Z2024019 Handout Memo 2

DATE:  
July 22, 2026 
 
TO: 
 Planning & Zoning Commission   
 
From: 
 Joel Landis, Planner  
 
SUBJECT: 
 Z2024019 – Happy Valley Commercial     
 
 Agenda Item: #7 
 
 
 
This handout provides the Commission a quick-reference summary of items received since the 
last handout memo. Staff has received the following: 
 
1. Staff updated the case map to include the eastern parcel, APN 201-21-043A, which was 
omitted from the prior version. The updated map is attached. 
 
2. Staff received supplemental materials from Craig Littlejohn, a member of the public who 
has submitted comments in opposition to this case. The materials compare the height, 
distance to residential property, and nearby home values of the proposed storage building 
to a survey of comparable storage facilities in the Phoenix metro area, submitted to 
support his opposition testimony at tomorrow’s hearing. Those materials are attached. 
 
3. Staff received five additional letters from all six City of Peoria City Council members since 
Tuesday afternoon: Denette Dunn, Councilmember (in support); Jennifer Crawford, 
Councilmember (in support); Mike Finn, Vice Mayor (in support); and Matthew Bullock, 
Mayor Pro Tem, and Jon Edwards, Councilmember, in a joint letter (in opposition). Those 
letters are attached. For reference, the Peoria City Council is composed of six 
councilmembers and a mayor; these letters account for all five of the six councilmembers, 
split three in support and two in opposition.  
Updated support and opposition totals: 
 
Support: 3 
Opposition: 10 
 
 
Attachments: 
Updated Case Map (1 page) 
 
Supplemental Opposition Materials (6 pages) 
 
Additional Support and Opposition Materials (9 pages)

Supervisor District No.4 
Happy Valley Commercial ZC w/O to C-3 CUPD 
 
Maricopa County Planning & Development - Phoenix, AZ 
Application Name: Happy Valley Commercial ZC w/O to C-3 CUPD 
Legal Description 
4N-1E-6,4N-1E-6,4N-1E-6 
Applicant 
CHRIS   WEBB 
Applicant Phone/Email 
4802405648 
Z2024019 
Case Address 
11402 W HAPPY VALLEY Rd PEORIA, AZ 
85383 PEORIA, AZ 85383 
Parcel Primary:201-21-041D 
 
Generated July 21, 2026 10:47 AM 
Gross Acres: 12 approx. 
Map scale 1:3,468

Facility
Address
Dist to closest private 
residential property
Average value of 
nearest homes
Notes
Proposed Storage Bldg
115th & Happy Valley - Z2024019
43'
$1,150,000
#1, #2
Scottsdale Storage
2950 N Pima Rd (3-story bldg)
80'
$599,500
#3
U-Haul Storage
16226 N 32nd St
130'
$224,000
#4
U-Haul Storage
7300 E Adobe
385'
$606,500
Advantage Storage
7910 W Beardsley
400'
$575,500
Happy Valley Self Storage
25011 N 115th Ave
420'
$451,000
StorAmerica
16804 N 53 Ave
525'
$537,500
LifeStorage
2003 Whispering Wind
600'
$308,000
U-Haul Storage
5024 W Glendale
970'
$311,500
U-Haul Storage
11550 N Litchfield Rd (3-story bldg)
1,075'
$753,500
#5
StorEZ Self Storage
3030 N 73rd St
1,100'
$640,000
U-Haul Storage
13420 W Bell Rd (3-story bldg)
1,500'
$367,500
#6
U-Haul Storage
21621 N 26th Ave
1,500'
$399,500
U-Haul Storage
16835 W Northern (3-story bldg)
2,200'
$719,500
#5
StorQuest Self Storage
8690 E Frank Lloyd Wright
3,200'
$617,500
3-Story Storage Buildings
Notes:
#1 - Lowest setback
#2 - Adjacent to highest property values
#3 - Homes built 13 years after storage bldg.  Buyers were able to make an educated purchase decision.
#4 - Nearest residential property is a mobile home park across 32nd Street
#5 - Outdoor drive-up, 1-story and 2-story indoor storage
#6 - 2-story and 3-story indoor storage

