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HomeMy WebLinkAbout2001-09-26 - MinutesMINUTES OF A MEETING OF TECHNICAL PLAT REVIEW A regular meeting of the Technical Plat Review Committee was held on Wednesday, September 26, 2001 at 9:00 a.m. in Room 111 of the City Administration Building, 113 West Mountain, Fayetteville, Arkansas. ITEMS CONSIDERED ACTION TAKEN LSP 01-16.10 Lot Split, (Golden Corral Corporation), pp 96 Page 2 LSP 01-9.10, Large Scale Development (Golden Corral) Page 3 LSD 01-33.00, (Country Inns and Suites) Page 9 Preliminary Plat 01-5.00, Heritage East, Phase II Page 21 l• STAFF PRESENT • Ron Petrie Keith Shreve Kim Hesse Sara Edwards Renee Thomas UTILITIES PRESENT Sue Clauser, Southwestern Bell Johney Boles, Arkansas Western Gas Mike Phipps, Ozark Electric Coop. Glen Newman, SWEPCO Larry Gibson, Cox Communications Forwarded Forwarded Forwarded Forwarded STAFF ABSENT Solid Waste Fire Chief Kim Rogers Perry Franklin Tim Conklin UTILITIES ABSENT Technical Plat Review Minutes • September 26, 2001 Page 2 • • LSP 01-16.10 Lot Split, (Golden Corral Corporation), pp 96 was submitted by Robyn Wilgus of Freeland -Kauffman & Fredeen for property located at the SW corner of College Ave. in Fayetteville and Johnson Rd. in Springdale. The property is zoned C-2, Thoroughfare Commercial and contains approximately 13.23 acres. Edwards: Welcome to the September 26, 2001 meeting ofthe Technical Plat Review. I am going to change the agenda a little bit. The first item we are going to hear is the lot split for Golden Corral submitted by Robin Wilgus ofFreeland-Kauffman & Fredeen on behalf of Golden Corral Corp. for property located at the southwest corner ofNorth College and Johnson Road The property is zoned C-2, Thoroughfare Commercial and contains approximately 13.23 acres. The request is to split into two tracts of 9.74 and 3.49 acres. We are going to start with our sidewalk administrator's comments. Chuck Rutherford - Sidewalk Administrator Edwards: College is a principal arterial which requires a six foot sidewalk and a minimum often feet of green space. In this location we are requesting a cash contribution in lieu of construction in the amount of $7,802.64 for tract 1. Any other comment on that Keith? Shreve: No. Well, I guess I will. On the main drive on the north side, they are proposing to build a sidewalk, that may be in Springdale, I'm not sure how that right-of-way line falls there. For the area along College Ave. it is really not a good location to construct a sidewalk under the current ordinance we can take money in lieu of and that is what I am requesting we do. Edwards: The only other comment we have on that was from planning. We don't have an owner's signature on either of the lot splits and probably not the conditional use either. We need that. Ron, do you have any comments on the lot split? Petrie: Not the lot split. Edwards: Ifyou guys just want to wait for the large scale to make your easement comments unless anyone needs easements on the larger of these. Revisions are due October 3, 2001 by 10:00 a.m. to Technical Plat Review Minutes September 26, 2001 Page 3 LSP 01-9.10, Large Scale Development (Golden Corral) was submitted by Robyn Wilgus, the property is zoned C-2, Thoroughfare Commercial and contains approximately 3.94 acres. The request is to build a 10,330 sq. ft. restaurant. Edwards: I'll start with our comments from our landscape administrator. Kim Hesse. Landscape Administrator Edwards: The twin 36" sycamore trees located near the outlet of the drainage pipe must be preserved. Too much grading is shown under the dripline of these two trees and must be redesigned. She was concerned about the velocity of the water flowing from the end of the pipe undermining the roots of the trees. A water source is required at the 100 feet of all landscaping trees if automatic irrigation is not provided. Chuck Rutherford - Sidewalk Administrator Edwards- Again, they comment about $7,802.64 due for construction ofa sidewalk along College. Main Street is a minor arterial which if it were in the Fayetteville city limits would require six foot sidewalk with a minimum 10 foot greenspace. However, we are going to yield to Springdale's requirements ofa 5' sidewalk and a 4' greenspace. It is kind of unclear right now if we need to inspect that or if Springdale needs to inspect that. If we inspect it we are going to expect our standards of the 2% cross slope and elevated 2% above top of the curve. However, the one requirement that we do want is we want it constructed through the driveway. We do have a new ordinance for bicycle parking racks. Five racks are required. I can get you a copy of that ordinance. The construction specifications must be within so many feet of the front entrance. It is recommended within 50 feet of the entrance. Perry Franklin, Traffic Superintendent Edwards: Our traffic superintendent did have a couple ofcomments. One street light is required 300 feet from the intersection. It could be located nearer to the entrance of the restaurant. He says your ADA spaces are fine. Mickey Jackson, Fire Chief Edwards: A hydrant will need to be installed on the east side of the entrance drive into the property. Planning Comments t• l• • Technical Plat Review Minutes September 26, 2001 Page 4 Edwards: Prior to permit a project disk, easement plat and guarantee will be required. Again, we need a property owner's signature and we also need elevations of the sign, we need to know how tall, the size and what they will look like. Wilgus: I have those and can get those to you. Edwards. Again, plat page 96 needs to be added to the title block unless it is on the site plan. We are missing a flood plain reference. You just need to reference the panel number and the date of the map on that. I do need a site coverage calculation. Wilgus: And we need to show how much paving and things? Edwards: Yes. Wilgus: Ok. Edwards: I did include a setback waiver form which is what you need to apply for to go with the 25' building setback. We talked to our landscaping administrator and that is probably not going to be a problem, we just need that form. Again, improvements to main drive pursuant to the City of Springdale's requirements. Widen to 18' from centerline, 8" by base and 3" of asphalt and drainage improvements. As far as the parking, we need to make sure that your spaces are 9x 19. I just need a dimension on there so there is no question. We