city of siloam springs planning commission

CITY OF SILOAM SPRINGS PLANNING COMMISSION

Tuesday, April 12, 2016 at 4:00 p.m. City Administration Building

400 N. Broadway

AGENDA

I. Planning Commission

A. Call to OrderB. Roll CallC. Approval of Minutes of the Regular Meeting of February 09, 2016D. Development Permit Approval

1. Lot Split Development Permit, LS16-022207 S. Stateline RdOwner: United Bilt HomesAgent: Don Pitts / Dan Jenkins

2. Significant Development Permit, SD16-01310 N. Progress Ave.Owner: Lykins LeasingAgent: Civil Engineering, Inc. – Ron HomeyerTo the Board of Directors on May 3, 2016

E. Staff Announcement on Upcoming Placemaker’s Conference. April 22-24, Bentonville.http://blockstreetbuilding.com/

F. Adjourn the Planning Commission

http://blockstreetbuilding.com/

MINUTES OF THE REGULAR MEETING OF THE PLANNING COMMISSION OF THE

CITY OF SILOAM SPRINGS, BENTON COUNTY, ARKANSAS, HELD FEBRUARY 9, 2016

The Planning Commission of the City of Siloam Springs, Benton County, Arkansas, met in regular session at the City Administration Building, Tuesday, February 9, 2016. The meeting was called to order by Chairman Mounger. Roll Call: Colvin, Engle, Mounger, Williams, Smith – Present. Blakely, Nation – Absent. City Clerk, Renea Ellis; City Planner, Ben Rhoads; City Engineer, Justin Bland; City Attorney, Jay Williams; all present. A copy of the January 12, 2016, regular minutes had previously been given to each Commissioner. A motion was made by Smith and seconded by Williams to accept the minutes. Mounger called for a voice vote. All Ayes. No Nays. Motion passed. The first item on the agenda was a Lot Split Development Permit, LS16-01, 21490 Davidson Rd., Donald Baird. Ben Rhoads, City Planner, briefed the item. A Motion to approve was made by Colvin and seconded by Smith. Roll Call: Engle, Mounger, Williams, Smith, Colvin – Aye. 5 Ayes. No Nays. Motion passed. There being no further business, a Motion was made by Colvin and seconded by Smith to adjourn. A voice vote was taken. All ayes. Meeting Adjourned. {Seal} APPROVED: ATTEST:

________________________________ Karl Mounger, Chairman ____________________________ Renea Ellis, City Clerk

4/5/16 P.N. 03-00650-000, LS16-02

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STAFF REPORT

TO: Planning Commission FROM: Ben Rhoads, AICP, Senior Planner Cc: Don Clark, Community Services Director DATE: March 21, 2016 RE: Lot Split Development Permit, LS16-02 Recommendation: Approval of LS16-02 (Lot Split Development Permit) Background: APPLICATION REVIEW DATES Planning Commission review: April 12, 2016 Board of Directors review: Not Applicable APPLICANT AND AGENT Applicant/Owner: United Bilt Homes Agent: Don Pitts SUBJECT PROPERTY ADDRESS 2207 S. Stateline Rd. INTERNET MAP INFORMATION Planning staff has created a map made with Google My Maps. Attribution: Map data ©2016 Google Imagery ©2016, Arkansas GIS, DigitalGlobe, Landsat, State of Arkansas, USDA Farm Service Agency Washington County. Please click on the following link to access. This link will only operate if reading this report digitally.

https://www.google.com/maps/d/edit?mid=zHgGzzL4Wl4o.kEOzCvr1OveM&usp=sharing PROJECT INTENT The applicant desires to split a 10.07 acre parcel into two tracts. Tract A consisting of 2.00 acres and Tract 2 consisting of 8.07 acres.

https://www.google.com/maps/d/edit?mid=zHgGzzL4Wl4o.kEOzCvr1OveM&usp=sharing

4/5/16 P.N. 03-00650-000, LS16-02

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EXISTING LAND USES AND ZONING

EXISTING LAND USE EXISTING ZONING Vacant / Residential R-2 (Residential, medium)

SURROUNDING LAND USE SURROUNDING ZONING North: Vacant/ Agricultural North: R-2 (Residential, medium) South: Vacant/ Agricultural South: Benton County – No Zoning East: Utilities – Drinking Water Reservoir East: R-2 (Residential, medium) West: Single-Family Residential West: Oklahoma – No Zoning

LOT STANDARDS CONSISTENCY

MINIMUM ZONING REQUIREMENTS

SUBJECT PROPERTY PROPOSAL

Tract A Lot Area: 7,000 sq. ft. 87,120 sq. ft. or 2.00 acres Tract A Lot Width: 60 ft. 142.29 ft. Tract B Lot Area: 7,000 sq. ft. 351,529 sq. ft. or 8.07 acres Tract B Lot Width: 60 ft. 201.29 ft. Average Lot Size: 5.03 acres

STAFF DISCUSSION The applicant is requesting to split a 10.07 acre parcel into two tracts, Tract B, the parent tract, at 8.07 acres and Tract A, the child tract, at 2.00 acres, more or less. The split is occurring off of S. Stateline Rd. on an un-platted metes and bound tract west of City’s water reservoir and due east of the Oklahoma state line. Both tracts will access directly off of Stateline Rd. Tract A once contained a single-family house, but it has been demolished; only a well house remains. The proposal clears the way for a new house to be constructed on Tract A. Both proposed tracts are zoned R-2, meeting the minimum R-2 zoning standards. Utility easements are provided on the perimeter and interior lot lines; however no underground City utilities service the subject property. Should the applicant choose to tap into City water, he will be required to extend the water main on Stateline Rd. has his expense. All City comments have been addressed. LEGAL NOTICE Staff received no information that: the proposal interferes with the reasonable peace or enjoyment of the neighboring

properties; the property values may be substantially damaged; the proposal may impact the present or future uses of neighboring properties; the proposal is not adequately supported by infrastructure.

Site posted: March 2, 2016. Newspaper legal notification: March 27, 2016 (Herald-Leader). Letter legal notification: March 24-26, 2016. Staff received no phone calls or correspondence.

4/5/16 P.N. 03-00650-000, LS16-02

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Fiscal Impact: None Attachments:

Site Specific Proposal General Area Map

LEGENDCENTERLINEBOUNDARYBLDG STBK/UTLY ESMT

E E ELECTRIC LINEX X FENCE LINE

FOUND IRON PINSET IRON PINFENCE CORNERRAILROAD SPIKEPIPEWATER METER

RIGHT OF WAY

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TRACT A2.00 AC ±

TRACT B8.07 AC ±

S02°

4 8'3 3

" W3 3

7 .24 '

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a spha lt/21' width

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/50' width

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4 6'3 4

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87.5 7

'

S03°

04'19

"W13

68. 68

'R/W

R/W

S1/4 CORNERSECTION 12

T-17-N, R-34-W

SE CORNERS1/2 - NW1/4SECTION 12T-17-N, R-34-W

SW CORNERNW1/4 - NE 1/4

SECTION 12T-17-N, R-34-W

18-15692-000REAGAN, ROSEMARY & KENNETH TRUSTEES1001 S BACONE STMUSKOGEE OK 74403-7608

03-00651-000LOFTIN, JUANA18402 E HWY 16SILOAM SPRINGS AR 72761-8565ZONING: R-2

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POB - TRACT B

POB - TRACT A

1 STORY FRAME

well house

25'

leach field

2 5' B.S./U.E.

