Attachment C - PHO Summary - PHO-4-22--Z-6-04-7.pdf

REPORT OF PLANNING HEARING OFFICER ACTION 
Adam Stranieri, Planner III, Hearing Officer  
Bradley Wylam, Planner I, Assisting  
September 21, 2022 
ITEM NO: 1 
DISTRICT 7 
SUBJECT: 
Application #: 
PHO-4-22--Z-6-04-7 
Location: 
Approximately 300 feet south of the southeast corner of 
107th Avenue and Lower Buckeye Road 
Zoning: 
C-2
Acreage: 
1.68 
Request: 
1) Review of commercial elevations per Stipulation 7
2) Technical corrections to Stipulations 1, 3, 4, 8, and 9
Applicant: 
M3 Design 
Owner: 
QuikTrip Corporation 
Representative: M3 Design 
ACTIONS: 
Planning Hearing Officer Recommendation: The Planning Hearing Officer 
recommended approval with a modification and additional stipulations. 
Village Planning Committee (VPC) Recommendation: The Estrella Village 
Planning Committee heard the request on September 20, 2022 and 
recommended approval by a vote of 12-0-1. 
DISCUSSION: 
Jesse Macias, representative with M3 Design, provided an overview of the 
request language, subject site, and Zoning Adjustment Case No. ZA-226-22 
which approved a use permit to allow a car wash on the subject site on July 7, 
2022. He noted that the Estrella Village Planning Committee (VPC) 
recommended unanimous approval of the request at their meeting on September 
20, 2022. He provided an overview of the proposed elevations and noted that the 
building will utilize sustainable materials.  
Adam Stranieri, Planning Hearing Officer, asked Mr. Macias for clarification on 
the height of the proposed building. Mr. Macias stated that the height of the 
parapet is 16 feet 2 inches, and the roof line would have a height of 
approximately 13 feet and noted this is not specifically listed on the elevations. 
He noted that the eastern portion of the building includes equipment rooms, 
restrooms, and offices, and this area has a roof height of approximately 13 feet. 
Attachment C

Planning Hearing Officer Summary of September 21, 2022 
Application PHO-4-22—Z-6-04-7 
He noted that the western portion of the building includes the car wash tunnel 
and utilizes a fabric roof with a height of approximately 15 feet. Mr. Stranieri 
noted that on the provided elevations, the top of parapet is listed at 
approximately 16 feet and the architectural features are approximately 28 feet.  
He noted that this provides adequate information for a potential future review for 
general conformance.  
Mr. Stranieri stated that the proposed elevations include multiple colors and 
materials and utilize four-sided architecture. He stated that the elevations are 
compatible with existing and proposed commercial development in the 
surrounding area and the subject site fronts an arterial street. He recommended 
that Stipulation 7 be replaced with a stipulation for general conformance with the 
proposed elevations. He stated that the Street Transportation Department 
recommended an additional stipulation regarding Maricopa County Department 
of Transportation (MCDOT) approval of all access control along 107th Avenue. 
Mr. Macias stated that they are in contact with MCDOT regarding access to 
107th Avenue. Mr. Stranieri stated that a recorded Proposition 207 Waiver is 
required prior to preliminary site plan approval and the requirement is 
recommended to be added as a stipulation. 
FINDINGS: 
1) The applicant submitted conceptual elevations for review per the
requirement of Stipulation 7.  The request is recommended to be
approved with a modification to replace the review requirement with a
standard language general conformance stipulation to the provided
elevations.  Stipulation 7 was established in the original rezoning case as
there was no commercial site plan or elevations provided by the applicant
at the time.  The proposed elevations depict a carwash at a height of
approximately 13 feet to top of roof (approximately 16 feet to top of
parapet) with architectural elements and parapets at a maximum height of
28 feet.  The design incorporates multiple building materials including
block and accent (split-face) block, metal, and glass.  Architectural
elements include pop-outs and canopies.  The design is compatible with
its location on an arterial street, with other commercial development in the
surrounding area, and with other planned development within the rezoning
case area.
This recommendation applies solely to the subject site of this request.
Subsequent commercial development elsewhere in the original rezoning
case area will remain subject to this stipulation.  Note that one additional
property has complied with this stipulation in Rezoning Case No. PHO-3-
21--Z-6-04 and one additional property has a pending application for
review per this stipulation in Rezoning Case No. PHO-5-22--Z-6-04.

