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HomeMy WebLinkAbout2002-06-12 - MinutesMINUTES OF A MEETING OF THE TECHNICAL PLAT REVIEW COMMITTEE A regular meeting of the Technical Plat Review Committee was held on Wednesday, June 12, 2002 at 9:00 a.m. in Room 326 of the City Administration Building, 113 West Mountain, Fayetteville, Arkansas. ITEMS CONSIDERED LSD 02-17.00: Large Scale Development (Nelson-Berna Funeral Home, pp 99) Page 2 STAFF PRESENT Sara Edwards Matt Casey Renee Thomas Kim Hesse Keith Shreve Tim Conklin UTILITIES PRESENT Larry Gibson, Cox Communications Mike Phipps, Ozark Electric Coop. Sue Clouser, Southwestern Bell Johnny Boles, Arkansas Western Gas ACTION TAKEN Forwarded STAFF ABSENT Fire Department Solid Waste Kim Rogers Perry Franklin UTILITIES ABSENT Glenn Newman, AEP/ SWEPCO Jim Sargent, AEP/ SWEPCO Technical Plat Review June 12, 2002 Page 2 LSD 02-17.00: Large Scale Development (Nelson-Berna Funeral Home, pp 99) was submitted by Michael Weir & Brian Moore of Engineering Services, Inc. on behalf of Scott Berna of Nelson-Bema Funeral Home for property located at the northeast corner of Crossover (Hwy 265) and Zion Road. The property is zoned R -O, Residential Office and A-1, Agricultural containing approximately 3.12 acres with a 8,350 building proposed. Edwards: Welcome to the Wednesday, June 12, 2002 meeting of the Technical Plat Review. We have one item on our agenda. LSD 02-17.00 was submitted by Michael Weir and Brian Moore of ESI on behalf of Scott Berna of Nelson Berna Funeral Home for property located at the northeast corner of Crossover and Zion. The property will be zoned R -O and A-1 containing 3.12 acres with a 8,350 sq.ft. building proposed. Good morning. This is Michael Weir for the record. I will start with our tree preservation requirements. Mitigation trees required in addition to trees required by other landscape ordinances, please include the additional trees and indicate on the plans which are proposed to fulfill mitigation requirements. A variety of species is proposed for mitigation trees, refer to the Landscape Manual for a list of native mitigation trees. Your tree preservation looks good though. Do you understand that? Weir: All except the first part. Kim Hesse — Landscape Administrator Hesse: The mitigation trees. You are showing them in your landscape areas, for the commercial design standards, a tree every 30' along the right of way. Those can't be mitigation trees. In other words, you are going to have a lot of trees planted. If he wants to put them all on site that is preferred. Weir: What is considered the landscaped area? Hesse: I will meet with you after this and go over that with you. Edwards: We require with Commercial Design Standards, a 15' landscape buffer from the new right of way line. You are not meeting that in several places. You need to start your right of way line and then dimension 15' in and that is where the one tree per 30' is required. Irrigation is a requirement for the proposed mitigation. Minimum standard is a hose bib within 100' of landscaped areas or irrigation. A continuous planting of shrubs is required between the parking area and rights of way. You need to add that to your plan. Additional trees are required within the parking area, please see Kim for locations on that. Sidewalks, Zion is a collector which requires a 6' sidewalk and a 10' greenspace. We would like the sidewalk to be constructed at the new right of way line to the 35' from street centerline so we are asking that you move the sidewalk back to the Technical Plat Review June 12, 2002 Page 3 right of way line. Crossover is a principal arterial which requires a 6' sidewalk and a 10' greenspace. Again, we want the sidewalk set back at the right of way line. I don't believe they are showing the sidewalk on Crossover, is that right Keith? Keith Shreve — Sidewalk Division Shreve: I didn't see one. Edwards: That needs to be added. He is asking for a sidewalk symbol to be added to the legend. The greenspace width on the sidewalk detail is incorrect for this project. Greenspace width and sidewalk width shown on the ramp detail is incorrect as well. We also have a bicycle parking ordinance which requires two bicycle parking racks to the site. No comments regarding parks fees or mitigation. From Planning, do you know which part is the crematorium portion? Weir: The architect knows that more than I do. I think it is up in the top northeast corner of the building. Edwards: Are you familiar with the rezoning? Weir: Somewhat. I had a hard time following it, it is kind of unusual. Edwards: The crematorium is to remain A-1 so they submitted a legal description, which they thought left out the crematorium portion. We probably need to take a look at that and make sure that this building