HomeMy WebLinkAbout2004-09-01 - MinutesMINUTES OF A MEETING OF THE
TECHNICAL PLAT REVIEW COMMITTEE
A regular meeting of the Technical Plat Review Committee was held on September 1, 2004 at
9:00 a.m. in room 111 in the City Administration Building, 113 W. Mountain, Fayetteville,
Arkansas.
LSP 04-1192 & 1193 (William Ward "A", 524)
Page 2
PPL 04-1187:
(Lot 1 of springwoods PZD, 247)
Page 5
LSD 04-1182:
(Steak & Shake, 135)
Page 9
LSD 04-1183:
(Brandon/Hash Mall South, 135)
Page 14
LSD 04-1184:
(USA Drug/Evelyn Hills, 407)
Page 16
LSD 04-1185:
(Noodles, 173/174)
Page 21
PZD 04-1181:
(Walnut Crossing, 594/595)
Page 25
STAFF PRESENT
Jeremy Pate
Suzanne Morgan
Renee Thomas
Rebecca Ohman
Matt Casey
UTILITIES PRESENT
Mike Phipps, Ozark Electric Coop.
Sue Clouser, Southwestern Bell
AEP/SWEPCO
Larry Gibson, Cox Communications
Johney Boles, Arkansas Western Gas
ACTION TAKEN
Forwarded
Forwarded
Forwarded
Forwarded
Forwarded
Forwarded
Forwarded
STAFF ABSENT
Danny Farrar
Travis Dotson
Perry Franklin
UTILITIES ABSENT
Technical Plat Review
September 1, 2004
Page 2
LSP 04-1192: Lot Split (WILLIAM WARD "A", 524): Submitted by BUCKLEY
BLEW for property located at 230 WALKER DRIVE, SE CORNER ROCK/KNERR
AND WALKER DRIVE. The property is zoned RMF -24, MULTI FAMILY - 24
UNITS/ACRE and contains approximately 7.33 acres. The request is to divide the
subject property into two tracts of 1.61 and 5.72 acres.
LSP 04-1193: Lot Split (WILLIAM WARD "B", 524): Submitted by BUCKLEY
BLEW for property located at 230 WALKER DRIVE, SE CORNER ROCK/KNERR
AND WALKER DRIVE. The property is zoned RMF -24, MULTI FAMILY - 24
UNITS/ACRE and contains approximately 1.93 acres. The request is to divide the
subject property into two tracts of 0.55 and 1.38 acres.
Pate: Good morning everyone. Welcome to the Technical Plat Review
Committee meeting for Wednesday, September Is`. We have eight items
on our agenda to review this morning. We will start with items one and
two, they will be heard together. That is LSP 04-1192 and 04-1193 for
William Ward. These properties are located on Walker Drive at the
southeast corner of Knerr and Walker. We will go over these comments, I
also included the Property Line Adjustment but we will not discuss that at
this meeting. Prior to this item be heard by the Subdivision Committee we
need to ensure that the Property Line Adjustment is revised and filed. The
lot doesn't legally exist until that has been recorded. On the plat
comments on page two of your sheets, if you could please key the adjacent
property owners with respect to each individual location surrounding the
subject property. Mr. Blew has already identified who the land owners are,
we just need to know exactly where those land owners lye with
relationship to this property. If they could be keyed, 1, 2, 3, 4, etc. that
would be fine. This will have 25 copies submitted to Subdivision
Committee. Include all easements as requested by utility representatives.
Include building setbacks for all of the lots, you have a couple but if you
could show all sides of each respective lot on the plat. Include acreage in
all legal descriptions. Those are the only Planning comments we have.
There is one comment included in your packet that there is a closure error
in the legal description for your Lot 5B. Brent, are there any Engineering
comments specifically?
O'Neal: I'm Brent O'Neal, Staff Engineer. Show the water lines along Rock Street
and Walker Road. Extend water to B2 and Al and show a 10' easement
on each side of existing water lines. Show the limits of the existing septic
field for the house. Provide Arkansas Department of Health approval for
the septic systems on Lot B1 and B2. You will need to show that for B1
and B2 since it was designed for a larger lot and you are reducing it to a
half acre.
??: It was actually designed for a smaller lot. This is a complicated issue.
Technical Plat Review
September 1, 2004
Page 3
Pate: We have reviewed the Property Line Adjustment as well.
??: The original plat was sold separately as less than a half acre lot. Basically,
just to get this split I needed to increase this size so that we could split it
off. I actually increased the amount of property that original house is on, I
just readjusted the lines. Actually, what I've done is adjusted the lines to
keep the leach lines on the property. It is not smaller, it is larger.
O'Neal: If that is the case if you could just show a dashed area.
Rebecca Ohman — Parks Department
Ohman: There will be a Parks fee of $786 for two additional lots that you are
creating. They are multi -family lots rather than single family so that
multi -family fee will be charged to the new project.
??: If I wanted to make them single family then that's more? I know this
won't actually be split again.
Ohman: Since you are going to be developing them as single family we can go
ahead and charge you a single family fee.
Pate: It is really at the time of building permit.
??: I don't want to have them smaller than this.
Ohman: I will make a note on this account however you develop them you will
need to pay those fees at that point.
Pate: Utility comments?
Johny Boles — Arkansas Western Gas
Boles: No comment.
Larry Gibson — Cox Communications
Gibson: No comment.
Larry ??— SWEPCO
SWEPCO: The only comment that I had was to ask that this 10' along Rock Street
could be upgraded to a 25' building setback and UE. Right now it is only
10' utility easement.
Technical Plat Review
September 1, 2004
Page 4
??: I have no problem with that.
SWEPCO: The other comment I have, I don't know what your intent for the property
is if we need to go ahead and get an easement off the back.
??: I intend to build a house back here and keep the front and not to develop
this. I will put these two lots for sale here and build a house in here with a
driveway coming in through here.
SWEPCO: That should be fine.
Pate: If you could also verify the easements that you currently have shown on
the plat. Plat revisions are due on the 8"' and we will need 25 copies. This
won't be placed on the agenda until the Property Line Adjustment has
been processed and recorded with the County. If you have any questions
about the comments feel free to give me a call.
Technical Plat Review
September 1, 2004
Page 5
PPL 04-1187: Preliminary Plat (LOT 1 OF SPRINGWOODS PZD, 247): Submitted
by PATRICK HARGUS for property located at LOT 1 OF THE SPRINGWOODS C-
PZD. The property is zoned C-PZD, COMM. PLANNED ZONING DIST. and contains
approximately 30.77 acres. The request is to approve a preliminary plat for a commercial
subdivision with 22 development lots proposed.
