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HomeMy WebLinkAbout1978-03-09 MinutesMINUTES OF A PLAT REVIEW COMMITTEE MEETING A meeting of the Fayetteville Plat Review Committee was held at 9:00 A.M., Thursday, March 9, 1978, in the Board of Directors Room, City Administration Building, Fayetteville, Arkansas. CITY REPRESENTATIVES PRESENT: Clayton Powell, Don Osburn, David McWethy, Larry Poage, Don Bunn, Bobbie Jones. UTILITY REPRESENTATIVES PRESENT: Jack Whitting, Kenneth Wagner, Clyde Terry DEVELOPERS and/or ENGINEERS PRESENT: Wade Bishop. The first item for discussion was a sketch plan REGENCY EAST submitted by Wade Bishop for a proposed subdivision Preliminary Sketch Plan development to be known as REGENCY EAST located on property lying West of Happy Hollow Road, North of the Industrial Park Property, East of Curtis Avenue and Southmont Apartments. Wade Bishop was present to represent. Comments were as follows: 1. Clayton Powell (Street Superintendent): This sketch plan does not contain all the information required to be on a preliminary plat. When we platted this out, it seems that Mr. Bishop has included in his lots an existing 50 ft. street right-of-way dedicated to the City by McBroom in 1973. That right-of-way seems to be included in Lots 83 through 91. I suppose the purpose for dedicating that street in 1973 was to assure a future through street East -West, possibly a collector street. Curtis Avenue does parallel the West side of this proposed subdivision part of the way, but it jogs over to the West, goes through Southmont Apartments and then discontinues at the North line of Southmont Apartments, which is South of the North line of this subdivision. Mr. Bishop explained that the description he had worked with on this was one he had obtained from the Planning Office files on Boy Land Property. That description had only mentioned a 40 ft. right-of-way out to Happy Hollow Road. After the sketch was prepared, he had been able to obtain the abstract and had found that it did contain the 50 ft. street along the North side of the property and referred to by Mr. Powell. Mr. Bishop said he has an option to. purchase this property if he can develop it. David McWethy suggested that, if Sherman Avenue on Mr. Bishop's plat was in line with Sherman Avenue as it exists on the South side of Huntsville Road, Mr. Bishop should stub Sherman Avenue to his North property line so the two could be connected at some future date. Mr. Bishop said that he had tried to purchase the property North of this property so that he could have lots on both sides of the dedicated 50 ft. right- of-way and so that he could extend Sherman Avenue all the way to Huntsville Road, but that the property owner would not sell it. He said Sherman Avenue only runs about 150 feet South of Huntsville Road and is a dirt street. 2. David McWethy (Administrative Assistant): The plat should show street lights (at each intersection and at 300 ft. intervals in between) and sidewalks (on one side of the street and all the way around the cul de sac). Even if your property does not reach Sherman Street at this time, now is the time to stub it to your North property line. Mr. Bishop said that he was trying to get ideas as to how he could develop this property and make it economically feasible. He said he could not buy the property to the North and the property owner will not cooperate with him in the construction of the street along his North property line; therefore, he did not wish to build Plat Review Committee March 9, 1978 -2- the street along his North property line. The possibility of having the City agree to abandon the existing SO ft. right- of-way provided Mr. Bishop would continue his East-West street off Happy Hollow Road through his subdivision and stub it out to his West property line was discussed. Mr. McWethy said he personally had no objections to that. Mr. McWethy said that if there is no street to the North to :connect to in the future, it might be better to stub Mr. Bishop's northernmost street to his West property line. Mr. Bishop pointed out that this northernmost street could not be a straight street all the way through his property. His only access into this property from Happy Hollow Road is already fixed at the Northeast corner of the property. Clayton Powell suggested that if Mr. Bishop did not wish to stub Sherman out to his North property line, he might consider stubbing one of his other two streets out to the North. That would give more separation between through streets. There is not much separation between Curtis Avenue and Sherman Avenue. 