CC approval on 2/14/95 AGENDA REQUEST FORM
T~e C~ ~a,qth et P;,~utiful Fu~r~
CITY COUNCIL MEETING: February 14, 1995 ITEM
ITEM CAPTION:
PUBLIC HE~ING:
Consideration and approval of S-1090, zoning change from LI (Light
Industrial) to LI-S.U.P.(Light Industrial-Special Use Permit) to allow
the operation of a natural gas well on one acre of a 43.8913 acre
tract of property located at the northwest corner of Thweatt and
Coppell Roads, at the request of WDS Resources, Inc.
TITLE: Director of Planning & Community Services INITIALS
STAFF CO~ENTS:
Date of P&Z Meetinq: January 19, 1995
Decision of Commission: Approval (6-1) with Commissioners Lowry,
Wheeler, Tunnell, Redford, Sturges and Stewart voting in favor.
Commissioner Thompson opposed.
STAFF RECOMMENDATION Approval ~ Denial
EXPLANATION:
Please see attachment for conditions.
BUDGET AMT.$ ~/~ AMT. EST.$ +/- BUD:$
FINANCIAL COMMENTS:
FINANCIAL REVIEW: ~ CITY MANAGER REVIEW:~
Agenda Request Form - Revised 1/94 ~
Put ?goldcm*od" paper in prln~r ~
c AGENDA REQUEST NARRATIVE
The CJi, W~t~ ..% ~,eautiful Future
S-1090, zoninq chanqe from LI to LI-S.U.P.t for drilling of a qas well
THE FOLLOWING CONDITIONS APPLY:
Subject to the site plan and
1. If the well is dry, the applicant will return the site to pre-
well conditions;
2. once the field has been discovered; all additional wells will be
drilled no closer than 2,640 linear feet from each other;
3. the applicant (AFE Oil and Gas Consultants, an affiliate of WDS
Resources, Inc.) must represent themselves as being the Operator
of Record of this well;
4. any request for exception would include the City of Coppell in
the notification process;
5. the well head will be fenced, based on the site plan;
6. there will be on-site supervision of "gatherers" of liquids;
7. the route of ingress and egress of the facility will be as
follows: to enter, traffic will be allowed from 121 east on
Thweatt Road to the facility and to exit, traffic would go west
on Thweatt Road;
8. the site would have an irrigated landscaping system;
9. all other applicable ordinance of local, county and state Federal
regulations would be recognized and abided by; and
10. applicant will work with staff as to the color of the tanks.
Agenda Narrative - Revised 1/94
Sp~llCl~ck and Save Docurc~nt ~ Retn~rnt~r lo attach rarratlv~ to orig~al Agcnda Rcqu~t. ~
CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CASE #: S-1090 - GAS WELL DRILLING
P & Z HEARING DATE: January 19, 1995
C. C. qIEARING DATE: February 14, 1995
LOCATION: Northwest corner of Thweatt and Coppell Roads, approx. 1,000
feet north of Thweatt Road and 1,300 feet west of Coppell Road.
SIZE OF AREA: One acre out of a 43.89 acre tract of land
CURRENT LI (Light Industrial)
ZONING:
REQUEST: LI-S.U.P. (Light Industrial, Special Use Permit)
APPLICANT: WDS Resources, Inc.
Messrs. Sanford and Jason Dvorin
(Applicant)
5025 Arapaho Rd., Suite 350
Dallas, Tx. 75248
661-8885
HISTORY: There has been no recent development history on the subject tract.
TRANSPORTATION: Thweatt Road is planned to be a four-lane divided roadway in a
six-lane row (C4D/6) contained within a 110 foot width; Coppell
Road is projected to be a C2U two lane undivided street within 60-
65 feet of row. Today both roads are two lane, asphalt,
unimproved streets.
Item 7
SURROUNDING LAND USE & ZONING:
North - undeveloped; LI
South - undeveloped; LI
East - undeveloped, LI
West - undeveloped; LI
COMPREHENSIVE PLAN: The Comprehensive Plan shows Planned Development of
light industrial users hers.
