HomeMy WebLinkAbout2004-10-27 - MinutesMINUTES OF A MEETING OF THE
TECHNICAL PLAT REVIEW COMMITTEE
A regular meeting of the Technical Plat Review Committee was held on October 27,
2004 at 9:00 a.m. in room 111 in the City Administration Building, 113 W. Mountain,
Fayetteville, Arkansas.
ITEMS CONSIDERED ACTION TAKEN
LSP 04-1283: Lot Split (SUSAN ALGER, 256)
Page 2
LSP 04-1284: Lot Split (IRA ZAKARIADZE, 439)
Page 6
LSP 04-1292: Lot Split (REINDL, 484)
Page 9
FPL 04-1278: Final Plat (ALLEN SUBDIVISION, 140)
Page 11
FPL 04-1285: Final Plat (BRIDGEPORT PH. 7, 360)
Page 13
Forwarded
Forwarded
Forwarded
Forwarded
Forwarded
FPL 04-1289: Final Plat (Benton Ridge R-PZD 03-06.00, 527): Tabled (No Representative)
LSD 04-1287: (RUPPLE ROAD SCHOOLS, 477): Forwarded
Page 19
LSD 04-1288: (LEGGETT AND PLATT, 519) Forwarded
Page 28
STAFF PRESENT STAFF ABSENT
Brent O'Neal Jeremy Pate
Suzanne Morgan
Leif Olson
Renee Thomas
Allison Jumper
UTILITIES PRESENT UTILITIES ABSENT
Mike Phipps, Ozark Electric Coop.
Larry Gibson, Cox Communications
Johney Boles, Arkansas Western Gas
Jim Sargent, AEP/ SWEPCO
Technical Plat
October 27, 2004
Page 2
LSP 04-1283: Lot Split (SUSAN ALGER, 256): Submitted by TOM WEBB for
property located at ROM ORCHARD RD. The property is zoned R -A, RESIDENTIAL -
AGRICULTURAL and contains approximately 10.13 acres. The request is to divide the
subject property into two tracts of 7.495 and 2.635 acres.
Morgan: Welcome to the Technical plat meeting of October 27, 2004. We have
eight items on the agenda, and we will start with, the first item is a Lot
Split 04-1283 for Susan Alger. Submitted by Tom Webb for property
located on Rom Orchard Road. It is zoned Residential Agricultural. The
request is to split the property. I'lI first go over some planning items
which you may have already looked through. If you have any questions,
just let me know. First just request a disk of the final AutoCAD drawings
after all revisions have been made.
Webb: As opposed to e-mail?
Morgan: Yes. Also, this will require a conditional use for a tandem lot that has
been submitted and will be to the tracked with this Lot Split to the
Planning Commission for their determination. Also, one single is
permitted on that tandem lot within the city. Several parcels located on
the parcel map in the county weren't identified. One in particular and I
just noted that to see if you could see where that was.
Webb: t spoke with the adjustor's office because their map is in error.
Morgan: And also there are several different properties around here. This fifty foot
access easement is actually part of the larger tract, and if we could kind of
get an understanding of the surrounding properties just to see how they
correlate with this. Please provide a floodplain reference. I do not see one
on here.
Webb: Down at the bottom of my certification, I have a statement that is not in
the fifty foot access area.
Morgan: That will be sufficient, thank you. If you could also include the legal
description for the 7.495 acre tract. We'll just need one for each.
Webb: And you'll need it on this plat.
Morgan: Yes. Mention the right-of-way from center line on Rom Orchard Road.
Webb: Now I've got this dimension here and this dimension here. Is that
applicable. This is from the centerline to the right-of-way, and I think this
is from the center line to the right-of-way.
Technical Plat
October 27, 2004
Page 3
Morgan:
Webb:
Morgan:
Webb:
Morgan:
O'Neal:
Webb:
O'Neal:
Webb:
O'Neal:
Webb:
O'Neal:
Webb:
O'Neal:
Webb:
O'Neal:
Webb:
Yes, it looks like that will work, thank you. And just provide
owner/developer information on the plat. There is, if there is an existing
drive onto Rom Orchard Drive, there is not existing?
No, it's just grass.
Okay. And county approval will be required for this because it is partially
within the county. I've included a certificate of owner and dedication
block for this to be shown on here and signed by the property owner.
Is there a copy in my material?
Yes. And I just kind of went over briefly, the main points. There's some
other things listed in there that you might need to look at.
There's an existing waterline that runs down Rom Orchard Road; you
need to show that in the easement.
That four inch water line, we have not been able to find the easement on
that. We know it's there, and we've located it, but Washington Country
Abstract wasn't able to find an easement for it.
General easement is 20 feet.
So, we just need to show the lines and indicate that it has a 20 foot
easement. Okay.
It may be within the right-of-way of Rom.
It is.
In that case you probably need to show it in the right-of-way. Also there's
a vacated street here, t think it's Old Skillern.
It's to the south of the highway.
Is it further south? Okay. I believe there's a water line that runs down
that. I just wasn't sure where it was.
Yeah, it's about 300 feet south.
The only other comment I have is if there are any other existing structures
on the property, show those.
There's an old shed that's basically falling down. It's not a permanent
structure.
Technical Plat
October 27, 2004
Page 4
O'Neal: I believe that's all.
Allison. Parks fees in the amount of $555 dollars will be due before the building
permit.
Morgan: Utility comments?
Mike Phipps — Ozark Electric Coop.
Phipps: Mike Phipps, Ozark Electric. Any real relocation of the existing facilities
will be at the developer's expense. I'd like to show a 20 foot easement
along Rom Orchard Road.
Webb:
The line is on the east side of Rom Orchard, which is all part of the
developer's property. However, we erred on our original plat. I'll send
this down to you; there is an Ozark's Electric transmission that crosses the
corner of this property, which we just did not have turned on when we
caught the thing.
Phipps: Okay. Yeah, probably a 50 foot easement then. Everything on the east
side to get through this property and I'm sure this will be for gas and
phone and cable TV is the 20 foot easement outside of that right-of-way
on Rom all the way through Rom there.
Webb:
Unless I'm mistaken, with the exception of the right-of-way, the existing
utilities are on the east side of the road. The gas, Southwestern Bell and
Ozark, all are on the east side.
