CCP 03212022 - Laserfiche WebLink

Home

27 P ROJECT R EVIEW 28 The proposed Take 5 Car Wash at the Twin Lakes Station development is one of five total users, 29 two of which have already sought approval of a drive-through (Bank of America and Taco Bell). 30 The main site access to Twin Lakes Station is via the signalized intersection at County Road C 31 and Hershel Street (private road), with a secondary ingress located at the western-most point of 32 the development site,adjacent to the proposed Bank of America. 33 The Take 5 Car Wash is an express, self-serve car wash facility with two full-time employees on 34 site. When examining the overall site plan, the Take 5 Car Wash is located on the far right-hand 35 side of the site(easterly side) adjacent to the Rosedale Square Shopping Center, which includes 36 Lund’s and Byerly’s. Sole access to the car washsiteis provided from the private roadway 37 along the northern portion of the commercial development site. The private roadway could 38 become a public street in the future. The ingress/egress to the site is designed so as to 39 accommodate the possibility of the private roadwaybecoming public, but only if/when afuture 40 connection to the easterly property could be obtained. 41 Access to the car wash is designed as a one-way traveling north to south along the east side of 42 the site to the payment kiosks. From there, customers travel further south to the wash building. 43 Vehicles exit the wash building on the south, then turn right and head north to one of two vehicle 44 vacuum canopy areas comprising 15 vehicle stalls and/or directly to the site exit. The west side 45 of the site includes a two-waydrive lanefrom the ingress/egress for employees and customers, 46 and 5 additional parking stalls. 47 Typically, a traffic study is required for drive-through facilities. However, this proposed 48 development was included in the 2020 Twin Lakes Station Environmental Assessment 49 Worksheet (EAW), which included an extensive traffic study, albeit with only a single drive- 50 through facility (Bank of America). Giventhe proposed car wash use and the two other drive- 51 through businesses proposed at Twin Lakes Station (Taco Bell and Bank of America), the 52 applicant was required to provide the City Engineer updated traffic information related todrive- 53 through facilities, including queuing and circulation within the site. This information was 54 provided by Kimley-Horn and reviewed by the City’s traffic consultant, SRF Consulting Group 55 (Attachment D). It should be noted, in accordance with the EAW process, an extensive public 56 notification and comment period occurred whereby many governmental entities and the broader 57 public had the opportunity to comment on traffic and safety impacts from the proposed 58 development, including any drive-through facilitiesthat may be proposed. 59 Zoning CodeSections §1009.02.C and §1009.02.D.12establish general standards and criteria 60 applying to all conditional uses and specific standards and criteria applying to drive-through 61 facilities. The Planning Division’s review of these criteria can be found below in the Conditional 62 Use Analysis section. 63 C ONDITIONAL U SE A NALYSIS 64 R EVIEW OF G ENERAL C ONDITIONAL U SE C RITERIA: Section 1009.02.C of the Zoning Code 65 establishes general standards and criteria for all conditional uses. When deciding on whether to 66 approve or deny a conditional use, the Planning Commission (and City Council) must review the 67 proposal and determine if compliance can be achieved with the stated findings. 68 The general code standards of §1009.02.C are as follows: 69 a. The proposed use is not in conflict with the Comprehensive Plan. While a drive-through 70 facility doesn’t appreciably advance the goals of the Comprehensive Plan aside from 71 facilitating continued investment in a property, Planning Division staff believes it does not PF21-020_RPCA_Take5CW_CU_030222 Page 2 of 6