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HomeMy WebLinkAbout2003-08-13 - MinutesMINUTES OF A MEETING OF THE
TECHNICAL PLAT REVIEW COMMITTEE
A regular meeting of the Technical Plat Review Committee was held on August 13, 2003
at 9:00 a.m. in room 111 of the City Administration Building, 113 W. Mountain,
Fayetteville, Arkansas.
ITEMS CONSIDERED ACTION TAKEN
PPL 03-13.00: Preliminary Plat
(Lot 17, Steele Crossing)
Page 2
FPL 03-07.00: Final Plat
(Clabber Creek Phase I, pp 322 & 283)
Page 8
LSD 03-21.00: Large Scale Development
(Jones Motor Cars, pp 213)
Page 12
Forwarded
Forwarded
Forwarded
STAFF PRESENT STAFF ABSENT
Matt Casey
Jeremy Pate
Renee Thomas
Craig Carnagey
Perry Franklin
Travis Dotson
Danny Farrar
UTILITIES PRESENT UTILITIES ABSENT
Mike Phipps, Ozark Electric Coop.
Johny Boles, Arkansas Western Gas
Larry Gibson, Cox Communications
Sue Clouser, Southwestern Bell
Glenn Newman, AEP/ SWEPCO
Technical Plat Review
August 13, 2003
Page 2
PPL 03-13.00: Preliminary Plat (Lot 17, Steele Crossing) was submitted by James
Koch, P.E. of CEI Engineering Associates, Inc. on behalf of James S. Irwin, Irwin
Saviers Company for property located in Steele Crossing, Lot 17. The property is zoned
C-2, Thoroughfare Commercial and contains approximately 18.25 acres. The request is
to develop the property into five commercial lots (lots 17C -G) of 1.82, 2.03, 2.04, 5.75
and 5.11 acres with 1.50 acres for Phase I and II of Van Asche Drive.
Pate:
Good morning everyone. Welcome to the August 13th Technical Plat
Review Committee meeting. The first two items on the agenda are in
house only and the third, the lot split, was determined to be a property line
adjustment so it is also in house review only. We will go directly to item
number four. It is the Preliminary Plat for lot 17 Steele Crossing. I will
go over your comments. There is a typo in the title block Van Asche that
you submitted. The plat page needs to be added to the site plan and the
property owner and surrounding zonings. I am not sure if that is all owned
by Nanchar, Inc. Any property owners will need to be added. If there is
any signage for the subdivision it will need to be shown.
Koch: As each lot develops the signs will be determined.
Pate:
Any signage for the subdivision, as you know, this is all in the design
Overlay District and therefore, all of these lots will have to go through
Large Scale. They are all over an acre anyway but they will also have to
comply with the design Overlay District requirements. The proposed
public street requires a width of 28' from back to back curb. Sidewalks
along Van Asche shall be in accordance with city code requirements with
a 6' sidewalk and a minimum 10' greenspace to the curb. The sidewalk
also needs to extend around the entirety of the cul-de-sac so go ahead and
extend the sidewalk around the cul-de-sac.
Koch: So we are not going to be able to do a temporary drive there?
Pate: Is that what you are requesting?
Koch: I'm asking, if we are going to have to do a cul-de-sac with sidewalks
around it will that stop our temporary? I am just trying to retain
flexibility, that's all. That's why I didn't put the sidewalk in.
Casey:
Koch:
Casey:
If you want to call that out as a temporary cul-de-sac with plans to open it
up that would work. If we do have a large scale come in here adjacent to
the ball then we are going to have to do something.
Ok, I just didn't want to build the sidewalk and then have to go back and
rework it until we find out if this is going to be developed.
You might label that.
Technical Plat Review
August 13, 2003
Page 3
Koch: Ok, would the city allow us to build a stone temporary cul-de-sac in
anticipation of development there?
Pate:
Casey:
I guess the temporary is depending on what your plans are because you
don't know what is going to go on that lot and whether it is going to
extend or not. Basically we are looking at frontage requirements to make
sure you meet all frontage requirements.
Usually when we allow temporary is within phases. You have already got
lots 1, 2 and 3 so we know it's coming. If we don't have anything here I
would rather see it paved for now. I think it would be wise and a better
project if it is.
Koch: I do too. I am just trying to leave all options open.
Casey: The frontage issue, I think it has to be frontage on a paved street.
Koch: This will make Van Asche Drive a public street whenever we do this
subdivision but right now what we are constructing is actually a private
drive to serve the Marriott and the Olive Garden, this phase once we start
construction will start the public street design.
Casey: We will need a guarantee for that completion.
