HomeMy WebLinkAbout2002-10-16 - MinutesMINUTES OF A MEETING OF THE
TECHNICAL PLAT REVIEW COMMITTEE
A regular meeting of the Technical Plat Review Committee was held on Wednesday,
October 16, 2002 at 9:00 a.m. in Room 111 of the City Administration Building, 113
West Mountain, Fayetteville, Arkansas.
ITEMS CONSIDERED ACTION TAKEN
LSP 02-53.00 (1026 & 1027): Lot Split (Archer, pp 520) Forwarded
Page 2
LSD 02-27.00 (1006): Large Scale Development
(PJT Development, pp 435)
Page 3
PPL 02-17.00 (1028): Preliminary Plat
(Skyler Subdivision, pp 403)
Page 11
FPL 02-7.00 (1029): Final Plat
(Brookstone Subdivision, pp 212)
Page 9
Tabled
Tabled
Forwarded
STAFF PRESENT STAFF ABSENT
Matt Casey
Sara Edwards
Kim Hesse
Renee Thomas
Keith Shreve
Perry Franklin
Danny Farrar
Travis Dotson
UTILITIES PRESENT UTILITIES ABSENT
Larry Gibson, Cox Communications
Sue Clouser, Southwestern Bell
Glenn Newman, AEP/ SWEPCO
Mike Phipps, Ozark Electric Coop.
Jim Sargent, AEP/ SWEPCO
Johny Boles — Arkansas Western Gas
Technical Plat Review
October 16, 2002
Page 2
LSP 02-53.00 (1026 & 1027): Lot Split (Archer, pp 520) was submitted by Julian
Archer for property located at 2115 Markham Road. The property is zoned R-1, Low
Density Residential and contains approximately 38 acres. The request is to split into two
tracts of 35.5 acres and 2.5 acres, also, to split a tract containing approximately 2.5 acres
into two tracts of 1.27 and 1.28 acres.
Edwards: Welcome to the Wednesday, October 16, 2002 meeting of the Technical
Plat Review Committee. The first item on the agenda is LSP 02-53.00 and
54.00. Mr. Archer, please come up to the table. We will start with the
Parks Division, there will be parks fees assessed in the amount of $940
and that is for two additional lots. In an R-1 district there is a $470 fee for
each lot. There were no comments from Solid Waste. There were no
comments from Traffic. There are no sidewalks required for lot splits.
From Planning, we do not have a survey of the original 38 acres. The
reason we need that when this goes through construction we need to verify
the required right-of-way, verify access, water, etc. Then on the split for
the 2.5 acre piece I am looking for a site map with a plat page number to
be added on there, a floodplain reference, a legend on there. Also, any
easements and right of way dedication will need to be shown and labeled.
That is all that I have. Matt?
Matt Casey — Staff Engineer
Casey: My only comment was that sewer is not available to this property at this
time. They have got a 24" water line but no sewer.
Edwards: It will need to have a perk test.
Archer: We have submitted for a perk test.
Glenn Newman — SWEPCO
Newman. No comment.
Larry Gibson — Cox Communications
Gibson: No comments.
Sue Clouser — Southwestern Bell
Clouser: No comment.
Edwards: Your revisions and your survey are due back October 23, 2002 by 10:00
a.m. That is what we will need and then you can go to the Subdivision
Committee the 31st. Thank you.
Not in Verbatim
Technical Plat Review
October 16, 2002
Page 3
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.
Edwards: The next item is LSD 02-27.00, PJT Development submitted by Glenn
Carter of Carter Consulting on behalf of Bobby Hatfield of PJT
Development for property located at the southeast comer 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. Good morning Glenn.
Carter:
This is a nice plan. For those of you who saw the first one, I hope you
threw those away. That was a good exercise for somebody who needed
exercise but this is what we really want to do.
Edwards: I will start with Parks, there is no comment. The Solid Waste and
Recycling Division supports this request with no recommended changes.
From Sidewalks, Wedington Drive is a principal arterial which requires a
6' sidewalk and a minimum of ten feet of green space. Please construct
the sidewalk at the new right of way line, as shown.
Carter:
Shreve:
Carter:
Shreve:
Edwards:
Carter:
Shreve:
Edwards:
Not in Verbatim
At the right of way? Does that mean within the right of way?
At the right of way line. We prefer to have it in the right of way.
Ok, so the way I have it is good?
Yes.
Double Springs Road is a minor arterial which requires a six foot sidewalk
and a minimum of ten feet of green space. Two access ramps will be
required on the southeast corner of Wedington Drive and Double Springs
Road. A single ramp on the radius should not be used. Detectable
warnings are now required when constructing or altering curb ramps. A
24" wide strip of detectable warning should be installed at the bottom of a
curb ramp to indicate the transition from the sidewalk to the street.
