HomeMy WebLinkAbout2004-06-02 - Minutes (2)MINUTES OF A MEETING OF THE
TECHNICAL PLAT REVIEW COMMITTEE
A regular meeting of the Technical Plat Review Committee was held on June 2, 2004 at
9:00 a.m. in room 111 in the City Administration Building, 113 W. Mountain,
Fayetteville, Arkansas.
LSP 04-1093: (COULSON OIL, 440)
Page 2
FPL 04-1092: (CLABBER CREEK PH II, 322)
Page 5
LSD 04-1094: (JOYCE BLVD. MED. & PROF. CENTER, 176)
Page 8
CCP 04-1051: Concurrent Plat (TWIN SPRINGS ESTATES, 357)
Page 14
STAFF PRESENT
Matt Casey
Jeremy Pate
Suzanne Morgan
Renee Thomas
Craig Camagey
Rebecca Ohman
UTILITIES PRESENT
Mike Phipps, Ozark Electric Coop.
Jim Sargent, AEP/ SWEPCO
Sue Clouser, Southwestern Bell
Larry Gibson, Cox Communications
Johney Boles, Arkansas Western Gas
ACTION TAKEN
Forwarded
Forwarded
Forwarded
Forwarded
STAFF ABSENT
Perry Franklin
Danny Farrar
Travis Dotson
UTILITIES ABSENT
Technical Plat Review
June 2, 2004
Page 2
LSP 04-1093: Lot Split (COULSON OIL, 440): Submitted by BOB HILL for property
located at THE SOUTH SIDE OF WEDINGTON DRIVE BETWEEN I-540 AND
MARVIN AVENUE. The property is zoned C-2, THOROUGHFARE COMMERCIAL
and contains approximately 2.68 acres. The request is to divide the subject property into
two tracts of 1.34 acres each.
Pate: We will start the meeting for the Technical Plat Review Committee for
June 2, 2004. We have four items on the agenda this morning. Item
number one is LSP 04-1093 for Coulson Oil submitted by Mr. Hill for
property located south of Wedington Drive between I-540 and Marvin
Avenue. There are not a whole lot of plat comments on this one. This is
the final lot split allowed for this tract. Any further subdivision of this
land will require a full subdivision. This survey does need to be detailed.
If you could dimension the Master Street Plan right of way. Currently
there is 46' of right of way and 41' on this end. Hwy. 16 requires 55'
from centerline. Your setbacks will come off of that. Revise the zoning
districts labeled on the plat. This is also in the Design Overlay District.
The rule for that is one curb cut per 200' of frontage and a minimum of
250' from a curb cut and an intersection. We will need to determine
where those are to make sue it is adequate for each of these lots to have
one. If not, we are probably going to recommend that they share one
common offset.
Hill: We have both of these under contract contingent upon this split. Both of
the contracts say that they will share a common ingress/egress access. We
were hoping to get another exit or entrance or something on the corners
but it says in the contracts that they may have to share one.
Pate: That is probably what we are going to recommend. It kind of depends too
on where these lie across the street. If the driveway is directly out front
we might look at shifting those a bit and just putting a permanent access
easement. I know it would be more beneficial to have it on the lot lines
but for safety's sake if it is just a little bit off the jog we will probably
need to line those up.
Hill: Do we need to show the curb cut on the north side?
Pate: If that is a possibility if you have got that information that would be good.
It is really going to be at the time of development that all of this will
happen. We are really just subdividing the land right now but just to let
you know that when this property does develop for these lots it will be
subject to these conditions set by the Planning Commission at the
Subdivision Committee level. That is all of the Planning comments.
There are a couple of Engineering comments.
Technical Plat Review
June 2, 2004
Page 3
Matt Casey — Staff Engineer
Casey: Water and sewer need to be extended to each of the lots at the time of
development. Sewer is available on tract 1 but not tract 2. It is very close
down at the southeast corner but it is just not to the property. Water is
across Wedington so a main will need to be extended across Wedington to
serve each of these tracts.
