HomeMy WebLinkAbout2003-02-12 - MinutesMINUTES OF A MEETING OF THE
TECHNICAL PLAT REVIEW COMMITTEE
A regular meeting of the Technical Plat Review Committee was held on Wednesday,
February 12, 2003 at 9:00 a.m. in Room 111 of the City Administration Building, 113
West Mountain, Fayetteville, Arkansas.
ITEMS CONSIDERED ACTION TAKEN
LSP 03-12.00: Lot Split (Farrell, pp 283/322) Forwarded
Page 2
LSP 03-11.00: Lot Split (Sullivan, pp 401) Forwarded
Page 4
LSP 03-10.00: Lot Split
(South Fayetteville Community Development Corp., pp 524) Forwarded
Page 6
LSP 03-13.00: Lot Split (Fayetteville Hotel, LLC, pp 174) Forwarded
Page 9
LSD 03-7.00: Large Scale Development
(Marriott Courtyard, pp 174) Forwarded
Page 12
LSD 03-8.00: Large Scale Development (Ruby Tuesday, pp 588) Forwarded
Page 19
PPL 03-1.00: Preliminary Plat (Persimmon Place, pp 438) Forwarded
Page 26
STAFF PRESENT STAFF ABSENT
Matt Casey
Sara Edwards
Renee Thomas
Keith Shreve
Kim Hesse
Tim Conklin
Perry Franklin
Danny Farrar
Travis Dotson
Technical Plat Review
February 12, 2003
Page 2
LSP 03-12.00: Lot Split (Farrell, pp 283/322) was submitted Geoffrey Bates of
Keystone Consultants on behalf of Mrs. Charlie Farrell for property located north of Mt.
Comfort Road and west of Rupple Road. The property is zoned R-1, Low Density
Residential and contains approximately 141.56 acres. The request is to split into two
tracts of 46.25 acres and 95.31 acres.
Edwards: Welcome to the Wednesday, February 12, 2003 meeting of the Technical
Plat Review Committee. The first item on our agenda is LSP 03-12.00
submitted by Geoff Bates of Keystone Consultants on behalf of Mrs.
Charlie Farrell for property located north of Mount Comfort and west of
Rupple. The property is zoned R-1 and contains 141.56 acres. The
request is to split into two tracts of 46.25 and 95.31 acres. Good morning
Geoff. Parks fees have increased recently so there will be $555 for one
additional lot. Right now it looks like the Parks and Recreation Division
intends to work with the property owner to secure a corridor along Clabber
Creek utilizing a combination of park land dedication and donation of a
portion of the property to the city. The fee and park acreage designation is
based upon the present formula, which went into effect this month. There
was no comment from our Traffic Superintendent. From Planning, your
plat is labeled Property Line Adjustment, we want you to change it to Lot
Split. Any existing easements have to be shown. Also, we have had a
recent request from the Planning Commission that the vicinity maps be
more user friendly to them so I think it would help in this case if you could
just label the school, cemetery, put the streets a little bigger so we can read
them. Show the Master Street Plan and label Clabber Creek Phase I
because it is kind of confusing on the vicinity map. Double Springs Road
runs straight through this development. It is a collector street. The
requirement is that it has to be dedicated with the lot split. Are you far
enough into the design to do that at this time?
Bates: We are going to submit a Preliminary Plat next month so we have already
got it, we are allowing for a 70' right of way.
Edwards: Can you show it on here as a dedication?
Bates: Yes.
Edwards: If not we will have to get Council to give a waiver. The County Road
1120 is also a collector, which requires 35' from centerline.
Bates: Ok.
Edwards: Rupple Road, you have a note that says dedication by separate instrument.
That hasn't been done yet right?
Technical Plat Review
February 12, 2003
Page 3
Bates: Right.
Edwards: We don't require separate instrument, if you just want to show the
dedication on here we will just get it at the time of Final Plat with
everything else. For your signature block, you have a Planning
Commission approval signature block and you can take that off, they don't
have to sign that. We will need a dedication block with the owner's
signature on here to dedicate these right of ways. I have a standard
dedication block that I can get to you. That is all that I have.
Matt Casey — Staff Engineer
Casey:
Geoff, if you can just show the location of the water line along Mount
Comfort and also you have got labeled here proposed storm sewer
easement and proposed sanitary sewer easement.
Bates: That was from Phase I and that just didn't get taken off.
Casey: My other comment is as you are aware the sewer service will be available
from Phase I for both of these lots. That is all I have.
Mike Phipps — Ozark Electric Coop.
Phipps: No comment.
Johny Boles — Arkansas Western Gas
Boles: No comment.
Larry Gibson — Cox Communications
Gibson: On that east side a 20' UE back near that subdivision, I don't know if we
would want to wait and do that when the subdivision comes through. We
will just wait until the other phase comes through and then we can get all
of them.
Sue Clouser — Southwestern Bell
Clouser: No comment.
Technical Plat Review
February 12, 2003
Page 4
LSP 03-11.00: Lot Split (Sullivan, pp 401) was submitted by Brandon Sullivan for
property located at 1334 & 1336 N. Salem Road. The property is zoned R-2, Medium
Density Residential and contains approximately 0.45 acres. The request is to split into
two tracts of 0.25 acres and 0.20 acres.
Edwards: The next item is LSP 03-11.00 submitted by Brandon Sullivan for
property located at 1334 and 1336 N. Salem. The property is zoned R-2
and contains .45 acres. The request is to split into two tracts of .25 and .20
acres. We will go through our staff comments and then we will go
through the utility comments. These are revisions that need to be made to
the survey in order for us to approve it so everything I say and everything
Matt says will be in writing there. The utilities will not be in writing. I can
talk to you if you have any questions later. Your surveyor will make the
corrections for you. At the time of permit there will be Parks Fees due in
the amount of $555. There is no comment from Traffic. From Planning,
we do need the building setbacks on the rear to be 25', you have got 20'
on both sides. That is going to shift your lot line 5' to the east so that this
building can meet your 25' rear setback. Your vicinity map here is not
showing our most current streets so we need Alan to fix that. Salem is on
our Master Street Plan. Any of our major streets on our Master Street Plan
require right of way dedication when a lot is split. The requirement on
this is 35' from centerline. There is 30' existing right now so there is
going to be an additional 5' that needs to be dedicated for right of way for
future street expansion off the frontage property. That is all that I have.
