04/08/2024-PZ-Agenda Packet-RegularPLANNING & ZONING COMMISSION
MEETING AGENDA
APRIL 08, 2024, 7:00 PM
PLANNING & ZONING COMMISSION REGULAR MEETING
HISTORIC CHURCH BUILDING - 403 N 7TH STREET, SANGER, TEXAS
CALL THE REGULAR MEETING TO ORDER AND ESTABLISH A QUORUM
INVOCATION AND PLEDGE
CITIZENS COMMENTS
This is an opportunity for citizens to address the Commission on any matter. Comments related
to public hearings will be heard when the specific hearing begins. Citizens are allowed 3
minutes to speak. Each speaker must complete the Speaker’s Form and include the topic(s) to
be presented. Citizens who wish to address the Commission with regard to matters on the
agenda will be received at the time the item is considered. The Commission is not allowed to
converse, deliberate or take action on any matter presented during citizen input.
CONSENT AGENDA
All items on the Consent Agenda will be acted upon by one vote without being discussed
separately unless requested by a Commissioner to remove the item(s) for additional discussion.
Any items removed from the Consent Agenda will be taken up for individual consideration.
1. Consideration and possible action of the minutes from March 11, 2024, meeting.
PUBLIC HEARING ITEMS
2. Conduct a public hearing on an amendment to Ordinance No. 04-11-22 to extend the
boundaries of Planned Development (PD 04-11-22) and rezone said tract from (A)
Agricultural to PD Planned Development for approximately 21.17 acres of land described
as A0029A R BEEBE, 65B, within the City of Sanger, and generally located south of FM
455 and east of Indian Lane, and to further amend certain requirements with the Planned
Development.
ACTION ITEMS
3. Consideration and possible action on the Final Plat of lots 1-12 & LOT 13X, BLOCK 1;
LOTS 1-4 & LOT 5X, BLOCK B; LOTS 1-78 & LOT 8X, BLOCK C of Lakeside Estates
Addition, being 68.028 acres, located in the City of Sanger’s ETJ, and generally located
on the north side of McReynolds Road approximately 120 feet northeast of the
intersection of McReynolds Road and FM 455.
1
4. Consideration and possible action on an amendment to Ordinance No. 04-11-22 to
extend the boundaries of Planned Development (PD 04-11-22) and rezone said tract
from (A) Agricultural to PD Planned Development for approximately 21.17 acres of land
described as A0029A R BEEBE, 65B, within the City of Sanger, and generally located
south of FM 455 and east of Indian Lane, and to further amend certain requirements
with the Planned Development.
FUTURE AGENDA ITEMS
The purpose of this item is to allow the Chairman and Commissioners to bring forward items
they wish to discuss at a future meeting, A Commissioner may inquire about a subject for which
notice has not been given. A statement of specific factual information or the recitation of
existing policy may be given. Any deliberation shall be limited to a proposal to place the subject
on an agenda for a subsequent meeting. Items may be placed on a future meeting agenda with
a consensus of the Commission or at the call of the Chairman.
ADJOURN
NOTE: The Commission reserves the right to adjourn into Executive Session as authorized by
Texas Government Code, Section 551.001, et seq. (The Texas Open Meetings Act) on any item
on its open meeting agenda in accordance with the Texas Open Meetings Act, including,
without limitation Sections 551.071-551.087 of the Texas Open Meetings Act.
CERTIFICATION
I certify that a copy of this meeting notice was posted on the bulletin board at City Hall that is
readily accessible to the general public at all times and was posted on the City of Sanger
website on April 5, 2024, at 10:00 a.m..
Stefani Dodson
Stefani Dodson, Secretary
The Historical Church is wheelchair accessible. Request for additional accommodations or sign
interpretation or other special assistance for disabled attendees must be requested 48 hours
prior to the meeting by contacting the City Secretary’s Office at 940.458.7930.
2
PLANNING & ZONING COMMISSION
COMMUNICATION
DATE: April 8, 2024
FROM: Stefani Dodson, Planning Technician
AGENDA ITEM: Consideration and possible action of the minutes from March 11, 2024, meeting.
SUMMARY:
N/A
FISCAL INFORMATION:
Budgeted: N/A Amount: N/A GL Account: N/A
RECOMMENDED MOTION OR ACTION:
N/A
ATTACHMENTS:
Minutes from March 11, 2024
3
Item 1.
Planning and Zoning Minutes 03/11/24
Page 1 of 2
PLANNING & ZONING COMMISSION
MEETING MINUTES
MARCH 11, 2024, 7:00 PM
PLANNING & ZONING COMMISSION REGULAR MEETING
HISTORIC CHURCH BUILDING - 403 N 7TH STREET, SANGER, TEXAS
CALL THE REGULAR MEETING TO ORDER AND ESTABLISH A QUORUM
There being a quorum Commissioner Miller called the Planning and Zoning meeting to order at
7:00 P.M
BOARD MEMBERS PRESENT:
Commissioner, Place 2 Sally Amendola
Commissioner, Place 3 Jackie Turner
Commissioner, Place 4 Allen McAlister
Commissioner, Place 6 Jason Miller
Commissioner, Place 7 Lisa Freeman
BOARD MEMBERS ABSENT:
Commissioner, Place 1 Shane Stone
Commissioner, Place 5 Jacob Gastelum
STAFF MEMBERS PRESENT:
Director of Development Services Ramie Hammonds, Planning Technician Stefani Dodson
INVOCATION AND PLEDGE
CITIZENS COMMENTS
No citizens came forward.
CONSENT AGENDA
1. Consideration and possible action of the minutes from February 12, 2024, meeting.
Commissioner Miller makes a motion to approve the consent agenda.
Commissioner Freeman seconded the motion.
4
Item 1.
Planning and Zoning Minutes 03/11/24
Page 2 of 2
Voting Yea: Commissioner Turner, Commissioner McAlister, Commissioner Amendola.
The motion passes unanimously.
ACTION ITEMS
2. Consideration and possible action on the Final Plat of Marley Meadows being 19.653
acres, located in the City of Sanger’s ETJ, and generally located on the west side of
Sam Bass Road and approximately 1307 feet north of the intersection of FM 455 and
Sam Bass Road.
Planning Technician Stefani Dodson presented the item. Staff recommends approval with
the condition all comments are met by City Council.
Commissioner Amendola makes a motion to approve with the condition all comments
are met by City Council. Commissioner Freeman seconded the motion.
Voting Yea: Commissioner Turner, Commissioner McAlister, Commissioner Miller. The
motion passes unanimously.
FUTURE AGENDA ITEMS
No items were discussed.
ADJOURN
There being no further items Commissioner Miller adjourns the meeting at 7:03 P.M.
5
Item 1.
PLANNING & ZONING COMMISSION
COMMUNICATION
DATE: April 8, 2024
FROM: Ramie Hammonds, Development Services Director
AGENDA ITEM:
Conduct a public hearing on an amendment to Ordinance No. 04-11-22 to extend
the boundaries of Planned Development (PD 04-11-22) and rezone said tract from
(A) Agricultural to PD Planned Development for approximately 21.17 acres of land
described as A0029A R BEEBE, 65B, within the City of Sanger, and generally
located south of FM 455 and east of Indian Lane, and to further amend certain
requirements with the Planned Development.
SUMMARY:
The applicant has acquired additional acreage adjacent to PD 04-11-22
The applicant is proposing to rezone the additional acreage of approximately 21.17 acres from
Agricultural (A) to Planned Development (PD).
The applicant has amended some of the language and requirements in PD 04-11-22. Below are the
changes the applicant is proposing:
o Added language to Community Features to allow metal or wood as accent materials for entry
monuments, screening walls, and community signage. Originally was only brick or stone.
o Decreased the Garden lot depth from 120 feet to 110 feet and the overall size of the lot from
4800 square feet to 4400 square feet.
o Decreased the depth of the cul-de-sac lots from the original 120 feet to 95 feet. The minimum
lot square footage still applies.
o Decreased Manor Lot housing square footage from minimum 1800 square feet to minimum
1650 square feet.
o For Manor Lots increased the maximum total lot count below 2000 square feet from 15% to
20%.
o For Garden Lots increased the maximum total lot count below 1650 square feet from 15% to
20%.
o Increased maximum height for single family attached from 35 feet to 40 feet.
o Added language to single family attached that all dwellings will be either front entry from a
public street or rear entry from an alleyway.
o In Single Family attached reduced side yard setback adjacent a street on a corner from 20
feet to 10 feet.
o Added language for single family attached that end units abutting a common area will have a
side yard setback of 5 feet.
o Single family attached add language that the minimum rear yard setback for front entry lots
shall be 10 feet excluding porches and architectural features and all rear entry lots shall be
20 feet. Porches and architectural features may extend 5 feet into rear setback.
o Amended parking text to state 2 parking spaces per unit within required garage and a
minimum 20-foot driveway for additional parking beyond the garage.
o Added language to single family attached that guest parking will be provide within site at a
ratio of 1 space per 4 units.
o Added language in Multi-family that the maximum building height shall be 3 stories or 45 feet.
6
Item 2.
o In lieu of side yard walls on corner lots requiring the 25% doors and windows they will require
minimum 2 windows or doors totaling 25 square feet. Side yard fencing facing residential
streets and the adjacent gate return shall be stained cedar board-on-board fencing with a
decorative top cap and metal posts with posts and hardware on the internal side of the fence.
The fence will be set back a minimum of 10’ and a maximum of 15’. If a window of any size
is not installed on the side of the house between the front build line and the fence return, a
minimum 3 gallons shrubs at a spacing of 4’ on center will be planted. In addition one 3”
caliper eastern read cedar or other evergreen tree species shall be planted at the midpoint
between the front build line and fence.
The parkland/open space was increased from 83.78 acres to 86.69.
The dedicated parkland was decreased from 59.7 acres to 38.50 acres.
The Multi-family acreage was decreased from 18.469 acres to 15 acres.
The added 21.17 acreage will increase Garden lots (40’ x110’) from 158 to 299, Manor Lots (50’ x
120’) from 541 to 603, and Estate Lots (60’ x 120’) from 46 to 54. This increases the total lot count
from 875 to 1086. Townhomes remained the same at 130 lots.
The trail system increased from 2.56 miles to 3.02 miles.
Altered roadway configuration on concept plan.
Staff mailed out 65 public hearing notices to owners of properties within 200 feet of the subject
property and received 4 responses at the time of this report. One in favor and three opposed.
FISCAL INFORMATION:
Budgeted: N/A Amount: N/A GL Account: N/A
RECOMMENDED MOTION OR ACTION:
N/A
ATTACHMENTS:
Location Map
7
Item 2.
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/Location: Lane Ranch PD Zoning ChangeProject: 23SANZO N-0027 DISCLA IMER:This map was g en e ra te d by GI S da ta p ro vid edby the S anger GIS De pa rtme nt . Th e City o f Sanger does not gu a ra n te e the c orrec tne ss oraccuracy of any fe a tu re s o n th is ma p. Th ese ma pproducts are fo r illust ra tio n pu rpo se s o n ly an dare not suit able fo r site -s pe cific d e cision ma king .GIS dat a is subje ct to co nst an t cha n ge s, an dmay not be comple te , a ccu rat e o r cu rren t.
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Cur re nt Zoning
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8
Item 2.
PLANNING & ZONING COMMISSION
COMMUNICATION
DATE: April 8, 2024
FROM: Ramie Hammonds, Development Services Director
AGENDA ITEM: Consideration and possible action on the Final Plat of lots 1-12 & LOT 13X,
BLOCK 1; LOTS 1-4 & LOT 5X, BLOCK B; LOTS 1-78 & LOT 8X, BLOCK C of
Lakeside Estates Addition, being 68.028 acres, located in the City of Sanger’s
ETJ, and generally located on the north side of McReynolds Road approximately
120 feet northeast of the intersection of McReynolds Road and FM 455.
SUMMARY:
The applicant is proposing to create 23 single-family lots and 3 open-space lots.
The lots will range in size from 2.0 acres to 3.08 acres.
The properties will be served with on-site septic and a well for water.
There is one existing house currently located on the site.
The property is located in the City of Sanger ETJ.
FISCAL INFORMATION:
Budgeted: N/A Amount: N/A GL Account: N/A
RECOMMENDED MOTION OR ACTION:
Staff recommends APPROVAL with the condition all comments are met prior to City Council approval.
ATTACHMENTS:
Location Map
Final Plat
Application
Letter of Intent
Planning Comments
Engineering Comments
Drainage Comments
9
Item 3.
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Denton CAD Web Map
Parcels
Roads
7/6/2023, 11:42:59 AM 0 0.1 0.20.05 mi
0 0.2 0.40.1 km
1:9,028
Denton County Appraisal District, Harris Govern -- www.harrisgovern.com
This product is for informational purposes only and may not have been prepared for or be suitable for legal, engineering, or surveying purposes. It does not represent an on-the-ground survey and represents only the approximate relative location of property boundaries.
10
Item 3.
DHALIWAL PARTNERS, LTD.
DOC.# 2009-95156
O.P.R.D.C.T.
DHALIWAL PARTNERS, LTD.
DOC.# 2009-95156
O.P.R.D.C.T.
"TRACT 1"
ROGER HENNEN & WIFE, CONNIE HENNEN
DOC.# 2008-11301
O.P.R.D.C.T.
"TRACT 2"
ROGER HENNEN & WIFE, CONNIE HENNEN
DOC.# 2008-11301
O.P.R.D.C.T.
CHINKO PLANTATIONS, LLC
DOC.# 2020-10250
O.P.R.D.C.T.
NICHOLAS DEMORE & CATHARINE DEMORE
DOC.# 2016-161119
O.P.R.D.C.T.
CAUBLE ENTERPRISES
VOL. 694, PG. 577
D.R.D.C.T.
LOT 2R, BLOCK A
O'DELL ADDITION
DOC.# 2019-71, P.R.D.C.T.
LOT 1R1, BLOCK A
O'DELL ADDITION
DOC.# 2019-71, P.R.D.C.T.
LOT 1, BLOCK A
SBRC ADDITION
DOC.# 2019-72, P.R.D.C.T.
SBRC PROPERTIES, LLC
DOC.# 2014-91283
O.P.R.D.C.T.
LOT 1R, BLOCK A
SADAU ADDITION
DOC.# 2013-10
P.R.D.C.T.
LOT 2R, BLOCK A
SADAU ADDITION
DOC.# 2010-82
P.R.D.C.T.
LOT 3R, BLOCK A
SADAU ADDITION
DOC.# 2010-82
P.R.D.C.T.
LOT 4, BLOCK A
SADAU ADDITION
CAB. X, SLIDE 959
P.R.D.C.T.
LOT 5, BLOCK A
SADAU ADDITION
CAB. X, SLIDE 959
P.R.D.C.T.
LOT 6, BLOCK A
SADAU ADDITION
CAB. X, SLIDE 959
P.R.D.C.T.
LOT 7, BLOCK A
SADAU ADDITION
CAB. X, SLIDE 959
P.R.D.C.T.
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UNITED STATES OF AMERICA
LAKE RAY ROBERTS
U.S.A. FEE TRACT 147
VOL. 5, PG. 727, U.S. COURT MINUTES
AS SHOWN ON CAB. X, SLIDE 959, P.R.D.C.T.
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N88°41'53"E 666.82'
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S61°06'38"E
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S01°14'43"E
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MCREYNOLDS ROAD
(VARIABLE WIDTH ROW AS SHOWN ON
CAB. X, SLIDE 959, P.R.D.C.T.)
ASPHALT PAVEMENT
F.M. 455
(NO ROW DOCUMENT FOUND)
LOT 12, BLOCK A
2.057 ACRES
89,599 SQ. FT.
LOT 11, BLOCK A
2.105 ACRES
91,697 SQ. FT.
LOT 10, BLOCK A
2.000 ACRES
87,138 SQ. FT.
LOT 9, BLOCK A
2.000 ACRES
87,138 SQ. FT.
LOT 8, BLOCK A
7.402 ACRES
322,425 SQ. FT.
LOT 7, BLOCK A
3.075 ACRES
133,954 SQ. FT.
LOT 6, BLOCK A
2.300 ACRES
100,181 SQ. FT.
LOT 5, BLOCK A
2.150 ACRES
93,657 SQ. FT.
LOT 4, BLOCK A
2.217 ACRES
96,587 SQ. FT.
LOT 3, BLOCK A
2.278 ACRES
99,212 SQ. FT.
LOT 2, BLOCK A
2.026 ACRES
88,246 SQ. FT.
LOT 1, BLOCK A
2.004 ACRES
87,280 SQ. FT.
LOT 1, BLOCK B
2.048 ACRES
89,192 SQ. FT.
LOT 2, BLOCK B
2.149 ACRES
93,626 SQ. FT.
LOT 3, BLOCK B
2.039 ACRES
88,817 SQ. FT.
LOT 4, BLOCK B
2.010 ACRES
87,559 SQ. FT.
LOT 1, BLOCK C
2.013 ACRES
87,695 SQ. FT.
LOT 2, BLOCK C
2.157 ACRES
93,950 SQ. FT.
LOT 3, BLOCK C
2.001 ACRES
87,158 SQ. FT.
LOT 4, BLOCK C
2.004 ACRES
87,292 SQ. FT.
LOT 5, BLOCK C
2.002 ACRES
87,221 SQ. FT.
LOT 6, BLOCK C
2.001 ACRES
87,163 SQ. FT.
LOT 7, BLOCK C
2.000 ACRES
87,128 SQ. FT.
LOT 5X, BLOCK B
2.110 ACRES
91,912 SQ. FT.
FIRE ACCESS ROAD EASEMENT
(BY THIS PLAT)
HILLSIDE DRIVE
(60' ROW)
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(6
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SUNRISE DRIVE (60' ROW)
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LOT 8X, BLOCK C
2.881 ACRES
125,512 SQ. FT.
FIRE ACCESS ROAD EASEMENT
(BY THIS PLAT)
LOT 13X, BLOCK A
2.881 ACRES
125,512 SQ. FT.
VARIABLE WIDTH DRAINAGE EASEMENT
(BY THIS PLAT)
LOT LOTLOT
STREET
(60' ROW)
FINAL PLAT
LAKESIDE ESTATES
LOTS 1-12 & LOT 13X, BLOCK 1;
LOTS 1-4 & LOT 5X, BLOCK B; LOTS
1-78 & LOT 8X, BLOCK C
(3 TOTAL HOA/OPEN SPACE LOTS)
68.028 ACRES SITUATED IN THE
C. MANCHACA SURVEY, ABSTRACT #790
8.070 ACRES DEDICATED AS PUBLIC RIGHT-OF-WAY
CITY OF SANGER, EXTRATERRITORIAL JURISDICTION
DENTON COUNTY COUNTY, TEXAS
PREPARED FEBRUARY 13, 2024
STATE OF TEXAS §
COUNTY OF DENTON §
WHEREAS AUSTIN LANDS, LLC is the owner of a tract of land out of
the C. Manchaca Survey, Abstract Number 790, in Denton County,
Texas, said tract being conveyed by deed to Austin Lands, LLC as
recorded under Document Number 2023-11966, Official Public
Records, Denton County, Texas, (O.P.R.D.C.T.) and being previously
described as all of “Tract 1” and “Tract 2” of that tract of land
described by deed to Ryan G. Williams and Amber N. Williams as
recorded under Document Number 2017-151962, (O.P.R.D.C.T.), the
subject tract being more particularly described by metes and
bounds as follows (bearings are based on State Plane Coordinate
System, Texas North Central Zone (4202) North American Datum of
1983 (NAD 83')):
BEGINNING at a 1/2 inch rebar with an illegible cap for the
southernmost southwest corner of said “Tract 1” and the herein
described tract;
THENCE with the perimeter and to the corners of said Tract 1, the
following calls:
1.North 01 degrees 23 minutes 13 seconds West, a distance of
2,154.80 feet to a 3 inch metal fence corner post found;
2.North 89 degrees 48 minutes 23 seconds West, a distance of
547.06 feet to a 1/2 inch rebar found;
3.South 88 degrees 52 minutes 40 seconds West, a distance of
91.01 feet to a 1/2 inch rebar with an illegible cap found;
4.South 72 degrees 31 minutes 56 seconds West, a distance of
228.19 feet to a point from which an 11 inch hackberry serving
as a corner for a wire fence bears South 25 degrees West, a
distance of 0.70 feet;
5.North 13 degrees 45 minutes 44 seconds West, a distance of
98.90 feet to a point from which a T-post fence corner found
bears North 26 degrees West, a distance of 3.70 feet;
6.North 88 degrees 41 minutes 53 seconds East, a distance of
666.82 feet to a point from which a 3 inch metal fence corner
post found bears South 64 degrees West, a distance of 1.11
feet;
7.North 00 degrees 37 minutes 37 seconds West, a distance of
456.94 feet to a point from which a 3 inch metal fence corner
post found bears South 01 degrees West, a distance of 1.50
feet;
8.North 88 degrees 53 minutes 46 seconds East, a distance of
1,104.96 feet;
9.North 88 degrees 56 minutes 51 seconds East, a distance of
706.65 feet to a point for the northeast corner of said “Tract 1”,
same being the northwest corner of said “Tract 2”;
THENCE with the perimeter and to the corners of said “Tract 2”, the
following calls:
1.North 88 degrees 20 minutes 48 seconds East, a distance of
650.68 feet to a United State Army Corp of Engineers concrete
monument found;
2.South 11 degrees 58 minutes 16 seconds East, a distance of
167.26 feet to point from which a 5 inch wood post found bears
North 65 degrees East, a distance of 1.29 feet;
3.South 61 degrees 06 minutes 38 seconds East, a distance of
201.89 feet to a 1/2 inch rebar with cap stamped,
“METROPLEX” found;
4.South 32 degrees 24 minutes 33 seconds East, a distance of
696.71 feet to a point from which a 7 inch wood post found
bears North 47 degrees West, a distance of 0.54 feet;
5.South 12 degrees 23 minutes 06 seconds West, a distance of
283.05 feet to a 1/2 inch rebar with cap stamped, “H&N”
found;
6.South 88 degrees 45 minutes 17 seconds West, a distance of
508.83 feet to a point from which a nail found in a 4 inch wood
post bears South 03 degrees East, a distance of 0.86 feet;
7.South 01 degrees 14 minutes 43 seconds East, a distance of
1,529.72 feet to a “PK” nail found in asphalt;
8.South 88 degrees 40 minutes 15 seconds West, a distance of
60.05 feet to a “PK” nail found in asphalt;
9.North 01 degrees 14 minutes 54 seconds West, a distance of
1,529.52 feet to a 1/2 inch rebar with an illegible cap found;
10.South 88 degrees 41 minutes 03 seconds West, a distance of
579.63 feet to a 1/2 inch rebar with an illegible cap found for
the westernmost southwest corner of said “Tract 2”, same
being a re-entrant corner of said “Tract 1”;
THENCE with the perimeter and to the corners of said “Tract 1”, the
following calls:
1.South 01 degrees 13 minutes 43 seconds East, a distance of
508.75 feet to a 1/2 inch rebar found;
2.South 01 degrees 17 minutes 52 seconds East, a distance of
1,019.71 feet to a “PK” nail found in asphalt;
3.South 88 degrees 08 minutes 46 seconds West, a distance of
60.00 feet to a “PK” nail found in asphalt;
4.North 01 degrees 17 minutes 52 seconds West, a distance of
1,528.45 feet to a 1/2 inch rebar found;
5.South 88 degrees 08 minutes 48 seconds West, a distance of
742.21 feet to a point from which a wood post found bears
North 49 degrees East, a distance of 1.01 feet;
6.North 01 degrees 17 minutes 52 seconds West, a distance of
557.90 feet to a point from which a 5 inch wood post found
bears South 06 degrees West, a distance of 0.81 feet;
7.South 88 degrees 08 minutes 48 seconds West, a distance of
743.08 feet to a point from which a 3 inch metal post found
bears South 31 degrees East, a distance of 0.59 feet;
8.South 01 degrees 23 minutes 13 seconds East, a distance of
2,001.67 feet to a 1/2 inch rebar with an illegible cap found;
9.South 46 degrees 33 minutes 46 seconds East, a distance of
84.59 feet to a 1/2 inch rebar with an illegible cap found;
10.South 88 degrees 15 minutes 42 seconds West, a distance of
120.00 feet, returning to the POINT OF BEGINNING and
enclosing 68.028 acres (2,963,298 square feet) of land, more or
less.
NOW, THEREFORE, KNOW ALL MEN BY THESE PRESENTS
THAT AUSTIN LANDS, LLC does hereby adopt this final plat
designated herein as LAKESIDE ESTATES, LOTS 1-12 & LOT 13X,
BLOCK A; LOTS 1-4 & LOT 5X, BLOCK B; AND LOTS 1-7 & LOT 8X,
BLOCK C, er easements for sidewalks, storm drainage facilities,
utilities and any other property necessary to serve the plat and to
implement the requirements of the subdivision regulations and
other City codes and do hereby bind ourselves, our heirs, successors
and assigns to warrant and to forever defend the title on the land so
dedicated. Further, the undersigned covenants and agrees that
he/she shall maintain all easements and facilities in a state of good
repair and functional condition at all times in accordance with City
codes and regulations. No buildings, fences, trees, shrubs, or other
improvements or growths shall be constructed or placed upon, over,
or across the easements as shown, except that landscape
improvements may be installed, if approved by the City of Sanger.
The City of Sanger and public utility entities shall have the right to
access and maintain all respective easements without the necessity
at any time of procuring permission from anyone.
WITNESS, my hand, this the__________ day
of____________________________, 20___________.
AUSTIN LANDS, LLC (OWNER)____________________________
(authorized signatory/title)
STATE OF TEXAS §
COUNTY OF ______________§
BEFORE ME, the undersigned authority, a Notary Public in and for
the State of Texas, on this day personally
appeared_________________, known to me to be the person
whose name is subscribed to the foregoing instrument and
acknowledged to me that she executed the same for the purposes
and consideration therein expressed.
GIVEN UNDER MY HAND AND SEAL OF OFFICE this ________day of
______________________ 20____.
___________________________________
Notary Public in and for the State of Texas
SURVEYOR'S CERTIFICATE
This is to certify that I, John H. Barton III, a Registered Professional
Land Surveyor of the State of Texas, have prepared this map from
an actual survey on the ground, and that this map correctly
represents that survey made by me or under my direction and
supervision.
_____________________________
John H. Barton III, RPLS# 6737
STATE OF TEXAS §
COUNTY OF ______________§
BEFORE ME, the undersigned authority, a Notary Public in and for
the State of Texas, on this day personally
appeared_________________, known to me to be the person
whose name is subscribed to the foregoing instrument and
acknowledged to me that she executed the same for the purposes
and consideration therein expressed.
GIVEN UNDER MY HAND AND SEAL OF OFFICE this ________day of
______________________ 20____.
___________________________________
Notary Public in and for the State of Texas
VICINITY MAP - NOT TO SCALE
SITE
POINT OF
BEGINNING
LEGEND OF ABBREVIATIONS
·D.R.D.C.T. DEED RECORDS, DENTON COUNTY, TEXAS
·P.R.D.C.T.PLAT RECORDS, DENTON COUNTY, TEXAS
·O.P.R.D.C.T.OFFICIAL PUBLIC RECORDS, DENTON COUNTY, TEXAS
·DOC.#DOCUMENT NUMBER
·C.M.CONTROLLING MONUMENT
·SQ. FT.SQUARE FEET
·ROW RIGHT OF WAY
·CRS CAPPED REBAR SET
P:\Survey\001 - Kirkman Engineering\2022\293 - Sanger 68\Drawings
SURVEYOR'S NOTES:
1.Bearings are based on the State Plane Coordinate System,
Texas North Central Zone (4202) North American Datum of
1983 (NAD '83), distances are surface with a combined scale
factor of 1.00015063.
2.This property lies within Zone "X" of the Flood Insurance Rate
Map for Denton County, Texas and Incorporated Areas, map
no. 481210230G, with an effective date of April 18, 2011, via
scaled map location and graphic plotting.
3.Monuments are found unless specifically designated as set.
5200 State Highway 121
Colleyville, TX 76034
Phone: 817-488-4960
Contact: Jeremy Nelson
DRAWN:BCS
CHECKED:JHB
TABLE OF REVISIONS
DATE SUMMARY
DENTON COUNTY
TEXAS
SANGER 68
JOB NO.2022.001.293
PLAT NOTES
1)All lots comply with the minimum size requirements of the zoning
district.
2)This property may be subject to charges related to impact fees and the
applicant should contact the City regarding
any applicable fees due.
3)All common areas, drainage easements, and detention facilities will be
owned and maintained by the HOA/POA. Any common area within the City’s
right-of-way will require a facilities agreement, to be reviewed and approved
by the City.
4)Notice – selling a portion of this addition by metes and bounds is a
violation of City ordinance and State Law and is subject to fines and
withholding of utilities and building permits.
5)This plat does not alter or remove existing deed restrictions, if any, on
this property.
6)Minimum finished floor elevations are at least 2 feet above the 100
year flood plain.
7)The subject property does not lie within a 100 – year floodplain
according to Community Panel No. 481210230G, date April 18, 2011, of the
National Flood Insurance Rate Maps for Denton County, Texas.
8)The purpose of the plat is to subdivide the subject tract for future
development.
9)Bearings are based on State Plane Coordinate System, Texas North
Central Zone (4202) North American Datum of 1983 (NAD '83).
SCALE: 1" = 200'
200'0 100'200'400'
CERTIFICATE OF APPROVAL CITY OF SANGER
APPROVED AND ACCEPTED
____________________________________________________
CHAIRMAN, PLANNING & ZONING COMMISSION DATE
CITY OF SANGER
____________________________________________________
MAYOR, CITY OF SANGER DATE
____________________________________________________
CITY SECRETARY, CITY OF SANGER DATE
CERTIFICATE OF APPROVAL DENTON COUNTY
REVIEWED AND APPROVED ON _________________
_______________________________________
COUNTY JUDGE, DENTON COUNTY, TEXAS
SHEET:
1 OF 1
ENGINEER/PREPARER
SURVEYOR
BARTON CHAPA SURVEYING
5200 State Highway 121
Colleyville, TX 76034
Phone: 817-864-1957
info@bcsdfw.com
TBPLS Firm #10194474
OWNER
AUSTIN LANDS, LLC
803 WEST SOUTHLAKE
BOULEVARD, STE. 100
SOUTHLAKE, TX 76092
PH.:312.206.8673
TYPICAL LOT EASEMENT DETAIL
UNLESS OTHERWISE NOTES
DETAIL NOT TO SCALE
11
Item 3.
City of Sanger
201 Bolivar / P.O Box 1729
Sanger, TX 76266
940-458-2059 (office) www.sangertexas.org Effective Date: 02/11/2020
201 Bolivar Street/PO Box 1729 * Sanger, TX 76266
940-458-2059(office) www.sangertexas.org
SUBDIVISION APPLICATION
Preliminary
Plat Minor
Plat
Final
Plat/Replat
Amended Plat
Vacating Plat
Conveyance
Plat
Applicant Owner (if different from applicant)
Name: Name:
Company: Company:
Address: Address
City, State, Zip: City, State, Zip:
Phone Phone:
Fax: Fax:
Email: Email:
Submittal Checklist
Pre-Application Conference (Date: / / )
One (1) Paper Copy of Plat (24”x36”, folded to 1/4 size)
Letter of Intent
Non-Refundable Application Fee (Check Payable to City of
Sanger)
Application Form (Signed by Owner)
Applicable Plat Checklist (Completed)
Additional Required Documents/Traffic & Drainage Studies etc.
One (1) PDF Copy of all Documents Provided on a CD/DVD or
Emailed to development@sangertexas.org
Supporting Materials (List if provided):
R Number(s):
Owner’s Signature Date
Applicant’s Signature Date
Office Use: Reviewed by Director of Development Services / /
X
Jeremy B. Nelson, PE
Kirkman Engineering, LLC
5200 State Highway 121
Colleyville, TX 76034
817-488-4960
N/A
jeremy.nelson@trustke.com
Ramesh Raavi
312-206-8673
ramesh@sr3systems.com
N/A
Austin Lands, LLC
803 W. Southlake Blvd. Suite 100
Southlake, TX 76092
04 03 2023
03/13/2024
03/13/2024
DocuSign Envelope ID: D933B0AF-13E1-4B87-AC06-4BE875276121
12
Item 3.
KIRKMAN ENGINEERING :: 5200 State Hwy 121 Colleyville, TX 76034 Ph: 817-488-4960 :: TBPE Firm#15874
Page 1 of 1
Kirkman Engineering
5200 State Highway 121
Colleyville, TX 76034
PH 817.488.4960
Ramie Hammonds
Director/Building Official
City of Sanger Development Services
201 Bolivar Street
Sanger, TX 76266
March 13, 2024
RE: Lakeside Estates Final Plat Letter of Intent
Dear Mr. Hammonds,
Please let this document serve as the letter of intent for the Lakeside Estates final plat submittal. The
proposed development is located on a 68.028-acre tract of land near the intersection of F.M. 455 and
McReynolds Road and comprises of 23 single family lots along with 3 open space lots. The tract of land
is situated in the C. Manchaca Survey, Abstract #790 Denton County, Texas. The subdivider of this
development is Austin Lands, LLC located at 803 W Southlake Boulevard, Suite 100, Southlake, Texas
76092. Kirkman Engineering will serve as the designated point of contact for future correspondence.
We request that the final plat be reviewed and considered by the appropriate approval body.
Thank you,
Jeremy Nelson, P.E.
Jeremy.nelson@trustke.com
(817)488-4960
13
Item 3.
940.458.2059 | 201 Bolivar St. |PO Box 1729 | Sanger, TX 76226 | www.sangertexas.org
facebook.com/SangerTexas @CityofSanger
DATE: 03/28/24
1st REVIEW COMMENTS – Final Plat (Lakeside Estates)
The request is for a Final Plat of Lakeside Estates containing 17 lots, being approximately 68.028
acres in the X. MANCHACA SURVEY, ABSTRACT #790, prepared by Barton Chapa Surveying,
submitted on 03/12//2024. Below are the comments that should be addressed before City Council
approval. Resubmit the revised plat along with a response letter addressing all comments.
Planning
Provide the following
1. An accurate location of the subdivision about the deed records of the county which shall
include the volume and page of the deed of the property to be subdivided.
2. A total number of lots and HOA/Open Space lots in the Title Block.
3. The name, address, and address of all utilities providing service to the development is
required. A signature from each provider or a will-serve letter, signifying their ability to
provide service to the subdivision is required.
4. A signed and notarized copy of private restriction (if any), that is filed for the record in the
office of the County Clerk shall be provided with the Final Plat.
Informational Comments
1. The property is within the Sanger ETJ.
2. The Final Pat will be scheduled for the Planning and Zoning (P&Z) Commission meeting
on Monday, April 8, 2024, and the City Council meeting on Monday, May 6, 2024.
14
Item 3.
March 25, 2024
AVO 37449.004
Ms. Ramie Hammonds
Development Services Director/Building Official
City of Sanger
201 Bolivar Street
P.O. Box 1729
Sanger, Texas 76266
Re: Lakeside Estates Final Plat and Drainage Study -Review #1
Dear Ms. Hammonds,
Halff Associates, Inc. (Halff) was requested by the City of Sanger to review the final plat and drainage
study in support of the engineering plans for the Lakeside Estates located near the intersection of
McReynolds Road and FM 455 E. The subject tract is located within the City of Sanger’s ETJ. The
submittal was prepared by Kirkman Engineering and dated March, 2024. The preliminary plat and
drainage comments were found acceptable by Halff in September 2023.
We have completed our review and offer the following comments. Please address comments on attached
markups and in the Drianage Study and provide annotated responses on markups. Please note, not all
comments are written on letter since some comments are easier to show and explain on the markups.
Please annotate markup with responses. Please note, an accepted drainage study is required prior to
plans acceptance.
Final Plat
1. Text is illegible in the vicinity map.
2. A small portion of the site lies within the floodplain. Revise plat and notes as such
3. Show centerline of existing street. Dimensions from centerline to edges of existing and proposed
right-of-way on both sides of the centerline per ordinance 10.104(d)(10)(H).
4. Per the grading plans, additional drainage easements are required for swales.
5. Provide a drainage easement for the proposed pond including access.
Civil Plans
Cover
1. Provide drainage area maps for the proposed culverts along with drainage area calculations and
hydraulic calculations.
2. Based on the grading plan, many properties will require driveway culverts for access. Provide
calculations and sizes for each future driveway culvert.
3. Culverts shall meet the requirements outline in ordinance 10.106(d)(7).
4. Provide water and sanitary sewer plans.
Grading Plans
1. Proposed swales between properties do not have any proposed grading.
15
Item 3.
Ramie Hammonds
City of Sanger
March 25, 2024
Page 2
2. Add drainage easements to the plat for proposed swales.
3. Revise wall line style for clarity in the plans. The wall will require a Structural Engineer’s approval.
4. Point discharges onto USACE property will require approval.
5. A maintenance agreement will be needed for any proposed pond.
6. Maintenance access must be provided for proposed detention areas.
7. Drainage easement is needed for proposed pond.
8. The Hillside Pond outfall plan is unclear. It appears this will direct concentrated flow onto the
adjacent property. Clarify.
Paving Plans
1. Ditch profiles with 100-year HGL shall be shown on all road profiles.
2. Vertical curves do not meet minimum K values or minimum length throughout the paving plans.
Reconcile.
3. It is suggested to round vertical curve lengths to whole numbers.
4. Provide missing ROW lines on Sunrise Drive.
5. Show all culvert crossings in the paving profiles.
6. Revise leaders on Hillside.
7. Provide vertical curves where the algebraic difference in grade is greater than 1%.
Culvert Plan and profiles
1. 100-year HGL shall be shown on all culvert profiles
2. A minimum of 2’ of cover is desired for the sunrise culvert. Provide the class of concrete pipe to
be used and/or deload calculations.
3. Provide drainage area maps for the proposed culverts along with drainage area calculations and
hydraulic calculations.
4. Based on the grading plan, many properties will require driveway culverts for access. Provide
calculations and sizes for each future driveway culvert.
If you have any questions or need additional information, please do not hesitate to call me at
(214) 937-3928.
Sincerely,
HALFF
TBPELS Firm No. 312
Jamie Akomer, PE, PMP Parker C. Moore, P.E., CFM
Attachments:
• Plans markups
16
Item 3.
-PL
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PROJECT NO. SR322002
OWNERDEVELOPER:
AUSTIN LANDS LLC
803 W SOUTHLAKE %LVD, SUITE 100
SOUTHLAKE, TEXAS 60 2
PHONE: (312) 206 - 863
CONTACT: RAMESH RAAVI
RaPesK#sr3s\stePs.coP
LAKESIDE ESTATES
PAVING, GRADING
& DRAINAGE IMPROVEMENTS
MARCH 2024
SURVEYOR:
%ARTON CHAPA SURVEYING
5200 STATE HIGHWAY 121
COLLEYVILLE, TX 6034
PHONE: (81) 864 - 1 5
CONTACT: JACK %ARTON, RPLS
JacN#bcsdfw.coP
TRACT 1 & TRACT 2
(68.028 ACRES)
C. MANCHACA SURVEY
ABSTRACT NO. 790
THE CITY OF SANGER ETJ,
DENTON COUNTY, TEXAS
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E N G I N E E R I N G
ENGINEER:
KIRKMAN ENGINEERING, LLC
5200 STATE HIGHWAY 121
COLLEYVILLE, TX 6034
PHONE: (81) 488 - 4 60
CONTACT: JEREMY NELSON, P.E.
JereP\.Nelson#trustNe.coP
PLANS FOR THE CONSTRUCTION OF
TO SERVE
TEXAS FIRM NO. 15874
REV:DATE:DESCRIPTION:P R E L I M I N A R Y
F O R R E V I E W O N L Y
T HE S E D O CUME NT S AR E F O R
D E S I G N R E V I E W O N L Y A N D
N O T I N T E N D E D F O R T H E
PURPOSES OF CONSTRUCTION,
B I D D I N G O R P E R M I T . T H E Y
W E R E P R E P A R E D B Y , O R
UND ER T H E SUPERV IS IO N O F :
P.E.# 138740
JEREMY B. NELSON
DATE: 03/13/2024
VICINITY MAP
N.T.S.
LAKE RAY
RO%ERTS
McREYNOLDS ROAD
F.
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PROJECT SITE
SHEET LIST INDEX
NUM%ER TITLE
--COVER SHEET
FP FINAL PLAT SHEET 1 OF 1
C1.1 GENERAL NOTES
C2.0 OVERALL GRADING PLAN
C2.1 LOT GRADING PLAN
C2.2 LOT GRADING PLAN
C2.3 LOT GRADING PLAN
C2.4 LOT GRADING PLAN
C2.5 LOT GRADING PLAN
C2.6 LOT GRADING PLAN
C3.0 MEGAVIEW DRIVE PLAN & PROFILE STA 100 TO 1000
C3.1 MEGAVIEW DRIVE PLAN & PROFILE STA 850 TO 1650
C3.2 MEGAVIEW DRIVE PLAN & PROFILE STA 1450 TO 2200
C3.3 SUNRISE DRIVE PLAN & PROFILE STA 100 TO 800
C3.4 SUNRISE DRIVE PLAN & PROFILE STA 800 TO 1400
C3.5 SUNRISE DRIVE PLAN & PROFILE STA 1400 TO 1850
C3.6 HILLSIDE DRIVE PLAN & PROFILE STA 100 TO 00
C3.HILLSIDE DRIVE PLAN & PROFILE STA 00 TO 1350
C3.8 HILLSIDE DRIVE PLAN & PROFILE STA 1350 TO 2100
C4.0 CULVERT PLAN & PROFILE
C5.0 EROSION CONTROL PLAN
C6.0 PAVING DETAILS
C.0 DRAINAGE DETAILS
C8.0 EROSION CONTROL DETAILS
Provide drainage area maps for the
proposed culverts along with drainage area
calculations and hydraulic calculations
Based on the grading plan. many of these
properties will require driveway culverts for
access. Provide calculations and sizes for
each future driveway culvert
Provide water and
sanitary sewer plans
17
Item 3.
DHALIWAL PARTNERS, LTD.
DOC.# 2009-95156
O.P.R.D.C.T.
DHALIWAL PARTNERS, LTD.
DOC.# 2009-95156
O.P.R.D.C.T.
"TRACT 1"
ROGER HENNEN & WIFE, CONNIE HENNEN
DOC.# 2008-11301
O.P.R.D.C.T.
"TRACT 2"
ROGER HENNEN & WIFE, CONNIE HENNEN
DOC.# 2008-11301
O.P.R.D.C.T.
CHINKO PLANTATIONS, LLC
DOC.# 2020-10250
O.P.R.D.C.T.
NICHOLAS DEMORE & CATHARINE DEMORE
DOC.# 2016-161119
O.P.R.D.C.T.
CAUBLE ENTERPRISES
VOL. 694, PG. 577
D.R.D.C.T.
LOT 2R, BLOCK A
O'DELL ADDITION
DOC.# 2019-71, P.R.D.C.T.
LOT 1R1, BLOCK A
O'DELL ADDITION
DOC.# 2019-71, P.R.D.C.T.
LOT 1, BLOCK A
SBRC ADDITION
DOC.# 2019-72, P.R.D.C.T.
SBRC PROPERTIES, LLC
DOC.# 2014-91283
O.P.R.D.C.T.
LOT 1R, BLOCK A
SADAU ADDITION
DOC.# 2013-10
P.R.D.C.T.
LOT 2R, BLOCK A
SADAU ADDITION
DOC.# 2010-82
P.R.D.C.T.
LOT 3R, BLOCK A
SADAU ADDITION
DOC.# 2010-82
P.R.D.C.T.
LOT 4, BLOCK A
SADAU ADDITION
CAB. X, SLIDE 959
P.R.D.C.T.
LOT 5, BLOCK A
SADAU ADDITION
CAB. X, SLIDE 959
P.R.D.C.T.
LOT 6, BLOCK A
SADAU ADDITION
CAB. X, SLIDE 959
P.R.D.C.T.
LOT 7, BLOCK A
SADAU ADDITION
CAB. X, SLIDE 959
P.R.D.C.T.
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UNITED STATES OF AMERICA
LAKE RAY ROBERTS
U.S.A. FEE TRACT 147
VOL. 5, PG. 727, U.S. COURT MINUTES
AS SHOWN ON CAB. X, SLIDE 959, P.R.D.C.T.
N
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S88°52'40"W
91.01'S72°31'56"W
228.19'
N13°45'44"W
98.90'
N88°41'53"E 666.82'
N
0
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4
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N88°53'46"E 1104.96'N88°56'51"E 706.65'N88°20'48"E 650.68'
S11°58'16"E
167.26'
S61°06'38"E
201.89'
S
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2
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4
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E
6
9
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7
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S12°23'06"W
283.05'
S88°45'17"W 508.83'
S01°14'43"E
1529.72'
S88°40'15"W
60.05'
N01°14'54"W
1529.52'
S88°41'03"W 579.63'
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S88°08'46"W
60.00'
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S88°08'48"W 742.21'
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S88°08'48"W 743.08'
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S46°33'46"E
84.59'
S88°15'42"W
120.00'
MCREYNOLDS ROAD
(VARIABLE WIDTH ROW AS SHOWN ON
CAB. X, SLIDE 959, P.R.D.C.T.)
ASPHALT PAVEMENT
F.M. 455
(NO ROW DOCUMENT FOUND)
LOT 12, BLOCK A
2.057 ACRES
89,599 SQ. FT.
LOT 11, BLOCK A
2.105 ACRES
91,697 SQ. FT.
LOT 10, BLOCK A
2.000 ACRES
87,138 SQ. FT.
LOT 9, BLOCK A
2.000 ACRES
87,138 SQ. FT.
LOT 8, BLOCK A
7.402 ACRES
322,425 SQ. FT.
LOT 7, BLOCK A
3.075 ACRES
133,954 SQ. FT.
LOT 6, BLOCK A
2.300 ACRES
100,181 SQ. FT.
LOT 5, BLOCK A
2.150 ACRES
93,657 SQ. FT.
LOT 4, BLOCK A
2.217 ACRES
96,587 SQ. FT.
LOT 3, BLOCK A
2.278 ACRES
99,212 SQ. FT.
LOT 2, BLOCK A
2.026 ACRES
88,246 SQ. FT.
LOT 1, BLOCK A
2.004 ACRES
87,280 SQ. FT.
LOT 1, BLOCK B
2.048 ACRES
89,192 SQ. FT.
LOT 2, BLOCK B
2.149 ACRES
93,626 SQ. FT.
LOT 3, BLOCK B
2.039 ACRES
88,817 SQ. FT.
LOT 4, BLOCK B
2.010 ACRES
87,559 SQ. FT.
LOT 1, BLOCK C
2.013 ACRES
87,695 SQ. FT.
LOT 2, BLOCK C
2.157 ACRES
93,950 SQ. FT.
LOT 3, BLOCK C
2.001 ACRES
87,158 SQ. FT.
LOT 4, BLOCK C
2.004 ACRES
87,292 SQ. FT.
LOT 5, BLOCK C
2.002 ACRES
87,221 SQ. FT.
LOT 6, BLOCK C
2.001 ACRES
87,163 SQ. FT.
LOT 7, BLOCK C
2.000 ACRES
87,128 SQ. FT.
LOT 5X, BLOCK B
2.110 ACRES
91,912 SQ. FT.
FIRE ACCESS ROAD EASEMENT
(BY THIS PLAT)
HILLSIDE DRIVE
(60' ROW)
HI
L
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(6
0
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)
SUNRISE DRIVE (60' ROW)
SU
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(6
0
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)
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(6
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(6
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W
D
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(
6
0
'
R
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W
)
LOT 8X, BLOCK C
2.881 ACRES
125,512 SQ. FT.
FIRE ACCESS ROAD EASEMENT
(BY THIS PLAT)
LOT 13X, BLOCK A
2.881 ACRES
125,512 SQ. FT.