Phipps: If we bring utilities to this property, we're going to need an easement on
that side to get over there.
Webb: When they originally broke up the Lancaster property, the assumption was
all of the property owners here, that this 50 foot easement would be used
for utilities, and that it would be a general utility easement as well as
ingress and egress.
Phipps: Well, we're not looking for any buildings in this area?
Webb: As far as I know, there's no plan for the developer to do anything with this
tract where the pond is. All she wants to do is sell Mr. Johnson this
tandem lot in the back here and the access to that and the utilities would be
along this 50 foot easement. That's the plan. And really, given this pond,
that's about the only way you can get anything in here.
Technical Plat
October 27, 2004
Page 5
Phipps: I can see that. Well, if I don't have to access that, I can access from the
east side into that 50 foot egress easement, that I wouldn't have any need
for anything on the left side, would you Johny?
Johny Boles — Arkansas Western Gas
Boles: Yeah, I still need to get one through.
Webb: Okay, and this is for which utility?
Boles: For gas for future replacement for future use.
Webb: Okay, where will the easement need to be located?
Boles: Parallel adjacent to the Rom Orchard right-of-way all the way up through
here as highlighted there.
Webb: 20 feet.
Webb: And I guess we ought to make that a general utility easement.
Boles: Yes.
Webb: I don't think that will be a problem.
Larry Gibson — Cox Communications
Gibson: Larry Gibson, Cox Communications. I agree with the easement. That's
all I have.
Morgan: Are there any existing structures on this property?
Webb: No, with the exception of that shed I mentioned. There's a small shed
right there that's falling down.
Morgan: Revisions are due on November 3`d by 10:00 a.m. for the Subdivision
Committee and if you have any questions, just let us know.
Webb: Will do. Thank you very much.
Morgan: Thank you.
Technical Plat
October 27, 2004
Page 6
LSP 04-1284: Lot Split (IRA ZAKARIADZE, 439): Submitted by IRAKLI &
IAKOBASHVILOLGA ZAKARIADZE for property located at LOT 59
MEADOWLANDS S/D. The property is zoned RT -12, RESIDENTIAL TWO &
THREE FAMILY and contains approximately 0.00 acres. The request is to divide the
subject property into two tracts of 0.202 and 0.229 acres.
Morgan:
Olson:
Zakariadze:
The second item on the agenda is a lot split for Ira Zakariadze and Leif is
doing this project if the applicant would like to come up.
Planning comments, there are a few things that we need to have shown.
The properties adjacent to this, you had our old zoning designations on
there, R-1, R-1.5, if you could have your surveyor change those to our
current designations. And all these comments are in the packet I just gave
you. Additionally, if you could show the right-of-way dimension from the
center line of Larkspur Drive to the front property line.
Is this somewhere on the plat?
Olson: You've got your centerline shown. If you could show this dimension from
the centerline to the edge of the property line there. Your building setback
lines, it looks like all but one or two have the dimension on them, so if you
could have your surveyor put the dimensions on these building setback
lines. The eight foot one on the south. And then I just have a note in here
for your understanding, because of the odd shape of this lot, your building
envelope within these setback lines is triangular, so if you're planning on
constructing another building, I don't think this one would fit in here.
You may have to do something creative to get your building within those
setback lines.
Zakariadze:
Olson:
Zakariadze:
Olson:
O'Neal:
Sure. We already gave a plan for a single dwelling, it's going to be a
duplex of course. It's kind of T-shaped. So we have those.
Good. Are you going to use a shared access for this, for your drive?
We talked about that. We'll decide.
If you're going to do a new curb cut, you're going to need to show it's
location and dimension. And if you could have your surveyor show the
existing driveway, to the duplex that's there in the parking area, just so
that we do have an understanding of where that driveway curb cut is, and
where that parking area is. And those are all the comments that Planning
has.
Mr. Zakariadze, I know we discussed this briefly, like a month ago or so.
Before we can approve this, we need to see how these lots are going to be
served with sewer. I know the existing sewer is a little bit to the south,
Technical Plat
October 27, 2004
Page 7
and I'm not sure how this existing duplex is served. That needs to be
shown as well as how you're proposing to serve the new house that is to
the north, and that's fine, but we need to see the existing services. We
also need to clarify the existing water service. I'm not sure, but I believe
this is the meter for one half of the duplex, and this is a meter for the other
half, and if that is the case, this meter would have to be relocated to the lot
line.
Zakariadze: I think at this point, we were going to stick with the old projection as far
as sewer line goes. We talked about here, but I think we were going to,
we already have, we have the engineering plan for a sewer plan with two
man holes. This project was approved two years ago, the reason that
we're sitting here, that's a pretty expensive project and I was trying to
delay that. I think we're going to stick with this expensive project
anyway, with two manholes and what we've already got planned for that.
O'Neal:
Then that will be fine, we'll review those plans upon submittal. And I
really don't have anything else, just show any easements and label
utilities.
Alison Jumper — Parks Department
Jumper: Parks fees will be $555 for a single family unit.
Mike Phipps — Ozark Electric Coop.
Phipps: I do remember this coming through a couple of years ago. Our power is
down here with that existing duplex where you've got the E label for the
secondary pedestal, we're going to need an easement to get to this future
lot, and I'm sure gas and everybody's going to need one up through there.
Somewhere in that eight foot setback, or right through here we're going to
need 20 foot to get to this point.
Zakariadze: We already talked about it with Ozark Electric, they were going to put a
pedestal here.
Boles: Up on the north side?
Phipps: Way up here?
Zakariadze: As I recall, yeah.
Phipps: Okay, well you probably talked to somebody besides me then. It was a
couple of years ago. Yeah, we could access it from that side. Yeah, I
believe you probably talked with somebody else on that.
Technical Plat
October 27, 2004
Page 8
Zakariadze: This project was approved, with the condition to make a sewer line over
there and just before that, they couldn't do that without officially split lots.
Phipps: Okay, if we've got that covered I have no other comments.
Johny Boles — Arkansas Western Gas
Boles: No comment.
Larry Gibson — Cox Communications
Gibson: No comment.
Morgan: Revisions are due on November 3rd by 10:00 a.m. And then it will go to
the Subdivision Committee meeting.
