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2008JACKSONVILLE PLANNING COMMISSION 1. 2. 3. OPENING REMARKS: ROLL CALL: APPROVAL AND/OR AGENDA JANUARY 14, 2008 7:00 P.M. CORRECTION OF MINUTES: Regular Planning Commission Meeting of November 12, 2007 4. PUBLIC HEARING (S): 5. REQUEST TO APPROVE PLAT (S): 6. BUILDING PERMIT (S): 7. GENERAL: ANNOUNCEMENT(S): ADJOURNMENT a. FINAL PLAT: Cavin Estates Lots 1-4 Petitioner: Charles Cavin Representative: Bond Engineering (plat include in packet) b. REPLAT: Lots 399 to 406 and 434 to 439 Northlake Subdivision PH XI Petitioner: Tommy Dupree and Jack Wilson Representative: Bond Engineering c. REVISED PRELIMINARY PLAT: Foxwood Estates Petitioner: Jack Wilson Representative: Bond Engineering NOMINATION of 2008 Planning Commission Officers and volunteers for 2008 Board of Adjustment Annexation meeting January 141h@ 6:00 p.m. Jacksonville Community Center Annexation meeting hosted by Sherwood January 21 51 @ 6:30p.m. First Baptist Church of Gravel Ridge OPENING REMARKS: CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING JANUARY 14, 2008 7:00 P.M. -7:18 P.M. The Planning Commission of the City of Jacksonville, Arkansas met in regular session on January 14, 2008. Chairman Traylor opened the meeting at approximately 7:00 p.m. expressing appreciation to those in attendance and welcoming new Comminnioncr ChurlcD Evans. ROLL CALL: Commissioners Art Brannen, Charles Evans, Bart Gray Jr., Chad Young, Susan Dollar, John Herbold, Tom Evans, and Alderman Bill Howard answered ROLL CALL. Chairman Traylor also answered ROLL CALL and declared a quorum. PRESENT (9), ABSENT (0) . Others present for the meeting were Acting City Engineer Jay Whisker, Mr. Tommy Bond, interested citizens, petitioners, and press. CORRECTION AND/OR APPROVAL OF MINUTES: Commissioner Brannen moved, seconded by Commissioner Howard to approve the minutes of the regularly scheduled Planning Commission meeting of 12 November 2007. MOTION CARRIED. PUBLIC HEARING(S): REQUEST TO APPROVE PLAT(S): a. FINAL PLAT Cavin Estates Lots 1-4 Mr. Bond requested that the plat be tabled for one month allowing the petitioner to complete or bond for sidewalks and inlet. Commissioner Dollar moved, seconded by Commissioner Herbold to table the Final Plat of the Cavin Estates Lots 1-4 until the next regularly scheduled Planning Commission meeting per request of the petitioner. MOTION CARRIED. b. REPLAT Lots 399 to 406 and 434 to 439 Northlake Subdivision PH XI Mr. Tommy Bond stated that the reason for the request to replat is to change the front yard setbacks from 35' to 25' . He noted that 12 lots are involved in the request, all of which face Hummingbird Lane. He added that the lots are vacant. He related that one of the lots was sold but the builder was not able to fit a house on the lot and still achieve a 25' rear yard setback. He then noted that Mr. Jack Wilson would be the builder for all the vacant lots. He noted that all the houses on Mule Deer would retain their 35' setback. He stated that changing the front yard setback would allow for the construction of larger homes. He then answered that changing the setback would have no impact since there are no homes existing on the street. ( I CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING JANUARY 14, 2008 7:00 P.M. -7:18 P.M. Discussion ensued regarding the construction of another street at the end of Hummingbird Lane, which will eventually connect to Mule Deer. Mr. Bond noted that the setback requirements were changed by ordinance approximately one year ago. Commissioner Brannen moved, seconded by Commissioner Young to approve the replat of lots 399 to 406 and 434 to 439 Northlake Subdivision. MOTION CARRIED. c. REVISED PRELIMINARY PLAT Foxwood Estates Mr. Bond related that the development has been ongoing for approximately three years. He then stated that economics changed and the cost of development went up significantly, causing the developer to reevaluate lot sizes. He stated that the revised preliminary plat features lots ranging in size from 3.6 acres up to 5 plus acres. He explained that the developer needed to create 5 more lots into the project regarding economic feasibility. He stated that the road would be graveled in the next three weeks and the developer would bond for asphalt. He stated that the developer hopes to sell lots this spring with building to begin in the summer. He then stated that originally, the plan featured 19 lots, but the developer has decided to add five additional lots. He related that the levy has been constructed to reduce noise level from railroad tracks. He related that the street would be 20' wide with no sidewalks or curb and gutter to enhance a rural setting. He stated that all streets, drainage, and sewer behind the gate would be private thus maintained by the residents. He then answered that the gate would be located approximately halfway between the creek and the front of lot 1. He stated that the streets in front of the gate would be public streets, 27' back of curb to back of curb and maintained by the City. He related that the area along the public street is zoned commercial. He then explained that currently there is a temporary gate at the front of the bridge to prevent dumping. Commissioner Howard moved, seconded by Commissioner Young to approve the Revised Preliminary Plat of Foxwood Estates as presented. MOTION CARRIED. BUILDING PERMIT(S): GENERAL: NOMINATION of 2008 Planning Commission officers and volunteers for the 2008 Board of Adjustment. 2 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING JANUARY 14 I 2008 7:00 P.M. -7:18 P.M. Commissioner Brannen moved, seconded by nominate Mike Traylor as 2008 Planning MOTION CARRIED. Commissioner Gray to Commission Chairman. Commissioner Howard moved, seconded by Commissioner Dollar to nominate Chad Young as 2008 Vice Planning Commission Chair and Board of Adjustment Chairman. MOTION CARRIED. Commissioners Brannen and Gray volunteered to serve as members of the 2008 Board of Adjustment. ADJOURNMENT: Chairman Traylor without objection adjourned meeting at approximately 7:18 p.m. Respectfully submitted, 3 JACKSONVILLE PLANNING COMMISSION 1. OPENING REMARKS: 2. ROLL CALL: 3. APPROVAL AND/OR CORRECTION OF MINUTES: 4. PUBLIC HEARING (S): 5. REQUEST TO APPROVE PLAT (S): 6. BUILDING PERMIT (S): 7. GENERAL: ANNOUNCEMENT(S): ADJOURNMENT AGENDA FEBRUARY 11, 2008 7:00 P.M. Regular Planning Commission Meeting of January 14, 2008 FINAL PLAT: Dupree Estates Petitioner: Marcus Dupree Mandatory Annual Joint Planning Meeting February 12, 2008 @ 11 :30 a.m. Jacksonville Community Center OPENING REMARKS: CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING FEBRUARY 11, 2008 7:00 P.M. -7:15 P.M. The Planning Commission of the City of Jacksonville, Arkansas met in regular session on February 11, 2008. Chairman Traylor opened the meeting at approximately 7:00 p.m. expressing appreciation to those in attendance. ROLL CALL: Commissioners Charles Evans, Chad Young, John Herbold, Tom Evans, and Alderman Bill Howard answered ROLL CALL. Chairman Traylor also answered ROLL CALL and declared a quorum. PRESENT (6), ABSENT (3). Others present for the meeting were Acting City Engineer Jay Whisker, Mr. Marcus Dupree, interested citizens, petitioners, and press. CORRECTION AND/OR APPROVAL OF MINUTES: Commissioner Young moved, seconded by Commissioner Herbold to approve the minutes of the regularly scheduled Planning Commission meeting of 14 January 2008. MOTION CARRIED. PUBLIC HEARING(S): REQUEST TO APPROVE PLAT(S): FINAL PLAT Dupree Estates Mr. Dupree stated that he is also requesting a waiver of sidewalks with Final Plat approval. Acting City Engineer Whisker informed the Commission that Mr. Dupree had to have a manhole and 300' of sewer line constructed. He explained that Mr. Dupree had related his desire for a sidewalk waiver, adding that he would rather not waive the sidewalk. He stated that there were lots approved in the 90's to the north, pointing out that Valentine and the CloverRidge Subdivision PH I, II, and III have sidewalks. He stated that Mr. Dupree's lot is approximately 200 to 300 feet in proximity to the CloverRidge Subdivision, one large lot size away from the Subdivision. In response to a question posed by Chairman Traylor, Acting City Engineer Whisker answered that the Water Department has given approval and the Sewer Department only lacks air testing the line. It was clarified that the homes to the north that were platted in the 90's do not have sidewalks. CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING FEBRUARY 11, 2008 7:00 P.M. -7:15 P.M. In response to a question posed by Chairman Traylor, Acting City Engineer Whisker replied that this would be the only sidewalk on the street north of Valentine, adding that eventually the City would probably build sidewalks to make connections. He stated that the sidewalks would most likely be on the inside of Cloverdale where Mr. Dupree is building his home. He noted that the CloverRidge Subdivision already has sidewalks built all the way through on that side of Cloverdale. Chairman Traylor clarified that the required sidewalk would be 166' . Mr. Dupree then answered that there is a home to the south side of his home and Acting City Engineer Whisker further clarified that the home was approved on a metes and bounds building permit in 2003. He added that he did not believe sidewalks were required at that time with a metes and bounds building permit. Commissioner Young stated that it is typically the Planning Commission's policy to include sidewalks in all projects, adding that the City does not want to have to add sidewalks. He stated that he did not feel this project would merit a waiver from sidewalk requirements. Commissioner Younq moved, seconded by Commissioner Howard to approve the Final Plat of Dupree Estates and deny the request for a waiver from sidewalk requirements and continqent upon acceptance from all utilities. Mr. Dupree questioned who would maintain the sidewalk and keep the grass cut. He explained that he did not have the funds to construct a sidewalk, noting that he had already spent $12,000.00 to construct a manhole so that he could get sewer service to his home. He stated that technically this would fall under the City's guideline for a financial hardship, reiterating that he does not have the funds to construct the sidewalk. Acting City Engineer Whisker related that the sidewalk in any final plat could be bonded with cash or an actual bond. City Attorney Bamburg clarified that the motion before the Commission would have to be amended to allow any arrangement for bond. Chairman Traylor informed Mr. Dupree that he would be responsible for the grass cutting around the sidewalk. 2 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING FEBRUARY 11, 2008 7:00 P.M. -7:15 P.M. Mr. Dupree then questioned the legal liability if someone were to fall or trip and be hurt on the sidewalk. He stated there are a lot of children in the area and his concern would be that if he constructed the sidewalk lu front of his hou3e, ho feels children might bring their skateboards to play on the sidewalk. He stated that the sidewalk would belong to the City but technically is not connected into the sidewalk system. Acting City Engineer Whisker stated that as long as sidewalks are constructed to City standards the City would accept and maintain the sidewalks following a period of one year. He noted that grass maintenance is the responsibility of the property owner. Commissioner Herbold expressed concerns for developments that have small culdesacs that negate the sidewalk requirement when it would be advantageous for the sidewalk to continue, pointing out that in contrast this sidewalk would not continue in either direction. He stated that he would be in favor of a sidewalk waiver. Acting City Engineer Whisker stated that sidewalks are commonly developed in pieces, citing the development on North First Street where sidewalks will be piece meal through the developers efforts and the City to have sidewalks that connect going towards the proposed location of the new education facility. He then explained that in the area of CloverRidge the same type of sidewalk development occurred. He then reminded the Commission that in 2001, the Planning Commission approved a subdivision without sidewalks and when sent to City Council for approval, the City Council required sidewalks. He stated that the case went to court and was eventually won by the City. He stated that the City Council has made it very clear that they want sidewalks. He stated that the only exception that he is aware of would be the transfer of some land to three family members following a landowner's death. In response to a question posed by Commissioner Herbold, Acting City Engineer Whisker acknowledged that the lots to the north of the wastewater treatment plant were approved some time ago and are now being developed. He explained that when a lot is final platted it is ready for house construction, adding that all improvements have been established. 3 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING FEBRUARY 11, 2008 7:00 P.M. -7:15 P.M. In response to a question posed by Corrunissioner Young, Acting City Engineer Whisker clarified that as per the Master Sidewalk Plan a culdesac with less than 20 lots is exempt from sidewalk requirements. Corrunissioner Young offered that consistency in development should be established and this might be a good topic for discussion at the joint Planning Corrunission and City Council meeting. Corrunissioner Charles Evans clarified with Acting City Engineer Whisker that the new development on North First was required to have sidewalks. Acting City Engineer Whisker agreed, pointing out that the sidewalks are 5' in width. At this time MOTION CARRIED, with Commissioner Herbold voting NAY and Chairman Traylor voting AYE. BUILDING PERMIT(S): GENERAL: ANNOUNCEMENT: Chairman Traylor informed the Commission that the first annual Joint Planning Commission/City Council meeting would be held February 12th beginning at 11:30 a.m. at the Community Center. ADJOURNMENT: Chairman Traylor without objection adjourned meeting at approximately 7:15 p.m. Respectfully submitted, 4 JACKSONVILLE PLANNING COMMISSION 1. OPENING REMARKS: 2. ROLL CALL: 3. APPROVAL AND/OR CORRECTION OF MINUTES: 4. PUBLIC HEARING (S): 5. REQUEST TO APPROVE PLAT (S): a. b. c. 6. BUILDING PERMIT (S): 7. GENERAL: ANNOUNCEMENT(S): ADJOURNMENT AGENDA MARCH 10, 2008 7:00 P.M. Regular Planning Commission Meeting of February 11, 2008 Rezoning of property off Hamilton Street approximately 0.98 acres from R-7 to R-3 Part of lots 3, 4, & 5 of an unrecorded plat of Price Barnes Subdivision Petitioner: Jay O'Neal PRELIMINARY & FINAL PLAT: Bowen Subdivision Petitioner: R& K Services FINAL PLAT: Red Fox Subdivision Petitioner: Paul Davis Representative: Bond Engineering FINAL PLAT: V.B.C. Addition Petitioner: Victory Baptist Church Representative: Arkansas Surveying & Consulting Metes and bounds building permit 0.98 acres off Hamilton Street Petitioner: Jay O'Neal OPENING REMARKS: CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING MARCH 10, 2008 7:00 P.M. -7:31 P.M. The Planning Commission of the City of Jacksonville, Arkansas met in regular session on March 10, 2008 . Chairman Traylor opened the meeting at approximately 7:00 p.m. expressing appreciation to those in attendance. ROLL CALL: Commissioners Art Brannen, Charles Dollar, John Herbold, Tom Evans, and Alderman answered ROLL CALL. Chairman Traylor also answered declared a quorum. PRESENT (7), ABSENT (2). Evans, Susan Bill Howard ROLL CALL and Others present for the Whisker, Jay O'Neal, petitioners, and press. meeting were Acting City Engineer Jay Duane Reel, interested citizens, CORRECTION AND/OR APPROVAL OF MINUTES: Commissioner Howard moved, seconded by Commissioner Herbold to approve the minutes of the regularly scheduled Planning Commission meeting of 11 February 2008. MOTION CARRIED. PUBLIC HEARING(S): REZONING of property off Hamilton Street from R-7 to R-3 Chairman Traylor opened the public hearing at approximately 7:01 p.m. Mr. Jay O'Neal of 18 Shenandoah Way, Cabot, Arkansas stated that he purchased the property from Mr. Harold Parker, explaining that he is proposing to develop three quadplexes and one triplex. He related that he would use "green building standards" and the units would be all electric. He then related that the construction would consist of R-19 walls with cellos ceilings of R-35 with all vinyl siding on the exterior. He then explained that he proposes a 5' sidewalk, 5 to 7" high in front of the development. He added that there would be a 5' X 5' porch for each front door. He stated that he has been a homebuilder for almost 25 years and is semi-retired. He related that he has constructed subdivisions in the Cabot area. He offered that he is very familiar with the rules and regulations and wants to work in compliance with the City of Jacksonville. Chairman Traylor closed the public hearing at approximately 7:04 p.m. Mr. O'Neal then offered that the area could be completely fenced with privacy fencing, proposing to stop the fencing 20' from Hamilton Street in consideration of traffic visibility issues. CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING MARCH 10, 2008 7:00 P.M. -7:31 P.M. In response to a question posed by Commissioner Dollar, Mr. O'Neal answered that he does not own any of the adjacent property that currently has mobile homes. Acting City Engineer Whisker stated that the flag-shaped lot has existed for sometime and has a 36' entrance to the property from Hamilton Street, answering that he does not believe one entrance would be a problem for this size development. Mr. 0' Neal then answered that he was proposing to raise the building pads another 18" to address drainage, explaining that there is natural drainage through the center of the property that would not be changed. He then explained that he would construct a curb to slow the water before it flows further south. Acting City Engineer Whisker then answered that parking would be 1.5 spaces per unit, requiring 23 spaces. Landscaping was briefly discussed and Mr. O'Neal related that he would be willing to comply with Landscaping Codes given what is feasible for the property size. Commissioner Howard moved, seconded by Commissioner Dollar to recommend the rezoning of approximately 0. 