Matt Casey — Staff Engineer
Casey:
If you can just have Alan show the location of the existing water and
sewer lines that are along Colorado that will show that this split tract does
have access to those. That is all that I have.
Mike Phipps — Ozark Electric Coop.
Phipps: Any relocation of existing facilities will be at the owner's expense.
Johny Boles — Arkansas Western Gas
Boles: No comment.
Larry Gibson — Cox Communications
Gibson: Any relocation of existing facilities will be at the owner's expense. That
is all that I have.
Technical Plat Review
February 12, 2003
Page 5
Sue Clouser — Southwestern Bell
Clouser: I am questioning asking for an easement along Salem. Are we not going
to have any room for that now?
Edwards: You can take what is remaining, it will be about 18' probably.
Clouser: This is all established in there isn't it?
Edwards: Yes.
Clouser: No comment. We won't worry about it at this time.
Edwards: Brandon, revisions are due back February 18`h at 10:00 a.m. Thank you.
Technical Plat Review
February 12, 2003
Page 6
LSP 03-10.00: Lot Split (South Fayetteville Community Development Corp., pp 524)
was submitted by Milholland Company on behalf of South Fayetteville Community
Development Corp. for property located at the northeast corner of Washington Avenue
and 6`" Street. The property is zoned R-2, Medium Density Residential and contains
approximately 0.384 acres. The request is to split into two tracts of 0.176 acres and 0.208
acres.
Edwards: The next item on the agenda is LSP 03-10.00 submitted by Milholland
Company on behalf of South Fayetteville Community Development
Corporation for property located at the northeast corner of Washington
and Sixth. The property is zoned R-2 and contains .384 acres. The
request is to split into two tracts of 0.176 and 0.208 acres. Good morning
Mel. I will start with Parks. Parks Fees in the amount of $555 will be
assessed for the one additional lot I think they have a waiver from City
Council for all fees, I know that Habitat does. I will check into that for
you. I am concerned about the structure going over the lot line next door.
Milholland:
Edwards:
Milholland:
Edwards:
Milholland:
Edwards:
Milholland:
There is no one living in the house. It is an abandoned house.
Is it habitable?
It would cost more than what it is worth to fix it. That is a real old area of
town and nothing fits. Someone surveyed from the north and south, we
tied into that and that is about the only thing that fits. Nothing fits other
than what we have got right here. It fits with the north of everything in
this block that has been bought or sold in the last couple of decades. As
far as coming from this corner down here you can see my deed calls don't
match up to theirs. It does fit. That is what I am certifying because we are
fitting it with what everyone else has been found.
I was initially thinking that by a description that might not even be this
property owner's anymore with as long as it has been there. I think I
would go out and look at it and see how bad of shape it is in and if it is
going to be torn down.
I know they are trying to purchase that. It actually goes into the garage.
Is it a garage or is it a carport?
The front part is a carport and the back part is a garage. They are trying to
purchase that. The land that is there does have the right width on it where
our line is at to the north side.
Edwards: I will go out there and look at it. Your pins are out there?
Technical Plat Review
February 12, 2003
Page 7
Milholland: Yes.
Edwards: The vicinity map needs to show the Master Street Plan. The rear building
setback for tract A is shown at 8' and it needs to be 25'. It looks like you
just got tract A and B backwards. B can be 8' and 8' but A can't because
it just has the one front.
Milholland: No problem.
Edwards: Sixth Street is a historic collector which requires 50' of right of way so the
requirement is 25' from centerline to be dedicated. It looks like you are
showing 17' so there are a few extra feet there. We need a dedication
block that the owner's have to sign dedicating that right of way and the
easements added. That is all that I have.
Milholland: What about on Washington Avenue, does that have to be 25'?
Edwards: No.
Matt Casey — Staff Engineer
Casey: Mel, you are showing a proposed sewer extension. We have got existing
sewer here at the northwest corner of the lot.
Milholland: The only way we could do it is to build this lot up by 3' or 4' here, it just
inverts.
Casey: Ok, that is all I had.
Milholland: We would have rather done that.
Casey: I just didn't know what the reason was. The sewer extension will need to
be prior to this split.
Milholland: It is going to have to be constructed. You can't run a service line across
private property.
Casey: It will have to go all the way to the property line. That is all I had.
Glenn Newman — AEP/SWEPCO
Newman: Can you make that a utility easement as well when you put that on there?
Milholland: No problem.
Technical Plat Review
February 12, 2003
Page 8
Newman:
Milholland:
Newman.
Any relocation, perhaps if we move that pole to the property corner.
Is this a private line?
It is an overhead service line that goes to that old house, we own it.
Milholland: I just wondered if you had an easement for that.
Newman:
Milholland:
Edwards:
Milholland:
Newman:
No.
The client really would like to have a shared driveway between the two
lots off the street. Can he have it 10' wide?
That is fine. It can be up to 24'.
He wants a 10' right here.
Ok, we are ok. We can serve this lot off of Sixth Street. If we have to
relocate anything it will be at the customer's expense. If it stays as is for
right now we can build something up here. That is all I have.
Johny Boles — Arkansas Western Gas
Boles:
No comment.
Larry Gibson — Cox Communications
Gibson:
No comment.
Sue Clouser — Southwestern Bell
Clouser:
Any of our facilities needed to be relocated will be at the owner's expense.
Edwards: Revisions are due back February 18th at 10:00 a.m.