ANALYSIS: This case has generated a great deal of dialogue regarding the use, appearance,
feasibility, compatibility, noise generation, smell, and a host of other issues
related to its potential presence in the community. The applicant has attempted
to meet with residents of Oakbend and Village at Cottonwood Creek subdivisions
to discuss these issues, but has been met with a lack of neighborhood input. The
majority of comments received by staff from property owners in these
subdivisions have not been supportive of this proposed use.
Basically, the applicant is proposing to drill a gas well on the interior one acre
parcel shown on the site plan in hopes of striking natural gas and selling it to
Lone Star or some other user. To that end the applicant has provided staff with
a number of exhibits including a site plan, a letter outlining the function of a
similar well, a photograph of what the finished product might look like, a
geological report on Barnett Shale which runs through this area of Coppell, and
an estimated tax return to the school district ($249,884 over ten years), the City
($108,283 over ten years), and County ($74,477 over the same time period).
This is a difficult request to evaluate, and several concerns immediately come to
mind. Aesthetically, even with the landscaping, berm, and an agreement to paint
the holding tanks any color desired, we are still left with an unusual structural
form whose aesthetic integrity is debatable. Secondly, it is difficult to evaluate
what the presence of this use will have on the remainder of the 40-some odd acre
parcel's potential for planned industrial development. There are users out there
who will not locate next to a producing gas well with reasons ranging from the
appearance of the well to the possibility of explosion. Third, there is no
guarantee that the gas produced by this well (if it does produce) will be purchased
by Lone Star. If Lone Star does not enter into a purchase agreement with the
applicant, we are troubled with what the ultimate use for the well might be.
Fourth, and this is related to our second concern, if gas is discovered and it is
economical to produce, will this area of the City turn into a gas production field;
if so, is that appropriate and does it compliment the Master Plan. We have
serious reservations that it does not. Five, we come to the "image" of Coppell
and what we envision for the future of the community. Staff remembers the
debate which was created by the potential presence of a tile manufacturing facility
just off of LBJ Freeway, not too far south of this property and the ensuing
questions of whether that use was appropriate for the city. In that debate we
were dealing with a rather handsome building with all activity inside and the
community was still divided on the appropriateness of that use. The fact that it
was never built here makes that example moot with the exception that serious
reservations were raised in segments of the community regarding that
manufacturing use, and the same concerns are likely to be raised here. Finally,
although the tentative tax benefits look promising it needs to be stated that these
benefits were figures over a ten year period. On a yearly basis, the city benefits
to the tune of approximately $11,000 per year. An industrial-use building on a
parcel of the same size would generate taxes of comparable numbers.
Looking at the total picture, it appears the liabilities of this use outweigh the
positive benefits. Although the applicant could argue that the monetary
contribution to the community would begin with approval of this proposal and we
might wait years for industrial development to occur on the same parcel of land,
that is one of the few arguments which could be made for its approval.
Staff recommends denial of the Special Use Permit.
ALTERNATIVES: 1) Approve the S.U.P.
2) Deny the S.U.P.
3) Modify the S.U.P.
ATI'ACHMENTS: 1) Site Plan with landscaping and perspective drawing
2) Photo of similar well
3) Information regarding Barnett Shale
4) Potential Tax Income
5) October 24 explanation letter from Sanford Dvorin
6) Engineering comments
9 t9~
_'__
ENGINEERING COMMENTS
ITEM: S-1090, zoning change from 12 flight industrial) to 12-S.U.P. (Light
Industrial-Special Use Permit) to allow the operation of a natural gas
well on one acre of a 43.8913 acre tract of property located at the
northwest coroer of Thweatt and Coppell Roads, approximately 1,000
feet north of Thweatt Road and 1,300 feet west of Coppell Road, at the
request of WDS Resources, Inc.
