CC approval on 11/11/97 AGENDA REQUEST FORM
The Ci~ With ^ ~utiful Furze
~ CITY CO~CIL MEETING: November 11, 1997 ITEM
ITEM CAPTION:
CONTINUATION OF PUBLIC HEARING:
Consider approval of Case No. S-1084R, Kwik Kar, zoning change for property
zoned C-S.U.P. (Commercial, Special Use Permit), by amending the Site Plan
for an automotive service center to permit a 900 square foot building
expansion for two additional service bays on property located approximately
300 feet south of Bethel School Road, along the west side of Denton Tap
Road.
SUBMITTED BSj~*J~ry L. Sieb ~
TIT~.' Director of P~mn~ing and Community Services
STAFF RE OMMENDS: Approval X
STAFF COMMENTS:
Date of P&Z Meetinq: August 21, 1997
Decision of P&Z Commission: Approved (6-0) with Commissioners Redford,
Cruse, Lowry, McCaffrey, DeFilippo and Stewart voting in favor. None
opposed. Commissioner Jones resigned from the Commission.
Approval subject to the following recommended conditions:
(2)
(3
7
8
(~)
Restriction of the removal of existing trees to the 2 post oak trees
located closest to the existing building.
Removal of all attached signs except for the letters which read Kwik
Kar Lube & Tune, the Official Inspection Station sign, and 6 customer
directional signs, limited to 3 on each side of the building located
on every other space between bay doors.
Removal of all portable signs, since they are not now and never have
been permitted by Coppell sign regulations.
Relocate the overhead power line a minimum of 80' from the Denton Tap
right-of-way line.
There will be no additional fill beyond the retaining wall to the west
side of the property.
Placement of temporary protective fencing along the eastern edge of
the wooded area to prevent construction and construction equipment
from disturbing more than 25% of the area under the drip line of the 5
trees shown to be preserved east of the City sewer easement.
Construction of a screening wall on top of the retaining wall to
comply with Section 33 of the Zoning Ordinance.
Additional light fixtures on the rear of the building addition shall
be shielded.
The west end of the property be maintain in accordance with City
standards.
Agenda Request Form - Revised 1/97
CITY MANAGER REVI
Document Name S1084r. PZ
CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CASE NO.: S-1084R, KWIK KAR
P & Z HEARING DATE: August 21, 1997
C.C. HEARING DATE: September 9, 1997
LOCATION:
SIZE OF AREA:
Approximately 300 feet south of Bethel School Road, along the
west side of Denton Tap Road
0.8 acres; proposed 900 s.f. addition to a 2,250 s.f. existing
building
CURRENT ZONING:
C -S.U.P. (Commercial, Special Use Permit)
REQUEST:
Amend the Site Plan to permit a 900 square foot expansion for two
additional service bays.
APPLICANT:
Kwik Industries, Inc.
4725 Nail Road
Dallas TX 75244
214-458-9761
Fax 214-458-0948
HISTORY:
On August 9, 1994, upon a favorable recommendation from the
Planning and Zoning Commission, City Council approved a
Special Use Permit for a four-bay automobile service facility. The
City approved the final plat for the property later that year. On
July 17, 1997, the Planning and Zoning Commission considered
the current application and continued the public hearing to August
21. The principal purpose was for the applicant to provide more
detail regarding the location of trees and measures to preserve
them.
TRANSPORTATION:
Denton Tap Road is a P6D, six-lane divided thoroughfare built in
a 100'-wide right-of-way. Nearby Bethel School Road is a
collector street built in a 60'-wide right-of-way.
Item # 4
SURROUNDING LAND USE & ZONING:
North
South -
East -
West -
hardware store; C
dry cleaners; C
post office; C
single-family residential development; SF-12
COMPREHENSIVE PLAN:
The Comprehensive Plan shows the property suitable for
mixed uses.
DISCUSSION:
When an applicant decides to expand upon an obvious commercial
success, it presents an opportunity to correct small details which detract
from the overall vis.~ accomplishments of a project. This is particularly
important when the project faces a major thoroughfare in a primary image
zone.
