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Home My WebLink About2001-08-15 - MinutesMINUTES OF A MEETING OF TECHNICAL PLAT REVIEW A regular meeting of the Technical Plat Review Committee was held on Wednesday, August 15, 2001 at 9:00 a.m. in Room 111 of the City Administration Building, 113 West Mountain, Fayetteville, Arkansas. ITEMS CONSIDERED LSD 01-30.00: Large Scale Development (Commerce Park II, pp 175) Page 2 LSD 01-31.00: Page 8 STAFF PRESENT Sam Edwards Ron Petrie Keith Shreve Kim Hesse Tim Conklin Large Scale Development (On Deck, pp 138) UTILITIES PRESENT Johney Boles, AR Western Gas Sue Clouser, Southwestern Bell • ACTION TAKEN Forwarded Forwarded STAFF ABSENT Solid Waste Fire Chief Kim Rogers Perry Franklin UTILITIES ABSENT Jim Sargent, SWEPCO Kevin Lefler, Cox Communications Mike Phipps, Ozark Electric • • • Plat Review Minutes August 15, 2001 Page 2 LSD 01-30.00: Large Scale Development (Commerce Park II, pp 175) was submitted by Atkins Benham Inc. on behalf of Dixie Development for property located at 2091 E. Joyce Blvd. The property is zoned R -O, Residential Office and contains approximately 4.78 acres. The request is for a 4,185 sq. ft. restaurant and a 21, 469 sq. ft. office building. Edwards: Welcome to the Wednesday, August 15, 2001, meeting of the Technical Plat Review Committee. The first item is a large scale development submitted by Atkins Benham Inc. on behalf of Dixie Development for property located at 2091 E. Joyce Blvd. The property is zoned R -O, Residential Office and contains approximately 4.78 acres. The request is for a 4,185 sq. ft. restaurant and a 21, 469 sq. ft. office building. Kim Hesse - Landscape Administrator Hesse: A tree preservation plan, which is required for this type of development, was not submitted with the set of plans. This information may be on the grading plan if legible but the plan must include the title of tree preservation. The tree preservation application doesn't se m to represent what is on the plans. The canopy to be preserved as shown on the plans appears to be only one-half of what is shown as existing canopy, yet the application shows only a fourth of the canopy is being preserved. Please review how the square footage of existing canopy was figured with the Landscape Administrator. There should be no disturbance within the drip line of any preserved trees. Based on the plans, grading and utility installation is shown within the drip line of six of the trees shown to be preserved. If these trees are to be preserved, slight adjustment to the construction plan will be necessary. Please review the size and species of existing trees prior to resubmittal. Jim Johnson - 911 Coordinator Johnson: The north/south private drive through this project should be named for 911 addressing purposes. Both buildings will need separate addresses. Please check with Jim Johnson for new addresses. Chuck Rutherford - Sidewalk Administrator Rutherford: Joyce is a principal arterial which requires a six foot sidewalk and a minimum of ten feet of green space. The sidewalk shall be continuous through driveways with a maximum of 2% cross slope and elevated 2% above top of curb along Joyce Blvd. Remove lines representing curbs through the sidewalk section (in the driveway) from the drawing. New sidewalks, driveway approaches, or access • • Plat Review Minutes August 15, 2001 Page 3 ramps constructed in the right-of-way shall meet UDO Section 171.13 (aka Ord. #4005). Driveway approaches shall be constructed of Portland Cement Concrete. An inspection is required prior to concrete pour. Six bicycle parking racks are required per Ordinance #4293. Perry Franklin - Traffic Superintendent Franklin: If there are no existing street lights, one is required every 300 feet. You need to show existing streetlights. Sara Edwards - Associate Planner Edwards: A while back, I sent out a letter and you may not have received it and that's not a problem but, in the future you'll know I want a maximum of three pages submitted with your large scale, two preferably. We do not need any of these profiles of the street, sewer, details and everything that I'm about to go over needs to be on your site plan. As far as you can remove the title page and stick that information on the site plan. Grading, erosion, you can put the tree preservation plan and utilities on one page. You just need to label it tree preservation plan. As far as I know, the separate color elevations were not submitted. I did get the big board, which is great. We just need those 81/2 by 11 or however you choose to submit them for the Planning Commission, with your next submittal. We need 12 copies. You can read what I handed you, plat requirements, adjacent zoning, property owners, plat page, vicinity map, floodplain reference, legends, right-of- way dimensions from centerline, all of that needs to go on the site plan. You may have included it somewhere but not on the site plan. We didn't have a legal description for the property. We need it on the site plan. Everything is okay with the Master Street Plan, the right-of-way dedication is fine. Your parking ratios, you need to break it down by use. You've got it broke down at 4,185 at 14 required, here you say it's a restaurant so if that whole building is going