DRC DATE: December 29, 1994
CONTACT: Ken Griffin, P.E., Assistant City Manager/C~y Engineer (393-1016)
COMMENT STATUS: ~ ?, ~,....,..,..,...,~'~,~.....D v. /F/NAL
1. Escrow will be required for Thweatt and Coppell Road.
10. PUBLIC HEARING:
Consideration and approval of S-1089, Mr. Jim's Pizza, zoning change from
R (Retail) to R-S.U.P. (Retail-Special Use Permit) to allow a carry-out pizza
establishment located at 600 E. Sandy Lake Road, Suite 110, at the request
of Todd Tolbert.
Gary Sieb, Director of Planning and Community Services, made a presentation to the Council.
Mayor Morton opened the Public Hearing and asked for those persons wishing to speak against
this proposal. There were none. He then asked for those persons wishing to speak in favor of
this proposal. Again, there were none. Councilmember Reitman moved to close the Public
Heating and approve S-1089, Mr. Jim's Pizza, zoning change from R (Retail) to R-S.U.P.
(Retail-Special Use Permit) to allow a carry-out pizza establishment located at 600 E. Sandy
Lake Road, Suite 110 subject to the following conditions: (1) subject to the site plan and all
other provisions of the S.U.P. requirements; and (2) if the business sells, the Commission or
Council has the authority to call a public heating to determine proper zoning. Councilmember
Sheehan seconded the motion; the motion carded 7-0 with Mayor Pro Tern Robertson and
Councilmembers Alexander, Sturges, Watson, Reitman, Mayo, and Sheehan voting in favor of
the motion.
11. PUBLIC I-IEARING:
Consideration and approval of S-1090, zoning change from LI (Light
Industrial) to LI-S.U.P. (Light Industrial-Special Use Permit) to allow the
operation of a natural gas well on one acre of a 43.8913 acre tract of property
located at the northwest corner of Thweatt and Coppell Roads, at the request
of WDA Resources, Inc.
Gary Sieb, Director of Planning and Community Services, made a presentation to the Council.
Mayor Morton opened the Public Hearing and asked for those persons wishing to speak against
this proposal. Shari Williams, 700 Post Oak Drive; Nora Creel, 724 Post Oak Drive; Howard
Seidel, 625 Post Oak Drive; and Steve Bellah, 713 Post Oak Drive spoke against this item.
Mayor Morton then asked for those persons wishing to speak in favor of this proposal. Robert
Key, 204 Steamboat spoke in favor of this item. Sanford Dvorin and Jason Dvorin, Applicants,
made a presentation to the Council and introduced Randall Early from the Texas Railroad
Commission who addressed concerns of Council. Clay Phillips, Assistant City Manager/Fire
Chief, answered inquiries from Council. After lengthy discussion, Mayor Pro Tem Robertson
moved to close the Public Hearing and approve S-1090, zoning change from LI (Light Industrial)
to LI-S.U.P. (Light Industrial, Special Use Permit) to allow the operation of a natural gas well
on one acre of a 43.8913 acre tract of property located at the northwest corner of Thweatt and
Coppell Roads subject to the following conditions: (1) if the well is dry, the applicant will return
the site to pre-well conditions; (2) once the field has been discovered; all additional wells will
be drilled no closer than 2,640 linear feet from each other; (3) the applicant (AFE Oil and Gas
CM021495
Page 5 of 9
Consultants, an affiliate of WDS Resources, Inc.) must represent themselves as being the
Operator of Record of this well; (4) any request for exception would include the City of Coppell
in the notification process; (5) the well head will be fenced, based on the site plan; (6) there will
be on-site supervision of "gatherers" of liquids; (7) the route of ingress and egress of the facility
will be as follows: to enter, traffic will be allowed from 121 east on Thweatt Road to the
facility and to exit, traffic would go west on Thweatt Road; (8) the site would have an irrigated
landscaping system; (9) ail other applicable ordinance of local, county and state Federal
regulations would be recognized and abided by; (10) applicant will work with staff as to the
color of the tanks; (11) tanks containing the liquids shall be no taller than 8 feet high; (12) tanks
must be emptied between the hours of 12 midnight and 6 a.m.; and (13) the color of the tanks
shall be earth tone/sandy color. Councilmember Watson seconded the motion; the motion
carded 7-0 with Mayor Pro Tem Robertson and Councilmembers Alexander, Sturges, Watson,
Reitman, Mayo, and Sheehan voting in favor of the motion.
