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HomeMy WebLinkAbout1983-12-01 Minutes• CR MINUTES OF A PLAT REVIEW COMMITTEE FETING A meeting of the Plat Review Committee was held at 9:00 a.m. on Thursday, December 1, 1983. Utility Representatives Present: Kenneth Wagner. City Representatives Present: Larry Poage, Clayton Powell, Wally Brt, Bobbie Jones, 6 Jeanette Crumpler. Others Present: Tom McMillan 4 Lyndon Holmes. The only item of business was to review a Large Scale Development for Ozark Forest Products. LARGE SCALE DEVELOPMENT OZARK FOREST PRODUCTS \BEECHWOODCAVENUE 1) Don Bunn (City Water and Sewer Department): Mr. Bunn requested to go on record as stating that if Ozark Forest Products needed additional water or sewer services, they would need to contact him. Bobbie Jones advised that if the combined cost of water, sewer and gas work runs $1500 or more, plans must be sent to The State Board of Health in Little Rock for approval before a building permit will be issued. 2) Freeman Wood, (City Building Inspector): Mr. Wood requested to go on record as stating that the construction of the building cannot be wood unless it has a permanent open space of 60' around it. Mr. McMillan stated he would have to discuss this matter with Freeman Wood and requested to know where these requirements came from. Clayton Powell advised that Mr. Wood's requirements were taken from the Southern Standard Building Code. McMillan advised that this type of kiln has been used before and they will be placing a sprinkler system in the kiln. The maximum temperature will be 1600. Jones advised that Mr. McMillan should check with Freeman Wood about the sprinkler system as well to be sure there are no special requirements. 3) Dick Shaw, (Southwestern Bell Telephone Co.): Mr. Shaw wished to go on record as having no comment. 4) Clayton Powell, (City Street Superintendent): The SO' of right-of-way noted for Beechwood Avenue is adequate as it is de- signated a local or residential street. He questioned the dimensions for Highway 62 West or 6th Street and advised the right-of-way would need to be 40' from the centerline since this is an arterial street. He stated there may have been negotiations previously on widening this street. This may have already been dedicated, but needs to be checked and noted on the drawing. Mr. McMillan stated that Highway 62 had already been widened and Ozark Products assumed this matter was finished. Powell stated the City would just need to make sure that the right-of-way had been dedicated. Powell stated that drainage becomes critical as well, however, run-off from the building would not be increased considerably. Powell stated he would not require any upgrade on Beechwood Avenue.. Powell 87 PLAT REVIEW COMMITTEE DECEMBER 1, 1983 PAGE TWO clarified by stating that the City Code requires any large scale development or subdivision along a street that does not meet current City Standards, be upgraded to City Standards by the property owner/developer involved in the large scale development. On Beechwood, however, there being so great a frontage coupled with the amount of development which Ozark Forest is proposing, Powell did not think it necessary to require the expense of putting in curb and gutter and widening Beechwood Avenue at this time. Powell stated that the Planning Commission may wish to require a Bill of Assurance to ascertain this work would be done at a future date at the call of the City. Jones stated there has been a fairly recent change which has been added. This applies to non -large scale development, and states the improvements would not apply if development would not increase vehicular traffic. McMillan stated this would probably decrease the traffic as Ozark Forest Products is currently shipping all of their lumber elsewhere by truck to have it kilned, bringing it back, and then shipping it out again. Thus, they are running 5-10 trucks per month. One-half of the shipping will be eliminated. 5) Larry Poage (City Fire Inspector): Poage requested knowledge of this being a dry kiln. McMillan stated that the entire building, 80! x 125' is a shed roof that is steel construction with open sidewalls except for a 10' wall. Therefore, it is largely an open-air shed. Incorporated in this is an approximately 30' x 30' square building which will be a dry kiln. This will be a wood frame construction and will be ad- joining to the roof line of the steel shed itself. The dry kiln will be of dehumidification -type which is largely an air conditioner inside of a building. All the hot air is pumped back into the building by heat pump and has cold air blown out, or the reverse of an air conditioner. McMillan stated there would be a steam generator which will be electric so that steam can be generated for the conditioning of lumber, and it will be in a control room of its own. McMillan advised that Ozark Forest Products was considering using tongue -n -groove cedar on the inside to' increase the life of the building. 6) Kenneth Wagner (Arkansas Western Gas): Mr. Wagner stated the only thing he would need would be a 50' utility easement along the east side of the property, adjacent to Beechwood Avenue all the way across the property. Mr. McMillan stated he did not see any problem with that. Bobbie Jones stated she would check to see if there is an easement in Ozark Forest Products' past file. Mr. Wagner also stated that should Ozark Forest Products ever need gas, there is a high pressure gas line available at that location. 