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
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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
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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
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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
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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
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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
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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
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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?
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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.
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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.
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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
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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?
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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.