07. Z2024019 PZ Staff Report
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Z2024019 Page 1 of 10 Report to the Planning and Zoning Commission Prepared by the Maricopa County Planning and Development Department Case: Z2024019 – Happy Valley Commercial Hearing Date: July 23, 2026 Supervisor District: 4 Applicant: Chris Webb, Rose Law Group Owner: Sea Mink, LLC; Antlia, LLC; Imperial Agua Fria II, LLC; Imperial Agua Fria IV, LLC Request: Zone Change from Rural-43 to C-3 CUPD Site Location: Generally located at the NEC of Happy Valley Pkwy. and 115th Ave., in the Peoria area Site Size: Approx. 11.45 acres Density: N/A County Island: Yes, City of Peoria County Plan: White Tank/Grand Avenue Area Plan – Single Family/Transitional Lot Municipal Plan: City of Peoria - Rural Residential & Parks/Open Space Municipal Comments: City of Peoria: Neutral Support/Opposition: Eight (8) letters of opposition Recommendation: Approve with conditions Z2024019 Page 2 of 10 Project Summary: 1. The applicant, Chris Webb of Rose Law Group on behalf of the property owner, is requesting a Zone Change with Overlay from Rural-43 to C-3 CUPD for approximately 11.45 acres located at the northeast corner of Happy Valley Parkway and 115th Avenue. The proposed CUPD would facilitate a commercial project anticipated to include retail/commercial pads, office space, a drive-thru restaurant, a convenience store/gas station, a car wash, and a self-storage facility. Although not incorporated into this request, there will be subsequent Plan of Development (POD) application/s submitted for administrative review and approval. 2. The application was filed in spring 2024 and has been revised several times, most recently in mid- June to reflect updated site planning and an increase in intensity shifting the requested base district from C-2 to C-3. Hours of operation and the number of on-site employees will be determined at the POD stage but will vary for each business (and are not regulated by the zoning ordinance). Screening will consist of a 6' solid wall along the north and west property lines abutting rural/residential zoning. There will be a 3' parking screen wall proposed along the east property line, which currently abuts vacant land under separate consideration for commercial rezoning. Access to the eastern portion of the site is provided via three new driveways: two on Happy Valley Pkwy. (right-in/right-out only, with deceleration lanes) and one on 115th Ave. Access to the western portion is provided via two new driveways on 115th Ave. No access is proposed from Avenida Del Rey. The project proposes 198 parking spaces, including 10 required ADA- compliant spaces, which the applicant states exceeds Maricopa County's minimum parking requirements. 3. Three deviations from C-3 base zoning are requested with the proposed CUPD overlay that include a reduced 3' parking screen wall (in lieu of the standard 6' solid wall) along the east property line, which abuts vacant as previously stated; and a parking ratio for the self-storage use in line with the City of Peoria's "mini storage" ratios; and finally, a decrease in the proximity of drive-thru speaker callboxes from 200’ to 100’. The CUPD also includes several self-imposed, more restrictive standards, including a maximum building height of 30' for most uses (up to 40' for self-storage buildings and automobile sales/service uses) and increased perimeter setbacks for specific commercial uses adjacent to the residential neighborhood to the north. The applicant has also included use restrictions within the overlay. All variations to the underlying zoning are detailed in the table on the next page. Z2024019 Page 3 of 10 REGULATION BASE ZONING DISTRICT REGULATIONS (C-3) PROPOSED ZONING DISTRICT REGULATIONS (CUPD) Maximum Height 40' 30'/40'* Min. Front Setback (South) 10'/25' (adjacent to any rural or residential zone boundary) 10'/25' (adjacent to any rural or residential zone boundary) Min. Side Setback (East) 10' 10' Min. Street-Side Setback (West) 10' 10' Min. Rear Setback (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 75' (adjacent to any rural or residential zone boundary) Min. Perimeter Setback to Drive- Through Speaker/Menu Board 200’ to any rural/residential zone 100' (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 Automobile Sales, Service & Rental Buildings n/a 40' (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% Minimum Screening 6' solid wall adjacent to any side or rear property line abutting any rural or residential zone boundary 6' solid wall adjacent to west side and rear property line; 3' parking screen wall adjacent to east side property line abutting any rural or residential zone boundary Min. Parking – Self-Storage Facility (Office Area) 1 space per 250 SF of floor area 1 space per 300 SF of floor area Min. Parking – Self-Storage Facility (Storage Area) 1 space per 900 SF of floor area 1 space per 1,000 SF of floor area Permitted Uses All uses in C-3 All permitted uses per MCZO Article 803.2, excluding: Residential uses; Automobile Laundry (aka Car Wash); Drive-In Restaurants & Refreshment Stands; Restaurants & Cafes, including patios, cocktail lounges, and outside dining and drinking areas; Retail Stores; Self-Storage Facilities; Automobile Sales, Service and Rental; and Accessory Buildings & Uses customarily incidental to the above Z2024019 Page 4 of 10 Aerial photo of subject site Aerial image & surrounding environs Z2024019 Page 5 of 10 Eagle view of subject site looking east into subject parcel (aerial image dated 1/14/24). Site Plan Z2024019 Page 6 of 10 Existing On-Site and Adjacent Zoning / Land Use: 4. On-site: Rural-43 / vacant North: Rural-43 / Rural estates South: Happy Valley Pkwy then R-5 / Residential Subdivision East: Rural-43 / vacant (C-2 rezone proposed) West: Rural-43 / Loop 303 Zoning District map. Areas not colored are in City of Peoria. Utilities, Services and Infrastructure: 5. Water: EPCOR Wastewater: EPCOR Fire: AZFMA Police: MCSO Electric: APS Right-of-Way: 6. Access to the site is from Happy Valley Pkwy which is in City of Peoria’s jurisdiction. Approval of access to the site requires approval from the City of Peoria. Z2024019 Page 7 of 10 Adopted Plans: 7. White Tank/Grand Avenue Area Plan (adopted December 2023): This area plan designates the Site as “Single Family – Transitional Lot”. 