Press Alt + R to read the document text or Alt + P to download or print.

No preview available

The URL can be used to link to this page

Home My WebLink About2001-07-18 - MinutesMINUTES OF A MEETING OF TECHNICAL PLAT REVIEW A regular meeting of the Technical Plat Review Committee was held on Wednesday, July 18, 2001 at 9:00 a.m. in Room 111 of the City Administration Building, 113 West Mountain, Fayetteville, Arkansas. ITEMS CONSIDERED LSD 01-24.00: Page 2 LSD 01-25.00: Page 12 LSD 01-26.00: Page 23 STAFF PRESENT Sara Edwards Ron Petrie Keith Shreve Kim Rogers Tim Conklin ACTION TAKEN Large Scale Development (Shiloh West Apartments, pp 440) Forwarded Large Scale Development (Cliff's Phase 3 P.U.D., pp 526) Large Scale Development (Cliff's Phase 4 P.U.D., pp 526) UTILITIES PRESENT Glen Newman, SWEPCO Sue Clouser, Southwestern Bell Mike Phipps, Ozark Electric Forwarded Forwarded STAFF ABSENT Solid Waste Fire Chief Kim Hesse Perry Franklin UTILITIES ABSENT Johney Boles, AR Western Gas Kevin Lefler, Cox Communications • • • Plat Review Minutes July 18, 2001 Page 2 LSD 01-24.00: Large Scale Development (Shiloh West Apartments, pp 440) was submitted by Dave Jorgensen of Jorgensen & Associates on behalf of Jim Lindsey for property located on Shiloh Drive, south of Chamberland Square Apartments. The property is zoned R-2, Medium Density Residential and contains approximately 18.25 acres with 240 units and a club house with amenities proposed. Edwards: Welcome to the Wednesday, July 18, 2001, meeting of the Technical Plat Review. The first item on the agenda is a large scale development for Shiloh West Apartments, submitted by Dave Jorgensen of Jorgensen & Associates on behalf of Jim Lindsey for property located on Shiloh Drive, south of Chamberland Square Apartments. The property is zoned R-2, Medium Density Residential and contains approximately 18.25 acres with 240 units and a club house with amenities proposed. Kim Hesse - Landscape Administrator Hesse: All requests from previous design review meetings have been addressed and tree preservation meets all current requirements. Thanks for meeting with me ahead of time. A complete landscape plan with species listed, notes and details for proper plant installation and irrigation will be required prior to building permit approval. Please provide landscape plan directly to the Landscape Administrator. Please include approved tree protection details in construction documents. There are a few locations within the parking lot that need additional tree islands. Tree islands are to be placed at a minimum of every twelve spaces. Revise grading to keep all disturbance outside the limits of the tree protection areas. Chuck Rutherford - Sidewalk and Trails Coordinator Rutherford: Shiloh Drive is a collector which requires a six foot sidewalk and a minimum of ten feet of greenspace. Connect new sidewalk to the existing sidewalk to the north. Persimmon Street is a collector which requires a six foot sidewalk and a minimum of ten feet of greenspace. An additional ten feet of right-of-way (45' from centerline of street) to be dedicated on the north side of Persimmon Street right-of-way to be graded and a 6 foot sidewalk constructed at the new (45') right-of-way. Sidewalks, driveway approaches and access ramps shall be constructed to Ordinance Number 4005, Section 98.67, City of Fayetteville, Code of Ordinance. An inspection is required prior to the concrete pour. The sidewalk shall be continuous through driveways with a maximum of 2% cross slope and elevated 2% above top of curb. Remove lines representing curbs through the sidewalk section (in the driveway) from the drawing. Driveway approaches shall be constructed of Portland Cement Concrete. Six bicycle • • • Plat Review Minutes July 18, 2001 Page 3 parking racks are required per Ordinance 4293. Shreve: Dave, on the sidewalk along Shiloh, could we move that west a little bit, closer to the west right-of-way line to get a little more separation from the highway? Jorgensen: Sure. Shreve: Depending on the terrain there, I think it would be very easy to do. Jorgensen: Back on that one where the comment is "move the sidewalk to the edge of the 45 foot...". Shreve: Along Persimmon, Mr. Lindsey agreed to get a credit for an extra 10 foot of right-of- way, for the park land dedication I believe. We would like the sidewalk moved back to that 45 foot right-of-way line. Jorgensen: To the north edge of it? Shreve: Yes sir. Jorgensen: That's the way it was supposed to be from the beginning. Shreve: We would like to see it on there. Jorgensen: We can do it. Conklin: When your sidewalk comes back down on the western boundary line, where it connects, you need to swing it back to the south to line up so it doesn't dead-end into that back yard, the four-plex out there. Shreve: If we don't have any additional right-of-way on the property to the west, we are going to have to come back closer to the street. We make provisions for that during construction. Jim Johnson - 911 Coordinator Johnson: The four private drives shown on this plat need street names assigned to them. • • • Plat Review Minutes July 18, 2001 Page 4 Perry Franklin - Traffic Superintendent Franklin: Street lights are required at Persimmon and Shiloh and every 300 feet on Persimmon Street. Show ADA spaces at the nearest access to the buildings. Kim Rogers - Parks Operations Coordinator Rogers: State the number of multi -family dwelling units. Show the park land dedication on Shiloh as being 12 feet off the 6 foot sidewalk Edwards. Kim, did you understand that the Sidewalk and Trails is having the sidewalk moved out? Rogers: Less right-of-way? Shreve: My understanding at this point it's in the existing highway right-of-way. I don't know if there is a need for dedication at this point unless they want that greenway. Rogers. I think so. That's what we talked about with Jim Lindsey on the 22nd of February. What do you think Dave? Conklin: Let's back up a little. The issue was additional land dedication along Shiloh. Do you have notes on what was discussed? Rogers: Yes. We discussed we were going to get 12 feet off of the sidewalks so Chuck could also apply for some grant and that's how much he would need to