Cowboy Creek-CS040415CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CASE NO.: S-1214, Cowboy Creek
P & Z HEARING DATE:
C.C. HEARING DATE:
April 15, 2004
May 11, 2004
STAFF REP.:
Gary L. Sieb, Planning Director
LOCATION:
1730 S.H. 121 (Northeast corner of S.H. 121 and Coppell Road).
SIZE OF AREA:
Approximately 5.87 acres of property.
CURRENT ZONING: C (Commercial)
REQUEST:
C-S-1214 (Commercial, Special Use Permit-1214) to allow a
miniature golf course, batting cages and ancillary uses (indoor
amusement and food service) on 5.87 acres of property.
APPLICANT:
Purchaser:
Cowboy Creek Properties, Ltd.
Trey DeLoach
595 Oakbend Drive
Coppell, TX. 75019
(214) 768-4178
Fax (972) 373-9001
Architect:
Plan Solutions
Bob Anderson
393 E. Las Colinas Blvd.
Suite 169
Irving, TX. 75039
(972) 373-9999
Fax (972) 373-9001
HISTORY:
There has been no recent development history on this parcel
although there was a trailer court existing on the property for a
number of years. The trailer court was eliminated when Verizon
constructed the mid-rise office building just south of this request in
the late 90's.
Page 1 of 4
Item # 6
TRANSPORTATION: Coppell Road is an improved, two-lane, concrete roadway
classified as a C2U contained within a 50- to 60-foot right-of-way.
SURROUNDING LAND USE & ZONING:
North- Vacant, flood plain; C (Commercial)
South - Five-story office building: HC-PD-171 (Planned Development for
Highway Commercial uses (office)
East- Vacant flood plain; PD-160/FP (Planned Development for
apartment use with Flood Plain overlay)
West -State Highway 121; A (Agriculture)
COMPREHENSIVE PLAN:
The Comprehensive Plan shows the property as suitable for
light industrial/showroom and related uses.
DISCUSSION:
The Special Use Permit application stated the intended use here as
"miniature golf, batting cages and amusement building." The Coppell
Comprehensive Plan shows the parcel being utilized for
industrial/showroom development, so the requested activity, being a less
intensive use, would generally fit into that category. In addition to being
much less intense than industrial, the current zoning is C (Conunercial),
which makes the proposal a much better zoning fit, especially with the
site plan showing retention of a majority of the mature tree cover on the
site. The development plan submitted to staff shows respect for the
existing vegetation, and some care has been exercised in attempting to
work around the existing tree locations. For the most part, trees to be
removed from the site are located in required parking areas, and a
majority of the site will conserve the existing tree stock. The golf course
has been designed with the existing locations of mature trees dictating
hole locations. In addition, the applicant has meandered his sidewalk
along Coppell Road to further preserve the existing tree cover.
The design of the main building respects the exterior appearance
guidelines of the City, and the use of dark brick and natural stone makes
for an attractive facility. The roof area is substantial, but the inclusion
of dormers reduces the massive appearance of the structure. Signage has
been kept to a minimum and complies with our sign regulations. There
is some concern with the appearance of the batting cage in that it has
screening extending over 40 feet in the air. The cages are, however, set
on a slope, and the height of the screen is somewhat diminished by the
natural slope of the site. In addition, if the netting screen were black and
the structural elements a dark or earth tone color, it would further reduce
the appearance of this structure. More information is needed regarding
design, color and height of this use. The applicant has provided a birds-
Page 2 of 4
Item # 6
eye perspective of the concept of this use, which generally depicts the
layout of the development.