8. Maricopa County Framework 2040 Comprehensive Plan: The site is within an area of municipal influence and multiple urban land uses are proposed. The site is adjacent to the City of Peoria via Happy Valley Pkwy. There does not appear to be an assurance of annexation for these parcels at this time – however, the applicant has received will-serve letters from EPCOR indicating they will provide water and wastewater services for the site. Therefore, urban land uses are appropriate for the site. 9. City of Peoria General Plan 2040 [adopted 10/30/2024]: The general plan designates the site "Rural Residential" and "Parks/Open Space." The site is located immediately adjacent to Happy Valley Parkway at its intersection with 115th Avenue, a growth corridor for both the City and County; the requested Zone Change with Overlay would introduce commercial uses consistent with the area's emerging development pattern along this corridor. Public Participation Summary: 10. The applicant complied with the requirements of the Maricopa County Citizen Review Process with the required posting of the site and notification by first class mail to adjacent property owners within 300 feet of the subject parcel and interested parties. The applicant submitted a Public Participation Results Report. To date, staff has received eight letters of opposition from homeowners in the community north of the site. Concerns from the community include noise, smell, traffic, light pollution, and disruption of rural quality of life. 11. It is staff’s understanding that the applicant has worked with the community to attempt to address concerns raised at neighborhood meetings. Outstanding Concerns from Reviewing Agencies: 12. N/A Staff Analysis: 13. Based on the Site's location within an established growth corridor and the mitigating development standards proposed in the CUPD, staff supports approval of the request. The Site is located at the Happy Valley Parkway/Loop 303 interchange, an established and growing commercial corridor, and is bordered by existing rural-residential uses to the north, vacant land and a separate pending commercial rezoning to the east, Happy Valley Parkway and future commercial development to the south, and vacant land to the west. The requested C-3 CUPD zoning represents a significant shift from the site's current "Single Family – Transitional Lot" designation under the White Tank/Grand Avenue Area Plan; however, the Site's location adjacent to Happy Valley Parkway and the Loop 303, together with the surrounding area's ongoing transition to commercial use, supports the requested change. Water and wastewater service will be provided by EPCOR, and the applicant demonstrates that adequate infrastructure is available to serve the project. To mitigate the proximity to existing rural residential, the proposed CUPD limits the maximum building height to no more than 30' (for most uses), and provides perimeter screening and increased perimeter setbacks for uses such as drive-through lanes and loading areas Z2024019 Page 8 of 10 Recommendation: 14. Staff recommends the Commission adopt a motion recommending that the Board of Supervisors approve Z2024019 subject to the following conditions 'a' – 'i': 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, except as modified by the following conditions. b. Development of the site shall be in substantial conformance with the Site Plan entitled "Conceptual Site Plan," consisting of 5 full-size sheets, dated February 17, 2026, except as modified by the following conditions. c. The following Planning Engineering condition(s) 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 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. 2. All offsite flows and drainage improvements along Happy Valley Parkway will need to be coordinated and permitted through the City of Peoria. 3. A Traffic Study/Statement must be submitted with future entitlement (POD) application(s). See following link to MCDOT Traffic Impact Manual. (RDM 7.1.4) https://www.maricopa.gov/DocumentCenter/View/303 4. There are Federal Patent Easements within the parcels. No encroachments are allowed within the area unless abandoned. 5. Applicant must contact MCDOT for further interest in the Patent Easement Abandonment Process. 6. The above comments do not include identification of utilities or underground facilities within or adjacent to the required right-of-way that may have prior rights and/or require relocation. 7. Applicant to notify ADOT of proposed development through the Red Letter Process, RedLetter@azdot.gov, due to proximity to Loop 303. 8. The Site is located within a Special Flood Hazard Area (SFHA). Disturbance to any floodplain will require a floodplain use permit concurrent with the building permit. 9. Happy Valley Parkway is within the jurisdiction of the City of Peoria. The applicant will be responsible for coordinating with the City to review any traffic impact, right-of-way dedication, permitting or roadway improvement requirements. 10. 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 C-3 CUPD standards shall apply: 1. Maximum building height: 30', except 40' for self-storage buildings and automobile sales, service and rental uses 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' Z2024019 Page 9 of 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' adjacent to any rural or residential zone boundary. 7. Min. Perimeter Setback to drive-through speaker/menu board: 100' 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 automobile sales, service and rental buildings: 40' adjacent to any rural or residential zone boundary. 13. Min. Screening: 6' 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 SF of floor area. e. Prior to approval of a Plan of Development, the applicant shall obtain City of Peoria approval for all proposed access points onto Happy Valley Parkway,. f. 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. g. Noncompliance with any of the conditions assigned to the approval of this Zone Change by the Maricopa County Board of Supervisors may be grounds for revocation in accordance with the requirements and procedures as set forth in the Maricopa County Zoning Ordinance. h. The property owner/s and their successors waive claim for diminution in value if the County takes action to rescind approval due to noncompliance with conditions. i. 