VARIABLE WIDTH DRAINAGE EASEMENT
(BY THIS PLAT)
LOT LOTLOT
STREET
(60' ROW)
FINAL PLAT
LAKESIDE ESTATES
LOTS 1-12 & LOT 13X, BLOCK 1;
LOTS 1-4 & LOT 5X, BLOCK B; LOTS
1-78 & LOT 8X, BLOCK C
(3 TOTAL HOA/OPEN SPACE LOTS)
68.028 ACRES SITUATED IN THE
C. MANCHACA SURVEY, ABSTRACT #790
8.070 ACRES DEDICATED AS PUBLIC RIGHT-OF-WAY
CITY OF SANGER, EXTRATERRITORIAL JURISDICTION
DENTON COUNTY COUNTY, TEXAS
PREPARED FEBRUARY 13, 2024
STATE OF TEXAS §
COUNTY OF DENTON §
WHEREAS AUSTIN LANDS, LLC is the owner of a tract of land out of
the C. Manchaca Survey, Abstract Number 790, in Denton County,
Texas, said tract being conveyed by deed to Austin Lands, LLC as
recorded under Document Number 2023-11966, Official Public
Records, Denton County, Texas, (O.P.R.D.C.T.) and being previously
described as all of “Tract 1” and “Tract 2” of that tract of land
described by deed to Ryan G. Williams and Amber N. Williams as
recorded under Document Number 2017-151962, (O.P.R.D.C.T.), the
subject tract being more particularly described by metes and
bounds as follows (bearings are based on State Plane Coordinate
System, Texas North Central Zone (4202) North American Datum of
1983 (NAD 83')):
BEGINNING at a 1/2 inch rebar with an illegible cap for the
southernmost southwest corner of said “Tract 1” and the herein
described tract;
THENCE with the perimeter and to the corners of said Tract 1, the
following calls:
1.North 01 degrees 23 minutes 13 seconds West, a distance of
2,154.80 feet to a 3 inch metal fence corner post found;
2.North 89 degrees 48 minutes 23 seconds West, a distance of
547.06 feet to a 1/2 inch rebar found;
3.South 88 degrees 52 minutes 40 seconds West, a distance of
91.01 feet to a 1/2 inch rebar with an illegible cap found;
4.South 72 degrees 31 minutes 56 seconds West, a distance of
228.19 feet to a point from which an 11 inch hackberry serving
as a corner for a wire fence bears South 25 degrees West, a
distance of 0.70 feet;
5.North 13 degrees 45 minutes 44 seconds West, a distance of
98.90 feet to a point from which a T-post fence corner found
bears North 26 degrees West, a distance of 3.70 feet;
6.North 88 degrees 41 minutes 53 seconds East, a distance of
666.82 feet to a point from which a 3 inch metal fence corner
post found bears South 64 degrees West, a distance of 1.11
feet;
7.North 00 degrees 37 minutes 37 seconds West, a distance of
456.94 feet to a point from which a 3 inch metal fence corner
post found bears South 01 degrees West, a distance of 1.50
feet;
8.North 88 degrees 53 minutes 46 seconds East, a distance of
1,104.96 feet;
9.North 88 degrees 56 minutes 51 seconds East, a distance of
706.65 feet to a point for the northeast corner of said “Tract 1”,
same being the northwest corner of said “Tract 2”;
THENCE with the perimeter and to the corners of said “Tract 2”, the
following calls:
1.North 88 degrees 20 minutes 48 seconds East, a distance of
650.68 feet to a United State Army Corp of Engineers concrete
monument found;
2.South 11 degrees 58 minutes 16 seconds East, a distance of
167.26 feet to point from which a 5 inch wood post found bears
North 65 degrees East, a distance of 1.29 feet;
3.South 61 degrees 06 minutes 38 seconds East, a distance of
201.89 feet to a 1/2 inch rebar with cap stamped,
“METROPLEX” found;
4.South 32 degrees 24 minutes 33 seconds East, a distance of
696.71 feet to a point from which a 7 inch wood post found
bears North 47 degrees West, a distance of 0.54 feet;
5.South 12 degrees 23 minutes 06 seconds West, a distance of
283.05 feet to a 1/2 inch rebar with cap stamped, “H&N”
found;
6.South 88 degrees 45 minutes 17 seconds West, a distance of
508.83 feet to a point from which a nail found in a 4 inch wood
post bears South 03 degrees East, a distance of 0.86 feet;
7.South 01 degrees 14 minutes 43 seconds East, a distance of
1,529.72 feet to a “PK” nail found in asphalt;
8.South 88 degrees 40 minutes 15 seconds West, a distance of
60.05 feet to a “PK” nail found in asphalt;
9.North 01 degrees 14 minutes 54 seconds West, a distance of
1,529.52 feet to a 1/2 inch rebar with an illegible cap found;
10.South 88 degrees 41 minutes 03 seconds West, a distance of
579.63 feet to a 1/2 inch rebar with an illegible cap found for
the westernmost southwest corner of said “Tract 2”, same
being a re-entrant corner of said “Tract 1”;
THENCE with the perimeter and to the corners of said “Tract 1”, the
following calls:
1.South 01 degrees 13 minutes 43 seconds East, a distance of
508.75 feet to a 1/2 inch rebar found;
2.South 01 degrees 17 minutes 52 seconds East, a distance of
1,019.71 feet to a “PK” nail found in asphalt;
3.South 88 degrees 08 minutes 46 seconds West, a distance of
60.00 feet to a “PK” nail found in asphalt;
4.North 01 degrees 17 minutes 52 seconds West, a distance of
1,528.45 feet to a 1/2 inch rebar found;
5.South 88 degrees 08 minutes 48 seconds West, a distance of
742.21 feet to a point from which a wood post found bears
North 49 degrees East, a distance of 1.01 feet;
6.North 01 degrees 17 minutes 52 seconds West, a distance of
557.90 feet to a point from which a 5 inch wood post found
bears South 06 degrees West, a distance of 0.81 feet;
7.South 88 degrees 08 minutes 48 seconds West, a distance of
743.08 feet to a point from which a 3 inch metal post found
bears South 31 degrees East, a distance of 0.59 feet;
8.South 01 degrees 23 minutes 13 seconds East, a distance of
2,001.67 feet to a 1/2 inch rebar with an illegible cap found;
9.South 46 degrees 33 minutes 46 seconds East, a distance of
84.59 feet to a 1/2 inch rebar with an illegible cap found;
10.South 88 degrees 15 minutes 42 seconds West, a distance of
120.00 feet, returning to the POINT OF BEGINNING and
enclosing 68.028 acres (2,963,298 square feet) of land, more or
less.
NOW, THEREFORE, KNOW ALL MEN BY THESE PRESENTS
THAT AUSTIN LANDS, LLC does hereby adopt this final plat
designated herein as LAKESIDE ESTATES, LOTS 1-12 & LOT 13X,
BLOCK A; LOTS 1-4 & LOT 5X, BLOCK B; AND LOTS 1-7 & LOT 8X,
BLOCK C, er easements for sidewalks, storm drainage facilities,
utilities and any other property necessary to serve the plat and to
implement the requirements of the subdivision regulations and
other City codes and do hereby bind ourselves, our heirs, successors
and assigns to warrant and to forever defend the title on the land so
dedicated. Further, the undersigned covenants and agrees that
he/she shall maintain all easements and facilities in a state of good
repair and functional condition at all times in accordance with City
codes and regulations. No buildings, fences, trees, shrubs, or other
improvements or growths shall be constructed or placed upon, over,
or across the easements as shown, except that landscape
improvements may be installed, if approved by the City of Sanger.
The City of Sanger and public utility entities shall have the right to
access and maintain all respective easements without the necessity
at any time of procuring permission from anyone.
WITNESS, my hand, this the__________ day
of____________________________, 20___________.
AUSTIN LANDS, LLC (OWNER)____________________________
(authorized signatory/title)
STATE OF TEXAS §
COUNTY OF ______________§
BEFORE ME, the undersigned authority, a Notary Public in and for
the State of Texas, on this day personally
appeared_________________, known to me to be the person
whose name is subscribed to the foregoing instrument and
acknowledged to me that she executed the same for the purposes
and consideration therein expressed.
GIVEN UNDER MY HAND AND SEAL OF OFFICE this ________day of
______________________ 20____.
___________________________________
Notary Public in and for the State of Texas
SURVEYOR'S CERTIFICATE
This is to certify that I, John H. Barton III, a Registered Professional
Land Surveyor of the State of Texas, have prepared this map from
an actual survey on the ground, and that this map correctly
represents that survey made by me or under my direction and
supervision.
_____________________________
John H. Barton III, RPLS# 6737
STATE OF TEXAS §
COUNTY OF ______________§
BEFORE ME, the undersigned authority, a Notary Public in and for
the State of Texas, on this day personally
appeared_________________, known to me to be the person
whose name is subscribed to the foregoing instrument and
acknowledged to me that she executed the same for the purposes
and consideration therein expressed.
GIVEN UNDER MY HAND AND SEAL OF OFFICE this ________day of
______________________ 20____.
___________________________________
Notary Public in and for the State of Texas
VICINITY MAP - NOT TO SCALE
SITE
POINT OF
BEGINNING
LEGEND OF ABBREVIATIONS
·D.R.D.C.T. DEED RECORDS, DENTON COUNTY, TEXAS
·P.R.D.C.T.PLAT RECORDS, DENTON COUNTY, TEXAS
·O.P.R.D.C.T.OFFICIAL PUBLIC RECORDS, DENTON COUNTY, TEXAS
·DOC.#DOCUMENT NUMBER
·C.M.CONTROLLING MONUMENT
·SQ. FT.SQUARE FEET
·ROW RIGHT OF WAY
·CRS CAPPED REBAR SET
P:\Survey\001 - Kirkman Engineering\2022\293 - Sanger 68\Drawings
SURVEYOR'S NOTES:
1.Bearings are based on the State Plane Coordinate System,
Texas North Central Zone (4202) North American Datum of
1983 (NAD '83), distances are surface with a combined scale
factor of 1.00015063.
2.This property lies within Zone "X" of the Flood Insurance Rate
Map for Denton County, Texas and Incorporated Areas, map
no. 481210230G, with an effective date of April 18, 2011, via
scaled map location and graphic plotting.
3.Monuments are found unless specifically designated as set.
5200 State Highway 121
Colleyville, TX 76034
Phone: 817-488-4960
Contact: Jeremy Nelson
DRAWN:BCS
CHECKED:JHB
TABLE OF REVISIONS
DATE SUMMARY
DENTON COUNTY
TEXAS
SANGER 68
JOB NO.2022.001.293
PLAT NOTES
1)All lots comply with the minimum size requirements of the zoning
district.
2)This property may be subject to charges related to impact fees and the
applicant should contact the City regarding
any applicable fees due.
3)All common areas, drainage easements, and detention facilities will be
owned and maintained by the HOA/POA. Any common area within the City’s
right-of-way will require a facilities agreement, to be reviewed and approved
by the City.
4)Notice – selling a portion of this addition by metes and bounds is a
violation of City ordinance and State Law and is subject to fines and
withholding of utilities and building permits.
5)This plat does not alter or remove existing deed restrictions, if any, on
this property.
6)Minimum finished floor elevations are at least 2 feet above the 100
year flood plain.
7)The subject property does not lie within a 100 – year floodplain
according to Community Panel No. 481210230G, date April 18, 2011, of the
National Flood Insurance Rate Maps for Denton County, Texas.
8)The purpose of the plat is to subdivide the subject tract for future
development.
9)Bearings are based on State Plane Coordinate System, Texas North
Central Zone (4202) North American Datum of 1983 (NAD '83).
SCALE: 1" = 200'
200'0 100'200'400'
CERTIFICATE OF APPROVAL CITY OF SANGER
APPROVED AND ACCEPTED
____________________________________________________
CHAIRMAN, PLANNING & ZONING COMMISSION DATE
CITY OF SANGER
____________________________________________________
MAYOR, CITY OF SANGER DATE
____________________________________________________
CITY SECRETARY, CITY OF SANGER DATE
CERTIFICATE OF APPROVAL DENTON COUNTY
REVIEWED AND APPROVED ON _________________
_______________________________________
COUNTY JUDGE, DENTON COUNTY, TEXAS
SHEET:
1 OF 1
ENGINEER/PREPARER
SURVEYOR
BARTON CHAPA SURVEYING
5200 State Highway 121
Colleyville, TX 76034
Phone: 817-864-1957
info@bcsdfw.com
TBPLS Firm #10194474
OWNER
AUSTIN LANDS, LLC
803 WEST SOUTHLAKE
BOULEVARD, STE. 100
SOUTHLAKE, TX 76092
PH.:312.206.8673
TYPICAL LOT EASEMENT DETAIL
UNLESS OTHERWISE NOTES
DETAIL NOT TO SCALE
Text is illegible
Show centerline of existing street. Dimensions from
centerline to edges of existing and proposed right-of-way
on both sides of the centerline
10.104(d)(10)(H)
NA small area within
floodplain
grading plan suggests there
are swales between lots,
however no grading is
provided. Reconcile and
dedicate drainage easement
for the swales
These areas denote
needing clarification.
Are these swales? if so
dedicate drainage
eamements
Provide a drainage
easement for the
proposed pond including
access
18
Item 3.
AUSTIN LANDS,
LLC
803 W SOUTHLAKE %LVD, SUITE 100
SOUTHLAKE, TX 60 2
312-206-863
SHEET:
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KIRKMAN ENGINEERING, LLC
5200 STATE HIGHWAY 121
COLLEYVILLE, TX 6034
TEXAS FIRM NO. 1584
JOB NUMBER:
ISSUE DATE:
SR322002
03/13/2024
E N G I N E E R I N G
P R E L I M I N A R Y
F O R R E V I E W O N L Y
T H E S E D O C UME N T S A R E F O R
D E S I G N R E V I E W O N L Y A N D
N O T I N T E N D E D F O R T H E
PURPOSES OF CONSTRUCTION,
B I D D I N G O R P E R M I T . T H E Y
W E R E P R E P A R E D B Y , O R
UNDE R THE S UP ER VI S IO N OF :
P.E.# 138740
JEREMY B. NELSON
DATE: 03/13/2024
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GENERAL NOTES
1.STANDARDS AND SPECIFICATIONS: ALL MATERIALS, CONSTRUCTION METHODS, WORKMANSHIP, E4UIPMENT, SERVICES AND TESTING FOR ALL PU%LIC IMPROVEMENTS
SHALL %E IN ACCORDANCE WITH THE GOVERNING AUTHORITIES
ORDINANCES, REGULATIONS, RE4UIREMENTS, STATUTES, SPECIFICATIONS AND DETAILS, LATEST
PRINTING AND AMENDMENTS THERETO. THE GOVERNING AUTHORITIES
PU%LIC WORKS AND WATER DEPARTMENT RE4UIREMENTS, PLUM%ING CODES, AND FIRE
DEPARTMENT REGULATIONS SHALL TAKE PRECEDENT FOR ALL PRIVATE IMPROVEMENTS WHERE APPLICA%LE. ALL OTHER PRIVATE CONSTRUCTION, NOT REGULATED
%Y THE GOVERNING AUTHORITY, SHALL %E IN ACCORDANCE WITH THE STANDARD SPECIFICATIONS FOR PU%LIC WORKS CONSTRUCTION, NORTH CENTRAL TEXAS
COUNCIL OF GOVERNMENTS, LATEST PRINTING AND AMENDMENTS THERETO, EXCEPT AS MODIFIED %Y THE PROJECT CONTRACT DOCUMENTS.
2.EXAMINATION OF PLANS: PRIOR TO COMMENCING ANY CONSTRUCTION, THE CONTRACTOR SHALL FAMILIARI=E THEMSELVES WITH THE CONTRACTOR DOCUMENTS,
CONSTRUCTION DOCUMENTS, AND SPECIFICATIONS. FAILURE ON THE PART OF THE CONTRACTOR TO FAMILIARI=E THEIR SELF WITH ALL STANDARDS AND
SPECIFICATIONS PERTAINING TO THE WORK SHALL IN NO WAY RELIEVE THE CONTRACTOR OF RESPONSI%ILITY FOR PERFORMING THE WORK IN ACCORDANCE WITH
ALL SUCH APPLICA%LE STANDARDS AND SPECIFICATIONS.
3.EXAMINATION OF SITE: THE CONTRACTOR SHALL %E RESPONSI%LE FOR INVESTIGATING AND SATISFYING THEIR SELF AS TO THE CONDITIONS AFFECTING THE WORK,
INCLUDING %UT NOT RESTRICTED TO THE %EARING UPON TRANSPORTATION, DISPOSAL, HANDLING AND STORAGE OF MATERIALS, AVAILA%ILITY OF LA%OR, WATER,
ELECTRIC POWER, ROADS AND UNCERTAINTIES OF WEATHER, OR SIMILAR PHYSICAL CONDITIONS AT THE SITE, CONDITIONS OF THE GROUND, THE CHARACTER OF
E4UIPMENT AND FACILITIES NEEDED PRELIMINARY TO AND DURING THE PERFORMANCE OF THE WORK.
FAILURE %Y THE CONTRACTOR TO AC4UAINT HIMSELF WITH THE AVAILA%LE INFORMATION WILL NOT RELIEVE HIM FROM RESPONSI%ILITY FOR ESTIMATING THE
DIFFICULTY OR COST OF SUCCESSFULLY PERFORMING THE WORK.
4.ADE4UATE AREA TO PERFORM WORK: CONTRACTOR TO VERIFY ADE4UATE AREA EXISTS ON-SITE TO PERFORM THE WORK SHOWN IN THESE CONSTRUCTION
DOCUMENTS. IF ADDITIONAL AREA IS RE4UIRED TO PERFORM THE WORK, THE CONTRACTOR SHALL NOTIFY THE OWNER AND ENGINEER PRIOR TO CONSTRUCTION.
5.SU%SURFACE INVESTIGATION: SU%SURFACE EXPLORATION TO ASCERTAIN THE NATURE OF SOILS HAS %EEN PERFORMED %Y THE GEOTECHNICAL ENGINEER OF
RECORD ON THE PROJECT. THE SU%SURFACE INFORMATION WILL %E MADE AVAILA%LE FOR THE CONTRACTOR
S USE. THE ENGINEER DISCLAIMS ANY RESPONSI%ILITY
FOR THE ACCURACY, TRUE LOCATION AND EXTENT OF THE SOILS INFORMATION PREPARED %Y OTHERS.
6.TOPOGRAPHY SURVEY: TOPOGRAPHIC SURVEY INFORMATION SHOWN ON THE PLANS IS PROVIDED FOR INFORMATIONAL PURPOSES. THE CONTRACTOR SHALL %E
RESPONSI%LE FOR VERIFYING THAT THE INFORMATION SHOWN IS CORRECT, AND SHALL NOTIFY THE ENGINEER IMMEDIATELY OF ANY ERRORS, DISCREPANCIES OR
OMISSIONS TO THE SURVEY INFORMATION PROVIDED.
.COMPLIANCE WITH LAWS: THE CONTRACTOR SHALL FULLY COMPLY WITH ALL LOCAL, STATE AND FEDERAL LAWS, INCLUDING ALL CODES, ORDINANCES AND
REGULATIONS APPLICA%LE TO THIS CONTRACT AND THE WORK TO %E DONE THEREUNDER, WHICH EXIST OR MAY %E ENACTED LATER %Y GOVERNMENTAL %ODIES
HAVING JURISDICTION OR AUTHORITY FOR SUCH ENACTMENT. ALL WORK RE4UIRED UNDER THIS CONTRACT SHALL COMPLY WITH ALL RE4UIREMENTS OF LAW,
REGULATION, PERMIT OR LICENSE. IF THE CONTRACTOR FINDS THAT THERE IS A VARIANCE, HE SHALL IMMEDIATELY REPORT THIS TO THE OWNER FOR RESOLUTION.
8.PU%LIC CONVENIENCE AND SAFETY: IN ACCORDANCE WITH GENERALLY ACCEPTED CONSTRUCTION PRACTICES, THE CONTRACTOR SHALL %E SOLELY AND
COMPLETELY RESPONSI%LE FOR CONDITIONS OF THE JO% SITE, INCLUDING SAFETY OF ALL PERSONNEL AND PROPERTY DURING PERFORMANCE OF THE WORK. THIS
RE4UIREMENT SHALL APPLY CONTINUOUSLY AND NOT %E LIMITED TO NORMAL WORKING HOURS. MATERIALS STORED ON THE WORK SITE SHALL %E PLACED, AND THE
WORK SHALL AT ALL TIMES %E SO CONDUCTED, AS TO CAUSE NO GREATER O%STRUCTION TO THE TRAVELING PU%LIC THAN IS CONSIDERED ACCEPTA%LE %Y THE
GOVERNING AUTHORITIES AND THE DEVELOPER AND NOT TO PREVENT FREE UNINTERRUPTED ACCESS TO ALL FIRE HYDRANTS, WATER VALVES, GAS VALVES,
MANHOLES AND FIRE ALARM OR POLICE CALL %OXES IN THE VICINITY.
.STORM WATER POLLUTION PREVENTION PLAN (SWPPP): THE CONTRACTOR SHALL COMPLY WITH THE CONDITIONS OF THE SWPPP WHILE CONDUCTING THEIR
ACTIVITIES ON THE PROJECT.
10.PERMITS AND LICENSES: THE CONTRACTOR SHALL SECURE AND PAY FOR ALL PERMITS AND LICENSES NECESSARY FOR THE EXECUTION OF THE WORK AND SHALL
FULLY COMPLY WITH ALL THEIR TERMS AND CONDITIONS. WHENEVER THE WORK UNDER THIS CONTRACT RE4UIRES THE O%TAINING OF PERMITS FROM THE
GOVERNING AUTHORITIES, THE CONTRACTOR SHALL FURNISH DUPLICATE COPIES OF SUCH PERMITS TO THE DEVELOPER %EFORE THE WORK COVERED THERE%Y IS
STARTED. NO WORK WILL %E ALLOWED TO PROCEED %EFORE SUCH PERMITS HAVE %EEN O%TAINED. COSTS ASSOCIATED WITH PERMITS SHALL %E INCLUDED IN THE
CONTRACT AMOUNT.
11.APPROVED PLANS: THE CONTRACTOR SHALL HAVE AT LEAST ONE SET OF APPROVED PLANS ON-SITE AT ALL TIMES. WORK PERFORMED WITHOUT THE USE OF
APPROVED PLAN SETS IS NOT AUTHORI=ED AND SHALL %E AT THE RISK OF THE CONTRACTOR.
12.%ONDS: PERFORMANCE, PAYMENT AND MAINTENANCE %ONDS MAY %E RE4UIRED FROM THE CONTRACTOR FOR PU%LIC IMPROVEMENTS. IF RE4UIRED, THE
CONTRACTOR SHALL PROVIDE THE %ONDS IN THE FORM AND IN THE AMOUNTS AS RE4UIRED %Y THE GOVERNING AUTHORITIES. COSTS ASSOCIATED WITH PROVIDING
THE %ONDS SHALL %E INCLUDED IN THE CONTRACT AMOUNT.
13.TESTING: THE TESTING AND CONTROL OF ALL MATERIALS USED IN THE WORK SHALL %E PERFORMED %Y AN INDEPENDENT TESTING LA%ORATORY, EMPLOYED AND
PAID DIRECTLY %Y THE CONTRACTOR. IN THE EVENT THE RESULTS OF THE INITIAL TESTING DO NOT COMPLY WITH THE PLANS AND SPECIFICATIONS, SU%SE4UENT
TESTS NECESSARY TO DETERMINE THE ACCEPTA%ILITY OF MATERIALS OR CONSTRUCTION SHALL %E AT THE CONTRACTOR
S EXPENSE.
14.INSPECTION: THE GOVERNING AUTHORITIES ANDOR THE DEVELOPER WILL PROVIDE INSPECTION OF THE PROPOSED CONSTRUCTION. THE OWNER WILL PAY THE
COSTS FOR INSPECTION SERVICES. THE CONTRACTOR SHALL PROVIDE SUFFICIENT NOTICE WELL IN ADVANCE OF PENDING CONSTRUCTION ACTIVITIES TO THE
GOVERNING AUTHORITIES ANDOR OWNER FOR SCHEDULING OF INSPECTION SERVICES.
15.SHOP DRAWINGS: THE CONTRACTOR SHALL PREPARE, REVIEW, AND SU%MIT ALL SHOP DRAWING, PRODUCT DATA AND SAMPLES RE4UIRED %Y THE GOVERNING
AUTHORITIES AND THE PROJECT CONTRACT DOCUMENTS IN ACCORDANCE WITH ITEM 1.28 OF THE STANDARD SPECIFICATIONS FOR PU%LIC WORKS CONSTRUCTION,
NORTH CENTRAL TEXAS - NORTH CENTRAL TEXAS COUNCIL OF GOVERNMENTS.
16.SURVEYING: ALL SURVEYING RE4UIRED FOR CONSTRUCTION STAKING SHALL %E THE RESPONSI%ILITY OF THE CONTRACTOR. THE OWNER SHALL PROVIDE TWO
%ENCHMARKS FOR USE AS HORI=ONTAL AND VERTICAL DATUM. THE CONTRACTOR SHALL EMPLOY A REGISTERED PROFESSIONAL LAND SURVEY TO PERFORM ALL
ADDITIONAL SURVEY, LAYOUT AND MEASUREMENT WORK NECESSARY FOR THE COMPLETION OF THE PROJECT. THE COSTS ASSOCIATED WITH THE CONSTRUCTION
STAKING SHALL %E INCLUDED IN THE CONTRACT AMOUNT.
1.PROTECTION OF PROPERTY CORNERS AND %ENCHMARKS: THE CONTRACTOR SHALL PROTECT ALL PROPERTY CORNER MARKERS AND %ENCHMARKS. WHEN ANY SUCH
MARKERS OR MONUMENTS ARE IN DANGER OF %EING DISTUR%ED, THEY SHALL %E PROPERLY REFERENCED AND IF DISTUR%ED SHALL %E RESET %Y A REGISTERED
PU%LIC SURVEYOR AT THE EXPENSE OF THE CONTRACTOR.
18.EXISTING STRUCTURES: THE PLANS SHOW THE LOCATION OF ALL KNOWN SURFACE AND SU% SURFACE STRUCTURES, HOWEVER, THE DEVELOPER AND ENGINEER
ASSUME NO RESPONSI%ILITY FOR THE FAILURE TO SHOW ANY OR ALL OF THESE STRUCTURES ON THE PLANS, OR TO SHOW THEM IN THEIR EXACT LOCATION. SUCH
FAILURE SHALL NOT %E CONSIDERED SUFFICIENT %ASIS FOR CLAIMS FOR ADDITIONAL COMPENSATION FOR EXTRA WORK OR FOR INCREASING THE PAY 4UANTITIES IN
ANY MANNER WHATSOEVER, UNLESS THE O%STRUCTION ENCOUNTERED IN SUCH AS TO RE4UIRE CHANGES IN THE LINES OR GRADES, OR RE4UIRE THE
CONSTRUCTION OF SPECIAL WORK, FOR WHICH PROVISIONS ARE NOT MADE IN THE PLANS.
1 .PROTECTION OF EXISTING UTILITIES: AS RE4UIRED %Y THE TEXAS UNDERGROUND FACILITY DAMAGE PREVENTION AND SAFETY ACT. TEXAS ONE CALL SYSTEM MUST
%E CONTACTED (800-245-4545) AT LEAST 48 HOURS PRIOR TO ANY EXCAVATION OPERATIONS %EING PERFORMED. IT IS THE CONTRACTOR
S RESPONSI%ILITY TO
CONTACT TEXAS ONE CALL SYSTEM. THE LOCATION OF EXISTING UTILITIES SHOWN ON THE PLANS ARE %ASED ON THE %EST RECORDS ANDOR FIELD INFORMATION
AVAILA%LE AND ARE NOT GUARANTEED %Y THE DEVELOPER OR ENGINEER TO %E ACCURATE AS TO THE LOCATION AND DEPTH. IT SHALL %E THE CONTRACTORS
RESPONSI%ILITY TO VERIFY LOCATIONS OF ADJACENT ANDOR CONFLICTING UTILITIES SUFFICIENTLY IN ADVANCE OF HIS ACTIVITIES IN ORDER THAT HE MAY
NEGOTIATE SUCH LOCAL ADJUSTMENTS AS NECESSARY IN THE CONSTRUCTION PROCESS TO PROVIDE ADE4UATE CLEARANCES. THE CONTRACTOR SHALL TAKE ALL
NECESSARY PRECAUTIONS IN ORDER TO PROTECT ALL EXISTING UTILITIES, SERVICES, AND STRUCTURES ENCOUNTERED WHETHER OR NOT THEY ARE ON THE PLANS.
ANY DAMAGE TO UTILITIES RESULTING FROM THE CONTRACTOR
S OPERATIONS SHALL %E RESTORED AT HIS EXPENSE. TO AVOID UNNECESSARY INTERFERENCE
S OR
DELAYS, THE CONTRACTOR SHALL COORDINATE ALL UTILITY REMOVALS, REPLACEMENTS AND CONSTRUCTION WITH THE APPROPRIATE GOVERNING AUTHORITIES.
THE DEVELOPER WILL NOT %E LIA%LE FOR DAMAGES DUE TO DELAY %ECAUSE OF THE A%OVE.
20.DAMAGE TO EXISTING FACILITIES: ALL DAMAGE DURING CONSTRUCTION ACTIVITIES SHALL %E REPLACED AT THE CONTRACTOR
S EXPENSE TO A CONDITION AS GOOD
AS OR %ETTER THAN THE CONDITIONS PRIOR TO STARTING THE WORK.
21.FIRE AND LIFE SAFETY SYSTEMS: THE CONTRACTOR SHALL NOT REMOVE, DISA%LE OR DISRUPT EXISTING FIRE OR LIFE SAFETY SYSTEMS WITHOUT RECEIVING PRIOR
WRITTEN PERMISSION FROM THE GOVERNING AUTHORITY.
22.TRENCH SAFETY: THE CONTRACTOR IS RESPONSI%LE FOR HAVING A TRENCH SAFETY PLAN PREPARED IN ACCORDANCE WITH OSHA RE4UIREMENTS %Y A
PROFESSIONAL ENGINEER LICENSED IN THE STATE OF TEXAS FOR THE IMPLEMENTATION OF TRENCH SAFETY CONTROL MEASURES THAT WILL %E IN EFFECT DURING
THE CONSTRUCTION OF THE PROJECT. THE COSTS FOR PREPARATION OF THE TRENCH SAFETY PLAN SHALL %E INCLUDED IN THE CONTRACT AMOUNT.
23.TRAFFIC CONTROL: IT SHALL %E THE RESPONSI%ILITY OF THE CONTRACTOR TO IMPLEMENT TRAFFIC CONTROL. THE COSTS ASSOCIATED WITH THE IMPLEMENTATION
OF THE TRAFFIC CONTROL PLAN SHALL %E INCLUDED IN THE CONTRACT AMOUNT.
24.ACCESS TO ADJACENT PROPERTIES: ACCESS TO ADJACENT PROPERTIES SHALL %E MAINTAINED AT ALL TIMES UNLESS OTHERWISE DIRECTED %Y THE GOVERNING
AUTHORITIES ANDOR OWNER.
25.ACCESS ROUTES, STAGING AREAS AND STORAGE AREAS: ALL PRIVATE HAUL ROADS AND ACCESS ROUTES AND THE LOCATION OF ALL STAGING AREAS AND STORAGE
AREAS SHALL %E SU%JECT TO THE APPROVAL OF THE OWNER. THE CONTRACTOR SHALL %E RESPONSI%LE FOR MAINTAINING AND REPAIRING ALL ROADS AND OTHER
FACILITIES USED DURING CONSTRUCTION. UPON COMPLETION OF THE PROJECT, ALL HAUL ROADS, ACCESS ROADS, STAGING AREAS AND STORAGE AREAS SHALL %E
RESTORED TO A CONDITION E4UAL TO OR %ETTER THAN THAT AT THE TIME THE CONTRACTOR COMMENCES WORK ON THE PROJECT.
26.PARKING OF CONSTRUCTION E4UIPMENT: AT NIGHT AND DURING ALL PERIODS OF TIME WHEN E4UIPMENT IS NOT %EING ACTIVELY USED FOR THE CONSTRUCTION
WORK, THE CONTRACTOR SHALL PARK THE E4UIPMENT AT LOCATIONS WHICH ARE APPROVED %Y THE OWNER. DURING THE CONSTRUCTION OF THE PROJECT, THE
CONTRACTOR SHALL COMPLY WITH THE PRESENT =ONING RE4UIREMENTS OF THE GOVERNING AUTHORITIES IN THE USE OF VACANT PROPERTY FOR STORAGE
PURPOSES. THE CONTRACTOR SHALL ALSO PROVIDE ADE4UATE %ARRICADES, MARKERS AND LIGHTS TO PROTECT THE OWNER, THE GOVERNING AUTHORITIES, THE
PU%LIC AND THE OTHER WORK. ALL %ARRICADES, LIGHTS, AND MARKERS MUST MEET THE RE4UIREMENTS OF THE GOVERNING AUTHORITIES
REGULATIONS.
2.WATER FOR CONSTRUCTION: THE CONTRACTOR SHALL MAKE THE NECESSARY ARRANGEMENTS FOR PURCHASING WATER FROM THE GOVERNING AUTHORITY FOR HIS
USE ON THE PROJECT SITE. COST ASSOCIATED WITH THIS SERVICE SHALL %E INCLUDED IN THE CONTRACT AMOUNT.
28.TEMPORARY ELECTRIC AND COMMUNICATIONS FOR CONSTRUCTION: THE CONTRACTOR SHALL MAKE THE NECESSARY ARRANGEMENTS FOR THE INSTALLATION AND
PURCHASING OF TEMPORARY ELECTRIC AND COMMUNICATIONS SERVICES FROM THE GOVERNING AUTHORITIES FOR HIS USE ON THE PROJECT SITE. COSTS
ASSOCIATED WITH THIS SERVICE SHALL %E INCLUDED IN THE CONTRACT AMOUNT.
2 .FENCES: ALL FENCES ENCOUNTERED AND REMOVED DURING CONSTRUCTION, EXCEPT THOSE DESIGNATED TO %E REMOVED OR RELOCATED, SHALL %E RESTORED TO
THE ORIGINAL OR %ETTER THAN CONDITION UPON COMPLETION OF THE PROJECT.WHERE WIRE FENCING, EITHER WIRE MESH OR %AR%ED WIRE, IS NOT TO %E
CROSSED, THE CONTRACTOR SHALL SET
CROSS-%RACED POSTS ON EITHER SIDE OF THE CROSSING. TEMPORARY FENCING SHALL %E ERECTED IN PLACE OF THE FENCING REMOVED WHENEVER THE WORK IS
NOT IN PROGRESS AND WHEN THE SITE IS VACATED OVERNIGHT ANDOR AT ALL TIMES TO PREVENT PERSONS ANDOR LIVESTOCK FROM ENTERING THE
CONSTRUCTION AREA. THE COST OF FENCE REMOVAL, TEMPORARY CLOSURES AND REPLACEMENT SHALL %E INCLUDED IN THE CONTRACT AMOUNT.
30.COORDINATION WITH OTHERS: IN THE EVENT THAT OTHER CONTRACTORS ARE DOING WORK IN THE SAME AREA SIMULTANEOUSLY WITH THE PROJECT, THE
CONTRACTOR SHALL COORDINATE HIS PROPOSED CONSTRUCTION WITH THAT OF THE OTHER CONTRACTORS.
31.CONDITION OF THE SITE DURING CONSTRUCTION: THE CONTRACTOR SHALL KEEP THE SITE OF THE WORK AND ADJACENT PREMISES AS FREE FROM MATERIAL, DE%RIS
AND RU%%ISH AS IS PRACTICA%LE. THE CONTRACTOR SHALL REMOVE MATERIAL, DE%RIS AND RU%%ISH FROM ANY PORTION OF THE SITE IF, IN THE OPINION OF THE
DEVELOPER, SUCH MATERIAL, DE%RIS AND RU%%ISH CONSTITUTES A NUISANCE OR IS O%JECTIONA%LE.
32.EXISTING ROADWAYS: THE CONTRACTOR SHALL %E RESPONSI%LE FOR MAINTAINING THE CLEANLINESS OF EXISTING PAVED ROADS. COSTS ASSOCIATED WITH
MAINTAINING THE CLEANLINESS OF EXISTING ROADS SHALL %E INCLUDED IN THE CONTRACT AMOUNT.
33.SITE RECONNAISSANCE: THE CONTRACTOR SHALL VISIT THE SITE PRIOR TO %IDDING TO DETERMINE EXISTING CONDITIONS.
34.CONSULTANT COORDINATION: CONTRACTOR SHALL THOROUGHLY CHECK COORDINATION OF CIVIL, LANDSCAPE, MEP, ARCHITECTURAL, AND OTHER PLANS PRIOR TO
COMMENCING CONSTRUCTION. OWNERENGINEER SHALL %E NOTIFIED OF ANY DISCREPANCY PRIOR TO COMMENCING WITH CONSTRUCTION.
35.DUST CONTROL: THE CONTRACTOR SHALL TAKE ALL PRECAUTIONS NECESSARY TO CONTROL DUST ON THE PROJECT SITE %Y SPRINKLING OF WATER, OR ANY OTHER
METHODS APPROVED %Y THE GOVERNING AUTHORITIES. COSTS ASSOCIATED WITH DUST CONTROL SHALL %E INCLUDED IN THE CONTRACT AMOUNT.
36.CLEAN UP FOR FINAL ACCEPTANCE: THE CONTRACTOR SHALL MAKE A FINAL CLEAN UP OF ALL PARTS OF THE WORK %EFORE ACCEPTANCE %Y THE OWNER. THIS
CLEAN UP SHALL INCLUDE REMOVAL OF ALL O%JECTIONA%LE E MATERIALS AND, IN GENERAL, PREPARING THE SITE OF THE WORK IN AN ORDERLY MANNER OF
APPEARANCE.
3.REMOVAL OF DEFECTIVE AND UNAUTHORI=ED WORK: ALL WORK, WHICH HAS %EEN REJECTED OR CONDEMNED, SHALL %E REPAIRED, OR IF IT CANNOT %E REPAIRED
SATISFACTORILY, IT SHALL %E REMOVED AND REPLACED AT THE CONTRACTOR
S EXPENSE. DEFECTIVE MATERIALS SHALL %E IMMEDIATELY REMOVED FROM THE
WORK SITE. WORK DONE %EYOND THE LINE OR NOT IN THE CONFORMITY WITH THE GRADES SHOWN ON THE DRAWINGS OR AS WRITTEN AUTHORITY AND PRIOR
AGREEMENT IN WRITING AS TO PRICES, SHALL %E AT THE CONTRACTOR
S RISK, AND WILL %E CONSIDERED UNAUTHORI=ED, AND AT THE OPTION OF THE OWNER MAY
NOT %E MEASURED AND PAID FOR AND MAY %E ORDERED REMOVED AT THE CONTRACTOR
S EXPENSE. UPON FAILURE OF THE CONTRACTOR TO REPAIR
SATISFACTORY OR TO REMOVE AND REPLACE, IF SO DIRECTED, REJECTED, UNAUTHORI=ED OR CONDEMNED WORK OR MATERIALS IMMEDIATELY AFTER RECEIVING
NOTICE FROM THE OWNER, THE OWNER WILL, AFTER GIVING WRITTEN NOTICE TO THE CONTRACTOR, HAVE THE AUTHORITY TO CAUSE DEFECTIVE WORK TO %E
REMEDIED OR REMOVED AND REPLACED, OR TO CAUSE UNAUTHORI=ED WORK TO %E REMOVED AND TO DEDUCT THE COST THEREOF ANY MONIES DUE OR TO
%ECOME DUE THE CONTRACTOR.
38.DISPOSITION AND DISPOSAL OF EXCESS AND UNSUITA%LE MATERIALS: ALL MATERIALS TO %E REMOVED FROM THE SITE INCLUDED %UT NOT LIMITED TO EXCESS
MATERIAL AND UNSUITA%LE MATERIALS SUCH AS CONCRETE, ASPHALT, LARGE ROCKS, REFUSE, AND OTHER DE%RIS SHALL %ECOME THE PROPERTY OF THE
CONTRACTOR AND SHALL %E DISPOSED OF OUTSIDE THE LIMITS OF THE PROJECT. CONTRACTOR SHALL ALSO COMPLY WITH ALL APPLICA%LE LAWS GOVERNING
SPILLAGE OF DE%RIS WHILE TRANSPORTING TO A DISPOSAL SITE. COSTS ASSOCIATED WITH THE DISPOSAL OF EXCESS AND UNSUITA%LE MATERIALS SHALL %E
INCLUDED IN THE CONTRACT AMOUNT.
3 .RECORD DRAWINGS: THE CONTRACT SHALL MAINTAIN AN ACCURATE RECORD OF THE INSTALLATION OF ALL MATERIALS AND SYSTEM COVERED %Y THE PROJECT
CONTRACT DOCUMENTS. THE COMPLETE SET OF RECORD DRAWINGS MUST %E DELIVERED TO THE OWNER ANDOR ENGINEER %EFORE RE4UESTING FINAL PAYMENT.
40.FRANCHISE UTILITIES: THE CONTRACTOR IS RESPONSI%LE FOR COORDINATING THE INSTALLATION OF FRANCHISE UTILITIES THAT ARE NECESSARY FOR ON-SITE AND
OFF-SITE CONSTRUCTION, AND SERVICE TO THE PROPOSED DEVELOPMENT.
41.SCOPE OF WORK: THE SCOPE OF WORK FOR THE CIVIL IMPROVEMENTS SHOWN ON THESE PLANS TERMINATES 5-FEET FROM THE %UILDING. REFERENCE THE
%UILDING PLANS (E.G. ARCHITECTURALSTRUCTURALMEP) FOR AREAS WITHIN 5-FEET OF THE %UILDING AND WITHIN THE %UILDING FOOTPRINT.
42.SITE DRAINAGE: CONTRACTOR SHALL MAINTAIN ADE4UATE SITE DRAINAGE DURING ALL PHASES OF CONSTRUCTION, INCLUDING %UT NOT LIMITED TO, MAINTAINING
EXISTING DITCHES OR CULVERTS FREE OF O%STRUCTIONS AT ALL TIMES.
43.THE CONTRACTOR SHALL FULLY EXECUTE THE WORK DESCRI%ED AS SHOWN IN THE CONSTRUCTION PLANS OR REASONA%LY INFERA%LE THEREFROM OR
ASCERTAINA%LE IN THE EXERCISE OF PROFESSIONAL EFFORTS (AS HEREINAFTER DEFINED) AS NECESSARY TO PRODUCE THE RESULTS INTENDED %Y THE
CONSTRUCTION PLANS, EXCEPT AS SPECIFICALLY INDICATED IN THE CONSTRUCTION PLANS TO %E THE RESPONSI%ILITY OF OTHERS. AS USED HEREIN, THE TERM
³PROFESSIONAL EFFORTS´ MEANS THAT LEVEL OF SKILL AND CARE ORDINARILY EXERCISED %Y EXPERIENCED CONTRACTORS AND CONSTRUCTION MANAGERS
COMPARA%LE TO CONTRACTOR ENGAGING IN INSTITUTIONAL AND COMMERCIAL PROJECTS SIMILAR IN SI=E AND COMPLEXITY TO THE PROJECT IN MAJOR UNITED
STATES UR%AN AREAS, WHEN PERFORMING DUTIES, RESPONSI%ILITIES AND O%LIGATIONS COMPARA%LE TO THOSE UNDER THE CONTRACT DOCUMENTS.
EROSION CONTROL NOTES:
1.LAND DISTUR%ING ACTIVITIES SHALL NOT COMMENCE UNTIL APPROVAL TO DO SO HAS %EEN RECEIVED %Y THE GOVERNING AUTHORITIES, PERMITS ARE
O%TAINED, AND ALL EROSION CONTROL MEASURES ARE IN PLACE.
2.CONTRACTOR SHALL COMPLY WITH ALL STATE AND LOCAL ORDINANCES THAT APPLY.
3.THE GENERAL CONTRACTOR (AND ALL SU%CONTRACTORS INVOLVED WITH ANY CONSTRUCTION ACTIVITIES RELATED TO EARTHWORK, EROSION CONTROL,
ETC. OR WHICH UTILI=E POSSI%LE POLLUTANTS AS DEFINED IN THE TPDES GENERAL PERMIT) SHALL REVIEW AND ADHERE TO THE STORM WATER POLLUTION
PREVENTION PLAN (SWPPP) FOR THE PROJECT, AS WELL AS ALL THE TCE4 RE4UIREMENTS SET FORTH IN THE TPDES GENERAL PERMIT.
4.THIS EROSION CONTROL PLAN IS A SUPPLEMENT TO THE SWPPP PREPARED %Y OTHERS. REFER TO THE SWPPP FOR ADDITIONAL RE4UIREMENTS.
5.ALL WASH WATER SHALL %E DISPOSED OF IN A MANNER THAT PREVENTS CONTACT %ETWEEN WASH WATER POLLUTANTS AND STORM RUNOFF DISCHARGED
FROM THIS SITE.
6.OIL AND GREASE A%SOR%ING MATERIALS SHALL %E READILY AVAILA%LE ON-SITE AND SHALL %E PROMPTLY USED TO CONTAIN ANDOR CLEAN UP ALL FUEL OR
CHEMICAL SPILLS OR LEAKS.
.DUST CONTROL SHALL %E ACCOMPLISHED %Y WATERING DRY, EXPOSED AREAS ON A REGULAR %ASIS. SPRAYING OF PETROLEUM %ASED OR TOXIC LI4UIDS
FOR THIS IS PROHI%ITED.
8.DISTUR%ED AREAS ON THE SITE WHERE CONSTRUCTION ACTIVITY HAS CEASED FOR AT LEAST 14 DAYS SHALL %E TEMPORARILY PLANTED ANDOR SEEDED
AND WATERED.
.DISTUR%ED AREAS ON THE SITE WHERE CONSTRUCTION ACTIVITY HAS PERMANENTLY CEASED SHALL %E PERMANENTLY PLANTED ANDOR SEEDED WITHIN 14
DAYS.
10.PLANTING ANDOR SEEDING OF VEGETATED AREAS TO ACCOMPLISH STA%ILI=ATION SHALL %E PERFORMED IN ACCORDANCE WITH THE LANDSCAPING PLAN.
AREAS %EYOND THE LIMITS OF THE LANDSCAPING PLAN (OR WHEN A LANDSCAPING PLAN DOES NOT EXIST) SHALL %E HYDROMULCHED WITH HIGHWAY MIX
AND WATERED WITH TEMPORARY A%OVE GROUND IRRIGATION UNTIL THE VEGETATION IS ESTA%LISHED.
11.ALL VEHICLES SHALL %E CLEANED AT THE CONSTRUCTION EXIT POINT(S) %EFORE LEAVING THE SITE.
12.ALL MATERIALS SPILLED, DROPPED, WASHED OR TRACKED ONTO ADJACENT ROADWAYS %Y ANY VEHICLES EXITING THE SITE SHALL %E CLEANED OR
REMOVED IMMEDIATELY.
13.THE CONTRACTOR SHALL REMOVE ALL ACCUMULATED SILT IN ANY STORM SEWER INLETS AND PIPES, AND ALONG SILT FENCES, WITHIN 48 HOURS AFTER
INSPECTION OF DEVICES REVEALS THE PRESENCE OF EXCESS SILTATION.
14.SILT FENCES SHALL %E PLACED AROUND ANY STOCKPILES USED ON THE SITE. STONE OVERFLOW POINTS SHALL %E ADDED AT ALL LOW POINTS ALONG SILT
FENCING.
15.ADDITIONAL EROSION CONTROL MEASURES MAY %E IMPLEMENTED %Y THE CONTRACTOR AT HIS DISCRETION AT NO ADDITIONAL EXPENSE TO THE OWNER.
THE ADDITION OR DELETION OF ANY EROSION CONTROL MEASURE MAY RE4UIRE THAT THE SWPPP %E MODIFIED IN ACCORDANCE WITH THE TCE4
S TPDES
GENERAL PERMIT GUIDELINES.
16.ALL TEMPORARY EROSION CONTROL DEVICES (SILT FENCE, ETC.) SHALL %E REMOVED AND PROPERLY DISPOSED OF OFF SITE WITHIN THIRTY DAYS AFTER
STA%ILI=ATION OF ALL DISTUR%ED SURFACES IS COMPLETE.
1.THE CONTRACTOR SHALL ASSUME LIA%ILITY FOR DAMAGE TO ADJACENT PROPERTIES ANDOR PU%LIC RIGHT OF WAY RESULTING FROM FAILURE TO FULLY
IMPLEMENT AND EXECUTE ALL EROSION CONTROL PROCEDURES SHOWN AND NOTED IN THESE PLANS AND IN THE SWPPP.
18.THE CONTRACTOR SHALL MODIFY THIS PLAN TO SHOW LOCATIONS OF TEMPORARY WASH DOWN AREA, PORTA%LE TOILETS, E4UIPMENT
MAINTENANCEREPAIR AREAS, STOCKPILE AREAS, FUEL STORAGE AREAS, ETC. AND POLLUTANT CONTROLS FOR EACH.
1 .THE GENERAL CONTRACTOR, AS THE TCE4 DEFINED OPERATOR, SHALL PERFORM ALL RE4UIRED INSPECTIONS OF STORM WATER CONTROLS AND
PRACTICES AT FRE4UENCIES OUTLINED IN THE TPDES GENERAL PERMIT, AND SHALL FILL OUT APPROPRIATE INSPECTION FORMS (AS PROVIDED IN THE
SWPPP).
20.IF DIRT OR ROCK IS EXPORTED FROM THIS SITE, OR IF DIRT OR ROCK IS IMPORTED FROM AN OFF SITE %ORROW LOCATION, THE CONTRACTOR SHALL ASSUME
RESPONSI%ILITY FOR COMPLIANCE WITH ALL TCE4 STORM WATER RE4UIREMENTS FOR THE REMOTE SITE. THE CONTRACTOR SHALL FURNISH THE OWNER
WITH A COPY OF THE WRITTEN AGREEMENT WITH THE LANDOWNER OF THE REMOTE SITE INDICATING PERMITTING AND EROSION CONTROL MEASURES WILL
%E IMPLEMENTED THEREON.
21.THE CONTRACTOR SHALL %E RESPONSI%LE FOR REESTA%LISHING VEGETATION IN ALL DISTUR%ED AREAS WHETHER SHOWN IN THIS PLAN SET OR NOT.
VEGETATION SHALL %E REESTA%LISHED IN ACCORDANCE WITH THE STANDARDS OF THE GOVERNING MUNICIPALITY.
22.CONTRACTOR TO MAINTAIN EXISTING DRAINAGE PATTERNS DURING CONSTRUCTION UNTIL SUCH TIME THAT THE PROPOSED DRAINAGE INFRASTRUCTURE
SHOWN IN THESE CONSTRUCTION PLANS IS INSTALLED AND OPERATIONAL.
