ROGERS -- Take 5 Oil is back to the drawing table again.
Developers who intended to build one of the national chain businesses, which does primarily automotive oil and fluid changes, last approached the Planning Commission in October when they sought a permit for 4200 W. Walnut St. The old request was for construction on a lot shared by Raising Cane's, a place later secured by 7 Brew Coffee, said Lori Ericson, assistant planner.
Other action
Rogers’ Planning Commission met Tuesday and approved:
• A lot split of 39.91 acres into three lots without public road access off Lippert Drive and North Airport Loop. The approval came with a modification of easements from 30 feet to 40 feet.
• Integrity Autoworks’ request for a permit allowing vehicle and equipment repair at 1604 S. Ninth Street.
• Martin Mota’s request for a permit allowing vehicle repair and service at 706 N. Eighth Street.
• John Carney’s request to rezone 0.85 acres at the southeast corner of West New Hope Road and South 17th Street from residential single family to residential multifamily at 10 units per acre for rental purposes.
• Kathryn J. Morey’s request to rezone 3501 W. Hudson Road from agricultural to light industrial zoning.
Source: Staff Report
Though the permit was approved, the City Council overturned the decision in November after debate of its appropriateness, according to documents prepared by the community development department.
This time, representatives requested a permit for a 0.3 acre lot at 4201 W. Walnut St., across the street from the original location, and asked to table the item following lengthy discussion by the Planning Commission that seemed unfavorable.
Tom Oppenheimer of CEI Engineering said the nature of the service center would allow it to function within such a small space.
"We're only requesting seven parking spaces and in all reality, that's more than may be necessary," Oppenheimer said. He described the business as a drive-through and said clients would sit in their cars for the entirety of the service, rendering parking a low priority.
A small church is on the property and if Take 5 Oil is approved for a permit, the land will sell and the church removed for construction. The new building would be about 500 square feet smaller than the church.
"The impact versus what's existing is nominal in terms of the building," Oppenheimer said. Revised renderings of the business showed Take 5 Oil in a building with colors of beige, black and gray. Oppenheimer said the more neutral color scheme was taking the surrounding developments into consideration for the new development. He reminded commissioners some of the planning challenges the oil change business would face, if permit was approved, would remain if the church stayed and expanded.
A report by the Community Development Department listed a number of issues with the fit of the business to the property based on its highway commercial zone and position in the overlay district. If approved the permit would require significant variances, it said. The proximity of Take 5's entry to other business drives was a primary concern.
"Automobile repair would be incongruous with adjacent businesses and there are already a number of similar establishments in the near vicinity," the report states. "Therefore it is our view that the proposed use is not compatible."
Most unsettling of all was the fact the Take 5 Oil building would sit only 2 feet from the property line adjacent to an entry to Scottsdale Center, Ericson said.
"I'm not at all for setbacks down to 2 feet or anything near that," said Commissioner Mark Myers. "The access isn't the biggest issue, but what you're asking to do won't fit, not even close on the sides."
Attorney Conner McNair, who helped represent the project during the meeting, disagreed.
"This is a lot better fit for this property than a coffee shop, which would have peak hours and run as many people through there as possible" in a short time, McNair said. "We're not traditional auto repair, only oil changes and ancillary services. From the street, you wouldn't see mechanics working on cars."
McNair said the business use wouldn't be contrary to what's allowed in the area. The minimal parking and operations kept out of sight should be draws, he said.
Changes to design of the building wouldn't remove issues of access to the property, said Community Development Director John McCurdy. He recommended the commission deny the permit for safety concerns.
McCurdy, Ericson and Myers admitted to conflicted feelings based on the impact for the church, which held onto the property as an investment so they could one day purchase a larger location, but in the end must follow city code, they said.
"The minimum lot size is one acre, and this is 0.3 acres," said Chairman Kevin Jensen. "There's a long list...that this use is too large for this small lot. We would welcome it in another lot. I can't think of what would fit here, but that's not up to us."
No action was taken on the item Tuesday night, but if the permit is approved in the future, Take 5 Oil would go through typical development process, McCurdy said.
NW News on 05/17/2017