White Glove-CS060615CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
Case: White Glove Express Addition
Lots 1R1 & 1R2, Block A, Replat
P & Z HEARING DATE June 15, 2006
C C HEARING DATE July 11, 2006
STAFF REP Marcie Diamond, Assistant Planning Director
LOCATION 250 and 254 South Denton Tap Road
SIZE OF AREA. 1 628 acres
CURRENT ZONING S- 1074RR- Commercial
REQUEST Replat the existing lot into two lots of 1 020 and 0 608 acres respectively,
allowing separate ownership of each lot.
APPLICANT Owner-
Joe Pipes
Vintage Wash - Coppell, L.P
1909 Woodall Rogers Freeway, Saute 550
Dallas, Texas 75201
214- 350 -9070
FAX. 214 - 350 -9099
Landscape Architect Surveyor
Chris Russell Landes & Associates
Christopher Russell Landscape Architecture 1107 E. First St.
5925 LaVista, Number 3 Fort Worth, Texas 76102
Dallas, Texas 75206 817- 870 -1220 x 02
214 - 695 -7344 FAX 817- 870 -1292
FAX. 214- 826 -8279
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HISTORY In December of 1993, SUP -1074 was approved for White Glove Express Car
Wash. In mid -1994, the preliminary and final plats were approved for this 0 988 -
acre tract of land. Approximately 2/2 years later, this SUP was expanded by
approximately '/z acre to allow an oil lube and car detailing facility to be
constructed. The property was then replatted to incorporate this additional land
into one lot, which is currently proposed to be subdivided into two In 1998, the
SUP was revised to allow "Q Lube" signage. The Vintage Car Wash sign was
administratively approved in December 2001
TRANSPORTATION Denton Tap Road is a P6D, six -lane, divided thoroughfare, contained
within 110 feet of right -of -way
SURROUNDING LAND USE & ZONING
North — Coppell Professional Office Buildings, "C" Commercial
South — Creme de la Creme Day Care Center; "PD- 208 -C" Planned Development
Commercial
East — Braewood West Single Family Subdivision, "SF -7" Single Family -7
West — Wynnpage Office Buildings, "C" Commercial
COMPREHENSIVE PLAN The Comprehensive Plan shows the property as suitable for mixed uses
DISCUSSION The purpose of this replat is to divide the existing lot into two, to allow for
separate ownership of the two existing uses, a car wash and a oil lube center
While initially this appears fairly straight forward, it becomes complicated when
dividing this land into two separate parcels resulting in each lot becoming non-
compliant in terms of various zoning regulations, including setbacks and
landscaping. While variances to the requirements of the Zoning Ordinance
cannot be granted through this re- plating process, they will be enumerated and
analyzed from a planning perspective Ultimately, if this replat is recommended
for approval, this action will need to be subject to relief being granted by the
Board of Adjustment.
Side Yard Setbacks
The existing "C" Commercial zoning district requires a 30' side yard There is
currently only a 44 -foot separation between the two buildings. Therefore, if
platted as requested, the northern building will have a 12 -foot yard, and the
southern building a 32 -foot side yard. The northern building would require a
40% variance to this setback regulation.
Landscanina
This property was originally developed, and later expanded, under previous
Landscape Ordinances While this project was in compliance at the time of
development, various aspects are not in compliance with current regulations
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This non - compliance issue is further compounded by subdividing this lot into
two, causing additional requirements and resulting in significant deficiencies,
especially in the proposed Lot 1R1 car wash facility The summary of the results
is analyzed below
Lot 1111 - Car Wash Facility
If subdivided, this lot will be non - compliant on all three levels of landscaping,
perimeter, interior and non - vehicular
Perimeter landscaping - a minimum 10' buffer is required adjacent to all
property lines, not including the street frontage.
• New internal lot line - No landscape buffer is being provided adjacent to the
proposed new lot line.
The applicant will need to secure a variance to this requirement, in terms
of amount of landscape area. The seven trees required within this buffer
area are proposed to be planted elsewhere on the site
• North property line - as approved in the original landscape plan, instead of
the perimeter landscaping adjacent to the Lone Star Gas Easement, a 6 -foot
high brick wall was constructed, with a triangular landscape area, containing
two trees and landscaping.
The applicant will need to secure a variance to this perimeter landscape
requirement, in terms of amount of landscape area. The seven trees
required along this property line are being provided in the triangular
landscape area.
The east and west property lines, adjacent to the residential and Denton Tap
Road respectively, will exceed the provisions of the landscape ordinance (i e
existing 5 to 8 inch caliper overstory trees), and will further be enhanced when a
total of 22 additional overstory trees are added along the perimeters in lieu of
planting internal to the site
Interior Landscaping — 10% of paving area, parking islands, etc.
• Currently required by the Landscape Ordinance but not by previous
Landscape Ordinances, therefore no islands are provided on this lot.
The nine trees that would be required internal to the parking lot are being
provided elsewhere on this lot.
