title
Minutes for the MAPC meeting on August 14, 2001.
body
MINUTES
METROPOLITAN AREA PLANNING COMMISSION
AUGUST 14, 2001
MEMBERS PRESENT: Beadles, Damron, Gott, Krennerich, Johnson, Shaw, Phillips, Street
MEMBERS ABSENT: Little
The Commissioners welcomed John Street, a recent appointment to the Commission.
The minutes of the July 10, 2001 meeting were approved as prepared.
#1 RZ01-30 The City of Jonesboro requested approval of rezoning from Residential R-1 to Industrial I-1 LU-O (limited use overlay for Class IV Landfill) for 85 acres, more or less, located on a part of the NW 1/4 of Section 22, T14N, R3E. The general location of the property is on the north side of Strawfloor Drive, approximately 1/4 mile west of Tall Birch Drive.
Royce Leonard, Sanitation Superintendent for the City of Jonesboro, informed the Commissioners that the proposed rezoning for the landfill site had been in progress since the early 1990's and was needed due to the lack of capacity of the existing landfill. This rezoning is necessary to make application to the Arkansas Department of Environmental Quality (ADEQ) for a landfill permit. This is the beginning of the approval process; public hearings will be scheduled by ADEQ after the application is made.
Several area residents spoke in opposition to the proposal with some stating that they put up with the existing landfill since the 70's. Others cited health concerns, handling of hazardous materials in the past, contamination of ground water supply, and the detrimental effect it would have on the value of adjacent properties.
City Planner Glenn Batten stated that the landfill is critical for the City of Jonesboro to meet the needs of a fast growing community. The Class IV Landfill will only accept yard waste, tree trimmings, storm cleanup debris, construction debris, debris from site clearing, etc... Items such as household garbage, waste food or other items that produce odors or attract flies, rodents or birds cannot be placed in this type of landfill. A combustor may be installed to reduce plant waste, unrecyclable solid waste and construction waste to sterilized ash. It will be clean burning with no smoke emission. He further stated that the proposal was consistent with the zoning ordinance and is compatible with the surrounding mining, processing, salvage and storage uses.
Proper design, construction and maintenance of the landfill is necessary for protection of the surrounding areas. Glenn stressed the importance of retaining the wooded areas to the south and west and creating a road distribution system that separates the landfill traffic from the traffic going to other areas as quickly as possible.
Some Commissioners expressed concern over the lack of city water being provided to residences in the area and asked that this be checked.
Mr. Phillips made a motion to recommend approval of the rezoning to the City Council with the limited use designation. He encouraged the City to preserve as many trees as possible to provide a buffer to adjacent areas. The motion was seconded by Mr. Gott. Voting was 6 in favor, 1 opposed, MOTION CARRIED, REQUEST APPROVED.
#2 RZ01-25 Ruben Griffin requested approval of rezoning from Residential R-1 to Commercial C-3 for 6.50 acres located on part of the SE 1/4, NW 1/4 of Section 2, T13N, R3E. The general location of the property is on the west side of Southwest Drive, south of Harwood Drive and west of Oak Park Drive.
George Hamman, Project Surveyor, stated that a 200' buffer had been removed from the original rezoning request and would remain R-1 on the north side of the tract and be developed as an R-1 subdivision containing 8 lots. A buffer strip 40' wide is proposed on the south side of the property. The vicinity map has been corrected.
Some area residents spoke in opposition to the request stating they were concerned about commercial zoning coming in behind their homes and the lack of access to the property.
Glenn Batten, City Planner, stated that the proposal was consistent with the Future Land Use Plan and with the zoning ordinance. This property is unusually shaped, doesn’t front on a street and would square up a piece of property adjoining Southwest Drive. Glenn further stated that the proposal is compatible with the surrounding zoning, uses and character.
Commissioners questioned whether this was a legal lot or not because of the lack of street frontage. Without frontage it could not be developed unless replatted with adjacent property. The question was raised about developing the 200' reserved as buffer on the north side which is only 160' deep because 40' is being dedicated as right of way for Harwood Drive. Access to lands behind this parcel was questioned. A motion to disapprove the request was made by Ms. Shaw due to many unanswered questions. The motion was seconded by Mr. Damron. Voting was 7 in favor, 0 opposed, MOTION CARRIED, REQUEST DISAPPROVED.