98 acres off Hamilton Street from R-7 to R-3 as requested. MOTION CARRIED. REQUEST TO APPROVE PLAT (S): PRELIMINARY & FINAL PLAT Bowen Subdivision Mr. Duane Reel explained that the owner of the property is proposing to sell one of the homes on the property so they are presenting a plat for a two-lot subdivision. He explained that the Water Department had requested a 10' easement be established on James Street at the end of the lots and the Wastewater Utility wanted to ensure that each resident had their own sewer connection. He noted that the owner is in the process of having the sewer separated. Acting City Engineer Whisker answered that addressed as 1509 and 1505 North James Street. the adjacent vacant lot is also owned by Mr. separate lot from this parcel. the houses are It was noted that Bowen but is a Commissioner Brannen moved, seconded by Commissioner Evans to approve the Preliminary & Final Plat of the Bowen Subdivision, contingent upon completion of separate sewer connections. MOTION CARRIED. 2 l l CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING MARCH 10, 2008 7:00 P.M. -7:31 P.M. b. FINAL PLAT Red Fox Subdivision Acting City Engineer Whisker related that Mr. Davis is trying to final plat the property so that he can begin construction on his personal home. He stated that Mr. Davis has agreed to construct a turnaround at the end of the street and make street improvements. He related that it is Mr. Davis' request that the Final Plat request be changed to a metes and bounds building permit contingent on final platting of the property. Commissioner Herbold moved, seconded by Commissioner approve a metes and bounds building permit for Lot Subdivision, holding Certificate of Occupancy issue final plat has been approved by the City Council. CARRIED. c. FINAL PLAT V.B.C. Addition Howard to 1 Red Fox until the MOTION Mr. Scott Foster of Arkansas Surveying & Consulting stated that he is representing Victory Baptist Church. He related that the Church is requesting permission to construct an addition to the existing building. He stated that as discussed with Mr. Whisker easements for the sewer and the existing waterline will be shown on the final plat. He stated that drainage issues and the issue of a turnaround would be worked out with Acting City Engineer Whisker. He stated that for security reasons the Church is not in favor of constructing a turnaround coming in from Sandlewood Drive on the south. He suggested a compromise of a "hammerhead" turnaround sui table for the garbage trucks, which would still allow security for the Church. He related that the Church is requesting conditional approval. Acting City Engineer Whisker reviewed the location of property, noting that Sandlewood Drive comes in from the south and dead ends into the property. He explained the problem of garbage trucks having to back down Sandlewood Drive to service the area, reiterating the need for some type of turnaround at the end of Sandlewood Drive. He then related that the property has two or three drainage ditches that drain different areas of Hwy 161, adding that he would request easements for those drainage ditches as well as the waterline. He noted that the sewer is depicted as an existing easement on the plat. He then answered that the City would prefer a right-of-way dedication for the waterline, drainage ditches and turnaround, explaining that the turnaround would need to be built to City street standards including curb and gutter. 3 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING MARCH 10, 2008 7:00 P.M. -7:31 P.M. In response to a question posed by Commissioner Herbold regarding access for Fire Department equipment, Acting City Engineer Whisker explained that the Church does not want access from Sandlewood to the property. He noted a 42" wide ditch to the southwest side to where Sandlewood connects to the property, saying that he feels access to the building would be from the VBC property located on lot 4. Mr. Foster explained that the ditch would be diverted around the proposed hammerhead turnaround to the north side to prevent access. Discussion ensued and Mr. Rick Rodell a member of the Victory Baptist Church clarified that the Church is proposing to construct a small storage building, explaining that there was concern from the City because the property was not platted. He added that he did not feel the Church would want to construct the turnaround. He continued saying that the property was purchased for leisure activities such as picnics. He stated that a storage building with a pavilion would meet those needs, adding that the storage building would be approximately 12' X 20'. He then explained that the storage building would not have electrical power or be plumbed for water. Acting City Engineer Whisker suggested that the petitioner change the request to a metes and bounds building permit. Victory Baptist Church was granted an amendment to change their· request to a metes and bounds building permit. Commissioner Dollar moved, seconded by Commissioner Brannen to approve a metes and bounds building permit for a 20' X 30' accessory building with a pavilion, stipulating that building will not be within 20' of any utility easement. MOTION CARRIED. BUILDING PERMIT(S): Apartment complex off Hamilton Street Chairman Traylor noted that the property is 0.98 acres. Mr. Jay O'Neal offered his willingness to answer any further questions. Acting City Engineer Whisker stated that Mr. O'Neal is aware of the landscaping requirements and has offered to comply. He then noted that the Water Department has requested that a fire hydrant be established at the front of the development, which Mr. O'Neal 4 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING MARCH 10, 2008 7:00 P.M. -7:31 P.M. has also agreed to furnish. He explained that the drive into the development would be 20' concrete, adding that if the rezoning is approved by the City Council, he does not feel there are any development issues. He then added that Mr. O'Neal did receive a 10' setback variance from the Board of Adjustment contingent upon approval of the rezoning and the metes and bounds building permit. He then answered that there would not be any access issues for the Fire Department, pointing out a hammerhead T on the north end of the site. Commissioner Howard moved, seconded by Commissioner Herbold to approve a metes and bounds building permit contingent upon the City Council's approval regarding the recommendation to rezone property from R-7 to R-3. MOTION CARRIED. GENERAL: ANNOUNCEMENT: ADJOURNMENT: Chairman Traylor without objection adjourned the meeting at approximately 7:31p.m. Respectfully submitted, 5 JACKSONVILLE PLANNING COMMISSION 1. OPENING REMARKS: 2. ROLL CALL: 3. APPROVAL AND/OR CORRECTION OF MINUTES: 4. PUBLIC HEARING (S): 5. REQUEST TO APPROVE PLAT (S): 6. BUILDING PERMIT (S): 7. GENERAL: ANNOUNCEMENT(S): ADJOURNMENT AGENDA APRIL 14, 2008 7:00 P.M. Meeting Cancelled PAGE JACKSONVILLE PLANNING COMMISSION 1. OPENING REMARKS: 2. ROLL CALL: 3. APPROVAL AND/OR CORRECTION OF MINUTES: 4. PUBLIC HEARING (S): 5. REQUEST TO APPROVE PLAT (S): a. b. 6. BUILDING PERMIT (S): 7. GENERAL: ANNOUNCEMENT(S): ADJOURNMENT AGENDA MAY 12, 2008 7:00P.M. Regular Planning Commission Meeting of March 10, 2008 CONDITIONAL USE: 403 Boston Street Church in R-1 zoning Petitioner: Garwin & Carolyn Baker FINAL PLAT: The Meadows Subdivision Petitioner: Traditional Development Brian Boroughs Representative: Bond Engineering FINAL PLAT: Chick-fil-A Addition Petitioner: PBS&J Representative: Global Surveying Consultants SITE PLAN: Chick-fil-A North First Street Petitioner: PBS&J Representative: Global Surveying Consultants OPENING REMARKS: CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING MAY 12, 2008 7:00 P.M. -7:37 P.M. The Planning Commission of the City of Jacksonville, Arkansas met in regular session on May 12, 2008. Chairman Traylor opened the meeting at approximately 7:00 p.m. expressing appreciation to those in attendance. He then introduced new City Planner Chip McCulley. ROLL CALL: Commissioners Art Brannen, Charles Evans, Bart Gray, Jr., Chad Young, John Herbold, Tom Evans, and Alderman Bill Howard answered ROLL CALL. Chairman Traylor also answered ROLL CALL and declared a quorum. PRESENT (8), ABSENT (1). Others present for the meeting were Acting City Engineer Jay Whisker, City Planner Chip McCulley, Alderman Reedie Ray, Alderman Bob Stroud, Mr. Tommy Bond, interested citizens, petitioners, and press. CORRECTION AND/OR APPROVAL OF MINUTES: Commissioner Howard moved, seconded by Commissioner Brannen to approve the minutes of the regularly scheduled Planning Commission meeting of 10 March 2008. MOTION CARRIED. PUBLIC HEARING(S): CONDITIONAL USE 403 Boston Street regarding a church in R-1 zone Chairman Traylor opened the public hearing at approximately 7:01 p.m. Petitioners Carwin and Carolyn Baker addressed the Commission; Mr. Baker expressed his and his wife's desire to utilize their garage as a church. He related that they have a small congregation of approximately nineteen people. He explained that parking is proposed for the driveway, noting that many would walk to church. He stated they feel strongly about starting a church and hope that the Planning Commission will grant the request in recognition that this generation is falling downhill. He stated that the church would be geared toward helping the youth and elderly. He stated that they plan to have youth involved in community activities that would keep them headed in a positive direction. With no one to speak in opposition, Chairman Traylor closed the public hearing at approximately 7:04 p.m. Commissioner Gray stated that he originally questioned the need for a conditional use until he understood that it involved nineteen people in a residential area. He explained that the CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING MAY 12, 2008 7:00 P.M. -7:37 P.M. Planning Commission has routinely allowed churches to be built in residential areas regarding facilities to accommodate a growing congregation. He then noted that even in-home (residential) daycares have regulations that limit the number of children that can be kept. He explained he would have concern for that number of people gathered regularly in a residential environment that is not physically sui ted for a congregation. He stated that his concern would be for a proper facility, even if it were an open- air tent where people could worship. He stated that if there were that many people coming to a residence on a Wednesday night during the specified service hours, it could perhaps grow, which of course would be a good thing, but it would need to move to a larger facility. He stated that an open-ended conditional use could be a concern. Commissioner Charles Evans issues concerns regarding fire code restrictions, parking, and noise factors. Commissioner Howard offered information forwarded from Fire Marshall Mike Williams stating, "I am writing you this letter in response to your question concerning a church meeting in a residential home. This would be in violation of Arkansas Fire Prevention Code. Common homes are not rated, nor do they have the necessary safety features needed for a church. Chapter 10 of the Arkansas Fire Prevention Code states that a residential house is only allowed one person for every two hundred square feet of space. In order for this property to be considered a church, the property would have to be reclassified with all the necessary safety features." Commissioner Howard stated that he had spoken with Fire Marshall Williams regarding those concerns; he stated that can appreciate Mr. Baker's efforts, but feels it is not the proper place for a church. Commissioners Herbold and Young commended the Baker's efforts . Mrs. Baker then answered Commissioner Young, that most of the congregation live in the neighborhood and that there would not be more than two or three cars that would be parking. Commissioner Young questioned if there would be any action needed regarding a situation where people come to a house for a meeting. 2 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING MAY 12, 2008 7:00 P.M. -7:37 P.M. City Planner McCulley related that a conditional use is much like a rezoning in that it conditionally allows uses of the property, explaining that if granted the Bakers could decide to quit living in the house and turn the home strictly into a church. He went on to say that there are no restrictions against meetinq regularly such as when residents have friends visit. He stated that calling it a church with regularly scheduled meetings prompts the need for a conditional use within a residential subdivision. He acknowledged that there is some gray area associated with holding meetings at a residence or calling it a church and holding services. He further explained that if a resident were holding regular meetings and their neighbors called the City to complain, the Code Enforcement officers would investigate. Mr. Baker answered Chairman Traylor that currently they are holding service on Sundays. Mrs. Baker offered that it has been a positive experience with the neighborhood. Commissioner Tom Evans questioned what the Bakers felt would be an appropriate growth number that would prompt them to relocate their church to another facility and their short or long-term plans to locate another facility. Mr. Baker stated to move into a approximately 30 that within the next three bigger building when the to 35 people. months he would like attendance grows to Mrs. Baker offered that her feeling would be once attendance is over 20; services should be moved from the home. She then noted that currently most of the 19 attendees are children. Commissioner Evans clarified if the Bakers meant 20 adults with children. Mr. Baker stated that he had been looking for an available facility. Commissioner Howard offered that the Senior Center rents facility space for church services. Mr. and Mrs. Baker reiterated their desire to help the community through youth activities. 3 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING MAY 12, 2008 7:00 P.M. -7:37 P.M. Commissioner Tom Evans commended their intentions to help the community and youth, adding that the Commission's concern is the feasibility of operating a church from a home. Mr. Baker stated that he is looking to expand operations and would begin looking for a proper facility. Discussion ensued as to petitioners withdrawing their request and the event that would provoke investigation by Code Enforcement. City Planner McCulley offered that the Fire Code addresses the safety issues regarding groups of people who meet regularly in assembly, explaining that this is the type of situation the Fire Code is designed to address. Otherwise, he stated that if Mr. Baker had not made it known to the City and the group continued to meet without incident or complaint, the City would not have had cause to be involved. He added that it is difficult for the City to pretend these circumstances do not exists once being made aware of safety and life issues. He stated that he would be willing to offer his and his Department's services to help the Bakers locate an alternative location. Other suggestions to locate a proper facility for assembly were offered. Commissioner Howard moved, seconded by Commissioner Brannen to deny the request for a conditional use of a church at 403 Boston Street. Mr. and Mrs. Baker requested to be allowed to withdraw their request. Request to withdraw granted. REQUEST TO APPROVE PLAT(S): a. FINAL PLAT The Meadows Subdivision Final plat for the Meadows Subdivision removed from agenda per petitioner. b. FINAL PLAT Chick-fil-A Subdivision Mr. Paxton Singleton of Global Surveying Consultants offered his representation for clients PBS&J. He noted that the Chick-fil-A Subdivision is a one-lot subdivision that is .788 acres on North First Street in the "old Wal-Mart shopping center". He stated that the building does meet setbacks, noting a protected area and access easements. He offered a further definition of the access easements, pointing out private drainage facilities located on the existing shopping center, which are shown on the plat. He stated that the restrictive use and covenants might be removed. 4 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING MAY 12, 2008 7:00 P.M. -7:37 P.M. City Planner McCulley stated that the plat has met all bulk and area requirements, adding that there have been questions regarding the protected area. He pointed to a hatched area on the power point presentation of the plat, stating that this area is not being purchased from CK Partners but will be used for parking. He pointed out that the developers are going beyond their property linP-t~ perform improvements to the parkinq area with islands and landscaping. He stated that approval is recommended. He then answered that the TCBY building would be demolished, adding that the curb, gutter and parking area will all be new construction. It was clarified that the one lot subdivision meets all criteria. Commissioner Brannen moved, seconded by Commissioner Charles Evans to approve the Final Plat of Chick-fil-A Subdivision as presented. MOTION CARRIED. BUILDING PERMIT(S): SITE PLAN Chick-fil-A Mr. Todd Rogers of PBS&J stated that he would be representing Chick-fil-A as his client. City Planner McCulley stated that the site plan proposes a 3,921 square foot restaurant on approximately 0. 79 acres. He reiterated that the proposed plan would encompass the demolition of the old TCBY building. He stated that much like the plat, the site plan met most City's requirements. He pointed out that a sidewalk would be added along the frontage of North First Street. He noted the site plan being presented does include the extended sidewalk. Commissioner Young confirmed with City Planner McCulley that the only modification to utilities is the new storm drain inlet. City Planner McCulley concurred, saying that the new storm drain inlet would be located on the south side of Chick-fil-A. In response to a question posed by Commissioner Gray, City Planner McCulley answered that 37 parking spaces are required, explaining that Chick-fil-A will have two rows of parking to the north in the protected area acquired through a lease agreement. Mr. Rogers noted that within the property boundary there are 39 parking spaces, making for a total of approximately 83 parking spaces, including handicap spaces. 