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 may be considered for revocation 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 Z2024019 Page 10 of 10 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: Joel Landis, Planner Reviewed by: Rachel Applegate, Planning Supervisor Attachments: Case Map (1 page) Narrative Report (12 pages) Site Plan / Landscape Plan (4 pages) City of Peoria Comments (3 pages) Engineering Comments (2 pages) Opposition Letters (15 pages) / Maricopa County Planning & Development - Phoenix, AZ 4 Gross Acres: 8 approx. Generated June 24, 2026 8:20 AM Z2024019 Application Name: Legal Description Happy Valley Commercial ZC w/O to C-2 CUPD Applicant Case Address 4N-1E-6,4N-1E-6,4N-1E-6 CHRIS WEBB 11402 W HAPPY VALLEY Rd PEORIA, AZ 85383 Applicant Phone/Email Parcel Primary:201-21-041D 4802405648 PEORIA, AZ 85383 Map scale 1:1,838 Supervisor District No. Happy Valley Commercial ZC w/O to C-2 CUPD #982240v1 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 15, 2026 Case #: Z2024019 #982240v1 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 #982240v1 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 #982240v1 (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. #982240v1 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 the require 6’ solid wall will be provided. 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 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 #982240v1 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 it to 30 feet instead of the 40 feet typically allowed in the C-3 base zoning district. The only exception would be for any C-2 Self-Storage Facilities and any C-3 Automobile Sales, Service and Rental uses which would be allowed up to a maximum building height of 40 feet. 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: 75 feet • Drive-through speaker/menu board: 100 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 Table 2: C-3 Development Standards Comparison Regulation Base Zoning District Regulations (C-3) Proposed Zoning District Regulations (CUPD) Maximum Height 40’ 30’/40’* 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’ 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 75’ (adjacent to any rural or residential zone boundary) #982240v1 Min. Perimeter Setback to Drive-Through Speaker and/or Menu Board n/a 100’ (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 Automobile Sales, Service & Rental Buildings n/a 40’ (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 6’ 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 property line abutting any rural or residential zone boundary *Maximum height of any C-2 Self-Storage Facilities and any C-3 Automobile Sales, Service and Rental uses shall be allowed up to 40’. 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 1,000 SF of Floor Area #982240v1 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. 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 Single Family – Transitional Lot RU-43, C-2 Maricopa County & #982240v1 Avenue, Future Commercial 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. 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. #982240v1 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, 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. #982240v1 Exhibit A Aerial Vicinity Map #982240v1 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 #982240v1 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 CITY OF PEORIA PLANNING DEPARTMENT 9875 North 85th Avenue, Peoria, Arizona 85345 www.peoriaaz.gov/planning | 623-773-7200 | planning@peoriaaz.gov October 31, 2025 Joel Landis, Planner Maricopa County Planning & Development 301 W. Jefferson St. #170 Phoenix, AZ 85003 (Sent via email) Re: Happy Valley Commercial (Z2024019) NEC of Happy Valley & 115th Avenue (APN 201-21-041D, 041E, 041F, 042B and 043A) Mr. Landis, Thank you for the opportunity to review the above-referenced rezoning case. Upon review of the Applicant’s information, the City of Peoria would like to offer the following comments within this letter, along with request revisions be made to the Traffic Impact Analysis (TIA) as noted. Additionally, the City does ask that the conditions of approval shown herein be added should the case move forward to public hearing. As you will see, they focus on access and safety as discussed further below. As access to Happy Valley Parkway is under the jurisdiction of the City of Peoria, a Traffic Impact Analysis (TIA) and full improvement plans are to be submitted to and approved by Peoria prior to any development on the site. While a scoping meeting has been conducted, it is recommended additional dialog occur prior to formal submittal given the modifications to the project layout. Please coordinate with Austin Kennedy to arrange this meeting either via email at: Austin.Kennedy@peoriaaz.gov or phone at: 623-773-7598. In the letter sent May 6, 2024, it stated that “due to the physical constraints of the site and in keeping with the City of Peoria’s access management guidelines, any proposed access along Happy Valley should be strategically located, and to the greatest extent possible, be shared amongst adjacent properties to limit potential vehicular incidents along this vital roadway. Additionally, all street intersections and driveways should meet the City’s spacing and corner clearance requirements, as detailed in Peoria’s Traffic Impact Analysis and Access Management Standards.” To this end, refinement of the project’s TIA and driveway locations are still needed as previous concerns have not been addressed. Revisions to the Traffic Impact Analysis: The City of Peoria requests the following revisions to the Traffic Impact Analysis identified below and specifically indicated within the enclosed Traffic Impact Analysis (TIA). Note, the comments summarized below do not constitute the exhaustive comments provided on the submitted TIA. 1. Emergency access to Happy Valley Road must be provided to the residential parcels immediately north of the proposed development via the 113th Avenue alignment. This can be accomplished either by preserving the existing 113th Avenue patent easement or by providing an alternate reduced width easement providing direct public emergency access from Happy Valley Road to the north property line of the proposed development. 2. As a limited access parkway, access on Happy Valley Parkway shall be minimized and consolidated where possible. All access points to City of Peoria facilities (Happy Valley Road) must follow the most current version of the City of Peoria Traffic Impact Analysis and Access Management Standards. a. The TIA must discuss all applicable Peoria standards, including but not limited to minimum corner clearance and driveway spacing. Z2024019 – Happy Valley Commercial October 31, 2025 Rezoning Review Page 2 of 3 b. The driveway at the 113th Avenue alignment shall be shared between parcels 201-21-043A and 201-21- 044A and preserve emergency public access to the north (noted in comment 2). c. The proposed access to Happy Valley Road (Driveway A) does not meet the City of Peoria’s minimum corner clearance on a parkway approaching the intersection of 115th Avenue & Happy Valley Road and will not be permitted. 