HomeMy WebLinkAboutCorrespondenceAugust 25, 2004
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Bridgette George
City of College Station
Development Services
P.O. Box 9960
College Station, TX 77840
Re: Terrace Pines Apartment Homes
Dear Bridgette,
Attached is a site plan for the Terrace Pines Apartment Homes which illustrates a
product for elderly housing. We have several issues we would like to discuss at the
upcoming Pre - Application Conference.
They are as follows:
1. Currently the site is not parked per ordinance. Ordinance requires 1-
1/2 spaces per bedroom and we are parked at 1 space per bedroom.
Y We would like to apply for a parking variance for this based on the
clientele who will be living here.
2. ` We currently have 4 dumpsters on the site and we would be
required to have 6 dumpsters per the UDO. Again we would like to
apply for a variance to this regulation based upon our clientele.
3. We have 2 buildings that are located at a 45* angle to Krenek Tap
. Road. We are unsure if this orientation meets the requirements of
the overlay and would like clarification to that issue.
4. We currently have one building that is oriented with it's side to
Krenek Tap Road and we will be rotating that so that the front door
0 is oriented to the street.
5. We have a front porch on each unit, which we believe meets the
ordinance but would like clarification of the wording "usable
,porch" in an effort assure that the depth is sufficient. Our current
depth is approximately 8 feet.
6. We realize that the rear setback as drawn is incorrect and that it
must be increased to a 20ft. setback. We will be calling Krenek
Tap Road the front and measuring front setback from there and
Dartmouth will be considered a side street setback.
7. We would like to have a master water, electrical and gas metering
system. This development does not resell these utilities to these
customers. Rather, they have a flat rental rate in which utilities are
included.
The owner has experience with this product and assures us that these units do not
produce the parking and trash requirements of conventional multi- family housing.
Thanks for your time and please call if you have any questions.
Sincerely,
oel I itchell, P.E.
Part r
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MITCHELL
MORGAN
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November 22, 2004
Molly Hitchcock
City of College Station
Planning & Development Services
P.O. Box 9960
College Station, TX 77840
RE: TERRACE PINES APARTMENT HOMES (SP)
Dear Bridgette:
Attached please find 1 revised site plan, 1 landscape plan and 1 blanket easement
dedication sheet. The following are our responses to the Site Plan Comments for the
Cotten Subdivision.
PLANNING:
Comment: Because the project is located within the Krenek Tap Overlay, the
architectural design of all building facades facing Krenek Tap Road have to
meet the requirements of Section 5.8.C.2 of the LIDO. Please submit the
architectural elevation and description of materials to be used on the
facades.
Answer: Excerpts of the architectural drawings (Sheets A2, A7, A8, and A10) showing
these details are included in this submittal.
Comment: The property owner named on the site plan (Dean Ranch Properties, Ltd.)
should match that on the application.
Answer: The property owner named on the site plan has been revised to match the
application.
Comment: Please provide more information on the gates (e.g., swing path, entry
system.) Also, there should be a gate along the fence line by Building 2 for
pedestrians to move from the internal sidewalk system to the public
sidewalks. The swing path of the security gate should not meet with the
sidewalk.
Answer: The development shall use linear pull gates as the site plan has been revised
to show. The pedestrian gate has been added.
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
Comment: Please describe the material(s) used for the perimeter fencing. The dumpster
near the community center may need to be screened, depending on the
perimeter fencing and location of plantings.
Answer: Perimeter fencing is addressed on A2. Although the detail says pool fencing,
the detail shall be used for the pool and the Dartmouth and Krenek Tap
Road Rights of way. A 6' high wooded fence shall be used at on the rear
and side lines. All dumpster pads will be screened, see A2 for details.
Comment: Please clarify that all edges of the dumpster pads will be curbed.
Answer: The drawings have been revised to show curbing on all edges of the
dumpster pads.
Comment: Provide a general note 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.
Answer: The note is added to the site plan.
