Champs Lagoon-CS 950216 CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CASE: CHAMPS LAGOON, LOT 1, BLOCK 1,
MINOR PLAT
P & Z HEARING DATE: February 16, 1995
C. C. HEARING DATE: March 14, 1995
LOCATION: South of Beltline Road; west of Ledbetter Road
SIZE OF AREA: 3.8 acres
CURRENT A (Agriculture)
ZONING:
REQUEST: Consideration and approval of a minor plat for development of a
water-oriented outdoor amusement facility
APPLICANT: R.D.L. Enterprises John D. Zimmerman,P.E., R.P.L.S.
(Developer) (Engineer)
3020 Country Squire Dr. 908 West Main Street
Suite 2119 Arlington, TX 76013
Dallas, TX 75006 (817) 461-0188
416-4759
Kamwell, Inc.
(Owner)
P. O. Box 586571
Dallas, Tx. 75258-6571
462-1660
HISTORY: There has been no recent platting history on this parcel, although
Blooming Colors landscape nursery, the mini-warehouse, and
Valley Ranch Baptist church are all recent development additions
west of this property.
Item 11
TRANSPORTATION: Belt Line Road is an existing 6-1ane divided major arterial in a
120'-wide right-of-way. Ledbetter Road is an existing gravel road
in a 40'-wide right-of-way at its intersection with Belt Line Road.
SURROUNDING LAND USE & ZONING:
North - Non-conforming private club (Longbranch Country
Club); A
South - Undeveloped land; A
East - Non-conforming private club (Lone Star Country
Club); A
West - Undeveloped industrial land; LI
COMPREHENSIVE PLAN: The Comprehensive Plan currently shows the
property as suitable for mixed uses (no MF).
ANALYSIS: We do not often process Minor Plats though the system although
the Subdivision Regulations allow the Director of Planning "...to
approve minor plats involving four or fewer lots fronting on an
existing street and not requiring...the extension of municipal
facilities" without going to the Planning Commission and City
Council. We have used that authority with great discretion in the
past, exercise that same judgment here, and present to the
Commission and Council this request as a preliminary-final plat
rolled into one.
Technically, the plat should be handled as any other subdivision
and include information which clearly delineates what is to be
constructed on the site as well as any other information the
applicant feels will assist the Commission and Council in arriving
at a positive subdivision recommendation. Part of that requirement
has been met by this applicant, in that several months ago the
Planning Director and City Engineer were presented with a video
presentation which outlined a mechanical water ski park use.
Basically, there would be constructed in the water adjacent to this
plat (west of the circular portion of the plat) poles with cable
connections. On the land adjacent to the water (upon this plat)
there would be a mechanical room with equipment which would
power water ski tow ropes and literally "pull" water skiers around
the lake. Thus, the resultant development would, in essence, be
water skiing without the boats. In addition, parking, rest room
facilities, and potential other physical development (possibly a
concession stand, perhaps equipment sales, etc.) uses might be
included. That is where the concern of staff is focused. Although
a verbal explanation of the potential use of this site has been
discussed, we have no assurance when, where, or what degree of
development activity will occur. In addition, because of the site
location itself, concern is raised regarding the impact this use will
have on property around it, what parking standards should be
applied, does the activity generate unacceptable levels of noise,
and a host of other concerns. At the very least, it appears this use
would be classified as outdoor/commercial amusement. This use
is not allowed in an "A", Agriculture zoning district (allowed only
by SUP in HC and C), so approval of a plat which cannot be
developed to existing zoning is questionable, at best. In addition,
although this is submitted as a minor plat, information required for
preliminary plat approval is needed for proper processing--we just
don't have enough information to review this application properly.
What needs to be done is an applicant submittal to request to
rezone the property to a zoning classification which allows the
water-oriented use to be developed. Since the outdoor/
commercial amusement classification requires an S.U.P., we
would review a site plan, ingress and egress, where structures are
planned on the site, size of buildings, amount of parking to be
provided and other vital information which would make us more
comfortable with recommending the proposal. This plat
application just does not have enough information to comfortably
recommend approval. Therefore, staff would recommend denial
of this plat, encourage the applicant to apply for a change of
zoning, resubmit a more detailed plan for development, follow the
requirements of the Subdivision Regulations regarding plat
submittal, and submit both the zoning change and plat application
at the same time thus expediting the zoning-subdivision procedure.
ALTERNATIVES: 1) Approve the minor plat
2) Deny the minor plat
3) Modify the minor plat
ATTACHMENTS: 1) Minor plat
2) Departmental comments