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CASE NO.:
DATE SUBMITTED:
TIME:
CITY OF COI.I.FGE STATION
Home of Texas AdMM University' STAFF:
PLANNING & DEVELOPMENT SERVICES
TRANSMITTAL LETTER
Please check one of the options below to clearly define the purpose of your submittal.
New Project Submittal
n Incomplete Project Submittal -documents needed to complete an application. Case No.:
7 Existing Project Submittal. Case No.:
Project Name 306 Redmond Townhomes
Contact Name James Batenhorst Phone Number 979-260-6963
We are transmitting the following for Planning & Development Services to review and comment(check all that apply):
1 I Comprehensive Plan Amendment E Non-Residential Architectural Standards
n Rezoning Application Irrigation Plan
- Conditional Use Permit ❑ Variance Request
H Preliminary Plan I I Development Permit
❑- Final Plat ❑ Development Exaction Appeal
I I Development Plat I I FEMA CLOMA/CLOMR/LOMA/LOMR
n Site Plan ❑ Grading Plan
Special District Site Plan H Other- Please specify below
I Special District Building /Sign
Landscape Plan
INFRASTRUCTURE AND ENGINEERING DOCUMENTS
All infrastructure documents must be submitted as a complete set.
The following are included in the complete set:
n Comprehensive Plan Amendment I Waterline Construction Documents
I I TxDOT Driveway Permit ❑ Sewerline Construction Documents
❑ TxDOT Utility Permit Street Construction Documents
I I Drainage Letter or Report I I Easement Application
Fire Flow Analysis I Other- Please specify
Special Instructions:
10/10 I Print Form
I
3204 Earl Rudder Fwy S
MITCHELL College Station, TX 77845 Letter Of Transmittal
fighl (979) 260-6963 Phone
(979) 260-3564 Fax
info@mitchellandmorgan.com Date: 11/04/2014 Job: 1435
www.mitchellandmorgan,com
MORGAN Attention: Planning & Development
To: City of College Station Re: 306 Redmond Townhomes
We are sending you: ® Attached ❑ Under separate cover via the following:
❑ Drawings ❑ Plans ❑ Prints ❑ Samples p [ Specifications
❑ Letter ❑ Order ❑ Other
Item Date #of Copies Description
1 11/4/2014 1 Rezoning Application
2 11/4/2014 1 Check for Application Fees in the Amount of$1,165.00
3 10/31/2014 1 Traffic Impact Analysis Letter
4 10/31/2014 1 24 x 36 -Rezoning Map
5 11/4/2014 1 Metes& Bounds description
6 10/31/2014 1 8.5 x 11 -Concept Plan
7 10/31/2014 6 24 x 36 -Concept Plan
8 11/4/2014 1 CAD file has been emailed to pdsdigitalsubmittal@cstx.gov
9 11/4/2014 1 Proof of Authority
Transmitted as checked below:
[ For approval _ Approved as noted [ Resubmit copies for approval
❑ For your use ❑ Approved as submitted ❑ Submit copies for distribution
As requested [ Returned for corrections ❑ Return corrected copies
For review ❑ Other
Remarks:
If you have any questions or comments, please contact us at 979-260-6963.
Copy to: File Signed: Kerry Pillow
MITCHELL
1M
MORGAN
Jason Schubert November 4, 2014
City of College Station
Planning and Development Services
P.O. Box 9960
College Station, TX 77842
Re: 306 Redmond Townhomes (REZ-PDD) — REZONING
Dear Jason,
As discussed we are requesting the following bulk variances for this project.
Listed below are the bulk variances that we are seeking for the 306 Redmond Townhome
project:
Understanding that we must choose a base zoning district for this residential development upon
which we base all variance requests, we have chosen T-Townhouse.
Bulk Variance Requests:
1. Allow for the townhomes to be detached and not be defined as one of a group of no less
than three, no more than twelve, attached dwelling units. Each dwelling unit will still be
located on a separate lot and thereby distinguished from condominium units.
2. Allow for minimum side setbacks to be 5-Feet instead of 7.5-Feet.
3. Allow zero lot line construction of these townhomes. Allow structures to be built within
fifteen (5) feet of another primary structure.
As stated in the UDO, the purpose of the Planned Development district is to promote and
encourage innovative development that is sensitive to surrounding land uses and to the natural
environment. A PDD may be used to permit new or innovative concepts in land utilization not
permitted by other zoning districts. Finally, the PD District allows development to vary from
certain development standards so long as there are community benefits which outweigh the
requested modifications. We believe that this project offers a unique product and its community
benefits certainly outweigh modifications being requested. These community benefits are as
follows:
1. We will mitigate all project impacts to the drainage in the area. In addition, thru the
creek channel modifications that we are proposing we will be stabilizing the creek bank
behind the project.
2. The product we are proposing will significantly decrease the density in the area that is
currently allowed with the R-6 zoning district.
3204 EARL RUDDER FWY.S. • COLLEGE STATION,TX 77845 • T 979 260 6963 • ,979 260 3564
3. We will be providing a unique product to The City of College Station that will bring an
urban curb appeal to the area. The product is a two-story "walk-up" style townhouse that
is a detached unit constructed on its own lot.
4. We are proposing to impose a greater level of landscaping on our project than what is
required under the T-Townhouse zoning district.
5. We will be improving an underutilized piece of property and in doing so will increase the
City tax base.
Thank you very much. If you have any questions please do not hesitate to call.
Sincerely,
4 ‘r
James T. Batenhorst, PE
Civil Engineer
Cc: file
C
MITCHELL
MORGAN
October 31, 2014
Danielle Singh, P.E.
City of College Station
P.O. Box 9960
College Station, Texas 77840
RE: Traffic Impact Analysis for Proposed Townhome Project at 306 Redmond Drive
Dear Danielle,
Per the UDO Section 7.13.C.1, a TIA is required for PDD rezoning requests that are
expected to generate in excess of 150 trips in any peak hour. The PDD development
consists of 15 four-bedroom units, with the trip generation analyzed in two ways: 1)
trips per dwelling unit proposed by the PDD, and 2) trips per person residing in the
proposed PDD.
