HomeMy WebLinkAbout2002-10-02 - MinutesMINUTES OF A MEETING OF THE
TECHNICAL PLAT REVIEW COMMITTEE
A regular meeting of the Technical Plat Review Committee was held on Wednesday,
October 2, 2002 at 9:00 a.m. in Room 111 of the City Administration Building, 113 West
Mountain, Fayetteville, Arkansas.
ITEMS CONSIDERED ACTION TAKEN
LSP 02-46.00 (1002): Lot Split (Stout, pp 365 & 404) Forwarded
Page 3
LSP 02-48.00 (1003): Lot Split
(Washington Regional Medical Center, pp 251)
Page 5
LSD 02-26.00 (1004): Large Scale Development
(WRMC Medical Arts Pavilion, pp 251)
Page 12
Forwarded
Forwarded
CCP 02-2.00 (1005): Concurrent Plat (Sparks, pp 572) Forwarded
Page 27
LSD 02-27.00 (1006): Large Scale Development
(PJT Development, pp 435)
Page 23
LSD 02-28.00 (1007): Large Scale Development
(Cornerstone Phase 2, pp 402)
Page 31
PPL 02-16.00 (1008): Preliminary Plat
(Cornerstone Subdivision, pp 402)
Page 31
Tabled
Forwarded
Forwarded
STAFF PRESENT STAFF ABSENT
Matt Casey
Kim Hesse
Renee Thomas
Keith Shreve
Tim Conklin
Sara Edwards
Perry Franklin
Danny Farrar
Travis Dotson
Technical Plat Review
October 2, 2002
Page 2
UTILITIES PRESENT
Larry Gibson, Cox Communications
Glenn Newman, AEP/ SWEPCO
Johnny Boles, Arkansas Western Gas
Jim Sargent, AEP/ SWEPCO
UTILITIES ABSENT
Sue Clouser, Southwestern Bell
Mike Phipps, Ozark Electric Coop.
Technical Plat Review
October 2, 2002
Page 3
LSP 02-46.00 (1002): Lot Split (Stout, pp 365 & 404) was submitted by Greg Stout for
property located at 1541 Deane Street. The property is zoned R-1, Low Density
Residential and contains approximately 0.92 acres. The request is to split into two tracts
of 0.59 acres and 0.33 acres.
Conklin: Welcome to the Technical Plat Review Committee meeting for
Wednesday, October 2, 2002. The first item will be the lot split for Stout
at 1541 Deane Street. It is zoned R-1. The request is to split into two
tracts of .59 acres and .33 acres. Is the surveyor, engineer or applicant or
anybody here for Stout? No, ok. I am going to go ahead and go through
the report even though they are not here, we can get comments that we can
give to them. They will need to revise their vicinity map so it is readable.
They need to add the plat page number, add the easement dimensions on
the east and west side of tract two. The City of Fayetteville currently is
working on some code violations with regard to unlicensed vehicles that
are being stored on the site, motor homes, etc. We will need to make sure
those violations are resolved before approval. That is all we had from
Planning. I will let Matt go over his comments. The lot that will be
created will be a tandem lot and that will need to have trash pick up at
Deane Street according to the tandem lot ordinance. Sidewalks are not
required for lot splits. One parks fee in the amount of $470 will be due
prior to the lot split being approved by the city. This is a situation where
there has also been an illegal lot split that has been recorded already, sold
off, we are dealing with two property owners. We are trying to clean it up
through this process. Basically, we can't take the recording of the split
away and we will have to collect that money later. Matt?
Casey:
They need to show the location of the existing water lines, water service
line meter, sewer service line, and the existing sewer line and we need a
10' easement on each side of the existing sewer line if there is not already
one there. That is all I have.
Conklin- An additional comment, they have an existing gravel drive that is shown
on this split lot. An access easement will need to be shown. Also, there
are minimum standards for a drive to be paved from the street 25' back.
That will also need to be shown as part of the tandem lot. That is all that I
have for additional comments. Utilities?
Jim Sargent — AEP/SWEPCO
Sargent: This is Ozark, it is not SWEPCO.
Johnny Boles — Arkansas Western Gas
Boles: We would just like for them to show a 20' easement adjacent to the Deane
Street right of way.
Technical Plat Review
October 2, 2002
Page 4
Larry Gibson — Cox Communications
Gibson: East and west on the south side of Deane Street across the property.
Conklin: Ok.
Gibson: They have a 25' marked, I don't know what that is, it is not labeled.
Conklin: I am not sure what that is. Something that I haven't commented on was
Deane Street is a minor arterial, we will need right of way dedication of
45' from centerline. With that, they currently have 22' shown, I'm not
sure if that is an easement or what. That really throws it way back in
there. That right of way dedication is really going to almost put that new
street right of way line at that 25' setback line and you need 20' in
addition?
Johnny Boles — Arkansas Western Gas
Boles: What is available there?
Conklin: You have about to the front of the house 18'.
Larry Gibson — Cox Communications
Gibson: Can it be a right of way and a utility easement?
Conklin: You have a franchise agreement to be in the rights of way. All the utilities
want to be outside that future right of way. Would a 10' work?
Gibson: It would for me because we are overhead there.
Conklin- Ok, 10' so it doesn't go through the house. That 10' UE would be
adjacent to the new right of way line for a general utility easement. Are
there any other comments from utilities or staff? I will get with this
engineer and get his comments to him.
Technical Plat Review
October 2, 2002
Page 5
LSP 02-48.00 (1003): Lot Split (Washington Regional Medical Center, pp 251) was
submitted by Peter Nierengarten of US Infrastructure, Inc. on behalf of Washington
Regional Medical Center for property located at 3215 N. North Hills Blvd. The property
is zoned A-1, Agricultural, C-2, Thoroughfare Commercial and R -O, Residential Office
containing 52.03 acres. The request is to split into two tracts of 50.44 acres and 1.59
acres.
Conklin: The next item is a lot split for Washington Regional Medical Center
submitted by Peter Nierengarten of US Infrastructure, Inc. on behalf of
Washington Regional Medical Center for property located at 3215 N.
North Hills Blvd. The property is zoned A-1, Agricultural, C-2,
Thoroughfare Commercial, and R -O, Residential Office containing 52.03
acres. The request is to split into two tracts of 50.44 acres and 1.59 acres.
Good morning Peter.
Nierengarten:
Conklin:
N ierengarten:
Conklin:
Good morning Mr. Conklin.
Here is a copy of the comments for the lot split.
Thank you.
Submittal requirements were adequate. Zoning was ok. Plat
requirements, we couldn't find the plat page number shown, if you could
add that. Everything else looked fine. The purpose of the lot split is to
create a lot that will be developed with a medical office building. That is
on the Large Scale Development, the next item on the agenda. Access to
this lot will be from North Hills Boulevard and Appleby Road with an
access easement showing one lane into the lot and one lane exiting the lot.
Basically it looks like you enter from the access easement on North Hills
Blvd. and to exit you would exit onto Appleby Road. Probably,
realistically, I think people are just going to use whatever driveway they
can use in that area.
Nierengarten: Probably.
Conklin- From Perry Franklin, our Traffic Superintendent, his comments are
combined for the Large Scale too. It talks about the ADA space needs to
be the shortest accessible route to the entrance of the building. Sidewalks
are not required for lot splits, from our Sidewalk Coordinator. No
recommended changes, from Solid Waste. No park land dedication
requirements. Matt?
Matt Casey — Staff Engineer
Casey:
I don't have any comments on the lot split, only about the Large Scale.
Technical Plat Review
October 2, 2002
Page 6
Conklin:
Jim Sargent —
Ok, are there any other staff members before we go to utilities? Ok,
utilities?
SWEPCO
Sargent:
Nierengarten:
Kelly:
Sargent:
Kelly:
Nierengarten:
Sargent:
Nierengarten:
Sargent:
Conklin:
Nierengarten:
Conklin:
Nierengarten:
Conklin -
Kelly:
Peter, somewhere we are going to need a utility easement to get into this
building but I don't know exactly where we are going to yet. I don't have
a location drawing but we will need a general utility easement somewhere.
I don't know if you have got that information yet, where do you think the
transformer location is going to be.
I have got my architect with me here.
Thad Kelly, Cromwell Architects. We will be coming in from the south, it
will be near the hospital's ER.
Near that existing house?
Right. We will be coming in from the back. We have our dumpster and
all that stuff coming in there as well as the fire protection.
Do you all have electric Jim, up on Appleby Road that we can come from?
I think that is what we are going to want to do, back down west is a three
phase overhead. It is down close to where that existing house is on the
south side of the property. I think that is going to wind up being our
closest point.
Don't you all have overhead to the east as well? I think I've seen a power
line down there somewhere.
We do but we don't have three phase over there.
Are you going to come underground from that existing pole to the MOB?
Most likely since there is a helicopter landing pad in there.
It is a requirement too.
That is what I figured you were going to tell me.
