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July 15, 2026
Z260015
Page 1 of 4
Report to the Board of Supervisors
Prepared by the Maricopa County Planning and Development Department
Board Hearing Date:
July 15, 2026
Case #/Title:
Z260015 – Trulieve Dispensary Happy Valley
Supervisorial District:
4
Applicants:
Ian Braun & Aaron Heise, Civil Design & Engineering, Inc.
Owner:
Imperial Development, LLC
Request:
Zone Change Modification of Conditions – amendment to the C-2
CUPD zoning district’s development standards
Site Location:
Generally located approx. 400’ south of the SWC of 115th Ave. &
Happy Valley Pkwy. in the Peoria area
Site Size:
Approximately 2.1 acres
County Island Status:
City of Peoria
Additional
Comments:
•
The modification of conditions will permit a medical marijuana dispensary and/or marijuana
establishment as an allowed use in the existing C-2 CUPD zoning district. The applicant is
requesting no further modifications to the C-2 CUPD zoning district’s development standards.
The site remains vacant. No plan of development (POD) was included with the original zoning
case (Z2022151). Since no POD is included with this request, a subsequent POD application will
be required for administrative approval.
•
Water and wastewater services are proposed from EPCOR Water Arizona. The Arizona Fire &
Medical Authority (North County Fire & Medical District) and Sheriff’s Office will respectively
provide fire and police protection.
•
Access to the site will be provided via 115th Avenue, which fronts the site and connects to Happy
Valley Parkway to the north.
•
Per the Maricopa County Framework 2040 Comprehensive Plan, the site is within an Area of
Municipal Influence and within an Urban Growth Area. The proposal meets the Urban Solutions
for Urban Development (USUD) strategy, is consistent with existing commercial zoning onsite and
across 115th Ave. and is in concert with area land use and development patterns.
•
Peoria’s general plan includes three land use categories that intersect over the subject property:
suburban residential, park/open space, and waterways, with the latter two being associated with
July 15, 2026
Z260015
Page 2 of 4
the Agua Fria River and its tributaries. On June 10, 2026, Mayor Jason Beck and Mayor Pro Tem
Matthew Bullock of the City of Peoria Council, in their personal capacities and not an official
position on behalf of the City, stressed their constituents have concerns, and related Commission
discussion noted concern with a marijuana use in this highly visible location.
•
There are no outstanding concerns from reviewing agencies. To date, staff has received 43 items
of opposition (representing 28 properties). Most of the opposition items have been received from
Peoria residents, but also from Sun City and Sun City West. The general consensus of the
opposition is that allowing a marijuana dispensary will adversely impact the community –
including increased traffic, unwanted odors, etc.
•
To date, none of the opposition items have come from properties within a 300’ radius, so a super-
majority vote has not been triggered. It will require a majority vote of a quorum to approve
Z260015.
Commission
Recommendation:
On 6/11/26, the Commission voted 4-2 (motion by Commissioner
Toma D4, seconded by Commissioner Leighton D4) to adopt a
motion recommending the Board of Supervisors deny Z260015.
In the event the Board motions for approval of Z260015, staff
suggests conditions ‘a’ – ‘f’:
a.
Development of the site shall be in substantial conformance with the Zoning Exhibit
entitled “Overall site Plan“, consisting of 1 full-size sheets, dated December 12, 2022 and
stamped received December 12, 2022, except as modified by the following conditions.
Staff may determine slight refinements to remain in substantial conformance with the
approved site plan. Minor and major amendments to the site plan will be determined in
accordance with Chapter 3 of the Maricopa County Zoning Ordinance.
b.
Development of the site shall be in substantial conformance with the Narrative Report
entitled “SWC 115th Ave and Happy Valley Road”, consisting of 17 pages, dated December
12, 2022 and stamped received December 12, 2022; and with the modified narrative report
entitled, “Narrative for Commercial Development and Trulieve Dispensary,” consisting of
eight (8) pages, dated May 11, 2026, and stamped received May 12, 2026; except as
modified by the following conditions.
c.
The following Planning Engineering Conditions shall apply:
1.
Without the submittal of a precise plan of development, no development approval
is inferred by this review, including, but not limited to number of proposed site
layout, drainage design, access, and roadway alignments. These items will be
addressed as development plans progress and are submitted to the County for
further review and/or entitlement.
2.
An updated traffic impact study addressing MCDOT’s comments must be
submitted with future entitlement (POD) application(s).
3.
Engineering review of re-zone cases is conceptual in nature. All development and
engineering design shall be in conformance with Section 1205 of the Maricopa
County Zoning Ordinance; Drainage Policies and Standards; Floodplain
Regulations for Maricopa County; MCDOT Roadway Design Manual; and current
July 15, 2026
Z260015
Page 3 of 4
engineering policies, standards, and best practices at the time of application for
construction.
d.
The following CUPD standards shall apply:
1.
Uses Permitted:
a.
Uses allowed in C-1
b.
Automobile laundry
c.
Drive-in restaurants & refreshment stands
d.
Restaurants & cafes including patios, cocktail lounges, and outside dining
and drinking areas
e.
Retail stores
f.
Self-storage facilities
g.
Medical Marijuana Dispensary Facilities and/or Marijuana Establishments
as defined in Chapter 2 of the MCZO and subject to all rules adopted by the
Arizona Department of Health Services.
h.
Accessory uses incidental to the above
2.
Min. setback of speaker box to rural or residential zoning districts: 50’
3.
Min. site screening: 3’ parking screen wall
e.
Administrative approval of a Plan of Development will be required prior to approval and
issuance of construction permits to develop and establish use of the site. Prior to
issuance of a building permit, written confirmation will be required from the emergency
fire protection jurisdiction having authority that the facility has been designed in
accordance with their regulations and requirements, and that emergency fire protection
service will be provided to the facility. Prior to issuance of the certificate of occupancy,
local fire protection jurisdiction review and approval will be required.
f.
The granting of this change in use of the property has been at the request of the applicant,
with the consent of the landowner. The granting of this approval allows the property to
enjoy uses in excess of those permitted by the zoning existing on the date of application,
subject to conditions. In the event of the failure to comply with any condition, the property
shall revert to the zoning that existed on the date of application. It is, therefore, stipulated
and agreed that either revocation due to the failure to comply with any conditions, does
not reduce any rights that existed on the date of application to use, divide, sell or possess
the property and that there would be no diminution in value of the property from the value
it held on the date of application due to such revocation of the Zone Change. The Zone
Change enhances the value of the property above its value as of the date the Zone Change
is granted and reverting to the prior zoning results in the same value of the property as if
the Zone Change had never been granted.
July 15, 2026
Z260015
Page 4 of 4
Presented by:
Nick Schlimm, Planner
Reviewed by:
Darren Gérard, AICP, Planning Manager
Attachment:
6/11/26 P&Z Packet (20 pages)
6/11/26 P&Z Handout Memo 1 (67 pages)
6/11/26 P&Z Handout Memo 2 (2 pages)
Item of Opposition Received 6-11-2026 (1 page)
Item of Opposition Received 6-13-2026 (1 page)
Item of Opposition Received 6-14-2026 (2 pages)
Note:
6/11/26 Draft P&Z Minutes are not available as of the writing of this report but can be
provided upon request later or accessed via Agenda Center when available.
Z260015
Page 1 of 8
Report to the Planning and Zoning Commission
Prepared by the Maricopa County Planning and Development Department
Case:
Z260015 – Trulieve Dispensary Happy Valley
Hearing Date:
June 11, 2026
Supervisor District:
4
Applicants:
Ian Braun & Aaron Heise, Civil Design & Engineering, Inc.
Owner:
Imperial Development, LLC
Request:
Zone Change Modification of Conditions – amendment to the C-2 CUPD
zoning district’s development standards
Site Location:
Generally located approx. 400’ south of the SWC of 115th Ave. & Happy
Valley Pkwy. in the Peoria area
Site Size:
Approx. 2.1 acres
Density:
N/A
County Island:
Yes (City of Peoria)
County Plan:
White Tank / Grand Avenue – Single Family Transitional Lot & Mixed-Use
Employment
Municipal Plan:
City of Peoria – Suburban Residential, Park / Open Space, & Waterways
Municipal Comments:
None received to date
Support/Opposition:
None known
Recommendation:
Approve with conditions
Z260015
Page 2 of 8
Project Summary:
1.
The subject property is approx. 2.1 acres and is located approximately 400’ south of the SWC of
115th Ave. and Happy Valley Pkwy. in the Peoria area. The applicant is requesting a modification
of conditions to an approved zone change case, Z2022151, to permit a marijuana dispensary or
establishment as an allowed use in the C-2 CUPD zoning district. The current conditions of C-2
CUPD approval do not include a dispensary as one of the permitted uses. The zoning was
approved per Z2022151 on February 8, 2023.
2.
Condition ‘d.1’ of Z2022151 lists the following permitted uses:
a. Uses allowed in C-1
b. Automobile laundry
c. Drive-in restaurants & refreshment stands
d. Restaurants & cafes including patios, cocktail lounges, and outside dining and drinking areas
e. Retail stores
f. Self-storage facilities
g. Accessory uses incidental to the above
3.
The conditions of approval do not explicitly list which uses are prohibited; they simply list which
of the C-2-specific uses are allowed within the CUPD overlay in addition to uses allowed in C-1
(which, pursuant to the cumulative nature of the MCZO, also includes uses allowed in the
residential zoning districts). Per the report to the Planning & Zoning Commission for Z2022151,
the previous applicant had originally requested “straight zoning” to C-2. However, after staff noted
that most of the envisioned uses were compatible with C-1 zoning, the applicant revised his
request to C-2 CUPD zoning, which would allow C-1 uses plus the few additional envisioned uses
that would otherwise require at least C-2 zoning per the MCZO. Since dispensaries were not
among the envisioned uses, they were not mentioned in the original request and hence not
referenced in the conditions of approval.
4.
In this request, the applicant is only requesting to modify condition ‘d.1’ to allow an additional
use. The applicant is requesting no further modifications, nor a plan of development at this time.
2024 Eagle View (East on Top)
Z260015
Page 3 of 8
2026 Site Aerial
2026 Local Aerial
Z260015
Page 4 of 8
Existing On-Site and Adjacent Zoning / Land Use:
5.
On-site:
C-2 CUPD / Vacant
North:
Rural-43 / Vacant
South:
115th Ave., then C-3 CUPD / RV & boat storage
East:
115th Ave., then C-1 CUPD / QuikTrip convenience store & gas station
West:
PCD (City of Peoria) / Vacant (Arizona State Land Department)
Zoning District Map
Utilities and Services:
6.
Water:
EPCOR Water Arizona
Wastewater:
EPCOR Water Arizona
School District:
Peoria Unified School District
Fire:
Arizona Fire & Medical Authority (AFMA)
Police:
Maricopa County Sheriff’s Office (MCSO)
Right-of-Way:
7.
The following table includes the existing and proposed half-width for 115th Ave., as well as the
future classification for the corresponding road, based upon the Maricopa County Department of
Transportation (MCDOT) Transportation System Plan 2040 and Road Information Tool.
Street Name
Half-width Existing R/W
Half-width Proposed R/W
Future Classification
115th Ave.
65’
65’
Principal Arterial
Z260015
Page 5 of 8
Adopted Plans:
8.
White Tank / Grand Avenue Area Plan (updated December 6, 2023): The county’s area plan
designates most of the property for single-family transitional lots, although a small portion at the
southern tip of the property comes within the “mixed-use employment” land use category. The
“single family – transitional lots” category encourages residential uses ranging in density from
three to five dwelling units per acre.
9.
City of Peoria General Plan (updated October 30, 2024): Peoria’s general plan includes three land
use categories that intersect over the subject property: suburban residential, park/open space,
and waterways, with the latter two being associated with the Agua Fria River and its tributaries.
The suburban residential classification supports densities ranging from five to 12 dwelling units
per acre and is assigned to a small area on either side of 115th Avenue.
Public Participation Summary:
10.
The applicant complied with the requirements of the citizen review process by posting the site
and sending notification by first class mail to interested parties and adjacent property owners
within 300’ of the site. Two signs were posted onsite in accordance with applicable regulations.
Staff received correspondence from the Arizona Fire & Medical Authority and the Arizona
Department of Transportation confirming no concern with the request. ADOT advised that it holds
a neutral position on zoning matters and will defer formal comments until a POD and traffic
impact analysis or statement is submitted for review. AFMA’s only comment was to note that it
currently observes the 2018 International Fire Code but expects to adopt the 2024 IFC within 90
days (as of April 20, 2026). To date, staff has received no further public comment, including from
neighbors, the City of Peoria, or the Arizona State Land Department.
Outstanding Concerns from Reviewing Agencies:
11.
N/A
Staff Analysis:
12.
The purpose of limiting the uses allowed onsite with the CUPD overlay was to regulate the
transition of land uses in an area that, until the present, has been rural in character. Only in the
past few years has commercial development begun to take hold along the Happy Valley Pkwy. /
115th Ave. corridor. The first commercial development in the area, an RV and boat storage facility,
was built in 2019 to the southeast of the subject site across 115th Ave. A QuikTrip gas station and
convenience store followed in 2024 to the east-northeast of the subject site, again across 115th
Ave. The subject site is still bordered by rural, vacant land to the north and west. The property
immediately to the north is within County jurisdiction and zoned Rural-43. This property could be
subject to a zone change request in the future due to its proximity to the 115th / Happy Valley
intersection, as well as the Loop 303 freeway less than 1,000’ to the west, although the floodway
that runs through much of the middle of the property could inhibit future development. The land
immediately to the west, however, is vacant land owned by the ASLD. Peoria has annexed this
land and zoned it for a “Planned Community District;” however, Peoria’s general plan designates
it as an “ASLD special land use” and notes that its disposition will be at ASLD’s discretion. All of
this is to say that, since commercial land uses are only just emerging in the area, staff deemed it
appropriate to condition the establishment of the C-2 CUPD zoning district upon limits to the
allowed land uses.
Z260015
Page 6 of 8
13.
Although a marijuana dispensary or establishment was not among the uses considered in the
original zoning case, staff cannot identify a land use conflict that would render such a use
inappropriate for the site. The nearest residential units are approx. 400’ east of the subject
property boundaries across 115th Ave. Residences located further away are located across either
115th Ave. to the south or Happy Valley Pkwy. to the north. Per the applicant’s project narrative,
the proposed dispensary would be a retail establishment only; it would not include any cultivation
activity and would not permit marijuana use on the premises.
14.
Per MCZO Article 603.3, a marijuana dispensary or establishment shall not be located within
1,500’ of a church; an elementary or secondary school; a kindergarten, nursery, preschool, or
daycare center; a public park or playground; an existing marijuana dispensary / establishment; or
an adult-oriented facility. There are no such uses located within 1,500’ of the subject site. There
is one vacant property within this buffer currently owned by Cornerstone Church. However, the
church has provided authorization for a zone change to C-3 CUPD on its property for a proposed
RV and boat storage facility, per case Z250020. As of the writing of this staff report, case Z250020
(which includes a POD) is scheduled for hearing by the BOS on June 10, 2026. Per the project
narrative for that case, the church has abandoned its original plans to develop a place of worship
on its property and intends to sell it to the future owner of the storage facility upon approval of
entitlements.
15.
