REQUEST |
Approval to 1) Amend Planned Development (PD) District 12-56 to add Car Wash, Automated/Rollover and Automobile Repair, Minor Uses, and 2) a Specific Use Provision for Car Wash, Automated/Rollover on a property zoned Planned Development (PD) District 12-56.
LOCATION
5243 Naaman Forest Boulevard |
OWNER |
Oliver Dewey Mayer Foundation, Bank of Texas Trustee |
PLAN COMMISSION RECOMMENDATION |
On August 10, 2020 the Plan Commission, by a vote of nine (9) to zero (0), recommended approval to 1) Amend Planned Development (PD) District 12-56 to add Car Wash, Automated/Rollover and Automobile Repair, Minor Uses, and 2) a Specific Use Provision for Car Wash, Automated/Rollover on a property zoned Planned Development (PD) District 12-56 for a period of thirty (30) years, including a deviation from PD 12-56 to allow the proposed canopies and vacuums with a 30-foot front setback. |
STAFF RECOMMENDATION |
Approval to 1) Amend Planned Development (PD) District 12-56 to add Car Wash, Automated/Rollover and Automobile Repair, Minor Uses, and 2) a Specific Use Provision for Car Wash, Automated/Rollover on a property zoned Planned Development (PD) District 12-56. |
BACKGROUND |
The site is part of a larger commercial center consisting of seven developable properties zoned Planned Development (PD) District 12-56 for Shopping Center Uses which requires Detail Plan approval through a public hearing process. PD 12-56 was approved with a Concept Plan for the overall commercial center. Several of the properties have been developed including a bank, sporting goods store, and two drive-through restaurants. The remaining undeveloped properties consist of two lots east of the bank fronting onto Naaman Forest Boulevard, and a property at the south side of the site which is designated for a library on the approved Concept Plan.
The applicant is proposing a Car Wash, Automated/Rollover and Minor Automobile Repair on a parcel with frontage on Naaman Forest Boulevard abutting the bank property. |
SITE DATA |
The proposed Detail Plan portion of the site is approximately 1.8 acres with 325 feet of frontage along Naaman Forest Boulevard. |
USE OF PROPERTY UNDER CURRENT ZONING |
The subject property is zoned Planned Development (PD) District 12-56 which allows Community Retail (CR) District uses. The CR District is intended to accommodate a variety of retail, service, and business establishments that may or may not be designed in a shopping center configuration. The district may be used as a transition district between lower intensity retail or office uses and more intense uses. A CR District is generally appropriate along major transportation corridors but is generally not appropriate in proximity to low density residential districts without significant buffering and screening features. An example of allowed use in a CR District is a retail shopping area that may be large in scale with very limited or no outside storage. Traffic generated by uses in a CR District must be focused onto the major thoroughfare network. Development in a CR District may not be designed in a manner that increases traffic through residential areas.
The applicant intends to develop the vacant lot for Car Wash, Automated/Rollover and Automobile Repair, Minor Uses. Automobile Repair, Minor Use and Car Wash, Automated/Rollover are not allowed in PD 12-56. The GDC allows Automobile Repair, Minor in the Community Retail (CR) District, while Car Wash, Automated/Rollover requires a Specific Use Provision (SUP). The request is for an amendment to Planned Development (PD) District 12-56, a Specific Use Provision for the Car Wash use, and a Detail Plan for proposed development. |
CONSIDERATIONS |
- The applicant proposes the development of one building consisting of 9,146 square-feet for a Car Wash, Automated/Rollover and an Automobile Repair, Minor Use. The business would operate Monday through Sunday from 8:00 a.m. to 8:00 p.m.
- Forty-three (43) parking spaces are required per the GDC. The applicant requests a deviation to provide thirty-one (31) parking spaces, which includes the removal of the 1,472 square-foot equipment room from the Car Wash gross floor area. A parking study was provided by Kimley-Horn & Associates, Inc., which displays that based on effective building square footage and the proposed operations, thirty-one (31) parking spaces are sufficient for the development.
- The refuse enclosure is located along the western portion the property, which has minimal visibility from the right of way. The refuse enclosure is not located entirely behind the building as per the GDC; however, the site context limits placement of the refuse as the site is proximate to the adjacent lots within the larger commercial development. Additionally, the refuse container is placed in a logical manner for refuse services in a corridor where other refuse containers would be serviced on nearby properties.
- The proposal meets the setback requirements of the Garland Development Code (GDC). The Community Retail (CR) District requires a front setback of thirty (30) feet. However, PD 12-56 shows a 60-foot front building setback along Naaman Forest Boulevard. While the main Car Wash and Auto Repair building conform to this 60-foot setback, the proposed canopies for the vacuums and vacuum equipment enclosures would be placed a minimum of 30 feet from the Naaman Forest Boulevard right-of-way. A deviation from PD 12-56 is required to allow the proposed structures with a 30-foot building setback.
- The auto repair bay doors do not directly face Naaman Forest Boulevard, though they may be visible from the west of the property. The proposed development is on a curved street, from which any placement of drive-through repair and drive-through car wash bays would have some visibility. The GDC supports exceptions for drive-through bays placed on corner lots and through lots. The proposed bays are positioned on the site in a manner that minimizes the visibility of the bays from the street. Additionally, other activity areas including existing and proposed landscaping, vacuum canopies, parking, and drive aisles are located between the bays and the street further minimizing the visibility of the bays.
- The GDC Section 2.52, Special Standards Minor Automobile Repair uses further limit potential negative impacts from such uses. The applicant has agreed to additional conditions that would enhance compliance with the following standards: to prohibit overnight storage of vehicles waiting repair, and not to keep a wrecker on the site.
- The car wash mechanical design includes noise-reducing equipment. The application specifies a turbine vacuum producer, exhaust silencer, with the wash tunnel equipment that is contained within the footprint of the building envelope. Therefore, the noise generated due to the car wash activity will be minimized. There are no abutting or nearby residential dwellings that might be impacted by adverse noise.
- The design of the building complies with the applicable building design regulations of GDC.
- The proposed landscaping plan (Exhibit D in Detail Plan agenda item) complies with the landscaping requirements of the GDC.
- Signage will be subject to the regulations set forth in Planned Development (PD) District 12-56 and the Garland Development Code.
- The applicant is requesting approval of the Specific Use Provision for a period of thirty (30) years.
|
COMPREHENSIVE PLAN |
The Future Land Use Map of the Envision Garland Plan recommends Community Center for the subject property. Community Centers are areas with compact development, primarily non-residential, serving a collection of neighborhoods. This type of development consists of a mix of uses, including retail, services, office use, multi-family residential, and entertainment.
Community Centers may be developed at the intersections of major arterial streets and along major arterials, highways, and turnpike corridors. This type of area is served by numerous roads and transit routes, providing a variety of connections to adjacent residential neighborhoods, retail centers, and employment centers. |
COMPATIBILITY OF REQUEST WITH SURROUNDING ZONING AND LAND USES |
The surrounding properties are primarily developed with Planned Development Districts based in the Community Retail (CR) District. The site to the north is zoned Planned Development (PD) 01-16 District for Commercial Retail and developed with a Sam’s Club. The property to the south is zoned Planned Development (PD) 12-56 for Community Retail and developed with an Academy Sports+Outdoors. The property to the west is zoned Planned Development (PD) 05-63 District for Community Retail and developed with a Comerica Bank. The property to the east is zoned Planned Development (PD) District 12-56 for Community Retail and is currently undeveloped. |
|