2 5' B.S./U.E.

8' B.S./U.E.

20' B

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S84°35'38"E1329.57'

N06°25'24"W142.29'

N06°25'24"W201.92'

16' B.S./U.E.

16' B.S./U.E.

16' B.S./U.E.

8' B.S./U.E.

N:677,682.06E:556,937.58

N:677,807.32E:555,613.93

N84°35'38"W663.31'

N05 °

24'2 2

"E13

9 .27'

N84°35'38"W640.15'

N84°35'38"W610.98'

16' B.S./U.E.

20' B

.S.

N77°36'23"E 63.24' TO A POWER POLES27°57'51"E 29.40' TO A POWER POLE

18-15695-000HERNANDEZ CORTEZ, SAMUEL H2455 S STATE LINE RDSILOAM SPRINGS AR 72761-4445STEPHENS, ROBERT NITA

2342 STATE LINE RDWATTS OK 74964-9401

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SMITH, PAUL E & TONIPO BOX 1445SILOAM SPRINGS AR 72761-

THOMPSON, BILL FAMILY REVOC711 W UNIVERSITY STSILOAM SPRINGS AR 72761-0000

FLETCHER, EDNA PRR 2 BOX 171WATTS OK 74964-9401

CHOUDHRY, MEHWISH A2184 S STATE LINE RDWATTS OK 74964-

GENERAL ASSEMBLY OFTHE FIRST BORN2234 STATE LINE RD SOWATTS OK 74964

GENERAL ASSEMBLY OFTHE FIRST BORN, INCRR 2 BOX 161WATTS OK 74964-9401

MCCLELLAND, CLYDE JRP O BOX 6967SILOAM SPRINGS AR 72761-0000

HEWES, OBDIA & HEWES,GARY LEE & BALMAINSHIRLEY JOYCE1096 S HWY 59WATTS, OK 74964

STEWART, JIM DEE475 S HWY 59 SWATTS OK 74964-

AMES, BILL & KIEURT 1 BOX 653WATTS OK 74964-

STEWART, JIM DEE475 S HWY 59 SWATTS OK 74964-

RED MAPLE LLCPO BOX 7373SILOAM SPRINGS AR 72761

HEWES, OBDIA & HEWES,GARY LEE & BALMAINSHIRLEY JOYCE1096 S HWY 59WATTS, OK 74964

NOTE: ACCEPTANCE OF THIS PLAT DOESNT GUARANTEESEPTIC SYSTEM APPROVAL.NOTE: THERE IS NO CITY OF SILOAM SPRINGS WATER ORSANITARY SEWER TO THIS PREPERTY. IF CITY OF SILOAMSPRINGS WATER IS DESIRED TO THIS PROPERTY A MAINLINE EXTENSION WILL BE REQUIRED.

ZONING: SILOAM SPRINGS PLANNING AREA, R-2

FLOOD CERTIFICATIONTHE HEREIN DESCRIBED TRACT IS NOT WITHIN THE 100YEAR FLOOD ZONE PER F.I.R.M. COMMUNITY NO.40041C0600E, BENTON COUNTY, AR EFFECTIVE DATE8/04/10.

BASIS OF BEARINGSNAD 83 - SPCS AR NORTH ZONE

SURVEYORS CERTIFICATIONI HEREBY CERTIFY I HAVE SURVEYED HEREIN DESCRIBEDTRACT AND THAT THE PROPERTY LINES AND CORNERMONUMENTS ARE, TO THE BEST OF MY KNOWLEDGE ANDABILITY, CORRECTLY ESTABLISHED AS SHOWN. ALSO, ANYEASEMENTS AND/OR ENCROACHMENTS REVEALED BY SAIDSURVEY ARE SHOWN HEREON.

N

JENKINS SURVEYING1552 CEDAR ST.FAYETTEVILLE, AR 72703P/F 479-521-5231

DATE:DRAWN BY:SCALE:JOB NO.:

3/28/16DWJ

1" = 120'16-010

ORIGINAL DESCRIPTION - DEED 2014-48483A PART OF THE S1/2 OF THE FRL. NW1/4 OF SECTION 12, TOWNSHIP 17 NORTH, RANGE 34 WEST, BEING MOREPARTICULARLY DESCRIBED AS FOLLOWS:BEGINNING AT THE SOUTHEAST CORNER OF SAID S1/2 OF THE FRL. NW1/4; THENCE NORTH 337.24 FEET, THENCES89°45'22"W 1319.11 FEET TO THE ARKANSAS/OKLAHOMA STATE LINE, SAID POINT BEING IN THE STATE LINE ROAD;THENCE WITH SAID ARKANSAS/OKLAHOMA STATE LINE AND STATE LINE ROAD S9°14'46"E 341.44 FEET; THENCELEAVING SAID ARKANSAS/OKLAHOMA STATE LINE AND STATE LINE ROAD N89°45'22"E 1264.25 TO THE POINT OFBEGINNING, CONTAINING 10.0 ACRES, MORE OR LESS AND SUBJECT TO THAT PORTION LIES IN THE STATE LINEROAD ON THE WEST SIDE.

TRACT A - 2.00 ACA PART OF THE S1/2 OF THE FRL. NW1/4 OF SECTION 12, TOWNSHIP 17 NORTH, RANGE 34 WEST, BENTON COUNTY,ARKANSAS, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT A WOODEN FENCE POST ATTHE SOUTHEAST CORNER OF SAID S1/2 OF THE NW1/4; THENCE N84°35'38"W 663.31 FEET TO A 1/2" REBAR FOR THEPOINT OF BEGINNING; THENCE N84°35'38"W 610.98 FEET TO THE CENTERLINE OF STATE LINE RD.; THENCE ALONGSAID CENTERLINE N06°25'24"W 142.29 FEET; THENCE LEAVING SAID CENTERLINE S84°35'38"E 640.15 FEET TO A 1/2"REBAR; THENCE S05°24'22"W 139.27 FEET TO THE POINT OF BEGINNING. CONTAINING 2.00 ACRES, MORE OR LESS.SUBJECT TO THE STATE LINE RD RIGHT-OF-WAY ALONG THE WEST SIDE AND ANY OTHER EASEMENTS AND/ORRIGHTS-OF-WAY OF RECORD.

