CPP Final Report, Stamped, No Labels
Extracted text (via pymupdf)
19473 characters
CITIZEN PARTICIPATION REPORT
stayAPT Conditional Use Permit Application #CUP23-04
City of Glendale
May 2023
Revised August 14, 2023
(Note: revisions/additions are noted with italics)
Applicant Name:
Shaine T. Alleman, Tiffany & Bosco
2525 E. Camelback Road
Seventh Floor
Phoenix, AZ 85016
602.452.2712
sta@tblaw.com
APPROVED
14 AUG 2023
CUP23-04
City of Glendale
Planning Division
Modern Stay / StayAPT Conditional Participation Report
2
Citizen Participation Report
CITIZEN PARTICIPATION REPORT
stayAPT Conditional Use Permit Application
INTRODUCTION
On behalf of Modern Stay, LLC, Tiffany & Bosco, P.A. submits this Citizen Participation Report in
association with the proposed application for a Conditional Use Permit #CUP23-04 for parcel number
200-44-738H located at the northwest corner of West Camino San Xavier and North 73rd Avenue (the
“Property”).
The development team understands the importance of reaching out to the City and key stakeholders
to discuss the project and ensure that positive relationships are created with citizens, property owners,
business owners, homeowners associations, and other interested parties. Therefore, the Applicant
held a neighborhood meeting to discuss the project and also conformed to the required notification
procedures of the City of Glendale.
APPLICANT CONTACT
The coordinating party for the Citizen Participation Report is as follows:
Shaine T. Alleman
2525 E. Camelback Road, Seventh Floor
Phoenix, Arizona 85016-9240
602-452-2712
sta@tblaw.com
OUTREACH REPORT
To provide effective citizen participation from the City and relevant stakeholders, the following actions
were taken:
Notification Letter
Using the attached Outreach Notification Letter as a template, a notification letter was sent out on
April 10, 2023 to those parcels within 300’ of the Property and to those parties provided on the
Interested Parties List (Citywide and Sahuaro District) provided by City staff, as required, informing
them of the application and of the neighborhood meeting available for them to attend.
In addition to the attached outreach contact lists, we will also contact the following:
City of Glendale Mayor’s Office
Glendale City Council Office
Mayor Weiers
Councilmember Ray Malnar
5850 W. Glendale Avenue
5850 W. Glendale Avenue
Glendale, AZ 85301
Glendale, AZ 85301
City of Glendale Planning Department
City of Glendale Planning Department
Mathew Taylor, Senior Planner
Diana Figueroa, Senior Secretary
5850 W. Glendale Ave., Suite 212
5850 W. Glendale Ave., Suite 212
Glendale, AZ 85301
Glendale, AZ 85301
Modern Stay / StayAPT Conditional Participation Report
3
Citizen Participation Report
Neighborhood Meeting – April 26, 2023
A virtual neighborhood meeting was held on Wednesday, April 26, 2023, starting at 6:00 p.m. The
outreach and neighborhood meeting notification letter was sent out to the contact lists listed in the
Attachments below via First Class Mail on April 10, 2023 with information on how to connect to the
virtual meeting and how to contact us if they had any issues. A summary of the neighborhood meeting
is found below.
The neighborhood meeting was hosted by Shaine T. Alleman of Tiffany & Bosco as well as Michael
Dymski of Modern Stay, LLC to review the proposed applications and answer questions regarding the
project.
The following individuals attended from the public:
• Matthew Taylor, Senior Planner at the City of Glendale
• Erin Cole, Glendale Resident (17145 N. 73rd Avenue)
• Skip Crandall, Glendale Resident (7331 W. Angela Drive)
• Mr. and Mrs. Ray, Glendale Residents (7305 W. Angela Drive)
• Mr. and Mrs. Prather, Glendale Residents (7319 W. Angela Drive)
Mr. Alleman began the neighborhood meeting by presenting an overview of the project including
reviewing the development process and timing, the conceptual site plan, and conceptual elevations
and renderings. The remainder of the meeting was open for discussions and questions from the public.
The following is a general summary of the discussion points.
Erin Cole
Ms. Cole asked several questions about the proposed hotel and also shared her personal
research about “extended stay” hotels. In our opinion, she stated a lot of misinformation that is
not applicable to our proposed use.