do have a new driveway ordinance. One aspect is that the curb radius for driveway shall be a minimum of 25 feet. Another aspect is we've taken out the requirement of this landscape island which you are welcome to use it if you want to keep this design. We've gone to a 15' in and one twelve out or two twelves out without a landscape island at all. If you wanted to do that you could. Wilgus: Ok. Edwards: The minimum throat length is 40' for a driveway so it looks like you probably need to take out one spot to get the throat length we need. Parking lot lighting shall be shielded and directed downward and shall utilize sodium light fixtures or energy equivalent. You do have a conditional use in for additional parking. Talk to Dawn about that. She will be writing a report for the conditional use. She would like some more information. In your letter you state that as compared to similar uses and similar places. She wants to know if Golden Corrals across the country, if this is typical, different numbers. We are going to have to decide if we can support it. I don't think we've ever seen a parking request for three times the required. You have got a lot parking. I just want you to consider two • Technical Plat Review Minutes September 26, 2001 Page 5 options if the Planning Commission would not agree to this amount of parking spaces. One, maybe building it out in phases and once you could prove that it was needed, building the remainder. Two, we've been looking at some projects such as grass pavers. Something like an overflow lot that is not used everyday, maybe you could consider using that kind of surface. Something more permeable. Just something to think about. On your elevations, I don't see any utility equipment shown, air conditioning units, that kind of thing. We have screening requirements and they need to be shown on here whether they are going to be ground mounted or roof mounted. Wilgus: They are going to be roof mounted. Edwards. Ok, yes, you definitely need to show those on there. What our requirement is that you have to extend your peripet up to show that in some fashion. Wilgus: If I'm not mistaken, I believe that this is the access to it hidden behind this wall. Edwards: Ok. The other thing, I know that we've gone over this some before, we are not comfortable with the back of the building facing the street. Our suggestion is to go ahead and make the roof match the front looking all the way across at the gables and dormers. That is probably going to be our recommendation to the Planning Commission. Wilgus: Would you have some notice of that that I could take to the architect on this project so that he knows. Edwards: Yes, we can do that. How about border neon? Were you proposing any? Wilgus: I know they typically do want neon on the building, I know on the signs particularly. When I talked to the client, they wanted to go ahead and apply for it. Edwards: What you probably need to do, in that case, we're not real comfortable with it but if you want it show it on here, call it out so at least we know what we're looking at. Your truck dock has to be screened by an architectural wall. It looks like you've got a wall here, you just need to extend it out to cover that and then you need to show that on that side elevation. That is all that I have, revisions are due by October 3 at 10:00 a.m. Ron Petrie - Staff Engineer Petrie: You have got my comments there, I will skip over those general comments and go into the • water and sewer. I think the last time we met about this thing we were told there will be • 1• • Technical Plat Review Minutes September 26, 2001 Page 6 a sprinkler system in the building. Wilgus: Yes. Petrie: Ok, I know the fire chief has requested a fire hydrant and we have a general requirement that we need a fire hydrant within 100 feet of our fire department connection. You can use that new line that you are bringing in and set that fire hydrant on that fire line and I believe the water line is on the opposite side of the street. Bring in a public line across the street, set your meters off that with the fire hydrant and then you can branch off there with your fire hydrant, your fire line and domestic line. Of course, our only problem here is this is all Springdale's water and sewer. I have talked to Rick Poverenti out there and he does not foresee any problems but we do have some details we need to work out. I think you are going to have to deal with both engineering staffs to get this built. The same thing with the sewer since that is their sewer. I don't think you are proposing any sewer extensions, just a service line. That is one thing you will need to work through. We don't need any answers at this point, just before it is built. For grading, your grading plan I have reviewed, I have got a copy of our checklist, there are items that need to be added to the plans. It also lists some items that we will need on the final submittal, not the preliminary submittal. I will let you look through that. There is nothing that would require any plan changes, just things that need to be added to it that meet those checklist requirements. I do not believe I have an application. 1 just have a question, is Golden Corral the property owner? Wilgus: They are working on the contractual agreement to purchase the property. Petrie: Ok, the application needs to be signed by the property owner at this time. That is the grading permit application that I am referring to. If you need a copy just let me know and I can fax a copy of it to you. Before we can issue the grading permit there is some minor grading in a flood plain. That would also require a flood plain development permit and actually Sara is the one who reviews and gives those permits. Under drainage, I did not receive a drainage report with this submittal. I assumed you wanted me to use the previous one. Wilgus: Yes, it has not changed. Petrie: Ok, so these are the same comments as I listed last time. You should be familiar with that and we will need these revisions before Subdivision at the same October 3 deadline. I think Sam has gone over the street requirements for the City of Springdale. They will have to review it, we'll need a letter from them that they have accepted it and accepted the design and we'll be ok. That is all I have got. Any questions for me? Call me if you do. • Technical Plat Review Minutes September 26, 2001 Page 7 Wilgus: Ok. Glen Newman - SWEPCO Newman: I would