CCPH Agenda Request/Staff Rpt 100907
AGENDA REQUEST FORM
THE.CITY.OF
DEPT:
PLANNING
DATE: October 9,2007
ITEM #: 1 2
o WORK SESSION
D CONSENT
I.; I REGULAR
ITEM TYPE: PUBLIC HEARING
ITEM CAPTION:
Consider approval of Case No. PD-230-0, Riverchase Golf Course, a zoning change request from SF-12 and
SUP-1037-A (Single Family-9 and Special Use Permit-l 037-A) to PD-23Q-O (Planned Development-230-0ffice, for golf
course and related uses, and to amend Ordinance 297-A-83 (S-l 037.1) to delete condition 2., on approximately 95.5
acres of property located east and west of Riverchase Drive, north Belt Line Road.
GOAL(S):
EXECUTIVE SUMMARY:
The P&Z recommended approval with the following PD conditions:
1) The development within this Planned Development District shall be limited to the existing development as depicted
on Exhibits "B" and "e": 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 its residential (SF-7) zoning designation.
FINANCIAL COMMENTS:
On September 20, 2007, the Planning Commission unanimously
recommended approval of this zoning change (5-0), subject to the
above-stated condition. Haas, Kittrell, Borchgardt, Fox, and Frnka
voted in favor, none opposed. Commissioner Reese abstained due to
conflict of interest.
ACTION TAKEN BY COUNCIL:
APPROVED BY
CITY COUNCIL
ON ABOVE DATE
Motion to close Public Hearing & Approve subject to
conditions 1, 2 & 3 above
RECOMMENDED ACTION:
M - Franklin
S - Tunnell
Staff recommends APPROVAL.
Vote - 7-0
.
~
LIbby Ball
2007.10.15
17:15:19 -05'00'
1@10 PD-230-Q, Riverchase Gc, l-AR
CITY OF COPPEll
PLANNING DEPARTMENT
ST AFF REPORT
Case No. PD-230-Q, 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-l 2 to SF-12
SUP (S-1037.1) 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 "L1" (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 TABC 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 #15
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
20th. 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 sl 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 PD is specifically tied to the
existing development (in virtue of the PD Regulations and
attachment of the site plans); however, the residents requested
that this PD 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. erop 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 PD 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 PD 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 liB" 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
PAGE4of4
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CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
ADDENDUM TO
Case No. PD-230-0, Riverchase Golf Course
On September 13, 2007 the attached flyer was distributed In the
Riverchase Area.
ITEM #15
PAGE 1 of 1
.FROM :
FAX NO. :
Sep. 14 2007 10:46AM P2
PROPOSED ZONING CHANGE
YOUR RIVERCHASE HOME V ALUE MAY BE
in
-
JEOPARDY!!!
Why: Under the auspices of a "Planned Development District," an
application has been submitted to the Coppell Planning and Zoning
Commission to change the zoning of the Riverchase Golf Course
property (approx. 95.5 acres located in the heart of Riverhcasc) from
"Single Family" to "Office."
Past, present, and future legitimate sale of liquor by the Golf Course is
not an issue. While the argument is being made that such a zoning
change (only) facilitates: (1) liquor delivery to the Clubhouse, (2)
provision of a beer cart and (3) a lessening of liquor reporting, such a
zoning change could put uses of this property one or more steps closer to
"permitted uses" that would be very detrimental to our home property
values. Please see the enclosed PERMITTED USES under "Office"
zoning.
What You Can Do: (I) Return the enclosed "Reply" form to the
Commission, preferably having checked the second (opposed) or third
(undecided) reply. (2) Attend the public hearing in support of neighbors
who will be expressing their strong concerns to the Commission about
. this proposed zoning change. You will be free to speak, also, if you so
desire.
~: Thursday, September 20, 2007
Where: Coppell Town Center (Council Chambers)
255 Parkway Boulevard
Time: 6:00 P.M., Staffs Pre-meeting (open to the public)
6:30 P.M., Planning and Zoning Commission Hearing
(open to the public)
Help protect our home values! Please be there!
Enclosures
FROM
FAX NO.
ARTICLE 20.i&~~I8TRIcr
REG TI 8
Sec. 12-20-1. General purpole aDd delC!rtp-
tion.
