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17 DEC 14 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING DECEMBER 14, 2017 7:00 P.M. – 7:44 P.M. OPENING REMARKS: The Planning Commission of the City of Jacksonville, Arkansas met in regular session on December 14, 2017. Chairman Moore opened the meeting at approximately 7:00 p.m. expressing appreciation to those in attendance. ROLL CALL: Commissioners Patrick Thomas, Scott Scholl, Vivian Brittenum, and Virgil Healey answered ROLL CALL. Chairman Jim Moore also answered roll call and declared a quorum. PRESENT (5), ABSENT (3) One Seat open. Others present for the meeting were City Engineer Jay Whisker, Tommy Bond, interested citizens, petitioners, and press. CORRECTION AND/OR APPROVAL OF MINUTES: Commissioner Healey moved, seconded by Commissioner Scholl to approve the minutes of the November 13, 2017 regularly scheduled meeting. MOTION CARRIED. PUBLIC HEARING(S): a. REZONING 1301 South First Street, Hwy. 161 from C-3 and R-1 to R-3. Chairman Moore opened the public hearing at approximately 7:02 p.m. Mr. Tommy Bond of Bond Engineering related that the property is vacant, adding that he cannot recall any development ever being on this property. He stated that it consists of approximately six acres and is mostly surrounded by mobile homes. He stated that the owner is requesting to rezone the property to R-3 multifamily. City Engineer Whisker related that the front ¼ of the property along Hwy. 161 is zoned C-3 and the remainder is zoned R-1. He related that the owner is proposing to construct apartments. With no one else to present, Chairman Moore closed the public hearing at approximately 7:05 p.m. Commissioner Scholl moved, seconded by Commissioner Healey to approve the rezoning of 1301 South First Street, Hwy. 161 from C-3 and R-1 to R-3. Commissioner Thomas confirmed with City Engineer Whisker that the entire plot of property is being proposed for multifamily R-3. He then explained that the property has been zoned with a strip of commercial in the front for as long as he has been City Engineer. He stated that either the petitioner or the City might have zoned the property along the Highway for commercial at some point. Commissioner Thomas questioned if this proposal would be the best use for more apartments or would the property be better suited for highway frontage commercial. He stated that if it is rezoned for apartments CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING DECEMBER 14, 2017 7:00 P.M. – 7:44 P.M. they would be there for the next 50 years and there could be future desires to widen Hwy. 161 because of development to the south, adding that maybe it should remain commercial. The Commission viewed an area map depicting any commercial property in the vicinity of the proposed rezoning property. City Engineer Whisker noted that a piece of property on Taylor is zoned commercial, assuming it was some type of garage a long time ago, pointing out that it backs up to Jordan Acres which then fronts Military which is all residential. He added that there are mobile home parks on the north and east side of this property. He stated that there is residential along the west side of Hwy. 161 mixed in with some commercial. Mr. Bond noted that the area has rental houses that have been there for approximately 50-years. Commissioner Thomas acknowledged that the area is an older developed area. Mr. Bond reiterated that for whatever reason, this property has never had any commercial appeal for development. He added that this property has been vacant the entire time and has never had a development of any kind. Commissioner Brittenum questioned if the complex is going to be developed as low-income apartments. Mr. Bond stated that he was not able to answer that because Mr. Peacock is rezoning the property for sale, adding that it is not being rezoned for development plans by Mr. Peacock. He stated that he is unaware of any future plans. City Engineer Whisker explained that if the property were rezoned for apartments, the developer would have to get approval for the site plan from the Planning Commission and plat the property. He reminded the Planning Commission that once the property is zoned for multifamily, then apartments would be allowed there. Commissioner Thomas noted that if the rezoning were approved, the he would imagine the Planning Commission could request that the apartments be set back far enough regarding any consideration for widening of Hwy. 161. He stated that he would expect in the next 20 years that this Highway is going to be widened and the right-of-way will be necessary to do so. Mr. Bond noted that those considerations typically happen during the site plan review. CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING DECEMBER 14, 2017 7:00 P.M. – 7:44 P.M. Chairman Moore noted that for tonight’s consideration there is the rezoning that would allow for multifamily development. City Engineer Whisker concurred with Chairman Moore that this is still a front setback for multifamily. He then reminded the Planning Commission that there is also a platting process, noting that during the platting process, the Planning Commission can request additional right-of-way depending on the type of roadway to the front on the Master Plan. Mr. Bond stated that the Master Street Plan references certain street right-of-way widths, which would come into play with the site plan. Commissioner Brittenum stated that she feels it should be commercial. She noted that the growth in North Little Rock would eventually come to this area. Chairman Moore explained that the largest portion of the