HomeMy WebLinkAbout2002-12-11 - MinutesMINUTES OF A MEETING OF THE
TECHNICAL PLAT REVIEW COMMITTEE
A regular meeting of the Technical Plat Review Committee was held on Wednesday,
December 11, 2002 at 9:00 a.m. in Room 111 of the City Administration Building, 113
West Mountain, Fayetteville, Arkansas.
ITEMS CONSIDERED
LSP 03-1.00: Lot Split (Shackelford, pp 558)
Page 28
LSP 03-2.00: Lot Split (Gyles, pp 298)
Page 2
LSD 02-30.00: Large Scale Development
(Southern View Apartments, pp 519)
Page 3
LSD 03-2.00: Large Scale Development (Sloan, pp 399)
Page 9
PPL 03-1.00:
Page 14
FPL 03-1.00:
Page 21
Preliminary Plat (Persimmon Place, pp 438)
Final Plat (Heritage East Ph.II, pp 565)
STAFF PRESENT
Matt Casey
Sara Edwards
Kim Hesse
Renee Thomas
Keith Shreve
UTILITIES PRESENT
Larry Gibson, Cox Communications
Glenn Newman, AEP/ SWEPCO
Johny Boles, Arkansas Western Gas
Sue Clouser, Southwestern Bell
ACTION TAKEN
Forwarded
Forwarded
Forwarded
Forwarded
Forwarded
Forwarded
STAFF ABSENT
Tim Conklin
Perry Franklin
Danny Farrar
Travis Dotson
UTILITIES ABSENT
Jim Sargent, AEP/SWEPCO
Mike Phipps, Ozark Electric Coop.
Technical Plat Review
December 11, 2002
Page 2
Edwards: Welcome to the Wednesday, December 11, 2002 meeting of the Technical
Plat Review Committee. The first item on our agenda is LSP 03-1.00 for
Shackelford submitted by Mel Milholland. Is anybody here on behalf of
this request? That will be moved to the end of the agenda.
LSP 03-2.00: Lot Split (Gyles, pp 298) was submitted by Alan Reid on behalf of Kathy
Ann Gyles for property located at 2686 Timberglen Lane. The property is in the
Planning Area and contains approximately 4.81 acres. The request is to split into two
tracts of 2.0 acres and 2.81 acres.
Edwards: The next item is LSP 03-2.00 submitted by Alan Reid on behalf of Kathy
Ann Gyles for property located at 2680 Timberglen Lane. The property is
in the Planning Area and contains 4.81 acres. The request is to split into
two tracts of 2.0 and 2.81 acres. Alan Reid is here representing the
project. There are no comments from Parks. Sidewalks are not required
in our Growth Area. From Planning, the only comment is that prior to
filing this County approval is required. Engineering has no comments.
Utilities?
Johny Boles — Arkansas Western Gas
Boles:
Our existing line is on the east side of Timberglen and in order to serve
this second lot over here I would need either this north building setback to
be a UE or the south, whatever is your preference. You have got an
existing barn on the south side so we would need this expanded to a 20'
UE in order to get over to this lot to serve it.
Edwards: You are asking for that on the north side?
Boles: Yes, the north side. That is all I have.
Larry Gibson — Cox Communications
Gibson: We are on the south side down here with electric. I would like to see that
two acre lot, if we could get a 20' UE across that south side running east
and west to meet that other one that goes back to the west there to
Timberglen. That is all I have.
Sue Clouser — Southwestern Bell
Clouser: I agree with those easements.
Edwards: Thank you.
Reid: Thank you.
Technical Plat Review
December 11, 2002
Page 3
LSD 02-30.00: Large Scale Development (Southern View Apartments, pp 519) was
submitted by Jerry Kelso of Crafton, Tull, & Associates on behalf of Lindsey
Management for property located at the northeast corner of Futrall Drive and Old
Farmington Road. The property is zoned RMF -18, Medium Density Multi -Family
Residential and contains approximately 19.39 acres with 312 units proposed.
Edwards: The next item is LSD 02-30.00 for Southern View Apartments. Is anyone
here on behalf of this request? This was submitted by Jerry Kelso of
Crafton, Tull, & Associates on behalf of Lindsey Management for
property located at the northeast corner of Futrall Drive and Old
Farmington Road. The property is zoned RMF -18, Medium Density
Multi -Family Residential and contains approximately 19.39 acres with
312 units proposed. I will start with Fire. All drive entries and access
points should be a minimum width of 21' and I think that we have met
that. All hydrants shall be within 300' of all structures. They are
recommending one additional hydrant in an area between building 23 and
24. They do have a note about security gates. We are going to prohibit
security gates on the project. Parks fees are assessed in the amount of
$117,000. That is based on 212 multi -family units. This is set to go to
City Council in the near future.
Kelso:
Edwards:
Yes, we were at that agenda session last night and it is on the agenda.
Ok, good. From Sidewalks, Futrall is a Collector which requires a 6'
sidewalk and a 10' green space. In a multi -family residential zone
requires a 6' sidewalk. The green space may be reduced to 5' to allow the
sidewalks to be constructed within the right of way. All of these other
comments are pretty standard but you can read through them. You do
have to have seven bicycle racks.
Shreve: Jerry, do you need any information on those detectable warnings?
Kelso: If you have got some that would be great.
Edwards: From our Landscape Administrator, she does say that dogwoods are not a
good species for parking lot islands. A medium sized shade tree is
required and she does have a list of species if you need. Trees are required
every twelve spaces. Is there anything to add on that Kim?
Hesse: No. You have got a number of trees listed on the plat that maybe need to
go into the islands.
Edwards: For tree preservation?
Hesse: Those mitigation numbers will actually go down because of the way you
rated the trees. Also, the canopy onsite you will get to drop. For
Technical Plat Review
December 11, 2002
Page 4
Subdivision Committee you will need to delineate what trees are
mitigation and which trees are landscape trees. That is all.
