HomeMy WebLinkAbout1984-02-09 MinutesPLAT REVIEW COMMITTEE MINUTES
A meeting of the Plat Review Committee was held on Thursday,
February 9, 1984 at 9:00 a.m. at the Fayetteville Chamber of
Commerce.
UTILITY REPRESENTATIVES PRESENT: Kenneth Wagner, L. 0. Ferguson,
James Crownover, Mike Pehosh.
CITY REPRESENTATIVES PRESENT:
John Durham, Clayton Powell,
Don Osburn, Bobbie Jones,
& Jeanette Crumpler.
OTHERS PRESENT: Harry Gray, Johnny Quinn,
& Walter Meredith.
MEADOWRIDGE PHASE III
PRELIMINARY PLAT
Harry Gray was present to represent this Preliminary Plat.
Mrs. Bobbie Jones opened the meeting by reading the comments
of those not present.
1) Wally Brt (City Sanitation Superintendent):
Mr. Brt was not present, but wished to state that he had no
problem with this proposed development.
2) Connie Skinner (Southwestern Bell Telephone Company):
Connie Skinner was not present, but Mrs. Jones presented Ms.
Skinner's comments as follows:
a) Southwestern Bell requested that the existing Ozarks Electric
easement on the north become a utility easement available for
all utilities.
b) Southwestern Bell needs a 25' easement along the east property
line.
c) Southwestern Bell needs a 25' utility easement along the
south side. The plat only shows a 12.5' wide easement. If
there is already a 12.5' easement along the other side of the
property line for a total easement of 25', that would be okay.
Mr. Crownover advised that the existing 50' easement to Ozark
Electric cannot be dedicated as utility easement. However,
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February 9, 1984
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w ith the permission of the landowner, Crownover stated they
would allow utilities in this easement with the stipulation.
that they be underground.
3) David McWethy (Assistant City Manager):
Mr. McWethy was not present, but did wish to know where the
street lights were?
4) Clayton Powell (City Street Superintendent):
Powell stated he had great concern about placing another intersection
o ff Old Missouri Road as far as safety is concerned. Powell
wished to know how far west the property went. Gray stated
t hat the property as shown is as far west as it appears on the
plat. Powell advised that just to make a cul-de-sac intersection
o ff Old Missouri Road, there may be a problem with dispersing
the drainage.
Powell stated that he was extremely concerned about the "reserved
for the future" development tract to the east abutting Old Missouri
Road, stating he is concerned about the safety zone there.
Powell stated that to develop that area and get good land util-
ization, it would require a cul-de-sac street running west off
Old Missouri Road, with the storm drainage needing a direction
to run-off. Powell stated that when Phase I was originally
submitted by Blew and Associates, they advised there was more
land to the west under the same ownership, and they wished to
e xtend Frazier Terrace when the development was continued.
N ow, it has been sold and there are two or more owners. Powell
stated that people that buy these lots will wish to have driveways
o ff the right-of-way. Powell stated that he was left with the
impression that when the owner of Phase I extended to the west,
h e would extend the street. However, this has not occurred.
Powell stated that either a covenant appear on the plat to the
south side of Lot 1, Phase III that property owners will not
have access to Frazier Terrace, or else go ahead and build it
to the west property line, until such time as Frazier Terrace
is constructed to City Standards.
P owell advised that a coalition of citizens in this area did
petition the City and the City responded by requesting a collector
street connecting Zion Road and Joyce Street. Powell stated
that the Planning Commission needs to look at this as far as
the connection between Zion Road and Joyce Street, taking care
n ot to bottleneck any area. Powell stated he would have to
✓ eserve any final comments regarding drainage, etc. until the
engineering plans and profiles are submitted for construction.
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February 9, 1984
Powell advised that there are considerable changes being considered
in the street specifications, and feels that any of the final
changes should apply to any current developments being presented
for consideration. Gray stated he would like to meet with Mr. Powell
in the future regarding sewer and storm drainage.
