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Vistas of C P2-CS 951228 DEVELOPMENT R RVIEW COMMITTEE ENGINEERING COMMENTS ITEM: W~sta of Coppeli, Pkase H, Preliminary Plat, to allow the development of a 139 lot residential subdivision located along the south side of Spur 553 (also known as Wtsta Ridge Blvd.), east of Denton Tap Road, and north of Denton Creek, at the request of Carter & Burgess, Inc. DRC DATE: December 28, 1995 and January 4, 1996 CONTACT: Ken Griffin, P.E., Assistant City Manager/City Engineer 004-3679) COMMENT STATUS: ~PRELIMINARY Preliminary Comments: 1. Permission will be required from Lone Star Gas to extend the street over their easement. 2. Any access to the state highway will also require TxDOT approval. 3. Deceleration lane with 100' storage and 100' transition should be provided at the access points to the highway frontage road. 4. All alleys should intersect the streets at 90 degree angles. 5. A 4' sidewalk in the park area is inadequate for a trail system. 6. Street J should act as a collector; therefore, the alleys between Street F and H and between Street K and H should be turned so that they do not intersect Street J'. 7. Corner clips should be provided at all street intersections for handicap ramps. 8. Please comment as to what the item is on Lot 12, Block $. 9. Information should be provided on the flood protection provided by the levee. The Coppell Floodplain Ordinance requires that the height of the levee be based on the standard project flood elevation plus 3 feet of freeboard. 10. The drainage easement adjacent to Lots 1-15, Block K should be dimensioned on each lot. 11. The City has a concern about the length of Street J when it is also extended into Phase I in regards to traffic. We have various streets similar to this in the City of Coppell of which we receive complaints on speeding vehicles and cut through traffic. The City requests that you look at reconfiguring the road to discourage speeders and/or cut through traffic. This might be accomplished with some type of additional curvature in the street, cul-de-sacs, off setting the street so that it is not a continuous run, traffic circle, or any other traffic control device of which would be agreeable to the City. 12. The plan shows to dedicate the area that is a 50' Lone Star Gas easement to the City of Coppell for a park. I have a question as to whether or not the City wants this dedicated as a park because of what could be future problems in actually constructing something in the Lone Star Gas easement. Obviously, the Lone Star Oas easement has to be left open and we have had some problems with the existing Lone Star Gas easement that crosses Denton Tap when developers have tried to build on it. 13. Please comment as to whether or not the existing drainage system on the west of the site is to remain or be removed with this development. 14. Easements should be provided across the proposed park site for the 12" sanitary sewer. 15. The 100-year water surface elevation should be shown adjacent to Lot 18, Block I and the finisbed floors adjusted accordingly. 16. The existing 15' sanitary sewer easement should be enlarged to be a 20' sewer easement. 17. A corner clip drainage easement should be provided on LOt 7, Block I. 18. All finish floors should be a minimum of 2' above the 100-year flood plain. 19. The location of the existing 25' drainage and sewer easement across the back of Lots 1-15, Block K will pose a problem to the City of Coppell in the future as the homes are built and the property developed. The easement is not at the rear of the property but across the east half of the property. I know that the drainage system is existing and will be expensive to relocate, but you should review this situation to determine if there is a way to reconfigure the lots so that the easement is at the very rear of the lot as opposed to cutting through the east half of the lot. Drainage Comments: 1. Erosion protection should be provided adjacent to LOt 1, Block D_and LOt 18, Block J and adjacent to the street that fronts LOts 17-22, Block E. 2. You are proposing an unusual drainage pattern on Lots 21, 22, 23 of Block H. You have the from half of the lot draining south and the back half draining north. This is highly unusually and I am unsure whether it will work. This will be reviewed further during the plan review. The same situation also occurs on Lots 3-7, Block E.