Project Narrative

PROJECT NARRATIVE
REZONING FROM PLANNED EMPLOYMENT PARK WITH A PLANNED
AREA DEVELOPMENT OVERLAY (PEP-PAD) TO LIMITED COMMERCIAL
(LC), MAJOR SITE PLAN MODIFICATION AND SPECIAL USE PERMIT FOR
A CONVENIENCE MARKET WITH ACCESSORY SERVICE STATION.
TERRIBLE’S GAS STATION AND CONVENIENCE STORE
LOCATED AT: 1432 SOUTH CRISMON ROAD. APN: 220-82-003.
(REFERENCE CASE #’S: ZON25-00895 / DRB25-00903)
SEPTEMBER 2, 2026
On behalf of Terrible’s gas station and convenience store (“Terrible’s”) they are seeking to develop a
±1.26-acre vacant lot located at 1432 South Crismon Road (APN: 220-82-003) (the “Property”). To
comply with and align the proposed use/zoning district with the City of Mesa’s 2050 General Plan
Designation of “Urban Center” the Property is being rezoned from Planned Employment Park
(“PEP”) with a Planned Area Development (“PAD”) overlay to Limited Commercial (“LC”) zoning
district. Although the PEP zoning district allows the proposed uses the General Plan changed (i.e.,
voter approved in November 2024) and no longer supports the PEP zoning district. Thus, the
rezoning to LC will bring the zoning and General Plan designation into conformance. In addition,
the original PAD overall is no longer necessary as the current Mesa Zoning Ordinance addresses
internal lots (i.e., a request within the original PAD overlay), which this is not, and the original PAD
vision has evolved from employment/hotel uses to residential and support
services/retail/commercial type uses. The LC zoning district compliments/supports and is
compatible with the existing developed uses abutting and along Crismon Road.
A Special Use Permit to allow for an approximately 4,689± square foot convenience market with
accessory service station (i.e., gas station), Major Site Plan Amendment, and Design Review to allow
for the proposed Terrible’s development of single story (32’-0”) convenience store building and six
(6) vehicle fueling pumps with a gas canopy approximately 4,156 square feet. (Cases: ZON25-00895
/ DRB25-00903) The Property has good vehicular access from the abutting streets along with shared
internal access drives. The Property was previously entitled/site designed for a quick service drive-
thru restaurant.
Terrible’s, a well-established regional retailer founded in 1959. Over the past several decades, the
company has expanded to more than 200 locations throughout Nevada, California, Utah, and
Arizona. The brand is recognized for its distinctive architectural identity and contemporary
convenience retail format, typically featuring large, modern facilities offering fuel services alongside
a variety of food, beverage, and retail items.
PROPERTY DETAILS
The Property has an established vehicular circulation infrastructure serving adjacent development.
Access to the property is provided via existing common access driveways from Crismon Road, which
connect to shared drive aisles located along both the north and south sides of the Property. These
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shared access drives will continue to function as the primary vehicular ingress and egress points for
the proposed development and will integrate the site into the broader circulation network of the
surrounding commercial area.
The proposed Terrible’s development will adhere to all site planning requirements with the City of
Mesa Zoning Code (i.e., 15-foot landscape and building setbacks will be provided along the Crismon
Road frontage). There are existing trees on the east, south and west sides of the property along the
common access driveways. These trees will be replaced (as needed) and maintained with new trees
and landscaping to supplement/enhance as well as to provide shade. Screen walls will be installed,
per code, along Crismon Road on the east side of the Property to assist with screening and to define
boundaries.
Pedestrian access exists along all the common access drives and the pedestrian connection to the
building will be from the south sidewalk via a ramp system due to the grade constraints. An
additional defined pedestrian connection and shade/amenities/access point has been incorporated
along the west side of the site/building to allow for ease/comfort to the convenience market by those
future residents who will be living in “The Lincoln by Porter Kyle Builders, LLC, which was rezoned
to RM-2 (Multi-Residence)-PAD in 2025. Fueling operations will be supported by underground
storage tanks located on the eastern portion of the site. The canopy structure will provide weather
protection for six fuel dispensers arranged to accommodate efficient vehicle circulation and
queueing.
The proposed development will be located, developed, and operated in full compliance with all
standards detailed in Section 11-31-25 as follows:
A. Maximum number of service stations permitted at an arterial intersection is total of 2.
The service station will be the only development of this type of use at this intersection.
B. Minimum Frontage. 100 feet on each Street.
The site plan will provide 100-foot minimum frontage on Crismon Rd.
C. Pump Canopy. Pump islands shall be covered by a canopy that matches or complements
the design of the main structure.
A pump canopy is proposed for the development plan that will match and compliment
the design of the main structure.
D. Landscaping. Landscaping shall comprise a minimum 10 percent of the site area,
exclusive of required Setbacks, and include an irrigation system that is permanent, below-
grade, and activated by automatic timing controls.
Landscaping will be provided for 10% of the site area and will include an irrigation
system that is permanent, below- grade, and activated by automatic timing controls.
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Terrible’s Gas Station and Convenience Store
1432 South Crismon Road. APN: 220-82-003.
(Reference Cases: ZON25-00895 / DRB25-00903)
13367.2.5495047.1

