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HomeMy WebLinkAbout1999-10-13 - Minutes• MINUTES OF A MEETING OF TECHNICAL PLAT REVIEW A regular meeting of the Technical Plat Review committee was held on Wednesday, October 13, 1999 at 9:00 a.m. in Room 111 of the City Administration Building, 113 W. Mountain, Fayetteville, Arkansas. ITEMS CONSIDERED PP99-6.10: Silverthorne, pp474 LS99-20 & 99-21: Daggett, pp289 MEMBERS PRESENT Johney Boles, Arkansas Western Gas Michael Campbell, SWEPCO Bob Falk, SWB Kevin Lefler, TCA Mike Phipps, Ozarks Electric • STAFF PRESENT Tim Conklin Perry Franklin Kim Hesse Janet Johns Ron Petrie Kim Rogers Chuck Rutherford Dawn Warrick ACTION TAKEN Forward w/revisions Forward w/revisions MEMBERS ABSENT STAFF ABSENT • • Minutes of Plat Review October 13, 1999 Page 2 PP99-6.10: PRELIMINARY PLAT SILVERTHORNE SUBDIVISION, PP474 This item was submitted by Brian Moore of Engineering Services on behalf of John Deweese and Mike Schmidt for property located west of Double Springs Road and south of Highway 16 west. The property is zoned R-1, Low Density Residential and contains approximately 47.98 acres with 59 lots proposed. Brian Moore was present on behalf of the request. Staff Reports Willie Newman. Waste Reduction Coordinator No comments. Jim Johnson 911 Addressing Mesa Road should be changed to Mesa Street. The street name "Frisco" cannot be used because we already have a Frisco in Fayetteville. Also, the suffix should be changed to "Place" or "Court." Kim Hesse. Landscape Administrator Individual rare or landmark trees are to be identified in the area of construction. If there are no rare trees existing in the limits of construction, a note stating so is required. Indicate tree protection fencing limits on grading plan and include notes and details for tree protection. Please submit grading plan to Landscape Administrator for review. Warrick: There is also a letter attached to this report from the Landscape Administrator delineating the requirements regarding tree preservation. Chuck Rutherford. Sidewalk & Trails Coordinator Sidewalks, driveway approaches and access ramps shall be constructed to Ordinance 4005. An inspection is required prior to the concrete pour. Dnveway approaches shall be constructed of Portland Cement Concrete. The sidewalk needs to be shown along Double Springs Road. Moore: Chuck, it makes the drawing congested in there and that's why I included a note instead of showing the location. I have so many lines in that area • • Minutes of Plat Review October 13, 1999 Page 3 Rutherford: You may want to choose to change your symbol for sidewalks. I've seen a solid, shaded line. It can be done and it needs to be on there. Perry Franklin. Traffic Supenntendent Frisco needs another name. The existing Frisco runs between Gregg and Prospect. Street fight locations are difficult to see in some areas. They are required approximately every 300 feet at lot lines, at the end of streets, and at all intersections. If street lights are not standard lighting owned and maintained by Ozarks Electric, a street light agreement will need to be executed and become a part of the covenants. Call the Traffic Division for an agreement. Provide sight distance calculations for both intersections on Double Springs Road. A trip generation report is on file in the Planning Division. Moore: I assume the street lights will be standard. Warrick: Check on that and let us know. Franklin: Give me a call. Kim Rogers. Parks Operations Coordinator This project is located in the southwest park quadrant and zoned R-1. The billing address is John Deweese/Mike Schmidt, P.O. Box 1608, Springdale, AR 72765. The Parks and Recreation Advisory Board recommended to accept money in lieu of land on September 8, 1999. This will require a waiver from City Council which is scheduled for their October 19, 1999 meeting. For 59 lots at $375 per lot the total money in lieu amount is $22,125. This fee is based upon the present park land formula in accordance with U.D.O. 166.03K. Also, Ordinance 4068 requires the formula base to be updated every 2 years to the current average market price. Therefore, the actual park land fee will be determined on the date of final Planning Commission approval, unless it is approved at the Subdivision Committee level. Warrick: If for some reason, the Council chooses to require land instead of money, you'll have to come back with another plat. Dawn Warrick. Associate Planner Submittal requirements were adequate. Please provide a diskette of the project. • Regarding plat requirements, add the city