Technical Plat Review
February 12, 2003
Page 9
LSP 03-13.00: Lot Split (Fayetteville Hotel, LLC, pp 174) was submitted by James
Koch of CEI Engineering Associates, LLC on behalf of Mike Hoffman & Curtis
Wagener of Fayetteville Hotel, LLC for property located east of Mall Avenue and north
of Van Asche Drive. The property is zoned C-2, Thoroughfare Commercial and contains
approximately 21.56 acres. The request is to split into two tracts of 3.30 acres and 18.26
acres.
Edwards: The next item is LSP 03-13.00 submitted by James Koch of CEI on behalf
of Mike Hoffman and Curtis Wagener of Fayetteville Hotel for property
located east of Mall and north of Van Asche. It is zoned C-2 and contains
approximately 21.56 acres. The request is to split into two tracts of 3.3
and 18.26 acres. There are no comments from Parks, no comment from
the Transportation Division. From Planning, add plat page 174. The legal
description has a closing error and this is true of both this and the Large
Scale that comes later. Then we just have a requirement that the right of
way be dimensioned from the centerline.
Matt Casey —
Casey:
Edwards:
Staff Engineer
No comments.
Utilities?
AEP/SWEPCO
Sara, this deed restricted area, what does that entail?
Jim Sargent —
Sargent:
Koch:
Edwards:
Koch:
Phipps:
Koch:
There is a wetland area that is along that Mud Creek path and also there is
a multi -use trail easement that is adjacent to that. Anything on the north
side of this multi -use easement here is going to be considered wetland.
So no utilities in there.
From all the utility companies, what is the intention of putting utilities in
along that multi -use trail? The language in the easement says that utilities
could be placed there but there are trees along that area that are desired by
the city to save and the trail that is being designed is looking at
meandering through some of that so I didn't know if anyone had plans or
was led to believe that they were going to put utilities in there.
If there is any lighting going on the lighting is going to have to have an
easement.
I would think that that could be done with minimal impact to the
environment during the trail construction if it were desired at that time.
Technical Plat Review
February 12, 2003
Page 10
Hesse:
As far as water, sewer, gas, telephone stuff I would really prefer to try to
keep everything along the lot lines or along the road that we intend to
build there.
That easement goes a long way along the creek and the current owners
want to utilize that for tree preservation and the only way to do that is if
there was another route.
Sargent: I am with AEP/SWEPCO and we do intend to put our facilities in on the
north side there. Either we will use that easement or we will need another
easement adjacent to it.
Koch:
Sargent:
Koch:
You are saying that you want to go east and west across that property.
Would it be ok if we bisected that particular lot and put you adjacent to the
road and then once we got over here to this portion of the lot we could
come down either the highway right of way or adjacent to an easement
that is here or follow a lot line that will be split off at some point of time in
the future.
We have got facilities to right here to serve this stuff that is going to
develop along that road.
That just eats into a little bit of the usable land of those guys and might be
a little bit of a challenge to accomplish some of that. We can work with
you but you want to retain the right to construct in that 25' multi-purpose
trail. If I brought a vacate utility proposal here then you wouldn't support
me on that?
Sargent: No, not unless you got me an easement adjacent to it or something like
that.
Johny Boles — Arkansas Western Gas
Boles: No comment.
Larry Gibson — Cox Communications
Gibson: I just want to make you aware that we do have an underground fiber optic
line on the east side of Mall Avenue the length of that property that I
would like to see on the print. If we have to relocate that or if it is
damaged it will be at the owner's expense. It runs north and south on the
east side of Mall Avenue.
Technical Plat Review
February 12, 2003
Page 11
Sue Clouser — Southwestern Bell
Clouser: We have an existing utility easement on that 17A on the north end that we
need shown there.
Koch: Is that along the road as well?
Clouser: It is on the south side of the future road. I am not sure about when we do
the next one, the Marriott. If anything has to be relocated it will be at the
developer's expense.
Technical Plat Review
February 12, 2003
Page 12
LSD 03-7.00: Large Scale Development (Marriott Courtyard, pp 174) was submitted
by James Koch of CEI Engineering Associates, LLC on behalf of Mike Hoffman &
Curtis Wegener of Fayetteville Hotel, LLC for property located east of Mall Avenue and
north of Van Asche Drive. The property is zoned C-2, Thoroughfare Commercial and
contains approximately 3.30 acres with a 4 story, 113 room hotel proposed.
Edwards: The next item is LSD 03-7.00, the Marriott Courtyard. It is the same
property east of Mall Avenue and north of Van Asche, it is 3.3 acres. The
proposal is for a four story 113 room hotel building. From Parks, they are
requesting that the Trail and Greenway Coordinator to discuss the effects
of the development on pending west Mud Creek Trail construction.
Discussion should include the minor trail realignment, parking lot
drainage, sheet flow, connections to the trail from the Marriott
development. From our Landscape Administrator, she is asking that you
note on the plans the method proposed for irrigating the proposed
landscaping.
Hesse: James, also, are you planning on using that trail as part of your tree
preservation area?
Koch: Ok, and we will work with Steve on that trail discussion. I don't know
what the plan is or the grade or profile of that trail is yet but it was my
understanding that it was going to start increasing in grade to meet up with
Mall Avenue, which could have an effect on what we can ultimately do
with the drainage here as well. If you want to be a part of that then I can
just include you with any discussions that we have.
Hesse: Ok. I am assuming right now you are counting the trail as a tree
preservation.
Koch: Yes, we are counting everything. I did include a number in there to
identify what all of that area is in that trail if you want to remove it but we
are not planning on removing any trees.
Hesse:
Ok. I guess for us to do that we are going to have to verify the numbers
for the trail and they are going to have to find out what they will need for
the lighting.
Edwards: So Kim, there is no tree removal for this project right now?
Hesse: Right.
Edwards: From our Traffic Superintendent, he is commenting that the loading zone
under the canopy should be ADA accessible. It is the drop off point.
Technical Plat Review
February 12, 2003
Page 13
Koch: Ok.
Edwards: On your building elevations, all I have is something showing the south and
east sides, are the other two sides identical to it?
Koch: Yes.