We do have some concerns with this proposal. At first blush, this
application appears to be primarily a miniature golf course and batting
cage request. Upon closer observation, there are several additional uses
proposed for this site. There is a billiard room containing two pool
tables, a 3,300-square-foot video gaming area, five party rooms and a
2,900-square-foot dining space (restaurant). In applying parking
standards to these various uses, parking becomes a concern. At a
minimum, the applicant is required to provide 110 parking spaces--his
site plan shows 112. Our calculations are based upon 1/100 for
restaurant and indoor amusement, but does not consider additional
parking needed for the miniature golf course, batting cages, and picnic
area. With 36 holes of miniature golf, a rule of thumb (and the Dallas
requirement) of 1 parking space per each 100-square feet of golf area
suggests 50 additional spaces. Quite frankly, we do not have a miniature
golf or batting cage parking standard in the Coppell Zoning Ordinance,
but there is no question in staff's mind that additional parking needs to
be provided. The applicant needs to address this issue to the satisfaction
of the Planning Commission and City Council. He also needs to
acknowledge the requirements of the Parks Department as stated in the
attached review comments.
In the past, there has been public criticism directed toward video
arcades, and senior staff members remember an earlier zoning case (back
in the early 90's) in which a similar arcade use was denied because of the
perceived negative reputation these facilities had generated. It would be
prudent to explore with the applicant how this arcade will be managed
and how supervision of visitors will be exercised.
There are other concerns that need to be addressed by this applicant, and
they are outlined in the Staff Recommendations section of this report.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff is recommending APPROVAL of this request with several
conditions needing to be addressed, including:
Site Plan
1) Monument sign cannot exceed 40-square feet in size.
2) Specify width, length and height of all structures being
proposed on the Site Plan.
3) Label area at NW portion of 11,000-square-foot building.
4) Dimension width of space between Coppell Road r.o.w.
and fencing.
5) Correct zoning along south property line (wrong PD
number).
Page 3 of 4
Item # 6
6) Note that Cable fencing will be replaced by black, 6-foot
high decorative metal fencing.
7) Provide details of proposed fountain on plan.
8) Provide additional parking to better accommodate the
variety of uses proposed here--at least 10-15 spaces.
Miniature Golf Layout Sheet
1) Cable fencing is not allowed--remove from drawing and
add 6-foot high black decorative metal fencing notation.
2) Dimension widths of entry drives.
3) Show interior floor plan for 11,000-square-foot building
with dimensions indicating square footage of all areas,
including restaurant.
Batting Ca~e
1) Provide height of all structures, as well as width and
length of cage.
2) Provide color of netting, masts and all structures.
3) Indicate building material for retaining wall.
Landscape Plan
1) Provide one tree at the end of the NE parking bay.
2) Landscaping requirements need to reflect that the batting
cage is a structure; make attendant alterations to open-
space requirements.
3)
Elevations
Acknowledge requirements of Parks Department review
(attached)
1) Dimension all structures (length, width, etc.) on both
elevation sheets.
2) Need elevations of batting cage to include height of all
structures.
ALTERNATIVES: 1) Recommend approval of the request.
2) Recommend disapproval of the request
3) Recommend modification of the request
4) Take under advisement for reconsideration at a later date.
ATTACHMENTS: 1) Development Submittal (8 sheets--Site Plan, L.S. plan, Elevations, batting cage,
etc.)
2) Departmental comments (Engineering detailed comments with plat; Parks)
3) Conceptual Birds-Eye Perspective
Page 4 of 4
Item # 6
COPFELL
COPI ELE
_Pr~oject UD SUP 04-0011
Address 1730 State Highway 121
CITY OF COPPELL
DRC REPORT
Project Name
Cowboy Creek Addition
Project Type
~lication Date
Case Manager
Project Description
Special Use Permit
3,17/2004
Gary Sieb
Zoning change request from C (Commercial) lo C-S-1214 (Commercial-Special Use Permit-1214) to aJlow a m~mature
golf course batting cages and ancillary uses on approx*mately 587 acres of property
Agency
Building Inspection
Electric and Gas
Engineering
Fire Administration
)arks and Recreation
Planning Department
Reviewed By
Greg Jones
Jeff Curry
Ken Griffin
Tim Oats
John Elias
Gary Sieb
1 of 3
Review Date
3/23/2004
3/25/2004
3/25/2004
3/26/2004
Comments
1. Cable fence as noted on plan will be removed, we
assume? I&O'P~
Zoning Change is Acceptable
See comments on minor plat Project ID # MP-04-0012
1. Indicate fire depadment connection (FDC) rocation
Must be within 3 - 6 feet of fire lane and within 50 feet
of a fire hydrant. Both the FDC and fire hydrant shall
be on the same side of the fire lane
2 Fire lane radii requirements are 30 feet inside and
3/24/2O04
1 ) A tree removal permit will be required prior to
removal of any protected trees on this site
2) Tree survey should not include trees that are not
protected. The following tree #'s will not factor into
tree mitigation calculations.