Pate: Item number three is PPL 04-1187 for Lot 1 of springwoods PZD
submitted by Mr. Hargus for property located off of Shiloh Drive. The
request is to approve a Preliminary Plat for a commercial subdivision with
22 development lots proposed. The comments here really addresses a
draft of covenants, or any information available on the desired "theme" or
concept of the commercial subdivision. As part of the PZD and with any
commercial development, there are supposed to be specific elements
identified to show a recurring, unifying and identifiable theme within the
development as a whole. Please address accordingly. We are going to
need to see those prior to Subdivision Committee. That is essentially a
draft of covenants that doesn't need to be entirely flushed out. Is the 25'
building setback a built to line to which each development must construct
their structure as part of the building? Staff is going to recommend that
option just for you to investigate to disallow parking between the right of
way and building. That is essentially pushing the buildings to the front
into that 25' setback to promote a safer and more accessible pedestrian
environment and creates a functional streetscape while maintaining
vehicular connections between developments. If you would just talk to
your client about that. Also, with the limited access onto this street one, if
the parking is in the rear there is better connectivity for vehicles back here
so when you start doing your cross access with each one of these
developments that could tend itself better for vehicular traffic patterns.
Also, if you could address maximum building heights within the
subdivision. As of right now it is basically set with what the existing
zoning is but with the PZD it is not set. You can use the maximum
building height for another zoning district such as C-2 if you would like.
Just some standard comments here, all development within the subdivision
shall conform at least to the minimum standards set forth in the UDC. If
you set any standards beyond those that is standard to which this
development must develop. That includes sidewalks, parking ratios,
bicycle rack ratios, landscaping, screening and buffering, etc. All lots
shall utilize provided shared drives for sole access to interior street and
Shiloh Drive as you have shown on the plat. Revise Note #14 to include
all of those lots, instead of just 17 and 18. Of course, cross access will be
required for developments within the subdivision. If you would put a note
on the plat as well. All of the lots shall be subject to the Design Overlay
District criteria. You've got that. Any utilities do need to be relocated
underground. All existing lines under l2kV need to be relocated
underground. Development of the subdivision is additionally subject to
those covenants, restrictions and guidelines filed with the C-PZD for
Technical Plat Review
September 1, 2004
Page 6
springwoods. Those will be passed onto the Subdivision Committee as
part of this, essentially an expansion of those for this particular lot. I will
go over tree preservation while I have you here. There are a couple of
discrepancies here. The tree canopy legend calls out specific trees,
however they are not identified on the plat. It is my understanding that
there are no significant trees being affected by this subdivision
infrastructure, is that right?
Hargus: That is right.
Pate: Also, if you could include a site analysis description for this Lot #1. I
know there was one done with the overall springwoods but if you could be
a little more specific with regard to the types of trees, groupings and things
of that nature. Each one of these developments when they come in will go
through an individual tree preservation plan. It will be beneficial at the
Final Plat and at this level to understand the types of trees that we are
looking at in these groupings. All trees removed with the development of
the subdivision infrastructure shall be compensated for by making an
appropriate payment into the Tree Escrow Account. All preserved trees,
including these areas that you are not affecting, will need to be protected
with tree preservation fencing. If you could show that on your plans and
include a key over here. Also, identify on site areas for delivery storage,
and construction materials. I just want to verify that that will be out of a
protected area. As part of your fencing include the details. I included a
color copy here of this. Your percentages are kind of calculated
incorrectly. They are based on the existing percent and the percent
remaining of that. It is really supposed to be the percent of the overall
site. Instead of 85% and you are really going for 34%. That is where it
should be. Also, if there is a way to use a different type of symbol to
utilize that may be helpful.
Brent O'Neal — Staff Engineer
O'Neal: Show the location of the existing water mains around the edge of this site.
The water also needs to be extended along the western property line aong
Moore Lane. I did provide information on the off site sewer extension,
what is proposed for extension of the sewer. You need to show all
proposed erosion control measures. There seems to be some kind of a
problem wit the contours at the intersection of the proposed street and
Moore Lane. I'm not sure what that is implying.
Hargus: I see, it just hasn't been worked out all the way yet.
O'Neal: Provide a drainage easement along the proposed swale along the western
property line.
Technical Plat Review
September 1, 2004
Page 7
Hargus: We need that.
O'Neal: Are the accesses to the lots driveways or private street stub outs? If they
are driveways, they need to be concrete with the sidewalk continuous
through them.
Hargus: I have the right of way, this would be an easement. The actual driveway
would be in an easement.
O'Neal: So it's a driveway?
Hargus: It is a driveway within an easement.
O'Neal: The sidewalk needs to be shown going all the way through.
Hargus: With handicap ramps as they cut through?
O'Neal: Just a continuous sidewalk with the curb cuts. That is a 2% cross slope,
continuous sidewalk. Access ramps along Shiloh need to be the same
width as the sidewalk. Pipe stub outs and flared end sections may be
needed to avoid ponding on lots 11 and 15. Maintain at least 10' of
separation between the proposed sanitary sewer and storm sewer between
lots 7 and 8. Label the proposed contours within the detention ponds.
Label the 100 -year water surface elevation on the ponds. The detention
ponds shall be sodded. The pond banks can't be within easements. The
sewer main underneath the outfall structure will need to be encased.
There are some general comments about erosion control. The water main
along street two needs to be ended with a fire hydrant. Show a 10'
easement on each side of the water and sewer mains. The street
improvements are required a minimum of 14' from centerline including
pavement, curb and gutter, storm drains and sidewalk for the entire length
of the property along Moore Lane and Shiloh Drive. As discussed in the
original PZD, these improvements will need to extend the entire length of
Lot 8 at this time.
Pate: That was part of the comments that were from the original PZD.
Rebecca Ohman — Parks Department
Ohman: You have shown the trail corridor along Shiloh, I just encourage you to
keep coordinating with Steve Hatfield. His contact information I'm sure
you have, but it's in your packet.
Pate: Utility comments?
Mike Phipps- Ozark Electric Coop.
Technical Plat Review
September 1, 2004
Page 8
Phipps: Any relocation of existing facilities will be at the developer's expense.
We have marked up the plat here for utility easements that will be
required. It will take a while to go over this. It would be easier to give
you a copy.
Hargus: That is fine, I won't have any problem in doing whatever you ask.
Pate: Obviously, we will need to keep those out of tree preservation areas. If
you want to set up a time for us to look over this plat and get back with
you guys if there is any issue.
Phipps: Basically, we just need to get from Shiloh back to Deane Solomon.
Pate: There are some pretty big open areas. For instance, this is a pretty open
area.
Larry Gibson — Cox Communications
Gibson: We are going to have to go through that wetlands with the street going
through there.
Hargus: Yes, you are. It will be totally mitigated out.
Pate: I know there is more canopy down here along this south portion.
Essentially, you need to get from Shiloh over to this interior street
Boles: And hten the lot to the west headed back toward Deane Solomon.
Pate: We will need to look at that tree preservation. Revisions are due on the 8`h
by 10:00 a.m., 25 copies and the covenants. Thank you.
Technical Plat Review
September 1, 2004
Page 9
LSD 04-1182: Large Scale Development (STEAK & SHAKE, 135): Submitted by
ENGINEERING SERVICES, INC for property located at LOT 1 OF THE
CONCURRENT PLAT OF THE NORTHWEST ARKANSAS MALL. The property is
zoned C-2, THOROUGHFARE COMMERCIAL and contains approximately LI 0 acres.
