Béo of Franklin stormwater drainage report

During site visits from March 4-9th, 2026 our team did a clean out and assessment of the existing stormwater drainage system of Béo of Franklin located at 314 Cool Springs Blvd in Franklin Tenneseee.  We used a sewer camera scope and a water jetting snake to clean out debris and assess the condition of the corrugated pipe network throughout the property.

It is our professional opinion that corrugated piping is sub par and inferior to schedule 40 and schedule 80 PVC.  Corrugated piping is susceptible to root intrusion and collapse overtime. We found during the assessment that the corrugated pipes were broken into zones where they eventually must feed into the RCP that follows the perimeter of the entire parking lot.  As-builts were obtained from the City of Franklin that indicate the RCP locations, but the corrugated pipe network does not appear to be on the engineered drawings.  Each area of the building appears to be divided into zones where each indicudual downspout line connects to a collector.  The collectors were in tact for most of their runs but all were compromised at some point to the point which most zones we were not able to identify where they turn under the parking lot to meet the RCP.  In fact, we were not able to get any evidence of water in the RCP network from any of the zones we flooded.   

After the water jetting, luck had it that there was a moderate rain event that was observed and several of the zones had improved performance even with the breaches and compromises.  The networks can hold a large enough volume in some cases, that they can leak into the breach points sumbstially enough where back flow did not occur.  There are a couple zones that still do not handle the volume of a moderate rainfall and those will be identified in diagrams in this report.   

The top recommendation would be to replace the entire corrugated network system with new PVC piping.  In order to avoid future sediment build up, it is recommended to put gutter guards on all of the gutters.   However, all of the gutter contractors that we invited to assess the property do not recommend putting gutter guards on the existing original gutters because they are nearing the end of their lifespan.   There are photos in this report from previous rain events where breaches and failures are present along the gutter system.  It is recommended that the gutters are replaced in order to justify gutter guards so that the solution is a top down long term approach making the investment on the underground system achieve maximum longevity. 

Since the scale of replacing the entire gutter, downspout and underground corrugated systems can be cost prohibitive, we have identified the zones that need immediate attention and the stakeholders can choose to invest in better performing zones overtime.  Bellagrade has begun the pricing exercise on the full solution in segments.   The gutters, guards, and downspout pricing is attached to this report.   Once the zone replacements are identified, pricing will be provided for excavations, replacement and landscape repair.  

The link leads to a gallery of photos and videos of a rainstorm event prior to the underground clean out project  

The downspouts have been mapped by numbers and each downspout has been cleaned out and details have been recorded for the current condition.  

The downspout clusters have been divided into zones where it is inferred that each zone connects to the same collector pipe and routes to wherever stormwater is channeled.  Due to collapses at each zone, it was not clear where most of the zones continued beyond the first collector. Only the zones that piped directly to the parking lot were identified as complete systems. 

Each downspout has been photo logged with basic notes helpful for replacement decision making.   The downspout photo log is divided into the same zones as depicted in the zone map.

We utilized a scope camera to take various photos of the conditions underground.  In general, it serves as evidence that the system is in bad shape as a whole.

Although a full system replacement is the best recommendation, we understand that this solution can be cost prohibitive.  The recommendations takes into account what zones performed better after the clean out efforts, which zones that appeared to function satisfactorily even with the breaches, and which zones need immediate attention.