What is that truncated domes?
It is a requirement by the ADA at the bottom or entrance to an
ramp.
access
New driveway approaches, access ramps or sidewalks constructed in the
right of way shall be designed to meet Unified Development Ordinance.
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October 16, 2002
Page 4
Driveway approaches shall be constructed of Portland Cement Concrete
with a broom finish. Textured, stamped or exposed aggregate concrete is
not allowed within the street right of way. Five bicycle parking racks are
required, three for Phase I. From the Fire Marshall's office, all lanes and
drives shall have 20' of unobstructed width. Building four, he says you
should extend drive to the south for access. Building one you need to
extend the drive to the south for access. He said not all the way around, he
is just looking for at least 20' of unobstructed width. From the Traffic
Superintendent, he is requesting that you show the existing street lights.
Street lights are required every 300', at intersections, and at the end of the
streets. ADA spaces should be located at the nearest access to the building
entrances. Building #3 needs at least one van accessible space at the
nearest entrance to the building. From Tree and Landscape, A Preliminary
Landscape Plan is required for Planning Commission review and the Final
Landscape Plan is required prior to issuance of the building permit. Per
the interior landscape requirements for off street parking areas, a tree is
required within a tree island at a minimum distance of twelve parking
spaces. Trees within the parking area are to be spaced evenly among the
spaces to achieve 50% canopy coverage over the paved areas and
therefore proposing trees along the perimeter of the parking lot is not
acceptable. As mentioned in the previous review, all items not checked
under the preliminary requirements, are to be indicated on the plan for the
Subdivision review. From Planning, I am asking that you add the plat
page number on the site plan. Site coverage note, what I am looking for is
the percentage of green space used for buildings and impervious surface.
With a total of 123 off-street parking spaces, Code requires five bicycle
racks for this amount of parking spaces. Parking lot lighting plan needs to
be indicated on Site plan. Add square footage to each building in order to
verify parking ratios. Our commercial design standards require access so
we need these parking lots to be connected in order to provide cross
access.
Carter: You need all four of them connected with a 24' wide drive?
Edwards: Yes. Just a note, you don't have to show this but a continuous planting of
shrubs is required along Wedington and Double Springs Road.
Carter: That is a tree every 30' and shrubs in between?
Edwards: Yes. One landscape island is required for every twelve spaces, I think we
talked about that with Kim's comments. I did not see any monument signs
on these plans, are there any monument signs proposed?
Carter: I don't know about the signs yet.
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Technical Plat Review
October 16, 2002
Page 5
Edwards: If there is a sign proposed we will need elevations added to the site plan.
Elevations of signage are required as a part of Commercial Design
Standards. All utilities are required to be placed underground. You got
me the elevations this morning, are both of the buildings going to be the
same?
Carter: Yes, all of the buildings will be the same.
Edwards: I do have some concerns, and I think the Planning Commission will as
well, about the visibility of this building from Wedington with the metal.
When people are driving down I think it is going to be pretty visible, at
least all the way back to building three.
Carter: Ok.
Edwards: Other than that, it looks good. Is he planning on building out Phase II
within one year of approval as well?
Carter: Right now, no.
Edwards: I am going to state that it has to be built within one year from approval.
We do have a process to request an extension. The reason for that is that
in the event the ordinances change this will not be a blanket approval for
Phase II.
Carter: So right now he is required to do it all within one year?
Edwards: Yes, with this approval. If he is not going to be able to do that he can
request an extension in writing to our office and approval will be based
upon current ordianances. Dumpsters will have to be screened and shall be
relocated to the rear of the property. All utility equipment shall be
screened. Are there any rooftop utilities planned? If so, parapet shall be
extended up to screen those. If they are on the ground you can screen
them with shrubs or some sort of decorative fencing. That is all I have.
Matt?
Matt Casey — Staff Engineer
Casey: We are recommending that Double Springs be improved 14' from
centerline with curb and gutter. Storm sewer is questionable.
Carter: We are showing the pipe and we are showing the street.
Casey:
Not in Verbatim
There should be no ditch between the sidewalk and curb. All public
improvements will need to be installed with the first phase. For the
Grading Plan I would like you to show the location of the proposed silt
Technical Plat Review
October 16, 2002
Page 6
fence; include the soil type on the plan; include the soil type on the plan;
show the location of the existing 8" waterline that is being connected to
for the fire line; it appears that water will pond in the parking areas at the
northeast corner of buildings 2, 3, and 4. Is a swale proposed from the
parking area on the east side of building #4? Under water and Sewer, an
access easement is needed to service the proposed manholes.