For the reasons discussed, staff supports the request to modify the conditions of approval for
case Z2022151 to permit a marijuana dispensary as an allowed use. This request does not
include a POD, so it will be incumbent upon the applicant, developer, or landowner to submit one
for administrative review and approval prior to obtaining construction permits.
16.
The modified condition language is summarized below. All other conditions would remain
unchanged.
b.
Development of the site shall be in substantial conformance with the Narrative Report
entitled “SWC 115th Ave and Happy Valley Road”, consisting of 17 pages, dated December
12, 2022 and stamped received December 12, 2022,; and with the modified narrative
report entitled, “Narrative for Commercial Development and Trulieve Dispensary,”
consisting of eight (8) pages, dated May 11, 2026, and stamped received May 12, 2026;
except as modified by the following conditions.
d.
The following CUPD standards shall apply:
1.
Uses Permitted:
a.
Uses allowed in C-1
b.
Automobile laundry
c.
Drive-in restaurants & refreshment stands
d.
Restaurants & cafes including patios, cocktail lounges, and outside dinning
and drinking areas
e.
Retail stores
f.
Self-storage facilities
Z260015
Page 7 of 8
g.
Medical Marijuana Dispensary Facilities and/or Marijuana Establishments
as defined in Chapter 2 of the MCZO and subject to all rules adopted by
the Arizona Department of Health Services.
gh.
Accessory uses incidental to the above
Recommendation:
17.
Staff recommends the Commission adopt a motion recommending that the Board of Supervisors
approve Z260015 subject to the following conditions ‘a’ – ‘f’:
a.
Development of the site shall be in substantial conformance with the Zoning Exhibit
entitled “Overall site Plan“, consisting of 1 full-size sheets, dated December 12, 2022 and
stamped received December 12, 2022, except as modified by the following conditions.
Staff may determine slight refinements to remain in substantial conformance with the
approved site plan. Minor and major amendments to the site plan will be determined in
accordance with Chapter 3 of the Maricopa County Zoning Ordinance.
b.
Development of the site shall be in substantial conformance with the Narrative Report
entitled “SWC 115th Ave and Happy Valley Road”, consisting of 17 pages, dated December
12, 2022 and stamped received December 12, 2022; and with the modified narrative report
entitled, “Narrative for Commercial Development and Trulieve Dispensary,” consisting of
eight (8) pages, dated May 11, 2026, and stamped received May 12, 2026; except as
modified by the following conditions.
c.
The following Planning Engineering Conditions shall apply:
1.
Without the submittal of a precise plan of development, no development approval
is inferred by this review, including, but not limited to number of proposed site
layout, drainage design, access, and roadway alignments. These items will be
addressed as development plans progress and are submitted to the County for
further review and/or entitlement.
2.
An updated traffic impact study addressing MCDOT’s comments must be
submitted with future entitlement (POD) application(s).
3.
Engineering review of re-zone cases is conceptual in nature. All development and
engineering design shall be in conformance with Section 1205 of the Maricopa
County Zoning Ordinance; Drainage Policies and Standards; Floodplain
Regulations for Maricopa County; MCDOT Roadway Design Manual; and current
engineering policies, standards, and best practices at the time of application for
construction.
d.
The following CUPD standards shall apply:
1.
Uses Permitted:
a.
Uses allowed in C-1
b.
Automobile laundry
Z260015
Page 8 of 8
c.
Drive-in restaurants & refreshment stands
d.
Restaurants & cafes including patios, cocktail lounges, and outside dining
and drinking areas
e.
Retail stores
f.
Self-storage facilities
g.
Medical Marijuana Dispensary Facilities and/or Marijuana Establishments
as defined in Chapter 2 of the MCZO and subject to all rules adopted by the
Arizona Department of Health Services.
h.
Accessory uses incidental to the above
2.
Min. setback of speaker box to rural or residential zoning districts: 50’
3.
Min. site screening: 3’ parking screen wall
e.
Administrative approval of a Plan of Development will be required prior to approval and
issuance of construction permits to develop and establish use of the site. Prior to
issuance of a building permit, written confirmation will be required from the emergency
fire protection jurisdiction having authority that the facility has been designed in
accordance with their regulations and requirements, and that emergency fire protection
service will be provided to the facility. Prior to issuance of the certificate of occupancy,
local fire protection jurisdiction review and approval will be required.
f.
The granting of this change in use of the property has been at the request of the applicant,
with the consent of the landowner. The granting of this approval allows the property to
enjoy uses in excess of those permitted by the zoning existing on the date of application,
subject to conditions. In the event of the failure to comply with any condition, the property
shall revert to the zoning that existed on the date of application. It is, therefore, stipulated
and agreed that either revocation due to the failure to comply with any conditions, does
not reduce any rights that existed on the date of application to use, divide, sell or possess
the property and that there would be no diminution in value of the property from the value
it held on the date of application due to such revocation of the Zone Change. The Zone
Change enhances the value of the property above its value as of the date the Zone Change
is granted and reverting to the prior zoning results in the same value of the property as if
the Zone Change had never been granted.
Presented by:
Nick Schlimm, Planner
Reviewed by:
Rachel Applegate, Planning Supervisor
Attachments:
Case Map (1 page)
Narrative Report (8 pages)
DPR comments (2 pages)
MCESD comments (1 page)
/
Maricopa County Planning & Development - Phoenix, AZ
4
Gross Acres: 2 approx.
Generated May 13, 2026 11:58 AM
Z260015
Application Name:
Legal Description
Trulieve Maricopa
Applicant
Case Address
4N-1E-6
Aaron Heise
25206 N 115TH AVE SUN CITY, AZ 85373
Applicant Phone/Email
Parcel Primary:201-21-054E
(928) 522-9287
SUN CITY, AZ 85373
Map scale 1:1,018
Supervisor District No.
We are requesting the list of permitted uses of the CUPD overlay to include "Marijuana Dispensary" as it
is allowed in the underlying C-2 zoning.
PO Box 30836, Flagstaff, AZ 86003 I 928.522.9287
618 East Route 66, Flagstaff, AZ 86001 I Fax 928.522.9358
7075 W. Bell Road – Suite 9, Glendale, AZ 85308 I 602.438.2700
May 11, 2026
Maricopa County Planning & Development Department
301 W Jefferson St, Suite 170
Phoenix, AZ 85003
RE: Narrative for Commercial Development & Trulieve Dispensary @ APN 201-21-054E
Modification of Conditions Zone Change Application
To whom it may concern:
The following narrative outlines the proposed commercial development at APN 201-21-054E,
per the requirements of the Modification of Conditions Zone Change Application Checklist of
the Maricopa County Planning & Development Department.
Title
Project Name: Trulieve Maricopa County
General Project Location: Near 303/ Happy Valley Rd interchange
Maricopa County Project Number: Z260015
Vicinity Map
(Not to scale)
PO Box 30836, Flagstaff, AZ 86003 I 928.522.9287
618 East Route 66, Flagstaff, AZ 86001 I Fax 928.522.9358
7075 W. Bell Road – Suite 9, Glendale, AZ 85308 I 602.438.2700
Purpose of Request
We are requesting to have the most recently approved conditions modified to allow for a use
(“Marijuana Dispensary”) that is allowed by the underlying zoning (C-2).
The uses permitted for the respective CUPD are as follows:
• Uses allowed in C-1
• Automobile laundry
• Drive-in restaurants & refreshment stands
• Restaurants & cafes including patios, cocktail lounges, and outside dining and drinking
areas
• Retail stores
• Self-storage facilities
• Accessory uses incidental to the above
In comparison, the Maricopa County Zoning Ordinance describes C-1 and C-2 zoning as
follows:
503.1.3. C-1 (Neighborhood Commercial Zoning District): The principal purpose of this
zoning district is to provide for smaller shops and services in convenient locations to
meet the daily needs of families in the immediate residential neighborhoods.
503.1.4. C-2 (Intermediate Commercial Zoning District): The principal purpose of this
zoning district is to provide for the sale of commodities, the performance of services, and
other activities in locations for which the market area extends beyond the immediate
residential neighborhoods while encouraging sustainable building practices.
The parcel is located less than 2000’ (0.38 miles) driving distance from the Happy Valley Rd/
303 interchange and less than half that distance by line-of-sight. C-2 zoning (Intermediate
Commercial Zoning District) and all its permitted uses are appropriate to this parcel because of
its location (proximity to major arterial roads) and the opportunities it affords.
The proposed conditions follow below. The approved conditions from zoning case Z2022151
comprise the body of the conditions with proposed additions in bold print and underlined with
proposed redactions in struck-through existing verbiage.
a. Development of the site shall be in substantial conformance with the Zoning Exhibit
entitled “Overall Site Plan,” consisting of 1 full-size sheet, dated December 12, 2022,
and stamped received December 12, 2022, except as modified by the following
conditions. Staff may determine slight refinements to remain in substantial
PO Box 30836, Flagstaff, AZ 86003 I 928.522.9287
618 East Route 66, Flagstaff, AZ 86001 I Fax 928.522.9358
7075 W. Bell Road – Suite 9, Glendale, AZ 85308 I 602.438.2700
conformance with the approved site plan. Minor and major amendments to the site
plan will be determined in accordance with Chapter 3 of the Maricopa County Zoning
Ordinance.
b. Development of the site shall be in substantial conformance with the Narrative Report
entitled “SWC 115th Ave and Happy Valley Road”, consisting of 17 pages, dated
December 12, 2022, and stamped received December 12, 2022, except as modified by
the following conditions.
c. The following Planning Engineering Conditions shall apply:
1. Without the submittal of a precise plan of development, no development
approval is inferred by this review, including, but not limited to number of
proposed site layout, drainage design, access, and roadway alignments.
These items will be addressed as development plans progress and are
submitted to the County for further review and/or entitlement.
2. An updated traffic impact study addressing MCDOT’s comments must be
submitted with future entitlement (POD) application(s).
3. Engineering review of re-zone cases is conceptual in nature. All
development and engineering design shall be in conformance with Section
1205 of the Maricopa County Zoning Ordinance; Drainage Policies and
Standards; Floodplain Regulations for Maricopa County; MCDOT
Roadway Design Manual; and current engineering policies, standards, and
best practices at the time of application for construction.
d. The following CUPD standards shall apply:
1. Uses Permitted:
a. Uses allowed in C-1
b. Automobile laundry
c. Drive-in restaurants & refreshment stands
d. Restaurants & cafes including patios, cocktail lounges, and outside
dining and drinking areas
e. Retail stores
f. Self-storage facilities
g. Accessory uses incidental to the above
g. Medical Marijuana Dispensary Facilities and/or Marijuana
Establishment as defined in Chapter 2 of the Maricopa County
Zoning Ordinance subject to all rules adopted by the Arizona
Department of Health Services
PO Box 30836, Flagstaff, AZ 86003 I 928.522.9287
618 East Route 66, Flagstaff, AZ 86001 I Fax 928.522.9358
7075 W. Bell Road – Suite 9, Glendale, AZ 85308 I 602.438.2700
h. Accessory uses incidental to the above
2. Min. setback of speaker box to rural or residential zoning districts: 50’
3. Min. site screening: 3’ parking screen wall
e. Administrative approval of a Plan of Development will be required prior to approval
and issuance of construction permits to develop and establish use of the site. Prior to
issuance of a building permit, written confirmation will be required from the
emergency fire protection jurisdiction having authority that the facility has been
designed in accordance with their regulations and requirements, and that emergency
fire protection service will be provided to the facility. Prior to issuance of the
certificate of occupancy, local fire protection jurisdiction review and approval will be
required.
f. The granting of this change in use of the property has been at the request of the
applicant, with the consent of the landowner. The granting of this approval allows the
property to enjoy uses in excess of those permitted by the zoning existing on the date
of application, subject to conditions. In the event of the failure to comply with any
condition, the property shall revert to the zoning that existed on the date of
application. It is, therefore, stipulated and agreed that either revocation due to the
failure to comply with any conditions, does not reduce any rights that existed on the
date of application to use, divide, sell or possess the property and that there would be
no diminution in value of the property from the value it held on the date of
application due to such revocation of the Zone Change. The Zone Change enhances
the value of the property above its value as of the date the Zone Change is granted
and reverting to the prior zoning results in the same value of the property as if the
Zone Change had never been granted.
Description of Proposal
One of the (2) planned buildings will be a retail & medical marijuana dispensary facility, to be
owned and operated by Trulieve. Trulieve is an industry leading, vertically integrated cannabis
company and multi-state operator in the U.S., with established hubs in the Northeast, Southeast,
and Southwest. It is the largest retail marijuana operator in the state, with 22 retail locations open
in Arizona and several cultivation and manufacturing facilities located throughout the state.
Trulieve employs more than 500 Arizonans.
For this project, Trulieve is planning to open a retail & medical marijuana dispensary facility on
parcel APN 201-21-054E, just south of the intersection of N 115th Avenue and Happy Valley
Road, and east of the 303/ Happy Valley Road Interchange. The dispensary will be operational
PO Box 30836, Flagstaff, AZ 86003 I 928.522.9287
618 East Route 66, Flagstaff, AZ 86001 I Fax 928.522.9358
7075 W. Bell Road – Suite 9, Glendale, AZ 85308 I 602.438.2700
between 7:00am and 10:00pm Sunday through Saturday. There will be drive-thru services
offered at the facility with the same operating hours. It is estimated that the store would serve
approximately 400 customers a day and have staffing ranging from 20 to 25 full-time employees.
The planned Trulieve building is approximately 3000sf, and will be just east of the middle of the
site, approximately 33’ from the FEMA flood plain and 64’ from the FEMA flood way. The
front entrance will face the road. (See accompanying Site Plan.) The building will be 22’ tall.
The second building is also planned to be Commercial use, with its specific use currently
undetermined. It is estimated to also be approximately 3000sf. It is located on the west side of
the parcel. The second building may also have a drive-through window.
The site will have a single trash/ recycling enclosure to serve both buildings.
All outdoor lighting-- building exterior and parking lot illumination-- will be fully shielded and
comply with MCZO section 812.
Exact details and final design for the site and buildings will be subject to administrative review
of a plan of development.
Relationship to Surrounding Properties
The parcel is located in a growing commercial corridor in the Maricopa County and the City of
Peoria. Immediately north is a vacant parcel with Maricopa County zoning RU-43. Immediately
West is vacant land that is part of the North Peoria PAD, Development Unit 6. The Development
Unit is planned for “mixed use village center/ employment” and “traditional/ suburban”
development. To the east is a QuikTrip gas station (Maricopa County CUPD Z2019009) and a
self-storage facility (Maricopa County C-3). Maricopa County C-3 zoning is compatible with a
Marijuana Dispensary use.
Location and Accessibility
The parcel is located less than 2000’ (0.38 miles) driving distance from the Happy Valley Rd/
303 interchange. The site will have appropriate accessible parking and site navigation, complete
with accessible walkways, ramps, and building entrances.
Circulation System
The site will be entered from N 115th Ave via the proposed single driveway or sidewalks. There
will be walkways crossing from the front of the parking lot to either building island. A
landscaping island will support a walkway joining the building islands. Drive-through queues
would run counter-clockwise at each building. It will be possible to make a circle at the interior
PO Box 30836, Flagstaff, AZ 86003 I 928.522.9287
618 East Route 66, Flagstaff, AZ 86001 I Fax 928.522.9358
7075 W. Bell Road – Suite 9, Glendale, AZ 85308 I 602.438.2700
of the lot by driving around the central landscaping island. A straight 60+’ truck approach will be
provided in front of the trash enclosure.
