HomeMy WebLinkAboutstaff review STAFF REVIEW COMMENTS NO. 1
Project: DUCK HAVEN PH. 3, 4, 5 & 8 (PP) - 06-00500091
PLANNING
1. A Master Plan is required for this and the remainder of the property since it is to be
developed in more than one phase and contains more than 50 acres.
2. Because the previous approvals on this property have expired, this property must meet all
current applicable ordinances, including fire flow requirements. (Staff is currently looking into
this issue)
3. The following language on the plat is not acceptable "Basis of Bearing is true north obtained
by solar observation." Please tie the plat to a College Station monument or a known platted
point.
4. The plat does not close (it is within 7 feet).
5. Please provide the number of residential lots in the title block.
6. You have included a variance request to cul-de-sac length. I believe that the variances
necessary are actually for block length. Please contact me so that we can discuss this. Staff
will not support a variance that will limit connectivity to the southwestern adjacent property.
7. Please provide block length of the southern side of Retriever Run from Canvasback Cove to
the end of the cul-de-sac. I believe that it is greater than the allowed 1500'.
8. The extension of Drake Drive exceeds the allowed block length along the west side of Drake
Drive.
9. It appears that you are proposing to replat the common area and lots 14 & 15 of Duck Haven
Phase 2. Is this correct?
Reviewed by: Jennifer Prochazka Date: May 5, 2006
ENGINEERING
1. Provide connection to southwestern adjacent property (Wade).
2. The previously approved Master Preliminary Plat (now expired) had more connectivity within
the subdivision. Please explain reason for change in layout.
3. Please not that all drainage easements shall be private except those in areas of maintenance
for roadway culvert crossing.
4. Note 11 — conflicts with drainage easements delineated on the plat. Do you need to add
"unless otherwise noted"?
5. A 20' PUE is required on along rear of all lots abutting unplatted property.
6. Where are Phase VI and VII? Your Plat skips from Phase V to Phase VIII.
7. Per Randy Trimble (BTU): Note 4 of Duck Haven Phases 3, 4, 5 and 8 indicates a 10' PUE
along the rear of all lots. However, a 20' PUE will be required along the rear lot lines of the
following lots:
• Phase Ill, Block 4, Lots 1-3, lots 10-13 and the HOA Common Area
• Phase VIII, Block 9, Lots 1 and 2
• Phase V, Block 6, Lots 7-15.
Reviewed by: Carol Cotter Date: May 5, 2006
DUCK HAVEN h . .ASE 3— PRELIMINARY PLAT
RESPONSE TO STAFF REVIEW COMMENTS
Note:
The Developer has revised this Preliminary Plat submittal to only include Phase 3. The previously submitted Phases
4-5&8 will be revised and submitted through other applications at a later date.
PLANNING
1. As determined by the City of College Station Legal Department and several conversations between the
Developer and Development Services, it has been determined that a Master Plan is not required as part of
this Preliminary Plat submittal.
2. Per the City of College Station Legal Department, this subdivision is vested based on the timeline of
previous plat submittals. This comment is no longer valid.
3. See revision to Note 1. The plat is tied to Phase 1 at the location shown on the plat and labeled "P.O.B."
4. Refer to attached revised Preliminary Plat.
5. Refer to attached revised Preliminary Plat.
6. Based on the revisions to the Preliminary Plat (removal of Phases 4-5 &8), the Developer has determined
that no variance for cul-de-sac and block length will be necessary with regards to Phase 3.
7. This comment is no longer valid since Phase 5 has been removed from the Preliminary Plat submittal.
8. The Developer interprets the intent of the Block Length ordinance to suggest for a land plan to provide
points of egress or relief from a street at a maximum of 1,500 LF intervals. Drake Drive has the necessary
relief by way of Widgeon Trail. The ordinance does not specify that such relief must occur on both sides of
the street. Based on this interpretation, the Developer believes that no block length variance is required
along Drake Drive. Looking ahead beyond the scope of this Preliminary Plat,the Developer intends to plat a
street along the north side of Phase 2, Block 3, Lot 1,to provide access to the remainder tract.
9. Yes,the final platting of Phase 3 will involve the replatting of Phase 2, Lots 14-15.
ENGINEERING
1. The Developer intends to address this issue in future submittals.
2. As determined by the City of College Station Legal Department, this subdivision is vested based on the
timeline of previous plat submittals. Changes to the layout are the result of changes in market demand.
