Valley R Plaza 2-CS 941114CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CASE ##:
S -1087
SPEEDEE OIL
CHANGE,
PAD
B OF
VALLEY RANCH
PLAZA
P & Z HEARING DATE: November 14, 1994
C. C. HEARING DATE: December 13, 1994
LOCATION: Valley Ranch Plaza, Pad B, at the southwest corner of MacArthur
Boulevard and Beltline Road
SIZE OF AREA: 0.469 acre
CURRENT
ZONING: LI -Light Industrial
REQUEST: LI- S.U.P. (Light Industrial - Special Use Permit)
APPLICANT: S. T. Lending, Inc. Speedee Oil Change Winkelmann
(Seller) (Buyer) (Engineer)
1420 Viceroy St. Box 1350159, Hwy. 22E 12800 Hillcrest
Dallas, Tx. 75235 Madisonville, La. 70447 Dallas, Tx. 75230
879 -5407 (504) 845 -1919 490 -7090
HISTORY: This property was planned for a veterinarian's office when this
tract of land went through the overall replatting and zoning process
within the last six months.
TRANSPORTATION: MacArthur is a P613 built to standard in a 110 foot right -of -way;
Beltline Road is planned to be another P613, but is currently a two
lane asphalt roadway, contained within a 120 foot r.o.w.
SURROUNDING LAND USE & ZONING:
North - vacant; "R" Retail
South - restaurant; LI
East - shopping center across MacArthur; LI
West - vacant; "C" Commercial
COMPREHENSIVE PLAN: The Plan shows mixed use as most appropriate here.
Item 7
1— '"k
ANALYSIS: From a planning perspective, the use proposed here is questionable, at
best. Based on the fact that a similar facility is located less than a mile
away in Valley Ranch, staff questions the marketability of this oil change
facility at this location. In addition, less than six months ago,
Commission and Council approved a like use along Denton Tap Road, and
that business is just now under construction. A demonstrated need for the
proposed use should certainly be a consideration prior to zoning additional
land for this facility. At the very least, staff feels the application is
premature and reminds Commission that a somewhat similar situation
occurred in 1992 with the expansion of the Food Lion supermarket chain
in both Coppell and Valley Ranch. In that instance, the distance between
the two facilities was considerably greater than that between this proposal
and the Valley Ranch operation. We would also remind Commission that
both Food Lion stores are now out of business and we are faced with two
highly visible vacant buildings in the community - -a situation which does
not speak well for either. An additional concern relates to the
compatibility of use concern- -it is difficult to justify an oil change
operation next door to restaurant users. There is a strong point which can
be made that this incompatibility of use will negatively affect both uses.
Leaving the planning arguments, this is a very tight site for the proposed
use and there is a serious question whether parking (they are showing the
minimum amount of parking required by ordinance), circulation,
screening, number of bays, and overall development of the site does not
reflect overbuilding this parcel. Based on conversations with the applicant
regarding the operation itself- -how oil is changed, what if customers want
to wait on site, how do vehicles maneuver into and out of the oil change
building, is there tandem parking, does this use reflect our overall
circulation plan for the entire center, etc., we are very uncomfortable with
this proposal and would recommend it be denied. If, however,
Commission feels this use is warranted, attention is directed to
Engineering's comments as minimal conditions for approval.
Again, from a planning perspective, the lack of information demonstrating
a bona fide need for this use, our concern with the site plan itself, all
point to a recommendation for denial of this request.
ALTERNATIVES: 1) Approve the S.U.P.
2) Deny the S.U.P.
3) Modify the S.U.P.
ATTACHMENTS: 1) Overall Site Plan
2) S.U.P.Site Plan
3) Landscape Plan
4) Elevations
5) Departmental Comments