El Mirage council approves conditional use permit for Greenway Towing at NW Grand Avenue, 4-2

El Mirage’s Common Council approved a conditional use permit for Greenway Towing LLC to operate an outdoor vehicle storage (tow) yard at 11925 Northwest Grand Avenue by a 4-2 vote at its April 1 meeting.

The council’s approval follows a public hearing in which staff described the site as roughly 0.2 acres (about 6,670 square feet) in the city’s Urban Corridor zoning and within the downtown revitalization area. Planning staff told council the application met zoning requirements but recommended the applicant accept 11 staff stipulations covering screening, permits for a mobile office and landscaping, vehicle fluid containment, parking configuration and accessibility. Planning & Zoning (P&Z) had recommended denial of the permit on a 5-0 vote at its March 11 meeting.

The permit authorizes the outdoor storage use subject to the listed staff conditions; council members and the mayor emphasized that failure to meet conditions could result in revocation. Mayor Alexis Armacillo and Vice Mayor Parsons both said they would support the permit so long as the yard remains within the agreed operating parameters, including keeping the on-site vehicle count to 16 or fewer.

Staff presentation and applicant response Jose (planning staff) told the council the site sits at Grand and Laguna, adjacent to auto service and commercial uses to the north, a vacant commercial parcel to the east and single-family residential to the south and west. He said the applicant’s site plan showed about 16 storage spaces, a 144-square-foot mobile office and a shared 25-space parking area the business would use for customer and employee parking; staff required an ADA path from the parking area to the mobile office and other access measures. Jose said the application was reviewed by the technical advisory committee and met the zoning application requirements but included 11 stipulations that must be addressed if the CUP is granted.

The applicant told council the business had reduced on-site storage to 16 vehicles or fewer and uses a larger central yard in Phoenix to relocate vehicles when necessary. The applicant said typical turnover is rapid — about one to one-and-a-half tows per day from its contract work for the City of Surprise — and that accident vehicles average roughly two days of storage unless placed on police hold. The applicant said he was learning the local permitting process and acknowledged that some improvements (screen walls, trees and signage) were installed after the yard opened.

Public concerns Neighbors and residents spoke against locating the tow yard in the downtown corridor. Several commenters raised safety and environmental concerns: Steve Gilliam urged special handling for electric vehicles, saying “when they catch on fire, they would take all our resources from our fire department,” and asked for stronger security and 24-hour monitoring. Another resident asked about oil- and fluid-control measures and whether the site had oil/water separators; the applicant said oil absorbent is used and that spill cleanup typically occurs at the accident scene and during tow operations.

Multiple speakers said they were troubled that the operation began before the conditional use permit process had been completed. The applicant said the business lost a previous lease and relocated quickly and that, in prior jurisdictions, similar operations had not required the same conditional-use permitting process; he said there was no ill intent and that he was working to comply with El Mirage requirements.

Council discussion and vote Council discussion split along concerns about proximity to homes and fire-safety risks versus recognition that the site is already in an auto-service area and that the applicant had made visible efforts to address site conditions. Council member Aldridge said she could not support the application, citing fire-safety and proximity to residences. Council member Gentry moved to table for additional review, but the motion failed for lack of a second. Vice Mayor Parsons moved to approve the CUP “as presented,” and Mayor Alexis Armacillo seconded. The motion passed 4-2. Council members voting in the majority expressed conditional support tied to the staff stipulations and the council’s expectation that the permit be revoked if conditions are not met.

What the permit requires next If the CUP stands, the applicant must submit permit-ready plans for the mobile office, signage, landscaping and the screening wall; maintain required parking and ADA access; prevent vehicle fluid leaks and keep a current city business license. Staff’s memo and slides noted the requirement that outdoor operations be fully enclosed from public view and that vehicles not leak fuel or other liquids. Planning staff said they will monitor compliance; the mayor reminded the council that conditional use permits may be revoked under the municipal code if stipulations are not followed.

Background The site is in the downtown revitalization area identified in El Mirage’s 2020 General Plan and is currently zoned Urban Corridor. Planning & Zoning recommended denial of the conditional use permit on a 5-0 vote on March 11. At the April 1 meeting, staff presented before-and-after photos provided by the applicant showing reductions in vehicle counts and sidewalk cleanup leading up to the council hearing.

Votes at a glance - Conditional use permit (Greenway Towing LLC, 11925 NW Grand Avenue): Approved 4-2. Motion to approve by Vice Mayor Parsons; second by Mayor Alexis Armacillo. (Tally: yes 4, no 2.)

The council meeting record shows the CUP approval and a reminder from staff that the permit’s conditions can be enforced or revoked if not met. No further council action on this item was announced at the April 1 meeting.