Below is a table showing the data from the Institute of Transportation Engineers, Trip
Generation Manual, 7th Edition, Volume 2 of 3, showing the information for the
Residential Condominium/Townhouse Land Use #230:
Average Rate Range of Rates
Trip Generation per Dwelling Unit
AM 0.44 0.15 - 0.97
PM 0.52 0.18- 1.24
Trip Generation per Person
AM 0.19 0.09 - 0.38
PM 0.24 0.15—0.57
Trip Generation per Dwelling Unit
Using the above rates for the average trips generated per dwelling unit, the average of
trips generated during the peak AM hour is 6.6 and 7.8 during the peak PM hour.
Calculating the trip generations with the highest end of the PM peak range there are
only 18.6 trips/DU generated. Given the above mentioned analysis, the number of trips
generated during the AM or PM peak hours does not exceed the 150 threshold;
therefore a TIA is not required for the project.
3204 EARL RUDDER FWY.S. • COLLEGE STATION,TX 77845 • T 979 260 6963 • F 979.260.3564
CIVIL ENGINEERING ' HYDRA!!!ICC • HYDRn!nr.Y
Trip Generation per Person
Because these units are all four bedroom units, the trip generation per person was also
analyzed. Using the above rates for the average trips generated per person, the average
of trips generated during the peak AM hour is 11.4 and 14.4 during the peak PM hour.
Calculating the trip generations with the highest end of the PM peak range there are
only 34.2 trips/person generated. Given the above mentioned analysis, the number of
trips generated during the AM or PM peak hours does not exceed the 150 threshold;
therefore a TIA is not required for the project.
Please let me know if you need any further information regarding the potential traffic
impact.
Sincerely, ..%,„.wo``
***********
%.
James T. Batenhorst, PE y' ' i
i
Civil Engineer y.�AM ST..DgatkiQR; ?;
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93631 ?t�:
Cc: file
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Tract One:
Being all that certain tract or parcel of land lying and being situated in the J.E.Scott League,Abstract No.50,College
Station,Brazos County,Texas.Said tract being all of Lots Eleven(11),Twelve(12),Thirteen(13),Fourteen(14)and Fifteen
(15),Block Four(4),Redmond Terrace,First Installment,according to the plat recorded in Volume 188,Page 295,Deed
Records of Brazos County,Texas and all of a called 0.44 acre tract described as being a portion of a called 3.450 acre tract as
described by a Deed to Wolf Creek Partners II,Ltd.,recorded in Volume 2237,Page 104,Official Records of Brazos County,
Texas.Said Lots 11-15 also being a portion of said 3.450 acre tract;
Said tract being more particularly described by metes and bounds as follows:
BEGINNING at a 5/8 inch iron rod set on the Southerly line of Redmond Drive(50'R.O.W.)marking the Northeast corner of
said Lot 15 and the Northwest corner of Lot 16,Block 4,Redmond Terrace,First Installment,for reference a 5/8 inch iron rod
found on the Southerly line of Redmond Drive bears: S 70°00'52" E for a distance of 12.40 feet;
THENCE S 17°51'48"W through said 3.450 acre tract along the common line of said Lots 15 and 16 for a distance of 209.28
feet to a point on the Northeast line of said 0.44 acre tract marking the common corner of said Lots 15 and 16;
THENCE S 41°46'54"E along the common line of said 0.44 acre tract and said Lot 16,Block 4 for a distance of 66.00 feet to
a 5/8 inch iron rod set marking the most Southerly corner of said Lot 16,Block 4,said iron rod set being on the North line of
the remainder of Lot 16,Block 2,F.S.Kapchinski Subdivision,according to the plat recorded in Volume"Y",Page 618-A,of
the Mechanic's Lien Records of Brazos County,Texas;
THENCE N 88°18'51"W along the common line of said 3.450 acre tract and said remainder of Lot 16,Block 2,for a
distance of 62.07 feet to a point marking the common corner of said Lot 16,Block 2 and Lot 19R,Block 1,F.S.Kapchinski
Subdivision,according to the plat recorded in Volume 4136,Page 133,Official Records of Brazos County,Texas;
THENCE N 72°06'32"W along the common line of said 3.450 acre tract and said Lot 19R for a distance of 306.46 feet to a
5/8 inch iron rod found marking the most Southerly corner of said Lot 11,Block 4,said iron rod found marking the East
corner of Lot 9,Block 4,Redmond Terrace,First Installment;
THENCE N 29°50'20"W along the common line of said Lot 11 and Lot 9 for a distance of 81.46 feet to a 5/8 inch iron rod set
marking the beginning of a clockwise curve having a radius of 100.00 feet;
THENCE along said curve,same being called the common line of said Lot 11 and Lot 9 as per the Deed calls of said 3.450 acre
tract(2237/104)through a central angle of 40°57'15"for an arc distance of 71.48 feet(Chord Bears:N 11°34'35"W-69.97
feet)to a cotton spindle set marking the ending point of said curve and the common corner of said Lot 9 and Lot 10,Block 4;
THENCE N 08°54'44"E along the common line of said Lot 11 and said Lot 10 for a distance of 125.31 feet to a point on the
Southerly line of Redmond Drive marking the common corner of said Lot 11 and Lot 10;
THENCE along the Southerly line of Redmond Drive for the following calls:
N 89°56'28"E for a distance of 69.44 feet to a 5/8 inch iron rod set marking the beginning of a clockwise curve having a
radius of 200.00 feet;
Along said curve through a central angle of 20°02'40"for an arc distance of 69.97 feet(chord bears:S 80°02'12"E-69.61
feet)to a 5/8 inch iron rod set marking the ending point of said curve;
S 70°00'52"E for a distance of 288.43 feet to the POINT OF BEGINNING,containing 2.413 acres of land,more or less.
Tract Two:
Lots Sixteen(16)and Seventeen(17),Block Four(4),Redmond Terrace First Installment,City of College Station,according to
plat thereof recorded in Volume 188,Page 295 of the Deed Records of Brazos County,Texas.