Edwards: I did get the deeds on the 30' access easement or road. It is as you show
on this part and then if you could go ahead and continue that on. I do have
deeds on the rest of it. I do understand that you have agreed to submit
elevations for buildings one, two, twenty-three, twenty-six and the
clubhouse. I think we probably need to talk about changing those up in
some of the design and alternating so that they look different. Is that
correct?
Kelso: Yes. That is something that we have discussed.
Edwards: Your parking stalls, you have got them 19.5' and your aisle is 24.5'. Our
requirement is 24' for the aisles and 19' for the stalls.
Kelso: We have got it drawn right. What they did is they measured to the back of
the curb and your requirement is to the face of curb.
Edwards: Ok. Do you know what type of lighting you are proposing?
Kelso: The same as we do on everything.
Edwards: Can you get me some information on the fixtures?
Kelso: Yes.
Edwards: There is a regulation and I will admit that we haven't been great at
enforcing it. I wasn't aware of it. Planning Commission is required to
approve all signs. Shiloh West is the most recent one I can think of that
has a sign that was not approved by the Planning Commission. We can
either submit it now with this Large Scale with the elevations of it and the
dimensions of it or we can bring it back to the Planning Commission as an
administrative item when you are more certain about what you need.
Kelso: We will try to go ahead and do it at this time because that could be easier
to get that done at one time.
Edwards: As you know, all utilities have to go underground. Gates will be
prohibited to limit access to this property. A mix of trees will be required
around the pond and Kim has agreed to work with you on that to get a
good mixture in there. Do you propose a flag?
Kelso: Yes we will.
Technical Plat Review
December 11, 2002
Page 5
Edwards: Ok, can you just tell us the size and the location of that? I don't think it
will be a problem, we just want some information. Revisions are due
December 18th by 10:00 a.m. Engineering?
Matt Casey — Staff Engineer
Casey: The buildings need to be setback a minimum of 100' from the 100 year
water surface elevation. You can get a waiver from that.
Kelso:
Typically that is what we do. In this situation we went ahead and went
with a 4' fence completely around it, 6' fence of course from off the
highway. Yes, we would like to see if we can get a waiver for that.
Edwards: What we need is all waivers have to be submitted in writing with your
justification.
Kelso: Ok.
Casey:
Also, that 6' fence you mentioned is located right on top of our sewer line.
It is shown as an 8" on your plans, it is a 21". You need to relocate the
fence off of that sewer line.
Kelso: How far off that sewer line does it need to be?
Casey:
A minimum of 5'. I would also like to see a grading plan for the proposed
street extension. We kind of touched on this before but I spoke with other
staff but the 150' radius for this curve is not something that we can waive.
It is the minimum radius for that type of curve so we either have to
relocate that curve over onto the property where it will fit within the
property or you will have to obtain additional right of way from the
adjacent property.
Kelso: Ok. If we move it on our property it is going to kill more trees. If that is
what is required that is what is required that is what is required.
Edwards: You need to watch your setbacks from that too because that is going to be
public right of way and I am not sure you've got it right now.
Kelso: It is 25' on both of the streets?
Casey: Yes. I would also like for you to extend that easement from the northwest
corner where the water line ends at the northwest, if you will extend that
to the northwest corner along Futrall so adjacent property can connect to
it.
Kelso: That is probably another 100' or so which isn't that big of a deal.
Technical Plat Review
December 11, 2002
Page 6
Casey:
Kelso:
On the drainage, and I think we have talked about this before, we will
need to make sure either that the proposed storm sewer can convey the
100 year storm flows or provisions are made to get the flow into the pond
and not let it just overflow out into the right of way.
Right. What we plan on doing Matt, just real quick, is we will make this
pipe right here sized for a hundred year storm so that coming down to
collect it, this one here will be sized for a ten year storm and a hundred
year storm will go on the top and go between the buildings so we will
make that work.
Casey: The rest of my comments are just minor. If you have any questions let me
know.
Edwards: Jerry, there is a comment that I forgot this morning. From our Traffic
Superintendent, all ADA spaces must be located at the nearest access to
the entrance of these buildings and must be van accessible spaces. Call
Perry Franklin if you have any questions.
Kelso:
In all of that, and I talked with some of the Lindsey management folks and
what they try to do is position the handicapped spaces where there is as
much equal distance as they can from the front of the building verses the
back of the building. They constantly have handicapped folks wanting to
get to the back of the building that want better views and if we put them in
the front they have got in trouble for discriminating about that believe it or
not.
Edwards: Ok, utilities?
Glen Newman — AEP/SWEPCO
Newman. The south half of this, the future commercial is in SWEPCO's service
area. These apartments are in Ozark. However, I do have a single phase
line that runs up and goes up to the bus maintenance. Any relocation of
that power line will have to be at the developer's expense. That is the only
comment I have.
Johny Boles — Arkansas Western Gas
Boles:
Kelso:
Boles:
1 assume this project will be all electric right Jerry?
Yes.
I would like to see for future use this 25' building setback and UE extend
from the northwest corner of this project all the way to the southwest
Technical Plat Review
December 11, 2002
Page 7
corner. The reason for that is that at the present time we do not have any
gas at all on the east side of Futrall Drive from Old Farmington Road all
the way to Wedington Drive.
Clouser: Didn't we ask for that already on a lot split?
Kelso: You got that already.
Boles: Ok.
Clouser: It is not on here though.
Kelso: Part of that 50' is actually easement and then it cuts back and then the rest
of it is 25'. There is a line that got left off right through there.
Boles: Also, I would need a 6" casing under these two drives on the east side of
Futrall for future use.
Kelso: Ok.
Boles: That is all I have.
Larry Gibson — Cox Communications
Gibson: Jerry, these two streets coming out on Futrall here, I would like to have a
4" on that. This east/west drive entrance goes all the way through. I
would like to get a 4" across there. Basically, everything else it is only
interior where the UE crosses the streets or the parking lots. Just place a
quad.
Kelso: Do typically you all come in after the parking lot is laid?
Gibson: We have done it both ways.
Clouser: We would require conduit anywhere that we are going to cross.