The request is to approve a 4,180 s.f. restaurant with 58 parking spaces proposed.
Pate: Item number four s LSD 04-1182 for Steak & Shake located at lot 1 of the
Northwest Arkansas Mall for property containing 1.10 acres. The request
is to approve a4,180 sq.ft. restaurant. Mr. Moore?
Moore: This is for Steak & Shake, maybe we can get another decent restaurant
here.
Morgan: If you could provide the owner's signatures on the application. I wasn't
able to identify who that was, and a letter verifying the authority of that
person to sign on behalf of Macerich who is currently the owner.
Moore: I think you have that from our Brandon Mall project on the other side if
you want to look at that.
Morgan: This property has not yet been legally split. They are working on getting
signatures on a Concurrent Plat, however, it has not been filed by the
county. We will have to wait to take this forward to the Subdivision
Committee when that is processed.
Moore: If we can get it done quick, do you know if they have started getting
signatures? I don't know.
Morgan: I'm unaware. I believe that they are starting to get signatures but I believe
that someone has to sign it in California so they are sending it there.
Moore: I will make a call and we will see if we can't get that done.
Morgan: If you could dimension Mall and Georgetown Square Drive. Currently
they are private drives. If you could provide, indicate a public access
easement adjacent to both Steak & Shake and the Brandon Hash Mall to
the north for the entire width of Mall Avenue in order to ensure public
access, as well as provide an access easement across this drive since that is
the only access for both of these tracts. I don't know when future
properties over here will develop but you may want to look at an access
easement for that. There is a zero foot buiding setback to the north and
east of this property. It fronts on Georgetown and Mall, those will be
considered front setbacks at 50'. They are showing as 20' building
setback to the east, if you could change that. Trash receptacles will need
to be screened on three sides with materials complimentary to the
associated building and not visible from the street. There are some
Technical Plat Review
September 1, 2004
Page 10
comments from our Solid Waste Division that are attached in this report
regarding dimensions for the inside of the enclosure and concern with the
turning radius available. I think that they are afraid that they won't be
able to access it.
Moore: Steak & Shake doesn't like it either.
Morgan: Also, if you could verify if there are street lights along Mall Avenue.
Moore: I know there is one right there.
Morgan: Three ADA parking spaces are required for more than 50 spaces, one of
which is required to be van accessible with an 8' striped space and 8'
handicapped. Also, 42 spaces are required for the project and the addition
of 30% for a total of 55 spaces. Your proposed layout shows about 58
spaces on this and would require a Conditional Use. Staff's
recommendation is in order to avoid bringing a Conditional Use forward,
that that be reduced.
Moore: If I put the ADA that will take care of one of them, so just delete two more
of them.
Morgan: This doesn't take into account the numbers to the north. I suggest that the
spaces be equal on both sides. One of the landscaping comments is to
relocate the bike parking racks out of the landscape islands. If you could
locate any parking lot lighting that is proposed. Also, locate any proposed
identification signs. I did not see any on this. The elevations that were
turned in, if you could provide additional information on a board,
materials sample board. Just kind of update this. I think there was
confusion getting this in but it is a little unclear how these are going to
really look.
Moore: I will have the architect call you all. It is a corporate architect.
Morgan: That is pretty much all that I have.
Brent O'Neal — Staff EnEineer
O'Neal: For the detail on the sidewalk you need to have greenspace on Mall
Avenue. We would also like to have a 6' sidewalk shown along Mall and
Georgetown Street. The sidewalks need to be located at the right of way
line.
Moore: Since these are private streets, where are those sidewalks located?
Technical Plat Review
September 1, 2004
Page I1
O'Neal: If you could get with the Sidewalk Administrator on that. Show the
existing stormsewer along Mall. You need to show the proposed water
main extension to be bored under Mall Avenue. Replace the 90° bend in
the water main with two 45° bends. Provide information on the water
main connection on the west side of the Mall. There is an error in the spot
elevation near the southwest corner of the building. I believe it is 1' high.
Label the 100 -year water surface elevation in the ponds. Also, a note that
the detention must be sodded. All grading must be set back a minimum of
5' from the property lines unless you have written permission from
adjacent property owners. Either show the proposed off site sewer
extension. Show the inlet protection in the detentin pond on the grading
plan. The proposed sewer main cannot be located in the bank of the pond
and the pond cannot be located within a utility easement. All the utility
pedestals and risers shall be located outside of the proposed sidewalk
alignment.
Sue Clouser — SBC
Clouser: Are they going to be bringing it inside, the conduit into the building?
Moore: Probably.
Clouser: We will need a 4" conduit with pull string, #6 bare ground backboard. I
don't htikn we have anything there but if we do it will need to be relocated
at the owner/developer's expense. That area to the north there, is it
possible to have another development in there?
Moore: Yes. It is the next one on the agenda.
Clouser: I want a 4" conduit under the drive on Mall Avenue, six 4" conduits would
be good.
Mike Phipps — Ozark Electric Coop.
Phipps: Brian, I think that a part of this is in AEP and part in Ozarks. I think the
majority of it is in AEP's territory. I know my three phase is on the south
side of Georgetown. AEP starts north of McDonald's. We have got
Hanks Furniture going in next to McDonald's. This line should go up and
hit the mall where JC Penny's is.
Moore: Can we pick?
Phipps: I will have our tech department look at it again. The easement along
Georgetown should be fine.
Technical Plat Review
September 1, 2004
Page 12
Berstrom: If they could provide us with a meets and bounds description to show a
quarter section line, that is how we will know. All that is on this is just lot
whatever. That's all I have.
Johnev Boles — Arkansas Western Gas
Boles: Currently our facilities are feeding from the east and they end down to
McDonald's south of this project so we will have to cross Georgetown
Street and then extend to the north. Do you know if they are going to
want this feeder place at this building?
Moore: I do not know that. I would assume so.
Boles: If they do want it placed at the building it will be expended at a rate of
$2.75 per foot from the main. You need to provide us a 4" conduit with
pull string from the main to the building at that location. The main
extension will stand on its own there based against a ready return
calculations for total job cost.
Moore: In other words, you are charging them.
Boles: Not necessarily, it depends on the load of the building. You need to call
and get me a load so I can calculate it.
Larry Gibson — Cox Communications
Gibson: We are included in those conduits across the driveway. Most of these
places like this will want cable service. If they do, I will need a 2" conduit
on the side of the building over to the east side of Mall Avenue.
Moore: I think they probably will want it. He has got internet.
Clouser: Can you add the utilities on the print so they have my name and phone
number on there?
Winglow: I'm Larry Winglow with SWEPCO. I will reiterate the comment that we
need to first find out who's service area this is in. We will check into it a
little further but giving us a legal with the quarter section line may help us.
We also will need one of those conduits that is crossing the driveway
there. SWEPCO's tine there now stops at the McDonald's. We will be
extending up Mall Avenue there, assuming it is in our area, so we will
need to cross that drive to get to the next development. Have there been
any consideration where the trenches will be located?
