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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. N 67TH AVE W MONTEBELLO AVE SUSTAINABILITY ENGINEERING GROUP 221219 LA 03/29/2023 VARIANCE THIS DRAWING IS AN INSTRUMENT OF SERVICE AND THE PROPERTY OF SUSTAINABILITY ENGINEERING GROUP, AND SHALL REMAIN THEIR PROPERTY. THE USE OF THIS DRAWING SHALL BE RESTRICTED TO THE ORIGINAL SITE FOR WHICH IT IS PREPARED AND PUBLICATION THEREOF IS EXPRESSLY LIMITED TO SUCH USE. LA AF OF 2 03/29/2023 03/29/2023 03/29/2023 PRELIMINARY NOT FOR CONSTRUCTION 5240 N. 16TH STREET, SUITE 105, PHOENIX, AZ 85016 WWW. AZSEG.COM TEL. 480.588.7226 FAX 480.259.3534 SITE PLAN C2.10 1 ENLARGED SITE PLAN SWC N. 67TH AVE. AND W. MONTEBELLO AVE., GLENDALE, ARIZONA 85301 FRY'S 11 FUEL CENTER SITE PLAN SITE VICINITY MAP SITE PLAN KEY NOTES: PROPOSED LEGEND: Planning Division Received May 26, 2023 1 CITIZEN PARTICIPATION PLAN COMPLETION OF THE FOLLOWING IS NECESSARY FOR APPROVAL OF YOUR PLAN DEVELOPMENT PROPOSAL Fry’s Fuel Center Variance to adjust width of rear building setback & front landscape buffer ADDRESS SWC of N 67th Avenue and W Montebello Avenue SR# 22-0621 DATE March 03, 2023. Updated: 8/1/2023 APPLICANT Sustainability Engineering Group, LLC ATTN: Eric Gerster BRIEF DESCRIPTION OF PROPOSED PROJECT New Fuel Center with 7 fuel dispenser islands and a walk-up kiosk. DESCRIBE PUBLIC NOTICES, MEETINGS, RELATED OTHER PUBLICITY The applicant notified owners within a 300-foot radius of the intent to develop the property, and held a public participation meeting on Thursday February 16th. One participant was present and had no issue with the project’s setbacks or landscape buffer, but did not want sales competition with his convenience store nearby. There was no further response by phone or email. A second notification letter was mailed on June 30th, 2023 to owners within 300 feet of the property after the application was filed, and there was no response to the Applicant via email or phone call regarding this notice. A sign was posted on July 21st noticing nearby residents and interested parties of the upcoming hearing, and no comments or questions have been made since that date. IDENTIFY WHO MAY BE DIRECTLY OR INDIRECTLY AFFECTED BY YOUR PROPOSAL AND ANYONE WHO EXPRESSED INTEREST OR BELIEVE THEY WILL BE AFFECTED. It was anticipated that the residential neighborhood to the west would have the greatest concern, and a shared 8-foot wall is proposed to separate the residentially- zoned property from the project if the residents agree. All six of the adjacent owners were notified, and none attended the meeting held across 67th Avenue at the Don Mensendick School, or commented or objected in writing, via email or by phone. The other adjacent properties include apartments to the north, a school across 67th 2 Avenue to the east, and additional C-2 commercial property to the south, and the Applicant has received no response from these properties. IDENTIFY ANY CONCERNS THE ABOVE INDIVIDUALS MAY HAVE As stated above, no comment was received from the adjacent property owners. The owner of a convenience store located nearby attended the meeting to get a sense of the sales competition the kiosk would create. Angel Quintero (623) 806-3200; Anglqntero@yahoo.com called to represent his grandmother who does not speak English and lives within the 300-foot buffer surrounding the project. He had no specific requests for changes or an objections to the project. Concerns of adjacent neighbors regarding noise, lighting, and/or fuel odors are mitigated through project design elements that include recessed lighting in the canopy, a vapor recovery fuel system at the dispensers as well as double membraned underground storage tanks for the fuel storage. An 8-foot wall has been included in the design to provide greater security and screening to the adjacent residents from the proposed commercial use. HOW WILL THEY BE PROVIDED AN OPPORTUNITY TO DISCUSS THE PROPOSAL WITH THE APPLICANT IF ISSUES OR QUESTIONS CONTINUE OR SUDDENLY ARISE AFTER DISTRIBUTION OF THE