Loading...
HomeMy WebLinkAboutStaff Comments • STAFF REVIEW COMMENTS NO. 3 Project: CREEK MEADOW (PP) - 06-00500220 PLANNING 1. The block length on Royder Road between Greens Prairie Trail and Backwater Lane will need to be adjusted to meet the block length requirement of 1500-feet or variance request will be required. 2. Where Long Creek Lane now connects to Greens Prairie Trail, this does not meet the street spacing requirement of 175-feet. Please adjust to meet this requirement or a variance request will be required. 3. Water line crossing the Creek Meadow Blvd median between Wild Horse Creek and Silver Brook requires a PUE. Reviewed by: Jennifer Reeves Date: November 16, 2006 NOTE: Any changes made to the plans, that have not been requested by the City of College Station, must be explained in your next transmittal letter and "bubbled" on your plans. Any additional changes on these plans that have not been pointed out to the City,will constitute a completely new review. 2 of 2 STAFF REVIEW COMMENTS NO. 1 Project: CREEK MEADOW(PP) - 06-00500220 PLANNING 1. Provide mylar copy of the approved Master Plan, not vellum. This is for durability purposes. 2. Show phase lines on Index Sheet. Also, please provide information where these differ from the Master Plan phase lines through a list, or noted on the plat. 3. "Owned"under HOA note 2 is misspelled. 4. "Overhang"under HOA note 3 is misspelled. 5. Shade all common area. It is difficult to differentiate between a lot and common area. It may be useful to also shade easements with a separate hatching or gradient. Road medians should also be common area. Common areas with utilities through them should also have a dedicated PUE. 6. Provide block lengths. This would be helpful to have on one document, rather than 3 sheets. Another index sheet just for the file with block length, phasing and lot lines only would be helpful. These must also be measured along the perimeter streets, and Greens Prairie Trail. Where block lengths do not meet the maximum allowed in the Subdivision Regulations,a variance must be requested. 7. The Subdivision Regulations require that plats that are adjacent to areas not subdivided, the streets must be arranged to provide connection to these areas. Please provide street connections to adjacent unplatted areas to meet this requirement. 8. What is being proposed that makes HOA Note 3 necessary? The city standard allows eaves up to 18 inches into a setback. Please provide further information or remove this note. 9. What is the purpose of the alley turnarounds? It is an odd configuration and unnecessary for access, since all of the lots that have them have frontage on other roads. 10. Both Cripple Creek Court and Wild Creek Court do not meet the maximum number of lots allowed on a cul-de-sac for an urban street section. 11. In accordance with the urban street section, sidewalks are required on one side of the street for all roads with 50 feet or greater of ROW (excluding cul-de-sacs). Additionally, if they are not back of curb, they should be located at least 4' from the back of curb, Reviewed by: Lindsay Boyer,Staff Planner Date: October 17,2006 ENGINEERING COMMENTS NO. 1 1. Plat does not meet County minimum standards. Unless variances are granted by the County, the plat will not proceed. 2. Median areas shall be designated as common areas. They may also need to be designated as PUEs for any utilities or long side services that cross them. 3. Show proposed fire hydrant locations and preliminary utility sizes. 4. Dedicate private drainage easements over existing streams/major drainage ways. 5. Utility easements need to be contiguous. There are a number of rear lot utility easements that terminate mid-block. (i.e,Block 13, Section 1B.) 6. The abandonment of the "Energy Transfer" easement will need to be executed prior to Final Plat going to P&Z. 7. A 10'utility easement is required on all side lot lines. 8. There appears to be a gas pipeline along the northeast property line. What provisions are you making for this line? Is there not an easement? Seems to me the future lot owner would want to know that a gas line is in the back yard. 9. A twenty foot utility easement is required against unplatted property. You are showing a 10'PUE. 10. Please note that the storm sewer system shall be private and shall be located outside PUE and privately maintained. 