Tract Three:
•
e •
Being all that certain tract or parcel of land lying and being situated in the J.E.SCOTT LEAGUE,Abstract No.50,College
Station,Brazos County,Texas.Said tract being the same tract of land called 0.205 acres described as being a portion of a
called 3.450 acre tract as described by a Deed to Wolf Creek Partners II,Ltd.,recorded in Volume 2237,Page 104,Official
Records of Brazos County,Texas;
Said tract being more particularly described by metes and bounds as follows:
BEGINNING at a point marking the common corner of Lot 17 and Lot 18,Block 4,Redmond Terrace,First Installment,
according to the plat recorded In Volume 188,Page 295,Deed Records of Brazos County,Texas,marking the Northeast
corner of said 0.205 acre tract,said Lot 17 being a portion of said 3.450 acre tract and Lot 18 being a portion of a called 2.765
acre tract described as Parcel Two by a Deed to Wolf Creek Partners,Ltd.,recorded in Volume 1151,Page 504,Official
Records of Brazos County,Texas,for reference a 1/2 inch iron rod found on the Southerly line of Redmond Drive(50'
RO.W.)marking another common corner of said Lots 17 and 18 bears: N 15°18'24"W for a distance of 188.69 feet;
THENCE S 15°18'24"E along the common line of said 3.450 acre tract and said 2.765 acre tract for a distance of 54.91 feet
to a paint dot found marking the Southeast corner of said 0.205 acre tract;
THENCE N 89°38'32"W continuing along the common line of said 3.450 acre tract and said 2.765 acre tract for a distance
of 7.67 feet to a 1/2 inch iron rod found marking the Northeast corner of the remainder of Lot 16,Block 2,F.S.Kapchinski
Subdivision,according to the plat recorded In Volume"Y",Page 618-A,of the Mechanic's Lien Records of Brazos County,
Texas;
THENCE N 89°32'10"W along the common line of said 3.450 acre tract and said remainder of Lot 16 for a distance of
133.22 feet to a 5/8 inch iron rod set marking an angle point in said line;
THENCE N 89°27'46"W continuing along the common line of said 3.450 acre tract and said remainder of Lot 16 for a
distance of 86.59 feet to a 5/8 inch iron rod set marking the most Southerly corner of Lot 16,Block 4,Redmond Terrace,First
Installment;
THENCE N 08°29'06"E through said 3.450 acre tract and along the common line of said 0.205 acre tract and said Lot 16 for
a distance of 34.00 feet to a point;
THENCE N 86°38'06"E continuing through said 3.450 acre tract and along the common line of said 0.205 acre tract and
said Lot 16 and Lot 17,Redmond Terrace,First Installment,for a distance of 195.50 feet to a point marking an angle point in
the common line of said 0.205 acre tract and said Lot 17;
THENCE N 65°11'06"E along the common line of said 0.205 acre tract and said Lot 17 for distance of 14.10 feet to the
POINT OF BEGINNING,containing 0.206 of an acres of land,more or less.
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CONCEPT PLAN-306 REDMOND RMvo"' P T ' �� m
3.551 Acre Tract of Land actor.m1� ".' Pil la .g 2�'1–
U SITTON TOWNHOMES REDMOND �� 1
HEC-RAS Profile:100-Yr-Base(Continued)
Reach i River Sta I Profile Plan C Total Min Ch El W.S.Eley Crit W.S. E.G.Eley E.G.Slope Vel CMI Flow Area Top Width Fronde i CM
I (cfs) (0) (0) (9) (n) (M) Mk) (sq 8) (1)
MAIN-Lower 171.8 100-Yr-Base WPC All 2406.00 271.00 281.911 282.95 0.015888 8.85 332 95 77.17 0.57
MAIN-Lower 171.8 100-Yr-Base WPC-NI-Mod 2406.001 271.00 281.91 282.95 0.015888 8 85 332 95 77.17 0.57
MAIN-Lower 175.3 100-Yr-Base WPC All 2406.00 270.72 284.60 284.81 0.002490 428 904.331 262.37 _0.24
MAIN-Lower 175.3 100-Yr-Base WPC-All-Mod2406.00 270.72 284.60 284.81 0.002490 4.28 904.33 262.37 0.24
MAIN-Lower 179.4 100-Yr-Base WPC-AII - 2343.00 273.16 285.59 285.84 0.002682 4.33 760.66 223.24 0.25
Base 273.16 285.59 285.84 0.002682 4.33 760.66 223.24 025
MAIN-Lower 179.4 100-Yr-Ba.e WPC-Ali-Mod_r- 2343.00
MAIN-Lower 180.4 100-Yr-Base WPC-A1I 2343.00 273.01 285.85 286.38 0.006404 5.83 401.84 31.30 0.29
MAIN-Lower 180.4 100-Yr-Base 'WPC-All-Mod 2343.00 273.01 285.85 286.38 0.006404 5.83 401.84 31.30 029
MAIN-Lower 180.76 Culvert
MAIN-Lower 181.12 100-Yr Base WPC-All 2343.00 273.01 286.62 278.59 287.08 0.000214 5.45'! 57422 36643 0.26
MAIN-Lower 181.12 100-Yr-Base WPC-AII-Mod 2343.00 273.01 286.62 278.59 287.08 0.000214 5.45 574 22 366 43 026
MAIN-Lower 182.4 100-Yr-Base WPC-All 2343.00 273.80 286.94 287.19 0,001822 4.00 612.63 152.45 0.27
MAIN-Lower 182.4 100-Yr-Base WPC-All-Mod 2343.00 273.80 286.94 287.19 0.001822 4.00. 612.63. 152.45 0.27
MAIN-Lower 185.5 100-Yr-Base WPC-All 2343.00 276.30 287.56 288.06 0.004224 575, 435.65 110.501 0.41
MAIN-Lower 185.5 100-Yr-Base WPC-All-Mod _-- 2343.00 276.30 28756 288.06 0.004224: 5.75 435.65 110.501 0.41
MAIN-Lower 188 100-Yr-Base WPC-AII 2343.00 276.75 288.51 288.85 0.002417 4.80 583.22 211.971 0.32
MAIN-Lower 188 •100-Y8 Base 0-PC-All-Mod 2343.00 273.80 288.46 288.73 0.001785 443 642.18 13563! 0.27