NOTIFICATION LETTER. The City of Glendale’s planner’s contact information was included on the public notification letters and on the sign, in addition to the SEG Project Manager’s contact information. Project concerns will be directed to the Applicant. HOW WILL THESE INDIVIDUALS BE INFORMED OF ANY CHANGES AFTER THE INITIAL CONTACT? Two letters were sent roughly 4 months apart, and a hearing notification sign has been posted. Calls and emails will be received and shared with the City’s planner until the time of the hearing, where there will be a final opportunity to speak. HOW WILL YOU KEEP GLENDALE PLANNING STAFF UPDATED ON THE STATUS OF YOUR CITIZEN PARTICIPATION EFFORTS? All Public Notices included contact information for the Planner. Any contact to the Applicant will be shared with the Planning staff, and the Applicant will proactively react to the owners’ concerns and contact them to discuss possible changes to the project’s scope or why an issue cannot be immediately addressed. Applicant will copy the planner on all correspondence, of any new or emerging concerns, and of any project scope changes. IMPLEMENTATION SCHEDULE / DATES OF COMPLETION Date CPP Submitted to Project Planner CPP provided to Project Planner on 2/28/2023 for review and approval. Final Draft delivered 8/1/2023. 3 Neighborhood Meeting Date (if any) 1st Neighborhood meeting took place prior to application submittal on February 16, 2023, at the Don Mensendick Elementary School across 67th Avenue from the project site. A second neighborhood meeting will be held via Zoom following application submittal. Distribution Date of Initial Notices The first Notice was mailed to property owners on February 6, 2023. A second notification letter was mailed on June 30th, 2023 to owners within 300 feet of the property. Number of Weeks Allowed for Responses Residents had 31 days to respond to the June 30th letter. Cut-off Date for Responses Date of final CPP submittal Planned Submittal Date of CPP Final Report August 1, 2023 4 COMPLETION OF THE FOLLOWING IS NECESSARY FOR FINAL REPORT APPROVAL SUMMARY / FINAL REPORT Total Individuals Notified: 80 Total Participants: 2 CONCERNS, ISSUES, PROBLEMS EXPRESSED The sale of items similar to those sold at the participant’s retail store. HOW CONCERNS WILL BE ADDRESSED? This was not a concern related to the variance application. CONCERNS APPLICANT IS UNWILLING TO ADDRESS The concern stated above will not be addressed. HOW THE PROPOSAL HAS BEEN REVISED TO ADDRESS CONCERNS Predicted areas of concern were proactively mitigated through initial project design elements such as recessed canopy lighting, a vapor recovery fuel system at the dispensers and fuel tanks, double- membraned underground storage tanks for the fuel, and an 8-foot high wall and landscape buffer to separate the residents from the commercial use. APPLICANT SIGNATURE AND DATE Eric Gerster – Project Manager June 27, 2023 Sustainability Engineering Group CITIZEN PARTICIPATION FINAL REPORT NEIGHBORHOOD MEETING February 6, 2023 Neighbor within 300 feet of the proposed Development Subject: Conditional Use Permit to Allow a Fry’s Fuel Center with 7 Fuel Dispensers, a 4,700 sf Canopy and small walk-up Kiosk Dear Neighbor: This letter is to inform you that I intend to request a Conditional Use Permit from the City of Glendale to allow a Fry’s Fuel Center with 7 Fuel Dispensers, a 4,700 sf Canopy and a 179 sf walk up Kiosk. The Conditional Use Permit will be requested for property located at the Southeast corner of Montebello Avenue and N 67th Avenue. A map is included with this letter showing the location of the property. I will hold a neighborhood meeting at the Don Mensendick School located at 5535 N 67th Avenue, Glendale AZ 85301, on Thursday February 16, 2023, from 6:00 pm to 6:30 pm to provide an overview of the project and answer your questions. If you want to comment but are unable to attend, please contact me using the information below. You may also contact Matthew Taylor, Senior Planner, City of Glendale, at (623) 930-2805 or