Planning Commission Staff Report

PLANNING COMMISSION REPORT
CASE:
ZON25-08 CLEAN FREAK CIRCLE K LOCATED SOUTHWEST CORNER
OF 107TH AND NORTHERN AVENUES
CASE #:
ZON25-08
MEETING DATE:
01/22/2026
FROM:
Joseline Castaneda, Planner, Planning, JCastaneda@glendaleaz.com,
623-930-2823
SUBJECT
ZON25-08, a request by Brennan Ray, on behalf of Ray Law Firm, representing Circle K Stores, Inc.,
to amend the North 107 PAD (Planned Area Development) zoning to allow a stand-alone car wash
use with ancillary vacuums. The site is located at the southwest corner of 107th Avenue and Northern
Avenue and is in the Yucca District.
Presented By: Joseline Castaneda, Planner
REQUEST
Planning Commission recommendation to amend the rezone classification for Clean Freak Car Wash
Circle K (ZON25-08).
APPLICANT/OWNER
Brennan Ray (602) 558-9934 / Circle K Stores, Inc.
REQUIRED ACTION
The Planning Commission must conduct a public hearing and determine if this request is in the best
long-term interest of the neighborhood and consistent with the General Plan.
 
SUMMARY
The overall 10-acre mixed-used development in the Northern 107th PAD consists of three parcels:
Parcel A (142-75-623), Parcel B (142-75-621), and Parcel C (142-75-622). The subject property is a
one acre vacant parcel (Parcel B) and the proposed is a 4,543-square-foot standalone car wash with
ancillary vacuums.
BACKGROUND INFORMATION
General Plan Designation:
The property is designated as General Commercial (GC).
Property Location and Size:
The approximately one-acre property is located at the southwest corner of 107th Avenue and
Northern Avenue and is in the Yucca District.
History:
The property was annexed on June 9, 2020 (AN-206). On June 9, 2020, City Council approved a
minor general plan amendment (GPA19-08) to change the land use designation form MDR 5-
(Medium Density Residential- 3.5 -5.0 du/ac) to HDR 20 (High Density Residential 12.0 – 20.0 du/ac)
and GC (General Commercial) and rezone (ZON19-18) to change the zoning from C-S (Planned
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Shopping Center) to PAD (Planned Area Development) to allow mix use development. This PAD is
identified as the Northern 107 PAD.   
Project Details:
Parcel A and B permits commercial uses and Parcel C permits residential uses.
The Northern 107 PAD allows a car wash as an accessory use in the commercial parcels.
The proposed PAD amendment is to permit a car wash as a principal use in Parcel B.
Clean Freak powered by Circle K is the proposed car wash development.
The proposed car wash building is 4,543 square feet with self-service vacuums.
There are multiple access points to the site: one direct access to the north from Northern Ave
and two access points to the east along 107th Avenue through shared access with Parcel A.  
No other modifications to development standards or other requirements are proposed.
CITIZEN PARTICIPATION TO DATE:
Applicant’s Citizen Participation Process:
On October 20, 2025, the applicant mailed notification letters to adjacent property owners and
interested parties. A neighborhood meeting was held in person on November 3, 2025, at 6:00 p.m.
Nine citizens attended the meeting, expressing concerns related to traffic and noise from the car
wash. During the notification period, two calls were received with process-related questions and
expressions of opposition. Four emails were received with questions about the letter and opposition
to the use from a neighboring residential community. The applicant’s Citizen Participation Final
Report is attached.
Planning Commission Public Hearing:
A Notice of Public Hearing was published in The Arizona Republic on January 1, 2026. Notification
postcards for the public hearing were mailed to adjacent property owners and interested parties on
December 26, 2025. The property was posted on January 2, 2026.
STAFF FINDINGS AND ANALYSIS
PAD Purpose:
The Unified Development Code requires the following the purpose of this district is to encourage new
and imaginative concepts in urban design and land development to promote and improve the health,
safety, and general welfare of the residents of the city and to create distinct developments with
unique urban design, single or mixed uses, and/or substantial additional benefit to the City that would
not otherwise be required by this Code.
Section 35.2.901(A) of the Unified Development Code states that the purpose of the PAD
(Planned Area Development) district is to:
1. Encourage creative and effective use of land and circulation systems to accommodate changes
in land development technologies.
Staff Analysis:
 
The PAD applied creative land use and circulation systems, with master planned street access,
internal circulation, and design guidelines to accommodate the proposed development and
mitigate impacts. The site has right-in-right-out only access along both 107th Avenue and
Northern Avenue as traffic-calming devices, and all are shared access points. The circulation
system shared between parcels is already in place, providing ease of access for pedestrians
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and vehicles between each property. Design requirements have been established to mitigate
any noise or visual impacts to the residential component of the PAD.
2. Encourage residential development to provide a mixture of housing types and designs.
Staff Analysis:
 
This PAD amendment affects the commercial uses for Parcel B to permit an additional principal
use.
3. Encourage innovative development or redevelopment concepts for all land use types to provide
a greater variety and intensity of uses.
Staff Analysis:
 
The proposed amendment will permit a principal use that is already allowed as an accessory
use providing a larger scale development with additional services. The accessory car wash at
the Circle K convenience store has been removed as part of the development concept.
4. Provide a process which relates the urban design and scale of the project to the unique
characteristics of the site.
Staff Analysis:
 
The existing Northern 107 PAD provides a process that details the development requirements
for all parcels within this development, which also includes the different commercial uses
allowed onsite. The proposed use would apply all design requirements related to buffering
between this commercial use and the abutting residential parcel to the west and south.
4. 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.
Staff Analysis:
The existing site is planned with adequate utilities and access to minimize impacts
to surrounding development. As the required buffering to the future multifamily will be met, the
impact on the existing residential abutting the overall development will be minimal. The abutting
parcel intended for future multifamily development will create an additional buffer with
residential buildings and landscaping, lowing the future impact.
4. Encourage development that is consistent with the policies and the guidelines established in,
any specific plan and the General Plan.
Staff Analysis:
The proposal is consistent with the following General Plan goals and policies:
Goal LU-1: Development is guided by sound growth management.
Policy LU-1.1: The City shall ensure that sufficient infrastructure is in place for desired land
uses.
The site is adequate for the proposed use, as it is a master-planned site with the necessary
infrastructure. No modifications to existing access points, walkways, or landscaping were
required to accommodate the proposed on-site use. The new use will contribute to the growth
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of commercial businesses in the area, as the site is near residential and industrial properties.
 
Goal LU-3: Land use ties into existing and future transportation systems.
Policy LU-3.5: The City shall require new development to provide adequate connectivity to
existing transportation networks.
All access points to this parcel exist and have been designed to be shared among all
developments. The new development would increase accessibility throughout the site, as
intended by the Northern 107 PAD.
RECOMMENDATION
Should the Planning Commission recommend approval of ZON25-08, it should be subject to the
stipulation in the staff report.
PROPOSED MOTION
Move to recommend approval of ZON25-08, subject to the following stipulation:
Development shall be in conformance with the (Circle K – Clean Freak Car Wash) PAD
Narrative, dated December 11, 2025.
Attachments
Project Narrative
Citizen Participation Final Report without labels
Prop 207
General Plan Map
Vicinity Zoning Map
Aerial Map
PowerPoint Presentation
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