Reviewed by: Molly Hitchcock Date: November 11, 2004
LAN DSCAPI NG/STRE ETSCAPING/BUFFER:
Comment: As there yet no landscaping plan, a full review will be made when submitted.
Answer: The landscape plan is included with this submission.
Reviewed by: Molly Hitchcock Date: November 11, 2004
ENGINEERING:
Comment: General note. It appears the water system does not meet Unified Design
Guidelines. See related items below.
Answer: The design has been modified to comply.
Comment: Please change Note 2 to read, "...with the current BCS Unified Design
Details and Technical Specifications ".
Answer: The general notes on the site plan have been modified per your request.
Comment: Dead -end mains are not permitted. The plans show 2 dead -end mains.
Looping of mains is required per the Unified Design Guidelines.
Answer: The water system has been revised per your comments.
Comment: Hydrant spacing requirement is 600 -ft for this project per the Fire Code. The
spacing provided exceeds this spacing. It appears at least one additional
hydrant is required.
Answer: The water system has been revised per your comments.
Comment: Numerous carports intrude into the PUE. Structures can not be placed in a
PUE.
Answer: The water system has been revised per your comments.
Comment: Private utility lines can not be placed in a PUE.
Answer: The water system has been revised per your comments.
Comment: Please add note, all private sewer lines must comply with City Plumbing
Code.
Answer: The note has been added to the site plan.
Comment: Please recheck flows for meter sizing. The fixture unit method shows a 3 -in
water meter for 50 units. As we noted earlier, this seems too conservative
yet the meters shown seem too small.
Answer: We redesigned the water system per Spencer Thompson's comments.
Comment: A 12 -in waterline was provided to this site during the Dartmouth street
construction project. This line should be used in lieu of any additional road
bore under the public street.
Answer: The water system has been revised per your comments.
Comment: If a bus stop/ canopy is planned in the near future, please consider fence
location at this time.
Answer: No bus stop is planned at this time.
Comment: An erosion control plan and TPDES NO1 is required for full development
permit.
Answer: The SWPPP has been added to the grading plan on sheet 02.
Comment: See Temporary Blanket Easement comment below.
Answer: acknowledged.
Comment: Per TCEQ §290.44(c) the maximum number of connections on a 2 -in line is
10, 2.5 -in is 25, 3 -in is 50. A 2 -in line is provided and a 1 and 1.5 -in meter.
Does this sound reasonable?
Answer: The water system has been revised per your comments.
Comment: Comments on Drainage Report and Water/ Sewer Analysis will be returned
separately.
Answer: acknowledged.
Reviewed by: Spencer Thompson
Date: November 8, 2004
ELECTRICAL:
Comment: Developer installs conduit per city specs and design.
Answer: acknowledged.
Comment: Developer provides 30' of rigid conduit for riser poles. Developer installs
Answer: acknowledged.
Comment: first 10'. City installs remainder.
Answer: acknowledged.
Comment: Developer provides concrete transformer pad(s) per city specs and design.
Answer: acknowledged.
Comment: College Station Utilities will provide developer an electric system design plan
for the installation of conduit and transformer pads.
Answer: acknowledged.
Comment: Developer provides temporary blanket easement for construction purposes.
Answer: acknowledged.
Comment: (Needed before electric infrastructure can be energized.)
Answer: acknowledged.
Comment: Developer provides easements for electric infrastructure as installed for
electric lines to have temporary blanket easement released.
Answer: acknowledged.
Comment: To discuss any of the above electrical comments, please contact Tony
Michalsky at 979.764.3438.
Answer: acknowledged.
Reviewed by: Tony Michalsky Date: October 28, 2004
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.
Comment: All Dumpster enclosures need to be rotated 8 -10 degrees clockwise. We
need a shallower angle on no more than 37 degrees.
Answer: The drawings have been revised to reflect this change.