3. Don Osburn (Water $ Sewer Service Meter Superintendent): Will all this property be R-1, or will you have something else in there? Mr. Bishop said he would like to have it rezoned to R-2 and be able to put duplexes there on smaller lots than R-1 permits. He said that at this time he does not have any plans to put apartments there. Mr. Osburn asked if water lines would be along the streets or in back of the lots. Don Bunn said he wants. them along the street. Mr. Bishop explained that he hoped to build some all brick, nice homes to cater to workers in the industrial plants. He was thinking of 3 -bedroom, 2 -bath, single -carport houses in the cost range of $30,000 to $35,000. 4. Larry Poage (Assistant Fire Chief): In view of the other comments made about streets, I have no additional comments. 5. Don Bunn (City Engineer): I think the intent of the 1973 dedication was to have an East-West street through there. The City might approve of having you move that street South into your property one lot depth. Mr. Bishop said that the dedicated 50 ft. right-of-way has never been used as a street and does not have any utilities on it. Mr. Bunn suggested Mr. Bishop locate his street stub to the West so that it would run .along the North side of Southmont Apartment Complex. Concerning water and sewer, there is a 6 -inch water line in Happy Hollow Road; a 6 -inch line to the West serving Southmont Apartments; and another 14 -inch water line to the West. He can tie into one of those. There is a sewer line on Happy Hollow Road which is your only choice for sewer service. It is fairly close and available. It appears that there would have to be some easements obtained across the property between you and Happy Hollow Road to get to sewer. Mr. Bishop asked if the City ever condemned easements so that a developer could get to sewer. Mr. Bunn told him that even if it were ever to be done by the City it would have to be some kind of exceptional case. Mr. Bishop said he had been talking to Ed Connell (the City's easement and right- of-way agent) about the possibility of getting an easement across the North side of the Industrial Park property to bring sewer in to his Southeast corner. It was suggested that the person he should approach on this is Dale Christywith the Chamber of Commerce. Mr. Bunn repeated that he wanted both water and sewer lines run along the streets if at all possible. 6. Floyd Hornaday (SWEPCO): Not present. Although this property is in Ozarks Electric's service area, SWEPCO does have a 100 ft. wide easement down the entire West side of this property for a.high-voltage line. No' permanent structures can be built on that easement. The other utilities questioned whether they would • Plat Review Committee March 9, 1978 -3- be permitted to run their services inside that easement. No one knew. It was suggested that Mr. Bishop contact SWEPCO and ask them to provide him a written statement as to whether the other utilities could use that easement, and if so, would the transformer pads and gas meters have to be kept outside the easement or could they be inside the easement. 7. Jack Whitting (Ozarks Electric): Our nearest service to you is on the East side of Happy Hollow Road. We would have to come in with an overhead line on that street right-of-way to the Northeast corner of Lot 1 and go underground from there. Mr. Whitting requested a 25 ft. wide easement down the East side of Lot 1 and around the North, South and East boundaries of the Subdivision. I also need 25 ft. wide easements as follows in order to loop service through the subdivision: Between Lots 23 and 24; Between Lots 42 and 43 (unless we.are the only ones in there, then it could be 20 ft. wide); Between Lots 60 and 61 (same as 42-43); Between Lots 27 and 28, If we cannot go in SWEPCO's 100 ft. easement, I will need either a 25 ft. easement east of and alongside SWEPCO's easement or you can designate the 25 ft. front yard setback a setback and utility easement. It doesn't matter to me which you do. I need the following 10 ft. easements for street lights: Between Lots 2 and 3; Between Lots 8 and 9 into the cul de sac; Between Lots 34 and 35; Between Lots 54 and 55; Between Lots 58 and 59; along the South side of Lots 52 and 71; Between Lots 74 and 75; Between Lots 78 and 79; Between Lots 82 and 83; Between Lots 87 and 88. Where Ozarks Electric must cross the streets, we ask the developer to install a 2 inch iron pipe for us to use as conduit. Mr. Bishop requested the utility companies vary their easement requirements along side lot lines to not more than 71 ft. on each lot. He explained that he was planning to build a 52 ft. long house on the lots and some of the lots are only 70 ft. wide. He requested that rather than center the easements between Lots 42-43 and Lots 60-61, they try to reduce the easement to 20 ft. and have either 15 ft. on 61 and 42 and 5 ft. on 43 and 60; or 121 ft. on Lots 61 and 42 and 715 ft. on Lots 43 and 60. 