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Vista Ridge L4BG-CS 991216 CITY OF COPPELL PLANNING DEPARTMENT STAFF REPORT CASE NO.: PD-180, TETCO/MOBIL GAS STATION WITH CONVENIENCE STORE P & Z HEARING DATE: December 16, 1999 (Originally scheduled for a September 16, 1999 public hearing--see below) C.C. HEARING DATE: January 11, 2000 (October 12, 1999) LOCATION: Southwest corner of S.H. 121 Bypass and N. MacArthur Boulevard. SIZE OF AREA: 1.4 acres 1.51 acres for construction of a 3510 square foot service station/mr wash and convenience store operation. CURRENT ZONING: HC (Highway Commercial) REQUEST: PD-HC (Planned Development, Highway Commercial) for a gas station, convenience store and car wash. APPLICANT: Owner/Seller of Prop.: Engineer: Centex Development Dowdy/Anderson Dan Anderson 5225 Village Creek Dr. 3100 McKinnon Ave. Suite 200 Suite 370 Plano, TX. 75093 Dallas, TX. 75201 (972) 931-0694 (214) 981-6711 Fax: (972) 931-9538 Fax: (214) 981-6909 HISTORY: There has been no recent zoning or development history On the subject tract. This property was considered for this identical use on September 6, 1999. Because staff recommended denial of the application (see comments below) the owner of the land requested postponement until now. Item # 7 TRANSPORTATION: MacArthur Blvd. is a P6D major thoroughfare currently built as a four-lane divided street; the 121 Bypass is currently constructed with the one-way service roads. SURROUNDING LAND USE & ZONING: North- vacant, City of Lewisville zoning South - vacant; "HC", Highway Commercial East - vacant; City of Lewisville zoning West -vacant: "HC" Highway Commercial COMPREHENSIVE PLAN: The Comprehensive Plan shows the property as suitable for mixed use to include low-rise office and some retail use, but certainly not a gas station/car wash DISCUSSION: Our original written staff report, prepared for the September 16th Commission meeting follows: This proposal requests a gas station/convenience store and car wash to be located on one of the most important corners in Coppell. The Comprehensive Plan has been very clear in discouraging this kind of use; it's a gateway into the city per the Plan; it is a major entry point on the Streetscape Plan, a Primary Image Zone in that same document, and as such, needs to be developed in a sensitive and design and image-conscious way. A gas station and car wash is not what was envisioned in our planning workshops or by the focus groups which contributed to the concepts of the Comprehensive Plan' update. As stated in the above mentioned planning documents, a major entry into Coppell is envisioned to be something unique, with design features and uses which sets it apart from the typical, boring, poorly designed developments which are prevalent throughout the area. One only needs to travel north to the corner of FM3040 and MacArthur Blvd. to see an example of something similar to what is proposed to be placed on this unique parcel of ground. That use is not aesthetically pleasing, is out of scale for its site, has far too many poorly executed signs, conveys a "sameness" of design, and has only token landscaping. This proposal is similar and is not being developed in the best interest of literally all our planning documents listed above. Also, when reviewing the elevations exhibit, this building shows a disportionate percentage of stucco, and our suggestion to reduce it, add brick to improve the overall appearance of the building was largely ignored. The rooflines need alteration to make them all compatible. A different use needs to be developed here. Suggestions for uses include offices, banks, savings and loans, and other Item # 7 financial users. In addition, restaurants that would respect the image of the city could also be promoted here as long as they abide by the guidelines outlined in the Streetscape and Comprehensive Land Use Plan. What is needed at this location is a major user with design and use sensitivity compatible with our current development, who will caPitalize on the existing landscaped medians, and provide extensive landscaping on this site to include the double row of trees outlined in the Streetscape Plan. Such a development would result in a corner development distinct from its neighbors thus further strengthening our community