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14 APR 14 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING APRIL 14, 2014 7:00 P.M. – 7:39 P.M. OPENING REMARKS: The Planning Commission of the City of Jacksonville, Arkansas met in regular session on April 14, 2014. Chairman Ott opened the meeting at approximately 7:00 p.m. expressing appreciation to those in attendance. ROLL CALL: Commissioners Jim Peacock, Jr., Scott Scholl, Jim Moore, Joe Cummings, Jr., Rick White, and Alderman Bill Howard answered ROLL CALL. Chairman Ott also answered roll call and declared a quorum. Commissioner McCleary arrived at approximately 7:20 p.m. PRESENT (8), ABSENT (1). Others present for the meeting were City Engineer Jay Whisker, Mayor Fletcher, Patrick Thomas, Keith Webber, Derek Evans, Michael Clayton, interested citizens, petitioners, and press. CORRECTION AND/OR APPROVAL OF MINUTES: DEVIATION IN AGENDA: PUBLIC HEARING(S): REQUEST TO APPROVE PLAT(S): a. SKETCH PLAT Max Pointe Subdivision Representative Michael Clayton of Clayton Engineering related that this property has issues regarding the Master Street Plan and the Flood Plain. He stated that the developer is trying to do a residential development without encroaching heavily into the flood plain. He addressed issues regarding the Master Street Plan, noting that the Plan calls for a collector street with 60’ of right-of-way to be built along the east property line of this development. He stated that a developer to the east of this property has dedicated 30’ of right-of-way along their west property line but did not build the street. He added that he does not believe the developer has given money to the City in lieu of, or put up a performance bond. He stated that he believes the intent was to come back later and someone would develop and build the street on both sides. He went on to say that it is not feasible for this developer to build the street on both sides and have lots only on one side. He related that he has proposed shifting the collector street over 150’ with the 60’ of right-of-way to continue south going toward the Dupree property to the future interchange location. He added that he is trying to comply with the intent of the Master Street Plan, but it ends up with a “T” intersection at the culdesac inside the subdivision. He then addressed the issue of the Master Street Plan regarding West Main Street, which requires a minor arterial street that has 80’ of right- of-way continuing to the west. He related that this would have a significant impact on lots 21 thru 25, adding that he is unsure if there is an opportunity to shift that further to the north. He stated that realistically, if the street is not going to be built now they could potentially buy the right-of-way later. He stated that he recognizes that West Main Street is on the Master Street Plan, 1 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING APRIL 14, 2014 7:00 P.M. – 7:39 P.M. but is unsure how to make that work without “killing” lots 21 thru 25 unless the right-of-way can be shifted further to the north. He then related that the last issue deals with the City’s potential plans for a round-a-bout at the intersection West Main Street and Emma Street. He stated that a round-a-bout requires a tremendous amount of right- of-way and the developer would like to work with the City to figure out how this development could move forward being pragmatic. City Engineer Whisker presented a PowerPoint presentation depicting West Main and pointing out that below the first northbound turn going toward Gravel Ridge is Western Hills Subdivision. He related that the backside of the lots in Western Hills has a 25’ dedicated right-of-way for a collector street going south. He show a diagram of the Master Street Plan for the area, pointing out that the Plan calls for an extension of Emma Street going south and West Main continuing west. He stated that Emma Street coming south would have to extend through this area whether it comes through lot 25, makes an “S” curve, and becomes the new street within the Subdivision and West Main continues to the west and intersects at lot 25 and goes up through lot 23. He went on to say he feels the developer is looking for guidance regarding the City’s future plans for street development. He noted that the proposed development hits the corner of two big streets on the Master Street Plan. In response to a question from Chairman Ott, City Engineer Whisker stated that the current traffic volume on West Main is 10,000 cars daily coming from the west. He stated that if Emma Street is continued north to General Samuels and when the new High School is built in that area, Emma Street would have collector street traffic. He then addressed the extension of Main Street regarding the Master Street Plan saying that it would go directly through the middle of lot 25 heading west and end up just touching the tip of lot 22. He stated that following his discussions with Mr. Clayton, the sentiment was to bring the development before the Planning Commission to see what the interest in the development would be. He stated that he related that he did not feel there would be interest in the current plan because of the way it affects two major streets on the Master Street Plan. He went on to say that he is not so affected by the proposed plan to extend Emma Street through the Subdivision, relating that the residents with abutting lots in Western Hills probably do not realize that part of the back of their lots are slated to become a street even though it was on their survey when they purchased the homes. Discussion ensued regarding future development plans for the Legacy Development along the Hwy. 67/167, and how Emma Street would connect. 