Edwards: Along with that, in our commercial design standards there is a standard
that a reoccurring identifiable theme be incorporated between adjacent
buildings. The Olive Garden is kind of out there on it's own, I know. I
would like for you to explore possibly talking to your client about maybe
using some native stone instead of the brick. The roof color of the Olive
Garden is an orange color. Please try to find elements from the Olive
Garden that can be incorporated into this and then write me something to
that effect.
Koch:
I think the stone is possible. From discussions and dealing with these guys,
this is the architecturally approved model from Marriott Courtyard so
anything that would be done to change the appearance here will have to go
back to their corporate offices so I don't think they are going to do
anything different with the roof but I think the stone would be possible.
Edwards: Ok, just see what you can do. Secondly, this building is extremely visible
on all four sides. The sides of the building, we were wondering if you
could use some banding or something to articulate it. I hear what you are
saying about the architectural approval of the Marriott. However, I have
already had some comments from some different elected officials who feel
that this is not articulated enough.
Koch: Can you clarify articulated?
Edwards: I am thinking the solid beige, if we could break it up with some sort of
banding or something.
Koch: How about adding stone or brick pilasters to the face of the building or
something like that?
Edwards: That would work. The sign, I just wanted you to tell me the face material.
Koch: It is proposed to be a monument sign.
Edwards: Is it 30 sq.ft.?
Koch: It is not very big. The reason I don't have anything with more detail is
they just approved the new colors for their advertisement there. It is going
Technical Plat Review
February 12, 2003
Page 14
to be a monument sign with a concrete base. The base will be out of sight
and landscaped around the monument sign.
Edwards: Did you put where it was on this site?
Koch: It will be on the southwest corner of that intersection at Mall Avenue.
Edwards: Can you just go ahead and add the location on there to verify the setbacks?
The Design Overlay District does allow two wall signs. I am only seeing
one on this building. If you desire another, this building is extremely
visible from all four sides.
Koch: I don't think we will be adding anymore wall signs.
Edwards: The legal description doesn't close. The plat page is 174, dimension the
right of way. The curb cut, I know I have talked to you in the past about
lining that up with the Olive Garden, have you got any further on that?
Koch:
No I haven't. We recognize that that was agreed to and is desired. It is
just not clear at this point if we are going to try to have shared access for
the future lot that is going to be developed, if Olive Garden is going to buy
a little more property because of their parking issues or just exactly where
that location is at this point.
Edwards: What could we do to make that happen? I want to go ahead and approve
this and have some sort of guarantee that their new drive will line up with
it.
Koch: I just need to speak with the client on this. It is really not going to be done
by the client that is going to bring Marriott, it is the sister.
Edwards: If we didn't have that new driveway going in I would say just move
Marriott's down and line it up with that. What I am saying is your option
is to move it down where the approved location for Olive Garden is or to
get something worked out with Olive Garden.
Koch: You would prefer to have it lined up with the proposed cut for Marriott
right?
Edwards: It doesn't really matter to me. They are both far enough back, I just want
them straight or a distance that meets our standards. Right now I know
Olive Garden's is barely off set which is going to cause traffic conflicts.
Our Parking ordinance changed a little bit. We have a new parking
ordinance and the new one is one per bedroom plus 75% of that required
for other uses so we just need the parking table to be revised to show that
Technical Plat Review
February 12, 2003
Page 15
and hopefully it will still work out with the same numbers. I just don't
know without having a floor plan of the hotel and knowing what other
uses will be in it.
Koch: So for all of the accessory space you want to have parking for how many
spaces?
Edwards: It depends on the use.
Koch: I will have to get some more information from the architect.
Edwards: We have a requirement that there is a 5' greenspace from the parking lot
and property lines. On both the north and east side you have the parking
right up against the property line.
Koch:
In the event that we can show or demonstrate that we are going to put
detention on that west or east boundary of the site, all of that would be
greenspace in the detention area that is ultimately going to have to happen
for future development.
Edwards: Are you talking about offsite detention?
Koch: Yes, we are going to have to detain according to the current storm water
design criteria that the city has in place and that is going to mean that we
have to detain a fairly significant volume of storm water. We were
looking at that and if we do detain with future development out here could
we request a variance for that?
Casey: You do know that you just have to detain above what was planned for in
the original development?
Koch: That is correct. Once we do this lot split then we have three lots and then
we go to being considered lot 17 as a subdivision so there are stricter
requirements for handling storm water so this will be the only
development that we can get away with being grand fathered in with the
master and once we go to the next project out here then we have a
significant detention volume that is going to need to be addressed.
Casey: You are right, I wasn't considering that.
Koch:
What I was hoping to do here was with that greenspace requirement there
was just to expect detention in that vicinity or at least provide a general
location for the low point on that lot.
Technical Plat Review
February 12, 2003
Page 16
Edwards: I think maybe we could do that if you showed a 5' offsite
greenspace/detention easement or something and then we are only talking
about the difference of the property line just happens to lie outside but the
greenspace will still be there. On the north side all of that is deed
restricted greenspace so I think we can do that. Just get me something in
writing to that effect. Lighting in the Design Overlay District shall be a
full cutoff sodium to not exceed 35' in height. Mechanical and utility
equipment must be screened. The dumpster must be screened. I am
teetering on cross access being provided to the east, we can discuss that.
With a private drive I wouldn't require it but when we are talking about
making this a public street in the future that is something that we need to
look at. Revisions are due February 19a'.
Matt Casey — Staff Engineer
Casey: This private drive will need to meet the same requirements as a public
street.
Koch: Absolutely, we are planning on doing that.
Casey:
Also, we need to show on the grading plan or separate erosion control plan
all that is proposed for erosion control. I have got several notes here about
the erosion control and being in compliance with the Corp's permit that
was issued. There is also a letter from Ken Lyons about the development
will need to meet all of the requirements. I am sure that you have got all
the information about that. We need to go ahead and try to get that
prepared.
Koch: You want to see a full blown erosion control plan of the site?