5) James Crownover (Ozarks Electric Cooperative):
Crownover advised that Ozarks Electric is planning on coming
down the back lot line and advised there is no easement access
to Lot 5. Gray requested to know if the 25' easement requested
along the east side of the said property would not suffice.
Crownover advised this would be fine, however, there may be
an easement needed across the end of Lot 4 and 5 just to give
access to the west side. Crownover advised there was adequate
distance for the transmission currently. However, if there
is going to be any unusual grading or use of the easement, there
may be some changes needed. Gray advised he did not think this
would be a problem.
6) Kenneth Wagner (Arkansas Western Gas):
Wagner advised that the easements as asked for will be sufficient.
Wagner advised that if there is going to be any ground work
around the easement at all, he would like this to be accomplished
before the utilities are placed. Wagner advised that the closest
gas to the area is on the east side of Old Missouri Road. There
is gas in Phase I, and that line may have to be upgraded to
serve this area back to the west.
7) L. 0. Ferguson (Warner Amex Cable):
Ferguson advised they would be able to utilize the easements
which have been requested.
8) Don Bunn, (City Engineer):
Bunn advised that the easements looked okay, but water was needed
along Lot 4. Gray stated that they intended to extend the currently
existing line and place the fire hydrant on the north side of
the cul-de-sac.
9) John Durham, (City Fire Department):
Mr. Durham stated he had no comment.
10) Bobbie Jones, (Planning Administrator):
a) Jones advised that this property is zoned R-2 and does allow
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PLAT REVIEW COMMITTEE MEETING
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February 9, 1984
multi -family.
b) Jones advised in conjunction with David McWethy's comment,
the street lights do need to be shown on the plat; and Jones
suggested that the existing street lights in Phase I and Phase
II be placed on the plat as well. Jones advised there were
three (3) along the south side of Frazier Terrace, one (1) at
the intersection of Sunflower Circle, one (1) at the intersection
of Old Missouri Road and one (1) somewhere in between. A street
light will probably be needed at the end of the cul-de-sac.
J ones advised this would require a waiver of the street light
spacing, but would be very close. Gray asked if it would suffice
t o place one between Lots 5 and 6. Jones advised that if this
were the case, a Waiver may not even be needed. If there is
more than 300 feet between any light, a letter requesting a
Waiver must be submitted to the Planning Office.
(c) The four (4) foot concrete sidewalk will need to be shown
on the plat and if the sidewalks are along the east side of
Sunflower Circle, they will need to remain at this location,
as well as all the way around the cul-de-sac.
J ones advised there is an easement along the south property
line, with the 12.5' shown being an existing easement (Meadowridge
P hase II Easement) which Jones stated should appear on the plat.
Jones advised that along the north side of Frazier Terrace,
in what is marked as existing development, and up the east side
of Sunflower Circle, the 25' building setback is a Utility Easement.
J ones advised there was 12.5' on each side of the property line
on the north edge of Phase II, which would be the south side
o f the proposed development (total of 25'), which extended to
the line where Meadowridge Phase II turns back to Frazier Terrace,
with there being a 15' easement centered on that property line.
(d) Jones advised that the adjacent property owner names will
need to be shown on the plat, and the property owners within
100' of the boundary of this subdivision will need to be notified
before the matter will be heard by the Planning Commission.
Jones suggested allowing two (2) weeks for receipt of the return
receipts.
(e) Jones advised that topographies will be needed by the time
the matter is taken to Subdivision Committee.
(f) Jones stated that the title of "existing development" should
be shown as "Meadowridge, Phase II", with the lots being shown
in a lighter line.
(g) Jones advised there is a 25' utility easement running between
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February 9, 1984
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the lot line of Lot 1 and 2. Meadowridge, Phase II.
(h) Jones stated that the lot sizes need to be shown on the
plat for the new lots.
(1) Jones advised that a copy of the proposed covenants would
be required before the matter is heard by the Planning Commission.
(j) Jones requested that "Proposed Use" be placed in the area
under the Legal Description.