limits line to the vicinity map. Check the flood plain area and use the new data received in 1999. Corner lots have 2 front setbacks and 2 side setbacks. There is no rear setback and these areas should be shown as utility easements and not • • Minutes of Plat Review October 13, 1999 Page 4 setbacks. Regarding street requirements, Double Springs Road is classified as a minor arterial street requiring a total of 90 feet of right of way. Dedication of 45 feet from centerline is required for this project. Warrick: On setbacks, for instance, north of lots 21 through 27 you have a 20 foot building setback line and utility easement. That really needs to be labeled as a utility easement only It will be the setback line for those interior lots but it's not really the required setback line for lots 27 and 21 because of their corner position. That occurs in a couple of areas. Parking requirements were not applicable. Lot requirements were adequate. Are any signs proposed? If so, locate them on the plat. All utilities shall be located underground. Will the existing house remain? No new curb cuts to Double Springs Road. Moore: I'm not sure about signs but I will find out. Warrick: Local any signs on the plat. Regarding utilities, are there any existing overhead utilities in this area? Moore: They're on Double Springs. Warrick: Are you proposing to place those underground? Moore: It depends on the voltage. Phipps: They're 14.4 kv. Warrick: They can remain overhead. We would encourage you to put those underground if you could do that. Moore: The existing house has been torn down. Warrick: Put a note on the plat regarding the fact that no curb cuts will be allowed on Double Springs. In the areas where the lot lines don't line up, like between lots 35 and 36, is there a way to get those closer to lining up to make that easier for the property owners. Moore: We'll look at it. I can't promise anything. The frontage is what the developer is • • • Minutes of Plat Review October 13, 1999 Page 5 going for. Conklin: It helps when people are trying to figure out where the property line is and having the fence 2 or 3 feet apart is confusing. Moore: They need to call a surveyor. Warrick: They don't do that. That creates the need for a variance and we want to minimize that as much as possible. Regarding streets, what is currently called Frisco right now is an 800 foot long culdesac. Our maximum is 500 feet. You need to make a written request to the Planning Commission to consider a variance for that street if you intend to maintain that as a culdesac. Also, at the end of Silverthorne Road where it dead ends, we aren't going to require a culdesac but we would like you to place a sign indicating future street extension. In order for this project to continue in the current review cycle, all requested revisions and additional information must be added to the plat and 37 revised copies submitted to the Planning Division no later than 10 a.m. on Wednesday, October 20, 1999. Developers of all preliminary plats are required to provide notification to all adjoining property owners of the upcoming public hearings of the Subdivision Committee and Planning Commission and proof of notification is required with submittal of revisions. Conklin: I have talked to the Public Works Director and Double Springs Road will have a bridge replacement across Owl Creek. We're considering whether or not this subdivision should contribute a proportionate share to that replacement and I will get back to you on that. Moore: I need to know because that can be a very important thing to the developer. Conklin: I think that would be a federal aid project with an 80/20 share. I'll get with you on that. Mickey Jackson. Fire Chief The hydrant shown on lot line 34 and 35 should be moved west to the street intersection. Ron Petne, Staff Engineer In general, all designs are subject to the City's latest design criteria. Review for plat approval is not approval of public improvements and all proposed improvements are subject to further review at the time construction plans are submitted. All corrections and/or additional information are required to be provided no later than the standard deadline which is October 20 • • • Minutes of Plat Review October 13, 1999 Page 6 for this to continue. Regarding water, the minimum easement or combination of right of way and easement widths for water lines shall be 20 feet. Wider easements shall be required if the easement contains any other utility. Fire protection and fire hydrant locations shall meet the more stringent of the published water