Attachment B - Staff Report - Z-SP-1-21-7
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Staff Report: Z-SP-1-21-7
September 13, 2021
Estrella Village Planning Committee
Meeting Date
September 21, 2021
Planning Commission Hearing Date
October 7, 2021
Request From:
S-1 (Approved C-1) (Pending C-2) (7.26 acres)
and S-1 (Pending C-2) (0.37 acres)
Request To:
C-2 SP (7.63 acres)
Proposed Use
Self-service storage warehouse and underlying
commercial uses
Location
Southeast corner of 67th Avenue and
Broadway Road
Owner
STORAGExperts at 6649 West Broadway, LLC
Applicant/Representative
EAPC Architects Engineers, Michelle Bach
Staff Recommendation
Approval, subject to stipulations
General Plan Conformity
General Plan Land Use Map
Designation
Residential 3.5 to 5 dwelling units per acre
Street Map
Classification
67th Avenue
Arterial Street
33-foot (plus) east half
street (partially in
county)
Broadway Road
Arterial Street
33-foot south half street
(county)
CONNECT PEOPLE AND PLACES CORE VALUE; CORES, CENTERS AND
CORRIDORS; LAND USE PRINCIPLE: Locate land uses with the greatest height
and most intense uses within village cores, centers and corridors based on village
character, land use needs, and transportation system capacity.
The requested zoning will allow for increased intensity that is consistent in scale and
character with the surrounding zoning and General Plan Land Use Map designation in the
area. The subject site is located at the intersection of two arterial streets and immediately
adjacent to the recommended SR-30 freeway alignment where appropriate transportation
system capacity exists and is planned into the future. Furthermore, similar commercial
zoning designations exist in the surrounding area, thus the requested zoning is
compatible and will allow for further commercial opportunities at this location.
Attachment B
Staff Report: Z-SP-1-21-7
September 13, 2021
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CELEBRATE OUR DIVERSE COMMUNITIES AND NEIGHBORHOODS CORE VALUE;
CERTAINTY AND CHARACTER; DESIGN PRINCIPLE: Create new development or
redevelopment that is sensitive to the scale and character of the surrounding
neighborhoods and incorporates adequate development standards to prevent
negative impact(s) on the residential properties.
Rezoning to C-2 SP (Intermediate Commercial, Special Permit District) will maintain a
commercial designation on the site, while allowing for increased commercial intensity that
is sensitive to the scale of surrounding neighborhoods. Development standards, including
the maximum building height, are consistent with and appropriate where adjacent to
residential zoning.
BUILD THE SUSTAINABLE DESERT CITY CORE VALUE; TREES AND SHADE;
DESIGN PRINCIPLE: New development should minimize surface parking areas and
provide an abundance of shade through either trees or structures on any planned
parking areas.
As stipulated, the proposed development will incorporate shade standards for parking
areas, pedestrian pathways and the bus pad along Broadway Road. This will help to
minimize the urban heat island effect, cooling the micro-climate of the site, and
encouraging pedestrians to walk to and from this commercial site.
Applicable Plans, Overlays, and Initiatives
Estrella Village Arterial Street Landscaping Program: See Background Item No. 7.
Estrella Village Plan: See Background Item No. 8.
Tree and Shade Master Plan: See Background Item No. 9.
Complete Streets Guiding Principles: See Background Item No. 10.
Comprehensive Bicycle Master Plan: See Background Item No. 11.
Zero Waste PHX: See Background Item No. 12.
Staff Report: Z-SP-1-21-7
September 13, 2021
Page 3 of 18
Surrounding Land Uses/Zoning
Land Use
Zoning
On Site
Vacant (previously a farmer’s
market)
S-1 (Approved C-1),
S-1
North (across Broadway
Road)
Residential, rodeo grounds
S-1, RU-43
(Maricopa County)
South
Vacant (future SR-30 alignment)
S-1 (Approved R1-8)
East
Vacant (future SR-30 alignment)
S-1 (Approved R1-8)
West (across 67th Avenue)
Dairy Farm (proposed multifamily
and single-family residential)
C-2, R1-6
C-2 (Intermediate Commercial) Zoning District Development Standards
Standards
Requirements
Met or Not Met
Minimum Building Setbacks
Adjacent to streets (67th
Avenue and Broadway
Road)
Average 25 feet, minimum 20
feet permitted up to 50
percent of structure, including
projections. (For structures
not exceeding 2 stories or 30
feet)
25 feet (Met)
Not adjacent to streets,
adjacent to R1-8 zoning
district (east and south
property lines)
25 feet (For structures not
exceeding 1 story or 15 feet)
50 feet (For structures not
exceeding 2 stories or 30
feet)
East: 25 feet (RV canopy
height not specified)*
South: 25 feet (RV canopy
height not specified)*
Minimum Landscaped Setbacks
Adjacent to streets (67th
Avenue and Broadway
Road)
Average 25 feet for structures
not exceeding two stories or
30 feet, minimum 20 feet
permitted for up to 50 percent
of the frontage.
25 feet (Met)
Perimeter property lines not
adjacent to a street (east
and south property lines)
10 feet
20 feet (Met)
Maximum Lot Coverage
50 percent
50 percent (Met)
Building Height
Two stories not to exceed 30
feet
Not specified for all
buildings on site*
Staff Report: Z-SP-1-21-7
September 13, 2021
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Minimum Parking
Mini-warehouses: 1 space per
35 storage units.
Restaurants: 1 space per 50
square feet (including outside
dining) exclusive of kitchen,
restrooms, storage, etc.
Retail establishments less
than 50,000 square feet of
gross building area: 1 space
per 300 square feet
93 spaces provided (Off-
street parking requirements
will be determined in the
future based on )
*Site plan revision or variance
Background/Issues/Analysis
SUBJECT SITE
1. This request is to rezone a 7.63-acre site, located at the southeast corner of 67th
Avenue and Broadway Road from 7.26 acres of S-1 (Ranch or Farm Residence
District), Approved C-1 (Neighborhood Retail District) and 0.37 acres of S-1 to C-2
(Intermediate Commercial District) with a Special Permit to maintain existing
commercial entitlement, while allowing various land uses including a self-service
storage warehouse and retail pads. Companion Rezoning Case No. Z-15-21-7
seeks to rezone to the site to C-2 SP (pending C-2) to allow a self-service storage
warehouse. The subject property was annexed by the City of Phoenix in 1987 from
unincorporated Maricopa County, and rezoned to C-1 in 2004 following rezoning
case Z-91-04. In 2014, a use permit was approved (ZA-93-14) to allow a farmer’s
market on the subject site.