apply for that certain grant. Conklin: So a 12 foot dedication along the eastern boundary line? Rogers: Along the sidewalk. Where the sidewalk is, 12 feet off that. Conklin: The sidewalk is currently not shown on the property line. Edwards: On each side of the sidewalk? Rogers: The sidewalk was going to be right up on the right-of-way line. Shreve: To me, at that point in time of discussion, it was to have the sidewalk on Lindsey's • • • Plat Review Minutes July 18, 2001 Page 5 Rogers: Edwards: Shreve: Jorgensen: Shreve: Conklin: Jorgensen: Shreve: Rogers: Jorgensen: Rogers: property, closer to the floodway. Where they are showing that sidewalk now is on the highway right-of-way. He can dedicate that space right here west than the right-of- way, is that correct? But you've asked them to move the sidewalk over to the line. It's still going to be in the right-of-way. If a decision would be made to take some extra land area along this tree line and do the greenway to make it more of a trail, we would be in favor of that. Probably the best thing for me to do is to get with you and Chuck on this to get it worked out. I do remember there was some talk about that but I can't remember what. My recollection is, when we met early January, we were looking at having a trail along the trees, west of the existing highway right-of-way. It came back with constructing a sidewalk on the right-of-way. Chuck has met with them since I have. We need to decide if we want to dedicate land to make a trail there or just have a sidewalk. That's my recollection too, that we were trying to do more of a trail and greenway, when we were out there in January. I guess I need to get with Chuck. That probably would be best. He's met with Lindsey and you since I have and I'm not totally up to speed. This has been revised somewhat. I know there has been some discussion on probably changing the plans. It probably should involve Parks Division somewhat because it's going to affect the land dedication. Give me a call after this meeting and we'll discuss it. Does Jim Lindsey need to be there too? Not at this stage. I thought what we had decided was that they were going to put in a 6 foot sidewalk with Shiloh. Shiloh is a collector street, 35 feet from a collector, and then we are requiring a six foot sidewalk and 12 feet off of that for some grant that Chuck was going to apply for. • • • Plat Review Minutes July 18, 2001 Page 6 Shreve: It was my understanding that Lindsey was going to construct a sidewalk and, at some point in the future, the City may widen it 12 feet with the grant money. If the City applies for that grant, we have to own the right-of-way. That would affect the location of construction. That needs to be worked out and finalized. Edwards: We also have an issue along Persimmon, moving that sidewalk back because Kim wants park land dedication being 10 feet off the 6 foot sidewalk, if we are going to move that sidewalk to the edge of that 10 feet. Jorgensen: We'll work this out too. Rogers: Designate the park land dedication area and acreage total. City Council approved a waiver approving land and money contribution. Sara Edwards - Associate Planner Edwards: I need you to add the finished flood elevations to the club house because it is in the floodplain. The culvert across Persimmon, in the floodway, shall be designed and certified to create no rise in the base flood elevation. Add a note to the plat stating that all lighting shall be shielded, directed downward, shall not exceed 35 feet in height and shall utilize full cut-off lighting. Persimmon needs to be constructed all the way to Betty Jo so that the traffic from this development can get out. A sidewalk needs to be constructed from Persimmon to the building providing pedestrian access. That's a requirement of the Design Overlay District. I'm just looking for a sidewalk coming right through here and up to that. All dumpsters and utility equipment shall be screened. Any overhead utilities shall be placed underground. A private access easement needs to be provided into Chamberland Square. Conklin: We'll need to make sure, before the next meeting, this property owner agrees to let you access. That's hopefully been worked out by now. That's critical to this development. Edwards: Your tree preservation areas shall be called out. We are showing those on our easement plats now. We do require a legal description and special language, which Kim has worked out, that is required on the easement plat stating that the trees are being saved in perpetuity and all that. Conklin: On your clubhouse elevation, if you can provide us a base elevation and finished floor elevation two feet above that. On your sidewalk, are you doing a box culvert large enough to expand that out? • • • Plat Review Minutes July 18, 2001 Page 7 Jorgensen: Nothing is going to be done on that right there. Conklin: Is that existing? Jorgensen: Yes. Conklin: On this one, your box is shown far enough out to get the trail back there? Jorgensen: Yes. Ron Petrie - Staff Engineer Petrie: For easements, on the water, the only thing I saw was this going through Chamberland. I know you can move that, we Just need that 10 feet from that waterline through easements. It's showing to be right up against that easement. The other thing for water is, because of the number of users, we would want this waterline to be moved over to Betty Jo with an 8 inch, get that connection at this time. For sewer, all standard comments. I added a note to state in the plans that we are sending the plans to Paul Hawkins of OMI to make sure the lift stations are okay downstream. I don't anticipate anything at this location because it doesn't go all the way back to the west. As a formality I'll send that to him. Grading, I didn't get a copy of the permit application form. Edwards: We'll give you a copy. Petrie: Slopes, I think there were a couple of places that was pretty close here, cut and fill slopes. Just make sure they are going to be set back 5 feet from the property line. For the final plans, if you get a geotech report, I would like a copy of that. I think Kim has mentioned that several of the grading areas are shown to encroach into the tree preservation areas, you need