11. Indicate on the plat the alleys are private. 12. Construction and Standard Note 2 states that streets will be designed to BCS Unified Design Guidelines. Minimum residential pavement width is 27 feet. A number of cul-de-sacs show 24'pavement width. NOTE: Any changes made to the plans, that have not been requested by the City of College Station,must be explained in your next transmittal letter and"bubbled"on your plans. Any additional changes on these plans that have not been pointed out to the City,will constitute a completely new review. 2 of 3 13. Proof of fire flow required at Final Plat. 14. FYI — If this subdivision were being developed in the City, the phasing limits would need to change, or temporary turnarounds provided to accommodate sanitation and emergency access. Also, the alleys would need turnarounds for sanitation collection. In addition, please be aware that if parking on the 24' paved streets impaired emergency access,parking could be removed by NO PARKING ordinance. Reviewed by: Carol Cotter Date: October 23,2006 BRAZOS COUNTY 1. Utilities that will end up in the County ROW through ROW dedication are to be relocated by owner into PUE. 2. Show side lot PUE. 3. Show Drainage easements. 4. Lot size,Lot width and Right Of Way do not meet Brazos County Regulations. Reviewed by: Gary Arnold Date: October 23,2006 GENERAL ELECTRICAL COMMENTS 1. No Comments,Bryan Texas Utilities electric service territory. 2. To discuss any of the above electrical comments,please contact Tony Michalsky at 979.764.3438 . Reviewed by:Tony Michalsky Date: 10-20-06 FIRE 1. No comments (ETJ) Reviewed by: Steve Smith Date: 10/17/06 SANITATION COMMENTS 1. If sanitation vehicles have to collect in alleys, turn-arounds needed. Reviewed by: Wally Urrutia Date: October 19,2006 BTU 1. Note 4 under Construction Standards and Notes should read"Electrical service for this subdivision shall be by Bryan Texas Utilities." Adding the language "The electrical distribution system will be located in the 16'public..."is typically an accurate statement but ties our hands if problems arise completely serving from the front of the lots. 2. Note 5 is acceptable to BTU so long as the developer is aware that any added expense such as encasing electric lines will be completely borne by the developer. Reviewed by: Randy Trimble Date: October 18, 2006 NOTE: Any changes made to the plans,that have not been requested by the City of College Station,must be explained in your next transmittal letter and"bubbled"on your plans. Any additional changes on these plans that have not been pointed out to the City,will constitute a completely new review. 3 of 3 STAFF REVIEW COMMENTS NO. 1 Project: CREEK MEADOW(PP) - 06-00500220 PLANNING Provide mylar copy of the approved Master Plan, not vellum.This is for durability purposes. 2. Show phase lines on Index Sheet. Also, please provide information where these differ from the Master '' Plan phase lines through a list,or noted on the plat. 3. "Owned"under HOA note 2 is misspelled. ",4. "Overhang"under HOA note 3 is misspelled. %.1 5. Shade all common area. It is difficult to differentiate between a lot and common area. It may be useful to also shade easements with a separate hatching or gradient. Road medians should also be common area. ��' Common areas with utilities through them should also have a dedicated PUE. `�6. Provide block lengths. This would be helpful to have on one document, rather than 3 sheets. Another index sheet just for the file with block length, phasing and lot lines only would be helpful. These must also be measured along the perimeter streets, and Greens Prairie Trail. Where block lengths do not meet the maximum allowed in the Subdivision Regulations, a variance must be requested. The Subdivision Regulations require that plats that are adjacent to areas not subdivided, the streets must Yl be arranged to provide connection to these areas. Please provide street connections to adjacent unplatted areas to meet this requirement. {_WvIl,-2e_y• (.y E.�.. LAcci �Fer�L .11's-6 FSa—)d VA. What is being proposed that makes HOA Note 3 necess ry? The city standard allows eaves up to 18 inches into a setback. Please provide further information or remove this note. V 9. What is the purpose of the alley turnarounds? It is an odd configuration and unnecessary for access, since all of the lots that have them have frontage on other roads. 