like to have an easement along the north property line in the setback and on the east property line, 20 foot. You have a 25' building setback, 20' will be fine unless you just want to make the whole thing even. Whatever you want to do to your print. The customer will pay for any relocation of any of those facilities along the north and the east if they need to be relocated. Once we decide on the route to the building and where the transformer is going to set we will require an easement for that line underground. The only other thing that I have is that as soon as you get some load information, that will help us with acquiring a transformer size and what have you. That's all I have Jamie Boyd - Arkansas Western Gas Boyd: You are not showing our gas line that runs along the main street. I believe that gas line might be edged in the dirt but it is to be on the right-of-way. I will agree with the 20' easement he is asking for along Main Street or Johnson Road. We have a 6" ramp line that runs along the east border of this property. You don't show it on your plat but it is there. You need to make the developer aware of it. I believe we have a utility easement on that and I didn't have time to pull that up to get you anything on it. If you do need it 1 will get it for you. All I will need and I can get it from the general contractor is the BTU load and I can get that later. That is all I have. Larry Gibson - Cox Communications Gibson: We also agree with a 20' easement on the north side. We will try to route the same as electric does as soon as they determine their location, their entry point. We would ask you to provide us with a 2" PVC from that point to the building with a sweep 110, no 90s please. Also, just make your builder aware that the existing Cox Communications line on the north side of that property are the two main fiber feeds from our head in area that feed Springdale and Fayetteville. Any relocation of or damage to Cox utilities will be the builders expense. Please do not damage that line. Sue Clauser - Southwestern Bell Clauser: I will also need the easements on the east side of the property. I will get with your contractor. We will need a 4" PVC out to the utility easement. I am not sure exactly where it we will need it until I see it. There is a possibility we may need a sleeve under that • • • Technical Plat Review Minutes September 26, 2001 Page 8 driveway, but I don't know at this point. Edwards: Anybody else have anything? Thank you. • • • Technical Plat Review Minutes September 26, 2001 Page 9 LSD 01-33.00: Large Scale Development (Country Inns & Suites, pp 402) was submitted by John Wary of Morrison -Shipley Engineers, Inc. on behalf ofNWA Hospitality LLC for property located at Lot 5, Wedington Place. The property is zoned C-2, Thoroughfare Commercial and contains approximately I.80 acres. The request is to build a 12,665 sq. ft. building with 65 units. Edwards: The next item on the agenda is LSD 01-33.00, Country Inns and Suites, submitted by John Wary of Morrison Shipley Engineers on behalfofNWA Hospitality LLC for property located on Lot 5, Wedington Place. The property is zoned C-2, Thoroughfare Commercial and contains approximately 1.80 acres. The request is to build a 12,665 sq. ft. building with 65 rooms. I will start with our landscape administrator. Kim Hesse - Landscape Administrator Edwards: The off-street parking requirements call for medium to Targe sized hardwood species to be planted within interior parking lot islands. Most ofthe landscape islands call out tree form Crepe Myrtles that, although classified as trees, are marginal in this region and are a small tree species. A continuous planting a shrubs is required between the parking area and Steamboat Drive. As required by the Off -Street Parking Ordinance, a source of water is required within 100 feet of all landscaping trees and should be noted on the revised plans. Revise tree planting detail to indicate that the top of the root ball shall be level with or a couple inches above the surface of the soil. Please see approved details within the Tree and Landscape Manual which she provided a copy of that to you. Wary. Have the landscape ordinances changed since McDonalds was constructed, that's adjacent to us. Edwards: 1 don't think so. Hesse: I don't believe so, I would have to look and see. It was approved a long time ago and it took so long to be built I would have to check. Chuck Rutherford - Sidewalk Administrator Edwards: A six foot sidewalk exists along Steamboat Drive which meets the requirements. New sidewalks, driveway approaches, or access ramps constructed in the right of way shall meet Unified Development Ordinance Section 171.13. New driveway approaches shall be constructed with the sidewalk continuous through driveways with a maximum of 2% cross slope and elevated 2% above top of the curb along Steam Boat Drive. Remove lines representing curbs through the sidewalk section (in the driveway) from the drawing. • Technical Plat Review Minutes September 26, 2001 Page 10 Do you understand that? Wary: Yes. Edwards: Ok. Driveway approaches shall be constructed of Portland Cement Concrete. An inspection is required prior to concrete pour. There are three bicycle parking racks required per Ordinance 4293. Perry Franklin - Traffic Superintendent Edwards: A street light required every 300 feet on Steamboat Drive. I don't think there are any streetlights out there. Wary: We can pick anywhere along our frontage to put the light? Edwards: Is there one by McDonalds at some point? • Wary: I don't think there is, but we'll make sure. If there is then we will go 300 feet from the distance. • Edwards: Yes, if there isn't then you could possibly put it at your entrance. He does need the ADA spaces moved to the nearest building access. They have to be the closest. Basically, just move that furthest one to the closest and then you can eliminate that aisle. No comments from parks. Elevations of all four sides of the building are required with the materials called out. I talked to your architect and there were materials called out on the large one. That is ok. Wary: When do you need that board? We have that in our office, I meant to bring it today but forgot. Edwards: Probably just bring it to the Subdivision Committee meeting or you can tum it in with the next submittal. Mostly our Subdivision Committee is interested in that. In elevations, a monument sign is required. Wary: Is that something like this? Does it need to be colored or picture, or more information. Edwards: That is fine, but what we need to know is ifthere is a block base on it and the height and the dimensions. You need to add, really we don't need this many pages for the large scale. What we need is a site plan, a grading plan and tree preservation plan generally and • • • Technical Plat Review Minutes September 26, 2001 Page 11 Wary: everything else can be put on those plans. I don't need the cover sheet. The reason I am saying this is that we have to microfilm all this paper and space is limited. Really, you can just eliminate down to two to three pages and if you can put the drainage and tree preservation in there. 