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Benjamin W. Graff
Direct Dial: (602) 229-5683
E-Mail: Benjamin.Graff@Quarles.com
Renaissance One
Two North Central Avenue
Phoenix, Arizona 85004-2391
602.229.5200
Fax 602.229.5690
www.quarles.com
Attorneys at Law in
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Washington, D.C.
January 17, 2020
City of Glendale, Planning Commission
Development Services Department
5850 West Glendale Avenue
Glendale, AZ 85301
Re:
Stormy Holdings 13, LLC: Conditional Use Permit Application Project Narrative for
Property located at the Northwest Corner of Bell Road and 51st Avenue (Maricopa County
Parcel No. 200-49-883)
Dear Planning Commissioners:
Please accept this letter and the attached application documents as the formal written request for a
Conditional Use Permit for a Greulich's Automotive service facility at the above referenced
Property located within the 51 Campana Planned Area Development ("51 Campana PAD"), which
supports chiefly General Commercial ("C-2") district uses.
I.
INTRODUCTION
The law firm of Quarles & Brady LLP, on behalf of Stormy Holdings 13, LLC ("SH13" or the
"Applicant"), is requesting a Conditional Use Permit ("CUP") to allow a neighborhood automotive
service facility operated by Greulich's Automotive ("Greulich"), a local Arizona company. The
Property is located at the Northwest corner of Bell Road and 51st Avenue, Maricopa County
Assessor's Parcel No. 200-49-883 (the “Property”), as shown on the aerial map attached at Tab A.
The Property is roughly 0.92 acres and located within the larger +/-20.28 acre Planned Area
Development area referred to as "51 Campana PAD." The Property has a General Plan designation
of Planned Commercial ("PC") and is zoned 51 Campana PAD which chiefly supports General
Commercial ("C-2") district uses according to the approved PAD case history.
II.
USE PERMIT REQUEST
The Applicant intends to operate a single tenant, Greulich's Automotive, on the Property. The new
use will be an infill development for a currently vacant lot. Per Glendale Zoning Ordinance Section
5.754, Uses Subject to a Conditional Use Permit, the C-2 District allows "Minor Auto Repair" with
the acquisition of a Conditional Use Permit ("CUP").
January 17, 2020
Page 2
III.
ABOUT GREULICH'S AUTOMOTIVE
Greulich's Automotive ("Greulich") is a local Arizona business which provides high-quality
automotive services at 13 locations throughout the valley. Established in 1977, Greulich began as
a family-operated enterprise and has been in operation since, providing a wide selection of reliable
and affordable services. Greulich employs skilled technicians who are equipped with the latest
state-of-the-art diagnostic technological equipment in the industry. All the technicians are fully
trained and certified by the National Institute for Automotive Service Excellence ("ASE") for
quality assurance and the company is dedicated to their customers by providing a comfortable and
courteous atmosphere. Greulich provides a warranty on all performed work, free and local shuttle
services for customers, same-day service on most repairs, and complimentary amenities such as
wireless internet and television. Greulich has continually proven to provide an unparalleled,
dependable service to their customers and they are eager to bring their neighborhood-friendly,
service-based company to Glendale.
Standard Operating Procedures
The hours of operation for typical Greulich facilities are 7:30am to 5:30pm Monday
through Friday with shortened hours on Saturday (typically 8am through 4pm). This site
will provide 10 service bays.
Services Provided
Greulich provides auto repair services with same-day service on most repairs. Repairs
services may include preventative maintenance, lubrication, tires, engine tune-up, brakes,
minor engine repair, vehicle inspections and diagnoses, maintenance of other similar
accessories. This location will not provide automotive painting and body repair.
IV.
ABOUT THE DEVELOPMENT
Greulich will improve the vacant lot and will construct a single-story building, 5510 square feet in
floor area, providing 10 service bays contained within the enclosed building, and will provide 30
parking spaces on the lot, which exceeds City requirements. See Site Plan and Floor Plan Attached
at Tab B. The new building will include access from the main drive aisle from Bell Road, utilize
matching materials, colors and finishes consistent with the nearby site context, and include an
architectural design complimentary with surrounding and future uses and buildings.
V.
APPROVAL CRITERIA
Zoning Ordinance Section 3.904 provides the following five (5) criteria for consideration when
evaluating requests for a Conditional Use Permit:
January 17, 2020
Page 3
1. 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;
The proposal adheres to the Property’s Planned Commercial ("PC") General Plan
designation as well as the PAD zoning district designation and will be developed under the
policies and objectives consistent with these planning ordinances and documents. Per the
General Plan, commercial land use designations are generally characterized by infill type
developments, should be constructed as operated as a single entity, and provide community
connectivity and convenience. The proposed development is consistent with the general
plan. The development will utilize a vacant lot, be occupied by a single tenant, and will
provide a convenient neighborhood and community service to the area with ample parking
availability and sufficient access to the lot.
