HomeMy WebLinkAboutStaff CommentsSTAFF REVIEW COMMENTS NO. 2
Project: KENNY COTTEN'S BBQ (SP) - 04- 00500242
PLANNING
1. As discussed, if in the future the detention pond is visible from the roadway it
will need to be screened.
2. FYI: the inside dimensions of the dumpster enclosure must be 12 x 12. Any
bollards, gates, etc. must be out of this area. Please also be aware that the
gates must be able to be secured open for sanitation service.
Reviewed by: Jennifer Prochazka Date: December 3, 2004
LAN DSCAPING /STREETSCAPING /BUFFER
1. Provide a general note that 100% coverage of groundcover, decorative
paving, decorative rock, or a perennial grass is required in parking lot islands,
swales and drainage areas, the parking lot setback, rights -of -way, and
adjacent property disturbed during construction. (the general note that you
have provided does not cover everything)
2. When any calculation requires a number that is not a whole number, you
must use the next whole number. Your streetscape tree plantings should be
adjusted.
3. Shrubs used for parking screening do earn landscape points.
4. 1 am unable to check most of the shrub species placement and number
because the symbols used in the legend and on the plan do not match in all
cases.
Reviewed by: Jennifer Prochazka Date: December 3, 2004
ENGINEERING
1. By separate instruments, provide offsite easements for storm sewer and
detention pond as well as joint/cross access easements.
Reviewed by: Alan Gibbs
Date: December 28, 2004
NOTE: Any changes made to the plans, that have not been requested by the City of College Station, must be
explained in your next transmittal letter and "bubbled" on your plans. Any additional changes on these plans
that have not been pointed out to the City, will constitute a completely new review. 2 of 2
M I T
V CHELL 1 mt I
MORGAN
November 10, 2004
Alan Gibbs, P.E.
Assistant City Engineer for Development
Development Services
P.O. Box 9960
College Station, TX 77840
RE; Kenny Cotten's BBQ Restaurant —Water and Fire Flow Analysis
Dear Alan:
Below is the water analysis for the Kenny Cotten's BBQ Restaurant. Domestic flows were
based on water consumption for the existing Cotten's BBQ in Robstown, Texas. The
proposed Kenny Cotten's Restaurant in College Station is approximately twice the size of
the existing Cotten's BBQ, so the existing consumption values were doubled for analysis.
The unpeaked domestic flow was calculated to be 5666.67 gpd (3.94 gpm). Using a
peaking factor of 4, the peak domestic flow was calculated to be 22,666.67 gpd (15.74
gpm). Historical consumption values were used for the water analysis because these flows
are greater than those calculated by the methods presented in the February 2004 B /CS
Unified Design Manual.
Kenny Cotten's Restaurant is 19,900 square feet and equipped with an automatic fire
sprinkler system, requiring a fireflow of 1875 gpm. Fireflow requirements were calculated
using the 2000 International Fire Code. The City of College Station allows up to a 50%
reduction for sprinkler equipped buildings. A building type of V -B was used to determine
the worst -case fireflow requirements because the building material used is not fire - rated.
Please see attached excerpt from the 2000 International Fire Code (Exhibit 1).
The 2000 International Fire Code was the method used to determine fireflows per February
2004 B /CS Unified Design Manual other /hi -rise category for fire calculations. Page 5 of the
manual states:
"For onsite fire hydrants needed to obtain coverage of commercial or other high
density uses, the design engineer shall consult the City Fire Marshal to obtain the
specific fire flow demands for each project via the International Fire Code."
511 UNIVERSITY DRIVE EAST, SUITE 204 COLLEGE STATION, TX 77840 • T 979.260.6963 • s 979.260.3564
CIVIL ENGINEERING . HYDRAULICS HYDROLOGY UTILITIES . STREETS • SITE PLANS • SUBDIVISIONS
info@mitchellandmorgan.com www.mitchellandmorgan.com
Using the updated College Station water system model in MIKE NET, a domestic flow of
15.74 gpm, and a fireflow of 1875 gpm, flows and pressures in the lines adjacent to the
hydrants are as follows:
Please see the attached MIKE NET report for pipe and junction locations as well as
additional - results (Exhibit 2).