is exactly located that way. A crematorium is only allowed in an A-1 zone so we had them leave that portion A-1. Do you understand that? Weir: I get it now. We have to fit the crematorium in the little square. Edwards: Also, that is a rezoning that is going to the next City Council meeting. It has not been approved yet. Right now I am going to leave this on the agenda in the hopes that they will approve it Tuesday night. If not, we are probably looking at some delays. Weir: Ok, I thought it had already been. We are not handling that part of it. Edwards: It takes three readings and so there is a pretty good chance that it is not going to be approved. They could go ahead and suspend the rules and do all three readings but I just don't know. In an A-1 zone there is a requirement of two acres and they needed to process as part of that rezoning, a variance to have a smaller portion of A- 1. I gave you a variance application for that. Technical Plat Review June 12, 2002 Page 4 Weir: A variance from two acres to 20' around? Edwards: Yes. You have got plat page 2002-52206. I want you to put City Plat Page 99. The first curb cut on Zion, we are asking for that to be removed because of potential turning traffic conflicts in that area. Weir: The first one closest to the highway. Conklin: Your parking spaces will have to be modified in order to get that 15' landscaping in there also. When you take a look at that 15' it looks like at least your first two spaces are going to have to come out there as well. The stacking lanes you've got counted as nine spaces. Truly their capacity is more like 45 spaces, our standard length is 19' and it looks like 100' long, you can pretty much do five. I want you to number those off and count those off and count those as parking. Weir: How much parking? Edwards: I think it is five per one. Weir: We had talked about that, I wasn't sure how to handle those. I wanted to count those as something because they didn't have a lot of space. Edwards: The downside of that is that that is going to put you above the parking allowed, which requires a conditional use, which I've given you an application for as well. Weir: Because that is 20% over, we can deal with that. Edwards: It is all due by Monday, June 17`h. As long as you get that in by 10:00 a.m., we will just process it along with this Large Scale and it will be heard at the same meeting. I have put that in there. We have an aisle width restriction for parking lot aisles, it is 24'. That is the minimum and the maximum. You have got 29', 30', 27'. We are recommending instead of a redesign to just add landscape islands in that extra area since you need some more landscape islands anyway. South of the stacking lanes you've got 30'. Make it a 6' landscape island. Just wherever you've got too wide of an aisle you can do that. That is what we're recommending. Conklin: We drew a couple right there. Do you want to see what we've drawn up? Hesse: Six foot is too skinny for trees. Conklin: Ok. Hesse: We'll just have to work that out. Technical Plat Review June 12, 2002 Page 5 Conklin: What can go in 6' shrubs? Hesse: Yes. Conklin: Crepe myrtles? Hesse: They are not trees. We will just look at it. I will show you where we need additional trees. Conklin: I thought that might help because if you have a landscape island there Kim most of the time you just have asphalt there that is not going to be used and then it would be screened between the landscape between Zion Road and that parking area. There would be additional landscape in the parking area. Hesse: Would we count that as the continuous planting from the right of way parking do you think? Conklin: It is not in the right of way. They are going to need more trees in that parking. Hesse: I will just have to look at it. Edwards: You haven't labeled your stalls but our standard is 9x19. It looks like they are scaling off at about 20' so we need those labeled. All of your parking lot lighting shall be fully shielded and directed downward so that it doesn't go onto adjacent properties. I didn't see your sign location on here. Have you called it out and I'm missing it? Weir: The sign is right by the curb cut on Hwy. 265. It is not where you can see it because it got cluttered in here. It is 17'x8'. There is a label that points to it. Edwards: That is too large. We have a maximum of 75 sq.ft. The one that is shown as 6' tall, which is fine but the length is going to have to be reduced. The height maximum is going to have to be reduced with a 6' height maximum and 75 sq.ft. Conklin: We need to check that because it is R -O. Weir: How tall is the one for Millennium? Edwards: Six foot tall I believe. Weir: What is the square footage on it? Technical Plat Review June 12, 2002 Page 6 Edwards: 75 is the maximum and this