Ryan Alvarez, Kimley-Horn

The request is for a Use Permit for a Convenience Use (convenience store with a gas station) proposed on an approximately 1.48-acre property zoned C-2 General Commercial located west of the northwest corner of W. Roosevelt Street and N. Estrella Parkway.

1. Conduct a public hearing to consider a request for a Use Permit for a Convenience Use (convenience store with a gas station) proposed on an approximately 1.48-acre property zoned C-2 General Commercial located west of the northwest corner of W. Roosevelt Street and N. Estrella Parkway.
2. Recommend conditional approval of the Use Permit request for a Convenience Use (convenience store with a gas station) proposed on an approximately 1.48-acre property zoned C-2 General Commercial located west of the northwest corner of W. Roosevelt Street and N. Estrella Parkway (the “Property”) subject to Conditions of Approval. (Kyle Abbott, Senior Planner)

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 all 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.

The Property consists of approximately 1.48 acres of land and is located west of the northwest corner of W. Roosevelt Street and N. Estrella Parkway (Attachment B). The Property is zoned C-2 General Commercial which was approved by City Council on January 28, 2002, with the adoption of Ordinance No. 2002-0738. The C-2 General Commercial zoning designation establishes convenience uses such as a convenience store with a gas station as a use that requires approval of a Use Permit.

This application for a Use Permit has not been previously presented to the Planning and Zoning Commission or City Council.

Current Policy:
A Use Permit requires review by the Planning and Zoning Commission and approval by the City Council following required public hearings. The process for the review of a Use Permit is set forth in Section 1-3-2 of the Goodyear Zoning Ordinance and in the City of Goodyear Administrative Process Manual.

Details of the Request:
The applicant is requesting approval of a Use Permit to facilitate the development of a Walmart convenience store with a gas station on property zoned C-2 General Commercial. The Property is located west of the northwest corner of W. Roosevelt Street and N. Estrella Parkway.

The Property will be accessible from W. Roosevelt Street and N. Estrella Parkway. The conceptual site plan (Attachment C) includes an approximately 1,556 square-foot convenience store with an approximately 6,248 square-foot fuel canopy area, providing ten (10) gasoline fueling pumps that can serve up to twenty (20) vehicles at a time.

The applicant will be providing a traffic signal at the intersection of the center’s primary entrance on W. Roosevelt Street (this is a four-way intersection that connects Parkway Village and Saddle Mountain to the Walmart center). The applicant will also be modifying the entry driveway medians to mitigate vehicle stacking at the new signal and keep internal driveways from being blocked within the center.

The on-site parking for the Walmart property as a whole, including the main store and proposed convenience store with a gas station, as reflected on the conceptual site plan and conceptual landscape plan (Attachment D), is decreasing from 947 to 819 total provided parking spaces, which exceeds the 682 total required parking spaces and is in conformance with the applicable city standards.

As shown on the conceptual building and fuel canopy elevations (Attachment E) submitted with the Use Permit, the design for the building will utilize a variety of materials and colors including stone wainscoting and decorative trellises.

Evaluation Criteria:
Section 1-3-2 (Use Permits) and Section 4-2-2 (Convenience Uses) of the Zoning Ordinance provide Evaluation Criteria (Attachment F).

Public Participation:
An alternative notification process was used for this Use Permit. A formal citizen review meeting was not held, but notice providing information on the Use Permit was mailed to 70 owners of property within 500 feet of the subject property and other stakeholders on October 14, 2025. There was no objection to the Use Permit received.

Notice for this public hearing before the Planning and Zoning Commission included a postcard mailed to the 70 owners of property within 500 feet of the subject property on October 17, 2025, and a legal notice and display ad published in the Arizona Business Gazette – Republic Edition on October 17, 2025. Additionally, a sign was posted on the property on October 17, 2025, which included the public hearing information, and a summary of the request was posted on the Development Services Department webpage.

STAFF FINDINGS:
As outlined herein, staff finds the proposed request for Use Permit to not be materially detrimental to persons residing or working in the vicinity adjacent to the property, to the neighborhood, or to the public welfare and that the proposed use is reasonably compatible with uses permitted in the surrounding area. Staff further finds the request for Use Permit will meet the additional evaluation criteria for convenience uses as established in Section 4-2-2 of the Zoning Ordinance.