Council hears strong opposition to proposed East Avenue R gas station; ordinance introduced then tabled for district councilmember

The Palmdale City Council heard extended public comment opposing a proposed zone change and development that would allow a 10-island fueling station, market and drivethrough car wash on the northwest corner of East Avenue R and 20th Street East, a site adjacent to Palmdale High School.

Residents, teachers and other public commenters raised health, traffic and safety concerns for students and nearby apartments. "I don't believe a gas station next to a high school is something proper," said Mabel Flowers, who identified herself as a Palmdale High School employee. Monica Dobson, a Palmdale resident and teacher, cited respiratory and groundwater concerns and said the project could increase local crime and homelessness around the campus. "Placing a gas station next door to the school will potentially increase their presence along with the presence of drug dealers and theft right next to the school," Dobson said.

Staff planning manager Brenda Magana told the council the project is notable because it would include hydrogen fueling and that the applicant will not sell alcohol or tobacco. "This project includes hydrogen fueling stations, and will not be selling any alcohol or tobacco products," Magana said. She said the proposed fueling station would operate 24 hours a day and the proposed car wash from sunrise to sunset.

Applicant representative Michael Ramirez, for Beyond Foodmart, said the company operates about 40 locations and will include vapor-recovery systems, sealed underground tanks, security camera feeds shared with law enforcement and hourly property checks. "Part of our security plan allows us to share ... the video equipment inside and outside the store ... and we share it with the local police agency," Ramirez said, describing security and operational measures.

Staff and the applicant pointed to environmental review and regulatory oversight. Magana and Ramirez said the CEQA analysis and Antelope Valley Air Quality Management District review found project emissions below applicable significance thresholds. Magana noted the project's traffic study found vehicle additions were negligible and that the site plan includes an entrance and exit on both 20th Street East and East Avenue R; staff also noted parcel two directly abutting the high school is not part of the current development and would require separate entitlements.

Councilmembers and the applicant responded to residents' safety and equity concerns. One speaker at the hearing alleged the project was proposed because the property is on the east side of Palmdale and said that would be discriminatory; the applicant denied any discriminatory motive and said driveway movements at the site will be right-in/right-out operations. A councilmember asked whether bike lanes exist on the adjacent streets; staff answered that bike lanes are present.

Council action proceeded in two phases. The council first introduced ordinance number 1652 to approve zone change 23-00003, a general plan amendment and related approvals to allow the project; the introduction was made by motion and brief voice vote. Later in the meeting, after public comment and council discussion, a motion to table the matter until the councilmember representing the district (District 5) could participate passed by voice vote; the transcript records the motion to table as passing. Council staff said the item will be rescheduled for a future council meeting when the district member is present and noted each continuance will be re-noticed at least 10 days in advance.

The project's entitlements listed in staff materials include: ordinance 1652, zone change 23-00003, general plan amendment 23-00003, tentative parcel map 84001, conditional use permit 202-006 and site plan review 22-007; the staff packet included a mitigated negative declaration and mitigation monitoring and reporting program prepared for the project.

The council did not adopt the ordinance or take final action at this meeting; the item is scheduled to return for further consideration.