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19 JUL 08 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING JULY 8, 2019 7:00 P.M. – 7:53 P.M. OPENING REMARKS: The Planning Commission of the City of Jacksonville, Arkansas met in regular session on July 8, 2019. Chairman Moore opened the meeting at approximately 7:00 p.m. expressing appreciation to those in attendance. ROLL CALL: Commissioners Patrick Thomas, Billy Hall, Councilman Sipes, Vivian Brittenum, Jeff Twitty, Dan Brown, and Mark Stroud answered ROLL CALL. Chairman Jim Moore also answered roll call and declared a quorum. PRESENT (8), ABSENT (1). Others present for the meeting were Public Works Director Jim Oakley, Aaron Robinson, and interested citizens, petitioners, and press. CORRECTION AND/OR APPROVAL OF MINUTES: Commissioner Brittenum moved, seconded by Commissioner Thomas to approve the minutes of the Regularly Scheduled Planning Commission meeting of May 13, 2019 and June 10, 2019. MOTION CARRIED. PUBLIC HEARING(S): REQUEST TO APPROVE PLAT(S): SKETCH PLAT Jaxon Terrace PH 14 Representative Aaron Robinson of Bond Engineering noted that originally this phase was submitted as duplexes, adding that now he is seeking to have single-family houses. He noted that the phase consists of 12 lots facing North First Street, adding that sewer and water would run along the back of the lots. He then related that half- street improvements would have to be constructed along North First Street. He stated that they would continue Everest Drive out to North First Street to provide another access to the Subdivision. He recalled that smaller lots with garden homes was previously discussed, but it was not feasible to go that route. He noted that there would be a sidewalk along the front, and he is proposing to have looped drives to prevent cars backing out onto North First Street. He noted that the setback would be 40’ which would match the other houses along North First Street providing for more parking area regarding the driveways. Commissioner Stroud questioned if the expense of developing the rear street was part of the decision to go with front loading driveways. Mr. Robinson concurred that was part of the expense, adding that the other part was the lot width and in order to meet Code they had to go to a 50’ wide. Commissioner Stroud noted that front loop driveways would require 24 curb cuts, which is concerning. He went on to say that he likes the idea of making a private drive to the rear of the lots. 1 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING JULY 8, 2019 7:00 P.M. – 7:53 P.M. Mr. Robinson stated that the developer does not want to do a PUD with a private driveway. He stated that part of the reason is that the residents would have to bear the expense of road maintenance for the private drive. He stated that he is not sure but he believes a PUD would require a gated community. Chairman Moore noted that there are some PUD developments in Stonewall that do not have any private drives or streets. He then related that he met with Public Works Director Jim Oakley, Mylissa, and the Fire Marshal, this idea came from that meeting because of the difficulties with spacing. He went on to say that the Fire Marshal had a problem with the back load situation and the accessibility for fire equipment. In response to a question from Commissioner Stroud, Mr. Robinson answered that his earliest recall regarding the laying out of phases was when shared drives were used at another location on North First Street. He stated that the houses can be front loaded but if they could rear load the lots it would be nice, adding that they tried to make rear loading work economically and basically it is hard to build a street up to City standards and only have houses on one side of the street. He stated that if the rules would allow them to only have to do half street improvements it would be more economical. Discussion ensued as to donating the property for a playground, Mr. Robinson related that it is his understanding that the City does not want any more subdivision playgrounds because of the maintenance issues. He went on to say that it is hard to donate a piece of property in the City that is out of the flood plain, developers only want to donate property that is in the flood plain. Commissioner Stroud questioned if it might be feasible if the rear drive was more of a concrete drive. Mr. Robinson related that the sketch from last month depicted a rear concrete drive, it was to be concrete and instead of having a normal crown, you construct an inverted crown. He explained that you would not have your typical curb inlets because you do not have curb and gutter, instead you run grated inlets down the middle. In response to a question from Commissioner Stroud, Public Works Director Jim Oakley stated that concrete would be a possibility as long as it was constructed 27’ back edge to back edge with the inverted crown there would never be need to overlay. Discussion ensued regarding the differences between yard space and having front versus rear loading lots. Mr. Robinson noted that the lots are deep, citing that it is as much as 240’ deep. Commissioner Stroud issued his support for rear loading lots to keep everything off North First Street, citing future development possibilities for North First Street. 