Riverchase (6.2)-CS 970220 CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CASE NO.: PD-158RR, GRAND CAR WASH AND
DETAIL
P & Z HEARING DATE: February 20, 1997
C.C. HEARING DATE: March 11, 1997
LOCATION: Southeast comer of MacArthur Boulevard and Riverchase Drive
SIZE OF AREA: 3.017 acres
CURRENT ZONING: "R" Retail
REQUEST: "PD" Planned Development District to accommodate a full service
car wash, detail shop, lube hays and gasoline pumps.
APPLICANT: Applicant: Representative:
Dallas Carwash Ltd. ROFDW Architects
6780 Abrams Road, Ste. 207 703 McKinney Ave, Ste. 401
Dallas TX 75231 Dallas TX 75202
(214) 343-4477 (214) 871-0616
Fax (214) 340-2029 Fax (214) 954-0855
HISTORY: The property was zoned Retail in 1990, platted in 1994 and
replatted in part in 1995. In December of 1996, the Planning and
Zoning Commission recommended approval, subject to several
conditions, of a previous request by the applicant for essentially
the same use in a different siting and configuration. The applicant
withdrew the request prior to its reaching City Council.
TRANSPORTATION: MacArthur Boulevard is a 4-lane divided thoroughfare built in a
110'-wide right-of-way shown on the thoroughfare plan as a P6D,
6-lane divided thoroughfare. Riverchase Drive is a C4U, 4-lane
undivided collector, built to current construction standards in a
60'-wide right-of-way. The current right-of-way standard for a
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C4U collector is 70'.
SURROUNDING LAND USE & ZONING:
North Apartment development; MF-2 zoning
South - Commercial development; R zoning
East Undeveloped; R zoning
West Undeveloped; C zoning
COMPREHENSIVE PLAN: The Comprehensive Plan shows the property as suitable for
regional retail uses.
DISCUSSION: Compared with the layout the Planning and Zoning Commission
approved previously, this proposal occupies 25 % more land with
30% less total building area. The result is full compliance with
the landscape area requirements of Section 34 of the Zoning
Ordinance: 10'-wide landscape buffers to the south and east, 15'-
wide landscape buffers to the north and west, 10% of the parking
area, and 15% of the total land area after subtracting the building
The car wash operation has more exposure to Riverchase Drive.
However, all of it but the trellised gas-pump area and driveway
entrances to the lube and detail building is screened by buildings
or walls. The exposed areas are largely screened from Riverchase
Drive by a row of Shumard red oak trees in front of a 3'-high
grassed berm.
The monument sign location does not comply with Section 29 of
the Zoning Ordinance, since it is closer than 75 to the south
property line. The PD District is intended to provide a degree of
development flexibility, so minor variations of this sort are
approvable. In other respects this new proposal is essentially the
same as previously approved.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
The planning staff recommends approval subject to Engineering
Department comments and the following conditions:
1) Correction of the row of 16 parking spaces near the east
property line to show an equal number of parking spaces in
two groups separated by a planter island as required by
Section 34 of the Zoning Ordinance.
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2) Screening of all rooftop mechanical equipment.
3) Development in accordance with the approved site plan,
landscape plan, building elevations and color board.
ALTERNATIVES: 1) Recommend approval of the Planned Development
2) Recommend disapproval of the Planned Development
3) Recommend modification of the Planned Development
4) Take under advisement for reconsideration at a later date.
ATTACHMENTS: 1) Zoning Exhibit 2) Rendering/Sign Package
3) Site Plan
4) Exterior Elevations
5) Landscape Plan
6) Irrigation Plan
7) Departmental Comments
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