Planning Hearing Officer Summary of September 21, 2022 
Application PHO-4-22—Z-6-04-7 
 
2) The Street Transportation Department recommended an additional
stipulation requiring the developer to have all access control along 107th
Avenue reviewed and approved by the Maricopa County Department of
Transportation (MCDOT).  This stipulation is recommended for inclusion.
107th Avenue is a MCDOT controlled roadway. All access control (e.g.,
driveway locations) must be reviewed and approved by MCDOT.  The City
of Phoenix will require the developer provide documentation of approval to
the Street Transportation Department.
STIPULATIONS: 
Trails and Landscaping 
1. 
That The development shall conform to the Estrella Village Arterial Street 
Landscaping program that specifically provides landscaping 
requirements for Lower Buckeye Road defined in the plan as a village 
parkway. 
2. 
That The developer shall provide a 30-foot wide public trail easement 
along the east side of 107th Avenue and along the south side of Lower 
Buckeye Road exclusively for public utility easement, trail, and 
landscaping, unless modified by the Parks and Recreation Department. 
Residential 
3. 
That The single-family development shall be in general conformance to 
the site plan date stamped January 15, 2004 as approved or modified by 
THE PLANNING AND Development Services Department. 
4. 
That A minimum 40 x 40 foot triangular landscape entry area SHALL be 
provided on each corner at the main entrance to the residential 
subdivision to be located on 107th Avenue as approved or modified by 
THE PLANNING AND Development Services Department. 
5. 
That Open space amenities shall be located outside of retention areas. 
6. 
That The property owner shall record documents that disclose to 
purchasers of the property within the development the existence and 
potential characteristics of the Tolleson Wastewater Treatment Plan and 
the Phoenix Goodyear Airport. The form and content of such documents 
shall be reviewed and approved by the city attorney. 
Commercial

Planning Hearing Officer Summary of September 21, 2022 
Application PHO-4-22—Z-6-04-7 
7. 
That the commercial elevations shall be reviewed and approved through 
the Planning Hearing Officer process prior to preliminary site plan 
approval with the Development Services Department. 
THE DEVELOPMENT SHALL BE IN GENERAL CONFORMANCE WITH 
THE ELEVATIONS DATE STAMPED AUGUST 2, 2022, AS MODIFIED 
BY THE FOLLOWING STIPULATIONS AND APPROVED BY THE 
PLANNING AND DEVELOPMENT DEPARTMENT. 
8. 
That The commercial site shall be developed with a similar architectural 
theme. The theme shall assure that the building and canopy colors, 
elevations, exterior materials, landscaping, lighting, and signage convey 
a sense of continuity throughout the development. A master architectural 
theme shall be provided before preliminary site plan approval of the first 
building as approved or modified by THE PLANNING AND Development 
Services Department. 
9. 
That The development shall conform to the Estrella Village Arterial Street 
Landscaping program that specifically requires an entry feature on the 
southeast corner of 107th Avenue and Lower Buckeye Road designated 
as a gateway intersection in the plan. 
Street Improvements 
10. 
That a Right-of-way totaling 55 feet shall be dedicated for the south half 
of Lower Buckeye Road. 
11. 
That a Right-of-way totaling 55 feet shall be dedicated for the east half of 
107th Avenue. 
12. 
That The developer shall construct all streets within and adjacent to the 
development with paving, curb, gutter, sidewalk, curb ramps, streetlights, 
median islands, landscaping, and other incidentals as per plans 
approved by the city. All improvements shall comply with all ADA 
accessibility standards. 
13. 
That The applicant shall complete and submit the Developer Project 
Information Form for the MAG Transportation Improvement Program to 
the Street Transportation Department. This form is a requirement of the 
EPA to meet clean air quality requirements. 
14. 
ALL ACCESS CONTROL ALONG 107TH AVENUE SHALL BE 
REVIEWED AND APPROVED BY THE MARICOPA COUNTY

Planning Hearing Officer Summary of September 21, 2022 
Application PHO-4-22—Z-6-04-7 
DEPARTMENT OF TRANSPORTATION, PRIOR TO PRELIMINARY 
SITE PLAN APPROVAL. 
15. 
PRIOR TO PRELIMINARY SITE PLAN APPROVAL, THE LANDOWNER 
SHALL EXECUTE A PROPOSITION 207 WAIVER OF CLAIMS 
FORM. THE WAIVER SHALL BE RECORDED WITH THE MARICOPA 
COUNTY RECORDER'S OFFICE AND DELIVERED TO THE CITY TO 
BE INCLUDED IN THE REZONING APPLICATION FILE FOR RECORD. 
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