5 ( CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING MAY 12, 2008 7:00 P.M. -7:37 P.M. Commissioner Young questioned if the area in front of the protected area would be newly sodded. He clarified that he is referring to the area between parking and North First Street. Mr. Rogers stated that he did not have the landscaping plan with him because it is outsourced, but felt that it would not be a problem to add that to the plan. City Planner McCulley clarified that because the area in reference is not a part of Chick-fil-A's property the City cannot enforce improvements such as a sidewalk. Discussion ensued and it was determined that the area in· question is approximately 100' across North First Street. Landscaping requirements were noted to become a requirement when a certain percentage of improvements are being proposed. City Attorney Bamburg suggested that the lease agreement could be modified to include the 100' strip regarding improvements. Commissioner Gray stated that the owner of the shopping center should be requested to make those improvements for the public good and for the appearance of the property. He stated that he is not sure that extending the sidewalk even to the next curb cut entrance would be a practical improvement for the shopping center, but he would like to see that improvement made at this time, given future ~onsiderations for sidewalk construction. Chairman Traylor clarified with Mr. Rogers that the island improvements in the protected area are being proposed by Chick- fil-A. Mr. Rogers related that there are proposed sod and shade trees for the new islands in the protected parking area, but not in the strip being discussed. He added that he feels, as a good community partner, Chick-fil-A would be favorable to adding the extended sidewalk either/or landscaping requirements. City Planner McCulley clarified that the City is working with the developer regarding that area and has opted for the extended sidewalk, explaining that the City will follow with construction of handicap ramps. He stated that it was discerned that raised planters with trees would better serve landscaping purposes and the sidewalk would be better option versus landscaping in the area in front of North First Street. 6 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING MAY 12, 2008 7:00 P.M. -7:37 P.M. Commissioner Young moved, seconded by Commissioner Herbold to approve the site plan for Chick-fil-A as presented, stipulating that an agreement be worked through City Planner McCulley regarding final approval of landscaping and sidewalks. MOTION CARRIED. GENERAL: ANNOUNCEMENT: ADJOURNMENT: Chairman Traylor without objection adjourned the meeting at approximately 7:37 p.m. Respectfully submitted, 7 [ JACKSONVILLE PLANNING COMMISSION 1. OPENING REMARKS: 2. ROLL CALL: 3. APPROVAL AND/OR CORRECTION OF MINUTES: 4. PUBLIC HEARING (S): 5. REQUEST TO APPROVE PLAT (S): 6. BUILDING PERMIT (S): 7. GENERAL: ANNOUNCEMENT(S): ADJOURNMENT AGENDA JUNE 9, 2008 7:00P.M. Regular Planning Commission Meeting of May 12, 2008 REZONING: Lot 33 Eastview PH IV-B 1 026 & 1024 Gina Circle from R-2 to R-3 Petitioner: Ace Construction FINAL PLAT: Red Fox Subdivision Petitioner: Paul Davis Representative: Bond Engineering ADDITION TO AGENDA: Sketch Plat: Rsmith Development Petitioner: Rory Smith OPENING REMARKS: CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING JUNE 9, 2008 7:13 P.M. -7:45 P.M. The Planning Commission of the City of Jacksonville, Arkansas met in regular session on June 9, 2008. Vice Chairman Young opened the meeting at approximately 7:00 p.m. expressing appreciation to those in attendance. ROLL CALL: Commissioners Charles Evans, Bart Gray, Jr., Susan Dollar, John Herbold, and Alderman Bill Howard answered ROLL CALL. Vice Chairman Young also answered ROLL CALL and declared a quorum. PRESENT (6), ABSENT (3). Others present for the meeting were Acting City Engineer Jay Whisker, City Planner Chip McCulley, Mr. Paul Fulmer, Mr. Rory Smith, Mr. Aaron Robinson, interested citizens, petitioners, and press. CORRECTION AND /OR APPROVAL OF MINUTES: Commissioner Herbold moved, seconded by Commissioner Howard to approve the minutes of the regularly scheduled Planning Commission meeting of 12 May 2008. MOTION CARRIED. PUBLIC HEARING(S): REZONING Lot 33 Eastview Subdivision PH IV-B It was announced that the petitioner has been delayed regarding arrival. Vice Chairman Young called for a deviation in agenda. DEVIATION IN AGENDA: REQUEST TO APPROVE PLAT (S) : FINAL PLAT Red Fox Subdivision Mr. Aaron Robinson of Bond Engineering stated that Red Fox Subdivision is a three-lot subdivision, explaining that the Water Department had requested a water easement be added to the back of lot one and the developer has complied. He noted that the culdesac has been removed from the plat, adding that to his knowledge all other concerns have been met. City Planner McCulley stated that his only concern would be the radius of the turnaround, explaining that the City trash truck navigated the turnaround today and experienced some difficulty with the narrowness of the turnaround. He related that Public Works Director Jim Oakley has spoken with the developer regarding consideration to widen the turnaround with a gravel shoulder. Mr. Robinson stated that the developer would widen the turnaround, explaining that the rock is already on site and will be down soon. f 1 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING JUNE 9, 2008 7:13 P.M. -7:45 P.M. City Planner McCulley noted that the large easement was removed from the plat, now showing a 10' utility easement for the sewer line and a 10' easement for the Water Department. In response to a question from Commissioner Gray, City Planner McCulley stated that the street is a private drive with no maintenance from the City. Discussion ensued regarding a 50' radius being typical for turnarounds. Director of Administration Jay Whisker explained that since the drive is private, the City allowed construction of a smaller culdesac with a gravel shoulder to accommodate larger City trucks. He stated that he felt this to be a compromise because development changed from being one three-acre lot to three acres of ten lots to what is being presented now. He stated that normally it would be a 4 7. 5' back-of-curb radius, adding that in this instance it was agreed that the developer could have a 30' concrete radius with gravel shoulders for the larger trucks. Commissioner Howard approve the Final contingent upon the CARRIED. moved, seconded by Commissioner Herbold to Plat of Red Fox Subdivision as presented gravel shoulders being constructed. MOTION CONTINUED DEVIATION IN AGENDA with ADDITION TO THE AGENDA: SKETCH PLAT Rsmith Development City Planner McCulley introduced the sketch plat and requested that the plat be added to the agenda. Commissioner Gray moved, seconded by Commissioner Dollar to suspend the rules and place the item of a Sketch Plat for the Rsmith Development on the agenda. MOTION CARRIED. Mr. Aaron Robinson of Bond Engineering, related that the property is 4.25-acre tract of land located on North First Street across from the Porter Subdivision. He stated that the property is unique in that it consists of three separate zonings. He related that the portion that fronts North First Street has a single- family home and is zoned R-1, followed by a small piece of property approximately 50' that is zoned C-2 and the remainder is R-4. He stated that the owner of the property is proposing to develop duplexes on the lots, adding that he is proposing to leave the R-1 property as residential with the existing home. 2 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING JUNE 9, 2008 7:00 P.M. -7:45 P.M. City Planner McCulley stated that the Sewer Department had comments regarding the area sewer. He explained that the sewer is located on the opposite side of the Church to the north and the sewer would be required to go in that direction. He noted that currently there is not a topographical survey of the property, adding that it would be a requirement of the preliminary plat presentation. Discussion ensued and it was noted that the C-2 is between the R- 1 and the R-4. Mr. Robinson related that the C-2 is approximately 50'. City Planner McCulley suggested that the zoning be modified to clear the zoning map going forward for the new development. In response to a question posed by Commissioner Gray, Mr. Robinson stated that he felt lots 9 and 10 would have access from Woolfort Road, adding that the sketch plat shows half street improvements for Wool fort. He then added that he was not sure Woolfort is a dedicated driveway. Commissioner Herbold questioned if the property would be rezoned to R-2. Mr. Robinson stated that rezoning had not been considered yet, saying that if any portion is rezoned it would probably just be the commercial area leaving the remainder R-4. He then answered that the proposed develuiJmeuL would not have street access to the Church property. Discussion ensued regarding the property being properly rezoned for duplex development and the dead end street being rounded. Commissioner Gray moved, seconded by Commissioner Howard to approve the sketch plat of Rsmith Development. MOTION CARRIED. RESUME AGENDA: PUBLIC HEARING: REZONING Lot 33, Eastview Subdivision PH IV-B Vice Chairman Young opened the public hearing at approximately 7:35p.m. Petitioner Paul Fulmer related that Lot 33 is an unusually large lot in the curve of the street. He continued saying that the lot is zoned R-2 for duplexes. He stated that he would like to construct a four-plex to adequately utilize the available space. 3 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING JUNE 9, 2008 7:00 P.M. -7:45 P.M. City Planner McCulley related that the development on Gina Circle has been developed with duplexes, explaining that this is one of the few remaining lots for this development. He related that when Mr. Fulmer applied for a four-plex building permit it was discovered that the property was not zoned to support that type of building permit. He stated that the lot is large enough to split for duplexes, adding that the other option offered Mr. Fulmer was to apply for a rezoning. He noted that there is multi-family zoning across from Gina on James Street. He stated that he did not feel with multi-family surrounding the property that the term "spot zoning" would apply in this circumstance. He related that since Mr. Fulmer already had his plans drawn and financial considerations were already in place for a four-plex, Mr. Fulmer chose to pursue a rezoning of the property. With no one to speak in opposition, Vice Chairman Young closed the public hearing at approximately 7:40 p.m. In response to a question posed by Commissioner Herbold, Mr. Fulmer answered that the two units on either end would be partial two-story to accommodate a bonus room area that will be a second bedroom while the two units in the middle would be single-story with only one bedroom. He then answered that he owns the property to the south of lot 33 but does not own the apartment to the left of lot 33. Commissioner Gray informed the Commission that he is the owner of those units and does not object to the proposal to rezone from R- 2 to R-3. In response to a question posed by Vice Chairman Young, City Planner McCulley related that the property had been properly posted according to state statues. He and City Clerk Davitt affirmed that no calls of objection were documented during the advertising period. Commissioner Howard moved, seconded by Commissioner Herbold to approve the request to rezone Lot 33 Eastview Subdivision PH IV-B as requested. MOTION CARRIED. REQUEST TO APPROVE PLAT(S): FINAL PLAT Red Fox Subdivision Addressed under deviation in agenda. ADDITION TO THE AGENDA: SKETCH PLAT Rsmith Development Addressed under continued deviation in agenda. 4 BUILDING PERMIT(S): GENERAL: ANNOUNCEMENT: CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING JUNE 9, 2008 7:00 P.M. -7:45 P.M. ADJOURNMENT: Vice Chairman Young without objection adjourned the meeting at approximately 7:45p.m. Respectfully submitted, 5 r JACKSONVILLE PLANNING COMMISSION 1. OPENING REMARKS: 2. ROLL CALL: 3. APPROVAL AND/OR CORRECTION OF MINUTES: 4. PUBLIC HEARING (S): 5. REQUEST TO APPROVE PLAT (S): ADDITION TO AGENDA: 6. BUILDING PERMIT (S): ADDITION TO AGENDA: 7. GENERAL: ANNOUNCEMENT(S): ADJOURNMENT a. b. AGENDA JULY 14, 2008 7:00 P.M. Regular Planning Commission Meeting of June 9, 2008 REZONING: Southwest quadrant in vicinity of North Belt Loop Road, U.S. Hwy. 67 and Missouri Pacific Railroad from M-1 to C-4 Petitioner: Dupree Brothers Representative: Bond Engineering REZONING: 4.33 acres on North First Street from R-1, C-2, and R-4 to R-3 Petitioner: Rory Smith Representative: Bond Engineering FINAL PLAT: Foxwood Estates & Foxwood Commercial Subdivision Petitioner: Jack Wilson Representative: Bond Engineering FINAL PLAT: The Meadows Subdivision SITE PLAN: Emanuel Bible Church OPENING REMARKS: CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING JULY 14, 2008 7:13 P.M. -8:16 P.M. The Planning Commission of the City of Jacksonville, Arkansas met in regular session on July 14, 2008. Vice Chairman Young opened the meeting at approximately 7:00 p.m. expressing appreciation to those in attendance. ROLL CALL: Commissioners Art Brannen, Charles Evans, Bart Gray, Jr., Susan Dollar, John Herbold, Tom Evans and Alderman Bill Howard answered ROLL CALL. Vice Chairman Young also answered ROLL CALL and declared a quorum. PRESENT (8), ABSENT (1). Others present for the meeting were City Planner Chip McCulley, Mr. Tommy Bond, Mr. Rory Smith, Mr. Aaron Robinson, Alderman Stroud, interested citizens, petitioners, and press. CORRECTION AND/OR APPROVAL OF MINUTES: Commissioner Brannen moved, seconded by Commissioner Herbold to approve the minutes of the regularly scheduled Planning Commission meeting of 9 June 2008. MOTION CARRIED. PUBLIC HEARING(S): a. REZONING Southwest quadrant in vicinity of North Belt Loop, U.S. Hwy. 67, and Missouri Pacific Railroad from M-1 to C-4 Vice Chairman Young opened the public hearing at approximately 7:05p.m. Mr. Tommy Bond pointed out that the Planning Commission is familiar with the property, explaining that the owners have decided that a commercial development of the property would be more viable than an industrial or manufacturing development. With no one to speak in opposition, Vice Chairman Young closed the public hearing at approximately 7:07p.m. In response to a question posed by Commissioner Herbold, Mr. Bond related that he believes there are plans for some larger commercial office buildings with a campus type atmosphere. He noted that approximately 20 to 30 percent of the property is in the flood plain, which would be developed as walking trails and a backdrop for the commercial development. He then answered that the property would have access to the railroad if necessary. City Planner McCulley related that once completed it would provide a commercial gateway to the City of Jacksonville. ( CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING JULY 14, 2008 7:13 P.M. -8:16 P.M. In response to a question posed by Commissioner Gray, City Planner McCulley stated that the C-4 density would be greater than a C-3 zone. He stated that unfortunately parking is often the factor that justifies the density. Commissioner Gray commented that regarding permitted uses, C-4 appears closer to a manufacturing use than a shopping center, which is a C-3 zone. City Planner McCulley stated that the plan for the other side of the bean field is more of a lifestyle center development with community use and shopping centrally located. He pointed out that since it is not located relative to the rail yard or the landfill, it would be more of a C-3 type use, while this side would be more of a C-4 type land use. Commissioner Brannen moved, seconded by Commissioner Charles Evans to approve the C-4 rezoning as requested. MOTION CARRIED. b. REZONING 4.33 acres on North First Street from R-1, C-2, and R-4 Vice Chairman Young opened the public hearing at approximately 7:15 p.m. Mr. Aaron Robinson of Bond Engineering explained that the request now includes the R-1 property that was not included the month before when the Planning Commission reviewed the sketch plat. He stated that he has supplied a legal description of the property for rezoning that includes all three of the present zonings. He stated that the development is a duplex style townhouse, which is a permitted use for the rezoning of R-3. He explained that Woolfort is an easement and not a dedicated street and the developer feels that accessing this piece of land off North First Street is much more realistic. He stated that he has been discussing with City Planner McCulley the possibility of a culdesac that goes to the power line with a dirt gravel access on the back for Fire Department access. He explained that this would provide more than just one access to the property. Mr. Emerson Smith a resident of the Pine Meadows Mobile Home Park adjacent to the property that is being considered for rezoning, stated that this presents itself as an interesting situation because the developer is requesting that the Planning Commission identify additional space in Jacksonville for rental housing. 