The original development of this site resulted in the removal of virtually
all of the natural vegetation on the front portion of the property, pavement
of more area than necessary, provision of minimal additional landscaping,
inclusion of ten attached signs in addition to the business identification
sign on the building, and installation of a highly inappropriate power pole
with overhead transformers on the front property line. The consequence
is a visual appearance that, while better than similar installations in other
Dallas area cities, is still somewhat below the quality this community has
come to expect.
It is too late to put back the trees. It is probably impractical to remove
concrete and replace it with landscape. However, the cost to improve on
the signage and power source will be only a small fraction of the total
value of on-site facilities, would greatly improve their appearance, and
therefore may be well worth doing.
To be sure, solving the power service problem now will be more
expensive than it would have been to do it right in the first place. It will
cost about $10,000 to move the pole farther back on the property and saw
cut through 25 feet of pavement width to provide underground lines
between a new pole location and the old one. This is by no means the
ideal solution, but it would provide a measure of improvement. The ideal
solution would be to bore service under Denton Tap Road and place a pad
mounted transformer in an inconspicuous location on site. However, the
same voltages are unavailable from pad mounted transformer units,
making the ideal solution far more costly today than it would have been
originally (+$30,000 versus $11,000). Considering, however, that upon
completion of the expansion the total value of the property is likely to
exceed $500,000, an expenditure of even $30,000 (or less than 6% of
total value) does not seem too excessive to remove an eyesore.
Item # 4
As for the signs, the current number is unnecessary, as evidenced by a
similar Kwik Kar facility in Southlake. The only sign shown on the
building elevations for the Coppell facility, as submitted for Planning and
Zoning Commission and City Council review in 1994, was one which read
Kwik Kar Lube & Tune. After receiving approval of those building plans,
the applicant installed 10 additional attached signs not shown on the
building elevations submitted. The 10 additional signs are a Texas
Vehicle Inspection Station sign, 3 Pennzoil signs and 6 customer
directional signs. Had the planning staff seen all those signs on the
drawings submitted originally, it is doubtful that we would have
recommended approval of all of them. While most of these signs may be
useful and some of them even necessary, visually they would not detract
so much from an otherwise attractive building if they were at least color
coordinated with the building materials and one to the other.
As for the propose~ expansion, the applicant has submitted a site plan
which meets most City requirements and a landscape plan which exceeds
City requirements. However, the site plan does not provide a screenwall
on the west. In 1994, Council waived the requirement because of the
resulting tree removal that would have occurred by placement of a
screenwall on the western property line. Staff points out that City
regulations do not specify that the wall be located on the property line.
They simply say that a screenwall shall be located in such a way as to
separate the rear of a non-residential use from an adjacent residential
district. Therefore, a screenwall located at the edge of development,
approximately 5 feet west of the western edge of the proposed expansion
of concrete pavement, would satisfy screening requirements. Such a
location would avoid cutting down more trees and would provide an
effective sound barrier between the automobile service facility and the
housing on the other side of the creek. With expansion of the paved area
and additional bays located nearer to a residential neighborhood,
requirement of the screenwall now would be fully justifiable. You will
recall that issue being discussed at our first public hearing by a resident
from Grand Cove Estates, the residential area just west of this site.
According to the tree survey, only 3 trees are located within the building
and pavement expansion area. Actually, thc one shown in the third
parking space north of the dumpster does not exist, so there are only 2.
These are post oaks, in the 14" to 18" caliper range, located in the
buildable portion of the lot. As such, under current regulations, the
applicant would be entitled to remove them for expansion of a dry
cleaners, hardware store, dental office or any number of other uses not
requiring a special use permit in the "C" District. The landscaping plan
provides 5 crape myrtles and 5 redbud trees to mitigate the loss of natural
vegetation due to the encroachment of building and pavement. In
addition, it provides automobile screening along Denton Tap Road which
was inadvertently omitted from the original landscaping.
