2010JACKSONVILLE PLANNING COMMISSION
1. OPENING REMARKS:
2. ROLL CALL:
3. APPROVAL AND/OR
CORRECTION OF MINUTES:
4. PUBLIC HEARING(S):
5. REQUEST TO APPROVE
AGENDA
JANUARY 11, 2010
7:00 P.M.
Nominations for 2010 Chairman,
Vice Chairman and Board of Adjustment
volunteers
Regular Planning Commission
Meeting of December 14, 2009
PLAT(S): a. REVISED SKETCH PLAT:
6. BUILDING PERMIT(S):
7. GENERAL:
ANNOUNCEMENT(S):
ADJOURNMENT
Penn Property, Lemac Drive
Petitioner: Ted Camp
Representative: Bond Engineering
(plat & b.o.a. included in packet)
b. SKETCH PLAT: 1300 North James
Penn Development
Petitioner: Dickie Penn
(plat included in packet)
OPENING REMARKS:
CITY OF JACKSONVILLE, ARKANSAS
REGULAR PLANNING COMMISSION MEETING
JANUARY 11, 2010
7:10 P.M. -8:01 P.M.
The Planning Commission of the City of Jacksonville, Arkansas met in
regular session on January 11, 2010. Acting Chairman Young opened the
meeting at approximately 7:00 p.m. expressing appreciation to those in
attendance.
ROLL CALL: Commissioners Art Brannen, Glen Keaton, Bart Gray, Jr.,
Chad Young, Susan Dollar, John Herbold, Joe Ott, Eric McCleary, and
Alderman Howard answered ROLL CALL. Acting Chairman Young declared a
quorum. PRESENT (9), ABSENT (0).
Others present for the meeting were City Engineer Jay Whisker, Tommy
Bond, Aaron Robinson, Dickie Penn, interested citizens, petitioners,
and press.
Nomination of 2010 Officers:
Alderman Howard moved, seconded by Commissioner Keaton to nominate
Bart Gray, Jr. as 2010 Chairman of the Planning Commission. MOTION
CARRIED.
Chairman Gray took Chair position and facilitated the remainder of the
meeting.
Chairman Gray expressed his appreciation to the Commission for their
confidence in his nomination to Chair.
Commissioner Keaton moved, seconded by Commissioner Brannen to
nominate Chad Young to serve as Planning Commission Vice Chairman and
Board of Adjustment Chairman. MOTION CARRIED.
Commissioners Joe Ott and Art Brannen volunteered to serve on the 2010
Board of Adjustment.
CORRECTION AND/OR APPROVAL OF MINUTES:
Commissioner Young moved, seconded by Commissioner Brannen to approve
the minutes of the regularly scheduled Planning Commission meeting of
14 December 2009 as presented. MOTION CARRIED.
PUBLIC HEARING(S):
REQUEST TO APPROVE PLAT (S) : a. REVISED SKETCH PLAT Penn Property,
Lemac Drive
Mr. Tommy Bond of Bond Engineering stated that there was a different
plan last month, noting that it was the sentiment of the Planning
Commission at that time to approve the plan with the developer
following the bill of assurance of the adjoining Growing Pines
Subdivision. He stated that Mr. Camp feels that having two-car
garages puts him at a disadvantage in the market place. He related
that the developer prefers to have a one-car garage. He related if
this means not having a culdesac then Mr. Camp is prepared to provide
access from Lemac Street. He stated that this is the only issue he is
aware of, adding that a proposed bill of assurance has been submitted.
CITY OF JACKSONVILLE, ARKANSAS
REGULAR PLANNING COMMISSION MEETING
JANUARY 11, 2010
7:10 P.M. -8:01 P.M.
City Engineer Whisker noted that Lot 19 is being proposed as a
retention basin, making the subdivision consist of 20 lots. He then
noted that the bill of assurance being presented does not provide for
any garages to be attached to the 1000 square foot minimum homes. He
stated that last month he recalled the minimum square footage of the
adjacent subdivision, Growing Pines, to be 1100 square feet. He added
that he feels residents of the Growing Pines Subdivision would feel
best with a culdesac and matching development standards.
Mr. Bond answered that the Growing Pines Subdivision Phase I is a
minimum of 1100 square foot homes with two bathrooms and a garage to
allow two passenger cars.
Chairman Gray pointed out that there was a slight difference regarding
the front brick facing.
Mr. Bond stated that he believes the bill of assurance states that all
exposed foundation on the street facing be covered with brick, stone,
or a permanent siding.
Chairman Gray noted that it is not typical for the bill of assurance
to be presented with the Sketch Plat but added that it is being
presented because of issues at the previous meeting regarding the
development of the street.
City Engineer Whisker suggested that the only other option would be to
have two separate streets that culdesac each other. He noted that
costs would be slightly mo r e.
Mr. Bond responded that a 97' diameter radius becomes expensive to
build. He reiterated that the proposed subdivision has a minimum 1000
square feet for the homes.
City Engineer Whisker concurred
developer's preference but does
assurance f o r Growing Pines PH I.
with Mr. Bond that a culdesac is
not want to duplicate the bill
the
of
Mr. Bond answered that the development could be constructed with only
a culdesac off Lemac, which would isolate the development from the
Growing Pines Subdivision. He then pointed out that only 6"
waterlines are on Southeastern, Stanphill, and Growing Pines Drive,
adding that there are no waterlines on Lemac Drive.
City Engineer Whisker stated that another option would be to
"hammerhead T" off Penn Cove and build a culdesac off Lemac.
Mr. Bond stated that it is
previously, saying that the
connecting into Growing Pines.
the reverse
culdesac would
2
of
go
what
from
was presented
Lemac without
J
CITY OF JACKSONVILLE, ARKANSAS
REGULAR PLANNING COMMISSION MEETING
JANUARY 11, 2010
7:10 P.M. -8:01 P.M.
City Engineer Whisker stated that from a planning aspect, the
important issue is to attach stub streets.
Mr. Bond concurred that it offers better circulation regarding
emergency traffic. He then noted that it is actually cheaper to build
a straight street than a culdesac.
Commissioner Young questioned the Master Street Plan regarding a
through street.
City Engineer Whisker stated that it would not matter, noting that the
current subdivision has two accesses, saying that a third access would
only help. He stated that the Fire Marshall did not have a problem
with the second one, clarifying that a culdesac street versus a
through-way helps with connectivity. He stated that he feels part of
the issue is because there is a trailer park on the south side of
Lemac Drive that has had problems in the past, adding that he is not
sure the developer wants to connect to Lemac Drive.
Chairman Gray noted differences in the bills of assurance as reason
for discussion regarding presentation of the Sketch Plat, City
Engineer Whisker concurred that the present skRt~h plat does meet City
requirements. Chairman Gray noted that the Planning Commission has
two sketch plats that meet City requirements, recalling that direction
offered by the Planning Commission at the previous meeting was for the
bill of assurance to be similar since the development would connect
into the Growing Pines Subdivision. He suggested that perhaps the
discussion for tonight should be whether or not to connect the
Subdivisions and/or a different bill of assurance, which would require
a third sketch plat. He pointed out that a third sketch plat with a
reverse culdesac is not available for tonight's meeting.
City Engineer Whisker stated that the biggest issue is that the
developer is proposing slightly less than Growing Pines. He added
that he feels ultimately the developer would like to have a culdesac
off Penn Cove from the north leading south, but the garage is an
issue.
Mr. Bond reiterated that the developer would prefer access from Penn
Cove but feels that in order to be marketable he needs to only have
single-car garages.
It was noted that with single-car garages the developer would have to
gain access from Lemac Drive in order to protect the property owners
in Growing Pines Subdivision.
Chairman Gray stated that a third sketch plat would mirror the first
would be presentable.
3
CITY OF JACKSONVILLE, ARKANSAS
REGULAR PLANNING COMMISSION MEETING
JANUARY 11, 2010
7:10 P.M. -8:01 P.M.
City Engineer Whisker noted that the biggest problem would be some
sort of turn-around at the end of Penn Cove where one does not exist
now.
Chairman Gray noted that there is only one driveway on Penn Cove.
City Engineer Whisker stated that his concern would be any
difficulties with trash pickup and the trucks having to go in reverse.
Commissioner Herbold stated that he did uuL feel good about changing
the bill of assurance, clarifying that he likes the idea of the
development connecting to the end of Penn Cove.
Mr. Bond noted that while the Planning Commission has oversight of
review regarding the bill of assurance, as soon as the bill of
assurance is recorded it allows the majority of property owners to
change the bill of assurance. He stated that the City has no
enforcement ability regarding the bill of assurance.
Chairman Gray pointed out that the bill of assurance is at the purview
of the developer and/or the owners of the lots as they are developed,
however, the bill of assurance is part of the Planning Commission's
consideration in making decisions. He clarified that the Planning
Commission does not have the privilege of crafting the bill of
assurance, but does as a Planning Commission need to understand what
is being proposed and make decisions based on that being presented.
Commissioner Ott related previous discussions that centered on the new
development being a gradual setback change from one subdivision to the
next. He questioned if the proposed changes are fair to the residents
of Growing Pines Subdivision.
Mr. Bond stated that typically the Planning Commission does not review
the bill of assurance during presentation of the sketch plat,
recalling that it came up in last month's discussion and the developer
did not have the benefit of knowing that there would be any bill of
assurance conditions until after the meeting.
Commissioner Ott issued concerns of continuity in keeping the
neighborhoods similar.
Chairman Gray noted that Mr. Bond had projected a reverse culdesac off
Lemac Drive as a potential option for future presentation.
Mr. Bond stated that it would be easy to present that, noting that it
would be the same as what the Planning Commission just reviewed only
in reverse and would comply with the subdivision regulations regarding
lot sizes and so forth. He stated that he believes it is within
regulation to a 700' culdesac, noting that this culdesac would
probably be 550' . He stated that it would comply in every way with
the City of Jacksonville subdivision regulations.
4
CITY OF JACKSONVILLE, ARKANSAS
REGULAR PLANNING COMMISSION MEETING
JANUARY 11, 2010
7:10 P.M. -8:01 P.M.
Discussion ensued as to acceptability of a third option making the
subdivision unique unto itself with access off Lemac Drive, allowing
the developer to have a different bill of assurance from Growing Pines
Subdivision PH I.
City Engineer Whisker stated that normally he would not have mentioned
that bill of assurance regarding a sketch plat but added that he felt
it might become an issue. He related that sketch plat presentation is
normally the phase when you try to identify any early potential
problems.
Mr. Bond noted that if the discussion had been delayed until the
presentation of the preliminary plat then the developer would have
already invested close to $50,000 and would feel much stronger about
that.
Chairman Gray noted that the previous sketch plat was approved
contingent on the bill of assurance being revised to match Growing
Pines PH I, adding that tonight there is a completely different sketch
plat and the bill of assurance is not as was recommended and requested
by the Planning Commission. He stated that there is an offer that has
not been presented in sketch plat form tn rP.vP.rse the culdesac to
accompany the bill of assurance that is being presented tonight.
Commissioner Young moved, seconded by Commissioner Brannen recommend
that the developer present a third option sketch plat with a reverse
culdesac off Lemac Drive. MOTION CARRIED.
b. SKETCH PLAT 1300 North James
Mr. Dickie Penn stated that the lots facing North Jeff Davis would be
standard 50' X 100' lots with a 5' side yard setback. He offered that
this would meet with an exiting City zoning. He stated that he is
requesting a 15' rear yard setback variance. He stated that the
proposal meets front yard setbacks of 25' . He stated that he is
proposing a mix of one and two car garages, adding that it would be
single-family detached units offered for sale. He stated that the
remaining three-fourths of the project propose access from Bertha
Street, which is currently a closed easement. He explained that the
access would come in on Bertha and loop around behind the old Gwatney
house, noting that the Gwatney house would be two attached units. He
stated that it would be similar to condominiums of approximately 1500
square foot homes. He stated that currently the house faces North
James Street, explaining that they are proposing to remove the front
porch and reorient the units to face the new interior street. He then
related that the remaining lots have a minimum 20' setback, which
would be in conflict with certain zoning regulations except for a
possible zero lotline. He stated that many cities offer PUD's
(planned unit developments) , adding that this could fall into that
guideline. He stated that this is being proposed more or less as a
garden home project, adding that all the units will be for sale. He
5
CITY OF JACKSONVILLE, ARKANSAS
REGULAR PLANNING COMMISSION MEETING
JANUARY 11, 2010
7:10 P.M. -8:01 P.M.
stated that he is asking for several types of variances. He then
related that previously he had presented a retirement development that
was going to be owned and rental, explaining that financing was
impossible. He noted that previously the development he proposed only
showed 6' total between the units, pointing out that with this
proposal there is a minimum of 10' between the houses with some having
as much as 14'.
City Engineer Whisker responded that the current zoning of the
property is R-3, relating thaL Llle zoning would have to be changed at
least on the North Jeff Davis side. He explained that Mr. Penn had
related to him that the property on North Jeff Davis would be for
sale. He then noted that 50' X 100' lot size would be an R-1A zoning.
He surmised that the remainder of the property would have to carry
some sort of planned unit development zoning. He stated that the
Gwatney house being split would have to be some type of R-4 zero
lotline. He noted that the street proposed to be 27' back to back, to
be owned by the City.
Mr. Penn offered that if that is not acceptable it could be a private
street.
City Engineer Whisker demonstrated the location of Bertha Street on
the north side of the project, which has a 50' right-of-way but has
not been constructed. He stated that he was not at the earlier
meetings involving the project.
Mr. Penn noted that the earlier project was scrapped, adding that this
is an entirely different project, which is why it is being presented
as a sketch plat.
City Engineer Whisker stated that the project began with approximately
21 units, and then morphed into 27 units and then back down to about
25 units. He stated that originally the property was Brown
Subdivision with six lots along North Jeff Davis that backed up to six
lots along James Street for a total of 12 lots. He related that the
property was owned by Mr. Gwatney who built his house and a tennis
court on the property. He stated that the original plan had 26 or 27
separate houses and the development was going to be enclosed with a
fence. He stated that the property was rezoned to R-3 and platted the
property as one single lot, adding that he is unsure if that was
recorded.
Mr. Penn stated that it was not recorded.
City Engineer Whisker stated that technically, there are still 12
existing lots and Mr. Penn is now proposing single-family smaller lots
much like garden homes comparable to a development in Cabot, adding
that he has not had an opportunity to view that yet.
6
CITY OF JACKSONVILLE, ARKANSAS
REGULAR PLANNING COMMISSION MEETING
JANUARY 11, 2010
7:10 P.M. -8:01 P.M.
Chairman Gray reviewed that the property has been rezoned to R-3 and
was subject to being approved as a single lot to provide for a unique
multi-family development. He referred to City Attorney Bamburg for
clarification regarding status of the property.
City Attorney Bamburg stated that any action taken by the Planning
Commission that does not comply with the rezoning of R-3 would require
further rezoning of the property. He then clarified that the new
zoning would require a mixed zoning or a PUD.
Discussion ensued regarding the City having had PUD regulations at
some time in the past. City Engineer Whisker noted that mixed use
regarding Main Street was designated in an Overlay District.
Chairman Gray suggested that the proposals be compared to established
zonings to determine what needs to be applied to make this proposal
presentable.
Mr. Penn noted that the City has one zoning, which allows for a 20' X
80' lot, a zero lotline, which can be sold individually.
Mr. Bond noted that the Code allows for 120' of units before there
must be a gap between buildings.
Mr. Penn stated that while his development has odd sized small lots,
they are bigger than what the City has in a minimum zoning.
Chairman Gray stated that the improvements in the development that are
different than what was previously presented is a new street of some
form or fashion and actually the 12 lots are being proposed for new
development. He questioned if the lots on Jeff Davis resemble the
Brown Addition lots that were originally there.
Mr. Penn answered that the lots are half as deep.
Commissioner Brannen suggested that the sketch plat be tabled pending
zoning issues.
City Engineer Whisker addressed the earlier question, noting that the
lots on Jeff Davis were originally 50' X 190', answering that the new
lot proposal of 50' X 100' would be an R-1A zoning.
Mr. Penn stated that the lots on Jeff Davis would comply with the
zoning of R-lA except he is requesting a 15' setback instead of a 25'
rear yard setback. He stated that this would allow for a larger
structure.
Commissioner Young noted that the side yard setback requirement for R-
1A is 6. 5' .
7
CITY OF JACKSONVILLE, ARKANSAS
REGULAR PLANNING COMMISSION MEETING
JANUARY 11, 2010
7:10 P.M. -8:01 P.M.
Mr. Penn stated that he would like to ask for a 5' side yard setback
but would concede to 6.5', noting that he could make that work.
Commissioner Young commented from a planning standpoint that while he
likes the adapted reuse of the house, he feels that the overall plan
is tight. He confirmed with City Engineer Whisker that all 12 lots
are 50' wide with lot depth between 190' and 200'.
Mr. Penn then answered tha L lie does propose to have privacy fencin<J.
He related that he had considered the zero lot line concept, which
would leave a full 10' or 12' on the adjacent side. He stated that
there would be no windows on the side that is on the lot line, adding
that it could be the garage side.
City Engineer Whisker stated that he had discussed with Mr. Penn the
concept of designing them such as a duplex with a fire wall in-between
and still be able to sell each half.
Mr. Penn stated that he felt each buyer would rather have their
detached home.
Other discussion ensued as to the possibility of a single drive onto
James Street. Mr. Penn offered an alternative design, saying that
there is enough room between the fence and the road to build a
turnaround before backing out onto James Street. He then noted that
there are only two houses that would have driveways onto James Street.
Chairman
street,
explored
Gray questioned if the street is being proposed as
City Engineer Whisker stated that those issues
as yet because of this being only a sketch plat.
a private
were not
City Engineer Whisker exp~ained that uti~ities regarding Bertha Street
may be somewhat of an issue, being cramped inside that area.
In response to a question from Commissioner Herbold, City Engineer
Whisker stated that the proposed layout will not fit into any of the
zoning requirements currently offered by Code. He stated that Planned
Use Districts were a development concept of the 80's, noting that
there have been several discussions and he is aware that Little Rock
does PODs and is specific to the subdivision.
City Attorney Bamburg clarified that if the
requests the creation of a PUD, the City Council
place by the time of a preliminary is submitted.
Planning Commission
could have that in
City Engineer Wh isker reiterated that this proposed development does
not match any zoning in the Code , explaining that when the development
offers something special and liDique as well as complimentary to the
community it is usually passed when it doesn't specifically match what
is available.
8
CITY OF JACKSONVILLE, ARKANSAS
REGULAR PLANNING COMMISSION MEETING
JANUARY 11, 2010
7:10 P.M. -8:01 P.M.
Mr. Bond stated that a PUD allows the Planning Commission the
flexibility to approve a development like this.
In response to a question from Commissioner Herbold, City Engineer
Whisker stated that the houses across the street on Jeff Davis are
zoned either R-0 or R-1.
Commissioner Herbold noted that across from the proposed six houses
there are only four houses covering the same distance.
Mr. Bond stated that as he recalls those houses are not part of the
Brown Addition, mentioning that it use to be the officers club for the
Ordinance Plant.
Chairman Gray requested that any further constructive issues be
offered to the developer if there were a development Code that would
fit the development. He noted the earlier concern regarding access
onto James Street as an example of an issue that could be offered.
City Engineer Whisker offered that he would request that the turns for
James Street be on thP. developer's property and not on street right-
of-way.
Mr. Bond clarified that the turnarounds for the driveways would need
to be on the lot property, alleviating the need to have to back out
onto James Street.
Mr. Penn then concurred with Alderman Howard that there would be a
sidewalk on Jeff Davis.
City Engineer Whisker stated that there would be two sidewalks on
Bertha that would attach, and a sidewalk on James Street.
Mr. Penn noted that James Street has a sidewalk across the Street.
City Engineer Whisker clarified that a sidewalk on both sides of the
street would depend on the classification of the street. Mr. Penn
added that he would request not to have to construct a sidewalk on
James Street.
Chairman Gray noted that the street is not a normal 50' right-of-way;
it is actually a 27' street.
Mr. Penn concurred that back to back the street is 27', which is the
same as in the Pennpointe Subdivision; however, it does not have the
11.4' of easement.
Chairman Gray noted that while untypical, visually it would appear the
same.
9
CITY OF JACKSONVILLE, ARKANSAS
REGULAR PLANNING COMMISSION MEETING
JANUARY 11, 2010
7:10 P.M. -8:01 P.M.
Mr. Penn stated that the garages are 20' from the curb and the
property line pins right at the back of the curb. He noted another
development where the curb was poured into where the pin is.
Mr. Bond commented that Sunnyside was constructed the same way. He
added that in Sunnyside the right-of-way of the street is the back of
the curb.
Chairman Gray noted that this would ~a the differencco without regard
to zoning.
City Engineer Whisker stated that the lot size and setbacks would be
other considerations.
In response to a question from Commissioner Young, Mr. Penn answered
that the houses would primarily be brick or rock. He added that he is
going to try and do steeper p i tched roofs. He then concurred with
Commissioner Young that he would be creating the feeling of garden
homes or patio homes, low maintenance yards.
Commissioner Young added that he would like to see some type of green
space that would offer the children a p l ace to play ball without
having to play in the street. He stated t ha t the development should
have an amenity of central focus.
Mr. Penn stated that he understands the concerns and wishes he had
more room to work.
Commissioner Young moved, seconded by Commissioner Brannen to
recommend as the next step for Mr. Penn to return to the Planning
Commission with a plot plan providing the layout and a division of the
property into an actual zoning request so as to offer the Planning
Commission a better concept of whether to proceed with individual
zonings or an overall PUD.
Commissioner Herbold clarified that the petitioner is not being asked
to proceed with rezonings but to present a plan that would offer a
better concept of what it would require if the property were to
proceed with zoning reclassification.
At this time, MOTION CARRIED.
BUILDING PERMIT(S):
GENERAL:
10
CITY OF JACKSONVILLE, ARKANSAS
REGULAR PLANNING COMMISSION MEETING
JANUARY 11, 2010
7:10 P.M. -8:01 P.M.
