Coppell Cross L1-CS030918CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CASE NO.: S-1208. Kolache Depot BakerX
P & Z HEARING DATE: September 18, 2003
C.C. HEARING DATE: October 14, 2003
STAFF REP.: Marcie Diamond, Assistant Planning Director
LOCATION: 761 S. MacArthur Boulevard, Suite 113
SIZE OF AREA: 1,260 square-foot restaurant
CURRENT ZONING: C (Commercial)
REQUEST: Special Use Permit-1208 to allow the operation of a
bakery/restaurant.
APPLICANT: Marci and Scott Stancoff
5301 Beacon Court
Flower Mound, Texas
469-556-8522
FAX: 972-899-0550
HISTORY: In February 1998, Council approved a preliminary plat and a
concept plan for Coppell Crossing retail center to allow for a five
lot, six-building retail development to accommodate a mixture of
retail, office and restaurant uses. The frst phase of this
development (Lot 1) contained two retail buildings with a total of
Item M6
Page 1 of 3
21,000-square feet. Since that time, SUP's have been granted for
Sushi Kyoto, Fresh
Wok and The Great Outdoors. On this agenda, there is also a
request to amend the existing SUP to extend the hours of operation
for the Sushi Kyoto restaurant/private club.
TRANSPORTATION: MacArthur Blvd. is designated as a P6D, six-lane divided
thoroughfare, with 110 feet of right-of-way. This road is currently
built as a 4-lane divided thoroughfare, with sufficient right-of-way
to accommodate widening to a 6-lane divided thoroughfare.
SURROUNDING LAND USE & ZONING:
North - Retail; C (Commercial)
South -Retail ; C (Commercial)
East -Retail ; R (Retail)
West - Retail; C (Commercial)
COMPREHENSIVE PLAN: The 1996 Comprehensive Master Plan shows the property
as suitable for regional retail uses.
DISCUSSION: This request is to allow a 1,200 square-foot Kolache Depot Bakery to
occupy an existing lease space in this retail building. The bakery will
primarily be take-out; however, there will be 16 seats within Che facility.
The applicant has requested that the retail hours of operation not exceed
6 a.m. to 10 p.m. seven days a week. However, baking in this facility
will start at 1 o'clock in the morning and continue until noon.
Per the requirements of the Zoning Ordinance, parking for this use is
required at a ratio of one space per 100-square feet, thus requiring 12
parking spaces. As indicated on the attached "Parking Analysis for
Coppell Crossing, Phase 1", there are 145 parking spaces serving the
two buildings on this lot, Given the existing mixture of medical office,
retail and restaurant, only 137 spaces are required, resulting in an excess
of eight (8) parking spaces serving in this phase, assuming that the
2,956-square feet of vacancy is teased for retail uses. In fact, these
buildings could support up to 1,200 additional square feet of restaurant
use while still meeting their required packing.
This lease space will have 20 feet of frontage along MacArthur Boulevard;
therefore, the requested 18 square-foot sign is allowable per the Sign
Item #6
Page 2 of 3
Ordinance. The color of the sign (white) and its return and raceway
(bronze) will be consistent with the existing signage in this center.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff is recommending APPROVAL of 5-1206 for Kolache Depot Bakery, subject to the
following conditions:
1) The property shall be developed in accordance with the site plan, floor plan
and sign plan.
2) The retail hours of operation shall not exceed 6 a.m. to 10 p.m., seven days a
week.
ALTERNATIVES:
1) Recommend approval of the request.
2) Recommend disapproval of the request
3) Recommend modification of the request
4) Take under advisement for reconsideration at a later date.
ATTACHMENTS:
I) Parking Analysis
2) Site Plan
3) Floor Plan
4) Sign Plan
Item N6
Page 3 of 3
PARKING ANALYSIS FOR C PPE L CRO SING
PHASE 1
TENANT USE SQ. FT. REQ. PKG.
Great Outdoors Restaurant 2,400 24
Embroidery Place Retail 1,000 5
Fresh Wok Restaurant 1,000 10
KOLACHE Restaurant 1,200 12
Vacant Retail 884 4
Riverchase Dental Dr. Clinic 2,500 14
Sushi Kyoto Restaurant 1,500 15
BA Framer Retail 1,500 7.5
Lisa Cleaners Retail 1,500 7.5
Dr. Pels Dr. Clinic 1,800 10
Bicycle Plus Retail 2,564 13
Ritz Retail 1,080 5
Vacant Retail 2,072 10
TOTAL 21,000 137
Existing parking 945
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