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HomeMy WebLinkAbout1983-08-25 MinutesPLAT REVIEW COMMITTEE MINUTES A meeting of the Plat Review Committee was held at 9:00 A.M. on Thursday, August 25, 1983 at the Fayetteville Chamber of Commerce. UTILITY REPRESENTATIVES PRESENT: Kenneth Wagner, Ivan Faulkner, Jim Crownover, Connie Skinner, L. 0. Ferguson CITY STAFF PRESENT: Clayton Powell, Wally Brt, John Durham, Bobbie Jones, Suzanne Kennedy OTHERS PRESENT: Mel Milholland, Fred Hanna The first item to be reviewed was Large LARGE SCALE DEVELOPMENT Scale Development for "Perimeter Plaza PERIMETER PLAZA OFFICES Offices", located south of Zion Road, SOUTH OF ZION, EAST OF FRONTAGE east of Frontage Road, zoned C-2, MAGUIRE ENTERPRISES Thoroughfare Commercial District. Fred Hanna was present to represent the owners, Maguire Enterprises. 1. Clayton Powell (City Street Superintendent): The street is in. Powell noted that Frontage Road where it runs through this subdivision should have a different name to prevent its conflicting with several other "Frontage Roads" throughout the City. Bobbie Jones said all Frontage Roads along the Bypass had their names changed except for those on the East side of College Avenue north of the Bypass. Powell said the street was stopped short of the property line by the original developer. Powell said if there are utility street crossings to be put in, they should be put in before the street is extended; he would require any underground utilities crossing the street to be at least four feet deep. 2. James Crownover (Ozarks Electric Cooperative): Crownover said Ozarks Electric has a transformer on the northwest corner of the property. Fred Hanna said they did not know what load will be needed. Crownover recommended placing a transformer somewhere between the two buildings. The owner is required to dig a 42" deep trench, provide a transformer pad, backfill, sand and bedding. Crownover suggested locating it somewhere in front, outside the parking area. Fred Hanna said Phase 1 will be built first and it will be some time before Phase 2 will be built. Crownover suggested setting up the location to serve both phases, but to size the transformer now only for Phase 1, and to change it later. Crownover said they require a 4' x 4' area, at least ten feet away from the building. He asked to see mechanical and electrical plans so that the location can be made closest to the load center. He said he thought those easements shown were sufficient. Regarding streetlights, Jim Crownover stated they may have plans for installing a streetlight at the northwest and southwest corners of the property. 66 Plat Review Committee August 25, 1983 Page Two 3. L. 0. Ferguson (Warner Amex Cable): Fred Hanna said they may have a need for television. Ferguson said they require 2" conduit running alongside Ozarks Electric's conduit and asked that the developer be in contact with the cable company. 4. John Durham (City Fire Department): Durham said the developer's main consideration should be where to locate the portable fire extinguishers in the building. Durham suggested recessed cabinets for a nice appearance, and said the requirement is for one fire extinguisher per every 1250 square feet of building, located near a point of egress. S. Kenneth Wagner (Arkansas Western Gas Company): Wagner said there is gas on the west side of Frontage Road, that the Gas Company will provide service from the east side. 6. Connie Skinner (Southwestern Bell Telephone Co.): Connie Skinner said the Telephone Co. will also provide service from the east side easement. They request 3" conduit from the mechanical room to the property line. Requirements will be the same for Phase 2. They require a 8' x 4' sheet of plywood for mounting terminals. 7. Wally Brt (City Sanitation Superintendent): Fred Hanna said he thought one dumpster would handle the trash for both phases of building. Wally Brt said the dumpster location is satisfactory, but suggested using sub -grade and good base for sanitation vehicles to travel on. Hanna said they intended to pave with concrete. Brt recommended a 25 foot radius for the curved driving areas through the lot. 8. Don Bunn (City Engineer): (submitted in his absence) The water and sewer lines are in place. Water is on the west side of Frontage Road. No other comments. 9. Freeman Wood (City Building Inspector): Bobbie Jones reported comment made by Freeman Wood, regarding distance between buildings. The distance as *shown is acceptable only if this is masonry construction with no openings. 10. Bobbie Jones (City Planning Administrator): a. A five foot wide sidewalk, in addition to the width of the curb, is required along Frontage Road. She noted an ordinance passed in 1982 provides for sidewalks to be constructed along any frontage road where there is potential for development. 