to be a restaurant there are actually 21 spaces required based on the 1 to 200. What I would like to see is a table stating the ratio used then required and provided. Driveway widths looks good, you need to dimension it though. The curb radius is a minimum of 25 feet, you've got 20. You've got some signs drawn on here and Perry helped us out with the RI 1 being a stop sign but I need that in the legend. What is the M11A2? Gilbert: Pedestrian crossing. It's supposed to be "Wl IA2". Edwards. It looks like you got it labeled TUG & EUG, I assume that's telephone and • electric9 • • • Plat Review Minutes August 15, 2001 Page 4 Gilbert: Yes. Edwards: As I'm sure you know, no roof mounted utilities or mechanical equipment are permitted. Do you plan on using those? Gilbert: That's a good question. Edwards: If you decide that it does need to be on the roof you need to show it on the elevations and show how it will be screened. Otherwise, if it's planned on the ground, that will need to be screened. I really don't need it shown but just so you know, when we go out for the final it needs to be screened. Your dumpster, I would just add a note that says "dumpster screening on three sides". Conklin: If the restaurant plans on having a freezer/cooler, that needs to be architecturally part of the building, not just added onto the back. Ron Petrie - Staff Engineer Petrie: The water line, we'll need an additional easement, you show ajog in that waterline, it needs to be 10 feet from the line. You show some fire lines, we need a valve separating the public main and those fire lines. Also, just as a general rule, we would like to have the water meters located as close to the main as possible. Gilbert: About the valves on the fire line, just something for the City to consider: I lost a three million dollar building one time because somebody close that valve and then set the building on fire. The type of system'that they were using, if no water flows through the deal then no alarms go off. By the time the fire department got there the building was on the ground already. I understand what you are saying, I know you guys have some needs on that but if we can figure out a way to accomplish that without compromising the protection of the building, 1 think that would be a benefit to everybody. Petrie: One thing some engineers show is to have post indicator valves so you can see that it's shut. Gilbert: That building I lost has a post indicator, the guy cut the lock off of it. He had been fired from the company for setting fires in the stockroom already. You can wire those back to the building alarm system though and that helps too. We'll take care of it. • • • Plat Review Minutes August 15, 2001 Page 5 Edwards: The Fire Chief did come yesterday to our meeting and said he needed a fire hydrant up to the back of the building. Petrie: His comment was, he wants a fire hydrant sitting in the front of the building. You may want to discuss that with him. From the sewer, I'm not sure on phase I did we have an easement along this west side? Gilbert: There is one, it's pretty narrow. We'll verify that. Petrie: Typically we'll need 10 feet from that sewer line which will be back on that other property. The sewer pipe is labeled FTR24 and that should be 26. Our typical comment about rain catchers and sewer. You may have shown it on detail but I didn't look. For grading, just a few checklist items that need to be added to it. I won't go over every one of those. Drainage, items that we are lacking in the preliminary is the pre -development flows exiting the site to the north, post - development flows for 2 through 50 year frequency rainfall events. That's an ordinance requirement. Also, pre -development watershed maps, one thing I was concemed about when I reviewed it, I think you've got several of the drainage areas the same, pre and post. I think you are changing this grate. Gilbert: We'll fix that. Petrie: The same issue we have here about this pipe system, I think your report says there is plenty of capacity but we would have to see the numbers. You've got all the information. For the detention ponds, the concrete pilot channel in the bottom of it that connects wherever your discharge point is going to be going to your outlet structure. The manual requires the whole thing to be sodded. A question, I think you show this cut across Butterfield? Gilbert: We are working on an easement for that now. We haven't gotten that yet. Petrie: Make sure it's a private easement not a public easement. Is that going to cut underneath that retaining wall? Fox: Actually it breaks off. Where it's drawn right now is wrong. Gilbert: We'II get you a corrected drawing on that. We obviously don't want to go under that retaining wall. Fox: We set ajunction box in the corner. • Plat Review Minutes August 15, 2001 Page 6 Petrie: You are not having to route all the way around this property? Fox: Just around the wall part of it some. This doesn't extend down very much farther, it only extends about 150 feet from this point here. Gilbert: They moved it back 5 feet off the property line but it's real close. We'll verify that for you. Our intent is not to go under that wall. We don't want to mess with that wall at all. Petrie: The main reason I'm asking, I'm