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HomeMy WebLinkAbout1998-02-11 - Minutes• • MINUTES OF A MEETING OF TECHNICAL PLAT REVIEW A meeting of the Technical Plat Review Committee was held on Tuesday, February 11, 1998 at 9:00 a.m. in room 111 of the City Administration Building, 113 W. Mountain, Fayetteville, Arkansas. UTILITY REPRESENTATIVES PRESENT: Mike Phipps, Dennis Burrack, Rick Evans, and Kevin Leflar. STAFF PRESENT: Alett Little, Jim Beavers, Tim Conklin, Dawn Warrick, Chuck Rutherford, Perry Franklin, and Heather Woodruff. The following comments were presented. LS 98-8.00: LOT SPLIT (H. EDWARD AND R. ELLEN SOUTHERN R. ELLEN SOUTHERN- 1679 SOUTH ED EDWARDS ROAD The lot split was submitted by R. Ellen Southern for property located at 1679 South Ed Edwards Road. The property is in the County but within the City Growth Area. Washington County approved a lot split for this property in May 1995. The parent tract contains approximately 2.48 acres. The request is to create two lots (1.73 acres and 0.75 acres) This is the first lot split request. Mr. Faucett and Ms. Southern represented the item. STAFF: 911 Coordinator -Jim Johnson -575-8380 Solid Waste Division- Cheryl Zotti-443-3400 No objections or comments. Landscape Administrator- Beth Sandeen-575-8308 Sidewalk and Trails Coordinator- Chuck Rutherford -575-8291 Property is located outside city limits. No sidewalks are required. Traffic -Perry Franklin- 575-8228 No comments. Parks -Nancy Dugwyler- 444-3472 Planning -Dawn Warrick -575-8262 • Plat Information: Vicinity map need revision. Add plat page 610 to title block, add flood plain reference to plat. Right-of-way must be dimensioned from centerline. 4 • Subdivision of Land: Lot split and configuration approved by Washington County Planning 5.95 with the condition that neither of the resulting lots ever be split in the future. This condition must be noted on the deeds for these lots. Other requirements: Locate septic system for existing house. Split is subject to a percolation test showing that there is adequate property for the rear lot to support a septic system. Ms. Southern stated there was an existing septic system on the new lot, which had been approved by the County. Fire- Mickey Jackson -575-8364 Engineering- Jim Beavers- 444-3418 1. If "city" water is requested to the rear tract then the meter must be at the road and a private easement, a minimum of 10 feet in width, provided for the service line. This "private" easement cannot be within any "public" easement. 2. Washington County Health to approve septic design/application for both the proposed 0.75 tract and existing house and the 1.73 acre tract to the rear prior to any public water service being provided to the rear property (Health Department requirement). UTILITIES • SWEPCO- Dennis Burrack-973-2308 • Ozark Electric Cooperatives- Mike Phipps- 521-2900 Mr. Phipps requested the same easement as Arkansas Western Gas and a 20' utility easement along the south property line of tracts A and B. Ms. Southern stated there was existing overhead electric along the south side of the property along the property line. Mr. Phipps replied the existing 30' easement needed to be shown on the plat. SW Bell- Andy Calloway -442-3170 TCA Cable- Kevin Lefler- 521-7730 Mr. Lefler stated the cable service could follow the power lines. They could use the same easements. Ms Southern stated there was existing underground cable and phone. In response to suggestions from Ms. Little, Ms. Southern stated the easement would run over the septic tank, if they were to come up the south side. Mr. Phipps thought there was a 15' easement on the south side of the property. There was also a 5 • • • 15' off site easement. The overhead power line needed to be centered on the property line. Arkansas Western Gas- Rick Evans- 521-1141 Mr. Evans requested a 20' utility easement along Ed Edwards Road west of the driveway. The meter would set near the water meter and a private line would be ran to the rear lot. Ms. Warrick stated the lot split would be forwarded to the Subdivision Committee. 37 revised copies needed to be submitted by 10:00 a.m. next Wednesday. • PP 98-1.00: PRELIMINARY PLAT (WEDINGTON PLACE, PHASE II) CLARY DEVELOPMENT- N. OF WEDINGTON DR. & W. OF SHILOH DR. The preliminary plat was submitted by Robert Brown of Development Consultants, Inc. on behalf of Clary Development Corp. for property located north of Wedington Drive and west of Shiloh Drive. The property is zoned C-2, Thoroughfare Commercial, and R-2, Medium Density Residential, and contains approximately 32.36 acres This is a revised preliminary of the previously processed concurrent plat for Phase II. Mr. Robert Brown represented the item. STAFF: 911 Coordinator -Jim Johnson -575-8380 Need a new name for Timberline. Solid Waste Division- Cheryl Zotti-443-3400 Cul-de-sac: cul-de-sac would need to be installed at the end of Steamboat Drive with a 40' turning radius Without the cul-de-sac solid waste vehicles can not travel down the road. Ms. Little stated the requirement had not been made before because of the large scale development on Lot 4. She asked the status of the large scale