See the CUP report and conditions of approval regarding roads, fire safety, utility issues, health department issues and other issues.
SEQ CHAPTER \h \r 1MINUTES
WASHINGTON COUNTY PLANNING BOARD
&
ZONING BOARD OF ADJUSTMENTS
February 4, 2010
5:00 p.m., Quorum Courtroom, New Courthouse
Fayetteville, Arkansas
DEVELOPMENTS REVIEWED: ACTION TAKEN:
County
a. Smith & Barker Backwoods Beer and Goods CUP (Revised Cup Condition request regarding signage only)
Revision to CUP Condition Request
Springdale
b. Sonora Elementary School CUP Conditional Use Permit
Springdale
c. Sonora Elementary School Preliminary LSD Preliminary LSD Plan
County
d. Long Minor Subdivision (Preliminary and Final Plat Approval Request) Tabled
e. Stephens Red Dirt Pit CUP Tabled
1. ROLL CALL:
Roll call was taken. Members present include: James F. Gallagher, Kenley Haley, Randy Laney, Larry Walker, Roy Hummel, Cheryl West, and Robert Daugherty. Absent: none.
2. APPROVAL OF MINUTES: (from the January 5, 2010 meeting) Larry Walker made a motion to approve as written. Roy Hummel provided the second. Motion passes.
3. APPROVAL OF THE AGENDA:
Larry Walker made a motion to approve the agenda. Robert Daugherty seconded. Motion passes.
4. NEW BUSINESS
County
a. Smith & Barker Backwoods Beer and Goods CUP (Revised Cup Condition request regarding signage only)
Location: Section 8, Township 13 North, Range 30 West
Owner/Developer: Cheryl Smith and Charlotte Barker
Engineer/Surveyor: Gore Engineering & Land Surveying - Eddie Gore
Location address: 10964 E. Devils Den Road
1.00 acre /Approved Land Use: Commercial – beer in grocery store
Project #: 2008-197 Planner: Juliet Richey and Jessie Pettit, e-mail at jrichey@co.washington.ar.us
REQUEST: Approval to revise an existing CUP Condition regarding signage for Smith & Barker CUP- Backwoods Beer and Goods.
CURRENT ZONING: This parcel received a CUP to allow a retail grocery and beer store on one (1) acre. This parcel also lies within the County Zoned area (Agriculture/Single-Family Residential 1 unit per acre).
PLANNING AREA: This project is located solely in the County.
QUORUM COURT DISTRICT: District 10, JP Jack Norton
ADDITIONAL INFORMATION: Please see the attached site plan depicting the requested change on pg. A-5.
BACKGROUND/ PROJECT SYNOPSIS:
The Conditional Use Permit for the development known as Smith & Barker Backwoods Beer and Goods CUP located in Section 8, T - 13 - N, R - 30 - W, was approved by the Washington County Zoning Board of Adjustments on May 7, 2009, with multiple conditions. One of the conditions of approval allowed a monument style sign to be placed on site, not to exceed 8 feet in height.
In the original conditions, staff had proposed a setback (for the proposed sign) of 10’ from the south (front), east and west (side) property lines. Due to the terrain on the site, and the large right of way for Highway 74 (even with no setback, the sign will be a minimum of 70 feet from the centerline of the road), staff now feels that the front setback may unduly obscure the view of the sign from the highway. Therefore, Planning staff recommends eliminating the 10’ setback from the front (southern) property line of this development.
Please see the highlighted language below. The strike-through denotes the language to be eliminated.
Setbacks from side property lines (as well as all other CUP conditions) are proposed to stay as-is.
Approved Condition regarding signage:
Onsite Signage, Monument Style / Freestanding
Surface area of sign.
Surface area should not exceed 32 square feet if indirectly illuminated and 24 square feet if directly illuminated.
Height & Setback of sign.
Freestanding (monument style) should not exceed 8 ft in height.
The sign
should be a minimum of ten (10) feet from the south property line, the
east property line, and the west property line. The south property
line is denoted on the survey as the right-of-way line in addition to serving as
the property line.
The sign location shown on the site plan needs to be moved five (5) feet east so
that the sign is ten (10) feet from adjacent property lines. *Utility
recommendations supersede general sign setback requirements.