#3 FP01-6 Ruben Griffin requested final approval of Harwood Addition, a subdivision containing 8 lots on 3.57 acres. The general location of the property is on the south side of Harwood Drive, west of Oak Park Drive.
Mr. Krennerich made a motion to disapprove this request until it can be coordinated with the C-3 zoning proposal on the south side and be seen as a whole. Property owners in the area again questioned whether or not this provided the buffer and were concerned that the trees would be taken down and then there would not be anything between them and the commercial property. The motion was seconded by Mr. Gott. Voting was 7 in favor, 0 opposed, MOTION CARRIED, REQUEST DISAPPROVED.
#4 PP01-4 Ruben Griffin, dba SWAK Properties, LLC, requested preliminary approval of subdivision plans for Darr Hill Road Addition, and a replat of Lot 35 of Benton Subdivision. The development contains 12 lots on 64.62 acres and is generally located on the east side of Darr Hill Road, north Pam Drive and Martha Drive.
Commissioners expressed concern over the lack of plans, including a drainage plan with easements, street right of ways and street improvements, utility plans, etc... Glenn Batten, City Planner, expressed concern over the hodge podge type of development that could occur without proper planning and the need to avoid a sprawling type of development. A property owner in the area expressed concern over lack of access to property that would be landlocked if r/w isn’t dedicated now. He was concerned that the drainage issues were not being addressed particularly on the west side of the track noting that there are several drainageways through this area.
Mr. Krennerich made a motion to disapprove the request until such time as a master plan is prepared and submitted including all three proposals reviewed tonight. The motion was seconded by Ms. Shaw. Voting was 7 in favor, 0 opposed, MOTION CARRIED, REQUEST DISAPPROVED.
#5 RZ01-16 Sam Hester requested rezoning from R-2 Residential to Commercial C-5 LU-O (limited use overlay for professional offices), of Lot 8, Block 11 of Flint’s Addition. The property is located at 418 West Matthews Avenue.
Mr. Hester informed the Commissioners of his intent to convert the historic home into professional offices with a limited use designation for a maximum of eight offices. There are eight rooms in the house, seven of those would be offices with the kitchen being used as a break room. Parking is to be provided in the rear of the property where a concrete pad is currently located and is to be landscaped. Mr. Hester stated that the physical appearance of the house is to remain unchanged. No real offers or interest has been made on the property while being on the market since September, 2000.
Some property owners in the area spoke in opposition to the proposal. Concern was expressed about commercial zoning creeping into an area that is redeveloping with residential development. Phillips Jones, who is developing Heritage Square across the street to the south, questioned what assurances or means of enforcement would the City use to guarantee that this home is maintained in its present state. Mr. Jones was concerned that changing the zoning at this location would encourage other properties to change to commercial zoning in the neighborhood.
City Planner Glenn Batten stated that the proposal was consistent with the Downtown Service Center designation in the land use plan. Mr. Batten further stated that the proposal is consistent with the Zoning Ordinance and is compatible with the zoning, uses and character of the surrounding area but could also continue as a residential use either single family or multi-family in the current R-2 designation.
Mr. Phillips made a motion to recommend approval of the rezoning to the City Council with a limited use designation and with the following stipulations:
1. The number of office units within the structure be limited to eight
2. The exterior appearance of the structure retain it residential character
3. The architectural style and exterior appearance of the structure not be changed or altered
4. Signage be limited to a small identification sign or signs that are appropriate in appearance and materials for a professional office
5. Landscaping materials be used to soften the appearance of the off street parking
MOTION DIED FOR LACK OF A SECOND
A second motion was made by Mr. Krennerich to approve with the same stipulations but limit the number of offices to seven and keeping the kitchen as a break room. The motion was seconded by Mr. Phillips. Voting was 4 in favor, 4 opposed. Five affirmative votes are required for approval, REQUEST DISAPPROVED.
#6 RZ01-32 Robert Leon Carlisle requested approval of rezoning from Residential R-1 to Commercial C-3 for Lots 8 & 9, Block H of Cole’s Third Addition. The property is located at 537 W. Nettleton Avenue.
