PLANNING AND ZONING COMMISSION AGENDA ITEM
ACTION REQUESTED:
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Conduct the public hearing for 1492 W Ogden Avenue (Wolf’s Car Wash) - PZC 23-1-082
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DEPARTMENT: Transportation, Engineering and Development
SUBMITTED BY: Brad Iwicki, Assistant Planner
ENTITLEMENTS REQUESTED:
1. Preliminary/final plat of subdivision to subdivide the subject property into two lots;
2. Conditional use for a car wash on Lot 1 pursuant to Section 6-7C-3:2 of the Naperville Municipal Code (“the Code”);
3. Variance to Section 6-9-6:2.2 granting relief from the bypass lane requirement for drive-through services.
BOARD/COMMISSION REVIEW:
Official notice for the public hearing for PZC 23-1-082 was published in the Naperville Sun on Sunday, November 19, 2023.
BACKGROUND:
The subject property consists of a 4.2-acre parcel with frontage along W Ogden Avenue. It is currently vacant and zoned B3 (General Commercial District). The Toyota of Naperville automobile dealership is located to the north and Turning Pointe Autism Foundation is south of the subject property; other automobile dealerships including Chevrolet of Naperville, Cadillac of Naperville, and Maserati/Alfa Romeo of Naperville are located to the south and west of the property.
The petitioner proposes subdividing the subject property into two lots and developing one of the lots with a car wash. To do so, the petitioner requests approval of a preliminary/final plat of subdivision to create Lot 1 and Lot 2; a conditional use for a car wash on Lot 1; and, a variance to the City’s bypass lane requirements for Lot 1. No development plans have been finalized for Lot 2.
The City’s Land Use Master Plan identifies the future place type of the subject property to be City Corridor. Staff finds the petitioner’s proposal to be compatible with this designation.
DISCUSSION:
Preliminary/Final Plat of Subdivision
The petitioner proposes a preliminary/final plat of subdivision to subdivide the 4.2-acre subject property into two lots consisting of 2.00 acres (“Lot 1”) and 2.42 acres (“Lot 2”). Staff notes that the properties to the west of the subject property are zoned residential (R3 and R1A). Lot 1 of the subject property maintains a frontage on Ogden Avenue and is proposed to be developed with a car wash/automobile service station. There are no development plans at this time for Lot 2, which abuts an adjacent residential area.
Cross access has been platted through Lot 2, and between the two lots and the adjacent Toyota of Naperville subdivision to the north to ensure future connectivity is maintained. Staff find the proposed plat of subdivision meets the technical requirements for approval and is supportive of the subdivision.
Conditional Use - Car Wash on Lot 1
The B3 zoning district classifies car washes/automobile service stations as a conditional use. Staff’s analysis of a car wash on the subject property considers zoning classifications and land uses in the surrounding area, as well as consistency with the Land Use Master Plan. The requested conditional use for a car wash on Lot 1 of the subject property is appropriate as it is oriented toward automobile accessibility and compatible with the surrounding auto-centric land uses which is consistent with priorities and needs identified in the City’s Land Use Master Plan.
Staff considers the proposed car wash design and location to be complementary to adjacent properties. Automobile dealerships and service centers are located on lots directly to the north, south, and east, including several that are located to the south, all of which have a frontage along W Ogden Avenue. The car wash will be oriented towards and accessed from W Ogden Avenue. The proposed building’s primary exterior wall material is a light gray building stone. Landscaping is provided per the Code and includes shade trees and ornamental plantings. Additionally, the development will comply with code-required parking.
Staff believes the requested conditional use is appropriate and the proposed design and location of the project complements the surrounding properties.
Findings of Fact
The petitioner’s responses to the Standards for Granting a Conditional Use can be found in the attachments. Upon review, staff agrees with the petitioner’s Findings and recommends their adoption by the Planning and Zoning Commission.
Requested Variance
The petitioner’s development proposal includes a variance to Section 6-9-6:2.2 (Supplemental Standards for Drive-Through Stacking Lanes) of the Municipal Code to grant relief from the bypass lane requirement for drive-through service facilities.
The Code requires that a bypass lane, 10 feet wide, shall span the full distance of the stacking lane. The petitioner’s proposed site design maintains three stacking lanes that merge into one lane as vehicles are serviced. As an alternative proposal to the bypass lane requirement, the petitioner proposes an escape lane that allows customers to exit prior to being serviced. The escape route will allow vehicles to exit the site prior to entering the car wash and eliminate the need to reverse through the stacking lanes to exit if necessary. Furthermore, the petitioner states that a single bypass lane on the exterior of the proposed three stacking lane configuration would only allow the patrons in the exterior stacking lane to exit the facility and not assist patrons in the two interior stacking lanes in exiting the facility, thus proving to be ineffective. Staff finds the escape route sufficient given the design of the facility and notes that the petitioner has exceeded the required stacking for the car wash. For these reasons, staff finds the petitioner’s request reasonable and is supportive of the bypass lane variance. Findings of Fact
The petitioner’s responses to the Standards for Granting a Variance can be found in the attachments. Upon review, staff agrees with the petitioner’s Findings and recommends their adoption by the Planning and Zoning Commission.
Key Takeaways
§ The petitioner requests approval of a preliminary/final plat of subdivision to create Lot 1 and Lot 2. Staff finds the plat of subdivision meets all technical requirements for approval.
§ The petitioner requests approval of a conditional use for a car wash on Lot 1. Staff is supportive of the conditional use and finds the proposed design and location of the project complements the surrounding properties.
§ The petitioner requests approval of a bypass lane variance on Lot 1. Staff is supportive of the variance and finds the proposed bypass lane alternative to be sufficient.
RELATED FILES
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