Hill: Does the city know if there is an easement on the north side of Spot Not
Car Wash? I know there is a water main over along Marvin. Could we tie
into that if we can get across there?
Casey: That would be a possibility. If not, the right of way would be there I'm
sure.
Hill: Ok. We have notified and told the buyers as part of the contract that the
buyers are responsible for bringing the utilities to their site so we can get
the Lot Split done but that would be part of the LSD is that correct?
Casey: Yes.
Pate: Utilities?
Jim Sargent —AEP/SWEPCO
Sargent: I would like to show a utility easement there on the south side of
Wedington.
Gibson: Can you just change that 25' building setback to a setback and UE?
Pate: It is actually a 50' building setback there so you might just want to show it
as a 25' UE and 50' building setback.
Hill: Ok.
Sargent: Also, on this drawing here you have the electric lines there on the west
property line. I would like to show a 10' UE along the west property line
for tract 1. That's all I have.
Johne Boles — Arkansas Western Gas
Boles: No comment.
Technical Plat Review
June 2, 2004
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Larry Gibson — Cox Communications
Gibson: This south building setback here, if you could just change that to a setback
and UE. That's all I have.
Sue Clouser — SBC
Clouser: I agree with the stated utility easement requests.
Pate: Revisions are due June 9`h at 10:00 a.m.
Technical Plat Review
June 2, 2004
Page 5
FPL 04-1092: Final Plat (CLABBER CREEK PH II, 322): Submitted by GEOFFREY
BATES for property located at THE NORTH SIDE OF MT. COMFORT RD.
BETWEEN RUPPLE RD AND BRIDGEPORT DR. The property is zoned RSF-4,
SINGLE FAMILY - 4 UNITS/ACRE and contains approximately 28.36 acres. The
request is to approve the Final Plat of a residential subdivision with 88 single family lots
proposed.
Pate: Item number two this morning is FPL 04-1092 for Clabber Creek Phase II
submitted by Geoff Bates for property located at the north side of Mt.
Comfort Road between Rupple Road and Bridgeport Drive.
Morgan: All lots need to measure at 70' at the right of way line. If you could
update the adjacent zoning to the current zoning designations. The right
of way for Mt. Comfort Road isn't dimensioned from centerline. There is
additional right of way from the centerline to the south property line that is
going to need to be dedicated with this plat as well. Some of the
certification blocks will need to be updated and I included the standard
signature blocks. If you could reduce the number of pages for the Final
Plat to two pages. The signature blocks need to be on each page so you
can certify what's being filed is correct. We are going to need one copy at
1:100 for our records. Each of the addresses need to be labeled on the
lots. You can get that from Jim Johnson. Some may have two addresses
where you have access available from more than one street. Where access
is limited to one street that wouldn't be applicable. Show the Water Way
Drive right of way. The Preliminary Plat for Phase II showed 50' of right
of way and here it is shown as 50' but then it is dimensioned 44'.
Bates: I think it is 44'.
Morgan: I was wondering why it shows 44' because we have standards for 40' or
50'.
Bates: I don't recall. I seem to remember someone from the city telling us to do
that because of the cul-de-sac.
Morgan: We have a standard for 40'.
Bates: We can lower it to 40', just tell me how you want it done.
Morgan: I think it is most appropriate to have it at the standard 40'. I put a note
about streetlights. The type of streetlights that will be acceptable need to
be noted on this plat. Finally, there are some standard comments for any
proposed signs and utilities. I don't know if you have covenants proposed
for this.
Bates: Yes, it will be just like Phase I.
Technical Plat Review
June 2, 2004
Page 6
Casey: The storm sewer along Mt. Comfort and also the sidewalk, doesn't match
what was shown on the construction plans. The storm sewer goes all the
way to the end and the sidewalks should be at the right of way. Were
there some changes made?
Bates: We made some changes to the storm sewer because this whole street is
super elevated so there is no water coming down that side of the street.
