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HomeMy WebLinkAbout2003-01-15 - MinutesMINUTES OF A MEETING OF THE TECHNICAL PLAT REVIEW COMMITTEE A regular meeting of the Technical Plat Review Committee was held on Wednesday, January 15, 2003 at 9:00 a.m. in Room 111 of the City Administration Building, 113 West Mountain, Fayetteville, Arkansas. ITEMS CONSIDERED ACTION TAKEN PPL 03-4.00: Preliminary Plat (Regional Professional Park, pp 251) Page 2 LSD 03-4.00: Large Scale Development (Fayetteville High School Indoor Sports Facility, pp 522) Page 14 Forwarded Forwarded STAFF PRESENT STAFF ABSENT Matt Casey Sara Edwards Renee Thomas Keith Shreve Tim Conklin Perry Franklin Danny Farrar Travis Dotson Kim Hesse Technical Plat Review January 15, 2003 Page 2 PPL 03-4.00: Preliminary Plat (Regional Professional Park, pp 251) was submitted by Steve Clark of Clark Consulting on behalf of Investor's Realty, LLC for property located South of Appleby Road and North of Drake Street. The property is zoned R -O, Residential Office and contains approximately 17.388 acres with 12 lots proposed. Edwards: Welcome to the Wednesday, January 15th meeting of the Technical Plat Review Committee. The first item on our agenda is PPL 03-4.00 submitted by Steve Clark of Clark Consulting on behalf of Investors Realty LLC for property located south of Appleby and north of Drake. The property is zoned R -O and contains 17.38 acres with 12 lots proposed. I will start with Solid Waste, they are not recommending any changes. From Sidewalks, Drake is a collector, which requires a 6' sidewalk and a 10' green space. Appleby requires a 6' sidewalk and a 10' green space. Bob Younkin Drive is a collector which requires a 6' sidewalk and a 10' green space on both sides. Bishop is a local which is a 6' sidewalk and a 4' green space. New sidewalks, driveway approaches or access ramps constructed in the right of way shall meet UDO §171.13. The necessary grading for sidewalks shall be done as part of the street construction and the sidewalks shall be continuous through the driveways with a 2% cross slope and elevated 2% above top of curb. Driveway approaches shall be Portland Cement Concrete. Two access ramps will be required at each street corner. A single ramp on the radius should not be used at T intersections a corresponding ramp should be installed from the intersecting street and he is asking for that to be shown. 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 the curb ramp to indicate the transition from sidewalk to street. An inspection is required prior to concrete pour. They are requesting that you add the sidewalk symbol to the legend. Shreve: Steve, I have got some information on those truncated domes if you need it. Clark: Ok, can I get that detail from you? Shreve: Yes. Clark: The one thing, on the east side of the streets where we are trying to preserve some trees can we maybe have a little latitude on the sidewalk location on that side? Shreve: Typically, we work with the developer if we need to move around the trees or something to preserve the trees then we are willing to do that. Technical Plat Review January 15, 2003 Page 3 Clark: There may be enough room to have the 10' green space but we are going to want to meander that to stay out of the roots and work with Kim and you guys on this. I just wanted to put you on notice that it is probably not going to follow your exact standard. Shreve: That is acceptable and we are glad to do that to preserve the trees. Edwards: From our Traffic Superintendent, street light locations are fine. He does want you to call him and make sure that the sight distance requirements are met. He is talking about coming out on Appleby. I think Drake is pretty level out there but we want to make sure we're not having accidents on Appleby. Clark: The other point on that is, and I don't know if it matters, the reason we came up with that location is because we are lining up with the drive into the hospital. Edwards: That is what we want. Clark: We kind of locked our location in. Edwards: He usually comes up with some small tree or shrub removal in the right of way. We can look at that. There are no comments from Fire. No comments from Parks. From Planning, we do have a regulation that a public street may not be named after a person's name so you will need to change that or ask for a waiver. Clark: We will want to ask for a waiver. The reason is that we committed to the property owner that we acquired the land from that that would be the name we would use. Edwards: Why don't you request that in writing with the reasoning behind that. I don't know if we will support that or not. I have a note that adjacent property owners are on there. The plat page should be added, which is 251. Clark: It is on there. Edwards: Ok. Drake is a collector and Appleby is a collector, which requires 35' from centerline. Are we moving the right of way line down to this 36.17 over here? Clark: Yes. I knew both of those were and then on the other side it shows 34 something. Technical Plat Review January 15, 2003 Page 4 Edwards: 35' is our requirement. It is 35.2' at the top. Could we not get a standard 35'? Clark: I need to go back and look at the survey. I think that may have come off of the other side, 