some revisions on that. I would like to see the side slopes of the lakes, labeled on the plans. As usual, because of the work in the floodway, you have to get approval from the Corps of Engineers and we need a floodplain development permit for fill in the floodplain. For drainage, the report is fine as submitted. I have some comments regarding the detention ponds. One, on the LSD plan, if you can also label those detention ponds exactly what they are. Show 100 year water surface elevations. I think the elevations you've got are just the normal lake elevations. We need a waiver from Section 5.4.3 of the City Drainage Criteria Manual, regarding the setback of ponds to the buildings. We will need a formal letter and it should explain the reasons and detail the extra precautions, exactly what's being done • • • Plat Review Minutes July 18, 2001 Page 8 Jorgensen: Petrie: Jorgensen: Petrie: Conklin: Petrie: Conklin: Jorgensen: Conklin: to grant that waiver. Anything you can provide would be helpful. You mean like a fence around it? Safety. Whatever you can think of. If you can list that, that would be helpful. I'm really not too sure how the Commissioners are leaning on that one. Also, if you can show your discharge locations that are proposed for your pond, where your pipes are going to be and how that might affect your tree preservation areas. Get all that shown. Next has to do with these parking lots. There is two parking lots up against the western boundary. What I would like to see is those graded so that there is flow coming down the back of these apartments. I would like to see this graded so all this flow that's coming here is not going to have to go all the way out to here. Pick it up through the parking lot here and pick it up here to make sure we can drain all this back this way. To the east? Yes. 1 think you are aware we've got problems out on Betty Jo for drainage. It's been a pretty big topic. City Council has requested that when this development comes through the process, we look at any ways of diverting water off of Betty Jo as a City cost -share type project. We're trying to alleviate some of that problem right now. The pipes and inlets aren't large enough to handle the water and goes over the curb into the yards. Our Aldermen are very concerned. The one thing I've got to do before we get to Subdivision is get with one of the engineers who's studying this and determine a good place we can bring a pipe through here, get an easement through there so we can access over to Betty Jo and maybe get a pipe. The idea was to coordinate that with the City. I don't think that City Alderman realizes that Betty Jo is draining onto us and not the other way around. I think he wants to see if there is anything we can do as a City to alleviate the flooding problem. Right now the only way to go back to the north is on Betty Jo, from this new development. If the road is flooded they are not going to be able to go north, they are going to have to go south. There was concern enough at the rezoning, two or three • Plat Review Minutes July 18, 2001 Page 9 meetings at Council to go through because they were concerned that you would have all this additional traffic and flood the street. Petrie: If we can find a place to get a pipe here. The only thing really that would involve Lindsey is just an easement. I'm asking for a pipe to be installed. It's just a way for us to get from point "A" to maybe discharge in one of these lakes. If we develop some kind of cost -share we would like to have it done while it's being built. We don't want to go back and tear up everything through there but that would be at the City's expense. I agree that the flow is going to pick up this additional water into these parking lots, this will improve the situation on Betty Jo. This should not have any negative affects on that problem. All this drainage, except for what we just discussed, we would consider private. 1 think you are aware that the use of rip -rap will not be permitted for this project, we expect an alternate erosion control, energy dissipation system. I think we mentioned the off-site street improvements regarding Persimmon Street. Our recommendation is that it's extended to Betty Jo. I think that is an off-site street improvement that the Planning Commission would have to determine. You just need approval from the Highway Department for that connection onto Shiloh. • Conklin: With regard to your street improvements, we want to make sure when you build across that floodway and floodplain, even though our street standards only require 25 feet on a collector, if you don't design that, you are going to be backing water up to the south which is not allowed under FEMA regulations. You are going to have to do a conditional letter of map revision or you are going to have to design it to not impact the water flowing under Persimmon Street. Keep that in mind. In the past there has been some confusion over City Engineering meeting those street standards and what Sara Edwards has to assure that when those streets are built that you don't back water up on other property. That will have to be in that design consideration. I need you to sign this sewer capacity warning form. • Jorgensen: He signed it. It's been faxed in. I saw it. If you don't have it, I can get him to fax it to you again. Conklin: I need you to sign as applicant representative. Jorgensen: I haven't been signing that. Conklin: I just want to make sure the statements given here are true and correct and we can rely on them. Thank you Dave. • • • Plat Review Minutes July 18, 2001 Page 10 Mike Phipps Phipps: Jorgensen: Phipps: Jorgensen: Phipps: Petrie: Jorgensen: Phipps: Conklin: Phipps: - Ozark Electric Dave, I think Lindsey will do this like he does them all, he'll probably build the apartments first and then do the paving on the road? Yes. We can probably just dig without any crossing. Right here off Persimmon to the south where we are coming in, I need six 4 inch across it. I would like that 25 foot setback to be a utility easement also. The existing overhead goes to Mr. Marinoni's farm. On the north side of Persimmon we hit this floodway, I'm going to need a 4 inch conduit under that floodway there