HomeMy WebLinkAboutStaff Review •
STAFF REVIEW COMMENTS NO. 3
Project: SECOND STREET APARTMENTS (SP) - 08-00500065
PLANNING
1. Please show me how the front elevation is meeting Section 5.6.B.4.c of the Unified
Development Ordinance. I may be overlooking something on this elevation drawing.
2. "Concrete" is referred to in the materials chart provided. Where is this proposed? Is it
painted? A sample was not provided.
3. How deep are the recessions/projections on the facades?
4. Please note that 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 the City has not been made
aware of will constitute a completely new review.
Reviewed by: Jennifer Prochazka Date: May 28, 2008
ENGINEERING COMMENTS NO. 3
1. Provide cross-section detail of Drainage Trench 2. Verify that the structural integrity of the
curb is not compromised.
2. Is there still room for the 1" sand cushion between the 4" pipes and the pavers?
Reviewed by: Carol Cotter Date: June 2, 2008
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. Page 2 of 2
STAFF REVIEW COMMENTS NO. 1
Project: SECOND STREET APARTMENTS (SP)-08-00500065
PLANNING
1. We have not received a landscape plan, irrigation information, building elevations, material
samples or color samples. These are minimum submittal requirements.
2. The site plan is somewhat confusing (location of parking vs. building, is it structured
parking?). The elevations would help out a great deal.
3. The proposed parking is surface parking (as opposed to structured parking), correct? If so,
end islands are required (interior islands are not). Minimum parking space sizes also apply.
4. Is there a wall or other structure around the parking or is the dark line just curbing?
5. Does this plan show the new right-of-way/property line?
6. Please show how you arrived at the required parking number (including the number of
bedrooms per unit).
7. Please include the Floor-to-Area Ratio (FAR) on the site plan.
8. Where are the bike racks proposed (20 spaces needed).
9. Please use the approved bike rack for Northgate (can be found in the Northgate section of
the Site Design Standards).
10. Sidewalks are required to be brick pavers.
11. Please include structural soil and paver details (Site Design Standards).
12. Please include tree well /tree grate detail (Site Design Standards).
13. A Public Access Easement is needed for the portion of the required sidewalk that lies
outside of the public right-of-way.
14. A PIP application is needed for the trees & grates proposed in the right-of-way.
15. Tree grates are required to be at back of curb.
16. Please show the detail and location of the required bench (Site Design Standards).
17. Is any lighting proposed? Please provide details.
18. Please include a written scale (in addition to the graphic scale) on the site plan.
19. Please include the volume and page of all existing easements.
20. Curbing is required around all paved areas. It looks like it is not proposed in the back two
parking spaces.
21. Please dimension distance from edge of pavement to the property line on the south side of
the property.
22. Please include distance from edge of structure to property lines.
23. Wrought iron fencing will not adequately screen the parking.
24. What parking screening is being used for parking abutting adjacent properties?
25. The security gates do not meet the required throat depth.
26. Please provide detail (including colors and materials) of the security gates.
27. In your floodplain note, please state whether the property is outside of the floodplain.
28. The proposed driveways do not meet minimum spacing requirements.
29. Please dimension the distance to adjacent drives.
30. Please dimension driveways at property line.
31. What are the `empty' areas in front of the wrought iron fencing?
32. What is the line on the plan that is approximately 11 feet from the curb?
33. The water main must be completely within an easement.
34. Please provide the clear dimensions for the dumpster location.
35. Is the proposed stairwell in a PUE?
36. One dumpster is required for every 16 residential units.
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. Page 2 of 4
37. Since the dumpster screening is proposed in a PUE, please add the following note to your
plans: "Because the dumpster screening is located in a Public Utility Easement, the property
owner is responsible for the replacement of the screens if it becomes necessary to remove
them for utility construction and/or maintenance."
38. What is the item that looks like a cassette tape just north of the most-northern driveway?
39. What are the rectangles on either side of the two driveways (in the empty white area).
40. Wooden fence is not an acceptable screen for the dumpsters. The screening must be of a
material predominantly used on the building and must be integrated with the building
architecture.
41. What screening is proposed for the transformers and other mechanical equipment.
42. Please note that 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 the City has not be made of aware of will
constitute a completely new review.