ANNOUNCEMENT: Chairman Gray recognized and welcomed new Commissioner
Eric McCleary. He then recognized the reappointments of Commissioner
Young and Alderman Howard.
ADJOURNMENT: Chairman Gray without objection adjourned the meeting at
approximately 8:01 p.m.
11
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
DISCUSSION: Creation of a Planned
Unit Development (PUD) ordinance
OPENING REMARKS:
CITY OF JACKSONVILLE, ARKANSAS
SPECIAL PLANNING COMMISSION MEETING
FEBRUARY 11, 2010
6:30 P.M. -7:27 P.M.
City of Jacksonville, Arkansas met in
11, 2010. Chairman Gray opened the
The Planning Commission of the
regular session on February
meeting at approximately 6:30 p.m. expressing appreciation to those in
attendance.
ROLL CALL: Commissioners Art Brannen, Glen Keaton, Chad Young, John
Herbold, Joe Ott, Eric McCleary, and Alderman Howard answered ROLL
CALL. Chairman Gray answered roll and declared a quorum. PRESENT
(8) I ABSENT (1).
Others present for the meeting were City Engineer Jay Whisker, Dickie
Penn, interested citizens, petitioners, and press.
CORRECTION AND/OR APPROVAL OF MINUTES:
PUBLIC HEARING(S):
REQUEST TO APPROVE PLAT (S) :
BUILDING PERMIT(S):
GENERAL: ORDINANCE 1400 (#5-10)
AN ORDINANCE CREATING JMC §18.18 (PLANNED UNIT DEVELOPMENTS) ;
DECLARING AN EMERGENCY; AND, FOR OTHER PURPOSES.
Chairman Gray noted that at the previous meeting there was discussion
to create a new zoning, explaining that City Attorney Bamburg has
created an ordinance for review.
City Engineer Jay Whisker stated that Little Rock, North Little Rock,
and Cabot share similar PUD ordinances. He stated that a PUD is the
creation of a zoning and not a subdivision. He related that the
zoning would be a "PUD" instead of for instance an R-1, R-2, or R-3.
He explained that the Ordinance would establish a zoning for Planned
Unit Developments. He added that a PUD' s complexity is due to the
variations of each location, and would require a site plan to
determine the workability of the site. He referred to the requirement
of open space, noting that Little Rock requires as much as 30% while
this Ordinance is being proposed to require 20%. He then offered that
while other PUD ordinances mention density they referred to it in a
planning sense without offering a specific minimum or maximum, noting
that the proposed Ordinance would specify no more than eight (8)
houses per acre. He explained that part of the guide to determine
that measure was that current zoning for a trailer park does not allow
more than eight (8) trailers per acre. He then related that
Commissioner Dollar had pointed out in an email, distributed earlier,
that a townhome development would be a separate issue from a housing
PUD in his opinion. He continued saying that he does not think the
Ordinance has structured that type of development into a PUD.
City Attorney Bamburg stated that the Ordinance allows for latitude
regarding density on the Commission's part. He pointed out that
CITY OF JACKSONVILLE, ARKANSAS
SPECIAL PLANNING COMMISSION MEETING
FEBRUARY 11, 2010
6:30 P.M. -7:27 P.M.
Section Five of the Ordinance states "In no circumstance shall there
be more than Eight (8) residential units per acre unless said
development includes multi-family, multi-story housing", explaining
that this language offers the Commission an opportunity in review to
determine if the various factors would serve the development density
being proposed. He explained his efforts to incorporate flexibility
and latitude for the Commission in addressing development factors. He
stated that in discussions with City Engineer Whisker, they felt in
circumstances involving strictly single-family housing or a zero
lotline type developments, placluy mun~ Llld!l elyl1L (8) units per acre
would create too great a density factor, particularly for a
residential area of single-family homes.
City Engineer Whisker pointed out that even in Sunnyside only portions
of the subdivision with denser housing would be greater than eight (8)
per acre.
City Attorney Bamburg stated that while Commissioner
well taken, the Ordinance provides discretion,
emphasized or amended in the manner directed
Commission.
Dollar's point is
which could be
by the Planning
City Engineer Whisker noted that Mr. Penn has changed his sketch plat
to be more reflective of these discussions, explaining that Mr. Penn
was aware of the development factors being proposed in the Ordinance.
He stated that he and City Attorney Bamburg agreed when developing the
Ordinance that it should be created so as not to immediately have an
exception to the standards. He stated that while the Ordinance is
strict enough to address City favor, it also is flexible enough to
allow developers to create well planned unit developments. He then
noted that he feels Mr. Penn's development is very close on open space
requirements but fits within the "eight (8) per acre" requirement.
He stated that he felt these two points were overall the major points
of the Ordinance, adding that a PUD development would also require a
landscape plan.
City Attorney Bamburg related one point in the Ordinance not as
emphasized as it could have been is the possibility of mixed use
especially when addressing the issue of larger PUD developments that
could incorporate commercial as well as residential. He noted that
Maumelle is a good example of large-scale PUDs. He stated that a PUD
can be used in order to enhance a development of that nature. He
related that while Jacksonville is not a large metropolitan area,
there are circumstances where mixed use could fit very well. He noted
that in the current Land Use Plan there is an Overlay District that
allows for mixed use along Main Street. He added that this District
was established to promote the development of quiet commercial on the
ground level and the possibility of residential on the secondary
level.
2
J
CITY OF JACKSONVILLE, ARKANSAS
SPECIAL PLANNING COMMISSION MEETING
FEBRUARY 11, 2010
6:30 P.M. -7:27 P.M.
He added that a PUD would be a good vehicle to promote that mix. He
stated that there are other particulars, noting that Section Two list
some standards that the Commission would review in making a
determination regarding certain needs or compatibility. He then noted
that there would be a pre-application conference and sketch plat or
site plan submission as an alternative. He stated that this would be
reviewed using the design regulations criteria offered on page three
and four of the Ordinance. He then stated that the Permitted Uses
would be those as allowed in other zones that would compare or be
similar to what the PUD is proposing regarding the application of
similar zoning standards. He reviewed the proposal for Design
Regulations, saying that PUDs to his knowledge requires a property
owners' association or an improvement district in order to ensure
future responsibility for maintenance and costs in an appropriate and
legal fashion. He reiterated what City Engineer Whisker had mentioned
earlier, that preservation and landscape plans would be required. He
outlined the review process by the Commission as proposed in Section
Six of the Ordinance. He stated that this is offered as a particular
zoning classification and would require City Council approval
following Planning Commission recommendation and public hearing.
Chairman Gray offered opportunity for tho Commieeionoro to oubmit
questions for clarification.
In response to a question from Commissioner Keaton, City Attorney
Bamburg explained that Section Two (D) "Need" addresses the idea that
development of a vacant in-fill parcel surrounded by an already
developed area would be enhanced by allowing a PUD. He stated that
the pertinent question would be if the proposed development would be
something that could happen with a PUD but not under normal zoning
regulations.
City Engineer Whisker noted that with Mr. Penn's circumstance there
are six 50' lots in width with a second row of lots to the rear. He
then added that each lot is approximately 200' deep, noting that the
property is approximately 300' X 400'. He pointed out that the lot
size of 50' X 200' is not a usual size for single-family development.
Commissioner Keaton pointed out that even with the unusual lot size
they could still be developed under current zoning, adding that his
understanding was that a PUD would come into proposal regarding areas
that could not meet zoning.
City Engineer Whisker emphasized that his understanding would be that
a PUD would not be a vehicle used to skirt current zoning regulations.
He offered that a PUD is reserved for circumstances that would be
advantageous for both the City and the developer.
3
CITY OF JACKSONVILLE, ARKANSAS
SPECIAL PLANNING COMMISSION MEETING
FEBRUARY 11, 2010
6:30 P.M. -7:27 P.M.
Commissioner Herbold pointed out that under Section Six, subsection
(H) it states "Allow the building(s) and improvement(s) within the
proposed PUD to maintain similar size and density characterist i cs as
those currently existing in the affected area ( s) ". He then p ointed
out t hat the six lots facing Jeff Davis are directly across the street
from four instead of six lots. He offered that this would present a
difference in density for the existing homes in the area. He added
that he would have reservations if the Ordinance would apply to Mr.
Penn's proposal.
City Engineer Whis ke r stated h is understanding
adding t hat Mr. Penn is offerin g open space in
added t h at Mr. Pe nn is looki ng to offer this
residents that would be interested in smaller lot
of the observation,
t hat area. He then
development to older
homes.
Commissioner Herbold noted that an increase from four to six is a 50%
density increase, which he feels would be a significant increase and
would not adhere to regulation (H) in the Ordinance.
City Attorney Bamburg stated that t he term "similar" is used to allow
something that is not e xact, addi ng that in review t h e Planning
Commi ssi on woul d make a determinati on whether what is being proposed
fits i nto the exi sting area. He exp lained that if the houses on the
six smaller lots were similar in size to the houses on the existing
four lots, and the only change were a reduction in lot size because
buyers are seeking a smaller yard or the lots are being marketed
toward older residents that do not have small children. He explained
t hat the Planning Commission would make the determination if the
proposed deve l opment, while not exact, would mesh well t oge t her. He
noted that t he Plannin g Commission would be considering if the
development were similar in characteristics with a slight difference
of p u rpose or setup. He stated that an examp le of an unsuitable
development across the street from residential homes might be a
commercial development with multi-family living on the secondary
level. He stated that while it would be residential it would not be
similar in character to the residential homes located across the
street. He c;1dded t h at e q ually t h e Planning Commi ssion would not want
to allow a one-acre mobile home POD in the middle of a single-family
subdivision.
Chairman Gray remarked that currently the property on Jeff Davis is
subdivided into six lots and could be developed to current zoning
standards. He noted the possibility of questions from area residents
who were assured of previous development plans.
He stated his understanding that the Land Use Plan is taken into
consideration regarding proposals for rezoning, adding that the
provision within the Ordinance makes it more onerous on a developer
than would be a petitioner requesting a rezoning. He related that a
PUD request would require the developer to submit thirty (30) days in
4
CITY OF JACKSONVILLE, ARKANSAS
SPECIAL PLANNING COMMISSION MEETING
FEBRUARY 11, 2010
6:30 P.M. -7:27 P.M.
advance a plan to the City Engineer to begin working through the
entire process before being forwarded to the Planning Commission for a
public hearing. He noted that the plans would need to be more fully
developed to get to the process of requesting a rezoning.
City Engineer Whisker concurred, saying that the idea is not to avoid
waivers but the concept and land is different enough that it would not
fit a normal zoning. He stated that certain design factors need to be
identified before being presented to the Planning Commission.
Chairman Gray noted that usually a petitioner would come before the
Planning Commission to request a rezoning, which is recommended upon
approval to the City Council and then the petitioner returns to the
Planning Commission with development plans. He clarified that with a
PUD the development plan would be submitted along with the request for
a rezoning.
City Engineer Whisker concurred that at a minimum there would need to
be submission of a site plan in order for the Planning Commission to
be able to discuss the particulars of requesting a PUD.
City Attorney Bamburq noted that the Ordinance requires that a site
plan be submitted when a PUD is requested for consideration. He
stated that it would create additional tasks and responsibilities on a
developer to come before the Commission requesting a PUD. He stated
that a PUD rezoning offers greater flexibility and possibility
regarding the development, which is why a plan is required. He added
that following PUD rezoning approval it would still come back before
the Commission for the preliminary and final. He related that the
developer would still be responsible for meeting other obligations as
far as streets and infrastructure. He stated that a PUD does not
eliminate any steps but actually creates an additional step.
Chairman Gray noted that it would be incumbent on a petitioner to make
a good presentation of the planned unit development to the Planning
Commission before this body would recommend approval to the City
Council. He then questioned and City Attorney Bamburg clarified that
if requested and approved, the developer is restricted by the
Ordinance as to the scope of amendments or modifications that can be
approved by City staff without being brought back to the Planning
Commission for further approval. He noted those restrictions as being
no changes to the ingress/egress, no internal traffic changes that
alter the overall traffic patterns or functionality of the street, no
new streets, and no changes in density or drainage. He stated that
only minor changes could be addressed administratively without
involving further action by the Planning Commission.
Commissioner Herbold offered
subsection (G) Site Plan to
detailed site plan satisfying
an
read
the
5
amendment under Section Two,
as amended "Submission of a
requirements herein will precede
CITY OF JACKSONVILLE, ARKANSAS
SPECIAL PLANNING COMMISSION MEETING
FEBRUARY 11, 2010
6:30 P.M. -7:27 P.M.
consideration of any PUD proposal. If approved, property development
must begin development within one (1) year and must follow the
approved Site Plan exactly." He noted that there have been
circumstances where property has been rezoned for development but the
development never occurs. He noted that the time period could be
something other than a year but the property needs to revert back to
its original zoning if the development does not occur.
Alderman Howard concurred with the assessment that properties are
rezoned but not developed as proposed under the rezoning request.
Discussion ensued regarding the stipulation for a
City Engineer Whisker offered that if the project
moratorium the zoning should revert back.
completion time.
has a nine month
Commissioner Young noted that it would need to be specific to the
project, adding that some projects could be designed for a year or a
year and a half before construct ion ever starts. He proposed that the
time period be designated to be 2( months.
City Attorney Bamburg offered that construction regarding large
projects, such as plans for development of the bean field, would
require an extended period of time regarding the engineering and
architectural development plans.
City Engineer Whisker noted involved and lengthy situations regarding
approval from FEMA.
Clarification was offered regarding property reverting back to its
original zoninq before being offered for rezoning for consideration
for a PUD. Further clarification was offered that anything built in a
PUD would remain that zoning even if a portion of the PUD were to
revert back to its original zoning due to a lack of activity or failed
development plans.
City Attorney Bamburg concurred, clarifying that a sit uati on would
take into account a different circumstance than is normall y dealt with
when a development does not take place. He stated that it may stay as
zoned under the PUD, not because of the lack of development but
because of the failure of the developer to complete the project. He
stated that this would represent a different set of circumstances.
City Engineer Whisker added that the property could remain as a PUD
and any later developer wou l d have to develop the property as planned
unless he requested a separate and different rezoning for the
property. He stated that this would be more likely than the property
reverting back to its original zoning because the property did begin
development.
6
CITY OF JACKSONVILLE, ARKANSAS
SPECIAL PLANNING COMMISSION MEETING
FEBRUARY 11, 2010
6:30 P.M. -7:27 P.M.
It was also noted that a PUD would require a bill of assurance and a
property owners' association, adding that as well the streets inside
the development would be private.
In response to a question from Commissioner Ott, City Attorney Bamburg
stated that provisions for a public hearing are already in place and a
PUD would be treated the same as a rezoning. He noted that the
property would be advertised and posted.
Commissioner Ott noted that under a rezoning it would be easier for
the public to understand the action being requested but with a PUD, it
might be difficult to know what development plans are being proposed.
City Engineer Whisker stated that the best answer would be to have the
proposed plans posted on the City website as well as having 11" X 17"
copies available at the office counter.
Chairman Gray offered that the advertisement could designate if it
were a PUD residential, PUD commercial, or PUD mixed use. It was
noted that the advertisement would clarify intent.
Commissioner Brannon moved, aeconded by Commissioner Younq to
recommend approval of Ordinance 1400 (#5-2010) as amended to the City
Council. MOTION CARRIED.
ANNOUNCEMENT: City Engineer Whisker announced that the annual
mandatory planning meeting would be held February 23rd beginning at
4:00 p.m. at the Community Center.
ADJOURNMENT: Chairman Gray without objection adjourned the meetinq at
approximately 7:27 p.m.
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): a.
b.
7. GENERAL:
ANNOUNCEMENT(S):
ADJOURNMENT
AGENDA
MARCH 8, 2010
7:00 P.M.
Regular Planning Commission
Meeting of January 11, 2010
(minutes from special set meeting
will be presented next month)
SITE PLAN: 1925 Main Street
Petitioner: BlueHouse Inc.
dba Joe Bravo Espresso
Representative: Brent C. Weeks
(site plans & letter included in packet)
SITE PLAN: Courtyard Cottages
Corner of Military and Loop Roads
Petitioner: Terry Burress
Representative: Bond Engineering
(site plan & letter included in packet)
Request to close Bertha Street
Between James Street and Jeff
Davis Drive
(information available at meeting)
CITY OF JACKSONVILLE, ARKANSAS
REGULAR PLANNING COMMISSION MEETING
MARCH 8, 2010
7:10 P.M. -7:45 P.M.
OPENING REMARKS:
The Planning Commission of the City of Jacksonville, Arkansas met in
regular session on March 8, 2010. Chairman Gray opened the meeting at
approximately 7:00 p.m. expressing appreciation to those in
attendance.
ROLL CALL: Commissioners Art Brannen, Glen Keaton, Chad Young,
Dollar, John Herbold, and Alderman Howard answered ROLL
Chairman Gray declared a quorum. PRESENT (7), ABSENT (2).
Susan
CALL.
Others present for the meeting were City Engineer Jay Whisker, Tommy
Bond, Brent Weeks, Dickie Penn, Mayor Fletcher, interested citizens,
petitioners, and press.
CORRECTION AND/OR APPROVAL OF MINUTES:
Commissioner Brannen moved, seconded by Commissioner Young to approve
the minutes of the regularly scheduled Planning Commission meeting of
11 January 2010 as presented. MOTION CARRIED.
PUBLIC HEARING(S):
REQUEST TO APPROVE PLAT(S):
BUILDING PERMIT(S)! a. SITE PLAN 1925 West Main Street
Mr. Brent Weeks stated that he has a Joe's Bravo Espresso located in
Cabot that is very successful, adding that he had spoken with Mr.
Peacock regarding the prospect of adding a location on the Southerland
property in Jacksonville. He related that the Water Commission was
favorable regarding his request. He then added that eventually he
plans to locate an additional three stores within the City. He
offered the Commission an alternate site plan, explaining that he
would like to amend the orientation of the building on the site. He
explained that he is proposing to turn the building 90 o to offer a
better traffic flow for window service. He stated that he did not
feel with the enormity of the parking lot, that turning the building
would present any problems. He noted that he would, additionally,
have the concept approved by Mr. Simpson at the Water Department.
In response to a question from Chairman Gray, City Engineer Whisker
clarified that the property known as the "old Southerland building" is
now owned by the Jacksonville Water Commission. He explained that the
Water Department has leased Mr. Weeks a location on the property for a
prefab building. He then answered that the traffic count on West Main
is approximately 15,000 cars daily. He further explained that the
building line is 100' from Main Street and Mr. Weeks is proposing to
place the building another 25' behind the concrete, which is the 25'
build line off the property line. He stated that the only difference
in site plans is the proposal to turn the building 90° so the traffic
can circulate along the front versus the side, contingent on approval
from the Water Department.
CITY OF JACKSONVILLE, ARKANSAS
REGULAR PLANNING COMMISSION MEETING
MARCH 8, 2010
7:10 P.M. -7:45 P.M.
Commissioner Herbold confirmed that the new . proposal would reorient
the building to face West Main Street.
City Engineer Whisker related that he had met with Mr. Weeks regarding
landscaping requirements, but noted that the Water Department has not
finalized the overall landscaping plans and are requesting that
landscaping action be deferred at this time. He stated that Mr. Weeks
would share in some portion of the total landscaping plan when that is
finalized. He explained that the Water Department has hired an
architect to match City Hall and the architectural style ldentified on
the west side of town.
As opposed to approving both plans, Commissioner Dollar suggested that
the preferred site plan be approved contingent upon approval from the
Water Department.
City Engineer Whisker noted that both site plans include the building
being 25' back and 20' from the driveway regardless of the building
being turned. He offered that in case the Water Department preferred
the other plan, it would be more expeditious for Mr. Weeks to have
both approvals.
Mr. Weeks pointed out that the traffic flow would have to be optimum
for him as well as the City, noting that if customers are tied up in
traffic it would not be good for him or the City. He explained that
his service needs to be fast, adding that he should be able to
complete service to a vehicle in 90 seconds.
In response to a question from Commissioner Young, Mr. Weeks concurred
that he is hoping for a more permanent location, explaining that Mr.
Simpson had related plans to sell off an out-parcel of the property,
hoping to attract a buyer to locate a new restaurant in Jacksonville.
He stated that he may only be at this located for two years but
hopefully he will be able to find a narrow space to locate his
building. He then answered that if approved he would be open and
operating within 60 days.
City Engineer Whisker answered that he believes the current zoning is
commercial. He explained that since there is already a primary
building on the property, he brought the request before the Planning
Commission because there would actually be two separate businesses on
the same parcel.
Discussion ensued and the question of granting permission through the
process of a conditional use was suggested by Commissioner Brannen.
Mr. Weeks explained that the building is mobile and can be moved to
another location if necessary .
2
l
CITY OF JACKSONVILLE, ARKANSAS
REGULAR PLANNING COMMISSION MEETING
MARCH 8, 2010
7:10 P.M. -7:45 P.M.
Chairman Gray clarified that the purview for the Planning Commission
would be to consider allowing a lease for a mobile building at the
site under permission from the current property owner.
City Engineer Whisker remarked that the difference with this request
is that the building will be placed on property owned by the Water
Department with an existing primary building, adding that the mobile
building would share the same parcel.
City Attorney Bamburg clarified that the lease agreement will have a
provision stating that if the business is not operable, the building
will be removed from the property.
Alderman Howard moved, seconded by Commissioner Herbold to approve the
site plan for Blue House Inc. dba Joe's Bravo Espresso at 1925 West
Main Street with deference of landscaping pending a master landscaping
plan from the Water Department. MOTION CARRIED.
b. SITE PLAN Courtyard Cottages Military and Loop Roads
Mr. Tommy Bond related that the architect of the project, Mr. Terry
Burress is also available for que~tion~. Ile explained that a
conceptual plan is being presented, saying that they are seeking
concept approval before beginning the detail design of the project.
He then answered that in general it is the same site plan that was
previously presented to the Planning Commission. He noted that the
Water and Wastewater issues have been resolved with those Departments.
