HomeMy WebLinkAbout2000-02-16 - Minutes•
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MINUTES OF A MEETING OF
TECHNICAL PLAT REVIEW
A regular meeting of the Technical Plat Review Committee was held on February 16, 2000 at
9:00 a.m. in Room 111 of the City Administration Building, 113 W. Mountain, Fayetteville,
Arkansas.
ITEMS CONSIDERED ACTION TAKEN
LSD00-2: Atlas Construction, pp367 Must resubmit
MEMBERS PRESENT MEMBERS ABSENT
Johney Boles, Arkansas Western Gas Mike Phipps, Ozarks Electric
Michael Campbell, SWEPCO
Kevin Lefler, Cox Cable
STAFF PRESENT STAFF ABSENT
Tim Conklin
Sara Edwards
Kim Hesse
Janet Johns
Ron Petrie
Chuck Rutherford
Eric Schuldt
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Plat Review Minutes
February 16, 2000
Page 2
LSD00-2: LARGE SCALE DEVELOPMENT
ATLAS CONSTRUCTION, PP367
This item was submitted by Chris Parton of Crafton, Tull & Associates on behalf of Dan
Ferguson of Atlas Construction for property located on Sycamore between Gregg and North
College. The property is zoned R-1.5, Medium Density Residential and contains approximately
0.95 acres.
Chris Parton and Dan Ferguson were present on behalf of the request.
Staff Reports
Kim Hesse, Landscape Administrator
Trees 24 inches diameter, breast height (DBH) and larger shall be noted on the grading plan or
tree preservation plan. 20% of the existing canopy is to be preserved. The entire tree canopy
line is to be represented on the plan. 34.89% of that is indicated on the current plans represent
the existing canopy of larger trees. The true canopy coverage on the site is closer to 90795%.
Chuck Rutherford, Sidewalk & Trail Coordinator
Sidewalks, driveway 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.
Sycamore is a collector street. The minimum 6 foot sidewalk with a 10 foot green space is
shown. However, the sidewalk needs to be shown to the east and west property lines.
Parton: The reason I haven't shown it to the east and west property lines is because if we
build that sidewalk all the way to the property line, it will be sticking up in the air about three or
four feet at the minimum. We have to stop that far back to get the slope to the existing ground.
Rutherford: We need that. Stopping short of that wouldn't get a connection.
Parton: It will be dedicated right of way.
Conklin: Is there not a way to grade the site to get the sidewalk to the grade adjoining the
property? You said it would stick up three or four feet. Could you started sloping it back down
to the adjoining property?
Parton: The reason it is the way it is now, is we have worked with Chuck in the past on
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Plat Review Minutes
February 16, 2000
Page 3
placing the sidewalk taking a quarter inch per foot to the back of the sidewalk from the east
property line to the west property line. This ground falls away in some locations and in others it
comes up over the quarter inch per foot.
Conklin: You say it's going to be sticking up three or four feet higher. I'll let Chuck make
his comments on it. I was just curious. The adjoining lot is developed so there won't be any
grading on that lot most likely unless they do something to the house.
Rutherford: The way the sidewalk ordinance reads is for everyone to build to that 2% about
grade so that is connects 2% above the curb. That way each and every property owner can
connect on and the grade is established so we prevent sidewalks like they had in the past.
Parton: If we take it to the property line, we'll have to get easements from the people to
the west and east to bring our grades back down to existing ground.
Rutherford: We can look at it and figure a way to work it out. I can't think of anyone in the
past that didn't extend the sidewalk to the property line. We have several locations that were
problems. We can figure a way to make it work.
Sara Edwards. Development Coordinator
Submittal requirements were adequate.
Regarding plat requirements, please reference the July 21, 1999 FIRM panel. Also, we need to
know the building heights in order to determine the setbacks.
Street requirements were adequate.
Regarding parking, please designate garages and driveways. Private streets need to be looped or
have a culdesac in order to allow trash and fire trucks access.
Lot requirements were adequate.
Provide signs indicating private drives. All utilities need to be located underground.
Pursuant to the letter from Sara Edwards dated February 15, 2000, this project must be reworked
and resubmitted because it does not meet the Planned Unit Development criteria as currently
presented.