2 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING APRIL 14, 2014 7:30 P.M. – 7:39 P.M. In response to a question from Chairman Ott regarding Emma Street extension, City Engineer Whisker stated that the Master Street Plan does not offer an exact location but comes close, explaining that engineers try to maximize their land such as with the proposed Subdivision and their proposal to make their interior north/south street as the Emma Street extension. He stated that his problem with that is Emma Street needs to go straight and does not need to make a turn and then turn again. He went on to say it would need to make some sort of “S” curve to where it would go into Emma Street, adding he does not believe that is unreasonable. He added that in turn he could take the back of lots 1 thru 8, add 30’ and build a street in combination with the back of lots in Western Hills, making a straight street. He noted that it would mean that the Subdivision only gets one set of lots, adding that typically the reason developers put lots on each side of the street is to pay for the street. Commissioner Moore pointed out that the Plan is to remove the “S” curves on Main Street, City Engineer Whisker concurred, saying that is the point of the extension of West Main Street. He then explained that if you took Emma Street as drawn on the plat and applied a 30° curve through lots 24 & 25 you would still have a “T” intersection with very little impact. He then noted that this would take two lots out of the development. Mr. Clayton stated that he can see the potential to make the “S” on West Main to line up with Emma Street, but they would lose lots 24 & 25. He stated that one factor is the bridge to the north of this development, so the alignment needs to be carefully observed. He then mentioned off-site improvements, questioning how the intersection would be tied together around lot 25 to where it ties back into Emma Street. He went on to say that it is a possibility on West Main, that instead of going in a northwesterly direction as the Master Street Plan calls for, they could continue the curve without significantly impacting lots 24 & 25 with maybe touching the tip of lot 23, they could probably leave some right-of-way for the future extension of West Main Street. He stated that his client would not be able to build the street to a minor arterial standard and keep the grades, adding that it is too complicated when dealing with wetlands. In response to a question from Commissioner Peacock, City Engineer Whisker stated that there are two ways for the City to develop property. He stated that the first is that the City purchases the right-of-way for an agreed price without involving the condemnation process and secondly if someone wants to improve their land and it happens to fall into the Master Street Plan they have to abide by our rules, build what we want with their own money and then dedicate it to the City. He then answered that it would be a violation of the current Master Street Plan if the Planning Commission approves the sketch plat as presented, which is the reason for discussion and that the developer is requesting guidance. 3 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING APRIL 14, 2014 7:30 P.M. – 7:39 P.M. City Engineer Whisker then addressed Mr. Clayton, offering that if a new design ran into where it needed extra land from the adjacent property to the north, Mr. Suka’s property, he could provide the information for Mr. Clayton to get in touch with that property owner. He then addressed the Commission, saying that it reflects on whatever the engineer’s design is and in this particular instant, he feels it has some good aspects. He stated that moving Emma Street to the west, as long as you could make a good reasonable connect, would not be a problem. He then noted that West Main Street has 10,000 cars daily, and the resident that lives in the curve is constantly having to repair his fence. Mr. Clayton reiterated that the construction of minor arterial streets is problematic for residential developers. He stated that grades and profiles are hard to match with what the final product will be regarding what the City or State is going to build. He stated that if we can come up with a reasonable curve that complies with a minor arterial standard he would like to limit the damage to lots 24 & 25. He demonstrated on the PowerPoint that if West Main could “S” curve slightly and then get pass the wetland portion and then “S” curve it back to tie into Jacksonville Cutoff. He stated that would be a practical design without ideally having a straight shot. He related that as long as it meets the standards and elevation, they would like to shift that to the north, impacting only lots 24 & 25 but save lot 23. He stated that he would go back to his client and see what they could come up with. Commissioner White noted that once extended, Emma Street appears it would be a high traffic street. He questioned turning Emma Street into a Subdivision street. City Engineer Whisker stated that all streets do different things, pointing out that you would think James Street north of Hwy. 67 would be a bigger street but it is not. He related that it is a two-lane 20’ road with houses on both sides and plenty of traffic. He stated that it depends, adding that he does not disagree. He stated that there could be another intersection that comes in off Redmond Road that intersects and then Emma gets much bigger from there. He pointed out that currently on Emma Street there is only the Bushwood Subdivision, north of West Main. He then noted that previous attempts to rezone this area brought out Western Hills residents who objected, saying they only wanted houses developed in the area. Commissioner White noted that if Emma Street is developed according to the Master Street Plan then 30’ would be taken off the back lots of Western Hills. 