SURROUNDING USES AND ZONING
2. The properties to the north of the site,
across Broadway Road, are zoned S-1
(Ranch or Farm Residence District)
and RU-43 SUP (Rural-43, Special
Use Permit) within unincorporated
Maricopa County. Land uses include
residential, and rodeo grounds within
the county limits.
South and east of the site is property
owned by the Arizona Department of
Transportation (ADOT) that is zoned
S-1, Approved R1-8 (Single-Family
Existing Zoning Aerial Map, Source: City of
Phoenix Planning and Development Department
Staff Report: Z-SP-1-21-7
September 13, 2021
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Residence District). This property is
vacant and identified as part of the
preferred SR-30 freeway alignment.
West of the site, across 67th Avenue,
is an active dairy farm that is partially
zoned C-2 (Intermediate Commercial
District) and R1-6 (Single-Family
Residence District).
3.
The General Plan Land Use Map
designation for the subject site is
Residential 3.5 to 5 dwelling units per
acre. North of the site, across
Broadway Road, are properties
designated as Residential 1 to 2
dwelling units per acre. South and east
of the site are properties designated
as Residential 3.5 to 5 dwelling units
per acre. West of the site is a dairy
farm designated as Commercial. The
C-2 zoning requested is not consistent
with the General Plan Land Use Map
designation, however, a minor General
Plan Land Use Map amendment was
not required as the property is under
10 acres in size.
Existing General Plan Land Use Map, Source: City of
Phoenix Planning and Development Department
PROPOSAL
4. The conceptual site plan proposes commercial uses on the subject site including a
self-service storage warehouse with indoor and outdoor vehicle parking, and future
commercial uses. Most of the site is proposed to be occupied by the self-service
storage warehouse use, containing three single-story buildings with two canopies
over outdoor storage areas. Access to the site is proposed along 67th Avenue and
Broadway Road. Landscape setbacks will also be provided along public street
frontages and perimeter property lines not adjacent to public streets to help screen
the uses from public view and to help provide shade where applicable.
Staff recommends Stipulation No. 1 to require conformance to the conceptual site
plan date stamped July 26, 2021 as several site enhancements have been provided
including a wider landscape setback along the south and east property lines to help
screen outdoor storage areas in the self-service storage portion of the site from
public view. This stipulation will also help provide certainty on how the site will
develop in the future.
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September 13, 2021
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Conceptual Site Plan with Planning and Development Department annotations, Source: EAPC,
Architects Engineers
5. The conceptual building elevations depict three enclosed buildings for the self-
service storage warehouse use on the site. These building elevations show a
maximum height of one-story and 25 feet to the top of parapet. These building
elevations depicts various materials including metal, stucco and masonry block. The
design of the primary building, as depicted below, shows pitched roof elements that
will help promote the agrarian character of the area. Stipulation No. 2 requires
general conformance to these building elevations for the enclosed buildings on the
self-storage warehouse portion of the site.
No building elevations were submitted by the applicant for the other commercial
uses envisioned as part of the site, thus Stipulation No. 2 will require building
enhancements as part of these building elevations to ensure that quality and durable
materials, plus architectural enhancements are utilized. These include pitched roof
elements which will help provide a consistent character throughout the overall
commercial site while promoting the agrarian history of the area.
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September 13, 2021
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Conceptual Building Elevations for Building A, Source: EAPC, Architects Engineers
6. SPECIAL PERMIT
The requested Special Permit (SP) District will allow underlying commercial uses in
the subject site, while permitting a self-service storage warehouse as one additional
use. The self-service storage warehouse use allows for the storage of excess
personal property primarily indoors, but outdoor storage areas occupying no more
than ten percent of the site are permitted.
Stipulation No. 5 addresses the screening of outdoor uses along the south and east
perimeter of the project site as discussed subsequently in the report.
STUDIES AND POLICIES
7. Estrella Village Arterial Street Landscaping Program
The Estrella Village Arterial Street Landscaping Program was adopted in 1999 and
provides a landscape palette for arterial streets within the Estrella Village to help
establish the community’s character. In addition to providing planting guidelines, the
plan also indicates the locations to establish entry gateways that welcome
individuals entering the village with an entry sign and an enhanced landscape area
of 75 feet by 75 feet in size.
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September 13, 2021
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The subject site is adjacent to 67th Avenue and Broadway Road, both arterial
streets, with 67th Avenue being a designated village parkway. Thus, staff
recommends Stipulation No. 3 to require landscaping along street frontages to
adhere to the Estrella Village Arterial Street Landscaping Program.
The southeast corner of 67th Avenue and Broadway Road is not a designated entry
gateway, but this intersection is the last major intersection before the Estrella Village
boundaries end. Therefore, staff recommends enhanced landscaping at this corner
to promote a sense of place at this intersection as addressed in Stipulation No. 4.
Lastly, Stipulation No. 5 addresses interior perimeter screening via evergreen trees
along the south and east perimeter of the project site to ensure the screening of
outdoor storage and vehicles year-round from public traveling along the arterial
streets or future SR-30 freeway.
Conceptual landscape plan, Source: EAPC, Architects Engineers
8. Estrella Village Plan
The Estrella Village Plan was adopted in 1999 and outlines a vision for improving
the Estrella Village through five main goals that include: orderly growth, identifiable
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September 13, 2021
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village core, strong residential neighborhoods, variety of homes and jobs, and
consistent streetscapes and trail linkages.
Estrella Village Plan Land Use Map, Source: City of Phoenix Planning and Development
Goal 5 of the Estrella Village Plan, “Urban Design”, Objective A. “Village Parkways”,
recommends parkway landscape standards along village parkways, including 67th
Avenue, and setting a thematic statement through various elements and features to
create a positive image for the corridors. Stipulation No. 4 requires an enhanced
landscaping area along the southeast corner of the site at the intersection of 67th
Avenue and Broadway Road to promote a positive character of the village.