E. Fencing. Masonry only.
Only masonry fencing is proposed.
F. Lighting. All exterior light sources, including canopy, perimeter, and flood, shall be
stationary, and shielded or recessed within the roof canopy to ensure that all light is directed
away from adjacent properties and public Rights-Of-Way. No lens of any lighting fixture may
extend below the shielding device. Lighting shall not be of a high intensity so as to cause a
traffic hazard, be used as an advertising element, or adversely affect adjacent properties.
All lighting provided will comply to the standards detailed in Section 11-31-25(F) of
Mesa’s Zoning code.
G. Litter. A minimum of 1 permanent, non-flammable trash receptacle shall be installed at
each pump island.
At least 1 permanent, non-flammable trash receptacle will be installed at each pump
island.
H. Urban Character Designator Design Standards. When located in a "-U" designated
district, the main structure containing the office, cashier, retail shop and/or other services
shall be placed between the pump canopy and the Street Right-Of-Way no further back from
the property line than the maximum Setback. When located on a corner, the Street with the
higher functional classification shall be used to determine compliance with this requirement.
The Property is not located within a “-U” district.
SPECIAL USE PERMIT
The following criteria are for the Special Use Permit requests.
1. Approval of the proposed project will advance the goals and objectives of and
is consistent with the policies of the General Plan and any other applicable City
plan and/or policies.
The Property is in the Urban Center character area designation according to
Tomorrow’s Mesa 2050 General Plan (the “General Plan”). The Property is
also designated as ‘Evolve’ Growth Strategy along Interstate 60 and the
General Plan has identified this area for future growth. Currently, there are
numerous vacant lots in the Urban Center-designated area where the
Property is located and the proposed development plan will help work
towards the vision of the General Plan by infilling a vacant lot with a unique
commercial use that will serve both the neighborhood and the region. This
directly works towards the Great Neighborhoods N.2 Strategy ‘Promote
adaptive reuse and infill as tools to rejuvenate and revitalize established
neighborhoods’ and the Land Use and Urban Design strategy ‘LU3.
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Terrible’s Gas Station and Convenience Store
1432 South Crismon Road. APN: 220-82-003.
(Reference Cases: ZON25-00895 / DRB25-00903)
13367.2.5495047.1

Encourage infill and redevelopment to meet the community’s strategic
needs.’ The development plan also works towards the LU5 strategy of
developing vibrant activity centers. This proposal will not only provide an
infill development that will benefit the community, but it’s unique theming
and offerings will help work towards creating a vibrant space in this Urban
Center-designated neighborhood. The use is also compatible with the
surrounding uses and the SUP will advance the goals and objectives of City
plans and policies.
2. The location, size, design, and operating characteristics of the proposed project
are consistent with the purposes of the district where it is located and conform
with the General Plan and with any other applicable plan or policies;
The service station is consistent with and conforms with the proposed
Limited Commercial (LC) zoning district and the General Plan
designations. The site is located along a major roadway adjacent to the
Interstate 60 and numerous restaurants and commercial services. The size,
designs, and operation of the proposed use fit within the context of both the
zoning district and the surrounding uses, complimenting the restraint, big
box retail, and other commercial services with a unique service center use.
3. The proposed project will not be injurious or detrimental to the adjacent or
surrounding properties in the area, nor will the proposed project or
improvements be injurious or detrimental to the neighborhood or to the general
welfare of Mesa.
The proposed development will not have an injurious or detrimental impact
to surrounding properties or be detrimental to the surrounding area or to the
general welfare of the city. The service center will both attract users to the
neighborhood from the nearby freeway and add to the welfare of the City in
general. The proposed use will add a new type of use in the neighborhood
which will not detract from any of the nearby uses.
4. Adequate public services, public facilities and public infrastructure are available
to serve the proposed project.
The City of Mesa utilities and public infrastructure are available to serve the
existing development.
The following are additional Special Use Permit criteria to allow a gas station (service station):
1. The use is found to be in compliance with the General Plan, applicable Sub
Area Plans, and other recognized development plans or policies, and will be
compatible with surrounding uses.
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Terrible’s Gas Station and Convenience Store
1432 South Crismon Road. APN: 220-82-003.
(Reference Cases: ZON25-00895 / DRB25-00903)
13367.2.5495047.1

