Town Center West-CS 991216 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: December 16, 1999
C.C. HEARING DATE: 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.
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.
TRANSPORTATION: Denton Tap Road is a P6D, six-lane divided thoroughfare
contained within 110-120 feet of right of way. Proposed Town
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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 six-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. 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
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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 traffic peak pattern. 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) Site/Monument/Fencing Plan
2) Landscape Plan
3) Irrigation Plan
4) Tree Mitigation Plan
5) Construction Detail/Screening Wall
6) Departmental Comments
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