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DATE: 8/5/26 TO: Planning & Zoning Commission From: Joel Landis, Planner SUBJECT: Z2024019 – Happy Valley Commercial Agenda Item: #6 This handout provides the Commission a summary since the updated staff report for the August 6 meeting was published. 1. Staff received a revised Narrative Report (dated August 4, 2026) reflecting new development commitments made by the applicant since the July 23 hearing, including additional restrictions on gas stations and drive-thru uses, building height and setback limits, and screening and noise standards. As part of this submittal, staff received a document identifying each new commitment made by the applicant since the July 23 hearing, including a prohibition on gas stations and drive-thru restaurants on APNs 201- 21-041D and 201-21-041E, building height and setback limits near residential property, an 8' perimeter wall to the north and west, noise limits for car washes and outdoor amplified music, maximum building pad grades, and protection of the existing utility easement on APN 201-21-043A. 2. Staff is recommending the conditions be modified as follows (bold underlined added): a. Development of the site shall be in substantial conformance with the Narrative Report entitled "Happy Valley Commercial," consisting of 9 pages, dated June 15, 2026 August 4, 2026, except as modified by the following conditions. b. No changes c. No changes d. The following C-3 CUPD standards shall apply: 1. Maximum building height: 30', except 40' for one self-storage buildings and automobile sales, service and rental uses building, and 23’ for any buildings located on APN’s 201-21-041D and/or 201-21-041E east of the floodway. a. No building over 30 feet in height shall be located within 150 feet of APN 201- 21-040 2. Min. Front Setback: 10'/25' adjacent to any rural or residential zone boundary 3. Min. Side Setback: 10' 4. Min. Street-Side Setback: 10' 5. Min. Rear Setback: 0'/25' adjacent to any rural or residential zone boundary. 6. Min. Perimeter Setback to automobile laundry vacuum equipment and wash bays: 75 100' adjacent to any rural or residential zone boundary. 7. Min. Perimeter Setback to drive-through speaker/menu board: 200' adjacent to any rural or residential zone boundary. 8. Min. Perimeter Setback to drive-through stacking lanes: 50' adjacent to any rural or residential zone boundary. 9. Min. Perimeter Setback to loading docks and delivery areas: 80' adjacent to any rural or residential zone boundary. 10. Min. Perimeter Setback to outdoor dining: 50' adjacent to any rural or residential zone boundary. 11. Min. Perimeter Setback to outdoor amplified music: 150' adjacent to any rural or residential zone boundary. 12. Min. Perimeter Setback to self-storage, automobile sales, service and rental buildings: 40' (for buildings under 30’ in height) and 100’ (for one building over 30’ in height) adjacent to any rural or residential zone boundary. 13. Min. Screening: 6 8' solid wall adjacent to the west side and rear property lines, and a 3' parking screen wall adjacent to the east side property line, abutting any rural or residential zone boundary. 14. Min. Parking per ordinance, except self-storage facility office area: 1 space per 300 SF of floor area, and self-storage facility storage area: 1 space per 1,000 3,000 SF of floor area. 15. Permitted Uses: a. All permitted uses in C-1 per MCZO Section 601 excluding residential uses. b. Automobile Laundry (AKA car wash) c. Drive-In Restaurants & Refreshment Stands d. Restaurants and Cafes, including patios, cocktail lounges, and outside dining and drinking areas e. Self-Storage Facilities f. Automobile Sales, Service, and Rental g. Accessory Buildings & Uses customarily incidental to the above 16. Min. Perimeter Setback to gasoline service stations: 100' adjacent to any rural or residential zone boundary. 17. Min. Perimeter Setback to drive-thru restaurant refuse containers/dumpsters: 100’ adjacent to any rural or residential zone boundary. e. through i. No changes j. The one self-storage, automobile sales, service and rental building over 30’ in height shall be located along the Happy Valley Parkway right-of-way, at the northeast corner of its intersection with 115th Avenue. k. No gasoline service stations or restaurants that include a drive-thru shall be permitted on APN’s 201-21-041D or 201-21-041E. l. Any automobile laundry uses shall incorporate sound attenuation measures into the building design and construction, as necessary, to ensure sound levels at any adjacent residential property lines are no more than 55 dBA. m. Outdoor amplified music shall not exceed 55 dBA measured at a distance of at least twenty-five feet (25’) from the property line of the property on which the noise source is located. n. The maximum final pad elevation for the one self-storage, automobile sales, service and rental building over 30’ in height shall be 1275’. The maximum final pad elevation for any other buildings located on APN 201-21-043A shall be 1271’. o. The existing 20’ wide ingress, egress and utility easement on north side of APN 201-21-043A, which benefits the residential properties to the north, shall remain accessible, drivable, and undeveloped. 