The proposed lines are sufficient for the fire flow requirements for Kenny Cotten's
Restaurant. In both analyses flows were kept below 12 fps and pressure remained above
20 psi, as per the B /CS Unified Design Guidelines Manual. If you have any further
comments or questions please feel free to contact me.
Sincerely,
Rebecca Riggs, EIT
Graduate Engineer
cc file
Attachments
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i VERONICA J MORGAN
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Junction
Junction 2065
953.24 gpm
111.102 psi
N/A
N/A
(Hydrant)
Junction 2067
937.50 gpm
109.684 psi
N/A
N/A
(Hydrant)
Pipe 2442 (61
N/A
N/A
953.24 pm
10.817 fps
Pipe 2447 (6 ")
N/A
N/A
937.50 gpm
10.638 fps
Please see the attached MIKE NET report for pipe and junction locations as well as
additional - results (Exhibit 2).
The proposed lines are sufficient for the fire flow requirements for Kenny Cotten's
Restaurant. In both analyses flows were kept below 12 fps and pressure remained above
20 psi, as per the B /CS Unified Design Guidelines Manual. If you have any further
comments or questions please feel free to contact me.
Sincerely,
Rebecca Riggs, EIT
Graduate Engineer
cc file
Attachments
0.* ....
i VERONICA J MORGAN
�..... ;.........
-� 77689 ALI
S: \Proj10428- Kenny -C otten's \docs\ 0428- waterfireflowletter- 041110.doc
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MITCHELL
I VA
MORGAN
Bridgette George
City of College Station
Development Services
P.O. Box 9960
College Station, TX 77840
Re: COTTEN SUBDIVISION (SP) - 04- 00500242
Dear Bridgette,
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c ff - : - ->
November 29, 2004
S '
Attached are 2 full sets of construction plans, 1 revised site plan and 1
landscape plan for the Cotten Subdivision. A blanket easement
dedication sheet will follow once we have a title report. The following
are our responses to the Site Plan Comments for the Cotten
Subdivision.
PI nnin :
omment: Because the project is located within the OV Overlay zone,
you must provide elevations and color /material samples
for all facades and for the retaining wall.
vA Z nswer: Elevations are attached. Material samples are attached.
Retaining wall material is also enclosed.
Comment: Please provide utility demand information.
Answer: Utility demands have been added.
, I only count 223 parking spaces. While this is above the
required number, I need for you to reflect the correct
number on the site plan.
, Answer: The parking count has been changed to reflect the correct
number.
,Comment: Based on the number of interior parking spaces, the site is
required 1,308 s.f. of interior islands, and not 1,260 s.f. as
reflected on the plan. Again, even though you have
exceeded this requirement, the correct number must be
shown on the site plan.
Answer: The interior island calculations have been corrected and
are attached.
511 UNIVERSITY DRIVE EAST, SUITE 204 COLLEGE STATION, TX 77840 • T 979.260.6963 • F 979.260.3564
CIVIL ENGINEERING • HYDRAULICS HYDROLOGY UTILITIES • STREETS • SITE PLANS ' SUBDIVISIONS
info @mitchellandmorgan.com www.mitchellandmorgan.com
- The current location of the "order board" does not allow
for any queuing space for additional vehicles. In fact, the
vehicle ordering could block the parking just adjacent to
it. In any area where vehicle stopping may occur ( "order
board and its queuing space and "drive thru" and its
queuing space) you must have the "extra" space for the
cars beyond the required width of the drive aisle.
Answer: This area has been reworked to avoid problems between
parked cars, queued cars and the drive aisle width.
'Comment: Please call out dumpster screening material, color and
height.
✓Answer: This information had been added to the site plan.
