MacPlaza1 Speed-CS 960118CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CASE NO: S-1103R, SPEEDEE OIL CHANGE
P & Z HEARING DATE: January 18, 1996
C.C. HEARING DATE: February 13, 1996
LOCATION:
West side of MacArthur Boulevard; approximately 888' north of
Beltline Road
SIZE OF AREA:
Total site area: .70523 acres
CURRENT ZONING:
C (Commercial)
REQUEST:
C-S.U.P. (Commercial, Special Use Permi0
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 MaeArthur Boulevard and the electric
transmission line, north of Riverchase Drive.
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.
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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.
DISCUSSION:
This proposal is the lead project of a probable 5-site development
involving two automobile-related uses, a drive-in restaurant and a self-
storage facility. All four of the known prospective land purchasers
require special use permits prior to site improvements.
It is possible to construct these types of facilities without adverse effects
on community image. It requires very careful attention to landscaping,
skillful coordination of building materials and architectural design, and
restraint in the use of signage. The site plan review process required by
a special use permit affords the City the mechanism by which it can
orchestrate an urban design solution which will set the tone for future
commercial development on MacArthur Boulevard and elsewhere as well.
MacArthur Boulevard is a divided thoroughfare with a bermed median
planted with street trees. There are no overhead power lines on either
side to clutter the appearance. The majority of the existing development
along MacArthur is residential in character with landscaped masonry wails
and, in some cases, housing facing the street. While all major
thoroughfares within the city are considered primary image zones, in
terms of visual appearance, this street has more at risk and more to
protect.
The applicant has been very cooperative in making revisions to improve
the site plan and its visual impact on the street. An earlier submission on
a smaller property resulted in negotiation for a larger tract and a much
improved site layout. The land planner reversed the building on the site
to present a simple, unencumbered brick wall to the street side. The
applicant has agreed to coordinate brick type and color with that of
adjoining properties.
Several highly important details remain unresolved, however. Staff has
not seen a landscape plan for the entire subdivision and, therefore, does
not know if the landscaping for this site is consistent with that of the
others. The applicant has not provided building material selections nor
information concerning color and type of attached signs. Without further
information regarding site development on adjoining properties, staff
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cannot assess properly the location of the fire lane. If, for example,
Waffle is to be one-way on any part of a cross-easement, it may be better
for the fire lane to be located on a cross-easement which is two-way its
entire length. While staff is satisfied that this applicant is attempting to
accomplish known city development objectives regarding this property, the
lack of a cohesive plan for all that is take place around it makes it difficult
to evaluate the proposal thoroughly, without rather specific conditions as
listed below.
RECOMMENDATION:
Staff recommends approval of a Special Use Permit for an
automotive facility on this property subject to revision of the site
plan, landscaping and building elevations to observe the following
conditions:
Materials as shown on building elevations with face brick
of commercial grade no lighter than Boral 3205 Doeskin
and no darker than Boral 3605 Red Brown, with the
exception of accent bands which may be lighter or darker.
Provision of cornice details and information concerning
cornice materials.
Provision of details regarding attached signs and directional
signs, if any; including their size, color, type and lighting.
Provision of trees a minimum of 3" in caliper and
coordination of landscaping with that provided on adjoining
sites.
Provision on either the east side or west side of the site of
a fire lane which is two-way across its full .length
connecting the two driveway entrances from MacArthur
Boulevard north and south of the property.
6. Compliance with Engineering comments.
Unless additional plans and information are provided at or before
the January hearing, which clearly address and respond to these
concerns and therefore do not require additional review time, the
best course of action will be to hold the public heating open until
February 15.
ALTERNATIVES:
1) Approve the Special Use Permit
2) Disapprove the Special Use Permit
3) Modify the Special Use Permit
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ATTACHMENTS: 1) Preliminary Site Plan
2) Engineering Comments
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