HomeMy WebLinkAbout1985-08-15 MinutesMINUTES OF A PLAT REVIEW MEETING
A meeting of the Fayetteville Plat Review Committee was held Thursday,
August 15, 1985 in Room 111 of the City Administration Building, 113
West Mountain Street, Fayetteville, Arkansas.
UTILITY REPRESENTATIVES PRESENT: Roy Hawkins, Dennis Burrack, Terry
England,Jim Crownover,L.O. Ferguson
CITY REPRESENTATIVES PRESENT:
WALNUT GROVE ADDITION - FINAL PLAT
WEDINGTON DRIVE, W. OF 71 BYPASS
Perry Franklin, Clayton Powell,
Don Bunn, Dennis Mullins, Bobbie
Jones, Sandra Carlisle and Paula
Brandeis
The first item of consideration today, was the final plat of Walnut
Grove Addition, submitted by Bryce Davis and located on the north
side of Wedington Drive west of Highway 71 Bypass. All Harris and
Mike O'Neal representing.
Harris advised that Davis wishes to add one lot by reducing the size
of Lots 116 through 120 to 75' and another between 121 and 124. Jones
advised that it is difficult to build a duplex on a lot of that size
and still include the required parking.
CLAYTON POWELL - STREET SUPERINTENDENT
In answer to Jones question, Powell replied that street and drainage
plans have been submitted only for Phase I, including the off-site
improvements from Highway 16 (Wedington) to access Phase I.
Powell noted that there is a considerable amount of drainage that
needs to be dealt with between the area of "future development", which
borders on Highway 16, and Phase I. Powell expressed concerns over
developers sometimes not completing subsequent phases. He advised
that he and Wimberly, of Northwest Engineers, have discussed the addition
of another street at approximately Station 640 at which point there
would be curb drop inlets, underdrain for Salem Road and a private
drainage easement off the street r/w to be maintained by the developer
around to Station 10+90 where the large culvert comes under which
drains the overflow from the pond on the east side in the "future
development" phase. He said if no temporary drainage easement is
provided and the phase south of Phase I is not developed, it would
create problems. He said, for the City's protection, he thought the
answer was to have a temporary drainage easement on private property
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Plat Review
August 15, 1985
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with a time limit of three years until the improvements are finalized.
Powell stated that drainage cannot be maintained in the same easement
as other utilities, especially an easement less than 25'. He noted
that this revised plat shows a water line, drainage and utilities
all in the same 16' easement.
Harris indicated that the service connections and water lines will
be under the storm drainage. Powell requested the easement between
Buckeye and Harvard Streets to be labeled "water & drainage easement".
Harris noted that the lots will be served water from the front of
each lot with no crossings.
Powell advised that, in reading the minutes regarding this project,
he did not find anything clear and concise pertaining to a bridge
that needs to be constructed between this phase and the proposed Michelle
Addition to the north. He said he was under the impression that the
approval of this Phase I would be contingent upon the bridge construction.
He asked for clarification as to the responsibility for bridge construction
as well as a time projection.
Harris replied that there are plans to construct the bridge at a later
date based on the adjoining property owner and Powell noted that later
phases sometimes do not ever take place.
JAMS CROWNOVER - OZARKS ELECTRIC
Crownover agreed that utilities
He requested that this plan
being made in the placement of
are not acceptable in a drainage easement.
be re -designed because of the changes
the lots on Harvard Street.
Jones asked Crownover to submit a letter addressing the relocation
of utility easements unless the entire plat goes back through the
Plat Review process again. Crownover noted that the electric easements
are inadequate as it is. He said his entire layout was re -designed
by the addition of the extra lots and a new plan will be necessary.
Crownover
known, it would be advantageous to put them in at this time.
said that if the future development crossing locations are
ROY HAWKINS - SOUTHWESTERN BELL TELEPHONE
Hawkins asked that the proposed changes be labeled "duplex" or "four-plex"
on the plat as they were in the preliminary. Harris advised that
water crossings for the duplex will only be able to carry a duplex,
making identification easier.
Jones interjected that when this property was re -zoned to R-2 District,
there was a Bill of Assurance due from the developer stating that
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a portion of the property would be developed with a limitation of
12 units per acre. She stated that the Bill of Assurance has never
been submitted and until it is, the property is not legally rezoned.
