1. P&Z RPT: Rezoning of Property Southeast Corner of Araby Road and the 26th Street Alignment

STAFF REPORT TO THE PLANNING AND ZONING COMMISSION
DEPARTMENT OF COMMUNITY DEVELOPMENT
COMMUNITY PLANNING DIVISION
CASE TYPE – REZONE
CASE PLANNER: MEREDITH ROJAS
Hearing Date: July 27, 2026 Case Number: ZONE-45328-2026
Project Description/ This is a request by Daniel Chambers of QuikTrip Corporation, on behalf
Location: of Perricone Heritage Properties, LLC, to rezone approximately 22.5 acres
from the Agriculture (AG) District to the General Commercial/Aesthetic
Overlay (B-2/AO) District for the property located at the southeast corner
of Araby Road and the 26th Street alignment, Yuma, AZ.
Existing Zoning Use(s) on-site General Plan Designation
Sites Agriculture (AG) Undeveloped Commercial
Low Density Residential/ Undeveloped Public/Quasi Public
North
Public Overlay (R-1-8/P)
South Light Industrial (L-I) Interstate 8 Industrial
East Agriculture (AG) Undeveloped Medium Density Residential
General Commercial/ Exceptional Health Community Commercial
West Aesthetic Overlay (B-2/AO) Hospital;
Circle K Gas Station
Location Map
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Prior site actions: Annexation: O99-29, effective July 3, 1999; Rezone: Z2000-032 (AG to B-2/AO),
O2000-65, approved August 16, 2000 (expired with unmet conditions); General Plan Amendment, GP-
234714-2021 (Medium Density Residential to Commercial), R2021-025, effective November 6, 2021
Staff Staff recommends APPROVAL of the rezoning from the Agriculture (AG)
Recommendation: District to the General Commercial/Aesthetic Overlay (B-2/AO) District, subject
to the conditions shown in Attachment A.
Suggested Move to APPROVE Rezone ZONE-45328-2026 as presented, subject to the
Motion: staff report, information provided during this hearing, and the conditions in
Attachment A.
Effect of the By approving the rezone, the Planning and Zoning Commission is
Approval: recommending approval to City Council for the request to rezone
approximately 22.5 acres from the Agriculture (AG) District to the General
Commercial/Aesthetic Overlay (B-2/AO) District for the property located at the
southeast corner of Araby Road and the 26th Street alignment, subject to the
conditions outlined in Attachment A, and affirmatively finds that the request is
in conformance with the City of Yuma General Plan.
Staff Analysis: The subject properties are located at the southeast corner of Araby Road and the 26th
Street alignment. The request is approximately 22.5 acres and is comprised of two
parcels that are currently undeveloped.
The applicant is requesting to rezone the properties from the Agriculture (AG) District
to the General Commercial/Aesthetic Overlay (B-2/AO) District. The applicant’s intent
is to develop a QuikTrip fueling center and convenience store on approximately 6.8
acres at the intersection of Araby Road and the 26th Street alignment. The applicant’s
conceptual site plan (Attachment B) shows an 8,296-square-foot convenience store
and two fuel canopies that could serve up to 24 automobiles and 14 trucks at a time.
Development plans for the balance of the 15.7 acres have not been provided at this
time.
Following a successful rezone to the General Commercial (B-2) District, the applicant
would be required to apply for a Conditional Use Permit (CUP) to allow motor fuel
sales. Other commercial uses, including retail, offices, and restaurants, would be
permitted by right on the subject property in the General Commercial (B-2) District. All
commercial development would be required to meet City of Yuma standards, which
include requirements for setbacks, landscaping, and exterior lighting. In the Aesthetic
Overlay (AO) District, proposed developments are also required to incorporate utility
screening, enhanced building materials, and other elements of high-quality design.
Approximately 26 members of the public attended a neighborhood meeting on June 9,
2026, to discuss the rezone request. At the meeting and in written comments submitted
after the meeting, many neighbors expressed concerns that the proposed QuikTrip
and other commercial development at the subject property would worsen traffic
conditions on Araby Road and in the surrounding area (Attachments E and F). A traffic
study for the proposed development is underway, and there have been preliminary
discussions between the applicant, the City of Yuma, Arizona Department of
Transportation (ADOT) about traffic control measures. The proposed conditions of
approval (Attachment A) reflect the City’s intent that the property owner or developer
will construct a traffic signal at the intersection of Araby Road and 26th Street, extend
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26th Street across the front of the subject property, and coordinate with ADOT
regarding any entrances or exits along the state agency’s right-of-way. Proposed
Condition 3, which excludes truck stop diesel dispensers and commercial truck parking
at the subject property, is supported by the City’s 2022 General Plan where Araby
Road north of Interstate 8 is not identified as a designated truck route.