STANDARD ABBREVIATIONS:
APPROX APPROXIMATELY
ASPH ASPHALT
%C %ACK OF CUR%
%-%%ACK TO %ACK OF CUR%
%FR %ARRIER FREE RAMPS
%M %ENCHMARK
%W %OTTOM OF WALL
CATV CA%LE TV
CFS CU%IC FEET PER SECOND
CI CUR% INLET
CMP CORRUGATED METAL PIPE
CO CLEANOUT
CONC CONCRETE
CONN CONNECTION
CONST CONSTRUCT
CL CENTER LINE
DCO DOU%LE CLEANOUT
DE DRAINAGE EASEMENT
DI DROP INLET
DIA DIAMETER
DIP DUCTILE IRON PIPE
DW DOMESTIC WATER
EJ EXPANSION JOINT
ELEV ELEVATION
EMH ELECTRIC MANHOLE
EP EDGE OF PAVEMENT
ESMT EASEMENT
EX EXISTING
FC FACE OF CUR%
F-F FACE TO FACE OF CUR%
FFE FINISH FLOOR ELEVATION
FH FIRE HYDRANT
FM FORCE MAIN
FO FI%ER OPTICS
FG FINISHED GRADE
FP FINISHED PAD
FPS FEET PER SECOND
FL FLOW LINE
G GUTTER
GI GRATE INLET
GM GAS METER
HDPE HIGH DENSITY POLYETHYLENE PIPE
HDWL HEADWALL
HMAC HOT MIX ASPHALTIC CONCRETE
HORI=HORI=ONTAL
HP HIGH POINT
HVAC HEATING, VENTILATION AND AIR CONDITIONING
IRR IRRIGATION
J% JUNCTION %OX
JT JOINT
LF LINEAR FEET
LP LOW POINT
LT LEFT
M%C MULTIPLE %OX CULVERT
ME MATCH EXISTING
MH MANHOLE
NA NOT APPLICA%LE
NG NATURAL GROUND (EXISTING)
PC POINT OF CURVATURE
PCC POINT OF COMPOUND CURVATURE
PI POINT OF INTERSECTION
PIV POST INDICATOR VALVE
PL PROPERTY LINE
PP POWER POLE
PRC POINT OF REVERSE CURVATURE
PROP PROPOSED
PT POINT OF TANGENCY
PVC POLYVINYL CHLORIDE PIPE
PVMT PAVEMENT
OCEW ON CENTER EACH WAY
OHE OVERHEAD ELECTRIC
R RADIUS
RC%REINFORCED CONCRETE %OX
RCI RECESSED CUR% INLET
RCP REINFORCED CONCRETE PIPE
RCCP REINFORCED CONCRETE CYLINDRICAL PIPE
REINF REINFORCED
RL RIDGE LINE
ROW RIGHT OF WAY
RT RIGHT
SF S4UARE FEET
SD STORM DRAIN
S4 S4UARE
SS SANITARY SEWER
SSE SANITARY SEWER EASEMENT
STA STATION
SY S4UARE YARD
T TELEPHONE
TC TOP OF CUR%
TG TOP OF GROUND
TMH TELEPHONE MANHOLE
TP TOP OF PAVEMENT
TPIPE TOP OF PIPE
TW TOP OF WALL
TYP TYPICAL
UE UTILITY EASEMENT
UGE UNDERGROUND ELECTRIC
VCP VITRIFIED CLAY PIPE
WTR WATER
WE WATER EASEMENT
WL WATER LINE
WM WATER METER
WMH WATER MANHOLE
WV WATER VALVE
WW WASTE WATER
DEMOLITION NOTES
1.NO EARTH-DISTUR%ING ACTIVITIES SHALL COMMENCE UNTIL ALL PERMITS ARE O%TAINED AND PERIMETER EROSION CONTROL MEASURES ARE IN PLACE.
2.ALL DEMOLITION SHALL %E CLOSELY COORDINATED WITH THE OWNER
S REPRESENTATIVE REGARDING ITEMS TO %E SALVAGED, THOSE TO %E REMOVED,
ETC. INCLUDING ANY AND ALL TREE PRESERVATION AND TRANSPLANTING ACTIVITIES, AS OUTLINED IN THE PRE-CONSTRUCTION MEETING. REMOVAL,
RELOCATION ANDOR DISPOSAL OF ANY PRE-EXISTING ON-SITE TRASH, DE%RIS, OR STOCKPILES SHALL %E INCLUDED IN THE TOTAL COST OF DEMOLITION
AND SHALL %E COORDINATED WITH THE OWNER
S REPRESENTATIVE AT ALL TIMES.
3.CONTRACTOR SHALL COMPLY TO THE FULLEST EXTENT WITH ALL REGULATIONS GOVERNING AGENCIES REGARDING THE DEMOLITION, REMOVAL,
TRANSPORTATION AND DISPOSAL OF ALL DEMOLITION DE%RIS.
4.INGRESS AND EGRESS POINTS, PROPOSED DISPOSAL SITES, AND HAUL ROUTES MUST %E APPROVED %Y CITY OFFICIALS PRIOR TO REMOVAL OF
DEMOLITION DE%RIS OFF-SITE.
5.THE CONTRACTOR SHALL %E RESPONSI%LE FOR COORDINATING DISCONNECTION OF ALL UTILITIES SERVING THE EXISTING SITE WITH THE APPROPRIATE
UTILITY COMPANY, AND SHALL O%TAIN APPROVAL FROM SAME TO COMMENCE DEMOLITION ACTIVITIES.
6.CONTRACTOR SHALL COMPLY TO THE FULLEST EXTENT WITH THE LATEST OSHA STANDARDS FOR EXCAVATION AND TRENCHING PROCEDURES.
CONTRACTOR SHALL USE SUPPORT SYSTEMS, SLOPING, %ENCHING, ETC. AS NECESSARY FOR THESE OPERATIONS, AND SHALL COMPLY WITH ALL OSHA
PERFORMANCE CRITERIA.
.THE CONTRACTOR SHALL ASSUME RESPONSI%ILITY FOR THE PROTECTION OF ALL PROPERTY CORNER MONUMENTS, %ENCHMARKS, CONTROL POINTS,
ETC, AND SHALL HAVE, AT HIS EXPENSE, ALL CORNER MONUMENTS REPLACED WHICH ARE DISTUR%ED %Y CONSTRUCTION ACTIVITIES.
8.THE CONTRACTOR SHALL INCUR ALL COSTS FOR MAINTENANCE AND REPAIR OF THE EXISTING FENCES TO REMAIN, IRRIGATION SYSTEMS TO REMAIN,
UTILITY LINES, ETC, AS OUTLINED IN THE SPECIFICATIONS.
.THE CONTRACTOR SHALL LOCATE, REMOVE, RELOCATE, AND LOWER ALL UNDERGROUND UTILITY CA%LES (ELECTRIC, TELEPHONE, ETC.) UP TO A DEPTH
OF 24 INCHES %ELOW GRADE AS PART OF THE %ASE %ID.
10.THE CONTRACTOR SHALL LOCATE AND REMOVE ALL UNDERGROUND UTILITY PIPING, CONDUIT, AND CA%LES, REGARDLESS OF DEPTH, IN THE AREA OF THE
PROPOSED %UILDING(S) FOUNDATIONS.
11.NOTES SHOWN HEREON REGARDING SPECIFIC ITEMS OF DEMOLITION ARE GENERAL IN NATURE, AND ARE NOT INTENDED TO %E WHOLLY INCLUSIVE. THE
CONTRACTOR SHALL DEMOLISH AND REMOVE ALL EXISTING IMPROVEMENTS TO THE SATISFACTION OF THE OWNER, AS NECESSARY FOR THE
CONSTRUCTION OF THE PROPOSED IMPROVEMENTS, AND TO THE EXTENT AS NOTED IN THE SPECIFICATIONS.
12.THE CONTRACTOR SHALL %E RESPONSI%LE FOR PLUGGING, CAPPING, OR OTHERWISE TERMINATING UTILITY SERVICE LINES AT EXISTING METER
LOCATIONS, CLEANOUTS, ETC. A MIN. DISTANCE OF 1 FOOT OUTSIDE THE LIMITS OF THE TRACT SHOWN.
13.THE CONTRACTOR SHALL CREATE AMPLE STAGING AND STOCKPILING AREAS FOR THE DELIVERIES OF CONSTRUCTION MATERIALS, CONCRETE DELIVERIES,
TOPSOIL, ETC. IN ACCORDANCE WITH THE OWNER
S REPRESENTATIVE AND THE PROJECT SPECIFICATIONS.
14.IF AS%ESTOS, LEAD-%ASED ITEMS OR ANY OTHER HA=ARDOUS MATERIALS ARE ENCOUNTERED THE CONTRACTOR IS RE4UIRED TO FOLLOW ALL LOCAL,
STATE, AND FEDERAL GUIDELINES FOR THE CONTAINMENT, REMOVAL, AND DISPOSAL PROCEDURES.
15.KE IS NOT RESPONSI%LE FOR THE MEANS AND METHODS EMPLOYED %Y THE CONTRACTOR TO IMPLEMENT THIS DEMOLITION PLAN. THIS DEMOLITION PLAN
SIMPLY INDICATES THE KNOWN O%JECTS ON THE SU%JECT TRACT THAT ARE TO %E DEMOLISHED AND REMOVED FROM THE SITE.
16.KE DOES NOT WARRANT OR REPRESENT THAT THE PLAN, WHICH WAS PREPARED %ASED ON SURVEY AND UTILITY INFORMATION PROVIDED %Y OTHERS,
SHOWS ALL IMPROVEMENTS AND UTILITIES, THAT THE IMPROVEMENTS AND UTILITIES ARE SHOWN ACCURATELY, OR THAT THE UTILITIES SHOWN CAN %E
REMOVED. THE CONTRACTOR IS RESPONSI%LE FOR PERFORMING ITS OWN SITE RECONNAISSANCE TO SCOPE ITS WORK AND TO CONFIRM WITH THE
OWNERS OF IMPROVEMENTS AND UTILITIES THE A%ILITY AND PROCESS FOR THE REMOVAL OR THEIR FACILITIES.
1.THIS DEMOLITION PLAN IS INTENDED TO GIVE GENERAL GUIDANCE TO THE CONTRACTOR, NOTHING MORE. THE GOAL OF THE DEMOLITION IS TO LEAVE THE
SITE IN A STATE SUITA%LE FOR THE CONSTRUCTION OF THE PROPOSED DEVELOPMENT. REMOVAL OR PRESERVATION OF IMPROVEMENTS, UTILITIES, ETC.
TO ACCOMPLISH THIS GOAL ARE THE RESPONSI%ILITY OF THE CONTRACTOR.
18.CONTRACTOR IS STRONGLY CAUTIONED TO REVIEW THE FOLLOWING REPORTS DESCRI%ING SITE CONDITIONS PRIOR TO %IDDING AND IMPLEMENTING THE
DEMOLITION PLAN:
18.1.ENVIRONMENTAL SITE ASSESSMENT PROVIDED %Y THE OWNER,
18.2.AS%ESTOS %UILDING INSPECTION REPORT(S) PROVIDED %Y THE OWNER,
18.3.GEOTECHNICAL REPORT PROVIDED %Y THE OWNER,
18.4.OTHER REPORTS THAT ARE APPLICA%LE AND AVAILA%LE.
1 .CONTRACTOR SHALL CONTACT THE OWNER TO VERIFY WHETHER ADDITIONAL REPORTS OR AMENDMENTS TO THE A%OVE CITED REPORTS HAVE %EEN
PREPARED AND TO O%TAINREVIEWAND COMPLY WITH THE RECOMMENDATION OF SUCH STUDIES PRIOR TO STARTING ANY WORK ON THE SITE.
20.CONTRACTOR SHALL COMPLY WITH ALL LOCAL, STATE, AND FEDERAL REGULATIONS REGARDING THE DEMOLITION OF O%JECTS ON THE SITE AND THE
DISPOSAL OF THE DEMOLISHED MATERIALS OFF-SITE. IT IS THE CONTRACTOR
S SOLE RESPONSI%ILITY TO REVIEW THE SITE, DETERMINE THE APPLICA%LE
REGULATIONS, RECEIVE THE RE4UIRED PERMITS AND AUTHORI=ATIONS, AND COMPLY.
21.KE DOES NOT REPRESENT THAT THE REPORTS AND SURVEYS REFERENCED A%OVE ARE ACCURATE, COMPLETE, OR COMPREHENSIVE SHOWING ALL ITEMS
THAT WILL NEED TO %E DEMOLISHED AND REMOVED.
22.SURFACE PAVEMENT INDICATED MAY OVERLAY OTHER HIDDEN STRUCTURES, SUCH AS ADDITIONAL LAYERS OF PAVEMENT, FOUNDATIONS OR WALLS,
THAT ARE ALSO TO %E REMOVED.
PAVING NOTES
1.THE CONTRACTOR SHALL %E RESPONSI%LE FOR THE COST OF OF PASSING FIELD DENSITY TESTS ON THE STA%ILI=ED SU%GRADE FOR SITE PAVING E4UAL TO
THE RATIO OF 1 PER 5,000 S4UARE FEET OF PAVEMENT (AND ALL FAILING DENSITY TESTS AND RE4UIRED MOISTURE DENSITY CURVES). ADDITIONAL FIELD
DENSITY TESTS MAY %E RE4UIRED FOR FOUNDATIONS. REFER TO STRUCTURAL PLANS AND SPECIFICATIONS FOR SUCH. IN ADDITION, THE CONTRACTOR
SHALL PROVIDE THE OWNER TEN (10) PASSING SITE PAVEMENT CORES FOR THE OWNERS USE IN THE OWNER
S TESTING FOR THICKNESS AND COMPRESSIVE
STRENGTH. CORE LOCATIONS SHALL %E DESIGNATED %Y THE OWNER. CONTRACTOR SHALL PATCH CORE HOLES AND FINISH WITH LIKE AND MATCHING
MATERIALS. CONTRACTOR SHALL %E RESPONSI%LE FOR ANY ADDITIONAL TESTING COSTS SHOULD THE A%OVE TESTS FAIL MINIMUM CRITERIA AS
ESTA%LISHED %Y NCTCOG. ANY NON-CONFORMING PAVING SHALL %E REPLACED OR RESOLVED IN ACCORDANCE WITH NCTCOG SPECIFICATIONS AND THESE
CONSTRUCTION PLANS.
2.ALL EARTHWORK AND SU%GRADE PREPARATION SHALL %E IN ACCORDANCE WITH THE GEOTECHNICAL INVESTIGATION AND REPORT FOR THIS PROJECT AND
THOSE RECOMMENDATIONS LISTED WITHIN THE REPORT. REFER TO THIS REPORT FOR ALL EARTHWORK AND RELATED ITEMS. REFER TO STRUCTURAL FOR
%UILDING PREP. THE REPORT REFERENCES AGENCYINDUSTRY STANDARDS. IN THE EVENT THAT THERE IS A 4UESTION OR DISPUTE %ETWEEN GOVERNING
SPECIFICATIONS, THE MOST STRINGENT SHALL APPLY SUCH THAT THE OWNER RECEIVES THE MOST ADVANTAGEOUS FINISHED PRODUCT.
3.THE CONTRACTOR IS SOLELY RESPONSI%LE FOR PERFORMING ALL CONSTRUCTION LAYOUTS FROM THE SITE LAYOUT CONTROL POINTS AND FROM THE
DIMENSIONS SHOWN. THE CONTRACTOR MUST NOTIFY THE ENGINEER OF ANY DISCREPANCIES IN ADVANCE AND ALLOW FOR THE ENGINEER
S RESPONSE
%EFORE PROCEEDING WITH THE WORK.
4.ALL PAVING DIMENSIONS ARE TO FACE OF CUR%, AND EDGE OF PAVEMENT UNLESS OTHERWISE NOTED.
5.IT SHALL %E THE RESPONSI%ILITY OF THE CONTRACTOR TO SUPPLY THE CITY AND THE ENGINEER WITH A CONCRETE MIX DESIGN AT THE PRE-CONSTRUCTION
MEETING FOR REVIEW AND APPROVAL. THE COST OF THIS DESIGN SHALL %E INCLUDED IN THE UNIT PRICE OF PAVEMENT MATERIAL.
6.THE CONTRACTOR SHALL PROTECT ANY EXISTING ANDOR PROPOSED UTILITIES, WHICH ARE IN THE PROPOSED SU%GRADE DURING THE SU%GRADE
STA%ILI=ATION PROCESS.
.CONTRACTOR SHALL ADJUST ALL UTILITIES (EXISTING AND PROPOSED) TO FINAL GRADE AT CONTRACTORS EXPENSE. ALL UTILITIES AND APPURTENANCES
SHALL %E EXTENDED UP TO FINAL GRADE. UTILITY CLEAN-OUTS, VALVES, MANHOLES, ETC. LOCATED WITHIN PAVED AREAS SHALL %E PAVED PER DETAIL. IN
NON-PAVED AREAS, SAID APPURTENANCES SHALL HAVE A 4 THICK CONCRETE PAD EXTENDING 12 %EYOND SAID APPURTENANCE (%LOCK OUT) POURED AT
FINAL GRADE FOR PROTECTION AGAINST DAMAGE FROM MOWING AND MAINTENANCE E4UIPMENT.
8.CONTRACTOR SHALL PLACE IRRIGATION, UTILITY CONDUITS, AND OTHER SLEEVES AS NECESSARY FOR CONSTRUCTION PRIOR TO ANY PAVING
CONSTRUCTION, PER THE IRRIGATION AND ARCHITECTURALMEP PLANS, OR AS DIRECTED %Y THE OWNER
S REPRESENTATIVE WITH THE CUR%S SCORED TO
IDENTIFY THE SLEEVE LOCATIONS.
.UNLESS OTHERWISE NOTED, SU%GRADE SHALL %E STA%ILI=ED TO 12 %EYOND THE %ACK OF CUR% OR EDGE OF PAVEMENT PER GEOTECH
RECOMMENDATIONS UNLESS STATED OTHERWISE. ALL CONCRETE STRENGTH AND REINFORCING STEEL SHALL %E PER PROJECT GEOTECHNICAL
RECOMMENDATIONS.
10.FIRE LANES, PARKING, AND ROADWAY STRIPING & MARKINGS SHALL CONFORM TO CITY STANDARDS.
11.SIDEWALKS WITHIN LANDSCAPE AREAS SHALL %E MINIMUM 4 THICK. LARGE EXPANSES OF CONCRETE FLATWORK (SUCH AS MAJOR PEDESTRIAN AREAS,
PLA=A AREAS %ETWEEN %UILDINGS OR OTHER STRUCTURES) SHALL %E TREATED LIKE VEHICULAR CONCRETE PAVEMENT AND RECEIVE SAME SU%GRADE
STA%ILI=ATION AS VEHICULAR PAVEMENT (6 DEEP MINIMUM AND IN ACCORDANCE WITH A LIME SERIES TEST) AND ALL JOINTS (CONTRACTION AND EXPANSION
JOINTS) SHALL %E SEALED WITH SELF LEVELING POLYURETHANE SEALANT.
12.ALL PAVEMENT WITHIN 5
OF PROPOSED %UILDING(S) SHALL ADHERE TO THE STRUCTURAL RECOMMENDATIONS AND OR ARCHITECTURAL RE4UIREMENTS.
REFER TO STRUCTURAL AND ARCHITECTURAL PLANS AND RELATED TECHNICAL SPECIFICATIONS. CIVIL PAVEMENT LIMITS %EGIN 5
OUTSIDE THE %UILDING. IN
THE EVENT OF OF A CONFLICT WITH THE STRUCTURAL AND OR ARCHITECTURAL WITHIN THIS AREA, THE STRUCTURAL ARCHITECT RE4UIREMENTS SHALL
GOVERN.
13.FOR CUR% INLETS SU%TRACT 0.5
(6 INCHES) FOR STANDARD THROAT RECESS AT INLETS PER STANDARD DETAILS. SURROUNDING PAVEMENT AND GUTTER
SHALL %E WARPED TO DRAIN FOR INLETS ON GRADE, FLUMES, AND SAG INLETS. INLETS ON GRADE SHALL %E SET IN PLACE TO MATCH THE CUR% GRADE LINE.
14.ALL REINFORCING STEEL AND DOWEL %ARS IN PAVEMENT SHALL %E SUPPORTED AND MAINTAINED AT THE CORRECT CLEARANCES %Y THE USE OF %AR
CHAIRS OR OTHER APPROVED SUPPORT.
15.CONNECTION OF THE PROPOSED SIDEWALK TO EXISTING PAVING, SIDEWALK, %UILDING, AND WHEELCHAIR RAMPS SHALL %E CONSIDERED SU%SIDIARY TO
THE COST OF THE CONSTRUCTION OF THE SIDEWALK. ALL JOINTS (EXPANSION, ISOLATION, CONTRACTION, & CONSTRUCTION) FOR CONCRETE PAVING AND
INCIDENTAL CRACKS SHALL %E SEALED AND INSTALLED IN ACCORDANCE WITH THE AMERICAN CONCRETE PAVEMENT ASSOCIATION (ACPA)
RECOMMENDATIONS. CONTRACTOR SHALL O%SERVE THE ARCHITECTURAL AND STRUCTURAL JOINTING LAYOUTS. IN THE EVENT OF A DISCREPANCY OR
CONFLICT FOR SITE PAVING, THE CONTRACTOR SHALL REFER TO ACPA PU%LICATION IS061.01P AND IS400.01P FOR THE JOINT SPECIFICATIONS AND THE
LAYOUT OF PAVEMENT JOINTS (NON-PAY ITEM).
16.THE CONTRACTOR SHALL USE CARE DURING SOIL STA%ILI=ATION AND COMPACTION ACTIVITIES SO AS NOT TO ADVERSELY AFFECT LANDSCAPE AREAS OR
UTILITY LINES WITH SOIL STA%ILI=ATION TREATMENTS. AFTER COMPACTION AND PRIOR TO PLACING GRASS, THE UPPER 8 INCHES (8) OF ALL LANDSCAPED
AREAS SHALL %E AERATED, TILLED, OR OTHERWISE PROCESSED SO AS TO PROMOTE HEALTHY ROOT GROWTH FOR TURF AND OTHER VEGETATION. THE
CONTRACTOR WILL %E RESPONSI%LE FOR ANY REPAIRS, UNDERCUTTING, REMOVAL, DISPOSAL, AND %ACKFILLING OF THESE AREAS IF STA%ILI=ATION IS
DISCOVERED (NON-PAY ITEM).
1.THE CONTRACTOR SHALL SU%MIT A JOINT SPACING PLAN FOR ENGINEER APPROVAL PRIOR TO CONSTRUCTION.
UTILITY NOTES
1.THE CONTRACTOR SHALL %E RESPONSI%LE FOR LOCATING ALL UTILITIES, WHETHER PRIVATE OR PU%LIC, PRIOR TO MO%ILI=ATION. CONTRACTOR SHALL
VISIT THE SITE AND MAKE ALL NECESSARY O%SERVATIONS AND INSPECTIONS TO FAMILIARI=E THEMSELVES WITH THE SITE AND THE SITE FACILITIES.
THE INFORMATION AND DATA SHOWN WITH RESPECT TO EXISTING UNDERGROUND FACILITIES AT OR CONTIGUOUS TO THE SITE IS APPROXIMATE AND
%ASED ON INFORMATION FURNISHED %Y THE OWNERS OF SUCH UNDERGROUND FACILITIES OR ON PHYSICAL APPURTENANCES O%SERVED IN THE
FIELD. THE OWNER AND ENGINEER SHALL NOT %E RESPONSI%LE FOR THE ACCURACY OR COMPLETENESS OF ANY SUCH INFORMATION OR DATA AND,
THE CONTRACTOR, SHALL HAVE FULL RESPONSI%ILITY FOR REVIEWING AND CHECKING ALL SUCH INFORMATION AND DATA, FOR LOCATING ALL
UNDERGROUND FACILITIES, FOR COORDINATION OF THE WORK WITH THE OWNERS OF SUCH UNDERGROUND FACILITIES DURING CONSTRUCTION, FOR
THE SAFETY AND PROTECTION THEREOF, AND REPAIRING ANY DAMAGE THERETO RESULTING FROM THE WORK. THE COST OF ALL WILL %E
CONSIDERED AS HAVING %EEN INCLUDED IN THE CONTRACT PRICE.
2.CONTRACTOR SHALL, IN %ASE %ID PROVIDE ALL NECESSARY FITTINGS AND APPURTENANCES RE4UIRED TO COMPLETE ALL CONNECTIONS, RESOLVE
UTILITY CONFLICTS AND OTHER INCIDENTAL UTILITY WORK SHOWN ON THE PLANS OR CONTAINED IN THE SPECIFICATIONS OR RE4UIRED %Y
GOVERNING AGENCIES TO INCLUDE, %UT NOT LIMITED TO TEMPORARY SERVICES: VALVES, %OXES, METERS, %ACKFLOW PREVENTORS, FIRE
DEPARTMENT CONNECTIONS, ETC. INCLUDING THE REPAIR OR REPLACEMENT OF ANY EXISTING IRRIGATION SYSTEM. CONTRACTOR SHALL
RAISELOWER OR ADJUST ALL EXISTING UTILITY MAINS IN CONFLICT WITH PROPOSED UTILITIES AS PART OF THE %ASE %ID FOR ALL KNOWN OR
UNKNOWN LINES.
3.THE CONTRACTOR SHALL NOTIFY ALL AFFECTED UTILITY COMPANIES OR AGENCIES IN WRITING AT LEAST 1 WEEK PRIOR TO %EGINNING CONSTRUCTION.
THE CONTRACTOR SHALL %E RESPONSI%LE FOR AND MAKE ARRANGEMENTS FOR ANY AND ALL TEMPORARY UTILITIES, PERMITS, AND AGREEMENTS.
4.THE CONTRACTOR SHALL PROTECT ALL UTILITIES DURING THE CONSTRUCTION OF THIS PROJECT. THE CONTRACTOR SHALL GIVE THE CITY, RESIDENTS
AND %USINESSES AFFECTED %Y ANY ANTICIPATED WATER OR SEWER SERVICE DISRUPTIONS AT LEAST FORTY-EIGHT (48) HOURS PRIOR NOTICE.
5.CONTRACTOR SHALL EXERCISE CAUTION AND MAINTAIN ADE4UATE CLEAR =ONE %ETWEEN THE CONTRACTOR
S E4UIPMENT AND ANY POWER LINES.
6.THE CONTRACTOR SHALL PROTECT ALL EXISTING POWER POLES, SIGNS, MANHOLES, TELEPHONES RISERS, WATER VALVES, UTILITIES, ETC. DURING ALL
CONSTRUCTION PHASES. CONTRACTOR WILL %E RESPONSI%LE TO REPLACE ANY DAMAGED ITEMS AND RESTORE ANY SERVICES THAT HAVE %EEN
DISTUR%ED. ALL MANHOLES, CLEAN-OUTS, WATER VALVES, FIRE HYDRANTS AND OTHER APPURTENANCES MUST %E ADJUSTED TO FINAL GRADE
%EFORE THE OWNER WILL ACCEPT THE WORK.
.THE CONTRACTOR SHALL SALVAGE ALL EXISTING CITY UTILITIES (INCLUDING SIGNS, VALVES, FIRE HYDRANTS, ETC.) IN ACCORDANCE WITH CITY
RE4UIREMENTS AND PROVIDE TO THE CITY.
8.ALL UTILITIES WITHIN 5
OF PROPOSED %UILDING(S) SHALL ADHERE TO THE MEP
S RECOMMENDATIONS AND OR RE4UIREMENTS. CONTRACTOR SHALL
PROVIDE STORM DRAIN CONNECTIONS FOR ALL ROOF DRAIN LINES. REFER TO MEP
S PLANS AND RELATED TECHNICAL SPECIFICATIONS. CIVIL UTILITIES
(WATER, SANITARY SEWER & STORM SEWER) LIMITS %EGIN 5
OUTSIDE THE %UILDING. IN THE EVENT OF OF A CONFLICT WITH THE MEP
S WITHIN THIS
AREA, THE MEP
S RE4UIREMENTS SHALL GOVERN.
.TESTING OF UTILITY TRENCH %ACKFILL COMPACTION SHALL %E AT 5
INTERVALS AND EACH LIFT
S %ACKFILL UNLESS OTHERWISE DEFINED IN THE
GEOTECHNICAL REPORT FOR THIS PROJECT. %ACKFILL SHALL %E PROCESSED SUCH THAT NO DIRT CLODS ARE IN EXCESS OF 4 DIAMETER. ALL
SANITARY SEWER LINES AND STORM SEWER LINES SHALL %E TV TESTED AT THE COMPLETION OF THE PROJECT (IN ADDITION TO MINIMUM CODE OR
OTHER RE4UIREMENTS) TO CHECK FOR DAMAGE CAUSED %Y OTHER TRADES, UTILITY CONFLICTS, TRENCH SETTLEMENT, ETC. THE COST OF SUCH
SHALL %E INCLUDED IN THE CONTRACTORS %ASE PRICE.
GENERAL
NOTES
RETAINING WALLS:
1.RETAINING WALLS SHOWN ARE FOR SITE GRADING PURPOSES ONLY, AND INCLUDE ONLY LOCATION AND SURFACE SPOT ELEVATIONS AT THE TOP AND
%OTTOM OF THE WALL.
2.RETAINING WALL TYPE OR SYSTEM SHALL %E SELECTED %Y THE OWNER.
3.RETAINING WALL DESIGN SHALL %E PROVIDED %Y OTHERS AND SHALL FIT IN THE WALL =ONE OR LOCATION SHOWN ON THESE PLANS. STRUCTURAL DESIGN
AND PERMITTING OF RETAINING WALLS, RAILINGS, AND OTHER WALL SAFETY DEVICES SHALL %E PERFORMED %Y A LICENSED ENGINEER AND ARE NOT PART
OF THIS PLAN SET.
4.RETAINING WALL DESIGN SHALL MEET THE INTENT OF THE GRADING PLAN AND SHALL ACCOUNT FOR ANY INFLUENCE ON ADJACENT %UILDING FOUNDATIONS,
UTILITIES, PROPERTY LINES AND OTHER CONSTRUCTA%ILITY NOTES.
5.RETAINING WALL ENGINEER SHALL CONSULT THESE PLANS AND THE GEOTECHNICAL REPORT FOR POTENTIAL CONFLICTS.
UTILITY PROVIDER INDEX
UTILITY PROVIDER CONTACT PHONE NUM%ER EMAIL ADDRESS
GAS COSERV JENNIFER ELLIOT 40-321-80 JELLIOT#COSERV.COM
ELECTRIC COSERV JENNIFER ELLIOT 40-321-80 JELLIOT#COSERV.COM
TELEPHONEFI%ER
19
Item 3.
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DOC. 200 - 5156
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DOC. 200 - 5156
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SHEET C2.1 SHEET C2.2 SHEET C2.3
SHEET C2.4 SHEET C2.5
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500-YEAR
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EFFECTIVE DATE APRIL 18, 2011.
PARTNERS, LTD.
DOC. 200 - 5156
O.P.R.D.C.T.
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AUSTIN LANDS,
LLC
803 W SOUTHLAKE %LVD, SUITE 100
SOUTHLAKE, TX 60 2
312-206-863
SHEET:
RE
V
:
DA
T
E
:
DE
S
C
R
I
P
T
I
O
N
:
LA
K
E
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AB
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KIRKMAN ENGINEERING, LLC
5200 STATE HIGHWAY 121
COLLEYVILLE, TX 6034
TEXAS FIRM NO. 1584
JOB NUMBER:
ISSUE DATE:
SR322002
03/13/2024
E N G I N E E R I N G
P R E L I M I N A R Y
F O R R E V I E W O N L Y
T H E S E D O C UME N T S A R E F O R
D E S I G N R E V I E W O N L Y A N D
N O T I N T E N D E D F O R T H E
PURPOSES OF CONSTRUCTION,
B I D D I N G O R P E R M I T . T H E Y
W E R E P R E P A R E D B Y , O R
UNDE R THE S UPE R VI S IO N OF :
P.E.# 138740
JEREMY B. NELSON
DATE: 03/13/2024
GRAPHIC SCALE
FEET0300150
SCALE: 1" = 150'
OVERALL
GRADING PLAN
LEGEND
NOTE TO CONTRACTOR
THE CONTRACTOR SHALL FIELD VERIFY THE LOCATION AND
DEPTH OF ALL EXISTING UTILITIES (WHETHER SHOWN ON PLANS
OR NOT) PRIOR TO COMMENCING CONSTRUCTION. IF FIELD
CONDITIONS DIFFER FROM LOCATIONS SHOWN ON THE PLANS,
THE CONTRACTOR SHALL CONTACT THE PROJECT ENGINEER
PRIOR TO PROCEEDING WITH CONSTRUCTION.
PROPOSED CONTOUR
EXISTING CONTOUR
GRADE %REAK
PROPOSED SWALE
PROPOSED FINISHED
GRADE
PROPOSED TOP OF
CUR%GUTTER
PROPOSED
TOP OF WALL
%OTTOM OF WALL
PROPOSED
TOP OF INLET
EXISTING SPOT GRADE
EXISTING TOP OF
CUR%GUTTER
PROPOSED FINISHED
FLOOR & PAD ELEVATION
PROPOSED DRAINAGE
FLOW ARROW
EXISTING DRAINAGE
FLOW ARROW
PROPERTY %OUNDARY
500
500
FG 00.00
TC 00.50
G 00.00
TW 00.00
%W 6 .00
TI 00.00
EX. 00.5
TC 00.5
G 00.0
RETAINING WALL NOTES:
1.RETAINING WALLS SHOWN ARE FOR SITE GRADING PURPOSES ONLY, AND
INCLUDE ONLY LOCATION AND SURFACE SPOT ELEVATIONS AT THE TOP AND
%OTTOM OF THE WALL.
2.RETAINING WALL TYPE OR SYSTEM SHALL %E SELECTED %Y THE OWNER.
3.RETAINING WALL DESIGN SHALL %E PROVIDED %Y OTHERS AND SHALL FIT IN
THE WALL =ONE OR LOCATION SHOWN ON THESE PLANS. STRUCTURAL DESIGN
AND PERMITTING OF RETAINING WALLS, RAILINGS, AND OTHER WALL SAFETY
DEVICES SHALL %E PERFORMED %Y A LICENSED ENGINEER AND ARE NOT PART
OF THIS PLAN SET.
4.RETAINING WALL DESIGN SHALL MEET THE INTENT OF THE GRADING PLAN AND
SHALL ACCOUNT FOR ANY INFLUENCE ON ADJACENT %UILDING FOUNDATIONS,
UTILITIES, PROPERTY LINES AND OTHER CONSTRUCTA%ILITY NOTES.
5.RETAINING WALL ENGINEER SHALL CONSULT THESE PLANS AND THE
GEOTECHNICAL REPORT FOR POTENTIAL CONFLICTS.
FFE XXX.XX
FP XXX.XX
GRADING NOTES:
1.GEOTECHNICAL REPORT: SITE PREPARATION, GRADING, FILL COMPACTION,
AND %UILDING PAD PREPARATION SHALL %E PERFORMED IN ACCORDANCE
WITH THE GEOTECHNICAL REPORT PREPARED FOR THIS PROJECT %Y
____GEOTECH COMPANY__, DATED _______________. IN THE EVENT OF A
CONFLICT %ETWEEN THE RECOMMENDATIONS IN THE GEOTECHNICAL REPORT
AND THE NOTES ON THE GRADING PLAN, THE GEOTECHNICAL REPORT SHALL
GOVERN.
2.TOPOGRAPHIC SURVEY: TOPOGRAPHIC SURVEY INFORMATION IS %ASED ON
THE TOPOGRAPHIC SURVEY PREPARED %Y %ARTON CHAPA SURVEYING, LLC,
DATED MAY 2023.
3.EXISTING CONDITIONS: PRIOR TO COMMENCING CONSTRUCTION, THE
CONTRACTOR SHALL %E RESPONSI%LE FOR VERIFYING THE EXISTING
CONDITIONS, INCLUDING GRADES AND DIMENSIONS. THE CONTRACTOR SHALL
NOTIFY THE PROJECT ENGINEER OF ANY DISCREPANCIES.
4.EROSION CONTROL: EROSION CONTROL DEVICES SHALL %E INSTALLED PRIOR
TO COMMENCING CLEARING, STRIPPING AND GRADING OPERATIONS. REFER TO
THE EROSION CONTROL PLAN FOR THE SE4UENCE OF EROSION CONTROL
DEVICES TO %E INSTALLED.
5.PROPOSED GRADES: THE PROPOSED ELEVATIONS AND CONTOURS SHOWN
ARE TO FINISHED GRADE. THE PROPOSED CONTOURS ARE APPROXIMATE. THE
PROPOSED SPOT ELEVATIONS AND GRADIENTS ARE TO %E USED IN THE EVENT
OF ANY DISCREPANCY WITH THE PROPOSED CONTOURS. MINOR ADJUSTMENT
TO FINISH GRADE TO ACCOMPLISH SPOT DRAINAGE IS ACCEPTA%LE.
6.ACCESSI%LE ROUTESPARKING: SIDEWALKS AND CROSSWALKS ALONG
ACCESSI%LE ROUTES SHALL %E IN ACCORDANCE WITH TAS AND ADA
STANDARDS WITH A MAXIMUM RUNNING SLOPE OF 5 AND A MAXIMUM CROSS
SLOPE OF 2. ACCESSI%LE PARKING SPACES SHALL HAVE A MAXIMUM SLOPE
OF 2 IN ALL DIRECTIONS.
.TESTING: TESTING SHALL %E PERFORMED %Y A 4UALIFIED TESTING
LA%ORATORY, EMPLOYED AND PAID DIRECTLY %Y THE OWNER. TESTING SHALL
%E PERFORMED AT A MINIMUM, IN ACCORDANCE WITH THE
RECOMMENDATIONS IN THE GEOTECHNICAL REPORT. IN THE EVENT THE
RESULTS OF THE INITIAL TESTING DO NOT COMPLY WITH THE PLANS AND
SPECIFICATIONS, SU%SE4UENT TESTS NECESSARY TO DETERMINE THE
ACCEPTA%ILITY OF CONSTRUCTION SHALL %E AT THE CONTRACTOR
S
EXPENSE.
8.MAXIMUM SITE SLOPES SHALL %E 4:1 UNLESS OTHERWISE NOTED.
.CONTRACTOR TO PROVIDE POSITIVE DRAINAGE AWAY FROM ALL %UILDINGS.
10.CONTRACTOR TO MAINTAIN EXISTING DRAINAGE PATTERNS DURING
CONSTRUCTION UNTIL SUCH TIME THAT THE PROPOSED DRAINAGE
INFRASTRUCTURE SHOWN IN THESE CONSTRUCTION PLANS IS INSTALLED AND
OPERATIONAL.
DRAINAGE NOTE
REFER TO DRAINAGE REPORT FOR LAKESIDE
ESTATES PREPARED %Y KCE ENGINEERING, LLC
DATED 03082024.
Existing and proposed ponds shall be analyzed using a
computational model for detention analysis. HEC-HMS is
recommended.
Lake Ray Roberts has a
flowage easement at
elevation 645.5 ft. Please
show on plans
20
Item 3.
1
5
25
0
5
6
5
6
8
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5
6
5
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6
0
6
5
6
8
5
6
5
0
5
2
5
3
0
1
5
FG 65.25
FG 65.1
FG 683.
FG 66 .00
FG 662.0
FG 685.62
FG 682.62
FG 665.0
FG 662.0
EX. 655.5
FG 662.25
FG 662.0
FG 6 5.51
FG 65.45
FG
6
6
0
.
4
6
FG 662.22
FG 65 .60
EX. 662.2
EX. 65 .
FG 68.45 FG 6 8.51
FG 665.0
FG
6
6
3
.
4
6
FG 651.4
FG 64.15
FG 654.4
6
5 68
0 68
5 6
0 6
5 0
0
FP 00.0-
(FUTURE)
FP 66.0-
(FUTURE)
FP 665.-
(FUTURE)
FP 680.0-
(FUTURE)
FP 6 8.0-
(FUTURE)
6
5
FG 662.4
FG
6
6
2
.
6
0
FG 685.62
FG 665.0
FG 665.0
FG 6 8.51
FG 68.45
FG
6
6
4
.
0
0
FG 662.4
FG 661.56
FG 661.42
FG 661.56 FG
6
6
2
.
2
5
FG 661.
FG 661.
FUTURE HIGH POINT
FUTURE HIGH POINT
FUTURE HIGH POINT
FUTURE HIGH POINT
FG
6
6
2
.
6
0
FUTURE HIGH POINT
FG 664.08
FG 661.08
FG 664.08
60
65
680
68
5
6 0
655
655
650
650
FG 64 .18
PERMANENT ROCK
CHECK DAM
D50 8 MIN.
PERMANENT ROCK
CHECK DAM
D50 8 MIN.
EX. 662.1
FG 661.50
FG 662.00
FG 663.0
66
0
665
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DHALIWAL PARTNERS, LTD.
DOC. 200 - 5156
O.P.R.D.C.T.
HILLSIDE DRIVE
LOT 10LOT 11
LOT 12
LOT LOT 6
TRACT 1
ROGER HENNEN & WIFE, CONNIE HENNEN
DOC. 2008-11301
O.P.R.D.C.T.
FLOODPLAIN LIMITS
CAU%LE ENTERPRISES
VOL. 6 4, PG. 5
D.R.D.C.T.
DHALIWAL PARTNERS, LTD.
DOC. 200 - 5156
O.P.R.D.C.T.
LOT 13X
%LOCK C
%LOCK A
%LOCK A
C2.1
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AUSTIN LANDS,
LLC
803 W SOUTHLAKE %LVD, SUITE 100
SOUTHLAKE, TX 60 2
312-206-863
SHEET:
RE
V
:
DA
T
E
:
DE
S
C
R
I
P
T
I
O
N
:
LA
K
E
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TR
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)
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KIRKMAN ENGINEERING, LLC
5200 STATE HIGHWAY 121
COLLEYVILLE, TX 6034
TEXAS FIRM NO. 1584
JOB NUMBER:
ISSUE DATE:
SR322002
03/13/2024
E N G I N E E R I N G
P R E L I M I N A R Y
F O R R E V I E W O N L Y
T H E S E D O C UME N T S A R E F O R
D E S I G N R E V I E W O N L Y A N D
N O T I N T E N D E D F O R T H E
PURPOSES OF CONSTRUCTION,
B I D D I N G O R P E R M I T . T H E Y
W E R E P R E P A R E D B Y , O R
UNDE R THE S UP ER VI S IO N OF :
P.E.# 138740
JEREMY B. NELSON
DATE: 03/13/2024
LOT GRADING
PLAN
LEGEND
NOTE TO CONTRACTOR
THE CONTRACTOR SHALL FIELD VERIFY THE LOCATION AND
DEPTH OF ALL EXISTING UTILITIES (WHETHER SHOWN ON PLANS
OR NOT) PRIOR TO COMMENCING CONSTRUCTION. IF FIELD
CONDITIONS DIFFER FROM LOCATIONS SHOWN ON THE PLANS,
THE CONTRACTOR SHALL CONTACT THE PROJECT ENGINEER
PRIOR TO PROCEEDING WITH CONSTRUCTION.
PROPOSED CONTOUR
EXISTING CONTOUR
GRADE %REAK
PROPOSED SWALE
PROPOSED FINISHED
GRADE
PROPOSED TOP OF
CUR%GUTTER
PROPOSED
TOP OF WALL
%OTTOM OF WALL
PROPOSED
TOP OF INLET
EXISTING SPOT GRADE
EXISTING TOP OF
CUR%GUTTER
PROPOSED FINISHED
FLOOR & PAD ELEVATION
PROPOSED DRAINAGE
FLOW ARROW
EXISTING DRAINAGE
FLOW ARROW
PROPERTY %OUNDARY
500
500
FG 00.00
TC 00.50
G 00.00
TW 00.00
%W 6 .00
TI 00.00
EX. 00.5
TC 00.5
G 00.0
FFE XXX.XX
FP XXX.XX
MA
T
C
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L
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S
H
E
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C2
.
2
MA
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C
H
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SH
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T
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.
6
GRAPHIC SCALE
FEET08040
SCALE: 1" = 40'
SITE BENCHMARKS
%M NO. 1 THE SITE %ENCHMARK IS A MAG NAIL FOUND IN
ASPHALT IN THE NORTH LINE OF McREYNOLDS
ROAD, %EING APPROXIMATELY 1,4 5 FEET EAST OF
THE INTERSECTION OF McREYNOLDS ROAD AND F.M.
455.
ELEVATION 685.64
(NAVD
83)
No proposed grading
in swales to support
conveying runoff
south to ditches
revise plat to show
dedicated easements for the
swales
21
Item 3.
30
1
5
25
0
0
1
0
2
0
25
2
5
2
5
3
0
25
30
2
4
24
6 5
FG 1.82
FG 20.63
FG 0.40
FG 15.23
FG 18.23
FG 6 .42
FG 12.66
FG 15.66
FG 10.40
FG 03. 6
FG 00. 6
FG 0.40
FG 04.82
FG 1 .05
FG 1.82
FG 10.40
FG 12.66
FG 15.66
EX. %W 1 .5
FG 15.8
FG 18. 2FG 15.14
FG 1.6
FG 11.22
%W 16.25
%W 1 .00
FG 1 .3
FG 22.3
CONNECT TO EXISTING RETAINING WALL
%EGIN PROP. RETAINING WALL
EXISTING RETAINING
WALL TO REMAIN
EXISTING STEPS
TO REMAIN
PROP. RETAINING WALL
(DESIGN%UILD %Y GC)
PROP. DRIVEWAY TO
SERVE EXISTING HOME
CONTRACTOR TO ADJUST
LIMITS OF EXISTING FENCE
AS NEEDED TO INSTALL
PROP. IMPROVEMENTS
ADJUST TO
MATCH FINAL
GRADE
%W 22.00
%W 18.
FG 14.4
4:1 MAX
4:1 MAX
%W 22.00
FG 0.82
FG 1 .3
FG 22.3
FG 14.62
FG 1.62 FG 21.5
FG 18.5
FG 6 .42
FG 01.20
FG 18.5
FG 15.5
FG 00.48
FG 6 .48
FG 6 4.64 FG 14.6
10
05
FP 15.0-
(FUTURE)
1
5
6
5
0
0
0
5
FP 6 0.0-
(FUTURE)FUTURE HIGH POINT
EXISTING FFE 32.0
0
5
1
0
0
0
1
5
2
0
FG
2
2
.
0
5
FG 20.82FG 21.5
FG 10.40
FG 18.23
FG 15.66
FG 03. 6
FG 10.40FG 0.82
FG 20.82
FG 15.66
FG 18.8
FG
1
8
.
1
FG 22.65
FG 14. 6
FG 22.3
FG 22.3
FG
2
2
.
0
5
FG 18.5
FG 00.48
FG 1.6
FUTURE HIGH POINT
FUTURE HIGH POINT
FP 0.0-
(FUTURE)
FG 20.82
FG 08.85
FG 05.85
FG 08.85
FG
2
2
.
5
FG
2
2
.
8
FG
2
2
.
5
FG 1 .5
FG 22.5
FG 1.5
FG 20.5
FG 11. 6
FG 14. 6
FP 23.0-
(FUTURE)
FUTURE HIGH POINT
FP 15.0-
(FUTURE)
FUTURE HIGH POINT
15
1
8
18
20 22
22
2
2
6 0
6 5
FG 1 .53
%W 26.50
TW 2.00
15
1
5
END PROP. RETAINING WALL
PERMANENT ROCK
CHECK DAM (TYP)
D50 8 MIN.
X X X X X X X X X X X X X X X X X X X X X
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DHALIWAL PARTNERS, LTD.
DOC. 200 - 5156
O.P.R.D.C.T.
HI
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HILLSIDE DRIVE
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AUSTIN LANDS,
LLC
803 W SOUTHLAKE %LVD, SUITE 100
SOUTHLAKE, TX 60 2
312-206-863
SHEET:
RE
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:
DA
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:
DE
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KIRKMAN ENGINEERING, LLC
5200 STATE HIGHWAY 121
COLLEYVILLE, TX 6034
TEXAS FIRM NO. 1584
JOB NUMBER:
ISSUE DATE:
SR322002
03/13/2024
E N G I N E E R I N G
P R E L I M I N A R Y
F O R R E V I E W O N L Y
T H E S E D O C UME N T S A R E F O R
D E S I G N R E V I E W O N L Y A N D
N O T I N T E N D E D F O R T H E
PURPOSES OF CONSTRUCTION,
B I D D I N G O R P E R M I T . T H E Y
W E R E P R E P A R E D B Y , O R
UNDE R THE S UP ER VI S IO N OF :
P.E.# 138740
JEREMY B. NELSON
DATE: 03/13/2024
LOT GRADING
PLAN
GRAPHIC SCALE
FEET08040
SCALE: 1" = 40'
MATCH LINE SHEET C2.5
MA
T
C
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1
MA
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3
LEGENDNOTE TO CONTRACTOR
THE CONTRACTOR SHALL FIELD VERIFY THE LOCATION AND
DEPTH OF ALL EXISTING UTILITIES (WHETHER SHOWN ON PLANS
OR NOT) PRIOR TO COMMENCING CONSTRUCTION. IF FIELD
CONDITIONS DIFFER FROM LOCATIONS SHOWN ON THE PLANS,
THE CONTRACTOR SHALL CONTACT THE PROJECT ENGINEER
PRIOR TO PROCEEDING WITH CONSTRUCTION.
PROPOSED CONTOUR
EXISTING CONTOUR
GRADE %REAK
PROPOSED SWALE
PROPOSED FINISHED
GRADE
PROPOSED TOP OF
CUR%GUTTER
EXISTING DRAINAGE
FLOW ARROW
500
500
FG 00.00
TC 00.50
G 00.00
SITE BENCHMARKS
%M NO. 1 THE SITE %ENCHMARK IS A MAG NAIL FOUND IN
ASPHALT IN THE NORTH LINE OF McREYNOLDS
ROAD, %EING APPROXIMATELY 1,4 5 FEET EAST OF
THE INTERSECTION OF McREYNOLDS ROAD AND F.M.
455.
ELEVATION 685.64
(NAVD
83)
PROPOSED
TOP OF WALL
%OTTOM OF WALL
PROPOSED
TOP OF INLET
EXISTING SPOT GRADE
EXISTING TOP OF
CUR%GUTTER
PROPOSED DRAINAGE
FLOW ARROW
PROPERTY %OUNDARY
TW 00.00
%W 6 .00
TI 00.00
EX. 00.5
TC 00.5
G 00.0
19
'
-
1
1
1
/
2
"
Wall will require
structural engineers
approval
Retaining walls are
difficult to see.
Revise line style or
for clarity
22
Item 3.