3. Staff also received a letter from Craig Littlejohn, who spoke at the July 23 hearing in opposition to the item, indicating his and several others’ approval of the conditions proposed by the applicant. That letter is attached. Attachments: Revised Narrative Report (17 pages) Conditions Summary (3 pages) Craig Littlejohn Email (1 page) #1696594v1 Happy Valley Commercial NEC of 115th Avenue and Happy Valley Parkway ZONE CHANGE with OVERLAY NARRATIVE Maricopa County, Arizona February 27, 2024 Revised July 2, 2024 Revised August 26, 2025 Revised March 26, 2026 Revised June 25, 2026 Revised August 4, 2026 Case #: Z2024019 #1696594v1 Developer: 4600 E. Washington Street, Suite 300 Phoenix, AZ 85034 Zoning Attorney: 7144 E. Stetson Drive, Suite 300 Scottsdale, AZ 85251 Phone: (480) 240-5648 Site Planning/Engineering: EPS Group, Inc. 1130 N Alma School Rd., Suite 120 Mesa, AZ 85201 Phone: (480) 503-2250 Property Owner: Happy Valley and 303 Commercial LLC 4600 E. Washington Street, Suite 300 Phoenix, AZ 85034 #1696594v1 Background & Purpose of Request AroundTown Developers, LLC is proposing the development of a new commercial project (the “Project”) on approximately 11.45 gross acres located at the northeast corner of Happy Valley Parkway and 115th Avenue in unincorporated Maricopa County, comprising APNs 201-21-041D, 201-21-041E, 201-21-042B, and 201-21-043A (the “Site”). An Aerial Vicinity Map is attached hereto as Exhibit A. The Site is currently zoned RU-43 and is located within Maricopa County’s White Tank/Grand Avenue Area Plan which designates the Site as “Single Family – Transitional Lot”. The Site is also located within the General Plan planning area of the City of Peoria, which designates the Site as “Rural Residential” and “Parks/Open Space.” The purpose of this request is to pursue approval of a Zone Change with Overlay from RU-43 to “C-3 (General Commercial)” with a corresponding Commercial Unit Plan of Development (“CUPD”) to facilitate the proposed development of the Project. A corresponding Plan of Development application will be submitted in the near future. It should be noted that because of the relatively small size of the Site (approximately 11.45 acres), a corresponding amendment of the White Tank/Grand Avenue Area Plan is not required. Description of Proposal While final design details and uses will be determined during the subsequent Plan of Development process, the proposed Project currently anticipates a dynamic mix of uses that may include commercial/retail pads, office uses, drive-thru restaurants/coffee shops, a convenience store/gas station, car wash, a self-storage facility with vehicle storage and truck/trailer rentals. The convenience store/gas station and car wash uses, strategically laid out on the hard corner frontage of the Site, would offer convenient access for users within the surrounding area. Additionally, approximately 95,000 S.F. of self-storage, vehicle storage and truck/trailer rental and related office space is envisioned, along with approximately 5,800 S.F. of stand-alone office space, and approximately 5,400 S.F. of drive-thru restaurant/coffee shop space, all designed with fluid circulation considering immediate access to Happy Valley Parkway and the Loop 303 just to the west. In total there will be approximately 115,000 S.F. of commercial uses with a lot coverage of approximately 23% of the Site (see Conceptual Site Plan attached here to as Exhibit B). The western portion of the Site (west of the wash) will likely be developed as a “2nd phase” with specific uses determined during the subsequent Plan of Development process. Parking will be located within an interior parking area providing accessibility and convenience for customers. The proposed 198 parking spaces across the Site exceeds Maricopa County requirements, and includes all required ADA-compliant parking spaces, ensuring accessibility for individuals with disabilities. Additionally, the required loading/unloading spaces have been provided. Access to the eastern portion of the Site #1696594v1 (east of the wash) is provided via three new entrances; one directly from 115th Avenue approximately 325’ north of the intersection with Happy Valley Parkway, one directly from Happy Valley Parkway approximately 450’ east of the intersection with 115th Avenue, and another one directly from Happy Valley Parkway further to the east on the common property line between the Site and APN 201-21-044A. Both Happy Valley Parkway access points will be right-in, right-out only and will be thoughtfully designed with deceleration lanes to facilitate smooth ingress and egress, prioritizing the flow of traffic along Happy Valley Parkway. The easternmost access point will also serve as a shared access point with APN 201-21-044A which is also being rezoned for commercial use. Access to the western portion of the Site (west of the wash) is provided via two new entrances off of 115th Avenue. No access is provided from Avenida Del Rey in order to minimize any traffic impacts on the residences to the north of the Site. It should be noted that a LOMR for the Site was recently approved by FEMA resulting in the majority of the eastern portion of the Site being removed from the floodplain. The western portion of the site may be removed at a later date via a separate CLOMR/LOMR application process. In terms of aesthetics and functionality, the proposed buildings will exhibit a thoughtful integration into the surrounding landscape by mimicking the similar high-quality commercial developments located along Happy Valley Parkway. The color palette, construction materials, and design details will be carefully chosen to harmonize with the environment and will be sensitive to the nearby Agua Fria River corridor. While landscaping and screening details will be finalized during the subsequent Plan of Development process, the current proposed screen walls and landscaping, including appropriate desert trees and shrubs, will be located strategically throughout the