The request to rezone the property from the Agriculture (AG) District to the General
Commercial/Aesthetic Overlay (B-2/AO) District is in conformance with the General
Plan.
1. Does the proposed zoning district conform to the Land Use Element? Yes.
Land Use Element:
Land Use Designation: Commercial
Issues: Transportation and utility infrastructure extensions needed.
Historic District: Brinley Avenue Century Heights Main Street None X
Historic Buildings on Site: Yes No X
2. Are there any dedications or property easements identified by the Transportation Element?
Yes. There is a Western Area Power Administration (WAPA) easement along the 26th Street alignment.
FACILITY PLANS
Transportation Master Plan Planned Existing Gateway Scenic Hazard Truck
26th Street (alignment) 60 FT HW 0 FT HW
Araby Road – Minor Arterial 50 FT HW 75 FT HW
Interstate 8 – Interstate 100 FT HW Varies X X X X
Bicycle Facilities Master Plan Araby Road – Proposed Bike Lanes
YCAT Transit System Araby Road – Silver Route
Owner/developer to extend transportation infrastructure in
Issues:
coordination with the City of Yuma, ADOT and WAPA.
3. Does the proposed rezoning of the property conform to the remaining elements of the
general plan? Yes.
Parks, Recreation and Open Space Element:
Parks and Recreation Facility Plan
Neighborhood Park: Existing: Terraces Park Future: Terraces Park
Community Park: Existing: Kennedy Park Future: East Mesa Community Park
Linear Park: Existing: East Main Canal Linear Park Future: Gila Valley Canal Linear Park
Issues: None
Housing Element:
Special Need Household: None
Issues: None
Redevelopment Element:
Planned Redevelopment Area: None
Adopted Redevelopment Plan: North End: Carver Park: None: X
Conforms: Yes No N/A
Conservation, Energy & Environmental Element:
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Impact on Air or Water Resources Yes No X
Renewable Energy Source Yes No X
Issues: None
Public Services Element:
Population Impacts Dwellings & Type Projected Police Water Wastewater
Population projection per 2023 5-year
American Community Survey Non-residential Population Impact Consumption Generation
Police Impact Standard:
1 officer for every 530 citizens; Maximum Per Unit Officers GPD AF GPD
2020 Conservation Plan 0 0 0 0.00 0 0.0 0
Water demand: 207 gallons/day/person;
Wastewater generation: Minimum
70 gallons per day per person 0 0 0 0.00 0 0.0 0
Fire Facilities Plan: Existing: Fire Station No. 5 Future: Fire Station No. 5
Water Facility Plan: Source: City X Private Connection: 10-inch PVC
Sewer Facility Plan: Treatment: City X Septic Private Connection: 15-inch PVC
Issues: Owner/developer to extend public water and sewer lines from existing
infrastructure at the intersection of 26th Street and Araby Road.
Safety Element:
Flood Plain Designation: 500-Year Flood Liquefaction Hazard Area: Yes No X
Issues: None
Growth Area Element:
Growth Araby Rd & Interstate 8 X Arizona Ave & 16th St Avenue B & 32nd St.
Area: North End Pacific Ave & 8th St Estancia None
Issues: None
4. Does the proposed rezoning conform to the adopted facilities plan?
Yes.
5. Does the proposed rezoning conform to Council’s prior approval of rezonings, development
agreements or subdivisions for this site?
Yes.
Public Comments Received: See Attachment F
External Agency Comments: See Attachment D
Neighborhood Meeting Comments: See Attachment E
Proposed conditions delivered to applicant on: 6/12/26
Final staff report delivered to applicant on: 7/2/26
Applicant agreed with all of the conditions of approval.
X Applicant did not agree with the following conditions of approval: 3, 6
Planner is unable to make contact with the applicant.