Will water services be run from the existing main at the road?
Carter: We intended to serve it from Double Springs Road.
Casey: Ok. We are going to recommend that this be tabled. I still need
information for the drainage report. The pre- and post -development
drainage areas are shown to be the same. Pre -development should show
the flow to the east in the ditch along Wedington, ditch flow to the south
along Double Springs Rd., and site flow to the south. Post -development
should have the flow to the east in the ditch along Wedington, ditch flow
to the south along Double Springs Rd., each separate area that flows into
the detention basin, and site flow to the south. The proposed detention
basin must be constructed during the first phase of this development. The
outlet structure must be designed to properly discharge the detained storm
water at each phase of the development. Provide drainage areas, flow
calculations and detention pond calculations for each phase. Provide
revised calculations for each of the revised drainage areas. Provide
revised detention pond design based on the revised drainage areas.
Carter: So we are going to be tabled for that?
Casey: Yes.
Carter: That isn't something that we can get to you as a revision?
Casey: No, I think it just needs to come back to Plat Review so I can go over it.
That is all that I have.
Carter: Is there any waiver we can get on the sidewalk elevation being 2% over
the top of the curb?
Shreve: We really prefer to have it 2% above that.
Carter: What about along the Highway?
Shreve: 2% is desirable, we could probably work with you and the Highway
Department on that.
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Technical Plat Review
October 16, 2002
Page 7
Mike Phipps — Ozark Electric Coop.
Phipps:
Carter:
Phipps:
There is a 14.4 with 25KV potential and we will potentially need a 20'
easement along Hwy. 16 and a 20' along Double Springs, and a 20' along
that south property line. We will probably serve this line from the
overhead along there. Any relocation of that line will be at the owner's or
developer's expense. Along the south there, is there enough room for a
20' utility easement?
If you don't mind going down the pond bank.
We will need a 15' easement to transformer locations and 20' along the
east property line.
Larry Gibson — Cox Communications
Gibson:
Carter:
Gibson:
Carter:
Gibson:
Sue Clouser
Clouser:
Carter:
Gibson:
Edwards:
I would like to see 20' easement around the perimeter of the property. I
will need a 4" conduit across this driveway on Double Springs Road. We
are joint usage on those Ozark Electric poles running east and west down
Wedington. That is a high count fiber optic so if that has to be moved it
will be at the developer's expense.
On the pole?
Yes.
It will probably have to go underground.
That is all I have.
— Southwestern Bell
Not in Verbatim
I agree with that 20' UE and I will want a 4" conduit under the two drives
along Wedington. We do have facilities on Wedington that we could serve
this from. Any relocation of Southwestern Bell facilities will be at the
developer's expense. We will have to look at where you want to feed
these buildings from. We will probably need a 2" conduit with a #6 bare
ground wire and I need pull strings in all the conduits and cap them off if
they aren't going to be used right away.
Ok.
Will these all have to go through separate Large Scales?
No, just one Large Scale.
Technical Plat Review
October 16, 2002
Page 8
Casey:
Something that I just caught, Glenn, around that fire hydrant we need a
10' easement on each side on that northeast corner where you are showing
that water line cutting across there.
Carter: Not in the right of way right?
Casey: Right, just where it is out of the right of way.
Carter: That might go back down to the right of way line. I put it close to the
parking lot but I really didn't know. Is there a time that t can meet with
you Matt?
Casey: Just give me a call.
Carter: So we have to come back to Plat Review right?
Edwards: Yes, since this is coming back to Plat Review revisions are due October
21, 2002 at 10:00 a.m. Thanks.
Not in Verbatim
Technical Plat Review
October 16, 2002
Page 9
FPL 02-7.00 (1029): Final Plat (Brookstone Subdivision, pp 212) was submitted by
Peter Nierengarten of US Infrastructure, Inc. on behalf of Jack Morris of Washington
Regional Medical Services for property located east of Wimberly and north & south of
Longview. The property is zoned R -O, Residential Office and contains approximately
38.62 acres with 8 lots proposed.
Edwards: The final item is FPL 02-7.00, Brookstone. It was submitted by Peter
Nierengarten of US Infrastructure, Inc. on behalf of Jack Morris of
Washington Regional Medical Services for property located east of
Wimberly and north & south of Longview. The property is zoned R -O,
Residential Office and contains approximately 38.62 acres with 8 lots
proposed. Starting with our Landscape Administrator, are you saying it
looks good?
Kim Hesse — Landscape Administrator
Hesse: I will meet with ESI to determine the exact language that needs to be on
the Final Plat document.
