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15 SEP 14 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING SEPTEMBER 14, 2015 7:00 P.M. – 7:32 P.M. OPENING REMARKS: The Planning Commission of the City of Jacksonville, Arkansas met in regular session on September 14, 2015. Chairman Moore opened the meeting at approximately 7:00 p.m. expressing appreciation to those in attendance. ROLL CALL: Commissioners Patrick Thomas, Scott Scholl, Joe Cummings, Jr., Rick White, and Alderman Howard answered ROLL CALL. Chairman Moore also answered roll call and declared a quorum. PRESENT (6), ABSENT (3). Others present for the meeting were City Engineer Jay Whisker, Aaron Robinson, interested citizens, petitioners, and press. CORRECTION AND/OR APPROVAL OF MINUTES: Alderman Howard moved, seconded by Commissioner White to approve the minutes of the August 10, 2015 regularly scheduled meeting as presented. MOTION CARRIED. PUBLIC HEARING(S): REZONING 309 North James Street Chairman Moore opened the public hearing at approximately 7:02 p.m. Petitioner James Gowen related that he is requesting the rezoning of 309 North James Street from R-1 to C-1, explaining that currently he has a State Farm Agency adjacent to this property at 303 North James Street. He stated that he is proposing to move his office from 303 to 309 North James. He related that there is a residence located on the property, which he is proposing to remodel to be an office. He stated that the remodel would look very similar to the property at 303 North James Street, adding that Century 21 will be moving into that building. He noted that all property to the south and west of 309 going toward Main Street is zoned commercial. He stated that this would complete the commercial zoning from the downtown area through to Vine Street. City Engineer Whisker pointed out that the corner of Vine and James Street is the only residential property remaining, noting that the rest going north is commercial. Chairman Moore closed the public hearing at approximately 7:04 p.m. Commissioner White moved, seconded by Commissioner Scholl to approve the rezoning of property located at 309 North James Street from R-1 to C-1 as requested. In response to a question from Alderman Howard, City Engineer Whisker related that nine spaces would be the required parking. He noted that since it is a corner lot the property can fit four or five spaces in the back area with the same number for the front. He then answered that it would still leave room for the landscaping. 1 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING SEPTEMBER 14, 2015 7:00 P.M. – 7:32 P.M. Mr. Gowen stated that the primary way of ingress would be off James Street and egress would be off onto Vine Street. At this time MOTION CARRIED. REQUEST TO APPROVE PLAT(S): a. REPLAT/FINAL PLAT Red Fox Subdivision Lots 2 & 3 Petitioner representative Aaron Robinson of Bond Engineering related that this is a three-lot subdivision with 1-acre lots. He explained that there is a house on lots 1 and 3, saying that the owners also purchased lot 2 and are replatting lot 2. He stated that half of lot 2 has been given to lot 3, which makes lot 3-R and lot 1 will remain the same while the other half of lot 2 is now a half-acre lot. City Engineer Whisker explained that they split lot 2 in half and lot 3 absorbed one-half, while the owner of lot 1 was not able to obtain the same kind of financing so they own lots 1 and 2-R. He stated that during the research it was discovered that the final plat had not gone through City Council. He requested that any approval include acceptance of the final plat. Commissioner Thomas questioned if a house could be constructed on Lot 2-R. Mr. Robinson stated that he believes the bill of assurance prohibits a residence from being built on Lot 2-R. City Engineer Whisker quoted that the bill of assurance, saying that it does not allow a residence to be built on anything less than 1 acre. City Attorney Bamburg stated that the only way that could change would be if both owners agreed to change the bill of assurance. Alderman Howard moved, seconded by Commissioner Thomas to approve the replat/final plat of Red Fox Subdivision. MOTION CARRIED. b. SKETCH PLAT Base Meadow PH V Petitioner representative David Stanley of Lemons Engineering stated that this would complete the Base Meadows Subdivision. He pointed out that they are showing 17 lots on Aviator Drive that will be single- family residential as seen in the rest of the Subdivision. He then pointed out that the private drive that comes off Aviator is being proposed to develop as 17 garden homes. He stated that the area would be a gated private drive, noting that typically these types of homes sell for $10.00 to $15.00 higher per square foot than the standard single-family detached homes. He went on to say there would be a property owners association to maintain the area, adding that it is his understanding it would require a rezoning. 2 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING SEPTEMBER 14, 2015 7:00 P.M. – 7:32 P.M. City Engineer Whisker offered some background information, noting that Base Meadows Subdivision started in 2006. He explained that the gated community area is a small triangular piece of property on the other side of the drainage ditch. He then noted that all other lots on the west side were built up, referencing the dam break map, explaining that if the dam ever broke the map shows where the water would run through. He stated that the Corp. of Engineers has performed studies in 2004 and 2014 and the gist of what the study states is that the Lake and Dam continue to be a low hazard dam depending upon how the land below is developed. He stated that currently we have a low hazard rating but if anything should develop to infringe on that, it could change it to a medium or high hazard rating. He stated that