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HomeMy WebLinkAbout2002-09-18 - MinutesMINUTES OF A MEETING OF THE TECHNICAL PLAT REVIEW COMMITTEE A regular meeting of the Technical Plat Review Committee was held on Wednesday, September 18, 2002 at 9:00 a.m. in Room 111 of the City Administration Building, 113 West Mountain, Fayetteville, Arkansas. ITEMS CONSIDERED ACTION TAKEN LSP 02-43.00: Lot Split (Tipton, pp 475) Forwarded Page 2 LSP 02-44.00: Lot Split (Walgreens, pp 135) Forwarded Page 9 LSD 02-24.00: Large Scale Development (Walgreens, pp 135) Page 12 LSD 02-25.00: Large Scale Development (Lewis Brothers, pp 213) Page 21 STAFF PRESENT Matt Casey Kim Hesse Renee Thomas Keith Shreve Tim Conklin UTILITIES PRESENT Larry Gibson, Cox Communications Glenn Newman, AEP/ SWEPCO Mike Phipps, Ozark Electric Coop. Johnny Boles, Arkansas Western Gas Jim Sargent, AEP/ SWEPCO Forwarded Forwarded STAFF ABSENT Sara Edwards Perry Franklin Danny Farrar Travis Dotson UTILITIES ABSENT Sue Clouser, Southwestern Bell Technical Plat Review September 18, 2002 Page 2 LSP 02-43.00: Lot Split (Tipton, pp 475) was submitted by Alan Reid on behalf of D.W. Tipton for property located at 5855 Dot Tipton Road. The property is in the Growth Area and contains approximately 13.85 acres. The request is to split into two tracts of 11.85 acres and 2.00 acres. Conklin: I will start the meeting today. It is Wednesday, September 18th, this is the Technical Plat Review Committee meeting. Our first item of business is going to be a lot split, LSP 02-43.00 submitted by Alan Reid on behalf of D.W. Tipton for property located at 5855 Dot Tipton Road. It is in our Planning Area and contains 13.85 acres. They are asking to split it into two tracts of 11.85 and two acres, there was a property line adjustment that we looked at yesterday that actually increased the lot to a four acre lot on the east side. This will create an additional two acre lot. Are you the applicant? Tipton: My daughter does the talking for me. Conklin: If you want to come up to the table I can go over the report with you. You have a copy of this report? Tipton: Yes. Conklin: I am Tim Conklin, I am the City Planner in the Planning Division. What we are going to do is just review and make sure it complies with the check list. Tipton: The lot line adjustment? Conklin: The lot split. Tipton: Ok. I don't have the lot split report, I have the property line adjustment. Conklin- Here is the lot split report for that one. I will go over the comments that are in writing and you will need to get those back to Alan Reid. He will have to make some minor changes to the plat and then he can get those turned back into us. I will go through those and then our Staff Engineer and other staff will also talk and then the utilities are here to talk about how to serve the property with utilities. With regards to submittal requirements, we just need the applicant's signature. I am assuming you are the applicant right? Tipton: My dad is. Conklin: We can take care of that right now if I can just get a signature on the file. Please sign right here. Technical Plat Review September 18, 2002 Page 3 Tipton: I have signed for him. Conklin: You can sign for him, that is fine. We like to make sure the person representing does that. Typically we don't get into too many problems but once in a while we have got people applying for things that other people aren't aware of. Thank you very much on that. We have that taken care of. Everything looks fine. Since this is not in the city there is no zoning. Plat requirements, Alan needs to enlarge that vicinity map so that the Planning Commissioners and others can read it. You have this in writing so basically just hand him this packet. If he has any questions he can give me a call and I can explain to him what needs to be done. I would like to see if there are any existing structures built on any of these properties where they are located. Tipton: On the ones that we are cutting off? There are no buildings on them. It is pasture land. Conklin: Ok. Based on our Master Street Plan Dot Tipton Road is shown as a collector street and we need 35' of road right of way. This little portion of property up to the north of Dot Tipton, is that just pasture land too? Tipton: No, that is where he has his garage and his equipment, tractors and stuff, an implement garage, a shed that he parks his tractors under. Conklin: How close to the road is that? Is that fairly close to the road? Tipton: I had five acres across the road and I sold 4 1/2 acres, I've got 1 acre across the road. It is just a half acre here and I would say it is about 40' from the road from the front of the building. Conklin: Basically you show 30' of road right of way right there, five additional feet needs to be shown off that. I think that will work. Tipton: Just the one side? Conklin- You already have it on the south side, 35' shown. It needs to be 35' on each side from centerline. Tipton: They just redone that in the last few years because it used to be a little narrower. Tipton: I wouldn't mind giving that if I could get some road. We have got a one horse road out there that you've got to pull over to let anybody pass. Conklin- In the future. Technical Plat Review September 18, 2002 Page 4 Tipton: That is on this report for him too? Conklin: Yes, that is on there also. Tipton: I have lived there since 1938 and the new Judge we got is the first judge that has ever gone over it. Conklin: So you have seen some improvement? Tipton: A little bit. Conklin: That is one part of northwest Arkansas that probably hasn't changed as dramatically as other parts. Tipton: It is still pretty decent out there, yes. Conklin: Yeah, it is still fairly the same. If you can show that additional right of way that will work. Everything else looked fine. Alan Reid will need to revise the plat and get that back to us by September 25th at 10:00 a.m. and that is also in the comments. He has that. With regard to our Sidewalk Coordinator, there are no sidewalks required out in the county. There is nothing from our Traffic Superintendent. Solid Waste, there is nothing from them. That is all I have. Matt doesn't have any comment. Utilities? Mike Phipps — Ozark Electric Coop. Phipps: No comment. Johnny Boles — Arkansas Western Gas Boles: No comment. Larry Gibson — Cox Communications Gibson: No comment. Jim Sargent - SWEPCO Sargent: No comments. Tipton: Is there anybody here from the Water Department? Conklin: That would be us, the city. There is no water or sewer. Tipton: Well, we have water across the road but we didn't know how much further up they would put it. Technical Plat Review September 18, 2002 Page 5 Conklin: When you say across the road can you kind of point it out on the plat? Tipton: Yes, I can tell you exactly where it is at. Casey: You will need to show it on the plat. Tipton: Right here where it