Pate:
Koch:
Pate:
Any existing electric lines over 12KV will need to be relocated
underground and all proposed utilities will also need to be placed
underground. Proof of street light payment in the form of a receipt shall
be required prior to the Final Plat. A note will be added to the Final Plat
restricting curb cuts and to allow for shared access and that is also to
include cross access. That will, of course, come in as each Large Scale
develops. On the Final Plat we need a note where the access points are. I
think you have on the tree preservation plan shown potential foot prints on
a lot and that is something we like to see. As few curb cuts along there as
possible if you can space them. We do need to indicate the greenspace
requirement along the boundary of the Marriott property to the east. That
is something that came up with the Marriott. Granted, it is a detention
pond right now so it obviously has the green space requirement so just go
ahead and call that out so that we can cover all of our bases.
Do I need to do that on this subdivision plat as well?
Yes. Also add a note that states visual and pedestrian connections to West
Mud Creek trail for each lot with trail frontage shall be required. Matt?
Technical Plat Review
August 13, 2003
Page 4
Matt Casey — Staff Engineer
Casey: The sewer line here between 17C and 17B looks like it is coming in at an
acute angle there, we need to make that 90° or more.
Koch: Which one are you saying between C and D?
Casey: The stub out that goes to 17C that comes into that man hole at 17B.
Koch: So you want that at 90°?
Casey: Yes, or more. Also, I couldn't tell what was proposed for the ending of
the water line, if there is going to be a hydrant down here or what was
happening?
Koch: Would you like us to put in a hydrant?
Casey: That would be the best way to do it.
Koch: A fire hydrant is going to be on that lot.
Casey: Or, if we are going to look at it like we're doing the street you can do
some kind of temporary measure if you see that that is going to change.
We will need a concrete trickle channel through the pond. The pond also
needs to be sodded and include the 100 -year water surface elevations on
the plan. We also need you to coordinate the outfall from the pond with
the Parks Division because of the proposed trail.
Koch:
Casey:
Yes, I got a copy of what was under bid right now and the design to the
outlet structure.
I think there is a pipe over here to the north and east of the pond now. I
don't know if we can turn that outfall to go through that pipe so it doesn't
flow over. You just need to work with Steve Hatfield to work that out.
Koch: Ok.
Casey: The cul-de-sac radius should be 48' requested by the Fire Department.
Koch: That changes your 40.5 to 48'?
Casey: Yes. There are our standard CMN comments that you have seen before.
The drainage report you did a very thorough job. The way you did it was
pretty confusing though. Basically we've got everything draining down in
this creek to this point. You had broken it down by each lot and adjusting
Technical Plat Review
August 13, 2003
Page 5
Koch:
Casey:
for those. That is not a way that I've seen it done before. It might be a lot
easier on you all to simplify it a little for now. When we actually do the
street construction plans we will look at the areas for that.
Something that I would like to do with the drainage on here is allow for a
certain percentage of parking lot detention as each lot develops in order to
minimize the size of the master original detention pond.
You lower your post development feed factors and then as each of these
come through if they exceed that feed value they will have to provide
detention beyond that. That will be up to you right now. I think the way
they did the rest of the CMN development was they put a .85, anything
above .85 they had to provide detention ponds for. If you wanted to lower
that you could. With each development we will look at that. We will
make sure that is noted on the Final Plat. That is all I have.
Pate: Craig?
Craig Carnage)/ — Landscape Administrator
Carnagey: James, I am going to recommend that you indicate on the plan more
definitively which trees are proposed for removal. On lot 17D I would
like for the grove of the trees in the northeast corer of this lot to remain
until future development plans demonstrate their removal is essential to
the project's design. They have been approved for removal but I want
them to remain until 17D comes through.
Koch: I think that would be a wise decision.
Carnagey: On your plans if we can get you to indicate which trees are proposed for
removal. I know that you show Xs here but the hatching patters are not
very clear. On the tree canopy table I need you to include the total
proposed canopy percentage to be removed.
Pate:
Parks comments, I think Matt went over a couple of those already about
the discharge and West Mud Creek Trail. Steve Hatfield, our Trails &
Greenways Coordinator, will need to approve the design and location of
the drainage pipe and outflow structure for the detention pond. I have a
couple of comments here from Jim Beavers, our Floodplain Administrator,
I think Matt made the same comments about the CMN development has
adopted revisions to the floodway, compare those to the FIRM panel. A
floodplain development permit will be required prior to any construction
within the floodplain and then coordinate the detention pond discharge
with the City's trail plan. He included some additional information there
for you.