Kelso: Last time we left it with as soon as we get our Superintendent on board, he
gets with you guys.
Gibson: That would be great.
Kelso: That usually works our pretty well.
Gibson: Yes it does.
Technical Plat Review
December 11, 2002
Page 8
Kelso: He has got certain places he wants you all to come into the building and I
don't know that.
Gibson: A lot of ours depends on the location of those electric transformers. We
have to go to the same location.
Kelso: What I would like to do is just put a note on the plan that says Job
Superintendent will get with Public Utilities.
Gibson: That will work real well. If he does that maybe we won't need those. I
would still like to see those 4" crossings out here for the future. We may
be able to avoid the interior by getting in there before they put the parking
lots and streets hopefully. That is all I have.
Sue Clouser — Southwestern Bell
Clouser: There is a possibility that we may be requiring the developer to provide a
trench for us or a conduit throughout or we will try to look at possibly
going in with the other utilities. Maybe that is something that we can all
work out. I am not sure that we can all get into one trench.
Kelso: Is that for all commercial or all residential?
Clouser: Just about every project unless there is extenuating circumstances. If the
Superintendent is going to contact me that is fine because we will need the
conduits.
Edwards: That is it. Thank you.
Kelso: Thank you.
Technical Plat Review
December 11, 2002
Page 9
LSD 03-2.00: Large Scale Development (Sloan, pp 399) was submitted by NorthStar
Engineering Consultants Inc. on behalf of Charlie Sloan for property owned by
Westridge Freewill Baptist Church and located at 4596 Wedington Drive. The property
is zoned R-1.5, Moderate Density Residential and contains approximately 2.36 acres with
six lots proposed.
Edwards: The next item is LSD 03-2.00. It was submitted by NorthStar Engineering
Consultants Inc. on behalf of Charlie Sloan for property owned by
Westridge Freewill Baptist Church and located at 4596 Wedington Drive.
The property is zoned R-1.5, Moderate Density Residential and contains
approximately 2.36 acres with six lots proposed.
Ingalls: I am Jason Ingalls with Northstar Engineering. This is Charlie Sloan with
me here today. We are going to process this as a Large Scale, not a
Preliminary Plat.
Edwards: Yes. Starting with Parks, you have been approved for money in lieu of
land in the amount of $6,750. That will be due prior to building permit.
From Sidewalks, the necessary grading for sidewalks shall be done as part
of the street construction. Franciscan Trail is a local street which requires
a 6' sidewalk. The sidewalks shall be constructed at the right of way line.
Please connect the east end of the new sidewalk with the existing
sidewalk. Trinity Drive is a residential cross street which requires a 6'
sidewalk. The green space may be reduced to 3' to allow the sidewalk to
be constructed and the street to be centered in the right of way. The access
ramp on the northeast corner of Trinity and Franciscan should be moved
northward to better align with the ramp on the northwest corner. The
access ramp on the south side of Franciscan Trail should be removed.
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 curb ramps to indicate the transition from the sidewalk to the
street.
Ingalls: Is that a note that we just need to add on here?
Shreve: At the actual time of construction it will be required to be installed. I have
got some information on the detectable warnings here that I can give you.
It needs to be installed by the contractor or the developer or whatever.
Edwards: You also need to have your sidewalk continuous through the driveways
and that needs to be changed on the drawing. One bicycle rack is required
per our ordinance. From Fire, all drive entries and access points shall be a
minimum width of 21'. We are fine with that. Trinity Drive there will be
no parking allowed on it and it will be marked as a fire lane. All hydrants
shall be within 400' of all structures and he says that is ok. However, they
do recommend a cul-de-sac at the end of the street and that is to allow the
Technical Plat Review
December 11, 2002
Page 10
fire truck to tum around. They have a section of state fire code that
requires a cul-de-sac or what is called a hammerhead turn around.
Sloan: We have talked to him about that and he said that the hammerhead would
be fine.
Edwards: From our Landscape Administrator, she didn't have a site analysis,
analysis report, or tree preservation plan. Therefore, she could not review
this project. She recommends denial based on the fact that the plan shows
little or no tree preservation and that mitigation is not requested. Keep in
mind that the requirement is to save 20% of the site in existing tree canopy
and if you cannot, the developer or engineer must defend their reasoning.
If mitigation is allowed versus preservation, she is to approve the method
of mitigation. In this situation, as a Large Scale Development, she feels
that the mitigation should be onsite and there is not enough room with this
layout to do so.
Ingalls: She has that analysis now. I didn't get it to her in time. I faxed her a copy
of our tree preservation plan.
Hesse: We need to go out there.
Edwards: From Planning, I am asking for a table which indicates lot widths, lengths,
and area. That is to verify that it does have the required lot area, frontage,
and all of that.
Ingalls: I thought that was on there.
Edwards: You do have the square footage, if you could just put the dimensions. Add
it on here or somewhere that I can verify.
Sloan: Since we are doing this as a Large Scale do you want us to take the
buildings off?
Edwards: No, leave those on there. Adjacent zoning needs to be added. Do you
know how tall the buildings are?
Sloan: They are one story.
Edwards: So less than 20'?
Sloan: Right.
Edwards: Plat page 399 needs to be added on there. We have a requirement that
streets ending in a cul-de-sac be no greater than 500' in length. You have
572', I don't really have a problem with that, there is nowhere for it to go.
Technical Plat Review
December 11, 2002
Page 11
It is just going to have to be an official waiver by the Planning
Commission. We just need that requested in writing. Also, I am looking
for a note regarding the construction of Franciscan Trail. Maybe just
something that says Franciscan Trail to be built at the time of Large Scale.
That will let the Planning Commission know that that is not existing.
Parking lot stalls need to be dimensioned, 9x19 is the requirement unless
there is not reasonable area for overhang you can go down to 17'. Is there
any parking lot lighting proposed?
Sloan: We will have street lights.