says there is a telephone box, right here across the road is Brad Wetzel's water tap. It is exactly 65' from this box to her corner they've got it on the survey right here. What is it going to take to get the water right there to her? Conklin: Since you brought this up, typically, if you have public water supply when you split your property we require you to extend it to each lot. Tipton: Right. Conklin: We were under the impression that there was no water in this area. Tipton: Yes there is. Casey: Our map didn't show it. Tipton: I ran that in 1978 1,800 foot down there and paid for it all myself. They promised me one or two taps when I put it in. John Miller dug the ditch for me. Me and Jimmy Beeks bought the line and put it in and guaranteed it for a year and it has been in for 21 years and has never had a minute's trouble. All I want is 65' more down the road so I can sell this other lot and I think they ought to produce that to me. Conklin: Is it a public line or a private line? Tipton: It is a public. Conklin: Ok, that is good. I was worried we had an 1,800 foot private line on Dot Tipton Road. Tipton: See where we are doing the lot line adjustment here, we put in a double tap right here that the Water Department run it across the road and put that double tap in for me and him, I'm right here. They put it in here and Paula has it here. The telephone pedestal is here and right across the road is Brad Wetzel's meter box and it is 65' to her corner. When they put it in they told him it would belong to them after they put it in. He had to guarantee the water line for one year if anything went on with it but nothing has ever went wrong with it. I'm on water, Paula is on water, the ones that we did the lot line adjustments for are on. All I ask is they ought Technical Plat Review September 18, 2002 Page 6 to run it 65' further down the road for me. I built the other one for them and they promised me a tap and I never received one. Conklin: Let me ask, do you have it in writing? I have to ask. Tipton: There is nothing in writing. Conklin: The other thing is that the city does not extend the waterlines. The City of Fayetteville does not pay for the extension of waterlines to serve new lots that are created through the lot split process. The applicants are required to extend those waterlines. Tipton: So if he has like the Ward brothers, he talked to them about it yesterday, he can hook in there at Brad's and bring it across in the easement and then bring it across the road according to your deal and then you all will come in and put your tap on it then? Casey: You would have to give us some plans for that and we would have to approve the construction plans for that extension. Tipton: Ok, but the water company won't extend it down that far? Conklin: It would have to be extended as a public line and that is almost always paid for by the applicant asking for the split. Casey: We need Mr. Reid to show the location of that waterline. Tipton: There is no water out to my house either so if they want to come across there they would have to pay me huh? Casey: We need Mr. Reid to show the location of the water line and the water meters on this plat. I have looked at two different maps for this and did not see that a water line was in this area. Tipton: I can give you three names and you can look up the water bills and it shows it right there. Conklin: We will research this and find out what is going on. Tipton: Paula is on it and Brad and Tammy Wetzel are on it and for the lot line adjustment here Ernesto Martinez is on it. Casey: I am not arguing that it is not there. Our maps don't show it. We need it to be shown on the plat. Conklin: Have Alan show on the plat where the water line is located. Technical Plat Review September 18, 2002 Page 7 Tipton: It is right in the barbed wire ditch on the north side of the road. Conklin: We need you to show where the water line is located. If you can find where the meters are also. Tipton: The water lines are on the north side of the road and they dug across over for me and drilled under. The city came out there and wanted a tap under the road and I showed them where the line was and they missed it 6" when they dug down to get it. Conklin: Basically Alan needs to show some type of symbol for a water line, indicate the size of the line if it is a 2" line and indicate where it dead ends and stops. It makes it a little more complicated with your lot split. City policy is to require that waterline be extended to each lot with a public line at your cost. Tipton: So in other words, you can get the work from us if it is ok with the city to bring that line down 60 some odd feet? Conklin: You are going to need to bring it down all the way to where tract B is being created. Tipton: That would be 65 feet or something. Conklin: For the 11.5 acres, yes. That would be a condition of approval. Unfortunately what happens is that people buy these lots... Tipton: It happened to our next door neighbor up there. He had to drill his own well and everything. Conklin: Yes, and then they sometimes come to the City Council and want the city to pay for that and it is always one lot away or whatever and the city just can't be extending lines one lot away for everybody in Washington County. That is where we are at with the water. If you can show that, keep in mind it is going to impact your plat because you are going to have to as a condition of approval, extend that water line. Tipton: Oh well, we already guaranteed the lady that the water would be there or we wouldn't sell it to her. Conklin. Ok, so you are comfortable with that and understand that? Ok. No comments from the utilities, I think we are done with this project then this morning unless you have any other questions. Technical Plat Review September 18, 2002 Page 8 Tipton: I do have one but it doesn't concern this, it concerns the lot line adjustment you did yesterday. Did you approve that? Conklin: I looked at it yesterday, I have not approved that. I will look at it today and you have the comments from that, those also need to go to Alan Reid. Whatever is on there once he satisfies those I will approve it. I can approve those administratively so it doesn't have to go to any meetings. I can just sign off on that. It looked pretty straight forward to me. Tipton: Was there something on there that had to be changed? I can't read this. Conklin: I put all these reports together yesterday. I can not remember what is in that report without reading it myself. It looked pretty straight forward, I don't think there is anything major that needed to be done. I think we can probably get it done quickly, within the next couple of days. Tipton: Ok, thank you. Conklin: Thank you very much. Technical Plat Review September 18, 2002 Page 9 LSP 02-44.00: Lot Split (Walgreens, pp 135) was submitted by James Koch of CEI Engineering on behalf