2 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING JULY 14, 2008 7:13 P.M. -8:16 P.M. He noted that three or four years ago the Leader newspaper featured an article about the percentage of rental housing in Jacksonville compared to single-family homes. He stated that Jacksonville has a high percentage of rentals, adding that if the Planning Commission grants a rezoning they are saying that Jacksonville needs more rental housing. He stated that he does not see where the developer has presented any information that would indicate that Jacksonville needs anymore rental housing. He stated that he would like to encourage the Planning Commission to first determine if Jacksonville needs more rental property before rezoning the property. He then noted that the proposed area already has a high concentration of rental properties of approximately 300 to 400 rental units. He noted the recent development of Porter's Subdivision across the street from the proposed development, surmising that a rezoning to R-3 might have as much as 30 rental units. He stated that it would average out to be approximately 7 additional rental units per one individual single-family home. He reiterated that before any consideration to rezone, a study should be conducted to assess the rental population in Jacksonville. He cited his concern for the storm water runoff, explaining that currently when storm water runs off from North First Street it flows into Pine Meadows behind his trailer and stands. He stated that the standing water is pungent, adding that the under skirting of his trailer has washed away because the drainage off North First Street is clogged with overgrowth. Mr. Bill Porter, developer of Porter Subdivision on North First Street, stated that he feels Mr. Smith has articulated the concerns he also wanted to express. He stated that he and the residents of his subdivision are opposed to the rezoning, saying that there is already a high concentration of apartments and mobile homes. He stated that another concern is the traffic flow on North First Street, citing that there are already four to five thousand cars daily on North First Street. He stated that if this property feeds onto North First Street it would add to the problem. He stated that they are respectfully requesting that the Planning Commission consider the rezoning carefully. Another resident of the Porter Subdivision issued concerns for property values. With no one else to present opposition, Vice Chairman Young closed the public hearing at approximately 7:25p.m. 3 r J CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING JULY 14, 2008 7:13 P.M. -8:16 P.M. City Planner McCulley noted that the Planning Commission reviewed the property last month as a duplex development sketch plat. He noted the property's three zonings, and that the R-4 zoning would represent mobile horne zoning. He stated that from a planning aspect, a transitional zoning use is a good buffer between commercial and the Church to the north. He related that there is commercial property to the south along North First as well as the mobile horne park to the northeast of the property. He stated that from a zoning aspect, a transitional use is a good use. He stated that the zoning could go from duplexes to R-3, which would allow townhornes, additionally pointing out that it would also allow apartments. He stated that there is no classification distinction between townhouses and apartments. He related that he has worked with Aaron Robinson because the property is narrow and presents a development problem. He noted that Woolfort is an easement and not a dedicated road to the City of Jacksonville. He stated that drainage is an issue, but the developer did reserve the northwestern portion on the sketch plat for water detention. He related that he has spoken with the Wastewater Department regarding concerns for how the sewer would run, explaining that if it could flow behind the Church, the property owner would have to gain an easement running west across the rear of the Church to get to the sewer line going through the mobile home park or bore under North First Street and pump toward the Porter Subdivision. He stated that he has not seen a sketch plat for the R-3 development and is not aware of how many units are being proposed. He stated that the property would not have to be subdivided if it were developed as apartments, explaining that it would be one lot with multiple buildings meeting all setback requirements. He stated that it is difficult to make a decision regarding the rezoning without seeing any plans for the development. Commissioner Brannen questioned if recent area sewer issues have been resolved. City Planner McCulley answered that the Wastewater Department has been working for three years to revamp the sewer lines and Mr. Williams had related that all the sewer lines to the northwest have been upgraded, as well as the sewer line across North First. He noted a 10" line that goes under Hwy. 167, adding that Mr. Williams felt comfortable with the sewer system. Commissioner Herbold stated that even though the sewer lines have been revamped, he does not feel there has been a good enough rain to test the system. He stated that he has seen area manholes 4 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING JULY 14, 2008 7:13 P.M. -8:16 P.M. overflow and would be hesitant about stepping up the density until the system has been proven over several years. In response to a question posed by Vice Chairman Young, Mr. Robinson stated that in an R-3 zoning the property could support duplexes on both sides of the proposed street. He then answered that there would be a 20 to 25' setback from the street. He stated that with the proposed plan a 25' front yard setback would leave a rear yard of 12 to 15' . Commissioner Dollar noted that if the property were rezoned as requested to R-3 it could potentially be developed as apartments. Mr. Robinson stated that he lives in the area and is personally aware of all the work the Sewer Department has done and he believes the I & I problem has been addressed. He continued saying that he and the developer feel they can fit 30 units on the property. Commissioner Herbold noted that at last month's meeting Mr. Robinson had stated that the R-1 lot would remain single-family, adding that he feels that would have taken care of a majority of the issues that have been voiced tonight. He noted that this portion of North First Street has a single-family residential appearance and development of multi-family up to North First because of the necessity of the proposed street cannot justify changing the character of area. Mr. Robinson stated that he can understand that point, and then answered Commissioner Dollar that the developer is looking at either a two or three type unit, saying that the owner is planning to build two, rent those and then build two or three more. He stated that this would be a three to five year project. In response to a question posed by Chairman Young, Mr. Robinson stated that the developer is proposing all brick duplexes, asserting that the developer is in favor of building duplexes instead of triplexes because of the cost. He continued saying that he feels the plan that the developer has chosen will be pleasingly aesthetic to the area. He noted that in the R-3 zone the developer would also have landscaping requirements that he would have to meet. He then answered Vice Chairman Young that the proposed street goes through the location of the existing house on the R-1 property, explaining that if the proposed street is moved then there would be an issue of having two streets on North First that are only 25' from the other. He stated that the 5 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING JULY 14, 2008 7:13 P.M. -8:16 P.M. only other option would be to place the proposed street next to the Church property, but added that if that happens then a setback variance would need to be granted for the house on the R- 1 property. He noted that the house is approximately 40' off the right-of-way, explaining that the side yard setback would be the issue. Commissioner Howard related that he has concerns for the traffic, noting that at times traffic is backed up to Maddox Road. He stated that this number of units would increase the traffic situation. He added that he understands the difficulty with developing a narrow piece of property, and that he would feel more favorably toward the project if the R-1 property were removed from the rezoning. Mr. Robinson stated that he could work up a new legal description for the C-2 and R-4 portions of the development. Commissioner Dollar stated that it sounds as if the project is still very much in the planning stage, questioning if a rezoning might be premature at this point. Mr. Robinson stated that the owner does not want to expend engineering fees if the property is not going to be rezoned. He related that the owner would not have a problem with keeping the front as R-1 and moving the street to the north. He stated that he would present a site plan for review once the property is rezoned. Commissioner Herbold stated that while it would eliminate a few units, the rest of the development would still be generating a significant increase in traffic. Mr. Robinson stated that if the R-1 is left as single-family, the project would yield approximately 25 units that might have as many as SO cars, saying that on a traffic trip-per-unit layout it would not produce that much more daily traffic. Commissioner Gray questioned the difference between snaking in the proposed street versus making improvements on Woolfort and leading into the subdivision from Woolfort. Mr. Robinson stated that if the street were to come in from Wool fort, the development would loose more units. He stated at that point it would be more feasible to keep the R-4 zone and put in mobile homes that would have four times the proposed density. 6 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING JULY 14, 2008 7:13 P.M. -8:16 P.M. He surmised that the C-2 portion could be used for a small strip- mall. He continued saying that it is better from a planning and traffic flow standpoint, noting that there are already mobile homes residents that access Wool fort, saying that it is hard enough to get onto North First, but it is better and easier due to the traffic lights while Woolfort only has a stop sign. Commissioner Gray clarified that presently the proposal is for another entrance onto North First less than 200' from Woolfort, for approximately 30 duplexes or triplexes. Mr. Robinson stated that if they leave the front part R-1, it will be 30 units or 10 triplexes. He stated that if we leave the front part as R-1 the development would loose at least three or four, so the development would go from 30 to 22 rental units. He stated that on the first plan the rental units in the culdesac have been eliminated, saying that there would not be any development past the power line. Commissioner Gray stated that developmentally speaking we try to create fewer turns off a major highway such as North First Street, pointing out that Wool fort already accesses North First Street and is currently being used. He stated that the City would be better served by improving Woolfort to accommodate the proposed increase in traffic as well as the existing traffic. He stated that the original plan from last month requested changing mobile home park zoning (old R-4) with a higher density to possibly 13 duplexes or 26 units. He added that the density for commercial or a conditional use multi-family would also have been a lot higher versus the original ·proposal to add approximately 26 families. He related that multi-family can have up to 21.5 family units per acre and there is a total of 4 acres that may or may not be fully developable, which could represent the possibility of 8 6 units potentially as an R-3 rezoning. He stated that much of the discussion has been about how residents will travel in and out of the proposed subdivision and so far, all avenues have involved a turn with more traffic on North First Street, instead of at least coordinating the turn through the one drive that is existing. He stated that while he is not aware of the legal prescription for Woolfort, the City does not own it but the citizens' use it. He stated that he feels the City would be better served instead of putting the density on North First Street, to have any rezoning occur 100' to 150' from the front lot line, which could be developed similar to how Mr. Porter developed the Porter Subdivision with driveway turns and then 7 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING JULY 14, 2008 7:13 P.M. -8:16 P.M. make an entrance to the property to the rear and classify the property as an R-2 for duplexes, which is what is being proposed for construction. He stated that the first 100' of street improvements to Woolfort would better serve everyone and that he would be more inclined toward the R-2 zoning instead of R-3. Mr. Robinson stated that with the R-2 zone, regarding lot and setback requirements and the street coming in from Woolfort, it would only provide enough space for four or five duplexes. He related that if the developer were responsible for improvements on Wool fort, he would be fixing the City's problem of Wool fort being overcrowded with cars, saying that it becomes very unfeasible. He noted that Mr. Porter did half street improvements to North First Street when Porter Subdivision was constructed and the same when Small Pines was developed. He stated that the City followed with additional half street improvements, saying that this fits more into a master plan of developing North First Street into a 36' back to curb, back to curb street. He stated as opposed to just isolating one small area with mobile homes and asking a developer to fix a problem that was already there, he feels widening North First Street is a better plan for everyone. Commissioner Herbold pointed North First Street along the the R-1 zoning and still do as out that the City could improve property line of R-1 and maintain you are saying. Mr. Robinson agreed saying that the developer is willing to give a 25' right-of-way and the City can improve Woolfort as well. City Planner McCulley reminded the Commission that the issue at hand is the question of rezoning the property, acknowledging the difficulty without fully knowing the development plan. He stated that from a planning standpoint and from the zoning code any access to this property would have to be in the middle of the property, noting that access points have to be a minimum of 150' apart. He noted that with the traffic coming from Wool fort it would not be prudent to have the two access points 30 to 40' apart. He noted the Church traffic that would occur on Sunday, saying that the access point would have to be either from Woolfort or from the middle of the property. Commissioner Brannen stated that even with the zoning, there are questions regarding the R-1 and the R-2, adding that he would like to see this delayed until there is more planning developed surrounding the project. 8 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING JULY 14, 2008 7:13 P.M. -8:16 P.M. Chairman Young stated that there have been a lot of comments from the Commission and its desire to see the R-1 remain single-family as a buffer, as was presented at the previous meeting. He asked Mr. Robinson if the developer would be opposed to returning with a revised rezoning plan. Mr. Robinson stated that the developer would not be opposed to leaving an R-1 buffer in the front of the property. He stated that the existing house would remain and would be made into a one-lot subdivision. He stated that the property behind the house would be preferably R-3. Commissioner Brannen moved, seconded by Commissioner Dollar to table the rezoning request until the next regularly scheduled Planning Commission meting. MOTION CARRIED. REQUEST TO APPROVE PLAT(S): a FINAL PLAT Foxwood Estates Mr. Tommy Bond noted that the subdivision has been before the Planning Commission and in the planning stage for three years, adding that the subdivision will consists of 24 lots as approved on the preliminary plat. He stated that the streets are in with the exception of asphalt paving. He stated that a bond would be posted with the City guaranteeing the street improvements. He noted that two plats are being presented, a final for the residential and a final for the commercial. He stated that Foxwood Estates is a gated community and all utilities, streets, and storm drainage inside the residential area will be maintained by an improvement district. He stated thal Lhe only utility the City would maintain is the waterline. He noted that outside the gate would be dedicated City street. He related that he is unaware of the development plans for the two commercial tracts outside the gate. He noted that there are bills of assurance for both Subdivision plats. He pointed out that the homes would be 2500 square feet and requires two car garages attached to the home. He stated that the smallest lot is 3. 6 acres with lots that range up to 5 acres. City Planner McCulley stated that the residential plat does meet all bulk and area requirements, adding that compaction test were performed on site and met street requirements. He noted that the Subdivision consists of 117 acres. He then answered that all utilities have been approved and the bond is ready for the street asphalt. 9 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING JULY 14, 2008 7:13 P.M. -8:16 P.M. Mr. Bond then explained that some of the lots are divided, such as lot 17 and 17F, saying that it allows the house to be on a lot that is not in the flood plain. He added that four lots have an "Lu designation, explaining that those lots will be presented to FEMA for a LOMA to be removed from the floodplain. In response to a question posed by Commissioner Gray, Mr. Bond related that the bill of assurance ties the split lots together so that the primary lot cannot be sold without the "Fu designated lot being transferred as one unit. He added that the bill of assurance also states that any subdividing of a lot would have to be approved by the Planning Commission. Commissioner Gray moved, seconded by Commissioner Herbold to approve the Final Plat of Foxwood Estates with the proper bonding for the completion of street improvements. Mr. Bond stated that the bond is in the amount of $121,000 and the work will be done in the fall. At this time, MOTION CARRIED . b. Foxwood Commercial Subdivision Mr. Bond related that there are two tracts, saying that the same issue regarding sanitary sewer applies for these two lots as it does for the residential lots, noting that they will be served by the Improvement District. He stated that the commercial lots are included in the improvement district. He stated that the bill of assurance refers to the Planning Commission regarding zoning changes or restructuring of lots. City Planner McCulley stated that the commercial plat meets all bulk and area requirements, explaining that the asphalt bond would apply to the commercial subdivision. Commissioner Gray moved, seconded by Commissioner approve the Final Plat for the Foxwood Commercial with the proper bonding for the completion improvements. MOTION CARRIED. Howard to Subdivision of street ADDITION TO AGENDA: FINAL PLAT The Meadows Subdivision Commissioner Brannen moved, seconded by Commissioner Herbold to suspend the rules and add the Final Plat of The Meadows Subdivision. MOTION CARRIED. 