Facility
Address
Dist to closest private 
residential property
Average value of 
nearest homes
Notes
SmartStop Storage
11658 W Bell Rd
130'
$409,000
U-Haul Storage
40455 W Honeycutt (Maricopa)
205'
$292,000
U-Haul Storage
219 E McKellips
220'
$395,000
US Storage Centers
19315 N 83 Ave 
300'
$340,000
U-Haul Storage
4110 E Bell Rd (2-story bldg)
300'
$514,500
#1
U-Haul Storage
2626 E Indian School (2-story bldg)
380'
$525,000
#1
U-Haul Storage
4950 E McDowell (2-story bldg)
380'
$567,000
#2
StorQuest Self Storage
6310 W Union Hills (2-story bldg)
388'
$728,500
#2
Extra Space Storage
21427 N Black Canyon Hwy
405'
$203,500
U-Haul Storage
20618 N Cave Creek Rd
475'
$476,000
Public Storage
6443 W Bell Rd (2-story bldg)
515'
$424,500
#2
Extra Space Storage
6218 W Behrend
625'
$519,500
U-Haul Storage
11550 N Litchfield Rd (2-story bldg)
890'
$753,500
#3
U-Haul Storage
13511 W Westgate 
1,075'
$429,500
U-Haul Storage
8746 W Bell Rd
1,075'
$482,500
U-Haul Storage
42301 N 41st Dr (Anthem)
1,250'
$404,000
U-Haul Storage
15455 N 84th St
3,550'
$976,000
Notes:
#1 - Outdoor drive-up, 1-story and 2-story indoor storage
#2 - Outdoor drive-up and 2-story indoor storage
#3 - Outdoor drive-up and 3-story indoor storage
2-Story Storage Buildings

Facility
Address
Dist to closest private 
residential property
Average value of 
nearest homes
Notes
Extra Space Storage
24027 N Lake Pleasant Parkway
55'
$1,164,000
#1, #2
Dollar Self Storage
23550 N Lake Pleasant Parkway
82'
$1,417,000
#2
U-Haul Storage
4110 E Bell Rd (1-story bldg)
85'
$514,500
#3, #4
RightSpace Storage
8226 W Lake Pleasant Parkway (1-story bldg)
135'
$494,000
#5
U-Haul Storage
2345 E McDowell
175'
$329,000
Phoenix Valley Mini Storage
3602 W Greenway
225'
$380,000
U-Haul Storage
2626 E Indian School (1-story bldg)
310'
$525,000
#3
U-Haul Storage
500 N Scottsdale Rd
680'
$383,500
U-Haul Storage
13420 W Bell Rd (1-story bldg)
1,500'
$367,500
#7
U-Haul Storage
16835 W Northern (1-story bldg)
2,050'
$719,500
#8
U-Haul Storage
800 N McClintock
2,650'
$471,500
#5
#5 - Outdoor drive-up and 1-story indoor storage
#6 - Outdoor drive-up, 1-story and 2-story indoor storage
#7 - 1-story and 3-story indoor storage
#8 - Outdoor drive-up, 1-story and 3-story indoor storage
#4 - Note lower property value
1-Story Storage Buildings
Notes:
#1 - Additional storage level below grade (basement)
#2 - Tastefully integrated into RU-43 neighborhood nearby
#3 - Outdoor drive-up, 1-story and 2-story indoor storage

Facility
Address
Dist to closest private 
residential property
Average value of 
nearest homes
Notes
RightSpace Storage
18900 N 107th Ave
0'
$194,000
U-Haul Storage
4950 E McDowell (Drive up)
0'
$567,000
#2
Paradise Mini Storage
5913 W Paradise Lane
0'
$418,500
Greenway Mini Storage
6718 W Greenway Rd
0'
$224,000
Extra Space Storage
20001 N 35th Ave
25'
$364,000
U-Haul Storage
4110 E Bell Rd (Drive up)
25'
$514,500
#3
Extra Space Storage
8410 W Union Hills
25'
$518,000
RightSpace Storage
16110 N 75th Ave
30'
$583,000
Extra Space Storage
10334 W Beardsley
32'
$324,500
U-Haul Storage
4950 W Northern
35'
$450,000
RightSpace Storage
8226 W Lake Pleasant Parkway (Drive up)
50'
$494,000
#1
Scottsdale Storage
2950 N Pima Rd (Drive up)
55'
$599,500
#4
StorQuest Self Storage
20323 N 107th Ave
75'
$325,000
StorQuest Self Storage
6310 W Union Hills (Drive up)
140'
$728,500
#2
Belltower Mini Storage
17020 N 63 Ave
160'
$919,000
U-Haul Storage
2626 E Indian School (Drive up)
190'
$525,000
#3
Public Storage
6443 W Bell Rd (Drive up)
415'
$424,500
#2
RightSpace Storage
8780 W Bell Rd
770'
$482,500
U-Haul Storage
1935 W Bell Rd
1,150'
$405,000
#4 - Homes built 13 years after storage bldg.  Homebuyers were able to make an educated purchase decision.
Outdoor Drive-up Storage Buildings
Notes:
#1 - Outdoor drive-up and 1-story indoor storage
#2 - Outdoor drive-up and 2-story indoor storage
#3 - Outdoor drive-up, 1-story and 2-story indoor storage