Mr. Burress then answered that the project would consist of 88 units,
explaining that there are 72 two-bedroom units and 16 one-bedroom
units.
Mr. Bond added that the project is designed to appeal to older retired
residents. He noted a centrally located community building with a
generous amount of sidewalks in the project.
Mr. Burress explained that the project would be limited to the
elde'rly. He noted that all design elements would strictly adhere to
ADA guidelines. He then added that landscaping would exceed
requirements by the City. He explained that the developer is hoping
to break ground by the first of June. He added that the developer is
seeking conceptual approval before Bond Engineering begins the grading
and utility site plans. He stated that it is not noted on the site
plan but the property will be fenced with a wood fence on the east and
north sides. He then added that there would be an aluminum picket
type fence on the Military and Loop Road sides. He stated that they
are not intending to gate the project at this time, explaining that
the fence will extend to the entrance for later consideration to gate.
He stated that the secondary access was originally planned as an exit
only, but is now being considered as a secondary entrance at the
3
request of the City.
ingress and egress.
project, saying that
Jacksonville.
CITY OF JACKSONVILLE, ARKANSAS
REGULAR PLANNING COMMISSION MEETING
MARCH 8, 2010
7:10 P.M. -7:45 P.M.
Both curb cuts onto Loop Road will function as
He stated that they are excited about the
it fulfills a need within the City of
In response to a question from Commissioner Young, Mr. Burress
answered that the setback along Military Road is proposed to be
approximately 15 feet. He then answered that there would be 15 to 16
feet between the actual units from the porch line. He added that the
project does meet all other setback requirements, pu.i.nting out that
most of the buildings are in the 20 to 25 foot range of separation.
He then answered that all the units would have a sprinkler system
because of quad-plex requirements. He explained that it would be a
domestic R-13 system, adding that this is a new requirement from the
State Fire Marshall as of approximately one year ago.
In response to a question from Commissioner Herbold, Mr. Burress
stated that the northern section would be phase one, including the
community building and the main entrance. He stated that the
intention is to build the project as a single phase.
Mr. Burress then confirmed with Commissioner Dollar that the units
would be rental. He then answered that there is no intent to serve
meals in the community building, explaining that the project is
proposed as an intermediate complex for empty nesters, but not
considered an assisted type living facility. He then explained that
there would be a small prep kitchen in the community building. He
noted that this facility is modeled after the one in Otter Creek,
which has a lot of day activities including quilting, photography, and
potluck lunches.
In response to a question from Commissioner Young, Mr. Burress stated
that most of the sidewalks connect, adding that there are only a few
areas where residents would have to cross the parking areas. He noted
that with a few more connections the sidewalks would basically make a
loop. He then answered that the community building would host a small
library room, fitness center, as well as a meeting room with kitchen
facilities. He then added that it would also have a small laundry
room, but noted that every unit would have washer and dryer hookups.
He explained that the funding source and the overview agency requires
a central laundry facility in case a resident's washer or dryer
breaks. He answered that the exterior would be a combination of 4 0%
brick veneer and 60% horizontal siding, adding that there would be
architectural shingles.
In response to a question from Commissioner Herbold, Mr. Burress
related that the fence would be setback from the sidewalk leading to
the school. He then concurred that the east property line is adjacent
to the mobile horne park. He then anticipated that if the project
begins in June it could be completed in 10 months, adding that he
would like to have certificates of occupancy issued in phases.
4
CITY OF JACKSONVILLE, ARKANSAS
REGULAR PLANNING COMMISSION MEETING
MARCH 8, 2010
7:10 P.M. -7:45 P.M.
Commissioner Young questioned if the dumpster in the center of the
courtyard could be relocated to the southwest area of the parking lot,
preventing it from being the focal point of that area.
Mr. Burress stated that there is adequate parking so it might be
possible to move the dumpster to that location. He noted that the
closeness to the units would be less desirable, adding that there
might also be complications with the truck accessing the dumpster. He
explained that the current proposed location is much more accessible.
He offered to excessively landscape and hide it behind bamboo to keep
it from being visible. He stated that it was a dilemma in planning
but ultimately it was felt the central location would be better for
client and truck access, adding for that reason he feels strongly that
it needs to remain in the proposed location with a good job of
landscaping. He offered to further research a different location,
adding that he would contact the waste company and garner their
thoughts regarding pickup and the possibility of sliding it further
back into the culdesac area.
It was noted that further design details and improvements would return
before the Planning Commission in a full preliminary plat with full
development plans including landscaping details.
Commissioner Young moved, seconded by Commissioner Dollar to approve
the general concept site plan for Courtyard Cottages offering
recommendations for connecting the sidewalks and dumpster relocation
considerations. MOTION CARRIED.
GENERAL: Request to close Bertha Street between James Street and Jeff
Davis
City Engineer Whisker explained that this item of business is a result
of the planned unit development across from Second Baptist Church on
James Street, also known as the Gwatney property. He explained that
to help meet the 20% requirement, the developer is requesting that the
City close the adjacent Bertha Street. He noted that the City would
still use the right-of-way for utilities. He offered that he does not
foresee a problem with closing and vacating the street, noting that
the street has not been built in the past 40 years since the property
was platted. He stated that Mr. Penn would use the property for green
space regarding his development.
City Attorney Bamburg noted that recommendation to close the Street
would be forwarded to the City Council for action by Ordinance.
In response to a question from Commissioner Young, City Engineer
Whisker responded that there is water, sewer, and storm water rights-
of-way in the Street, adding that those utility easements would be
preserved.
5
CITY OF JACKSONVILLE, ARKANSAS
REGULAR PLANNING COMMISSION MEETING
MARCH 8, 2010
7:10 P.M. -7:45 P.M.
Chairman Gray noted that most street closures are generally
than one property owner's property; questioning how many
owners would be involved in the closing of Bertha Street.
on more
property
It was noted that the south end of Bertha Street abuts all of Mr.
Penn's property, adding that it adjoins other lots on the north end.
City Attorney Bamburg clarified that the property would be divided
between the adjacent property owners by half and half.
Chairman Gray noted that the City has declared no need for the Street
and is being requested for closure.
In response to a question from Commissioner Young, City Engineer
Whisker concurred that the developer would be responsible for any cost
regarding access to the easements for maintenance.
Commissioner Herbold questioned if gaining half the street would be
enough space for Mr. Penn to complete his green space requirements.
City Engineer Whisker noted that the ditch is offset so it is actually
located on the north half of the property, adding that the drainage
ditch would remain as is. He then stated that green space
requirements would be incumbent on Mr. Penn, noting that Mr. Penn
might need to acquire the property from adjacent property owners.
Co~~issioner Young moved, seconded by Commissioner Dollar to recommend
the closing and vacating of Bertha Street to the City Council with
undarstanding that all utility lines would be preserved. MOTION
CARRIED.
REPLAT ON COMMONS DRIVE
City Engineer Whisker noted that he had administratively approved a
replat of two lots into one lot on Commons Drive for a resident that
owned the two adjacent lots. He stated that there were no easements
associated with the lots.
ANNOUNCEMENT:
ADJOURNMENT: Chairman Gray without objection adjourned the meeting at
approximately 7:45p.m.
6
I
' j
. I
JACKSONVILLE PLANNING COMMISSION
1. OPENING REMARKS:
2. ROLL CALL:
3. APPROVAL AND/OR
CORRECTION OF MINUTES:
4. PUBLIC HEARING(S):
5. REQUEST TO APPROVE
a.
AGENDA
MAY 10, 2010
7:00 P.M.
Special called Planning Commission
Meeting of February 11, 2010
Regular Planning Commission
Meeting of March 8, 2010
REZONING: Lots 1-10 corner of
Stanphill Road and Lemac Drive
from R-6 to R-1
Petitioners: Andy & Tracy Smith
Owner: Harold Crook
b. REZONING: James Manor
Development from R-1 to PUD
Petitioner: Dickie Penn
Representative: Bond Engineering
PLAT(S): a. SKETCH PLAT: Stanphill Road
And Lemac Drive
6. BUILDING PERMIT(S):
7. GENERAL:
ANNOUNCEMENT(S):
J ADJOURNMENT
Petitioners: Andy & Tracy Smith
Owner: Harold Crook
b. SKETCH PLAT: James Manor
Petitioner: Dickie Penn
Representative: Bond Engineering
OPENING REMARKS:
The Planning Commission of
regular session on May 10,
approximately 7:00 p.m.
attendance.
CITY OF JACKSONVILLE, ARKANSAS
REGULAR PLANNING COMMISSION MEETING
MAY 10, 2010
7:00 P.M. -8:17 P.M.
the City of Jacksonville, Arkansas met in
2010. Chairman Gray opened the meeting at
expressing appreciation to those in
ROLL CALL: Commissioners Art Brannen, Glen Keaton, Chad Young, Susan
Dollar, John Herbold, Joe Ott, and Alderman Howard answered ROLL CALL.
Chairman Gray declared a quorum. PRESENT (8), ABSENT (1).
Others pret>eilL for the meeting were City Engineer Jay Whisker, Tommy
Bond, Dickie Penn, Tracy Smith, Joe Cummings, interested citizens,
petitioners, and press.
CORRECTION AND/OR APPROVAL OF MINUTES:
Commissioner Herbold moved, seconded by Commissioner Young to approve
the minutes of the regularly scheduled Planning Commission meeting of
8 March 2010 and the special scheduled Planning Commission meeting of
11 February 2010 as presented. MOTION CARRIED.
PUBLIC HEARING(S): a. REZONING Lots 1-10 Corner of Stanphill Road and
Lemac Drive from R-6 to R-1
Chairman Gray opened the public hearing at approximately 7:02p.m.
Petitioner Tracy Smith related that currently the property is zoned
for mobile homes, adding that they are requesting a rezoning to R-1
for single-family housing. She presented the Planning Commission with
photographs of single-family homes similar to the homes that are being
proposed for the project.
With no one to speak in opposition, Chairman Gray closed the public
hearing at approximately 7:05 p.m.
Commissioner Young questioned and City Engineer Whisker concurred,
that the lots being 128' X 66' would meet the zoning requirements for
R-1.
City Engineer Whisker offered that the minimum zoning requirements for
R-1 is 60' X 100'. He stated that the property was zoned R-6 for
mobile homes subdivision and parks. He explained that the property
was zoned in the late 90's for a mobile home park, adding that the
lots would have to be sold individually. He then answered that the
City is not in opposition to the rezoning request.
Chairman Gray relat ed that the lots are already subdivided, noting
that the use of the lots is being proposed for R-1 instead of R-6 with
R-1 being a higher classification for residential use.
CITY OF JACKSONVILLE, ARKANSAS
REGULAR PLANNING COMMISSION MEETING
MAY 10, 2010
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City Engineer Whisker concurred, but noted that currently the property
is still a metes and bounds description that has not been formally
subdivided as yet. He then explained that the plat being presented is
a plat that was presented to the Planning Commission in 2002, adding
that the platting process was never finished because of cost issues
regarding the water and sewer.
It was clarified that the property would later, on the agenda, be
considered as a sketch plat submittal.
In response to a question from Commissioner Dollar, City Engineer
Whisker acknowledged that there are some duplexes located in the
northwest area of the property; otherwise the north boundary of the
property is all single-family R-0 or R-1. He then related that on the
opposite side of Lemac Drive is a recently purchased mobile home park.
The new owner has removed a lot of the mobile homes and is considering
a different use of the property.
Commissioner Brannen moved, seconded by Commissioner Young to
recommend to the City Council the rezoning of property located at the
corner of Stanphill Road and Lemac Drive from R-6 to R-1. MOTION
CARRIED.
b. REZONING James Manor Development from R-1 to PUD
Chairman Gray opened the public hearing at approximately 7:09p.m.
Petitioner Dickie Penn requested the rezoning of a planned unit
development.
Chairman Gray noted that a proposed plat of the development was
included in the packets. He announced that this would be the first
opportunity for the Planning Commission, hosting the public hearing,
to address a planned unit development created through a recent
ordinance. He explained that the dif£erence with this public hearing
is that the Planning Commission will also consider an overview of the
development plan before voting for the rezoning to a PUD. He advised
the Commissioners of a dual responsibility to not only entertain the
motion to rezone the property but also to discover the intent of the
developer and how that intent is to be built out.
Mr. Penn explained that on the Jeff Davis side he is proposing to have
six basically 50' X 95' lots; adding that he is asking for minimum
side and rear yard setbacks. He noted that the rectangular boxes on
each lot represents the maximum building lines. He stated that the
homes would have a two-car garage with a proposed 1200 to 1500 on
average for the square footage. He stated that the sales price would
be in the range of $130,000 to $150,000.00. He explained that the
existing Gwatney house located on lots 13 and 14 would be divided into
2
CITY OF JACKSONVILLE, ARKANSAS
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MAY 10, 2010
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two lots, adding that he would meet the fire code regarding a block
wall to be built from the ground through the roof, such as with a
condo. He explained that the units would be sold individually, adding
that they would be roughly 1480 square feet each with a two-car
garage, minimum two bedrooms possible three. He stated that most of
the units would be two bedrooms.
He recalled that he first came to the Planning Commission wanting to
make a senior housing development, adding that financing to do a
rental type development was not readily available. He Lllen explained
that he revamped the plan, adding that while the density is high, he
feels there is a demand. He stated that he has tried to meet all
criteria of a PUD, noting that he met with City Engineer Whisker and
City Attorney Bamburg to make sure he meets the 20% open space
requirement. He stated that he would begin the development with the
six lots on North Jeff Davis, saying that basically it would require a
few more water meters and sewer stubs and the property would be ready
to start. He then stated that at the same time he begins that phase
he would start on the street and start remodeling the Gwatney house
into a duplex.
Chairman Gray noted the need for the Commission to have a full
understanding of the intent of the development. He opened the floor
for questions from the Commissioners to clarify the proposal and
design of the project. He concurred with Mr. Penn that he had met
with City Attorney Bamburg and City Engineer Whisker to make sure that
he had met all the requirements of a PUD. City Engineer Whisker
concurred that he had met with Mr. Penn. He clarified with all
parties that all legal issues regarding the compliance of a PUD were
met through this design.
Commissioner Ott questioned the issue of maintenance regarding the
open space.
Chairman Gray asked
maintenance.
if there was a common property owner's
Mr. Penn stated yes, there would be either a property owner's or a
special improvement district that will maintain all the open spaces.
Chairman Gray clarified with
maximum proposed boundaries
building lines.
Mr. Penn that the squares represent the
of a house on the lots as the maximum
Commissioner Herbold noted previous discussion regarding lots 19 and
20 having access to North James Street without backing out onto that
Street.
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CITY OF JACKSONVILLE, ARKANSAS
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MAY 10, 2010
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Mr. Penn acknowledged that discussion, explaining that it is not drawn
on this plat but offered that they have come up with enough room to
back up on their side of the property, a turnabout. He added that it
would actually be a part of permitting lots 19 and 20, asking City
Engineer Whisker if his assumption that it would be part of the
building permit process was correct.
City Engineer Whisker stated that his discussion with Mr. Penn was to
have some sort of shared driveway, maybe to where the concrete would
come together between the two, so the vehicles could swing back out of
their garages. He then answered that he is requesting a sidewalk on
the development side of James Street, noting that there would be a
sidewalk on North James, Bertha Street (to be renamed later), and one
on North Jeff Davis.
Mr. Penn related that a sidewalk would be constructed to offer access
through the development from North James to North Jeff Davis.
City Engineer Whisker clarified that there would also be a sidewalk
along the loop road inside the development as well as the sidewalk Mr.
Penn referred to along the open space.
In response to a question from Commissioner Dollar, Mr. Penn answered
that the space between lots 3 and 4 as well as 9 and 10 would remain
just open space, adding that he is still undecided about a sidewalk in
that area. He stated that he is trying hard to meet the 20% open
space requirement without losing lots. He explained that the way he
is proposing to layout lots 3, 4, 9 & 10; the building area comes up
to the edge of the open space. He noted that those lot lines would be
a zero lot line on that one side of the lots. He stated that lots 1,
2, 5, & 6 have 10' of space between them and lots 3 and 4 will have
14' of space with possibly a sidewalk through.
Commissioner Brannen questioned if there would be enough room
regarding lots 1 through 12 for emergency vehicles.
City Engineer Whisker stated that the plan was reviewed by the Fire
Marshall, stating that the 10' mark is very specific, at 10' they are
allowed not to have to fire rate or sprinkle the houses, so it does
meet the fire code as it stands.
Chairman Gray noted that discussion has indicated that there would be
a slight redesign regarding lots 19 and 20, with a prohibition for
back out onto James Street.
Mr. Penn stated that he is in agreement with that redesign.
City Attorney Bamburg stated that it could be a prohibition included
in the bill of assurance or it could be incorporated into the design
of the lots or both.
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CITY OF JACKSONVILLE, ARKANSAS
REGULAR PLANNING COMMISSION MEETING
MAY 10, 2010
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City Engineer Whisker noted that lots 19 and 20 were connected with a
15' concrete pad between them, allowing vehicles to swing out from the
garage and turn. He stated that the closer the points of contact the
better for traffic.
Chairman Gray advocated a redesign of the lots and a prohibition in
the bill of assurance as a common sense approach to the solution.
Commissioner Ott issued concerns the next generation owner would want
to put up a fence reganllug the area between lots ':\ And 4, and 9 and
10.
Mr. Penn pointed out that the property would not belong to those
owners, so they would not be able to fence the common property.
Chairman Gray noted that t here are similar instances in other
neighborhoods , but added that it is a valid concern. He asked the
Commissioners i f they had any tec hnical questions before opening the
floor for other input from the public .
Chairman Gray opened the public hearing for public comment at
approximately 7:28p.m.
Mr. Bill Engel of 1212 North Jeff Davis stated that his home is
directly across the street from the proposed development. He
questioned if the redundant lines on the plat were drawn driveways.
Mr. Penn at1swered -h.::~t those l ines represent the dimension lines. He
then clarified for Mr . En gel that access from the homes would be off
North Je£f Davis so t hey would have driveways off No r th Jeff Davis
because t he houses would face North Jeff Davis.
Mr. Engl e noted that that there is a dead end on the street, which is
a narrow street that does not allow for parking on the street. He
then pointed out that a current City ordinance prohibits par·king on
the street anyway. He stated that the lot is not very big for six
houses. He stated that he does not understand how a $120,000 house
can be placed on a lot that narrow. He stated that he feels it will
bring existing property values down, noting that there are much larger
homes across the street f rom this property . He stated that be could
understand three but not six houses . B.e noted t hat he house would
cover lots 3, 4 and 5. He quest ioned how wide the lots a .re proposed
to be.
Chairman Gray noted that the lot dimensions are noted on the plat that
was provided to Mr. Engle.
Mr. Engle stated that his lot is 100' X 170', noting t hat his lot
covers two of the proposed lots. He reiterated his opposition for the
density of the proposed development. He stated that more residents
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CITY OF JACKSONVILLE, ARKANSAS
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7:00 P.M. -8:17 P.M.
from the neighborhood were suppose to be present tonight, adding that
he plans to take a copy of the plat to those neighbors. He then
questioned when the next Council meeting would be held regarding this
property.
Chairman Gray stated that when the City Council addresses this issue
would depend on the Planning Commission action tonight. He went on
to explain that this item is a specific rezoning request and would go
to the City Council with any recommendation from the Planning
Commission if the petitioner moves it forward. He then answered that
May 20th is the next scheduled City Council meeting.
Mr. James Kenly of 924 North Jeff Davis agreed with Mr. Engle that
this is too many houses for the size of the property. He pointed out
that at the corner of Hill Street and North Jeff Davis approximately
20 years ago sixteen rental units were constructed, adding that over
the years it became a mess. He stated that he is not implying that is
what will happen with the proposal but the density is high for that
small a space. He related that he could see six or eight but not 12
lots.
Chairman Gray closed the puhlic hP.aring at approximately 7:34 p.m. and
opened a question and answer forum to the Planning Commissioners.
Chairman Gray noted that this is the first time a PUD is being offered
in the community, adding that this particular tract has been before
the Planning Commission for almost two years under different
circumstances. He noted that the planned unit development concept has
been heavily discussed and specifically considered for this area. He
asked the Commissioners for any questions regarding the design plan or
the intent of the planned unit development.
Commissioner Young questioned what the bill of assurance states the
minimum size of home in the neighborhood should be or what the typical
size of homes in the neighborhood is.
City Engineer Whisker stated that the proposed development area is an
older plat, explaining that the original plat has six lots facing
North Jeff Davis backing up to six lots facing James Street. He
stated that all twelve lots were 50' wide but almost 200' deep,
roughly a 300' X 400' square. He stated that in this proposal Mr.
Penn is taking lots 1 through 6, which is almost the same width with
the exception of the green space through the middle and making the
lots just less than half as deep. He then stated that he is not aware
of the bill of assurance regarding the rest of North Jeff Davis.
Chairman Gray surmised that while he is not familiar with the bill of
assurance he believes the houses are at least 1200 square feet ranging
up to 2500 square feet. He noted a mix of smaller and larger homes in
the Brown Addition originally.
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CITY OF JACKSONVILLE, ARKANSAS
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MAY 10, 2010
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Commissioner Young stated that given comments regarding the density
factor, he questioned if Mr. Penn has considered combining some of the
lots to offer a much larger house look. He questioned if Mr. Penn had
considered going from six houses to three.
Mr. Penn stated that he had not considered that, adding that his goal
was for small low-maintenance lots. He stated that this is a popular
concept in many cities. He stated that the larger homes would not be
worth any more money per unit, adding that it is all about dollars and
cents when you have to puL Logether a development. He otated that the
homes will be low-maintenance, very tight yards with 25' front yard
setbacks that meet Code. He stated that there were six 50' lots, so
in theory he could have built six houses without requesting a
rezoning; they would have been 200' deep lots and no one desires a 50'
X 200' lot. He reiterated that he had not considered bringing the
density down to three houses.
Chairman Gray stated his understanding that each of the units
throughout the entire project will have a double garage.
