Loading...
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, 30 PLAT REVIEW COMMITTEE MEETING PAGE 2 February 9, 1984 . 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. 51 PLAT REVIEW COMMITTEE MEETING PAGE 3 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 3R PLAT REVIEW COMMITTEE MEETING PAGE 4 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 33 A • PLAT REVIEW COMMITTEE MEETING PAGE 5 February 9, 1984 • • 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. 3�{ PLAT REVIEW COMMITTEE MEETING • PAGE 6 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 36 J • • • PLAT REVIEW COMMITTEE MEETING PAGE 7 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 37 PIAT REVIEW COMMITTEE MEETING PAGE 9 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 L 3g PLAT REVIEW COMMITTEE MEETING PAGE 10 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 3q A PLAT REVIEW COMMITTEE MEETING PAGE 11 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