Site, with a priority around the perimeter of the Site to ensure adequate screening and noise buffering to adjacent residential uses (see Conceptual Landscape Plan attached here to as Exhibit C). The Site’s 115th Avenue frontage will be landscaped in accordance with Maricopa County standards. This Project is poised to contribute positively to the local community by providing a vibrant and accessible space for various commercial activities that will serve this rapidly growing area. Permitted Uses The proposed Zone Change with Overlay will facilitate development of the Site with neighborhood friendly commercial/office uses. In order to ensure compatibility with the surrounding area, the proposed CUPD will allow the majority of the permitted uses within Maricopa County’s “C-1” zoning district (with the exception of any multi-family residential uses), but only those permitted uses in the C-2 and C-3 zoning districts identified in Table 1 – Permitted Uses below. Any uses not identified in Table 1 shall not be permitted. #1696594v1 Table 1: Permitted Uses Base Zoning District Use Description C-1 All permitted uses per MCZO Article 803.2, but excluding uses allowed in the R-5 Multi-Family Residential Zoning District C-2 Automobile Laundry (aka Car Wash) C-2 Drive-In Restaurants & Refreshment Stands C-2 Restaurants & Cafes, including patios, cocktail lounges, and outside dining and drinking areas C-2 Retail Stores C-2 Self-Storage Facilities C-2 Accessory Buildings & Uses customarily incidental to the above C-3 Automobile Sales, Service and Rental Proposed Development Standards The Site will comply with the majority of Maricopa County’s C-3 base zoning district regulations and development standards. The proposed development standards for the Project, including one minor deviation to the C-3 development standards and one minor deviation to Maricopa County’s parking standards, are outlined in Table 2: C-3 Development Standards Comparison and described below: 1. This Zone Change with Overlay request includes a deviation for the required screening of the Site adjacent to Rural/Residential zone boundaries. As noted above, the Rural/Residential zoned property to the east is undeveloped and currently being considered for commercial rezoning. Consequently, it is proposed that only 3’ parking screen walls be located along the eastern property line to screen the Project. On all other property lines adjacent to Rural/Residential properties an 8’ solid wall will be provided, exceeding the County’s requirements. 2. This Zone Change with Overlay request also includes a deviation to the parking ratio for the proposed self-storage facility use. Because Maricopa County doesn’t provide a specific parking ratio for this type of use, this request proposes to use a modified version of the City of Peoria’s parking ratios for this use (termed “mini storage”), which include separate ratios for the related office space and storage space itself. The proposed parking ratios are justified as they will avoid over parking the Site and allow additional landscape areas to be incorporated into the Site design. Additionally, to further increase compatibility with the existing residential uses in the area, the Project will self-impose certain more restrictive development standards. These more #1696594v1 restrictive development standards are also outlined in Table 2: C-3 Development Standards Comparison and described below: 1. This Zone Change with Overlay request will include a more restrictive maximum building height, limiting all uses to 30 feet (instead of the 40 feet typically allowed in the C-3 base zoning district), with the exception of any C-2 Self-Storage Facilities and any C-3 Automobile Sales, Service and Rental uses which would be allowed one building up to a maximum building height of 40 feet. Additionally, any buildings located on APN’s 201-21-041D and/or 201-21-041E east of the floodway shall be limited to a maximum building height of 23’. The proposed deviation will help enhance the Project’s compatibility with the surrounding area. 2. The largest perimeter building setback adjacent to residential uses required by the C-3 zoning district is 25 feet. However, the Zone Change with Overlay request is proposing significantly increased setbacks for certain commercial uses from the adjacent single-family residential neighborhood as follows: • Automobile laundry vacuum equipment and wash bays: 100 feet • Drive-through speaker/menu board: 200 feet • Drive-through stacking lanes: 50 feet • Loading docks and delivery areas: 80 feet • Outdoor dining: 50 feet • Outdoor amplified music: 150 feet • Automobile sales, service & rental buildings: 40 feet (buildings under 30 feet in height) / 100 feet (one building over 30 feet in height) • Gasoline service stations: 100 feet • Drive-thru restaurant refuse containers/dumpsters: 100 feet Table 2: C-3 Development Standards Comparison Regulation Base Zoning District Regulations (C-3) Proposed Zoning District Regulations (CUPD) Maximum Height 40’ 30’/40’/23’* Min. Front Yard (South) 10’/25’ (adjacent to any rural or residential zone boundary) 10’/25’ (adjacent to any rural or residential zone boundary) Min. Side Yard (East) 10’ 10’ Min. Street-Side Yard (West) 10’ 10’ #1696594v1 Min. Rear Yard (North) 0’/25’ (adjacent to any rural or residential zone boundary) 0’/25’ (adjacent to any rural or residential zone boundary) Min. Perimeter Setback to Automobile Laundry Vacuum Equipment & Wash Bays n/a 100’ (adjacent to any rural or residential zone boundary) Min. Perimeter Setback to Drive-Through Speaker and/or Menu Board 200’ (adjacent to any