Phipps: If I go up I will be going up on the east side to the north for the building. I
think we need to put them up Mall Avenue and go in the other way so it is
Technical Plat Review
September 1, 2004
Page 13
on the side we are on. They don't go by the depth, they go by the majority
of the building.
Winglow: It is depending on where the territory is. We would ask that if the
transformer is going to sit towards the back of the building, that we have
10' clearance from the building to the transformer pad. Some of these
have been trying to crowd us. We are going to have to make sure that we
get our clearance, it is an actual fire code requirement. We will need an
easement, after that is determined, from Mall Avenue to the transformer
pad location, 15'. That is all that I have.
Jeremy Pate — Landscape Administrator
Pate: For tree preservation and landscaping, of course, you submitted a waiver
for the preservation plans because there are no existing trees on this site.
The landscape plan, include the size of all plant materials at time f
installation, including trees. Indicate all utilities, easements and street
right of way or access easements on the drawing. Along Georgetown
Street, if you could ensure a minimum of 15' landscaping. You may
reduce the parking spaces in this location to 17' in length to meet this
requirements. Remove the bike racks from the landscape island and
replace those with appropriate plantings.
Boles: I've run into several issues recently with restaurants concerning adequate
wall space. I need to not be at the same location point of entry as power, I
can't be placed under a window. I have ran into some field problems, and
the load will also dictate the physical spread and the size of that meter.
Morgan: Revisions are due September 8`h by 10:00 a.m.
Technical Plat Review
September 1, 2004
Page 14
LSD 04-1183: Large Scale Development (BRANDON/HASH MALL SOUTH, 135):
Submitted by ENGINEERING SERVICES, INC for property located at LOT 2 OF
LOTS 1,2 & 3 OF THE CONCURRENT PLAT OF THE NORTHWEST ARKANSAS
MALL. The property is zoned C-2, THOROUGHFARE COMMERCIAL and contains
approximately 1.10 acres. The request is to approve a 11,552 sq.ft. professional office
building with 43 parking spaces proposed
Pate: The next item is LSD 04-1183 for Brandon/Hash Mall South submitted by
Engineering Services, Inc. This is directly north from the last project.
Many of the initial comments are the same as the last review. The
elevations show a second floor walk way, I believe for fire entry. If you
could indicate where that is located on the plan. Also, regarding setbacks,
the north property line is considered a side and has a 0' setback. Please
modify the plan to reflect this setback. If you should show screening for
the dumpster receptacle. Also, the site plan needs to reflect elevations. It
looks like there is quite a bit of articulation and inner -massing so we just
need to make sure that this building permit reflects that. Also, two ADA
spaces are required and provided. However, one needs to be van
accessible. If you could indicate a public access easement adjacent to both
Steak & Shake and Brandon/Hash mall to the north for the entire width .
The proposed sign is located with a utility easement. Please relocate the
location of the sign so that it is outside of any utility easement.
Brent O'Neal — Staff Engineer
O'Neal: The 6' sidewalk needs to be shown along Mall Avenue and the Mall
parking lot on the north side as well.
Moore: Ok, I will get with him. That's pretty steep right through there.
O'Neal: The sewer main can't be located in the bank of the pond. The pond cannot
be located with a utility easement. The sewer service line cannot go
across the pond. The retaining wall cannot be within the utility easement.
Label the height in various points along the wall. Show the percent slope
on the north side. That is all that I have.
Sue Clouser — SBC
Clouser: I would like to have two 4" conduits out to the easement beyond the
parking lot to Mall Avenue with pull strings, a #6 bare ground backboard
and if there are any facilities there, they will need to be relocated at the
developer's expense.
Mike Phipps — Ozark Electric Coop.
Technical Plat Review
September 1, 2004
Page 15
Phipps: I have the same comments as previous.
Larry Gibson — Cox Communications
Gibson: With the office building I would like to ask for a 4" conduit down to the
greenspace on the side of Mall Avenue with a pull string. Also, just make
sure that they get us access up to the second floor from the electrical room.
Call me with the relocations for this. That's all that I have.
??-SWEPCO
??: As far as a retaining wall in that easement, we are probably not going any
further so you can stop the easement short for my purposes.
O'Neal: Just check on if they want the water service extended north there.
??: There are no additional easements that would be required unless the for
the new building the owner wanted to work out transformer pads on the
property line between these two buildings and serve both buildings with
one transformer that may be nice. In that case we will need an easement.
That would solve the problem of getting the transformers too close to the
building and would address several issues. If you can get me some load
information on whether it will need to be three phase, and all of that.
Jeremy Pate — Landscape Administrator
Pate: A tree preservation waiver was submitted because there are no existing
trees on the site. I do have a comment though, all existing landscaping
maintained by the Northwest Arkansas Mall properties at the south
entrance to the Mall and within the boulevard shall be protected during the
construction process. I understand you are boring across Mall Avenue as
opposed to cutting so I would like to add a comment in there about the
landscaping there also.
Morgan: Revisions are due September 8`h by 10:00 a.m.
Technical Plat Review
September 1, 2004
Page 16
LSD 04-1184: Large Scale Development (USA DRUG/EVELYN HILLS, 407):
Submitted by CEI ENGINEERING ASSOCIATES, INC. for property located at NW
CORNER OF THE EVELYN HILLS SHOPPING CENTER. The property is zoned C-2,
THOROUGHFARE COMMERCIAL and contains approximately 17.21 acres. The
request is to approve the development of a 3,500 s.f. retail space with 23 parking spaces
proposed on a 91 acre lease of the subject property.
Pate: Item number six is LSD 04-1184 for USA Drug in Evelyn Hills. This is
for the development of a 3,500 sq.ft. retail drug store with associated
parking.
Morgan: I will go over Planning comments. If you could show the
adjacentproperty zoning as well as indicate plat page 407 on the site plan.
Additionally, if you could dimension right of way from centerline for
Hwy. 7113. The Master Street Plan requires 55' from centerline and we
would request that dedication by warranty deed for this project for the
leased area.
??: Just along our leased area?
Morgan: Yes. If you could also show the lcotaion of the proposed trash enclosures
for this development. Solid Waste has a comment for this development
included in your packet as well. That trash container will need to be
screened with access not visible from the street right of way. If you could
also include owner/contact information on the plat.
??: The owner or the developer?
Morgan: If you could do both. With the adjustment for the right of way the
building setback will also change. Just make sure that nothing is
encroaching on that setback. It looks like this dashed line is the overhang
for the drive thru.
??: It is an additional retaining wall that will be necessary because of the
elevations and this existing drive.