10. Both Cripple Creek Court and Wild Creek Court do not meet the maximum number of lots allowed on a cul-de-sac for an urban street section. ((11. In accordance with the urban street section, sidewalks are required on one side of the street for all roads with 50 feet or greater of ROW (excluding cul-de-sacs). Additionally, if they are not back of curb, they should be located at least 4' from the back of curb, Reviewed by: Lindsay Boyer,Staff Planner Date: October 17,2006 ENGINEERING COMMENTS NO. 1 v 1. Plat does not meet County minimum standards. Unless variances are granted by the County, the plat will not proceed. ✓2. Median areas shall be designated as common areas. They may also need to be designated as PUEs for any utilities or long side services that cross them. 3. Show proposed fire hydrant locations and preliminary utility sizes. 4. Dedicate private drainage easements over existing streams/major drainage ways. („rOk3) 5. Utility easements need to be contiguous. There are a number of rear lot utility easements that terminate mid-block. (i.e,Block 13, Section 1B.) 6. The abandonment of the "Energy Transfer" easement will need to be executed prior to Final Plat going to P&Z. 7. A 10'utility easement is required on all side lot lines. 8. There appears to be a gas pipeline along the northeast property line. What provisions are you making for this line? Is there not an easement? Seems to me the future lot owner would want to know that a gas line is in the back yard. 9. A twenty foot utility easement is required against unplatted property. You are showing a 10'PUE. 10. Please note that the storm sewer system shall be private and shall be located outside PUE and privately maintained. 11. Indicate on the plat the alleys are private. 12. Construction and Standard Note 2 states that streets will be designed to BCS Unified Design Guidelines. Minimum residential pavement width is 27 feet. A number of cul-de-sacs show 24'pavement width. NOTE Any changes made to the plans,that have not been requested by the City of College Station,must be explained in your next transmittal letter and"bubbled"on your plans. Any additional changes on these plans that have not been pointed out to the City,will constitute a completely new review. 2 of 3 13. Proof of fire flow required at Final Plat. 14. FYI — If this subdivision were being developed in the City, the phasing limits would need to change, or temporary turnarounds provided to accommodate sanitation and emergency access. Also, the alleys would need turnarounds for sanitation collection. In addition, please be aware that if parking on the 24' paved streets impaired emergency access,parking could be removed by NO PARKING ordinance. Reviewed by: Carol Cotter Date: October 23,2006 BRAZOS COUNTY 1. Utilities that will end up in the County ROW through ROW dedication are to be relocated by owner into PUE. 2. Show side lot PUE. 3. Show Drainage easements. 4. Lot size,Lot width and Right Of Way do not meet Brazos County Regulations. Reviewed by: Gary Arnold Date: October 23,2006 GENERAL ELECTRICAL COMMENTS 1. No Comments,Bryan Texas Utilities electric service territory. 2. To discuss any of the above electrical comments,please contact Tony Michalsky at 979.764.3438 . Reviewed by:Tony Michalsky Date: 10-20-06 FIRE 1. No comments (ETJ) Reviewed by: Steve Smith Date: 10/17/06 SANITATION COMMENTS 1. If sanitation vehicles have to collect in alleys, turn-arounds needed. Reviewed by: Wally Urrutia Date: October 19, 2006 BTU 1. Note 4 under Construction Standards and Notes should read "Electrical service for this subdivision shall be by Bryan Texas Utilities." Adding the language "The electrical distribution system will be located in the 16'public..."is typically an accurate statement but ties our hands if problems arise completely serving from the front of the lots. 2. Note 5 is acceptable to BTU so long as the developer is aware that any added expense such as encasing electric lines will be completely borne by the developer. Reviewed by: Randy Trimble Date: October 18, 2006 NOTE: Any changes made to the plans,that have not been requested by the City of College Station,must be explained in your next transmittal letter and"bubbled" on your plans. Any additional changes on these plans that have not been pointed out to the City,will constitute a completely new review. 3 of 3