( #1723, #1739, #1740, #1759, #1 763, #1765,
#1768)
3) Tree # 1715 is shown on tree survey as mitigation
not required. Not the case. if tree is removed it
will need to be mitigated
4) Tree Retribution calculations will be as follows:
Gross Retribution (inches DBH)
432"
Trees preserved on site (inches DBH)
Total trees on site (inches DBH)
Preservation Percentage
Preservation Credit
-354"
Landscape Credit
-28.5"
Net Retribution
495"
1987"
2419"
82%
Contribution to City of Coppell Reforestation and
Natural Areas Fund in the amount of
$4,950.00
3~24~2004 SITE PLAN sheet:
,./1'i Dimension all entry dnves as well as Coppell Road
row,
(~ Monument s~gn can not exceed 40 square feet in
CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CASE: Cowboy Creek Addition Lot Block Al Minor Plat
P & Z HEARING DATE:
C.C. HEARiNG DATE:
April 15, 2004
May 11, 2004
STAFF REP.:
Gao' L. Sieb, Planning Director
I.OCATION:
1730 S.H. 121 (Northeast comer of S.H. 121 and Coppell Road).
SIZE OF AREA:
Approximately 5.87 acres of property.
CURRENTZONING:
C (Commercial)
REQUEST:
Minor Plat to allow a miniature golf course, batting cages and
ancillary' uses (indoor amusement and food service) on 5.87 acres of
property.
APPLICANT:
Purchaser:
Cowboy Creek Properties, Ltd.
Trey DcLoach
595 Oakbend Drive
Coppell, TX. 75019
(214) 768-4178
Fax (972) 373-9001
Engineer:
Nathan D. Maier and Assoc.
C. Michael Daniel
8080 Park Lane
Suite 600
Dallas, TX. 75231
(214) 739-4741
HISTORY:
There has been no recent development activity on this parcel
although there was a trailer court existing on the property for a
number of years. The trailer court was eliminated when Verizon
constructed the mid-rise office building just south of this request in
the late 90's.
Page I of 2
Item # 7
TRANSPORTATION: Coppell Road is an improved, two lane, concrete roadway classified
as a C2U contained within a 50- to 60-foot right-of-way.
SURROUNDING LAND USE & ZONING:
North- Vacant, flood plain; C (Conunercial)
South - Five-story office building; HC-PD-171 (Planned Development for
Highway Commercial uses)
East - Vacant flood plain: PD-160/FP (Planned development for
apartment use with Flood plain overlay)
West -State Highway 121; A (Agriculture)
COMI~REHENSIVE PLAN:
The Comprehensive Plan shows the property as suitable for
light industrial/showroom and related uses.
DISCUSSION:
This is a subdivision plat for the Special Use Permit previously heard
requesting construction of a miniature golf course, batting cage and indoor
amusement to include party rooms, billiard area, video games arcade and
food service on this property. Since the Comprehensive Plan shows the
parcel being utilized for much more intensive uses, staff supports the
request with several conditions outlined in the earlier hearing. With regard
to the technical aspects of this application, in general it complies with our
requirements. There are conditions attached to the approval of this
subdivision plat elaborated on in the Staff Recommendations section of
this report.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff is recommending APPROVAL of this request with the following
conditions:
l)
2)
No improvements are allo~ved to be constructed in the
100-year floodplain.
Compliance with the attached Engineering Department
comments.
ALTEPdNATIVES:
1)
2)
3)
Recommend approval of the request.
Recommend disapproval of the request
Recommend modification of the request
ATTACHMENTS:
I)
2)
Page 2 of 2
Minor Plat document
Departmental comments (Engineering)
Item # 7