When we attempted to discuss the proposed use and present information regarding the
questions she posed and how the hotel use is differentiated from the extended stay hotels she
was talking about, Ms. Cole laughed and didn’t want to listen to what we had to say.
We reiterated the quality of the hotel, safety/security information, and upscale/modern design
and development of the hotel. We also discussed the proposed hotel business model and how
it caters to professionals, medical staff, military, and leisure travelers.
Skip Crandall
Mr. Crandall expressed concerns about the safety of the proposed use and that he believes the
proposed hotel use will degrade his property values.
We again reiterated the quality of the proposed use, the 24/7 security that will be on the
Property, the proposed safety protocols that are part of all the proposed hotel uses.
Mr. and Mrs. Ray
Mr. and Mrs. Ray expressed concerns about the height of the building and the potential for
hotel patrons to view down into their backyard. They also expressed concerns about potential
for foot traffic from the hotel use coming into their neighborhood at the entrance near their
home. Mrs. Ray also asked for the City’s Review Comments from the CUP Application and we
sent those to her after the neighborhood meeting.
Modern Stay / StayAPT Conditional Participation Report
4
Citizen Participation Report
We presented a View Line Sight Exhibit that demonstrated that there are minimal privacy
concerns with the Property being over 400’ feet from their home. Additionally, the proposed
hotel use will be 35’ in height, which is the allowed height for any building within the
Arrowhead Center PAD areas and there is also the IRS building to the north of the hotel with a
carport and vegetation to provide additional screening.
NOTE: After the neighborhood meeting, the Application reviewed the proposed hotel use and
was able to shift the hotel building 65’ to the west of the original location. This places the
proposed hotel even more behind the IRS building and shields most, if not all, of the hotel
building from any views to the residential uses to the north.
Mr. and Mrs. Prather
Mr. and Mrs. Prather also expressed concerns about the height of the building and the
potential for hotel patrons to view down into their backyard. They also suggested reviewing the
elevation colors to see if something different could be done to match the neighborhood.
See notes for Mr. and Mrs. Ray regarding how the Applicant addressed the building height
concerns.
After reviewing the neighborhood architectural and color pallete, it was clear that there is no
uniform architectural or color scheme and we actual saw some homes in the neighborhood
that have blues and grays as part of the house paint colors. NOTE: We had subsequent
discussions with Mr. Prather and discussed his opinion that the proposed elevations/colors do
not match the surrounding businesses. After discussing this aspect with the City, it was relayed
that there are no issues with the proposed conceptual elevations and that architectural details
would be determined during the Design review application phase.
City Councilmember Directed Neighborhood Meeting – August 7, 2023
Councilmember Ray Malnar planned and hosted a neighborhood meeting on Monday, August 7, 2023,
starting at 6:00 p.m., at the Foothills Recreation & Aquatic Center located at 5600 W. Union Hills Drive,
Glendale, Arizona 85308. The meeting notification letter was sent out by Councilmember Malnar’s
office prior to the meeting. The Applicant was invited to present a summary of the proposed hotel and
to address neighbor questions. We recommend that anyone wanting further details about this meeting
to contact Councilmember Malnar as this was a meeting sponsored by him. The following is a summary
from the Applicant’s perspective.
The meeting proceeded as follows:
• Opening welcome and Introduction by Councilmember Malnar.
• Short introduction to property location and CUP application by Matthew Taylor, Glendale Senior
Planner.
• Approximately 15-minute presentation regarding issues with the CUP from certain neighbors.
This presentation was conducted by several residential neighbors, including Erin Cole, Skip
Crandall, and Pam Ray.
• Approximately 15-minute presentation regarding proposed stayAPT hotel by Michael Dymski,
proposed Glendale stayAPT franchisee/owner.
• Open microphone for neighbors to ask questions about stayAPT hotel and the proposed CUP.
There were approximately 14 neighbors that asked questions on the following range of topics,
including the following:
Modern Stay / StayAPT Conditional Participation Report
5
Citizen Participation Report
o Traffic and parking
o Safety of the hotel
o Building height
o Crime
o Noise
o Lighting
o Architecture
o Site Plan layout details
o Effects of CUP proposal on nearby home values
o Proposed hotel daily rates
o Corporate structure of stayAPT
o Appropriateness of the hotel at the Property
o Privacy concerns
• stayAPT representatives answered each of the questions proposed by neighbors and provided
data and information to support its answers.
