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PD178R2-AG000328AGENDA REQUEST FORM March 28, 2000 ITEM ITEM CAPTION: PUBLIC HEARING: Consider approval of Case No. PD-178R2, Town Center West, Detail Site Plan of the Children's Courtyard, daycare and child development centers, zoning change request to amend the planned development and allow the construction of a 10,262 square foot daycare and a 10,545 square foot child development center on approximately 2.7 acres of property located along the south side of Town Center West Boulevard, approximately 320' west of N. Denton Tap Road. SUBMITTEp'BY: Gary L. Sieb TITLe: Director of Planning and Communityflervices STAFF COI~NTS: Date of P&Z Meeting: February 17, 2000 Decision ofP&ZCommission: Approved (7-0) with Commissioners McCaffrey, Clark, Halsey and Stewart voting in favor. None opposed. Nesbit, McGahey, Kittrell, Approval recommended, subject to the following conditions: 1 The one-way ingress and egress off Town Center West Boulevard be marked and a loop treatment shall be observed. Landscape calculations for Lot 2 be provided to staff before the City Council hearing. 4. Light standards shall be turned off no later than 11 p.m. ,4, ..... ,-~, ..;.~,~ .-.c,4. ...... - - '-". (CONDITION MET) Staff recommends denial of this request. , DIR. ~IT~S: ~ F~. ~VIEW:,~ CITY ~NAGER ~VIEW: Agenda Request Fo~ - Revised 2/99 Document Name: ~PD 178R2 CITY OF COPPELL PLANNING DEPARTMENT STAFF REPORT CASE NO.: PD-178R2, TOWN CENTER WEST DETAIL SITE PLAN OF THE CHII,DREN'S COURTYARD DAYCARE AND CHILD DEVELOPMENT CENTERS P & Z HEARING DATE: C.C. HEARING DATE: February 17, 2000 (Case continued from December 16, 1999 and again on January 20) March 14, 2000 (originally to be heard on January 11, 2000) LOCATION: SIZE OF AREA: CURRENT ZONING: South of Town Center West Boulevard, approximately 320' west of N. Denton Tap Road. Approximately 2.7 acres of property for development of a 10,200 square foot daycare center and a 10,500 square foot child development facility to accommodate 334 children. PD-C (Planned Development, Commercial) REQUEST: APPLICANT: HISTORY: PD amendment to allow the construction of a 10,262 square foot daycare and a 10,545 square foot child development facility. The combined use is projected to have a maximum enrollment of 334 children. Prospective Purchaser: Realtex Ventures Jim Mills 1825 Wimbleton Drive, #21000 Arlington, TX. 76017 (817) 784-9947 Fax: (817) 468-9521 ATTACHED TO C.C. PACKE'I' This property was approved as a conceptual Planned Development district in May of 1999, with no specific uses stated. On December 16, 1999, this case was continued to January 20 because of a question raised by the landowner's attorney Item # 5 regarding the necessity of a public hearing. That issue has been resolved; a public hearing was a condition of the Conceptual PD approval. On January 20, this case was continued to February 17 because of changes to the application that staff had not had an opportunity to sufficiently review. TRANSPORTATION: Denton Tap Road is a P6D, six-lane divided thoroughfare contained within 110-120 feet of right of way. Proposed Town Center Blvd. West will be a 27-foot wide local street allowing access to the Coppell High School property. SURROUNDING LAND USE & ZONING: North- existing single-family development; PD-129, SF-9 South - vacant; "C", Commercial East- Comerica Bank; "TC" Town Center West - single family housing; SF-12 COMPREHENSIVE PLAN: The Comprehensive Plan shows the property suitable for retail, commercial uses. DISCUSSION: This is a request upon property approved as a Conceptual Planned Development in May of 1999. There are two uses proposed for this 2.7- acre site, a daycare center, and a child development facility. The difference between these two uses relates to the fact that the daycare center will primarily cater