• Conklin: We've also given you a letter regarding this development. I'm very concerned
that this development does not meet our planned unit development ordinance requirements. I
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Plat Review Minutes
February 16, 2000
Page 4
have looked at that ordinance and I have concluded that based on the sections which were
included in the letter, I believe this is not in compliance. I can briefly go over that. Under the
purpose of the planned unit development, the Planning Commission is required to make findings
that it is meeting the purpose. Two of the four I don't believe you are meeting and that's more
useable open space through structure grouping and other design techniques. Technically, in a
planned unit development you are grouping the structures to preserve some type of natural
feature such as a hillside or a forrested area or a spring. On this site, the entire canopy is being
removed except for I believe one tree which shares the property line. We're talking removal of
95% canopy to just a small portion of this being preserved. I don't think that is providing more
useable open space. Also, preservation of appropriate natural and physical features which once
again, I just don't see this development meeting that finding. I don't think this qualifies as a
planned unit development. I'm very concerned about that. Regarding setbacks, any structure
that contains more than 2 units and exceeds one story shall be setback an additional one Foot in
an R-1 district. We need to determine what the height of the structure is going to be.
Preliminary planned unit development plans must identify the open space, size of open space.
We need a copy of protective covenants. You are basically building six units and parking and
there is no preservation of any natural features. Design standards talk about private streets and
culdesacs. Under the standard regulations for developing the triplexes, you would have to have
90 feet of frontage on a public streets and you would have to meet setbacks. It's not meeting
those standards either. You have chosen to do a private street. 30% of the total site would have
to be private or public open space. Only 50% of the detention pond area could be counted as
open space. I think overall, you'll have to go back and talk about this. I wanted staff to sit down
with you today and let staff explain what our concerns are. You'll have to go back. This will be
removed from the process for a redesigned submission.
Edwards: Do you want to talk about parks?
Schuldt: We'll get you on the parks board agenda. The money in lieu fee would be $2,820.
That is six units at $470 dollars per unit.
Ron Petrie, Engineering
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.
Regarding water and sewer, will these buildings have a sprinkler system? If so, show same on
the plans. Fire protection shall meet the more stringent of the written water standards or the Fire
Chief's request.
Regarding grading, submit a copy of the storm water management, drainage and erosion control
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Plat Review Minutes
February 16, 2000
Page 5
permit application form and review fee. The temporary grading easement must be provided prior
to beginning construction. A formal structural is required by a registered professional engineer.
Label the proposed method of establishing ground cover for the disturbed areas. Prior to the
preconstruction conference or on the construction plans, provide measures for dust control,
description of fill and compaction material, and a time schedule.
Regarding drainage, in accordance with Section 1.2 of the Drainage Criteria Manual, provide the
detention pond calculations for review including inflow hydrographs, routed hydrographs, and
outlet stage/discharge curves. Show the outline of the detention pond on the plat. The detention
pond is required to have a concrete trickle channel and it must be sodded. Where is the low point
along the northern boundary? Is there an existing point discharge along this boundary for
runoff? How was the location of the outlet structure determined? Will this proposed design
change the runoff from a sheet flow to a point discharge exiting the site?
Conklin: I don't know if the utilities want to comment since this has to redesign. I could
not recommend approval of this project because it does not meet the ordinance. You would have
to preserve the tree canopy and get closer to the 6,000 square feet of open space.
• Utility Comments
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Johney Boles, Arkansas Western Gas
We do have a high pressure line running east and west along Sycamore which I would request to
be shown on the drawing, please.
Parton: Is that in the right of way?
Boles: All along the right of way.
Ferguson: When you say canopy, are you talking about the trees?
Conklin: The tree canopy. The tree preservation ordinance requires a certain number of
existing trees to be preserved.
Ferguson: I have a drawing here.
Conklin: Kim, do you want to take a look at this?
Ferguson: I have a problem hearing but I think I heard you say that we were saving one
trees.
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Plat Review Minutes
February 16, 2000
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Conklin: That's the way I understand it.
Ferguson: Let me show you this example. I've red lined some of these trees that I think we
can preserve. If you look at the grade lines of where they are actually located, first off, we have
these units located 10 feet deeper than where they should actually be. We have more open space
than what is shown. I've red lined trees which I think we can save. If you look at this, we have
at least six of them that we can save. How am I going to do that? For example, at my own house
and I've been there five or six years and I invite you to come and take a look. I put a wall four
feet long and covered that with plywood which I cut a hole in for the tree. Every year I have to
cut a bigger hole and right now it's a ten inch trees. By doing some of those kinds of things, you
can save some these trees that you say have to come down.
Hesse: These are large trees and their roots go way down and with the grading that you're
showing, you'll loose 50% of these trees. I can't take maybe we can save them for tree
preservation.
Ferguson: I think we move some of the units forward to line up with the others and gain four
or five feet there. I think we could work it out.
Hesse: What you need to provide to me are details that show what you're planning to do
and provide that water and air can penetrate through. Half of those trees are under paving and
the other half are under buildings. You'll have to cut down trees where the foundation of the
buildings will be. Those roots will be gone.
Ferguson: I can build it up and put a wall around that tree. You don't disturb the roots. You
put dirt on top of it.
