Clarkdale council approves Circle K conditional use permit after residents raise dark‑sky, safety and noise concerns

The Clarkdale Town Council voted unanimously April 14 to approve conditional use permit (CUP) 250188, allowing a Circle K convenience store and fuel sales on a 2.69‑acre parcel at the northeast corner of State Route 89A and Lincoln Drive.

Planning staff presented the proposal and recommended approval with a list of stipulations. Staff planner Clover Pinion told the council the project calls for a roughly 5,200‑square‑foot store, 12 fueling positions, modern underground fuel tanks, 26 parking spaces, a six‑foot masonry wall and landscape buffering along the east property line, and canopy clearance of 18 feet 6 inches to accommodate RVs. Pinion said the site meets zoning and setback requirements, complies with dark‑sky guidelines, and has received ADOT coordination for access.

More than a dozen residents spoke during the public hearing, the majority opposing the project. ‘‘We’re concerned about transient activity, dark sky, noise and safety,’’ said Arlene Minnick, a nearby resident, adding concerns about overnight fuel deliveries and fuel odor. Pamela Ziltner said the store’s lighting and late‑night operation would detract from Clarkdale’s character and tourism appeal. Multiple residents cited safety issues at the roundabout and expressed doubt that the town needs another 24‑hour fueling site.

Circle K’s consultant addressed the concerns in a technical presentation and during council Q&A. A Westwood representative said lighting was engineered to meet dark‑sky standards and that shielded fixtures and a perimeter design will reduce light at neighboring property lines. On noise, the applicant presented a sound analysis showing modest differences between a six‑ and eight‑foot wall once finished grades and landscaping are included; the consultants said effective buffering and site topography yield a wall that, in places, will function as 10–12 feet of separation when measured from neighbor grade.

Circle K’s operations representative said the company does not allow loitering and that store managers coordinate with police to remove problematic persons. ‘‘If there’s any loitering, our manager will call the police and try to move them along,’’ the representative said.

Police Chief (name withheld in the record) told council that when store management requests trespass enforcement the department will trespass offenders and that repeat calls can lead to arrests. He said the town has not had recurring problems at the existing No. 1 gas station.

Council members pressed the applicant and staff about pedestrian safety at the roundabout crosswalks and the ADOT right‑of‑way. Town manager Lou Anderson recommended the council ask the applicant to coordinate with ADOT to request rapid‑flashing beacons at the four crosswalks around the roundabout. Town attorney Steven Polk prepared stipulation language to that effect.

Council member O’Neil moved to approve the CUP subject to the staff report stipulations and the additional request that the applicant coordinate with ADOT to seek flashing beacons for the roundabout crosswalks; Vice Mayor Hunstetter seconded. All council members voted aye and the motion carried.

The approval requires the applicant to complete design review and separate sign permitting administratively and to follow the stipulations in the staff report. The council’s added stipulation asks the applicant to request ADOT approval for flashing beacons; ADOT retains authority to approve or deny treatments on its facility.

If granted the permit and subsequent building approvals proceed, the applicant estimated it would be in a position to break ground by the end of the year, subject to final plan approvals.