standards or the Fire Chief's request. Steel encasement will be required under box culverts and wing walls The existing 4 inch water line along Double Springs adjacent to this site is insufficient for this Subdivision. Therefore, the existing 8 inch water line that is located just to the north of Owl Creek must be extended to this site for domestic use and fire protection with a second connection to the 4 inch at the south end of the project. Label the proposed water line sizes and show gate valves on all leads from tees and crosses. In general, the water lines on Silverthorne Road, Durango Place, and Frisco Road (unless it is connected to Double Springs Rd.) are required to be 8 inches. The water line on Mesa Road can be 6 inches. The offsite utility easement for this proposed water line connection will have to be a condition of approval of this plat. The offsite easement must be a minimum of 20 feet and must be obtained from the offsite property owner(s) before construction plans can be approved. The developer has been provided with a copy of the Owl Creek and Double Springs Road improvement plans which will begin this winter by the AHTD. The water lines and easements will have to be located outside this right of way. Show the planned route and coordinate with the AHTD. Petrie: I assume you are going to extend the water line all the way to Owl Creek Subdivision. Moore: Correct. Petrie: We ask that to be tied into the 4 inch for a looped system. The water line sizes show up as 6 and 8. Several of the lines shown to be 6 will have to be up sized to 8 if it dead ends and if it is a large loop. That would be along Silverthome Road, dead ends on Frisco and Durango, and also an 8 inch all the way down Durango. I talked to you about the improvements the Highway Department has planned for Double Springs and I included a copy of that. You'll have to coordinate with them to make this work. You won't be able to start the water line or sewer line in the right of way except for your crossings Any easements will have to be outside that right of way. Regarding sanitary sewer, the minimum easement or combination of right of way and easement widths for water lines shall be 20 feet. Wider easements shall be required if the easement contains any other utility or if the sewer line depth is greater than 10 feet Add a 20 foot utility easement for the sewer line between lots 19 and 20 and the northeast side of lot 19. Provide another 20 foot utility easement across lot 19 or other acceptable point for future extension to the west. The offsite sewer will require a minimum 20 foot utility easement. Show the proposed offsite route and coordinate the location with the AHTD and the planned improvements at • • Minutes of Plat Review October 13, 1999 Page 7 Double Springs Rd. Extend the sanitary sewer to Double Springs Road at Mesa Road. There is a $200 per lot sanitary sewer assessment for all new development in the Hamestring Creek Basin for a future force main exiting from Lift Station No. 7. Contact Paul Hawkins at OMI to determine if the existing lift stations and force main have the capacity to add these lots. Provide truck access to all manholes to maintain and clean the system per EPA regulations. The offsite manholes will have to be accessible by truck which could include a gravel drive or other suitable surface. Steel encasement will be required under box culverts -and wing walls. Clarify whether the existing house will be connected to the proposed sewer. Petrie: I assume the utility companies will want the easement to the west at lot 19 for future development. They'll want an easement outside of Owl Creek. It will probably have to be 25 feet for all the utility companies to get in it. You need to extend the sanitary sewer on Mesa Road to the east side of lot 27. The assessment for the Hamestring Creek will be due at final plat. For the offsite sanitary sewer that you have planned, I remind you that it has to be accessible by truck and may require a gravel drive. Regarding grading, add the following to the preliminary grading plan. Provide an application form and pay fee. Provide minimum erosion control. The proposed placement of the erosion control items are required to be shown. Include a mud abatement entrance during construction. Temporary sediment ponds should be utilized dunng construction. The plans state the maximum grade will be 5%. Add a note to the plans showing the proposed method of treatment for all slopes. Provide a description of fill or compaction material on the construction plans or at the preconstruction