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AFE Oil-CS 970918 CITY OF COPPELL PLANNING DEPARTMENT STAFF REPORT CASE NO.: S-1133, AFE Oil and GAS CONSULTANTS P & Z HEARING DATE: September 18, 1997 C.C. HEARING DATE: October 14, 1997 LOCATION: Approximately 2,150 feet west of Ledbetter Road; 150 feet south of East Belt Line Road. SIZE OF AREA: 1 acre CURRENT ZONING: LI (Light Industrial) REQUEST: LI-S.U.P. (Light Industrial, Special Use Permit) APPLICANT: AFE Oil & Gas Consultants 5025 Arapaho Road, Suite 510 Dallas TX 75248 972-661-5959 Fax 972-661-1618 HISTORY: There is no platting or zoning history on the property. TRANSPORTATION: East Belt Line Road is a PD6 6-lane divided major arterial thoroughfare built within a 120'-wide right-of-way. SURROUNDING LAND USE & ZONING: North - Railroad, golf course, concrete plant, private club; SF-12, L-I, A South - Grapevine Creek, single-family residential; City of Irving East vacant; City of Dallas, City of Carrollton West - vacant; PD-MF-2 Item # 4 COMPREHENSIVE PLAN: The Comprehensive Plan shows the property suitable for light industrial/showroom uses. DISCUSSION: The proposed well site is on 254 acres of land most of which is in flood plain. The Engineering Department will require flood studies prior to development of the well site. The location is within 150 feet of Belt Line Road, a primary image zone. It is also at one of the main entrances to the city. The Coppell Streetscape Plan recommends the planting of Cedar Elms with accent trees in groupings along the entire approximately IA-mile frontage of the 254 acres, for a total of about 65 trees. Existing overhead power lines extend across the front of the property, adjoining the north property line. The 254 acres also contains a nonconforming use, consisting of a private club located in the "A" Agricultural District. From a planning staff perspective, if all the engineering and flood plain issues can be resolved, if safety issues are properly addressed, if a producing well will not be visible from Belt Line Road, if the Streetscape Plan can be implemented, and if the nonconforming uses can be phased out, the proposal will have merit. The major task will be to stage these events within reasonable time periods as subsurface developments take place. Therefore, the planning staff recommendation will include 19 conditions. The fu'st 15 deal primarily with safety issues and are identical to conditions included in the Special Use Permits for the two gas wells located on the Callejo property on the northwest side of the city. The remaining 4 deal with screening and the streetscape and nonconforming use issues associated with the subject property. RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION: Staff recommends approval subject to the site plan, engineering comments, and the following conditions: 1) Drilling shall be limited to gas exploration only; 2) If the well is dry, applicant shall return the site to pre-well conditions; 3) There shall be on-site supervision of "gatherers" of liquids; 4) Route of ingress and egress to the facility shall be limited to Belt Line Road east of the wellsite driveway; Item # 4 5) Artificial light sources shall be shielded from single-family residential neighborhoods both on the north and on the south; 6) Change of ownership of the property, change of operator of the facilities or violations of the Special Use Permit or other ordinances of the City shall be cause for review by the Planning and Zoning Commission, which may call a public hearing to consider revocation of the Special Use Permit and/or other appropriate zoning, or cause for review by the City Council, which may direct the Planning and Zoning Commission to call a public hearing to revoke the Special Use Permit, and/or recommend other appropriate zoning; 7) Prior to the start of drilling or construction, applicant shall provide an emergency preparedness plan which complies with applicable state and federal regulations; 8) A variance of City paving standards shall be permitted to allow construction of a gravel access drive; 9) A fire lane shall be provided within 150 feet of all portions of structures; 10) A fire lane shall be installed and accepted by the City prior to drilling equipment being brought on the site; 11) A fire hydrant installed and approved by the City prior to commencement of drilling operations shall be required; 12) Applicant shall provide the City a retention system plan prior to commencement of drilling operations; 13) Applicant shall install fixed fire suppression monitors on the property prior to commencement of drilling operations; 14) Applicant shall provide compatible on-site foam and equipment; 15) Applicant shall obtain Fire Department approval of fn'e suppression systems prior to the commencement of any drilling or construction; 16) Prior to selling gas, applicant shall screen the northeast and northwest coruers of the 1-acre lease with a minimum of 40 five- gallon or larger Nellie R. Stevens Holly shrubs, or equivalent, no more than 5 feet apart and a minimum of 5 three-inch caliper or larger live oak trees no more than 50 feet apart, providing visual screening across a total distance of no less than 180 continuous linear feet as shown on the wellhead screening exhibit submitted Item # 4 by the applicant. Applicant shall maintain the plants in a healthy and growing condition for as long as the wellhead is visible above ground; 17) Prior to constructing a tank battery facility on any part of the 254 acre property, applicant shall implement the City's Streetscape Plan by planting trees on the property south of and within 15 feet of the south right-of-way line of East Belt Line Road. These trees shall consist of a minimum of 26 three-inch caliper or larger cedar elms and a minimum of 39 three-inch caliper or larger accent trees selected from the plant palette shown in Table 1 of Section 34 of the Zoning Ordinance. Applicant shall maintain the plants in a healthy and growing condition for as long as the tank battery facility remains in place; 18) Prior to constructing a tank battery facility on any part of the 254 acre property, applicant shall further implement the City's Streetscape Plan by rerouting or causing to be rerouted the existing overhead power lines at the front property line to the following location: Beginning at the northeast comer of the property the reronted overhead power line shall adjoin the eastern property line to a point no less than 1000 feet from East Belt Line Road, then shall run parallel to East Belt Line Road to the western property line, and then shall adjoin the western property line to the northwest comer of the property, thereby eliminating overhead power from the property frontage; ~ 19) Prior to constructing a tank battery facility on any part of the 254 acre property, applicant shall establish or cause to be established the discontinuance or termination of all nonconforming uses on the property under a plan whereby the owner's actual investment in the structures prior to the time that the uses became nonconforming can be amortized within a reasonable period of time to be determined by the Board of Adjustment as set forth in Section 40-8 of the Zoning Ordinance. ALTERNATIVES: 1) Recommend approval of the request 2) Recommend disapproval of the request 3) Recommend modification of the request 4) Take under advisement for reconsideration at a later date. ATTACHMENTS: 1) Survey Plat 2) Wellhead Screening 3) Departmental Comments Item # 4 DEVELOPMENT REVIEW ENGINEERING COMMENTS ITEM: S-1155, AFE Oil and Gas Consultants, a zoning change from (Light I~) to ~LI-SUP' (light I~ Special Use Permit) to allow for the dr~_~g a natural gas well and placement of a tank ha#ery on 2 acre properly, located approximately 2,150 feet west of Ledbetter Road, and 150 feet south of Belt Line Road, at the request of Jason Dm D~orin. DRC DATE: August 28, 1997 and September 4, 1997 CONTACT: Mike Martin, P.E., A~sistant City Engineer (304-3679) COMMENT STATUS: oz, vr r,~r,~,, ov /FINAL 1. A flood study must be submitted and approved prior to any development in the floodplain. 2. A variance must be granted for the proposed gravel drive instead of concrete paving. · '~37~S~'~::~e,~t!c~ ~'~:'.'-~_~'~ce--ec:"~_:, ~,, Z,~::, L~'- edb er . . 4. Show and label floodplain and floodway.