HomeMy WebLinkAbout1997-12-31 - Minutes•
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MINUTES OF A MEETING OF
TECHNICAL PLAT REVIEW
A meeting of the Technical Plat Review Committee was held on Wednesday December 31,
1997 at 9:00 a.m. in room 111 of the City Administration Building, 113 W. Mountain,
Fayetteville, Arkansas.
UTILITY REPRESENTATIVES PRESENT: Dennis Burrack, Johnny Boles, Mike Phipps,
Kevin Lefler.
STAFF PRESENT: Alett Little, Tim Conklin, Jim Beavers, Chuck Rutherford, Mickey
Jackson, Beth Sandeen, Randy Allen, Dawn Warrick, and Heather Woodruff.
ITEM ACTION TAKEN
1. PLA 98-1.00: (James Gaddy) Approved
2. LS 98-2.00: (Edward Fedoskey) Approved
3. LSD 98-1.00: (HMT of Fayetteville) Fwd to Subdivision
PLA 98-1.00: PROPERTY LINE ADJUSTMENT (JAMES GADDY)
JAMES GADDY- N. OF HWY 45 & W. OF GULLEY ROAD
Property line adjustment was submitted by George Faucette Realty for property located north of
Hwy. 45 and west of Gulley Road. Washington County approved this property line adjustment
on 12/15/97. The property is within the City Growth Area One parent tract contains
approximately 17 04 acres and the second parent tract contains approximately 24.60 acres. The
proposed adjustment would increase one tract from approximately 17.04 acres to approximately
25.05 acres and decrease another tract from approximately 24.60 acres to approximately 16.60
acres.
No applicant representative was present.
The following comments were presented:
STAFF:
Ms. Warrick stated the lot split was not being requested at this time, pending County approval.
The property line adjustment would enlarge the northern most tract to 25 05 acres from
approximately 17 acres.
911 Coordinator -Jim Johnson -575-8380
Solid Waste Division- Cheryl Zotti-443-3400
Landscape Administrator- Beth Sandeen-575-8308
• Sidewalk and Trails Coordinator- Chuck Rutherford -575-8291
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Technical Plat Review
December 31, 1997
Page 2
Traffic -Perry Franklin- 575-8228
Parks -Nancy Dugwyler- 444-3472
Planning -Dawn Warrick -575-8262
Plat Information: A deed restriction was required to provide for future Master Street Plan street.
Copies of signed deeds were required to be stamped " approved for recordation" by Planning
Office prior to being filed with county.
Proposed & Existing Street rights of way and easements: Deed restriction for previous action
required prior to approval need file marked copy for file.
Fire- Mickey Jackson -575-8364
Engineering- Jim Beavers- 444-3418
UTILITIES
Ozark Electric Cooperatives- Mike Phipps- 521-2900
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Mr. Phipps stated there was existing overhead power line surrounding the property. He noted the
30' easement for the existing lines was not shown. He requested the easement be shown on the
plat.
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SW Bell- Andy Calloway -442-3170
Not present.
TCA Cable- Kevin Lefler- 521-7730
Mr. Lefler had no comment.
Arkansas Western Gas- Rick Evans- 521-1141
Mr. Johnny Boles had no comment.
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Technical Plat Review
December 31, 1997
Page 3
LS 98-2.00: LOT SPLIT (EDWARD FEDOSKEY)
EDWARD FEDOSKEY- 3849 NORTH SALEM ROAD
The lot split was submitted by Edward Fedosky for property located at 3849 North Salem Road.
The property is within the City Growth Area and contains approximately 57.5 acres. The
proposed split would create one tract of approximately 51 62 acres and one tract of
approximately 5.51 acres. This is the first lot split request.
The following comments were presented.
STAFF:
Ms. Warrick noted the lot split could be administratively approved.
911 Coordinator -Jim Johnson -575-8380
Solid Waste Division- Cheryl Zotti-443 3400
Landscape Administrator- Beth Sandeen-575-8308
Sidewalk and Trails Coordinator- Chuck Rutherford -575-8291
Sidewalks: No sidewalks required; outside City Limits.