10 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING JULY 14, 2008 7:13 P.M. -8:16 P.M. City Planner McCulley related that the developer has the streets completely graded and the sub-base is down, adding that he is waiting to lay the asphalt. He stated that the City has requested a bond for the amount of all the asphalt plus 25% of the rock sub-base because of heavy rains that may have washed away some of the rock. He related that the developer has bonded. He stated that the plat has met all specifications, noting that the City was waiting to receive the bond. He then answered that the bond is $203,000 for both asphalt and rock. Commissioner Gray moved, seconded by Commissioner Tom Evans to approve the Final Plat of The Meadows Subdivision subject to the posting of bond for asphalt paving and 25% of the gravel improvements. MOTION CARRIED. BUILDING PERMIT(S): ADDITION TO AGENDA: SITE PLAN: Emanuel Bible Church Commissioner Howard moved, seconded by Commissioner Tom Evans to suspend the rules and place the site plan for Emanuel Bible Church on the agenda. MOTION CARRIED. City Planner McCulley related that the property is not currently within the City limits, but it is within the City's planning jurisdiction. He related that the Church is located on General Samuels in the County. He stated that it is the Church's desire to be annexed into the City. He explained that the Church is in the process of acquiring additional acreage to the east, explaining that once the property is acquired they would like to be annexed into the City and zoned. He noted that once the property is acquired the Church would have eight acres. He noted that the site plan is part of the property the Church currently owns, and if approved the construction would be inspected by City inspectors to ensure proper standards are met. He stated that the proposed building is a 1200 square foot multi-purpose facility, noting that sewer would be the main issue. He explained that there is a sewer improvement district for the Base Meadows Subdivision and the Church would have to tie onto that sewer district. He added that the Church would also be required at some point to construct a sidewalk along the frontage of their property. He continued saying that the Church has requested special consideration for the sidewalk, explaining that since the plan is long-range and there will be funding issues regarding the sewer, the Church is requesting a two year delay of requirement to construct the sidewalk. 11 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING JULY 14, 2008 7:13 P.M. -8:16 P.M. In response to a question posed by Corrunissioner Dollar, City Planner McCulley concurred that the plan does comply with City of Jacksonville landscaping requirements. City Planner McCulley reiterated that the development plan is long-range with plans for the acquired acreage. He noted that regarding water plans; there is a 2" waterline on their side of General Samuels that can adequately serve the Church and the proposed building. He then explained there is a larger waterline on the other side of General Samuels that would require boring across General Samuels to gain access regarding any future development. Mr. Jerry Helms of Emanuel Bible Church stated that he has spoken with Base Meadows developer Greg Heslep who assured him that the Church could tap into the sewer line for the new building. He then related that Mr. Heslep has stated that it might be possible for the Church to do a manhole and go directly to the pump house where the sewer would go into the line that has already been constructed. He questioned if they could go directly to the pump house since they would have to do a manhole, saying that it would keep them from having to go into anyone's yard. He went on to say that Mr. Heslep had related that there is an easement that they could go down for a direct line to the pump house. City Attorney Bamburg clarified that it would have to be approved by the Improvement District, adding that it would also have to be approved by the Wastewater Department. He referred Mr. Helms to Mr. Williams of the Wastewater Department. City Planner McCulley stated that any temporary waiver of sidewalk would need to set a date for completion. He restated that the Church has requested a two-year delay for completion. He stated that the sewer line would be a substantial investment for the Church so they are requesting a delay for the requirement of sidewalk along General Samuels. He noted that the area is sparsely developed and he does not foresee any irrunediate growth in the area. Commissioner Tom Evans moved, seconded by Commissioner Herbold to approve the site plan for Emanuel Bible Church waiving the sidewalk completion requirement for two years along General Samuels. MOTION CARRIED. 12 GENERAL: ANNOUNCEMENT: CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING JULY 14, 2008 7:13 P.M. -8:16 P.M. ADJOURNMENT: Vice Chairman Young without objection adjourned the meeting at approximately 8:16 p.m. Respectfully submitted, ~~~ 13 J JACKSONVILLE PLANNING COMMISSION 1. OPENING REMARKS: 2. ROLL CALL: 3. APPROVAL AND/OR CORRECTION OF MINUTES: 4. PUBLIC HEARING (S): 5. REQUEST TO APPROVE PLAT (S): 6. BUILDING PERMIT (S): 7. GENERAL: ANNOUNCEMENT(S): ADJOURNMENT AGENDA AUGUST 11, 2008 7:00P.M. Regular Planning Commission Meeting of July 14, 2008 Item to be removed from table REZONING: Revised to 3.62 acres on North First Street from R-1, C-2, and R-4 to R-3 Petitioner: Rory Smith Representative: Bond Engineering CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING AUGUST 11, 2008 7:00 P.M. -7:28 P.M. OPENING REMARKS: The Planning Commission of the City of Jacksonville, Arkansas met in regular session on August 11, 2008. Chairman Traylor opened the meeting at approximately 7:00 p.m. expressing appreciation to those in attendance. ROLL CALL: Commissioners Art Brannen, Charles Evans, Bart Gray, Jr., Chad Young, Susan Dollar, John Herbold, and Alderman Bill Howard answered ROLL CALL. Chairman Traylor also answered ROLL CALL and declared a quorum. PRESENT (8), ABSENT (1). Others present for the meeting were City Planner Chip McCulley, Mr. Rory Smith, Mr. Aaron Robinson, interested citizens, petitioners, and press. CORRECTION AND/OR APPROVAL OF MINUTES: Commissioner Brannen moved, seconded by Commissioner approve the minutes of the regularly scheduled Commission meeting of 14 July 2008. MOTION CARRIED. Young to Planning PUBLIC HEARING ( S) : a. REZONING Revised to 3. 62 acres on North First Street from R-1, C-2, and R-4 to R-3 Commissioner Gray moved, seconded by Commissioner Herbold to remove the i tern to rezone 3. 62 acres on North First Street from being tabled. MOTION CARRIED. Chairman Traylor opened the public hearing at approximately 7:01 p.m. Mr. Aaron Robinson of Bond Engineering noted changes to the sketch regarding an entry from Woolfort and showing three residential lots along North First Street. He noted that the developer is still proposing to leave the front of the property as R-1. Commissioner Brannen noted that there were audience opposing the rezoning, questioning have been re-publicized for public hearing. no members in the if the i tern should City Attorney Bamburg noted that it was announced previous public hearing that the item of business continued for the next regularly scheduled Planning meeting. during the was being Commission With no one to speak in opposition, Chairman Traylor closed the public hearing at approximately 7:03p.m. r I J CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING AUGUST 11, 2008 7:00 P.M. -7:28 P.M. In response to a question posed by Commissioner Howard, Mr. Bob Williams of the Jacksonville Wastewater Utility stated that the Department has no objections to the rezoning, noting that they have been working in the area for over three years. He stated that 98% of the sewer lines in the area have been replaced and there have not been any incidences of overflowing manholes in the past two years. He noted that the Department is still working in the area conducting smoke testing that requires residents to repair any leaks in service lines. He added that in the past nine months Pine Meadows Trailer Park has been working on their system and significant improvements have been documented regarding the extraneous flow coming from the trailer park. He stated that it is extraordinary for the area not have had a manhole overflow in over two years. He stated that the Department feels comfortable with the system as is. In response to a question posed by Commissioner Herbold regarding lots 9 through 14 backing up to Woolfort, Mr. Robinson answered that the developer is proposing to build a brick type fence. He related that the developer's goal is to make it nice and separate it from the surrounding area. He then answered that each building would be 2,076 square feet, offering 1,038 square feet per unit. He offered a presentation of the floor plan featuring two bedrooms and two baths. In response to a question posed by Commissioner Young, Mr. Robinson stated that they are already having to request variances regarding the building setbacks; so parking is being proposed for the front of the building without garages. He stated that the driveway is proposed to be 16.3' wide. He clarified that the depth of the parking is going to be 15' plus 11. 5' making it approximately 27'. He explained that there is 11. 5' from the back of curb to the driveway and then there is the 15' build line that is being proposed, making exactly 26.5'. Commissioner Young questioned if two cars would fit on the driveway and Mr. Robinson responded that the residents would probably be one-car families. He then added that it is possible to get two cars parked with the 27', back to front. Commissioner Young noted that a 20' isle is a typical parking lot; Mr. Robinson stated that it is typical for an isle to be 18' . Commissioner Young stated that he did not see how two cars would be able to park, adding that he felt what would happen is that 2 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING AUGUST 11, 2008 7:00 P.M. -7:28 P.M. one car would park in the driveway and the second car would park in the street. Mr. Robinson noted that it would not be different from any other street in Jacksonville. Project developer Rory Smith clarified that the 16.3' was the dimension of the front porch, noting that the line was apparently drawn out, explaining that he actually wants the parking to be 20' wide. He stated that he does not want the residents to be cramped when they step out of their vehicles. He related that he is proposing 20' minimum and preferably 22' wide. Commissioner Herbold noted that the Code requires 1. 5 parking spaces per unit. Mr. Smith stated that it would be a minimum of 40' per duplex. In response to a question posed by Commissioner Gray, Mr. Robinson stated that the property is not being subdivided, explaining that Mr. Smith would own all the duplexes. He then clarified with Commissioner Gray that the developer is planning to dedicate the streets. Commissioner Gray noted that if the streets are dedicated to the City then the property is a subdivision. City Planner McCulley reminded that the prupu~al before the Commission is the rezoning of the property. He then added that in his review of the preliminary plat, it would be his interpretation that the property would be a four-lot subdivision consisting of three residential lots and one large lot zoned R-3. He stated that in most cases where there is apartments or similar developments everything within the large lot is privately owned. He noted that the developer would have to request setback variances from the Board of Adjustment regarding the R-3 lot. He then noted that the developer would also have to meet parking and landscaping requirements in the R-3 lot. He stated that there are Code requirements that would have to be met by the developer, adding that there is adequate space for the developer to construct what he is proposing but it may change from what is being seen on this plat. He stated that he and Director of Administration Jay Whisker wanted to see how the access to the rear property would be handled, which is the reason for the drawing being presented. He related that it was determined that the developer could add another residential lot by moving the access to Woolfort Drive. 3 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING AUGUST 11, 2008 7:00 P.M. -7:28 P.M. Chairman Traylor questioned what part of the R-1 property is being rezoned to R-3. It was determined that some part of the R-1 is being rezoned as part of the R-3 development. It was noted that an accurate legal has been submitted for the portion being rezoned to R-3. Mr. Robinson noted that from a plot plan dated in 1973, it shows the R-1 property as being 310' deep. He then surmised that the R-1 property would property be in the vicinity of duplex #2. Commissioner Young supported the design of having access from Woolfort Drive, adding that R-3 would be the appropriate rezoning with R-1 as the buffer to maintain the continuity of North First Street. Commissioner Herbold noted that Mr. Emerson Smith had brought up issues regarding the high percentage of rental in Jacksonville, saying that he quoted 50%, which is higher than any of the surrounding areas including Little Rock. He stated that he researched and found, based on the 2000 Census, that the percentage was 48%. He stated that while the Planning Commission should be mindful of that data, he believes the proposed development would lower the area density than an R-4 development as it is presently zoned. In response to a question posed by Commissioner Howard, City Planner McCulley related that Wool fort is not a dedicated City street, explaining that the developer will own half of Woolfort. He stated that the City is asking the developer to make improvements on his half of Woolfort out to North First Street. Mr. Robinson stated that on the plan being presented, the developer is dedicating 25' from the center of the road for future right-of-way and for the City to maintain and own. He noted that Mr. Smith is doing this incase the other property owner is willing to dedicate the other 25' . City Planner McCulley stated that he would research to determine status of that ownership. He noted that there is a commercial development to the south with the trailer park to the east. Mr. Robinson then responded to Chairman Traylor that there is one house located just to the south, ownership of that property was not able to be readily determined. 4 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING AUGUST 11, 2008 7:00 P.M. -7:28 P.M. Mr. Robinson related that Duane Reel had performed the survey when the property was sold, saying that the south half was dedicated for a 25' right-of-way. He added that he is not sure about the property that continues to the east. Commissioner Young stated that once the rezoning issue is settled and the Planning Commission has an opportunity to look at the plat he would like to have a closer look at the driveway situation, adding that he feels if there is anyway some extra space could be provided in-between the duplexes it would make for a safer feeling neighborhood, allowing residents to see vehicles as they are backing out. Mr. Robinson stated that would not be a problem, citing that the drawing provided was just to offer the Planning Commission a visual. He explained that for this drawing, he only moved the location of the street but feels there is an opportunity to provide more space between the buildings. He then responded that there is a pocket park within the development. Commissioner Young moved, seconded by Commissioner Herbold to approve the rezoning from R-1, C-2, and R-4 to R-3 as requested. MOTION CARRIED. Commissioner Gray questioned if the 1500 housing units on LRAFB is considered rental property statistically. He noted that if counted it would make a significant different is the actually percentage of rental property. Commissioner Dollar offered to research that question. City Planner McCulley offered that he feels what happened with Base housing some years ago may have forced many renters into the community. REQUEST TO APPROVE PLAT (S) : BUILDING PERMIT(S): GENERAL: ADJOURNMENT: Chairman Traylor without objection adjourned the meeting at approximately 7:28 p.m. Respectfully submitted, Susan L. Davitt 5 JACKSONVILLE PLANNING COMMISSION 1. OPENING REMARKS: 2. ROLL CALL: 3. APPROVAL AND/OR CORRECTION OF MINUTES: 4. PUBLIC HEARING (S): 5. REQUEST TO APPROVE PLAT (S): 6. BUILDING PERMIT (S): 7. GENERAL: ANNOUNCEMENT(S): ADJOURNMENT AGENDA SEPTEMBER 8, 2008 7:00 P.M. MEETING CANCELLED Regular Planning Commission Meeting of August 11, 2008 REP LA T: Lots 2, 3, and 4 Block 1, Edgewood Subdivision Petitioner: Lloyd Friedman JACKSONVILLE PLANNING COMMISSION AGENDA OCTOBER 13, 2008 7:00 P.M. 1. OPENING REMARKS: 2. ROLL CALL: 3. APPROVAL AND/OR CORRECTION OF MINUTES: Regular Planning Commission Meeting of August 11 I 2008 4. PUBLIC HEARING (S): 5. REQUEST TO APPROVE REZONING: Tract 21 Hwy 161 from C-3 to R-3 Petitioner: Infinity Home Builders Property owner: Marc Daniels PLAT (S): a. REPLAT: Lots 21 31 and 4 Block 1 I Edgewood Subdivision Petitioner: Lloyd Friedman 6. BUILDING PERMIT (S): 7. GENERAL: ANNOUNCEMENT(S): ADJOURNMENT b. PRELIMINARY PLAT: Faith Subdivision & Townhomes Petitioner: Rory Smith Representative: Bond Engineering c. SKETCH PLAT: Northlake PH XIII & North- lake Gardens Petitioner: Tommy Dupree Representative: Bond Engineering d. FINAL PLAT: Foxwood Gardens PH I Petitioner: Jack Wilson Representative: Bond Engineering e. PRELIMINARY PLAT: Heritage Park Subdivision Petitioner: Ted Camp Representative: Bond Engineering CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING OCTOBER 13, 2008 7:07 P.M. -8:30 P.M. OPENING REMARKS: The Planning Commission of the City of Jacksonville, Arkansas met in regular session on October 