Item # 4
The applicant proposes to preserve the 2 existing trees actually located
within the building and pavement expansion area by removing 2 parking
spaces. However, this area has already been filled upon to provide the
slope for the existing parking area, which is elevated at least 3 feet above
natural grade. Expansion of site development will only aggravate the
situation. Therefore, staff is of the opinion that tree preservation
measures are unlikely to be successful. Due to the existence of 11
additional large post oaks in the area west of proposed development, as
well as numerous additional smaller understory trees, the planning staff
considers the loss of 2 trees to be acceptable, but agrees with
Commissioner Stewart that measures need to be taken to protect the root
systems of other nearby trees.
Finally, staff assumes that the building expansion will match the existing
building, but has ho.documentation to provide that assurance.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Planning staff recommends approval of the amendment to the Special Use
Permit to allow expansion in accordance with the site plan and landscape
plan submitted and subject to:
1)
Restriction of the removal of existing trees to the 2 post oak trees
located closest to the existing building.
2)
Addition of concrete pavement to provide 2 additional parking
spaces in the area where the 2 existing trees are removed.
Architectural elevations, to be provided by the applicant, which
show building materials and style of the same nature as the
existing building.
Removal of all attached signs except for the letters which read
Kwik Kar Lube & Tune, the Official Inspection Station sign, and
6 customer directional signs, limited to 3 on each side of the
building located on every other space between bay doors.
Redesign of the 6 customer directional signs in colors to match and
coordinate with the business identification sign.
Removal of all portable signs, since they are not now and never
have been permitted by Coppell sign regulations.
7) Provision of underground utility service beneath Denton Tap Road.
8)
Construction of a retaining wall 5 feet beyond the edge of
proposed pavement, to prevent filling over the root systems of 4
Item # 4
9)
lO)
11)
existing post oak trees within 25 feet of the proposed pavement.
Placement of temporary protective fencing along the eastern edge
of the wooded area to prevent construction and construction
equipment from disturbing more than 25 % of the area under the
drip line of the 5 trees shown to be preserved east of the City
sewer easement.
Construction of a screening wall on top of the retaining wall to
comply with Section 33 of the Zoning Ordinance.
Engineering Department comments.
ALTERNATIVES:
1) Recommend app.roval of the Site Plan amendment
2) Recommend disapproval of the Site Plan amendment
3) Recommend modification of the Site Plan amendment
4) Take under advisement for reconsideration at a later date.
ATTACHMENTS:
1) Landscape Plan
2) Letter from U.S.A. Professional Services Group, Inc.
3) Departmental Comments
Item # 4
DEVELOPMENT ~VIEW COMMIITEE
ENGINEERING COMMENTS
DRC DATE:
CONTACT:
S-I048R, K~iic gmr, zoning clumge from C-S.U.P. (~~
S~ Use P~) ~ C-S. U.P. (~~ S~ Use P~),
~ ~ fca of ~ ~n for ~ ~~ ~e ~s,
on pm~ ~ ~~ 3~ lea ~ of ~ ~wea
of ~ ~s, I~.
COMMENT STATUS:
DDE'F ~i#IX~A D~
/REVISED
No Comments.
EZCE~ ~ 7/].7/97 p&z
(C~;. CO~r~'Z~) 1'O 8/21/97)
Page ! of !
PUBLIC HEARING: To consider the approval of S-1084R, Kwik Kar, zonin.o
change for property zoned C-S.U.P. (Commercial, Special Use Permit), by amending
the Site Plan of the automotive service center to permit a 900 square foot building
expansion for two additional service bays on property located approxinmtely 300 feet
south of Bethel School Road, along the west side of Denton Tap Road, at the request
of Kwik Industries, Inc.
Assistant Planning Director Pert Virtanen introduced the item to the Commimion,
showing exhibits of the proposed project. The existing facility has four bays and two
additional bays to the rear are being proposed which will be built in an area which is
currently paved. Additional pavement will be added to the rear, including additional
landscaping. A tree survey of existing trees was not included with the proposal, but Mr.
