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i Conditional Use Permit & Design Review Narrative for Super Star Car Wash S of the SWC of Olive Ave & 51st Ave by: Super Star Car Wash Case No.: ___________ Submitted: July 10, 2023 City of Glendale Received July 12, 2023 CUP23-19 i DEVELOPMENT TEAM Developer: Denali Midco 2, LLC 1830 N. 95th Avenue, Suite 106 Phoenix, Arizona 85037 Architect: AO Architects 144 N. Orange Street Orange Street Orange, CA 92866 Phone: (714) 639-9860 Engineer: Bowman Consulting 1600 N. Desert Drive Ste 210 Tempe, Arizona 85281 Traffic Engineer: Y2k Engineering 1921 S Alma School Rd Ste 204 Mesa, Arizona 85024 Zoning: Burch & Cracchiolo, P.A. Attn: Brian Greathouse/Madison Leake 1850 N. Central Ave., Suite 1700 Phoenix, Arizona 85004 Phone: (602) 234-9903 1 Super Star Car Wash I. INTRODUCTION AND OVERVIEW Super Star Car Wash (“Super Star”) seeks to develop this approximately 1.16-acre site (the “Site”) as an express car wash. The Site is proposed to contain an approximately 4,620 square foot wash building with a state-of-the-art and high-efficiency full-service express conveyor car wash tunnel system, 3 point-of-sale express pay stations, and 27 self-served vacuum stations. The site plan includes ample landscaping and setbacks, including a 25-foot building setback along 51st Avenue. This location is anticipated to be open from 7 a.m. to 7 p.m. and have approximately three employees on Site at any one time. This proposed use is compatible with the commercial character of the area and will make good use of an underutilized site. II. SITE, SURROUNDING AREA, AND EXISTING ZONING The Site is zoned General Commercial (C-2) and designated Planned Commercial (PC) on the General Plan. The intent of the C-2 Zoning District is to “accommodate either integrated or freestanding commercial uses and services. Uses serve both neighborhood scale as well as community level needs.” This proposal fits that intent by providing a commercial use that will serve the community’s needs in an appropriate location. Currently, a portion of the Site is being utilized as a parking lot and the remainder of the Site is undeveloped. To the north of the Site is a commercial center including a CVS, zoned C-2. Surrounding the Site on the south and west is a Walmart and associated parking lot zoned C-2. To the east (across 51st Avenue) there is a condominium community zoned R-4. This proposed car wash is appropriate for the area and existing designations. III. CONDITIONAL USE PERMIT REQUEST On behalf of Super Star, we request a Conditional Use Permit for a Convenience Use. Per Section 5.754(J) of the Zoning Ordinance, a Conditional Use Permit is required for Convenience Uses. 2.300 defines a Convenience Use, in part, as “Car washes (self-services and/or automated).” A. CONFORMANCE WITH THE GENERAL PLAN The proposed Super Star location and these requests are supported by the General Plan. The Site is designated Planned Commercial on the General Plan. The Planned Commercial designation has the intent to “minimize development and land use conflicts, maintain appropriate transportation access and parking, ensure development where adequate municipal services are present, and provide community connectivity and convenience.” This proposed development, located in an appropriate commercial area will add a necessary service in a convenient location. Further, below is a summary of conformance to the City’s General Plan Land Use Goals and Policies: Policy GA‐1.3 “The City shall assign higher priorities to projects that foster City employment and revenue objectives.” Policy ED‐1.1 “The City should attract and retain a variety of industries that will provide employment opportunities for residents with a wide range of skill and educational levels.” The proposed location will be the 3rd Super Star in Glendale. The new Super Star represents a significant investment in the City and will increase sales tax revenue. Further, Super Star is an 2 economically stable corporation that provides valuable employment opportunities for community residents. Policy CRR‐3.2 “The City shall promote reuse and intensification of industrial and / or vacant commercial properties.” The Site is currently vacant and underutilized. This Super Star Car Wash makes good sense on this Site and will be a valuable asset to the area. B. MEETS AND EXCEEDS OBJECTIVE CRITERIA FOR USE PERMIT APPROVALS This proposed Super Star meets and exceeds the required findings for a Conditional Use Permit under the City’s Zoning Ordinance. 1. That the proposed use is consistent with the policies, objectives, and land use map of the Glendale General Plan and the purpose of the zone district in which the site is located; As stated, the Site is zoned General Commercial and designated Planned Commercial on the General Plan. Both designations support this commercial use. Further, as described above, this proposed development is consistent with the goals and policies of the General Plan. 2. That the proposed use will not be materially detrimental to the health, safety or general welfare of persons residing or working within the neighborhood of the proposed use, or have an adverse effect on the property, adjacent properties, the surrounding neighborhood or the city when consideration is given to the character and size of the use and hours of operation; The use is compatible with and will be an asset to the surrounding commercial and residential uses. The hours of operation (7am-7pm) are more limited than the neighboring Walmart and CVS Pharmacy. Regarding noise, several considerations have been made as to not negatively impact the residential uses to the east. For example, the wash tunnel has been oriented north/south, so that neither the entry nor exit point faces the residential uses. Additionally, all noise-producing equipment will be located within an enclosed building. Per the noise study conducted by MD Acoustics, the proposed car wash will increase existing ambient noise levels by 0 to 3 decibels. A 3-decibel change in noise level is classified as “just perceptible.” 