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ITEM #: 20.
DATE: 08/25/2025
AI #:2814

CITY COUNCIL ACTION REPORT

SUBJECT:

USE PERMIT FOR CONVENIENCE USE CAR WASH ON APPROXIMATELY 1.26 ACRES

STAFF PRESENTER(S):

Kyle Abbott, Senior Planner

OTHER PRESENTER(S):

Madison Leake, Burch & Cracchiolo, P.A.

SUMMARY

This is a public hearing to request a Use Permit on approximately 1.26 acres located east of the southeast corner of N. 166th Avenue and W. Indian School Road to allow for a Convenience Use Car Wash on a property zoned Planned Area Development (PAD) with an underlying zoning of C-2 (General Commercial).

STRATEGIC PLAN ALIGNMENT

RECOMMENDATION

Approve the Use Permit request for a Convenience Use Car Wash proposed on an approximately 1.26-acre property zoned Planned Area Development (PAD) with an underlying zoning of C-2 General Commercial for parcel 501-02-954 generally located south of W. Indian School Road and east of 166th Avenue within PV 303 East II Phase 1 (the “Property”) subject to stipulations. (Kyle Abbott, Senior Planner)

STIPULATIONS

The stipulations below represent the most significant provisions:

Failure of the owner/operator to comply with these noise levels and stipulations, within a reasonable time period shall result in termination of this Use Permit.
The Property is located within Lighting Zone 2 - Medium ambient light areas – Urban residential areas mixed with light commercial.

The complete list of stipulations is contained within the Conditions of Approval (Attachment G).

FISCAL IMPACT

Although a fiscal impact analysis has not been conducted on this specific project, all new development will have an ongoing fiscal impact on the city. The development is responsible for construction of all infrastructure necessary to serve the site and will generate one-time revenue for the city through payment of permits, construction sales tax, and development impact fees. Longer term fiscal impacts include increased demands for municipal services, the costs of which may or may not be offset by increased property values/tax levies, city sales tax, state shared revenues and the increased demand for commercial and retail development. Any areas that will be maintained by the City are constructed by the developer and then conveyed to the City two years after construction.

BACKGROUND AND PREVIOUS ACTIONS

On August 13, 2025, the Planning and Zoning (P&Z) Commission held a public hearing for this Convenience Use Car Wash Use Permit request. After the staff presentation, one resident was in support but did not wish to speak at the public hearing. At the conclusion of the public hearing, the P&Z Commission voted 6-0 to recommend approval, subject to the proposed stipulations which are reflected in Conditions of Approval (Attachment G).

A public hearing notice for the Council Meeting was published in the Arizona Republic West Valley Edition on July 25, 2025, at least 15 days prior to the meeting. Additionally, on July 22, 2025, postcards were mailed to 20 adjoining owners, located within five hundred (500) feet of the Property, and on July 15, 2025, signs were posted/updated on the site.

Additional details regarding the previous actions are provided in the P&Z Commission Staff Report (Attachment I).

STAFF ANALYSIS

Details related to this Use Permit request, including an aerial exhibit, site plans, elevations, noise impact study, and applicant narrative are included as attachments to this report (Attachments A through F).

The Convenience Use Car Wash Use Permit meets the City's evaluation criteria for use permits (Attachment H).

Staff recommends that Council approve the Convenience Use Car Wash Use Permit, consistent with the P&Z Commission's approval recommendation.