Goal 5 of the Estrella Village Plan, Objective D. “Street Appearance”, recommends
that commercial and industrial properties along major streets and adjoining
residential neighborhoods should be well landscaped with open storage and activity
screened from view. The proposed commercial development will incorporate
landscaping standards along perimeters to screen open storage areas. Stipulation
No. 5 addresses interior perimeter screening via evergreen trees along the south
and east perimeter of the project site to ensure the screening of outdoor storage and
Staff Report: Z-SP-1-21-7
September 13, 2021
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vehicles year-round from public traveling along the arterial streets or future SR-30
freeway.
Stipulation No. 6 requires material and textural differences to be incorporated into
perimeter walls visible from public streets to enhance screening elements visible
from public view, and to create a positive street appearance.
9. Tree and Shade Master Plan
The Tree and Shade Master Plan is a roadmap for creating a healthier, more livable
and prosperous 21st Century desert city. The goal is to treat the urban forest as
infrastructure to ensure that trees are an integral part of the city’s planning and
development process. In order to promote shade within this commercial site,
Stipulation No. 7 requires that 25 percent of uncovered surface parking lot areas be
shaded using two-inch caliper trees at a minimum. This will help cool the micro-
climate within the site and make for a comfortable environment for pedestrians.
Stipulation No. 8 address shading standards for the bus stop along Broadway Road,
internal pedestrian walkways connecting the site to adjacent sidewalks, and the
multi-use trail along 67th Avenue. These shading standards will promote walkability,
utilization of public transit and recreation by cooling the pedestrian realm as
described previously.
10. Complete Streets Guidelines
The City's complete streets policy further advances its goal to create a more
sustainable transportation system that is safe and accessible for everyone.
Complete streets provide infrastructure that encourages active transportation such
as walking, bicycling, transportation choices and increased connectivity. Through
this policy, the primary focus of street design will no longer be solely on the speed
and efficiency of automobile travel, but on the safety and comfort of all users.
To promote walking, staff recommends direct connections to all building entrances
on the site, public sidewalks and the bus stop along Broadway Road. Contrasting
material for pedestrian pathways where these cross vehicular paths is also
recommended to promote safety for pedestrians. These are addressed in Stipulation
No. 9. Detached sidewalks with landscaping provided between the back of curb and
sidewalk will provide a sense of safety for pedestrians traveling along adjacent
arterial streets. This is addressed in Stipulation No. 13. Other street and
transportation enhancements are addressed subsequently in the report.
11. Comprehensive Bicycle Master Plan
The City of Phoenix adopted the Comprehensive Bicycle Master Plan in 2014 to
guide the development of its Bikeway System and supportive infrastructure.
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September 13, 2021
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No bicycle lanes have been constructed along 67th Avenue or Broadway Road
within close proximity of this site, but these may be developed in the future as other
properties develop within these two street corridors, either in unincorporated
Maricopa County or the city of Phoenix. Staff recommends that bicycle parking be
provided on the site at a rate of four bicycle spaces per main building entrance to
promote alternative transportation in the future. Furthermore, that a bicycle repair
station be provided within close proximity to building Pad A, so that this facility is
accessible along the bus stop on Broadway Road or multi-use trail along 67th
Avenue to facilitate the repair of bicycles for pedestrians and customers traveling
along this corridor. These are addressed in Stipulation No. 10.
12. Zero Waste PHX
The City of Phoenix is committed to its waste diversion efforts and has set a goal to
become a zero-waste city, as part of the city’s overall 2050 Environmental
Sustainability Goals. One of the ways Phoenix can achieve this is to improve and
expand its recycling and other waste diversion programs. Section 716 of the
Phoenix Zoning Ordinance establishes standards to encourage the provision of
recycling containers for multifamily, commercial, industrial, and mixed-use
developments meeting certain criteria. No provisions for recycling containers were
depicted on the site plan. However, the applicant’s submittal documents indicate
that recycling containers could be incorporated in the future on the site.
COMMUNITY INPUT SUMMARY
13. From the time the case was filed to the time the staff report was written, three letters
in opposition from the public have been received on this case. These letters
reference the self-service storage use and gas station use initially proposed on the
site as not appropriate for the area. The letters express the need for retail and
grocery store options in this part of the Estrella Village. Other concerns raised in the
letters pertain to traffic and the existing street network.
INTERDEPARTMENTAL COMMENTS
14. The Parks and Recreation Department requires the dedication of a multi-use trail
easement (MUTE) and construction of a multi-use trail (MUT) along the east side of
67th Avenue in accordance with the MAG supplemental detail indicated in Section
429. Stipulation No. 11 addresses these MUT/MUTE requirements.
15. The Public Transit Department (PTD) requires the dedication of right-of-way and
construction of one bus bay with attached bus stop pad along eastbound Broadway
Road east of 67th Avenue. This is addressed in Stipulation No. 12.
Other comments by PTD included bus stop pad shading, alternative paving
materials for pedestrian pathways, pedestrian route shading and pedestrian site
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September 13, 2021
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connections via the most direct route. These other elements are addressed in
Stipulation Nos. 8, 9 and 13.
16. The Street Transportation Department requires the construction of street
infrastructure, right-of-way dedication along 67th Avenue and Broadway Road,
landscaped median construction along 67th Avenue, traffic impact study, traffic
signal warrant analysis and associated costs (if required), Red Border letter
submittal to the Arizona Department of Transportation (ADOT) and construction of
all streets within and adjacent to the development as required. These are addressed
in Stipulation Nos. 14 through 21.
Coordination with Maricopa County Department of Transportation (MCDOT) is also
required as street rights-of-way along 67th Avenue and Broadway Roads are
partially under MCDOT’s control.
17. The Fire Department commented that the site and buildings shall comply with the
2018 International Fire Code with Phoenix Amendments. The current water supply
for this case is unknown, while the water supply is required to meet fire flow as
defined by Appendix B of the 2018 International Fire Code with Phoenix
Amendments. In addition, the Fire Department also provided general comments
pertaining to gates, fire lanes, storage and operating permits (if applicable).
18. The Water Services Department commented that the property has existing water
and sewers mains that can potentially serve the development. In addition, the Water
Services Department commented that capacity is a dynamic condition that can
change over time due to a variety of factors. The requirements and assurances for
water and sewer service are determined during the site plan application review. For
any given property, water and sewer requirements may vary over time to be less or
more restrictive depending on the status of the City’s water and sewer infrastructure.
19. The Floodplain Management division of the Public Works Department did not have
any comments on this proposal.
OTHER
20. The subject site is located within close proximity to a dairy farm west of 67th Avenue
and a rodeo or roping area north of the site along Broadway Road. Due to the
proximity to these uses, staff recommends Stipulation No. 22 to require disclosure of
these uses to future owners of the property.
