Blackberry Farm-CS171117 r
2740 North Dallas Parkway,#280
11-17-1 7 P02:35 RCVD Plano,TX 75093
Westwood Main (214)473-4640
Fax (320)253-81737
westwoodps.com
(888)937-5150
November 15, 2017
Mr. George Marshall, P.E.
Engineering Manager
255 Parkway Blvd.
Coppell, Texas 75019
Re: Blackberry Farms Addition Phase 1, Sandy Lake Road, Coppell, Texas
Dear George,
Attached are two sets of plans and I am returning your markup set. Regarding the comments. See
attached for responses to your comments.
I have included the creek erosion protection plan. The Retaining Wall plan by Falkofske Engineering
are undergoing a few final revisions and will be sent when received from them.
Please process these and contact me if you have any questions.
Sincerely,
CV
L n Kadleck
Senior Project Manager
Kadleck & Associates, a Division of
WESTWOOD PROFESSIONAL SERVICES
Copy: David Hayes
Terry Holmes
Multi-Disciplined Surveying Si Engineering
TBPLS Finn No. 10074301 westwoodps.com
RESPONSE TO REVIEW COMMENTS
General:
1. The separation of Phase 1 and 2 appears to be incomplete. Plans revised to show only Phase
1 improvements, except for grading which will be on the entire project and on the drainage
area map as discussed.
a. The plans for Phase 1 need to only include what is being installed with Phase 1.
b. Referencing pages in several places are incorrect.
2. Provide truck turning path around lot 5x. The island curb has been eliminated and stamped
concrete placed in the center of the cul-de-sac that is drivable, therefore it is like any other
cul-de-sac.
Plat:
3. Clean up the line work. Missing labels, proposed and existing lines and labels are mixed
throughout. Label for See detail A but it is not necessarily detail A. Add additional
dimensions as marked on the plan. Fix all text that overlaps other text. Clean up done and
information added.
4. Show all proposed easements. 5x10 transformer... Easements for transformers shown on lots
affected.
5. Label all building lines. Labeled.
6. Label 5' UE on all blocks. Labeled
7. Provide a sidewalk easement on Lot lx and 2x. Easement provided on Lot 2X is not needed
on Lot IX
8. Separate details to the left should be provided to scale not"NOT TO SCALE"Details
separated and put to scale.
9. Note on lot lx indicates a screen wall. The Engineering Department needs to review all
layouts for screen walls. Screening wall plans to be provided by developer.
10. Dimension the proposed drainage easement on Lot 2x. Dimensions added.
11. Why are the limits of the storage pond indicated on the plat? Limits of ponds deleted.
12. Why is the min FF different for lot 6 block B and lot 23 block C? Finish floor elevations
revised.
13. Per Volume 94057 Page 602 the easement along the rear of Hollywood Drive Lots 26-34 is a
variable width floodplain and access easement not 30' the 30' is the sanitary sewer easement
Volume 93189, Page 4517. Information corrected.
a. Have you acquired a separate easement from the property owners to build the private
drainage system in their yards? Private drainage easements are being obtained from
the adjacent property owners by the developer.
Grading Plan:
1. The City of Coppell does not allow lot to lot drainage. Revise all grading to accommodate
this. As discussed when we last met, the only lots with lot to lot drainage are Lots 1-3, Block
C, which drain in a swale along the common line of these lots and the adjacent property
being Lot 1R, Block A, Denton Creek @ Sandy Lake Addition, and a private drainage
easement is being obtained from the adjacent owner (copy is attached) and a private
drainage easement is being created along the rear of Lots 1-3.
2. Show proposed storm drain (light). Added.
3. Show MFF from plat on all affected lots. Added.
4. Provide flow arrows on all lot lines and flow changes.Added.
a. Make the arrow heads larger. Done.
5. Show driveways on all lots that are adjacent to inlets. Proposed Drives added.
6. Provide authorization from adjacent property owner to grade on their lot. (1180 Sandy Lake
Road) Permission discussed verbally with owner and a letter is forthcoming. See attached
raft of the letter.
7. Provide positive overflow flumes on all sag point inlets. (if the inlet was clogged, where
would the water go?) Flumes added on Lots 5- and 11-12, Block C for positive overflow.
Remaining sags points have positive overflow.
8. How/where will the area in the rear of lot 1 block C drain?As discussed in No. 6 above, the
rear of this lot will drain into a private drainage easement and swale along the common line
with the adjacent property.
