Texas Shoot-Out-CS 931216 CASE #:
P & Z HEARING DATE:
C. C. HEARING DATE:
CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
S-1073 (Golf Driving Range)
December 16, 1993
January 11, 1994
LOCATION:
At the northwest corner of I.H. 635W and Beltline Road.
SIZE OF AREA:
14.55 acres
CURRENT
ZONING:
Agriculture (A)
REQUEST:
APPLICANT:
HISTORY:
Approval to change the zoning from Agriculture (A) to A. S. U.
P. to allow the temporary operation of a golf driving range
Mr. ~Powell
269 Camelot
Lewisville, TX 75067
315-2508
Mr. Tom Pritchett
T. H. Pritchett & Associates
6030 Revere Place, Suite 100
Dallas, TX
(214) 599-0808
Subject property was annexed into the city in 1986 and was
originally zoned agriculture and has remained as such since that
time. The applicant presented this case to the Planning & Zoning
Commission on November 18, 1993, and the Commission voted
to hold the case under advisement and to reconsider it during the
December meeting.
Item 5
TRANSPORTATION:
This site is adequately served by two major arterials; Beltline
Road which is a primary six-lane divided (P6D) thoroughfare and
Interstate Highway 635, which is a major highway.
SURROUNDING LAND USE & ZONING:
North - Vacant; Agriculture (A) and Light Industrial (LI)
zoning
South - Vacant; Agriculture zoning
East Single-family rent houses; Agriculture zoning
West One single-family structure; and Agriculture zoning
COMPREHENSIVE PLAN:
A highway commercial designation has been assigned along this
freeway corridor of Coppell. The Highway commercial
designation was designed for such uses as hotels, restaurants, and
low and mid-rise offices.
ANALYSIS:
During the Planning & Zoning November meeting, staff reported
that a new issue had been presented just hours before the meeting.
As a result, we were unable to address the new proposals which
were presented during the meeting, and the Planning and
Commission voted to re-hear the case at the December meeting.
Since that time staff had reviewed this new issue, and our
comments are reflected below.
1) Last month, when staff prepared the staff report for this case,
we did not have major objections, but the Fire Department has
concerns related to the temporary water and sewer line proposals.
The Fire department is opposed because there is no fire hydrant
located near the site. Fire codes require that a building must be
located within 150' of a fire hydrant, in order to provide adequate
fire protection, and this site does not have water and sewer
available adjacent to the parcel. Both lines are located
approximately 1,600 feet north of this site. If this property were
developed under standard development criteria, i.e. the extension
of water and sewer facilities based on the City of Coppell Master
Plan, then the developer would be required to construct 700 feet
of 16" water line and approximately 1,500 feet of 24" water line.
The developer would also have to construct approximately 3,500
2
feet of 12" sanitary sewer line. As you can see, the installation
of approximately 6,000 linear feet of public utilities to serve a
driving range seems to be an huge expense for the driving range
to endure.
2) In order to provide adequate fire protection, staff recommends
that the water line be extended to the site, from the existing line
(1,600 north of the property), to the southern boundary of the site,
and that the placement of a fire hydrant be within 150' of the
office building.
3) Site plan must reflect the location of inlets on Belfline Road.
It is possible that one of them may be in conflict with the northern
most driveway.
4) Subdivision rules require a five foot sidewalk adjacent to
Beltline Road. Presently, there is no need for a sidewalk at this
time; however, the applicant should get approval from the City
Council to waive the sidewalk requirement, with the provision that
if at some point the sidewalk becomes a necessity, whereas the
property north of this driving range develops, then the owner of
the property would construct the sidewalk at the request of the
City.
The applicant is also requesting a waiver of the requirements of
the Streetscape Plan, by not providing the proper amount of
landscape materials on-site. The section of the City is considered
as one of our primary image zone, and therefore, the site plan
should reflect the requirements according to the ordinance.
We fully understand that the applicant simply wishes to operate a
temporary use on the Hattie Leslie site, but problems arise from
the City's position when we are forced to address temporary
solutions for temporary uses. By simply allowing the applicant to
install the temporary lines to the site, other health and safety issues
are being ignored.
If this case is approved by Council, the Special Use Permit should
be required to expire five years from the date of Council approval.
If for some reason the applicant seeks approval of an extension for
the use, then at that time, staff would recommend that a permanent
water and sewer line be installed.
3
ALTERNATIVES:
1) Approve the zoning request.
2) Deny the zoning request.
3) Modify the zoning request.
ATTACHMENTS:
1) Site Plan
2) Summary of Development
s1073
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