Hawkins indicated that he will take care of installing the required
conduit at the crossings as noted in the preliminary. He said the
crossing between the streets through the middle will not affect him.
He added that, because it is being developed a section at a time,
he will only install conduit at the crossing at the north and south
sides of Buckeye Street and the crossing at the south side of Harvard
Street. Hawkins said that the crossings must be in 3" conduit placed
by the contractor under the main road. He emphasized that he needs
the areas surveyed and staked for proper installation. Hawkins agreed
to sign off on the plat when he okays the final, new layout and he
requested a copy of the new plans.
L. 0. FERGUSON — WARNER AMEX CABLE
Ferguson requested a copy of the revised final plat and agreed to
sign off when the new plan is finalized. He noted that his service
will go down the back of the lots on the south side of Harvard and
between the lots between Harvard and Buckeye (east/west) and along
the north side of the lots on the north side of Buckeye. Ferguson
repeated that 2" schedule 40 PVC is required in all street crossings
and added that he will be overhead with Ozarks Electric on the east.
TERRY ENGLAND — ARKANSAS WESTERN GAS
England said he had no problem with the easements as he will be servicing
at the rear of all the lots. He requested that the lot lines be staked
at the time of installation as it is tight quarters. England said
he is currently installing crossings on Salem Road in this area and
added that there will be a contract, which is refundable, to extend
gas line from Highway 16 to the addition. He said the change in the
lots will not affect AWG. He asked that all lots be staked as there
is the necessity for many meters on some of the lots.
DENNIS MULLINS — ASST. FIRE INSPECTOR
Mullins said he could see no problems with this plat.
PERRY FRANKLIN — TRAFFIC SUPERINTENDENT
Franklin requested that any plantings as well as the proposed sign,
be less than three feet high if they are within 25' of the intersection.
He also asked that the Traffic Department be contacted when the earth
work is completed at the intersection so they may proceed with stop
signs and street markers.
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DON BUNN - CITY ENGINEER
Bunn said that water and sewer are underway and there do not appear
to be any problems.
BOBBIE JONES - CODES TECHNICIAN
Jones requested that a copy of the revisions to this plat either be
brought back through Plat Review or presented to each utility company,
including Powell, for approval via their signature.'
Jones asked if the east side street stub shown will be constructed
at this time. O'Neal said that it would not and Jones asked for a
note advising that it will be only rough graded and that the property
owner to the east will be responsible for construction if that is
the plan.
Powell advised that the Planning Commission had requested that this
r/w be cut to rough grade but not improved by this development.
He said that there may be no drives off the rough -cut stub -out.
Jones explained that the reason for this (new) Commission policy is
that people often buy lots without seeing a plat and do not understand
that there are easements attached to their property. She asked that
a note be added to the plat advising the status of the stub -out.
Jones noted that if the sign is in dedicated street r/w, it must be
moved and advised checking with the Inspection Department for sign
regulations She also noted that the zoning description on the plat
should read "R-1, Low Density Residential and R-2, Medium Residential
with a Bill of Assurance limiting density".
Jones requested a copy of the finalized covenants before this plat
goes to the Planning Commission. She asked for indication by note
of the areas zoned R-1 and R-2 in reference to the plat as it is drawn.
She reiterated that the plat cannot be approved until the Bill of
Assurance is signed and recorded.
Jones said that, because the improvements, such as streets, sidewalks,
streetlights, water and sewer, have not been installed, a subdivider's
contract is needed which will allow the issuance of building permits
as soon as the street is cut into sub -grade for curb and gutter.
She added that no unit or lot can be occupied by a structure until
the contract is released, the request for which must be submitted
in writing. She advised the developer to allow at least two weeks
for the request of release to travel through channels.
• Jones advised that the Parks and Recreation Department has requested
an area of land to be dedicated as a park. She noted that the dedication
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should be executed by the time the plat is finaled. She added that,
if for some reason cash is requested, it should be included in the
contract noted above.