21. The site is located in a larger area identified as being archaeologically sensitive. If
further review by the City of Phoenix Archaeology Office determines the site and
immediate area to be archaeologically sensitive, and if no previous archaeological
projects have been conducted within this project area, it is recommended that
archaeological Phase I data testing of this area be conducted. Phase II
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September 13, 2021
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archaeological data recovery excavations may be necessary based upon the results
of the testing. A qualified archaeologist must make this determination in consultation
with the City of Phoenix Archaeologist. In the event archaeological materials are
encountered during construction, all ground disturbing activities must cease within a
33-foot radius of the discovery and the City of Phoenix Archaeology Office must be
notified immediately and allowed time to properly assess the materials. This is
addressed in Stipulation Nos. 23 through 25.
22. Development and use of the site is subject to all applicable codes and ordinances.
Zoning approval does not negate other ordinance requirements such as obtaining a
use permit to conduct the proposed outdoor use in this zoning district. Other formal
actions such as, but not limited to, zoning adjustments and abandonments, may be
required.
Findings
1. The proposed commercial development is appropriately located at the intersection
of two arterial streets, adjacent to a multi-use trail, and within close proximity to the
future SR-30 freeway south and east of the site.
2. The proposed commercial development, as stipulated, is compatible with the
surrounding land uses.
3. The proposed development is consistent with the scale and character of
developments approved or existing in the surrounding area while also promoting a
mix of services.
Stipulations
1.
The development shall be in general conformance with the site plan date
stamped July 26, 2021, except as noted in the stipulations, and approved by the
Planning and Development Department. Additionally, if the existing water and
sewer easement along 67th Avenue is not approved to be abandoned through a
separate process, the western portion of Building C, within the self-storage
portion of the site, must be modified to remove the building from the easement.
2.
Buildings A through C shall be in general conformance with the building
elevations date stamped July 26, 2021. Building elevations for Building Pads A
and B as depicted in the conceptual site plan date stamped July 26, 2021, shall
be developed to the following standards, as approved by the Planning and
Development Department:
a.
Building elevations shall contain multiple colors, exterior accent
materials and textural changes that exhibit quality and durability such
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September 13, 2021
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as brick, stone, colored textured concrete or stucco, or other materials
to provide a decorative and aesthetic treatment.
b.
Building elevations adjacent and oriented to public streets, shall
contain a minimum of 25 percent brick, masonry, stone or another
exterior accent material that exhibits quality and durability.
c.
All building elevations shall contain architectural embellishments and
detailing such as textural changes, pilasters, offsets, recesses,
variation in window size and location, and/or overhang canopies.
d.
Pitched roofs, elements or facades shall be incorporated in all
buildings.
3.
The development shall conform with the Estrella Village Arterial Street
Landscaping Program landscape palette and landscaping standards along
arterial streets in the Estrella Village, except as otherwise noted herein, as
approved by the Planning and Development Department.
4.
A minimum 500-square foot landscaped accent area shall be provided at the
corner of 67th Avenue and Broadway Road. The landscaped accent area shall
provide a visually unique character with drought-tolerant plant materials
providing seasonal interest and 75 percent live cover, as approved by the
Planning and Development Department.
5.
Evergreen trees shall be planted within the landscape setbacks along the south
and east perimeter of the site, as approved by the Planning and Development
Department.
6.
All perimeter walls visible from the streets shall include material and textural
differences, such as stucco and/or split face block with a decorative element,
such as tile or stamped designs, as approved by the Planning and Development
Department.
7.
All uncovered surface parking lot areas shall be landscaped with minimum 2-
inch caliper size large canopy drought tolerant shade trees. Landscaping shall
be dispersed throughout the parking area and achieve 25 percent shade at
maturity, as approved by Planning and Development Department.
8.
The following pedestrian shade standards shall be met as described below and
as approved or modified by the Planning and Development Department:
a.
The bus stop along Broadway Road shall be shaded to a minimum of
50 percent;
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b.
Pedestrian walkways connecting the commercial buildings to adjacent
public sidewalks shall be shaded to a minimum of 75 percent using
large canopy drought tolerant shade trees at maturity and/or
architectural shade;
c.
The multi-use trail (MUT) along 67th Avenue shall be shaded to a
minimum 50 percent by vegetative shade at maturity.
9.
A system of pedestrian thoroughfares shall be provided, as described below
and as approved or modified by the Planning and Development Department:
a.
Connections between the following via the most direct route:
(1)
All building entrances.
(2)
Adjacent public sidewalks.
(3)
The bus stop along Broadway Road.
b.
Where pedestrian walkways cross a vehicular path, the pathway shall
be constructed of decorative pavers, stamped or colored concrete, or
other pavement treatments that visually contrasts parking and drive
aisle surfaces. Vehicular crossings shall be kept to a minimum.
10. The development shall incorporate bicycle infrastructure, as described below
and as approved by the Planning and Development Department.
a.
A minimum of four bicycle parking spaces shall be provided through
Inverted U and/or artistic racks located near the main building
entrances of Building A, Pad A and Pad B as depicted in the
conceptual site plan dated July 26, 2021 and installed per the
requirements of Section 1307.H. of the Phoenix Zoning Ordinance, as
approved by the Planning and Development Department. Artistic racks
shall adhere to the City of Phoenix Preferred Designs in Appendix K of
the Comprehensive Bicycle Master Plan.
b.
One bicycle repair station (“fix it station”) shall be provided and
maintained within close proximity to building Pad A, as depicted in the
conceptual site plan date stamped July 26, 2021. The bicycle repair
station (“fix it station”) shall be provided in an area of high visibility and
separated from vehicular maneuvering areas, where applicable. The
repair station shall include: standard repair tools affixed to the station;
a tire gauge and pump affixed to the base of the station or the ground;
and a bicycle repair stand which allows pedals and wheels to spin
freely while making adjustments to the bike.
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11. The developer shall dedicate a 30-foot wide multi-use trail easement (MUTE)
along the east side of 67th Avenue and construct a minimum 10-foot wide multi-
use trail (MUT) within the easement, in accordance with the MAG supplemental
detail indicated in Section 429 and as approved by the Planning and
Development Department.
