Commission postpones vote on controversial Phoenix development
Published 4:40 pm Tuesday, May 12, 2026
Neighbors in nearby Phoenix Hills subdivision raise concerns about proposed 7-Eleven and big rig, auto fueling stations; city says its job is to verify criteria in land development codes
A packed house for a Phoenix Planning Commission public hearing on a proposed convenience store and truck fueling development left some people standing Monday evening, but in the end, a decision was postponed until June 8.
The project on the northwest corner of Grove and Fern Valley roads drew a large crowd from the nearby Phoenix Hills subdivision. All but one speaker said they had concerns or otherwise opposed the project.
Commission Chair Terry Helfrich asked to extend the meeting a half hour until 9:30 p.m. Monday to allow for deliberations and a possible decision, but the motion was voted down. The item was continued to the June 8 commission meeting.
Development would occur in a commercial highway zoning district, and the application was found by city staff to meet criteria requirements. The staff report recommended approval of the facility, which would include a 7-Eleven and separated big rig and auto fueling stations.
Several city officials explained at the beginning of the session that comments should address criteria in the city’s land development code, which are the only standards the commission can use in making a decision.
“Our job is to verify criteria,” said Community Development Director Zac Moody.
But only a couple of speakers addressed specific criteria in the staff report. Opponents noted that a Petro Travel Center for trucks is located just beyond the site and claimed the new project would increase traffic issues, make evacuation in emergencies more difficult, would bring environmental consequences and affect community aesthetics.
“The truck traffic there is really bad,” resident Zach Cohen said. Construction of an already approved 88-unit, low-income housing project on the other side of Grove Road across from the site will increase traffic issues, he added.
The Phoenix Corner housing project was approved in March 2025 for development at the corner of Grove Road and Fern Valley Road, just north of the 200-home Phoenix Hills subdivision.
“Grove Road is a minefield for dodging heavy vehicles,” resident Michael Shappee said. He also raised concerns about the effect the convenience story and fueling station project might have on property values.
Prior to the public testimony, applicant Guggenheim Development Services representative Jesse Kent noted that a traffic study showed the roads would be at 30% of design capacity with new traffic and traffic generated by the Petro center, other businesses and residents.
“What happened if we all want to get out at once?” asked resident Michael Buehle, referring to an emergency evacuation. Fellow resident Julie Nelson recalled that it took her 45 minutes to just go a couple blocks during the Almeda Fire in 2020 which raced through parts of Ashland, Phoenix and Talent, destroying thousands of structures.
Concerns were also voiced about the impact of diesel fuel on the health of residents and the effects of noise and vibration.
“I can be out in my backyard and smell diesel. I’m a half-mile from the truck stop,” resident Janet Dunlap said. “It is going to bring more crime to the area.”
“I can’t hold a conversation in my backyard,” said Michelle Guerrie, who lives close to the intersection.
Speakers also addressed the proximity of the project to the current Petro truck facility.
“Do we need a second one?” asked resident Jay Smith. He said the property could be better used for development of a hotel, shops and restaurants that would bring tourists to the town.
Audience member applauded after speakers explained why they opposed the project.
“This is our last chance to have some say in how our community grows and thrives,” resident Sandy Wine said. “It makes a lot of us emotional.”
The truck refueling operation is not designed to be an overnight space, Kent said. There are no showers, nor a restaurant or truckers lounge planned at the site. 7-Eleven has developed similar facilities elsewhere with an emphasis on truckers stopping for fuel and moving on, he said.
Three driveways are proposed; one off Grove Road and two off Fern Valley Road. A right-turn drop lane would be added on southbound Grove Road so that vehicles entering the site do not back up traffic on the roadway.
Diagrams attached to the application show trees on much of the project perimeter as well as green spaces within the site. Criteria call for 20% of the land area to be landscaped, but the plan submitted shows that 39% would have landscaping, said Jeff Wilcox, senior city planner.
Being a former orchard site, studies showed a presence of arsenic, frequently used for agricultural purposes. Remediation work for the substance will need to be carried out.
The site is listed as 12 acres, but the owner, Knollcrest LLC of Medford, hopes to divide it and sell off a portion, leaving the final site at 9.5 acres.
After the public hearing closed, Commissioner Julia McFadden made a motion to keep the public record open for seven more days for written comments. The motion was defeated.
“I don’t believe I need to see additional written comments,” said Commissioner Chris Luz. “I want to move on to deliberation, not wait another month.”
The agenda packet had a total of 26 written comments. Many of the comments did not address specific criteria associated with the application, said Moody.
With a continuation until June 8, City Attorney Hanna Harding cautioned the commission to be mindful of a state rule that requires a decision on a complete land use application within 120 days or an applicant can seek approval through the courts for failure to meet the deadline.
An appeal of a favorable planning commission decision would be made to Phoenix City Council. If the council upholds that decision, it could be appealed to the Oregon Land Use Board of Appeals.
Reach Ashland freelance writer Tony Boom at tboomwriter@gmail.com.