somewhere. I've got to get back to this pole over here so I'll need a 20 foot easement down the east side of the property and something under that floodway to help me get under there, whether it's conduits or if we bore it, it will be at the owner's expense. Can you go over the box culvert? If I can get 42 inches deep, yes. I need a 20 foot utility easement up to where our power line catches the right-of-way off Shiloh. What easement do we have on that 36, I didn't catch that? There's got to be some type of easement there already, all along that whole side. If not, make sure we get 10 feet from that 36 as utility easement all along that east side. That's going to be a big problem right there. We'll check that. That's the only way I can get to that overhead but we will have a pole. I should have one on Shiloh now and we'll tie back into that overhead and go across the bypass. These lights along Shiloh, are we looking for something that gives a little more light than Just a regular streetlight. What kind of structures were you planning? We only have two types. We've got the streetlights we use in subdivisions or we've got a steel structure with about a 20 foot arm that hangs out. Conklin: I think you just want standard residential. Anybody else have an opinion on it? • • Plat Review Minutes July 18, 2001 Page 11 Phipps: Springdale requires a different type for a different type of street. They have an illumination they go by. On a collector like that they would want 24,000 lumen which those regular streetlights are only 11,000. Conklin: We can talk to Perry about it. Phipps: The 20 foot easement shown is fine. You've got a quad up here that kind of goes out of the easement and cuts up through here, if we can get that quad where it's in that easement. Jorgensen: Is that easement where you need your... Phipps: Yes. I can work that easement. Jorgensen: It will be a long quad, is that alright? Phipps: Yes, it probably will be to get us in there. These easement are fine. Everything we've done for Lindsey we haven't needed many crossings, usually the apartments are done before the paving is done. Jorgensen: If you need any more just get with us. Sue Clouser - Southwestern Bell Clouser: I agree with power on the crossings and easements. I will need at least 1 two inch conduit out to the easement from each building. Are they going to want one or two lines in the clubhouse? Jorgensen: Yes. Clouser: We can just feed that from this easement. That's all. • • Plat Review Minutes July 18, 2001 Page 12 LSD 01-25.00: Large Scale Development (Cliffs Phase 3 P.U.D., pp 526) was submitted by Chris Parton of Crafton, Tull & Associates on behalf of Cliffs No. 3 LTD Partnership for property located at 1935 E. Cliff Blvd. The property is zoned R-1, Low Density Residential and contains approximately 32.27 acres with 288 dwelling units proposed. Edwards. The next item on the agenda is LSD 01-25.00, Cliffs Phase 3 submitted by Chris Parton of Crafton, Tull & Associates on behalf of Cliffs No. 3 LTD Partnership for property located at 1935 E. Cliff Blvd. The property is zoned R-1, Low Density Residential and contains approximately 32 27 acres with 288 dwelling units proposed. Kim Hesse - Landscape Administrator Hesse: All requests from previous design review meetings have been addressed and tree preservation meets all current requirements. I appreciate the efforts of the engineers and developers. A complete landscape plan with species listed, notes and details for proper plant installation and irrigation will be required prior to building permit approval. Please provide landscape plan directly to the Landscape Administrator. Please include approved tree protection details in construction documents. Chuck Rutherford - Sidewalk and Trails Coordinator Rutherford: A six foot sidewalk exists along Cliffs Boulevard and an 8 foot sidewalk exists along Happy Hollow Road which meet current requirements. New sidewalks, driveway approaches or access ramps constructed in the right-of-way shall meet Ordinance #4005, Section 98.67, City of Fayetteville, Code of Ordinances. Driveway approaches shall be constructed of Portland Cement Concrete. The sidewalk shall be continuous through driveways with a maximum of 2% cross slope and elevated 2% above top of curb. Remove lines representing curbs through the sidewalk section (in the driveway) from the drawing. An inspection is required prior to concrete pour. Seven bicycle racks are required pursuant to Ordinance #4293. We'll give you a copy of that ordinance. You have to provide one rack per so many parking spaces in the lot. There is a requirement for that to be 50 feet from the building. Conklin: There is actual design standards for a "U" shaped rack, you can't just do whatever you want. Jim Johnson - 911 Coordinator • Johnson: Street names will need to be assigned to the 5 private drives shown on the plat. • • • Plat Review Minutes July 18, 2001 Page 13 Perry Franklin - Traffic Superintendent Franklin: Streetlights are required every 300 feet on Cliffs Boulevard, if not already in place. Install ADA spaces at nearest location to access buildings. Kim Rogers - Parks Operations Coordinator Rogers: This development came through the Parks and Recreation Advisory Board on June 7, 1993. However, since this parcel is not part of the original design the Board met again on July 9, 2001 and voted to accept money in lieu of land. The developer/owner will be required to attend the City Council agenda session on July 31, 2001 and also the City Council meeting on August 7, 2001. The Parks staff will request a waiver of the ordinance requiring land. The fee due on this will be $108,000. Sara Edwards - Associate Planner Edwards: This does meet the required 250 foot setback. Driveway curb radius shall be labeled and shall be a minimum of 25 feet. Bike racks should be provided. Do you know if he's going to add any additional signs to this site? Underwood: I don't see that we will. Edwards: All utilities under 12KV shall be placed underground. You can ignore the comment about the trees on Cliffs and Happy Hollow, we've determined those are existing. Dumpsters and utility equipment shall be screened. The tree preservation areas shall be called