*Note twenty-five feet back from the front property line (southernmost property line near Hwy 74) is a utility easement and a 30 feet existing power line easement.
If a monument style freestanding sign is chosen, the type that is supported by one (1) or more upright supports is recommended as opposed to the entire bottom of the sign being affixed to the ground. Work done in the easement area may be cause for temporary sign removal. Thus making the sign with upright supports more practical in regards to temporary sign removal.
*Discussion with Washington Water regarding signs within utility easements indicated that permanent structures within easements are always susceptible to being removed (i.e. fair-game) if work dictates. If one decides to take that risk it is recommended that it be a minimum distance of eight (8) to ten (10) feet from the water lines. This is a condition if a monument style sign is chosen.
*Discussion with Ozark Electric regarding monument signs indicates construction of signs within in utility easements is at your on risk. Existing power lines have an existing 30’ utility easement. Any signage that is installed in electric easement will have to be approved by Ozark Electric. There are height requirements on signs near electric lines (NESC). Discussion with Ozark Electric regarding signs in utility easements indicated there must be a minimum horizontal distance of fifteen (15) feet between the edge of the sign and any nearby lines or power poles. There must be a vertical distance of fifteen (15) feet between lines and edge of the sign. This is a condition of approval.
Sign illumination.
Any illumination of the sign should not be flashing / fluctuating. If direct illumination is used it is restricted to light bulbs rated at 150 watts or less. Indirect illumination is preferred. Sign should meet state electric code.
Sign placement and display should not interfere with auto safety.
No sign should be erected at a location or in a manner where they would create a traffic hazard. (i.e. block visibility of automobiles at the points of ingress/egress)
Prohibited signage.
The following signage is prohibited: roof signs, signs affixed to trees and revolving, rotating or moving signs.
Maintenance of sign and premises surrounding signs.
The sign shall be maintained so that it is remains structurally sound, does not create a visual blight or eyesore and the area surrounding the sign is kept free of rubbish and weeds.
Sign removal.
In the event the business ceases operation for a period of time in of 60 days. The sign property owner shall remove any sign identifying or advertising said business or any product sold within 30 days.
Other Background information:
The property has public road frontage on E. Devils Den Road / HWY 74 (close to 540 – Winslow Exit); there is good visibility from the project site. The property address is 10964 E. Devils Den Road Winslow, AR 72959-9776. The property is not located within a Planning Area.
The property is located within the township of Lee’s Creek; a wet township in regards to alcohol.
The existing surrounding context is residential/ and undeveloped property with the exception of a dirt pit in operation north of the site within a quarter mile.
Neighbor Comments:
· Staff has received (1) written comment the neighbors to the east (there is a vacant lot between this development and the Camp property), Mr. and Mrs. Camp (see pg. A-6). They request that the sign be placed on the western side of the development property (near the development driveway). They did not state whether they are in favor or opposed.
· Staff also received (1) written comment from a neighbor to the north (there is a vacant lot between this development and this neighbor’s property, as well), Mr. Klim (see pg. A-7 ). He states that he is in favor of the project, and doesn’t think that the land owners should have to go through this county approval process.
STAFF RECOMMENDATION: Staff recommends approval of the Revised CUP Condition for Smith & Barker “Backwoods Beer and Goods CUP regarding signage as follows:
Height & Setback of sign.
The
sign should be a minimum of ten (10) feet from the east property line and
the west property line.
INFRASTRUCTURE: Water –Washington Water Authority services the area.
Other Utilities - The lot is in the service area of Ozark Electric and CenturyTel Telephone.
Applicants were not present.
Juliet Richey, Washington County Planning Director, stated, “As presented, the Smith & Barker project revision only involves the relocation of the sign”. Jim Gallager asked about right-of-way and what happens if the road was to be widened. Richey stated, “Their sign would not be in the right of way.” Gallager then asked if their sign would be right on the pavement. Richey said she did not foresee that being a problem.
Robert Daugherty moved to approve Smith & Barker Backwoods Beer and Goods CUP (Revised Cup Condition request regarding signage only) with conditions. Roy Hummel seconded. Motion passes.
