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NL Cypress-CS080711® ®� Kimley -Horn ® and Associates, Inc. July 11, 2008 via hand delivery CB Parkway Business Center VI, Ltd. and Trammell Crow Company No. 43 Mr. Eddie Vassallo and Mr. Charles A. Salazar Law Offices of Eddie Vassallo, P.C. 3710 Rawlins Suite 1200 Dallas, Texas 75219 -6410 Re: Coppell Independent School District Board of Trustees v. CB Parkway Business Center VI, Ltd. and Trammell Crow Company No. 43 "Cypress Waters" ±342 acre Property Dallas, Texas Civil Engineering Expert Report Gentlemen: In accordance with your request, I have prepared this report documenting Kimley - Horn and ,Associates, Inc.'s (Kimley -Horn) services to date under our professional services agreement with CB Parkway on the referenced tract. This letter documents my professional judgment as a Professional Engineer in the State of Texas, as licensed by the Texas Board of Professional Engineers, in regards to my exposure and experiences related to Kimley -Horn's efforts `on the subject tract. In support of the professional opinions presented in this report, the documents listed in the attached Project Inventory were reviewed. The items within this inventory are available for review and reproduction upon request. To support my opinions, I have relied upon a number of documents and opinions of others and in so doing assumed that the information provided or conveyed to me is accurate to the knowledge of the individual providing or conveying it. The accuracy of each provided or conveyed document or opinion was not personally verified by me. IN TEL 972 770 1300 FAX 972 239 3820 i Suite 1800 12700 Park Central Drive Dallas, Texas 75251 CBP02621 ® ®� Kimley -Horn and Associates, Inc. CB Parkway, et.al, July 11, 2008; Page 2 of 5 In August 2005, Kimley -Horn produced a Traffic Impact Analysis (TIA) for the subject property, including accounting for the influence of proposed retail property to the south of the subject property ( "Cypress Commons "). I did not prepare this report, but am reporting its findings on behalf of Kimley -Horn. Our findings were that: 1. The proposed project was anticipated to include 755,000 square feet of retail use, 708 single family units, 3,767 apartment units, 126 townhome units, and 96 multi - family units. 2. 2011 was chosen as the study's short term horizon year, and under 2011 Background Traffic Conditions, the following intersections will operate under Level of Service (LOS) F: a. Beltline Road at IH635 WBFR (AM Peak) b. Beltline Road at IH635 EBFR (AM and PM Peaks) 3. With the introduction of adjacent development, many additional improvements are necessary to achieve desirable traffic conditions on the adjacent thoroughfares. Those improvements are summarized in the referenced TIA's Executive Summary and on Exhibit 24 within the TIA. After the property was zoned, Kimley- Horn's primary services to CB Parkway on the property have been in the following listed disciplines: • Land Title Survey • Topographic Survey • Tree Survey • Mass Grading Study • Existing Water and Sanitary Sewer Facility Research • Projection of Water and Sanitary Sewer Demands • Thoroughfare Alignment Planning During Kimley -Horn's work in these disciplines, which commenced approximately in April 2006 and which I personally began to lead in August 2007, Kimley -Horn produced a number of iterative deliverables, exhibits, reports, and opinions of probable construction cost, shared in various formats with CB Parkway and others or, their development team. Interaction occurred on various levels with staff from a number of cities, including the Cities of Dallas, Irving, and Coppell, plus staffs of the Trinity River Authority, Oncor Electric Transmission, and Atmos Gas Delivery. Available notes from those meetings are included in the Project Inventory. Based on the effbrts summarized above, my conclusions are as follows: The property is 355.2 acres in land area and is bound by Hackberry Road /Ranch Trail and the City of Dallas /City of Irving limit line along the south right -of -way line of Hackberry Road/Ranch Trail, the City of Irving/City of Dallas limit line to the east, Beltline Road and the City of Dallas /City of Coppell to the west, and an irregular property line to the CBP02622 ® Kimley -Horn and Associates, Inc. CB Parkway, etal, July 11, 2008; Page 3 of 5 north. A "save and except" portion of the property, 12.60 acres in size, is situated centrally within the western portion of the property. The net land area is 342.6± acres. Attached is an exhibit depicting the 342.6± acres and the property Coppell Independent School District seeks to acquire in the eminent domain proceeding as of November 7, 2006. 5. The property is currently undeveloped and vacant, with the exception of a number of electrical transmission improvements, a model plane airstrip, facilities associated with a former Irving city park, an apparent gas transmission main in the western portion, and various dirt roadways transecting the property. 