2 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING JULY 8, 2019 7:00 P.M. – 7:53 P.M. Discussion ensued some plat corrections being recommended regarding the legal description, lot numbering, along with some lot dimension changes. It was also discussed that North First Street may widen in the future, noting that it is currently a very busy street. Commissioner Thomas stated that he feels it would be attractive to have a rear loading garage with an ally way that has the inverted street for drainage. He supported the idea of rear loading with attractive fronts. Mr. Robinson stated that he would have to confer with the developer regarding the recommendations, noting that some variances would have to be granted to economically facilitate that type of development. He answered that they would not want to do a 27’ road, saying that the maximum they would do is 24’ and it would have to be a public street that is maintained by the City. He adamantly stated that the developer does not want to do a private drive. He answered that the minimum square footage would be 1600’, adding that the patio homes would be 1800’ square foot. Commissioner Thomas stated that the only way to do this would be to make it a private drive. Mr. Robinson concurred saying that it is the deal breaker. Discussion ensued regarding garbage pickup on a private drive and it was noted that there is one other private drive in Jacksonville that does get curbside garbage pickup. Mr. Oakley offered that if the road will hold and accommodate the garbage truck regarding weight and width, it would not see a problem regarding garbage collection. Discussion turned to the zoning classifications not specifically addressing garden homes. Mr. Robinson noted that the closest was an R-1A. He went on to say that he feels he could make the lots 45’ wide, while R-1A requires 50’ wide lots. Commissioner Thomas questioned possibility of retracting the current sketch and redesign it to feature rear loading lots. Mr. Robinson stated that his problem is that he has a contractor currently building Rope Trail, once he gets Rope Trail and Everest done, he’s cut off all his tractors and pans. He added that this would mean that he would have to do everything by dump trucks and dozers, going from one piece of equipment and one guy to three pieces of equipment and three guys. He pointed out that this triples the dirt moving price. He stated that he needs to know whether there is going to be a rear access tonight so he knows if he needs to start 3 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING JULY 8, 2019 7:00 P.M. – 7:53 P.M. stockpiling dirt or start digging it out to undercut as much as 2’ for shell. He explained that the only way to do it economically is to do it now. Commissioner Thomas stated that he feels this is the perfect opportunity to have rear loading garages, but pointed out that he feels the circle drive is attractive. Mr. Robinson stated that in order to do the circle drives it would require about 65’, noting that would reduce the lots from 18 back to 12. He stated that it would not work economically. Commissioner Stroud stated that he is strongly opposed to that many curb cuts on North First Street. He continued saying that he feels the rear loading would be more aesthetic from North First Street. Mr. Robinson reiterated that economics is the driving factor. He noted the significant factor of taxes collected if the property is developed instead of being left vacant. In response to a question from Commissioner Hall, Mr. Robinson stated that there is approximately 200’ that could be used to develop a street similar to the one in front of Western Hills Subdivision. He cautioned that the previous City Engineer originally thought the street in front of Western Hills was a good idea, but added that if you asked him today that opinion would be that it is a bad idea. He stated that if you are going to build that much of a road you might as well make it rear loading. Public Works Director Jim Oakley confirmed with Mr. Robinson that he was proposing if the rear load road is chosen it would be constructed to be 24’ wide. Mr. Robinson noted that there would be a drive coming out between two lots. He stated that it is cheaper to build 200’ of street than it is to have a culdesac. He noted that a culdesac might cost the project two lots. In response to a question from Commissioner Thomas, Mr. Robinson answered that there would be approximately 60’ to the right of way on North First Street with a 35’ setback in the rear regarding the rear load. In response to a question from Councilman Sipes, Mr. Robinson answered that he did not know who would be responsible for putting lights on the alley street. He then surmised that if the City owns the Street they pay the electricity bill. He stated that if it is private, he is not sure there is an ordinance that requires any lights. Councilman Sipes stated that he does not feel there would be a problem having 12 houses that face North First Street. 