HomeMy WebLinkAboutStaff Report STAFF REVIEW COMMENTS NO. 1
Project: 2818 PLACE PH 2 (SP)—08-00500140
PLANNING
1. Please note that the Final Plat for the subject property will need to be filed for record before
the site plan can be approved and development or building permits issued.
2. Please note that the floodway encroachment variance must be granted by the Zoning Board
of Adjustment before the site plan can be approved and development or building permits
issued.
3. Please note that Parkland Dedication fees will be due at the time of building permit.
4. If the intent is to develop phase 2 in multiple sub-phases by obtaining certificates of
occupancies separately, please phase the site plan and landscape plan accordingly. Each
phase must be able to stand along to meet ordinance requirements independently.
5. At the scale used, it is difficult to clearly distinguish all of the items and features shown on
the site plan. Please use the site plan as an index sheet and provide it in multiple sheets.
Please note that additional comments beyond those listed here may be identified when the
site is provided at a more legible scale.
6. Remove "Preliminary" from site plan in the title block.
7. Correct the duplicate numbering of the General Notes.
8. The symbol for proposed retaining walls in the Legend and the illustration of retaining walls
on the site plan is inconsistent. Please revise.
9. It appears that the proposed clubhouse is within the side setback. Please revise.
10. Provide volume and page of existing easements.
11. Provide the finished floor elevations on the site plan.
12. For the standard depth of a parking space to be reduced from 20 feet to 18 feet, it must be
adjacent to a 6-foot sidewalk or 4-foot landscape area. There appears to be number of
spaces that do not meet either standard. Please revise.
13. The proposed driveway to Harvey Mitchell Parkway has two 15-foot drive lanes separated
by a 5-foot median. To meet fire lane standards, the drive lanes must be 20-foot wide or the
median must be mountable with lay-down curbs. Please revise and provide details.
14. If the development is proposed to be gated, please show the gates and provide the
Geometric Design Guidelines as found in Section 8.W.3 of the City of College Station
Subdivision Regulations.
15. Please show the College Station Utilities (CSU) / Bryan Texas Utilities (BTU) service
boundary for electrical service. The portion of the property annexed prior to 2000 is within
the CSU service area, the portion annexed in 2002 is within the BTU service area.
16. Please provide the details of the proposed carport canopies. These are necessary to
determine if they will interfere with fire lanes and fire access to buildings. If not provided, the
carports will need to be removed from the site plan and will need site plan approval if
proposed in the future.
17. 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: Jason Schubert Date: June 27, 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 6
LAN DSCAPI NG/STREETSCAPI NG/BUFFER
1. Harvey Mitchell Parkway (FM 2818) is classified as a highway on the Thoroughfare Plan in
this area. For this type of frontage, one streetscape tree is required for every 25 feet.
Please revise the calculations and plantings that have been based on one every 32 feet.
2. Three of the streetscape (frontage) trees provided are more than 50 feet from the front
property line. Please revise to be within 50 feet.
3. There appears to be 5 canopy trees near the front driveway and 2 canopy trees near the
northern property line that are planted in close proximity to the existing water lines. Please
relocate these trees so as not to be in conflict with the water lines.
Reviewed by: Jason Schubert Date: June 27, 2008
ENGINEERING COMMENTS NO. 1
1. Please remove all private storm mains from PUEs. It is appropriate for the private storm to
cross thru a PUE, but they may not run parallel in the PUEs.
2. Please clearly label all sanitary sewer runs as public or private. Public runs must be in
PUEs, and Private runs must not be in PUEs.
3. Please verify that there is not any covered parking being proposed in utility easements.
4. With exception of the 18-in sanitary sewer main which provides both tracts with sewer
service, the other proposed sanitary sewer infrastructure can be private and built to building
code standard. Combinations of these options were used in Phase 1. Future subdividing
above the existing 2 lots would require public sanitary sewer and water to each lot.
5. If utilities are buried deeper than 6-ft the PUE must be at least 20-ft wide, if deeper than 14-
ft the PUE must be at least 30-ft wide, if multiple utilities are located within an easement the
easement must be 30-ft wide.
6. Please label all existing and proposed PUEs throughout. This label did not show up on
Sheet C-19.
7. Utilities located under structural areas must meet the City's "Structural Backfill Area" Detail,
please label accordingly.
8. Please verify that all sanitary sewer mains have at least 3.5-ft of cover. Any areas with less
than 3.5-ft of cover require ductile iron pipe and cement stabilized backfill.
9. Please label all drop manholes for flow line difference 30-in and greater.
10. Please illustrate any adjustments required for existing manholes due to tie in and grading
changes.
11. Please verify that a minimum cover of 4-ft is achieved above water main throughout.
12. Please include plan and profile for all fire hydrant/isolation valve/meter runs that are longer
than one joint of pipe.