Comment: Please verify "light duty pavement" and "heavy duty
pavement" to be used. You have shown both concrete
and asphalt paving on the detail sheet. For concrete
pavement, the Fire Marshall requires a minimum of 6"
pavement for all fire lanes.
Answer: All light duty pavement is a minimum of 6 ". The heavy
duty pavement is 7" in front of the dumpsters.
Comment: Please be aware that if the detention pond is visible from
the roadway it will need to be screened. This may be
accomplished using plant material. It
Answer: We would prefer to not screen the pond because it would
ultimately be a retention pond with trails and we would
have to remove the landscaping. The detention pond is
just a temporary facility.
'Comment: The transformer will need to be screened. This maybe
accomplished using plant material.
`Answer: We will screen it with planting materials as shown on the
landscape plan.
Comment:
Provide a general note on the site plan that all roof and
ground- mounted mechanical equipment shall be screened
from view or isolated so as not to be visible from any
public right -of -way or residential district within 150' of
the subject lot, measured form a point five feet above
grade. Such screening shall be coordinated with the
building architecture and scale to maintain a unified
appearance.
(Answer:
Note has been added to the site plan.
Landscaping!Streetsca
pi ng!Buffer:
'Comment:
A Landscape Plan was not included in this
submittal.
.,Answer:
Landscape plan has now been added.
Comment:
Provide a general note that 100% coverage of -'
groundwater, decorative paving, decorative rock, or a
perennial grass is required in parking lot islands, swalesc
and drainage areas, the parking lot setback, right -of -way,
and adjacent property disturbed during construction.
Answer:
Note has been added to the landscape plan.
Engineering
Comment:
Provide a Joint/Cross Access Easement on the Plat.
Answer:
Cross access easement will be granted by separate
instrument and will be private.
Comment: Provide scale of each sheet.
Answer: Scale has been added to each sheet.
Comment: It appears there may be ponding in the parking north of
the proposed northern drive.
Answer: This area has been regarded to prevent ponding.
Comment: Address comments provided within the Development
Permit Comments involving drainage and infrastructure.
Answer: Acknowledged.
Electrical:
Comment: Developer installs conduit per city specs and design.
Answer: Acknowledged.
Comment: Developer provides 30' of rigid conduit for riser poles.
Developer installs first 10'. City installs remainder.
Answer: Acknowledged.
Comment: Developer pours transformers pad(s) per city specs and
design.
Answer: Acknowledged.
Comment: Developer provides load data for project.
Answer: Acknowledged.
Comment: Developer prov des temporary blanket easements f r
construction purp
Answer: Acknowledged.
Comment: Developer provides easements for electric infrastructure
as installed for electric lines.
Answer: Acknowledged.
Comment: Developer installs street lighting per city specs and design
for Dartmouth Extension.
Answer: Acknowledged.
Comment: Existing Streetlight at Dartmouth and Harvey Mitchell
Parkway will need to be relocated. (Developer is
responsible for cost.)
Answer: Acknowledged.
Comment: To discuss any of the above electrical comments, please
contact Tony Michalsky at 979.764.3438.
Answer: Acknowledged.
Miscellaneous:
Comment: 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.
Answer: Acknowledged.
Comment: All Backflow devices must be installed and tested upon
installation as per City Ordinance 2394.
Answer: Acknowledged.
The following are our responses to the city comments for the
development permit. Attached please find 1 copy of the fire flow
report, 1 copy of the revised construction plans and 1 copy of the
offsite easements for storm sewer and detention pond.
Enaineerin .
Comment: Provide expansion joints along easements, which traverse
onsite concrete pavement for future maintenance.
Answer: We would prefer to leave the expansion joints in their
current locations.
Comment: Provide offsite Easements for storm sewer and detention
pond.
Answer: These easements are private and a copy will be provided
to the City prior to site plan approval.
Comment: Provide a Fire Flow report.
Answer: Fire Flow report is attached.
Comment: Extend Waterline 'B' to adjacent southern property avoid
a dead end by allowing adjacent site to continue line and
loop.
Answer: Waterline "B" has been extended.
