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19 OCT 14CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING OCTOBER 14, 2019 7:00 P.M. – 7:34 P.M. OPENING REMARKS: The Planning Commission of the City of Jacksonville, Arkansas met in regular session on October 14, 2019. Chairman Moore opened the meeting at approximately 7:00 p.m. expressing appreciation to those in attendance. ROLL CALL: Commissioners Patrick Thomas, Gary Sipes, Billy Hall, Jeff Twitty, Dan Brown, and Mark Stroud answered ROLL CALL. Chairman Jim Moore also answered roll call and declared a quorum. PRESENT (7), ABSENT (1). Others present for the meeting were Engineer Tech Mylissa Griggs, Officer Slash, Kyle Brockington, Aaron Robinson, Attorney Jason Stuart, and interested citizens, petitioners, and press. CORRECTION AND/OR APPROVAL OF MINUTES: Council Member Sipes moved, seconded by Commissioner Stroud to approve the minutes of the regularly scheduled August 12, 2019 as presented. MOTION CARRIED. PUBLIC HEARING(S): REQUEST TO APPROVE PLAT(S): PRELIMINARY PLAT Jaxon Terrace PH 14 Mr. Aaron Robinson of Bond Engineering related that the preliminary plat is from the sketch plat that the Planning Commission saw a few months ago. He stated that the preliminary plat is going back to the rear loading concept, it consists of 15 lots. He stated that he understands if the preliminary plat is approved they will have to come back and request variances, adding that before that happens he wanted to go over the preliminary plat and make sure this concept was approved. He presented concept designs of the proposed houses that are being considered for construction. He related that it depicts a long-narrow style home with rear loading garages. He pointed out that this the style the developer wants to see, noting that the lots are 55’ wide and 200’ long. He related that the other unique aspect is the one-way street, explaining that the reasoning for this is because this phase will only have lots on one side and this will reduce costs. He stated that he had told Mayor Johnson and Public Works Director Jim Oakley that he would perform a costs analysis. He reported that widening and loading off North First Street will cost slightly over $230,000. He stated that what is being proposed is a 14’ concrete drive/road/one-way street, because Public Works Director Jim Oakley had indicated that he wanted concrete. He added that about a $200,000 cost estimate, but Public Works Director Jim Oakley has since come back and said that he wanted it wider, so we have gone to a 20’ asphalt street with a cost estimate of $180,000. He related that if you go with a wider width, they are requesting a 20’ wide asphalt street with no curb and gutter, a one-way street. He pointed out that it would have two 10’ lanes. CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING OCTOBER 14, 2019 7:00 P.M. – 7:34 P.M. Commissioner Stroud confirmed with Mr. Robinson that the asphalt street would still have the inverted design regarding drainage. Mr. Robinson explained that a French drain would run underneath with a grated inlet on each end and both French drains would tie into it. Commissioner Stroud noted that at the previous meeting the idea was for the street to be 24’ wide, now he is presenting a 20’ wide street. He proposed that if the street is allowed to be 20’ wide would he consider adding curb and gutter. Mr. Robinson stated that the developer has said that it is not economically feasible to do it any other way. He stated that he understands the City’s concerns regarding emergency access but added that with a 20’ road you would not have to worry about that. He stated that when he proposed a 14’ wide road he had a sidewalk on one side, then it was proposed that the sidewalk could be pull to save some money. He noted however with a sidewalk you have a little bit of room to drive over but it would not hold up a fire truck. Chairman Moore noted that the concern was if the ladder truck had to be used since the proposal is for two story residences, they would not be able to get the ladder truck in there. He related that this is what the Fire Marshal told him. Mr. Robinson stated that he had a meeting with the Fire Marshal and he did not indicate a problem in that meeting. He related that the Fire Marshal told him that 14’ wide was plenty widen enough to get a truck in. He then added that the Fire Marshal may have misunderstood, which is why he went to the 20’ wide proposal. Commissioner Stroud stated that he has concerns for the asphalt breaking without curb. He asked if he could put curbs with the inverted street. Mr. Robinson stated that if you do a rolled curb without the curb on top, basically a two-foot section of curb to have the asphalt up against it, it will make it close. Commissioner Stroud noted other concerns by the City Engineering Department, asking if those concerns have been worked out. Mr. Robinson stated that he believes the biggest concern is the width of the road. Mylissa Griggs offered the Commission her and Mr. Robinson’s email stream demonstrating certain agreements. She stated that the road is