HomeMy WebLinkAbout1984-09-20 MinutesMINUTES OF A PLAT REVIEW MEETING
A meeting of the Plat Review Committee was held Thursday, September
20, 1984 at 9:00 A.M. in Room 111 of the City Administration Building,
113 West Mountain Street, Fayetteville, Arkansas.
UTILITY REPRESENTATIVES PRESENT: Ivan Faulkner, Kenneth Wagner and
Connie Skinner
CITY REPRESENTATIVES PRESENT:
CHRISTIAN LIFE CENTER
1285 MILSAP ROAD
RED DIXON REPRESENTING
Larry Poage, Al Rukgaber, Don Bunn,
Wally Brt, Bobbie Jones and Paula
Brandeis
The first plat for consideration today was that of the Christian Life
Center located at 1285 Milsap Road and represented by Red Dixon.
LARRY POAGE - FIRE INSPECTOR
Poage inquired as to the type of construction and the location and
Dixon replied that the building would be of metal on Tract "A". Dixon
said he thought the water line extended as far as the west edge of
the south property line but he was unaware of the location of an existing
fire hydrant which Poage had mentioned. Poage said the code requires
one fire hydrant per 1000 ft. and that a building must be within 500
ft. of said hydrant. He stated that there was an existing hydrant
on Milsap and Highway 71.
Dixon said the proposed building would consist of approximately 8,400
sq.ft. and Poage said three, 10 pound fire extinguishers would be
needed for this size area; preferably built into the wall near the
doors.
Poage stated that if this center is turned into an educational or
child-care center the requirements will change and fire alarms, panic
bars and smooth finished walls will be needed. He added that a classroom
would require a flame -spread rating whereas an office could be paneled.
Poage suggested that Dixon check with Freeman Wood, Building Inspector
as to the construction plans. Dixon agreed that he would like to
approach this development in terms of possible future use of child-
care or classroom and Jones advised him to meet with her to change
the Conditional Use request to include these additions.
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KENNETH WAGNER — ARKANSAS WESTERN GAS
Wagner stated that the closest gas line is on the southwest corner
of Lot 1 of the Summerhill Addition east of this project.
Wagner said that he thought the easement on the north side of Masonic
and on the west side of Summerhill was grown over in trees and if
this condition still existed, he requested an additional 15 ft. of
easement on this developments east property line. He added that if
the easement has been cleared out, as Dixon suggested, the easement
would be acceptable "as is".
Wagner requested a 25 ft. utility easement running from the cemetery
north through this developments Tract "B" on the east side and he
suggested leaving the gas meter on the existing easement on the south
property line to which Dixon agreed. Dixon told Wagner he would like
to begin construction as soon as possible and Wagner said he would
work with the plumbers to size the gas line.
IVAN FAULKNER — SWEPCO
Faulkner stated that SWEPCO serves part of this property and that
the territory line splits on the section line; anything east of that
section line would not be served by SWEPCO. He requested the same
building setback/utility easements as Wagner.
CONNIE SKINNER — SOUTHWESTERN BELL
Skinner said she has existing line along Milsap but if a terminal
is desired inside the church she will request conduit leading into
a room (or placement could be made on the outside). She requested
the same building setback/utility easements as Wagner & Faulkner.
AL RUKGABER — ASST. STREET SUPERVISOR
Jones, Planning Administrator, advised Rukgaber that according to
the survey on page 2, there is a 30 ft. easement on the north side
of Sterns Cemetery and there is some question as to how it is reserved.
She said some examination will need to take place as to how this was
set aside, possibly by an attorney or an abstractor. Dixon said he
thought the Cemetery Association was interested in trading some separate
piece of property for the 30 ft. easement. She also advised that
there will be a Public Hearing to discuss the Milsap/Masonic access
to Highway 71 on October 8th which may effect this property.
Dixon replied that he has discussed this problem with Larry Wood,
Planning Consultant, and Wood did not think that this phase of the
development will have enough impact on traffic to be a concern.
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September 20, 1984
Page 3
Rukgaber said that, he too, has been in touch with Wood about this
issue and he said that one of his personal concerns was that there
was only one access. Dixon said he has been in contact with the Gas
Company, and when he is ready to develop Tract "B", they have said
they will work with him to gain access towards the north to Sain.