the design has been sent to the Air Force, saying that the question is if the road creates a problem for them regarding the dam and changing the rating of the dam, adding that he has not heard back from the Air Force yet. He stated that he likes the design and concept as long as it does not affect the rating of the dam. Mr. Stanley pointed out that they have provided elevations on the Sketch Plat, saying that these are established on the plat, adding that the houses would have to be built using the Corp. of Engineer’s model if there were a catastrophic event, these elevations would protect the structures. He stated that the most recent inspection of the dam revealed that there is no significant piping and it seems to be structurally sound. He added that barring a terroristic type of event there should not be an issue with the dam breaking. He stated that with City Engineer Whisker waiting to hear back from the Corp., it would be significant to have that in at the preliminary plat stage. City Engineer Whisker then pointed out that lots 1-13 facing Aviator Drive would not be a part of the gated community and would be subject to the rules of the Subdivision bill of assurance. He then added that lots 14-34 would be behind gates with a 30’ instead of 50’ road right- of-way and then there would be the bridge that goes over the creek leading over to the knoll. He stated that the bridge is being set up with three culverts, which passes a 100-year storm event, adding that the only thing that would close this road would be if the dam broke. He stated that it could be determined how long the road would be flooded. He then answered Chairman Moore that road surface material will be covered at the preliminary plat stage. He then advised the Commission that any approval would need to be predicated on keeping the dam as a low hazard dam. He noted that the size of the ditch is suppose to handle all of the water if the dam were to break. In response to a question from Commissioner White, City Engineer Whisker concurred that if there were a catastrophic event, lots 16-32 would be stranded for some amount of time. 3 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING SEPTEMBER 14, 2015 7:00 P.M. – 7:32 P.M. Mr. Stanley stated that the likelihood of a catastrophic event is extremely low, something less than the likelihood of a 500 year flood happening. He added that he feels it would take an event that was deliberate for this to happen. He related that the critical thing is the design, saying that if there were an event it remains a low hazard. City Engineer Whisker reiterated that numbers can be run to figure how long the road would be closed if the dam broke. Mr. Stanley then answered Alderman Howard that the property owners association would be responsible for maintaining the bridge, adding that it is not so much a bridge as it is a culvert system. He then answered that the Fire Department would have unfettered access to the gated area. Commissioner Thomas questioned what the water depth over the bridge would be if the Wilson Lake dam broke. City Engineer Whisker stated that Lemons Engineering has calculated that it would be 3’. He then explained that the ditch is 6’ deep and the bridge section follows that with 36” culverts. In response to a question from Commissioner Thomas, City Attorney Bamburg stated that the residents who live in the gated area would still have fire and police service, adding that they would not have street maintenance. Commissioner Thomas noted the flood lines behind lots 16-21, saying that the flood lines regarding lots on the other side of the ditch are actually part of the lot, questioning the reason that area was not included as part of the property lines for lots 16-21. Mr. Stanley stated that a property owners association would own the property. He then related that people looking to purchase a garden home do not want extra property. He stated that the purpose of not extending the property line is to achieve a smaller lot even though the property owners association will maintain the yards. He pointed out that it changes the perception of the development to have larger lots. Mr. Greg Heslep, the developer of Base Meadows offered that it would be held as a green space buffer. He then reiterated earlier sentiments regarding a catastrophic event and the dam. He added that the property is not in the flood plain or floodway. He stated that they have elevations to accommodate the Corp. of Engineers. He stated that unless the Air Base wants to purchase this property, he should be allowed to develop the property. He stated that the creek bed is completely dry at this time. 4 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING SEPTEMBER 14, 2015 7:00 P.M. – 7:32 P.M. Mr. Stanley pointed out that the lots are going to be significantly above even the catastrophic event elevations. He stated that some of the lots would be as much as 20’ above the water level even with a dam break. Chairman Moore ascertained that the area would receive City garbage and trash pickup. City Attorney Bamburg clarified that the only thing not maintained by the City in a development of this nature is the roads. Mr. Stanley answered Commissioner White that the unplatted area between lots 21 and 22 would remain as part of the tract owned by the property owners association. He added that there is no buildable lot space. He stated that it would be a common area for a park or gazebo. Commissioner White moved, seconded by Commissioner Cummings to approve the Sketch Plat contingent that the dam retain its low hazard rating and that the property be rezoned to accommodate garden homes. MOTION CARRIED. BUILDING PERMIT(S): GENERAL: ANNOUNCEMENT: ADJOURNMENT: Chairman Moore without objection, adjourned the meeting at approximately 7:32 p.m. Respectfully submitted, _________________________ Susan L. Davitt 5