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COPPELL, TEXAS 75019
RO. Box 478
Coppell, Texas 75019
972-462-0022
June 15, 1998
City of Coppell
Planning and Zoning Commission
Re: The Hollows At Northlake Woodlands
Dear Chairman and Commissioners:
There has been a lot of discussion on this subdivision over the last several
months. Much of that discussion has centered on whether or not a second means
of egress is really necessary.
There have been comments from other staff members that in their opinion, this
requirement is not necessary. I respect the opinions of each and every member
of the City staff. Each one is an expert in their particular field. However, their
field is neither emergency management nor public safety.
There is a certain level of risk in every developmenL The Fire Department, in
particular the Fire Prevention Division, is charged with determining what level
of risk is "acceptable". Each one of you has heard me state that each subdivision
needs a second means of egress. I will be the first to agree that some
subdivisions could maintain an "acceptable" level of risk without the second
means of egress. Unfortunately, this subdivision is not one of them. Placing
seventy-one families in a development adjacent to a major thoroughfare, a
railroad, the primary natural gas line that feeds the City of Coppell as well as
being right next to an underground petroleum pipeline and primary high
voltage line with only one way out is, in my opinion, well beyond an
"acceptable" level of risk.
Much has been said about existing subdivisions being larger than this one that
have only one way in and one way out and nothing has happened in those
developments. While that is true, it does not make those subdivisions any safer.
The City of Coppell has a very short history. The majority of subdivisions in this
City are less than ten years old. These subdivisions are going to be with us
forever. We must plan for what may happen over the life of the development,
not just for a portion of that time. That is the whole basis of determining what
an acceptable level of risk will be. As we all know, the older something gets the
greater the chance that something will fail.
While I can sympathize with the developer over the loss of the access easement
to the East of this subdivision, the fact that the City gave away his easement does
not lessen our responsibility to the citizens of Coppell. Each member of this
commission is charged with planning for the City of Coppell. This planning
'responsibility includes providing for the safety of our community. It is the
professional opinion of the Coppell Fire Department that this development must
have a second means of egress located in the eastern third of the subdivision.
This will bring the project to an "acceptable" level of risk. Should an emergency
occur that would require the rapid evacuation of the residents, it would be
impossible to get emergency equipment in at the same time you are trying to get
seventy-one families out on one street. Coupled with the fact that the only street
out of the subdivision goes directly under a major transmission line and into
another development enhances the need for a secondary access to this property.
Thank you for your consideration.
Sincerely,
Division Chief
Fire Marshal