• One of closing statements by Erin Cole was that the neighborhood was not necessarily against
the brand, stayAPT, but that the neighborhood wanted to see it somewhere else. This was also
stated from several other neighbors to stayAPT representatives after the meeting where
neighbors stated that they recognized that stayAPT was a quality brand from the information
stayAPT presented at the meeting, but they didn’t want any hotel at this location. From the
Applicant’s perspective, these statements seem to differ from how the neighborhood started out
in approximately May/June 2023 when a petition was circulated by certain neighbors showing
pictures of cash, drugs, and pills and stating that the stayAPT hotel would be an extended stay
hotel that would bring “increased crime including…drugs, prostitution, sex trafficking, etc.”. This
petition was used to rally against stayAPT and we believe completely mischaracterized stayAPT
from the type of hotel being proposed at the Property.
• From the Applicant’s perspective, we believe that the information and data stayAPT presented
at this meeting was beneficial in helping surrounding property owners see the quality of hotel
that stayAPT is. This was further confirmed by the receipt of an email after this meeting from a
nearby neighbor, Ray Huston, who stated that he was “shocked at how rude and disrespectful
most of the attendees were to (stayAPT)” and stated that he was “totally convinced that this is
a good project and an asset to the neighborhood” and that he “hope(s) the Planning
commission approves your project and look forward to having relatives and business associates
stay at your nice Hotel.” (see attached email from Randy Huston dated August 14, 2023)
Ongoing Communications
Any communications that we receive from the public or other interested parties has been promptly
provided to the City of Glendale Planning staff.
Since the neighborhood meeting on April 26, 2023, we received a phone call from George Gaspar
(7318 W. Angela Drive) and he stated that he couldn’t attend the neighborhood meeting. He had
questions regarding the building height and concerns that patrons might be able to view into his
backyard. Since he is on the north side of Angela Drive, I explained the view line exhibit that we
performed and told him that there should be no privacy concerns for his home.
The Applicant has also had numerous discussions with the adjacent residential parcel owners to the
north and has attempted to address their concerns about sight lines from the remaining few third floor
Modern Stay / StayAPT Conditional Participation Report
6
Citizen Participation Report
rooms on the north end of the building by offering additional landscaping and privacy screening
measures on the third floor rooms with potential sight lines. A stipulation has been offered as part of
the Conditional Use Permit to provide privacy screening measures for the third room rooms with
potential site lines to the residential neighbors. Note that existing multi-story buildings to the north of
the Property and adjacent to the residential neighborhood have existed for years with no screening
measures.
CONCLUSION
Each Citizen Participation and Outreach requirement set forth by the City of Glendale Zoning
Ordinance has been met, including the Applicant required public hearing sign posting, which Affidavit
has been provided to City staff. As stated above, should any additional commentary be received, we
will promptly provide it to the City. We are committed to addressing and understanding any issue that
may arise from the proposal, therefore, an open dialogue will continue.
Attachments:
• Citywide & Sahuaro District Interested Parties Notification List
• Property Owners List & Map (within 300’ of Subject Property)
• Neighborhood Meeting Notification Letter, sent April 10, 2023
• Support Email from Randy Huston dated August 14, 2023
*THIS PAGE WAS LEFT INTENTIONALLY BLANK*
*THIS PAGE WAS LEFT INTENTIONALLY BLANK*
Maricopa County GIO, Maricopa County Assessor's Office
O
3/16/2023 5:00:41 PM
Map
Shaine T. Alleman
Attorney at Law
602.452.2712
sta@tblaw.com
April 10, 2023
RE:
Modern Stay-StayAPT; NWC of W. Camino San Xavier & N. 73rd Avenue, Glendale,
Arizona 85308; Conditional Use Permit Application 23-04
Dear Neighbor:
Our Firm submitted a Conditional Use Permit (CUP) application for approximately 1.9 acres generally
located at the northwest corner of West Camino San Xavier and North 73rd Avenue identified by the
Maricopa County Assessor’s Office by parcel number 200-44-738H (the “Property”).