Just trying to figure out exactly where this pipe discharges. Gilbert: Into a curb inlet on the rear drive for Butterfield, the new drive that was put in. I think it's intended to be dedicated to the City but it's not been accepted yet. It's roped off now. There is a curb inlet back there. Petrie: It doesn't go back into phase I? • Gilbert: No. Petrie: I need a little more information on how exactly where that's discharging. I guess I assumed it connects to an existing curb inlet it was going back to phase I. Gilbert: No. I think all that stuff in phase I is too high, I don't think we can get into it. Petrie: Last comment, stating all this is private drainage, not public. Number four, if you are not aware of this, it's a new city policy about the use of rip -rap. • Gilbert: I wondered what that was about. I think by the time we put the pilot channel in, it will take care of that. Johnev Boles - Arkansas Western Gas Boles: We currently have a 2 inch plastic line coming south off of Joyce Street running parallel off site from your east property line serving Butterfield Trail's master meter. We probably would elect to just have services off of that line, it's existing. What we would probably do is, you are showing gas here, the meters will probably be located on this property line. A gas meter here for this building you would have to pipe from that point to that building and also the same thing for the north building. The meters will probably not be located at the building. • • • Plat Review Minutes August 15, 2001 Page 7 Sue Clouser - Southwestern Bell Clouser: Your easement on the west side, it's a 20 foot utility and drainage easement. You don't have it marked on this plan but you do on this one. Can we just make that a 20 foot utility easement? Gilbert: Yes. Clouser: I'll need 2 four inch conduits out to the easement from each building and a 4 by 8 plywood backboard in the phone room/electric room and number 6 bare ground to power. Gilbert: This can be PVC right? Clouser: Outside, yes. Plat Review Minutes August 15, 2001 Page 8 LSD 01-31.00: Large Scale Development (On Deck, pp 138) was submitted by Glenn Carter of Carter & Associates on behalf of Charles & Pamela Calloway for property located west of Kee Corner Plaza on Zion Road. The property is zoned C-1, Neighborhood Commercial and contains approximately 1.4 acres. The request is to build a 18,200 sq.ft. building. Edwards: The next item is large scale development 01-31.00 submitted by Glenn Carter of Carter & Associates on behalf of Charles & Pamela Calloway for property located west of Kee Corner Plaza on Zion Road. The property is zoned C-1, Neighborhood Commercial and contains approximately 1.4 acres. The request is to build a 18,200 sq.ft. building. Kim Hesse - Landscape Administrator Hesse: The existing canopy is not well represented on the plan. The application states that 32% of the existing site is covered by canopy yet the drawing shows much less canopy coverage. Please revise drawing to show the true edge of canopy for all existing trees. There should be no disturbance within the drip line of any preserved trees. All trees with a trunk diameter of 24 inches or larger shall be labeled on the drawing. If no large trees exist, please include a note stating such on the plan. Edwards: Do you know if there are any? Carter: I have to go back out and look to identify them a little more closely. Hesse: The islands proposed for interior parking lot landscaping are too narrow. The minimum width for a landscape island is 8 feet wide, for a tree pit the minimum is 6 feet wide not including the curb. Please adjust to provide adequate growing space for trees. Shrubs are shown to be placed in the islands although trees are the requirement. You've got enough islands to go with trees but just make sure we've got 6 foot wide, then we will have to plant trees. You've got one every ten spaces we can go with that narrower island, it just needs to be at least 6 foot. Carter: So we can go 6 foot and plant shrubs? Hesse: No, it must be small trees. Based on Commercial Design Standards, one tree is to be planted every 30 feet along adjacent rights-of-way. Approximately 7 trees are required along Zion Road. Also, a continuous planting of shrubs is required between Zion Road and the parking lot. These need to grow 5 or so feet at least, they are intended for screening the parking lot so that's what we are looking for. • • • Plat Review Minutes August 15, 2001 Page 9 Hesse: A detailed landscape plan is required prior to building permit approval and shall be submitted to the Landscape Administrator. Please refer to the landscape manual for details and specifications. Screening is required along the west and south property boundaries. That's a requirement adjacent to any residential zone, R-0 included. The requirement is for vegetation or fencing, or both. Carter: Along the west is a heavy grove, does that work for that? Edwards: That's fine. Carter: On the south there are some pine trees there off the property. Edwards: Screening must be provided and maintained on this property. Jim Johnson - 911 Coordinator Johnson: The address for this project will be 2805 E. Zion Road, Fayetteville, AR 72703. Chuck Rutherford - Sidewalk Coordinator Rutherford: Zion Road is a