property is zoned R-1 and the smaller portion is zoned C-3. He explained that with the commercial setback it would only hold a small commercial development such as a coffee van. Discussion ensued regarding what types of commercial businesses could fit the smaller commercial parcel. Mr. Bond stated that it is too small for a convenience store but might lend itself to a small strip shopping center. City Engineer Whisker concurred that it would have to have shallow parking in the front. Other discussion ensued regarding that Family Dollar was the last commercial developments in the area. It was noted that Family Dollar is a corner lot that is estimated to run 250 to 300 feet deep, which is deeper than this property. Commissioner Thomas stated that while he may support this rezoning, he would like for future development on this Highway to be safeguarded. He stated that he visualizes that whole area as being future commercial prime real estate. He predicted that Jacksonville would grow from the railroad tracks south to I-440. Mr. Bond noted that the traffic would use four lanes. Chairman Moore questioned if there are any future plans to widen Hwy. 161. City Engineer Whisker answered that the Highway Department has looked at South First Street from where it goes from five lanes down to two or three lanes. He noted that they have looked at the railroad CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING DECEMBER 14, 2017 7:00 P.M. – 7:44 P.M. overpass but do not have the monies for any project now. He stated that there is much less money than needed. He concluded saying that the Highway Department has looked at widening Hwy. 161 in this area. He then answered that the street is an arterial street, saying that the Master Street Plan has a 60 or 80-foot rights-of-way. He stated that this usually comes up when the property is platted, adding that we can ask for that right-of-way at the time of platting. MOTION CARRIED with Commissioner Brittenum voting NAY and Chairman Moore voting AYE. Commissioner Brittenum reiterated her view that the area given future expansion is better suited for commercial development. b. REZONING 3001 – 3023 Hines Drive from R-1 to R-2 Chairman Moore opened the public hearing at approximately 7:21 p.m. Mr. Bond noted that the property has six existing duplexes but the property is zoned R-1; he then explained that one of the duplexes burned and the zoning became an issue for rebuilding the duplex. City Engineer Whisker related that Hines Drive is the area behind Willow Bend Apartments on Marshall Road. He added that Hines Drive is off Braden Street. He then noted that there are single-family homes in the area. He pointed out that the duplexes were developed a long time ago. Mr. Bond related that they were originally constructed by Bill Carpenter approximately 25 years ago. He then explained that Mr. Carpenter died 10 years ago and his family sold them to Jim Peacock. Chairman Moore noted that this is an older zoning issue that needs to be corrected. Chairman Moore closed the public hearing at approximately 7:24 p.m. Commissioner Thomas moved, seconded by Commissioner Healey to approve the rezoning of 3001 – 3023 Hines Drive from R-1 to R-2. MOTION CARRIED. c. REZONING 908 South Oak Street from C-3 to R-1 Chairman Moore opened the public hearing at approximately 7:24 p.m. It was noted that the petitioner was not available so the item was removed from the agenda. Chairman Moore closed the public hearing at approximately 7:25 p.m. CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING DECEMBER 14, 2017 7:00 P.M. – 7:44 P.M. REQUEST TO APPROVE PLAT(S): PRELIMINARY PLAT Graham Woods PH III Mr. Tommy Bond of Bond Engineering related that this is the last phase of the Graham Woods Subdivision that originally began approximately six years ago. He related that the beginning of phase I coincided with the widening of Graham Road and that construction which lasted for approximately two years, slowing the development of the area. He then noted that phase III is following the original plan, noting that this phase will consists of 18 lots. City Engineer Whisker reviewed the three phases on PowerPoint, noting that the creek area on the backside of the development is in the floodway was given to the City as a park. He stated that there would be a two-box culvert over the top of the block ditch to connect the neighborhood. He then explained that the lots on the backside have been shortened so that there would not be any problems with FEMA getting the lots approved as far as any floodplain issues. Mr. Bond explained that FEMA was sure the four lots across the back of the Subdivision were in the floodway so the lots were replatted and then FEMA came back and stated that they are not in the floodway so now the lots have to be replatted from being replatted. Commissioner Thomas questioned if the park would be a City park or just a neighborhood park and the responsibility would be the neighborhood. Mr. Bond stated that it would be deeded or platted to the City. Commissioner Thomas questioned if this park is wanted by the City, noting that the City has enough grass to mow as it is. City Engineer Whisker stated that everything has a cost and acknowledged that this park will have a cost but at the same time, because it already has sewer, storm drains with the creek going through there, we already go through there with both sets of mowers already. He then stated that this is part of the Nixon Farm property, because of the drainage that can back up in through Laurel and Cherry Streets, the City has been cleaning this ditch since before his tenure going