ENGINEERING REPORT GLEN CROSSING PUBLIC IMPROVEMENT …

ENGINEERING REPORT

GLEN CROSSING PUBLIC IMPROVEMENT DISTRICT

CELINA, TEXAS JUNE 14, 2016

Prepared for:

City of Celina

142 North Ohio Street Celina, TX 75009

Developed by: Wynne Jackson, Inc.

600 North Pearl St., Suite 650 Dallas, TX 75201

Prepared By:

4821 Merlot Avenue, Suite 210 :: Grapevine, TX 76051 :: 817-488-4960 :: TBPE Firm #15874

KIRKMAN ENGINEERING :: 4821 Merlot Avenue, Suite 210, Grapevine, TX 76051 Ph: 817-488-4960 :: TBPE Firm #15874 Page 2 of 12

TABLE OF CONTENTS

I. INTRODUCTION……………………………………………………………………………..……….………… 3

II. PROPERTY

DESCRIPTION……………………………………………………………..……………………….……………. 3

A. LOCATION AND DESCRIPTION……………………………………………………………………. 3

B. ZONING AND LAND USES…………………………………………………………………………… 6

C. SITE TOPOGRAPHY AND DRAINAGE……………………………………………..……………. 8

D. SOILS INFORMATION…………………………………………………………………………………. 8

E. UTILITIES……………………………………………………………………………………………………. 8

F. FLOODPLAIN……………………………………………………………………………………………… 9

G. JURISDICTIONAL WATERS OF THE UNITED STATES………………………………….… 9

III. DEVELOPMENT REVIEW AND APPROVAL PROCESS…………………………………………… 10

IV. DEVELOPMENT COSTS………………………………………………………………………………………. 10

V. SCHEDULE…………………………………………………………………………………………………………. 12

VI. CONCLUSION…………………………………………………………………………………………………….. 12

EXHIBITS

EXHIBIT A – PROPERTY LOCATION 4 EXHIBIT B – GLEN CROSSING CONCEPT PLAN 5 EXHIBIT C – FUTURE LAND USE PLAN 6 EXHIBIT D – LOT SUMMARY 7 EXHIBIT E – OPEN SPACE AREAS 7 EXHIBIT F – FLOOD INSURANCE RATE MAP 9 EXHIBIT G – MAJOR IMPROVEMENTS (MI) EXHIBIT 11


I. INTRODUCTION

This Engineer’s report summarizes the proposed Glen Crossing development within the Glen Crossing Public Improvement District (PID) located in Celina, Texas. Glen Crossing is a proposed single-family residential subdivision with amenities as described herein. This report includes project descriptions, preliminary engineering, City processes and other pertinent information necessary to evaluate the viability of the Glen Crossing development.

This report may be included in all necessary documents for the formation of the PID and the issuance of bonds by the City. Bonds are anticipated to be used to finance public infrastructure projects vital for the development within the PID. The subject if this report shall include the following:

A. A description of the property location; B. Current zoning status of the property and a description of the proposed land uses; C. Description of the site topography and a summary of the existing and proposed

drainage patterns including storm drain infrastructure descriptions; D. General soil characteristic description; E. Identification of existing and proposed utilities necessary to serve the proposed

development including water, sanitary sewer and franchise utilities; F. Summary of existing floodplain within the PID and a description of the proposed

hydraulic mitigation necessary to construct the development; G. Jurisdictional waters of the United States preliminary assessment and impact summary; H. Description of overall private and public infrastructure necessary to develop the project; I. Summary of Jurisdiction with approval authority and a description of the review and

approval process; J. Engineer’s estimate of probable development costs; K. Estimated schedule for design and construction; L. Project conclusion; M. Maps and exhibits assisting in the project report

II. PROPERTY DESCRIPTION

A. LOCATION AND DESCRIPTION

The Glen Crossing PID consists of approximately 109 acres in Celina, Texas and is depicted in Exhibit A. The Glen Crossing development within the PID consists of 2 phases of single-family residential, along with open space amenities, and is depicted in Exhibit B. The open space amenities include a community swimming pool, outdoor meeting/gathering space, passive recreation field, dog park and a trail system within a greenbelt. The first phase of the development is expected to include approximately 159 residential lots, off-site water and sanitary sewer extensions, swimming pool and a landscaped entry feature connecting to County Road (CR) 55. Phase 2 is expected to consist of approximately 190 lots along with the construction of the remaining


amenities and construction of the adjacent CR 1117 along the east boundary of the PID. CR 1117 shall be constructed in accordance with City standards including curb and gutter & concrete pavement section with engineered subgrade. CR 1117 shall also include a sanitary sewer line within its right-of-way.

