HomeMy WebLinkAbout2004-05-19 - MinutesTechnical Plat Review
May 19, 2004
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PPL 04-1081: Preliminary Plat (SUNDANCE MEADOWS, 436): Submitted by
GEOFFREY BATES for property located at W TACKETT AND GENEVIEVE AVE, S
OF WEDINGTON DRIVE. The property is zoned RSF-4, SINGLE FAMILY - 4
UNITS/ACRE and contains approximately 7.90 acres. The request is to approve the
development of a subdivision with 25 single family lots proposed.
Pate: The next item is a Preliminary Plat for Sunbridge Meadows submitted by
Geoff Bates for property located at West Tackett and Genevieve. Utilities,
you guys have seen this a couple of times, this is just a different name.
The same thing with us, we've reviewed it and some of our comments
have been addressed. The only thing I would say is kind of look overit
and there are a couple of things that are still remaining from the PZD. The
zoning needs to be changed on the plat. Street lights need to be shown
every 300' on the plat. Any existing lines below 12kV shall be relocated
underground. That's all I have. Matt?
Matt Casey — Staff Engineer
Casey: Geoff, most of these comments you've already seen with the last
submittal. Street improvements are required a minimum of 14' from
centerline along Tackett including pavement, curb and gutter, sidewlkas
and storm drains for the entire length of the project. We will be
recommending to the Planning Commission that the entire length of
Tackett be over -laid and widened to a minimum width of 20' frm the
project site to 54`h Street. Why is the new water main on the north side of
Tackett?
Bates: The other side is a steep bank with a lot of trees. Sufficient right of way
exists on the north side for that main.
Casey: Ok. The detention pond must be sodded up to the 100 -year water surface
elevation. All grading must be setback a minimum of 5' from the property
line. Right now you are showing the cul-de-sac right up to the property
line.
Bates: Can we have a lesser greenspace there?
Casey: You can shorten the cul-de-sac a few feet. I need you to connect the pond
drainage with the inlet to the out lot on the west. That's all I have.
Mike Phipps — Ozarks Electric Coop.
Phipps: Geoff, I'll go ahead and start with crossings. We will need six 4"
crossings between lots 6 and 7 and we'll need a 20' UE to tie that together
with the front.
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May 19, 2004
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Bates: Is a 10' ok?
Phipps: No, there are too many utilities in there for that. We may have to tie that
together by coming in between lots 19 and 20 to 4 and 5, unless you can
obtain some sort of an offsite easement.
Bates: There's not much chance of that. We'll see what we can do.
Phipps: On these streetlights I will need a 10' easement from the back to the front,
that should be somewhere between lots 1 and 6 and probably down around
19 to 24. That's all I have.
Larry Gibson — Cox Communications
Gibson: There is an existing overhead line.
Bates: I remember that. Somehow our electric got turned off as far as labeling it.
Gibson: Wherever the pole is set and it also has an anchor that goes off to the
south.
Bates: It is probably more in here.
Pate: Revisions are due on the 26`h at 10:00 a.m.
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May 19, 2004
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LSD 04-1065: Large Scale Development (FAY. AIRPORT FUELING SYSTEM,
796): Submitted by CITY OF FAYETTEVILLE for property located at 401 ERNEST
LANCASTER DRIVE. The property is zoned I-1, HEAVY COMMERCIAL/LIGHT
INDUST and contains approximately 400 s.f. The request is to approve the installation
of a self serve fueling system.
Pate: Item number five is a Large Scale Development for the Airport Fueling
system submitted by the City of Fayetteville. You guys don't have site
plans but it is essentially this. It is a 20'x20' pad on the airport site.
Boudreaux: It is on the airport site so you guys don't have anything.
Pate: There is not really a lot to look at on the plat. With any Large Scale, right
of way is required to be dedicated so we will have to dedicate right of way
along S. School.
Boudreaux: Ok. We want to comply. This all got started because we went to the Fire
Marshall and they gave us permits to install the equipment and thought it
was an equipment installation and didn't require any of this.
