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ITEM 10 |
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City Council Memorandum Development Services Memo No. 24-044
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| Date: |
September 12, 2024 |
| To: |
Mayor and Council |
| Thru: |
Joshua H. Wright, City Manager
Andy Bass, Deputy City Manager
Kevin Snyder, Development Services Director |
| From: |
Darsy Smith, City Planner |
| Subject: |
PLH24-0009 Chandler and Cooper Retail - Shops A |
| Request: |
Request Preliminary Development Plan approval for a new drive-through building |
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| Location: |
Northwest corner of Cooper Road and Chandler Boulevard |
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| Applicant: |
Brennan Ray, Burch & Cracchiolo, P.A. |
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| Proposed Motion: |
| Move City Council approve Preliminary Development Plan PLH24-0009 Chandler and Cooper Retail - Shops A, for a new drive-through building, subject to the conditions as recommended by Planning and Zoning Commission. |
| Background Data: |
- Subject site is approximately 0.83 acres
- In 1987, the subject site received conceptual zoning for commercial uses as part of the Tradition East master plan
- In 2005, a preliminary development plan (PDP) was approved for site layout and building architecture for a grocery-anchored shopping center
- The subject vacant site was approved for inline shops that would be physically connected to the Walmart building
- The request includes adding a drive-thru that will intensify traffic on the site and split the pedestrian walkway that was originally intended to connect the inline shops to Walmart
- A Preliminary Development Plan is required, as a drive-thru presents a substantial departure from the approved plans
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| Surrounding Land Use Data: |
| North |
PAD for single-family residential |
South |
PAD for commercial uses, then Chandler Boulevard |
| East |
Cooper Road |
West |
Same PAD for commercial uses |
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| Proposed Development: |
| Proposed Use |
Restaurant |
| Building Size |
3,350 S.F. |
| Parking Required |
37 spaces |
| Parking Provided |
37 spaces |
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| Review and Recommendation: |
In 2005, a PDP for the grocery-anchored shopping center was brought before City Council and received substantial neighborhood opposition due to the request for the three drive-thru uses (a fast food restaurant, a bank, and the Walmart pharmacy). The neighbors were concerned with the noise that would be produced by the drive-thrus, the proximity of Walmart to their homes, and the noise that delivery trucks might make.
In the 2005 PDP, the subject site was approved for inline shops to be physically connected to the Walmart building and share a pedestrian sidewalk. A proposal to build inline shops as originally approved would have allowed staff to review the request administratively. In contrast, this proposal physically separates the new building from the Walmart with a drive-thru, disconnects the pedestrian walkway to Walmart, and creates a potential hazard for pedestrians. As such, the Planning & Zoning Commission has recommended additional stipulations to mitigate the potential for pedestrian-vehicle conflicts.
The proposed building is a 3,350 sq. ft. restaurant with a drive-through located on a vacant pad site abutting the east side of the existing Wal-Mart Neighborhood Market. While the building could conceivably be divided into smaller tenant spaces in the future, the proposal is for a single tenant to occupy the entire building. The proposed architecture style, materials and colors match the theme of the overall center. This includes the roof element over the main entrance and other architectural features that break up the building massing. Materials include stucco, stone and metal elements; a variety of neutral colors such as tan, sand and white tones are utilized to match the theme.
The entrance and the exit to the drive-through are both located off the main east-west driveway in front of the Walmart that connects directly to Cooper Road. As proposed, vehicles would enter the drive-thru on the east side of the building and exit on the west side, in-between the new building and the existing Walmart. The drive-through exit aligns with a north-south driveway that runs along the west side of an existing Burger King and connects directly to Chandler Boulevard. Thus, traffic to and from the proposed drive-through would likely use the aforementioned east-west and north-south driveways. Per the City Transportation Engineer, a deceleration lane will be added on southbound Cooper Road to accommodate additional traffic generated by the new drive-thru business. |
| Public / Neighborhood Notification |
- The 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 6, 2025. No one attended other than the applicant and staff.
- As of the writing of this memo, Planning staff is not aware of any opposition to the request.
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| Planning and Zoning Commission Vote Report |
Planning and Zoning Commission meeting August 21, 2024
Motion to Approve
In Favor: 5 Opposed: 0 Absent: 2 (Koshiol and Barichello)
Planning and Zoning Commission determined that the proposed drive-thru would be acceptable after adding a stipulation to construct a raised speed table where the drive-thru exit intersects with the pedestrian sidewalk, as well as expand the textured paving at pedestrian crosswalks from 5 to 9 feet to bring greater attention to and increase safety at pedestrian crosswalks. |
| Recommended Conditions of Approval |
Planning and Zoning Commission recommends City Council approve the Preliminary Development Plan (PDP), subject to the following conditions:
- Development shall be in substantial conformance with the Development Booklet, entitled “PLH24-0009 Development Booklet" and kept on file in the City of Chandler Planning Division, in File No. PLH24-0009 Chandler and Cooper Retail - Shops A, 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.
- Two canopies shall be provided over the drive-through lane between the existing Walmart and the proposed building as shown in the site plan and shall match the architectural theme of the center.
- Decorative paving and pedestrian crossing signs shall be provided at each of the two drive-through and sidewalk intersections.
- The site shall be maintained in a clean and orderly manner.
- All signage shall be reviewed under a separate permit and comply with the City of Chandler's Sign Code.
- Completion of the construction of all required off-site street improvements, including but not limited to paving, landscaping, curb, gutter and sidewalks, deceleration lanes, median improvements and street lighting to achieve conformance with City codes, standard details, and design manuals.
- 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.
- The applicant shall work with staff to incorporate a raised speed table at the drive-through exit and incorporate 9-foot wide textured paving adjacent to all pedestrian crossings.
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