W Sandy Lk Addn-SY040108Halff Associates
ENGINEERS · ARCHITECTS · SCIENTISTS
PLANNERS · SURVEYORS
8616 NORTHWEST PLAZA DRIVE
DALLAS, TEXAS 75225
(214) 346-6200
FAX (214) 739-0095
January 8, 2004
AVO 21905 WOO2
Mr. Presley Hatcher
Permits Section Chief
U.S. Army Corps of Engineers
Fort Worth District
P.O. Box 17300
Fort Worth, Texas 76102-0300
Re:
Request for verification of a jurisdictional determination for a +~31.5 acre site on Sandy Lake
Road in the City of Coppell, Dallas County, Texas
Dear Mr. Hatcher:
Halff Associates, Inc. (Halff) has been contracted by the Myers & Crow Company to perform a Section
404 jurisdictional determination and permitting assessment for a +31.5 acre site on Sandy Lake Road in
the City of Coppell, Dallas County, Texas. The subject property is located in the far northwest comer of
Dallas County, east of State Highway (SH) 121 and north of Sandy Lake Road (formerly Thweat Road),
as shown on Figure 1 - Project Vicinity Map and Figure 2 - Project Location Map. The property is
being considered for potential future development as a commercial business park.
BACKGROUND INFORMATION
According to the USGS quadrangle map "Grapevine, Texas" (1981) (Figure 2), the subject property is
shown adjacent to and north of Thweat Road (now Sandy Lake Road) east of SH 121. The property is
shown primarily as vacant land with three small structures on the southeast comer. The headwaters of a
small stream and an on-channel pond are depicted within the property boundary on the USGS map. The
stream is shown beginning immediately south of Thweat Road, traversing the southeast comer of the
subject property in a southwest to northeast direction, and continuing onto the adjacent property to the
east, where the stream terminates at a mined area adjacent to and west of Coppell Road. What is assumed
to be the continuation of the same stream (an unnamed tributary of Denton Creek) is shown resuming east
of Coppell Road approximately 1,200 feet northeast of the on-site stream terminus at the aforementioned
mined area.
The USFWS National Wetlands Inventory (NWI) map "Grapevine, Texas" (1992) (Figure 3) shows the
same features as the USGS map, but the small stream is not categorized. The on-site pond is depicted as
two aquatic habitats, with the southern portion of the pond labeled as a diked/impounded, temporarily
flooded, persistent, emergent habitat and the northern portion of the pond labeled as a diked/impounded,
pern~.anently flooded, unconsolidated bottom habitat. No other aquatic features are mapped within the
subject property on the NWI [nap.
The subject property is depicted on Sheet I of the Soil Survey of Dallas County (1980) (Figure 4). The
pond shown on the USGS and NWI maps can be seen on the background aerial photograph, but the
stream is not mapped and it cannot be seen on the background aerial photograph. The only portion of
stream that is mapped on the Soil Survey in the vicinity of the subject property is the unnamed tributary
of Denton Creek that begins immediately east of Coppell Road (2,500 linear feet northeast of the subject
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Halff Associates
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January 8, 2004
Page 2 of 4
property). The Soil Survey does not map any stream channels between SH 121 and Coppell Road north
of Sandy Lake Road. Mapped soils on the subject property include Crockett fine sandy loam, 1 to 3
percent slopes; Mabank fine sandy loam, 0 to I percent slopes; Silawa fine sandy loam, t to 3 percent
slopes; Silawa fine sandy loam, 2 to 8 percent slopes, eroded; and Wilson clay loam, 0 to 1 percent
slopes. The Crockett soil is a deep, gently sloping, moderately well drained soil located on uplands. The
Mabank soil is a deep, nearly level, somewhat poorly drained soil located in slight depressions on
uplands. The Silawa soils are deep, gently sloping to sloping, well drained soils located on uplands. The
Wilson soil is a deep, nearly level, somewhat poorly drained soil located on uplands. None of these soils
exhibit characteristics that are conducive to the formation of hydric soil conditions and none is identified
on the Hydric Soils of Texas list (1995).