MAIN-Lower 190.8 1100-Yr-Base WPC-All i 2280.00 274.69 289.10 28925 0.000896 3.46 956.03 277.59 0.19
MAIN-Lower 190.8 100-Yr-Base WPC-All-Mod 2280.00 274.73 288.93 289.16 0.001380 4.19 726.61 167.43 0.241
MAIN-Lower 193.5 100-Yr-Base WPC-All 2280.00 275.06 289.38 289.59 0.001601 4.38 95088 437.33 0.25
MAIN-Lower 193.5 1100-Yr Base 0-PC-All-Mod 2280.00 274.89 289.33 289.54 0.001410, 4.13 795.98 25493, 0.24
TributaryC 0.60 '100-Yr-Base 'WPC-All 142420 275.99 289.51 289.61 0.000233 2.60 781.97 397.79 0.18
Tributary C 0.60 100-Yr-Base WPC-All-Mod 1424.20 275.99 289.49 289.56 0.000174 2.30 922.40 308.96 0.15
•
Tributary C 1.70 100-Yr-Base 0-PC-All 142420 276.14 289.51 289.65 0.0003541 3.12 573.62 282.35 021
Tributary C 1.70 100-Yr-Base 0-PC-All-Mod 1424.20 276.14 289.48 289.60 0.000303 2.99 65823 229.39 020
TributaryC 2.30 100-Yr-Base .WPC-All 1424.20 275.62 289.58 289.67 0.000198 2.48 701.22 273.95 0.16
Tributary C 2.30 100-Yr-Base WPC-All-Mod I 1424.20 275.62 289.52 289.61 8.000188 2.46 689.80 239.59 0.16
Tributary C 2.53 102Yr-Base 0-PC-All 142420 275.34 289.57 281.89 289.69 0.000246 2.81 698.31 298.98 0.18
Tributary C .2.53 100-Yr-Base WPC-All-Mod 142420 275.34 289.52 281.91 289.63 0.000225 2.76 697.55 279.55 0.17
Tributary C 2.765 - -_ Culvert
Tributary C 3.00 102Yr-Base WPC-All 142420 279.40 289.66 28524 289.88 0.000676 4.02 585.86 356.86 028
Tributary C 3.00 100 Yr-Base 0-PC-All-Mod 142420 279.40 289.55 28524 289.79 0.000739 4.16 546.02 348.19 029
Tributary C .3.20 .100-Yr-Base WPC-All 1424.20 279.46 289.69 289.92, 0.000696 3.99 45620 188.44 0.29
Tributary C 3 20 100-Yr-Base WPC-All-Mod 1424.20 279.46 289.58 289.83 0.000749 4.10 435.99 187.99 0.30
Tributary C 3.80 100-Yr-Base WPC-All 142420 279.57 289.72 289.97 0.000749 4.08 448.62 173.60 0.30
Tributary C 3.80 100-Yr-Base WPC-All-Mod 1424.20 279.57 289.62 289.88 0.000801 4.19 430.53 172.92 0.31
Tributary C 4.30 100-Yr Base 0-PC-All 1424.20 279.64 289.68 290.06 0.001353 4.92 289.20 59.70 0.39
Tributary C .4.30 100-Yr Base WPC-All-Mod , 1424.20 279.641 289.58 289.971 0.001412 5.03 283.17 58.39 0.40
Tributary C 4 85 100-Yr-Base WPC-All i 1424.20 278.90 289.65 290.19 0.001618 5.89 241.86 41.19 0.43
Tributary C 4.85 100-Yr-Base WPC-All-Mod • 1424.20 278.90 289.55 290.10 0.001693 5.99 237.76 40.83 0.44
Tributary C 5.25 100-Yr-Base WPC-All 5 1424.20 278.49 289.88 290.25 0.000911 4.87 292.71 43.12 0.33
Tributary C 5.25 102Yr-Base WPC-All-Mod 1424.20 278.49 289.80 290.17 0.000944 4.93 288.91 42.88 0.33
Tributary C 5.45 100-Yr-Base 0-PC-All _142420 278.30 289.96 284.77 29028 0.000903 4.54 313.91 49.70 0.32
Tributary C 5.45 100-Yr-Base WPC-Ail-Mod 1424.20 278.30 289.88 284.77 29021 0.000936 4.60 309.62 49.32 0.32
Tnbutary C 5 600 1 Culvert
Tnbutary C 5.95 100-Yr-Base 5BIPC-6ll 1424.20 280.72 291.42 288.55 291.68 0.000569 423 507.90 252.66 027
Tributary C 5.95 100-Yr-Base WPC-All-Mod 1424.20 280.72 291.41 286.55 291.68 0.000571 424 506.30 251.57 027
Tr ihutary C 6.05 100-Yr-Base WPC-WI 1403.40 281.37 291.41 291.71 0.000761 4.54 402.69 204.67 0.31
Tributary C 6.05 100-Yr.Base WPC-All-Mod 1403.40 281.37 291.40 291.70 0.000764 4.55 401.37 20322 0.31
Tributary C 6.60 102Yr-Base WPC-All 1403.40 282.18 291.36 291.80 0.001203 5.39 282.53 97.04 0.38
Tributary C 6.60 100-Yr-Base WPC-All-Mod 1403.40. 282.18 291.35 291.80 0.001207 5.39 281.92 96.42 0.38
Tributary C 7.30 100-Yr Base WPC-All 1403.40 282.57 291.43 291.90 0.001417 5.52 25426 52.58 0.41
Tributary C 7.30 102Yr-Base •WPC-All-Mod 1403.40 28257 291.42 291.90 0.001422 5.53 253.95 51.67 0.41
Tributary C 8.00 100-Yr-Base WPC-All 1403.40. 282.43 291.59 292.00 0.001318 5.19 270.77 53.60 0.40
Tributary C 8.00 102Yr-Base WPC-All-Mod 1403.40 282.43 291.58 292.00 0.001322 520 270.48 53.58 0.40
Tributary C 9.00 100-Yr-Base ,WPC-AII 1403.40 283.13 291.70 292.17 0.001666 5.51 254.76 52.74 0.44
Tributary C 9.00 102Yr-Base WPC-All-Mod 1403.40 283.13 291.69 292.16 0.001671 5.51 254.49 52.71 0.44
Tributary C 9.70 100-Yr-Base 0-PC-All 1403.40 283.34 291.79 292.31 0.001964 5.81 241.45 51.89 0.47
Tributary C 9.70 100 Yr Base WPC-AII-Mod 1403.40 283.34 291.78 292.31 0.001969 5.82 24120 51.86 0.48
HEC-RAS Profile:100-Yr-Base
Reach River Ste . Profile Plan 3 Total Min Ch El W.S.Elev Crit W.S. E.G.Elev E.G.Slope Vol Chnl Flow Area Top Width Froude I Chi
J _.. (ole) (1t) (8) (0) (8) (8M) ((5) (sq 8) __.(ft)
M
MAIN-Lower 61 100-Yr Base WPC-All-Mod 4 4933.00 240.00 252.03 248.74 252.10 0.001027 3.34 2841.62 721 35 0.20
_ 0.001027 3.34 2841.62' 721 35
0.20
- r ase - .1
MAIN-Lower 69 100-Yr Base WPC-All 4933.00 245.00 253.08 253.08 255.63
0.025759 13.04 403.17 85.65 0.93
MAIN-Lower 89 100-Yr-Base WPC-All-Mod 4933.00 245.00 253.08 253.08 255.63 0.025759 13.04 403.17 85.65 0.93
(MAIN-Lower 70 1100-Yr-Base WPC-Ail 4933.00 246.11 255.59 257.97 0.020498 12.39 398.17 42.00 0.71.
