Planning Commission Staff Report

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&S PLANNING COMMISSION REPORT

Glendale
CASE: Take 5 Car Wash
CASE #: ZON21-17

MEETING DATE: 02/24/2022

Christina Lavelle, Planner, Planning,

FROM: CLavelle@glendaleaz.com, 623-930-2553

SUBJECT

TAKE 5 CAR WASH PAD AMENDMENT ZON21-17 -A request by Jesse Macias on
behalf of M3 Design LLC, representing Driven Brands / Matthew Gilbert to amend an
existing PAD (Planned Area Development, case # ZON19-11) to include a car wash as
a permitted use on 11.3 acres. The site is located at the northwest corner of 83rd
Avenue and Camelback Road and is in the Yucca District. Staff Contact: Christina
LaVelle, Planner, 623-930-2553.

REQUEST

Amend the existing PAD (Planned Area Development) to allow a commercial car wash
with associated equipment as permitted land use.

APPLICANT/OWNER
Jesse Macias/ Matthew Gilbert, Driven Brands

REQUIRED ACTION

The Planning Commission must conduct a public hearing and determine if this zoning
request is in the best long-term interest of the neighborhood and consistent with the
General Plan.

SUMMARY

The applicant is proposing to amend the existing PAD (ZON19-11) to add one carwash
as a permitted use. The applicant proposes a 4,775 square foot carwash that will be
oriented toward and take access off Camelback Road. The proposed use will not
require new curb cuts or modifications to the infrastructure, no additional land uses are
proposed with the PAD amendment.

BACKGROUND INFORMATION

General Plan Designation:
The property is designated as GC (General Commercial).

Zoning Designation:
The property is currently zoned as PAD

Property Location and Size:

The property is located west of the northwest corner of Camelback Road and 83'd
Avenue and is approximately 11.3 acres in size. (The carwash project site is an
approximately 1.51 acre parcel.)

Project History:

The property was annexed into the City limits on December 27, 1983. The site was
part of a property that was rezoned on April 25, 2000, in which fifteen (15) acres of land
was rezoned from A-1 (Agricultural) and SR-17(Suburban Residential) to SC (Shopping
Center) to construct a commercial retail center.

On October 8, 2019, City Council approved the rezoning of 11.3 acres of this site from
SC to PAD (ZON19-11) and amended the General Plan (GPA19-05) from PC (Planned
Commercial) to GC (General Commercial).

Adjacent Zoning and Land Uses
e North: SR17- (Single Residence)
e South: C-1 (City of Phoenix), Walgreens, Auto-Zone, Ace Hardware (Developed
e East: GC (General Office), Dignity Health Emergency Care Facility (Developed
e West: R1-8 (Single Residence)

Project Details:

The applicant is proposing to amend the Permitted Use Table in the approved 83'4 and
Camelback Retail PAD. The City Council approved the 83'¢ and Camelback Retail
PAD (ZON19-11) to allow a mixed-use development. The approved PAD provided for
permitted uses, permitted uses subject to conditions, temporary uses, and accessory
uses, that are customary in the C-1 (Neighborhood Commercial) and C-2 (General
Commercial) zoning districts. Uses subject to Conditional Use permits were not
included within the approved PAD.

The 83" and Camelback Retail PAD is silent on the use of a carwash. The applicant is
proposing to amend the PAD to allow for one (1) carwash in total.

As a result of the PAD amendment, the applicant proposes to develop a 4,775 square
foot automatic carwash, with two bay doors on a 1.51-acre parcel, which is part of the
11.3-acre Camelback Retail PAD. The building will be oriented so that the bay doors
will not be visible from Camelback Road. The carwash bays and associated carwash
vacuums are oriented away from adjacent businesses as to reduce any impacts from
noise, dust, or other associated nuisances. The proposal takes access off Camelback
Road by way of a driveway. Two points of access are provided internal to the site.
Ingress to the carwash drive aisle is provided by a one-way drive aisle at the north-west
corner of the site. A two-way drive aisle is provided in the mid-western portion of the lot
for access to parking and vacuums and as an exit from the carwash.

The color pallet of the building has been chosen to compliment the existing document
and surrounding neighborhood. The building elevations consist of neutral, desert
colors. The materials used in construction are smooth masonry block and metal
accents of browns, reds, and blues. All development standards of the PAD will be
adhered to, which include, but is not limited to building height, building setbacks, lot
coverage, floor area ratio, landscaping setbacks, and landscaping percentage
requirements.

PUBLIC NOTIFICATION:

Applicant’s Citizen Participation Process:

On July 12, 2021, the applicant mailed notification letters to adjacent property owners
and interested parties. The applicant and planning received comments from Council
Member Clark and several neighbors regarding the amendment request. The concerns
were regarding noise, traffic, the auto repair (oil change) component, and the overall
use of a carwash. A neighborhood meeting was held on July 28, 2021, at the Comfort
Suite Hotel. The only attendees were the applicant, staff, and Council Member Clark of
the Yucca District. Council Member Clark expressed concern and requested the
removal of the auto repair component, fully internalizing site circulation, modifying the
colors of the elevations, and shifting the orientation of the building so that the carwash
bays would not be the main feature seen off Camelback Road. The applicant
responded by revising the application to address the Council Member and citizen
concerns. A second neighborhood meeting was held on January 5, 2022, to provide
the revised application and to receive additional comment on the application. Council
Member Clark was the only citizen that attended the virtual meeting and was supportive
of the revisions. The Citizen Participation Final Report is attached.