68 J • • • Plat Review Committee August 25, 1983 Page Three b. Building setbacks are adequate. c. Exactly the required number of parking spaces is shown, with more handicapped spaces than are required. Handicapped spaces must be at least 12' x 19' and standard parking spaces must be at least 9' x 19'. The aisle between parking spaces must be 24 feet wide. Parking must be five feet from the east 120 feet of the south property line, because of the non-commercial zoning which abuts the property. At least 36 of the parking spaces are required to be constructed in conjunction with Phase 1. d. The width shown on both driveways is sufficient. There must be 25 feet between separate driveways and 12' feet from driveways to the side property line, or a waiver obtained from the Planning Commission. The north driveway is too close to the property line where it leaves the street. Clayton Powell explained these measurements are made from the curb line and the end of the driveway radius. e. Because some of the property to the south is zoned A-1, Agricultural District, it is required of the developer to notify that property owner, either by: (1) publishing a notice in the newspaper, (2) sending a certified letter, or (3) obtaining a signature. Proof of this notification is required before Subdivision Committee meeting on September 9. f. Bobbie Jones recommended screening the south property line along the dumpster pad location, although this is not required. She said if the dumpster pad location is fenced, it must be left open along the front side and the front must be 15 feet wide. g. A sign permit must be obtained for a sign. Separate building permits are required for each building. h. House numbers must be placed on the building to be visible from the street. The house number for the southbuilding is 4210 Frontage Road. If there will be suite numbers, shown these on the building plans. i. Correct errors in building dimensions where 60 feet should read 55 feet. A Certificate of Occupancy will be charged on the building and will cover the first tenant. Subsequent tenants will each be charged a Certificate of Occupancy. k. Revisions are due to be submitted by September 2 for Subdivision Committee meeting on September 9 and Planning Commission meeting of September 12. Bobbie Jones noted that at the September 12 meeting there will be Master Street Plan amendments introduced which include the realignment of Frontage Road between this open segment and the open segment running north of Stearns -Joyce Street. Plat Review Committee August 25, 1983 Page Four The second item to be reviewed by the PRELIMINARY PLAT Committee was a preliminary POINT WEST subdivision plat submitted by SYCAMORE STREET & HIGHWAY 71 BYPASS the M.A.P. Group for 35.8 acres M.A.P. GROUP lying north of Sycamore and west of Highway 71 Bypass, zoned I-1, Heavy Commercial and Light Industrial District. Mel Milholland was present to represent the owners. Bobbie Jones explained that, although those lots shown on the plat appear to be small for industrial development, the owners felt lots might be combined and it is easier to combine lots than to split them. 1. Freeman Wood (City Building Inspector): Suzanne Kennedy related comments from Freeman Wood, Building Inspector, regarding the flood plain in which this property is located. Wood had asked would flood damage the street or get into manholes and sewer system. He had stated Clayton Powell would probably address this question. 2. Don Bunn (City Engineer): Bobbie Jones read comments from Don Bunn, City Engineer, who was not present. a. 6" water main is shown; Don Bunn wants Milholland to show the kind of fire flows expected off a 6" water main. He wants Milholland to show that 6 inches will adequately protect the area (industrial). b. Look at fire hydrant spacing to see that it is adequate for an industrial area. The line going up the cul de sac might be reduced to a 2 -inch plastic, if there is no fire hydrant required at the end of the cul de sac. There is an existing fire hydrant at the corner of Mt. Comfort Road and Porter Road. The fire flow at that hydrant, on 3/29/82, was 1300 gallons per minute. The static pressure was 130 psi. c. The existing four inch line which crosses the subdivision should be abandoned at the point where it begins crossing the lots. d. Sewer: Look at placing the sewer lines on Frontage Road rather than on the back lot lines where shown. Don Bunn stated he had discussed the above with Milholland and they will work it out. 3. Clayton Powell (City Street Superintendent): Powell