Rukgaber stated that, if this property is developed as proposed, a
small section of paved street will exist, adjoined by a lot's width
of chip and seal as well as a graveled section. Dixon said he didn't
want to make any more improvements than were absolutely necessary,
which is to extend the paving up to this property's first driveway.
Rukgaber said his concern centers around some drainage running off
from Summerhill which may require some engineer designing. He added
that the Street Department does not recognize chip and seal as a street
and if it develops potholes, it will not be mended, but will be broken
down into a dirt road which is what he said he expected from the increased
load. He said he thought the road should be brought up to standards
through the property.
Jones added that the two crooks in Milsap may need to be addressed
byt an engineer to ease the curves in the process of bringing the
street up to City standards. She read from the City code book, Article
3, Sec.A.4App.C, "...where the need is created in whole or in part....the
required off-site improvements shall be installed according to City
standards...the developer being required to bear the cost of off-site
improvements which bears a rational nexus to the needs created."
She said the Planning Commission may use the acreage within the proposed
area and the area which when fully developed will benefit from the
improvements and require the cost to be shared equitably. Jones said
another option would be that the Planning Commission may ask that
improvements be delayed with a deposit being made of 100% of the estimated
cost of those improvements into an escrow account or a Bill of Assurances
may be accepted, which would be accountable at the call of the City.
Rukgaber said, as this street currently exists, a fire truck could
not be brought in. He requested a street plan with an engineering
design and profiles, a drainage study of the off-site improvements
including any right-of-way dedication; subsequently to be referred
to the Planning Commission.
In answer to Jones' question of where the drainage problem exists,
Rukgaber said the low point is in the bend which does not align with
the west side of the Summerhill Addition. He also advised that the
maximum driveway width is 40 ft. between breaks in curb and Jones
added that the Master Sidewalk Plan does not show a sidewalk on Milsap
but said if the development is going to be very intense, the Board
may request a sidewalk on one side or the other. Jones advised that
Powell, Street Superintendent, usually recommends that the internal
drainage not be allowed to run down the driveway but be taken to a
storm drain or a natural drainage ditch.
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Plat Review
September 20, 1984
Page 4
DON BUNN - CITY ENGINEER
Bunn informed Dixon that there is a two and one-quarter inch water
line part way up Milsap but he was not sure whether it reaches to
this property. Bunn indicated that there is no sewer line accessable
to these lots and he added that Tract "A" is too small for a septic
system. Bunn said that if some of this parcel is developed as apartments
it would definitely need water line to it of a size to support fire
protection (at least 6" and possibly 8") and sewer line as well.
In answer to Dixon's inquiry of whether the proposed first building
of this project could be served by the sewer line from Summerhill,
Bunn said that it was a possibility. Bunn also thought Dixon could
extend the water from the existing 2 and one-half inch line which
would be sufficient for the first phase of this development for domestic
type service only but not fire protection. He added that water could
possibly be extended from Summerhill as well. Bunn said he did not
recommend a septic system for this development and he added that the
eastern most lots could not be developed at all without water and
sewer. He said sewer could be taken through the public easement at
the west side of Summerhill, but because there are utilities in there
presently, additional easement would have to be obtained. Jones said
she did not think an easement could be gained through the cemetery.
Bunn suggested the possibility of Dixon using an engineer for the
cost estimate of sewer extension, water and drainage.
Bunn said there is no line for a fire hydrant and, although he didn't
know if there was as existing line in Summerhill for this purpose,
he did say there was one at Milsap and Front Street that was adequate.
BOBBIE JONES - PLANNING ADMINISTRATOR
Jones said that the number of proposed parking spaces will require
that five of them be designated as "handicap". She also said that
this will be a Conditional Use in R-1 zone (low density residential)
and that if any use is desired besides a church that this needs to
be requested at this time or not at all (as per a recent Supreme Court
ruling). Jones said that Osburn, Meter Superintendent, has assigned
1285 E. Milsap as the address here for one occupancy. She advised
Dixon to check with Osburn as to the size water meter that will be
needed and Bunn reminded Dixon that the extension of the water will
be at the developers expense.
Jones stated that there are screening requirements on the east, west
and south property lines because it will be a non-residential use
in an R -District. She advised that Dixon could request a written
waiver of this requirement from the Planning Commission to be substituted
by landscaping 10% of subject area.