Edwards: Ok, there is no problem with that. No additional lighting will be on the
parking lot. We don't need the signature block. In place we require an
easement plat and that is signed off by everybody. Utilities have to go
underground, I'm sure you are aware of that. Sidewalks will be installed
along side the street. Prior to permit you have to have grading and
drainage and easement plats and all improvements will have to be in a
surety and that includes the streets, the sidewalks, and the landscaping and
any other sewer or water. Revisions are due on December 18th by 10:00
a.m.
Matt Casey — Staff Engineer
Casey:
Jason, I just need you to show all of the grading associated with the
propose Franciscan Trail street extension. You showed a portion of it but
I need to see the entire length of the street grading shown.
Ingalls: Ok.
Casey:
The sewer line shows going right through the middle of the detention pond
and we don't allow sewer in detention ponds so that would need to be
relocated around.
Sloan: We had done a similar development a couple of years ago where we did
go underneath the pond.
Casey:
The current policy is no sewer in the detention pond of any sort so we
need to relocate that around the pond. There is a minimum setback from
the 100 -year water surface elevation of the detention pond and the lot six
building does not appear to meet that. You need to either adjust the pond
or the building to provide that setback.
Ingalls: The 100 -year, from the lot line it doesn't but maybe from the water line it
does. I will have to look at that. If I have to I will move it, that is not a
problem. Like I say, I can shift these buildings over and move that drive.
Technical Plat Review
December 11, 2002
Page 12
Casey:
The outlet of the detention pond is shown going to a concrete swale and
running between two existing lots and out into the street. That is not
something that we normally allow. We need some more information
about what is out there and where is the nearest storm sewer.
Ingalls: What the problem is there is right now the water just ponds in that area.
We had talked about a year and a half ago with Ron Petrie at the time and
this is the option that we explored. Of course with doing this option we
can only let a certain amount out here so we don't flood the street out,
which is what I have done with holding the water back in the detention
pond. I don't know in answer to your question with the storm sewer, I
will get back with you on that.
Casey:
Normally the swales are allowed just on site when you are discharging out
on somebody else's property. We would like to see some more
information about options available. I don't know if it is possible but right
now it sheet flows across there, if there is someway to simulate that. That
might be difficult to do but we try to avoid changing from a sheet flow
condition to a point discharge on somebody else's property. We may need
to talk about that later then. Have you got a drainage easement between
these lots?
Ingalls: It is an existing utility easement. There is 15' on both sides.
Casey:
We need to also obtain a drainage easement then for that area to make that
happen. If you have any questions about the remainder of the comments
just let me know.
Ingalls: Ok.
Edwards: Utilities?
Johny Boles — Arkansas Western Gas
Boles: These units would be served off the existing line on the east property line
and it would be placed along the east property line. That is all I have.
Larry Gibson — Cox Communications
Gibson: We will also service this off the east side. I would like to see a UE of
some type between lots two and three and four and five. I am thinking
that we are going to have to go up here in the middle to service these.
Would you know where the electric meter is going to be on these?
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December 11, 2002
Page 13
Ingalls: There is existing electric meters on the back of these units here. Without
any comment from the electric company whether they are going to
actually leave those transformers there or not I don't know.
Gibson: I mean on the buildings.
Sloan: We are thinking about sitting them on the end of the building and on each
end.
Gibson: If you do that then I can service them. If you do a cluster for instance
between lots two and three, there are six units right there, if you put a
cluster back on five and eight for each cluster of three then I would need
something to come up here and set up so I can service those. If you are
going to put the meters back here on the ends it won't be a problem.
Interior wiring to the building will be the responsibility of the builder.
That is all I have.
Sue Clouser- Southwestern Bell
Clouser: If you decide to bring the inside wiring out like Larry said then that will be
fine. If not, we will need an easement.
Gibson: It will be between lots two and three and four and five.
Edwards: That is all. Thank you.
Technical Plat Review
December 11, 2002
Page 14
PPL 03-1.00: Preliminary Plat (Persimmon Place, pp 438) was submitted by Dave
Jorgensen of Jorgensen & Associates on behalf of Larry Garriott for property located at
the northwest corner of 46th Street and Persimmon Place. The property is zoned R-1,
Low Density Residential and contains approximately 59.60 acres with 148 lots proposed.
Edwards: The next item is PPL 03-1.00 submitted by Dave Jorgensen of Jorgensen
& Associates on behalf of Larry Garriott for property located at the
northwest corner of 46th Street and Persimmon Place. The property is
zoned R-1, Low Density Residential and contains approximately 59.60
acres with 148 lots proposed. Let the record reflect that Chris Brackett is
here representing the applicant. From Fire, all drives, entries and access
ways shall be a minimum width of 21'. They are requesting that the island
at the entranceway be removed. I know that the Bill of Assurance requires
landscaping within that entry so we have a little bit of a conflict. That is
something that we need to work out. I don't know if we can maybe make
21' of pavement on one side of the island?
Brackett: I guess I don't understand the reason for 21'. We can those back so they
should be able to get around them like any other street.
Edwards: Do you know what those are?
Brackett: Not off the top of my head but I will ensure that those radiuses and lanes
are needed. I guess what I am saying is that if we have to we can even
adjust that curb to make sure that it meets that requirement.
Edwards: Is that going to require at least 20'?
Casey: I don't know.
Edwards: What they are doing is state fire code requirements is a minimum of 20'
for fire access and so that is what they are requesting.
Casey: It only has to be on one side, not both ways.
Edwards: Right, one side could be 20' and then the other side can be narrower so we
can offset it.
Brackett: So we can do like a one in and two out kind of deal with an island in
between as long as one side meets 20'?
Edwards: Yes.
Brackett: We can pull that off.
Technical Plat Review
December 11, 2002
Page 15
Edwards: Fire hydrants spacing is ok. City Council has approved a waiver for the
use of the land. I have 145 lots at $470 per unit which calculates to
$68,150. Tree preservation, she didn't have any comments. Sidewalks,
the necessary grading for sidewalks should be done at time of street
construction. Two access ramps are required at each street corner, at "T"
intersections corresponding ramps should be installed across from the
intersecting street. They are asking that the ramp locations shown be
modified. Detectable warnings are required when replacing or altering
curb ramps. A 24" wide strip of detectable warning should be installed at
the bottom of the curb ramp to indicate the transition from the sidewalk to
the street. Sidewalk width and green space width as shown in the table are
correct. Sidewalks shall be continuous through the drive.