to younger children (infants to grade pre-K) and the development center will serve children already in school (ages 5 to 12) and an after school program. A major concern of staff relates to the uses proposed. Specifically, one could argue that the last thing needed in Coppell is another daycare center. Several of our current facilities are not operating at projected levels, and two new ones are scheduled to open within the next three to four months (Smart Start and Kiddin' Around) less than one-half mile away. Smart Start School is now in operation. In addition, the YMCA has a baby-sitting program somewhat similar to what is being described here, and it is directly across the street from the proposal. One could question the advisability of yet another such facility in this area. Also, a six-foot chain link fence separating this use from potential commercial uses on the south could be questioned regarding compatibility of use. The revised site plan now shows a partial 6 foot masonry fence on the south of this property, with some financial support from the adjacent property owner to construct that fence. Item # 5 Of equal concern to staff is the traffic that will be generated by these uses and the times that traffic will be introduced. It is somewhat ironic that the reason we worked so diligently with the current owner of this property to procure a second access to the high school was to relieve the congested traffic conditions with the existing singular entrance. After several months of difficult negotiation, we finally garnered permission to build this roadway at City expense, and the first potential user of the land adjacent is a user who could defeat the purpose of the road in the first place--to provide efficient traffic movement into the high school grounds! Day care facilities have the same peak traffic demands as schools, and this use at this location is not in the best interest of the citizens of this community. A commercial/retail or office user is much more desirable at this location, and that is the type of detailed project we would prefer to see locate here, similar to the proposed use on the eastern end of the tract. RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION: Staff recommends DENIAL of this use as it has potential to create a traffic congestion problem with its peak hours of operation in direct conflict with the high school traffic pattern. In a similar case, the day care provider agreed to modify his hours of operation and did not begin until 8:30 a.m. When suggested to this potential operator, he declined to follow that suggestion. In addition, a day care facility in a commercial area is also questioned. A more compatible use here would be similar to what is being proposed along Denton Tap Road--office, retail, and those commercial uses that have a different peak traffic pattern. Denial is recommended. The delay in hearing this case has given the applicant some time to reflect upon our staff recommendation and offer solutions to our objections. We have not received any information that changes our concern with this use, and continue to recommend denial of the request. Among other concerns, we are troubled by the comment regarding fencing on the south property line and the financial responsibility of the adjoining land-owner to assist in constructing that fence. It is our understanding that property is now in foreclosure and chances of mutual fence funding appears remote at best. We are still troubled by the traffic generated at peak periods by the proposed use, and the lack of adequate landscaping around this proposal. In addition, we have not received landscape calculations for each lot. Since the last submittal, a revised circulation plan showing two points of ingress/egress for Town Center Blvd. has been added with no explanation offered. Finally, PD-178 dictates a 30 