6. Water or sanitary sewer service from a municipality exist at the property's southern boundary but is not available to the 342.6± acres. Our research of existing municipal water and sanitary sewer infrastructure revealed the current presence and disposition of each of the following elements immediately adjacent to or near the property: a. 30" (diameter) DWU Water Transmission Main in Hackberry Road; explained by DWU Staff as dedicated to servicing Dallas - Fort Worth International Airport and not available to service the property b. 12" City of Coppell Water Distribution Main in Beltline Road c. 12" City of Coppell Sanitary Sewer Gravity Interceptor in Beltline Road d. Various City of Irving Water Distribution Infrastructure south of the property servicing the adjacent retail developments; including existing ground storage tanks and pump station south and east of the property e. 54"/48" DWU Water Transmission Main northwest of property in Beltline Road f. Various City of Irving Water Distribution and Sanitary Sewer Collection Infrastructure in the Valley Ranch single family development east of the property. 7. Dallas Water Utilities (DWU) conducted a brief study in April 2006 that projected potential infrastructure improvements to provide water and sanitary sewer service to the property. A number of scenarios resulting in a range of probable construction costs were reported. 8. Utilizing land plans provided by CB Parkway, Kimley -Horn performed preliminary layouts of potential roads, water, and sanitary sewer infrastructure to service the development. We also created demand models to project the following listed service demands based on a number of land use scenarios: a. Average Day Water Demand in Million Gallons per Day (MGD) b. Maximum Day Water Demand (MGD) c. Peak Hour Water Demand (MGD) d. Fire Flow Water Demand (MGD) e. Elevated Water Storage in Millions of Gallons (MG) f. Ground Water Storage (MG) g. Total Water Pumping Capacity (MGD) h. Finn Pumping Capacity (MGD) i. Average Day Sanitary Sewer Flow (MGD) CBP02623 ® Kimley -Horn CB Parkway, et.al, July 11, 2008; Page 4 of 5 ® and Associates, Inc. j. Peak Sanitary Sewer Flow (MGD) 9. The land use scenarios considered for the 342.6± acre property were primarily influenced by: a. Number of Housing Units, utilized to project the development's population b. Square Footage of projected retail use c. Square Footage of projected office use d. Number and types of schools There was considerable interaction with various land planning consultants and with CB Parkway to ascertain the potential land uses of the property. A full development program has yet to be determined for the property. 10. Kimley -Horn conducted a study to project the extension of transmission infrastructure from existing DWU water facilities (specifically Item "e" of Paragraph 6 above) and an existing Trinity River Authority sanitary sewer interceptor in the Elm Fork of the Trinity River east of the property to service the subject property. Our study utilized a number of land use scenarios and sized the following major utility transmission elements necessary to serve the property: a. Water Transmission Main b. Water Metering Station c. Water Pump Station(s) d. Ground Storage Tank(s) e. Elevated Storage Tank(s) f. Sanitary Sewer Metering Station g. Sanitary Sewer Lift Station(s) h. Sanitary Sewer Force Main(s) 11. Our Water and Sanitary Sewer Infrastructure Study concludes that between approximately $8.2 million to $13.9 million in water and sanitary sewer transmission infrastructure construction cost would have to be borne to bring service to the property from the designated sources. This study focused solely on the construction costs of such scenarios and did not consistently assess easement acquisition, professional design fees, impact fees, or costs to upgrade infrastructure not within the service area. 12. 1 understand that two portions of the property (approximately 113 and 12 acres respectively) have been condemned for use as schools as of November 7, 2006. As such, the various layouts we have produced to evaluate onsite distribution infrastructure will have to be adjusted to reflect the school developments. The western condemnation portion bisects the property such that approximately 54 acres in the northwest corner of the property is no longer connected to the remainder of the tract. Water and sanitary sewer services cannot be made available to the northwestern 54 acres without proper easements or rights of way across the condemned property or an interlocal agreement with the City of'Coppell to provide those services. CBP02624 ® Kimley -Horn ®® and Associates, Inc. CB Parkway, et.al, July 11, 2008; Page 5 of 5 We appreciate the opportunity to provide this report to you. Please do not hesitate to contact me with any questions regarding it or the supporting documents. Sincerely, KIMLEY -HORN AND ASSOCIATES, INC. .. �� it Attachments: Brief Resume for Dan F. Grant, P.E., CFM Land Area Exhibit G:\ CIVIL\ 