Final circulation design will be subject to administrative review of a plan of development.
Development Schedule
The projected construction timeline for the Trulieve Dispensary from breaking ground to
completion is (8) months.
Community Facilities and Services
The minimum distance The closest church is the Church of Jesus Christ of Latter-day Saints at
11922 W Happy Valley Road, 0.64 miles (3,377 ft) from the parcel.
The closest school is Candeo Peoria Charter School, 2.0 miles (10,750 ft) from the parcel.
The minimum distance for Marijuana Dispensaries from schools and churches required by the
Maricopa County Zoning Ordinance is 1,500 ft (0.28 miles).
Public Utilities and Services
EPCOR is the water and sewer utility provider for the property. The property falls within the
jurisdiction of the Maricopa County Sheriff’s Department and North County Fire and Medical
District. The closes fire station (Fire Station) 104 is 1.3 miles away.
Compliance with the White Tank Grand Avenue Area Plan, City of Peoria General Plan,
and the Maricopa County “Framework 2040” County Plan (Draft)
The proposed addition of "Medical Marijuana Dispensary Facilities and/or Marijuana
Establishment as defined in Chapter 2 of the Maricopa County Zoning Ordinance subject to all
rules adopted by the Arizona Department of Health Services" as a permitted use within the
CUPD overlay is consistent with, and directly advances, the goals and policies outlined in the
Maricopa County “Framework 2040” County Plan (Draft). Likewise, a facility as mentioned
above on the specific parcel is compatible with the City of Peoria and White Tank Grand Avenue
Plans. These area plans emphasize the importance of fostering a strong, diversified local
economy by supporting retail and commercial uses within designated corridors and activity
centers. A marijuana dispensary is subject to comprehensive oversight by the Arizona
Department of Health Services and is comparable in function and intensity to other permitted
commercial uses within C-2 zoning, which is the underlying zoning of the area. Allowing this
use supports the region’s economic development objectives by activating unused commercial
spaces, contributing to the local tax base, and creating new jobs for the surrounding area.
Moreover, the proposal aligns with the plans’ land use and community design principles that
prioritize compatibility, orderly development, quality building design, and the concentration of
PO Box 30836, Flagstaff, AZ 86003 I 928.522.9287
618 East Route 66, Flagstaff, AZ 86001 I Fax 928.522.9358
7075 W. Bell Road – Suite 9, Glendale, AZ 85308 I 602.438.2700
commercial activity in appropriate areas. Dispensaries prohibit on-site consumption and adhere
to strict operational, security, and odor-control requirements, ensuring minimal external impacts
on surrounding properties. This regulatory framework supports the regional goals of maintaining
high-quality development standards while mitigating potential land use conflicts.
Summary: Findings in Support of the Requested Modification of Conditions
The requested Modification of Conditions to allow a Medical Marijuana Dispensary Facility
and/or Marijuana Establishment is supported by the following findings:
•
Consistency with Underlying Zoning:
The subject property is zoned C-2 (Intermediate Commercial), which is intended to
accommodate a broad range of commercial uses serving both local and regional markets.
The proposed dispensary use is consistent with the intent of the C-2 zoning district and
comparable in intensity and operational characteristics to other permitted retail and
commercial uses.
•
Compatibility with Surrounding Land Uses:
The site is located within an emerging commercial corridor characterized by a mix of
commercial and planned mixed-use development. Adjacent and nearby uses include a gas
station, self-storage facility, and planned commercial development areas. The proposed
use is compatible with these surrounding uses and will not introduce impacts beyond
those typical of commercial development.
•
No Adverse Impact to Public Health, Safety, or Welfare:
The proposed development will comply with all applicable Maricopa County Zoning
Ordinance requirements, Arizona Department of Health Services regulations, and other
applicable codes and standards. The use will operate within a fully regulated framework,
including security, operational controls, and compliance requirements, ensuring that it
does not adversely affect public health, safety, or welfare.
•
Consistency with Applicable Plans and Policies:
The request supports the goals and policies of the Maricopa County Framework 2040
Plan, as well as applicable local planning documents, by promoting economic
development, activating commercially designated land, and supporting employment
opportunities within an appropriate commercial corridor.
•
Appropriate Use of the Site:
Due to its proximity to major transportation infrastructure, including the Loop 303 and
Happy Valley Road interchange, the site is well-suited for regional-serving commercial
uses. The proposed dispensary is an appropriate use of the site given its location, access,
and surrounding development pattern.
Conclusion
PO Box 30836, Flagstaff, AZ 86003 I 928.522.9287
618 East Route 66, Flagstaff, AZ 86001 I Fax 928.522.9358
7075 W. Bell Road – Suite 9, Glendale, AZ 85308 I 602.438.2700
Trulieve and Civil Design & Engineering, Inc. are excited about the prospect of working with
Maricopa County on this venture. Thank you for your consideration of our project. We look
forward to your comments and questions.
Sincerely,
Aaron Heise, R.A., LEED AP
Civil Design & Engineering, Inc.
Architect & Civil Designer
a.heise@cdeinc.org / (928) 522-9287
Page 1 of 2
Anh Harambasic, PE
Planning & Development
301 W. Jefferson St., Suite 170
Phoenix, Arizona 85003
Phone: (602) 506-3611
www.maricopa.gov/planning
Email address:
anh.harambasic@maricopa.go
v
Planning & Development
Engineering Plan Review
Date:
May 1, 2026
Memo To: Darren Gerard, AICP, Planning Manager, Department of Planning &
Development
Attn:
Nicholas Schlimm, Planner, Planning & Development Services
From:
Anh Harambasic, P.E. Engineering Plans Reviewer, Planning and
Development Services.
cc:
Doug Jones, P.E., Engineering Supervisor, Planning & Development
Services
Subject:
Z260015 Zone Change modification of conditions request without a
plan of development.
Job Site Address: Z260015 (SWC 115th Ave and Happy Valley Road)
APN(s):
201-21-054E
This applicant is requesting in their narrative a Zone change modification of the
approval conditions of zoning case Z2022151 to allow for a medical marijuana
dispensary facility and/or marijuana establishment onto this site. This zone change
conditions modification was presented without a plan of development.
PND Engineering Plan Review (DPR, FCD and PND Transportation) has reviewed the
1st submittal of the narrative for a zone change conditions modification request routed
for review on 3.30.2026 and has no objections subject to the following conditions:
1. A traffic impact study is required with the Plan of development. The traffic
impact study (TIS) shall be approved by the MCDOT.
2. Onsite 100 yr 2hour onsite retention along with grading and drainage plans are
required with the Plan of development.
3. Engineering and drainage review was based on a zone change without a plan
of development. Therefore, without the submittal of a precise plan of
development, no development approval is inferred by this review, including,
but not limited to number of proposed building lots/units, drainage design,
access and roadway alignments. These items will be addressed as
development plans progress and are submitted to the County for further review
and/or entitlement.
4. Engineering review of re-zone cases is conceptual in nature. All development
and engineering design shall be in conformance with Section 905 of the
Page 2 of 2
Maricopa County Zoning Ordinance; Drainage Policies and Standards;
Floodplain Regulations for Maricopa County; MCDOT Roadway Design
Manual; and current engineering policies, standards and best practices at the
time of application for construction.
5. The County does not provide fire service, therefore, it is incumbent that the
applicant seek service and approval of plans from the jurisdictional fire service
provider.
Please contact me if you have any questions or require any additional information.
Page | 1
Subdivision
Infrastructure
& Planning Program
301 W. Jefferson St.
Phoenix, AZ 85003
S u b d i vi s io n @ m a ri co p a .go v
e s d .m a r i c o pa .g o v
The Maricopa County Environmental Services Department (MCESD) has completed review
for the Trulieve Maricopa County planning case(s). Please note the following MCESD
requirements for site development:
Subdivision Infrastructure and Planning –
An Approval to Construct application is required and must be submitted to MCESD’s
Subdivision & Infrastructure Program for water, reclaimed water and/or wastewater system
infrastructure.
A Water Service Agreement signed by the Utility is required and must be submitted to
MCESD’s Subdivision & Infrastructure Program if the site/development will be provided with
water and/or reclaimed water by a Utility. A Capacity Assurance Form issued by the Utility
is required to MCESD’s Subdivision & Infrastructure Program if the site/development
wastewater service is being provided by a Utility.
For subdivision related questions, please contact the Subdivision and Infrastructure
Program at (602) 506-1058 or email subdivision@maricopa.gov.
Additional Notes –
*It should be noted that this document does not approve the referenced project. Comments are provided
for the benefit of the applicant for MCESD permit requirements and as an advisory to Maricopa County
Planning and Development Department. Other Maricopa County agencies may have additional
requirements. Final review and approval will be made through Planning and Development Department
procedures. Applicant may need to submit separate applications to the Maricopa County Environmental
Services Department for approval of proposed facilities regulated by the Department. Review of any such
application will be based on current regulations at the time of application.
Project Name: Trulieve Maricopa County
Primary Contact Name: Aaron Heise
Planning Application Type: Zone Change -
Modification of Conditions
APN(s): 201-21-054E
Reviewer: Elliott Wheaton, P.E.
Email: Elliott.Wheaton@maricopa.gov
Phone: 602-376-6035
Planner Name: Nicholas Schlimm
Planning Case #: Z260015
Date: May 1, 2026
Water and Waste Management Division
DATE:
June 10, 2026
TO:
Planning & Zoning Commission
From:
Nick Schlimm, Planner
SUBJECT:
Z260015 – Trulieve Dispensary Happy Valley
Agenda Item: #10
Since the publication of the staff report for the referenced case, staff have received 40 notices of
opposition from residents and owners of 25 properties throughout the northwest valley. To date,
none of the opposition items have come from properties within 300’ of the subject parcel. The
property is located approx. 400’ south of the SWC of 115th Ave. & Happy Valley Pkwy. Most of the
opposition items have been received from property owners in the City of Peoria, as well as from
Sun City and Sun City West. The consensus of the opposition is concern that allowing a marijuana
dispensary or establishment as one of the permitted uses at the subject property will create
unwanted impacts to the local community, including increased traffic, crime, and pollution,
unwanted odors, lower property values, and a negative influence on children and young adults.
Attachments:
300’ Opposition Map (1 page)
5-Mile Radius Opposition Map (1 page)
Notices of Opposition (64 pages)
1
Nicholas Schlimm (PND)
From:
Sent:
Thursday, June 4, 2026 8:44 PM
To:
Nicholas Schlimm (PND)
Subject:
Case #z260015
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I live in Vistancia and am concerned over the proposed dispensary since it will not be under Peoria
jurisdiction and I just don’t want it in the neighborhood. Lorie Cooper 13645 w Tyler Trl Peoria Az
Sent from the all new AOL app for iOS
1
Nicholas Schlimm (PND)
From:
Sent:
Thursday, June 4, 2026 9:05 PM
To:
Nicholas Schlimm (PND)
Subject:
Opposed to Marijuana Dispensary Happy Valley
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Hi Nicholas,
As a resident of Vistancia, I oppose the proposed marijuana dispensary at 115th Ave and Happy Valley
Road. Our community has limited access points, and placing a dispensary at this location would
increase access to marijuana in the area. Research suggests that greater access can lead to increased
use and higher rates of impaired driving and fatal accidents. Please do not approve this dispensary at
115th Ave and Happy Valley Road.
Recreational Marijuana Dispensaries and Fatal Car Crashes
https://dspace.mit.edu/entities/publication/7c3e9660-3fce-494b-9091-227defbcc3f0
Thank you,
Keri Jones
12360 W Milton Dr, Peoria, AZ 85383
1
Nicholas Schlimm (PND)
From:
Rachel Applegate (PND)
Sent:
Friday, June 5, 2026 6:38 AM
To:
Nicholas Schlimm (PND); Darren Gerard (PND); Ronald Quarles (PND)
Subject:
FW: Proposed location of marijuana dispensary
From: Brian Adair
Sent: Thursday, June 4, 2026 6:10 PM
To: PND PZAppeal
Subject: Proposed location of marijuana dispensary
I am writing in opposition to the proposed marijuana dispensary slated to be locat ed on Happy Valkey Road just west of the QT location on Happy Value Road and State Route 303. I live in the Trilogy sub division neighb orhood just west of the
ZjQcmQRYFpfptBannerStart
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I am writing in opposition to the proposed marijuana dispensary slated to be located on Happy Valkey
Road just west of the QT location on Happy Value Road and State Route 303. I live in the Trilogy sub
division neighborhood just west of the proposed building location. In my opinion this business is out of
charioter for that
area and it could bring the wrong element of people to visit this store. I urge the commissioners to
deny the approval of the facility as submitted. There are many other locations better suited for this
type of business. For example state Route 60 (aka Grand Blvd) is more suited for this type of
business. Property values in housing would be negatively impacted. In addition this location would
draw a type of customer that is an element not needed or wanted. Please use your authority to deny
this business a building permit.
Sent from my iPhone
1
Nicholas Schlimm (PND)
From:
Rachel Applegate (PND)
Sent:
Friday, June 5, 2026 6:39 AM
To:
Nicholas Schlimm (PND); Darren Gerard (PND); Ronald Quarles (PND)
Subject:
FW: Case #: Z260015
From: Brent Crawley @ TPA
Sent: Thursday, June 4, 2026 9:47 PM
To: PND PZAppeal
Subject: Case #: Z260015
I strongly appeal the proposed Marinuana Dispensary associat ed with this case. As a local business ow ner and father of sev eral children - this would not bring the neighborhood any inherent value, but I believe it would only attract utilizers
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I strongly appeal the proposed Marinuana Dispensary associated with this case.
As a local business owner and father of several children - this would not bring the
neighborhood any inherent value, but I believe it would only attract utilizers of
Marijuana to our neighborhood.
Thank you
1
Nicholas Schlimm (PND)
From:
Ali V
Sent:
Friday, June 5, 2026 8:57 AM
To:
PND PZAppeal; Nicholas Schlimm (PND); District4; District 3
Subject:
Public Comment Regarding Proposed Marijuana Dispensary near 115th avenue and
Happy Valley
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For context: Case #: Z260015 Applicant: Trulieve Dispensary Happy Valley
County Planning & Zoning meeting: Thursday, June 11, 2026 at 9:30aCounty
Board of Supervisors meeting: Wednesday, July 15, 2026 at 9:30am Location:
Board of Supervisors Auditorium: 205 W. Jefferson Street, Phoenix, AZ
Dear Members of the Board,
I am writing to express my concerns regarding the proposed marijuana
dispensary and respectfully ask that the Board carefully consider the potential
impacts on the surrounding community before making its decision.
First and foremost, I am concerned about public safety. The proposed location is
situated near a family-oriented residential area with many young children. As a
new parent I know how our community continues to grow, it is important that
development decisions prioritize the safety and well-being of residents and
ensure that new businesses are compatible with the surrounding neighborhood.
Traffic is another significant concern. This area is already heavily congested, and
the intersection near the proposed site has experienced an increase in traffic
collisions in recent years. A dispensary is likely to generate additional vehicle
traffic throughout the day, which could further strain an already busy roadway
and create additional safety risks for drivers, pedestrians, and nearby residents.
I am also concerned about potential noise and odor impacts. While regulations
may help mitigate these issues, the possibility of increased noise, loitering, and
marijuana-related odors could negatively affect the quality of life for neighboring
residents and families who have chosen to live in this area.
