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ITEM #: 12.
DATE: 07/06/2026
AI #:3331

CITY COUNCIL ACTION REPORT

SUBJECT:

APPROVAL OF A USE PERMIT FOR CONVENIENCE STORE WITH GAS STATION AT COTTON LANE AND MC-85

STAFF PRESENTER(S):

Ann Dolmage, Principal Planner

OTHER PRESENTER(S):

Jeff Winter, Esencia LLC

SUMMARY

Request for a Use Permit for a convenience use (convenience store including retail gasoline sales), on approximately 5.22 acres zoned as Planned Area Development (PAD) with an underlying flexible zoning that permits industrial, commercial, and public facilities uses (Flex Zone), located at the southwest corner of Cotton Lane and MC-85.

STRATEGIC PLAN ALIGNMENT

RECOMMENDATION

Approve a Use Permit for a convenience use (convenience store including retail gasoline sales), on approximately 5.22 acres zoned as Planned Area Development (PAD) with underlying flexible zoning that permits industrial, commercial, and public facilities uses, located at the southwest corner of Cotton Lane and MC-85. (Ann Dolmage, Principal Planner)

STIPULATIONS

See Attachment A – Conditions of Approval.

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 July 1, 2026, the Planning and Zoning Commission held a public hearing for this item. After the staff presentation, the applicant provided a brief presentation. At the conclusion of the public hearing, the Planning and Zoning Commission voted 4-0 to recommend approval, subject to the proposed stipulations which are included as Attachment A. A key stipulation is that while semi-truck fueling is permitted, the property may not operate as a Truck Stop/Travel Center, which includes facilities for commercial driver stopovers such as overnight parking, truck maintenance, showers, or laundry. This restriction does not apply to standard semi-truck fueling.

A Public Hearing notice for the City Council Meeting was published in the Arizona Business Gazette - Republic Edition on June 12, 2026, at least 15 days prior to the meeting; postcards were mailed to eight (8) adjoining owners, located within five hundred (500) feet of the Property, on June 10, 2026; and signs were posted on the site on June 9, 2026.

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

STAFF ANALYSIS

Staff recommends that the City Council approve the Use Permit, consistent with the Planning and Zoning Commission's recommendation.

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