63973002W dmin \Docs\Expert_Report\KHA_Expert_ Report_20080701_DRAFT.doc CBP02625 ❑ -o Kimley_Hom and Associates, Inc. Dan F. Grant, P.E., CFM Professional Credentials Bachelor of Science, Civil Engineering, Northern Arizona University Professional Engineer in Texas Certified Floodplain Manager Professional Organizations American Society of Civil Engineers ,Special Qualifications Strong working knowledge in integrating water resources with civil design Experience with FEMA process Experience integrating public and private projects with common goals Land development, municipal, Department of Transportation, and surveying experience Representative Experience Dallas Logistics Hub, Dallas, TX — Project manager. Kimley -Horn is working with The Allen Group on more than 6,000 acres of industrial land in South Dallas to develop what has recently been named the Dallas Logistics Hub. "The Hub" is located in the Cities of Dallas, Hutchins, Lancaster, and Wilmer. Factors contributing to the placement of this project in South Dallas County include an available but under - employed workforce, major transportation arteries along three interstates including the proposed alignment for Loop 9, two rail lines, an airport, and an established foreign trade zone. In land and infrastructure, the property is currently valued near $500 million. The Allen Group intends to offer build - to-suit and speculative build -ready sites for major distribution, manufacturing, office, and retail development. The 20- to 30 -year ongoing project will eventually support over 60- million - square -feet of distribution and manufacturing space valued at approximately $6 billion. Kimley -Horn is serving as The Allen Group's lead consultant and has conducted master planning for land use, water, sewer, thoroughfare, utility, drainage, and franchise utilities for the entire area. Kimley -Horn has also performed preliminary engineering services as well as feasibility, geotechnical, and entitlement studies. The project team is also completing Phase I and II environmental studies and leading coordination with multiple stakeholders and municipalities. In addition, Kimley -Horn frequently represents The Allen Group in local stakeholder meetings and community events, and produces marketing materials for the Hub. 480014900 Langdon Road - Dallas Logistics Hub, Dallas, TX — Principal -in- charge. Kimley - Horn worked with The Allen Group to design the first two industrial buildings in North Texas that are certified LE ED Core & Shell. The structures are the first two buildings to be constructed at the Dallas Logistics Hub, a 6,000 -acre development that will serve as an inland port and one of America's premier distribution hubs. As part of their design efforts on this 52 -acre tract of land, Kimley -Horn performed a topographic survey and a tree survey evaluation and site application. We also engineered the site plan, preliminary plat, final plat, and civil engineering plans. Other services performed include landscape architecture and irrigation plans, and continuing CBP02626 Kimley -Horn and Associates, Inc. Dan F. Grant, P.E., CFM construction phase services. Kimley -Horn also took an active role in the LEED certification process before and during construction. Colony Tract - General Services, The Colony, TX — Project manager. Kimley -Horn provided general engineering services on 300 -acre tract in The Colony, Texas. Services included land planning, conceptual utility, roadway, and drainage layouts, cost projections, zoning assistance services, and representation at public meetings. This project resulted in rezoning portions of the property to commercial, multifamily, and mixed -use development that will become a major income tax generator for the City upon development. Galatyn Park[Telecom Business Center, Richardson, TX — Project engineer. Kimley -Horn is the general engineering consultant for this 500 -acre mixed -use development, as well as the design consultant for several individual projects within Galatyn Park. Our responsibilities have included zoning, surveying, roadway design, and civil and transportation design for a transit/pedestrian plaza, a 330 -room full - service hotel with conference center, the City's Corporate Presentation and Performing Arts Center, and an office complex. This project required close coordination with the City of Richardson, DART, Hunt Petroleum Corporation, and Nortel. Office Creek Channel Improvements, Phase 1, The Colony, TX — Project manager. To alleviate a potential flooding threat to existing structures within our client's property along Office Creek, Kimley -Horn developed civil design plans for the Office Creek project. The plans implement the first phase of the Office Creek Master Drainage Plan. We worked closely with City Staff to expedite review and approval of Stage I of construction, completed in December 1999. Office Creek Channel Improvements, Phase II, The Colony, TX — Project manager. Kimley - Horn produced construction plans for Phase 11 of