I wanted you to say "Yes, we are going underground."
We are nodding our head affirmative.
Technical Plat Review
October 2, 2002
Page 7
Conklin:
Nierengarten:
Sargent:
N ierengarten:
Sargent:
N ierengarten:
Conklin:
Kelly:
Nierengarten:
Kelly:
Nierengarten:
Sargent:
Kelly:
Sargent:
Conklin:
Sargent:
1 was attempting to give you the opportunity to volunteer that so it didn't
look like I was requiring it. Ok. It does need to be underground.
Jim, do you think we can come off of what is serving the hospital right
now instead of coming all the way from that existing three phase? You
know we have already got parking all the way built.
Are you talking about the transformers coming off of there or this
overhead line that is along Appleby is what serves the hospital.
Is there no way to connect on site to the new building instead of coming
all the way from that transformer on that pole?
I don't think the transformers we have got out there have the capacity to
serve this new building.
I guess we are going to have to tear up that nice new parking lot.
That is what I was thinking too.
We could probably run it down the islands and then just hole hog
underneath there.
All those poor trees that we just planted.
Kim is not in here.
Yes she is.
I haven't looked at it real closely yet to know exactly where we are going
to. Just so that you know, we will need an easement somewhere.
10'?
We typically request 20'.
Jim, are you aware that this is just one small piece of the overall master
plan for the Washington Regional? I am thinking about future power
needs. It might be a good idea for everybody to get together separately
from the city and talk about how to plan this because they have big plans
out there. Your comment about you don't think the existing transformer
has enough capacity for 30,800 sq.ft., that concerns me a little when I
know from the architect and the engineer that there are other plans out
there.
We will do that. That is all I have got.
Technical Plat Review
October 2, 2002
Page 8
Johnny Boles
— Arkansas Western Gas
Boles:
Nierengarten:
Boles:
Nierengarten:
Boles:
We have a three inch plastic line running east and west on the north side
of Appleby Road. Certain sections of that is unlocatable due to all of the
construction that has gone on in that area. Our tracer wire has been
broken several times. If that has to be relocated during the construction of
this new exit or entrance, it will be at the owner's expense.
There is no new entrance. The entrance is already there. It is just an
ingress/egress access easement on the existing drive.
I would like to see possibly, too, an overall layout of future plans so we
could design to come off existing lines.
That is in the works right now.
That is all I have.
Larry Gibson — Cox Communications
Gibson:
Nierengarten:
I can service this off of North Hills or Appleby either way but I am still
going to have to have an easement. If you are going to get a 20' UE for
AEP off of Appleby, just include me in that 20' utility easement. I would
also ask for a 4" sleeve across any area in here that is going to be a hard
surface between Appleby and the building.
All of the hard surface is already there. The parking lot is already there.
Conklin- Parking, trees, irrigation for the landscaping. Everything is in. They are
building the M.O.B. over an existing parking lot that was built. Everything
is done.
Kelly:
Gibson:
Boles:
Kelly:
Gibson:
Is there a possibility of doing horizontal boring for you all?
That is done all the time but it is expensive. If we have to do that to
service the building, it will be at the owner's expense. It is a lot of stuff
to bore.
I would say realistically you are probably looking at cutting asphalt.
I think that would be easier than tearing up all the landscaping.
I didn't realize that all that asphalt was already there. You have almost
put it in a position here to where it can't be serviced other than from the
existing at the hospital. What we have at the hospital comes way over here
Technical Plat Review
October 2, 2002
Page 9
Boles:
at the west side down by the big air conditioner room. That is an
impossibility there. Short of just making a one time cut and providing
conduits from Appleby over to the location of the building, one for me,
one for SWEPCO, and one for gas and telephone. Make one cut and put a
quad in there.
The routing of that is going to be critical for future expansion. We are
probably not going to want a straight line to the building if we have
potential to the north.
Kelly: Most of the potential is over to the west. Because of the nature of the
differing medical office buildings.
Gibson: Will this existing house probably at some time be removed?
Kelly: It will be relocated to a park like setting in the front.
Gibson: I see.
Kelly: The one on the back will be a support services building back there and two
more medical offices.
Gibson: You are going to come across the same problem as you are coming back
here to the west.
Kelly: That is all existing. None of this was preplanned.
Gibson: I think this would be a good place to practice on this asphalt cut. It sounds
like you are going to have two or three more. That distance would be 400'
or 450' from Appleby to the building. Make a one time cut and out here
on Appleby somewhere just spread out three or four conduits, space them
so we can get to them. Does that sound good to you Jim?
Sargent: I think we need to get together and talk to you all some more.
Nierengarten: It sounds like a good idea.
Boles: I guess I would pose the question for future expansion down in this south
area, if it is Washington Regional's desire to have everything individually
metered and generate all these new accounts or if their preference would
be to come off down stream of our meter down here at the southwest
corner coming off of their own lines to serve this, how do they want to
meter off of that?
Kelly: They would more than likely be separately metered. It would be different
owners, it will not be the hospital. They will do lot splits.
Technical Plat Review
October 2, 2002
Page 10
N ierengarten:
Kelly:
Gibson:
Kelly:
Nierengarten:
Gibson:
Nierengarten:
Gibson:
N ierengarten:
Gibson:
Kelly:
Nierengarten:
Kelly:
Gibson:
Conklin -
Boles:
Kelly:
With the exception of the support seryices.
Yes, the support services would be off the same.
What are we looking at on this corner right here?
The future potential, is that what you are calling it Peter?
They talked about maybe putting some parking between the North Hills
and the creek and Appleby right there on that comer, adding some more
parking there.
There is quite a bit of grass area right here if they decide to put a building.
There is a creek there though so it slopes off pretty good.
So that is basically unbuildable other than a parking lot.
Nothing is unbuildable.
I understand that.
The hospital's desire is not to have anything out in front so that what you
do perceive when you ride by it from the interstate and everything, is you
do see the hospital. They don't want to sell those front lines to the Hilton
Hotel or something because then you would perceive that as a Hilton other
than a hospital.
For the right price though, that could be developed down the road
sometime.
We are developing a master plan. This has come up with Mr Conklin that
we need to have a master plan of how they are going to proceed over the
next five or ten years so that it will not be patchwork.
They own all of this 50+ acres right?
Yes.
What are future plans for this area east of North Hills on the north side of
Appleby, that hatched area there, that corner?
They have a desire to put a facility over there.
Nierengarten: A fitness center I believe.
Technical Plat Review
October 2, 2002
Page 11
Kelly: A wellness fitness center, sort of like a health club.
Gibson: That will be a lot easier. That is all I have. I agree with Jim that we need
to all get together. Like you said, nothing is impossible.
Kelly: Peter and I will get with you all and bring you up to speed on that.
Gibson: If you will just set up a time, I will be glad to meet with you.
Conklin: Are there any other comments from utilities or staff on the lot split? Ok,
we will go to the Large Scale Development plan.
Technical Plat Review
October 2, 2002
Page 12
LSD 02-26.00 (1004): Large Scale Development (WRMC Medical Arts Pavilion, pp
251) was submitted by Peter Nierengarten of US Infrastructure, Inc. on behalf of
Washington Regional Medical Center for property located at 3215 N. North Hills Blvd.
The property is zoned A-1, Agricultural, C-2, Thoroughfare Commercial and R -O,
Residential Office containing 52.03 acres with a 30,800 sq.ft. building proposed.
Conklin: I will go over Planning comments first. Submittal requirements,
everything looked ok. Zoning requirements looked fine. Plat
requirements, the plat page number again, if you can get that on there.
Everything looked fine on the street requirements. We have a note that
bike racks were not indicated on the site map. Parking lot lighting was not
shown on the site plan. All parking lot lighting in the Design Overlay
District shall be a maximum of 30' high and sodium type lighting. Please
provide parking space calculations for the entire project. After I am done,
why don't you kind of explain the parking lot calculations.
Nierengarten: I have got a sheet for you.
Conklin: Ok, good, we can get that on the record. Please provide the site coverage
calculations for the part of the project that is in the Design Overlay
District. I am not sure if you have that. What we are looking at is the
25% open space in the Design Overlay District. Please provide the total
square feet of the existing hospital. What I am trying to do here, and
maybe you have it, what do we actually have today as built?
Nierengarten: 340,000 sq.ft. of office building.
Conklin:
Nierengarten:
Conklin:
Ok, then we are adding the 30,800 for the M.O.B. A contribution to the
traffic signal will be required. I attempted to try to get you a number
today. I am going to need some more work on that. When they added
around 71,000 sq.ft. or so, the fee was like $3,000 so I am thinking
somewhere around maybe $1,500 or less for that. I'm trying to be
consistent with what the Planning Commission and staff recommended at
the last expansion when they added the additional square footage onto the
hospital. I will get you that determination. That money is going toward
the intersection signalization at Appleby and Gregg. There is a calculation
that we have done two times already, this will be the third time. We are
just going to carry that same methodology, calculation forward.
