HomeMy WebLinkAbout2001-06-13 - Minutes• • m MINUTES OF A MEETING OF TECHNICAL PLAT REVIEW A regular meeting of the Technical Plat Review Committee was held on Wednesday, June 13, 2001 at 9:00 a.m. in Room 111 of the City Administration Building, 113 West Mountain, Fayetteville, Arkansas. ITEMS CONSIDERED ACTION TAKEN FPL 01-6.00: Final Plat (Bridgeport Phase V, pp 360) Forwarded Page PPL 01-4.00: Preliminary Plat (Cross Creek Subdivision, pp 359) Sent back to PR Page LSD 01-18.00:Large Scale Development (Merit Electric, pp 642) Forwarded Page LSD 01-19.00:Large Scale Development (Noble Oaks Apartments, pp 405) Forwarded Page LSD 01-20.00:Large Scale Development (City of Fayetteville P.V.F.V., pp 600) Forwarded Page STAFF PRESENT Sara Edwards Ron Petrie Keith Shreve Kim Hesse Perry Franklin Kim Rogers Tim Conklin UTILITIES PRESENT Glen Newman, SWEPCO Bill Sargent, SWEPCO Kevin Lefler, Cox Communications Sue Clouser, Southwestern Bell Bill Smith, Southwestern Bell Johney Boles, AR Western Gas Mike Phipps, Ozark Electric STAFF ABSENT Solid Waste Fire Chief UTILITIES ABSENT • Plat Review Minutes June 13, 2001 Page 2 FPL 01-6.00: Final Plat (Bridgeport Phase V, pp 360) was submitted by Michael Marie of Engineering Design Associates on behalf of Creekwood Hills Development, Inc. for property located northwest of New Bridgeport Road. The property is zoned R-1, Low Density Residential and contains approximately 14.34 acres with 43 lots proposed. Edwards: Good morning, welcome to the Wednesday, June 13, 2001, meeting of the Technical Plat Review. The first item is a final plat for Bridgeport Phase V submitted by Michael Marie of Engineering Design Associates on behalf of Creekwood Hills Development, Inc. for property located northwest of New Bridgeport Road. The property is zoned R-1, Low Density Residential and contains approximately 14.34 acres with 43 lots proposed. Perry Franklin - Traffic Superintendent Franklin: Street lights are required every 300', at intersection and at the end of streets. The plat does not meet this requirement. Install a street light between lots 175 & 176 and move street light from SW corner of lot 161 to SE corner of lot 162. • Chuck Rutherford - Sidewalk and Trails Coordinator Rutherford: Access ramps should be placed to allow the shortest and most direct route across streets. Some intersections will require two access ramps at each corner, while others will not (a "T" intersection for example). A single ramp on the radius should not be used. Kim Rogers - Parks Operations Coordinator Rogers: The Parks and Recreation Advisory Board recommended a partial land and money requirement from this development. A banking credit of 0.6778 acres for Phases I-IV leaves a balance due in the amount of $7,467.36 to complete the parks requirement for Phase V. This is based upon Phase V containing 43 single family units. Also, all park debris and piles of dirt must be removed before final plat will be signed. Also, the developer needs to add mulch around the canopy of the several trees within the park; 3 trees near the drainage ditch and two into what has become a construction entry onto park property (see photos). The drainage ditch will also need to be completed by the developer and inspected by parks staff for before final plat will be signed. • • • Plat Review Minutes June 13, 2001 Page 3 Kim Hesse - Landscape Administrator Hesse: No comment. Edwards: Developer shall process and pay for Hendrix annexation. Owner's signature is required on application. Diskette required prior to Planning signing final plat. Please shade the sidewalks on drawing and in legend. As mentioned at preliminary plat, there is $200 due. Conklin: Mike, apparently there has been some misunderstanding. Mr. Hendrix attended our City Council meeting last Tuesday night and was very upset that he could not tie onto sewer. This was negotiated outside the City but Mr. Hendrix is concerned about having to hire attorneys and do petitions for annexation. He thought since you gave him two sewer taps he could get on the sewer. Helmer: I can speak to that Tim. We had no problem to provide the taps. He felt like he could tie on. I'll talk to him. He knows we did not agree to hook him into the sewer. I don't mind helping him with that Maybe he misunderstood Ron Petrie - Staff Engineer Petrie: General comments: You know that we need that final inspection before we can proceed to Subdivision Committee. In accordance with a Planning Commission condition of approval, there is "an assessment of $200 per lot shall be assessed for improvements to Hamestring Basin sanitary sewer". (43 lots at $200 = $8,600). In accordance with the drainage agreements made with the downstream property owners (Hendricks & Simkins), confirmation will be needed form these property owners to confirm that the property has been restored as agreed and made a part of the Planning Commission's original approval. Add the waterlines, sewerlines, fire hydrants, and drainage pipes to final plat. Revise Note No. 7 to include the City using the driveway to access the sewer lines and manholes. Streets: The request to not construct Roanoke Place to the subdivision boundary will require a waiver from the Planning Commission's previous approval and Section 1-1 of the City Minimum Street Standards. Easements: Clarify the non-uniform easements located to the west of lots 166 and 188. Clarify the boundaries of the utility and drainage easements at the northwest corners of lots 166 and the northeast of lot 155. The offsite drainage easement shown in the Red Oak Park can be removed. Provide the offsite utility easement documents for review prior to obtaining the signatures. These documents should be recorded and the instrument numbers added to the final plat prior to recording the final plat. If possible, separate the • • • Plat Review Minutes June 13, 2001 Page 4 utility and drainage easements to the south of lots 188-194. Mike Phipps - Ozark Electric Phipps: Ron took care of my comments. Kevin Lefler - Cox Communications Lefler: No comment. Sue Clouser - Southwestern Bell Clouser: No comment. Johney Boles - SWEPCO Boles: No comment. Edwards: All your revisions are due Wednesday, June 20th by 10:00 a.m.. Phipps: You need an easement between 195 and 196 to get to a streetlight, 10 feet, 5 foot each side. Petrie: You just need a 10 foot easement for those streetlights. Plat Review Minutes June 13, 2001 Page 5 PPL 01-4.00: Preliminary Plat (Cross Creek Subdivision, pp 359) was submitted by Brian Moore of Engineering Service Inc. on behalf of Cross Creek Subdivision for property located east of Sunshine Road and north of Highway 16. The property is zoned R-1, Low Density Residential and contains approximately 3235 acres with 100 lots proposed. Edwards: The next item is a preliminary plat for Cross Creek Subdivision submitted by Brian Moore of Engineenng Service Inc on behalf of Cross Creek Subdivision for property located east of Sunshine Road and north of Highway 16. The property is zoned R-1, Low Density Residential and contains approximately 32 35 acres with 100 lots proposed. Conklin: This 14 acres is not currently in the City, I'm not going to allow the plat to be processed until the annexation is approved. What I asked ESI to do is to break this out. I haven't talked to you about this yet, we are going to come back to plat review. The next plat review we will see the lots that are inside the City. Humbard: You may see some other phase lines too. Kim Rogers - Parks Operations Coordinator Rogers: I would like to have added the telephone number of the developer/owner on the plat. The Parks and Recreation Advisory Board recommended accepting land dedication for the property north of the Cross Creek Development pending annexation and rezoning by the developer on May 16, 2001. In the case the property is not annexed or not purchased by the developer, the Parks and Recreation Advisory Board recommends money in lieu of land. The parks staff and developer will be required to work together on determining the exact location and total acreage of the park property including accessibility to the park land and would like to meet as soon as possible to set a location for the proposed park land. Kim Hesse - Landscape Administrator Hesse: The tree protection and preservation ordinances states "Proposed development should be designed to maximize the preservation of rare and landmark trees. Where rare and landmark trees exist, flexible approaches such as adjustments to lot layout, placement of buildings and paved surfaces and location of utilities should be pursued in order to save them." I feel that this has not been achieved with the current road alignment and lot layout. Out of the rare trees identified, less than half can be preserved with this current design. Please revise design or provide proof that alternative options are not • • • Plat Review Minutes June 13, 2001 Page 6 feasible. We just need to meet and need communication there. I just have to make a recommendation. Perry Franklin - Traffic Superintendent Franklin: Street names must be approved by 911 coordinator, Jim Johnson. Show a streetlight between lots 92 and 93. The larger cul-de-sacs should have an island in the center to define the vehicle