front yard along Town Center West, and the plan shows only a 25foot setback. Because of the concern we have for this use, the traffic generation questions, lack of adequate landscaping, a nebulous comment about a Item # 5 shared screening fence agreement with an adjacent landowner, failure to comply with the conditions of PD-178, staff recommends denial of this request. ALTERNATIVES: 1) Recommend approval of the request 2) Recommend denial of the request 3) Modify the request 4) Take under advisement for additional information ATTACHMENTS: 1) Applicant's Business Overview 2) Site/Monument/Fencing Plan 3) Landscape Plan 4) Irrigation Plan 5) Tree Mitigation Plan 6) Construction Detail/Screening Wall 7) Floor Plans and Elevations of Buildings "A" and "B" 8) Departmental comments Item # 5 THE CHILDREN'S COURTYARD DAY CARE CENTER - BUSINESS OVERVIEW THE CHILDREN'S COURTYARD DAY CARE CENTER IS AN UPPER END DAY CARE FACILITY PROVIDING QUALITY CARE AND LEARNING FOR THE CI-III.DREN THAT WE SERVE. OUR BUILDING FACILITIES AND OUTDOOR PLAYGROUND AREAS GREATLY EXCEED THE MINIMUM REQUIREMENTS OF THE STATE. OUR TEACHERS AND STAFF ARE TRAINED IN ONE OF OUR REGIONAL TRAING CENTERS IN SEVERAL LOCATIONS THROUGHOUT THE METROPLEX AND MANY ARE DEGREED IN A RELATED FIELD. OUR RATES ARE HIGHER THAN AVERAGE PRIMARILY BECAUSE OF THE UPSCALE FACILITES AND QUALITY OF STAFF. EXISTING FACILITHt, S OVER 30 EXISTING FACILITIES OPERATING IN THE DALLAS-FT. WORTH, AUSTIN AND HOUSTON AREAS. HOURS OF OPERATION NORMAL OPERATING HOURS 6:30 AM - 6:30 PM MONDAY- FRIDAY DETERMINING NO. OF STUDENTS THE NUMBER OF CHILDREN IN THE CENTER IS DETERMINED BY A CHILD TO STAFF RATIO WHICH VARIES DEPENDING ON THE AGE OF THE STUDENTS. THE STATE ALSO HAS A MINIMUM AREA REQUIREMENT OF ONE CHILD PER 35 SF OF CLASSROOM SPACE. OUR FACILITIES EXCEED THIS REQUIREMENT PROVIDING 50 TO 60 SF PER CHILD. IN ADDITION WE PROVIDE INDOOR PLAY AREAS FOR THE CHILDREN. BUILDING DESCRIPTIONS lt.!./~[~LCt_~[ IS DESIGNED FOR PRE-SCHOOL AGE CHILDREN (INFANTS THRU PRE-K) -CHILDREN OCCUPY THE FACILITIES DURING NORJVI3d., BUSINESS HOURS. 1~1~1~~ IS DESIGNED FOR SCHOOL AGE CHILDREN (5 YRS. THRU 12 YRS.) -CHILDREN OCCUPY THE FACILITIES PRIMARILY AFTER SCHOOL HRS.(2:30-6:30 PM) -THESE CHILDREN ARE PICKED-UP BY CHILDREN'S COURTYARD VAN AND BROUGHT TO DAY CARE CENTER. -DURING SUMMER CHILDREN OCCUPY FACILITIES DURING NORMAL BUS. HOURS, HOWEVER, MUCH OF THE TIME CHILDREN ARE TAKEN ON FIELD TRIPS. UNLIKE A TYPICAL PRIVATE OR PUBLIC SCHOOL, WHO HAVE DISTINCT HEAVY SHORT TERM PEAK TRAFFIC TIMES OF APPROX. 15-30 MIN., OUR DAY CARE CENTERS PEAK TRAFFIC TIMES OF DROP-OFF AND PICK-UP ARE SPREAD OVER SEVERAL HOURS. WHILE ALWAYS A CONCERN, HAS NOT BEEN A PROBLEM AT ANY OF OUR EXISTING S SITES, SOME OF WITH ABOUT THE SAME NO. OF CHILDREN AND SIMILAR PARKING DESIGN. TRAFFIC STUDIES FOR SIMILAR SIZE PROJECTS HAVE SHOWN THAT OUR SITE WOULD GENERATE ABOUT ONE TRIP OR CAR PER 30 SECONDS DURING PEAK TIMES (6:30 AM - :30 AM & 4:30 PM - 6:30 PM). OUR PEAK TIMES DO NOT COINCIDE WITH THE HIGH SCHOOL AND WE DO NOT .~IT~C,~'A~ ,-.__t~ iC FROM THE HIGH SCHOOL BEING A PROBLEM IN RELATION TO OUR A? ~A ~ Ell~E'~O ¥ E HAVE OPERATED A FACILITY AT CAPACITY IN ~INGTON, ' ' FROM MARTIN mGH SCHOOL, wrmom ADVE ELY, ' CTING PAGRI I _3/02 8 /00 , _ THE DAILY TRAFFIC PATTERN AND VERY LITTLE STACKING IN AND OUT OF OUR FACILITY. SOME PARENTS HAVE MORE THAN ONE OR TWO CHILDREN ENROLLED IN THE CENTER AND SOME TEACHERS HAVE CHILDREN ENROLLED AS WELL. SOME CHILDREN ARE ABSENT DAILY DUE TO ILLNESS, VACATION, ETC... THEREFORE, THE TRAFFIC ANALYSIS USES A NUMBER CONSIDERABLY LESS THAN THE ~ .CHILD CAPACITY. WE ARE REQUESTING A WAIVER FOR THE STACKING AND DR- P~-O~ REQUIREMENT FOR OUR SITE SINCE WE REQUIRE THAT ALL PARENTS PARK AND ENTER THE BUILDING TO SIGN THEIR CHILD IN OR OUT. BY DESIGN, NONE OF OUR EXISTING FACILITIES CONTAIN A DROP-OFF AREA. ~2709/99 16:49 CITY OF COPPELL ~ 9~2 J04 ~092 LEISURE SERVICES ITEM: Town Center West, Site Plan, Children's DRC DATE: November 23, 1999 and December 2, 1999 CONTACT: ~EC Brad Reid, Park Planning and Landscape Manager COMMENT STATUS: PRELIMINARY Developer must notify the Parks Department at 972-304-3554 prior to performing any excavation in a median or ROW. The developer must repair any disturbed utilit!