back many years. Discussion ensued as to this property being in the floodway and it being maintained as just a green area. Commissioner Thomas moved, seconded by Commissioner Scholl to approve the preliminary plat of Graham Woods Subdivision PH III. MOTION CARRIED. CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING DECEMBER 14, 2017 7:00 P.M. – 7:44 P.M. b. PRELIMINARY PLAT Kum & Go Convenience Store Main Street Mr. Todd Butler of Ozark Engineering Inc. stated he is the representative for Kum and Go’s preliminary plat. City Engineer Whisker offered a PowerPoint demonstrating the location and informing the new Commissioners that typically, commercial property is platted and the site plan is presented at the same time, which is the reason that the site plan is being offered at the same time as the preliminary plat for the property. He stated that the preliminary plat involves taking different surveys of the property and combining it into one lot. He noted that the City has offered to give back some of the right-of-way along the insides of the curves, explaining that it still gives the City a 60’ road right-of-way, which is what the rest of Main Street is on both sides. He stated that the City does not foresee any need to have more right-of-way at this area. He went on to say this would return the land back to the property owner for maintenance. He stated that it is an unusual preliminary plat in the fact that we the City are giving some land back to the owner. He noted that the land could be used for the parking lot, green space with trees, curb and gutter and is included in the site plan being presented. He informed the Commissioners that the first item for consideration is the preliminary plat involving the metes and bounds descriptions of the property being platted into one, followed by the site plan, which is the request to have the building and gas pumps. Chairman Moore noted and City Engineer Whisker concurred that the property to the east belongs to the Popeye’s Restaurant and is not a part of this preliminary plat. In response to a question from Commissioner Thomas, City Engineer Whisker noted the area for the pumps. He noted that the preliminary plat is to address the platting of the property and the return of City property back to the owner. He then demonstrated the locations for gas and diesel pumps. City Engineer Whisker then noted that the sign package was approved by the Board of Adjustment on Monday night for the Kum & Go. Commissioner Thomas moved, seconded by Commissioner Scholl to approve the preliminary plat of Kum & Go Convenience Store Main Street. MOTION CARRIED. BUILDING PERMIT(S): SITE PLAN Kum & Go Convenience Store Main Street Mr. Butler related that this is one of Kum & Go’s newest versions of their convenience store, pointing out that Jacksonville will get one of the new prototypes. He related that it is a larger store and brings in a lot of the semi-trucks, noting that they will have showers for truckers. He noted that the site had certain challenges with the various topography changes. CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING DECEMBER 14, 2017 7:00 P.M. – 7:44 P.M. He related that on the north side of the building that had to incorporate the handicap ramps to get up to the gas pumps regarding the diesel pumps. He noted that there are three switchbacks on the ramp. City Engineer Whisker stated that the Kum & Go discussion has been ongoing for some time, adding that the City feels that they are going to be a great neighbor. He related that they have come to the City about doing some beautification in the front of the store since it leads to the downtown area. He went on to say Kum & Go does the ampersand sign and a statue at so many stores per year and Jacksonville is in the running to get one of those. He noted that on the ampersand sign is different logos that market the community and describe Jacksonville, adding that this would be another positive for the City. He noted that the south side of the building would provide another green space, because this site is on the Hwy. 67, which may become a freeway in the near future, noting the Arkansas Legislature has been working towards that end. He explained that the green space is nice to have for people traveling with pets. He related that there has been discussions regarding putting some benches in that area, noting that the High School is being built across the street. He then answered that there were no concerns regarding the semi-trucks coming through to get to the diesel pumps. He stated that the trucks will have to circle around Main to Sharp Street and back through which will be the biggest challenge but that is not going to be a problem. He went on to say Main Street is the heavy trafficked street. Mr. Butler noted that it is nice to have trucks separated from the pedestrians and the vehicle traffic, noting that the trucks would be at the higher level away from other kinds of traffic. He then answered Commissioner Thomas that there are three extra parking spaces for the trucks besides the three pumps. Chairman Moore stated that he appreciates that with the topography challenges and the fact that this is a new prototype store and they have worked out all the challenges. He stated that it would be an enhancement of the Main Street area. Commissioner Thomas moved, seconded by Commissioner Brittenum to approve the site plan for Kum & Go Convenience Store Main Street. MOTION CARRIED. ADJOURNMENT: Chairman Moore without objection; adjourned the meeting at approximately 7:44 p.m. Respectfully submitted, _________________________ Susan L. Davitt