Development Application

12/22/2023
PZ23-12-22
2/13/2024
3/5/2024

February 5, 2024 
1 | P a g e  
 
NARRATIVE – CondiƟonal Use Permit 
 
Background 
Fuel Processing Operators, LLC (FPO) operates a Transmix processing facility at 12126 West Olive 
Avenue. Transmix is a mixture of gasoline, diesel fuel and jet fuel (collecƟvely "fuel products”), 
generated during pipeline operaƟons, that no longer conforms to the required specificaƟons for 
any single/useable fuel product. Fuel products are transported into the Phoenix- area from 
California and Texas via the pipeline system that terminates at the Phoenix tank farm complex 
(“Phoenix Terminal”).  
Fuel products are transported/pumped in batches through the pipeline system wherein one 
product pushes another through the pipe. During the transportaƟon of fuel products in the 
pipeline system, mixing occurs at the point of interface between different products/batches (e.g., 
the point where a gasoline batch interfaces with a diesel fuel batch or jet fuel batch). This 
interface of mixed product is directed into storage tanks designated specifically for Transmix 
storage at the Phoenix Terminal. FPO performs a criƟcal role in the fuel supply chain by removing 
this Transmix from Phoenix Terminal storage and processing it via disƟllaƟon at FPO’s facility back 
into usable gasoline and diesel fuel products that conform to the appropriate fuel specificaƟons.  
AddiƟonally, following the disƟllaƟon of Transmix into gasoline and diesel, FPO hydrotreats the 
diesel disƟlled from Transmix to remove sulfur and ensure that it conforms to Federal ultra-low 
diesel fuel standards. FPO processes the majority of Transmix generated at the Phoenix Terminal 
from pipeline operaƟons. Without reliable outlets for the removal of Transmix from Phoenix 
Terminal storage, Transmix inventory would build to a level where the pipeline is forced to 
suspend shipments due to Transmix storage/containment limitaƟons. 
 
Proposed Project 
In 2021, FPO purchased the adjacent Maricopa County Assessor Parcel 501-45-015V (“Subject 
Parcel”) immediately west of and conƟguous with the exisƟng facility property. In October of 2023, 
City of El Mirage approved the rezoning of Subject Parcel to EI (Employment Industry) per 
ResoluƟon R23-10-27.  FPO intends to use the Subject Parcel for addiƟonal storage of fuel 
products, a new building for internal quality control tesƟng of fuel products and truck parking with 
the possible expansion of fuel processing including green and alternaƟve fuels. The future facility 
operaƟons shall add 5 employees for a total staff of 25 employees.  At this point it is not possible 
to idenƟfy what the alternaƟve and low carbon fuels would be feasible, however renewable 
diesel, hydrogen, green hydrogen, hydrogenated fuels are in the headlines and could be opƟons 
for the future development.

February 5, 2024 
2 | P a g e  
 
 
Project Phasing 
FPO anƟcipates implementaƟon of this project to occur in mulƟple phases as presented below: 
 
• 
Phase I: AddiƟon of a chain-link fence around the new parcel and joining the exisƟng 
fencing on the perimeter of the exisƟng parcels. The chain-link fencing between the 
exisƟng parcels and subject parcel will be removed. 
• 
Phase II: ConstrucƟon of onsite fuel storage tanks with containment area; overhead 
distribuƟon pipes to exisƟng plant faciliƟes; water main loop with hydrants & water 
cannons; Dry uƟlity lines (Electrical, communicaƟons, Air); mass grading and retenƟon 
basins; Offsite roadway improvements including new access to Olive Avenue; 6-foot-high 
masonry screen wall and offsite landscape area along the property frontage. 
• 
Phase III: ConstrucƟon of an approximate 5,000 square-foot building (Laboratory/office 
Building) on central-east porƟon of Subject Parcel for quality control tesƟng of fuel 
products; Onsite perimeter access drive; and Truck/employee parking lot. 
• 
Phase IV: ConstrucƟon of approximately 7,500 square-foot of various fuel processing 
faciliƟes; a 3,500 square foot OperaƟons building; and a 4,000 S.F. concrete slab for 
hydrogen and nitrogen storage tanks. 
 
