HomeMy WebLinkAbout1997-03-25 - Minutes•
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MINUTES OF A MEETING OF
TECHNICAL PLAT REVIEW
A meeting of the Technical Plat Review Committee was held on Tuesday, March 25, 1997, at
9:00 a.m. in Room 111 of the City Administration Building, 113 W. Mountain, Fayetteville,
Arkansas.
UTILITY REPRESENTATIVES PRESENT: Dennis Burrack, Andy Calloway, Alan
Combs, and Rick Evans
STAFF PRESENT:
INFORMATIONAL ITEMS•
Alett Little, Dawn Warrick, Perry Franklin,
Nancy Dugwyler, Mickey Jackson, Jim
Beavers
Item: PLA97-4:00: PROPERTY LINE ADJUSTMENT
RIDENOURE/KELLY
The first item on the agenda for informational purposes was submitted by Shirley Ridenoure on behalf of
Frankie Kelly for property located north of Hwy 16 and west of Morningside Drive. The property is zoned
R-2 (Medium Density Residential) and contains approximately 0.77 acres.
There were no comments on this item.
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Item: LS97-6 00 & LS97-7.00: LOT SPLITS
MICHAEL HILL & CUSTOM BUILDING PRODUTCS AKA CANTERBURY PLACE
The second item on the agenda for informational purposes was submitted by Kurt Jones of Northwest
Engineers on behalf of the applicants for property located north of Joyce Blvd and east of Crossover at 2600
E. Joyce Blvd. The property is zoned R-1 (Low Density Residential) and contains approximately 20.17
acres. The request is for 2 splits creating a total of 3 Tots.
The following comments were presented:
Ms. Warrick indicated this item was ordinally submitted as a subdivision, Canterbury Place, but the
developers had decided to split it into three Targe lots.
STAFF:
911 Coordinator -Jim Johnson -575-8380
Indicated the street name Lauren Court could not be used because of an existing street named Loren
Circle, which sounded very similar.
Solid Waste Division- Cheryl Zotti-443-3400
• No comments or objections
Cul-de-sac
Street Width:
Container Location:
Container Pad:
Screening:
Landscape Administrator- Beth Sandeen-575-8308
Tree Preservation &/or Replacement:
Rare Trees ID'd or Statement:
Location of Utilities, Easements, ROW:
Location for Storage, Cement Wash-out, etc.:
Tree Protection Specifications:
Other Landscaping Requirements:
Sidewalk and Trails Coordinator- Chuck Rutherford -575-8291
Sidewalks:
Trails:
Location of Utilities, Easements, ROW:
Comments:
• Traffic -Perry Franklin- 575-8228
Street Names:
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Street Lights:
Comments:
Parks -Nancy Dugwyler- 444-3472
Land Dedication Requirement:
Money in Lieu: a total of $600 for two newly created residential lots ($300 each)
Vehicle access to Park Land:
Pedestrian Access Easements:
Drainage through Park:
Planning -Dawn Warrick -575-8262
Plat Information:
Proposed & Existing Street rights of way and easements:
Subdivision of Land:
Site Specific Information:
Other requirements:
• Fire- Mickey Jackson -575-8364
Fire Hydrant Spacing:
Fire Hydrant locations:
Water Main Sizing:
Water Main Looping:
Water Main Location:
General Street Design.
Comments:
Engineering- Jim Beavers- 444-3418
Water -Preliminary:
Sewer -Preliminary:
Preliminary Grading:
Preliminary Drainage:
Street -Preliminary:
Comments:
UTILITIES
SWEPCO- Dennis Burrack-973-2308
Ozark Electric Cooperatives- Mike Phipps- 521-2900
SW Bell- Andy Calloway -442-3170
• TCA Cable- Kevin Leflar- 521-7730
Arkansas Western Gas- Rick Evans- 521-1141
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PLA97-6.00: PROPERTY LINE ADJUSTMENT
THE NEW SCHOOL
The next item on the agenda was presented as an informational item; submitted by Dave Jorgensen of
Jorgensen & Associates on behalf of The New School for property located north of Township Road and east
of New School Place. The property is zoned R -O (Residential -Office) and contains approximately 3.98
acres.
Ms. Warrick commented that we have a relatively new title block for easement plats and the required
mylar.
Mr. Beavers asked if the drainage easements had been deeded.
Mr. Jorgensen indicated all but one had been deeded and one was in the process.
Mr. Beavers indicated a 15 foot easement would be needed to get equipment in.
Mr. Jorgensen replied he would check his records and make the necessary changes.
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Item: LS)97-2 00 LARGE SCALE DEVELOPMENT
SUPERIOR CAR WASH
The next item on the agenda was submitted by Glenn Carter of Carter Engineering on behalf of Don Ginger
for property located north of Joyce Blvd. and west of Crossover Road. The property is zoned C-1
(Neighborhood Commercial) and contains approximately 0.86 acres.
The following comments were presented:
STAFF:
911 Coordinator -Jim Johnson -575-8380
Solid Waste Division- Cheryl Zotti-443-3400
Cul-de-sac: N/A
Street Width: N/a
Container Location: Adequate
Container Pad: Adequate
Screening: Adequate
• Landscape Administrator- Beth Sandeen-575-8308
Tree Preservation &/or Replacement: N/A
Rare Trees ID'd or Statement: N/A
Location of Utilities, Easements, ROW: N/A
Location for Storage, Cement Wash-out, etc. N/A:
Tree Protection Specifications: N/A
Other Landscaping Requirements: Number of trees was adequate.
Sidewalk and Trails Coordinator- Chuck Rutherford -575-8291
Sidewalks:
Trails:
Location of Utilities, Easements, ROW:
Comments: This was in the Joyce Street improvement project. Part of this improvement includes
an 8 ft. wide multi -use trail, having 6 ft of green space between the curb and multi -use trail This
needs to be shown on the plans and in the legend. A contribution for this multi -use trail will be
required along with the street improvement. Mr. Rutherford asked for the improvements to be
shown on the plat.