Morgan: If you could also verify that the legal descriptions shown on the site plan
have accurate titles. It seems that the area described in each does not
pertain to the title. The additional parking provided for this project needs
to meet our maximum parking regulations. The maximum allowable is 19
spaces, more of which have been identified to be provided with this
development. Existing parking in Evelyn Hills can also provide additional
parking to service this. There is quite a bit of parking here. Your parking
may be reduced with this additional right of way and we just need that the
number of parking spaces that you are providing for new parking spaces
Technical Plat Review
September 1, 2004
Page 17
do not exceed the maximum allowable, 19 spaces. If you could include a
note on the plat stating that praking between this development and Evelyn
Hills will be shared to identify what parking will be utilized.
??: Does that need to take into account what existing parking spaces that we
are taking out?
Morgan: I'm unaware of how many parking spaces you are taking out.
??: That is why I'm asking. We are taking 20 out and we are putting back 35,
and providing the additional greenspace there.
Morgan: We can see how that will adjust the numbers. It looks like the total
number of spaces provided for the entire shopping center is actually above
the required. I feel that adequate parking is available for the existing
shopping center. If you are taking out more parking spaces than you are
adding we will need to work with those numbers. Also, bike racks are
required to be placed a maximum of 50' from the entrance of the building.
Currently, I see you have one located approximately 60' from the
entrance. Relocating the rack to the northwest corner of the structure will
reduce the dinstance to the entrance and provide a barricade between the
drive thru and sidewalk. That may affect ADA requirements though.
Additionally, if you could show the location of any proposed freestanding
sign. I don't know if you are planning on utilizing the existing sign.
??: There is a joint identification sign on College.
Morgan: Regarding the building signage, the elevations show approximately 11
signs. Four wall signs are permitted for this so please revise that to
comply with our sign ordinance. Any signs will require a sign permit for
approval. There are a few other plat comments in here, if you have any
questions you are welcome to call. We will try to work out the parking
issues. It may be a moot point. Engineering?
Brent O'Neal — Staff Engineer
O'Neal: The 100 -year flood base elevation, if you can just show that on the vicinity
map. I don't think that you can see it using this plan on here, if you can
just show it on the vicinity map that would be fine. You need to label all
of the existing water lines and easements and show all of the existing
sewer lines and those easements. We also need a 6' sidewalk along
College Avenue at the right of way, that is at the proposed right of way.
Also, if you would check the size of the building that is prposed to be
leased. You are showing a 3,500 sq.ft. building. Also, if you look at the
grading plan it looks like the parking lot is graded where the water is
directed right at that handicapped ramp so if you could regrade that so
Technical Plat Review
September 1, 2004
Page 18
there is not a potential ponding problem. Also, there is probably a bust in
your elevations calling at the southeast corner of the building. You need to
indicate what kind of erosion control measures you are going to have for
the site. If you are going to have a retaining wall there along that drive
thru you need to have some kind of drive rail to prevent someone from
driving off of that. The existing water meter will not be allowed to be
reused so you will need to retap the line. The sanitary sewer that you are
showing, you need of have probably a half foot drop between the outlet
and that manhole you are tapping into for the new service to come into it
since it is coming in at quite an angle. Just show a half foot drop. The
other two comments are for the drainage report. You can just have
someone call me and I can talk to them about that.
Morgan: Utilities?
Sue Clouser — SBC
Clouser: Is there any reason why you are bringing the conduit in from the north
side? I am just thinking that looks like it is a pretty long run the way
you've got the conduits coming in. Is there any way that we could come
in on the opposite side of the building?
??: Not unless there is a mechanical room or equipment room.
Clouser: Your proposed driveway, is there proposed greenspace on the other side of
it? I haven't gone out and looked at it so I'm not really sure but it is all
black top?
??: There isn't an existing area that doesn't have asphalt. Some of this area
has existing landscape.
Clouser: We would like to have a 25' utility easement along 71 Business. There
will need to be a 4" conduit with a pullstring and if you are going to be
putting the D Mark inside the building you wilt need a backboard with a
#6 bare ground. If we do happen to have anything running underneath the
site that needs to be relocated it will be at the owner/developer's expense.
If they could put my name and number on the print, that way they will
know who to contact.
Johney Boles — Arkansas Western Gas
Boles: You are showing a gas line in the legend but I don't see the gas line on
here. Do you know if they are going to want service?
??: I don't know if they are going to want service or not yet.
Technical Plat Review
September 1, 2004
Page 19
Boles: My existing line at the present time is at the west side of 71B. We have
one line coming across to the bank. The other line that I would have to
pull off of is on the north side, it comes along the east side of Evelyn Hills
to the northeast corner of the shopping center and then it turns west and
dead ends. I don't have anything really close. You just need to let me
know if they make a decision to go with natural gas.
Larry Gibson — Cox Communications
Gibson: We have existing overhead on the north side. That is our closest place to
enter this from. We will have to go to that location, dip off of that
overhead and get your conduits coming in the back.
??: SWEPCO
SWEPCO: I would also like to ask for the easement along College Avenue. I missed
the comment about the right of way. The Highway Department is asking
for more right of way?
Morgan: The Master Street Plan calls for 55' from centerline. Currently there is 40'
so that is an additional 15'.
SWEPCO: As far as service to the building we will need to know the load to
determine how many currents I will need to serve this with. Do you have
any other existing stores?
??: I believe there is one at 6"' Street.
SWEPCO: I can check their load there. Is it about the same size store?
Clouser: The one in Springdale is pretty big.
SWEPCO: Ok.
Clouser: I asked for the easement along College.
SWEPCO: If we build a pad transformer I will need another easement where it is
secondary. Where it is your service I won't. There are no other easements
required, that should be it.
Jeremy Pate — Landscape Administrator
Pate: For your tree preservation there was a waiver submitted and that is fine for
the trees, except for the ones along College. I believe that the requirement
to dedicate an additional 15' right of way is going to be right here, another
15' landscape space required is going to be about right here. You just
Technical Plat Review
September 1, 2004
Page 20
need to work that out however that ends up, if you have to lose some
spaces and you have enough with what you have over here then it may not
even be an issue. We may just have you change the drive thru there. Of
course you need to indicate any utility easements on the landscape plan
revisions. If you could show parking space lines also on the landscape
plan. You have 13 and 12 is the maximum allowed for a parking row.
Also, we are going to request better traffic movement in here. We rae
going to request a landscape island in here so you have a little better
delineation of traffic. Right now it is just wide open and it is not real safe.
With more traffic coming to this one particular destination we need to look
at that. It does seem to meet minimum size requirements. You might
want to just dimension that out, a minimum of 8'. With the proper
dedication of right of way with that island to identify more greenspace to
the development so you will be a minimum of 15%. I think right now you
are at basically 10% greenspace. Check the species of proposed shrubs.
You are showing plants right now that are essentially ground cover. That
is all that I have.
Morgan: Revisions are due September 8`h.
Technical Plat Review
September 1, 2004
Page 21
LSD 04-1185: Large Scale Development (NOODLES, 173/174): Submitted by MEL
MILHOLLAND for property located at LOT 18 IN CMN BUSINESS PARK II PHASE
II. The property is zoned R -O, RESIDENTIAL OFFICE and contains approximately
7.57 acres. The request is to approve an 8,734 sq.ft. restaurant.
