Corners Coppell-CS050317CASE NO.:
CITY OF COPPEIA~
PLANNING DEPARq MENT
STAEI: REPORT
PD-97R3-R, Corners of Coppell
(Universal Academy)
P & Z HEARING DATE:
('.C. ItEARING DAFE:
March 17, 2005
April 12, 2005
SIAl:I: REP:
Marcie Diamond, Assistant Planning Director
lOCATION:
Southeast corner Sandy Lake Road and MacArthur Blvd.
81ZF OF AREA:
10.7 acres of propcrty
('[ :RRENT ZONING:
PD 97 R (Planned Development-97 Retail)
REQI !ESI':
PD-97R3-R (Planned Development 97 Revision 3 Relail) to allow
the operation ol'a charier school and college and/or retail uses within
the existing 120,000 square tbol, unoccupied building.
APPI.ICANT:
[ttSTORY:
Karl Crawlcy
Mastc~plan
500 S. Ervay, Suite 112B
Dallas, Texas 75201
1214) 761-9197
FAX: (214) 748-7114
Universal Academy Coppell, I.I.C
700 N. Pearl, Suite 1820
Dallas, Texas 75201
(214) 397 0800
FA)'4:(214) 397-0804
in 1985, City Council approved a zoning change from a Multi-
Family-2 district and a Retail district to PD-97 for retail uses on
this property to allow the development of a 120,000 square foot
shopping center on 11.6 acres of land The FinaI Plat for the
Corners of Coppell Addition was approved in 1986, which
encompasses thc su'2iect property as well as the out-lot (Lot 2) at
the corner of Sandy Lake Road and MacArthur Blvd.
Item # 6
Page 1 of 5
TRANSPOR'FAT1ON:
It appears that the shopping center changed ownership between
1986 and 1992. In 1992, thc current owner, Blue Chip Partners,
replattcd the Cnrners of Coppell iuto three Ints to allow li)r tile
marketing of the individual lots (building and parking) lbr office
uses. 1.or 2 was not included in this replatting activity.
On January 13, 2003, the Planning and Zoning Commission
rccolnmended denial of a request to allow the construction of a
5,970-square fi~ot retail building with a dry cleaners on Lnt 2 of
the original PD. This request was denied due to lack of response
from tile applicant and issues relating to orientation, size,
accessibility and design of the building. This reconunendation lbr
denial was not appealed to ( uuncil.
Sandy Lake Road has recently been improved to a fnur-lanc
divided thoroughfare within 110 feet of right-of-way west of this
property. The improvements to Sandy Lake Road, adjacent to this
property, are scheduled to start this quarter of 2005. MacArthur
Boulevard is constructed as a fourqane divided thoroughfare with
110' of right of way which is sufficient to accommodate a six-lane
divided roadway.
SUP, ROUNDING LAND USE & ZONING:
North Retail; C (Conrmercial)
South -Wellington Place Apartments: MF-2 (Multi-Family-2)
West -Single Family Woodridge, Section 5; PD 145
East- St. Joseph Village; PD 114~SF7 (Planned Development ll4-
Single Family 7)
COMPREHENSIVE PLAN:
The Comprehendve Plan shows the property as suitable flu'
neighborhood retail uses
I)IS( lrssION:
This property was developed ahnost 20 years ago. The anchor grocery
store tenant (Safkway) never occupied this building, and few retail leases
that were entered into. Therefore, a majority of this property has remained
unoccupied since its construction. This request is to allow Universal
Academy, a Charter School, to occupy approximately 64 % (73,128 square
feet) of the exiting structure, including the anchor store area and lease
spaces to tile east. The remaining 41,475 square fi:et will be leased tbr
retail uses and/or a college/mfiversity. There is sufficient parking In
Item # 6
Page 2 of 5
accommodate a variety of uses. Although the submitted Site/Landscape
Plan does not meet all of the typical requirelnents for Site Plan approval.
this is not new construction and the recognition of existing conditions has
been incorporated in this Site and Landscape Plan rex ision.
Universal Academy Charter School will be relocating t¥om the Town of
Flower Mound to this location. This school is proposing to have an
enrolhnent of approximately 700 -750 students, and will provide:
· 6 classrooms for Pre-K,
· 24 classrooms for K-6m'
· 6 classrooms for 7-9*~ grades,
· 6 classrooms for 10 12~' grades,
· gym/auditorium,
· lunch room, and a
· playground at the northeast corner of the property.
The hours of operation, as stated on their Site Plan, will be from 7 am. to
7 p.m. Monday tlu'ough Friday and 7 a.m. until 3 p.m. on Saturdays.
As part of the site improvements, the school intends to construct a 6
wrought iron fence around the proposed playground area (currently a
parking lot). It appears that the l~2ncc extends aloug the frontages of Sandy
Lake Road and MacArthur Boulevard. Staff needs additional clarification
as to the exact location of the fence and if it is proposed to cross fire lanes
and driveways. If so, appropriate gates and opticom systems will need to
be installed and approved by the Fire Marshal. Staff is also concerned
that this fencing would not be appropriate (or practical) when the balance
of thc shopping center is occupied with retail and/college uses. Staff
would like to encourage the occupancy of retail uses, and, therefiwe.
recommends that the applicant reevaluate this proposed ti~ncing.