Mr. Penn stated that he set out to do a double garage, adding that it
is not going to be one of the criteria, at minimum an oversized single
garage, such as a 16' garage. This would allow him to get a little
more square footage and little bit less garage but every unit will
have a 17' or 16' wide driveway so the occupant can park two vehicles
side by side with at least a single-car garage but most will be two-
car garages.
Commissioner Young then noted that lots 6 and 12 are located adjacent
to the open space and the sidewalk that boarders the open space,
asking if there is anything to prohibit those two areas being abutted
to that open space.
City Engineer Whisker stated that the difference would be if the owner
of lots 6 or 12 wanted to put up a fence beside their house to keep
people from coming up beside their home.
Chairman Gray asked if Commissioner Young were suggesting that the
building line could be extended to the open space line such as with
lots 3, 4, 9, and 10 as shown on the plat.
Commissioner Young explained that he was trying to examine a solution
to the cluster of 4, 5, 6, 10, 11, and 12; and sliding them to the
open space.
Mr. Penn offered to clarify, saying that the open space is the old
part of Bertha Street and the easement that goes through there. He
stated that there is a major drainage issue there, explaining that he
is proposing to have a retention pond or retention ditch. He related
that there would be no way to put houses into the open space.
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CITY OF JACKSONVILLE, ARKANSAS
REGULAR PLANNING COMMISSION MEETING
MAY 10, 2010
7:00 P.M. -8:17 P.M.
Commissioner Young stated that he was suggesting that it could be up
to the abutting property line of the open space. He stated that he
likes the open space in the middle of the development, not
particularly with a sidewalk but just a green area. He pointed out
that if 4, 5, 6, 10 and 11 were slid to abut the open space it would
create that much larger green space. He stated that he was looking for
some relief from the cluster of units. He then offered that the green
area could have a meandering sidewalk that cuts down through the
middle to get to the sidewalk away from the houses to prevent traffic
from walking next to the exterior side of a house.
Mr. Penn stated that he understood the concept, offering that it might
be an asphalt path, something more "tree friendly". He stated that he
would consider that.
Commissioner Young then offered that lots 18 and 19 could also be slid
over to again create a swath of green space, noting that it would
create an additional 5' of green space. He stated that if all
criteria to meet the PUD ordinance has been observed, he would be
willing to go ahead and make that motion.
Commissioner Young moved, seconded by Commissioner Keaton to approve
and recommend to the City Council the rezoning of R-1 to a residential
PUD for the proposed development area known as James Manor. MOTION
CARRIED.
City Attorney Bamburg clarified for the public that the rezoning would
be before the City Council on May 20th at 7:00 p.m.
Mr. Engle noted from the audience that the property was under water
during the heavy spring rains.
Chairman Gray responded that
opportunity for the Planning
adding those would be issues
concerned about. He invited
review of the sketch plat.
review of the sketch plat would be an
Commission to address those concerns,
that the Planning Commission would be
neighborhood residents to stay for the
REQUEST TO APPROVE PLAT (S) : a. SKETCH PLAT Stanphill Road and Lemac
Drive
Tommy Bond of Bond Engineering stated that the sketch plat is the same
as the original that was submitted to the Planning Commission with 10
lots.
Chairman Gray noted that the property is a metes and bounds and would
include the 140' easement area.
Mr. Bond
Stanphill
stated that this is a
Road and abuts Lemac
narrow
Drive,
8
tract
which
of land that fronts
ends just past the
CITY OF JACKSONVILLE, ARKANSAS
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MAY 10, 2010
7:00 P.M. -8:17 P.M.
pipeline easement. He stated that they submitted a plan on two
separate occasions, adding that the property abuts the property that
belongs to Mr. Penn's father and Mr. Camp was trying to develop.
City En g i n eer Whisker then a nswe r e d that the lot dimensions do meet
Code regardin g t he R-1 rezoning r e quest . He s tated that with the
exception of t he l 5' s e tback on Sta nphill, the s e t.back on Lot 2 would
have to b e ch ange d to a 25 1 min imum. He assumed t hat the sketch being
presented is the same sketch that was reviewed by the Planning
Commission six or eight years ago, so Ll1e setback has chcmged to a 25'
setback. He added that the 140' lot between lots 9 and 10 would be
requested by the City to become a park or easement. He recalled an
earlier discussion before the Planning Commission regarding some
property behind this property to the north that would be used as part
of an access to that property to prevent it from being landlocked.
Chairman Gray noted that as a sketch plat certain improvements would
not necessarily be required at this time.
Commissioner Keaton questioned if the City could grant access across
the gas line easement to obtain access to the property on the north
side.
City Engineer Whisker explained that the easement is for the gas
pipeline but the ownership of the land is with Mr. Crook. He stated
that the City would request ownership of t he p r ope rty and continue to
grant e asement right s, adding that the City wo u ld then e i t her treat
the prop e rty as a park or use it as an a ccess e a s ement . He t he n added
that at the least the City would request a 50' roadway easement.
Chairman Gray noted that the easement area would be a consideration
before the Planning Commission regarding the City's intent.
Commissioner Young clarified with Mr. Bond that once the 25' setback
is established it would leave 59' to accommodate single-family
construction.
Mr. Bond remarked that 59' would be plenty of space regarding a 40'
home with a 10' side yard.
Commissioner Young moved, seconded by Commissioner Brannen to approve
the sketch plat of Stanphill Road and Lemac Drive with the addition of
a 25' setback on lot 2 and dedicating an easement or green space to
the natural gas pipeline area. MOTION CARRIED.
b. SKETCH PLAT James Manor Development
Chairman Gray noted that the James Manor Development is the sketch
plat for the previous PUD i tern. He noted that this would be the
opportunity to discuss the criteria of the sketch plat.
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REGULAR PLANNING COMMISSION MEETING
MAY 10, 2010
7:00 P.M. -8:17 P.M.
Commissioner Dollar supported the concept of a meandering walkway; she
then stated that she would want to see a sidewalk wider than the
ordinary 4' requirement, noting that standard width is mostly 5' now.
Commissioner Young
sidewalk that is not
of the development.
questioned City Engineer Whisker regarding a
depicted on the plat that is around the loop area
City Engineer Whisker concurred, saying that all streets that are not
culdesacs, which are less than 20', are required to have sidewalks at
least on one side. He then answered that he has always told
developers not to put the sidewalk adjacent to the curb, adding that
he has required at least a 2' separation between the sidewalk and curb
so that mailboxes do not interfere with the sidewalks. He stated that
most developers will put the sidewalk 3' back from the curb.
Mr. Penn stated that B. J. Boroughs did a very nice development in
Cabot and the sidewalk was adjacent to the curb and he has the
property line between the curb and the sidewalk. He stated that this
is a clean design; however he has not seen a lot of use of the
sidewalks. He noted that there is only a small space between the curb
and the building line and if he is not allowed to go up to the side of
the curb then the sidewalk will not be very useable.
Commissioner Young asked Mr. Penn what he would do with the mailboxes
if the sidewalk was adjacent to the curb.
Mr. Penn offered that he would return to the Cabot development to
discern how that development addresses mailboxes.
Mr. Bond offered that it could be addressed much in the same fashion
as is done in apartment complexes.
City Engineer Whisker stated that if the development offered a game
mailbox (apartment type style) design he would not see a problem with
that.
Alderman Howard
mailbox design,
well.
noted that some developments use a cluster type
adding that he feels this type of design would work
Mr. Penn stated that a common area maybe in front of lot 7 in part of
the open area to establish a cluster mailbox design for the units on
North James Street, adding that the units on North Jeff Davis would
have plenty of room to set a mailbox.
City Engineer Whisker offered that if the mailboxes were placed on the
side of lots 13 and 16, crossing the street onto the open space on
both sides then the only person who would have a problem would be the
resident of lot 15.
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CITY OF JACKSONVILLE, ARKANSAS
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MAY 10, 2010
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Commissioner Ott noted that the design could then feature a cross-walk
on the street.
City Engineer Whisker noted that to be a down side because it would
encourage residents to cross the street while the whole point is to
keep it internal. He stated that it might be better to go from lot 21
and just go on the inside of the circle or on the outside of the
circle without having to cross the street. He then directed the
Planning Commissioners to look at lots 16, 17, and 21, noting the part
ot green space which is actually street righl-of-wdy. He added that
it would not be a problem put the mailboxes in that area.
In response to a question from Commissioner Brannen, it was clarified
that emergency access would not be a problem.
Chairman Gray clarified that the rear yard could be 10' or in some
cases more.
Commissioner Dollar asked Mr. Penn if he had considered an alley with
rear entrance garages.
Mr. Penn stated that there is no room, saying that they have tried
different layouts, he loves the concept and that Sherwood is real big
on that design. He stated that most of what Sherwood is doing is
between $180,000 and $200,000 price range with literally about a 10'
patch of grass in the front, a skinny street and an alley in the rear
with only 15' of driveway. He stated that this particular parcel did
not layout well for an alley .
Commissioner Herbold commended the design, noting the decrease in
density from previous designs.
Chairman Gray noted that the 27' wide street is a very common street,
and then questioned the proximity to other entrances in relationship
to this development.
City Engineer Whisker noted that Harvey Street would be the next
entrance to the north.
It was noted that Harvey Street would be approximately 400' from the
development, with five houses between the development and Harvey
Street.
City Engineer Whisker noted that to the south 1s a shopping center.
Mr. Penn noted that next to the open space is a residential rental
property belonging to Tad Green that may be demolished if Mr. Green
adds onto his shopping center.
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In response to a question
Whisker stated that the 27'
CITY OF JACKSONVILLE, ARKANSAS
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MAY 10, 2010
7:00 P.M. -8:17 P.M.
from Commissioner Dollar, City Engineer
back to curb -to back to curb is the
design standard. He stated that in order for the City to accept the
street it would have to meet design standards unless the Planning
Commission required something different. He reviewed, saying that the
only time anything different was designed was in Foxwood Estates
behind a gate, which was the reason for a different design. He stated
that at one time he believes there was discussion of making the street
narrower but it was going to be a gated development with one owner,
adding that the Planning Commission looked at that proposal almost one
and a half years ago.
He then answered Commissioner Herbold that the minimum requirement for
fire equipment would be 20'.
Commissioner Young offered a shift of the lots, saying that the idea
would be to do away with the open space in the middle and shift the
lots to create more standard setbacks between the houses with the
meandering pathway, explaining that the green space would be moved to
one side and another meandering pathway could be created to sort of
frame the houses. He stated that it would get the sidewalks further
away from the houses and it would make the outside sidewalks more
appealing and neighborhood friendly. He stated that currently the
first two lots are 5' from their neighbor's fence.
Mr. Penn stated that the adjacent property owner is happy with this
plan because the area has been a "grown up mess".
Further discussion ensued regarding the middle
Commissioner Ott commented that he sees a crime issue
space between the houses especially with a zero lotline.
open space;
regarding the
Chairman Gray reminded the Planning Commission that as a sketch plat,
Mr. Penn is looking for direction given the general layout and design
so he could return with a preliminary plat.
Mr. Penn stated that he would like to settle on a plan before Mr. Bond
redraws the design.
Chairman Gray entertained other suggestions for Mr. Penn that would
mandate a change of plans. He noted that Commissioner Young's
suggestion would put green areas on both sides of the North Jeff Davis
side with more of a meandering path on the south side with an
increased green area by shifting the lots.
Commissioner Herbold questioned if that redesign would only provide an
additional 4' on the south side, noting that 10' of the middle open
space would have to be left as boarders between 3 and 4, and 9 and 10.
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Commissioner Young clarified that he was proposing to shift the
cluster of 6 through 12 over to the edge of the open space, so that it
is a resulting 15' of additional space at 1 and 7, 20' total from the
property line to the side of the house.
Chairman Gray noted that while 20' in reality is very small, it could
overall enhance the community aspect of the PUD.
City Engineer Whisker noted that Mr. Penn has been clear with him that
he would like to get moving as quickly as possible since the <..le::;lt,Jll
phase has been ongoing for almost two years. He added that Mr. Penn
would like to move forward with the North Jeff Davis portion of the
development. He noted that side to already have road, sewer and
water. He stated that the only other thing Mr. Penn would have to do
is bond for the sidewalks and pay for the connection fees. He stated
that he assumes Mr. Penn is trying to get a preliminary/final for the
North Jeff Davis side of the property on what would be lots 1 through
6 at the June Planning Commission meeting. He stated that if any
reconfiguration regarding that area is suggested by the Planning
Commission, now would be the most opportune time to direct Mr. Penn
regarding those changes.
Commissioner McCleary stated that the issue of water backing up onto
this property needs to be addressed before moving on.
City Engineer Whisker explained that the area drainage comes from
behind the Second Baptist Church; it goes through the street easement
and under North Jeff Davis, back behind the property known as
"Canfield's old house". He then stated that both he and Mr. Bond
believe that there are some issues regarding the piping downstream
that causes the flooding upstream. He noted that the piping was
constructed thirty or forty years ago.
Mr. Bond explained that a large culvert was constructed on the
hospital property north up the ditch, past "Canfield's old house",
adding that he believes there is a 6' diameter pipe. He surmised that
there is probably a problem getting the water under Jeff Davis so that
it can drain into the ditch behind the Canfield house. He related
that it could be fixed so that it would not flood the houses, adding
that it would be the retention area so there would be some temporary
flooding because it will be designed to flood some.
City Engineer Whisker surmised that they would pull a lot of the dirt
out to retain the water, letting the area fill with water so that it
does not flood any of the houses, adding that as it stops raining it
will drain off.
Commissioner Young moved, seconded by Commissioner Dollar to approve
the sketch plat with the concepts discussed and incorporated into the
preliminary plat.
13
' l
CITY OF JACKSONVILLE, ARKANSAS
REGULAR PLANNING COMMISSION MEETING
MAY 10, 2010
7:00 P.M . -8:17 P.M.
Chairman Gray clarified earlier discussion specific to lots 1 through
6 with an emphasis on moving those lots for the preliminary and final
plat submission. He went on to say that would include lots 7 through
12, mentioning the direction for having a meandering path and cluster
mailboxes.
Commissioner Herbold reiterated earlier discussion requiring driveway
turnarounds for units 19 and 20.
Chairman Gray noted that a preliminary would be submitted for the
entire development and a final for lots 1 through 6 at the next
Planning Commission meeting . He added that the bill of assurance
along with the redesign of 19 and 20 would be a consideration.
City Engineer Whisker clarified that even with recommended changes;
the Planning Commission is forwarding the PUD rezoning to the City
Council.
It was the consensus to send the PUD to the City Council for rezoning.
At this time, MOTION CARRIED.
BUILDING PERMIT(S):
GENERAL:
ANNOUNCEMENT:
ADJOURNMENT: Chairman Gray without objection adjourned the meeting at
approximately 8:17 p.m.
Respectfully submitted,
'
14
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
JUNE 14, 2010
7:00 P.M.
Regular Planning Commission
Meeting of May 10, 2010
REZONING: Lots 1-10 corner of
Stanphill Road and Lemac Drive
from R-6 to R-1A (metes & bounds)
Petitioners: Andy & Tracy Smith
Owner: Harold Crook
PLAT(S): a. FINAL PLAT: Base Meadows PH 3
Petitioner: Greg Heslep
Representative: Marlar Engineering
(plat & b.o.a. included in packet)
6. BUILDING PERMIT(S):
7. GENERAL:
ANNOUNCEMENT(S):
ADJOURNMENT
b. REP LA T: Lots 1-6 St. James Place
formally James Manor
c.
(James Street and North Jeff Davis)
Petitioner: Dickie Penn
Representative: Bond Engineering
PRELIMINARY PLAT: Courtyard
Cottages, Lot1
Petitioner: Terry Burress
Representative: Bond Engineering
REVISED SITE PLAN: Courtyard
Cottages
Petitioner: Terry Burress
Representative: Bond Engineering
OPENING REMARKS:
The Planning Commission of
regular session on June 14,
approximately 7:00 p.m.
attendance.
CITY OF JACKSONVILLE, ARKANSAS
REGULAR PLANNING COMMISSION MEETING
JUNE 14, 2010
7:00 P.M. -8:01 P.M.
the City of Jacksonville, Arkansas met in
2010. Chairman Gray opened the meeting at
expressing appreciation to those in
ROLL CALL: Commissioners Art Brannen, Glen Keaton, Chad Young, John
Herbold, Joe Ott, and Alderman Howard answered ROLL CALL. Chairman
Gray declared a quorum. PRESENT (7), ABSENT (2).
Others present for the meeting were City Engineer Jay Whisker, Mike
Traylor, Tommy Bond, Dickie Penn, Aaron Robinson, David Jones, Tracy
Smith, interested citizens, petitioners, and press.
PRESENTATION OF SERVICE PLAQUE TO MIKE TRAYLOR:
Chairman Gray presented former Chairman and Planning Commissioner Mike
Traylor with a service award plaque for his service and volunteerism
to the City of Jacksonville and the Planning Commission from January
2003 through December 2009.
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
10 May 2010 as presented. MOTION CARRIED.
PUBLIC HEARING(S): a. REZONING Lots 1-10 Corner of Stanphill Road and
Lemac Drive from R-6 to R-1A
Chairman Gray clarified that even though the property is being
presented as lots 1-10, technically the property is still on a metes
and bounds description.
Chairman Gray opened the public hearing at approximately 7:02p.m.
Representative Tommy Bond related the property was approved last month
for a zoning reclassification from R-6 to R-1, explaining that the
petitioner is now requesting to change that request to R-lA. He
explained that the developers withdrew the R-1 request before being
finalized by the City Council and is requesting that the Planning
Commission give consideration to reclassifying the property as R-lA.
He presented the Planning Commission with sketches showing the
intention to subdivide the property into 12 lots. He stated that the
R-lA minimum lot size is 50' X 100', adding that the proposed lots
would range in depth from 128' up to 148' X 50' wide. He related that
the gas pipeline area would be donated to the City as a park/access
easement.
With no one to speak in opposition, Chairman Gray closed the public
hearing at approximately 7:04 p.m.
CITY OF JACKSONVILLE, ARKANSAS
REGULAR PLANNING COMMISSION MEETING
JUNE 14, 2010
7:00 P.M. -8:01 P.M.
In response to a question from Commissioner
that the change is a dimensional issue.
developer has had success with smaller
dimensions in Runyon Acres.
Young, Mr. Bond responded
He explained that the
houses built with these
Developer Tracy Smith then answered that the proposed houses would be
1,000 to 1,200 square feet, adding that there would be a minimum of 8'
between each house. She went on to say that the houses would probably'
be 3 bedrooms with 2 baths, adding that some of the homes would have
1-car ya.rageg.
Chairman Gray clarified that the predominant change would be the lot
width from a 60' minimum to a 50' minimum.
Mrs. Smith offered that the reason for the dimensional
because of the expense of sewer and water, adding that the
would make the project {easible.
change was
extra lots
In response to a question from Commissioner Ott, Mr. Bond related that
there were 10 proposed lots in the former sketch that were prepared
for a mobile home subdivision.
Mrs. Smith pointed out that the new project would be single-family
housing as opposed to a mobile home development, answering that t he
proposed price range is estimated around $90,000 to $115,000. She
then answered t hat she felt sure if approved, the project would begin
within the next four to six months. She then answered Chairman Gray
that they have closed on the property.
Mr. Bond clarified that the street is complete, adding that the only
issues would be water and sewer.
In response to a question £rom Commissioner Young, City Engineer
Whisker concurred, saying that the only issues would b e water, sewer,
and sidewalks . He related that the project is attached to a
subdivision recently reviewed by the Planning Commission, which would
finish the water line stretching from Stanphill to Southeastern.
Alderman Howard moved, seconded by Commissioner Herbold to recommend
to the City Council the rezoning of property located at the corner of
Stanphill Road and Lemac Drive from R-6 to R-lA. MOTION CARRIED.
REQUEST TO APPROVE PLAT(S}: a. FINAL PLAT Base Meadows PH 3
Mr. David Jones of Marlar Engineering, representing for owner Greg
Heslep, stated that construction has been c ompleted and the as builts
have been assembled to the utili ties. He stated that the utili ties
have approved those, adding that this phase consist of 18 lots.
2
CITY OF JACKSONVILLE, ARKANSAS
REGULAR PLANNING COMMISSION MEETING
JUNE 14, 2010
7:00 P.M. -8:01 P.M.
City Engineer Whisker stated that the developer has completed
requests of the City, adding that the sidewalk along Hwy. 107 has
constructed along with the street with leave-outs for driveways.
stated that the improvements look great and it was a fantastic
adding that the utilities have given approval.
all
been
He
job,
Commissioner Herbold moved, seconded by
approve the final plat of Base Meadows PH
CARRIED.
Commissioner Brannen to
3 as presented. MOTION
Discussion ensued regarding a cancelled City Council meeting, noting
that the next time the City Council would meet would be July 1, 2010.
City Attorney Bamburg clarified that the plat could not be filed until
after the City Council approves the final plat.
b. REPLAT Lots 1-6 St. James Place formerly James Manor Development
Mr. Dickie Penn stated that he is requesting to final plat these six
lots and be permitted to move forward.
Chairman
comments
meeting.
Gray
and
not.erl that
suggestions
the lots have been
from the previous
redrawn to reflect
Planning Commission
Mr. Penn stated that they incorporated the requests from Commissioners
Dollar and Young.
Mr. Bond clarified that the two end lots are 4 3' wide and the open
space was moved from the middle to each end of the lots as per requ~st
of the Planning Commission. He explained that this is a replat of
existing lots.
Chairman Gray clarified with Mr. Bond that what is being considered is
a replat of the original lots in the Brown Addition, noting that it
had been rezoned into a PUD.
Mr. Bond agreed,
suggesting that it
saying that these lots
is Phase I of the PUD.
are part of the PUD,
Chairman Gray stated that he
referred to as a replatting
needs to be PH I of the PUD.
wanted
of the
to make sure
Brown Addition,
that it
adding
is not
that it
City Engineer Whisker stated that he would consider it to be both, but
offered that in order to make sure it matches the bill of assurance
for the district being set up, it would be best to call this the final
plat of Phase I of St. James Place.