Finally, I encourage the Board to consider the overall character of the
neighborhood. This is a residential, family-oriented community, and it is important
that new development aligns with the existing character and long-term vision for
2
the area. Residents have invested in this neighborhood because of its family-
friendly environment, and any proposed use should be evaluated based on its
compatibility with those established community values.
For these reasons, I respectfully urge the Board to consider the impacts on public
safety, traffic, noise and odor, and neighborhood character when evaluating this
proposal.
Thank you for your time and consideration.
Please do not hesitate to reach out with any questions or concerns. I am happy
to assist further.
Sincerely,
Ali Pardi
1
Nicholas Schlimm (PND)
From:
Lana Fierro
Sent:
Friday, June 5, 2026 9:59 AM
To:
PND PZAppeal; Nicholas Schlimm (PND)
Subject:
Opposition to Proposed Dispensary at 115th Avenue and Happy Valley Road
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Dear Planning and Zoning Commission Members,
I am writing to express my opposition to the proposed marijuana dispensary at the corner of 115th
Avenue and Happy Valley Road.
My primary concern is the location of this business in close proximity to established residential
neighborhoods. This intersection serves as a major access point for many residents, families, and
children who live nearby. I believe a dispensary at this location would not be compatible with the
character of the surrounding community.
I am also concerned about the potential increase in traffic and congestion at an already busy
intersection. Additional vehicle activity, customer traffic, and delivery operations could negatively
impact safety and quality of life for nearby residents.
While I understand that marijuana dispensaries are legal businesses, I believe the county should
carefully consider whether this particular location is appropriate. Residential areas deserve thoughtful
planning that prioritizes neighborhood character, public safety, and the long-term interests of the
community.
I respectfully request that the Planning and Zoning Commission and Board of Supervisors deny approval
of this proposed dispensary or require it to be located in an area that is more appropriate and further
removed from residential neighborhoods.
Thank you for your time and consideration of community input on this matter.
Sincerely,
Lana and John Fierro
11969 W. Jessie Ln
Sun City, AZ 85373
1
Nicholas Schlimm (PND)
From:
Taylor Poweziak
Sent:
Friday, June 5, 2026 10:19 AM
To:
PND PZAppeal; Nicholas Schlimm (PND); District4; District 3
Subject:
Opposition to Proposed Trulieve Dispensary Near Residential Neighborhood (Case
#Z260015)
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To Whom It May Concern,
I am writing to express my opposition to Case #Z260015, the proposed Trulieve dispensary planned for
our community on 115th and Happy Valley.
As a resident of the area, I am very concerned about the impact this business may have on the character,
safety, and quality of life of our neighborhood. While I understand that marijuana businesses are legal
and regulated, I do not believe this location is appropriate due to its proximity to homes and families. We
specifically moved to this neighborhood because of the amount of families and children who often play
outside and ride their bikes in the area. Putting a dispensary right next door jeopardizes the safety of our
children and the children in our neighborhood.
My concerns include:
Potential impacts on neighborhood safety and security. SPECIFICALLY the safety of our children.
Increased traffic and congestion on local streets.
The effect a dispensary may have on nearby property values.
The incompatibility of this type of commercial use with the residential character of the
surrounding area.
Concerns about increased loitering and other unintended consequences that could affect
residents' sense of safety and enjoyment of their neighborhood.
Many residents chose this community because of its family-oriented environment. Introducing a
marijuana dispensary so close to residential areas may fundamentally change the character of the
neighborhood and create concerns for homeowners and families.
I respectfully request that the Planning & Zoning Commission and Board of Supervisors deny this
application or require the applicant to seek an alternative location that is more appropriate and less
impactful to nearby residents.
Thank you for considering the concerns of the residents who will be directly affected by this proposal. I
ask that this letter be included in the public record for Case #Z260015.
Sincerely,
2
Taylor Poweziak
12311 W. Patrick Ln
Sun City West, AZ
601-284-6962
1
Nicholas Schlimm (PND)
From:
Misty Walden
Sent:
Friday, June 5, 2026 10:28 AM
To:
District 3
Subject:
Subject: Opposition to Proposed Trulieve Dispensary on Happy Valley (Case #Z260015)
This Message Is From an Untrusted Sender
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To Whom It May Concern,
I am writing to express my opposition to Case #Z260015, the proposed Trulieve dispensary planned for
our community.
As a resident of the area, I am concerned about the impact this business may have on the character,
safety, and quality of life of our neighborhood. While I understand that marijuana businesses are legal
and regulated, I do not believe this location is appropriate due to its proximity to homes and families.
My concerns include:
Increased traffic and congestion on local streets.
Potential impacts on neighborhood safety and security.
The effect a dispensary may have on nearby property values.
The incompatibility of this type of commercial use with the residential character of the surrounding area.
Concerns about increased loitering and other unintended consequences that could affect residents'
sense of safety and enjoyment of their neighborhood.
Many residents chose this community because of its family-oriented environment. Introducing a
marijuana dispensary so close to residential areas may fundamentally change the character of the
neighborhood and create concerns for homeowners and families.
I respectfully request that the Planning & Zoning Commission and Board of Supervisors deny this
application or require the applicant to seek an alternative location that is more appropriate and less
impactful to nearby residents.
Thank you for considering the concerns of the residents who will be directly affected by this proposal. I
ask that this letter be included in the public record for Case #Z260015.
Sincerely,
Misty Walden
22114 n 119th dr
Sun city, Az 85373
928-308-0833
1
Nicholas Schlimm (PND)
From:
B Smith
Sent:
Friday, June 5, 2026 10:29 AM
To:
Nicholas Schlimm (PND)
Subject:
Subject: Opposition to Proposed Trulieve Dispensary on Happy Valley (Case #Z260015)
This Message Is From an Untrusted Sender
You have not previously corresponded with this sender. Please use caution when you receive messages from new senders.
Always validate the sender first.
To Whom It May Concern,
I am writing to express my opposition to Case #Z260015, the proposed Trulieve dispensary planned for
our community.
As a resident of the area, I am concerned about the impact this business may have on the character,
safety, and quality of life of our neighborhood. While I understand that marijuana businesses are legal
and regulated, I do not believe this location is appropriate due to its proximity to homes and families.
My concerns include:
Increased traffic and congestion on local streets.
Potential impacts on neighborhood safety and security.
The effect a dispensary may have on nearby property values.
The incompatibility of this type of commercial use with the residential character of the surrounding area.
Concerns about increased loitering and other unintended consequences that could affect residents'
sense of safety and enjoyment of their neighborhood.
Many residents chose this community because of its family-oriented environment. Introducing a
marijuana dispensary so close to residential areas may fundamentally change the character of the
neighborhood and create concerns for homeowners and families.
I respectfully request that the Planning & Zoning Commission and Board of Supervisors deny this
application or require the applicant to seek an alternative location that is more appropriate and less
impactful to nearby residents.
Thank you for considering the concerns of the residents who will be directly affected by this proposal. I
ask that this letter be included in the public record for Case #Z260015.
Sincerely,
Becky Smith
11743 W. Via Montoya Dr
Sun City, AZ
602 405 9137
1
Nicholas Schlimm (PND)
From:
Nate Bowman
Sent:
Friday, June 5, 2026 10:33 AM
Subject:
Opposition to Proposed Trulieve Dispensary Near Residential Neighborhood (Case
#Z260015)
This Message Is From an Untrusted Sender
You have not previously corresponded with this sender. Please use caution when you receive messages from new senders.
Always validate the sender first.
To Whom It May Concern,
I am writing to express my opposition to Case #Z260015, the proposed Trulieve dispensary planned for
our community on 115th and Happy Valley.
As a resident of the area, I am very concerned about the impact this business may have on the character,
safety, and quality of life of our neighborhood. While I understand that marijuana businesses are legal
and regulated, I do not believe this location is appropriate due to its proximity to homes and families. We
specifically moved to this neighborhood because of the amount of families and children who often play
outside and ride their bikes in the area. Putting a dispensary right next door jeopardizes the safety of our
children and the children in our neighborhood.
My concerns include:
- Potential impacts on neighborhood safety and security. SPECIFICALLY the safety of our children.
- Increased traffic and congestion on local streets.
- The effect a dispensary may have on nearby property values.
- The incompatibility of this type of commercial use with the residential character of the surrounding
area.
- Concerns about increased loitering and other unintended consequences that could affect residents'
sense of safety and enjoyment of their neighborhood.
Many residents chose this community because of its family-oriented environment. Introducing a
marijuana dispensary so close to residential areas may fundamentally change the character of the
neighborhood and create concerns for homeowners and families.
I respectfully request that the Planning & Zoning Commission and Board of Supervisors deny this
application or require the applicant to seek an alternative location that is more appropriate and less
impactful to nearby residents.
Thank you for considering the concerns of the residents who will be directly affected by this proposal. I
ask that this letter be included in the public record for Case #Z260015.
Sincerely,
Nate Bowman
2
10226 W Jessie Ln
Peoria, AZ, 85383
602-618-8023
1
Nicholas Schlimm (PND)
From:
Rachel Applegate (PND)
Sent:
Friday, June 5, 2026 10:36 AM
To:
Nicholas Schlimm (PND); Darren Gerard (PND); Ronald Quarles (PND)
Subject:
FW: Opposition to Proposed Trulieve Dispensary on Happy Valley (Case #Z260015)
From: Brittany Wilson
Sent: Friday, June 5, 2026 10:22 AM
To: PND PZAppeal
Cc: District 3
Subject: Opposition to Proposed Trulieve Dispensary on Happy Valley (Case #Z260015)
To Whom It May Concer n, I am writing to express my opposition to Case #Z260015, the proposed Trulieve dispensary planned for our commu nity. As a resident of the area, I am concerned about the impact this business may have on the character , safety,
ZjQcmQRYFpfptBannerStart
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To Whom It May Concern,
I am writing to express my opposition to Case #Z260015, the proposed Trulieve dispensary planned for
our community.
As a resident of the area, I am concerned about the impact this business may have on the character,
safety, and quality of life of our neighborhood. While I understand that marijuana businesses are legal
and regulated, I do not believe this location is appropriate due to its proximity to homes and families.
My concerns include:
Increased traffic and congestion on local streets.
Potential impacts on neighborhood safety and security.
The effect a dispensary may have on nearby property values.
The incompatibility of this type of commercial use with the residential character of the surrounding area.
Concerns about increased loitering and other unintended consequences that could affect residents'
sense of safety and enjoyment of their neighborhood.
Many residents chose this community because of its family-oriented environment. Introducing a
marijuana dispensary so close to residential areas may fundamentally change the character of the
neighborhood and create concerns for homeowners and families.
I respectfully request that the Planning & Zoning Commission and Board of Supervisors deny this
application or require the applicant to seek an alternative location that is more appropriate and less
impactful to nearby residents.
Thank you for considering the concerns of the residents who will be directly affected by this proposal. I
ask that this letter be included in the public record for Case #Z260015.
Sincerely,
[Your Name]
[Your Address]
[City, State ZIP]
[Email Address]
2
[Phone Number]
1
Nicholas Schlimm (PND)
From:
Rachel Applegate (PND)
Sent:
Friday, June 5, 2026 10:37 AM
To:
Nicholas Schlimm (PND); Darren Gerard (PND); Ronald Quarles (PND)
Subject:
FW: Opposition to Proposed Trulieve Dispensary on Happy Valley (Case #Z260015)
From: kattie raduenz
Sent: Friday, June 5, 2026 10:29 AM
To: PND PZAppeal <
Subject: Opposition to Proposed Trulieve Dispensary on Happy Valley (Case #Z260015)
To Whom It May Concer n, I am writing to express my opposition to Case #Z260015, the proposed Trulieve dispensary planned for our commu nity. As a resident of the area, I am concerned about the impact this business may have on the character , safety,
ZjQcmQRYFpfptBannerStart
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ZjQcmQRYFpfptBanner End
To Whom It May Concern,
I am writing to express my opposition to Case #Z260015, the proposed Trulieve dispensary planned for
our community.
As a resident of the area, I am concerned about the impact this business may have on the character,
safety, and quality of life of our neighborhood. While I understand that marijuana businesses are legal
and regulated, I do not believe this location is appropriate due to its proximity to homes and families.
My concerns include:
Increased traffic and congestion on local streets.
Potential impacts on neighborhood safety and security.
The effect a dispensary may have on nearby property values.
The incompatibility of this type of commercial use with the residential character of the surrounding area.
Concerns about increased loitering and other unintended consequences that could affect residents'
sense of safety and enjoyment of their neighborhood.
Many residents chose this community because of its family-oriented environment. Introducing a
marijuana dispensary so close to residential areas may fundamentally change the character of the
neighborhood and create concerns for homeowners and families.
I respectfully request that the Planning & Zoning Commission and Board of Supervisors deny this
application or require the applicant to seek an alternative location that is more appropriate and less
impactful to nearby residents.
Thank you for considering the concerns of the residents who will be directly affected by this proposal. I
ask that this letter be included in the public record for Case #Z260015.
Sincerely,
Kattie raduenz
11957 W Dos Rios Dr
Sun City 85373
2
6235567905
Yahoo Mail: Search, Organize, Conquer
1
Nicholas Schlimm (PND)
From:
Angela Bowman
Sent:
Friday, June 5, 2026 10:45 AM
To:
PND PZAppeal; Nicholas Schlimm (PND); District4; District 3
Subject:
Opposition to Case #Z260015 – Proposed Trulieve Dispensary
This Message Is From an Untrusted Sender
You have not previously corresponded with this sender. Please use caution when you receive messages from new senders.
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To Whom It May Concern,
I am writing as a resident of the surrounding area to express my strong opposition to Case #Z260015, the
proposed Trulieve dispensary at 115th Avenue and Happy Valley Road.
My family chose this neighborhood because of its safe, family-oriented environment. It is a community
where children regularly play outside, ride bicycles, and spend time with neighbors. The proposed
location places a marijuana dispensary in close proximity to homes and families, and I do not believe this
use is appropriate for a residential area such as ours.
While I understand that marijuana dispensaries are legal businesses, their placement matters. I am
particularly concerned about the message this sends to families and the potential impact on the safety,
character, and long-term desirability of our neighborhood.
My concerns include:
The safety and well-being of the many children who live, play, and travel throughout the area.
Increased traffic and congestion on roads already heavily used by residents.
The incompatibility of a marijuana dispensary with the residential character of the surrounding
neighborhoods.
The potential for increased loitering and other activity that could diminish residents’ sense of
security.
The risk of reduced property values and diminished marketability of nearby homes. Many
homeowners have made significant financial investments in this community, and the introduction
of a dispensary adjacent to residential neighborhoods could negatively affect buyer perception
and demand.
The long-term impact on the reputation and character of a community that has been built around
families and homeownership.
Many residents specifically chose this area because it offers a welcoming environment for raising
children. Approving this proposal would fundamentally alter the nature of the neighborhood and could
have lasting consequences for homeowners, families, and future residents.
2
I respectfully urge the Planning & Zoning Commission and the Board of Supervisors to deny Case
#Z260015 or require the applicant to seek a more appropriate location farther from residential
neighborhoods.
Thank you for your consideration of the concerns of the residents who will be most directly affected by
this proposal. Please include this letter in the public record for Case #Z260015.
