Richardson planning commission approves Willowbrae childcare permit after traffic mitigation assurances

The Richardson City Planning Commission voted 5-0 to approve a special permit allowing a Willowbrae Academy childcare center at 500 North Coit Road, after staff outlined site details and commissioners debated traffic mitigation measures.

Staff planner Peters told commissioners the 1.1-acre site includes a 12,400-square-foot single-story building and a proposed 7,700-square-foot outdoor playground. The center would enroll up to 220 children with 25–27 teachers and staff, operate 7 a.m. to 6 p.m., and provide 46 on-site parking spaces where the zoning ordinance requires 42. Peters said the applicant supplied a traffic impact analysis and a circulation plan directing drop-offs to Coit Road and the signal at Round Rock Road to limit use of North Lake Drive.

Neighbor Elise Doherty, who lives at 701 North Cottonwood Drive, told the commission she and nearby residents are concerned about cut-through traffic, queueing that could block access to local businesses (including a physical therapy office), and whether temporary cones or non-police enforcement will be effective. “I can't get out of my dadgum driveway because of the traffic,” she said, urging the city to share the traffic study with neighbors. Doherty also asked whether the applicant had a conflict of interest because a child in the owner’s family might attend the center.

Applicant Buck Wheeler, the property owner, said the shopping center was about 20% occupied when purchased and that a childcare tenant better serves surrounding neighborhoods. He said the team worked with a traffic engineer and with staff to develop the circulation plan and that staff or temporary cones would help during peak drop-off and pick-up times. Colleen Taylor Davis, U.S. operations manager for Willowbrae Academy, said the operator has multiple North American locations and described plans to keep drop-off times brief and to staff the lot during peak periods.

Commissioners repeatedly emphasized that the traffic-management plan and HOA coordination are central to mitigating neighborhood impacts. One commissioner said policing may be required if cones and on-site staff fail to deter illegal turns or dangerous queueing. The record shows the traffic plan includes a no-right-turn restriction during pickup/drop-off windows and placement of cones and on-site personnel to direct circulation.

Commissioner Shishak moved to approve the request as presented; Commissioner Beach seconded. The transcript records a 5-0 vote in favor; no roll-call of individual votes was recorded in the transcript. The transcript does not specify the next procedural deadline or the council date for the item.

The commission closed the public hearing and approved the special permit; staff and the applicant are expected to continue coordination with the HOA and to monitor whether additional enforcement or adjustments to the circulation plan are needed.