collector which requires a six foot sidewalk and a minimum of ten foot greenspace. The sidewalk shall be continuous through the drive. New sidewalks, driveway approaches or access ramps constructed in the right-of-way shall meet Ordinance 114005, 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 along Zion Road 3 bicycle parking racks are required. Perry Franklin - Traffic Superintendent Franklin: If there are no existing street lights, one is required every 300 feet. Your ADA spaces are okay. Sara Edwards - Associate Planner Edwards: The original elevation we weren't very happy with for the building. You brought in some new ones but they only showed two sides of the building. Tim says he discussed that EFIS was going to be used on all four sides, no metal side walls and Chuck agreed to that but we do need elevations showing the back and east sides. I also would like a sample of the color of the EFIS in the roof. It looked Plat Review Minutes August 15, 2001 Page 10 Carter: Edwards: Carter: Edwards: Ron Petrie - Petrie: Carter: Petrie: Carter: Petrie: really yellow on those elevations. I want to get a better idea if it was going to be compatible with Key Corner. Bring in a sample. On all of your plans that I'm getting, you don't have a percentage open space, you have acreage of open space, so you just need to put behind that the percentage. I didn't see a dimension on your driveway curb radius, the minimum is 25 feet. 1 just wanted to pose this question to them, whenever he came and talked to us he said he's going to have a lot of bus traffic, I'm wondering where the bus is going to park? How are they going to move in and out of there? I'm a little concerned with that. All new utilities shall be placed underground. No mechanical equipment or utility equipment should be placed on the rooftop. If they are planning to place it on the rooftop, they need to show it on the elevation, show how it's going to be screened, it needs to be architecturally screened. Probably what they need to do is put it on the ground. What I'm saying is, if they don't show it on their elevations and I go out there and find it, they will need to take it off. All other utility and mechanical equipment needs to be screened. We went out to Key Corner yesterday and it looks like they stubbed out for cross access, they can move their dumpster and you need to connect to their cross access. Is that a 24 foot? Yes Is that what it needs to be? Yes. Staff Engineer Starting with water, I'm assuming this is not going to have a sprinkler system? No. If they do, there is a requirement to add a fire hydrant within 100 feet. The existing water on Zion Road, our records show it's a 12 and you have it labeled at 8. Also, the sewer, you had it labeled at 8 and our records show that's a 10. These manholes have been paved over. They are shown in the City's drawings and I remember way back when we did the athletic club, there is a sewer there and there is manholes there. We just showed our best guess on the locations. You are not proposing to hook on right there anyway right? • • Plat Review Minutes August 15, 2001 Page II Carter: No. I wanted to hook to this, although that's not very good. This pipe in the back is a clay pipe, it's kind of difficult. That would be easier than tearing up the street. Right now that's our plan. Petrie: Carter: On grading I've got the application form but no signature on the form. I made a copy and gave it to him and he was going to take it down and have the owner sign it. I thought that was done, I will get that done. Edwards- On this the property owner is the Cuozzo's and Chuck Calloway signed all of our stuff. We sent it back and made the Cuozzo's sign, they are part of HARB-CO, so you may want to decide who you need to sign it. Petrie: I need the property owner to sign it. Edwards: I don't see it in our file. Petrie: All cut and fill slopes are required to be setback 5 feet, I'm a little concerned about back in the southeast corner there. If you can get written approval from the adjacent property owner that that is acceptable, otherwise 5 foot setback. Carter: If he gives us approval can we go from the curb down on 3 to 1? Petrie: Yes. I do have a request that you label this plan as grading plan also, your large scale development plan. It's also the tree preservation plan. Drainage, 1 need you to provide the flows entering the site and the total flows leaving the site. Next, from what we can tell, detention is going to be required for this project. We need a detention pond and we need the final design before this can proceed. If that's going to affect the layout of the project then we are definitely going to need it to come back to Plat Review. If you can get it in there without affecting what we are talking about, I don't have a problem proceeding. Carter: I'll do the design and see what works. Petrie: 1 don't know how much room you have to work with here since we really don't have canopy shown on this side. Carter: We'll find out what the canopy is. This can't do this and this, this will have to come down and somewhere go into the pond. • Petrie: Or have a long pond and come down like that. An outlet structure to the north or • • • Plat Review Minutes August 15, 2001 Page 12 something. Edwards: Can you