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HomeMy WebLinkAbout1982-08-12 Minutes• • • MINUTES OF PLAT REVIEW COMMITTEE MEETING A meeting of the Plat Review Committee was held Thursday, August 12, 1982, at 9:20 A.M. in the Board of Directors Room, City Administration Building, Fayetteville, Arkansas. UTILITY REPRESENTATIVES PRESENT: Ivan Faulkner, Roy Hawkins, Larry Winkler, L. 0. Ferguson, Kenneth Wagner CITY REPRESENTATIVES PRESENT: OTHERS PRESENT: Wally Brt, Don Bunn, Larry Poage, Dennis Ledbetter, Bobbie Jones, Suzanne Kennedy Rick Cowdrey, Bob Oliver, Jim Stephens The purpose of this meeting was PRELIMINARY CONCEPT PLAT to consider approval of the SEQUOYAH SOUTH Preliminary Plat of Sequoyah South, PRELIMINARY PLAT Phase One, located on Fifth Street SEQUOYAH SOUTH - PHASE ONE and Rogers Drive near Huntsville SEQUOYAH LAND COMPANY Street; owner and developer, Sequoyah Land Company; property zoned R-1, Low -Density Residential; Rick Cowdrey, Bob Oliver and Jim Stephens were present to speak for Cowdrey and Associates, Inc., Engineers and Surveyors, and the developer. Rick Cowdrey said the Concept Plat had been presented to the Planning Commission and Board of Directors and a variance approved by them on March 16. He said they had requested a variance from the 250' required setback for multi- family dwellings in an R-1 zone to a 100' setback. The request was approved with a limitation of 130 units to be built on 34 acres. He said the location of the units shown on the plat could change but generally speaking will keep the same street pattern and density. It is possible that farther up the hill the units could be larger. There will be private streets with a 40' right-of- way. Rogers Drive where it intersects with Fifth Street will be a public street dedicated to the City and named by the City. Bobbie Jones had suggested that, since the utility companies had not been involved in the initial stages, he should provide a preliminary concept plat in addition to the preliminary plat for Phase One. He said they want to have as many utilities in the street as possible because of the grade and amount of clearing necessary behind the units, particularly on the upper levels. He said they also are trying to leave as many trees as possible as buffers, since the units are so close together. One of the requirements imposed by the Board of Directors was to leave as many trees as possible as screening. Bobbie Jones asked if a street stub shown on the new plat back to the west was a private or a public street. Mr.Qowdrey said it was a public street with a 50' right-of-way. Mr.Cowdrey said they were asking for underground utilities. He said he had considered the possibility of running utilities in the front and having gas meters between the buildings in the back. Mr. Faulkner said, because of the terrain, he thinks it would be better for SWEPCO to have some idea of what other utilities will be contained in the easement before they make a decision. Mr. Cowdrey said, on the first phase, they will have sewer behind the buil- dings, and he could see having the utilities there too for that phase. He said they were tied in to having easements in the back in the first phase. 161 • • • Plat Review Committee Meeting August 12, 1982 Page Two 1) Roy Hawkins (Southwestern Bell Telephone Co.): Mr. Hawkins said the telephone company prefers to avoid running their lines under asphalt or concrete. He said that, with all the utilities together running under a parking lot, the constant need for maintenance means having to tear up the asphalt and replace it, and the utilities run the risk of damaging one another's lines. He said that he is in total agreement with trying to save the trees, but thinks it is just as unfeasible to run the lines under the parking lot. Mr. Cowdrey suggested they might be able to keep the utilities in the front if he were to provide casing for each of the utility lines under the asphalt. Mr. Hawkins stated a preference for providing two casings if possible for each utility, because the risks of damage from main- tenance repairs sometimes causes a loss of service up to a week. He said for an easement crossing one of the streets, they would need a 4" conduit. Where it runs across the parking space, 1" conduit would probably suffice. He said there would be no one uniform size needed, unless it were all 4" wide, served with a 2422 gauge cable Mr. Cowdrey said the common area was a utility easement inside the private street right of way only. Mr. Hawkins said that, in that case, the 20 foot easement on the south side needs to be a 30' easement. The 15' common area on the north side also needs to be a utility easement, making it a total of 35'. He explained that the common area and utility easement should be combined so that it is the same as the common area in the center portion. Mr. Cowdrey explained there is a tree line along the SWEPCO ease- ment which the Board of Directors wanted him to plant even further, so that he is being forced to leave as much screening in that area as possible. Mr. Hawkins said the telephone company would need to stay away from the area where the high voltage transmission line is located. He