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HomeMy WebLinkAbout2003-03-12 - MinutesMINUTES OF A MEETING OF THE TECHNICAL PLAT REVIEW COMMITTEE A regular meeting of the Technical Plat Review Committee was held on Wednesday, March 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 03-26.00 & 27.00: Lot Split (City of Fayetteville, pp 219) Forwarded Page 2 C-PZD 03-2.00: Planned Zoning District (Lowes, 557/596) Forwarded Page 5 R-PZD 03-3.00: Planned Zoning District (North College Development Company, pp 485) Page 15 LSD 03-11.00: Large Scale Development (Alliance Properties, 366) Page 19 Forwarded Forwarded LSD 03-12.00: Large Scale Development (Skate Station, 639) Forwarded Page 25 LSD 03-13.00: Large Scale Development (Duncan Street Apartments, 561) Page 32 Forwarded PPL 03-9.00: Preliminary Plat (Clabber Creek, Phase II, pp 322) Forwarded Page 38 PPL 03-10.00: Preliminary Plat (Copper Creek, Phase II, pp 61/100) Page 43 Forwarded STAFF PRESENT STAFF ABSENT Matt Casey Sara Edwards Renee Thomas Kim Hesse Rebecca Turner Perry Franklin Danny Farrar Travis Dotson Technical Plat Review March 12, 2003 Page 2 LSP 03-26.00 & 27.00: Lot Split (City of Fayetteville, pp 219) was submitted by Edward Connell on behalf of the City of Fayetteville for property located at 3265 Gulley Road. The property is in the Planning Area and contains approximately 12.0 acres. The request is to split into three tracts of 4.0 acres, 3.0 acres and 5.0 acres. Edwards: Welcome to the Wednesday, March 12, 2003 meeting of the Technical Plat Review Committee. The first item on our agenda is LSP 03-26.00 and 27.00 which is the City of Fayetteville submitted by Ed Connell on behalf of the City for property located at 3265 Gulley Road. The property is in the Planning Area and contains approximately 12 acres. The request is to split into three tracts of 4.0 acres, 3.0 acres, and 5.0 acres. Really the only issues that there are is that Gulley is on the Master Street Plan, it requires 45' from centerline and I don't know how we want to address it if we want to go ahead and dedicate the right of way or if it doesn't really matter because it is city property. Also, we need to make sure an access easement is granted to the back lot. The other problem is that there is no street frontage on that back piece for Ozark Electric I think that it is ok because we are using it for utilities only but you will have to go to the full Planning Commission to get a waiver on that. I don't think it will be a problem. Connell: It has to go to the full Planning Commission? Edwards: Yes, because it is not meeting our street frontage requirements. Everything in the county has to have 75' of frontage. That is all that I have. There were no comments from Engineering on any of it. Connell: You basically want a total of 45' from centerline along that front because city property goes on the east and west side. In fact, the property at the comer is in the east right of way. Edwards: It is probably a good idea to just go ahead and do a right of way dedication on it. Connell: I am saying that the dedication will have to be the whole thing. Edwards: Utilities? Mike Phipps — Ozark Electric Coop. Phipps: I would like a 20' easement shown along Gulley Road outside of the right of way. Sara, where are you taking your access easement at? Edwards: They are doing it on this strip. Technical Plat Review March 12, 2003 Page 3 Connell: There is an existing utility easement out there. Boles: You are going to have to dedicate additional right of way so we need that shifted back to the west. Phipps: Can we make that access a UE back to that 3.0 acre tract? Connell: Let's make the access a general utility easement and not just a UE. UE doesn't tell us anything. Boles: You are going to need it at this property line. Connell: For what purpose? Boles: To get back to tract C. Connell: For what purpose? Phipps: If somebody builds a house we are going to have to get power back there to them. Connell: You have got power in there. There is an easement on the north side of this property and Ozark has power lines that goes all along the north side of this property. Phipps: That is a transmission line we can't access that to serve this. Connell: No, no it is not a transmission, this is on the north side not the west side. It goes all the way from Gulley Road all the way back to Ozarks' property. Clouser: Is it a utility easement? Connell: It is a power easement. It is not an open utility. Clouser: The other utilities will need to get back there also. Connell: There are no utilities going to this piece of property under the current regimen. We have got water right next to it but they are not using water. The only thing that they have is the power line and the easements that come in off the other property. Edwards: Mike, you know why we are doing this split don't you? Connell: Basically Ozark is putting a substation in right here and that is what this three acres is for. Technical Plat Review March 12, 2003 Page 4 Clouser: Do you need phones in your substation? Phipps: We can access that easement on the north side if you guys want to get in there. Sue Clouser — Southwestern Bell Clouser: I haven't gone out and looked at it but I will need an easement to get phones back to that substation. I don't know what is existing out there but you need to give me a path to get phones back there. Phipps: If it is our single line there you can run with us. Connell: The only problem I have is I can't find the easement. Phipps: You won't find it. When that was put in it was probably a handshake with the property owners is all it was. There was never anything signed. Connell: It crosses boundary lines as well. Phipps: When this power was put in in the 30's and 40's that is the way they did it. A lot of time the farmers were the ones putting the poles up and cutting the brush and doing all of that. Connell: What we can do though is to provide you a general utility easement along the north line of this property all the way from Gulley Road back to the back and it will all be set back in there. Larry Gibson — Cox Communications Gibson: That is fine as long as we have got an easement from Gulley back there. I don't care if it is on the north or the south side, just a general utility easement. Connell: 20'? Gibson: That is fine. Technical Plat Review March 12, 2003 Page 5 C-PZD 03-2.00: Planned Zoning District (Lowes, 557/596) was submitted by Lance Mills of Ozark Civil Engineering, Inc. on behalf of Lowe's Home Centers, Inc. for property located at the southwest corner of Finger Road and Highway 62. The property is zoned C-2, Thoroughfare Commercial, R -O, Residential Office, and R-2, Medium Density Residential containing approximately 21.53 acres. The request is for a Commercial Planned Zoning District for a Lowes Home Center containing 13.9 acres (133,532 sq.ft. building) and a retail out lot containing 7.9 acres with 3.1 acres of tree preservation proposed. Edwards: The next item is C-PZD 03-2.00 submitted by Lance Mills of Ozark Civil Engineering, Inc. on behalf of Lowe's Home Centers, Inc. for property located at the southwest corner of Finger Road and Highway 62. The property is zoned C-2, Thoroughfare Commercial, R -O, Residential Office, and R-2, Medium Density Residential containing approximately 21.53 acres. The request is for a Commercial Planned Zoning District for a Lowes Home Center containing 13.9 acres (133,532 sq.ft. building) and a retail out lot containing 7.9 acres with 3.1 acres of tree preservation proposed. When this is resubmitted we are expecting the development chart on this. With Parks, there is no comment with regard to parks. Tree preservation, Kim, did you get the plan and the drawing? Hesse: No. Edwards: He did bring it in and we have it. I will look at that. I am looking for adjacent property owners to be shown on the south and the north. Add plat page 557 and 596 needs to be referenced somewhere on the front page. That is our city reference system. 55' from centerline shall be shown as dedicated by the previous lot split. What you have got here looks like a 40'. Mills: We went ahead and showed that 55'. Edwards: Along with that that sidewalk needs to go at the back of the right of way line. Driveway widths, we have a requirement that they may not exceed 39'. How that works is a 15' in and two 12's out. The private drive shall meet minimum street standards. Parking lot lighting needs to be a full cutoff fixture pointed downward. Screening, we do have screening requirements for adjacent zoning which we need to look into as far as how it all develops. I don't know without knowing what is going on over here as far as that. Mills: The plan back there is future residential. Edwards: Then there will be screening required. Technical Plat Review March 12, 2003 Page 6 Mills: They are higher than we are so I don't know what type of screening that is going to be. Edwards: Kim, did you hear that? They are planning on developing a residential subdivision back behind this here so do we need to address some sort of screening as a requirement between zoning districts? Hesse: Is that something that your client wants to build in? Mills: That is not part of our development. Hesse: We will wait until later. Edwards: We did get your new color elevations. However, we did not get any details on the sign. We need a color elevation of that and it needs to specify height, dimensions of the sign, size. Mills: What about a shopping center development sign that incorporates this as well as what is left. Edwards: We do have a provision for what is called an area identification sign. It actually allows the sign to be bigger than it would be if it were a single tenant. If you want to