70' from the far side of it and I will verify that. Edwards: Ok. Clark: I will check that. Edwards: There are buildings shown on this site, are those all coming out? Clark: Yes, eventually they will all come out. These buildings that are here are mostly being demolished right now. This one is going to stay in place for construction operations and then it will be removed prior to developing lot 1. The residents will stay on a temporary basis through the construction phase so that we can have an onsite attendant that will watch for vandalism and that kind of stuff is the intent. It will eventually come out also. Edwards: That will be removed after Final Plat? Clark: Yes. None of these will stay as the property develops. When all of it is built out and lot 10 gets developed that will be gone too. Edwards: Ok. I just wanted you to label the entrance to Washington Regional. The legal description did not close. He had specific suggestions. Clark: Who was it? I can just contact him. Edwards: I will just let you have this. It is Clyde down in GIS. Clark: Ok. I will get with my surveyor on that. Edwards: Just a note, we will be reviewing the Bill of Assurance that was offered with the rezoning. I am sure that you have a copy of that and we will just make some comments about things that were offered. We will comment on that in our Subdivision Committee report. We do remember that. The last page on there says that sidewalks must be installed prior to Final Plat approval. They 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 '/2 of the lots have received permits. That is an ordinance on the books that I just want you to be aware of because it hasn't been enforced in the past several years and we are enforcing it now. Revisions are due January 22nd by 10:00 a.m. Technical Plat Review January 15, 2003 Page 5 Clark: Ok. Edwards: I am sure you know about all of the standard comments. Engineering? Matt Casey — Staff Engineer Casey: Steve, is this existing 1" water service line going to be abandoned with the removal of these buildings? Clark: It will likely be used as a landscape meter. I don't think we want to tear it out. If at some point we choose to abandon it we will close it out and go through you. I suspect with the landscaping and the way that this corner is going to be developed that it will be utilized as a landscape meter. Casey: I assume since there are multiple services shown at each lot that will be multiple offices, is that correct? Clark: Casey: Clark: Casey: Clark: Yes. Each lot, we don't know how it is going to end up being developed. This is our best guess on where the lot lines are going to be based on our current schematic design concept plan. If a tenant comes in and says he wants something different than what we have designed or conceptually designed, then the meters may need to be in different locations. What I tried to do is to look at places where I can put meters and have services into these different places. The ones that aren't used for the buildings will be used as landscape meters. We are kind of doing a little bit of overkill on those because we are trying to maintain some flexibility on that side of the road. The same is true for the sewer. The water main extension will need to go ahead and extend to the south and connect with the 8" out in Drake. It looks like it stops. What it actually does is turns. We are looking at bringing it over here and tying it to this 8" that is in Quail Creek. This existing 8" line is right underneath the edge of Drake. It is marked at the back of curb. So instead of trying to bore it underneath there we are looking at coming down and running it to the west and tying into that existing 8" as a preferred alternative for us. If we get into the design phase and find that that doesn't work then we will bore underneath the grade. We understand that we will have to make a connection on that end. Ok, I didn't see that it went off in this direction. It looked like it stopped, there are multiple lines shown. I have got a call there. Technical Plat Review January 15, 2003 Page 6 Casey: We also need a separate grading plan. You can just submit one to me and not the 37 copies to Planning. You also need to include the grading for the detention pond here and offsite on these adjacent lots as well. Clark: We realize that it is still pretty conceptual and things may change. Casey: There is still the preliminary requirements for your grading plan, we need you to meet all of those. Clark: I will do that. Casey: I noticed in the drainage report that this subdivision to the east, all of the runoff is going into the detention pond. We recommend that you try to get that around the detention pond so you are only detaining your own water. I know on some sites it is just not possible but if it is then we would like you to go ahead and do that. Clark: You are talking about through Bishop Addition? Casey: Yes, that looks like it is all going into the detention pond. Clark: Oh no, I have got it designed to handle that. Casey: We recommend that it bypasses if possible. Clark: It is going to be tough. My first plan was to bypass it. I have got water coming, and we can talk about this later, but we have got water coming here that is going to come into it and to bypass