rural or residential zone boundary) 200’ (adjacent to any rural or residential zone boundary) Min. Perimeter Setback to Drive-Through Stacking Lanes n/a 50’ (adjacent to any rural or residential zone boundary) Min. Perimeter Setback to Loading Docks & Delivery Areas n/a 80’ (adjacent to any rural or residential zone boundary) Min. Perimeter Setback to Outdoor Dining n/a 50’ (adjacent to any rural or residential zone boundary) Min. Perimeter Setback to Outdoor Amplified Music n/a 150’ (adjacent to any rural or residential zone boundary) Min. Perimeter Setback to Self-Storage, Automobile Sales, Service & Rental Buildings n/a 40’ – buildings under 30’ in height / 100’ for one building over 30’ in height (adjacent to any rural or residential zone boundary) Min. Perimeter Setback to Gasoline Service Stations n/a 100’ (adjacent to any rural or residential zone boundary) Min. Perimeter Setback to Drive-Thru Restaurant Refuse Containers/Dumpsters n/a 100’ (adjacent to any rural or residential zone boundary) Minimum Lot Area 6,000 sq ft 6,000 sq ft Min. Lot Width 60’ 60’ Maximum Lot Coverage 60% 60% Screening 6’ solid wall adjacent to any side or rear property line abutting any rural or residential zone boundary 8’ solid wall adjacent to west side and rear property line abutting any rural or residential zone boundary 3’ parking screen wall adjacent to east side #1696594v1 property line abutting any rural or residential zone boundary *Maximum height of C-2 Self-Storage Facilities and C-3 Automobile Sales, Service and Rental uses shall be allowed up to 40’ for one building. Any buildings located on APN’s 201- 21-041D and/or 201-21-041E east of the floodway shall be limited to a maximum height of 23’. Parking Calculation Ratios Self-Storage Facility (Office Area) 1 Space per 250 SF of Floor Area 1 Space per 300 SF of Floor Area Self-Storage Facility (Storage Area) 1 Space per 900 SF of Floor Area 1 Space per 3,000 SF of Floor Area Walls and Screening With the exception of the deviations noted above, the Project will be screened in accordance with Chapter 8, Section 804.9(4). Outdoor Lighting The Project will be in conformance with all provisions in Chapter 11, Section 1112. Signage With the exception of the drive-through menu board and speaker box deviation noted above, the Project will be in conformance with all provisions in Chapter 14, Section 1403. Relationship to Surrounding Properties The requested Zone Change with Overlay is compatible with the surrounding land uses. The Site is bordered on the north by existing rural residential uses, Avenida Del Rey and vacant land, on the east by existing rural residential uses, vacant land and future commercial uses, on the south by 115th Avenue, Happy Valley Parkway and future commercial uses, and on the west by 115th Avenue and vacant land. Consequently, approval of this request is consistent with the current and planned development of this rapidly growing area. Table 3: Surrounding Uses, Comprehensive Plan and Zoning Designations below provides a summary of existing and surrounding land uses. #1696594v1 Table 3: Surrounding Uses, Comprehensive Plan, & Zoning Designations Existing Land Uses Comprehensive Plan Zoning Jurisdiction Site Vacant, Undeveloped Single Family – Transitional Lot RU-43 Maricopa County North Existing Rural Residential, Avenida Del Rey, Vacant Single Family – Transitional Lot RU-43 Maricopa County East Vacant Undeveloped, Existing Rural Residential, Future Commercial Single Family - Transitional Lot RU-43 Maricopa County South Happy Valley Parkway, 115th Avenue, Future Commercial Single Family – Transitional Lot RU-43, C-2 Maricopa County & Peoria (ROW) West Vacant, Undeveloped, 115th Avenue Single Family – Transitional Lot RU-43 Maricopa County Location & Accessibility The Site is located at the northeast corner of Happy Valley Parkway and 115th Avenue, just off of the Happy Valley Parkway/Loop 303 Freeway interchange. Access to the eastern portion of the Site (east of the wash) is provided via three new entrances; one directly from 115th Avenue approximately 325’ north of the intersection with Happy Valley Parkway, one directly from Happy Valley Parkway approximately 450’ east of the intersection with 115th Avenue, and another one directly from Happy Valley Parkway further to the east on the common property line between the Site and APN 201-21-044A. The easternmost access will would provide shared access for both parcels, thereby limiting the number of new access points onto Happy Valley Parkway. By locating this access on the common property line, which is also the 114th Avenue alignment, it could also provide future emergency access to Happy Valley Parkway for the residential properties to the north. Further these access points will be right-in, right-out only and will include deceleration lanes to facilitate smooth ingress and egress, prioritizing the flow of traffic along Happy Valley Parkway. Access to the western portion of the Site (west of the wash) is provided via two new entrances off of 115th Avenue. It should be noted that the Happy Valley Parkway right-of-way is owned/controlled by the City of Peoria. Consequently, approval of the new access requires approval by the City. #1696594v1 Circulation System As noted above, all access to the Site will occur from Happy Valley Parkway and 115th Avenue. An internal parking lot drive aisle network will allow employees, customers, maintenance, and emergency vehicles to access all areas of the Site. The internal drives will allow for these vehicles to move safely around the site in a circular pattern, meeting all fire access width