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ITEM 3 |
Planning & Zoning Commission Memorandum Development Services Memo No. 23-032
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Date: |
07/19/2023 |
To: |
Planning and Zoning Commission |
Thru: |
Kevin Mayo, Planning Administrator David de la Torre, Planning Manager |
From: |
Benjamin Cereceres, Planner |
Subject: |
PLH22-0032 Crossroads Chick-Fil-A |
Request: |
Preliminary Development Plan approval to modify an existing drive-thru restaurant, including adding a drive-thru lane and a shade canopy that encroaches into the northern building setbacks. |
Location: |
2900 E. Gemann Road, at the southwest corner of Gilbert Road and Santan 202 Freeway. |
Applicant: |
Brandi Loper, 4G Development & Consulting, Inc. |
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Proposed Motion: |
Move Planning and Zoning Commission recommend approval of Preliminary Development Plan PLH22-0032 Crossroads Chick-Fil-A for the modification of an existing drive-thru restaurant, including adding a drive-thru lane and a shade canopy that encroaches into the northern building setbacks, subject to the conditions as recommended by Planning staff. |
Background Data: |
- Zoned Planned Area Development (PAD) for commercial
- Existing zoning/preliminary development plan approved in 2003 permits a restaurant with a drive-thru
- Preliminary Development Plan (PDP) required to grant waivers from setbacks to allow for the encroachment of a drive-thru lane with a shade canopy
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Surrounding Land Use Data: |
North |
Santan 202 Freeway |
South |
PAD for commercial |
East |
Across Gilbert Road: Commercial Center (Town of Gilbert) |
West |
PAD for commercial |
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Proposed Business Operations (for Use Permit) or Proposed Development (for PDP) |
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Restaurant with Drive-Thru |
Existing Building Square-Footage |
4,260 Sq.Ft. |
Proposed Building Square-Footage |
4,731 Sq.Ft. |
Existing Required North Side Yard Setback |
50' |
Proposed North Side Yard Setback |
16.4' (To proposed shade canopy) |
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Review and Recommendation: |
The existing restaurant with drive-thru was permitted and developed under the original zoning case and PDP, but the case did not allow for waivers to the required setbacks. The proposal can be processed through a Preliminary Development Plan. The site is located within Crossroads Town Center shopping center. The existing restaurant with drive-thru was built in 2005. Due to the restaurant's high demand, a second drive-thru lane is being proposed with two shade canopies being requested, one will be located on the east side of the restaurant and will meet the required 50' setback along Gilbert Road and the second shade canopy being proposed on the north side adjacent to the Santan 202 Freeway and is requesting a reduced setback of approximately 16' rather than maintaining the required 50' setback. Both the existing and proposed drive-thru lanes meet City Code drive-thru stacking distance requirements. In addition, a building expansion is being added to the back of house to provide additional employee work area. The proposed expansion and drive-thru shade canopies design is consistent with the existing restaurant and surrounding development by using colors and materials such as stone veneer, brick wainscoting, and gooseneck lighting. Staff finds that the requested setback waiver is justified given that there is an approximately 90 foot landscape tract on ADOT's property separating the subject site from the east bound off ramp to Gilbert Road. Additionally, a second drive-thru lane will help alleviate traffic congestion that has been an issue at this corner as both Chik-fil-A and In-N-Out Burger, which are next to each other, share a single driveway access point from the rest of the center. For these reasons, staff finds the proposal to be consistent with the goals of the General Plan and recommends Planning and Zoning Commission recommend approval subject to conditions. |
Public / Neighborhood Notification |
- This request was noticed in accordance with the requirements of the Chandler Zoning Code.
- A neighborhood notice was mailed out to property owners within 600' and posted on social media via NextDoor in lieu of holding a neighborhood meeting due to the lack of residents within close proximity.
- As of the writing of this memo, Planning staff is not aware of any opposition to the request.
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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 of the site shall be in substantial conformance with the conceptual exhibits entitled "Conceptual Exhibits".
- The site shall be maintained in a clean and orderly manner.
- The landscaping in all open-spaces shall be maintained by the property owner or property owners' association, and shall be maintained at a level consistent with or better than the time of planting.
- Landscaping plans including for open spaces, right-of-way, and street median 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.
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