Casey:
Yes, before we go onto Planning Commission. Any retaining wall over 4'
will have to be designed by a registered Professional Engineer and
anything over 30" has to have safety rails. You need to upsize the
proposed 6" water line to an 8" and we need easements a minimum of 10'
on each side of water and sewer lines. For sidewalks, the existing
sidewalk along Mall Avenue, if there is any damage done during
construction will have to be repaired. Also, there are five bicycle parking
racks.
Edwards: James, we are still talking about making this a public street in the future.
In that event, we will need sidewalks. We need to get them now as this
develops and also on the Olive Garden side that is already built so if you
could add those in.
Koch: Ok.
Technical Plat Review
February 12, 2003
Page 17
Casey: That is all that I have.
Jim Sargent — AEP/SWEPCO
Sargent: I believe there is a 50' building setback and utility easement along Mall
Avenue. I would like that to show on this print. I would also like to ask
for a 30' utility easement for that future street.
Koch:
Sargent:
Koch:
North?
Yes. Like I said earlier, our original plans were to go along the backside
of these lots. Maybe we need to look at bringing services down the side to
serve these.
That is what I prefer to do is keep things on the lot lines or adjacent to the
road and get away from this wetland area and the trail that is ultimately
going to be constructed.
Sargent: I need to look at that some more but if we do that we won't have to worry
about easements on the north side of this. I don't see a transformer
location shown on this layout. If we do that we will probably be looking
at putting a junction box over here in this southeast corner somewhere and
then we would get that to a transformer location and we will need an
easement to that transformer location wherever that ends up at. Any
relocation of our existing facilities will be at the developer's expense.
Johns Boles — Arkansas Western Gas
Boles: No comment.
Larry Gibson — Cox Communications
Gibson: I agree with that 30' UE that Jim asked for on the north side of that drive.
We have a distribution amp there on the southwest corner of this property
sitting right in the corner right there where you have got your telephone
marked. If we can get a 4" conduit from that location into your equipment
room. Do you know if your equipment room is going to be on the west
side of this building?
Koch:
I think we are going to have everything on the northeast corner of the
building. That is what the architect was eluding to with the discussions
that I have had with them. They want this area that looks like a loading
dock, that is where they want to try to put everything to keep it screened
from open view. We may be able to just come around the backside of that
Technical Plat Review
February 12, 2003
Page 18
court yard over to this area with that. Do you want a conduit all the way
from this box to the building?
Gibson: If you are going to do that, Jim is going to set a transformer out here on
this drive, if you just come about 4' from that transformer that will be a lot
shorter on your conduit and go to the northeast corner of the building
inside the equipment room. We are also going to need an access from
there to the next three floors. There will be equipment on each floor and
each floor will need a 3'x3' plywood mounted to the wall. The interior
wiring of the construction will be the responsibility of the builder but if he
would get with me there will be some specs we will have to deal with
before we can attach to it. From this distribution amplifier on the
southwest corner of the property, if you could sweep up with a 4" from
there and take it down to this location where the other one is going to go
from here into the building and then just sweep them both up about 4'
from the transformer. We will pull the line in.
Koch: Ok, that is not a problem.
Gibson: If they want to get with me we will go over it a little bit more.
Koch: It is probably going to be Oakridge Builders. I will pass that information
on.
Gibson: Just have them get a hold of me and I will go over it with them.
Sue Clouser — Southwestern Bell
Clouser: I can go the same route that Larry is going to go. I would like to have two
4" conduits and I need a pull string from those and I assume we are going
to go inside the building with the D mark and at that location I will need a
5/8" plywood backboard and a #6 bare ground back to power. Again, if
anything needs to be relocated it will be at the owner's expense.
Koch: Ok.
Edwards: James, I omitted the fire comments. He is asking for a free standing fire
depaitment connection at the northeast corner of the building in the
parking lot divider. Also, to relocate the hydrants on the northeast side of
the building to the same location as the fire department connection.
Koch: He wants the fire depai tment connection and the fire hydrant at the same
location?
Edwards: At the northeast corner in an island I assume. That is it.
Technical Plat Review
February 12, 2003
Page 19
LSD 03-8.00: Large Scale Development (Ruby Tuesday, pp 588) was submitted by
Mark Rickett of Rickett Engineering, Inc. on behalf of John Bruton of Ruby Tuesday for
property located north of Highway 62 and west of University Square Plaza. The property
is zoned C-2, Thoroughfare Commercial and contains approximately 1.43 acres with a
4,600 sq.ft. restaurant proposed.
Edwards: The next item is LSD 03-8.00 for Ruby Tuesday submitted by Mark
Rickett on behalf of John Bruton Brittenum for property located north of
Hwy. 62, west of University Square. The property is zoned C-2 and
contains 1.03 acres with a 4,600 sq.ft. restaurant proposed. I will start
with Parks, there is no comment. From our Landscape Administrator, the
tree preservation analysis shows that all existing trees on site are in good
health. Most of the trees onsite are in fact, in poor health and have
hazardous structural problems which is why she has indicated that they are
low priority so you need to indicate that on the plans and a site analysis
drawing is required prior to final approval.
Hesse: Mark, did you get me a site analysis drawing?
Rickett: I think that was included in the pack. I may not know what you were
looking for.
Hesse: Most of the trees out there, I think all of them are in bad shape. With this
project I would like to do a photo report and have photos of all of these
trees to have in the file in the future.
Rickett: Ok, I will submit a drawing.
Hesse: Under landscaping, you have got enough trees in the parking lot but you
need some in the corners.
Rickett: Does that count as interior?
Hesse: You have got the note, just put two additional trees. Thanks.
Edwards: From the Traffic Superintendent, ADA parking must be located at the
nearest access to the front of the building. Probably where these To Go
places are.
Rickett: Ok, that is not a problem.
Edwards: From Planning, I am looking for a floodplain reference to be added. The
right of way on Hwy. 62 should be dimensioned from centerline. The
requirement is 55' from centerline to be dedicated. I am almost certain
that has already been done.