3. Right turn lanes are required for any driveway or intersection on a parkway per Peoria standards. Typical right turn lane dimensions include a minimum 100’ storage and 150’ taper. a. Right turn lanes are recommended and any proposed driveway on Happy Valley Parkway in the TIA and will be required by the City. b. The TIA does not recommend a right turn lane for the westbound to northbound right turn movement at 115th Ave and Happy Valley Parkway, but it meets warrants based on the access being on a parkway and this project will be adding a significant number of right turn movements at the intersection. The developer will be required to install a westbound right turn lane at the intersection. This improvement will likely include traffic signal modifications and ancillary infrastructure modifications. 4. Verify volumes, trip generation, and queues are all accurate and consistent throughout the report and the appendices. 5. Discuss which movements at the proposed access points have LOS E or LOS F. Provide recommendations to mitigate any LOS deficiency. Comments to the Zoning Request: Along with the requested revisions to the TIA, the City of Peoria provides the following comments: 1. The City of Peoria would recommend a minimum 40’ collector half-street right-of-way and 8’ public utilities easement on 115th Avenue. 2. The City of Peoria would recommend a minimum 25’ local half-street right-of-way and 8’ public utilities easement on Avenida del Rey. 3. The right-of-way requirement for a parkway half-street is 75’ with an additional 10’ (85’ half-street) within 500’ of the centerline of an intersection of a street classified as a collector street or greater as well as an 8’ Public Utility Easement (PUE). The existing half-street dedication on Happy Valley Parkway adjacent to the development well exceeds this standard. The City of Peoria would be open to consideration of disposal of excess right-of-way along Happy Valley Parkway Requested Stipulations / Conditions of Approval: Should the project advance to public hearing, the City of Peoria asks for the following conditions of approval to be included within the ordinance: 1. A Traffic Impact Analysis (TIA) and full Improvement Plans are to be submitted to and approved by the City of Peoria prior to any development on the site. The TIA must be sealed by a registered engineer in the State of Arizona. 2. Driveway access(es) to Happy Valley Road is contingent on the review and approval of the Traffic Impact Analysis (TIA) and any Improvement Plans by the City of Peoria. 3. The patent easement at the 113th Avenue alignment must be preserved or replaced with an appropriate alternate easement to maintain legal public emergency access for the residential parcels to the north of this site. Z2024019 – Happy Valley Commercial October 31, 2025 Rezoning Review Page 3 of 3 4. A driveway will be required at the 113th Avenue alignment. This driveway must be shared between parcels 201-21-043A and 201-21-044A and preserve public access to the north via the existing patent easement. Any additional driveways to Happy Valley Road must meet all relevant City of Peoria standards including, but not limited to, corner clearance and driveway spacing and must be accepted by the Peoria City Engineer. The location of the westernmost driveway (within parcel 201-21-043A) does not meet current corner clearance standards and will not be permitted. 5. Driveway(s) onto Happy Valley Road shall be as follows, unless otherwise approved by the Peoria City Engineer: a. Be designed at a perpendicular angle from the site to Happy Valley Road. b. Include the removal, or significant reduction of, the existing berm along the northern portion of Happy Valley Road to increase sight lines. c. Contain a minimum 100 foot uninterrupted and perpendicular throat length. 6. Driveway accesses and site plans within the TIA must match proposed Plans of Development (POD). Any amendments to the POD shall be routed to the City for review and may trigger changes to the TIA. 7. The developer will be responsible for the installation of right turn lanes meeting City of Peoria standards. Right turn lanes are required at all intersections and driveways on parkways, such as Happy Valley Road. a. A right turn lane will be required at the future driveway on the 113th Avenue alignment and at any other proposed driveway to Happy Valley Road. b. A westbound right turn lane will be required at the intersection of 115th Avenue and Happy Valley Road. The developer will be responsible for installation of the right turn lane and any subsequent intersection improvements, including but not limited to traffic signal modifications and ancillary infrastructure modification, such as ADA accessible pedestrian ramps, Accessible Pedestrian Signals (APS) and pedestrian push buttons. 8. Clear and convenient cross-access is required between parcels 201-21-041D, 201-21-041E, 201-21-042B, 201-21-043A, and 201-21-044A must be provided. Again, Peoria thanks Maricopa County for the opportunity to review and comment on the proposal, and the city looks forward to working with the Applicant in resolving these concerns. Regards, Lorie Dever Deputy Director of Planning 623-773-5168 Lorie.Dever@peoriaaz.gov Page 1 of 2 James Philbin, PE Planning & Development 301 W. Jefferson St., Suite 170 Phoenix, Arizona 85003 Phone: (602) 372-4362 www.maricopa.gov/planning Email address: james.philbin@maricopa.gov Planning & Development Engineering Plan Review Date: May 13, 2026 Memo To: Darren Gerard, AICP, Planning Manager, Department of Planning & Development Attn: Joel Landis, Planner, Planning & Development Services From: James Philbin, P.E., Engineering Supervisor, Planning & Development Services cc: Bob Fedorka, P.E., Engineering Manager, Planning & Development Subject: Z2024019 - Happy Valley Commercial West Zone Change with Overlay NO POD. Job Site Address: 11402 W Happy Valley Road, Peoria, AZ 85383 APN(s): 201-21-041D, 201-21-041E, 201-21-042B, and 201-21-043A This application is to specify zoning for future development and does not include a Plan of Development. PND Engineering Plan Review (DPR, FCD and PND Transportation) has reviewed the 4th submittal of the Zone Change application routed for review on April 01, 2026, and has no objections subject to the following conditions: 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 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. 