Technical Plat
October 27, 2004
Page 9
LSP 04-1292: Lot Split (REINDL, 484): Submitted by BRIAN REINDL REINDL
PROPERTIES for property located at 580 W MEADOW STREET. The property is
zoned C-3, CENTRAL COMMERCIAL and contains approximately 1.02 acres. The
request is to divide the subject property into two tracts of 0.12 and 0.90 acres
respectively.
Morgan: Next item is a Lot Split for Reindl, LSP 04-1292 submitted by Brian
Reindl for property located at 580 W. Meadow Street. We'll just review
the lot split. The request is to split the property into two tracts of .90 and
.12 acres. Let me give you the comments for both the property line
adjustment and the lot split. There are significant comments on the
property line adjustment. So I'll let you review those and Jeremy is
handling the project, so you can contact him next week. Or if you have
any more questions, you can contact us. As for the lot split, there are
some Planning comments for that. The existing building is an existing
non -conforming structure and it does not meet building setbacks, but there
is a note that this Lot Split does not further expand that non -conformity.
The plat submitted for review needs to be in a measurable scale. It would
be helpful so we can measure it. And those are actually the only Planning
comments for this lot split, to separate those tracts.
O'Neal:
On the lot split, we need you showing all the adjacent property owners, on
the property line adjustment, they're not shown, so you need to make sure
that they're on there. On the sanitary sewer, I know there's a lot of it out
there. Label the sizes, make sure that they're all showing. The main thing
is showing, and this is going to be for both buildings, the location of the
water meters and the services and the sanitary sewer services because we
need to make sure where those are.
Bunch: Just FYI, we are filing a Large Scale in December, and we are going to
have to relocate that 12" sewer line and readjust all of that and make
easements, and we'll get all kinds of fun.
O'Neal: Sounds that way. I kind of anticipated that. That's really all my
comments.
Jumper: Stay in touch with Steve for the trails.
Bunch: That's actually why this is happening. We're coming back to resplit out
what we put together two years ago.
Morgan: I think those comments might actually be in the packet, so you might want
to check those out. Utility comments?
Technical Plat
October 27, 2004
Page 10
Mike Phipps — Ozark Electric Coop.
Phipps: No comment.
Johny Boles — Arkansas Western Gas
Boles: No comment.
Gibson: You've already moved all of our stuff.
Morgan: Revisions are due on the 3`d. Thank you.
Technical Plat
October 27, 2004
Page 11
FPL 04-1278: Final Plat (ALLEN SUBDIVISION, 140): Submitted by DAVE
JORGENSEN for property located at 4111 OLD WIRE ROAD. The property is in the
Planning Area and contains approximately 9.50 acres. The request is to approve the Final
Plat of a residential subdivision with 3 single family lots proposed.
Morgan: Our next item is final plat for Allen subdivision submitted by Dave
Jorgensen for property located at 4111 Old Wire Road in the Planning area
and contains 9.50 acres. If you would whenever all revisions have been
made prior to filing this kind of plat, submit an AutoCAD drawing, also
just to go over some of the main notes for Planning, the city will not
require copies of the permits for septic systems, because all of these lots
are now above 1.5 acres. So Note #4 is not needed. Also if you could, get
the septic system information removed from the plat or complete that
chart. Also if you could review the certification blocks that are attached
with this packet. There are a couple wording changes on some of these.
And I believe there is one certification for setbacks for the development
administrator to sign. If you could make sure that it's signed and attached
to the packet. Also, the plat notes that the right-of-way shall be dedicated
by a separate document. I know that that was what we were going to do
when this was originally a concurrent plat, but this can be per this plat, so
you can revise that note. Also I was wondering, what is this structure on
Lot 1? It looks like it's within the proposed right-of-way.
Jorgensen: Yes, it's an old shed that's being tom down.
Morgan: Will it be removed then with this? I don't want to dedicate right of way
through an existing structure. So we can have that structure removed, or
you need to revise where that dedication is going to be.
Jorgensen: I'm pretty sure that it's going to be tom down by the time this gets ready
to be filed.
Morgan: Okay, we'll just need to confirm that before we file this. Also, typically
on final plats we require 911 addresses approved by the 911 Coordinator.
Because these lots are so large, he's not able to give specific addresses.
And County Planning approval is required prior to the Subdivision
Committee.
Brent O'Neal — Staff Engineer
O'Neal:
The only comment I have is to show the location of the existing water
meter for that existing house. If these lots are developed in the future,
then you will need to show that.
Morgan: We don't have any parks comments because we're in the county. Are
there any utility comments for the Allen Subdivision?
Technical Plat
October 27, 2004
Page 12
All: No comment.
Morgan: Fire did actually include comments in here, stating access roads at least 20
feet in width, you may want to address this. So that's all, is there anything
you'd like to add?
Jorgensen: That'll do.
Morgan: Okay, revisions are due on November 3rd by 10:00 a.m.
Jorgensen: Thanks a lot.
Technical Plat
October 27, 2004
Page 13
FPL 04-1285: Final Plat (BRIDGEPORT PH. VII, 360): Submitted by GEOFFREY
BATES for property located at MT. COMFORT ROAD. The property is zoned RSF-4,
SINGLE FAMILY - 4 UNITS/ACRE and contains approximately 17.40 acres. The
request is to approve the Final Plat of a phase of a residential subdivision with 13 single-
family lots proposed.
Morgan: Our next item is FPL 04-1285 for Bridgeport Phase VII, submitted by
Geoffrey Bates for property located on Mt. Comfort Rd. The property is
zoned RSF-4 and is approximately 17.4 acres. The request is to approve
the Final Plat for phase VII for 13 single family lots. I'll just run through
planning comments. Condition five of the Preliminary Plat states the
property line adjustment shall be filed to create this tract for phases seven
and eight. And we will just need to process that by this next subdivision
Committee. Also if you could submit the proposed covenants just for
Planning Commission records when those are ready. Also for plat
comments, if you could identify adjacent zoning on the plat as well as
update the vicinity map to show Master Street Plan streets, some are
Newbridge Road, Rupple Road, and Salem Road just need to be clearly
identified on the vicinity map. If you could identify Phase VII. Because
this is the final plat for Phase VII, but both Phase VII and Phase VIII are
shown on the vicinity map, if you just could focus more in on Phase VII.