There is no water coming to it because it is on top of the hill.
Casey: What about the sidewalks? Have they been constructed yet?
Bates: I'm not sure.
Casey: It needs to be constructed on the right of way. I have included some
things that need to be added to the plat, a table with the street names, right
of way width, sidewalks width, greenspace width and then also the
standard notes. Retaining walls need to be a minimum of 2' off the
sidewalk and the right of way width should be 24' measured at the right of
way. As builts, maintenance bonds and construction costs need to be
submitted before it goes to Subdivision Committee.
Craie Carnaeev — Landscape Administrator
Carnagey: Payment into the tree fund. I think the developer is aware of that.
Rebecca Ohman — Parks Department
Ohman: Parks requirements have been met. If you could label the parks property
line on the Final Plat. We also need to coordinate the location of park
boundary signs on the property.
Rozelle: Show the finished floor elevations for lots.
Bates: There is only one.
Rozetle: To me if they are backing up to that area, there may be a lot in between. I
would prefer to go ahead and put the minimum finished floor on there.
They may put a basement or something in there. Label the name of the
creek on the plat. On the benchmarks, I would like to have a date listed on
here that those elevations are based on. If it is one of our benchmarks it
should be current. The lots that actually have floodplain crossing them I
would like to establish a meets and bounds easement across that floodplain
property. State plane coordinates need to be on at least two boundary
corners. The surveyor's certification needs to be corrected.
Technical Plat Review
June 2, 2004
Page 7
Mike Phipps — Ozark Electric Coop,
Phipps: On this easement for Ozarks Electric that you show on the west side,
check with Robert Erickson. I think that is a 50' utility easement on that
69kV transmission line. It should be 25' each side of the center of that
transmission line.
Bates: It shows to be 40'.
Phipps: Just check with Robert Erickson. I'm not sure what they acquired for that.
The line is really big. 15' just seems small for that size line. On the
streetlights between 49 and 50 we need a 10' UE to get to the light there.
Also, on 87 and 86, 80 and 81, 61 and 62, 55 and 56, 40 and 41.
Bates: I think most of those are there, it is just not labeled.
Phipps: 5 and 6.
Bates: I believe they are there, they are just not labeled.
Phipps: Where we are coming from the rear to the front. Johnny has crossings on
here. We don't have anything from the Preliminary Plat showing where
the crossings are located. This is similar to what we had in Plat Review as
far as where we were going with those.
Bates: The crossings are there, we just don't have them turned on.
Johne Boles — Arkansas Western Gas
Boles: If you would label these side line easements where these crossings are,
like between 3 and 4. All of these easements here are not labeled. It looks
like the only thing that is labeled is the perimeter of the project and the
rest of it is not labeled. That's all I have.
Larry Gibson — Cox Communications
Gibson: I would like to get a print as soon as possible that shows the easements
and the crossings on it so I can get that thing started through Engineering.
Sue Clouser — SBC
Clouser: I agree with the previous comments.
Technical Plat Review
June 2, 2004
Page 8
LSD 04-1094: Large Scale Development (JOYCE BLVD. MED. & PROF. CENTER,
176): Submitted by STEVE CLARK for property located at N OF JOYCE BLVD, W OF
SUNBEST AVE. The property is zoned R -O, RESIDENTIAL OFFICE and contains
approximately 4.93 acres. The request is to approve the development of a professional office
complex with five structures totaling approximately 39,180 s.f. and 169 parking spaces
proposed.
Pate: Next is LSD 04-1094 for Joyce Blvd. Medical and Professional Center.
The request is for a professional office complex with five structures. I
didn't notice any monument signage on here. If you have any proposed or
planned reflect it on the plan and provide color elevations for that also. A
materials sample board will be due at the revision deadline for Subdivision
Committee.
Clark: They are done.
