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ITEM #: 19.
DATE: 08/25/2025
AI #:2830

CITY COUNCIL ACTION REPORT

SUBJECT:

USE PERMIT FOR A CONVENIENCE USE (CONVENIENCE STORE WITH A GAS STATION) ON A 1.29-ACRE PROPERTY ZONED C-2 (GENERAL COMMERCIAL)

STAFF PRESENTER(S):

Kyle Abbott, Senior Planner

OTHER PRESENTER(S):

Jeffrey Koski, Archicon Architecture & Interiors, L.C.

SUMMARY

This is a public hearing to request a use permit on approximately 1.29 acres located at the southeast corner of PebbleCreek Parkway and W. Virginia Avenue to allow a convenience use (convenience store with a gas station) land uses on certain areas of the property, which is in conformance with the city's General Plan.

STRATEGIC PLAN ALIGNMENT

RECOMMENDATION

Approve the Use Permit request for a Convenience Use (Convenience Store with a Gas Station) proposed on an approximately 1.29-acre property zoned C-2 General Commercial located at the southeast corner of W. Virginia Avenue and N. PebbleCreek Parkway (the “Property”) subject to stipulations. (Kyle Abbott, Senior Planner)

STIPULATIONS

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

FISCAL IMPACT

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.

BACKGROUND AND PREVIOUS ACTIONS

On August 13, 2025, the Planning and Zoning (P&Z) Commission held a public hearing for this Convenience Use (Convenience Store with a Gas Station) Use Permit request. After the staff presentation, one resident spoke in support of the project but raised concerns unrelated to this proposal regarding a development located southwest of the area. At the conclusion of the public hearing, the P&Z Commission voted 6-0 to recommend approval, subject to the proposed stipulations in the Conditionsl of Approval (Attachment F).

A public hearing notice for the Council Meeting was published in the Arizona Republic West Valley Edition on July 25, 2025, at least 15 days prior to the meeting. Additionally, on June 22, 2025, postcards were mailed to 20 adjoining owners, located within five hundred (500) feet of the Property. Further, on June 6, 2025, signs were posted/updated on the site.

Additional details regarding the previous actions are provided in the Planning and Zoning Commission Staff Report (Attachment H).

STAFF ANALYSIS

Details related to this Use Permit request, including an aerial exhibit, site plans, elevations, and applicant narrative are included as attachments to this report (Attachments A through E).

Staff reviewed the request to ensure it meets the evaluation criteria for this Use Permit (Attachment G).

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