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HomeMy WebLinkAbout2003-12-31 - MinutesMINUTES OF A MEETING OF THE
TECHNICAL PLAT REVIEW COMMITTEE
A regular meeting of the Technical Plat Review Committee was held on December 31,
2003 at 9:00 a.m. in room 111 in the City Administration Building, 113 W. Mountain,
Fayetteville, Arkansas.
FPL 04-03.00:
(Skyler Place, pp. 403)
LSD 04-01.00:
Fayetteville Fire Station #7, pp 439
Page 2
LSP 04-06.00:
Fuddruckers, pp 173
Page 6
LSD 04-02.00:
Fuddruckers, pp 173
Page 8
PPL 04-01.00:
Bridgeport Phase 7, pp 360
Page 13
STAFF PRESENT
Matt Casey
Suzanne Morgan
Rebecca Ohman
UTILITIES PRESENT
Mike Phipps, Ozark Electric Coop.
Johney Boles, Arkansas Western Gas
ACTION TAKEN
Tabled
Forwarded
Forwarded
Forwarded
Forwarded
STAFF ABSENT
Perry Franklin
Danny Farrar
Travis Dotson
Renee Thomas
Craig Camagey
Jeremy Pate
UTILITIES ABSENT
Jim Sargent, AEP/ SWEPCO
Larry Gibson, Cox Communications
Sue Clouser, Southwestern Bell
Technical Plat Review
December 31, 2003
Page 2
LSD 04-01.00: Large Scale Development (Fayetteville Fire Station #7, pp 439) was
submitted by Wayne Jones, project manager, of Wittenberg, Delony, and Davidson, Inc.
on behalf of the City of Fayetteville for property located at 835 N. Rupple Road. The
property is zoned R -A, Residential Agricultural, and contains approximately 2.00 acres.
The request is to allow for the development of Fire Station #7 on the subject property.
Morgan: We will start the meeting of the Technical Plat Review Committee for
December 31, 2003. We have five items on the agenda. Item number one
is FPL 04-03.00 for Skyler Place submitted by Jorgensen & Associates on
behalf of Bleaux Barnes and Sam Mathias for property located south of
Deane Street between Sang Avenue and Porter Road. Seeing no
representative for this item, we will move that to the end. Item number
two is LSD 04-01.00 for the Fayetteville Fire Station #7 submitted by
Wayne Jones on behalf of the City of Fayetteville. I'll go through
Planning comments. If you could please provide information regarding
size, height, anchoring methods and materials for the proposed
communication tower in order to determine eligibility for a waiver request
based on emergency use.
Jones: Alright. It is basically an open metal tower just like it is on all of the other
fire stations. What do you want for that, like a cut sheet of it or something
like that?
Morgan: Regarding that, I can't tell you much more than this comment that is here
at the bottom of the page. This report was done by Jeremy Pate, he is the
manager for this project and he is not here today. Another comment, if
you could revise the zoning to reflect the current zoning designations.
Identify property owners to the southwest of the subject property. Just
some other comments regarding the plat, language on the plat.
Jones: I just want to comment that was all provided to us by the city. Do I need
to go back to the city to get all of those things put on there?
Morgan: Who was your comment with the city?
Jones: Bart Petray.
Morgan: If that is your contact then yes.
Jones: We will get him to do all of that. I just wanted you all to know that all of
that information was provided by the City on the survey.
Casey: I think he provided you a survey, he didn't provide you a Large Scale
Development Plan. Anything beyond what he gave you would be your
responsibility and not his from what I understand.
Technical Plat Review
December 31, 2003
Page 3
Jones: No, that is not our relationship but we will get it worked out with him.
Morgan: If you could, I don't know if street lights are proposed. Jeremy couldn't
find them on the plan if they were.
Jones: Ok.
Morgan: If you could provide additional information with regard to the number of
staff on site at any given time. Access easement on Nock property, I guess
she is wanting you to check the status of that.
Jones: In our planning meetings with the Planning staff I was of the
understanding that staff was going to get that done.