If you if you could show easements, the easements shown on these rear
lots, it's identified as a twenty foot building setback and UE, the
preliminary plat did not have a UE in the rear, if it's not needed we could
remove it. It's going through some of these trees.
Phipps: We're going to request it.
Morgan: You're going to request it?
Phipps: Yes we are.
Morgan: Okay. Some of these utility easements on the north and the south are
shown through the Tree Preservation areas, so you may wish to, the 20
foot UE went all the way back through here. I'll read the Landscape
Administrator's comments. You might need to change those.
Bates:
Somebody else requested those for the city. I put a drainage easement
hear for that, we pulled our Tree Preservation back. I put a drainage
easement in here to do as little damage as possible to the trees. We have
to have a utility easement along that sewer line. There's no trees in there.
Yeah, we could move that up because there's nothing on that end. We'll
go ahead and fix that.
Morgan: Also if you could increase the font of some of these; it's really hard to
read what these lot widths are. And it's very deceiving to look at this, this
Technical Plat
October 27, 2004
Page 14
is just the Final Plat for this stage but because this phase is shown, it's a
little bit deceiving. So if you could, just maybe remove some of the
outlining information or further shade out.
Bates: Okay, we just weren't sure how far along they were going to need it. We
tried to do it all at once, but that's my fault.
Morgan: A sign needs to be installed at the west stub out for this prior to final plat
just stating that it will be a street that will continue through and you can
work with the transportation division to get a sign saying that that's a stub
out. Because there's a temporary cul-de-sac that will be constructed we
don't want people to go buy a lot there thinking that that street will not go
through. If you could also include addresses for these lots that are being
proposed to be finaled and you could contact Mr. Johnson for that. Also
as a condition of the preliminary plat, the construction office to the north
of the subject property shall be removed prior to finaling this phase, and a
final inspection is required prior to Subdivision Committee.
Bates: Will this need to be removed at this phase, or by the time that that other
one?
Morgan: This phase. I will go through Jeremy's comments. For landscaping, Tree
Preservation, Mr. Pate has requested per the approval of the Tree
Preservation plan at the time of the preliminary plat, place those areas of
canopy along the riparian corridor for Hamestring Creek into a separate
Tree Preservation Easement. For single family subdivisions, this requires
the creation of a separate and distinct lot. And he requests that you define
the south perimeter of the lot along the floodway line, where practical.
And that's one reason why I was bringing up these.
Bates: This will be one big lot right there.
Morgan: Also, to allow access to said Tree Preservation Area, he requested a
pedestrian access easement, preferably along the existing electric
easement between lots 3 and 4. Ownership will need to be established by
the POA for this, and if you could include a note of that on the final plat.
Also if you could revise the Landscape Administrator's signature block,
and he's included the correct signature block in here. And he also requests
that you change the name of all Tree Preservation Areas to "Green
Space/Preserved Tree Canopy" with the exception of the one lot to be
designated as a perpetual easement, along the floodway.
Brent O'Neal — Staff Engineer
Technical Plat
October 27, 2004
Page 15
O'Neal: Geoff, I'll be reading Mike Rozelle's, our Flood Plain Administrator's
comments first. Show Minimum Finished Floor Elevations for all lots
backing up to Hamestring Creek or where existing grades are below the
Base Flood Elevation.
Bates: I don't think there is any. I think they're all way above.
O'Neal:
Okay, if you could just note that. Their elevations. Correctly spell the
creek name on plat. Revise label for Existing 100 yr flood plain to" 100
yr Flood Hazard Zone AE Per F.I.R.M." (Flood Insurance Rate Map)Label
Floodway per F.I.R.M.Show cross sections from F.I.R.M. with Base Flood
Elevations. Flood Certification appears to be based on an out of date
F.I.R.M. Verify floodplain using current F.I.R.M. The final inspection
must be complete and accepted prior to Subdivision Committee. Clearly
show the site on the vicinity map. Label the cul-de-sac as temporary on
the plat. And that kind of goes in conjunction with the required sign. And
they're also going to require a bond for the curb and gutter and sidewalk to
be completed at the time that that stub out is continued to the east. Adjust
Lots 1-7 as the Landscape Administrator comments. The utility
easements, I believe, can be ended, the ones that go between 2,3,5, and 6.
They could be ended at the, where you're breaking off those lots so they
don't have to continue there. I don't believe they have to go all the way to
the backside of that, unless the utility people require that.
Bates: I think those were just drainage easements. I don't think there's any
utilities in that.
O'Neal: I don't think there will be any point to continue along the creek.
O'Neal: If you could provide an approximate description of the approximate edge
of the floodplain. That kind of goes with the Floodplain Administrator's
comments. The rest of them are just our standard comments.
Jumper: I've been in touch with Mr. Helmer recently and so this is scheduled to be
on November 8, Parks ordered to be revisited on for money in lieu, and
then we will look at the trails.
Phipps: Are we going to go front on each side?
Gibson: Just cut the 6 4s. It's got the just ignore this.
Phipps: Are we going to go through those Tree Preservation areas.
Boles: We really need to go through those.
Technical Plat
October 27, 2004
Page 16
Morgan:
Boles:
Gibson:
Bates:
Boles:
Bates:
Gibson:
Morgan:
Bates:
Boles:
Morgan:
Bates:
Morgan:
Bates:
Morgan:
Bates:
They were to be preserved through the construction of the phase, but
they're not preservation lots per say.
And you can see long term in that next phase, we're going to need to go
right down through the middle of that one. That's the long term routing
plan that we're going to have to go by.
You can keep that if you want to.
So you want to go right down the middle of that ravine.
Right down the property line and down there.
You want to come down the back?
Won't be able to.
Are there significant trees in this, do you know?
I don't know, I don't think. Do you need to come over here anyways to
get to this line? I think they're trying to buy this so we can continue on
through this.
That'll work.
Fire did have one comment. Dead ends need to have a 96 diameter
measurement. They are shown having the 76 for diameter.
They always say that, but it's not the City's minimum. We always go
back to this, they always want a 90 foot cul-de-sac.
