Chaucer-CS 910402 unzicker · schnurbusch · associates · inc.
civil engineers * surveyors · planners
6~oo stemmons freeway, suite 400
April 2, 1991 dallas, texas ~524~
(~"0 6~,~-33oo
Ms. Taryon Bowman
City of Coppell
Planning Department
P.O. Box 478
255 Parkway
Coppell, Texas 75019
Re: Northridge Addition
Coppell, Texas
91001-0
Dear Ms. Bowman:
We have revised the Site Plan, Preliminary Plat, and Preliminary
Utility Plan consistent with your review comments found on your
returned markups and per the Development Review Committee (DRC)
meeting at City Hall on March 29, 1991. Please find below an itemized
listing of the changes made to these exhibits which will help expedite
your review. The developer and myself will be in attendance at the
next DRC meeting on Thursday, April 4, 1991, to discuss each of these
issues. The changes to these exhibit are as follows:
SITE PI.AN / PRR?.TMTNARY PT~T
1) Additional utility easements have been added to these exhibits at
the rear of Lot 1, Block A, Lot 16, Block A, and Lot 1, Block C.
These easements were requested by GTE. TU Electric will provide
easements once the Final Plat has been submitted for review.
2) The six foot masonry fence along the West line and North line of
this development will be constructed by the developers of the
"TC" zoned tracts located along the West and North line of this
site. The current owner of this property is the same owner of
the surrounding tracts of land and is aware of this issue.
3) The screening wall along Sandy Lake Road has been identified per
your request.
4) The proposed retention pond within this development is required
according to the Engineering Plans prepared by Dan M. Dowdey &
Associates. A grading plan of the lake will be prepared du~ing
the Final Design Phase of this addition by this office;
hydrologic analysis of this lake has already been prepared by Dan
M. Dowdey as shown on plans prepared by them and approved for
construction by the City of Coppell. We will be using their
drainage data found on their plans in the design for our proposed
retention pond.
5) A homeowners association will be established for this proposed
development and the developer has been notified that the
PAUL $. UNZICKER, P.E. DAVID M. SCHFIURBUSCH, P.E.
PRr:$ff)EHT VICE-PRESIDENT
Ms. Taryon Bowman
April 2, 1991
Page Two
"homeowners agreement" will need to be submitted to the City for
review prior to submitting a Final Plat of this subdivision. The
"homeowners agreement" will be approved by City Staff and
submitted with the Final Plat and will be made part of the Final
Plat acceptance by City Council. This homeowners association
will be responsible for the maintenance of the proposed retention
pond and screening walls which are constructed as part of this
development.
6) The proposed lake configuration will have 20 foot wide shoulders
and a sidewalk along Hearts Road and Park Valley Road. There
will be no sidewalk along the 20 foot shoulder of the lake along
the North or West side. This design is being considered so that
the homeowner of Lot 19, Block C will be provided privacy from
pedestrian traffic from the proposed Library site and the
homeowners within this development. It is our intention to
provide him this privacy by not allowing traffic to have access
across the open channel drainage facility at the Northwest corner
of the lake. A complete landscaping plan of the lake area and
screening wall will be provided to you by others.
7) The required park fee of $150.00 per lot, or $9,000.00 will be
paid to the City by the developer prior to the City's issuing a
permit to begin construction of this addition.
8) The street light fee and street sign fee will be paid to the City
prior to City acceptance of the construction for all improvements
within this subdivision. I would appreciate it if you could
provide me with the exact amount of these fees prior to the
scheduled Planning and Zoning Commission Meeting.
9) The proposed access to Sandy Lake Road will directly line up with
the street to the South. It is our opinion that this is the best
possible design because it eliminates any possible offset
intersection at this location. There is approximately 425 feet
from the centerline of Heartz Road to the centerline of
Heatherglen Drive which in our opinion is ample room for a left
turn lane.
10) The "Flood Hazard" note furnished to me by the City Engineer has
been placed on the Preliminary Plat per her request.
PRRT.TMTNARY UTTT.TTY AN~ nRATNAGR PTAN
1) The proposed retention pond, as we understand it, was designed by
Dan M. Dowdey in order to minimize flooding which might occur
downstream of the outfall of the lake. Apparently, this request
was made by the City because several homeowners within this
drainage basin apparently have a potential drainage problem on
their property during the 100 year storm event. The design of
the lake was incorporated with the Park Place Addition
Engineering Plans which also shows a proposed retention pond.
The outflow control structure is being constructed within the
Park Place Addition according to the plans which have been
approved by the City of Coppell. Apparently, this site (Park
- Ms. Taryon Bowman
April 2, 1991
Page Three
Place Addition) did not support the entire detention volume
needed to reduce the possibility of downstream flooding, thus,
the total lake area needed was split into almost two equal
portions located on both sides of Heartz Road. The drainage
structure under Heartz Road will convey the 100 year storm, but
storm water will back up into the culvert as a result of flood
storage within the lakes on both sides of the road.
2) Offsite drainage easements, or letters of permission to drain
across the "Parks of Coppell" Tract property will be obtained
prior to the submittal of the Final Plat for this addition.
Being that the land owner of the Northridge Property is the same
as the "Parks of Coppell" trust tract, we do not anticipate that
this will be a problem.
3) Ail horizontal curves originally shown for the proposed sanitary
sewer system have been eliminated and replaced with straight line
sections of pipe.
4) Several valves within the proposed water main network have been
relocated per your request.
5) Ail proposed storm sewer systems within this development will
conform to City of Coppell guidelines and design standards. A
portion of the drainage will be collected within the streets and
discharged within an underground system which is conveyed to the
proposed retention pond. Our proposed inlet configuration has
been left as shown because the depth of flow will be the streets
at this point (at the proposed inlets) is less than two inches
deep because of the steep street grades.
6) We will be requesting a variance to the City of Coppell design
standards which restricts street grades to be no greater than 5.0
percent. Our proposed street grades will be similar to those in
Heartz Road which has pavement grades greater than 5.0 percent.
If you have an~ additional comments regarding this Plat, Site Plan, or
Preliminary Utility and Drainage Plan, please feel free to call.
Sincerely,
Kevin R. Kendrick, P.E.
Project Manager
K K/bp
cc: Ms. Shohree Daneshman, P.E. / City of Coppell
Mr. Gordon Jones / D.R. Horton