Northlake Wood-CS020425
ROBERT H. SMITH
500 Rocky Branch Lane
Coppell, TX 75019-4047
trebor l@verizon.net
972.471.1880
25 April 2002
Mr. G. Greg Jones
Chief Building Official - City of Coppell
500 Southwestern Blvd.
Coppell, TX 75019
re: Zoning Variance for 413 Bethel School Road
Dear Mr. Jones:
I am writing in reply to your letter of 22 April 2002 about the requested zoning
variance for the vacant lot located at 413 Bethel School Road. Prior to granting the variance
and permitting the proposed construction, an issue must be addressed either by the city
separately or by the property owner in conjunction with the construction.
A few years ago, the pond at Duck Pond Park was dredged and the drainage paths on
the north side of Bethel School Road were improved. This was an excellent improvement to
the park and significantly less water "pools" on the park property during a rainfall.
Unfortunately, the improvement in drainage on the north side of Bethel School Road
worsened drainage problems on the south side. Water now flows through the Bethel School
Road tunnel much faster than before. This increased water flow has caused measurable soil
erosion to my property. In addition, all of the low lying land between Rolling Hills and Rocky
Branch becomes a veritable river during even a moderate rainfall.
The existing slope of the 413 Bethel School Road lot insures relatively uniform
drainage of water from the property during a rainfall. In addition, water pools on the lower
part of the lot drawing it away from my property and others that are "downstream".
Construction on this lot, if done without careful consideration toward drainage, will
exacerbate the existing drainage problem. Given the slope of the lot, it would appear that
some grading and leveling will be necessary to accommodate construction. This will change
the drainage characteristics of the lot and the flow of water will change as well. I am very
concerned that these changes will adversely affect my property by accelerating the erosion that
is already occurring.
A solution to handle the run off from the pond and the nearby storm drains must be
developed. Ideally, such a solution would provide a channel for water to flow from the south
side of the Bethel School Road tunnel, along the backs of the properties between Rocky
Branch Lane and Rolling Hills Road. Obviously, this is a long term solution and not
something that can be done immediately.
In the interim and in conjunction with possible construction on the 413 Bethel School
lot, some remedial actions can be taken to address the drainage problems:
· If there is any way to lower the water level in the pond during the spring rainy season
action should be taken to do so.
· Construction on the 413 Bethel School Road lot must be done with adequate
consideration toward drainage. Specifically, steps should be taken to insure that as
much drainage as possible is directed to the south side of the lot and away from the
north side.
· The concrete sluice at the south side of the Bethel School Road tunnel has lost some
of its supporting ground base to erosion. This is most pronounced at the southern
most end where the sluice narrows. Continued erosion under the concrete will
eventually lead to the collapse of the sluice when the concrete breaks. Some type of
support placed under the narrow end now, will prevent having to completely rebuild
the sluice later.
· There is a drainage trench that begins at the end of the sluice. This trench extends
southward along the back of my property and the lot at 502 Rocky Branch.
Deepening and widening this trench and clearing it of vegetation would be key in
accommodating the flow of water from the Bethel School Road tunnel. This step
alone, would be beneficial in preventing further soil erosion near the sluice.
By way of this letter, I ask that some consideration be given to these drainage problems
and that a plan be developed to resolve them. In addition, I ask that the zoning variance for
the lot at 413 Bethel School Road be contingent on the implementation of such a plan.
Sincerely,
!i!:M/
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