Okay, well, revisions are due on November 3`d, but there are several
requirements that are going to need to be processed or whatever.
Because the Parks plan was not even on this lot.
The Parks plan was northern. If you could, whenever that meeting is
resolved and the Parks plan, if you could just kind of submit a drawing
showing where, how this parkland will be addressed so that the
Subdivision Committee will know.
Is this something new making this a lot now? That never came up on the
PPL.
Morgan: He references previous findings I believe on the preliminary plat.
Technical Plat
October 27, 2004
Page 17
Bates: I think Craig started this, and I don't think that was a comment back then.
Morgan: It says per approval of the Tree Preservation plan at the time of the
preliminary plat, placed those areas into a separate Tree Preservation
easement for a single family subdivision it requires a separate plot because
someone
Bates:
And the POA's supposed to maintain all of that. I don't know about that,
that's going to be kind of difficult to get down to that. It's kind
of... anyway.
Morgan: Thank you.
Technical Plat
October 27, 2004
Page 18
FPL 04-1289: Final Plat (BENTON RIDGE R-PZD 03-06.00, 527): Submitted by
JERRY KELSO for property located at E SIDE OF CROSSOVER RD., N OF HWY 16E
AND S OF WYMAN ROAD. The property is zoned R-PZD, RESIDENTIAL
PLANNED ZONING DIST. and contains approximately 8.34 acres. The request is to
approve the Final Plat of an R-PZD, Residential Planned Zoning District, with 28 lots
containing 40 dwelling units, based on the approved R-PZD plans.
Morgan: Our next item is the Final Plat for Benton Ridge, RPZD 03-06.00
submitted by Jerry Kelso. This property is zoned Residential Planned
Zoning District, approximately 8.34 acres. Is the applicant here? I see no
applicant, this item will be tabled until the next Technical Plat Review
meeting.
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October 27, 2004
Page 19
LSD 04-1287: Large Scale Development (RUPPLE ROAD SCHOOLS, 477):
Submitted by WES BURGESS/KURTIS JONES CRAFTON TULL &
ASSOCIATES/RUSSELLVILLE for property located at THE SW CORNER OF THE
FUTURE INTERSECTION OF RUPPLE ROAD AND PERSIMMON ST. The property
is zoned R -A, RESIDENTIAL -AGRICULTURAL and contains approximately 22.94
acres. The request is to approve the development of a 143,000 01 single story school
building with 219 parking spaces proposed.
Morgan: Our next item then is Large Scale Development 04-1287 for Rupple Road
schools, submitted by Crafton, Tull for property at the southwest corner of
the future intersection of Rupple Road and Persimmon Street. The
property is zoned Residential Agricultural and contains approximately
22.94 acres. And the request is to approve the development of a 143,000
SF single story school.
O'Neal: One of my comments is to submit the next one on 24 x 36. That's one of
mine
Burgess: Don't ya'lI have a minimum scale? That'd be a lot easier for us too.
We'll take it down to 80% or, I think 60% may fit on there.
Morgan: For planning comments, the application lists a parcel number 001-11773-
owned
01-11773-
owned by Sloan Properties. The location of the site is actually on the
McBryde Trust property. There's just one change in that parcel number.
The application will need to be signed by the owner of the existing parcel.
The proposed Tracts A and B as shown on this are not yet existing. And
in order to create those, it can be done by ADM lot splits, but we will need
to have an application for those lot splits before we can go ahead with this.
Also a question, the northern four plus acre tract what is the purpose to the
tract? You have an access driveway through it, but I didn't quite
understand.
Burgess: That's the primary reason for it, the school wanted to have access to
Persimmon, so the property owner, I don't know why it's two separate
tracts, I can't answer that, but he threw that in fro free. The school's
buying this tract, and the developer is giving them that tract.
Morgan: Okay, because we're going to need process a lot split to create these tracts,
I don't know if it's possible to include it all as one tract and then work out
whatever exchange of money. A conditional use has been submitted to
allow this residential agricultural zoning and will tract that with this large
scale development. As for Plat comments, if you could identify the plat
page #439 on the site plan. These are all, I'm just kind of reading from
here. If you could also improve the vicinity map to show Master Street
Plan streets, clearly identify the boundaries of that project location, and
Technical Plat
October 27, 2004
Page 20
show the floodplain. Those were the three things. GIS did have some
comments regarding state plane coordinates. I included those. And if you
could also dimension the right-of-way, total and from centerline for
Rupple and Persimmon. Just a question of building height with those
structures from ground level. I didn't know exactly what that was. I don't
think it will have a difference on what your setbacks are.
Burgess: No I think it's about 35 feet.
Morgan: For anything about 15 feet, we require an additional setback. But this
looks like it's pretty far from that.
Burgess: I think we can get that.
Morgan: I think so If you could also provide the owner information on the site
plan. The Fayetteville School District is shown but the owner is not. And
also, if you could show all the dumpster locations. One is identified, I
don't know if that will be sufficient. I don't know what your plan is for
solid waste pickup. But there's one here.
Burgess: We're just going to recycle in into the cafeteria's.
Morgan: I don't know, I haven't been to school in a long time...And then those
dumpsters will need to be screened from the right-of-way. Persimmon
Street's designated a collector and Rupple is a minor arterial on the Master
Street Plan. Right-of-way just needs to be dimensioned reflecting those
requirements, 35 feet from the centerline of Persimmon and 45 feet for
Rupple. And we made need to process a warranty deed for the right-of-
way. It really should show two lot split requirements. But we'll just need
to take a look at that. Also, staff recommends the access to Persimmon
street be constructed as a three lane, one in and two out, to allow for
greater possible use for movement there. If you could also provide any
infrastructure agreements with adjacent property owners or developers
regarding the construction of those streets. And Brent, did you have othe
comments about that. And if you could also explain the traffic patterns,
pick up drop off, where the bus routes are going to be. Staff also
recommends sidewalk connections from the school to Persimmon Street.