FG 666.8
FG 66 .58
FG 66 .10
FG 62.10
FG 680.48
FG 683.48
FG 686. 8
FG 68 . 8
FG 60.5
FG 66.5
FG 684.08
FG 681.08
FUTURE HIGH POINT
FG 666.5
FG 62.2
FG 65.2
FP 6 2.0-
(FUTURE)
65
60
6
0
FP 668.0-
(FUTURE)
FP 62.0-
(FUTURE)
6
5
FP 6.0-
(FUTURE)
FP 6 0.0-
6
8
5
6
0
6
5
6
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(FUTURE)
FUTURE HIGH POINT
FUTURE HIGH POINT
FUTURE HIGH POINT
FUTURE HIGH POINT
0
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FG 62.10
FG 683.48
FG 68 . 8
FG 66 .58
FG
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FG 684.08
FG 65.2
6
6
5
6
0
6
6
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65
5
66
0
PERMANENT ROCK
CHECK DAM (TYP)
D50 8 MIN.
PERMANENT ROCK
CHECK DAM (TYP)
D50 8 MIN.
X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X
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APPROXIMATE AREA WITHIN THE 100
YEAR FLOOD PLAIN FEDERAL INSURANCE
ADMINISTRATION RATE MAP FOR DENTON
COUNTY, TEXAS AND INCORPORATED
AREAS, MAP NO. 481210230G, EFFECTIVE
DATE APRIL 18, 2011.
=ONE AE
LOT 3
LOT 4
LOT 5
LOT 6
LOT
LOT 2
UNITED STATES OF AMERICA
LAKE RAY RO%ERTS
U.S.A. FEE TRACT 14
VOL. 5, PG. 2, U.S. COURT MINUTES
AS SHOWN ON CA%. X, SLIDE 5 , P.R.D.C.T.
SUN
R
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E
D
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500-YEAR
FLOODPLAIN LIMITS
100-YEAR
FLOODPLAIN LIMITS
=ONE
X-SHADED
=ONE X
%LOCK A
%LOCK %
C2.3
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AUSTIN LANDS,
LLC
803 W SOUTHLAKE %LVD, SUITE 100
SOUTHLAKE, TX 60 2
312-206-863
SHEET:
RE
V
:
DA
T
E
:
DE
S
C
R
I
P
T
I
O
N
:
LA
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KIRKMAN ENGINEERING, LLC
5200 STATE HIGHWAY 121
COLLEYVILLE, TX 6034
TEXAS FIRM NO. 1584
JOB NUMBER:
ISSUE DATE:
SR322002
03/13/2024
E N G I N E E R I N G
P R E L I M I N A R Y
F O R R E V I E W O N L Y
T H E S E D O C UME N T S A R E F O R
D E S I G N R E V I E W O N L Y A N D
N O T I N T E N D E D F O R T H E
PURPOSES OF CONSTRUCTION,
B I D D I N G O R P E R M I T . T H E Y
W E R E P R E P A R E D B Y , O R
UNDE R THE S UP ER VI S IO N OF :
P.E.# 138740
JEREMY B. NELSON
DATE: 03/13/2024
LOT GRADING
PLAN
GRAPHIC SCALE
FEET08040
SCALE: 1" = 40'
MATCH LINE SHEET C2.5
MA
T
C
H
L
I
N
E
S
H
E
E
T
C2
.
2
MA
T
C
H
L
I
N
E
S
H
E
E
T
C2
.
4
LEGEND
NOTE TO CONTRACTOR
THE CONTRACTOR SHALL FIELD VERIFY THE LOCATION AND
DEPTH OF ALL EXISTING UTILITIES (WHETHER SHOWN ON PLANS
OR NOT) PRIOR TO COMMENCING CONSTRUCTION. IF FIELD
CONDITIONS DIFFER FROM LOCATIONS SHOWN ON THE PLANS,
THE CONTRACTOR SHALL CONTACT THE PROJECT ENGINEER
PRIOR TO PROCEEDING WITH CONSTRUCTION.
PROPOSED CONTOUR
EXISTING CONTOUR
GRADE %REAK
PROPOSED SWALE
PROPOSED FINISHED
GRADE
PROPOSED TOP OF
CUR%GUTTER
PROPOSED
TOP OF WALL
%OTTOM OF WALL
PROPOSED
TOP OF INLET
EXISTING SPOT GRADE
EXISTING TOP OF
CUR%GUTTER
PROPOSED FINISHED
FLOOR & PAD ELEVATION
PROPOSED DRAINAGE
FLOW ARROW
EXISTING DRAINAGE
FLOW ARROW
PROPERTY %OUNDARY
500
FG 00.00
TC 00.50
G 00.00
TW 00.00
%W 6 .00
TI 00.00
EX. 00.5
TC 00.5
G 00.0
FFE XXX.XX
FP XXX.XX
SITE BENCHMARKS
%M NO. 1 THE SITE %ENCHMARK IS A MAG NAIL FOUND IN
ASPHALT IN THE NORTH LINE OF McREYNOLDS
ROAD, %EING APPROXIMATELY 1,4 5 FEET EAST OF
THE INTERSECTION OF McREYNOLDS ROAD AND F.M.
455.
ELEVATION 685.64
(NAVD
83)
500
If drainage swales will
create a point
discharge, approval
from USACE will be
needed to create
within the flowage
easement and
floodplain for Ray
Roberts
23
Item 3.
00
1
0
20
10
0
0
6
0
680
15
10
00
6
8
5
6 0
6 5
FG 04.38
FG 68 .54
FG 15. 5
FG 00.18
FG 03.18
FG 01.20
FG 04. 0
FG 01. 0
FG 03.12
FG 00.12
FG 6 8. 5
FG 04.00
FG 11.20
FG 05.66
FG 04.38
ADJUSTRELOCATE
TO MATCH
FINAL GRADE
ADJUSTRELOCATE
TO MATCH
FINAL GRADE
FG 68 .54
FG 6 8.50
FG 0.10
FG 04.64
FG 06.38
FG 6 1.54
FG 18. 5
FG
0
6
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3
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FG 03.16
FG 04. 0
FG 03.12
FG 01. 5
FG
0
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6
FG 6 1.54
FG 18. 5
FG 06.40
FG 0 .40
FG 0 .40
FG
2
2
.
5
FG
2
2
.
8
FG
2
2
.
5
FG 1 .5
FG 22.5
16
FG 1.5
FG 20.5
FG 02.44
FG 02.44
FG 6 .42
FG 01.00
FG 01.00
FP 16.0-
(FUTURE)
20
15
10
05
FP 23.0-
(FUTURE)
FUTURE HIGH POINT
FUTURE HIGH POINT
FP 15.0-
(FUTURE)
FUTURE HIGH POINT
FUTURE HIGH POINT
FP 20.0-
(FUTURE)
FP 10.0-
(FUTURE)
FP 10.0-
(FUTURE)
FUTURE HIGH POINT
05
10
03
6 8
6
5
6
5
05 10 10
2
2
15
11
1
2
13
14
6 5
00
END PROP. RETAINING WALL
%W 6 .2
TW 6 .
%W 6 4.3
TW 6 .80
%W 6 1.21
TW 6 .15
%W 6 0.2
TW 6 6.80
X
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TPED
TRANSFORMER
TELE
TRANSFORMER
ELEC
M
E
G
A
V
I
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W
D
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LOT 4
LOT 4
LOT 1
LOT 2
LOT 3
TRACT 2
ROGER HENNEN & WIFE, CONNIE HENNEN
DOC. 2008-11301
O.P.R.D.C.T.
CHINKO PLANTATIONS, LLC
DOC. 2020-10250
O.P.R.D.C.T.
HI
L
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%LOCK %
%LOCK %
C2.4
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3/
1
2
/
2
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2
4
AUSTIN LANDS,
LLC
803 W SOUTHLAKE %LVD, SUITE 100
SOUTHLAKE, TX 60 2
312-206-863
SHEET:
RE
V
:
DA
T
E
:
DE
S
C
R
I
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T
I
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N
:
LA
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,
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A
S
KIRKMAN ENGINEERING, LLC
5200 STATE HIGHWAY 121
COLLEYVILLE, TX 6034
TEXAS FIRM NO. 1584
JOB NUMBER:
ISSUE DATE:
SR322002
03/13/2024
E N G I N E E R I N G
P R E L I M I N A R Y
F O R R E V I E W O N L Y
T H E S E D O C UME N T S A R E F O R
D E S I G N R E V I E W O N L Y A N D
N O T I N T E N D E D F O R T H E
PURPOSES OF CONSTRUCTION,
B I D D I N G O R P E R M I T . T H E Y
W E R E P R E P A R E D B Y , O R
UNDE R THE S UP ER VI S IO N OF :
P.E.# 138740
JEREMY B. NELSON
DATE: 03/13/2024
LOT GRADING
PLANGRAPHIC SCALE
FEET08040
SCALE: 1" = 40'
MATCH LINE SHEET C2.6
MA
T
C
H
L
I
N
E
S
H
E
E
T
C2
.
5
LEGEND
NOTE TO CONTRACTOR
THE CONTRACTOR SHALL FIELD VERIFY THE LOCATION AND
DEPTH OF ALL EXISTING UTILITIES (WHETHER SHOWN ON PLANS
OR NOT) PRIOR TO COMMENCING CONSTRUCTION. IF FIELD
CONDITIONS DIFFER FROM LOCATIONS SHOWN ON THE PLANS,
THE CONTRACTOR SHALL CONTACT THE PROJECT ENGINEER
PRIOR TO PROCEEDING WITH CONSTRUCTION.
PROPOSED CONTOUR
EXISTING CONTOUR
GRADE %REAK
PROPOSED SWALE
PROPOSED FINISHED
GRADE
PROPOSED TOP OF
CUR%GUTTER
PROPOSED
TOP OF WALL
%OTTOM OF WALL
PROPOSED
TOP OF INLET
EXISTING SPOT GRADE
EXISTING TOP OF
CUR%GUTTER
PROPOSED FINISHED
FLOOR & PAD ELEVATION
PROPOSED DRAINAGE
FLOW ARROW
EXISTING DRAINAGE
FLOW ARROW
PROPERTY %OUNDARY
500
FG 00.00
TC 00.50
G 00.00
TW 00.00
%W 6 .00
TI 00.00
EX. 00.5
TC 00.5
G 00.0
FFE XXX.XX
FP XXX.XX
MATCH LINE SHEET C2.2
SITE BENCHMARKS
%M NO. 1 THE SITE %ENCHMARK IS A MAG NAIL FOUND IN
ASPHALT IN THE NORTH LINE OF McREYNOLDS
ROAD, %EING APPROXIMATELY 1,4 5 FEET EAST OF
THE INTERSECTION OF McREYNOLDS ROAD AND F.M.
455.
ELEVATION 685.64
(NAVD
83)
500
Please provide additional detail for proposed pond:
- Is it detention or retention?
- Pond Layout details (slope, side slopes, etc.)
- 1-ft freeboard for the 100-year storm event
- Provide calculations that proposed volume meets the
Modified Rational Method, with adjustment factors, required
volume (Vmax) outlined in DCSRR IV.1.4
- Outfall design and proposed discharge
- Elevation vs storage table
- Drainage easement is needed for proposed
pond
- Maintenance agreement is needed for pond
- maintenance access must be provided for
proposed detention area
DCSRR III.C.32
pond outfall plan is
unclear. it appears
this will direct
concentrated flow
onto the adjacent
property.
24
Item 3.
64
5
0
0
1
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0
6
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0
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64
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15
6
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68
015
1
0
0
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6
4
0
FG 685.38
FG 682.38
FG
6
6
.
1
4
FG
6
.
1
4
FG 00.16
FG 14. 0
FG 16.00
FP 6 5.0-
(FUTURE)
FP 6 2.0-
(FUTURE)
6 0
6 5
6
FP 6 2.0-
(FUTURE)
680
685
FP 00.0-
(FUTURE)
FUTURE HIGH POINT
FUTURE HIGH POINT
FUTURE HIGH POINT
FUTURE HIGH POINT
FG 00.16
FG
6
.
1
4
FG 685.38
FG
6
.
2
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6
.
8
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FG
6
8
5
.
3
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FG
6
.
2
1
0
0
60
0
80
16 16
0
0
X X X X
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LOT 2
LOT 3
LOT 1
LOT 3
LOT 1R, %LOCK A
SADAU ADDITION
DOC. 2013-10
P.R.D.C.T.
LOT 2R, %LOCK A
SADAU ADDITION
DOC. 2010-82
P.R.D.C.T.
UNITED STATES OF AMERICA
LAKE RAY RO%ERTS
U.S.A. FEE TRACT 14
VOL. 5, PG. 2, U.S. COURT MINUTES
AS SHOWN ON CA%. X, SLIDE 5 , P.R.D.C.T.
500-YEAR
FLOODPLAIN LIMITS
100-YEAR
FLOODPLAIN LIMITS
=ONE AE
=ONE
X-SHADED=ONE X
%LOCK A
%LOCK %
C2.5
FI
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PL
O
T
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D
D
A
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:
3/
1
2
/
2
0
2
4
AUSTIN LANDS,
LLC
803 W SOUTHLAKE %LVD, SUITE 100
SOUTHLAKE, TX 60 2
312-206-863
SHEET:
RE
V
:
DA
T
E
:
DE
S
C
R
I
P
T
I
O
N
:
LA
K
E
S
I
D
E
E
S
T
A
T
E
S
TR
A
C
T
S
1
&
2
(6
8
.
0
A
C
.
)
C.
M
A
N
C
H
A
C
A
S
U
R
V
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Y
AB
S
.
N
O
.
7
9
0
CI
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Y
O
F
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A
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G
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J
DE
N
T
O
N
C
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U
N
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Y
,
T
E
X
A
S
KIRKMAN ENGINEERING, LLC
5200 STATE HIGHWAY 121
COLLEYVILLE, TX 6034
TEXAS FIRM NO. 1584
JOB NUMBER:
ISSUE DATE:
SR322002
03/13/2024
E N G I N E E R I N G
P R E L I M I N A R Y
F O R R E V I E W O N L Y
T H E S E D O C UME N T S A R E F O R
D E S I G N R E V I E W O N L Y A N D
N O T I N T E N D E D F O R T H E
PURPOSES OF CONSTRUCTION,
B I D D I N G O R P E R M I T . T H E Y
W E R E P R E P A R E D B Y , O R
UNDE R THE S UP ER VI S IO N OF :
P.E.# 138740
JEREMY B. NELSON
DATE: 03/13/2024
LOT GRADING
PLANGRAPHIC SCALE
FEET08040
SCALE: 1" = 40'
LEGEND
NOTE TO CONTRACTOR
THE CONTRACTOR SHALL FIELD VERIFY THE LOCATION AND
DEPTH OF ALL EXISTING UTILITIES (WHETHER SHOWN ON PLANS
OR NOT) PRIOR TO COMMENCING CONSTRUCTION. IF FIELD
CONDITIONS DIFFER FROM LOCATIONS SHOWN ON THE PLANS,
THE CONTRACTOR SHALL CONTACT THE PROJECT ENGINEER
PRIOR TO PROCEEDING WITH CONSTRUCTION.
PROPOSED CONTOUR
EXISTING CONTOUR
GRADE %REAK
PROPOSED SWALE
PROPOSED FINISHED
GRADE
PROPOSED TOP OF
CUR%GUTTER
PROPOSED
TOP OF WALL
%OTTOM OF WALL
PROPOSED
TOP OF INLET
EXISTING SPOT GRADE
EXISTING TOP OF
CUR%GUTTER
PROPOSED FINISHED
FLOOR & PAD ELEVATION
PROPOSED DRAINAGE
FLOW ARROW
EXISTING DRAINAGE
FLOW ARROW
PROPERTY %OUNDARY
500
FG 00.00
TC 00.50
G 00.00
TW 00.00
%W 6 .00
TI 00.00
EX. 00.5
TC 00.5
G 00.0
FFE XXX.XX
FP XXX.XX
SITE BENCHMARKS
%M NO. 1 THE SITE %ENCHMARK IS A MAG NAIL FOUND IN
ASPHALT IN THE NORTH LINE OF McREYNOLDS
ROAD, %EING APPROXIMATELY 1,4 5 FEET EAST OF
THE INTERSECTION OF McREYNOLDS ROAD AND F.M.
455.
ELEVATION 685.64
(NAVD
83)
MATCH LINE SHEET C2.3
MA
T
C
H
L
I
N
E
S
H
E
E
T
C2
.
4
500
Planned swale?
25
Item 3.
6 0
680606
0
66
5
665
EXISTING 24
STORM (4)
EX. FL 661.
EXISTING 24
STORM (4)
EX. FL 662.5
ADJUST TO
MATCH FINAL
GRADE
ADJUST TO
MATCH FINAL
GRADE
ADJUSTRELOCATE
TO MATCH
FINAL GRADE
FG 681.25
FG 681.25
FG 65.24
FG 65.24
FG 60.52
FG 60.52
FG 666.
FG 666. 1
%WFL 663.48
FG
6
6
6
.
8
FG
6
6
6
.
8
FG 683.25
FG 683.25
FG 6.24
FG 6.24
FG 62.52
FG 62.52
FG 668.81
FG 668.81
685
6 0
65
680
60
6
0
668
6
6
8
TW 666. 8
TW 668.2
PROP. RETAINING WALL
(DESIGN%UILD %Y GC)
END PROP. RETAINING WALL
%EGIN PROP. RETAINING WALL
%W 66.
TW 66 .0
%W 668.5
%EGIN PROP. RETAINING WALL
%W 68.0
TW 6 .20
%W 6 0.2
%W 682.01
TW 684.23
TW 666. 8
%WFL 663.2
%W 668.10
TW 668.60
%EGIN PROP. RETAINING WALL
END PROP. RETAINING WALL
PERMANENT ROCK
CHECK DAM (TYP)
D50 8 MIN.
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ICV
ICV
TRANSFORMER
ICV
ICVICVICV
ELEC. %OX
TRANSFORMER
ME
G
A
V
I
E
W
D
R
I
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E
65
6
8
0
685
FG 681. 0
FG 61. 0
FG 683.14
FG 683.05
FG 61. 0
FG 683.4
FG 63.85
FG
6
8
5
.
0
5
FG
6
8
5
.
1
4
FG 63.85
65
680
685
%EGIN PROP. RETAINING WALL
%W 62.4
TW 62.
X
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ICV
ICV
ICV
ICV
ELEC METER
FO
EX OHE EX OHE EX OHE EX OHE EX OHE EX OHE
EX
O
H
E
PP
PP
TPED
ELEC %OX
ELEC %OX
EXISTING12 STORM
DRAIN (CMP)
FL 685.8
EXISTING12 STORM
DRAIN (CMP)
FL 685.3
EXISTING12 STORM
DRAIN (CMP)
FL 684.3
EXISTING12 STORM
DRAIN (CMP)
FL 682.
EXISTING ROCK
COLUMNS AND
ENTRANCE GATE
MCREYNOLDS ROAD
(VARIABLE WIDTH ROW AS SHOWN ON
CAB. X, SLIDE 959, P.R.D.C.T.)
ME
G
A
V
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D
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EX. 645.0
EX. 645.0
EX. 646.
FG 64.15
FG 643.50
645
EX. 645.4
EX. 643.0
644
XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX
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LOT 13X
DHALIWAL PARTNERS, LTD.
DOC. 200 - 5156
O.P.R.D.C.T.
500-YEAR
FLOODPLAIN LIMITS
100-YEAR
FLOODPLAIN LIMITS
=ONE AE
APPROXIMATE AREA WITHIN THE 100
YEAR FLOOD PLAIN FEDERAL INSURANCE
ADMINISTRATION RATE MAP FOR DENTON
COUNTY, TEXAS AND INCORPORATED
AREAS, MAP NO. 481210230G, EFFECTIVE
DATE APRIL 18, 2011.
CAU%LE ENTERPRISES
VOL. 6 4, PG. 5
D.R.D.C.T.
=ONE
X-SHADED
=ONE X
C2.6
FI
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O
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D
D
A
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:
3/
1
2
/
2
0
2
4
AUSTIN LANDS,
LLC
803 W SOUTHLAKE %LVD, SUITE 100
SOUTHLAKE, TX 60 2
312-206-863
SHEET:
RE
V
:
DA
T
E
:
DE
S
C
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I
P
T
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N
:
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1
&
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(6
8
.
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7
9
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,
T
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X
A
S
KIRKMAN ENGINEERING, LLC
5200 STATE HIGHWAY 121
COLLEYVILLE, TX 6034
TEXAS FIRM NO. 1584
JOB NUMBER:
ISSUE DATE:
SR322002
03/13/2024
E N G I N E E R I N G
P R E L I M I N A R Y
F O R R E V I E W O N L Y
T H E S E D O C UME N T S A R E F O R
D E S I G N R E V I E W O N L Y A N D
N O T I N T E N D E D F O R T H E
PURPOSES OF CONSTRUCTION,
B I D D I N G O R P E R M I T . T H E Y
W E R E P R E P A R E D B Y , O R
UNDE R THE S UP ER VI S IO N OF :
P.E.# 138740
JEREMY B. NELSON
DATE: 03/13/2024
LOT GRADING
PLANGRAPHIC SCALE
FEET08040
SCALE: 1" = 40'
LEGEND
NOTE TO CONTRACTOR
THE CONTRACTOR SHALL FIELD VERIFY THE LOCATION AND
DEPTH OF ALL EXISTING UTILITIES (WHETHER SHOWN ON PLANS
OR NOT) PRIOR TO COMMENCING CONSTRUCTION. IF FIELD
CONDITIONS DIFFER FROM LOCATIONS SHOWN ON THE PLANS,
THE CONTRACTOR SHALL CONTACT THE PROJECT ENGINEER
PRIOR TO PROCEEDING WITH CONSTRUCTION.
PROPOSED CONTOUR
EXISTING CONTOUR
GRADE %REAK
PROPOSED SWALE
PROPOSED FINISHED
GRADE
PROPOSED TOP OF
CUR%GUTTER
PROPOSED
TOP OF WALL
%OTTOM OF WALL
PROPOSED
TOP OF INLET
EXISTING SPOT GRADE
EXISTING TOP OF
CUR%GUTTER
PROPOSED FINISHED
FLOOR & PAD ELEVATION
PROPOSED DRAINAGE
FLOW ARROW
EXISTING DRAINAGE
FLOW ARROW
PROPERTY %OUNDARY
500
FG 00.00
TC 00.50
G 00.00
TW 00.00
%W 6 .00
TI 00.00
EX. 00.5
TC 00.5
G 00.0
FFE XXX.XX
FP XXX.XX
SITE BENCHMARKS
%M NO. 1 THE SITE %ENCHMARK IS A MAG NAIL FOUND IN
ASPHALT IN THE NORTH LINE OF McREYNOLDS
ROAD, %EING APPROXIMATELY 1,4 5 FEET EAST OF
THE INTERSECTION OF McREYNOLDS ROAD AND F.M.
455.
ELEVATION 685.64
(NAVD
83)
MA
T
C
H
L
I
N
E
SH
E
E
T
C2
.
1
MATCH LINE THIS SHEET
MATCH LINE THIS SHEET
500
The proposed increase in runoff will impact
private property. This is not allowed (DCSRR
IV.B). Please provide mitigation to reduce flows
back to or less than existing or revise drainage
to prevent increases onto private property.
26
Item 3.
C3.0
HORIZ: 1" = 40'
VERT: 1" = 4'
FI
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N
A
M
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:
C
8
.
0
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&
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0
0
1
SITE BENCHMARKS
%M NO. 1 THE SITE %ENCHMARK IS A MAG NAIL FOUND IN
ASPHALT IN THE NORTH LINE OF McREYNOLDS
ROAD, %EING APPROXIMATELY 1,4 5 FEET EAST OF
THE INTERSECTION OF McREYNOLDS ROAD AND F.M.
455.
ELEVATION 685.64
(NAVD
83)
AUSTIN LANDS,
LLC
803 W SOUTHLAKE %LVD, SUITE 100
SOUTHLAKE, TX 60 2
312-206-863
SHEET:
RE
V
:
DA
T
E
:
DE
S
C
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I
P
T
I
O
N
:
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.
7
9
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J
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C
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U
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,
T
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X
A
S
KIRKMAN ENGINEERING, LLC
5200 STATE HIGHWAY 121
COLLEYVILLE, TX 6034
TEXAS FIRM NO. 1584
JOB NUMBER:
ISSUE DATE:
SR322002
03/13/2024
E N G I N E E R I N G
P R E L I M I N A R Y
F O R R E V I E W O N L Y
T H E S E D O C UME N T S A R E F O R
D E S I G N R E V I E W O N L Y A N D
N O T I N T E N D E D F O R T H E
PURPOSES OF CONSTRUCTION,
B I D D I N G O R P E R M I T . T H E Y
W E R E P R E P A R E D B Y , O R
UNDE R THE S UP ER VI S IO N OF :
P.E.# 138740
JEREMY B. NELSON
DATE: 03/13/2024
PROFILE SCALE
GRAPHIC SCALE
FEET08040
SCALE: 1" = 40'
MEGAVIEW DRIVE
PLAN & PROFILE
STA 1+00 TO 10+00
NOTE TO CONTRACTOR
THE CONTRACTOR SHALL FIELD VERIFY THE LOCATION AND
DEPTH OF ALL EXISTING UTILITIES (WHETHER SHOWN ON PLANS
OR NOT) PRIOR TO COMMENCING CONSTRUCTION. IF FIELD
CONDITIONS DIFFER FROM LOCATIONS SHOWN ON THE PLANS,
THE CONTRACTOR SHALL CONTACT THE PROJECT ENGINEER
PRIOR TO PROCEEDING WITH CONSTRUCTION.
PAVING NOTES
1.PAVING RECOMMENDATIONS ARE MADE %Y XXX REPORT
No. XXX DATED XXX 2022.
2.CONTRACTOR SHALL O%TAIN A COPY OF SAID
GEOTECHNICAL ENGINEERING REPORT AND FAMILIARI=E
THEMSELVES PRIOR TO %IDDING AND CONSTRUCTING THE
IMPROVEMENTS OF THE PROJECT.
3.ALL PROPOSED PU%LIC PAVEMENT TO %E PER THE CITY OF
SANGER STANDARDS & SPECIFICATIONS.
4.REFER TO SHEET C6.0 FOR PAVING DETAILS.
LEGEND
PROPOSED REINF.CONCRETE
EXISTING ASPHALT
PAVEMENT
PROPERTY %OUNDARY
HIGHPOINT
LOWPOINT
DRAINAGE FLOW DIRECTION
HP
LP
MA
T
C
H
L
I
N
E
S
T
A
1
0
+
0
0
S
H
E
E
T
C3
.
1
MEGAVIEW DRIVE >STA 100 - STA 1000@
655
660
665
60
65
680
685
6 0
655
660
665
60
65
680
685
6 0
100 200 300 400 500 600 00 800 00 1000 1050
260.00
VC
K 3.366
AD 6. 6
PVI ELEV 665.01
PVI STA 686.14
LOW POINT STA 64.44
LOW POINT ELEV 66.26
P
V
C
S
T
A
5
5
6
.
1
4
T
P
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V
6
6
.
1
3
P
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T
S
T
A
8
1
6
.
1
4
T
P
E
L
E
V
6
6
.
4
60.00
VC
K 2.033
AD 2.22
PVI ELEV 65.00
PVI STA 4 .44
LOW POINT STA 1 .44
LOW POINT ELEV 63.86
P
V
C
S
T
A
1
.
4
4
T
P
E
L
E
V
6
3
.
8
6
P
V
T
S
T
A
.
4
4
T
P
E
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V
6
6
.
8
0
T
P
6
8
4
.
0
8
T
P
6
8
2
.
2
8
T
P
6
8
0
.
4
T
P
6
8
.
3
8
T
P
6
6
.
3
0
T
P
6
4
.
2
1
T
P
6
2
.
4
T
P
6
0
.
1
T
P
6
6
.
3
2
T
P
6
6
8
.
0
0
T
P
6
6
.
3
4
T
P
6
6
.
3
5
T
P
6
6
8
.
0
2
T
P
6
6
.
3
T
P
6
1
.
2
3
T
P
6
5
.
1
T
P
6
8
.
0
4
T
P
6
8
1
.
0
5
PROPOSED TP
# CL ROADWAY
EXISTING GROUND
# ROW LT
EXISTING GROUND
# ROW RT
EXISTING GROUND
# CL ROADWAY
P
I
S
T
A
1
0
0
.
0
0
T
P
L
T
6
8
5
.
3
5
P
I
S
T
A
1
0
0
.
1
4
T
P
R
T
6
8
5
.
5
S
T
A
1
0
0
.
0
0
a
M
E
G
A
V
I
E
W
D
R
I
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E
%
E
G
I
N
C
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N
C
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T
E
P
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M
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4
0
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2
8
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P
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&
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6
8
4
.
1
6
%
E
G
I
N
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Y
P
I
C
A
L
S
E
C
T
I
O
N
STA 63.45
EX. (4) 24 CMP STORM
CROSSING
FL 663.00
EP LT
# -2. 5
EP RT
# -3. 6
-2.4
3.
6.01
-3.6
2
-4.
1
-3.1
2
.
5
P
V
I
S
T
A
2
4
.
8
T
P
6
8
0
.
4
P
V
I
S
T
A
1
4
0
.
2
8
T
P
6
8
4
.
4
4
P
V
I
S
T
A
4
1
3
.
6
8
T
P
6
3
.
6
4
100 200 300 400 500 600 00 800 00 1000
LOT 1, %LOCK A
S%RC ADDITION
DOC. 201 -2,
P.R.D.C.T.
TRACT 2
ROGER HENNEN & WIFE, CONNIE HENNEN
DOC. 2008-11301
O.P.R.D.C.T.
S%RC PROPERTIES, LLC
DOC. 2014- 1283
O.P.R.D.C.T.NICHOLAS DEMORE & CATHARINE DEMORE
DOC. 2016-16111
O.P.R.D.C.T.
CHINKO PLANTATIONS, LLC
DOC. 2020-10250
MEGAVIEW DRIVE
STA 100.00 a MEGAVIEW DRIVE
CONNECT TO EXISTING PAVEMENT
28
.
0
EP
-
E
P
14
.
0
14
.
0
60
.
0
R.
O
.
W
.
LP
MCREYNOLDS ROAD
(VARIABLE WIDTH ROW AS SHOWN
ON CAB. X, SLIDE 959, P.R.D.C.T.)
STA 128.
EP 685.18
STA 128.
EP 685.04
PI STA 100.14
TP 685.5
STA 140.28 a MEGAVIEW DRIVE
%EGIN TYPICAL SECTION
TP # CL 684.44
FL 24 CPVC 661.0
FL 24 CPVC 661.0
FL 24 CPVC 661.0
FL 24 CPVC 661. 0
FL 24 CPVC 662.50
FL 24 CPVC 662.60
FL 24 CPVC 662.50
FL 24 CPVC 662.60
PROP. DITCH CENTERLINE
(TYP.)
PI STA 100.00
TP 685.35
CONTRACTOR TO FIELD VERIFY EXISTING
GRADES AT CONNECTION TO MCREYNOLDS
ROAD PRIOR TO CONSTRUCTION AND
CONTACT ENGINEER AS RE4UIRED
ELECTRIC LINE EASEMENT
AND RIGHT-OF-WAY,
DOC. 2010-2661, O.P.R.D.C.T.
EX. EP 684.
EX. EP 686.18
ROGER HENNEN & WIFE, CONNIE HENNEN
STA 64.44 a MEGAVIEW DRIVE
TP 66.26
100-year HGL shall be shown on all road profiles
DCSRR IV.B
Does not meet
minimum curve
length
show profiles roadside ditches
(TYP)
27
Item 3.
PROFILE SCALE
GRAPHIC SCALE
FEET08040
SCALE: 1" = 40'
C3.1
HORIZ: 1" = 40'
VERT: 1" = 4'
FI
L
E
N
A
M
E
:
C
8
.
0
P
A
V
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G
P
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A
N
&
P
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_
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2
2
0
0
1
.
d
w
g
FU
L
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:
K
:
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2
2
0
0
1
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l
s
b
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D
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w
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g
s
\
0
2
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R
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0
3
-
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&
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s
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:
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P
A
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N
&
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E
_
C
R
J
2
2
0
0
1
SITE BENCHMARKS
%M NO. 1 THE SITE %ENCHMARK IS A MAG NAIL FOUND IN
ASPHALT IN THE NORTH LINE OF McREYNOLDS
ROAD, %EING APPROXIMATELY 1,4 5 FEET EAST OF
THE INTERSECTION OF McREYNOLDS ROAD AND F.M.
455.
ELEVATION 685.64
(NAVD
83)
AUSTIN LANDS,
LLC
803 W SOUTHLAKE %LVD, SUITE 100
SOUTHLAKE, TX 60 2
312-206-863
SHEET:
RE
V
:
DA
T
E
:
DE
S
C
R
I
P
T
I
O
N
:
LA
K
E
S
I
D
E
E
S
T
A
T
E
S
TR
A
C
T
S
1
&
2
(6
8
.
0
A
C
.
)
C.
M
A
N
C
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A
C
A
S
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AB
S
.
N
O
.
7
9
0
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T
Y
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F
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A
N
G
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R
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T
J
DE
N
T
O
N
C
O
U
N
T
Y
,
T
E
X
A
S
KIRKMAN ENGINEERING, LLC
5200 STATE HIGHWAY 121
COLLEYVILLE, TX 6034
TEXAS FIRM NO. 1584
JOB NUMBER:
ISSUE DATE:
SR322002
03/13/2024
E N G I N E E R I N G
P R E L I M I N A R Y
F O R R E V I E W O N L Y
T H E S E D O C UME N T S A R E F O R
D E S I G N R E V I E W O N L Y A N D
N O T I N T E N D E D F O R T H E
PURPOSES OF CONSTRUCTION,
B I D D I N G O R P E R M I T . T H E Y
W E R E P R E P A R E D B Y , O R
UNDE R THE S UP ER VI S IO N OF :
P.E.# 138740
JEREMY B. NELSON
DATE: 03/13/2024
MEGAVIEW DRIVE
PLAN & PROFILE
STA 8+50 TO 16+50
MA
T
C
H
L
I
N
E
S
T
A
1
0
+
0
0
S
H
E
E
T
C3
.
0
MA
T
C
H
L
I
N
E
S
T
A
1
6
+
0
0
S
H
E
E
T
C3
.
2
PROFILE SCALE
MEGAVIEW DRIVE >STA 850 - STA 1650@
665
60
65
680
685
6 0
6 5
00
05
10
665
60
65
680
685
6 0
6 5
00
05
10
00 1000 1100 1200 1300 1400 1500 1600 1650
T
P
6
1
.
2
3
T
P
6
3
.
1
3
T
P
6
5
.
1
T
P
6
8
.
0
4
T
P
6
8
1
.
0
5
T
P
6
8
4
.
0
5
T
P
6
8
.
0
3
T
P
6
8
.
2
8
T
P
6
0
.
0
T
P
6
2
.
0
5
T
P
6
3
.
4
0
T
P
6
4
.
8
3
T
P
6
6
.
8
0
T
P
0
2
.
2
0
T
P
0
5
.
0
2
T
P
0
.
8
4
PROPOSED TP
# CL ROADWAY
EXISTING GROUND
# CL ROADWAY
EXISTING GROUND
# ROW LT
EXISTING GROUND
# ROW RT
2.0
3.
6.01
5.64
80.00
VC
K 24.156
AD -3.31
PVI ELEV 688.
PVI STA 118.48
HIGH POINT STA 1218.48
HIGH POINT ELEV 68 .85
P
V
C
S
T
A
1
1
3
8
.
4
8
T
P
E
L
E
V
6
8
6
.
3
6
P
V
T
S
T
A
1
2
1
8
.
4
8
T
P
E
L
E
V
6
8
.
8
5
60.00
VC
K 2.033
AD 2.22
PVI ELEV 65.00
PVI STA 4 .44
LOW POINT STA 1 .44
LOW POINT ELEV 63.86
P
V
C
S
T
A
1
.
4
4
T
P
E
L
E
V
6
3
.
8
6
P
V
T
S
T
A
.
4
4
T
P
E
L
E
V
6
6
.
8
0
80.00
VC
K 24.156
AD -3.31
PVI ELEV 688.
PVI STA 118.48
HIGH POINT STA 1218.48
HIGH POINT ELEV 68 .85
P
V
C
S
T
A
1
1
3
8
.
4
8
T
P
E
L
E
V
6
8
6
.
3
6
P
V
T
S
T
A
1
2
1
8
.
4
8
T
P
E
L
E
V
6
8
.
8
5
120.00
VC
K 40.803
AD 2. 4
PVI ELEV 6 5.68
PVI STA 1434.54
LOW POINT STA 134.54
LOW POINT ELEV 6 4.06
P
V
C
S
T
A
1
3
4
.
5
4
T
P
E
L
E
V
6
4
.
0
6
P
V
T
S
T
A
1
4
4
.
5
4
T
P
E
L
E
V
6
.
0
800 00 1000 1100 1200 1300 1400 1500 1600
CHINKO PLANTATIONS, LLC
DOC. 2020-10250
O.P.R.D.C.T.
MEGAVIEW DRIVE
PC STA 113.26 a MEGAVIEW DRIVE
28
.
0
EP
-
E
P
14
.
0
14
.
0
28
.
0
EP
-
E
P
14
.
0
14
.
0
MEGAVIEW DRIVE
ELECTRIC LINE EASEMENT
AND RIGHT-OF-WAY,
DOC. 2010-2661, O.P.R.D.C.T.
PROP. 10
DRAINAGE
& UTILITY EASEMENT
NICHOLAS DEMORE & CATHARINE DEMORE
DOC. 2016-16111
O.P.R.D.C.T.
TRACT 2
ROGER HENNEN & WIFE, CONNIE HENNEN
DOC. 2008-11301
O.P.R.D.C.T.
CHINKO PLANTATIONS, LLC
DOC. 2020-10250
O.P.R.D.C.T.
TRACT 2
ROGER HENNEN & WIFE, CONNIE HENNEN
DOC. 2008-11301
O.P.R.D.C.T.
60
.
0
R.
O
.
W
.
60
.
0
R.
O
.
W
.
Does not meet
minimum curve
length
28
Item 3.
PROFILE SCALE
GRAPHIC SCALE
FEET08040
SCALE: 1" = 40'
MEGAVIEW DRIVE
PLAN & PROFILE
STA 14+50 TO 22+00
C3.2
HORIZ: 1" = 40'
VERT: 1" = 4'
FI
L
E
N
A
M
E
:
C
8
.
0
P
A
V
I
N
G
P
L
A
N
&
P
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O
F
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E
_
C
R
J
2
2
0
0
1
.
d
w
g
FU
L
L
P
A
T
H
:
K
:
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b
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\
C
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J
2
2
0
0
1
_
H
i
l
l
s
b
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\
D
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\
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0
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-
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&
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t
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:
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\
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2
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0
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_
H
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s
b
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\
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\
0
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\
0
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-
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t
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\
C
8
.
0
P
A
V
I
N
G
P
L
A
N
&
P
R
O
F
I
L
E
_
C
R
J
2
2
0
0
1
SITE BENCHMARKS
%M NO. 1 THE SITE %ENCHMARK IS A MAG NAIL FOUND IN
ASPHALT IN THE NORTH LINE OF McREYNOLDS
ROAD, %EING APPROXIMATELY 1,4 5 FEET EAST OF
THE INTERSECTION OF McREYNOLDS ROAD AND F.M.
455.
ELEVATION 685.64
(NAVD
83)
AUSTIN LANDS,
LLC
803 W SOUTHLAKE %LVD, SUITE 100
SOUTHLAKE, TX 60 2
312-206-863
SHEET:
RE
V
:
DA
T
E
:
DE
S
C
R
I
P
T
I
O
N
:
LA
K
E
S
I
D
E
E
S
T
A
T
E
S
TR
A
C
T
S
1
&
2
(6
8
.
0
A
C
.
)
C.
M
A
N
C
H
A
C
A
S
U
R
V
E
Y
AB
S
.
N
O
.
7
9
0
CI
T
Y
O
F
S
A
N
G
E
R
E
T
J
DE
N
T
O
N
C
O
U
N
T
Y
,
T
E
X
A
S
KIRKMAN ENGINEERING, LLC
5200 STATE HIGHWAY 121
COLLEYVILLE, TX 6034
TEXAS FIRM NO. 1584
JOB NUMBER:
ISSUE DATE:
SR322002
03/13/2024
E N G I N E E R I N G
P R E L I M I N A R Y
F O R R E V I E W O N L Y
T H E S E D O C UME N T S A R E F O R
D E S I G N R E V I E W O N L Y A N D
N O T I N T E N D E D F O R T H E
PURPOSES OF CONSTRUCTION,
B I D D I N G O R P E R M I T . T H E Y
W E R E P R E P A R E D B Y , O R
UNDE R THE S UP ER VI S IO N OF :
P.E.# 138740
JEREMY B. NELSON
DATE: 03/13/2024
NOTE TO CONTRACTOR
THE CONTRACTOR SHALL FIELD VERIFY THE LOCATION AND
DEPTH OF ALL EXISTING UTILITIES (WHETHER SHOWN ON PLANS
OR NOT) PRIOR TO COMMENCING CONSTRUCTION. IF FIELD
CONDITIONS DIFFER FROM LOCATIONS SHOWN ON THE PLANS,
THE CONTRACTOR SHALL CONTACT THE PROJECT ENGINEER
PRIOR TO PROCEEDING WITH CONSTRUCTION.
PROFILE SCALE
PAVING NOTES
1.PAVING RECOMMENDATIONS ARE MADE %Y XXX REPORT No. XXX
DATED XXX 2022.
2.CONTRACTOR SHALL O%TAIN A COPY OF SAID GEOTECHNICAL
ENGINEERING REPORT AND FAMILIARI=E THEMSELVES PRIOR TO
%IDDING AND CONSTRUCTING THE IMPROVEMENTS OF THE PROJECT.
3.ALL PROPOSED PU%LIC PAVEMENT TO %E PER THE CITY OF SANGER
STANDARDS & SPECIFICATIONS.
4.REFER TO SHEET C6.0 FOR PAVING DETAILS.
MA
T
C
H
L
I
N
E
S
T
A
1
6
+
0
0
S
H
E
E
T
C3
.
1
LEGEND
PROPOSED REINF.CONCRETE
EXISTING ASPHALT
PAVEMENT
PROPERTY %OUNDARY
HIGHPOINT
LOWPOINT
DRAINAGE FLOW DIRECTION
HP
LP
MEGAVIEW DRIVE >STA 1450 - STA 2200@
6 5
00
05
10
15
20
25
30
6 5
00
05
10
15
20
25
30
1500 1600 100 1800 1 00 2000 2100 2200
56.53
VC
K 21.0 2
AD -2.68
PVI ELEV 15.2
PVI STA 18 .0
HIGH POINT STA 181.
HIGH POINT ELEV 16.55
P
V
C
S
T
A
1
6
1
.
4
4
T
P
E
L
E
V
1
4
.
1
2
P
V
T
S
T
A
1
8
1
.
T
P
E
L
E
V
1
6
.
5
5
80.00
VC
K 21.33
AD -3.68
PVI ELEV 23.10
PVI STA 2038. 3
HIGH POINT STA 2063.2
HIGH POINT ELEV 22.8
P
V
C
S
T
A
1
8
.
3
T
P
E
L
E
V
2
1
.
1
P
V
T
S
T
A
2
0
8
.
3
T
P
E
L
E
V
2
2
.
8
1
T
P
6
6
.
8
0
T
P
6
.
3
8
T
P
0
2
.
2
0
T
P
0
5
.
0
2
T
P
0
.
8
4
T
P
1
0
.
6
6
T
P
1
3
.
4
8
T
P
1
5
.
5
T
P
1
.
5
0
T
P
1
8
.
8
T
P
2
0
.
4
6
T
P
2
1
.
4
T
P
2
2
.
8
3
T
P
2
2
.
6
6
T
P
2
2
.
2
E
P
L
T
2
2
.
0
4
E
P
L
T
2
1
.
E
P
R
T
2
2
.
0
4
E
P
R
T
2
1
.
4
PROPOSED TP
# CL ROADWAY
EXISTING GROUND
# CL ROADWAY
EXISTING GROUND
# ROW RT P
I
S
T
A
2
1
1
.
5
T
P
R
T
2
1
.
2
5
S
T
A
2
1
1
.
5
T
P
2
1
.
4
S
T
A
2
1
4
6
.
5
E
P
L
T
&
R
T
2
2
.
0
4
-1.2
5.64
-0.2
2. 6
EP LT
# -2.20
EP RT
# -3.16
S
T
A
2
1
8
5
.
5
a
M
E
G
A
V
I
E
W
D
R
I
V
E
S
T
A
4
5
.
6
0
a
S
U
N
R
I
S
E
D
R
I
V
E
S
T
A
2
1
8
5
.
5
T
P
2
1
.
6
5
S
T
A
2
1
4
6
.
5
T
P
2
2
.
3
2
E
N
D
T
Y
P
I
C
A
L
S
E
C
T
I
O
N
LOT 8
LO
T
LOT 1
LOT 1
LOT 4
LOT 2
%LOCK A
%LOCK C
%LOCK %
1400 1500 1600 100
1800
1 00
2000
2100
3
0
0
4
0
0
5
0
0
6
0
0
PROP. 20
DRAINAGE
& UTILITY EASEMENT
STA 418.60
EP 21.6
SUNRISE DRIVE
STA 4 6.60
EP 20.82
SUNRISE DRIVE
STA 2185. 5 a MEGAVIEW DRIVE
STA 45.60 a SUNRISE DRIVE
TP 21.65
MEGAVIEW DRIVE
SU
N
R
I
S
E
D
R
I
V
E
PROP. 10
DRAINAGE
& UTILITY EASEMENT
PC STA 113.26 a MEGAVIEW DRIVE
TP 11.41
PC STA 2023. 3 a MEGAVIEW DRIVE
TP 22.51
PT STA 145.83 a MEGAVIEW DRIVE
TP 13.24
PT STA 205.11 a MEGAVIEW DRIVE
TP 22.86
PI STA 211. 5
TP 21.25
PI STA 211. 5
TP 21.4
STA 2146. 5 a MEGAVIEW DRIVE
END TYPICAL SECTION
TP # CL 22.32
28
.
0
EP
-
E
P
14
.
0
14
.
0
ELECTRIC LINE EASEMENT
AND RIGHT-OF-WAY,
DOC. 2010-2661, O.P.R.D.C.T.
PROP. 10
DRAINAGE
& UTILITY EASEMENT
ǻ 1022
0
R 180.00
,
L 32.5
C% N628
55W
CD 32.53
ǻ 1033
45
R 180.00
,
L 33.18
C% N623
06W
CD 33.14
PROP. 10
DRAINAGE
& UTILITY EASEMENT
CHINKO PLANTATIONS, LLC
DOC. 2020-10250
O.P.R.D.C.T.
TRACT 2
ROGER HENNEN & WIFE, CONNIE HENNEN
DOC. 2008-11301
O.P.R.D.C.T.
R25.0
R25.0
(TYP)
60
.
0
R.
O
.
W
.
HP
STA 2063.2 a MEGAVIEW DRIVE
TP 22.8
Suggest rounding to
a whole number
(TYP)
Add to legend
29
Item 3.
C3.3
HORIZ: 1" = 40'
VERT: 1" = 4'
FI
L
E
N
A
M
E
:
C
8
.
0
P
A
V
I
N
G
P
L
A
N
&
P
R
O
F
I
L
E
_
C
R
J
2
2
0
0
1
.
d
w
g
FU
L
L
P
A
T
H
:
K
:
\
J
o
b
s
\
C
R
J
2
2
0
0
1
_
H
i
l
l
s
b
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r
o
\
D
r
a
w
i
n
g
s
\
0
2
_
E
N
G
R
\
0
3
-
P
r
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d
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t
i
o
n
\
K
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e
s
i
d
e
n
t
a
i
l
P
&
P
S
h
e
e
t
s
K
:
\
J
o
b
s
\
C
R
J
2
2
0
0
1
_
H
i
l
l
s
b
o
r
o
\
D
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w
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n
g
s
\
0
2
_
E
N
G
R
\
0
3
-
P
r
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d
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c
t
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\
K
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s
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d
e
n
t
a
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l
P
&
P
S
h
e
e
t
s
\
C
8
.
0
P
A
V
I
N
G
P
L
A
N
&
P
R
O
F
I
L
E
_
C
R
J
2
2
0
0
1
AUSTIN LANDS,
LLC
803 W SOUTHLAKE %LVD, SUITE 100
SOUTHLAKE, TX 60 2
312-206-863
SHEET:
RE
V
:
DA
T
E
:
DE
S
C
R
I
P
T
I
O
N
:
LA
K
E
S
I
D
E
E
S
T
A
T
E
S
TR
A
C
T
S
1
&
2
(6
8
.
0
A
C
.
)
C.
M
A
N
C
H
A
C
A
S
U
R
V
E
Y
AB
S
.
N
O
.
7
9
0
CI
T
Y
O
F
S
A
N
G
E
R
E
T
J
DE
N
T
O
N
C
O
U
N
T
Y
,
T
E
X
A
S
KIRKMAN ENGINEERING, LLC
5200 STATE HIGHWAY 121
COLLEYVILLE, TX 6034
TEXAS FIRM NO. 1584
JOB NUMBER:
ISSUE DATE:
SR322002
03/13/2024
E N G I N E E R I N G
P R E L I M I N A R Y
F O R R E V I E W O N L Y
T H E S E D O C UME N T S A R E F O R
D E S I G N R E V I E W O N L Y A N D
N O T I N T E N D E D F O R T H E
PURPOSES OF CONSTRUCTION,
B I D D I N G O R P E R M I T . T H E Y
W E R E P R E P A R E D B Y , O R
UNDE R THE S UP ER VI S IO N OF :
P.E.# 138740
JEREMY B. NELSON
DATE: 03/13/2024
PROFILE SCALE
GRAPHIC SCALE
FEET08040
SCALE: 1" = 40'
SUNRISE DRIVE
PLAN & PROFILE
STA 1+00 TO 8+00
NOTE TO CONTRACTOR
THE CONTRACTOR SHALL FIELD VERIFY THE LOCATION AND
DEPTH OF ALL EXISTING UTILITIES (WHETHER SHOWN ON PLANS
OR NOT) PRIOR TO COMMENCING CONSTRUCTION. IF FIELD
CONDITIONS DIFFER FROM LOCATIONS SHOWN ON THE PLANS,
THE CONTRACTOR SHALL CONTACT THE PROJECT ENGINEER
PRIOR TO PROCEEDING WITH CONSTRUCTION.