it. I am either going to have to go around to the west up through 10' or 15' of dirt or come around. We can talk about that. Casey: Clark: Casey: Clark: Lately we have been requiring that. The Engineering staff recognizes though that on some sites you just can't do it. My first objective was to bypass it and it kept creating problems for me. The reason I don't like it is you get larger ponds and larger outlet structures. I don't know how I can do it really. It is going to be a conflict with the pipes coming into it the way we have got the proposed design on that site. If we can we will look at it with you. Technical Plat Review January 15, 2003 Page 7 Casey: Also, we are going to recommend that street improvements be 36' wide instead of almost 30' with a center turn lane. Clark: Will the city participate in that? Casey: That would be up to City Council. Clark: When he agreed to dedicate the original 70', the developer agreed to build a 30' street and not the 36'. Casey: 30' is not a typical width, it would have to be either 28' or 36'. Clark: We will go to 28' if that is what you want to do. Edwards: You are connecting two collectors. Drake Street will go through at some point and there is going to be traffic moving through here and the last thing we want is people trying to turn back into that street onto Drake and Appleby. Right now we have talked with Engineering and Tim and we are going to recommend a center turn lane for future development. Clark: It is not a collector street on the Master Street Plan so how can you enforce the collector standards on one that is not on your Master Street Plan? Edwards: It is not a street anywhere. We just feel that it will function as a collector and so if this were a local street on our Master Street Plan, I would agree, but it is not a street at all. It wasn't even foreseen as being a street. Clark: If the city wants to participate I think it would be great. Edwards: There is a memo in the rezoning file from the City Engineer where it stated he would not recommend city participation. We were aware of the offer that said a two lane street and we were not necessarily agreeing to that and we would review it further. That is where we are. You can request that City Council approve a cost share and see how it goes. Casey: The minimum that we would allow would be a three lane out there. Clark: I recognized the need for additional turn lanes at intersections but certainly down here we have got it. Edwards: Again, that is our recommendation. When we get to Planning Commission they may not feel that way. You never know. I also want to go over Kim's comments, our Landscape Administrator couldn't be here Technical Plat Review January 15, 2003 Page 8 this morning but looking at her comments, I am assuming maybe you did submit a tree preservation plan to her directly? Clark: Yes. Edwards: I don't have that in our files. The Planning Commission does now require the tree preservation plan in their packets. Clark: I submitted it through you guys. I gave two copies. Edwards: We will be looking for 15 copies with your next submittal and you can include that on the grading plan for Matt's purposes. Clark: Is that in here somewhere? Edwards: Yes. Under submittal requirements met, initial review and then the comments are underlined. Clark: Ok. Casey: You can combine that with the grading plan. Clark: Do they want grading on the tree preservation plan? Edwards: I am not sure. In the R -O District 20% is required to be preserved. It looks like you have got 16.81% preserved so there is some tree removal there. It looks like you are requesting onsite mitigation for that. She is saying that the location and species of trees proposed for mitigation need to be shown on that tree preservation plan. She also said groupings of trees are to be identified by general species in caliber and size and the plan must specify that tree preservation is based on the entire development. Indicate your types of mitigation with those numbers. That is all that I have. Utilities? Jim Sargent — AEP/SWEPCO Sargent: On the easements on the west side, you are showing a building setback and utility easement there, the rest of them you just have labeled as building setback. Clark: Exactly. Sargent: We will need a utility easement on the east side. Technical Plat Review January 15, 2003 Page 9 Clark: That is in the tree preservation easement. I don't have room to dedicate any easements and preserve the trees and develop the tract. Edwards: Where are you going to bring your service from? Clark: There are existing easements offsite on these subdivisions. In order for us to develop this site and do the trees you guys are going to have to put your utilities out in the street. All of the utilities will go in this one 30' easement. Sargent: Right. Can we have it on both sides of the street? Clark: Not and protect those trees on the east side. I understand it is a problem but I have the city's ordinance that says I have to protect the trees. Sargent: We have got to have an easement. Boles: We can't put our lines in the right of way. We have got to have an easement Steve when we cross the road. Gibson: Why can we not service these off this existing? Clark: Is there an existing line off of Quail Creek? If your