Sincerely,
Angela Bowman
10226 W Jessie Ln
Peoria, AZ 85383
623-210-5587
1
Nicholas Schlimm (PND)
From:
Baily Shultz
Sent:
Friday, June 5, 2026 10:46 AM
To:
PND PZAppeal; Nicholas Schlimm (PND); District4; District 3
Subject:
Opposition to Proposed Trulieve Dispensary Near Residential Neighborhood (Case
#Z260015)
This Message Is From an Untrusted Sender
You have not previously corresponded with this sender. Please use caution when you receive messages from new senders.
Always validate the sender first.
To Whom It May Concern,
I am writing to express my opposition to Case #Z260015, the proposed Trulieve dispensary
planned for our community on 115th and Happy Valley.
As a resident of the area, I am very concerned about the impact this business may have on the
character, safety, and quality of life of our neighborhood. While I understand that marijuana
businesses are legal and regulated, I do not believe this location is appropriate due to its
proximity to homes and families. We specifically moved to this neighborhood because of the
amount of families and children who often play outside and ride their bikes in the area. Putting a
dispensary right next door jeopardizes the safety of our children and the children in our
neighborhood.
My concerns include:
• Potential impacts on neighborhood safety and security. SPECIFICALLY the safety of our
children.
• Increased traffic and congestion on local streets.
• The effect a dispensary may have on nearby property values.
• The incompatibility of this type of commercial use with the residential character of the
surrounding area.
• Concerns about increased loitering and other unintended consequences that could affect
residents' sense of safety and enjoyment of their neighborhood.
Many residents chose this community because of its family-oriented environment. Introducing a
marijuana dispensary so close to residential areas may fundamentally change the character of the
neighborhood and create concerns for homeowners and families.
I respectfully request that the Planning & Zoning Commission and Board of Supervisors deny this
application or require the applicant to seek an alternative location that is more appropriate and
less impactful to nearby residents.
Thank you for considering the concerns of the residents who will be directly affected by this
proposal. I ask that this letter be included in the public record for Case #Z260015
1
Nicholas Schlimm (PND)
From:
Tanner Wetnight
Sent:
Friday, June 5, 2026 10:49 AM
To:
PND PZAppeal; Nicholas Schlimm (PND); District4; District 3
Subject:
Opposition to Proposed Trulieve Dispensary Near Residential Neighborhood (Case
#Z260015)
This Message Is From an Untrusted Sender
You have not previously corresponded with this sender. Please use caution when you receive messages from new senders.
Always validate the sender first.
To Whom It May Concern,
I am writing to express my opposition to Case #Z260015, the proposed Trulieve dispensary planned for
our community on 115th and Happy Valley.
As a resident of the area, I am very concerned about the impact this business may have on the character,
safety, and quality of life of our neighborhood. While I understand that marijuana businesses are legal
and regulated, I do not believe this location is appropriate due to its proximity to homes and families. We
specifically moved to this neighborhood because of the amount of families and children who often play
outside and ride their bikes in the area. Putting a dispensary right next door jeopardizes the safety of our
children and the children in our neighborhood.
My concerns include:
• Potential impacts on neighborhood safety and security. SPECIFICALLY the safety of our children.
• Increased traffic and congestion on local streets.
• The effect a dispensary may have on nearby property values.
• The incompatibility of this type of commercial use with the residential character of the surrounding
area.
• Concerns about increased loitering and other unintended consequences that could affect
residents' sense of safety and enjoyment of their neighborhood.
Many residents chose this community because of its family-oriented environment. Introducing a
marijuana dispensary so close to residential areas may fundamentally change the character of the
neighborhood and create concerns for homeowners and families.
I respectfully request that the Planning & Zoning Commission and Board of Supervisors deny this
application or require the applicant to seek an alternative location that is more appropriate and less
impactful to nearby residents.
Thank you for considering the concerns of the residents who will be directly affected by this proposal. I
ask that this letter be included in the public record for Case #Z260015.
Sincerely,
Tanner Wetnight
12311 W. Patrick Ln
Sun City West, AZ
601-284-6962
2
1
Nicholas Schlimm (PND)
From:
Allen Vestal
Sent:
Friday, June 5, 2026 12:28 PM
To:
PND PZAppeal; Nicholas Schlimm (PND); District4; District 3
Subject:
Opposition to Proposed Marijuana Dispensary at 115th & Happy Valley | Case
#Z260015
This Message Is From an External Sender
This message came from outside your organization. Please use caution when corresponding outside the county.
Hello,
I am a resident near 115th Avenue and Happy Valley Road writing to oppose the proposed Trulieve
dispensary (Case #Z260015).
My concerns are straightforward: this location will negatively impact public safety, worsen already
congested traffic at that intersection, and is simply out of character for our family-oriented community.
Please deny this application and enter my opposition into the public record.
Thank you,
Allen
CrossRiver HOA Resident
Sent from my iPhone
1
Nicholas Schlimm (PND)
From:
Shauna Casillas
Sent:
Friday, June 5, 2026 1:16 PM
To:
PND PZAppeal; Nicholas Schlimm (PND); District4; District 3
Subject:
Case# Z260015
This Message Is From an Untrusted Sender
You have not previously corresponded with this sender. Please use caution when you receive messages from new senders.
Always validate the sender first.
Hello,
I am a resident near 115th Avenue and Happy Valley Road writing to oppose the proposed Trulieve
dispensary (Case #Z260015).
My concerns are straightforward: this location will negatively impact public safety, worsen already
congested traffic at that intersection, and is simply out of character for our family-oriented community.
Please deny this application and enter my opposition into the public record.
Thank you,
CrossRiver HOA Resident
Sent from my iPhone
1
Nicholas Schlimm (PND)
From:
Rachel Applegate (PND)
Sent:
Friday, June 5, 2026 1:55 PM
To:
Nicholas Schlimm (PND)
Subject:
FW: Opposition to Proposed Trulieve Dispensary Near Residential Neighborhood (Case
#Z260015)
From: Zach Poweziak
Sent: Friday, June 5, 2026 1:52 PM
To: PND PZAppeal
Subject: Opposition to Proposed Trulieve Dispensary Near Residential Neighborhood (Case #Z260015)
To whom it may concern, I am writing in opposition is a proposal for a Trulieve Dispensary in my neighb orhood. I do not want this in my neighb orhood. For those who use this service there ar e a number dispensary near enough that they are not
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ZjQcmQRYFpfptBanner End
To whom it may concern,
I am writing in opposition is a proposal for a Trulieve Dispensary in my neighborhood. I do not want
this in my neighborhood. For those who use this service there are a number dispensary near enough
that they are not an inconvenience. I purchased a home in this neighborhood because it was out of
the way. There was limited access to the neighborhood which kept outside traffic down and made it
safe for my children. The addition of the Deer valley-Williams rd and the QT gas station has already
caused an increase in pass through traffic and added vandalism to the neighborhood
parks. Additionally adding a less then family friendly business to the neighborhood will bring more
people there who are not interested in the peace and safety of the children outside. This is a
neighborhood not a shopping center. Any business doesn’t belong. Even the QT gas station should
have been down the road at a major street like lake pleasant and Happy Valley. Please do not add to
this mistake by adding more in the neighborhood. Do not approve this project it is not needed nor
wanted here.
Thank you for considering the concerns of the residents who will be directly affected by this proposal.
I ask that this letter be included in the public record for Case #Z260015.
Sincerely,
Zach Poweziak
12137 Villa Hermosa CT
623 202-4889
1
Nicholas Schlimm (PND)
From:
Theresa Cutrano
Sent:
Friday, June 5, 2026 3:10 PM
To:
PND PZAppeal; Nicholas Schlimm (PND); District4; District 3
Subject:
Case #Z260015 - Proposed Trulieve Dispensary
This Message Is From an Untrusted Sender
You have not previously corresponded with this sender. Please use caution when you receive messages from new senders.
Always validate the sender first.
Hello,
I am a resident near 115th Avenue and Happy Valley Road writing to oppose the proposed Trulieve
dispensary (Case #Z260015).
My concerns are straightforward: this location will negatively impact public safety, worsen already
congested traffic at that intersection, and is simply out of character for our family-oriented community.
Please deny this application and enter my opposition into the public record.
Thank you,
CrossRiver HOA Resident
Theresa Cutrano
Sent from my Galaxy
1
Nicholas Schlimm (PND)
From:
Bernadine Huff
Sent:
Friday, June 5, 2026 3:14 PM
To:
PND PZAppeal; Nicholas Schlimm (PND); Debra Lesko; COB Agenda Comments; Clerk of
the Board of Supervisors - COBX
Subject:
#Z260015 Trulieve Dispensary
This Message Is From an Untrusted Sender
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Subject: Opposition to Case # Z260015 – Trulieve Dispensary Happy Valley Application – Request
for Denial
Date: 6/5/2026
To: Maricopa County Planning & Zoning Commission / Board of Supervisors
c/o: Planning & Development Department
Nicholas Schlimm,
Re: Strong Opposition to Approval of Trulieve Dispensary Happy Valley (Case # Z260015) – County
Planning & Zoning Meeting (June 11, 2026) and Board of Supervisors Hearing (July 15, 2026)
Dear Commissioners and Supervisors,
I am writing as a resident of the Peoria/Mesquite District area in Maricopa County to formally oppose the
proposed Trulieve Dispensary Happy Valley at the location under consideration in Case # Z260015. I
respectfully request denial of this application due to the well-documented negative impacts that
marijuana dispensaries have on public safety, traffic safety, and quality of life in nearby residential
neighborhoods.
Public Safety and Crime Concerns
While some broader studies on legalization show mixed or neutral aggregate effects, neighborhood-level
research reveals significant localized risks. A University of Colorado Denver study of Denver
neighborhoods found that areas with one or more medical or recreational dispensaries experienced
crime rate increases ranging from 26% to 1,452% higher than neighborhoods without them, particularly
in robbery and aggravated assault. Dispensaries often handle large amounts of cash and high-value
products, making them targets and drawing related criminal activity into surrounding areas. Similar
patterns of increased disorder and property crime have been observed in other jurisdictions with high
dispensary density.
In Arizona, the proliferation of dispensaries has coincided with ongoing challenges in managing
associated crime, including robberies and burglaries at cannabis businesses. Adding another dispensary
in the Happy Valley/Mesquite area would exacerbate these pressures on local law enforcement and
heighten risks for families and residents in this growing suburban community.
Traffic Safety and Impaired Driving
2
Marijuana impairment impairs reaction time, judgment, coordination, and distance perception—effects
that compound dangerously on Arizona roads. Arizona leaders have highlighted sharp rises in cannabis-
impaired driving: DUI arrests for impaired driving increased from approximately 5,200 in 2023 to 8,100
in 2025, while marijuana-related accidents rose from 254 in 2020 to 421 in 2024. Broader data shows
serious marijuana-related traffic accidents requiring emergency treatment surged dramatically post-
legalization in multiple states.
The proposed site near residential zones and major roadways in the Happy Valley area would increase
traffic volume from customers, delivery services, and operations, amplifying risks of impaired driving
incidents in a region already contending with growth-related congestion. This is particularly concerning
for families, schools, and vulnerable road users.
Additional Community Impacts
• Odor, Nuisance, and Property Values: Dispensaries frequently generate persistent cannabis odors,
leading to complaints and mitigation requirements (as seen with Trulieve facilities elsewhere). This
would degrade livability in nearby homes.
• Youth Access and Social Costs: Greater proximity increases normalization and potential diversion
risks for minors in a family-oriented district.
• Over-Saturation: Maricopa County already has numerous dispensaries; additional ones in suburban
pockets strain resources without clear community benefit.
Trulieve, as applicant, has faced various operational and compliance issues in Arizona and other states
(including product labeling concerns and facility odor complaints), further underscoring the need for
caution.
I urge the Commission and Board to prioritize resident safety, deny this application, and place any related
item on the regular agenda if objections are filed. Residents near the proposed site strongly oppose this
use, consistent with the notice process.
Thank you for considering this opposition and protecting our community’s safety and quality of life. I am
available for any questions and plan to attend or submit comments as allowed.
Sincerely,
Daniel & Bernadine Huff
11972 W Camino Vivaz
Sun City, AZ 85372
623-206-4109
1
Nicholas Schlimm (PND)
From:
Kavin Cole
Sent:
Friday, June 5, 2026 5:39 PM
To:
PND PZAppeal; Nicholas Schlimm (PND); District4; District 3
Subject:
Opposition to Case #z260015-Trulieve
This Message Is From an Untrusted Sender
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Always validate the sender first.
Subject: Opposition to Case # Z260015 – Trulieve Dispensary Happy Valley Application – Request for
Denial
Date: 6/6/26
To: Maricopa County Planning & Zoning Commission / Board of Supervisors
c/o: Planning & Development Department
Nicholas Schlimm,
Re: Strong Opposition to Approval of Trulieve Dispensary Happy Valley (Case # Z260015) – County
Planning & Zoning Meeting (June 11, 2026) and Board of Supervisors Hearing (July 15, 2026)
Dear Commissioners and Supervisors,
I am writing as a resident of the Peoria/Mesquite District area in Maricopa County to formally oppose the
proposed Trulieve Dispensary Happy Valley at the location under consideration in Case # Z260015. I
respectfully request denial of this application due to the well-documented negative impacts that
marijuana dispensaries have on public safety, traffic safety, and quality of life in nearby residential
neighborhoods.
Public Safety and Crime Concerns
While some broader studies on legalization show mixed or neutral aggregate effects, neighborhood-level
research reveals significant localized risks. A University of Colorado Denver study of Denver
neighborhoods found that areas with one or more medical or recreational dispensaries experienced
crime rate increases ranging from 26% to 1,452% higher than neighborhoods without them, particularly
in robbery and aggravated assault.  Dispensaries often handle large amounts of cash and high-value
products, making them targets and drawing related criminal activity into surrounding areas. Similar
patterns of increased disorder and property crime have been observed in other jurisdictions with high
dispensary density.
In Arizona, the proliferation of dispensaries has coincided with ongoing challenges in managing
associated crime, including robberies and burglaries at cannabis businesses. Adding another dispensary
in the Happy Valley/Mesquite area would exacerbate these pressures on local law enforcement and
heighten risks for families and residents in this growing suburban community.
2
Traffic Safety and Impaired Driving
Marijuana impairment impairs reaction time, judgment, coordination, and distance perception—effects
that compound dangerously on Arizona roads. Arizona leaders have highlighted sharp rises in cannabis-
impaired driving: DUI arrests for impaired driving increased from approximately 5,200 in 2023 to 8,100 in
2025, while marijuana-related accidents rose from 254 in 2020 to 421 in 2024.  Broader data shows
serious marijuana-related traffic accidents requiring emergency treatment surged dramatically post-
legalization in multiple states. 
The proposed site near residential zones and major roadways in the Happy Valley area would increase
traffic volume from customers, delivery services, and operations, amplifying risks of impaired driving
incidents in a region already contending with growth-related congestion. This is particularly concerning
for families, schools, and vulnerable road users.
Additional Community Impacts
• Odor, Nuisance, and Property Values: Dispensaries frequently generate persistent cannabis odors,
leading to complaints and mitigation requirements (as seen with Trulieve facilities elsewhere). This
would degrade livability in nearby homes.
• Youth Access and Social Costs: Greater proximity increases normalization and potential diversion
risks for minors in a family-oriented district.
