Z2024019 Handout Memo 1

DATE:  
July 16, 2026 
 
TO: 
 Planning & Zoning Commission   
 
From: 
 Joel Landis, Planner  
 
SUBJECT: 
 Z2024019 – Happy Valley Commercial     
 
 Agenda Item: #7 
 
 
 
Since the staff report was published, staff has been notified of typos in the minimum perimeter 
setback for drive-through speaker/menu boards. Prior to publication, staff and the applicant 
discussed conditions of approval and confirmed the applicant is requesting the MCZO standard 
of 200', not the 100' variance under the C-3 CUPD. Staff believed this had been corrected before 
publication, but the published staff report and an earlier narrative report still reflect the prior 
figure. The following corrections should be made: 
 
3. 
Three Two  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. 
 
REGULATION 
BASE ZONING DISTRICT 
REGULATIONS (C-3) 
PROPOSED ZONING DISTRICT 
REGULATIONS (CUPD) 
Min. Perimeter Setback to Drive-
Through Speaker/Menu Board 
200’ to any rural/residential 
zone 
100’ 200' (adjacent to any rural or 
residential zone boundary) 
 
Conditions: 
 
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 25, 2026, except  
as modified by the following conditions.

d. The following C-3 CUPD standards shall apply: 
7. Min. Perimeter Setback to drive-through speaker/menu board: 100’ adjacent to 
any rural or residential zone boundary. 
 
 
Attachments: 
June 25 Narrative Report (12 pages) 
 
June 25 Site Plan / Landscape Plan (4 pages)

#1085508v1 
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 
 
Case #: Z2024019

#1085508v1 
 
 
 
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

#1085508v1 
 
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

#1085508v1 
(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.

#1085508v1 
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

#1085508v1 
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: 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 
 
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)

#1085508v1 
Min. Perimeter Setback 
to Drive-Through 
Speaker and/or Menu 
Board 
n/a 
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 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

#1085508v1 
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 &

#1085508v1 
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.

#1085508v1 
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.

#1085508v1 
Exhibit A 
 
Aerial Vicinity Map

#1085508v1 
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

#1085508v1 
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