TRACT B - 8.07 ACA PART OF THE S1/2 OF THE FRL. NW1/4 OF SECTION 12, TOWNSHIP 17 NORTH, RANGE 34 WEST, BENTON COUNTY,ARKANSAS, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT A WOODEN FENCE POST ATTHE SOUTHEAST CORNER OF SAID S1/2 OF THE NW1/4; THENCE N84°35'38"W 663.31 FEET TO A 1/2" REBAR; THENCEN05°24'22"E 139.27 FEET TO A 1/2" REBAR; THENCE N84°35'38"W 640.15 FEET TO THE CENTERLINE OF STATE LINEROAD; THENCE N06°25'24"W 201.92 FEET ALONG SAID CENTERLINE; THENCE LEAVING SAID CENTERLINES84°35'38"E 1329.57 FEET TO A 1/2" REBAR; THENCE S02°48'33"W 337.24 FEET TO THE POINT OF BEGINNING.CONTAINING 8.07 ACRES, MORE OR LESS.SUBJECT TO THE STATE LINE RD. RIGHT-OF-WAY ALONG THE WEST SIDE, AND ANY OTHER EASEMENTS AND/ORRIGHTS-OF-WAY OF RECORD.

TRACT SPLITFOR

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SILOAM SPRINGS PLANNING COMMISSION APPROVALTHIS PLAT WAS APPROVED BY THE SILOAM SPRINGS PLANNING COMMISSION AT A MEETING HELD ON__________________, 2016.

PLANNING COMMISSION SECRETARY ___________________________, _______________.(SECRETARY) (DATE)

SITE LOCATION

CERTIFICATE OF OWNERI HEREBY CERTIFY THAT I AM THE OWNER OF THIS PROPERTY AND HAVE CAUSED THIS LAND TO BESURVEYED, PLATTED, AND DEDICATED PER THIS PLAT.

_______________________________ _______________(OWNER) (DATE)

OWNER/DEVELOPERUNITED BILT HOMES

2600 S THOMPSON STSPRINGDALE, AR 72764-6354

PROPERTY LOCATION03-00650-000

2207 S. STATE LINE RD.SILOAM SPRINGS, AR 72761-4441

ZONING: R-2

ATTORNEY'S CERTIFICATE (IN THE CASE OF NO LAND DEDICATION)

I, ____________________________, BEING AN ATTORNEY LICENSED TO PRACTICE LAW IN THE STATE OFARKANSAS, CERTIFY THAT I HAVE EXAMINED TITLE TO THE ABOVE DESCRIBED LAND WITHIN THE CITYOF SILOAM SPRINGS, ARKANSAS, AND THAT THE PARTY EXECUTING THE PLAT IS THE OWNER THEREOFIN FEE SIMPLE.

_____________________________ _____________________________ATTORNEY AT LAW DATE

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4/5/16 P.N. 03-03665-000, SD16-01

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STAFF REPORT

TO: FROM: Cc: DATE: RE:

Planning Commission Ben Rhoads, AICP, Senior Planner Don Clark, Community Services Director March 18, 2016 Significant Development Permit, SD16-01/ Significant Development/ 310 N Progress Ave.

Recommendation: Approval of SD16-01 (Significant Development Permit).

Background:

APPLICATION REVIEW DATES Planning Commission review: April 12, 2016 Board of Directors review: May 3, 2016

APPLICANT AND AGENT Applicant/Owner: Lykins Leasing, LLC. Agent: Civil Engineering, Inc. – Ron Homeyer, PE

SUBJECT PROPERTY ADDRESS 310 N. Progress Ave.

INTERNET MAP INFORMATION Planning staff has created a map made with Google My Maps. Attribution: Map data ©2015 Google Imagery ©2015, Arkansas GIS, DigitalGlobe, Landsat, State of Arkansas, USDA Farm Service Agency Washington County.

Please click on the following link to access. This link will only operate if reading this report digitally.

https://www.google.com/maps/d/edit?mid=zHgGzzL4Wl4o.kK-zFe19ZM1U&usp=sharing

PROJECT INTENT The applicant requests to construct an 18,480 sq. ft. pharmacy with drive-thru pick-up window and medical offices.

https://www.google.com/maps/d/edit?mid=zHgGzzL4Wl4o.kK-zFe19ZM1U&usp=sharing

4/5/16 P.N. 03-03665-000, SD16-01

2

EXISTING LAND USES AND ZONING

EXISTING LAND USE EXISTING ZONING Vacant C-2 District (Roadway Commercial)

SURROUNDING LAND USE SURROUNDING ZONING North: Vacant /

Single-family residential North: C-2 District (Roadway Commercial)

R-2 District (Residential, medium) South: Retail commercial South: C-2 District (Roadway Commercial) East: Retail commercial East: C-2 District (Roadway Commercial) West: Single-family residential West: R-2 District (Residential, medium)

ZONING USE UNIT CONSISTENCY The subject proposal is consistent with large impact commercial or office uses associated with Use Unit 16, which is permitted in C-2 District. LOT STANDARDS CONSISTENCY The minimum C-2 zones standards are compared with the subject property’s tracts below.

MINIMUM (C-2) ZONING REQUIREMENTS

SUBJECT PROPERTY PROPOSAL

Lot Area: 8,000 sq. ft. 1.74 acres Lot Width: 80 ft. 200 ft. (approx.) Maximum Lot Coverage: 85 % 85% (approx.) Maximum Floor to Area Ratio: 0.60 (60%) 0.2440

PARKING STANDARDS CONSISTENCY According to Municipal Code Sec. 102-75(a)(1)(a)(6), parking is calculated by the total number of square feet in the proposal. USE TYPE REQUIRED

PARKING EXISTING PARKING

NET PROPOSED PARKING

PARKING SURPLUS/ DEFICIT

Office/Retail 1 space/200 sq. ft.

93 0 81* -16**

* Including ADA accessible parking ** The applicant is requesting a parking reduction of 16 spaces or 17.2% STAFF DISCUSSION The applicant is requesting to construct an 18,480 sq. ft. medical office complex and drive-thru pharmacy. The proposal is occurring on a platted lot due north of the existing Signature Plaza shopping center and Generations Bank on Progress Ave. The site will utilize an existing driveway at the southeast corner of the lot, through a shared access easement between both lots. In a similar fashion, a shared access driveway is proposed on the northeast corner of Lot 27, which is the lot to the north of the subject property. The applicant owns both lots, Lot 28 (project site) and Lot 27. Both lots will be burdened with an access easement to allow for free traffic flow to and from both lots in the event one lot is sold to a different party separate from the other.