of Whiteco Interra Ventures, LLC for property located at 3939 N. Shiloh Drive. The property is zoned C-2, Thoroughfare Commercial and contains approximately 2.97 acres. The request is to split into two tracts of 1.74 acres and 1.23 acres. Conklin: The next item on our agenda is a lot split for Walgreens submitted by James Koch of CEI Engineering on behalf of Whiteco Interra Ventures, LLC for property located at 3939 N. Shiloh Drive. The property is zoned C-2, Thoroughfare Commercial and contains approximately 2.97 acres. The request is to split into two tracts of 1.74 acres and 1.23 acres. This is the site of the existing Nelson Funeral Home located over by the Northwest Arkansas Mall. Good morning James. Koch: Good morning. Conklin: Here is a copy of the report and one for you Matt. I will start out with City Planning requirements. Everything looked good with regard to the submittal. Zoning looked fine. Plat requirements looked fine. You do need to, we couldn't find a flood plain, there is a flood plain reference on there. The right of way from centerline, this is going to kind of go along with the Large Scale Development. Let me just jump to that a little. What I would like to request on behalf of the city is to put that right of way line at the back of the sidewalk and make that sidewalk a public sidewalk. Whatever right of way that is I will let you figure that out. If that is a problem we can discuss it. I think in the long run it will be beneficial to have those sidewalks as part of the public right of way. I do recognize that we have a seven lane street at that location. It is not your typical road in Fayetteville. You don't have seven lanes in front of all development in Fayetteville and I understand Shiloh Drive is fairly unique too. We have looked at that, it doesn't look like it will impact your site plan at all. You can still have 15' of landscaping between the sidewalk and the parking but I will let you take a look at that and see if that is going to be a problem. That kind of goes with regard to the right of way dedication and you can give me a call if you want to talk about that some more. Parking and driveway requirements do not apply on the lot split at this time. Other comments, that is pretty much all we had for the lot split. We will have additional comments on the Large Scale. With regard to the Sidewalk Coordinator, they are not required for the lot split, however, they will be required with Large Scale. I will let Matt go over his comments. From Perry Franklin, there were no comments. From Solid Waste, no comments. Something we can just bring up right now, it looks like we are going to be using shared access between lots lA and 1B and if that is the case I would like to have shown on the survey a shared access easement. That can be done on the survey and it also could be done with the easement plat. Just make them consistent with how we file them. It looks Technical Plat Review September 18, 2002 Page 10 like there is going to be some cross access, shared access over to Circuit City between those two lines so just to get that clarified. That is all I have. Matt? Matt Casey — Staff Engineer Casey: There are water lines out here that are shown. We have got a 1" water line running along Shiloh that it says on our maps that that is specifically for the Nelson Funeral Home. Koch: Was that just an irrigation line? Casey: I don't know, that is my question. Is it just an irrigation line? Koch: I believe so. There is a hot box out here on Shiloh and it looks like it has a backflow preventer in it. Casey: We just need that information. I would like to know what is going to happen to that line too. There is also an 8" line here on Circuit City. Koch: Ok, what do you want to happen with this 1" waterline, because that is an awful small diameter to be of use. Casey: If you are going to abandon it I just need to know that. Koch: That is not a problem, ok. Casey: If you will show the location of the existing water lines. The easements shown around the waterlines are an overall width of 10', we will need 10' on each side. Also, you are showing the proposed waterlines. It doesn't show it connecting to an existing either on the lot split or on the Large Scale show how that is going to happen. Koch: The location looks acceptable? No problem with the location? Casey: I am kind of curious what the two extending to the south are for. Koch: I will clarify that. Casey: There is also an existing sewer line that is not shown that will need an easement around that as well. That is not in my written comments but there is a note here on my review. That is all I've got for now. Conklin: Any other staff on the lot split? Utilities? Technical Plat Review September 18, 2002 Page 11 Mike Phipps — Ozark Electric Coop. Phipps: We want you to show a 20' along Shiloh and a 20' along Joyce. Boles: I need 25' on Shiloh. Phipps: Ok, 25' on Shiloh. Boles: And 20' on the north property line of lot 1B. Phipps: They are showing underground coming down the west property line, what is that 30' in there? Conklin: They are calling that a utility easement. Phipps: Ok, good. No other comments. Johnny Boles — Arkansas Western Gas Boles: No comment. Larry Gibson — Cox Communications Gibson: Those easements are fine. I do want you to be aware, I would like to see it on the prints, we do have an existing underground line running east and west on the north side of the proposed lot 1B and there is electric in there too. I'm not sure where they come from but we do run east and west on the length of the property and those utilities are fine. That is all I have got. Jim Sargent — SWEPCO Sargent: No comments. Conklin: Ok, that is all for the lot split. Technical Plat Review September 18, 2002 Page 12 LSD 02-24.00: Large Scale Development (Walgreens, pp 135) was submitted by James Koch of CEI Engineering on behalf of Whiteco Interra Ventures, LLC for property located at 3939 N. Shiloh Drive. The property is zoned C-2, Thoroughfare Commercial and contains approximately 2.97 acres with a 14,560 sq.ft. retail building proposed. Conklin: Ok, now we will look at the Large Scale Development. We will go over Planning comments. Submittal looked fine. Zoning is fine. Plat requirements, I'm not sure if the floodplain reference is on here on the site plan, I couldn't find that. Add the plat page number. We would like a site coverage calculation for the Walgreens lot so we know what will happen when it is fully developed with the remainder lot. It looks like right now your site coverage is based on the overall development, you are showing about 50% open space and I don't think we have 50% open space just on this first lot for Walgreens. Once again, the right of way dedication, I know we have talked about this earlier. It is somewhat open for discussion but my recommendation is just to put it at the back of that sidewalk. Koch: So no green space between the sidewalk and back of curb? Conklin: I don't think you should be penalized because you have got a seven lane street at this point. The City of Fayetteville is ok with that. Shreve: The rest of that green space, along Shiloh we are asking for a 6', which the way I am reading it is it is shown behind the curb there. Koch: A 6' sidewalk or a 6' green space between the sidewalk? Shreve: A 6' green space between the sidewalk and curb and a 6' sidewalk along Shiloh, which looks to me like that is how you have got it drawn here on the plans. The requirement for Joyce Street would usually be a 10' green space. Koch: Just to help clarify this, that green space is not uniform all along Shiloh, you are aware of that? Shreve: Right. 