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HomeMy WebLinkAbout1997-11-26 - Minutes• • MINUTES OF A MEETING OF THE SUBDIVISION COMMITTEE A regular meeting of the Fayetteville Subdivision Committee was held on November 26, 1997, at 8:30 a.m. in Room 111 of the City Administration Building located at 113 W. Mountain Street, Fayetteville, Arkansas. ITEMS REVIEWED: ACTION TAKEN 1. LS 97-34.00: Bryan Walker Approved 2. LSD 97-23.00: Superior Car Wash Tabled 3. LSD 97-24.00: Arkansas Book Services Approved MEMBERS PRESENT: Bob Reynolds, Phyllis Johnson, and Conrad Odom STAFF PRESENT: Alett Little, Jim Beavers, Dawn Warrick, Chuck Rutherford, and Heather Woodruff. LS 97-34.00: LOT SPLIT (BRYAN WALKER III) BRYAN WALKER- 1954 SOUTH SCHOOL AVE. The lot split was submitted by Glenn Carter of Carter Engineering on behalf of Bryan Walker III for property located at 1954 South School Ave. The property is zoned C-1, Neighborhood Commercial and C-2, Thoroughfare Commercial, and contains approximately 1.25 acres. This is the second lot split request. Findings: This property is located at the southeast corner of S. School Ave. and 19th Street. There is a house located on the proposed tract 2. A shared access has been provided for these commercial tracts. Sewer is not available to this property. At the time of development, it will be the developer's responsibility to provide for a connection to sewer service. Recommendation: Consideration of this project based on staff findings. If the Subdivision Committee chooses to approve this project, staff recommends the following conditions of approval: Conditions of Approval 1. Plat Review and Subdivision comments (to include written staff comments provided to the applicant or his representative, and all comments from utility representatives - AR Western Gas, SWBT, Ozarks, SWEPCO, TCA Cable) 2. All improvements shall comply with City's current requirements. • 3. Staff approval of final detailed plans, specifications and calculations (where applicable) for grading, drainage, water, sewer, fire protection, streets (public and private), sidewalks, 3;it • Subdivision Meeting November 26. 1997 Page 2 parking lot(s) and tree preservation. The information submitted for the plat review process was reviewed for general concept only. All public improvements are subject to additional review and approval 4. Sidewalk construction in accordance with current standards to include a minimum 6' sidewalk with a minimum 10' greenspace along S. School Ave. and a minimum 6' sidewalk with a minimum 6' greenspace along 19th Street. Sidewalks shall be installed at the time of development of each lot. Large Scale Development approval is required prior to the development of either of these lots. These lots are also subject to Commercial Design Standards and the underground utility ordinance if developed commercially. 6. Improvements to 19th Street and S. School Ave. will be assessed and required at the time of development. 7. The access for the structure currently located on tract 2 shall be relocated to the shared access which has been provided off of 19th Street. 8. One joint sign will be allowed for both properties. Ms Little noted the property had been rezoned within the past two to three years. The individual tracts would be subject to the large scale development process. Mr. Beavers stated no sewer was available to site currently. A note needed to be added to the plat stating the sewer extension was at the developer's expense. He would save all other comments for the large scale development. Mr. Rutherford stated sidewalks along School Street and 19th Street would be required on Tracts 1 and 2 at the time of development. Mr. Reynolds felt the sidewalks should be required with the lot split. He did not believe the property to the east would ever develop (believing the owner was only selling the frontage off the property.) Mr. Rutherford replied sidewalks had been required on lot splits in the past where no future development was expected. Ms. Little noted the staff was expecting the property to be redeveloped, even though, the frontage property was being split off. She noted the cross access would be provided for Large Scale Development. • Subdivision Meeting November 26, 1997 Page 3 • • In response to questions from Ms. Johnson, Ms. Little stated 19th Street was expected to be extended. She asked if the Commissioners wanted the sidewalks now or at the time of development. Ms. Johnson questioned the cost of the sidewalk along Tract 2. Ms. Little estimated the cost to be $8,460 for the sidewalk along Tract 2. Mr. Rutherford added the existing asphalt sidewalk along the highway would have to be removed. A 10' greenspace with a 6' sidewalk could then be constructed within the right-of-way. He felt the sidewalk could be constructed when the property developed commercially. If the sidewalk were constructed now, it might be removed when the street was widened and improved. Ms. Johnson suggested requiring the installation of the sidewalks as each lot developed. Ms. Little stated there were no further requirements for the lot split, however, there would be additional requirements for each lot when the Targe scale development was brought in. She noted Tract 2 did not have any signage on School Street. She suggested requiring a joint signage. Ms. Johnson felt a joint sign would make Tract 2 more marketable. Mr. Carter agreed a joint sign would be more appropriate for Tract 2. Ms. Little added to the conditions of approval, joint sign required for both tracts of land. MOTION Mr. Odom moved to approve the lot split subject to all staff comments including one shared sign. Ms. Johnson seconded the motion. The motion carried 3-0-0. 