13. Please label water main material type.
14. Please provide water demands for each building or each building type as to appropriately
size the water meters.
15. Please verify that each Tee on the water main has 2 valves. Please verify that each Cross
has 3 valves. There are couple locations where it may be more efficient to place a Cross
instead of a TEE.
16. It does not appear that TCEQ minimum separation requirements for Sanitary Sewer/ Water
Conflicts are being met in some locations, please revise. (IE. material type, separation, etc.)
17. On the fire suppression line, an isolation valve is required just inside the PUE. Also 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.
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 6
Alternate lockable lids shall be approved by College Station Utilities Director or his
designee.
18. Please verify that all isolation valves are located at least 15-ft away from buildings. Please
modify accordingly.
19. As states above the isolation valves, as well as all meters shall be located within a PUE.
The meter shall be placed before or just inside the isolation valve. All water lines located
after the isolation valve are considered private.
20. Please clearly identify the FDC connection on each building, as each FDC must be within
150-ft of a public fire hydrant.
21. Please submit letter of acknowledgement, which can be found at www.bcsunited.net
22. Please provide drainage certification which can be found in Section 2, Page 11 of the
Unified Storm Water Design Guidelines.
23. Please sign the last page of the Drainage Technical Design Summary.
24. As this project is not proposing detention, please certify that the development is utilizing
rapid conveyance to the primary channel, verifying that the sites discharge hydrograph and
peak is ahead of the main channels hydrograph is such a manor that it does not create a
new resulting peak greater than the main channels existing peak, so that there are no
negative impacts.
25. (Sheet C-17 and C-18) On Phase 1 we were able to get the utilities inside of the headwall as
to provide additional protection for the utilities during heavy rains, is this a possibility for
these crossings?
26. (Sheet C-18) Please label the existing sanitary sewer crossing on the profile detail.
27. The Drainage Report, Zero Rise Study and Box Culvert Design are under still under review.
Additional comments will follow once the review is complete.
28. Please verify that in the areas where the 24-ft fire lane has been proposed, that the
structures adjacent to those fire lanes do not sit more than 30-ft above the adjacent fire lane.
29. Please submit details for the proposed retaining walls. The retaining walls will need to be
signed and sealed by an engineer.
30. Within the last year the City adopted the 2006 Building Codes which require a standalone
Building Permit and inspection for all retaining walls greater than 2 feet above grade - and
need to be sealed by an engineer. This application is the standard Building Permit
application which is reviewed and inspected by Building.
31. Please remove any retaining walls which encroach utility easements.
32. Please submit engineer's cost estimate.
33. Please provide sanitary sewer report as to verify appropriate sizing of proposed sanitary
mains.
34. Upon submitting for stamping please include the BCS Construction Details.
35. As some of the dumpsters are located on easements and above water mains, please add a
note to the plans that states that if utilities need to be accessed within the easement and the
dumpster enclosure needs to be removed, that it will be the owner's responsibility to repair
or replace the structure. (UDO Section 7.7.C.1).
36. In addition to the following standard comments, if more than 5 acres will be disturbed during
construction of this project a NOI must be filed with the state and a copy provided to the
CoCS. Storm water management requirements are as follows, any questions may be
directed to Donnie Willis, CoCS Drainage Inspector, at 979-764-6375:
Storm Water Discharges from Small Construction Activities
The Texas Commission on Environmental Quality has issued a general permit for construction
activities under the Texas Pollution Discharge Elimination System. The general permit
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 6
(TXR150000) is for construction activities disturbing at least 1 but less than 5 acres or is part of
a common plan of development disturbing at least 1 but less than 5 acres.
You will need to follow these steps to discharge storm water from your construction site to the
City of College Station's Municipal Separate Storm Water Sewer System (MS4):
1. Read the general permit(TXR150000)to make sure it applies to your situation.
2. Adhere to the requirements of the general permit (TXR150000).
3. Prepare and implement a Storm Water Pollution Prevention Plan in accordance with Part
III of the general permit (TXR150000).
4. Sign and post a construction site notice.
5. At least 2 days before beginning construction, provide a copy of the site notice to the
operator of any Municipal Separate Storm Water Sewer System (MS4) into which storm
water will be discharged.
A MS4s include streets, channels, gutters, ditches or anything else that is publicly owned,
designed or used to collect or transport storm water.
As long as you meet the conditions of this general permit, you are authorized to discharge storm
water.
No notice of intent (NOI), notice of termination (NOT), or fee is required under this option—as
long as the requirements of this general permit are followed.
This particular general permit will expire at midnight on March 5, 2008.