1 guess the only question I have about that is that once we get through the large scale and go towards preparation and construction documents then we go back and review our plans to create a set somewhat similar to this. If you are going to tell me I need to do this I will. Edwards: Yeah, that's what I'm telling you. I don't have file capacity for, by the time we get through with all these submittals doing all these plans. What you will do, and I am saving you a lot of paper costs too. When you go to submit all of these, engineering may need these but you will never submit these to me through planning. You are going to send one copy to him when you are ready for your permit and then I'm saving you seven pages. Wary: Ok, so you need a site plan? Edwards: A site plan, a grading plan and a tree preservation landscaping plan. I would prefer the landscaping plan on the site plan. Wary: There is no tree preservation associated with this project so site and grading plans are really all you're needing? Edwards: Yes, and did you have a landscape plan? That needs to go on the site plan. Wary: Landscaping goes on the site plan? I think you kind of described that how you would like to see this done. Edwards: Yes. You need to add your adjacent property owners and zoning to the site plan. You need to add plat page 402 and that is just a city referencing system so mark it in your title block or up in here just write pp 402. Wary: Oh, just put it in a note? Edwards: Yes. Wary: I was wondering what that was. Edwards: I think, if I remember right, you are directly across from the curb cut property right? • • • Technical Plat Review Minutes September 26, 2001 Page 12 Wary: Yes, we'll show that on here. Edwards. Yeah, I need you to show that. Edwards: You need to add a flood plain reference. Add project owner developer. Requirements of the design overlay district which means within 650 feet of the bypass. Curb cuts are limited to one per every 200 feet of street frontage. You are not meeting that requirement. I do understand you want to ask for a waiver of that. You need to ask for it in writing with an explanation. Wary. Ok. Edwards: Your site coverage is a maximum of 75%. - Wary: There are no options for a waiver on that? Edwards: There is an option for waiver on everything. What I'm saying is I'm not going to support that one. Wary: Ok, and I think we can do that. It depends upon some of the other things that may be required but I think we can do that one. Edwards: One tree is required for every thirty feet street frontage and 25 foot green space. There are only nine shown and there are ten required Parking lot lighting shall be shielded and directed downward. It shall not exceed 35 feet in height and shall use sodium light fixtures. We want you to show the location of the monument sign. The requirement is a setback of six feet, it shall not exceed six feet in height and seventy five square feet total sign area. Only one wall sign is permitted. I understand you are going to ask for a waiver from that too. Wary: Yes. Edwards: We need it in writing explaining why. Pedestrian access shall be provided from the street to the entrance of the structure by way of a designated trail or sidewalk. I see your sidewalk here. What we probably need to do is just show striping across. Wary: I guess what I was wondering about is when we get up here next to the building, we could probably put a sidewalk in the middle ofthis landscape island or something. One question for you Sara. Right now I'm looking at two waiver requests. Could that be one letter? Technical Plat Review Minutes September 26, 2001 Page 13 Edwards: Yes. All utility equipment shall be screened. Will you have any refrigeration units? 1 know there is going to be a restaurant and typically when we have restaurants they try to put it on the outside. Wary: I'm not sure. Edwards: You might want to check on that. That will be an issue if it needs to go on the outside because then we're going to have to architecturally incorporate it. Wary: Ok. Edwards: The dumpster has to be screened. Cross access shall be provided to the north. Wary: That is another question I have on that. I'm not sure that the owner is too fond of that idea and I don't know exactly what we are going to do. There were some previous discussions about cross access and obviously we can't do that with the property to the south. Edwards: Right. You can make that argument I think, seeing as this is a dead end street. I think you can. I want to warn you that I think that is going to be a question that the Commission will bring up. Wary: That might be something that I know the owner wants to try to avoid that. There is some space issues already. We can eliminate some parking and do some more things. We need to cut some more green spaces and do some more things. I don't think he likes that idea. We may pursue some things there. Edwards: Ok. Our parking is based on the number of rooms plus the number of employees. That is not how you laid out your parking. Do you know, have you looked at that at all? Are we still ok with our parking? Wary: I think we're ok because there are 65 rooms and 4 employees. That is 69 spaces and we've got 72. We may have to loose a parking space or two to take up some more greenspace. Edwards. Ok. Dust want you to fix your table on there to let me know. Driveway length is limited to 27 feet to the 15 foot in and a 12 out. We need to cut those down to a 27 total. Your island where you come in right here, that should be 27 too so you should be able to move that in a little. All utilities shall be placed underground and we've talked about the shrubs. Standard is our staff approval when you come for permit. We' 1l have to come