The FEMA Flood Insurance Rate Map (FIRM) for Dallas County and Incorporated Areas, Map Number
48113C0135 J (August 23, 2001) (Figure $), shows the property within Zone X (unshaded), which
indicates areas determined to be outside the 500-year floodplain. The on-site stream shown on the USGS
and NWl maps is not depicted on the FIRM and, like the Soil Survey, the only portion of stream that is
mapped in the vicinity of the subject property is the unnamed tributary of Denton Creek that begins east
of Coppell Road (northeast of the subject property). Also like the Soil Survey, the F1RM does not map
any streams between SH 121 and Coppell Road north of Thweat (Sandy Lake) Road.
The City of Coppell topographic map (approximately 1999) (Figure 6) of the subject property and
surrounding area depicts the on-site pond and a short segment of stream channel south of the pond. These
features are apparently fed by stormwater from adjacent developments and roadways. No stream is
shown north (downstream) of the pond; only topographic gradients are depicted. Two streams are shown
on the property adjacent to and west of Coppell Road (a distance of approximately 2,500 linear feet) and
although the map extent does not show the properties to the north, it is assumed that the easternmost of
these two streams is the unnamed tributary of Denton Creek that is mapped on other resources as
beginning immediately east of Coppell Road. There are no streams or apparent hydrologic connections
shown between the on-site pond and the unnamed tributary of Denton Creek located on the property
adjacent to and west of Coppell Road. Whereas the USGS and NWI maps showed the on-site stream
flowing onto the adjacent property to the east and terminating at a nfined area, the City topographic map
does not show any channel down-gradient of the on-site pond. The mined area shown on the USGS and
NWI maps is the approximate location where the unnamed tributary of Denton Creek begins on the City
topographic map.
SITE INVESTIGATION
Halff environmental staff performed a site investigation of the subject property and surrounding area on
December 11, 2003. Field conditions were dry and the majority of the property appeared to be vacant
land used as a horse pasture. The majority of the property consisted of upland vegetation (scattered
mesquite within a mixture of native and introduced grasses). Wooded areas were limited to fence lines,
areas adjacent to the pond, and the easternmost portion of the property. The southeast corner of the
property had several small structures associated with a horse corral.
I Halff Associates
ENGINEERS · ARCHITECTS ° SCIENTISTS
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January 8, 2004
Page 3 of 4
Using as a guide the resources previously described, the subject property was surveyed for any aquatic
features and particular attention was paid to the tributary system. The "headwaters" of the on-site stream
originated off-site south of Sandy Lake Road along Royal Lane where a topographic gradient develops
into a roadside ditch on the western edge of Royal Lane (see Figure 6 and site photographs in Appendix
B). This ditch then flows under Royal Lane south of Sandy Lake Road through two approximately 3' x
5' box culverts and flows eastward along the south side of Sandy Lake Road as a roadside ditch. On the
east side of Royal Lane, south of Sandy Lake Road, a small pipe culvert discharges into another roadside
ditch that flows north into the roadside ditch south of Sandy Lake Road. The Sandy Lake Road ditch
flows eastward for approximately 500 feet, then tums north and flows under Sandy Lake Road onto the
subject property. All of the channels just described south of Sandy Lake Road were dry, fully vegetated,
and maintained by regular mowing.
Upon entering the southern edge of the subject property, the stream flows northeast for approximately 200
feet. This segment of stream has a small definable channel with an ordinary high water mark (ohwm) of
approximately 12-18 inches. The stream flows into a small wooded area where it loses any definable
channel characteristics. The small wooded area also comprises the southern edge of the on-site pond.
The pond is an apparent stock pond and is currently associated with the equine activities located on the
southeast comer of the property. The pond is approximately 1.8 acres in size and there was no definable
channel observed down-gradient from the pond. Approximately 100 feet northeast of the pond's dam a
narrow, shallow channel resumes. This channel has an ohwm of approximately 18 inches and was filled
in several locations with debris (primarily tree limbs) (see site photographs in Appendix B). A second
narrow, shallow channel flows from the north into the first channel near the eastern property line, which
is demarcated by a fence. All of the on-site channels are headwater ephemeral streams and none
exhibited prolonged hydrology necessary to maintain channel flow characteristics.