2. All offsite flows and drainage improvements along Happy Valley Road will need to be coordinated and permitted through the City of Peoria. 3. A Traffic Study/Statement must be submitted with future entitlement (POD) application(s). See following link to MCDOT Traffic Impact Manual. (RDM 7.1.4) https://www.maricopa.gov/DocumentCenter/View/303 4. There are Federal Patent Easements within the parcels. No encroachments are allowed within the area unless abandoned. • Applicant must contact MCDOT for further interest in the Patent Easement Abandonment Process. Page 2 of 2 5. The above comments do not include identification of utilities or underground facilities within or adjacent to the required right-of-way that may have prior rights and/or require relocation. 6. Applicant to notify ADOT of proposed development through the Red Letter Process, RedLetter@azdot.gov , due to proximity to SR303L 7. Site in a Special Flood Hazard Areas (SFHAs). Disturbance to any floodplain will require a floodplain use permit concurrent with building permit. 8. Happy Valley Road are within the jurisdiction of the City of Peoria. The applicant will be responsible for coordinating with the City to review any traffic impact, right-of-way dedication, permitting or roadway improvement requirements. 9. 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. Please contact me if you have any questions or require any additional information. 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. Outlook Z2024019 Happy Valley Commercial From Joe Yates <jyatesaz@gmail.com> Date Wed 5/27/2026 3:22 PM To Joel Landis (PND) <Joel.Landis@maricopa.gov> Parcel 201-21-028C Dear Joel I am writing as a resident of to express my strong opposition to the proposed 40-foot tall U-Haul storage facility in our rural neighborhood. This development is entirely out of character for our quiet, rural community. A commercial storage business of this scale would bring increased traffic, noise, and visual disruption to an area that has always been residential and rural in nature. The height alone would dominate the landscape and negatively impact the rural character that defines our neighborhood. We respectfully request that the county deny this proposal and protect the rural integrity of our community. Thank you for your time and consideration. Sincerely, Joseph Yates This Message Is From an External Sender This message came from outside your organization. Please use caution when corresponding outside the county. Outlook FW: Online Form Submittal: Comment on a Planning Case - Submittal of this form is subject to public records. Submittal of this form will be provided to the case applicant and uploaded to the case record. From Rachel Applegate (PND) <Rachel.Applegate@Maricopa.Gov> Date Mon 10/7/2024 6:19 AM To Joel Landis (PND) <Joel.Landis@maricopa.gov> From: noreply@civicplus.com <noreply@civicplus.com> Sent: Sunday, October 6, 2024 2:33 PM To: Rachel Applegate (PND) <Rachel.Applegate@Maricopa.Gov> Subject: Online Form Submittal: Comment on a Planning Case - Submittal of this form is subject to public records. Submittal of this form will be provided to the case applicant and uploaded to the case record. Comment on a Planning Case - Submittal of this form is subject to public records. Submittal of this form will be provided to the case applicant and uploaded to the case record. Comment on a Planning Case (Section Break) Case Number & Project ZjQcmQRYFpfptBannerStart ZjQcmQRYFpfptBannerEnd Comment on a Planning Case - Submittal of this form is subject to public records. Submittal of this form will be provided to the case applicant and uploaded to the case record. Comment on a Planning Case (Section Break) Case Number & Project Name Z2024019 Happy Valley Commercial - West Comment Hello, My name is Steven Henry and my property connects to this proposed zoning change. I'm concerned about the increase in traffic congestion this would create at an already dangerous intersection. Ingress and egress traffic would impede Happy Valley which continues to see increased traffic as developments to the west are built. There are quite a few accidents at this intersection as it sits, this would only make it worse. I also don't think a gas station/convenience store is a good fit next to my rural residential home. The added noise, cars coming/going all hours, and nature of the business would reduce the value and livability of my home. I could support the proposed 2-story medical building or other potential uses if they are a good fit in my rural neighborhood. Thank you, Steve Henry Name Steven Henry Address 11341 W Avenida Del Rey City Peoria State AZ Zip Code 85383 Email Address steve@slhenryservice.com Phone Number 6023157937 Comment on a Planning Case [Submit Information ] Email not displaying correctly? View it in your browser. 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. Outlook Fwd: Zoning Request Z25008 From David Goss <davidgoss1963@gmail.com> Date Thu 5/14/2026 8:28 PM To Joel Landis (PND) <Joel.Landis@maricopa.gov> Zoning request # Z2024019 "Happy Valley Commercial" David and Vicky Goss 25519 N 113th Ave, Peoria, AZ 85383 APN 201-21-039-G Joel Landis . My name is David Goss. My wife, Vicky, and I have owned property that is directly North/East of this proposed zoning change for about 35 years. We started out originally with a 5 acre parcel (201-21- 039). We did a minor land division around 2003 or 2004 creating APN's 201-21-039-A, 201-21-039-B, 201-21-039-C, and 201-21-039-D. After a couple of years we assembled the lots back together for tax purposes as the individual lots taxes went up considerably which became 201-21-039-E. We built a home in 2006 and then sold it in 2019 which became 201-21-039-F. We currently reside on lot 201-21- 039-G which is the 3.5+/- acre lot just north of the proposed zoning change. We are currently in the process of starting to build another home on a portion of the current lot. We will be splitting 201-21-039-G into 3 lots, each will bewithin 300 feet of the proposed zoning change. Within the past 12 months we, along with the other property owners affected by this zoning change, have been in contact with the current owner Rohit) of the lot that is proposing this zoning change. We met in our neighbor's home (Craig Littlejohn APN # 201-21-040-E) with Rohit and the other nearby property owners to discuss his plans. We discused with Rohit new possible uses to his property that we would not be opposed to. The gas station, tall storage buildings, and fast food restaurants were not in the list that we are in favor of. These are not a fit in the residential area that we have treasured for the past 20 years that we have lived here or the past 35 years that we have owned this property. We are concerned with lighting that will be used at night, the height of proposed buildings that will affect what we see from our back yards, sounds and smells that accompany fast food businesses, our potential property values declining, and our quality of life being affected by all of these distractions. As you are probably aware, there is also a zoning change request on the parcel directly South of us (Z25008) and directly East of this Z2024019 zoning change request. We have similar concerns and issues with both of these proposed zoning change requests. 