PD-220R-SF-12, Misc Correspondence
04/18/2007 12:25
8173291792
JOHN HAWKINS
PAGE Ell
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RECEIVED
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APR 1 8 2007
PLANNING DEPARTMENT
Master Planned LIving
April 17, 2007
Mr. Jim witt, City Manager
City of Coppell
255 Parkway Blvd.
Coppell, Tx. 75019
Re: Ale~ander Court, 29 Lots
Dear Sir,
I need your help to possibly expedite a revision of the 26 lot plan
that has been approved, but first, I WOUld like to give you a brief
up date as to where things stand today. All of your City staff employees
have been most kind, gracious and roo~tof all patient, in guiding us
through the zoning and platting process; We got Council approval February
13 and we were working feverishly to complete the construction plans and
on April 4, Mike Boyd,PE notified me that the 100 year floodplain line,
which had been represented by the Corps. of Engineers and FEMA, was
grossly out of position and was truly 100' to 240' closer to the creek
than had been shown on their published "flood plain panel maps".
FEMA indicated that out of 18.4 acres total, only 7.6 acres was useable.
1 knew that was wrong, when I bought the property, but I did not know
to what extent until the flood study was completed. The engineers flood
study confirmed that the correct location of the 100 year flood plain
line left a remainder of some 13.4 acres, instead of 7.6. Because of this
drastic Increase in recoverable land out of the flood plain, we had to "
revise tha plan and start over. We were able to increase the building
areas of all lots and add three lots to yield 29 lots total.
Marcie Diamond is accepting our. revised exhibits by noon tomorrow for
resubmission to Planning/Zoning and subsequently, City Council. AS you
can see, it is the same plan with the road shifted North to the creek.
Everything is better; there is no building "exceptions". The entrance is
the same and the perimeter wall is the same. Since everyone was ameanable
'to the first plan, I can't see anything objectionable about this version.
With all due respect to Ms,. Diamond, my request of you is; is there an
appropriate precedent, which wo~ld allow m~ to have City Council approve
the new plan immediately, or on a consent agenda basis, without having
to acknowledge the statutory time constraints, as per the original
approval'? My request is not one of complaint, but desperation. Each
month, I am delayed from obtaining a grading permit, is an additional
expense of $ 36,000. I know this is not the Cities'problem, but I cannot
very well recover any of my cost of delay from the Corps. of Engrs. or
~EMA for errantly illustrating a misleading and erroneous 100 year flood
plain line, from which I based my plan and relied on heavily. The only
thing I can do is correct the problem and preserve the original schedule
as much as possible. David weekley is counting on me. If Marcie agrees
everything is in order, it would be extremely helpful if our Zoning and
Preliminary plat could be approved at the May 8th or 22ndmeeting ?
I know this is asking a lot; p~ease let roe know if there is anything
you can do to shorten the process. Thank Yo~...
Yours Very Truly,
John L. Hawkins, pres.
600.!J Sunderland DrlllfJ · coll(1J'fJtUe, Texas 16034 ,
Tel. (817) ~96.6698 · Fa:tt (817) 3Z,.119Z
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Master Planned Living
Mr. Jim witt, City Mgr.
City of Coppell
April 27, 2007
Faxed (972-304-3618)
Re: Alexander Court
Dear Jim,
We have been moving as fast as possible, since learning of the FEMA
flood plain mislocation. Th~ hydrologist, Mike Boyd, Exec. V.P. of
Nathan Mp.~.er, has submitted his flood plain study to Ken Griffin and
I underst9%,9that he was going to have someone review it for accuracy,
which is uhderstandable and lam willing to pay the additional expense,
with the understanding that our approval process would not be delayed
because of some apparent doubt, as to the validity of Mr. Boyd's work
product. ..As you know, Nathan Maier is one of this area's leading
hydrology consultants and there are no facts that could materially
modiey his flood plain "study.
On the first approval, the flood plain was to be delineated and a LOMR
processed throughFEMA, while the construction was allowed to proceed,
with the expressed understanding that no building permits would be issued
before ,the LOMR, was responded to by FEMA.
I received the DRC "Flood Plain Issue" comments today. It appear~ that
the agreement to allow construction to proceed prior to the final
disposition of the LOMR, has been rescinded and I could be delayed for
several months or an indeterminate period of time. I disagree with the
decision to delay this proj'ect to wait for FEMA's approval of the flood
plaindeterminatiori. The financial viability, as well as the contractual
obligations to David Weekley, will be severely impacted and I will be
legally liable for the catastrophic results. I cannot respond to the DRC
comments until a resolution to this problem has been settled.