Reviewed by: Wally Urrutia Date: October 27, 2004
Thank you for your cooperation on this project. Please let us know if you have any
questions.
Sincerely,
ertr hell, P.E.
cc: Langford Interests
File
S: \Prof \0434- Terrace_Pi nes \docs \0434- citycommentssitepla n- 041121. doc
M
,y,It A
MORGAN
December 6, 2004
Bridgette George
City of College Station
Planning & Development
P.O. Box 9960
College Station, TX 77840
Re: TERRACE PINES APARTMENT HOMES (SP) 04- 00500250
Dear Bridgette,
Attached please find six (6) complete sets of construction documents, two (2)
revised site plans and one (1) landscaping plan. Also find listed below are our
responses to your city comments.
Planning:
In regards to sheet A -2:
Comment: Dumpster pads require 12' x 12' of clear space. Please insure that the
areas are deep enough so that the dumpsters do not encroach into
the fire lane.
Answer: The drawing has been adjusted to reflect this requirement.
�- Comment: Wheelstops may not be used in 18' parking spaces. At a minimum,
they may be placed 18 feet from the back of a parking space when
there is a two foot overhang available.
Answer The drawing has been adjusted to reflect this requirement.
Comment: Does the detail for the fence read 1 /2" pickets at 4" off center or 2"
pickets at 4" off center?
Answer: The drawing has been clarified to show 1 /z" solid steel (painted)
pickets at 4" on center.
Lan dscaping /Streetscaping/:
Comment: I count 55 crepe myrtles instead of 61, and 32 existing live oaks
instead of 34. Although the points are not necessary, the planting
schedule should align with the landscaping plan.
Answer: The legend has been modified to reflect 55 crepe myrtles and 28 live
oa ks.
Comment: To receive barricaded points for existing trees, barricades must be
placed one foot from the trunk for each caliper inch. Please indicate
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 required ratio under "Special Notes for Protection of Existing
Trees ".
Answer: The notes are shown on sheet L3.3. Trees that are not barricaded are
shown color outlined while trees that are barricaded are shown
colored solid.
Comment: There is concern that some of the trees to receive protected points
will not be able to be barricaded at 1 " per 1' because of their
proximity to proposed drive aisles, sidewalks, and buildings. While
they may be protected to the extent possible, you may wish to
reconsider claiming these as "protected" trees. Staff will examine the
barricades before clearing and grading and during construction.
Answer: Noted.
Comment: Streetscape requirements for Dartmouth are 4530 points and 24
trees. The points have already been covered by the existing plan, as
have 12 trees. Twelve more canopy trees are necessary (or non -
canopy trees substituted at 1 canopy: 2 non - canopy).
Answer: The canopy tree requirement has been met using a combination of
canopy and non canopy trees. Note that on the plans, the plantings
used for calculating the Dartmouth Drive streetscape requirements
have a "D" next to the planting and the plantings used to calculate
the Krenek Tap streetscape requirement have a "K" next to the
planting.
Engineering;
Comment: Private storm sewer is in public utility easement. Please make
adjustments to either to accommodate the situation.
Answer: The easements have been adjusted.
Comment: Will you be submitting a TCEQ NO1 or contractor?
Answer: See sheet 02, the NOT will be submitted by the contractor.
Comment: I take it that the plan is to close the valve on 6 -in hydrant line, remove
existing fire hydrant, install a tee and replace the hydrant? Should
this be stated on the plans?
Answer: The note has been added to the plans.
Thank you for your help on this project. If you have any question please give us a
call.
Sincerely,
oel J Mitchell, P.E.
Par her
Attachments
Cc: File
S: \Prof \0434- Terrace_Pines \docs\city comments (SP) no.2.doc
M
MORGAN
04 - XSD
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October 25, 2004
Alan Gibbs, P.E.