As noted above, tile applicant intends to provide a playground in front of
the eastern wing of the school, m an area which is currently a concrete
parking lot. They are indicating that they will install some type of artificial
turf over the concrete. Tile City does not inspect or permit playground
equipment: therefore, a Certified Playground lnspectur/lnstaller will need
to be engaged. Also, ADA requirements will need to be met for this
playground, as well as tile entire school facility.
Access to this property will be via one drivex~ay on MacArthur Boulevard
and three on Sandy Lake Road. Specifically, the parent drop-off mute
will be to enter the site via the western driveway and exiting the site at thc
middle driveway along Sandy Lake Road. Buses will access tile site from
MacArthur Blvd. and exit ontu Sandy Lake via thc middle driveway.
Item # 6
Page 3 of 5
which will be served by a median opening. The Engineering Department
has requested to review the proposed circulation patterns, including
directional signage, during the initial operations of this school, especially
due to the construction of tile improvements to Sandy l.ake Road, which
are scheduled to start this month.
For the past several years there has beeu a concern over tile structural
integrity of tile bridges over the drainage area, especially thc center one,
which will be served by a mcdiau opening and will carry most of tile
traffic. As commented on by the Fire Marshal, the applicant will be
required to obtain a report from a registered structural engineer
certifying that these bridges/box culverts can support, at a mininmm, an
80,000-pound vehicle.
Although this property has been essentially unoccupied since construction.
tile buildings and grounds have been fairly well maintained. This property
does not meet current landscape requirements; however, it is assumed that
the property was in compliance when it was constructed. There are a
significant number of mature trees and landscaping that will remain;
however, dead plant materials and trees ~ill need to be replaced. As
indicated on the Site/Landscape Plan, the applicant intends to provide
hedges to screen the parking lots from l'dacArthur Blvd. and Sandy Lake
Road. A preliminary submission noted that 7-gallon Burford Hollies
would be planted 36" apart for this required screening, although the most
recent submission did not include this level of specificity. If this is still
thc intent of the applicant, this information needs to be added to the
Site/Landscape Plan.
Thc applicant has not submitted any information on the attached signage,
except that it will be constructed over the main entrance of the school.
Staff needs more intbrmation about this signage; i.e., color, size, etc., to
assure compliance with the Sign Ordinance. The applicant also has stated
that no monument sign will be needed.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff recommends APPROVAL of PD-97R3-R~ Corners uf Coppell
(Uuiversal Academy), subject to the following conditions:
1. E'ngineering Department review of the proposed circulation patterns
and directional signage during the operation of this school.
Page 4 of 5
Item # 6
Provisiou of additioual clarificalion as ti; the exact location of thc
Icnce. If it will bc crossing fire lanes aud driveways, appropriate
gates and opticom systems will need to be installed and approved b5
thc Fire Marshal.
Thc applicant re evaluate the necessity of fencing in the future retail
areas.
Provision of a letter from a registered structural engineer proving the
bridges/box cuberts will support a vehicle weighing a minimum of
80,000 lbs.
Specification of the type of plat materials proposed fbr the
"evergreen hedge"
Submissiolr of details of the proposed attached signage, including
color, font, size, location and a clarification that no monument sign
is proposed for this tract.
AI_TERNATIVES
1 ) Recommend approval of the request
2) Recommend disapprox al of the request
3) Recommcud modification of the request
4) Take under adviscnrent for reconsideration at a later date.
A I'TACttMENTS: 1) Departmental Comments (Engineer, Fire Administration. Electric and Gas)
2) Sitt: and Landscape Plan
Page 5 of 5
Item # 6
COPPELL
CITY OF COPPELL
2nd DRC REPORT
Project Name
CoPPELL
PD 97R3 Corners of OOppe)ir
Project Type
Application Date
Case Manaqer
Project Description
Re Zoning PD
2/15/2005
Marcie Diamond
Zoning change request from PD 97 R (Planned Development 97) to PD-97R3-R (Planned DeveJopment 97 Revision
3-Retail) to allow the occupancy of approximately 73,128-square feet of the exiting building for Universal Academy
(grades K-12th), and the occupancy of the remaining 41.475 square feet for college and/or retail uses
A~ency
Fire Administration
Engineering
Electric and Gas
1 of 1
Comments
1 Provide a letter from a registered structural engineer proving the bridges/box culveds will
support a minimum of 80,000 lbs vehicle.
1. The City will need to review the traffic plan.
2 Sidewalk adjacent to Sandy Lake Rd and MacAdhur Blvd. should be 5' in width.
3 FDC's needs to be 1 5 x height of building away from the building on the same side of fire
lane asF.H within 50' of FH
Zoning Change acceptable, please contact Larry Redick at 972-323 8917 to discuss easement
requirements