Town Center West-CS000120 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: January 20, 2000 (Case continued from December 16, 1999)
C.C. HEARING DATE: February 8, 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.
CURI~NT 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 Ptm:haser:
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. On December 16, 1999, this case was
continued to January 20 because of a question raised by the
landowne..r's attorney regarding the necessity of a public
hearing. That issue has been resolved, a public hearing was a
condition of the Conceptual PD approval.
Item # 6
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. 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 s~-foot chain link fence separating this use from
potential commercial uses on the south could be questioned regarding
compatibility of use. 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.
Afi6r 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
Item # 6
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 truffle pattern. In a similar ease, 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 traffic peak pattem. Denial is recommended.
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) Departmental Comments
Item # 6
DEVELOPMENT REVIEW COMMITTEE
ENGINEERING COMMENTS
ITEM: PD-178R. Town Center West. Detail Site Plan of the Children's Courtyard, a
zoning change request to amend the planned development and allow the
construction of a 10,262 square foot daycare and a 10,545 square foot child
development center on approximately 2. 7 acres of property located along the
south of Town Center West Boulevard, approximately 320' west of N. Denton
Tap Road, at the request of Dowdey, Anderson and Associates, Ina
DRC DA TE: December 28, 1999 and January 6, 2000
CONTACT: Mike Martin, P.E., Assistant City Engineer (972-304-3679)
COMMENT STATUS: PRELIMINARY
1. Applicant should provide traffic data regarding peak traffic flows for proposed use and
how it would be imparted/affected by high school traffic.
JAN 1 4 2000