Mr. Bond stated that it also needs to be referred to as a replat so
that the abstractors can follow the chain of title.
3
CITY OF JACKSONVILLE, ARKANSAS
REGULAR PLANNING COMMISSION MEETING
JUNE 14, 2010
7:00 P.M. -8:01 P.M
Chairman Gray concurred, stating that in his opinion it needs to refer
to the PUD, which is not only this property but the additional
property that fronts North James Street. It will be considered PH I
of St. James Place PUD also a replat of lots 1-6 of the Brown
Addition.
Commissioner Brannen questioned if the present proposal would affect
the overall PUD, and if it does affect the PUD how would that then
dffe=cL the City Council having rejected it last time and sendinl} it
back.
City Engineer Whisker clarified that the reclassification to a PUD was
passed at the last City Council meeting of June 3rct and the Phase I
and/or replat matches the top six lots on this plat. He offered that
the reason the rest of the PUD is not on this plat is because the
utilities and roadway have to be engineered. He noted that all
improvements for lots 1-6 are existing, adding that the developer
would have to bond for sidewalks.
Commissioner Young questioned if the lot lines are where they were
originally, asking for clarification regarding the adjustment.
City Engineer Whisker stated that originally the open space was
between lots 3 and 4, which have now been shifted to lots 1 and 7 in
order to create distance from the southern neighbor. He continued
saying that instead of lots 3 and 4 having a zero lot line with open
space, lots 1 and 6 now have zero lot lines along the open space as
well as 7 and 12.
Commissioner Young clarified that his question was in reference to the
original plat. He stated that a replat would be an official change
from the original plat.
Mr. Bond explained that the original plat consisted of six 50' wide
lots. He added that it shifts the lot lines slightly. He related
that lots 2 through 5 are still where they were, adding that the back
halves of the lots were cut off. He clarified that these lots are 95'
deep while the original lots were 190' deep.
Commissioner Young then clarified that the front yard setback on North
Jeff Davis is 25' and City Engineer Whisker noted that the rear yard
setback is 10' and 5' from either side. It was noted that the front
yard setback regarding existing homes on North Jeff Davis is 35'.
Mr. Penn stated that there are some sporadic setbacks closer than 35'
toward the corner, adding that they are much older homes.
Commissioner Young moved, seconded by Commissioner Herbold to approve
the replat/final plat of PH I of lots 1-6 of St. James Place. MOTION
CARRIED.
4
CITY OF JACKSONVILLE, ARKANSAS
REGULAR PLANNING COMMISSION MEETING
JUNE 14, 2010
7:00 P.M. -8:01 P.M
c. PRELIMINARY PLAT Courtyard Cottages, Lot 1
Mr. Aaron Robinson of Bond Engineering stated that this is a one lot
subdivision, noting that the Planning Commission had reviewed the site
plan previously. He stated that in talking with City Engineer Whisker
it was recommended that the property be platted.
City Engineer Whisker explained that the project has been three years
in the works, adding that the developers have finally secured State
funding. He stated that the developer is doing the project in two
separate sizes, clarifying that it will be apartments for the elderly.
He stated that they are proposing that the project would be similar to
Otter Creek, also similar to the senior residences at the end of East
Martin. He related that the site plan was approved, but had a problem
so it is being resubmit ted. He noted the need to have the property
platted. He stated that the plat would require sidewalks along
Military and Loop Roads. He noted that Loop Road has 100' of right-
of-way, explaining that the actual street is built on 50' of that
right-of-way. He stated that there is 75' of right-of-way to the west
and 25' of right-of-way to the east. He stated that when Loop Road
becomes a 4-way street there is 50' of riqht-of-way to build. He
noted that the proposed property is located to the east, explaining
that ideally the finished side would have curb, gutter, drainage and
sidewalk. He related that it is his understanding that the cost of
curb, gutter and drainage for this particular piece of property is
probably going to be prohibitive for the apartments to be built. He
stated that the curb and gutter would not be so much of a problem but
once you start that you need to have piped covered drainage instead of
open drainage. He stated that curb and gutter with open ditches could
allow for future covered drainage to be constructed.
Mr. Robinson agreed, noting that there is a detention area up front.
He stated that with the open swells there is the possibility that when
everything is reconfigured and redone that some drainage could be put
in. He then added that the sidewalks would probably have to be taken
out to have drainage put in.
City Engineer Whisker pointed out that Murrell Taylor Elementary
School is located directly behind this piece of property and there are
sidewalks along Loop Road on the west side through this area. He then
explained that this property attaches to First Electric Cooperative,
pointing out that it has curb, gutter, drainage, and sidewalks.
In response to a question from Chairman Gray regarding the project at
Graham and Loop Roads, City Engineer Whisker recalled that because the
houses do not attach to Loop and because it has 75' right-of-way curb
and gutter were not required on that corner of Loop Road. He stated
that it is on the unfinished side of Loop Road. He went on to say
that the City did require sidewalks but no curb, gutter, or drainage.
5
CITY OF JACKSONVILLE, ARKANSAS
REGULAR PLANNING COMMISSION MEETING
JUNE 14, 2010
7:00 P.M. -8:01 P.M
He stated that the swells take in the water and runs it across Loop
Road. He noted that First Electric does access off Loop in at least
three separate locations. He noted other areas in town that have homes
that back up to the street, explaining that the City did not make the
developer put in curb and gutter.
In response to a question from Commissioner Brannen, City Engineer
Whisker noted that the site plan had been through the Planning
Commission earlier, adding that the revised site plan is on the agenda
following Llle p.t:eliminary plot. He then added thF.lt hP. has not seen
the landscaping plan as yet, but it is his understanding that some of
those details are still being worked out. He stated that at this
stage of the development, sidewalks are the most important issue for
the City.
Chairman Gray clarified that the request is for a preliminary plat
with sidewalks but no curb and gutter. He then explained that the
difference being that in other circumstances when developing straight
off the street, we would ask for curb and gutter.
City Engineer Whisker agreed, noting that the Crooked Creek
Subdivision backs up to General Samuels and there is a sidewalk along
the back and in-between is the ditch. He stated that when you have an
enclosed type subdivision, the street's curb and drainage falls back
into the City's hands for construction. He stated that when houses
face the street, typically the developer will cons t ruct the curb,
gutter, and drainage. He r e lated that this would follow under the
same pattern; t h e r e are two drivewa ys into the development. He added
that some of the apartments would back up to Loop Road with a fence
around the entire development.
Discussion ensued as to the responsibility of the City to curb and
gutter when Loop Road is widened.
Commissioner Young questioned if typically
developments, are street improvements required.
on large scale
City has required those
offered First Electric in
Electric is not a self
City Engineer Whisker stated that the
improvements, adding that is the reason he
the discussion. He then added that First
enclosed complex, it faces Loop Road.
Chairman Gray clarified that the City is not requesting sidewalks with
no street improvements on Military Road, noting that it is a State
Highway . City Eng i neer Whisker agreed, saying that street improvements
on Mi l i t a ry Road would be up to the Highway Department. He added that
the City is requesting a sidewalk along Military to help adva nce the
sidewalk to Murrell Taylor Elementary School.
Commissioner Young raised the question of having street improvements
between the entrances and then the City could fill in the remainder.
6
CITY OF JACKSONVILLE, ARKANSAS
REGULAR PLANNING COMMISSION MEETING
JUNE 14, 2010
7:00 P.M. -8:01 P.M
City Engineer Whisker stated that the developer will do as the
Planning Commission directs, noting that Loop Road is a major
thoroughfare and entrance to the City of Jacksonville. He then
answered that the sidewalks would be on the City right-of-way line as
a way to define the City rights-of-way.
Discussion clarified that the west side of Loop Road is the right-of-
way for widening the street and the east side will have no more
improvements with the exception of curb and gutter. Loop Road will
not be any closer to the property than it is currently.
City Engineer Whisker stated that unless a center turn lane or a right
hand turn lane were put in the road, the curb and gutter would be put
in 13' behind the center line of Loop Road.
Chairman Gray noted that there is a 100' right-of-way which is larger
than most rights-of-way, normally they are 50'.
City
13. 5'
Engineer Whisker stated that
behind the curb and gutter.
25'from the property.
typically the City has 50' with
The sidewalk would be from 22' to
In response to a question from Chairman Gray, City Engineer Whisker
stated that this property does not have any drainage or flooding
problems. He explained that the water goes through the north end of
the property and there is some drainage through the property. He
related that they are using some of the front swells as detention to
help with any water that would flow through to the east that might
affect the neighbors due to the construction of this property.
In response to a comment from Commissioner Herbold, City Engineer
Whisker related that the units form a circle around the central theme
of the parking lot through the center of the development. He then
related that the four-plexes have fronts on both sides. He explained
that because they are apartments they are considered differently,
adding that the drives are not directly off Loop Road.
Discussion ensued regarding the street improvements and drainage along
Loop Road.
In response to a question from Commissioner Young, City Engineer
Whisker stated that the Master Street Plan calls for Loop Road to be
arterial but does not address the curb factor.
Commissioner Young stated that he could support no curb and gutter if
the Master Street Plan called for it to be a rural type street without
curb and gutter. He related that the main thing would be to have it
more conducive to school children and senior residents using the
sidewalks by having the ditch covered.
7
CITY OF JACKSONVILLE, ARKANSAS
REGULAR PLANNING COMMISSION MEETING
JUNE 14, 2010
7:00 P.M. -8:01 P.M
Mr. Robinson stated that it could be designed that way, but it comes
down to a matter of money. He related that this project is already
over budget and they are trying to cut expenses. He added that they
have agreed to sidewalks but are trying to stay away from having to
put in bigger drainage pipes regarding the detention, curb, and
gutter. He stated that once you put in curb and gutter you have to
socket the stree.t to get a smooth edge and usually you have to come
back and fill that in and overlay. He stated that it looks nicer from
an aesthetic sLdudpoint, but it io u matter of money.
Mr. Robinson then noted that he is having to request that the site
plan be tabled because the landscaping plan did not get submitted,
saying that he would bring it back next month. He then offered that
if the Commission would like to table this item until next month, he
would be agreeable.
Commissioner Brannen moved that the Preliminary Plat of Courtyard
Cottages be tabled until next month.
Commissioner Young offered that he felt a motion for the preliminary
plat could be accomplished at this meeting.
City Attorney Bamburg offered that if the petitioner pulls the revised
site plan from the agenda he could return later, which would keep the
Planning Commission from having to take any formal action.
MOTION dies for lack of a second.
Commissioner Young moved to approve the Preliminary Plat of Courtyard
Cottages.
City Engineer Whisker questioned if the approval had any contingencies
for drainage improvements or sidewalks.
Commissioner Young withdrew his motion.
stated concerns for setting precedence,
prevent all developers from requesting relief
saying that such improvements would be cost
Commissioner Herbold
questioning what is to
from improvements and
preventative to the
difficult to draw.
project. He stated that the line will be
Chairman Gray questioned the contingencies for Graham Settlement.
City Engineer Whisker stated that it was sidewalks only, the
difference being that it is on the undeveloped side of Loop Road. He
explained that is the side of Loop Road that would be extended, adding
that the existing Loop Road would become the two east northbound
lanes. He related that the southbound lanes would be built closer to
Graham Settlement.
8
CITY OF JACKSONVILLE, ARKANSAS
REGULAR PLANNING COMMISSION MEETING
JUNE 14, 2010
7:00 P.M. -8:01 P.M
Mr. Robinson then noted that there are sidewalks on the undeveloped
side of Loop Road also.
Mr. Bond clarified that if they were to have built the curb and gutter
it would have had to be 20' back from the edge of the existing side of
Loop Road. He then answered Chairman Gray that for the opposite side
of Loop Road across from Graham Settlement, they proposed to have the
houses back up to Loop without improvements to Graham Road.
City Engineer Whisker noted that for one proposal they had discussed
having the houses face Loop and build an additional lane of roadway
with curb and gutter because they were facing Loop Road. He then
related that there was discussion about facing the houses toward Loop
Road and building a 20' asphalt alley to the rear with back garages.
Chairman Gray questioned if any of those plans included curb and
gutter for Loop Road.
City Engineer Whisker stated that it did when it was being proposed
that the houses would face Loop Road.
Commissioner Young questioned the circumstances for Base Meadows.
City Engineer Whisker stated that the developer dedicated 25' of
right-of-way along Hwy. 107 and constructed a sidewalk at the right-
of-way line leading up Hwy. 107. He then noted that none of the
houses face Hwy. 107 and there is no existing curb or gutter on Hwy.
107. He stated that the extra right-of-way is for expansion. He then
answered that Crooked Creek has internal sidewalks, curb and gutter
but there is none along General Samuels. He stated that Harris Road
has curb and gutter but those houses face the street.
Commissioner Herbold questioned if curb and gutter were required
regarding the Smith Addition off North First Street and Woolfort.
City Engineer Whisker stated that it was required for some distance.
Mr. Robinson stated that it was required along North First Street
regarding the three lots that face North First Street, adding that
they dedicated 25' of right-of-way regarding the private road. He
then noted that they put in curb and gutter down to where the entrance
drive is but not the remaining part of Woolfort.
Commissioner Ott raised the issue of having Mr.
possibility of curb and gutter between the two
development.
9
Robinson present the
entrances into the
CITY OF JACKSONVILLE, ARKANSAS
REGULAR PLANNING COMMISSION MEETING
JUNE 14, 2010
7:00 P.M. -8:01 P.K
Commissioner Young stated that he feels the precedent for any large
scale development, whether it faces the street or not, should
contribute to the improvements of the streetscape calling for curb,
gutter, and sidewalks.
Commissioner Brannen moved, seconded by Commissioner Young to table
the preliminary plat until the next regularly scheduled Planning
Commission meeting of ,July. MOTION CARRIED.
BUILDING PERMIT(S): REVISED SITE PLAN Courtyard Cottages
Petitioner withdrew the item of business until further notice.
GENERAL :
ANNOUNCEMENT:
ADJOURNMENT: Chairman Gray without objection adjourned the meeting at
approximately 8:17 p.m.
Respectfully submitted,
10
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
JULY 12, 2010
7:00 P.M.
Regular Planning Commission
Meeting of June 14,2010
CONDITIONAL USE: 1516 South
Hwy. 161, Lot 14, Bailey Addition
Petitioners: Tommy L. Dodson
PLAT(S): a. LANDSCAPING PLAN: Courtyard
Cottages Loop & Military Roads
Petitioner: Terry Burress
Representative: Bond Engineering
6. BUILDING PERMIT(S):
7. GENERAL:
ANNOUNCEMENT(S):
ADJOURNMENT
TABLED LAST MONTH
Courtyard Cottages
Preliminary Plat
Site Plan
b. REPLAT: Lot 14, Woodland Heights
Subdivision
Petitioner: Jim Durham
Representative: Bond Engineering
OPENING REMARKS:
CITY OF JACKSONVILLE, ARKANSAS
REGULAR PLANNING COMMISSION MEETING
JULY 12, 2010
7:00 P.M. -7:52 P.M.
The Planning Commission of the City of Jacksonville, Arkansas met in
regular session on July 12, 2010. Vice Chairman Young opened the
meeting at approximately 7:00 p.m. expressing appreciation to those in
attendance.
ROLL CALL: Commissioners Art Brannen, Susan Dollar, John Herbold, Joe
Ott, and Alderman Howard answered ROLL CALL. Vice Chairman Young
declared a quorum. PRESENT (6), ABSENT (3).
Others pre~ent for the meeting were City EnginPPr Jay Whisker, Aaron
Robinson, Mr. Tommy Dodson, interested citizens, petitioners, and
press.
CORRECTION AND/OR APPROVAL OF MINUTES:
Alderman Howard moved, seconded by Commissioner Herbold to approve the
minutes of the regularly scheduled Planning Commission meeting of 14
June 2010 as presented. MOTION CARRIED.
PUBLIC HEARING(S): a. CONDITIONAL USE of C-3 property at 1516 South
Hwy. 161 Lot 14, Bailey Addition for R-2 use
Vice Chairman Young opened the public hearing at approximately 7:05
p.m.
Mr. Tommy Dodson e xplained that the property is l ocated on South Hwy.
161, adding that there is a house on t he prop erty t hat will have to be
demolished. He stated that he was told that the property was
commercial and he would need to request a conditional use in order to
construct a duplex on the property.
With no one to speak in opposition, Vice Chairman Young closed the
public hearing at approximately 7:07 p.m.
City Engineer Whisker concurred, noting that the older house is in
disr epair and Mr . Dodson has expr e ssed his desire to go forward with
plan s for new cons t r uction r e gar-ding a duplex. He related that there
is housing mixed with commerci al i n the a rea . He explained that the
property is located north of City Paint and Body on Trickey and South
Hwy. 161. He noted that the property has houses on both sides of the
property.
In response to a question posed by Alderman Howard, City Engineer
Whisker stated tha t t he e ntire are~ of South Hwy. 161 is zoned
commercial, explaining that mo st property own e r s want to r e tain the
commercial zoning for resale benefit. He n o t ed that Hwy. 161 is a
high traffic area where comme rcial zoning is noLJnal , add ing that this
property is located l ess than a bloc k from Trickey Lane . He o f fered
that he feel s the propose d plan is an i mproveme nt to the property,
saying that it is in keeping with the residential use of the area. He
offered that the conditional use would exists as long as the
CITY OF JACKSONVILLE, ARKANSAS
REGULAR PLANNING COMMISSION MEETING
JULY 12, 2010
7:00 P.M. -7:52 P.M.
duplex is there, which he considers to be a long time. He then
answered that the dimensions of the lot would fit for a normal duplex
lot of 60' X 100'.
Commissioner Herbold moved, seconded by Commissioner Dollar to approve
the condi tiona! use of property located at 1516 South Hwy. 161 from
C-3 to R-2 for a duplex. MOTION CARRIED.
REQUEST TO APPROVE PLAT (S): Landscaping and Site Plan for Courtyard
Cottages
Aaron Robinson of Bond Engineering presented the landscaping plan,
stating that the plan meets all ordinance requirements.
City Engineer Whisker stated that normally landscaping plans would
come before the Planning Commission when it does not meet all
requirements, adding that this plan does qualify and is part of the
site plan as a whole package.
Vice Chairman Young noted that the site plan had been tabled from the
previous meeting regarding issues with street improvements.
Mr. Robinson explained that sidewalks were added along Loop Road and
Military Road as requested. He went on to say that they are still
requesting relief from having to construct half-street improvements on
Loop Road. He stated that due to the history in Jacksonville,
whenever the front face of the building is not facing the main road or
when there is internal parking and roadway, street improvements have
not been constructed. He cited Foxwood Estates, which is on the same
side of Loop Road that did not have requirements for sidewalks or
half-street improvements. He went on to say that the subdivisions of
Crooked Creek, Graham Settlement, or Jacksonville's Industrial Park do
not have sidewalks or half-street improvements. He also noted Forrest
Oaks, pointing out that there were no half-street improvements on
Harris Road and with Lost Creek there were no half-street improvements
on General Samuels. He also cited Graham Woods as not having a
requirement for half-street improvements on Graham Road. He noted the
apartment development of Chapel Ridge saying that there were no
requirements for sidewalks or half-street improvements on Stanphill or
Military Roads, adding that there were no half-street improvements for
Faith Subdivision on North First Street or sidewalks on Woolfort and
the Meadows Subdivision had no half-street improvements to Cloverdale.
He stated that to be the reason that they are agreeing to construct
the sidewalk, but are asking for relief from having to construct half-
street improvements on Loop Road.
2
CITY OF JACKSONVILLE, ARKANSAS
REGULAR PLANNING COMMISSION MEETING
JULY 12, 2010
7:00 P.M. -7:52 P.M.
Vice Chairman Young stated that the Planning Commission needs to form
a consensus on whether half-street improvements would be a standard
requirement for all projects. He stated that half-street improvements
should be a requirement otherwise it makes the City responsible for
having to go back and construct those improvements. He asked City
Engineer Whisker if the City is recommending acceptance of the
landscaping and site plans.
City Engineer Whisker concurred with the acceptance of the landscaping
plan, sdylng that it meets Municipal Code.
Commissioner Ott moved, seconded by Commissioner Herbold to accept the
landscaping plan as submitted. MOTION CARRIED.
PRELIMINARY PLAT and SITE PLAN for Courtyard Cottages
City Engineer Whisker noted a change in the preliminary plat, saying
that the developer would like to take 5' away from the south side of
the sidewalk on the north end of the project. He explained that the
reason is that they do not want to have the sidewalk on their property
with an easement; they would rather that the sidewalk be a right-of-
way owned by the City of Jacksonville. He related that the existing
sidewalk leads from Loop Road and goes to the north end of the
property heading towards Murrell Taylor Elementary School. He
explained that it take between 5 and 8 feet off the north end of the
property, saying that the plat would be 5' less along the no:Jrth end
which is a minor detail. He reminded the Commission that the
preliminary plat would be the time to decide regarding half-street
improvements. He then answered that the City maintains all existing
sidewalks, while the adjoining property owners would own the grounds
on either side.
In response to a question posed by Commissioner Ott, City Attorney
Bamburg clarified that there are specific requirements regarding the
responsibilities for improvements. He stated that in the past there
has been circumstance where project by project an assessment was
determined.
City Engineer Whisker offered that typically the decision has had to
do with whether the road was projected to be widened. He stated that
General Samuels is a busy road and at some point, it will be widened
to a four-lane road. He then stated that Graham Settlement is on the
corner of Graham and Loop Roads, explaining that Graham on the north
side is getting widened and additional right-of-way was requested at
the time of development for that project. He added that the
additional right-of-way is being purchased to move forward with that
road project. He reminded the Commission that per the conversation
from the previous meeting, Loop Road on the west side is projected for
widening and has 7 5' of right-of-way for curb and gutter when that
3
I J
CITY OF JACKSONVILLE, ARKANSAS
REGULAR PLANNING COMMISSION MEETING
JULY 12, 2010
7:00 P.M. -7:52 P.M.
project proceeds. He stated that the example would be First Electric
who built curb and gutter on the east side of Loop Road because that
side of the street is not a part of the 75' of right-of-way necessary
to complete Loop to four lanes.
