| AGENDA ITEM #:21-300-00005 DATE: December 1, 2021 CAR #: CASE #: {Case#} |
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Planning & Zoning Commission ACTION REPORT
| SUBJECT: | USE PERMIT FOR A DRIVE-THROUGH RESTAURANT (EMR STARBUCKS) |
| STAFF PRESENTER(S): | Alex Lestinsky, Senior Planner |
OTHER PRESENTER(S):
Justin Gregonis, Upward Architects
SUMMARY:
A request for use permit for a convenience use (restaurant with drive-through) within the Mountain Ranch Marketplace commercial center located at the northwest corner of Estrella Parkway and Elliot Road.
RECOMMENDATION:
- Conduct a public hearing to consider a request for a use permit for a convenience use (restaurant with drive-through) in Mountain Ranch Marketplace.
- Recommend approval of a use permit for a convenience use (restaurant with drive-through) subject to the following stipulations. (Alex Lestinsky, Senior Planner)
STIPULATIONS:
- All future development on the subject property (Property) will be subject to site plan review and approval by city staff, at which time all elements of site development will be reviewed, including, but not limited to, architecture, landscaping, grading and drainage, lighting, infrastructure, parking, access and circulation;
- The configuration and location of the proposed drive-through lanes and pick-up windows and resultant traffic patterns shall be developed in substantial conformance with the conceptual site plan attached hereto. Any changes to the configuration of these improvements, as shown on the conceptual site plan, that result from the approval of the site plan for the Property may require an amendment to the use permit as determined by the Development Services Director or designee;
- The development of the Property shall be in substantial conformance with the conceptual elevations attached hereto; and,
- All signage, including all preview and menu boards, proposed on the Property shall require separate review and approval of sign permits. No signage is approved as part of this use permit.
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 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:
The subject property is located within the Estrella Phase One Planned Area Development (PAD). This mixed-use PAD was approved on October 28, 1986, which was adopted by Ordinance 87-217. Pursuant to the PAD, the property is designated for commercial use in conformance with the city’s C-2 (General Commercial) zoning district.
The master site plan for Mountain Ranch Marketplace was approved in 2008. This site was planned for a future Shops building.
The master site plan for Mountain Ranch Marketplace was approved in 2008. This site was planned for a future Shops building.
STAFF ANALYSIS
Current Policy:
A use permit requires review by the Planning and Zoning Commission and approval by the City Council following required public hearings. The process for the review of a use permit is set forth in section 1-3-2 of the Goodyear Zoning Ordinance and in the City of Goodyear Administrative Process Manual.
Details of the Request:
The applicant is requesting a use permit for a convenience use (Starbucks drive-through) within the Estrella Phase One PAD. As previously noted, the Property is designated for commercial use and will be developed in accordance with the Mountain Ranch Marketplace design guidelines and city’s C-2 (General Commercial) zoning district. As required in the C-2 zoning district, a restaurant with a drive-through must obtain approval of a use permit prior to development.
The proposed use will consist of a Starbucks restaurant with a drive-through. As shown on the conceptual site plan submitted with the use permit, the restaurant will consist of a single story, 2,364 square-foot building and 282 square-foot patio. The configuration of the primary drive-through lane has customers entering from the west and traveling through the site to access the drive-through window located on the east side of the building. Customers will then exit to the north, with the option to go either east or west within the center.
The city’s design guidelines require drive-through lanes to provide queuing for five cars (150 feet) measured from the first stopping point (i.e. order board). The proposed site plan provides the minimum required queuing of 150-feet.
Parking for the proposed convenience use will be provided onsite and additionally, the center has a shared parking agreement within the CC&Rs, which satisfies in the city’s parking requirements.
As shown on the conceptual building elevations submitted with the use permit, the building design will utilize the materials and colors approved for Mountain Ranch Marketplace. Final building design will be approved at time of site plan review and approval.
Section 1-3-2 (Use Permits) of the Zoning Ordinance requires that the Planning and Zoning Commission and City Council determine that the proposed use meets the following findings prior to granting a Use Permit:
Section 4-2-2 (Convenience Uses) of the Zoning Ordinance provides the following additional evaluation criteria for convenience uses regarding their potential impact on traffic congestion, the neighborhood in general, and their appropriateness for the site:
Fire Department:
Emergency response times and distances are provided below:
Public Participation:
In accordance with the City’s Citizen Review Ordinance, a neighborhood meeting was held on October 20, 2021, at the Mountain Ranch Marketplace commercial center. Notice was sent to property owners within 500-feet of the subject property. No one from the public attended this meeting. To date, staff has not received any inquiries or objections.
Notice for the public hearings before the Planning and Zoning Commission and City Council included a notice mailed to surrounding property owners, a sign posted on the property, and a legal notice published in the Arizona Republic, Southwest Edition, on November 12, 2021. To date, staff has not received any inquires on this request.