12. The Public Transit Department requests dedication of right-of-way and
construction one bus bay with an attached bus stop pad along eastbound
Broadway Road east of 67th Avenue. The bus bay shall be constructed
according to City of Phoenix Standard Detail P1256. The attached bus stop pad
shall be constructed according to City of Phoenix Standard Detail P1261 with a
minimum depth of 10 feet. The bus stop pad shall be spaced from the
intersection of 67th Avenue and Broadway Road according to City of Phoenix
Standard Detail P1258, as approved by the Planning and Development
Department.
13. All sidewalks along 67th Avenue and Broadway Road shall be detached with a
landscape strip located between the sidewalk and back of curb following the
most recent Cross Section of the Street Classification Map and planted to the
following standards, as approved and/or modified by the Planning and
Development Department and/or Maricopa County Department of
Transportation (MCDOT).
a.
Minimum 2-inch caliper single-trunk large canopy drought-tolerant
shade trees to provide a minimum 75 percent shade.
b.
Drought tolerant vegetation maintained no higher than 24 inches to
provide a minimum of 75 percent live coverage at maturity.
c.
The landscape palette and planting standards, unless otherwise
provided herein, shall conform with the Estrella Village Arterial Street
Landscaping Program requirements for arterial streets.
Where utility conflicts exist, the developer shall work with the Planning and
Development Department on alternative design solutions consistent with a
pedestrian environment.
14. The developer shall dedicate 55 feet of right-of-way for the south side of
Broadway Road, as approved by the Planning and Development Department
and/or Maricopa County Department of Transportation (MCDOT).
15. The developer shall dedicate 55 feet of right-of-way for the east half of 67th
Avenue, as approved by the Planning and Development Department and/or
Maricopa County Department of Transportation (MCDOT).
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16. The developer shall construct a 14-foot-wide landscaped median island along
67th Avenue, as approved by the Street Transportation Department and/or
Maricopa County Department of Transportation (MCDOT).
17. The developer shall submit a Traffic Impact Study, including a Traffic Signal
Warrant Analysis, to the City for this development. No preliminary approval of
plans shall be granted until the study is reviewed and approved by the City.
Contact the Street Transportation Department, to set up a meeting to discuss
the requirements of the study. Upon completion of the TIS the developer shall
submit the completed TIS to the Planning and Development Department
counter with instruction to forward the study to the Street Transportation
Department, Office of the City Engineer.
18. If the approved Traffic Impact Study with signal warrant analysis recommends
deferring signal installation to a future volume condition, provide conduit and
junction boxes at the southeast corner of 67th Avenue and Broadway Road.
The developer shall provide 25 percent of the cost of the future traffic signal in
an escrow account with the Street Transportation Department. Contact the
Street Transportation Department to set up an account. If the TIS recommends
the installation of the signal with this development, the developer shall install the
signal, at their expense.
19. All street improvements outside of the Phoenix City Limits shall be reviewed and
approved by Maricopa County. Provide documentation of county approval prior
to preliminary site plan submittal, as approved by the Planning and
Development Department.
20. A Red Border letter shall be processed for this development, as determined by
the Planning and Development Department.
21. The developer shall construct all streets within and adjacent to the development
with paving, curb, gutter, sidewalk, curb ramps, streetlights, median islands,
landscaping and other incidentals, as per plans approved by the Planning and
Development Department. All improvements shall comply with all ADA
accessibility standards.
22. Prior to final site plan approval, the property owner shall record documents that
disclose to purchasers of property within the development(s) the existence and
operational characteristics of a dairy farm (west) and roping/rodeo arena (north).
The form and content of such documents shall be reviewed and approved by
the City Attorney.
23. If determined necessary by the Phoenix Archeology Office, the applicant shall
conduct Phase I data testing and submit an archaeological survey report of the
Staff Report: Z-SP-1-21-7
September 13, 2021
Page 18 of 18
development area for review and approval by the City Archeologist prior to
clearing and grubbing, landscape salvage, and/or grading approval.
24. If Phase I data testing is required, and if, upon review of the results from Phase
I data testing, the City Archeologist, in consultation with a qualified archeologist,
determines such data recovery excavations are necessary, the applicant shall
conduct Phase II archeological data recovery excavations.
25. In the event archeological materials are encountered during construction, the
developer shall immediately cease all ground-disturbing activities within a 33-
foot radius of the discovery, notify the City Archeologist, and allow time for the
Archeology Office to properly assess the materials.
Writer
Enrique Bojórquez Gaxiola
September 13, 2021
Team Leader
Samantha Keating
Exhibits
Sketch Map
Aerial Map
Conceptual Site Plan date stamped July 26, 2021
Conceptual Building Elevations date stamped July 26, 2021 (2 pages)
Community Correspondence (3 pages)
ANX 389
Z-43-13
Z-65-07
Z-45-12
Z-43-13
Z-45-12
*
Phoenix City Limits
Phoenix City Limits
*
COUNTY
MARICOPA
*
Phoenix City Limits
R1-6
S-1
S-1
C-2
C-1
R1-6
R1-8 *
Z-91-04
C-1 *
Z-91-04
BROADWAY RD
PARKWAY DR
64TH LN
65TH AVE
67TH LN
68TH LN
CORONA AVE
67TH DR
67TH AVE
66TH LN
66TH AVE
68TH DR
LEVI DR
64TH DR
65TH GLN
GETTY DR
65TH LN
PUEBLO AVE
TRUMBULL RD
ENCINAS LN
MARGUERITE AVE
GABY RD
LUXTON LN
I-10
VAN BUREN ST
BUCKEYE RD
LOWER BUCKEYE RD
BROADWAY RD
SOUTHERN AVE
27TH AVE
35TH AVE
19TH AVE
43RD AVE
51ST AVE
59TH AVE
67TH AVE
75TH AVE
83RD AVE
91ST AVE
99TH AVE
107TH AVE
I-17
SR 202 (Proposed)
ESTRELLA VILLAGE
CITY COUNCIL DISTRICT: 7
I
APPLICANT'S NAME:
APPLICATION NO.
Z-SP-1-21
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
7.63 Acres
MULTIPLES PERMITTED
* Maximum Units Allowed with P.R.D. Bonus
S-1 (Approved C-1) (Pending C-2), S-1 (Pending C-2)
C-2 SP
CONVENTIONAL OPTION
7 ( 105) ( 105), 0 ( 5)
110
* UNITS P.R.D. OPTION
N/A ( 126) ( 126), N/A ( 6)
133
Michelle Bach / EAPC Architects Engineer
DATE:
4/28/2021
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
QS 4-13
ZONING MAP
E-4
REQUESTED CHANGE:
FROM: S-1 (Approved C-1) (Pending C-2) ( 7.26 a.c.)
