Planning Commission

Planning Department September 24, 2012 The Russellville Planning Commission will hold its Regular Meeting September 24, 2012, at 5:30 p.m., in the Council Chambers of City Hall. PLANNING COMMISSION AGENDA Welcome Visitors 1. A request to review and approve the minutes of the August 27, 2012 regular meeting. 2. A request to review and recommendation of approval to the City Council to rezone property located at the old Riverside Furniture Plant site located at West Parkway Avenue and North Phoenix, presently M-2 (Heavy Industrial) to R-3 (Multi-Family), submitted by Dave Garza of Barrett & Associates and Gregg Hall of Tier III Properties, on behalf of Dave Dixon & Howard Spradlin. (ZO.12.09.161) 3. A request to review and recommendation of approval to the City Council to rezone property located at the intersection of South Arkansas and 17th Street. The request is to rezone the back portion of the parcel from C-2 (Highway Commercial to R-3 (Multi-family). The front 100 feet of the parcel along South Arkansas Avenue will remain C-2, submitted by Kurt Jones of Kurt Jones & Associates, on behalf of 4. A request to approve the Preliminary Plat/Final Plat of PBGH Russellville Subdivision of Pope County (extra-territorial jurisdiction) located north of AR Hwy 124/326 at AR Hwy 326/Weir Road, submitted by Paxton Singleton of Global Mike Neal. (Z0.12.09.162)Surveying Consultants, Inc., on behalf of Brent Allen Linker and Marks S. Linker. (SD.12.09.256) 5. A request to approve amending the Russellville Land Subdivision and Development Code. (MS.12.08.71) 203 South Commerce, P.O. Box 428, Russellville, AR 72811, (479) 968-2098  Russellville Planning Commission Minutes September 24, 2012 @ 5:30 p.m. The Russellville Planning Commission met in its regular meeting on Monday, September 24, 2012, at 5:30 p.m. in the Russellville City Hall Council Chambers. Members Present Chairman Dennis Boyd Jimmy Davenport Vice-Chair Eric Westcott Richard Perkins Secretary Aldona Standridge Jimmy Sims Gaylon Smith Herschell Hargus Nick Patel Members Absent Burke Larkin, Council Liaison Also present: Mayor Bill Eaton, City Planner David Harris, City Attorney Trey Smith, Jim Lynch/City Corp, Planning Assistant Lequitta A. Jones, Public Works Director Michael Oakes, Fire Marshall Richard Setian, Building Official Brian Holstein, Alderman Ron Knost, Kurt Jones/Kurt Jones & Associates, Dave Garza/Barrett & Associates, Les & Vicki Dunaway, Greg Hall, James Aunspaugh/Global Surveying. WELCOME The First Order of Business: A request to review and approve the minutes of the August 27, 2012, regular meeting. Commissioner Patel made the motion to approve the minutes as written. The motion was seconded by Commissioner Sims and passed unanimously. The Second Order of Business: A request to review and recommend approval to the City Council to rezone property located at the old Riverside Furniture Plant site located at West Parkway Avenue and North Phoenix, presently M-2 (Heavy Industrial) to R-3 (Multi-Family), submitted by Dave Garza of Barrett & Associates and Gregg Hall of Tier III Properties, on behalf of Dave Dixon & Howard Spradlin. (ZO.12.09.161) Mr. Harris said the fundamental question before the Commission was whether the current zoning of the property still was the most appropriate designation, or if changes in the area have been so significant as to necessitate a change. At the Technical Review Meeting, there were a couple of reasons given by the applicants as to why they believed changes in the area had been significant enough to warrant consideration of rezoning. The recent completion of the North Phoenix extension provides a direct link between the subject property and the northerly portion of the ATU campus where many of the main parking areas are located. Residents of multi-family uses on the subject property would be able to drive directly to the parking areas without using the overloaded campus entrances at El Paso and Arkansas Avenue. Currently the property is zoned for manufacturing, but the razing of the furniture factory a couple of years ago removed the last major industrial use in the area. Rail access is not as important as it once was for shippers unless they ship in bulk with large numbers of cars. The applicant's contention is that the property is no longer as suitable for manufacturing as it once was, and the extension of North Phoenix makes it a lot more attractive for multi- family residential development. Dave Garza said he agreed with City Planner Harris that there had been changes to the area, and further stated his feeling that the current zoning no longer made sense now that the furniture factory was gone. Because of the mentioned changes to the area, the developer is asking for rezoning to allow multi-family uses. Commissioner Perkins made the motion to approve. The motion was seconded by Commissioner Patel and passed unanimously. The Third Order of Business: A request to review and recommend approval to the City Council to rezone property located at the intersection of South Arkansas and 17th Street. The request is to rezone the back portion of the parcel from C-2 (Highway Commercial) to R-3 (Multi-family). The front 100 feet of the parcel along South Arkansas Avenue will remain C-2. Submitted by Kurt Jones of Kurt Jones & Associates, on behalf of Mike Neal. (ZO.12.09.162) City Planner Harris reiterated his standard comments that rezoning should only be approved if commissioners