and turning radii requirements. The shared access driveway on the east property line will provide access to Happy Valley Parkway for the adjacent parcel to the east (being rezoned for commercial use), as well as provide potential future emergency access to Happy Valley Parkway for the existing residential properties to the north. Development Schedule Development of the Project is expected to commence after Maricopa County’s approval of the Zone Change with Overlay application, approval of a subsequent Plan of Development, and issuance of required building permits. Development will most likely begin in 2027 and last for a period of approximately 12-24 months. Public Utilities & Services Sewer: EPCOR Water: EPCOR Refuse: TBD (will contract with private provider) Electric: APS Fire Protection: Arizona Fire & Medical Authority Police Service: Maricopa County Sheriff Compatibility with City of Peoria’s General Plan The Site is located within the City of Peoria’s planning area and is designated “Rural Residential” and “Parks/Open Space” under the City’s General Plan. However, the Site is also located immediately adjacent to Happy Valley Parkway, at its intersection with 115th Avenue, which is a new growth corridor for the City and County. The proposed Zone Change with Overlay is consistent with the existing and planned commercial and residential growth in the immediate area, embodying a careful balance between urban functionality and the natural environment. This Project not only respects the tranquility and aesthetics associated with rural residential areas and parks/open spaces but also actively contributes to the City's goals of economic development. By providing a mix of commercial and office uses that cater to various enterprises, the Project supports a diverse range of economic activities, offering employment, commercial/retail use and convenience opportunities for both residents and visitors taking advantage of the Site’s location adjacent to the Loop 303’s exit. This approach ensures the cultivation of a robust, #1696594v1 stable, and sustainable local economy, meeting the City's aspirations for economic growth and vitality. Additionally, the middle of the Site will remain an undeveloped wash, ensuring preservation of landscape through the Site’s development around the wash corridor and maintaining a visual and ecological connection to the surrounding natural areas. Through concentration of development on the eastern and western ends of the Site, coupled with thoughtful design, the Project not only adheres to the City's land use goals but also contributes to the enhancement of the overall environmental quality, creating a more cohesive and integrated community space. #1696594v1 Exhibit A Aerial Vicinity Map #1696594v1 Exhibit B Conceptual Site Plan D&R AREA 1,460± S.F. ADA RR RETAIL AREA 2,970± GROSS S.F. MOP/ COMM RM RISER ROOM REFUSE PROPOSED 3-STORY BUILDING 31,588± S.F. (FOOTPRINT) 94,764± G.S.F. (3 FLOORS) HAPPY VALLEY PARKWAY (CITY OF PEORIA) 201-21-040A DOC 2022-0576740 MCR STEVEN L HENRY REVOCABLE LIVING TRUST ZONED: RU-43 ASPHALT ASPHALT 201-21-041C DOC 2023-0222710 MCR TSM PROPERTIES AZ LLC ZONED: RU-43 ADOT RIGHT-OF-WAY 201-21-037A DOC 2007-0637555 MCR DICKERSON WILLIAM A/ PATRICIA LUCY TRUST ZONED: RU-43 N. 115TH AVENUE 40.0' R/W PROP. 25.0' ACCESS ESMT 25.0' B.S.L. 25.0' B.S.L. 10.0' B.S.L. 10.0' B.S.L. FLOOD WAY LINE FLOOD WAY LINE PAD A 5,804 S.F. FLOOD PLAIN LINE 10.0' B.S.L. 10.0' B.S.L. EX. 25.0' DIRT ROAD 10.0' B.S.L. 10.0' B.S.L. AVENIDA DEL REY 46.5' TO P/L 20.7' TO P/L 10.0' TO P/L 58.0' TO P/L 292.0' 9.0' 9.0' 9.0' 20.0' 9.0' 16.5' 9.0' 18.0' 9.0' 25.0' EX. 60.0' ESMT (TO BE ABANDONED) 16.0' 1.8' TO P/L ASPHALT 325.7' BETWEEN DRIVES 455.8' BETWEEN DRIVES 16.5' PROP. 24.0' ACCESS POINT 89.3' C-STORE 5,280 S.F. PAD B: STORAGE 90,334 S.F. OFFICE 4,430 S.F. 9.0' 20.0' 30.0' F/C 30.0' F/C 30.0' F/C 30.0' F/C ASPHALT 20.0' 9.0' 104.0' 12.0' 10.0' B.S.L. 9.0' REFUSE 24.0' F/C 31.6' F/C 33.2' F/C 24.0' F/C 24.0' F/C 18.0' ALLEY 16.0' 201-21-036C DOC 2025-0002814 MCR NEXSTAR HOMES LLC ZONED: RU-43 USE: VACANT DO USE: SING 201-21-036B DOC 2025-0002814 MCR NEXSTAR HOMES LLC ZONED: RU-43 USE: VACANT 24.0' F/C 6' PERIMETER WALL 6' PERIMETER WALL 20.0' ACCESS ESMT 28.0' F/C 28.0' F/C 30.0' F/C 20.0' 40.5' 12.0' 45.1' F/C 40.0' F/C 38.1' F/C 20.0' 9.0' 8" SEW 8" SEW 8" SEW 8" WAT 8" WAT 8" WAT 8" WAT 8" WAT FUTURE PHASE 2 PHASE 1 8" WAT 8" WAT 4" FIRE 4" FIRE 4" FIRE 4" FIRE 4" FIRE GAS CANOPY STORAGE BUILDING 4" FIRE GARAGE STORAGE BUILDING STORAGE BUILDING 8" WAT 8" SEW 4" FIRE 51.4' TO P/L Designer: Drawn by: Project: Sheet No. Job No. Call at least two full working days before you begin excavation. Dial 8-1-1 or 1-800-STAKE-IT (782-5348) In Maricopa County: (602)263-1100 w w w . e p s g r o u p i n c . c o m T:480.503.2250 F:480.503.2258 | 1130 N Alma School Road Suite 120 Mesa, AZ 85201 23-0394 - Happy Valley Commercial Happy Valley Commercial Maricopa County, Arizona BM LFT 23-0394 of 2 1 1 RZ01 Conceptual Site Plan Or Preliminary Construction Not For Recording Or Preliminary Construction Not For Recording JANUARY 30, 2024 - 1ST SUBMITTAL 40 0 40 80 scale: 1" = 40' feet PROJECT TEAM PROPERTY OWNER: IMPERIAL AGUA FRIA IV, LLC / IMPERIAL AGUA FRIA II, LLC / ANTLIA LLC / SEA MINK LLC 4600 E WASHINGTON ST., SUITE 300 PHOENIX, AZ 85034 TEL: (480) 828-3874 CONTACT: ROHIT TRIPATHI rohit@rohittripahi.com PROJECT DATA CIVIL ENGINEERING & PLANNING: EPS GROUP, INC. 1130 N ALMA SCHOOL RD., SUITE 120 MESA, AZ 85201 TEL: (480) 503-2250 CONTACT: LUCAS WESNITZER / BRENNAN MAHER lucas.wesnitzer@epsgroupinc.com brennan.maher@epsgroupinc.com