(k) Jones stated that the Joyce/Stearns arterial should be
shown as completed on the vicinity map, with the curves being
✓ ounded more than is currently shown. Jones advised that the
Master Street Plan shows a proposed collector that would run
from Zion to Joyce with its location being just west of the
double curve on Zion.
(1) Jones stated that she would like for Mr. Gray to state
his scale in the title block.
(m) Jones stated that the City Board had made the amendment
to the Parks Plan and to the City Code which contained an emergency
clause which made it applicable immediately. Jones stated that
she had consulted with City Attorney McCord in this regard with
McCord advising that this subdivision should be subject to the
Parks Ordinance. Gray requested to know how the property would
be assessed, due to the fact that they did not know how many
units would be present. Jones advised that the cost is $85.00/unit.
Jones stated that the code allows the subdivider to covenant
a maximum number of units per lot and base the fee on that.
It also allows a contract to be entered into, which makes the
fee payable for each lot when the lot is sold, or within 5 years
from the date of final plat approval, whichever occurs first.
If the subdivider covenants a maximum number of units per lot,
t o less than the maximum density, then the fee would be based
on the actual density. Otherwise, the fee would be based on
the maximum density. Gray requested to know if there would
be a rebate if the fee was paid for a higher density than was
actually constructed. Jones advised there could be a pro rata
refund in the event the actual density was less than the density
which was used for the basis of the contribution. Application
for such a refund must be made to the Planning Administrator
w ithin five (5) years of the date of the final plat approval.
(n) Plat revisions must be submitted noelater than February
20, 1984 in order to go before the Planning Commission on February
27, 1984. The covenants will need to be submitted with the
revised plats, with any request for waivers which will be needed.
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PLAT REVIEW COMMITTEE MEETING
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February 9, 1984
11) DON OSBURN, CITY METER SUPERINTENDENT:
O sburn requested to know if Gray had any idea of the number
of units which would be placed on this property. Gray advised
that Lots 1-4 would probably be Quadruplex Units. Jones advised
that six units could be placed on each of the lots if the parking
requirements could be met.
DILLARD'S EXPANSION
LARGE SCALE DEVELOPMENT
4201 N. Shiloh
Johnny Quinn, McClelland Engineers and Walter Meredity, Architect,
were present to represent this Large Scale Development.
1) Wally Brt, (City Sanitation Superintendent):
Brt was not present, but Jones advised that Brt had no problems
with this development as Sun Ray is responsible in the Mall
Area.
J ones advised that the information regarding the easements was
picked up from the plat easements prepared by Engineering Services,
Inc. several years ago.
2) Clayton Powell (City Street Superintendent):
P owell requested to know exactly what was proposed, asking if
the two story 112' x 160' expansion of Dillard's was all that
was proposed. Johnny Quinn advised that was correct and advised
there could possibly be some relocation of utilities to allow
t he foundation of the building to be placed. Powell stated
there were a few things that needed to be considered.
a) Powell stated it was never resolved as to the extent the
mall property owners were willing to participate in the interchange
at the intersection of Zion Road and College Avenue for access
of the mall. Powell stated this has been discussed considerably
o ver the years. Powell advised that the existing traffic light
is a temporary remedy to the problem until the interchange can
be finalized. Powell advised that the growth and the development
of the mall was welcome, but should also keep in mind the need
to serve the mall, such as with the interchange.
b) Powell advised that none of the streets or drives in the
area are dedicated streets with the exception of the access
road on the east side of the property going from Nelson's Funeral
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PLAT REVIEW COMMITTEE MEETING
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February 9, 1984
Home to Shoney's which is Shiloh Drive.
3) Mike Pehosh, (Ozark Electric Coop):
Mr. Pehosh stated he had not seen a
anticipated load and is not sure of
that Ozark Electric may need to change
the load. Mr. Walter Meredith advised
in town today, and would be happy to
regard to this.
plan with regard to the
the expansion, advising
the transformer to service
that the engineers were
meet with Mr. Pehosh in
P ehosh requested to know how far the footing would extend.
