White Glove-CS 931118CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CASE #: S -1074 (The White Glove Express Car Wash)
P & Z HEARING DATE: November 18, 1993
C. C. HEARING DATE: December 14, 1993
LOCATION:
SIZE OF AREA:
CURRENT
ZONING:
REQUEST:
APPLICANT:
The east side of Denton Tap Road, 500 feet south of Braewood Drive.
44,032 sq. ft.
(C) Commercial
Approval of zoning change from (C) Commercial to C. S. U. P. to allow
the operation of a car wash.
Mr. Lenny Poulsen
(Prospective Purchaser)
433 Carter Drive
Coppell, TX 75019
(214) 462 -8964
Rawls /Welty, Inc.
(Architect)
13601 Preston Road
Suite 106E
Dallas, Tx. 75240
(214) 490 -0090
HISTORY: There has been no recent zoning history on this tract, although a request
for an SUP for an oil change facility (Kwik Lube) was denied by
Commission in September and by Council in October.
Item 8
TRANSPORTATION:
This site is adjacent to and is served by Denton Tap Road which is a 6-
lane divided (P6D) thoroughfare, contained within a 100 -110 foot r.o.w.
SURROUNDING LAND USE & ZONING:
North - Vacant; C zoning
South - Vacant; C zoning
East - Existing single family; SF -7
West - Vacant; C zoning
COMPREHENSIVE PLAN: The Comprehensive Plan shows this land to be best utilized as a
retail use.
ANALYSIS: This is a difficult case to evaluate. On the one hand, if the message conveyed by
area citizens at the public hearing involving the Kwik Car case (which, you will recall, was
immediately across the street from this request), is to be recognized, chances are very high that
considerable neighborhood opposition will surface and request a denial. On the other hand, by
looking at the site plan, recognizing that the applicant has hired an architect to design this
structure, and evaluating the proposal based on our streetscape guidelines, architectural style,
and screening being provided, at face value the request is not beyond reason.
The site is well planned in that setbacks are observed, landscaping meets or exceeds our
standards, the screening fences are strategically placed, and the elevations of the building fit well
into the architectural style which is evolving along Denton Tap Road. For this effort the
applicant is to be commended.
Of lingering concern to staff are three basic arguments:
The introduction of a car wash, no matter how well designed, can have
negative impacts on the remaining vacant land, just as the Kwik
Lube proposal was envisioned to have across the street. This is of particular
concern inasmuch as this is the first user of land on this portion of the east side
of Denton Tap.
2. Because of the placement of the vacuum bay, a noise problem could be
experienced by the single family neighborhood to the east. In similar fashion, the
trash facility could create neighborhood problems for the same area.
3. Staff has received several telephone calls from citizens who are opposed to this
request. If that same opinion is expressed during the public hearing, and the
applicant cannot gain neighborhood support for his proposal, the fact that an SUP
is considered as a use which is allowed in a district providing specific conditions
are met, and presuming opposition reflects that certain conditions are not being
met, Commission would be well served to carefully consider the proposal.
If these concerns can be favorably addressed, if the neighboring community will buy into the
development, and if minor alterations are made to the site plan, specifically extension of the
brick screening wall along the Lone Star Gas r.o.w., ingress- egress at one curb cut on Denton
Tap, not two as shown, and a 20 foot wide sanitary sewer easement is shown on the plan, then
approval with conditions would be appropriate.
ALTERNATIVES: 1) Approve the zoning change request
2) Deny the zoning change request
3) Modify the zoning change request
ATTACHMENTS: 1) Site plan
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FLOOR PLAN
THE WHITE GLOVE EXPRESS
CAR ,WASH COPPELL, TX:
OWNER: LENNY POULS�N
ARCHITECT: RAWLS - 'WELTY i�V15Ep
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