Traffic -Perry Franklin- 575-8228
Street Names: None
• Street Lights: None
Comments: None
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Parks -Nancy Dugwyler- 444-3472
Land Dedication Requirement:
Money in Lieu:
Vehicle access to Park Land:
Pedestrian Access Easements:
Drainage through Park:
Planning -Dawn Warrick -575-8262
Plat Information: Label adjacent zoning (all sides of property). Show layout of adjoining properties
including any curb cuts and intersections.
Proposed & Existing Street rights of way and easements: Eliminate entry/exit to Joyce on the east
property line. The access to the Petromark lot needs to be 24 feet wide maximum (two, 12 -ft lanes).
The same dimensions (two, 12 -ft lanes) should be reflected in western entry/exit onto Joyce.
Mr. Carter commented it was a shared entrance. He would plot Petromark's current driveway. He
asked planning to determine the total width of the shared drive.
Ms. Warrick commented on the area designated as future expansion. She asked how the landscaping
would connect with the future expansion. Mr. Carter replied that they would probably build the
island now and that it would be part of the original plan, rather than future expansion.
Requirements: Probably have too much of the lot paved. Provide a chart on the plat
showing the amount (%) of the lot that is developed (building and pavement). Aisle on the western
property line (one way for cars to exit the site) needs to be 12 feet wide, especially if trucks will need
to travel through this area.
Mr. Carter indicated that the paved and building area was just under 85% so 15% was maintained.
Subdivision of Land:
Site Specific Information: Will all utility equipment be located within structure? Trash enclosure
needs to be screened on 3 sides. Need site coverage calculations. Provide for cross access to the
west.
Mr. Carter confirmed that all utility equipment would be located within the structure and that the
trash enclosures would be screened on 3 sides.
Ms Little indicated that if the property to the west is zoned C-2, access should probably be provided
to the west.
Other requirements. Any new utilities shall be placed underground.
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Fire- Mickey Jackson -575-8364
Fire Hydrant Spacing:
Fire Hydrant locations:
Water Main Sizing:
Water Main Looping:
Water Main Location:
General Street Design:
Engineering- Jim Beavers- 444-3418
Water -Preliminary:
Sewer -Preliminary:
Preliminary Grading:
Preliminary Drainage:
Street -Preliminary:
Comments:
1. Has the $10,900 contribution towards Joyce Blvd. widening been paid yet?
• Mr. Carter indicated Don Ginger would be paying the $10,900 when he takes out the building
permit.
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2 All designs are subject to the City's latest design criteria (water, sewer, and streets) and to further
review at the time construction plans are submitted.
3. I disagree with the 40 ft. wide shared entrance and another entrance 70 feet west. The entrance
should conform to the City's general policy of limiting curb cuts and using a standard 24 or 46
width.
4. The 5 ft. paved walk does not match the Joyce Blvd. widening plans. There will be an 8 ft.
walk/trail. This will be part of the Joyce project (which is under construction) but the developer
must coordinate for concrete approaches and constant slopes (ADA) for the walk/trail. This
coordination needs to be worked out and a meeting between Glenn and staff is needed.
Mr. Beavers reminded the developers that they would need to set up a meeting to coordinate the
effort.
5. The fuel island is too close to the 36 inch water main and the existing sewer and thus will not be
allowed within this easement. The fuel pump is shown to be 4 ft from the existing sewer line.
Where is the area for the proposed fuel tanks? What is the depth of the existing sewer?
Mr. Carter reported that the fuel island had been removed and that the plan had been updated
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accordingly.
6. What special treatment is proposed to keep drainage from Infiltrating the existing manhole in the
proposed drive?
Mr. Beavers specified that there should be some kind of detail to help keep infiltration out of the
man -holes.
7. Instead of the proposed grate, inlet and box curb inlets may be required.
8. The water plan needs to be clarified. Taps will be from the existing 6 inch PVC at the SE corner
of this lot, not from the 36 inch main.
Mr. Carter indicated that there is a new two inch water line which could be tapped.
UTILITIES
Ozark Electric Cooperatives- Alan Combs substituting for Mike Phipps- 521-2900
Mr. Combs reported there was a transformer on the east property line in the 20 ft easement. He stated
he would need to know the voltage requirement for the development.
SW Bell- Andy Calloway -442-3170
Mr. Calloway indicated that the closest service is on the SW corner of the property and that the
telephone company would serve from there. He suggested that the developers put two one -inch
PVC's where they are coming in with the water and gas.
TCA Cable- Kevin Leflar- 521-7730
Arkansas Western Gas- Rick Evans- 521-1141
Mr. Evans stated that he would need to get the gas load on the building. The meter on the east
driveway, which goes through Petromark, will need to be relocated.
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Item: 96-6.40: PRELIMINARY PLAT
CHARLESTON PLACE P.U.D.
The next item on the agenda was submitted by Dave Jorgensen of Jorgensen & Associates on behalf of MTM
of EI Dorado, L.L.C., for property located north of Mission Blvd and east of Old Wire Road The property
is zoned R-1 (Low Density Residential) and contains approximately 12.84 acres with 51 lots proposed.
The following comments were presented:
STAFF:
911 Coordinator -Jim Johnson -575-8380
Solid Waste Division- Cheryl Zotti-443-3400
No comments or objections at this time.
