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ITEM 25

City Council Memorandum Development Services Memo No. 24-009

Date:

April 18, 2024

To:

Mayor and Council

Thru:

Joshua H. Wright, City Manager
Andy Bass, Deputy City Manager and Acting Development Services Director

From:

Benjamin Cereceres, Planner

Subject:

PLH23-0044 QuikTrip Convenience Store and Gas Station
Introduction and Tentative Adoption of Ordinance No. 5084

Request:

Amend the Planned Area Development (PAD) zoning for commercial uses to permit a fuel service station

Location:

2000 W. Ray Road, located at the northwest corner of Dobson and Ray roads

Applicant:

Brian Greathouse, Burch & Cracchiolo, P.A.

Proposed Motion:

Rezoning
Move City Council introduce and tentatively adopt Ordinance No. 5084 approving PLH23-0044 QuikTrip Convenience Store and Gas Station, amending the Planned Area Development (PAD) zoning for commercial uses to permit a fuel service station, subject to the conditions as recommended by Planning and Zoning Commission.

Preliminary Development Plan
Move City Council approve Preliminary Development Plan PLH23-0044 QuikTrip Convenience Store and Gas Station for site layout and building architecture on approximately 2.5 acres, subject to the conditions as recommended by Planning and Zoning Commission.

Background Data:

Project Update:

2nd Neighborhood Meeting held April 3, 2024
Twenty (20) Individuals in attendance
Both residents in support and opposed to the request attended
Concerns include traffic, potential transients, and potential crime.
Zoned Planned Area Development (PAD) for Community Commercial (C-2) uses; approved on June 25, 1998
Existing building (originally Osco Drug store) constructed in 2001
Existing zoning/preliminary development plan does not permit fuel service stations
Zoning amendment required to establish a fuel service station with a convenience store

Surrounding Land Use Data:

North

Agriculture District (AG-1) with Use Permit for Private School

South

Across Ray Road: Planned Area Development (PAD) for single-family residential

East

Across Dobson Road: Planned Area Development (PAD) for commercial

West

Planned Area Development (PAD) for commercial

General Plan and Area Plan Designations:

Existing

Proposed

General Plan

Neighborhoods

No Change

Proposed Development

Convenience Store with Gas Station

Building Square-Footage

5,312

Building Height

20'-0''

Number of Fuel Pumps

Parking Spaces Required

Parking Spaces Provided

Review and Recommendation

The original zoning case allows for commercial uses. However, fuel stations are not a permitted use in any commercial zoning district and require either a Use Permit or rezoning to PAD. The proposal to allow for a convenience store with fuel station can be processed through an amendment to the existing PAD zoning.

The site is located at the northwest corner of Ray and Dobson Roads. In 1998 the current 17,042 square-foot building was constructed for an Osco Drug store and has changed tenants over the years. If this request is approved, the existing building will be demolished to make way for the proposed 5,312 square-foot building and a 7,287 square-foot fueling canopy. The convenience store with fuel station will have 8 fuel pumps. Unique to QuikTrip stores is the location of building entrances being provided not only at the front of the building, but also at each side of the building. The additional entrances allow for patrons to be separated depending on their choice of commodity being acquired, allowing for patrons that do not want fuel to be separated from the fuel station vehicular activities.

Building architecture is enhanced beyond standard fuel station designs. With the inclusion of building entrances on the sides of the building, the design team pushed the entrances out past the wall plane, creating a vestibule style entrance. Canopies are provided at all entrances, with the main entrance having a canopy wider than the side entrances, creating a natural hierarchy. The proposed site layout and building design is consistent with the surrounding development in quality and architecture by using similar earth tone colors and materials, such as split-face block wainscoting. In addition, the use of stacked stone, EIF's (stucco), and brick create additional architectural interest. The fuel vents proposed on the gas canopy will be pushed out of sight so as not to be seen from the line of site for the adjacent businesses. Staff finds the proposal to be consistent with the goals of the General Plan and recommends approval subject to conditions.

Traffic Analysis

The applicant has provided a traffic statement that has been reviewed by the City of Chandler Traffic Engineer. The traffic statement compares traffic generation between the proposed QuikTrip and the commercial center approved in the original zoning and finds that QuikTrip and the existing Tutor Time would generate less traffic. In addition, a Capital Improvements Project (CIP) is currently being designed on by the City of Chandler that will eliminate left-hand turn into and out of the QuikTrip on Dobson Road. The anticipated construction dates for the CIP improvements are 2025 or 2026.

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 October 03, 2023 with 25 neighbors in attendance. Neighbors had concerns regarding traffic, potential transients, and potential crime.
As of the writing of this memo, Planning staff is aware of thirty-two (32) verified neighbors in opposition to the request and eleven (11) verified neighbors in support.
City staff has written support from Seton Catholic Preparatory and verbal support from Tutor Time. Both business's are adjacent neighbors to the subject site.
A second neighborhood meeting was held on April 3, 2024 with 20 individuals in attendance. Both residents in support and opposition to the request attended. Concerns included traffic, potential transients, and potential crime.

Planning and Zoning Commission Vote Report

Planning and Zoning Commission meeting February 21, 2024
Motion to Approve

In Favor: 4 Opposed:1 (Heumann) Absent: 2 (Lopez & Barichello)

The case was heard as an action item for a full presentation at the Planning and Zoning Commission meeting. Neighbors voiced concerns about potential traffic and accidents. Along with a neighbor speaking in support of the proposal. The City of Chandler Transportation Engineer was present to address any questions regarding potential traffic or accidents.

Planning and Zoning Commission asked the applicant to create a pedestrian path from QuikTrip to the sidewalk off Dobson Road and to increase the tree sizes to 36' box trees. The applicant has addressed the comments and are shown on the updated plans (attached).

Recommended Conditions of Approval

Ordinance No. 5084 was continued to the meeting of April 18, 2024.

Planning and Zoning Commission recommends the City Council approve the amendment to Planned Area Development (PAD) zoning for commercial uses to permit a fuel service station, subject to the following conditions:

Development shall be in substantial conformance with the Development Booklet, entitled "QuikTrip" and kept on file in the City of Chandler Planning Division, in File No. PLH23-0044 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 Chandler City Council.
Completion of the construction of all required off-site street improvements, including but not limited to paving, landscaping, curb gutter and sidewalks, median improvements and street lighting to achieve conformance with City codes, standard details, and design manuals.
Right-of-way dedications to achieve full half-widths, including turn lanes and deceleration lanes, per the standards of the Chandler Transportation Plan.
The developer shall be required to install landscaping in the arterial street median(s) adjoining this project. In the event that the landscaping already exists within such median(s), the developer shall be required to upgrade such landscaping to meet current City Standards.
The landscaping in all open-spaces and right-of-way shall be maintained by the adjacent property owners' association.

Preliminary Development Plan
Planning and Zoning Commission recomends the City Council approve the Preliminary Development Plan subject to the following conditions:

Development shall be in substantial conformance with the Development Booklet entitled "QuikTrip" and kept on file in the City of Chandler Planning Division, in File No. PLH23-0044, 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.
Preliminary Development Plan 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.
Sign packages, including free-standing signs as well as wall-mounted signs, shall be designed in coordination with landscape plans, planting materials, storm water retention requirements, and utility pedestals, so as not to create problems with sign visibility or prompt the removal of required landscape materials.
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.
Landscaping shall be in compliance with current Commercial Design Standards.

Attachments

Ordinance No. 5084

Vicinity Maps

QuikTrip Development Booklet

Traffic Statement

Letters of Support

Letters of Opposition