one came out to 90 when I calculated it I think. I will double check that with our sign ordinance. It has to be 10' setback from the right of way. That is why I was asking for the location to be called out. Existing utilities, are they pretty big? Phipps: Yes. Edwards: Is there a canopy on this building tat is not shown on the site plan? I see these little squares. Weir: There is a hangover on the south side that you drive under. Edwards: You need to show that on there because that has to meet setbacks as well. Those squares are the poles for that canopy right? Weir: Yes. Edwards: I also need the proposed setback dimensioned, what the building is actually going to be setback from the property lines and that is for permitting purposes. With regard to Commercial Design Standards and your elevations, we have a standard that prohibits long, unarticulated wall surfaces, which is what we believe you have along the north side, a long, unarticulated wall surface. That needs to be addressed. Conklin: You will either need to change the materials or windows. Edwards: We will advise that to the architect if you want to have him call us. Our understanding is that a crematorium has a smoke stack and that is not being shown on these elevations so we are asking for that as well. Do you have any idea what the height of that will be? Just put the height on there and make it to scale. All mechanical and utility equipment must be screened. This means transformers, meter boxes, air conditioning units, that needs to be addressed. I do not see a dumpster location. They do plan on using a dumpster I imagine. I do need to have that added and we will check that with Solid Waste if that is ok with them. I didn't include this in there, but they have specific pad requirements for their trucks so when they drive in and lift the dumpster up they don't break the asphalt up. If you get back and you look at your plan and you need a waiver from one of these requirements, that needs to be submitted in writing so that we can address that in our staff report for Subdivision. Revisions are due June 196 at 10:00 a.m. and that is all that I have. Technical Plat Review June 12, 2002 Page 7 Matt Casey — Staff Engineer Casey: You are showing an existing water service crossing running north and south and it is supposed to be abandoned. Does that currently serve anything? Weir: That is a good question. It may serve the Kesners, who are the current owners of the property. That may be for them. Casey: We just need to find out how that is going to be served after this line is abandoned. Weir: There are several water service lines that are not being used. Casey: We just need to find out whether it is being used or not. Conklin: Matt, the private line would not be allowed to exist there. Edwards: Did we not address this at the lot split? Casey: I don't think that was shown. Also, what are plans for the sewer service to the building? We have got a 4" sewer service out here. This is not in my comments, but it needs to be labeled as a force main and we just need to know what the plans are to serve this building. The public main may need to be extended to the property. Weir: I know from my conversations with the architect and his conversations with the owner, the plan that the existing sewer is a distance away and they are planning on putting a septic system. Conklin: We will have to check the distance on that Matt. Casey: I don't know where they would put one. Edwards: We have a requirement if it is within 300'. Weir: It is almost 400' from the corner. Edwards: If they want to use septic we want them to show the septic location. Conklin: I am not sure where they would put it. That is going to affect the trees. Casey: I have several other minor comments. If you have any questions get with me. Edwards: Street improvements? Technical Plat Review June 12, 2002 Page 8 Casey: Yes. That is not a minor comment The Planning Commission is going to need to determine the required improvements along Zion Road. We are going to recommend that the entire street be improved to the east driveway along Zion Road instead of having to improve the entire length of the property. We are going to request the entire width be improved to that driveway. The length is about the same from the driveway to each property line as it is from the driveway to the west. We are not asking or a lot more street to be improved. We would like to get that done to serve this driveway. Weir: You want street improvements from here? Casey: From Hwy. 265 to the east driveway. Edwards: They want a 28' wide street that distance instead of a 14' from centerline the entire length. Conklin: Instead of building half a street the whole length of the property, build a whole street half the length of the property where people