Pate: That is something, just for the record, we'll explain. This is not something
that would typically be reviewed. It is not a Planning requirement but in
the Fire Code regulations it says all proposals for installation of above
ground storage tanks for flammable and Class 2 Combustible Liquids shall
go through the Large Scale Development review process. That is all of
my comments. Next is the Subdivision Committee meeting on June 4`h.
Rozelle: Where exactly is the location of this?
Boudreaux: It is over on the east side close to the hangars.
Rozelle: There is no floodplain?
Boudreaux: No Sir, that is all on the south side.
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May 19, 2004
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LSD 04-1078: Large Scale Development (BOTANICAL GARDENS OF THE
OZARK, 99): Submitted by MANDY BUNCH for property located at HWY 265, W OF
HEARTHSTONE INTERSECTION AND N OF ZION ROAD. The property is zoned
R -A, RESIDENTIAL -AGRICULTURAL and contains approximately 6.44 acres. The
request is to approve the development of accessory structures and a parking facility with
28 parking spaces proposed.
Pate: Item number six is LSD 04-1078 for the Botanical Gardens submitted by
Mandy Bunch for property located at Hwy. 265 by Lake Fayetteville.
Morgan: Most of these comments we discussed yesterday. Indicate the subject and
adjacent zoning. The vicinity map, if you could shade this project site. I
think at this location the road is Crossover instead of Old Missouri. It
changes to Old Missouri a little north of that. That might be a little
confusing. Dimension the existing and proposed master street plan right
of way line.
Bunch: There is no dedication required.
Morgan: Dedication would be required for Large Scale.
Bunch: How does that work, city to city?
Pate: Yes. We require ourselves to dedicate right of way also. It is still in the
city, it just has to be through a warranty deed because it is a highway.
Morgan: I didn't see any owner/developer information, if you could include that.
We already talked about the 55' of right of way by separate document.
Streetlights, I didn't see any along Hwy. 265.
Bunch: When you said that yesterday I thought about it. Every 300' on Hwy. 265
we have to put in a streetlight?
Pate: I'm not sure that they are on the opposite side of the road if that
subdivision comes up if they are there already.
Bunch: That's why I'm puzzled because it usually comes up with subdivisions.
Morgan: If you could just note the office type. I think we decided it was going to
be a professional office use. Indicate that in the parking ratio box. Trash
receptacles need to be screened. You are showing a sign. I didn't see a
monument sign for the project. That would just need to comply with the
sign ordinance.
Bunch: We don't have full details because they don't know what they want just
yet.
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May 19, 2004
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Morgan: You will just have to turn in a sign permit application for the sign.
Bunch: I think they have an existing sign.
Morgan: If you could provide more information regarding the proposed use and the
future plans for the project. The barbed wire fence along that right of way
is prohibited if visible from the street right of way unless used for
agricultural purposes.
Bunch: I need to explain how agricultural this actually is?
Morgan: Yes, and we will need to take a look at the ordinance.
Bunch: One of the problems with that is that this is such a minute part of this
whole thing. They don't want to start and rip it all out. Ultimately there is
a great deal of landscaping. All of this will come out and a bunch of
landscaping and all of the bike trails are going to be rerouted. They don't
want to make a decision and spend money on something that would
probably just be ripped out. Their preference on that will be to be
agricultural.
Morgan: Those are the majority of my comments. Matt?
Matt Casey — Staff EnEineeC
Casey: The sanitary sewer service line cannot run through that easement so it
needs to either be pushed outside of the easement or made into a main.
You can't run along the easement.
Bunch: It is not in an easement, it is a setback, unless that is what they are going
to ask for. I will keep it out.
Casey: That brings up the comment if that is not easement we need an easement
there.
Bunch: Does it have to be public all the way up the hill?
Casey: It doesn't have to be unless you are going to run it in that easement if there
is an easement that is going to be dedicated. Also, I talked with Chuck
Rutherford and his sidewalk recommendation for the project will be 6'
sidewalks located at the back of the right of way.
