HomeMy WebLinkAboutStaff Comments (1114111111114
CITY OF COLLEGE STATION
Planning c'Development Services
1101 Texas Avenue, P.O. Box 9960
College Station, Texas 77842
Phone 979.764.3570/ Fax 979.764.3496
MEMORANDUM
January 3, 2006
TO: Gregory K. Taggart, MDG via fax 979.693.4243
FROM: Crissy Hartl/Trey Fletcher
SUBJECT: RIVER RIDGE TOWNHOMES (SP)- Site Plan
Staff reviewed the above-mentioned site plan as requested. The following page is a list
of staff review comments detailing items that need to be addressed. Please address the
comments and submit the following information for further staff review:
One (1) revised site and landscaping plan.
Parkland Dedication fees prior to issuance of a building permit.
Easement Dedication Sheet and required documents.
Please note that the Easement Dedication Sheet and the necessary documents are
required prior to the issuance of a building permit. If there are comments that you are not
addressing with the revised site plan, please attach a letter explaining the details. If you
have any questions or need additional information, please call me at 979.764.3570.
Attachments: Staff review comments
cc: River Ridge Townhomes, Ltd. do Alton Ofczarzak via mail to 4060 Highway 6
South, College Station, TX 77845
Joe Wilson, Project Manager via mail to 4060 Highway 6 South, College Station,
TX 77845
Case file#05-00500243
STAFF REVIEW COMMENTS NO. 1
Project: RIVER RIDGE TOWNHOMES (SP) — 05-00500243
PLANNING
1. Please update the date of submittal in the title block.
2. Please identify the adjacent property owners to the east of the property.
3. Please be aware that each phase must be able to stand alone to meet ordinance
requirements, including parking and landscaping. It does not appear that each
phase is able to stand alone to meet such requirements. Please adjust the phase
lines accordingly.
4. Please note whether or not this site is located within a floodplain or floodway with
confirming FEMA/FIRM map number.
5. Please label and dimension existing sidewalks along Spring Loop.
6. Please dimension driveway spacing for the two on-site driveways.
7. Please provide curb and pavement details.
8. The site plan indicated 207 parking spaces, but staff counted 208. Please recount
the parking spaces and include handicapped parking spaces, but do not include
handicapped accessible areas.
9. Please dimension parking end islands. Please be aware that for every fifteen interior
parking spaces, 180 square feet of landscaping must be provided somewhere in the
interior rows of the parking lot. Also, a 180 square foot end island is required at the
end of every interior parking row. If a phase line is located in the middle of a parking
row, you will be required to include an end island to indicate the end of that parking
row.
10. Please be aware that the bus stop in the ROW will need a Public Improvement in a
Public ROW permit.
11. Please be aware that dumpster screening walls located in a utility easement are
subject to removal if utility work is required in the easement. Replacement of the
screening wall will be the property owner's responsibility.
12. Per Sanitary Superintendent, Wall Urrutia - All double enclosure locations are not to
the standard size needed. We need to have a 24' width by 12' length inside
dimension for each double container enclosure. Also, the access path to the
enclosure at the south east location will not work. Our vehicle would have to back-out
around a corner about 150' after servicing this location, which is unacceptable.
13. 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.
Reviewed by: Crissy Hartl/Trey Fletcher Date: December 30, 2005
LANDSCAPING/STREETSCAPING/BUFFER
1. Please provide a landscaping and irrigation system plan for review.
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: Crissy Hartl/Trey Fletcher Date: December 30, 2005
MISCELLANEOUS
1. Irrigation system must be protected by either a Pressure Vacuum Breaker, a
Reduced Pressure Principle Back Flow Device, or a Double-Check Back Flow
Device, and installed as per City Ordinance 2394.
2. All BackFlow devices must be installed and tested upon installation as per City
Ordinance 2394.
ENGINEERING
1. If the intention of this development is to be built out in phases a development
permit applications and all supporting documentation must be submitted for each
phase.
2. Each phase must be designed to stand alone and meet all site plan
requirements. For example, emergency vehicle turn-around for each phase as
constructed.
3. Please illustrate size and location of all existing public infrastructure.
4. Please illustrate all proposed public infrastructure.
5. Please illustrate all proposed easements for proposed infrastructure.
6. Please illustrate any proposed private infrastructure by location, material type,
size, slope, cleanouts, drop manholes where required etc. The private
infrastructure may be depicted on a separate sheet titled utility plan.