Edwards: There are no comments from Parks, no comments from Traffic or Solid
Waste. Sidewalks are requesting that you add a note to the final plat that
all retaining walls shall be set back a minimum of 2' from the right of way
and all retaining wall construction shall be on the building permit and have
the approval of the city engineer. You can disregard the comment about
the adjoining property owner labels, we don't need that.
Nierengarten:
Edwards:
Nierengarten:
Edwards:
Nierengarten:
Edwards:
Pull all of these off?
No, you just don't need the labels. Storm water detention will be required
for each tract upon development.
It is on there, does it need to be in a certain spot?
No, that is fine. Have streetlights been put in yet?
They are not but when I turned everything in I gave a copy of the check
and I have been talking with Jim with SWEPCO and so what we are
waiting on is the transformer, when they get that in we are going to power
the lights off of that.
Addresses are required on final plats. You can just contact our GIS
Department, Jim Johnson We are just looking for a box with the
numbers.
Nierengarten: Ok.
Not in Verbatim
Technical Plat Review
October 16, 2002
Page 10
Edwards: That is it, revisions are due October 23Ta
Matt Casey — Staff Engineer
Casey:
I would just like for you to add the 100 -year water surface elevation to
each of the lots that the channel crosses. A final inspection of the water
and sewer installation is required before Subdivision Committee.
Edwards: Ok, utilities?
Utilities Audio inaudible
Not in Verbatim
Technical Plat Review
October 16, 2002
Page 11
PPL 02-17.00 (1028): Preliminary Plat (Skyler Subdivision, pp 403) was submitted by
Dave Jorgensen of Jorgensen & Associates on behalf of Sam Mathias for property
located south of Deane and between Sang & Porter. The property is zoned RMF -6, Low
Density Multi -Family Residential and contains approximately 21.03 acres with 61 lots
proposed.
Edwards: We have talked about that we are going to go ahead and table this for
inadequate drainage, however, we will be happy to go over these
comments with you. We will go back to PPL 02-17.00, Skyler
Subdivision, submitted by David Gilbert of Jorgensen & Associates on
behalf of Sam Mathias for property located south of Deane and between
Sang & Porter. The property is zoned RMF -6, Low Density Multi -Family
Residential and contains approximately 21.03 acres with 61 lots proposed.
From the Landscape Administrator, additional tree canopy can be
preserved through design changes that will not affect the number of lots
proposed or linear footage of streets. Through changes to the horizontal
alignment of sewer and water lines and changes to the utility easement
location, additional canopy preservation is recommended prior to approval
through this department. We request to work with the engineer to achieve
these changes within the time frame of this review process. Please note
that all mitigation proposed within residential subdivisions must be in the
form of the tree fund as defined in Chapter 167 of the UDO.
Kim Hesse
Hesse:
Edwards:
— Landscape Administrator
Not in Verbatim
Please just get with me on that.
From Parks, On September 9, 2002 the Parks and Recreation Advisory
Board recommended parks fees assessed in the amount of $47,915. That
is seven single-family lots at $470 each and 119 multi -family units at $375
per unit. Our Traffic Superintendent did have some concerns about the
parking. One thing it depends on if these are rentals and wants detail on
how the parking is being provided. He has looked at the concept plan
submitted and just wanted to verify that those are still the plans. From
Sidewalks, Porter Road is a collector which requires a 6' sidewalk and a
minimum of 10' green space. Deane Street is a minor arterial which
requires a 6' sidewalk and a minimum of 10' green space. Sang Avenue is
a local street which requires a 6' sidewalk and a minimum of 6' green
space. Skyler Drive, Evening Shade Drive, and Willow Brook Drive are
local streets which require a 6' sidewalk and a minimum 6' green space on
both sides of the street. The necessary grading from right of way line to
right of way line for sidewalks shall be done as part of the street
construction. Two access ramps will be required at each street corner.
Detectable warnings are now required when constructing or altering curb
ramps. A 24" wide strip of detectable warning (truncated domes) should
be installed at the bottom of a curb ramp to indicate the transition from the
Technical Plat Review
October 16, 2002
Page 12
sidewalk to the street. New driveway approaches, access ramps or
sidewalks constructed in the right of way shall be designed to meet U.D.O.
§171.13. The sidewalks shall be continuous through driveways with a
maximum of 2% cross slope and elevated 2% above top of curb.
Driveway approaches shall be constructed of Portland Cement Concrete
with a broom finish. Textured, stamped or exposed aggregate concrete is
not allowed within the street right of way.
