HomeMy WebLinkAbout2001-04-18 - 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 Wednesday, April 18, 2001 at
9:00 a.m. in Room 111 of the City Administration Building, 113 West Mountain, Fayetteville,
Arkansas.
ITEMS CONSIDERED ACTION TAKEN
LSD 01-8.00: Large Scale Development
(Target, pp 212)
Page 2
LS 01-16.00: Lot Split (Golden Corral, pp 96)
Page 14
LSD 01-9.00: Large Scale Development (Golden Corral, pp 96)
Page 16
LSD 01-10.00:Large Scale Development (Joyce Street, pp 176)
Page 28
LSD 01-12.00:Large Scale Development
(City of Fayetteville,
Lewis Street Soccer Fields, pp 406)
Page 44
STAFF PRESENT
Sara Edwards
Ron Petrie
Keith Shreve
Kim Hesse
Perry Franklin
UTILITIES PRESENT
Jim Sargent, SWEPCO
Kevin Lefler, Cox Communications
Sue Clouser, Southwestern Bell
Johney Boles, AR Western Gas
Forwarded
Forwarded
Pulled
Pulled
Forwarded
STAFF ABSENT
Cheryl Zotti
Kim Rogers
UTILITIES ABSENT
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Plat Review Minutes
April 18, 2001
Page 2
LSD 01-8.00: Large Scale Development (Target, pp 212) was submitted by Christopher Rogers
of CEI Engineering Associates, Inc. on behalf of Target for property located northeast corner of Steele
Blvd. & Shiloh Drive. The property is zoned C-2, Thoroughfare Commercial and contains
approximately 12.89 acres. The request is to build a 124,767 square foot retail store.
Edwards. Welcome to the Wednesday, April 18, 2001, meeting of the Technical Plat Review
Committee. The first item on the agenda is large scale 01-8.00 for Target submitted by
Christopher Rogers of CEI Engineering Associates, Inc. on behalf of Target for
property located northeast corner of Steele Blvd. & Shiloh Drive. The property is
zoned C-2, Thoroughfare Commercial and contains approximately 12.89 acres The
request is to build a 124,767 square foot retail store. First, we do have some
comments from our Sidewalks and Trails Coordinator.
Chuck Rutherford - Sidewalk and Trails Coordinator
Rutherford: The sidewalk should be shown continuous through the driveways. You need to remove
the lines representing curbs through the sidewalks in the drive. Shiloh Drive and Van
Asche Drive are collector streets which require a 6 foot sidewalk with a 10 foot green
space. Steele Boulevard is a minor arterial which requires a 6 foot sidewalk with a 10
foot green space. My understanding is those are being built by CMN. You have shown
your 10 bicycle racks as required.
Perry Franklin - Traffic Superintendent
Franklin: Streetlights are to be installed by the developers of CMN Business Park II, phase I.
You do need to add one ADA van accessible space behind shop building "A" and
shop building "B". If there is not a handicapped employee working there that the other
employees may park in that space.
Sara Edwards - Associate Planner
Edwards. As far as my comments go, you did not provide an elevation of the monument sign.
You need to get that prior to Subdivision. Standard requirement is add the zoning to
adjacent properties. You need to add that where you have the adjacent property
owner names. Add plat page 212 to the title block. Your landscaped island in the
driveway on Steele, we need you to move that back so it doesn't extend beyond the
property line, for easier entry. We do want a tree added to that island too. I would
like to go over Commercial Design Standards and Design Overlay District Regulations.
As far the Design Overlay District Regulations, lighting shall be no taller than 35 feet
Plat Review Minutes
April 18, 2001
Page 3
and shall utilize sodium light fixtures and be shielded directly downward. The same type
and color as used in adjacent developments. Pedestrian access needs to be provided
by way of a sidewalk or trail.
Rogers: There is a sidewalk to Steele.
Edwards: That will work. With regards to your elevations, we have a requirement that a front
facade shall face all streets. I put some recommendations, this is just my opinion and
I'm not an architect, do whatever you can to dress your building up. I'm thinking we
could move the entrance and if that is not plausible, articulate the front wall by providing
false entrances and display windows and to the side facing Van Asche and Steele add
doors, display windows and banding and columns.
Conklin: On your elevations, it might be helpful if you go "front south elevation", "left west
elevation". It depends on what street your standing on. On Shiloh it's one thing, if it's
Van Asche it's a different thing. The store front windows, yesterday you went by the
Old Navy and this end is facing Steele Boulevard, some type of treatment like that
would be nice to see on that wall right there.
Rogers: Were you talking about the shops?
Conklin: I guess starting with your front elevation, staff is concerned about the entry being over
to the far east into the building. They do have that wall right here that's long. Possibly
this element right here, I'm not sure how far that extends out. I see that line right there.
Possibly some way of making that change too, architecturally. Then as you come
around the store front, either false windows or actual windows on that store front. On
Kohl's we did columns on their building which we saw yesterday and that would be
something we would like to see continued on this building. On this elevation that is
faces Van Asche, look at what Kohl's was required to do and try to repeat that. Your
truck dock, on their elevations, should show your wall extending up so that you see
from Van Asche. That will help to show the Commission that those are going to be
screened. This wall right here is facing the tree preservation area right?
Rogers: Yes.
Conklin: On Kohl's, they used paint to do that band down on the bottom or something similar in
that tree preservation area staff will be looking for. The material on these walls right
here, is that split faced block?
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Plat Review Minutes
April 18, 2001
Page 4
Ziada: That's correct.
Edwards: Why don't you add the materials?
Conklin: Anything else on the Commercial Design Standards?
Edwards: Yes. 15 feet of greenspace is required along front property lines in areas that is not in
the Design Overlay District. You've got the footage, you just don't have the
landscaping in there. You need one tree per every 30 feet and a continuous planting of
shrubs. I understand there is a sewer line running through there so our suggestion in
order to still meet that, let's plant them in the right-of-way but it needs to be irrigated.
Rogers: You're talking about on Steele Boulevard?
Edwards: Yes.
Conklin: There is a sanitary sewer line right here, the concern yesterday was we don't allow
• trees within ten feet of that line but there is quite a bit of room between that sidewalk
and that sewer line or even in between the curb and sidewalk. Let's look at planting
the landscaping in that area.
Ziada: Are you suggesting to put a tree and also irrigate it?
Edwards. Are you irrigating the rest of your landscape?
Ziada: We will but to put irrigation lines in the right-of-way...
Conklin: We allow that. We want projects to look beautiful. That's no problem.
Edwards: The standard condition, all utility and mechanical equipment as well as dumpsters are
required to be screened with an architectural wall. Sometimes we don't know this until
we get out on the site for the final inspection so that's why I'm giving you notice that we
may come out there and find some equipment that needs to be screened that we
weren't aware of in the beginning. I'm going to read our Landscape Administrator's
comments.
Kim Hesse - Landscape Administrator
• Hesse: Trees are to be planted on 30 foot intervals between the building and right-of-way on
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Plat Review Minutes
April 18, 2001
Page 5
Steele Boulevard. Landscaped islands are required along the row of 33 parking spaces
at the south end of the parking lot. Tree preservation was approved for this site at the
time Steele Crossing was approved. Please see my memo dated April 10, 2001.
Rogers: Basically we are replacing a parking stall with an island?
Hesse: Per the requirements it's every 12 spaces.
Edwards: Any other staff comments before we move on to Ron? Ron?
Ron Petrie - Staff Engineer
Petrie: For water and sewer, we do need something written from the Fire Chief. Of course we
are kind of undergoing a change in leadership there so I'm not sure how much they are
actually looking at this. I would like to make sure they do not have any comments. On
the waterline there is three places that show ninety degree fittings, we would like to
reduce those ninety degrees and put in two forty-five or whatever. I think an item that
we've already discussed to remove the meters from the fire lines and add gate valves.
At your entrance off of Shiloh Drive the grading is shows to be some cut there, make
sure you are aware there is a waterline there and you will have to maintain three feet of
cover or have to lower it. There is also some manholes that appears have to be
adjusted. All costs associated with that will be the developers responsibility.
Rogers: You would you like us to make a separate submittal directly to the Fire Chief?