Pate: Item number seven is LSD 04-1185 for Noodles located on Lot 18 of
CMN Business Park II, Phase IL I will go over Planning comments first.
Of course, as you know, a Conditional Use has been submitted for this so
this will need to go to the full Planning Commission for review. That is
the only point for which a Conditional Use can occur. Label adjacent
zoning. Add Plat Page 173 and 174 to the title block. Show the Master
Street Plan on the vicinity map. Add the floodplain reference. Dimension
right of way from centerline for Mall Avenue. Include percent site
coverage information on table. You should have no problem meeting that.
Additional detail may be required for the landscape plan. Provide
screened dumpster pad. More information on the east wall, the signage.
This signage here is probably going to be seen from both sides and is part
of the signage. Is it just the Noodles part? We just need to clarify that so
we understand exactly what kind of signage you are going to have. Is a
freestanding sign proposed?
Jefcoat: No, just wall signage. That is indicated in the correspondence to you.
Pate: If you could reference the compatibility with surrounding developments
that are going in. Specifically, we have provided some information about
what we have required with the new restaurants, materials, etc. Of course
we need to see the patio that was submitted on the site plan as well. It will
need to go through the approval process with this. The main entry drive
becomes one way at the north end of the site, which is kind of confusing
because the parking stalls accessed from this drive are 90° spaces. Also,
angled spaces do not appear to have adequate backing room. There is a
little bit confusion where we could potentially make those angle one way.
Bike racks must be located within 50' of entrance, four racks are required.
All utilities shall be located underground.
Brent O'Neal — Staff EnEineer
O'Neal: Indicate on the plan the floodplain, floodway, and the 100 -year floodplain,
show the floodplain line based on the survey topo and the base flood
elevation. Submittal of the floodplain development permit in accordance
with the Flood Damage Prevention Code. Submittal of architectural plans
to the Floodplain Administrator, show any type of foundation or elevation
which is adjacent to the structure. Engineering comments, if you could
increase the size of the scale of the drawing, a benchmark needs to be
added to the plan. Show the floodplain and floodway and your flood
Technical Plat Review
September 1, 2004
Page 22
elevations. You need to revise the existing grading to reflect the grading
for Mall. It doesn't reflect the grading for Mall Avenue that occurred as
the existing grade before Mall Avenue. You need to remove the 8" T
from the waterline, move the hydrant to the east end with a 8" cross and a
cap and stub to the north. Indicate the water service to be extended from
the 8" water line on Mall, extend the water line south as needed.
Jefcoat: We need to put that on the Preliminary Plat?
O'Neal: Yes.
Jefcoat: That is something that we haven't been putting on the Preliminary Plat.
That comes later during construction plans but we would be glad to put it
on there.
O'Neal: Add a note that the sewer tap needs to be made by the City. Also, we need
to show that vehicles can maneuver from those parking spots and also
those spots on the south corner.
Jefcoat: Which ones?
O'Neal: The handicap spots on the south side, show that they can maneuver from
that spot. Also, note to replace or repair any broken existing sidewalks.
Also, the post development runoff doesn't leave the site well. It is
concentrated in three or four locations and it is kind of hard to tell exactly
how many curb cuts that are planned. You need to provide some kind of
permanent filtration just to limit any possible effluents being discharged to
that deed restricted area, if you can. On this curb cut here, is it the entire
length?
Jefcoat: Yes. We actually do not have any curb cuts along there. That is all curb
and gutter along that line.
O'Neal: You need to provide something there.
Jefcoat: We have a cross walk.
O'Neal: We need to have some kind of permanent filtration measures.
Jefcoat: We will come up with something.
Jeremy Pate — Landscape Administrator
Pate: The tree preservation of course, is already set by the deed restricted area.
As part of that deed restricted area on the Final Plat, that is something that
we will be looking at in conjunction with Engineering to prohibit effluents
Technical Plat Review
September 1, 2004
Page 23
in that water system. I'm sure you can get with Mike Rozelle to determine
what type of systems may be usable. If you can get a 11x17 to show the
development portion and the deed restricted area. I need to see the
landscape plan with the specified trees and shrubs at this level, also along
this area, I understand there is a Swale here. An additional landscape
island will be required along the north parking row fronting onto Mall. It
is labeled as 12 but there are actually 15 spaces. Solid Waste asks that you
locate the trash dumpster locations. Utility comments?
Sue Clouser — SBC
Clouser: Any relocation will be at the owner/developer's expense. One 4" conduit
extended out to the greenspace on the utility easement on Mall Avenue
and we will need a pull string. Do you know if they are going to want an
inside terminal or a rear wall terminal?
Jefcoat: No I don't.
Clouser: If it is inside we will need a backboard and #6 bare ground. That is all that
I have.
Johney Boles — Arkansas Western Gas
Boles: We have an existing line on that east side along there that touches this
property. Any relocation will be at the owner's expense. If we have to
lower that line we are going to charge. We will charge $2.75 a foot to
place it at the building. If they want it at the building then they need to
provide the conduit and the pull strings.
Larry Gibson — Cox Communications
Gibson: I would like to ask for a 4" across that driveway entrance.
Clouser: If you could get us through there also.
Jefcoat: We should have six 4" across there.
Gibson: I've got existing underground fiber optic. It should be probably 30" deep.
I think Larry has poles with the transformer locations, if I could get a 2"
conduit from that location about 4' from the transformer over into the
building.
Jefcoat: I think you will be provided with a plan showing this location up here.
We are probably going to go along the outside and have you around back.
Technical Plat Review
September 1, 2004
Page 24
Gibson: Just so long as we are placed about 4' from the electric transformer.
That's all I have.
??: SWEPCO
SWEPCO: This box is existing. We will come out of that switchgear and set another
transformer somewhere. We will ask for a 15' easement from that
switchgear to wherever the pad is. Have the electrician get with us to
determine what load needs will be and voltage. It takes a while
sometimes. I would ask for the crossings that they already asked for. If
there is any relocation required it will be at the owner's expense.
Pate: Revisions are due September 8`h at 10:00 a.m.
Technical Plat Review
September 1, 2004
Page 25
PZD 04-1181: Planned Zoning District (WALNUT CROSSING SUBDIVISION,
594/595): Submitted by ENGINEERING SERVICES, INC for property located at THE
NORTH SIDE OF HWY 62W, EAST OF LAYNE STREET. The property is zoned R-
A, RESIDENTIAL -AGRICULTURAL and contains approximately 38.82 acres. The
request is to approve a Residential Planned Zoning District with 137 single family lots
and 6.47 acres of "cluster homes".
Pate: The last item today is R-PZD 04-1181 for Walnut Crossing Subdivision
submitted by ESI for property located on the north side of Hwy. 62. The
property is currently zoned R -A and will be rezoned to this R-PZD, it
contains approximately 30.82 acres for 137 single family lots and 6.47
acres of clustered homes. On your next submittal we don't need all of
these plans. We need the site plan, tree preservation and grading. We
don't need the existing. We would like to request this property to be
created, this Property Line Adjustment and Lot Split is extremely
confusing. The legals are all over the place when we ran them through our
land agents. What we really need to ensure because it is the zoning and
Preliminary Plat, there has to be a legal lot of record before you get
anywhere near approval. We need to create this subject parcel including
any of these lots that may go down the road, they need to be within one
larger lot.