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Page 5
Jones said the building setbacks is 25 ft. from the Milsap right-of-way
and she added that an additional setback requirement for a church
is 50 feet if fully air conditioned or 100 ft. if not; a waiver could
be requested for this requirement. She, said the parking setbacks are
5 ft. from the south, east and west property lines and there are two
alternatives for setbacks from the street: 1. 25 ft. from the street
right-of-way with 10% of the area between parking and street covered
with plants or; 2. 15 ft. from the right-of-way with 20%, of subject
area covered in plants. (This can be waived by the Board of Adjustment).
Jones advised Dixon that street requirements, including the striping
and paving of the parking lot with curbs or wheel stops, need to met
by date of occupancy. She requested an "as -built" plot plan showing
all improvements, property lines, parking areas, driveways, buildings,
setbacks and any utilities on the property and where they lead.
Jones advised checking with Jay Pense, Sign Inspector, regarding re-
strictions and she suggested that a rezoning to P-1 may be desirable.
Jones said that, because the fence line does not align with the survey
line on the west side of the property, she needs to have a copy of
the deed (James Wilson, owner) before 1970 as well as the quit claim
deed and she asked Dixon to provide her with the date Mrs. Milsap
purchased the property as well as what transpired before 1970 with
regard to the remainder of this parcel.
Jones reminded Dixon that 10 copies of revisions of this plat are
due in the Planning Office by 5:00 P.M. Monday, October 1st for the
next Planning Commission meeting (October 8th) and she also asked
Dixon to check with the Building Inspector with regards to construction.
WALLY BRT - SANITATION SUPERINTENDENT
Brt said that, because the access road is so narrow he will need to
make pick-ups in the smallest truck which mean service with cans rather
than a dumpster. He asked that all overhanging tree limbs be trimmed.
Jones advised Dixon of the reasons a development may be refused approval
(App.C, Art.IV, Sec.I(4)(a,b,c,d,e & f).
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Plat Review
September 20, 1984
Page 6
AMERICAN COLLEGE
3448 N. COLLEGE AVE.
DEVELOPER — RIM FUGIT
The second plat for consideration today was that of American College
located at 3448 N. College Ave. and represented by architect, Kim
Fugit of Fayetteville.
WALLY BBT - SANITATION SUPERINTENDENT
Brt suggested that concrete surface be installed as opposed to asphalt
and he requested a 12 ft. deep X 15 ft. wide pad which may be screened
on three sides but left open on the front. He agreed to make the
pick-up on the southeast corner.
DON OSBURN - WATER METER SUPERINTENDENT
Osburn was unable to attend but commented via Mrs. Jones: there may
be an existing water service from a former temporary bank building
that was located nearby but if so, the meter has been covered up and
will need to be relocated. Osburn assigned 3448 N. College Ave. as
this building's address.
DON BUNN - CITY ENGINEER
Bunn said he was aware of an existing sewer and water line in College
Ave. and he advised Fugit that, the more difficult these will be to
access, the more expensive it will be for the developer.
AL RURGABER - ASST. STREET SUPERINTENDENT
Rukgaber referred to Larry Wood, Planning Consultant, and the problems
in that area which are being addressed currently with regards to the
connection between Milsap and Masonic. He requested a 25 ft. right-of-way
dedication on this property's east line and said that if the proposed
access for this area does not work out, it can be deeded back to this
property. Rukgaber said he thought the drainage has been well thought
out for this project and he advised that a State Highway access permit
be obtained; Fugit replied that it has already been verbally approved.
Jones advised Fugit that a moritorium on building permits in this
area has been discussed until the outcome of the Oct. 8th discussion
of the street problem is known. She said she thought this developer
might be asked to bear half the cost along the west property line
and may be asked to participate in the cost of the north line as well.
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KENNETH WAGNER - ARKANSAS WESTERN GAS
Wagner verified that the gas line shown in this plat extending towards
the south does reach Masonic Drive He said the line is 93 ft. from
the center of the road and 63 ft. from the curb. Wagner indicated
that, in 1963 the gas company obtained a blanket easement for the
gas line from Evelyn Miller, which has not pinpointed, but is the
west one-half of the NE quarter of the SE quarter. He advised Fugit
that the building is shown as being 20 ft. over the gas line and if
the line needs to be moved it will be at the developers expense; the
line is now flagged.