Cul-de-sac:
Street Width:
Container Location:
Container Pa&
Screening:
Landscape Administrator- Beth Sandeen-575-8308
Tree Preservation &/or Replacement. Adequate
Rare Trees ID'd or Statement: Adequate
Location of Utilities, Easements, ROW: Adequate
Location for Storage, Cement Wash-out, etc.: Adequate
Tree Protection Specifications: Adequate
Other Landscaping Requirements: N/A
Sidewalk and Trails Coordinator- Chuck Rutherford -575-8291
Sidewalks:
Trails:
Location of Utilities, Easements, ROW:
Comments: Amber Drive is a local street having 50 feet of ROW with a 28 foot street. There shall
be a minimum 4 ft wide sidewalk with a minimum 6 ft green space on both sides of the street.
Cypress Lane is an 18 ft. One way street having 35 ft of ROW. The city does not acknowledge this
type of street. However, 8-1/2 ft of ROW on each side of Cypress Lane will allow for a 4 ft wide
sidewalk with 4 ft of green space.
Ms. Little asked if it was OK on just one side. Mr. Jorgensen said that one side ought to do it.
• Traffic -Perry Franklin- 575-8228
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Street Names:
Street Lights: Move SL from lot 24 to NW corner of lot 51. Move SL from lot 33 to SW corner of
lot.
Comments: I would prefer to see Cypress be a 30 foot two-way street. Overcrest will need a yield
or stop sign for southbound traffic at Hackberry. The street name transition from Amber to
Hackberry is not good.
Ms. Little indicated that this issue had been raised before and it was decided not to make a change.
Mr. Franklin said it would be difficult for an ambulance driver at 3 a.m. to find a house when the
street name changes in the middle of a block. Ms Little agreed to initiate a street name change for
Hackberry. Mr. Franklin asked if there would be a problem changing the name at the transition point
(everything east of lot 30 would be named Hackberry and everything west, Amber). Now there are
two corners at Amber and Cypress. Mr. Jorgensen thought this would be a good solution.
Therefore, a street name change would not be necessary.
Parks -Nancy Dugwyler- 444-3472
Land Dedication Requirement:
Money in Lieu: 51 single family units at $300 each equals $15, 300.
Vehicle access to Park Land:
Pedestrian Access Easements:
Drainage through Park:
Planning -Dawn Warrick -575-8262
Plat Information: Dimension of all rights of way from centerline.
Proposed & Existing Street rights of way and easements:
Subdivision of Land:
Site Specific Information:
Other requirements: Will there be any signage? Any new utilities shall be placed underground. A
plat depicting all green space included in minimum required 30% calculation is requested.
Fire- Mickey Jackson -575-8364
Fire Hydrant Spacing:
Fire Hydrant locations:
Water Main Sizing-
Water
izingWater Main Looping:
Water Main Location:
General Street Design.
Comments:
• Engineering- Jim Beavers- 444-3418
Water -Preliminary: The 8 inch on Amber and the 6 inch loop on Cypress is acceptable. (There are
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existing 6 inch on Overcrest and 2 inch on Amber.) Fire protection to meet the Fire Chief s request.
Minimum easement (or combination of ROW and easement) widths shall be 20 feet. This will
require a change in the layout of the line, or additional easement, for the northern segment along
Amber Drive in the green space area.
Sewer -Preliminary: The layout shown is not approved In the previous versions of this proposed
subdivision I have made comments that backyard sewer mains are not approved by the City (I have
repeated these comments often). This is due to the EPA requiring the City to access and maintain
each manhole and line. There are too many inaccessible backyard and sideyard manholes and lines
shown. The requirement is that all manholes are directly accessible and lines are preferred to be
directly accessible. If the trail is to be used to access the line then the trail must physically connect
to each manhole and provide ample space for City maintenance crews. The western portion will
connect to an existing 6 inch sewer line. This may, or may not, work. Jorgensen must show
calculations for the capacity of the existing 6 inch line (slope, friction, capacity...) and determine if
any additional load can be added. The existing 12 inch sewer line cannot be abandoned in the
fashion proposed for lot 49 This will add too many friction loses to a line that is already over
stressed. The existing 12 inch sewer line flows "woefully full" due to normal loads and cannot be
made worse. One possibility (One we [Beavers/Jurgen] prefer) is that a new sewer line be proposed
down Cypress Lane (this would be 25 ft deep +/-). Sewer lines will not be allowed in detention
ponds. This includes the berm or bank and is a problem as shown on pond 1. If the western
detention pond is drawn to the size shown in the calculations there is not room for the sewer line.
The existing line cannot be vacated until the new line is in service. Label the lots which will access
the existing line directly and make the taps a part of the subdivision work. Minimum easement
widths shall be 20 ft. With the sewer centered. Wider easements will be required for sewers over
10 ft deep to provide a 1:1 trench side slope. Jorgensen needs to schedule a joint meeting with David
Jurgens and myself to discuss these problems.
Preliminary Grading & Drainage: I do not understand why the detention ponds in the calculations
(dated 3/13/97) do not match the ponds on the drawing. The ponds shown on the preliminary plat
are significantly smaller than calculated. Pond no. 1 will extend into the lots and pond no. 3
significantly reduces the green space area. Additionally, the calculations do not appear to include
the required increase in volume of 25% (refer to chapter 5 of the drainage manual). This will make
the ponds even larger. All of the drainage is subject to further review. The City's ownership and
maintenance of the drainage system and ponds must be further discussed. The City may accept only
the drainage within the street ROW and require a POA to be responsible for all other maintenance
of drainage channels, swales, ponds.... In lieu of the preliminary grading plan, the preliminary plat
says "Final grading will conform to existing contours. There will be some cut fill to attain proper
vertical sight distance." Where are these cuts and fills proposed? Show this on the plan.
Mr. Beavers reported that he had discussed his comments with Mr. Jorgensen. Mr. Jorgensen
indicated that most of the changes had already been made. The pond dimension was revised to
match the report, the sewer line was moved to get it out of the banks of the pond, and that it was
worked out. Mr. Beaver asked how it had been worked out. Mr. Jorgensen replied that the layout
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was not very different and that the 12 inch property line had been moved so that a reroute on the
sewer line would be unnecessary. Ms. Little indicated that the changes should be put on the plats
which would be turned in on Monday.