Six Board members were in favor of approving Smith & Barker Backwoods Beer and Goods CUP (Revised Cup Condition request regarding signage only). Larry Walker was against.
Springdale
b. Sonora Elementary School Preliminary CUP
Location: Section 11, Township 17 North, Range 29 West
Owner/Developer: Springdale School District 50
Engineer/Surveyor: Chris Brackett, McGoodwin, Williams, and Yates
Location Address: 20151 Sonora Road
23.01acres / Proposed Land Use: Elementary School/ coordinates: 94 2’ 49.531” W 36 9’ 47.724” N
Project #: 2010-006
Planner: Juliet Richey and Courtney McNair, e-mail at cmcnair@co.washington.ar.us
REQUEST: Conditional Use Permit approval to allow the use of an elementary school on 23.01 acres.
Please note the proposed development is required to go through the Large Scale Development (LSD) process in addition to obtaining a CUP.
CURRENT ZONING: Project does lie within the County Zoned area (Agriculture/Single-Family Residential 1 unit per acre).
PLANNING AREA: This project is located in the City of Springdale Planning Area.
QUORUM COURT DISTRICT: District 13, JP Jack Norton FIRE SERVICE AREA: Nob Hill
SCHOOL DISTRICT: Springdale School District
INFRASTRUCTURE: Water-Springdale Electric-Ozarks Electric Natural Gas-Arkansas Western Gas Telephone- AT&T Cable- Cox
Sewer- Onsite Decentralized sewer system owned by a public entity (Springdale School District)
PREVIOUS LAND DIVISIONS: This parcel has six previous splits (two are for Arkansas Highway.) A lot combination was approved by the Planning Office on September 20, 2006, to create 23.01 acres for the Sonora Elementary School.
BACKGROUND/ PROJECT SYNOPSIS:
This property is owned by the Springdale School District #50. The applicant for this project is Dr. Ronnie Bradshaw and the Springdale School District. The engineer for this project is Chris Brackett of McGoodwin, Williams, and Yates. Please see the applicant’s letter on page B-13-B-14.
The Sonora Elementary School is requesting that the use of a school to be allowed on 23.01 acres. They are asking for a Conditional Use Permit and
for Preliminary Large Scale Development Approval if the CUP is approved.
This project previously received approval from Washington County for Preliminary and Final LSD, but this approval has expired.
Originally, the school was not required to obtain a CUP because it received Preliminary LSD approval on 10/05/06 (prior to zoning). The school then received Final LSD approval on 12/07/06. The project expired prior to any construction being completed. Due to the approval expiration, the school must now come through the CUP process in addition to going back through the LSD process.
TECHNICAL CONCERNS:
Some of these concerns will be addressed at Preliminary and Final Large Scale Development if this proposal receives the requested Conditional Use Permit.
Fire Safety Issues:
John Jenkins, Washington County Fire Marshal reviewed the plans for the Sonora Elementary School. The hydrants and fire access drives are acceptable as shown. A sprinkler system is required and must be installed in accordance with NFPA 13 (AR State Fire Code), and an automatic alarm system is required to be installed in accordance with NFPA 72. The alarm system must monitor the sprinkler system, temper, and kitchen extinguishing system.
Several conditions regarding the FDC (fire department connection) were listed by the Fire Marshal and have been corrected. Others will be ongoing conditions of approval. The FDC is now shown a minimum of five feet from any curb, it is located near the mechanical room, and placed a minimum of three feet and a maximum of 100 feet away from the nearest hydrant. There are fire lanes shown around the FDC. When landscaping is fully-grown, it must allow for three feet of clearance away from any hydrant and the FDC. The fully-grown landscaping must not obstruct the view of any hydrant or the FDC. A sign at the first entrance to the school must have a directional arrow pointing to the entrance where the FDC is located. There must also be a sign at the entrance where the FDC is located, and a sign at the FDC location. This was shown incorrectly on the plans and must be corrected.
John Jenkins, Washington County Fire Marshal, also commented that a knox box must be installed at the primary entrance to the school; this is shown on the plans. In addition to the knox box, a remote enunciator panel must be located at the primary entrance.
Fire flows have been submitted and approved by John Jenkins, Washington County Fire Marshal. The hydrant to the Northeast of the intersection at Sonora Road and E. Highway 412 has a flow of 1220 gpm, and should have higher flows at lower (allowable) pressures (see attached fire flow test map page B-15-B-16).