Technical Plat Review
August 13, 2003
Page 6
Casey:
Koch:
Casey:
Koch:
Pate:
Koch:
Pate:
Johny Boles —
For that permit we will have to let you know who that contact person is
going to be because yesterday was Jim's last day.
Yeah, I heard that. I guess you would be the interim contact person?
I haven't been told that. I am assuming that but I haven't been told that.
Can I go to Gary if there is something I need now?
You can come to me.
Thank you Jeremy.
Fire comments also, radius at cul-de-sac needs to be 48' and the maximum
spacing of hydrants is 500'. Revisions are due on August 20`h at 10:00
a.m. Utilities?
Arkansas Western Gas
Boles:
Larry Gibson
The 30' utility easement that is shown is adequate for me. I don't have
any other comments.
— Cox Communications
Gibson:
Koch:
Gibson:
That 30' UE on the south side is fine. We do have, it's not noted on your
prints, but right here where you have a utility crossing and it says relocate
proposed transformer, right there between A and C we also have a
pedestal location right there that services the Olive Garden so if you would
note that on your print. I will tell you how it runs. It runs on the east side
of Mall Avenue north and south, it crosses your proposed Phase I Van
Asche Drive and then it turns east to that location. We've also got a fiber
optic line in here too that runs on the east side of Mall Avenue, crosses the
Phase I Van Asche Drive and from that corner of the southeast corner of
that intersection, it crosses west over to the northeast corner of Van Asche
Drive, lot 16 of Van Asche Drive and then it goes west and all the way
through the development and up and services those apaituients.
That was recently installed correct?
Yes it was. We've got fiber markers down. Where it crosses this drive
right here it should be at least 30" deep but there is a pretty good grade
where you turn to go into the Olive Garden right there so it depends on
how much you have to come down. If we have to relocate that we are
going to have to charge you to do it and it is going to take some time.
Technical Plat Review
August 13, 2003
Page 7
Koch: Alright. I think that the contractor has already constructed that point.
Hopefully all of that was located properly because we have removed that
drive from the Olive Garden.
Gibson: Good. That is all I have.
Sue Clouser — Southwestern Bell
Clouser: We come across the Phase I Van Asche Drive also and come up on the
north side of Olive Garden in the utility easement there but we don't come
as far as those quads but if there is any relocation needed it will be at the
developer's expense and that utility easement should be fine. Thank you.
Gibson: One more thing, if you would note those locations on your final print and
put a caution fiber line on there.
Koch: Alright.
Technical Plat Review
August 13, 2003
Page 8
FPL 03-07.00: Final Plat (Clabber Creek Phase I, pp 322 & 283) was submitted by
Christopher Brackett of Jorgensen and Associates on behalf of BMW Investments, LLC
for property located north of Mount Comfort Road and north and west of Holt Middle
School. The property is zoned RSF-4 Residential Single-family, 4 units per acre and
contains approximately 40.67 acres with 109 lots proposed.
Pate:
The next item is the Final Plat for Clabber Creek Phase I off of Mt.
Comfort Road. It is approximately 40.67 aces with 109 lots. Chris, I gave
you your comments. I attached the signature blocks to your packet. You
need to attach those and make sure they read correctly. Note number two
in your notes, you need to specifically indicate those lots that have
restricted access to interior streets. I think right now you have restricted
access from any street at all. Your required park land dedication shall be
labeled as a lot in the subdivision. Indicate the right of way for each street
on the plat. Most of them have it but I think a couple of them are lacking.
Brackett: We have them on the table.
Pate: Go ahead and put it on the plat as well.
Brackett: Ok.
Pate: Any public improvements need to be completed and guaranteed and
inspected by the city prior to revision deadline, that's the 20`h when these
revisions are due. Installation of final pavement, sidewalks, tree
replacements and landscaping are those items allowed to be guaranteed by
bond or letter of credit. Any proposed utilities shall be underground.
Street lights must be installed or proof of payment for street lights in the
form of a receipt from the electric company must be received prior to
Final Plat approval. Rupple Road Bridge assessment in the amount of
$19,740.00 needs to be paid prior to Final Plat. That was an agreement
with the Preliminary Plat. Also, payment into the tree mitigation fund in
the amount of $40,725 is also required prior to Final Plat approval. The
last comment that I have for Planning is there was talk of a cost share for
the 10' trail along Rupple Road. That was never at City Council. Is it
constructed right now? I haven't been out there to look at it yet.
Brackett: I don't know if it is constructed. We didn't bring this through Preliminary
Plat and I wasn't aware of that. I can check on it.
Pate:
Just find that out. It has to be constructed or guaranteed and that
guarantee will have to be in the amount of the full sidewalk at 150%
unless City Council agrees to a cost share.
Brackett: Ok.