Quinn advised he did not think that the electrical service will
✓ equire relocation. Pehosh advised that this could be relocated
without discontinuing service as this has a loop -type feed.
Meredith advised that the lighting load would be reduced because
Dillard's uses low voltage lighting throughout and this is mixed
with fluorescent lighting. Meredith requested to know if there
would be an easement involved. Pehosh advised that the only
t hing that would be required would be that Dillard's not do
heavy planting in this area, i.e., items which could not be
dug up, coupled with the fact that no structures are to built
over the line.
J ones requested to know if any of the outdoor street lights
would be relocated. Quinn advised there would be one in question
which may be relocated that being located on the west side of
the store and will be moved back further to the west. Pehosh
advised he thought the mall was responsible for the parking
lot lighting.
4) Kenneth Wagner (Arkansas Western Gas):
Wagner advised that the line will not be relocated due to the
fact that it is on top of the building. Wagner asked if Dillard's
would be using the existing heating system. Meredith advised
h e was not sure whether it would be all electric or whether
they would expand the boiler system. Meredith advised that
t he Dillard's Store used very little heat; that the lighting
seems to be sufficient in heating their stores.
5) L. 0. Ferguson (Warner Cable Company):
Ferguson requested to know if the Dillard's Store would require
t elevision cable in the new portion of the building. Meredith
stated he did not know at the present time; that it depended
upon the interior package. Ferguson stated that if Dillard's
does wish to have the cable, to just contact Warner Amex Cable,
PLAT REVIEW COMMITTEE MEETING
PAGE 8
February 9, 1984
and they will be happy to work together. Ferguson stated he
may need to request a conduit for placement of the cable line.
6) Don Osburn (City Meter Superintendent):
Osburn requested to know if the existing loading dock area will
still be open for purposes of reading the existing water meter,
stating that the existing water meter service is located directly
behind the loading dock area. Osburn advised that there is
a 1 1/2 to 2" domestic water service coming from the ceiling
t o feed the meter. The meter has been reduced to a 1" meter.
Therefore, if domestic water is placed in the new development
with the need for more water, Osburn advised there would be
n o problem in expanding this system. Meredith advised they
would tie into the existing system for their fire protection
as well, but that the existing system may be reworked as the
entire building will be undergoing renovations.
7) Don Bunn (City Engineer):
B unn advised there is a water line which cuts across the corner
of the proposed building which should be relocated. There is
a forced main located at the corner of the building which needs
to be relocated and the sewer service coming from the west into
Dillards would need to be relocated.
8) John Durham (City Fire Department):
a) Comments will address fire protection in regards to the
sprinkler system. Durham advised that the proposed area will
n eed to be fully sprinklered as is the rest of the existing
building. Durham suggested a separate sprinkler riser and valve
to serve that area the proposed area.
b) Durham advised there would need to be exit lighting, emergency
lighting as is present in the existing Dillard's Store to continue
as it is in the existing store.
Durham advised that with the current sprinkler system, on the
existing loading dock where there is access into the sprinkler
valve room, upon recent examinations, there seems to be a problem
w ith obstruction to that door from loading and unloading of
stock, debris from receiving shipments, etc. and probably should
be addressed to the Operations Manager, but felt he should take
this opportunity to address the matter. The existing Fire Department
Support Connection, on the west side of the building is now
completely obstructed by shrubbery and would like to see this
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PIAT REVIEW COMMITTEE MEETING
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February 9, 1984
✓ elocated in such a manner as it will not be obstructed in the
future.
c) Durham advised portable fire extinguishers are required
in the new area just as there are in the old area, i.e., one
extinguisher per 1250 square feet.
d) Durham requested mechanical drawings of the sprinkler system.
Meredith advised this would be done in the form of a shop drawing
and will be forwarded upon completion.
e ) Durham addressed the matter of parking, specifically in
ingress and egress areas of the mall. Durham stated that the
mall currently paints curbing red directly in front of any public
ingress/egress area. Durham requested that this be continued
at locations of ingress/egress to the new development, with
access points to the fire department's support and access to
t he sprinkler valve room should be designated as fire zones
o r fire lanes. Durham stated there is a specific ordinance
w hich does take into consideration, parking on the property
in relation to fire lanes.