Pate: If you could include plat page 176 on here. A couple of these comments
are just for clarity. If you could do something to more clearly indicate the
right of way line. There is a lot of stuff happening on here. If you could
darken that up and dimension it from centerline. Building A looks like it
is encroaching a little bit. Your north and west setbacks are going to be
15'. If you could also in a chart or a note include site coverage
percentages. I think you are going to be fine. If you would just include
that greenspace and impervious surface. Entrance island is to be a
minimum of 10' wide. Street lights along Joyce, are they existing or not?
Clark: I never think to look for those until you guys ask me. I will verify that.
Pate: Along Sunbest as well. They may be on the other side of the street as
well. If so, that meets the requirements. If they are not they will be
required with this project. I think we talked about this earlier. You will
need to show an access easement on the plat so that everyone here has
access to that property. Additionally, there will probably need to be a
private shared parking agreement between all of these different owners.
Somehow work that out. Five bicycle racks are going to be required. I
have some comments in here from Solid Waste. They want you to locate
the dumpsters. I just included our standard requirement there, they need to
be screened on three sides with materials that match the building.
Clark: Is your screening only on three sides, you can leave the front open?
Pate: You can leave the front open if that access isn't visible from the street. If
it is visible at all from the street it has to be gated. If there is a clear path
from here to there they would have to be gated. Just as a reminder, after
this goes to Planning Commission, should it be approved, there are several
things that need to happen before building permit. I want to answer that
Technical Plat Review
June 2, 2004
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now. We always get a lot of questions when people come in for a building
permit. There is always an easement plat that takes a while to do. Matt,
do you want to go over your comments?
Matt Casey — Staff Engineer
Casey: On this first page we don't have to have the contours and the construction
features so that would take a lot of lines out of there. Also, another item
that is not on the list here that I just noticed. It looks like the radius for the
driveway cuts through the existing inlet.
Clark: I think what we have done is there has been some minor juggling and that
drive has shifted about 10'.
Casey: Show the sidewalks continuous through the driveway and it shows the
curb radiuses going through that sidewalk, if you could remove those
lines. Also, show the existing waterline along Sunbest to the west side of
the sanitary sewer. Make sure we have adequate easements, 10' off of that
line. I have listed the grading plan checklist items that need to be added.
If you could label the height of this retaining wall in a couple of places.
Clark: I don't think we have much grading around that.
Casey: There are some areas along here and along Sunbest that didn't show a
proposed grade, we need to make sure that is shown on there. Include
your erosion control measures on your grading plan. Also, there is a 36"
waterline along Joyce. You need to show the location of that. That is
going to be a sensitive issue during construction so just be aware of that.
Clark: I know it is there, do you know where it is at?
Casey: Not exactly. They should have those stakes out there periodically. If not,
call our Water Division and they will do a locate for you. The detention
structure looks like it is precluding into the utility easement there. We
need to get that back out of the easement. The others are just minor
comments. If you have any questions give me a call.
Craig Carnagey — Landscape Administrator
Carnagey: Steve, on the tree preservation line can you please identify the size of the
maple trees proposed for relocation?
Clark: They are about 4" or 5" diameter.
Carnagey: If that is the situation we need to make sure that they are appropriate for
transplanting. Obviously, there is a season to transplant trees and we are
Technical Plat Review
June 2, 2004
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going to want to know a little bit more about the method and of course the
date. This can all be taken care of before the building permit. If you go
ahead and just note the size of those I would appreciate it. As far as the
landscape plan, I have several checklist items. A lot of these can be taken
care of before building permit as well. The street tree planting every 30
linear feet on both Joyce and Sunbest, I know you are showing maples to
be planted, we need to make sure that they all fall far enough away from
that water line.
Clark: You know there are easements that extend completely across there.
Carnagey: Right. As long as they are not planted directly over a water or a sewer line
you should be alright.
Clark: Does the 30' include just in front of the parking lot?
Carnagey: No, on a commercial development like this we go all the way across.
Clark: Do we need to plant the shrubs along there also? I show shrubs going
along the parking lot.