think the current zoning had always been incorrect, or if changes to the area or other reasons rendered the current zoning inappropriate. The current zoning is C-2 (Highway Commercial) which allows a variety of fairly highly intensive commercial uses and the parcel projects fairly far back into the neighborhood. Applicants have requested R-3 which quite often is considered to be a transitional zoning between high intensity commercial uses and lower intensity residential uses. The Planning Department has received three telephone calls from adjoining property owners speaking against the request. City Planner Harris reminded those present that C-2 also allows a broad variety of high intensity uses. The uses permitted in C-2 should be considered when deciding whether or not a change to R-3 was warranted. Mr. Kurt Jones, speaking on behalf of Mike Neal, said he agreed with what City Planner Harris said regarding the current zoning. The C-2 designation could potentially allow types of development in the area that would be a lot more disruptive to the existing residential area than what we are proposing. He acknowledged that the discussion was 2 in regard to the rezoning and not the actual proposed development, which comprises two quadri-plex buildings, for a total of 8 residential units on this property. Commissioner Perkins asked what the three phone callers had said. Mr. Harris said they were concerned primarily about increased traffic and just the notion that instead of a single house on a lot it would have a multi-family, which they felt would be out of character with the surrounding neighborhood. Mr. Harris said there are duplexes to the north and west of this site, but the neighborhood directly adjacent is primarily single family. City Pannier Harris said as long as the applicant understands that if they are given the rezoning it will result in the existing building having split zoning, with the front half C-2 and the rear portion whatever zoning is given by the City Council. If their redevelopment plans fall through they will be stuck with a commercial use that may be more difficult to expand or renovate. However, there is no legal basis to refuse the request for that reason. Commissioner Perkins asked if the remaining portion would be adequate for a commercial development. Mr. Jones said the remaining piece is adequate for a C-2 development, but limited. Les Dunaway, who resides at 111 West 17th Street, said he lives directly across the street from the area and he was concerned about more apartments in the area. He said police are called to some existing nearby apartments all the time. Mr. Dunaway said he thought apartments are just a melting pot. He said he preferred a business instead of these apartments. He also said his neighbors do not want the apartments either. Commissioner Perkins was concerned about the parking per units. Mr. Kurt Jones clarified that the proposed development was for two 4-plex units, not apartment buildings. Each unit will have an individual garage and there will be separate parking provided so that there are over 3 spaces per unit. City Planner Harris said the proposed plan showed parking in excess of what is required. Mr. Kurt Jones said there is more than adequate parking. Mr. Jones said each unit will have an enclosed single- car garage. That would be a total of 8 spaces and then there will an additional 19 spaces. Mr. Jones showed the commissioners the plans, but noted that the plans were not binding. Mr. Dunaway was also invited to review the developer’s proposed plans. After a lengthy side bar discussion between the developer, a couple of commissioners and Mr. Dunaway (who remained opposed to the rezoning request) regarding details of the proposed development itself, Chairman Boyd asked the commissioners to resume normal, open discussion and address any additional questions or discussion to the whole Commission. Mr. Boyd asked if there were any further questions from the Commission. 3 Commissioner Perkins said the only problem he had was that the plan showed one garage parking space in the unit, while the other parking spaces are going to be quite a distance from the units. He did not think the parking was required to be near the units, but that it was unusual that they were as far away as these spaces are. Commissioner Patel made the motion to approve as submitted. Commissioner Davenport seconded the motion and passed unanimously. The Fourth Order of Business: A request to approve the Preliminary Plat/Final Plat of PBGH Russellville Subdivision of Pope County (extra-territorial jurisdiction) located north of AR Hwy 124/326 at AR Hwy 326/Weir Road, submitted by Paxton Singleton of Global Surveying Consultants, Inc., on behalf of Brent Allen Linker and Marks S. Linker. (SD.12.09.256) City Planner Harris said this is in the extra-territorial jurisdiction outside the city boundaries, but they came in as required for subdivision approval. They have supplied everything required to Planning and Public Works. City Planner Harris said he didn’t see any outstanding issues from the subdivision regulation stand point. Commissioner Perkins asked if the developers were aware of the pending relocation of Highway 124. Mr. Harris said he had spoken to a staff person several months ago and told him that it was most likely going to happen and that their traffic count would probably be reduced. Mr. James Aunspaugh of Global Surveying stated that they were dedicating