9. The driveway on lot 2x (labeled lx on grading plan) shows to extend beyond your property
line. This is not allowed. The full extent of the driveway needs to be on your property. I.E.
the PCR cannot extend past the extension of your property line. As discussed,permission for
this to occur is being obtained from the adjacent owner. In addition, the radius was reduced.
10. The Engineering Department needs to see the design for the openings in the screen wall for
drainage. The openings for drainage in the base of the screening wall along the rear of Lot
2X are shown on the screening wall plans. Basically, they are an opening measuring 0.5 foot
by 1.0 foot on 5 foot spacing.
11. All lot lines need elevations shown on the plan. See lots 1-5 Block C the intersection of the
rear property line and the side yard need elevations shown. Elevations at the rear of lots has
been added.
12. Label blocks on grading plan. Done.
13. Label the elevation of the side yard lot line intersecting the ROW. Maintain 2% ROW cross
slope. Done
14. Provide grades for lot 3X
15. Provide grades for lot 2X Done.
16. Provide more clear information as to what is being built/graded in Phase 1 work. The
grading plan shows the bridge and all grading in phase 2. Plans revised to show all grading
work with area for Phase 2 as mass grading, not street or lot grading.
17. Clean up all the notes... General notes 1-5 are in list form and then you have 4-5 other notes
around the page.All notes put into list format.
18. The storage pond:
a. Bottom elevation of 424.5 in the detail but contours in grading show 430 The
additional depth is because the owner/developer wants a wet pond with
aeration/fountain.
b. Detail shows a bench at 431.5 but grading does not indicate a bench. The grading
plan was revised o show the benching at elevation 430.0 to match the detail.
c. Add a normal water surface elevation to the plan and detail. Done.
d. Will there be any aeration for this pond? Yes,per the owner/developer.
e. What is the oval shape off to the east? Why do the contours around it appear to be
vertical and not a 4:1 max? It is a berm to block flow as needed for the hydraulic
design of the pond. It will be a vertical gravity wall constructed stone.
inumemiworomormipm
19. What is the dashed line between lots in Phase 2 24/16, 23/17/18?All lots lines and other items for
Phase 2 have been deleted.
20. Note 2 regarding gabion wall—this will need to be designed along with the bridge prior to
the City releasing the bridge construction and phase 2 plans. Why is this note in the Phase 1
plans? Note eliminated.
21. Review lot grading for Lots 10 & 11 Block C. the 4:1 slope would indicate that the
floodplain is actually inside the lots and not at the property line. Lot lines moved outside the
floodplain.
Paving Plan and Profile:
22. Label and calculate the high/low point station and elevation for all vertical curves Done.
23. Provide labels for all PCI's in the plan view in addition to labeling them in the profile. Done.
24. All barrier free ramps to be built with the paving, not the builder. Plan revised.
a. Follow and reference TxDOT ramp details as the City of Coppell's ramps are non-
compliant. Note added for BFRs to be per TXDOT standards.
25. All barrier free ramps must have a receiving ramp. Ramps revised.
a. At a Tee intersection there needs to be at least 3 ramps and one of which needs to be a
directional ramp. Ramps revised and added as necessary.
26. Provide profiles for left and right top of curb from the PCR to the PCI (referenced to top of
curb) Done.
27. Minimum vertical curve is 100'. Revised accordingly.
28. Dimension ROW, Paving etc on all paving sheets. Done.
29. Label all easements etc (BL) on paving sheets. Done.
30. Remove the labels like"Construct 6" Class "C" Concrete pavement with#4 bars on 18" Ctr.
EW with curb as shown over compacted lime subgrade—Per City Standards". Unless you are
deviating from City standard. Just reference the City detail. Done.
31. Blackberry Drive:
a. Begin the profiles at the existing top of curb that you are tying into. Done.
b. Label the left and right profiles correctly Done.
c. Label the station, radius, width and elevations for the driveways on lot 2x. Done.
d. Provide elevations for Drive A connection. Done.
e. At the intersection of Sandy Lake, either provide directional ramps or corresponding
ramps to the south. Ramps do exist on the south side.
f. Provide dimensional control for all non-uniform paving cross sections. Station, offset
etc. Done.
g. Show driveways for all lots adjacent to inlets. Done.
h. Why are the inlets at 8+00 different stations? The placement and angle of the wye
connection to the south inlet dictated its placement and curve to the north inlet
dictated its placement. In addition, am attempt was made to keep the inlets as close to
the side lot lines as possible.
i. Label for"existing pavement"pointing to new sidewalk. Done.
j. Missing lot line between lot 5 and 6 block C. Fixed.