Vice Chairman Young questioned what would trigger the requirement for
street improvements regarding new development.
City Engineer Whisker stated that
clear, when development occurs next
responsible for street improvements.
the subdivision regulations are
to a street then the developer is
Commissioner Herbold noted that some of the proposed buildings would
face Loop Road.
City Engineer Whisker concurred, saying that Mr. Robinson's point was
that the roads are internal to the development, which differs from
when a house has access onto the street. He clarified that typically
buildings within an apartment complex are not oriented to the street.
He further clarified that Mr. Robinson is saying that everything about
this complex is internal; therefore, the apartments really do not face
the road. He acknowledged that some of the buildings do seem to be
oriented towards the street. He stated that Mr. Robinson's point is
that you do not access the development from any point since it is
fenced. He then answered that from the north edge of this property it
is curbed and guttered in front of First Electric.
Commissioner Dollar stated that she does not favor improvements being
waived, adding that Mr. Robinson made that point earlier, saying at
what point does the Planning Commission require curb and gutter.
Commissioner Ott pointed out that the last time this was addressed was
when Base Meadows developed another phase, noting that the reasoning
was because it was a State highway.
Vice Chairman Young questioned with the development being fenced was
there any thought to access to the sidewalk without going out through
the main access.
Mr. Robinson stated that there would be no direct access from' the
internal sidewalk to the sidewalk around the development. He then
answered that the intent was to keep everything internal and the
development is not proposed to be gated.
In response to a question posed by Vice Chairman Young, Mr. Robinson
answered that he did propose the idea of street improvements between
the two access drives and the developers were not opposed to that
concept.
4
CITY OF JACKSONVILLE, ARKANSAS
REGULAR PLANNING COMMISSION MEETING
JULY 12, 2010
7:00 P.M. -7:52 P.M.
Vice Chairman Young stated his feeling that it would be a start in the
right direction even if the rest of the perimeter were waived. He
then offered that the Commission might need a planning session to
clarify what triggers the requirement of street improvements.
In response to a question from Commissioner
answered that there would be approximately
Electric curb and guttering to where the curb
wit.l! Lhis development.
Herbold, Mr. Robinson
220 feet from First
and gutter would begin
City Engineer Whisker interjected that he did not believe that curb
and guttering on the north end was as major a concern. He noted that
there is drainage in that area and the piping to achieve a flat
surface without a ditch would escalate the development costs.
Mr. Robinson explained that the problem with the north end is that
there is a pipe running underneath Loop Road and three oth er pipes
that come from First Electric on the north part of the property that
runs underneath the existing sidewalk. He continued saying that the
pipes are not parallel to each other but are separated, adding that it
is easier to have an open ditch than it would be to build a lot of
junction boxes to collect the pipes, connect them together and then
build another pipe to another junction box to collect the last pipe.
He stated that 220 feet of curb does not sound bad, adding that he had
asked City Engineer Whisker if they did the curb and sidewalks, could
they have an open ditch behind the sidewalk. He then related that
there is sewer in that vicinity that they will have to address.
City Engineer Whisker stated that his answer to Mr. Robinson was if
the City is going to do half-street improvements then he wanted to
have piping and a flat s ur£ace between the curb, gutter and s idewalk.
He went on to say that i f they want an open ditch it would have to be
on their side o;f the fence to address drainage. He stated that he
believes there we re problems getting that to £it into t he layout of
the development.
Mr. Robinson noted that with the sewer pipe being on the property and
with the location for parking, it was not feasible to move the ditch.
He cite d the area in front of Bond Engineering and Durham's strip
center where curb and gutter was constructed with an open ditch behind
that. He added that the only place piped was underneath the driveways.
He offered that he did not feel t hat the developer would object to
constructing the 22 0 feet of curb and gutter to connect to First
Electric if they could have the open ditch behind the sidewalk.
Vice Chairman Young confirmed that they would also be responsible for
the street improvements between the two drives.
5
j
CITY OF JACKSONVILLE, ARKANSAS
REGULAR PLANNING COMMISSION MEETING
JULY 12, 2010
7:00 P.M. -7:52 P.M.
Mr. Robinson concurred, saying that the only place where there would
be no curb and gutter would be from the last drive to the
intersection.
Commissioner Ott mentioned that the sidewalk being further from the
vehicles would be safer for pedestrian traffic.
Mr. Robinson pointed out that you would have to cross the ditch to
access the sidewalk from the road.
Commissioner Ott moved, seconded by Commission Brannen to approve the
preliminary plat of Courtyard Cottages stipulating that curb and
gutter be constructed from First Electric through to the second
southern access with sidewalks on Loop and Military Roads, allowing
for an open ditch from the northern access to First Electric.
Mr. Robinson clarified that the location of the open ditch would be
behind the 220 foot from the northern access to the sidewalk that goes
down to Murrell Taylor Elementary School.
At this time MOTION CARRIED with Commissioner Dollar voting NAY.
SITE PLAN for Courtyard Cottages
Mr. Robinson explained that the first building at the north entrance
encroaches over the 25' setback, asking for a waiver of that setback.
He then explained that once the 5' of property on the north end of the
development is deeded to the City, the building adjacent would also
need a setback waiver. He stated that both buildings would require a
7 or 8 foot waiver. He then answered that there would be 17' between
the building facing Loop Road and the fence.
City Engineer Whisker pointed out that it would be the reverse; the
waiver for the building facing Loop Road would be 17' and there would
be 8' from the building to the fence. He explained that the
miscalculation occurred when the cord line was drawn on the site plan,
noting that because of the direction of the internal street there was
no way to move the building back to make it fit behind the setback. He
further explained that the grant is specific to the number of units.
He then answered Vice Chairman Young that there are no issues
regarding access. He noted an emergency turnabout requested by the
Fire Department.
Discussion ensued
buildings and Mr.
determined that the
as to the feasibility of turning some
Robinson stated that it was considered
parking area would be lost.
of
but
the
was
City Engineer Whisker answered that a 17' waiver is excessive
regarding the typical request of waiver, adding that this is behind a
fence and would not stand out like a waiver regarding a row of houses.
6
CITY OF JACKSONVILLE, ARKANSAS
REGULAR PLANNING COMMISSION MEETING
JULY 12, 2010
7:00 P.M. -7:52 P.M.
Mr. Robinson then answered that the buildings would be single story.
Mr. Burress addressed the issues regarding the fence, saying that the
fence along Loop and Military Roads would be a 6' powder coated steel
picket fence. He then explained that the fence along the north and
rear sides would be a 6' opaque wooden fence. He stated that this
would provide property control and security for the tenants.
Alderman Howard moved, seconded by Commissioner Herbold to approve the
site plan ~or Courtyard Cottages and a 17' setback waiver for the
building facing Loop Road and an 8' waiver for the building located at
the north end of the property. MOTION CARRIED.
b. REPLAT Lot 14, Woodland Heights Subdivision
Petitioner Jim Durham explained that the replat is part of a piece of
property that belonged to a parcel that faced Red Fox Lane formally
owned by Will and Tommy Bond. He stated that his home is on lots 14
and 15 of Woodland Heights, explaining that this would create a larger
backyard for his home. He stated that even with his home having a 25'
front yard setback there is only a small area of backyard. He noted
issues regarding the 10' drainage easement that would be helped by
having this property attached to his current property.
City Engineer Whisker explained that the first six houses on the west
side of Northeastern is on a metes and bounds, adding that the house
this property currently belongs to was built on the east half of the
lot. He continued saying that the west half of the lot is an open
area. He explained that the proposal is to sell that property to Mr.
Durham so another house could not be built on the vacant property. He
stated that Mr. Durham's property, being lots 14 and 15, back up to
this property. He stated that the property would become one large lot
and that would prevent an additional house being built on Red Fox
Lane. He then answered that the only advantage to joining the
properties is because of tax parcels.
Mr. Durham concurred, noting that lots 14 and 15 were combined on one
tax bill. He stated that the City Engineer has the authority to
approve replats without having to run them through the Planning
Commission but because of his position with the City and the Mayor's
transparency policy, it was felt this would be more in keeping with
the goals of this administration. He related that his intentions are
to replace the wooden privacy fence with brick fencing with decorative
lightening. He t h en offered that he would install an automatic gate
off Red Fox Lane providing access to the rear of his property, adding
that the gate would carry the same setback as the houses on Red Fox
Lane with a green area adjacent to the street. He then noted that
there have been problems not being able to get out of his subdivision
during heavy flooding on T.P. White, explaining that he would tie this
7
CITY OF JACKSONVILLE, ARKANSAS
REGULAR PLANNING COMMISSION MEETING
JULY 12, 2010
7:00 P.M. -7:52 P.M.
access into his existing driveway allowing for emergency access for
neighbors or the Police. He assured the Commission that it would be
positive improvements for the property.
Commissioner Herbold moved, seconded by Commissioner Brannen to
approve the replat of Lot 14, Woodland Heights Subdivision. MOTION
CARRIED.
BUILDING PERMIT(S):
GENERAL:
ANNOUNCEMENT:
ADJOURNMENT: Vice Chairman Young without objection adjourned the
meeting at approximately 7:52 p.m.
8
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
AUGUST 9, 2010
7:00P.M ..
Regular Planning Commission
Meeting of July 12, 2010
PLAT(S): a. REPLAT: Lots 10Z & 11Z to 10ZR
Pennpointe Subdivision, PH II
6. BUILDING PERMIT(S):
7. GENERAL:
ANNOUNCEMENT(S):
ADJOURNMENT
Petitioner: Terry Vick II & Nicole Matsoukas
Grantor: Dickie Penn
Representative: Bond Engineering
b. FINAL PLAT: Graham Woods PH I
Petitioner: Dana Nixon and HW Tucker
Representative: Bond Engineering
OPENING REMARKS:
CITY OF JACKSONVILLE, ARKANSAS
REGULAR PLANNING COMMISSION MEETING
AUGUST 9, 2010
7:00 P.M. -7:25 P.M.
The Planning Commission of the City of Jacksonville, Arkansas met in
regular session on August 9, 2010. Chairman Gray opened the meeting
at approximately 7:00 p.m. expressing appreciation to those in
attendance.
ROLL CALL: Commissioners Art Brannen, Glen Keaton, Chad Young, Susan
Dollar, John Herbold, Joe Ott, and Alderman Howard answered ROLL CALL.
Chairman Gray declared a quorum. PRESENT (9), ABSENT (0).
Commissioner McCleary arrived at approximately 7:19p.m.
Others present for the meeting were City Engineer Jay Whisker, Aaron
Robinson, interested citizens, petitioners, and press.
CORRECTION AND/OR APPROVAL OF MINUTES:
Commissioner Herbold moved, seconded by Alderman Howard to approve the
minutes of the regularly scheduled Planning Commission meeting of 12
July 2010 as presented. MOTION CARRIED.
PUBLIC HEARING(S):
REQUEST TO APPROVE PLAT(S): a. REPLAT Lots 10Z & 11Z to 10ZR
Pannpointa Subdivision PH II
Mr. Aaron Robinson of Bond Engineering explained that the request is a
replat of two lots to one lot in the Pennpointe Subdivision, adding
that the owner plans to construct an addition to the existing home.
He then noted that the bill of assurance grantor, Mr. Dickie Penn; has
approved the request.
City Engineer Whisker related that the utility companies do not have
any problems with the request.
Commissioner Young moved, seconded by Commissioner Dollar to approve
the replat of Lots 10Z & 11Z to 10ZR Pennpointe Subdivision PH II.
MOTION CARRIED.
b. FINAL PLAT Graham Woods PH I
Mr. Robinson related issues regarding the utili ties, noting that the
letters of warranty and as builts were received today. He stated that
all items for the Water Department check list will deliver that to Mr.
Simpson of the Water Department tomorrow. He then stated that all the
requirements for Water and Wastewater should be satisfied. He went on
to say that the only other issue is along lots 17 and 18, explaining
that there is a concrete crossing across the ditch that is used by the
City for maintenance of the ditch. He noted that during submission of
the preliminary plat, City Engineer Whisker had requested a 15'
easement, explaining that in discussions it was noted that a fence
could not be constructed to rear of those lots. He then added that
the only revision to the final plat is to make the northern
CITY OF JACKSONVILLE, ARKANSAS
REGULAR PLANNING COMMISSION MEETING
AUGUST 9, 2010
7:00 P.M. -7:25 P.M.
boundary line more at an angle to keep the 15-foot easement so City
tractors can gain access to the ditch area for maintenance.
City Engineer Whisker noted that the property backs up to Duva Branch
Creek, the Creek that runs behind Stonewall Subdivision. He noted
that the City maintains that ditch area adjacent to the proposed
Subdivision. He noted that a property owner would be responsible for
the upkeep of an easement but the City would be running tractors
across the area. He related that such an option does not seem fair to
the property owner, sugges t.ing that instead of Fin easement . the City
would have ownership of that property. He went on to explain that
this would allow the property owner to fence their property and the
City will still have access to the area it maintains. He then
explained that in this specific vicinity there is a low-water crossing
of concrete that the tractors can drive across and also backup, but
they also need room to turn, which is what the 15' represents. He
stated that he is requesting that lots 17 & 18 be reduced by 15' on
the northern side of the lot to accommodate maintenance access for the
City. He noted that lots 17 & 18 would still meet R-1 lot zoning
requirements of 60' X 100', adding that the lots are currently 130'
deep.
Discussion ensued and it was clarified that the lots would be 115'
deep at the least and maybe 120'deep if the City can fit a tractor in
that 10' area. Other discussion ensued regarding the constant
maintenance issue involved with making this property an easement,
which would prevent the property owner from being able to fence the
rear of their property.
In response to a question from Commissioner Young, City Engineer
Whisker explained mowing issues involved with the area behind lots 17
& 18 and further noted that the ~ity would require a bond for sidewalk
improvements. He then answered that the flood plain area is the area
north and west of lots 15 through 18. He stated that the street named
Westwood Drive is being treated as a hammerhead T street and the next
phase of the development wi ll connect the Street from the southwest,
making a large U shaped street. He stated that ultimately Westwood
Drive is the north line that would connect three streets onto Graham
Road.
Developer Wally Nixon noted the area of concern regarding lot 18,
saying that he would work to redraw the lines, suggesting that it
could be done at an angle to provide turning access. He stated that
he does not see the property needing to be deeded to the City,
suggesting that it would be considered property that was not included
in the legal description of the Subdivision.
City Engineer Whisker clarified that the City does not have deeds on
the property, adding that the area is a major waterway for the City
and the City mows the side banks to help keep the water from dragging
2
CITY OF JACKSONVILLE, ARKANSAS
REGULAR PLANNING COMMISSION MEETING
AUGUST 9, 2010
7:00 P.M. -7:25 P.M.
through the City. He explained that the ditch carries all the water
from the Little Rock Air Force Base through Wal-Mart, goes underneath
and comes down through this area before crossing at Loop Road. He then
answered that the 180' represents the 130' depth of the lot and 50'
for the street length.
Commissioner Young questioned if this development would be similar to
that of Graham Settlement in terms of amenities and home size.
Mr. Nixon concurred, saying that the requirements for roofing
other amenities would be the same as Graham Settlement. He
answered that Graham Settlement is now totally built out.
and
then
Commissioner Brannen moved, seconded by Commissioner Dollar to approve
the Final Plat of Graham Woods PH I, contingent upon approval by City
Engineer Whisker regarding rear lotline adjustment, bond for sidewalk,
and letters of acceptance from Water and Wastewater Departments.
MOTION CARRIED.
BUILDING PERMIT(S):
GENERAL:
ANNOUNCEMENT: City Engineer Whisker announced that the Arkansas
Highway Department is hosting a public meeting regarding the corridor
study of Hwy. 67/167. He stated that it would be held at the
Community Center and he would forward by email the time and date. He
encouraged attendance.
City Engineer Whisker updated the Planning Commission regarding the
recent public hearing held by the City Council regarding the question
of annexations to the City of Jacksonville. He stated that he felt
there was a good exchange of information, adding that there will be
specific issues for the Planning Commission regarding zoning. He
stated that there are considerations for the development of a zoning
map that would be attached to the annexation petition. He then
answered that that north annexation consists of approximately 3.8
square miles and the southern annexation consists of .3 square miles.
He stated that the southern annexation would go from the liquor stores
to the Cemetery. He then noted that a larger southern annexation was
being proposed by area residents that would encompass Wooten Road down
to Valentine and out to Southeastern to the Church also known as the
Dick Jeter area.
In response to a question from Commissioner Brannen, City Engineer
Whisker noted that the City currently regulates the AICUZ zone
authorized by State law. He stated that all development within the
AICUZ zone inside or outside the City limits would have to seek
approval from the Jacksonville Planning Commission.
3
CITY -OF JACKSONVILLE, ARKANSAS
REGULAR PLANNING COMMISSION MEETING
AUGUST 9, 2010
7:00 P.M. -7:25 P.M.
Chairman Gray noted that tbe issue of annexation would be before the
City Council again on Augu st 19 h and would be considered for the
General Election Ba llot in November. He explained that the E~anning
Commission would become involved as the Election nears r egarding
planned zoning for the area.
ADJOURNMENT: Chairman Gray without objection adjourned the meeting at
approximately 7:25p.m.
RespecLfully ~ubmittcd,
~bw:xJ Susan L Dav1tt
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):
6. BUILDING PERMIT(S):
7. GENERAL:
ANNOUNCEMENT(S):
ADJOURNMENT
AGENDA
SEPTEMBER 13, 2010
a.
7:00 P.M.
Regular Planning Commission
Meeting of August 9, 2010
COMMUNICATIONS TOWER PERMIT
2600 Cory Drive
Petitioner: American Tower Corporation
b. Multiple site approval for mobile building
1) 2193 West Main
2) Intersection of T.P. White & James Street
Petitioner: Joe Bravo Espresso
Representative: Brent Weeks
OPENING REMARKS:
CITY OF JACKSONVILLE, ARKANSAS
REGULAR PLANNING COMMISSION MEETING
SEPTEMBER 13, 2010
7:00 P.M. -7:45 P.M.
The Planning Commission of the City of Jacksonville, Arkansas met in
regular session on September 13, 2010. Chairman Gray opened the
meeting at approximately 7:00 p.m. expressing appreciation to those in
attendance.
ROLL CALL: Commissioners Art Brannen, Glen Keaton, Chad Young, John
Herbold, Joe Ott, and Alderman Howard answered ROLL CALL. Chairman
Gray declared a quorum. Commissioner McCleary arrived at
approximately 7:01p.m. PRESENT (8), ABSENT (1).
Others present for the meeting were City Engineer Jay Whisker, Board
of Adjustment Commissioner Leroy Akridge, 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
9 August 2010 as presented. MOTION CARRIED.
PUBLIC HEARING(S}:
REQUEST TO APPROVE PLAT ( S) :
BUILDING PERMIT(S): a. COMMUNICATIONS TOWER PERMIT 2600 Cory Drive
Mr. Jerry Feathers related that he is representing the American Tower
Corporation and AT&T. He related that American Tower Corporation is
proposing to constr uct a. 100' monopole at the end of Cory Drive. He
explained that AT&T will be the tenant. He related that AT&T had
complained regarding dropped calls and have been researching a site in
that approximate location several months. He noted that the site is a
highly wooded area, saying that it is located at the northwest corner
of Cory Drive a.nd Redmond Road. He. stated that the tower will be
constructed in a small area close to a building surrounded by trees.
He stated that this location would help to landscape and disguise the
tower. He stated that the bottom part of the tower would not be seen
from the road, noting that most of the trees are 40 to 50 foot tall.
He stated that AT&T has a need for the location because of dropped
service.
City Engineer Whisker stated that since it has been awhile since the
City has received this type of request, he reviewed the tower permit
rules, explaining that the only concern would be landscaping. He
added that the existing trees can be used to fulfill that requirement.
He related that the monopole would allow for four carriers to maximize
the amount of users without having additional monopoles.
Commissioner Herbold moved, seconded by Commissioner Brannen to
approve the tower construction permit as requested. MOTION CARRIED.
CITY OF JACKSONVILLE, ARKANSAS
REGULAR PLANNING COMMISSION MEETING
SEPTEMBER 13, 2010
7:00 P.M. -7:45 P.M.
b. MULTIPLE SITE APPROVAL FOR MOBILE BUILDING
1) West Main at 2227 Plantation Plaza and 2) Intersection of T. P.
White & James Street.
Chairman Gray requested clarification regarding whether the request is
one building for two sites or two buildings at separate sites.
Petitioner Brent Weeks related that Mr. Lloyd Friedman owns the
property at both locations, clarifying that he is requesting buildings
for both locations. He added that Mr. Friedman was not certain how
long he would lease the location on T. P. White and James Street,
adding that location is still in debate.
Alderman Howard questioned circumstances regarding the previous site
on West Main at Sutherlands that was approved previously.
Mr. Weeks stated that he is not completely sure of what happened,
explaining that the Water Department had originally approved their
locating to the site but then there was a delay on the lease and the
Water Department changed their minds because they were not sure what
they were going to do with the frontal portion of the property. He
stated that when he last spoke with Mr. Simpoon, he was told that
plans were not finalized so they decided not to lease any portion of
the property.
Chairman Gray clarified that the proper address on West Main is 2227
West Main in the Plantation Plaza, across from Coleman's and adjacent
to the Peaches parking lot.
Commissioner Brannen stated that he has questions regarding the
request for the James Street location, noting that because of traffic
issues he feels Mr. Weeks' customers would have to come in off T. P.
White and circle around because of the congested traffic already on
James Street. He stated that there is at least one accident every
month on that corner. He noted the two lane bridge, saying that he
does not feel the area could support further traffic congestion. He
mentioned the hours of probable operation and Mr. Weeks replied that
weekday operations are from 6 a.m. to 6 p.m., adding that he does a
greater business in the afternoons than one might perceive.