Are there any plans that you know of Tim for a light at Futrall and North
Hills?
No. If the hospital wants to participate in the cost of that we would be
more than happy to entertain discussion on that. If that is something that
they think is needed. It is probably a good time to discuss it if they really
want to talk about a light. Keep in mind, I think we are looking at just the
Technical Plat Review
October 2, 2002
Page 13
Nierengarten:
Conklin:
Nierengarten:
Conklin:
Shreve:
Nierengarten:
Conklin-
Nierengarten:
Conklin:
Shreve:
Kelly:
Nierengarten:
participation from them along with the city for any traffic signalization at
that location. The frontage road is state highway jurisdiction. I am not
sure whether or not they meet the warrants for a signalization there.
Their right of way is on the south side of Futrall to that intersection. I am
not sure past the intersection what the right of way does, if it jumps over
closer to the freeway or not.
I am not sure either. They definitely would be involved, especially with
off ramps and on ramps being located right there. I would encourage this
discussion at this time with regard to that. I think everything else is fine.
From the Fire Department, their comments are a free standing FDC with
hydrant within 100'.
I think there is a fire hydrant.
The FDC located at the southeast corner of the hospital and parking island
all drives and access should be a minimum of 20'. There is something
about standpipes. If you can get with Danny Farrar of the Fire Department
or Captain Curry and clarify their comments. I will have Matt go over his
comments from Engineering. From the Sidewalk Administration, six
bicycle parking racks are required per ordinance 4293. They should be
located within 50' of the public entry and have adequate lighting. New
driveway approaches, access ramps, sidewalks need to be constructed
according to our ordinances. Everything else is pretty much existing out
there. Do you want to say anything else about the six bicycle racks?
That is based on the new parking.
I would perceive putting them somewhere to the northeast, that little
kidney bean shaped drive, there is a little grass area in there.
Is there an employee entrance into the hospital?
Into the medical office building?
Or hospital, I am just curious.
We would encourage them to be put in several locations around the
hospital site, not necessarily all grouped in one spot. Anywhere you have
a public entrance on any of the buildings.
The hospital is back near the central plan, south and west.
You want six racks around the whole site?
Technical Plat Review
October 2, 2002
Page 14
Shreve: Yes, that would be the ideal situation for me.
Nierengarten: At every public entrance and employee entrance.
Shreve: Yes, if possible and room will allow it. If you need any specification on
the racks themselves, I have got that information. You may already have
it, I'm not sure.
Nierengarten: No, I don't think we do. I will get a hold of you and get that.
Shreve: I have a copy of that here.
Kim Hesse — Landscape Administrator
Hesse:
The tree preservation, we need to relook at some of those areas. We can't
allow utility easements to be within the tree preservation area. There are a
few areas.
Nierengarten: The trees are on the grading plan I guess.
Hesse:
Something to also look at, also confirm that there are trees. I don't believe
there are trees in this group. I don't know how many trees that are here
left. Just confirm that the tree line that is shown on that plan, that there are
actually trees in it. The only other comments for landscaping, on the form
on some plan, it doesn't have to be a separate plan, but you need to show
what is on the preliminary plan, like your species of tree and that kind of
information. We know it is irrigated, just put a note that there will be
irrigation.
Nierengarten: When you say species, you want for the proposed parking?
Hesse:
Yes. The kind of proposed trees that you are using. It looks to me like we
will have to do this, I don't know that there will be an issue with it, right
now there is a tree island that you are going to lose and all of those trees
will be there. What I am looking at is we are still going to have parking
that doesn't have trees inside of it I think it could just be covered, it is up
to you if you want to put tree islands in or you could ask for a waiver by a
letter for the interior parking requirements that we are losing in this
existing lot. You guys put in additional trees so I don't think that is going
to be a problem.
Nierengarten: The project manager is planning on taking all of these trees and moving
them down in this area near the pond.
Hesse: We just need to cover the ordinance requirements that the trees are spaced
out amongst the parking lot. That is the only area.
Technical Plat Review
October 2, 2002
Page 15
Nierengarten:
Hesse:
Nierengarten:
Conklin:
Nierengarten:
Conklin:
Nierengarten:
Conklin:
The letter for the waiver, is that with you?
It should go to the Planning Division. Also, I think Tim may have touched
the Design Overlay District 25'.
We were a little close and I have since moved that back.
You have the 25' there? Ok, good.
Actually, I was wondering, there is a little bitty spot right here where this
property line makes that curve, I have got about 2' where that drop inlet is.
It is into the 25' setback. I moved this all back but I am still short just a
little bit right there.
On that one space?
Just on the corner of it because of the way this property line goes.
Can you just make that a compact space and put a curb right there? I don't
think it is a big deal. Is that a 19' or 17' space?
Nierengarten: It is a 19.
Conklin:
You can make it 17'. Typically, we allow cars to overhang into the
landscaped area by 2'. Some people don't like to drive over the curb and
hit the front end of their vehicle but we have built parking lots like that.
Nierengarten: Wouldn't that look kind of funny on just that one?
Hesse:
Hanna:
Nierengarten:
Conklin:
Nierengarten:
Conklin:
Nierengarten:
You would probably do the whole row.
You also annotate it as a compact space.
They are all that way, it is just that one corner right there.
You know those tree diamond islands that you see over in the Best Buy
parking lot? It would be similar angled. I think it will work. We try to
avoid as many waivers as possible.
Alright, thank you.
Is there any other staff before we go to utilities?
Do you want to talk about this parking?
Technical Plat Review
October 2, 2002
Page 16
Conklin:
Let's have Matt go and I will talk with you about parking before we get to
utilities.
Matt Casey — Staff Engineer
Casey:
Nierengarten:
Casey:
Peter and I have already gone over all of the comments that I had. The
only additional one I need to add is the relocated water and sewer, we
need to make sure we have a 10' easement on each side of those. I don't
know if that is shown or not.
We have addressed or discussed those issues. The sewer, the way the
parking lot is graded right now is not going to be a problem, it is deep
enough to be out of the way. Right now I am working with APAC to try
to get that water line located because the city doesn't own it yet so the
water depai tment won't dig it up for me. I am trying to get them to locate
it. What we are looking at doing is grading the parking lot a little bit less
steep to where we don't encroach on the 3' cover we need over that water
line so we can avoid moving it. That is the plan right now and to do some,
in order to do that, we probably need to do a little bit of short retaining
walls in some areas to cut down on the slopes going out so far.
Especially along the floodway.
Conklin- Any work within the 100 year floodplain, I want to get a floodplain
development permit. Any work in the floodway you have to do a H and H
study. You want to avoid the floodway.
Nierengarten:
Conklin -
Casey:
The floodplain development permit, is that from you?
Yes.
The easement I was referring to is at the building itself if you have to
relocate the water and sewer, they go under the proposed building
currently. We need to make sure there are easements around the new lines
as well.
Nierengarten: That existing line that is shown on there, I talked to Crafton & Tull about
that, that was abandoned whenever they built the hospital. You can see
that it comes real close to the existing hospital. What they did is they
looped it around the front of the hospital so that is abandoned. We just
need a 10' easement on either side of the new services.
Casey:
It does not come down to Appleby Road?
Nierengarten: No, where it makes that 90° turn there and goes back to the northwest
from that 90° the rest of that between there and Appleby was abandoned.
Technical Plat Review
October 2, 2002
Page 17
Casey:
Nierengarten:
Casey:
N ierengarten:
Kelly:
N ierengarten:
Casey:
Conklin:
Ok, good. What about the sewer?
You need an easement along there?
Just along the main if you are relocating the main.
I didn't have anything with any easements on the existing sewer that is
there, at least where we are going to be removing it.
The easement is dedicated to right here and these are service lines. I think
that is a junction box.
No, there is a manhole there in the parking lot.
If it is going to be a main we need to have a utility easement 10' on each
side.
Going back to the 90° where they abandoned the water line, Crafton &
Tull told you verbally this?
Nierengarten: Yes.
Conklin- Do you guys have as built drawings of this so we can correct our
information at the city?
Nierengarten:
Conklin:
Kelly:
Conklin:
Nierengarten:
Kelly:
Conklin:
Nierengarten:
Casey:
No we don't.
Is that something that you can get from them?
We are working right now to get the as built drawings, they are not done
yet.
That would be very beneficial to the City of Fayetteville.
It would be beneficial to us as well.
We will make sure that you get yours.
Ok, I was thinking, great, you have information we don't have.
All I have is I called and asked him and he told me it was removed or
abandoned.
We have already gone over these additional comments.
Technical Plat Review
October 2, 2002
Page 18
Nierengarten: I have done a little more work on my drainage, I am going to wait until I
get the final grading layout for my parking lot until I do the calculations
on the storm sewer capacities. I will get that to you shortly.
Conklin: Ok, why don't you explain the parking, what we have today and what we
will have tomorrow and what you think is required per the City of
Fayetteville.
