Riverchase (6.2)-CS 961219 . ~ :~. ~_ ~ ~- ~' ,¢' _~,*L ~ · _ -~ ~-~
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C~Y OF COPP~L
STAFF ~PORT
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CASE NO.: PD-158R, WAS
DETA
P & Z HEARING DATE: December 19, 1996 ,~.qt~[' ~ .
C.C. HEARING DATE: January 14, 1997 ~' " ~ - ~- "'
LOCATION: Southeast corner of MacArthur Boulevard and
OF AREA: 2.423 acres
CURRENT ZONING: "R" Retail
REQUEST: "PD" Planned Development District to accommodate a full service
car wash, detail shop, lube bays and gasoline pumps, adjoining a
small retail strip.
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. The Planning and Zoning Commi.~ion
heard the current request at its meeting on October 17, 1996,
and continued the hearing until November 21. Subsequently
the applicant requested an additional 30-day postponement.
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 fight-of-way. The current fight-of-way standard for -:~.
Item # 4
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: The applicant proposes standard retail use for approximately 35 %
of the property. The uses proposed for the remaining 65 % of the
property consist of a car wash, lube shop, detail shop and gasoline
station. The current "R" zoning permits the retail use outright,
and the lube shop, detail shop and gasoline station by special use
permit. The "R" district does not allow a car wash either outright
or by special use permit. However, the property on the other side
of MacArthur Boulevard, is in the "C" zoning district, which
allows retail use outright and all the others by special use permit
only. Therefore, the first question to be answered is if a car wash
should be permitted on either side of this portion of MacArthur
Boulevard.
Staff is of the opinion that most car washes would be inappropriate
along a high-visibility corridor such as MacArthur Boulevard.
That notwithstanding, many of the negative aspects can be held in
check with adequate landscaping and good design.
The building proposed for the car wash is very similar to one
located on Alexis Road, just east of Preston Road in north Dallas.
Staff has looked at that building, inspected the site and has reached
the following conclusion. With the use of 80% masonry and
substantial landscaping, the building would be just as appropriate
on MacArthur Boulevard as others already there or under
construction. Staff strongly urges each Planning and Zoning
Commission member to look at the Alexis Road site, if he or she
should happen to be nearby.
For the purpose of analyzing the landscaping, it is useful to divide
the property into the two areas previously mentioned. The revised
plan submitted shows approximately 37,200 square feet of the
property along the north side containing space for a future 5,900
square-foot retail building, approximately 17,000 square feet of
Item # 4
pavement for 38 parking spaces, 400 square feet of utilitarian
space, and 5,700 square feet of landscape buffer between the
parking and the two street frontages. This leaves about 8,200
square feet available for additional landscaping and walkways.
Section 34 of the Zoning Ordinance requires, in addition to the
perimeter landscape buffer, 1800 square feet of interior parking lot
landscaping and 4300 square feet of non-vehicular landscaping, a
total of 6100 square feet. A landceaping shortfall could bc
eliminated by reducing the building sizc to 5800 ~quarc feet
and thc parking to 2~ spnecs, making this portion of thc
property fully eompliant with Section 34. This portion of the
property, therefore, is capable of being fully compliant with
Section 34.
The remainder of the site has an area of 68,310 square feet. It is
covered by about 12,000 square feet of building and nearly an acre
of pavement.
Much of the pavement is screened by walls and buildings, and
therefore may be considered exempt from landscaping
requirements. The area of landscaping exclusive of perimeter area
is roughly 5,000 square feet. If 20,000 square feet of the
pavement were required to observe the 10% interior landscape
requirement, only 3,000 square feet would be available to meet the
15 % rule for non-vehicular landscaping requiring 8400 square feet.
Therefore, under strict compliance with "C" zoning, this
application is at least 65% short of the required non-vehicular
landscaping area.
However, because the application is for a PD, City Council does
not have to adhere precisely to the requirements of Section 34 on
either portion of the tract. Due to the nature of a car wash, there
might be some justification (and precedent from some other
pavement-intensive projects) for reducing non-vehicular
landscaping requirements, but because a 65% reduction of non-
vehicular landscaping on this portion of the property is
significant, the applicant is providing other amenities such as
stained concrete paving, additional brick pavers, and greater
size and quantity of landscape materials in the lesser amount
of space provided. There is no such precedent or justification for
reducing landscape requirements for the standard retail uses on the
other portion of the property, but since it is possible to satisfy
the landscape requirements in that case, that matter may be
addressed when the applicant submits a f'mal site plan for the
retail portion of the site.
In evaluating the landscaping proposals, staff relied to a great
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extent upon the recent approval of a PD District at the
southwest corner of MacArthur and Beltline. In that case, the
PD authorized an overall reduction in landscaping area of 26%.
In this case, there is no reduction on the future retail portion
of the site and a 24% reduction of overall landscaping on the
remainder.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff recommends approval subject to Engineering Department recommendations
and subject to compliance with the site plan, landscape plan, irrigation plan,
building elevations, and sign elevations submitted, with further revisions as follows:
1) Revisions of the site plan and landscape plan to show the location of a
sidewalk both along Riverchase Drive and along MacArthur Boulevard, and
the location of a sidewalk easement along Ri.verchase Drive.
2) Revision of the landscape plan to show the trees along Riverchase Drive
located approximately 4 feet farther south, to accommodate a sidewalk.
3) Revisions of the site plan and landscape plan to show required landscape
buffers between parking spaces at the northeastern corner of the site, or
intended removal of the eastern property line by replatting (replatting may
entail providing 5' of additional road right-of-way along Riverchase Drive
and construction of a sidewalk or, in lieu, a sidewalk and utility easement).
4) Revision of the building elevations to show removal of Sign 3 from the west
elevation of the building.
5) Revision of the sign exhibits to show the quantity of Sign Type 3 to be 1, the
quantity of Sign Type 4 to be 1, the quantity of Sign Type 5 to be 1, inclusion
of details for Sign Type 8, and a description of all colors to be used on signs.
6) Revision of the landscape plan to show beds of seasonal color, as well as
grass, located in the irrigated berm area (designated as a future building
location) and occupying approximately 20% of the area.
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.
Item # 4
ATrAC MENTS: 1) Site Plan
2) Exterior Elevations
3) Landscape Plan
4) Irrigation Plan
5) Sign elevations and photo of a similar facility
6) Departmen~ Comments
Item # 4