It was noted that the C-3 zoning currently splits the house that sits on three 25' lots. City Planner Glenn Batten pointed out that proposal is consistent with the zoning ordinance and the rezoning of these two lots, when assembled with the other C-3 lots extending to Flint Street, would allow for orderly growth and meet the needs of a growing community.
It will also serve to protect and improve the character and stability of the neighborhood through redevelopment. A large portion of these two lots will be devoted to landscaping and buffering.
No opposition was expressed by any in attendance.
A motion was made by Mr. Krennerich and seconded by Mr. Damron to recommend approval of the rezoning to the City Council. Voting was 7 in favor, 0 opposed, MOTION CARRIED, REQUEST APPROVED.
#7 RZ01-33 Community Fellowship Church requested approval of rezoning from Commercial C-2 to Residential R-2 for Lot 1, Block A of Fred Pearson Replat of Lot 1 of Allen Replat of part of Lot 1, Block A or Gwyndale Subdivision of part of Charles A. Stuck Turtle Creek Ranch Addition. The address of the property is 1600 Stadium Boulevard and the general location of the property is on the east side of Stadium, north of Forest Home Road.
Glenn Batten, City Planner, explained that the church is wanting to place the entire church in the same zoning district. An abandoned street right of way needs to be included in a replat of the property.
No opposition was expressed by any in attendance.
Mr. Street made a motion to approve the request with the stipulation that a replat of the church property be provided to include the abandoned right of way for Baswell Street. The motion was seconded by Ms. Shaw. Voting was 7 in favor, 0 opposed, MOTION CARRIED, REQUEST APPROVED WITH STIPULATIONS.
#8 CU01-3 Tim McDougle, dba Citadel Mini-Storage, requested approval of a conditional use to have a mini-storage facility in Commercial C-3 zoning. The address of the property is 4000 S. Caraway Road and the general location of the property is on the east side of Caraway Road, south of Glenn Place.
Glenn Batten, stated that the mini-storage facility could be very compatible with the surrounding area if developed properly with good architecture and landscaping. It is a low intensity and will compliment the multi-family uses already in the area.
Claude Martin, City Engineer, stated that a drainage easement was needed on the ditch on the site.Mr. Krennerich made a motion to approve the mini-storage conditional use with the following stipulations:
1. Buffering on the east side with an 8' privacy fence to separate the residential from the commercial
2. Providing parking to meet city code
3. Granting a drainage easement on the plat of property for the ditch on site
4. Providing final site development plans to the City Staff that would include the landscaping, buffering, parking and drainage for the site
The motion was seconded by Ms. Shaw. Voting was 7 in favor, 0 opposed, MOTION CARRIED, REQUEST APPROVED WITH STIPULATIONS.
#9 FP01-7 Kent Arnold requested final approval of subdivision plans for Boston Proper Subdivision Second Addition containing 10 lots on 6.708 acres. The property is located on the east side of Richardson Road, and is a continuation eastward of Beacon Street.
It was noted that all stipulations from the preliminary approval had been complied with.
A motion to grant final approval was made by Mr. Damron and seconded by Ms. Shaw. Voting was 7 in favor, 0 opposed, MOTION CARRIED, REQUEST APPROVED.
#10 FP01-8 Mark Duckworth requested final approval of subdivision plans for Duckswood Addition containing 18 lots on 32.85 acres, more or less. The general location of the property is on the west side of Woodsprings Road, south of Duckswater Street.
Terry Bare, Project Engineer, stated that he had the written documents for right of way for Day Drive and it is a dedicated street.
Claude Martin, City Engineer, stated that because of the steepness of the grades on Lancelot and Camelot those wider throats would be needed on the inlets.
Mr. Krennerich made a motion to grant final approval noting that the preliminary stipulations had been taken care and with the following stipulations:
1. Installation of curb on Day Drive at 15' from the center of the street
2. Extending the width of the curb inlets to a width acceptable to the City Engineer
The motion was seconded by Mr. Phillips. Voting was 7 in favor, 0 opposed, MOTION CARRIED, REQUEST APPROVED WITH STIPULATIONS.