12. Consideration of authorizing the issuance of Waterworks and Sewer System
Revenue Bonds, Series 1995, in the principal amount of $6,900,000, approving
an official statement authorizing the execution of a purchase contract, making
provisions for the security thereof, ordaining other matters relating to the
subject; and authorizing the Mayor to sign.
Boyd London made a presentation to the Council and introduced George Willoford. Mayor Pro
Tern Robertson moved to approve Item 12 carrying Ordinance No. 95693 for the sale of general
obligation bonds in the amount of $6,900,000 and also Item 13 carrying Ordinance No. 95694
for the sale of $4,720,000 in CO's. Councilmember Mayo seconded the motion; the motion
carried 7-0 with Mayor Pro Tem Robertson and Councilmembers Alexander, Sturges, Watson,
Reitman, Mayo, and Sheehan voting in favor of the motion. City Manager Jim Witt gave praise
to Alan Johnson and the Finance Department for achieving the high ratings.
13. Consideration of authorizing the issuance of Certificates of Obligation Series
1995, in the principal amount of $4,720,000, approving an official statement,
authorizing the execution of a purchase contract, making provisions for the
security thereof, and ordaining other matters relating to the subject; and
authorizing the Mayor to sign.
This item was passed under Item 12. See Item 12 for minutes.
14. Consideration and review of subdivision approval process and proposed
changes.
CM021495
Page 6 of 9
AGENDA REQUEST FORM
T ~ ~ r~
CITY COUNCIL MEETING: February 14, 1995 ITEM
ITEM CAPTION:
PUBLIC HEARING;
Consideration and approval of S-1090, zoning change from LI (Light
Industrial) to LI-S.U.P. (Light Industrial-Special Use Permit) to allow
the operation of a natural gas well on one acre of a 43.8913 acre
tract of property located at the northwest corner of Thweatt and
Coppell Roads, at the request of WDS Resources, Inc.
SUBMITTED BY: Gary L. Sieb
TITLE: Director of Planning & Community Services INITIALS
STAFF CO~ENTS:
Date of P&Z Meetinq: January 19, 1995
Decision of Commission: Approval (6-1) with Commissioners Lowry,
Wheeler, Tunnell, Redford, Sturges and Stewart voting in favor.
Commissioner Thompson opposed.
STAFF RECO~ENDATION Approval
EXP L~AT I ON:
Please see attachment for conditions.
4
AGENDA REQUEST NARRATIVE
S-1090, zoninq chanqe from LI to LI-S.U.P., for drilling of a gas well
THE FOLLOWING CONDITIONS APPLY:
Subject to the site plan and
1. If the well is dry, the applicant will return the site to pre-
well conditions;
2. once the field has been dis~vered; all additional wells will be
drilled no closer than 2,640 linear.feet from each other;
3. the applicant (AFE O~l ~dC~%~-¢on~ltants, an affiliate of WDS
Resources, Inc.) must represent themselves as being the Operator
of Record of this well;
4. any request for exception would include the City of Coppell in
the notification process;
5. the well head will be fenced, based on the site plan;
6. there will be on-site supervision of "gatherers" of liquids;
7. the route of ingress and egress of the facility will be as
follows: to enter, traffic will be allowed from 121 east on
Thweatt Road to the facility and to exit, traffic would go west
on Thweatt Road;
8. the site would have an irrigated landscaping system;
9. all other applicable ordinance of local, county and state Federal
regulations would be recognized and abided by; and
10. applicant will work with staff as to the color of the tanks.
~enda Narrative - Rev~t194