7. Please illustrate location, size and easements for any proposed water meters
(domestic and irrigation). Please provide information regarding the back flow
preventer devices required for irrigation systems.
8. The development permit application, construction documents, water report and
drainage report submitted for University Park 2 Final Plat will suffice for the
development as a whole and the associated public infrastructure. However,
these documents will only suffice for the proposed public water main; all other
"private" water, sanitary sewer, storm infrastructure must be brought in with each
site plan/development permit phase. Also, a short fire flow report will be required
for each phase as to explain the fire cover for each.
9. FYI: The construction document and associated reports submitted for University
Park 2 Final Plat are still under review and comment will be returned shortly.
10. 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
(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
Ill 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
11.
Reviewed by: Josh Norton Date: December 28, 2005
ELECTRICAL
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 pours transformer pad(s) per city specs and design.
5. Developer installs pull boxes & secondary pedestals as per city specs and
design.(pull boxes & secondary pedestals provided by the city).
6. Developer provides digital AutoCAD 2000 or later version of plat and/or site plan
email to gmartinez(c�cstx.qov
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 (including street lights).
10. Cost to relocate any existing electrical facilities will be the responsibility of the
developer. Contact CSU for options and costs associated with relocating existing
electrical facilities.
11. To discuss any of the above electrical comments, please contact Gilbert Martinez
at 979.764.6255.
Reviewed by: Gilbert Martinez Date: 12-29-05
FIRE
1. Comments from fire are forthcoming.
Reviewed by: Trey Fletcher for Jerry Duffey Date: 1-3-2006
FIRE
1. Maintain Fire lanes throughout the construction phases.
2. Need Fire flow calculations.
3. Number and spacing of hydrants to support fire flow for project.
4. No combustible materials on job site till fire lanes and hydrants have
been accepted.
5. Secondary all weather road for emergency access.
Reviewed by: Jerry Duffey, Deputy Fire Marshal Date: 4 January
2006
ELECTRICAL
Developer installs conduit per city specs and design.
City will provide drawings for conduit installation.
Developer provides 30' of rigid or IMC conduit for riser poles. City installs riser.
Developer pours transformer pad(s) per city specs and design.
Developer installs pull boxes & secondary pedestals as per city specs and design.(pull boxes &
secondary pedestals provided by the city).
Developer provides digital AutoCAD 2000 or later version of plat and/or site plan email to
gmartinez cstx.gov
Developer provides load data for project.
Developer provides temporary blanket easement for construction purposes.
Developer provides easements for electric infrastructure as installed for electric lines (including
street lights).
Cost to relocate any existing electrical facilities will be the responsibility of the developer.
Contact CSU for options and costs associated with relocating existing electrical facilities.
To discuss any of the above electrical comments, please contact Gilbert Martinez at
979.764.6255.
Reviewed by: Gilbert Martinez Date: 12-29-05
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 1 of 1
CIIII:*ffIIIIIIIIIIIIII
CITY OF COLLEGE STATION
Planning&Development Services
1101 Texas Avenue, P.O. Box 9960
College Station, Texas 77842
Phone 979.764.3570 / Fax 979.764.3496
MEMORANDUM
January 19, 2006
TO: Greg Taggart, MDG via fax: 693-4243
FROM: Trey Fletcher, Sr. Planner
SUBJECT: RIVER RIDGE TOWNHOMES (SP) -Site Plan
Staff reviewed the above-mentioned site plan as requested. The following page is a list
of staff review comments detailing items that need to be addressed. The next submittal
will be the third and final review by staff for this round of reviews. If all items have not
been addressed on the next submittal, another $200 processing fee will need to be
submitted for the subsequent set of three (3) reviews. Please address the comments
and submit the following information for further staff review:
One (1) revised site and landscaping plan.
If there are comments that you are not addressing with the revised site plan, please
attach a letter explaining the details. If you have any questions or need additional
information, please call me at 764-3570.
Attachments: Staff review comments
cc: Alton Ofczarzak & Joe Wilson, Oakwood Custom Homes via fax: 690-2504
Case file #05-00500243
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. 1 of 2
STAFF REVIEW COMMENTS NO. 2
Project: RIVER RIDGE TOWNHOMES (SP) - 05-00500243
LANDSCAPING/STREETSCAPING/BUFFER
1. Phasing plan shall match that of the site plan, such that each phase of the site plan
is self-supporting, complete with landscaping.
