Planning Commission Staff Report
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CUP STAFF REPORT
REV 01032025
SUBJECT
A request by Talal Almotawaa on behalf of T&T Investment 2 LLC, for a Conditional Use Permit to allow for a
Retail, Smoke and Vape Shop in the General Commercial (C-2) zoning district. The site is located at the
northwest corner of 67th Avenue and Greenway Road (15410 North 67th Avenue, Suites 13-14) and in the
Sahuaro District.
Presented by: Gurnoor K. Tschudy, Planner
REQUEST
Planning Commission approval of T&T Investment 2 LLC Conditional Use Permit (CUP25-15) with
stipulations, as presented.
APPLICANT/OWNER
Talal Almotawaa on behalf of T&T Investment 2 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 Conditional Use Permit approval for a retail, smoke and vape shop within
suites 13 and 14 of an existing retail, shopping center. The business will operate seven days a week
from 8 a.m. to midnight. There is existing parking for all tenants along with existing access to both
67th Avenue and Greenway Road.
PLANNING COMMISSION REPORT
CASE:
CUP25-15 T&T INVESTMENT 2 LLC CONDITIONAL USE PERMIT LOCATED
AT THE NORTHWEST CORNER OF 67TH AVENUE AND GREENWAY
ROAD.
CASE #:
CUP25-15
MEETING DATE:
January 22, 2026
FROM:
Gurnoor K. Tschudy, Planner
gtschudy@glendaleaz.com , 623-930-2597
CUP STAFF REPORT
REV 01032025
BACKGROUND INFORMATION
General Plan Designation:
The property is designated as General Commercial (GC).
Property Location and Size:
The two suites are approximately a total of 2,500-square feet in area and located in a 0.9-acre
commercial property at the northwest corner of 67th Avenue and Greenway Road and in the Sahuaro
District.
History:
The property is zoned General Commercial (C-2). The rezoning case Z-80-34 established the current
zoning designation of the property. The existing commercial building was constructed in 1987.
Project Details:
The Conditional Use Permit application was submitted by the applicant because of a code violation
they received in September of 2025 for operating without a business license. Upon submitting a
business license application, they were directed to apply for a Conditional Use Permit. Per the Unified
Development Code (UDC), in the C-2 zoning district the use of Retail, Smoke and Vape Shop requires
a Conditional Use Permit.
The existing tenant space consists of two suites; 13 and 14 and is located within a developed
commercial property. There is existing parking on site and access points are located along both 67th
Avenue and Greenway Road.
Per the Project Narrative date stamped received September 18, 2025, the applicant’s intent is to utilize
the existing commercial tenant space to serve adult customers within a controlled, age-restricted
environment while offering retail sales of tobacco products, vape accessories, and related merchandise
in compliance with all local, state, and federal regulations. The shop will implement appropriate security
and safety measures, including strict ID verification for all purchases, compliance with age restrictions,
and installation of security cameras for monitoring the premises. The business will operate seven days
a week from 8 a.m. to midnight and will be staffed by two employees.
CITIZEN PARTICIPATION TO DATE:
Applicant’s Citizen Participation Process:
On October 28, 2025, the applicant mailed notification letters to adjacent property owners and
interested parties. The applicant did not receive any responses regarding the request. The project
planner received four email responses, one call and one voice message regarding the request. The
voice message submitter is one of the four email responders. All responses received by staff were in
opposition to the application. The concerns included possibility of underage sales, use proximity to
residential areas and business lighting. The applicant’s Citizen Participation Final Report is attached.
Planning Commission Public Hearing:
A Notice of Public Hearing was published in The Arizona Republic on December 31, 2025. Notification
postcards of the public hearing were mailed to adjacent property owners and interested parties on
December 26, 2025. The property was posted on December 30, 2025.
CUP STAFF REPORT
REV 01032025
REQUIRED 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 proposed use is consistent with the property’s General Plan designation of General Commercial
and the purpose and intent of C-2 zoning district. The business will occupy two suites in a developed
commercial property that is located at a commercial node. The commercial property has sufficient
shared parking, circulation, and access points to accommodate the various uses. In the C-2 zoning
district, a Retail, Smoke and Vape Shop is a permitted use with an approved Conditional Use Permit.
Consistent with the City’s General Plan Economic Development Policies, this is a small, local business
owner and the retail, smoke and vape shop will provide a specialty retail option. The proposed use
adds to the diversity of commercial uses and is complimentary to those existing within the shopping
center.
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:
The proposed use will not be materially detrimental to the health, safety or general welfare of the
community. The business will operate within two suites of an existing commercial shopping center. Per
the submitted Project Narrative date stamped received September 18, 2025, the business will offer
retail sales of tobacco products, vape accessories, and related merchandise in compliance with all
local, state, and federal regulations. Further per the Project Narrative the applicant’s intent is to
repurpose existing commercial tenant space to serve adult customers within a controlled, age-restricted
retail environment. The shop will also implement appropriate security and safety measures, including
strict ID verification for all purchases, compliance with age restrictions, and installation of security
cameras for monitoring the premises.
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:
The two suites are adequate in size for the proposed use of Retail, Smoke and Vape Shop. No physical
modifications are required to the site layout or building footprint to accommodate the business on this
site.
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:
CUP STAFF REPORT
REV 01032025
The site has adequate access onsite and to public roadways with one along 67th Avenue and a second
along Greenway Road. The property has sufficient shared parking to accommodate all uses on site.
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:
Based on the review, staff recommend approval of the application. The approval is stipulated to the
submitted Project Narrative to ensure the Conditional Use Permit is for suites 13 and 14 at the location.
Thus, any expansion of this use into another suite or its relocation to a different suite at the location will
require subsequent Conditional Use approval.
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, date stamped
received September 18, 2025.
PROPOSED MOTION
Move to approve CUP25-15 per the findings and subject to the stipulation contained in the staff
report.
ATTACHMENTS:
1. Project Narrative
2. Citizen Participation Final Report (without mailing labels)
3. Vicinity Zoning Map
4. Aerial Photograph
5. PowerPoint Presentation