Four Seasons 2R-CS050915 CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CASE NO.: S-1229-LI, Kidz Muze
P & Z HEARING DATE:
C.C. HEARING DATE:
September 15, 2005
October 11, 2005
STAFF REP.:
Marcie Diamond, Assistant Planning Director
LOCATION:
989 W. Sandy Lake Road, southeast comer of W. Sandy Lake and
Royal Lane
SIZE OF AREA:
22,000-square-feet
CURRENT ZONING:
L1 (Light Industrial)
REQUEST:
S-1229-LI (Special Use Permit-1229-Light Industrial), to allow the
operation of an approximate 22,000-square-foot indoor
recreation/entertainment center.
APPLICANT:
Franchisee
Siobhan Farr
2221 Justin Rd., Suite 119-188
Flower Mound, Texas 75028
Phone: (972) 317-7678
Fax: (972) 317-7648
HISTORY:
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In 1990, a Final Plat and Site Plan were approved for this 13.7-acre
tract of property. The original plans included the construction of a
I52,000-square-foot building (existing) and a proposed Phase 2
expansion to include a 138,000-square-foot building on the property
adjacent to Sandy Lake Road, which was never constructed. In
1999, City Council approved a replat for the northern 4.1 acres to
make this tract a separate lot, subject to a condition that any
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modification to the existing building would require a Site Plan
review and a Replat.
On July 6, 2004, Council approved a Site Plan to allow the
construction of this approximate 57,302-square-foot
office/warehouse building, and approximately 22,800-square feet is
occupied by BCE. If this request is granted, approximately 12,500-
square feet of lease space will still be available.
TRANSPORTATION:
Both Royal Lane and Sandy Lake Road are projected to be C4D/6,
four-lane divided thoroughfares in a six-lane divided right-of-way.
SURROUNDING LAND USE & ZONING:
North- Vacant: LI (Light Industrial)
South - Stone Panels, Inc., LI (Light Industrial)
East - AmberPoint Business Park, LI (Light Industrial)
West - Vacant: LI (Light Industrial)
COMPREHENSIVE PLAN:
The Comprehensive Plan of May 1996 shows the property
as suitable for Light Industrial/Showroom.
DISCUSSION:
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The applicant desires to bring the concept of EDUtainment to this
community. This facility is proposed to be an "indoor play, learn and
party center which provides social and physical developmental play for
children age 12 and younger". Ancillary uses include a card and a child's
hair salon. These facilities will be available to individuals and groups on
a pay for play basis. This center will also be available for parties, special
programs, as well as t/2-day camp during the summer and school breaks.
The applicant has submitted a detailed description of the business plan that
is attached to this Staff Report.
The main challenges with this proposed facility is that it is located in a
building that was designed and constructed for light industrial
(office/warehouse) uses; therefore, parking and signage need to be
discussed.
Parking
The parking was provided to serve 48% office and 52% warehouse, thus
requiring a total of 122 parking spaces for the entire 57,300 +/- square foot
building. Kidz Muze will occupy almost 22,000-square feet and will be
designated 46 spaces, based on occupying 38% of the building. However,
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as detailed in the submittal, given the uniqueness of the use and based on
sinfilar facilities in other parts of the county, the actual parking demand, at
its peak, is forecast to be approximately 35 cars per hour. However, the
peak hours for this facility (after 4 p.m. and during the weekends) are
when thc other businesses are closed. The owner and first tenant of the
building, BCE Specialties, occupies approximately 22,800-square feet.
Their hours of operation are from 7 a.m. to 3:30 p.m., Monday through
Friday. Therefore, BCE Specialties has committed to make available up to
100 parking spaces during late afternoons and weekends.
Signage
Again, this is a retail use in an industrial building; therefore, per Sec. 12-
9-4.3(D)ii (Attached Signs in Buildings located within an area zoned LI)
2 signs, with a maximum size of 200-square feet each would be
permitted, for a maximum of 400-square feet of signage. The maximum
20% logo requirement is not applicable for signs in Industrial zoning
districts. The applicant is requesting two 115.5 sq. fl. signs (one on
Royal and one on Sandy Lake) and three 25+/- signs on the entry doors.
Individual signs are being requested for the entries to the party rooms,
salon and caf(:. Given that the total signage is less than the maximum of
400-square feet, this Sign Plan can be approved as a condition to this
SUP.
The hours of operation shall not exceed 9:30 a.m. to 9:30 p.m. seven days
a week. Therefore, an additional condition to this SUP will be that the
parking areas serving this facility be adequately lit during the hours of
operation.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff is recommending APPROVAL of S-1229-LI Kidz Muze, subject to
the following conditions:
1) The property shall be developed in accordance with the attached Site
Plan, Floor Plan and Sign Plan.
2) Parking shall be provided as outlined in the letter dated August 15,
2005, from the property owner, as discussed above.
3) The hours of operation shall not exceed 9:30 a.m. to 9:30 p.m., seven
days a week.
4) The parking areas serving this facility shall remain lit during
nighttime the hours of operation.
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ALTERNATIVES:
I)
2)
3)
4)
Recommend approval of the request.
Recommend disapproval of the request
Recommend modification of the request
Take under advisement for reconsideration at a later date.
ATTACHMENTS:
1 ) Site Plan/Floor Plan/Sign Plan Exhibit
2) Business Plan for Kidz Muze
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