Technical Plat Review
August 13, 2003
Page 9
Casey:
Pate:
Casey:
I'm sure that wouldn't be over $20,000 in additional cost.
Just coordinate that and keep me up to date on that. Engineering?
You mentioned this note number two up here, the wording is off. The
notes about 110 and 111 are switched. Also, something new that we are
including on the Final Plats and Large Scales, include the total linear feet
of sidewalk for the subdivision.
Brackett: You want it broke down in width?
Casey: No, add a note somewhere that total linear feet of sidewalk is X amount.
That includes along Mt. Comfort and all the interior streets.
Brackett: Ok. I have already got square feet.
Casey: They are looking for linear feet.
Pate: Craig?
Craig Carnage)/ — Landscape Administrator
Carnagey: Payment into the tree fund in the amount of $40,725 is required.
Brackett: Ok.
Pate: Comments from Parks, a deed for the park and dedication must be
provided to the Parks and Recreation Division prior to the signing of the
Final Plat. Floodplain Administrator's comments, label the floodplain
fringe and floodway. Provide on the Final Plat, the minimum floor
elevations for all lots which are affected by the floodplain. Such
minimum floor elevations must be at least two feet above the 100 -year
WSE. The City of Fayetteville Flood Damage Prevention ordinance
requires that lots have a minimum buildable area of 6,000 sq.ft. outside of
the floodplain and excluding setbacks. Please verify lots 4, 13 and 14.
Add a note to the Final Plat that all lots within the floodplain ill require
separate and formal grading permits. From the Fire Marshal's office, you
need additional hydrants, all hydrants shall be a minimum of 500' apart.
Brackett: It is too late for that. They're already out there.
Pate:
Ok, those are all of our comments. Revisions are due on the 20`h at 10:00
a.m. Utilities?
Technical Plat
August 13, 20
Page 10
Mike Phipps
Review
03
— Ozark Electric Coop
Phipps:
Brackett:
Phipps:
Boles:
Phipps:
Boles:
Phipps:
Brackett:
Phipps:
Boles:
Brackett:
Phipps:
Bracket:
Phipps:
I am going to start with crossings. I don't have my preliminary with me
but we've got some easements that we requested that I don't see on here. I
know up front on Mt. Comfort we are going to need six 4" across there
and that is going to take care of all of the utilities.
It is already built. That's not in.
You have a crossing here and there are no crossings down here.
We asked for crossings there.
This is what we requested and that fits our layout.
Are you showing between 70 and 71?
Yes. We are going to have to boar, we can't change that routing.
There are no crossings down there.
We have to have them. There is no way to get into this area right here to
be able to get into that middle.
There is no crossing here either?
No, the only crossings there are north and south. Those are the only
crossings that we were given.
The UE's that we are going to have to have is between 70 and 71 we need
a 20' UE, 10' on each side of the property line between 70 and 71.
Between 42 and 43 we need a 20' easement to get to 42 and 43 running up
the middle of those lots, 10' on each side. The street lights through here
need a 10' UE. You have got one on 83 and 84.
I will check that.
Everywhere you've got a street light. I am going to need a 10' UE
showing on the plat before I can even get a price on those so you can pay
for them. We've got 15 projects going, I don't know how quick you are
going to need it but it is not something that we can just drop and get a
price for the street lights. We want it on a final print before we get you a
price. I have got a new guy doing this one and I'm not going to do it. He
will need to get that priced.
Technical Plat
August 13, 20
Page 11
Boles:
Brackett:
Phipps:
Boles:
Brackett:
Phipps:
Brackett:
Boles:
Brackett:
Phipps:
Casey:
Phipps:
Brackett:
Phipps:
Bracket:
Phipps:
Boles:
Gibson:
Clouser:
Review
03
It looks like we've got four boars to make. Do you have any idea what the
purpose was between 51 and 52?
I have no idea. I assumed that was to get back to the island.
It is like between 40 and 41, you've got the easement there but there are
no crossings to it.
My boss is not going to be happy.
I guess you are saying there is no way to run like that and tie in like that?
That is not what I want to feed that with. I want to come out of here. This
is the one that we went through Preliminary on. You've got six up front
and three of those are mine out of those six that I need. Have they paved
yet?
No. They do have curb down. I'll check on that.
On Mt. Comfort between 15 and 17 to 102 and 103 and from 19 and 46
over to 70 and 71 and 40 and 41 over to 57.
Alright. I will get back with you all when I find out if the pavement is
down. I know that all of the curb is there.
It is going to be a lot cheaper to cut the curb out than to boar.
You can trench through it.
Three of them for me at probably around $50 a foot, that's $200 a foot, it's
cheaper to cut the curb out. Is this solid here?