Wagner said he will work with the developer as to meter location and
that he could possibly double -loop the existing gas meter. He also
requested a 25 ft. utility easement on the east side of Highway 71
(west line of this property) if the existing gas line is relocated
and if it goes through, the existing gas line easement could be released.
He added that he would like this easement (25 ft.) to extend along
both the north and south sides of the property so as to connect with
the existing gas lines.
IVAN FAULKNER - SWEPCO
Faulkner said there is an existing three-phase line along Front Street
from which this development could be serviced. He added that there
is an existing 15 ft. utility easement along the north side of this
property and he requested that, if easement is granted to Arkansas
Western Gas Co. at this location, it be designated as "utility" easement.
Faulkner also requested that, if the proposed right-of-way is granted
on the east side of the property, the 25 ft. setback be designated
as utility easement to allow for future access to the property lying
east of this one.
CONNIE SKINNER - SOUTHWESTERN BELL
Skinner requested 2" schedule 40 PVC conduit under the driveway to
the building. She advised Fugit that, unless an interior room or
closet was provided for mechanical equipment, a box would be mounted
on the outside of the building for a demarcation point. She said
she would prefer a 4 X 6 ft. piece of plywood on the inside with the
conduit leading up into said room using sweep elbows. Skinner added
that she was in agreement with Wagner and Faulkner on easements.
PERRY FRANKLIN - TRAFFIC SUPERINTENDENT
Franklin was unable to attend
comments: He said that he felt
situation than that which already
to the number of vehicles trying
this meeting but sent the following
this development was creating a worse
exists in the Milsap area with regards
to gain access to Highway 71.
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Plat Review
September 20, 1984
Page 8
BOBBIE JONES - PLANNING ADMINISTRATOR
Jones requested that the 15 ft. easement shown on the property's north
side be verified as to its use. She advised that one parking space
per 600 sq. ft. is necessary and Fugit said that he originally proposed
100 spaces which are being diminished gradually by requests for easements.
Jones verified that the proposed building will be 62 ft. from the
front property line and Fugit mentioned that he has received verbal
approval from the State Highway Department for the 24 ft. driveway
onto College. Jones said she thought that a 24 ft. drive was very
narrow for the speed of traffic which might be expected to be turning
into it, and she explained that the maximum acceptable width for drives
is 40 ft. measured from where the curbline breaks. She advised Fugit
that the shown 5 ft. from property line to driveway does not meet
the driveway safety zone requirement (which is twelve and one-half
ft.) but she added that the code would allow a driveway centered on
the property line and shared with the property to the south.
Jones asked if a retaining wall was planned and advised that nothing
over 30" high was acceptable at the corners of the property as a safety
precaution. She also advised that a 5 ft. sidewalk was required along
Highway 71 for which she would accept a Bill of Assurance if recommended
by the Planning Commission (because there are no other sidewalks to
connect to). Jones added that the placement of the sidewalk will
have to be approved by the State Highway Dept. and there was a possibility
that they would not allow it to be placed in their right-of-way which
would mean placing it on the first five feet of this property.
Jones advised Fugit to work with the Building Inspector with regards
to design, use and construction methods. She said if the 25 ft. right-of-
way is dedicated on the east side, it would 'reduce the parking spaces
as shown which would be difficult to replace given the layout. She
explained that 10% plants and no parking would be acceptable on the
east boundary line (non-residential use in an R -District). Jones
also advised that one in every 25 parking spaces need to be designated
as "handicap" and 20%, of the spaces may be designated "compact parking".
Jones said if the right-of-way is not required at the present time,
this property will be backing up to residentially zoned property and
will need to be screened on the east side and parking adjusted 5 ft. to
the west. She said a written request for a waiver can be presented
and if granted, 10% of that area will need to be covered with plants.
Jones advised Fugit of reasons this project may be refursed approval
(App.C, Art.IV, Sec.I (4)(a,b,c,d,e & f) and she added that the Public
Hearing for the street problems in this area will take place on October
8th. She said that 10 copies of the revised plat are necessary in
the Planning Office by October 1st in order to be presented at the
meeting of the Planning Commission of October 8th.