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Sustainability Engineering Group LLC “LEEDing and Developing Smart Projects” Sustainability Engineering Group, LLC 5240 N 16th St, Suite 105 Phoenix, AZ 85016 (480) 588-7226 Info@azseg.com www.azSEG.com Project Narrative PROPOSED FUEL CENTER Southwest Corner of N. 67th Ave. and W. Montebello Ave. City of Glendale, Arizona Request: Conditional Use Permit for a proposed Fuel Center in City of Glendale, Arizona SR # 22-0621 April 2023 5240 N 16 t h Street, Suite 105, Phoenix, AZ 85016 Planning Division Received May 26, 2023 Sustainability Engineering Group LLC “LEEDing and Developing Smart Projects” Sustainability Engineering Group, LLC 5240 N 16th St, Suite 105 Phoenix, AZ 85016 (480) 588-7226 Info@azseg.com www.azSEG.com INTRODUCTION A Fuel Center with a walk-up kiosk is proposed on approximately 1.4 acres of land located at the southwest corner of N. 67th Ave. and W. Montebello Ave. within the jurisdiction of the City of Glendale. Outdoor merchandise containers are to be located as shown on the site plan that will not interfere with pedestrian ways, fire lanes, required parking spaces, driveways, landscape areas or traffic visibility at driveway entries and street intersections. The merchandise items proposed are those at other Fry’s Fuel Centers in Arizona and typical of other items contained within fuels center merchandise containers. The parcel is a single Maricopa County Assessor Parcel number 144-25-001D, located within a portion of section 13, Township 2 North, and Range 1 East, Gila and Salt River Meridian, Maricopa County, Arizona, hereinafter the “Subject Property”. The existing zoning for the subject property is C-2, and the general plan designation is MDR 5 (Medium Density Residential: 3.5 - 5.0 du/ac). Per the City of Glendale Zoning ordinance, a Fuel Center is an allowable use with a conditional use permit. On behalf of Mark Development Inc, we are submitting this request for a Conditional Use Permit. EISTING CONDITIONS The site is undeveloped vacant land, generally sloping from northeast to southwest. It is currently bound by residential development from the west and south, residential development north across W. Montebello Ave., and new residential construction across N. 67th Ave. to the east. The table below depicts the existing land use and zoning of adjacent parcels. Existing Land Use Existing Zoning North (Across W. Montebello Ave.) Residential (Skyview West Unit 1 Subdivision) R-3 East (Across N. 67th Ave.) Residential and Parking Lot R-4 and A-1 South Residential C-2 West Residential (Skyview West Unit 2 Subdivision) R1-6 Sustainability Engineering Group LLC “LEEDing and Developing Smart Projects” Sustainability Engineering Group, LLC 5240 N 16th St, Suite 105 Phoenix, AZ 85016 (480) 588-7226 Info@azseg.com www.azSEG.com SITE USE CONSIDERATIONS The proposed Fuel Center is designed to house six (6) fuel dispensers and a walk-up kiosk. The merchandise sale is proposed to be within the proposed kiosk and within display racks outside and near the kiosk. The site has been designed to orient the gasoline service pumps and canopy covering the pumps in-line in a north-south direction near the center of the site. Please refer to the canopy and kiosk elevations submitted as part of the conditional use permit package. The proposed development layout is designed to provide an adequate circulation pattern that will satisfy customer vehicles while updating the landscape and parking needs of the overall site. The site will be re-graded to direct the drainage from southeast to northwest to proposed onsite retention to meet the minimum required distance from the right of way to the site entry. This project will provide no unusual or detrimental impacts on public health, safety, or welfare. Noise will be minimal, which is consistent with the use. No smoke, dust, vibration, or odor issues are anticipated for this use. Lighting will be directed away from surrounding areas and meet code requirements. Typical safety guidelines and techniques associated with a fuel center will be implemented to minimize the risk of hazards to persons. A neighborhood meeting was conducted at the Don Mensendick Elementary School on February 16, 2023, to facilitate Public Participation and elicit local community input. One neighbor showed up and expressed his concern regarding merchandise sales on the site that would compete with his convenience store located on the west side of N 67th Avenue north of the project site. He stated that he had no issue with the design of the facility. Another citizen had questions regarding the environmental impacts of a