SITE BENCHMARKS
%M NO. 1 THE SITE %ENCHMARK IS A MAG NAIL FOUND IN
ASPHALT IN THE NORTH LINE OF McREYNOLDS
ROAD, %EING APPROXIMATELY 1,4 5 FEET EAST OF
THE INTERSECTION OF McREYNOLDS ROAD AND F.M.
455.
ELEVATION 685.64
(NAVD
83)
PAVING NOTES
1.PAVING RECOMMENDATIONS ARE MADE %Y XXX REPORT No. XXX
DATED XXX 2022.
2.CONTRACTOR SHALL O%TAIN A COPY OF SAID GEOTECHNICAL
ENGINEERING REPORT AND FAMILIARI=E THEMSELVES PRIOR TO
%IDDING AND CONSTRUCTING THE IMPROVEMENTS OF THE PROJECT.
3.ALL PROPOSED PU%LIC PAVEMENT TO %E PER THE CITY OF SANGER
STANDARDS & SPECIFICATIONS.
4.REFER TO SHEET C6.0 FOR PAVING DETAILS.
LEGEND
PROPOSED REINF.CONCRETE
EXISTING ASPHALT
PAVEMENT
PROPERTY %OUNDARY
HIGHPOINT
LOWPOINT
DRAINAGE FLOW DIRECTION
HP
LP
MA
T
C
H
L
I
N
E
S
T
A
7
+
0
0
SH
E
E
T
C3
.
4
MA
T
C
H
L
I
N
E
S
T
A
7
+
0
0
SH
E
E
T
C3
.
4
SUNRISE DRIVE >STA 100 - STA 00@
00
05
10
15
20
25
30
35
00
05
10
15
20
25
30
35
100 200 300 400 500 600 00 50
80.00
VC
K 25.555
AD -3.13
PVI ELEV 22. 0
PVI STA 306.0
HIGH POINT STA 325.06
HIGH POINT ELEV 22.65
P
V
C
S
T
A
2
6
6
.
0
T
P
E
L
E
V
2
1
.
P
V
T
S
T
A
3
4
6
.
0
T
P
E
L
E
V
2
2
.
5
1 0.28
VC
K 1 .000
AD -10.01
PVI ELEV 20.
PVI STA 562.4
HIGH POINT STA 46.33
HIGH POINT ELEV 21.5
P
V
C
S
T
A
4
6
.
3
3
T
P
E
L
E
V
2
1
.
5
P
V
T
S
T
A
6
5
.
6
1
T
P
E
L
E
V
1
0
.
4
8
T
P
1
8
.
2
6
T
P
1
.
2
T
P
2
0
.
4
5
T
P
2
1
.
6
0
T
P
2
2
.
5
3
T
P
2
2
.
5
4
T
P
2
2
.
1
2
T
P
2
1
.
1
T
P
2
1
.
0
2
T
P
1
.
0
T
P
1
5
.
8
5
T
P
1
1
.
2
T
P
0
5
.
8
8
S
T
A
1
0
0
.
0
0
a
S
U
N
R
I
S
E
D
R
I
V
E
S
T
A
1
6
4
8
.
4
a
H
I
L
L
S
I
D
E
D
R
I
V
E
P
I
S
T
A
1
1
4
.
0
0
T
P
L
T
1
8
.
1
6
EXISTING GROUND
# CL ROADWAY
EXISTING GROUND
# ROW LT
EXISTING GROUND
# ROW RT
PROPOSED TP
# CL ROADWAY
S
T
A
4
5
.
6
0
a
S
U
N
R
I
S
E
D
R
I
V
E
S
T
A
2
1
8
5
.
5
a
M
E
G
A
V
I
E
W
D
R
I
V
E
S
T
A
1
3
.
0
0
E
P
L
T
&
R
T
1
8
.
6
P
V
I
S
T
A
1
3
.
0
0
T
P
1
.
0
4
%
E
G
I
N
T
Y
P
I
C
A
L
S
E
C
T
I
O
N
-1
0
.
8
4
2.00
2.31
-0.82
EP RT
# 4.24
EP LT
# 2.40
P
I
S
T
A
1
1
4
.
0
0
E
P
R
T
1
.
0
S
T
A
4
5
.
6
0
T
P
2
1
.
6
5
S
T
A
1
0
0
.
0
0
T
P
1
8
.
2
6
COMPACT FILL TO A MINIMUM 5 OF
ASTM D PER GEOTECH REPORT
PROPOSED TP
# CL ROADWAY
LOT 8
LOT
LOT 1
LOT 1
SUNRISE DRIVE
%LOCK A
%LOCK C %LOCK %
LOT 4
LOT 5
%LOCK C
ME
G
A
V
I
E
W
D
R
I
V
E
16
0
0
1
0
0
21
0
0
200 300 400 500 600
00HI
L
L
S
I
D
E
D
R
I
V
E
PROP. 20
DRAINAGE
& UTILITY EASEMENT
PROP. 20
DRAINAGE
& UTILITY EASEMENT
STA 1651.5
EP 18.21
HILLSIDE DRIVE
STA 12 .5
EP 16. 4
HILLSIDE DRIVE
STA 13 .00
EP 18.6
STA 13 .00
EP 18.6PI STA 114.00
TP 18.16
PI STA 114.00
TP 1.0
STA 45.60 a SUNRISE DRIVE
STA 2185. 5 a MEGAVIEW DRIVE
TP 21.65
STA 100.00 a SUNRISE DRIVE
STA 1648.4 a HILLSIDE DRIVE
TP 18.26
60
.
0
R.
O
.
W
.
28
.
0
EP
-
E
P
14
.
0
14
.
0
STA 13 .00 a SUNRISE DRIVE
%EGIN TYPICAL SECTION
TP # CL 1 .04
PROP. 10
DRAINAGE
& UTILITY EASEMENT
ǻ 4043
08
R 2 0.00
,
L 206.10
C% N6832
12E
CD 201.
PC STA 584.6 a SUNRISE DRIVE
TP 16. 8
LOT 1
16
.
0
R
2
5
.
0
(
T
Y
P
)
R2
5
.
0
(T
Y
P
)
STA 325.06 a SUNRISE DRIVE
TP 22.65
HP
Provide report and
update
Missing ROW ground
lines
suggest round this to a whole
number
Does not meet minimum
curve length
30
Item 3.
PROFILE SCALE
GRAPHIC SCALE
FEET08040
SCALE: 1" = 40'
SUNRISE DRIVE
PLAN & PROFILE
STA 8+00 TO 14+00
PAVING NOTES
1.PAVING RECOMMENDATIONS ARE MADE %Y XXX REPORT No. XXX
DATED XXX 2022.
2.CONTRACTOR SHALL O%TAIN A COPY OF SAID GEOTECHNICAL
ENGINEERING REPORT AND FAMILIARI=E THEMSELVES PRIOR TO
%IDDING AND CONSTRUCTING THE IMPROVEMENTS OF THE PROJECT.
3.ALL PROPOSED PU%LIC PAVEMENT TO %E PER THE CITY OF SANGER
STANDARDS & SPECIFICATIONS.
4.REFER TO SHEET C6.0 FOR PAVING DETAILS.
LEGEND
PROPOSED REINF.CONCRETE
EXISTING ASPHALT
PAVEMENT
PROPERTY %OUNDARY
HIGHPOINT
LOWPOINT
DRAINAGE FLOW DIRECTION
HP
LP
C3.4
HORIZ: 1" = 40'
VERT: 1" = 4'
FI
L
E
N
A
M
E
:
C
8
.
0
P
A
V
I
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P
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A
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2
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0
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1
.
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P
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&
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2
2
0
0
1
AUSTIN LANDS,
LLC
803 W SOUTHLAKE %LVD, SUITE 100
SOUTHLAKE, TX 60 2
312-206-863
SHEET:
RE
V
:
DA
T
E
:
DE
S
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N
:
LA
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S
TR
A
C
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1
&
2
(6
8
.
0
A
C
.
)
C.
M
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7
9
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KIRKMAN ENGINEERING, LLC
5200 STATE HIGHWAY 121
COLLEYVILLE, TX 6034
TEXAS FIRM NO. 1584
JOB NUMBER:
ISSUE DATE:
SR322002
03/13/2024
E N G I N E E R I N G
P R E L I M I N A R Y
F O R R E V I E W O N L Y
T H E S E D O C UME N T S A R E F O R
D E S I G N R E V I E W O N L Y A N D
N O T I N T E N D E D F O R T H E
PURPOSES OF CONSTRUCTION,
B I D D I N G O R P E R M I T . T H E Y
W E R E P R E P A R E D B Y , O R
UNDE R THE S UP ER VI S IO N OF :
P.E.# 138740
JEREMY B. NELSON
DATE: 03/13/2024
NOTE TO CONTRACTOR
THE CONTRACTOR SHALL FIELD VERIFY THE LOCATION AND
DEPTH OF ALL EXISTING UTILITIES (WHETHER SHOWN ON PLANS
OR NOT) PRIOR TO COMMENCING CONSTRUCTION. IF FIELD
CONDITIONS DIFFER FROM LOCATIONS SHOWN ON THE PLANS,
THE CONTRACTOR SHALL CONTACT THE PROJECT ENGINEER
PRIOR TO PROCEEDING WITH CONSTRUCTION.
SITE BENCHMARKS
%M NO. 1 THE SITE %ENCHMARK IS A MAG NAIL FOUND IN
ASPHALT IN THE NORTH LINE OF McREYNOLDS
ROAD, %EING APPROXIMATELY 1,4 5 FEET EAST OF
THE INTERSECTION OF McREYNOLDS ROAD AND F.M.
455.
ELEVATION 685.64
(NAVD
83)
MATCH LINE STA
14+00 SHEET C3.5
MA
T
C
H
L
I
N
E
S
T
A
1
4
+
0
0
S
H
E
E
T
C3
.
5
MA
T
C
H
L
I
N
E
S
H
E
E
T
S
T
A
7
+
0
0
C3
.
3
PROFILE SCALE
MA
T
C
H
L
I
N
E
S
H
E
E
T
ST
A
7
+
0
0
C3
.
3
SUNRISE DRIVE >STA 00 - STA 1600@
660
665
60
65
680
685
6 0
6 5
00 800 00 1000 1100 1200 1300 1400
600.00
VC
K 2.580
AD 21.5
PVI ELEV 653.55
PVI STA 1182. 4
LOW POINT STA 1181.83
LOW POINT ELEV 66 .86
P
V
C
S
T
A
8
8
2
.
4
T
P
E
L
E
V
6
8
6
.
0
6
T
P
6
5
.
0
5
T
P
6
8
.
6
3
T
P
6
8
4
.
2
6
T
P
6
.
6
1
T
P
6
5
.
8
6
T
P
6
3
.
0
1
T
P
6
1
.
0
8
T
P
6
0
.
0
5
T
P
6
6
.
2
T
P
6
0
.
1
T
P
6
2
.
3
T
P
6
4
.
T
P
6
8
.
4
-1
0
.
8
4
COMPACT FILL TO A MINIMUM 5 OF
ASTM D PER GEOTECH REPORT
COMPACT FILL TO A MINIMUM 5 OF
ASTM D PER GEOTECH REPORT
PROPOSED TP
# CL ROADWAY
EXISTING GROUND
# ROW LT
EXISTING GROUND
# ROW RT
EXISTING GROUND
# CL ROADWAY
LOT
LOT 5
LOT 4
LOT 3
LOT 1
LOT 2
%LOCK %
600
00
80
0
0
0
1000
1
1
0
0
1200
1
3
0
0
14
0
0
PROP. 20
DRAINAGE
& UTILITY EASEMENT
PROP. 10
DRAINAGE
& UTILITY EASEMENT
ǻ 4043
08
R 2 0.00
,
L 206.10
C% N6832
12E
CD 201.
PT STA 0. a SUNRISE DRIVE
TP 6 6.05
LOT 1
LOT
PC STA 8 .08 a SUNRISE DRIVE
TP 684.36
PC STA 1236.51 a SUNRISE DRIVE
TP 60.41
PT STA 1064.02 a SUNRISE DRIVE
TP 62.38
PT STA 1346.2 a SUNRISE DRIVE
TP 64.
LOT 6
%LOCK A
60.0
R.O
.
W
.
14.0
14.0
28.0
EP-
E
P
PROP. 20
DRAINAGE
& UTILITY EASEMENT
PROP. 20
DRAINAGE
& UTILITY EASEMENT
PROP. 10
DRAINAGE
& UTILITY EASEMENT
PROP. 10
DRAINAGE
& UTILITY EASEMENT
ǻ 000
00
R 105.00
,
L 164. 3
C% S864
23E
CD 148.4
ǻ 4034
2
R 155.00
,
L 10 .6
C% S2132
08E
CD 10.4
SU
N
R
I
S
E
D
R
I
V
E
SUN
R
I
S
E
D
R
I
V
E
16.0
%LOCK C
LOT 3LOT 4
LP
STA 1180.31 a SUNRISE DRIVE
TP 66 .86
Does not meet minimum
design K
Show crossing (TYP)
31
Item 3.
PROFILE SCALE
GRAPHIC SCALE
FEET08040
SCALE: 1" = 40'
SUNRISE DRIVE
PLAN & PROFILE
STA 14+00 TO 18+50
C3.5
HORIZ: 1" = 40'
VERT: 1" = 4'
FI
L
E
N
A
M
E
:
C
8
.
0
P
A
V
I
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G
P
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&
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2
2
0
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1
.
d
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g
FU
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L
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K
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2
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0
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1
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b
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1
SITE BENCHMARKS
%M NO. 1 THE SITE %ENCHMARK IS A MAG NAIL FOUND IN
ASPHALT IN THE NORTH LINE OF McREYNOLDS
ROAD, %EING APPROXIMATELY 1,4 5 FEET EAST OF
THE INTERSECTION OF McREYNOLDS ROAD AND F.M.
455.
ELEVATION 685.64
(NAVD
83)
AUSTIN LANDS,
LLC
803 W SOUTHLAKE %LVD, SUITE 100
SOUTHLAKE, TX 60 2
312-206-863
SHEET:
RE
V
:
DA
T
E
:
DE
S
C
R
I
P
T
I
O
N
:
LA
K
E
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A
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S
TR
A
C
T
S
1
&
2
(6
8
.
0
A
C
.
)
C.
M
A
N
C
H
A
C
A
S
U
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V
E
Y
AB
S
.
N
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.
7
9
0
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T
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T
J
DE
N
T
O
N
C
O
U
N
T
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,
T
E
X
A
S
KIRKMAN ENGINEERING, LLC
5200 STATE HIGHWAY 121
COLLEYVILLE, TX 6034
TEXAS FIRM NO. 1584
JOB NUMBER:
ISSUE DATE:
SR322002
03/13/2024
E N G I N E E R I N G
P R E L I M I N A R Y
F O R R E V I E W O N L Y
T H E S E D O C UME N T S A R E F O R
D E S I G N R E V I E W O N L Y A N D
N O T I N T E N D E D F O R T H E
PURPOSES OF CONSTRUCTION,
B I D D I N G O R P E R M I T . T H E Y
W E R E P R E P A R E D B Y , O R
UNDE R THE S UP ER VI S IO N OF :
P.E.# 138740
JEREMY B. NELSON
DATE: 03/13/2024
NOTE TO CONTRACTOR
THE CONTRACTOR SHALL FIELD VERIFY THE LOCATION AND
DEPTH OF ALL EXISTING UTILITIES (WHETHER SHOWN ON PLANS
OR NOT) PRIOR TO COMMENCING CONSTRUCTION. IF FIELD
CONDITIONS DIFFER FROM LOCATIONS SHOWN ON THE PLANS,
THE CONTRACTOR SHALL CONTACT THE PROJECT ENGINEER
PRIOR TO PROCEEDING WITH CONSTRUCTION.
PROFILE SCALE
MA
T
C
H
L
I
N
E
S
T
A
1
4
+
0
0
S
H
E
E
T
C3
.
3
PAVING NOTES
1.PAVING RECOMMENDATIONS ARE MADE %Y XXX REPORT No. XXX
DATED XXX 2022.
2.CONTRACTOR SHALL O%TAIN A COPY OF SAID GEOTECHNICAL
ENGINEERING REPORT AND FAMILIARI=E THEMSELVES PRIOR TO
%IDDING AND CONSTRUCTING THE IMPROVEMENTS OF THE PROJECT.
3.ALL PROPOSED PU%LIC PAVEMENT TO %E PER THE CITY OF SANGER
STANDARDS & SPECIFICATIONS.
4.REFER TO SHEET C6.0 FOR PAVING DETAILS.
LEGEND
PROPOSED REINF.CONCRETE
EXISTING ASPHALT
PAVEMENT
PROPERTY %OUNDARY
HIGHPOINT
LOWPOINT
DRAINAGE FLOW DIRECTION
HP
LP
LOT 3
LOT 2
LOT 1
LOT 3
1400 1500 1600 100
CHINKO PLANTATIONS, LLC
DOC. 2020-10250
O.P.R.D.C.T.
LOT 1R, %LOCK A
SADAU ADDITION
DOC. 2013-10
P.R.D.C.T.
SUNRISE DRIVE
%LOCK %
LOT 2
60
.
0
R.
O
.
W
.
14
.
0
14
.
0
28
.
0
EP
-
E
P
PROP. 10
DRAINAGE
& UTILITY EASEMENT
(TYP)
20
PU%LIC UTILITY EASEMENT
(CA%. X,SLIDE 5 , P.R.D.C.T.)
60
.
0
%LOCK A
0.0
R3
0
.
0
(T
Y
P
)
PROP. 20
DRAINAGE &
UTILITY EASEMENT
(TYP)
PROP. 10
DRAINAGE &
UTILITY EASEMENT
(TYP)
SUNRISE DRIVE >STA 1400 - STA 1850@
65
680
685
6 0
6 5
00
05
10
65
680
685
6 0
6 5
00
05
10
1400 1500 1600 100 1800 1850
1 .45
VC
K 1 .000
AD -10.3
PVI ELEV 6 .00
PVI STA 15 .26
HIGH POINT STA 16 .
HIGH POINT ELEV 6 .52
P
V
C
S
T
A
1
5
0
0
.
5
4
T
P
E
L
E
V
6
8
8
.
2
2
P
V
T
S
T
A
1
6
.
T
P
E
L
E
V
6
.
5
2
T
P
6
8
.
4
T
P
6
8
2
.
0
T
P
6
8
8
.
1
6
T
P
6
2
.
8
T
P
6
6
.
4
8
T
P
6
8
.
6
6
T
P
6
.
5
3
T
P
6
.
T
P
0
0
.
0
0
EXISTING GROUND
# ROW LT
EXISTING GROUND
# CL ROADWAY
EXISTING GROUND
# ROW RT
S
T
A
1
8
.
3
2
a
S
U
N
R
I
S
E
D
R
I
V
E
E
N
D
P
A
V
E
M
E
N
T
S
E
C
T
I
O
N
I
N
S
T
A
L
L
S
T
R
E
E
T
H
E
A
D
E
R
A
N
D
T
Y
P
E
I
I
I
%
A
R
R
I
C
A
D
E
10.
2
0.53
PROPOSED TP
# CL ROADWAY
32
Item 3.
PROFILE SCALE
GRAPHIC SCALE
FEET08040
SCALE: 1" = 40'
HILLSIDE DRIVE
PLAN & PROFILE
STA 1+00 TO 7+00
C3.6
HORIZ: 1" = 40'
VERT: 1" = 4'
FI
L
E
N
A
M
E
:
C
8
.
0
P
A
V
I
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G
P
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A
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&
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2
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0
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1
.
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FU
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:
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\
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P
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a
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&
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\
C
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.
0
P
A
V
I
N
G
P
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A
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&
P
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F
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_
C
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2
2
0
0
1
AUSTIN LANDS,
LLC
803 W SOUTHLAKE %LVD, SUITE 100
SOUTHLAKE, TX 60 2
312-206-863
SHEET:
RE
V
:
DA
T
E
:
DE
S
C
R
I
P
T
I
O
N
:
LA
K
E
S
I
D
E
E
S
T
A
T
E
S
TR
A
C
T
S
1
&
2
(6
8
.
0
A
C
.
)
C.
M
A
N
C
H
A
C
A
S
U
R
V
E
Y
AB
S
.
N
O
.
7
9
0
CI
T
Y
O
F
S
A
N
G
E
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T
J
DE
N
T
O
N
C
O
U
N
T
Y
,
T
E
X
A
S
KIRKMAN ENGINEERING, LLC
5200 STATE HIGHWAY 121
COLLEYVILLE, TX 6034
TEXAS FIRM NO. 1584
JOB NUMBER:
ISSUE DATE:
SR322002
03/13/2024
E N G I N E E R I N G
P R E L I M I N A R Y
F O R R E V I E W O N L Y
T H E S E D O C UME N T S A R E F O R
D E S I G N R E V I E W O N L Y A N D
N O T I N T E N D E D F O R T H E
PURPOSES OF CONSTRUCTION,
B I D D I N G O R P E R M I T . T H E Y
W E R E P R E P A R E D B Y , O R
UNDE R THE S UP ER VI S IO N OF :
P.E.# 138740
JEREMY B. NELSON
DATE: 03/13/2024
NOTE TO CONTRACTOR
THE CONTRACTOR SHALL FIELD VERIFY THE LOCATION AND
DEPTH OF ALL EXISTING UTILITIES (WHETHER SHOWN ON PLANS
OR NOT) PRIOR TO COMMENCING CONSTRUCTION. IF FIELD
CONDITIONS DIFFER FROM LOCATIONS SHOWN ON THE PLANS,
THE CONTRACTOR SHALL CONTACT THE PROJECT ENGINEER
PRIOR TO PROCEEDING WITH CONSTRUCTION.
PROFILE SCALE
SITE BENCHMARKS
%M NO. 1 THE SITE %ENCHMARK IS A MAG NAIL FOUND IN
ASPHALT IN THE NORTH LINE OF McREYNOLDS
ROAD, %EING APPROXIMATELY 1,4 5 FEET EAST OF
THE INTERSECTION OF McREYNOLDS ROAD AND F.M.
455.
ELEVATION 685.64
(NAVD
83)
MA
T
C
H
L
I
N
E
S
T
A
7
+
5
0
S
H
E
E
T
C3
.
7
PAVING NOTES
1.PAVING RECOMMENDATIONS ARE MADE %Y XXX REPORT No. XXX
DATED XXX 2022.
2.CONTRACTOR SHALL O%TAIN A COPY OF SAID GEOTECHNICAL
ENGINEERING REPORT AND FAMILIARI=E THEMSELVES PRIOR TO
%IDDING AND CONSTRUCTING THE IMPROVEMENTS OF THE PROJECT.
3.ALL PROPOSED PU%LIC PAVEMENT TO %E PER THE CITY OF SANGER
STANDARDS & SPECIFICATIONS.
4.REFER TO SHEET C6.0 FOR PAVING DETAILS.
LEGEND
PROPOSED REINF.CONCRETE
EXISTING ASPHALT
PAVEMENT
PROPERTY %OUNDARY
HIGHPOINT
LOWPOINT
DRAINAGE FLOW DIRECTION
HP
LP
MA
T
C
H
L
I
N
E
S
T
A
7
+
5
0
S
H
E
E
T
C3
.
7
HILLSIDE DRIVE >STA 100 - STA 00@
655
660
665
60
65
680
685
6 0
655
660
665
60
65
680
685
6 0
100 200 300 400 500 600 00 50
160.00
VC
K 35.58
AD 4.50
PVI ELEV 666.60
PVI STA 404.40
LOW POINT STA 324.40
LOW POINT ELEV 664. 4
P
V
C
S
T
A
3
2
4
.
4
0
T
P
E
L
E
V
6
6
4
.
4
P
V
T
S
T
A
4
8
4
.
4
0
T
P
E
L
E
V
6
1
.
8
5
T
P
6
6
2
.
8
8
T
P
6
6
2
.
6
3
T
P
6
6
2
.
6
8
T
P
6
6
3
.
4
0
T
P
6
6
4
.
4
3
T
P
6
6
5
.
5
6
T
P
6
6
.
3
1
T
P
6
6
.
6
T
P
6
2
.
8
8
T
P
6
6
.
1
6
T
P
6
.
4
5
T
P
6
8
6
.
0
1
EXISTING GROUND
# CL ROADWAY
EXISTING GROUND
# ROW LT
EXISTING GROUND
# ROW RT
PROPOSED TP
# CL ROADWAY
6.5
-0.500.50
2.0
S
T
A
1
0
0
.
0
0
T
P
6
6
2
.
8
8
I
N
S
T
A
L
L
S
T
R
E
E
T
H
E
A
D
E
R
&
T
Y
P
E
I
I
I
%
A
R
R
I
C
A
D
E
S
T
A
1
0
.
0
0
P
V
I
-
L
P
T
P
6
6
2
.
5
3
S
T
A
2
2
0
.
0
0
P
V
I
T
P
6
6
2
.
8
LOT
LOT 12
LOT 11
2
0
0
3
0
0
400 500 600 00
%LOCK A
STA 3 8.6
EP 665.4
STA 33.22
EP 664.05
PROP. DITCH CENTERLINE
(TYP.)
PT STA 3 8.6 a HILLSIDE DRIVE
TP 665.5
PC STA 33.22 a HILLSIDE DRIVE
TP 664.33
STA 100.00 a HILLSIDE DRIVE
INSTALL STREET HEADER &
TYPE III %ARRICADE
28
.
0
EP
-
E
P
60
.
0
R.
O
.
W
.
14
.
0
14
.
0
HILLSIDE DRIVE
HI
L
L
S
I
D
E
D
R
I
V
E
LOT
LOT 10
LOT 11
TRACT 1
ROGER HENNEN & WIFE, CONNIE HENNEN
DOC. 2008-11301
O.P.R.D.C.T.
CAU%LE ENTERPRISES
VOL. 6 4, PG. 5
D.R.D.C.T.
%LOCK C
28
.
0
V.G
.
EP 664.08
ǻ 016
5
R 3 .00
,
L 61.45
C% N4345
16E
CD 55.2
EP 664.00
EP 664.2
STA 3 8.6
EP 665.4
PROP. 20
DRAINAGE
& UTILITY EASEMENT
PROP. 10
DRAINAGE
& UTILITY EASEMENT
%LOCK A
EP 664.45
EP 663.58
PI STA 36.
TP 664.14
PI STA 365.25
TP 663. 4
INSTALL TYPE III
%ARRICADE WITH
STREET HEADER
60.0
R
3
0
.
0
R30
.
0
STA 202.08 a HILLSIDE DRIVE
TP 662.58
LP
EXISTING GRADE
662.8
Show crossing (TYP)
provide vertical curve
where algebraic
difference in grade is
greater than 1.
Does not meet minimum
K
33
Item 3.
PROFILE SCALE
GRAPHIC SCALE
FEET08040
SCALE: 1" = 40'
HILLSIDE DRIVE
PLAN & PROFILE
STA 7+00 TO 13+50
C3.7
HORIZ: 1" = 40'
VERT: 1" = 4'
FI
L
E
N
A
M
E
:
C
8
.
0
P
A
V
I
N
G
P
L
A
N
&
P
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_
C
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J
2
2
0
0
1
.
d
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g
FU
L
L
P
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T
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:
K
:
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\
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2
2
0
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1
_
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i
l
l
s
b
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r
o
\
D
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i
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g
s
\
0
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\
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-
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s
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s
K
:
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0
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b
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s
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8
.
0
P
A
V
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N
G
P
L
A
N
&
P
R
O
F
I
L
E
_
C
R
J
2
2
0
0
1
AUSTIN LANDS,
LLC
803 W SOUTHLAKE %LVD, SUITE 100
SOUTHLAKE, TX 60 2
312-206-863
SHEET:
RE
V
:
DA
T
E
:
DE
S
C
R
I
P
T
I
O
N
:
LA
K
E
S
I
D
E
E
S
T
A
T
E
S
TR
A
C
T
S
1
&
2
(6
8
.
0
A
C
.
)
C.
M
A
N
C
H
A
C
A
S
U
R
V
E
Y
AB
S
.
N
O
.
7
9
0
CI
T
Y
O
F
S
A
N
G
E
R
E
T
J
DE
N
T
O
N
C
O
U
N
T
Y
,
T
E
X
A
S
KIRKMAN ENGINEERING, LLC
5200 STATE HIGHWAY 121
COLLEYVILLE, TX 6034
TEXAS FIRM NO. 1584
JOB NUMBER:
ISSUE DATE:
SR322002
03/13/2024
E N G I N E E R I N G
P R E L I M I N A R Y
F O R R E V I E W O N L Y
T H E S E D O C UME N T S A R E F O R
D E S I G N R E V I E W O N L Y A N D
N O T I N T E N D E D F O R T H E
PURPOSES OF CONSTRUCTION,
B I D D I N G O R P E R M I T . T H E Y
W E R E P R E P A R E D B Y , O R
UNDE R THE S UP ER VI S IO N OF :
P.E.# 138740
JEREMY B. NELSON
DATE: 03/13/2024
NOTE TO CONTRACTOR
THE CONTRACTOR SHALL FIELD VERIFY THE LOCATION AND
DEPTH OF ALL EXISTING UTILITIES (WHETHER SHOWN ON PLANS
OR NOT) PRIOR TO COMMENCING CONSTRUCTION. IF FIELD
CONDITIONS DIFFER FROM LOCATIONS SHOWN ON THE PLANS,
THE CONTRACTOR SHALL CONTACT THE PROJECT ENGINEER
PRIOR TO PROCEEDING WITH CONSTRUCTION.
PROFILE SCALE
SITE BENCHMARKS
%M NO. 1 THE SITE %ENCHMARK IS A MAG NAIL FOUND IN
ASPHALT IN THE NORTH LINE OF McREYNOLDS
ROAD, %EING APPROXIMATELY 1,4 5 FEET EAST OF
THE INTERSECTION OF McREYNOLDS ROAD AND F.M.
455.
ELEVATION 685.64
(NAVD
83)
PAVING NOTES
1.PAVING RECOMMENDATIONS ARE MADE %Y XXX REPORT No. XXX
DATED XXX 2022.
2.CONTRACTOR SHALL O%TAIN A COPY OF SAID GEOTECHNICAL
ENGINEERING REPORT AND FAMILIARI=E THEMSELVES PRIOR TO
%IDDING AND CONSTRUCTING THE IMPROVEMENTS OF THE PROJECT.
3.ALL PROPOSED PU%LIC PAVEMENT TO %E PER THE CITY OF SANGER
STANDARDS & SPECIFICATIONS.
4.REFER TO SHEET C6.0 FOR PAVING DETAILS.
LEGEND
PROPOSED REINF.CONCRETE
EXISTING ASPHALT
PAVEMENT
PROPERTY %OUNDARY
HIGHPOINT
LOWPOINT
DRAINAGE FLOW DIRECTION
HP
LP
MA
T
C
H
L
I
N
E
S
T
A
1
3
+
5
0
S
H
E
E
T
C3
.
8
MA
T
C
H
L
I
N
E
S
T
A
7
+
5
0
S
H
E
E
T
C3
.
6
HILLSIDE DRIVE >STA 00 - STA 1350@
65
680
685
6 0
6 5
00
05
10
65
680
685
6 0
6 5
00
05
10
800 00 1000 1100 1200 1300 1400
EXISTING GROUND
# CL ROADWAY
EXISTING GROUND
# ROW RT
EXISTING GROUND
# ROW LT
T
P
6
8
6
.
0
1
T
P
6
8
.
3
0
T
P
6
2
.
5
8
T
P
6
5
.
8
T
P
6
.
1
0
T
P
0
1
.
4
0
T
P
0
2
.
8
T
P
0
4
.
1
1
T
P
0
5
.
4
3
T
P
0
6
.
6
T
P
0
8
.
0
T
P
0
.
4
2
T
P
1
0
.
5
T
P
1
2
.
0
PROPOSED TP
# CL ROADWAY
6.5
2.66
8.88
VC
K 20.15
AD -3. 1
PVI ELEV 00.8
PVI STA 24.8
HIGH POINT STA 64.22
HIGH POINT ELEV 01.83
P
V
C
S
T
A
8
8
5
.
3
4
T
P
E
L
E
V
6
8
.
1
P
V
T
S
T
A
6
4
.
2
2
T
P
E
L
E
V
0
1
.
8
3
COMPACT FILL TO A MINIMUM 5 OF
ASTM D PER GEOTECH REPORT
LOT 6
LOT 5
HILLSIDE DRIVE
LOT 10
LOT
LOT 8
00 800 00 1000 1100 1200 1300
14
0
0
%LOCK C
%LOCK A
PROP. 20
DRAINAGE
& UTILITY EASEMENT
PROP. 20
DRAINAGE
& UTILITY EASEMENT
PC STA 1342. 4 a HILLSIDE DRIVE
TP 10.
28
.
0
EP
-
E
P
60
.
0
R.
O
.
W
.
14
.
0
14
.
0
LOT
PROP. DITCH CENTERLINE
(TYP.)
TRACT 1
ROGER HENNEN & WIFE, CONNIE HENNEN
DOC. 2008-11301
O.P.R.D.C.T.
ǻ 000
00
R 150.00
,
L 235.62
C% S4606
14E
CD 212.13
PROP. 10
DRAINAGE
& UTILITY EASEMENT
PROP. 10
DRAINAGE
& UTILITY EASEMENT
16
.
0
16
.
0
Fix leaders
Does not meet minimum
curve length
34
Item 3.
PROFILE SCALE
GRAPHIC SCALE
FEET08040
SCALE: 1" = 40'
HILLSIDE DRIVE
PLAN & PROFILE
STA 13+50 TO 21+00
C3.8
HORIZ: 1" = 40'
VERT: 1" = 4'
FI
L
E
N
A
M
E
:
C
8
.
0
P
A
V
I
N
G
P
L
A
N
&
P
R
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F
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L
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_
C
R
J
2
2
0
0
1
.
d
w
g
FU
L
L
P
A
T
H
:
K
:
\
J
o
b
s
\
C
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J
2
2
0
0
1
_
H
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l
l
s
b
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r
o
\
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a
w
i
n
g
s
\
0
2
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0
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a
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P
&
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s
K
:
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2
2
0
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\
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0
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.
0
P
A
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P
L
A
N
&
P
R
O
F
I
L
E
_
C
R
J
2
2
0
0
1
SITE BENCHMARKS
%M NO. 1 THE SITE %ENCHMARK IS A MAG NAIL FOUND IN
ASPHALT IN THE NORTH LINE OF McREYNOLDS
ROAD, %EING APPROXIMATELY 1,4 5 FEET EAST OF
THE INTERSECTION OF McREYNOLDS ROAD AND F.M.
455.
ELEVATION 685.64
(NAVD
83)
AUSTIN LANDS,
LLC
803 W SOUTHLAKE %LVD, SUITE 100
SOUTHLAKE, TX 60 2
312-206-863
SHEET:
RE
V
:
DA
T
E
:
DE
S
C
R
I
P
T
I
O
N
:
LA
K
E
S
I
D
E
E
S
T
A
T
E
S
TR
A
C
T
S
1
&
2
(6
8
.
0
A
C
.
)
C.
M
A
N
C
H
A
C
A
S
U
R
V
E
Y
AB
S
.
N
O
.
7
9
0
CI
T
Y
O
F
S
A
N
G
E
R
E
T
J
DE
N
T
O
N
C
O
U
N
T
Y
,
T
E
X
A
S
KIRKMAN ENGINEERING, LLC
5200 STATE HIGHWAY 121
COLLEYVILLE, TX 6034
TEXAS FIRM NO. 1584
JOB NUMBER:
ISSUE DATE:
SR322002
03/13/2024
E N G I N E E R I N G
P R E L I M I N A R Y
F O R R E V I E W O N L Y
T H E S E D O C UME N T S A R E F O R
D E S I G N R E V I E W O N L Y A N D
N O T I N T E N D E D F O R T H E
PURPOSES OF CONSTRUCTION,
B I D D I N G O R P E R M I T . T H E Y
W E R E P R E P A R E D B Y , O R
UNDE R THE S UP ER VI S IO N OF :
P.E.# 138740
JEREMY B. NELSON
DATE: 03/13/2024
NOTE TO CONTRACTOR
THE CONTRACTOR SHALL FIELD VERIFY THE LOCATION AND
DEPTH OF ALL EXISTING UTILITIES (WHETHER SHOWN ON PLANS
OR NOT) PRIOR TO COMMENCING CONSTRUCTION. IF FIELD
CONDITIONS DIFFER FROM LOCATIONS SHOWN ON THE PLANS,
THE CONTRACTOR SHALL CONTACT THE PROJECT ENGINEER
PRIOR TO PROCEEDING WITH CONSTRUCTION.
PROFILE SCALE
PAVING NOTES
1.PAVING RECOMMENDATIONS ARE MADE %Y XXX REPORT No. XXX
DATED XXX 2022.
2.CONTRACTOR SHALL O%TAIN A COPY OF SAID GEOTECHNICAL
ENGINEERING REPORT AND FAMILIARI=E THEMSELVES PRIOR TO
%IDDING AND CONSTRUCTING THE IMPROVEMENTS OF THE PROJECT.
3.ALL PROPOSED PU%LIC PAVEMENT TO %E PER THE CITY OF SANGER
STANDARDS & SPECIFICATIONS.
4.REFER TO SHEET C6.0 FOR PAVING DETAILS.
LEGEND
PROPOSED REINF.CONCRETE
EXISTING ASPHALT
PAVEMENT
PROPERTY %OUNDARY
HIGHPOINT
LOWPOINT
DRAINAGE FLOW DIRECTION
HP
LP
MA
T
C
H
L
I
N
E
S
T
A
1
3
+
5
0
S
H
E
E
T
C3
.
7
MATCH LINE STA 13+50 SHEET C3.7
HILLSIDE DRIVE >STA 1350 - STA 2100@
6 5
00
05
10
15
20
25
30
6 5
00
05
10
15
20
25
30
1400 1500 1600 100 1800 1 00 2000 2100
162.3
VC
K 1 .004
AD -8.56
PVI ELEV 20.00
PVI STA 1648.4
HIGH POINT STA 161.60
HIGH POINT ELEV 18.51
P
V
C
S
T
A
1
5
6
.
1
3
T
P
E
L
E
V
1
.
8
4
P
V
T
S
T
A
1
2
.
8
5
T
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V
1
5
.
1
T
P
1
2
.
0
T
P
1
3
.
4
0
T
P
1
4
.
3
T
P
1
6
.
0
6
T
P
1
.
3
8
T
P
1
8
.
4
3
T
P
1
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.
2
3
T
P
1
6
.
2
T
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1
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.
0
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1
1
.
0
5
T
P
0
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.
1
0
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0
5
.
1
4
S
T
A
1
6
5
.
5
a
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D
R
I
V
E
S
T
A
1
0
0
.
0
0
a
S
U
N
R
I
S
E
D
R
I
V
E
EXISTING GROUND
# ROW LT
EXISTING GROUND
# ROW RTPROPOSED TP
# CL ROADWAY
-
5
.
1
2.66
S
T
A
1
6
1
.
0
T
P
0
4
.
0
2
EXISTING GROUND
# CL ROADWAY
S
T
A
1
6
5
.
5
T
P
1
8
.
1
PROPOSED TP
# CL ROADWAY
G
M
A
A
A
A
LOT 3
LOT 4
LOT 5
13
0
0
14
0
0
150
0
1600 100 1800 1 00 2000
2
0
0
3
0
0
STA 1648.4 a HILLSIDE DRIVE
STA 100.00 a SUNRISE DRIVE
TP 18.26
60.0
R.O.W.
28.0
EP-EP
14.0
14.0
PC STA 134. 4 a HILLSIDE DRIVE
TP 10.
PT STA 1583.56 a HILLSIDE DRIVE
TP 1.03
60
.
0
R.
O
.
W
.
14
.
0
14
.
0
28
.
0
EP
-
E
P
HILLSIDE DRIVE
SU
N
R
I
S
E
D
R
I
V
E
LOT 2
LOT 1
LOT 8
%LOCK A
PROP. 20
DRAINAGE &
UTILITY EASEMENT
(TYP)
PROP. 10
DRAINAGE &
UTILITY EASEMENT
(TYP)
ELECTRIC LINE EASEMENT
AND RIGHT-OF-WAY,
DOC. 2010-2661, O.P.R.D.C.T.
PROP. 10
DRAINAGE &
UTILITY EASEMENT
(TYP)
ǻ 000
00
R 150.00
,
L 235.62
C% S4606
14E
CD 212.13
HP
%LOCK C
%LOCK C
16
.
0
16
.
0
R48.
0
4
8
.
0
R25.0
STA 1 66.08
TP 04.02
EP 03.4
EP 03.4
EP 02.81
EP 03.3
EP 03.06
EP 02.1
EP 01. 5
EP 02.35
TP 02.68
EP 02.36
R25.0
R25.0
STA 1664.68 a HILLSIDE DRIVE
TP 18.51
35
Item 3.
PROFILE SCALE
C4.0
HORIZ: 1" = 40
VERT: 1" = 4
FI
L
E
N
A
M
E
:
C
5
.
1
S
T
O
R
M
P
L
A
N
_
(
S
T
-
A
_
C
R
J
2
2
0
0
1
)
.
d
w
g
FU
L
L
P
A
T
H
:
K:
\
J
o
b
s
\
s
r
3
2
2
0
0
2
_
s
a
n
g
e
r
6
8
\
D
r
a
w
i
n
g
s
\
0
2
_
f
i
n
a
l
P
l
a
t
\
0
3
-
P
r
o
d
u
c
t
i
o
n
K:
\
J
o
b
s
\
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r
3
2
2
0
0
2
_
s
a
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g
e
r
6
8
\
D
r
a
w
i
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g
s
\
0
2
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f
i
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a
l
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l
a
t
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0
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P
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o
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c
t
i
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n
\
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A
N
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S
R
3
2
2
0
0
2
AUSTIN LANDS,
LLC
803 W SOUTHLAKE %LVD, SUITE 100
SOUTHLAKE, TX 60 2
312-206-863
SHEET:
RE
V
:
DA
T
E
:
DE
S
C
R
I
P
T
I
O
N
:
LA
K
E
S
I
D
E
E
S
T
A
T
E
S
TR
A
C
T
S
1
&
2
(6
8
.
0
A
C
.
)
C.
M
A
N
C
H
A
C
A
S
U
R
V
E
Y
AB
S
.
N
O
.
7
9
0
CI
T
Y
O
F
S
A
N
G
E
R
E
T
J
DE
N
T
O
N
C
O
U
N
T
Y
,
T
E
X
A
S
KIRKMAN ENGINEERING, LLC
5200 STATE HIGHWAY 121
COLLEYVILLE, TX 6034
TEXAS FIRM NO. 1584
JOB NUMBER:
ISSUE DATE:
SR322002
03/13/2024
E N G I N E E R I N G
P R E L I M I N A R Y
F O R R E V I E W O N L Y
T H E S E D O C UME N T S A R E F O R
D E S I G N R E V I E W O N L Y A N D
N O T I N T E N D E D F O R T H E
PURPOSES OF CONSTRUCTION,
B I D D I N G O R P E R M I T . T H E Y
W E R E P R E P A R E D B Y , O R
UNDE R THE S UP ER VI S IO N OF :
P.E.# 138740
JEREMY B. NELSON
DATE: 03/13/2024
CULVERT PLAN
& PROFILE
STORM DRAIN NOTES:
1.REFER TO SHEET C.0 FOR STORM DRAIN DETAILS.
2.CONTRACTOR SHALL RAISELOWER OR ADJUST ALL EXISTING
FRANCHISE UTILITY LINES IN CONFLICT WITH PROPOSED
UTILITIES AS PART OF THE %ASE %IDS FOR ALL KNOWN OR
UNKNOWN LINES.
GRAPHIC SCALE
FEET08040
SCALE: 1" = 40'
NOTE TO CONTRACTOR
EXISTING PRIVATE AND PU%LIC STORM SEWER AND UTILITY
INFRASTRUCTURE ARE SHOWN PER RECORD DRAWING PLANS.
THE CONTRACTOR SHALL FIELD VERIFY THE LOCATION AND
DEPTH OF ALL EXISTING UTILITIES (WHETHER SHOWN ON PLANS
OR NOT) PRIOR TO COMMENCING CONSTRUCTION. IF FIELD
CONDITIONS DIFFER FROM LOCATIONS SHOWN ON THE PLANS,
THE CONTRACTOR SHALL CONTACT THE PROJECT ENGINEER
PRIOR TO PROCEEDING WITH CONSTRUCTION.
LEGEND
PROPOSED CUR% INLET
PROPOSED STORM DRAIN
PROPOSED STORM
JUNCTION %OX
PROPERTY %OUNDRAY
GRAPHIC SCALE
FEET08040
SCALE: 1" = 40'
GRAPHIC SCALE
FEET08040
SCALE: 1" = 40'
68
0
6
0
66
5
665
662
6
6
6
0
6
0
6
5
STA 000.00 LINE SUNRISE CULVERT
INSTALL:
2- 24 S.E.T.
(T[DOT DETAIL SET-PD)
FL 24 666.5
STA 060.00 LINE SUNRISE CULVERT
INSTALL:
2- 24 S.E.T.
(T[DOT DETAIL SET-PD)
FL 24 666.8
PROP. 2-24 RCP
# 0.50
(PRIVATE)
SU
N
R
I
S
E
D
R
I
V
E
PROP. ROCK RIP-RAP
D50 8 MIN.
(TYP)
20.0
20
.
0
6
6
0
6
6
5
6
6
2
STA -000.00 LINE HILLSIDE CULVERT
INSTALL:
2- 24 S.E.T.
(T[DOT DETAIL SET-PD)
FL 2-24 654.4
STA 120.44 LINE HILLSIDE CULVERT
INSTALL:
2- 24 S.E.T.
(T[DOT DETAIL SET-PD)
FL 2-24 65.
PROP. 2-24 RCP
# 2.2 (PRIVATE)
HI
L
L
S
I
D
E
D
R
I
V
E
PROP. ROCK RIP-RAP
D50 8 MIN.
(TYP)
20.0
20
.
0
60
6
0
STA 000.00 LINE MEGAVIEW CULVERT 1
%EGIN PROP. CULVERT
CONNECT TO PROP. RETAINING WALL
FL 24 663.2
STA 032.00 LINE MEGAVIEW CULVERT 1
END PROP. CULVERT
CONNECT TO PROP. RETAINING WALL
FL 24 663.48
PROP. 2-24 RCP
# 0.5
(PRIVATE)
EXISTING 24 STORM
DRAIN (4-CPVC)
FL 661.
EXISTING 24 STORM
DRAIN (4-CPVC)
FL 662.5
ME
G
A
V
I
E
W
D
R
I
V
E
48
.
5
PROP. ROCK RIP-RAP
D50 6 MIN.
(TYP)
SUNRISE CULVERT
655
660
665
60
65
680
685
655
660
665
60
65
680
685
000 050 100
S
T
A
0
0
0
.
0
0
a
S
U
N
R
I
S
E
C
U
L
V
E
R
T
I
N
S
T
A
L
L
:
2
-
2
4
S
.
E
.
T
.
(
T
[
D
O
T
D
E
T
A
I
L
S
E
T
-
P
D
)
S
T
A
0
6
0
.
0
0
a
S
U
N
R
I
S
E
C
U
L
V
E
R
T
I
N
S
T
A
L
L
:
2
-
2
4
S
.
E
.
T
.
(
T
[
D
O
T
D
E
T
A
I
L
S
E
T
-
P
D
)
F
L
2
4
6
6
6
.
5
F
L
2
4
6
6
6
.
8
PROP. GRADE
EX. GROUND
PROP. 2-24 RCP
# 0.50
(PRIVATE)
INSTALL 60 LF
STORM DRAIN
W EM%EDMENT
PER CITY
STANDARDS
HILLSIDE CULVERT
645
650
655
660
665
60
65
645
650
655
660
665
60
65
000 050 100 150
PROP. 2
-
2
4
R
C
P
# 2.2
(PRIVA
T
E
)
PROP.
GRADE
F
L
2
4
6
5
4
.
4
F
L
2
4
6
5
.
S
T
A
-
0
0
0
.
0
0
a
H
I
L
L
S
I
D
E
C
U
L
V
E
R
T
I
N
S
T
A
L
L
:
2
-
2
4
S
.
E
.
T
.
(
T
[
D
O
T
D
E
T
A
I
L
S
E
T
-
P
D
)
S
T
A
1
2
0
.
4
4
a
H
I
L
L
S
I
D
E
C
U
L
V
E
R
T
I
N
S
T
A
L
L
:
2
-
2
4
S
.
E
.
T
.
(
T
[
D
O
T
D
E
T
A
I
L
S
E
T
-
P
D
)
INSTALL 120 LF
STORM DRAIN W
EM%EDMENT PER
CITY STANDARDS
EX. GROUND
MEGAVIEW CULVERT 1
650
655
660
665
60
65
680
650
655
660
665
60
65
680
000 050 100
PROP. 3-24 RCP
# 0.5
(PU%LIC)
F
L
2
4
6
6
3
.
4
8
F
L
2
4
6
6
3
.
2
S
T
A
0
0
0
.
0
0
a
M
E
G
A
V
I
E
W
C
U
L
V
E
R
T
1
%
E
G
I
N
P
R
O
P
.
C
U
L
V
E
R
T
C
O
N
N
E
C
T
T
O
P
R
O
P
.