stated the City has minimum street specifications for residential streets but not for commercial or industrial streets but that there is a precedent in the Industrial Park and in industrial areas. He said the fifty foot right-of-way requirements for residential subdivisions is grossly inadequate for any commercial ‘R A • • Plat Review Committee August 25, 1983 Page Five or industrial complex. Powell recommends a minimum sixty -foot right-of-way and recommends the street be engineered and designed to an industrial standard, taking into consideration the average daily vehicle truck traffic and wheel weight loads, as published by AASHTO, the Arkansas State Highway Department and other public agencies. He recommends the use of bituminous materials or portland cement concrete of equal quality by using structural numbers adopted'. by AASHTO from the Iowa Highway Tests. Powell said the first street ever built in the Industrial Park was built with eight inches of SB2 and two inches of asphalt with bituminous curbs and was destroyed by local rural traffic in three years before the first industry was built. Powell said since that time they have been built with an 8 inch thickness of portland cement concrete, with rights of way from sixty to eighty feet wide, with a minimum of 60 foot radii at intersections, and 60 feet radii for driveways where there will be 18 -wheel truck traffic. The concrete specifications for the 8 inch thickness is 4200 psi flexural strengths in a 28 -day curing cycle, 51 bag mix minimum, 600 psi compressive strength, and designed. Thirty-one feet of pavement from curb to curb is satisfactory, as long as there are street radii for intersections and driveways. Recommendations on design should be submitted to Clayton Powell for approval. Powell said he thought the intersection of Porter Road and the Bypass has greater sight distance on the north side than it has on the south side of the interchange. Requirements state 1,000 feet is the maximum length for a dead-end street; this plat shows the length from Porter Road to the intersection of Sycamore to be 2800 feet. In addition, there is another street in Block "A" that dead -ends and a street going west from Block "C" to serve over twenty acres of R-2 zoning with the Frontage Street as the only access. Powell recommends the developer construct the unimproved Sycamore Street from the east perimeter of the subdivision to the intersection of Giles Road to the same industrial standards which he thinks will eliminate part of the traffic safety hazard at the intersection of Porter Road If the requirement to build Sycamore Street is not imposed at this,time, Powell thinks the minimum which should be required is a Bill of Assurance to build it at the call of the City as development takes place. Powell said there is a potential access problem from the cul de sac on the north into Lots 6, 7, 8, and 9 and possibly Lots 5 and 10 of Block "A" because of the driveway separation and tandem lot condition which exists to Lot 8. Frontage Road should be changed to "Shiloh Drive". The unimproved segment of Sycamore must have a 60 foot right-of-way; since there is 40 feet of existing right-of-way on Sycamore, either 5 or 10 feet must be dedicated off the property, depending on the decision of the Planning Commission. Regarding the design of the industrial street, use some native soil test conditions such as the California bearing ratio, Atterburg limits, or proctor densities and plasticity index. Powell said he has discussed the flood plain with the engineer, and there is an understanding that all streets will be two feet above the flood plain, to be designed with the drainage structures running at no more than 80% capacity, based on fifty year flood, and that, for any channelization for drainage through go • • Plat Review Committee August 25, 1983 Page Six private property, even though there may be designated easements to carry drainage, there be a notation on the plat that the property owners are responsible for any maintenance, and it is not eligible for public mainte- nance. 4. Ivan Faulkner (SWEPCO): Faulkner said Blocks B and C would be considered to begin SWEPCO's territorial jurisdiction and Block A in Ozarks Electric's territorial jurisdiction, an arrangement tentatively agreed upon between he and Jim Crownover. Faulkner said there is no three-phase power existing in the area, although there is single phase along the unimproved Sycamore Street. Milholland said he was not sure what kind of service will be desired, but thought underground would be desired along Shiloh Drive and overhead for Block C. Faulkner said for underground power in a commercial or industrial subdivision, the point of service will be at an overhead facility. He said, because of the potential problem where the load is unknown for each lot, to avoid having to place numerous facilities, a standard should be worked out which can be enforced on the buyers of the lots. He said if overhead facilities were used along the rear of Block C, they then may have the capacity to "dip" from those facilities. He said he did not recommend underground service, and said that any cost beyond 250 feet from an existing overhead facility would be at thedeveloper's expense, for underground service (with 100% reimbursement). 