Camagey: That is correct. There is a checklist too so if you just want to go down
that. Interior landscaping on all of these tree islands are going to need
trees. Red buds aren't one of our tree species we use for parking lots. We
try to get at least a medium size tree or larger. I think that is pretty much
about it. The rest of the items are minor.
Clark: We will attempt to get them clarified before and address them prior to
Planning Commission.
Mike Rozelle — Floodplain Administrator
Rozelle: On the flood certification on the front sheet the date of the map is out of
date. You will need to check the current FEMA map, that should be July
21, 1999.
Pate: Utilities?
Mike Phipps — Ozark Electric Coop.
Phipps: Any relocation of existing facilities will be at the developer's expense. In
commercial projects the developer will be responsible for all trenching and
conduit. Transformer pads for three phase power is required for these.
Johny has a drawing here that we have all looked at. As far as the
transformer pad service locations, I can just say that around the perimeter
of this. If they are going to need service from the rear of buildings, if that
Technical Plat Review
June 2, 2004
Page I1
is where the transformer are going to go that is where we need the
easements.
Clark: At this point in time I have no idea either. 15' utility easement?
Boles: We need 20'.
Clark: 15' is the building setback.
Casey: The retaining wall can't be in the easement, keep that in mind.
Phipps: Is the retaining wall on the west side?
Clark: No. That north where that wall is going to be because we have to keep
that 5' off of the property line and then when you want 20' in addition to
that it squeezes me down. Building C isn't a big problem but Building D
could be.
Phipps: Without the transformers on here I can't tell. If we came here and then
went in front and back this way through here, unless you have a
transformer somewhere in this location.
Clark: I don't think a transformer back in there is a problem at all. Let me look at
that. You all really need a 20'UE all the way around or however we are
going to get access.
Phipps: Yes, you have cable, phone, power and gas. We will need 20' if we are all
in that area. Up front across Joyce we will need six 4" crossings there.
And also six 4" off of this parking area to Sunbest. Along Joyce we have
a 20' utility easement labeled as 15' in the southeast corner. It is all 20'
along Joyce.
Clark: I see the gas easement but I didn't see the electric.
Phipps: It is a 20' general utility easement along Joyce outside of the right of way.
Clark: What you are saying is you want a 20' utility easement?
Johnev Boles — Arkansas Western Gas
Boles: All properties surrounding that have 20' out front.
Clark: I thought you were asking for around that existing power pole. I don't
have a problem with that because there is already a waterline easement
and everything else. From the new right of way we have 30' to where our
buildings are.
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June 2, 2004
Page 12
Phipps: From the new right of way back we need that 20' easement.
Boles: What is this indication that you have on the gas pipe not in use along the
entrance?
Clark: It is probably a meter setting is what I'm guessing from an old service.
Boles: If we have to lower that across that entrance the developer will have to pay
for that. I can't remember this house back here where our service comes
off for it. If it does come off of Joyce here and I'm pretty certain if it is
served it will come off Joyce. We will probably relocate the service back
here.
Clark: This house is fairly new and I expect that you have something back here
off of Sunbest don't you?
Boles: It could be. I will just have to look at it.
Larry Gibson — Cox Communications
Gibson: Steve, I don't know how, why or when, but I have a distribution line on
the east side of your entrance there there is a pole and it dips off that pole
and goes 508' directly to the north to that house right through the center of
your property.
Phipps: I'll have to look at that. We may have power running through there.
Gibson: It is not showing an easement on this but we need to check and see if there
is one there. It is not an issue when we get this built we could relocate it
back over here, come around the side and relocate it or something but we
will need to leave this on all the time until we get this thing relocated. I
think there are two customers served all of that. It goes north on the east
side of your driveway.
Clark: That was an old fence line that ran through there.
Gibson: Those easements and crossing asked for are fine with me.
Sue Clouser — SBC
Clouser: If we need to relocate anything it will be at the owner/developer's
expense. The 20' utility easement around the perimeter will be fine but I
will need two 4" conduits for each building and a pull string. I don't know
if you are going on the inside, I'm assuming you are going on the outside
with these buildings. Either way, we need a #6 bare ground back to
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June 2, 2004
Page 13
power. I agree with the conduit crossings. I will need two 4" conduits to
the building with utility easements.