✓" 2. Provide sum of total land area with landscape schedule with total overall points.
3. Number of non-streetscape trees in Phase I is 14 vs. 15. The total point values
appear to be based on 14.
✓4. Please provide labels with sums of the plant/shrub groupings within the landscape
plan.
../5. The detention pond shall be screened from the public right-of-way.
6. Previous public meetings for this project suggested that the perimeter of the
development would be fenced. "Wood privacy fence" notes are shown along the
eastern property line and fences are indicated in the rear of some of the units. Is
fencing intended for the entire perimeter and the remaining dwelling units?
moi. The number of shrubs counted for Phase II does not correlate to Landscape
Schedule.
v8. Screening is needed for the double dumpster location at the northwest corner of the
parcel.
9. Shrubs located west of unit#1201 appear to be located within the 6-foot concrete
sidewalk.
✓10. 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: Trey Fletcher Date: 1-18-2006
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
•
CITY OF COLLEGE STATION
Planning&Development Services
1101 Texas Avenue, P.O. Box 9960
College Station, Texas 77842
Phone 979.764.3570/ Fax 979.764.3496
MEMORANDUM
March 20, 2006
TO: Greg Taggart, MDG via fax 693-4243
FROM: Trey Fletcher, Project Manager
SUBJECT: RIVER RIDGE TOWNHOMES (SP) -Site Plan
Staff reviewed the above-mentioned site plan as requested. The following page is a list
of staff review comments detailing items that need to be addressed. The next submittal
will be the third and final review by staff for this round of reviews. If all items have not
been addressed on the next submittal, another $200 processing fee will need to be
submitted for the subsequent set of three (3) reviews. Please address the comments
and submit the following information for further staff review:
Two (2) revised site and landscaping plans.
If there are comments that you are not addressing with the revised site plan, please
attach a letter explaining the details. If you have any questions or need additional
information, please call me at 979.764.3570.
Attachments: Staff review comments
cc: River Ridge Townhomes, Ltd. do Alton Ofczarzak via fax 690-2504
Case file #05-00500243
STAFF REVIEW COMMENTS NO. 2
Project: RIVER RIDGE TOWNHOMES (SP) - 05-00500243
PLANNING
1. FYI: Although permitted separately (as noted on site plan), the monument type sign
appears to be located too close to the right-of-way. Ten feet is required. Per Sec
7.4.H. Apartment...Signs the maximum area allowed for each frontage may be
divided among two signs if those signs are single sided and mounted at a single
entrance.
2. What is the status of the evaluation of variance request to Atmos? The letter you
provided from Atmos dated January 5, 2006 only acknowledges receipt of the site
plan for review.
3. Per Chapter 3 Building Regulations of the College Station Code of Ordinances
regarding the bus stop shelter(to be permitted separately as noted):
Construction and installation of improvements must comply with all provisions of
this ordinance as well as with the Streetscape Standards as adopted by the City
Council of the City of College Station and established in the Streetscape Study
issued in December 1992 and as amended from time to time.
Reviewed by: Trey Fletcher Date: 3-20-2006
ENGINEERING
1. (Sheet S3) All proposed sanitary sewer service lines need to specify material
type (at least PVC SCH 40) and slope (1%).
2. (Sheet S3) Please double check that a sanitary sewer service stub-out is
illustrated for each building. Some are missing.
3. (Sheet S3) Please double check that all clean-outs are labeled and that there is a
clean-out every 100-ft. Some are missing.
4. (Sheet S3) At the northeast corner of the property there is a proposed sanitary
sewer service line which is tying into an existing manhole, please provide existing
and proposed flow line data as to determine that a drop manhole is not required.
5. (Sheet S3) The sanitary sewer service line which supports Units 2001 thru 2107
does not tie to any main, the best option may be the nearest manhole, please
provide existing and proposed flow line data as to determine that a drop manhole
is not required.
6. (Sheet S3) Please illustrate location and size of the irrigation meter (w/ back flow
device) within an easement.
