Burch Lot 2-CS 940721 CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
Case #: S-1084-Kwik Kar
P & Z HEARING DATE: July 21, 1994
C. C. HEARING DATE: August 9, 1994
LOCATION: Southwest corner of Bethel School and Denton Tap Road, approximately
300 feet south of the intersection.
SIZE OF AREA: 35,270 square feet, to construct a 2,250 sq. ft., 4-bay ail change and
automobile tune-up facility
CURRENT
ZONING: "C" Commercial
REQUEST: "C" SUP for an automobile lubrication and oil change facility
APPLICANT: Kwik Industries, Inc.
4725 Nall Road
Dallas, Tx. 75244
458-9761
HISTORY: There has been no recent zoning history on this parcel
TRANSPORTATION: Denton Tap Road is a P6D, six-lane divided thoroughfare built in
a 100 foot r.o.w.; Bethel School is a local street built in 50 feet of
r.o.w.
Item 7
. SURROUNDING LAND USE & ZONING:
North - vacant; C
South - vacant; C
East - post office; C
West - developing single-family; SF-12
COMPREHENSIVE PLAN: The Plan shows retail use as most appropriate here.
ANALYSIS: This request was precipitated by the denial of Kwik Lube next to the WynnPage
residential development. In essence it is the same use with a slightly different
platting configuration which eliminates any request for sign variance (this site
plan shows 150 feet of Denton Tap frontage). It could be argued that the shape
of this proposal was dictated by our 150 foot frontage requirement, and as such
it could be further argued that this shape does not make for good platting
patterns. Beyond that, however, one of the most impressive elements of this
request is the fact that the monument sign proposed is brick and cast stone, with
no interior-lighted, brightly colored, molded plastic element--the typical sign form
that is becoming increasingly too common in Coppell.
Looking at this proposal, the fact that the building sides to Denton Tap Road
(thus, locating the bay portions of the use--the widest area--parallel to the street),
speaks well for the user. A problem which has been resolved between the
applicant and the Fire Department relates to internal circulation. However, a
major concern is the fact that this use could prejudice the remaining two building
sites to the south, and Commission must recognize that fact in determining the
highest and best use for the entire area.
The landscape drawing meets the requirements of our streetscape plan, and with
6" of concrete in the fire lane areas, and a 5 foot sidewalk running parallel to
Denton Tap Road, the proposed use meets our minimum construction standards.
From a construction, signage, circulation, and landscaping perspective, this
proposal meets our requirements. The discussion then gets back to the point of
land use, and if the proposal is the best use for this part of the City. One must
take into consideration the fact that the plat is somewhat odd in regard to the
shape of the subdivision, this use will have an influence on the other undeveloped
parcels adjacent to it, the requirement for an SUP suggests that the use may not
be appropriate, the current Master Plan suggests general retail uses as most
logical, noise from the facility may be annoying to residents directly to the west,
and this use requires additional zoning (the procurement of an SUP).
Considering all these issues, it appears that the negative potential of this use
somewhat outweighs the positive benefits to be derived from the proposal, and
staff would recommend that this SUP be denied. This one is a close call, but in
the final analysis, it just does not fit the general use category of our Master Plan,
nor the conceptual image suggested by the streetscape plan.
ALTERNATIVES: 1) Approve the SUP
2) Deny the SUP
3) Modify the SUP
ATTACHMENTS' 1) Site Plan
2) Landscape Plan
3) Elevations