Town Center West-CS000217 CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CASE NO.: PD-178R2, TOWN CENTER WEST
DETAIL SITE PLAN OF THE CHILDREN'S
COURTYARD DAYCARE AND CHILD DEVELOPMENT
CENTERS
P & Z HEARING DATE: February 17, 2000 (Case continued from December 16, 1999
and again on January 20)
C.C. HEARING DATE: March 14, 2000 (originally to be heard on January 11, 2000)
LOCATION: South of Town Center West Boulevard, approximately 320' west
of N. Denton Tap Road.
SIZE OF AREA: Approximately 2.7 acres of property for development of a 10,200
square foot daycare center and a 10,500 square foot child
development facility to accommodate 334 children.
CURRENT ZONING: PD-C (Planned Development, Commercial)
REQUEST: PD amendment to allow the construction of a 10,262 square foot
daycare and a 10,545 square foot child development facility. The
combined use is projected to have a maximum enrollment of 334
children.
APPLICANT: Prospective Purchaser:
Realtex Ventures
Jim Mills
1825 Wimbleton Drive,//21000
Arlington, TX. 76017
(817) 784-9947
Fax: (817) 468-9521
HISTORY: This property was approved as a conceptual Planned Development
district in May of 1999, with no specific uses stated. On
December 16, 1999, this c~se was continued to January 20
because of a question raised by the landowner's attorney
Item # 5
regarding the necessity of a public hearing. That issue has been
resolved; a public hearing was a condition of the Conceptual PD
approval. On January 20, this case was continued to February 17
because of changes to the application that staff had not had an
opportunity to sufficiently review.
TRANSPORTATION: Denton Tap Road is a P6D, six-lane divided thoroughfare
contained within 110-120 feet of right of way. Proposed Town
Center Blvd. West will be a 27-foot wide local street allowing
access to the Coppell High School property.
SURROUNDING LAND USE & ZONING:
North- existing single-family development; PD-129, SF-9
South - vacant; "C", Commercial
East- Comerica Bank; "TC' Town Center
West -single family housing; SF-12
COMPREHENSIVE PLAN: The Comprehensive Plan shows the property suitable for
retail, commercial uses.
DISCUSSION: This is a request upon property approved as a Conceptual Planned
Development in May of 1999. There are two uses proposed for this 2.7-
acre site, a daycare center, and a child development facility. The
difference between these two uses relates to the fact that the daycare
center will primarily cater to younger children (infants to grade pre-K)
and the development center will serve children already in school (ages 5
to 12) and an after school program.
A major concern of staff relates to the uses proposed. Specifically, one
could argue that the last thing needed in Coppell is another daycare
center. Several of our current facilities are not operating at projected
levels, and two new ones are scheduled to open within the next three to
four months (Smart Start and Kiddin' Around) less than one-half mile
away. Smart Start School is now in operation. In addition, the YMCA
has a baby-sitting program somewhat similar to what is being described
here, and it is directly across the street from the proposal. One could
question the advisability of yet another such facility in this area. Also, a
six-foot chain link fence separating this use from potential commercial
uses on the south could be questioned regarding compatibility of use.
The revised site plan now shows a partial 6 foot masonry fence on the
south of this property, with some financial support from the adjacent
property owner to construct that fence.
Item # 5
Of equal concern to staff is the traffic that will be generated by these
uses and the times that traffic will be introduced. It is somewhat ironic
that the reason we worked so diligently with the current owner of this
property to procure a second access to the high school was to relieve the
congested traffic conditions with the existing singular entrance. After
several months of difficult negotiation, we finally garnered permission to
build this roadway at City expense, and the first potential user of the
land adjacent is a user who could defeat the purpose of the road in the
first place--to provide efficient traffic movement into the high school
grounds! Day care facilities have the same peak traffic demands as
schools, and this use at this location is not in the best interest of the
citizens of this community. A commercial/retail or office user is much
more desirable at this location, and that is the type of detailed project we
would prefer to see locate here, similar to the proposed use on the
eastern end of the tract.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff recommends DENIAL of this use as it has potential to create a traffic
congestion problem with its peak hours of operation in direct conflict with
the high school traffic pattern. In a similar case, the day care provider
agreed to modify his hours of operation and did not begin until 8:30 a.m.
When suggested to this potential operator, he declined to follow that
suggestion. In addition, a day care facility in a commercial area is also
questioned. A more compatible use here would be similar to what is being
proposed along Denton Tap Road--office, retail, and those commercial
uses that have a different peak traffic pattern. Denial is recommended.
The delay in hearing this case has given the applicant some time to reflect
upon our staff recommendation and offer solutions to our objections. We
have not received any information that changes our concern with this use,
and continue to recommend denial of the request. Among other concerns,
we are troubled by the comment regarding fencing on the south property
line and the financial responsibility of the adjoining land-owner to assist in
constructing that fence. It is our understanding that property is now in
foreclosure and chances of mutual fence funding appears remote at best.
We are still troubled by the traffic generated at peak periods by the
proposed use, and the lack of adequate landscaping around this proposal.
In addition, we have not received landscape calculations for each lot.
Since the last submittal, a revised circulation plan showing two points of
ingress/egress for Town Center Blvd. has been added with no explanation
offered. Finally, PD-178 dictates a 30 front yard along Town Center
West, and the plan shows only a 25foot setback.
Because of the concern we have for this use, the traffic generation
questions, lack of adequate landscaping, a nebulous comment about a
Item # 5
shared screening fence agreement with an adjacent landowner, failure to
comply with the conditions of PD-178, staff recommends denial of this
request.
ALTERNATIVES: 1) Recommend approval of the request 2) Recommend denial of the request
3) Modify the request
4) Take under advisement for additional information
ATTACHMENTS: 1) Applicant's Business Overview
2) Site/Monument/Fencing Plan
3) Landscape Plan
4) Irrigation Plan
5) Tree Mitigation Plan
6) Construction Detail/Screening Wall
7) Floor Plans and Elevations of Buildings "A" and "B"
8) Departmental comments
Item # 5
16:49 CITY Ol: ~ -) 9q~ 384 '7892 N0.8"/4 I;)82
COMMENT 5TATLIS: PRELIMINARY
Developer must notify the Parks Department at 972.304-3554 prior to performing any
excavation in a median or ROW. The devetoFer must repair any disturbed utitit!l to
the satisfaction of the Parks Department.
The Tree Suroey is complete. The trees designated as being preserved will be r~viewed
during and after construction to d~termtn~ if proper prestroation techniques have been
utilized. Mitigation for additional tr~s removed ma!! be required.
DRC1223b