Morgan: I'm not aware of anything. The driveway width is to be a maximum of
39' from back to back curb. The right of way line, if you could show
striping. Submit elevations with a proposed monument sign. All
proposed utilities must be located underground and electric lines below
12kV are to be relocated underground. Trash enclosures must be screened
from view and you can coordinate trash service with the Solid Waste
Division. Matt, do you have any comments?
Casey: First, we need to have a 12" water main extended to the site as part of this
project. It says water main to be extended by the City of Fayetteville,
extents unknown. The extents are to come from either Wedington to this
site or from the south where it was extended to the Boys and Girls Club up
to this site. I don't know why it says by the City of Fayetteville.
Jones: The agreement that we have with the city, or the agreement that the Fire
Department has with the City and the Water Department is that the water
right now is all the way up at the street and down there where it comes at
an angle going towards the department that they were going to extend it to
the site for us. That is what Mr. Jurgens has agreed to do. Do we need to
show that on the plans and say? That is how we did it. We put a note on
there saying that the city had agreed to do that. Do we need to get a letter?
Casey: You need to show on the plans where it will be located and call it out as
you have it as a proposed water line. My comment about the grading, I'm
worried about this area ponding. It is flat. You have a 54 contour all the
way around and nothing in this large area. I'm afraid you are going to
have bird baths all over that. I don't know if you need to pull it up a little
bit. We've been talking about the detention, I don't know if that will
somehow be used as a parking lot detention. That's another comment we
need some more details on. The only other comment I have is this
sidewalk needs to be shown as continuous through the driveway.
Technical Plat Review
December 31, 2003
Page 4
Jones: Ok, great.
Morgan: Utility comments?
Mike Phipps — Ozark Electric Coop.
Phipps: My only comment is from the proposed transformer locations we need a
20' easement out to the west property line.
Jones: We have an issue with the tree preservation in this area right here and we
were wanting to bring all of our things through this point right here and up
and over to the transformer like that. I guess that shows sewer but isn't
electrical right here at this corner point too?
Phipps: Yes, we have got underground power there.
Jones: I just noticed that you were drawing it straight across there and we want to
come through and bring everything up to the building and try to stay out of
the roots of these upper trees. Do you see any problem with that?
Phipps: No, we just need easements. The electrical contractor will have to do all
the digging and conduits. Wherever they put it is fine with us, just as long
as there is a 20' easement.
Johney Boles — Arkansas Western Gas
Boles: Are you wanting to tap for this off of the northeast corner of lot 69?
Jones: Right now we would like to bring the majority of our utilities except for
water in from this west side. This easement is our water line coming in
like that and we want to try to provide everything else from the west, will
that work?
Boles: We have an existing line the full length.
Jones: Can we put everything in that 20' easement if we get it all in there?
Boles: My service is just going to go to your property line and stop. The meter
will be located at that point. On which one of these lot numbers do you
want your tap?
Jones: We think that is an existing sewer manhole right there. Can we bring it
into that or do we need to tap that line?
Boles: I'm with the gas company.
Technical Plat Review
December 31, 2003
Page 5
Jones: Ok.
Boles: You are showing the gas coming in right here and then turning and going
back north. You are showing come off right here.
Jones: I don't know the difference between the two lots right there.
Boles: We have an existing line we can tap at any point.
Jones: Then it would want to be at that point right there, yes.
Boles: I will also need load information for the building, you are also showing a
pad mounted natural gas emergency back up generator too so I will need
load information for that also. That is all I have.
Casey: What about sewer service? You can just put a stake wherever you want it
and when tap information is being provided at the time of construction.
That shouldn't be a problem.
Morgan: Do you have contact information for the other utilities?
Jones: We have communicated to all of their offices and that is what we have
tried to put on the plan was what we had discussed with the office. That is
sometimes different than the person at the meeting but yes, I have all of
their phone numbers. Revisions are due January 7 t at 10:00 a.m.
Technical Plat Review
December 31, 2003
Page 6
LSP 04-06.00: Lot Split (Fuddruckers, pp 173) was submitted by James Koch of CEI
Engineering Associates on behalf of Joe Hudack of AMJO Properties, LLC for property
located at Lot 13 in Steele Crossing. The property is zoned C-2, Thoroughfare
Commercial, and contains approximately 10.05 acres. The request is to split the parent
tract into two tracts of 2.81 and 7.24 acres respectively.