Traffic -Perry Franklin- 575-8228
Parks -Nancy Dugwyler- 444-3472
Planning -Dawn Warrick -575-8262
Plat Information: Add flood plain reference to plat. On revised plat add legal description of
remainder tract (51.62 acres).
Fire- Mickey Jackson -575-8364
Engineering- Jim Beavers- 444-3418
Mr. Beaver stated the city's maps were not clear on the location of the water lines. 1 -le added the
water meter would be required to be located at the road. A private service line with a private
easement to the back lot would be required.
Mr. Fedosky stated they were going to use a well and not city water.
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Technical Plat Review
December 31, 1997
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UTILITIES
Ozark Electric Cooperatives- Mike Phipps- 521-2900
Mr. Phipps asked for the 10' utility easement and building setback to be increased from 10' to 20'.
He also requested a 20' easement around the property.
SW Bell- Andy Calloway -442-3170
No representative present.
TCA Cable- Kevin Lefler- 521-7730
Mr. Lefler requested the same easements as Ozark electric.
Arkansas Western Gas- Rick Evans- 521-1141
Mr. Boles had no comment.
Ms. Warrick instructed the applicant to contact Mr. Calloway with Southwestern Bell for specific
information about the telephone.
Mr. Conklin asked the applicant if he had conducted a perk test for the septic system.
Mr. Fedosky replied he had not tested the property, but all of the surrounding properties had
septic tanks.
Ms. Warrick added if the property did not perk, then the lot split would have to be reconfigured.
She requested a revised plat with 28 copies.
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• Technical Plat Review
December 31, 1997
Page 5
LSD 98-2.00: LARGE SCALE DEVELOPMENT (HMT OF FAYETTEVILLE)
HMT OF FAYETTEVILLE. LLC- 216 & 248 WEST DICKSON STREET.
The large scale development was submitted by Glenn Carter on behalf of HMT of Fayetteville
for property located at 216 and 248 West Dickson Street. The property is zoned C-3, Central
Commercial, and contains approximately 1.13 acres.
The following comments were presented:
Mr. Robert Sharp, Greg House, and Glen Carter represented the item.
STAFF:
911 Coordinator -Jim Johnson -575-8380
Solid Waste Division- Cheryl Zotti-443-3400
Container Location: Requested two, six cubic yard dumpsters placed along/fronting Thompson
Street. Need to show dumpster location on plat.
• Ms. Warrick added the dumpsters would need to be screened on three sides. Screening would
also be required on all utility and mechanical equipment (roof mounted and/or ground mounted).
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Landscape Administrator- Beth Sandeen-575-8308
Tree Preservation &/or Replacement: Trees onsite are insignificant; replacement canopy will
exceed; no "rare" trees or species.
Ms. Sandeen stated she would reserve the right to add additional comments at a later date. She
added the landscaping would have to be coordinated with the street department and the sidewalks
and trails coordinator. She added this development would be setting a standard for the planting
of new trees along Dickson Street. More information was needed before the placement of the
trees could be determined.
Mr. Beavers opposed the trees located near the intersection, which would interfere with sight
visibility.
Ms. Sandeen felt the landscaping would have to be worked out towards the end of the project.
Sidewalk and Trails Coordinator- Chuck Rutherford -575-8291
Sidewalks: The sidewalk along Dickson Street will have to be replaced because of the broken
and unsafe conditions along Rollston and Thompson Ave. A new 6' sidewalk with a new curb
and gutter will be required. A new box culvert will be required on Rollston Ave. The planting
areas for the trees on Dickson Street will have to be approved by the Landscape Administrator.
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December 31, 1997
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The sidewalks shall be continuous through all driveways. The sidewalks shall be constructed to
the City Standards with inspections required prior to the concrete pour.
In response to concerns voiced by Mr. Rutherford, Mr. Robert Sharp replied they had applied for
a variance with the Board of Adjustments. He had written a letter explaining the situation.