Jones noted that a Public Hearing will be held August 26 to add Salem
Road to the Master Street Plan as a collector street between Mt. Comfort
Rd. and Highway 16. She requested that a note to that affect be added
to this plat. She suggested adding "from centerline" to the note
at the bottom of Page 1 indicating 40' of r/w. Jones advised that
lines around the lot pins are exceptionally heavy, especially along
the west perimeter and along the east side of Salem Rd. (Sheet 2)
Jones noted that drainage easements should be dimensioned and annotated
separately from utility easements. She requested legal descriptions
and certificates to be added to both pages. She commented that some
of the dimensions are blurred and difficult to read, she asked that
these be cleared up. Jones advised that Lots 127 and 150 must be
made clear as to which street they are on. She requested that the
easement between Lots 127 and 150 be dimensioned and advised that
the street name "Yale" needs to be checked for duplication.
Jones advised that there is one location on Harvard where the streetlight
spacing is beyond the maximum and noted that it may have been waived
by the Planning Commission, and if so, it needs to be noted on the
plat. She asked that the extension of the easement along the north
side of Page 2 be dimensioned. She suggested adding dimensions to
the space between Lot 101 and the north line of the subdivision and
between Lot 152 and the easement to the east. She also suggested
the area not shown as lots are indicated "for future development".
Jones said that 10 copies of the revised plat are due one week prior
to the Planning Commission meeting at which it will be reviewed. She
noted that this plat must comply with the approved preliminary plat
of 4-8-85.
Powell advised that the temporary drainage easement should be 25'
because of the volume that it will be carry, including that from the
pond to the east. He said that a separate instrument would be acceptable.
He added that he felt satisfied with the patterns that have been worked
out, even though they do not follow the norm.
NOTE: Powell advised that Drake Street
nearly finished and added that School will
(4 -lanes to Sunny Lane) is
be next for re -surfacing.
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Plat Review
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JEFFERSON ELEMENTARY SCHOOL - ADDITION
SOUTH COLLEGE BETWEEN SIXTH AND SEVENTH
The second item of consideration was the proposed addition to Jefferson
Elementary School submitted by Hailey-Powers-Froning Architects; Charlie
Berger representing this plat as well as that of Bates and Leverett.
FREEMAN WOOD - BUILDING INSPECTOR
Wood advised that the additions on Jefferson, Bates and Leverett all
must have either fire walls or sprinkler systems installed. He requested
the developer contact him for exact specifications.
PERRY FRANKLIN - TRAFFIC SUPERINTENDENT
Franklin expressed concern regarding the driveway on S. College which
is in a low elevation in comparison with that of Sixth and Seventh.
He noted that the contractor should be alert as to what is planted
in this area so as to allow the best chance at visibility on exiting.
He added that it is not a major problem as the speeds are low here.
DON BUNN - CITY ENGINEER
Bunn advised that the proposed building is
water line that needs to be provided for.
overhead electric line is shown connecting
water line on 7th Street.
shown over a private 4"
He also noted that the
from the building to a
CLAYTON POWELL - STREET SUPERINTENDENT
Powell advised that S. College is a collector street with 60' required
and 40 existing resulting in an additional 10' required from this
project. He said 30' exists on 7th Street while 50' is required.
Berger advised that he was aware of the r/w and added that if they
are dedicated, the buildings will be in violation of setbacks. Powell
continued; 80' required on 6th Street with 24 existing, additional
28 required. He said that based on rational nexus, he would require
no off-site improvements. He noted that 7th was improved by Community
Development including curb, gutter and sidewalk on the north side
(abutting school property); S. College has curb, gutter and sidewalk
on both sides from 6th to 7th and sidewalk on the east side from 6th
Street north to Archibald Yell. Jones noted that only the Board can
waive r/w requirements.
Powell indicated that the widening on 6th Street has been discussed
as recently as 18 months ago. He noted that he will recommend that
on major projects such as this, r/w acquisition and utility relocation
be secured in the first year with construction to follow.
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DENNIS BURRACK - SWEPCO
Burrack noted that, if a fire wall is used in this addition, it will
probably require a separate electrical service.
ROY HAWKINS - SOUTHWESTERN BELL TELEPHONE
Hawkins advised that he has had considerable conversation with the
developers as the plans were being drawn up concerning the location
of the utilities and what re -arrangements will need to be made. He
requested a full set of plans for all schools for a review and added
that all relocation of telephone service will be at the expense of
the developer. He said these arrangements must be made at the earliest
possible date. Hawkins said he saw no problem with closing the alley
at Jefferson but advised that it takes about thirty days from the
time the written request reaches him.