It is a gravel drive to get to that pump station.
Ok. I've got to get three phase to that pump station. I will need a 6"
crossing back there.
All of these crossings are 6"?
Yes. That is all that I have.
That's all I have too.
Yes, me too.
I don't have anything else.
Technical Plat Review
August 13, 2003
Page 12
LSD 03-21.00: Large Scale Development (Jones Motor Cars, pp 213) was submitted
by Mandy Bunch, P.E. of EB Landworks, Inc. on behalf of Mr. Mike Jones of Whitfield
Motor Co. /Jones Motorcars for property located at 3535 N. College Avenue. The
property is located within the Overlay District boundaries, is zoned C-2, Thoroughfare
Commercial and contains approximately 6.57 acres. The request is to construct a 4,678
sq.ft. Mercedes-Benz Center and a 13,009 sq.ft. Collision Center with 48 parking spaces
proposed.
Pate:
Our last item is a Large Scale Development for Jones Motor Cars
submitted by Mandy Bunch of EB Landworks. I won't go over everything
since you have a written copy in front of you but I will hit some
highlights. Indicate the correct location of the site on the vicinity map. I
think that carried over from the last project. Current dedication on
College I believe is insufficient, we need 55' of right of way dedicated for
the entire length of this lot even though the improvements are only on the
north portion of it. I know that the last time a project came through on a
lot that was close to this that discussion was had. I pulled the minutes and
read through those. That wasn't directly adjacent to College Avenue so it
is a little bit of a different situation.
Bunch: Yeah, I am thinking for that discussion I want to have a meet with Tim
because it would greatly, greatly impact this lot. His reasoning the last
time we didn't require it on College was that College is as big as it's going
to get so for that to impact the property so severely is something that
warrants further discussion. We need to try to schedule that. There may
be a couple of other things that we need to talk about.
Pate:
We are recommending that, the reason being that right now it is a non-
conforming lot and we don't have any sidewalks along this area at all and
so we would recommend at this time that that dedication be made and then
all of the requirements, because it is in the design Overlay District, the 25'
space does negate that front parking area depending on how your site
layout changes.
Bunch: That is a pretty good blow there.
Pate: Sidewalks for that would be constructed also with city standards there and
then a note to be included on the Large Scale plan that at such time as any
development occurs the remainder of the parking lot would have to be
brought into compliance. That is our recommendation at this time but we
can set up a meeting.
Bunch: We advise people based on what we were told less than a year ago and so
that's what we're doing. I knew full well that the Master Street Plan
showed 55' as well.
Technical Plat Review
August 13, 2003
Page 13
Casey: You are aware that any lesser dedication of right of way has to be
approved by the City Council?
Bunch: It wasn't a year ago.
Pate:
I think the determination and interpretation then was even though it was a
lot that extended all the way to here, all of the development was on Lewis
and Plainview.
Bunch: That had pretty much the same Plat Review requirements. It was kind of
rendered that it was required and then it wasn't so that's the best we can
do is tell our clients when they want to develop their property, we have to
rely on this and that's what we did. It may be a possibility that we can go
ahead and dedicate the right of way and ask for a reduction of setback at
the Board of Adjustment level.
Pate:
Ok, that covers several comments. The parking stalls that are required for
this development are 48 as you indicated on the plat, I just need to know
where those 48 are that are required for the collision center. I need to
know which of those 48 are going to be for vehicle storage. Of those 48 I
need to know which ones are going to be compliant with interior parking
lot landscaping requirements.
Bunch: Right. One thing on the comments it talks about the number of spaces in
excess of the 48 required for vehicle display and vehicle storage. I was
not aware of any limitation or requirement on display area for parking lots.
For example, you could say we could only have 100 display stalls so I am
a little concerned with the way that one is worded.
Pate:
I am not sure what other processes car dealerships have gone through in
town but I just want to be consistent with anything we recommend.
Bunch: There is just not really anything that says in the ordinance that we can only
have so many display spaces. Another thing with the 48 spaces, the only
thing we use is the service center. For the collision center it is just like a
whole different animal. They will come in and talk with someone and
then it will sit in the shop or they will pull it back here with their other
vehicles. It is not like a Midas or something where they have turn over
like four cars a day or something.
Pate: It is a unique situation. I don't know how many spaces it will hold.
Bunch: They don't want to front that, it is a weird animal with car dealerships.
Pate: Up front we need to know as much information as possible for us to
basically make a recommendation of how many spaces are necessitated.
Technical Plat Review
August 13, 2003
Page 14
Bunch: What we have done is instead of adding landscaping stalls back there that
really can't be seen by anybody, we added that to the front entrance and
have all of that extra. Is that something that you want to see?