Project Schedule 
The Project schedule is anƟcipated to follow the phased approach presented above. FPO 
anƟcipates implemenƟng the following: 
Phase I: 
End of Q2 2024 
Phases II: 
End of Q4 2025  
Phase III: 
End of Q4 2026 
Phase IV: 
End of Q4 2027

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PROJECT DATA
PROPERTY ADDRESS:
12126 W. OLIVE AVENUE
EL MIRAGE, ARIZONA 85335
PARCELS:
501-45-015V
226,638 SQ. FT. (5.20 ACRES)
ZONE: EI
501-45-015J
  48,739 SQ. FT. (1.12 ACRES)
ZONE: EI
501-45-015H
156,996 SQ. FT. (3.60 ACRES)
ZONE: EI
JURISDICTION: 
CITY OF EL MIRAGE
PARKING:
1 STALL PER 350 S.F. FOR EI ZONED INDUSTRIAL BUILDINGS
5,000 S.F. OFFICE/LAB BUILDING:
5000/350 = 15 STALLS
3,500 S.F. OPERATIONS BUILDING:
3500/350 = 10 STALLS
REQUIRED STANDARD STALLS: 25 STALLS (27 PROVIDED)
REQUIRED ADA STALLS:
  2 STALLS (2 PROVIDED)
CONDITIONAL USE:
FUEL OPERATIONS (PROCESSING & STORAGE)
GREEN TECHNOLOGY AND ALTERNATIVE FUELS
GASOLINE, RENEWABLE GASOLINE, DIESEL, BIO-DIESEL, ETHANOL
METHANOL, GREEN HYDROGEN, HYDROGEN & HYDROGENATED FUELS
PROJECT DESCRIPTION
MODIFICATIONS TO EXISTING FUEL STORAGE VOLUME AND
EXPANSION OF FUEL PROCESSING FACILITIES ON 5-ACRE
PARCEL (APN 501-45-015V) THAT INCLUDES NEW OLIVE
AVENUE FRONTAGE IMPROVEMENTS, ADDITIONAL FUEL
STORAGE TANKS & CONTAINMENT AREAS, A NEW
TRUCK/EMPLOYEE PARKING AREA, NEW 5,000 S.F.
LABORATORY/OFFICE AND 3,500 S.F. OPERATION BUILDINGS.
LEGAL DESCRIPTION
A PORTION OF THE SOUTHWEST QUARTER OF THE
SOUTHWEST QUARTER OF SECTION 25, TOWNSHIP 3 NORTH,
RANGE 1 WEST OF THE GILA AND SALT RIVER BASE AND
MERIDIAN, MARICOPA COUNTY, ARIZONA, BEING MORE
PARTIALLY DESCRIBED AS FOLLOWS:
COMMENCING AT THE SOUTHWEST CORNER OF SAID SECTION
25 FROM WHICH THE SOUTH QUARTER CORNER BEARS SOUTH
89 DEGREES 22 MINUTES 02 SECONDS EAST, A DISTANCE OF
2644.88 FEET; THENCE SOUTH 89 DEGREES 22 MINUTES 02
SECONDS EAST ALONG THE SOUTH LINE OF SAID SOUTHWEST
QUARTER OF SECTION 25, A DISTANCE OF 655.04 FEET;
THENCE LEAVING SAID SOUTH LINE, NORTH 00 DEGREES 00
MINUTES 52 SECONDS WEST, A DISTANCE OF 55 FEET TO A
POINT ON THE SOUTH RIGHT OF WAY LINE OF OLIVE AVENUE,
SAID POINT ALSO BEING THE POINT OF BEGINNING:
THENCE CONTINUING NORTH 00 DEGREES 00 MINUTES 52
SECONDS WEST, A DISTANCE OF 365.38 FEET; THENCE SOUTH
89 DEGREES 22 MINUTES 02 SECONDS EAST, A DISTANCE OF
365.38 FEET; THENCE SOUTH 00 DEGREES 00 MINUTES 52
SECONDS EAST, A DISTANCE OF 620.32 FEET TO A POINT ON
THE SOUTH RIGHT OF WAY LINE OF SAID OLIVE AVENUE;
THENCE NORTH 89 DEGREES 22 MINUTES 02 SECONDS WEST
AND ALONG THE SOUTH RIGHT OF WAY LINE OF SAID OLIVE
AVENUE, A DISTANCE OF 365.38 FEET TO THE POINT OF
BEGINNING.
SAID PARCEL CONTAINS 226,637 SQUARE FEET OR 5.203
ACRES, MORE OR LESS
PRELIMINARY RETENTION CALCS