let us know if we are going to need to go to Plat Review because you are changing that or not, by Monday. I'll hold the agenda for you for Plat Review if it has to come back. Petrie: We need that full design to verify the size is okay. Just as a warning here, on your final design we will need to see the water surface elevation through here and it's effects bringing in fill here. If we are having areas that are flooding we should see the effects on the adjacent property, if we are pushing more runoff on that property or there is no effect. That needs to be looked on the final design. Carter: Just two or three places up and down here? Petrie: At least three. Edwards. You verified that's not floodplain right? Carter: Yes. Edwards: This is just a drainage ditch? Carter: It's not in the floodplain. It's just a drainage ditch with two big 42's here going into the street. Petrie: Sidewalk, it looks like we are making a connection right here, I'm not sure why. There may be the requirement that handrails be added on this headwall. Carter: There is an existing headwall and a concrete lid over this junction right here. That's an inlet for the street and it's also two pipe inlets for the back. They brought the sidewalk down to it so I thought we would just connect our sidewalk to it right there. Petrie: It's going to be a situation where you need to extend the pipes or tie this in, probably need a handrail. Carter: What they did there was they made an inlet box here and, on the back side of the inlet box, they put two short pieces of that 42 inch pipe in this end of it so you got a pipe here and here coming into it with a real thick wall back here and then a big opening where the inlets come in and then the pipes start up again and go into the street. They just put headwall across this end of it. That's what they did. • • Plat Review Minutes August 15, 2001 Page 13 Petrie: Of course all this would be considered private, all the drainage. If you are going to have a detention pond in here, just going over those requirements, they are not listed here. You need the concrete pilot channels in the bottom of it connecting your inlet and your outlet, it has to be fully sodded and is required to be setback 20 feet from the building. 1 think you are aware of our policy on rip -rap. Streets, I think I've got some additional information since I wrote this but, you understand it's curb and gutter on both sides of Zion Road. On your plan can you call that out, curb and gutter on both sides and also the existing width of the street? Carter: We have here 31, just call out curb and gutter both sides? Petrie: Yes. If that's the case, there wouldn't be any off-site improvements, none recommended. Johney Boles - Arkansas Western Gas Boles: No comment. Sue Clouser - Southwestern Bell Clouser: Is there any way on this east side that we can get a 10 foot utility easement there rather than 7A? It's a 12 foot setback. Carter: The adjacent owners have agreed to give, since they are involved in the sale of all this property, have agreed to give half of the 15 foot utility easement there. It's like a paved driveway up behind this building and there is a transformer pad there up closer to the front of the building, right on the edge of it. Clouser: Is there an existing easement out there on the property to the east? Carter: There is an existing 15 foot utility easement there to the electric company. I don't show it on the plant but back in the back there is a transformer pad and there is an underground electric that goes to this transformer pad. They were given 15 foot utility easement either side of this line. Clouser: There is a 15 foot utility easement that exists in there now? Carter: Yes. It didn't go all the way to the front so we made it 15 foot either side of the line from the front of the property to the back and 7%x feet of it just shows from our property over. Plat Review Minutes August 15, 2001 Page 14 Edwards: Is the 7'/z on their side already existing, Key Corner's sides? Carter: I'm not sure. I've been told a lot of things about that so I'm really not sure. I don't know. Edwards: If it's existing, show it. Carter: I was told it was but I didn't see it on any plans anywhere. I didn't find anything on it but they it exists. Clouser: We'll need that. Carter: I'll show 15 feet. If it needs to be by a separate document then we'll get an easement form going and get if over to Jill and get it filed. Petrie: I recommend you show the easement and call out an instrument number for that, that itself should be a separate document. Clouser: I don't imagine they are going to have real high phone usage. If you can, give me a 2 inch or 4 inch off that east side of that building for about 3 feet into that utility easement. Carter: Where to on the building? Clouser: Preferably near power so you can give us a ground, number 6 bare ground back to power and we'll put the terminal on the outside. Wherever it's aesthetically pleasing along that side and as close to the front as possible and near power. It can be on the outside, it does not have to go inside. Edwards: Any questions or comments? Carter: I just put in 4 inch. The only comment is, I noticed that we did a drainage area map and we didn't turn it in to you. Edwards. Meeting adjourned.