Pate:
Currently the parking right now is within our requirements. There aren't
more than 12 spaces in a row so that meets our requirement there. The
interior lot between the collision center and the store area, those are fine. I
guess the comment comes up of how many spaces are back here.
Bunch: They were wanting to put all of that up here and make it visible.
Pate: Depending upon what comes out of a future meeting that will be a
determining factor.
Hudgins: I am Garth Hudgins with Ken Shireman Architects. For the parking
requirements in the back if they are going to park them three deep do we
need to account for the three deep or do we need to account for the typical
parking layout where you have got 20/40/20?
Pate:
No, with any display area you can stack them. Give me some numbers
because the Planning Commission is going to be interested in that as well.
If we don't have an answer then that creates some doubts in their minds.
Any utility and mechanical equipment must be screened. You need two
bicycle racks. The parking comments are basically the same as we talked
about. Trash enclosures, this dumpster that is there, is that enclosed?
Bunch: It is but we are going to relocate that back further behind our building and
kind of slide it down this way to open up this area. It will be the area
between the new collision center. They will probably close it up. Right
now they have got an open gate or something and it stays open a lot but it
is very screened from the building.
Pate:
The following comments, the bottom of page one, talks about non-
conforming parking lots and if you are adding additional structures and if
you are making an expansion or addition to an existing structure how
much percentage is that determined with the percentage of the non-
conforming existing parking lot that is required to come into compliance.
This is right out of the ordinance. I think right now the canopy is the only
thing tying you to the existing structure and that is not even structurally
attached so that is something that they can discuss. If it is attached it is
considered part of the structure and the percentage of the new building to
the collision center would count as bringing you into compliance as well.
Technical Plat Review
August 13, 2003
Page 15
Bunch: I was aware of that too. I've done something really interesting like that
before. We can talk about that. Do we need to calculate what's required
based on this building or required parking stalls?
Pate:
Bunch:
Pate:
It is on a sliding scale.
Right, but there are not any interior landscaping requirements for car lots.
Right. Basically we can go further with that as we look at this right of
way issue. Currently this doesn't show any interior landscaping at all and
I'm sure that there will be some required. That's a part of that.
Bunch: Ok.
Hudgins: The canopy does not structurally tie into the existing building. We
overlap it with weather protection to make the transition.
Pate: Again, the next comments is Master Street Plan right of way and we can
discuss that later. This is also, just to let you know, in the Design Overlay
District so those comments will kick in as well as commercial design
standards. The elevations, the showroom looks good. I will wait and talk
about signage in a second. Staff is concerned about how the showroom
ties in with the collision center a little bit because it is specifically spelled
out that any two structures or groupings of structures shall be tied in
architecturally and be compatible. I have looked at those and have
recommended that you kind of look at the brick being used around the
entire building.
Hudgins: Let me tell you our concept. The collision center is tied in with the current
existing Jones Motor Company. That is basically what they have now. It
is a concrete panel and so we have carried that look through to compile
that as one structure. The Mercedes dealership is a stand alone business
and it is out front so they wanted it to have a different look to it. That is
kind of the way we went at it. The buildings that touch tie together, they
do have a similar look.
Pate:
The Planning Commission makes the ultimate determination about what
these should look like since it is in the design Overlay District and because
of commercial design standards. I think tying these two structures
together somehow is going to be important. However you want to do that
is up to you. I think you can tie those together with a repetition of some of
those colors and materials or signage.
Hudgins: We do have a stucco band on the dealership that is the same color as the
stucco used. That really is a minimal amount of tie in that we have.
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August 13, 2003
Page 16
Pate:
A materials board will be helpful for the Planning Commission and the
Subdivision Committee, mount it on a board and show the colors and
types of materials. That is not a requirement in our ordinance but it is
something that comes up every single meeting that we have a Large Scale
and the Planning Commission is trying to make a determination and if
they can't see the materials they have a hard time envisioning what it's
going to look like. The color elevations are required but material boards
are nice for them to look at as well. If you could hopefully wrap this
bottom band of brick around the collision center I think that would help
the next to last elevation, it is not labeled. That would help break up that a
little bit. The next issue is signage. The Overlay District makes specific
findings and requirements on signage above and beyond what commercial
design standards call for. I have included the ordinance. Basically, you
get one wall sign per business that shall not exceed 20% of the wall area
or 200 sq.ft., whichever is less. A second sign is allowed only if you front
another right of way. This property has one frontage on College Avenue
and one wall sign is allowed. I looked at your elevations here and I think
those numbers are in error. The 400 sq.ft. total allowed is not really
allowed.