Comment: It appears that swales are needed to capture and route
runoff into the pond based on the contours and drainage
basins.
Answer: As indicated on Exhibit E3 and in Appendix A -3 of the
drainage report, only drainage areas, PA -C1, PA -C2, ad
PA -A213 are routed through the detention pond. The
remaining areas are not detained.
Comment: Verify that the proposed velocities are not excessive or
that sufficient erosion control is provided.
Answer: Erosion control has been provided at the detention pond
outfall.
Thank you for your cooperation on this project. Please let us know if
yo
,u have any questions.
Attachments
Cc: Kenny Cotten
File
Managing Partner
STAFF REVIEW COMMENTS NO. 1
Project: KENNY COTTEN'S BBQ (SP) — 04- 00500242
PLANNING
1. Because the project is located within the OV Overlay zone, you must provide
elevations and color /material samples for all facades and for the retaining wall.
2. Please provide utility demand information.
3. 1 only count 223 parking spaces. While this is above the required number, I need for
you to reflect the correct number on the site plan.
4. Based on the number of interior parking spaces, this site is required 1,308 s.f. of
interior islands, and not 1,260 s.f. as reflected on the plan. Again, even though you
have exceeded this requirement, the correct number must be on the site plan.
5. The current location of the "order board" does not allow for any queuing space for
additional vehicles. In fact, the vehicle ordering could block the parking just adjacent
to it. In any area where vehicle stopping may occur ( "order board" and its queuing
space and "drive thru" and its queuing space) you must have the "extra" space for
the cars beyond the required width of the drive aisle.
6. Please call out dumpster screening material, color, and height.
7. Please verify "light duty pavement" and "heavy duty pavement" to be used. You
have shown both concrete and asphalt paving on the detail sheet. For concrete
pavement, the Fire Marshall requires a minimum of 6" pavement for all fire lanes.
8. Please be aware that if the detention pond is visible from the roadway it will need to
be screened. This may be accomplished using plant material.
9. The transformer will need to be screened. This may be accomplished using plant
material.
10. Provide a general note on the site plan that all roof and ground- mounted mechanical
equipment shall be screened from view or isolated so as not to be visible from any
public right -of -way or residential district within 150' of the subject lot, measured from
a point five feet above grade. Such screening shall be coordinated with the building
architecture and scale to maintain a unified appearance.
Reviewed by: Jennifer Prochazka Date: October 18, 2004
LAN DSCAPING/STREETSCAPI NG/BU FFER
1. A Landscape Plan was not included in this submittal.
2. Provide a general note that 100% coverage of groundcover, decorative paving,
decorative rock, or a perennial grass is required in parking lot islands, swales and
drainage areas, the parking lot setback, rights -of -way, and adjacent property
disturbed during construction.
Reviewed by: Jennifer Prochazka Date: October 18, 2004
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 3
ENGINEERING
1. Provide a Joint/Cross Access Easement on the Plat.
2. Provide scale of each sheet.
3. It appears there may be ponding in the parking north of the proposed northern drive.
4. Address comments provided within the Development Permit Comments involving
drainage and infrastructure.
Reviewed by: Alan Gibbs Date: November 5, 2004
ELECTRICAL
1. Developer installs conduit per city specs and design.
2. Developer provides 30' of rigid conduit for riser poles. Developer installs
5. first 10'. City installs remainder.
6. Developer pours transformer pad(s) per city specs and design.
7. Developer provides load data for project.
8. Developer provides temporary blanket easement for construction purposes.
9. Developer provides easements for electric infrastructure as installed for electric
lines.
10. Developer installs street lighting per city specs and design for Dartmouth
Extension.
11. Existing Street light at Dartmouth and Harvey Mitchell Parkway will need to be
relocated. (Developer is responsible for cost.)
12. To discuss any of the above electrical comments, please contact Tony
Michalsky at 979.764.3438.
Reviewed by: Tony Michalsky Date: 10 -14 -04
MISCELLANEOUS
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.
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 3