Commissioner Brannen remarked that there is afternoon traffic with
school buses and there are two churches with schools.
Chairman Gray requested that the sites be addressed separately. He
then requested that Mr. Weeks briefly describe his operations.
Mr. Weeks related that there would be an 8' X 8' building with two
access points, one each on T. P. White and James Street. He stated
that cars can use one access and then exit by the other, explaining
that both accesses could be used for ingress and egress simultaneously
in a straight line fashion.
2
In response to
responded that
seconds.
a question
their goal
CITY OF JACKSONVILLE, ARKANSAS
REGULAR PLANNING COMMISSION MEETING
SEPTEMBER 13, 2010
from
is to
7:00 P.M. -7:45 P.M.
Commissioner McCleary,
service each customer
Mr. Weeks
within 90
Alderman Howard confirmed with Mr. Weeks that the building does not
have indoor plumbing. Mr. Weeks explained that the buildings do have
plumbing but there is no access to City water. He related that water
is delivered to the building and gray water is taken away daily. He
stated that regarding restrooms, he typically obtains a letter of
intent from an adjacent business that allows them restrnnm R~~eRs. It
was confirmed that James Street would present a difficulty regarding
any restroom access from an adjacent business. Mr. Weeks stated that
employees would be allowed a break to drive off premises.
In response to a question from Commissioner Young, Mr. Weeks stated
that they would bore under the concrete to obtain electrical power to
the building.
Chairman Gray referenced the 2227 West Main site, questioning if he
had a preliminary lease agreement with the owner.
Mr. Weeks stated that Mr. Friedman was waiting for approval before
going forward with the lease.
Chairman Gray noted that any approval would be contingent on a lease.
City Clerk Susan Davitt confirmed that Mr. Friedman had supplied an
email granting Mr. Weeks authority to submit an application for a
mobile building on his property.
In response to a question from Commissioner Young, City Engineer
Whisker confirmed that the request would involve landscaping
considerations. He stated that since the building is 8' X 8' he had
spoken with Mr. Weeks about providing landscaping around the West Main
sign. He pointed out that there is a main sign .in front of the Plaza
that list all the businesses surrounded by asphalt. He stated that
his recommendation to Mr. Weeks was to provide a 10' wide landscaping
around that signage. He explained that Mr. Weeks' building would line
up with the signage and landscaping. He then noted that this would
provide an aesthetic look as well as the additional benefit of keeping
traffic from hitting the sign. He went on to explain that his goal
regarding the landscaping recommendations was to make it feasible for
all concerned.
Commissioner Young stated that in addition, he would suggest some type
of planters on the side of the building that would not be used by the
cars. He noted that it would root the building and offer a better
appearance.
Mr. Weeks agreed to that recommendation.
3
CITY OF JACKSONVILLE, ARKANSAS
REGULAR PLANNING COMMISSION MEETING
SEPTEMBER 13, 2010
7:00 P.M. 7:45 P.M.
Chairman Gray stated that the landscaping recommendations are not
easily visualized, adding that he would trust City Engineer Whisker's
judgment regarding the final setting of the building if approved.
City Engineer Whisker stated that code states that if there is
reconstruction or improvements there has to be a small percentage
thereof of the contract, explaining that from that he derived six (6)
percent.
Alderman Howard moved, seconded by Commissioner
request for a mobile building to be placed
Plantation Plaza as requested. MOTION CARRIED.
2) Site location at T.P. White and James Street:
Keaton to approve the
at 2227 West Main,
Commissioner McCleary stated concerns for traffic coming off the James
Street access and into the cross traffic.
Mr. Weeks stated that he parked and observed traffic seven or eight
times at various periods of the day. He related that traffic
conditions would have to be good for him or it would be a waste of his
time to establish a business there. He stated that he observed a few
times where it might be more difficult, adding that he has not seen
more than two or three times where it becomes that congested. He
stated that there is not any problem with getting onto the site; he
understands Commissioner McCleary's concern is leaving the site. He
stated that he is sure traffic will be able to get back out. He
reiterated that he has only observed a couple of times where the cross
traffic would be congested, adding that such traffic conditions are
the same almost anywhere. He assured the Planning Commission that
traffic conditions would have to be feasible or the site would not be
of any value to him. He explained that it costs him approximately
$5,000 to locate or move a building on or off site, adding that he
does not have that kind of money to waste. He additionally offered
that he had observed the traffic for three consecutive mornings and
did not see where he could not have gotten back into traffic. He then
noted that both accesses are large openings, surmising that the
openings are between 35' and 40' wide, including the radius it is
larger than 40' on both sides. He noted that he would fix the pothole
on the James Street side of the parking lot.
Chairman Gray referenced the site drawing, saying that it represents
the current streets, right-of-way, and parking asphalt area.
Mr. Weeks offered that the drawing is not 100% accurate, explaining
that there are some small curves at the end. He offered that it is
98% accurate to his ability.
4
CITY OF JACKSONVILLE, ARKANSAS
REGULAR PLANNING COMMISSION MEETING
SEPTEMBER 13, 2010
7:00 P.M. -7:45 P.M.
In r e sponse to a c orrunent from Corrunissioner Young, Mr. Weeks related
that he would like to put some of the landscaping to the front of the
lot. He then answered that he would not want to be required to reseal
the parking lot. He stated that he is not certain of Mr. Friedman's
plans, noting that he may intend to construct a larger building to the
rear of the lot. He related that he is sure Mr. Friedman would remove
the trees and completely reconstruct the parking lot.
Alderman Howard questioned if Mr. Weeks had any plans of constructing
a privacy fence behind t he builrling. Mr. Weeks stated that he had not
thought about that but added his building would be at lea st 100 ' from
the residential area. He went on to say that if a s eparation is
required he would rather do it with plantings.
Alderman Howard noted that prior approval regarding this lot was for
Mr. Friedman to construct his real estate building, adding that at
that time Mr. Friedman had agreed to construct a privacy fence.
Corrunissioner Brann en noted tha t while there is corrunercial property
across the f reewa y , this would be the only commercial property on this
side. He reiterated his concerns regarding traffic as his main
concern, pointing out that he believes between 3:30 p.m. and 5:00 p.m.
the traffic would be difficult for this piece of property.
Corrunissioner Ott questioned and City Engineer Whisker concurred that
zoning is compatible for this business.
City Enginee r Whisker r eca l l ed that the property was rezoned to C-2
for Mr. Friedman's b usiness sometime back. He recalled that Mr.
Friedman had wanted to place several businesses on the lot in a small
shopping center type development.
In response to a question from Corrunissioner McCleary, Mr. Weeks
related that he had observed traffic on several occasions in the
morning, at lunch time, and also in the afternoon. He added that he
did not observe a time when he could not have gotten back out into
traffic.
Corrunissioner McCleary assured Mr. Weeks that while the City wants new
businesses, they have to make sure there will not be a traffic jam at
the signal.
Mr. Weeks agreed that it would not be a good situation for his
business either. He reiterated his feel i ng that t hi s site will not be
as long-term as he would like but more of a temporary situation
regarding Mr. Friedman's plans. He estimated that he would probably
be at the site for one or two years. He explained that he is hoping
to establish enough business so that if he moves across the road, the
business will follow. He related that there is a lot on the other
side of the freeway he has researched for future location.
5
CITY OF JACKSONVILLE, ARKANSAS
REGULAR PLANNING COMMISSION MEETING
SEPTEMBER 13, 2010
7:00 P.M. -7:45 P.M.
Commissioner Young questioned if there is a requirement regarding the
distance between the drive to the intersection.
City Engineer Whisker stated that it depends on the
adding that if it is a major road, the distance is 300'
to point out that these accesses have existed since he
Engineer.
intersection,
He went on
has been City
Commissioner Young stated that the left turn to exit back onto T. P.
White from this site would be the most dangerous, noting that there is
easy access onto the site.
City Engineer Whisker stated that he would not disagree; pointing out
that there have been businesses at that location in the past, under
the same conditions that Mr. Friedman plans to use it in the future
and will want to continue to use the same accesses. He offered to his
recollection the hardest exit would be from T.P. White to turn
southbound on James Street, saying that a vehicle would have to cut
across another lane of traffic to make a right hand turn.
Commissioner Brannen pointed out that the
previously was a real estate business,
generated from that business would not be
of business.
only business located there
adding that the traffic
the same as from this type
Discussion ensued as to other businesses that were located at the site
over past years.
Commissioner Keaton suggested a right turn only onto James Street.
City Engineer Whisker stated that most times during the day, possibly
excluding the 5 p.m. hour, it is an easy turn to make. He then noted
other times when it might be more difficult might coincide with the
shifts at the Hospital. He offered that he has observed around 5 p.m.
when he is going home, that T. P. White backs up possibly six cars,
causing a wait to make a right in or a right out. He added that he
feels it is like most traffic, motorists adapt.
Commissioner Young suggested a sign reading "right turn only between
hours of 6 a.m. and 9 a.m.," pointing out that this would meet the
responsibility of addressing difficult traffic times.
Discussion ensued regarding the zoning of the lot and allowable
businesses that would fit that zoning, which could be operated on that
lot.
Chairman Gray clarified that any restrictions regarding traffic flow
would need to be addressed prior to the investment of a business
owner.
6
CITY OF JACKSONVILLE, ARKANSAS
REGULAR PLANNING COMMISSION MEETING
SEPTEMBER 13, 2010
7:00 P.M. -7:45 P.M.
Mr. Weeks offered that he would comply with any requirements or
restrictions.
In response to a question from Commissioner Young regarding use of the
property for this type business, particularly when the drives do not
comply with intersection distance codes, City Attorney Bamburg
recalled that there has not been a building on the lot for ten plus
years.
Cily Eut,JilH:!eL Whi:::;k.eL 11uled Lha.L Ll1e building was removed in 2000.
City Attorney Bamburg stated that concerns for traffic patterns, flow,
and congestion are legitimate; regardless of the zoning. It is a
factor that has to be considered when any business or property use is
considered. He then offered and confirmed with City Engineer Whisker
that a traffic study was performed by the Highway Department regarding
James Street two years ago that might provide helpful information in
making a determination. He noted that current code provisions do not
allow ingress and egress to be within 300 feet of a major
intersection.
In response to a question from Mr. Weeks, Commissioner Young related
that he is uncomfortable with both accesses having left turns across
oncoming traffic. He offered that right turns from both access
leaving the site would make for a better traffic flow and address
safety issues.
Mr. Weeks reiterated that he has observed the traffic flow on several
occasions and does not feel that it would be a dangerous turn.
Commissioner Young pointed out that location of the drives does not
meet City Code regarding distance from the intersection.
Mr. Weeks suggested that "right turn only" signage be placed on the
access on T.P. White.
Commissioner Young confirmed that he feels both left hand turns are
dangerous.
Commissioner McCleary noted that a vehicle turning left on James would
have to cross over as many as three lanes of traffic before the bridge
turns into two lanes, remarking that the area is congested.
Commissioner Young and Commissioner McCleary assured Mr. Weeks that
while the Planning Commission wants to approve his request, they do
not want to approve something that does not meet City ordinance.
City Engineer Whisker suggested that the Planning Commission may want
delay action pending consideration for the 300' distance requirement
or right hand turn lanes. He then mentioned that the petitioner
could return with a different site plan.
7
CITY OF JACKSONVILLE, ARKANSAS
REGULAR PLANNING COMMISSION MEETING
SEPTEMBER 13, 2010
7:00 P.M. -7:45 P.M.
Discussion ensued regarding directional options for vehicles making a
mandatory right hand turn exiting the site onto T.P. White Drive. It
was then noted that Martin Street is located almost directly across
from the site within 50'.
In response to a question from Commissioner Ott, Chairman Gray stated
that any restrictions on the petitioner would reflect back to the
property owner.
Mr. Weeks stated that he did not feel that there would be room to
create an access 300' from the intersection.
Chairman Gray suggested that the item be tabled, offering the
Commission time to visit the site and observe the area traffic flow.
He stated that there is a desire to help approve the request subject
to considerations that would ensure safe traffic flow.
Commissioner McCleary moved, seconded by Commissioner Howard to table
the item of business pending further considerations until the next
regularly scheduled Planning Commission meeting. MOTION CARRIED.
GENERAL:
ANNOUNCEMENT: Chairman Gray related that the Jacksonville Planning
Commission has been charged with the responsibility of overseeing the
Land Use Map, including the Master Street Plan and other master
overlays of the community. He stated that the Planning Commission
will conduct a public hearing at it next regularly scheduled Planning
Commission meeting regarding the Land Use Plan with a review of the
areas considered for annexation. He related that Land Use
recommendations will be forwarded to the City Council for adoption,
including changes to the existing Land Use Map as well as
recommendations for the proposed annex area.
City Engineer Whisker reviewed the areas included in the North and
South annexation.
ADJOURNMENT: Chairman Gray without objection adjourned the meeting at
approximately 7:43p.m.
Respectfully submitted,
8
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
a.
b.
AGENDA
OCTOBER 11, 2010
7:00 P.M.
Regular Planning Commission
Meeting of September 13, 2010
MASTER LAND USE PLAN
proposed annexation areas
City Engineer Whisker
Site approval for a mobile building
Intersection of T.P .. White & James Street
Petitioner: Joe Bravo Espresso
Representative: Brent Weeks
Metes and bounds
1 0009 South Highway 161
Petitioner: John Pate
Revised bill of assurance
St. James Place
Petitioner: Dickie Penn
CITY OF JACKSONVILLE, ARKANSAS
REGULAR PLANNING COMMISSION MEETING
OCTOBER 11, 2010
7:00 P.M. -8:25 P.M.
OPENING REMARKS:
The Planning Commission of the City of Jacksonville, Arkansas met in
regular session on October 11, 2010. Chairman Gray opened the meeting
at approximately 7:00 p.m. expressing appreciation to those in
attendance.
ROLL CALL: Commissioners Art Brannen,
Dollar, Joe Ott, Eric McCleary, and
CALL. Chairman Gray declared a quorum.
Glen Keaton, Chad Young,
Alderman Howard answered
PRESENT (8), ABSENT (1).
Others present for the meeting were City Engineer
Brent Weeks, Mr. Dickie Penn, interested citizens,
press.
Jay Whisker,
petitioners,
CORRECTION AND/OR APPROVAL OF MINUTES:
Susan
ROLL
Mr.
and
Alderman Howard moved, seconded by Commissioner Keaton to approve the
minutes of the regularly scheduled Planning Commission meeting of 13
September 2010 as presented. MOTION CARRIED.
PUBLIC HEARING(S): Master Land Use Plan
Chairman Gray opened the Public Hearing at approximately 7:03p.m.
City Engineer Jay Whisker reviewed a color-coded PowerPoint map of the
proposed annex areas by use. He related that he has visited with
several residents of the north and south annex areas regarding current
uses of their property. He asked that members of the audience review
the map and contact him with any desired changes, noting that it would
be easier to change designated uses before being annexed rather than
later if the property is annexed. Approximately six areas were noted
of change in the northern area while there were no changes made to the
southern proposed annex area.
Mr. Roger Cruise addressed the Planning Commission stating that he is
opposed to the annexation proposal, saying that most of the area is in
the flood plain. He related issues regarding problem area flooding
and drainage.
Mr. Bob McCauley issued concerns for how the annexation would affect
tax increases regarding property assessments.
Chairman Gray explained that it would not automatically raise
assessments on property. He offered that if anyone has a problem with
the assessment of his or her property either now or after the proposed
annexation they could contact the Board of Equalization.
City Engineer Whisker explained in response to a question from Ms.
Mary Peterman the process to have zoning changed now and after the
annexation were it to pass.
CITY OF JACKSONVILLE, ARKANSAS
REGULAR PLANNING COMMISSION MEETING
OCTOBER 11, 2010
7:00 P.M. -8:25 P.M.
Mr. Larry Holman of 1814 Republica n Road no t e d that half of his
prop erty is included i n the prop os e d a nnex area and t he other half is
ou t . Be requested that t he 7. 5-acre rule for being a ble to hunt be
lowe red to 5 acre s . Ci ty At t orney Bamburg rel ated that Section Eleven
of t he Or dinan ce was pr opose d and recomme nded by the Committee as 7.5
acres . He n ot ed t hat t h e r e a re provisions r e gardi ng p e rmission from
adjacent land owners.
Mr. Mick Gray of T-square Paint Ball also issued concerns regarding
acreage and being cible to continue to operAt.e his business as he is
currently. City Engineer Whisker assured him that he could.
Mr. Sonny Taylor stated that he lives just inside the City limits and
has not had City sewer for 27 years. He questioned why the City would
want to annex additional area when it has not provided utility
services to all inside City residents. He related that he owns the
mini storages across from the VFW, issuing concerns for higher taxes.
He stated that the annexed area would not s upp ly eno ug h in tax
collections to make of for the services those residents would require.
Chairman Gray related that the zoning and land issues are the specific
considerations before the Commission for this public hearing.
Mr. Bobby Marshall of 6705 Peters Road stated that he owns just less
than six acres, explaining that he raises Peacocks. He related
problems with wi ld animals attacking his Peacocks, questioning if he
would be in violation of the ordinance if he were to take action to
protect his farm animals.
City Attorney Bamburg stated that under the terms of Section Eleven of
the ordinance he would not qualify, adding that unless the animal was
going after or harmin~ An individual or an endangered species he would
not be able to take action to protect.
Mr. Marshall stated that he feels that part of the Ordinance needs to
be readdressed. He stated that there are wild animals in great
numbers, noting that his property is adjacent to the Wetlands.
City Attorn ey Bamburg r e lated that t he City Council would addres s
adoption of t h e Ordinance on Oct ober 21 5~, o f fering t hat Mr . Marshall
would have an opportunity to i ssue those concerns t o the City Council
at their me eting . He reiter ated t hat the purp ose of t he public::
h earing with t he Plann ing Commi ssion is primarily to address t he
p l a nn ing aspect s o f t he t e rms of t he ord inance . He then a n s we r e d tha t
he cou ld only discharge a fire arm if his property were 7. 5 acres or
more.
Mr. Roger Cru ise was r e a ssured by City Engineer Whisker that he would
be able t o continue to operat e his mobile home business.
2
CITY OF JACKSONVILLE, ARKANSAS
REGULAR PLANNING COMMISSION MEETING
OCTOBER 11, 2010
7:00 P.M. -8:25 P.M.
City Engineer Whisker than addressed a question from Ms. Janice Lewis
of 5833 Hawkins Loop, he explained that current uses would be the
established zone and would continue as such unless a rezoning were
requested by the property owner.
Chairman Gray explained that the Land Use Plan is the designation of
how it is perceived that the community would develop in the future.
Ms. Skee Grover 5917 Peters Road questioned the coding of the map,
which shows the flood plain as commercial.
City Engineer Whisker related that flood plain areas would be
protected to keep it from flooding other residents, adding that there
are existing flood plains in Jacksonville. He stated that the flood
plain and floodway is set up with separate laws through FEMA and the
zoning designation would not force development.
Chairman Gray stated that as well as future growth it would offer
protection for surrounding property owners. He stated that the zoning
will not change what is allowable in a flood plain, but would offer
more proper oversight if the owner chooses to develop. He then
clarified a question from Ms. Tiny Burnett that there is a State law
which freezes residential property taxes for residents over 65. He
offered that the County assessor could help her with that law.
In response to a question from Ms. Dee Pridmore of 5417 Pridmore Road,
City Engineer Whisker stated that a piece of property could be
sectioned and rezoned from agricultural to residential to accommodate
a second home for her son.
City Attorney Bamburg clarified that a specific request from City
Engineer Whisker in the Ordinance under Section Thirteen ami ts the
requirement of a minimum of 15' from an accessory building to any
other structure. He then noted that under Section Fifteen of the
Ordinance it states, "Any accessory building built on more than three
(3) acres will be exempted from the size and height requirement". He
explained that this would allow for barns or larger accessory
buildings.
Chairman Gray closed the public hearing at approximately 7:51 p.m.
City Engineer Whisker asked the Commission to consider changing the
Land Use Map to re-designate the area of Highway 161 through the new
College area and down John Harden as mixed use.
Chairman Gray ascertained with the Planning Commission members that
the proposed Land Use Plan for the north and south annex areas with a
generous mixed use is acceptable. Chairman Gray then noted that the
additional mixed-use area would involve property in the City along
North First Street.
3
CITY OF JACKSONVILLE, ARKANSAS
REGULAR PLANNING COMMISSION MEETING
OCTOBER 11, 2010
7:00 P.M. -8:25 P.M.
City Engineer Whisker noted the current mixed uses of the area from
Vandenburg going north on North First Street. He suggested that the
area be considered for a mixed-use land use.
Chairman Gray clarified that the zoning either residential or
commercial would remain but the Land Use Map would depict the area as
sui table for mixed use, allowing more readily for zoning changes if
requested by a property owner.
Commissioner Ott pointed out Llld L the new development in the area has
been residential while the commercial areas are preexisting.
City Engineer Whisker pointed out the new development of commercial
property on John Harden when the Highway Department completed the new
off-ramp.
Commissioner Ott stated that his concern would be protection of
residential areas if commercial were allowed to be developed adjacent.
City Engineer Whisker noted that most of that would be controlled by
the subdivision bills of assurance.
Commissioner Dollar moved, seconded by Commissioner Brannen to
recommend to the City Council that the area from the boundary of the
annexation through North First Street to Vandenburg be designated as
mixed use on the Land Use Plan and the zoning and Land Use Plan of the
proposed north and south annexations be accepted. MOTION CARRIED.
REQUEST TO APPROVE PLAT(S):
BUILDING PERMIT(S): a. Site approval for a mobile building at
Intersection of T.P. White & James Street
Chairman Gray noted that the item
previous Planning Commission meeting
further consideration.
of business was tabled at the
and is now being presented for
Mr. Brent Weeks recalled that there had been reservation regarding
traffic at the intersection. He related that the property is zoned
commercial and has had commercial endeavors in the past and will
eventually have one in the future by Mr. Friedman. He stated that in
the interim he would like to locate his business on the property. He
stated that he feels the Planning Commission may have concerns for the
volume of traffic being similar to that of StarBucks, adding that he
does not do near the volume of StarBucks. He related that there would
be about six to eight mayb e t en cars between 6:00 a.m. and 7:00 a.m.
in the morning. He added t hat they are open from 6:00 a.m. to 6:00
p.m. He explained that t here wo uld be appro ximately 15 to 20 cars in
the next four hours and then probably from 4:00 p.m. to 6:00 p.m.
there might be 4 or 5 cars in tota l. He stated that it is a small
business and there would not be a lot of traffic.