The PAD allows for all permitted General Commercial ("C-2") uses. The stated purpose of
the General Commercial ("C-2") district is to accommodate integrated or freestanding
commercial uses and services. The C-2 Ordinance states the wide range of retail uses,
inclusive of auto repair services, should operate within enclosed buildings and the
orientation should be toward major streets. The proposed structure adheres to these
guidelines and the proposed use is expressly permitted within the C-2 Ordinance with the
approval of a CUP.
2. 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:
The proposed use is similar to most typical retail, automotive services uses and will not be
materially detrimental to the health safety or general welfare or have an adverse effect on
surrounding properties or neighborhood. On the contrary, the use was anticipated by the
original PAD and will add a convenient and beneficial use to the area, enabling
opportunities for customers to take advantage of adjacent retail/commercial uses while
services are rendered and provide general employment opportunities. The use represents a
significant investment in the overall 51 Campana PAD, and therefore, the neighborhood.
The vacant lot will be improved and occupied with a successful, proven business which is
conscience and respectful of its neighbors. The character, size, and hours of operation are
all in line with the expectation of a commercial retail area.
Moreover, it is important to emphasize the use itself will be located along Bell Road and
not against any residential uses or zoning districts. A large area of undeveloped land acts
as a buffer between the neighborhood and the auto services use. The appropriate placement
January 17, 2020
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of the use and orientation of the service bays assures that no detrimental impact, such as
noise, will affect the local neighborhoods.
Additionally, Greulich's Automotive will ensure the site will remain clean and well-kept,
and trash and recycling enclosures are oriented away from public street views. The new
structure will provide a contemporary look and has an enclosed building for vehicles in
repair. The exterior design will complement the design of the approved structures in the 51
Campana PAD. See Elevations Attached at Tab C. Greulich dedicates a great deal of time
and effort to the cleanliness and professionalism of the interior and exterior of their
locations, as well as, hire highly qualified employees and technicians.
3. 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;
The proposed development is appropriate in size and shape to accommodate a commercial
automotive service facility. The proposed Greulich development will have limited hours of
operation and will provide 30 parking spaces which exceeds City requirements - ensuring
no overflow parking will affect adjacent uses. Landscape plans will be consistent with the
landscape palette developed with the 51 Campana PAD zoning approval design standards.
The development will meet all setback, walls, landscaping, and buffer yard requirements
as provided by the 51 Campana PAD. Therefore the proposed site will continue to be
adequate to facilitate the proposed use.
4. 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;
The Property is located at an arterial-to-arterial intersection (51st Avenue and Bell Road)
and will have adequate and easy access to and from the site for the type and quantity of
traffic generated by the use. The site improvements includes ample parking which exceeds
City requirements, access to the main drive aisle north from Bell Road, as well as,
circulation patterns for larger vehicles when necessary.
5. That adequate conditions or stipulations have been incorporated into the approval of
the conditional use permit to insure that any anticipated detrimental effects can be
mitigated.
As noted above, no detrimental effects result from the proposed use. Nonetheless, the
Applicant will be receptive to stipulations or other such conditions in line with Greulich's
business model and the City of Glendale's vision for this area.
January 17, 2020
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VI.
CONCLUSION
The proposed Greulich's Automotive meets or exceeds the Conditional Use Permit approval
criteria. The approval of this request will not be detrimental to any adjacent properties or uses –
in fact, the use represents a significant investment in the Planned Area Development and an
investment in the area as a whole.
Please feel free to contact me if you have any questions, or if you need any additional information.
Thank you.
Very truly yours,
QUARLES & BRADY LLP
Benjamin W. Graff
TAB A
APN: 200-49-883
NWC OF BELL ROAD & 51ST AVENUE
AERIAL MAP
APN: 200-49-883
NWC OF BELL ROAD & 51ST AVENUE
AERIAL MAP
APN: 200-49-883
NWC OF BELL ROAD & 51ST AVENUE
ZONING MAP
PAD: PLANNED AREA DEVELOPMENT
NO OVERLAY DISTRICTS
ZONING HISTORY CASE NOS. ZON16-02, ZON-18-15
APN: 200-49-883
NWC OF BELL ROAD & 51ST AVENUE
GENERAL PLAN
Planned Commercial
APN: 200-49-883
NWC OF BELL ROAD & 51ST AVENUE
CITY COUNCIL DISTRICT – CHOLLA
COUNCILMEMBER LAUREN TOLMACHOFF
APN: 200-49-883
NWC OF BELL ROAD & 51ST AVENUE
PHOTOGRAPHIC ELEVATIONS
TAB B
TAB C