Planning Commission Public Hearing:

A Notice of Public Hearing was published in The Arizona Republic on February 2,
2022. Notification postcards of the public hearing were mailed to adjacent property
owners and interested parties on February 4, 2022. The property was posted on
February 5, 2022.

STAFF FINDINGS AND ANALYSIS

Required Findings of Planning Commission:

Section 5.913 of the Zoning Ordinance requires the following finding to be met prior to
approval of a PAD (Planned Area Development) district:

The Planning Commission shall find that the PAD application is consistent with the
purpose of the district. The Commission evaluation shall include land use mixture, land
use categories, land use intensities, and the proposed development standards.

Purpose:
Section 5.901 of the Zoning Ordinance states that the purpose of the PAD (Planned
Area Development) district is to:

A. Encourage creative and effective use of land and circulation systems to
accommodate changes in land development technologies.

B. Encourage residential development to provide a mixture of housing types and
designs.

C. Encourage innovative development or redevelopment concepts for all land use
types to provide a greater variety and intensity of uses.

D. Provide a process which relates the urban design and scale of project to the
unique characteristics of the site.

E. Require the nature and intensity of development to be supported by adequate
utilities, transportation, drainage, and common open spaces to serve the
development and to minimize impact on existing or future adjacent development.

F. Encourage development that is consistent with the policies and the guidelines

established in any specific plan and the General Plan.

Staff Findings:

e The proposed PAD amendment meets the objective of encouraging effective land
use and circulation systems that is required of Section 5.900 of the City of
Glendale Zoning Ordinance. The amendment, with the proposed carwash,
provides circulation within the site that is cohesive and complimentary to the
overall PAD and development. The carwash utilizes the existing driveway off
Camelback Road and internalizes its circulation (ingress /egress) on site and
reduces the impact of additional traffic on Camelback Road and adjacent
properties and uses. In addition, the use is located away from and is buffered
from adjacent properties by lower intensity land uses.

e The amendment to the existing PAD provides for a greater variety and intensity of
uses. The addition of a carwash expands types of uses and provides diversity in
commercial uses that are encouraged in Sec. 5.900, for PAD requirements, of
the City of Glendale Zoning Ordinance.

e The urban design and scale of project are complimentary and cohesive to the
unique characteristics of the site. The architectural design is complementary to
the newly developed and proposed buildings on site. The use of colors and
materials, as well as the scale of the building, is consistent with previously
approved PAD ZON19-11. The proposed design of the carwash with a sleek
urban design of smooth masonry block with metal accents is cohesive
and compliments the overall development.

e Utilities, drainage, transportation, and open space requirements were reviewed
and assessed by the City of Glendale Departments. The development was
approved for infrastructure improvements at the time of the original PAD
approval. The original PAD anticipated a variety of commercial uses and
approved access drives, sidewalks, and landscape buffers with the diversity of
uses in mind. A project site specific preliminary drainage report with plans was
provided by the applicant. The City of Glendale Land Division reviewed the
documents and found that the site has adequate drainage and connections to
sewer and water for the proposed use. In addition, the site-specific Traffic Impact
Assessment (TIA) and Executive TIA for the proposed development, was
evaluated, and approved by the City of Glendale Transportation Division on
January 12, 2022.

e If the amendment is made to the official Zoning Map, the proposed change will
include any conditions necessary to mitigate any adverse impacts on the
businesses, persons, or properties adjacent to the requested amendment. An
acoustic study was provided to demonstrate that the new use will not have a
detrimental effect on adjacent properties from noise impacts. In addition,
appropriate stipulations have been provided to mitigate any adverse impacts.

e The amendment is consistent with the policies and objectives of the Glendale
General Plan Envision Glendale 2040. The site has a General Plan Designation
of General Commercial (GC). The intent of GC designation is to provide
development types on a single site, which through sensitive and creative building
design, orientation of buildings, access, lighting, signs, parking, landscaping and
adherence to neighborhood scale, is compatible with adjacent
neighborhoods. The proposed PAD is consistent with the previously approved
PAD and takes into consideration the overall development with building
orientations, access, lighting, parking needs, and landscaping.

RECOMMENDATION

Should the Planning Commission recommend approval of ZON21-17, it should be
subject to the stipulations in the staff report.

PROPOSED MOTION

The Planning Commission should recommend approval of request ZON21-17 subject
to the following stipulations:

1. Development shall be in substantial conformance with the development plan
outlined in the PAD Booklet entitled Camelback Retail dated January 12, 2022.

2. Development shall be in substantial conformance with the applicant’s narrative
date stamped January 12, 2022.

3. Development shall be in substantial conformance with the applicant’s site plan
and architectural documents dated January 12, 2022.

4. At design review, all site plans will be revised to include City of Glendale, Detail
G934, and revised to show trash enclosure has 54 feet of unobstructed backing.

Attachments
Amended PAD (ZON19-11, GPA 19-05)
Narrative
Site Plan

TIA Executive Summary
Noise Decibel Report
CPP Final Report
Zoning Vicinity Map
Aerial Map
Presentation