Mr. Beavers indicated that the city does not want to maintain the ponds. Mr. House wondered if this
was a change in policy. Is the city maintaining ponds in other subdivisions? He did not think it was
proper to single out this one project. Ms. Little thought that it might be a policy shift which would
begin with this project and carry through to other projects.
Mr. House indicated that it would be a major step for the city to ask each development to have a
property owners association to maintain grounds. Ms. Little thought that most have been created
with property owners associations to maintain the center islands. Mr. House stated that this
situation was different and would involve taxing each person who bought a lot. Mr. Beavers agreed
that the policy should be discussed. Mr. House wondered if the plan could go forward under the old
rules until the city made a policy decision. Mr. Beaver said that it could, but that it would be up to
the Planning Commission to make a final decision.
Street -Preliminary: What is the sight distance at the intersections of Cypress and Amber?
Mr. Jorgensen said the sight distances on the last plat did not work and had been changed.
He agreed to submit the appropriate documentation. Ms. Little asked if Amber Drive was at the right
angle on the plat. If it was drawn a certain way to meet the curve, then it would need to be changed.
Comments: All designs are subject to the City's latest design criteria (water, sewer, streets, and
drainage). Review for plat approval is not approval of public improvements and all improvements
are subject to further review at the time construction plans are submitted. There are drainage and
sanitary sewer design questions which must be answered before this plat can go forward. I suggest
that we discuss the following comments at Plat Review but the proposal cannot go forward to
Subdivision Committee until the following are resolved.
UTILITIES
SWEPC0- Dennis Burrack-973-2308
Mr. Burrack asked about the easements on the NW corner of the pond. Would it be possible to go
across the south side of the pond? Mr. Jorgensen said this would not be a problem. Mr. Burrack
said he would have to get to lots 43-51 from the back lot lines. He said he could use the easement
between 32-33 to get into lots 43-51 but would have to get out between 24-25 or 26-27. Mr. Beaver
pointed out that drainage easements need to be separate. He suggested that they discuss the street
department's needs at their meeting. Mr. Evans said he would like to see the easement between 34-
35. Mr. Burrack said he would need an easement across lot 7 to get to lot 6. Also, on lot 1, there
is a 20 ft easement, leaving only 14 ft of building space. He asked if the easement could be put on
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the outside across the walking trail. Mr. Jorgensen said it would interfere with the trees and that he
calculated a building space of about 25 ft if they go against the property line on the east side. Mr.
Burrack asked for information on the crossings around the vicinity of pond 1, between 26-27.
SW Bell- Andy Calloway -442-3170
Mr. Calloway indicated the telephone company needed the same crossings the other utility
companies. He said they would bring their service in along the north side of Hackberry/Amber and
would need a utility easement coming over to lot 42. Would like to come across lot 42 and then log
north and south.
TCA Cable- Kevin Leflar- 521-7730
Arkansas Western Gas- Rick Evans- 521-1141
Mr. Evans asked if there was a utility easement on the north side of lot 43-51. Mr. Jorgensen said
it would have to be dimensioned. Mr. Evans said a 4 inch casing would be needed between lot 1-2
to 41-42. The same thing would be required on the west side of lot 20-21. They would also need
something to get to the center. Mr. Jorgensen agreed.
Ms Little requested layouts for lots 1, 41, 22, 23, 24, and 25 to insure that houses will fit on those
lots. She said a footprint would be fine. She also requested a letter asking the Planning Commission
to waive setbacks along the streets to get their approval
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Item: LSD 97-3 00• LARGE SCALE DEVELOPMENT
SUNBRIDGE CENTER
The next item on the agenda was submitted by Dave Jorgensen of Jorgensen & Associates on behalf of
Keating Enterprises for property located north of Sunbridge Drive and east of Keystone Crossing. The
property is zoned R -O (Residential Office) and contains approximately 5.12 acres.
The following comments were presented:
STAFF:
911 Coordinator -Jim Johnson -575-8380
Solid Waste Division- Cheryl Zotti-443-3400
Cul-de-sac.
Street Width:
Container Location:
Container Pad:
Number of Containers: Inadequate
Screening:
Comments: This plat does not show dumpster pads or locations. The original plat had pads.
Although we commented that they did not have an adequate number. It is important that they
dedicate space for pads during plat review.
Ms. Little reported that she had met with the developers and that they had decided that they were
not going to have dumpsters. Mr. Jorgensen said he would have to find out about that.
Landscape Administrator- Beth Sandeen-575-8308
Tree Preservation &/or Replacement: Adequate
Rare Trees ID'd or Statement: Adequate
Location of Utilities, Easements, ROW: Adequate
Location for Storage, Cement Wash-out, etc.: Adequate
Tree Protection Specifications: Adequate
Other Landscaping Requirements: Adequate
Sidewalk and Trails Coordinator- Chuck Rutherford -575-8291
Sidewalks.
Trails:
Location of Utilities, Easements, ROW:
Comments: Sunbridge Drive is a local street, measuring 31 ft., and having a 50 ft. ROW. This
leaves91/2 ft. on each side of the street to the ROW line. A minimum 5 ft sidewalk with a minimum
4 ft. green space from back of the curb will be required. The sidewalk shall be continuous through
the driveways.
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Traffic -Perry Franklin- 575-8228
Street Names: None
Street Lights: None
Comments: Keep plantings below 30 inches or limbs above 8 feet at corners of parking bays.
Check with Solid Waste for dumpster locations comments.
Parks -Nancy Dugwyler- 444-3472
Land Dedication Requirement:
Money in Lieu:
Vehicle access to Park Land:
Pedestrian Access Easements:
Drainage through Park:
Planning -Dawn Warrick -575-8262
Plat Information: Dimension all rights of way from center line.