S-1 (Pending C-2) ( 0.37 a.c.)
TO: C-2 SP ( 7.63 a.c.)
Document Path: S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2021\Z-SP-1-21.mxd
Z-SP-1-21
0.07
0
0.07
0.035
Miles
ANX 389
Z-43-13
Z-65-07
Z-45-12
Z-43-13
Z-45-12
*
Phoenix City Limits
Phoenix City Limits
*
COUNTY
MARICOPA
*
Phoenix City Limits
R1-6
S-1
S-1
C-2
C-1
R1-6
R1-8 *
Z-91-04
C-1 *
Z-91-04
BROADWAY RD
PARKWAY DR
64TH LN
65TH AVE
67TH LN
68TH LN
CORONA AVE
67TH DR
67TH AVE
66TH LN
66TH AVE
68TH DR
LEVI DR
64TH DR
65TH GLN
GETTY DR
65TH LN
PUEBLO AVE
TRUMBULL RD
ENCINAS LN
MARGUERITE AVE
GABY RD
LUXTON LN
Maricopa County Assessor's Office
I-10
VAN BUREN ST
BUCKEYE RD
LOWER BUCKEYE RD
BROADWAY RD
SOUTHERN AVE
27TH AVE
35TH AVE
19TH AVE
43RD AVE
51ST AVE
59TH AVE
67TH AVE
75TH AVE
83RD AVE
91ST AVE
99TH AVE
107TH AVE
I-17
SR 202 (Proposed)
ESTRELLA VILLAGE
CITY COUNCIL DISTRICT: 7
I
APPLICANT'S NAME:
APPLICATION NO.
Z-SP-1-21
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
7.63 Acres
MULTIPLES PERMITTED
* Maximum Units Allowed with P.R.D. Bonus
S-1 (Approved C-1) (Pending C-2), S-1 (Pending C-2)
C-2 SP
CONVENTIONAL OPTION
7 ( 105) ( 105), 0 ( 5)
110
* UNITS P.R.D. OPTION
N/A ( 126) ( 126), N/A ( 6)
133
Michelle Bach / EAPC Architects Engineer
DATE:
4/28/2021
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
QS 4-13
ZONING MAP
E-4
REQUESTED CHANGE:
FROM: S-1 (Approved C-1) (Pending C-2) ( 7.26 a.c.)
S-1 (Pending C-2) ( 0.37 a.c.)
TO: C-2 SP ( 7.63 a.c.)
Document Path: S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2021\Z-SP-1-21.mxd
Z-SP-1-21
0.07
0
0.07
0.035
Miles
MATERIAL LEGEND:
METAL PANEL:
MFG: AEP SPAN
SPEC: FLEX SERIES 1.2FX40-12
COLOR:TERRA COTTA
SRI (SOLAR REFLECTANCE INDEX): 41
METAL PANEL:
MFG: AEP SPAN
SPEC: PERCEPTION COLLECTION PC10-12
COLOR: ZINC GRAY
SRI (SOLAR REFLECTANCE INDEX): 39
PAINTED STUCCO:
MFG: DUNN EDWARDS PAINTS
COLOR: BIRCHWOOD
SPEC #: DEC752
VALUE CHROMA: 1.5
PAINTED STUCCO:
MFG: DUNN EDWARDS PAINTS
COLOR: KRAFT PAPER
SPEC #: DE6109
VALUE CHROMA: 3.0
SMOOTH FACE CMU:
MFG: ECHELON - MESASTONE
FINISH: MODESTO
SPEC: STRETCHER 44F - 4X16
SMOOTH FACE CMU:
MFG: ECHELON- SPLIT FACE
FINISH: HOPI SANDSTONE
SPEC: STRETCHER 8F - 8X16
GLAZING:
MFG: PPG
FINISH: SOLARBAN Z50
SPEC: INSULATING CLEAR GLASS
EXT. REFLECTIANCE: 8%
PAINT:
MFG: DUNN EDWARDS PAINT
COLOR: GRAY FLANNEL
SPEC #: DE 6319
VALUE CHROMA: 1.4
ALUMINUM STOREFRONT:
MFG: KAWNEER
FINISH: #40 DARK BRONZE
ALUM ASSOCIATION SPEC:
AA-M10C21A44/AA-M45C22A44
ARCHITECTURAL CLASS I
ROLL UP OVERHEAD DOOR:
MFG: JANUS INTERNATIONAL
SIZE: 8'-0"x8'-8"
COLOR: SILHOUETTE GRAY
ROLL UP OVERHEAD DOOR:
MFG: JANUS INTERNATIONAL
SIZE: 14'-0"x20'-0"
COLOR: SILHOUETTE GRAY
PARAPET PAINT:
MFG: DUNN EDWARDS PAINT
COLOR: SPICED HOT CHOCOLATE
SPEC #: DET691
VALUE CHROMA: 1.3
METAL ROOFING:
MFG: AEP SPAN
COLOR: ZINC GRAY
SRI (SOLAR REFLECTANCE INDEX): 39
A
B
C
D
E
F
G
H
J
K
L
M
N
+1'-0"
+2"
+0"
+0"
-10'-0"
-10'-0"
-9'-0"
-8'-10"
-8'-10"
J
B
A
F
C
A
B
J
A
B
J
+1'-0"
+2"
+2"
L
-78'-0"
N
25'-2"
T.O. HIGH PARAPET
22'-6"
T.O. LOW PARAPET
12'-0"
T.O. WINDOW
2'-8"
T.O. WAINSCOT
0'-0"
FINISH FLOOR
26'-0"
T.O. METAL PANNEL
26'-0"
T.O. METAL PANNEL
M
M
23'-2"
T.O. MED PARAPET
12'-0"
T.O. WINDOW
2'-8"
B.O. WINDOW
0'-0"
FINISH FLOOR
+1'-0"
+2"
+0"
+0"
-20'-0"
-20'-0"
+2"
-19'-4"
-19'-10"
-19'-0"
J
B
A
F
C
A
J
F
C
A
B
J
B
C
B
C
L
-19'-4"
-20'-0"
-20'-0"
F
22'-6"
T.O. LOW PARAPET
14'-0"
T.O. ROLL UP DOOR
26'-0"
T.O. METAL PANEL
N
M
M
M
25'-2"
T.O. HIGH PARAPET
22'-6"
T.O. LOW PARAPET
12'-0"
T.O. WINDOW
2'-8"
B.O. WINDOW
0'-0"
FINISH FLOOR
+1'-0"
+2"
+0"
+2'-2"
+2'-4"
+0"
+0"
+2'-2"
+2'-4"
+1'-0"
+2"
+0"
+0"
+0"
A
B
J
A
J
F
C
A
J
F
C
A
B
J
D
F
E
A
N
N
26'-0"
T.O. COLUMN
M
M
M
+1'-0"
+2"
+0"
+0"
+2"
-80'-4"
-79'-6"
-79'-4"
-79'-6"
+0"
+0"
+1'-0"
+2"
+2"
J
B
A
J
B
A
c
F
C
A
B
J
0'-0"
FINISH FLOOR
26'-0"
T.O. METAL PANEL
22'-6"
T.O. LOW PARAPET
2'-8"
T.O. WAINSCOT
M
M
Plot Date:
DRAWING TITLE
COPYRIGHT:
CHECKED BY:
DRAWN BY:
PROJECT NO:
STATE
CITY
PROJECT DESCRIPTION
DESCRIPTION
DATE
ISSUE DATES
CLIENT
MARK
All plans, specifications, computer files, field data, notes
and other documents and instruments prepared by EAPC
as instruments of service shall remain the property of
EAPC. EAPC shall retain all common lay, statutory and
other reserved rights, including the copyright there to.