For the foregoing reasons, I respectfully request an URGENT meeting with
you, Ken Griffin, your City Attorney, myself and Jeff Sandberg, attorney.
We should be able to agree ona way to proceed, similar to what was
represented during the first approval process. I know everybody is busy,
so"Jeff and I will do our best to conform to your schedule. I don't think
it is possible to resolve this without your participation. Thank You...
cO: Jeff Sandberg, Esquire
Shamoun.Klat~kyNorman
17,55 Wi ttington Place, ste. 200
Dallas, Texas 75234
Off. 214-987-1745
"jrs@sknlegal.com"
Yours Very Truly,
John L. Hawkins, Pres.
6003 Sunderland Drive · Colleyville, Texas 76034
Tel. (817) 996-6698 · Fax. (817) 329-1792
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Master Pklnned Living
April 27, 2007
Re: Alexander Court
Revised 29 Lot Plan
Mr. Ken Griffin, PE
City of Coppell, Dir. Engrng.
255 Parkway Blvd.
Coppell, Tx. 75019
Dear Ken,
Attached is my letter to Jim witt requesting an abbreviated approval
process for the revised 29 lot plan. I know we have had some difficulty
adapting to the City's procedures, but our intention is to provide only
the highest quality lots for David Weekley. With that in mind and the
unusual relocation of the flood plain, a revised plan was required.
Marcie showed it to the DRC on 4/6 and'revised zoning/preliminary plan
exhibits were submitted 4/18. I hope other DRC members will approve the
new plan anq you find the revised preliminary utility layout acceptable.
If that is the case and~ithout objection, the new plan could be approved
at the P&Z 5/15 meeting and Jim witt indicated that some consideration
could be given regarding<an early approval by Council; maybe at their
5;/22 meeting? That would be a much needed time savings.
Tim Bennett, Should have the construction plans ready for your review
by 5/11.'Now that we have the completed flood study, we would like to
submit a LOMR to FEMAfor review and approval. We should receive a
letter of acceptance back from the~ by the first of August. Mike Boyd
comment'ed that you will require some form of third party review of his
firms' flood study at a cost of $3,000. The study I paid $7,800 for,
benefits not only the adjoining residents on the North side of Grapevine
Creek, but property owners on both sides of the creek East of Denton Tap.
Mike said he would have to'send notification letters to all residents
effected by the lowering of the flood plain. If this work truly benefits
other residents and/or indirectly the City, it seems reasonable that my
development should receive some form of compensation, if I am required
to pay a $3,000 fee in addition to the original work and the LOMR.
Since the flood plain was so far out of the proper location, I understand
your caution in accepting Nathan Maier's opinion; However, if their work
is found. to be correct, with no substantial evidence to the contrary,
I desperately need your approval of our construction plans to start work,
'while allowing the LOMRto be processed as quickly as. possible. If I
could get a grading permit by June 1, everything would be great. I know
this is an ambitious time schedule, but I have no options; this revision
will have delayed us two months and incurred an additional $150,000 in
added cost. I have a budget and an obligation to David Weekley to produce
these lots. The, fact that the flood plain was so grossly in error, could
not have been anticipated, so the only thing to do is adjust accordingly
and try to get back on track. I know you are short handed and I respect
the fac-t that there are unrelenting demands for your time. You have been
most helpful and I appreciate you working with Tim Bennett and Mike Boyd.
Thank You... .
6003 Sunderland Drive · Colleyville, Texas 76034
Tel. (817) 996-6698 · Fax (817) 329-1792
Yours Vecy Truly,
John L. Hawkins, Pres.
,
A~~ 27 20Q7 11:27AM Cit~ of Coppell
972-304-7092
p.4
THE.C:ITY.OF
COPPELL
,_._-------~-~--_.._----------~_.__.-------- ------.-----.
!----~~FL-ci6-b--PLAjN--
ISSUE
Planning Department
255 Parkway Blvd
Coppell, Texas 75019
Phone: 972-304-3678
Fax: 972-304-7092
PD-220R-SF-12 and Preliminary Plat for Alexander Court
ATTACHMENT TO ORe COMMENTS:
Summary of Flood Plain Issue:
As noted in the attached ORe Comments, the proposed Flood Plain Line, as
submitted by NMC Engineers on April 26, 2007, indicates the 100 year Flood
Plain significantly further north than originally envisioned, potentially allowing for
3 additional lots. However, to achieve this, a full review by the City of Coppell's
consulting engineers, Kimley Horn, ($2,000 I(litial review fee, and a $1,000 final
review fee) will be required. This review, including resubmission of revisions as
needed. will take about 4 to 6 weeks, depending on the engineer's current work
load. Once approved, submission to FEMA will then be required. FEMA's
approval process, very optimistically, will take 4 to 6 weeks, and will require an
additional review fee to be paid to FEMA.
