HomeMy WebLinkAboutCorrespondence (*Ir111411111
CITY OF COLLEGE STATION
Planning d Development Services
1101 Texas Avenue,P.O. Box 9960
College Station, Texas 77842
Phone 979.764.3570/Fax 979.764.3496
MEMORANDUM
December 22,2006
TO: John and Diane Duncum,Homes of Hidden Springs,Fax:979-774-9327
FROM: Grant Wencel,Staff Planner
SUBJECT: HIDDEN SPRINGS(PP)- Preliminary Plat
Staff reviewed the above-mentioned Preliminary Plat as requested. The following page is a list of staff review
comments detailing items that need to be addressed. If all comments have been addressed and the following
information submitted by Tuesday,January 2nd, 10:00 a.m., your project will be placed on the next available
Planning and Zoning Commission meeting scheduled for Thursday,January 18th, 7:00 p.m. in the City Hall
Council Chambers,1101 Texas Avenue.
One(1)24"x 36"copy of the revised Preliminary Plat;and
Sixteen(16) 11"x 17"copies of the revised Preliminary Plat.
Upon receipt of the required documents for the Planning & Zoning meeting, your project will be
considered formally filed with the City of College Station. Please note that if all comments have not
been addressed, your project will be pulled from the scheduled Planning & Zoning Commission
agenda. Your project may be placed on a future agenda once all the revisions have been made and
the appropriate fees paid. Once your item has been scheduled for the P&Z meeting, the agenda and
staff report can be accessed at the following web site on Monday the week of the P&Z meeting.
http://www.cstx.gov/home/index.asp?page=2481.
If you have any questions or need additional information,please call me at 979.764.3570.
Attachments: Staff review comments
cc: Mike McClure,McClure and Browne Engineering/Surveying,Inc.Fax:979-693-25'4
Case file#06-00500277
McCL E & BROWNE ENGINEERING. JRVEYING, INC.
1008 Woodcreek Drive,Suite 103 •College Station,Texas 77845
(979)693-3838•Fax:(979)693-2554•Email:McClureBrowne@Verizon.net
February 20, 2007
Lindsay Boyer
Planning & Development Services
City of College Station
Post Office Box 9960
College Station, TX 77842
Re.: Hidden Springs Subdivision, Phase 1
Staff Review Response
MBESI#: 1056-0005
Dear Lindsay:
Below is the summary of the revisions made per staff's comments.
PLANNING: (Reviewed by Lindsay Boyer; Date: February 13, 2007)
COMMENT#1: In order to make the March 1St meeting, we must have revised documents by
Wednesday at 10 am in order for staff review to be completed prior to packet
preparation for P&Z.
ACTION: Duly noted.
COMMENT#2: Will all of the current owners be signing the plat? Currently there are 3 ownership
and dedication certificates, but only one owner indicated on the application. If
Hidden Springs, Ltd. is to sign the plat, we will need updated Tax Certificates, copy
of title, or some legal documentation giving Hidden Springs, Ltd the authority to sign
for the other property owners.
ACTION: See revised tax certificates (attached).
COMMENT#3: Please provide the number of lots in the title block.
ACTION: See Revised Plat.
COMMENT#4: Please provide the Name&Address for all of the recorded owners in Note 1.
ACTION: See Revised Plat.
COMMENT#5: Please clarify the acreage for Lot 7, Block 2. The preliminary indicates acreage of
2.29 and the final shows 2.35.
ACTION: The correct acreage for Lot 7 is 2.35 acres.
ENGINEERING: (Reviewed by Carol Cotter; Date: February 15, 2007)
COMMENT#1: Show floodplain limits of the tributary of Peach Creek.
ACTION: See Revised Plat.
Hidden Springs, Phase 1 —Final Plat Page 1 of 3
City Comment Response Letter
COMMENT#2: Provide Private or HOA Drainage Easements on all natural drainage courses.
Indicate party or parties responsible for maintenance of private D.E. Is it the HOA or
individual Lot Owners on which the D.E. is dedicated?
ACTION: HOA drainage easements have been added to all drainage courses on the revised
plat. The HOA will be responsible for the maintenance of each of these easements.
COMMENT#3: All below grade creek & drainage channel crossings of water mains shall have a
minimum cover of 3.5 feet below flowline at the time of construction. Air relief valves
shall be provided at high point of all crossings.