RZ
REZONE SUBMITTAL
03-12-21
PRELIMINARY -
NOT FOR
CONSTRUCTION
www.eapc.net
Grand Forks ND
Fargo ND
Bismarck ND
Williston ND
Minot ND
Norwich VT
Bemidji MN
Buenos Aires ARG
Sioux Falls SD
St. Paul MN
Fort Collins Co
Phoenix AZ
7/16/2021 1:03:22 PM
A403
20205760
AJS
MAB
ARIZONA
PHOENIX
PROPOSED RETAIL
AND SELF STORAGE
WITH RV PARKING
STORAGExperts
COLOR BUILDING A
ELEVATIONS
A403- COLOR BUILDING A ELEVATIONS
TELE
FAX
901 E Madison St, Phoenix, AZ 85034
602.441.4505
3/32" = 1'-0"
A403
1
WEST COLOR ELEVATION - BUILDING 'A"
3/32" = 1'-0"
A403
2
EAST COLOR ELEVATION - BUILDING 'A'
3/32" = 1'-0"
A403
3
NORTH COLOR ELEVATION - BUILDING 'A'
3/32" = 1'-0"
A403
4
SOUTH COLOR ELEVATION - BUILDING 'A'
MATERIAL LEGEND:
METAL PANEL:
MFG: AEP SPAN
SPEC: FLEX SERIES 1.2FX40-12
COLOR:TERRA COTTA
SRI (SOLAR REFLECTANCE INDEX): 41
METAL PANEL:
MFG: AEP SPAN
SPEC: PERCEPTION COLLECTION PC10-12
COLOR: ZINC GRAY
SRI (SOLAR REFLECTANCE INDEX): 39
PAINTED STUCCO:
MFG: DUNN EDWARDS PAINTS
COLOR: BIRCHWOOD
SPEC #: DEC752
VALUE CHROMA: 1.5
PAINTED STUCCO:
MFG: DUNN EDWARDS PAINTS
COLOR: KRAFT PAPER
SPEC #: DE6109
VALUE CHROMA: 3.0
SMOOTH FACE CMU:
MFG: ECHELON - MESASTONE
FINISH: MODESTO
SPEC: STRETCHER 44F - 4X16
SMOOTH FACE CMU:
MFG: ECHELON- SPLIT FACE
FINISH: HOPI SANDSTONE
SPEC: STRETCHER 8F - 8X16
GLAZING:
MFG: PPG
FINISH: SOLARBAN Z50
SPEC: INSULATING CLEAR GLASS
EXT. REFLECTIANCE: 8%
PAINT:
MFG: DUNN EDWARDS PAINT
COLOR: GRAY FLANNEL
SPEC #: DE 6319
VALUE CHROMA: 1.4
ALUMINUM STOREFRONT:
MFG: KAWNEER
FINISH: #40 DARK BRONZE
ALUM ASSOCIATION SPEC:
AA-M10C21A44/AA-M45C22A44
ARCHITECTURAL CLASS I
ROLL UP OVERHEAD DOOR:
MFG: JANUS INTERNATIONAL
SIZE: 8'-0"x8'-8"
COLOR: SILHOUETTE GRAY
ROLL UP OVERHEAD DOOR:
MFG: JANUS INTERNATIONAL
SIZE: 14'-0"x20'-0"
COLOR: SILHOUETTE GRAY
PARAPET PAINT:
MFG: DUNN EDWARDS PAINT
COLOR: SPICED HOT CHOCOLATE
SPEC #: DET691
VALUE CHROMA: 1.3
METAL ROOFING:
MFG: AEP SPAN
COLOR: ZINC GRAY
SRI (SOLAR REFLECTANCE INDEX): 39
A
B
C
D
E
F
G
H
J
K
L
M
N
2'-8"
T.O. WAINSCOT
0'-0"
FINISH FLOOR
14'-0"
T.O. PARAPET
8'-0"
T.O. DOORS
F
C
M
K
+0"
+0"
0'-0"
FINISH FLOOR
2'-8"
T.O. WAINSCOT
14'-0"
T.O. PARAPET
8'-0"
T.O. DOORS
F
C
M
K
+0"
+0"
0'-0"
FINISH FLOOR
2'-8"
T.O. WAINSCOT
14'-0"
T.O. PARAPET
F
C
M
+0"
+0"
0'-0"
FINISH FLOOR
2'-8"
T.O. WAINSCOT
14'-0"
T.O. PARAPET
F
C
M
+0"
+0"
0'-0"
FINISH FLOOR
2'-8"
T.O. WAINSCOT
14'-0"
T.O. PARAPET
8'-0"
T.O. DOORS
F
C
M
K
+0"
+0"
0'-0"
FINISH FLOOR
2'-8"
T.O. WAINSCOT
14'-0"
T.O. PARAPET
F
C
M
+0"
+0"
0'-0"
FINISH FLOOR
2'-8"
T.O. WAINSCOT
14'-0"
T.O. PARAPET
F
C
M
+0"
+0"
-38'-6"
+0"
+0"
+0"
+0"
+0"
+0"
+0"
+0"
+0"
+0"
2'-8"
T.O. WAINSCOT
0'-0"
FINISH FLOOR
14'-0"
T.O. PARAPET
16'-4"
T.O. COLUMN
16'-4"
T.O. COLUMN
16'-4"
T.O. PARAPET HIGH
D
F
E
A
M
+2'-2"
D
F
E
A
M
F
C
M
F
C
M
F
C
M
+2'-4"
+2'-2"
+2'-4"
Plot Date:
DRAWING TITLE
COPYRIGHT:
CHECKED BY:
DRAWN BY:
PROJECT NO:
STATE
CITY
PROJECT DESCRIPTION
DESCRIPTION
DATE
ISSUE DATES
CLIENT
MARK
All plans, specifications, computer files, field data, notes
and other documents and instruments prepared by EAPC
as instruments of service shall remain the property of
EAPC. EAPC shall retain all common lay, statutory and
other reserved rights, including the copyright there to.