path. Chuck Rutherford - Sidewalk and Trails Coordinator Rutherford: We would like for you to provide a table with street names, street widths, right-of-way width, greenspace width and sidewalk width needs added to the plat. (This would replace part of note #1, note #4 and #5). Access ramps should be placed to allow the shortest and most direct route across streets. Two access ramps at each street corner (where appropriate) will be required. At "T" intersections a corresponding ramp should be installed across from the intersecting street. On residential class streets where the sidewalk wraps around the cul-de-sac and ends, a ramp should be constructed at the ending/beginning point of the sidewalk (preferably at a lot line) and a corresponding ramp across the street. Mickey Jackson - Fire Chief Jackson: Hydrant locations and spacing very good as proposed except hydrant shown between lots 88 and 89 should be moved to the street intersection at lot 90 and hydrant shown between lots 135 and 136 should be moved to street intersection at lot 135. Sara Edwards - Associate Planner Edwards: Add plat page 359 and what I would like to see is dimension the nght-of-way width for each street All of your lots on the cul-de-sacs need to be dimensioned and shall not exceed 500 feet. Two stub -outs shall be shown to the south and an additional intersection shall be added to New Bridge. You need to show all your setbacks. I had a little bit of trouble interpreting your floodplain line. No curb cuts shall be allowed on Sunshine. All new utilities under 12 KV shall be placed underground. As far as your streets, I'm going to start with the future phase, we need a connection going to the east. Humbard: Between us and Bridgeport. • • • Plat Review Minutes June 13, 2001 Page 7 Ron Petrie - Staff Engineer Petrie: I don't have my written comments prepared yet, I will fax those to you. I'll go over what I have so far. First thing, the way it is shown, there is only one waterline connection, one feed into a subdivision of this size, I couldn't accept that. Get with Jim Beavers on that one. Edwards. Back to this zone A, we'll require that to be submitted to FEMA. I just want to make sure you are aware up front. Mike Phipps - Ozark Electric Phipps: We would need a 20 foot easement on the lot line of 26 and 27. We've got some head walls down here just west of 23 and east of 25. We will need quad crossings and a 20 foot easement on 31 and 32, 10 feet each side. We'll need a crossing form 31/32 to 55/56, six 4 inch, 42 inches deep finished grade. I'll need from 44 to 67 over to 12 and 13, six 4" crossings there. We will also need a 20 foot easement at 12 and 13, lots 8 and 9, 10 foot each side, we will need four 4" quad crossings there also a 20 foot easement. Also, a 20 easement 82/83, 10 foot each side, four 4" to 85 and 86, 78 and 77, 20 foot easement, four 4" crossings from 77/78 to 90/91, I'll need six 4" crossings from 76/77 to 35/36, we'll need a 20 foot easement between 35 and 36, coming down, 20 foot easement 42/43 10 foot each side, six 4" crossings 42/43 to 94/95, 20 foot easement on 94/95, 20 foot easement 95/96, four 4" crossings 95/95 to 132/133., the southeast corner of 43 we need a 6 inch crossing across the road six 4", 20 foot easement 110/111, four 4" conduits, 110/111 over to 144/145, 102/1 southwest comer of lot 1 to the northwest corner of 102 six 4" crossings there, four 4" conduits 120/119 to 4/5, 20 foot easement on 4/5, we need that to tie in to 6 and continue on. We'll need a 10 foot easement to all streetlights. That's all the comments I have. Kevin Lefler - Cox Communications Lefler: I agree with electric. Sue Clouser - Southwestern Bell Clouser: I agree with electric. • Plat Review Minutes June 13, 2001 Page 8 Johney Boles - SWEPCO Boles: No comment. • • • Plat Review Minutes June 13, 2001 Page 9 LSD 01-21.00: Large Scale Development (Merit Electric, pp 642) was submitted by Milholland Company on behalf of Merit Electric for property located south of Pump Station Road and east of City Lake Road. The property is zoned I-1/1-2, Heavy Commercial/Light Industrial/Heavy Industrial and contains approximately 2 acres. The request is to build a 8,460 sq.ft. warehouse. Edwards: The next item on the agenda is a large scale development for Merit Electric submitted by Milholland Company on behalf of Merit Electric for property located south of Pump Station Road and east of City Lake Road The property is zoned I-1/1-2, Heavy Commercial/Light Industrial/I-Leavy Industrial and contains approximately 2 acres. The request is to build a 8,460 sq.ft. warehouse. We have Tom Jefcoat here