Moore: It will include the floodplain area too.
Pate: That is part of the 38 acres?
Moore: No, it will end up being 54.
Pate: That is what we need to clarify. We need to sit down and just look over
that stuff. I've got so many legals here now that I'm not sure what any of
it is. This is pretty much what that is going to look like and then you
arrive at that?
Moore: Yes.
Pate: Before we go to Planning Commission we need to arrive at that. They are
both administrative, they don't have to go through a public process
because they are so large. The Property Line Adjustment is administrative
and the Lot Split is administrative because it is over five acres so I don't
think we will have problems.
Hesse: We will want to meet with Dawn because I want to also discuss that there
is that section for park, it is going to be incorporated in the covenants of
the P.O.A.
Technical Plat Review
September 1, 2004
Page 26
Pate: The legal description for the rezoning cannot include Farmington. We
can't rezone Farmington. The Preliminary Plat can. The development we
can look at. We need to make the final product really clear so everyone
won't have questions surrounding this when it gets to Council and what
legal descriptions we are going to be looking at. We also need a draft of
covenants for the subdivision. With any PZD that is required by the time
of Subdivision Committee level. Those should address standard items like
maintenance of private streets, types of architectural, street scapes,
landscaping and those types of things. The Preliminary Plat creates a
unique residential zoning district will require a Final Plat to be approved.
If you could on the plan show the maximum density proposed. Again, you
might just have a chart stating proposed R-PZD density. That should be
really clear. Your density will actually only be with the area zoned. Also
include the use units on the plat as well. Most of them will be Use Unit 8
for the detached single family. We will need to determine what these are,
if these are two or three family on the clustered lots. Standard plat
comments, include the adjacent zoning districts, the plat page, Master
Street Plan streets to the vicinity map, especially that east/west collector
and a floodplain panel reference. I believe you do have some floodplain
comments. If you could just label the right of way of all streets including
alleys. I assume your alleys are going to be within right of ways?
Hesse: Probably.
Pate: Right now these are shown as right of way lines, basically it should
continue.
Moore: What I can do is just show that as an easement.
Pate: Ok, just make it really clear later on if that is right of way. The covenants
will need to address those as well. Show any utility easements requested
today. Indicate building setbacks. I know some are 20', some are 25'. It
could vary a little bit. If you could have a chart outlining that. You can
take these parent tract descriptions off, just the PZD legal description is
needed. Also, each of these cluster of lots need to have a lot number.
These will be required to be reviewed as Large Scale Developments when
those develop.
Hesse: If those are in a horizontal property regime probably broken up like this,
there will be a lot for two or three units, we are going to sell them as single
family. We aren't going to lease these out but the common fact will be a
horizontal property regime.
Pate: If you have a horizontal property regime, typically when you file a master
deed with the horizontal property regime you don't have to create new
lots, you're just splitting the building. Again, you will just have two lots
Technical Plat Review
September 1, 2004
Page 27
and you will file a master deed. I would mention that in the covenants
describing what those are.
Moore: Do you want us to just show that on here now or do you just want them to
show as lots?
Pate: If I understand Kim correctly, these won't be individual lots.
Moore: No, I mean the big lots. Do you want me to go ahead and show them with
the cluster homes?
Pate: That is up to you guys.
Moore: That way everybody is on the same page.
Pate: When you are setting your maximum density and your types of units here
now with the zoning so it might benefit you guys to make comments about
that because that way there are no surprises when it comes back to us in a
Large Scale Development. Street requirements, you have 80' right of way
on that east/west collector, is there a good reason?
Hesse: That is for the Park. The Parks Department did want to get the power
poles and lines in there for the parks property. It is a grant issue. So they
talked to us about dedicating additional right of way. I don't know how
you define it. I imagine we can keep it that way all the way across,
however you guys want us to do it.
Pate: It will be a little unique when we develop other properties.
Hesse: We can stop it from here to here if that is clear.
Pate: Let me talk with him and see what his ideas were on that. Concurrently
with this item we will need to process a Master Street Plan amendment
because currently this street is shown crossing the creek down here. We
are supportive of that, it still meets the intents and purpose of the Master
Street Plan, it is just really letting everyone else know on the Master Street
Plan it has shifted about 600' to the north.
Hesse: Is that a separate item?
Pate: It will be a separate item that will track with this one.
Moore: Is there something that we need to submit for that?
Technical Plat Review
September 1, 2004
Page 28
Pate: I would submit a letter simply stating that you are meeting the Master
Street Plan intent by providing this collector street east/west in a different
location justified because right now it is shown as crossing that creek.
Hesse: Is it a waiver?
Pate: It is an amendment to the Master Street Plan. Essentially that yellow line
that is on the Master Street Plan will be moved approximately 600'. Also,
under that same street requirement section, I would ask if you guys could
also offer a proposal in writing or by a note on the plat or something about
all of these lots here off of Street 2 for curb cut access management
policies. There are 55' and 50' lots, you are looking at a 20' curb cut
drive, half of each lot is going to be a curb cut and a driveway. That is a
nightmare for pedestrians. Whether it be a shared access or something of
that nature, just come up with some idea of how to manage that. Maybe
every other lot can share a driveway so that we can cut down on curb cuts.
We talked about the alleys. Are you planning on trash service from rear
alleys?
Hesse: I'm not sure. What is the width requirement?
Pate: I don't know about the width. I know some of these alleys are one way,
they are about 12' wide. Just check and make sure they can get through
that with residential carts. Also, if you could include a note on the plat
stating Farmington City approval will be obtained for any development
within the City of Farmington. Include detention.
Hesse: Can I submit a letter from their City Business Manager? They are the
ones that I have spoken with.
Pate: Do they have a process at all for reviewing subdivisions?
Hesse: They do. They didn't necessarily recommend that I go through that. If it
is fine with you I can get a letter from the Business Manager or Mayor.
The main road coming into this is in Farmington. We have discussed
meeting Fayetteville standards for the road.
Pate: I think that will be fine. On the plat, this tree preservation area that is
shown can't be included in your calculations it belongs to the City of
Fayetteville, whereas this area in Farmington may help your percentages
for preservation and not require as many mitigation trees.
Hesse: Do you want a separate lot for Farmington?
Pate: It may be better to split those for tax reasons and everything else. You
might include a note on the City of Farmington portion. Sidewalks need
Technical Plat Review
September 1, 2004
Page 29
to be shown. The parking areas landscaping will be reviewed at Large
Scale for those cluster developments. Any new utilities need to be located
underground and utilities under 12kV need to be relocated underground.
In the tree preservation area here it would be nice to have a parks access,
pedestrian access to the south somewhere. If that can be located
appropriately.
Hesse: That access would be the developer's responsibility so do you want us to
show that on the plan?