7) Bobbie Jones (City Planning Administrator): Mrs. Jones made the following requests: (a) Utility easements would need to be shown on the plat. She advised that if it were a simple easement such as 50' off the east side of the following described property, she would be able to.word this. Shb advised it would have to be signed by the propertynowner, i.e., people who have the right to sell the property of the signer would have to have a power of attorney from the people who have SS PLAT REVIEW COMMITTEE DECEMBER 1, 1983 PAGE THREE the authoritysto=sell• theiproperty. (b) She advised that'an as -built plat would need to be kept Up to date in all construction phases; and one copy marked as -built, dated and signed filed with the Planning Office. McMillan advised that the property owners will want to know what implications are caused by an easement. Jones advised that with an easement, you cannot put a structure on it. The utility company would have the right to repair, lay, remove or replace utility lines in that easement. The utility company can prohibit the construction of fences, etc. within the easement. Usually if someone asks about a fence in an easement, they are referred to the utility company using the easement. Jones advised that Ozark Forest Products' sign is probably in the easement, and therefore, this easement may need to be made subject to the existing sign. McMillan asked if the easement prohibits any ingress or egress from the property. Jones replied that it did not. Jones stated there is currently a 50' right-of-way for Beechwood Avenue. (c) Jones requested that the balance of parking be sealed in some way. The minimum which meets zoning requirements of durable and dustless is usually a double chip and oil seal. That is dustless, but not as durable as some other forms of paving. She stated the SB -2 or chat is fairly durable but is not dustless. Jones stated it would be less of a maintenance problem if it were asphalted or concreted. This is much more durable and lasts longer. Jones advised that in figuring the required parking, office space would take one for every 300 square feet or approximately three spaces. The balance of the plan would run at the rate of one for every 1200 square feet of total structures. Jones stated there may 0 be more parking shown than is required. Thus, if there is anything on the plat shown as parking that is not presently parking and is not needed as parking, Ozark Forest Products may wish to remove it from the plat. Jones reiterated that this could be done only if the spaces were not needed by code or by actual need. Thus, it would not be checked for paving. (d) Jones asked if there was much in the way of outdoor storage which is visible from the highway or street. McMillan stated he would go through the lot as it appears: The southwest corner is used for log storage which is visible at a distance. Across the railroad tracks, i.e., the west central area is used for stickered lumber for air drying. Mr. McMillan then explained the process which is involved in the curing of lumber. The northwest corner is a chip pile. Jones advised there is a section of the code which states that storage yards are to be screened from view from adjacent streets. McMillan advised that permanent outdoor storage would be considered the lumber yard and some lumber storage between the employee parking and where the dry PLAT REVIEW COMMITTEE DECEMBER 1, 1983 PAGE FOUR • kiln will go. These areas, however, will be kept in an orderly manner. Jones stated that if the storage is out of view from the street, her request would not be applicable. The Codes provide by Article 8, Section 1O(subsection (d).that the Planning Commission can waive or grant a variance from the requirement in those instances where strict enforcement would cause practical difficulty due to circumstances unique to the property under consideration, if it is demonstrated that such action will be in keeping with the spirit and intent of the ordinance. The Planning Commission may impose reasonable conditions in granting such a variance. In areas where variances are granted, there should be some landscaping installed. McMillan questioned that if it were the future intent of the property owners to sell Highway frontage for the development of restaurants, etc., could the trees be located across the approximate line which the property owners would like to reserve. Jones advised there were two things to keep in mind, 1) There may be some utility requirements for the property which would be sold, thus needing extra room for utilities taking care not to disturb roots of trees which would cause them to die. 2) If you do sell the property, this would come under the subdivision regulations and would need to be done by either approved lot splits or an approved subdivision plat. Lot splits can be handled up to a maximum of three splits on the original property of 1970. The smallest which can be approved by the Planning Administrator for a split is 3 acres on the 1st split and 5 acres on the 2nd and 3rd. The Planning Commission has the authority to waive the acreage requirement. They may look at whether or not there are existing services for the proposed lot split. The Commission may also look at whether the involved lots could get to water, sewer, gas, electricity, etc. If these are available without having them extended, then there is a pretty good chance the Planning Commission would waive the require- ment of the 3 acres and 5 acres to create new lots to sell, with no more than four lots (including the one kept by Ozark Forest Products). Clayton Powell added that if a lot split were to be carried out at any point, he would re- commend that Beechwood Avenue be brought up to City Standards. (e) Jones stated there would be a requirement of a sidewalk Bill of Assurance forrHighway 62 which would have to be signed by the property owner. Powell advised that the Board had already called several Bills of Assurance in that area. In placing a sidewalk at the call of the City, Powell advised that the procedure would be to leave the 4'8; asphalt strip being installed by the State, and put a 5' concrete sidewalk in back of it. This is what has been required of all the locations which have already been called upon to place their sidewalk. (f) (g) Jones requested that Mr. McMillan have the easement placed on the plat and return ten (10) copies to the Planning Office no later than Monday, December 5, 1983. McMillan questioned if this was a 50' easement from the property line. Jones advised that was correct and denote an easement on the plat with a different legend. Jones stated this matter would go to Subdivision on December 9 at 1:30, and Planning Commission December 12, 1983 at 5:00 p.m. Jones stated she would also need a letter requesting the use of plants in lieu of screening by December 5, 1983. 90