33° • Subdivision Meeting November 26, 1997 Page 4 LSD 97 23.00: LARGE SCALE DEVELOPMENT (SUPERIOR CAR WASH) GINGER CONSTRUCTION- S. OF HUNTSVILLE RD. & E OF CROSSOVER RD. The large scale development was submitted by Glenn Carter of Carter Engineering on behalf of Ginger Construction, Inc. for property located south of Huntsville Road and east of Crossover Road. The property is zoned C-2, Thoroughfare Commercial and contains approximately 1.24 acres. Findings: The access to this property is via an existing curb cut to Huntsville Road which will be shared by the existing development at Watson's Grocery and the car wash. Recommendation: Consideration of this project based on staff findings. If the Subdivision Committee chooses to approve this project, staff recommends the following conditions of approval: Conditions of Approval • 1. Plat Review and Subdivision comments (to include written staff comments mailed to the applicant or his representative, and all comments from utility representatives - AR Western Gas, SWBT, Ozarks, SWEPCO, TCA Cable) • 2. All improvements shall comply with City's current requirements. 3. Staff approval of final detailed plans, specifications and calculations (where applicable) for grading, drainage, water, sewer, fire protection, streets (public and private), sidewalks, parking lot(s) and tree preservation. The information submitted for the plat review process was reviewed for general concept only All public improvements are subject to additional review and approval. 4. Sidewalk construction in accordance with current standards to include a 6' sidewalk and a minimum 10' greenspace. 5. Right of way dedication in accordance with the Master Street Plan and as shown on plat. 6. PC to resolve issue of requested waive of the requirement for all utility lines to be placed underground (letter provided). PC determination of compliance with Commercial Design Standards. Location and nature of signage to be determined by Planning Commission. 8. A flood plain development permit is required prior to any development on this site. 33\ Subdivision Meeting November 26, 1997 Page 5 9. Large Scale Development approval to be valid for one calendar year. 10. Prior to the issuance of a building permit the following is required: a. Grading and drainage permits b. Separate easement plat for this project c. Completion of all required improvements or the placement of a surety with the City (letter of credit, bond, escrow) as required by §159.34 "Guarantees in Lieu of Installed Improvements" to guarantee all incomplete improvements. Further, all improvements necessary to serve the site and protect public safety must be completed, not just guaranteed, prior to the issuance of a Certificate of Occupancy. Ms. Little explained the carwash would be located adjacent to the Watson Shopping Center. There would be no new curb cuts along Hwy 16/Huntsville Road; an existing curbcut would be used. This site was located east of Watson. She noted there was a creek between the two properties. Additional right-of-way had been requested. The applicant was requesting a wavier from the underground utilities ordinance. Mr. Glen Carter, representative, stated there were existing 72 KV overhead lines on the property. Ms. Little questioned if the 72 KV line could be considered an automatic exemption, noting the ordinance exempted lines over 34.5 KV. Mr. Carter added Ozark Electric had stated there were no other portions of the line underground. Mr. Reynolds requested a letter from Ozark Electric explaining the wattage of the line and why the line could not be placed underground. He wanted the item brought before the full Planning Commission. Mr. Rutherford stated a convenient connection needed to be made to the existing sidewalk. He suggested adding a note on the plat stating sidewalks would be reviewed at the time of construction. Mr. Reynolds noted this was the last piece of property before the creek. The sidewalk needed to be connected. Ms. Little asked if the sidewalk would have to be constructed across the existing driveway. Mr. Rutherford stated if the drive was existing and did not require removal for any other reason, then the sidewalk did not have to be continuous through the drive. If the drive was going to be reconstructed, then the sidewalk would have to be continuous through the drive. • Subdivision Meeting November 26, 1997 Page 6 In response to questions from the Commissioners, Mr. Carter stated they would be using the existing entry drive to the east of the traffic light. Ms. Little added the staff had not allowed any new curbcut along the highway because of the location of the bridge. However, there was nothing prohibiting people from using the entrance at the traffic light for access to the carwash. Mr. Carter noted an access easement had been granted during the lot split process. In response to questions