3 Further, the nearest home is 125+ feet away (across 51st Avenue) and separated from the wash tunnel by 51st Avenue, a landscape area in the right-of-way, and a 25-foot building setback. Regarding traffic, this proposed development will not generate a significant number of trips. The proposed Super Star is anticipated to generate a total of 100 weekday PM peak hour trips (entering and exiting) and 150 Saturday Peak hour trips (entering and exiting). Most trips to car washes are “pass by” in nature, meaning that they are trips already in place on the surrounding roadway network that will convert from a through movement to a turning movement into and out of the Site. Therefore, the trips generated by this proposed use are not anticipated to equate to the total net trips added to the roadway as a result of the proposed development. Regarding water use, Super Star Car Wash is the leading car wash company in energy and water conservation. Super Star prides itself on using all LED lighting and the highest energy-efficient equipment available to the market. Super Star is also able to reuse 100% of its Reverse Osmosis Reject (ROR) water and 80% of its sewer discharge water. The International Car Wash Association defines an efficient car wash as using 40 – 50 gallons of domestic water per vehicle in comparison to an at-home car wash that uses an estimated 120 – 150 gallons per vehicle. Super Star can get to as low as 15 gallons of water per vehicle making it one of the most efficient car wash operators in the industry. This Super Star will be a quality development and not detrimental to persons residing in the area or have an adverse effect on the area. Rather, the proposed development will benefit the area by making good use of an underutilized site and providing services and jobs to the area. 3. That the proposed site is adequate in size and shape to accommodate the intended use and that all requirements for the zone district, including but not limited to: setbacks, walls, landscaping and buffer yards are met; The vacant and underutilized Site is more than adequate in size and shape to accommodate the proposed use, as well as ample setbacks and landscaping, as demonstrated on the Site Plan. There is safe on-site circulation demonstrated on the Site Plan and the plan meets and exceeds all required development standards. 4. That the proposed site has adequate access to public streets and highways to carry the type and quantity of traffic which may be generated by the subject use, and that on-site circulation is adequate to permit driveways, parking, and loading requirements in a manner which is safe and efficient. 4 As further described above, this proposed use will not generate a significant amount of trips. Further, the Site has convenient and safe access as well as on-site circulation. Super Star customers will have convenient access to enter and exit the site on 51st Avenue. Additionally, a traffic impact statement has been conducted and included with this submittal in order to ensure a proper transportation plan. 5. That adequate conditions or stipulations have been incorporated into the approval of the conditional use permit to ensure that any anticipated detrimental effects can be mitigated. This proposed Super Star will not create adverse impacts. On the contrary, this proposed car wash will be a quality development that will be an asset to the area. We will work with City Staff to ensure any adequate conditions are incorporated into the approval of this CUP. IV. DESIGN REVIEW REQUEST In accordance with section 3.600 of the Zoning Ordinance, we request Design Review approval. This high-quality proposed development has been carefully planned and is fitting with the surrounding area. This proposal meets the below purposes of Section 3.600: providing development consistent with the City’s Goal’s of high quality; ensur[ing] that development is compatible with the surrounding area; ensur[ing] that on-site and off-site circulation is safe for both motorists and pedestrians and ensur[ing[ that all necessary public utilities and services and provided in an efficient and aesthetic manner. Elevations have been designed to create visual interest while being in harmony with the area. A variety of neutral colors have been used with the addition of a “cardinal red” color to create contrast. A variety of building heights, articulations, and details such as stone veneer and metal canopies have been utilized to break up building massing. The landscape theme incorporates various types of desert-themed trees, shrubs, and groundcovers to provide shade, screening, and enhance the look of the Site. V. CONCLUSION Approval of this CUP and DR request for Super Star Car Wash will allow for the development of a necessary service in an appropriate area. This proposal is supported both by the commercial zoning and the General Plan designation and goals and policies. Super Star Car Wash makes good land use sense on this Site, is compatible with the area, and will be aesthetically designed and landscaped. We request your approval. Super Star Car Wash