said he asks that the 25' common area running along the west side of that 100' SWEPCO easement be made a utility easement. He said at a given point in this 25' easement where it crosses the private street there be two 4" scheduled 40 PVC conduits and the same thing across Fifth Street at the east side of the drainage crossing. He said they will have to come in from Fifth Street or from an area in which he is not sure there is a private water and sewer line or a utility easement. Mr. Cowdrey said that 20 feet was all he was able to get from the south side adjoining property owner (to get down to Huntsville Road) and they are going to divide that. Mr. Hawkins asked if the easement would be designated as a utility easement or as a sewer and water easement. Jim Stephens said it was to be designated as water and sewer but he would change it to be utility and water and sewer. Mr. Hawkins said because of the problem of the transmission line, his only alternative is to follow Fifth Street throughout the project. Mr. Cowdrey said the same person now owns both the north and south side of the street right-of-way and the street was dedicated but never built. He said there was forty feet of right-of-way, and a 31' wide city street is required to be constructed. 165 • Plat Review Committee Meeting August 12, 1982 Page Three Mr. Wagner said, according to a new City ordinance, when other utilities go along a street right of way, they will be a minimum of seven feet behind the curb line. However the ordinance, it was pointed out, was written based on a 50' right of way. Bobbie Jones said she would send all utilities a copy of Ordinance 2806. Mr. Hawkins said he asks for a 15' easement paralleling Fifth Street on both sides from Sherman Avenue throughout this development. Bobbie Jones said she did not know if the City would get involved in a condemnation of a utility easement paralleling a City street, if the owner could not get the easement. She said they would have to talk to Clayton Powell, Street Superintendent or Don Grimes, City Manager, to see if there is a provision for a waiver of Ordinance 2806 under special circumstances. There was further discussion of easements indicated on the plat. 2) Ivan Faulkner (SWEPCO): Mr. Faulkner said it is necessary for SWEPCO to install underground services in City rights-of-way 40" deep. He said they prefer to take the least expensive route. He would like to avoid utilities in the front of the units for the same reasons as expressed by Mr. Hawkins. Mr. Faulkner pointed out that what is needed for the phone company would not work for SWEPCO, since they need to run primary loop service. Mr. Cowdrey said he was willing to work things out on an individual basis. He said as steep as the terrain is, in order to run lines behind the units, he would have to bench it and do a lot of clearing, which is something he would like to avoid. Mr. Faulkner said they needed to be away from the gas and sewer both because of the terrain. He said their contract states the easements must be clear and brought to final grade There was discussion about taking ten feet off the back of the lots in order to obtain the required easement, and discussion about existing sewer running through the middle of the easement. Mr. Cowdrey stated they wanted a buffer zone between the lots and the next phase and would rather stay away from sewer if possible. Mr. Faulkner said there was a 161 KV transmission line approximately in the center of the 100' SWEPCO easement on the east side and that is a private easement. Mr. Cowdrey could not remember which utilities were contained in the back of the adjoining subdivision to the east. Mr. Faulkner thought it was served by Ozarks Electric. Mr. Faulkner said he sees a problem on the north, south and east side, because he must make a loop. He asked to continue the easement along the west side of the buildings and outside of the 15' shown for the sewer line on the west side. He wants to continue it at 20' wide and connect with another easement on the north side; he would like to see the common area to be a utility easement. There was discussion about moving the sewer line over to the east side of the easement. Mr. Faulkner said that where the 5' easement is shown, he would need about 20' instead There was further discussion about the possibility of the owner laying conduit under the street. 164 • Plat Review Committee Meeting August 12, 1982 Page Four Mr. Faulkner asked if the three street lights shown met with the City's approval. Bobbie Jones said the spacing and location of the lights were acceptable. Mr. Faulkner said where the private street intersects with Fifth Street he needs conduit running east and west across the private street; he would prefer two conduits if possible; he asks for 4" scheduled 40 PVC. They asked for 2" conduit coming from two street lights crossing the private street out to the easement. Also, 4" scheduled 40 PVC conduit across the west end of the private street. Bobbie Jones asked for a clarification of the easement on the west end. This was shown on the map. 3) Kenneth Wagner (Arkansas Western Gas Company): Mr. Wagner said the Gas Company was willing to