the implementation of the Office Creek Master Drainage Plan. We have worked closely with City staff with respect to construction funding and timing to take full advantage of funding available through the Office Creek Drainage Impact Fee. Stage II was completed in April 2001 and we continue to work closely with the City to implement the Master Drainage Plan. N. Tarrant 1 N. Beach Street SW Corner Tract, Fort Worth, TX — Project manager. Hopkins Commercial selected Kimley -Horn to provide floodplain reclamation and site mass grading services for this approximately 2.5 -acre land tract. The firm submitted a Conditional Letter of Map Revision (CLOMR) report to the City of Fort Worth and to FEMA for the project, then designed some of the elements necessary for reclamation, including a retaining wall, the associated backfill work, grading, and relocation of a 30 -inch sanitary sewer line. Kimley -Horn provided survey, construction documents for the retaining wall, plans for the construction of an access drive and median opening, and coordination of geotechnical tasks. Kimley -Horn is also assisting the client with bidding and construction administration of the project reclaimed land is stalled for use as an Eckerd —we are currently doing civil and survey. 1999 Legend Villages Tracts Rezoning and Planned Development Submittal, The Colony, TX — Project engineer. Kimley -Hom worked closely with the City on behalf of our private client to submit rezoning and planned development plans for five tracts between Paige Road (to the west) CBP02627 Kimley- -born [� and Associates, Inc. Dan F. Grant, P.E., CFM and the City limits (to the east, fronting SH 121). These plans included proposed roadways, infrastructure improvements, and access points for the largest commercially zoned area in the City. The project required multiple presentations to City staff, Planning and Zoning Commission, and City Council. Lakeside Office Park - Mathesa Tract, Frisco, TX — Task manager. Kimley -Horn designed and produced plans for a three pond interconnected detention facility in Frisco, TX. The pond will serve as a regional detention facility for a proposed office park and as well as the centerpiece amenity for the area. Kimley -Horn provided civil construction plans for the pond and provided environmental services for the area. Remington Medical Resort, Richardson, TX — Project manager. Kimley -Hom has been selected to provide survey and site civil engineering services on this three -story, 90 -unit single phase medical resort development. This project is located on approximately 2.44 -acres and includes adjacent parking. Kimley -Horn has also been selected by the owner of the property to provide Special Use Permit application service in order for the medical resort to be built within the current land use. IH 20 at Matlock Road Ramp Relocation and Frontage Road Design, Arlington, TX — Project manager. Kimley -Hom designed a new off -ramp for westbound IH 20 at Matlock Road. The project team also reconstructed .75 miles of the westbound frontage roads approaching the intersection at Matlock Road. The project is currently under construction. Town & Country Development at Stonebriar, Frisco, TX — Project engineer. Kimley -Horn provided engineering, planning, design, and surveying services for this 380 -acre mixed -use development. Scope has included assisting with the rezoning and entitlement of the tract, providing engineering services for a four -lane divided thoroughfare, and planning the extension of the roadway across adjacent properties. The firm also provided engineering services for the development of the Westin Hotel complex, an office building, multifamily and patio home developments, and a mixed -use town center. We coordinated with the golf course developer and architect (Tom Fazio) on the design development of the 18 -hole golf course, including grading, drainage, lake design, and water and wastewater facilities. Services included assisting with environmental permitting, preparing and coordinating the reuse permit for the use of effluent to irrigate the course, and designing an upgrade to the existing maintenance and parking facilities. Vaquero Development, Westlake, TX — Project analyst. Kimley -Horn provided civil engineering, land planning, environmental, surveying, landscape architectural, and construction administration services for this 550 -acre residential golf course community. Services include assisting with the original rezoning and entitlements; environmental permitting through the U.S. Army Corps of Engineers; coordinating with the adjacent landowners / developers and Town representatives to secure the necessary off -site infrastructure; coordinating with the golf course designer (Tom Fazio), including grading, drainage, lake design, and off -site water line improvements; and completing mass grading plans for the overall development and final construction drawings for the residential improvements. 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