Technical Plat Review
February 12, 2003
Page 20
Rickett: It has, I didn't show a dimension.
Edwards: If you could put the University Square ownership and zoning and then also
add the ownership across the street here. Add plat page 558 somewhere
on your title block for a reference. Please add blocks, show where the
University Square is and label all the streets for your vicinity map. A
previous Conditional Use has been approved for additional parking. I
think we are one under what we proposed.
Rickett: Yes, because they added the To Go spaces.
Edwards: For the driveway, we do have driveway width requirements and that is 27'
if you can get that reduced. I don't think it is dimensioned.
Rickett: The reason I asked that is because all of our drives on the interior are 24'
and I bet that is wider because we aligned this kind of skewed. We lined it
up with the one across for when we did the Conditional Use for our
parking they asked us to do that. I bet that is just because the radius was
too large so I will check that.
Edwards: Only one free standing sign is allowed per lot and that is from our sign
ordinance. Previous approval of the Hampton Inn has indicated the
freestanding monument sign here in the southeast corner, that is going to
be a shared sign between the Hampton Inn and Ruby Tuesdays and so that
is what we are going to be looking for and this pylon sign at the other
comer is not going to be allowed.
Rickett: Why is that?
Edwards: Because there is only one sign allowed per lot. Our ordinance works if
you are on a joint identification sign then you cannot have a second sign of
your own. For the Hampton Inn to have a sign down here it has to be a
joint identification or else it is an offsite sign for them. Either they have to
share a sign with Ruby Tuesday to have this sign or they don't get a sign
at all. From talking with the developer of this property, Mr. Krushiker,
that is what he indicated that he wanted to do and that is how we approved
the Hampton Inn. We can always go back. I assume that they had some
sort of an agreement to allow for that.
Rickett: They have an option on the property but they haven't closed or anything
so they may have some discussion between them. I don't know how this
is going to work out. Where we have got this pylon showed they do want
that.
Technical Plat Review
February 12, 2003
Page 21
Edwards: In the event that this shared sign were eliminated and they elected to try to
obtain this pylon sign that is not meeting setbacks for a pylon sign. Our
pylon sign setbacks start at 15' and increase with height so by the time you
get very tall you are looking at a 35' setback. Secondarily, it has to be
approved by the Planning Commission regarding Commercial Design
Standards so we need to know how to recommend for approval. We
probably won't recommend approval of a pylon sign in that location.
Denny's doesn't have one.
Rickett: Does the Overlay District proximity have anything to do with that?
Edwards: The Overlay District specifically prohibits pylon signs. I realize that it
runs right here and the Planning Commission reviews it and can decide
that that is large and out of scale for the area so they will make a
determination based on that. I will need to know exact height, setback,
dimensions of the sign, what it is going to look like.
Rickett: We had this discussion. That is a big issue with them so we will see what
happens.
Edwards: If they want to work with the Hampton Inn, I know that was a big issue for
them.
Rickett: I didn't know that.
Edwards: The parking lot lighting, most of the parking lot is in the Design Overlay
District which requires full cutoff sodium light fixtures not to exceed 35'
in height. We do have requirements that the freezer be architecturally
incorporated into the building. It looks like I am seeing a wood fence on
the backside here.
Rickett: I don't get much involved in the elevations. I believe that the freezer is
architecturally incorporated. That fence that you are seeing is just a little
security area in the back.
Edwards: Is it going to be painted green?
Rickett: I don't know.
Edwards: Just see what you can find out before we go before the Planning
Commission. Utilities, meter boxes, condenser units, transformers, all of
that has to be screened. Do you know if anything is going to go on the
roof?
Rickett: I believe so. In fact, I had this discussion with the architect.
Technical Plat Review
February 12, 2003
Page 22
Edwards: How this works is everything has to be screened by a periphet. If I don't
see it on these elevations I am going to assume that I don't see it when I
go for a final inspection.
Rickett: He asked that and I gave him a positive response that we would have to
screen everything on the roof but evidently it didn't get shown so I will get
back with him.
Edwards: Dumpsters shall be screened with architectural materials to match the
building. Pedestrian access is one of the requirements in the Design
Overlay District. What we will be looking for basically is sidewalks
running from the highway up to the building. You can just build a
sidewalk leading up to the parking lot close to the door if possible.
Revisions are due February 18`h by 10:00 a.m. Also, are you planning on
sprinkling this building?
Rickett: I don't think so unless it is required.
Edwards: It is not required. He said you were a few square feet under the
requirement. However, he would like to recommend that you sprinkle.
He is recommending that the hydrant located at the northeast side of the
building on an existing 8" water line be placed in the landscaped area.
Rickett: There is an existing hydrant on the west side.
Edwards: Maybe he is recommending you put one there. I will find out and get back
with you. I think he is asking for one to be placed at the northeast corner
in the landscaped area. Again, that sounds like it is a recommendation but
not a requirement. That is all I have.
Matt Casey — Staff Engineer
Casey:
On your grading plans you need to show all of your proposed erosion
control methods and devices. Also, there is a setback on grading 5' from
the property lines unless you can get written permission from the
adjoining property owner. We don't have to have it prior to Planning
Commission, just prior to construction. All of this is in writing. Any
work done in the Highway Department right of way requires their
approval. Sixth Street is a principal arterial that requires a 6' sidewalk and
a minimum of 10' greenspace. Along Sixth Street we will need you to
remove that existing asphalt shoulder that has been being used as a
sidewalk. During the Planning Commission approval of the Hampton Inn
they discussed, and they got commitment from the owner that sidewalks
would be provided along this private drive to connect.
Technical Plat Review
February 12, 2003
Page 23
Rickett: It has never showed up on anything they have sent me.
Casey: They have stubbed out, or they were going to, the plan shows a stub out
for sidewalks from the Hampton Inn up here so if you can just connect to
that and bring the sidewalk along, I think it is a 6' but we will check the
width and location for you. I need to pull those Hampton Inn plans to find
out. On the drainage report, did you use the City of Fayetteville chart?