DEVELOPER: AROUNDTOWN DEVELOPERS 4600 E WASHINGTON ST., SUITE 300 PHOENIX, AZ 85034 TEL: (480) 828-3874 CONTACT: ROHIT TRIPATHI rohit@rohittripahi.com CASE NO.: Z2024019 PROJECT REQUEST REQUEST FOR A ZONE CHANGE FROM RU-43 TO C-3 CUPD FOR A PROPOSED COMMERCIAL DEVELOPMENT LOCATED AT THE NORTHEAST CORNER OF HAPPY VALLEY PARKWAY AND 115TH AVENUE. UTILITY COMMITMENT TABLE WATER EPCOR WASTEWATER EPCOR FIRE ARIZONA FIRE & MEDICAL AUTHORITY POLICE MARICOPA COUNTY SHERIFF ELECTRIC APS NATURAL GAS SOUTHWEST GAS TELEPHONE COX / CENTURYLINK REFUSE PRIVATE OUTDOOR LIGHTING THIS DEVELOPMENT SHALL COMPLY WITH SECTION 1112 OF THE MARICOPA COUNTY ZONING ORDINANCE IN REGARD TO OUTDOOR LIGHTING. JUNE 28, 2024 - 2ND SUBMITTAL AUGUST 22, 2025 - 3RD SUBMITTAL A.P.N.: 201-21-041D; 201-21-041E; 201-21-042B; & 201-21-043A EXISTING LAND USE: VACANT/ UNDEVELOPED PROPOSED LAND USE: COMMERCIAL EXISTING COMP. PLAN AREA: WHITE TANK / GRAND AVE EXISTING COMP. PLAN LAND USE: SINGLE FAMILY - TRANSITIONAL LOT EXISTING ZONING: RU-43 PROPOSED ZONING: C-3 CUPD SITE AREA: ±11.45 ACRES / (498,861 SF) PROVIDED OPEN SPACE: 5.52 ACRES / 240,254 S.F. (48%) MAX LOT COVERAGE: 35% PROVIDED LOT COVERAGE: 11% MAX BUILDING HEIGHT: 30' VICINITY MAP N.T.S. 107TH AVE ALIGNMENT HAPPY VALLEY PKWY JOMAX RD SITE LOOP 303 115TH AVE MATCH SHEET 2 ATTORNEY: ROSE LAW GROUP 7144 E. STETSON DRIVE, SUITE 300 SCOTTSDALE, AZ 85251 TEL: (480) 505-3925 CONTACT: CHRIS WEBB cwebb@roselawgroup.com PARKING TABLE OCTOBER 20, 2025 - 4TH SUBMITTAL FEBRUARY 17, 2026 - 5TH SUBMITTAL CAR WASH 4,500 S.F. PAD C 2,688 S.F. PAD D 2,688 S.F. 10.0' B.S.L. 24.0' F/C 10.0' B.S.L. 10.0' B.S.L. 10.0' B.S.L. REFUSE REFUSE REFUSE 36.0' F/C 24.0' F/C 24.0' F/C 20.0' F/C 30.5' F/C 24.0' F/C 18.0' F/C 24.5' F/C 18.0' F/C 24.0' F/C 18.0' F/C 24.5' F/C 12.0' F/C 26.0' HAPPY VALLEY PARKWAY (CITY OF PEORIA) 16.5' 9.0' 16.0' 9.0' 16.0' 9.0' 18.5' 16.5' 201-21-044A DOC 2025-0203032 MCR HAPPY 4 LLC ZONED: RU-43 USE: VACANT 201-21-040B DOC 2021-0323861 MCR EKH TRUST I ZONED: RU-43 USE: SINGLE-FAMILY RESIDENTIAL 201-21-040D DOC 2025-0313348 MCR DAVIS LIVING TRUST ZONED: RU-43 USE: SINGLE-FAMILY RESIDENTIAL 201-21-040E DOC 2021-1307631 MCR LITTLE JOHN LIVING TRUST ZONED: RU-43 USE: SINGLE-FAMILY RESIDENTIAL 201-21-0039G DOC 2004-0373967 MCR GOSS FAMILY TRUST ZONED: RU-43 USE: SINGLE-FAMILY RESIDENTIAL 24.0' F/C EX. 60.0' ESMT (TO BE ABANDONED) 25.0' B.S.L. PROP. 33.0' ACCESS ESMT 439.6' BETWEEN DRIVES 6' PERIMETER WALL MENU BOARD MENU BOARD 6' PERIMETER WALL + 6' RETAINING WALL 102.4' 20.0' ACCESS ESMT RE 8" WAT 8" WAT 8" SEW 4" FIRE 4" FIRE 8" SEW 8" WAT 4" FIRE 8" WAT 4" FIRE 8" WAT 8" SEW 4" FIRE 6' PERIMETER WALL + 6' RETAINING WALL Designer: Drawn by: Project: Sheet No. Job No. Call at least two full working days before you begin excavation. Dial 8-1-1 or 1-800-STAKE-IT (782-5348) In Maricopa County: (602)263-1100 w w w . e p s g r o u p i n c . c o m T:480.503.2250 F:480.503.2258 | 1130 N Alma School Road Suite 120 Mesa, AZ 85201 23-0394 - Happy Valley Commercial Happy Valley Commercial Maricopa County, Arizona BM LFT 23-0394 of 2 1 2 RZ02 Conceptual Site Plan Or Preliminary Construction Not For Recording Or Preliminary Construction Not For Recording JANUARY 30, 2024 - 1ST SUBMITTAL 40 0 40 80 scale: 1" = 40' feet CASE NO.: Z2024019 JUNE 28, 2024 - 2ND SUBMITTAL AUGUST 22, 2025 - 3RD SUBMITTAL LEGAL DESCRIPTION THE EAST HALF OF THE NORTH HALF OF LOT 45, SECTION 6, TOWNSHIP 4 NORTH, RANGE 1 EAST OF THE GILA AND SALT RIVER BASE AND MERIDIAN, MARICOPA COUNTY, ARIZONA; EXCEPT ALL OIL, GAS AND OTHER MINERAL DEPOSITS AS RESERVED IN THE PATENT FROM THE UNITED STATES OF AMERICA. AND THE SOUTH HALF OF LOT 45, SECTION 6, TOWNSHIP 4 NORTH, RANGE 1 EAST OF THE GILA AND SALT RIVER BASE AND MERIDIAN, MARICOPA COUNTY, ARIZONA; EXCEPT THE WEST 33 FEET THEREOF; AND EXCEPT ALL OIL, GAS AND OTHER MINERAL DEPOSITS AS RESERVED TO THE UNITED STATES IN PATENT RECORDED IN DOCKET 3507, PAGE 93. AND A PORTION OF GOVERNMENT LAND OFFICE (GLO) LOT 46, SECTION 6, TOWNSHIP 4 NORTH, RANGE 1 EAST OF THE GILA AND SALT RIVER BASE AND MERIDIAN, MARICOPA COUNTY, ARIZONA; BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT THE WEST QUARTER CORNER OF SAID SECTION 6; THENCE SOUTH 00°04'14" EAST ALONG THE WEST LINE OF THE SOUTHWEST QUARTER OF SECTION 6, A DISTANCE OF 985.66 FEET TO THE NORTHWEST CORNER OF GLO LOT 46; THENCE NORTH 89°13'56" EAST ALONG THE NORTH LINE OF SAID GLO LOT 46, A DISTANCE OF 65.12 FEET TO THE POINT OF BEGINNING; THENCE CONTINUING NORTH 89°13'56" EAST, A DISTANCE OF 724.14 FEET; THENCE SOUTH 00°20'09" EAST, A DISTANCE OF 327.45 FEET; THENCE SOUTH 89°09'13" WEST, A DISTANCE OF 196.37 FEET TO THE BEGINNING OF A NON-TANGENT CURVE, THE CENTER OF WHICH BEARS SOUTH 75°11'23" WEST, A DISTANCE OF 261.85 FEET; THENCE NORTHWESTERLY ALONG THE ARC OF SAID CURVE, THOUGH A CENTRAL ANGLE OF 75°20'55", FOR AN ARC DISTANCE OF 344.35 FEET; THENCE SOUTH 89°50'28" WEST, A DISTANCE OF 143.68 FEET TO THE BEGINNING OF A TANGENT CURVE TO THE RIGHT WITH A RADIUS OF 131.85 FEET; THENCE NORTHWESTERLY, ALONG THE ARCH OF SAID CURVE, THROUGH A CENTRAL ANGLE OF 87°40'23", FOR AN ARC DISTANCE OF 201.75 FEET TO A POINT ON THE NORTH LINE OF SAID GLO LOT 46 AND THE POINT OF BEGINNING. AND LOT 47, SECTION 6, TOWNSHIP 4 NORTH, RANGE 1 EAST OF THE GILA AND SALT RIVER BASE AND MERIDIAN, MARICOPA COUNTY, ARIZONA; EXCEPT A PORTION OF SAID PREMISES DESCRIBED AS FOLLOWS: COMMENCING AT THE WEST QUARTER CORNER OF SAID SECTION 6; THENCE SOUTH 00°04'14" EAST ALONG THE WEST LINE OF THE SOUTHWEST QUARTER OF SAID SECTION 6 A DISTANCE OF 1314.22 FEET TO THE SOUTHWEST CORNER OF GLO LOT 46; THENCE NORTH 