Assistant City Engineer for Development
Development Services
P.O. Box 9960
College Station, TX 77840
RE: Terrace Pines Apartment Homes —Water and Sewer Analysis
Dear Spencer:
Below is the analysis of the water and sewer lines within the Terrace Pines development. The
normal flows for both water and sewer were calculated using method 2, land use determination, as
found in the February 2004 B /CS Unified Design Manual. Flows calculated using this analysis can be
found in Exhibit A.
Water Sizing:
The Terrace Pines Apartments contain 100 units (56 one bedroom and 44 two bedroom units),
with 4 units to each building. 60 units will be serviced by an eight inch (8 ") waterline off of the
future Dartmouth Drive, and the remaining 40 will be serviced by an additional eight inch (8 ")
waterline off of Krenek Tap Road. The Dartmouth Drive waterline will require a 1 inch water meter,
and the Krenek Tap Road waterline will require a 3/ inch meter. Meters for the two lines were sized
using American Water Works Association guidelines.
The largest building on the development consists of 4 two bedroom units, with a total of 3,800
square feet. The units are not sprinklered and are of construction type V -B, requiring a fireflow of
1750 gpm per the 2000 International Fire Code, as shown in Exhibit B. Because the development is
to be serviced by two waterlines, a fireflow of 1750 gpm was put on the hydrant at the end of
each line.
MikeNET analysis found that two eight inch (8 ") radial lines will be sufficiently large to serve the
entire Terrace Pines development. Flows in the waterlines were kept below 12 fps and pressure
remained above 20 psi, as per the February 2004 B /CS Unified Design Guidelines Manual. Results
of the MikeNET analysis may be found in Exhibit C.
The waterlines serving the Terrace Pines Apartments are not looped; the TCEQ requirement for
looping is clearly stated as required for circulation of water. Although the waterlines dead -end
into the development, there is no stagnation in this design due to a water meter at the end of each
line. This configuration was chosen because of the quantity of water line required: less than 500
feet of water line is required to provide fire protection but 1100 feet of water line is required to
loop the system and the cost to loop the waterlines greatly exceeded the cost to build the current
design.
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
Sewer Sizing:
84 of the 100 units will be sewered by a six inch (6 ") sanitary sewerline across Krenek Tap Road.
The peak flow from these units is 62.3 gpm. The remaining 16 units, with a peak flow of 11.9
gpm, will be sewered by the existing eight inch (8 ") sanitary sewer line along the western property
line. The new sanitary sewer line was sized using the Manning's equation, as shown below,
modified to solve for diameter.
3
S
D _ 3.21Qn
1.49S 2
Manning's "n" was assumed to be 0.013; Q is the flow into the pipe in cfs; and S is the slope of
the pipe, assumed as the minimum allowable slopes per the February 2004 B /CS Unified Design
Guidelines Manual. Although calculations show that the flow generated from these units only
requires a two inch (2 ") sewerline, a six inch (6 ") diameter sewerline based on College Station's
wastewater design standard pipe sizes was chosen.
If you require any further analysis for the Terrace Pines development please feel free to contact me.
Sincerely,
el J. itchell, P.E.
Partn
000 *006006
,IUEI l MITCHELL
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cc: file
Lankford Interests
Attachments: Exhibit A
Exhibit B
Exhibit C
S:\Proj\ 0434- Terrace_Pines \does\ 0434- watersewerletter- 041006.doc
E -mail Correspondence
From: Molly Hitchcock
To: mlankford @lankfordinterests.com
Date: 3/2/2005 9:34:58 AM
Subject: Terrace Pines landscaping
CC: Randy Brumley
Good Morning!
This morning I went by the site and noticed that not all of the barricade fencing
was installed as shown on the Terrace Pines approved landscaping plan, and
that most of the fencing that was installed was done so after clearing had
occurred. The plan shows which trees were to be barricaded and clearly states
that fencing shall be installed prior to all construction activities. There are two
options for this situation: first, a revised landscaping plan can be submitted or
second, all barricades be placed by the end of the week and the developer is
made aware that if the fencing does not properly remain until the end of the
project and if any of the barricaded trees die, they will be required to be replaced
on a caliper -inch by caliper -inch basis.