Conklin: I did call the Fire Chief yesterday and asked him to attend this meeting and provide his
comments in writing. Just so you know, I requested our Fire Chief to make comments
with regard to Target and other projects.
Edwards: We want you to contact them, if we don't get comments, to make sure that you are
meeting requirements.
Petrie: It's not something that needs to be done between now and Subdivision, I just want
some assurance before we approve the construction plans.
Rogers: No problem.
Petrie: Moving on to the easements, the final plat for CMN Phase I shows a 30 foot utility
• easement along Steele Boulevard which would actually conflict with this building
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Plat Review Minutes
April 18, 2001
Page 6
Rogers:
Petrie:
Milholland:
Petrie:
Conklin:
Milholland:
Hesse:
Conklin:
Milholland:
Rogers:
Petrie:
Rogers:
Petrie:
Rogers.
Petrie:
location.
I thought it was only a 20 foot easement. Do you need 30 feet there?
I don't know how that 30 foot got there.
We can reduce it.
I don't have a problem reducing it.
The whole reason we moved this building over was to try to save 3 additional trees in
the preservation area.
We can reduce it 5 or 10 feet.
It was borderline.
He's talking about along Steele Boulevard right here which we shifted everything over
to save three additional trees.
We'll look at that, if we can reduce it we will.
20 foot would be acceptable, if we reduce that?
The only thing the City needs is that 10 foot from the sewer line. Of course you have
other utility companies here that have already commented on that plat.
We'll call them.
That leads to the second note on the easements, if you go ahead and look at the final
plat, show all those easements on this easement plat that you have in there, just check
for any other conflict. The easement shown for the proposed sewer line that's located
near the southeast corner of the building should be centered on the sewer line. There is
just a little bit. I'm not talking about the existing, I'm talking about the proposed
easement.
The one that comes in front of the building?
Just a proposed, there is an existing easement there. The proposed easement should be
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Plat Review Minutes
April 18, 2001
Page 7
centered.
Rogers: You don't mind if those easements are cockeyed?
Petrie: Right. The drainage easement located across lot 15 if you can specifically label that as
private, not a public easement. Grading, there is a checklist. There is notes on the next
page that corresponds to the numbers. I just want to spend a minute to make sure you
understand these comments. The application form, we require that the actual property
owner sign that document.
Edwards: What they've done is submitted letters authorizing them to sign it.
Ziada: You need the property owner to sign it?
Petrie: Yes. I don't care if it's a faxed copy but I don't see any reason why we can't just get
faxed copies of the actual owner.
• Ziada: We will do that.
Petrie: Is the property actually still owned by CMN?
Ziada: That's correct.
Conklin: You have authorization to sign as property owner, can you sign right there?
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Petrie: You also have some grading on this other lot 15, whoever owns lot 15 needs to sign
this too This is a joint grading plan application.
Ziada: We have letters from the owner for lot 15 authorizing us to be the agent.
Conklin: Yes. You are an authorized agent.
Petrie: We would like it signed by the owners.
Conklin: This is fine for us.
Rogers: Technically it is still with CMN, so we'll just get CMN to sign.
Petrie: Plus lot 15 because they are doing some grading on that lot. I don't want any questions
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Plat Review Minutes
April 18, 2001
Page 8
asked about that. Some of the slopes are labeled 1 to 3, I think 3 to 1 is what it has to
be. Also if you can label your slopes adjacent to Shiloh Drive and north of the building.
I assume those will be 3 to 1 too. There will be a variance required due to the cut you
are proposing along Shiloh Drive. The ordinance itself states "Cuts adjacent to public
rights-of-way shall be setback a minimum of 25 feet excluding driveways or access
roads". That's one that engineering can support but you will need a variance for that.
An item that I would like on the final grading plan, not the preliminary but there is a
section in the ordinance that discusses allowable soil loss and we would like to see
those calculations on the plan. These others are checklist items, vicinity map, name of
owner/developer, add that to the grading plan, acreage, zoning classification and
method of treatment of all slopes on the grading plan. There were some items that's
listed under note eight that would have to be issued prior to the actual issuance of the
grading plan. Number nine, again on the final submittal, copy of the geotechnical report
and the soil loss calculations. Any questions on grading?
Rogers: Can we go back to the variance issue? Can you clarify, it says cuts adjacent to public
rights-of-way shall be setback...", can you point that out for me, I'm not really clear on
what you by it?
Petrie: You are not clear on the ordinance wording?
Rogers: Yes. We have to have a cut that's closer than 25 feet?
Petrie: Yes, it's about 15 feet from the right-of-way.
Rogers: On Steele?
Petrie: No, on Shiloh.
Rogers: You are talking about where we did the driveway cut?
Petrie: No. The driveways are excluded. You've got cuts along here.
Rogers: The grading along the right-of-way?
Petrie: Yes. It's going to be a variance request that staff can support. I can't promise you
somebody won't make it into a big deal.
• Rogers: We just need to add that to our request on the letter?
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Plat Review Minutes
April 18, 2001
Page 9
Petrie:
Yes, we would like a letter formally requesting it. Drainage, the only question I really
had on the drainage report was where it discussed the 100 year comparisons from the
Milholland report. I've got one table. It's something we can discuss later. I just want
to make sure we are not comparing this, it's apples and apples here. If these flows
actually include the other off-site flows or is it Just the flow from this development?
Rogers: We'll clarify that.
Petrie:
We can discuss that later if you want. Last comment, on your plans you've got the
word "proposed" for these streets that are under construction, that won't be the case.
That's all. Any question on that?
Rogers: No, I don't think so.
Edwards: Utilities?
Jim Sargent - SWEPCO
Sargent: As we discussed outside the transformer shown there is not room on the plans for this
transformer between that street and the building, so you either need to move the
transformer to the north side of that drive that goes in there or shift the road or
whichever works best.
Conklin: Jim, where's your transformer at?
Sargent: They are showing it behind the building, on the north side about half way down. The
utility plan shows is right here. It scales about 10 feet from the edge of the road to the
building.
Rogers: Kim, we discussed about maybe moving the transformer on the other side of the drive
since we don't really want to move the drive closer to the trees.
Hesse: Where are you coming in from?
Sargent: That's the next point, we have facilities on the northeast corner of the lot to serve that
lot and we'll have to figure out the best way to get from here to there.
Rogers: What we are thinking is maybe putting it right here behind the drive and screen it.
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Plat Review Minutes
April 18, 2001
Page 10
Ziada: We would prefer to put it right behind the building.
Rogers: We were thinking out here beyond the trees.
Conklin: We were out there last week.
Sargent: I know they want the transformer as close to the building as they can get.
Conklin: Wherever you put it, just screen it.
Sargent: If they put it over here, what side would it need to be screened from?
Conklin: Three sides, east, west and north.
Hesse: We are going to have to slide it as far as we can this way.
Rogers: It's actually right at the corner. Then if we put it here outside the tree we can run our
secondary, would that be acceptable? How high of a screen wall do you want on that?
Conklin: As high as the transformer.
Sargent: About 8 feet.
Rogers: Eight foot high masonry wall?
Conklin: Yes. Split faced, painted the same color as the building.
Ziada: We can work together on the site of the transformer. I'll give you the load information
and we can coordinate that.
Sargent:
Ziada:
Sargent:
After we figure out what transformer you need, we'll know better exactly what size it
will be.
You will extend the line from the existing transformer on Van Asche all the way to the
back?
Right. We would expect you to put in the conduit and pour the transformer pad and
then o course the conductors secondary from the transformer to the building.
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Plat Review Minutes
April 18, 2001
Page 11
Ziada: The actual cost for the line from Van Asche to the transformer is at your cost?
Sargent: Yes.
Conklin: It's going to be a public line, you are going to use that to tie in the street lights possibly
and other buildings?
Sargent: 1 think what we'll wind up doing is putting tack and cabinet out here by this corner here
so we can come off of it to serve this shop "A" down here eventually, if that develops.
As was mentioned, we would like to see the utility easement shown on the plat so we'll
know we got an easement. We will need a 20 foot easement from Steele going east
over towards the transformer.
Rogers: What size conduit would you like?
Sargent: Two 4 inch.
Rogers: You want pull wires in those?
Sargent: Yes. That's it.