Proposed & Existing Street rights of way and easements: Center curb cut must be either 24 feet (one
12 foot lane ingress and one 12 foot lane egress) or 46 feet (one 12 feet lane ingress, 10 foot
landscaped median, two 12 foot lanes egress).
Subdivision of Land:
Site Specific Information: Where will mechanical/utility equipment be located? Trash enclosures
need to be located and screened. Need calculations for site coverage. Need more info about signage.
Other requirements: A view obscuring fence, view obscuring vegetation or a combination of the two
is required between any commercial use and adjoining R-2 districts This is not shown on the north
side of this project adjacent to the apartments (zoned R-2). Any new utilities shall be placed
underground.
Fire- Mickey Jackson -575-8364
Fire Hydrant Spacing:
Fire Hydrant locations:
Water Main Sizing:
Water Main Looping:
Water Main Location:
General Street Design:
Comments:
Engineering- Jim Beavers- 444-3418
Water & Sewer -Preliminary: Much improved. Fire protection to met the Fire Chief's request.
Minimum easement (or combination of ROW and easement) widths shall be 20 feet. Easement
widths shall provide a 1:1 side slope and shall exceed 20 ft. In width for sewers deeper than 10 feet.
Preliminary Grading: By ordinance a preliminary grading plan which contours is required I have
been slack about requiring this in the past but will be asking for this for this project and in the future.
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A preliminary grading plan with contours is needed to better check the proposed drainage and
fill/excavation requirements. Provide this prior to the Subdivision Committee meeting.
Preliminary Drainage: The drainage report has been read and appears to be a good report. I am still
concerned about the flows over the 10 year Q. The following needs to be discussed and resolved
prior to construction (as part of the final report - not necessarily before planning commission
approval): Can you trace the ultimate path(s) of the overflow? Any downstream damages? Can you
examine the routing and timings of peaks closer? It appears from the report that the peaks are offset
(pond vs. Existing pipes) by a short period of time (30 minutes +/-?) Which may be enough to allow
the pond to work. Is a check valve type inlet required on the inlet structure to keep the pipe from
surcharging into the pond? Note that the ownership and maintenance of the drainage for this
development will be privately vested in the property owner and an agreement to such will be
required.
Street -Preliminary:
Comments:
1. All designs are subject to the City's latest design criteria (water, sewer, streets, and drainage).
Review for plat approval is not approval of public improvements and all improvements are
subject to further review at the time construction plans are submitted.
2. Existing easements to be vacated must go through the formal easement vacation process.
3. The meetings which we have had on this project have helped.
UTILITIES
SWEPCO- Dennis Burrack-973-2308
Mr. Burrack indicated that the transformer shown in the NE corner was really a piece of electrical
switch gear An identical gear is located toward the west where an existing 24 inch concrete pipe
comes across from the north It sets just to the east of the pipe. These are two ends of an
underground loop which will be used to go around this piece of property. The other gear needs to
be shown on the print. He also asked about the electrical requirements of the large building. Mr.
Jorgensen said that he did not. Mr. Burrack said that only single phase would be available without
an additional switch gear. He said the Keatings would have to provide him with conduit and
transformer pads from the switch gear locations to the various buildings. He indicated that he would
tell them what he needs and that they will have to furnish and install it. The underground contracts
will then constitute an easement or a lot less ingress/egress.
Mr. Burrack asked if the existing lighting shown as removed or relocated (on the bottom of the plat,
on the SE side) had been approved. Mr. Jorgensen said he would have to check. He thought that
the lights would be located at the drives.
Mr. Franklin stated the City's policy was to proved a street light at intersections and every 300 feet.
Mr. Burrack pointed out that there are a number of conduits and underground wire along the north
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property line. Before construction, be sure everything is located.
SW Bell- Andy Calloway -442-3170
Mr. Calloway indicated that he had the same concerns as the other utilities.
TCA Cable- Kevin Leflar- 521-7730
Arkansas Western Gas- Rick Evans- 521-1141
Mr. Evans said he would need more easements: (1) on the east property line between existing lot 7
and the new lot 6, from the north to the south, (2) along Sunbridge Drive, where a 4 inch casement
will run through all the drives, (3) behind the two east buildings, running east- west along an angle,
from the north side, (4) to provide access to building in the center, a 20 ft easement between the two
buildings.
Ms Little indicated that screening would need to be shown.
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Page 19
Item: FINAL PLAT 97-1.00:SALEM VILLAGE
The next item on the agenda was submitted by William B. Rudasill, Jr., of WBR Engineering Associates
on behalf of Traditional Investments Ltd for property located north of Mt. Comfort Road and west of Salem
Road. The property is zoned R-1 (Low Density Residential) and contains approximately 39.2 acres with 111
lots proposed.
The following comments were presented:
STAFF:
911 Coordinator -Jim Johnson -575-8380
Solid Waste Division- Cheryl Zotti-443-3400
Cul-de-sac: Do not recommend a service island of this size in the center of the cul-de-sac.
Street Width:
Container Location:
Container Pad:
Screening:
• Mr. Rudasill indicated that the units would be serviced from the rear and therefore the trucks would
•
not need to go into the cul-de-sac.