• Over-Saturation: Maricopa County already has numerous dispensaries; additional ones in suburban
pockets strain resources without clear community benefit.
Trulieve, as applicant, has faced various operational and compliance issues in Arizona and other states
(including product labeling concerns and facility odor complaints), further underscoring the need for
caution. 
I urge the Commission and Board to prioritize resident safety, deny this application, and place any
related item on the regular agenda if objections are filed. Residents near the proposed site strongly
oppose this use, consistent with the notice process.
Thank you for considering this opposition and protecting our community’s safety and quality of life. I am
available for any questions and plan to attend or submit comments as allowed.
Sincerely,
Kavin Durand
11921 W Daley Ln
Sun City, AZ 85374
623-341-4503
Sent from my iPhone
1
Nicholas Schlimm (PND)
From:
Adriela Phelps
Sent:
Friday, June 5, 2026 6:28 PM
To:
District 3; District4; PND PZAppeal; Nicholas Schlimm (PND)
Subject:
Personal concerns
This Message Is From an Untrusted Sender
You have not previously corresponded with this sender. Please use caution when you receive messages from new senders.
Always validate the sender first.
Dear Commissioners and Supervisors,
I am writing as a resident of the Peoria/Mesquite District area in Maricopa County to formally oppose the
proposed Trulieve Dispensary Happy Valley at the location under consideration in Case # Z260015. I
respectfully request denial of this application due to the well-documented negative impacts that
marijuana dispensaries have on public safety, traffic safety, and quality of life in nearby residential
neighborhoods.
Public Safety and Crime Concerns
While some broader studies on legalization show mixed or neutral aggregate effects, neighborhood-level
research reveals significant localized risks. A University of Colorado Denver study of Denver
neighborhoods found that areas with one or more medical or recreational dispensaries experienced
crime rate increases ranging from 26% to 1,452% higher than neighborhoods without them, particularly
in robbery and aggravated assault.  Dispensaries often handle large amounts of cash and high-value
products, making them targets and drawing related criminal activity into surrounding areas. Similar
patterns of increased disorder and property crime have been observed in other jurisdictions with high
dispensary density.
In Arizona, the proliferation of dispensaries has coincided with ongoing challenges in managing
associated crime, including robberies and burglaries at cannabis businesses. Adding another dispensary
in the Happy Valley/Mesquite area would exacerbate these pressures on local law enforcement and
heighten risks for families and residents in this growing suburban community.
Traffic Safety and Impaired Driving
Marijuana impairment impairs reaction time, judgment, coordination, and distance perception—effects
that compound dangerously on Arizona roads. Arizona leaders have highlighted sharp rises in cannabis-
impaired driving: DUI arrests for impaired driving increased from approximately 5,200 in 2023 to 8,100 in
2025, while marijuana-related accidents rose from 254 in 2020 to 421 in 2024.  Broader data shows
serious marijuana-related traffic accidents requiring emergency treatment surged dramatically post-
legalization in multiple states. 
The proposed site near residential zones and major roadways in the Happy Valley area would increase
traffic volume from customers, delivery services, and operations, amplifying risks of impaired driving
incidents in a region already contending with growth-related congestion. This is particularly concerning
for families, schools, and vulnerable road users.
Additional Community Impacts
2
• Odor, Nuisance, and Property Values: Dispensaries frequently generate persistent cannabis odors,
leading to complaints and mitigation requirements (as seen with Trulieve facilities elsewhere). This
would degrade livability in nearby homes.
• Youth Access and Social Costs: Greater proximity increases normalization and potential diversion
risks for minors in a family-oriented district.
• Over-Saturation: Maricopa County already has numerous dispensaries; additional ones in suburban
pockets strain resources without clear community benefit.
Trulieve, as applicant, has faced various operational and compliance issues in Arizona and other states
(including product labeling concerns and facility odor complaints), further underscoring the need for
caution. 
I urge the Commission and Board to prioritize resident safety, deny this application, and place any
related item on the regular agenda if objections are filed. Residents near the proposed site strongly
oppose this use, consistent with the notice process.
Thank you for considering this opposition and protecting our community’s safety and quality of life. I am
available for any questions and plan to attend or submit comments as allowed.
Sincerely,
Adriela Phelps
11724 W Patrick Lane, Sun City, AZ 85373
CrossRiver HOA Resident
1
Nicholas Schlimm (PND)
From:
David Steel
Sent:
Friday, June 5, 2026 9:26 PM
To:
PND PZAppeal; Nicholas Schlimm (PND); District4; District 3
Subject:
(Case #Z260015
This Message Is From an Untrusted Sender
You have not previously corresponded with this sender. Please use caution when you receive messages from new senders.
Always validate the sender first.
Hello,
I am a resident near 115th Avenue and Happy Valley Road writing to oppose the proposed Trulieve
dispensary (Case #Z260015).
My concerns are straightforward: this location will negatively impact public safety, worsen already
congested traffic at that intersection, and is simply out of character for our family-oriented community.
Please deny this application and enter my opposition into the public record.
Thank you,
CrossRiver HOA Resident
1
Nicholas Schlimm (PND)
From:
Sent:
Friday, June 5, 2026 10:22 PM
To:
Nicholas Schlimm (PND)
Subject:
Marijuana Dispensary near 303
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I understand the Maricopa BOS has input into a proposed dispensary on an island of land adjacent to
Peoria near 303 & Happy Valley. I live in Trilogy and would have strong objections to such a retail
outlet. There are other locations that sell this product and I feel it has negative repercussions,
including driver safety issues. Anything you could do to curtail this type of development would be
appreciated.
Steve Kolter
Trilogy Resident
Precinct Committeeman LD28
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1
Nicholas Schlimm (PND)
From:
Marcie Cambigue
Sent:
Saturday, June 6, 2026 7:46 AM
To:
Nicholas Schlimm (PND); District4; District 3
Subject:
Case #Z260015
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Hello,
I am a resident near 115th Avenue and Happy Valley Road writing to oppose the proposed Trulieve
dispensary (Case #Z260015).
My concerns are straightforward: this location will negatively impact public safety, worsen already
congested traffic at that intersection, and is simply out of character for our family-oriented community.
Please deny this application and enter my opposition into the public record.
Thank you,
CrossRiver HOA Resident
1
Nicholas Schlimm (PND)
From:
Wayne and Carol Crane
Sent:
Sunday, June 7, 2026 4:02 PM
To:
PND PZAppeal; Nicholas Schlimm (PND);
; District 3
Subject:
Case #Z260015 Trulieve dispensary
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We are residents near 115th Avenue and Happy Valley Road writing to oppose the proposed Trulieve
dispensary (Case Z260015).
Our concerns are straightforward: this location will negatively impact safety, worsen already congested
traffic at that intersection, and is simply out of character for our family-oriented community.
In addition, we came from Colorado and saw the negative impact that dispensaries had on family
neighborhoods.
Please deny this application and enter our opposition into the public record.
Thank you,
Wayne and Carol Crane
Crossriver HOA Residents
1
Nicholas Schlimm (PND)
From:
Rachel Applegate (PND)
Sent:
Monday, June 8, 2026 7:15 AM
To:
Nicholas Schlimm (PND)
Subject:
FW: Online Form Submittal: Objection of Planning and Zoning Commission
Recommendation
From:
Sent: Friday, June 5, 2026 2:07 PM
To: PND PZAppeal
Subject: Online Form Submittal: Objection of Planning and Zoning Commission Recommendation
Objection of Planning and Zoning Commission Recommendation Objection Form If the Planning & Zoning Commission recommends approval of a particular case it will be placed on a consent agenda for the Board of Supervisors hearing. How ever, if
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Objection of Planning and Zoning Commission Recommendation
Objection Form
If the Planning & Zoning Commission recommends approval of a particular case it
will be placed on a consent agenda for the Board of Supervisors hearing. However,
if this objection form is received within 15 calendar days following Commission
hearing, then the agenda item will be placed on the regular agenda for the Board of
Supervisors hearing.
Name
Zach Poweziak
Email Address
Address
12137 w villa hermosa ct
City
Sun city
State
Az
Zip Code
85373
Phone Number
623 2024889
Fax Number
Field not completed.
Case Number / Project
Name
Z260015
2
Planning & Zoning
Commission Hearing
Date
June 11,2026
Reason for the
Objection of the Subject
Case
There is not good reason to allow the development of a
commercial business in a neighborhood, especially a
Dispensary that is going to bring unwanted traffic into and out
of the community. There are plenty of space available just
down the road at four corners. I moved to this neighborhood so
my children would be safe to play outside. It was bad enough
when the bridge was added and the QT . Do not add to those
mistakes.
Electronic Signature
Agreement
I agree.
Electronic Signature
Zachary J. Poweziak
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1
Nicholas Schlimm (PND)
From:
Rachel Applegate (PND)
Sent:
Monday, June 8, 2026 7:16 AM
To:
Nicholas Schlimm (PND)
Subject:
FW: Online Form Submittal: Objection of Planning and Zoning Commission
Recommendation
From:
Sent: Friday, June 5, 2026 6:27 PM
To: PND PZAppeal
Subject: Online Form Submittal: Objection of Planning and Zoning Commission Recommendation
Objection of Planning and Zoning Commission Recommendation Objection Form If the Planning & Zoning Commission recommends approval of a particular case it will be placed on a consent agenda for the Board of Supervisors hearing. How ever, if
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Objection of Planning and Zoning Commission Recommendation
Objection Form
If the Planning & Zoning Commission recommends approval of a particular case it
will be placed on a consent agenda for the Board of Supervisors hearing. However,
if this objection form is received within 15 calendar days following Commission
hearing, then the agenda item will be placed on the regular agenda for the Board of
Supervisors hearing.
Name
Mikkel Deal
Email Address
Address
24609 N 115th Ave.
City
Sun City
State
Arizona
Zip Code
85373
Phone Number
2109130733
Fax Number
Field not completed.
Case Number / Project
Name
Z260015
2
Planning & Zoning
Commission Hearing
Date
06/11/2026
Reason for the
Objection of the Subject
Case
As a resident of this neighborhood and a parent of young
children, I strongly oppose the proposed marijuana dispensary
at this location. The facility would be visible from my home and
situated in close proximity to areas where neighborhood
children regularly gather, play, and socialize.
I believe this use is incompatible with the family-oriented
character of our community. While marijuana may be permitted
under state law, it remains illegal under federal law, and I do
not believe a retail establishment dedicated to the sale of such
products is an appropriate addition to a residential area where
children and families live.
In evaluating this proposal, I urge the County to consider
whether the project will meaningfully enhance the quality of life,
safety, and overall well-being of nearby residents. In my view,
this development would not contribute positively to the
neighborhood, would not make the area safer for families, and
would diminish the community character that residents have
worked hard to maintain.
For these reasons, I respectfully request that the County deny
approval of this application.
Electronic Signature
Agreement
I agree.
Electronic Signature
Mikkel E. Deal
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1
Nicholas Schlimm (PND)
From:
Rachel Applegate (PND)
Sent:
Monday, June 8, 2026 7:16 AM
To:
Nicholas Schlimm (PND)
Subject:
FW: Online Form Submittal: Objection of Planning and Zoning Commission
Recommendation
From:
Sent: Friday, June 5, 2026 6:31 PM
To: PND PZAppeal
Subject: Online Form Submittal: Objection of Planning and Zoning Commission Recommendation
Objection of Planning and Zoning Commission Recommendation Objection Form If the Planning & Zoning Commission recommends approval of a particular case it will be placed on a consent agenda for the Board of Supervisors hearing. How ever, if
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Objection of Planning and Zoning Commission Recommendation
Objection Form
If the Planning & Zoning Commission recommends approval of a particular case it
will be placed on a consent agenda for the Board of Supervisors hearing. However,
if this objection form is received within 15 calendar days following Commission
hearing, then the agenda item will be placed on the regular agenda for the Board of
Supervisors hearing.
Name
Lise Deal
Email Address
Address
24609 N 115th Ave.
City
Sun City
State
Arizona
Zip Code
85373
Phone Number
2108600772
Fax Number
Field not completed.
Case Number / Project
Name
Z260015
2
Planning & Zoning
Commission Hearing
Date
06/11/2026
Reason for the
Objection of the Subject
Case
As a mother and a resident of this neighborhood, I strongly
oppose the proposed marijuana dispensary at this location.
My concern is not theoretical. Substance abuse has affected
members of my extended family, and I have personally
witnessed the lasting emotional, financial, and personal
consequences that addiction can have on individuals and the
people who love them. Those experiences have made me
especially mindful of the environments in which my children are
being raised and the messages our community sends about
substance use.
This proposed dispensary would be visible from my home and
located near areas where neighborhood children regularly play,
gather, and spend time with friends. As a parent, I do not
believe that a business dedicated to the sale of marijuana is an
appropriate or beneficial addition to a family-oriented
residential area.
When considering this application, I ask the County to carefully
weigh not only the potential economic benefits, but also the
impact on neighborhood character, family life, and the well-
being of residents. From my perspective, this project would not
improve our community, would not make our neighborhood
safer or more desirable for families, and would introduce a use
that is inconsistent with the values and environment many
residents seek to preserve.
For these reasons, I respectfully urge the County to deny
approval of this proposal.
Electronic Signature
Agreement
I agree.
Electronic Signature
Lise Deal
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1
Nicholas Schlimm (PND)
From:
Rachel Applegate (PND)
Sent:
Monday, June 8, 2026 7:17 AM
To:
Nicholas Schlimm (PND)
Subject:
FW: Online Form Submittal: Objection of Planning and Zoning Commission
Recommendation
From:
Sent: Friday, June 5, 2026 6:48 PM
To: PND PZAppeal
Subject: Online Form Submittal: Objection of Planning and Zoning Commission Recommendation
Objection of Planning and Zoning Commission Recommendation Objection Form If the Planning & Zoning Commission recommends approval of a particular case it will be placed on a consent agenda for the Board of Supervisors hearing. How ever, if
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Objection of Planning and Zoning Commission Recommendation
Objection Form
If the Planning & Zoning Commission recommends approval of a particular case it
will be placed on a consent agenda for the Board of Supervisors hearing. However,
if this objection form is received within 15 calendar days following Commission
hearing, then the agenda item will be placed on the regular agenda for the Board of
Supervisors hearing.
Name
Julene Hansen
Email Address
Address
26206 N 114th Avenue
City
Peoria
State
AZ
Zip Code
85383
Phone Number
5209048825
Fax Number
Field not completed.
Case Number / Project
Name
Z260015 / Trulieve Dispensary Happy Valley
2
Planning & Zoning
Commission Hearing
Date
June 11th 2026
Reason for the
Objection of the Subject
Case
As a home owner that lives within 1 mile of Happy Valley Rd
and 115th Ave with children and grandchildren I object to a
marijuana dispensary going in so close. My concern is the type
of individuals this will draw in to our neighborhoods with a lot of
teenagers and children. This will not only impact our home
values, it will affect our safety. Additionally, this intersection is
already very dangerous and with more traffic and folks
potentially under the influence, the danger increases.
Electronic Signature
Agreement
I agree.
