This is a Public Hearing to request a Use Permit for a convenience use drive-through on approximately 1.86 acres located east of the northeast corner of West Indian School Road and North Sarival Avenue (the Property).

Approve the Use Permit request for a convenience use drive-through on a 1.86-acre parcel located east of the northeast corner of West Indian School Road and North Sarival Avenue, subject to Conditions of Approval. (Christian M. Williams, Planning Manager)

The approval of the Use Permit is subject to the Conditions of Approval (Attachment A).

Although a fiscal impact analysis has not been conducted on this specific project, all new development will have an ongoing fiscal impact on the city. The development is responsible for construction of infrastructure necessary to serve the site and will generate one-time revenue for the city through payment of permits, construction sales tax and development impact fees. Longer term fiscal impacts include increased demands for municipal services, the costs of which may or may not be offset by increased property values/tax levies, city sales tax, state shared revenues and the increased demand for commercial and retail development. Any areas that will be maintained by the city are constructed by the developer and then conveyed to the city two years after construction.

On October 15, 2025, the Planning and Zoning (P&Z) Commission held a public hearing for this item. After the staff presentation, no speaker cards were received. At the conclusion of the public hearing, the P&Z Commission voted 6-0 to recommend approval, subject to the proposed Conditions of Approval which are included as Attachment A.

A Public Hearing notice for the City Council Meeting was published in the Arizona Business Gazette Republic Edition on September 26, 2025, at least 15 days prior to the meeting; postcards were mailed to 104 adjoining owners, located within five hundred (500) feet of the Property on September 16, 2025, and signs were posted/updated on the site on September 19, 2025. 

Additional details regarding the previous actions are provided in the P&Z Commission Staff Report, included in Attachment H.

Staff reviewed the details of the Applicant's request.  Additional details such as the Project Narrative (Attachment B), Aerial Exhibit (Attachment C), Site Plan (Attachment D), Building Elevations (Attachment E), and Conceptual Landscape Plans (Attachment E) are included with this report. 

Staff's review of the Applicant's request, specifically related to the Evaluation Criteria, is included as Attachment G. 

Staff recommends that the City Council approve the Use Permit, consistent with the P&Z Commission's recommendation.