facilities are adequate to serve these lots, great! Boles: How are we going through this tree preservation area with our seryices? Gibson: Is that even an issue? Clark: I don't know how the city is going to deal with this issue. If I have got to save 20% of the trees and I have got to preserve it in an easement I can't give you guys an easement too. I have 155' deep lots and we are going to be building buildings setback to setback. Edwards: Where is your service coming from? Sargent: We will have to build new service there. Edwards: You can not service it across the street because you don't run service lines under the streets? Sargent: They will want a transformer over on this property. Technical Plat Review January 15, 2003 Page 10 Clark: When we do an individual site design when we come in for Large Scale we will give you an easement that will be down our driveway and into the site. Sargent: What we would want to do is initially come down through here and set junction boxes every so often so we can go into a transformer when that block develops, but we will need those on both sides of the street. Clark: You have street right of way on both sides of the street. I understand, I am not trying to be stupid here with you. Boles: Arkansas Western Gas will not install any facilities on street right of way. Edwards: Do you need gas? Clark: Yes. Edwards: I am sorry that Kim isn't here Steve but you have to have utilities to this. Are we going to violate the Bill of Assurance by taking those trees out? Clark: If we take these trees out on the back side of it. Boles: It is unfortunate for us that we design our systems in a rear lot service adjacent to open fields with the understanding that we are going to be able to utilize that for future development. Edwards: Do you have a line going back there? Boles: Yes. Edwards: Does everybody? Gibson: On both sides. We have got one going east and west behind North Heights, west of North Heights and east of Quail Creek running north and south. Boles: If we are being asked to parallel existing systems that is just driving our operation cost up and we are just passing it on. Edwards: Could everyone service from the rear of both sides without any easements along the street? Gibson: I can. Sargent: I don't think we can. Technical Plat Review January 15, 2003 Page 11 Boles: Clark: We will have to look into that a bit further but it is unfortunate, and Steve and I visited about this before, that they are going to want a distribution in front and they are going to put multiple services on these tracts and they are going to want the services behind the buildings within a lot closer proximity to our existing services. That is unfortunate. If you guys have facilities that are along our back lot line that you can provide service to us and all you have to do is cross this preservation easement I think we can work that out by being selective in where you guys cross it. Gibson: See, that's the thing. You are not talking about wiping it out, you are talking about between lots 2 and 3 coming from lot 9 and 10 of Quail Creek and just running the service line. It is not wiping them out. Edwards: We could maybe do a square easement right here at the lot lines? Boles: I would suggest a meeting with utilities and Kim and the applicant to get this worked out. Clark: If you all have existing facilities at the back of these lot lines then we should be able to work out locations for you to be able to cross into our property. I can't give you a 20' easement along that back line for you to install facilities. Gibson: I have got another issue. The electrical code requires us to bond to power. If Jim is going to have to go to the front to get three phase and the meters and everything are going to be in the front of the buildings, which I don't think so. They need to be either on the sides or in the back. Clark: What we are looking at is on each of these lots is to have a large building and then have your parking lot and then have a drive that is down here so that you come in with your parking and then have a building here and parking on each side of it. What is going to happen is this driveway will actually come up and it has a circle. We would like to be able to come back here and set our transformers back behind at the back edge of that. I don't know what that does to you. If you can come in, loop, and then come back out. I know that is going to cost you more conductor. Sargent: We won't know how this is going to develop until they start developing so we have got to try to design it to maximum flexibility when we originally put our initial stuff in. It may be this building down here that needs service first. Technical Plat Review January 15, 2003 Page 12 Clark: Hopefully, as this thing progresses we will be able to give you guys a better idea of what we are going to do and try to come up with some concept designs and some site plans on what we are going to do on each of the tracts. Sargent: We will need something over on these lots on the east side. Clark: Ok. Sargent: To initially serve them and we will need an easement somewhere to put our facilities in. Clark: The main trunk lines will need to run down this side. If cable, telephone, and gas are serving off the back then we just