Virtanen showed a diagram illustrating where visually Staff ~ the trees exist east of
the City sewer easement which runs diagonally across the property at the rear. The
additional pavement will require the removal of at least two trees. Staff fecommend~
approval of this Special Use Permit amendment in accordance with the Site Plan and
Landscape Plan as submitted, subject to the seven conditions as listed in the Staff Report.
Sid Hollingsworth, 4725 Nail Road, Dallas, TX 75244, was present to represent this item
before the Commission and answer any questions, stating that he would like to address
two of Staff comments. He relayed to the Comrni~ion his discussions with Mr. Jeff Key
of T.U. Electric regarding the cost of a power pole which would cost approximately
$11,000, or bringing service across Denton Tap Road via underground utility service,
which would be cost prohibitive. Mr. Hollingsworth also disputed the suggestion to
revise the existing siguage, staling that this signage was allowed by the ~
Inspection Delnuiment when the original Special Use Permit was al~'oved.
Some discussion followed regarding existing signage, which elevation was considered as
that fronting Denton Tap Road, etc.
Chairman Lowry opened the Public Hearing, asking for people present who wanted to
speak in favor of this request to come forward.
There were none.
Chairman Lowry then asked for people present who wanted to speak in opposition to this
request to come forward. The one person speaking in opposition was:
Joni Freeman, 473 Wales Court, Coppell, TX
ChaLrman Lowry closed the Public Hearing.
Additional discussion followed regarding the trees, fence, safety, siguage and utility
issues. Gary Sieb, Director of Planning, reminded the Cornmi~ion that when Kwik Kar
was originally going through the system, Council waived the 6' high masonry screeni%o
wall because of the natural buffer between this property and the residential property to
the rear, stating that if a solid masonry fence were to be cons~ucted at the back of this
property, more trees than necessary would be destroyed. Chairman Lowry suggested this
case be continued; that the existing signage remain, with no additional signage; ask the
applicant to be more definitive relative to the tree issue (how many will be removed, how
existing trees will be protected and preserved) a~t have Staff verify the utility situation,
e~.
Commissioner Stewart made a motion to reopen and continue the Public Hearing on Case
No. S-1084R, Kwik Kar, to August 21, 1997. The motion was seconded by
Commissioner M¢Caffrey. Motion carried (5-0) with Commi~ions Redford, Lowry,
McCaffrey, DeFilippo and Stewart voting in favor. None opposed.
EXCERPT FROI~I 8/21/97 P&Z I~NgTES
Page 1 of 2
CONTINUATION OF PUBLIC HEARING: To consider the approval of Case No.
S-1084R, Kwik Kar., zoning change for property zoned C-S.U.P. (Commercial,
Special Use Permit) by amending the Site Plan of an automotive service center to
permit a 900 square foot building expansion for two additional service bays on
property located approximately 300 feet south of Bethel School Road, along the west
side of Denton Tap Road, at the request of Kwik Industries, Inc.
Assistant Planning Director Pert Virtanen introduced the item to the Commission,
showing illustrations of other Kwik Kar facilities in near-by cities and exhibits of the
proposal stating that from Staff perspective, since Denton Tap Road is a primary image
zone, the City wants to get the best quality development possible and there are several
recommendations listed in the Staff Report which need to be considered. He also stated
that originally, City Council waived the requirement of a screening wall because it was
conceived that it would have to be located at the rear property line which would require
the removal of trees. However, this is not the case -- it can be located anywhere
between the development and the rear of the property. Staff feels that since this proposal
will extend the facility to the rear, the screening wall is appropriate and should be located
at the edge of the development before the wooded area so that the trees can be
preserved. Mr. Virtanen explained that the applicant proposes to remove two parking
spaces with the thought that two trees could be preserved, although Staff doubts that
these trees could be preserved because the fill of the current parking area is already
sloping onto the root system of those two trees. If the parking lot is extended even
further to thc west, it seems highly likely that the root system of those Post Oak trees
will get covered and within five years they'll die. Since there arc 11 large trees back ia
the western portion of the property, Staff has no major problem with the removal of the
two trees in order to accommodate the expansion. He stated that Staff recommends
approval of the request with the 11 conditions as listed in the Staff Report.