There are a lot of subdivisions over here, single family and others, and we
predict that a lot of kids will be wanting to come down here and probably
take the shortest route as possible instead of going all the way around
Rupple. Something, maybe a possible sidewalk along there. It's just a
recommendation to facilitate pedestrian traffic. And if you could locate
location of parking lot lighting. We did receive your elevations, and staff
believes that they are complaint with commercial design standards. The
Planning Commission will make a determination of that. If you could also
though, provide the location and elevations of all signage, all signage
Technical Plat
October 27, 2004
Page 21
proposed, whether it be wall signs, directional signs, monument signs, so
they can take a look at that. All proposed utilities need to be located
underground. I don't know if any are existing here, just need to be
relocated underground. And I didn't really see any utility areas, but any
utilities on the property would just need to be screened.
Jones: As far as mechanical units, that sort of thing?
Morgan: Mechanical units, or you know, I don't know, the elevations didn't show
any ac units, but those need to be screened.
Burgess: We can show that.
Morgan: That's pretty much all the main comments for Planning.
O'Neal: I'm going to read the Flood Plain Administrator's comments first. Revise
legend for Existing 100 yr flood plain to" 100 yr Flood Hazard Zone AE
Per F.I.R.M." (Flood Insurance Rate Map) Revise legend for Existing
floodway to" Floodway Per F.I.R.M." (Flood Insurance Rate Map). The
proposed finished floor must be 2 feet above the highest adjacent base
flood elevation. It appears it is necessary to fill designated flood plain
areas, the following criteria must be met prior to issuance of a building
permit: Submittal of a flood plain development permit and plans designed
by a licensed engineer, architect or landscape architect in a accordance
with the Flood Damage Prevention Code. For structures, bridges, fill or
changes to the water course within the regulatory floodway, a certification
from a registered professional engineer must be provided stating that the
encroachments shall not result in any increase in flood levels. And that's
mainly in reference to the crossing from Persimmon. Since someone else
is making a crossing on Rupple, this will say you don't have to do that.
For structures, fill or changes to the water course that will increase the
base flood elevations, applicant must apply for a conditional letter of map
amendment through FEMA prior to issuance of a permit, and the applicant
must apply for a floodway revision through FEMA once the project is
complete. The bridge proposed crossing Owl Creek shall be designed to
accommodate the design storm by providing at least a 1 foot of freeboard
from the lowest chord of the bridge to the design storm water surface. If
you have any other questions, you can contact Mr. Rozell in my office.
Engineering, Item #2 is on the application for LSD, there's a checklist if
you just follow that checklist, that would take care of a lot of the other
comments that were mentioned previously. The waterline that loops
around the school, you need to label the size of that. And provide an
easement for that line. I'm just looking; I don't believe there's an
easement shown for the sewer line as well. And another thing on the
sewer, I know Crafton and Tull is doing the adjacent development to the
east, we'd just like to see something that shows how that development's
Technical Plat
October 27, 2004
Page 22
also going to have access to sewer because it would make sense to flow
west to the new treatment plant. And how that tie in is going to be made.
We know it's going to be coming through somewhere here, we'd just like
to see something in reference to that. Comment #5 is just kind of a
general comment. No grading within the floodway. I know on the
southwest side there, it gets a little close, so I just want to make sure
you're up out of the floodway. Label all the contours, existing and
proposed and you might adjust the shading.
Burgess: We had a copier problem.
O'Neal:
And we are going to require a capacity study of the sewer downstream of
your connection. We just want to make sure that with this development to
the east and with school open, that our downstream can handle the flow.
All of the rest of them are standard comments if you have any questions,
feel free to give me a call. On the drainage report, you just need to
provide clear pre and post development drainage area maps. And provide
calculations on how those storms. We don't normally see drainage reports
done in Hec 1, I'm still piecing my way through it, and if you just provide
a little bit more information on where those numbers come from. I
haven't found anybody that has actually done a drainage report in Hec 1 to
give me a little bit of guidance. Any information you give me would be
great. And just clearly label the storm events. And that's all I have.
Morgan: I'll just kind of run through the Landscape Administrator's comments.
There are seven Tree Preservation Plan comments for Landscape Plan
comments. For Tree Preservation Plan, he notes that not all required
materials were submitted so that before this item was scheduled for the
next public meeting, a site analysis map and site analysis report shall be
submitted for review by the Landscape Administrator. All required
materials were not submitted. Before this item will be scheduled for the
next public meeting, a site analysis map and site analysis report shall be
submitted for review by the Landscape Administrator. Consult the
Landscape Manual for information that needs to be included in this report
and plan. Indicate all easements on the Tree Preservation Plan. The 8 -inch
sewer extension along the creek will likely require an easement. Either
relocate the line outside of high priority canopy areas or recalculate
preserved canopy figures to remove canopy within the easement from
being preserved. Is the Rupple Road tree -line counted in the
existing/removed tree calculations? As this is a Master Street Plan street
with required right-of-way dedication in this location, these trees should
not be counted within the existing or removed calculations. The number
of on-site mitigation trees required depends upon many factors, including
the amount, condition and priority of canopy being removed. Riparian
areas are identified as high priority, requiring a density factor of 218 SF,
not the 436 SF noted. The site analysis will enable staff to better determine
Technical Plat
October 27, 2004
Page 23
if the riparian trees being removed are within this high priority category.
Indicate with a clear graphic the canopy proposed to be removed. Planting
locations of on-site mitigation trees need to be located on the landscape
plan. Trees are expected to be located in locations on the site where the
environmental benefits of the canopy cover are most likely to offset the
impact of the development. Trees shall not be placed in utility easements
or in other locations where their future protection cannot be assured.
Please coordinate with the Landscape Administrator to select a higher
variety of mitigation trees that are appropriate to the riparian corridor.
Since I'm talking I'll just go over Fire Department comments really
quickly. Hydrant spacing needs to be addressed for their requirements.
Sprinkler system, there needs to be a freestanding FDC with dedicated
hydrant. Also, they mentioned a hood system for the kitchen, alarm and
dedication system, and question regarding front access and turns. You
may want to contact them concerning their aerial apparatus and see what
they need for that.
Burgess: Who do I contact?
Morgan: Kyle Curry. He's with the fire marshal's office. Are there any utility
comments?
Mike Phipps — Ozarks Electric Coop.
Phipps: Larry, do you have any comments on coming down Rupple Road? I think,
did we get it to cross that on that other subdivision on Rupple Road?