Morgan: The next item is LSP 04-06.00 with Fuddruckers submitted by James
Koch of CEI Engineering on behalf of Joe Hudack. I will briefly go
through Planning comments for you. If you could provide the legal
description with the parent tracts and the split tract on the plat. Also,
provide the zoning of adjacent properties on the plat. Include plat page
173. Correct the vicinity map to reflect the subject tract. I guess this
particular piece, lot 13.
Koch: You want to see zoning information on all of the subsequent lots that are
shown on that plan?
Morgan: Yes, for each of the lots with different ownership. If you could he
requests that you use a larger font size and right of way dimensions in
order to be able to read that well. Label and indicate all easements as filed
of record with the Final Plat for CMN Business Park II Phase II including
deed restrictions and tree preservation area. Indicate dimension and label
building setbacks for each lot with reference to the Lot Split. Include the
project owner and developer information on the plat. He requests that you
move those signature blocks on the plat so it is legible somewhere where it
is not overlaid. Matt, do you have any comments?
Casey: James, if you can just show the location of the existing water and sewer
lines on this plat. Also label the BFE and the minimum finished floor
elevations for each of the two lots, they should be a minimum of 2' above
the based flood elevations. I also have comments from the Fire
Department. Future construction apparatus access will be required and
water line with fire hydrants. I think that is all provided on the Large
Scale.
Koch: I believe so. We've got the access point around the building.
Casey: I think you are ok on that. That's all I have.
Morgan: Parks?
Ohman: No comment.
Morgan: Utilities?
Phipps: This is AEP's service area.
Technical Plat Review
December 31, 2003
Page 7
Boles: James, what are the easement widths along Mall Avenue and Van Asche?
Koch: I believe those are 25' utility easements. I'm not 100% on that.
Boles: You just need to get those shown unless I'm overlooking them.
Koch: They may be just 20' Johney.
Boles: You are showing 20' here but I don't know what that is referencing.
Koch: That would be this area right here.
Boles: Ok, that is all I have. Matt, do you remember from back of curb what the
greenspace was and the sidewalk width that went over here? I know there
was some concern on that Marriott and a lot of utilities wound up
underneath the sidewalk.
Casey: This sidewalk is existing I think.
Boles: I will wait until we get to this.
Morgan: Just to let you know, the revisions for this Lot split are due on the 7`" of
January at 10:00 a.m.
Technical Plat Review
December 31, 2003
Page 8
LSD 04-02.00: Large Scale Development (Fuddruckers, pp 173) was submitted by
James Koch of CEI Engineering Associates on behalf of Joe Hudack of AMJO
Properties, LLC for property located at Lot 13A of Steele Crossing. The property is
zoned C-2, Thoroughfare Commercial, and contains approximately 2.81 acres. The
request is to allow the development of a 7,073 sq.ft. restaurant with seating for 254 and
124 parking spaces proposed.
Morgan: Item four on the agenda is LSD 04-02.00 for Fuddruckers submitted by
James Koch. If you could Jeremy references to see the Lot Split
comments on the first page and address those. Also include surrounding
property zoning on the plat. Include a legal description for the proposed
Lot 13A, indicate all easements as required by utility representatives. If
you could update the parking ratio chart, remove the Walgreen's label and
include required spaces proposed and proposed spaces as comparison.
Also, update the site coverage chart. Show street lights along Mall
Avenue and Van Asche Drive. As for parking and driveway requirements,
if you could provide additional information regarding the number of staff
on site at a given time. Provide the Planning Commission information
associated with the Conditional Use request. The driveway width is to be
a maximum of 39' from back of curb. Four bike racks are required with
the maximum permitting of 93 parking spaces. Five are required with the
Planning Commission approval of the Conditional use for 124 spaces. If
you could show those racks on the site plan. The parking chart should
include the bicycle rack detail from the City of Fayetteville's UDC. Label
the loading are for daily delivery on the site plan. All parking lot lighting
is to be shielded, directed downward and away from adjacent properties,
include a note regarding that on the lat. Also, if you could indicate any
proposed monument and/or wall signage on the plat. Provide elevations of
the south and east sides of the structure facing rights of way to determine
compliance with the DOD requirements. All proposed utilities shall be
located underground.