Nierengarten: Ok, this is a little calculation I came up with and I have a copy here for
you.
Conklin: Ok.
Nierengarten: I have been out there and counted the actual parking spaces that the
hospital has. To date they have 1,017 on the site. Actually, there are
1,000 striped. There are 17 more over here that still have construction
equipment laying on them and that are not yet striped. There are 35
additional handicapped spaces on the site.
Conklin:
Nierengarten:
Conklin.
Nierengarten:
Additional to 1,017?
Yes.
Ok.
By the original calculations that I have seen for the hospital, the way they
came up with the parking requirements was one per bed plus one per 300
sq.ft. of building space. Under the old calculation they did the one per bed
and then the one per 300 but they didn't subtract out the square footage for
each room. I went and did that. There is 340,000 sq.ft. of total hospital
and about 55,000 of that is rooms. That leaves you 284,700 sq.ft. of
hospital that is not bed space. For that area you need 949 parking spaces
and you need 233, one per each bed, which gives you a grand total of
1,182 for the hospital as it is. 10% of that is 24 for handicapped. For the
medical office building you have got 30,800 sq.ft., one per 300 is 103
regular spaces and 5 handicapped. The 1,182 plus the 103 gives you a site
total required per the city's requirements of 1,285 plus the 29 for ADA.
Existing parking, like I said, is 1,017. When we build this medical office
building we are going to lose 31 regular spaces and 16 handicapped to the
building itself. We are proposing to convert 22 regular spaces to 13
handicapped spaces so we are losing 22 plus 31 from 1,017. With our new
parking lot we are adding 201, which gives us a grand total of 1,165 total
on the site. Which compares to the 1,285 required for the city's Unified
Development Ordinance.
Technical Plat Review
October 2, 2002
Page 19
Conklin: Let me ask a question. On the 284,700 sq.ft., of that, because we sat down
with Cromwell and we broke out, is that just in the M.O.B. or is that in the
hospital?
Nierengarten: I will let Thad explain that.
Conklin: I am just curious. Not to say the hospital can do whatever they want, they
hire professional hospital planners and firms and they should know how
much parking they need. I will just ask this question, you don't have to
answer it today, how much parking do they really need out there? You
don't have to answer it right now. In your professional opinion and
Cromwell and before it was HKS that designed it.
Nierengarten: One of the realities is Tim that all this area over here, on any given day
there are 100 to 150 spaces out here right now. If you look at when the
medical office building is added, how much shared parking can you use
between the two? You have got doctors and nurses running back and forth
between the two buildings. That, in reality, probably brings these two
numbers closer together than what they really are, than 120. I don't know.
Conklin: Like I said, I'm not the hospital expert either. I am not sure exactly what
they need but I will take your information and I will let the Commission
know how I feel personally about it as the City Planner. Is this my copy?
Nierengarten: I can put you together a letter if you want.
Conklin- Ok. I will give it to the Commission. The thing I want to be able to do is
explain it to our Planning Commission exactly what they think they are
going to have. I'm still not sure what happened to the other spaces that
were supposed to be constructed.
Nierengarten: I have got a lengthy email from Al Harris to the project manager. It says
originally there were 1,283 parking spaces required from the Large Scale
in 1998 and there were three different Large Scales apparently submitted,
one with the 267,000 sq.ft., then a second one with 280,000 sq.ft., and
then a third one with just under 340,000 sq.ft. Essentially the building
footprint got changed several times and Kim proved to the hospital that
they could regrade the site and save this big Elm tree and so the parking
lot got redesigned. Somewhere in all of that the number that said parking
provided never got changed when all that got changed through the three
large scales.
Hanna: The reality is though that they still need those spaces. They are circling
right now just looking. Like Peter says, they don't want to walk two
blocks away.
Technical Plat Review
October 2, 2002
Page 20
Nierengarten:
Conklin:
N ierengarten:
Conklin:
I have been out here surveying in this area and people drive by 2, 3, and 4
times looking for a parking space. They don't want to drive way over
here. Eventually in the master plan there is going to be a parking garage
proposed. That is a little too big of a pill for them to swallow right now.
Ok, good. It sounds like we are somewhat further along in understanding
parking than we were the past three or four months working on it. I am
fairly comfortable with the whole thing. I tell you, between all of us, it
has been difficult.
It has been difficult for us also trying to track down the history of it all and
what is going on.
Ok, is there any other staff before I go to utilities?
Jim Sargent — SWEPCO
Sargent:
Basically the same comments Peter. We will need to pick a transformer
site location and get an easement in that location. We will need some load
and voltage information for the new building.
Nierengarten: Ok, I'm sure our architect can provide that for you.
Sargent:
That is all I have got.
Johnny Boles — Arkansas Western Gas
Boles:
No comment.
Larry Gibson — Cox Communications
Gibson:
Nierengarten:
Gibson:
Nierengarten:
Boles:
Hanna:
When we get together we can make some decisions on some things. That
is all I have.
We will get you and Southwestern Bell and SWEPCO.
It will be Sue Clouser with Southwestern Bell. She is not here today but
that will be who you will need.
What was the fourth conduit we needed?
Gas.
You need cable, telephone, gas, and electricity, and I guess sewer.
Nierengarten: We've got that.
Technical Plat Review
October 2, 2002
Page 21
Conklin: Maybe I can look at these elevations, can you explain the connection
between the two buildings?
Hanna: It will be one and twenty-five. We are one foot below the finished floor.
Is that correct Peter?
Nierengarten: Yes.
Hanna: It does not require handrails or ramps.
Conklin: Is the connection between the two buildings internal?
Hanna: No Sir, it is just a covering, like a carport or canopy on the first floor level.
Conklin: Thanks for clarifying that. We started out with a sky bridge going through
this.
Hanna: The history of these usually is that is too big of a pill to swallow but they
always come back and add a second story sky bridge.
Conklin: Ok, so basically it is a covered walk way.
Hanna: Yes Sir.
Conklin: Thad, can you just describe this M.O.B. and the materials and how this is
compatible with what is out there right now?
Hanna: Yes. We are using the same language as the hospital, the same finishes.
We are trying to give it it's own identity but it does conform with the
hospital. That was one of the requirements. It will have the similar
elements, the canopies, the brick will be the same. We have gotten the
finished materials from the contractor to utilize those in the new building.
Conklin: It is three stories?
Hanna: It is two stories. It has a two and a half story entry in that to get to the
ADA from the parking there is 6' of difference between the parking lot
and our first floor so there will be a doubled door elevator. You will come
in one door at the parking level, you will exit in the lobby and then you
can ride up to the second floor in that same elevator to the second floor. It
is to encourage the patrons of the building to use that and not have to walk
all the way around to cover the ADA and all those things.
Conklin- All of your utility equipment needs to be architecturally incorporated and
screened if it is going to be up on top of the roof or on the ground. I am
Technical Plat Review
October 2, 2002
Page 22
not sure how you are going to plan that. Any electric meters on the side of
the building need to be painted. I dealt with that with Pet Smart recently.
Hanna: We will be screening. There will be a dumpster screened in the back.
Conklin: I think it is going to look nice out there. Does anybody have anything else
on this? Thank you. Revisions are due on the date and time stated in the
packet.
Technical Plat Review
October 2, 2002
Page 23
LSD 02-27.00 (1006): Large Scale Development (PJT Development, pp 435) was
submitted by Glenn Carter of Carter Consulting on behalf of Bobby Hatfield of PJT
Development for property located at the southeast corner of Wedington Drive and Double
Springs Road. The property is zoned C-2, Thoroughfare Commercial and contains
approximately 5.51 acres with 6 retail buildings proposed.
Conklin: We are going to talk about LSD 02-27.00 for PJT Development. For the
utilities, and the rest of staff's information, this is going to change
dramatically from what you are looking at. When I say brief discussions,
general ideas of how you think you may want your utilities shown or
located and from staff, some general ideas on sidewalks and other
requirements. For Glenn, I put the packet of information together on the
previous submittal so I will give you that. Everything looked fine on the
submittal. I need you to add a plat page. Bike racks, if you are going to
light the parking lot, we want to see how you are going to light it. The
proposed elevations don't meet the commercial design standards. The
project will have to be resubmitted with revised plans and elevations for
plat review. Please indicate what part of this project will be built within
one year from approval. Basically, you are going to have to resubmit your
plans and come back through. I will have Matt talk about his comments
later. Double Springs Road is a minor arterial that requires a 6' sidewalk
with a 10' green space. Wedington is a principal arterial which requires a
6' sidewalk and minimum 10' green space. The sidewalks will need to be
shown. Access into the site, you will need to have approaches meeting
our U.D.O. with concrete. Five bicycle racks, add the sidewalk symbol to
the legend. From Fire, all driveway lanes need to be 20' of unobstructed
width. An additional fire hydrant is needed at the northeast corner. Street
lights will be required every 300' and at the intersections and at the end of
streets. Show existing street lights and new street lights on drawing.
