Primrose-CS 941215CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CASE• PRIMROSE SCHOOL OF COPPELL.
PRELIMINARY PLAT
P & Z HEARING DATE: December 15, 1994
C. C. HEARING DATE: January 10, 1995
LOCATION:
SIZE OF AREA:
CURRENT
ZONING:
REQUEST:
APPLICANT:
The southwest corner of Parkway Boulevard and Heart Road, just
east of City Hall
2.814 acres to be platted into two lots
TC (Town Center)
Approval of a Preliminary Plat
Parks of Coppell Trust
(Owner)
5956 Sherry Ln.
Suite 1000
Dallas, Tx. 75225
750-1633
Ken Reimer
(Purchaser/Fran.)
3712 McFarlin
Dallas, Tx. 75205
520-3882
Dowdey, Anderson
(Engineer)
16250 Dallas Pkwy.
Suite 100
Dallas, Tx. 75248
931-0694
HISTORY: There has been no recent platting history on this parcel although
the Town Center Elementary school and Coppell Library were
platted/developed in the last three years.
TRANSPORTATION: Heart Road is an improved C2U, two lane undivided street in a 60
foot r.o.w.; Parkway Blvd is an improved C4D, four-lane divided
thoroughfare in an 88 foot r.o.w.
Item 9
SURROUNDING LAND USE & ZONING:
North -developing single-family homes; SF-7
South -Town Center Elementary School; TC
East -developing single-family homes; SF-7
West -City Hall; TC
COMPREHENSIVE PLAN: The Plan shows town center uses as most appropriate here.
ANALYSIS: This request is to plat two lots out of a 2.8 acre parcel at the southwest
corner of Parkway Blvd. and Heartz Road. Although the majority of the
remainder of this staff analysis will focus on the school proposed to be
built on lot two, we have some concern with ultimate development here,
particularly with the proposed use of lot 1.
Staff has been told that the Primrose School--basically aday-care center--
is one of the finest facilities currently located in Atlanta and just now
franchising in the metroplex. Whether that is a factual statement remains
to be seen since no local facility currently exists. It could, however, be
questioned whether a day care use was originally contemplated for Town
Center when the Town Center idea was first introduced into the
community. Indeed, a case could be made that day care centers in the
heart of the City were not even remotely considered when the concept
plans were developed for ultimate use of this property. The fact remains,
however, that a day care use is allowed by right in Retail zoning, and by
accumulation, R uses are allowed in TC areas.
That being the situation, and taking into account the fact that this parcel
is isolated by an elementary school on the south and the City Hall on the
west, we need to review this proposal with the thought being that the best
day care facility possible (discounting the original TC plan) needs to be
constructed here if it is to develop, period.
The applicant has provided detailed plans which warrant several staff
comments. Among them:
information regarding the eventual use of lot 1 is desirable for
overall planning
there is a maximum 75 square foot monument sign size
lot 1 needs to show a 30 foot future r.o.w. for the "ring road"
landscape and irrigation plans shall follow streetscape guidelines
utility easements will be needed
In addition, although not a requirement, staff has some concern with the
playground being located adjacent to Hertz Road. Hertz is the front yard
for the school and Library (with a minimum 30 foot setback), and the play
equipment being set back only 10 feet from the r.o.w. (with a fence in
that 10 foot area) along Hertz makes for an awkward situation--especially
since playground equipment is sometimes confused with outside storage.
Staff recognizes landscaping outside the fence will soften this look
although a compromise location for this play yard would be desirable.
Also, planning staff repeats its concern that day care facilities located in
commercial zoning districts--especially on the west boundary--might not
be the best long term solution to this perceived need.
At any rate, other than the concerns expressed above, staff could support
this proposal primarily based upon its location in Town Center zoning
being somewhat isolated from bona fide town center uses. A stronger
staff position could be achieved if we had more definitive information
regarding the eventual user of the lot adjacent to the day care facility on
the west. Not having that information results in some reluctance to offer
unbridled support for this proposal.
ALTERNATIVES: 1) Approve the preliminary plat
2) Deny the preliminary plat
3) Modify the plat
ATTACHMENTS: 1) Preliminary Plat
2) Landscape Plan
3) Site Plan
4) Floor Plan
5) Elevations (2)