Brackett: Ok.
Shreve: Chris, what we are asking for on those is the lower ramp at the "T"
intersections there.
Brackett: You just need one on either side of the entrance that goes across the street?
Shreve: Typically, if you look at your four ways you have got two ramps on each
radius.
Brackett: So I should have a ramp that goes across the street but not on both sides of
the "T"?
Shreve: Well, we are trying to get both sides.
Brackett: We prefer to do just one due to the fact that these ramps, this one would
come out in the middle of that lot but we can put one here and one there.
Shreve: Also, go ahead and put ramps here on each of these entrances two ramps.
That way when the street is improved the sidewalks will already have the
ramps in place.
Edwards: From Planning, in accordance with the Bill of Assurance Covenants will
have to be submitted for review with the Final Plat and will have to be
filed with that as well. That was required by the Bill of Assurance that the
covenants be done but we don't need them yet. All of the landscaping
required by the Bill of Assurance will have to be installed prior to
submittal of the Final Plat. We do have a 70' lot width minimum. Label
lots 25, 26, 28, 56, and 57 at the 25' building setback. I am asking that a
note be placed on the Final Plat which is going to limit access to only
interior streets. All subdivision signs must be approved by the Planning
Commission. If they plan to propose one then we need to get the
appearance of that with the Final Plat.
Technical Plat Review
December 11, 2002
Page 16
Brackett: Ok.
Edwards: Utilities are required to be placed underground. My understanding is that
this overhead electric line is over 12KV so that will remain. We are
asking that Flair Street be extended to the south property line and aligned
with Broyles Avenue which comes up at the southwest corner of this
property. Our reasoning is Broyles will serve as a better collector than
46th Street. 46th Street is sub -standard. Basically, the residents of 46th
Street are very much in opposition to increased traffic on a sub -standard
street. You can curve it down or you can move the street over.
Brackett: I kind of thought that was what the Master Street Plan was for and that is
what we followed and designed this subdivision and have gone through an
exorbitant amount of money to do this for the owner and this is a major
redesign for this subdivision that we are going to have to charge the owner
for, not to mention a redesign of that magnitude is probably going to delay
this project because I can't do that in a week. Maybe we should meet.
Edwards: I completely understand. I would like to do that. Do you know if there
are certain times that are good for your developer? I am assuming we
have your number in our application and we will get in contact with you.
We will try to do that this week for sure.
Brackett: Yes, as soon as possible.
Edwards: Other than that, Planning Commission shall determine all final offsite
improvement assessments. Right now I know that you have discussed
with Engineering the proposal to widen Persimmons and 46th Street.
When we talk more we can discuss those as well. Like I said, Planning
Commission does make the final determination. There are a lot of
residents out there complaining about the substandard width of 46th Street
all the way to Wedington and that may be an issue that comes up.
Brackett: We are showing 14' with curb on Persimmon and 46tH
Edwards: Right now, because these are collector streets, I will just go ahead and
speak for Matt, he is recommending that instead of 14' 18' of street be
constructed. Then again, with all of the things that we are talking about
this is all subject to change. That is where we stand right now.
Brackett: Just as a policy issue with the city, on past subdivisions that we built
collectors it was the owner's responsibility to build a 28' and anything
above that was going to be a cost share with the city.
Edwards: Inside of the subdivision.
Technical Plat Review
December 11, 2002
Page 17
Brackett: Ok, it is completely different.
Edwards: Have we looked at any way to bring this back around the detention pond?
Is that at all feasible do you think?
Brackett: Well, just after I found out about it I looked at it. What that is going to
cause is we are going to lose if we just curve it in around we are going to
lose at least one, most likely two lots. There is that line that is running
there, it is a transmission line. It is more than just 12KV. It is a major
line. We are told that anything done to that pole is going to be extremely
expensive. I guess my answer is no that I don't have any idea what that is
going to cost us to do that.
Edwards: Then you know of course when we move this entrance we may get some
area there.
Brackett: The only problem with that is this is our major volume for this pond and
when you start shifting down this, this is very skinny and it is hard to
make up that volume that you are getting in this big area this way. I don't
really know how far I am going to have to shift that pond over.
Edwards: We have basically, I am not sure if you are calling this whole out lot.
Brackett: That is lot 48.
Edwards: You know that the covenants will have to provide maintenance of those
lots.
Brackett: Yes.
Edwards: A floodplain development permit will be required prior to any work being
done in the floodplain. The comments that I forgot to get in here is that all
lots are required to have 6,000 sq.ft. of area outside of the 100 -year
floodplain and that is buildable area, so what that includes is that you have
to exclude the setback area as well in that 6,000 sq.ft.
Brackett: I believe we have checked that and we have moved that street. I will
double check it to be sure.
Edwards: Probably what we will need is a table. Also, I know you have done
subdivisions with us before and you may not be aware of us but we do
have an ordinance that we have rediscovered and that is § 156.03 (E) that
sidewalks must be installed prior to Final Plat approval. 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
Technical Plat Review
December 11, 2002
Page 18
Casey:
lots have received permits. The change in that is that we don't allow for a
letter of credit or a bond for sidewalks any longer. Revisions are due
December 18th.
I was going to point out that we were going to recommend 18' from
centerline but I think that we have already covered that. I just wanted to
say that that is subject to change with how this new alignment works out.
You are going to have to extend, there is an existing 8" water line that
dead ends to the north maybe 150' or so north of the property, that is your
only source in the area so that will need to be extended down to connect at
the north entrance along 46th. It is going to have to be extended from the
north side of the property. Instead of running the line all the way along
the outside of the property you can use this interior and then pick it up and
extend it to the water line here.
Brackett: Ok, I see.
Casey: Yes, all the way to the north entry.
Brackett: Dead end it somewhere over here?