6' is a minimum. If it is more than that that is acceptable. On Joyce Blvd. there at the intersection for the first 130' you are basically right behind the curb and we are agreeable to that but as you go further west and you are showing that you are increasing the green space as you can so we are willing to accept your drawing here. Conklin: Is the City's public street right now on private property as shown on this plat? Technical Plat Review September 18, 2002 Page 13 Koch: I am not sure. I have had some issues with the Highway Department and Shiloh Drive too. I think you might be aware of that. Conklin: It is just kind of surprising that we have got a public city street on private property right here. The right of way dedications will clean that up and it is not going to impact your project. Casey: Did we determine if Shiloh was the City of Fayetteville or the State? Koch: The State is telling me that this is not theirs. He referenced other street names that don't appear on the Master Street Plan. It is my impression from what I've been discussing with District 4 is that this is the city's right of way. Conklin: I think overall we are satisfied if you show that right of way line at the back of the sidewalk and we are not giving anything up. You have the 55' from centerline for Joyce, which is the back of the sidewalk the way you designed your project and then on Shiloh, it is additional right of way but it does make the sidewalk a public sidewalk, which would be to Walgreen's advantage since we have torte immunity and if someone trips it is not a private sidewalk, it is our sidewalk. On parking and driveway, we would like to know the type and height of lighting that is proposed. Koch: That will be coming. Conklin: I have in here, and I think this is from Keith probably, two bicycle racks are required per the ordinance. Just some general comments, are there any waivers requested? Koch: For the bicycle racks? Conklin: For any ordinance waivers. We haven't gone through all of our comments so there may be some waivers. Koch: Ok. Conklin: You are in agreement with everything we are telling you. Koch: So far. Conklin: All utilities will be required to be under ground, it looks like you are doing that. I am not sure if there is any existing overhead that is going to be removed. Actually, this is a typo here, it is not a memorial sign, it is a monument sign. We are recommending a monument sign to be used. Circuit City, Simmons, McDonald's, Wal-Mart, they were all required to have a monument. Actually, Wal-Mart doesn't even have a freestanding Technical Plat Review September 18, 2002 Page 14 sign on their site, they wanted one and we required a monument sign. Maximum height 6', 75 sq.ft., 10' setback from the property line. Koch: So no pylon sign? Conklin: Staff will be recommending a monument sign to be consistent with regard to other development on Joyce. You have the ability to ask the Commission for a pylon sign. I am aware that there are other developments in there that do have pylon signs. However, we are trying to be consistent with what the Planning Commission approved in the past. Especially since you are right next to Circuit City and they were required to do a monument sign. That is something that staff would have to be consistent with. Koch: Ok, I will discuss that with our client. Conklin: That is all I have. From our Fire Prevention Bureau, you are 440 sq.ft. short of being sprinklered, is the building sprinklered? Koch: Yes. Conklin: They recommend a free standing fire department connection. Koch: Post indicator valve or something like that? Conklin: We have no fire people here today. You will have to get with Danny Farrar with the Fayetteville Fire Department. He wants to make sure he can get that ladder truck all around your building. He had concern yesterday when we talked to him about the north side. Koch: Conklin: Koch: Conklin: I can get him some really good information to show the turning radiuses there. I will certainly do that. Ok, that would be great to work with him on that. Mark area of hydrant and FDC as fire lane to facilitate a fire department connection. You can work with him on that. Ok. From our Sidewalk Administrator, we have talked about sidewalks already. Two access ramps will be required at each street corner as shown. Detectable warnings are required when constructing or altering curb ramps. A 24" wide strip of detectable warning truncated domes should be installed at the bottom of the curb ramps to indicate the transition from the end of the sidewalk to the street. New driveway approaches, access ramps, or sidewalks constructed in the right of way Technical Plat Review September 18, 2002 Page 15 shall be designed to meet the UDO requirements. Sidewalks shall be continuous through the driveways, 2% cross slope, elevated 2% above top of curb. They need to be constructed of Portland Cement with a broom finish for driveway approaches. Textured, stamped, or exposed aggregate will not be allowed within the street right of way. Once again, the two bicycle racks, that is from our Sidewalk Division. From our Street Traffic Superintendent, streetlights are required every 300' and at intersections, 250 HPS, steel standards, is that high pressure sodium HPS? Yes? Phipps: That is in SWEPCO's territory. Sargent: I think the territory lines are in this section right here, south is SWEPCO and north is Ozark. Conklin: Whatever is out there right now that we put in with Clary Development, I think you just need to continue matching. There is no sight distance problems and ADA parking is shown, that is ok. Something that is not in this report is once again, the showing your shared access easement on the property so when you sell the remainder lot and people start fighting with each other that we are not in here building additional curb cuts. I would like a note on the plat stating that no additional curb cuts shall be allowed on Shiloh Drive or Joyce Blvd. I am not sure if you plan on sharing this curb cut on Joyce. If you are, show some type of access easement. Thank you for showing the cross access, we didn't have to