4" conduit (PVC; metal sweeps) is to be furnished by the developer from the overhead facility, with 36" of cover. Faulkner said there is a possibility of furnishing manholes from some point.at.' which attachment can be made, depending on which lots are sold first. Faulkner said, if overhead service is considered for Block C, he asks for twenty foot easements between each of the lots, and 4" conduit can be installed in a street crossing under the street, and service can be picked up from the back lot lines. 5. Jim Crownover (Ozarks Electric Cooperative): Crownover said there is three-phase service on the other side of Mount Comfort Road from which overhead -service could possibly: beextended to the subdivision, from the line between property owned by Parker and M.A.P. He said for underground service to all the lots, there will be some cost involved for two extra wires. If the service is desired before the lots are developed, :. there can be some sharing of costs. There is cost for any overhead service beyond 300 feet. Crownover said, for underground service, Ozarks Electric will dig a trench. and provide the pads, but there is a deposit charge for an idle transformer. He said single phase service is 504 per foot and is existing within about 200 feet of the property. He said he thought three-phase costs per foot were about $1.50. Crownover asked for an additional easement between Lots 9 and 10 and Lot 14 of Block A for access - he asked for 20 feet for overhead service or 15 feet for underground service, if there are not other utilities in the easement. 71 Plat Review Committee August 25, 1983 Page Seven 6. Connie Skinner (Southwestern Bell Telephone Co.): Southwestern Bell Telephone Co. requests a 25 foot easement between Lots 9 and 10 and Lot 14 of Block A. 7. Kenneth Wagner (Arkansas Western Gas Co.): Wagner asked if sewer would be installed along Shiloh Drive and Milholland said it would be moved from the Bypass right-of-way to the front of those lots, but they would leave the sewer in place along the west side of Block C. Wagner said if they have underground electrical service and sewer in the same easement with gas, he requests an additional ten feet along the rear of Block C. If there is overhead service, Wagner said the 25 foot easement is satisfactory. Wagner also requested a 25 foot easement between Lots 9 and 10 and Lot 14 in Block A. Wagner said the gas line is to be installed at the developer's expense under their current contract, subject to reimbursement, if needed. Wagner said the Gas Company has high-pressure lines across the Highway 71 Bypass south of the Porter Road overpass, about lath of the way up Lot 13, Block B, turning north towards the adjoining M.A.P. property, 6n the east side of the property, along a fence row, through Lots 1 and 2 of Block A and 14 and 13 of Block B. Wagner agreed to arrange for the Gas Company to locate and flag those lines. Bobbie Jones asked how close the building can be to those gas lines, if they are not relocated. Wagner said the building must be 25 feet back from the high pressure lines. Bobbie Jones asked that this be noted on the plat. Wagner asked if the unnamed street would be totally surfaced to the West property line. Milholland said there are plans to develop it, in which case Wagner said they would install street crossings. Milholland said he did not know what kind of development would be coming in, but he and Bobbie Jones agreed that the Planning Commission had placed some restrictions on the develop- ment. 8. L. 0. Ferguson (Warner Amex Cable Co.): Ferguson said overhead service can be provided with no problem. He asked to be notified whether overhead or underground service will be desired. Milholland said construction vill be in phases 9. John Durham (City Fire Department): Durham stated the Giles Addition to the west is notorious for a pitiful water supply (pressure), that he knows of one fire hydrant on Giles Road and it is the only one he knows of in the area. It has poor pressure. He said he reinforces the comments made by the City Engineer. He said there is a require- ment that hydrants