All construction plans must be reviewed and approved by the AR State Fire Marshal prior to construction (106.1.6 volume 2).
In addition, the City of Springdale requests the state plane coordinates for all fire hydrant locations be submitted.
Road Issues:
There are three separate entrances into the school property; all access onto Sonora Road, WC #93.
The primary entrance is the Northern-most entrance. The middle entrance is the “Parent Drop-off and Pick-up” area, and the Southern-most entrance is the “Bus Drop-off and Pick-up” area as well as the “Service Entrance” area.
Parking and ADA accessibility has been addressed with the LSD plans. At Final LSD, Planning will need a statement that ADA access from ADA parking spaces to the building is in place prior to building occupation.
As part of the LSD approval, the Springdale School District and Washington County have entered into an agreement regarding road improvements to Sonora Road (see signed agreement, page B-19-B-22).
Any work to be completed in the county road ROW must be permitted by the County.
The developer is also required to dedicate right-of-way of an abutting street in conformance with the City of Springdale Master Street Plan (Sonora Road-35’ from centerline). A separate dedication document shall be submitted to the city for filing.
A traffic study is being required as a condition of Preliminary Large Scale Development Approval (if the Arkansas Highway Department will consider it) in order to determine if signalization will be required at the E. Highway 412 and Sonora Road Intersection, at the expense of the Springdale School District.
Staff will recommend, as a condition of Conditional Use Permit approval, that sidewalks be installed by the school district along the road frontage along Sonora Road at such time that any properties adjacent to the Sonora Elementary school are developed with sidewalks along road frontage (this includes properties across Sonora Road from the school). These sidewalks should be built to the City of Springdale standards, and shall provide for clearly marked pedestrian crossings of internal roads, parking, and drop-off areas on the school site to allow safe passage of the children from offsite to the school building and facilities.
Sidewalks along HWY 412 frontage should be installed in conjunction with the development of the property to the west (currently owned by the school district).
In addition, ADA access ramps for sidewalks are required to be installed at curb crossings for all driveways, street intersections, and crosswalks (this is to be completed at the time the sidewalks are constructed). All drives must slope toward the street at 2% from the intersection with street pavement to the back edge of sidewalk, to provide handicap access across the drive (this is only required at ADA and pedestrian crossing points).
Engineering (Drainage) Issues:
The applicant provided a drainage study for review. Washington County Contract Engineer, Clay Grote, reviewed the report and found it to be adequate. No additional drainage requirements are recommended at this time.
Septic/Sewer Issues:
The school is proposing a decentralized sewer system for this site. The School performed soils work and gained ADH approval for their soil suitability in 2006. ADH has confirmed that they will honor the 2006 approvals. Final ADH approval and inspections must be in place prior to Final LSD approval. (page B-27-B-31)
It is possible that the school district may desire to locate the decentralized sewer on the west side of the school building (instead of on the south side as now proposed). If the location is changed, all new soils work and ADH approvals must be obtained and a copy given to the County Planning Office. A revised Preliminary LSD site plan showing the change must also be submitted to the County Planning Office for staff approval.
The school must follow all rules and regulations of the Arkansas Health Department.
Environmental Issues:
No stormwater permit will be required by Washington County at this time. Must comply with all ADEQ rules and regulations www.adeq.state.ar.us
City of Springdale Comments:
Some of the comments from the City of Springdale are listed above in the Fire Safety Issues and Road Issues reports. In addition, Springdale is requesting that the developer show all existing easements (including book and page number).
Arkansas Highway Department Issues:
As this project does not take access off of E. Highway 412, the Arkansas Highway Department (AHTD) had no comments at this time. However, staff is waiting to hear if the AHTD will consider a traffic study to determine if signalization is required at the E. Highway 412 and Sonora Road Intersection. If AHTD will consider a traffic study, Springdale School must complete one as a condition of Preliminary Large Scale Development Approval, at their expense.
Any work to be completed in the highway ROW must be permitted by the State
Utility Providers Issues:
Staff did not receive many comments from utilities. Ozarks Electric and ATT did not comment, but comments from the previously approved (and now expired) project were discussed and addressed.