Bunch: How many times is he going to change his mind? I got this the day before
we submitted to install it through the driveway. Now it is 6' all the way
along?
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May 19, 2004
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Casey: Yes.
Bunch: I'm going to let someone else continue that battle
Casey: That's all I have.
Alison Brady — Parks Department
Brady: On the trail that is going to be relocated along that northern boundary, is it
ok to add a note on there that that needs to happen before any construction
takes place? That would be helpful. Also, in that same area, you will be
responsible for any tree mitigation necessary when you relocate that trail.
The circular parking lot, is that slated to be temporary?
Bunch: Temporary defined as in temporary until there is enough money to do the
next phase. That could be two to five years. This is Phase IA.
Brady: I think that might need to be shown as temporary on here. Also, if you
could show the trail to the south and show it being 6' away from the
highway.
Bunch: We have had two meetings with Connie and with the city. The latest we
actually took a board member with us, when Phase I arrives is when all of
the construction of the trails will occur to the south. We have actually
been tasked with writing a memo to follow that up and we will get that to
you so it will be in the record.
Mike Rozelle — Floodplain Administrator
Rozelle: It looks like there is Zone A Floodplain currently along the south line of
the property. With the development that occurred on the other side of the
highway that did a flood study to establish based flood elevations and
floodway and sent that through to FEMA. I haven't seen a LOMR come
back but when we get that study we'll see what of this is going to be
floodplain and floodway.
Bunch: Actually, we had a discussion with Mr. Hecox about that last week.
Apparently it is FEMA regs. to submit for that to be established if you are
a residential subdivision of 50 or more lots but it is generally not required
for just a single structure. I did intend on getting that information from
him but all of the water in this area is controlled by the overflow structure
on the lake so I didn't really see that as an endangerment. I did discuss
that with him.
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May 19, 2004
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Rozelle: For our review we need to go off of the most current information possible.
It will be floodplain and we want to be sure to keep all of the grading out
of the floodway. I saw some grading along the tree line here that could be
in the floodway that we can confirm.
Bunch: I will keep in contact with him. From what he was telling me over there, I
think he already did what he had to do but I'm not sure.
Rozelle: I will give him a call and see if I can get a copy of the study he has done.
Bunch: Ok. I will keep track with him. We can eliminate that berm if it became
an issue.
Rozelle: Show some elevations on here for the finished floor. Some of the notes on
the grading plan state that there is no floodplain, that needs to be
corrected. That's all I have.
Mike Phipps — Ozark Electric Coop.
Phipps: I think we have a bore under Hwy. 265. I'm not sure where but I know we
have got one in there somewhere.
Bunch: You are down here closer to the creek. There is a pedestal set and then
another one that was set up here. You are the only one that has an
easement there. It is just north of the drive.
Phipps: We'll need an easement to anything we take power to that they need. I
don't know where the location would be for the transformer. For these
streetlights, this is a state highway, so for us in order to set our lights in the
right of way of the state we have to get permission from the state to do
that. Otherwise, we have to set outside of that right of way. If we have
those lights where the future right of way is, those lights are not going to
light up the street at all. They are going to be 50' back. If we go in and set
those and then they widen the road and they have to be moved back to the
future right of way there will be a charge for doing it. We don't like to
deal with the state. Their right of ways are their right of ways. I don't
want to go through the process of getting permission to set a streetlight
close enough to light up the street. If we do those streetlights we will
probably need to know the illumination that they will need. It will
probably be around 20,000 lumens. We just started using those near the
Boys and Girls Club off Rupple Road. They are expensive.
Bunch: When are streetlights required to be installed?
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May 19, 2004
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Pate: You have to show proof of payment at the time of building permit and
then they have to be installed at the time of your certificate of occupancy
for your completion inspection.
Bunch: We have to get the permits from the state for our other crossings anyway
so we could probably do that all at the same time. How much do those
cost?