3. Refer to General Notes#11.
4. Refer to General Notes#12.
5. Refer to General Notes#4.
6. Phases 6 and 7 are planned for other areas of the property. This preliminary plat submittal only represents
those areas that are planned for development in the near future.
7. Refer to General Notes#4.
6/29/2006 Page 1 of 1
STAFF REVIEW COMMENTS NO. 1
Project: DUCK HAVEN PH 3 (PP) - 06-00500091
PLANNING
1. The extension of Drake Drive will require a variance for the west side. Please
contact me if you have any questions about this requirement.
2. Please indicate in the title block that this preliminary plat includes the replat of
previous phases.
3. Please check your acreage calculations table. It still includes more than just
phase III.
4. Cannot leave a remainder smaller than 5 acres (City) or 10 acres (County).
5. The metes and bounds description provided does not close.
Reviewed by: Jennifer Prochazka Date: July 10, 2006
ENGINEERING
1. Add Lots 13 and 14 to General Note 4.
2. It appears that you will be abandoning PUEs that were dedicated in Phase 2.
You will need to verify that there is nothing in the easements and that all these
with rights to the easements are amenable to the abandonment.
3. Be aware that the adjacent property has submitted a Master Plan showing a
street connection to Duck Haven. A connection to this property was shown in
your previous Preliminary Plat, but has since been removed. The County and
City of College Station are requiring this connection. You may want to work with
the adjacent land owner/developer so that the location of this connection is
acceptable to both of you.
Reviewed by: Carol Cotter Date: July 10, 2006
BRAZOS COUNTY
1. PUE platted in phase 2 lots 14, 15 and HOA Common area will be changed with
phase 3 plat, need to verify nothing is in PUE platted with phase 2.
2. Acreage Calculations show phases 4,5,8.
3. Lots in Final Plat Phase 2 (lots14,15 and HOA Common Area) are changing.
4. Unplatted 4.15 Acre tract needs to be platted. Brazos County is 10 acres or
larger to exempt platting.
Reviewed by: Gary Arnold Date: July 21, 2006
DUCK HAVEN PriASE 3 - PRELIMINARY PLAT
RESPONSE TO STAFF REVIEW COMMENTS
PLANNING
1. See attached Variance Request.
2. See attached revised Preliminary Plat.
3. See attached revised Preliminary Plat.
4. See attached revised Preliminary Plat. The Developer has chosen to redraw the Phase 3 boundary lines to
exclude a portion of the HOA Common Area at the end of Drake Drive to accommodate the 5-acre and 10-
acre minimum requirement for unplatted areas within a development. The resulting unplatted area, when
combining the 4.15-acre tract with a portion of the originally submitted 6.60-acre HOA Common Area, is
10.25 acres. At current, the originally submitted 6.60-acre HOA Common Area is included within the olat for
Phase 2. During the platting process to achieve a Final Plat for Phase 3, the Developer intends to submit a
Vacating Plat for Phase 2 to remove the HOA Common Area and Lots 14 & 15 from Phase 2. A
Resubdivision Plat will be submitted to reestablish Phase 2 less the lands just mentioned. The Phase 3
Final Plat will include the previous Phase 2 Lots 14 & 15 as reflected in the attached Preliminary Plat. The
HOA Common Area will revert to a vacant, unplatted tract as shown on the attached Preliminary Plat.
Please advise if staff has a concern.
5. See attached revised Preliminary Plat.
ENGINEERING
1. See attached revised Preliminary Plat.
2. This item is ongoing and letters will be submitted, as they are available. This should not hold up the review
and approval of this Preliminary Plat. In the interest of time, if these items are not obtained within the time
frame of the Preliminary Plat review, they can be dealt with prior to Final Plat review/approval. Please
advise if staff has a concern.
3. As previously discuss with staff, the Developer intends to handle connectivity issues in another submittal.
The connectivity issues do not directly affect the land within this Preliminary Plat and cannot hold up the
platting process within the scope of this submittal.
BRAZOS COUNTY
1. Refer to Comment 2 under Engineering.
2. See attached revised Preliminary Plat.
3. Refer to Comment 4 under Planning.
4. Refer to Comment 4 under Planning.
7/31/2006 Page 1 of 1