Johney Boles - Arkansas Western Gas
Boles:
Ziada:
Boles:
Ziada:
Our line is also currently at the northeast corner of this lot and what we would need to
do is extend west on the south side of Van Asche and continue south on the east side of
Steele Boulevard. We would need some 6 inch casings installed under these driveways
on the east side of Steele Boulevard. Our extension policy is based on total number of
customers times the number of feet however, after obtaining load information we can
run a rate return calculation. Am I to understand that to serve shop "B" that you are
going to want us to come down this area here?
Before you run the gas line all the way to shop "B", we will coordinate with the
property owner for that one and we'll find out if they will use gas service on that before
you bring the lines.
Are there conduits installed?
I'm not sure.
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Plat Review Minutes
April 18, 2001
Page 12
Rogers:
Boles:
Rogers:
Boles:
Rogers:
Boles:
That shop "B" that we are talking about is actually going to be under one ownership. If
they can have those same utilities tie in, electric, gas and everything.
It would need to measured separately from Target, correct?
Yes.
What about shop "A"?
It will be the same ownership of shop "B" but it needs to be metered separate from
Target.
That's all I have.
Sue Clouser - Southwestern Bell
Clouser:
Rogers:
Clouser:
Conklin:
This is all one piece of property with different owners for the building?
Well, at this time, yes.
At this time it is?
At this time it is but in the future there is plans of splitting some lots off. At this time
what you see is one lot for Kohl's and one lot for Target.
Milholland: My understanding is the plans right now on these and on Kohl's we'll lease these out.
The same owner will own the rest of these.
Clouser:
Edwards:
I haven't had a chance to study the area so I'm going to have to give you a call to let
you know where we'll need conduits. We'll need conduits for each of the buildings
then out to the utility easement. I'll let you know where our lines are running. I know
we have them out there, I'm just not sure where they are at I agree with SWEPCO
that we need to have easements marked on your plat.
I want to make it clear what's required for your building permit. You need a revised
site plan after we get done with Planning Commission, a site plan submitted that meets
all these requirements, if anything changes. You need a revised project disk showing
the layout, you need an easement plat and you need a guarantee for all public
improvements including sidewalk and landscaping. That's 150% of the estimated cost.
Plat Review Minutes
April 18, 2001
Page 13
You have to submit an estimate to me, I'll forward it and they'll approve it. Once it's
approved, I'll let you know and a bond, letter of credit or cash in escrow needs
provided. I'm going to hold the permit pending those items. If those are all to me, I'll
sign off on the permit.
Ziada: The building permit, not the grading permit?
Conklin: That's correct. We don't want any surprises at the end when we have the building
permit and the contractor waiting and we are trying to figure out where the easement
plat is and guarantee An easement plat takes a few days to review and make sure the
easements are shown correctly and guaranteed when you produce your estimate, it
takes a few days to get to people.
Ziada: Are you going to get a letter that we go through that?
Edwards: It's listed in the staff report. The other thing that comes to mind, if we get to Planning
Commission and they are requesting some changes on the elevations, we usually talk
about it and get the changes in on the final elevation.
Conklin: Before we go, I think it's clear that staff is saying that these elevations are unacceptable
for Commercial Design Standards The architect needs to have something different
when he resubmits.
Edwards: Those revisions are due April 25, 2001, by 10:00 a.m.
Rogers: I have one question about the final easement plat, does the City record that or do we
need to record it ourselves.
Edwards: What you do is provide us with originals and get our signatures, I call and you tell you
to pick them up, you go record them and you bring me back an original and twelve
copies.
Rogers: Okay.
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Plat Review Minutes
April 18, 2001
Page 14
LS 01-16.00: Lot Split (Golden Corral, pp 96) was submitted by Wilgus Wilgus of Freeland -
Kauffman & Fredeen on behalf of Golden Corral for property located at the southwest corner of North
College (Fayetteville) and Main Street (Johnson). The property is zoned C-2, Thoroughfare
Commercial and contains approximately 14.81 acres The request is to split into two tracts of 12.16
acres and 2.65 acres.
Sara Edwards - Associate Planner
Edwards: The next item on the agenda is a lot split for Golden Corral submitted by Wilgus Wilgus
of Freeland -Kauffman & Fredeen on behalf of Golden Corral for property located at
the southwest corner of North College (Fayetteville) and Main Street (Johnson). The
property is zoned C-2, Thoroughfare Commercial and contains approximately 14.81
acres. The request is to split into two tracts of 12.16 acres and 2.65 acres. You need
to add the adjacent property owners and zoning. Add plat page 96. You need to
dimension College and Main from centerline. None of your legal descriptions close.
He had a suggestion what he thought it might be and that is this call right here, third line
down where it says "North 02 21'44' West", he thinks that changed to east might fix it.
Then your tract one and tract two probably have that same error. You need to add a
vicinity map. You've got a floodplain note at the bottom that says this property is not
located within the floodplain, that needs to be changed. You need to provide a legend.
College Avenue is a principal arterial requiring 55 feet from centerline to be dedicated
to the City of Fayetteville. I think we probably have that. It hasn't been dimensioned
from centerline so that's what you need to do.
Wilgus: On the large scale and pulling this off of the City plat pages, there is 180 feet total.
Edwards: Main Drive is on the Springdale Master Street Plan requiring 30 feet from centerline be
dedicated.
Wilgus: It's existing.
Edwards: Revisions on this are required on April 25, 2001, by 10:00 a.m.
Chuck Rutherford - Sidewalk and Trails Coordinator
Rutherford: College Avenue is a principle arterial which requires a 6 foot sidewalk and a 10 foot
greenspace In this location we don't feel that we want it built at this time so we have
recently adopted an ordinance allowing for a cash money in lieu dedication so that's
what we are going to recommend pending that passes City Council. What we'll do as
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Plat Review Minutes
April 18, 2001
Page 15
part of the lot split we'll assess $9,124.38 for tract 2 and then on tract 1 we can assess
that at the time of the large scale or you can pay it all together, whichever you prefer.
We did have a suggestion for Main Street but we are going to refer to Springdale's
requirement for the 5 foot sidewalk with a 4 foot greenspace. Now, I don't know for
their exact specifications, we require them to be continuous through the driveway so
you are going to need to check with that. We are going to need to coordinate in
sections, with regard to the sidewalk and streets.
Wilgus: I know at one point we talked about Springdale is working on a Master Street Plan, do
we need to coordinate possibly doing impact fees in lieu of highway improvements
through you or Springdale?
Edwards: From what I understand they are asking for the improvements. I've got a memo from
them, if something has changed, I'm not aware of it. They are asking for 18 feet from
centerline. I think you guys have that in a memo. If something has changed let me
know and we can talk to them about it. Does anyone else have any comments on the
lot split? Utilities?
• Jim Sargent - SWEPCO
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Sargent: No comment.
Johney Boles - AR Western Gas
Boles: No comment.
Sue Clouser - Southwestern Bell
Clouser: No comment.
Edwards. I'm going to assume Ron didn't have anything.
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Plat Review Minutes
April 18, 2001
Page 16
LSD 01-9.00: Large Scale Development (Golden Corral, pp 96) was submitted by Wilgus Wilgus
of Freeland -Kauffman & Fredeen on behalf of Golden Corral for property located at the southwest
corner of North College (Fayetteville) and Main Street (Johnson). The property is zoned C-2,
Thoroughfare Commercial and contains approximately 2.65 acres. The request is to build a restaurant.
Edwards: The next item on the agenda is a large scale development for Golden Corral submitted
by Wilgus Wilgus of Freeland -Kauffman & Fredeen on behalf of Golden Corral for
property located at the southwest comer of North College (Fayetteville) and Main
Street (Johnson). The property is zoned C-2, Thoroughfare Commercial and contains
approximately 2.65 acres. The request is to build a restaurant.
Kim Hesse - Landscape Administrator
Edwards: In light of appointing those trees to be preserved, Kim has requested and we all agree
that we are going to send you back to plat review for a parking lot redesign because all
this stuff needs to be re -reviewed. Everything from the number of spaces to how it's
laid out. That's the plan on that. With regard to the parking spaces, if you are still
above when we add the trees back, you need to provide us a letter of the number of
seats in the restaurant so that we can make a determination if staff can support it.