out. A legal description and special language will be required on the easement plat. Parton: As far as when you say tree preservation area called out, I've shown the fencing. Edwards: That's fine. Do you think that's fine? Conklin: I thought we talked about a legal description. Edwards. Do you want it on this or the easement plat? Conklin: The easement plat. We talked yesterday about cleaning these lines up a little, not so many calls. • • • Plat Review Minutes July 18, 2001 Page 14 Kelso: Edwards: Kelso: Edwards: Conklin: Kelso: Parton: Kelso: Conklin: Underwood: Edwards: Underwood: Conklin: Underwood: Conklin: We can clean that up. Full cut-off lighting shall be used. The Planning Commission will have to specifically grant the density bonus of greater than 4 units per acre in an R-1 pursuant to PUD requirements. They are going to have to make a specific finding, it's not automatic. It will go on to Planning Commission then? Yes. When we say full cut-off lighting, does everybody understand what that means? I'm not sure what lighting you have out there right now. Your actual bulb within the fixtures recessed up in there with four sides around it and a flat lense on the bottom so we don't have glare going back up. The one's we have are the antique wrought iron. It's a very ornate style. They have six sides to them and the glass is angled down with a cap over the top so the light only comes down. Is that what you are saying? In the second phase I know Mr. Sim was real concerned about light pollution and he has addressed that. I'm sure those lights will follow that guideline. If you get a chance to, look at them out there. WalMart uses full cut-off lights on their buildings and their parking lots. Is that what you are referring to for us? Is that what you are using in your parking lot? Yes, we use that throughout. That's not full cut-off. We can adjust that. We are working on an outdoor lighting ordinance, this is how this whole issue came up. We are learning a lot about lighting and some of the concerns that people have had, especially when you develop something other than single family because you don't have • Plat Review Minutes July 18, 2001 Page 15 parking lots, is the amount of lighting you start creating adjacent to single family homes. Underwood: I don't understand what you are talking about. Newman: A cut-off light means the light is directed more downward as opposed to a globe where it's in all directions. Conklin: Sara is going to bring in a commercial full cut-off light, I don't want you guys to be in shock. I'm not suggesting you have that. Underwood: Do they make them aesthetically pleasing? Conklin: Yes they do. I'll show you what Sara is talking about. It makes a big difference. I was surprised how much difference these type of lights make. This, your bulb is probably still visible all sides, the light is projected up in the atmosphere. It points straight down, there is no concave tense undemeath the metal part where it projects the light back up. It's a flat tense on there, completely surrounded. • Underwood: All sides are covered. Have you ever seen one that looks antique wrought iron? • Newman: It eliminates an area, a radius, of approximately 50 feet depending on the height. The higher you go, the larger the radius Conklin: WalMart uses full cut-off lights in all their parking lots across the United States and on their buildings. They have it completely encased with the bulb shining down. I think they are experienced with complaints. Unfortunately, not particularly this development but in Fayetteville, I've been getting complaints on the amount of lighting. I would like to start to incorporate full cut-off lighting to help preserve the night time character of Fayetteville. Underwood: Do you know if they make those with the same character, antique style light or are they all going to look like that? Conklin: We had a lighting consultant come in and talk to us, he indicated they do make decorative full cut-off lights. I can find out more information for you. Underwood: We would like to preserve the higher scale aesthetic beauty of it, the antique like pole. Obviously, the lamp will have to be different but I would like to have a higher quality aesthetic look to it. • • Plat Review Minutes July 18, 2001 Page 16 Ron Petrie - Staff Engineer Petrie: Water and sewer, those are just standard comments. You know we'll need all your erosion control shown on your final plan. Make sure you are aware that you need to set back all cut and fill slopes five feet, I think it was a little close on the east side. When you get the geotechnical report I would like to get a copy of that. The grading in the lakes, the detention ponds, your grading lines are stopped once you get to that water surface elevation. If you can go ahead and show them so I can have an idea of how deep it's going to be. I'm concerned about this grading in between these western apartments. I guess I don't understand, in looking where these existing ditches are... Parton: Ron, I think one thing I neglected to show on the grading plan is that there is a pretty good size flow to that box on Happy Hollow, that channel will have to be regraded around where it flows more directly east rather than southeast. We'll have to do something in that area. Petrie: The same thing with this channel that comes under Cliffs is going to have to be rerouted back to the center. We are going to have a large area here with a tremendous amount of flow. We are talking 700 to 1,000 CFS coming through here. I'm a little concerned. We have that and we have 2 to 1 slopes corning into that and all that flow. Something has to be done in this area. I don't know the answer. Kelso: I think what we'll have to do is just do some re -channeling, probably line it with something, concrete. It will have to be redone to make sure our buildings are up to 100 year flood and that will all be included in the final drainage report. Conklin: Where is that creek at? Petrie: In this area, it comes through here and through here. Edwards: What is it exactly? Is it a man made thing or natural? Petrie: It's a natural ditch. Edwards: Do we have a setback from that? Petrie: No, it's not that large. • Conklin: We