4
j
CITY OF JACKSONVILLE, ARKANSAS
REGULAR PLANNING COMMISSION MEETING
OCTOBER 11, 2010
7:00 P.M. -8:25 P.M.
He related that he has looked at traffic on sixteen separate occasions
and did not see a problem with getting onto or off the site.
City Engineer Whisker stated that both entrances are closer to the
intersection than what would be ideal, adding that the one on James
Street could not be moved anywhere on that Street and meet code. He
stated that the on T. P. White the entrance would have to be twenty
feet up from the wooden fence in order to meet code. He surmised that
if this were a new complete development redesigning the access to meet
code would be an important element. He stated that he has visited the
site in the morning and afternoon; and was able to pull on and off
without difficulty. He added that the intersection traffic does not
back up enough except in the afternoon between 6:00 p.m. to 7:00 p.m.
when traffic is either going to the hospital or getting on the
freeway.
Commissioner McCleary related that he had visited the site in the
morning and afternoon, commenting that in the morning it may be a
little congested but a vehicle can get on and off the site. He added
that he does not feel the business will have a lot of traffic in the
afternoon hours when people are getting off work. He stated that
following his personal review of the site he would not be opposed to
the request.
Commissioner Young stated that both accesses are very close to the
intersection and from a liability standpoint he feels they should
require a "Right Turn Only" at the accesses. He related his feelings
that the area is too close to negotiate a crossing over of traffic.
Commissioner Keaton stated that while he is not as concerned with the
T. P. White access, he does feel that the James Street access could
benefit from a "Right Turn Only" sign.
Commissioner Brannen stated he has observed that the traffic is very
heavy during the hours of 4:00p.m. and 5:00p.m.
Alderman Howard noted that considerations for this property has gone
back as far as 2001, noting that Mr. Friedman had proposed to
construct a realty office at that time and it was negotiated that
there would be a fence at the rear property line. He stated that the
office was never constructed but he would have preferred to have seen
the office.
Chairman Gray questioned if Alderman Howard felt that if approved for
a temporary use, did he believe the agreement for the fence should be
enforced at this time.
Alderman Howard stated that he would agree that the fence could be
waived until a permanent structure was established at the site.
5
CITY OF JACKSONVILLE, ARKANSAS
REGULAR PLANNING COMMISSION MEETING
OCTOBER 11, 2010
7:00 P.M. -8:25 P.M.
Commissioner Young added that he does feel that enforcement of the
landscaping requirements should apply.
Mr. Weeks agreed that the current site needs a good amount of
landscaping consideration. He stated that he wants the site to look
good. He :the n related that he had discussed landscaping with City
Engineer Whiske r who preferred skinny trees to the front of the
property and he would also like to put someth i ng along the rear of the
property to provide a green backdrop such as holly b ushes.
City Engineer Whisker stated that his recommendation was to plant the
same trees used at the new library for the front of this property.
In response to a question from Alderman Howard, Mr. Weeks responded
that he has not signed a lease yet but Mr. Friedman has told him that
it would only be for one or two years. He stated that he would like
to remain on the property but he does not feel that will be likely.
He commented that he would probably move his business to the other
side of the freeway at the end of the lease.
Commissioner Keaton moved, seconded by Commissioner Dollar to approve
the site plan at the intersection of T.P. White and James Street with
a "Right Turn Only" sign at the access on James Street with
landscaping requirements overseen by City Engineer Whisker. MOTION
CARRIED.
b. Metes and bounds at 10009 South Highway 161
Petitioner Mr. John Pate was not present to represent item of
business.
Item was deferred until petitioner could be present.
City Engineer Whisker responded to a question from Commissioner
Keaton, that the property is actually two separate tracts on a metes
and bounds at the corner of Homer Adkins and Hwy. 161.
Chai r man Gray noted that it could be requested to be platted as a one-
lot subdivision.
GENERAL: Revised bill of assurance St. James Place
Mr. Dickie Penn related that previously the bill of assurance stated
that the subdivision was to be governed by an improvement district,
which turned out to be too costly and time prohibited . He i s now
proposing to establish a property o wners associ ation SDllilar to
Stonewall. He related that he was a dvised that the revi sed b i ll of
assurance would need to be submitted to the Planning Commission. He
pointed out that this would take care of maintaining the common areas.
6
CITY OF JACKSONVILLE, ARKANSAS
REGULAR PLANNING COMMISSION MEETING
OCTOBER 11, 2010
7:00 P.M. -8:25 P.M.
City Attorney Bamburg stated that the Planning Commission had
previously approved the plan that included an improvement district, so
he advised Mr. Penn to submit the revised bill of assurance switching
from an improvement district to a property owners association.
Mr. Penn assured the Planning Commission that this is the only change
from what was previously approved. He went on to explain that there
is a provision which allows for the establishment of an improvement
district with 2/3~5 of the property owners vote.
Chairman Gray pointed
"additions to exiting
development may become
the following manner."
to, questioning if
development.
out that in article two, section two regarding
property" it states that "additional lands or
subject to these covenants and restrictions in
He then added that ultimately it does not have
the reference includes the whole of the
Mr. Penn concurred that it would include the whole of the development
consisting 2.7 acres.
Commissioner Young moved, seconded by Commissioner Keaton to accept
the revised bill of assurance for the entire development of St. James
Place. MOTION CARRIED.
ANNOUNCEMENT:
ADJOURNMENT: Chairman Gray without objection adjourned the meeting at
approximately 8:25p.m.
7
JACKSONVILLE PLANNING COMMISSION
1. OPENING REMARKS:
2. ROLL CALL:
AGENDA
NOVEMBER 8, 2010
7:00 P.M.
3. APPROVAL AND/OR
CORRECTION OF MINUTES: Regular Planning Commission
Meeting of October 11, 2010
4. PUBLIC HEARING(S):
5. REQUEST TO APPROVE
PLAT(S): a. FINAL PLAT: Lot 1, Sears Addition
Petitioner: Sears Construction Development
& Leasing, LLC
6. BUILDING PERMIT(S):
7. GENERAL:
ANNOUNCEMENT(S):
ADJOURNMENT
Representative: Lemons Engineering
b. FINAL PLAT: Northlake Gardens
Petitioner: Tommy Dupree
Representative: Bond Engineering
a. SITE PLAN: Lot 1, Sears Addition
Petitioner: Sears Construction Development
& Leasing, LLC
Representative: Lemons Engineering
b. Metes and bounds
1009 South Highway 161
Petitioner: John Pate
CITY OF JACKSONVILLE, ARKANSAS
REGULAR PLANNING COMMISSION MEETING
NOVEMBER 8, 2010
7:00 P.M. -7:55 P.M.
OPENING REMARKS:
The Planning Commission of the City of Jacksonville, Arkansas met in
regular session on November 8, 2010. Chairman Gray opened the meeting
at approximately 7:00 p.m. expressing appreciation to those in
attendance.
ROLL CALL: Commissioners Art Brannen,
Herbold, Joe Ott, Eric McCleary, and
CALL. Chairman Gray declared a quorum.
Glen Keaton, Chad Young,
Alderman Howard answered
PRE SENT (8), ABSENT (1 ).
John
ROLL
Others present for the meeting were City Engineer Jay Whisker, Joan
Zumwalt, Director of Administration Jim Durham, Aaron Robinson,
interested citizens, petitioners, and press.
CORRECTION AND/OR APPROVAL OF MINUTES:
Alderman Howard moved, seconded by Commissioner Ott to approve the
minutes of the regularly scheduled Planning Commission meeting of 11
October 2010 as presented. MOTION CARRIED.
PUBLIC HEARING(S):
REQUEST TO APPROVE PLAT(S): a. FINAL PLAT Lot 1, Sears Addition
Petitioner representative and Engineer Mr. Tim Lemons requested that
the Final Plat application be changed to Preliminary Plat with
approval from the Commission. He presented the Planning Commission
with copies of the Preliminary Plat, which included contours of the
site. He explained that the presentation of the preliminary plat
would be the more normal flow, allowing them to have the utili ties
installed before requesting final plat approval. He then noted that
there might be changes regarding the easements.
City Engineer Whisker agreed with the correction of process, informing
the Planning Commission that the Water Department plans to bore under
the road or running it from the north to the property. He added that
Mr. Lemons is waiting for a letter of approval from the Health
Department regarding the septic system. He then noted that there would
be a requirement for sidewalks along T.P. White Drive. He then
clarified that the Water Department has approved the water
improvements. All utility improvements have been approved by their
perspective authorities.
Chairman Gray related that the Planning Commission's review of the
preliminary plat would take into consideration the utili ties,
dimensions, contours, access, and other plotting concerns.
City Engineer Whisker noted that the entire tract consists of
approximately 10 acres, and the proposed development would be on the
northern 3.76 acres. He then related that the flood plain location is
in the back northeast corner. He then added that Mr. Lemons did
provide some calculations to ensure that the drainage area is wide
enough to allow for any future area drainage.
CITY OF JACKSONVILLE, ARKANSAS
REGULAR PLANNING COMMISSION MEETING
NOVEMBER 8, 2010
7:00 P.M. -7:55 P.M.
Mr. Lemons then answered Commissioner Herbold that there is a ditch
that is approximately 30 feet north of this property that runs along
the north line of the property.
Chairman Gray pointed out that due process would be to determine if
the preliminary plat met all considerations before implementation and
build out; and then in the future the developer would return with a
Final Plat.
Discussion ensued d!:i to whether the site plan would be reviewed in
lieu of the change from a final plat to preliminary plat. It was
requested that the site plan be reviewed.
Mrs. Joan Zumwalt, the adjacent property owner to the nort h , stated
that she is concerned with the s ite use of the proposed development.
She related that there is a ditch on either side, being the north and
south ends of her property. She noted that it drains into a small
creek tl1at is north and east o f t he proposed property. She then added
that there is also two large cul verts that handle most of the drainage
from the road. She explained that she has filled a lot of the
property behind her business. She then pointed out that the property
will not perk on the frontage road.
In response to a comment regarding drainage by Chairman Gray,
Zumwalt stated that her concern would be the use of the site.
added that it is also a concern for several others.
Mrs.
She
Chairman Gray stated that the use ot the property is outside the
purview of the Planning Commission; explai ning that it is the
responsibility of the Planning Commission to address issues of on site
development and the consequ.ences of that development to property off
site. IIc offered that whc=m the site plan is reviewed, Mrs. Zumwalt
may have other opinions to offer.
Mrs. Zumwalt deferred comment until the discussion of the proposed
site plan are addressed.
Alderman Howard moved, seconded by Commissioner Keaton to approve the
preliminary plat of Lot 1, Sears Addition. MOTION CARRIED.
b. FINAL PLAT Northlake Gardens
Mr. Aaron Robinson of Bond Engineering addressed the Planning
Commission, noting that the development was submitted back in January
2009 as Northlake Phase XIII and the No rthlake Gardens. He explained
that the developer is requesting the final plat of the Northl ake
Gardens. He related that the bill of assurdnce addre::wcs only the
Northlake Gardens. He explained that the Gardens was rezon ed in
November 2008 to an R-lA, offering the minimum side yard setbacks, for
larger homes on smaller l ots . He then noted that the sidewalk along
lots lG and 14G have already been built, explaining that the only
2
CITY OF JACKSONVILLE, ARKANSAS
REGULAR PLANNING COMMISSION MEETING
NOVEMBER 8, 2010
7:00 P.M. -7:55 P.M.
outstanding issues are that the Sewer Department has not signed off on
the as-built drawings and the developer is going back before the Water
Commission to request approval for a letter of credit as opposed to a
bond. He noted that lot l2G has been enlarged since the preliminary
plat submittal, offering that footage was taken from lot 14G. He
explained that there was some concern for being able to place a house
on lot 12G. He noted that the property line was moved approximately
12' to the east, taking 10' from lot 14G.
City Engineer Whisker stated that all improvements have been
completed, adding that there is even a sidewalk along Oneida Street.
He added that the biggest change was that lot 14G changed from an 80'
lot to a 65' lot in order to help orientate a home on lot 12G. He
noted that Tract A would become part of the Lake Lorene Property
Owners' Association, adding that it would be developed as the ramp
into the Lake. He then noted that the Lake is 80% complete.
Mr. Robinson explained the issue regarding the one-year bond provided
to the Water Department, adding that difficulties with bonding have
caused the developer to request approval for a bank letter of credit
to ensure that if anything happens with the waterlines during the
first year of completion there will be funds for repairs.
City Engineer Whisker noted that the City has accepted the practice of
a letter of credit as well as a bond due to difficulties with bonding.
He then requested that approval be stipulated on Water and Wastewater
requirements being met before being forwarded to the City Council.
In response to a question posed by Commissioner Herbold regarding
sidewalks, City Engineer Whisker noted that the original plan was
submitted in the 70's and sidewalks were proposed, then removed from
the plans and are now back in. He noted that Northlake has sidewalks
for the most part except in the culdesacs, adding that a street with
less than 20 lots does not have a requirement for sidewalks.
Commissioner Herbold issued concerns for developments that are phased
out that might preclude having to build sidewalks as such with the
original plan.
City Engineer Whisker noted that if a street dead ends with a
continuing phase, sidewalks would still be required.
Commissioner Young moved, seconded by Commissioner Herbold to approve
the Final Plat of Northlake Gardens contingent on approvals from the
Water and Wastewater Departments before being forwarded to the City
Council. MOTION CARRIED.
3
CITY OF JACKSONVILLE, ARKANSAS
REGULAR PLANNING COMMISSION MEETING
NOVEMBER 8, 2010
7:00 P.M. -7:55 P.M.
BUILDING PERMIT(S): a. SITE PLAN Lot 1, Sears Addition
Mr . Lemons s t ated that after receiving comments from City Engineer
Whisker, the plans have been revised to accommodate those requests. He
presented revised site plans to the Commission for their
consideration. He reviewed the changes , saying that the sidewalk
along T.P. White needed to be 5' in wi d t h and moved over against the
Highway right-of-way. The second question was the landscaping
requirement, which has now been met. He continued saying that the
drainage ditch on the east side of the property needed to have
hydraulic calculations and sized for the watAr flow as necessary,
which has be en provided to City Engineer Whisker. He noted that they
have subdivided the deve l opment, being less than 5 a cre s , which was
the purpose of the preli minary plat presentation. He n ote d t hat they
are taking a 10-acre tract and making a 3. 5 acre development, adding
that access has been restricted to only one access. He noted the
requirement of one parking space per 200' of showroom floor has been
met, explaining that the building is 14,400 square feet, which would
require 72. 2 spaces, which they have exceeded. He then noted that
approv als from Jacksonville Water Commission, the Health Department,
and the Highway Department would need to be obtained before the Final
Plat is submitted.
City Enginee r Whi ske r s t ated that the reason for a site plan, although
the y do not have fina l p l a t approval, is t o allow them a building
p ermit, and to f i nal pl at t he property as t hey complete the utilities
a nd bui l ding. He n oted that this process s aves the developer time and
the c onvenience of having all the con s t ruction crews on site at the
same time. He then answered that either the fresh water would be
obtained from the north all the way down through the south, wh ich is
what was suggested by the Water Department or they will bore 67/167
across. He then noted that the Wa ter De partme n t has agreed t o s ize
tha L line up to a 12" lin A so that water can be provided to other
customers on that side of the Freeway. He concluded that this would
be a private/public partnership for the good of the whole area.
Mr. Lemons addressed the issue of drainage, s aying that when t he
building is completed the wa t e r will sheet away from the buildi n g in
all four direct i ons . He e xplai ned that water in front of the bui l d ing
would venture down to the ditch that is along T. P. White. He then
stated that from the center of the building it would flow back to the
drainage easement shown on the rear east side of the property.
Chairman Gray noted the amount of proposed hard surface, questioning
if there would be any runoff concerns for adjacent property owners.
Mr. Lemons stated that
drainage calculations on
retention.
if merited he
the need or
4
would be willing to provide
lack thereof regarding water
j
CITY OF JACKSONVILLE, ARKANSAS
REGULAR PLANNING COMMISSION MEETING
NOVEMBER 8, 2010
7:00 P.M. -7:55 P.M.
City Engineer Whisker stated that ideally water leaving the property
should be the same at post construction as what it is was pre-
construction. He stated that it should be equal or exceed.
Mr. Lemons commented that typically storm water detention is not put
in this close to a flood plain because of wanting to get the water off
before the water stream gets there, adding that it is usually not a
great idea to have storm water detention this close but he would be
happy to provide calculations to show that.
City Engineer Whisker then answered that from the building storm water
would go directly to the east and the west. He then noted the creek to
the rear of the property that runs into Lonoke County.
Commissioner Young stated that he could not determine anything lacking
on the site plan, adding that it looks to be a well laid-out plot. He
then stated that he would like to double check the landscaping to make
sure that it meets Code requirements.
Chairman Gray asked Mrs. Zumwalt if she wanted to address any issues
regarding the site plan and drainage or how it would affect her
property as far as on a construction basis.
Mrs. Zumwalt stated that it had not been mentioned that the proposed
construction is intended to be a liquor store. She related that the
use of the property for that purpose is what she objects to, referring
to the packet she provided the Commissioners. She stated that both
the City of Jacksonville Mayor, Chief of Police, Mayor of Cabot and
Lonoke Prosecuting Attorney have objected on the basis of a safety
issue. She stated that the addition of a fourth liquor store in what
is a small corner of the County is a concern for her and many of the
elected officials. She noted correspondence from those elected
officials that she provided to the Commission. She stated that the
location is in a curve with a lot of traffic, which is a valid
objection to the type of business that is being proposed. She added
that she would not have any objection to any quiet business proposed.
She stated that the use of the property has not been addressed, which
is a valid point, stating her own objection. She stated that she is
aware there are issues that are not pertinent to the Planning
Commission's action tonight, but she wanted them to be aware of the
planned use.
Chairman Gray stated that their purview allows the Planning Commission
to look at the land and how it is subdivided and platted, as well as
the proposed construction. He stated that the use of the facilities
does not fall within their purview or authority. He then answered
that the safety issue regarding parking appears that consideration has
been given to having one entrance as opposed to having two.
Commissioner Herbold stated that when he counted the parking spaces,
he only came up with approximately 63 spaces.
5
CITY OF JACKSONVILLE, ARKANSAS
REGULAR PLANNING COMMISSION MEETING
NOVEMBER 8, 2010
7:00 P.M. -7:55 P.M.
Mr. Lemons stated that they are making allowances for the drive-t hru,
explaining that six or seven cars could be accommodated with the
drive-thru. He noted that there are 66 spaces not including the
drive-thru, adding that by Code they are required to have 72. He then
pointed out that approximately 1/3 of the accounted for floor space is
storage, which would lower the requirement to approximately 50 spaces.
Commissioner Brannen moved, seconded by Commissioner McCleary to
approve the site plan for Lot 1, Sears Addition as submitted. MOTION
CARRIED.
b. 1009 South Highway 161 Residential metes and bounds
Petitioner Mr. John Pate offered a revised site plan for consideration
by the Planning Commission.
The Planning Commission took a break at 7:44, while copies were made
for distribution. The Planning Commission reconvened at approximately
7: 48.
In response to a question posed by Chairman Gray, Mr . Pate rel ated
that he had purchased t he land from a gentleman that is now deceased,
explai n ing t hat i t was originally purchased in 1964 . H.e offered that
it is his understanding that t here was a trailer on t h e property at
one time. He stated that other than that no one has ever done
anythi ng with t he property. He related that it is located on Homer
Adkins Drive . He noted that given the location of the City sewer and
the manhole , he reviewe d with City Engineer Whisker where he could
locate a hous e on t he property. Be then questioned if he or the City
would be responsible for the driveway curb cut.
Chairman Gray noted that it would be the responsibility of the
developer, then qucotioned if this wns the totality of the property
owned by Mr. Pate at this location.
Mr. Pate stated that he did not own any further property adjacent to
the current boundaries of the property.
Chairman Gray clarified that this is not being proposed as a one-lot
subdivision but is being requested as a metes and bounds building
permit.
It was clarified that even though t he p~operty has a North Little Rock
address it is still located within t he Ci ty limits of Jacksonville .
City Engineer Whisker related that the p r operty has not change d
dimensions since the 60's, noting t hat it is located at the corner of
Highway 161 and Homer Adkins Drive. He then answered that he feels
this is the best fit for a house to be located on the lot, noting that
Mr. Pate is proposing to f~ce the house off Homer Adkins even though
Highway 161 is the actual frontage of the lot. He stated that the
house is proposed to be off Horner Adkins for safety reasons, noting
6
, I
CITY OF JACKSONVILLE, ARKANSAS
REGULAR PLANNING COMMISSION MEETING
NOVEMBER 8, 2010
7:00 P.M. -7:55 P.M.
that the front yard setback is 25', which only leaves a 15' rear yard
setback. He stated that he would consider the rear of the house to be
a side yard setback. He added that Mr. Pate had to research plans for
a house that could fit the lot.
Mr. Pate offered that he picked out a house that would fit the
continuity of the neighborhood. He offered a finished rendition of the
house with the existing trees on the property.
Commissioner Young moved, seconded by Commissioner Herbold to approve
the metes and bounds building permit for 1009 South Highway 161.
MOTION CARRIED.
GENERAL:
ANNOUNCEMENT:
ADJOURNMENT: Chairman Gray without objection adjourned the meeting at
approximately 7:55p.m.
Respectfully submitted,
7
JACKSONVILLE PLANNING COMMISSION
AGENDA
DECEMBER 13, 2010
7:00P.M.
Meeting Cancelled