Loading...
Blackberry Farm-CS180307 2740 North Dallas Parkway,#280 Plano,TX 75093 Westwood Main (214)473-4640 C Fax (320)253-8737 westwoodps.com (888)937-5150 March 7, 2018 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. There was no hard copy of comments. See attached for responses to your comments that were on the PDF copy of the plans you sent. Please process these and contact me if you have any questions. Sincerely, L n Kadleck Senior Project Manager Kadleck & Associates, a Division of WESTWOOD PROFESSIONAL SERVICES Copy: David Hayes Terry Holmes Multi-Disciplined Surveying&Engineering TBPLS Firm No. 10074301 - westwoodps.com BLACKBERRY FARM CITY REVIEW COMMENTS Cover 1. Addition name on border corrected. 2. Phase 1 added to name. 3. Comma removed from title. Final Plat 1. Detail A—easement dimensions corrected/added. 2. Detail Lot 3X—street name corrected; Dimension added for sidewalk easement; Right of way dimension added. 3. The existing flood line shown on the plat was scaled from the FEMA Flood Map. 4. The 30 foot sanitary sewer easement has been labeled. 5. The Flood Plain and Access Easement has been labeled as variable width. 6. Drainage easements were added where the pipes outfall into the creek. 7. The flood plain area on the northwest side of Windmill Drive is labeled as Lot 6X. 8. The Private Drainage Easement that is at the rear of Lots 9-14, Block A will now be included in a newly created Lot 8X, and notes have been added to the plat stating the HOA has maintenance responsibility. 9. The recording information has been added for the offsite water easement across Lot 26 of Lakewood Estates and the Private Drainage Easement located at the rear of Lot 1R, Block A—the Akula property. 10. The proposed 50 foot TP&L easement has been clearly labeled and dimensioned. 11. The width of the Drainage and Sanitary Sewer Easement located on Lots 8 and 9, Block A is variable width due to the location of the proposed sanitary sewer and the storm sewer system. Grading Plan 1. The match line A-A was revised to actually be a true match line. 2. In Lot 1X, the prior plan showed an extension of the existing storm sewer pipe to the north line of the lot. After consideration of the drainage from the adjacent property (the nursery) and concern about positive overflow, the extension was deleted and no fill is being placed west of the existing pipe. 3. The private drive approach radius was changed to 20 feet. A letter of permission from the adjacent owner—Akula, with be provided. 4. The flow arrows were made larger. 5. The comment regarding lot to lot drainage—The drainage from proposed Lots 1-3, Block C drain into a private drainage easement along the rear of the adjacent property owned by Akula, and then drains to the creek, drainage is not crossing a lot line except where the easement exist. 6. A splash block has been provided at the ends of the concrete overflow flumes along Lots 5 and 6 and Lots 11 and 12, Block C. 7. The BFE was checked in the study by O'Brien and what is shown on the plat is still correct. 8. The HOA will have maintenance responsibility for the storage ponds and an easement for access is being obtained from the City of Carrollton and is shown on the plat. 9. The storage pond on Sheet 5 will have a slight swale/low area for directing the low flows. 10. Spot Elevations have been added to the flow line of the flume within Lot 8X. 11. The pavement radius at Persimmon Court was revised to be 45 feet. 12. Windmill Drive will ultimately be extended across the creek,therefore grading is being done so that it slopes up for the future creek crossing. 13. The earthwork to be done with Phase 1 will provide the fill for the future road up to where the proposed arch culvert will be located. 14. The area north of Phase 2 actually drains to the north/northeast and does not drain toward Phase 2. Additional contours have been provided to show this. 15. A gabion wall is being provided at the outfall of the 6'x5 foot box culvert with phase 1 and gabions will also be provided at all corners of the future arch culvert when it is constructed. The gabions will be stopped short of the future arch culvert so not the interfered with that construction. The creek slope will be transitioned from the end of the gabions back to natural slope as shown on the plan. A design for the gabions is underway and shall be submitted prior tJ the civil plan approval. 16. The top elevations of the retaining wall along the southerly side of Phase 2 were changed slightly for future drainage. 