4 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING JULY 8, 2019 7:00 P.M. – 7:53 P.M. Mr. Robinson offered that while he is not a traffic engineer, the benefit of the drives on North First Street is that there is no cross traffic on the other side of the Street because that property belongs to the Air Force Base, which is not the case with other development along North First Street. He noted that he has lived in the Jaxon Terrace area for 18 years and he has seen the traffic backed up past Maddox Road but he has never seen anyone have a problem getting out onto North First Street that actually faces North First Street. He added that the barrier wall on the Hwy. has really helped that traffic situation. He added that once the Vandenberg intersection is improved, it will make traffic even better. He stated that there would be so many waivers for the rear load, which is the reason we went with the front load and looped driveways. Commissioner Stroud stated that he would not mind granting these kinds of waivers, adding that if the Planning Commission has the mentality to just front load everything then we are not forward thinking. He offered that this happens to be a unique piece of property that we can use as a tool for other developers if we can come together on how to make it work economically for the developer and beneficial to the City as well. He stated that he would recommend that he meet with Public Works Director Jim Oakley and come up with a plan for the lots to rear load that is agreeable to everyone. Commissioner Thomas stated that he would like an opportunity to look at this as a new and different kind of development. Commissioner Brown stated that he feels this would enhance the entire development. Mr. Robinson stated that he agrees and feels rear loading is aesthetically pleasing. He reiterated that it is all driven by economics. He then added that he is not sure the developer is going to agree to doing the rear loading concept. He stated that he would look at it again and meet with City personnel to develop new numbers to offer to the developer. Commission Stroud stated that his idea would be to bypass the sketch presentation and return with a preliminary plat regarding the rear loading concept. Public Works Director Jim Oakley noted that there could be some issues with the water main on North First and drainage, adding that he would advise Mr. Robinson to meet with the Water Department as well. Mr. Robinson clarified that it is an old AC line that was installed in the 60’s, and Sal Pappalardo has already asked them to come up with a design to replace that main, which would be funded by the Water Department. He stated that when you tap an AC line it is not as durable as PVC or other line. 5 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING JULY 8, 2019 7:00 P.M. – 7:53 P.M. Public Works Director Jim Oakley addressed the street standards, he related that currently it is 27’ back to curb – back to curb. He stated that Mr. Robinson is proposing to make the back road 24’ without curb or gutter. He went on to say that this would entail a variance regarding the street development. He stated that if the street is done in RCP (Reinforced Concrete Pipe) with a drain line running through the center inverted crown, which works as a drainage system as well. He then answered Chairman Moore that he did not feel with the adequate drainage pipes that this would be a problem. He stated that even if the street was developed 27’ back to curb – back to curb there was going to be some issues getting water from phase 13 to 14. Mr. Robinson stated that he has not actually designed anything because the sketch had not been approved. He went on to say that half of phase 13 roughly drains toward North First Street and then they all drain north so that everything is going in a northwesterly direction. He related his thought was there is a high-point that drained toward North First Street and then at North First Street there would be some inlets to get it all underneath and to the open ditch and then it is almost 500’ from there to the end, so typically I would try to put my storm drainage 3 to 4 hundred feet apart so you do not have the “river” effect. He added with this he would have to put in something almost at the intersection of Everest in order to capture the water and direct it to North First Street. He then stated that if you load everything off North First Street then you have eliminated all that impervious surface and there is more green area and the water is not flowing as fast, it does not have to be captured and diverted around the houses. He then noted on North First Street they would have to do the half-street improvements, which would include curb and gutter. He said that they would have to strategically place some curb inlet along there in order to capture the water running over into the curb. In response to a question from Councilman Sipes, Mr. Robinson answered that the rear loading road would be approximately between 550 and 600 feet, which is a tenth of a mile. Mr. Robinson then related that the developer has talked with the house builders who have expressed concerns for building garden homes because they are unsure of what the market is in Jacksonville. Commissioner Stroud moved, seconded by Commissioner Thomas to encourage developer to return with a rear loading road concept that is feasible for phase 14, with a 24’ wide street with an inverted drainage crown, working with Public Works Director Jim Oakley for an agreeable plan to be brought back as a preliminary plat. MOTION CARRIED. 6 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING JULY 8, 2019 7:00 P.M. – 7:53 P.M. BUILDING PERMIT(S): ADJOURNMENT: Chairman Moore without objection; adjourned the meeting at approximately 7:53 p.m. Respectfully submitted, _________________________ Susan L. Davitt 7