TO: PLANNING AND ZONING COMMISSION THROUGH: CHRIS ...

Requesting Department: Development Services

TO: PLANNING AND ZONING COMMISSION THROUGH: CHRIS ANARADIAN, DEVELOPMENT SERVICES DIRECTOR,

BRETT BURNINGHAM, PRINCIPAL PLANNER FROM: SIDNEY URIAS, PLANNER RE: PUBLIC HEARING AND POSSIBLE APPROVAL OF SP14-044 AND

CU14-003, “GANTZEL EXPRESS CAR WASH”, A REQUEST FROM JOHN REDDELL (REDDELL ARCHITECTS) FOR A CONDITIONAL USE PERMIT (IN-VEHICLE SERVICE FACILITY) AND SITE PLAN, LANDSCAPE PLAN, AND BUILDING ELEVATIONS APPROVAL. THIS PROJECT IS LOCATED ON THE SOUTHWEST CORNER OF OCOTILLO ROAD AND ELLSWORTH LOOP ROAD.

DATE: MAY 14, 2014

STAFF RECOMMENDATION Staff recommends approval of SP14-044 and CU14-003, “Gantzel Express Car Wash,” subject to the Conditions of Approval outlined in this report.

PROPOSED MOTION Move to approve CU14-006 and SP14-005, “Gantzel Express Car Wash,” subject to the Conditions of Approval outlined in this report.

RELEVANT COUNCIL GOAL Continue to ensure progressive and financially viable economic development in the Town of Queen Creek.

SUMMARY Request for a Conditional Use Permit and Site Plan application for Gantzel Express Car Wash for an automated tunnel carwash facility located at 22038 South Ellsworth Loop Road.

SP14-044 and CU14-003 “Gantzel Express Car Wash” Planning and Zoning Commission Staff Report

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HISTORY No development history is available for the subject property.

DISCUSSION This is a request for approval of a Conditional Use Permit and Site Plan for Gantzel Express Car Wash, generally located at the southwest corner of Ellsworth Loop Road and Ocotillo Road (22038 South Ellsworth Road). The applicant is proposing a site plan to accommodate a 6,527 square foot automated tunnel car wash facility. This proposed facility will have access from Ellsworth Road and from Ocotillo Road. The facility is anticipated to be open Monday-Sunday from 7:00 am to 7:00 pm.

Gantzel Express Car Wash Project Information

Project Name Gantzel Express Car Wash Site Location Southwest corner of Ocotillo Road and Ellsworth Road. Current Zoning C-2 Proposed Zoning NA General Plan Designation Commercial Surrounding Zoning Designations:

North South East

West

Vacant Site (C-2) Vacant Site (R1-43) QuikTrip convenience store and fueling station

Roman Catholic Church of Diocese of Phoenix

Gross Acreage 1.74 Acres Parking Spaces Proposed 34 (18 Required) Open Space Acreage:

Provided Required

30% (22,912 S. F.) 15% (11,378 S. F.)

ANALYSIS Conditional Use Permit Review: Car Washes are considered “In-Vehicle Service Facilities” according to Article 6.10 of the Zoning Ordinance. All In-Vehicle Service Facilities are subject to a Conditional Use Permit review procedure. Conditional Uses are those land uses that may be desirable in a community, but may by their nature, require special site and design considerations in order to insure that they are compatible with adjacent uses and community standards. The Planning Commission and ultimately the Town Council are charged with determining whether or


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not a proposed location is suitable for such uses. The purpose of the Conditional Use Permit is to have an additional tool to maintain development standards. Conditional use review in the Zoning Ordinance sets forth the following approval criteria for evaluating a proposed conditional use (as outlined in Article 3.5 of the Zoning Ordinance):

1. The proposed Conditional Use shall be in compliance with all regulations of the applicable zoning district, the provisions of Article 5 of this Ordinance, and any applicable performance standards as set forth in Article 6 of this Ordinance.

Applicant Response: Our proposed conditional use will be in compliance with all the regulations of the applicable zoning district, the provisions of Article 5 of the Ordinance and any applicable performance standard as set forth in Article 6 of this Ordinance.

2. The proposed Conditional Use shall conform to the character of the

neighborhood, within the same zoning district, in which it is located. In making such a determination, consideration shall be given to the location, type and height of buildings or structures and the type and extent of landscaping and screening on the site.

Applicant Response: The proposed conditional use conforms to the character of the neighborhood. The location of the building on site along South Ellsworth Loop Road screening parking from the road way is typical of the developed pads to the north on Ellsworth Loop, the construction material will be that of stucco and stone veneer to keep a compatible elevation, the height is within the ordinance maximum height with a variation of heights as to provide a movement in the horizontal parapet height and we have incorporated the street theme of landscape along Ocotillo and South Ellsworth Loop matching the previous development to the north.

3. Adequate utilities, access roads, drainage, fire protection, and other

necessary facilities shall be provided.

Applicant Response: The existing site has utilities to the site, we are developing internal access thru the site looping access from Ocotillo to two points on South Ellsworth Loop and further developing the south access and providing a cross access to the property to the south and church to the west, an 8” water loop being develop from Ocotillo along the west property line to the south access road out to an existing water stub on South Ellsworth Loop with 2 fire hydrants located within the development along the water loop that will serve the carwash site and the future development to the north.