ACTION: The plans will be revised to provide at 3.5' of clearance at all creek crossings. We
do not believe air relief valves are needed for this development. None of the creek
crossings create true high points that will trap air. The grade away from each of the
crossings will allow air to travel to a peak in the line where fire hydrants have been
located.
COMMENT#4: TCEQ requires special precautions for water mains laid under any flowing or
intermittent stream; water main installed in separate watertight pipe encasement and
isolation valves on either side of crossing.
ACTION: The plans will be revised per this comment.
COMMENT#5: Valves are required within 200' of dead end lines equal to and less than 8" in
diameter.
ACTION: 3"valves will be added to the plans within 200'of the end of the lines.
COMMENT#6: It appears that the maximum valve separation of 800 ft. is exceeded on Triple Ridge,
Hidden Springs &Stony Brook.
ACTION: By adding valves at the creek crossings as required in Comment #4, we will not
exceed the 800' spacing on Hidden Springs and Stony Brook. An additional valve
will be added on Triple Ridge to comply with this requirement.
COMMENT#7: Minimum cover is 4 ft. Construction plans seem to indicate less than 4 ft in areas
where crossing/encroaching roadside drainage ditches. Was an existing fire hydrant
tested for the Fire Flow report? Schematic Water System Layout indicates a fire
hydrant near the SE property corner, but one was not located in the field. Exhibit B
indicates flow test location as 800 ft. south of the proposed subd. Please clarify.
ACTION: The plans will be revised to provide 4 feet of cover throughout. Water flow
information was provided by Wellborn SUD via a telephone conversation. A fire flow
report was not generated.
COMMENT#8: Be aware that the subdivision will have to show fire flow capabilities once
constructed in order to file the FP. Test will have to be performed in accordance with
NFPA 291 &witnessed by the Design or SUD Engineer.
ACTION: Duly noted.
COMMENT#9: Has the County approved a public road across the dam?
ACTION: The road is located south of the existing dam. Water will not be impounded against
the roadway.
COMMENT#10: Flow in the drainage channel form Stony Brook needs to discharge to defined
channel, not just the floodplain. It appears that an off-site D.E. may be necessary.
ACTION: According to our field survey, the location of the outfall on Stony Brook is at the
headwaters of a tributary to Peach Creek(See Sheet 6).
Hidden Springs, Phase 1—Final Plat Page 2 of 3
City Comment Response Letter
COMMENT#11: Does there not need to be channel lining on the downstream end of Culvert 1?
ACTION: The velocity on the downstream end of the proposed culvert is less than 2 fps (See
HEC-RAS output in the Drainage Report). For this reason we did not provide
channel lining.
GENERAL ELECTRICAL COMMENTS: (Reviewed by Timothy Crabb, Date: February, 16, 2007)
COMMENT#1: This plat is in the CS ETJ, but is out of the CS Utility electric service area. Customer
will have to get with their electric supplier for this area to determine electric service
specs& requirements.
ACTION: Duly noted.
If you have any questions or additional comments, please do not hesitate to let me know.
Sincerely,
„...44
L. R,•ertson, P.E.
Hidden Springs, Phase 1—Final Plat Page 3 of 3
City Comment Response Letter
& McCLURE & BROWNE ENGINEERING/SURVEYING, INC.
1008 Woodcreek Drive,Suite 103 •College Station,Texas 77845
(979)693-3838•Fax:(979)693-2554•Email:McClureBrowne a,Verizon.net ,-
D-4)-€1
'1/6
TRANSMITTAL LETTER �-
TO: Ms. Lindsey Boyer DATE: February 13, 2007
Planning & Development Services
City of College Station
P.O. Box 9960 RE: HIDDEN SPRINGS
College Station, Texas 77842 SUBDIVISION
Phone: (979) 764-3570 PRJT No.: 1056-0001
Fax: (979) 764-3496
ATTACH. DESCRIPTION
1 each MYLAR original of the Preliminary Plat
THESE ARE BEING SENT:
® At your request o For your information 0 Per our conversation
o For your signature o For further action as noted o Per contract
o For your approval ❑ For review and comment o For your use
❑ For o At request of o Original will follow by mail
REMARKS:
If you have any questions or need any additional information, please do not hesitate to call.
Copy to: Signed:
Michae R. McClure, P.E., R.P.L.S.
F:\1056-John Duncum\0005-63.5 Acre Nolan Estate\Correspondence\COCS-Boyer01-TLetter.wpd
McCLURE & BROWNE ENGINEERING/SURVEYING, INC.