conference. Moore: I think I paid for the grading but I don't remember an application. Petrie: I need you to do that. On the lots on Mesa Road, there is a deep.ravine. I assume you're trying to fill that. Moore: We'll fill it to some point. Conklin: To allow a house to be built? Moore: Right. Petrie: If you don't fill it at this point, we'll have to have a separate grading plan for each lot when they come in to build their houses. You need to address that. Your drainage was in pretty good shape. You didn't show drainage easements but those must be a minimum of 20 feet. We like those separated from other utility easements. For all the drainage including pipes, swales, and channels which are outside the right of way, we ask those to be private and privately maintained. In your drainage calculations, you show the area going back south of Mesa draining • • Minutes of Plat Review October 13, 1999 Page 8 into Owl Creek. It appears that you plan for that to go across the street. I don't know. Moore: I'll look at it. Petrie: Show the centerline of Owl Creek. I think I know where it sits. It's there on the property. Is that right? Moore: It is. Petrie: When you show the pipe to be discharged at lot 18, you'll need to look at discharging it from the outlet. Moore: I'll put a swale and come down the back of the property line. Petrie: Frisco Road and the culdesac street to the north of Mesa Road can be reduced to 24 feet in width. The right of way can be reduced to 40 feet in width. Basically, that will make that a residential street instead of a local. We will recommend to Planning Commission that half of Double Springs Road adjacent to this property be improved to local street standards It is classified as minor arterial. You're showing the additional right of way for that street. Utility Comments Mike Phipps Ozarks Electric We need a 20 foot easement centered between lots 28 and 42 to 35 and 36 along the back of those. Also, at lot 45 and 49 to 51 and 52. We need a quad crossing between 51 and 52 to lots 11 and 12. We also need a quad in the back where Silverthome ends from 10 over to 11. We don't need a street light at 26 and 27. We'll need 10 foot easements for street lights along 25 and 24. Moore: On the one we removed at 26 and 27, that doesn't allow me to meet my 300 feet. Phipps: I'll have on that the intersection. Warrick: Is that close enough, Perry? Franklin: Yes. I don't see one at the intersection. I see one on 28. • Warrick: It's on the north side. Conklin: Do we have them along Double Springs? • Minutes of Plat Review October 13, 1999 Page 9 Warrick: Is there one in between the 2 intersections on Double Springs? Phipps: We have existing power poles and I can put lights on those poles. They'll be there. Moore: How big an easement on 24 and 25? Phipps: 10 foot. Also, on 22 and 23 and anywhere else you have a street light. The one you have on 4 and 5, let's move that to 3 and 4 and get rid of the one on 2 and 3. We'll add one on lot 11, on Silverthome and Durango Place at the intersection on the southeast comer of lot 11. We'll need a 20 foot easement on lots 15 and 14 for the back light from the quad crossing. Also, a 20 foot on 11 and 12 to get us to the back from the quad crossing. Warrick: How many utilities are in the one at 11 and 12 and 14 and 15 I'm asking because the setbacks are 8 feet. Phipps: We'll all be in there. Moore: These are big enough lots. Phipps: I need a 10 foot easement on 45 and 44 going to the street light. Our existing overhead power lines have a 30 foot utility easement which is 15 feet on either side of the line. Conklin. Are you relocating those poles? Phipps: Yes. We'll cover relocation to the new right of way at po charge to the developer. Lefler. If the fiber will float over, there won't be a charge but if we have to rebuild there will be a charge. Phipps: This is no different than any other street widening for a county road. We don't charge for that. Moore: There is a quad shown from lot 17 over to 21. Do you plan on coming between 17 and 18 or are you going on the north side of 18 all the way around that culdesac? Phipps: If I cross there, I'll go ahead and go up the 20 foot UE on the front of 18 to get to the back. I don't think I'll use that quad. I'll just go around the culdesac. Falk: I don't need it either. I'll go around the culdesac. Minutes of Plat Review October 13, 1999 Page 10 Boles: I11 need 10 feet between 17 and 18. It's cheaper for the customer. Phipps: I'll set a transformer on 19 or 20. Falk: Sewer is between 19 and 20. Kevin Lefler. TCA Cable Same comments