4/5/16 P.N. 03-03665-000, SD16-01

3

The driveway leading to the parking lane on the southeast corner of the lot will allow for two-way ingress and egress from the property as well as a one-way drive for the pharmacy’s drive up window. Staff looked closely at this layout to determine if there is sufficient driveway width. The original plan was for a 34.5 ft. wide parking lane, including the bi-directional in/out, plus the drive-thru lane. While this arrangement did not present any Code violations, staff was concerned about the ease of traffic flow at this location. Staff looked at various options for the developer to address the southeast corner drive aisles. The first was to shift the building to the west (to provide more space for this drive), however this is not possible due to the expanded rear setback at 35 ft., this is a deeper setback than normal because the property to the west of the subject property is a single-family residence, and all C-2 lots that abut an R-2 zone are required to have additional setbacks. Staff then looked at the possibility of moving the drive-thru lane to the building’s rear (south-facing) wall. This would eliminate the need for a drive-thru lane on the east wall of the structure, where there is limited drive space. This idea, however, was not acceptable to the developer due to the need and desire for customers to quickly access the drive-thru from the main entrance (southwestern) drive, rather than needing to pass through the parking lot to the far western lane on the lot and then loop around. The rear drive is also intended for delivery trucks, and this would impact customers queuing at the window. This conflict is inversely true for the trucks who may be detained by customers queuing at the window. This extra distance, while working from a site geometry perspective, does not clearly work for site legibility for the customers. After discussion with the project engineer, it was determined that the most feasible solution is adding a small curb that will better channel vehicles into the 10 ft. drive-thru lane and widening the bi-directional drive by 4 feet. This will allow for the most space possible for the bi-directional ingress/egress lanes. The reduction in greenspace, by widening the drive, was made up by increasing the size of one of the parking islands. Due to this change, a greater parking reduction of 16 spaces (compared to the original plan) is requested. Staff also requested that a “do not block” sign be painted at the entrance of the rear drive to deter vehicles from queuing in front of the drive and blocking delivery trucks from egressing the property. A sidewalk is constructed along N. Progress Ave. Staff requested that this sidewalk be connected to the main facility, through a ramp system due to the grade, so pedestrians do not have to share space on the driveways with vehicles while walking to and from the facility. A crosswalk is also added at the northeast corner of the building to allow for better pedestrian mobility to connect with the building. The interior drive spacing from the right-of-way, or also known as the driveway throat rule, meets the regulations to the first parking lane, although the cross drive does intersect closer, but staff has made the determination that cross traffic driveways are not applicable, given the prevalence of shared access/ cross traffic drives throughout the City. It has been determined that vehicle stacking will occur at the drive-thru lane and not at the drive entrance off of Progress Ave. Due to the limitations of the lot size, the applicant is requesting a 17.2 percent parking space reduction, per Code Section 102-75(6)(d), which grants the permitting authority the ability to reduce parking to up to 30 percent of the quantity required. In this case, the lost parking is not likely needed due to the nature of the proposed uses being focused more on office space rather than heavy trafficked retail. Staff is in support of the proposed parking reduction. There is an existing cemetery north of the subject property; the proposal will not disturb the cemetery. The facility meets all greenspace, landscaping, screening and drainage requirements.

4/5/16 P.N. 03-03665-000, SD16-01

4

The dumpster pad location is on the northwest corner of the lot and will be screened with a privacy fence. Storm water drainage will be handled through a culvert which passes under Progress Ave. and flows into an existing basin/drainage area on the north side of Wal-Mart. The traffic and drainage reports were reviewed by the City Engineer and received a positive recommendation. All of staff’s technical comments were addressed by the applicant. LEGAL NOTICE Staff received no information that: the proposal interferes with the reasonable peace or enjoyment of the neighboring

properties; the property values may be substantially damaged; the proposal may impact the present or future uses of neighboring properties; the proposal is not adequately supported by infrastructure.

Site posted: March 08, 2016. Newspaper legal notification: March 20, 2016 (Herald-Leader). Letter legal notification: March, 17-20, 2016. Staff received no phone calls or correspondence.

COMPREHENSIVE PLAN CONSISTENCY The 2030 Land Use Map describes this area as general office and retail of varying densities. The proposed use is consistent with the 2030 Land Use Map. Fiscal Impact: No fiscal impact is anticipated. Attachments:

Site Specific Proposal Bird’s Eye View of Subject Property General Area Map

PREPARED FOR

INDEX

TITLE PAGE

DETAILS

2

1

RE

E

NIGNE - SASN

A

KR

A

NOI

TA

ZIR

OHTUA FO ETACI

FIT

RE

C

3 DIMENSION PLAN

private or public viewing without the advanced written consent of Civil Engineering, Inc. ©

no electronic representations of these drawings, in whole or in part, may be posted for

prohibited without advanced written consent of Civil Engineering, Inc. Furthermore,

herein, in whole or in part, by anyone for any other project or purpose is strictly

The reproduction of these drawings or use of these drawings, or the ideas incorporated

and are the exclusive property of Civil Engineering, Inc. and are protected by copyright.

These drawings and the design ideas contained herein are proprietary information

FOR

DEVELOPMENT PLANS

CIVIL

ENGINEERING

INC

#716

1519

Know what'sbelow.before you dig.Call

R

03/01/16

E-MAIL: [email protected]

701 S. MT. OLIVE, P.O. BOX 12

(479)524-9956 OFC - (479)524-4747 FAX

SILOAM SPRINGS, ARKANSAS 72761

4 GRADING PLAN

STORM SEWER PLAN AND PROFILES 5

6

LY

KIN

S L

EA

SIN

G L

LC

SILOAM SPRINGS, ARKANSAS

SITE PLAN

PAVING/DRAINAGE DETAILS 1

WATER DETAILS 2

3 SANITARY SEWER DETAILS

4 EROSION AND SEDIMENT CONTROL DETAILS

LOCAL UTILITY CONTACTS

Water and Wastewater

City of Siloam Springs

Dan Farine, Maintenance Supt.

(479)238-0927

Electric

City of Siloam Springs

Johnny Bland

(479)524-3777

Natural Gas

SourceGas

Wayne Meek

(479)549-7834

Telephone

Centurytel

Mike Edwards, Engineer

(479)524-9943

Cable TV

Cox Communications, Inc.

Terry Frank

(479)871-2432 WITHOUT WRITTEN APPROVAL OF ENGINEER.

ANY CHANGES TO APPROVED PROJECT DESIGN

CONTRACTOR SHALL NOT DEVIATE FROM OR MAKE

RE

F.FIL

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3/2

5/2

016

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19-01-

Title.d

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LOCATION

PROJECT

(STATE HWY 43)

CHERI WHITLOCK

AIR

PO

RT

RD

E TAHLEQUAH ST

N

CO

UN

TR

Y

CL

UB

RD

N

PR

OG

RE

SS

AV

E

AR

HW

Y

59

N

N

LIN

CO

LN

ST

E TAHLEQUAH ST

K.C.S.R.R.

WALM

ART

VICINITY MAPN.T.S.

E KENWOOD ST

KECK RDQUARTER RD

HWY 412 EUS

AR

HW

Y

16

S

US

HW

Y

412

LEASING LLC

LYKINS

SMIT

H

FIE

LD

LEASING LLC

LYKINS

(479) 770-0111

GRAVETTE, AR 72736-1095

PO BOX 1095

March 01, 2016

SEDIMENT AND EROSION CONTROL PLAN & DEMOLITION PLAN 7

SANITARY SEWER PLAN AND PROFILES

SURVEY PROVIDED BY:

(479) 736-8416

Gentry, Arkansas 72734

P.O. Box 617

JAMES SURVEYING & CONSULTING INC.

MARCH 2016REVISED: MARCH 25, 2016REVISED: APRIL 04, 2016

STATEOF

ARKANSAS

REGISTEREDPROFESSIONAL

ENGINEER

No. 7731

RO

N

ALD HOME

Y

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The Seal Appearing on

this document was

authorized by

Ronald Homeyer

P.E. 7731 on

14R

26

M MM

MM

16R

15R

10' U.E. & B.L.