identity. In addition to our concern with this specific use, also bothersome is the fact that the Preliminary Concept Plan included with this application suggests Light Industrial users on another portion of the property (in hopes of justifying this gas station/car wash?) The Comprehensive Plan has outlined mixed use on all this property, and a light industrial use next to a residential subdivision is not in the best interests of community planning. Of further concern, the Concept Plan shows a parking lot infringing upon that old gorgeous tree that Lomas had protected over the years. As shown on the plan, that tree will surely die with the conceptual development shown around it. Not withstanding these concerns, the application reflects a 20 foot side yard (HC requires 30 feet) for purposes of saving trees. Staff is skeptical, and the landscape plan does not show any trees being saved by this proposed reduction. As mentioned above, we had suggested that the stucco facade be removed from the building and replaced with brick, but that suggestion went unheeded. Internally illuminated signage is still proposed; the sign colors do not conform to CIVIC guidelines; we have not received information regarding colors of the gas dispensers, and size/colors of the logos; and the applicant has yet to respond to the comments of Leisure Services. All in all, these exhibits show little sensitivity to this community or to the type of development we try to establish and nurture here. Subsequent to the above discussion, the applicant has met with staff in an attempt to clarify, rectify, and modify design elements that met such strong staff objection. Major changes to the plan include connecting the various elements of activity--the car wash, the gas pump canopy, the convenience store itselL Building materials now include an all brick building, white and cast stone trim, and a standing seam roof. Sign colors have been modified and a different sign design' has been submitted. Although change has been made to the application, the proposed colors are still objectionable and the policies outlined in the CIVIC report are still not being totally recognized. Item # 7 Of additional interest is the fact that the overall development of this property (included with the September application) was not enclosed with the re-submittal, raising staff concerns that the objections raised by the earlier plan may still be under consideration by the land owner. That does, however, have little bearing on thin application. When ali is said and done, one must return to the fact that this is still a gas station, car wash, convenience store. We do recognize that the applicant has made several changes to the application (although the overall concept plans absence does cause worry), and some effort has been made to make this proposal less objectionable. Less objectionable does not mean acceptable. Our concern remains that this use does not fit the Comprehensive Plan's def'mition of regional retail. It is not regional retail in use, it is not regional retail in design, and it is not regional retail in character. RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION: Staff recommends DENIAL of this request. It does not conform to the Comprehensive Plan, lacks sensitivity to the surrounding vegetation, land forms and uses, is cheaply designed with far too much stucco, does not comply with the Streetscape plan, violates the tenants of the CIVIC report, does not address several comments made during our initial review, and is not reflective of what is in the best interest of this community. A gas station/car wash/convenience store along this Primary Image zone in Coppell is not what is recommended for this site. Although the applicant has attempted to redesign the use, the fact remains that it is still a convenience store, gas station, car wash. While the applicant has made some effort to respond to our initial concerns, this is still the wrong use. That fact can not be ignored. The Comprehensive Plan calls for a different use here; something more in line with office, banking, savings and loan, restaurant, or other more compatible use. Being the wrong use at the wrong location precipitates a staff recommendation for denial of the request. ALTERNATIVES: 1) Recommend approval of the request. 