7. (Sheet S3) The proposed master meter layout for the domestic water system is
not allowed per Chapter 11, Section 2 of the CoCS Utility Code. Each unit will
need an individual meter. A bank of meters could be placed in the proposed
master meter locations, and would require a private water service line (at least
PVC SCH 40) to each unit. Or in locations where the proposed 6-in water main
runs adjacent to the units it could be tapped for a meter off the main.
8. (Sheet S3) Please label the proposed domestic and irrigation meter sizes.
9. (Sheet S3) Please verify that all meters are located within an easement.
10. (Sheet S3) Please verify that all units have a domestic water service stub-out.
Some are missing.
11. (Sheet S3) Please provide size and material type of each private water service
line. Type K Copper for lines before meters and at least PVC SCH 40 after
meters.
12. (Sheet S3) The domestic water service line which runs between Units (1101 thru
1109) to Units (1201 thru 1209) does not connect.
13. (Fire Flow Report) Please submit a fire flow report using the Fire Codes "Fire-
Flow Requirements for Buildings", for the phases the developer intends on
developing initially. Please include proposed building heights as this is critical in
determining the required fire coverage. Additional fire flow reports will be
required for each separate phase developed.
14. Detention Pond:
a. There seems to be a significant amount of point discharge out onto
Spring Loop, please analyze and address the flows, velocities, and
depths, as well as the potential scour to the asphalt.
b. Please provide more detail for the "Non-Skid Surface Metal Plate",
specifically how the plate will permanently be attached. Will this
crossing need a pedestrian railing?
c. On Cross Section A-A, please provide additional detail of the
proposed surrounding grades.
d. How does the open flume to the street perform in the design
conditions? Does this flume need to be a valley gutter to contain the
flows?
e. How does the flow under the sidewalk perform during all storms,
specifically does the 10 year storm pass the sidewalk without over
topping?
15. Upon approval of the site plan a development permit will be issued enabling the
construction of the first phase of River Ridge Townhomes or as many phases as
the developer intends on constructing initially. Please indicate the phases the
developer intends on developing initially. This is critical because approving all
six phases at this time would require the developer to build out all six phases
prior to any Certificates of Occupancies being issued. Each phase constructed
separately will require a new development permit and the associated supporting
documentation.
Reviewed by: Josh Norton Date: March 13, 2006
Grffil"
CITY OF COLLEGE STATION
Planning&Development Services
1101 Texas Avenue, P.O. Box 9960
College Station, Texas 77842
Phone 979.764.3570 / Fax 979.764.3496
MEMORANDUM
April 12, 2006
TO: Greg Taggart, MDG via fax 693-4243
FROM: Trey Fletcher, Project Manager
SUBJECT: RIVER RIDGE TOWNHOMES (SP) -Site Plan
Staff reviewed the above-mentioned site plan as requested. The following page is a list
of staff review comments detailing items that need to be addressed. The next submittal
will be the third and final review by staff for this round of reviews. If all items have not
been addressed on the next submittal, another $200 processing fee will need to be
submitted for the subsequent set of three (3) reviews. Please address the comments
and submit the following information for further staff review:
Two (2) revised site and landscaping plans.
If there are comments that you are not addressing with the revised site plan, please
attach a letter explaining the details. If you have any questions or need additional
information, please call me at 979.764.3570.
Attachments: Staff review comments
cc: River Ridge Townhomes, Ltd. c/o Alton Ofczarzak via fax 690-2504
Case file#05-00500243
STAFF REVIEW COMMENTS No. 3
Project: RIVER RIDGE TOWNHOMES (SP) - 05-00500243
PLANNING
1. Ordinance 2825, dated 8-22-2005, rezoning this parcel from A-P Administrative
Professional to R-4 Multi-family was approved with conditions, being that "all access
shall be taken via Spring Loop or the public alley to the west that also has access to
Spring Loop for emergency access." Thus, the gates to the rear yards of the units
along the south property line need to be removed or a perimeter fence must be
installed to preclude access to the development in this area.
Reviewed by: TREY FLETCHER Date: 4-12-2006
ENGINEERING
1. (Fire Flow Report) Please revise the fire flow report to include building material
type and building height, specifically the building height for the proposed two
story units. Specifying the building material type is required per the Fire Codes
"Fire-Flow Requirements for Buildings", Appendix B, Table B105.1.