Traffic -Perry Franklin- 575-8228
Parks -Nancy Dugwyler- 444-3472
Planning -Dawn Warrick -575-8262
Proposed & Existing Street rights of way and easements:
Dickson Street- 55' total, 27.5' from centerline.
Dickson Street: collector which requires 70' of right-of-way, 35' from centerline. A lesser
dedication of right-of-way for this street must be approved by the City Council.
Rollston Street- 28' total, 14' from centerline.
Rollston Street: Local which required 50' of right-of-way, 25' from centerline.
Thompson Street: 15' total, 7.5' from centerline.
Thompson Street: Local which requires 50' of right-of-way, 25' from centerline.
Proposed
The applicant has proposed additional right-of-way for Thompson Street only -from 7.5' to 12.5'
from centerline which would create a total right-of-way of 20' for Thompson Street.
If parallel parking were added to any of the affected streets, an additional 8' minimum of right-
of-way width would be necessary. A standard parallel space is 8' wide and 22.5' in length.
Parking issues
The existing structures, The Grill and Restaurant on the Corner, utilize approximately 55 parking
spaces currently. Planning staff determined this number based upon site visits and analysis of
aerial photographs of the lots.
Staff believes that the applicant has incorrectly calculated the number of spaces which will be
required. Staff calculation of required spaces is as follows:
Existing restaurants 55
Retail 74.2
Office 23.2
Residential 34
186.4
Credit 4.4
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December 31, 1997
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Required spaces 182.0
Applicant proposes
to develop
Deficient
102.0
80
Access issues
A second access to Rollston should be provided. Site inspection reveals a current access to the
north which is utilized even though it is on adjacent. In the event that the current pattern of
circulation cannot be maintained, the second access could be located on the subject property.
There are 65 proposed parking spaces on the lower level of parking and all of theses must
enter and exit through only on access as currently proposed.
On the second level of parking- accessed from Thompson Street, there are approximately
half the number of parking spaces as there are on the first level. Since the second level
contains about half the number of spaces that the lower level contains, one point of
ingress/egress should suffice.
Overhead Electric Lines
If the applicant does not plan to place all overhead electric lines underground, an estimate must
be provided and a waiver requested.
Structural
A structural analysis for the addition of a second and possibly third level to the existing
structures as well as for the parking deck is requested. These structural analyses are important
because they have a direct bearing on other decisions which will be made by the Planning
Commission.
Additional information concerning the proposed balconies/ overhangs is requested. Will any
structure overhang the city right-of-way? Will any supports for overhangs be located within the
city right-of-way or in the sidewalk? Any use of city right-of-way will require Council approval.
Due to the elevation changes, grades and addition of storeys, a model is required in order for this
project to be fully understood. Staff has had difficulty to interpreting the elevations and feels
that a model is required in order for the Planning Commission to understand this project.
• Floor plans for the third story must be added to the plat.
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December 31, 1997
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Service Vehicles
The applicant needs to provide a letter which will address how the existing concrete loading area
for the Grill will be replaced and how service and delivery will be accomplished for the
development.
Comments from the Solid Waste Division state that two- six cubic yard dumpsters must be
placed along Thompson in order to meet the requirements for trash pick up.
Commercial Design Standards
Additional information is requested regarding materials and colors. This may be provided in the
form of a material sample board, or a detailed listing and description of the materials for the
development.
Screening- all mechanical and utility equipment (ground mounted or roof mounted) must be
completely screened from the public view.
• Other requirements: need additional information conceming proposed sign age (including
elevations). All utilities shall be located underground.
Mr. Beavers suggested the applicant appeal to the City Council on the right-of-way issue before
proceeding.
Mr. House replied he want to proceed with all of the issues at once.
In response to questions from Mr. House, Ms. Warrick stated the structural analysis needed to
insure that the existing structures could support the added additions. The staff needed to know if
the project could work structurally.
Mr. Conklin asked if the existing buildings were going to the taken down in order to construct
the new additions.
Mr. House stated the existing buildings would not have to be reconstructed. He was hoping the
businesses could still conduct business during construction.
Mr. Beavers stated he had heard Restaurant On The Corner was moving to the square
Mr. House thought the owner of the restaurant was going to try and stay there.