4 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING APRIL 14, 2014 7:00 P.M. – 7:39 P.M. Mr. Clayton noted that the houses in Western Hill have fences that extend to the end of the 30’ right-of-way. He stated that if they had to go that route they would have to take down the fences to relocate them. City Engineer Whisker clarified that the lots that backs up from Western Hills have their fences on their property lines. He added that the Western Hills property line abuts this property line, explaining that the City has an access easement of 30’ on the backside of those lots in Western Hills. He stated that if rights to the easement are exercised, the fences would be moved 30’ closer to the backs of those homes, which is where the Master Street Plan projects Emma Street to extend. He then concurred with Commissioner Moore that ideally a straight street is better than an “S” curved street. Mr. Clayton stated that while that is correct, he has been to many meetings where residents have gotten involved, especially where a wide street is being proposed, and it was proposed to make the street with a curve to slow traffic. Discussion ensued regarding problems with speeding traffic on straight streets. Commissioner Moore acknowledged the speeding issue, but then stated that he also has a problem with streets that curve because of accidents. He cited the case of the resident on West Main that keeps having to repair his fence because of the “S” curve. City Engineer Whisker agreed, but added that this would not be a 90° “S” curve going right then left. He stated that this would be something along the lines of a 45° curve with a speed limit of 35mph. He added that 35mph would be a reasonable speed through that area, relating that special designs are built into streets to keep traffic from speeding. He clarified that the design would have to be a maximum 35 to 40mph street. Mr. Clayton assured the Commission that street design criteria regarding radius and tangent would be met, adding that the current design of West Main Street does not meet minor arterial standards. He stated that there are ways to mitigate the negative effects. He related that he is proposing a curve that gently sweeps to the right and then goes some distance before sweeping back to the left to tie back into West Main. Commissioner Moore stated that it sounds more like a wave curve. In response to a question from Commissioner Moore, City Engineer Whisker recalled that the current Master Street Plan was adopted several years ago and is posted on the website. 5 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING APRIL 14, 2014 7:00 P.M. – 7:39 P.M. City Attorney Bamburg clarified that in order to make changes to the Master Street Plan it would have to be recommended to the City Council for adoption. He added that it would have to done prior to the Planning Commission approving a sketch plat that does not adhere to the current Master Street Plan. Chairman Ott questioned if negotiating with the adjacent property owner, Mr. Suka, would offer an opportunity for alterations of the current plat. He further questioned if it would be more feasible to table the current discussion and give Mr. Clayton an opportunity to revise the plat. City Engineer Whisker concurred with City Attorney Bamburg that if the Commission were to deny this plat, the developer could return with another sketch plat as long as it were revised from this one. He added that it would depend on the design changes as to what this developer would need from Mr. Suka. Commissioner Moore moved, seconded by Commissioner Peacock to deny the current sketch plat for Max Pointe Subdivision. Chairman Ott encouraged Mr. Clayton and the developer to return with a sketch plat that is better suited for considerations regarding the Master Street Plan. Commissioner White related that in order for Jacksonville to grow there needs to be more subdivisions developed, offering that the Commission does like the idea of having a residential subdivision in this location but there are concerns for the traffic flow. He then noted that the developer has difficult issues regarding the flood plain. At this time, MOTION CARRIED. b. FINAL PLAT Evans Subdivision Mr. Derek Evans related that he purchased 3.5 acres and is trying to get the property addressed. City Engineer Whisker clarified that the property is located at the corner of Pridmore Road where it turns from running east & west and north & south. He offered that someone in the County subdivided the property but when Mr. Evans tried to get an address for the property, he was informed that he had to properly subdivide the property through the Planning Commission before being able to have the property addressed. He noted that the City limits is across the street from this property. 6 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING APRIL 14, 2014 7:00 P.M. – 7:39 P.M. Alderman Howard moved, seconded by Commissioner White to approve the Final Plat of Evans Subdivision, a one-lot subdivision located outside the City limits of Jacksonville. MOTION CARRIED. RESUME AGENDA: CORRECTION AND/OR APPROVAL OF MINUTES: Alderman Howard moved, seconded by Commissioner White to approve the Regular Planning Commission meeting minutes of March 10, 2014 and the Special Planning Commission meeting minutes of March 18, 2014 as presented. MOTION CARRIED. BUILDING PERMIT(S): GENERAL: ANNOUNCEMENT: ADJOURNMENT: Chairman Ott without objection, adjourned the meeting at approximately 6:39 p.m. Respectfully submitted, _________________________ Susan L. Davitt 7