A use permit requires review by the Planning and Zoning Commission and approval by the City Council following required public hearings. The process for the review of a use permit is set forth in section 1-3-2 of the Goodyear Zoning Ordinance and in the City of Goodyear Administrative Process Manual.
Details of the Request:
The applicant is requesting a use permit for a convenience use (Starbucks drive-through) within the Estrella Phase One PAD. As previously noted, the Property is designated for commercial use and will be developed in accordance with the Mountain Ranch Marketplace design guidelines and city’s C-2 (General Commercial) zoning district. As required in the C-2 zoning district, a restaurant with a drive-through must obtain approval of a use permit prior to development.
The proposed use will consist of a Starbucks restaurant with a drive-through. As shown on the conceptual site plan submitted with the use permit, the restaurant will consist of a single story, 2,364 square-foot building and 282 square-foot patio. The configuration of the primary drive-through lane has customers entering from the west and traveling through the site to access the drive-through window located on the east side of the building. Customers will then exit to the north, with the option to go either east or west within the center.
The city’s design guidelines require drive-through lanes to provide queuing for five cars (150 feet) measured from the first stopping point (i.e. order board). The proposed site plan provides the minimum required queuing of 150-feet.
Parking for the proposed convenience use will be provided onsite and additionally, the center has a shared parking agreement within the CC&Rs, which satisfies in the city’s parking requirements.
As shown on the conceptual building elevations submitted with the use permit, the building design will utilize the materials and colors approved for Mountain Ranch Marketplace. Final building design will be approved at time of site plan review and approval.
Section 1-3-2 (Use Permits) of the Zoning Ordinance requires that the Planning and Zoning Commission and City Council determine that the proposed use meets the following findings prior to granting a Use Permit:
- The Use Permit will not be materially detrimental to persons residing or working in the vicinity adjacent to the property, to the neighborhood, or to the public welfare;
The proposed use is in conformance with the intent of the Estrella Phase One PAD and Mountain Ranch Marketplace center, which intends commercial uses within the overall area also encompassing the property. The closest residential development is approximately 0.15 miles south (Estrella Mountain Ranch Parcel 43, platted in 1998)
- The proposed use is reasonably compatible with uses permitted in the surrounding area;
The proposed use will be located within an area intended for similar commercial uses, including those uses with drive-through facilities, as allowed with a use permit, and multi-family uses. As such, the proposed use should be compatible with the intended uses of the surrounding area in terms of hours of operation, traffic generation, and intensity (noise, light, etc.)
Section 4-2-2 (Convenience Uses) of the Zoning Ordinance provides the following additional evaluation criteria for convenience uses regarding their potential impact on traffic congestion, the neighborhood in general, and their appropriateness for the site:
- Adequacy of the parcel size and configuration to provide for proper access and internal circulation.
The property is of sufficient size and configuration to accommodate the proposed restaurant with drive-through. The proposed access and internal traffic circulation pattern have been designed to be consistent with the overall master design for the area.
- Compatibility of the proposed hours of operation with adjacent residential areas.
The intended Starbucks restaurant is proposed to be open from 5:00 AM to 10:00 PM, seven days a week. Given the proposed use’s location within a developed commercial center, staff does not recommend any restrictions on hours of operation.
- Required traffic mitigation measures, if any.
The traffic study for the site was approved by the Engineering Department. Street and access improvements adjacent to Mountain Ranch Marketplace have been completed. A ¾ median break exists at the commercial center’s primary ingress/egress point at Elliot Road. This ingress/egress point at this intersection is unsignalized. Beyond that entry, there are two accessible signalized intersections for the Mountain Ranch Marketplace center, to the west at San Miguel Drive and Elliot Road, and to the northeast a three-way traffic signal at Estrella Parkway adjacent to the Walgreens.
- Other concerns, which may place the advisability of the proposed convenience use in question.
Staff found no other concerns with the development of a convenience use on the Property.
Fire Department:
Emergency response times and distances are provided below:
| Nearest Goodyear Fire Station | Shortest path | Longest path | 2nd nearest Fire Station | Shortest path | Longest path | |||||
| Mins | Miles | Mins | Miles | Mins | Miles | Mins | Miles | |||
| #182 | 1.35 | 0.67 | 1.35 | 0.67 | #186 | 9.90 | 4.95 | 9.90 | 4.95 | |
Public Participation:
In accordance with the City’s Citizen Review Ordinance, a neighborhood meeting was held on October 20, 2021, at the Mountain Ranch Marketplace commercial center. Notice was sent to property owners within 500-feet of the subject property. No one from the public attended this meeting. To date, staff has not received any inquiries or objections.
Notice for the public hearings before the Planning and Zoning Commission and City Council included a notice mailed to surrounding property owners, a sign posted on the property, and a legal notice published in the Arizona Republic, Southwest Edition, on November 12, 2021. To date, staff has not received any inquires on this request.