13, 2008. Chairman Traylor opened the meeting at approximately 7:07 p.m. expressing appreciation to those in attendance. ROLL CALL: Young, John ROLL CALL. a quorum. Commissioners Charles Evans, Bart Gray, Jr., Chad Herbold, Tom Evans, and Alderman Bill Howard answered Chairman Traylor also answered ROLL CALL and declared PRESENT (7), ABSENT (2). Others present for the meeting were City Planner Chip McCulley, Mr. Aaron Robinson, interested citizens, petitioners, and press. CORRECTION AND/OR APPROVAL OF MINUTES: Commissioner Howard moved, seconded by Commissioner approve the minutes of the regularly scheduled Commission meeting of 11 August 2008. MOTION CARRIED. Young to Planning PUBLIC HEARING(S): REZONING Tract 2, Hwy. 161 from C-3 to R-3 Chairman Traylor opened the public hearing at approximately 7:08 p.m. City Planner Chip McCulley noted that multi-family is adjacent to the north of the property. He stated that the property is currently zoned commercial; adding that he feels the zoning of R- 3 would be a good transition to have multi-family between existing residential properties. Mr. Wesley Vaught of Infinity Home Builders stated that he is proposing to construct multi-family units, pointing out that there is existing multi-family adjacent on one side. Mr. Marc Daniels, current property owner, offered his permission for Mr. Vaught to request rezoning regarding Tract 2, Hwy. 161, stating that he lives directly behind the property and supports the request to rezone. In response to a question posed by Commissioner Gray, City Planner McCulley stated that the property would be platted and a site plan for the multi-family development would need to be approved by the Planning Commission. In response to a question posed by Commissioner Gray, Mr. Daniels stated that both lots have been in his family for a longtime, adding that both lots combined are 2/3 of an acre. He added that his residential lot is 1/3 of an acre. CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING OCTOBER 13, 2008 7:07 P.M. -8:30 P.M. Commissioner Gray noted that the development would be a subdivision. Mr. Daniels added that the properties were surveyed separately. He stated that the residential property was purchased separately. Commissioner Gray moved to approve the rezoning request from C-3 to R-3 as requested. Commissioner Herbold stated that when he drove by the property he did not see any signs posting the rezoning. City Planner McCulley stated that the property was properly posted. Commissioner Charles Evans seconded the motion and MOTION CARRIED. Commissioner Gray asked the developer to meet with City Planner McCulley regarding a subdivision plan. Chairman Traylor closed the public hearing at approximately 7:19 p.m. REQUEST TO APPROVE PLAT(S): a. REPLAT Lots 2, 3, and 4 Block 1, Edgewood Subdivision Mr. Lloyd Friedman related that the property is located at 8 00 James Street, the corner of Hwy. 167 and James Street. He explained that the property consists of three lots with a utility easement that runs through the middle of the property. He stated that he is replatting the property to remove the easement and change the property to one larger lot. He stated that when the property was originally platted in 1950 it was three residential lots, which is why the property has an easement. City Planner McCulley stated that he researched the easement and the only utility that is there is a dead end sewer line that will have to be relocated. He continued saying that Mr. Friedman is aware of that issue, relating that Mr. Friedman would have to remove the manhole and relocate the sewer line into the right-of- way. He stated that the utili ties are fine with removing the easement and are willing to go into the right-of-way. He stated that Mr. Friedman's plan is to relocate his office, adding that the proposed use does meet with the current zoning designation. 2 r I j CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING OCTOBER 13, 2008 7:07 P.M. -8:30 P.M. Commissioner Gray moved, seconded by Commissioner approve the replat of Lots 2, 3, and 4 Block 1, Subdivision as requested. MOTION CARRIED. b. PRELIMINARY PLAT Faith Subdivision Howard to Edgewood Mr. Aaron Robinson of Bond Engineering noted that the property had been before the Planning Corrunission previously including a request to rezone, adding that all recorrunendations have been incorporated into the preliminary plat. He noted that access was moved to Woolfort Street, the buildings were pushed further apart, includes a park area, depicts access of rear loading to lots 1, 2, and 3 to prevent driveways off North First Street, and there will be half street improvements to North First Street and Woolfort. City Planner McCulley informed the Corrunission that the property was addressed in the Board of Adjustment meeting, which occurred just prior to the Planning Corrunission meeting, explaining that the Board of Adjustment approved a minimum rear yard setback of 10' in order to keep the required code setback of 25' for the front yards. He added that the City is requesting that the street remain private, because it is a one-lot private development. He related that the Wastewater Department has expressed some concerns regarding the sewer plans, inviting Bob Williams from Wastewater Utility to address those issues. Mr. Bob Williams informed the Planning Corrunission of an issue obtaining access to the connection points, explaining that the Sewer Corrunission acted Friday at their regular meeting to approve the development contingent upon Health Department approval and the developer being able to obtain a sewer easement across the Church property on the north side, to attach sewer onto an existing line on that side of the property. He noted that this is what the developer is proposing; adding that if that happens then the Department has no problem with the development. City Planner McCulley stated that it is the City's recorrunendation that the property line of lot 1, on North First Street, connect to the private drive in the development. He stated that the drive needs to either be a part of the property by a dedicated access easement or be an actual part of the legal description of the lot. He clarified regarding the three single-family residential lots that all points of access would need to be treated the same. 3 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING OCTOBER 13, 2008 7:07 P.M. -8:30 P.M. Mr. Robinson stated that the developer would not have a problem with providing, if required by the Planning Commission, an access easement to lots 1-3. He then explained that since the City had requested that no driveways have access off North First Street and the three residential lots have rear access; the developer is as king that the City take over the street because of the three single-family lots off the street. He reiterated that the developer is requesting that the street become a City street. He stated that the street is proposed to City standards, noting that it has a 50' right-of-way, 27' back to curb -back to curb, and a 48.5' radius for the culdesac. In response to a question posed by Commissioner Young, Mr. Robinson clarified that the single-family homes would face North First Street. He then answered that the park area would be offered for acceptance to the Parks Commission, further explaining that the park and detention areas were switched north and south in the final layout. He stated that the only issue regarding sewer is to work with the Church to obtain an easement across their east property line. He added that it would benefit the Church because they could not develop any further east without building a sewer line, which would be constructed by Rory Smith in the process of this development. In response to a question posed by Commissioner Young, Mr. Robinson agreed that it was the plan to fence all sides of the development excluding the North First frontage. He then added that he is not totally sure regarding the type of fence, saying that the developer had talked about building a brick column type fence, but added that it may end up being a wood picket type fence. He then answered Commissioner Young, that they are not proposing sidewalks, adding that culdesac streets are not required to have sidewalks. He also noted that if accepted, the developer is dedicating the north half of Woolfort. Discussion ensued regarding sidewalk requirements for North First Street and City Planner McCulley offered to research and determine if North First would be a street to have sidewalks on both sides of the road. He then added that sidewalks would not be required within the multi-family development. Mr. Robinson answered Alderman Howard that the development would meet the landscaping requirements for an R-3 zone. Commissioner Gray clarified the portion of street right-of-way being proposed for dedication. 4 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING OCTOBER 13, 2008 7:07 P.M. -8:30 P.M. Mr. Robinson noted that the measurements for lot 3 show a 25' right-of-way 142.4' deep. Commissioner Young recalled in reading his notes that the Planning Commission requested a fence on all sides of the R-3 multi-family portion of the development and reconfigure lots 1 and 2, street improvements for Woolfort, sewer approval before final plat approval, and adherence to the landscaping and sidewalk ordinances. It was then agreed that conditions would include half-street improvements on North First Street, which Mr. Robinson concurred is shown on the plat. Mr. Robinson questioned the reconfiguring of lots 1 and 2 . Commissioner Young related that City Planner McCulley had mentioned that the property line would extend to the corner of Supreme Court Drive. Mr. Robinson questioned how that would be possible since that property is part of the R-3 zoning. He stated that in order for it to be part of the residential lot it would have to be rezoned back to R-1. City Planner McCulley noted that it could be prescribed as an access easement, adding that there should be an easement for lots 1, 2 and 3 to keep the access from being cutoff. Mr. Robinson stated that the other concern he would have would be the fence going along the west R-3 property line with the three driveways. He added that a continuous fence would not be possible with the residential driveways to lots 1, 2, and 3. Discussion ensued regarding the street and the developers desire to construct the street to City standards and have the street dedicated to the City for future maintenance. City Planner McCulley noted the applicant's point that the street would be accessing three additional residential lots as well as the multi-family development. He stated that when a street accesses one property-one owner that is when the City makes the request that the street remain private. He stated that he would prefer the street be dedicated to the City than to have the three residential driveways be accessed from North First Street. 5 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING OCTOBER 13, 2008 7:07 P.M. -8:30 P.M. Commissioner Gray pointed out that lots 1, 2, and 3 could be redrawn to meet the street and that portion could be public and the rest could be private. Discussion ensued and Mr. Robinson reiterated that the developer would prefer that the street be public. City Planner McCulley concurred with Chairman Traylor that the City would prefer that the street be public rather than have the residential lots accessed directly from North First Street. Commissioner Gray moved, seconded by Commissioner Young to approve the Preliminary Plat of Faith Subdivision, stipulating a fence on sides to adjacent properties of the R-3 multi-family portion, access easements for the adjacent residential lots, that a gate be provided regarding the 10' Fire Department access easement, half street improvements for Woolfort, final sewer approval from the Wastewater Department before Planning Commission final plat approval, adherence to the landscape and sidewalk ordinances, and that the street Supreme Drive be constructed to City standards and dedicated as a public street. MOTION CARRIED. c. SKETCH PLAT Northlake PH XIII & Northlake Gardens Mr. Tommy Bond related that the area is located by Oneida Street just before coming to the bridge going into Sherwood. He further referenced that it is right before the levy where Lake Lorene begins and across the street from an existing apartment complex. He stated that garden homes seem to appeal to older and younger residents that do not have children and want a smaller residence. He stated that this is the same discussion the Planning Commission had when considering Foxwood Gardens. He stated that the developer is proposing a limited space of 14 lots. He added that the development would feature five lots on the lake, adding that the new phase XIII would have eight new lake lots. He noted that work on the lake would begin in the next dry cycle to finish the lake. He concurred with Commissioner Herbold that the area is currently zoned R-0 and would require a rezoning to R-2. He stated that if the sketch plat is approved, they would return with considerations for the rezoning. He then answered that phase XIII would be a continuation of the homes that are currently in the area. In response to a question posed by Commissioner Charles Evans, Mr. Bond stated that generally speaking a garden home has a minimum amount of lot, adding that his concept is that the homes 6 r I CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING OCTOBER 13, 2008 7:07 P.M. -8:30 P.M. range from 1100 to 1500 square feet. He stated that he feels with the appeal of the lake these may have up to 1800 square feet, but added that the market will dictate the square footage. He explained that he feels garden homes are for people who are older and do not want a large yard to maintain and want a smaller residence. He stated that he feels garden homes have a great appeal for the Jacksonville area because he feels there are a good number of residents that are older. He stated that the homes would be of a high interior and exterior quality, stating that is part of the appeal to this market. He then answered that the garden home development would have sidewalks. Commissioner Young moved, seconded by Commissioner Charles Evans to approve the Sketch plat of Northlake PH XIII and Northlake Gardens. MOTION CARRIED. d. FINAL PLAT Foxwood Gardens PH I Mr. Tommy Bond noted that the property has been under development for approximately one year, adding that the street and sidewalk are finished, the sewer and water as builts have been submitted. In response to a question posed by Commissioner Herbold regarding the berm, Mr. Bond stated that he did recall discussion with Mr. Wilson regarding that berm but did not feel he could answer questions regarding completion of the berm. Mr. Bond answered Commissioner Young that access for lots 1, 2, 3 and 4 would be off Woodhaven Court, adding that there would be two out lots that would be filed as a Foxwood plat. He explained that the reasoning is because of the difference in bills of assurance. He stated that the development has sidewalks and a traffic roundabout. Commissioner Charles Evans moved, seconded by Commissioner Herbold to approve the Final Plat of Foxwood Gardens PH I stipulating berm construction completion prior to future phases being approved. Mr. Bond noted that there is a power line in that area, which may come into play, explaining that it could affect the power line clearance. He clarified that the power line runs along the back property line. He assured the Commission that the delay in the berm is an oversight and not an intentional effort, adding that the only issue would be if it affects the power line. 7 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING OCTOBER 13, 2008 7:07 P.M. -8:30 P.M. City Planner McCulley answered that the berm requirement would not affect this portion as a final plat but added that as the developer continues with additional phases, the stipulation of a berm would be part of the Planning Commission's purview. Commissioner Young recalled the agreed upon stipulation of a combination brick and wood type fence around the development. Mr. Bond clarified that the developer is proposing to build two or three model homes to be used as sales tools and depending on sales to continue developing outwards. He reminded the Commission that the build for the berm would come from the man- made lake being proposed, which would be in a subsequent phase. He offered that Mr. Wilson might want to post a bond or provide a letter of credit to guarantee construction of the berm when the lake is built. It was clarified that the motion on the table is to approve the Final Plat of Foxwood Gardens PH I, contingent upon a letter of credit being submitted to guarantee berm construction before any further phases of Foxwood Gardens will be considered. At this time MOTION CARRIED. Commissioner Evans pointed out that with removal of the trees, the noise factor has increased dramatically, advising that the sooner the berm is completed the better. e. PRELIMINARY PLAT Heritage Park Mr. Bond corrected that it should be considered a sketch rather than preliminary plat. He informed the Commission that it was submitted as a preliminary plat in March of 2003. He noted that the property belongs to Ted Camp and Jim Peacock. He stated that the issue in 2003 was money; saying at that time, City Engineer Whisker had requested that the developer build half street improvements, storm water and utili ties, adding that the economics were not there. He explained that those costs ran up to approximately $15,000.00 per lot, pointing out that lots in the development across the street sold for approximately $18, 000. 00 to $20, 000. 