The PID area is bordered to the north by an existing asphalt roadway (CR 55), to the east by an unimproved roadway (CR 1117), to the south by undeveloped property and to the west by undeveloped property and a future thoroughfare. The PID is located approximately 2,600 linear feet (0.5 mile) west of Preston Road (State Highway 289) and approximately 4,800 linear feet (0.9 mile) east of the Dallas Parkway (Future Dallas North Tollway Extension). Site features within the PID shall be detailed in this report.

EXHIBIT A: PROPERTY LOCATION


EXHIBIT B: GLEN CROSSING CONCEPT PLAN


B. ZONING AND LAND USES

The proposed residential development within the Glen Crossing PID lies between various proposed land uses as shown on Celina’s Future Land Use Plan (Exhibit C). The property is currently undeveloped and is being used for agricultural purposes. Zoning for single-family residential has been approved by Celina for the entire PID area. The approved Planned Development (PD) zoning details the residential lot sizes to vary between 50-foot lot width to 60-foot lot widths with a minimum lot depth of 120 feet and 125 feet respectively. EXHIBIT C: FUTURE LAND USE PLAN

The current lot summary within the PID is shown in Exhibit D. Approximately 150 lots are 60 feet wide (43%) and approximately 199 lots (57%) are 50 feet wide.


EXHIBIT D: LOT SUMMARY

The PD zoning details the required screening to be a 6-foot masonry wall along CR 55 and CR 1117. Lots adjacent to open space shall contain a 6-foot masonry wall or a 4-foot wrought iron fence. In addition to the perimeter screening, the PD requires a 15-foot landscape buffer along CR 55 and CR 1117. This buffer will contain landscaping and irrigation. Approximately 25 acres of open space are proposed and shown in Exhibit E. EXHIBIT E: OPEN SPACE AREAS


C. SITE TOPOGRAPHY AND DRAINAGE

The area within the PID boundary is generally flat ground with gentle slopes. The property currently drains from east to west into Doe Branch and a Doe Branch Tributary. There are existing trees along the western property line and within the open spaces along the Doe Branch Tributary shown in Exhibit E. Once developed, the northern portion of the PID will drain westerly into proposed on-site detention/retention ponds and outfall to Doe Branch. The southern portion of the PID will drain southerly into the Doe Branch Tributary. All proposed drainage follows existing drainage patterns. Detention/Retention areas will be landscaped and contain other amenities.

D. SOILS INFORMATION

The PID property is located within the Eagle Ford Formation common in North Texas. The Eagle Ford is composed predominantly of shale with occasional platy beds of sandstone and limestone. Residual overburden soils associated with the Eagle Ford Formation generally consist of clay and shaly clay with very high shrink/swell potential. Boring logs taken at 20-foot depths indicated a presence of clay and shaly clay with some gravel present. Additional information can be found in the Preliminary Geotechnical exploration report prepared by Alpha Testing dated October 14, 2015. Septic analysis will not be required. All improvements within the PID will be served by an underground sanitary sewer system.

E. UTILITIES

The City of Celina has existing water lines and existing sanitary sewer lines in the general vicinity of the property. Off-site water and sanitary sewer extensions are proposed in Phase 1 of the Glen Crossing development to serve the PID area and surrounding properties. Once constructed, the City of Celina will operate and maintain all water and sanitary sewer lines within the PID. The City purchases treated water from the Upper Trinity Regional Water District (UTRWD) which comes from a variety of sources. UTRWD also operates an existing waste water treatment plant which will receive sanitary sewer from this development. Trash service shall be provided by the City of Celina or its approved provider (currently Progressive Waste Solutions). Franchise utilities shall be provided to the PID. Electric service is available through Grayson Collin County Electric Cooperative (GCEC) and OnCor Electric Delivery. Gas is provided by CoServ Gas and ATMOS. Phone and internet is available through AT&T, Grayson Collin Communications, and Suddenlink Communications.


F. FLOODPLAIN

The PID contains approximately 37 acres of 100-year floodplain according to FEMA as shown on the Flood Insurance Rate Map Panel 48085C0120J, dated June 2, 2009 shown in Exhibit F. The property is located in Zone “A” (No base flood elevations determined), Zone “AE” (Base flood elevations determined) and Zone “X” (areas outside the 500-year floodplain). EXHIBIT F: FLOOD INSURANCE RATE MAP

G. JURISDICTIONAL WATERS OF THE UNITED STATES (WETLANDS)

The PID contains several areas that are potential Jurisdictional Waters of the United States (JWOUS). These are located in the southern portion of the PID and generally are located along Doe Branch and the Doe Branch Tributary. Doe Branch is classified as an intermittent stream with some adjacent emergent wetland and ephemeral stream section. The Doe Branch Tributary is classified as an intermittent stream. The proposed Glen Crossing development is designed to avoid the JWOUS areas. These areas will be within the open space areas with a low-impact trail system adjacent to them. A delineation has been prepared and can be provided upon request.