10' U.E. & B.L.

10'

U.E.

10' U.E.

10' U.E.

15'

U.

E.

EXISTING ELECTRIC EASEMENT PER PLAT

10'

U.E.

10'

U.E.

14.01'

AC

CE

SS

ES

MT

(80' R.O.W.)

PR

OG

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STATEOF

ARKANSAS


ENGINEER

No. 7731

RO

N

ALD HOME

Y

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this document was

authorized by

Ronald Homeyer

P.E. 7731 on

27

28

S02°29'15"

W 200.00'

S87°24'36"E 124.23'

S87°24'36"E 378.58'

N02°35'24"

E 200.00'

S87°24'36"E 254.71'

N02°35'24"

E 186.71'

S87°24'36"E 254.86'

N02°32'41"

E 186.71'

11 Spaces

10 Spaces

15

Spaces

Recycle

&

Dumpster

F.F.E. - 1172.00

(18,480 sq. ft.)

Proposed 66' x 280' Building

13 Spaces

12 Spaces

12 Spaces

Drive

Thru

Lane

10 Spaces

4

5

6

7

2

1

3

S

0

+00

1+00

2

+00

24'

AC

CE

SS

ES

MT

24'

AC

CE

SS

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MT

24'

AC

CE

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ES

MT

&

S.B.

24'

AC

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&

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1159

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9

Spaces

1163

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35'

S.B.

30' S.B.

20'

S.

B.

15' S.B.

50'

S.

B.

10' S.B.

25' S.

B.

8' S.B.

25' S.B.

8' S.B.

8'S.B.

20' S.B.

10' S.B.

10' S.B.

50'B.L.

30'B.L.

20'

S.

B.

35'

S.B.

10' S.B.

35'

S.B.

S.B.

35'

S.

B.

E

E

E

E

CB

ETP

CB

TP

S

TP

S

TP

S

SRRS

S

S

WM

TP

WME

WMWMWMWM

TP

SRRS WM

S.F. - SQUARE FEET

G.P.M. - GALLONS PER MINUTE

F.H.A. - FIRE HYDRANT ASSEMBLY

R.O.W. - RIGHT OF WAY

EX - EXISTING

R - RADIUS

T-RIM - TOP OF RIM

I.E. - INVERT ELEVATION

FL - FLOW LINE

D.E. - DRAINAGE EASEMENT

B.L. - BUILDING LINE

U.E. - UTILITY EASEMENT

P.O.C. - POINT OF COMMENCEMENT

P.O.B. - POINT OF BEGINNING

DEFINITIONS:

Zoning: R-2Siloam Springs AR 72761-5574

2440 Pickwick TerJoyce A Beesley Trustee

Owner: 03-03652-000

Parcel #:

Zonin

g:

R-2

Siloa

m

Sprin

gs

AR

727

61-0633

PO

Box 633

Jose

A

&

Anna

M

Garcia

Ow

ner:

03-03

65

1-000

Parcel #:

Zoning: C-2Fayetteville AR 72703-9330

PO Box 9330 Signature Plaza of Siloam Springs, LLC

Owner: 03-05563-000

Parcel #:

Zoning: C-2Siloam Springs AR 72761-6388

PO Box 6388 A & H Ravenwood Dev, LLC

Owner: 03-03663-000

Parcel #:

Zoning: R-2Siloam Springs AR 72761-5574

2450 Pickwick TerKevin J & Jackie M Clement

Owner: 03-03653-001

Parcel #:

Zonin

g:

C-2

Bentonville

AR 7

27

12-805

0P

O

Box 805

0

Wal

Mart Tax

Dept

North

Arkansas

Wholesale

Co In

c.

Ow

ner:

03-04

680-000

Parcel #:

Zoning: A-1AR 72701-6038

Fayetteville, 75 N East Ste 500

Molly, LLCOwner:

03-05489-000Parcel #:

(479)524-9956 Phone or (479)524-4747 Fax

P.O. Box 12, 701 S Mt Olive, Siloam Springs, Arkansas 72761


CIVIL ENGINEERING, INC.

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SCALE: 1"=30' H

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DRAWN BY

JTM

JOB NUMBER

NO. REVISIONS BY DATE

DESIGNED BY CHECKED BY

DATE

SHEET NO.

OF

RDH

1"= --' V

RDH

72 MARCH 2016

1 PER CITY COMMENTS

RDH 03-25-16

by the City of Siloam Springs Planning Commission.

PLANNING COMMISSION APPROVAL: This Significant Development is hereby approved this day of , 2016,

Secretary

by the City of Siloam Springs Board of Directors.

BOARD OF DIRECTORS APPROVAL: This Significant Development is hereby approved this day of , 2016 ,

City Clerk

WITHOUT WRITTEN APPROVAL OF ENGINEER.



15

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DEVELOPMENT PLANS FOR

SITE PLAN

LYKINS LEASING, LLC

TOTAL HANDICAP PARKING REQUIRED

- 4 SPACES

- 4 SPACES

TOTAL PARKING REQUIRED

- 93 SPACES

- 77 SPACES

TOTAL HANDICAP PARKING PROVIDED

TOTAL PARKING PROVIDED (INCLUDING H/C)

1 SPACE PER 200 SF

PARKING REQUIRED -

MEDICAL OFFICES/RETAIL

PROPOSED BUILDING USE:

TOTAL BUILDING AREA - 18,480 SF

PARKING SPACES ANALYSIS:

March 01, 2016

SPRINKLER SYSTEM CONTRACTOR)

(SIZE TO BE DETERMINED PER

1 - FIRE LINE

INSTALL

1 - 6" G.V.

1 - 8" X 8" X 6" TEE

INSTALL

page 1202.

Siloam Springs,Arkansas, as shown in Plat Book 2004,

Lots 27 and 28, Ravenwood Development-Phase 2, Replat

LEGAL DESCRIPTION

SURVEY PROVIDED BY:

(479) 736-8416

Gentry, Arkansas 72734

P.O. Box 617

JAMES SURVEYING & CONSULTING INC.