On the adjacent property to the east, just on the other side of the fence line, was an approximately 4-foot
tall ridge that appeared to be a sanitary sewer line, as there was a manhole adjacent to the channel.
Interestingly, the channel becomes much more defined on the adjacent property and previous site
investigations conducted on this adjacent property by Halff and others revealed that the stream channel
flows northeast across the property and terminates at a large depression. There is no evidence of a
channel down-gradient (east) of the depression and the nearest tributary is located along Coppell Road,
approximately 1,200 feet to the northeast.
Observations from Coppell Road reveal a grouted dp-rap flume on the west side of the road that appears
tO be the beginning of the unnamed tributary of Denton Creek shown on the map resources. Up-gradient
of the flume was a cattle pasture and no definable channel was observed. There are three approximately
4' x 6' box culverts under Coppell Road and east of the road is a grouted, rip-rap lined trapezoidal
channel that flows through a residential area (see site photographs in Appendix B).
CONCLUSION
Field observations are consistent with the map resources and all available information indicates that the
stream system and pond located on the subject property are isolated. There is no hydrologic connection
between the on-site aquatic features and the nearest tribntary system, which is approximately 1,200 feet to
Halff Associates
ENGINEERS-ARCHITECTS-SCIENTISTS
PLANNERS.SURVEYORS
January 8, 2004
Page 4 of 4
the northeast of where the stream terminates on the adjacent property to the east. Therefore, it is Halff's
opinion that the on-site features are non-jurisdictional due to isolation.
Halff and the Myers & Crow Company request a verification of this jurisdictional determination. We
would be happy to meet with you either at your office or in the field to discuss this issue and clarify any
questions you may have. Attached for your review are maps, figures, aerial photography, and color site
photographs depicting current site conditions. We look forward to working with you on this project. If
you have any questions or need additional information, please do not hesitate to contact me at (214) 346-
6386.
Sincerely,
HALFF ASSOCIATES, 1NC.
Jaso
Envi
trovitz, REP
ental Scientist
Mr. Richard Crow - Myers & Crow Company
Mr. David Littleton, P.E. - Halff Associates, Inc.
APPENDIX A
MAPS AND FIGURES
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FIGURE 1
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LEGEND:
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51 MABANK FINE SANDY LOAM,0 TO 1 PERCENT SLOPES
60 SILAWA FINE SANDY LOAM,1 TO 3 PERCENT SLOPES
62 SILAWA FINE SANDY LOAM,2 TO 8 ERCENT SLOPES,ERODED
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CROCKETT — UDERTIC PALEUSTALFS FIGURE 4
MABANK —VERTIC ALBAQUALFS
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WILSON — VERTIC OCHRAQUALFS SOIL SURVEY MAP
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LEGEND
SPECIAL FLOOD AREAS INUNDATE()
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FLOOD INSURANCE RATE MAP
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COPPELL,TEXAS
MYERS & CROW COMPANY
.1. Half Associates
ENGINEERS . ARCHITECTS . SCIENTISTS . PLANNERS . SURVEYORS
0 100 200 400 600 800 1200
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� DESIGN DRAWN DATE SCALE NOTES FILE NO.
SCALE IN FEET -
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NOTE:
SITE PHOTOGRAPH LOCATIONS
O
COPPELL,TEXAS
CC
MYERS & CROW COMPANY
•
PHOTOGRAPHS 15-20 ARE NOT SHOWN
DUE TO THE MAP EXTENT LIMITS. THEY •
Halff Associates
ARE LOCATED OFF THE UPPER RIGHT N
E '
GINEERS . ARCHITECTS . SCIENTISTS . PLANNERS . SURVEYORS
CORNER OF THE MAP. 0 125 250 500 750 1000 1500 ENGINEERS
DESIGN DRAWN DATE SCALE NOTES FILE NO.
SCALE IN FEET - - -
J.J.M. CARD JANUARY AS 21905
2004 NOTED 905PHOTO
APPENDIX B
AERIAL AND SITE PHOTOGRAPHS
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2003 AERIAL PHOTOGRAPH
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` PHOTOGRAPH 1
Description: Looking south along the west edge of Royal Lane, south of Sandy Lake Road. View of roadside
ditch/headwaters of the on-site tributary system.