00. He related that Mr. Camp is proposing to develop the property and build houses. He added that he is asking the Planning Commission to consider allowing some changes so that they could reduce the development costs. He related that it was the hope of the developer to possibly negotiate the elimination of half street improvements on Loop Road. He 8 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING OCTOBER 13, 2008 7:07 P.M. -8:30 P.M. explained that Loop Road was designed for a four-lane street, saying that the two lanes that are built now would be the two lanes that would be the outside lanes. He stated that the west side of the edge of the road is on the centerline of the right- of-way, so when the road was made into four lanes it would expand to the west. He stated that adding half street improvements would make development fiscally harder to accomplish. He noted that the lanes were originally planned to be on the opposite side toward Graham Settlement, adding that it was constructed that way all the way around up to where it is four lanes now. He further noted that the County built the road approximately 30 years ago. He related that the lots are proposed to be 60' wide with houses comparable to Graham Settlement. In response to a question from Chairman Traylor, Mr. Bond answered that City Planner McCulley and himself have discussed an alley for access. He explained that it would basically be an 18' alley, developed not to City standards that would provide access from the rear of the lots. City Planner McCulley explained that the access would come off Graham. He stated that there may be a need for a mid-block access to cut through that would require more land, adding that he is aware there are economics involved. He noted that the alley would have to be adequate for trash trucks. Mr. Bond stated that another thought would be if the Planning Commission would entertain the ideal of a front sidewalk down Graham Road to offer access to the houses, but visitors would park to the rear with no front driveways. In response to a question posed by Commissioner Young, City Planner McCulley stated that he would recommend one access mid- block and one to line up with the road on Graham Road, offering that there could be a hammerhead or culdesac at the end to turnaround. Commissioner Gray questioned the development potential for the land directly to the east. Mr. Bond noted that just up to 100' past the old church is in the old flood plain, so the land immediately behind is private and not negotiable. City Planner McCulley questioned the 25' of right-of-way in case property develop the City would have the option 9 feasibility of dedicating to the east were to ever of developing a street. CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING OCTOBER 13, 2008 7:07 P.M. -8:30 P.M. Mr. Bond stated that he did not feel it would be a big issue to dedicate 25' of right-of-way and then the alley could be included in that dedication as a public alley. Commissioner Gray noted that as far as planning they would need to consider that there is the potential that further development could benefit from the dedication. Discussion ensued and the street in front of Western Hills was mentioned as an option. City Planner McCulley stated that the sewer plans were submitted, noting there was a set of approved plans from 2003. He added that he felt the developer could use the same set of plans, but would need to get new permit approval from the Wastewater Utility. He noted that the sewer is across Loop Road, noting that it would cross Loop Road once and then run down the length of the property. Discussion ensued regarding fencing issues and the dedication of right-of-way. City Planner McCulley noted that many other communities are approving rear load houses with alleys, adding that the garage could come out with the driveway and the fence would come off the side of the garage. Mr. Bond noted that the next phase of Foxwood Gardens would have a rear load alley. City type that Planner McCulley noted that there are restrictions for the of house that can be built with a rear load garage, adding he has seen rear load houses with large fenced in back yards. Mr. Bond pointed out further consideration for not requiring Loop Road half street improvements, citing Mr. Porter's North First Street development, saying that it is almost impossible to make a decent street that was not designed for curb and gutter. He noted that it is difficult to make the curb match the street. He clarified that it is almost impossible to take an old street that was not designed to have grade and put a curb beside it that has to have grade to function. He stated that it does not turn out very well aesthetically. He stated for that to work it needs to be designed with curb and gutter. He stated that half street 10 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING OCTOBER 13, 2008 7:07 P.M. -8:30 P.M. improvements for a small section, typically do not turn out well. He stated that the street would have to be redesigned and rebuilt in order to work. City Planner McCulley stated that parking for the alley would need to be considered since vehicles would not use half street improvements to park. Mr. Bond added that the driveways would afford a visitor parking without parking in the alleyway. He then answered that the development would have underground utilities. It was then noted that the property would have to be annexed into the City. Mr. Bond then answered Commissioner Herbold that even with the dedicated 25' of right-of-way in the rear, the lots would still have 7200 square feet to meet lot requirements. He stated that the lots are 188' deep going down to 174'. He noted that the lots would still be 150' deep. Chairman Traylor questioned if there would be enough room to develop a street that would run to the east side of the lots and have the lots facing that street. Mr. Bond stated that if you build a full street you only get half loading and you have doubled the costs in developing the lots. He then added that there would be room. Chairman Traylor noted if there were further development, the street and houses would be facing the development as opposed to having an alley between them. Mr. Bond conceded that point, clarifying that Chairman Traylor is saying the development could back up to Loop Road and have the houses face a newly developed street. Commissioner Young pointed out that if the mailboxes were on Loop Road, the only time a person would use their front walk would be to get to their mailboxes. Discussion ensued regarding making the alley into a standard City street. Mr. Bond asked the Planning Commission to consider not requiring any improvements on Loop Road, and allow the developer to do a half street with curb and gutter on one side. A 23' asphalt street with curb and gutter on one side, explaining the developer might be able to make that work economically. 11 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING OCTOBER 13, 2008 7:07 P.M. -8:30 P.M. He added that any future developer would be responsible for the other curb and gutter. Discussion then ensued as to a tie into Loop Road at the other end of the development. Mr. Bond asked for an opportunity to research the economics to see if this design plan can work. City Planner McCulley stated that if the development is facing away from Loop Road he does not have a problem with foregoing improvements on Loop Road, adding that the Highway Department is looking at improving the intersection that will extend out roughly two or three lots and there are four lanes down the road. He stated that Mr. Bond is right, in the future it is designed to connect the dots and it makes sense. Mr. Bond noted that there were not any improvements other than dedicated right-of-way regarding the Graham Road Subdivision development. He then noted that a sidewalk was built on Graham Road and Loop Road. City Planner McCulley noted that the sidewalk would need to be considered for Loop Road. Discussion ensued if the Planning Commission waived half street improvements regarding the Graham Road Settlement; Mr. Bond stated that he assumed it was waived. Further discussion ensued regarding the underground utilities. Commissioner Young moved, seconded by Commissioner Herbold to approve the sketch plat of Heritage Park with stipulations. Mr. Bond noted that the sketch plat would be revised to show right-of-way on the east property line with a half street construction that would be for future use by the adjoining property owner, no improvements to the Loop Road side. Commissioner Young offered that Loop Road would need a sidewalk. Mr. Bond negotiated that the developer might be able to afford to put a sidewalk on the new street or Loop Road but not both. He noted that there is already a sidewalk on the opposite side of Loop Road, adding that he feels a sidewalk on the new street would be better served. 12 r CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING OCTOBER 13, 2008 7:07 P.M. -8:30 P.M. Commissioner Young moved, seconded by Commissioner Herbold to amend the motion and table the sketch plat for Heritage Park pending a revision and resubmittal. MOTION CARRIED. BUILDING PERMIT(S): GENERAL: ADJOURNMENT: Chairman Traylor without objection adjourned the meeting at approximately 8:30p.m. Respectfully submitted, 13 JACKSONVILLE PLANNING COMMISSION 1. OPENING REMARKS: 2. ROLL CALL: 3. APPROVAL AND/OR CORRECTION OF MINUTES: 4. PUBLIC HEARING (S): 5. REQUEST TO APPROVE AGENDA NOVEMBER 10, 2008 7:00 P.M. Regular Planning Commission Meeting of October 13, 2008 REZONING: Northlake Gardens from R-1 to R-1A Petitioner: Tommy Dupree Representative: Bond Engineering PLAT (S): a. PRELIMINARY PLAT: REVISED SITE PLAN: 6012 General Samuels Road Petitioner: Emanuel Bible Fellowship Church 6. BUILDING PERMIT (S): 7. GENERAL: ANNOUNCEMENT(S): ADJOURNMENT OPENING REMARKS: CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING NOVEMBER 10, 2008 7:00 P.M. -7:35 P.M. The Planning Commission of the City of Jacksonville, Arkansas met in regular session on November 10, 2008. Chairman Traylor opened the meeting at approximately 7:00 p.m. expressing appreciation to those in attendance. ROLL CALL: Commissioners Art Brannen, Charles Evans, Bart Gray, Jr., Chad Young, John Herbold, Tom Evans, and Alderman Bill Howard answered ROLL CALL. Chairman Traylor also answered ROLL CALL and declared a quorum. PRESENT (8), ABSENT (1). Others present for the meeting were City Planner Chip McCulley, Mr. Tommy Bond, interested citizens, petitioners, and press. CORRECTION AND/OR APPROVAL OF MINUTES: Commissioner Brannen moved, seconded by Commissioner Herbold to approve the minutes of the regularly scheduled Planning Commission meeting of 13 October 2008. MOTION CARRIED. PUBLIC HEARING(S): a. REZONING Northlake Gardens from R-1 to R-1A Chairman Traylor opened the public hearing at approximately 7:01 p.m. Mr. Tommy Bond of Bond Engineering recounted that the Planning Commission had approved the sketch plat in September, adding that the developer is now requesting the rezoning as discussed last month. He noted that the zoning request was changed from R-2 to R-1A as suggested by City Planner McCulley. He related that the development would consist of 14 lots. He explained that five of the lots are located on the lake and the remainder would back up to Oneida Street and the future phase XIII of Northlake Subdivision. He stated that the homes are being proposed at 1100 to 1500 square feet, in the $175,000.00 range. With no one to speak in opposition, Chairman Traylor closed the public hearing at approximately 7:03p.m. City Planner McCulley explained dimensions associated with R-1A zoning, pointing out that currently the property is zoned R-1 which is a 60' X 100' lot and R-lA is a 10' narrower lot being 50' X 100'. He stated that the concept would be to construct roughly the same size house on a smaller lot known as garden homes. He related that garden homes are geared toward the "empty nesteru, the older generation that do not want to deal CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING NOVEMBER 10, 2008 7:00 P.M. -7:35 P.M. with the maintenance of a larger yard. He stated that Jacksonville Municipal Code states that R-1A zoning provides for a higher density development than R-0 and R-1, yet retains the property as a single-family site built detached home. Discussion ensued regarding the zoning of R-1 or R-0 for the various phases of the Northlake Subdivision. It was concluded that this area is zoned R-1. Commissioner Young noted that the lot widths ranged from 60' to 70' with 30' in the culdesac. City Planner McCulley explained that there is minimum square footage for the lot size so typically a lot with narrow frontage would expand to the rear of the lot to meet minimum square footage. In response to a question from Commissioner Young, Mr. Bond answered that the R-1A allows for a closer setback than the R-1. He stated that the garden homes in the Foxwood area are on a 20' setback as opposed to a 25' setback. He mentioned difficulties constructing a home on a 100' deep lot and still have room for a back yard, which was the basis for a 20' front yard setback in Foxwood Gardens. Commissioner Gray noted that the setbacks would be the same for either zoning. City Planner McCulley noted that any setback variance would need to be addressed by the Board of Adjustment. Commissioner Herbold questioned reasoning for rezoning if the R-1 and the R-1A setbacks were the same. Mr. Bond stated that he was under the impression that the zoning was R-0, adding that originally they had requested a rezoning to R-2. He went on to say that City Planner McCulley had suggested a rezoning to R-1A, which was amenable with the developer. Discussion ensued as to the zoning of the property and the dimension of the lots in the culdesac. Mr. Bond noted that typically when a lot is pie-shaped it measures more in square feet than the 60' X 100' or 120'. He then answered that he did not believe any of the lots were less than 6,000 square feet. 2 r CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING NOVEMBER 10, 2008 7:00 P.M. -7:35 P.M. City Attorney Bamburg noted that if the lot size remains 6,000 or above the R-1 zoning would accommodate the development. He explained that the developer would then only need to make a request for a setback variance to the Board of Adjustment. City Planner McCulley offered to research the zoning of that portion of Northlake Subdivision to make sure a request to rezone is in order. Mr. Bond stated that his map shows the area as R-0, noting that there is a commercial zone across the street for apartments. He noted that the commercial rezoning occurred as much as 20 years ago and then the apartments were constructed. In response to a question posed by Chairman Traylor, Mr. Bond formally changed his rezoning request from R-1A to R-1 contingent that the property be researched to show a current zoning of R-0. Chairman Traylor clarified that the 9ifference between R-1 and R- 1A is the R-1 lot size is 60' X 100' or a minimum of 6,000 square feet and R-1A is 50' X 100' . Commissioner Gray moved, seconded by Commissioner Brannen to rezone the property if current zoning is R-0 to R-1. MOTION CARRIED. City Attorney Bamburg noted that if the property requires a rezoning to R-1 it would be placed on the City Council agenda for November 20th. REQUEST TO APPROVE PLAT (S): PRELIMINARY PLAT and REVISED SITE PLAN 6012 General Samuels Road Mr. Michael Clayton, representing Emanuel Bible Fellowship Church, stated that the property consists of approximately 4.27 acres and is currently located in Pulaski County. He noted that the Church has submitted a petition for annexation to the City of Jacksonville, adding that the City Council would hold a public hearing November 20th regarding the request to annex. He stated that the property consists of three tracts, a three acre tract adjacent to General Samuels, and two one-acre tracts to the back of the property. He noted that next month they would submit a replat for the three tracts, following with perspective plats for a one-lot subdivision. 3 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING NOVEMBER 10, 2008 7:00 P.M. -7:35 P.M. He related that there are some issues regarding on-site sewer, explaining that the nearby sewer serves the Base Meadows Subdivision to the north, adding that slightly west of the property there is a pump station that was built by the Improvement District for Base Meadows. He stated that Pastor Jerry Helms has been working with the Base Meadows developer to obtain public sewer. He reJ atP.rl that they are proposinq to relocate the natural drainage on the property to accommodate the construction of a building to the rear of the property. City Planner McCulley stated that in the revised preliminary plat a 10' easement was added along the eastern boundary, adding that it shows the right-of-way and building setback line along General Samuels. He reiterated that sewer is the issue, because an off- site easement has to be granted in order to get sewer from their property to the pump station. He stated that this would need to occur before any future development. He stated that as far as the preliminary plat, it looks good. He then noted that a revised site plan has been submitted as well. He related that the Church is hoping sometime in the future to acquire the property to the east, but is currently proposing annexation of the property they have at this time. He added that the property would be platted. He then answered Chairman Traylor that the developer has allowed for the proper easements regarding water, sewer and utilities throughout the property. City Planner McCulley confirmed that the developer is proposing a one-lot, one-block platted subdivision. Commissioner Young moved, seconded by Commissioner Howard to approve the preliminary plat of 6012 General Samuels Road as requested, contingent that the property be annexed into the City of Jacksonville. MOTION CARRIED. REVISED SITE PLAN for 6012 General Samuels Road Mr. Clayton informed the Commission that the original site plan was submitted several months ago, adding that Terry Burgess is the archi teet. He noted that on the revised site plan the building is now being proposed at the very back of the property, which is to be constructed as phase I. He noted that there are two other proposed buildings that are being deferred to future phases of devel opment. He noted that the relocation of the proposed building in phase I is the same size as previously proposed, pointing out that the general concept was for a multi- purpose building. He noted that the building is being proposed for relocation behind the drainage facility. 