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ITEM 2 |
Planning & Zoning Commission Memorandum Development Services Memo No. 22-024
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Date: |
June 15, 2022 |
To: |
Planning and Zoning Commission |
Thru: |
Kevin Mayo, Planning Administrator David de la Torre, Planning Manager |
From: |
Lauren Schumann, Planning Senior Program Manager |
Subject: |
PLH22-0017 Andy's Frozen Custard |
Request: |
Request Preliminary Development Plan approval for site layout and building architecture for a new drive-thru restaurant |
Location: |
South of the southeast corner of McQueen Road and Chandler Boulevard |
Applicant: |
Lauren Proper Potter; Huellmantel & Affiliates |
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Proposed Motion: |
Move Planning and Zoning Commission recommend approval of Preliminary Development Plan PLH22-0017 Andy's Frozen Custard for site layout and building architecture for a new drive-thru restaurant, subject to the conditions as recommended by Planning staff. |
Background Data: |
- Subject site and surrounding 10-acres zoned Planned Area Development (PAD) for Community Commercial (C-2) uses in 2005
- Late Hour businesses are prohibited at this site per 2005 zoning case
- PDP was approved for QuickTrip's ancillary carwash in 2005; stipulation stated new PDP required for any other type of drive-thru
- Subject site approximately 1.1 aces
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Surrounding Land Use Data: |
North |
QuickTrip fuel station and convenience store |
South |
Existing multi-family and vacant lots owned by the City for multi-family |
East |
Office and carwash located northeast of site |
West |
McQueen Road then multi-family |
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Proposed Business Operations (for Use Permit) or Proposed Development (for PDP) |
Proposed Used |
Drive-thru Restaurant |
Proposed Building Square Footage |
One Building; 1,275 square feet |
Building Height |
One-story; 21 feet |
Provided Parking |
Required Parking Spaces 6 Provided Parking Spaces 22 |
Hours of Operation |
11 a.m. to 11 p.m. daily |
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Review and Recommendation: |
The commercial corner has been vacant since being rezoned in 2005. Within the past year, a fuel station with convince store, a carwash, and two office buildings have developed within the commercial corner including all landscaping along arterial streets. The subject site has been owned by the adjacent fuel station user, who determined the future ancillary carwash is no longer needed, hence the sale of the property to current user. The proposed drive-thru restaurant has incorporated material, colors, and architectural elements from the fuel station and carwash to be architecturally integrated with the existing commercial development. The proposed user has requested neon lighting be used to illuminate the canopy as an architectural feature as a throwback to the 1950s carhop diner. Planning staff supports the proposed exposed lighting of the building as an architectural feature. A comprehensive sign package is included as part of the request. The proposed monument sign mimics the design of the existing three other monument signs for the commercial development: Planning staff supports the request for an additional freestanding monument sign along McQueen Road as the adjacent monument sign for the fuel station was not designed for multi-tenant user. All wall mounted signage facing the east will be non-illuminated to protect the singe-family lots east of the overall commercial development. Planning staff has reviewed the request finding consistency with the General Plan and PAD zoning. The proposed site layout and building architecture comply with the intent of the Commercial Design Standards. Planning staff recommend the Planning and Zoning Commission recommend approval. |
Public / Neighborhood Notification |
- This request was noticed in accordance with the requirements of the Chandler Zoning Code.
- A neighborhood meeting sign was posted on the site and on social media via NextDoor.
- A neighborhood meeting was held on May 23, 2022. No one attended other than the applicant attended the virtual neighborhood meeting.
- As of the writing of this memo, Planning staff is not aware of any concerns or opposition to the request. A resident of the Springs called and said they would prefer a sit-down restaurant with live-music on the patio.
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Recommended Conditions of Approval |
Planning staff recommends Planning and Zoning Commission move to recommend approval of the Preliminary Development Plan, subject to the following conditions:
- Development shall be in substantial conformance with the Development Booklet, entitled “Andy's Frozen Custard” and kept on file in the City of Chandler Planning Division, in File No. PLH22-0017, modified by such conditions included at the time the Booklet was approved by the Chandler City Council and/or as thereafter amended, modified or supplemented by the Chandler City Council.
- 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 rights-of-way shall be maintained by the adjacent property owner or property owners' association.
- Landscaping plans (including for open spaces, rights-of-way, and street medians) and perimeter walls shall be approved by the Planning Administrator.
- Preliminary Development Plan approval does not constitute Final Development Plan approval; compliance with the details required by all applicable codes and conditions of the City of Chandler and this Preliminary Development Plan shall apply.
- All mechanical equipment, including HVAC, utility meters, etc. shall be screened from view by material(s) that are architecturally integrated and consistent with the proposed buildings.
- Building mounted signage facing the east shall be non-illuminated.
- Compliance with original conditions adopted by the City Council in Ordinance No. 3691 in case DVR04-0049 QuickTrip- Chandler Bld. & McQueen Road, except as modified by condition herein.
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