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Sandy Lk Plaza L2-CS 971218 (3)CITY OF COPPELL PLANNING DEPARTMENT STAFF REPORT CASE NO.: S-1135, PHILLIPS 66 GAS STATION, CONVENIENCE STORE AND CAR WASH P & Z HEARING DATE: C.C. HEARING DATE: December 18, 1997 Janua~ 13, 1998 LOCATION: Northwest comer of Sandy Lake and Moore Roads. SIZF~ OF AREA: 1.193 acres CURRENT ZONING: C (Commerdal) REQUEST: C-S.U.P. (Commercial, Special Use Permit) APPLICANT: Developer: PetroVen, Inc. 5646 Milton St, Ste 628 Dallas TX 75206 214-739-7044 Fax 214-739-0527 Dowdey Anderson & Assoc. 5225 xrtilage Creek Dr, Ste 200 Piano TX 75093 972-931-0694 Fax 972-931-9538 HISTORY: The property has been within a "C" Commercial district since before 1984. On July 22, 1986, City Council granted a special use permit for a 24' x 36' gas pump canopy capable of accommodating 4 cars. The gas pumps were in connection with a proposed retail center which was to contain a 7-11 Store. The 7-11 located at De~ton Tap and Sandy Lake Rd. instead (incidentally, a much more desirable location for this type use). The S.U.P. granted for this property was of a contigumlion much different from the current application. TRANSPORTATION: Sandy Lake Road is a two-lane asphalt road within a variable-width right-of-way, shown on the thoroughfare plan as a C4D four4ane divided collector street to be built within a 110'-wide right-of-way. Item# 5 Moore Road is a C2U two-lane undivided collector street built to standard within a 60'-wide right-of-way. SURROUNDING LAND USE & ZONING: North - West - Vacant; "C" Commercial Single-family residential devdopment; "SF-12" Single-Family Residential 12 Vacant; ""C" Commercial Sandy Lake Road Baptist Church; "SF-12" Single-Family Residential 12 COMPREHENSIVE PLAN: The Comprehensive Plan shows the property suitable for neighborhood DISCUSSION: There are more than a half dozen other vacant sites within Coppell of a similar size, zoned C, R or TC, and having exposure to similar traffic volumes, such the northeast comer ofN. Coppell Kd. and W. Sandy Lake Rd.; the northeast comer of N. Moore Rd. and E. Sandy Lake Rd.; the northwest comer of Samuel Rd. and E. Sandy Lake Rd.; the north side orE. Sandy Lake Rd. opposite Rlverchase Dr.; the southwest comer of N. Denton Tap Rd. and E. Parkway Blvd.; the northeast comer of S. Denton Tap Rd. and E. Bethel School Rd.; the northwest comer orS. Denton Tap Rd. and W. Bethel Rd.; the northeast comer of S. Denton Tap Rd. and E. Bethel Rd.; and, the southeast comer orS. Denton Tap Rd. and E. Bethel Rd. If the northwest comer of N. Moore Kd. and E. Sandy Lake Rd. were to be deemed suitable for a 1~ service station, car wash and convenience store, it would be very difficult to justify the denial of s'unilar facilities at most of these other locations. On the other hand, it is not difficult to justify denial of a 10-car service station at this location. Of the 5 previous special use permits issued in Coppell which resulted in the installation of gasoline service pumps, 4 have been at intersections of two main streets as follows: Denton Tap Rd. and Sandy Lake Kd. (7-11 and Exxon) Denton Tap Rd. and Belt Line Rd. (Chevron) MacArthur Blvd. and Belt Line Kd. (Mobil) Item # 5 The designs of these facilities accommodate from 6 cars at the 7-11 to 12 cars at both the Exxon and the MacAxthur Mobil. The only special use permit not issued at the intersection of two major streets was for the Texaco on the east side of S. Belt Line Rd. between Southwestern Blvd. and Sanders Loop. This S.U.P. was for the remodeling of an existing facility, and accommodates 4 cars. The only other gas pump fadlities not at the intersection of two major streets are the Texaco at the southeast comer of S. Moore Rd. and E. Sandy Lake Rd., designed to accommodate 4 cars, and the Texaco at W. Bethel Rd. and S. Coppell Road, which in most instances accomodates only 2 cars. Both pre- date 1983, when special use permit provisions first took effect. It is interesting to note that it has been almost 10 years since the City has considered a special use pemtit application for a gasoline service statioxz From the late 80's to the mid 90's, the petroleum industry has built relatively few new retail facilities. Recently, however, there has been a resurgence of construction, usually at major intersections and usually involving facilities to accommodate 10 to 24 cars. Staff is of the opinion that there may not be any remaining vacant sites in Coppell suitable for this new breed of combination service station, convenience store and fast food franchise, designed to reach a regional market. If there are any, they surely are limited to the periphery of the city next to the freeways, where the exposure to higher tra_ ~c volumes will be more likely to support them. Staff would not oppose a neighborhood facility, such as a convenience store, at this location. However, because the site is adjacent to a church, a convenience store requires special consideration concerning food service. The zoning ordinance requires that the front entrance to any restaurant be located at least 300 feet from the front entrance of a church, except that the provision does not apply to convenience stores where food service is for the convenience of patrons and is incidental to the primary source of revenue. The sale of sandwiches and doughnuts made elsewhere, and the availability of coffee and other drinks, falls under this exception. A franchised fast food operation, with a food preparation area and table seating, as shown on this application, is certainly not there by chance, serves the convenience of the public at large as well as those who frequent the convenience store, and therefore fails to qualifiy for the exception. RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION: The planning staff recommends denial of the request because the scope of the project far exceeds neighborhood service needs. In addition, the proposed development is incompatible with its surroundings on several other counts. The four driveway entrances to the site would adversely affect traffic Item# 5 movement on the streets. The flat canopy is out of character with its residential environment. The need for a car wash is highly questionable. Colors and - signase do not conform with C.I.V.I.C. recommendations. And, landscapin~ while sufficient in area to meet City requirements, is inadequate in quantity of plant material to offset or soften the impact of the proposed commeri¢iali~tion · of this relativdy minor comer on a thoroughfare designated as primary image zone. ALTERNATIVES: 1) Recommend approval of the request 2) Recommend disapproval of the request 3) Recommend modification of the request 4) Take under advisement for re~onsid~tion at a later date. ATTACHMENTS: 1) Site plan 2) Building elevations 3) Landscape plan 4) Departmental corranents Item # 5 DEC I I SIR' DE VEL OPMENT RE VIE W COMMITTEE ENGINEERING COMMENTS ITEM: S-1135, Phillips 66 Gas ~ation~ Convenience Store and Car Wash, a zoning change from "C" commercial to "S-SUP" Co~ special Use permit", to allow the development of a gas station with a convenience store with incidental food sales and car wash on 1,204 acres of property, located at the northwest comer of Sandy Lake Road and Moore Road, at the request of Dowdey, Aod_,~son & Associates, Ina DRC DATE: Novemher 2S, 1997 and December 4, 1997 CONTACT: Mike Martin, P.E., Assistant CYtty Engin~ 004-3679) COMME1VT STA TIlS: 1. As per the proposed Sandy Lake Road plans, the proposed easterly driveway is in conflict with proposed curb inlet. If driveway must be constructed then the developer must pay for the redesign on plans. 2. Why is it necessary to have four driveways to this site?