~ to the satisfaction of the Parks Department. The Tree Survey is complete. The trees designated as being preserved will be reviewed during and after construction to determine if proper preservation techniques have been utilized. Mitigation for additional trees removed may be required. DRCl123b 2. 3. ITEM: _DRC DATE: CONTA CT: COMMENT S TA TUS: DE VEL OPMENT RE VIE W COMMITTEE FIRE PREVENTION COMMENTS TOWN CENTER WEST LOTS 1 & 2 BLK A NOVEMBER 22, 1999 TRA VIS CR UMP, FIRE MARSHAL (972) 304-3503 ........ PRELIMINARY Additional fire hydrants will be required. Locate hydrants between 3 - 6 feet from a fire lane. Access gates required for Fire Department access to playgrounds. ATT&CHF. D TO C.C. PACKET TXU TXU Electric & Gas 4200 North Belt Line Irving, TX 75038 Comments for City of Coppell Development Review Committee January 27, 2000 PD-178R, Town Center West, Detail Site Plan Review of a Retail Center PD-178RR, Town Center West, Detail Site Plan of the Children's Courtyard Town Center West, Lots 1 & 2, Block A, Preliminary Plat TXU needs to be contacted concerning location of transformers to insure utility easements are acceptable. Please call Rick Fielding at 972-888-1344. ATTACHED TO C~C~ PACKET - Honorable Mayor Candy Sheehan Members of the City Council 255 Parkway Blvd. Coppell, Texas Re: Detail Site Plan Approval PD-178R & R2 - Town Center West As a property owner of, or neighbor to, the area being considered for approval as outlined above, we are in support of Detail Site Plans submitted for the project with the following change to the Planning & Zoning Recommendation: 1. Adequate lighting during night-time hours. (We do NOT want the lighting turned off) 2. 25' light poles on Rear of Retail Portion & 20' light poles on Children's Courtyard properly shielded to prevent glare to the residential area. We strongly encourage the Ci_ty Council to approve the above mentioned cases and allow this less intense use and properly landscaped quality development to commence. Sincerely, Outer ~ame / Property description Acknowledgment/date t /I AGENDA REQUEST FORM March 28, 2000 ITEM # ][ ITEM CAPTION: PUBLIC HEARING: Consider approval of Case No. PD-178R2, Town Center West, Detail Site Plan of the Children's CourWard, daycare and child development centers, zoning change request to amend the planned development and allow the construction of a 10,262 square foot daycare and a 10,545 square foot child development center on approximately 2.7 acres of property located along the south side of Town Center West Boulevard, approximately 320' west of N. Denton Tap Road. SUBMITTED BY: Gary L. Sieb TITLE: Director of Planning and Community Services STAFF COMMENTS: Date of P&Z Meeting: February 17, 2000 Decision of P&Z Commission: Approved (7-0) with Commissioners McCaffrey, Clark, Halsey and Stewart voting in favor. None opposed. Nesbit, McGahey, Kitrrell, Approval recommended, subject to the following conditions: 1 (CONDITION MET) The one-way ingress and egress off Town Center West Boulevard be marked and a loop treatment shall be observed. Landscape calculations for Lot 2 be provided to staff.before the City Council hearing.~d~'q> ~]q' go., Oeb/I,L5fi~6gtgC-5" .1~._- 03,~010~"~::)_ Light standards shall be turned off no later than 11 p.m. I < ' 'i', ' Staff recommends denial of this request. DIR. INITIALS: ~ Agenda Request Form - Revised 2/99 FIN. REVIEW: CITY MANAGER REVIEW: Document Name: @PD178R2