from Mr. Reynolds, Mr. Carter stated the sewer line was located on the east side of the property. The water would be tapped across the highway. They would have to bore under the highway for service. In response to questions from Ms. Johnson, Ms. Little explained no access had been provided to the east because of the single family residence on the property (which was zoned R-1). Mr. Carter added there was also a 6' grade difference between the two properties. • Ms. Johnson felt additional cross access needed to considered. She believed this intersection • would be more significant in the future with the increase in traffic. Ms. Little asked Mr. Carter to provide cross access to the east by paving to the property line. In response to questions from Mr. Reynolds, she added the development would have to be elevated out of the flood plain. In response to questions from Mr. Reynolds, Mr. Beavers stated the final drainage report would determine if the creek needed to rip rapped or planted with vegetation. Mr. Carter noted all of the water on the paved surface would be contained by a curb and diverted to the rip rapped surface. He noted the existing slope was stable. The problem would be directing the drainage onto the rip rapped area. He added a guard rail would be installed on the south and west sides of the property. Ms. Little stated Commercial Design Standards applied to this development. Additional elevations had been provided. She asked Mr. Carter what material would be used for the building: Mr. Carter replied the building was constructed with beige split block, which was a rough textured concrete block. Mr. Reynold asked the color of the awnings. 333 • Subdivision Meeting November 26, 1997 Page 7 • • Mr. Carter replied the awning were made of a maroon vinyl which would be back lit. The awnings would be 4' high and 16' wide. The signage on the awnings would be black. Ms. Johnson cautioned the back lit awnings might make the signage look garish. Mr. Reynolds noted the drawings were inconsistent with each other. In response to comments from the Commissioners, Mr. Carter stated there would be six bays and two automatic carwashes. Ms. Little noted the drawings presented were used for the carwash on Joyce Street. The proposed carwash would have one more bay than the one located on Joyce Street. The two designs were essentially the same. Ms. Johnson noted the split block wall was approximately 12'X32' for the automatic stalls, the bays would be 12'X16'. The east wall would be 32' wide. Ms. Little questioned the height of the building and its clearance. Mr. Carter replied the height of the building would be 12'. Mr. Reynolds stated revisions needed to be made to correct the inconsistences. The illustrations needed the reflect the finished product. He referred the item to the next Subdivision meeting. In response to questions from Mr. Carter, Ms. Johnson replied it was her opinion that the landscaping could have an impact on the building, however she did not know what the rest of the commission would say. Mr. Carter noted this was a simple structure which required a box -like configuration. Ms. Johnson noted this was the first time the Commercial Design Standards would be applied to this type of building. This would be setting a standard. She suggested additional vegetation and a monument sign. The item was table to the next Subdivision meeting. 33`i • Subdivision Meeting November 26, 1997 Page 8 LSD 97-24.00: LARGE SCALE DEVELOPMENT (ARKANSAS BOOK SERVICES) ARCHITECTURAL CONSTRUCTION- W. OF SHILOH DR. & N. OF POINT WEST ST The large scale development was submitted by Brian Moore of Engineering Services, Inc. and by Architectural Construction, Inc. on behalf of Arkansas Book Services for property located west of Shiloh Drive and north of Point West Street. The property is zoned I-1, Heavy Commercial - Light Industrial and contains approximately 7.41 acres. Findings: This project will be an additional structure to serve Arkansas Book Services which is located adjacent to company's two existing facilities. The proposed structure would add 137,491 square feet of warehouse space in three phases of construction. Recommendation: Consideration of this project based on staff findings. If the Subdivision Committee chooses to approve this project, staff recommends the following conditions of approval: Conditions of Approval • 1. Plat Review and Subdivision comments (to include written staff comments mailed to the applicant or his representative, and all comments from utility representatives - AR Western Gas, SWBT, Ozarks, SWEPCO, TCA Cable) 2. All improvements shall comply with City's current requirements. 3. Staff approval of final detailed plans, specifications and calculations (where applicable) for grading, drainage, water, sewer, fire protection, streets (public and private), sidewalks, parking lot(s) and tree preservation. The information submitted for the plat review process was reviewed for general concept only. All public improvements are subject to additional review and approval 4. Sidewalk construction in accordance with current standards to include a minimum 6' sidewalk with a minimum 10' greenspace along Shiloh Drive and a minimum 6' sidewalk with a minimum 6' greenspace along Point West Drive. 