have water, sewer, and electric in the front. Gibson: I can service off the back as long as I can get within 3' of the meter that is going to service the building. If I can't, then I am going to have to agree with Jim, we are going to have something along the front here and on the east side of it too. Edwards: I will get a meeting scheduled and we can figure it out. Sargent: We expect the developer to pay the overhead/underground difference cost. Clark: What is that typically running? Do you have a ball park number? Sargent: There is really not a ballpark number, we have to figure each one out. The developer has to pay for the installation of street lights. If we have to relocate any existing facilities it will be at the owner's expense. That is all I have got. Edwards: Are there any existing lines on there? Gibson: The only thing I had is that we do have an underground fiber line on the south side of Appleby running east and west and I would like to see you note that on your plans. We also have an existing underground line. Clark: Can you give me any way that I can locate it on here anything more than just showing it? Do you have a dimension or a distance or anything? Gilbert: I don't have one. It is in the easement on the south side of Appleby running east and west. Clark: Ok. Technical Plat Review January 15, 2003 Page 13 Gilbert: We do have copper that crosses here also. Clark: Do you know what pair it is? Gilbert: It is on the north side of Drake and runs east and west. Clark: How big is it? Gilbert: It is not a pair, it is a .500 and a .750 trunk. That is all I have. Edwards: Ok, thank you. We will try to do a meeting in the next day or two. Technical Plat Review January 15, 2003 Page 14 LSD 03-4.00: Large Scale Development (Fayetteville High School Indoor Sports Facility, pp 522) was submitted by Dave Jorgensen of Jorgensen & Associates on behalf of Fayetteville High School for property located at 908 S. California Blvd. The property is zoned P-1, Institutional and contains approximately 2.10 acres with a 24,500 square foot indoor sports facility proposed. Edwards: The next item is LSD 03-4.00 submitted by Dave Jorgensen of Jorgensen & Associates on behalf of the Fayetteville High School for property located at 908 S. California. The property is zoned P-1 and contains 2.10 acres with a 24,500 sq.ft. indoor sports facility proposed. Brackett: Good morning, I am Chris Brackett with Jorgensen & Associates. Edwards: We will start with Solid Waste. They have no changes requested. There are no comments from Parks. From our Traffic Superintendent, he is asking for the ADA van accessible space to be located at the nearest entrance to the front of the building. Brackett: I can't do that because of grading reasons. The slope on that parking space has to be where it is shown because of the existing parking lot and elevations of the building. Edwards: Ok. From our Fire Prevention Bureau, this is going to be fully sprinkled? Brackett: Yes. Edwards: Ok, all roads and access points should be a minimum width of 20' for the fire lane. I think you are fine. They recommend putting the fire lane to the rear of the building and splitting the difference of distance between the proposed building and the youth center. Both would enhance effectiveness of area devices. Brackett: We would have to take out that tree. I would have to talk to Kim, if she recommends it we will do it. That is the reason it stops there. Edwards: I will talk to them about it. They are recommending a free standing fire department connection in the area of the hydrant located in the southeast corner. Proposed hydrant stands for secondary supply is fine. I am going to skip over Matt's comments and we will come back to those. From Planning, I did talk to you and request a plan of the entire property to verify setbacks and Master Street Plan compliance. Brackett: They don't have a current drawing, do you want me to just take it off the topo or something? Technical Plat Review January 15, 2003 Page 15 Edwards: That is fine. I don't know what the deed is, if they have several deeds or not. Brackett: They do. The deeds that this sits on goes to just further than the stadium, none of them go to the right of way. There is a deed for this property that the baseball field is on and these lots that this sit on and there are several lots that just the front of this building sit on and so none of them extend past that. Edwards: That is fine. Just if you can show it all on one that will work. Brackett: Just the one that this connects to? Edwards: I think it would be best to show the whole campus while we are doing it so that we can understand the relation. Brackett: Just a couple of copies to you? Edwards: Yes, just bring it by. Proposed water line and limited construction line is really similar and we are asking for the line type to be changed. Brackett: One has two dashed lines and a dot and one has one dash and a dot. There are only so many line types. Edwards: That is fine. You are not adding any parking lot lighting? Brackett: No. Edwards: Are you adding any signs? Brackett: The only thing I know of is there is behind the sidewalk along the parking lot two columns and there will be a rock iron and I believe it is shown on the elevations so