do have our flood damage prevention code that states that anything over 5 acres or • • • • Plat Review Minutes July 18, 2001 Page 17 50 units you need to do a hydraulic analysis, it sounds like you are going to do that already. Parton: Actually I've already turned in a HEC -RAS drainage report, that involves that channel to assure Ron that our buildings will be at least a foot above the 100 year water surface elevation. Edwards. Petrie: Parton: Conklin: Parton: Edwards: Kelso: Can we get the boundaries of the 100 year floodplain and floodway? Do we need floodway? It's not a floodplain but we can show the 100 year water surface elevation. There is no zone A on this property? No. I'm going to check, I'm not sure. I'll check and see if I need to require that or not. I think as far as our study, we'll pretty much have your requirements. Petrie: I guess this area, you guys need to clarify the grading contours because I think there was some contours left out. Make sure, there is no question everybody knows these trees are gone from that whole area here. They will all have to be graded out to make it work. In order to allow the 2 to 1 slopes we are going to have to be sure that things are going to be stable, not eroded out. The 2 to 1 slopes are only an option that's granted by the City Engineer and only granted if we know you have to have it. Parton: We could probably go 3 to 1 to make that work and do some channeling in there. We'll just have to look at it but we can probably make a 3 to 1 work. Petrie: 1 was really concerned about all that, it is a lot of water coming through there. Kelso: Aesthetically pleasing stabilized banks, what have you all been seeing in the past? I know you don't allow rip rap and I would assume you don't like concrete a whole lot either. Petrie: It's a fairly new policy. Plat Review Minutes July 18, 2001 Page 18 Underwood: What about the use of natural stone? Petrie: Very little of that because it's usually too cost prohibitive, especially for an area that size. They make certain concrete pavers, interlocking blocks. Personally concrete is fine. Kelso: I just know that they are trying to make this look real nice. I didn't know if you had seen anything come through a little bit different. Petrie: I have books after books but I don't know how practical those are. Kelso: They make all kinds of textile fabrics and then you can grass over that. Petrie: I would be glad to look at it. All through this subdivision, we understand this is private. This is all private drainage, if there's a problem it's going to be their responsibility not the City's. The only thing we are concerned about is for all your land to end up on somebody else's land down here. These ponds would catch most of it. I don't expect a complete answer to how you are going to do this except I would like to see some more information on the grading. Looking through the drainage report, I don't see any way without not detaining water coming through here. I think your argument was "We have a detention pond on this side and we are doing enough to make up for this side", but we've got two distinct discharge points. I don't see any way. Kelso: We've got a pond there now just so we can put detention in it but we'll have to get a variance for the setbacks of the building. Petrie: That's only if you incorporate it into a permanent lake. You are doing a lot in this area, you can be creative here and work it in through here, step this down or something. There's only a 20 foot setback, it's just detention if you are not holding water back. I've got to have that up front, before we go to the next meeting. Parton: We'll have it before Subdivision. Petrie: I just don't see any way because we would be increasing it significantly right here. You would be reducing here but we would still be impacting somebody on this side. Things I ask on those is, if it is going to be a detention pond, if it's combined like this one over on the other side, if you would label that "lake and detention pond". If you can show proposed 100 year water surface elevations for those ponds, you've got the normal water. The one requirement on the preliminary report is, it breaks it down into three • • • Plat Review Minutes July 18, 2001 Page 19 categories, I need the actual flows that come onto the site, the actual flows on the site preimposed and then a total flow leaving the site. I've mentioned this is all private, it won't be maintained by the City. No rip rap, new policy. Glen Newman - SWEPCO Newman: I'll probably feed this from the overhead line along the east side of Happy Hollow Road. I can use the 20 foot utility easement for the water and sewer line. I'll need some access from Happy Hollow Road. I would like to look at that before I can tell you exactly where that easement needs to be. I'm going to try to select the path of least resistance. I'll probably have one near the north boundary along Cliffs Boulevard to come in that way and circle it and come back in the entry, south of the entry off of Happy Hollow Road. I would like to look at that before I tell you exactly where it needs to be. Otherwise, it looks like I may need some way to tie this easement on the east side of the property to come across that parking lot. Sue Clouser - Southwestern Bell Clouser: I agree with power, I'm not exactly sure where I'm going to need easements out here myself. The one thing you have is all under pavement? Parton: Aside from the water, it's actually outside the parking lot here and here and then sewer is actually in between the buildings. Clouser: Is this a dedicated utility easement 20 feet? It needs to be labeled better because I'm having a hard time. Is this going to be grass here that we can get into? Kelso: Yes. Clouser: Can you bring us a conduit out from each building to the utility easement? Kelso: We can do that. Clouser: You are going to have pedestals in the front of these buildings? Kelso: We would rather have them in the back. Newman. We may need an easement along the south somewhere in that 250 foot building setback. • • • Plat Review Minutes July 18, 2001 Page 20 Parton: Most of the area east of that proposed lake on the west side of the property is a tree preservation area