The Property is vacant, has been passed over for in the past, and is one of the last vacant parcels remaining
in the Arrowhead Towne Center area. The approval of the CUP will allow for the first StayAPT hotel
development in the western United States (U.S.). StayAPT has successfully operated franchised hotels in the
eastern U.S. and has selected the City of Glendale for its first location in the western U.S. StayAPT provides
hotel accommodations that are purposefully designed with attention to the details of everyday living. The
Applicant is dedicated to ensuring a quality project is developed on the Property and is committed to working
with the City to provide an excellent development.
You are invited to a virtual neighborhood meeting to learn more about this project, which will be conducted
during the date and time below. During this time, we will be available to answer any questions you may have.
Wednesday, April 26, 2023 - 6:00 p.m.
Microsoft Teams – Virtual Meeting
Link to join virtual meeting: https://www.microsoft.com/en-us/microsoft-teams/join-a-meeting
Meeting ID: 266 231 109 720
Passcode: TE5RV5
** We recommend that you download the Microsoft Teams application at least 45 minutes prior
to meeting and make sure you can connect to the meeting. If you have any issues with connecting
to the virtual meeting, please call 602-452-2712 ***
Your input is welcome regarding the proposed development. If you have any questions regarding the CUP
Applications, please call or email me your questions at (602) 452-2712 or sta@tblaw.com. You may also
contact Matthew Taylor with the City of Glendale at (623) 930-2805 or mtaylor@glendaleaz.com.
A copy of the CUP Application and accompanying Project Narrative detailing the request are on file with
the City of Glendale Planning Department. Hearings before the Glendale Planning Commission will be
scheduled by City Staff in the future. You should receive a subsequent mailing identifying the date and
location of those hearings when they are scheduled.
Sincerely,
Shaine T. Alleman
Regional Context Aerial Map
Modern Stay - Camino San Xavier & 73rd Avenue, Glendale
SUBJECT
PROPERTY
APN: 200-44-738H
Acres: 1.9
Conceptual Site Plan
Modern Stay - Camino San Xavier & 73rd Avenue, Glendale
Conceptual Elevations
Modern Stay - Camino San Xavier & 73rd Avenue, Glendale
1
Shaine T. Alleman
From:
Randy Huston <Yellowstoneta@yellowstoneta.com>
Sent:
Monday, August 14, 2023 10:07 AM
To:
Shaine T. Alleman
Subject:
Appreciated your presentation for the Stay APT project
Hi Shane,
I was at the meeting at the Foothill Aquatic Center last Monday for the presentation and questions for your
client for the Stay APT project.
I was shocked at how rude and disrespectful most of the attendees were to you, Mike and the others who
were part of the presentation. You all impressed me that you always took the high road on every question
with Michael most of the time saying “that was a very thoughtful question”. You all were very professional,
gracious and courteous even though the people on the other side were far from that. I am sure you had to
bite your tongue many times when the same unfounded statements were repeated. Most people were
obviously not there to hear your side of the discussion.
Your group did a great job of explaining how your project is not the typical Extended Stay hotel. Your price
point is higher, you have the on‐site manager to keep things under control as well as explaining why your
clientele is mostly a working during the day group of clients and not the type of patron who could possibly be
a threat to the neighborhood.
I live in the Hidden Manor neighborhood on the west side of 75th Ave. I am an owner of Yellowstone Trust
Administration and know what it means to start your own business with the needed capital and time to put
into it to make it successful. I attended to see what the project is and to see if it was possibly the type of
Extended Stay hotel that would be all the problems that some people were inferring about your project. I was
totally convinced that this is a good project and an asset to the neighborhood. I can’t imagine that a vacant lot
with no lighting is a better option than an expensive Hotel that attracts upper middle class clients. I hope that
the Planning commission approves your project and look forward to having relatives and business associates
stay at your nice Hotel.
Best Regards,
Randy Huston, CFP®
Yellowstone Trust Administration, Inc.
Randy Huston's direct lines:
2
Phone: 800-572-6394
Fax: 602-926-2584
2070 Overland Ave., Suite 104
Billings, MT 59102
Website: www.yellowstoneta.com
Email: yellowstoneta@yellowstoneta.com
Note: Unless otherwise specifically noted in this e-mail letter, the author is not engaged in rendering legal, accounting, tax or other professional services with the
dissemination of information in this e-mail letter. The opinions expressed in this e-mail, while intended to be accurate, are for general educational and
informational purposes only.