Rickett: Probably not, I think I used the Northwest Arkansas Highway
Department's.
Casey: That is close but not exactly. Do you have a copy of our drainage
requirements?
Rickett: I don't know if it is current. I have one from years past, I have not done
this in about six years up here.
Casey: I don't know if it has changed. You are welcome to borrow mine and
make a copy if you would like. It has a checklist in it. Not all of that is
required at this stage but for construction plans you will need it. I also
notice that you are detaining in pipes and that the outfall is an 8" pipe.
The minimum size storm sewer pipe allowed is 18", that is for
maintenance purposes. You can block it off to get your restriction and that
plate can be removed if you need to maintain it. If you will give me your
fax number I will fax you an IDF chart.
Rickett: Ok.
Glenn Newman — AEP/SWEPCO
Newman: How tall is this pylon sign or is it a moot point?
Rickett: It probably is. That means the whole site may go away as well. I think it
is 35'.
Newman: That utility easement and overhead power lines, we can discuss that later
if you want to.
Rickett: Let's wait and see what happens with the sign.
Newman: You have it shown from over here behind the University Square. What I
would propose to do for the hotel is to come in this way and I can feed
those from that direction so that would be a proposal that I would like to
plan on. We will just get it to come back to a point in here and then I can
Technical Plat Review
February 12, 2003
Page 24
go south to the transformer this way and underground. We will just get an
easement from you from whichever direction we decide to go to. Any
relocation will be at the developer's expense. These houses, they are
going to be gone, what is the time frame? Are they going to require
service?
Rickett: I don't know what Hampton Inn's time frame is. I thought that they
would be in before we would.
Hesse: They are coming out right now I think.
Newman: We might have a problem with maintaining service to one if we start
trying to modify the existing facilities but we will work with you on that.
We hope you all will give us a little slack. That is all the comments that I
have.
Johny Boles — Arkansas Western Gas
Boles:
Rather than what is shown I believe we would elect to tap our line on the
north side of Hwy. 62 on the southwest corner in the general vicinity of
where that pylon is shown is where the gas meter would be located and
then the customer will have to run their private line to the point of entry to
the back of the building.
Larry Gibson — Cox Communications
Gibson: Where you have got these orange conduits shown coming out of the back
of your building over to the east, that is fine. You can straighten those out
if you want to. I don't know why you have got the bends in there.
Rickett: There were some conduits shown under this private drive and these over
here are not existing as far as I know. I was using information from CEI
and I assumed some of the existing stuff would be gone.
Gibson: If you just want to sweep north out of that building and then just turn east.
If you are going to extend it across this street right here then just go ahead
and extend it over to the back of this property. That is where our facilities
are and I believe phone is over there too. Just make sure they get a pull
string in them and give us a couple of weeks notice before you start your
project. That is all I have.
Technical Plat Review
February 12, 2003
Page 25
Sue Clouser — Southwestern Bell
Clouser: I agree with Larry for the conduit and we need a pull string in it and any
relocation will be at the owner's expense. Are you going to have a phone
room inside?
Rickett: I believe we do at that northeast corner.
Clouser: I will need a 5/8" backboard and a #6 ground back to power. If you can
notify me 30 days prior to breaking ground.
Rickett: What else?
Edwards: That is it.
Technical Plat Review
February 12, 2003
Page 26
PPL 03-1.00: Preliminary Plat (Persimmon Place, pp 438) was submitted by Chris
Brackett of Jorgensen & Associates on behalf of ARC Construction for property located
at the northwest corner of 46`h Street and Persimmon Place. The property is zoned R-1,
Low Density Residential and contains approximately 58.11 acres with 154 lots proposed.
Edwards: The last item is PPL 03-1.00 submitted by Chris Brackett of Jorgensen &
Associates for property located at the northwest corner of 46th and
Persimmon. The property is zoned R-1 and contains 58.11 acres with 154
lots proposed. This is the second time we have seen this at Plat Review.
There has been a little bit of a redesign with Broyles Street running
through the property. From Parks, 154 lots at $555 per unit is $85,470. I
am sure you heard me say that the new ordinance took effect February 7`h
so that is up a little from the last time. From Traffic, street light spacing is
required every 300' at intersections and at the end of streets. Some of the
lights are too far apart and one should be at the end. Again, we will be
reviewing the covenants to make sure that they match the Bill of
Assurance that was required with the rezoning. Final Plat approval will be
contingent upon Council amending the Bill of Assurance. I heard that
went really well. Also, the landscaping required by the Bill of Assurance
shall be installed prior to submittal of the Final Plat. Lots may only access
interior streets and you will have a note on the Final Plat to that effect.
Also, all subdivision signs will be approved by the Planning Commission
at the time of Final Plat. Utilities shall be placed underground. A
floodplain development permit is required prior to any work in the
floodplain. The out lots shall be designated as common property and
possibly a trail easement. Have we had any more discussions on that?
That is sort of a left over comment from the last time.
Brackett: I designated it as a common area. I am reluctant to designate the utility
easements, I don't know what they want.
Edwards: Can you talk to Steve about that? That was one of his comments from
before. I saw that you have got your buildable area on there, does that
exclude the building setback area?
Brackett: Yes, it does exclude it.
Edwards: There will be a Master Street Plan amendment process with this plat and
we will process that together through Planning Commission and then it
will have to go on through City Council. The sidewalk along Persimmon
and 46th Street, that will be required to be built when the subdivision is
constructed. Then there are standard comments. I am sure I went over
these with you last time. The sidewalks must be installed prior to Final
Plat approval unless they are guaranteed by money only, not a letter of
credit or bond. That is all that I have.