an additional 5' of right-of-way to meet stipulations of the Master Street Plan. He further stated that he had contacted the Highway Department to see if they had plans for that section, but that they were not aware of proposed changes to the route. Commissioner Perkins asked Mr. Aunspaugh if he had a problem with Highway 124 being relocated and becoming a city street where it passes your proposed building. Mayor Eaton said the highway department is planning a route to the east of the existing Highway 124. It will pass to the east of the warehouse on the outside of the 90 degree curve in Highway 124 a few hundred feet east of the current Weir Road/AR124 intersection. City Planner Harris said Mr. Paxton Singleton was aware of the proposed reroute, as was a person Mr. Harris assumed to be the applicant's real estate advance person. The non-engineering folks know about the proposed reroute because I have spoken with them. Chairman Boyd asked City Planner Harris if it was appropriate to consider Preliminary and Final Plat approval at the same time. Mr. Harris said it is somewhat unusual, but that the proposed subdivision is a single lot not requiring any street construction or right- of-way dedications. Everything is fairly simple and straightforward. 4 Commissioner Perkins said this is an area planned for annexation by the City of Russellville. The chairman asked City Engineer Oakes if he was okay with the plat. Mr. Oakes said yes. Commissioner Perkins made the motion to approve. Commissioner Patel seconded the motion and it passed unanimously. The Fifth Order of Business: A request to approve amending the Russellville Land Subdivision and Development Code. (MS.12.08.71) Mr. Harris read thru the proposed changes as submitted to the Commissioner. Commissioner Perkins questioned “Sidewalks” on page 50. He asked if we are saying that sidewalks will be the responsibility of whoever builds the individual homes, rather than the subdivider. City Planner Harris said that is what that language says. City Engineer Oakes said that is correct. Commissioner Perkins said he disagreed because most subdivisions take many years to develop and we are going to wind up with gaps in the sidewalks until all lots are built on. Commissioner Perkins said he would like to see the sidewalks put in all developments as part of the subdivision process and by the developer. Chairman Boyd asked if it would be acceptable if a developer wanted to put in a three- foot grass median strip instead of a two-foot strip. Should we change the wording to at least two foot grass median strip or something similar? City Planner Harris said the two-foot grass strip requirement could be rephrased to a two-foot minimum requirement. There was general verbal agreement among commissioners to that change. Planner Harris said whoever makes a motion will need to go back and talk about whether sidewalk provision is going to be the responsibility of the individual home builders, or if it will be the responsibility of the subdivider. Commissioner Perkins said most streetlights do not give a lot of light. His recommendation was that street light installations have the approval of a lighting engineer. Mr. Harris stated he had some concern with the use of terms such as "adequately" and "fully" in an ordinance. Mr. Oakes agreed that he wasn’t qualified as a lighting expert, but that as Public Works Director/City Engineer, he would get individuals that are experts in lighting, just as in other areas of a subdivision that require individuals that are experts in those particular fields. 5 The chairman asked Commissioner Perkins if he believed the current wording - 'Type, spacing and placement will be coordinated and approved by Director of Public Works' - was adequate, or if stronger wording was necessary. Commissioner Perkins said City Engineer Oakes would not be PW Director forever and the Code should have language to ensure that lighting was handled consistently over the long-term. Following a lengthy discussion regarding proposed wording changes to this section, Chairman Boyd asked Commissioner Standridge to read the changes in Section N. Commissioner Standridge read, as follows: Street lights are required in all developments served with any type of power connection. Type, spacing and placement of streetlights necessary to provide adequate lighting will be subject to approval by the Public Works Director. It is the intent of this ordinance that all intersections be fully lighted as approved by the Director of Public Works. City Planner Harris said if the commissioners were comfortable that that statement accurately represented their wishes, staff could work out the precise language later. Commissioner Westcott moved to approve the proposed amendments to the Land Subdivision and Development Code, including the following three changes: 1. Sidewalks - Added wording to #3 stipulating that sidewalks shall be constructed by the developer. 2. Sidewalks - Changed the wording to require the grass strip to be a minimum of two feet in width. 3. Lighting - Changed the wording regarding the mandate that street lights are required in all developments served with any type of power connection to read '...intersections shall be fully lighted...', then continue with type, spacing and placement '...as approved by the Director of Public Works...'. The motion was seconded by Commissioner Patel and passed unanimously. Adjourned. ________________________________ Chairman 6