• Fire- Mickey Jackson -575-8364
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Technical Plat Review
December 31, 1997
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Comments: Both side streets are too narrow for the proposed development. The existing hydrant
at Dickson and Rollston has inadequate flow and should be replaced with a new hydrant off the
12" main on Dickson. All buildings in this development should be sprinklered for maximum fire
protection and best insurance rates.
Engineering- Jim Beavers- 444-3418
General:
1. All designs are subject to the City's latest design criteria (water, sewer, streets, and drainage).
Review for plat approval is not approval of public improvements and all improvements are
subject to further review at the time construction plans are submitted.
2. The existing and proposed ROW for Rollston and Thompson Streets needs further discussion
at the Subdivision Committee meeting.
Water:
1. Provide fire protection, including hydrants and main extensions, as requested by the Fire
Chief (If an additional hydrant is requested by the Fire Chief, then the existing 4 inch water line
must be upgraded by the developer to an 8 inch water main to the hydrant).
2. Minimum new easement (or combination of accessible ROW and easement) widths for
waterlines shall be 20 feet. Minimum easement width when the water line is in a general utility
easement or in a water and sewer easement will be 25 feet. Wider easements may be necessary
to provide 1:1 trench slopes for water and sewer mains.
Mr. Beaver stated the fire chief want to see the existing fire hydrant upgraded or replaced. The
existing 4" line would have to be replaced with an 8" line to a hydrant. He added could be
connected directly to the 12" line.
Mr. Rutherford noted the existing hydrant was in the middle of the sidewalk. He noted ADA
required a minimum of 3' on either side of the hydrant.
In response to Mr. Rutherford's concems, Mr. Jackson stated a new hydrant could be placed
across the street to the west.
Sanitary Sewer:
• 1. Provide a main extension along Rollston to serve "Building One".
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Technical Plat Review
December 31, 1997
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2. Any new sanitary sewer easements (or combination of accessible ROW and easement) shall
be a minimum of 20' in width and wider as necessary for sewers deeper than 10 feet, or sewers
offset in the easement, to provide a 1:1 trench slope.
Mr. Beavers stated the developer would have to provide a sanitary sewer extension to serve
Building One. There was no existing sewer for the building.
In response to questions from Mr. House, Mr. Carter stated he had check the grades and the flow
lines of the sewer at the manhole near the comer of Rollston and Dickson; it was not low enough
for a gravity line. It would required a lift station. He asked if the development could be serviced
as one building.
Mr. Beavers replied the development could not be serviced as one building. A public main
would have to service Building One.
In response to questions from Mr. Beavers, Mr. Carter stated Building One was built over the
parking.
In response to questions from Mr. Beavers, Mr. House stated the use of the building would be
mixed with both retail and residential uses. He added he considered the development to be one
building because it was connected with one roof.
Mr. Beavers asked for the retaining walls to be clarified All retaining walls and parking decks
would be required to have rails around them. He added the calculations on the existing box -
culvert were incomplete. He needed to verify that the existing rock culvert was acceptable. He
asked Mr. Allen his opinion of the existing rock culvert.
Mr. Randy Allen, Street Department, stated several sections of the rock culvert had collapsed
creating large sink holes.
Mr. Carter stated he had looked at the east end of the culvert, which was in good condition.
Mr Beavers stated the developer needed to verify the structural capacity of the existing rock
culvert. He added the culvert would be considered private drainage. Mr. House would be
required to sign an agreement to maintain the culvert. He thought it would be a large liability to
build a million dollar project over a hundred year old rock culvert. He felt the culvert should be
replaced.
Mr. House question why the culvert would become private.
Mr. Beavers explained there was no existing easement for the culvert.
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Technical Plat Review
December 31, 1997
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In response to questions from Mr. Conklin, Mr. Beavers replied the drainage would have to be
designed for a 100 year flood. Part of the drainage could be over ground with a pipe designed for
a minimum 10 year flood. Mr. Carter felt the current capacity of the culvert was for a 15-20 year
storm. If the current culvert was replaced with a pipe, then the 100 year storm requirement could
be met easily. He did not believe the site could handle much overland flow.