July 21, 2026
Maricopa County Planning & Zoning Commission
301 West Jefferson Street
Phoenix, AZ 85003
RE: Z2024019, Happy Valley Commercial (Letter of Support)
Chair and Members of the Commission,
I am writing in support of the rezoning request for Z2024019, Happy Valley Commercial. I submit
these comments based on my experience evaluating land use, economic development, and the
long term needs of growing communities as a former Vice Mayor, current Councilmember, and
former Planning and Zoning Commissioner for the City of Peoria, Arizona.
As elected officials, we have a responsibility to balance neighborhood concerns with the realities of
responsible growth. While I understand that nearby residents have expressed concerns regarding
traffic, lighting, noise, and compatibility, these issues are routinely addressed through the
development review process, engineering requirements, and conditions of approval. They should
be carefully evaluated but should not, by themselves, prevent appropriate commercial development
in a location that is well suited to serve a rapidly growing area.
The intersection of Happy Valley Parkway and Loop 303 is evolving into a significant regional
corridor. Commercial services such as neighborhood retail, restaurants, fuel services, and other
convenience oriented businesses are appropriate at major transportation intersections and help
reduce the need for residents to travel longer distances for everyday goods and services.
Thoughtfully planned commercial development can improve convenience while strengthening the
local tax base, creating employment opportunities, and supporting future residential growth.
Although concerns have been raised regarding consistency with existing planning documents,
general plans are intended to provide long range guidance while allowing flexibility to respond to
changing market conditions, infrastructure investments, and community needs. The continued
growth occurring around the Loop 303 corridor demonstrates that this area is transitioning, and land
use decisions should reflect both current realities and future demand.
I also recognize the importance of ensuring safe access, appropriate traffic circulation, emergency
response, buffering, landscaping, lighting controls, and compatibility with surrounding
neighborhoods. These matters should continue to be addressed through coordination with the City
of Peoria and the appropriate reviewing agencies as the project advances through the entitlement
and site plan review process.
Responsible commercial development and protection of neighborhood character are not mutually
exclusive. With appropriate conditions and design standards, this project has the opportunity to
become a high quality gateway development that serves both current and future residents while
contributing positively to the economic vitality of the area.
For these reasons, I respectfully encourage the Commission to approve the requested rezoning,
subject to appropriate conditions that address traffic, access, public safety, landscaping, lighting,
and neighborhood compatibility.
Thank you for your time and thoughtful consideration.
Respectfully,
Denette Dunn
Former Vice Mayor, City of Peoria, Arizona
Current Councilmember, City of Peoria, Arizona
Former Planning and Zoning Commissioner, City of Peoria, Arizona

July 21, 2026 
 
Maricopa County Planning & Zoning Commission 
301 West Jefferson Street 
Phoenix, AZ 85003 
 
RE: Z2024019 – Happy Valley Commercial 
 
Chair and Members of the Commission: 
 
We write to you in our personal capacities as local officials to share concerns regarding case 
Z2024019, a request for a zoning change to facilitate commercial development on approximately 
11.45 acres at the northeast corner of Happy Valley Parkway and 115th Avenue. 
 
These parcels are within a county island located inside the City of Peoria's municipal planning area. 
The development pattern established here will directly influence the character, traffic flow, and long-
range land use outcomes for residents in the surrounding Peoria community. Nearby homeowners 
have already submitted letters expressing concerns about noise, odor, traffic, light pollution, and 
general disruption of the area's quality of life. 
 
Our concerns focus on the proposal’s departure from adopted land use plans guiding this area. The 
City of Peoria General Plan 2040 designates the area as Rural Residential and Parks/Open Space, 
and the County's own White Tank/Grand Avenue Area Plan designates it Single Family – Transitional 
Lot. The requested zoning would introduce incongruent commercial development such as a gas 
station/convenience store, drive-thru restaurants, a car wash, and a self-storage facility exceeding 
90,000 square feet across three stories at heights of up to 40 feet – none of which align with the long-
term land use direction articulated by the either the City or the County.  
 
The Site's location along the Loop 303/Happy Valley Parkway also places it immediately adjacent to 
the City's North Peoria Gateway (NPG), a 1,620-acre master-planned growth area that the City, in 
concert with the Arizona State Land Department, have spent several years cohesively contemplating 
and planning. We are concerned that a piecemeal development approach could undermine the 
cohesive development vision the City and State have worked collaboratively to establish in this area.  
 