contact me I can get you a copy of our sign ordinance. All utilities have to be underground. We do have a requirement that everything that is existing as far as utilities, has to go underground with the exception of electric over 12KV can be left above ground if it is existing. As far as landscaping, the requirement is one tree per 30' of frontage along both 6th Street and a private drive with a continuous planting of shrubs. Site coverage note should be added. I don't know if you can meet that, the requirement is no more than 85%, you might be able to meet it without including this tree preservation area. We can look at that. I also talked to you about a letter describing the tree preservation area offsite and how that is going to work. Hesse: Sara, I have a question about these utility easements that cross this path. It is not going to be allowed to count as tree preservation. Mills: The overhead electric that runs to the south? Hesse: Yes. Mills: It currently provides service to the Leffler tract. Hesse: You will have to just cut that off your preservation. Technical Plat Review March 12, 2003 Page 7 Mills: Ok, so because it is existing it can stay but we can't count it towards tree preservation. Edwards: As far as commercial design standards, there is a requirement to avoid long, unarticulated wall surfaces. I would like you to add some columns to break that up some. Also, I didn't get a chance to look at these new ones. Is the base split faced block? Mills: Correct. Is this enough articulation for you on this new one? All of these are columns. Edwards: It is split faced all the way around? Mills: I'm not sure. Edwards: Send me a letter better addressing that. Mills: I think this side is smooth. Edwards: You may have to look at at least the side facing this drive over here knowing that it is going to go public at some point. As far as the sign, the structure is fine, we just have to make sure that the lettering doesn't go more than 18" above the roofline. You are going to screen the rooftop utilities and you are going to do that with the wall actually extending? Mills: That was only anticipated on the side adjacent to the buffer tract. They will be screened from front view and this view with a parapet wall. Edwards: Ok. Mills: We had not proposed in the back. Edwards: I just think that we should probably number these lots. Mills: We will just number it as we had it shown on the lot split. Edwards: We didn't label this one on the lot split because we would've exceeded the number of lots. Also, we are going to have to take this out of the lot split also because it exceeds the number. If we want to number this so it can be adjusted later or number this however you want to do that. I think you do probably want to number this because you have exceeded the lot splits and it would require Preliminary Plat and Final Plat so if we just number it here. Mills: You want a separate legal and call it for future? Technical Plat Review March 12, 2003 Page 8 Edwards: It would be nice if we could just label it lot 2B, not on the lot split, just on here. Depending on how you want to do the tree preservation, we can just do that later. Drive aisles, there is a 27' width maximum, you have got 40' and 50'. You need to justify it in a waiver in writing to the Planning Commission. We will require the tree preservation easement to be filed prior to building permit. Contractors spaces exceed the 9'x19' allowance. We will have to do a waiver on that too. We will put a limitation that no additional curb cuts will be allowed for these lots. Do you have a curb cut planned? This lot 2B will be processed as a Large Scale later. Wetlands delineation, where are we at on that? Mills: The permit has been issued by the Corp., we are just waiting for it to come in. Edwards: Do we have any information on it? I am assuming we did a delineation. You didn't provide that to us, can we get that? Mills: Yes. Edwards: I just wanted to remind you that impact fees are effective June 16, 2003 based on the tap size. Mills: The building permit has to be pulled by that date? Edwards: The building permit has to be pulled before then and then the building has to have its final Certificate of Occupancy prior to December 16`h Mills: Of 2003? Edwards: Yes. Mills: Have you guys determined the amount of the impact fees yet? Edwards: Yes. It is based on the meter size. Mills: If you start construction before June 16th but you don't complete by December when and how is it when you get your C of 0 you will have to pay? Edwards: Yes. Mills: We will have to pay those. Edwards: That is all that I have. Technical Plat Review March 12, 2003 Page 9 Matt Casey — Staff Engineer Casey: I have several minor comments here and will hit only a few of them. If you have any questions about the others just give me a call. There is an existing 12" water line running along Hwy. 62. I need you to show that and also show a connection from your proposed line out to that to provide a loop through here. We do require easements a minimum of 10' on each side of all proposed water and sewer lines. I think Sara might have already told you that Hwy. 62 is a principal arterial and we need a minimum of 6' sidewalk and a minimum 10' greenspace. I think we talked a little bit the other day that we are going to need some sort of agreement to use this detention pond for these other lots. Mills: The maintenance agreement? Casey: And the use of it. Mills: Easement agreement, ok. Casey: She made my comment about the minimum street standards. Sherman Way, even though it is a private street, by ordinance it still has to meet our minimum street standards. Mills: Does it meet it now Matt? Casey: We don't have the details of it yet. Edwards: Have you submitted that? Mills: For this next submittal is it ok just to have a note on there that this has to meet city standards? Casey: Yes. The rest is just minor comments. If you have any questions give me a call. Mills: Something I should've addressed earlier was the size of the drives, the width of them. I am envisioning that that is going to be a public road later, can we request a variance on the width of that one? Casey: You can request one. We can look and see what the standards are. You are just talking about right up in this area? Mills: The curb cut itself. Technical Plat Review March 12, 2003 Page 10 Casey: Edwards: Mills: Edwards: Mills: Casey: Edwards: That would be more of a Planning issue. On this part, yes. This one, we can narrow it up. We do need to look at this though with regard to meeting our street standards. We did a traffic impact study. I suppose you will probably want a copy of that as well. I will also add that in the drainage report it is kind of hard to tell which areas, you have three or four different discharge points. Somehow show which drainage area is going to each. It is a little hard to follow on that, maybe use a different line type or something. Utilities? Oh, when you get your new plans for Subdivision there is going to be a development shown on this lot so if you guys have any additional comments with regard to that let me know. Glenn Newman — AEP/SWEPCO Newman: Ok. All of these overhead electric lines do not exist. I have my power, a 12,000 volt line along the north side of Hwy. 62 and then I have a 12KV line on the east side of Finger Road that runs north and south. That line that is in the middle is Ozark's line. I can come from either of those two directions. I don't know what the magnitude of the development is or what I need to get in there and get. Mills: We are sending you a request by letter, it should be in the mail. We have got specifications that show exactly our line size and phase and all of that. Newman: Mills: Edwards: Mills: Newman: Ok. If the tree preservation area is in conflict with any kind of utility easement down this new street on the west side there may be a little problem. If we carry the overhead electric over the west side on Sherman Way? You can't, it has to be underground. We need to pull underground off from Finger Road. Either from Finger Road or from Hwy. 62 down the side of Sherman Way, whichever is the path of least resistance. It looks like it is probably going Technical Plat Review March 12, 2003 Page 11 to be about the same distance from either direction. Ozark Electric's territory is just south of the development I believe. Mike and I are going to make sure of that and he and I are going to get together and visit about that. This power line that runs north and south is Mike's. He will have some comments about that. Any relocation of any of our facilities will be at the owner/developer. Once we decide we will work out details. It will be our standard package as far as expense verses revenue and you providing the conduits and the ditches. Mills: What about the transformer itself'? Newman: The transformer I will provide you, you will provide the pad for the transformer to sit on. We can go over those requirements. Mike Phipps — Ozark Electric Coop, Phipps: That overhead that is running through here is 14.4, it is a main three phase feeder line. If that is to go underground the developer will be responsible for the trench and conduit and any switching I have to do. It could run a quarter of a million or something like that. Edwards: What are we talking about? Phipps: Right through the middle of the property. Edwards: That's existing, that's fine. You can leave that overhead. Phipps: It also has a 30' easement with it now that needs to be shown, 15' on each side of that power line. Mills: I don't envision us leaving that in it's current location. If I am hearing correctly, if we relocate it can we take it over here? Phipps: If you relocate it it is going to go right