Larry Gibson — Cox Communications
Gibson: In the southeast corner, I think the crossings we're going to need probably
is going to be right there with Persimmon. 6 4 inches there, and then the
driveways.
Jones: Okay, all we're doing as a part of this project is, I mean these streets aren't
included in this. I mean, we can have crossings under the drives.
Gibson: Under the driveways and Persimmon Street up here on this corner.
Through the subdivision up here, Rupple Road subdivision, we could
come out of that going down Rupple.
Jones: What do you need out of that.
Gibson: Six four inch conduits out of that. That'll cover electric, cable, phone, gas.
Jones: I can check and see if there's a utility on Persimmon, I don't think there is
though.
Technical Plat
October 27, 2004
Page 24
Gibson: That's right, that things paved out back there. Well it stubs back there
doesn't it.
Jones: Yeah, they're going to be redesigning that intersection anyway, and so.
Gibson: Well, if it's stubbed back in there and they're not going to disturb that
asphalt, we may want to get them to put a crossing back here in the west a
little bit. But, I misunderstood, I thought you were doing the crossing.
Jones: No, we're not doing it.
Gibson: So you're just basically doing the site. When the school comes, it's going
to come back through, when they get the detail on the school, etc.
Jones: This is the LSD for the school.
Gibson: The comment I'm going to make on it, we don't charge schools for cable
TV, it's furnished to them, but we do want them to do the interior wiring
and we'll furnish the wire. But you need to contact me because I'll need
to know where the classrooms are and how many, and I'll draw up a
layout. We just ask them to furnish the conduits to get access to the
school and do the interior wiring.
Jones: Then they do the interior wiring and the conduits?
Gibson: But I'll need to get where they need to be, show me where the classrooms
are, and I'll draw them up.
Morgan: There was an additional comment regarding the size of trash location.
Burgess: Okay, we'll address that.
Morgan: And I just wanted to let you know that although this has been submitted,
as well as a conditional use, it seems that there are a couple of thing that
are going to hold it back. Possibly the Tree Preservation requirement and
the lot split, so if we don't get everything we need to get by Subdivision
Committee, the revision date, then we'll postpone that meeting. And if
you could just state your names for the record, I'm sorry.
Jones: Kurt Jones and Wes Burgesss.
Phipps: Until I've got the utility plans showing the transformer location, and all
this, I cannot request any easements until I know where those are going to
be.
Technical Plat
October 27, 2004
Page 25
Burgess:
Phipps:
Jones:
Now, will you need actual easements coming across side just to serve.
Yeah, let's leave them. They're going to locate the transformer probably
within 100 feet within.
We've got that where we anticipate the utilities coming in down here on
the south side, we knew the transformer would be within a certain
distance. We just don't know exactly where.
Johns Boles — Arkansas Western Gas
Boles:
Jones:
Phipps:
Jones:
Phipps:
Jones:
Gibson:
Jones:
Boles:
Burgess:
Boles:
Burgess:
Morgan:
Phipps:
Where's the south property line on the Fayetteville Boys and Girls Club?
It's the south property line, it's way up here.
We've got to come from the fire station, pretty much, down through
Rupple Road and through here.
So you need an easement running through the front of this site and back
this way.
A twenty foot general.
How does that, okay. Is it possible to get an easement all the way down
through here?
That UE'll be useful for us also. Those crossings should cover everybody
that's going to go in through there.
Okay, and they'll be centered or spaced in that 20 foot UE.
What about sidewalks, are you going to put sidewalks down through
there?
Yeah, there'll be a sidewalk along Rupple Road and a sidewalk along
Persimmon here. It's shown, it's just not clearly delineated.
So the easement would be behind the sidewalk.
I'm assuming it would be outside of the right-of-way. The sidewalk
would be in front.
Within the right-of-way along the.
What are we looking at time on this?
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October 27, 2004
Page 26
Jones:
Phipps:
Jones:
Phipps:
Morgan:
Burgess:
Morgan:
Burgess:
Morgan:
Burgess:
Jones:
O'Neal:
Jones:
O'Neal:
They're wanting to start grading in a couple of months.
Because you know, there is no power in that area at all. Everything it's
contingent on getting through subdivision. We've got to build through
that. And until we get the final on Rupple Road, we don't know where
anything is
Yeah, in order to meet their opening date with the school as soon as it's
approved by the Planning Commission, it's going to be out to bid and start
construction as soon as possible.
We possibly may have to build a temporary overhead line to provide
power. It'll come out once we get our underground in.
Well, good to know. November 3rd. Alright well, if you have any
questions.
Okay. Sounds like I need to get with the Landscape Administrator.
He will actually be out of the office until Tuesday, so he'll be here on
Tuesday and then he'll leave again on Wednesday.
Okay, is there anyone 1 can get with on this.
If you want you can try to call and we'll try to help you
The only trees are going to be removed are on Rupple Road.
Technically we aren't, the only trees that I calculated in the removal is for
the ones along Rupple Road, and they were included in that. And that was
the majority I think. And then a lot. And that's all the trees that we
intended to remove at all. And I tried to be conservative I guess in how
we calculated those, because technically we're nor planning on taking
them for Rupple Road. We're not doing Rupple Road.
You might notice comment 10 on my comments was just to clearly show
what part of Rupple Road the school is going to be responsible for because
I know there's still some discussion.
Yeah, and Rupple road is changing I think. And we've got to get that
coordinate because I don't think the way we've got Rupple Road shown
on there is entirely accurate. At this point.
I wasn't going to mention that but I wasn't too sure, because you know,
with the other development going in that they changed a little bit as well.
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October 27, 2004
Page 27
Jones: Well, that's in house so we should be able to coordinate each event.
O'Neal: Okay.
Technical Plat
October 27, 2004
Page 28
LSD 04-1288: Large Scale Development (LEGGETT AND PLATT, 519): Submitted
by NEAL MORRISON for property located at 523 S SHILOH DRIVE. The property is
zoned C-2, THOROUGHFARE COMMERCIAL and contains approximately 6.28 acres.
The request is to approve a 22,000 s.f. office building.
Morgan: The last item is LSD 04-1288 for Leggett and Platt for property located at
523 S. South Shiloh Drive and contains approximately 6.8 acres and the
request is to approve a 22,000 SF office building.