We also ask the Commission to consider outstanding questions about access and traffic circulation. 
Because Happy Valley Parkway is under the City of Peoria's jurisdiction, a Traffic Impact Analysis 
and full improvement plan must be reviewed and approved by the City prior to any development on 
the Site. In its October letter, Peoria’s Planning Department found that several refinements were still 
necessary to address concerns relating to circulation and emergency access in and out of the site. 
Because no Plan of Development has been submitted, it remains difficult to fully understand the 
Project's ultimate compatibility with the surrounding area and its consistency with City access and 
safety standards.

We appreciate the Commission's diligence in weighing these considerations alongside the staff 
recommendation. We ask that the feedback be part of the record, and that the conditions requested by 
Peoria's Planning Department regarding access, safety, and traffic be fully contemplated into any 
recommendation for approval.  
 
Sincerely, 
 
 
Matthew Bullock                                                             Jon Edwards  
Mayor Pro Tem                                                                Councilmember

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FW: Z2024019 – Happy Valley Commercial - Peoria City Concerns
From James Philbin (PND) <James.Philbin@maricopa.gov>
Date Tue 7/21/2026 3:17 PM
To
Joel Landis (PND) <Joel.Landis@maricopa.gov>
1 attachment (148 KB)
Z2024019 - Happy Valley Commercial Development Peoria Concerns.pdf;
 
 
From: Matt Bullock <matt.bullock@prodatix.com>
Sent: Tuesday, July 21, 2026 2:43 PM
To: James Philbin (PND) <James.Philbin@maricopa.gov>
Cc: Keith Forte <keith.forte@maricopa.gov>
Subject: Z2024019 – Happy Valley Commercial - Peoria City Concerns
 
RE: Z2024019 – Happy Valley Commercial Hello James and Keith, Please accept the attached letter that I am sending personally, but as a member of the Peoria City Council (not representing the entire Council, but more my district - Mesquite). 
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RE: Z2024019 – Happy Valley Commercial
 
Hello James and Keith,
 
Please accept the attached letter that I am sending personally, but as a member of the Peoria
City Council (not representing the entire Council, but more my district - Mesquite).  This
proposed project, although in the County, is also in my Council district area and I want to work
with the County for great developments on both sides.  I have a concern with the current
proposed commercial plan for this parcel and would appreciate you taking a few minutes to
read the letter from myself and Councilman Jon Edwards.
 
Also, we would also like to request that we are able to be alerted earlier when a project is on an
adjacent parcel.  Although we are different jurisdictions, we are hoping to have more of a seat at
the table for earlier alerts when a development is first proposed next to a Peoria parcel.  We
would also like to be able to alert you earlier when we have something proposed. 
 
With all the development happening in north Peoria, I would like to have a more advanced-
notice working relationship, on both sides, to build a great-looking north Peoria.
 
Thank you for your time.
 
Matt Bullock
Mayor Pro Tem

Peoria City Council
 
Matt Bullock | VP Technical Sales
623-253-9500 | matt.bullock@prodatix.com
www.prodatix.com
Book a time to talk data protection:

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RE: Z2024019, Happy Valley Commercial, Letter of Support
From Mike Finn <mike.finn@rocketmail.com>
Date Wed 7/22/2026 12:58 PM
To
Chris Webb <CWebb@roselawgroup.com>
July 21, 2026
Maricopa County Planning and Zoning Commission
301 West Jefferson Street
Phoenix, AZ 85003
RE: Z2024019, Happy Valley Commercial, Letter of Support
Chair and Members of the Commission,
I am writing in support of the rezoning request for Z2024019, Happy Valley Commercial. As Vice
Mayor of the City of Peoria, Arizona, I believe it is important that we continue making land use
decisions that support responsible growth, strengthen our economy, and prepare our
community for the future.
The northwest area of Peoria continues to experience significant residential growth. As new
neighborhoods are established, it is equally important that commercial services keep pace with
that growth. Residents deserve convenient access to restaurants, retail, fuel services, and other
everyday amenities without having to travel long distances. Properly located commercial
development helps create complete communities where people can live, work, shop, and enjoy
a high quality of life.
The location at Happy Valley Parkway and Loop 303 is well positioned to accommodate
thoughtfully designed commercial development. Major transportation corridors are intended to
serve as activity centers, and appropriate commercial uses at these intersections represent
sound planning principles that have been successfully implemented in communities throughout
Arizona.
I recognize that neighboring residents have expressed concerns regarding traffic, lighting, and
compatibility. Those concerns deserve careful consideration and should continue to be
7/22/26, 1:48 PM
RE: Z2024019, Happy Valley Commercial, Letter of Support - Joel Landis (PND) - Outlook
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addressed through the site planning, engineering, and development review process.
Appropriate conditions regarding access, landscaping, buffering, lighting, and circulation can
ensure that this project is compatible with surrounding development while meeting the needs
of a growing community.
Responsible growth requires balancing the interests of existing neighborhoods with the long
term economic health of the community. In my opinion, this project represents an opportunity
to provide needed commercial services, create jobs, strengthen the local economy, and expand
the tax base in a manner that benefits residents today and for many years to come.
For these reasons, I respectfully encourage the Planning and Zoning Commission to approve the
requested rezoning, subject to appropriate conditions that address traffic, access, public safety,
and site design.
Thank you for your thoughtful consideration and your continued service to the citizens of
Maricopa County.
Respectfully,
Mike Finn
Vice Mayor
City of Peoria, Arizona
7/22/26, 1:48 PM
RE: Z2024019, Happy Valley Commercial, Letter of Support - Joel Landis (PND) - Outlook
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FW: Z2024019 – Happy Valley Commercial (Letter of Support)
From Chris Webb <CWebb@roselawgroup.com>
Date Wed 7/22/2026 11:48 AM
To
Joel Landis (PND) <Joel.Landis@maricopa.gov>
FYI – another support email from Peoria Councilmember Crawford.
 