Electronic Signature
Julene Hansen
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1
Nicholas Schlimm (PND)
From:
Rachel Applegate (PND)
Sent:
Monday, June 8, 2026 7:17 AM
To:
Nicholas Schlimm (PND)
Subject:
FW: Online Form Submittal: Objection of Planning and Zoning Commission
Recommendation
From:
Sent: Saturday, June 6, 2026 6:33 AM
To: PND PZAppeal
Subject: Online Form Submittal: Objection of Planning and Zoning Commission Recommendation
Objection of Planning and Zoning Commission Recommendation Objection Form If the Planning & Zoning Commission recommends approval of a particular case it will be placed on a consent agenda for the Board of Supervisors hearing. How ever, if
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Objection of Planning and Zoning Commission Recommendation
Objection Form
If the Planning & Zoning Commission recommends approval of a particular case it
will be placed on a consent agenda for the Board of Supervisors hearing. However,
if this objection form is received within 15 calendar days following Commission
hearing, then the agenda item will be placed on the regular agenda for the Board of
Supervisors hearing.
Name
Alan Davis
Email Address
Address
24895 N. 114th Ave.
City
Sun City
State
Arizona
Zip Code
85373
Phone Number
623-694-1605
Fax Number
Field not completed.
Case Number / Project
Name
Case Z260015
2
Planning & Zoning
Commission Hearing
Date
June 11 2026
Reason for the
Objection of the Subject
Case
We love a short distance from the place and do not want this in
our neighborhood. Bad for kids and adults.
Electronic Signature
Agreement
I agree.
Electronic Signature
Alan Davis
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1
Nicholas Schlimm (PND)
From:
Rachel Applegate (PND)
Sent:
Monday, June 8, 2026 7:17 AM
To:
Nicholas Schlimm (PND)
Subject:
FW: Online Form Submittal: Objection of Planning and Zoning Commission
Recommendation
From:
Sent: Saturday, June 6, 2026 8:10 AM
To: PND PZAppeal
Subject: Online Form Submittal: Objection of Planning and Zoning Commission Recommendation
Objection of Planning and Zoning Commission Recommendation Objection Form If the Planning & Zoning Commission recommends approval of a particular case it will be placed on a consent agenda for the Board of Supervisors hearing. How ever, if
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Objection of Planning and Zoning Commission Recommendation
Objection Form
If the Planning & Zoning Commission recommends approval of a particular case it
will be placed on a consent agenda for the Board of Supervisors hearing. However,
if this objection form is received within 15 calendar days following Commission
hearing, then the agenda item will be placed on the regular agenda for the Board of
Supervisors hearing.
Name
Holly Kurtzeborn
Email Address
Address
24895 N 114th Ave
City
Sun City
State
AZ
Zip Code
85373
Phone Number
6095776301
Fax Number
Field not completed.
Case Number / Project
Name
Z260015
2
Planning & Zoning
Commission Hearing
Date
6/11/26
Reason for the
Objection of the Subject
Case
This marijuana dispensary would be located half a mile from
my home. We would like to keep our neighborhood drug free -
even if it is considered legal. These types of businesses attract
a certain type of people as customers. Our area of the city is
nice and desirable to live in and we do not want to bring in the
riff raff that these businesses attract. We 100% object to this
dispensary going in so close to our home.
Electronic Signature
Agreement
I agree.
Electronic Signature
Holly Kurtzeborn
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1
Nicholas Schlimm (PND)
From:
Rachel Applegate (PND)
Sent:
Monday, June 8, 2026 7:18 AM
To:
Nicholas Schlimm (PND)
Subject:
FW: Online Form Submittal: Objection of Planning and Zoning Commission
Recommendation
From:
Sent: Saturday, June 6, 2026 8:23 AM
To: PND PZAppeal
Subject: Online Form Submittal: Objection of Planning and Zoning Commission Recommendation
Objection of Planning and Zoning Commission Recommendation Objection Form If the Planning & Zoning Commission recommends approval of a particular case it will be placed on a consent agenda for the Board of Supervisors hearing. How ever, if
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Objection of Planning and Zoning Commission Recommendation
Objection Form
If the Planning & Zoning Commission recommends approval of a particular case it
will be placed on a consent agenda for the Board of Supervisors hearing. However,
if this objection form is received within 15 calendar days following Commission
hearing, then the agenda item will be placed on the regular agenda for the Board of
Supervisors hearing.
Name
Debbie Davis
Email Address
Address
24895 N 114th Ave
City
Sun City
State
AZ
Zip Code
85373
Phone Number
6236940827
Fax Number
Field not completed.
Case Number / Project
Name
Z260015
2
Planning & Zoning
Commission Hearing
Date
June 11, 2026
Reason for the
Objection of the Subject
Case
I reside near the proposed marijuana dispensary site.
I respectfully request that the Planning and Zoning Commission
recommend denial of this application.
While I understand that marijuana establishments are legal in
Arizona, my concern is whether this specific location is
appropriate and compatible with the surrounding area. I believe
the proposed dispensary may negatively affect the
neighborhood by increasing traffic, parking demands, and
commercial activity beyond what nearby residents reasonably
expect.
I am also concerned about the proximity of the facility to nearby
homes, places of worship, parks, schools, and family-oriented
activities. Even if the applicant meets the minimum zoning
requirements, the Commission should consider whether the
use is consistent with the character and long-term vision of the
area.
In addition, I ask the Commission to carefully evaluate:
* Traffic circulation and parking impacts.
* Public safety and security concerns.
* Compatibility with adjacent residential properties.
* Noise, lighting, and hours of operation.
* Potential effects on nearby businesses and property owners.
* Whether there are alternative commercial locations that would
be more appropriate and less disruptive.
Zoning decisions should protect the health, safety, and welfare
of existing residents. For these reasons, I respectfully ask that
this application be denied or that substantial conditions be
imposed to mitigate its impacts on the surrounding community.
Thank you for your consideration.
Electronic Signature
Agreement
I agree.
Electronic Signature
Debbie D Davis
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1
Nicholas Schlimm (PND)
From:
Rachel Applegate (PND)
Sent:
Monday, June 8, 2026 7:18 AM
To:
Nicholas Schlimm (PND)
Subject:
FW: Online Form Submittal: Objection of Planning and Zoning Commission
Recommendation
From:
Sent: Saturday, June 6, 2026 8:47 AM
To: PND PZAppeal
Subject: Online Form Submittal: Objection of Planning and Zoning Commission Recommendation
Objection of Planning and Zoning Commission Recommendation Objection Form If the Planning & Zoning Commission recommends approval of a particular case it will be placed on a consent agenda for the Board of Supervisors hearing. How ever, if
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Objection of Planning and Zoning Commission Recommendation
Objection Form
If the Planning & Zoning Commission recommends approval of a particular case it
will be placed on a consent agenda for the Board of Supervisors hearing. However,
if this objection form is received within 15 calendar days following Commission
hearing, then the agenda item will be placed on the regular agenda for the Board of
Supervisors hearing.
Name
Natalie R Davis
Email Address
Address
24884 N 114th Ave
City
Sun City
State
AZ
Zip Code
85373
Phone Number
6236936430
Fax Number
Field not completed.
Case Number / Project
Name
Z260015
2
Planning & Zoning
Commission Hearing
Date
June 11, 2026
Reason for the
Objection of the Subject
Case
I am writing to formally object to the proposed marijuana
dispensary located at 115th Ave and happy valley rd.
My concerns are based on the following:
* Zoning compatibility: The proposed site appears inconsistent
with local zoning regulations, particularly regarding proximity to
parks and residential areas with families and small children.
* Public safety: Increased traffic, potential loitering, and
impaired driving may negatively affect the safety of nearby
residents and families.
* Community impact: This location is in a primarily
residential/family-oriented area, and the proposed use does not
align with the character of the neighborhood.
* Process concerns: I request verification that all notification,
permitting, and public input requirements have been properly
followed.
Based on these concerns, I respectfully request that this
proposal be denied or reconsidered for a more appropriate
location.
Thank you for your time and consideration.
Electronic Signature
Agreement
I agree.
Electronic Signature
Natalie R Davis
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1
Nicholas Schlimm (PND)
From:
Rachel Applegate (PND)
Sent:
Monday, June 8, 2026 7:18 AM
To:
Nicholas Schlimm (PND)
Subject:
FW: Online Form Submittal: Objection of Planning and Zoning Commission
Recommendation
From:
Sent: Saturday, June 6, 2026 9:08 AM
To: PND PZAppeal
Subject: Online Form Submittal: Objection of Planning and Zoning Commission Recommendation
Objection of Planning and Zoning Commission Recommendation Objection Form If the Planning & Zoning Commission recommends approval of a particular case it will be placed on a consent agenda for the Board of Supervisors hearing. How ever, if
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Objection of Planning and Zoning Commission Recommendation
Objection Form
If the Planning & Zoning Commission recommends approval of a particular case it
will be placed on a consent agenda for the Board of Supervisors hearing. However,
if this objection form is received within 15 calendar days following Commission
hearing, then the agenda item will be placed on the regular agenda for the Board of
Supervisors hearing.
Name
Maerin Mackey
Email Address
Address
24728 N 114th Ave
City
Sun city
State
Az
Zip Code
85373
Phone Number
6234517221
Fax Number
Field not completed.
Case Number / Project
Name
Z260015
2
Planning & Zoning
Commission Hearing
Date
06/11/26
Reason for the
Objection of the Subject
Case
I am writing to express my objection to the proposed marijuana
dispensary at the southwest corner on 115th and Happy Valley.
As a resident and property owner of the surrounding
neighborhood, I am concerned that this business may not be
compatible with the predominately residential character of the
area.
The proposed location is close to young family residences and
may affect the quiet enjoyment of nearby properties. I also
have concerns about the smell and potential for loitering or
other activities that could affect neighborhood safety and
quality of life.
I am asking the planning and zoning commission to deny this
permit.
Electronic Signature
Agreement
I agree.
Electronic Signature
Maerin R Mackey
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1
Nicholas Schlimm (PND)
From:
Rachel Applegate (PND)
Sent:
Monday, June 8, 2026 7:19 AM
To:
Nicholas Schlimm (PND)
Subject:
FW: Case Z260015
From: Ross Kinzler
Sent: Saturday, June 6, 2026 12:44 PM
To: PND PZAppeal
Subject: Case Z260015
I’m writing to oppose the placement of a dispensary near 115 th ave. There ar e a tremend ous amount of children living in Dos Rios and Cross River who ride bikes, e-bikes and walk there. It already is not pedestrian friendly! As a point of reference,
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I’m writing to oppose the placement of a dispensary near 115 th ave.
There are a tremendous amount of children living in Dos Rios and Cross River who ride bikes, e-bikes and
walk there. It already is not pedestrian friendly!
As a point of reference, last Halloween I stopped counting kids at 800!!!
Please don’t approve this application
Ross Kinzler
608 213 7545
1
Nicholas Schlimm (PND)
From:
Rachel Applegate (PND)
Sent:
Monday, June 8, 2026 7:19 AM
To:
Nicholas Schlimm (PND)
Subject:
FW: Subject: Opposition to Case # Z260015 – Trulieve Dispensary Happy Valley
Application – Request for Denial
From: Lisa Hull
Sent: Saturday, June 6, 2026 9:45 PM
To: PND PZAppeal
Subject: Subject: Opposition to Case # Z260015 – Trulieve Dispensary Happy Valley Application – Request for Denial
To: Maricop a County Planning & Zoning Commission / Board of Supervisors c/o: Planning & Development Department Re: Strong Opposition to Approval of Trulieve Dispensary Happy Valley (Case # Z260015) – County Planning & Zoning Meeting
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To: Maricopa County Planning & Zoning Commission / Board of Supervisors
c/o: Planning & Development Department
Re: Strong Opposition to Approval of Trulieve Dispensary Happy Valley (Case # Z260015) – County
Planning & Zoning Meeting (June 11, 2026) and Board of Supervisors Hearing (July 15, 2026)
Dear Commissioners and Supervisors,
I am writing as a resident of the Peoria/Mesquite District area in Maricopa County to formally oppose
the proposed Trulieve Dispensary Happy Valley at the location under consideration in Case #
Z260015. I respectfully request denial of this application due to the well-documented negative
impacts that marijuana dispensaries have on public safety, traffic safety, and quality of life in nearby
residential neighborhoods.
Public Safety and Crime Concerns
While some broader studies on legalization show mixed or neutral aggregate effects, neighborhood-
level research reveals significant localized risks. A University of Colorado Denver study of Denver
neighborhoods found that areas with one or more medical or recreational dispensaries experienced
crime rate increases ranging from 26% to 1,452% higher than neighborhoods without them,
particularly in robbery and aggravated assault. Dispensaries often handle large amounts of cash and
high-value products, making them targets and drawing related criminal activity into surrounding areas.
Similar patterns of increased disorder and property crime have been observed in other jurisdictions
with high dispensary density.
In Arizona, the proliferation of dispensaries has coincided with ongoing challenges in managing
associated crime, including robberies and burglaries at cannabis businesses. Adding another
dispensary in the Happy Valley/Mesquite area would exacerbate these pressures on local law
enforcement and heighten risks for families and residents in this growing suburban community.
Traffic Safety and Impaired Driving
2
Marijuana impairment impairs reaction time, judgment, coordination, and distance perception—effects
that compound dangerously on Arizona roads. Arizona leaders have highlighted sharp rises in
cannabis-impaired driving: DUI arrests for impaired driving increased from approximately 5,200 in
2023 to 8,100 in 2025, while marijuana-related accidents rose from 254 in 2020 to 421 in
2024. Broader data shows serious marijuana-related traffic accidents requiring emergency treatment
surged dramatically post-legalization in multiple states.
The proposed site near residential zones and major roadways in the Happy Valley area would
increase traffic volume from customers, delivery services, and operations, amplifying risks of impaired
driving incidents in a region already contending with growth-related congestion. This is particularly
concerning for families, schools, and vulnerable road users.
Additional Community Impacts
• Odor, Nuisance, and Property Values: Dispensaries frequently generate persistent cannabis odors,
leading to complaints and mitigation requirements (as seen with Trulieve facilities elsewhere). This
would degrade livability in nearby homes.
• Youth Access and Social Costs: Greater proximity increases normalization and potential diversion
risks for minors in a family-oriented district.
• Over-Saturation: Maricopa County already has numerous dispensaries; additional ones in suburban
pockets strain resources without clear community benefit.
Trulieve, as applicant, has faced various operational and compliance issues in Arizona and other
states (including product labeling concerns and facility odor complaints), further underscoring the
need for caution.
I urge the Commission and Board to prioritize resident safety, deny this application, and place any
related item on the regular agenda if objections are filed. Residents near the proposed site strongly
oppose this use, consistent with the notice process.
Thank you for considering this opposition and protecting our community’s safety and quality of life. I
am available for any questions and plan to attend or submit comments as allowed.
Sincerely,
1
Nicholas Schlimm (PND)
From:
Rachel Applegate (PND)
Sent:
Monday, June 8, 2026 7:19 AM
To:
Nicholas Schlimm (PND)
Subject:
FW: Online Form Submittal: Objection of Planning and Zoning Commission
Recommendation
From:
Sent: Saturday, June 6, 2026 11:52 PM
To: PND PZAppeal
Subject: Online Form Submittal: Objection of Planning and Zoning Commission Recommendation
Objection of Planning and Zoning Commission Recommendation Objection Form If the Planning & Zoning Commission recommends approval of a particular case it will be placed on a consent agenda for the Board of Supervisors hearing. How ever, if
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Objection of Planning and Zoning Commission Recommendation
Objection Form
If the Planning & Zoning Commission recommends approval of a particular case it
will be placed on a consent agenda for the Board of Supervisors hearing. However,
if this objection form is received within 15 calendar days following Commission
hearing, then the agenda item will be placed on the regular agenda for the Board of
Supervisors hearing.