be no more than 500 feet apart and within 500 feet of any structure in the development. He said the amount of fire flow needed is up to the developer and the City Engineer. Durham asked that a fire hydrant of maximum size be obtained, and that there be access to the lots for fire depart- ment vehicles. ria • • • Plat Review Committee August 25, 1983 Page Eight 10. Bobbie Jones (City Planning Administrator): a. Bobbie Jones thought the Planning Commission must cover whether or not the street exiting into the other MAP property should be constructed to the property line or whether there will be a Bill of Assurances that it will be constructed by a certain time. Clayton Powell thought that street should be constructed but that they would not need a cul de sac for one lot depth. b. Regarding Powell's recommendation that Sycamore be constructed west to Giles Road, Bobbie Jones asked him if it was reasonable to say the developer need not construct anything on Sycamore east of the intersection of Shiloh. Powell said there should either be a cul de sac there, or the street should be brought to the east perimeter of the lot, and he felt strongly that they should build Sycamore Street to the Giles Addition. c. Whenthe preliminary plat is approved, that is authorization for the developer to prepare the plans and profiles and specifications for construction of water, sewer, streets and drainage. These must be approved by Clayton Powell and Don Bunn before commencing construction. d. Sidewalks will be required on most of both sides of Shiloh Drive, with the exception of the area north of Lot 14, Block B where there is no buildable area on the east side of Shiloh. Sidewalks will be required on one side of the other streets and completely around the cul de sac. Sidewalks are required on both sides of Sycamore Street. e. Notify all property owners within 100 feet of the boundaries of the subdivision (either by certified letter or obtaining signatures), including across Sycamore Street. That owner has not been noted on the plat. Proof of notification must be submitted before the Planning Commission meeting. f. Subdivision Committee meeting will be September 9 and Planning Commission September 12. Revisions are due no later than September 2nd. g• The Subdivision must be named and there are two streets on the plat which must be named. The name will be followed by "Street". h. There should be a statement on the plat as to the proposed use. If covenants are proposed, these are due to be submitted now, before going to the Planning Commission. The only approval block needed on the preliminary plat is for Planning Commission approval. k. Show a dedication of either 25 or 30 feet from the centerline of the existing Sycamore Street depending on which the Planning Commission requires. J• 73 Plat Review Committee August 25, 1983 Page Nine 1. Bobbie Jones asked how much of Shiloh Street will be off-site. Milholland said about 400 feet. He said there will be a 157 foot jog between where the service road intersects Mount Comfort and where the service road comes in from the north. She said the Code stipulates a 150 foot minimum jog for minor streets and a 200 foot minimim jog for collector streets, that this is a minor street. Jones asked if the highway right-of-way lies immediately east of the off-site section of the street; or is there other property in there. Milholland said it was directly east. Jones said a right- of-way dedication of 60 feet is requested by Clayton Powell, and must be recorded by the time of final plat approval, with recording information to be shown on the plat. m. All off-site easements must be recorded and recording information shown on the plat. n. The following waivers must be requested of the Planning Commission in writing by September 2: 1. If you do not wish to construct any of Sycamore Street, request a waiver in writing, explaining the reasons. 2. Request a waiver on the maximum length of a dead-end street. 3. Request a waiver of some street light spacing which in some cases exceeds 300 feet. 4. Request a waiver of the requirement that a lot have frontage on an improved public street, in this case for Lot 8, Block A. Milholland pointed out a faint lot line giving Lot 8 street frontage. o. Darken lot lines on the plat as these are not clearly indicated. Add some dimensions to the lots on the plat where there are none shown. p. The developer may want to propose to the Planning Commission (as a waiver request) the construction of a temporary cul de sac on the end of Shiloh Drive and a Bill of Assurance to pave no less than the owner's proportionate share of Sycamore Street, prior to developing the property to the West or by a given 'date.