Landscape Administrator- Beth Sandeen-575-8308
Tree Preservation &/or Replacement:
Rare Trees ID'd or Statement:
Location of Utilities, Easements, ROW:
Location for Storage, Cement Wash-out, etc.:
Tree Protection Specifications:
Other Landscaping Requirements:
Sidewalk and Trails Coordinator- Chuck Rutherford -575-8291
Sidewalks:
Trails:
Location of Utilities, Easements, ROW:
Comments:
Mr. Rudasill indicated that they had created a 3rd page of the final plat which covered sidewalks and
green space. Mr. Rutherford said that all information would need to be on a single plat. Ms
Warrick pointed out that this was necessary so that they could see how things relate. Mr. Rudasill
said there would need to be at least two pages and created a third because he could not physically
get all the curb information on a single document. He would like to be able to submit a third page
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Techincal plat review
March 25, 1997
Page 20
with sidewalks and utility service information, rather than putting it on the initial plat. Ms. Warrick
explained that if anything got separated, it would be impossible to issue building permits. Ms. Little
confirmed that all information for a single lot needed to be on one mylar copy. However, the
development could be split. She pointed out that the 18 x 24 size requirement is enforced by the
county and that the city would take a plat as large as necessary to show all the information.
Traffic -Perry Franklin- 575-8228
Street Names.
Street Lights: All street lights are not standard. Street lights will be owned and maintained by the
property owners association and must be noted in the covenants. A copy of the signed street light
agreement with the city and the filed covenants must be in hand prior to final plat approval The city
will not assume monthly electrical utility charges until these documents are on file with the traffic
division superintendent.
Comments: All traffic signs and street name signs will be maintained by the property owners
association according to the NUTCD ... and shall be noted in the covenants. I do not understand how
traffic will flow at the ... intersections.
• Mr. Rudasill indicated that Clabber would be the main street and that they planned a stop sign
coming off the private section of Thames on to Clabber and will either provide a yield sign or
another stop sign coming off of Thames going on to Clabber in the public section.
•
Mr. Franklin asked that the street light agreement be submitted before going any further. Ms.
Warrick asked if the agreement could be submitted by 10 a.m. on Monday. Mr. Franklin agreed
and explained that the city was going to pay the electric bill for all the street lights on public streets
and the subdivision was going to pay the electric bill for all the private streets.
Parks -Nancy Dugwyler- 444-3472
Land Dedication Requirement: 111 units @ .025 acres per unit equals 2.78 acres of park land
dedication.
Money in Lieu:
Vehicle access to Park Land:
Pedestrian Access Easements:
Drainage through Park:
Comments. There is no access for maintenance or emergency vehicles to park lands. It appears that
there is no public access to the park lands. When comments were made, the parks division had not
yet received the deed for the park lands.
Mr. Beavers asked about the location of the park lands. Mr. Rudasill said that there were two
versions of it. The wetlands and floodway and the section in the corner which is dedicated wetlands.
It was intended to be a natural park for ducks and natural tails. Mr. Beavers asked if the property
was deeded to the Corp. Mr. Rudasill said it was deed -restricted park with 3.59 acres deeded to city.
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Techincal plat review
March 25, 1997
Page 21
The intent is to direct people to certain areas so as not to disturb the wildlife. Ms. Little pointed out
that there is a dedicated waterway but no crossing over the park.
Ms Dugwyler indicated that she was concerned about the green space. Mr. Rudasill explained that
it was in the covenants and restrictions which he had supplied to various staff members with paper-
clips on the appropriate pages.
Planning -Dawn Warrick -575-8262
Plat Information: Add plat page 284 to the title block. Coordinate with 911 to place addresses on
the final plat. The signature block needs to be revised according to the new format.
Proposed & Existing Street rights of way and easements:
Subdivision of Land:
Site Specific Information:
Other requirements: The project must be substantially complete and a final inspection must have
been performed prior to Subdivision in order to continue on to planning commission.
• Fire- Mickey Jackson -575-8364
Fire Hydrant Spacing: Adequate
Fire Hydrant locations: Adequate
Water Main Sizing: Adequate
Water Main Looping: Adequate
Water Main Location:
General Street Design: OK
Comments: Could not tell specifically which items were fire hydrants on the plats submitted. It does
not appear that the water system is well -looped.
Mr. Rudasill said it was well -looped.
Ms. Little said that it might have been that he just couldn't tell.
Engineering- Jim Beavers- 444-3418
Water -Preliminary:
Sewer -Preliminary:
Preliminary Grading:
Preliminary Drainage:
Street -Preliminary:
Comments:
• Mr. Beavers stated there would not be a final inspection if there was not suitable drive to access the
utilities.
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Techincal plat review
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Page 22
Mr. Rudasill stated there was certain utilities that would not access the property until there was a
service gained or a final plat was filed They were trying to eliminate cuts and make the alleys
serviceable rather than having them cut by utility companies. To accomplish this they were wanting
to delay the final construction of the alleys until the houses were in. Money would be escrowed
during the project for the construction of the allies. When they reached a certain point within a block
they would construct the alley with the final surface.
In response to a question from Ms. Little, Mr. Rudasill stated the alleys were graded now, but they
did not have a finished surface. They were to subgrade presently.
Mr. McCord, representing developer, stated the developer did not want to construct the alleys, only
to have them torn up to run the utilities. He added, some utility companies would not run utilities
to a site until there was a house to be serviced.
Mr. Calloway stated they did not want to cut through alleys. If crossings had been provided as they
had requested, there would be no cuts.
Mr. Beavers stated the alleys could be bonded, but there would have to be a hard all-weather surface
•
road to provide the City access to the water and sewer, before the final inspection.
In response to a discussion, Ms. Little question if a final inspection would be scheduled if the site
was dry.
Mr. Beavers stated they had to look at all the man -holes in the alleys. If the area was muddy they
would not inspect. The sewer to the south would need to be bonded and the water line on Salem
Road. The standard punch list would have to be complete before the city engineer would sign the
final plat.
In response to discussion concerning time on letter of credit, Ms. Little stated they normally started
the time when they received the bond. She did not object to allowing the Planning Commission to
extend the time.
In response to a question from Mr. Beavers, Ms Little believed they had agreed to hard surface the
alleys now, then they would be allowed to bond out of the pavement. Which was what they
normally allowed on a regular street.
Mr. Beavers thought a bond would limit their time frame to 270 days, which might not coorespond
with the building.