Wilgus: The number of seats is shown on the site plan.
Edwards: We Just need a letter stating this is why we feel that way. Usually we do grant
additional parking for restaurants, this is a huge amount of additional parking.
Wilgus: If it helps we also have the number of patrons.
Edwards: You have to prove it. That's what we are looking for. Anything to add on the 15% in
the rare trees?
Hesse: No.
Edwards. Additional interior tree islands are required The preferred option is, if it is the island,
one is to be located every twelve spaces. The intent is to evenly disperse the interior
landscaping throughout the lot.
Hesse: You've got the number of trees but the Planning Commission is very strong, they want
1 island per 12 spaces in order to provide shade in the parking lots.
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Plat Review Minutes
April 18, 2001
Page 17
Edwards: Some irrigation is required for new landscaping. You can have water spigots at 100
foot radius intervals, it's the minimum requirement or you can do standard irrigation.
She says you have some specific changes to the landscape installation and tree
preservation notes.
Hesse: I'll just call you.
Keith Shreve - Sidewalk and Trails
Shreve: College Avenue is a principle arterial which requires a 6 foot sidewalk and a minimum
10 foot greenspace. In this location we are requesting a cash contribution in lieu of
construction in the amount of $5,304.78 (294.71 lineal feet by 6 foot wide by $3.00
per square foot). Main Street is a minor arterial which if in Fayetteville city limits would
require a 6 foot sidewalk and a minimum of 10 foot greenspace. We recommend
constructing a 6 foot sidewalk continuous through driveway along Main Street (remove
lines representing curbs through sidewalk). Five bicycle racks will be required per
ordinance number 4293.
• Conklin: Our ordinance actually tells you the exact type of rack you need. A U shaped, the
width of the pipe and the mounting. Don't go out and buy a bicycle rack from anyone,
you need to get that detail.
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Perry Franklin - Traffic Superintendent
Franklin: The exit lane stripe should be white and not yellow in the driveway. Your ADA spaces
are okay.
Sara Edwards - Associate Planner
Edwards: You did not submit a project disk which is fine, I just need that prior to the building
permit. I have been notified that you have applied for a building permit, I'm just letting
you know that will not be issued until we get through the large scale development. If
you've heard all the stuff that I was talking about before, we need all that. We need a
color elevation board and 12 color elevation drawings of all four sides to include
signage on the building and freestanding or monument signs, whatever you plan. Since
we are going back to Plat Review, I would appreciate them as soon as possible, just
like we did with Target we can do the same thing because we will advise you what they
will and will not approve. Without seeing that, it's hard to do. We don't want you to
get there and just get denied, we want to work with you. You need to add adjacent
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Plat Review Minutes
April 18, 2001
Page 18
owners and zoning, add plat page 96 to the title block, add floodplain reference and
again, your legal doesn't close. The improvements, my understanding is, per City of
Springdale's request, Main Drive should be widened to 18 feet from centerline to
include 8 inches of Class 7 base and 3 inches of asphalt, drainage improvements to
include pipes and drop inlets. Sidewalks to be constructed to be 5 feet wide, 4 feet
behind the curb and 3 feet from the right-of-way. Like when a conditional use has been
requested for additional parking, I do need that letter to justify that. We do have a
requirement for a 10 by 25 foot off-street loading berth and that needs to be
architecturally screened. How are you planning on trucks accessing those?
Wilgus: The way they actually do this is they'll come in here, back in and everything is unloaded
and brought to these receiving doors in the back.
•
Edwards: It's just regular doors. It's not big overhead doors?
Wilgus: There's no overhead doors.
Edwards: I think that will work.
Conklin: This is going to be all open, we are not screening this truck?
Wilgus: There is a ...
Conklin: Eight foot high architectural wall. What's that going to be made out of?
Wilgus: It's the architect's call. It's going to match the building.
Conklin: Same materials?
Wilgus: Same materials. No siding. It will probably be brick.
Conklin: This screen will actually, is this the sidewalk then?
Wilgus: Yes, this is a sidewalk and what they do is come and back in here and then bring
around the back side of the screen wall to those receiving doors along the backside of
the building.
Conklin: Is it pretty standard for Golden Corral not to use curb and gutter in their parking lots?
• Typically most new developments, they curb and gutter their parking lots.
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Plat Review Minutes
April 18, 2001
Page 19
Phillips: They requested none. If it's not required, they prefer not to.
Conklin: I don't think I can make them do that. I think it looks nicer when it's curbed and
guttered. All landscaped areas have to be protected by a concrete curb and gutter.
This is not curb and guttered here. Something we'll look at because we don't want
people driving into the landscaping. Possibly along College Avenue where you have
that long expanse. It's probably going to be a grade right? If they are not paying
attention they could drive onto your landscaped areas. I looked at that too. I was
talking to Ron about the entry. I'm going to request that be curbed and guttered for the
entry and curb and gutter along the east parking lot to protect those landscaped areas
and tree preservation areas, including when you redesign this as tree preservation area.
Our ordinance does allow concrete wheel guards which you are showing on concrete
parking spaces, that should work.
Edwards: When you do give us the elevation for the sign, you also need to identify where it will be
on your site plan including the square footage and height. All the utilities on site shall be
placed underground, existing overhead utilities under 12KV shall be placed
underground. Do you know if you have any overhead?
Wilgus: There are some overhead electric along Main, under Springdale.
Edwards: Does anyone know how big they are?
Sargent: The main line running through there is 12.5 KV. There are some 120 volt line to the
street light across the street.
Conklin: This is going to be served by underground though.
Edwards. Do you have any plans for border neon?
Wilgus: They have requested that they do want neon on the building, that's their standard. They
are submitting with it on the building with the awareness that they may be asked to take
it off.
Edwards: They are going to clearly show where it will be?
Wilgus: Yes.
•Edwards. With regards to Commercial Design Standards, again we have a 15 foot landscaping
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Plat Review Minutes
April 18, 2001
Page 20
requirement along all front property lines. I think you are meeting the area but, at least
on the site plan I would like for you to add the trees, one per 30 feet and a continuous
planting of shrubs.
Wilgus: One question we did have about that is, how preservation of existing trees gets into
that?
Edwards: If it is within your 15 foot landscaped area, we can count those. We are not going to
count anything over here.
Wilgus: That was one of our problems along College.
Edwards: If you intend to use those you need to show it on your site plans. I've got some
examples of different projects that were able to fit all their things on one site plan.
Some of them are smaller but some are larger. That's what we are looking for. I think
that it helps us understand all the issues involved when it's overlaid that way. A tree
shall be added to the landscaped island in the driveway. As far as dimensions, that
looks good. Your compactor is screened, that's good. When you do submit your
elevations, you need to show your screen walls. The only basic issue I do see is the
back of the building.
Conklin: Which is the front facing Main Street. It's an improvement. We have windows and
decorative lights shown on there.
Edwards. We have a regulation that the front facade shall be facing all streets. I don't know that
we can make the finding that this is a front facade. I was kind of hoping that maybe we
could add a gable or something to make it look closer.
Conklin: I was thinking that too. Maybe some architectural feature up on top. This ladder that's
coming down, I don't know if there is any other place to put that. It dust strikes me that
when you are coming to Golden Corral main entrance, in order to get to the building
you have to go on Main Street and that's what you see is that facade right there. If you
are driving down from Springdale, that's what you see. Welcome to Golden Corral. I
would like to see something more.
Wilgus: I would like to call the architect and conference you in so that they can hear this from
you.
• Conklin: I think 1 talked to them one time and told them to make it look like that. I'm not trying
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Plat Review Minutes
April 18, 2001
Page 22
Petrie:
No, I haven't discussed it with anybody. The City of Fayetteville certainly doesn't
care, it's not our policy to really care if they do it one way or the other but I think we
just need some type of documentation that they are willing to accept it. Will this have a
sprinkler system? You need to show that on the plan. Typically, I would know where
the closest fire hydrant is but we do require a fire hydrant within 100 feet of your
connection on this sprinkler system. Again, this is the City of Springdale's water so it's
kind of awkward which with the fire protection it is the same question. Are your
sprinkler systems coming out of Springdale and the City of Fayetteville is actually
providing the fire protection, I think we need some direction from our Fire Chief. It
needs to be worked out before we can approve the construction plans. Grading, there
is really not too many items, there is checklist items that just need to be added to the
grading plan. I won't go over all of them. One item I'll mention, there is a cut slope
adjacent to the west side, either set that back five feet from the property or provide
some kind of approval from the adjacent property owner. Like I said, the rest of the
items are items that need to be added to the plan. Does Golden Corral own this
property?
