Denton Tap 1A-CS050606 (2)L
Lawrence A. Cates & Associates, LLP
June 6, 2005
Ms. Charlene La Mattina, E.I.T.
City of Coppell
255 Parkway Blvd., City Hall
Coppell, TX 75019
RE: Wachovia - Coppell
Denton Tap Development Addition, Lot 1, Block A
Coppell, TX
LCA No. 25008
Dear Ms. La Mattina,
In response to your comments made on May 31, 2005, the following revisions have been
made:
Cover Sheet
Comment: Remove "L-1.01 Landscape Plan" from the Sheet Index. The
department does not review or approve the landscape plans.
Response: Landscape plan removed from set.
2. Comment: The Engineer's signature and seal should appear on the Cover Sheet.
Response: Seal added.
Replat Sheet 1 of 2
Comment: The 10'xl0' water easement described by T1-T4 should be increased
to a minimum of 25'x25'.
Response: Water easement has been increased to 25'x25'.
Comment: Provide a 25'x25' water or utility easement for the DDC as shown on
the mark-ups.
Response: DDC was placed in an existing utility easement.
Replat Sheet 2 of 2
5. Comment: Remove "Preliminary" verbiage from the replat.
Response: Preliminary language has been removed.
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Lawrence A. Cates& Associates, LLP
Demolition Plan
Comment: The public fire hydrant that is existing on the site should not be
removed. Relocate it to the utility easement described in Comment 3 or to the
existing ROW.
Response: The existing fire hydrant solely serves the Grandy's property. Since
we are providing another fire hydrant and sprinkling our building, we would
prefer to not relocate the hydrant to the ROW. Relocating would require us to
remove and replace a portion of the existing sidewalk. This hydrant was also
installed as part of the Grandy's project and was not an existing hydrant prior to
their development.
Comment: The plan proposes to remove a portion of the western drive approach.
Why not remove the entire approach as is proposed on the eastem drive approach
for continuity and a cleaner look?
Response: The existing drive runs along the PL for the entire length of the site.
With our layout we are providing a landscape buffer between the PL and our
pavement and then transitioning back to connect to the existing drive approach.
The portion that will remain is up to the point of our transition from the PL.
Comment: Ensure ADA compliance with the existing ramps along Fitness Court.
Remove and replace the ramps if necessary.
Response: We are not altering existing drive approaches or sidewalks in City
ROW along Fitness Court.
Comment: The "Notes:" should be modified as described:
a) Note 3 should read "Do not interrupt existing utilities servicing facilities
occupied or in use." The architect is not authorized to approve the
interruption of public or private utilities.
b) Note 5 should include City of Coppell Standard Details in the list of
documents the contractor is required to have on site at all times.
c) Add to Note 8 the following sentence: No lane of traffic shall be closed
before 9:00 a.m. or after 3:30 p.m.
Response: All notes have been revised.
Site Plan
10. Comment: Typical parking spaces should be 9'x19'. Refer to the zoning
ordinance for variance requirements.
Response: We have allowed for 1' of overhang which will not be counted
towards our landscape requirement. Per our email discussion with Marcie
Diamond, we are in compliance and no variance will be needed.
Dallas ~ Austin
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Lawrence A. Cares & Associates, LLP
Paving Plan
11. Comment: All details on this sheet and in the construction plans that are included
in our Standard Details should be removed from the plans. The contractor is
required to have a copy of the City of Coppell Standard Details on the job site at
all times during construction.
Response: We have added a note below all of our details to reference City of
Coppell Standard Details.
12. Comment: Paving Legend: The standard for paving in Coppell is Class "C"
concrete, or 3600 psi.
Response: We have changed the fire lane to 3,600 psi concrete and are requesting
a waiver for the strength requirement on the private paving.
13. Comment: The "Paving General Notes:" should be modified as described:
a) Note 2: Refer to the Standard Details for the sub-grade preparation
requirements. (Lime stabilization is required)
b) Note 3: Sealant material to be "self-leveling silicone sealer" per the
standard Details.
c) Note 9: Refer to the Standard details for joint spacing requirements.
Response: We are requesting a waiver for the lime-stabilization requirement and
are providing an extra inch of concrete in the fire lane. The other notes have been
revised.
Grading Plan
14. Comment: Provide details for the modification to the retaining wall on the
northern side of the property. A design by a P.E. will be required if the wall is
greater than 4' in height.
Response: A detail has been provided. The retaining wall is less than 4' tall for
the entire length.