Hesse: Filling any more than three to six inches can kill the roots because they need air.
When you fill six inches, you cut the air off.
Ferguson: Even if you build a wall around it? I've done it in other places and it worked. If
we're not going to approve this, I need to have an idea now. It is not feasible to go back to four
units. If that is what you're going to say I have to do, then forget it. It's going to cost me
$30,000 to get through this thing and that's just up to where I can take out a building permit. It's
not even an acre. I thought major construction was over an acre. Apparently that isn't true. Plus
it's a lot less than an acre now when I turn around and have to donate ten to fifteen feet across the
front to the City. No one else out there is going to do. City will have to buy that land. There is a
demand. We have people calling us wanting to know when we can start and when they can buy a
unit because they have been waiting for that type of things because it's convenient. We're inside
the currently city limits. We're not way out so the fire department has to do this and that and the
police department doesn't have to go way out there. It's right here handy. If you are going to let
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Plat Review Minutes
February 16, 2000
Page 7
me go forward then I need to know now. I'm tired of paying these guys and I'm not getting any
place.
Conklin: I think I told you that based on our planned unit development ordinance, I cannot
recommend approval of this project. If you can redesign your buildings and show 30% open
space. It doesn't have to be all in one area. If you can preserve some tree canopy and meet the
planned unit development ordinance. It states that the Planning Commission shall not approve
any planned unit development unless it expressly finds various things. The Planning
Commission has to approve this. You're going through this process because this is the process
we use to review development and check for compliance. I did not set up a special unique
process for this project. You're doing a large scale development because you applied for a
planned unit development and this is what we do. The utilities and staff sit down and review it
and we take public comment.
Ferguson: I've served on city committees. I have a feel for what you do.
Conklin: I'm just trying to explain to you why you're going through this process and why
staff is recommending denial. I haven't given you a complete copy of the planned unit
development ordinance but I have given you excepted sections which I thought you were not
complying with. I'll be happy to get you a complete copy. To be approved, you must comply
with the provisions of this section and must achieve all of the following purposes: more efficient
use of land; more efficient use of public facilities; more useable open space; structure grouping;
and, other design techniques and preservation of appropriate natural and physical features. It has
to meet all of those purposes to be approved as a planned unit development. In my opinion, I
don't see structure grouping. I don't see the natural features being preserved. You have
indicated you can save more than one tree but based on the drawings in front of us now, I see one
tree on the plan to be preserved. I don't think you can build what you want based on this plan
right here. It's going to have to be redesigned.
Ferguson: Okay. I guess I'll get back with the engineer and make a decision. Whatever it
worth, ordinances are built around what people want and what cities have to have. We are trying
to provide things that the public wants. You can vary from the ordinance.
Conklin: Yes, you can.
Ferguson: There's no law that says that you have to stick to that. There are variance that you
can do. We've donated land which is prime land. You would think there could be some bending
on the other side. We're trying to do some thing that the public wants. Contrary to what the plan
shows, we can save more trees and get the buildings the correct size.
Conklin: What size of structure are you planning? How many square feet per unit?
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Plat Review Minutes
February 16, 2000
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Ferguson. 1,400 square feet on the first floor. The first floor is level. You can drive right in
and walk straight in, no steps or nothing.
Conklin: With a two car garage?
Ferguson: Yes. On the back side, there are two levels. There is a basement and that's
another reason we picked this site because you can have a basement with protection from
tomados as an example.
Conklin: So, 1,400 square feet per unit
Ferguson: That's correct, on the main floor.
Conklin: On the main floor, plus the garage area.
Ferguson: Oh, it's 1,900 counting the garage.
Conklin: 1,900 square feet per unit.
• Ferguson: 1,900 square feet on the ground floor.
Conklin: How many square feet including the garage, the first floor and the basement?
Ferguson: 3,200 square feet.
Conklin: If I'm buying one of these units, what would the total square footage be?
Ferguson: 1,400 square feet on each level plus the garage. That's 3,200 square feet.
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Conklin: I wanted to figure out how big the units were that you are building. You're
building a 3,200 square foot unit.
Ferguson: Do you have to count both levels? It's a PUD. Can't you put a 10 story building
out there? I don't understand your question.
Conklin: I wanted to know how big a unit you were proposing to build. If I buy a house
and it's a two story house with 1,400 square feet on the first floor and 900 square feet on the top
floor, I'm going to add those two together and get a total square foot.
Ferguson: That's counting the garage.
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Plat Review Minutes
February 16, 2000
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Conklin: That's fine.
Ferguson: We're not basing this on speculation. We've done it.
Conklin: So it's a 3,200 square foot unit counting the garage. Thank you.
Meeting adjourned at 9:35 a.m.