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HomeMy WebLinkAboutComments MITCHELL ck. MORGAN January 19, 2006 Trey Fletcher City of College Station P.O. Box 9960 College Station, TX 77842 Re: WPC Condos Concept Plan Staff Review Comments Dear Trey, Please find attached with this letter the following items and the answers to the staff review comments on January 11, 2005. • Two (2) 24"x36" copies of the revised concept plan • Twelve (12) 11 "x17" copies of revised concept plan PLANNING: Comment: Given the level of detail in the Concept Plan submitted in conjunction with the Conditional Use Permit application, adherence to the provisions with Section 5.6.A Wolf Pen Creek (WPC) may affect the site plan, which includes the following: • Development Criteria • Dedication/ Development of Drainage in Pedestrian Ways; 1 . The Concept Plan appears to fulfill Subsection A of this section. • Fill Materials • Lighting • Solid Waste • Relationship of Building to the Site 2. This section should be integrated into the Concept Plan to the greatest extent practicable. • Relationship of Buildings to the Adjoining Area • Building Design • Miscellaneous Structures and Street Hardware • Landscaping (as referenced below) • Signs • Maintenance Answer: Acknowledged. Comment: The proposed parking plan must be revised. Counting both garage spaces and drive spaces is not acceptable. Required and surplus parking provided should be in designated areas, not behind spaces 511 UNIVERSITY DRIVE EAST,SUITE 204 • COLLEGE STATION,TX 77840• T 979.260.6963 • F 979.260.3564 CIVIL ENGINEERING • HYDRAULICS • HYDROLOGY • UTILITIES • STREETS • SITE PLANS • SUBDIVISIONS info©mitchellandmorgan.com • www.mitchellandmorgan.com counted within garages that may or may not be accessible to residents. Answer: UDO Section 7.2.H.9 states that the DRB may waive parking space requirements in the WPC district if the development meets the goals of the Master Plan. Section 2.4.D.3 states that the DRB shall hear and decide variance requests to the amount of parking in WPC. We will be requesting that the DRB not require the additional 90 spaces above and beyond what we have already provided. Therefore we have not reflected these additional spaces on the site plan. Comments: The process for this application will be as follows: Planning & Zoning Commission — recommend action on CUP City Council- final action on CUP Design Review Board- action* on detail site plan *The Planning &Zoning Commission and City Council will be asked of their expectation for review of the detailed site plan as this is a Conditional Use Permit. Therefore "action" taken by the DRB may be regarded as "final" or as "recommendation" resulting in the detail site plan being reviewed by Planning & Zoning Commission and City Council. Answer: Acknowledged. Comments: As a multi-family development, parkland dedication requirements must be addressed by the Parks & Recreation Advisory Board prior to platting of the property and site plan approval. Answer: We will meet with the Parks & Recreation Advisory Board to discuss the parkland issue. Comments: Provide a general note that all roof and ground-mounted mechanical equipment shall be screened from view or isolated so as not to be visible from any public right-of-way or residential district within 150' of the subject lot, measured from a point five feet above grade. Such screening shall be coordinated with the building architecture and scale to maintain a unified appearance. Answer: This note will be added to the site plan. LANDSCAPING/ STREETSCAPING/BUFFER: Comment: With the concept plan level of detail, no landscape plan was provided for review. However, should the Conditional Use Permit be granted for this use, landscaping provisions must comply with Section 5.6.A.10 Landscaping. Requirements within the references section are in addition to typical landscaping requirements found in Sec 7.5 of the UDO. Answer: Acknowledged. Comment: Provide a general note that 100% coverage of groundcover, decorative paving, decorative rock, or a perennial grass is required in parking lot islands, swales and drainage areas, the parking lot setbacks, rights-of-way, and adjacent property disturbed during construction. Answer: This note will be added to the site plan. MISCELLANEOUS Comment: Irrigation system must be protected by a Pressure Vacuum Breaker, a Reduced Pressure Principle Back Flow Device, or a Double-Check Back Flow Device, and installed as per City Ordinance 2394. Answer: Acknowledged. Comment: All BackFlow devices must be installed and tested upon installation as per City Ordinance 2394. Answer: Acknowledged. ENGINEERING: Comment: Sanitary sewer will have to be relocated and easement abandoned prior to Site Plan approval. Answer: We would propose that we follow the same process as the Waterwood Townhomes project as far as the timing and approval process for the relocation and abandonment of the easement. Comment: Fill permit required for fill in floodplain. Answer: Acknowledged. Comment: Turnarounds for fire and sanitation required on northwest and northeast drive aisles. Answer: Acknowledged. Comment: Depending on depth of relocated sewer line, proposed 15' PUE may need to be 20' wide. Answer: We will investigate this further upon design based upon depth of the new sewerline. Comment: Property needs to be platted Answer: Acknowledged. Comment: With platting, easements are required along the rear of all platted lots. This is not shown. Answer: We will provide easements where they are needed for the public utilities for our project and any connections to adjacent properties. Easements will not be dedicated if they are not necessary for a specific utility. FIRE: Comment: This concept plan level of detail does not reflect many of the fire related requirements and may result in changes reflected on the detailed site plan. Answer: Acknowledged. Comment: Is this a gated community? If so, additional requirements apply. Answer: Understood. Comment: All of the drive aisles as depicted shall be shown as Fire Lanes. Answer: Understood. Comment: Fire flow calculations required for detail site plan and may impact concept plan. Answer: Acknowledged. ELECTRICAL Comment: Developer installs conduit per city specs and design. Answer: Acknowledged. Comment: City will provide drawings for conduit installation. Answer: Acknowledged. Comment: Developer pours transformer pad(s) per city specs and design. Answer: Acknowledged. Comment: Developer installs pull boxes and secondary pedestals as per city specs and design. (pull boxes & secondary pedestals provided by the city). Answer: Acknowledged. Comment: Developer provides digital AutoCAD 200 or later version of plat and/or site plan email to gamartinez@cstx.gov Answer: Acknowledged. Comment: Developer provides load data for project. Answer: Acknowledged. Comment: Developer provides temporary blanket easements for construction purposes. Answer: Acknowledged. Comment: Developer provides easements for electrical infrastructure as installed for electric lines (including street lights). Answer: Acknowledged. If you have any questions or comments, please feel free to contact me. Thank you. Si -rely, r Ai i4 1/ Veronica J.•. M• gan, P.E. Managing Partner Cc: File Jim Stewart