ADA spaces should be located at the shortest accessible route to the
building entrances. Solid Waste recommends moving the dumpster off of
Wedington Drive and placing it between buildings four and five. Of
course, those comments don't mean anything anymore and nothing from
Parks. Matt, do you want to go over your general comments since it is
being changed up?
Matt Casey — Staff Engineer
Casey:
That is going to change my whole review. The comments I gave you
Glenn, just keep them in mind, especially on your grading plan. The thing
I do need to mention is we are going to recommend that improvements be
made to Double Springs Road.
Conklin: One half of Double Springs Road, 14' from centerline, curb, gutter, and
storm drainage.
Technical Plat Review
October 2, 2002
Page 24
Carter:
Conklin:
Carter:
Casey:
Carter:
Casey:
Carter:
Casey:
Conklin:
We did show the right of way for Wedington and Double Springs because
this is 45' now, 90' instead of 60'.
Double Springs is a minor arterial, 45' from centerline.
I think we show that.
When this comes through again you need to show curb, gutter and storm
sewer as well. Just keep that in mind as you redevelop your grading plan.
You already have detention so your discharge points, you have got a point
discharge over here where it sheet flows now and we would allow that
right here in this natural swale because it all comes there anyway. If you
add a pond in this area then just put your point of discharge pointing down
toward that.
We can do that. It is really a lot easier. I guess I was thinking of these
guys down here, if they develop this into a duplex subdivision or
something they are going to want to take that somewhere else so they are
probably going to want it to be over here. We can't really outguess that.
We will just go ahead and discharge it right there.
You can do it there but you would have to cut a swale.
Yeah, it would be better if we just put it right there in that gulley.
In general, that's all I had.
Is there any other staff?
Kim Hesse- Landscape Administrator
Hesse:
Carter:
If you can just have your offsite mitigation on the site plan. The other
thing, if you could note on the site plan that there are no existing trees on
the site. The only existing trees are within the right of way. We will just
deal with that offsite when it comes back.
Ok, thank you.
Conklin- Utilities you are going to see this again completely redone. If you want to
give Glenn any ideas of how you want to serve it you can.
Jim Sargent — AEP/SWEPCO
Sargent:
This is Ozark Electric.
Technical Plat Review
October 2, 2002
Page 25
Larry Gibson
— Cox Communications
Gibson:
Carter:
Gibson:
Carter:
Gibson:
Conklin:
Carter:
Gibson:
Carter:
Gibson:
Carter:
Gibson:
Carter:
We have got an existing overhead line right here on Ozark Electric's pole
and it goes across Double Springs Road and then goes to the west side. I
am thinking we are probably going to ask for some kind of easement along
this back since this building in the center is going to turn. I am sure you
want to keep the utilities to the back.
We are going to have a big pond here and a pond bank, if you don't mind
running it down the pond bank I guess that will work.
I was just thinking of what it would look like. It can go in the front, it
doesn't matter to me. I just thought you would rather have it in the back.
He may, we will just look at that. We have not got any drainage on this
new plan yet.
I was thinking of coming along here like this and thinking everything
could stay in the back.
He does not want to develop this entire site at once. He wants to do like
one building, just so you know. He wants to come in and maybe put like a
liquor store right here.
He is going to do one and two first and we are going to have the phase line
shown right through here.
I would think that us and electric, you may want to talk to Mike Phipps,
but we could probably dip off of this overhead and get to those buildings
with a conduit from here to here or something.
If he wants cable to these buildings then we could run conduits out.
Electric will have the same issue.
Yeah, he may want to come down. It is not divided, it is all one lot.
Are you just going to do different Large Scales and do different buildings
at different times?
Yes. Since this is all one property and not split, can you just service it
from one point and then just run seryice lines or do you need utility
easements for your service lines?
Gibson: We need to get closer to the building with a distribution line.
Technical Plat Review
October 2, 2002
Page 26
Carter: Ok.
Gibson: If you want to go in front, it doesn't matter to me. I don't think it looks as
good and you also have to deal with getting stuff in there for parking lots
and things like that.
Conklin: Do the meters end up on the front of the buildings when you do it like
that?
Carter: They could, we will look at that.
Technical Plat Review
October 2, 2002
Page 27
CCP 02-2.00 (1005): Concurrent Plat (Sparks, pp 572) was submitted by Daniel
Sparks for property located at 6290 Danita Street. The property is zoned R-1, and
contains approximately 0.94 acres. The request is to split into two tracts of 0.47 acres
and 0.47 acres.
Conklin: I am just curious, I am going to go back to the Sparks thing, do you have
five minutes to listen? You are here for Sparks?
Sparks: Yes.
Conklin: Glenn, you are the engineer of record for the sewer line on Danita
extension.
Carter: Oh, yes. When you said Sparks I didn't understand what you were saying.
I am familiar with a project we did for Larry Palmer a couple of years ago.
Conklin: Ok. I just thought maybe it would be beneficial to answer some questions
about where we are at. I will go over Planning's comments right now.
Alan Reid left because I told him he didn't need to be here. Maybe you
are not paying him to be here either, that is why you are here. Right?
Sparks: That is right.
Conklin- Ok, I told him he needed to be here on another one that I didn't have
today. Sorry Alan. We are going to go through these comments and
anything that we have on here that needs to be shown, you will have to go
back and talk to Alan He can give me a call and we can clarify this.
Carter: I have a question, what is being done? We already took this through a lot
split process.
Conklin: They are splitting it again.
Sparks: Yes. Right here is where Larry split this one and now I bought,
supposedly what I have been told is Larry didn't have the lot split
completed all the way. There were fees or something that he didn't pay.
Conklin: Those have been paid. I guess before we get started, you purchased the lot
from Larry Palmer. One of the conditions was that the public sewer line
be extended to what is shown as tract C on here. You were hired, Glenn
Carter, were hired by Mr. Palmer to design that sewer line extension. You
were hired to be the engineer to inspect and make sure it gets installed
correctly. The questions that we have today is have those plans been
submitted to the City of Fayetteville?
Carter: Yes.
Technical Plat Review
October 2, 2002
Page 28
Conklin: They are in Engineering. When is the sewer line going to be extended?
Carter: I don't know that.
Sparks: That is in the process now.
Carter: As soon as we get approval you are ready to go with it?
Sparks: Yes. I have got a contractor ready.
Casey: I just got those last week?
Carter: Yes. It will say Larry Palmer on it.
Casey: I do have those in my office.
Conklin: That is why I just asked you if you would volunteer five minutes of your
time to clarify where we are at since you are the engineer that worked for
Palmer to get this in. Then, who is going to redo the service line to the
existing house for the sewer? We have extended the public line and the
private sewer service line is going to have to be redone. Is someone doing
that?
Sparks: Yes. S& G Plumbing is going to do that.
Conklin- Ok, so that is all worked out?
Sparks: Yes.
Casey: Is that shown on the sewer plans you have submitted?
Carter: No but when we extend the sewer main and abandon a service line there is
really not much to show. If it is tapped into the manhole they will just
have to plug that. Or, they may just cut that off and use that to service lot
A of their lot split, which is a possibility. Since this is being split and
since it hasn't been put in, it will be the ideal time to go back to those
plans I submitted and add a little service line right there for that line right
there.
Conklin: We talked about putting the taps in for lot B. Is that on your plans to put
taps in for the additional lot?
Carter: No, I didn't know there was going to be an additional lot. I show one lot.
Technical Plat Review
October 2, 2002
Page 29
Conklin:
Casey:
Carter:
Sparks:
Conklin:
Carter:
Conklin:
Shreve:
Sparks:
Shreve:
Sparks:
Conklin:
We had this conversation three times in my office. City staff
recommended to your father that if you are putting the line in, you should
put the taps in. That saves a lot of money of not having to dig it up again.
Do they need to show those taps on the line?
Yes, we will need the location of those if they are installed.
I just need a copy of the plan, is Alan doing this?
I guess. I don't know Alan personally.
I am just trying to resolve the whole issue here.
Sure, that's right and that's good.
Since we have two different people it has been complicated. The fee has
been paid for the parks for the lot that you bought, the fee has been paid
for the fire hydrant for this lot that you purchased. Going through the
comments now, you are going to also have to pay an additional fee for the
new lot you are creating. It is $470 and you are also going to have to pay
the fee for the fire hydrant, which is $257.14. Those are the only
comments I had, add the plat page number. Do those and I think we are
ready to go. That is from Planning. Sidewalks are not required for lot
splits. They are looking at this as a lot split, even though it is a concurrent
plat.
At the time of building permit or building any structure on this there will
be some sidewalk requirements at that time.
What kind of sidewalk requirements? There are not any sidewalks on our
entire street.
Right. At this location we will probably ask for money to be paid into the
sidewalk fund and for single family home it is $630. That is probably
what is going to be recommended at the time of building permit. I just
wanted to give you that information up front so you won't be surprised.
