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ITEM 23 |
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City Council Memorandum Development Services Memo No. 24-004
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| Date: |
February 5, 2024 |
| To: |
Mayor and Council |
| Thru: |
Joshua H. Wright, City Manager
Andy Bass, Deputy City Manager |
| From: |
Darsy Smith, City Planner |
| Subject: |
PLH23-0027 Layton Lakes Village Shops |
| Request: |
Preliminary Development Plan approval for site layout and building architecture for a car wash and a mixed-use retail/office building. |
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| Location: |
Located at the southeast corner of Gilbert Road and Queen Creek Road |
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| Applicant: |
Jesse Macias, M3 Design |
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| Proposed Motion: |
| Move City Council approve Preliminary Development Plan PLH23-0027 Layton Lakes Village Shops for a site layout and building architecture for a car wash and a mixed-use retail/office building, subject to the conditions as recommended by Planning and Zoning Commission. |
| Background Data: |
- Zoned Planned Area Development (PAD) for Community Commercial District (C-2)
- Subject site is within Layton Lakes Village Shops
- Existing zoning permits a car wash and office uses
- This Preliminary Development Plan (PDP) is to build a car wash on what was previously parking for the office building
- The size of the retail/office building has been reduced significantly to comply with parking requirements
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| Surrounding Land Use Data: |
| North |
Planned Area Development (PAD) for C-2 |
South |
Planned Area Development (PAD) for C-2 |
| East |
Planned Area Development (PAD) for C-2 |
West |
Planned Area Development (PAD) for C-2 |
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| Proposed Development: |
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Proposed Car Wash |
| Building square-footage |
5,234 sq. ft. |
| Building Height |
26 ft |
| Setbacks from property line |
North: 5 ft (Approximately 175 ft from Queen Creek Rd)
West: 10 ft (Approximately 355 ft from Gilbert Rd)
South: 5 ft
East: 5 ft |
| Lot Coverage |
14.1% |
| Parking Spaces Required |
2 |
| Parking Spaces Provided |
2 |
| Parking Canopies Provided |
13 |
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Proposed Office Building |
| Building Square-Footage |
14,000 sq. ft. |
| Building Height |
36 ft |
| Setbacks from Property line |
North:15 ft (Approximately 335 ft from Queen Creek Rd)
West: 12 ft (Approximately 295 ft from Gilbert Rd)
South: 41 ft
East: 12 ft |
| Lot Coverage |
33.8% |
| Parking Spaces Required |
56 |
| Parking Spaces Provided |
47 + 9 existing (total excess in shopping center is 13) |
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| Review and Recommendation: |
In 2000, DVR00-0025 established the southeast corner of Queen Creek Road and Gilbert Road for Community Commercial (C-2) uses. In 2018, a PDP was approved identifying each parcel as an office, daycare, restaurant, or drive-thru. That PDP identified a future office use in the back parcel and a parking lot in the center where the car wash is proposed. The proposed change from a parking lot to a car wash is a substantial change to the original PDP, thus requiring an amendment to the PDP to be reviewed and approved by the Planning and Zoning Commission and the City Council. Staff initially had concerns with the request and provided the applicant with comments that were aimed to protect residential properties to the east and reduce traffic impacts on other parcels within the same center. For more than one year, the applicant worked with staff to address the following comments, all of which have now been addressed to staff's satisfaction:
- Re-orient the car wash exit so that it is not facing east toward the residential neighborhood
- The car wash's circulation must be entirely self-contained on its own parcel; customers exiting the car wash must be able to drive to a vacuum bay without being forced to drive onto the center's main driveway to avoid impacting traffic for the larger commercial center.
- Provide a minimum of 2 parking spaces for employees/maintenance, as required by the Zoning Code
- Provide pedestrian access to the south
- Add landscape strips that are a minimum 6 feet wide in order to sustain tree and plant growth and to clearly delineate the subject site's boundaries
- Relocate the bail-out lane to not interfere with the drive thru circulation for the parcel to the north (currently Salad and Go)
- The colors, materials and overall building design must be consistent with the original PDP approval
The proposed mixed-use retail/office building is significantly smaller than the one originally proposed due to the reduction in parking as part of the car wash proposal. Overall, the proposed site layout and building design are consistent with the surrounding development in quality and architecture by using colors and materials such as stucco, brick, wainscoting and metal canopies as approved in the original PDP. Planning staff finds the request is in compliance with the General Plan and Planning and Zoning Commission recommends City Council approve the Preliminary Development Plan. |
| Public / Neighborhood Notification |
- This request was noticed in accordance with the requirements of the Chandler Zoning Code.
- A neighborhood notice was mailed to property owners within 600' and posted on social media via NextDoor.
- A neighborhood meeting was held on December 7th, 2023, and no one attended the meeting other than the applicant and staff.
- As of the writing of this memo, Planning staff is aware of one person in opposition to this request (see attached email).
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| Planning and Zoning Commission Vote Report |
Planning and Zoning Commission meeting January 17th, 2024
Motion to Approve
In Favor: 6 Opposed: 0 Absent: 1 (Heumann) |
| Recommended Conditions of Approval |
Planning staff finds the request is in compliance with the General Plan and Planning and Zoning Commission recommends City Council approve the Preliminary Development Plan, subject to the following conditions:
- Development shall be in substantial conformance with exhibits and representations entitled "Layton Lakes Village Shops PDP Amendment" and kept on file in the City of Chandler's Planning Division, in file No. PLH23-0027, modified by such conditions included at the time the exhibits were approved by the City Council and/or as thereafter amended, modified or supplemented by the City Council.
- Landscaping shall be in compliance with current Commercial Design Standards.
- The site shall be maintained in a clean and orderly manner.
- The landscaping shall be maintained at a level consistent with or better than at the time of planting.
- The landscaping in all open-spaces and rights-of-way shall be maintained by the adjacent property owner or property owners' association.
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