work with Mr. Cowdrey on staying along the road right-of-way. He asked for a 25' continuous easement along the road right-of-way on Phase One coming off Fifth Street. Mr. Cowdrey said that on Phase One they already have a right-of-way cleared for an existing sewer line and can fit 6-plex or 4-plex into that sewer. He said they have to run a sewer on the south side, and they must clear those areas anyway. He said the first phase is not as steep as the future phases will be. Mr. Wagner said the other'utility company requirements on easements will exceed his requirement, and stated he would probably go along with whatever is requested by them. He said if they are in the same easement with a proposed sewer, they need to be more than 25'. Mr. Hawkins stated it should be a minimum of 30 feet. Mr. Wagner stated the City requires Gas be ten feet away from the sewer. He said when the location of street cuts are decided, he should be contacted for road crossings. Mr. Wagner said Gas service must be brought in from Sherman Avenue and he agreed with the Telephone Company request for a 15 foot easement both sides of Sth Street back to Sherman Avenue. 4) L. 0. Ferguson (Warner Cable Company): He said he understood Mr. Hawkins asked for a 15' easement on either side of Fifth Street all through the development plus out to Sherman Avenue. Mr. Hawkins clarified that he asked for a 15' easement paralleling the entirety of Sth Street and Rogers Drive from Sherman Avenue. If the area directly north of Phase One is blacktopped, Mr. Ferguson asks for a 2" PVC crossing installed before the blacktop is put in. He asks for 2" PVC crossing the private street just south of Sth Street, east to west, in the same place as SWEPCO. He asks for 2" PVC north to south across that street in this 25" utility easement asked for earlier. He asked Mr. Cowdrey to make sure the 20' water and sewer easement be definitely designated for utilities, as Warner Cable may need to use it. He also asked for a conduit to be installed across the west end of the private drive. 5) Don Bunn (City Engineer): Mr. Bunn asked if the common area and private streets will be utility easements also. Mr. Cowdrey said that common area and right-of-way on the private streets will be for easement purposes too. 167 • • • Plat Review Committee Meeting August 12, 1982 Page Five Mr. Bunn said the sewer shown on the plat ends in a cleanout.. If that is not a private line, the cleanout needs to be manholed. Mr. Bunn asked how far up the water line they will go before coming from the north. Mr. Cowdrey said they had taken pressures on Huntsville Road and as far as they can possibly serve is up to the first private street, and the rest will come from the top. He said there was about 150 pounds, and the dynamic was 60 psi, 1200 gallons a minute. Mr. Bunn said if individual meters are used, make sure they are outside any parking areas, so that they will not be parked on. There was further discussion between Mr. Bunn and Mr. Cowdrey as to acceptable locations for the meters. Mr. Cowdrey stated the Property Owners Association would be responsible for much of the maintenance. Mr. Bunn said he thought they could work the problem out. Mr. Cowdrey said he thought they would have revised plans within 45 days Larry Poage (City Fire Department): Mr. Poage asked how many stories the units would be. Mr Cowdrey explained that the units would, in effect, be 211 stories, because of the terrain. He said on the lower side, the first floor would be level, with storage below the street level. Mr. Poage stated the Fire Department needs sufficient clearing of the grassland behind the units for purposes of fighting a fire or needing to move equipment in to fight a fire. Mr. Cowdrey said they are trying to leave the lower units as natural as possible because of the buffer requirement, but pointed out that there is a right of way cleared for the sewer and utilities on the lower side. Mr. Oliver stated there would be enough clearing to get any fire equipment in if necessary. Mr. Poage stated the fire plugs appeared to be useable, and asked if the parking for future phases would be the same. Mr. Cowdrey said they would prefer to have future parking behind the units because they are restricted by the sewer on the north and the property line on the south and since they are trying to build units within the $35 to $40,000 range, they cannot afford to provide garages. He said the common area is to be in trees. 7) Wally Brt (Sanitation Superintendent): Mr. Brt said he needed a letter of permission to drive trucks over a private street. He said he was not concerned about whether containers or individual cans were to be used, but suggested the use of cans would be better. 8) Bobbie Jones (Planning Administrator): Bobbie Jones said Clayton Powell should comment and the Planning Commission should rule on instead of constructing the cul-de-sac on the extension of Fifth Street that they be allowed to end the construction just west of the storm sewer that is proposed and barricade the street at this point, as requested in the letter to the Planning Commission of August 6, 1982. 