that is the only sign I know of. There is signage on the building but no free standing signs other than those columns. I showed it real light so you could see the building. It mimics what is already existing. There is the same thing right there at the front of the football stadium, this just kind of ties it all together. Edwards: Ok, that is fine. From Kim Hesse, Landscape Administrator, she is also requesting an overall plan of the school grounds to indicate where mitigation trees will be planted and to determine a list of species. We can go back to Engineering comments. Technical Plat Review January 15, 2003 Page 16 Matt Casey — Staff Engineer Casey: Chris, if you can show the location of the valves and show the fittings on the proposed water lines. Also, the existing sewer line that is going to be abandoned, is there an easement there now? Brackett: No. Casey: I just needed to know if we needed to go through the vacation process. Go ahead and show this existing line up here to show how this water line is going to connect. Also, I couldn't find a scale on this sheet or the grading plan. Brackett: I didn't put a drawing scale. Casey: The erosion control devices, you show them to be downstream, downhill of any of the grading. You have got a little bit shown right here. Brackett: There is really nothing because this all flows toward the pond. I tried to figure out where to put it but there is all kinds of drainage going into that pond that we are putting erosion downstream in the pond. Casey: That is it. Edwards: Utilities? Glenn Newman — AEP/SWEPCO Newman: Chris, I guess right now I have a lot of questions. I don't know whether it is three phase, single-phase or what. I have three phase on California and I have single phase that currently serves the stadium. Brackett: We are looking at single phase. There is a power pole that we are taking out. Newman: Right there between the old concession stand? Brackett: Yes. That feeds this existing building. That building I don't believe needs electric. We are taking that out so you could probably come off that single phase that is coming up there along the baseball field. Newman: Ok, in that case the customer provides the ditch and the conduit and we provide the primary cable, the transformer, and the pad. Brackett: Ok. Technical Plat Review January 15, 2003 Page 17 Turrentine: I am Fred Turrentine, Fayetteville Schools. The only motor that we will have is for the exhaust unit on the north side of the building. They are single phase and not real high power and then lighting for the coaches offices and the various offices. There are going to be four unit heaters in each corner and to the west. I don't think it will be high voltage. Boles: Hopefully those are going to be gas. Newman: That is all I have, it is just a typical underground installation. Johns Boles — Arkansas Western Gas Boles: This 20' utility easement you are showing here does that go all the way to California Drive? Brackett: Yes. There is actually more than that. There is right of way dedicated right there. Boles: What is this right here? Brackett: That is the driveway where you go into the youth center there and this turns to gravel right there and this is all gravel back here. This is the closest structure, this and the youth center. Boles: I would have to pull off of California Drive. My only other facilities are south on Stone Street. Brackett: That won't be a problem. Boles: Is this easement on the school's property? Brackett: The school doesn't own that property right now. Boles: Where does technically their property line begin? Brackett: This line here actually goes through the youth center but that is their property line right now at this time. Boles: That is all I have. Larry Gibson — Cox Communications Gibson: We would ask for a 4" conduit from up here on the street on California in this easement down to the building. We will pull a conductor in it. Cox Technical Plat Review January 15, 2003 Page 18 doesn't charge public schools monthly services so to be able to do that we ask them to furnish the things for us to get to the buildings. Brackett: We can get with you after approval of this to make sure that we need it. Gibson: Ok, I just need to go from one of these AEP poles. That is the only thing I have close, I don't have anything down in here. Brackett: Ok. We can work that out. Boles: We might ask for a casing too if you are going to have to put one in for them. Brackett: We can work that out, that's not a problem. Gibson: We just need to get from down here up to California. Edwards: I have a couple of comments. On the commercial design standards, if you can just write a letter and maybe take a picture or something of the existing buildings that we are trying to match. This will be a waiver from our requirement of no metal sidewalls, just some explanation on that for our Commission members. Secondly, I know that this question comes up at every Subdivision meeting, there is a requirement that the parking lot be upgraded with a 10% expansion. I am thinking we need to come up with some figures. Brackett: I addressed that. It gives the square footage of the existing structures on the campus and we are under 10%. Edwards: Ok, it is 6.95%. Thank you, that is all that I have.