R
E
T
A
I
N
I
N
G
W
A
L
L
S
T
A
0
3
2
.
0
0
a
M
E
G
A
V
I
E
W
C
U
L
V
E
R
T
1
E
N
D
P
R
O
P
.
C
U
L
V
E
R
T
C
O
N
N
E
C
T
T
O
P
R
O
P
.
R
E
T
A
I
N
I
N
G
W
A
L
L
INSTALL 32 LF
STORM DRAIN
W EM%EDMENT
PER CITY
STANDARDS
PROP. GRADE
EX. GROUND
100-year HGL shall be shown on all culvert
profiles DCSRR IV.B
One (1) foot of freeboard is required
between the 100-year water surface
elevation and the top of curb elevation
10.106(d)(7)
0'
-
1
0
1
/
2
"
Minimum 2' of cover
desired. Provide class of
concrete used and/or
deload calculations
36
Item 3.
00
1
0
68
0
6
0
20
3065060
68
0
6
0
0
5
1
5
25
0
5
6
5
64
5
6
5
0
6
5
68
0
0
0
1
01560
685
6
5
6
0
685
6
5
6
5
1
0
660
6
5
660
640 645
650
65
0
00
0
5
1
0
1
5
2
0
2
5
3
025
1
0
0
5
0
0
6
5
6
0
6
8
5
6
8
0
6
5
6
0
66
5
6
6
0
6
5
5
1
5
10
05
0
0
6
5
6
0
685
680
6
5
6
0
6
6
5
6
6
0
6
5
5
6
5
0
6
5
0
655
6606656
0
6
5
6
8
0
6
8
5
6
0
6 5
0
0
0
5
15
05
10
00
6 5
6 0
685
680
65606
0
685
685680
6
5
60665
660
6
5
60
6
0
6
3
62
65
680
6
8
5
6 0
6 5
66
5
665
660
660
3
0
665
6
0
660
660
655
650
6
4
5
6
4
0
0
0
6856
0
645
6
5
0
655
6
6
0
6
6
5
6
8
5
6
8
0
6
5
6
0
1
5
2
0
2
5
2
5
3
0
25
30
2
0
2
5
3
0
3
3
3
3
6
5
0
64
5
640
6
4
0
64
0
6
4
064564
5
650
650
655
65
5
65
5
6
6
0
66
5
66
6
0
6
6
56606
5
6
0
6
8
5
6
8
0
6
5
6
0
6
6
5
6
6
0
6
5
5
6
5
0
64
5
2
4
24
EX
O
H
E
EX
O
H
E
EX
O
H
E
EX
O
H
E
EX
O
H
E
EX
O
H
E
EX
O
H
E
PP
PP
ICV
ICV
ICV
ICV
ICVICVICV
ICV
ICV
ICV
ICV
ICV
ICV
ICV
ELEC METER
TRANSFORMER
TPED
ELEC
TELE
FO
TRANSFORMER
TELE
WM
CO
CO
CO
CO
COCO
COGM
GV
ELEC
ELEC
A
A
A
AA
PT
PT
TRANSFORMER
ELEC
ICV
ICV
EX OHE EX OHEPP
PP
TPED
ELEC %OX
ELEC %OX
ICV
ICV
ICVICVICV
ELEC. %OX
TRANSFORMER
10
05
6
5
68
0
68
5
6
0
6
5
0
0
1
5
6
5
0
0
0
5
6 0
6 5
6
680
685
65
60
6
0
6
5
6
8
5
6
0
6
5
6
8
0
0
5
1
0
0
0
1
5
2
0
1
0
0
6
0
0
8
0
16 16
20
15
10
05
05
10
15
1
8
18
03
6 8
6
5
6
5
05 10 10
20 22 22
2
2
2
2
60
65
680 68
5
6 0 6 5
655
655
650
650
645
15
1
1
1
2
1314
6 5
00
685
6 0
65
680
60
6
0
65
680
685
668
6
6
8
15
1
5
6
6
5
6
0
6
6
5
0
0
65
5
66
0
644
66
0
665
LOT 4, %LOCK A
SADAU ADDITION
CA%. X, SLIDE 5
P.R.D.C.T.
TRACT 1
ROGER HENNEN &
WIFE, CONNIE HENNEN
DOC. 2008-11301
O.P.R.D.C.T.
CAU%LE ENTERPRISES
VOL. 6 4, PG. 5
D.R.D.C.T.
DHALIWAL
PARTNERS, LTD.
DOC. 200 - 5156
O.P.R.D.C.T.
LOT 1R, %LOCK A
SADAU ADDITION
DOC. 2013-10
P.R.D.C.T.
LOT 2R, %LOCK A
SADAU ADDITION
DOC. 2010-82
P.R.D.C.T.
LOT 3R, %LOCK A
SADAU ADDITION
DOC. 2010-82
P.R.D.C.T.
LOT 5, %LOCK A
SADAU ADDITION
CA%. X, SLIDE 5
P.R.D.C.T.
LOT 6, %LOCK A
SADAU ADDITION
CA%. X, SLIDE 5
P.R.D.C.T.
LOT , %LOCK A
SADAU ADDITION
CA%. X, SLIDE 5
P.R.D.C.T.
LOT 8,
%LOCK A
SADAU
ADDITION
CA%. X,
SLIDE
5
P.R.D.C.T.
LOT ,
%LOCK A
SADAU
ADDITION
CA%. X,
SLIDE
5
P.R.D.C.T.
S%RC
PROPERTIES, LLC
DOC. 2014- 1283
O.P.R.D.C.T.
NICHOLAS DEMORE &
CATHARINE DEMORE
DOC. 2016-16111
O.P.R.D.C.T.
LOT 1, %LOCK A
S%RC ADDITION
DOC. 201 -2,
P.R.D.C.T.
LOT 2R, %LOCK A
O
DELL ADDITION
DOC. 201 -1,
P.R.D.C.T.
TRACT 2
ROGER HENNEN &
WIFE, CONNIE HENNEN
DOC. 2008-11301
O.P.R.D.C.T.
CHINKO
PLANTATIONS, LLC
DOC. 2020-10250
O.P.R.D.C.T.
HILLSIDE DRIVE
SUNRISE DRIVE
SU
N
R
I
S
E
D
R
I
V
E
F
.
M
.
4
5
5
PROP. CONCRETE
WASHOUT
S
F
SF
SF
SF
SF
SF
LD
LD
LD
LD
LDLDLD
LD
LD
LD
LD
LD
LD
LD
LD
LD
LD
LD
LD
LD
LD
LD
LDLDLDLD
LD
LD
LD
LDLDLDLD
LDLDLDLD
LD LD LD
LD
LD
LD
L
D
LD LD LD LD LD
LD
LD
LD
LD
LD
LD
LD
LD
L
D
LD
SF
SF
SFSFSFSFSF
SFSFSF
SF SF
SF
SF
SF
PROP. CONSTRUCTION
ENTRANCE
SF
SF
SF
SF
SF SF SF SF
SF
SF
SF
SF
SF
SF
SF
SF
SF
SF
PROP. ROCK
CHECK DAM (TYP)
PROP. ROCK
CHECK DAM (TYP)
PROP. ROCK
CHECK DAM (TYP)
APPROXIMATE AREA WITHIN THE
100 YEAR FLOOD PLAIN FEDERAL
INSURANCE ADMINISTRATION
RATE MAP FOR DENTON COUNTY,
TEXAS AND INCORPORATED
AREAS, MAP NO. 481210230G,
EFFECTIVE DATE APRIL 18, 2011.
100-YEAR
FLOODPLAIN LIMITS
500-YEAR
FLOODPLAIN LIMITS
500-YEAR
FLOODPLAIN LIMITS
100-YEAR
FLOODPLAIN LIMITS
UNITED STATES OF AMERICA
LAKE RAY RO%ERTS
U.S.A. FEE TRACT 14
VOL. 5, PG. 2, U.S. COURT
MINUTES
AS SHOWN ON CA%. X, SLIDE
5 , P.R.D.C.T.
PROP. SILT
FENCE (TYP)
MCREYNOLDS ROAD
(VARIABLE WIDTH ROW AS SHOWN ON
CAB. X, SLIDE 959, P.R.D.C.T.)
SF SF SF
SF
SF
SF
SF
EROSION
CONTROL
PLAN
C5.0
FI
L
E
N
A
M
E
:
ER
O
S
I
O
N
C
O
N
T
R
O
L
_
S
R
3
2
2
0
0
2
.
d
w
g
PL
O
T
T
E
D
B
Y
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SITE BENCHMARKS
%M NO. 1 THE SITE %ENCHMARK IS A MAG NAIL FOUND IN
ASPHALT IN THE NORTH LINE OF McREYNOLDS
ROAD, %EING APPROXIMATELY 1,4 5 FEET EAST OF
THE INTERSECTION OF McREYNOLDS ROAD AND F.M.
455.
ELEVATION 685.64
(NAVD
83)
AUSTIN LANDS,
LLC
803 W SOUTHLAKE %LVD, SUITE 100
SOUTHLAKE, TX 60 2
312-206-863
SHEET:
RE
V
:
DA
T
E
:
DE
S
C
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I
P
T
I
O
N
:
LA
K
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1
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2
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8
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.
)
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A
S
KIRKMAN ENGINEERING, LLC
5200 STATE HIGHWAY 121
COLLEYVILLE, TX 6034
TEXAS FIRM NO. 1584
JOB NUMBER:
ISSUE DATE:
SR322002
03/13/2024
E N G I N E E R I N G
P R E L I M I N A R Y
F O R R E V I E W O N L Y
T H E S E D O C UME N T S A R E F O R
D E S I G N R E V I E W O N L Y A N D
N O T I N T E N D E D F O R T H E
PURPOSES OF CONSTRUCTION,
B I D D I N G O R P E R M I T . T H E Y
W E R E P R E P A R E D B Y , O R
UNDE R THE S UP ER VI S IO N OF :
P.E.# 138740
JEREMY B. NELSON
DATE: 03/13/2024
NOTES FOR CHANGES TO SWPPP:
CONTRACTOR SHALL %E RE4UIRED TO UPDATE THIS SWPPP
WHENEVER THERE IS A CHANGE IN DESIGN, CONSTRUCTION,
OPERATION, OR MAINTENANCE, OR WHENEVER THE RESULT OF AN
INSPECTION INDICATES THAT THIS SWPPP IS INEFFECTIVE IN
ELIMINATING OR SIGNIFICANTLY MINIMI=ING POLLUTANTS IN
STORMWATER DISCHARGES. HOWEVER, THE REGULATIONS OF THE
TEXAS %OARD OF PROFESSIONAL ENGINEERS RE4UIRE THAT
CHANGES MADE %Y THE CONTRACTOR DURING CONSTRUCTION MUST
%E AUTHORI=ED %Y A LICENSED TEXAS ENGINEER. THESE CHANGES
MAY %E AUTHORI=ED %Y THE ENGINEER OF RECORD THROUGH
UPDATED DRAWINGS, WORK ORDER CHANGES, OR OTHER METHODS
ACCEPTA%LE TO THE ENGINEER OR %Y ANOTHER ENGINEER
PROVIDED THAT THEY NOTIFY THE ENGINEER OF RECORD.
NOTE TO CONTRACTOR
THE CONTRACTOR SHALL FIELD VERIFY THE LOCATION AND DEPTH
OF ALL EXISTING UTILITIES (WHETHER SHOWN ON PLANS OR NOT)
PRIOR TO COMMENCING CONSTRUCTION. IF FIELD CONDITIONS
DIFFER SIGNIFICANTLY FROM LOCATIONS SHOWN ON THE PLANS,
THE CONTRACTOR SHALL CONTACT THE PROJECT ENGINEER PRIOR
TO PROCEEDING WITH CONSTRUCTION.
GRAPHIC SCALE
FEET0300150
SCALE: 1" = 150'
LEGEND
PROPOSED LIMITS OF DISTUR%ANCE
PROPOSED SILT FENCE
PROPOSED INLET PROTECTION
PROPOSED CONSTRUCTION ENTRANCE
PROPOSED ROCK CHECK FILTER DAM
PROPOSED CONCRETE WASHOUT PIT
EXISTING CONTOUR
PROPOSED CONTOUR
EXISTING DRAINAGE FLOW ARROW
PROPOSED DRAINAGE FLOW ARROW
PROPERTY %OUNDARY
500
LD
SF
500
EROSION CONTROL SE4UENCE:
1.INSTALL SILT FENCES AROUND PERIMETER OF PROPERTY AND
DISTUR%ED AREAS AS SHOWN.
2.INSTALL INLET PROTECTION FOR ALL EXISTING GRATE INLETS,
CUR% INLETS AND AT THE ENDS OF ALL EXPOSED STORM SEWER
PIPES, IF PRESENT.
3.CONSTRUCT TEMPORARY CONSTRUCTION EXIT.
4.COMMENCE GRU%%ING AND REMOVAL OF VEGETATION IN AREA
TO RECEIVE CUT OR FILL.
5.COMMENCE GRADING OPERATION FOR %UILDING PAD
PREPARATION.
6.INSTALL ALL UNDERGROUND UTILITIES.
.FINALI=E PAVEMENT SU%GRADE PREPARATION.
8.INSTALL ALL PROPOSED STORM SEWER PIPES AND INSTALL INLET
PROTECTION SILT FENCES AT ENDS OF EXPOSED PIPES.
.CONSTRUCT ALL GRATE INLETS AND DRAINAGE STRUCTURES.
INLET PROTECTION SILT FENCES MAY %E REMOVED
TEMPORARILY FOR THIS CONSTRUCTION.
10.REMOVE SILT FENCES AROUND INLETS AND MANHOLES NO MORE
THAN 48 HOURS PRIOR TO PLACING STA%ILI=ED %ASE COURSE.
11.INSTALL %ASE MATERIAL AS RE4UIRED FOR PAVEMENT, CUR% &
GUTTER.
12.INSTALL ALL PAVING, CUR% & GUTTER.
14.COMPLETE PLANTING ANDOR SEEDING OF VEGETATED AREAS
TO ACCOMPLISH STA%ILI=ATION, IN ACCORDANCE WITH NCTCOG
STANDARDS.
15.REMOVE TEMPORARY CONSTRUCTION EXIT & SILT FENCES.
EROSION CONTROL MAINTENANCE NOTES:
1.ALL MEASURES STATED ON THIS EROSION AND SEDIMENT
CONTROL PLAN, AND IN THE STORM WATER POLLUTION
PREVENTI0N PLAN, SHALL %E MAINTAINED IN FULLY FUNCTIONAL
CONDITION UNTIL NO LONGER RE4UIRED FOR A COMPLETED
PHASE OF WORK OR FINAL STA%ILI=ATION OF THE SITE. ALL
EROSION AND SEDIMENTATION CONTROL MEASURES SHALL %E
CHECKED %Y A 4UALIFIED PERSON ON A SCHEDULE WHICH
COMPLIES WITH THE GENERAL PERMIT RE4UIREMENTS AND
CLEANED AND REPAIRED WITHIN 48 HOURS OF THE INSPECTION
IN ACCORDANCE WITH THE FOLLOWING:
1.A.INLET PROTECTION DEVICES AND %ARRIERS SHALL %E
REPAIRED OR REPLACED IF THEY SHOW SIGNS OF
UNDERMINING, OR DETERIORATION.
1.%.ALL SEEDED AREAS SHALL %E CHECKED REGULARLY TO SEE
THAT A GOOD STAND IS MAINTAINED. AREAS SHOULD %E
FERTILI=ED, WATERED AND RESEEDED AS NEEDED.
1.C.SILT FENCES SHALL %E REPAIRED TO THEIR ORIGINAL
CONDITIONS IF DAMAGED. SEDIMENT SHALL %E REMOVED
FROM THE SILT FENCES WHEN IT REACHES ONE-HALF THE
HEIGHT OF THE SILT FENCE.
1.D.THE TEMPORARY PARKING AND STORAGE AREA (IF PRESENT)
SHALL %E KEPT IN GOOD CONDITION (SUITA%LE FOR PARKING
AND STORAGE). THIS MAY RE4UIRE PERIODIC TOP DRESSING
OF THE TEMPORARY PARKING AS CONDITIONS DEMAND.
1.E.OUTLET STRUCTURES IN THE SEDIMENTATION %ASINS OR
SEDIMENT TRAPS (IF PRESENT) SHALL %E MAINTAINED IN
OPERATIONAL CONDITION AT ALL TIMES. SEDIMENT SHALL %E
REMOVED FROM SEDIMENT %ASINS OR TRAPS WHEN THE
DESIGN CAPACITY HAS %EEN REDUCED %Y 50.
1.F.MAINTENANCE PROCEDURES FOR THE EROSION AND
SEDIMENTATION CONTROL SYSTEMS SPECIFIED ARE GIVEN
IN SECTION 5 OF THE STORM WATER POLLUTION
PREVENTION PLAN.
EROSION CONTROL NOTES:
1.CONTRACTOR IS RESPONSI%LE FOR PREPARING AND
IMPLEMENTING A STORMWATER POLLUTION PREVENTION PLAN IN
ACCORDANCE WITH THE TPDES.
2.TOTAL DISTUR%ED AREA 4.2 ACRES
3.REFER TO SHEET C8.0 FOR EROSION CONTROL DETAILS.
NOTE TO CONTRACTOR
CONTRACTOR TO O%TAIN
WRITTEN PERMISSION FROM
ADJACENT PROPERTY OWNER
PRIOR TO CONSTRUCTION FOR
ANY OFF-SITE IMPROVEMENTS.
80
NOTE: LAKE RAY RO%ERTS
FLOWAGE EASEMENT IS LOCATED
AT 645.50 FT
Provide dimensions
37
Item 3.
SAWED JOINT FACE
FIRST POUR SECOND POUR
SELF-LEVELING
POLYURETHANE JOINT
SEALANT 1" DEPTH MIN.
3/8" DIA. CLOSED CELL
EXPANDED POLYETHYLENE
FOAM BACKER ROD
SELF-LEVELING
POLYURETHANE JOINT
SEALANT
34" MIN.
16" DOWEL COATING 6" LONG TRANSLUCENT DOWEL
SLEEVE (ONE END CLOSED)
NOTES:
1.SLEEVES FOR DOWELS SHALL HAVE AN INSIDE DIAMETER OF 116" GREATER THAN THE DIAMETER OF THE DOWELS AND SHALL
BE SUBMITTED TO ENGINEER FOR APPROVAL PRIOR TO USE.
2.EXPANSION JOINTS SHALL BE CONSTRUCTED A MAXIMUM OF 500' APART ON STRAIGHT PAVING, AND WHERE INDICATED
PER THE AMERICAN CONCRETE PAVEMENT ASSOCIATION'S TECHNICAL PUBLICATION ACPA ISO61.01P (LATEST VERSION)
3.DOWEL COATING SHALL BE ASPHALTIC COATING.
4.DOWELS SHALL NOT BE TIED TO OTHER REINFORCEMENT.
5.REFER TO SIDEWALK DETAILS THIS SHEET FOR EXPANSION JOINTS IN SIDEWALK AREAS.
6.ALL PAVEMENT LOCATED WITHIN THE PUBLIC R.O.W. SHALL CONFORM TO THE GOVERNING AUTHORITY'S SPECIFICATIONS,
DETAILS & REQUIREMENTS FOR PUBLIC PAVEMENT.
7.FINISHED SURFACES SHALL BE INSTALLED FLUSH WITH A DIFFERENTIAL ELEVATION NOT TO EXCEED 18".
#6 x 24" SMOOTH DOWEL @ 18" O.C.
1" CLEARANCE
T/
2
T
T
T/
2
3 8"NOTES:
1.DEPTH OF JOINT SEALANT SHALL BE PER
MANUFACTURER'S RECOMENDATIONS
2.CONTROL JOINTS SHALL BE CONSTRUCTED WHERE
INDICATED PER THE AMERICAN CONCRETE PAVEMENT
ASSOCIATION'S TECHNICAL PUBLICATION ACPA
ISO61.01P (LATEST VERSION)
3.ALL PAVEMENT LOCATED WITHIN THE PUBLIC R.O.W.
SHALL CONFORM TO THE GOVERNING AUTHORITY'S
SPECIFICATIONS, DETAILS & REQUIREMENTS FOR
PUBLIC PAVEMENT.
SE
E
N
O
T
E
NOTES:
1.DEPTH OF JOINT SEALANT SHALL BE PER
MANUFACTURER'S RECOMMENDATIONS.
2.ALL PAVEMENT LOCATED WITHIN THE PUBLIC R.O.W.
SHALL CONFORM TO THE GOVERNING AUTHORITY'S
SPECIFICATIONS, DETAILS & REQUIREMENTS FOR PUBLIC
PAVEMENT.
LAP BARS 30 DIA. & TIE
T/
4
SAWED JOINT FACE
3/8" DIA. CLOSED
CELL EXPANDED
POLYETHYLENE
FOAM BACKER ROD
SELF-LEVELING
POLYURETHANE JOINT
SEALANT
38"
SE
E
N
O
T
E
T/
4
T
T/
2 FIRST POUR
SECOND POUR
KEY NOTES:
A.EXPANSION JOINT (ISOLATION)
B.LONGITUDINAL CONSTRUCTION JOINT
C.LONGITUDINAL CONTROL JOINT (CONTRACTION)
D.TRANSVERSE CONTROL JOINT (CONTRACTION)
E.PLANNED TRANSVERSE CONSTRUCTION JOINT
F.EMERGENCY TRANSVERSE CONSTRUCTION JOINT
G.PLACE 12" EXPANSION JOINT FILLER IN TOP OF CURB ONLY AT ALL RADIUS POINTS
34" RESILIENT PRE-MOLDED BITUMINOMUS
IMPREGNATED FIBERBOARD UNITS COMPLYING WITH
ASTM D9994, D1751, D2628; FS HH-F-341, TYPE
II, CLASS A OR APPROVED EQUIVALENT
B OR C
B OR C
AS REQUIRED
B
F
A
A
B
B
D
A
B
D
E
D
A
B
D
26
'
-
4
8
'
B-
B
26' - 48'
B-B
16
'
-
2
0
'
B-
B
2
6
'
-
4
8
'
B
-
B
B OR C
END OF
DAYS WORK
G
D
B
FIRST POUR
D
B, C, OR D
A
D
B OR C
E
A
B OR C
DIRECTION
OF PAVING
HALF WIDTH
25
'
B-
B
RULES:
1.AVOID ODD-SHAPED SLABS.
2.MAXIMUM TRANSVERSE JOINT SPACING FOR PAVEMENT SHOULD EITHER BE 24 TO 30 TIMES THE SLAB THICKNESS OR 15ft.
3.LONGITUDINAL JOINT SPACING SHOULD NOT EXCEED 12.5ft
4.KEEP SLABS AS SQUARE AS POSSIBLE. LONG NARROW SLABS TEND TO CRACK MORE THAN SQUARE ONES.
5.ALL TRANSVERSE CONTRACTION JOINTS MUST BE CONTINUOUS THROUGH THE CURB AND HAVE A DEPTH EQUAL TO 14 THE PAVEMENT
THICKNESS.
6.IN ISOLATION JOINTS, THE FILLER MUST BE FULL DEPTH AND EXTEND THROUGH THE CURB
7.IF THERE IS NO CURB, LONGITUDINAL JOINTS SHOULD BE TIED WITH DEFORMED BARS.
8.OFFSETS AT RADIUS POINTS SHOULD BE AT LEAST 1.5ft WIDE. JOINT INTERSECTION ANGLES LESS THAN 60° SHOULD BE AVOIDED.
9.MINOR ADJUSTMENTS IN JOINT LOCATION MADE BY SHIFTING OF SKEWING TO MEET INLETS AND MANHOLES WILL IMPROVE PAVEMENT
PERFORMANCE.
10.WHEN THE PAVEMENT AREA HAS DRAINAGE STRUCTURES, PLACE JOINTS TO MEET THE STRUCTURES IF POSSIBLE.
25' B-B
TYP.
25' B-B
TYP.
A
A
A
RULE #9
RULE #9
N.T.S.
CONSTRUCTION BUTT JOINT
N.T.S.
EXPANSION JOINT (ISOLATION)N.T.S.
CONTROL JOINT (CONTRACTION)
N.T.S.
TYPICAL JOINT LAYOUT
CONCRETE
PAVEMENT T
3"
16"
4
1
/
2
"
9"
FUTURE
PAVEMENT
2"
8"
N.T.S.
PAVEMENT BAR
BARS EQUAL SIZE OF BARS
SPECIFIED IN PAVEMENT
REINFORCEMENT
STREET HEADER FOR FUTURE PAVEMENT
SEALED EXPANSION JOINT SEE
EXPANSION JOINT DETAIL THIS SHEET
N.T.S.
STREET HEADER AT EXISTING PAVEMENT
BARS EQUAL SIZE OF BARS
SPECIFIED IN PAVEMENT
REINFORCEMENT
PAVEMENT BAR
NO FORM
PA
V
E
M
E
N
T
TH
I
C
K
N
E
S
S
#4 X 24" DEFORMED DOWEL
AT SAME SPACING AS
PAVEMENT REINFORCEMENT
EXISTING CONCRETE PAVEMENT
3/4" DRILLED
HOLES BLOWN
CLEAN & DOWELS
COATED WITH
EPOXY RESIN
12
"
NO
FORM
12"
9"
(T
)
NEW PAVEMENT
N.T.S.
THICKENED PAVEMENT EDGE
BARS EQUAL SIZE OF BARS
SPECIFIED IN PAVEMENT
REINFORCEMENT
PAVEMENT BAR
NO FORM
PA
V
E
M
E
N
T
TH
I
C
K
N
E
S
S
#4 X 24" DEFORMED DOWEL
AT SAME SPACING AS
PAVEMENT REINFORCEMENT
12
"
NO
FORM
9"
(T
)
NEW PAVEMENT
AUSTIN LANDS,
LLC
803 W SOUTHLAKE %LVD, SUITE 100
SOUTHLAKE, TX 60 2
312-206-863
SHEET:
RE
V
:
DA
T
E
:
DE
S
C
R
I
P
T
I
O
N
:
LA
K
E
S
I
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S
T
A
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S
TR
A
C
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1
&
2
(6
8
.
0
A
C
.
)
C.
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A
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A
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.
N
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.
7
9
0
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C
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,
T
E
X
A
S
KIRKMAN ENGINEERING, LLC
5200 STATE HIGHWAY 121
COLLEYVILLE, TX 6034
TEXAS FIRM NO. 1584
JOB NUMBER:
ISSUE DATE:
SR322002
03/13/2024
E N G I N E E R I N G
P R E L I M I N A R Y
F O R R E V I E W O N L Y
T H E S E D O C UME N T S A R E F O R
D E S I G N R E V I E W O N L Y A N D
N O T I N T E N D E D F O R T H E
PURPOSES OF CONSTRUCTION,
B I D D I N G O R P E R M I T . T H E Y
W E R E P R E P A R E D B Y , O R
UNDE R THE S UP ER VI S IO N OF :
P.E.# 138740
JEREMY B. NELSON
DATE: 03/13/2024
C6.0
FI
L
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N
A
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E
:
PA
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:
3/
1
2
/
2
0
2
4
PAVING
DETAILS
22
28
EDGE TO EDGE
14
(TYP)
4:
1
M
A
X
4:1
MAX
RO
A
D
W
A
Y
C
L
P.
L
.
20
D
.
U
.
E
.
60
ROW
16
20
RESIDENTIAL TYPICAL SECTION
NTS
20
D
.
U
.
E
.
CLASS C - 6 3600 PSI
REIN. CONC. W No. 3 RE%AR
# 18 O.C.E.W.
8 LIME STA%ILI=ED
SU%GRADE PER CITY OF
SANGER STANDARDS
4:
1
M
A
X
4:1
MAX
P.
L
.
1
38
Item 3.
AUSTIN LANDS,
LLC
803 W SOUTHLAKE %LVD, SUITE 100
SOUTHLAKE, TX 60 2
312-206-863
SHEET:
RE
V
:
DA
T
E
:
DE
S
C
R
I
P
T
I
O
N
:
LA
K
E
S
I
D
E
E
S
T
A
T
E
S
TR
A
C
T
S
1
&
2
(6
8
.
0
A
C
.
)
C.
M
A
N
C
H
A
C
A
S
U
R
V
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Y
AB
S
.
N
O
.
7
9
0
CI
T
Y
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F
S
A
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G
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T
J
DE
N
T
O
N
C
O
U
N
T
Y
,
T
E
X
A
S
KIRKMAN ENGINEERING, LLC
5200 STATE HIGHWAY 121
COLLEYVILLE, TX 6034
TEXAS FIRM NO. 1584
JOB NUMBER:
ISSUE DATE:
SR322002
03/13/2024
E N G I N E E R I N G
P R E L I M I N A R Y
F O R R E V I E W O N L Y
T H E S E D O C UME N T S A R E F O R
D E S I G N R E V I E W O N L Y A N D
N O T I N T E N D E D F O R T H E
PURPOSES OF CONSTRUCTION,
B I D D I N G O R P E R M I T . T H E Y
W E R E P R E P A R E D B Y , O R
UNDE R THE S UP ER VI S IO N OF :
P.E.# 138740
JEREMY B. NELSON
DATE: 03/13/2024
C7.0
FI
L
E
N
A
M
E
:
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A
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DRAINAGE
DETAILS
39
Item 3.
NTS
PLAN VIEW
NOTES
1.Actual layout, size and location to be determined by Contractor.
2.The concrete washout sign shall be installed within 30 ft. of the temporary concrete washout facility.
3.Once concrete wastes are allowed to harden, the concrete should be broken up, removed and disposed of
properly. dispose of hardened concrete on a regular basis.
A
NTS
SECTION A-A
ISOMETRIC VIEW
NTS
10 MIL THICK
POLYETHYLENE
LINING
LATH AND
FLAGGING ON
ALL SIDESSANDBAG (TYP)
SLOPE (1:1 TYP.)
15' MIN.
15
'
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SANDBAG (TYP)
SLOPE (1:1 TYP.)10 MIL THICK
POLYETHYLENE
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24" MIN.
1
1
2'
1'
N.T.S.
TEMPORARY CONCRETE WASHOUT AREA
EROSION
CONTROL
DETAILS
AUSTIN LANDS,
LLC
803 W SOUTHLAKE %LVD, SUITE 100
SOUTHLAKE, TX 60 2
312-206-863
SHEET:
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KIRKMAN ENGINEERING, LLC
5200 STATE HIGHWAY 121
COLLEYVILLE, TX 6034
TEXAS FIRM NO. 1584
JOB NUMBER:
ISSUE DATE:
SR322002
03/13/2024
E N G I N E E R I N G
P R E L I M I N A R Y
F O R R E V I E W O N L Y
T H E S E D O C UME N T S A R E F O R
D E S I G N R E V I E W O N L Y A N D
N O T I N T E N D E D F O R T H E
PURPOSES OF CONSTRUCTION,
B I D D I N G O R P E R M I T . T H E Y
W E R E P R E P A R E D B Y , O R
UNDE R THE S UP ER VI S IO N OF :
P.E.# 138740
JEREMY B. NELSON
DATE: 03/13/2024
C8.0
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40
Item 3.
March 25, 2024
AVO 37449.004
Ms. Ramie Hammonds
Development Services Director/Building Official
City of Sanger
201 Bolivar Street
P.O. Box 1729
Sanger, Texas 76266
Re: Lakeside Estates Drainage Study -Review #1
Dear Ms. Hammonds,
Halff Associates, Inc. (Halff) was requested by the City of Sanger to review the final plat and drainage study
in support of the engineering plans for the Lakeside Estates located near the intersection of McReynolds
Road and FM 455 E. The subject tract is located within the City of Sanger’s ETJ. The submittal was
prepared by Kirkman Engineering and dated March, 2024. The preliminary plat and drainage comments
were found acceptable by Halff in September 2023.
We have completed our review and offer the following comments. Please address comments on attached
markups and in the Drianage Study and provide annotated responses on markups. Please note, not all
comments are written on letter since some comments are easier to show and explain on the markups.
Please annotate markup with responses. Please note, an accepted drainage study is required prior to plans
acceptance.
Drainage Study
1. The proposed increase in runoff will impact private property (ZOI-1). This is not allowed (DCSRR
IV.B). Please provide mitigation to reduce flows back to or less than existing or revise drainage to
prevent increases onto private property.
2. Existing and proposed ponds on site will need to be analyzed using computation model. HEC-
HMS is recommended.
3. Please note Lake Ray Roberts contains a flowage easement at elevation 645.5 ft . Please show
on plans.
4. Please note multiple storm frequencies must be analyzed for project areas with detention.
5. Please provide additional detail for the proposed pond:
a. Is it detention or retention?
b. Pond Layout details
c. Pond must have 1-ft of freeboard for the 100-year storm event
d. Provide calculations that proposed volume meets the Modified Rational Method, with
adjustment factors, required volume (Vmax) outlined in DCSRR IV.1.4
e. Outfall design and proposed discharge
f. Elevation vs Storage table
6. Ensure culverts have required 1-foot of freeboard for the 100-year storm event for SD-1 and SD-L.
7. Are there proposed culverts for the proposed driveway for the existing structure along HD-L?
41
Item 3.
Ramie Hammonds
City of Sanger
March 25, 2024
Page 2
If you have any questions or need additional information, please do not hesitate to call me at
(214) 937-3953.
Sincerely,
HALFF
TBPELS Firm No. 312
Parker C. Moore, P.E., CFM
Attachments:
• Plans markups
42
Item 3.
DRAINAGE REPORT FOR
LAKESIDE ESTATES IN
Sanger, Texas
March 8, 2024
Prepared by:
KCE Engineering, LLC
TBPE Firm #16940
Kamaron Erbatur, PE, M.Eng, CFM
kammy@kce‐eng.com
Prepared for:
TBPE Firm #15874
43
Item 3.
Drainage Report
Lakeside Estates – Sanger, Texas
March 8, 2024
Page | 2
Table of Contents
Introduction .................................................................................................................................. 3
Overall Hydrologic Analysis ........................................................................................................... 3
Hydraulic Modeling ..................................................................................................................... 13
Conclusions ................................................................................................................................. 20
Appendices ................................................................................................................................. 21
Appendix A – Exhibits .............................................................................................................. 21
Figure 1 – Location Map ...................................................................................................... 22
Figure 2 – Existing Drainage Area Map ................................................................................ 23
Figure 3 – Proposed Drainage Area Map ............................................................................. 24
Figure 4 – Hydraulic Key Map .............................................................................................. 25
Appendix B – Hydrologic Calculations ..................................................................................... 26
Lag Time Calculations .......................................................................................................... 27
Appendix C – Hydraulic Data ................................................................................................... 28
HD‐1 .................................................................................................................................... 29
HD‐L .................................................................................................................................... 30
SD‐1 ..................................................................................................................................... 32
SD‐L ..................................................................................................................................... 33
SD‐R1 ................................................................................................................................... 34
SD‐R2 ................................................................................................................................... 35
Appendix D – Construction Plans ............................................................................................ 36
Appendix E – Electronic Data .................................................................................................. 37
44
Item 3.
Drainage Report
Lakeside Estates – Sanger, Texas
March 8, 2024
Page | 3
Introduction
The proposed Project site is an approximately 68‐acre site located near the northeast corner of
FM 455 and McReynolds Rd in the city of Sanger, Texas, as shown in Appendix A – Figure 1. The
Project site is currently in use as a ranch and is proposed to be developed as a large‐lot
subdivision with the existing ranch house and surrounding buildings to remain. The proposed
minimum lot size is 2‐acres, and the construction plans for the infrastructure associated with the
development are designed by Kirkman Engineering (KE). KCE Engineering, LLC (KCE) will provide
guidance and stormwater runoff calculations for the proposed roadside ditches and culverts.
Per the FIRM 48121C0230G, revised April 18, 2011, there is not FEMA floodplain on the Project
site with the exception of the far west side where the Project extends into the Zone AE floodplain
of Lake Ray Roberts. The proposed construction plans for the Project site include the
construction of access roads and roadside ditches with each lot to provide more detailed design
as it develops.
The purpose of this drainage study is to determine the peak discharges for the required storm
events to the downstream zones of influence, to ensure no adverse hydrologic impacts to
adjacent properties, to determine the required driveway culvert sizes, and to provide HEC‐RAS
models of all proposed ditches with 10‐cfs or more of proposed stormwater runoff.
Overall Hydrologic Analysis
KCE used the existing contour data provided by Kirkman Engineering (KE) as well as the lidar
contour data to delineate the existing drainage areas. Since the Project site is at the top of the
watershed, there are numerous locations where the stormwater runoff leaves the Project site.
All stormwater runoff from the Project site reaches Lake Ray Roberts which has a 100‐year WSEL
of 646, but there are some intermediate properties prior to the stormwater runoff reaching Lake
Ray Roberts with the exception of the far west side of the Project site. At the far west side of the
Project site, the Project reaches the 100‐year floodplain of Lake Ray Roberts. At this location, the
Project site no longer has a hydrologic impact since the area of the Project site is much less than
the contributing drainage area of Lake Ray Roberts.
For the proposed drainage areas, the current construction plans include the grading required for
the access roads and roadside ditches with only minor grading within each proposed lot. As each
lot develops, they will need to provide their own detailed grading plan with the major divides
matching the divides from this drainage study. The existing and proposed drainage areas are
shown in Appendix A – Figures 2 and 3, respectively.
The time of concentration is defined as the time required for water to flow from the most
hydraulically remote point of the basin to the design point of interest. The path of travel is
divided into sheet flow, shallow concentrated flow, and open channel flow (or closed storm
Increases on private
property are not
allowed DCSRR IV.B
This assumes a peak
on peak scenario
which should not be
assumed
45
Item 3.
Drainage Report
Lakeside Estates – Sanger, Texas
March 8, 2024
Page | 4
system flow). The time of concentration for the existing and p roposed conditions were calculated
based on the SCS Publication Technical Release (TR‐55). The existing flowpaths are shown on
Appendix A – Figure 2, and the time of concentration calculations are shown in Appendix B. KCE
used a maximum overland flow length of 100‐ft and estimated the velocity in each concentrated
channel using the Manning’s equation. For the proposed conditions, KCE used a minimum time
of concentration of 15 minutes. Tables 1 and 2 below show the existing and proposed
stormwater runoff calculations for the Project site.
46
Item 3.
Drainage Report
Lakeside Estates – Sanger, Texas
March 8, 2024
Page | 5
Table 1 – Existing Runoff Calculations
Existing Hydrologic Calculations
DA
Designation Acres Single-
Family Pavement Open
Space
Weighted
C-Factor Tc I2 Q2 I5 Q5 I10 Q10 I25 Q25 I100 Q100
0.45 0.90 0.35 (min) (in/hr) (cfs) (in/hr) (cfs) (in/hr) (cfs) (in/hr) (cfs) (in/hr) (cfs)
EX-1 12.80 5% 0% 95% 0.36 18.7 3.47 15.79 4.36 19.81 4.95 22.51 5.79 26.29 7.18 32.62
EX-2 4.91 0% 0% 100% 0.35 7.9 5.17 8.89 6.26 10.75 7.06 12.13 8.19 14.08 9.97 17.13
EX-3 1.60 100% 0% 0% 0.45 7.0 5.41 3.89 6.50 4.68 7.33 5.28 8.50 6.12 10.32 7.43
EX-4 6.14 25% 0% 75% 0.38 5.9 5.73 13.18 6.84 15.75 7.71 17.74 8.93 20.55 10.80 24.86
EX-5 12.96 0% 0% 100% 0.35 7.5 5.27 23.93 6.36 28.86 7.18 32.56 8.33 37.77 10.12 45.91
EX-6 4.15 0% 0% 100% 0.35 6.5 5.55 8.06 6.65 9.66 7.50 10.89 8.69 12.62 10.53 15.30
EX-7 2.46 0% 0% 100% 0.35 6.3 5.61 4.83 6.71 5.78 7.57 6.51 8.77 7.55 10.62 9.14
EX-8 1.81 0% 0% 100% 0.35 6.0 5.70 3.61 6.81 4.31 7.67 4.86 8.89 5.63 10.75 6.81
EX-9 0.45 0% 0% 100% 0.35 8.9 4.94 0.78 6.00 0.95 6.78 1.07 7.87 1.24 9.60 1.51
EX-10 1.18 0% 10% 90% 0.41 8.2 5.10 2.44 6.18 2.95 6.97 3.33 8.09 3.87 9.85 4.71
EX-11 1.30 0% 10% 90% 0.41 9.4 4.83 2.54 5.88 3.10 6.65 3.50 7.72 4.07 9.43 4.97
EX-12 7.48 0% 10% 90% 0.41 12.2 4.31 13.06 5.31 16.09 6.01 18.21 7.00 21.19 8.60 26.04
EX-13 1.70 0% 0% 100% 0.35 6.5 5.55 3.30 6.65 3.96 7.50 4.46 8.69 5.17 10.53 6.27
EX-14 1.77 0% 0% 100% 0.35 10.5 4.61 2.86 5.64 3.50 6.38 3.95 7.42 4.60 9.08 5.63
EX-15 9.95 0% 5% 95% 0.38 9.8 4.75 17.83 5.79 21.76 6.55 24.60 7.61 28.58 9.30 34.94
EX-16 2.68 0% 5% 95% 0.38 8.5 5.03 5.09 6.10 6.17 6.89 6.97 8.00 8.09 9.75 9.86
EX-17 1.94 0% 5% 95% 0.38 7.2 5.35 3.92 6.45 4.72 7.27 5.32 8.43 6.18 10.24 7.50
The 2-, 5-, 10-, 25-, 50-, and 100-year storm
events (existing and proposed) must be analyzed
for sites requiring detention DCSRR IV.B
47
Item 3.
Drainage Report
Lakeside Estates – Sanger, Texas
March 8, 2024
Page | 6
Table 2 – Proposed Runoff Calculations
Proposed Hydrologic Calculations
DA
Designation Acres Single-
Family Pavement Open
Space
Weighted
C-Factor Tc I2 Q2 I5 Q5 I10 Q10 I25 Q25 I100 Q100
0.45 0.90 0.35 (min) (in/hr) (cfs) (in/hr) (cfs) (in/hr) (cfs) (in/hr) (cfs) (in/hr) (cfs)
DA1a 3.83 100% 0% 0% 0.45 15.0 3.90 6.72 4.85 8.36 5.50 9.47 6.41 11.05 7.91 13.64
DA1b 0.50 75% 25% 0% 0.56 15.0 3.90 1.10 4.85 1.36 5.50 1.55 6.41 1.80 7.91 2.23
DA2 0.46 100% 0% 0% 0.45 15.0 3.90 0.81 4.85 1.00 5.50 1.14 6.41 1.33 7.91 1.64
DA3 1.34 100% 0% 0% 0.45 15.0 3.90 2.35 4.85 2.92 5.50 3.31 6.41 3.86 7.91 4.77
DA4 2.06 100% 0% 0% 0.45 15.0 3.90 3.62 4.85 4.49 5.50 5.10 6.41 5.94 7.91 7.33
DA5 3.80 100% 0% 0% 0.45 15.0 3.90 6.67 4.85 8.29 5.50 9.40 6.41 10.96 7.91 13.53
DA6 0.75 100% 0% 0% 0.45 15.0 3.90 1.32 4.85 1.64 5.50 1.86 6.41 2.16 7.91 2.67
DA7a 1.98 100% 0% 0% 0.45 15.0 3.90 3.48 4.85 4.32 5.50 4.90 6.41 5.71 7.91 7.05
DA7b 2.96 100% 0% 0% 0.45 15.0 3.90 5.20 4.85 6.46 5.50 7.32 6.41 8.54 7.91 10.54
DA8 0.56 100% 0% 0% 0.45 15.0 3.90 0.98 4.85 1.22 5.50 1.39 6.41 1.62 7.91 1.99
DA9 0.52 100% 0% 0% 0.45 15.0 3.90 0.91 4.85 1.13 5.50 1.29 6.41 1.50 7.91 1.85
DA10 1.06 100% 0% 0% 0.45 15.0 3.90 1.86 4.85 2.31 5.50 2.62 6.41 3.06 7.91 3.77
DA11 0.28 100% 0% 0% 0.45 15.0 3.90 0.49 4.85 0.61 5.50 0.69 6.41 0.81 7.91 1.00
DA12 1.10 100% 0% 0% 0.45 15.0 3.90 1.93 4.85 2.40 5.50 2.72 6.41 3.17 7.91 3.92
DA13 1.69 100% 0% 0% 0.45 15.0 3.90 2.97 4.85 3.69 5.50 4.18 6.41 4.87 7.91 6.02
DA14 1.12 100% 0% 0% 0.45 15.0 3.90 1.97 4.85 2.44 5.50 2.77 6.41 3.23 7.91 3.99
DA15 1.27 100% 0% 0% 0.45 15.0 3.90 2.23 4.85 2.77 5.50 3.14 6.41 3.66 7.91 4.52
DA16 1.57 100% 0% 0% 0.45 15.0 3.90 2.76 4.85 3.43 5.50 3.88 6.41 4.53 7.91 5.59
DA17 0.43 100% 0% 0% 0.45 15.0 3.90 0.75 4.85 0.94 5.50 1.06 6.41 1.24 7.91 1.53
DA18 1.28 100% 0% 0% 0.45 15.0 3.90 2.25 4.85 2.79 5.50 3.17 6.41 3.69 7.91 4.56
DA19 0.81 100% 0% 0% 0.45 15.0 3.90 1.42 4.85 1.77 5.50 2.00 6.41 2.34 7.91 2.88
DA20 0.78 100% 0% 0% 0.45 15.0 3.90 1.37 4.85 1.70 5.50 1.93 6.41 2.25 7.91 2.78
DA21 2.68 0% 5% 95% 0.38 8.5 5.03 5.09 6.10 6.17 6.89 6.97 8.00 8.09 9.75 9.86
48
Item 3.
Drainage Report
Lakeside Estates – Sanger, Texas
March 8, 2024
Page | 7
Proposed Hydrologic Calculations
DA
Designation Acres Single-
Family Pavement Open
Space
Weighted
C-Factor Tc I2 Q2 I5 Q5 I10 Q10 I25 Q25 I100 Q100
0.45 0.90 0.35 (min) (in/hr) (cfs) (in/hr) (cfs) (in/hr) (cfs) (in/hr) (cfs) (in/hr) (cfs)
DA22 7.40 0% 5% 95% 0.38 9.8 4.75 13.26 5.79 16.19 6.55 18.29 7.61 21.26 9.30 25.99
DA24a 2.04 100% 0% 0% 0.45 15.0 3.90 3.58 4.85 4.45 5.50 5.05 6.41 5.88 7.91 7.26
DA24b 0.35 100% 0% 0% 0.45 15.0 3.90 0.61 4.85 0.76 5.50 0.87 6.41 1.01 7.91 1.25
DA24c 0.13 100% 0% 0% 0.45 15.0 3.90 0.23 4.85 0.28 5.50 0.32 6.41 0.37 7.91 0.46
DA25a 2.09 100% 0% 0% 0.45 15.0 3.90 3.67 4.85 4.56 5.50 5.17 6.41 6.03 7.91 7.44
DA25b 5.85 100% 0% 0% 0.45 15.0 3.90 10.27 4.85 12.76 5.50 14.47 6.41 16.87 7.91 20.83
DA26a 1.60 100% 0% 0% 0.45 15.0 3.90 2.81 4.85 3.49 5.50 3.96 6.41 4.61 7.91 5.70
DA26b 6.69 50% 0% 50% 0.40 15.0 3.90 10.44 4.85 12.97 5.50 14.71 6.41 17.15 7.91 21.17
DA27 2.92 100% 0% 0% 0.45 15.0 3.90 5.13 4.85 6.37 5.50 7.22 6.41 8.42 7.91 10.40
DA28 4.08 100% 0% 0% 0.45 15.0 3.90 7.16 4.85 8.90 5.50 10.09 6.41 11.77 7.91 14.53
DA29 2.49 100% 0% 0% 0.45 15.0 3.90 4.37 4.85 5.43 5.50 6.16 6.41 7.18 7.91 8.87
DA30 1.88 100% 0% 0% 0.45 15.0 3.90 3.30 4.85 4.10 5.50 4.65 6.41 5.42 7.91 6.69
DA31 1.21 0% 0% 100% 0.35 7.2 5.35 2.27 6.45 2.73 7.27 3.08 8.43 3.57 10.24 4.34
DA32 2.55 0% 10% 90% 0.41 10.0 4.71 4.86 5.75 5.94 6.50 6.71 7.55 7.80 9.24 9.54
49
Item 3.
Drainage Report
Lakeside Estates – Sanger, Texas
March 8, 2024
Page | 8
KCE then used the proposed grading to route the stormwater runoff along the proposed roadside
ditches to the downstream Zones of Influence (ZOI). KCE added design points along each
roadside ditch at the middle of the proposed pad sites to provide minimum required culvert sizes
for each pad. As these pads develop in the future, they will submit their own individual lot
grading plans along with the detailed grading required for the proposed culverts. At that time,
the minimum culvert size should be equivalent to the size modeled for each driveway culvert in
this drainage report.
The primary access for the Project site will be along Megaview Drive which is the current private
drive for the ranch. This road will be improved as part of this proposed Project with drainage
ditches graded on either side and an existing 4‐24” storm drain culvert replaced by 3‐30” culverts.
Just downstream of the culvert crossing at Megaview Drive is a private driveway with a 4‐24”
culvert crossing. KCE has set a ZOI at the upstream side of each culvert crossing to ensure that
there is no increase in the peak discharge to each culvert crossing and has included the offsite
area to each culvert in the overall calculations. KCE has used the proposed site and grading plans
to route the peak discharges along each proposed roadside ditch or channel. Table 3 below has
the existing routed flows to the existing culverts at Megaview Drive, Table 4 below shows the
proposed routed peak discharges along all the proposed ditches and channels, and Table 5 below
shows the comparison at the ZOIs between the existing and proposed conditions.
50
Item 3.