Obviously, we wouldn't want an easement in there. Conklin: Glen, you said from Happy Hollow Road, are you going to be cutting across this tree preservation areas Where at along Happy Hollow? Newman: That's what I want to look at. We have poles setting at intervals along Happy Hollow and what we were going to try to do is just tie in the path of least resistence across that tree preservation area. Kelso: Hopefully you can come somewhere around where we are tying in there. Newman: - We can do that and then go to this easement. What 1 envisioned was coming in over here and getting to this existing utility easement and then making kind of a circle around through the complex. Everything will be, it looks like all of our facilities that will be visible above ground will be toward the back of all the buildings except for where you have a front down here on the east end and then all the way back. That easement goes in front, if you want the facilities in the rear then we'll need to modify it. Kelso: We'll provide you an easement in the rear so we can go in the rear. Clouser: This is the easement here then? Parton: Yes. Clouser: I'll need the conduit coming off the back. Parton: What size? Clouser: I prefer 4 inch but if you want to put 2 in, that will be fine. You can go with either one or two conduits, if we ever have a breakdown or something we would have an extra. What about unit 9, sitting all by itself, is there easements coming down here. We pretty much need to come out the front on that. Kelso: It depends on what side you want to come down. Clouser: Is this easement here though? Parton: We don't have an easement planned there. There is easement in the front but we can • • • Plat Review Minutes July 18, 2001 Page 21 Clouser: Parton: Clouser: Kelso: Parton: Clouser: Parton: Clouser: Parton: Newman: Parton: Kelso: Newman: Conklin: Underwood: provide you one coming around the back of the building. Provide a conduit? We can do that also and run an easement. If you can run an easement over there that would be better. Otherwise, we have a pedestal sitting out in front. The intent is to get all the pedestals in the back. There is an existing 50 foot easement for the gas line for units 4 through 8, you need an additional easement on those? Yes. There is no easements behind these then? No. Can you give us one coming off of here, around? I'll just have to look and see how close, I think we can but it's close to the tree preservation area. It looks like the tree preservation area ends behind unit 16? It goes to the south. Maybe we can come around here and stop it right there and you can feed that way. We'll do that. Let me look at it. We'll make sure everybody has lights available for the apartments, taking into consideration the tree preservation area. What is proposed for the historic house? The main thing, when we did this, we want to preserve it. What we have planned for it eventually, we haven't been able to think about it. Maybe we'll make it into a meeting house or clubhouse. We are going to have that main clubhouse that will have the work- out facility and separate from that we may have that as a meeting facility or be able to Plat Review Minutes July 18, 2001 Page 22 do a secondary clubhouse for people who want to rent it out for private functions. We are really kind of lost. The main thing, more than anything else, we want to preserve it. That is the number one thing. It is such a spectacular building. Conklin: It's the old historic Betty Lighton house. Underwood: The whole 160 acres that The Cliffs is on was the Lighton ranch and farm and that was the original homestead. When the Lighton's sold our family the 130 acres, 25 or 30 years ago, they hung onto that and sold that eventually to the Seddon's who have it now. It's a beautiful place. Conklin: What's the age of the house? Underwood: I think about 100 years old. Conklin: It's on the national register? Underwood: Yes. Have you ever had the chance to see it? Conklin: I've never been to Dr. Seddon's house. Is he still living there? Underwood: Yes. Petrie. Are you going to hook it up to sewer and water? Underwood: I assumed it was on sewer system. Petrie: The water will probably go up this old road and right up to it. Parton: I don't know. Edwards: If you do use it for a meeting hall or something, you'll have to provide parking. Underwood: We will. • • • Plat Review Minutes July 18, 2001 Page 23 LSD 01-26.00: Large Scale Development (Cliffs Phase 4 P.U.D., pp 526) was submitted by Chris Parton of Crafton, Tull & Associates on behalf of Cliffs No. 4 LTD Partnership for property located at W. Sapphire. The property is zoned R-1, Low Density Residential and contains approximately 11.05 acres with 60 dwelling units proposed. Edwards: The final item is a large scale development for Cliffs Phase 4 submitted by Chris Parton of Crafton, Tull & Associates on behalf of Cliffs No. 4 LTD Partnership for property located at W. Sapphire The property is zoned R-1, Low Density Residential and contains approximately 11.05 acres with 60 dwelling units proposed. Conklin: Underwood: Conklin: Underwood: Conklin: Underwood: Conklin: Underwood: Conklin: Underwood: Do you own this property Craig? Yes. There's not a contract pending? No. I say "me" as in loosely, the family owns it. The reason I ask is because it says owner Underwood and I see Dr. Seddon's signature on there. We need to make sure the owner signs it. This is on the original 130 acres my family purchased 25 years ago. Does Dr. Seddon still own the property? On the one we were just talking about? Yes. Yes, he does still own the property, there is a contract pending on that. I misunderstood, I thought you were talking about this one. Kim Hesse - Landscape Administrator Hesse: Trees with a DBH of 24 inches or larger are to be located within the construction limits of the project and 100 feet beyond. These larger trees are to be shown on the revised set of plans. Based on the size, species and health of the trees, some changes to the layout may be required. Interior parking lot landscaping is required. Please follow requirements outlined in the Off Street Parking Lot Ordinance and include all proposed • • • Plat Review Minutes July 18, 2001 Page 