mtaylor@glendaleaz.com. Sincerely, Todd Bessire Sustainability Engineering Group, LLC (480) 237-2599 Todd@azseg.com CC: Matthew Taylor, City of Glendale Planning Division Location Map 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 Neighborhood Meeting, and Notification of CUP and Variance Hearings Case Number SR22-0621 / CUP23-14, VAR23-04 Proposed Development Location: Southwest corner of Montebello Avenue and N. 67th Avenue, Glendale, AZ – Parcel No. 144-25-001D Proposed Development Applications: A. Conditional Use Permit (CUP23-14) – To allow the site to be used as a Fry’s gas station with 7 dispensers, a 4,700 sf canopy and a 180 sf walk-up canopy. B. Variance Request (VAR23-04) – To allow a reduction to the rear Building Setback and a reduction in the Landscape Buffer on 67th Avenue (as per the detail in the letter below). Dear Neighbor, June 30, 2023 Neighbors within a 300’ radius of the proposed development are being notified that development application has been made by Sustainability Engineering Group for a vacant parcel in your neighborhood at the southwest corner of Montebello Avenue and N. 67th Avenue. The Applicant has applied to the City of Glendale for a conditional use permit to allow the for the operation of a Fry’s gas station on the site. A tentative hearing date of August 24th, 2023 has been proposed for this approval. The Applicant has also applied for a variance to allow an adjustment to the rear building setback and front landscape buffer in order to allow better siting of the canopy and driveways. Specifically, the variance request is for a reduction to the rear Building Setback from 60’ to 41,’ and a reduction in width of the Landscape Buffer on 67th Avenue from 25’ to 10.’ A tentative hearing date of August 10th, 2023 has been proposed for this approval. A Site Plan has been included with this letter to better illustrate the site plan and the requested variances. An in-person meeting was held on February 16th, 2023 at the nearby Don Mensendick School at 5535 N. 67th Avenue to discuss both the Conditional Use Permit and the Variance request. While the Applicant feels comments and concerns specific to the CUP and Variance request were well-addressed, they are open to holding a second public meeting if any further comments require clarification in -person. Please forward any further comments you may have to Eric Gerster via email (eric@azSEG.com) or by phone (480 462-2783). For additional information concerning the proposed development or the City review process, please contact Matthew Taylor, Senior Planner, City of Glendale, at (623) 930-2805 or mtaylor@glendaleaz.com. Sincerely, Eric Gerster Sustainability Engineering Group 480-462-2783 eric@azSEG.com N 67TH AVE W MONTEBELLO AVE SUSTAINABILITY ENGINEERING GROUP 221219 LA 03/29/2023 VARIANCE THIS DRAWING IS AN INSTRUMENT OF SERVICE AND THE PROPERTY OF SUSTAINABILITY ENGINEERING GROUP, AND SHALL REMAIN THEIR PROPERTY. THE USE OF THIS DRAWING SHALL BE RESTRICTED TO THE ORIGINAL SITE FOR WHICH IT IS PREPARED AND PUBLICATION THEREOF IS EXPRESSLY LIMITED TO SUCH USE. LA AF OF 2 03/29/2023 03/29/2023 03/29/2023 PRELIMINARY NOT FOR CONSTRUCTION 5240 N. 16TH STREET, SUITE 105, PHOENIX, AZ 85016 WWW. AZSEG.COM TEL. 480.588.7226 FAX 480.259.3534 SITE PLAN C2.10 1 ENLARGED SITE PLAN SWC N. 67TH AVE. AND W. MONTEBELLO AVE., GLENDALE, ARIZONA 85301 FRY'S 11 FUEL CENTER SITE PLAN SITE VICINITY MAP SITE PLAN KEY NOTES: PROPOSED LEGEND: 300’ NOTIFICATION AREA FRY’S FUEL CENTER CONDITIONAL USE PERMIT SOUTHWEST CORNER OF 67TH AVENUE AND MONTEBELLO AVENUE PARCEL #144-25-001D ZONING DISTRICT: C-2 (GENERAL COMMERCIAL) COUNCIL DISTRICT: YUCCA 1 NEIGHBORHOOD NOTIFICATION AREA NAME OF REQUEST: FRY’S FUEL CENTER – VARIANCE / CONDITIONAL USE PERMIT LOCATION: Southwest Corner of 67th and Montebello Avenues REQUEST: The applicant is requesting approval of a Variance and Conditional Use Permit to allow a fuel center ZONING DISTRICT: C-2 (General Commercial) COUNCIL DISTRICT: Yucca FORMAL APPLICATION SUBMITTED: No EMAIL ADDRESS: todd@azseg.com NOTIFICATION AREA PROPERTY