• Wilgus: It is currently owned by Carl and Elizabeth Fite. We got signatures from Golden Corral
on that for the grading permit application because they will be the owner at the time of
the approval.
•
Petrie:
At this time we have to have the property owner's signature on that permit. If the final
permit, if the land has changed hands then we'll just get a different permit. Make sure
the owner's sign. Any fields in the floodplain requires a floodplain development permit.
Sara Edwards is the Floodplain Administrator.
Wilgus: There are three owners, Carl and Elizabeth Fite and Chuck Hanks.
Edwards. We need all of them to sign.
Conklin: It's important. We went on trial last June.
Petrie: On drainage, I've got some items that I need added to the drainage report. Off-site
areas and drainage ways that contribute stone water flows to the site, flows, runoff,
what I don't have is flows actually entering this site. It's discussed but I don't have any
numbers on the actual flows entering the site an the total flows leaving the site. If you
can provide that for me, that will take care of that item. I'm requesting a 20 foot
drainage easement across tract 1 and tract 2 where the storm pipe will be located.
Since we are draining the street, probably a pretty good deal of Springdale through
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Plat Review Minutes
April 18, 2001
Page 23
here, I think we need some type of public easement. Last comment is streets, I believe
we do have a letter from Springdale in regards to streets and what they want so my
only comment would be, we would expect them to also review and approve the
construction plans and provide the inspection. That's all I have.
Jim Sargent - SWEPCO
Sargent: We would like to request a 20 foot utility easement along the east side along North
College and also along Main Street. We need load information to determine whether
we need to set a transformer to serve this building or put transformers on that existing
pole to serve it.
Conklin: < • . Jim, are you coming through that easement right now, the one on College?
Sargent: We are in it at the northeast corner.
Conklin: I'm worried about the trees.
Sargent: Right now we don't need a 20 foot easement.
Conklin: It's a tree preservation area, we don't want anything in there.
Sargent: We need a piece of an easement up in this corner. We also got a pole and line down
through here like this.
Conklin: I just don't want tree preservation areas showing easements, kind of like that tree
preservation area over by the WalMart neighborhood market where the gas company
comes in and all those trees are gone. It doesn't look very good. If we don't have to
have that easement going through that, what do you think Kim?
Hesse: What about through the middle of the parking lot?
Conklin: We are trying to avoid conflicts because we are going to try to make sure these trees
are saved in perpetuity.
Hesse: If they are in easements, we won't be able to count them as preservation.
Sargent: We could go in to take an easement ten feet off our existing line through here.
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Plat Review Minutes
April 18, 2001
Page 24
Hesse: You need to come in off of that right?
Sargent: We've got this existing line coming through here.
Conklin: You don't need it right now for this project?
Sargent: We are not going to be doing anything with this line.
Conklin: Just future.
Boles: If trees are concem we can bore under.
Conklin: They are a concerned to Fayetteville.
Boles: 1 know.
Conklin: I hate putting an easement over a tree preservation area and then we shouldn't count
that as tree preservation area. You have a right to go in there, once that easement is
filed, to clear every tree out.
Sargent: We would need 10 foot off this way. We wouldn't bother these trees down here.
Hesse: What would the gas company....
Boles: Probably 20.
Conklin: What's the centerline from right-of-way on College?
Wilgus: 180 at that northeast corner and it gets a little wider as you go farther down.
Conklin: That's where it's a boulevard.
Sargent: We anticipate staying over here.
Hesse: Your one of the easements down here so as we get to the south
Conklin: You have a franchise agreement then because you cross within highways all over the
City.
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Plat Review Minutes
April 18, 2001
Page 25
Sargent:
Conklin:
Petrie:
Wilgus:
Hesse:
Wilgus:
• Conklin:
Sargent:
Hesse:
Edwards:
Conklin:
Hesse:
We may have an easement there.
That's what the telecommunication board asked me, "Are any utilities in the right-of-
way"? I told them "No. The only time the are in the right-of-way is when they cross
over the streets, everybody else wants to be outside of the right-of-way in our
landscaped areas.
If the Highway Department wants to come in and wants to widen, they won't do any
work in the right-of-way. If they put that in now, the utility company will have to pay to
have it relocated.
I don't think there is anything along the property line and all the trees are on that side of
that fenced row.
Which is on the property?
It's on the property line.
So the concern is that within 180 feet from centerline, we may have to widen the
highway and relocate utilities in the future.
I can get by with an easement 10 feet through here.
We may have to work something out.
You are talking overhead too.
It's your call Kim on the tree preservation area. If you want to count that area within
that 10, 15 or 20 feet, whatever we end up deciding.
Is there a way you can show what they are asking for, locate that line as it goes further
south. Do we know how much is in tree preservation area? We'll just have to
coordinate with Arkansas Western Gas to find out where they have easement.
To the south of this lot, between it and the mall there is only one little piece of property,
is there any other way you can serve it from behind?
Boles: It's also a matter of company policy to parallel street and highway right-of-ways and
• not run across the country. If we ever needed to serve that property, it would have to
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Plat Review Minutes
April 18, 2001
Page 26
parallel. How about along Main Street on the north side?
Edwards: Do you guys have any problem with that? Are there any trees in there?
Wilgus: There is only one tree and it's a 36 inch black oak.
Conklin: Did Kim not talk about trying to save this 24 inch oak and move your driveway over?
Hesse: I'm not going to ask for that.
Wilgus: There has already been some pruning already done on this black oak where it fronts
along Main.
Conklin: Kim, what's your reason not to save that rare landmark tree, the 24 inch oak?
Hesse: It's not healthy.
• Conklin: How wide an easement are you looking for Jim?
Sargent: 20 foot.
Hesse: Is that for a new line?
Sargent: No, that would be future. If we have to move that line over at some time when the
highway is widened. We would leave that existing line where it is.
Conklin: I wonder if we can making our easements where it goes under the canopy to say it has
to be bored and underground.
Sargent: If we wind up setting a transformer out there we may need an easement where that
transformer goes between that pole and the building.
Conklin:
Hesse:
Conklin:
20 feet.
7777777777777777
It shouldn't hurt the trees because they are not planted.
• Johney Boles - Arkansas Western Gas
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Plat Review Minutes
April 18, 2001
Page 27
Boles: If any of our utilities need to be relocated at the time of construction it will be at the
owner's expense
Sue Clouser - Southwestern Bell
Clouser: We need those easements too. I'll need two 3 or 4 inch conduits out to the property
line north to Main.
Phillips: It's not a problem lumping all these utilities in one?
Edwards: No, that's why they get 20 feet.
Conklin: It's a general utility easement. Do you have a pole sign?
Wilgus: There is going to be a pole sign.
Conklin: You might want to get a copy of our sign ordinance.
Edwards: The thing about the building permits, I went over that and revisions are due April 25,
2001, by 10:00 a.m. but you are going back to Plat Review. That's it.
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Plat Review Minutes
April 18, 2001
Page 28
LSD 01-10.00: Large Scale Development (Joyce Street, pp 176) was submitted by J. Steve
Clark of Clark Consulting on behalf of Dr. Ben Israel for property located at 2400 W. Joyce Blvd.
The property is zoned R -O, Residential Office and contains approximately 5 acres. The request is to
42,500 square foot professional office building.
Edwards: The next item is a large scale development for Joyce Street submitted by J. Steve Clark
of Clark Consulting on behalf of Dr. Ben Israel for property located at 2400 W. Joyce
Blvd. The property is zoned R -O, Residential Office and contains approximately 5
acres. The request is to 42,500 square foot professional office building.