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4. Adequate measures shall be taken to provide ingress and egress so designed as to minimize traffic hazards and to minimize traffic congestion on the public roads.

Applicant Response: We are using the predetermined access points that were developed in the original street improvement plan and completing an internal circulation road around parking areas.

5. The proposed use shall not be noxious or offensive by reason of vibration,

noise, odor, dust, smoke or gas.

Applicant Response: The carwash was developed with the noise generated motors and other equipment all housed within the building structure as to eliminate any outside exposure to noise, vibration, odor, dust, smoke, or gas.

6. The proposed use shall not be injurious to the use and enjoyment of the

property in the immediate vicinity for the purposes already permitted nor substantially diminish or impair the property values within the neighborhood.

Applicant Response: The car wash is located in an area across from the QT gas station, vacant land to the south and greater portion of vacant land to the north, with church on the west. We located our building on the east portion of the site and developed landscape islands in between our structure and the church property with a 6’ masonry fence wall at the property line.

7. The establishment of the proposed use shall not impede the orderly

development and improvement of surrounding property for uses permitted within the zoning district.

Applicant Response: With our development, the completion of cross access and drive across the south and through the site will provide for the future development around us with no interference to the new development or the operation of this project for the permitted uses in this zoning.

8. The establishment, maintenance, or operation of the proposed use shall

not be detrimental to or endanger the public health, safety, morals, comfort, or general welfare.

Applicant Response: Our development will provide a great needed service to the Town of Queen Creek citizens and shall not be detrimental to or endanger public health, safety, morals, comfort, or general welfare.

9. The public interest and welfare supporting the proposed conditional use

shall be sufficient to outweigh the individual interests which are adversely affected by the establishment of the proposed use.


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Applicant Response: The service that is provided allows for a conservation of water per vehicle wash at this facility compared to the home carwash and controls the used water for reuse and eliminates the runoff of contaminants into the city streets and waterways. The use outweighs the individual interests that possibly could be adversely affected by the establishment of the proposed use.

The proposed car wash appears to meet the above-listed approval criteria for evaluating a proposed conditional use, as outlined in Article 3.5 of the Zoning Ordinance. General Plan Review: The project is located in the Commercial land use designation area in the General Plan. The proposed density is consistent with the General Plan for this area. Zoning Review: The zoning designation of the property is C-2 (General Commercial District). The applicant is proposing no change to zoning. Engineering Review: The project has been reviewed by the Engineering Division. Conditions of Approval have been added to address Engineering stipulations for this project. Site Plan Review: The Site plan provides adequate parking and appropriate points of ingress and egress. Patrons will be directed towards the car was tunnel through a three- lane pay kiosk. Once the car wash is completed patrons are able to access self-serve vacuuming stations throughout the parking lot. Building Elevation Review: The proposed building elevations are in compliance with the Zoning Ordinance and appear to be complimentary to existing surrounding development. Landscape / Open Space / Fence Plan Review: The overall landscaping and open space as proposed exceeds the standards set forth in the Zoning Ordinance.

PUBLIC COMMENTS A Neighborhood Meeting was held on April 16, 2014 at the Queen Creek Library. According to the applicant, no one attended the meeting. A subsequent meeting was also held with the Catholic Parish adjacent east of the proposed site. Staff has received a letter from the Parish noting their support of the adjacent use. Staff advertised the public hearing in the Arizona Republic, posted a large public hearing sign on the property and mailed property owner letters to all owners within 1,200 feet of the subject property.


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CONDITIONS OF APPROVAL

1. This project shall be developed in accordance with the plans attached to this

case and all the provisions of the Zoning Ordinance applicable to this case.

2. Construction assurance shall be required for all offsite public improvements in the form of a bond, irrevocable letter of credit, or cash. The construction assurance is based on an approved Engineers Cost Estimate and is required to be approved by the Town Attorney. Construction assurances shall be provided prior to issuance of any permits.

3. The developer shall submit an Engineers Cost Estimate for the offsite public

improvements. All Engineers Cost Estimates are required to be submitted to the Town during the construction document review phase of the project.

4. All construction documents submitted to the Town for review during the

construction document review phase shall be in accordance with Town Ordinances, Town checklists, Town design standards & guidelines, and requirements, except as superseded by these conditions of approval.

5. A detached meandering 6’ sidewalk within the Town’s Right-of-Way along Ellsworth Loop Road shall be designed and constructed with this project.

6. Landscaping within the Town’s Right-of-Way along Ellsworth Loop Road shall be designed and constructed with this project.

7. Developer must follow applicable code/ specifications for waste water discharging with regards to this type of project for the necessary equipment and pretreatment measures. Current project narrative calls out an interceptor prior to water reuse within wash system, all waste water must be run through an interceptor prior to discharge to the Town of Queen Creek sewer collection system as well. If this is accomplished utilizing the same interceptor, please call that out on the details as well as the location and routing.

8. The business operations shall be subject to Article 5.8 of the Zoning Ordinance as is it relates to “Standards for Noise” associated with any of the car wash equipment on the site.

9. The developer shall follow applicable code/specifications for waste water discharging with regards to this type of project for the necessary equipment and pretreatment measures.


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ATTACHMENTS

1. Aerial Plan Exhibit 2. Site Plan Exhibit 3. Landscape Plan Exhibit 4. Building Elevations Exhibit 5. Letter from the Catholic Parish

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