168 • • • Plat Review Committee Meeting August 12, 1982 Page Six 1. Show a statement on the plat that the Board of Directors varied the 250' perimeter setback to 100' perimeter setback on March 16, 1982. 2. Somewhere in the covenants they need to show a maximum of so many units on Phase One. 3. The street and drainage plans even on private streets have to be submitted to and inspected by Clayton Powell, Street Superintendent. 4. Submit a rough draft of covenants. Mr. Cowdrey offered to provide a copy of covenants required by HUD and she said that these may suffice. She said she needed one copy and she would provide copies for the Planning Commission. Mr. Cowdrey was asked to bring these in with his revised plat, and that a note should be attached that the covenants will be similar to those being required by HUD. 5. It should be noted that the maximum number of units is 26. 6. .With a 100' required setback, they will need some assurances that future phases will develop, as there is not that much setback on the north of Phase One. 7. Bobbie Jones read from Article 8, Section 12, Subsection 4.15(b)(6) regarding maintenance of private streets being the responsibility of the developer or a POA and that covenants shall provide that the City is a third party beneficiary to the covenants and shall have the right to enforce the street maintenance requirements.. 8. The owner is required to put up street name signs on private street. The private streets must be named. 9. On open space, there is a requirement that there be something on the perpetuation and maintenance of private open space in the covenants. This is stipulated in subsections 4.17 and 4.18 of the Code. 10. Bobbie Jones asked what the 20' strips were between units 18 and 19 and units 10-11, and the 15' easement. Mr. Cowdrey said this was part of the common property. She said the line should be taken out when they widen the easement. 11. She said that if they have not already done so, they should allow for the overhang for the buildings on the lot sizes. Mr. Cowdrey said the minimum distance between units is 10 feet. Bobbie Jones said on a standard lot, the overhang cannot go into the easement, and this should be included in the revisions. She said, if he really doesn't want them closer than 20 feet between building walls he should put something in the covenants to show that. 169 • Plat Review Committee Meeting August 12, 1982 Page Seven 12. She told Mr. Cowdrey that a variance from sidewalks on the already platted portion of Fifth Street would be an off-site improvement to be brought before the Planning Commission. She stressed that from where the adjoining property meets the subdivision, he needs to construct sidewalks. Mr. Cowdrey said he would try to get an easement from the adjoining property owner. 13. Bobbie Jones said the next Planning Commission meeting would be August 23 and she needs ten copies of the revisions by Monday anytime, along with a copy of the covenants. The meeting ended at 11:00 A.M. Comments submitted on August 19, 1982: Clayton Powell (Street Superintendent): In regard to the letter of request from the engineer that construction of the cul de sac at the west end of Fifth Street be delayed, he concurs but asks for a performance bond or for a Bill of Assurance to be executed stating that, if two years subsequent to the date that the street construction is completed, the street has not been continued to connect to the existing street constructed in Phase 1 of Southern Heights Subdivision, that the cul de sac then be constructed at that time. In regards to the request of the developer that he not be required to construct the sidewalk east of the subdivision because apparently a vacant lot is there belonging to a different owner, he does not concur with this request to eliminate construction of the sidewalk from the east property line of the PUD to Sherman. The extension of the street and the develop- ment of this PUD necessitates the existence of a sidewalk, because with 26 one to two-bedroom dwellings, there will be children who are going to need a sidewalk to get to and from school. He would like, back to Fifth Street, the street constructed to the west perimeter of Lot 2 rather than immediately behind the drainage structures and asks that the sizing of these drainage structures be 15" corrugated metal pipe verified by actual drainage computations. In regard to the Concept Plat for the entire Tract between Southern Heights and Sequoyah South, he feels that for proper identification and to eliminate confusion when making comments referring to private streets, the private streets be given some specific identification when there are a multitude of them. On the formal final plat there should either be names, letters or numbers to identify the private streets. X70 i • • Plat Review Committee Meeting August 12, 1982 Page Eight Clayton Powell (Street Superintendent): comments continued: Regarding the drainage patterns and constructions, he feels these private streets need more storm drainage in general, especially where they connect to or run out on publicly dedicated streets. He reserves specific comments on this until engineering plans and profiles are received for street construction. 171