4 ( r I CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING NOVEMBER 10, 2008 7:00 P.M. -7:35 P.M. He stated that the developer would like to request a temporary gravel parking area allowing them time to accumulate funds and either convert the area to a permanent paved parking lot or in the later stages build a building, working around it. Pastor Jerry Helms stated that the reason they are asking for those considerations is because they did not realize that the fire hydrant and waterline is across the street on General Samuels, explaining there are costs in order to get those considerations to the rear of the property. He explained that in adding the cost they do not feel they can complete the entire asphalt project, which is the reason for requesting a temporary gravel parking area. Discussion ensued that the Code does not differentiate that the requirement of parking be paved parking. City Planner McCulley stated that it is very common in large developments to use the SB2 or some type of gravel base to lay asphalt. He noted that as the gravel parking area is driven on, it would compact the material making it ready for the asphalt. He then explained that there is a 2" waterline on their side of General Samuels and a 12" on the other side. He added that the 2" waterline is big enough to supply the development they currently have but with further development, they would have to access the 12" line across General Samuels. He noted a future meeting with Pastor Helms, the architect, engineer, Fire Marshall and himself to discuss issues regarding fire suppression and the sprinkler system for this type of building. He noted that while this site plan does not show landscaping, he would ensure that the plan meets parking and landscaping requirements before the building permit is issued. In response to a question posed by Commissioner Young, City Planner McCulley concurred that there is no storm water detention on site, explaining that the storm water ordinance has not been implemented yet, so they are allowing drainage easement and piping with a discharge facility. Commissioner Herbold questioned if changing the natural drainage flow would affect the residential property to the west of this property. Mr. Clayton related that the drainage ditch crisscrosses the back property, demonstrating location of the mobile home in relationship to the property. He stated that regarding run-off, he had not performed a post development analysis, but had 5 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING NOVEMBER 10, 2008 7:00 P.M. -7:35 P.M. completed a pre-development analysis. He offered that as far as flooding downstream he does not feel that to be a concern. He related that currently the property consists of an unimproved natural channel that meanders toward Hwy. 107, adding that he does not feel the Church would be willing to incur costs for off- site improvements but at the same time they would not want to increase more than what is currently being experienced as run- off. Commissioner Young noted that there would be a significant amount of hard surfaces to increase run-off, asking if there were any considerations for preventing flooding in the bottom corner of the property. He asked if the developer would consider having gravel or a water swale at the rear of the site to allow water to soak into the ground before leaving the site. He stated that he feels this to be of a concern. City Planner McCulley stated that as each building evolves in the development, further consideration for drainage would need to be addressed as the plan evolves. He stated that tonight's master plan is to allow the Commissioners to view an overall scheme of development, allowing for future planning as it unfolds. Commissioner Young moved, approve the revised site MOTION CARRIED. BUILDING PERMIT(S): GENERAL: seconded by Commissioner Herbold to plan of 6012 General Samuels Road. ADJOURNMENT: Chairman Traylor without objection adjourned the meeting at approximately 7:35p.m. Respectfully submitted, 6 JACKSONVILLE PLANNING COMMISSION 1. OPENING REMARKS: 2. ROLL CALL: 3. APPROVAL AND/OR CORRECTION OF MINUTES: 4. PUBLIC HEARING (S): 5. REQUEST TO APPROVE AGENDA DECEMBER 8, 2008 7:00 P.M. Regular Planning Commission Meeting of November 10, 2008 PLAT (S): a. FINAL PLAT: Cavin Estates Lots 1-3 Petitioner: Charles Cavin Representative: Bond Engineering 6. BUILDING PERMIT (S): 7. GENERAL: ANNOUNCEMENT(S): ADJOURNMENT b. SKETCH PLAT: Penn Cottage Petitioner: Dickie Penn Representative: Bond Engineering PRELIMINARY SITE PLAN: Lighthouse Charter School Petitioner: Jim Green Representative: Bond Engineering OPENING REMARKS: CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING DECEMBER 8, 2008 7:00 P.M. -7:39 P.M. The Planning Commission of the City of Jacksonville, Arkansas met in regular session on December 8, 2008. Chairman Traylor opened the meeting at approximately 7:00 p.m. expressing appreciation to those 'in attendance. ROLL CALL: Commissioners Art Brannen, Charles Evans, Bart Gray, Jr., Chad Younq, John Herbold, and Alderman Bill Howard answered ROLL CALL. Chairman Traylor also answered ROLL CALL and declared a quorum. PRESENT (7), ABSENT (2). Others present for the meeting were City Planner Chip McCulley, Mr. Tommy Bond, Mr. Aaron Robinson, interested citizens, petitioners, and press. CORRECTION AND/OR APPROVAL OF MINUTES: Commissioner Brannen moved, seconded by Commissioner Herbold to approve the minutes of the regularly scheduled Planning Commission meeting of 10 November 2008. MOTION CARRIED. PUBLIC HEARING(S): REQUEST TO APPROVE PLAT(S): a. FINAL PLAT Cavin Estates Lots 1-3 Mr. Aaron Robinson of Bond Engineering noted that all utilities, curb and gutter were existing. He added that the only improvements remaining are sidewalks and a small curb inlet. City Planner McCulley offered a Power Point presentation of the entire development as preliminary platted, noting that the property was formally known as the Hallelujah Trailer Park. He explained that the developer is proposing to final the project in smaller phases such as the three lots being presented. He stated that the three lots consists of . 63 acres, is zoned R-1 and utili ties are on site. He stated that remaining improvements consists of a curb inlet; approximately 60' of curb around the inlet on lot 1 frontage, and approximately 261' of sidewalk across all three lots. In response to a question posed by Commissioner Gray, City Planner McCulley stated that bonding amount would be calculated by Bond Engineering and then approved by the City. City Planner McCulley then answered Commissioner Herbold that some of the driveways would need to be removed before sidewalk construction and some amount of curb repair could be completed. ( CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING DECEMBER 8, 2008 7:00 P.M. -7:39 P.M. He then noted that it is not unusual to bond for sidewalks, explaining that sidewalks are not typically constructed until completion of the house being built. He then explained that location of the inlet and curb work is near lot 1. Commissioner Young moved, seconded by Commissioner Brannen to approve the Final Plat of Cavin Estates Lots 1-3, stipulating bond submittal for improvements of curb, gutter and sidewalks. MOTION CARRIED. b. SKETCH PLAT Penn Cottage Mr. Tommy Bond of Bond Engineering related that the property has previously been known as the "old Gwatney property" located on James Street across from the Second Baptist Church. He explained that developer Dickie Penn is proposing to construct a rental retirement village. He related that if the sketch plat concept is approved the property would then have to be rezoned and the Gwatney home may be used as a base for management. Mr. Bond then answered that there is an undeveloped street, Bertha Street, which was never constructed to the east boundary of the property. He added that there is a sewer line located along side the street and possibly a ditch down the middle hindering the feasibility for development. Mr. Penn answered Chairman Traylor that his request to rezone would be from R-0 to R-4 zero lot-line. He noted that this would allow for a minimum lot size of 2,000 square feet, but added that he proposes to stay around 2,700 square feet regarding lot size. He explained that his goal would be 30' wide lots with a series of 24' wide cottages or row houses, noting that this design plan has been popular in other areas. He related that he feels the design concept would be detached two-bedroom houses with 6' between each property. He stated that while he has not decided on the exact home square footage he feels it would probably be around 800 or 900 square feet. He then answered that there would be two single parking pads in front of each house with additional parking in the center around the clubhouse. He explained that the development street would loop or horseshoe with two entrances on James Street. Commissioner Brannen questioned the widening of James Street, noting concerns for traffic congestion in the area. 2 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING DECEMBER 8, 2008 7:00 P.M. -7:39 P.M. Mr. Penn stated that the development could be pushed far enough back to allow for any widening on James Street, adding that he doubts it would be more than a one-lane addition. He then further noted that the Bridge would have to be redesigned to provide any benefit. In response to a question posed by A 1 rlArmAn Howard, Mr. Penn stated that he did not consider an access from North Jeff Davis, explaining the option to install security gates regarding both access on James Street. He added that he felt this would be a better utilization of the property. Discussion ensued and it was clarified that a zero lot-line structure cannot be more than 200' in length if attached, mostly because of fire protection codes. Commissioner Young clarified that the lots would be 30' wide, 24' driveway, 10' front yard with 10' between each house. Commissioner Herbold questioned what this development could offer the City of Jacksonville that is not offered by an apartment or duplex area. Mr. Bond stated that the competition would be between this type development and a garden home as opposed to an apartment. It was noted that garden homes are typically purchased. Mr. Bond offered that some elderly residents do not always want to own a home, adding that the design concept has been popular in other areas. Mr. Penn stated that the detached concept is his personal preference, noting that he does not feel people want to share a common wall. He added that detached offers a better look; with a serious of houses that line up with a cottage feel. Commissioner Herbold noted that he anticipates argument when the rezoning is requested, explaining that residents usually have concerns regarding rental property. He noted the high percentage of rental property in Jacksonville compared to other cities. Mr. Penn stated that his first approach would be to offer housing to seniors 55 years and up. Mr. Bond added that it would be similar to the housing facility behind the Stonewall Subdivision. 3 J CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING DECEMBER 8, 2008 7:00 P.M. -7:39 P.M. In response to a question posed by Commissioner Young, Mr. Penn answered that the clubhouse would be a community center for the 21 houses in the development. He noted that it would be a place to gather for activities. Mr. Penn then answered Alderman Howard, that garbage pickup would be curbside pickup by the City. Mr. Bond offered that each unit would have its own water meter. It was clarified that there is 50' right-of-way for the street and the ditch is located in the middle of the vacant street area. Mr. Bond offered that he feels that is the reason the street was never built. It was then noted that the power line to the rear of the property would be re-routed. Mr. Bond noted that the Brown Subdivision was originally platted in 1954, adding that there are still some vacant lots where Jeff Davis intersects with Hwy. 67. Mr. Bond offered a brief detailed history regarding the development of the Brown Subdivision. Commissioner Gray noted that the street right-of-way is proposed as 30', which is different from what has occurred previously. Mr. Bond noted that normal street width is 27', but added that the development would not consist of individual lots. He stated that the individual houses would not be for sale. He explained that the property is not being proposed as platted and that it would not have public streets. Mr. Penn stated that he would own all the units and the development is being proposed as a complex. City Planner McCulley noted that if the property is being proposed as one lot with multiple tenants then the rezoning would be for multi-family under one ownership, adding that the development would be private with a private drive. He noted the issue of garbage pickup, noting the need for a dumpster type garbage pickup. Mr. Bond concurred that ultimately there may have to be dumpsters for the development. Commissioner Gray stated that he felt the development is a viable concept, adding that he believes there to be a demand for a controlled facility smaller than normal with age limits. He noted that the zoning would need to be addressed. 4 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING DECEMBER 8, 2008 7:00 P.M. -7:39 P.M. Mr. Penn then clarified that if the development can be worked with the existing openings in the brick fence, then the fence would remain as part of the development. He added that the remainder of the project would be fenced, but it maybe not a brick fence. Commissioner Herbold qtJP.stioned the possibility of setting an age limit for rental property. City Attorney Bamburg clarified that the development can be dedicated to be a certain age range such as senior, noting that it is very common in retirement communities for properties to be marketed and presented to a certain age range. He noted that certain provisions would have to be observed but it is possible. Commissioner Gray questioned if the concept for ingress and egress could be changed to provide one instead of two entrances. Mr. Bond stated that it is very difficult regarding a small area to be able to maneuver unless there is two accesses. He noted that it might be more efficient for the drive to be a one-way. Commissioner Herbold noted that currently there is no other such similar development in the City. City Planner McCulley concurred, adding that detached senior residence is a new concept for the City of Jacksonville. He noted that the senior residence in Stonewall is attached duplexes and triplexes. He added that he believes the concept is unique to Jacksonville and would be a good fit. Mr. Penn then answered that the exterior would probably be siding, adding that he has not decided yet. He stated that he is trying to stay away from vinyl siding and would probably decide on a concrete board that would look like lap siding. He related that his concept was for exposed rafter tails with a throwback to an old style row house with a steep pitch roof, cable front and back with a shed type porch on the front and rear. He stated that it would have a unique architectural style, but added that the final design is still in the works. He offered that his plan would be to construct approximately half of the development because of financing and then complete the second half the following year. Commissioner Brannen moved, approve the overall design presented. MOTION CARRIED. seconded by Commissioner Gray to concept of plan A or plan B as 5 BUILDING PERMIT(S): School CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING DECEMBER 8, 2008 7:00 P.M. -7:39 P.M. PRELIMINARY SITE PLAN Lighthouse Charter Commissioner Young recused himself from discussion and voting due to involvement with the project. Mr. Aaron Robinson offered the site plan for the charter school phase I for K-6, adding that he would return with a more detailed plan including the utili ties, grading and drainage. He noted that one issue discussed with City Planner McCulley was the floodplain and floodway as shown on the site plan, explaining that it is based on preliminary maps that have not been adopted yet. He continued that the old maps, which have the floodway and floodplain, do not actually encroach on the land as much as this, explaining that they endeavored to set the building to plan for the new floodplain maps when they are published. He stated that the plan that will be presented in January would have both and have the correct floodplain statement. City Planner McCulley stated that the property consists of approximately 4. 25 acres, adding that the first phase would be 28425 square feet. He related that the property would need to be platted, noting developer plans to plat the property as lot 5 of the existing subdivision. He then stated that the plan should reflect that the current FIRM map information and a LOMR may be required because the new preliminary maps are showing that part of the proposed building would be encompassed within the floodplain. He explained that FEMA would send out the new maps and if there are any objections or changes they are submitted by the different municipalities. He stated that legally the City is required to go by the old maps until the new ones are adopted, noting that the old maps are less restrictive. He supported the next plan, which would show both issues of information. Commissioner Gray clarified that the easement between lots 3 and 4 would be included in this plat of lot 5. Mr. Robinson concurred, saying that the 36' access easement has already been platted. He then answered that the easement has been built out and is already concrete. He continued saying that curb and gutter will be put in. Discussion ensued regarding preliminary site plan requirements, City Planner McCulley answered that the developer would have to return to the Commission with a preliminary plat of the property, noting that the preliminary site plan is the design concept of the project on the property. 6 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING DECEMBER 8, 2008 7:00 P.M. -7:39 P.M. Commissioner Gray moved, seconded by Commissioner Herbold to approve the preliminary site plan for Lighthouse Charter School as requested. MOTION CARRIED with Commissioner Young abstaining. GENERAL: ADJOURNMENT: Chairman Traylor without objection adjourned the meeting at approximately 7:39p.m. Respectfully submitted, 7