ask for it and I appreciate that. I think that will be beneficial. That is all I have. On Commercial Design Standards, is the architect here? Koch: No. Just a comment on this color elevation here, the one that you have on the board is better as far as representing the actual colors. Conklin: It is lighter. Is it brick? Koch: Yes. Conklin: I think these two sides look fine. The Commissioners and staff may have some concern with the north elevation trying to dress that up, especially with this lot not being developed and what you are going to see from College Avenue. My suggestion would be to look at your architectural features, your columns that you have on these two sides and replicate that on the north elevation. Koch: Just make the north and the south side look similar to each other. Conklin: Yes. With regard to the west elevation, I think it will be beneficial to show where Circuit City is on this site. They do have a wood board fence and what you really can see in some photographs might be helpful for the Technical Plat Review September 18, 2002 Page 16 Commissioners to see what you are going to be looking at from Joyce Blvd. If you can't see it I don't want to have you spend $50,000 if you can't see it with what is out there already. Koch: Ok, great. It is kind of a little bit of a change in elevation at that point, a little bit taller and they do have a privacy fence along there. Conklin: Ok, that is all I had. Matt? Matt Casey — Staff Engineer Casey: I had a few minor check list items on both the grading plan and the drainage report. We already discussed the water situation. The main comment I wanted to point out is on the drainage there is not any detention shown for that entrance and the runoff was shown in the drainage report and so detention is required. Koch: Ok. Casey: We also need some information. It appeared that the existing flow all comes down to Joyce and comes to the west, maybe into this inlet on the southwest corner. The development shows most of it now going into these two area inlets and out to Shiloh. Koch: Yes, that is where it all goes to. Casey: That's where it goes now? Koch: Yes. Casey: Ok, we just needed some information about that and also about the capacity of the existing system, whether it can handle the flows. If it can't, you will have to detain to match the capacity of the downstream. Koch: Casey: Koch: Casey: Ok. With regards to the detention, you are not opposed to onsite detention within the parking lot are you? No. We do need to make sure we have got the proper setbacks and then the difference in elevation in finished floor to the water surface elevation for the hundred year storm. Ok. That is it. If you have any questions about these other comments just let me know. Technical Plat Review September 18, 2002 Page 17 Koch: Casey: Koch: Conklin: Koch: Casey: Koch: Conklin: Koch: Conklin: Kim Hesse Hesse: Koch: You know Matt, speaking of the water, at the back of this property on the north side I saw something over here that indicated some type of electronic reading device and a pvc pipe that stuck up out of the ground, do you know what that is? I haven't seen that. This is all situated, there is a fire hydrant and some other things over here on the north corner, I'm just curious as to what some of those items or pertinences are right there. What does it look like exactly? It was just a PVC pipe stubbed up that had a cut in the side of it with wires running in it and it is near valves and a fire hydrant and I was just wondering what that is. I haven't been back there. Are you all doing electronic read or anything for the water? Some of the streams, they were doing some stream monitoring but there is no stream right there so that is the only thing I was thinking of. You can see them, they are little pipes and they have boxes that measure flows in the creek but I don't think we would have one right there. Ok. I was just questioning that. Ok, great. Kim, do you want to go over your comments with regard to landscaping? — Landscape Administrator Is this the final landscape plan? Do you know? One of the biggest things to comment on is we need three more trees in the parking lot. You actually have the islands for them, we just need to show the trees. We prefer automatic irrigation but regardless, your note talks about hose bibs and those have to be located within 100' of all landscaping. If you could change your note to state that. The shrubs along the right of way need to be spaced out a bit more than what they are shown on the plan. As far as tree preservation, I need a little bit more information from you. Did you get my message about the site analysis report? No. Technical Plat Review September 18, 2002 Page 18 Hesse: Also, there is mitigation required. I am assuming that they don't have room to put additional trees on the site so what I have proposed is that you donate to the tree fund. It is not that much, it is only 4 trees. Koch: What is the rate for that? Hesse: It is $900. It is $225 per tree. What that means is that the city comes in and plants trees somewhere in that area. Also, your plans should be revised, the numbers on the tree preservation work right if they can match what I've got on the report that would be great. Koch: Ok. Hesse: With those changes I recommend approval. Conklin: A good example of screening for the parking, which is the purpose of spreading those shrubs out, is right next door, Circuit City. Next time you go out there look at it, they have done a tremendous job. Koch: Ok, great. Conklin: Are there any other staff members? Ok, utilities? Mike Phipps — Ozark Electric Coop. Phipps: Is this proposed electric line, is this supposedly a transformer along the building, that E sign with the square? Koch: Yes. Phipps: That will need to be, depending on the size, we won't know the size until we get the load for the building, but over 333 KVA it needs to be 30' from the building. I would suggest, being that this is such a short run anyway, it is only about 35', is to relocate that back into that utility easement. That just leaves about 35' of secondary that the electric contractor will have to run from there to the building. Any relocation of existing facilities will be at the developer's expense. Koch: Ok. Phipps: That is all I have. Johnny Boles — Arkansas Western Gas Boles: I believe we have a high pressure transmission line on the west side of Shiloh running north and south so if we need to relocate that that would be Technical Plat Review September 18, 2002 Page 19 Koch: Boles: Koch: Boles: Koch: Boles: Conklin: Koch: Conklin: Larry Gibson very expensive to do so. The northeast corner of this 1.23 acre lot you are showing a connection to an existing gas meter. I am not sure if we need the gas service at this time. If you do, it will be required to be placed on the lot that you are going to build on. It can't be located