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Attachments
A B C D E F G H I
Conditions Neighborhood Neighbor
Conceptual Agency Agency Public Neighbor Aerial
of Meeting Notification
Site Plan Notifications Comments Comments Postcard Photo
Approval Comments List
Prepared By: Date: 6/29/26
Meredith Rojas
Meredith Rojas
Senior Planner (928) 373-5000, x3047
Meredith.Rojas@YumaAZ.gov
Reviewed By: Jennifer L. Albers Date: 6/29/26
Jennifer L. Albers
Assistant Director of Planning
Approved By: Alyssa Livnille Date: 07/02/26
Alyssa Linville
Director, Planning and Neighborhood Services
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ATTACHMENT A
CONDITIONS OF APPROVAL
The following conditions have been found to have a reasonable nexus and are roughly proportionate to
the impact of the proposed rezone for the site:
Department of Community Development Comments: Alyssa Linville, Director (928) 373-5000, x
3037:
1. The conditions listed below are in addition to City codes, rules, fees and regulations that are
applicable to this action.
2. The Owner’s signature on the application for this land use action shall constitute a waiver of any
claims for diminution in value pursuant to A.R.S. § 12-1134.
3. Any development on the property shall exclude any truck stop diesel dispensers and commercial
truck parking.
4. The Owner/Developer shall coordinate with the City of Yuma and Western Area Power Authority
(WAPA) to provide appropriate, required landscaping in the 26th Street median.
Department of Engineering, Andrew McGarvie, Engineering Manager, (928) 373-5000, x 3044
5. The Owner/Developer will need to design and construct the needed traffic signal per City of
Yuma standards at the intersection of Araby Road and 26th Street.
6. The Owner/Developer will need to obtain right-of-way/access from the north property owner
along the 26th Street frontage, including corner triangle with 40-foot legs. The City of Yuma can
facilitate this conversation and deeds as needed.
7. The Owner/Developer shall apply for and pay the license fees from Western Area Power
Authority (WAPA) in the Name of the City of Yuma for 26th Street road on top of the WAPA
easement across the entire property frontage.
8. The Owner/Developer shall design and construct 26th Street along their property frontage as the
property is developed, per City of Yuma construction standards with the exception of the split
26th Street as required by the existing infrastructure outside of City of Yuma control. Street
construction will include sidewalks, storm water retention, and streetlights. The sidewalk on the
north side of 26th Street can be omitted from this construction requirement.
9. The Owner/Developer shall obtain an encroachment permit from Arizona Department of
Transportation (ADOT) for any entrances/exits in the ADOT right-of-way. A copy of the
encroachment permit will need to be provided to the City of Yuma.
10. The Owner/Developer shall complete a Traffic Study, with the study area and stipulations
directed by the City Traffic Engineer.
11. The Owner/Developer shall design and construct any listed improvements required by the Traffic
Study. The City will reserve the right to eliminate any improvements that they deem not required
if justified in the traffic study. Documentation as to why those improvements are not required by
the City will be required for documentation purposes.
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12. The Owner/Developer shall dedicate the south half 26th Street right-of-way along the property
frontage and corner triangle with 40-foot legs at the Southeast corner of Araby Road and 26th
Street.
13. The Owner/Developer shall extend a 10-inch PVC water line and valving along the 26th Street
property frontage from the existing 16-inch main (12-inch AC stub) in Araby Road, per City of
Yuma construction standards and utility regulations.
14. The Owner/Developer shall extend a 15-inch sanitary sewer line and polymer replacement/new
manholes along the 26th Street property frontage from the existing manhole in Araby Road, per
City of Yuma construction standards and utility regulations.
Community Planning, Meredith Rojas, Senior Planner, (928) 373-5000, x 3047
15. Each of the conditions listed above shall be completed within two (2) years of the effective date
of the rezoning ordinance or prior to the issuance of a Building Permit, Certificate of Occupancy
or City of Yuma Business License for this site, whichever occurs first. If the conditions of
approval are not completed within the above timeframe then the rezone shall be subject to ARS
§ 9-462.01.
Any questions or comments regarding the Conditions of Approval as stated above should be
directed to the staff member who provided the comment. Name and phone numbers are
provided.