Pate: That provides the pedestrian connection to the park on the south.
Covenants should also address interfacing between the park and the rear of
lots 10 through 33, how you are proposing to do that that back up onto the
park. That has been questioned in the past about how rears of lots back up
onto park property. If it is going to be really open, if it is going to be split
rail, if it is going to be screened off for privacy for the home owners.
Hesse: What our intent is, is to have a nice fagade to each of these houses. We
haven't prohibited fencing, I think we will probably prohibit privacy
fencing but allow short rail fences to define the yard space.
Ohman: That was our comment as well, just that as the covenants are developed for
the fence to be used to distinguish between the park property. We
definitely concur with no privacy fences.
Pate: In the past both on the public side and the private side, owning a home
back there and having some sort of designation as a private back yard. I
think the idea of having good facades on lots 10 through 33 specifically on
the back side, would be a great idea to incorporate that as part of your
covenants.
Brent O'Neal — Staff Engineer
O'Neal: Mike Rozelle, the Floodplain Administrator asks that you indicate the
proposed minimum finished floor elevations for all proposed structures
which are near the flood plain. The minimum finished floor elevation must
be 2' above the FEMA Base Flood Elevation at the location of the structure.
Show the flood plain line based on the surveyed topo and the base flood
elevation found in the Fayetteville Flood Insurance Study profiles. Ensure
the topo benchmark elevation is based on NGVD 1929. Indicate the
elevation of the Base Flood along the creek. Label the name of the creek.
Relocate the water line that runs along that alley. Locate it along the street.
Also, if you could have hydrants at the end of stubouts. I believe we kind of
answered the question that the cluster homes are going to come through a
Large Scale, if they weren't going to be a Large Scale you need to show a
extension of the water and sewer. Since they are going to be a Large Scale
Technical Plat Review
September 1, 2004
Page 30
you might just show the future stubouts. The water main that crosses the
creek close to the bridge, you need to make sure that's the case. You also
need to loop the main water system and do an offsite extension to the east
along Street 3 to that next subdivision entrance.
Moore: We can't go on that property, we could come down to Hwy. 62.
O'Neal: That is the other comment. If you do come back to Hwy. 62 you just need
to make sure that there is a valve in between the two.
Moore: So in other words, we could just tap it and then put a valve on the west side
of it?
O'Neal: Yes, so long as there is one valve in between. Show an outfall structure for
the pond, a trickle channel, the 100 -year water surface elevation. The storm
sewer, you need to ensure that they use right angles instead of the acute
angles that they are showing. The rest of the comments are pretty standard.
Rebecca Ohman — Parks Department
Ohman: This has been to the Parks Board and they recommended land dedication on
this property. If you could label the parks property with a lot number. That
is really the only comment other than the covenants that we have already
spoken about. We will work with you guys on the trail.
Sue Clouser — SBC
Clouser: I'm not 100% sure this is in our territory. It could be Prairie Grove
Telephone, I'll have to check on that.
Mike Phipps — Ozark Electric Coop.
Phipps: I will need crossings across these alleys but without knowing where these
driveways are going, I can add my crossings on those drives. We ran into
this on Rupple Road and we got with Jorgensen and everybody met up there
one day and got the driveways situated on the lots and we got our crossings
and everything that we needed. It sure works out better that way.
Boles: The driveways can't be on the property lines will they?
Hesse: We can work it out that they have shared drives?
Pate: That is part of what I was asking that any of these lots.
Boles: That complicates our problems.
Technical Plat Review
September 1, 2004
Page 31
Hesse: We can use shared driveways there but on the single family.
Phipps: It doesn't give us a place to go on the shared drives. I'm talking about the
alleys. We don't intend to share the single family, is that ok with you guys?
Boles: As long as we have adequate greenspace.
Phipps: Between 46 and 47 we need to get through that tree preservation somehow
we have to tie together. The same way between 24 and 25. I know this is a
small lot, is there any way to get a UE from the side and back to the front
here?
Hesse: I prefer not to.
Phipps: It would all have to be on that lot, it couldn't be in the tree preservation.
Hesse: Is there any way down here?
Boles: No, I'm looking at front lot service on lots 34 through 57.
Hesse: Can you go with the sewer easement?
Boles: How wide is the sewer easement?
Hesse: It is 20'.
Boles: It needs to be wider.
Phipps: Can you get 20' outside the tree preservation?
Moore: If you came back around and came down, you would have a loop all the way
around it. That would probably be the most advantageous for us.
Phipps: Probably, just as long as I have enough room to get there. Just make that a
20' setback and UE all the way down. That works better for me too so we
can just go all the way down the back here. I'm trying to feed as many lots
as I can off the transformer. That actually saves the developer probably
$200 to $300 per lot. It may not be the same places that gas needs to cross
but I don't want to run primary down each side of that alley.
Boles: I will give you my copy and you can use it, that's where I want crossings.
Gibson: I can use the same ones that Ozarks is using. These across the alleys just
need to be four 4". Those crossing the street need to be 6".
Boles: We will need that 15' easement increased to 20' from Hwy. 62 all the way
Technical Plat Review
September 1, 2004
Page 32
to this development. My crossings need to be 2".
SWEPCO
SWEPCO: On the power line you have an easement shown there and I appreciate that,
you designed streets around it. If, for some reason, you do need to move the
poles it will be very expensive.
Jeremy Pate — Landscape Administrator
Pate: I wanted to refer to the trail you have identified here is right through the tree
preservation, just relocate that somewhere so it won't impact the existing
trees along the western boundary. Also, I don't know if you have a general
idea of the building permit for some of these houses so we can see what type
of homes are going to be in here and in this tree preservation area. Are you
intending for this to be an easement?
Hesse: Yes.
Pate: Good, if you could add that to the Final Plat. On this tree preservation plan,
if you could show all of these easements. I'm requesting that fencing be put
up around that tree preservation area once construction occurs so that is
protected as well. Show existing and proposed contours on this plan.
Entitle this the grading and tree preservation plan. We've talked about tree
protection fencing within the park area.
Hesse: In the end, at the Final Plat stage do you need a legal description of the tree
preservation easements?
Pate: The tree preservation easements will need to be shown on the plat like this
and then of course we sign off. You can reduce the setbacks on some of
these lots to push those homes to the front and keep them away from the tree
preservation area. On site mitigation request, there was an ordinance
amendment approved this spring for residential subdivisions, the
responsibility for on site mitigation is essentially a three year maintenance
plan and bonding of those mitigation trees for that three years. At the end of
three years the Landscape Administrator goes in and determines if 90% of
those trees are healthy. That is something that needs to be established in the
covenants too. The P.O.A. will need to be responsible for the upkeep,
maintenance and monitoring those trees, including the timing of planting.
These are to be planted after the construction of this subdivision. That is all
that I have. Revisions are due September 8`". We need to make sure that we
get the Property Line Adjustment and Lot Split taken care of before this
goes forward. Thank you.
Meeting adjourned: 11:05 a.m.