CC approval on 11/10/98AGENDA REQUEST FORM
CITY COUNCIL MEETING:
November 10, 1998
ITEM CAPTION:
PUBLIC HEARING:
Consider approval of Case No. $-11.52. Eagon Petroleum, Gas Station and Convenience Store, zoning change request from C
(Commercial) to C-S.U.P. (Commercial, Special Use Permit) to allow the renovation and occupancy of a gas station with
convenience store on a half acre of property located at the southeast corner of Vanbebber Drive and S. Denton Tap Road.
TITLE: ~l)j~_~tor of P~~nd Community Services
STAFF RECOMMENDS: APPROVAL
APPROVED
BY
CIi'Y CO, UISICl L
DATE ,
STAFF COMMENTS:
Date of P&Z Meetine: October 15, 1998
Decision of P&Z Commission: Approved (5-0) with Commissioners Stewart, Kittrell, Lowry, McCaffrey and Halsey voting
in favor. None opposed. Commissioner Nesbit was absent; Commissioner Turner has resigned.
Approval subject to the Site Plan, building elevations and landscape plan, as submitted, except for the following 4
modifications and subject to the following recommended 3 conditions:
MODIFICATIONS:
1. Monument sign to be ground lit or unlighted.
3. Use of channel letters for the Food Mart sign and logo.
o
Specification of a color that conforms to C.I.V.I.C. recommendations fcr 'h...~ ....... o.v....v~.e .... * paae!: _ov..~- .... _w.-~ ..... ~.~.~'~;~" ~"~..
c ...... ~ ~--; for atmch~ ch~el letter ~s (w~te, black or neutr~). (CONDIIION PARI~LY ~1)
CONDITIONS:
1. Removal of at least 2 utility poles (the 2 on the site or, preferably, the 2 in the Vanbebber right-of-svay and at leas 1 on
site, if possible), undergrounding of any additional electric facilities, and placement of mechanical equipment and utility
meters in inconspicuous locations or screened from view.
2. Restriction of merchandise, such as magazine and newspaper racl~, firewood, etc., and of advertising and promotional
materials, including drink machine advertising, to the interior of the building, with window signs limited to 10% of the
glass area.
3. Granting of variances to side yard and landscape requirements bythe Board of Adjustment.
DIR. INITIALS: ~,~"~ ~} '
Agenda Request Form
FIN. REVIEW:
CITY MANAGER REViEW:~/
Document Name: ~S! 152gs
CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CASE NO.: S-1152, EASON PETROLEUM,
GAS STATION AND CONVENIENCE STORE
P & Z HEARING DATE:
C.C. HEARING DATE:
October 15, 1998
November 10, 1998
LOCATION:
Southeast corner of Vanbebber Drive and S. Denton Tap Road.
SIZE OF AREA:
· 5 of an acre
CURRENT ZONING:
C (Commercial)
REQUEST:
Zoning change to C-S.U.P. (Commercial, Special Use Permit).
APPLICANT:
Owner:
Eason Petroleum
1830 E Northgate
Irving TX 75062
972-554-0588
Fax 972-721-0423
Designer:
Michael A. Smith
984 N Cooper
Arlington TX 76011
817-261-2929
Fax 817-277-7566
HISTORY:
The property was zoned "C" Commercial in June, 1979. A plat of
the property was recorded in December, 1981.
TRANSPORTATION:
South Denton Tap Road is a P6D six-lane divided major
thoroughfare built to standard within a 100'-wide right-of-way.
Vanbebber Drive is a 37'-wide concrete local street with curb and
gutter within a 50'-wide right-of-way which narrows to 45' in
width immediately east of the property.
SURROUNDING LAND USE & ZONING:
North-
South -
East -
West -
Vacant; C
Vacant; C
Self-serve car wash; C
2 mobile homes on acreage; 0
COMPREHENSIVE PLAN: The Comprehensive Plan shows the property as suitable for mixed
uses.
Item # 8
DISCUSSION:
The applicant is proposing to renovate an existing building and operate it
as a gas station and convenience store. A Stop-and-Go occupied the
property during the 1980's. While the building still stands, it has not been
in use for several years. The zoning ordinance has been amended in the
meantime, so by current standards the property cannot be developed in the
same manner as previously. Specifically, a building is no longer permitted
to be located in the C District with no side yard, and landscaping
regulations require that pavement be located no closer to a street right-of-
way line than 15' and no closer to an adjoining property than 10' and that
greater amounts of landscaped area be provided.
If the property had remained in continual use, the building would qualify
as a non-conforming structure. As such, it could be occupied by any
business permitted within the C District. However, since the property has
not been in use for over 6 months, the City can require that the existing
structure be removed prior to reuse of the land.
Requiring the demolition of a 20-year-old building, in the opinion of
planning staff, would be an extreme stance to take, might cause the
building to remain unoccupied for an even greater period, and would
likely result in more harm than good. Also, the land area is only half an
acre, making it difficult to develop even a new commercial structure by
current standards. On this account, the property should be a worthy
candidate for hardship consideration by the Board of Adjustment, whether
for renovation or for new construction.
Therefore, staff has worked with the applicant to devise a plan for use of
as much of the existing facilities as possible, compensating for lack of
landscaped area by planting the area that is available more densely. The
applicant also has cooperated to a considerable extent in enhancing the
exterior appearance of the building to bring it into conformance with
C.I.V.I.C. recommendations. Even so, the applicant will have to seek
variances from the Board of Adjustment for the unavoidable side yard and
landscape area and buffer reductions.
Bringing the plan, as proposed, into complete compliance with sign
regulations and C.I.V.I.C. recommendations requires removal of the
bacldighting from the monument sign, removal of two star logos from the
roof, and use of channel letters for the Food Mart sign and logo on the
front facade. Also the building elevations do not call out a color for the
store front panels above door height on the front facade, nor the color of
the attached signs.
One f'mal note concerns the number of utility poles on or immediately
adjoining the property. There are a total of 5. Three appear to be in
street right-of-way and 2 appear to be on the site. Staff is of the opinion
Item # 8
that TU Electric and GTE should be able to provide services with far
fewer poles.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
The planning staff recommends approval subject to the site plan, building
elevations and landscape plan, as submitted, except for the following
modifications:
1. Monument sign to be ground lit or unlighted.
Two star logos to be eliminated or relocated to the north and south
walls.
3. Use of channel letters for the Food Mart sign and logo.
Specification of a color that conforms to C.I.V.I.C.
recommendations for the store front panels above door height on
the front facade (a hue with a chroma of 2 or less and a value of 6
through 8, as defined by the Munsell* Color System), and for
attached channel letter signs (white, black or neutral).
and subject to the following additional conditions:
Removal of at least 2 utility poles (the 2 on the site or, preferably,
the 2 in the Vanbebber right-of-way and at least 1 on site, if
possible), undergrounding of any additional electric facilities, and
placement of mechanical equipment and utility meters in
inconspicuous locations or screened from view.
Restriction of merchandise, such as magazine and newspaper
racks, firewood, etc., and of advertising and promotional
materials, including drink machine advertising, to the interior of
the building, with window signs limited to 10% of the glass area.
Granting of variances to side yard and landscape requirements by
the Board of Adjustment.
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
2) Landscape Plan
3) Building Elevations
Item # 8