Gilbert: Do we need to do 6' sidewalks everywhere Keith? Is the city going to
issue something that will explain that to our clients? How do we do that?
We are playing guessing games right now and I am really uncomfortable
with guessing games.
Shreve: The ordinance says it is an interpretation of the Sidewalk Coordinator and
he has interpreted that this area needs to have a 6' sidewalk.
Gilbert: I understand that but we don't have any way of knowing. If I tell my
client a 6' sidewalk he is going to point to the ordinance and say "No, we
can do 4'." This is two projects in a row that we have had to redesign
because of this issue. I would really like to see this issue resolved. Do
you have any suggestions on how we can do that?
Shreve: We are going to be working on revising the sidewalk ordinance in the next
year or so. You can get with Chuck on his decision, it was his call and he
has determined that higher density areas need a 6' sidewalk.
Gilbert: Ok.
Edwards: There are no comments from Solid Waste. From Planning, it looks like I
had the same comments that Kim had about tree preservation and
mitigation so we can get that worked out. I would like the Plat Page
number added to the plan, which is 403.
Gilbert: I have that right down here.
Edwards: Ok, thank you. There is a requirement that a detailed study is required for
the zone A floodplain, whenever a lot is being developed under five acres
it has to meet those requirements, prior to the Final Plat submittal. I warn
you about that because it is a lengthy process. Lot 44 is required to have
6,000 sq.ft. of buildable area outside of the 100 year floodplain.
Gilbert: I understand. That is a very expensive process.
Edwards: That is straight out of the FEMA requirements.
Gilbert: Ok, is that the drainage issue?
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Technical Plat Review
October 16, 2002
Page 13
Gilbert: Keith, can I get with you after this meeting? It seems that the Sidewalk
Department wants all the sidewalks, the back of the curb at the right of
way line and my concern is that we are going to lose some trees that way
and that isn't good for anyone. Can I call you or Chuck? I need to do
some more research.
Shreve: We will work with you on that.
Gilbert: Great, I think we are pretty close.
Edwards: Staff is aware of a Bill of Assurance so these next couple of comments
kind of go with that. We are requesting that Dean Street improvements be
shown on the plan. A fence shall be added to south property line prior to
final plat approval. All required trees and shrubs along south and east
property line shall be installed prior to final plat approval. Label all
common areas on the plan. Also, this is not in the written comments but
we have a new policy and it is backed by ordinance. This ordinance states
that all sidewalks will be allowed to be guaranteed by money in a city
escrow account only and with a contract that will require total installation
by the time that one half of the lots have received permits. Upon
completion of half of the lots the rest of the sidewalks have to go in. I will
get that in the Subdivision report.
Matt Casey — Staff Engineer
Casey:
Not in Verbatim
Provide a concrete trickle channel through the detention pond to the outlet
structure. We are tabling this item at this time. All grading shall be set
back a minimum of 5' from the property lines unless written permission is
submitted from the adjacent property owner. The waterline connection at
Porter will need to be made to the existing 6" line, not the existing 4" line.
The waterline will need to connect to the existing 12" line along Deane. It
does not appear to connect on the plan. There is a gap in the waterline
along Sang Avenue. The closest waterline will need to be extended to
connect to the proposed main in the subdivision. The City may be
interested in cost sharing for further extension to close the gap on Sang.
Show the proposed storm sewer along Porter and Sang. Staff will
recommend that street improvements be made to Deane Street. The street
will need to be widened to 14' from centerline with curb and gutter and
storm sewer. The detention pond analysis should be site specific. The
offsite areas that contribute flow to the channel should be used to
determine the box culvert and channel size only. These areas need to be
removed from the pre- and post -development flows table. The flow table
should include pre -development flows, post -development flows and post -
development with detention flows. The storm sewer discharge from the
Technical Plat Review
October 16, 2002
Page 14
south portion of the subdivision will not be allowed to point discharge as
shown. If a channel or swale exists there now, then provide this
information on the grading plan. If not, the storm water will need to be
channelized to the existing ditch to the north. According to the City of
Fayetteville Drainage Criteria Manual, a final detention pond design is
required at the time of the preliminary submittal. Please provide runoff
coefficient/ RCN computations, complete runoff computations for the 2-,
10-, 25-, and 100 -year storms, detention basin size requirement
computations, release structure design computations, stage -storage and
stage -discharge curves, and a summary hydrograph of the effect of the
detention facility. When this information is submitted, please label it in a
way that is easy to distinguish which drainage area and storm event the
data pertains to.
Edwards: Utilities?
This portion of this meeting is inaudible. However, this will be coming before the
Technical Plat Review Committee meeting October 30, 2002.
Not in Verbatim