where it is at underground. It will not be moved from that location. If it is moved from that location the developer is going to be responsible for acquiring any offsite easements from any other property owners the other side of Hwy. 62. This line comes through SWEPCO's territory right now. It is on a section line going back up to Old Farmington Road back on top up there. Relocating it from this spot would be up to you to acquire easements and it would be a lot more expensive. Mills: If we were able to acquire the easements would you have any objection with us bringing it up the west side of Sherman Way and back behind the development? Technical Plat Review March 12, 2003 Page 12 Phipps: I just don't see how you can do that. This is SWEPCO's out here. We would have to run down the other side of SWEPCO on the other side of Hwy. 62 to come around this way. That is not going to work. Newman: It is probably going to require an additional easement for them in addition to the easement for our 12KV line. Phipps: Our overhead has to have 30'. If you go on the other side and give us another 30' you are into parking areas and everything else through there and the trees that would have to be cut to do that. Mills: Ok, point taken. We are going to be doing a lot of cutting in this area so you are saying that we can leave in an overhead line if we chose to. That being said, we are still going to have to modify the grade and put new poles in. That would be alright? You wouldn't have any objection to that? Phipps: No, it would be at your expense but no objection to it. Mills: If we take it underground our contractors would dig the trench and you guys would install it but at our cost, is that right? Phipps: Yes. You would be responsible for the trench and the conduit for that three phase. Mills: Do you have the specifications on the trench? Phipps: I can get with your contractor. Mills: If I could get that in advance I can make sure to spell it out so they can bid it correctly. Phipps: Whatever we do this overhead will not come out until an underground or something else is put in because it feeds quite a few people. If we work it, it will have to be hot and that will be even more expensive to do that. Johny Boles — Arkansas Western Gas Boles: Currently we have facilities to the southeast corner of the Superior Bank property. Measuring from the centerline of Finger Road going to the west I show a 2" crossing 430' west of that centerline. It just crosses from the north side of Hwy. 62 to the south side. That is where I would prefer to pull off of if I could find it. What easement width are you showing on the south side of Hwy. 62? I don't see that it is labeled anywhere. Technical Plat Review March 12, 2003 Page 13 Mills: Normally we would lay it out with a 20'. Boles: Mills: Boles: Mills: Boles: I know we had an easement on the Superior Bank property but I'm not sure what we have got west of here. We are going to need at least 20' adjacent to the highway right of way. You say that is a 2" that you are going to pull off of? That would be more than adequate. Is this the gas meter location that you are showing here? Yes. I am going to need to get load information from you so we can calculate a rate return to see if there are going to be any charges. Mills: You too will get a letter. Boles: That is all that I have. Let me ask one other thing, Glenn, you are on Finger Road? Newman: Yes Sir. Just on the east side of Finger Road. It comes down and then goes into Wal-Mart. Boles: If you had to pull off over there where would you come from? I guess another question might be would we need to label this cross access easement over here on the south side of Superior also utility and cross access easement? Newman: Yes, if we need to go in that direction. Boles: That is all I have. Larry Gibson — Cox Communications Gibson: This easement running north and south here on the east side of the property, that is a 20' general utility easement, is that correct? Mills: That is correct. Gibson: The only thing that I would probably need then would be a 4" quad there. Also, here on the back of the building where you have the underground electric location for a transformer and generator, please put me a 4" from Technical Plat Review March 12, 2003 Page 14 the back of that easement over to about 3' from the electric meter. That is all that I need. Boles: One thing I did overlook is this 20' easement you are showing here is going to need to be extended all the way along this south boundary. Gibson: That will give everybody enough room to get in there and get into the building. Mills: What about slopes in those easements? Gibson: As long as they can get in there and dig. Mills: At some point it starts coming down three to one. Boles: The easement doesn't have to be adjacent to the south property line. If you can shift it north slightly that would be fine with me also. Sue Clouser — Southwestern Bell Clouser: If we have any facilities that need to be relocated that will be at the owner/developer's expense. We do have fiber cable out here on the side of the street, if you could note that there is fiber there. I would like two 4" conduits, we have a pedestal in this utility easement, I am not sure exactly where it is located. I need pull strings in the conduits, 5/8" plywood backboard and a #6 bare ground to power. When they build this road I want a 4" conduit under this right here when they build this road incase we need to put a cable on there. Make it a quad. Boles: Also on the west side. Technical Plat Review March 12, 2003 Page 15 R-PZD 03-3.00: Planned Zoning District (North College Development Company, pp 485) was submitted by Richard Alexander on behalf of North College Development Company for property located at 313 E. Lafayette Street. The property is zoned R-1, Low Density Residential and contains approximately 2.0 acres. The request is for a Residential Planned Zoning District for the conversion of Saint Joseph Catholic Church property to include converting the school and office buildings into 31 units (42 bedrooms) with the church and associate buildings to remain. Edwards: The next item is R-PZD 02-3.00 submitted by Richard Alexander on behalf of North College Development Company for property located at 313 E. Lafayette. It is zoned R-1 and contains two acres. The request is for a Residential Planned Zoning District for the conversion of St. Joseph's Catholic Church property to include converting the school into 31 residential units with the church and associated building as office space. With regard to parks fees, you will be going to the April 7th Parks Board Meeting, is there a deadline for that? Turner: It is March 25`h. Edwards: No comments from Engineering. I haven't reviewed it yet because I didn't get a copy of this plan until this morning. I don't really anticipate there being anything but I will get with you and let you know. Utilities, do you have any comments? Glenn Newman- AEP/SWEPCO Newman: All of these are existing buildings. You currently have power to those buildings, do you foresee any changes or maybe some upgrades? Alexander: Upgrading of the electric. We will have separate meters for each unit. The old school will have 20 units in it. Right now it is coming from Lafayette. It is on a pole and then goes underground into the school. The old church comes off of Willow. There is overhead across the street and that will be separated into nine separated units. Newman: As soon as you can get it to us just kind of give us an idea of what kind of load so we can verify the transformer sizes and the wire sizes. Alexander: Typically what you have is each unit will have 125 amp service to it and there will be 31 of those. Newman: Ok. Alexander: We also have an existing duplex that has power to it already so that shouldn't be a problem. Technical Plat Review March 12, 2003 Page 16 Newman. Alexander: Newman: Alexander: Newman: Alexander: Newman: Alexander: Newman: Alexander: Any relocation will be at the owner/developer's expense. Otherwise, we will make sure to check the transformer, wire and conductor sizes for the new proposed flow and of course we will get with you on meter locations. I assume you have some meter parks like they do other apartment complexes. You want those located outside? Yes Sir. Those will be underground from the meter to our transformer and pedestal? That is correct. Right now your transformer is on the pole and it comes underground from that. I might have to do some modifications out there as far as the pedestal to make sure that we have enough connecting points inside that pedestal or something like that to accommodate. When you say pedestal what do you mean? It is a fiberglass box that sits next to the pole. All of your secondary conductors will be your ditch, cable and conduit from that pedestal to wherever the points of service and the meter locations are. That is fine. We are in a historic district and we want to be careful and sensitive to that. We don't want to sit new transformers, we want to be sensitive to that. I think based on the fact that all of the buildings are existing and we do have established points of service to it, we will just have to upgrade those facilities to accommodate the additional conductors. Right now that is our plan too. We want to be the least disruptive to the site. As we are developing plans I will get directly in touch with you to make sure you know what we are doing and making sure we can do what we are trying to do. Johny Boles — Arkansas Western Gas Boles: Alexander: Boles: Are you going to want these individually metered? Probably so. I will get with you later and work out the logistics of it. Technical Plat Review March 12, 2003 Page 17 