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ATTACHMENT B
CONCEPTUAL SITE PLAN
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ATTACHMENT C
AGENCY NOTIFICATIONS
o Legal Ad Published: The Sun 6/19/26 o Neighborhood Meeting: 6/9/26
o 300’ Vicinity Mailing: 5/25/26 o Hearing Date: 7/13/26
o 34 Commenting/Reviewing Agencies noticed: 5/27/26 o Comments due: 6/8/26
o Site Posted on: 6/2/26
External List (Comments) Response Date “No Written Comments
Received Received Comment” Comments Attached
Yuma County Airport Authority NR
Yuma County Engineering NR
Yuma County Public Works NR
Yuma County Water Users’ Assoc. Yes 5/28/26 X
Yuma County Planning & Zoning Yes 5/29/26 X X
Yuma County Assessor NR
Arizona Public Service NR
Charter Cable NR
Southwest Gas NR
CenturyLink Communications NR
Quechan Tribe NR
Bureau of Reclamation (USBR) NR
Bureau Land Management (BLM) NR
YUHS District #70 NR
Yuma Elem. School District #1 NR
Crane School District #13 NR
A.D.O.T. NR
Yuma Irrigation District NR
Yuma Mesa Irrigation (YMIDD) NR
Unit B Irrigation District NR
Arizona Game and Fish NR
United States Postal Service NR
Yuma Metropolitan Planning Org. NR
Yuma Proving Ground NR
El Paso Natural Gas Co. NR
Western Area Power (WAPA) Yes 5/27/26 X X
City of Yuma Internal List Response Date “No Written Comments
(Conditions) Received Received Conditions” Conditions Attached
Police NR
Parks & Recreation NR
Development Engineer Yes 6/11/26 X
Fire NR
Building Safety NR
City Engineer NR
Traffic Engineer NR
MCAS / C P & L Office Yes 6/2/26 X X
Utilities NR
Public Works NR
Streets NR
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ATTACHMENT D
AGENCY COMMENTS
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ATTACHMENT E
NEIGHBORHOOD MEETING COMMENTS
Date Held: 6/9/26 Location: One City Plaza, Room 190
Attendees: Staff: Meredith Rojas, Alyssa Linville, Jennifer Albers, Andrew McGarvie, Shelly Hook, Erika
Peterson, Amelia Domby. Applicants: Daniel Chambers, Robert Hannen
Neighbors (26): Nancy Filbey, Rob Filbey, Jenni Beck, Larry Mazzarella, Barbara Legan, Jerry Legan, Rick
Sellers, Paisley Zerr, Beckett Zerr, Jon Edney, Steve Stone, Gene Dalbey, Mark Klaus, Jeff Kammann,
Christie Kammann, Jeff Williams, Lupe Camarena, Elizabeth Maya, Michael Edgar, Janice Edgar, Sharon
England, David Caropreso, Brenda Caropreso, Nick Grosskreutz, Joseph Moser, Paul Kirchubel
SUMMARY OF ATTENDEE(S’) COMMENTS RELATED TO THE PROJECT:
• Staff explained the applicant’s request to rezone the property from the Agriculture (AG) District to
the General Commercial/Aesthetic Overlay (B-2/AO) District. Staff noted that if the rezone request
is approved, the proposed use of motor fuel sales would need a Conditional Use Permit (CUP) while
other commercial uses may be permitted by right.
• The applicant presented the proposed QuikTrip fueling center concept and preliminary site plan,
noting a previously discussed roundabout is no longer proposed at the intersection of Araby Road
and 26th Street. The applicant stated they will work with the City of Yuma to determine the specific
traffic control measures needed at the intersection and will coordinate with Arizona Department of
Transportation (ADOT) to determine if a driveway on Araby Road will be permitted. In response to
questions from the public:
o The applicant stated there are currently no plans to extend 26th Street beyond the subject
property to connect to residential areas to the east.
o The applicant clarified that while the proposed fueling center will not be a truck stop since
there will not be showers or other truck stop amenities, semi-trucks will be able to refuel.
While some QuikTrips in other areas do not serve semi-trucks, that option is not being
considered for this location.
o The applicant stated other businesses sometimes locate near QuikTrips, but there are no
contracts currently in place for this location.
