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.
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August 25, 1983
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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.
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Plat Review Committee
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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
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Plat Review Committee
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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
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Plat Review Committee
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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.
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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.
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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.
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Plat Review Committee
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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.