2. (Sheet S3) The proposed "3-in PVC" and "3-in Copper" water line extensions that
have been added to feed the water meters need to be material type SDR 21,
ASTM 2241, Pressure Class 200, and need plan and profile detail, assuming that
a 3-in size pipe is needed. The water line is considered public infrastructure up
to and thru the meter.
3. Detention Pond:
a. Please provide the drainage calculations to support the discharge
velocities stated in your most recent Memo regarding the River Ridge
Townhome Development. (ie. discharge 17.6 cfs and velocity 8ft/sec
out of pond; 4ft/sec after energy dissipaters; 2 or 3 ft/sec at flume).
b. Please provide the calculations used from the TxDOT Bridge Design
Manual to prove that scour will not occur with this development.
c. The following excerpt from the CoCS Drainage Policy and Design
Standards Manual speaks to the flow of water on a Collector and
Commercial Street, please provide an analysis which proves these
requirements will be met.
Section IV.B.b:
"Collector and Commercial Streets — The flow of water in collector
commercial streets shall be limited such that one 12 foot traffic lane at
the center of the street will remain clear for the design storm.
Stormwater shall be removed from the street by inlets or openings into
adjacent drainage systems. These shall be placed at low points or
places where calculations indicate the allowable water spread or
depth is met or exceeded. The design storm shall have a return period
of 10 years."
d. Please use a continuous concrete "bridged" sidewalk as oppose to the
proposed metal plate "bridged" sidewalk. The CoCS has had a poor
past experience with the metal plate "bridged" sidewalks from a
maintenance, health and safety perspective. Please provide plan and
profile detail for this structure, as well as supporting drainage
calculations.
Reviewed by: Josh Norton Date: April 12, 2006
ENGINEERING COMMENTS NO. 4
1. (Sheet C3-W) The BCS Design Guidelines do not permit the use of 3-in Type K
Copper for main extensions, please change the material type of these public
main extensions to SDR 21 —ASTM 2241.
2. (Sheet C3-W) Please illustrate the use of structural backfill in areas where the
main extension cross structural areas.
3. FYI — Some of the sheet in this submittal appear to be distorted and partially
missing.
4. Drainage Report: Regarding the detention pond direct discharge onto
Spring Loop.
a. The drainage report shows a Q for the 10 yr event to be 17.56ft"3/sec
leaving the pond and ultimately this flow must cross under the sidewalk
which appears to be a 36-in wide opening or a cross sectional area of
1.5ft^2. Using Q=VA, the velocity onto Spring Loop is 11.71ft/sec after
crossing under the sidewalk. This velocity greatly exceeds the velocities
of 2 to 3ft/sec that you mentioned in your March 30, 2006 Memo.
However, if the cross sectional area at your discharge point (The
Sidewalk) were made much larger, your velocities would decrease
significantly to an acceptable velocity.
b. Angle your sidewalk supports as to direct the discharge toward the flow of
the street gutter and not straight out onto Spring Loop.
c. In your letter dated, May 5, 2006, you state that the flow of water out onto
Spring Loop will not extend more than 7.5 ft from the gutter. Please
model this flow of water from the point in which it leaves the proposed
development to the point where it reaches the existing storm inlet down
stream. Please provide the calculations to support your model.
i. The following excerpt from the CoCS Drainage Policy and Design
Standards Manual speaks to the flow of water on a Collector and
Commercial Street, please provide an analysis which proves
these requirements will be met.
Section IV.B.b: "Collector and Commercial Streets — The flow of
water in collector commercial streets shall be limited such that one
12 foot traffic lane at the center of the street will remain clear for
the design storm. Storm water shall be removed from the street by
inlets or openings into adjacent drainage systems. These shall be
placed at low points or places where calculations indicate the
allowable water spread or depth is met or exceeded. The design
storm shall have a return period of 10 years."
d. This most recent design seems to be more reasonable; however the
above mentioned concerns need to be addressed, with all calculations to
support any stated flows, velocities, distances etc.
5. Is the intent still to acquire a development permit for Phase 1 and 4 at this time
and build accordingly?
6. I have not received the revised construction documents for University Park (DP #
05-62) for the construction of the water line. This development permit will have
to be approved prior to a development permit being issued on the River Ridge
Site Plan.