definitely a concern, adding that she has not had a chance to talk to Public Works Director Jim Oakley or the Fire Marshal regarding the proposal for a 20’ wide road. She then added that neither Public Works Director Jim Oakley or the Fire Marshal agreed to the 14’ wide CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING OCTOBER 14, 2019 7:00 P.M. – 7:34 P.M. road. She related another concern is on the other side of the road where there is a “no man’s land” of grass. She stated that it needs to be addressed either by creating tracks, explaining that if we could shift the right-of-way to the west it would be plenty of room. She then stated that Water and Sewer had questions as to whether they had the most current design, saying that we can work with contingencies regarding those. She then related that they are also concerned about the zoning. She explained that they are wanting it to fit within R-1 with variances, adding that R-1A would fit the development with the 50’ wide lots and the 40’ wide right-of-way and not have any variances other than the street width. She stated that everything else seems to look good. Mr. Robinson stated that the sewer and water have been designed, adding that the Water Commission has asked them to look at a different design. He related that what is happening is that everything has kind of been put on hold until we figure out what we are going to do. He then added that he has not actually designed the street or the storm drainage yet because if it has to move or it has to shift then I would have to redo it all. He stated that he does not have anything to give them yet because he does not like having to design things three and four times. Chairman Moore noted that in the minutes in July, a comment was made by Mr. Robinson saying that he would not want to do a 27’ road, adding that the maximum would be a 24’ road and that it would have to be a public street that is maintained by City. Mr. Robinson stated that if he recalls correctly, he believes he said he would look at the costs. He then added that he did a costs analysis relating that he talked to Public Works Director Jim Oakley and told him where he was headed and asked if it Director Oakley was okay with that. He stated that maybe Public Works Director Jim Oakley misunderstood him, but that is why he moved forward with the current proposal. He stated that maybe Public Works Director Jim Oakley thought he said 24’ instead of 14’. He then added that he tried to go concrete, which is what Oakley wanted with an inverted street. He stated that it is obviously cheaper if we do asphalt and gravel versus concrete and gravel so they are able to go a little wider with the asphalt. He noted that is why he was able to get 20’ and stay within that same budgetary number. He stated that if he starts going wider or adding things to it … He explained that in the last phase of construction, they have been hammering rock for almost two weeks now. He related that it is all these unknowns that add to cost as they start construction, explaining that is why they are trying to stay in a certain number to address other contingencies. He stated that the numbers that work right now is a 20’ wide asphalt street. He suggested asking the Fire Marshal Captain Williams if a 20’ wide street would suffice, adding that they do not want to impede Fire and Ambulance. CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING OCTOBER 14, 2019 7:00 P.M. – 7:34 P.M. In response to a question from Commissioner Stroud, Mr. Robinson stated that if we do curbs then we will just do a normal crown street. He stated that to do the curb part of the curb and gutter is a little more concrete but it really does not cost that much more. He said he believes it is $1.00 a foot more to add the curb to do a rolled curb. He explained that currently he has got it grated at either end and going to curb inlets so what they would do is eliminate both grates and we would just have curb inlet on both ends. He added that this would offset a little bit of the costs. He stated that he does not mind evaluating the cost of constructing curb and gutter. Commissioner Stroud suggested making the rear yard setback a 50’ setback instead of 25’ so that the driveways are longer so that visitors that would park on the street would have more driveway room to park. Mr. Robinson stated that he did change the rear setback to 35’ with a 40’ right-of-way. He stated that his goal was to try and get around 50’ of driveway. He then noted that the further the setback on the house the more utilities cost to be installed. He stated that most of the homes in this Subdivision sell around $117.00 per square foot. He stated that with a 35’ setback you can get 2 cars in the garage and 4 cars comfortably in the driveway. Chairman Moore mentioned the green area on the other side of the road, questioning if that property would be put into tracks. Mr. Robinson explained that the developer is looking at making that area all river rock or some kind of landscape that would be maintenance free. He then answered Commissioner Stroud that they could put the road offset