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02 Council Minutes (06/12/01)MINUTES OF THE SPECIAL MEETING OF THE CITY COUNCIL JUNE 12, 2001 The City Council of the City of Paris met in special session on Tuesday, June 12, 2001, 6:00 P. M., Love Civic Center, North Exhibit Hall, 2025 S. Collegiate Drive, Paris, Texas. Mayor Michael J. Pfiester called the meeting to order with the following Council Members present: Joe E. McCarthy, Richard Manning, John Carter, Jr., and Benny Plata. Also present were City Manager Michael E. Malone, City Attorney Larry W. Schenk, and City Clerk Mattie Cunningham. Invocation was given by W. E. Anderson, Director of Finance for the City of Paris. Mayor Pfiester announced that the purpose of the special meeting was receipt of the Lake Crook Master Plan from the C. T. Brannon Corporation and asked Mr. Terry Brannon to come forward and present the plan. Mr. Brannon came forward presenting the City Council a Study of Lake Crook for the City of Paris. Mr. Brannon read from Page 13 as follows: "Your committee was of the unanimous consensus that Lake Crook and its surrounding properties are a valuable asset of the City of Paris, something of which all of us can be justly proud, and in an area in which the City Council should in the future give a great deal of attention to expanding and improving the area for park purposes." They go on to say: "Your committee respectfully recommends to the Council that a definite and accelerated program of the improvement of the water shed area adaptable for park purposes be initiated at once, including improvement of the access road to the park area. Your committee feels that the City of Paris can do a great deal toward improving the recreation areas of the Lake Crook property in such a manner as to make them more usable by our local citizens and at a cost which is within our means. We would like to see increased expenditures and Special City Council Meeting June 12, 2001 Page 2 activities in this behalf in the immediate future." Mr. Brannon advised that this report was signed by Robert McWhirter, Clark Estes, Jr., and J. M. Gladden in June, 1956, which was forty-five years ago and the Lake Crook issue is still on the table. Mr. Brannon said that tonight he will explain how his company prepared the study; he would go over the options that were looked at and explain which ones were essential; and he could explain which options were preferred by his company and why they were preferred. Mr. Brannon said the Lake Crook property, as shown on the site plan, is situated northwest of the city and most of the property is within the city limits. There are approximately 2700 acres and, of that, about one-half is under water. Mr. Brannon gave background information on the city's water system at Lake Crook. He pointed out that some areas around Lake Crook are now or have been under lease. Presently the Archers for Christ, Maxey Black Powder Rifle Club and the Paris Gun Club have leases; and each of these clubs have made improvements such as the installation of target ranges and shelters on their respective leases. Mr. Brannon said they found an order from the Texas Water Quality Board that states that any development that takes place within the water shed of Lake Crook is either going to be placed on the public sewer system or must have one acre lots in order to have septic tanks. Mr. Brannon had attended two public hearings. The first was attended by about 200 people and the second had about 300 people in attendance. Citizen input stretched from those who said to leave Lake Crook completely alone to those who wanted it developed in order to make money on the property. Mr. Brannon said 9,900 surveys were prepared and mailed to citizens. Mr. Brannon explained the first item: ~'Given the choice between the two following Special City Council Meeting June 12, 2001 Page 3 options do you favor development of the property for picnicking, camping, hiking and similar recreational purposes, or do you favor preservation of the land as a natural park in a more undisturbed condition?" Mr. Brannon said 1,381 persons responded to this question with 80.3% responded favoring development of the land for recreational use over preservation as a natural park. Some side-comments correctly pointed out that the property is big enough for both uses. He read the next option: "Do you favor development of the property for picnicking, camping, hiking and similar outdoor recreational purposes, or do you favor development of at least part of the land as an athletic complex containing possibly ballfields and play fields?" in this question, 69.1% of those responding favored picnicking, etc., over a more formal ball complex. Mr. Brannon said that 64% of the people of the 1,356 respondents felt users of the facilities should pay fees. Mr. Brannon said one question was whether the city should authorize non- profit housing around Lake Crook and 93.2% of the people responded to the negative. Another question was "Should the city divest itself of surplus lands around the lake to the highest bidder?" Those surveyed said, by a five to one margin, that the city should not divest itself of property to the highest bidder. Of the question "Should the city continue leasing Lake Crook property to Archers for Christ, Maxey Black Powder Rifle Club, and Paris Skeet and Trap Club, inc.?" he stated that over two-thirds of those surveyed said the city should continue leasing to these entities. Mr. Brannon said the next question was "What are your concerns about members of your family using any potential park improvements at Lake Crook?" This question turned out to be a discussion question and provided pages of comments by those surveyed as follows: cleanliness was 17.3%, Special City Council Meeting June 12, 2001 Page 4 lighting 15.8%, vandalism 12.3%, inadequate access by foot or bicycle 3.10% and adjacent users 3.0%. Mr. Brannon reported that 49 respondents said they would never let