MAIN-Lower 70 100-Yr-Base WPC-All-Mod 4933.00 246.11 255.59 257.97 0.020498 12.39 398.17 42.00 0.71
MAIN-Lower 71.85 Bridge
MAIN-Lower 73.7 ..100-Yr-Base WPC-All 4933.00 247.32 259.73 254.86 261.13 0.000590 9.46 521.22 42.00 0.47
'MAIN Lower 73.7 1100-Yr-Base WPC-All-Mod 4933.00 247.32 259.73 254.86 261.13 0.000590 9.46 52122 42.00 0.47
MAIN-Lower 75.1 100-Yr-Base WPC-All _ 4933.00 245.93 261.55 261.57 0.000136 1.57 5836.45 1041.51 0.08
MAIN-Lower 75.1 100-Yr.Base WPC-AII-Mod 4933.00 245.93 261.55 261.57 0.000136 1.57 5836.45 1041.51 0.08
MAIN-Lower 77.7 100-Yr-Base WPC-Ali 4933.00 243.25 261.59 261.63 0.000311 2.43 3785.60 686.90 0.11
MAIN-Lower 77.7 100-Yr-Base WPC-All-Mod 4933.00. 243.25 261.59 261.63 0.000311 2.43 3785.60 686.90 0.11
MAIN-Lower 80.8 100-Yr-Base WPC-All 4933.00 246.39 261.69 261.77 0.000814 3.33 2894.20 721.07 0.17
MAIN-Lower 80.8 100-Yr Base WPC-All-Mod 4933.00 246.39 261.69 261.77 0.000814 3.33 2894.20 721.07 0.17
MAIN-Lower 63 6 100 Yr Base WPC-All 4933.00 246.37 261.90 262.06 0.001773 4.64 2143.80 613.86 0.24
MAIN-Lower 83.6 100-Yr-Base .WPC-All-Mod 4933.00 246.37 261.90 262.06 0.001773 4.64 2143.80 613.86 0.24
MAIN-Lower 85 55 100-Yr-Base 5°/PC-All 4933.00 246.64 262.30 262.46. 0.002083 4.38 1863.90 458.34 0.25
MAIN-Lower 85.55 100-Yr-Base WPC-Ail-Mod 4933.00 246.64 262.30 262.46 0.002083 4.38 1863.90 458.34 0.25
MAIN-Lower 88.15 100-Yr Base .WPC-All 4933.00 246.61 262.85 263.05 0.002356 4.53 1641.07 380.13 0.26
MAIN-Lower 88.15 100-V Base 'WPC AII Mod 4933.00 246.61 262.85 263.05 0.002356' 4.53 1641.07 360.13 0.28
MAIN-Lower 91.9 100-Yr Base _WPC-AII 4933.00 247.49 263.60 263.78, 0.002260 4.46 1634.84 323.92 025
MAIN-Lower 91.9 100-Yr-Base ;,WPC-AII-Mod 4933.00 247.49 263.60 263.78 0.002260 4.46 1634.84 323.92 025
MAIN-Lower 95 100-Yr-Base WPC-All 4933.00 251.96 264.34 264.53 0.002546 4.71 1560.69 358.16 0.26
MAIN-Lower 95 100-Yr-Base WPC-All-Mod 4933.00 251.96 264.34 264.53 0.002546 4.71 1560.69 358.16 0.26
MAIN-Lower 98.55 100-Yr-Base WPC-All 4933.00 252.58 264.97 265.05 0.001312 3.51 2428.88 570.01 0.20
MAIN-Lower 98.55 100-Yr-Base WPC-All-Mod 4933.00 252.58 264.97 265.05 0.001312 3.51 2428.88 570.01 020
MAIN-Lower 103 100-Yr-Base WPC-All 4531.00 254.00 265.03 26528 0.000289 4.89 1646.07 350.22 0.26
MAIN-Lower 103 100-Yr Base WPC-AII-Mod 4531.00 254.00 265.03 26528 0.000289 4.89 1646.07 350.22' 0.26
MAIN-Lower 108.1 100 Yr Base WPC-AII 4531.00 254.00 265.15 265.37 0.000222 4.33 1387.09 164.89, 0.23
MAIN-Lower 108.1 100-Yr Base WPC-All-Mod 4531.00 254.00 265.15 265.37 0.000222 4.33 1387.09 164.89' 0.23
MAIN-Lower 112 100-Yr Base WPC-All 4531.00 254.00 265.38r 265.42 0.000029 1.61 3257.50 388.91 0.08
MAIN-Lower 112 100-Yr-Base WPC-All-Mod 4531.00 254.00 265.38 265.42 0.000029 1.61 3257.50 388.91 0.08
MAIN-Lower 112.9 100-Yr-Base WPC-All 4531.00 254.00 265.30 265.48 0.000154 3.66 1559.43 215.40 0.19
MAIN-Lower 112.9 100-Yr-Base WPC-All-Mod 4531.00 254.00 265.30 265.48 0.000154 3.66 1559.43 215.40, 0.19
MAIN-Lower 113.9 100-Yr-Base WPC-All 4531.00 254.19 264.67 26620 0.008414 10.04 477.24 49.061 0.55
MAIN-Lower '113.9 100-Yr Base WPC-All-Mod 4531.00 254.19 264.67 26620 0.008414 10.04 477.24 49.061 0.55
MAIN-Lower 115.05 Bridge
MAIN-Lower 116.2 100-Yr-Base WPCAll4531.00 255.34 268.20 262.45 26927 0.000235 8.33 595.68 50.68 0.41
