Kimbel 9R-CS 960919 CITY OF COPPELL
PLANNING DEPARTlVIENT
STAFF REPORT
CASE NO; S-1114, PAPA JOHN'S PIZZA
P & Z HEARING DATE: September 19, 1996
C.C. HEARING DATE: October 8, 1996
LOCATION: East of MacArthur Bouldevard, approx. 130.16 feet north of
Sandy Lake Road
SIZE OF AREA: 0.675 acres, accommodating a 1262 s.f. restaurant
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
Commercial District on the Official Zoning Map adopted in
December of 1983. The Planning and Zoning Commission held
a Public Hearing on the current request on August 15, 1996,
and continued the hearing until September 19.
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 l. ake Road is a 2-lane road
shown on the thoroughfare as a C4D/6, 4dane divided
thoroughfare to be built in a 110'-wide right-of-way.
Item # 4
SURROUNDING LAND USE & ZONING:
North- vacant; "C" Commercial
South - convenience store; "C" Commercial
East - 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 eventual traffic generation.
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. Smf-f welcomes
development of the property and the successful resolution of engineering
issues.
Since the last meeting of the Planning and Zoning Commission, the
applicant has submitted a revised site plan and landscape plan. No
additional information has been received relative to architecture.
Item # 4
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff recommends approval to the special use permit subject to the
following conditions:
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
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
ATrACHMENTS: 1) Site Plan
2) Landscape Plan
3) Departmental Comments
Item # 4