RZ
REZONE SUBMITTAL
03-12-21
PRELIMINARY -
NOT FOR
CONSTRUCTION
www.eapc.net
Grand Forks ND
Fargo ND
Bismarck ND
Williston ND
Minot ND
Norwich VT
Bemidji MN
Buenos Aires ARG
Sioux Falls SD
St. Paul MN
Fort Collins Co
Phoenix AZ
7/16/2021 1:03:26 PM
A404
20205760
AJS
MAB
ARIZONA
PHOENIX
PROPOSED RETAIL
AND SELF STORAGE
WITH RV PARKING
STORAGExperts
COLOR BUILDING B &
C ELEVATIONS
A404- COLOR BUILDING B & C ELEVATIONS
TELE
FAX
901 E Madison St, Phoenix, AZ 85034
602.441.4505
3/32" = 1'-0"
A404
1
NORTH COLOR ELEVATION - BUILDING 'B"
3/32" = 1'-0"
A404
2
SOUTH COLOR ELEVATION - BUILDING 'B''
3/32" = 1'-0"
A404
3
EAST COLOR ELEVATION - BUILDING 'B''
3/32" = 1'-0"
A404
4
WEST COLOR ELEVATION - BUILDING 'B''
3/32" = 1'-0"
A404
6
SOUTH COLOR ELEVATION - BUILDING 'C''
3/32" = 1'-0"
A404
7
EAST COLOR ELEVATION - BUILDING 'C''
3/32" = 1'-0"
A404
8
WEST COLOR ELEVATION - BUILDING 'C''
3/32" = 1'-0"
A404
5
NORTH COLOR ELEVATION - BUILDING 'C"
From:
Dafra Sanou
To:
michelle.bach@eapc.net
Cc:
Enrique A Bojorquez-Gaxiola; lisaperez5@cox.net
Subject:
Upcoming development on 67ave and Broadway
Date:
Wednesday, April 21, 2021 1:26:17 PM
To whom it may concern:
I live on 67 Avenue and Broadway. I, unfortunately, was not able to make the meeting yesterday
scheduled for 6 pm because it was also my son's birthday celebration. As far as myself, my family
and the residents in the area are concerned, we definitely NOT HAPPY about another storage facility
and a gas station on 67th Ave & Broadway. This is in the middle of a residential area that is currently
developing and such a facility does not fit in the area at all. I feel that this side of town is considered
a dump for gas stations or other commercial development. We have a number of storage facilities in
the area already. I would take a shopping center, a nice restaurant, a grocery store, but not another
gas station and storage area.
I am sure that will create more traffic for us to get out of the neighborhood, or trying to get home.
As it is traffic is horrible already. The streets are small. I am not going to write a book, but I think that
you should really consider something else that the community can benefit from. I know profit is the
main driver for this, but we also would like something that will benefit the needs of the community,
not something that will not benefit anyone really.
Thank you for taking my feedback into consideration.
Sincerely,
Dafra Sanou
To whom it may concern:
As a tax payer and a local in the area (79th & Broadway), I find it very disheartening that we are
getting yet another storage facility and gas station on 67th Ave & Broadway. Our community is growing
and we have countless new housing developments in the making that these commercial options do not
warrant a need for our area. The large lot that was once a farm would have been a great area for a
shopping center, but as you know its going to be more houses. (Great! Just what we need). More
families to feed and one local grocery store.
What we need is another grocery store. The community has one local option and that is Fry’s on
83rd Ave and Lower Buckeye. Unfortunately, this is our only grocery store to service the area. As a local
shopper here, I can tell you I can never successfully shop for my family’s needs at this store without
having to go somewhere else to find my items. This store is not well stocked, they run out of produce
quickly because they are the only store in the area.
As an example, 51st and Baseline has two options for grocery stores (Fry’s and Safeway). Not to
mention just a couple blocks down at the new Laveen Park Place they have Sprouts and I believe an Aldi
coming soon. So, this local area will have 4 local options for grocery shopping, and we get one! That
seems a bit unfair.
Another headache as a local to this area we are still commuting on 2 lane roadways! One lane in
each direction. When is your committee going to work on getting us wider roads with more lanes? You
should witness the traffic back up every day on Broadway. The longest part of my commute is waiting on
Broadway after getting off the Loop 202.
Our area is showing its age and could use some upgrades. The only Costco close to us is in
Avondale. Have you been to that store? It is always busy; the parking lot is tiny and it has to service our
growing area plus its own residents of Avondale. The East side (Chandler, Tempe, Mesa etc.) they all
have countless shopping centers and Costco’s and we have one. I understand we have another Costco in
Peoria and Surprise but do you know how far they are from us? It does not make for a quick errand run.
Please realize that our area is growing we need wider streets, more lanes, better lit roads,
sidewalks, & parks for our children. Why can’t we have nice things? Do we really need another storage
facility and gas station? You are already putting a gas station on 67th and Broadway, you are already
putting a storage facility on 67th and Baseline.
I am just a concerned local neighbor that wishes your committee would push for more
infrastructure and better shopping centers for us. My only hope is that this letter makes it to someone
who will actually read and sympathize with my thoughts. Please put the families of this area first. We
would all love another grocery store and safe streets.
Thank you for your time.