Non - vehicular Landscaping - 15% of the lot not covered by buildings
• This also was a newer addition to the Landscape Ordinance, therefore, only
1,382 of the 5,724 square feet of landscaping are being provided on this lot.
The two trees that would be required are being provided elsewhere on
this lot.
In summary, this lot is short 7,476 square feet of landscaping, and the applicant
is requesting that in lieu of providing these landscape areas, additional
ornamental trees, shrubs and plantings be substituted.
P
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Lot 1R2 — Lube Center
This lot will generally comply on all three levels of landscaping, except for the
provision of the 10 feet of perimeter landscaping along the new north and east
property lines, and a 377 - square -foot shortage in overall landscape area. Almost
30% of the lot area is devoted to landscape areas, and 17 new overstory trees
and shrubs are proposed to be planted to be in compliance with the original
landscape plan as well as the plan currently proposed.
Parking
The lots are proposed to be subdivided in such a configuration that the existing
16 parking spaces along the east property line will be platted to serve the car
wash. The applicant has stated even though this exceeds the requirement of the
Zoning Ordinance of 9 spaces for this use, this amount of parking is needed to
accommodate the employees and customers The Lube Center lot is proposed to
be modified to add 8 parking spaces directly behind the lube center, which
includes the installation of the required landscape islands There is one existing
accessible space adjacent to the south side of the building; therefore, meeting
the nine required parking spaces for the lube center
Dumnster
There is currently one dumpster serving both businesses Once replatted, this
dumpster will be on the car wash lot. Staff believes a private agreement also
needs to be entered into allowing for the shared use of this dumpster
The Replat
The Replat instrument is compliant with the technical aspects of the Subdivision
Ordinance However, staff is concerned about the irregular shape of the car
wash lot to provide additional parking for this use. Finally, two clanfications on
this plat are needed. The first relates to the notation on Lot 1R2 - "ACCESS
EASEMENT AND R -O -W," Vol 97131, PG 5879 which was filed in the Deed
Records of Dallas County A copy needs to be provided to determine the effect,
if any, it would have on the current platting activities. The second is an
Engineering requirement. If subdivided into two lots, the existing shared utilities
need to be placed in a Private Utility Easement, and a maintenance agreement
needs to be submitted for review and ultimately filed for record with Dallas
County An incomplete agreement was submitted and revisions are needed.
While this replatting activity will not effect the built environment from a visible
perspective and the general public will not be aware of the lot line separating
these two uses, these non - compliance issues (setbacks, landscaping, locations of
parking and dumpster, shared utilities, etc ) caused by the replat must be
addressed through a separate legal process In this case, Board of Adjustment
action will be required prior to filing this replat. In the event any of the
variances are not granted by the Board, this plat cannot be filed because it would
result in the existing development being non - compliant.
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RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION
Staff is recommending CONDITIONAL APPROVAL of the replat of Lots 1R1 and
1R2 of the White Glove Express Addition, subject to the following conditions
1 This plat shall not be filed with Dallas County unless the Board of Adjustment
grants all required variances to the Zoning Ordinance to assure that both lots
area in compliance, including:
a) Variance to the 10 -foot perimeter landscape requirement adjacent to both
sides of the internal (new) lot line, with the required trees being planted
elsewhere on the lots.
b) Lot 1R1 —
• Reduction of the side yard setback from 30 feet to 12 feet along the
southern property line.
• The existing 6 -foot brick wall adjacent to the Lone Star Gas Easement,
with additional trees in the triangular area shall be provided in lieu of the
perimeter landscaping along the north property line.
• No parking lot islands will be required, however the nine trees will be
planted within the perimeter landscaping adjacent to Denton Tap and the
residential areas to the east.
• A reduction of the overall landscape requirement by 7,476 square feet,
subject to additional shrubs and ornamental trees being planted to
enhance the appearance of the site.
c) Lot 1 R2 —
• A reduction of the overall landscape requirement by 377 square feet,
subject to additional shrubs and ornamental trees being planted to
enhance the appearance of the site
2 Recalculation and clanfication on the number of trees being provided as
indicated on the plan and within the Plant List (minor discrepancies exist)
3 A tree removal permit will be required prior to the removal of any trees
4 Submission of a complete Maintenance Agreement for the shared utilities
5 Shared utility easements must be noted as Private on all sheets
6 Submission of an agreement for the shared use of the dumpster
7 A clanfication of the "ACCESS EASEMENT AND R -O -W," Vol 97131, PG
5879, which was filed in the Deed Records of Dallas Countv
8 The existing landscaping is not in compliance with the Landscape Plan
approved with the SUP- 1074RR, due to dead and missing plant material and
must be brought up to code irrespective of the outcome of these re- platting
efforts.
9 Contact Lary Redick at 972 - 323 -8917 at TXU Electric Delivery to discuss
easement requirements.
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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) Existing Tree Plan
2) Landscape Plan
3) Replat
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