are going to come. Weir: Everything else one side as opposed to going the property length. Edwards: That will accommodate the traffic that this development is creating better. Weir: This is in terms of the street width. Edwards: Yes and we are asking for a turn lane as well at the intersection at 265. Shreve: Just for information, I mentioned that to Chuck yesterday and in regards to the sidewalk, his feeling was he would like to continue the sidewalk along the full length on the north side, instead of building some on the south side, we are requesting that the sidewalk go ahead and be built the full length on the north side. Weir: Are you asking for a sidewalk on the south? Conklin. No. Weir: Just curb and gutter? Conklin: Yes, and storm water. Weir: Are you asking for curb and gutter all the way to the boundary line? Technical Plat Review June 12, 2002 Page 9 Shreve: Just to the east. Edwards: Ok. Utilities? Mike Phipps — Ozark Electric Coop. Phipps: Any relocation of our existing facilities along Zion or Hwy. 265 will be at the owner's expense. If you are going to widen that road we are going to have to move that overhead power line out. Going to the east driveway, I could move it there but then you are getting us to a point where we've got an angle on it. If we're going to do it I would rather do the whole line all the way across the property, not go half way and then have to turn an angle and get back into my existing line and take off. That is an expensive way to try to do a road move. It is inside that new 35' right of way. The old right of way on that road was probably 30'. Conklin: You are saying that you don't want it in the right of way? Phipps: If they want to make it 35' right of way and UE, I can do that. There has got to be a UE there somewhere. Conklin: You have a franchise agreement. Phipps: It has existing UE now where it is. Conklin: It is right of way. You have a franchise agreement with the city to be in there already. Edwards: If his improvements don't affect these lines then he doesn't need to move them. Phipps: No but they will. That is real close in there. It is right out of the existing ditch. The additional blacktop is probably 10' or 12' back. Conklin: I will believe you. It looks like it is sidewalk and curb but I know by the time you grade it and everything. What size line is it? Phipps: 15.5 KV, it is three phase. Conklin: How much does that cost per foot to relocate? Phipps: About$11. Conklin: We are going 320'. Phipps: Right, you are probably looking at around $4,000. Technical Plat Review June 12, 2002 Page 10 Conklin: Can they put that underneath? Phipps: Then you are looking at probably $26 to $30 a foot. Gibson: You haven't even touched it yet because we have a fiber that is going to cost you probably another $20 per foot. Conklin: I am just trying to make it nice for the funeral home. It would be really nice looking. Phipps: Aren't there trees along this side of Zion in there? Hesse: I think most of those will be taken out with the construction. On their side, I don't know about Crossover. Your lines are in the trees. Phipps: Before we can design anything on the service we are going to need the electrical panel schedules for the size of the transformer for the building. I guess a 20' easement along Hwy. 265. Boles: We would request a 10' separation from anything from our transmission lies so I don't know if 20' is going to be accurate for you, you might want to see. Conklin: Service to the building needs to be underground. Phipps: We are there now, overhead three phase. Hopefully we come in from the east side back here in the back and will be crossing your easement up there to serve it. I am trying to stay out of that too with the underground crossings. That is all I have. Larry Gibson — Cox Communications Gibson: I have got some of the issues Mike has got. We are joint usage with Ozark Electric overhead on the south side of the property. Anything that has to be relocated there will be at the owner's expense and we do have a low count fiber optic line running through there so we are talking about some pretty good expense to relocate it and especially to go underground with it. The easement Mike asked for on Hwy. 265 is fine. We are joint usage there also. I am seeing this coming off overhead and going underground to the building, wherever that location is I would ask for a 2" conduit from there to the building within 3' of the electric meter. That is all I have. Technical Plat Review June 12, 2002 Page 11 Johnny Boles — Arkansas Western Gas Boles: Weir: Boles: Conklin: Boles: Weir: Boles: Sue Clouser Clouser: Weir: Clouser: Conklin: Like the rest of the utility companies, any relocation will be done at the developer's expense. I would like for you to show a 20' easement on the north