MacPlaza1 Speed-CS 960321CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CASE NO: S-1103R, SPEEDEE OIL CHANGE
P & Z HEARING DATE: March 21, 1996
C.C. HEARING DATE: April 9, 1996
LOCATION:
West side of MacArthur Boulevard; approximately 888' north of
Belt Line Road
SIZE OF AREA:
.70523 acres
CURRENT ZONING:
C (Commercial)
REQUEST:
C-S.U.P. (Commercial, Special Use Permit)
APPLICANT:
Owner:
Ron Wilson
15317 Midway Rd.
Dallas, TX 75244
(214) 661-1204
Engineer:
Hennessey Engineering, Inc.
1409 Third Ave.
Carrollton, TX 75006
(214) 245-9478
HISTORY:
In 1994 the City reclassified the zoning of this property from MF-
2 Multi-Family Residential to O Office. A lawsuit resulted. In
connection with a settlement agreement not yet approved by the
court, the City changed the zoning to C Commercial in late 1995.
Agents for the owner are in the process of preparing a preliminary
plat of the property between MacArthur Boulevard and the electric
transmission line, north of Riverchase Drive. On January 18,
1996, the Planning and Zoning Commission held this case under
advisement for a month and requested the applicant to provide
the Commission details with regards to building elevations and
proposed signage. On February 15, 1996, the Commission held
the public hearing open for the purpose of receiving coordinated
submissions on all four sites within the proposed MacArthur
Plaza subdivision.
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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.
SURROUNDING LAND USE & ZONING:
North -
South -
East -
West -
vacant; "C" Commercial
vacant; "C" Commercial
Jefferson at Riverchase Apartments; "MF-2" Multi-Family
vacant; "C" Commercial
TP&L transmission line r.o.w.; "A" Agriculture
COMPREHENSIVE PLAN:
The 1987 Comprehensive Plan shows Office. The
proposed 1996 Comprehensive Plan shows the area as
suitable for regional retail use.
DISCUSSION:
Many communities are very reluctant to permit automobile oil-change
operations within high-profile areas because of a history of unsightliness
which hurts surrounding property values. For example, within an
unincorporated community in Fairfax County, Virginia, with a population
twice that of Coppell, automobile service is effectively limited to a
handful of service station facilities affiliated with major oil companies.
The Coppell Zoning Ordinance does not go that far, but recognizes the
potential for adverse impacts by requiring a special use permit for most
auto related uses.
As early as November of 1995, staff met with the real estate broker and
the various prospective purchasers of sites within MacArthur Plaza. Staff
stressed repeatedly its opinion that, while not easily accomplished, it
would be possible to establish auto related uses on MacArthur Boulevard
without damage to the surroundings. The key elements would be unified
building materials, coordination and restraint on signage, and extensive
landscaping so that the result would be similar in appearance to
neighboring commercial projects.
SpeeDee has a long and excellent track record in the Dallas area in terms
of property upkeep. In a number of locations SpeeDee's standards exceed
those of neighboring commercial developments. With attention to the
three key elements mentioned above, and with reasonable conditions on
operation, an oil-change facility in this location can be useful to the
community.
The site plan submitted, however, does not comply with an important
provision of the zoning ordinance. It does not provide 15 % of the site
(less building) with non-vehicular landscaping. To compensate for the
shortfall, the developer of MacArthur Plaza is providing Lot 2 as a
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common landscape area. Staff is agreeable to the concept, but would
prefer dealing with the departure from requirements through use of a
planned development district in place of special use permits.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff recommends approval of the property as a "PD-C" Planned
Development District, permitting this use and all uses allowed in the
Commercial District, and subject to construction and operation in
accordance with the site plan, landscape plan and irrigation plan submitted
and with the following conditions:
Plans shall be approved by the Riverchase Architectural Review
Committee.
All automobile service shall take place inside the building.
All roof-top mechanical equipment and antennae shall be screened.
Foundation plantings at least 30" high shall be provided adjacent
to the east and west elevations of the building.
No advertising flags shall be permitted.
Signs inside the building shall be no larger than 3 square feet in
area, and none shall face an open bay doorway or bay door glass.
Exterior signs shall be limited to those as shown on the site plan
elevations, with signs above bay doors--if provided--not to exceed
9" in height.
Sign colors shall be limited to Plexiglas 2050 Blue, Gemini 7138
White, 3M 830-43 Red, and Black.
Building materials shall be limited to:
Predominant brick - U.S. Brick Patriot Executive (Mineral
Wells Plant)
Accent brick - U.S. Brick Hillstone (Ogden Plant)
Bay door, facia and trim paint - Glidden Master Palette
Historic Tan 30YY 50/176
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ATTACHMENTS:
1) Recommend approval of the Special Use Permit
2) Recommend disapproval of the Special Use Permit
3) Recommend modification of the Special Use Permit
4) Recommend approval of a more appropriate zoning district
1) Preliminary Site Plan
2) Perspective and Attached Sign Detail
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