Casey: Yes, you are required to extend it to the property line and instead of
making you have the additional cost of running the line along the street on
the outside of those lots you can use what you are proposing to serve those
lots and then just extend it along Persimmon. I know you are probably
already aware of the capacity concerns of the sanitary sewer for the
Hamestring Creek lift station. We are working right now to come up with
some solutions for that. The Health Department approval may be difficult
to get at this time. I do want to point out, this will need to be put on the
Final Plat, this property is located within a sewer improvement district that
was established a long time ago but when the property taxes are to be paid
for these lots they will pay that assessment then.
Edwards: Is it a one time or a yearly?
Brackett: I believe it is yearly. We just need to find out who we need to speak with
involving what each property owner is going to need to pay for this.
Casey: It is not a big deal, we just want to point that out so that the lot owners are
not surprised when they go to pay their taxes.
Brackett: Ok.
Casey:
I mentioned to you this morning the preliminary route for the large forced
main that is going to go to the treatment plant is right through the middle
of the property. It lines up, I have sent OSI a copy of your plat for
Technical Plat Review
December 11, 2002
Page 19
suggestions and they are going to look at alternatives and I am just waiting
for some information from them. I don't know if a different route is
feasible or if this route is our only choice, what we need then and what we
will need as far as easement widths and locations and things. We are
working on that. That is something that we discovered late last week and
we are trying to get all of the information we need for you. I talked to
Dave about this. You have got a large amount of water that you are
planning to pick up and discharge into Owl Creek. The 100 -year flow is
over 300 CFS, I just want to make sure that you have considered the size
of that culvert that is going to need to carry that.
Brackett: It is going to be a box.
Casey:
Ok, so your client is aware that it is going to be a large structure. Have
you looked at, I know it would probably eat into the number of your lots
but conveying it on through?
Brackett: The problem with conveying it on through is with the way we have it
designed now we do not have let it offsite, it goes into our pond and that
affects the size of our pond. Whereas, if we were to try to go through then
we have a large structure box probably that we are going to have to get
additional storm drainage to connect to it, under, over, along with sanitary
sewer it is going to be a nightmare. Really, this is the most feasible way to
go and still isolate this site. If we don't isolate this site this pond is going
to have to be gigantic.
Casey: If you can get an offsite drainage easement a channel would work. I don't
know how that would work out cost wise.
Brackett: We haven't designed that of course, it is just going to go this way is all we
know right now.
Casey: Have you talked to this property owner about that? It looks like the piece
of the pond is on their property, is that something that they use?
Brackett: I have spoke to that gentleman. That pond is not dry, it is just kind of
marshy and they don't use it. My understanding is that this property
owner is having problems with that water going through this property and
they would be extremely happy if that water is routed away from their
property.
Casey:
I would like to see something in writing granting permission to reroute
that water. Maybe not at this stage but definitely during construction just
to put in our files because that is going to alter the flow onto their
property. Most of the time that is a good thing if you are taking it away.
Technical Plat Review
December 11, 2002
Page 20
Brackett: I have spoke with them and that will not be a problem.
Casey: That is all I have got.
Edwards: Utilities?
Johns Boles — Arkansas Western Gas
Boles:
Good morning Chris. It looks like one through forty-seven looks like
front lot service. I guess the first thing we will look at is casings. We will
need 4" quad crossings. Do you want me to call these out or do you just
want to look at what we have got marked?
Brackett: It is probably easier to get it from you.
All utilities and applicant agree on easements by marking plat.
Sue Clouser — Southwestern Bell
Clouser: We may require the developer to provide a trench for us for our cable
placing. That is something new that Southwestern Bell is starting to
require. I need to try to go in with a trench with other utilities or go into a
trench provided for us.
Brackett: Ok. Is that all?
Edwards: That is it, I will call you this afternoon.
Brackett: Thank you.
Technical Plat Review
December 11, 2002
Page 21
FPL 03-1.00: Final Plat (Heritage East Ph.II, pp 565) was submitted by Landtech
Engineering, Inc. on behalf of Palmco Properties for property located north of 15th and
east of Curtis Avenue. The property is zoned R-2, Medium Density Residential and
contains approximately 11.4 acres with 40 lots proposed.
Edwards: The next item on the agenda is FPL 03-1.00 submitted by Landtech
Engineering, Inc. on behalf of Palmco Properties for property located
north of 15th and east of Curtis Avenue. The property is zoned R-2,
Medium Density Residential and contains approximately 11.4 acres with
40 lots proposed. Starting with Parks, 40 lots at $470 per unit is $18,800
for Parks fees. She has also requested that single-family units be added on
the plat next to the 40 units because our parks fees change based on the
use. From Sidewalks, we do need a note added to the Final Plat that all
retaining walls shall be set back a minimum of 2' from the right of way
and the retaining wall construction shall be on the building permit and
have the approval of the City Engineer. From Fire, hydrants look good.
He is asking about space in between the structure but I will tell him that
the minimum is 16' required. From Planning, from a review of the
Preliminary Plat requirements there was a safety fence required to be
installed along the detention pond, is that in?
Gabbard: Actually, they are in the process of getting it put in. Jimmy Boyd and I
talked about this yesterday and we got a post from Modern Fence that we
brought by Planning and you and me and Kim met.
Edwards: It has been a while.
Gabbard: Yes, but we are in the process of getting that.
Edwards: What I guess we will do is before we sign the Final Plat we will go out
and look at it.
Gabbard: I was talking to Mark Jordan yesterday and I am trying to schedule
everybody to run a final on this by the 29th or so. Subdivision Committee
is on the 2nd. If it doesn't pass then we will go another two weeks.
Edwards: Do you think that there is any reason it won't pass?
Gabbard: It is looking like they can do it but if it doesn't it doesn't.
Edwards: Ok. Add plat page 555 to the plat, that is our referencing system.
Gabbard: Is that ok up there?
Edwards: Yes, that will be fine. I also need a floodplain reference stating that this
property is not in the floodplain.