Larry Gibson — Cox Communications Gibson: We have got single service to the school and to the church building. We may have to get you to put a couple of conduits in there so we can get a bigger line in there. What we have got in there won't accommodate this amount. I would like to meet on site with you. More than likely where AEP dips underground there will be a conduit under there and then if we have to build a larger overhead across the street we will. We also have a single service in the unit on Willow Street, which will have to be upgraded to a double also. More than likely there will be a 2" with 36" radius sweeps up above grade. Sue Clouser — Southwestern Bell Clouser: I would like to meet you out on site also. We will probably need conduits also. Alexander: Right now the church has phone lines wrapping the building almost. Clouser: I am almost positive to these two buildings we will need you to build us conduits. We will go out and talk about it. I don't know how much capacity we have now. Alexander: Right now there is a pretty good line coming under this building. Clouser: We will look at that too. If we do need to relocate anything that will be at the owner/developer's expense. We will need a pull string and a 4" conduit but we will meet out there and see what we need to do. Alexander: Is that it? Edwards: Yes. Alexander: Water and Sewer? Casey: It is existing. Alexander: We don't see any problem with the existing sewer and the existing water. Edwards: Are you going to have individual services? Alexander: Yes we are. Technical Plat Review March 12, 2003 Page 18 Casey: You will have to work that out with the Water and Sewer Division, Don Osburn is with our meter operations division. Alexander: Thank you. Technical Plat Review March 12, 2003 Page 19 LSD 03-11.00: Large Scale Development (Alliance Properties, 366) was submitted by Northstar Engineering Consultants, Inc. on behalf of Alliance Properties, Inc. for property located north of Ash Street between Leverett Avenue and Birch Avenue. The property is zoned R-2, Medium Density Residential and contains approximately 1.66 acres with 32 units (48 bedrooms) proposed. Edwards: The next item is LSD 03-11.00 submitted by Northstar Engineering on behalf of Alliance Properties for property located north of Ash between Leverett and Birch. The property is zoned R-2, contains approximately 1.66 acres with 17 units proposed. From Parks, on January 3rd the Parks Board voted to accept money in lieu of land to satisfy the park land dedication ordinance. That amount is $12,556. From our Landscape Administrator, in an attempt to further protect the large walnut tree near Ash please design the waterline extension to the south near or to the right of way. She will conduct an additional site visit to review trees affected by this change. Place all water meters to the east of the drive to reduce excavation of any offsite trees. Hesse: Jason, do you have a problem with moving that waterline? Ingalls: That shouldn't be a problem. I don't know if Fire has said anything about it, they may make us move it. Edwards: Kim, did you do landscape comments? Hesse: No I didn't. I will get those to you by Subdivision Committee. Edwards: From Fire, is the hydrant located at the southeast of property off a 6" or 8" line? If it is off a 6" place another additional hydrant at the south side of the proposed extension of parking area. Ingalls: It is an 8" but we are tying into a 6". I will call him. Edwards: He is also asking that you extend the parking area to the east marked as a fire lane to give access to the east side. I don't think you can. We need the property owner's signature. Adjacent zoning needs to be indicated on the plans. Ingalls: Can you tell me if your zoning map is on the internet yet? Edwards: No it isn't. Ingalls: Can you fax me a copy of this zoning area? Technical Plat Review March 12, 2003 Page 20 Edwards: Just stop by our office on the way out, that would be the easiest. It is on the wall and it is in color and that won't fax very well. The legal description is fine. Ash Street is on our Master Street Plan and requires 25' from centerline. Do you know what the height of the building will be? Ingalls: It will not be any higher than the apartments that are out there. Edwards: How the setbacks work is if they are, and it only applies to the sides, if they are more than 20' tall each foot over that is a foot additional in setback. Ingalls: Which we are fine because we are showing a 20' UE in there. Edwards: Ok. I am looking for you to label and show the floodplain, the 100 -year, and the floodway. Ingalls: It is shown on the grading plans. Edwards: Setback in the rear is 25', you only have 20'. Ingalls: It is not the rear of the buildings. Edwards: It is the rear of the lot though. Bike racks, it looks like you need one bike rack. Ingalls: Is there any specific location? Edwards: We like it close to the buildings. You will have to get a floodplain development permit prior to beginning any work on the site. Structures will have to be elevated 2' above the base flood elevation. You will get a footing only permit is how that works and then you do an elevation certificate and then come back for the permit application. Revisions are due March 196 by 10:00 a.m. Matt? Matt Casey — Staff Engineer Casey: Jason, right now the offsite water over here runs through the property. It doesn't look like there is anything proposed and you are building all of this up. What are you going to do with all of this water that is going to be dammed up here? Ingalls: The parking lot is lower, there is an inlet right there. Casey: It is going to flow over the pavement? Technical Plat Review March 12, 2003 Page 21 Ingalls: There was some drainage that looked like it was coming in from this direction but I couldn't tell, some of it went this way, some of it looked like it was going that way. It kind of went along the north angle. Casey: We just can't dam up any of the water that is running onto the site now. Ingalls: Right, that is why I have got this area inlet here. Casey: My next comment may change that a little bit. The City of Fayetteville's policy is every project needs detention if it increases the runoff. I understand it is all water here but I can't change the policy. Ingalls: That is why I presented a waiver to the Planning Commission. Casey: They don't have the authority to waive that. The only person that can is Tim Conklin. Ingalls: You realize that even the 10 -year is higher than the parking lot level? Casey: Right. The only alternative to provide detention is to elevate the parking lot as well. Ingalls: Then you have got this plateau out there. Casey: That was the only way I could see that you could actually do it. Ingalls: We will do whatever you want but you realize that you are going to have a plateau just sitting out there. Casey: I know it is not a good deal. I don't make the policy, I just have to tell you what it is. I looked into a waiver for that but I was told that I can't do that. Ingalls: Planning Commission doesn't handle that? Casey: They don't have the authority. Right now the only avenue is Mr. Conklin and I am not sure that he would be willing to waive that. We are going to have to look at some major changes here. I would like for you to get with me or let me see the plans before you resubmit for Subdivision. If it is too extensive of a change we may need to come back here. I didn't want to table you here but if there are major changes we may have to come back here to Plat Review. We can look at that before we resubmit this. The water line that you have proposed, just offsite there is a small 2" or 3" line over here, I would like to go ahead and connect to that. It is out here in Ash Street. That would create a loop if we could connect to that. We sure Technical Plat Review March 12, 2003 Page 22 don't like to see apartment buildings on a dead-end line if we can avoid it. That is all that I have. Edwards: Utilities? Glenn Newman —AEP/SWEPCO Newman. Our power is on Leverett also in this mobile home park there is a pole that comes in off of Poplar and comes south. That particular pole you have shown there is just a secondary. Ingalls: The pole next to that trailer? Newman. Yes Sir. What would be the possibility of getting an easement down from there down to this property? Ingalls: We can look at that but I have no idea what they are going to say at this point. Newman. The only other choice is to come in off of Ash Street. Ingalls: I can tell you that on the east side of that property to the north there is that existing 12" sewer there that runs up to the lift station. If they were going to give an easement they would probably grant you 20' next to it. Newman: You think that is the path of least resistance? Ingalls: I would think. Gibson: Does it go all the way to Poplar? Newman: Where is that pump station at? Ingalls: I believe it is on the south side of Poplar. We have got it listed as City of Fayetteville property there on our plat. Newman: That will be fine. It will just be new distribution over there, it will have to be underground. Ingalls: At our expense right? Newman: Yes Sir. Ingalls: Is that the only other place we can bring electric in? Technical Plat Review March 12, 2003 Page 23 Newman: I can come down Ash from Leverett but that is about the same distance. Ingalls: Will that be underground as well? Edwards: If it is under 12KV. Newman: Let's talk about it and look at it and see what avenue we think is the path of least resistance. Ingalls: That works for me. Johns Boles — Arkansas Western Gas Boles: Do you want gas to this project? Ingalls: I am not sure, I will have to find out for you. It may be all electric but I don't know at