Planning Commission Staff Report

PLANNING COMMISSION REPORT
CASE:
CUP25-10 S SMOKE N SNACKS 13810 NORTH 51ST
AVENUE
CASE #:
CUP25-10
MEETING DATE:
11/13/2025
FROM:
Phillip Martinez, Senior Planner, Planning,
pmartinez@glendaleaz.com, 
SUBJECT
CUP25-10, a request by Carol Alkhouri on behalf of NWC Olive, LLC, for approval of a
Conditional Use Permit (CUP) to allow a Retail Smoke and Vape Shop in the C-2
(General Commercial) zoning district. The 1.14-acre site is located north of West
Thunderbird Road and west of North 51st Avenue at 13810 N. 51st Avenue in the
Sahuaro Council District.
Presented by: Phil Martinez, Senior Planner
REQUEST
Planning Commission approval of S Smoke n Snacks (CUP25-10) with stipulations, as
presented.
APPLICANT/OWNER
Carol Alkhouri/NWC Olive LLC
REQUIRED ACTION
The Planning Commission must conduct a public hearing and determine if this request
meets the required findings for a Conditional Use Permit approval.
SUMMARY
The applicant is requesting a Conditional Use Permit approval for a Retail Smoke and
Vape Shop within a suite in an existing shopping center named Thunderbird Plaza. The
business will operate daily from 9 a.m. - 8 p.m. Parking is provided onsite and the access
points to the shopping center are located off West Thunderbird Avenue and North 51st
Avenue. 
 
BACKGROUND INFORMATION

General Plan Designation:
The property is designated as PC (Planned Commercial)
Property Location and Size:
The 1.14-acre site is located north of West Thunderbird Road and west of North 51st
Avenue at 13810 N. 51st Avenue in the Sahuaro Council District.
History:
The property is zoned C-2 (General Commercial), and per the Maricopa County
Assessor’s Office, the building was constructed in 1980.  A Retail Smoke and Vape Shop
previously existed in this tenant's space; however, per Unified Development Code
Section 35.7.103 – Path to Conformity, the proposed S Smoke n Snacks is not a legal,
non-conforming use.
Project Details:
The business is proposing to occupy a suite within the Thunderbird Plaza shopping
center. The tenant space is approximately 1,100 square feet in area. The business is
operated by 2 employees. 
CITIZEN PARTICIPATION TO DATE:
Applicant’s Citizen Participation Process:
On August 7, 2025, the applicant mailed notification letters to adjacent property owners
and interested parties. The applicant did not receive any responses regarding the
request. The applicant’s Citizen Participation Final Report is attached. City staff received
two phone calls regarding the proposed CUP. One left a voicemail expressing concerns
about the proposed use’s impact on the community. Another inquired about the previous
Retail Smoke and Vape Shop and asked whether the proposal involved a marijuana
dispensary. 
Planning Commission Public Hearing:
A Notice of Public Hearing was published in The Arizona Republic on October 22, 2025.
Notification postcards of the public hearing were mailed to adjacent property owners and
interested parties on October 17, 2025. The property was posted on October 23, 2025.
STAFF FINDINGS AND ANALYSIS
REQUIRED FINDINGS FOR CONDITIONAL USE PERMITS:
Section 35.6.208(D) of the Unified Development Code requires the Planning
Commission to make the following findings before granting a Conditional Use Permit:
  
a. That the proposed use is consistent with the policies, objectives, and land use
map of the Glendale General Plan and the purpose of the zone district in which the
site is located;

Staff Analysis:
The subject property is assigned the General Plan designation, Planned
Commercial, and the subject property is assigned the C-2 (General Commercial)
Zoning District. A proposed Retail Smoke and Vape Shop at this location aligns
with the intent of the Unified Development Code and General Plan. The proposed
use furthers the following goals and policies from the General Plan:
 
CCR-3: Underutilized properties are redeveloped and reused. 
Policy CCR-3.3:The City shall foster redevelopment and rehabilitation of mature
employment centers to enhance Glendale’s job market and provide new job
opportunities.
 
The conditional use permit process allows the site an opportunity to establish a
use that will assist in re-purposing a vacant tenant space and the creation of new
job opportunities. The parent shopping center has been providing services to the
surrounding area for approximately 45 years, focused on retail, professional, and
personal services. The Retail Smoke and Vape Shop land use will attract new
patrons to the shopping center, which could benefit the existing tenants.
   
b. That the proposed use will not be materially detrimental to the health, safety or
general welfare of persons residing or working within the neighborhood of the
proposed use, or have an adverse effect on the property, adjacent properties, the
surrounding neighborhood or the City when consideration is given to the character
and size of the use and hours of operation;
Staff Analysis:
Based on the applicant’s narrative, the proposed use will not be materially
detrimental to the health, safety, or general welfare of the surrounding residents,
employees of surrounding businesses, or the city in general. A smoke shop was
previously established within the same shopping center tenant space.
Furthermore, the proposed hours of operation, daily from 9 a.m. to 8 p.m., are
consistent with the hours of operation of other businesses within the shopping
center.  
  
c. That the proposed site is adequate in size and shape to accommodate the
intended use and that all requirements for the zone district, including but not limited
to: setbacks, walls, landscaping and buffer yards are met; 
  
Staff Analysis:
 
At approximately 1,100 square feet, the suite is adequate in size to accommodate
the proposed use. No modifications to the site are proposed.
   
d. That the proposed site has adequate access to public streets and highways to
carry the type and quantity of traffic which may be generated by the subject use,
and that on-site circulation is adequate to permit driveways, parking, and loading
requirements in a manner which is safe and efficient;

Staff Analysis:
 
The Thunderbird Plaza has adequate access along two arterial roadways, West
Thunderbird Road and North 51st Avenue. The public roadway conditions are
sufficient to carry the volume of traffic associated with the use. Sufficient parking is
available in the shopping center to accommodate the existing commercial
businesses. No traffic study was required by the Transportation Department in
relation to the proposed use.
   
e. That adequate conditions or stipulations have been incorporated into the
approval of the conditional use permit to ensure that any anticipated detrimental
effects to public health, safety, and welfare can be mitigated. 
  
Staff Analysis:
All applicable city departments have reviewed the application.  Based on the
reviews and modifications, the Development Team recommends approval of
the application.
RECOMMENDATION
This request appears to meet the required findings for Conditional Use Permit approval
and should be approved, subject to the following stipulation: 
Development shall be in substantial conformance with the Project Narrative and
Site Plan, date-stamped July 22, 2025.
PROPOSED MOTION
Move to approve CUP25-10 per the findings and subject to the stipulation contained in
the staff report.
Attachments
Narrative 
Site Plan 
CP Final Report 
Zoning Map 
Aerial Map 
PowerPoint Presentation