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Conditional Use Permit For Ezbachi 5110 W. Northern Avenue Case No. CUP24-05 Submitted on Behalf of: Ezbachi, LLC Submitted to: City of Glendale 5850 W. Glendale Ave. Glendale, AZ 85301 Prepared by: Iplan Consulting 3317 S. Higley Road, Suite 114-622 Gilbert, AZ 85297 Prepared: May 31, 2024 Revised: August 30, 2024 Failed BY DATE Conditionally Approved Approved Sydney Tirella 10/2/2024 City of Glendale Development Services Department Planning Division CUP24-05 Conditionally Approved Narrative Iplan Consulting |Planning and Entitlements Request This narrative accompanies requests for a Conditional Use Permit (CUP) to allow the use of an existing vehicular drive-thru on an existing commercial building located at 5110 W. Northern Avenue. The subject property has a current General Plan land use classification of PC (Planned Commercial) and a zoning designation of C-2. No change to either designation is proposed. The property APN is 148-13-001T. Site Aerial Project Site and Surrounding Properties The subject site is part of a commercial center that fronts onto Northern Avenue (to the south) and N. 51st Avenue (to the east) and therefore is surrounded by existing commercial uses to the north, east, south, and west. Surrounding Properties Direction GPA Classification Zoning Designation Existing Use Site PC C-2 Commercial/Retail North PC C-2 Commercial/Retail East PC C-2 Commercial/Retail South PC C-2 Commercial/Retail West PC C-2 Commercial/Retail Iplan Consulting |Planning and Entitlements Project Description The operator, Ezbachi, is a Japanese restaurant brand that recently purchased the subject site which features an existing 2,000 square foot building and intends to convert it into a dine-in and take-out restaurant with a vehicle drive-thru option, the latter requiring the Conditional Use Permit. The existing building already has the drive-thru window and porte-cochere from a previous restaurant use, making this building a good fit for the client. Operations: Ezbachi will operate in a typical manner with operational hours in the day and evening very similar to other restaurant uses and may offer extended hours for the drive-thru if the market warrants it. Access, Circulation, & Parking: The Commercial center has multiple access points to/from Northern and 51st Avenue which connect to shared 24-foot-wide drive aisles and a parking lot that will be utilized by Ezbachi and their customers. As mentioned, the drive-thru window and structure are already in place, thus no additional pavement work is needed. Circulation Plan Impacts: The consideration of a Conditional Use Permit includes assessing the potential impacts of the proposed use and we do not believe the proposed re-activation of the vehicular drive- thru will impact any adjacent property owner. Although the order kiosk will result in elevated levels of traffic, light, and noise, the location of the business is designed to Iplan Consulting |Planning and Entitlements accommodate these impacts. Proposed site improvements will bring the queuing lane in greater conformance with current code requirements for length and vehicle stacking, therefore improving onsite circulation from the existing layout. Traffic – The commercial center has been designed to accommodate moderate traffic volumes and both Northern and N. 51st avenues are arterial level roadways. Thus, the traffic impact due to the drive-thru use is minimal. Light – The order kiosk will be lit at night but has been positioned facing internal to the commercial center thereby mitigating any potential negative impacts to surrounding uses that may be bothered by the small increase in light. Noise – Similar to light impact, the location and orientation of the order kiosk facing internal to the commercial center mitigates any potential negative impacts to surrounding uses that may be bothered by an increase in noise. Conclusion Ezbachi is excited to be coming to Glendale and provide a new dining opportunity for the local residents. The re-use of both the building and drive-thru is a great result for our business model and we expect the City will benefit as well. Since the drive-through was in use in the past, we believe the location, orientation, and circulation are appropriate and can be supported again. For these reasons, we believe the CUP proposal warrants support, and we look forward to working with the City to make that happen.