Hudgins: Right, well we were asking what we wanted and seeing what we get. Our
concept was because we have that large tree landscaped area to the north
of the building that your vision to the building is limited to the panel line
and to the south. That whole part is cut off if you are driving up the road
your peripheral vision is kind of cut off so we were trying to take that
building and wrap it north and south. That was our concept to that. By
not using, and we have a right to use a monument sign, and by not using
that we thought maybe we could give a little to get what we wanted on the
building. We don't particularly care for the monument sign in this
situation.
Pate:
That is something that you can take up with the Planning Commission and
you will have to go to the Board of Sign Appeals for that. Just to let you
know, signage is a big deal in the Overlay District. It is one of the specific
things that it addresses and there aren't many that it addresses, lighting
and signage are two of the biggest. The ordinance does not say that you
can't place your sign on the side of the structure. It just says that you can
have only one sign. You can put it on the back of the building if you want
to, it doesn't have to face that front. It basically has to be on one face,
20% or 200 sq.ft. That is a provision of that. Again, I included the
monument sign being specific in the Overlay District. Lighting needs to
be shielded and directed downward in the parking lot and shall not exceed
35' in height and utilize sodium lighting fixtures. A written waiver
request and Planning Commission approval is required for any other
fixture. For instance, if you want to use metal halide for the car
dealership. The building needs to utilize full cut off fixtures as well and
Technical Plat Review
August 13, 2003
Page 17
describe those fixtures as specifically as you can. For instance, if you are
going to use the same fixtures that are on the rest of the lot then
specifically include that information in the letter so we can include it in
the staff report.
Bunch: I think those are pretty old, they probably won't.
Pate:
There should be a site coverage note on there also about 25% of the site
shall be left in open space. That is a requirement of the Design Overlay
District as well.
Bunch: It was a real fight, I actually had to trim some off. This is the maximum
this site is ever going to go.
Pate:
Again, the landscaping requirements, a minimum of 25%, which you are
showing right now. Parking lots cannot encroach into greenspace. Your
stalls can be 17' long with a 2' overhang if that's something you're
interested in. We probably need to set up a meeting before revisions are
due in if you want to give me a call after this meeting. Those revisions are
due August 20`h
Bunch: Is there a requirement for tree groupings here?
Carnagey: Yes there is.
Bunch: Ok.
Pate: Matt?
Matt Casey — Staff Engineer
Casey:
The main comment I made was the sidewalk. I think that sidewalk issue is
going to have to be addressed when you have the meeting to discuss the
right of way and all of the other issues.
Bunch: Is it required all the way down?
Casey: Yes. We are going to have to work that out as well.
Pate: Craig, do you have any further comments?
Craig Carnagey — Landscape Administrator
Carnagey: On the landscaping plan I didn't see an indication of method of irrigation.
Technical Plat
August 13, 20
Page 18
Bunch:
Carnagey:
Bunch:
Carnagey:
Bunch:
Carnagey:
Bunch:
Pate:
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03
We originally had a couple of hose bibs going back to this area. That may
change, I'm going to talk to the owner about that later this week.
On the tree preservation plan I just need a stronger graphic line to
delineate the tree preservation and protection areas.
There is a line that runs around here, I'll make it darker.
Ok. We will need an establishment guarantee for your mitigation trees
prior to final Certificate of Occupancy.
That can be a letter of credit right?
Yes. On your planting schedule you have elms in there. The ordinance
requests native trees to help maintain our urban forest.
They are just good parking lot trees.
Another comment from Fire, your drive entrances need to be a minimum
of 20' wide. If you have any questions you can contact the fire marshal's
office. Utilities?
Johny Boles — Arkansas Western Gas
Boles:
Bunch:
Boles:
Bunch:
Boles:
Bunch:
Boles:
Mandy, I have an existing 4" high pressure line running down the western
side of North College and it turns and goes west along the property line.
When the final determination is made on the right of way with sidewalks, I
would like you to show a 25' utility easement and I would like for you to
show one down the south property line.
Is that the one that runs along the back?
Yes, it is existing.
You want a 25' utility easement for that?
Yes, down the south and east property line. It can be a general UE but I
want it outside of the right of way because that line is going to have to be
replaced eventually. I have probably got a 50' existing easement on that
line now so I think we are being very, very generous.
You think you have a 50' there?
Probably so because it was put in many, many years ago when College
was very narrow.
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August 13, 20
Page 19
Clouser:
Boles:
Bunch:
Boles:
Bunch:
Clouser:
Bunch:
Boles:
Bunch:
Boles:
Bunch:
Boles:
Bunch:
Boles:
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03
I would have to ask for that easement too. The way the state is now we
have to get utility easements.