Ok, that is fine.
There are no comments from Perry Franklin. Solid Waste didn't have any
changes. I already mentioned the Parks fee. Matt, do you want to go over
your comments?
Casey: We have already addressed them except you will need to show the
location of the existing water lines.
Technical Plat Review
October 2, 2002
Page 30
Conklin: You want them to show the proposed extension and proposed sewer line
on this plat?
Casey: Yes.
Sparks: Ok.
Conklin: Ok, basically what we are trying to do is make sure each lot has water and
sewer and street frontage. If Alan has any questions or if you do then just
give us a call and we will clarify that. I think we are getting close.
Utilities?
Johnny Boles — Arkansas Western Gas
Boles: No comment.
Larry Gibson — Cox Communications
Gibson: No comment.
Conklin: On the comments it talks about when these have to be turned into our
office and how many copies. Make sure Alan gets that. He will need to
show those on there. If you want to, the best thing to do is get Alan to
show it on there and get that turned back into us.
Sparks: Ok.
Conklin: Thank you very much.
Technical Plat Review
October 2, 2002
Page 31
LSD 02-28.00 (1007): Large Scale Development (Cornerstone Phase 2, pp 402) was
submitted by Dave Jorgensen of Jorgensen & Associates on behalf of Lyndy Lindsey for
property located west of Porter Road and south of Megan Drive. The property is zoned
RMF -12, Moderate Density Multi -Family Residential and contains approximately 11.94
acres with 108 units proposed.
Conklin: We are to Cornerstone Phase II.
Gilbert: I am David Gilbert with Jorgensen & Associates here for Mr. Lindsey.
Conklin: You confused me, I didn't realize you worked for Jorgensen.
Gilbert: Yes, not for long. I haven't been working for very long, hopefully for a
long time to come.
Conklin: Here are staff comments, and I will go over these first. Submittal looked
fine. Zoning is fine. The Plat Page number needs to be added. Street
requirements looked ok, parking looked ok. I included a copy of the Bill
of Assurance that was offered by Mr. Lindsey. It talked about fences and
trees and other things.
Gilbert: Right. I'm sorry, that was one of the things that I meant to go through
before turning that in and t forgot about it. I will take care of it.
Conklin: Basically, yesterday afternoon I was doing the same thing, trying to make
sure that the Bill of Assurance is reflected on these plans. If you can go
through it, and I will go through it once we resubmit and make sure we
have got it ok. A letter of map revision will be required based on fill for
lots six through nine. We have an ordinance that states any lot that is in
the hundred year floodplain has to be one acre or larger. Those are less
than an acre. You can amend the hundred year floodplain boundary
through that process. It is fairly expensive, as you are aware. That is
something that you will need to talk to your client about.
Gilbert: Alright.
Conklin: We also want that approved before the Final Plat is filed. A floodplain
development permit will be required for any development in the
floodplain. All dumpsters need to be at or above the B.F.E. I am a little
concerned about when this does flood, basically you have a reservoir
situation with I540 culvert backing the water up. I really don't want a
bunch of things floating around out there blocking the box culvert under
1540.
Gilbert: I think we are ok there. The dumpster pads appear to be above, the flood
elevation here is 1,237 and the pads appear to be above that. We will
Technical Plat Review
October 2, 2002
Page 32
confirm that. Also, utility equipment, air conditioning units, FEMA came
to town and audited the City of Fayetteville and took photographs of a
bunch of air conditioning units above the BFE. Luckily, all those projects
were approved prior to me I guess, it was back in the 70's. For insurance,
they don't like the units under water. That is pretty much everything from
Planning. One issue that I have to deal with, and I don't have that in my
report, is Lindsey, I encouraged them that I did want the Preliminary Plat
and Large Scale together. Lindsey also likes to develop his projects, if it
is a Large Scale Development we allow development prior to the
driveways being in and the parking lot and streets. Something that I will
let you know by Subdivision Committee, how to handle that. Typically on
a subdivision we require all the infrastructure to be put in, inspected and
approved except the final layer of pavement and sidewalks. I am trying to
deal with that on this project because I encouraged Lindsey to do it this
way. I don't want to really tie his hands up.
Gilbert: You say you did encourage him to do it this way?
Conklin: Yes, the City asked him to do this. I don't want to have him wait a year or
six months or eight months to pull a permit for the apartments. I will see
what I can figure out, what we have to do to make that happen.
Gilbert: Ok, thank you.
Conklin: From Sidewalks, Porter Road is a collector street that requires a 6'
sidewalk and a minimum of 10' of green space. Lawson Street is a local
street which requires a minimum 6' green space and a 6' sidewalk.
Gilbert: You need 6' sidewalk with 6' of green space?
Shreve: The Master Street Plan allows for a 4' or a 6' sidewalk along there and in
the multi -family units like this where there is a high density population,
we require a 6' sidewalk.
Gilbert: Ok, let me do some mental math here.
Shreve: That really needs a 52' right of way there.
Gilbert: Ouch.
Conklin: That will be off the north.
Gilbert: This is the same issue we continue to run into when things like this come
up like that, yeah, we can do it but it is going to require us to substantially
redesign the whole project and it doesn't seem like I have a very good
track record of trying to get all of the requirements done where I don't
Technical Plat Review
October 2, 2002
Page 33
have to redesign a project. If you have any advise for me on that, I would
appreciate it.
Shreve: Well, I know the ordinance is a little gray on this area and that is probably
causing part of your problem. Typically it would just show a 50' right of
way and then a 6' sidewalk.
Gilbert: The issue is here that the gray ordinance causes us to either eat a lot of
expense ourselves or cause our clients to eat a lot of expense. Gray
ordinances, really, when you go through the whole book and do
everything that is in the book and it turns out it is wrong because the
ordinance is gray, that is very, very expensive at some point.
Shreve: That is one thing that we are working on to correct. We have got a couple
of other small issues like that that affects a couple of different types of
streets like this. That is something that we are going to work on and clean
up hopefully in the next year or so.
Conklin: We will talk about it between now and Subdivision.
Gilbert: Alright, thank you.
Conklin: Two access ramps will be required in the northwest and southwest corner
of the Lawson Street and Porter Road intersection. Do you want to
explain that further Keith?
Shreve: There again, we are working toward two access ramps on each corner. I
realize there is no, we are looking at one crossing Porter Road and one
crossing Lawson Street basically. We realize that there are no
improvements to the east side of Porter Road at this time but in the future
there will be and then this corner will be in compliance.
Gilbert: There is also not a street across there, there is a private residence and a
driveway. This intersection, unless somebody buys that house to put a
street in, will remain a T. I didn't know if that had any bearing on it or
not.
Shreve: That could change that.
Gilbert: That is not a big issue, it is just why we laid it out that way.
Shreve: I will get more information on it.
Conklin: Sidewalks don't extend across streets. I missed that one. Just on Lawson
Street, you need to remove that sidewalk. It is a public street and it
doesn't extend across.
Technical Plat Review
October 2, 2002
Page 34
Gilbert: They don't extend across public streets but they do extend across private
drives?
Conklin: Yes. Driveway approaches, access ramps and sidewalks shall meet our
U.D.O. Four bicycle parking racks are required per ordinance 4293.
Please remove the dimensions from the sidewalk symbol on the legend.
That is all we have.
Gilbert: We are showing four bicycle racks.
Conklin: Ok, we've got that. We have a design standard for the bike racks.
Gilbert: We have a detail on sheet 2 that we think is the right one. Let me know if
that needs changed.
Conklin: Ok, good. I will have Matt go over his comments after I am done. Street
lights are ok as shown. ADA spaces should be located at the nearest
accessible route to the building entrances. One van accessible space is
required for each building, an 8' space, an 8' aisle. That is what Perry
Franklin had.
Gilbert: What is the basis of requiring a van accessible space at each building?
Conklin: Perry is not here today.
Gilbert: It is not ADA and to my knowledge it is not the Fair Housing Act. I am
just curious.
Conklin- His phone number is on this. From Travis Dotson with the Solid Waste
and Recycling Division suggests another container pad site for the three
buildings located directly south of Lawson Street. I'm not sure what he is
talking about.
Gilbert: We have three different dumpster locations for nine buildings.
Conklin: You can give him a call and try to get that clarified, they are all south of
Lawson, that is my problem.
Gilbert: He may be talking about these two, but that is not a group of three. There
is a group of three here and a dumpster, dumpster and a dumpster.
Conklin: I wonder if he is talking about these up here.
Gilbert: That is possible. There is just not a good place to screen one up there
though.
Technical Plat Review
October 2, 2002
Page 35
Conklin:
Kim Hesse
In this packet you are seeing Preliminary Plat and Large Scale together so
I will kind of skip through those. From our Fire Department, all drives
and entrances will have a minimum 20' of unobstructed width. Each
apartment will be equipped with a five pound ABC extinguisher. Each
apartment building will be equipped with a 10 pound ABC extinguisher
for each side and each floor exterior. Per a phone call with the architect,
there will be three hydrants contained within the complex. From our
Parks Department, money in lieu in the amount of $40,500 for 108 units.