5. Right of way dedication in accordance with the Master Street Plan and as shown on plat - additional right of way may be dedicated in order to locate the sidewalk on Point West Drive totally in the public way. • 6. As noted on the plat - "There will be no freestanding sign on this property." • Subdivision Meeting November 26, 1997 Page 9 • • 7. Screening required between this site and the residential property to the west - this screening is subject to approval by the City's Landscape Administrator. 8. All large trees shall be located a minimum of 10' from any existing underground utility lines. 9. Large Scale Development approval to be valid for one calendar year. This approval period applies to all proposed phases which are approved at this time. Prior to the issuance of a building permit the following is required: a. Grading and drainage permits b. Separate easement plat for this project c. Completion of all required improvements or the placement of a surety with the City (letter of credit, bond, escrow) as required by §159.34 "Guarantees in Lieu of Installed Improvements" to guarantee all incomplete improvements. Further, all improvements necessary to serve the site and protect public safety must be completed, not just guaranteed, prior to the issuance of a Certificate of Occupancy. d. Flood plain development permit. Ms Little noted this item could be approved at the Subdivision level. She noted the applicant had revised the plan a number of times. The staff had no significant comments. A right-of-way dedication had been requested. The applicant had voluntary offered no free standing sign on this property. Screening was required between this property and the residential development to the west. Mr. Beavers asked if the 25' grading line was 25' from the new right-of-way or the existing right- of-way. Mr. Moore thought the line was from the new right-of-way. Mr. Beavers felt there would be a need for an additional drainage easement at the northwest corner. Ms. Warrick noted the drainage easement would need to be shown on the easement plat prior to a building permit being issued. Mr. Beavers added the manhole on the north side was too close to the building. There needed to be room for a 1:1 trench with room to work. He noted the existing sewer line could not be used as their service line. There would not be enough flow in the existing 8" service line. In response to comments from the Commissioners, Moore stated most of the mechanical 33b • Subdivision Meeting November 26, 1997 Page 10 equipment would be on the ground. There would be fans located on the side facing the adjacent Arkansas Book Service building. In response to questions from Ms. Johnson, Ms. Warrick explained the building's foot print stepped back and was not on one plain. In response to questions from Commissioners, Mr. Moore stated the doors would be covered with small porticos, most of the windows were real. The fans would be covered with shutters. He noted some of the windows on the north and south sides would be shuttered fans or louvers for ventilation. Ms. Little stated industrial buildings were subject to site standards. She felt the developer had done more than what had been required to do. She noted the building was 137,000 square feet. A condition had been placed on the building that all three phase must be constructed within one. year. If they were not completed, then the other phases would be resubmitted and reviewed again. She noted two sidewalks were being installed. Mr. Beavers requested all of the site work to be completed in the first phase. Ms. Warrick added the Landscape Administrator had approved the landscape plan. Ms. Johnson questioned the number of curbcuts. Ms. Little explained there were three curbcuts along Shiloh. The first one was for access to parking, drainage, and the dumpster. The second entry was for the loading area. She noted the site coverage was only 75%. Ms. Johnson asked if the site would have very heavy traffic. Ms. Little replied if the building were changed to a manufacturing use, then there would be shift traffic. Which would create short burst of traffic. Mr. Moore noted the site was actually three lots. If each lot had been developed separately, then there would have been more curbcuts. He noted there was no access to Point West because of the retaining wall. Mr. Beavers stated a rail would be required on the retaining wall. Mr. Conklin stated FEMA and the Corps of Engineers were going to have new flood plain information for the area in a month. The future phases would be subject to the new flood information. • • Subdivision Meeting November 26, 1997 Page 11 Mr. Beavers stated he was not going to review the grading plan until the Core Data was received. He was going to use the new data. Mr. Conklin stated he had been advising Engineers that the new data was available and needed to be considered when designing their projects. Technically. the data needed to be adopted by the City Council before it was official. Mr. Rutherford noted a sidewalk connection was not shown to the bridge The connection needed to be made. The bridge would have to meet ADA Standards or be improved to meet them. MOTION Ms. Johnson moved to approve the item subject to the staff comments. Mr. Odom seconded the motion. The motion carried by a vote of 3-0-0. 331