89°09'14" EAST ALONG THE SOUTH LINE OF SAID GLO LOT 46 A DISTANCE OF 790.79 FEET TO THE SOUTHWEST CORNER OF GLO; THENCE CONTINUING NORTH 89°09'14" EAST ALONG THE SOUTH LINE OF SAID GLO LOT 47, A DISTANCE OF 147.52 FEET TO THE POINT OF BEGINNING; THENCE NORTH 06°10'39" WEST A DISTANCE OF 48.53 FEET TO THE POINT OF A NON-TANGENT CURVE TO THE RIGHT HAVING A CENTRAL ANGLE OF 02°45'21" AND WHOSE RADIUS BEARS SOUTH 06°10'39" EAST A DISTANCE OF 3097.02 FEET; THENCE EASTERLY ALONG SAID CURVE AN ARC DISTANCE OF 148.96 FEET; THENCE SOUTH 03°25'18" EAST A DISTANCE OF 58.65 FEET TO THE SOUTH LINE OF SAID GLO LOT 47; THENCE SOUTH 89°09'14" WEST ALONG SAID SOUTH LINE A DISTANCE OF 146.72 FEET TO THE POINT OF BEGINNING. EXCEPT A PORTION OF SAID PREMISES DESCRIBED AS FOLLOWS: COMMENCING AT THE WEST QUARTER CORNER OF SAID SECTION 6; THENCE SOUTH 00°04'14" EAST ALONG THE WEST LINE OF THE SOUTHWEST QUARTER OF SAID SECTION 6 A DISTANCE OF 1314.22 FEET TO THE SOUTHWEST CORNER OF GLO LOT 46; THENCE NORTH 89°09'14" EAST ALONG THE SOUTH LINE OF SAID GLO LOT 46 A DISTANCE OF 790.79 FEET TO THE SOUTHWEST CORNER OF GLO; THENCE CONTINUING NORTH 89°09'14" EAST ALONG THE SOUTH LINE OF SAID GLO LOT 47, A DISTANCE OF 294.24 FEET TO THE POINT OF BEGINNING; THENCE NORTH 03°25'18" WEST A DISTANCE OF 6.63 FEET TO THE POINT OF NON-TANGENT CURVE TO THE RIGHT HAVING A CENTRAL ANGLE OF 03°15'48" AND WHOSE RADIUS BEARS SOUTH 03°25'18" EAST A DISTANCE OF 3045.00 FEET; THENCE EASTERLY ALONG SAID CURVE AN ARC DISTANCE OF 173.43 FEET TO A POINT OF TANGENCY; THENCE NORTH 89°50'30" EAST A DISTANCE OF 206.01 FEET TO THE EAST LINE OF SAID GLO LOT 47; THENCE SOUTH 00°31'30" EAST ALONG SAID EAST LINE OF A DISTANCE OF 7.00 FEET TO THE SOUTHEAST CORNER OF SAID GLO LOT 47; THENCE SOUTH 89°09'14" WEST ALONG THE SOUTH LINE OF SAID GLO LOT 47 A DISTANCE OF 379.05 FEET TO THE POINT OF BEGINNING. EXCEPT ALL OIL, GAS, AND OTHER MINERALS AS RESERVED IN THE PATENT FORM THE UNITED STATES OF AMERICA. MATCH SHEET 1 OCTOBER 20, 2025 - 4TH SUBMITTAL FEBRUARY 17, 2026 - 5TH SUBMITTAL #1696594v1 Exhibit C Conceptual Landscape Plan 12.0' DRIVE THRU D&R AREA 1,460± S.F. ADA RR RETAIL AREA 2,970± GROSS S.F. MOP/ COMM RM RISER ROOM REFUSE PROPOSED 3-STORY BUILDING 31,588± S.F. (FOOTPRINT) 94,764± G.S.F. (3 FLOORS) 18.0' DRIVE THRU 40.0' R/W PROP. 25.0' ACCESS ESMT 25.0' B.S.L. 25.0' B.S.L. 10.0' B.S.L. ACCESS POINT 115TH AVENUE HAPPY VALLEY PARKWAY AVENIDA DEL REY FLOOD PLAIN LINE FLOOD WAY LINE FLOOD WAY LINE FLOOD PLAIN LINE 10.0' B.S.L. 10.0' B.S.L. EX. 25.0' DIRT ROAD 10.0' B.S.L. 10.0' B.S.L. FLOOD PLAIN LINE PROP. 24.0' ACCESS POINT 10.0' B.S.L. PAD A 5,804 S.F. C-STORE 5,280 S.F. CAR WASH 4,500 S.F. PAD B: STORAGE 31,588 S.F. PAD C 2,688 S.F. PAD D 2,688 S.F. STORAGE UNIT RETAINING WALL RETAINING WALL 33.0' ACCESS ESMT STORAGE UNIT GARAGE Happy Valley Commercial Maricopa County, Arizona 02.17.2026 23-0394 L-0.01 Conceptual Landscape Plan PLANT LEGEND TREES SHRUBS/ACCENTS COMMON NAME SIZE SCIENTIFIC NAME SYMBOL Ambrosia deltoidea Triangleleaf Bursage 5 Gal COMMON NAME SIZE Acacia salicina Weeping Willow 24" Box Chilopsis linearis Desert Willow 24" Box Parkinsonia hyb. 'Desert Museum' 'Desert Museum' Palo Verde 24" Box Prosopis hybrid 'Phoenix' Thornless Mesquite 24" Box Callistemon viminalis 'Little John' Little John Dwarf Bottle Brush 5 Gal Eremophila glabra ssp. carnosa Winter Blaze Eremophila 5 Gal Eremophila hygrophana 'Blue Bells' Blue Bells Eremophila 5 Gal Agave angustifolia Caribbean Agave 5 Gal Asclepias subulata Desert Milkweed 5 Gal Aloe hybrid 'Blue Elf' Blue Elf Aloe 5 Gal Fouquieria splendens Ocotillo 5 Gal Hesperaloe parviflora Red Yucca 5 Gal GROUNDCOVERS INERT MATERIALS & SEED MIX COMMON NAME SIZE Hyptis emoryi Desert Lavender 5 Gal Justicia californica Chuparosa 5 Gal Larrea tridentata Creosote Bush 5 Gal Leucophyllum langmaniae 'Lynn's Legacy' Lynn's Legacy Sage 5 Gal Senna artemisiodes Feathery Cassia 5 Gal Eremophila glabra 'Mingenew Gold' 'Mingenew Gold' Emu Bush 1 Gal Lantana x 'New Gold' New Gold Lantana 1 Gal Rosmarinus officianlis 'Huntington Carpet' Trailing Rosemary 1 Gal Native Seed Mix "Express Caramel" Decomposed Granite or Equal 3/4" Screened Simmondsia chinensis 'Vista' Compact Jojoba 5 Gal Tecoma 'Sunrise' Sunrise Esperanza 5 Gal COMMON NAME SIZE SCIENTIFIC NAME SYMBOL SHRUBS/ACCENTS COMMON NAME SIZE KEYNOTES 1 2 REFUSE ENCLOSURE MENU BOARD 1 1 1 1 1 2 2 SCALE: 1" = 50'-0" 0' 25' 50' 100' WALLS LEGEND SYMBOL ITEM 6' CMU WALL 6' CMU WALL ON RETAINING WALL 3' PARKING SCREEN WALL PROJECT TEAM PROPERTY OWNER: IMPERIAL AGUA FRIA IV, LLC / IMPERIAL AGUA FRIA II, LLC / ANTLIA LLC / SEA MINK LLC 4600 E WASHINGTON ST., SUITE 300 PHOENIX, AZ 85034 TEL: (480) 828-3874 CONTACT: ROHIT TRIPATHI EMAIL: rohit@rohittripahi.com DEVELOPER: AROUNDTOWN DEVELOPERS 4600 E WASHINGTON ST., SUITE 300 PHOENIX, AZ 85034 TEL: (480) 828-3874 CONTACT: ROHIT TRIPATHI EMAIL: rohit@rohittripahi.com NOTE: WALLS TO BE SMOOTH CMU PAINTED TO COMPLEMENT ARCHITECTURE. 3 VEHICULAR GATE 3 CIVIL ENGINEERING & PLANNING: EPS GROUP, INC. 1130 N ALMA SCHOOL RD., SUITE 120 MESA, AZ 85201 TEL: (480) 503-2250 CONTACT: LUCAS WESNITZER / BRENNAN MAHER EMAIL: lucas.wesnitzer@epsgroupinc.com brennan.maher@epsgroupinc.com ATTORNEY: ROSE LAW GROUP 7144 E. STETSON DRIVE, SUITE 300 SCOTTSDALE, AZ 85251 TEL: (480) 505-3925 CONTACT: CHRIS WEBB EMAIL: cwebb@roselawgroup.com 3 3 HAPPY VALLEY COMMERCIAL REZONING CASE NO. Z2024019 Summary of Neighborhood Compatibility Measures (denotes new measure implemented after 7/23 PZC hearing) 1. General Use Restrictions: Commitment The only permitted uses on the property are the following: • All C-1 uses, but NOT any R-5 Multi-Family Residential uses • C-2: Automobile Laundry (aka “Car Wash”) • C-2: Drive-In Restaurants & Refreshment Stands • C-2: Restaurants & Cafes • C-2: Retail Stores • C-2: Self-Storage Facilities • C-2: Accessory Buildings & Uses customarily incidental to the C-2 uses above • C-3: Automobile Sales, Service & Rental (aka “U-Haul”) How is this documented? These use restrictions are outlined in Table 1 of the project Narrative Report (see attached), and conformance with this Narrative Report is required by Condition of Approval ‘a’ (see attached Conditions of Approval). 