up there unless it is on the same lot. Walgreens at Township and College I know has gas service. Ok. The gas meter will be placed out at the road and not at the building. Ok. You want the gas meter placed on Joyce? On Shiloh. With shrubs around it. Ok, so screen the gas meters. We have had that discussion too many times, we are just getting more landscaping. By the way, off the subject, PetSmart, the utility boxes on the back of the building, they need to be painted the same color so they don't stand out. If you look at those buildings next to Target and Kohl's, I thought they did a great job screening the utilities and then the new buildings next to there has those wall packs. That is the first thing I saw when I went out there. You have this dark wall and then you have this bright gray wall pack things for the tenant finish out units. I think it just defeats the purpose of putting all that EFIS and brick and everything else that they have now in the back of the building. If you want to paint them or screen them or do something, I hate to do all that effort and then put all the utility equipment on the buildings like that. — Cox Communications Gibson: To service this building we would ask for a 2" conduit from the utility easement. If you would place that approximately 4' from the electric transformer on either side and extend it to the back of the building with a 36" radius sweep on each end and 14" above grade minimum. That is all I have. Jim Sargent — SWEPCO Sargent: If street lights are needed along Joyce the developer will have to pay for the installation of those. Technical Plat Review September 18, 2002 Page 20 Conklin: Is there anything else? Shreve: I have some information on those truncated domes that are required for the access ramps if you would like that. Koch: Ok, great. Yes, I would like those. Conklin: Is this the new prototype for Walgreens? Koch: Yes it is. Conklin: We are going from the white Walgreens to more of a brick color? Koch: It is more of the neighborhood urban prototype. Conklin: I think it fits in really nice with that area. It is going to be nice out there. That is all we have. Thank you James. Koch: Thank you Tim. Technical Plat Review September 18, 2002 Page 21 LSD 02-25.00: Large Scale Development (Lewis Brothers, pp 213) was submitted by Mandy Bunch, PE on behalf of Lewis Brothers Leasing Co. for property located at the northeast corner of Longview Street and Plainview Avenue. The property is zoned C-2, Thoroughfare Commercial and contains approximately 10.80 acres with a 9,506 sq.ft. two story building proposed. Conklin: The last item on the agenda is a Large Scale Development for Lewis Brothers submitted by Mandy Bunch for property located at the northeast comer of Longview and Plainview. It is zoned C-2 and contains approximately 10.8 acres with a 9,506 sq.ft. two story office building proposed with a display area for used cars or new cars? Bunch: For used cars. Conklin: I will start out with the Planning Division comments. Everything looked adequate on submittal. Zoning was adequate, plat requirements. You might have it on your plat page, I couldn't find it, the Plat Page number? Bunch: It is right above the site coverage note, 213. Conklin: Ok, thank you. Vicinity map I thought needed a little bit more information up on top, the small one. If you can get some street names on that. I want to know the type and height of the lighting that is being used. The next condition you will see at the next meeting will be a condition talking about IESNA lighting standards will be a condition that they meet those. We have an outdoor lighting ordinance and they have recommended standards for lighting display areas. Bunch: I knew we were in the process of changing something and I asked but they were in the process of choosing a light too. Conklin: Are they? Bunch: Yes. Conklin- I can't remember what I told you. The ordinance hasn't been passed, that is a recommendation. Bunch: Right. I warned them on the lack of floodlight situation and they needed to be downward lighting directed away from adjacent property. Conklin- North Hills Medical Park, their development in that area, they have done a tremendous job. I am just asking a basic national standard from a professional organization to be used and it is not going to make it a dark display area. Technical Plat Review September 18, 2002 Page 22 Bunch: They were looking at the Landers/Nelms lights. Conklin: They probably will be a little less bright. I am not the expert here. If you look at the standards for the IESNA. Bunch: We will know sometime this week? Conklin: I can get you the standards. Basically they have recommended standards so you don't create a bright spot in Northwest Arkansas. Bunch: That can be seen from a satellite. Conklin: Yeah, as seen from a satellite or space shuttle or whatever. Bunch: Ok. Conklin: I don't want people trying to get to the new hospital getting blinded. Bunch: It will create new business. Conklin: It is a new installation, the design should be able to accommodate that. All utilities will be required to be underground. If there are any waivers requested we need to know about them and they need to be in writing. With regard to the Fire Marshall, no sprinklers are required. It looks like, I am trying to read his comments here, get with Danny Farrar and make sure you are meeting his recommendations. All drives need to be 20' in width. An additional hydrant location north of business no greater than 300' in distance. Since the fire station is across the street we want to make sure we can hook up to something I guess. Bunch: There is one right here existing on the lot, there is one across the street and there is one existing at the fire station. They have got it from three directions and it is within the 300'. Conklin: Just show that. He wants, Arkansas Fire Code requires some type of knock box or switch to get in. Bunch: Do you know if that is only if the gate is motorized? Conklin: Talk to Danny. I just don't know those standards, State Fire Code. Bunch: Ok. Conklin: I will let Matt go over his. Perry Franklin, street lights are required every 300', at intersections, and at dead end streets. ADA spaces and accessible Technical Plat Review September 18, 2002 Page 23 ramps are ok as shown. From our Solid Waste, no recommended changes. Kim, do you want to go over your comments? Hesse: The only comment I had was I need an analysis report. Bunch: Ok. You said that earlier and I remembered I forgot it the day I turned it in. Hesse: I appreciate the tree preservation plan, mitigation, all of those things are right on. I know it is possible now for people to interpret the ordinance. Conklin: That's good. It only took 15 months for the committee to clarify it. Hesse: I don't think I have any comments on landscaping. Everything looks fine. In fact, that will work for your building permit as well. Bunch: Ok. Hesse: It looks good, thanks. Conklin: From our Sidewalk Division, Plainview is a collector street with an existing 6' sidewalk. Longview Street is a collector which requires a 6' sidewalk and a minimum 10' green space. College Avenue is a principal arterial and requires a 6' sidewalk and a minimum 10' green space. Let me stop right there. Bunch: Yes, can we talk about that? Conklin: Yes. Bunch: My understanding is that our sidewalks, etc. are limited to the project area at this time so that nothing on College would be affected. Conklin: That is something that you have asked about and it is always difficult on these projects, I don't know how to get all the way over to College Avenue. Shreve: I am open to suggestions. When I read your legal descriptions to me this is all one lot. Bunch: It was. We were requested to submit it that way because it is that way and we needed to provide some calculations based on existing square footage to show that we did not, weren't required to have the commercial design standards upgraded up to the existing facility. Conklin: That is what this calculation is right here, which is 19%. Technical Plat Review September 18, 2002 Page 24 Bunch: It had to be 25% to kick us in. Does that apply? That is how I understood it that it applied to the street and also the sidewalks. Conklin: I will talk with Keith and Chuck because I want to be fair about it too. We also have Landers coming through on theirs. I am just trying to be consistent with how we are dealing with everyone. Bunch: I think you can see that they are trying to meet all the requirements. They are not trying to get out of anything. It is quite a requirement for them to upgrade everything that they have got out there right now. Shreve: I realize that. Conklin: I realize that too. I agree, Kim was impressed with your landscaping even within the display area that you are showing. Bunch: Well, you know when you have got something like that to compare it to it is not too hard for them to do a better job. They are trying, they really are. Conklin: We will let you know. You are dedicating the right of way on the north side of Longview Street to give us 35' from centerline. Did you have any discussions with regard to right of way dedication to connect Longview over to where it deadens right now back towards the west? Bunch: I had those discussions. Conklin: What was the result of those discussions? Bunch: The result was that we submitted a letter that we submitted on the cost sharing for the upgrade to Longview. That was their final. They apparently were in contact with the hospital and apparently the hospital at the last they knew, had worked out an agreeable solution with Ms. Miller across the street. I think that was the only property left because they own everything up to Ms. Miller on the opposite side of that property line also. Conklin: The hospital worked out an agreement with Ms. Miller. Bunch: That was the last thing they understood and I have had them check often. Conklin: That question will not only come up from staff but I'm sure at the Commission level. Commissioners are going to be interested in that. They assessed Washington Regional $70,000 to extend that street through and the Council did not require that of them when it was appealed to the Council. I was really hoping to instead of paying $3,000 or whatever it is to get that straightened out and dedicated so the City of Fayetteville, it has Technical Plat Review September 18, 2002 Page 25 been to the street committee already and it seemed like there was some willingness on the City of Fayetteville to extend that street and provide access. I am a little concerned just about extending it without doing any improvements to Longview because that is fairly substandard, to allow another way in and out with all the development going on in that location. Bunch: Right. They understood all those things and that was their choice. It seemed like a real easy way to approach it the other way. They had some concerns about the usefulness of their property on the opposite side because the slope is somewhat severe once you back off of that ridge line. They own from the edge of the hospital property on this side, they own all these lots that back up to Ms. Miller. It is my understanding that they had tried to purchase Ms. Miller's property but they apparently were not an acceptable suitor. I am sure there is a history there. Quite a history I'm sure. On your recommendation to Planning Commission how will that be? Conklin: We just need to discuss it. We all know it needs to happen. It is just here is an opportunity today to make it happen whereas we are so busy and everybody else is so busy, I don't know if there is going to be a city official that is going to be trying to enforce it today. Here is an opportunity to get it done, get all those people who are going to these facilities driving past these new or used cars on the way to the doctor. It will increase traffic. It will benefit them. It will benefit them, it will benefit Washington Regional, it will benefit North Hills Medical Park, the City of Fayetteville, everybody. I strongly encourage them. It will be a discussion I'm positive. It was a discussion before. Bunch: Ok. Conklin- New driveway approaches, access ramps shall be designed to meet our U.D.O., continuous through driveways with the sidewalks, Portland Cement Concrete for the approaches. Two bicycle racks are required. Add the sidewalk symbol to the legend. That is all I have. I will let Matt go over his comments. Did you own the property all the way to the lot where the Marriott was going to go, is that correct? Bunch: That is correct. On the sidewalk on Longview, the way we approached this was to make a contribution or a rational nexus approach to improvements to Longview. It is my understanding that the number we used included sidewalks in that. Shreve: It doesn't. Bunch: Ok. The $300 a foot doesn't include sidewalks? Conklin: $300 a linear foot? Technical Plat Review September 18, 2002 Page 26 Bunch: Casey: Bunch: Shreve: Conklin: Shreve: Bunch: Shreve: Bunch: Shreve: Bunch: Conklin: Bunch: Conklin: Shreve: Bunch: Yes, for the street widening project that we used for the calculation. That wouldn't include the sidewalk. We need to clarify that. If something is going to happen with Longview, of course we are setting aside the right of way, and I didn't think it would be really a good idea to put that sidewalk in right now since we really don't know what will happen at that intersection. If it is not included... I think that is something we need to sit down and talk and come to a final decision on. You might want to have Randy Allen go out. I don't know what kind of work has to happen out there to make the street wider. I will look at that. I believe there is curb and gutter on the north side of Longview. There