24 improvements with the next submittal. A complete landscape plan with species listed, notes and details for proper plant installation and irrigation will be required prior to building permit approval. Please provide landscape plan directly to the Landscape Administrator Please include approved tree protection details in construction documents and please submit a tree protection and preservation application. Chuck Rutherford - Sidewalk and Trails Coordinator Rutherford: Sapphire is a local street which requires a four foot sidewalk and a minimum of six feet of greenspace. Are you showing that on there? Parton: Yes. Edwards: Can you shade it? Shreve: They can build on both sides. Parton: I thought it was on one side. Shreve: It's residential requirements. Rutherford: New sidewalks, driveway approaches, or access ramps constructed im the right-of- way shall meet Ordinance #4005. Driveway approaches shall be constructed of Portland Cement Concrete. The sidewalk shall be continuous through the driveway with a maximum 2% cross slope and elevated 2% above top of curb. An inspection is required prior to concrete pour. Please add sidewalk symbol to the legend. Two bicycle parking racks are required per Ordinance #4293. Perry Franklin - Traffic Superintendent Franklin: Install ADA spaces at nearest location to access buildings. Kim Rogers - Parks Operations Coordinator Rogers: This development came through the Parks and Recreation Advisory Board on June 7, 1993. The Board recommended money in lieu of land and this decision still stands. The parks land fee is $22,500 for the development of Phase IV. • • Plat Review Minutes July 18, 2001 Page 25 Sara Edwards - Associate Planner Edwards: You did ask me about the number of plans, I see why you needed to know. Parton: It's kind of hard to be on one sheet with everything. Edwards: No problem. I talked to you about providing information showing the property owned by the same property owner. Parton: Yes. You still want us to label the individual properties? Edwards: Yes. I'm just trying to make sure they meet the setback. Conklin: On this one we did a variance a long time ago. Kelso: It's 150 feet on that one. Edwards: Your vicinity map is not showing the location of the project accurately. Curb cut radius shall be dimensioned and a minimum of 25 feet. Utilities and dumpsters shall be screened. All utilities shall be placed underground. Tree preservation areas shall be called out. A legal description and special language will be required on the easement plat. Cut-off lighting shall be used. Planning Commission will have to make a determination of density bonus pursuant to PUD requirements. Kelso: Does the Planning Commission still have to grant that for this one even though it's part of the original plan? Conklin: Sara and I need to take a look at those files. What I remember was that in 1993 we did a lot of decisions back then on the variances and stuff. They did change the ordinance. I'll take a look at it and let you know. I'm more inclined to say what was approved in 1993 by Planning Commission you should be able to develop. I'll take a look and make sure I'm not missing something. Kelso: That was the reason we did two separate large scales, we knew the other one was a separate piece of property that was not approved at that time. Ron Petrie - Staff Engineer • Petrie: I don't have my formal comments, I'll have them to you this afternoon. Let me ask you • • • Plat Review Minutes July 18, 2001 Page 26 a few questions. I really don't see much comments from me on this one. Where are they at on this part of Phase II construction? Kelso: They are working on it right now. They cleared it and they're grading and things like that at this time. Petrie: They are restarting? Kelso: Yes. Petrie: You are going to have to get that one done before we can do this. Conklin: The street will have to be in and dedicated by an easement plat. Parton: The right-of-way has already been dedicated. Does the street actually have to be complete? Edwards. Before we can final it. Petrie: It's not a big issue. It would have to have the access back to it. Conklin: You will want it done because when you start building these and you have all that construction traffic destroying your base and everything trying to build these. This is the only way to get to these right? Parton: You can come through Phase II through the existing parking lot. Kelso: I think if we get approval on this thing, construction is going to continue on through the whole time. Conklin: Is the water in and everything, fire hydrants? Petrie. They are going to be extending it and connecting from Phase II. Conklin: I worry when I see all this development being built and there is no fire protection available. Kelso: All this down here is complete and there is fire hydrants all through here. • • • Plat Review Minutes July 18, 2001 Page 27 Petrie: This lake is also a detention pond? Parton: Yes. Kelso: Is that 50 foot or 100 foot setback? Petrie: 100 foot. You are okay. You have plenty of distance. Are these all 3 to 1 slopes shown? Parton: Yes. Petrie: I really don't anticipate anything here. I'll get my comments to you this afternoon. Glen Newman - SWEPCO Newman: Is there any problem with getting an easement from these previous phases across to tie into this? Parton: I don't think that's a problem. Newman: Again, you want everything behind if possible? Parton: Yes. Newman: We will have to write an easement along the back of the building to try to tie it all back in and hide it as much as possible. I don't have any problem with that. It looks like we do have a little bit of room to work here with the tree preservation area. That's all I have. Sue Clouser - Southwestern Bell Clouser: I'll need the conduits out to the easement and I agree with power as far as the easements behind the building. Parton: Did we get any comments from gas or cable? Edwards: No. Kelso: We won't have gas. We won't be serving the apartments with gas but they may have • • • Plat Review Minutes July 18, 2001 Page 28 comments. Edwards: I can tell you cable is going to say he wants the same easements as power. Newman: They normally follow us in. Edwards: Anyone else have anything? That's it.