from Milholland. Kim Hesse - Landscape Administrator Hesse: Several trees shown on the plan are not on the existing tree chart. Please include these trees on the plans to Subdivision Committee. A continuous planting of shrubs is required between the parking area and the adjacent right-of-way. A complete landscape plan with species listed, notes and details for proper plant installation will be required prior to building permit approval Please provide landscape plan directly to the Landscape Administrator. Some form of irrigation is required for proposed landscaping, please refer to ordinance. If there are storage plans or future expansion plans in the rear of the property, please note this on the plans. Perry Franklin - Traffic Superintendent Franklin: Street light required if none are located within 300 feet. ADA space must be van accessible, 8 foot space and 8 foot aisle. Chuck Rutherford - Sidewalk and Trails Coordinator Rutherford: City Lake Rd. is a collector street which requires a 6 foot sidewalk with a minimum of 10 foot greenspace. Sidewalk shall be continuous through driveway, with a maximum of 2% cross slope. Remove lines representing curbs through the sidewalk section (in the driveway) from the drawing. Mickey Jackson - Fire Chief Jackson: A fire hydrant should be placed in front of the proposed building on the north side of • entrance off City Lake Road on 8 inch waterline coming off the main across the • • • Plat Review Minutes June 13, 2001 Page 10 highway. Petrie: A 6 inch would be acceptable. Sara Edwards - Associate Planner Edwards: Please reference floodplain panel 94D dated July 21, 1999. It looks to me like you probably need to ask for number of curb cuts, distance of curb cuts, intemal aisle width on north side of building and for driveway widths, all of those need to be explained and documented in writing. Once I have a chance to look at it, Tim and I will make a decision. Jefcoat: I believe we provided documentation. Ron Petrie - Staff Engineer Petrie: If this will have a sprinkler system, please add to the plan. I had a few comments just on grading. The grading plan has been reviewed for compliance with preliminary requirements. Label the proposed vegetation for disturbed areas, add the soil type in accordance with the Unified Classification System, the additional information such as time schedule, dirt quantities, etc. are required to be provided pnor to the issuance of the grading permit. We need a final before we can give you a permit. Drainage, what I had was acceptable of preliminary. The only additional comment I had on drainage, the drainage from the parking lot and roof must be transported into the ditch without being discharged onto the adjacent property. A concrete flume may be required to assure that this requirement is met. At the request of the Planning Division, the plans were given to Paul Libertini to review to verify that the driveway entrances were required to be as large as shown. His comments were. The driveway aprons are excessively widespread and need to be revised to the standard 24 foot wide drive width and 25 foot radius curb returns except for the northern egress curb return which should have a 55 foot radius A WB -50 design vehicle is the standard tractor trailer combination used for design. Please justify why the design should accommodate larger vehicles. How many trips a day and per week expected? What time period will delivenes be made? The City used the AASHTO WB -62 design vehicle on the sketch. This vehicle is 69 feet in total length and is longer than the 60 foot vehicle specified by your design. Please verify that your vehicle length is correct as it does not agree with the standard AASHTO WB -50 or WB -62 design vehicles. Since the driveway revisions shown on the attachment accommodate a WB -62, then the smaller truck will also be accommodated. Driveways shall be designed to accommodate tractor trailer trucks • • • Plat Review Minutes June 13, 2001 Page 11 Jefcoat: Petrie: arriving from the north only and then exiting to the north upon leaving. This way the dnveways may be kept to a minimum width. Approval from the AHTD will be required for all proposed driveway, drainage, waterline installation, and sidewalk construction to be located within the State Highway right-of-way. We've only got traffic coming from the north. He needs additional information, my suggestion is to get with Paul and get this additional information. I think he used even larger trucks than what you have. There may be some give and take to get to a point. I recommend you get with Paul to get something worked out. Sue Clouser - Southwestern Bell Clouser: I'll need one or preferably two 4" conduits. • • Plat Review Minutes June 13, 2001 Page 12 LSD 01-22.00: Large Scale Development (Noble Oaks Apartments, pp 405) was submitted by Dave Jorgensen of Jorgensen & Associates on behalf of Sweetser Properties for property located west of Leverett between Holly Street & Lawson Street. The property is zoned R-2, Medium Density Residential and contains approximately 4 acres with 96 units proposed. Edwards. The next item is a large scale development for Noble Oaks Apartments, submitted by Dave Jorgensen of Jorgensen & Associates on behalf of Sweetser Properties for property located west of Leverett between Holly Street & Lawson Street. The property is zoned R-2, Medium Density Residential and contains approximately 4 acres with 96 units proposed. We have Chris Brackett for Jorgensen & Associates here. Kim Rogers - Parks Operations Coordinator Rogers: The Parks and Recreation Advisory Board voted to accept money in lieu of land on June 4, 2001. Kim Hesse - Landscape Administrator Hesse: Tree preservation efforts look good. As construction proceeds, please get with me on specific construction methods that will further ensure protection to the trees indicated for preservation. Perry Franklin - Traffic Superintendent Franklin: Street light required if none are located within 300 feet ADA spaces are okay as shown. Chuck Rutherford - Sidewalk and Trails Coordinator Rutherford: Leverett Avenue is a collector which requires a six foot sidewalk and a minimum of ten feet of greenspace. Bicycle parking racks are required. Brackett. I think we are only required to have four or five. Do you care where we put them? Edwards: I would like to see one in front of every building. Shreve: It's based on parking spaces. •Edwards. Indicate your finished floor elevations. I know we talked about the building height, • • • Plat Review Minutes June 13, 2001 Page 13 what is it again? Brackett: I think it's 26 feet to the peak. I better check to make sure. Edwards- Are you still wanting a setback variance? Brackett: Yes. We are about 4 foot short of the height requirement. I'll check to make sure. Conklin: You are going to be 2 feet above? Brackett. Yes. Edwards: Parking, you have 132 bedrooms, 125 spaces. I want you to submit a plan with an explanation. Conklin: We took photographs of air conditioning units, they need to be two feet above. Edwards: Are you going to put another sign out? Brackett: I don't believe so. Edwards: That's all that I have. Ron Petrie - Staff Engineer Petrie: Water. Fire protection shall meet the more stringent of the written water standards or the Fire Chief's request. The service lines for each double meter loop should be connected directly into the water main. The water main should be located as close as possible to the meter groupings. The utility easements should cover the service lines from the main to the meter boxes. Sewer: Raincatchers are required for all new sewer manholes. It is recommended that a public sewer line be extended to the north to serve the 28 bedroom and 10 bedroom apartment buildings. Grading: The grading plan has been reviewed for compliance with preliminary requirements and has been found to be acceptable as a preliminary design. A final review will be required to review for compliance with final requirements. A floodplain developer permit will be required for the proposed grading within the FEMA regulated floodplain. Drainage: The drainage report has also been reviewed for compliance with preliminary requirements and has been determined to be acceptable as a preliminary report. An additional review will be made to determine the compliance with final requirements. Consider changing the • • • Plat Review Minutes June 13, 2001 Page 14 junction boxes to drop inlets adjacent to Leverett Avenue. Bill Sargent - SWEPCO Sargent: We will need a quad crossing on the north driveway. There will be a charge to the developer. Kevin Lefler - Cox Communications Lefler. We have service on Leverett and we'll utilize that quad crossing. Sue Clouser - Southwestern Bell Clouser: We'll need a crossing across the drive going to the parking lot, 4" conduit. Need a 4" conduit out to the utility easement on Leverett from each of the apartment buildings. These two in back, this one will be able to feed from the easement. Also, we'll need a 4" conduit from this one all the way to the easement up on the north side there. Johnev Boles - Arkansas Western Gas Boles: No comment at this time. I'll reserve the right to get with you later. • Plat Review Minutes June 13, 2001 Page 15 LSD 01-20.00: Large Scale Development (City of Fayetteville P.V.F.V , pp 600) was submitted by Jamie Highfill on behalf of the City of Fayetteville for property located at 1932 S. Garland. The property is zoned I -1/R-1, Heavy Commercial/Light Industrial/Low Density Residential and contains approxunately 5.15 acres. The request is to -build -a-6,900 sq.