a member of their family go to Lake Crook. Mr. Brannon that the last question listed as a major concern was "If you are not using facilities at Lake Crook now, why not?" The response was nothing to do out there; crime and vandalism; safety; insufficient roadway access; did not know what was there or how to get there; water is dirty; horror stories; rumors of activity including devil worship; better facilities available at Lake Pat Mayse; the grounds are unkept and run down; and many respondents said they were simply too old to go out there. Mr. Brannon advised that there was an overwhelming 90.3% of the respondents who said the city should continue to allow special events at Lake Crook. Mr. Brannon pointed out that there are more factors than public opinion entering into the development of a long range plan for Lake Crook. Federal and state statutes control many of the functions of construction, repair, or land development, flood plain, management on-site sewage disposal, and the prevention of storm water runoff laden with silt and sediment into the nations streams and waterways is a priority of the Environmental Protection Agency. Mr. Brannon discussed these factors with the City Council. Mr. Brannon explained Option One which would take the property on the north shore and develop it into one and two acre lots since there is no sewer system. He said this would preserve the trees and habitat. This would connect FM 1499 with Caviness Road with a scenic lake shore road. The advantage of fewer lots is the faster absorption rate in the Paris housing market. There were be less negative impact on existing subdivisions than with a ten or twenty year subdivision build out. In addition there would be an increase in the tax base, sales tax revenue, and water revenue. In discussing the disadvantages of Option One, Mr. Brannon indicated that low density will render fewer lots for sale on which to distribute the cost of Special City Council Meeting June 12, 2001 Page 5 development. The development of commercial land along FM 79 is probably at least a decade away and residential development along a lake shore brings with it the problem of fertilizer and insecticide contamination of the water supply. The low dependability of on-site disposal systems threatens the water supply. County road sections, which are cheaper to build ,cost more to maintain due to ditches and culverts. Hunting should be curtailed on all city property if this option is selected due to the proximity of homes. Leases to archers and shooters should not be renewed because of noise and threat of flying projectiles near homes. The water system would be greatly expanded and require a new pumping station and higher maintenance. The sale of public land is difficult. If the city acts as developer, it puts the city in unreasonable competition with the private enterprise. It could over tax public safety services such as police and fire as present staffing levels. Mr. Brannon explained his recommendations regarding Option One stating that this option has significant environmental attraction to it because of the preservation of vast amount of wildlife habitat but that he could not support Option One as configured now. The cost per lot is too high to make it a viable project. He could support the project more if the West Shore were not included due to the poor access along the county road. Soil conditions and high water table make it difficult to maintain a high quality, heavy trafficked road along the wetlands on both side of Caviness Road. Since it is not in the city limits, but borders the city limits, it is unlikely the county will expend vast amounts of money to upgrade this road. Mr. Brannon said if the west shore and the commercial tract were not developed, he could support the concept of renewing leases to the gun and archery clubs, feeling they would no longer be a hazard to any nearby homes. Mr. Brannon said Option Two is a fully recreational development plan with development of formal park improvements with improved fishing piers, campgrounds, playgrounds, group picnic shelters, family picnic shelters and tables. Other areas would be left undeveloped and promoted as wildlife habitat and hunting property. The archery and gun clubs could retain their leases and Special City Council Meeting June 12, 2001 Page 6 ranges under this option with some restrictions. Longer leases (20 or more years) would encourage these clubs to make more meaningful investments into the property in time and money. Expansion of a hiking/biking trail along the north shore is shown in this option, looping all the way around the dam and spillway and tying back into the developed south shore park. Mr. Brannon said that Option Two is certainly the least expensive of the three development options, but this option is not without its long term costs. The loss of nearly $4.0 million in revenue from land sales is nothing to be taken lightly. He said the significance of estimated taxes to all taxing entities from Option One ($1.1 million annually) and Option Three ($4.2 million annually) cannot be overlooked by even the most zealous conservationist. Mr. Brannon said that Option Two is a better short term plan for the next five to ten years. Parts of Option One and Option Three if residential development were contemplated may be desirable in the future. Mr. Brannon said Option Three is the development of all the suitable lands on the north and west shores into small lots (approximately 1/4 acre). Suitable lands for the purposes of this study were all those lands not in a wet land or flood plain. He said they exempt the south shore line as being unsuitable for residential development due to the proximity of Campbell Soup disposal fields, the water treatment plant, and the limited access available for a large permanent population. Mr. Brannon said Option Four is to do nothing, and he pointed out the amount of loss in revenue from the sale of land. Mr. Brannon discussed