This is for the Large Scale Development. For the single-family, ok, there
are nine single-family. I apologize David, I'm trying to make sure we got
the nine in there. You need to play $40,500 for 108 multi -family units and
then you have Cornerstone Subdivision, nine single-family homes with
$4,230. I got that clarified. Does staff have any other comments?
— Landscape Administrator
Hesse:
Gilbert:
Conklin:
Shreve:
Conklin -
Shreve:
Gilbert:
Shreve:
I will get you the second half of this form by Subdivision. Tree
preservation is fine. Your analysis report was really good. The only thing
we do need, I know on the irrigation how they are going to irrigate, I need
the type and size of plants. I can almost remember what they do on every
subdivision but if you could add that note.
Ok.
Is that all you have? Keith?
One thought here, I don't know what David would think about it, I have
seen it done on another subdivision. On the sidewalk where you are
talking about additional right of way, I notice you have got a utility
easement wrapping the street, I have seen, Tim, give me your comments,
maybe an access easement to cover that little bit of sidewalk and let it
extend out and that wouldn't push your building setback and other back.
Tim, what are your thoughts about that?
I don't have a problem with that. I have seen that, it is fairly unique.
I know the right of way makes it a lot cleaner with the sidewalks being
contained completely within the right of way. That is something to think
about.
The green space requirement is 6'?
Yes.
Technical Plat Review
October 2, 2002
Page 36
Gilbert: We are short about a foot on each side. Let me work through that and then
we will come up with something.
Shreve: We want to maintain the 6' green space and widen the sidewalk to 6'.
Conklin: Ok. One other comment, I missed this. This drive, it looks like you have
done a great job in making sure the setbacks are being met for all of the
buildings and the parking lot. We are probably going to need a waiver
request for that drive by this parking lot in this location. We have a 15'
landscape requirement for the parking lot from the new road, is that right
Kim? Typically we don't allow parking lots to be set up right against
there. I realize it is tight and he is trying to stay out of that.
Gilbert: The floodway is here, we have got to build up. We have three to one
slopes through here, it actually gets a little steeper right here, the same
thing along here, we have got the 5' setback requirement where we can't
grade within 5' of the side property line. All of these things just kind of
eat up your space in a hurry.
Conklin: Just look at that. I am just trying to make sure everything is met.
Hesse: Just to clarify something for me David, this private drive, when is that
going to go in?
Gilbert: That is probably going to go in when the apartments go in.
Casey: Is that going to be paved?
Gilbert: Yes.
Hesse: Have you taken that part that you are using for the grading out of the tree
preservation?
Gilbert: Yes. The only grading that will be done on that will be right here and we
are going to go very quickly down to the natural ground level.
Hesse: Is that on the grading plan?
Gilbert: It should be. It doesn't look like much because there is not much to it.
You have got this slope coming down here and then we have pretty well
followed the existing ground level until we get to these creek crossings.
The reason those are really still sketchy is because we have got a
hydrologist working on the creek crossings to see what we can do, what
we need to do. There are creek crossings in a floodway which involve a
404 so that is a big ball of yarn that we are still trying to sort out.
Technical Plat Review
October 2, 2002
Page 37
Conklin: I am glad that they are aware of that. They need a floodplain development
permit, no rise certificate, you mentioned other permits that you will be
required to get.
Gilbert: We have made the client aware of all of that and he wants to proceed with
it.
Conklin: I have talked with him about three times about it too and asked him if he
really wanted to do that.
Gilbert: That was kind of our approach and he really wants to do it.
Conklin: I can tell.
Gilbert: There are some operational issues that it will help them clear up in the
long term.
Conklin: Ok. Matt, why don't you go over your engineering comments.
Matt Casey — Staff Engineer
Casey:
Both the Preliminary Plat and the other sheet need to show the existing 4"
water line. There is also a 12" forced main that runs through the property
and then there is an 8" sewer line down here at the south end. You need to
show all of those. On the water and sewer, you don't show the forced
main but it comes right in this area and you probably need to relocate the
proposed 8" sewer so it is not crossing the forced main. Here is the forced
main coming up through there. We can jog it over here and parallel it
instead of crossing it in two places. Also, we are requiring you to extend
an 8" water service line to the development. The 4" is not going to be
adequate to serve the apartments as well as the residential lots. That can
either come from just down here from the southeast by the comer.
Gilbert: Oh, you are talking about an offsite extension then?
Casey: Just to the south of this on the east side of Porter, there is also an 8" out
here in the existing Cornerstone. That would not require offsite
easements, it will be the same property owners but it will be a little bit
longer extension where this one will be a shorter distance.
Gilbert: Where does that one end at?
Casey: It connects in with this 4" if I remember correctly. This next street comes
off the east off of Porter is where the 8" stops.
Gilbert: Ok.
Technical Plat Review
October 2, 2002
Page 38
Casey:
The water line that is along the proposed Lawson Street, you have got the
trees planted above it . You need to either relocate the water line away
from the trees or the trees away from the waterline. I don't know if that
impacts any of the other comments. The sidewalks are an issue on here.
Conklin: You are saying the trees need to be moved?
Casey: They can't be near the water lines.
Gilbert: How do you want to handle that? Do you want to move the trees further
from the street or the water line further from the street?
Casey: That is up to you. It looks like it would be easier to move the water line.
Gilbert: What is most likely to go through the rest of the process without having to
be changed?
Casey: It is just my opinion, I would move the water line to the south.
Conklin: I would move the water line. I think trees near the street would be nice.
Casey: You would still have the 25' utility easement, it would be building
setback/UE.
Gilbert: Water and sewer is not here so we can move their stuff wherever we want
it.
Conklin: Matt decides that, they just maintain it.
Gilbert: We will move the water line then.
Conklin- They are going to have to try to sell those houses north of here.
Gilbert: I think having the trees closer to the street would be better too. I just
wanted to make sure everybody was ok with that.
Casey: I didn't see any fire hydrant locations.
Gilbert: We will add those.
Casey: I have talked to you about a couple of additional items that if you have any
questions about let me know. You need to show a concrete trickle channel
through the detention pond.
Technical Plat Review
October 2, 2002
Page 39
Gilbert: That is probably going to have a wet bottom. The bottom of the pond is
anticipated to be below the outfall so that is probably going to have water
in it.
Casey: Did the calculations show that?
Gilbert: They did. It may not have been real clear but we did include that. We set
the initial water elevation at the outfall level so we are not counting any
storage below that.
Casey:
It says .8 feet. That was one of the comments that the calculations showed
the detention pond bottom elevation at 1230.8 and the pond information
indicated at 1237 so that explains it.
Gilbert: It is here on the site plan in the detention pond bottom elevation 1237
normal pool 1230.8.
Casey: I didn't see the normal pool, I was going through the drainage report.
Gilbert: So we probably won't need the trickle channel then?
Casey: No, it won't be trickling will it?
Gilbert: I wouldn't think so but that is the plan right now. If that changes we will
certainly put that in put that in.
Conklin- Is there any problem with having a pond with water in it with the housing
to the north?
Gilbert: There will be a berm. From their side they won't see. The ground when it
comes off their property it will go up three or four feet and then it goes
down into the pond. Really, probably all they will see, I think they have
fences through there pretty well, I have to look at the covenants.
Conklin: There's not a Bill of Assurance stating that you have to have a fence
there?
Gilbert: Right. Then there will be that earth berm in there so they won't be
looking at the pond necessarily.
Casey: One thing that I overlooked, we need a 5' flat area on top of that berm, it
doesn't appear to be shown.
Gilbert: It is 3' right now.
Technical Plat Review
October 2, 2002
Page 40
Casey:
Conklin:
Gilbert:
Conklin:
Casey:
Conklin:
There are just some minor comments on the grading plan. If you have any
questions I will be glad to go over those with you.
Is he planning to fence this off like he normally does like on Porter Road?
I don't know. He has got a pretty established way he does things so I
wouldn't expect any major departure but I really don't know.
Ok, do you have anything else Matt?
I think that is it.
Is there any other staff before I go to utilities?
Kim Hesse — Landscape Administrator
Hesse:
Gilbert:
Conklin -
If you can make it real clear for the Planning Commission which trees are
being removed. I don't know if it is easier to lighten those or darken those
others. They won't understand what is being removed in this center part
so somehow show that.
Ok.
Ok, utilities?
Jim Sargent - SWEPCO
Sargent:
Gilbert:
Sargent:
Gilbert:
Boles:
Gibson:
Conklin:
Gibson:
I would like to see a few more utility easements on here.
20' utility easement on the north, lots one through nine.
Mr. Lindsey has specifically asked us not to show a utility
rear lines of those lots.