-ft:structure with -47 -parking spaces. - Edwards: The last project is a large scale development for the City of Fayetteville P.V.F.V. submitted by Jamie Highfill on behalf of the City of Fayetteville for property located at 1932 S. Garland. The property is zoned I -1/R-1, Heavy Commercial/Light Industrial/Low Density Residential and contains approximately 5.15 acres. The request is to build a 6,900 sq. ft. structure with 47 parking spaces. Kim Hesse - Landscape Administrator Hesse: Please revise your Tree Protection Detail and notes to meet what is shown in the revised Landscape Manual. I'll provide you a copy of the new manual. Tree protection shall be shown on the grading and utility plan to notify contractors of any conflicts. • Perry Franklin - Traffic Superintendent • Franklin: Street light required if none are located within 300 feet. One ADA van accessible space required for each building. Show parking space and aisle dimension somewhere on the plans. Parking requires a 24 foot aisle width. Chuck Rutherford - Sidewalk and Trails Coordinator Shreve: Garland Avenue is a collector which requires a six foot sidewalk and a minimum of ten feet of greenspace. Sidewalk shall be continuous through the driveway and extend the entire length of street frontage. Bicycle parking racks are required. Sara Edwards - Associate Planner Edwards: I'm having some difficulty telling what's new, half tone at least everything that's being removed. Foster: The new structure is one structure, one story building. It's an L shaped structure. Conklin: There is parking there it's just not the same consideration. • • • Plat Review Minutes June 13, 2001 Page 16 Foster: Then on the entry drive that comes in near the south end of the property line off of Garland, it's paved asphalt. Edwards: I would like to see a plan showing after this house is removed. I need a floodplain reference on here, unless I'm missing it. I believe it needs to be 1228. I want you to show the zoning line cutting across. The driveway minimum radius should be 25 feet. We have parking ratios that need to be used. Also, one bike rack shall be provided. All utilities/telephone, cable and electric under 12 KV shall be placed underground. Revisions are due no later than Wednesday by 10:00 a.m. Ron Petrie - Staff Engineer Petrie: Water: Fire protection shall meet the more stringent of the written water standards or the Fire Chief's request. If the buildings will have sprinkler system, add it to the plan. The minimum allowable waterline sizes for dead-end lines is 8" in diameter. Grading: The grading plan has been reviewed for compliance with preliminary requirements and the following comments are offered for corrections or additions: attached is an updated grading/drainage application for to be completed, add the soil type in accordance with the Unified Classification System, add the floodplain and floodway boundaries to the grading plan, the additional information such as time schedule, dirt quantities, etc. are required to be provided prior to the issuance of a grading permit. We will need that floodplain development permit before we can issue the grading permit. I have reviewed it as a preliminary. Drainage: the drainage report has also been reviewed for compliance with preliminary requirements and has been determined to be acceptable as a preliminary report. An additional review will be made to determine the compliance with final requirements. Is there curb and gutter located along the east side of the street or is there an open ditch? Foster: Open ditch. Petrie: Is there an existing culvert Foster: That's what I recall. Bill Sargent - SWEPCO Sargent: I understand you said you had a utility plat, I would like to have a copy of that. We'll need easements for the utilities you are proposing. We'll need load information for your new building. I • • • Plat Review Minutes June 13, 2001 Page 17 Kevin Lefler - Cox Communications Lefler: We shouldn't need anything extra for that. Bill Smith - Southwestern Bell Smith: I think we just have service lines buried now. I need a copy of the utility plat and see what easements you have. I want conduit underneath of it. That's all for now. Johnev Boles - Arkansas Western Gas Boles: Lefler. I would also like a copy of the utility plat. Make that a three or quad.