For a high pressure transmission line 25' is really small. Is the collision
center part of the Jones Olds existing building? It will be separate from
the Mercedes building right?
Yes Sir, it is separate.
First of all, are they going to want to meter the Mercedes building and
collision center together? Is that what you are showing here? You have a
gas meter shown at the northwest corner of the Mercedes building. We
need to get clarification on that. I think the existing service is probably on
the south side of the Jones Olds building and I don't know if they might
want to come off of the existing facilities inside that building and go
underground over to the collision center. Those are all issues that would
have to be addressed but that might be an option if they want to build
consistent with the collision center and with the existing building.
My understanding is that they are two separate businesses.
Two or three? Is the collision center separate from everybody?
Three in that the two new buildings will be two separate entities.
If they want a separate service to the collision center and a separate
service to the Mercedes building they will probably install double service
right here at the highway. With this transmission line here they will have
to get into it because I won't run high pressure gas all the way over here.
They will have to go into this underground station.
I thought I saw a gas thing here, it's all the way down with some cover
over it.
It s a regulating station and I believe there is a 2" plastic line. There is an
existing 2" or 3" plastic line that goes west in that easement so it possibly
could be served off of that line.
I was wondering about that.
It can't be located, the tracer wire has been broken.
You think it would be possible to serve it off of that plastic line if we can
locate it down in here?
Yes. We're probably not going to run it all the way up to the building.
Technical Plat Review
August 13, 2003
Page 20
Bunch: We don't have enough room to put it there either, I just didn't know if you
wanted to do that.
Boles: I need to look at it a little closer on the site and look at elevations.
Bunch: This is all terrific flow in here, we were wanting to keep everything, as
much as we could, with the 3:1 slope here.
Boles: There is currently a gas and telephone connection right here at the
highway.
Bunch: We will try to locate it at the right spot.
Boles: There are a lot of existing utilities in that easement. It is a mess down in
there.
Bunch: I am hoping most of them are in the flat area. I am thinking if I were
putting them in I would go in the flat.
Boles: But everybody has the same idea and there's only so much flat area.
Larry Gibson — Cox Communications
Gibson: Mandy, right there between the Mercedes building and the collision center
just to the north you have got an easement for an electric transformer.
From that general location over to those two buildings, is that greenspace
or is it going to be under hard surface?
Bunch: It is green going over to the Mercedes and you hit the pavement really
quick coming over to the collision center.
Gibson: Probably the best thing to do is 3' or 4' west of that electric transformer
location sweep me up a 2", one on the collision center and one on the
Mercedes Benz, just take them over to the end where you have got those
marked will be fine. Just sweep them up so we can find them. Now, from
that location there by the transformer down to this pole where you have
got the service point connection for electric, I would like to get a conduit
right there. That is where that hill is. If they go through there, I don't
know where Sue is coming from but we've got service right there on that
pole. That is our only service to this.
Boles: If you are going to put a conduit in for him, put one in for me too.
Clouser: Can I have one too please?
Technical Plat Review
August 13, 2003
Page 21
Bunch: I'll just do a quad.
Gibson: I think you might be able to just make one cut through there and get a
couple of conduits in. If you are putting fours in that is fine because of the
location up here by the transformer to keep from breaking the pattern. If
they have just got gradual sweeps in them a 2" would work with me. Just
west of the transformer come out of the two buildings and go about 4'
west of the transformer and turn up and then sweep back from there and
go down to the pole and turn it up again. If that is going to be greenspace
right there we can just go through it but let's not take the chance. That's
all I have.
Bunch: Ok.
Sue Clouser — Southwestern Bell
Clouser: If anything needs to be done out here on College, it says you are going to
modify the drive, if we do have any facilities that need to be located,
lowered, or whatever, it will be at the owner/developer's expense. If I
could have two 3" conduits from each of the buildings out to the electric
transformer and I will need pull strings in those and I need them turned up
also. I agree with Larry about building most of the conduits. That's it. I
will have to double check because I'm not sure since this is all one piece
of property and it is separate businesses, I'm not sure that there may not be
some charges involved with bringing the cable to the individual buildings.
Boles:
One other thing I would like to add. When these drives are constructed I
would like to have a representative present to determine the depth of that
transmission line before any excavation is done on top of it.
Bunch: We are really going to close that one curb opening. We're not going any
deeper. We are just going to take that out. It is really rough right now
when you go into it there's a big bump. I will put a note on here.
Boles:
Pate:
I just don't want 400 pounds of gas blowing onto the highway.
Ok, meeting adjourned.