Phipps: As far as trenching and everything I'm going to say probably between
$2,500 and $3,000 each.
Bunch: We are required to do them every 300' all along our property so we will
have two?
Phipps: You will have one at the entrance.
Bunch: We'll try to figure something out. Mike, how big of an easement do you
need for the service line to the building?
Phipps: For the 7,200 transformer for Ozarks we need 15' minimum. Street lights
will be a 10' easement. Again, going through those streetlights, you are
still dealing with the state for an easement on their right of way.
Bunch: Ok. I'm wondering if your easement abuts the highway right of way right
now but it doesn't appear to. It is out there on it's own.
Phipps: No, everything we have is on the east side of Hwy. 265. That's all I have.
Larry Gibson — Cox Communications
Gibson: No comment.
Bunch: To get you over there how would you come?
Gibson: We would have to cut across the same way electric did. Everything we
have in there is on the east side to serve the subdivision. It would be a
bore to come across. If you could put a 20' utility easement that would
make enough room for both of us.
Bunch: Do you have the same issues with the State?
Gibson: We are kind of like Ozarks, we don't like to deal with them. It could take
the rest of the summer. Whoever is actually making the bore would
permit it.
Bunch: Mike, do you have enough power in this bore to come in with streetlights?
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May 19, 2004
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Phipps: Yes. We have power on that side right now. We just need easements to
get where we are going. I would have to look and see where that is.
Morgan: Revisions are due May 26`h by 10:00 a.m.
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Pate: Next on the agenda is Lot 17E Restaurant submitted by James Koch.
Craig is going to do this one.
Carnagey: James, we will need color elevations submitted with revisions. Show
adjacent zoning, property owners and the plat page on the plat. The right
of way on both Van Asche and Fulbright needs to be indicated more
clearly. On the site coverage notes if you can indicate those coverages in
percentages as well. On the parking chart show what is actually required
and the actual amount of spaces allowed by ordinance, which is 112. You
are under that but that is a 30% overage on that one. The northeast drive
needs to be shown as a shared drive for future development. Interior
parking requirements, you need to show more tree islands. Right now you
have runs of over 12 parking spaces. As you know, anything over 12 will
require a tree island. Of course trees will need to be planted in those tree
islands. There were a couple of locations shown on the landscape plan
that trees were missing in those islands. Trash receptacles shall be
screened on three sides with access not visible from the street. The
enclosure for the dumpster needs to be no less than 12' wide by 10' deep.
This does have two frontages, both on Van Asche and Fulbright. Right
now you are not showing adequate greenspace along Fulbright. You need
25' of greenspace along there. Just to let you know that you can reduce
your setback to 25' if you increase the landscaping and no parking
between the building and the right of way.
Koch: What about a drive aisle?
Carnagey: I don't think that the ordinance would allow for that.
Koch: If we have a drive aisle without parking can setbacks be reduced?
Carnagey: No.
Koch: You don't want any pavement, any curb, a sidewalk would be acceptable?
Carnagey: A sidewalk probably would be acceptable, I'll have to look into that.
Koch: Asphalt or any pavement though.
Carnagey: It needs to be landscape.
Koch: Then that 25' greenspace would be equivalent to the building setback?
Carnagey: Correct.
Carnagey: We do need a pedestrian access to be shown from the street to the
structure. A materials sample board with full size color elevations
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including all four sides of the structure with legible labels of materials
along with 12 small color elevations must be submitted with these
revisions. That is all I have. Engineering?
Matt Casey — Staff Engineer
Casey: James, the retaining wall along Fulbright right of way is in a utility
easement. We can't allow retaining walls in utility easements so that goes
with that 25' building setback for landscape and greenspace also. If you
can on the grading plan label all of your slope. The maximum slope is 3
to 1. I think some areas might exceed that. Also, we need a report from
an environmental engineer stating that erosion control and drainage
methods comply with the 404 Permit from the Corp. of Engineers.
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May 19, 2004
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