Clark:
Can I make a comment before we start? Basically I made the fatal mistake that
engineers and consultants do, I didn't verify for myself the exact requirements of the
ordinance and I take it, based on conversations, that the tree preservation was
preserving 20% of existing canopy as opposed to 20% of the total site area. Based on
that, I think I can circumvent one of those comments in, we will meet the tree
preservation area requirements. We have to make some minor modifications to the
site, shifting those northern buildings to the south and putting in some ??? to gain some
trees on the site, to preserve those.
Conklin: Do you think you can save 20% because even if you move this back 10 feet you are
going to end up with about 10%.
Clark:
If you base it on, I don't remember how I did my calculations, excluding the street
right-of-way that will be dedicated we will end up with about 4.2 acres total. We will
need a strip along the back that would be 80 feet wide. What I'm anticipating is that
we shift that building by 20 feet and taking about a 20 foot piece out of these lower
buildings on each side, which would allow us to lose 8 parking spaces shifting those
northern two buildings south by about 20 feet and then picking up the trees on either
side.
Conklin: What was told at City Council when it was rezoned, there was going to be a 50 foot
strip in the back and now you are saying 60. Kim is going to have to make a
recommendation on it. This is going to have to cause a redesign of the project.
Clark: I think we can do that by shifting that building and picking up 20 feet there plus the trees
that are on the side yard lines. Move our grading in, put a 2 or 3 foot tall rock wall
somewhere either at the top of the slope or the bottom of the slope.
• Edwards: Are we talking both sides?
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Plat Review Minutes
April 18, 2001
Page 29
Clark: Probably.
Conklin: For today we'll go through our comments and then we'll come back to Technical Plat
Review and not send it forward.
Clark: When you look at the plan there is not going to be dramatic changes in what it looks
like.
Conklin:
Clark:
Conklin:
Edwards.
Conklin:
Clark:
Conklin:
Clark:
Conklin:
Alderman:
We are going to need to come back to Technical Plat Review so Kim has a chance to
review it and make recommendations.
I know she's not here, if I can work that out with her this week so that she's satisfied
with it?
It's going to redesign your project.
I'm worried about the differences in parking and what all changes.
Staff is going to need more time. It needs to come back. Anytime you change your
parking and building footprints, they come back through the process.
I don't intend to argue with you. By dropping out, shrinking those side buildings 20 feet
and that will allow...
Shifting your parking and it's going to change your grading plan. Staff yesterday was
concerned enough, even with 10 feet, that it should come back through the process.
We are talking even more of a change than that.
From looking at it, it's not going to look much different but obviously I'm not making
any progress here.
Staff was concerned just moving 10 feet and we are doing more than that.
Can I make one comment about the 50 feet? There was no requirement in our review
last time or any of the documentation we have when the R-0 was made on that that
there was any requirement up there for tree preservation of any depth. It says that we
will have tree preservation but it does not state a depth of any kind. I've asked that
question three or four times here. I would like to get that qualified.
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Plat Review Minutes
April 18, 2001
Page 30
Conklin:
Edwards:
I'll give you a copy of the minutes.
Now what we are looking at, we are not arguing that the requirement was 50 feet but
we are arguing that the requirement is for 20% of the site to be preserved.
Alderman: We don't have a problem meeting that but we want to make sure we understand the
thing about the 50 feet. There is no 50 foot requirement.
Conklin:
I'll read you the minutes. I guarantee you Dr. Hudson, the Council and Ben Israel,
saying 50 feet that this project, if it doesn't have at least 50 feet, my prediction is it's
probably going to get appealed to the City Council asking where the 50 feet is. I can't
predict what's going to happen at City Council.
Alderman: We've asked for that three or four times. That's why I want to get this clarified. We
don't have a problem giving them the 50 feet.
Conklin:
Alderman:
Conklin:
Alderman:
Conklin:
Alderman:
Conklin:
It might be more than 50 feet.
It will be more than 50 feet but that was not in any of the records that we have from the
meetings.
Let's see, Dr. Israel stated, in their mind it was the best place to leave it. They wanted
to preserve the back 50 feet, if that is what it was and it met the City's requirement and
did not contradict the grading and drainage.
That's the only message of 50 feet. There was no agreement on any particular amount,
it was just that it would meet the ordinance requirements, is that not right?
What's told to City Council and we go on a tour and we are all out there walking the
site and saying "We are going to try to save 50 feet." Thank you Kim. We are talking
about trees and 50 feet. I'm trying to do you job right now. It was their intention to
leave the northern 50 foot buffer. They talk about 50 feet through these minutes.
I asked for a clarification of that three or four times and 1 could never get it said
anywhere that 50 feet was the requirement.
It's not a requirement. It's what Dr. Israel was talking about at City Council.
• Edwards: We think that his discussion persuaded them to believe that 50 feet would be
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Plat Review Minutes
April 18, 2001
Page 31
Hesse:
Conklin:
Alderman:
Conklin:
preserved.
They asked me to comment for that reason
I'll make a copy right now.
I've asked four times for this.
I'll make a copy. You'll have a copy.
Kim Hesse - Landscape Administrator
Hesse:
Clark:
Alderman:
Edwards.
Franklin:
Alderman:
Edwards:
Hesse:
20% of the site is to be preserved in existing canopy for this zoning classification. If
tree pits are to be used within the parking lot to meet interior parking lot requirements,
the stalls shall be deep enough that the car will not overhang into the planting space.
We as staff have not found those diamonds to work very well although we haven't gone
as far as to remove them from the ordinance. We are not happy with the results that
occur because of cars hanging out into the aisle. We would prefer that you go with one
of the other options such as the landscaped island, 1 per every 12 spaces.
The problem that we ran into was that we didn't have enough room. The bottom line
is, these are more allowed ordinance and even though you may not like them, I agree, I
don't like them very well either but that's kind of what we were forced into using.
Can we get our 15 feet back?
No, I'm sorry. Perry, are you still going to make the recommendation that the stalls be
extended?
I get complaints because a three quarter ton truck pulls into that parking space and he's
sticking four feet out in the driveway.
It's in the ordinance that way, isn't it?
It does.
Although a symbol for landscaping is shown between the right-of-way and the parking,
individual trees and shrubs shall be indicated. A tree is required for every 30 foot
intervals of right-of-way frontage with a continuous row of shrubs adjacent to the
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Plat Review Minutes
April 18, 2001
Page 32
parking areas. A 36" waterline exits within this planting area and all trees must be kept
ten feet from this line. It is acceptable to group the required trees in certain situations.
Please see me to determine the best planting arrangement.
Clark: I don't see any way to keep the trees.
Edwards: I think you can put them in the right-of-way again.
Hesse: We may not get any trees in here.
Clark: Keep in mind, this is the sewer line that comes through here so we can't keep 10 foot
from this one and 10 foot from the sewer line.
Hesse: Ron, what is Dave's response to service sewer lines and trees?
Clark: This would be a public main.
Edwards: Why don't we stick them in theright-of-way like we did, is that possible? Can we
stick the trees out here on the right-of-way?
Petrie: I don't see why not.
Edwards: Let's do that, dust like we told Target to do.
Clark: Set them on the edge of the right-of-way 10 feet off the waterline.
Edwards. Yes. It will be your responsibility to water those and maintain them. We prefer
irrigation.
Hesse: The only problem with that is we are going to have to go out 30 feet.
Edwards: 30 feet from the drive.
Clark: I don't think that's quite 20 feet between the two. We may be able to come in here
and do something over here in this slope that would work. It isn't going to work over
here because we've got storm sewer running down the right-of-way.
Petrie. It's private storm sewer.
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Plat Review Minutes
April 18, 2001
Page 33
Clark:
Conklin:
Hesse:
Clark:
Hesse:
Clark:
Edwards.
Chuck Ruthe
Right now it's metal pipe. It won't hurt the pipe except we'll have to maintain it, the
tree would have to come out. We don't want that to happen.
Richard, here you go. I gave you a copy of the Planning Commission minutes.
Please include all applicable details and notes required for landscape installation, see
Off -Street Parking Lot Landscape Ordinance. A final landscape plan is required prior
to building permit approval.
I don't have to give all the details at this time but just prior to.
We need to let the Planning Commission know where trees are.
So 1 don't even have to show species at this time.