5/15/26, 8:02 AM Mail - Joel Landis (PND) - Outlook https://outlook.cloud.microsoft/mail/inbox/id/AAkALgAAAAAAHYQDEapmEc2byACqAC%2FEWg0A2H3oqvHd10GesD6HHtI4owAEnxM%2FqQAA?de… 1/2 We realize that there will probably be a zoning change at some point on this property. Please be aware that we are opposed to this zoning change and would like input on what eventually is allowed to be built on this property that will affect our quality of living and potentially our property values with this zoning change. Thank You, David and Vicky Goss David Goss Certified Residential Real Estate Appraiser Goss Appraisals FHA Certified 602-881-1185 5/15/26, 8:02 AM Mail - Joel Landis (PND) - Outlook https://outlook.cloud.microsoft/mail/inbox/id/AAkALgAAAAAAHYQDEapmEc2byACqAC%2FEWg0A2H3oqvHd10GesD6HHtI4owAEnxM%2FqQAA?de… 2/2 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 5/13/2026 7:46 PM To Joel Landis (PND) <Joel.Landis@maricopa.gov> Joel, I hope this email finds you well. I live at 11305 W Avenida Del Rey, and my property butts up to a parcel in this zoning change request. I know this land will most likely get developed as commercial and have swallowed that pill. It just needs to be something that will be a “good neighbor” in our rural residential neighborhood. An example of this is a neighboring parcel on the east side (201-21-044A). The original plan (and POD) reflected RV storage buildings that were 32’ 6” tall at the high point and 29’ 8” at the rear that will face us. We had the developer come out and talk to us, hear our concerns, and he’s modifying the plan. The new building will be 25’ at the mechanical parapet and the remainder will be 22’. He is also going to lower the grade by quite a bit. Something like this is a good neighbor and fit in our community. Minimal traffic in the day and night, no smells, noise, or lit up buildings behind our homes. I oppose zoning change request Z2024019 as currently submitted for a few reasons that I’ll walk through in detail. We chose to live in a rural residential neighborhood to enjoy the peace of our own little island that’s free of noise, traffic, streetlights, crime, etc. We also have wonderful views all around. My wife and I would hate to see the enjoyability of our home get destroyed and are also concerned about the negative impact to our property value. Another thing that scares the heck out of me is that no POD has been submitted. If the owner is granted this zoning change request, they can do pretty much whatever they want. The drawings are conceptual and are exactly that. I also understand that I will have little to no voice once zoning is granted. I would really like to see more commitment on the developer’s part and submit a POD. Drive Through Restaurants: These will be a constant source of traffic, noise, light pollution, and smells that will negatively impact the enjoyability of my property. The conceptual drawing shows them directly behind my home and would be what we see out the back windows of our home or while trying to enjoy our back yard. I understand there is a 200’ minimum distance requirement between residential property and menu boards, but sound travels much further. Listening to drive through orders while trying to relax in my back yard is not appealing at all. These are not a good fit in a rural residential neighborhood. Car Wash: This will be a very high source of noise. I’ve walked around a couple local car washes maintaining the proposed distance and they are downright loud. I plan on taking measurements and documenting my findings in the near future. A high noise generator like this should not be located next to a quiet rural residential neighborhood. 5/15/26, 8:02 AM Mail - Joel Landis (PND) - Outlook https://outlook.cloud.microsoft/mail/inbox/id/AAkALgAAAAAAHYQDEapmEc2byACqAC%2FEWg0A2H3oqvHd10GesD6HHtI4owAEnxMIIQAA?deeplin… 1/3 Gas Station/Convenience Store: This combo is a terrible noise, traffic, crime, and light source. I look across Happy Valley at the QT and it glows at night. I can’t imagine something like this in the back yard. Grade is proposed to be raised quite a bit which makes things worse. “Pad A” store on far west of the parcel: A traffic nightmare for tiny little 115th Avenue. I could see this backing up traffic onto 115th and forcing residents to cross the double yellow line to go around them. Also, there is a home just north of this. A 25’ – 30’ building looming over their home simply isn’t appropriate. 3-story Storage Building: The previous submittal had a 2-story medical building roughly in the same location. We weren’t excited about it but felt it could be an acceptable fit. That went away and now there is a huge 3-story storage building. Nestling a 320’ wide, 35’ – 40’ tall behemoth within rural residential homes is not a good fit. It may be acceptable if dropped to 2-stories, height designed as low as possible, and possibly moved south to get in line with the homes to the east of it. The rear area could be used for drive-up storage, truck/trailer parking, etc. building a floor or two underground would be ideal. The new Nexstar homes to the north (currently for sale) will be staring at a 320’ wide, 35’ – 40’ tall building looming over their new homes. Again, not even close to being a good fit. Rear Setback: You and I discussed this and felt the north side of the property should be considered the rear and get a 25’ setback. This should also apply to “Pad A” on the west side. Perimeter wall: Regardless of what gets built, a 6’ wall between this and residential property is not enough. The neighbors and I have discussed it and would like to see 10’ as a requirement. Traffic concerns: Entrance/exits on 115th Ave: This is a small street and cannot accommodate the traffic that this development will bring. It will back up and impede residents trying to enter or leave the neighborhood. No deceleration lane on Happy Valley for middle entrance: This will back up Happy Valley as people slow down to enter this project, potentially causing accidents. This is a major artery to Vistancia and already gets backed up without this hazard. Joel – Thank you. Thank you very much for reading through all of this. I am truly terrified of the negative impact this could bring to my home. My wife and I bought this house in 2012 with the idea that this will be our last home. We bought it specifically for the rural lifestyle and would be devastated if every time we looked out our big back we saw a Burger King. Not picking on them, just trying to paint the picture. Lastly, like I mentioned in the beginning, we have accepted that this land will be developed as commercial. It just needs to be a good transition between commercial and rural residential. What’s 5/15/26, 8:02 AM Mail - Joel Landis (PND) - Outlook https://outlook.cloud.microsoft/mail/inbox/id/AAkALgAAAAAAHYQDEapmEc2byACqAC%2FEWg0A2H3oqvHd10GesD6HHtI4owAEnxMIIQAA?deeplin… 2/3 proposed is not that. Thank you, Craig Littlejohn 11305 W Avenida Del Rey Peoria, AZ 85383 Parcel: 201-21-040E 5/15/26, 8:02 AM Mail - Joel Landis (PND) - Outlook https://outlook.cloud.microsoft/mail/inbox/id/AAkALgAAAAAAHYQDEapmEc2byACqAC%2FEWg0A2H3oqvHd10GesD6HHtI4owAEnxMIIQAA?deeplin… 3/3 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 – Formal Opposition from Eli Hall From Eli Hall <eli@azlawns.com> Date Wed 5/13/2026 10:51 AM To Joel Landis (PND) <Joel.Landis@maricopa.gov> Cc Kelly Hall <kellyhall77@gmail.com> Dear Mr. Landis, My name is Eli Hall and I am formally opposing rezoning request Z2024019 – Happy Valley Commercial. My parcel number is 201-21-040B and I reside within 300 feet of the proposed site. My wife, Kelly, and I have lived in this neighborhood since 2010 and chose northwest Peoria specifically for its rural, residential character. This is where we've raised our family, and we feel strongly that this proposed development is the wrong fit for our community. My concerns are: Poor Neighborhood Fit: Two drive-thru restaurants, a car wash, a gas station, a convenience store, and a three-story storage building have no place next to a quiet, rural one-story residential neighborhood No Plan of Development Submitted: The drawings are conceptual only, meaning if rezoning is approved, the developer has nearly unlimited latitude on what gets built. We deserve a binding plan before any approval is granted Noise and Odors: The smells and sounds of drive-thru restaurants and car wash equipment will destroy the enjoyability of our back yard and permanently disrupt the peace our family has enjoyed for 15+ years Dominant and Overwhelming Structure: The proposed three-story storage facility is approximately 320 feet wide and 35–40 feet tall. A structure this size will be completely dominant in a neighborhood of single-story homes. Residents to the north, including the Nexstar home community, will look out and see nothing but an enormous wall. This is not a minor visual impact — it would fundamentally alter the feel and enjoyability of the entire neighborhood Light Pollution: A lit commercial complex operating into the night, including that three-story storage building, will forever change the character of our evenings Increased Traffic: Roads in this area were not built to handle the volume this development would bring Declining Property Values: This type of commercial development adjacent to rural residential homes is well known to suppress surrounding property values Crime Concerns: Gas stations and convenience stores are statistically associated with higher crime activity, which is deeply concerning for a family neighborhood 5/15/26, 8:02 AM Mail - Joel Landis (PND) - Outlook https://outlook.cloud.microsoft/mail/inbox/id/AAkALgAAAAAAHYQDEapmEc2byACqAC%2FEWg0A2H3oqvHd10GesD6HHtI4owAEnxKY3wAA?deepli… 1/2 I respectfully ask that this rezoning request be denied. Eli Hall Parcel: 201-21-040B 11327 w. Avenida Del Rey Peoria, AZ 602-321-2221 cell 5/15/26, 8:02 AM Mail - Joel Landis (PND) - Outlook https://outlook.cloud.microsoft/mail/inbox/id/AAkALgAAAAAAHYQDEapmEc2byACqAC%2FEWg0A2H3oqvHd10GesD6HHtI4owAEnxKY3wAA?deepli… 2/2 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. Outlook Z2024019 - Happy Valley Commercial From Bret Davis <badphx2@gmail.com> Date Tue 5/12/2026 7:38 PM To Joel Landis (PND) <Joel.Landis@maricopa.gov> Cc Bret Davis <badphx2@gmail.com> Good afternoon sir, My name is Bret Davis and I live at 11313 W Avenida Del Rey, Peoria, AZ and my parcel number is 201- 21-040D. I live within 300 feet of this project and will be negatively impacted by this development in several ways. Some of the neighbors have brought this development to my attention and this would be the 2nd time was not notified of any plans or contacted by the applicant for this project, the first being a "clerical error" stated by Mr. Webb for Z2023155 and I am not sure why I did not receive a notification this time . This new development is planned to have 2 drive-thru restaurants, car wash, convenience store, gas station, and a 3-story storage building, directly adjacent to our rural residential neighborhood. Any single one of these businesses would be a poor fit as a neighbor for any of us, let alone all of them squeezed into that space, with the conceptual drawings showing plants and barriers covering existing easements, encroaching beyond required distances from residential properties and exposing the neighborhood to several factors that would ruin the enjoy-ability of the outside of our homes and negatively impact the property value of our homes. As I look at these drawings, I will address my biggest concerns first and progress to the lesser. The two drive-thru restaurants would be directly adjacent to my property and would create noise pollution with the constant traffic, large trucks for food deliveries and drive-thru speakers, light pollution with the signage required and especially odor pollution with the smell of fast food grease traps, dumpsters full of rotting food and restaurant refuse (which are pushed the closest to the homes) and general daily operational smell of a fast food place has. Things like this are not exactly what any neighbors who are having a family gathering or just trying to enjoy their backyard would welcome. I am