17. The gravity stone wall on the east side of the storage pond was in the hydraulic modeling and a detail is shown in the retaining wall plans for this construction. This pond will be a wet pond with below elevation 430.The water stored between elevation 434.5 (outfall pipe) and 430 will be pumped. A wet well and pump is being designed and plans will be furnished when complete but before the civil plan approval. 18. Additional contour lines were provided in the creek at the storm outfalls. 19. Flap gates have been added to the storage pond outfalls. This is to prevent water from Denton Creek from entering the ponds since they serve valley storage for the Elm Fork. In regard to your comment about flap gates,these outfalls do not drain water from improved areas,just from the storage ponds, therefore there is less concern with them malfunctioning. 20. Lots 9-14, Block A have been revised so all of the lot drains to the street. Paving Plan Sheet 7 1. Spot elevations for the PCI were added at Sandy Lake Road. 2. The top of curb is labeled at the end of the existing approach at Sandy Lake. 3. The pavement widths of Blackberry Drive have been labeled on the detail shown on Sheet 11. The dimension control for the street is shown on Sheet 11. 4. Additional dimensions were added for the drive approach to Lot 2X and the radius was changed to 20 feet. A permission letter from the adjacent owner—Akula is being obtained to allow the radius in front of his property. 5. The radius of the private drive approach off Blackberry were made 20 feet. 6. Spot elevations have been added for PCRs and PCIs on all intersections. 7. Proposed drives were added for lots on either side of storm inlets. Sheet 8 1. Proposed drives were added for lots on either side of storm inlets. 2. The grades at the north end of Windmill I Drive were correctly shown in the profile. 3. The spot elevations for the PCRs and PCIs are shown on the intersection detail on Sheet 9. Sheet 9 and Sheet 10 1. The plan view for Persimmon Drive and Persimmon Court was combined onto a single sheet and the same was done with the profile. 2. All PCIs and PCRs at intersections have been shown.The ones for the Windmill and Persimmon intersection are shown in a detail on this sheet. 3. The inlet at the end of Persimmon Drive has been labeled. 4. The pavement radius at Persimmon Court was revised to be 45 feet. Sheet 11 1. The intersection detail for Windmill Drive and Persimmon was moved to Sheet 9 and the slopes were revised so not to exceed the 2% maximum. Sheet 12 1. The Blackberry Drive cross section was corrected to show the correct widths and curb dimensions. 2. The developer does not want to use rolled curbs anywhere except on the center of the cul-de- sac at the east end of Persimmon Drive. Drainage Area Map 1. The rear of Lots 9-14 now drains to the street. 2. The flume located in the private drainage easement on Lot 8X contains the flows as indicated on Sheet 22. 3. Additional spot elevations were added on Lakewood Estates Lot 25 to show the existing overland flow. If for any reason the box culvert becomes blocked,which is not likely,the existing overland flow to the north and east across Lot 25 of Lakewood Estates and to the south across the existing nursery. 4. This development does not pond water on the Lakewood lots. The design of the flume is to capture water from existing Lakewood lots and carry it to existing channel and into the storm sewer system to the creek. The rear of some of the Lakewood lots do pond some water at certain times, which is due to poor grading of those lots and has nothing to do with this development. Storm Sewer 1. The existing and proposed contours have been added to all storm sewer sheet. 2. The headwalls for the outfall storm sewer pipes are supported by a pier which is indicted on the plans. These piers are designed to be a minimum of 10 feet deep, which is below the flowline of the creek in all cases. Sheet 15 1. The HG for the pipe at Sandy Lake was corrected. 2. The portion of pipe for Line A to be maintained by the HOA has been labeled as such. Sheet 18 1. The owner's names and addresses were added to the Lakewood Estate lots. 2. The retaining wall crossing over the box culvert has been included in the retaining wall plans so that it spans the culvert. Sheet 20 1. The easements have been labeled. 2. The 100 year water surface has added for the storage pond at Line J in the profile. Sheet 21 1. Notation for installation of flap gates has been added for the storage pond outfall pipes. 