L. 0. FERGUSON - WARNER AMEX CABLE
Ferguson said Warner furnishes their service to schools at no charge.
He requested a full set of plans and 2" schedule 40 PVC conduit furnished
from the utility room to each room requiring service. He advised
that service on the west side of Leverett will need to be relocated
and he had no objection to the alley closing at Jefferson.
TERRY ENGLAND - ARKANSAS WESTERN GAS
England requested the existing gas load and the proposed gas load
for the addition. He also requested a set of mechanical plans. England
requested a 10' utility easement designated on S. College for future
replacement of lines off the street r/w.
WALLY BRT - SANITATION SUPERINTENDENT
Brt said he saw no problem with any of the proposals.
BOBBIE JONES - CODES TECHNICIAN
Jones repeated Powell's request for additional rights-of-way. She
advised that the alley referred to in the description for Jefferson
appears to run through the building and advised having the Board of
Directors vacate it. Powell noted that the alley referred to has
been designated as 10' drainage easement. Burrack requested to see
the usual letter of request for vacating the alley.
Berger asked if parking was allowed in the easement and Jones replied
that the ordinance specifies that it is not and she strongly suggested
formally vacating the alley.
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Jones noted that the parking shown is adequate and requested that
the two existing buildings as well as the existing drives, be labeled
as such. She added that a permit is required for any new curb cuts.
Jones advised that the existing drive on College does not meet the
driveway safety zone (distance from the intersection). She said she
would point out the off -set of the drive on 6th Street to the Subdivision
Committee.
Jones advised that sidewalk is required along 6th Street and she requested
that it be on the property side of the unloading zone. Berger said
it will be continued on to the east property line as requested. Jones
indicated that all street, sidewalk and curb & gutter work must be
inspected by the Street Department. She also noted that the Subdivision
Committee has the authority to refuse an LSD plan because of a traffic
hazard. She said she felt there may be a conflict between the unloading
zone and the driveway on 6th Street.
Jones advised that only the Board of Directors can waive the additional
10 ft. of r/w required on 7th Street. She indicated that a variance
from the Board of Adjustment in the building setback could be applied
for instead.
Jones requested 10 copies of revised prints in the Planning Office
one week before presentation to the Planning Commission. She added
that 8 copies of the plat are necessary if a variance is requested.
LEVERETT ELEMENTARY SCHOOL - ADDITION
GARLAND BETWEEN CLEVELAND & EAGLE
CLAYTON POWELL - STREET SUPERINTENDENT
Powell advised that Garland needs 80' of r/w and only 50' exist requiring
15' additional from this property. He said that if Garland were widened,
as has been considered, the non -conforming "pull -off" would encroach
into the (new) lane. Berger noted that the pull -off has been drawn
incorrectly and does not extend as far as it appears. Powell noted
that it is a non -conforming traffic hazard although he did not remember
any accidents occurring at this location. He said he didn't think
a drop-off point and a four -lane should be in the same location.
Powell said Cleveland requires 60' r/w and 50' exists; 5 additional
required from this property. He added that there is no curb and gutter
immediately in front of the school but he did not request any off-site
improvements other than the additional r/w.
WALLY BRT - SANITATION SUPERINTENDENT
• Brt said he saw no problems with this proposal.
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DENNIS BURRACK - SWEPCO
Burrack said he received the information on the load expected and
will install a 300KVA Transformer. He noted that a transformer is
in storage for this school and that a pad will be needed. He said
that conduit will be needed (DS1427) from the pole. Burrack said
the conduit must be inspected before it is covered.
TERRY ENGLAND - ARKANSAS WESTERN GAS
England said there is an existing meter at this location but noted
that it is a residential type and not for the school. He requested
both the existing and the proposed gas load and a 15' utility easement
along the north side of Cleveland. He also requested a set of plans.
FREEMAN WOOD -BUILDING INSPECTOR
Wood said there must be fire walls or a sprinkler system in this addition.