with final • Technical Plat Review Minutes September 26, 2001 Page 14 Wary: detailed plans, specs and calculations and especially engineering. We do not guarantee that sewer capacity will be available. Prior to a building permit you have to get your grading and drainage permit. You have to do an easement plat which I have got specific forms and signature blocks which have to go in there in which you will dedicate any easements that are not existent on the site. When you end up with the additional eacements that requirement will stand. A project disk with the final revisions on it. The fourth thing is we require that all public improvements be guaranteed. That includes extensions of waterlines, fire lines, drainage improvement. Specifically as well, landscaping and your sidewalks. Ok. I have one question on this issue. You stated that the building permit can not be provided or issued until the grading and drainage. It will be provided first right? The grading and drainage permit will be issued prior to a building permit is that correct? Edwards: Yes. Petrie: Right. I won't sign a building permit until I've issued that. • Wary: Is it a possibility that the contractor could start grading prior to getting the building permit? • Edwards: Yes. Your new deadline for revisions is October 3, 2001. I did go ahead and stick the fire chief's requirements in here. I don't think you will have. He needs a hydrant on a six inch fire line coming into the building within 100 feet of the fire department connection. Wary: Is there a requirement on where the fire department connection needs to be? Can it be in the building? Petrie: I think that is typically where we see them. Wary. Did you say you had those comments Sara? Edwards: Yes, I can get you a copy. Ron Petrie - Staff Engineer Petrie. Wary: Do you have my comments? Yes. • • • Technical Plat Review Minutes September 26, 2001 Page 15 Petrie: The Fire Chief's was one of my comments. Edwards: Do you want me to read it again to you? Petrie: His is the same as mine. Edwards: Ok. Petrie: That is number two under water. Wary: Ok. Petrie: Just speaking of this whole setup on the water and to make sure I understand what you are proposing. Your domestic meter will be against the building too? Wary: I guess that may be a question. Is that all that is required for a meter, a domestic? Petrie: Yes. It just gets us into what is public and what is a private line. Where the domestic comes off I have to consider all this a public line. Which is fine, we just have to change some things to meet the requirements. Wary: Ifwe came offa domestic out in front and ran a separate domestic line then all this water, the 6" and the domestic line would be the same? Petrie: Right. If it is left the way it is, since we're feeding the fire and the domestic, the line would have to be 8" in diameter. I've got all these listed. We would have to have a utility easement, 20 foot wide for the public line. That would be where the domestic is branched off. We would need a gate valve separating the domestic and the private right there at the T. We would probably need a valve on that 2". I am asking you to go ahead and show the location of the water meter so I know what comments are applicable. Wary. What I may do on this is visit with you and understand what may be in our best interests and it may be to do like you said and come off the out front with it and we can do that. Petrie. I would be glad to talk with you. I really don't have a preference. Wary: Ifwe stay like this then I'll adjust these comments that you have. Petrie: Ok. Like the 90° bends, it is our policy to eliminate those wherever we can. Whether • • • Technical Plat Review Minutes September 26, 2001 Page 16 there are two 45s or what, that is what we would prefer. Ten foot of separation fire line and a sewer line. Wary: I have a question on that. Petrie: I know you're going to have some issues where they go into the building and that is really not where I'm referring to. Just when they are running parallel like that, the fire line itself will have to be built as if it was a public line, even though it is a private line. Also, I will have to review it and we'll have to inspect it. The same requirements on bedding and all of that as the public line. Simply because it is not metered. That really gets into the ten foot separation requirement. I know where it goes into the building. That is (Inc. Let's eliminate it wherever we can. Let's provide wherever we can the ten foot separation. Wary: Where it is going across the parking lot here. I have a question for you. I'm not sure, but I think there is a ten foot utility easement on the other side, the south side of the property line. Maybe I jumped the gun on your comments. We're talking about the sanitary sewer. You have a comment you thought that was an existing, I did jump, it is the next page. You said it is an existing sanitary sewer from the manhole there in front of McDonalds over to our corner. Petrie: Right. Wary: We can't find it. Even if we look in the manhole in front of McDonald's there is no out pipe heading to the north. I'm suspicious that there is nothing there. Ifthere is not, I guess that is what 1 was thinking, I don't think it is there. The surveyors searched and couldn't find anything. If it is not, then maybe it could be an option that we set the manhole south of our property line and put the sanitary out there, actually on the McDonald's property in that easement. Petrie: Wary: Petrie: No, that's a private line. The sewer that you're running up there is your service line. That is not a public line. You have no rights to do that. You might have rights to put a public water line on there. That's a public. It may be full of utilities there, I'm not sure. Ok, so we will need to get an additional easement then on our south line for water and sewer. More than likely. There is a chance you won't. If you bring a domestic from the front then you wouldn't have to have a public easement. • • • Technical Plat Review Minutes September 26, 2001 Page 17 Wary: Ok. We'll figure out what is going on there for sure then with the sanitary sewer. Petrie: Just finishing up on the water. Is this a fire hydrant that is shown at the very front? Wary: Yes. Petrie: A two inch water line should be seen. We talked about the sewer. I will check into that. I remember it was designed and approved and 1 remember it being built. Wary: Petrie: Wary: Petrie: I remember even talking about there being plans to where it was extended all the way across our easement. That was part of the lot split requirement. That it would be constructed? Right. They changed this lot line at the last minute when this whole final plat was coming through and we caught that. Where this manhole ended used to be this lot line. They just changed it out of nowhere and we caught that and we required that before we would sign the plat that they built this. I know it was built, but I will check into it. For grading we have our standard checklist here. You should have a copy of it. There are some items that you need to add to the grading plan just to meet those checklist items that are required to be shown. I have got a note about where this discharges into McDonald's for you to look into what happens here. This site designed for this offsite flow. I am Just not sure it was built. Wary: Right now there is a ditch around the back end into the ditch off the next street over. There is actually a ditch that runs back there all the way to the street. Petrie: I just want to make sure it actually drains. I know for a long time that was a big pond. I Just want to make sure. If it has got a problem now that we're not going to make it worse. I want it to drain over there like it is supposed to. There is a pipe that you show going off the site that is on to this adjacent property that would need some type of easement across that adjacent property in order to do that. It wouldn't be a public easement. It would be a private drainage easement or something. Do you see what I'm talking about? Wary. Yes. Even if it is in the public utility easement? Petrie: I don't believe it is. • • • Technical Plat Review Minutes September 26, 2001 Page 18 Wary: There is a twenty-five foot utility easement running along Steamboat. Petrie: In order to utilize the public easement it needs to be a public facility which means you would probably need to bring it back to the street. More than likely that is just a utility easement, it is not a drainage easement to begin with. Wary: Ok. Petrie: There are some issues there you need to address. The report itself I have no issues with at this time. Of course, we'll need to do a final review for the final requirement. The last comments are just standard comments, everything on the site when it comes to drainage we will consider private and not public and riffraff we do not allow. We prefer other energy dissipation. That is all I have got. Any questions? Feel free to call me. Glen Newman - SWEPCO Newman: We'll serve it from that overhead line that runs along the east side of the property. I guess that will be the back of the building kind of. If there are any relocations of our facilities it will be at the customer's expense. 1 will need an easement from the point that we leave the easement to the building when we transform. Wary: Ok, so an easement from the existing easement to the transformer? Newman: Yes Sir. Wary: Now will I have your comments? Edwards: No. Newman: As soon as you can I would like to have your load information for getting that transformer. Sometimes those are a little bit harder to acquire. They may be some place else and we have to get then shipped. As soon as you can give us that information we would appreciate it. Wary: Glen, can 1 have your phone number? Newman: 973-2305 Newman: That is all I have. Jamie Boyd - Arkansas Western Gas • • • Technical Plat Review Minutes September 26, 2001 Page 19 Boyd: You are showing the gas meter to set in the southeast corner of the property. That is not going to be a problem other than the fact when we determine the BTU load it may change the size of the meter and if it changes up to what we call a Class 5 meter we're going to have to have an area where we can get a van to. We test that meter yearly. If it is that case then we're also going to need a 4x3 concrete pad poured for our meter to sit on. Wary: Ok, so we could put it up just behind the curb. Boyd: If need be. First I will need to know the BTU load on this building to determine the size of meter for that. Wary: Can I have your phone number Jamie? Boyd: 582-8652, that's all I have. Larry Gibson - Cox Communications Gibson: We would like to leave the same location aerial to underground when the electric determines which pole they are going to come off we'll come off the same one and go into the building . We would ask you to provide us with a 4" conduit from that location to the equipment room with sweeps on each end, no 90s please. There are some issues as far as, this is down the line, but just a reminder, please contact me. There are some other issues as far as wiring, internal wiring in the building and things like that. I need to go over it with you. Wary: The contractor provides the conduit and you all take care of the rest? Gibson: Yes. Wary: Can I have your phone number please? Gibson: 501-717-3765, that is all I have. Sue Clauser - Southwestern Bell Clauser: We will need two 4" conduits into the equipment room out to the utility easement and possibly out to the utility easement on Steamboat Drive, depending on how we decide to bring our cable in to feed this. Wary: Ok, so the phone will come from Steamboat? Clauser: Yes. • • • Technical Plat Review Minutes September 26, 2001 Page 20 Wary: Clauser: Two four inch conduits. Ok. Then I will need a plywood backboard and I will need a number 6 bare ground wire. I will give you my card, if you could pass that along to your person at Country Inn who handles the public communications and no other comments. Edwards: Ok. Give me a call if you have any questions. • • Technical Plat Review Minutes September 26, 2001 Page 21 PPL 01-5.00: Preliminary Plat (Heritage East, Phase II, pp 565) was submitted by Landtech Engineering Inc. on behalfofNorthwest Builders for property located between 15t Street and Huntsville Road on the east of Curtis Avenue. The property is zoned R-2, Medium Density Residential and contains approximately 11.4 acres with 44 lots proposed. Edwards: The final project today is Preliminary Plat 01-5.00, Heritage East, Phase II submitted by Landtech Engineering on behalf ofNorthwest Builders for property located between 15th and Huntsville on the east side of Curtis. The property is zoned R-2 and contains approximately 11.4 acres with 44 lots proposed. This is Leonard Gabbard and Don Miller. Kim Hesse - Landscape Administrator Edwards: She is