Rick Russell, Springdale Water commented that the two letters submitted from the previously approved (and now expired) project were still effective (See attached letters, page B-23-B-25). The only difference might be that more current standards will be used, but Springdale Water said they would review this and make a determination when the project comes to them for construction review. All other comments stand.
Cox Communications and Arkansas Western Gas submitted comments regarding easements and specific needs for their individual utility.
Site Plan:
(signage, lighting, screening)
All outdoor lighting must be shielded from surrounding properties and traffic. (page B-18).
The signage is proposed to be indirectly lit. The applicant will provide pictures of similar school sites and signage at the meeting.
Must meet all state ADA, plumbing, and ADH regulations.
Also see comments for Sonora Elementary School LSD.
COMPATIBILITY CONCERNS:
Planning staff assessed the surrounding existing land uses (context), the information from the Washington County Land Use Map, Washington County Land Use Plan, and adjacent property owner comments in order evaluate the appropriateness and compatibility of the CUP at this location.
Assessment of Surrounding Existing Land Use:
(page B-39-B-40) Property directly to the North of the site is residential and commercial (Antique Store). The property to the West of the site is now owned by the school, and adjacent to that property is a residential/agricultural use. Properties to the East and South are residential/agricultural uses.
To the Northeast of the intersection of E. Highway 412 and Sonora Road is a church building with parking. Further to the East is a gas station. And, approximately two miles to the West and located in the City of Springdale is the Springdale Habberton School.
Neighbors Notified of the Project / Adjacent Neighbor Comments:
Staff has received no comments from neighbors at this time. Any comments received prior to the meeting will be provided for you.
Washington County Land Use Map:
(page B-41) The Washington County Future Land Use map designates this area as “Public and Private/Open Space/Recreational”. This category includes the use of a school.
Washington County Land Use Plan (text document):
Washington County’s Land Use Plan does not address this type of development. The use of a school is more institutional, service, or public than commercial. A school will have commercial-like traffic at certain times during the day, but it has much less overall impact than a large commercial use. Generally schools fit in great with residential and agricultural surroundings if certain conditions are met regarding adequate roads, utilities and other services.
Compatibility Conclusion:
While the use of a school is not exactly the same as the surrounding residential and agricultural properties, it is compatible with certain conditions. A similar use (the church building) is already in place nearby, and several commercial businesses also exist nearby. The infrastructure and road concerns are being addressed and will improve the service to this property. Adequate fire safety measures are being added, and as this area develops in the future, conditions for improving the safety (adding sidewalks) are included in this report.
STAFF RECOMMENDATION: Staff recommends Conditional Use Permit approval of the proposed Sonora Elementary School CUP with the following conditions:
1. STANDARD CONDITIONS ON CUP APPROVALS.
Any other land divisions, commercial structures, or other types of uses not considered with this submittal must come through a separate CUP or review process.
2. FIRE SAFETY CONDITIONS:
3. ROAD/ENTRY/PARKING CONDITIONS:
4. DECENTRALIZED SEWER CONDITIONS:
5. ENVIRONMENTAL CONDITIONS:
6. AHTD Issues:
7. SITE PLAN COMMENTS:
8. All CUP conditions shall be adhered to and the development shall proceed through the Large Scale Development (LSD) process.
9. This CUP is subject to ratification by the Washington County Quorum Court.
Please read over all conditions carefully to insure your understanding of the appropriate timeline of when conditions are required to be met.
Contact Planning Staff with any questions.
ADDITIONAL INFORMATION: Please see Additional Information attached in the staff report.
Dr. Ronnie Bradshaw, Springdale School Assistant Superintendent, and Chris Brackett, McGoodwin, Williams & Yates Consulting Engineers, were present to answer any questions.
Juliet Richey, Washington County Planning Director, showed a slide presentation of the property; 23 acres on which the Sonora School is requesting to build a new elementary school building. It is located on the east side of Springdale. This project had come before the planning board a few years ago, before the county had zoning. Their time has expired to make decisions. So they must come back before the board again for approval. The project is located in the Springdale City Planning area. The property is located on 412 East and Sonora Road. Richey described the area around where the new school would be located. The applicants are proposing three entrances. She showed where the parent and bus drop off and pickups would be.