Mr. Allen recommended the culvert be replaced with a new pipe.
Mr. Beavers asked for inlets to be added near the driveways.
Grading:
1. Also refer to the attached checklists.
2. The need for, and use of retaining walls need to be clarified. Label all of the proposed walls.
The retaining wall design shall required formal calculations.
3. Retaining walls and elevated parking will require guard rails and handrails designed to the
more stringent of the SSBC or AASHTO standards.
4. The existing ditch cannot have side slopes steeper than 3H:1 V.
Drainage:
1. The calculation for the existing box culverts are incomplete. Refer to chapters 3 and 4 of the
Drainage Criteria Manual. "Mannings" alone is not acceptable for culvert calculations.
2. Verify the structural capacity for the existing rock culvert if it is retained.
3. All drainage outside of public ROW will be privately maintained.
4. Add drainage inlets and pipe at both the Rollston driveway and the Thompson Driveway to
pick up the storm water runoff.
In response to questions from Mr. Jackson, Mr. House stated that they had planned to sprinkle
the commercial areas. They had not sprinkled the residential areas in other projects.
Mr. Jackson replied he could not tell with the information provided, what the code would be
required to be sprinkled. He preferred to sprinkle the entire complex. He suggested Mr. House
do a comparison study on the cost of insurance verses the cost of installing sprinklers. He would
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Technical Plat Review
December 31, 1997
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like to see as much of the building sprinkled as possible.
UTILITIES
SWEPCO- Dermis Burrack-973-2308
Mr. Burrack stated there was an existing platform station on Thompson Street that would have to
be removed. The overhead service which was servicing the restaurants would end at the platform
station. The restaurants and the house were using common house current. The square footage
proposed for this development could not serviced by single phase. A three phase transformer
would be required. The two existing restaurants would have to be converted from 12240 to
12208, which would be the voltage used for the complex. He added all service would be from
one point of service. The location of the service would have to established by the Fire Chief and
the Inspections Department. Each building could have a separate meter, however they would
have to be located in one place, which would allow the service to be disconnected in case of a
fire. He asked if three phase would be required for Building One.
Mr. House thought some of the space would be retail. He asked if a normal shop would require
three-phase.
Mr. Burrack replied normal commercial shops could be serviced with single phase.
In response to questions from Mr. House Mr. Burrack stated there were all three phase of the
primarily on Thompson. Two phase was available off Rollston, which was not capable of
servicing a pad mounting transformer. Lines would have to be rebuilt on Rollston. He stated the
overhead services would be taken down and underground service would be provided for this
development. The developer would have to provide conduit and transformer pads.
Mr. Carter asked if the current proposed location for the transformer pad was okay.
Mr. Burrack replied if the pad was not covered then they could reach out 12'. The flood plain
would need to be considered.
Mr. Conklin asked Mr. House if he planned to change the portion of the square footage of retail
and residential.
Ms. Warrick stated the staff's concerns were the parking ratios.
Mr. House thought they might have less retail than proposed.
SW Bell- Andy Calloway -442-3170
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December 31, 1997
Page 13
TCA Cable- Kevin Lefler- 521-7730
Mr. Lefler stated some of the overhead services would need to be relocated, which would be at
the developer's expense. He felt they needed to meet on site to discuss the location of the
conduits.
Arkansas Western Gas- Rick Evans- 521-1141
Mr. Boles noted the distribution line servicing the existing restaurants were located and feed off
Thompson Street. There were not distribution systems on Rollston Avenue. No decision had
been made on whether the existing system would be allowed to stay in its present location. He
would need to meet on site to discuss the location of the lines. Any relocation would be at the
developer's expense. There was a possibility that the entire project would have to be metered off
Thompson Street.
Mr. Burrack questioned the street lighting.
Mr. House replied some of the lighting would be done off of the building.
• Ms. Warrick added Mr. Franklin would be commenting on the street lighting. She added 37
revised copies would be need Wednesday 10:00 am.
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