Actually 1 think maybe you should. They are always interested in knowing what type of
trees they are.
rford - Sidewalk & Trails Coordinator
Rutherford:
Clark:
A 10 foot asphalt trail exists along Joyce Boulevard. Trail shall be continuous through
the driveway. Driveway approach and transition ramps for the trail shall be constructed
of Portland Cement Concrete and shall not have a run slop of greater than 1 inch per
foot and a cross slope of greater than 1/4 inch per foot Add a sidewalk/multi-use trail
symbol to the legend. We do have a new ordinance requiring bicycle parking racks.
Five racks are required based on the number of spaces. We do have details and I can
get those for you. They have to be a "U" shaped rack and we've got certain
specifications.
When you say five, are you talking about racks for 5 bicycles?
Sara Edwards - Associate Planner
Edwards:
Clark:
It's actually for 10 bicycles. I did get your elevations however, I did not see the sides
facing Joyce and we are particularly interested in those sides. I need elevations of
those. We've got front and back.
The big one is looking at Joyce and you see the sides of those with this in the
background.
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Plat Review Minutes
April 18, 2001
Page 34
Edwards:
Alderman:
Conklin:
Alderman.
Shreve:
Clark:
Shreve:
Clark:
Edwards:
Clark:
Conklin:
Edwards:
Clark:
Edwards:
Clark:
Edwards.
I got it.
I showed you what any typical building is going to look like. The bicycle racks, it
doesn't matter where we put them, all in one place?
It should be within 50 feet of an entrance. Do you have a recommendation on where
you would like to see them?
Can we put them in our central area between the two buildings where we have the
public space.
It's dust a recommendation. We would like them within 50 feet of the entrance. You
can reduce your auto parking by a small percentage if you put in additional bike racks.
What kind of deduction can you get?
Up to 10%, one rack for one auto space.
Are they approving that fairly regularly or is nobody asking for that?
They haven't had it yet.
One rack reduces one space up to 10%?
That's over and beyond the required number of racks, right?
Yes. If you have 6 or 7.
If we put 10 racks we can reduce 5 spaces?
Right. I think you've got the right-of-way taken care of, I just need it dimensioned 55
feet from centerline. You also need to add a site coverage note, meaning it has to be
left 85% of the site buildings and parking lots.
If you've got 20% tree canopy, I can guarantee it.
The driveway width, I'm a little concerned about. As it stands, that would be a
variance. I'm interested in seeing, with our ordinance we allow for a 36 foot drive with
a 10 foot island incorporated in the middle, is that something that's possible. Let's put
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Plat Review Minutes
April 18, 2001
Page 35
Clark:
Edwards:
Clark:
Edwards:
Clark:
Edwards:
Clark:
Edwards:
Clark:
Edwards:
Phipps:
Edwards:
Clark:
Alderman:
a landscaped median and you can still have two 12 outs and a 12 in.
If we put the island in here then we can go to 24 and 12?
Right. I would suggest let's not continue that back all the way, maybe let's cut it in
some.
In order for a left turn lane to do you any good you've got to have enough stacking
room for the anticipated left turn traffic.
I think if we made that landscaped median all the way down, the beautification, we
could probably deal with that.
It's a trade off.
I want you to show the striping in and out.
The other thing to do is go back to one way in and one way out and let everybody that
has to tum left and traffic backs up at 5:00 p.m., cuss City Hall.
Do you have any overhead utilities on site?
Just across the front.
How big is that?
About 3/4ths.
All new service to be placed underground. Standard comment, all utility equipment,
dumpsters need to be screened, meters on the wall need to be painted to match the
brick. I also have some comments about the trees in the front, we'll work that out.
The only other thing is, I'm still interested in the cross access. If we are going to make
this tree preservation area, I think we can probably reconsider the cross access. I need
to think about it. I don't want to kill trees but I'm for cross access. We'll bring that to
the Planning Commission's attention and maybe we can work that out.
Honestly, I think the cross access is something that I disagreed with from day one.
This area right here would be very advantageous to get our 20%. If we can work with
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April 18, 2001
Page 36
you on that. We don't feel like anybody from over here is going to strain through this to
get out.
Edwards: Just the west.
Conklin: Kim, this landmark tree right here, they have these saved or have you made that
determination yet. There is no reasonable way to develop this property.
Hesse: I'm going to have to see what they come up with.
Clark: Basically what I'm anticipating doing is going in here and taking 20 feet of length out of
both of these buildings which allows us to lose 4 parking spaces on both side. Shift this
down an additional 20 feet which will give us 3/4 of 20%, about 15%. In addition to
that we'll come in and do a small 2 or 3 foot tall rock wall which will save this row of
trees and then there is some canopy that comes through here that does the same thing
over here. It will probably expose part of the stem wall on this building.
• Conklin: There are utility easements. Are they proposed? We can put an easement through a
parking lot can't we?
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Phipps: I don't want my transformer sitting in the parking lot.
Clark: It won't be in the parking lot, it will be on one of these little islands up here. Richard
doesn't like it either. The other option, if you can live with less than 20 feet then we
could probably shift that easement away from the property line and put it up here
adjacent to the building on each side.
Phipps: It has to have a minimum 15 foot.
Edwards: Do you need them on both sides or can some of you go on one side of the easement?
Boles: If they want gas to the building.
Clark: We'll either have to go in the front...
Boles: I don't think you want gas there.
Alderman: We don't want them there, I agree. Can we do a 15 foot utility easement instead of
20?
Plat Review Minutes
April 18, 2001
Page 37
Boles: I've got to have adequate separation from anything.
Clark: Which is 5 feet?
Boles: At least 5
Alderman: I know you would like to have more than that. We'll get our tree preservation thing
straightened out and since we are coming back we'll look at the utility easements after
that.
Edwards: Ron?
Ron Petrie - Staff Engineer
Petrie:
I'll go over it pretty quick since you are coming back anyway. Water, you need at least
36 inches of cover over the 36 inch waterline. Whatever grading you are proposing
plan on that requirement. Dave Jurgens will have to approve the connection to the 36
inch waterline. I don't think he'll allow it but we'll let him make that call. Your
proposed sign, retaining wall on the front, drainage structures and storm pipe should be
setback a minimum distance of 10 feet from the waterline. Just in case you question
why we can make that comment, in the grading ordinance there is a section, "required
setback on retaining walls, cut slopes and fill slopes from edge of the ...shall be a
minimum distance of 5 feet unless screen".
Clark: I didn't question it.
Petrie: I don't see any problem with anything. This retaining wall will need a little bit of
grading.
Clark: That is the only one that will be at issue is that retaining wall.
Petrie: We don't allow that even on an 8 inch waterline much less 36. If you would add your
location of your water meters. Sewer, standard comments, raincatchers are required
for all new manholes. We need a minimum 10 foot easement from the sewer line to the
edge of the easement, I don't think you have that just to the south of building 4. I think
you are a couple of feet shy.
Clark: I Just need to shift if south.
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Plat Review Minutes
April 18, 2001
Page 38
Petrie: If you've got separation.
Clark: I do. I'm way over 10 on the separation, I think.
Petrie: Grading, standard comments, there are some items to be added to the plan. Nothing
that would require any revisions. Drainage, for now I have no comments. I didn't
spend a whole lot of time reviewing it.
Clark: Looked okay?
Petrie: Yes. Make sure we get this application signed.
Clark: There should have been a signed copy that came in as part of my package.
Edwards: Let's look. There it is.
Petrie: That's all I have.
Mike Phipps - Ozark Electric
Phipps: The existing power line along Joyce is on the existing right-of-way and there is a 15 foot
easement north of it. If we should ever have to move it if they widen Joyce again, the
relocation of that overhead may be at the developers expense.
Conklin: You are in the right-of-way and you are placing that on the developer?
Phipps: Proposing the new right-of-way.
Clark: I don't understand how that can be at the developer's expense.
Phipps: I said may be.
Clark: If we have to move it now, we'll do it.
Phipps: I just want you to know there is a 15 foot easement north of that power line that's not
shown.
Conklin: I'm not sure how much you can put on the waterline.
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April 18, 2001
Page 39
Phipps: We'll work around that.
Clark: I think your overhead electric hits right at or just behind the right-of-way.