24'

WID

E

AC

CE

SS

ES

MT

(B

Y

SE

PA

RA

TE IN

ST

RU

ME

NT)

2 PER CITY FIRE MARSHAL COMMENTS 03-28-16

RDH

3 PER CITY COMMENTS

RDH 04-04-16

PARCEL NUMBERS: 03-03665-000 APPROXIMATE AREA: 1.74 ACRES

SITE INFORMATION:

CURRENT ZONING:

OWNER/DEVELOPER:

GRAVETTE, AR 72736-1095PO BOX 1095LYKINS LEASING, LLC

PROJECT ADDRESS:

SILOAM SPRINGS, AR 72761310 N PROGRESS AVE

C-2

LEGEND

EXISTING INTERMEDIATE CONTOUR (1')

EXISTING INDEX CONTOUR (5')

PROPOSED INDEX CONTOUR (5')

FOUND IRON PIN

EX WATER VALVE

EX FIRE HYDRANT ASSEMBLY

EX NATURAL GAS SIGN/METER

EX POWER/UTILITY POLE

EX ELECTRIC BOX

EX TELEPHONE PEDESTAL

EX UTILITY POLE ANCHOR

EX FIBER OPTIC PEDESTAL

EX SIGN

EX SANITARY SEWER MANHOLE

PROPOSED INTERMEDIATE CONTOUR (1')

EX WATER METER

EX LIGHT POLE

PROPOSED BREAKLINE








EXISTING FENCE LINE

PROPOSED CONCRETE PAVING

0 15 30 60

SCALE: 1" = 30'

PROPOSED LIGHT DUTY ASPHALT PAVING

PROPOSED PARKING LOT LIGHTING

PROPOSED BUILDING

FOUND PIPE

SET IRON PIN

STREET/DRIVE OPEN CUT

% INTERIOR GREENSPACE ACTUAL - 6.22%

% INTERIOR GREENSPACE REQUIRED - 5.0% MIN

GROSS PARKING AREA - 33,982 SF

INTERIOR GREENSPACE - 2,114 SF

GREENSPACE INTERIOR TO PARKING:

ACTUAL GREENSPACE - 15.24%

GREENSPACE REQUIRED - 15% MIN

LOT AREA - 75,752 SF

TOTAL GREEN SPACE - 11,544 SF

GREENSPACE

ACTUAL LOT COVERAGE - 84.90%

LOT COVERAGE ALLOWED - 85% MAX


IMPERVIOUS AREA - 64,317 SF

MAX. LOT COVERAGE:

ACTUAL FAR RATIO - .2440

FAR RATIO ALLOWED - 0.60 MAX


BUILDING AREA - 18,480 SF

FLOOR TO AREA RATIO (FAR):

MEDICAL OFFICES/RETAIL

PROPOSED BUILDING USE:

C-2

CURRENT ZONING:

PROPOSED TREE

EXISTING TREE

PROPOSED CONCRETE SIDEWALK

1- F.D.C.INSTALL

1 - 1" CHLORINATION TAP

1 - 8" R.S.G.V.

1 - 8" X 8" TAPPING SLEEVE

INSTALL

N.T.S.

PAVEMENT SECTION

TYPICAL PARKING LOT

3" HMAC SURFACE COARSE

6" AGGREGATE BASE

MIN. CBR-10(8" MIN.)

COMPACTED SUBGRADE

B CONCRETE PAVEMENT

N.T.S.

PAVEMENT SECTION

TYPICAL CONCRETE

Min. CBR-10(8" min.)

Compacted Subgrade

6" Concrete

4" Aggregate Base

A

A

A

A

A

A

B

PROPOSED UGEPROPOSED UGE

WOODEN PRIVACY FENCEEXISTING 6' TALL

A ASPHALT PAVEMENT

1

1

1

1

1

1

1

1

WOODEN PRIVACY FENCEDUMPSTER PAD 6' TALL

WOODEN PRIVACY FENCEPROPOSED 6' TALL

WOODEN PRIVACY FENCEPROPOSED 6' TALL

SHARED ACCESS EASEMENT40' X 40'

SHARED ACCESS EASEMENT40' X 40'

EASEMENT24' ACCESS

24.00

EASEMENT24' ACCESS

24.00

(NO BLOCKING BEHIND CAP)1- DEAD MAN THRUST BLOCKING1- 8" CAP1- 8" GATE VALVE1- STD. F.H.A.INSTALL

COVER)(PROVIDE MIN. 36"WATER LINE EXTENSIONDRIVE FOR FUTURE16" SLEEVE UNDER

1- 8" 45° BENDINSTALL

40.0

0

40.0

0

40.00

40.00

INSTALL HANDRAIL

WHITE TEXT THAT READS "FIRE LANE - NO PARKING"

PAINT RED STRIPE ON PAVEMENT. STENCIL 4"

NOTE:

2

2

1

11

1

1

1

1

1 1

LIGHTING PLAN

PARKING LOT

MEP PLAN FOR

SEE ARCHITECTURAL

REQUEST OF 16 SPACES

PARKING REDUCTION

35'

S.B.

30' S.B.

15R

10' U.E. & B.L.

10' U.E. & B.L.

10' U.E.

10' S.B.

25' S.

B.

8' S.B.

8' S.B.

8'S.B.

20' S.B.

10' S.B.

10' S.B.

50'B.L.

30'B.L.

EXISTING ELECTRIC EASEMENT PER PLAT

20'

S.

B.

10'

U.E.

10'

U.E.

10' S.B.

14.01'

AC

CE

SS

ES

MT

(80' R.O.W.)

PR

OG

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SS A

VE

NU

E

35'

S.B.

S.B.

35'

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STATEOF

ARKANSAS


ENGINEER

No. 7731

RO

N

ALD HOME

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this document was

authorized by

Ronald Homeyer

P.E. 7731 on

(479)524-9956 Phone or (479)524-4747 Fax




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1 PER CITY COMMENTS 03-25-16

RDH

03/01/16




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11 Spaces

10 Spaces

15

Spaces

Recycle

&

Dumpster

F.F.E. - 1172.00

(18,480 sq. ft.)


13 Spaces

12 Spaces

12 Spaces

Drive

Thru

Lane

10 Spaces

S

0

+00

1+00

2

+009

Spaces

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0 10 20 40

SCALE: 1" = 20'

79.0

3

2.37

14.0

0

51.44

200.7

1

15.50

136.0

0

29.0

0

24.50

18.00

25.00

15.50

15.50

95.0

0

15.47

142.33

5.33

149.33

12.1

72.5

0

R

23.00

2.5

0

R

10.00

28.00

20.0

020.0

0

27.50

20.0

0

25.53

6.84

6.0

0

188.0

0

280.39

6.0

0

6.50

12.5

0

R

66.0

0

280.00

2.97

71.0

0

16.00

7.5

0

R

5.00

8.00

20.0

0

1.47

4.0

0

7.5

0

R

14.0

0

1.47

7.5

0

R

2.5

0

R

2.5

0

R

20.0

0

10.00

101.00

24.00

10.00

23.00

2.5

0

R

14.0

0

2.5

0

R

2.5

0

R

2.5

0

R

21.0

021.0

0

23.00

2.5

0

R

2.5

0

R

18.00

6.0

0

10.00

121.00 14.0

0 4.0

0

2.002.5

0

R

7.5

0

R

7.5

0

R

2.5

0

R 2.00

66.47

9.0

0

18.00

12.0

0

2.5

0

R

7.5

0

R

21.14

8.00

5.00

20.0

0

38.50

12.17

15.50

40.2

0

18.3

0

21.5

015.5

0

20.0

020.0

0

20.0

0

100.5

0

17.5

0

98.00

3.5

4

17

5.0

0

11.14

17.0

0

17.0

0

10.00

2.50

R

9.0

0

LEGEND




FOUND IRON PIN

EX WATER VALVE




EX ELECTRIC BOX




EX SIGN



EX WATER METER

EX LIGHT POLE

PROPOSED BREAKLINE

EXISTING FENCE LINE




PROPOSED BUILDING

FOUND PIPE

SET IRON PIN

STREET/DRIVE OPEN CUT

PROPOSED TREE

EXISTING TREE


7.5

0

R

FOR BUILDING DIMENSIONS

SEE ARCHITECTUAL PLANS

NOTE:

16.4827.12

5.0

0

35.0

0

5.0

0

10.50

10.55

0.50

0.50

24.5

0

R

24.5

0

R27.5

0

R

2.50R

2.5

0

R

2.50

R 7.5

0

R

10.5

0

27.5

0

R

5.00

42.6

70.6

7R

0.6

7

R

25.00

18.5

0

1.33

15R

(80' R.O.W.)