Technical Plat Review
February 12, 2003
Page 27
Matt Casey —
Staff Engineer
Casey:
Brackett:
Casey:
Brackett:
Casey:
Brackett:
Casey:
Brackett:
Casey:
Brackett:
Casey:
Brackett:
Chris, the Engineering and Planning staff is discussing what is going to be
required for street improvements along 46th, if any. We haven't got a
recommendation at this time. We are going to determine costs and make
sure that because of the changes with Broyles and the engineering fees that
we are not putting too much of a financial burden on your client. Right
now we are discussing what will be done on 46th Street and we will let you
know as soon as we know something. We need an additional easement
across 40, 10' and across 41 and 20, our force main is going to be coming
down through here and is going to turn.
It is going to be on the west side of the power pole, can it not run right
here?
It is going to be running along this easement.
It is not going to be in the right of way?
It is going to be pretty close here in this corner.
How about I line this up?
That is good, 10' at least here, here, and here. This is probably
unbuildable here anyway.
That is all going to be gone. The house is going to sit there but you're
right, there is not going to be a house sitting in that one point. I will just
move that to the other side of the power pole.
I don't know if Ron mentioned this to you, the curb along Broyles needs
to be a 9" curb instead of a 6" that way after the construction of the sewer
plant the city can come in there and overlay it. Did the wetland
delineation get done for this site?
I believe we were doing that, let me check on that.
We will need a stub out from the sewer line for development up here. I
think you may have shown on the grading plan an access easement
through here for the sewer lines, that can also serve as access to this lot
155.
Ok.
Technical Plat Review
February 12, 2003
Page 28
Casey:
The proposed sanitary sewer along Broyles Street between Homespun and
Persimmon needs to be relocated to the east side of the overhead electric
line to accommodate the construction of the City's sanitary sewer force
mains. An 8" sanitary sewer line needs to be stubbed out to the east
between lots 145 and 144 to allow connection for the adjacent property.
An access easement with a 12' wide gravel drive is needed between lots
25 and 26 to maintain the manholes. This can also serve as access to lot
155 for maintenance of the detention pond. This property is located within
the boundaries of a sewer improvement district. Each lot within this
subdivision will have to pay the additional fees along with the property
taxes to Washington County. An 8" waterline will need to be extended
north along the future Broyles St. to Wedington to create a loop to feed
this subdivision. As proposed, the subdivision would be supplied by a
long dead end 8" main.
Brackett: This developer needs to pay for that?
Casey: Yes, because it is in the right of way.
Brackett: What if this is not approved by the Council to amend the Master Street
Plan?
Casey:
It will have to go a longer route. For sidewalks, Broyles is a collector
which will require a 6' sidewalk with 10' greenspace. Since the sewer
force main is going to be over here you can go ahead and construct this
section and then from here on up. Persimmon and 46th Street are both
collectors, a 6' sidewalk and a 10' greenspace. That is all I have.
Edwards: Utilities?
Mike Phipps — Ozark Electric Coop.
Phipps: Did you check on that transmission line that you are showing 40' on?
Brackett: There is actually a bust on the legal for this property. I showed what I
thought was the intent on it.
Phipps: You may want to call Jim Crown over.
Brackett: That is who I got the easement from.
Phipps: Over here on lot 154, I need six 4" crossings there.
Brackett: I have them all being six 4".
Technical Plat Review
February 12, 2003
Page 29
Phipps: How about under 27 and 28, under the drainage, four 4" here. I take it that
we are going in front?
Brackett: Lots one through forty will be in the front.
Phipps: If we could come from 49 and 48 over to 29 and 30, move that crossing. I
don't want to come in and have to put my junction by this sewer manhole
and everything, I would like it in a cleaner place. Just turn it here. 29 and
30 to 49 and 48. That will keep us away from that sewer.
Brackett: If I get 3' of clearance on top of that drainage pipe would I need that?
Phipps: It would have to be 48". Anything that is less than 6' I am going to have
to have conduits under. I guess you have got easements for all the street
lights?
Brackett: Most of them are in the front.
Phipps: I just need 10' on each side of them.
Bracket: I am going to move some of those but I will just add it.
Phipps: Lot 155 is just a detention pond right?
Brackett: Yes.
Phipps: That is all I have.
Johny Boles — Arkansas Western Gas
Boles:
Chris, the only question I have is the east side of lot 40, which is within
that 40' Ozark easement that you are showing, what are you showing up
the east property line of lot 40, is any of that general or is that just a
continuation of Ozark's easement up the east property line on 40?
Brackett: I am showing a 25', which I am going to add another 10' to.
Boles: As general?
Brackett: Yes, but they are going to be putting their force main down through that. I
assumed you would cross the street and then go down. I assumed you
would cross there and then go down. They are going to put their force
main on the west side of the power poles and we are going to have sewer
on the east side.
Technical Plat Review
February 12, 2003
Page 30
Boles:
Brackett:
Boles:
Brackett:
Casey:
Another option could be we could go up the east side of Broyles Street
from 106 to 83 to the southeast corner of that intersection and then go
across, whatever works better for everyone. We could cross at the north
ends of the lots rather than the south ends of the lots.
I assumed you would run along 36 through 40 and then cross Broyles and
go south.
What we are saying is move the crossing to the intersection.
Ok, I will move that.
That force main will be a dual 24" sewer force main on the west side, it
will cross 40 and 41.
Brackett: It will have to get under our drainage.
Casey: A minimum of 3'.
Brackett: You will be in there before that force main.
Phipps: Let me know the depth of that so I can adjust my cable there if we need to.
If we need to move it later it will be expensive. It will be 48" whatever.
Larry Gibson — Cox Communications
Gibson:
Sue Clouser
Those easements are fine. That is all I have. Please ask them to give us
notification when they break ground.
— Southwestern Bell
Clouser:
Edwards:
I agree with the changes that we made. We are asking that the developers
provide us a trench. Either that or we need to go in with one of the other
utilities. Part of the selling point of that is if you provide us the trench and
give us 30 days notice we will cable the whole subdivision all at one time.
If we don't do it that way we will only start cabling if we see foundation
going in. I think I said before, any relocation will be at the developer's
expense.
Meeting adjourned.