Technical Plat Review
December 11, 2002
Page 22
Edwards: Also, we do require that all of the building setbacks be shown on the plat
including the side and the rear. That is primarily for permitting after
people purchase the lots. Curtis, I see where you have a 50' right of way.
I need the centerline dimensioned at it, and that is a requirement for all of
our streets.
Gabbard: Over here Sara?
Edwards: Yes. Addresses have to be on the plat. You can get those from Jim
Johnson in our GIS Division. Are the streetlights in?
Gabbard: No, they are not in yet.
Edwards: What we require is that proof of payment for streetlights be submitted.
We are looking for a receipt.
Gabbard: We have paid for those, I will get a copy of that.
Edwards: Sidewalks aren't in yet?
Gabbard: No.
Edwards: We need a guarantee for sidewalks prior to filing the Final Plat. Because
you did come through Preliminary before our new policy change we will
allow a Letter of Credit or a bond, I would prefer cash in escrow though.
Access shall be limited to interior streets only and we are looking for a
note to be placed on the plat to say that so that they don't try to access
Curtis. As we talked about the Preliminary Plat, we are going to be
limited to single-family residential. I do need a copy of the sample
covenants to be submitted with this next submittal and those are going to
have to be filed prior to the Final Plat and we will review those so that
they look ok. Revisions are due December 18th by 10:00 a.m.
Matt Casey — Staff Engineer
Casey: Leonard, do you know off the top of your head if the 100 -year flow is
contained within that concrete channel?
Gabbard: Between the lots?
Casey: Yes.
Gabbard: No it is not. The concrete channel was a trickle channel.
Casey: Ok, we need that to show.
Technical Plat Review
December 11, 2002
Page 23
Gabbard: It is in a swale, the trickle is to keep water from standing there.
Casey: We need to show the 100 -year water surface elevation at each of those lots
then.
Gabbard: Ok.
Casey: We also need a 20' drainage easement through the detention pond to the
outlet centered on the trickle channel and the pipe. Have you got a note on
there about the maintenance of the detention pond?
Gabbard: No, I don't have one.
Casey: We need to define that responsibility on there.
Gabbard: Is that a responsibility that the city wants no part of correct?
Casey: Correct. I couldn't find on our plans, is there an offsite easement for this
drainage or was it grading only?
Gabbard: It was grading only because that pipe stops in the right of way. I had to
get two letters from property owners to be able to work on that because we
did have it clear off that right of way.
Casey: I couldn't remember if we had required an easement there or not.
Gabbard: There was none required and I think it stops right there.
Casey: There is an underground telephone line shown.
Gabbard: It is gone.
Edwards: We just need to take that off of there.
Clouser: They may have done some temporary feeds for these houses so it is going
to be difficult with these easements in here with what is existing already.
Gabbard: Lots 12, 13, 14, and 15 we have got, correct me if I'm wrong, can I
include my high water setback with the lot? That line that I have got
going back there that 20'HW and SC that is right there on the west side of
the pond, I could extend my lot lines back and that would help me with my
setback. That would put my setback 25' and that would be 5'? That
would really help a lot and then I could call that a utility easement as well.
I could call that a 25' setback and utility easement if that would work with
you gentlemen. The fence is a question too. If we do that detention in
Technical Plat Review
December 11, 2002
Page 24
that, do I need to pull the fence? How would you like to see that fence
pushed on up to the setback line or pull it on into it?
Gibson: I would say 12 through 15 more to the pond to the east.
Gabbard: So move the fence closer to the east?
Gibson: That is what I would say.
Casey: I would rather have it there than out on the lot.
Gabbard: I would like that if you would let me do that.
Gibson: What kind of fence are you talking about?
Gabbard: It is a wood fence, it is a pretty nice fence, it is about a $10,000 fence.
Gibson: It would keep from fencing in any of our pedestals.
Gabbard: Thank you, that really clears up some stuff.
Casey: That is all I have got and like Sara said, the final inspection needs to be
done before Subdivision.
Gabbard: I guess we will see where the weather puts us and what is has done and if
it is not ready then we will just go the next one.
Johns Boles — Arkansas Western Gas
Boles:
Leonard, the only real comment that I have is related to what you just
addressed on lots 12, 13, 14, and 15 and also at the rear of these lots you
have a 100' power line easement. Am I understanding correctly that the
utility easement that is dedicated is the eastern most 25' of that?
Gabbard: That is correct. That has already been clone before we even started this
thing. That easement was in place.
Boles: That is all I have.
Larry Gibson — Cox Communications
Gibson: I really don't have any comments. It has been a little while since I've
been down there.
Technical Plat Review
December 11, 2002
Page 25
Gabbard: Actually, we have the base down, if the weather cooperates and is 45 and
rising then Thursday we will be paving, we will be putting down our
binder cords.
Gibson: There are three lots, 21 through 24 that you could extend down to your
detention pond. What kind of drain is that? Is that a trickle drain?
Gabbard: It is a trickle drain, it is only about 2' or 3' wide and it would be real easy
to crunch under or just dig under.
Gibson: Those are the only comments that I have got. When I was there it was so
muddy that I couldn't look in there and see that. That is all I have.
Sue Clouser — Southwestern Bell
Clouser: Is there an offsite utility easement over on this side to the east here?
Gabbard: Yes, there is in the other subdivision.
Clouser: Do you know what size it is?
Gibson: I bet it is a 15' or a 20'.
Clouser: You guys are comfortable with this easement?
Gibson: Yes.
Clouser: Are you going to be requiring us to move our lines, are you going to pull
them through here?
Gabbard: No, this is a 100' easement for SWEPCO so we don't intend on doing
anything to that there.
Clouser: Ok, if there are any relocations back there it will be at the
owner/developer's expense. Southwestern Bell is requiring the developer
to provide us with conduits with pull strings. If you can make sure that the
Superintendent gets with me right away to provide a trench. It will take us
30 days to get the cable ordered and the job out.
Gabbard: Nobody is going to be moving in until we get the Final Plat and all of that.
Clouser: That will avoid us having to lay cable once the sod goes in and everything
else.
