ensued and it was recommended that house plans be made available for the public hearing in December. City Engineer Reel related that inspections regarding insulation and wiring will be accommodated for by the manufacturer. Commissioner Lester moved, seconded by Commissioner Brannen to host a public hearing regarding the establishment of an AHOD District on Sycamore Street. Discussion ensued and it was determined that an AHOD District is established through a public hearing process by the Planning Commission and then ratified by the City Council. The question then arose if in using the AHOD provisions does it further require 4 a public hearing on each individual basis. City Engineer Reel stated that it is his understanding that once the AHOD District is established, approval on an individual basis is not necessary. CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING NOVEMBER 8, 1999 7:00 P.M. - 8:10 P.M. City Attorney Bamburg clarified that the only time there would be a need for a public hearing regarding individual basis would be if it involved a variance for setback etc. which would be addressed in a variance public hearing. MOTION CARRIED. UPDATE: Master Sidewalk Plan Director of Administration Murice Green related that as requested he is providing additional information regarding sidewalk width and buffer zones. He clarified that the suggested standards are recommended by the Roadway Cross Section Design Standards which were developed by CARTS (Central Arkansas Regional Transportation Study) formed in 1990 with Metroplan and several other cities including Jacksonville. He related that these standards were presented and approved by the Technical Coordinating Committee and the Technical Transportation Advisory Council. He related that standard designs were prepared for use by all jurisdictions to incorporate into locally adopted plans such as Master Street Plans, Subdivision Regulations in accordance with the CARTS agreements. He related that these standards were developed to provide regional continuity and protect development of the overall transportation system. He related that Class III through V requires a minimum of 5' sidewalks on both sides which must be ADA compliant with a minimum of 4' buffer zones except in central business districts. He further related that it also depends on new sidewalk construction or retro-fitting areas that do not meet specific requirements. He then reviewed the Functional Classifications of Classes I through VI, he pointed out that these classes were adopted in the 1980 Master Street Plan. He pointed out the different sidewalk requirements of either one or both sides for each class. He then reviewed the guidelines for installing sidewalks as published by the Federal Highway Administration in 1998, pointing out that those requirements for existing streets follow the Master Sidewalk Plan 5 adopted by the City in 1980. He then pointed out that the new standards require sidewalks on both sides including local classification streets. He related that minimum requirements stated that basic clear width for walkways should be 5 ft. exclusive of the curb and a minimum 4 ft. buffer zone for low travel and low speed areas. He said that as the traffic level and speed increases the buffer zone requirement increases up to 10 feet. He stated that the survey from the Public Works Association CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING NOVEMBER 8, 1999 7:00 P.M. - 8:10 P.M. for low density residential areas tend to range from four to six feet with five feet being the most common sidewalk width. He then related that buffer zone recommendations are four to ten feet with six feet being the most desirable minimum. He related that buffer zones increase safety for children and provide for placement of curbside mailboxes. He related that minimum requirements from the Federal Register of Rules and Regulations ADA in 1990 recommends that the minimum clear width of an accessible route for wheel chairs is three feet and the passing spaces require a 5 by 5 pad every 200 feet with certain slope requirements. He stated that the Federal Highway Administration supports the same minimum requirement for clear width and passing space. He pointed out that drive-ways can count as a passing space but must be flat or meet slope requirements. He related that his recommendation is for five foot sidewalks with a four feet buffer zone which applies to Classes III through V and that the Class VI (residential) is not eligible for federal funding. He related that current sidewalks being federal grant funded will be five foot, adding that sidewalk construction by the City will also be five feet. He stated that as a minimum he would not recommend sidewalk width under four foot for any location in the City. He stated need for increased sidewalks width with the resurgence of a pedestrian society. He presented the following outline for implementation into the Master Sidewalk Plan for required locations, adding the new classification of Commercial. Sidewalk--Required Locations Street Classification Sidewalk Requirement Class II, Expressway As recommended by AHTD Class III, Arterial Principal Both Sides of Street Class IV, Arterial Minor Both Sides of Street 6 Class V, Collector One Side of Street Class IV, Local One Side of Street Commercial Street Both Sides of Street He presented color maps of the proposed Master Sidewalk Plan, mentioning other areas for sidewalk consideration. Discussion ensued as to recommendation for Manufacturing areas and ADA compliance. CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING NOVEMBER 8, 1999 7:00 P.M. - 8:10 P.M. Commissioner Gray questioned requirements for streets which feature a culdesac. He then stated that he appreciates the work to provide sidewalks, pointing out that Stonewall Subdivisions is one of the best examples of a well laid out subdivision in the Central Arkansas, adding that the practicality of a five foot sidewalk on a major collector or arterial could be subjective in determination. Director of Administration Murice Green stated that the Master Street Plan identifies each street. Commissioner Gray said in is his opinion the Planning Commission does not want to over burden the developer and would recommend that the Commission accept four foot sidewalks as a minimum, adding that he very much opposed to the mandatory five foot sidewalks except in the arterial areas. Commissioner Piggee concurred with Commissioner Gray. Chairman Perry clarified that the four feet sidewalk is for residential and addressed buffer zones. Director of Administration Murice Green related that a buffer zone of less than two feet represents maintenance problems. Commissioner Gray stated that it needs to be developed as planned with recommended buffer zones, adding that the minimum widths on the sidewalks could be known figures but the buffer zone recommendations could be drawn and developed with each development and varianced if needed. City Engineer Reel pointed out the need for a buffer zone wide enough behind the sidewalk to the right-of-way line to accommodate sidewalk maintenance and utilities. Discussion ensued regarding the Engineering Department make 7 determination and be addressed in the preliminary plat as built specifications for Planning Commission review. Further that the determination could allow for placement of the sidewalk depending on right-of-way considerations for utilities providing some leeway in that. City Engineer requested that 12 foot front yard easements adjacent the front lot line for utilities be make a part of the development plan regarding the buffer zone. CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING NOVEMBER 8, 1999 7:00 P.M. - 8:10 P.M. Commissioner Brannen entered discussion regarding placement of homes on corner lots regarding sidewalk and buffer zone. It was noted that most set backs are 35 feet and will not present a problem. Further mentioned were all utilities including cable and electric which are buried, and the actual mechanics of sidewalk construction before or after completion of the home were discussed. Commissioner Gray offered that the City Engineer be allowed some provisions regarding escrow for the City to build the sidewalks. He noted that there might be a situation that allows for an entire neighborhood to be developed properly with sidewalks by the developer and the City administer the actual construction of it. City Engineer stated that he was aware of different ways to achieve sidewalk construction and offered additional information for the December meeting to guarantee funding of the sidewalks at some point in development to be sure that they are built. Other discussion continued regarding continuity, quality and maintenance if repairs to utilities are involved. It was noted that the new homeowners should not have to wait for the entire subdivision to be developed to have sidewalks. Commissioner Gray moved, seconded Piggee to have completed recommendations presented to the Planning Commission at the regularly scheduled meeting of December. MOTION CARRIED. ANNOUNCEMENTS: Chairman Perry noted that Aldermen Gentry and Fletcher would be serving on a Green Ordinance committee along with volunteers Duane Reel, Bonita Round, Tommy Bond. Commissioner Piggee moved, seconded by Commissioner Brannen to 8 nominate John Hardwick to serve as representative for the Planning Commission on the Green Ordinance Committee. MOTION CARRIED. ADJOURNMENT: Commissioner Piggee moved, seconded by Commissioner Brannen to adjourn the meeting at approximately 8:10 p.m. Respectfully, Susan L. Davitt Planning Commission Secretary CITY CLERK-TREASURER 9