2. Specific Use Location Restrictions: Commitment No gas stations or drive-thru restaurants are permitted on APN’s 201-21-041D or 201-21- 041E. How is this documented? This restriction is stated in a new Condition of Approval ‘k’ (see attached Conditions of Approval). 3. Building Height Restrictions: Commitment Maximum building height shall be 30’, except for the following: • Maximum building height for one self-storge and automobile sales, service and rental building (aka “U-Haul”) shall be 40’, except that; • Maximum building height for any buildings located on APN’s 201-21-041D or 201-21- 041E east of the floodway shall be 23’ The one 3-story U-Haul building will be located along the Happy Valley Parkway frontage at the intersection with 115th Avenue. How is this documented? The building height restrictions are outlined in Table 2 of the project Narrative Report (see attached), and conformance with this Narrative Report is required by Condition of Approval ‘a’. They are also outlined in Condition of Approval ‘d.1’. The U-Haul building location restriction is outlined in Condition of Approval ‘j’ (see attached Conditions of Approval). 4. Increased Building Setbacks: Commitment Increased building setbacks for the following uses: • Automobile laundry (aka car wash) vacuum equipment and wash bays: 100' adjacent to any rural or residential zone boundary. • Drive-through speaker/menu board: 200' adjacent to any rural or residential zone boundary. • Drive-through stacking lanes: 50' adjacent to any rural or residential zone boundary. • Loading docks and delivery areas: 80' adjacent to any rural or residential zone boundary. • Outdoor dining: 50' adjacent to any rural or residential zone boundary. • Outdoor amplified music: 150' adjacent to any rural or residential zone boundary. • Self-storage, automobile sales, service and rental buildings: 40' (for buildings under 30’ in height) and 100’ (for one building over 30’ in height) adjacent to any rural or residential zone boundary. • Gasoline service stations: 100’ adjacent to any rural or residential zone boundary. • Drive-through restaurant refuse containers/dumpsters: 100’ adjacent to any rural or residential zone boundary. How is this documented? The increased building setbacks are outlined in Table 2 of the project Narrative Report (see attached), and conformance with this Narrative Report is required by Condition of Approval ‘a’. They are also outlined in Conditions of Approval ‘d.6’ thru ‘d.12’ and ‘d.15’ thru ‘d.16’. 5. Perimeter Screening: Commitment Construction of an 8’ tall perimeter wall adjacent to rural or residential property lines to the north and west (instead of typical 8’ wall requirement). How is this documented? This is outlined in Table 2 of the project Narrative Report (see attached), and conformance with this Narrative Report is required by Condition of Approval ‘a’ (see attached Conditions of Approval). 6. Noise Mitigation: Commitment Any car wash uses must limit noise levels for car washes to 55 dBA at adjacent residential property lines (this is consistent with the City of Peoria’s Zoning Ordinance). Any outdoor amplified music shall not exceed 55 dBA measured at a distance of at least twenty-five feet (25') from the property line of the property on which the noise source is located (this is consistent with the City of Peoria’s Noise Ordinance). How is this documented? These requirements are outlined in Conditions of Approval ‘l’ and ‘m’ (see attached Conditions of Approval). 7. Grade Separation: Commitment The maximum finished pad grade for the 3-story U-Haul building will be 1275’, and the maximum finished pad grad for any other buildings located on APN 201-21-043A will be 1271’. How is this documented? This requirement is outlined in Condition of Approval ‘n’ (see attached Conditions of Approval). 8. Easement Protection: Commitment The existing 20’ ingress, egress and utility easement along the north side of APN 201-21-043A will remain open and accessible and undeveloped as part of this project. How is this documented? This requirement is outlined in Condition of Approval ‘o’ (see attached Conditions of Approval). This Message Is From an External Sender This message came from outside your organization. Please use caution when corresponding outside the county. Outlook Z2024019 - Happy Valley Commercial From cl@craigaz.com <cl@craigaz.com> Date Wed 8/5/2026 11:43 AM To Joel Landis (PND) <Joel.Landis@maricopa.gov> Cc 'Chris Webb' <CWebb@roselawgroup.com> Joel, We have reviewed Chris Webb’s latest proposed conditions and accept them. Please note that I am speaking on behalf of a handful of property owners within 300’ of the project, not all nearby property owners or the entire neighborhood. Others are free, and encouraged, to share their opinions on this rezoning case. Thank you, Craig Littlejohn 8/5/26, 12:26 PM Inbox - Joel Landis (PND) - Outlook https://outlook.cloud.microsoft/mail/inbox/id/AAkALgAAAAAAHYQDEapmEc2byACqAC%2FEWg0A2H3oqvHd10GesD6HHtI4owAE1uekMQAA?deepli… 1/1