BOBBIE JONES - CODES TECHNICIAN
Jones advised that one in every 25 parking spaces must be labeled
handicapped and no more than 8 compacts are allowed. Berger replied
that only 6 are planned. Jones requested the setbacks dimensioned
from the Cleveland St. r/w, the north property line and the west property
line as well as a label of use for the property between between the
building and the west property line. Jones said there is a requirement
for screening, which must be maintained, along the west property line.
She said sidewalk is required along both streets although there is
some conflict in the code as to how wide it will be. Berger said
a sidewalk exists and Jones said it needs to be kept in good repair.
Jones advised that Art.7, Sec.14 requires non-residential uses when
in a residential zone and abutting residential property to have a
200' setback without full air conditioning and 200' setback if fully
air conditioned. She said she could consider a school in the same
light as a church (without spectator facilities) and require only
a 50' setback with full air or 100' without. She added that the outdoor
activities area requires a setback of 75' from a residential zone.
She noted that these requirements can be waived by the Planning Commission
Jones suggested giving consideration to closing Eagle Street to the
north of this property and noted that the property on the north side
of Eagle will be required to join in on that closing.
Jones expressed her concern regarding the Garland Avenue driveway
being in the existing r/w. She commented on the drive's configuration
constituting a possible safety hazard, as well as not conforming to
code. Berger noted that he attempted to keep the parking away from
the r/w. Jones stated that if the City widens the street (40' from
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centerline) by easement,
by street Ltd, it may
noted that the existing
it can be used for parking but if it is obtained
not be used as access to the street. She also
drive is in the street r/w.
BATES ELEMENTARY SCHOOL- ADDITION
W. 6TH ST. BETWEEN GARLAND 6 BUCHANAN
The fourth item of consideration today was the proposed addition to
Bates Elementary School located on W. 6th Street between Garland and
Buchanan.
CLAYTON POWELL - STREET SUPERINTENDENT
Powell stated that Buchanan is a local street requiring 50' r/w while
60' currently exists. He noted that the Street Department has done
extensive widening and storm drainage on Buchanan, consequently he
requested no off-site improvements. He said W. 6th Street is an arterial
with 80' r/w needed; plat book reflects 70' and he requested an additional
5' from this property. Powell noted that Garland has 60' of existing
r/w with no additional required, although the street is only 26' wide
at this location with open bar ditches for drainage and no existing
sidewalk. He said if Bates' property abuts Stone Street, Stone will
require 5' additional r/w from Delaware east to Buchanan.
DON BUNN - CITY ENGINEER
Bunn said he saw no problem with the plan for this school.
TERRY ENGLAND - ARKANSAS WESTERN GAS
England commented that the property line and r/w have not been shown
on W. 6th Street and Berger replied that it was unclear as to where
they were. Jones suggested contacting right-of-way Agent, Ed Connell
to check on whether the Highway Department has taken some r/w at this
location.
England said his only question was where
to the property line on W. 6th Street.
r/w along 6th Street behind the r/w and
He requested the existing gas load as well
DENNIS BURRACK - SWEPCO
Burrack said he was not aware of the fire wall requirement and asked
Berger to call if this created a problem. He noted that the existing
service comes from the north side.
the gas line is in relation
He requested 20' additional
suggested 25' if possible.
as the proposed.
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BOBBIE JONES - CODES TECHNICIAN
Jones advised that sidewalks are required on all streets except Buchanan.
She said if the Highway has not yet been widened on 6th Street, she
would take a Bill of Assurance for the sidewalk and would get the
Planning Commission's feelings on a Bill for sidewalk on Garland.
She said 5' additional r/w is required on Stone and at least an 80'
r/w is required on W. 6th (needs to be checked in to). Jones said
the drive on W. 6th Street appears to exceed the maximum width but
Powell noted that it was acceptable to him because of the size of
the school buses. Jones said that the setback without parking between
parking and street would be 30' from the r/w to the overhangs.
Jones advised that upon completion of each project, an "as -built"
is required showing where each utility enters the building, parking,
drives, setbacks, easements and rights-of-way, etc. She said ten
copies of revised plans are necessary in the Planning Office one week
prior to presentation to the Planning Commission.
There being no further business, the meeting adjourned at 11:45 a.m.
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