1008 Woodcreek Drive,Suite 103 •College Station,Texas 77845
(979)693-3838•Fax:(979)693-2554• Email McClureBrowne@ Verizon.net
TRANSMITTAL LETTER
TO: Ms. Lindsey Boyer DATE: February 13, 2007
Planning & Development Services
City of College Station
P.O. Box 9960 RE: HIDDEN SPRINGS
College Station, Texas 77842 SUBDIVISION
Phone: (979) 764-3570
Fax: (979) 764-3496 PRJT No.: 1056-0001
ATTACH. DESCRIPTION
1 each MYLAR original of the Preliminary Plat 2111 \
q
1.
to
THESE ARE BEING SENT:
®At your request ❑ For your information ❑ Per our conversation
o For your signature o For further action as noted 0 Per contract
o For your approval ❑ For review and comment 0 For your use
❑ For ❑At request of 0 Original will follow by mail
REMARKS:
If you have any questions or need any additional information, please do not hesitate to call.
Copy to: Signed: -1/14t1A..)
Michael R. McClure, P.E., R.P.L.S.
F:\1056-John Duncum\0005-63.5 Acre Nolan Estate\Correspondence\COCS-Boyerol-TLetter wpd
McCLURF Q, BROWNE ENGINEERING/SUr-''EYING, INC.
1008 Woodcreek Drive,Suite 103•College Station,Texas 77845
(979)693-3838•Fax:(979)693-2554•Email: McClureBrovvne@Werizon.net
January 2, 2006
Mr. Grant Wenzel
Planning & Development Services
City of College Station
Post-Office Box 9960
College Station, TX 77842
Re.: Hidden Springs— Preliminary Plat
Staff Review Response
MBESI#: 1056-0005
Dear Grant:
Below is the summary of the revisions made per staff's comments.
PLANNING; (Reviewed by Grant Wencel; Date: December 22, 2006)
COMMENT#1: ‘4_ If using on site septic systems add note with associated regulating authority.
ACTION: ' The revised plat shows this information.
COMMENT#2: Add owner of the property abutting the north corner of phase 2.
ACTION: The revised plat shows this information.
COMMENT#3: o� Correct north arrow on vicinity map.
ACTION: The revised plat shows this information.
COMMENT#4: Provide-street connections to the north and east of the property, as required
by the Subdivision Regulations, Section 12-L3. A variance will be required if
no road connections are provided.
ACTION: Subdivision Regulations, Section 12-1.3 states:
"Where necessary to the neighborhood pattern, existing streets in
adjacent or adjoining areas shall be continued, in alignment therewith.
Where adjoining areas are not subdivided, the arrangement of streets
in the subdivision shall make provision for the proper projection of
streets into such areas."
The properties along the northwest and southeast boundary of this
proposed subdivision have been developed into 1.5 to 5 acre tracts. There
are no existing public street connections along the northwest line but there is
a private access easement along the southeast property line. We have no
legal right to access this road.
The Peach Creeek floodplain is approximately 300 feet wide along the
northeast margin of the subdivision. Beyond the floodplain to the northeast
are 35 and 50 acre undeveloped tracts that front on Royder Road (a major
collector).
The City's Traffic Thoroughfare Plan does not identify any collector or
arterial streets that affect this proposed subdivision.
HIDDEN SPRINGS-Preliminary Plat Page 1 of 3
City Comment Response Letter
"Proper projection" of streets into adjacent and adjoining areas
(connectivity) is accomplished with collector and arterial street systems.
These systems routinely cross floodplains and other challenging terrain. To
link adjoining tracts and future communities with a "local" street is to invite
"cut-thru" traffic and ultimately,a street that will function as a collector (i.e.
Munson).
This development complies with the subdivision ordinance and has been
designed with an internal street circulation system that will ultimately connect
to Wellborn Road at two (2) locations.
COMMENT#5: e' Include the lot width of cul-de-sac lots at the front set-back lines.
ACTION: The revised plat shows this information.
COMMENT#6: ' Provide documentation that the tract owned by Jim H, and Dolores Koening
has been in the same configuration since 1983 (the year the property came
into the City's ETJ, and therefore subject to the City's Subdivision
Regulations). If not, the tract is considered to be illegally subdivided, and
must be included in this preliminary plat.
ACTION: See attached documentation.
BTU: (Reviewed by Randy Trimble: Date December 19, 2006)
COMMENT#1: Phase 3, Lots 1 and 2—From the drawing, it appears as though the existing
electric line may be out of the PUE (including the guy wire). Please show a
platted easement encompassing the facilities (including the 8' cross arms) or
reference and show the Volume and Page for the existing easement covering
the facilities.