A copy of General Permit TXR150000 can be obtained from TCEQ at:
http/www.tceq.state.tx.us/assets/public/permitting/waterquality/attachments/stormwater/txr150000.pdf
A copy of the construction site notice can be obtained from TCEQ at:
http/www.tceq.state.tx.us/assets/public/permitting/waterquality/attachments/stormwater/txr152d2.pdf
Reviewed by: Josh Norton Date: June 27, 2008
ELECTRICAL COMMENTS REQUIRING IMMEDIATE ATTENTION
1. Developer provides easements for electric infrastructure as installed for electric lines
(including street lights).
2. The temporary blanket easement WILL NOT be released until the developer supplies CSU
with surveyed as built electrical lines.
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.
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 5 of(i
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:
wdavis@cstx.gov.
9. Developer provides load data for project.
10. To discuss any of the above electrical comments please contact Weldon Davis at
979.764.5027.
Reviewed by: Weldon Davis Date: June 18, 2008
FIRE
1. No combustibles will be allowed on site until all-weather roads and fire hydrants have been
accepted by the City.
2. No more than a six percent (6%) grade is allowed on any length of fire lane.
3. Fire lanes will be constructed using the "Fire Apparatus Turning Radius Template" and have
a fire lane sign at the entrance. Curbs to be marked "Fire lane, No Parking, Tow Away Zone"
with a minimum of four(4") letters.
4. A "Knox Box" security key system is required on the clubhouse and a Knox Switch is
required on all gated entrances.
5. F.D.C. locations will be within one hundred and fifty feet (150') of a fire hydrant and located
on the "road side" of a structure. Due to site topography all F.D.C. locations will be approved
by the Fire Marshal's off ice.
6. Aerial Access Easement Roads having a twenty-six foot (26')width are required around
structures thirty feet (30') or more in height from the road surface.
Reviewed by: Steve Smith Date: June 18, 2008
SANITATION
1. Sanitation is okay for now. Will need to keep an eye on dumpster pads.
Reviewed by: Wally Urrutia Date: June 18, 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 6 of 6
STAFF REVIEW COMMENTS NO.2
Project: 2818 PLACE PH 2 (SP) - 08-00500140
PLANNING
1. It appears that the site will not be able to be phased by individual building as proposed. For
example, the first dumpsters constructed are within Phase 2C, necessitating it be within a
first phase. Phases also are not to be divided in the middle of parking rows or drive aisles
and are to incorporate turn around areas for fire and sanitation departments, etc. Please
incorporate the creek crossings into phases that are part of the Building 9 through 15 side of
the development. In making all of these considerations Staff suggests consolidating
phases, perhaps into 2 or 3 on each side of the creek.
2. Please place a note on the site plan that phases are to be constructed sequentially from
already developed phases such that for safety purposes residents would not be passing
through an active construction site.
3. Please place a note on the site plan that states the area of the property zoned A-O
Agricultural Open is to remain in a natural state and vegetation preserved except for the
approved creek crossings and minor drainage maintenance activities approved by the City's
Public Works Department.
4. It appears that the match lines for the site plan exclude the property directly underneath
them. For example, Sheets C-06 and C-07 are missing parking spaces, landscape islands,
etc that should be on one sheet or the other. Please revise.
5. There now appears to be 13 spaces in front of Building #7 instead of 12. Please revise.
6. Including the additional spot above, there appears to be only 522 parking spaces. Please
verify the total and revise on Sheet C-07.
7. On Sheet C-07, the Parking Required calculations should state that 128 spaces (not 124)
are required for the Building Type 5 subtotal.
8. The total required landscaping points for this project is 22,540 (16,990+5,550). Please
revise the figure on Sheet 5L that states 24,650.
9. Please revise the Required Canopy Trees figure on Sheet 5L to reflect 11,270 as being 50%
of 22,540.
10. 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: Jason Schubert Date: July 25, 2008
ENGINEERING COMMENTS NO. 2
1. Please adjust the water meter sizing. Per our sizing chart:
.75" meter = max. 25 GMP
1" meter = max. 50 GPM
1.5" meter= max. 100 GPM
2" meter= max. 160 GPM
3" compound meter= max 320 GPM
Per our utility department and manufacturer the 1.25" and 2.5" meters are not standard
sizes and are not currently manufactured.
2. Please address the comments that were e-mailed to you on July 30th, regarding the steep
drop off in relation to the sanitary sewer main. These issues will need to be resolved with
the construction of this development.
Reviewed by: Josh Norton Date: July 31, 2008
FIRE COMMENTS NO. 2
1. Please strip the drive isle between Bldg No. 6 and 7 as fire lane, in order to provide proper
access to the FDC on Bldg # 7.
2. Please revise the location of the FDC connections on Bldg # 11, 12 & 14. The FDC
connection should be located adjacent to a fire lane with no obstruction and a clear walking
path between the two. These obstructions include retaining walls.
Reviewed by: Steve Smith Date: July 31, 2008