Please let me know if I can answer any questions!
Molly Hitchcock, AICP
Staff Planner, Development Services
City of College Station
979.764.3570
979.764.3496 (f)
mhitchcockQcstx.gov
From:
Spencer Thompson
To:
Joel Mitchell
Date:
11/11/2004 6:10:14 PM
Subject:
Terrace Pines Domestic Water Flow Calculations
CC:
Chris Haver; Molly Hitchcock; Terry Boriskie
Logic.
Fixture Info from Building Code
Shower head -
2.5 gpm
Toilet -
1.6 gpm
Sink
2.5 gpm
Not accounted for: dishwashers, clothes washers, hose bibs, etc.....
You have 50 units through 1 water meter.
How many items throughout 50 units do want to design for (for your client and the residents) to be operating
simultaneously?
Rough shot.
25 showers @ 2.5 each = 62.5 gpm
10 toilets @ 1.6 each = 16 gpm
15 sinks @ 2.5 gpm = 37.5 gpm
Total = 116 gpm
116 gpm requires a 2 -in meter.
and what kind of other problems arise from 116 gpm going through a 2 -in line; high velocities, water hammer......
116 gpm too conservative for a retirement center?
Spencer G. Thompson, Jr.
Engineering Services
City of College Station
PO Box 9960
College Station, TX 77842
Ph. 979.764.3570 Fx.979.764.3496
www.cstx.gov
From:
Spencer Thompson
To:
Joel Mitchell
Date:
11/9/2004 5:45:27 PM
Subject:
Terrace Pines Fire Flow
CC: Molly Hitchcock
It looks like the fire flow report put 2 1750 gpm demands on a single run. Of course, the "required fire flow" is for
a single structure, single fire event. One 1750 demand is all that is required.
It has been our opinion that a fire flow report should not be approved solely based on modeling. Field fire flow/
hydrant data is readily available and should rule over modeling.
Please let me know if I can assist is obtaining hydrant data and how we can incorporate this into your report.
Also, your water layout does not include the 12 -in along Dartmouth... no biggie actually but the report should be
accurate.
thx
st
Spencer G. Thompson, Jr.
Engineering Services
City of College Station
PO Box 9960
College Station, TX 77842
Ph. 979.764.3570 Fx.979.764.3496
www.cstx.gov
From: Molly Hitchcock
To: Joel J. Mitchell
Date: 10/27/2004 8:19:59 AM
Subject: Re: terrace pines site plan process
CC: Marc Caldwell; y(a)-mitchellandmorgan.com
Morning!
The DRB is only used for material appeals in the Krenek Tap Corridor Overlay.
The DRB will not have to oversee the aesthetics of the project. A copy of the
building elevations from the roadways and a description of the exterior materials
will be necessary to have the site plans approved. Staff will approve the site plan.
You are correct - -if the requested documents are in by 10 a.m. next Monday, the
plats will go to P &Z on Nov. 18.
Please let me know if you have other questions!
Molly
Molly Hitchcock, AICP
Staff Planner, Development Services
City of College Station
979.764.3570
979.764.3496 (f)
m hitch cock(aD-cstx.9ov
>>> "Joel J. Mitchell' <joel @mitchel land morgan.com> 10/26/2004 2:33:03 PM
Molly
I am unclear about the process which the site plan must go through; please read the following
and tell me where my interpretation is incorrect:
Because we are in the KTR overlay, it appears that the fence must only go to DRB if we vary from
the requirements of the overlay. I failed to provide you details of the fence on the site plan, but I
will provide these details shortly. I do not anticipate varying from the requirements of the overlay,
so I should not expect to go to DRB.
DRB will need to see the aesthetics of the buildings, but this will be accomplished with the
building plans.
