Good Neighbor Policy and Plan of Operation

PLAN OF OPERATION / GOOD NEIGHBOR POLICY
GATEWAY CROSSING
LARGE COMMERCIAL DEVELOPMENT / SERVICE STATION (I.E., A GAS STATION)
CASE NO.: ZON25-00660
Pacific Proving, LLC, the property owner, in collaboration with Vestar are planning to develop
approximately 37-acres located at the southwest corner of Williams Field Road and State
Route 24 (“SR-24”) (the “Property”) for a mixed-use retail/quick service restaurants/hotels’
development (“Gateway Crossing”). The Property encompasses portions of Maricopa County
Assessor’s Parcel Numbers: 313-25-961 & 313-25-859P.
Under the Mesa Zoning Ordinance, a Plan of Operation is required for the Gateway Crossing
mixed use development because of a Council Use Permit for a large retail (anchor) retail user
along with a Special Use Permit for an accessory service station (i.e., a gas station) to the
proposed large retail (anchor) user.
Generally, good neighbor policies are aimed at providing a program, or medium, for
coordination and resolution of maintenance issues and specified effects a project may have
on the surrounding uses. Good neighbor policies are especially relevant when residential
properties are concerned or assisted living facilities, which are not the case with this
proposed development. There are no residential uses within immediate proximity to the
subject property because it is separated by State Route 24 freeway, located in the middle of
a regional commercial/athletic grounds, abutting SRP easement (power poles), and a
predominately an industrial area.
Gateway Crossing’s cohesive mixed-use development plan is designed to be compatible
both internally and externally with respect to the surrounding context. The submitted Master
Site Plan and Design Review applications for the Property and large commercial
development establishes compatible mixed-use, large retail (anchor) user, retail, quick
service restaurants (drive-thrus), and hotel uses. The master site plan has been designed to
be sensitive to each of these proposed uses in terms of buffering, pedestrian connections,
shared open space amenities, truck/vehicular movements, and arrangement of uses that are
also compatible with the Property’s distance to the airport. The typical hours of operation for
the Gateway Crossing development are to be determined and based on each of end users
needs and compliant/serve the area’s needs. However, they will be similar to other large
retail/commercial developments in Mesa and the region.
The proposed development will meet or exceed the requirements to ensure on-going
compatibility with the respective uses onsite. The functionality and integrated relationship
among the various elements of Gateway Crossing’s development will be governed by a
comprehensive set of commercial restrictions, easements, cross-access agreements, and
professional management/maintenance agreements (e.g., CC&R’s/POA). This will ensure
that the entire mixed-use development is well maintained so that the value/appearance of
the overall development is preserved over time.
Plan of Operation/Good Neighbor Policy - Gateway Crossing (Case No. ZON25-00660)
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The property ownership maintenance program and the property owner’s association’s
declarations will run with the land will include specific terms that will address the relationship
between all the uses onsite and that will provide contact information to users of the site to
facilitate resolution of any concerns that may arise. The declarations will provide adequate
notice and create a mechanism to enforce each owner’s or tenant’s compliance with the
property’s operations regulations, etc. Tenants and purchasers will be given contact
information for property management.
The mixed-use development will also complete/provide the required public notice of the
potential impacts by the nearby airport.
With regards to the proposed accessory service station’s Plan of Operation.
 Hours of Operation: 5:00 a.m. to 12:00 a.m.
 Number of Employees: Fluctuates. Associates who work in/monitor the fuel station are
associates in the adjacent store.
 Number of Shifts per day: Approximately 3-4
 Number of fuel pumps: 14, two-sided pumps (28 nozzles)
Moreover, any noise from the accessory service station will be buffered by the large retail
(anchor) building, sport’s complex’s expansive parking lot, landscaping, walls, and distance
from the public street. The surrounding area is industrial in nature, a large sporting complex,
and abuts a freeway. All lighting at the fuel center will be in compliance with the City of Mesa
codes and mitigated to minimize any potential impacts. Again, the area is surrounded by a
large sports complex with lighting, a freeway, and large industrial users with lighting. Finally,
the overall larger retail/commercial development master site plan has been designed so that
fuel deliveries (i.e., trucks) enter from Williams Field Road and follow a designated/designed
truck route, similar to the large retail (anchor) user. Customer vehicular traffic will also use
these routes as well as other routes designed for vehicles. Easy access to the service station
by trucks will be provided with minimal disruption to the surrounding area to the abutting
freeway and beyond can be accomplished via Williams Field Road and Ellsworth (major
arterial roads).
With that said, if any complaints or concerns arise from the operations of the accessory fuel
center, the procedure for responding to those concerns is as follows:
1. The associate working in the fuel center will be the first to respond to any concerns.
2. If any concerns cannot be addressed or solved by the associate in the fuel center,
the store manager for the large retail (anchor) user may become involved in
addressing the concern.
3. If concerns remain then the area regional manager for the large retail (anchor) user
will step in to further address any remaining issues.
4. Any maintenance or design issues may be directed to the large retail (anchor) user
or via the property owner management company for the overall larger
retail/commercial development. Current contact information will be displayed on
site at the fuel station and within the large retail (anchor) user’s building as well as
with the property owner’s association for the overall larger retail/commercial
development.
Plan of Operation/Good Neighbor Policy - Gateway Crossing (Case No. ZON25-00660)
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