The "0" office diatrict is intended for officea
and other selected non-residential Ulet predomi-
nately $erving community and city-wide needa.
Site development regulationa and Btandards are
intended to ensure that uses will be cocnpatible
and complementary in aeale and appearance 'tIrith
a residential environment.
enDitted uses building or premiae shaJJ be
used 0 y or t e following p\U'Posea:
1, Professional Illld administrative officea
where servicee are provided only and no
chattels or goods are offered for aale on
the prenUse., including but not Umited to
doctors, dentista, attomeya, arehitect8, en.
gineers, urban plannsrtl. inlurance, real
estate, banks and similar officea.
Business or trade Bchool.
2,
3.
4.
Business IUpport services.
Communications services.
Financial serviceB.
Per8ona) improvement services.
Day nu.nery or day carA eenter.
Nursing home or convalescent home.
Laboratory: Scientific, reBeareh, teatin"
medical, dental. or optical so lonl aa all
operations are not conducted outdOOl"8.
10. Florist (no outside storage).
11. Barber l1J1d beauty shop.
12.
13.
6.
6.
7.
8.
9.
Drug store or phtu'mllCY,
Hospital.
14. Fraternal club or lodge.
15. Postal facilities.
16. Crop production.
17. Municipal buildings.
18. Telephone exchange.
19. Golf course or country club,
Supp. No.1
Sep. 14 2007 10:46AM P3
ZONING
, 12.20.3
20. Such usee as may be permitted under the
provilliona of section 12-30-7, special uso
permits.
21. Thmporary buildings for use incidental to
conatroction work. on the premises, which
said building shall be removed.
(Ord. No. 91500-A-129j Ord. No, 91500-A-328, f I,
7-9-02)
Sec. 12-20-2. Hel.bt t'elfUlatlon..
116 feet nor more than ten stories, but limited
to 36 feet on any portion of the lite within 150 feet
of property zoned or used for A, SF-ED, SF-IB,
SF.12, SF-9. SF-7, 2F.9, TH-} or TH-2.
(Ord. No. 91500-A-129)
See. 12-20-3. Area re,wation..
1. Minimum size of yarde:
(A) Frtmf yard: Minimum required set-
baek. 30 feet with no front yard
parking. If front yard parking i. uti-
U%ed, then 60 feet front yard shan be
oblerved.
(B) Sidt yard: Minimum required set-
back, 16 feet, unleR8 acijacent to prop-
erty in B re8idential diltrict then a
minimum of 26 feet shllU be ob.
served.
(C) Rear yard.: Minimum required, ten
feet. unle89 adjacent to property in 8
l'8IIidential distritt than 8 minimum
of 20 feet ,hall be observed,
2. Minimum size of lot:
(A) Lot arta: 5.000 square feet.
(B) Lot width: 50 feet.
(C) Lot depth: None.
3. Lot coverage: In no case shall more than
50 percent of the total lot area be covered
by the combined area of the main build.
inp and aCC9IlBory building!. An addi.
tional ten percent coverage is allowed in
parking structurel.
4. Floor area ratio: Maximum F.A.R., 1.0 to
1.
(Ord. No. 91600-A-129)
CD12:29
F-ROM :
FAX NO. :
Sep. 14 2007 10:46AM P4
PLANNING 8. ZONING MEETING: 0'/20/07
COUNCIL MEETING: 10/09/07
REPl YFOR THE PLANNING & ZONING COMMISSION
CASE NO.: PO-230-0. Rlvercbase Golf Course
The City of Coppell Planning & Zoning Commission would like to receive your
comments on this case to make a better-informed recommendation to the City
Council. If you desire to express an opinion, please complete this reply form and
relurn it to the following address by the date of the Public Hearing:
City of Coppel!
Planning & Zoning Deportment
P ,0. Box 9478
Coppell, TX 75019
This reply form in no way affects your right to attend the Public Hearing, and we
encourage all interested parties to ottend and comment if they wish.
If you have any questions pertaining to the case, please call the Planning
Deportment at (972) 304-3678.
REPLY
I ) I am in favor of this plan.
I } I am opposed to this plan.
f } I am undecided about this plan.
My comments are as follows:
Signature:
Address:
Phone #: