Lakeside V2-CS040318CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CASE NO.: S-1098R2, Kroger
P & Z HEARING DATE:
C.C. HEARING DATE:
STAFF REP.:
March 18, 2004 (Public Hearing held open and continued from
the Commission's meeting on 2/19/04)
April 13, 2004
Marcie Diamond, Assistant Planning Director
LOCATION:
Northwest corner of Sandy Lake Road and MacArthur
Boulevard.
SIZE OF AREA:
7.040 acres of property, containing a 61,000 square-foot grocery
store.
CURRENT ZONING:
C-S-1098R (Commercial, Special Use Permit-1098 Revised)
REQUEST:
C-S-1098R2 (Commercial, Special Use Permit-1098 Revision 2) to
allow a drive-through pharmacy with canopy along the west side of
the existing grocery store.
APPLICANT:
Mike Clark
Winkelmann and Associates, Inc.
6750 Hillcrest Plaza Drive, Suite 100
Dallas, TX 75230
(972) 490-7090
FAX: (972) 490-7099
HISTORY:
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Triland Investment Group requested a C (Commercial) zoning
district on an ll.03-acre site prior to 1985. In 1985 a Special Use
Permit was granted for a 49,074 square-foot Kroger store within an
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115,169 square-foot center on this 11-acre tract of property, which
was also platted at that time and provided approximately one-half
of an acre for street right-of-way.
In October of 1993 Council approved a rezoning request on 3.5
acres of property to the west from C (Commercial) to SF-7 (Single
Family-7), which was developed into the Waters Edge, Phase 2,
residential subdivision.
In October 1994 Council approved a replat to allow for a day-care
facility on a portion of this tract, which was never constructed. In
April 1995 this tract was again replatted to adjust the lot sizes
between Lots 3A and 3B. In September 1995 Council approved a
replat on this 7.04-acre tract and Special Use Permit-1098R to
allow for the construction of this approximate 61,000 square-foot
Kroger store, including the food court (restaurant) and bank.
TRANSPORTATION:
MacArthur Boulevard is a four-lane divided thoroughfare within a
ll0-foot R.O.W., shown on the Thoroughfare Plan as a P6D, six-
lane divided thoroughfare. Sandy Lake is a four-lane divided
thoroughfare within a ll0-foot R.O.W., shown on the
Thoroughfare Plan as a C4D four lane divided thoroughfare.
SURROUNDING LAND USE & ZONING:
North - Waters Edge 1 Subdivision; PD-125-SF-7
South - Woodridge Section 5; PD-145
East - Retail and vacant property; C (Commercial)
West - Waters Edge 2 Subdivision; SF-7 and PD-125-SF-7
COMPREHENSIVE PLAN:
The Comprehensive Plan of May 1996 shows the property
as suitable for Neighborhood retail uses.
DISCUSSION:
Page 2 of 5
Kroger has embarked on a major renovation, upgrading
this store to a "Signature Store". Included in these
renovation plans is the addition of a drive-through
pharmacy along the west side of the building. Staff feels
that this proposed drive-through pharmacy would be more
appropriate, from a land-use compatibility perspective, on
the east side of the building, adjacent to MacArthur
Boulevard., in terms of visibility, circulation and the
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avoidance of impact on the existing homes abutting to the
west. However, understanding the internal layout of the
store and the impracticality of relocating the pharmacy,
the applicant has attempted to make this as compatible
with the adjacent land uses as possible.
This drive-through pharmacy will consist of a window on
the west wall of the building, with a 96 square-foot (8' x
12') canopy. The applicant is requesting that the canopy
have an Exterior Insulating Finishing System (EIFS) and
the color will be "White Linen" to match the accent
material of the existing building. There wilt be 10" high,
internally illuminated and individually mounted black
letters noting ENTER on the north side and EXIT on the
south side of the canopy. The illumination of these signs
will coincide with the hours of operation of the drive-
through pharmacy. There will also be a speaker with an
adjustable volume control on the wall of the building.
There will be no remote speakers.
The proposed hours of operation for this drive-through
pharmacy will be:
9 a.m. to 9 p.m. - Monday through Friday
9 a.m. to 7 p.m. -Saturday, and
10 a.m. to 4 p.m. on Sunday.
There will be no additional external lighting on the
building, only a recessed can light in the canopy. Again,
this light will only be on when the pharmacy is open. The
existing light above the proposed canopy, as well as the
lights along the rear of the building, have been turned off.
There is a note on the plan which states "Existing exterior
light timing for the lights located on the north and
west sides of the building will not be modified." Staff
is recommending that this note be revised to specify what
the existing light timing is.
The drive-through may be accessed from the east by
circulating around the rear of the building. Staff is
concerned about safety issues with this circulation pattern,
especially after dark and during delivery times. There is
sufficient paving to allow for a U4urn on the west side of
the building to access this pharmacy. Staff is
recommending that appropriate signage be included to
Page 3 of 5
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encourage the funneling of traffic to the west side of the
building only.
When the original SUP was established for this grocery
store and as a response to neighborhood concerns, a
significant number of trees were required adjacent to the
screening wall along the western and northern property
lines. Austrian Pines, Live Oaks, Leyland and Bald
Cypress trees were planted 10-15 feet on-center along
these property lines. Over the years, these trees have
matured to provide a fairly substantial visual buffer
between the residences to the west and the grocery store.
However, there appears to be a significant number of trees
missing from the northern property line. Per request of
staff, the following note has been added to the plan, which
states that the applicant will "Review and inventory
existing trees and replace missing or dead trees to
comply with the original approved landscape plan".
Staff further recommends that a maximum three-month
time limit be added to this commitment so that the trees
will be planted during this growing season.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff is recommending APPROVAL of S-1098R2 for Kroger, subject to the
following conditions:
1. Submission of a sample of the material (including color) of the
proposed canopy.
2. Revise Note #5 on the site plan to specify the timing of the external
lights on the west and north sides of the building.
Revise the note on the site plan which states "Review and inventory
existing trees and replace missing or dead trees to comply with original
approved landscape plan" to add "within three months from the
passage of the Ordinance".
4. Provide for signage to discourage circulation around the rear of
building.
5. The site shall be developed in accordance with the revised site plan,
elevations and canopy details.
The hours of operation for this pharmacy shall not exceed:
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Page 4 of 5
9 a.m. to 9 p.m. - Monday through Friday,
9 a.m. to 7 p.m. -Saturday, and
10 a.m. to 4 p.m. on Sunday.
ALTERNATIVES
1)
2)
3)
4)
Recommend approval of the request
Recormmend disapproval o f the request
Recommend modification of the request
Take under advisement for reconsideration at a later date.
ATTACHMENTS:
1 ) Original approved Landscape Plan
2) Site Plan
3) Detailed Elevations of Canopy.
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