9) Bobbie Jones (Planning Administrator):
a) Jones stated that on working the entire floor area of the
building and figuring the number of parking spaces shown as
being remaining, 71 spaces are lost with this expansion. The
✓ atio of parking per total floor area runs 1:196 square feet.
J ones advised that the code requirement is based upon use.
Most retail, food, clothing, etc. runs 1:200 square feet. Offices
✓ un 1:300 square feet. Beauty shops run 1:100 square feet.
Jones stated that the retail and beauty shops may offset each
o ther. Automotive repair runs 1:600 square feet. Jones stated
t hat with the multiple uses, as long as it averages at least
1:200 square feet for the total gross area, that the parking
should be adequate. The average is 1:196 square feet total
g ross area. Total leased area would be 1:177 square feet.
Jones stated she would be willing to accept the parking.
b) Jones stated that the City Code calls for a sidewalk to
be constructed along the property side of any service or access
road with potential for development. This would mean a sidewalk
w ould be required along the west side of Shiloh. Jones stated
she would be willing to accept a Bill of Assurance on this sidewalk
w ith this Bill of Assurance requiring signature by the property
owner.
• Jones stated that the Mall people are the property owners and
are the ones who are authorizing expansion. Jones stated that
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PLAT REVIEW COMMITTEE MEETING
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February 9, 1984
the owners are involved, in her opinion, and realize that commit-
tments such as this have to go back to the property owner (The
Mall). From that point, if the mall feels the cost should be
shared by the tenants is a matter between the mall and its tenants.
J ones stated she felt the mall should be aware of these comments
and may need to provide a response to the comments, 1.e., the
sidewalk as well as the interchange problem. Quinn clarified
t o know if a Bill of Assurance signed by the property owner
would be required for issuance of a building permit. Jones
advised that the Bill of Assurance signed by the property owner
will be required before occupancy will be approved.
Jones explained that with a Large Scale Development Plan, this
will go to The Subdivision Committee for approval. If there
are no waivers requested, the Subdivision Committee has the
authority to approve it, or this can be referred to the Planning
Commission. If there is a waiver requested, it MUST go to the
Planning Commission. Anyone who felt that the Subdivision Committee
did not get into Mr. Powell's comments regarding the interchange,
sufficiently, can call for the matter to be heard by the City
Board. Jones stated that a great deal of time has been spent
on the issue of the interchange and even a plan drawn for an
interchange at one time.
c) Jones advised that ten (10) copies of the revised plat must
be submitted no later than February 20, 1984, thus allowing
this matter to go to the Subdivision Committee meeting of February
24, 1984 at 1:30 p.m. and Planning Commission on February 27,
1984 at 5:00 p.m.
d ) Jones stated two plans must be submitted for review, one
set being returned to the contractor and one set being kept
by the City Offices. Each page must have a block certifying
compliance with the building code as well as the seal and signature
o f an Arkansas registered engineer or architect. Freeman Wood,
City Building Superintendent, will require certification that
the building meets State energy codes.
e ) If there are water, sewer or gas extensions amount to $2500.00
o r more, or if there are any kitchen facilities, this will have
t o be approved by the State Board of Health prior to issuance
of a building permit.
f) A permit will need to be issued for installation of the
sprinkler system. Jones stated she did believe there was a
State Agency who inspected these sprinkler systems.
g ) Jones advised there was a State Agency responsible for the
✓ egulation of boilers and requested that Mr. Quinn check into
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PLAT REVIEW COMMITTEE MEETING
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February 9, 1984
that matter.
h) Jones stated that if a sign should need relocation or altering
of any type, a permit will be needed if the sign is on the outside
of the building.
i) Jones advised that all adjoining property owners with different
zoning classification and a common property line must be notified.
Quinn advised there were no property owners abutting this other
than mall property.
Ito