Jim Gallager asked who the responding fire department would be. Richey said it would be Nob Hill Fire Department.
Washington County is requiring Springdale Schools to complete a traffic study. Once the study is complete, the Arkansas Highway Department will review the study for potential intersection signaling. They will also review to see if there are in other problems associated with traffic and intersection control.
The applicants are asking for approval of the school building and play fields. Chris Brackett with McGoodwin, Williams & Yates went on to explain the proposed school, sight distances, and entrances. Richey showed planning board members a photo depicting the appearance of the new school, and encouraged board members to look at their packets. Parts of the plan showed roads to school and existing area. Richey said, “ there be some permits required; one will have to be a permit pulled through Springdale Water for plumbing.” Richey referred to lighting and types of fixtures that would need to be installed. The sign would be indirectly lit. A concerned neighbor had called and spoke with Richey prior to the meeting, however they were not present at the meeting. No stormwater permits are required through the county, only through ADEQ.
Kenley Haley asked about traffic studies, with concerns of how congested 412 Highway East can be. Richey said with it being a state highway it will have to meet state standards (as to whether a signal is warranted). Larry Walker asked about the cost of widening the road. Donnie Coleman, Washington County Road Superintendant, said what they would do was cut six inches deep on both sides of the County right- of- way, then lay six inches of asphalt. Then just before the school would open the road department will go back and put two inches of overlay all over the road; the school will be paying for that work (as per written agreement). Larry Walker was concerned about there being enough right- of- way or easement. Donnie Coleman confirmed that there would be an adequate amount.
Larry Walker moved to approve Sonora Elementary School Conditional Use Permit with conditions. Cheryl West seconded. Motion passes.
All Board members were in favor of approving Sonora Elementary School Conditional Use Permit.
Springdale
c. Sonora Elementary School Preliminary LSD
Location: Section 11, Township 17 North, Range 29 West
Owner/Developer: Springdale School District 50
Engineer/Surveyor: Chris Brackett, McGoodwin, Williams, and Yates
Location Address: 20151 Sonora Road
23.01acres / Proposed Land Use: Elementary School/ coordinates: 94 2’ 49.531” W 36 9’ 47.724” N
Project #: 2010-005
Planner: Juliet Richey and Courtney McNair, e-mail at cmcnair@co.washington.ar.us
REQUEST: Preliminary Large Scale Development Approval for Sonora Elementary School LSD.
CURRENT ZONING: Project does lie within the County Zoned area (Agriculture/Single-Family Residential 1 unit per acre).
*The project must obtain a Conditional Use Permit prior to being heard for Preliminary LSD.
PLANNING AREA: This project is located in the City of Springdale Planning Area.
QUORUM COURT DISTRICT: District 13, JP Jack Norton
FIRE SERVICE AREA: Nob Hill
SCHOOL DISTRICT: Springdale
INFRASTRUCTURE: Water-Springdale Electric-Ozarks Electric Natural Gas-Arkansas Western Gas Telephone- AT&T Cable- Cox
Sewer- Onsite Decentralized sewer system owned by a public entity (Springdale School District)
BACKGROUND/ PROJECT SYNOPSIS:
Most concerns were listed in the Conditional Use Permit request heard previously to this request.
The only concerns that effect the Preliminary Large Scale Development that were not discussed in detail in the CUP report are the issues regarding a traffic study.
Traffic Study:
Staff will recommend, as a condition of Preliminary Large Scale Development approval, the following:
The County (Judge) will write a letter to AHTD inquiring whether the Highway Department will consider the results a traffic study (performed by Springdale School District) prior to school construction in regards to the need for signalization at this intersection (due to the impact of the proposed school in this location). If the Highway Department will consider the traffic study, then the study must be commenced (at the cost of Springdale School District) upon receipt of this information from AHTD.
If the study states that no signal is needed to accommodate this school at capacity, then no further action will be required by Washington County.
If the study states that a signal is needed, and AHTD is in agreement that a signal is warranted, then the County shall enter a formal request and permit application to AHTD for a signal at this location. Springdale School District will pay for any costs of the signal and installation not covered by AHTD. Washington County will maintain the signal.