side of Zion Road. Has that been discussed yet? Outside of the right of way. On the north side of the right of way? Yes, on Zion Road. Also, the right of way line that is being shown on the east side of Hwy. 265, is that the newly dedicated right of way line or is that the existing? It says 55' so it is the newly dedicated right of way. Also, this gas line that you are showing on the east side of Hwy. 265 is our main transmission line that feeds all of Northwest Arkansas. Any excavation that is done around that line we want to have a representative present. Any motorized equipment we want to have someone there. If for some reason that that line will need to be relocated or lowered, it is very, very expensive so you might just keep that in mind. An example of very, very expensive is just the two fittings that would be required to be welded on the line are about $6,000 or $7,000 each for the fittings alone. That kind of gives you an idea. I don't think we will be doing any cutting in there. That is all I have. — Southwestern Bell I would like for you to put it in the notes that if any of the utilities need to be relocated it that it will be at the owner/developer's expense, have it on there. We are probably going to have to relocate on Zion Road also. I went out there and those peds are right at practically the edge of the asphalt right now. In addition to the other utility easements that they asked for I would like to see if we could the 10' building setback on the north side there, if you could make that a utility easement also. That will put into our tree preservation area and our mitigation area. Is that tree preservation or is that just trees? What do you need the easement for back there? Technical Plat Review June 12, 2002 Page 12 Clouser: Well, you don't know what is going to happen with the property next door. Edwards: You could get an easement on them. Clouser: Yes, but if we all end up having to go through there for something, if they develop we don't want to have to ask them for 20'. It is pretty basic to have 10' on each side. Gibson: I don't know if this helps you any but it has got an easement over here. Clouser: Where it is an access easement and building setback would have to be maybe utility easement also then. Conklin: Would that work for you? Clouser: I think so. I am trying to picture what is out there. This is totally undeveloped out here? Edwards: It is their house. Conklin: The Kesners have a single family home there. Weir: Yes, the owners of this property here live in the house. They are selling this part of their land. Clouser: Alright, I guess I will settle for that. Conklin: So you are going to change that 25' access easement and make it building setback, access easement and utility, ok. Clouser: Ok. I am going to need 4" conduits under the driveways on Zion and also a 4" conduit along Hwy. 265 that will have to go under whatever portion that is going to be paved there. I am not exactly sure. Are you going to give us an additional 20' UE on top of the gas easement? Weir: I don't think that would be in anyone's best interest. Clouser: Ok. Like Johnny said, we have to be 10' away from that gas main that is there now so I would need a 4" conduit located at least 10' from their main. That's it. If you could get those conduits labeled. I don't know if anybody else wants crossings but if not, could you have them label those for Southwestern Bell use? Conklin- The crossings are underneath the driveways of Zion Road? Technical Plat Review June 12, 2002 Page 13 Clouser: And along Hwy. 265 also through the driveway or under the parking if it turns out to be that far of an easement. That is all I have. Conklin: I wonder if you are going to have a Springdale address. Weir: Probably. They tend to be Springdale addresses. Clouser: They will have Springdale phone numbers also. Conklin: You might just want to let them know. Edwards: It looks like south of Zion they have a Fayetteville address, well maybe that is not true. The Kesners have a Springdale address. Conklin: That is their tax bill going to that address. Edwards: These people to the east have Springdale. Conklin: I bet it is Springdale. I know Stonewood and Copper Creek are all Springdale. We are trying to work with the Post Office to try to change that. Edwards: Just a word of caution, when you decide on that sign, where that will be, I have had two people in the last month have transformers put in where they wanted their sign. Now we have problems with visibility of their sign so just keep that in mind. Conklin: We wrote a letter saying that that is up to the property owner to work out with the electric company. The City is not going to get involved in that. Edwards: Does anybody have anything else? Meeting adjourned. Meeting adjourned: 9:34 a.m.