Reviewed by: Josh Norton Date: May 18, 2006
(frffill41111111111
CITY OF COLLEGE STATION
Planning 6-Development Services
1101 Texas Avenue, P.O. Box 9960
College Station, Texas 77842
Phone 979.764.3570 / Fax 979.764.3496
MEMORANDUM
May 18, 2006
TO: MDG /Greg Taggart via fax 693-4243
FROM: Trey Fletcher, Project Manager
SUBJECT: RIVER RIDGE TOWNHOMES (SP) -Site Plan
Staff reviewed the above-mentioned site plan as requested. The following page is a list
of staff review comments detailing items that need to be addressed. Please address the
comments and submit the following information for further staff review:
One (1) complete set of construction documents for the proposed
development with the revised site and landscaping plans attached.
If there are comments that you are not addressing with the revised site plan, please
attach a letter explaining the details. If you have any questions or need additional
information, please call me at 979.764.3570.
Attachments: Staff review comments
cc: River Ridge Townhomes, Ltd c/o Alton Ofczarzak via fax 690-2504
Case file #05-00500243
STAFF REVIEW COMMENTS NO. 5
Project: RIVER RIDGE TOWNHOMES (SP) - 05-00500243
PLANNING
1. Ordinance 2825, dated 8-22-2005, rezoning this parcel from A-P Administrative
Professional to R-4 Multi-family was approved with conditions, being that "all access
shall be taken via Spring Loop or the public alley to the west that also has access to
Spring Loop for emergency access." The site plan indicates that the gates were
removed.
2. The following fence applications are noted per the site plan:
• Decorative iron fence along Spring Loop
• Eight-foot wooden privacy fences at dumpster locations
• At rear of units 1401-1408 and 1601-1609
• Please note to clarify other or additional perimeter fencing as applicable to
demonstrate compliance with the above referenced ordinance.
Reviewed by: Trey Fletcher Date: 5-15-2006
ENGINEERING COMMENTS NO. 4
1. (Sheet C3-W) The BCS Design Guidelines do not permit the use of 3-in Type K
Copper for main extensions, please change the material type of these public
main extensions to SDR 21 —ASTM 2241.
2. (Sheet C3-W) Please illustrate the use of structural backfill in areas where the
main extension cross structural areas.
3. FYI — Some of the sheet in this submittal appear to be distorted and partially
missing.
4. Drainage Report: Regarding the detention pond direct discharge onto
Spring Loop.
a. The drainage report shows a Q for the 10 yr event to be 17.56ft^3/sec
leaving the pond and ultimately this flow must cross under the sidewalk
which appears to be a 36-in wide opening or a cross sectional area of
1.5ft^2. Using Q=VA, the velocity onto Spring Loop is 11.71ft/sec after
crossing under the sidewalk. This velocity greatly exceeds the velocities
of 2 to 3ft/sec that you mentioned in your March 30, 2006 Memo.
However, if the cross sectional area at your discharge point (The
Sidewalk) were made much larger, your velocities would decrease
significantly to an acceptable velocity.
b. Angle your sidewalk supports as to direct the discharge toward the flow of
the street gutter and not straight out onto Spring Loop.
c. In your letter dated, May 5, 2006, you state that the flow of water out onto
Spring Loop will not extend more than 7.5 ft from the gutter. Please
model this flow of water from the point in which it leaves the proposed
development to the point where it reaches the existing storm inlet down
stream. Please provide the calculations to support your model.
i. The following excerpt from the CoCS Drainage Policy and Design
Standards Manual speaks to the flow of water on a Collector and
Commercial Street, please provide an analysis which proves
these requirements will be met.
Section IV.B.b: "Collector and Commercial Streets — The flow of
water in collector commercial streets shall be limited such that one
12 foot traffic lane at the center of the street will remain clear for
the design storm. Storm water shall be removed from the street by
inlets or openings into adjacent drainage systems. These shall be
placed at low points or places where calculations indicate the
allowable water spread or depth is met or exceeded. The design
storm shall have a return period of 10 years."
d. This most recent design seems to be more reasonable; however the
above mentioned concerns need to be addressed, with all calculations to
support any stated flows, velocities, distances etc.
5. Is the intent still to acquire a development permit for Phase 1 and 4 at this time
and build accordingly?
6. I have not received the revised construction documents for University Park (DP #
05-62) for the construction of the water line. This development permit will have
to be approved prior to a development permit being issued on the River Ridge
Site Plan.
Reviewed by: Josh Norton Date: May 18, 2006