Sid Hollingsworth, Kwik Industries, Inc., 4725 Nail Road, Dallas, TX, was present to
represent this item before the Commission and answer any questions. He stated that he
had a few questions and problems with a few of the recommendations and relayed his
feelings to the Commission.
Discussion followed pertaining to the power line issue.
Siace this Public Hearing was a continuation from the July 17th meeting, Chairman
Lowry asked for people present who wanted to speak in favor of this request to come
forward. Those in favor were:
Ray Ellis, 4725 Nail Road, Dallas, TX
Bob Voelker, 335 Still Forest, Coppell, TX
Chairman Lowry then asked for people present who wanted to speak in opposition to this
request to come forward. Those in opposition were:
Roger Ryan, 470 Wales Court, Coppell, TX
Lisa Titensor, 474 Wales Court, Coppell, TX
Page I of 2
Joni Freeman, 473 Wales Court, Coppell, TX
Chairman Lowry closed the Public Hearing.
Considerable discussion followed mainly pertaining to signage, the power line issue,
lighting for the building, screening wall, etc.
City Attorney Hager reminded the Commission that with regard to the C.I.V.I.C.
recommendations, unless there is an Ordinance or other regulation adopted by the
Council, it makes it difficult for the Commission to consider that group's
recommendations. He stated, however, that there is an existing Subdivision Ordinance
provision which says "where practical or reasonable, all utilities shall be placed
underground."
Commissioner McCaffrey made a motion to approve S-1084R, Kwik Kar, zoning change
for property zoned C-S.U.P. (Commercial, Special Use Permit), by amending the Site
Plan for an automotive service cente~ to permit a 900 square foot building expansion for
two additional service bays, subject to Engineering comments and the following
conditions: (1) Restriction of the removal of existing trees to the 2 post oak trees located
closest to the existing building. (2) Addition of concrete pavement to provide 2
additional parking spaces in the area where the 2 existing trees are removed. (3)
Architectural elevations, to be provided by the applicant, which show building materials
and style of the same nature as the existing building. (4) Removal of all attached signs
except for the letters which read Kwik Kar Lube & Tune, the Official Inspection Station
sign, and 6 customer directional signs, limited to 3 on each side of the building located
on every other space between bay doors. (5) Redesign of the 6 customer directio~
signs in colors to match and coordinate with the business identification sign. (6)
Removal of all portable signs, since they are not now and never have been permitted by
Coppell sign regulations. (7) Relocate the overhead power line a minimum of 80' from
the Denton Tap right-of-way line. (8) Construction of a retaining wall 5 feet beyond the
edge of proposed pavement, to prevent filling over the root systems of the existing post
oak trees within 25 feet of the proposed pavement. There will be no additional fill
beyond the retaining wall to the west side of the property. (9) Placement of temporary
protective fencing along the eastern edge of the wooded area to prevent construction and
construction equipment from disturbing more than 25 % of the area under the drip line
of the 5 trees shown to be preserved east of the City sewer easement. (10) Construction
of a screening wall on top of the retaining wall to comply with Section 33 of the Zoning
Ordinance. (11) Additional light fLxtures on the rear of the building addition shall be
shielded. (12) The west end of the property be maintain in accordance with City
standards. Motion was seconded by Commissioner Cruse; motion carried (6-0) with
Commissions Redford, Cruse, Lowry, McCaffrey, DeFilippo and Stewart voting in
favor. None opposed. (Commissioner McCaffrey suggested that replacement of dying
trees within one year be added as a condition. After discussion, it was determined that
this condition could be enforced for new additional landscape; however, in this case, it
would be unenforceable. The condition was eliminated.)
Page 2 of 2