requesting that you adjust the lot lines for lot 34 through lot 43 to the north by 25 feet. By doing so the 60" tree on lot 35 and the group of Oaks on lot 43 would lay on side lot lines where they could potentially be preserved as homes are built. Lot 44 would be reduced in size yet the building area would still be larger than the majority of lots within the subdivision. The information on the Tree Preservation plan looks good. Gabbard: We took it under advisement and we decided we can do that. Chuck Rutherford - Sidewalk Administrator Edwards: Fairlane St., Sherman Ave. and Nelson Dr. are local streets which require a four foot sidewalk and a minimum of six feet of green space on both sides of the street. New sidewalks, driveway approaches or access ramps constructed in the right ofway shall meet Unified Development Ordinance Section 171.13. The necessary grading for sidewalks shall be done as part of the street construction even if the installation of the actual sidewalks are delayed. The sidewalk shall be continuous through the driveways with a maximum of 2% cross slope and elevated 2% above top of the curb. An inspection is required prior to concrete pour. Driveway approaches shall be constructed of Portland Cement Concrete. Add sidewalk symbol to legend and show proposed sidewalks on the plans. Access ramps shall be placed to allow the shortest and most direct route across streets. Two access ramps at each street corner will be required. A single ramp on the radius should not be used. At "T" intersections a corresponding ramp should be installed across form the intersecting street. Do you understand that? • Gabbard: I think so, yes. Edwards: A table with street name, street width, right ofway width, green space width, and sidewalk width needs to be added to plat. Our traffic Superintendent did say your street lights are ok. We do need the property owner to sign the application. We do need also, Curtis Avenue needs to be shown on the plan. I know it is adjacent to the property at the north • • Technical Plat Review Minutes September 26, 2001 Page 22 location and it is not shown on the plans so we would like you to put that light on there. Add plat page 565 somewhere, you can stick it in your title block. Your flood plain reference is referencing an old map We've got a new map panel 92D dated July 21, 1999 so if you could change that. When your final plat comes through I am going to have you add the side and rear setbacks but I'm not that concerned at this point. There will be no access allowed from Curtis Avenue. All utilities shall be placed underground with the exception of any lines over 12 KV which can remain overhead which I think covers this line here. We talked about covenants being submitted with the final plat that limit the development of the subdivision to single family residential. All revisions are due by October 3rd at 10:00 a.m. Mickey Jackson - Fire Chief Edwards: He says hydrant spacing cannot exceed 800 feet between hydrants (Sherman Street). Six inch mains subject to approval by Engineering Division. He said this fire hydrant up here on lot 1 if you relocate it to the lot line of 1 and 2 that should meet that 800 foot requirement. That is all that I have. Ron Petrie - Staff Engineer Petrie: Skipping over the general comments there. Number one, the easements look fine. I didn't see anything that didn't meet the standard requirement. Getting back to the water line size that Mickey had mentioned. One way, we could consider a 6" here so we could get two connections on the lower side of this which is what we would prefer over to Curtis Avenue and also to Emily Drive. We would like to get all of that connected together. Gabbard: If we connect over into Cedar Point as well as neighboring to the first phase of Heritage II and then make our connections at the bottom here, that would allow a 6" line? Petrie: Yes. s Gabbard: Ok. Petrie: That is really the only comment under water that is not a standard comment. Sewer, I would like one guess in note number two, one additional change. That is to extend the sewer from the west side of lot 44 up to the north property line. • Gabbard: When you say north property line do you want to be on the north side of Fairlane? Petrie: We won't require that. Gabbard: The beginning of the turn on the radius? Technical Plat Review Minutes September 26, 2001 Page 23 Petrie: Right. If that is extended they won't have to extend it across people's yard like you're having to do for the water line. Gabbard: Do you want it to stub out? Petrie: No, just leave it. Gabbard: Ok. Petrie: For grading I didn't have any comments for the checklist items, l think those are ok. I do not have a permit application or if I did I didn't receive it from Planning. Gabbard: I don't know. We filled out so many applications that I'm lost. Petrie: I understand. I need that application. I can get you a copy if you need a copy. Gabbard: We have a copy. I'm sure I can get one right over here. • Petrie: Make sure it signed by the owner. Gabbard: I know Bishop Homes is the actual. It used to be Charm homes and Wade and Peggy Bishop need to get in here and sign that we will remind them of that today. • Edwards. They did pay for it. Petrie: Ok, so it has been paid. The last thing on grading, you had a note number seven that says the entire project area is subject to being disturbed. You need to make that doesn't include the tree preservation area. Drainage, a standard comment on easement width, 20 foot wide, 10 feet from the center of pipe. I do have several concerns and need a lot more additional information at this point. The preliminary drainage calculations have been reviewed for general compliance with the requirements as listed in Section 1.2 of the Drainage Criteria Manual and cannot be approved until the following items have been addressed and included in a preliminary drainage report: a. Clearly explain the proposal b. What downstream improvements are proposed for the rainfall events greater than the ten year storm? The Subdivision will increase these flows. c. Are any improvements planned for the open ditch between the pipe outfall and Highway 16? The flows will be increased through this ditch. d. Will the increase in flow to the Highway 16 culvert cause increased flooding onto the adjacent property? e. The property downstream of the Highway 16 culvert is not owned by the City as stated during previous conversations. Therefor, the