as Ozark. Did I hear that the 20 foot perimeter utility easement and building setback is just a utility easement? Warrick: For most of the lots, it will be the building setback. For the corner lot, it is the utility easement and it will be the setback anyway. $ob Falk. Southwestern Bell Easements as requested will work for me. Do you know when they'll start on this project? Moore: As soon as possible. Falk: I have to go back to Highway 16 to get cable. Any chance of this subdivision growing south? Moore: No. Falk: Okay, because my boundary is on the south lot line. You hit right on my boundary line. If they have any ideas of going south, it will not be Southwestern Bell. Boles: That's a small subdivision to the south. Falk: I've got cable that comes from Highway 16 and that's not going to take care of a 60 lot subdivision plus what's already there. Johney Boles. Arkansas Western Gas No comment. • Minutes of Plat Review October 13, 1999 Page 11 LS99-20 AND LS99-21: LOT SPLITS DAGGETT, PP289 These items were submitted by Ed Daggett for property located at 2623 N. Gregg Street. The property is zoned R-2, Medium Density Residential and contains approximately 6.5 acres. The request is to divide the property into 3 lots containing 3 acres, 1.56 acres, and 1.41 acres. These are the second and third lot splits requested for the parent tract. Ed Daggett was present on behalf of the request. Staff Reports Willie Newman. Waste Reduction Coordinator No comment. Jim Johnson. 911 Addressing • The private drive which leads to this property is named Jocelyn Lane. This property, as well as the other on this common driveway should be addressed off Jocelyn instead of Gregg Avenue. Please contact 911 Addressing. • Kim Hesse. Landscape Administrator No comment. Chuck Rutherford. Sidewalk & Trail Coordinator Sidewalks, dnveway approaches and access ramps shall be constructed to Ordinance 4005. An inspection is required prior to the concrete pour. Driveway approaches shall be constructed of Portland Cement Concrete. A sidewalk along Gregg Street will not be required for these lot splits. The newly created lots are not adjacent to Gregg Street The existing lot is behind the two new lots. Perry Franklin. Traffic Supenntendent No comment. Kim Rogers. Parks Operations Coordinator This property is located in the southwest park quadrant and zoned R-2. The billing address is Ed Minutes of Plat Review October 13, 1999 Page 12 Daggett, 2623 North Gregg St., Fayetteville, Arkansas 72703. The park land fee is $750 for 2 lots at $375 per lot. This park land fee is based upon the present park land formula in accordance with U.D.O. 160.03K. Also, Ordinance 4068 requires the formula base to be updated every 2 years to the current average market price. Therefore, the actual park land fee will be determined on the date of final Planning Commision approval, unless it is approved at the Subdivision Committee level. The park land fee will be due upon the owner applying for a building permit. Dawn Warrick. Development Coordinator Submittal requirements were adequate. The zoning to the southwest is C-2 not C-1 as indicated on the plat. The flood note should reflect the most current data which is July, 1999, and those revised maps are available in the Planning Division. Street requirements were adequate. Parking requirements were adequate. Lot requirements were adequate. These requests constitute the second and third lot splits for this parent tract Any further division of any of these tracts will require preliminary and final plats. The grading plans and elevation certificates are required for each of the newly created lots at the time of development if development occurs. Clarify the access agreement for the McClelland property to the south and add a note to the plat. Petrie: Individual grading plans and elevation certificates will be required on each lot only if the construction is in the floodplain. Warrick: We're not sure what type of access agreement the McClelland property has. We also recommend that this property be rezoned to R-1 so single family homes are constructed. In order for this project to continue in the current review cycle, all revisions must be added to plat and 37 revised copies submitted to the Planning Division no later than 10 a.m. on Wednesday, October 20, 1999. Ron Petrie Eneineenng Regarding water, our records show a 6 inch waterline along the old, abandoned road. Show the existing line and associated easement(s). How will the proposed lots be serve with water? Are • Minutes of Plat Review October 13, 1999 Page 13 private easements