sure you or any member of the board would not want to live next to this, neither do we, so we are asking for your consideration. The car wash, the concerns with this would be the noise from the traffic, operation, especially the dryers and hours it's open. While orienting the dryers away from the neighborhood toward Happy Valley Rd 5/15/26, 8:02 AM Mail - Joel Landis (PND) - Outlook https://outlook.cloud.microsoft/mail/inbox/id/AAkALgAAAAAAHYQDEapmEc2byACqAC%2FEWg0A2H3oqvHd10GesD6HHtI4owAEnxIjGAAA?deeplin… 1/2 would cut down on the noise, there will still be a strong light pollution as those businesses are very lit up as you can notice from others in the area. The convenience store/gas station brings the noise pollution from the constant traffic and delivery trucks, light pollution from the signage and facility illumination and odor pollution with the smell from the dumpsters, fuel spillage. Finally, the 3-story storage building would tower over any structure in our neighborhood, basically creating a 40 foot high wall, 100+ feet long obstructing any view toward Happy Valley Rd and 115th Avenue intersection. The light pollution from a structure that size and the accompanying parking lot would make the house adjacent to it "glow" casting industrial type light directly into many of the residential windows of the houses next to it. With those being my concerns, lastly I would like to mention the increased criminal element that accompanies this type of development. I say this knowing that there will be something built on this land, my neighbors are aware of that as well. Our concerns lie with what is going to be built next to us. We have seen conceptual drawings, but no plan for development. As I am aware that is not required for a rezoning hearing, our fear is that once it's rezoned, anything can be built there, without any consideration of the impact on our homes, neighborhood safety and property value. We are willing to compromise and work with the developer to find a good fit for all parties impacted by this as well as make it beneficial for the developer. Please take a moment and consider if any of you would like to live next to what is being proposed to be built next to us. This planned development will have a massive damaging effect on our community. Thank you for your time. Please feel free to contact me if you have any questions. V/R Bret Davis 602-550-7323 badphx2@gmail.com 5/15/26, 8:02 AM Mail - Joel Landis (PND) - Outlook https://outlook.cloud.microsoft/mail/inbox/id/AAkALgAAAAAAHYQDEapmEc2byACqAC%2FEWg0A2H3oqvHd10GesD6HHtI4owAEnxIjGAAA?deeplin… 2/2 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. Outlook Z2024019 - Happy Valley Commercial From Kristina W <kcwiseman22@gmail.com> Date Mon 5/18/2026 5:36 PM To Joel Landis (PND) <Joel.Landis@maricopa.gov> Dear Joel, We are strongly opposed to the proposed rezoning of our rural residential neighborhood for commercial development, including the proposed gas station, convenience store, drive-thru restaurants, car wash, and three-story storage facility. Our family intentionally chose to live in this neighborhood because of its rural character, peaceful environment, safety, and open space. Like many families here, we wanted our children to grow up with the freedom to safely ride bikes, walk dirt roads, care for animals, and spend their time outdoors instead of indoors on electronics. This proposed development directly conflicts with the very reason residents chose this community. The proposed commercial uses are a poor fit for a rural residential neighborhood with acre lots, farm animals, dirt roads, and primarily single-story homes. A large-scale commercial entrance featuring drive-thrus, a gas station, a car wash, and a brightly lit three-story storage building would permanently alter the character of our community. We are especially concerned about: • Increased traffic and congestion at the only entrance to our neighborhood • Safety concerns for children, pedestrians, cyclists, and animals • Noise from drive-thrus, car wash operations, delivery trucks, and increased vehicle traffic both day and night • Bright lighting from parking lots, signage, and a three-story storage facility impacting the peaceful rural atmosphere • Smells, pollution, and overall environmental impact from gas stations and fast-food operations • Increased crime and transient activity commonly associated with this type of commercial development • Negative impacts on property values and homeowner investment • The visual impact of commercial buildings that are completely out of scale with the surrounding one- story rural homes This proposal does not preserve or respect the established rural residential nature of our neighborhood. Instead, it would fundamentally change the daily quality of life for the families who already live here. We respectfully ask the County and Planning Commission to deny this rezoning request and protect the rural character, safety, and livability of our community, our friends, family and children. Sincerely, Kristina Wiseman 26329 N 113th Ave Peoria, AZ 85383 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. Outlook Re: Z2024019 Happy Valley Commercial From Duewana Roth <duewana@gmail.com> Date Wed 5/27/2026 3:29 PM To Joel Landis (PND) <Joel.Landis@maricopa.gov> On Fri, May 22, 2026, 11:47 AM Duewana Roth <duewana@gmail.com> wrote: Dear Sir, This letter is to voice our concern with the proposed usage of said property in the email subject line. We are distressed to hear the options Peoria may be considering for this parcel usage. The noise and traffic level has already drastically increased in the 10 years we have resided in the neighborhood and the additional traffic this will cause will be unbearable. The intersection at 115 Ave and Happy Valley is close to a death trap currently and we fear it will get much worse if this development is allowed to come to fruition. We beg you to put the citizens' safety first. Our neighborhood offers a peaceful rural setting of 1 to 5 acre parcels that is unique to most Peoria neighborhoods. This development will adversely affect the residential property value, bringing crime to an otherwise near crimless county island. It will push the current residents further away and open the door for rental homes and transient residence. We chose Peoria to reside as it was one of the nicest cities in the valley. Please help keep it that way. Thank you for considering our request. Sincerely, Duewana Roth and Willard Waggoner 25910 N 113 Ave. Peoria AZ 85383 Parcel number 201-21-028D