The reason I was asking is that we do have facilities in
subdivision in the north of there to service these lots.
We will need a
easement on the
the rear of that
Let me check with him on that and see if that changes his mind.
I have got the same issue.
Me too.
They are trying to create a buffer where they got it rezoned.
We have got existing on the north side there.
Technical Plat Review
October 2, 2002
Page 41
Boles:
Conklin:
Sargent:
Boles:
Conklin:
Gilbert:
Gibson:
Gilbert:
Conklin -
Boles:
Gilbert:
Boles:
Conklin:
Boles:
Sargent:
Conklin:
That is exactly where my lines are also. That is the way we would serve
those nine lots, behind Megan Street.
If Mr. Lindsey was going to serve it from the front what would happen
then?
He would have to pay for the installation of additional extension.
We can serve all nine lots at no additional charge. There would be
contributions required to do otherwise.
Ok.
Is that the consensus?
Yes, pretty much. Also, I have got the issues with these trees here with
this front utility easement. If we have to dig through there, we just need to
service it from the back also. We have got existing back there behind
those houses.
If a utility easement goes in along the rear of those lots it is going to
impact a lot of existing tree area.
Yes, you can't count that for tree preservation either if utility easements
are there.
I have a quick comment. These are s
through nine right?
Yes, they are.
ngle-family dwell
ngs, lot one
For gas, I wouldn't require a utility easement on the rear of those lots
because I don't have to have utility easements for service lines.
Is that the same for everybody? If you have service lines connecting to the
main?
I can tap the main and run a service just over on that property and put up
double services on the property lines between those lots.
I would need to look and see where our facilities are with the existing
property lines and installation of these new ones.
Thanks for bringing that up Johnny. I have always wondered that. You
have the utility easement on one subdivision dedicated 20' or 25' and then
it seems like we always go and get another one adjacent to that.
Technical Plat Review
October 2, 2002
Page 42
Gibson: I will have the same issue. If these line up pretty much with these back
lots, that is fine. If we have to come down here and then come over to
service these two lots there are utilities. If they will line up I have no
problem.
Gilbert: If you have an easement down through here already, you can tap anywhere
there.
Boles: You can but then you run into portable buildings and everything else and
the obstacles of fenced in yards, it is not always feasible to do that.
Gilbert: Every time I have tried to use that argument to my benefit I have been told
if you put any portable building in that and we have to move it the owner
has to pay to move that because Arkansas Western Gas is not going to
move it. If they need to get to fences, the gentleman in Bentonville and I
went around and around about not being allowed to build a court yard over
a gas line easement because Arkansas Western Gas would not allow it .
How does that work?
Boles: I am not going to speak for the people in Bentonville.
Gilbert: he is not with the company anymore anyway so I don't know if that was
just him personally.
Boles: My understanding is the only restrictions that we have on utility easements
is you can't put a permanent structure over the top of it.
Gilbert: I have also been told if you put a fence across a utility easement, in any
utility easement, and any utility company tears the fence down to service
the lines that the owner of the fence is responsible to reinstall the fence.
Boles:
I think probably if you look at it from a legal standpoint, that is probably a
fairly accurate statement. That is not good public relations and I don't
think our company would ever do that. To my knowledge, we have never
made a practice of doing that.
Gilbert: I think it was your company that told me that. I appreciate what you are
saying and I agree with you, it seems awfully harsh. I am just trying to
figure out where the reality of the situation is.
Conklin- I am not sure if we are going to get that resolved today. Hopefully we can
use the utility easement on the south side of the Quail Creek Subdivision,
Megan Drive. If they line up this will be great for everybody, we can have
our landscape buffer and fence and everything.
Technical Plat Review
October 2, 2002
Page 43
Hesse:
Conklin:
Boles:
Gilbert:
Boles:
Gilbert:
Boles:
Sargent:
Gilbert:
Sargent:
Gilbert:
Gibson:
Conklin:
Gilbert:
Gibson:
Isn't that in the Bill of Assurance?
Yes it is.
Let me ask a question. Is Mr. Lindsey wanting natural gas for lots one
through nine?
I believe he is, yes.
Because for his apartments he goes all electric.
I don't know his feelings particularly on this but particularly in this area it
is going to be easier to sell lots if natural gas is available to them. People
around here kind of expect that. Particularly in town where they can get it.
His townhouses presently have gas but he doesn't have gas to any of the
apartments so I don't know exactly what he is proposing. Sony Jim.
Also, over here on the west end of this development, you are showing a
utility easement along where the sewer line runs. We also have an
overhead electric line that runs through there and I would like to include
an easement, have that easement going over to the property line.
Ok.
Also, this group of five apartments on the south side of the parking area, I
don't see a utility easement along either side of those to serve those
buildings. We will need one either in front or behind, whichever side you
want to put us in. One way or another, we need a 20' utility easement to
be able to get from this easement up here on Lawson Street back down to
Porter Road.
My tendency at this point would be to go around creek side.
Yes, a 20' utility easement.
It would be in the floodway up here.
The creek bank is down here at almost the property line. The normal
bank. What we look at and think of is putting it down near the creek but
in the hundred year event water does get to this floodway line, actually it
goes past there.
I would like it in the back better.
Technical Plat Review
October 2, 2002
Page 44
Gilbert:
Conklin:
Gibson:
Conklin:
Sargent:
Gilbert:
Gibson:
Conklin:
Gilbert:
Conklin:
Gibson:
Sargent:
Gilbert:
Sargent:
Conklin:
Gilbert:
If that works for you all, that is probably what we would prefer to do as
well.
Keep in mind, it is going to be under water.
It is just the floodway, but does it actually flood up that far?
In the hundred year event.
Our transformers sit up a little bit above ground. It would just get to that
level.
What we can do is we can run some stubs off of that.
If that 20' utility easement was under water there you would think the
buildings would be underneath the water.
The buildings are being elevated 2' above base flood elevation. Keep in
mind, this detention pond when it floods is going to be 4' under water.
I540 is a dam.
What we propose to do in this case is in addition to running the 20'
easement down through here would be to put some stubs off of that where
they could get their equipment up into the filled areas.
I am just trying to look out for you guys here.
We could come in between these buildings or wherever.
The street lights that you are showing along Lawson Street, if we serve
those from the rear lots, we will need a 5' easement on either side of the
lot line to get from the back up to those street lights. That would be
between lots 4 and 5, 5' on that property line for a utility easement to be
able to service those street lights.
You are not planning on putting any electric power on Lawson then?
We might be on the south side of Lawson for the transformers to serve
those apaitments.
If we put the street lights on the south side we could avoid the utility
easements on lots 4 and 5? I am assuming you are going to have power
out there somewhere along Lawson Street.
I think if moving the street lights to the south side would fix it we could do
that very easily.
Technical Plat Review
October 2, 2002
Page 45
Sargent: We can do that. That way we wouldn't have to bring the power up from
the back. Of course the developer will pay for the installation of the street
lights. That is all I have.
Johnny Boles — Arkansas Western Gas
Boles: If you can get some confirmation on what the owner would like to have.
That is all I have.
Larry Gibson — Cox Communications
Gibson: Those easements are fine. The only other thing that I would probably
want to ask for is for these parking lots here on Lawson, the entrance to
those parking lots, if you could put a quad across those two entrances right
there. This doesn't have anything to do with you, but if you could pass it
on, Lindsey is probably the worst in the world. They will go out and start
a project and build it and people are moving in and then they call the cable
company and want cable in there. When they break ground if they could
just notify us at that time I will make sure everything is in there.
Especially the ones like this, the ones that are high profile off Shiloh or
something, you see those. If they would just notify us when they get ready
to break ground, that is all I have.
Sargent: One other thing for me, our policy is that the developer pays the difference
between the overhead and underground cost.
Conklin: I think we probably covered everything for the Preliminary Plat. Let me
just give you the comments for that.
Gilbert: Ok.
Conklin- I am not going to waste your time and go through all of this. Does
anybody have anything else? The Preliminary Plat is the next item on the
agenda, I think we have covered everything. Ok, if you have any
questions with regard to those, give me a call.
Gilbert: There is one in here that says no tree preservation plan or information
provided, we did provide a tree preservation plan, did we just not send
enough copies?
Conklin- I will check on that.
Gilbert: We did speak with staff on this exact issue on the day that everything was
turned in.
Technical Plat Review
October 2, 2002
Page 46
Conklin: Ok. That is probably more to do with us. Kim, are you comfortable with
reviewing one plan for both?
Hesse: Yes, they clarified the differences.
Gilbert: I do expect that this is probably all going to be built at one time. I
understand the paperwork needs for the dual process but in reality I can't
see them building this in pieces.
Casey: You can't build the apartment parking lot without the street.
Gilbert: Yeah, it has all got to kind of work together.
Conklin: Yes, and the street needs to be built. Ok, revisions are due at the time and
date mentioned in the packets I gave you. We are adjourned.