As stated above in the response to the Special Use Permit criteria, the
Property is located in the Urban Center character area designation according
to the General Plan. The Property is also designated as ‘Evolve’ Growth
Strategy along Interstate 60 and the General Plan has identified this area for
future growth. Currently, there are numerous vacant lots in the Urban
Center-designated area and the proposed development will help work
towards the intents and vision of the General Plan by infilling a vacant lot
with a unique commercial use that will serve both the neighborhood and the
region. This directly works towards the Great Neighborhoods N.2 Strategy
‘Promote adaptive reuse and infill as tools to rejuvenate and revitalize
established neighborhoods’ and the Land Use and Urban Design strategy
‘LU3. Encourage infill and redevelopment to meet the community’s
strategic needs.’ The proposed development works towards the LU5 strategy
of developing vibrant activity centers. This proposal will not only provide
an infill development that will benefit the community, but it’s unique
theming and offerings will help work towards creating a vibrant space in this
Urban Center-designated neighborhood.
The use is also compatible with the surrounding uses and the SUP will
advance the goals and objectives of City plans and policies. There are no
other service center uses in this entire ‘Urban Center’ designated district.
The proposal will fulfill the need for a service center and attract user from
the U.S. 60 freeway which will provide a benefit to the surrounding restraint
and commercial uses.
2. A finding that a plan of operation has been submitted, which includes, but is
not limited to acceptable evidence of compliance with all zoning, building, and
fire safety regulations.
A plan of operations is included with this submittal that addresses all of the
requirements.
3. A finding that a "good neighbor policy" in narrative form has been submitted,
which includes, but is not limited to, descriptions of acceptable measures to
ensure ongoing compatibility with adjacent uses, including sound attenuation,
lighting control measures, and vehicular access and traffic control. Such
policies shall include, but are not limited to, the name and telephone number
of the position, manager or person responsible for the operation of the facility;
complaint response procedures, including investigation, remedial action, and
follow-up; and litter control measures.
A good neighbor policy is included with this submittal that addresses all
requirements.
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Terrible’s Gas Station and Convenience Store
1432 South Crismon Road. APN: 220-82-003.
(Reference Cases: ZON25-00895 / DRB25-00903)
13367.2.5495047.1

4. Evidence that acceptable documentation is present demonstrating that the
building or site proposed for the use is in, or will be brought into, substantial
conformance with all current City Development Standards, including, but not
limited to, landscaping, parking, screen walls, signage, and design guidelines.
The site and building for the use meet City development standards and
design guidelines.
5. Evidence that acceptable documentation is present demonstrating that the
building or site proposed for the use shall adequately provide paved parking
and on-site circulation in a manner that minimizes impacts on adjacent sites;
and existing or proposed improvements to the site shall minimize dust, fugitive
light, glare, noise, offensive smells and traffic impacts on neighboring
residential sites.
There is acceptable documentation that demonstrates the building and site
provided parking and circulation as well as minimizes impacts of lights,
dust, glare, noise, offensive smells on adjacent properties and neighboring
properties.
CONCLUSION
The proposed Terrible’s development will not only provide a local and regional service in an infill
lot, furthering numerous goals of the City’s general plan, but Terrible’s will provide a unique twist
on the classic service center development, bringing more users for surrounding commercial
developments from the U.S. 60 freeway and creating a more vibrant/interesting environment for the
neighborhood as opposed to another traditional gas station. The proposed Terrible’s development
plan satisfies all City of Mesa Zoning Ordinance requirements, and we look forward to receiving a
Staff recommendation of approval.
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Terrible’s Gas Station and Convenience Store
1432 South Crismon Road. APN: 220-82-003.
(Reference Cases: ZON25-00895 / DRB25-00903)
13367.2.5495047.1