other alternatives with the City Council. Mr. Brannon proposed the following recommendations for the development of Lake Crook: Special City Council Meeting June 12, 2001 Page 7 Lake Crook should be developed as a mixed use eventually, but in the near future (five to seven years) should remain as park land and open space. Land consideration for development should only include the north shore between the dam and Caviness Road. ° The city should pursue matching grants through the Texas Parks and Wildlife Department to construct formal park improvements such as tables, fishing piers, and campgrounds; set aside land as dedicated open space and habitat park land; and preserve wetlands; on the south and part of the west shore. o ° The city should endeavor to improve access to the south shore parks by first upgrading Lake Crook Road and then other city roads and encourage Lamar County to improve or cooperate in improving nearby county roads. NW 19th Street should eventually be opened into the completed park but gated overnight. The city should renew leases with Archers for Christ which currently has no lease and later with Maxey Black Powder Rifle Club and Paris Gun Club (as those leases expire in 2003 and 2005). Longer term leases (up to twenty-five years) will encourage capital expenditures in this area. The leases should be more restrictive than current leases as far as acreage and boundaries are concerned. o In eventually developing the north shore, they recommended that the city not participate except as seller to the highest bidder but set out deed restrictions or pass ordinances to regulate the use of land adjacent to the lake. Because of the possible requirements for a referendum to sell public park land, they see the following chain of events: ao bo The city advertises and receives bids for the purchase of a defined parcel with the city's requirements for restrictions. The successful highest bidder is allowed a period of say three to six Special City Council Meeting June 12, 2001 Page 8 months for due diligence, seek financing and prepare a land use plan acceptable to the city. c. The land plan is agreed to by authorities and the council. d. The authority to sell the land approval. e. The property is restrictions. the city planning and zoning is submitted to the voters for conveyed with appropriate covenants and o o o ° 10. A system of hiking/biking/walking trails on the north shore and south shore similar to what is shown in Option Two should be commenced. Use of these areas for archery and hunting should be permitted under seasonal use or special events but not to unduly restrict others from entering the property when it can be done safely. The city should hire a caretaker/warden with the completion of early improvements to the south shore park to protect the city's investment. The city should come to grips with its vandalism and criminal activity image at Lake Crook. The city should adopt and attack the south shore park development as shown in the priority list in the study. The city should certainly keep its options open on the north shore allowing golf course, residential or commercial developers the opportunity to analyze for themselves the feasibility of developing those lands. Mayor Pfiester called for comments from the public regarding the Lake Crook Master Plan. Mark Rothfuss, 2810 Willow Bend, came forward telling the City Council that Special City Council Meeting June 12, 2001 Page 9 he supports Option Two of the study. He said being a part of the Archers for Christ, they wanted people at Lake Crook and they were willing to help keep the lake clean. Fred Morphew, 2765 Simpson, appeared representing the Maxey Black Powder Rifle Club, stating that he was in favor of Option Two. Mr. Morphew also expressed the need for the long term leases at Lake Crook. Mr. Morphew said that Option Four would be ideal for a sportsman. He did say he liked the development of the south side for recreational purposes. Kathryn Blackford. 6440 Inwood Drive, was present stating she supported the development of Lake Crook and suggested that Paris develop a retirement community which could be made very private. She would also like to see the recreational area developed. Marcia B. Ashby, 6440 Inwood Drive, came forward stating that she recently moved to Paris and would like to see a retirement community developed at Lake Crook and suggested the use of steel instead of wood because of the fire hazard. Gary Vest, 1651 Clarksville Street, appeared before the City Council representing the Chamber of Commerce, stressing the need to develop around the lake for economic reasons. Mike Mulligan, 226 West Washington, was present stating that residential development would depend on outside people and any development to the lake would run off the wildlife and pollute the lake area. Mr. Mulligan said he was in support of Option Two. Steve Pierson, 4901 Wolf Creek, came forward telling the City Council that he was a member of the Archers for Christ and voiced his support of Option Two, and said if Option Two was chosen, they would like to be a part of that. Special City Council Meeting June 12, 2001 Page 10 Myrick Browning, 445 42l~d SE, telling the City Council that the City of Paris has a great asset with Lake Crook. Mr. Browning pointed out that the clubs bring in outside people to the Paris area. He said we have unique hospitals and several attractions in the city. Mr. Browning said the Skeet Club is one of the finest in the state. Dr. Richard Swint, 2510 Stillhouse, appeared before the City Council talking about an article in the Wall Street Journal regarding a city in Colorado. Dr. Swint said he was hopeful that the City will develop Lake Crook into a park so all citizens can enjoy it along with the fact it will bring outsiders to the Paris area. After a question and answer session with Mr. Brannon, the meeting was adjourned by Mayor Pfiester. MICHAEL J. PFIESTER, MAYOR ATTEST: MATTIE CUNNINGHAM, CITY CLERK