needed? Petrie: I think the easement is somewhere near the abandoned road bed. If they are not dedicated, we will need those to be dedicated. On Milsap, tell me how the existing lots will be served by water. If private easements are needed, they should be shown. Daggett: You don't have those? Petrie: I don't know. Your surveyor should have addressed that. If you had easements on those properties they should have been drawn. Daggett: I thought those were dedicated when we did a lot split in 1995. I know they are on the left side of the road. Petrie: On tract B, any service would have to go across tract A or tract C. You'll need some private easements between these lots in order for that to work. Daggett: The lot to the north, the water line runs along the easement that is shown. Petrie: That's an access easement. It's probably his service line. It's not a public line. You need to clarify all that on this plat so the revised tract B will have the legal right to cross tract C to get water. It won't be a public easement. It will be a private easement. Daggett: That needs to be shown on the survey and the surveyor will know how to do that? Petrie: Right. When you record this survey in the courthouse, it will be public record and will be cleared up Conklin: Ron, we'll also need that shown for tract B. Warrick: Why don't we change that to a private access and utility easement? Would that satisfy you? Petrie: Yes, if they want to use that easement to serve tract B. Sanitary sewer is not available. Washington County Health Department will have to be approve the individual septic systems. Regarding grading and drainage, if available, show the new flood plain and floodway by FEMA. If any construction is planned in the flood plain and/or floodway, a grading plan and flood plain development permit is required by ordinance. • Minutes of Plat Review October 13, 1999 Page 14 Petrie: I talked to Tim. We do have the revised flood plain shown. If the houses are planned to built in the flood plain, we require a separate grading plan and also a flood plain development permit. Daggett: That's something that whoever buys the lot will provide to you. Petrie: That's right. I'm making sure you know that. Utility Comments Michael Campbell. SWEPCO We have an underground line that comes from where the abandoned road bed turns to the south. It goes underground from there and serves the 2631 address underground. There is a transformer there. Our old plan shows there is a utility easement there. We need that clarified. What we need for the whole piece is a 20 foot utility easement split along tracts A, B, and C toward the south there. • Daggett: When SWEPCO got the utility easement and buried the line through there, they gave me a blue print showing all that. I gave that to Frank Blew and he said it had not been recorded so he didn't put that on there. Warrick: If it's shown on here and it's recorded with this plat, then it exists. Conklin: You need to get it on this plat. Campbell: We also have an overhead power line that runs parallel to the Arkansas Missouri Railroad track. The power line is shown. I'm not sure exactly where it sets. It sets outside the railroad right of way. We just need a 30 foot utility easement dedicated along this tract of land to cover that overhead power line. Warrick: That's 15 feet on either side of the line. Kevin Lefler. Cox Cable Same comments as SWEPCO. I don't believe we have cable service now. If you want service contact me. • Bob Falk. Southwestern Bell Does the existing house have phone service? • Minutes of Plat Review October 13, 1999 Page 15 Daggett: Yes. There are 3 lines. Falk: Do you know how they're run in there? Daggett: They run along the driveways. The drop is in the easement. Falk: It's in a utility easement? Daggett: It's along the road. There are 3 drops. One goes to the 2631 address and one goes to McClelland's and one comes to my house. Mine crosses that road and comes up through my yard along the driveway. Falk: If they need to be relocated, it will be at your expense. Johney Boles. Arkansas Westem Gas No comment. Daggett: The gas easement runs along the west side. To get gas to the new lots, we have to cross my property. Boles: Yes. Daggett: At that time, I could give you an easement. Boles: It would be easier to record it on this plat now. Daggett: I don't know where they want it. Boles: Give me 15 feet adjacent to the north property line of tract A. That will get me to the 20 feet that has been requested. • Warrick: Make that general utility easement. Meeting adjourned at 9:50 a.m.