CHECKLISTS:
*Please note that if an item is marked inadequate, staff will usually recommend tabling or denial of a project. It is up to the Planning Board’s discretion whether or not to agree with staff recommendation.
See the CUP report and conditions of approval
regarding roads, fire safety, utility issues, health department issues and other
issues.
STAFF RECOMMENDATION: Staff recommends Preliminary LSD Plan approval of the proposed Sonora Elementary School LSD with the following conditions:
1. A traffic study to evaluate the need for signalization or other improvements due to anticipated school traffic, must be initiated prior to school construction and submitted to Washington County and AHTD for review.
If the study states that no signal or other improvements are needed to safely accommodate this school at capacity, then no further action will be required by Washington County.
If the study states that a signal or other improvements are needed, and AHTD is in agreement that a signal or other improvements are warranted, then the County shall enter a formal request and permit application to AHTD for a signal at this location. Springdale School District will pay for any costs of the signal and installation not covered by AHTD. Washington County will maintain the signal. As Washington County will ultimately maintain the signal, the County Road Department must approve what type of signal and ancillary equipment is used (if a signal is installed). If other improvements are warranted by the traffic study and agreed upon by the Highway Department, then those improvements must also be completed by Springdale School District. All improvements must be completed by Final LSD unless otherwise agreed upon by Washington County and AHTD.
2. As part of the Preliminary LSD approval, the Springdale School District and Washington County have entered into an agreement regarding road improvements to Sonora Road (signed agreement letter dated January 7, 2010). All of the improvements must be completed prior to Final Approval. (see signed agreement, attached page C-12-C-15)
3. Any work to be completed in the County Road ROW must be permitted by the County.
4. Any work to be completed in the Highway ROW must be permitted by the State.
5. The developer must dedicate right-of-way of an abutting street in conformance with the City of Springdale Master Street Plan (Sonora Road-35’ from centerline). A separate dedication document shall be submitted to the city for filing.
6. At Final LSD, Planning will need a statement that ADA access from ADA parking spaces to the building is in place prior to building occupation.
7.DECENTRALIZED SEWER CONDITIONS:
· Final ADH approval and inspections must be in place prior to Final LSD approval. The School must follow all rules and regulations of ADH.
· It is possible that the school district may desire to locate the decentralized sewer on the west side of the school building (instead of on the south side as now proposed). If the location is changed, all new soils work and ADH approvals must be obtained and a copy given to the County Planning Office. A revised Preliminary LSD site plan showing the change must also be submitted to the County Planning Office for staff approval.
8. No stormwater permit will be required by Washington County at this time. Must comply with all ADEQ rules and regulations www.adeq.state.ar.us.
9. FIRE SAFETY CONDITIONS:
10. UTILITY COMMENTS:
· Rick Russell, Springdale Water commented that the two letters submitted from the previously approved (and now expired) project were still effective. The only difference might be that more current standards will be used, but Springdale Water said they would review this and make a determination when the project comes to them for construction review. All other comments stand.
· The developer must show all existing easements (including book and page number).
· Cox Communications needs an exclusive 4” conduit with pull string from the 20’ utility easement into the building’s communication room. Will need to field verify exact location. Chad Hodge - NWA Construction Planner
· The City of Springdale Inspection Department will inspect the plumbing. Plumbing permits are required from the City of Springdale Water Utility.
· (Arkansas Western Gas): Be advised-
o There is a 4" HP Gas Main that crosses the North edges of the development.
o Any damage or relocation of existing facilities will be at the owner's expense.
o Any excavation around our HP facilities must have, and requires someone from AWG to be on site to make sure proper distance is maintained and proper cover is maintained around and over our facilities.
o Call 811 before digging.
11. ENGINEERING FEES: Engineering Fees will be calculated at Final Large Scale Development for the Conditional Use Permit, Preliminary Large Scale Development, and Final Large Scale Development review. If Final Large Scale Development is not pursued, staff will send a final bill immediately.
12. All CUP conditions shall be adhered to and the development shall proceed through Large Scale Development (LSD) process.
13. Any other land divisions, commercial structures, or other types of uses not considered with this submittal must come through a separate CUP or review process with the County.
