Riverchase GC-CS071009
CITY OF COPPEll
PLANNING DEPARTMENT
STAFF REPORT
Case No. PD-230-0, Riverchase Golf Course
P&Z HEARING DATE:
C.C. HEARING DATE:
September 20, 2007
October 9,2007
STAFF REP:
Marcie Diamond. Assistant Director of Planning
LOCATION:
East and west of Riverchase Drive, north of Belt Line Road
SIZE OF AREA:
95.5 acres of property
CURRENT ZONING:
SF-12 and SUP-1 037-A (Single Family-9 and Special Use Permit-
1037 -A)
REQUEST:
Zoning change request to PD-230-0 (Planned Development-230-
Office) to establish a non-residential zoning district on the existing
Golf Course property including the existing Club House, and to
amend Ordinance 297-A-83 (S-l 037.1) to delete condition 2.
APPLICANT:
Robert K. Sievers, representing
Addison law Firm
14901 Quorum Drive, Suite 650
Dallas, Texas 75254-6760
972.960.8677
972.960.7719
HISTORY:
In 1985 a preliminary plat for the Riverchase Development,
including single family, apartments and golf course was
approved.
In 1989 Council approved a change in zoning from SF-12 to SF-12
SUP (S-l 037.1) to allow the operation of a private club for
Riverchase Golf Course.
In 1993, an Amendment to the Special Use Permit was approved
by City Council (S-1037(A)) allowing the expansion of the
Clubhouse located along the east side of Riverchase Drive, at the
request of Golf Enterprises. This allowed the construction of the
golf cart storage building, the remodel of the maintenance
building. and the construction of a club house. pro shop and
restaurant/grill and parking spaces.
ITEM # 15
PAGE 1 of 4
TRANSPORTATION:
Riverchase Drive is an improved (C4U) four-lane undivided
thoroughfare contained within a 60 foot right-of-way, which
extends from MacArthur Boulevard to Sandy Lake Road.
SURROUNDING LAND USE & ZONING:
North- Fairways @ Riverchase; "SF-7" (Single Family-7)
South- shopping center, car wash, apartments, restaurant and light
industrial uses; "C" (Commercial,) "PD-158R2-C" (pD for Car Wash),
"MF-2" (Multifamily-2), and "U" (Light Industrial)
East- Coppell Crossing Shopping Center and apartments; "C"
(Commercial) and "MF-2" (Multifamily -2)
West - Coppell/Carrollton city limit line, Trinity River
COMPREHENSIVE PLAN: The Coppell Comprehensive Master Plan indicates this property is
suitable for open space/park uses.
DISCUSSION: This request is relativity simple on the surface: The owners of
Riverchase Golf Course, similar to many local restaurants, desires
to change their T ABC license from a "Private Club" to a "Mixed
Beverage" permit. However, both state and local laws prohibit
the selling of beer in "residential areas or residential zoning
districts". The existing golf club property is zoned Single Family-12
with a Special Use Permit for a Golf Course. So, to establish a non-
residential zoning while preserving the existing development, staff
suggested a Planned Development - Office (PD-O) District for
Golf Course and Ancillary Uses, and tying the Planned
Development District to what currently exists on the ground. To
accomplish this, there will be written Planned Development
Conditions as well as exhibits which will be attached to and made
a part of the Ordinance. Specifically:
o Exhibit "A" will be the Legal Description of the property;
o Exhibit "B" will be the Detail Site Plan of the club house,
maintenance building, golf cart storage building and
parking area.
o Exhibit "C" will be the Golf Course Site Plan, which is
actually an aerial view of the existing golf course
development.
With these exhibits attached to the Ordinance, no additional
development may occur with this golf course without an
amendment to the PO (rezoning) through a public hearing
process.
For this request, 360 notices were sent to property owners within
200 feet of the golf course property and two zoning change
pending signs were placed on the property. These actions
prompted a significant number of calls to the Planning
Department from residents seeking information and clarification.
ITEM # 1 5
PAGE 2 of 4
Once explained, a majority of the callers responded favorably;
however, there was concern raised by several of the property
owners as to the potential impact that this rezoning could have
on the golf course.
Given the need for further clarification, a second notice was sent,
postponing the public hearing from August 16th to September
20fh. This second notice also included more specific language as
to the purpose and intent of this rezoning and it allowed the
applicant additional time to visit with the property owners and
address their concerns.
staff attended a meeting hosted by the applicant at the
Riverchase Golf Course Clubhouse on August 21 sf attended by
approximately 25 residents. Additional concerns were raised
about the uses permitted in Office (0) District zoning, which is the
base zoning district for the Planned Development. It was
reiterated by city staff and the applicant that none of these uses
could be developed, given that this PO is specifically tied to the
existing development (in virtue of the PO Regulations and
attachment of the site plans); however, the residents requested
that this PO specifically included a prohibition of the uses
permitted in the "0" District (per section 12-20-1 of the Zoning
Ordinance) which are :
"1. Professional and administrative offices where services are provided
only and no chattels or goods are offered for sale on the premises,
including but not limited to doctors, dentists, attorneys, architects,
engineers, urban planners, insurance, real estate, banks and similar
offices.
2. Business or trade school.
3. Business support services.
4. Communications services.
5. Financial services.
6. Personal improvement services.
7. Day nursery or day care center.
8. Nursing home or convalescent home.
9. Laboratory: Scientific, research, testing, medical, dental, or optical
so long as all operations are not conducted outdoors.
10. Florist (no outside storage).
11. Barber and beauty shop.
12. Drug store or pharmacy.
13. Hospital.
14. Fraternal club or lodge.
15. Postal facilities.
16. Crop production.
17. Municipal buildings.
18. Telephone exchange.
19. Golf course or country club.
20. Such uses as may be permitted under the provisions of section 12-
30-7, special use permits.
ITEM #15
PAGE 3 of 4
21. Temporary buildings for use incidental to construction work on the
premises, which said building shall be removed."
All but use #19, Golf Course and Country Club, shall be listed as
a prohibited use in the PO Ordinance.
The final clarification concerns the portion of the golf cart path
which traverses the rear portions of Lots 1-18, Block A of the River
Ridge Addition (1275-1335 Bradford Drive). It is hereby stated that
this area is not part of the golf course property and is not included
in this PO Zoning, and therefore shall retain its existing residential
(SF-7) zoning designation. Further, no sales of alcoholic
beverages will be permitted from the beverage cart on this
section of the cart path, and will be designated as such on the
ground.
RECOMMENDATION TO THE PLANNING & ZONING COMMISSION:
staff is recommending APPROVAL of PD-230-0 for Riverchase Golf
Course, subject to the following conditions:
1. The development within this Planned Development District
shall be limited to the existing development as depicted on
Exhibits "B" and "C": which includes a club house, pro
shop and restaurant/grill, golf cart storage building,
maintenance building, parking spaces and an 18 hole golf
course.
2. Uses listed as permitted in the "0" District (per section 12-
20-1 of the Zoning Ordinance) shall be prohibited on this
property except for golf course or country club as
depicted on exhibits "B" and "C".
3. No alcohol sales shall be permitted along the golf cart
path located within the rear yards of Lots 1-18, Block A of
the River Ridge Addition, which will retain it's residential (SF-
7) zoning designation.
ALTERNATIVES:
1) Recommend approval of the request
2) Recommend disapproval of the request
3 Recommend modification of the request
ATTACHMENTS:
1) Site Plan of the Clubhouse, Cart Storage and Maintenance Facilities
2) Site Plan of the Golf course (aerial view)
3) Exhibit of Lots 1-18, Block A of the River Ridge Addition.
ITEM #15
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