• Ms. Little stated they would call the letter of credit, they would have to extend it if the building is
not complete by that time. She added the City would not give up the money until they had alleys
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Techincal plat review
March 25, 1997
Page 23
paved.
Mr. Beavers asked if the sidewalks would be bonded or built.
Mr. Whitfield stated they were in the process of constructing the sidewalks along all of the public
streets on one side along the entire length of Salem Side walks would be constructed on the south
side of Clabber And the north side of Thames which was public on the west end. He believed they
only streets that had to be bonded was the public streets, the private streets would be built as the
development progressed.
Mr. Rutherford confirmed they were in the process of construction two of the sidewalks
Ms Little stated she had received the developers covenants and they would be reviewed, presuming
there was a home owners association to take care of the privately maintained streets and green area.
UTILITIES
• Ozark Electric Cooperatives -Allen Combs- 521-2900
•
Mr. Combs stated between lots 53 and 54 a 15' easement needed to be shown, as well as between
lots 9 and 10.
SW Bell- Andy Calloway -442-3170
Mr. Calloway requested the same easements. He noted on the southeast portion of lots 8 and the east
portion of lot 9 that the easement did not tie together, it needed to be extended around. He added
the utility easements and their dimensions were not clearly labeled.
TCA Cable- Kevin Leflar- 521-7730
Arkansas Western Gas- Rick Evans- 521-1141
Mr. Evans stated he would need the same easements as Ozark Electric. All the easements shown
were fine. He the engineer send them a copy of the plat showing all the crossings.
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Techincal plat review
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Page 24
LS • .LOT SPLIT
GREGORY KENT SMITH
The next item on the agenda was submitted by Kirk Elsass on behalf of Gregory Kent Smith for property
located north of Colt Square Drive and west of Green Acres Road. The property is zoned C-2 (Thoroughfare
Commercial) and contains approximately 0.66 acres.
The following comments were presented.
STAFF:
911 Coordinator -Jim Johnson -575-8380
Solid Waste Division- Cheryl Zotti-443-3400
No comments or objections at this time.
Cul-de-sac:
Street Width:
Container Location:
Container Pad.
Screening:
Landscape Administrator- Beth Sandeen-575-8308
Tree Preservation &/or Replacement:
Rare Trees ID'd or Statement:
Location of Utilities, Easements, ROW:
Location for Storage, Cement Wash-out, etc.:
Tree Protection Specifications:
Other Landscaping Requirements:
Comments:
Sidewalk and Trails Coordinator- Chuck Rutherford -575-8291
Sidewalks:
Trails:
Location of Utilities, Easements, ROW
Comments:A 5 ft. concrete sidewalk adjacent to the curb is already in place.
Traffic -Perry Franklin- 575-8228
Street Names: None
Street Lights: None
Comments: None
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Techincal plat review
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Page 25
Parks -Nancy Dugwyler- 444-3472
Land Dedication Requirement:
Money in Lieu:
Vehicle access to Park Land:
Pedestrian Access Easements:
Drainage through Park:
Planning -Dawn Warrick -575-8262
Plat Information: Add plat page 329 to title block. Additional information concerning any existing
structures on Lot lA is necessary to determine conformity with required setbacks.
Proposed & Existing Street rights of way and easements: Are their any curb cuts from Lot 1A onto
Green Acres Rd to the north or east? Need to place a note on the survey stating how the original
tract of land is described
Subdivision of Land:
Site Specific Information:
Other requirements: If Lot 1 A is to be developed at a later date it will be required to go through the
Large Scale Development process for approval by the Planning Commission.
• Fire- Mickey Jackson -575-8364
Fire Hydrant Spacing:
Fire Hydrant locations:
Water Main Sizing:
Water Main Looping:
Water Main Location:
General Street Design.
Comments:
•
Engineering- Jim Beavers- 444-3418
Water -Preliminary:
Sewer -Preliminary:
Preliminary Grading:
Preliminary Drainage:
Street -Preliminary:
Comments:
1. The newly created lot must come through the LSD process, even though under 1 acre, for review
of all public improvements, drainage....
2. Water is available but sewer may be more difficult (water and sewer are on Green Acres Road,
water on both sides, sewer on a segment of the east only.)
3. Need a description of the parent tract.
Mr. Beavers asked them to add that they had water and sewer to the plat page.
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Techincal plat review
March 25, 1997
Page 26
Ms. Warrick asked them to revise the vicinity map. She asked for a parent tract description.
UTILITIES
SWEPCO- Dennis Burrack-973-2308
Mr. Burrack stated the existing utilities came from the center of the development. There was a large
easement that went through the middle. With this split, lotting off 1B there was no access to any of
the utilities shown. Since all the utilities were underground it was hard to locate them. He believed
they were on the property line. He also questioned the location of the private lines. Lot B was
landlocked from any and all of their utilities.
Mr. Calloway added there was a utility easement running north and south and a vacant one running
east and west which split the whole tract.
Mr. Evans added some of the utility lines were public and some were private. They needed to locate
all of the utilities.
• Ms. Little suggested calling One Call to coordinate the location of all the utilities.
Mr. Evans cautioned they would not locate pnvate lines.
Mr. Calloway believed they had run some telephone service from building to building on their own.
Mr. Burrack stated One Call would locate all public utilities and access. All private utilities would
have to located by private contractors. They had no way of knowing where the lines would be.
Mr. Burrack stated they had to make service available to the persons property at their lot line, when
the area is cut off like it was presented and the other adjacent service was private they had not
provided service to the property line, so they were in violation of public service commission rules.
Mr. Smith asked if owned the other lots could he sign an easement over to the utilities.
Ms. Little stated he could, but he would not be allowed to construct a building over it.
Mr. Smith stated no other building would be constructed.
Mr. Burrack thought it would be okay for now, but if 1B was ever sold then there would be
problems.