Gibson: When they get further along on this I may need to talk to them. If they
have an equipment room inside the building I may also need a conduit
from the back easement somewhere into that equipment room for a
conductor there.
Pate: It doesn't look like it is too big of a deal with where your buildings are
located now.
Technical Plat Review
June 2, 2004
Page 14
CCP 04-1051: Concurrent Plat (TWIN SPRINGS ESTATES, 357): Submitted by
DON HILLIS for property located at 0.8 MILES SOUTH OF WHEELER RD, WEST
OF DOUBLE SPRINGS RD.. The property is in the Planning Area and contains
approximately 5.57 acres. The request is to approve Phase I of a residential subdivision
with 5 single family lots proposed.
Pate: We will go back to CCP 04-1051 Twin Springs Estates Phase I submitted
by Mr. Hillis for property located south of Wheeler Road west of Double
Springs Road. I don't have a lot of comments on this. I believe this is
going to be Phase I, if you could just put that in your title. We talked
about the Property Line Adjustment yesterday. That needs to be recorded
before we get to Subdivision Committee.
Hillis: We should close on this property tomorrow and we'll take care of that.
Pate: We will be looking for that before this deadline too. Include adjacent
property owner information on the plat, the plat page # 375/318,
dimension the right of way from centerline on Double Springs there.
Signature blocks must be on both sheets that are recorded.
Hillis: We can go with smaller.
Pate: We will need at least one at 1"=100' for our files. I attached some
signature blocks if you would update those. Of course you need to go
through Washington County Planning. Any new utilities shall be placed
underground. Utilities?
Mike Phipps — Ozark Electric Coop.
Phipps: I'm not exactly sure where this is at. I know it is next to Double Tree
Estates.
Gibson: There are two homes with a little driveway in there and then I believe it
goes down hill with a county road off of that.
Hillis: South of there there is an old gravel pit.
Gibson: The Nottenkamper stuff is back in here.
Phipps: We will need a 20' UE along Double Springs Road.
Hillis: They contacted me about moving the power lines off of the road.
Phipps: Any relocation of existing facilities will be at the owner/developer's
expense. Also, they will be required to obtain any offsite easements we
Technical Plat Review
June 2, 2004
Page 15
need for any relocation we do with the property owners. You are showing
30' right of way and UE. We need 20' outside of the right of way.
Hillis: That is not a problem. Since we are the developers we can make it
happen.
Larry Gibson — Cox Communications
Gibson: We stop at lot 1 and then it goes across the road and services those two
homes and that is the end of our line. That distribution line is pretty well
extended out so to service these we may have to drop back and pick up
trunk, come back out and beef that up and if we do, we may have to ask
the developers to share part of the expense. We will share the bulk of it.
This is Phase I?
Hillis: There is a nice little ravine here and then on the other side of the ravine
there is a plateau type deal up there and we are going to put probably 25
more homes up there.
Gibson: How will you get to that?
Hillis: We are going to be putting a road in. The road will be coming off of the
south side of the property itself. The property is about 30 acres. It will
come up here and wind to the top and be looped back around.
Gibson: When they get ready to get started in this thing they may want to contact
me. I will be glad to meet them out there. We will do the bulk of it but to
make this feasible for five lots. Our trunk line is probably 1,500 feet back
down the hill. I'm not saying we are going to build 1,500 feet of trunk up
there but we have to allow for that Phase II also.
Hillis: If you are south of this we will have a road there and give you an easement
all the way up to that.
Gibson: When you get a better idea of where that road is going to be get with me.
Sue Clouser — SBC
Clouser: I agree with the 20' UE and any relocation will be at the owner's expense.
Pate: Revisions are due on June 9th at 10:00 a.m. This will need to go to the full
Planning Commission.