,MAIN-Lower 116.2 100-Yr-Base WPC-Ali-Mod 4531.00 255.34 268.20 262.45 26927 0.000235 8.33 595.68 50.66 0.41
MAIN-Lower 116.7 100-Yr-Base WPC-All 4531.00 255.34 269.31 269.54 0.000860 3.98 1319.39 186.50 021
MAIN-Lower 116.7 100-Yr-Base WPC-AII-Mod 4531.00 255.34 269.31 269.54 0.000860 3.98 1319.39 186.50 021
MAIN-Lower 1192 100-Yr-Base WPC-Ali 4128.00 256.12 269.65 269.69 0.000346 2.53 2960.39 474.14 0.13
MAIN-Lower 119.2 100-Yr-Base WPC All-Mod 4128.00 256.12 269.65 269.69 0.000346 2.53 2960.39 474.14 0.13
MAIN-Lower 124 100-Yr-Base WPC-All 4128.00 256.42 269.38 270.56 0.009232 9.67 618.43 179.95 0.60
MAIN-Lower '124 100-Yr-Base WPC-All-Mod 1 4128.00 256.42 269.38 270.56 0.009232 9.67. 618.43 179.95 0.60
MAIN-Lower 126 100-Yr-Base WPC-All 4128.00 256.00 27124 271.40 0.001256' 3.80 1694.56 444.13 023
1 MAIN-Lower 126 100-Yr-Base WPC-AII-Mod 4128.00 256.00 271.24 271.40 0.001256 3.80 1694.56 444.13 023
MAIN-Lower 130.9 100 Yr Base WPC-All 4128.00 258.00 271.96 272.03 0.000878 3.03 2619.25 570.19 0.15
MAIN-Lower 130.9 100-Yr-Base WPC-All-Mod 4128.00 258.00 271.96 272.03 0.000878 3.03 2619.25 570.19 0.15
MAIN-Lower 135.6 100-Yr-Base WPC-All 4128.00 258.00 272.47 272.54 0.001300 2.87 2367.85 557.32 0.17
MAIN-Lower 135.6 100-Yr-Base WPC-AB-Mod 4128.00 258.00 272.47 272.54 0.001300 2.87 2367.85 557.32 0.17
MAIN-Lower 145.6 100-Yr-Base WPC-All 2841.00 259.00 273.38 273.65 0.005412 5.32 857.11 259.54 0.31
MAIN-Lower 1456 100-Yr-Base WPC-All-Mod 2841.00 259.00 273.38 273.65 0.005412 5.32 857.11 259.54 0.31
MAIN-Lower1156 4 100-Yr-Base WPC-All 2841.00 267.52 277.42 277.64 0.003979 4.52 896.49 228.85 0.30
(MAIN-Lower 1156.4 100-Yr Base ,WPC-All-Mod 2841.00 267.52 277.42 277.64 0.003979 4.52 896.49 228.85 0.30
MAIN-Lower 160.2 100-Yr-Base WPC-All 2787.00 266.79 278.48 278.62 0.002481 3.95 1115.80 291.65 0.24
MAIN-Lower 160.2 100-Yr-Base WPC-Alt-Mod 2787.00 266.79 278.48 278.62 0.002481 3.95 1115.80 291.65 024
I MAIN-Lower 163 100-Yr-Base WPC-All 2787.00 268.98 279.26 279.37 0.002565 3.81 1256.50 348.74 024
'MAIN-Lower 163 100-Yr-Base WPC-All-Mod 2787.00 268.98 27926 279.37 0.002565 3.81 1256.50 348.74 024
HEC-RAS Profile:100-Yr-Base(Continued)
Reach River Sta Profile Plan Q Total Min Ch El W.S.Elev Crit W.S. E.G.Elev E.G.Slope j Vel Chnl Flow Area Top WO Frau,*8 CM"
(51s) :. (8) (8) (8) (15) (O/8) 1 (RIMW) (sI --_- (0).
•
'Tributary C 10.70 100-Yr Base WPC-All-Mod 1403.40 283.46 291.95 292.53 0.002165 6.10 220 92 48.49 0.49
ry C 10.70 00-Y,Base WPC-All 1403.40 283.46 291.96 292.53 0.002160
6.10 229.91 48.49 0.49
Tributary C 11.70 100-Yr-Base WPC-All 1403.40 283.68 292.20 292.73 0.001820 5261 239.57 46.85 0.46
Tributary 11.70 1100-Yr-Base WPC-All-Mod j 1403.40 283.68 292.20 292.73 0.001824 5.86 239.40 46.84 0.46
Tributary C 12.70 100-Yr-Base WPC-All 1403.40 284.27 292.21 293.08 0.003420 7.46 188.01 41.92 0.62
Tributary C 12.70 100-Yr-Base WPC-AII-Mod 1403.40 284.27 292.21 293.08 0.003427 7.47 187.86 41.90 0.62
Tributary C 13.30 100-Yr-Base WPC-All 1367.30 284.56 292.83 289.63 293.35 0.002113 5.73 238.48 48.87 0.46
Tributary C 13.30 100-Yr-Base WPC-All-Mod 1367.30 284.56 292.83 289.63 293.34 0.002115 5.74 238.38 48.85 0.46
Tributary C 113.800 Calved
Tributary C 14.30 100-Yr-Base W1°C-All 1367.30 284.50 294.37 289.08 294.56 0.000502 3.71 572.19 302.69 0.23
'_Tributary C 14.30 100-Yr-Base WPC-All-Mod 1367.30 284.50 294.37 289.08 294.56 0.000503 3.71 571.85 302.62 0.23
-.