PR

OG

RE

SS A

VE

NU

E

1163

1164

1164

1165

1165

1165

1165

1166

1166

1166

1166

1166

1167

1167

1167

1168

1168

1168

1169

1169

1169

1169

1169

1170

1170

1170

1170

1170

1171

1171

1171

1171

1171

1172

1172

1172

1172

1172

1172 1173

1173

1173

1173

11741175

1176

1177

1177

1178

1179

1165

1166

1167

1168

1170

1169

1171

1172

STATEOF

ARKANSAS


ENGINEER

No. 7731

RO

N

ALD HOME

Y

ER


this document was

authorized by

Ronald Homeyer

P.E. 7731 on

(479)524-9956 Phone or (479)524-4747 Fax




RE

F.FIL

E:

1519 al.dgn

VIE

W:

PF:

SCALE: 1"=20' H

1519

DRAWN BY

JTM

JOB NUMBER



DATE

SHEET NO.

OF

RDH

1"= --' V

RDH

74 MARCH 2016


RDH

03/01/16






LYKINS LEASING LLC

GRADING PLAN

3/25/2016 2:5

8:2

7

PM

DA

TE:

15

19-04-

Gradin

g Pla

n.d

gn

FIL

E:

--.--

--.--

March 01, 2016

G

TP

CB

E

WM

S

PER CITY COMMENTS 2

RDH 04-04-16

11 Spaces

10 Spaces

15

Spaces

Recycle

&

Dumpster

F.F.E. - 1172.00

(18,480 sq. ft.)


13 Spaces

12 Spaces

12 Spaces

Drive

Thru

Lane

10 Spaces

9

Spaces

1163

1164

1165

1165

1166

1166

1166

1167

1167

1167

1167

11671167

1167

1168

1168

1168

1168

1169

1169

1169

1169

1170

1170

1170

1171 1171

1171

1171

1171

1171

1171

1172

1172

1172

1172

1172

1173








0 10 20 40

SCALE: 1" = 20'

PROP. TOP OF CURB/SIDEWALK SPOT ELEVATION (+1100)

PROP. TOP OF GRADE SPOT ELEVATION (+1100)

1.00%

3.6

5%

1.7

3%

4.3

3%

1.00%

2.00%0.00%

0.00%

1.0

0%

3.1

6%

3.1

6%

5.3

3%

0.60%0.60%

0.60%

1.0

0%

1.0

0%

1.00%

3.6

5%

4.3

1%

4.7

1%

4.8

7%

4.8

6%

4.8

2%

4.8

2%

4.8

2%

4.8

7%

4.8

7%

4.0

0%

4.4

3%

2.81%

4.1

4%

2.0

0%

1.00%

1.00%

2.0

0%

5.00%

7.3

9%

9.21%

2.0

0%

3.13%

8.8

0%

2.00%

2.00%

4.24%

3.6

5%

0.5

0%

4.78%

5.00%

5.00%

5.00%

65.07

67.61

67.95

71.38 71.88

71.88

71.4870.98

71.54

72.00

71.88

71.54

68.94 68.90

68.5068.54

71.88 71.38

70.9871.48

2.0

0%

2.0

0%

6.71%

68.25 +/-EXISTINGMATCH

65.83 +/-EXISTINGMATCH

N.T.S.

PAVEMENT SECTION

TYPICAL PARKING LOT

3" HMAC SURFACE COARSE

6" AGGREGATE BASE

MIN. CBR-10(8" MIN.)

COMPACTED SUBGRADE

A LIGHT DUTY ASPHALT PAVEMENT

B CONCRETE PAVEMENT

N.T.S.

PAVEMENT SECTION

TYPICAL CONCRETE

Min. CBR-10(8" min.)

Compacted Subgrade

6" Concrete

4" Aggregate Base

A

B

A

A

A

A

A

A

A

LEGEND




FOUND IRON PIN

EX WATER VALVE




EX ELECTRIC BOX




EX SIGN



EX WATER METER

EX LIGHT POLE

PROPOSED BREAKLINE

EXISTING FENCE LINE




PROPOSED BUILDING

FOUND PIPE

SET IRON PIN

PROPOSED TREE

EXISTING TREE


2.0

0%2.0

0%

2.0

0%

2.0

0%

1.6

6%

3.6

5%

2.00%0.36%

2.0

%

2.0

%

2.0

%

2.0

%7.1

9%

7.1

9%

7.1

9%

1.1

8%

1.1

8%

1.1

8%

1.1

8%

1.1

8%

1.1

8%

1.1

8%

1.1

8%

1.1

8%

2.00%

0.96%0.88%

2.00%

63.56

2.00%

64.93

1.1

6%

65.93

2.13%

65.27

1.1

6%

5.00%1.42%

70.50

TOP WALL

END

67.00

TOP WALL

END68.50

TOP WALL

70.50

TOP WALL

71.00

TOP WALL

64.06

62.41

62.74

64.06

64.18

65.8965.56

65.78

67.17

67.29

68.11

68.29

68.28

68.43

67.56

67.48

67.73

67.74

71.15

70.38

70.48

65.92

72.00

71.88

71.64

72.00

72.00

71.88 71.88

71.97

71.88

71.0671.05

70.9270.93

67.90

69.81

69.14

67.84

69.79

68.98

69.9169.89

69.01 68.95

68.0067.92

70.90

70.24

70.98

70.11

70.97

70.13

71.9371.71

70.53

70.36

69.05

69.11 68.83

71.88

71.88

72.21

71.90

71.11

71.24

71.53

71.69

72.00

70.94

69.04

71.88

71.97

70.98

71.60

68.17

70.42

70.24

70.98

70.03

70.92

70.02

70.86

70.18

71.88

71.88 71.88

67.0666.99

67.31 67.25

63.41

63.60

63.42

63.53

62.86

63.0863.20

62.53

71.18

73.06

67.11

71.23

64.41

64.40

70.99

70.89

64.42

64.52

68.73

68.83

66.57

66.67

70.73

70.83

70.65

71.38

71.50

71.77

71.03

71.77

71.73

71.73

71.17 71.13

65.41

65.62

67.17

67.54

15R

(80' R.O.W.)