32. Windmill Drive:
a. Provide a real matchline. Looks like you could fit all 800 feet on the first page. Match
line deleted.
b. Do not include phase 2. Show exactly how the contractor will construct Phase
1. Type III barricade on a permanent mounting surface with retroreflective markings
from ROW to ROW. Done.
c. For Phase 2 — Phase 2 removed from drawings. The comments will be addressed on
the Pahse 2 plans.
i. note that the sidewalk between lots 11 and 12 needs some work. Looks like
you will need to construct a BFR on both sides of the road with truncated
domes to meet ADA.
ii. Bridge—indicate min and max cover over arch not just"varies"
iii. Concerned with the water line crossing the bridge.
33. Persimmon Drive:
a. Lot 5x—
i. what is the hatch? Paving plan does not indicate what it is supposed to
be. The grading plan indicates Cobblestone Concrete—what is that?
Spec/detail? Color? Curb removed and use of stamped concrete in center as
discussed.
ii. Utilize no parking signs not markings—enforceable. Sign to be placed at start
of cul-de-sac.
b. Why are the water meters showing up on the paving plan? Meters removed.
c. Profile the left and right TC around lot 5x. Done.
34. Persimmon Court—
a. Should be a continuation of profile for Persimmon Drive It is, however, the
intersection with Windmill is shown on a separate detail/blowup on Sheet 11.
b. North arrow points in two directions on page 11. Reverse one of the streets. —remove
Phase 2 paving design from this set. Done.
c. Provide sidewalk along all of lot 6X(fix label). Done.
35. Private Drive 'A':
a. Detail elevations as it ties into Sandy Lake Road. Provided.
b. Be careful on cross slopes for ADA at both ends. Okay.
c. Label slope in profile Slopes labeled.
d. Will this receive a gate? Yes there will be a gate as noted.
e. Reference City detail for alley construction. Done.
f. Grades through intersection of Persimmon and Windmill are 0.48%min 0.5% adjust
accordingly. Grades adjusted.
36. Sidewalk and Paving Details:
a. See City standard detail for median nose treatment at lot 3X. City detail referenced.
b. All sidewalks are required to be 5' wide. Sidewalks shown and labeled as 5,feet wide.
c. Reference city detail for paving cross sections and only note the differences from
standard. Done.
37. Typical Sections and Details:
a. Is the opening for the storm drain 24" or 32"? Not applicable—deleted junction box.
b. Need a point of reference/label for details. Not applicable—deleted junction box.
c. What is the min and max depth expected to be for the headwall pier? Didn't geotech
reference rock at 50-60'? Information added to appropriate details.
d. The pipe detail through the retaining walls indicates a cap. Then what is its purpose?
Why is this not referenced on the retaining wall plans as well? Why does the pipe end
into the earth? For future extension to collect downspouts.
e. The detail for the transition from flume to headwall. —this should match existing
conditions which I think is just a paved surface. Also, the section should match...
sidewalls? 12" curb. Not applicable deleted channel enclosure.
f.
Drainage:
38. Drainage Area Map:
a. Provide positive overflow flume for all sag inlets. Done
b. Provide street capacity and inlet calculations. Done
c. Add Q100 calculation to each drainage area label. Done.
d. Provide overflow for drainage from the west. Existing overflow as indicated.
e. Provide topographic proof of positive overflow. See spot elevations on plan.
f. Add 100 Yr water surface elevations along the creek. Done.
39. Drainage Calculation Table:
a. When reviewing storm drain line E, I could not duplicate the HGL calculations and
noticed some discrepancy with the profile. Review all and verify. Done
40. Storm Drain Plan and Profiles:
a. Provide proposed and existing contours on all plan views with labels. Done.
b. Provide overflow flume for all sag inlets. Done.
c. Line A:
i. Indicate private drainage easement for Lat A4 and Line A from 30+70 to end.
Done.
d. Line E:
i. We have had discussion about this line before and nothing seems to have
changed. I went ahead and ran some quick calculations and included them in
the set but roughly you are looking at needing a 6x5 RCB from the outfall to
4+91 and a 60" RCP from 4+91 to 7+61. This gets the HGL into an
acceptable range. Replaced with 6'x5'concrete box culvert.
ii. The HGL is 447.91 at 4+91.67 is the end of the line for Lakewood Estates
drainage which is 446. If you plan to increase the HGL then you need to
analyze and profile the HGL throughout the Lakewood Estates system. System
revised, no longer an issue.
iii. Provide a flapgate inside a MH near the outfall for backflow prevention.
Agreed not required.
iv. Provide fall protection around headwall at Sta 7+61 System revised to not
enclose existing channel, headwall eliminated.
v. Add lot, block, address and ownership information for lots along Hollywood.