Tributary C 14.70 100-Yr-Base WPC-All 1367.30 284.00 294.60 294.61 0.000058 1.27 1632.43 476.89 0.09
(Tributary C 14.70 100-Yr-Base .WPC-All-Mod 1367.30 284.00 294.59 294.61 0.000058 1.27 1632.03 476.78 0.09
MAIN-Upper 195.5 100-Yr Base WPC-All 891.00 27625 289.74 289.75 0.0001901, 1.26 1289.21 557.19 0.08
MAIN-Upper 195.5 100-Yr-Base WPCAII-Mod 891.00 27625 289.68 289.69 0.0002011 1.29 1257.11 553.01 0.08
MAIN-Upper 197.5 102Yr-Base WPC-All 891.00 280.50 289.77 289.81 0.000243 1.76 636.13 122.67 0.11
MAIN-Upper 197.5 100-Yr-Base WPCAII-Mod 891.00 280.50 289.71 289.75 0.000250 1.77 629.31 122.11 0.12
MAIN-Upper 199.5 102Yr-Base WPC-All _891.00 282.00 289.82 289.89 0.000578 2.30 48725 132.50 0.17
MAIN-Upper 199.5 100-Yr-Base WPC-All-Mod 891.00 282.00 289.76 289.84 0.000599 2.32 480.10 131.47 0.17
I MAIN-Upper 203.5 100-Yr-Base WPC-All 891.00 286.00 290.14 290.14 291.33 0.022317 9.89 13123 63.14 0.95
1 MAIN-Upper 203.5 100-Yr-Base WPC-All-Mod 891.00 286.00 290.14 290.14 291.33 0.022317 9.89 13123 63.14 0.95
•
MAIN-Upper 205.5 100-Yr-Base WPC-All 891.00 287.00 292.79 29125 293.16 0.004558 6.06 258.96 9028 0.46
MAIN-Upper 205.5 100-Yr-Base WPC-All-Mod 891.00 287.00 292.79 29125 293.16 0.004558 6.06 258.96 9028 0.46
MAIN-Upper 207.3 100-Yr-Base WPC-AJI 891.00 287.50 293.54 294.19 0.006533 6.74 161.64 48.62 0.54
MAIN-Upper 207.3 100-Yr-Base WPC-All-Mod 891.00 287.50 293.54 294.19 0.006533 6.74 161.64 48.62 0.54
MAIN-Upper 209.8 100-Yr-Base WPC-All 891.00 289.00 295.41 295.95 0.007557 6.84 185.66 50.85 0.50
MAIN-Upper 209.8 100-Yr-Base WPC-All-Mod 891.00 289.00 295.41 295.95 0.007557 6.84 185.66 50.85 0.50
MAIN-Upper 211.8 102Yr-Base WPC-All 691.00 291.00 296.93 296.46 297.77 0.012278' 8.19 125.56 55.31 0.69
MAIN-Upper 211.8 100-Yr-Base WPC-All-Mod 691.00 291.00 296.93 296.46 297.77 0.012278 8.19 125.56 55.31 0.69
_-- 2 187.53 42.31 0.39
MAIN-Upper 2124 100-Yr Base WPC-All 691.00 290.96 297.84 298.22 0.002869 5.76
MAIN-Upper ' 0.002869 5.76
pp X724 100-Vr Base .WPC.-All-Mod b 691.00 290.96 297.84 298.22 187.53. 42.31 0.39
a
MAIN-Upper 212.6 Culvert i
MAIN-Upper 212.8 100-Yr-Base WPC-021 691.00 290.96 300.82 29529 301.07 0.000248 4.49 409.74. 135.30 025
MAIN-Upper 212.8 100-Yr-Base WPC-All-Mod 691.00 290.96 300.82 29529 301.07 0.000248 4.49 40974 135.30 025
MAIN-Upper 213 100-Yr-Base WPC-AII 647.00 290.00 301.11 301.14 0.000179! 1.741 630.69 242.71 0.10
MAIN-Upper 213 100-Yr-Base WPC-All-Mod 647.00 290.00 301.11 301.14 0.000179 1.74 630.69 242.71 0.10
MAIN-Upper 213.07 100-Yr-Base WPC-All 647.00 290.00 301.11 301.14 0.000178 1.74 631.001 242.75 0.10
MAIN-Upper 213.07 100-Yr-Base WPC-All-Mod 647.00 290.00 301.11 301.14 0.000178 1.74 631.00- 242.75 0.10
MAIN-Upper 213.2 100-Yr-Base WPC-All 647.00 290.70 301.13 301.15 0.000084 124 829.80 201.32 0.07
MAIN-Upper 213.2 100 Yr-Base .WPC-All-Mod 647.00 290.70 301.13 301.15 0.000084 124 829.80 201.32 0.07
MAIN-Upper 213.591 '0 Ini Sbuet
MAIN-Upper 214.08 100-Yr-Base WPC-All 647.00 290.70 302.22 295.13 30223 0.000045, 0.98 1064.80 229.51 0.05
MAIN-Upper 214.08 100-Yr-Base WPC-All-Mod 647.00 290.70 302.22 295.13 302.23 0.0000457 0.98 1064.80, 22951 0.05
MAIN-Upper 215.7 100-Yr-Base 'WPC-All 647.00 29200 302.22 302.25 0200193 1.67, 534.77 144.56 0.11
__.
iMAIN-Upper 215.7 100-Yr Base WPC-All-Mod 647.00 29200 30222' 302.25 0.0001993 167 534.77 144.56 0.11
•
I MAIN-Upper 217.6 100-Yr-Base WPC-All 647.00 294.00 302.24 30229 0.000169 1.70' 380.90 8742 0.14
MAIN-Upper 217.6 100-Yr-Base WPC-All-Mod 647.00 29400. 302.24, 30229 0.000169 1.70 380.90 8742 0.14
MAIN-Upper 219.7 100-Yr-Base WPC-All 550.00 296.00 302.25 302.36 0.000510 2.72 202.46 4924 024
MAIN-Upper 219.7 100-Yr-Base WPC-All-Mod 550.00 296.00 30225 302.36 0.000510 2.72 20246 49.24 024
MAIN-Upper 22025 100-Yr-Base 'WPC-All 550.00 297.00 301.86 302.89 0.006559 8.17 67.28 14.00 0.66
MAIN-Upper 220.25 1100-Yr-Base WPC-All-Mod 1 550.00 297.00 301.86 302.89 0.006559 8.17 67.28 14.00 0.66
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Redmond Condos Rezoning — College Station
Community Benefit
INTRODUCTION
The purpose of this letter is to present an analysis for the community benefits achieved in
support for a rezoning of the property from GS — General Suburban to PDD — Planned
Development in preparation for 15 condominiums and associated parking to be constructed on
the property. The Redmond Condos project is located in College Station generally at 306
Redmond Drive. This project will contain 15, 4-bedroom attached units on a 2.99 acre site.