Reviewed by: Jennifer Prochazka Date: March 24, 2008
LANDSCAPING/STREETSCAPING/BUFFER
1. Landscape plan not submitted.
Reviewed by: Jennifer Prochazka Date: March 24, 2008
MISCELLANEOUS
1. Irrigation system must be protected by either 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.
2. All BackFlow devices must be installed and tested upon installation as per City Ordinance
2394.
FIRE
1. The footprint of the building is confusing. Not sure where the structure is.
2. Is there a fire hydrant across Second Street? If so, please show on plans.
3. Because of the height, the structure can be no closer than 15 feet and no further than 30
feet from the road edge.
4. Knox switches are required on both of the security gates.
5. Knox box required on the main entrance.
Reviewed by: Eric Dotson Date: March 24, 2008
ENGINEERING COMMENTS NO. 1
1. Submit Development Permit application with associated fee and documents, including water
design report, drainage report, and grading and erosion control plans.
2. Provide sealed civil plans for public infrastructure.
3. Water line crossing of Second Street shall be by bore, not open cut.
4. Additional comments may follow with submittal of documents requested above.
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. Page 3 of 4
Reviewed by: Carol Cotter Date: 3/20/2008
ELECTRICAL COMMENTS REQUIRING IMMEDIATE ATTENTION
1. Developer provides temporary blanket easement for construction purposes.
2. Developer provides easements for electric infrastructure as installed for electric lines
(including street lights).
3. The proposed building is infringing on the majority of the existing 10' P.U.E. and 7.5' Utility
Easement at the rear of this property.
4. The existing overhead electric line will not meet 2007 National Electric Safety Code (NESC)
requirements for horizontal clearance from the proposed building. The NESC requires a
minimum clearance of 7.5' from the building (NESC Table 234-1).
5. Due to lack of easements and the NESC clearance requirements, there will be a need for
line relocation and/or burial. The developer is responsible for the cost of this work.
GENERAL ELECTRICAL COMMENTS
1. Developer installs conduit per City specs and design.
2. City will provide drawings for conduit installation.
3. Developer provides 30' of rigid or IMC conduit for riser poles. City installs riser.
4. Developer to intercept existing conduit at designated transformers and extend as required.
5. If conduit does not exist at designated transformer, developer to furnish and install conduit
as shown on electrical layout.
6. Developer pours transformer pad(s) per City specs and design.
7. Developer installs pull boxes and secondary pedestals as per City specs and design (pull
boxes and secondary pedestals provided by the City).
8. Developer provides digital AutoCAD 2000 or later version of plat and/or site plan. Email to
bread@cstx.gov.
9. Developer provides load data for project.
10. To discuss any of the above electrical comments please contact Brent Read at
979.764.5026.
Reviewed by: Brent Read Date: March 20, 2008
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. Page 4 of 4
12. Add note on the plans that fire suppression lines shall have a lockable lid on the isolation
valve. The lockable lid shall, at a minimum supply protection as the AMP or USA, LL562
Locking Lid. Alternate lockable lids shall be approved by College Station Utilities Director or
his designee.
13. Show limits of structural fill on plans.
14. Will bore pit fit in ROW or will temp construction easement be required from property owner?
15. Provide Engineers estimate for public water main and sidewalk.
16. Are you connecting with tapping sleeve and valve, or proposing to cut in a tee?
17. Provide BCS Unified Details.
18. Provide "Letter Acknowledging City Standard".
Reviewed by: Carol Cotter Date: March 28, 2008
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. Page 4 of 4
17. Details were removed from the site plan. Please include site plan details on a "site plan
sheet 2" page if they don't fit on the plan.
18. The plan is now showing far fewer end islands, and those shown are not meeting
minimum requirements.
19. Please see the structural soil details in the Design Guidelines. Essentially everything in
the right-of-way will need to be structural soil (we will grant an exception to the areas
occupied by driveway).
20. I found the following changes from the previous submittal (that were not requested),
please let me know if there is anything else that I missed: site details removed from site
plan, building foot print changed, pass through lane added, building articulation changed,
transformers relocated, end islands removed, driveway widths changed, sidewalk ramps
changed.
