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
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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
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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.