Name
Cassie Moore
Email Address
Address
11850 West Electra Lane
City
Sun City
State
AZ
Zip Code
85373
Phone Number
6233859834
Fax Number
Field not completed.
Case Number / Project
Name
Z260015
2
Planning & Zoning
Commission Hearing
Date
Thursday June 11, 2026
Reason for the
Objection of the Subject
Case
I do not want this in my neighborhood. I dont want this across
from a gas station where I am raising my family. That will bring
all sorts of people into our neighborhood. This is a very family
oriented neighborhood, we don't want a dispensary.
Electronic Signature
Agreement
I agree.
Electronic Signature
Cassie moore
Email not displaying correctly? View it in your browser.
1
Nicholas Schlimm (PND)
From:
Rachel Applegate (PND)
Sent:
Monday, June 8, 2026 7:19 AM
To:
Nicholas Schlimm (PND)
Subject:
FW: Opposition to Case # Z260015 – Trulieve Dispensary – Request for Denial
From: katlyn hudgins
Sent: Sunday, June 7, 2026 7:00 AM
To: PND PZAppeal
; District4
; District 3
Subject: Opposition to Case # Z260015 – Trulieve Dispensary – Request for Denial
To whom it may concern, I have been a resident near 115th Avenue and Happy Valley Road for over five years and am a homeowner in Crossriver. I am writing you to strongly oppose the proposed Trulieve dispensary (Case #Z260015). Residents and
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To whom it may concern,
I have been a resident near 115th Avenue and Happy Valley Road for over five years and am a
homeowner in Crossriver. I am writing you to strongly oppose the proposed Trulieve dispensary (Case
#Z260015). Residents and families living in this area are requesting you deny the application.
This location for a new dispensary will negatively impact public safety, worsen already congested traffic
at that intersection, and is simply out of character for our family centered communities. There are many
influenceable children and teens in this area who need a safe and clean area to live. Adding the
dispensary would increase their risk of drug usage.
Some reasons why it should be denied:
-Public Safety and Crime Concerns
While some broader studies on legalization show mixed or neutral aggregate effects, neighborhood-level
research reveals significant localized risks. A University of Colorado Denver study of Denver
neighborhoods found that areas with one or more medical or recreational dispensaries experienced
crime rate increases ranging from 26% to 1,452% higher than neighborhoods without them, particularly
in robbery and aggravated assault.  Dispensaries often handle large amounts of cash and high-value
products, making them targets and drawing related criminal activity into surrounding areas. Similar
patterns of increased disorder and property crime have been observed in other jurisdictions with high
dispensary density.
In Arizona, the proliferation of dispensaries has coincided with ongoing challenges in managing
associated crime, including robberies and burglaries at cannabis businesses. Adding another dispensary
in the Happy Valley/Mesquite area would exacerbate these pressures on local law enforcement and
heighten risks for families and residents in this growing suburban community.
Traffic Safety and Impaired Driving
Marijuana impairment impairs reaction time, judgment, coordination, and distance perception—effects
2
that compound dangerously on Arizona roads. Arizona leaders have highlighted sharp rises in cannabis-
impaired driving: DUI arrests for impaired driving increased from approximately 5,200 in 2023 to 8,100 in
2025, while marijuana-related accidents rose from 254 in 2020 to 421 in 2024.  Broader data shows
serious marijuana-related traffic accidents requiring emergency treatment surged dramatically post-
legalization in multiple states. 
-The proposed site near residential zones and major roadways in the Happy Valley area would increase
traffic volume from customers, delivery services, and operations, amplifying risks of impaired driving
incidents in a region already contending with growth-related congestion. This is particularly concerning
for families, schools, and vulnerable road users.
Additional Community Impacts
-Odor, Nuisance, and Property Values: Dispensaries frequently generate persistent cannabis odors,
leading to complaints and mitigation requirements (as seen with Trulieve facilities elsewhere). This
would degrade livability in nearby homes.
-Youth Access and Social Costs: Greater proximity increases normalization and potential diversion risks
for minors in a family-oriented district.
-Over-Saturation: Maricopa County already has numerous dispensaries; additional ones in suburban
pockets strain resources without clear community benefit.
-Trulieve, as applicant, has faced various operational and compliance issues in Arizona and other states
(including product labeling concerns and facility odor complaints), further underscoring the need for
caution. 
I urge the Commission and Board to prioritize resident safety, deny this application, and place any
related item on the regular agenda if objections are filed. We residents living near the proposed site
strongly oppose its location.
Thank you for considering our community’s safety and quality of life. I am available for any questions.
Sincerely,
Katlyn Hudgins
Crossriver homeowner
6239103062
1
Nicholas Schlimm (PND)
From:
Rachel Applegate (PND)
Sent:
Monday, June 8, 2026 7:20 AM
To:
Nicholas Schlimm (PND)
Subject:
FW: Online Form Submittal: Objection of Planning and Zoning Commission
Recommendation
From:
Sent: Sunday, June 7, 2026 1:47 PM
To: PND PZAppeal
Subject: Online Form Submittal: Objection of Planning and Zoning Commission Recommendation
Objection of Planning and Zoning Commission Recommendation Objection Form If the Planning & Zoning Commission recommends approval of a particular case it will be placed on a consent agenda for the Board of Supervisors hearing. How ever, if
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Objection of Planning and Zoning Commission Recommendation
Objection Form
If the Planning & Zoning Commission recommends approval of a particular case it
will be placed on a consent agenda for the Board of Supervisors hearing. However,
if this objection form is received within 15 calendar days following Commission
hearing, then the agenda item will be placed on the regular agenda for the Board of
Supervisors hearing.
Name
Jason Davis
Email Address
Address
24884 N 114th Ave
City
Sun city
State
AZ
Zip Code
85373
Phone Number
6236938661
Fax Number
Field not completed.
Case Number / Project
Name
z260015
2
Planning & Zoning
Commission Hearing
Date
June 11th, 2026
Reason for the
Objection of the Subject
Case
* A marijuana dispensary at this location would increase traffic
volume, creating more congestion and disrupting the normal
flow on an already busy road not designed for additional
commercial use. The intersection of Happy Valley and 115th is
already under developed for the traffic volume and the bridge
directly adjacent to the property is already undersized for the
much needed expansion of 115th ave to 4 lanes instead of 2
one way lanes. This intersection has one of the highest
accident frequencies compared to the surrounding areas due to
traffic flow volumes and underdeveloped roads leading to the
intersection this property would be adjacent to.
* The proximity of a dispensary may negatively impact
surrounding property values, as some buyers may be deterred
by its location and future planned new home developments
planned directly across the street.
* Being next to a dispensary could make the nearby homes
less desirable, particularly for families seeking a traditional
residential environment.
* This type of business does not align with the family-oriented
character of the neighborhood, which is primarily composed of
homes and spaces intended for quiet residential living.
* The presence of a dispensary may alter the overall
atmosphere of the neighborhood in a way that is inconsistent
with community expectations and long-term residential stability.
Electronic Signature
Agreement
I agree.
Electronic Signature
Jason Davis
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DATE:
June 10, 2026
TO:
Planning & Zoning Commission
From:
Ron Quarles, Sr. Planner
SUBJECT:
Z260015 – Trulieve Dispensary Happy Valley
Agenda Item: #10
Please see the following memo received June 10, 2026 from the Mayor and Mayor Pro
Tem for the City of Peoria City Council regarding Case Z260015 Trulieve Dispensary
Happy Valley.
From: Matt Bullock <matt.bullock@prodatix.com>
Sent: Wednesday, June 10, 2026 4:39 PM
To: Keith Forte <keith.forte@maricopa.gov>
Subject: RE: Z260015 – Trulieve Dispensary Happy Valley
ZjQcmQRYFpfptBanner End
RE: Z260015 – Trulieve Dispensary Happy Valley
Chair and Members of the Commission:
We write to you in personal capacities as local officials to share concerns received from residents
regarding case Z260015, a request to modify zoning conditions in order to permit a marijuana
dispensary operated by Trulieve.
The subject parcel is a county island located within the City of Peoria’s municipal boundary. As
such, the long-term development trajectory of this corridor is a matter of direct interest to the
surrounding Peoria community. To date, a majority of the constituent feedback received on this
matter has been in opposition to the proposed use.
Specifically, there are existing concerns about the future cohesive development of this area. The
Happy Valley Parkway, and adjacent corridors, are in the early stages of commercial development.
Peoria’s General Plan designates the area for suburban residential and park/open space uses, and
the White Tank/Grand Avenue Area Plan envisions single-family transitional and mixed-use
employment. Residents are understandably very attentive to, and invested in, the types of
commercial uses that establish a foothold in a corridor that has not yet fully taken shape.
There also remains outstanding questions about ensuring future continuity with applicable locating
requirements. Peoria City Code establishes several proximity restrictions for marijuana
establishments, including minimum distances from other dispensaries, schools and daycare
centers, liquor stores, and residential uses. While the county’s staff report addresses MCZO Article
603.3 requirements and notes no current conflicts, we would encourage the Commission to further
ensure that all applicable separation requirements, including those that may apply upon future
annexation or within the surrounding area that has yet to be developed, are fully considered in the
context of a long-term land use decision of this nature.
We appreciate the Commission’s diligence in weighing these considerations alongside the staff
recommendation. We ask that the feedback from Peoria residents be part of the record and
continued dialogue in this proceeding. This letter is respectfully submitted in our individual
capacities and does not constitute an official position on behalf of the City of Peoria.
Sincerely,
Jason Beck – Mayor – City of Peoria Council
Matthew Bullock – Mayor Pro Tem – City of Peoria Council
1
Nicholas Schlimm (PND)
From:
Sent:
Thursday, June 11, 2026 3:29 PM
To:
PND PZAppeal; Nicholas Schlimm (PND)
Subject:
Objection to Dispensary
This Message Is From an Untrusted Sender
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I, Renee Farnell, strongly oppose a dispensary in our neighborhood at the aforementioned location or
anywhere else near my residence.
Our home address is 12212 W Villa Chula Ln, Sun City AZ 85373 if needed for record.
𝐌𝐚𝐫𝐢𝐣𝐮𝐚𝐧𝐚 𝐃𝐢𝐬𝐩𝐞𝐧𝐬𝐚𝐫𝐲 – 𝐏𝐫𝐨𝐩𝐨𝐬𝐞𝐝
Case #: Z260015
Applicant: Trulieve Dispensary Happy Valley
County Planning & Zoning meeting: Thursday, June 11, 2026 at 9:30am
County Board of Supervisors meeting: Wednesday, July 15, 2026 at 9:30am
Location: Board of Supervisors Auditorium: 205 W. Jefferson Street, Phoenix, AZ
Thanks,
Renee Farnell
1
Nicholas Schlimm (PND)
From:
Tanya Taitano
Sent:
Saturday, June 13, 2026 11:54 PM
To:
PND PZAppeal; Nicholas Schlimm (PND); District4; District 3
Subject:
Public Opposition to Case #Z260015
This Message Is From an Untrusted Sender
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Always validate the sender first.
Hello:
I am a resident near 115th Avenue and Happy Valley Road, in the Crossriver neighborhood, writing to
oppose the proposed Trulieve dispensary (Case #Z260015).
I have several concerns over the construction of a dispensary near our neighborhood. The presence of a
dispensary increases the probability of attracting individuals who may influence the youth to partake in
dispensary products illegally, threatening their health and increasing the likelihood of addiction. Also,
the placement of a dispensary at this location will increase traffic, which is already congested, as well as
a probable increase in DUI instances, because dispensary customers often use their products while
driving, posing a threat to public safety. The neighborhoods near this location are family friendly and have
low instances of crime, and we’d like to keep our neighborhoods safe.
Please deny this application and enter my opposition into the public record.
Thank you,
Tanya Balajadia
CrossRiver HOA Resident
Sent from Yahoo Mail for iPhone
1
Nicholas Schlimm (PND)
From:
Dani Bradley
Sent:
Sunday, June 14, 2026 2:11 PM
To:
PND PZAppeal; Nicholas Schlimm (PND)
Subject:
Opposition to Case # Z260015 – Trulieve Dispensary Happy Valley Application –
Request for Denial
This Message Is From an Untrusted Sender
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Always validate the sender first.
Dear Commissioners and Supervisors,
I am writing as a resident of the Peoria/Mesquite District area in Maricopa County to formally oppose the
proposed Trulieve Dispensary Happy Valley at the location under consideration in Case # Z260015. I
respectfully request denial of this application due to the well-documented negative impacts that
marijuana dispensaries have on public safety, traffic safety, and quality of life in nearby residential
neighborhoods.
Public Safety and Crime Concerns
While some broader studies on legalization show mixed or neutral aggregate effects, neighborhood-level
research reveals significant localized risks. A University of Colorado Denver study of Denver
neighborhoods found that areas with one or more medical or recreational dispensaries experienced
crime rate increases ranging from 26% to 1,452% higher than neighborhoods without them, particularly
in robbery and aggravated assault. Dispensaries often handle large amounts of cash and high-value
products, making them targets and drawing related criminal activity into surrounding areas. Similar
patterns of increased disorder and property crime have been observed in other jurisdictions with high
dispensary density.
In Arizona, the proliferation of dispensaries has coincided with ongoing challenges in managing
associated crime, including robberies and burglaries at cannabis businesses. Adding another dispensary
in the Happy Valley/Mesquite area would exacerbate these pressures on local law enforcement and
heighten risks for families and residents in this growing suburban community.
Traffic Safety and Impaired Driving
Marijuana impairment impairs reaction time, judgment, coordination, and distance perception—effects
that compound dangerously on Arizona roads. Arizona leaders have highlighted sharp rises in cannabis-
impaired driving: DUI arrests for impaired driving increased from approximately 5,200 in 2023 to 8,100 in
2025, while marijuana-related accidents rose from 254 in 2020 to 421 in 2024. Broader data shows
serious marijuana-related traffic accidents requiring emergency treatment surged dramatically post-
legalization in multiple states.
The proposed site near residential zones and major roadways in the Happy Valley area would increase
traffic volume from customers, delivery services, and operations, amplifying risks of impaired driving
incidents in a region already contending with growth-related congestion. This is particularly concerning
for families, schools, and vulnerable road users.
Additional Community Impacts
• Odor, Nuisance, and Property Values: Dispensaries frequently generate persistent cannabis odors,
leading to complaints and mitigation requirements (as seen with Trulieve facilities elsewhere). This
would degrade livability in nearby homes.
2
• Youth Access and Social Costs: Greater proximity increases normalization and potential diversion
risks for minors in a family-oriented district.
• Over-Saturation: Maricopa County already has numerous dispensaries; additional ones in suburban
pockets strain resources without clear community benefit.
Trulieve, as applicant, has faced various operational and compliance issues in Arizona and other states
(including product labeling concerns and facility odor complaints), further underscoring the need for
caution.
I urge the Commission and Board to prioritize resident safety, deny this application, and place any
related item on the regular agenda if objections are filed. Residents near the proposed site strongly
oppose this use, consistent with the notice process.
Thank you for considering this opposition and protecting our community’s safety and quality of life. I am
available for any questions and plan to attend or submit comments as allowed.
Sincerely, Dani Bradley