H - Queen Creek

Project Name: Express Auto Wash Aerial Photo Exhibit
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Case Number: SP14-005 (Site Plan) and CU14-006 (Conditional Use Permit)
Hearing Date: May 14, 2014
US
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MAYA RD
VIC
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IA
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ELLSWORTH LOOP RD
Discount Tire
APPALOOSA DR
205TH PL
OCOTILLO RD
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McDonald's Restaurant
HERITAGE LOOP RD
208TH ST
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ELLSWORTH RD
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TT
EN
PICKETT ST
Northeast Elevation
Northwest Elevation
Southwest Elevation
Southeast Elevation
EXCERPT
MINUTE
REGULAR MEETING
QUEEN CREEK PLANNING & ZONING COMMISSION
QUEEN CREEK TOWN HALL, 22350 S. ELLSWORTH Rd.
COUNCIL CHAMBERS
May 14, 2014
7:00 PM
Public Hearing and Possible Action on SP14-005 and CU14-006, “Express Auto Wash”, a request from Kevin
Peterson (Peterson Properties) for a Conditional Use Permit (In-Vehicle Service Facility) and Site Plan,
Landscape Plan, and Building Elevations Approval.
Mr. Burningham gave a brief overview of the project, vicinity and adjacent uses. He stated the property is
located at the southeast corner of Ellsworth Loop Road and Maya Road, in the Queen Creek Fiesta
commercial center (center is Zoned C-2).
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To the North of the site, is a vacant commercial lot owned by the Town (Zoned C-2)—which is
the future Oregano’s site and Maya Road;
To the South of the site is Discount Tire;
To the West of the site is the Oregano’s site and Ellsworth Loop Road;
To the East of the site is McDonald’s.
Mr. Burningham stated the original site plan for the Queen Creek Fiesta was approved in 2007 for a
proposed drive-thru restaurant on Lot 1. He stated the property owner is now proposing to revise the site
plan to accommodate a 4,705 square foot fully automated car wash facility.
Mr. Burningham stated the proposed car wash will have access from Maya Road and from the Queen Creek
Fiesta commercial center streets on the south. He said the proposed Site Plan meets the Zoning Ordinance
requirements for site planning and design. The proposed building elevations, materials and colors were
intended to follow the building elevations that were previously approved for the commercial center that
was approved in 2007 for a drive thru restaurant.
Mr. Burningham said the proposed car wash will have access from Maya Road. Adding that the site plan
does meet the requirements set in the Zoning Ordinance. The approved building Elevations for the Queen
Creek Fiesta have been included with the Commission’s staff report. Staff has made provided recommended
changes prior to the approval of this project. Based on the comments received, the applicant has revised
the building elevations and will provide an overview of the changes made.
Mr. Burningham stated staff is recommending approval of this project based on the Conditions of Approval
outlined in the staff report.
Mr. Carl Bloomfield, 6k Consulting provided a brief background history for the project and the development
application process he has gone through to date. He stated the project design has evolved from what was
originally submitted due to the change in the original location and the overall design and color scheme of
EXCERPT – DRAFT Planning & Zoning Regular Meeting Agenda
May 14, 2014 Page 2 of 3
the project. He said after much research, the applicant has chosen the “Tommy Car Wash System”. Mr.
Bloomfield provided the following details on the design:
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The unique signature “T” shape of the roof is a prominent feature of the “Tommy” system.
The tunnel system has been designed with glass down both sides, with a clear acrylic, and heat stop
materials.
The manufacturer of the clear acrylic roof material will guarantee the material for 30-years.
The roof material to be used less opaque.
The proposed roof material allows light in and holds back heat.
Mr. Bloomfield stated that changes have been made to the material used for portions of the building. He
explained that the original founders brick that was proposed to be used has since been replaced with stucco
that will be painted to match the rest of the building. He said that canopies and shades will also be installed
over the windows for the second story main office tower.
Commissioner Nichols asked what type of discussion or interactions have taken place with the neighboring
properties. Mr. Bloomsfield responded that one neighborhood meeting was held at which one
representative from Oregano’s attended. He stated they have been in continuous discussion with Oregano’s
and have agreed to allow them to utilize the existing cross access agreement for the open area on the
applicants site for overflow parking for Oregano’s.
Commissioner Arrington asked for details on the roofing material and for the applicant to expand on the
manufacturer’s guarantee; and whether or not any projects in Arizona have used this material. He noted
that that the developer would be required to maintain the aesthetics of this building and the maintenance
on this material. The applicant responded the material is called “Heat Stop”, and the manufacturer
warrantees this product for 30-years. He added that he is not aware of any projects that have used this
material in Arizona, only in Arlington, Texas. He also stated that this material is commonly used in
greenhouses and that the manufacturer claims it is easier to maintain and clean then glass.
Public Comments.
There were no public comments.
Commissioner Nichols asked if there is a time frame or expiration date for the Conditional Use Permit. Mr.
Burningham stated there is no time limit for this use. He did state staff does not have any concerns with this
type of use. However, staff did have some recommendations relating to the Design Review component of
this project.
Commissioner Nichols asked what type of recourse the Town would take if the materials deteriorate faster
than expected. Mr. Burningham stated the Town would require the developer to replace any broken or
damaged materials, and if needed the Town can send Code Enforcement to ensure compliance with the
Zoning Ordinance.
Chair Ingram stated he is skeptical of the roofing material, as there is no evidence that it has been used in
Arizona or how it would withstand the heat and the climate. He recommended a stipulation of approval be
added to this project, that the building owner would have to maintain the building material if anything
happened and the material goes bad.
EXCERPT – DRAFT Planning & Zoning Regular Meeting Agenda
May 14, 2014 Page 3 of 3
Commissioner Nichols noted that the applicant has done a good job on the building design, and would
support the roof material; although he is not as supportive of this same material being used on the canopies
for the vacuum areas.
Commissioner Robinson stated that he is in support of the same material being used on the canopies, that it
provides a cool form for a shade structure with a unique design for this project.
Commissioner Arrington stated if the material gets damaged it will need to be replaced; and if the material
begins to deteriorate Code Compliance will need to take care of the matter. Adding that based on Arizona’s
climate, wind and temperature this material would not be a suitable material for this project and may have
some challenges. However, if the owner chooses to use this material they will be responsible for
maintaining it.
Commissioner Robinson asked where similar projects are located. The applicant replied similar projects are
located in Hurricane Alley in Iowa, Arkansas, Tennessee, Texas, Kansas and in the Midwest.
Motion to approve SP14-005 and CU14-006 “Express Auto Wash” subject to the Conditions of Approval
outlined in the staff report.
1st Robinson
2nd Matheson
Commissioner Nichols: Motion to Amend Approval of SP14-005 and CU14-006 “Express Auto Wash”
subject to the Conditions of Approval outlined in the staff report, with the removal of Stipulation #1,
keeping #2-6 in as submitted.
5-0 Unanimous