ACTION: The revised plat shows this information.
COMMENT#2: To avoid delays, ask the developer to contact BTU at least 120 days before
needing service so we can begin the design work. (979) 821-5770.
ACTION: The developer has been in contact with BTU in regards to the line design for
this subdivision.
COMMENT#3: FYI: All lots will have their 120/240 volt service coming from the front of the
lot BTU may, at its discretion, install facilities, conduit cable, etc within side lot
or rear lot easements, as needed.
ACTION: Duly noted.
TxDOT (Reviewed by Jay Page : Date December 21, 2006)
COMMENT#1: Access driveways to FM 2154 must meet TxDOT's current "Regulations for
Access Driveways to State Highways". Regulations are primarily based on
posted speed limits and distances between proposed& adjacent access
point. Where posted speed limits are 50 MPH or more the required spacing
between access points is 425', @ 45 MPH required spacing is 360'.
ACTION: The proposed driveway is approximately 480'from the nearest existing
driveway. An access permit application will be submitted with the final plat.
HIDDEN SPRINGS-Preliminary Plat Page 2 of 3
City Comment Response Letter
ENGINEERING COMMENTS NO. 1 (Reviewed by Carol Cotter : Date December 22, 2006)
COMMENT#1: Aren't there septic limitations in the floodplain? Please verify that there is
enough property out of the floodplain to allow septic service.
ACTION: Each proposed lot has at least 1 acre of land outside of the floodplain as
required by Brazos County.
COMMENT#2: Public Drainage Easements are required for maintenance of culverts crossing
public roadways. Typically toe plus 30 feet.
ACTION: The revised plat shows this information.
COMMENT#3: Determine Base Flood Elevations.
ACTION: The revised plat shows this information
COMMENT#4: Establish finished floor elevations for lots in floodplain.
ACTION: The revised plat shows this information
SANITATION COMMENTS (Reviewed by Wally Urrutia : Date December 20, 2006)
COMMEta#1: Sanitation is ok with this project_
ACTION: Duly noted.
If you have any questions or additional comments, please do not hesitate to let me know.
Sincerely,
)1/2 /
Michael R. McClure, P.E., R.P.L.S.
HIDDEN SPRINGS-Preliminary Plat Page 3 of 3
City Comment Response Letter
• & BROWNE ENGINEERING AJRVEYING, INC.
1008 Woodereek Drive,Suite 103 •College Station,Texas 77845
(979)693-3838•Fax:(979)693-2554•Email:McClureBrowne@Verizon.net
January 2, 2006
Mr. Grant Wencel
Planning & Development Services
City of College Station
Post--Office-Box 9960
College Station, TX 77842
Re.: Hidden Springs — Preliminary Plat
Staff Review Response
MBESI#: 1056-0005
DOCUMENTATION FOR PLANNING COMMENT NO. 6
& rr MCCLURE & BROWNE ENGINEERING/SURVEYING, INC.
11 1008 Woodcreek Drive,Suite 103 •College Station,Texas 77845
(979)693-3838•Fax:(979)693-2554• Email: Met lureBrowne(a@Verizon.net
1 , 0
19 - '
TRANSMITTAL LETTER ak )-1---1
TO: Mr. Grant Wencel DATE: December 29, 2006 I (a-1
Planning &Development Services
City of College Station
P.O. Sox-9960 RE HIDDEN SPRINGS
College Station, Texas 77842 SUBDIVISION
Phone: (979) 764-3570
Fax: (979) 764-3496 1056-0001
ATTACK. DESCRIPTION
1 24"x36" copy of the revised Preliminary Plat /L p42 He
16 11"x17" copies of the revised Preliminary Plat
1 Response Letter to Staff Comments dated December 22, 2006
1 Additional Documentation regarding Koenig tract
THESE ARE BEING SENT:
O At your request 0 For your infurFiliation- 0 Per our-conversation
❑ For your signature ❑ For further action as noted 0 Per contract
❑ For your approval ® For review and comment 0 For your use
❑ For ❑At request of ❑ Original will follow by mail
REMARKS:
If you have any questions or need any additional information, please do not hesitate to call.
��1
Copy to: Signed: k..,
Michael R. McClure, P.E., R.P.L.S.
F:\1056-John Duncum\0001-Hidden Springs Ranch Subdivision\Correspondence\COCS-Wencel0l-Ttetterwpd