this point. Boles: Just to let you know, my closest facilities are from the southeast corner of this property 200' east on the north side of Ash Street. We used to have a service line that went to that City of Fayetteville lift station on Poplar. From the city's northwest corner of that lot on Poplar we have gas approximately 50' west of there. Ingalls: If we decide we are running electric that way we could bring you through that same easement if we decide to give an easement there. Larry Gibson — Cox Communications Gibson: I have got some of the same issues that Glenn has got. We have got existing overhead right there at that mobile home and it is awfully close but if we do have to come off of Poplar and get a UE down through there we could do the same thing. Ingalls: Could you go in that same 20'? Gibson: With 20' you should be able to get everybody in. I didn't know if they would give that offsite easement or not but if they would it would solve a lot of problems, that is probably 60' from that existing to this back easement of this apartment complex. If they don't we can loop that other. The only other thing I ask for is to make sure that we are notified when they break ground on the project to give us time to get through engineering and get everything in order. Technical Plat Review March 12, 2003 Page 24 Sue Clouser — Southwestern Bell Clouser: I have not had a chance to review this. Please give me a call about it. I am assuming we are going to be able to get in the back. It looks like the buildings are right up against the utility easement, is that going to stay like that? Ingalls: No, they are saying that I need 25' so I am going to give them that other 5'. Clouser: Whether we come in from the back or not I will need conduit to each of the buildings, I will need pull strings and also a #6 bare ground back to power wherever you decide you want the terminals. I would also like to be notified when you break ground. Technical Plat Review March 12, 2003 Page 25 LSD 03-12.00: Large Scale Development (Skate Station, 639) was submitted by Steve Clark on behalf of Neal Crawford for property located at 2283 S. School Avenue. The property is zoned C-2, Thoroughfare Commercial and contains approximately 2.46 acres with a 16,625 sq.ft. indoor skateboard park and a 5,000 sq.ft. warehouse proposed. Edwards: The next item is LSD 03-12.00 submitted by Steve Clark on behalf of Neal Crawford for property located at 2283 S. School Avenue. The property is zoned C-2, Thoroughfare Commercial and contains approximately 2.46 acres with a 16,625 sq.ft. indoor skateboard park and a 5,000 sq.ft. warehouse proposed. There are no comments from Parks. From Fire, structure shall be sprinkled with 2000 IBC. Clark: I will need to discuss that with him or my architect. We have run the calculations and understood that at 16,625 we didn't have to be sprinkled. That was the maximum based on however they did those calculations but we will let the architect argue that point. Edwards: Ok. You can call Captain Curry about that. The freestanding Fire Department Connection and hydrant located at the northwest corner of the parking lot on the island. Clark: If it is sprinkled we have to have the fire department connections. Edwards: He is asking where the location of existing hydrants are and if there aren't any, locate a hydrant at the northeast corner of the parking lot in the island. From Solid Waste, we didn't see a designated area for the trash receptacle. Clark: I talked with Travis yesterday and we are going to do it right at the east end of the parking lot where it kind of goes on a diagonal. We are going to square that off and put a dumpster area right there, just next to that tree. Edwards: Ok. From our Landscape Administrator, everything is ok on tree preservation. Landscaping, one tree island with tree is required in and around the parking spaces adjacent to the skate station building. The size and species shall show in the next submittal. Clark: I have a question about that. I know it says one every 12 spaces depending on the size and shape. I have got 16 and have a tree on both ends. Hesse: That used to be acceptable but when we rewrote our ordinance it says that we have to have one every twelve. Technical Plat Review March 12, 2003 Page 26 Clark: Even though you have less than twice the minimum and have a tree at either end. Hesse: Right. Do you have curb and gutter? Clark: Yes. Edwards: I need for you to sign the application. I didn't see any elevations of the building. Clark: Those will be submitted as part of the next submittal. Edwards: Are there any signs proposed? Clark: I have not discussed that but I will. Edwards: Again with the legibility and the line types to distinguish. Clark: When we have as much information as is required on these things I really don't know any other way short of splitting it. Edwards: I think that is what we should do. Clark: The flip side is you guys say don't split it because you need it on one document but whatever we need to do Sara. Edwards: Matt is going to make a comment that existing contours should be dashed. I want to talk to you a little bit about a Conditional Use is required for storage in a C-2 district. You need to run these concurrently, I think the deadline for that is Monday. Adjacent zoning needs to be indicated. School is a principal arterial and requires 55' of right of way. I am positive that we redid that with the lot split, but just dimension it. A site coverage note should be added. Bike racks. Clark: I have a bike rack with two parking spaces on it. Edwards: I know that you are proposing metal sidewalls which does require a waiver by Planning Commission so I need a request in writing and information as to why you feel that is necessary. Clark: Outside of the Overlay District it is not prohibited is it? Don went through that. I think only in the Overlay District is it prohibited. Casey: Fayetteville High School just went through the process of a waiver for that. Technical Plat Review March 12, 2003 Page 27 Clark: I don't know, Don went through that. That is the architect's side I think only in the Overlay District is it prohibited. Casey: Fayetteville High School just went through the process of a waiver for that and they are not in the Overlay District. Clark: I don't think that a waiver is required. I don't mean to argue it but we looked up and couldn't find the requirements. We have been through this iteration once in our office. I think it is one of those things because it has sort of generated and developed and taken a life of it's own. It may be some place and we just couldn't find it. I will make a note of that though. Edwards: That is all that I have. Casey: Steve I didn't have much. I would like to see a concrete detention ponds and they need to be sodded. Also add the 100 -year water surface elevation. Other than that, School is a principal arterial which requires a 6' sidewalk with a 10' greenspace minimum. Clark: I discussed this with Tim and Sara out there on site. As soon as you get out of this you get in a floodway and I can't fill in a floodway. Edwards: I think we can work with you on that. Clark: We can leave the existing sidewalk and people can still have the same access as they do today that was acceptable back when it was constructed. Edwards: That is a grass barrier. Casey: I haven't had a chance to go out there. That is just a standard comment. We can change that to money in lieu then. Edwards: Utilities? Glenn Newman — AEP/SWEPCO Newman: Steve, the power line along School Street on the west side, is that going to be the point of service? Clark: Where else can we bring service to it? Newman: Not that I know of. I think that is our only choice. Technical Plat Review March 12, 2003 Page 28 Clark: That pole is on the other side of the creek, it is on the north side of the creek. Will we have to set a new pole or how do we get underneath that thing? Newman. Do you want three phase? Clark: I don't know what he is going to need. He is going to have lighting and skateboard ramps. I don't know that he needs three phase, that would be for just some equipment right? Newman. I don't know. More than likely it is going to toss us up whether he wants three phase or two phase or what he wants. Clark: Does it make a difference in how you get there? Newman: The only change it would be is 12,000 volts or less we have to go underground, if it is more then we can go overhead and that eliminates that discussion. Clark: We may need three phase. Newman: If we go three phase that is more than 12,000 volts, it is 12,470. Clark: If we go single phase then it is underground? Newman: Yes Sir. That would be coming across that ditch underground. Edwards: Where is your pole at now? Clark: Just off this property. Newman: It goes back in there to Tyson. Edwards: You can do an overhead either way to one pole. Clark: We can sit a pole and then come off of it. What we would need to do is come back, sit a pole just to the south and then do a drop and follow this drive in. Newman: We can do that at whatever point is convenient to you and wherever my pole is located. Are there any poles that are going to be in conflict with this drive? Clark: No. It wasn't because I really tried but it was the only place to put this drive in. Technical Plat Review March 12, 2003 Page 29 Newman. Otherwise, the standard package. We provide the transformer and pedestal, you are required to sit the poles. If you go underground with the service you provide the ditch, cable, and conduit. That is all I have. Clark: I think what we are probably going to have to do in order to protect the trees and minimize those issues is for you guys to stay within the limits of this drive or just to