is not much of anything on it right now where our project is. I know at this intersection it is just asphalt. Gravel land. There is basically now shoulder, just an asphalt pass that we're calling a street. It would be somewhat hard to determine elevations for the sidewalk. The only thing I would recommend is if we do that to go ahead and sit it inside the right of way on our side. I am looking at this as a major construction project because we have a brand new city street right here. We are going to have a brand new city street right there. I would hate to think that we are not going to match it with a city standard street going from there to College Avenue. I think it is going to require a lot of engineering. It is going to be havoc, it really is. I don't want to throw a sidewalk down there if it is going to be torn up. We may need to do a contribution to the sidewalk fund. That is something I think we can work out and have more discussion on. Ok. Technical Plat Review September 18, 2002 Page 27 Matt Casey — Staff Engineer Casey: There is not to mention. The slope over here on the north side of the detention pond, I didn't measure that but we need to make sure that all slopes are three to one or less. Bunch: It is three to one and it goes on forever. It was amazing how bad it was once I got to looking at it. Are there any ditching requirements? Casey: If it exceeds 100'. Bunch: We are good. Casey: I went ahead and looked at the drainage report and the grading plan like it was final, you were pretty close to having everything. Just a couple of things, the checklist from the drainage criteria manual and you need an operation maintenance plan and an erosion sediment control plan addressed in the report. Bunch: Ok. Casey: The minimum pipe size allowed is 18" and you show 15". Bunch: Ok. Casey: Other than that, that is it. You did a very good job. Conklin: Is there any other staff? Johnny Boles — Arkansas Western Gas Boles: Mandy, we have a high pressure transmission line along the project boundary running through this project, it runs north and south. You need to show a 25' utility easement to cover that line. Bunch: Is that on Plainview? Boles: Actually it is on Longview and it turns north and runs to the center of this property. Bunch: Ok, I've seen it. High pressure is it? Boles: Yes it is. Probably four hundred pounds or 450 pounds. Bunch: It just didn't look as protected as I thought it would be. Technical Plat Review September 18, 2002 Page 28 Boles: If you could have that located and show it in the center of a 25' utility easement. Bunch: Ok. I believe it is right there along where the sewer line is. Boles: It is very close. Bunch: It is right along that existing curb at the back of that. Boles: Just show a utility easement to cover that. Bunch: It extends all the way to the north property line? Boles: Yes. Conklin: That is a transmission line, where is it coming from and where is it going? Boles: It is the same line that goes from the Northwest Arkansas Mall. Bunch: Doesn't it turn in that little area by that ditch north of Jones? Boles: It might. Conklin- I was just curious. Bunch: You need the 25' easement along Longview as well then? Boles: Just on this property to cover it. I would also request a 25' utility easement along Longview and along Plainview. That will do it for me. Larry Gibson — Cox Communications Gibson: Those easements along Longview and Plainview are fine. Mandy, we have an existing aerial cable, joint usage on the SWEPCO pole on the north side of Longview running east and west. Also, in the northeast corner we come from the north to that comer and then turn east on an existing. If we have to move that, I don't think any of that is going to be in your way. We might possibly have an issue clown there where this driveway is. I am not sure exactly where the pole is located. Bunch: It is actually just to the east of that drive because at one time it was in the middle of it. Gibson: Ok. Right now it is pretty much straight out. If they come in and curb it and sweep it I don't know but if we do have to move it it will be at the owner's expense. To service this building I would ask for a 2" conduit Technical Plat Review September 18, 2002 Page 29 with 36" radius sweeps from Longview. Probably ideally this same pole that is just on the east side of the driveway, from right there over to the mechanical room and then just sweep that 14" minimum above grade. That is all I have. Jim Sargent — SWEPCO Sargent: I would like to show a 20' utility easement along these electrical lines that are existing on the site. There is one that comes down to here and one that comes back this way. Bunch: Ok. Johnny, did you want specific Arkansas Western Gas 25' easement? Boles: General would be fine. Sargent: They may be close, if they are close enough to fall in that would be fine. Bunch: They are right on each other. Then you need it coming this way. Do you go to the building there? Sargent: It stops about right here. Bunch: I have to have an easement plat, it will be out there somewhere. What about the service there, that pole. Did that look ok for you to come onto that pole? Sargent: It depends on what load and voltage they need in their building. I will need some load and voltage information. If we serve it with a pad mount transformer somewhere closer to the building we will need that area included in an easement. Bunch: Ok, is that pretty typical? Sargent: Yes. Bunch: It is pretty much a sales office downstairs and an office upstairs. Sargent: I suspect they have quite a bit of light load out in the parking lot also. I anticipate probably a pad mount transformer somewhere. It could be further back here, wherever it winds up sitting. Wherever we have primary voltage we will need an easement for that. Bunch: Jim, what is your phone number? Sargent: It is 973-2634. Technical Plat Review September 18, 2002 Page 30 Bunch: I'm not sure if they have got the mechanical work done on this yet. Sargent: Any relocations or adjustments will be at the owner's expense. You do have several flood lights out there right now that may go away as a result of the new lighting ordinance or what have you. I know you have got lights out here, those may not be needed in the future. They are there. Bunch: I know they will want to keep them on everything that they have got otherwise. I will make them cut a line on this one. Sargent: Ok. I think that is all I have got. Of course, the street lights, we put them in if there are street lights required, that is at the developer's expense also. Bunch: Are there lights on Plainview right now? Sargent: I don't know. If there are street lights required by the city then the developer will have to pay for those and the city pays the bills. You may want to talk to Perry Franklin on that as far as what is required. That is all I have. Conklin: Meeting adjourned.