The preliminary plat and final plat will go to both P &Z and City Council. Assuming that we
completely and sufficiently address the comments and return the documents to you by Monday, 1
Nov, we will be on the 18 Nov P &Z agenda.
The site plan and associated documents will be approved at the staff level and will not be placed
on the P &Z and /or the Council agendas.
Thanks for your help.
Joel J. Mitchell, P.E.
Mitchell & Morgan, LLP
511 University Drive, Suite 204
College Station, Texas 77840
Phone: (979) 260 -6963
Fax: (979) 260 -3564
or
email: joel @mitchellandmorgan.com
web: http : / /www.mitchellandmorgan.com
Page 1 of 1
Molly Hitchcock - Terrace Pines landscaping
From:
Molly Hitchcock
To:
mlankford @lankfordinterests.com
Date:
3/2/2005 9:34 AM
Subject: Terrace Pines landscaping
CC: Randy Brumley
Good Morning!
This morning I went by the site and noticed that not all of the barricade fencing was installed as shown on the
Terrace Pines approved landscaping plan, and that most of the fencing that was installed was done so after
clearing had occurred. The plan shows which trees were to be barricaded and clearly states that fencing shall
be installed prior to all construction activities. There are two options for this situation: first, a revised
landscaping plan can be submitted or second, all barricades be placed by the end of the week and the developer
is made aware that if the fencing does not properly remain until the end of the project and if any of the
barricaded trees die, they will be required to be replaced on a caliper -inch by caliper -inch basis.
Please let me know if I can answer any questions!
Molly Hitchcock, AICP
Staff Planner, Development Services
City of College Station
979.764.3570
979.764.3496 (f)
m hitch c ock cstx.gov
file://C: \Documents %20and %20Settings \mhitchcock \Local %20Settings \Temp \GW } 00001.... 3/2/2005
Page 1 of 1
Trey Fletcher - favor to ask...
From: Molly Hitchcock
To: Crissy Hard; Lindsay Boyer; Trey Fletcher
Date: 11/11/2005 12:14 PM
Subject: favor to ask...
CC: Chris Haver
Would anyone be interested in doing a CO inspection for Terrace Pines ?!!
I did an inspection this morning and it was not ready. They would like someone to come by later this afternoon to redo
the inspections for buildings 3, 9, 10, 11, 12, 13, 14, and 16 (the site plan file is on my desk). If you find any issues,
George would like a phone call (281.667.5746) so he could discuss them with you or have a chance to fix them before
the weekend. To respond to what will be your immediate reaction to seeing the site -- please be aware that there are no
landscaping and seed /sod requirements at this time.
My general comments to the developer were along the lines of cleaning up the site of debris and construction materials
and having the necessary parking available. I'm looking into an issue with the development sign and will get with the
person going on the inspection as soon as I know more details.
Please get with Chris as soon as the inspection is done so he will know how to proceed.
Thanks!
Molly
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July 19, 2005
Lankford Property Management
4900 Woodway, Suite 750
Houston, TX 77056
Dear Mike Lankford,
'A Total Landscape $ Maintenance CO.'
Your Live Oaks price is in accordance with the city of College Station specifications of
2.1" measured at 12" above the root ball. l just wanted to mention that as I called around
to my various nurseries for prices, no one had ever heard of such a specifications. The
industry norm to get an accurate caliper measurement is to measure 6" above the root
ball.
As for your irrigation system, we will install rain gauge sensors at each clock so that we
can ensure that when it rains ' /." to 1 /2 or more the sprinkler system will not run.
After review please do not hesitate to contact with any questions or concerns you may have, I
can be reached at the office at (281) 391 -2454 or by cell phone at (281) 798 -5776.
Sincerely,
P�"_
Robert R. Rosales
Austin • Houston • Dallas
Corporate Office: 5900 Roberts Road, Katy, Texas 77494
3•
a
San Antonio
Tel: 281 - 391 -2454 Fax: 281 - 391 - 11