2) Recommend disapproval of the request 3) Recommend modification of the request 4) Take under advisement for reconsideration at a later date. ATTACHMENTS: 1) Site Plan and Zoning Exhibit 2) Floor Plan Item # 7 3) Signage Information 4) Elevations 5) Landscape Plan 6) Irrigation Plan 7) Departmental Comments Item # 7 DEVELOPMENT REVIEW COM !TTEE , ENGINEERING COMMENTS ITEM: PD-180, Tetco/Mobil Gas Station with Convenience Store, a zoning change request from "HC" Highway Commercial to "PD-HC" Planned Development, Highway Commercial, to allow the development of a gas station, convenience store and car wash on approximately 1.4 acres of property, located at the southwest corner of S.H. 121 Bypass and N. MacArthur Boulevard, at the request of Dowdey, Anderson and Associates, Inc. DRC DA TE: November 23, 1999 and December 2, 1999 CONTACT: Mike Martin, P.E., Assistant City Engineer (972-304-3679) COMMENT S TA T U$: r~ r:, rz r r n /r r n r a r~ v ,/FINAL 1. Driveway cuts will require TxDOT and City of Lewisville approval. 2. The drainage inlet to be relocated off of MacArthur needs to be coordinated with the City of Lewisville. CITY OF COPPELL PLANNING DEPARTMENT STAFF REPORT CASE: VISTA RIDGE, LOT 4, BLOCK G PRELIMINARY PLAT (TETCO/MOBIL) P & Z HEARING DATE: December 16, 1999 C.C. HEARING DATE: Jalluary 11, 2000 LOCATION: Southwest comer of S.H. 121 Bypass and N. MacArthur Boulevard. SIZE OF AREA: 1.5 acres CURRENT ZONING: PD-HC (Planned Development, Highway Commercial) REQUEST: Preliminary Plat approval. APPLICANT: Owner/Seller of Prop.: Engineer: Centex Development Dowdy/Anderson Dan Anderson 5225 Village Creek Dr. 3100 McKinnon Ave. Suite 200 Suite 370 Plano, TX. 75093 Dallas, TX. 75201 (972) 931-0694 (214) 981-6711 Fax: (972) 931-9538 Fax: (214) 981-6909 HISTORY: No recent development history on the subject property. This property was to be considered for preliminary plat approval on September 16, 1999. Because staff had recommended denial of the PD zoning application, and the applicant postponed the zoning case, this plat was denied. It is being resubmitted for reconsideration at this time. Item # 8 TRANSPORTATION: MacArthur Blvd. is a P6D major thoroughfare currently built as a four-lane divided street; the 121 Bypass is currently constructed with the one-way service roads. SURROUNDING LAND USE & ZONING: North- vacant, City of Lewisville zoning South - vacant; HC (Highway Commercial) East - vacant; City of Lewisville zoning West -vacant: HC (Highway Commercial) COMPREHENSIVE PLAN: The Comprehensive Plan shows the property as suitable for mixed use to include low-rise office and some retail use, but certainly not a gas station/car wash DISCUSSION: With the fact that staff has difficulty supporting the use proposed for this parcel, there is no way we can recommend the plat. A different use which would create different platting requirements could be reconsidered at such time that an acceptable use was submitted for staff review. RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION: Staff recommends DENIAL of this preliminary plat in that the use proposed can not be supported by staff at this time. Because the use is wrong, the plat will have to reflect ,a use which is compatible with the Comprehensive Plan. ALTERNATIVES: 1) Recommend approval of the request. 2) Recommend disapproval of the request 3) Recommend modification of the request 4) Take under advisement for reconsideration at a later date. ATTACHMENTS: 1) Preliminary Plat Document 2) Site Plan 3) Departmental Comments Item # 8 DEC - 9 ]999 DE VEL OPMENT RE VIE W C034 M] TTEE ENGINEERING COMMENTS ITEM: Vista Ridge, Lot 4, Block G, Prelimina~ Plat (Tetco/Mobil), to allow the development of a gas station, convenience store and a car wash on approximately 1.4 acres of property, located at the southwest corner of S. H. 121 Bypass and N. MacArthur Boulevard, at the request of Dowdey, Anderson and Associates, Inc. DRC DA TE: November 23, 1999 and December 2, 1999 CONTACT: Mike Martin, P.E., Assistant City Engineer (972-304-3679) COMMENTSTATU$: p~t rn,rrnrn ray ,/'FINAL r~tzrc~n A l~rl'121~ 1-)~a~ 7 1. Driveway cuts need to be coordinated with TxDOT and the City of Lewisville. 2. Off-site access easements for the proposed driveways need to be in place prior to recording the plat.