Olson: I think we talked about a lot of my comments yesterday in our meeting.
But we'll go through this really quick. Signage, there's no signage shown,
if signage is proposed, you need to show the location and provide an
elevation. I didn't see a plat page on here, I may have missed it.
Morrison: I think we tried to put it on there, but we didn't know what it was before
we turned it in.
Olson: If we could just get that in there that will be great. The dimension from
the center line of Shiloh to the property line. If you could show that
dimension. The location of the curb cut like we talked about yesterday
may be altered. Depending on if you can get shared access with the
development to the south. The commercial design standards is a big issue.
Morrison: Excuse me on the curb cut, if we do want to leave it where it is, we'll have
to get a waiver, is that a form we fill out or just a letter requesting a
waiver?
Morgan: It would just be a letter requesting the waiver.
Olson: The commercial design standards for the building, we talked about those
yesterday also. You need to have street lights shown very 300 feet as we
come up Shiloh drive here and show the construction of the sidewalk
additionally on Shiloh Drive where that's going to be located. If we could
get the dimensions for this proposed curb cut shown on here. A note
referencing the number, dimensions, and surfacing of all parking areas.
You will be required three bike racks. I don't know if that's what's shown
here.
Morrison: Yes.
Olson: If you could just label those bicycle racks.
Morrison: I believe it is labeled on the next one.
Olson: Any parking lot lighting shall be shielded and directed downward,
utilizing sodium fixtures. Your dumpster pad, solid waste commented that
Technical Plat
October 27, 2004
Page 29
they need 10 x 15 dumpster pad, and of course that will have to be
screened. That's really all I have. From the Landscape Administrator, a
maximum run of 12 parking spaces is allowed without a tree island. So
you're going to have to address some tree islands in that parking area. I'll
just go through Jeremy's comments here. Tree Preservation Plan. All
required materials were not submitted. Before this item will be scheduled
for the next public meeting, a site analysis map and site analysis report
shall be submitted for review by the Landscape Administrator. Consult the
Landscape Manual for information that needs to be included in this report
and plan. The submitted Tree Preservation Waiver Form is not applicable,
as canopy exists on this site. What species, sizes, and condition are the
trees proposed to be removed on this site? If significant trees are being
disturbed, include species, diameter of the trunk at breast height, canopy
spread and health. If there are no significant trees on the property, include
a statement to this effect. Include all proposed grading on the Tree
Preservation Plan. Include all standard notes and tree protection fencing
details on this plan. A Tree Canopy Table is required, indicating the total
percentage and square feet of existing canopy, total canopy to be
preserved, total canopy to be removed, and mitigation, if required.
Indicate all utilities and easements on the Tree Preservation Plan. Is the
drainage channel coming down the hill into the proposed detention pond
natural, or will grading occur along this channel? Please confirm, and
remove preserved canopy percentage if grading will occur to
accommodate this drainage pattern. His landscape comments are as
follows: Street trees are required every 30 linear feet along the entire
frontage of the property, not just in front of the building. Revised the plans
accordingly. A continuous planting of shrubs, 50% of which must be
evergreen, is required where a parking lot is adjacent to right-of-way. Add
these shrubs to the landscape plan. A maximum run of 12 parking spaces
is allowed without a tree island, with a minimum width of 8 feet, and a
minimum area of 150 SF. A maximum run of 15 spaces is allowed if
planting a 10 -foot wide tree lawn with large tree species. The intent of the
1 tree/12 spaces is to provide canopy over the parking lot, resulting in
decreased heat island effects from parking lots, among other
considerations. The plans submitted do not meet either of these
requirements. At least one (1) additional landscape island needs to be
added in the middle of each of the parking runs. Include what type of
irrigation is proposed — automatic or hose bibs located 100' o.c. Include
the standards tree and shrub planting details on the Landscape Plan. Fire
depai lment had a couple of comments. They request a sprinkler system to
the structure with the dedication of a fire hydrant. Fire and alarm
detection system, and then the access point off of Shiloh is reduced to 16
feet. State code requires a minimum of 20 feet. So you just need to widen
the width on both of those. And I think that takes care of planning,
landscape, fire and solid waste.
Technical Plat
October 27, 2004
Page 30
Brent O'Neal — Staff Engineer
O'Neal:
Neal, if you would just go down on the LSD application checklist. We are
going to request a sidewalk at the right-of-way on Shiloh. As we
discussed yesterday, no detention allowed in the easements.
Morrison: I would like to talk to you about that.
O'Neal:
Larry Gibson
Another thing, I briefly looked at the grading, and just a general comment
really is the grading setback of five feet from the property lines unless you
have written permission to grade. If you could darken the existing
contours or remove the shading from the building and parking areas.
Label all those contours. Provide some information on your erosion
control measures that are going to be proposed. And then show all the
existing utilities and label the water taps and the services. And we also
discussed that off-site water connection. You're going to address that with
your development plans. The rest I have are standard comments. On the
drainage report, if you could provide aerial photos and a soils map. Move
the Tc calculations to the front where you have the calculations. There's
also a calculation there for the ten year storm for off-site and onsite. And I
didn't clearly understand why that's in there. If you could just state why
that's in there. It may just be an extra sheet that just got in there. On the
outflow structure of the detention pond, it doesn't state data for those
outflows, I don't know if you could provide information on the actual flow
data. And also just show the bypass, I'm assuming it's inlet 4 to inlet 5.
Standard comment that a 100 year event must be routed to the detention
pond. That's all I have.
— Cox Communications
Gibson:
Morrison:
Gibson:
Morgan:
Mike Phipps with Ozark Electric asked me to tell you that he's almost
positive this is Southwest Electric. Johnny Boles and myself are going to
request that you place four inch leaves under the driveway. Now electric
company and phone, I don't know what they're going to want. And also
from the existing 35 foot utility easement, along the south side of the
property, just a 20 foot general UE to get back to the building. 20 feet,
that should cover everybody. I'd like to request a four inch conduit from
the electrical equipment room just out to that 20 foot UE to the south side
of the building. Do you know if they're going to want data and modem
services?
Sure. That's something I can ask them.
Okay, that should cover it. That's all I have.
Revisions are due on the 3rd of November.