Koch: I have a question on that. Is that the only elevations I need to provide? I
need to do al building elevations right?
Morgan: I believe with this property only part of it is in the Design Overlay
District.
Koch: Is a portion of the site going to be considered Design Overlay and a
portion of it not?
Casey: They are going to look at it as a whole.
Koch: The way I have kind of thought about it all is that we are looking at a lot
and this kind of clips the corner of it and if we could do this design
Technical Plat Review
December 31, 2003
Page 9
approach based on I guess the majority of the lot being outside of the
Design Overlay that is what I was thinking.
Morgan: Anything within the Design Overlay District has to meet the ordinance.
Even though only a portion...
Koch: Whatever is constructed behind this lot is not going to be Design Overlay
District. This lot 13A the boundary comes up right here, they are not
going to be considered in the Design Overlay District.
Morgan: I believe that is why Jeremy just requested south and east side elevations
of the structure. Anything within the Design Overlay District has to meet
the Design Overlay District requirements.
Casey: I think you are going to find that our Commissioners are going to want to
see all four sides.
Koch: I agree with you Matt, we will get all four sides.
Casey: Whether it is required or not they are going to ask for it.
Koch: The subdivision has an architectural review committee that requires that
also. That is easily done.
Morgan: If you have any further questions you are welcome to call Jeremy next
week. Coordinate with our Solid Waste Division for trash service. Matt,
do you have any comments?
Matt Casey — Staff Eneineer
Casey: James, these comments are in your packet. Show the erosion control
measures on the grading plan. Also, the existing water lines. I didn't have
time to pull the plans for Mall Avenue but I believe there is some storm
sewer along Mall.
Koch: Yeah, right here. This is that deed restricted area that runs right beside
Kohl's and all of that on Lot 16. This area right here kind of crosses and
comes onto the site like that.
Casey: Right along Mall is there underground storm sewer?
Koch: I'm not aware of any at the present time.
Casey: I had the comment to show existing. I was thinking that there was some
that came down here and perhaps discharged through these headwalls. We
are concerned right here, there is not any contour showing how it is going
Technical Plat Review
December 31, 2003
Page 10
to be graded. It looks like if here is the 90 contour and right at the top of
the curb there is 98, that's 8' difference. We will just need to see how that
is going to be graded and it has got to be outside of the floodway in the
deed restricted area. Also, here at the wing wall there might be some
problems with that. This level spreader is also shown to encroach into the
floodway in the restricted area. I was kind of hoping there was storm
sewer along over here somewhere, we might be able to discharge it into
that and not do this.
Koch: I agree.
Casey: You will be coming out into the apron area under the bridge and not have
to worry about erosion control but if that is not there.
Koch: That is something that we might be able to look at is maybe directing
runoff over to this point and discharging near the apron of that.
Casey: I think there is rip raff along that apron that will help you as far as...
Koch: You don't want that rip raff anymore do you?
Casey: No, but we can use what's there. Sidewalks should be continuous through
the driveway, to show it through the driveway what we probably need to
do is remove the curb that goes through the sidewalk. I have also got
Captain Farrar's comments here for you. The building is required to be
sprinkled. A freestanding fire department connection away from the
collapse zone of the building is necessary. The fire hydrant is shown on
the plat. This hydrant shall be within 100 feet of the fire department
connection. It also says access, 12' is shown on Van Asche Drive, then he
describes 20'. I guess he is talking about the area here at the island saying
he needs a 20' access. I think your comments took care of the island
though, it can be a maximum of 39'. That island may have to go in order
to meet the 39' requirement and also give the fire department 20'.
Koch: I have seen those islands removed in town. Is that something that you
guys don't want to see?