PR

OG

RE

SS A

VE

NU

E

FL - 1162.91

T-RIM - 1173.41

24" RCPFL - 1164.88

T-RIM - 1172.04

24" RCP

S

1163

1164

1164

1165

1165

1165

1165

1166

1166

1166

1166

1166

1167

1167

1167

1168

1168

1168

1169

1169

1169

1169

1169

1170

1170

1170

1170

1170

1171

1171

1171

1171

1171

1172

1172

1172

1172

1172

1172 1173

1173

1173

1173

11741175

1176

1177

1177

1178

1179

FL OUT - 1160.32

T-RIM - 1167.12

42" RCP OUT

30" RCP IN

FL - 1160.62

T-RIM - 1164.70

CURB INLET

FL - 1159.51

T-RIM - 1164.70

CURB INLET

FL - 1156.75

T-RIM - 1165.16

36" RCP

FL - 1156.93

T-RIM - 1163.09

36" RCP

1165

1166

1167

1168

1170

1169

1171

1172

STATEOF

ARKANSAS


ENGINEER

No. 7731

RO

N

ALD HOME

Y

ER


this document was

authorized by

Ronald Homeyer

P.E. 7731 on

27

28

378.60

S87°28'45"E

199.6

5

N02°

28'19"E

186.5

3

N02°

33'0

0"E

254.58

N87°19'59"W

186.8

1

S02°

29'2

0"

W

124.61

N87°23'50"W

200.1

9

S02°

21'4

1"

W

254.38

N87°23'50"W

F.F.E. - 1172.00

(18,480 sq. ft.)


E

E

E

E

CB

ETP

CB

TP

TP

TP

S

SRRS

WM

TP

WME

WMWMWMWM

TP

SRRS WM

IE(E) 8" OUT - 1155.5

IE(N) 8" IN - 1155.6

T-RIM - 1166.79

SSMH # 1

(479)524-9956 Phone or (479)524-4747 Fax




RE

F.FIL

E:

1519 al.dgn

VIE

W:

PF:

SCALE: 1"=20' H

1519

DRAWN BY

JTM

JOB NUMBER



DATE

SHEET NO.

OF

RDH

1"= --' V

RDH

77


RDH

03/01/16

G

TP

CB

E

WM

S





LYKINS LEASING LLC

March 01 , 2016

3/25/2016 3:2

2:4

9

PM

DA

TE:

15

19-07-

Erosio

n

Control Pla

n.d

gn

FIL

E:

DEMOLITION PLAN

&

than 14 days consecutively.

as the grass is established and the potential for erosion is eliminated. No ground shall be left bare for more

grass seed. Contractor shall be responsible for watering and maintaining the seeded areas until such time

imum of 4" thick) shall be placed over the seed to prevent erosion and promote the germination of the

shall be graded smooth, grass seed shall be spread and a protective mulch cover of wheat straw (a min-

All portions of the site which have the vegetative cover removed as a result of the project construction

NOTE:


MARCH 2016

SEDIMENT AND EROSION CONTROL PLAN

2 PER CITY COMMENTS

RDH 04-04-16








LEGEND

0 10 20 40

SCALE: 1" = 20'




FOUND IRON PIN

EX WATER VALVE




EX ELECTRIC BOX




EX SIGN



EX WATER METER

EX LIGHT POLE

PROPOSED BREAKLINE

EXISTING FENCE LINE


FOUND PIPE

SET NAIL

SET IRON PIN

EXISTING TREE

INSTALL STRAW WATTLES

WASH AREA

CONCRETE

PROPOSED

(SEE DETAIL THIS SHEET)

INSTALL CONSTRUCTION ENTRANCE

EROSION CONTROL (TYP.)

INSTALL STRAW WATTLE









EX FLOW DIRECTION ARROW



PROPOSED BUILDING


EXISTING BOX.

PLACE COMPACTED BACKFILL AROUND

SEAL ALL JOINTS IN JUNCTION BOX.

NOTE:

FOR NEW GRATE INLET TOP DETAILS.

INLET LID. SEE SITE PLAN

DEMO TOP OF EXISTING CURB

NOTE:

FOR NEW JNCT BOX TOP DETAILS.

INLET LID. SEE SITE PLAN

DEMO TOP OF EXISTING CURB

NOTE:

ALL EROSION CONTROL DETAILS.

SEE DETAIL SHEET 4 OF 4 FOR

NOTE:

THE TREE DRIP LINE)

(PROTECTION SHALL EXTEND TO

PRESERVE/PROTECT EXISTING TREE

THE TREE DRIP LINE)

(PROTECTION SHALL EXTEND TO

PRESERVE/PROTECT EXISTING TREE

PROPOSED STRAW WATTLES/SILT FENCE

(SEE DETAIL PAGE 1 OF 1)

BAGS AT INLET ENTRANCE

IF BOX IS AN INLET BOX, INSTALL SAND

UNTIL TOP IS CONSTRUCTED AT WHICH TIME,

INSTALL SILT FENCE AROUND STORM BOX





















Site – Looking West

A

A-1

C-2

A-1

A-1

HWY 412 E

C-2

A-1

A-1A-1

C-2

C-2

E MAIN ST-2

C-2

R-2

C-2

R-2

R-2

C-1C-1

ROW

R-2

R-2

C-2

R-2

C-2

C-2

C-2

C1-A

R-2 C-2

R-2

C-2C-2C-2 C-2

R-2

C-2C-2

R-

C-1A

C-2

C-2

C-2C-2

C-2

C-2

C-2

C-2

C-2

R-2

C-2C-2

R-2

C-2

A-1C-2

ROW

C-1

ROW

C-2

RAVENWOOD PLAZA

A-1

ROW

C-2

R-2

R-2

R-2

R-2

R-2 R-2R-2

C-2

A-1

R-2

C-2

R-2R-2

R-3

R-2

RAV

EN

WO

OD

BLV

D

R-2

R-2

R-2

R-2

R-2

R-2

R-2

R-2R-2

R-2

R-3

R-2R-2

R-3

R-2

R-2

R-2

R-3

R-2

R-2R-2

R-2

-2

-2R-2

R-2R-2

R-2

R-2R-2

R-2

R-2

R-2

R-2

R-2

R-2

R-2

R-2

R-2

R-3

R-2 R-2

R-2

R-2

R-3R-3

-2

R-3

R-2

-2

2R-2

R-2R-2

R-2R-2

R-2

R-2R-2

R-2R-2

R-2

R-3

R-2

R-3R-3R-3

R 4R 4

R-3

ROW

R-2

SILOAM SPRINGS

Significant Development Permit SD 16-01 ´

0 0.085 0.170.0425 Miles

GENERAL AREA MAP

£¤412

¬«16

HW

Y 16

E HWY 412

KECK RD

N H

ICO

S E

LM S

T

S L

INC

OLN

ST

AIR

PO

RT

RD

S STATE

LINE R

D

OLD HWY 68

S C

AR

L S

T

DAW

N

RIVER VALLEY RD

N L

INC

OLN

E MAIN ST

STE

PH

E

WAYNE TRL

RU

SS

ELL

RD

S M

T O

L IV

E S

T

N D

OG

WO

OD

ST

N C

AR

L S

T

S H

ICO

ST

E TAHLEQUAH ST

CLARK RD

COUNTRY LN

S H

SILOAM SPRINGS

0 1.5 30.75 Miles

Subject Property

PRO

GR

ESS

AVE

Wal- Mart

city of siloam springs planning commission

Documents