RC Townhomes-CS040804 (2) T H E: C I T Y 0 F'
CO??EL£
August4,2004
Donald S. Peebles, P.E.
Peebles & Associates
3121 Brown Trail #C
Bedford, TX 76022
RE: Riverchase Townhomes Addition
Construction Plan Review Comments
Dear Mr. Peebles:
The City of Coppell has reviewed the referenced plans and has the following comments to offer:
Cover Sheet -
1. Correct the spelling of Mr. Stover's name on the cover sheet.
Plat -
1. Provide comer clips if needed for barrier-free ramps at the intersection of MacArthur Blvd.
2. What are the two areas shown as dashed lines between Lot 5 & 6 and between Lot 9 & 107
I assume they are drainage easements but they are not labeled as such. Please clarify.
3. Is the dashed line along the backs of all the properties the 10' utility and drainage easement?
It is not dimensioned as such.
4. It appears that our sewer line goes outside the right-of-way across the front of Lot 51/49
(depending on which sheet you are looking at). We will require a sewer easement if it does.
5. We will also need a sewer easement if the manhole at the end of the cul-de-sac gets outside
the right-of-way as it appears to on the Sewer Plan.
6. The street should be labeled 28' rather than 27'.
Grading Plan 1 -
1. Please provide details of the proposed retaining wall on the south side of the properties.
2. On Lot 5 there appears to be an encroachment of the building into what looks like an
easement on the plat. The same on the structure on Lot 9. An encroachment will not be
allowed into the easement.
3. There are not sufficient numbers of spot grades along these properties to determine actual
drainage patterns.
4. The throat of the 5' x 5' "Y" inlet shown on the north side of the property does not match the
profile of the flow line elevation.
5. That grade appears to be approximately 3 feet lower than the existing grade. Will this require
offsite grading to make it work? Please clarify.
Grading Plan 2 -
l. The proposed headwall structure shown on the adjacent private property needs to be pulled
back onto your property or you will need to obtain a letter of permission from the adjacent
property owner which is TU Electric (or current name of that utility).
2. If there is only a 0.5% slope on the north side from Lot 18 back to the Y inlet, that flat area
will not drain ~vell. Please consider that issue.
3. You are showing a single inlet on the south side of the cul-de-sac and the grades do not
appear to sufficiently force water to drain to that inlet. I believe another inlet should be
placed on the north side of the cul-de-sac also.
4. The wall at the back of the property appears to be on adjacent private property. You will need
to rework its location, if it is, and we will need details for the wall construction.
Drainage Area Map -
1. Confirm that the flows on the adjacent property can get to the proposed Y inlet without
additional grading offsite. You will need to obtain a letter of permission from the Parks Dept.
if additional offsite grading is necessary.
2. Include a table of drainage areas that includes all areas and their points of discharge.
3. I believe the property on the north side of the cul-de-sac will need an additional inlet to
collect that water.
4. How will the ditch shown function with the parking, sidewalk and retaining wall also in the
same vicinity?
5. We need calculations on the storm sewer lines.
Bethel School Ct. Paving Plan & Profile -
1. Indicate your sidewalk and barrier-free ramps going all the way to MacArthur Blvd.
2. indicate the radius of your proposed curb returns, with 30' being the minimum radius.
3. The street needs to indicate as 28' back-to-back, which is the minimum; you are showing it
as 27' wide.
4. You are showing the headwalls from your drainage structures as "grade to drain." Show the
actual grading that needs to be done with some kind of assurance that the water will get to the
channel as proposed. Obtain a letter from the adjacent private property owner approving any
work on the adjacent property.
5. Curvature of 150' radius on your street does not meet our minimum standards per the
Subdivision Ordinance. Also, the length of the first vertical curve does not meet our
standards.
6. Your border block shows Forest Hill, TX. Re-label to show Coppell, TX.
Storm Sewer Plan & Profiles -
1. Again, show the actual grading beyond the headwall structures.
2. The headwall is shown in two different places for the same line section, depending on which
view you look at. Correct that to be consistent.
3. On the Grading Plan and this plan & profile for Line B, the Y inlet shows two different
elevations; correct the sheets to be consistent.
4. The scale in your border block is incorrect on this sheet.
Storm Sewer Plan 2 -
1. Same comment as regards the outfall - show the actual grading required.
Water Layout-
1. Ensure that all hydrants are installed on a 6" lead line with a 6" gate valve in addition to the
8" main line gate valve.
2. Ensure a minimum 10' separation between water and sewer services; it does not appear that
there is adequate separation on this plan.
3. Water meters will not be allowed in the driveways. Relocate services as required.
4. Maintain minimum separation between the water and sewer mains per TCEQ requirements.
5. Use two 45-degree bends where the water tums back to MacArthur Blvd. rather than the tee
and plug.
6. Will there be any irrigation meters for the HOA maintained lots?
Offsite Water Layout -
1. You will need written permission from the City of Irving to cross their 54" waterline. Profile
your proposed lines in the vicinity of that crossing.
2. You are showing your line to be within the TP&L easement. We cannot authorize your line
to be there, you must obtain permission from TP&L.
3. Show the surface improvements in the vicinity of this line so that any impact to those
improvements can be minimized.
Sewer Line Profile Sheet -
1. Again, that area on Lot 49 (corresponds to Lot 51 on the plat) if the sewer line leaves the
ROW it must be in an easement. Also, on Lot 22X (no corresponding lot number) there
should be an easement where the manhole is placed in a private parking area.
2. All through this sheet the area where the scale is located is consistent, but the drawing itself
is not drawn to that scale. The discrepancy seems to be in the grid.
3. The offsite waterline is shown to go in a different direction than on other sheets, tying into
Sandy Lake Rd. which is incorrect. Please make corrections.
4. Sanitary sewer cleanouts shall not be located in driveways.
Erosion Control Map -
1. Provide internal erosion control when the storm sewer and street is completed.
2. Comply with all TCEQ requirements, including providing a copy of the executed NOI and
SWPPP Plan to the City as well as maintaining those documents onsite.
Please make the necessary changes and submit these marked-up plans and two sets of revised
plans to the City for review. If you have any questions, please contact this office at your
convenience.
Sincerely,
Keith R. Marvin, P.E.
Civil Engineer
Office Phone: (972) 304-7044
Fax: (972) 304-3570