14. The CUP must be approved prior to Preliminary LSD approval. The CUP is subject to ratification by the Washington County Quorum Court. Therefore, the Preliminary LSD approval will not be valid until the CUP is approved by the Board and ratified by the Quorum Court.
15. Remove the signature blocks from the Preliminary LSD Plans.
16. Remove the reference on the plans to the 36’ width for the improvements within the AHTD ROW. Width should be determined and agreed upon as per plans developed by McGoodwin, Williams and Yates and dependant upon existing conditions (i.e. ROW, existing ditches, etc.). Please state that other paving to be done will be “approximately” 24’ in width.
17. Please cite ROW documents on plans for ROW along Sonora near intersection.
NOTE: The Sonora Elementary School Conditional Use Permit Request, Project #2010-006, must be approved prior to this project receiving approval. All conditions approved with the CUP must be adhered to as this project progresses.
Please read over all conditions carefully to insure your understanding of the appropriate timeline of when conditions are required to be met.
Contact Planning Staff with any questions.
Construction must commence within 12 months from the date of Preliminary LSD approval. All improvements must be completed within 36 months from the date of the Preliminary LSD approval or the original plans and specifications shall be subject to review and updating.
Once all construction has taken place in accordance with the CUP approval and LSD Preliminary Plan Approval the project shall come through for Final LSD Plan Approval.
The building and site shall not be occupied for use until Final LSD Approval has been obtained and all applicable CUP conditions have been met.
ADDITIONAL INFORMATION: Please see Additional Information attached in the staff report and the Conditional Use Permit Request Report.
Dr. Ronnie Bradshaw, Springdale School Assistant Superintendent, and Chris Brackett, McGoodwin, Williams & Yates Consulting Engineers, were present to answer any questions.
Juliet Richey, Washington County Planning Director, stated, “The only thing that has not been covered is the traffic study. When this study is completed, it may be decided that traffic lights have to be installed.” Washington County would have to approve what type of signal is installed, and also maintain it. All of these improvements would have to be completed by Final LSD.
Robert Daugherty moved to approve Sonora Elementary School LSD Preliminary LSD Plan with conditions. Larry Walker seconded. Motion passes.
All Board members were in favor of approving Sonora Elementary School LSD Preliminary LSD Plan.
County
d. Long Minor Subdivision (Preliminary and Final Plat Approval Request)
Location: Section 31, Township 14 North, Range 30 West
Owner/Developer: Gerald Long
Engineer/Surveyor: Bates & Associates, Inc.
Location Address: 10196 (10230 and 10266 are also listed) Landelius Road
18.66 acres and 4 lots / Proposed Land Use: Residential / coordinates: Latitude: 35°51'7.797"N Longitude: 94°12'52.024"W
Project #: 2010-002 Planner: Jessie Pettit, e-mail at jpettit@co.washington.ar.us
Larry Walker moved to table Long Minor Subdivision Preliminary and Final Plat. Robert Daugherty seconded. Motion passes.
All Board members were in favor of tabling Long Minor Subdivision Preliminary and Final Plat.
e. Stephens Red Dirt Pit CUP (Conditional Use Permit Request)
Larry Walker moved to table Stephens Red Dirt Pit Conditional Use Permit. Robert Walker seconded. Motion passes.
All Board members were in favor of tabling Stephens Red Dirt Pit Conditional Use Permit.
5. OLD BUSINESS
6. OTHER BUSINESS:
Juliet Richey, Washington County Planning Director mentioned that the Planning Office had been working on a County ordinance allowing three houses on three acres, so as to process it administratively instead having to come to the board to ask for a Conditional Use Permit. Juliet said it was working well, and would have to wait for it to pass. The discussion of this ordinance went well at County Services.
Jessie Pettit, Washington County Planner has been working on the Current Development spreadsheet very hard, but there is still more to work on. She has been going through old files, and working on updating some things.
Richey mentioned the January 27th wind committee went very well. She said they are working on getting future dates set up.
Robert Daugherty moved to adjourn. Larry Walker seconded. Motion passes.
Planning Board adjourned.
Minutes submitted by: Janie Parker
Approved by the Planning Board on:
___________________________________ Date: __________
Randy Laney, Planning Board Chairman