9999?
vi. Show outfall treatments for Phase 1 construction. Done.
vii. Line E-5: check the HGL line to the table. Done.
e. Line M: provide profile and HGL calculations. There is no Line Al
f. Line FP2: Show proposed ground grading that matches profile. Provide better detail
for existing ground contours etc. Done.
g. Line L: This line was eliminated and replace with open swale.
i. Provide HGL calculations and label in profile. Not applicable line eliminated.
ii. Have the existing property owners dedicated the 10' private drainage
easement? What commitments have you made to them? Do they know that the
City is not responsible for this system? Easement not needed from adjacent
owners with open swale located within the development property.
Water and Sanitary:
41. Water and Sanitary Sewer Plan:
a. Separate water and sewer to separate sheets. Done.
b. All labels that include station need to reference the line as well. Done.
c. Cut in tee with 12" and 8" valve at Sandy Lake Road connection. (this appears to be
quite close to the existing pavement. Done.
d. How will you provide irrigation for all x lots? Irrigation meters indicated.
e. What are the 2-3" sleeves crossing Blackberry Drive at lot 1 block C? For irrigation
and electric to Lot IX.
f. Add a note indicating that the flowline elevation for the cleanout cannot be greater
than 6'. Done.
g. Double check all quantities for water and sewer services. How many and what size
irrigation? Verified.
h. End of SS Line A and B1 can be connected to one single MH at the highpoint.
Manhole added and lines extended.
i. Water sta 2+84 vert bends—Why? Eliminated.
j. Water on Persimmon Court is longer than 150' (400' actual)—provide loop. Looped
connection made to Hollywood Drive. Easements being acquired from owners of Lots
26 and 27 of Lakewood Estates, copy attached.
k. For future Phase 2—water on Huckleberry Court is longer than 150' (325' actual)—
provide loop. To be addressed with Phase 2 plans.
1. SS line D construct all the way to the MH and include the MH with phase 1. Done.
m. Is the water service for the lost lot on Persimmon Ct still necessary? No, it was
eliminated.
n. The matchlines from sheets do not match. Corrected.
o. Add additional valve at Sta 8+19 Line C. Valve added.
p. Double check the call for water service at 4+59 Line C— 1 domestic and 1 irrigation?
Eliminated.
42. Sanitary Sewer Profiles:
a. Provide FL elevations at 50' intervals Done.
b. Call out everything at specific stations example: Line A Sta 1+64.54 has 3 lines
entering and 1 exiting, there should be 4 elevation calls and this should be identical
on Line B and C. Done.
c. Line D:
i. Good that you designed through phase 2 but we only need what is being
constructed in phase 1. Revised to delete Phase 2.
ii. The aerial crossing needs more design than just referencing the City detail.
Done.
1. Requires blow up of profile to include stations for piers and
blocking. Provided.
2. Also requires an engineer's seal for structural design etc. Provided.
iii. Note regarding disturbed slopes needs more detail. Provide the limits of the
expected disturbance. Note added referencing grading plan.
43. Water line B:
a. Provide continuous pipe with no fittings from ROW to ROW(doesn't' need to be
bore ROW to ROW just no fittings between houses) Done.
b. Build line to BOV Done.
SWPPP:
44. Erosion Control Plan:
a. Will the silt fence along Hollywood serve any real purpose? Yes, since the pads for
Blackberry are higher than the back yards and channel on Hollywood Estates.
b. What about along lot lx north PL? Yes, since grades for Lot Xis going to be higher
that adjacent property.
c. Fix 100 yr flood call. Done.
d. Remove anything that won't be built with phase 1. Provide erosion control for all the
grading performed in phase 1. Done.
e. Notes reference landscape for slope protection... this needs to be submitted to
engineering for review. Corrected.
f. Outline exactly what will be revegetated?All disturbed areas indicated in notes.
g. Remove your details and use City standards. Done.
Denton Creek Erosion Control:
45. This plan is unsuitable for review. Show all 6 areas to scale on a sheet like the grading plan.
46. The detail indicates 1:1 but shows roughly a 50:1. Draw detail to scale.
Retaining Wall: To be resolved by retaining wall designer.
47. What is the general life expectancy for this retaining wall design?
48. Page 6 of the geotech report indicates a bearing pressure of 2000 psf but your design
indicates 2500. Please explain.
49. Will these walls support pools behind the walls?
50. What about the drainage between lot lines. How will the walls handle the flow?
51. Max slopes are 4:1 for the City.