development. Mr. Brown replied the large scale developer was trying to obtain financing. Lot 4 had not been sold. Streets had to be constructed before the lot could be sold. He was not sure of the time frame. Landscape Administrator- Beth Sandeen-575-8308 Tree Preservation &/or Replacement: Specification for the 14" Oak and 22" Walnut. Rare Trees ID'd or Statement: Location of Utilities, Easements, ROW: Location for Storage, Cement Wash-out, etc.: Tree Protection Specifications: Other Landscaping Requirements: Grading permit review is required by the Landscape Administrator. Tree protection must be installed and inspected by Landscape Administrator prior to any initiation of any land disturbance. Guarantee for improvements must include replacement trees and replacement trees must be installed prior to final plat. Mr. Brown did not believe there would be any construction near the trees. Ms. Sandeen stated the trees needed to be protected during the construction of the streets. Sidewalk and Trails Coordinator- Chuck Rutherford -575-8291 Sidewalks. 6' sidewalks with 6' greenspace are shown on both sides of Steamboat drive and Tahoe this meets the requirement. A 5' sidewalk is in place along Wedington. • Ms. Warrick stated sidewalks could be completed or guarantee. Mr. Brown replied they had previously requested and had been approved to construct the sidewalks at the time of lot development. Ms. Warrick replied the agreement had been specific to Lot 4. The west side of Timberline drive was required to be constructed at the time of street construction. The requirement for any subdivision was for the sidewalks to be completed or guaranteed upon final plat request. Ms. Little added the street had to be developed for Lot 4 to be developed. For the street to be constructed the sidewalk had to be installed. The other sidewalks could not be deferred. Mr. Beavers stated it was his opinion that this was a new preliminary plat. Lot 4 could not be sold until the streets and sidewalks were constructed; or the street was constructed and a bond posted for the sidewalks. Mr. Brown requested a waiver for the sidewalk construction. Traffic -Perry Franklin- 575-8228 Street Names: concerned about street name. Street Lights: the street light at Timberline and Timberline should be located at the intersection (the plans it is shown 70' south of the intersection.) Show a street light on the intersection of Highway 16 and Steamboat Drive. Street lights should be shown at approximately 300' interval including Highway 16. Comments: Contact Sidewalk and Trails Coordinator for ADA access and ramp requirements for all sidewalks. Mr. Franklin stated the intersection at Hwy 16 would not be changed. He added Highway 16 was planned to be a five -lane highway to Meadowlands. Parks -Nancy Dugwyler- 444-3472 Planning -Dawn Warrick -575-8262 Plat Information: need to change the zoning on the plat. Preliminary plat require contours. Need ownership information for lot 2. Mr. Brown stated Lot 2 had been sold to Bank of Fayetteville. Proposed & Existing Street rights of way and easements: Subdivision of Land: Site Specific Information: At the time of large scale development for Lot 2, there would be an additional dedication of 5' right-of-way to meet Master Street Plan standards. Curb cuts for lot IR, 2, 6, and 7 shall be restricted to side streets and not allowed to Wedington (add note to plat). • Other requirements: Ms. Little felt a highway development project was imminent. Subdivision regulations had • • changed. The city was now allowed to assess improvements to cost State Highways. The staff would be making a recommendation for a cost to be assessed to this development, based on the lots for highway improvements. Mr. Beavers stated the Planning Commission had assessed the developer $45,000 for the improvements to Salem Road. Ms. Little explained the staff would make a recommendation, but the Planning Commission would make the decision. They could decide one of two things. They could assess the developer a fee, 150% which would be placed in escrow account or the improvements could be required to be installed. She added the offsite improvements could be guaranteed. In response to questions from Mr. Brown, Ms. Little stated the Subdivision could not approve a preliminary plat. She added the Planning Commission had asked the staff to address circulation more comprehend. She suggested he be prepared to discuss Tahoe Place. Mr. Brown replied Tahoe had been planned to serve as the primary entrance to the center area of development. It provided the access point from Highway 16 for Lots 2 and Lot 6. It would also be an entry drive for the parking area for a commercial development in the middle. Ms Little stated the Planning Commission would want to know the location of the street. They were expecting the streets to the public and not private. There were problems with denial of access, trash collection, and the maintenance of the streets. Ms. Warrick asked for a note to be added to the plat stating screening was required between C-2 and R-2 zoning districts. In response to questions, Mr Beavers stated three things could be guaranteed: landscaping, sidewalks and final asphalt. Ms Little added all the utilities would placed underground. Mr. Franklin stated 400 watt high pressured sodium lights would be required along Wedington Drive. Mr. Burrack stated when the plat had been approved, an agreement had been made to place four 100 watt high pressured sodium lights as shown on the plat. Mr. Franklin added the highway was going to be widen to five lane. The developer would need to pay for the placement of the underground utilities for the street lights. He added the light at the intersection of Highway 16 and Timberline needed to be 400 watt high pressured sodium light. He wanted to ensure the city received the cost of the installation of the street lights. • Mr. Phipps asked for the street light to be moved to the east, so Swepco could service the light. He noted the territory line was on the west side of Timberline. • • • Mr. Burrack explained all the lights along Wedington would be on Swepco if the light west of the drive was moved to the east side of the Timberline. The other services would be provided by Ozarks. Ms. Warrick asked if the developer had proposal for joint signage. Ms. Little noted lot 5 could only have a monument sign, which could not be seen. She added the Planning Commission would also want to discuss a design theme for the development. Ms. Warrick stated Lots 5, 1R, 3R, 2 and 6 were affected by the Overlay district. A note needed to be added to the plat. Underground utilities were a requirement. The note was not future buyers of the property. All of the lots being created would be subject to the large scale development process. Fire- Mickey Jackson -575-8364 Fire Hydrant Spacing: Fire Hydrant locations: an additional hydrant needed to be added on Steamboat half way between the two proposed hydrant. Engineering- Jim Beavers- 444-3418 General: 1. In general, this submittal does not contain sufficient information to comply with ordinances, to allow proper review and to forward to the Planning Commission. Grading, water, sanitary sewer, easements and drainage need to be resolved prior to forwarding this submittal to the subdivision committee. 2. 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. 3. Be reminded that lots cannot be sold until there is an approved final plat and all improvements (streets, water, sewer, sidewalks ...) are completed in accordance with the "Guarantees in lieu..." ordinance. Water: 1. 8 inch water line, generally as shown. Provide additional information for the water and sanitary sewer at lot 4 where the drafting ends. 2. Minimum easement (or combination of accessible ROW and easement) widths for water lines shall be 20 feet. Minimum easement width when the water line is in a general utility easement or in a water and sewer easement will be 25 feet. Wider easements may be necessary to provide 1:1 trench slopes for water and sewer mains. 3. Fire protection and fire hydrant locations to meet the Fire Chiefs request. 4. Clearly label the existing and the proposed. Sanitary Sewer: ID 1. There will be a fee equivalent to $200 per R-1 lot assessed for improvements in the Hamestring basin. At the time of the first final plat (September 23, 1996) for this property it was noted that the fee for lots 1 and 2 only where collected at that time ($2,560.00). The sanitary sewer fee for Lot 4, proposed as apartments, was assessed an equivalent fee based upon units (132 units at $67 = $8,844). If that project has been canceled, or any new project is proposed for lot 4, then the equivalent fee must be determined and assessed. The fee for the remaining property, proposed lots 3,5,6,7 and 8 is still required and should be collected at the time of further development of these lots based upon proposed usage. 2. The proposed street "Timberline Drive" conflicts with the sanitary sewer. The storm drainage and curb location indicate that the sanitary sewer must be relocated. This must be shown on the preliminary plat. Previous discussions with DCI were that the sanitary sewer would be relocated. 3. The width of the easement for the existing sanitary sewer is not 20 feet as shown ( or should not have been filed as such). Refer to the minutes of the September 23,1996 Planning Commission Meeting. The required easement is 25 feet as shown as "proposed". 4. Vehicular access must be provided to any "backyard" or offsite manholes. 5. Sanitary sewer easements shall be a minimum of 20 ft. in width and wider as necessary for sewers deeper than 10 feet, or sewers offset in the easement, to provide a 1:1 trench slope. 6. Clearly label existing and the proposed. Grading: 1. Also refer to the enclosed check list taken as a photocopy of section 161.08 from the Grading Ordinance (Physical Alteration of Land, Ordinance 3551 passed 6-4-91). 2. The grading plan is incomplete and cannot be accepted. Revise and resubmit. Drainage: 1. The preliminary report in the format submitted will be accepted for format and will not be required to be revised per Amendment no. two to the Drainage Criteria Manual mailed to DCI on February 5, 1998. The final report and calculations shall conform to Amendment no. two to the Drainage Criteria Manual. 