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Citizens of Paris get first look at what the future may hold for development of Lake Crook

From left, Mayor AH Hashmi, city planner Alan Efrussy, city manager John Godwin and city engineer Shawn Napier stand with a map of proposed development for Lake Crook. (eParisExtra photo by Charles Richards)_
From left, Mayor AH Hashmi, city planner Alan Efrussy, city manager John Godwin and city engineer Shawn Napier stand with a map of proposed development for Lake Crook. (eParisExtra photo by Charles Richards)_
This map of the "Proposed Lake Crook Planned Development" shows a general outline of development proposals -- including hoels, restaurants, conference centers, resorts, residences and businesses with lake side views, town houses, a golf course, walking and bicycle path, a hunting/fishing area, and more.
This map of the “Proposed Lake Crook Planned Development” shows a general outline of development proposals — including hotels, restaurants, conference centers, resorts, residences and businesses with lake side views, town houses, a golf course, walking and bicycle path, a hunting/fishing area, and more.

By CHARLES RICHARDS

eParisExtra.com

The Paris City Council – and citizens of Paris – have gotten an early look at the possibilities that Lake Crook holds for development as a resort-type property.

Mayor AJ Hashmi said at Monday night’s council meeting that he was approached a couple of months ago” by a someone interested in developing the area around Lake Crook into a hunting and fishing resort.

City manager John Godwin, director of Community Development Shawn Napier and two staffers – Shane Grissom and Justin Oliver – then contributed thoughts that new city planner Alan Efrussy turned into a “planned development district” for the lake.

Efrussy made a 15-minute presentation, and Hashmi had a mock-up on a table for people to look at.

Efrussy said the purpose of the “Lake Crook Planned Development District” (LPCDD) is to establish a unified planned development comprised of several sub-zones, each of which is compatible with adjacent sub-zones and therefore with the overall LPCDD.

Efrussy said he would bring the plan to the Planning and Zoning Commission on Feb. 4 as a starting point for further developments.

“Certainly the city at this point is in no financial situation to develop Lake Crook or to dredge it or clean it up and do whatever needs to be done there,” Hashmi said at the outset of Monday night’s discussion.

“The resort, however, if it does come,  is willing to put in the funds to clean up the lake and clean the areas around it. If they do decide to come, we as the city would not be spending any money on cleanup of the lake or dredging the lake,” the mayor said.

Hashmi’s mock-up showed a hotel in the peninsula that extends out into Lake Crook. There were also both homes and retail establishments with lakeside views.

There was also shown a bicycle/walking track around the lake, a golf course and a hunting/fishing area.

Mark Rothfuss and Charles Jones, representing the Archers for Christ organization, were invited to comment on the possibilities, and both said they thought such a complex would enhance their organization.

Currently, the archery organization, with its lease, controls about 1,800 acres on Lake Crook. Rothfuss and Jones said their organization would help with security.

Godwin said a possible problem that had been mentioned is a smell caused by Campbell Soup spraying its fields not too far southeast of the lake. Efrussy said there might be some things that can be done to alleviate the problem.

Efrussy talked about each of the 10 sub-zones that coincide with the markings on the LCPDD map (see chart above this story):

SUB-ZONE 1: Resort Area Planned Development (337.3 Acres)

  • Purpose: To establish a resort-oriented area with emphasis on providing hunting, fishing and other natural resource appreciation benefits. This area can also be conducive to certain residential uses, such as a retirement community of senior housing.
  • Permitted Uses: a) resorts; b) apartments (rental or condos) with consideration of four to six stories;, c) hotels; d) conference centers; e) restaurants; f) medical/dental offices or clinics.
  • Special Use Permits Required: a) churches and other structures for religious worship; b) boat docks, slips or ramps (enclosed or open); c) supportive boating functions as requested; e.g., dispensing of gasoline, oil, and/or other routine products and/or services.

SUB-ZONE 2: Government Zoning District (138.3 acres)

  • Purpose: To provide an area for public use by federal, state, county and municipal governments, as well as other specialized governmental entities, with jurisdiction within the City of Paris.
  • Permitted Uses: a) government offices, buildings, structures and sites for government functions; b) specialized districts serving a governmental function: e.g., Army Corps of Engineers, TxDOT, etc.; c) preservation (and enhancement as feasible) of existing City of Paris park areas.
  • Special Use Permits Required: Same as Sub-Zone 1; conference centers, restaurants, office supply and service uses, etc.; medical/dental offices and clinics; one-acre minimum lot size, single-family homes; retirement or senior housing.

