Kimbel 9R-CS 960815 CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CASE NO: S-1114, PAPA JOHN'S PIZZA
P & Z HEARING DATE: August 15, 1996
C.C. HEARING DATE: September 10, 1996
LOCATION: East of MacArthur Bouldevard, approx. 130.16 feet north of
Sandy Lake Road
SIZE OF AREA: 0.675 acres
CURRENT ZONING: C (Commercial)
REQUEST: C-S.U.P. (Commercial, Special Use Permit)
APPLICANT: Owner: Engineer:
Papa John's International, Inc. Dewey & Associates
11492 Bluegrass Parkway 2505 Texas Dr, Suite 110
Louisville KY 40299 Irving TX 75062
(214) 255-1501
HISTORY: The property consists of 2 lots from the Kimbel Addition, a
subdivision originally platted in 1977 and shown in the 'C'
Commercial District on the Official Zoning Map adopted in
December of 1983.
TRANSPORTATION: MacArthur Boulevard is a 4-lane divided thoroughfare within a
110'-wide right-of-way shown on the thoroughfare plan as a P6D,
6-lane divided thoroughfare. Sandy Lake Road is a 2-lane road
shown on the thoroughfare as a C4D/6, 4-lane divided
thoroughfare to be built in a 110'-wide right-of-way.
Item # 7
SURROUNDING LAND USE & ZONING:
North- vacant; "C" Commercial
South - convenience store; "C~ Commercial
Fast - restaurant; "C" Commercial
West - grocery; "C" Commercial
COMPREHENSIVE PLAN: The 1996 Comprehensive Plan shows the property to be
suitable for neighborhood retail uses.
DISCUSSION: When the City approved the plat of the Kimbel Addition, MacArthur
Boulevard was Allen Road, the property was zoned residential, and the
apparent intent of development was for residential use. The establishment
of 5 lots between Sandy Lake Road and Village Parkway, each fronting
what was to become MacArthur Boulevard and each less than 131' feet
wide, did not anticipate the potential traffic demand.
The City's challenge now is to resolve driveway access issues on a
thoroughfare carrying a traffic volume which has doubled in the past 3
years to over 13,000 cars per day. There are also some drainage issues.
In both cases the applicant is cooperating fully with the City. The grading
and driveway issues, however, may require the cooperation of an
adjoining property owner as well.
Specifically, there are two vacant lots north of the applicant's site each
owned by the same party. In combination, the two lots can access
MacArthur Boulevard via Village Parkway, because the most northerly of
the two lots has 140 feet of frontage on the Parkway. However, because
the two properties are each lots of an approved and recorded subdivision,
the City cannot prevent the owner from selling one or the other to another
party; nor deny access to MacArthur Boulevard from the more southerly
of the two lots, in such an event. It is important, therefore, to secure
access to Lot 8 from the Papa John's driveway entrance opposite the
MacArthur Boulevard median break. This will preclude any necessity to
provide additional driveway access along the very short distance between
the median break and the next one north at Village Parkway.
If access, grading and additional landscaping compliance needs can be
satisfied, the site plan in other respects is acceptable. Staff welcomes
development of the property and the successful resolution of engineering
issues.
Item # 7
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff recommends approval to the special use permit subject to the
following conditions:
1) compliance with engineering department comments;
2) provision of driveway pavement adequate for a dedicated fn'e lane
extending fully to the north property line with no curb on the
north, so that the adjoining property owner can access it easily;
3) on the south side of the paved area, provision of a berm to a
height 3 feet above the pavement, or other screening devices such
as low walls, shrubbery or landscape features, to comply with
vehicular-use-are screening requirements;
4) addition of five 2"-caliper or larger cedar elm trees along the
frontage of MacArthur Boulevard to comply with City Streetscape
Plan criteria that 40 % of street trees in a primary image zone be
of that species;
5) all rooftop mechanical equipment and antennae to be screened;
6) exterior signage limited to only those signs shown on the plans and
elevations submitted which are in compliance with Section 29 of
the Zoning Ordinance, and with window signs limited to 10% of
glass area as specified by Section 29;
7) all exterior building materials and colors to be specified and
approved by the Planning & Zoning Commission before a
recommendation is forwarded to City Council; and
8) more extensive landscaping and berming of large open areas, more
landscape interest on the perimeter of the driveways, screening of
the rear of the building which adjoins on the south, and provision
of irrigation systems for expanses of bermuda tuff.
ALTERNATIVES: 1) Recommend approval of a Special Use Permit
2) Recommend disapproval of a Special Use Permit
3) Recommend modification of a Special Use Permit
ATTACHMENTS: 1) Site Plan
2) Landscape Plan
3) Elevations
4) Equipment Plan
5) Departmental Comments
Item # 7
DEVELOPMENT REVIEW COMMITTEE ,
ENGINEE NG COMMENTS
ITEM: $-1114, Papa Jokn's P~,, zoning ckange from C ¢CommerciaO to
C-$. U.P. (Commercial, Special Use Permit) to allow the
development of a 1,262 s.f. restaurant, located on the east comer of
MacAnkur Blvd., approximately 130.16 feet north of Sandy ~
Road, at the request of Dewey & Associates.
DRC DATE: July 2.5, 1996 and August 1, 1996
CONTACT: Mike Martin, ~g.l.T., Assistant C~ F. ngineer ($04-$679)
COMMENT STATU$: PP~ELIMLYA~ Y ,/'FINAL ~
Site Plan
1) A letter of permission from property owner to the north must be provided for the north
driveway radius which encroaches in front of the property.
This is an informational comment and shot_Id have no bearing on the a~t~roval of the p~t.
1) Impact fees will be required.