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PHOTOGRAPH 2
Description: Looking north-northeast at double box culvert under Royal Lane,at Sandy Lake Road intersection,that
conveys drainage from the area shown in Photograph 1.
Myers&Crow Company Page 1
Sandy Lake Road Property
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,a, \ "1' z .,t p ' ' ', .0 PHOTOGRAPH 3■
Description: Looking east from Royal Lane at the roadside ditch along the south side of Sandy Lake Road. The saplings in
the foreground indicate the outfall location of the culverts shown on Photograph 2.
PHOTOGRAPH 4
Description: Looking south along the east side of Royal Lane, south of Sandy Lake Road. View of roadside ditch that
receives flow from a pipe culvert,barely visible in the background,and contributes to the on site tributary system.
Myers&Crow Company Page 2
Sandy Lake Road Property
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�v � � 't�� ' ;. PHOTOGRAPH 5
Description: Looking north-northeast at the box culvert under Sandy Lake Road. The roadside ditches depicted in
Photographs 1-4 enter the property on the north side of Sandy Lake Road via this culvert.
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PHOTOGRAPH 6 li'
Description: Looking north from atop the culvert under Sandy Lake Road shown in Photograph 5. Note the lack of a
definable channel where the drainage enters the property.
Myers&Crow Company Page 3
Sandy Lake Road Property
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PHOTOGRAPH 7
Description: Looking south at the Sandy Lake Road culvert from inside the subject property. Note very slight depression
and bare earth in foreground.
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PHOTOGRAPH 8
Description: Looking northeast along the drainage channel near the southern property line. This wooded area comprises the
southern boundary of the on-site pond.
Myers&Crow Company Page 4
Sandy Lake Road Property
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PHOTOGRAPH 9
Description: Looking northeast at the drainage channel outfall into the on-site pond,which is associated with a horse
corral/stable visible in the background.
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PHOTOGRAPH 10
Description: Looking south across the on-site pond from the western edge of the dam.
Myers&Crow Company Page 5
Sandy Lake Road Property
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'` s .1s--:'''' PHOTOGRAPH 11
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Description: Looking east along a small drainage channel located northeast of the on-site pond. Note debris that has been
placed within the channel.
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PHOTOGRAPH 12
Description: Looking east along the same channel shown in Photograph 11. The eastern property boundary is visible in the
background. Note that the channel is fully vegetated at this location and is barely discernable.
Myers&Crow Company Page 6
Sandy Lake Road Property
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( PHOTOGRAPH 13
Description: Looking east from the eastern property boundary at the same channel as it enters the adjacent property. Note
the cut bank on the far side of the man hole.
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! PHOTOGRAPH 14
Description: Looking south along a second topographic gradient that flows into the first channel shown in Photographs 11-
12. Note the lack of a definable channel.
Myers&Crow Company Page 7
Sandy Lake Road Property
PHOTOGRAPH 15
Description: Looking south-southwest along a topographic gradient within a formerly mined area adjacent to the west of
Coppell Road. This gradient flows into a rip-rap lined tributary of Denton Creek.
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PHOTOGRAPH 16
Description: Looking northeast at a triple box culvert under Coppell Road that conveys drainage from the area shown in
Photograph 15.
Myers&Crow Company Page 8
Sandy Lake Road Property
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PHOTOGRAPH 17
Description: Looking south from Coppell Road along the rip-rap flume conveying drainage from the formerly mined area in
the background. The topographic gradient shown in Photograph 15 is visible in the background.
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PHOTOGRAPH 18
Description: Looking northeast at the unnamed tributary of Denton Creek east of Coppell Road.
Myers&Crow Company Page 9
Sandy Lake Road Property
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PHOTOGRAPH 19
Description: Looking southwest at the triple box culverts that convey drainage from the formerly mined area on the west
side of Coppell Road(in background). Photograph 18 was taken from the metal fence located atop the culverts.
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PHOTOGRAPH 20
Description: Looking north-northeast along the unnamed tributary of Denton Creek. Note that the channel has transitioned
from a rip-rap lining(Photograph 18)to a natural substrate.
Myers&Crow Company Page 10
Sandy Lake Road Property