center of the right-of-way but the problem is where the road comes out on Jameson Street. He related that there is a radius on both sides and that radius would probably cut on someone’s property. He stated that is why roads are typically in the center of the right-of-way so that you have your radius for turning left and right. He stated that the best option may be to move the right-of-way to the west and have an extra 10’ strip and both pieces get deeded as Lot 1 and Lot 1-A. He stated that he is okay with tabling the item, until the variances and any rezoning is dealt with. He stated that the Water Commission will not give their approval until the developer has made his decision about the design. He continued saying that the sewer has already been approved. He related that he moved the sewer 10’ east to get out of the rocky area and resubmitted that plan to the Sewer Commission. He then answered that the Water Department wants to know which direction they are going whether or not the waterline on North First Street needs to be moved before they will offer an acceptance. He stated whether we are going to allow driveways on North First Street. He added that one of the questions that has come up regarding extra parking if someone wanted could they CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING OCTOBER 14, 2019 7:00 P.M. – 7:34 P.M. have a circle drive on North First Street. He stated that if that is allowable then that affects the Water Department. He stated that if the Planning Commission is not going to allow any curb cuts on North First Street then the Water Department only has issues where the drives would come onto North First Street. Chairman Moore stated that would be a problem because the Air Force property is directly across the Street, adding that he doubts the Air Force would give up any right-of-way, especially if there is going to be any expansion in the future of North First Street. Commissioner Stroud clarified that he is saying that a homeowner might decide to do a curb cut later. He stated that from his understanding that is why everything was moved to the rear. Mr. Robinson stated that one of the builders had asked if circle drives in the front would be allowed in addition to the rear loading drive. He stated that it could be something put in the bill of assurance or on the plat whether it is allowed. Commissioner Stroud suggested that the setback in the rear be increased and a circle drive could be done in the back. He clarified that the Street is being proposed as a 20’ wide asphalt with an evaluation for curb and gutter. Mr. Robinson concurred noting that if curb and gutter is added to the 20’ wide street it would make it 24’ from back of curb to back of curb. Commissioner Stroud pointed out that Lot 33 of Phase 13 would have to be a straight cut there, but we would eliminate all the problems with gravel or anything down the 14 lots backing up to this property, if we went off center and took the curb all the way to the edge of the plat. Mr. Robinson stated that there are a couple of different options. He related that other than having gravel, maybe there could be a sidewalk that goes all the way up to the fences. He stated that that way we could get the center of the road closer to the center of the right-of-way. He stated that he would look at different options. Commissioner Stroud stated that he is concerned about grass and the maintenance, adding that he is also concerned about gravel because grass will grow up through the gravel. He stated that he wanted to make sure we are on the same page this time. Chairman Moore asked if everyone is in agreement to look at this again at the next meeting if it is ready. Commissioner Stroud commended Mr. Robinson for working with the Commission regarding the design. CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING OCTOBER 14, 2019 7:00 P.M. – 7:34 P.M. Mr. Robinson said that there is nothing else like this in the City and the developer is thinking that if this works he may do some more in later phases. Commissioner Stroud moved, seconded by Commissioner Sipes to table the preliminary plat of Jaxon Terrace PH 14 pending further action regarding variances and any public hearings. MOTION CARRIED. BUILDING PERMIT(S): GENERAL: RETURN OF APPEAL from City Council the denial of a conditional use for a Used Auto Sales at 201 North First Street Chairman Moore recalled that the Planning Commission denied the conditional use request and it went to the City Council for an appeal. The City Council has returned the appeal to the Planning Commission, however, the Planning Commission cannot hear this again, so this has to go, according to City Attorney Friedman, to the Circuit Court within the next 30 days. He stated that 30 days starts tomorrow after tonight’s meeting. He stated that the appeal does not go to the City Council, it is not supposed to be returned to the Planning Commission, it is supposed to go to the Circuit Court. ADJOURNMENT: Chairman Moore without objection; adjourned the meeting at approximately 7:35 p.m. Respectfully submitted, _________________________ Susan L. Davitt