2. Sheet 21—Comment regarding headwall detail.The pier size for the headwall detail on Sheet 18 is labeled incorrectly and should be 18 inches, not 30 inches. The detail is shown on Sheet 21 since it is for the box culvert and has a pier size of 30 inches, differing from the one on Sheet 18. Depth of pier is not below the flow line of the creek. 3. Existing contour lines for the creek at the outfall pipes were added. 4. Contour lines were labeled. 5. There is no storm line M, it is a drainage area that drains to the storage pond out of Phase 2. Sheet 22 1. Comments about how handle drainage from rear of Lakewood lots long term?That is the purpose of the drainage flume and swale to be constructed along the rear of Lots 9-14, Block A. This swale is designed to pick up the flow from the Lakewood lots and carry it to the existing channel and into the storm sewer system and to the creek.There is existing positive overflow tc the south at the existing nursery out to Sandy Lake Road and to the north across the south side of Lot 25 in Lakewood, an s shown with the spot elevations on the plans. 2. Comment regarding water flowing in the drainage swale at the rear of Lots 9-14, Block A, into the Flood Plain easement area. The design of the flume and swale is such that it handles the flow and does not get into the back of the Lakewood Estate lots, but drains the water from those lots into the channel. Water Plan Sheet 24 and 25 1. The 90 degree bends at fire hydrants were eliminated. 2. The water services were moved to the center of the lots except as noted and dimensioned. 3. The sleeving/conduit crossing Blackberry Drive has been labeled. 4. A valve was added to the 8 inch line at Sandy Lake Road. 5. The connection to the water at Lakewood Estates between Lots 6 and 7, Block A was eliminated since a connection is being made to the line in Hollywood Drive at the north end of the project. 6. The owner's names and addresses were added on the Lakewood Estates lots where requested. 7. The offsite water connection to Hollywood Drive was redesigned due to the clearance issues and inability to get an easement from Lot 27. 8. Street names were added. 9. Lot 6X was labeled. 10. Detail A was expanded for the offsite water line and the pavement removal and replacement was hatched. 11. Water services were located/flipped as requested. Sheet 26 1. Contour lines were added in the creek. 2. A valve was added to the profile of the directional bore. 3. The type of fused pipe was indicated. 4. The minimum depth below the flow line of the creek was added. Sanitary Sewer Sheet 27 -32 1. The location of the sanitary sewer laterals was revised to be 10 feet downstream of the water service unless labeled otherwise. 2. The aerial crossing line and easement align now. 3. Sanitary sewer manhole rim elevations were verified. 4. Line C station callout at manhole was added. 5. A manhole was added to the sanitary sewer lien on the north side of the creek in future phase 2. 6. Crossings were shown and labeled correctly. 7. The flowline of Line A,C and Line D at various stations was added. 8. The class of sewer pipe was in a note on the plans, so the note was moved into the profiles for clarity. 9. Various stations were added for callouts. 10. Comment about slope of creek banks.The creek bank must be excavated to construct the aerial crossing and the banks are being replaced at a more reasonable slope. 11. Comment regarding aerial crossing and showing a plan view.The plan view and profile are now on one sheet.Another sheet has the details and a blowup of the crossing. 12. Comment about pier depth.The pier is designed based on the existing soil conditions and the weight and pressure of the aerial crossing. There is a 65 inch bell reaming called for at the bottom of the pier if rock is not encountered.The ground at the piers is about elevation 434.0+/-, making the bottom of the pier at elevation 424.0+/-.The creek flowline at the crossing if about elevation 430.0+/-,therefore,the bottom of the pier is about 6 feet below the creek flowline. Erosion Control Plan 1. The details were removed and reference to city details added. 2. Existing and proposed contour are now shown. 3. The gabion design/plans will be provided before civil plan approval. The Denton Creek Erosion Control plans were removed from the set of plans since the Corp of Engineers will not allow the disturbance of the creek banks to construct armoring of the banks.