REQUIRED RETENTION: APN: 501-45-015V
Vr=C(P/12)A, P=2.40 PER CITY OF EL MIRAGE, Cweighted= 0.74
ROW AREA = 20,100 S.F.,
ONSITE AREA = GROSS AREA - CONTAINMENT AREA = 204,258 S.F.
TOTAL VOLUME REQUIRED = 33,416 CU.FT.
BASIN 1 (HWL=1096.0, BOT.=1093.0) = 24,741 CU.FT.
BASIN 2 (HWL=1094.0, BOT.=1091.0) = 19,687 CU.FT.
BASIN 3 (HWL=1096.0, BOT.=1094.0) = 3,010 CU.FT.
BASIN 4 (HWL=1094.0, BOT.=1092.0) = 2,996 CU.FT.
TOTAL VOLUME PROVIDED = 50,434 CU.FT.
REQUIRED RETENTION: APN 501-45-015H & -015J
Vr=C(P/12)A, P=2.40 PER CITY OF EL MIRAGE, Cweighted= 0.76
ROW AREA = 16,775 S.F.,
ONSITE AREA = GROSS AREA - CONTAINMENT AREA = 185,831 S.F.
TOTAL VOLUME REQUIRED = 30,642 CU.FT.
BASIN A (HWL=1093.0, BOT.=1090.5) = 32,239 CU.FT.
BASIN B (HWL=1094.0, BOT.=1093.0) =   3,453 CU.FT.
BASIN C (HWL=1094.0, BOT.=1093.0) =      352 CU.FT.
BASIN D (HWL=1095.0, BOT.=1094.0) =      482 CU.FT.
TOTAL VOLUME PROVIDED =  36,526 CU.FT.
BASIN PERCOLATION
OWNER
FUEL PROCESSING OPERATORS, LLC
12126 W OLIVE AVENUE
EL MIRAGE, ARIZONA 85335
Phone:
(865) 469-6839
CONTACT:
MICHAEL BRANDON
michael.brandon@pilottraavelcenters.com
CIVIL ENGINEER
GERVASIO & ASSOC., INC.
77 E. THOMAS RD., SUITE 120
PHOENIX, ARIZONA   85012
Phone:
(602) 285-1720
CONTACT:
JOHN ULIBARI, P.E.
jdu@gervasioeng.com
ENVIROMENTAL CONSULTANT
ENCORE CONSULTING, LLC
950 W. ELLIOT ROAD
TEMPE, ARIZONA   85284
Phone:
(480) 322-1585
CONTACT:
LYNN NIEWIADOMSKI
lynn@encore-consulting.net
W. OLIVE AVENUE
N. 121ST AVENUE
FUTURE
Tanks/Containment
22,400 S.F.
FUTURE
Hydrogen &
Nitrogen
Storage
4,000 S.F.
FUTURE
Parking (Employee & Truck)
&
Solar Electrolysis Operation
58,500 S.F.
FUTURE
OPERATIONS, GREEN TECHNOLOGY &
ALTERNATIVE FUEL PROCESSING
71,500 S.F.
PARCEL 1
APN
501-45-015V
226,632.700 SF
5.2028 AC±
APN
501-45-015W
CP Zoning
PARCEL 2
APN
501-45-015J
48,738.920 SF
1.1189 AC±
PARCEL 3
APN
501-45-015H
179,620.900 SF
4.1235 AC±
APN
501-45-015R
BASIN 1
BASIN 2
BASIN 3
BASIN 4
BASIN A
BASIN B
BASIN C
BASIN D
APN
501-45-015U
CP Zoning
APN
501-45-923
CP zoning
S89°22'02"E 302.02'
S89°22'02"E 365.38'
S0°02'05"E 576.87'
N0°02'05"W 179.64'
S0°02'05"E 756.51'
50.0'
HC
N0°00'52"W                                       620.32'
50.0'
N89°22'02"W 365.38'
FUTURE
OFFICE/LABORATORY
(STEEL BLDG)
5,000 SF
FUTURE
OPERATIONS
BLDG.
(STEEL BLDG)
3,500 SF
HC
SEE SP2 FOR NEW
OFFSITE & FRONTAGE

FUEL PROCESSING OPERATORS – 3,500 S.F. BUILDING

FUEL PROCESSING OPERATORS – 3,500 S.F. BUILDING

FUEL PROCESSING OPERATORS – 3,500 S.F. BUILDING 
 
SIDE A

FUEL PROCESSING OPERATORS – 3,500 S.F. BUILDING 
SIDE B

FUEL PROCESSING OPERATORS – 3,500 S.F. BUILDING 
 
SIDE C

FUEL PROCESSING OPERATORS – 3,500 S.F. BUILDING 
 
SIDE D

FUEL PROCESSING OPERATORS – 3,500 S.F. BUILDING