III. DEVELOPMENT REVIEW AND APPROVAL PROCESS

The proposed improvements within the PID are subject to the review and approval jurisdiction of the City of Celina, United States Army Corps of Engineers (USACE) and the Federal Emergency Management Agency (FEMA). Several permits and approvals will be required as part of the Glen Crossing development. The following approvals will be required with the approving jurisdictions listed below:

A. General Development Plan (City of Celina Planning and Zoning Commission) B. Grading Permit (City of Celina Engineering Department) C. Subdivision Civil Construction Plans (City of Celina Engineering Department and Celina’s

Planning and Development Services Department) D. Construction Plat and Final Plat (City of Celina Development Services Department,

Planning and Zoning Commission and City Council) E. Contractor Registration (Celina Planning and Development Services Department) F. JWOUS Permit for CR 1117 crossing (USACE) G. Storm Water Pollution Prevention Plan “SWPPP” (City of Celina Engineering

Department and the Texas Commission on Environmental Quality (TCEQ)) H. Letter of Map Revision “LOMR” (FEMA) for construction within the Phase 2 area

As stated previously in this report, the property zoning was approved by the City of Celina’s City Council and allows for the proposed single-family residential development. All construction plans, exhibits, plats and permits shall be submitted to the City of Celina for review and approval. Most applications require signature of the owner or owner’s representative. Each application has an accompanying fee. A fee schedule can be provided upon request.

IV. DEVELOPMENT COSTS

Cost estimates or engineers’ opinion of probable cost (EOPC) have been prepared for all off-site and on-site infrastructure. The EOPC includes hard and soft cost estimates. Hard costs include the following:

A. Earthwork/Grading/Excavation B. Water Distribution System and Appurtenances C. Sanitary Sewer D. Storm Drainage E. Paving F. Erosion Control G. Miscellaneous Construction Items H. Park and Open Space Improvements I. Off-Site Water Distribution System and Appurtenances J. Off-Site Sanitary Sewer K. CR 1117 Improvements


L. CR 55 Improvements (Escrow) M. Easement Acquisition N. Park Donation

Soft costs include the following:

A. Engineering Fees B. Surveying Fees C. Inspection (On and Off-Site) Fees D. Payment, Performance and Maintenance Bonds (On and Off-Site) E. SWPPP F. Final Plat Filing Fee G. City Review Fee H. Environmental Mitigation I. Impact Fees (Water, Sanitary Sewer and Roadway) J. Park and Open Space Fee

A detailed estimate has been prepared for the PID including specific Major Infrastructure (MI) Projects. This PID/MI estimate can be provided upon request. The locations of each MI project is shown in Exhibit G.

EXHIBIT G: MI EXHIBIT

The EOPC was prepared using unit prices gathered from recent construction bids for projects of similar type.


V. SCHEDULE

Design Stage At the time of this report, the General Development Plan including preliminary engineering of water, sanitary sewer, and drainage has been prepared and submitted to Celina for review. The off-site water and off-site sanitary sewer infrastructure has been designed and submitted to the City of Celina for review. The JWOUS report and flood study are underway and are expected to be complete by mid-June. Design of the on-site civil construction plans has begun and is anticipated to take approximately 10 weeks. An early grading permit will be requested to allow for earthwork activities to begin while construction plans are reviewed and approved. Construction Stage The first phase of Glen Crossing including the off-site water and sanitary sewer improvements is estimated to be constructed beginning in the late Summer/early Fall of 2016 with final acceptance estimated for approximately 12 months after construction begins. Future phase construction is estimated to begin in 2018. A detailed project schedule including design and construction phases has been prepared and can be provided upon request.

VI. CONCLUSION

The Glen Crossing development proposed within the PID will contain single-family lots and amenities. The PID is required to provide a financial structure to allow the developer to build the necessary infrastructure to serve Glen Crossing and the surrounding properties with roads, water distribution system, sanitary sewer collection system, open spaces and a trail system. To my knowledge, no pending or threatened enforcement actions exist for the PID area. It is my opinion that the PID is necessary and warranted for this project. The development is consistent with other single-family projects in the area. The engineering required to develop the PID is feasible and will provide benefits to the Celina community.

Documents

ENGINEERING REPORT GLEN CROSSING PUBLIC IMPROVEMENT …