2. The proposal to have each lot separately determine the stormwater requirements is not acceptable on face value. One overall detention pond for the development should function better than multiple ponds. The timing of the peaks of different ponds and subsequential releases could be such to unduly add to a problem. One common detention pond would be the better solution. The report indicates on page 3 that one specific area on lot 4 will be used for one overall detention pond to serve basins B, C and D. This conflicts with the approved LSD for lot 4. • The topography suggests that a location south of this area would function better. • • 3. The preliminary report states 75,000 cf needed for detention but the report did not contain calculations to support this. 4. All drainage outside of public street right-of-way, including the detention pond, shall be private an privately maintained by the owner. The formal agreement must include the off-site portion of the detention pond. Streets: 1. The conflict with the sanitary sewer must be resolved ("Timberline Drive"). 2. The proposed streets are to be constructed as part of this preliminary plat. 3. The street design must conform to the City's standards and is subject to further review at the time construction plans are submitted. 4. A surcharge of $1,500.00 per acre is required, from the original preliminary and final plat for this property (Wedington Place) less the $3,840.00 assessed previously for lots one and two for Salem Road and Shiloh Drive improvements. Refer to the minutes of the September 23, 1996 Planning Commission Meeting. 32.6 acres Tess 2.56 acres(lots 1 and 2) x $1500 = $45,060.00. Mr. Brown stated when the subdivision first come through, they had not been requested to construct the streets. They had already installed the sewer line. He thought there would be a conflict with the curb and the manholes as well as the sewer line. He requested some flexibility to use an offset cone on the manholes, and to shift the street. Mr. Beavers replied the sewer needed to be relocated to the east side of the street. In response to Mr. Brown's suggested to move the road, Ms. Little stated additional right-of-way would need to be dedicated to accommodate a 6' sidewalk and 6' green space. If they were going to have to dedicate 2' additional feet now to meet the standard. Mr. Brown felt the relocation of the sewer line would be very expensive hard dollars for the developer. Ms. Little asked Mr. Brown when he would know if they were going to move the road. If they were to move the road, they would be changing lot lines again. Mr. Brown stated they had agreed to the streets after the sewer line had been constructed. Ms. Little suggested Mr. Brown develop several options. The city's needed either enough room on the west side to maintain the sewer line and move the street or move the sewer to the east side, as they had promised in the past. (7 • Mr. Beavers did not agree with the statement that each lot would handle its own storm water. Typically it was not allowed He thought the drainage report was the same report submitted for Summit Apartments. Mr. Brown stated the developer wanted to have the pond constructed separately to avoid one owner having the responsibility of maintaining the pond. Mr. Beavers replied a series of ponds did not work as well as one regional pond. A new drainage report needed to be done in accordance with amendment 2. Mr. Brown asked if they could ask for a waiver from the single pond. Mr. Beaver replied it was not a Planning Commission decision. The City Engineer approved the drainage plan. He was not going to approve a series of small ponds. He would have to appeal to the chain of command. Ms. Little stated Tahoe Place was shown as a private street. She stated any street which connected two public streets had to be a public street. Tahoe Place was not shown with sidewalks. There would be a requirement for sidewalks, which needed to be added to the plat. The current five feet of sidewalk which had been install was acceptable to the city. It did not have to increased to six feet. Mr. Beavers added the Planning Commission add required the street to be dedicated public for the final plat. • Ms. Little reiterate the Planning Commission would required the street to the public. • Mr. Rutherford stated the sidewalk along Wedington was constructed at the current grade, which followed the contours of the land. If the sidewalk was removed, then the sidewalk would be replaced with a six foot sidewalk UTILITIES SWEPCO- Dennis Burrack-973-2308 Mr. Burrack stated the 1996 final plat had required a number of street crossing which were not reflect on the proposed plat. The conduits would be needed to install the street lighting. Street lighting along Wedington would be 400 watt high pressed sodium, 300' spacing. He questioned the type of pole. Ms. Little felt the metal poles would be required. Mr. Burrack added the service to the street lights would be difficult at this time. He questioned the time frame for installing the street lights. His lines were not to the property yet. He asked for money in lieu to be taken until service was available