Drainage Report
Lakeside Estates – Sanger, Texas
March 8, 2024
Page | 9
Table 3 – Existing Routed Peak Discharges
100-yr Existing Routed Peak Discharges
Design Point Time of Concentration Calculations
I100
(in/hr)
Drainage Area
Q100
(cfs) From To
Inlet
Tc
(min)
Distance
(feet)
Velocity
(fps)
Travel
Time
(min)
DA
Incr.
Area
(ac)
Total
Area
(ac)
Runoff
C
Incr.
C x A
Total
C x A
Existing Megaview Drive
ZOI-11 ZOI-15 9.4 993 5.0 12.7 9.43 EX-11 1.30 1.30 0.41 0.53 0.53 5.0
ZOI-15 ZOI-16 12.7 66 5.0 12.9 8.46 EX-15 9.95 11.25 0.38 3.76 4.28 36.2
ZOI-16 - 12.9 5.0 12.9 8.40 EX-1O, EX-
16, EX-17 5.80 17.05 0.38 2.22 6.50 54.7
Table 4 – Proposed Routed Peak Discharges
100-yr Proposed Routed Peak Discharges
Design Point Time of Concentration Calculations
I100
(in/hr)
Drainage Area Q100
(cfs)
From To
Inlet
Tc
(min)
Distance
(feet)
Velocity
(fps)
Travel
Time
(min)
DA
Incr.
Area
(ac)
Total
Area
(ac)
Runoff
C
Incr.
C x A
Total
C x A
Hillside Drive Left Ditch
HD-L1 HD-L2 15.0 604 5.0 17.0 7.91 1/2 DA5 1.90 1.90 0.45 0.86 0.86 6.8
HD-L2 HD-L3 17.0 305 5.0 18.0 7.49 1/2 DA5 1.90 3.80 0.45 0.86 1.71 12.8
HD-L3 HD-L4 18.0 272 5.0 18.9 7.30 DA4 2.06 5.86 0.45 0.93 2.64 19.3
HD-L4 HD-L5 18.9 237 5.0 19.7 7.14 DA3 1.34 7.20 0.45 0.60 3.24 23.1
HD-L5 HD1 19.7 152 5.0 20.2 7.00 DA2 0.46 7.66 0.45 0.21 3.45 24.1
HD1 HD2 20.2 134 5.0 20.7 6.92 DA6, DA7a, DA7b,
DA8, DA9, DA10 7.83 15.49 0.45 3.52 6.97 48.2
HD2 ZOI-1 20.7 500 5.0 22.3 6.85 DA1b 0.50 15.99 0.56 0.28 7.25 49.7
51
Item 3.
Drainage Report
Lakeside Estates – Sanger, Texas
March 8, 2024
Page | 10
100-yr Proposed Routed Peak Discharges
Design Point Time of Concentration Calculations
I100
(in/hr)
Drainage Area Q100
(cfs)
From To
Inlet
Tc
(min)
Distance
(feet)
Velocity
(fps)
Travel
Time
(min)
DA
Incr.
Area
(ac)
Total
Area
(ac)
Runoff
C
Incr.
C x A
Total
C x A
ZOI-1 - 22.3 - 15.99 7.25 49.7
Hillside Drive Right Ditch
HD-R1 HD-R2 15.0 310 5.0 16.0 7.91 DA6 0.75 0.75 0.45 0.34 0.34 2.7
HD-R2 HD-R3 16.0 280 5.0 17.0 7.69 DA8 0.56 1.31 0.45 0.25 0.59 4.5
HD-R3 HD-R4 17.0 394 5.0 18.3 7.50 DA9 0.52 1.83 0.45 0.23 0.82 6.2
HD-R4 - 18.3 5.0 18.3 7.25 DA7a, DA7b,
DA10 6.00 7.83 0.45 2.70 3.52 25.6
Hillside Court Left Ditch
HC-L1 HC-L2 15.0 175 5.0 15.6 7.91 DA15 1.27 1.27 0.45 0.57 0.57 4.5
HC-L2 POND 15.6 84 5.0 15.9 7.79 DA14 1.12 2.39 0.45 0.50 1.08 8.4
POND ZOI-12 15.9 22 5.0 15.9 7.73 DA11, DA12,
DA13 3.07 5.46 0.45 1.38 2.46 19.0
ZOI-12 - 15.9 6.0 15.9 7.71 DA17 0.43 5.89 0.45 0.19 2.65 20.4
Hillside Court Right Ditch
HC-R1 HC-R2 15.0 250 5.0 15.8 7.91 DA11 0.28 0.28 0.45 0.13 0.13 1.0
HC-R2 POND 15.8 80 5.0 16.1 7.73 DA12 1.10 1.38 0.45 0.50 0.62 4.8
POND ZOI-12 16.1 22 5.0 16.2 7.68 DA13, DA14,
DA15 4.08 5.46 0.45 1.84 2.46 18.9
ZOI-12 - 16.2 6.0 16.2 7.66 DA17 0.43 5.89 0.45 0.19 2.65 20.3
DA7 Ditch
DA7-1 DA7-2 15.0 735 5.0 17.5 7.91 DA7a 1.98 1.98 0.45 0.89 0.89 7.0
52
Item 3.
Drainage Report
Lakeside Estates – Sanger, Texas
March 8, 2024
Page | 11
100-yr Proposed Routed Peak Discharges
Design Point Time of Concentration Calculations
I100
(in/hr)
Drainage Area Q100
(cfs)
From To
Inlet
Tc
(min)
Distance
(feet)
Velocity
(fps)
Travel
Time
(min)
DA
Incr.
Area
(ac)
Total
Area
(ac)
Runoff
C
Incr.
C x A
Total
C x A
DA7-2 ZOI-14 17.5 102 5.0 17.8 7.41 DA7b 2.96 4.94 0.45 1.33 2.22 16.5
ZOI-14 - 17.8 5.0 17.8 7.34 4.94 0.00 2.22 16.3
Megaview Right Ditch
MD-R1 ZOI-10 15.0 175 5.4 15.5 7.91 DA19 0.81 0.81 0.45 0.36 0.36 2.9
ZOI-10 ZOI-16 15.5 963 5.4 18.5 7.79 DA20 0.78 1.59 0.45 0.35 0.72 5.6
ZOI-16 - 18.5 5.0 18.5 7.21
DA18, DA21,
DA22, DA31,
DA32
15.12 16.71 0.39 5.84 6.55 47.3
Megaview Left Ditch
ZOI-11 ZOI-15 15.0 993 3.0 20.5 7.91 DA18 1.28 1.28 0.45 0.58 0.58 4.6
ZOI-15 ZOI-16 20.5 66 5.0 20.7 6.87 DA22, DA32 9.95 11.23 0.38 3.83 4.40 30.3
ZOI-16 - 20.7 5.0 20.7 6.84 DA19, DA20,
DA21, DA31 5.48 16.71 0.39 2.15 6.55 44.8
Sunrise Drive Left Ditch
SD-L1 SD-L2 15.0 178 6.0 15.5 7.91 DA24a 2.04 2.04 0.45 0.92 0.92 7.3
SD-L2 SD-L3 15.5 130 6.0 15.9 7.80 DA24b 0.35 2.39 0.45 0.16 1.08 8.4
SD-L3 SD-1 15.9 101 6.0 16.1 7.73 DA24c 0.13 2.52 0.45 0.06 1.13 8.8
SD-1 ZOI-5 16.1 383 6.0 17.2 7.67 DA25a, DA25b 7.94 10.46 0.45 3.57 4.71 36.1
ZOI-5 - 17.2 5.0 17.2 7.46 DA27 2.92 13.38 0.45 1.31 6.02 44.9
53
Item 3.
Drainage Report
Lakeside Estates – Sanger, Texas
March 8, 2024
Page | 12
Table 5 – ZOI Comparison
Contributing DA 100‐yr Peak Discharge (cfs)
ZOI Existing Proposed Existing Proposed
Proposed
‐ Existing
ZOI‐1 EX‐1
DA1b, DA2, DA3, DA4, DA5,
DA6, DA8, DA9, DA10 32.6 49.7 17.0
ZOI‐2 EX‐2 DA1a 17.1 13.6 ‐3.5
ZOI‐3 EX‐3 DA26a 7.4 5.7 ‐1.7
ZOI‐4 EX‐4 DA26b 24.9 21.2 ‐3.7
ZOI‐5 EX‐5
DA24a, DA24b, DA24c,
DA25a, DA25b, DA27 45.9 44.9 ‐1.0
ZOI‐6 EX‐6 DA28 15.3 14.5 ‐0.8
ZOI‐7 EX‐7 DA29 9.1 8.9 ‐0.3
ZOI‐8 EX‐8 DA30 6.8 6.7 ‐0.1
ZOI‐9 EX‐9 ‐ 1.5 0.0 ‐1.5
ZOI‐10 EX‐10 DA19, DA20a 4.7 5.6 0.9
ZOI‐11 EX‐11 DA18 5.0 4.6 ‐0.4
ZOI‐12 EX‐12
DA11, DA12, DA13, DA14,
DA15, DA17 26.0 20.4 ‐5.6
ZOI‐13 EX‐13 DA16 6.3 5.6 ‐0.7
ZOI‐14 EX‐14 ‐ 5.6 ‐5.6
ZOI‐15 EX‐11, EX‐15 DA18, DA22, DA32 36.2 30.3 ‐6.0
ZOI‐16 EX‐10, EX‐11, EX‐
15, EX‐16, EX‐17
DA18, DA19, DA20, DA21,
DA22, DA31, DA32 54.7 47.3 ‐7.4
Based on the comparison at each ZOI, there is a decrease in the 100‐year peak discharge at every
location except for at ZOI‐1 and ZOI‐10. Since ZOI‐1 is located within the FEMA 100‐year
floodplain (Zone AE) of Lake Ray Roberts, this local increase will have no impact on the actual
100‐year WSEL within Lake Ray Roberts. The slight increase 0.9‐cfs at ZOI‐10 should be contained
within the proposed roadside ditch along the east side of Megaview Dr. and there is a decrease
at the next design point downstream (ZOI‐16), therefore, there is not an adverse impact to other
properties.
The proposed increase in runoff will impact
private property. This is not allowed (DCSRR
IV.B). Please provide mitigation to reduce flows
back to or less than existing or revise drainage
to prevent increases onto private property.
54
Item 3.
Drainage Report
Lakeside Estates – Sanger, Texas
March 8, 2024
Page | 13
Hydraulic Modeling
Kirkman Engineering provided KCE with the proposed grading plans for the Project site as well as
the conceptual pad locations for each lot. KCE assumed that each lot would have a driveway at
the middle of the conceptual pad location and created HEC‐RAS models for all proposed ditches
conveying 10‐cfs or more. For any proposed driveways with a ditch that conveys less than 10‐
cfs, the minimum size driveway c ulvert should be 24”. The proposed culvert at the end of Hillside
Dr that outfalls towards the west should be a minimum of 2‐24”, the proposed culvert under
Megaview Dr. should be 2‐30”, and the culvert under Sunrise Dr that outfalls to the east should
be 3‐24”. If there is not enough cover for a standard culvert, traffic‐rated culverts may be
required.
The creek banks were set at the edge of road and the peak discharge was applied at the upstream
side of each proposed driveway or culvert. The United States Army Corps of Engineers HEC‐RAS
(version 6.4.1) program was used to calculate the proposed conditions for the channel through
Project site. Table 6 below shows the ditch names, the design points that correspond to each
flow change location in RAS, and the applied 100‐year peak discharge. Table 7 below shows the
minimum culvert size for each lot based on the RAS models, and Table 8 shows the RAS results
for each ditch. Please refer to Appendix C for the profiles and cross‐sections of each ditch, and
Appendix A – Figure 4 has the hydraulic key map.
55
Item 3.
Drainage Report
Lakeside Estates – Sanger, Texas
March 8, 2024
Page | 14
Table 6 – Design Point/RAS Comparison
Reach Junction RAS XS
Peak
Discharge
(cfs)
100‐yr
HD‐1
HD‐R4 9+13 25.6
HD1 7+88 48.2
HD2 6+17 49.7
HD‐L
HD‐L1 15+93 6.8
HD‐L2 10+13 12.8
HD‐L3 7+07 19.3
HD‐L4 4+32 23.1
HD‐L5 2+37 24.1
SC‐1 ZOI‐15 3+83 30.3
ZOI‐16 3+07 47.3
SD‐1
SD‐R1 11+01 28.3
SD‐1 10+40 36.1
ZOI‐5 7+71 44.9
SD‐L1
SD‐L1 7+21 7.3
SD‐L2 2+39 8.4
SD‐L3 1+30 8.8
SD‐R1 SD‐R1 6+37 7.4
SD‐R2 SD‐R1 4+65 20.8
56
Item 3.
Drainage Report
Lakeside Estates – Sanger, Texas
March 8, 2024
Page | 15
Table 7 – Minimum Culvert Sizes
Block Lot
Minimum
Culvert
Size
A
1 24"
2 24"
3 24"
4 24"
5 2‐24"
6 24"
7 24"
8 24"
9 2‐24"
10 2‐24"
11 3‐24"
12 3‐24"
B
1 24"
2 24"
3 2‐24"
4 24"
C
1 24"
2 24"
3 24"
4 24"
5 24"
6 24"
7 24"
57
Item 3.
Drainage Report
Lakeside Estates – Sanger, Texas
March 8, 2024
Page | 16
Table 8 – RAS Results
Reach River
Station
100‐yr
Q
(cfs)
WSEL
(ft)
Velocity
(fps)
HD‐1
913 25.6 659.24 0.95
909 25.6 659.18 1.89
908 Culvert
788 48.2 656.42 6.78
715 48.2 654.05 4.07
617 49.7 652.54 4.68
514 49.7 650.60 4.58
408 49.7 648.70 4.49
298 49.7 646.52 4.53
200 49.7 644.74 3.98
HD‐L
1593 6.8 715.72 3.13
1507 6.8 713.69 3.14
1417 6.8 711.69 3.15
1327 6.8 709.73 3.09
1240 6.8 707.70 3.17
1165 6.8 705.75 3.10
1089 6.8 703.73 3.07
1027 6.8 702.34 2.40
1013 12.8 702.34 1.47
1010 Culvert
993 12.8 701.47 3.50
975 12.8 700.85 3.62
905 12.8 698.96 3.52
844 12.8 695.93 3.60
798 12.8 692.93 3.59
753 12.8 689.98 3.62
722 12.8 687.97 3.58
707 19.3 687.52 2.06
704 Culvert
687 19.3 685.77 3.94
676 19.3 685.02 3.95
647 19.3 683.16 3.89
601 19.3 680.1 3.94
556 19.3 677.20 3.84
58
Item 3.
Drainage Report
Lakeside Estates – Sanger, Texas
March 8, 2024
Page | 17
Reach River
Station
100‐yr
Q
(cfs)
WSEL
(ft)
Velocity
(fps)
505 19.3 674.24 3.75
453 19.3 671.3 3.67
432 23.1 670.3 2.37
429 Culvert
414 23.1 668.97 4.08
400 23.1 668.26 3.78
365 23.1 666.32 3.82
329 23.1 664.35 3.88
294 23.1 662.99 2.38
256 23.1 662.81 2.53
237 24.1 662.75 2.32
235 Culvert
219 24.1 662.06 3.67
201 24.1 661.98 2.80
180 24.1 661.72 3.51
144 24.1 661.29 3.53
109 24.1 660.77 3.80
67 24.1 660.04 4.08
56 24.1 659.31 4.16
39 24.1 656.94 3.73
23 24.1 656.42 0.54
SC‐1
383 30.3 665.84 1.78
374 30.3 665.59 2.01
359 30.3 665.54 1.46
355 Proposed Culvert
317 30.3 664.52 0.27
312 30.3 664.52 0.42
307 47.3 664.50 1.17
287 Existing Culvert
254 47.3 662.99 1.82
238 47.3 662.88 2.04
189 47.3 661.99 2.35
147 47.3 660.98 2.17
SD‐1 1101 28.3 668.73 1.64
1100 28.3 668.69 2.11
1-ft freeboard is
required for culverts
DCSRR IV.3
59
Item 3.
Drainage Report
Lakeside Estates – Sanger, Texas
March 8, 2024
Page | 18
Reach River
Station
100‐yr
Q
(cfs)
WSEL
(ft)
Velocity
(fps)
1099.5 Culvert
1040 36.1 667.49 5.24
1022 36.1 665.88 4.08
998 36.1 664.02 3.92
972 36.1 661.97 4.01
940 36.1 659.43 4.07
908 36.1 656.96 4.06
872 36.1 654.14 4.00
824 36.1 652.40 3.70
771 44.9 650.71 3.66
730 44.9 649.70 3.39
684 44.9 648.71 3.02
650 44.9 648.32 3.80
SD‐L
721 7.3 718.74 3.17
665 7.3 717.04 2.96
617 7.3 714.02 3.05
575 7.3 709.89 3.16
534 7.3 705.05 3.07
493 7.3 699.97 3.23
449 7.3 694.68 3.26
427 7.3 692.13 3.25
416 7.3 691.50 1.09
413 Culvert
397 7.3 688.92 3.44
374 7.3 686.36 3.26
337 7.3 682.35 3.24
298 7.3 679.58 3.20
271 7.3 677.97 3.00
249 7.3 676.73 1.39
239 8.4 676.74 0.87
237 Culvert
221 8.4 674.62 3.81
192 8.4 673.01 3.08
165 8.4 672.02 3.02
142 8.4 671.13 2.94
130 8.8 671.13 0.93
1-ft freeboard is
required for culverts
DCSRR IV.3
60
Item 3.
Drainage Report
Lakeside Estates – Sanger, Texas
March 8, 2024
Page | 19
Reach River
Station
100‐yr
Q
(cfs)
WSEL
(ft)
Velocity
(fps)
128 Culvert
113 8.8 669.84 3.44
92 8.8 669.17 3.00
39 8.8 668.01 2.92
SD‐R1
637 7.4 717.78 3.14
580 7.4 714.77 3.22
526 7.4 710.92 3.09
472 7.4 705.73 3.23
423 7.4 700.93 3.21
370 7.4 695.74 3.23
321 7.4 690.66 3.25
266 7.4 684.73 3.26
224 7.4 679.76 3.25
183 7.4 675.03 3.09
151 7.4 672.01 3.08
121 7.4 669.94 3.01
93 7.4 668.85 3.07
55 7.4 668.63 0.72
42 7.4 668.62 0.86
40 Culvert
25 7.4 667.59 2.65
22 7.4 667.60 1.84
16 7.4 667.57 1.87
SD‐R2
465 20.8 696.97 4.02
414 20.8 695.30 3.88
399 20.8 694.83 2.02
391 20.8 694.84 1.27
387 Culvert
367 20.8 692.46 3.94
351 20.8 691.24 3.95
305 20.8 687.00 4.03
257 20.8 681.92 4.02
206 20.8 677.24 3.94
149 20.8 673.06 3.97
99 20.8 669.91 4.01
61
Item 3.
Drainage Report
Lakeside Estates – Sanger, Texas
March 8, 2024
Page | 20
Reach River
Station
100‐yr
Q
(cfs)
WSEL
(ft)
Velocity
(fps)
49 20.8 668.49 2.40
Conclusions
Kirkman Engineering and KCE coordinated on the drainage design for this proposed large‐lot
residential development. Based on the comparison of existing to proposed peak discharges at
each location where stormwater runoff leaves the Project site, there are decreases to all
locations except for ZOI‐1 which is located at the FEMA Zone AE floodplain of Lake Ray Roberts
and ZOI‐10 where the peak discharge will be contained within the proposed roadside ditch. KCE
has modeled all proposed ditches that convey more than 10‐cfs in HEC‐RAS to determine the
required culvert sizes for the future driveways and this information is provided in Table 7. As
each lot develops it will provide a detailed lot grading plan with the major divides the same as
the ones used in this drainage report.
If you have any questions or comments, please feel free to call.
Sincerely,
KCE Engineering, LLC
a Texas limited liability corporation
TBPE Reg. No. F‐16940
Kamaron Erbatur, P.E., M.Eng., CFM
Principal
62
Item 3.
Drainage Report
Lakeside Estates – Sanger, Texas
March 8, 2024
Appendices
Appendix A – Exhibits
63
Item 3.
$+
Project Location
Sources: Esri, HERE, Garmin, USGS, Intermap, INCREMENT P, NRCan, Esri Japan, METI, Esri China (Hong Kong), Esri Korea, Esri (Thailand), NGCC, (c)OpenStreetMap contributors, and the GIS User Community
0 1 2Miles
LAKESIDE ESTATESMARCH 2024
1 inch = 1 miles
LOCATIONMAP
FIGURE 1±
Legend
$+Location 64
Item 3.
EX
O
H
E
EX
O
H
E
EX
O
H
E
EX
O
H
E
ICV
ICV
ICVICV
ICVICVICV
ICV
ICV
ICV
ICV
ICV
ICV
ICV
SEPTIC LID
SEPTIC LID
SEPTIC LID
SEPTIC LIDSEPTIC LID
ICV
ICV
EX OHE
ICV
ICV
ICVICVICV
PP
PP
ELEC METER
TRANSFORMER
TPED
ELEC
TELE
FO
TRANSFORMER
TELE
WM
CO
CO
CO
CO
COCO
COGM
GV
ELEC
ELECPT
PT
TRANSFORMER
ELEC
PP
PP
TPED
ELEC BOX
ELEC BOX
ELEC. BOX
TRANSFORMER
MB
ZOI-1
ZOI-2
ZOI-14
ZOI-3 ZOI-4
ZOI-6
ZOI-7
ZOI-8
ZOI-9
ZOI-10ZOI-11
ZOI-12ZOI-13
ZOI-16
ZOI-15
ZOI-5
FIGURE 2 -
EXISTING
DRAINAGE AREA
MAP
LEGEND:
NO
R
T
H
300 0 600
GRAPHIC SCALE
LAKESIDE ESTATES
MARCH 2024
EX FLOWPATH-SHEET
EX FLOWPATH-SHALLOW
EX FLOWPATH-CHANNEL
LIDAR CONTOURS
DRAINAGE DIVIDES
SITE BOUNDARY
ZOI
NO
R
T
H
1 inch = 300 ft.
150 300
GRAPHIC SCALE
65
Item 3.
GM
GV
A
A
A
A
A
EX
O
H
E
EX
O
H
E
EX
O
H
E
EX
O
H
E
ICV
ICV
ICVICV
ICVICVICV
ICV
ICV
ICV
ICV
ICV
ICV
ICV
SEPTIC LID
SEPTIC LID
SEPTIC LID
SEPTIC LIDSEPTIC LID
ICV
ICV
EX OHE
ICV
ICV
ICVICVICV
PP
PP
ELEC METER
TRANSFORMER
TPED
ELEC
TELE
FO
TRANSFORMER
TELE
WM
CO
CO
CO
CO
COCO
COGM
GV
ELEC
ELECPT
PT
TRANSFORMER
ELEC
PP
PP
TPED
ELEC BOX
ELEC BOX
ELEC. BOX
TRANSFORMER
MB
ZOI-1
ZOI-2
ZOI-14
ZOI-3 ZOI-4
ZOI-6
ZOI-7
ZOI-8
ZOI-9
ZOI-10ZOI-11
ZOI-12ZOI-13
ZOI-16
ZOI-15
HD-L1
HD-L2HD-L3HD-L4
HD-L5
HD-R1HD-R2
HD-R3
HD-R4
HD1
HD2
DA7-1DA7-2
HC-L1
HC-L2
HC-R1
HC-R2
SD-L1
SD-L2
SD-L3
SD-R1
SD-1
MD-R1
ZOI-5
FIGURE 3 -
PROPOSED
DRAINAGE AREA
MAP
LEGEND:
NO
R
T
H
300 0 600
GRAPHIC SCALE
LAKESIDE ESTATES
MARCH 2024
LIDAR CONTOURS
MAJOR PROP CONTOURS
MINOR PROP CONTOURS
DRAINAGE DIVIDES
SITE BOUNDARY
ZOI
DESIGN POINTS
NO
R
T
H
1 inch = 300 ft.
150 300
GRAPHIC SCALE
Where is DA20a?
66
Item 3.
SD
-
R
2
SD-R
1
SD
-
L
SD
-
1
SC-1
HD-L
F
M
4
5
5
HD-1
Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AeroGRID, IGN, and the GIS User Community
Reg. #: F-16940
0 150 30075 Feet
Pa
t
h
:
D
:
\
G
I
S
\
P
r
o
j
e
c
t
s
\
5
5
0
-
L
a
k
e
s
i
d
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s
t
a
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e
s
\
F
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a
u
l
i
c
W
o
r
k
M
a
p
.
m
x
d
¯
LAKESIDE ESTATESHYDRAULIC KEY MAP
FIGURE PREPARED BY:
March 20244 CHECKED BY:KME
DATE:
OCE
PROJECT #:550
Legend
KCE_RAS_Proposed_Ditch_CL
FEMA Zone
AE
FLOODWAY
500yr
Proposed culverts
should be included in
RAS model, if
applicable
67
Item 3.
Drainage Report
Lakeside Estates – Sanger, Texas
March 8, 2024
Appendix B – Hydrologic Calculations
68
Item 3.
Drainage Report
Lakeside Estates – Sanger, Texas
March 8, 2024
Lag Time Calculations
69
Item 3.
Basin Name
Calculated Longest
Flowpath (ft)
(1)
Length
(ft)
(2)
Slope
(ft/ft)
(3)
Surface Type
(4)
Manning's n
(5)
TO (min)
(6)
Length
(ft)
(7)
Slope
(ft/ft)
(8)
Surface Type
(9)
K
(10)
TS (min)
(11)
Length
(ft)
(12)
Slope
(ft/ft)
(13)
Manning's n
(14) X-Section Type
Area (ft2)
(15)
WP (ft)
(16)
Channel
Velocity (f/s)
(17)
TH (min)
(19)
EX-1 1682 100 0.048 Grass 0.150 6.11 425 0.102 unpaved 16.1 1.37 1157 0.025 0.050 Ditch 33.00 35.00 4.30 4.48
264 0.004 unpaved 16.1 4.31
196 0.007 unpaved 16.1 2.42
Total TO (min)=6.11 Total TS (min)=8.11 Total TH (min)=4.48 18.7
EX-2 950 100 0.100 Grass 0.150 4.55 850 0.070 unpaved 16.1 3.32 4.00 0.00
Total TO (min)=4.55 Total TS (min)=3.32 Total TH (min)=0.00 7.9
EX-3 343 100 0.045 Grass 0.150 6.27 243 0.110 unpaved 16.1 0.76 4.00 0.00
Total TO (min)=6.27 Total TS (min)=0.76 Total TH (min)=0.00 7.0
EX-4 915 100 0.155 Grass 0.150 3.82 364 0.100 unpaved 16.1 1.19 451 0.056 0.050 Ditch 34.00 26.00 8.30 0.91
Total TO (min)=3.82 Total TS (min)=1.19 Total TH (min)=0.91 5.9
EX-5 1075 100 0.097 Grass 0.150 4.61 380 0.070 unpaved 16.1 1.48 595 0.035 0.050 Ditch 30.00 22.00 6.90 1.44
Total TO (min)=4.61 Total TS (min)=1.48 Total TH (min)=1.44 7.5
EX-6 683 100 0.118 Grass 0.150 4.26 583 0.074 unpaved 16.1 2.21 8.00 0.00
Total TO (min)=4.26 Total TS (min)=2.21 Total TH (min)=0.00 6.5
EX-7 662 100 0.123 Grass 0.150 4.19 562 0.076 unpaved 16.1 2.11 8.00 0.00
Total TO (min)=4.19 Total TS (min)=2.11 Total TH (min)=0.00 6.3
EX-8 592 100 0.117 Grass 0.150 4.28 492 0.087 unpaved 16.1 1.72 4.00 0.00
0.00
Total TO (min)=4.28 Total TS (min)=1.72 Total TH (min)=0.00 6.0
EX-9 390 100 0.028 Grass 0.150 7.58 290 0.050 unpaved 16.1 1.34 8.00 0.00
Total TO (min)=7.58 Total TS (min)=1.34 Total TH (min)=0.00 8.9
EX-10 368 100 0.032 Grass 0.150 7.18 268 0.070 unpaved 16.1 1.05 5.00 0.00
Total TO (min)=7.18 Total TS (min)=1.05 Total TH (min)=0.00 8.2
EX-11 569 100 0.030 Grass 0.150 7.37 395 0.049 unpaved 16.1 1.84 74 0.054 0.050 Ditch 8.00 12.25 5.20 0.24
Total TO (min)=7.37 Total TS (min)=1.84 Total TH (min)=0.24 9.4
EX-12 826 100 0.032 Grass 0.150 7.18 485 0.080 unpaved 16.1 1.77 22 0.360 0.050 Ditch 15.00 19.25 15.00 0.02
219 0.005 unpaved 16.1 3.20
Total TO (min)=7.18 Total TS (min)=4.97 Total TH (min)=0.02 12.2
EX-13 420 100 0.070 Grass 0.150 5.25 320 0.075 unpaved 16.1 1.21 8.00 0.00
Total TO (min)=5.25 Total TS (min)=1.21 Total TH (min)=0.00 6.5
EX-14 1003 100 0.025 Grass 0.150 7.93 240 0.080 unpaved 16.1 0.88 663 0.080 0.050 Ditch 20.00 18.50 6.40 1.73
Total TO (min)=7.93 Total TS (min)=0.88 Total TH (min)=1.73 10.5
Existing Time of Concentration
Basin Data Overland Flow Shallow Concentrated Flow Channel/Street Flow
Time of Conc.
Calc. (min)
(20)
TRAVEL TIME CALCULATIONS
70
Item 3.
Basin Name
Calculated Longest
Flowpath (ft)
(1)
Length
(ft)
(2)
Slope
(ft/ft)
(3)
Surface Type
(4)
Manning's n
(5)
TO (min)
(6)
Length
(ft)
(7)
Slope
(ft/ft)
(8)
Surface Type
(9)
K
(10)
TS (min)
(11)
Length
(ft)
(12)
Slope
(ft/ft)
(13)
Manning's n
(14) X-Section Type
Area (ft2)
(15)
WP (ft)
(16)
Channel
Velocity (f/s)
(17)
TH (min)
(19)
Existing Time of Concentration
Basin Data Overland Flow Shallow Concentrated Flow Channel/Street Flow
Time of Conc.
Calc. (min)
(20)
TRAVEL TIME CALCULATIONS
EX-15 997 100 0.079 Grass 0.150 5.00 709 0.038 unpaved 16.1 3.76 188 0.027 0.050 Ditch 15.00 19.25 3.00 1.04
Total TO (min)=5.00 Total TS (min)=3.76 Total TH (min)=1.04 9.8
EX-16 1121 100 0.070 Grass 0.150 5.25 142 0.070 unpaved 16.1 0.55 879 0.040 0.050 Ditch 23.00 20.00 5.40 2.71
Total TO (min)=5.25 Total TS (min)=0.55 Total TH (min)=2.71 8.5
EX-14 589 100 0.064 Grass 0.150 5.44 134 0.064 unpaved 16.1 0.55 355 0.032 0.050 Ditch 23.00 20.00 4.90 1.21
Total TO (min)=5.44 Total TS (min)=0.55 Total TH (min)=1.21 7.2
71
Item 3.
Drainage Report
Lakeside Estates – Sanger, Texas
March 8, 2024
Appendix C – Hydraulic Data
72
Item 3.
Drainage Report
Lakeside Estates – Sanger, Texas
March 8, 2024
HD‐1
73
Item 3.
0 100 200 300 400 500 600 700 800
640
645
650
655
660
665
Lakeside_Estates Plan: HD-1 3/8/2024
Main Channel Distance (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
WS 100yr
Ground
HD-1 Reach 1
74
Item 3.
0 50 100 150 200 250
657
658
659
660
661
662
663
664
Lakeside_Estates Plan: HD-1 3/8/2024
River = HD-1 Reach = Reach 1 RS = 913
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
WS 100yr
Ground
Ineff
Bank Sta
.05 .03 .05
0 50 100 150 200 250
657
658
659
660
661
662
663
Lakeside_Estates Plan: HD-1 3/8/2024
River = HD-1 Reach = Reach 1 RS = 909
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
WS 100yr
Ground
Ineff
Bank Sta
.05 .03 .05
75
Item 3.
0 50 100 150 200 250
657
658
659
660
661
662
663
Lakeside_Estates Plan: HD-1 3/8/2024
River = HD-1 Reach = Reach 1 RS = 908 Culv
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
WS 100yr
Ground
Ineff
Bank Sta
.05 .03 .05
0 20 40 60 80 100
655
656
657
658
659
660
661
Lakeside_Estates Plan: HD-1 3/8/2024
River = HD-1 Reach = Reach 1 RS = 788
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
WS 100yr
Ground
Ineff
Bank Sta
.05 .03 .05
76
Item 3.
0 10 20 30 40 50 60 70
653
654
655
656
657
658
Lakeside_Estates Plan: HD-1 3/8/2024
River = HD-1 Reach = Reach 1 RS = 715
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
WS 100yr
Ground
Bank Sta
.05 .03 .05
0 10 20 30 40 50 60 70
651.5
652.0
652.5
653.0
653.5
654.0
654.5
655.0
Lakeside_Estates Plan: HD-1 3/8/2024
River = HD-1 Reach = Reach 1 RS = 617
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
WS 100yr
Ground
Bank Sta
.05 .03 .05
77
Item 3.
0 20 40 60 80 100 120 140 160 180
649.5
650.0
650.5
651.0
651.5
652.0
652.5
653.0
Lakeside_Estates Plan: HD-1 3/8/2024
River = HD-1 Reach = Reach 1 RS = 514
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
WS 100yr
Ground
Bank Sta
.05 .03 .05
0 50 100 150 200
647.5
648.0
648.5
649.0
649.5
650.0
650.5
651.0
651.5
Lakeside_Estates Plan: HD-1 3/8/2024
River = HD-1 Reach = Reach 1 RS = 408
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
WS 100yr
Ground
Bank Sta
.05 .03 .05
78
Item 3.
0 50 100 150 200 250
645.0
645.5
646.0
646.5
647.0
647.5
648.0
648.5
649.0
Lakeside_Estates Plan: HD-1 3/8/2024
River = HD-1 Reach = Reach 1 RS = 298
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
WS 100yr
Ground
Bank Sta
.05 .03 .05
0 50 100 150 200
644.0
644.5
645.0
645.5
646.0
646.5
647.0
647.5
Lakeside_Estates Plan: HD-1 3/8/2024
River = HD-1 Reach = Reach 1 RS = 200
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
WS 100yr
Ground
Bank Sta
.05 .03 .05
79
Item 3.
Drainage Report
Lakeside Estates – Sanger, Texas
March 8, 2024
HD‐L
80
Item 3.
0 200 400 600 800 1000 1200 1400 1600
650
660
670
680
690
700
710
720
Lakeside_Estates Plan: HD-L 3/8/2024
Main Channel Distance (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
WS 100yr
Ground
HD-L Reach 1
81
Item 3.
0 5 10 15 20 25 30 35 40
715.0
715.5
716.0
716.5
717.0
717.5
718.0
718.5
Lakeside_Estates Plan: HD-L 3/8/2024
River = HD-L Reach = Reach 1 RS = 1593
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
WS 100yr
Ground
Bank Sta
.05 .03 .05
0 5 10 15 20 25 30 35 40
713.0
713.5
714.0
714.5
715.0
715.5
716.0
716.5
Lakeside_Estates Plan: HD-L 3/8/2024
River = HD-L Reach = Reach 1 RS = 1507
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
WS 100yr
Ground
Bank Sta
.05 .03 .05
82
Item 3.
0 5 10 15 20 25 30 35 40
711.0
711.5
712.0
712.5
713.0
713.5
714.0
714.5
Lakeside_Estates Plan: HD-L 3/8/2024
River = HD-L Reach = Reach 1 RS = 1417
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
WS 100yr
Ground
Bank Sta
.05 .03 .05
0 10 20 30 40
709
710
711
712
713
714
Lakeside_Estates Plan: HD-L 3/8/2024
River = HD-L Reach = Reach 1 RS = 1327
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
WS 100yr
Ground
Bank Sta
.05 .03 .05
83
Item 3.
0 10 20 30 40
707
708
709
710
711
712
Lakeside_Estates Plan: HD-L 3/8/2024
River = HD-L Reach = Reach 1 RS = 1240
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
WS 100yr
Ground
Bank Sta
.05 .03 .05
0 10 20 30 40
705.0
705.5
706.0
706.5
707.0
707.5
708.0
708.5
709.0
Lakeside_Estates Plan: HD-L 3/8/2024
River = HD-L Reach = Reach 1 RS = 1165
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
WS 100yr
Ground
Bank Sta
.05 .03 .05
84
Item 3.
0 10 20 30 40
703
704
705
706
707
708
Lakeside_Estates Plan: HD-L 3/8/2024
River = HD-L Reach = Reach 1 RS = 1089
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
WS 100yr
Ground
Bank Sta
.05 .03 .05
0 10 20 30 40 50
702
703
704
705
706
707
708
Lakeside_Estates Plan: HD-L 3/8/2024
River = HD-L Reach = Reach 1 RS = 1027
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
WS 100yr
Ground
Bank Sta
.05 .03 .05
85
Item 3.
0 10 20 30 40 50
701
702
703
704
705
706
707
708
Lakeside_Estates Plan: HD-L 3/8/2024
River = HD-L Reach = Reach 1 RS = 1013
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
WS 100yr
Ground
Ineff
Bank Sta
.05 .03 .05
0 10 20 30 40 50
700
702
704
706
708
710
Lakeside_Estates Plan: HD-L 3/8/2024
River = HD-L Reach = Reach 1 RS = 1010 Culv
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
WS 100yr
Ground
Ineff
Bank Sta
.05 .03 .05
86
Item 3.
0 10 20 30 40 50
701
702
703
704
705
706
707
708
Lakeside_Estates Plan: HD-L 3/8/2024
River = HD-L Reach = Reach 1 RS = 993
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
WS 100yr
Ground
Ineff
Bank Sta
.05 .03 .05
0 10 20 30 40 50
700
701
702
703
704
705
Lakeside_Estates Plan: HD-L 3/8/2024
River = HD-L Reach = Reach 1 RS = 975
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
WS 100yr
Ground
Bank Sta
.05 .03 .05
87
Item 3.
0 10 20 30 40 50
698
699
700
701
702
703
Lakeside_Estates Plan: HD-L 3/8/2024
River = HD-L Reach = Reach 1 RS = 905
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
WS 100yr
Ground
Bank Sta
.05 .03 .05
0 10 20 30 40
695
696
697
698
699
700
Lakeside_Estates Plan: HD-L 3/8/2024
River = HD-L Reach = Reach 1 RS = 844
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
WS 100yr
Ground
Bank Sta
.05 .03 .05
88
Item 3.
0 10 20 30 40 50
692
693
694
695
696
697
Lakeside_Estates Plan: HD-L 3/8/2024
River = HD-L Reach = Reach 1 RS = 798
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
WS 100yr
Ground
Bank Sta
.05 .03 .05
0 10 20 30 40 50
689
690
691
692
693
694
Lakeside_Estates Plan: HD-L 3/8/2024
River = HD-L Reach = Reach 1 RS = 753
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
WS 100yr
Ground
Bank Sta
.05 .03 .05
89
Item 3.
0 10 20 30 40 50
687
688
689
690
691
692
693
Lakeside_Estates Plan: HD-L 3/8/2024
River = HD-L Reach = Reach 1 RS = 722
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
WS 100yr
Ground
Bank Sta
.05 .03 .05
0 10 20 30 40 50
686
687
688
689
690
691
692
693
Lakeside_Estates Plan: HD-L 3/8/2024
River = HD-L Reach = Reach 1 RS = 707
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
WS 100yr
Ground
Ineff
Bank Sta
.05 .03 .05
90
Item 3.
0 10 20 30 40 50
686
688
690
692
694
Lakeside_Estates Plan: HD-L 3/8/2024
River = HD-L Reach = Reach 1 RS = 704 Culv
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
WS 100yr
Ground
Ineff
Bank Sta
.05 .03 .05
0 10 20 30 40 50
685
686
687
688
689
690
691
Lakeside_Estates Plan: HD-L 3/8/2024
River = HD-L Reach = Reach 1 RS = 687
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
WS 100yr
Ground
Ineff
Bank Sta
.05 .03 .05
91
Item 3.
0 10 20 30 40 50
684
685
686
687
688
689
690
Lakeside_Estates Plan: HD-L 3/8/2024
River = HD-L Reach = Reach 1 RS = 676
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
WS 100yr
Ground
Bank Sta
.05 .03 .05
0 10 20 30 40
682.0
682.5
683.0
683.5
684.0
684.5
685.0
685.5
686.0
686.5
Lakeside_Estates Plan: HD-L 3/8/2024
River = HD-L Reach = Reach 1 RS = 647
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
WS 100yr
Ground
Bank Sta
.05 .03 .05
92
Item 3.
0 10 20 30 40
679.0
679.5
680.0
680.5
681.0
681.5
682.0
682.5
683.0
Lakeside_Estates Plan: HD-L 3/8/2024
River = HD-L Reach = Reach 1 RS = 601
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
WS 100yr
Ground
Bank Sta
.05 .03 .05
0 10 20 30 40
676.5
677.0
677.5
678.0
678.5
679.0
679.5
680.0
680.5
Lakeside_Estates Plan: HD-L 3/8/2024
River = HD-L Reach = Reach 1 RS = 556
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
WS 100yr
Ground
Bank Sta
.05 .03 .05
93
Item 3.
0 10 20 30 40
673.5
674.0
674.5
675.0
675.5
676.0
676.5
677.0
Lakeside_Estates Plan: HD-L 3/8/2024
River = HD-L Reach = Reach 1 RS = 505
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
WS 100yr
Ground
Bank Sta
.05 .03 .05
0 10 20 30 40 50
670
671
672
673
674
675
Lakeside_Estates Plan: HD-L 3/8/2024
River = HD-L Reach = Reach 1 RS = 453
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
WS 100yr
Ground
Bank Sta
.05 .03 .05
94
Item 3.
0 10 20 30 40 50
669
670
671
672
673
674
Lakeside_Estates Plan: HD-L 3/8/2024
River = HD-L Reach = Reach 1 RS = 432
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
WS 100yr
Ground
Ineff
Bank Sta
.05 .03 .05
0 10 20 30 40 50
669
670
671
672
673
674
Lakeside_Estates Plan: HD-L 3/8/2024
River = HD-L Reach = Reach 1 RS = 429 Culv
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
WS 100yr
Ground
Ineff
Bank Sta
.05 .03 .05
95
Item 3.
0 10 20 30 40 50
668
669
670
671
672
673
Lakeside_Estates Plan: HD-L 3/8/2024
River = HD-L Reach = Reach 1 RS = 414
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
WS 100yr
Ground
Ineff
Bank Sta
.05 .03 .05
0 10 20 30 40 50
667.5
668.0
668.5
669.0
669.5
670.0
670.5
671.0
Lakeside_Estates Plan: HD-L 3/8/2024
River = HD-L Reach = Reach 1 RS = 400
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
WS 100yr
Ground
Bank Sta
.05 .03 .05
96
Item 3.
0 10 20 30 40 50
665.5
666.0
666.5
667.0
667.5
668.0
668.5
669.0
669.5
Lakeside_Estates Plan: HD-L 3/8/2024
River = HD-L Reach = Reach 1 RS = 365
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
WS 100yr
Ground
Bank Sta
.05 .03 .05
0 10 20 30 40
663.5
664.0
664.5
665.0
665.5
666.0
666.5
667.0
667.5
Lakeside_Estates Plan: HD-L 3/8/2024
River = HD-L Reach = Reach 1 RS = 329
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
WS 100yr
Ground
Bank Sta
.05 .03 .05
97
Item 3.
0 10 20 30 40 50
662
663
664
665
666
667
668
Lakeside_Estates Plan: HD-L 3/8/2024
River = HD-L Reach = Reach 1 RS = 294
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
WS 100yr
Ground
Bank Sta
.05 .03 .05
0 10 20 30 40
662.0
662.5
663.0
663.5
664.0
664.5
665.0
Lakeside_Estates Plan: HD-L 3/8/2024
River = HD-L Reach = Reach 1 RS = 256
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
WS 100yr
Ground
Bank Sta
.05 .03 .05
98
Item 3.
0 10 20 30 40 50
661.5
662.0
662.5
663.0
663.5
664.0
Lakeside_Estates Plan: HD-L 3/8/2024
River = HD-L Reach = Reach 1 RS = 237
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
WS 100yr
Ground
Ineff
Bank Sta
.05 .03 .05
0 10 20 30 40 50
661.0
661.5
662.0
662.5
663.0
663.5
664.0
Lakeside_Estates Plan: HD-L 3/8/2024
River = HD-L Reach = Reach 1 RS = 235 Culv
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
WS 100yr
Ground
Ineff
Bank Sta
.05 .03 .05
99
Item 3.
0 10 20 30 40 50
661.0
661.5
662.0
662.5
663.0
663.5
664.0
Lakeside_Estates Plan: HD-L 3/8/2024
River = HD-L Reach = Reach 1 RS = 219
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
WS 100yr
Ground
Ineff
Bank Sta
.05 .03 .05
0 10 20 30 40 50
661.0
661.5
662.0
662.5
663.0
663.5
664.0
Lakeside_Estates Plan: HD-L 3/8/2024
River = HD-L Reach = Reach 1 RS = 201
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
WS 100yr
Ground
Bank Sta
.05 .03 .05
100
Item 3.
0 10 20 30 40 50
661.0
661.5
662.0
662.5
663.0
663.5
664.0
Lakeside_Estates Plan: HD-L 3/8/2024
River = HD-L Reach = Reach 1 RS = 180
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
WS 100yr
Ground
Bank Sta
.05 .03 .05
0 10 20 30 40 50
660.0
660.5
661.0
661.5
662.0
662.5
663.0
Lakeside_Estates Plan: HD-L 3/8/2024
River = HD-L Reach = Reach 1 RS = 144
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
WS 100yr
Ground
Bank Sta
.05 .03 .05
101
Item 3.
0 10 20 30 40
660.0
660.5
661.0
661.5
662.0
662.5
Lakeside_Estates Plan: HD-L 3/8/2024
River = HD-L Reach = Reach 1 RS = 109
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
WS 100yr
Ground
Bank Sta
.05 .03 .05
0 10 20 30 40
659.0
659.5
660.0
660.5
661.0
661.5
662.0
Lakeside_Estates Plan: HD-L 3/8/2024
River = HD-L Reach = Reach 1 RS = 67
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
WS 100yr
Ground
Bank Sta
.05 .03 .05
102
Item 3.
0 10 20 30 40 50
658.0
658.5
659.0
659.5
660.0
660.5
661.0
661.5
Lakeside_Estates Plan: HD-L 3/8/2024
River = HD-L Reach = Reach 1 RS = 56
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
WS 100yr
Ground
Bank Sta
.05 .03 .05
0 10 20 30 40 50 60
656
657
658
659
660
661
Lakeside_Estates Plan: HD-L 3/8/2024
River = HD-L Reach = Reach 1 RS = 39
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
WS 100yr
Ground
Bank Sta
.05 .03 .05
103
Item 3.
0 20 40 60 80
655
656
657
658
659
660
661
Lakeside_Estates Plan: HD-L 3/8/2024
River = HD-L Reach = Reach 1 RS = 23
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
WS 100yr
Ground
Bank Sta
.05 .03 .05
104
Item 3.
Drainage Report
Lakeside Estates – Sanger, Texas
March 8, 2024
SC‐1
105
Item 3.
0 50 100 150 200 250
660
661
662
663
664
665
666
667
Lakeside_Estates Plan: SC-1 3/8/2024
Main Channel Distance (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
WS 100yr
Ground
SC-1 Reach 1
106
Item 3.
0 50 100 150 200 250
665
666
667
668
669
670
Lakeside_Estates Plan: SC-1 3/8/2024
River = SC-1 Reach = Reach 1 RS = 383
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
WS 100yr
Ground
Bank Sta
.06 .05 .06
0 50 100 150 200 250 300
665
666
667
668
669
Lakeside_Estates Plan: SC-1 3/8/2024
River = SC-1 Reach = Reach 1 RS = 374
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
WS 100yr
Ground
Bank Sta
.06 .05 .06
107
Item 3.
0 50 100 150 200 250 300
664
665
666
667
668
Lakeside_Estates Plan: SC-1 3/8/2024
River = SC-1 Reach = Reach 1 RS = 359
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
WS 100yr
Ground
Ineff
Bank Sta
.06 .05 .06
0 50 100 150 200 250 300
663
664
665
666
667
668
Lakeside_Estates Plan: SC-1 3/8/2024
River = SC-1 Reach = Reach 1 RS = 355 Culv
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
WS 100yr
Ground
Ineff
Bank Sta
.06 .05 .06
108
Item 3.
0 50 100 150 200 250 300
663
664
665
666
667
668
Lakeside_Estates Plan: SC-1 3/8/2024
River = SC-1 Reach = Reach 1 RS = 317
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
WS 100yr
Ground
Bank Sta
.06 .05 .06
0 50 100 150 200 250 300
663
664
665
666
667
668
Lakeside_Estates Plan: SC-1 3/8/2024
River = SC-1 Reach = Reach 1 RS = 312
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
WS 100yr
Ground
Bank Sta
.06 .05 .06
109
Item 3.
0 50 100 150 200 250 300
662
663
664
665
666
667
668
Lakeside_Estates Plan: SC-1 3/8/2024
River = SC-1 Reach = Reach 1 RS = 307
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
WS 100yr
Ground
Ineff
Bank Sta
.06 .05 .06
0 50 100 150 200 250 300
662
663
664
665
666
667
668
Lakeside_Estates Plan: SC-1 3/8/2024
River = SC-1 Reach = Reach 1 RS = 287 Culv
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
WS 100yr
Ground
Ineff
Bank Sta
.06 .05 .06
110
Item 3.