SUB-ZONE 3: Lake Frontage Single-Family Residential Lot Zoning District – Minimum 1-Acre in Size (148.4 acres)

  • Purpose: To promote and encourage the opportunity for a residential lifestyle represented by single-family homes with lakefront access on land parcels not less than one acre in size.
  • Permitted Uses: a) single-family detached dwelling units not less than one acre in size and the only permitted uses within this zoning classification; maximum lot frontage in this zone shall be determined.
  • Special Use Permits Required: same as for Sub-Zone 1.

 

SUB-ZONE 4A: Lakeside Retail Sub-Zone (79.7 acres)

  • Purpose: To permit lake-oriented commercial/retail developments by which views and the uses and economic development are a function of the Lake Crook proximity.
  • Permitted Uses: a) restaurants; b) theaters; c) community centers; d) conference centers; e) boat sales and services but not allowing the dispensing of boat fuels and/or lubricants, paints or other toxic, explosives, flammable, or corrosive substances; f) water-oriented recreational facilities; g) other Lake Crook related uses as may be determined; h) medical/dental offices and clinics.
  • Special Use Permits required: Same as for Sub-Zone 1.

SUB-ZONE 4B: Lakeside Multi-Family Sub-Zone (23.7 acres)

  • Purpose: a) To offer additional housing types to provide further market opportunity for the proposed nearby water-oriented commercial retail uses; b) to provide water-oriented views and living environments for those who select multi-family living instead of single-family residential lifestyles.
  • .Permitted Uses: a) multi-family uses (apartments) with emphasis on project design/site plans that optimize views/vista corridors to Lake Crook; b) retirement or senior housing. (Likely minimum height of three or four stories.)
  • Special Use Permits Required: a) town houses; b) row houses; c) same as for Sub-Zone 1.

 

SUB-ZONE 4C: Multi-Family District (67.9 acres)

  • Purpose: To provide higher density residential lifestyle opportunity near Lake Crook. This area is designed for apartment living.
  • Permitted Uses: Apartment buildings at maximum height of four to six stories, depending upon the opportunity to view Lake Crook vistas. Density will be further evaluated. Retirement community or senior housing, as well.
  • Special Use Permits Required: a) certain accessary uses may be considered as further zoning evaluation of this sub-zone occurs; b) churches and other structures for religious worship.

SUB-ZONE 4D: Residential/Neighborhood Retail Sub-Zone (15.5 acres)

  • Purpose: To provide residential/neighborhood/convenience shopping opportunities to provide goods and services to residents (and business employees) within the Lake Crook planning area, as well as such shopping opportunities in the environs of the Lake Crook area.
  • Permitted Uses: a) convenience stores; b) cleaning establishments (drop-off only); c) restaurants; d) bakery; e) florist; f) barber/beauty shops; g) medical/dental offices or clinics; g) other permitted uses to be determined.
    Special Use Permits Required: a) bed and breakfast use; b) churches and other structures for religious worship; others to be determined.

SUB-ZONE 5: Lake Front-Oriented Single-Family Residential Zoning District, Minimum Lot 1 acre (124.2 acres)

  • Purpose: To provide single-family residential opportunities with the component of associated lakefront views. Minimum lot sizes, 1 acre. This lot size is compatible with the semi-rural environment represented by the Lake Crook planning area and will also provide lot dimensions conducive to recreational and boating activities.
  • Permitted Uses: single-family detached homes on lots of no less than one acre in size.
  • Special Use Permit Required: a) boat docks and slips, or ramps; b) churches and other structures for religious worship.

 

SUB-ZONE 6: Lake Front-Oriented Single-Family Residential Zoning District, Minimum Lot 20,000 square feet (118.2 acres)

  • Purpose: To provide single-family residential opportunities for larger-lot living at 20,000 square foot minimum lot sizes. This subzone is not directly adjacent to Lake Crook.
  • Permitted Uses: Single-family detached homes on lots no less than 20,000 square feet.
  • Special Use Permit Required: a) certain accessary uses that shall be determined; b)  churches and other structures for religious worship.