Phipps: Before I could request easements I would have to see where the panels are going need
to be. Then I can try to get a transformer located to serve two on one side and two on
the other. We want to try to be within 200 feet of the transformers.
Alderman: Let's say before we had to make an adjustment in the plan, it was our intention to have
the easements on this side and have your transformers on the backs.
Phipps: Yes.
Clark: What size transformers are they, physically?
Phipps: Is it three phase or single phase? Three phase requires an 8 by 8 pad and the
transformer is probably about 5 feet high. Single phase pad is 3 by 3, transformer is
about 28 inches. Until we know the load, we won't know. If it is in front and it is three
phase we are looking at screening around that. We would need at least six foot
clearance and fence put around the transformer on all sides, for us to be able to work
around in there.
Clark: The transformer itself is physically how big then? You need 12 feet plus?
Phipps: It sits on an 8 by 8 pad and then 6 foot screening.
Clark: Outside of the 8 foot?
Phipps: Yes.
Clark: The transformer itself isn't 8 feet, is it?
Phipps: No. Then you are looking at 6 foot outside that pad each way. It's a safety thing. We
don't want anybody back in there. It's probably going to take a pretty good sized
area The Post Office, that's about the size of that transformer that I'm talking about.
That's not screened on Joyce.
Conklin: We can talk about landscaping on the Kohl's. That's in the middle of asphalt. I'm sure
• Ben Israel wants the project to look nice.
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Plat Review Minutes
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Page 40
Clark:
Phipps:
Alderman:
Phipps:
Alderman:
Phipps:
There is no question that he does.
If we go through here, I can't guarantee that those trees wouldn't be damaged. Five
years from now they might die.
They are 8 to 12 inch trees, we'll try to keep them.
If we can find a way to get to the building...
As soon as we get our tree thing worked out, we'll get with you and figure out where
you can go before we come back.
You are probably looking at gas, telephone, it will all be in there. 1 have no other
comment.
Johney Boles - Arkansas Western Gas
Boles:
Alderman:
Boles:
Clark:
Boles:
Clark:
Boles:
Clark:
I wanted to say the easements were fine as shown. I guess if we run up through the
parking lot we would probably, how many tenants are you going to have.
Probably 3 to 4 in each building.
We would probably possibly put services on the ends of the buildings. You are talking
about putting a retaining wall back there?
I'm talking about a 2 or 3 foot stacked rock wall that would be somewhere on the
back edge of the easement.
Is that to be constructed after all the utilities are in place?
Yes. The easements are going to have to go in after the slopes are cut, right? The rock
wall would go in at the back edge of the easement so that your utilities are between the
wall and the building.
As long as I have maneuverability to stay 5 or 6 feet off the power line, I'll be fine.
I'm talking about putting only gas in the back, electric in the front or conversely gas in
the front, electric in the back.
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April 18, 2001
Page 41
Boles: Yes.
Clark: 15 feet would be adequate for either you under that circumstance?
Phipps: Sure.
Boles: Yes.
Clark: Telephone, could you share?
Sue Clouser - Southwestern Bell
Clouser: I can go in with either of them:.
Clark: Just not gas and electric.
Boles: Of course to the power is going to bury a lot deeper than we are.
• Phipps: We bury at 48.
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Boles: We bury probably at 30.
Clark: We need to make the decision as a development on would we rather have gas meters
out front or would we rather have electric out front. I think we can put the electric in
the back. You are saying you would likely put your meters at the ends of the buildings
anyway?
Boles:
I would probably put double services against the back of the buildings. In other words,
if 1 ran to the north end of building one, I'm not going to turn and come back south and
loop back around.
Clark: We'll bring it back. We'll get with you and try to make some suggestions.
Clouser: We need easements and I'll need conduits from each of the buildings to wherever we
decide we are going to serve, preferably 3 to 4 inch conduits, 2 to each building.
Clark: You can share your conduits with cable?
Clouser: We don't share the conduits.
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Plat Review Minutes
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Page 42
Clark: You are wanting 2, electric wants 2, is that right?
Boles: We asked for 2.
Phipps: The transformer, what I'll do is we'll go in there and we'll dig at $2.50 a foot, conduit
at $.70 a foot to the transformer, from the transformer to the building we have the
electrician...
Clark: You take care of it all. I don't have to worry about getting anything in place for you?
Phipps: Yes.
Edwards: Can the cable go in with anybody?
Phipps: They go with us.
Edwards: He didn't send me any comments so you may want to contact him.
Alderman: Can we go back to the tree thing for a second? The 24 inch oak that's up there, I
guess we are going to want to get a determination, that's a triple trunk, that's not one
24 inch oak. I guess they need to know whether or not that's a landmark tree. We
didn't think it was
Clark: There is three trunks but at least one of those three are 24 inches.
Alderman: I guess when we figure out how far this comes down here, we'll know whether or not
we'll be within that or not.
Conklin: Do you have to go look at that Kim?
Hesse: Yes.
Clark: I don't think there is any problems with you going out on site. Notification? Do I do
that or do you?
Edwards: You do that.
Clark: That's what I thought the ordinance said but I know I gave you guys addresses.
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Edwards: We do it also.
Conklin: We go over and beyond what the ordinance requires, put signs up, email the
neighborhood associations, display ads.
Clark: I have to have the registered mail, return receipt requested.
Conklin: If you have any questions, please give us a call.
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Plat Review Minutes
April 18, 2001
Page 44
LSD 01-12.00: Large Scale Development (City of Fayetteville (Lewis Street Soccer Fields),
pp 406) was submitted by Parks & Recreation on behalf of the City of Fayetteville for property owned
by the University of Arkansas located at 1515 North Lewis Avenue. The property is zoned P-1,
Institutional and contains approximately 27 acres. The request is to develop 7.73 acres with parking
for soccer fields
Edwards: The final project on today's agenda is a large scale development for the City of
Fayetteville Lewis Street Soccer Fields submitted by Parks & Recreation on behalf of
the City of Fayetteville for property owned by the University of Arkansas located at
1515 North Lewis Avenue. The property is zoned P-1, Institutional and contains
approximately 27 acres. The request is to develop 7.73 acres with parking for soccer
fields.
Chuck Rutherford - Sidewalk and Trails Coordinator
Rutherford: We talked about Mount Comfort, 6 foot sidewalk and 10 foot greenspace. Bike racks
are required, 7 racks. They can be located in the grass.
• Edmonston: I know where that's going to go. Does that need to be noted on here?
Beavers: Yes.
Edwards: You are planning on getting the Mayor's signature?
Edmonston: I thought you sent it up there. I can do it. I did talk to Don Bunn.
Sara Edwards - Associate Planner
Edwards: I asked you to add adjacent zoning, plat page 406, floodplain reference map panel 84D
dated July 21, 1999, dimension rights-of-way from centerline, change the legend
description to legal description. Like I said the code does not adequately address
parking for a soccer field, therefore we are requesting that the applicant provide a letter
justifying their request for the parking. As I said I want you to include the number of
spaces already existing on the site plus the additional and that justification. I am asking
for a waiver for a 3 foot wider driveway be requested in writing, include the waiver for
the trees in the island.
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Kim Hesse - Landscape Administrator
Hesse: Please provide a note that no existing canopy is within the limits of the project. A
variance is required to eliminate landscape islands along the perimeter rows of parking.
I will support this variance if trees are planted along that perimeter edge of paving and
one tree is planted for every 8 parking spaces.
Beavers: I appreciate this. We already made most of these changes.
Conklin: I'm not the expert on these islands, do you think that radius is too short on these end
caps. Are cars going to have a hard time getting out? See how they are pointed? I'm
just concerned about cars backing out.
Beavers: Could be.
Conklin: If you reduced it down maybe, I don't know. 1 don't know if there is a standard
somewhere.
Beavers: I'm sure not the expert. If I had been smart I would have let Ron do this. We'll look
at that.
Conklin: I don't want any gas lines or fuel lines taken out.
Edwards: Utilities?
Jim Sargent - SWEPCO
Sargent: No comment.
Sue Clouser - Southwestern Bell
Clouser: I don't know where we feed from but we'll probably will need... What are you planning
for phones in the concession stands?
Edmonston: We already have one.
Clouser: No comment. Thank you.