fuel center his concern was with contamination to the groundwater. The citizen was informed that the underground storage tanks have dual membranes and alarms to detect leaks between the membranes. Additionally, no nearby wells provide water for the residents in this area that could be contaminated by any proposed use. The nearby residents are served by public water. Sustainability Engineering Group LLC “LEEDing and Developing Smart Projects” Sustainability Engineering Group, LLC 5240 N 16th St, Suite 105 Phoenix, AZ 85016 (480) 588-7226 Info@azseg.com www.azSEG.com REQUIRED FINDINGS The proposed use is consistent with the policies, objectives, and land use map of the Glendale General Plan and the purpose of the zone district in which the site is located. The historic and existing commercial zoning designation of the subject parcel is consistent with the proposed use. The C-1 (Neighborhood Commercial) was changed to C-2 (General Commercial) by Application Z-01-09, on October 10, 2011. The C-2 zoning specifically Glendale Municipal Code Section 5.752.D.2 allows “automobile services” as a Permitted Use and Municipal Code Section 5.754 allows retail uses, auto parking lots and auto repair uses. The Glendale Staff has requested that the project undergo a Conditional Use Permit and the developer has agreed to proceed with the Conditional Use Permit. The proposed use will not be materially detrimental to the health, safety or general welfare of persons residing or working with the neighborhood of the proposed use, or have an adverse effect on the property, adjacent properties, the surrounding neighborhood or the city when consideration is given to the character and size of the use and hours of operation. The proposed Fuel Center does not include uses incompatible with the surrounding neighborhood as vehicles simply drive through and fill their automobiles with fuel, then leave. The traffic has been reviewed by a professional traffic consultant to support a finding that the turning movements are safe and that the increased traffic will not be detrimental to the neighborhood and general welfare. An attendant within a very small Kiosk will be available from 6 am to 10 pm to help with cash payments and the small merchandise available for sale from within the Kiosk and contained in the outdoor containers. The outdoor containers will be securely locked when the Kiosk is closed, and no attendant is available. The proposed site has adequate access to public streets and highways to carry the type of quantity of traffic which may be generated by the subject use, and the on-site circulation is adequate to permit driveways, parking, and loading requirements in a manner which is safe and efficient. The site has been analyzed to ensure adequate access to N 67th Avenue and on-site circulation. Additionally, the fuel center operator (Kroger) has internal operating standards to further Sustainability Engineering Group LLC “LEEDing and Developing Smart Projects” Sustainability Engineering Group, LLC 5240 N 16th St, Suite 105 Phoenix, AZ 85016 (480) 588-7226 Info@azseg.com www.azSEG.com ensure safety for the truck movements. Both the traffic consultant and Kroger agree that the proposed site plan is safe and adequate for the proposed facility. The City of Glendale traffic engineer will review the proposed driveways and on-site circulation to further ensure consistency with the city transportation standards. Based on the City Engineer’s technical review, conditions and/or stipulations may be applied to the Site Plan review and approval. Adequate conditions or stipulations have been incorporated into the approval of the Conditional Use Permit to ensure that any anticipated detrimental effects can be mitigated. The Glendale City staff has required the developer to apply for a Conditional Use Permit. Consequently, the project will be reviewed by the City Engineer, City Planner, City Environmental Health officer, Fire Department, Transportation Engineer, Architect, and Sanitation. These staff members and agencies provided comments on a preliminary plan and will review the Site Plan and make recommendations to the City Planning Commission, who will decide if the project and conditions is appropriate for the subject site. CONCLUSION The proposed Fuel Center has been designed to comply with the Glendale Municipal Code, recommendations from the Glendale staff through the preliminary review process and a traffic impact statement has been issued in support of the traffic generated by the proposed use. Accordingly, we respectfully request that staff recommend the Planning Commission approve this Conditional Use Permit.