the side of it but in the slopes of it. Johny Boles — Arkansas Western Gas Boles: Steve, we have got a 4" plastic line paralleling S. School Street. To be honest with you, I didn't have a chance to look and see what we might have on these adjacent lots back there. I don't know if the service for those are in the front or in the rear of the property. If they are in the rear we might could tap a line from lot 6 to 13 depending upon where we need to locate that but it would be placed down at the property line and not at the building. Clark: That is going to be we dedicate an easement and have you sit it up there? Boles: They are going to come off the adjacent property or your property and then you will have to run from that point to both of these buildings. Clark: When will we know? Boles: I can look on my records at the office when I get back. Clark: What side of the street is the gas out front? Boles: It is on the west side of S. School. Clark: Ok, what size is it? Boles: It is a 4" plastic. Clark: So it is not high pressure? Boles: It is a 35 pound line. Clark: That is medium pressure. Boles: There will be adequate pressure at the rear of these other lots and pipe sizing if indeed there is a line there. Technical Plat Review March 12, 2003 Page 30 Larry Gibson — Cox Communications Gibson: Clark: Gibson: Clark: Gibson: Clark: We would more than likely extend our line south there with AEP overhead to the south side of the driveway, is that what you were thinking about? Honestly I hadn't thought about it. I think what we would probably want to do is stake out the trees or stake out the drive and then see where the trees are going to be and if we are going to lose a tree on the north side because of the proximity then we will run it all on the north of the drive. If that does happen and they go overhead, which if it is 12KV they probably will. I think we will go underground. We will set a pole on School to go overhead and then underground from that point. Wherever they wind up setting that pole right there take me a 4" from there over to the door scape with a pull string and that should be all I need. Ok. Sue Clouser — Southwestern Bell Clouser: Clark: Clouser: Clark: Clouser: Clark: Clouser: Clark: Clouser: We will need a conduit out with pull strings in them and we will go the same route. So we need two conduits plus electrical requirements from the front? I am not imagining, is this strictly a warehouse? It is not intended to have office space at this time. One 4" conduit for phone will be fine. And you need a 4" conduit too? We can go in the same trench if we are in conduit that is fine. Two 4" conduits plus the electrical conduit requirements? Yes. Since this is one piece of property you will need to provide conduit between the buildings from one or the other. We will put our main terminal in one building but you will have to build conduits to go to the other building. I am sure there is nothing out there that needs to be relocated, but if it does need to be relocated, it will be at the Technical Plat Review March 12, 2003 Page 31 owner/developer's expense. Please give me a notification when you are breaking ground out there. Is there any chance of getting for that little bit that is along School for future a 20' utility easement along there? Can that get in there? If there is any way you can give us that along there in case sometime in the future we may need to get along there. I know we are going aerial now so it is not important and it is not in this plan. Clark: I don't have a problem with it if it doesn't effect Kim. Hesse: You couldn't count those trees. Are you counting those? Clark: No, not really. Hesse: Let me look at them. Clark: That big maple is dead anyway. I say dead, it is mostly dead. Technical Plat Review March 12, 2003 Page 32 LSD 03-13.00: Large Scale Development (Duncan Street Apartments, 561) was submitted by Mandy Bunch on behalf of James Mathias of Mathias Rentals for property located west of Duncan Avenue and north of 12th Street. The property is zoned R-2, Medium Density Residential and contains approximately 2.46 acres with 48 units (80 bedrooms) proposed. Edwards: The next item is LSD 03-13.00 submitted by Mandy Bunch on behalf of James Mathias of Mathias Rentals for property located west of Duncan Avenue and north of 12`h Street. The property is zoned R-2, Medium Density Residential and contains approximately 2.46 acres with 48 units (80 bedrooms) proposed. Parks fees are assessed in the amount of $18,864. No comment from Fire. From our Landscape Administrator, tree preservation and design standards are requested to reduce the impact to the 36" and 26" elm trees, also the trees along the north property line adjacent to resident Shepherd are not shown on the plans. These trees are to be identified and preserved as well. Landscaping, please indicate on the revised set of plans the design that was agreed upon for approval with the area residents. From Planning, we need to determine the building height to determine if there is any additional setback. Duncan is a local street, which requires 25' from centerline. It looks like we have got about 22' or so. Bunch: I will check it and see if we need additional. Edwards: We want to try to minimize the impact of the lighting to the adjacent residents. Do you know if there are any signs planned? Bunch: There are no signs. Edwards: All utilities shall be located underground. Revisions are due March 19th by 10:00 a.m. Matt? Matt Casey — Staff Engineer Casey: Four bike racks are required. Bunch: Four bike parking spaces are required right? Casey: No, four racks. Edwards: I think where you are getting confused is the ordinance says number of racks and not number of spaces so even though one rack is two spaces it is specified by number of racks. Bunch: Four for 80? Really? Technical Plat Review March 12, 2003 Page 33 Casey: We can look that up. Bunch: I thought it cut off at 50. The only reason I'm questioning it is because I know I looked at the chart. Casey: Ok, well I did too. The detention pond needs to be sodded. The waterline, you need to bend to 45. Also, the existing utilities along Duncan, I couldn't really see those. For the wetlands, this can have no adverse change of the quantity or quality of the water distribution into the wetlands area. If you are discharging from the pond into the wetlands that effects your quality and quantity, you need to make sure those aren't changed. Bunch: Do you have all of that stuff in a letter? Casey: Yes. Bunch: Is that all? Casey: You are proposing street improvements. Bunch: Can we talk a little bit about the pond? Casey: Yes. Bunch: I have had some discussions with Tim and Kim and other people about the wetlands issues and I think one thing that I haven't adequately shown is what we plan to do for our mitigation efforts in regard to the wetlands. The pond, I may try to convert that into a retention pond to have some bio - retention cells so we can do some plantings and some things. Looking at this progression of water, the wetlands I believe have been created through the drainage of the trailer park through this site over a period of time. The bigger part of the drainage area kind of comes in from the west here and is going to bypass so I am anticipating doing some ditch enhancements here to for the water quality. In regard to that, the trickle channels, is there a way that I can remove those on this pond because that is what affects the water quality if I have got pavement all the way from here to there, there is no cleansing. Casey: We normally have those so there is not any ponding in there to keep those clear. If that is going to be used as some sort of treatment then we can look at that. Bunch: How does that effect your comment regarding treatment of waters going into that area? Technical Plat Review March 12, 2003 Page 34 Casey: Can you write a letter or something and explain the methodology of that? Bunch: I brought a copy of the wetlands delineation in and if you need more let me know. The delineation has been verified by the Corp. The Corp. representatives actually have been to the site and looked at it and verified the delineation. We have got clearance from the U.S. Fish and Wildlife already and other things but I haven't submitted for a final permit because I wanted to get some input from you guys before we did that. Casey: Bunch: Casey: Bunch: Delineation only upon site or are there any wetlands down stream? It is all onsite but that drainage ditch on the south I'm sure that it is regulated waters. It flows, it is a pretty good ditch down there on the south property line. That is why I made the comment about the quantity and quality of discharge. It wasn't clear here on the plan the limits of the wetlands. The pond is in the wetlands and that is probably right at half of the onsite wetlands. The pond is in the wetlands and there is actually going to be excavation rather than fill. There is a difference with the quality of that. I am working with them on that. I have got you guys today and a neighborhood meeting tomorrow night. Glenn Newman — AEP/SWEPCO Newman: The pole at the corner of Duncan and the north property line there to be relocated, what are you proposing to do? You are not wanting to move me east or west are you? It will have to be in line. Bunch: Barely to the west. I have to improve the street and I can't do that with your pole right there. That is my problem. It is just 5'. Newman: I will have the lineman come to you that finds that pole crooked. Bunch: Do you see that as a problem? Newman: If we start trying to set one pole here and then zigzag it then I have a problem with making it stand up straight. Bunch: It is about 5' to the west kind