It appears that only 4 lots are developable at this time.
However, if this property is developed under the previous approved plan (26
lots), then once all the plans are revised to address Council's conditions of
approval, and engineering plans are submitted and approved, a FINAL PLAT can
be submitted for P&Z and Council Approval. The Subdivision Ordinance allows
for the issuance of a grading permit after approval of preliminary plat and
engineering plans, which would expedite this process. HOWEVER, until a
LOMA is issued by FEMA no lots can be platted north of Olympia Lane under the
26 lot scenario.
Please let us know prior to the May 3rd DRe if you wish to proceed with this
current rezoning and preliminary plat requests, understanding that ---
.,.... )- or to withdraw your current request, and
proceed with making needed revisions to the existing zon ing exhibits,
engineering plans and plat to allow the construction of 26 lots.
If you have any questions or would like additional Information, please contact me at 972~304-
3676 or e--mail at mdiamondlWci.coooell.tx.us
Page 1 of 1
Marcie Diamond - alexander court
From:
To:
Date:
Subject:
CC:
tricia woliver <tawstudio@sbcglobal.net>
<mdiamond@ci.coppell.tx.us>
5/7/20073:31 PM
alexander court
john hawkins <john.hawkins@comcast.net>
ms. diamond,
good afternoon, the following are responses, resolutions and course of actions based on city comments
received 27 april 07:
re: tree mitigation plans:
. mr. elias concurred that we are allowed to credit 40". we discussed that we are spefifying larger
trees to acquire additional credit.
. we are currently underway of establishing a full tree survey ofthe property. due to weather
constraints, full survey may be delayed. we will not be able to get an updated plans until this
survey is complete.
landscape plans:
. titleblock has been updated
. screenwalllocation / column location have been modified to show column "bump-out" at face of
wall only. updated wall layout will be shown in landscape plan...same as site plan.
. maintenance note has been updated
. concept for wall and entry has not changed. wall elevation and color/materials board will be
submitted at next mtg.
please let me know if you have any questions or concerns.
thank you,
tricia
tricia amador woliver, ria, asia
landscape architect
6825 studebaker drive
mckinney. texas 75071
469.734.6764 direct
972.562.8861 fax
file://C:\Documents and Settings\mdiamond\Local Settings\Temp\GW}00002.HTM
5/7 /2007
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Page 1 of2
Marcie Diamond
From:
To:
Date:
cc:
"Glenn Terrell" <Glenn@TRWLP.com>
<mdiamond@ci.coppell.tx.us>, <johnhawkins@comcast.net>
5/7/20073:24 PM
" Jackson, Larry" <ljackson@DWHOMES.com>, <rrice@dwhomes.com>, <gsieb@ci.coppell.tx.us>
Marci,
I'm attaching a sample picture of what our compression wall looks like.
The columns on the end of wall sections will be full columns as shown on photo 1.
The columns on the exterior of the wall (at whatever spacing is demanded or required) will be pilaster
panels on the exterior of the wall only, such as in photo 2.
The third photo is simply a color variation of one of our walls that is laid in a serpentine manner. Our
walls do not actually require columns, and in a lot of instances look very dramatic without them,
especially when the wall is allowed to roam through landscaped areas.
Before we begin construction, we submit all geotech information to our engineer and he produces
stamped engineered drawing specifying all material specifications. I actually think we've already done
that and will submit when it's time. It will have foundation and pier schedule as well.
In short, the color of the wall cannot be guaranteed, since all material is natural stone and they vary
with the strata of each quarry. Dependent upon the exact color of the rock at the time of delivery,
even the shape of the columns could change, depending on whether the wall needs more or less
definition (in the opinion of those who are supposed to know!).
If there is anything else I can do, please let me know.
Glenn Terrell
TRW LP
611 S. Main St.
Suite 400
Grapevine, Texas 76051
817-416-4887 office
817-798-9749 mobile
817-416-4886 FAX
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I Marcie Dia~ond - Photo 1 Compression Wall with end column (Iimestones).jpg
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I Marcie Diamond - Photo 2Craig Ranch Outside corner pilaster.jpg
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I Marcie Diamond - Photo 3WALL CURVING TO FIT LANDSCAPE.jpg
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