8. Kenneth Wagner (Arkansas Western Gas Company): Designate the easements to be used by the utility companies as "utility easement". We can use this 40 ft. right-of-way from Happy Hollow Road to get over to Lot 1. I agree in Mr. Whitting's request for a 25 ft. utility easement down the East side of Lot 1. The only other alternative to that would be to designate the 25 ft. building setback across the North side of Lots 1, 2, 3, 4, and down the West side of Lot 4 as a setback and utility easement. However, since we must build between Lots 1, 2, 3, 4 and Lots 5) 6, 7,and 8 anyway, this would be duplicating service to Lots 1, 2, 3 and 4. The question was raised whether the utility companies would decrease the width of the easement on Lot 1 if Mr. Bishop would install conduit for electric, TV cable and telephone. Mr. Whitting indicated this could be done but he would require a 4 -inch iron pipe conduit along this lot. Mr. Wagner said if all the other utilities in there were in conduit, he thought he could accept a 20 ft. wide easement, but would rather leave the request at 25 ft. at this time with the possibility of reducing it in the future. Mr. Wagner requested the easement between Lots 1, 2, 3 and 4 and Lots 5, 61 7) and 8 be widened to 25 ft. and that the building setback along the West side of Lot 4 be designated a utility easement so that he could get service to Lots 83 through 91. Also show the setback on the East side of Lot 91 as a utility easement. The easements between Lots 23 and 24 and between Lots 27 and 28 must be 25 ft. wide. We plan to use those easements and extend gas service along the back lot lines up through the middle of the two center blocks. Those rear lot easements also must be 25 ft. wide. Our existing gas line is on the West side of Curtis Avenue; therefore, Plat Review Committee March 9, 1978 we need an easement across the South side of Lot 31. On Lots 72 through 83, if we cannot get into SWEPCO's easement, and if you want utilities in back, we will need an additional 25 ft. easement alongside SWEPCO's easement as Mr. Whitting requested. It might be possible to use SWEPCO's easement for our line, but we might have to put our meters outside their easement up near the houses; however, we would prefer to meter from the easement. (We have a 2 -inch line on the West side of Curtis Avenue serving Southmont Apartments and a 2 -inch line on the West side of Happy Hollow Road.) 9. Clyde Terry (Warner Cable): How far South of Huntsville Road is your Northeast corner of your property? Probably between 800 and 900 feet. I need a 20 ft. wide easement between Lots 85 and 86 and between Lots 89 and 90 (no one else has asked for those). Mr. Bishop asked if it couldn't be a 15 ft. wide easement if Warner Cable is the only one in there and Mr. Terry said if so it would have to have PVC conduit installed between the lots. He also said conduit for him down the East side of Lot 1 would need to be 2 inch PVC. We need 25 ft. wide easements where we will all be in them. Warner Cable will try to come off Happy Hollow Road to serve this. 10. Dick Shaw (Southwestern Bell Telephone Company): Not present. No comments submitted. 11. Perry Franklin (Traffic Superintendent): Not present. No comments submitted. 12. Wally Brt (Sanitation Superintendent): Not present. No comments submitted. 13. Larry Wood (Planning Consultant): Not present. No comments submitted. 14. Bobbie Jones (Planning Administrator): Contact SWEPCO and get in writing whether they will permit the other utilities to use their easement, and if so, to what degree. If the street along the North property line is as critical to your plan as you say, have your engineer prepare two layouts: one as your propose with the street stubbed through to the West; and one showing the SO ft. street as dedicated. Go on and contact all the adjoining property owners for signatures. The Subdivision Committee has stated that they will refuse to approve any more preliminary plats until all the adjoining property owner's signatures have been obtained. When you get that done, we can take the information to the Planning Commission for a recommendation to the Board