to the property. He had not made a cost estimate on the relocation the utilities underground. He questioned how lot five would be subdivided in the future and what type of service would be required for the site. If they were to install underground utilities now. It would be very expensive to get back into the line. He would need to know what type of service was required in order to terminate underground service. There was an existing 20' utility easement where Steamboat Drive ran between lot 4 and Woodway Apartments. It would be congested getting his lines through there. He suggested a point of service for lot 4. A 9X9 pad would be required to bring the line above ground to provide service (3 • • • to Lot 4. He would need conduit under the road to the corner of lot 4. The number of conduits would need to be determined before the road was constructed. Service for lots 3R, and 8 would be determined in the future. He noted the streets along the west would be in Ozark Electric territory. If the lights were moved to the east they would be able to service. Ozark Electric Cooperatives- Mike Phipps- 521-2900 Mr. Phipps stated along the west side of Timberline there was an existing overhead three phase power line, which had an existing 30' utility easement. Until plans were made to reimburse OZARK for placing the lines underground they would keep the 30' utility easement which was located on the property line. He noted the underground ordinance had not been in existence when Walnut Grove developed. Ms Little thought the city should take money for placing the line underground until the other property developed. Mr. Phipps noted the line would be very expensive to relocate. SW Bell- Andy Calloway -442-3170 TCA Cable- Kevin Lefler- 521-7730 Mr. Lefler requested the same easements and crossings as power and gas Arkansas Western Gas- Rick Evans- 521-1141 Mr. Evans stated any relocation of the gas line along Timberline would be at the owner's expense, as well as any relocation of the line along Wedington. He requested three crossings along Timberline, from the north side of Lot 7 and to the west side of Timberline drive. A 4" crossing along the north side of lot 8 to the west side of Timberline Drive. A 4' crossing at the north end of Timberline Drive from Lot 1 of Walnut Haven Subdivision to the 20' utilities easement along the north side of lot 4. Mr. Beavers reiterated the grading and drainage ordinance needed to followed. He felt the decision on the single pond or the multiple ponds needed to be decided because it would have to be part of the grading and drainage plans. He felt all the drainage should go into one pond. 11- • • • LS 98- 7.00: LOT SPLIT (RAY AND JUNE BAGGETT) RAY BAGGETT- 3393 EAST HUNTSVILLE ROAD. The lot split was submitted by Ray Baggett for property located at 3393 East Huntsville Road. The majority property is zoned R-1, Low Density Residential, a portion of the property is located in the City Planning Area The parent tract contains approximately 3.85 acres The request is to create two lots (0.58 acres and 3 27 acres) This is the first lot split request. Comments from the following were presented: STAFF: 911 Coordinator -Jim Johnson -575-8380 Solid Waste Division- Cheryl Zotti-443-3400 Landscape Administrator- Beth Sandeen-575-8308 Sidewalk and Trails Coordinator- Chuck Rutherford -575-8291 Sidewalks: a minimum 6' sidewalk with a minimum 10' greenspace is required. Sidewalk should be constructed to city standards. An inspection is required to concrete pour. Mr. Rutherford stated the sidewalk would be required along the entire front. Ms. Warrick added the sidewalk would have to be installed before the deed was filed which created the new lot. Traffic -Perry Franklin- 575-8228 Parks -Nancy Dugwyler- 444-3472 Planning -Dawn Warrick -575-8262 Plat Information: Revise plats to show adjacent zoning. She noted part of the property was located in the county. The side set backs are 8'. Proposed & Existing Street rights of way and easements: Huntsville Road is classified as a principle arterial on the MSP. 55' of right-of-way is required from centerline. A dedication of 15' is required. Subdivision of Land: Site Specific Information: Other requirements: show adjacent house on the plat. Fire- Mickey Jackson -575-8364 Engineering- Jim Beavers- 444-3418 Water -Preliminary: Sewer -Preliminary: existing 12" sanitary sewer line across the property. Both the sewer line and the easement needed to be shown on the plat. Preliminary Grading: Preliminary Drainage: Street -Preliminary: Comments: if the three acre lot developed it would be subject to further review. 15 Mr. Beavers stated a private 10' easement would be required over the service line to protect both property owners. UTILITIES SWEPCO- Dennis Burrack-973-2308 Ozark Electric Cooperatives- Mike Phipps- 521-2900 SW Bell- Andy Calloway -442-3170 TCA Cable- Kevin Lefler- 521-7730 Arkansas Western Gas- Rick Evans- 521-1141 Mr. Evans stated the existing lines would be under the new right-of-way being acquired by the city. If the line was relocated it would be very close to the house. Ms. Warrick stated 38 revised copies were due Wednesday 10:00 a.m.