0 50 100 150 200
661
662
663
664
665
666
Lakeside_Estates Plan: SC-1 3/8/2024
River = SC-1 Reach = Reach 1 RS = 254
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
WS 100yr
Ground
Ineff
Bank Sta
.06 .05 .06
0 50 100 150 200
662.0
662.5
663.0
663.5
664.0
664.5
665.0
665.5
666.0
Lakeside_Estates Plan: SC-1 3/8/2024
River = SC-1 Reach = Reach 1 RS = 238
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
WS 100yr
Ground
Bank Sta
.06 .05 .06
111
Item 3.
0 20 40 60 80 100 120 140 160
661.0
661.5
662.0
662.5
663.0
663.5
664.0
664.5
Lakeside_Estates Plan: SC-1 3/8/2024
River = SC-1 Reach = Reach 1 RS = 189
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
WS 100yr
Ground
Bank Sta
.06 .05 .06
0 20 40 60 80 100 120
660.0
660.5
661.0
661.5
662.0
662.5
Lakeside_Estates Plan: SC-1 3/8/2024
River = SC-1 Reach = Reach 1 RS = 147
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
WS 100yr
Ground
Bank Sta
.06 .05 .06
112
Item 3.
Drainage Report
Lakeside Estates – Sanger, Texas
March 8, 2024
SD‐1
113
Item 3.
0 100 200 300 400 500
645
650
655
660
665
670
Lakeside_Estates Plan: SD-1 3/8/2024
Main Channel Distance (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
WS 100yr
Ground
SD-1 Reach 1
114
Item 3.
0 50 100 150 200
667.0
667.5
668.0
668.5
669.0
Lakeside_Estates Plan: SD-1 3/8/2024
River = SD-1 Reach = Reach 1 RS = 1101
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
WS 100yr
Ground
Ineff
Bank Sta
.05 .03 .05
0 50 100 150 200
667.0
667.5
668.0
668.5
669.0
Lakeside_Estates Plan: SD-1 3/8/2024
River = SD-1 Reach = Reach 1 RS = 1100
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
WS 100yr
Ground
Ineff
Bank Sta
.05 .03 .05
115
Item 3.
0 50 100 150 200
667
668
669
670
671
672
Lakeside_Estates Plan: SD-1 3/8/2024
River = SD-1 Reach = Reach 1 RS = 1099.5 Culv
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
WS 100yr
Ground
Ineff
Bank Sta
.05 .03 .05
0 50 100 150 200
666.5
667.0
667.5
668.0
668.5
669.0
669.5
670.0
670.5
Lakeside_Estates Plan: SD-1 3/8/2024
River = SD-1 Reach = Reach 1 RS = 1040
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
WS 100yr
Ground
Ineff
Bank Sta
.05 .03 .05
116
Item 3.
0 5 10 15 20 25
665.0
665.5
666.0
666.5
667.0
667.5
Lakeside_Estates Plan: SD-1 3/8/2024
River = SD-1 Reach = Reach 1 RS = 1022
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
WS 100yr
Ground
Bank Sta
.05 .03 .05
0 5 10 15 20 25
663.0
663.2
663.4
663.6
663.8
664.0
Lakeside_Estates Plan: SD-1 3/8/2024
River = SD-1 Reach = Reach 1 RS = 998
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
WS 100yr
Ground
Bank Sta
.05 .03 .05
117
Item 3.
0 5 10 15 20 25
661.0
661.2
661.4
661.6
661.8
662.0
Lakeside_Estates Plan: SD-1 3/8/2024
River = SD-1 Reach = Reach 1 RS = 972
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
WS 100yr
Ground
Bank Sta
.05 .03 .05
0 5 10 15 20 25 30 35 40
658.4
658.6
658.8
659.0
659.2
659.4
659.6
659.8
660.0
Lakeside_Estates Plan: SD-1 3/8/2024
River = SD-1 Reach = Reach 1 RS = 940
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
WS 100yr
Ground
Bank Sta
.05 .03 .05
118
Item 3.
0 5 10 15 20 25 30 35 40
656.0
656.5
657.0
657.5
658.0
658.5
Lakeside_Estates Plan: SD-1 3/8/2024
River = SD-1 Reach = Reach 1 RS = 908
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
WS 100yr
Ground
Bank Sta
.05 .03 .05
0 10 20 30 40
653.0
653.5
654.0
654.5
655.0
655.5
656.0
656.5
Lakeside_Estates Plan: SD-1 3/8/2024
River = SD-1 Reach = Reach 1 RS = 872
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
WS 100yr
Ground
Bank Sta
.05 .03 .05
119
Item 3.
0 10 20 30 40
651.8
652.0
652.2
652.4
652.6
652.8
653.0
653.2
Lakeside_Estates Plan: SD-1 3/8/2024
River = SD-1 Reach = Reach 1 RS = 824
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
WS 100yr
Ground
Bank Sta
.05 .03 .05
0 10 20 30 40 50 60 70
650.0
650.2
650.4
650.6
650.8
651.0
651.2
651.4
651.6
Lakeside_Estates Plan: SD-1 3/8/2024
River = SD-1 Reach = Reach 1 RS = 771
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
WS 100yr
Ground
Bank Sta
.05 .03 .05
120
Item 3.
0 20 40 60 80
649.0
649.5
650.0
650.5
651.0
651.5
Lakeside_Estates Plan: SD-1 3/8/2024
River = SD-1 Reach = Reach 1 RS = 730
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
WS 100yr
Ground
Bank Sta
.05 .03 .05
0 10 20 30 40 50 60
648.0
648.5
649.0
649.5
650.0
650.5
Lakeside_Estates Plan: SD-1 3/8/2024
River = SD-1 Reach = Reach 1 RS = 684
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
WS 100yr
Ground
Bank Sta
.05 .03 .05
121
Item 3.
0 20 40 60 80
647.0
647.5
648.0
648.5
649.0
649.5
Lakeside_Estates Plan: SD-1 3/8/2024
River = SD-1 Reach = Reach 1 RS = 650
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
WS 100yr
Ground
Bank Sta
.05 .03 .05
122
Item 3.
Drainage Report
Lakeside Estates – Sanger, Texas
March 8, 2024
SD‐L
123
Item 3.
0 100 200 300 400 500 600 700
660
670
680
690
700
710
720
Lakeside_Estates Plan: SD-L 3/8/2024
Main Channel Distance (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
WS 100yr
Ground
SD-L Reach 1
124
Item 3.
0 5 10 15 20 25 30 35 40
718
719
720
721
722
723
724
Lakeside_Estates Plan: SD-L 3/8/2024
River = SD-L Reach = Reach 1 RS = 721
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
WS 100yr
Ground
Bank Sta
.05 .03 .05
0 5 10 15 20 25 30 35 40
716
717
718
719
720
721
722
Lakeside_Estates Plan: SD-L 3/8/2024
River = SD-L Reach = Reach 1 RS = 665
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
WS 100yr
Ground
Bank Sta
.05 .03 .05
125
Item 3.
0 5 10 15 20 25 30 35
713.5
714.0
714.5
715.0
715.5
716.0
716.5
Lakeside_Estates Plan: SD-L 3/8/2024
River = SD-L Reach = Reach 1 RS = 617
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
WS 100yr
Ground
Bank Sta
.05 .03 .05
0 5 10 15 20 25 30 35 40
709.0
709.5
710.0
710.5
711.0
711.5
712.0
712.5
Lakeside_Estates Plan: SD-L 3/8/2024
River = SD-L Reach = Reach 1 RS = 575
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
WS 100yr
Ground
Bank Sta
.05 .03 .05
126
Item 3.
0 5 10 15 20 25 30 35 40
704.5
705.0
705.5
706.0
706.5
707.0
707.5
Lakeside_Estates Plan: SD-L 3/8/2024
River = SD-L Reach = Reach 1 RS = 534
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
WS 100yr
Ground
Bank Sta
.05 .03 .05
0 5 10 15 20 25 30 35 40
699.0
699.5
700.0
700.5
701.0
701.5
702.0
702.5
Lakeside_Estates Plan: SD-L 3/8/2024
River = SD-L Reach = Reach 1 RS = 493
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
WS 100yr
Ground
Bank Sta
.05 .03 .05
127
Item 3.
0 5 10 15 20 25 30 35
694.0
694.5
695.0
695.5
696.0
696.5
697.0
697.5
Lakeside_Estates Plan: SD-L 3/8/2024
River = SD-L Reach = Reach 1 RS = 449
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
WS 100yr
Ground
Bank Sta
.05 .03 .05
0 5 10 15 20 25 30 35 40
691.5
692.0
692.5
693.0
693.5
694.0
694.5
Lakeside_Estates Plan: SD-L 3/8/2024
River = SD-L Reach = Reach 1 RS = 427
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
WS 100yr
Ground
Bank Sta
.05 .03 .05
128
Item 3.
0 5 10 15 20 25 30 35 40
690.0
690.5
691.0
691.5
692.0
692.5
693.0
693.5
Lakeside_Estates Plan: SD-L 3/8/2024
River = SD-L Reach = Reach 1 RS = 416
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
WS 100yr
Ground
Ineff
Bank Sta
.05 .03 .05
0 5 10 15 20 25 30 35 40
690.0
690.5
691.0
691.5
692.0
692.5
693.0
693.5
Lakeside_Estates Plan: SD-L 3/8/2024
River = SD-L Reach = Reach 1 RS = 413 Culv
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
WS 100yr
Ground
Ineff
Bank Sta
.05 .03 .05
129
Item 3.
0 5 10 15 20 25 30 35 40
688
689
690
691
692
693
Lakeside_Estates Plan: SD-L 3/8/2024
River = SD-L Reach = Reach 1 RS = 397
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
WS 100yr
Ground
Ineff
Bank Sta
.05 .03 .05
0 5 10 15 20 25 30 35 40
685.5
686.0
686.5
687.0
687.5
688.0
688.5
689.0
Lakeside_Estates Plan: SD-L 3/8/2024
River = SD-L Reach = Reach 1 RS = 374
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
WS 100yr
Ground
Bank Sta
.05 .03 .05
130
Item 3.
0 5 10 15 20 25 30 35 40
681.5
682.0
682.5
683.0
683.5
684.0
684.5
685.0
685.5
Lakeside_Estates Plan: SD-L 3/8/2024
River = SD-L Reach = Reach 1 RS = 337
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
WS 100yr
Ground
Bank Sta
.05 .03 .
0
5
0 5 10 15 20 25 30 35
679.0
679.5
680.0
680.5
681.0
681.5
682.0
Lakeside_Estates Plan: SD-L 3/8/2024
River = SD-L Reach = Reach 1 RS = 298
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
WS 100yr
Ground
Bank Sta
.05 .03 .05
131
Item 3.
0 5 10 15 20 25 30 35 40
677.5
678.0
678.5
679.0
679.5
680.0
Lakeside_Estates Plan: SD-L 3/8/2024
River = SD-L Reach = Reach 1 RS = 271
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
WS 100yr
Ground
Bank Sta
.05 .03 .05
0 5 10 15 20 25 30 35 40
676.0
676.5
677.0
677.5
678.0
678.5
Lakeside_Estates Plan: SD-L 3/8/2024
River = SD-L Reach = Reach 1 RS = 249
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
WS 100yr
Ground
Bank Sta
.05 .03 .05
132
Item 3.
0 5 10 15 20 25 30 35 40
675.0
675.5
676.0
676.5
677.0
677.5
678.0
Lakeside_Estates Plan: SD-L 3/8/2024
River = SD-L Reach = Reach 1 RS = 239
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
WS 100yr
Ground
Ineff
Bank Sta
.05 .03 .05
0 5 10 15 20 25 30 35 40
675.0
675.5
676.0
676.5
677.0
677.5
678.0
Lakeside_Estates Plan: SD-L 3/8/2024
River = SD-L Reach = Reach 1 RS = 237 Culv
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
WS 100yr
Ground
Ineff
Bank Sta
.05 .03 .05
133
Item 3.
0 5 10 15 20 25 30 35 40
670
675
680
685
690
695
Lakeside_Estates Plan: SD-L 3/8/2024
River = SD-L Reach = Reach 1 RS = 221
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
WS 100yr
Ground
Ineff
Bank Sta
.05 .03 .05
0 5 10 15 20 25 30 35 40
672.5
673.0
673.5
674.0
674.5
675.0
675.5
Lakeside_Estates Plan: SD-L 3/8/2024
River = SD-L Reach = Reach 1 RS = 192
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
WS 100yr
Ground
Bank Sta
.05 .03 .05
134
Item 3.
0 5 10 15 20 25 30 35 40
671.5
672.0
672.5
673.0
673.5
674.0
Lakeside_Estates Plan: SD-L 3/8/2024
River = SD-L Reach = Reach 1 RS = 165
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
WS 100yr
Ground
Bank Sta
.05 .03 .05
0 5 10 15 20 25 30 35 40
670.5
671.0
671.5
672.0
672.5
673.0
Lakeside_Estates Plan: SD-L 3/8/2024
River = SD-L Reach = Reach 1 RS = 142
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
WS 100yr
Ground
Bank Sta
.05 .03 .05
135
Item 3.
0 5 10 15 20 25 30 35 40
670.0
670.5
671.0
671.5
672.0
672.5
Lakeside_Estates Plan: SD-L 3/8/2024
River = SD-L Reach = Reach 1 RS = 130
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
WS 100yr
Ground
Ineff
Bank Sta
.05 .03 .05
0 5 10 15 20 25 30 35 40
670.0
670.5
671.0
671.5
672.0
672.5
Lakeside_Estates Plan: SD-L 3/8/2024
River = SD-L Reach = Reach 1 RS = 128 Culv
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
WS 100yr
Ground
Ineff
Bank Sta
.05 .03 .05
136
Item 3.
0 5 10 15 20 25 30 35 40
669.0
669.5
670.0
670.5
671.0
671.5
672.0
Lakeside_Estates Plan: SD-L 3/8/2024
River = SD-L Reach = Reach 1 RS = 113
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
WS 100yr
Ground
Ineff
Bank Sta
.05 .03 .05
0 5 10 15 20 25 30 35 40
668.5
669.0
669.5
670.0
670.5
671.0
671.5
Lakeside_Estates Plan: SD-L 3/8/2024
River = SD-L Reach = Reach 1 RS = 92
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
WS 100yr
Ground
Bank Sta
.05 .03 .05
137
Item 3.
0 10 20 30 40 50
667.5
668.0
668.5
669.0
669.5
670.0
Lakeside_Estates Plan: SD-L 3/8/2024
River = SD-L Reach = Reach 1 RS = 39
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
WS 100yr
Ground
Bank Sta
.05 .03 .05
138
Item 3.
Drainage Report
Lakeside Estates – Sanger, Texas
March 8, 2024
SD‐R1
139
Item 3.
0 100 200 300 400 500 600 700
660
670
680
690
700
710
720
Lakeside_Estates Plan: SD-R1 3/8/2024
Main Channel Distance (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
WS 100yr
Ground
SD-R1 Reach 1
140
Item 3.
0 10 20 30 40 50
717.0
717.5
718.0
718.5
719.0
719.5
720.0
720.5
721.0
Lakeside_Estates Plan: SD-R1 3/8/2024
River = SD-R1 Reach = Reach 1 RS = 637
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
WS 100yr
Ground
Bank Sta
.05 .03 .05
0 10 20 30 40 50
714
715
716
717
718
719
Lakeside_Estates Plan: SD-R1 3/8/2024
River = SD-R1 Reach = Reach 1 RS = 580
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
WS 100yr
Ground
Bank Sta
.05 .03 .05
141
Item 3.
0 10 20 30 40 50
710
711
712
713
714
715
Lakeside_Estates Plan: SD-R1 3/8/2024
River = SD-R1 Reach = Reach 1 RS = 526
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
WS 100yr
Ground
Bank Sta
.05 .03 .05
0 10 20 30 40
705.0
705.5
706.0
706.5
707.0
707.5
708.0
708.5
Lakeside_Estates Plan: SD-R1 3/8/2024
River = SD-R1 Reach = Reach 1 RS = 472
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
WS 100yr
Ground
Bank Sta
.05 .03 .05
142
Item 3.
0 5 10 15 20 25 30 35 40
700.0
700.5
701.0
701.5
702.0
702.5
703.0
703.5
Lakeside_Estates Plan: SD-R1 3/8/2024
River = SD-R1 Reach = Reach 1 RS = 423
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
WS 100yr
Ground
Bank Sta
.05 .03 .05
0 5 10 15 20 25 30 35 40
695.0
695.5
696.0
696.5
697.0
697.5
698.0
698.5
Lakeside_Estates Plan: SD-R1 3/8/2024
River = SD-R1 Reach = Reach 1 RS = 370
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
WS 100yr
Ground
Bank Sta
.05 .03 .05
143
Item 3.
0 5 10 15 20 25 30 35
690.0
690.5
691.0
691.5
692.0
692.5
693.0
693.5
Lakeside_Estates Plan: SD-R1 3/8/2024
River = SD-R1 Reach = Reach 1 RS = 321
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
WS 100yr
Ground
Bank Sta
.05 .03 .05
0 5 10 15 20 25 30 35 40
684.0
684.5
685.0
685.5
686.0
686.5
687.0
687.5
Lakeside_Estates Plan: SD-R1 3/8/2024
River = SD-R1 Reach = Reach 1 RS = 266
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
WS 100yr
Ground
Bank Sta
.05 .03 .05
144
Item 3.
0 5 10 15 20 25 30 35 40
679.0
679.5
680.0
680.5
681.0
681.5
682.0
682.5
Lakeside_Estates Plan: SD-R1 3/8/2024
River = SD-R1 Reach = Reach 1 RS = 224
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
WS 100yr
Ground
Bank Sta
.05 .03 .05
0 5 10 15 20 25 30 35 40
674.5
675.0
675.5
676.0
676.5
677.0
677.5
Lakeside_Estates Plan: SD-R1 3/8/2024
River = SD-R1 Reach = Reach 1 RS = 183
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
WS 100yr
Ground
Bank Sta
.05 .03 .05
145
Item 3.
0 5 10 15 20 25 30 35 40
671.5
672.0
672.5
673.0
673.5
674.0
674.5
675.0
Lakeside_Estates Plan: SD-R1 3/8/2024
River = SD-R1 Reach = Reach 1 RS = 151
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
WS 100yr
Ground
Bank Sta
.05 .03 .05
0 5 10 15 20 25 30 35 40
669.5
670.0
670.5
671.0
671.5
672.0
672.5
673.0
Lakeside_Estates Plan: SD-R1 3/8/2024
River = SD-R1 Reach = Reach 1 RS = 121
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
WS 100yr
Ground
Bank Sta
.05 .03 .05
146
Item 3.
0 10 20 30 40
668.0
668.5
669.0
669.5
670.0
670.5
671.0
671.5
672.0
672.5
Lakeside_Estates Plan: SD-R1 3/8/2024
River = SD-R1 Reach = Reach 1 RS = 93
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
WS 100yr
Ground
Bank Sta
.05 .03 .05
0 10 20 30 40 50
667
668
669
670
671
672
673
Lakeside_Estates Plan: SD-R1 3/8/2024
River = SD-R1 Reach = Reach 1 RS = 55
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
WS 100yr
Ground
Bank Sta
.05 .03 .05
147
Item 3.
0 10 20 30 40 50 60 70
667
668
669
670
671
672
673
Lakeside_Estates Plan: SD-R1 3/8/2024
River = SD-R1 Reach = Reach 1 RS = 42
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
WS 100yr
Ground
Ineff
Bank Sta
.
0
5
.03 .05
0 10 20 30 40 50 60 70
667
668
669
670
671
672
673
Lakeside_Estates Plan: SD-R1 3/8/2024
River = SD-R1 Reach = Reach 1 RS = 40 Culv
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
WS 100yr
Ground
Ineff
Bank Sta
.
0
5
.03 .05
148
Item 3.
0 10 20 30 40 50 60
667
668
669
670
671
672
673
Lakeside_Estates Plan: SD-R1 3/8/2024
River = SD-R1 Reach = Reach 1 RS = 25
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
WS 100yr
Ground
Ineff
Bank Sta
.05 .03 .05
0 10 20 30 40 50 60
667
668
669
670
671
672
673
Lakeside_Estates Plan: SD-R1 3/8/2024
River = SD-R1 Reach = Reach 1 RS = 22
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
WS 100yr
Ground
Bank Sta
.05 .03 .05
149
Item 3.
0 10 20 30 40 50 60
667
668
669
670
671
672
Lakeside_Estates Plan: SD-R1 3/8/2024
River = SD-R1 Reach = Reach 1 RS = 16
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
WS 100yr
Ground
Bank Sta
.05 .03 .05
150
Item 3.
Drainage Report
Lakeside Estates – Sanger, Texas
March 8, 2024
SD‐R2
151
Item 3.
0 100 200 300 400 500
665
670
675
680
685
690
695
700
Lakeside_Estates Plan: SD-R2 3/8/2024
Main Channel Distance (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
WS 100yr
Ground
SD-R2 Reach 1
152
Item 3.
0 10 20 30 40 50 60
696
697
698
699
700
701
702
Lakeside_Estates Plan: SD-R2 3/8/2024
River = SD-R2 Reach = Reach 1 RS = 465
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
WS 100yr
Ground
Bank Sta
.05 .03 .05
0 10 20 30 40 50
694
695
696
697
698
699
700
Lakeside_Estates Plan: SD-R2 3/8/2024
River = SD-R2 Reach = Reach 1 RS = 414
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
WS 100yr
Ground
Bank Sta
.05 .03 .05
153
Item 3.
0 10 20 30 40 50 60 70 80
692
694
696
698
700
702
704
Lakeside_Estates Plan: SD-R2 3/8/2024
River = SD-R2 Reach = Reach 1 RS = 399
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
WS 100yr
Ground
Bank Sta
.05 .03 .05
0 10 20 30 40 50 60 70
692
694
696
698
700
702
Lakeside_Estates Plan: SD-R2 3/8/2024
River = SD-R2 Reach = Reach 1 RS = 391
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
WS 100yr
Ground
Ineff
Bank Sta
.05 .03 .05
154
Item 3.
0 10 20 30 40 50 60 70
692
694
696
698
700
702
Lakeside_Estates Plan: SD-R2 3/8/2024
River = SD-R2 Reach = Reach 1 RS = 387 Culv
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
WS 100yr
Ground
Ineff
Bank Sta
.05 .03 .05
0 10 20 30 40 50 60 70
691
692
693
694
695
696
697
698
699
Lakeside_Estates Plan: SD-R2 3/8/2024
River = SD-R2 Reach = Reach 1 RS = 367
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
WS 100yr
Ground
Ineff
Bank Sta
.05 .03 .05
155
Item 3.
0 10 20 30 40 50 60
690
691
692
693
694
695
696
697
Lakeside_Estates Plan: SD-R2 3/8/2024
River = SD-R2 Reach = Reach 1 RS = 351
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
WS 100yr
Ground
Bank Sta
.05 .03 .05
0 10 20 30 40 50
686
687
688
689
690
691
Lakeside_Estates Plan: SD-R2 3/8/2024
River = SD-R2 Reach = Reach 1 RS = 305
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
WS 100yr
Ground
Bank Sta
.05 .03 .05
156
Item 3.
0 10 20 30 40 50
681
682
683
684
685
686
Lakeside_Estates Plan: SD-R2 3/8/2024
River = SD-R2 Reach = Reach 1 RS = 257
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
WS 100yr
Ground
Bank Sta
.05 .03 .05
0 5 10 15 20 25 30 35
676.0
676.5
677.0
677.5
678.0
678.5
679.0
679.5
Lakeside_Estates Plan: SD-R2 3/8/2024
River = SD-R2 Reach = Reach 1 RS = 206
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
WS 100yr
Ground
Bank Sta
.
0
5
.03 .05
157
Item 3.
0 5 10 15 20 25 30 35 40
672.0
672.5
673.0
673.5
674.0
674.5
675.0
Lakeside_Estates Plan: SD-R2 3/8/2024
River = SD-R2 Reach = Reach 1 RS = 149
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
WS 100yr
Ground
Bank Sta
.05 .03 .05
0 5 10 15 20 25 30 35
669.0
669.5
670.0
670.5
671.0
671.5
672.0
Lakeside_Estates Plan: SD-R2 3/8/2024
River = SD-R2 Reach = Reach 1 RS = 99
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
WS 100yr
Ground
Bank Sta
.05 .03 .05
158
Item 3.
0 5 10 15 20 25 30 35 40
667.5
668.0
668.5
669.0
669.5
670.0
Lakeside_Estates Plan: SD-R2 3/8/2024
River = SD-R2 Reach = Reach 1 RS = 49
Station (ft)
El
e
v
a
t
i
o
n
(
f
t
)
Legend
WS 100yr
Ground
Bank Sta
.05 .03 .05
159
Item 3.
Drainage Report
Lakeside Estates – Sanger, Texas
March 8, 2024
Appendix D – Construction Plans
160
Item 3.
Drainage Report
Lakeside Estates – Sanger, Texas
March 8, 2024
Appendix E – Electronic Data
161
Item 3.
PLANNING & ZONING COMMISSION
COMMUNICATION
DATE: April 8, 2024
FROM: Ramie Hammonds, Development Services Director
AGENDA ITEM:
Consideration and possible action on an amendment to Ordinance No. 04-11-22
to extend the boundaries of Planned Development (PD 04-11-22) and rezone
said tract from (A) Agricultural to PD Planned Development for approximately
21.17 acres of land described as A0029A R BEEBE, 65B, within the City of
Sanger, and generally located south of FM 455 and east of Indian Lane, and to
further amend certain requirements with the Planned Development.
SUMMARY:
The applicant has acquired additional acreage adjacent to PD 04-11-22
The applicant is proposing to rezone the additional acreage of approximately 21.17 acres from
Agricultural (A) to Planned Development (PD).
The applicant has amended some of the language and requirements in PD 04-11-22. Below are the
changes the applicant is proposing:
o Added language to Community Features to allow metal or wood as accent materials for
entry monuments, screening walls, and community signage. Originally was only brick or
stone.
o Decreased the Garden lot depth from 120 feet to 110 feet and the overall size of the lot
from 4800 square feet to 4400 square feet.
o Decreased the depth of the cul-de-sac lots from the original 120 feet to 95 feet. The
minimum lot square footage still applies.
o Decreased Manor Lot housing square footage from minimum 1800 square feet to minimum
1650 square feet.
o For Manor Lots increased the maximum total lot count below 2000 square feet from 15% to
20%.
o For Garden Lots increased the maximum total lot count below 1650 square feet from 15%
to 20%.
o Increased maximum height for single family attached from 35 feet to 40 feet.
o Added language to single family attached that all dwellings will be either front entry from a
public street or rear entry from an alleyway.
o In Single Family attached reduced side yard setback adjacent a street on a corner from 20
feet to 10 feet.
o Added language for single family attached that end units abutting a common area will have
a side yard setback of 5 feet.
o Single family attached add language that the minimum rear yard setback for front entry lots
shall be 10 feet excluding porches and architectural features and all rear entry lots shall be
20 feet. Porches and architectural features may extend 5 feet into rear setback.
o Amended parking text to state 2 parking spaces per unit within required garage and a
minimum 20-foot driveway for additional parking beyond the garage.
o Added language to single family attached that guest parking will be provide within site at a
ratio of 1 space per 4 units.
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Item 4.
o Added language in Multi-family that the maximum building height shall be 3 stories or 45
feet.
o In lieu of side yard walls on corner lots requiring the 25% doors and windows they will
require minimum 2 windows or doors totaling 25 square feet. Side yard fencing facing
residential streets and the adjacent gate return shall be stained cedar board-on-board
fencing with a decorative top cap and metal posts with posts and hardware on the internal
side of the fence. The fence will be set back a minimum of 10’ and a maximum of 15’. If a
window of any size is not installed on the side of the house between the front build line and
the fence return, a minimum 3 gallons shrubs at a spacing of 4’ on center will be planted. In
addition one 3” caliper eastern read cedar or other evergreen tree species shall be planted
at the midpoint between the front build line and fence.
The parkland/open space was increased from 83.78 acres to 86.69.
The dedicated parkland was decreased from 59.7 acres to 38.50 acres.
The Multi-family acreage was decreased from 18.469 acres to 15 acres.
The added 21.17 acreage will increase Garden lots (40’ x110’) from 158 to 299, Manor Lots (50’ x
120’) from 541 to 603, and Estate Lots (60’ x 120’) from 46 to 54. This increases the total lot count
from 875 to 1086. Townhomes remained the same at 130 lots.
The trail system increased from 2.56 miles to 3.02 miles.
Altered roadway configuration on concept plan.
Staff mailed out 65 public hearing notices to owners of properties within 200 feet of the subject
property and received 4 responses at the time of this report. One in favor and three opposed.
FISCAL INFORMATION:
Budgeted: N/A Amount: N/A GL Account: N/A
RECOMMENDED MOTION OR ACTION:
Staff recommends APPROVAL.
ATTACHMENTS:
Location Map
Revised PD
Legal Description
Lane Ranch Concept Map
Lane Ranch Park Plan
Application
Letter of Intent
Original Approved PD
Response Form 1 – In favor
Response Form 1 – Opposed
Response Form 2 – Opposed
Response Form 3 - Opposed
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Item 4.
347.329 ACRE LANE RANCH
PD SUMMARY
Purpose Statement - To amend PD 04-11-22 and establish a quality master planned multi-
phase and multiple product residential and commercial community for the property described
by metes and bounds on Exhibit “A” (the “Property”) of this PD Ordinance. Development and
use of the Property shall comply with the Sanger Zoning Ordinance as it existed on the date of
its adoption on August 3, 1987 and subsequent amended (the "The Zoning Ordinance") and
this PD ordinance. In the event of a conflict between the Zoning Ordinance and this PD
Ordinance, this PD ordinance shall control.
PROPOSED USES
Single Family (210.499 Acres)
Approximately 190.299 acres are proposed as single-family detached uses and 20.20 acres as
single family attached (townhome).
Business District (50.14 Acres)
Approximately 50.14 acres are proposed as local business and retail. Within this area we also
anticipate approximately 8 acres of assisted living along with 15 acres of multi-family.
Open Space/Floodplain (86.69 Acres)
Approximately 86.69 acres of proposed open space, park area and floodplain.
COMMUNITY FEATURES
The hardscape within the community shall include entry monuments, screening walls and
community signage constructed primarily of brick and stone. Wood and metal elements can be
used to add interest. Signs shall not be within the sight visibility triangles.
A mandatory homeowners association shall be established to own and maintain the private open
spaces, common areas and greenbelts; all private landscape improvements; dog parks and dog
waste stations, perimeter masonry and tubular steel fencing; entry monuments and signage. The
homeowner’s association shall maintain on street parking spaces within a street right-of-way
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and any parking spaces located within a common area lot. Private trails and sidewalks shall be
constructed within a pedestrian access easement and owned and maintained by the HOA.
The 100-year floodplain shall be designated as a public drainage easement within the Public
Parkland dedication. Maintenance responsibility shall be identified on the plat using the City of
Sanger Standard drainage easement inscription.
RESIDENTIAL LAND USES
I. Lot Sizes, Setbacks, etc. for Single Family Detached. Except as otherwise provided
below, detached single family residences shall comply with Section 53, “R-1”
RESIDENTIAL DISTRICT -1 of the Zoning Ordinance, subject to the following changes:
A. Minimum Lot Width, Depth, and Size.
The Estate Lots:
The minimum lot width shall be 60 feet. The minimum lot depth shall be 120 feet. The
minimum lot size shall be 7,200 square feet.
The Manor Lots:
The minimum lot width shall be 50 feet. The minimum lot depth shall be 120 feet. The
minimum lot size shall be 6,000 square feet.
The Garden Lots:
The minimum lot width shall be 40 feet. The minimum lot depth shall be 120 feet. The
minimum lot size shall be 4,800 square feet.
B. Lot Depths for Cul-de-Sac and Eyebrow Lots.
The minimum lot depth for all lots within any proposed residential use along a cul-de-sac
or eyebrow may have a reduced lot depth of 95 feet. The lot minimum square footage still
applies.
C. Minimum House Size.
The Estate Lots:
The minimum air-conditioned area within each residence shall be 2,250 square feet.
The Manor Lots:
The minimum air-conditioned area within each residence shall be 1,650 square feet. The
Manor Lots shall place a limit of 20% of the total lot count to be below 2,000 square feet. No
more than 10% shall be between 1,650 square feet to 1,800 square feet.
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The Garden Lots:
The minimum air-conditioned area within each residence shall be 1,500 square feet. Garden
Lots shall place a limit of 20% of the total lot count to be below 1,650 square feet.
D. Maximum Height.
The maximum building height shall be 2 stories or 35 feet.
E. Front Yard Setback.
The minimum front yard building setback for all lots shall be 25 feet. Front porches and
architectural features such as stoops, overhangs, courtyard walls, masonry chimneys and
bay windows may extend into the front yard a maximum of five feet.
F. Side Yard Setback.
The minimum side yard building setback shall be five feet (5’) on each side. A side yard
adjacent to a street on a corner lot shall always have a minimum ten-foot (10’) side yard
building setback.
G. Rear Yard Setback.
The minimum rear yard building setback for all lots shall be 20 feet from the rear facade of
the residence (excluding porches and projecting architectural features) to the rear lot line.
Porches and architectural features such as stoops, overhangs, courtyard walls, masonry
chimneys and bay windows may extend into the rear yard a maximum of five feet (5’).
H. Maximum Lot Coverage.
The maximum lot coverage will be 65% for any residential lot.
I. Garages.
An enclosed parking area of at least four hundred square feet shall be provided for a garage
(this does not count towards the minimum house size). The face of a garage door must be
located at least 20 feet from the street right-of-way line that the garage door faces. The
garage door does not have to be behind the street facing façade of the house. Split garage
doors with a separate door for each vehicle bay are not required.
J. Design Elements
All residential dwellings will meet the City of Sanger Exterior Façade Design Criteria
Manual as adopted on October 7, 2019, except as noted below:
1.3 Garages shall be a minimum of 400 square feet. Any garage facing a public street may
not extend more than 15 feet beyond the house front or front porch, whichever is closer.
On non-typical lots where site constraints are present, a variance to the maximum 15 feet
garage extension beyond house front may be approved by the Director of Development
Services or through an alternative façade permit application by the City Council.
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1.4 All walls, except gabled roof areas, which are on the front façade and face a street other
than an alley must contain at least 25% of the wall space in windows and doors. The garage
door shall count as a “door” towards the 25% requirement.
In lieu of side yard walls on corner lots requiring windows and doors comprising of 25%
of the wall space, a corner lot shall comply with the following:
1. A side yard wall on a corner lot facing a street shall consist of at least 2 windows or
doors totaling 25 square feet in aggregate area.
2. On corner lots, side yard fencing facing residential streets and the adjacent gate
return, shall be a stained 6-foot-tall cedar board-on-board fence with a decorative top cap
and metal posts. Posts and hardware shall be on the internal side of the fence and not viewed
from the public ROW.
3. On corner lots, fencing facing a collector or arterial street shall be a 6-foot masonry
wall with columns.
4. On corner lots, front fencing or gates that face a primary street shall be set back from
the front façade a minimum of 10 feet but no more than 15 feet.
5. If a window of any size is not installed on the side of a house on a corner lot between
the front build line and side yard fence return, shrubs of a minimum of 3 gallons in size shall
be planted between front build line and fence return at a spacing of 4 feet on center. In
addition, one 3-inch caliper eastern red cedar (Juniperus virginiana), or other evergreen tree
species approved by the Director of Development Services, shall be planted at the
longitudinal midpoint between the front build line and fence return.
II. Lot Sizes, Setbacks, etc. for Single Family Attached. Except as otherwise provided
below, attached single family residences shall comply with Section 57, “TH”
TOWNHOME RESIDENTIAL DISTRICT of the Zoning Ordinance, subject to the
following changes:
A. Minimum Lot Width, Depth, and Size.
The minimum lot width shall be 22 feet. The minimum lot depth shall be 90 feet. The
minimum lot size shall be 1,980 square feet.
B. Minimum House Size.
The minimum air-conditioned area within each residence shall be 1,300 square feet.
C. Maximum Height.
The maximum building height shall be 2 stories or 40 feet.
D. Driveway/Garage Locations.
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All residential dwellings shall be either front entry from a public street, or rear entry from an
alleyway.
E. Front Yard Setback.
The minimum front yard building setback for all lots shall be 20 feet. Front porches and
architectural features such as stoops, overhangs, courtyard walls, masonry chimneys and
bay windows may extend into the front yard a maximum of five feet.
F. Side Yard Setback.
The minimum side yard building setback shall be seven and one-half feet (7.5’) on each side.
A side yard adjacent to a street on a corner lot shall always have a minimum ten-foot (10’)
side yard building setback. For end dwelling units that abut a common area lot rather than
an alley or street right of way, the minimum side yard setback adjacent to the common area
lot shall be 5 feet.
G. Rear Yard Setback.
The minimum rear yard building setback for all front entry lots shall be 10 feet from the
rear facade of the residence (excluding porches and projecting architectural features) to the
rear lot line. All rear entry lots shall have a 20-foot setback from the garage to the alley
right-of-way. Porches and architectural features such as stoops, overhangs, courtyard walls,
masonry chimneys and bay windows may extend into the rear yard a maximum of five feet
(5’).
H. Maximum Lot Coverage.
The maximum lot coverage shall not apply to any townhomes.
I. Parking.
Two off-street parking spaces shall be provided per unit within the required garage. All
residential dwellings shall have a minimum 20-foot driveway for additional parking beyond
the garage.
Guest parking will be provided within the site at a ratio of 1 space per 4 units.
J. Design Elements
All residential dwellings will meet the City of Sanger Exterior Façade Design Criteria
Manual as adopted on October 7, 2019, except as noted below:
1.3 Have attached garages with a minimum of 400 square feet. Any garage facing a public
street may not extend more than 15 feet beyond the house front. On non-typical lots
where site constraints are present, a variance to the maximum 15 feet garage extension
beyond house front may be approved by the Director of Development Services or through
an alternative façade permit application by the City Council.
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1.4 All walls, except gabled roof areas, which are on the front façade and face a street other
than an alley must contain at least 25% of the wall space in windows and doors. The garage
door will count as a “door” towards the 25% requirement.
III. Lot Sizes, Setbacks, etc. for Multi-Family. Except as otherwise provided below,
Multi-Family residences shall comply with Section 19, “MF-2” MULTI-FAMILY
RESIDENTIAL DISTRICT – 2 of the Zoning Ordinance., subject to the following
changes:
A. Maximum Height.
The maximum building height shall be 3 stories or 45 feet.
IV. General Conditions.
A. For the purposes of determining compliance with the lot width requirements, lot widths
shall be measured at the rear of the required front yard setback as shown on the Final Plats.
B. Sidewalks may be located outside of the public right-of-way if located within an adjacent
open space lot with a pedestrian access easement to provide for meandering sidewalks and
trails that may be located within adjacent common area lots or to preserve existing trees
along perimeter roads.
V. Residential Single Family Detached Landscape Requirements. Except as otherwise
provided below, landscape requirements shall comply with Section 48, Landscape Regulations
of the Zoning Ordinance, subject to the following changes:
The following requirements apply to single family residential development:
A. Each single-family residence shall have an irrigation system in the front yard and street
corner side yard with a freeze sensor regulator shut off.
.
B. Each Home lot shall have a minimum of two shade trees that are at least three inches in
caliper planted. The trees shall be planted in the front and rear yard. If the lot fronts or sides
onto a common area lot, the front yard requirement may be satisfied with the trees located
in the adjacent greenspace. No other front yard or side yard tree planting requirement shall
apply.
C. All required trees shall be selected from a tree list approved during the Home Permitting
stage.
D. Each Home lot shall have a minimum of twelve (12) shrubs placed in the front yard.
Individual shrubs shall be a minimum of three (3) gallons in size when planted.
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VI. Multifamily, Townhome and Non-residential Uses Landscape Requirements.
All landscape requirements shall comply with Sections 48.4 and 48.5, Landscape
Regulations of the Zoning Ordinance.
VII. Parkland/Open Space (86.69 Acres)
A. The developer, and its assigns, agree to dedicate approximately 38.50 acres of the total 86.69
acres of open space/floodplain as Public Park property (the “Parkland”) to the City of Sanger.
Common areas shall include floodplain, ponds, detention areas, and small open spaces as
shown on the Preliminary Park Concept Plan. Small Open Spaces shall be connected with
sidewalks to be a comprehensive pedestrian system. Common areas will abut a public street
right-of-way in at least one location with a sidewalk connection. The Parkland shall be
credited toward the Park Land Dedication requirement.
B. A pedestrian circulation system shall be provided that affords connectivity to the entire
community and the perimeter of the Property. The pedestrian circulation system shall include
concrete trails that are a minimum of six feet in width. Trails in greenbelts will be constructed
of concrete and shall connect with the project sidewalks. The pedestrian circulation system
may be located on private property with a pedestrian access easement or within the right-of-
way. The pedestrian circulation system shall include such items as benches, landscaping,
signage, lighting, bike racks, water fountains, trash cans, and doggie waste stations. These
items are represented on the Preliminary Park Concept Plan.
C. All interior residential street rights-of-way shall be improved with sidewalks that are a
minimum of four feet in width and (1) constructed by the homebuilders at the time of
adjacent house construction; or (2) constructed by the developer for all non-buildable lots.
All sidewalks along Collector and Arterial Road frontages are to be five feet in width. The
pedestrian circulation system will replace the required public sidewalk along Lane Ranch
Drive as shown on the Preliminary Park Concept Plan.
D. The developer, and its assigns, agree to also install additional amenities such as an off-street
parking lot, dog park, covered picnic area, playground equipment and fishing docks as shown
on the Preliminary Park Concept Plan. The exact number and location of these amenities
may change during the final design process. They are generally represented on the
Preliminary Park Concept Plan.
E. The phasing of the park improvements will coincide with the residential phasing plan and is
noted on the overall Preliminary Park Concept Plan.
VIII. Fencing Requirements
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A. The developer shall install a perimeter brick or stone screening wall along Major Collector
Streets as shown on the Concept Plan. Floodplain, parks, open spaces, right-of- way shall be
exempt from the screening requirements in this Section; however, tubular steel fencing may
be installed in these areas at the developer's option.
B. Homebuilder side yard and back yard fencing on residential lots shall be a maximum of six
feet in height and shall be setback a minimum of five feet from the front building line shown
on the Detail Plan.
C. Fencing on all residential lots abutting an open space lot or greenbelt shall be restricted to
tubular steel painted black. No solid fencing other than a brick and/or stone masonry
courtyard wall under 42 inches shall be permitted abutting an open space lot or greenbelt;
however, landscape borders, including trimmed hedges, are permitted.
IX. Street Typology
A. Standard curbs will be required adjacent to streets abutting all residential lot types unless
otherwise approved by the City’s engineering department.
B. Streets fronting open space lots must have standard curbs adjacent to the common area lot.
Streets adjacent to common area lots may provide for on-street parking. In addition, the
street faces adjacent to open spaces near the flood plain will have a maintenance access
location.
C. Developer shall work with City to determine the location and number of stop signs within
the subdivision and speed limits to facilitate traffic calming and maximize the benefit from
the pedestrian system.
X. Utilities and Equipment
A. Electrical and gas utility meters and AC condensers should be unobtrusively located
beyond the front or side street facade zone and screened from view from adjacent streets or
common open spaces with landscaping or appropriate fencing.
B. Transformers on individual lots should be screened to minimize visual impact.
C. Satellite dishes and solar panels should be located in less conspicuous locations and out of
view from adjacent streets or common open spaces when possible.
D. Antennas should be located inside the building when possible.
E. Solar panels, when visible from the front, should be flush with the roof.
F. All public utility easements (PUE) shall be a minimum of 15 feet in width. All franchise
utility easements (FUE) shall be a minimum of 10 feet in width.
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XI. Refuse Locations
A. Refuse containers should be stored within an enclosed storage area, fenced, or walled to be
screened from view from adjacent streets or common open spaces. Landscaping could also
be added as a screening measure.
XII. Home Variety
A. Detached home designs with the same or similar facade, materials, or colors should be
separated by a minimum of three lots on the same side of the street and should not be
located directly across or diagonally across the street from each other.
B. If a detached home plan is repeated on an adjacent lot, it should be elevated with a different
architectural style or two of the following three elevation changes - brick color, roof color,
or flipped plan.
BUSINESS DISTRICT USES
Except as otherwise provided below, commercial uses shall comply with Section 23, “B-2”
Business District - 2 of the Zoning Ordinance, subject to the following changes:
1. A 15-acre multi-family site will be allowed. The base zoning for this tract will be “MF-
2” Multi-Family Residential District - 2 at 20 units per gross acre. See Section III for
other changes to the MF-2 base zoning category.
2. Self-Storage facilities may be allowed by SUP approval.
3. Boat storage facilities may be allowed by SUP approval.
4. The building height for a pitched roof building shall be a maximum of 45 feet.
5. The front, rear, and side building setbacks adjacent to any internal street shall be a
minimum of 15 feet.
6. Any mechanical equipment including roof top equipment shall be screened from
residential districts either by fencing, landscaping, or rooftop screening as applicable.
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Item 4.
LEGAL DESCRIPTION
All that certain lot, tract, or parcel of land, being part of the Rueben Bebee Survey, Abstract No. 29, Denton County,
Texas, and being all of that tract of land described in a deed to Hien & Duyet Nguyen recorded in Document No.
2016-27020 Real Property Records of Denton, County, Texas (RPRDCT) and all of that tract of land described in a
deed to Dualbond Holdings, LLC recorded in Document No. 2016-27021 (RPRDCT) and all of that tract of land
described in a deed to Sanger Town Center LLC recorded in Document No. 2017-48301 (RPRDCT) and a part of
that tract od land described in a deed to Marion Hills Apartments, LLC recorded in Document No. 2017-48293
(RPRDCT), being more completely described as follows, to-wit:
BEGINNING at 1/2” iron rod set for the southeast corner of the Hien & Duyet Nguyen tract and the north right-of-
way line of McReynolds Road;
THENCE with the north right-of-way line of McReynolds Road North 87°54'58" West a distance of 1,789.63 feet to
a 1/2” iron rod set for the southwest corner of the Hien & Duyet Nguyen tract and the southeast corner of a tract of
land described in a deed to Winston Grove Apartments, LLC recorded in Document No. 2018-13037 (RPRDCT);
THENCE North 2°23'22" East a distance of 2,526.23 feet to 1/2” iron rod set for the northeast corner of a tract of
land described in a deed to Marion Hills Apartments, LLC recorded in Document No. 2017-92008 (RPRDCT);
THENCE North 88°13'32" West a distance of 1,325.35 feet to a 2” iron rod found for the northwest corner of the
Marion Hills Apartments, LLC;
THENCE South 2°25'03" West a distance of 2,504.45 feet to a 1/2” iron rod set for the southwest corner of Lake
Ridge Estates, Phase 1 an addition to the City of Sanger recorded in Cabinet V, Page 752 of the Plat Records of
Denton County, Texas (PRDCT) and the north right-of-way line of McReynolds Road;
THENCE with the north right-of-way line of McReynolds Road North 87°25'44" West a distance of 612.45 feet to a
1/2” iron rod set for the southwest corner of the Sanger Town Center LLC tract and the east right-of-way line of
Indian Lane right-of-way recorded in Document No. 2004-145888 (RPRDCT);
THENCE with the east right-of-way line of Indian Lane as follows:
North 2°15'10" East a distance of 1,935.36 feet to a 1/2” iron rod set for corner;
North 5°39'58" East a distance of 200.32 feet to a 1/2” iron rod set for corner;
North 2°02'56" East a distance of 24.96 feet to the beginning of a beginning of a curve to the left, having a radius of
550.39 feet, a chord of North 16° 40' 37" West – 354.48 feet, a distance of 360.91 feet to a 1/2” iron rod set for
corner in the east line of a tract of land described in a deed to Sanger ISD (herein called Tract 1) recorded in Volume
1841, Page 662 (RPRDCT);
THENCE South 88°03'30" East a distance of 21.92 feet to a 1/2” iron rod set for the southwest corner of a tract of
land described in a deed to Sanger ISD recorded in Document No. 2022-160016 (RPRDCT);
THENCE with the south and east line of the Sanger ISD tract
North 56°02'48" East a distance of 62.25 feet to a 1/2” iron rod set for corner;
North 02°36'29" East a distance of 643.72 feet to a 1/2” iron rod set for corner;
North 45°05'54" East a distance of 148.05 feet to a 1/2” iron rod set for corner;
North 02°36'29" East a distance of 1013.28 feet to a 1/2” iron rod set for the northeast corner of a tract of land
described in a deed to Sanger ISD recorded in Document No. 2022-160017 (RPRDCT);
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Item 4.
THENCE with the north line of the Sanger ISD tract North 87°23'31" West a distance of 150.00 feet to a 1/2” iron
rod set for corner in the east line of a tract of land described in a deed to Sanger ISD Tract 1;
THENCE with the east line of the Sanger ISD Tract 1 North 2°36'29" East a distance of 616.01 feet to a 1/2” iron
rod set for the northeast corner of the Sanger ISD Tract 1 and the northwest corner of the Sanger Town Center LLC
and the south right-of-way line of West Chapman Road;
THENCE with the south right-of-way line of West Chapman Road and the north line of the Sanger Town Center
LLC as follows:
South 87°53'26" East a distance of 1,269.90 feet to a1/2” iron rod set for corner;
South 88°02'57" East a distance of 500.69 feet to a 1/2” iron rod set for corner;
South 87°47'23" East a distance of 2,068.95 feet to a 1/2” iron rod set for the northeast corner of the Dualbond
Holdings, LLC Tract and the northwest corner of a tract of land described in a deed to Miller Family Trust recorded
in Document No. 94-0089391 (RPRDCT);
THENCE with the west line of the Miller Family Trust tract South 2°58'32" West a distance of 1,272.08 feet to a
1/2” iron rod set for corner;
THENCE South 2°42'07" West a distance of 3,659.25 feet to the place of beginning, containing 347.329 acres, or
15,129,632 square feet of land.
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