Drainage Area Map
15. Comment: Drainage areas 1, 2, 3 and 4 are proposed to drain to the inlet on
Denton Tap Road. The appears to be more flow than the inlet was designed for.
Perform an analysis on the existing Denton Tap Road system and provide
documentation that it will be able to handle the proposed flow.
Response: After analysis of the plans for the Denton Tap Road Storm
Improvements, we have determined that the inlet has adequate capacity to handle
the water that we propose to take to it. The majority of our site was originally
designed to enter a 5'x4' RCBC in Denton Tap via the curb inlet to the north of
our property. Due to access issues with the property to the north, we propose to
connect to the existing inlet directly in front of our property that drains into a
4'x4' RCBC in Denton Tap. Due to the slope of the 4'x4' RCBC, it actually has
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Lawrence A. Cates & Associates, LLP
more capacity that the 5'x4' RCBC downstream where our water was originally
supposed to go. The 24" lateral from the inlet to the 4'x4' RCBC also has
adequate capacity to handle the extra water. Although it was originally supposed
to take approximately 0.8 acres, it has a capacity of 70.88 cfs. With our proposed
layout, the inlet would take approximately 1.64 acres (1.02 acres from our site,
0.42 acres of City ROW and 0.2 acres from Taco Bell), which is a flow of 13.11
cfs.
Drainage Plan
16.
Comment: A connection to the inlet on Denton Tap Road was made during the
development of Grandy's. Try to utilize the existing connection by connecting to
the existing 18" RCP on private property.
Response: Due to the location and flow line at the existing RCP pipe, we are
unable to connect to the existing pipe.
17.
Comment: Clean-outs are recommended at the locations where the roof drains
adjoin the proposed 18" RCP storm drain.
Response: We prefer not to place cleanout at the roof drain connection points.
Storm Sewer Profiles
18.
Comment: Is the proposed cover adequate for the 18" RCP?
Response: At the connection to the proposed grate inlet we have 18" of cover,
which is the least amount of cover over the length of the pipe. We believe this is
adequate.
Water and Sanitary Sewer Plan
19.
Comment: The proposed location of the fire hydrant and FDC is not readily
accessible to the Fire Department due to the slope of the driveway. Consider
placing the new hydrant and FDC at the western driveway and tapping into the 8"
water line that runs along the southern side of Fitness Court as shown in the mark-
ups.
Response: Per our discussion with Tim Oates, the water layout has been revised.
20.
Comment.-
the private
Response:
The fire line and DDC should be 8" instead of 6". Tap thc fire line for
hydrant after the DDC; this tap can be 6".
Fire line has been resized to 8".
21.
Comment: The DDC should be placed in a 25'x25' easement (as noted under
Replat 1 of 2, Comment 4).
Response: The DDC was placed in an existing utility easement.
22. Comment: The FDC line is a separate line and should not be connected to the fire
line. The FDC line should be 4" minimum.
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Lawrence A. Cates & Associates, LLP
Response: The water layout has been revised.
23. Comment: The "Water Line general Notes:" should be modified as described:
a) Note 1: Remove "unless otherwise noted."
b) Note 7: Change "(1) Year" to "(2) Years."
c) Note 10: Change "Two (2) Feet" to "Three (3) Feet."
d) Note 16: Change to "Fire Hydrants shall be installed per City of Coppell
Standard Details."
Response: All notes have been revised.
24. Comment: Refer to other miscellaneous comments in the mark-ups.
Response: Comment acknowledged.
Erosion Control Plan
25. Comment: Steel posts and wire-backing are required for silt fencing.
Response: Silt-fence detail has been revised.
26. Comment: Erosion Control General Note 2: Stabilized Construction Entrance
shall use 3"-5" diameter crushed rock.
Response: Note revised.
27. Comment: Construction Sequence: Grading work only maybe performed under
an Early Grading Permit. A Construction Development Permit must be obtained
for any utility or paving work (this permit also includes grading). Include "Obtain
Construction Development Permit" in the sequence, or change "1. Obtain grading
Permit" to "1. Obtain Construction Development Permit."
Response: Construction sequence revised.
Landscape Plan
28. Comment: Landscape and Irrigation Plans should be removed from the civil
drawings. Those plans are not reviewed or approved by the Engineering
Department. They should be submitted to the building Inspections department for
approval.
Response: Landscape plans have been removed.
If you require further information, please feel free to contact me at any time.
Sincerely,
Rhett J. Niewinski, E.I.T.
Dallas ~ Austin