​Partner and Director of Land Development Solutions
 
 
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Direct:  480.240.5648    F:  480.505.3925   Mobile: 602.214.6286
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The author of this email is not an attorney.  This communication does not constitute legal advice and should not
be construed as such. The information contained in this message is privileged and confidential.  It is intended only
to be read by the individual or entity named above or their designee.  If the reader of this message is not the
intended recipient, you are on notice that any distribution of this message, in any form is strictly prohibited.  If
you have received this message in error, please immediately notify the sender by telephone at 480.505.3936 or
fax 480.505.3925 and delete or destroy any copy of this message.  Thank you.  
P Think green, please don't print unnecessarily
v04232021
 
7/22/26, 1:48 PM
Mail - Joel Landis (PND) - Outlook
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From: Jen Crawford <jencrawford@rocketmail.com>
Sent: Wednesday, July 22, 2026 11:38 AM
To: james.philbin@maricopa.gov
Cc: Keith.Forte@maricopa.gov; Chris Webb <CWebb@roselawgroup.com>; district4@maricopa.gov
Subject: Z2024019 – Happy Valley Commercial (Letter of Support)
 
Attn: Maricopa County Planning & Zoning Commission
301 West Jefferson Street
Phoenix, AZ 85003
                    RE: Z2024019 – Happy Valley Commercial (Letter of Support)
Chair and Members of the Commission,
I am writing in support of the rezoning request for Z2024019 – Happy Valley Commercial.
As a member of the Peoria City Council, I have had the opportunity to evaluate many land use decisions that
require balancing the interests of existing neighborhoods with the needs of a growing community. While change
can understandably raise concerns, thoughtful planning and responsible development are essential to ensuring
our city continues to provide the services, amenities, and economic opportunities our residents expect.
The Happy Valley Parkway and Loop 303 corridor has become one of the region's most significant growth areas.
As residential development continues in northwest Peoria, it is important that commercial services grow
alongside it. Appropriately located retail, restaurants, fuel services, and other neighborhood-serving businesses
provide convenience for residents, reduce the need for longer trips across the city, and contribute to a stronger
local economy through job creation and increased tax revenue.
I appreciate that nearby residents have raised concerns regarding traffic, lighting, noise, and compatibility with
surrounding neighborhoods. These are important considerations that deserve careful review. Fortunately, these
issues are addressed through the development review process, engineering requirements, and conditions of
approval. With thoughtful site design, quality architecture, appropriate buffering, landscaping, and traffic
improvements, new commercial development can successfully complement surrounding residential areas.
Quality commercial development benefits the entire community by expanding access to everyday services,
strengthening the local economy, creating employment opportunities, and enhancing the long-term sustainability
of our city. I believe this project has the potential to become a well-designed gateway to northwest Peoria while
maintaining appropriate compatibility with surrounding neighborhoods.
For these reasons, I respectfully encourage the Commission to approve the requested rezoning, subject to the
conditions and development standards necessary to ensure safe access, appropriate traffic circulation, effective
buffering, quality landscaping, responsible lighting, and protection of the surrounding community.
Thank you for your time and thoughtful consideration.
Respectfully,
Jennifer Crawford
Councilmember, City of Peoria
Resident in 85345
Business Owner in 85383
 
7/22/26, 1:48 PM
Mail - Joel Landis (PND) - Outlook
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