21. Please note that 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 the City has not been made
aware of will constitute a completely new review.
Reviewed by: Jennifer Prochazka Date: April 28, 2008
ENGINEERING COMMENTS NO. 2
1. Submit $200 DP Application Fee.
2. What is impact of discharge to street? Please certify that there will be no erosive impacts
nor traffic related concerns regarding flow. Should discharge be angled in direction of flow?
3. What are flowlines of the 18" pipes?
4. Please provide pond volume calculations.
5. Add erosion control measures to downstream property boundary.
6. I am a little confused by the grading plan. Grades on grading plan conflict with grades on
paving plan. What is the purpose of subgrade contours?
7. How will on-site grading tie-in to the adjacent grades? Verify there is enough room to
provide 4:1 slope or provide retaining wall along northwest property boundary.
8. Is there only 2" cover on the 24" pipe? Can grass grow in 2" of dirt? You also show
irrigation spray heads above the pipe.
9. Water Services Dept. notes: The current public sewer line you show a connection to is not in
a service condition to accept additional flows from new development. This line has been
targeted for replacement. If you wish to discharge additional flow into this line you may wait
for the City to replace the line or you can replace the portion of line from your connection to
the downstream manhole with your project. In speaking with Sam Vernon and providing all
the infrastructure information to him, it was thought that an 8-in line might be necessary and
line replacement was discussed accordingly. However, his calculations show that a 6-in line
is sufficient for the current upstream users as well as the added flow from the development
project. The City of College Station has spent millions of dollars performing flow monitoring
and replacement of VCP in Northgate as well as other areas of the City to eliminate RDII in
the collection system to the reasonable extent possible.
10. Provide stationing on water line.
11. Submit Easement dedication documents for proposed PUE.
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. Page 3 of 4
STAFF REVIEW COMMENTS NO. 2
Project: SECOND STREET APARTMENTS (SP) - 08-00500065
PLANNING
1. Please provide dimensioned elevations and the appropriate material calculations per
façade (There is a sample material legend in Section 7.9 that may be helpful). This will
also help me identify the design elements that you are proposing for each façade
(difficult to tell how the requirement is being met with the current renderings). Please
call if you have questions about this.
2. The materials provided were not labeled as the elevations were, so I am unclear how
they relate to the renderings. FYI- Metallic colors are only permitted on roofs (and are
limited there as well). Please indicate the color of the metal awnings.
3. Since minimum parking space requirements apply to non-structured parking, 18-foot
parking spaces may not have wheel stops in them and a two foot overhang is required.
4. Areas between the required sidewalk and the parking area are required to be
landscaped or streetscaped with one of the following: raised masonry planter boxes or
pots, at-grade planting beds, seating benches, light features, decorative railings,
masonry walls under 3' in height, decorative wrought iron fencing, additional pedestrian
areas finished in brick pavers, etc. The landscape plan shows grass, your response
sheet stated pavement.
5. Please label the "gate pad" on the site plan. What is a gate pad? Will it require
screening, is it above grade?
6. The minimum clear dimensions for two 8-yard dumpsters is 12' X 24'.
7. Sidewalks are required to brick pavers (as you have shown). The response sheet that
you provided us states that you may consider using stamped concrete instead; stamped
concrete is not permitted.
8. Please provide the volume and page of the easements (as platted or as filed). The
existing easement at the rear was platted and filed as v.8498, p.59.
9. All paved areas are required to be curbed. It doesn't look like there is curb around some
of the islands or the interior sidewalk, etc.
10. I am not familiar with "greenfence." If this is what is proposed, please provide me with
information. The landscape plan currently shows shrubs in front of the wrought iron
fence.
11. Throat depth does not meet minimum requirements.
12. The driveway spacing does not meet minimum requirements.
13. The driveway widths were changed and no longer meet minimum width of 24'.
14. The street tree at the north end of the property should be located at back of curb.
15. Transformer screening (as well as all other mechanical equipment and meter connection
points) is also supposed to be coordinated with the building architecture and colors.
16. Is the irrigation proposed along the north property line possible with the shallow
detention pipes in that area?
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. Page 2 of 4