Exhibit D - PLZZ-24-0004 - Extended Stay Hotel Rezone - Narrative PZ20251209.pdf
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1 1130 N. Alma School Road, Suite 120, Mesa, AZ 85201 | T: 480.503.2250 | F: 480.503.2258 | Case No. PLZZ-24-0004 Extended Stay America Premier Suites Rezone Project Narrative West of the NWC Miller Road & Durango Street Prepared: April 30, 2024 Owner/Developer Planning & Engineering Consultant The Invitation Group EPS Group, Inc. 2031 E Mariposa Grande 1130 N Alma School Rd, Suite 120 Phoenix, AZ 85024 Mesa, AZ 85201 Contact: Keyur Patel Contact: Natalie Maikoski 2R PLZZ-24-0004 RECEIVED MAY 06 2024 WD 2 1130 N. Alma School Road, Suite 120, Mesa, AZ 85201 | T: 480.503.2250 | F: 480.503.2258 | Introduction EPS Group, Inc., on behalf of The Invitation Group (Owner/Developer), requests approval of a Zone Change for a proposed commercial development located at the corner of 253rd Drive and Durango Street in Buckeye, Arizona. This 4.37-gross acre site is identified as Maricopa County Tax Assessor Parcel Number (APN): 504-26-970A and is legally describes as follows: Lot 5 and a portion of Lot 4, Miller Commerce Center Parcel 1, according to the plat of record in the office of the county recorder of Maricopa County, Arizona, recorded in book 1070 of maps, page 39, being located in a portion of the northeast quarter of section 18, township 1 north, range 3 west of the Gila and Salt River base and meridian, Maricopa County, Arizona, and more particularly described as follows: Commencing at the east quarter corner of said section 18, monumented with a brass cap in handhole which bears south 89 degrees 56 minutes 45 seconds east 2,642.23 feet from the center of said section 18, monumented with a brass cap in handhole; thence along the south line of the northeast quarter of said section 18, south 89 degrees 56 minutes 45 seconds east 665.00 feet point of beginning; thence, continuing along said south line 89 degrees 56 minutes 45 seconds east, 655.56 feet; thence, north 00 degrees 10 minutes 01 seconds west, 289.41 feet; thence, north 89 degrees 53 minutes 37 seconds east, 655.87 feet, to the east line of said Lot 5; thence, along said east line south 00 degrees 06 minutes 17 seconds west, 291.25 feet, to the point of beginning. Said portion of land containing 190,376 square feet, or 4.3704 acres, more or less, and being subject to any easements, restrictions, and/or rights-of-ways of record or otherwise. Description of Request The subject site is currently zoned General Commercial (GC). The Developer hopes to pursue the relevant entitlement applications for development of this underutilized site and proposes Extended Stay America Premier Suites, a vibrant new four-story commercial hotel consisting of 95 guest suites. In order to facilitate the development of this new commercial and hotel site, the Developer requests the following: I. Zone Change from General Commercial (CG) to Community Commercial (C-2). Existing Zoning Map 3 1130 N. Alma School Road, Suite 120, Mesa, AZ 85201 | T: 480.503.2250 | F: 480.503.2258 | Project Data A.P.N.s 504-26-970A Current Land Use Vacant / Undeveloped Proposed Land Use Commercial / Hotel Current General Plan Land Use Designation Business Commerce Current Zoning District General Commerce (GC) Proposed Zoning District Community Commercial (C-2) Gross Area 4.37 Acres Current Site Conditions The subject site is currently undeveloped, vacant land. There is an existing and improved shared access drive provided off of Durango Street, which the developer intends to use for access into the future hotel site. Current General Plan Designation The subject site is within the Business Commerce land use area of the City of Buckeye General Plan, which is compatible with the proposed hotel use. Development Plan Extended Stay America Premier Suites is the top-of-the-line offering by Extended Stay America. The project consists of a four story, 95 key, 44,208-gross square foot hotel that provides guests with a pleasurable and memorable experience by providing comforts above that of other hotel offerings, such as guest suites, laundry, fitness, and locked storage. Upon arriving on the site, you are guided to the building entrance by the recognizable “picture frame” entry feature that is unique to the Premier Suites. This feature makes the primary entrance identifiable from the street, creating an approachable building with a sense of association within the community. The size, scale and environment of the site is appropriate for a high-density residential development. The site plan will be designed to harmonize and work within the existing parameters and to minimize impacts and disturbances to adjacent land uses. Unit placement, street alignments and open space corridors will be designed to work efficiently and to provide compatibility with the surrounding area. 4 1130 N. Alma School Road, Suite 120, Mesa, AZ 85201 | T: 480.503.2250 | F: 480.503.2258 | Development Standards The proposed site shall comply with the C-2 zoning district Development Standards per the City of Buckeye Development Code and as described in the following table. City of Buckeye Dimensional Standards Table Standard C-2 Lot Coverage, max. 60% Setback, min. Front 20’ Adjacent to Residential District 0’ All Others Side 50’ Adjacent to Residential District 10’ All Others Rear 50’ Adjacent to Residential District 0’ All Others Building Height, max. 50’ Access & Roadway Circulation Primary and emergency access to the hotel is provided off of Durango Street via a shared 40’-wide access drive. A 26’-wide all-weather fire access lane is also provided along the southern boundary of the site out to Durango Street. Secondary guest access is provided off of Durango Street into an internal parking lot that faces the rear of the building. Internal circulation will consist of two-way access drives that measure 26’ from face-of-curb to face-of-curb. Sufficient guest parking is provided at a rate that meets the City of Buckeye Development Code to provide one space per guest room. Water & Sewer Services The subject site is within the City of Buckeye water service area and there is an existing 16” public water main located in Durango Street. A water letter will be provided for approval, which projects water demands per City of Buckeye Engineering Design Standards 3-1, establishes fire flow requirements per COB EDS 3-1 or as approved per City of Buckeye Fire Department, and summarizes existing and proposed water facilities. The site is also within the City of Buckeye sewer service area, with a 10” sewer main located in Durango Street. The development team will provide a sewer letter for approval, which projects project demands per COB EDS 4-1, summarizing existing and proposed sewer facilities, and confirms downstream capacity. Police & Fire Protection Services It is anticipated that this site will be served by the local City of Buckey police and fire protection services. Impact to Local Schools It is anticipated that this proposed hotel development will not have any impact on local schools. The site is located within the General Commerce area of the City’s General Plan and the nearest school is located approximately 1.5-miles away. Parks, Open Space, and Trails The proposed site will meet the minimum open space requirement for commercial uses, which is 20% of the parcel area. No other impacts to local parks or trails are anticipated with this development. Project Timing It is the Developer’s intent to proceed with Construction Documentation and permitting once the zone change and subsequent site plan have been approved. We are anticipating that the process for review by the City will go through the normal submittal and approval processes. Conclusion Obtaining this rezone approval is the next step in the development process to put this site to contributing use. The proposed development provides an opportunity for the City to increase compatible commercial development to the area. We respectfully request approval of the submitted documents and look forward to working with the City to gain all necessary approvals to build a successful project.