Gabbard: I do have a question. In the northwest corner of this subdivision, probably
on lots 1, 2, 3, and 4 between, in that existing power line easement there is
Technical Plat Review
December 11, 2002
Page 26
top soil that has been stock piled that it's intended use was to be used back
on the lots for shaping and doing all of that. There is not going to be a
problem at final with that topsoil still remaining there? It is not going to
be in the way of our finished grading and pads, it is just there to be utilized
later. I thought about that yesterday when I was looking at it.
Casey: They stockpiled it during this construction?
Gabbard: Yes, one of the things we said is that we didn't want any material taken
offsite in our construction so I had them stockpile the top soil. It is right
in this area and I told them to use it back on the lots when they do their
final grading before they sod.
Edwards: So you are talking after the houses go in?
Gabbard: Yes.
Casey: Let me check on that for you. I am not sure how that has been addressed
in the past.
Gabbard: Usually there is not a place to put material but with this big 100' easement
out there and it is not very close to the line.
Boles: We are experiencing multiple problems in all subdivisions, not in this
particular application, but they are taking all of the top soil and shoving it
in utility easements and then when we get there, there is five dump truck
loads of top soil. That is not going to apply here. I don't know what we
can do to solve that problem but we need to address it.
Edwards: Can they not sell those lots with the top soil on them?
Gabbard: True, but you don't need it until they finish the house. It would be not
very good logistics to buy the lot and throw the top soil on it and then
build, that is just not logical.
Edwards: I know, but what if someone wants lot two and they have got all of that
top soil?
Gabbard: The fact is that all the topsoil is in this easement.
Edwards: That's true but say they wanted to close on it with the topsoil still there
and they don't want your topsoil on top of them.
Gabbard: He is selling the entire subdivision to one person who is going to build the
houses with the understanding that on these lots, they can build a house on
lot one, two, three, and four, but he understood that that topsoil would be
Technical Plat Review
December 11, 2002
Page 27
utilized as this was going. That was an agreement they made between
themselves. I just didn't want to get down to final and then find out we
have to get that dirt moved so I just wanted to lay it on the table and deal
with it.
Gibson: Sometimes that can cause a clearance violation and/or hazard for us.
Johny is right, I have seen them push it back and cover the easement so
you can't even get through there.
Boles:
I have delayed projects 3-6 weeks waiting on developers to move their
topsoil. I don't know what we can do about that but it definitely needs to
be addressed in the future.
Edwards: Ok, I don't know how to stop it.
Casey: Leonard, what is the water line located to the north side?
Gabbard: We were avoiding some pine trees in there. To avoid any conflict we
went to the north side, we came out on the west side of Nelson to the north
side of Fairlane and then shot eastwardly on the north side of Fairlane
until we could cross down and make our tap.
Casey: Show that location.
Edwards: Ok, thank you.
Technical Plat Review
December 11, 2002
Page 28
LSP 03-1.00: Lot Split (Shackelford, pp 558) was submitted by Mel Milholland of
Milholland Company on behalf of Tom Shackelford for property located at 2975 Old
Farmington Road. The property is zoned R-1, Low Density Residential and contains
approximately 1.32 acres. The request is to split into two tracts of 0.68 acres and 0.64
acres.
Edwards: The last item is LSP 03-1.00 submitted on behalf of Tom Shackelford for
property located at 2935 Old Farmington. It is zoned R-1 and contains
1.32 acres. The request is to split into two tracts of .68 and .64 acres.
Sidewalks are not required for lot splits but will be required at the time of
development. Parks fees are due in the amount of $470. Those can be
paid prior to the issuance of a building permit if not sooner. Neither tract
"A" or tract "B" close with the legal description so you will need to get
that. Old Farmington is a collector on the Master Street Plan, it is required
35' from centerline be dedicated. You will have to change your legal
descriptions and move everything back according to that. Also, you will
need to add a dedication block to the plat. If you don't have that I can
email that to you. There is a required dedication block that says "We
hereby dedicate to the City of Fayetteville all right of way and utility
easements as shown on this plat." That way it will be officially dedicated
to the city.
Milholland:
Edwards:
Milholland:
Edwards:
It is the same as a subdivision isn't it?
Possibly, I don't remember.
The original survey was not done by us but we have gone back out and
reshot it so I am sure we will have something that will close.
Ok, revisions are due December 18th by 10:00. That is all that I have.
Engineering?
Matt Casey — Staff Engineer
Casey:
Milholland:
Edwards:
We need the sanitary sewer installed prior to finalizing the lot split.
Ok, after it is approved at Subdivision he needs to have all of the
improvements in?
Exactly, before he can sell this lot. Utilities?
Glenn Newman — AEP/SWEPCO
Newman:
Mel, do we need to have that building setback a UE depending on where
they build on tract "B" that would cover it. My facilities that I am going
to have to serve this on, this is already developed, my facilities are on the
Technical Plat Review
December 11, 2002
Page 29
north side of Old Farmington Road. We can come across and just make
that building setback between the two lots an easement and we can get to
anything that is constructed on it.
Milholland: Does everybody else want one there? Is 16' enough for everybody?
Gibson: I don't know if 16' will be enough with everybody underground in there.
Boles: Mine is in the front so I won't be in there.
Clouser: I don't foresee using it either but I would like to have that option.
Gibson: 16' will be enough.
Milholland: The owner is just going to build another residential house. We can make
that a utility easement also.
Boles: I would like an easement along Old Farmington Road.
Milholland: She has already added 10 '/z' to that, that will make it 35', do I put the
easement on before I align it?
Boles: I would like it after. What are you going to have left there?
Clouser: Could we just do a building setback and utility easement?
Boles: I can get by with 15' but I prefer 20' if it is available.
Milholland: 15' will do? I have a 15' from the front, 35' from centerline right of way
which will be further back than that and then I have an 8' combined
setback and utility easement on the common boundary on each side of the
property line where the split is?
Edwards: That is correct. Revisions are due December 18th by 10:00 a.m.