• Mr. Smith suggested going through the parking lot.
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Techincal plat review
March 25, 1997
Page 27
Mr. Evans questioned who would be responsible for the parking lot if they had to dig up the lines.
Ms. Warrick stated the applicant needed to have all the utilities located before the item could be
forwarded. The item would have to come back through technical plat review. She stated after the
information was obtained, she would need another set of revised plans. They would need 28 copies.
SW Bell- Andy Calloway -442-3170
TCA Cable- Kevin Leflar- 521-7730
Arkansas Western Gas- Rick Evans- 521-1141
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Techincal plat review
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Page 28
Item: LSD 97-4.00: Proctor and Gambel
Comments from the following were presented:
STAFF:
Mr. Bob Kelly, applicant's representative, stated they had added to the building from he original
one bay. They were showing the full expansion of the building. The structure was still two story
and they had moved a curbcut along Millsap.
Mr. Beavers asked where the retaining wall was going to be located.
Mr. Kelly stated it would be located in the southwest corner. He added they had a 2:1 slope on the
southeast corner. They would have a retaining wall along part of the southeast corner which would
then turn; it would be a "L" shaped retaining wall.
Mr. Beavers commented it was in the utility easement.
Mr. Kelly stated it would be at the edge of the utility easement.
• Ms. Little asked how it related to the future parking area.
Mr. Kelly stated it would encroach on it.
•
In response to a question from Mr. Beavers, Mr. Calloway suggested they call One Call and have
the utilities located.
Mr. Burrack believed there were utilities near the proposed retaining wall.
Ms Little stated large building numbers would be required on the building.
In response to a question from Ms. Little Mr. Kelly stated the address would be changed from 755
E. Millsap to 655 E Millsap at the City's request.
Ms. Little stated the maximum size sign was 75' at 45' back from the right-of-way. The size of the
sign would reduce the closer they came to the right-of-way.
Mr. Beavers stated water and sewer was adequate.
In response to a question from Mr. Beavers, Mr. Kelly stated they had added a fire hydrant.
Ms Little stated the driveway dimensions need to either 24' or 46' ( two exits, one entry divided by
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Techincal plat review
March 25, 1997
Page 29
an island.)
Mr. Kelly asked if they should construct the future access drive.
Ms Little stated he should and the sidewalks needed to be continuous through the drive.
Mr. Rutherford asked if this was considered a resubmittal.
Ms. Little stated they were keeping it with the old one, but it would be considered a new submittal.
Mr. Rutherford replied the new ordinance would apply. They would need a sidewalk 6' wide on both
streets. On Millsap there would be a 10' green space from the curb to the sidewalk Plainview
would require a 6' green space between the curb and sidewalk.
Mr. Beavers stated he had approved the grading plan for the project.
Ms. Little stated when the final plat for this subdivision had been filed there was to be 5' additional
feet along either side of Millsap as an easement, to make the total right-of-way 60 feet. The right-of-
way had now been increased to 70 feet.
In response to a question from Ms. Little, Mr. Kelly stated the expansion would not be built at this
time, there would be another parking plan for it. He would ask the developer if they would want
approval for the expansion now, so they would not have to come through the process again.
911 Coordinator -Jim Johnson -575-8380
Solid Waste Division- Cheryl Zotti-443-3400
Cul-de-sac.
Street Width:
Container Location:
Container Pad:
Screening:
Landscape Administrator- Beth Sandeen-575-8308
Tree Preservation &/or Replacement:
Rare Trees ID'd or Statement:
Location of Utilities, Easements, ROW:
Location for Storage, Cement Wash-out, etc.:
Tree Protection Specifications:
Other Landscaping Requirements:
Sidewalk and Trails Coordinator- Chuck Rutherford -575-8291
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Techincal plat review
March 25, 1997
Page 30
Sidewalks:
Trails:
Location of Utilities, Easements, ROW:
Comments:
Traffic -Perry Franklin- 575-8228
Street Names:
Street Lights:
Comments:
Parks -Nancy Dugwyler- 444-3472
Land Dedication Requirement:
Money in Lieu:
Vehicle access to Park Land:
Pedestrian Access Easements:
Drainage through Park:
Planning -Dawn Warrick -575-8267
• Plat Information:
Proposed & Existing Street rights of way and easements:
Subdivision of Land:
Site Specific Information:
Other requirements:
•
Fire- Mickey Jackson -575-8364
Fire Hydrant Spacing:
Fire Hydrant locations:
Water Main Sizing:
Water Main Looping:
Water Main Location:
General Street Design:
Comments:
Engineering- Jim Beavers- 444-3418
Water -Preliminary:
Sewer -Preliminary:
Preliminary Grading:
Preliminary Drainage:
Street -Preliminary:
Comments:
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Techincal plat review
March 25, 1997
Page 31
UTILITIES
SWEPCO- Dennis Burrack-973-2308
Mr. Burrack stated the electric was overhead to the southeast corner and they went underground.
It was all underground along the east side. They were on the east side of the underground drain.
Ozark Electric Cooperatives- Mike Phipps- 521-2900
SW Bell- Andy Calloway -442-3170
Mr. Calloway stated the telephone came across from the east at abouth the middle of the lot and then
went south. They did not have anything across the rear property line.
TCA Cable- Kevin Leflar- 521-7730
Arkansas Western Gas- Rick Evans- 521-1141
Mr. Evans stated he had a line along the southeast half of the rear property line that turned north and
ran up the east property line and dthen turned east. They only planned to serve lot 18 with the
existing lines.
Ms. Little stated they would need revision by 10:00 Monday morning. She would fax additional
staff comments to him. She knew they would need to show the additional right-of-way shown,
sidewalks need to be moved, entry way needs to be reduced or enlarged She would get back to him
on set backs along parking area and the landscaping.
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