of across the sidewalk. Newman: A lineman won't climb one that is 5' across. Let's look at that. Also, that easement that goes back in there, is there not any way to come under the Technical Plat Review March 12, 2003 Page 35 north property line and make that a straight shot rather than go under the drive and parking area? Bunch: No Sir. We can't do that. Our biggest and best trees are in that area to be preserved as well as vegetation to be preserved for the neighbor so I can't do that right there or on the south side. It is just kind of a tight squeeze. Newman. I understand that. Bunch: Is there a problem with coming underneath the parking lot? Newman: Putting that many bends in an underground we are going to have to have a manhole or some kind of pull box probably to do that. I can't make that many bends in 2" conduit with primary. Bunch: Do you need to come south of the drive as we come in? Can you put like a pull box there where you make the drop? Newman: I would rather have it somewhere on the south side where we can kind of go straight, would that be doable? Bunch: Yes Sir. Newman: What you will need to do is provide that pull box and I have some information on that that I can get to you. Otherwise, any relocation will be at the developer's expense. You and I can get together and look at that pole. We can do some things but 5' is quite a bit of a jog to make it stand up straight with one on either side. Bunch: Would you have to have an easement for a guy or something like that if we did that? Newman: Yes, I would also need an easement for the next pole to either side of it because when you are coming up here you are creating a lean on either side of this one that you set out. That is why it is not quite that simple. We can look at it and see what we can do. Bunch: You think if we move that a little bit less can we put the sidewalk possibly contiguous with the curb for that little strip? If this could go contiguous with the curb we could move this pole maybe only a foot or two. Casey: Why not just have the sidewalk go around the pole? We do that all the time. Bunch: Ok. Technical Plat Review March 12, 2003 Page 36 Newman. You have to also keep in mind there is going to be some conduit coming from that pole right there. Bunch: We will work it out with that 5' we have to work with right there. Newman: That is all the comment I have. Johns Boles — Arkansas Western Gas Boles: Are there 12 tenants per building? Bunch: There are four one bedrooms eight two bedrooms in each building. Boles: I think it looks fine. We will need to get in there before that is all constructed. Larry Gibson — Cox Communications Gibson: As much as this is going to be under asphalt and along the edge of that street there on the south side of that entrance we may have to ask for something similar to Sequoyah Commons as far as a conduit routing. I was thinking, this conduit, you were talking about coming across the street and making these bends down here Glenn, what would be the difference since it is going to be under asphalt anyway, from this first transformer location make a straight shot from here out to the pole and then tum it up and then just eliminate your bend? I don't see a reason to come to the south side of it there. Newman: That sounds like a good idea. Gibson: That is a suggestion. I would ask from wherever that pole winds up being a 4" sweep it up above grade right next to that pole to your first transformer to building four. Clouser: Just put everybody in the same trench. Gibson: At your transformer locations sweep that 4" up 4' or so to the sides or back. Most of the times their transformers will open to the street side. Whatever you do don't put them in front of it, sides or back are fine then just go onto the next one and keep doing that with the 4" with all the transformers and then from that same location that you sweep the 4" up at the transformers, just take a two from there over to each one of the buildings. It is similar to what we did at Sequoyah Commons. I don't see Technical Plat Review March 12, 2003 Page 37 the point in having a 4" all the way over to the building. A 2" will do for me as long as it has got sweeps in it. Bunch: Ok, so 4"s between transformers and 2"s to buildings from the transformers. Clouser: You can do the same for telephone since it is such a short distance from the building. Gibson: Just space those out. That will eliminate your pull box and your sweeps. Bunch: Do you need a 4" between transformers Glenn? Newman. Yes. Then Mandy, it will be your ditch, cable and conduit from the transformer to the building. Gibson: We are joint on that AEP pole so depending on where the relocate is, if it is just a matter of transferring to one or the other it won't be a problem but if we have to rebuild this to make it match up it will be at the owner's expense. Boles: We are going to deal with wall length issues to get 12 gas meters. You are probably going to be looking at four riser locations with four meters per riser. For example, the buildings that are running east and west you might be looking at eight on the east side and eight on the west side. The buildings that are running north and south might be looking at eight on the north and eight on the south. Bunch: How wide is it again? Boles: About 22" per two meters. We are talking about a lot of wall space and then we have to be away from power transformers so you are going to have some layout issues that we have to work out. Sue Clouser — Southwestern Bell Clouser: Any relocation of our facilities will be at the owner/developer's expense. We talked about the conduit layout, I will need pull strings in the conduits. I need a #6 bare ground power to the building. If you could have the developer let us know when they get started on the project so the tenants aren't moved in before they get the phone service I would appreciate it. Technical Plat Review March 12, 2003 Page 38 PPL 03-9.00: Preliminary Plat (Clabber Creek, Phase II, pp 322) was submitted by Geoffrey Bates of Keystone Consultants, Inc. on behalf of BMW Investments for property located north of Mount Comfort Road and west of Rupple Road. The property is zoned R-1, Low Density Residential and contains approximately 30 acres with 89 lots proposed. Edwards: The next item is PPL 03-9.00 for Clabber Creek Phase II submitted by Geoffrey Bates of Keystone Consultants on behalf of BMW Investments for property located north of Mount Comfort and west of Rupple and zoned R-1 containing 30 acres with 89 lots proposed. From Parks, they are negotiating with the applicant right now and looking at accepting land to satisfy the park land dedication ordinance. Hesse: I didn't get my comments in there but I was looking at that detention pond. Have you looked at that? Bates: I don't know, I think I am at minimum now. She wants us to leave that tree in the middle of that detention pond. Casey: You can leave the tree. Bates: It is going to be a foot higher than the bottom of the pond. I can figure something out. Casey: You can have that, just subtract the volume of the tree. Edwards: Lots 2, 1, 50, 49, and 48 all need to be dimensioned at the 25' building setback. They have to be 70' wide at that point. I am a little concerned that they won't be. At the corners, 16, 17, 20,21 your right of way line is all the way around the corner and your lots need to extend out to that point. On your 24' streets you don't need 50' of right of way, you need 44'. Bates: Is that new? Edwards: We are trying to get it centered in the right of way so when people gets permits they can understand it. Plat page 322 needs to be added. There needs to be a vicinity map with the Master Street Plan on there. Some of your lots look like they have a 20' setback in the front instead of 25'. Bates: They should all be 25'. Edwards: Lots 77 through 73. Bates: Ok, I forgot about Phase I and there is a street over there. Technical Plat Review March 12, 2003 Page 39 Edwards: If there are any subdivision signs proposed they will have to be approved at the time of Final Plat. All utilities must be placed underground. I need to verify, Phase I was assessed for Rupple Road bridge and we have an assessment area and I need to check that, there may be an assessment on this. I will let you know about that. That is all that I have. Casey: We will look at that assessment Geoff. If it does then we will estimate the traffic that is going to be used on Rupple and which would go north on that creek and come up with an assessment. The last couple, one was around $11,000 and one was $9,000 so it is not a large assessment. It would probably be less for this one. Bates: Ok. Casey: Don't hold me to that but I will find out for you. For sidewalks, Morning Mist, Berkley Drive, Woodbury Drive are all local streets and require 4' sidewalks and a minimum 6' greenspace on both sides. There are some of them that didn't have them on both sides. Bates: How do you know if it is a local street or a residential street? Casey: 28' is a local. Bates: What makes you decide whether it is a local or a residential? Edwards: Trips per day. Casey: Less than 300 would be residential. Mount Comfort is a minor arterial which requires 6' sidewalks with a minimum of 10' greenspace. I also need you to add a table with street names, street widths, right of way widths, greenspace widths, etc. to the plat. The access ramps need to match what is out there on Phase I. I have a comment here that two access ramps will be required at each street corner, a single ramp on the radius should not be used. At "T" intersections corresponding ramps should be installed across the intersecting street. Water and sewer, how are lots 39 through 44 going to be served by sewer? Bates: