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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. 170 • Plat Review September 20, 1984 Page 2 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. 171 • • • Plat Review 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. I7. • • • 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. 173 • • Plat Review September 20, 1984 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). /WI 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. 175 • • • Plat Review September 20, 1984 Page 7 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. jq,. • 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.