Casey: I think they have found that they don't work very well. Before I came to
work for the city I know they took some out at the city's expense but I
couldn't tell you where they are. I don't think I've seen one since I've
been here. He will need 20' access at all points. It looks like at Van
Asche that is provided. That's all I have.
Morgan: Craig Carnagey's comments for landscaping are to indicate both on the
site plan and landscape plan the tree preservation area. Also, at the time
an easement plat is filed for this property the correct language reflecting
Technical Plat Review
December 31, 2003
Page 11
the tree preservation area restrictions must be included with the signature
block for tree preservation.
Koch: Is there a tree preservation area on this lot?
Morgan: I am not sure. I didn't review this project.
Koch: I know there is a deed restricted area right here, is that what he is
referencing do you know?
Morgan: I don't know.
Koch: I will ask him, he's out of town right now isn't he?
Morgan: He will be back next Monday. Parks?
Ohman: No comment.
Morgan: Utilities?
Johney Boles — Arkansas Western Gas
Boles: James, if you would just for the record, show the utility easements along
Mall and Van Asche and label those if you would please. Also, at the time
prior to the construction of Mall Avenue and Van Asche there was casings
placed across Mall Avenue here and across Van Asche. For some reason
they were installed at a depth of about 10' to 12' deep. Our lines are in
those casings. I'm just saying that before construction is done in this
general area on the southeast comer of the property line there is going to
be a huge, huge hole to gain access to all of those utilities. You might just
keep that in mind. As a matter of fact, I think we had to use one of the
contractor's track hoes to be able to reach that depth. We opted not to use
some of them further to the west because they were so deep and dangerous
to work with. Our guys dug for hours and hours and hours and never
found them.
Koch: I know I shared some documents with Sue Clouser on locations of
conduits that were placed out there from the past construction plans for the
subdivision.
Boles: Our line comes this direction across this corner and crosses down here.
There is going to have to be an extension made over to this point. The
other utilities I'm assuming may also request conduits under this
driveway. This is AEP. I don't know if they are going to require four or
six. I would say six 4"s right there would be adequate. You might get in
contact with Jim Sargent, he might require 6", I'm not sure what he plans
Technical Plat Review
December 31, 2003
Page 12
on running or what he has here. I think we all have facilities going by
Target on the south side of Van Asche.
Koch: I am doing the survey and the lot split and the environmental site
assessment for them too. That is something that I didn't get to do the
design and permitting for, it is going to be another engineer, they are
keeping their same engineer out of Little Rock. If there is anything that
we can do here to help plan for that I want to do that.
Boles: We need to go ahead and get our facilities off site so we don't have to
disturb this in the future. Also, our extension policies have changed. I
have not received the models in place yet to be able to give you any
pricing. We have a manager's meeting on the 81h of next month so if they
would call me at the time they break ground on this and give me some
load information that would help.
Morgan: Any other comments?
Koch: Just to verify something, no street lights are required for this Large Scale
because they are on Mall Avenue and Van Asche, is that correct?
Morgan: The only comment I have here is to show the street lights along Mall
Avenue and Van Asche Drive. You may need to get with Jeremy for that
information.
Koch: Ok. Is Jeremy the Planner on this one?
Morgan: He is. Revisions are due the 7`h at 10:00 a.m.
Koch: Thank you.
Technical Plat Review
December 31, 2003
Page 13
PPL 04-01.00: Preliminary Plat (Bridgeport Phase 7, pp 360) was submitted by
Geoffrey Bates of Keystone Consultants, Inc. on behalf of Arkansas Oaks for property
located just east of Bridgeport Subdivision, Phase III and Freedom Place. The property is
zoned RSF-4, Residential Single-family, 4 units per acre and contains approximately 9.4
acres. The request is to allow the development of another phase of this subdivision with
8 lots and 8 dwelling units proposed.
Morgan: Item five is the Preliminary Plat 04-01.00 for Bridgeport Phase 7
submitted by Geoff Bates of Keystone Consultants on behalf of Arkansas
Oaks. From Planning, label the lot frontage to ensure adequate lot width.
Include plat page 360 somewhere on the plat. Show easements requested.
I was wondering about the structure on lot 5, is that going to remain?
