PLANNING AND ZONING COMMISSION AGENDA ITEM
ACTION REQUESTED:
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Conduct the public hearing to consider a conditional use in the B3 district for an automobile service station and car wash facility at 1780 North Aurora Road (Delta Sonic) - PZC 21-1-071
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DEPARTMENT: Transportation, Engineering and Development
SUBMITTED BY: Gabrielle Mattingly, Community Planner
ENTITLEMENTS REQUESTED:
Approval of a conditional use for an automobile service station/car wash facility for the B3 zoned property located at 1780 North Aurora Road.
BOARD/COMMISSION REVIEW:
Public notice was published in the Daily Herald on Monday, February 14, 2022.
BACKGROUND:
The subject property is zoned B3 (General Commercial District) and is approximately 4.7 acres. The property is located at the southeast corner of North Aurora Road and Route 59 and is improved with an automobile service station/car wash facility known as Delta Sonic.
The B3 zoning district, as amended in 2016, classifies automobile service stations/car wash facilities as a conditional use; this amendment was processed in accordance with the implementation items identified in the Ogden Avenue Corridor Enhancement Initiative (2008). The subject property does not currently have a conditional use for an automobile service station/car wash facility, but has been in operation with such uses for many years (prior to the 2016 amendment). However, the petitioner is currently proposing modifications at the property which trigger the need for a conditional use at this time.
DISCUSSION:
Delta Sonic has submitted plans to upgrade the existing car wash facility. The proposed modifications include construction of a 11,400 square foot indoor vacuum addition, replacement of the existing prep hut building, relocation of the bay booths and express lane machines, an increase to the number of cars which can be stacked in the car wash stacking lanes, and construction of a storage area and dumpster enclosure.
In order to accommodate construction of the proposed indoor vacuum, the petitioner submitted a final plat of subdivision to shift the lot lines between the subject property and the adjacent lot (504 N. Route 59). This results in an increase to the size of the subject property from 4.7 acres to 4.9 acres. The proposed shift to the existing lot lines does not require approval by the Planning and Zoning Commission. This information is provided for reference only.
The proposed indoor vacuum addition will be attached to the existing building. The building elevations depict a greenhouse with a brick kneewall. The style and color of the brick will be consistent with the style and color of the existing brick at the property. The building addition also features a building mounted solar energy system. Upon review, staff finds that the elevations reflect the building’s predominant function as a car wash and are appropriate for the function of the site.
Findings of Fact
Given the property’s location along the Route 59 corridor and the adjacent commercially zoned properties, staff finds the car wash to be compatible with the surrounding area. Staff notes the proposed modifications are in compliance with the underlying zoning requirements including setbacks and bulk regulations. 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.
Key Takeaways
• The petitioner is requesting a conditional use to allow an automobile service station in the B3 Zoning District. Staff is in support of the conditional use request.