of Directors, then get the Board of Directors to indicate if they will abandon that street right-of-way provided you stub a street to your West property line. That street stub should either run along Southmont Apartments North property line or should be far enough North to allow for a lot's depth between it and Southmont Apartments. I do not think this should be taken to the Planning Commission until you have contacted all the property owners. They may not want that street relocated. Your revision to go to the Planning Commission should show the location of and amount of right-of-way for Curtis Avenue and Happy Hollow Road, the North property line of Southmont Apartments, the Industrial Park property to the South, acreage in the Subdivision, vicinity map, location of subdivision, proposed use, sidewalks, street lights, subdivision name, date, and name and address of Engineer - Surveyor and Owner - Developer. After you get the question answered on the street location, you will need to come back through Plat Review and Planning Commission with a preliminary plat. Your engineer should check the requirements listed on Pages 931, 932 and 933 of the Subdivision Ordinance and be sure all that information required for a preliminary • • • Plat Review Committee March 9, 1978 -5- is on your preliminary plat. That would include a topo at 5 ft. intervals, but I don't think you need that to get the street question answered. If we have the drawings of the two alternate proposals and the signatures of the adjoining property owners in our office before noon March 20, we will schedule this before the Planning Commission on March 27. Mr. Powell, Street Superintendent, made the following statement to Mr. Bishop. "We are in a dilemma with our street specifications. This winter weather has shown that our standards and sub -standard streets that have been built in the past are inadequate. I propose to reinforce the sub -base and all the contractors working in Fayetteville and some consulting engineers are opposed to that. It gives us one alternative ----increase the base. I am talking about the plasticity index and adding additional base, a minimum of 8 -inch SB -2 base on residential streets and graduating it according to the sub -base P.I. and proctor density and applying some pounds -per -square -inch wheel weight load, which every engineer that ever went through the first course in street design has had that course and knows about it. If I am going to be contested every way I turn, I want to get something down which cannot be contested, which is recognized by the American Society of Highway officials. I have tried everything else to get cooperation and if the Board says that's it, that is fine and if the Board says they are going to live with these pie -crust streets, that is fine, too." Mr. Bishop asked Mr. Powell if he is having trouble with the streets which are built to the existing street standards. Mr. Powell said he is. He said for the past two winters, you can see a concrete truck going down to pour a footing and see the street mushing behind him as he goes. He said that is because some of the contractors and engineers are certifying to him that the street does meet plasticity index and proctor densities and he knows it doesn't. Mr. Powell said there are two manholes and a OAKCLIFF STREET EXTENSION fire hydrant which need to be relocated by the City. There is also a utility pole which needs to be relocated by the City. He gave the utility companies a copy of the street plans and a copy of the plat which was originally submitted. Kenneth Wagner said the gas line runs to the south property line of the house on the southeast corner. He said the gas company would want to take the gas line down and tie into the west side of Butterfield Plaza and back into Old Missouri Road. He said the gas line would need to be as deep as possible, and they will need a street crossing. Clayton Powell said they would storm drain down the north side of Oakcliff. This will be the first major City project as soon as the weather permits. Kenneth Wagner questioned the immediate plans for Joyce Street where Ellis Bogan has moved his club house. Mr. Powell said the City has no plans for developing Joyce Street at this time. He said under the Transportation Improvement Program which they apply for urbansystems program funds, it is a long-range goal, five to ten years. Mr. Terry said Warner Cable has a cable crossing at the existing intersection of Oakcliff and Stagecoach Streets which may need to be lowered. The meeting adjourned at 11:00 A. M.