Bates: No, it is just an old barn that is falling down.
Morgan: So it's not there?
Bates: No, we won't need to show it. I just put it there so the contractor knows
where to tear it down whenever they develop it.
Morgan: Maybe we should put a note or something.
Casey: Call it out to be removed.
Morgan: Street lights shall be placed at a maximum of 300' apart. Street names
must be approved by the 911 Coordinator. Locate any signs for the
subdivision or other that my be posted. All proposed utilities shall be
located underground. All electric lines 12kV and below should be
relocated underground. Those are all of my comments. Matt?
Matt Casey — Staff EnEineeC
Casey: Geoff, if you could extend the sidewalk all the way around to have it on
both sides of the street. They also need to be located at the right of way
line. It looks like it kind of pulls in closer to the curb. There needs to be a
minimum of 10' of easement on each side of the proposed water and
sewer mains. Here on Lot 7 you don't have 10' of easement, it comes real
close to the line here. Also, you need to add the soil type on the grading
plan. All lots must have a minimum of 6,000 sq.ft. of buildable area
outside of the floodplain. I need you to label the amount of buildable area
for each of the lots affected by the floodplain. There are no comments
from Fire.
Morgan: I will go over Craig's comments for Landscaping. Indicate ton the plan
the edges of existing canopy with the identification of predominant
species. Tree preservation areas need to be clearly identified. Right now
Technical Plat Review
December 31, 2003
Page 14
you only show significant trees. Show he entire existing canopy. Adjust
the current tree preservation table to accurately reflect this site's existing
canopy, and the percent of the total site proposed for preservation.
Currently you are showing 97% preservation, this number needs to
correspond to the existing canopy percent figure (44% existing). I don't
know if that makes any sense.
Bates: Sort of. I guess we are preserving 97% of the 44%.
Morgan: That 97% needs to be changed to 41 point something. The fourth
comment is protect the riparian areas and watershed values of this site
through the identification of protected tree preservation areas deeded to a
P.O.A. I included a drawing, this is an aerial covered in with green of the
different trees that were on the site if you could just indicate the location
of those.
Bates: They must be the smaller trees or something.
Morgan: Ok. Parks?
Rebecca Ohman — Parks & Recreation
Ohman: Geoff, we have already spoke to you in detail about this. We are going to
accept the 30' trail corridor to the north of Hamestring Creek so it is not in
this development but to the north of it. It will follow the floodplain line
except where the floodplain and the floodway are too close and then it will
go in the floodplain. In the future there will have to be some coordination
with Craig to identify the trees on that site to make sure that our trail
corridor doesn't interfere with tree preservation for future development.
We want to go ahead and do that before we get too far down the road.
Anything in excess will be banked and a deed will need to be issued prior
to signing of the Final Plat.
Morgan: Utilities?
Johnev Boles — Arkansas Western Gas
Boles: Geoff, if you would show the 25' building setback on the north and south
side of the American Drive extension also as UE. Show a 20' easement
between lots 5 and 6 coming all the way back. We need four 4" crossings
from the south side of American lot 8 to the property line between 1 and 2
in here. Then one from the northwest corner of 7 just to the east of this
pipe here on 3. Four 4". Mike won't let me put gas meters right in the
middle of his power line easement between the property line of 3 and 4.
We will serve lot 1 and 2 at the property line. Lot 3 at the southwest
corner and then we will wrap this around the cul-de-sac and stop at 4 and
Technical Plat Review
December 31, 2003
Page 15
5 and then in the future we can get offsite back here. Lot 7 will have to be
served out here at the street. I know this kind of drops off lot 8 and it has
got a big pond down here in this end and so I anticipate a building to incur
at this general area. We are going to place the services out here on
American Drive. I think that will take care of it.
Phipps: Just that these need to be 48" in depth finished grade.
Morgan: Revisions are due January 7`h by 10:00 a.m.
Technical Plat Review
December 31, 2003
Page 16
Morgan: Skyler Place was number one on the agenda. It has been moved to the
end. Seeing no representative present we will table that until the next
Technical Plat Review meeting.