Casey: Bates: We had all the meters and bounds and taps and I don't know why we didn't show them on this but we will get them on. I didn't see a main. This one is going to have to have a main right here. We put it on the next plans. We just missed it. Technical Plat Review March 12, 2003 Page 40 Casey: We are going to need a 20' wide easement through the detention pond and an outlet pipe for the pond. We just need an easement, center it on the trickle channel. Bates: If I do the trickle channel it is going to be like that. Casey: If we can go ahead and get that pipe from the outfall into the pond and then have one through there as well. Bates: Maybe put another box on it. Casey: Also, there is going to have to be some sort of access easement to the pond for maintenance. Bates: You mean like gravel this 20' drainage easement we are putting here? Casey: Yes, if you can make that an access easement as well. Bates: It has to have some sub base on it? Casey: I don't think it has to. I don't think we have to for the POA to access to mow it. Bates: On the detention ponds is there a problem with when they first build them to do hydra mulch and then at the end of the project hydra mulch it again instead of sod? Casey: Our manual says sod. You can use that as a temporary solution to sod. Bates: But you have to have sod, you can use any other kind of treatment? Casey: No, it calls for sod up to the 100 -year water surface elevation. Bates: The outsides can be hydra mulched or seeded or whatever? Casey: Yes, but that is the majority of your pond. On the drainage report there was an area labeled three but it wasn't included in the table. It was a part of the predevelopment but it was excluded in the post so that needs to go in the comparisons. Bates: Ok. Technical Plat Review March 12, 2003 Page 41 Casey: Also, like on the previous project anything determined to be wetlands we need to make sure we have no adverse effect on the quantity or quality of discharge. Bates: We are not touching the wetlands at all. Casey: That is all that 1 have. Mike Phipps — Ozark Electric Coop. Johny Boles is going to speak for all of us. Johns Boles — Arkansas Western Gas Boles: Geoff, the only thing that we see that we don't particularly care for is you have got combined drainage easement and utility easements together and we normally like to have those separated. Bates: Ok. Boles: We like to have a full 20' utility easement outside of the drainage. Newman: With six 4" on all the crossings. Bates: You are wanting more in here? Boles: What type of drainage are you going to have? Bates: It is going to be underground with a 36" pipe. Boles: That is the problem, that is why we like it separated. Bates: So you are wanting a 40' easement there? Boles: How much do you need for your drainage? Casey: We need 10' on each side of the pipe. Bates: If you are coming through here why do you even need a utility easement? Boles: Some of those we can eliminate. Bates: Ok. These lots are big so we might be able to give you a little bit more. Technical Plat Review March 12, 2003 Page 42 Boles: Just do what you can and try to designate 20' outside of that drainage. All of these crossings will be six 4" conduits. Here is a marked copy. Mike needs 10' on each of the street lights, 5' on each side of the property line. There was no street lights shown on this block at all and he didn't know if that was adequate. He was assuming that you would have to have a couple more. Edwards: Yes you will. Street lights are required every 300'. Phipps: The power has to be 48" deep. Sue Clouser — Southwestern Bell Clouser: I just need to say that any relocation will be at the owner/developer's expense if there are any existing facilities. We would like a pull string in the conduit and we are asking the developer to provide the trench for us now. That way we get in there at the onset. Bates: Is it different than normal? Clouser: No, it is normal now but itis different than we operated in the past. Bates: Ok, so you want a trench. Clouser: Either trench or we go in with one of the other utilities. Bates: So they trench it and then do you all provide the conduit? Clouser: We will provide conduit. If you don't provide us a trench or we can't get in with one of the other utilities then we will only do the subdivision as homes are going up. Bates: Do you not usually go in with electric? Clouser: No, we are in negotiations with some utilities. It is not at my level though. Edwards: Geoff, we need to show the street lights and make sure that the spacing is adequate on the next submittal. Bates: Ok, is that it? Edwards: That is it. Technical Plat Review March 12, 2003 Page 43 PPL 03-10.00: Preliminary Plat (Copper Creek, Phase II, pp 61/100) was submitted by Brian Moore of Engineering Services, Inc. on behalf of Gary Brandon Enterprises for property located north of Zion Road and west of George Anderson Road. The property is zoned R-1, Low Density Residential and contains approximately 57 acres with 131 lots proposed. Edwards: The last item on the agenda is PPL 03-10.00 for Copper Creek. On March 3rd the Parks Board voted to accept 3.14 acres of land for parkland dedication requirements. Please show the outflow in the southwest corner of the southern detention pond, show how that is handled going across the park property. They are requesting that the detention pond be fenced for safety. The Planning Commission would probably require that. Tree preservation, a site analysis showing the report is required prior to approval. Recommendation, place utility easements to the fronts of lots 126 through 131. Moore: Kim and I have talked about that and we will talk about it when we get to the utilities. Edwards: There are no comments from Fire. Lots 114 and 123 need to be dimensioned at the 25' building setback line to verify they are 70' wide at that point. I want to point out that on the vicinity map the Planning Commission likes to see adjacent subdivisions so we will need you to add Copper Creek Phase I so they can see how it connects. I am asking you to add plat pages 61 and 100. Street lights, I have got a note that we need one at lot 35. Moore: There is probably one in there, you just can't see it very well. Edwards: Right now as it is George Anderson stops here at Zion right? Moore: I will have to check. Edwards: I would like to have the sight distance checked for street "A" and if that looks good then we maybe just need a stop sign. I will have Perry look at that, it may not be a big deal. Lots 14 through 28 shall not access George Anderson. Lots 5 and 113 shall not access Zion. All subdivision signs shall be approved by the Planning Commission at the time of Final Plat approval. Streets will be dedicated at Final Plat and all utilities will need to be placed underground. Matt? Matt Casey — Staff Engineer Casey: George Anderson and Zion Road are both collectors on the Master Street Plan and require 6' sidewalks and 10' greenspace minimum. Also two Technical Plat Review March 12, 2003 Page 44 access ramps will be required at each street corner. A single ramp on the radius should not be used and at "T" intersections a corresponding ramp needs to be installed across the intersecting street. We need a concrete trickle channel for your detention ponds and also they need to be sodded and show your 100 -year water surface elevations. We need a 20' drainage easement through those ponds. Engineering is also recommending a fence around the pond because of the excessive depth and safety reasons. In your drainage report it identifies A, B, C, and D as discharge points. Will you show them on the map and verify what goes in each one? Also I need some information about the downstream points and if it is going into the pipe. Water and sewer, the water line on lots one and two we need to go ahead and extend it across and connect to that existing 12". Extend the sanitary sewer to the subdivision boundaries right here at lot 1 and at lot 29 for future connections. Also, you probably had to do this on the last page, get with OMI and check about the lift stations. Street improvements are going to be required along Zion and George Anderson 14' from centerline with curb, gutter and storm drainage on the developer's side and then county standards on the other side. That is all that I have. Edwards: Utilities? Hesse: What we talked about was coming up between 130 and 131 and then coming back out to the street. We were thinking about coming in, up, down and then back around. Phipps: You want this whole piece here in the back then? Hesse: No. Moore: Let me draw it for you. Boles: You are talking about 125, 126 and 127 all the way out to 129 and 130 right? Moore: Right, itis 125 and 126, not 127. Newman: We will zip back in between 129 and 130. Boles: Brian, you can take this drawing and put these crossings and easements on there and then just return it to us. Newman: Brian, that drainage easement up there, if we can extend an easement through there we are going to need six 4" conduits across there. Moore: Ok, no problem. Technical Plat Review March 12, 2003 Page 45 Newman: All the crossings will be six 4". Sue Clouser- Southwestern Bell Clouser: Any relocation will be at the owner/developer's expense. Pull strings in the conduits. Dwight Minor is the engineer on this project so I am going to let him take a look at this and we will give you a call if he sees anything as far as conduit locations. We do ask the developer to provide the trench for us and we will throw the cable in and close it up. Gibson: Please notify us when they break ground on this. A lot of times they are out of the way and we don't even know and then by the time we get notified they have already finished with them.