increased flow will have to be studied downstream to a point where the increased flow is negligible. • • • Technical Plat Review Minutes September 26, 2001 Page 24 f Provide the total flows leaving the site at each discharge point (existing & proposed) for the pre and post -developed conditions. g. In order to study the increase in flow for the pre & post -developed conditions the time of concentrations should be calculated for the watersheds for both conditions. h. Provide supporting calculations for the proposed downstream improvements. Petrie: All these streets will be local streets which is a 28 foot wide street. I am asking that you just remove all the references to the residential street. The street section and width. Gabbard: In regard to that, I guess we should talk about it after the meeting but the existing curb line on Fairlane both east and west is about 31 foot back to back. Is our design process going to be the transition to a 28 foot street? Petrie: It needs to be 28. Everything else would require Planning Commission approval. Gabbard: How long of a transition would you require? About a 100 foot? Petrie: That is generally about right. What I use as a guide is a formula out of the MUTCD in regard to transition and speed. Gabbard: It is based on mile per hour so it would be like if that is a 35 mile per hour you could actually transition it 35 feet. What I would prefer to do is to out the scope more than that. Edwards: Residential is 25 isn't it? Typically. Gabbard: Whatever the posted speed limit is you can use that for your transition signal in the TCD manual. Petrie: That is just the minimum if you want to go more than that. Gabbard: Fifty feet right-of-way is what you wanted to see? Petrie: Right. Gabbard: We will have to transition on the south streets as well. They are lighter than what you are requiring at this time. I don't mind doing that. It saves the client money. Ijust want to make sure everybody is understanding that there will be transitions out there when you see it on the ground. Petrie: 1 am aware of it. Gabbard: Ok. • Technical Plat Review Minutes September 26, 2001 Page 25 Petrie: We can get together after the meeting if you would like. Mike Pitts - Ozark Electric Coop. Pitts: The first thing is this SWEPCO transition line easement on lot 1 through 11. I don't think SWEPCO has a problem with us being in there with them. Gabbard: I have got something here for you. On a previous subdivision that was approved. There was some how or another a dedication of the east twenty-five feet of that hundred foot easement usable by underground utilities so long as they were underground utilities. If you read the plat there, if you follow that 100 foot. Pitts: Ok. Gabbard: Do you see what I'm talking about? Pitts: Yes. • Gabbard: We were going to take advantage of that and I brought that to make everybody aware that that existed then and was hoping that it could work again. As a matter of fact, the utilities are in at the back of these lots. Pitts: Maybe telephone but we're not. Gabbard: Right. The telephone is there and they have took advantage of that. Pitts: As long as when we get a final there is a note on there that it is the UE not just the power line easement. Clauser: Can that twenty-five foot be shown on there as a general utility easement? Gabbard: The only thing, it has to be underground. Pitts: Of course, we are talking on the east side of the transmission line. Gabbard: Yes Sir. • Pitts: Ok, I don't think SWEPCO wants us to run the drops all through this as we go. On lot 11 I would like that twelve foot UE extended all the way out to the back of that lot. See where it cuts through that turn? Gabbard: Yes Sir. • Technical Plat Review Minutes September 26, 2001 Page 26 Pitts: If you could just carry that all the way. For the street lights, I will need a ten foot easement, five foot on each side of the lot line of 27 and 28. Ten foot, five foot on each side of 5 and 6 for the street light. Lets do four 4 inch quad crossings at the northwest comer of lot 44 to the northeast comer of23. The northwest comer of22 to the northeast corner of lot 1. That is all I have. Jamie Boyd - Arkansas Western Gas Boyd: I will agree with what Mike said on the twelve foot UE on the south side of lot 11. I didn't get by there and see but you said the utilities were already in there. Gabbard: Phone at least. Boyd: I don't think we have our gas in there yet. It didn't show on our map. I also would like the quads there at 1 and 22. Gabbard: Nobody wants quads on the south end? • Pitts: I'm already through there. Gabbard: Ok, just checking. Boyd: What he said, quads and 1, 22, 23 and 44. Gabbard: Ok, we can get it. Boyd: That is all I have. Larry Gibson - Cox Communications • Gibson: 1 would like to get a quad in the same location that the electric is going. We try to route the same way they do. Also, I would like to be included in the extension of this easement, 1 think 12'5". Do you think there will be enough room for all of us? Pitts: You can put it on the other side. We're already through there. You've got ten foot on the other side, you could knock it down to ten foot if you wanted to give yourself more. Gibson: Ok, that's fine. Sue Clauser - Southwestern Bell Clauser: 1 agree with the prior utility plat. • • • Technical Plat Review Minutes September 26, 2001 Page 27 Gabbard: I have a question for you since your utilities are in. We are going to adjust these lots a little bit from what was on the previous. That is going to affect pedestal locations. I have already advised my client that if those pedestals have to be relocated it would be at his expense. My question is how close can those pedestals be to a lot line and still be usable? Clauser: Let me find out. That is a good question and 1 will have to check on that. Gabbard: That is a question he asked me and I didn't know. Clauser: They may not move them since they are already. That is a very good question, I will have to get back on that one. Gabbard: Ok, thank you. Edwards: I do want to get the parks comments on the record. You are going to the parks and recreation advisory board on October 8 and depending on if land and money is required, if a plan is required you will have to come back to plat review. I just wanted you to be aware of that. Gabbard: I did have a question about ifland is required, will they allow retention to be built in those areas? Edwards: No. Meeting adjourned