GENERAL LOCATION & DESCRIPTION
The Redmond Condos property is located west of the intersection of Redmond Drive and Texas
Avenue. The property is bounded by Redmond Drive to the north, an existing apartment building
owned by Meridian H&H, LLC, located on Lot 18 Block 4 of the Redmond Terrace First
Intallment to the east, and Wolf Pen Creek to the south. The tract to the west of is Redmond
Terrace First Installment Lots 11-14, Block 4 and then west of that is Lot 10, Block 4 Redmond
Terrace First Installment which is a single family residential home. The project will include
dwelling units, sidewalks, parking lot, onsite storm sewer and a detention pond. An overall site
layout for this property can be seen in Exhibit 2.
This property is located within the floodplain Zone AE as shown on the Federal Emergency
Management Agency (FEMA) Flood Insurance Rate Map (FIRM) panel 48041C0305F, with an
effective date of April 2, 2014 (Exhibit 1). This property is located between cross sections M&N
as seen on the FEMA map panel. According the FEMA Flood Insurance Study (FIS) the 100-
year water surface elevation associated with these cross sections are 287.5 and 289.1,
respectively.
i ! ?
Figure 1- Existing Property Conditions View looking from the Northeast Property Corner toward
the Wolf Pen Creek in the background
The site is currently vacant and consists of mainly grassland as shown on Figure 1.
Redmond Condos-College Station 1
Rezoning—Community Benefit Letter
At the rear of the property there are several overhead utility poles that run along the creek bank
as seen below.
s
aef
y
Figure 2- Existing Property Conditions View looking
toward the creek at the overhead utilities
PRIMARY DRAINAGE BASIN & SITE FLOODPLAIN DESCRIPTION
The proposed project site is located within the Wolf Pen Creek Watershed. As demonstrated in
Exhibit 1, the property does lie within the detailed study per the FEMA FIRM panel 0305F, with
a revised date of April 2, 2014.
Runoff from the development flows in a southeastern direction to Wolf Pen Creek which is
located along the southern property line. From the FEMA FIS, the 100-year flood elevations
have been determined for this section of creek. The FEMA FIS was based upon a detailed
hydraulic study that was performed on the creek several years ago. Additional cross sections
were included in that model that were not adopted or included in the FIS. Three cross sections
were used from this hydraulic study and can be seen on Exhibit 3. The comparison of these
three cross sections vs cross sections M&N from the FEMA FIS can be seen in Table 1 below.
Cross-section 190.8 is located just west of the site, cross-section 188.0 crosses through the
middle of the site, and cross-section 185.5 is located just east of the site.
Table 1- 100-Year Base Flood Plain Water Surface Elevations
for Wolf Pen Creek near Proposed Redmond Condos
Cross- Base Flood FEMA FIS FEMA FIS
Section Elevation (ft) Cross Section # Base Flood
Elevation (ft)
XS-190.8 289.10 N 289.1
XS-188.0 288.51
XS-185.5 287.56 M 287.5
Redmond Condos- College Station 2
Rezoning—Community Benefit Letter
Using these known base flood elevations, the 100-year floodplain was transferred to the
surveyed topography to construct a more accurate floodplain for the property. This topo rectified
floodplain was used in determining proposed floodplain fill, compensatory storage volume and
detention pond backwater elevation from the creek. (Exhibit 3).
COMPENSATORY STORAGE
The proposed site will require construction within the 100-year floodplain. The parking lot and
foundation will require fill to be placed in order to raise the finished floor elevations above the
100-year floodplain and direct drainage runoff to the detention pond. The total amount of fill
required for construction will be compensated (balanced) with the creation of additional creek
flood storage on the property.
COMMUNITY BENEFITS
We understand that in order to fill within the floodplain on this property it will have to first be
rezoned in compliance with the remainder of the property (i.e. we cannot place improvements
associated with our multi-family project on the GS- General Suburban zoned property). In an
effort to rezone this section we must show a community benefit with this project. To achieve
community benefits we have several ideas with varying results.
Creek Improvements
Certainly with reshaping the creek (laying slopes back) to achieve compensatory storage we
place the creek slopes in a much more maintainable fashion.
Culvert Improvements— Redmond
Another improvement that was explored was improving the culvert on Redmond Drive just to the
north of this property. The current culvert consists of 3 - 5ft diameter pipes. The hydraulic
model was modified to change this culvert to 3 - 6ft x 6ft box structures. The results of this
modification can be seen on Exhibit 4. As seen there is not much improvement in the elevation
of the 100-year floodplain with this modification. We don't believe that the cost of this
improvement helps with the community benefit of flood reduction.
Culvert Improvements— Milliff
Another improvement that was not hydraulically modeled but was explored was improving the
culvert on Milliff Road located behind Jason's Deli. Again, the current culvert consists of 3 - 5ft
diameter pipes. As seen on Exhibit 5, there is significant backwater effect from the culvert on
Milliff. Although improving this culvert might improve localized flooding on that street it will not
do much for flood reduction in the area as a whole. It's effects will likely be similar in nature to
the 100-year floodplain depicted on Exhibit 4 and labeled "Proposed 100-year Floodplain".
Underground Electrical along Creek
As seen in the picture above there are utility poles along the creek behind this property. One
benefit that could arise from this project is buring those utility lines thereby lessening the
maintenance burden on the utility provider. From visual inspection the overhead utilities that
appear to be affected and would benefit from this construction are franchised utilities.
Hike/Bike Path from Park Place Street across Creek to Redmond Drive
One other community benefit that could be offered is a hike and bike path that would be
constructed from Park Place to Redmond Drive. An approximate location of this is shown in
Exhibit 6. The pedestrian bridge would be of similar style to those used along Wolf Pen Creek
within Wolf Pen Creek Park downstream of this location. It would be a free span of the creek so
that there are no piers that would affect the creek hydraulics.
Redmond Condos-College Station 3
Rezoning—Community Benefit Letter
ATTACHMENTS
EXHIBIT 1: General Location Map — FEMA Firmette
EXHIBIT 2: Overall Site Plan Layout
EXHIBIT 3: Cross Section Maps
EXHIBIT 4: 100-year Floodplain Locations (Existing, M&M & With Improvements)
EXHIBIT 5: Wolf Pen Creek Flood Profile
EXHIBIT 6: Hike/Bike Path Layout
Redmond Condos-College Station 4
Rezoning—Community Benefit Letter
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