SUB-ZONE 7: Recreational Zoning District (186.1 acres)

  • Purpose: To provide broad opportunity for outdoor-oriented recreational uses to serve the citizens of Paris and the surrounding environs. Any considered land use development must maintain the integrity and functioning of these flood plain lands.
  • Permitted Uses: a) golf courses; b) soccer fields; c) miniature golf courses; d) other outdoor-oriented recreational activities.
  • Special Uses: To be determined, with particular attention to maintaining the integrity and functioning of all flood plain areas within this sub-zone.

SUB-ZONE 8: Passive Recreation and Environmental Resource Area (252.3 acres)

  • Purpose: This area of substantial acreage is essentially characterized by flood plain, with frontage directly to Lake Crook. This sub-zone can provide excellent park, recreation,open space, trail and aesthetic vistas/view corridors for Paris citizens.
  • Active Recreation: Includes but not limited to swimming, tennis and other court games; baseball and other field sports; golf; and playground activities. Often active recreational activities can generate nuisances to adjacent properties because of noise, light, or gare, such as outdoor swimming pools, lighted tennis courts, lighted baseball/softball/football/soccer complexes, and golf courses.
  • Passive Recreation: Passive recreational activities are generally recognized as not requiring a developed site. This generally includes, but is not limited to such activities as hiking, bicycling, picnicking, and trails. Also, can be characterized as involving existing natural resources and has a minimum negative impact.
  • Permitted Uses and Special Use Permits: Specific land use recommendations will be made in conjunction with the new 2013 Park Master Plan recommendations.

SUB-ZONE 9: Passive Recreation and Environmental ResourceArea (210.6 acres)

  • Purpose: Same as Sub-Zone 8. This sub-zone also contains substantial acreage and is essentially characterized by flood plain.
  • Permitted Uses and Special Use Permits: Same as Sub-Zone 8.

SUB-ZONE 10: Single-Family Detached Homes – Minimm Lot Size: 1 Acre (626.6 acres)

  • Purpose: Sub-Zone 10 and Sub-Zone 11 are the only sub-zones not owned by the City of Paris. Further, both of these sub-zones are designated for development of single-family homes, a minimum lot size of one acre.
  • Permitted Uses: Single-family homes on lots of 1 acre or more.
  • Special Use Permit Required: a) Agricultural use. (Note: staff is recommending that in allowing a special use permit within Sub-Zone 10 or 11 that the maximum lot size for an agricultural use be a minimum of 10 acres in size. Therefore, through the site plan process, design of the agricultural uses can be created that will not undermine the location, quality of life, or functioning of the (potentially) surrounded one-acre minimum lot size single-family developments within Sub-Zones 10 and 11; b) Also, a minimum acreage of 10 acres for an Agricultural special use permit will provide acreage sufficient to create buffering distances presumably adequate to separate agriculture uses from the one-acre single-family home sites; c) Also, it is recommended that the more intensive agricultural uses, such as slaughter pens or rendering works be prohibited within these two sub-zones.

 

SUB-ZONE 11: Single-Family Detached Homes – Minimm Lot Size: 1 Acre (748.6 acres)

  • Purpose: Sub-Zone 10 and Sub-Zone 11 are the only sub-zones not owned by the City of Paris. Further, both of these sub-zones are designated for development of single-family homes, a minimum lot size of one acre.
  • Permitted Uses: Single-family homes on lots of 1 acre or more.
  • Special Use Permit Required: a) Agricultural use. (Note: staff is recommending that in allowing a special use permit within Sub-Zone 10 or 11 that the maximum lot size for an agricultural use be a minimum of 10 acres in size. Therefore, through the site plan process, design of the agricultural uses can be created that will not undermine the location, quality of life, or functioning of the (potentially) surrounded one-acre minimum lot size single-family developments within Sub-Zones 10 and 11; b) Also, a minimum acreage of 10 acres for an Agricultural special use permit will provide acreage sufficient to create buffering distances presumably adequate to separate agriculture uses from the one-acre single-family home sites; c) Also, it is recommended that the more intensive agricultural uses, such as slaughter pens or rendering works be prohibited within these two sub-zones.

 

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