• Attendees expressed concerns that the proposed QuikTrip and other future commercial
development would worsen traffic conditions on Araby Road and in the surrounding area.
o Neighbors said the existing roundabouts on Araby Road are dangerous and congested,
especially during peak hours related to existing educational facilities on 24th Street and
during harvest season.
o Neighbors expressed concerns that a new traffic signal at the intersection of Araby Road
and 26th Street could interfere with the flow of vehicles through the roundabout and may also
slow the response from existing police and fire stations on 26th Street.
o Neighbors said proposed development at the subject properties could cause Araby Road to
function as a truck route for drivers looking to connect from State-Route 195 and Interstate
8 to Highway 95. Attendees said there is a history of neighborhoods in the area working with
city staff to ensure Araby Road north of Interstate 8 is not identified as a truck route in City
transportation planning documents.
o Neighbors questioned the applicant and city staff about the traffic study for the proposed
QuikTrip. The applicant stated traffic counts were taken in the winter to reflect a worst-case
traffic scenario, and future buildout of surrounding properties would be incorporated.
o A neighbor asked if ADOT was invited to the meeting. Staff said they followed the typical
rezoning case process, which included notifying ADOT of the rezone request and public
hearing date but did not include asking ADOT to attend the neighborhood meeting.
• Attendees also expressed concerns that nearby residential areas would be affected by diesel fumes
and noise from trucks, especially those parked overnight. A neighbor asked if there would be
stadium lighting. The applicant and city staff said a photometric survey and details about exterior
light fixtures would be reviewed with the building plans.
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ATTACHMENT F
PUBLIC COMMENT
Name: Tim and Eileen Dunn Contact Information: tim@dunngrain.com
Method of Contact: Phone FAX Email X Letter Other
Email, 6/9/26:
Alyssa
My wife Eileen and I live in the bluffs subdivision but will not be able to attend tonight’s public meeting
on the proposed quick trip rezoning for a truck stop. We are opposed to a truck stop being approved
on Araby road. We worked with the local community and ADOT years ago in developing the I195
truck route and connection to US highway 95. The ultimate outcome as you know is the truck route
designation must go via I8 to avenue 3E to access highway 95. By approving a truck stop at Araby
you will be encouraging trucks to stop there and then continue on Araby North through residential if
they intend to access 95. We believe the corner should be developed into something that benefits not
only the pass through traffic but also the local residents. A large Quick Trip designed for large travel
trailers and vehicles would be ideal but not a truck stop. We have visited several in the phoenix area
and they are nice Whatever is developed will require some type of traffic management system. The
roundabouts by the freeway need to be modified to a flat taper and not the raised edge that causes
produce trucks to spill their loads periodically. Improvements to these two might open up the
possibility local acceptance of using one at the proposed development. I hope this adds some clarity
to our local concerns.
Thank you
Tim and Eileen Dunn
6324 east telegraph street
Yuma Az
Tim Dunn
Dunn Grain
President
928941-3866
Name: Jenni and Thomas Beck Contact Information: jenniabeck@gmail.com
Method of Contact: Phone FAX Email X Letter Other
Email, 6/10/26:
Dear Planning Commissioners and City Leadership,
First, thank you to the City Planning staff & QT for hosting the public meeting on June 9 regarding the
proposed QuikTrip (QT) at the corner of Araby Road and 26th Street. While many residents would
welcome a QT location in Yuma, we strongly oppose this specific site. A truck stop/gas station at this
location is a severe mismatch for the surrounding area.
Our opposition is based on the following critical concerns:
1. Traffic Congestion and Safety
The Araby and 26th Street area is already heavily congested. We are deeply concerned that adding
this development will cause this area to mirror the traffic issues seen on 3E or 8 ½ E near Walmart.
Removing the roundabout was a needed step, but the proposed traffic signal must also be removed to
prevent further blockages.
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2. Unauthorized Truck Traffic on Araby
The inclusion of truck parking with this gas station functionally makes Araby Road/SR-195 a truck
route, which was never agreed upon. Truck traffic is supposed to be routed to Avenue 3E. We 100%
oppose a truck stop and truck parking at this location. Even though the Board of Supervisors and/or
Arizona Department of Transportation (ADOT) stated this would not be a truck route, heavy trucks
continue to use Araby Road, which already causes issues in the current roundabouts. A previous
Board of Supervisors member attended the last meeting and opposed this.
3. Emergency Service Delays
This intersection is surrounded by critical emergency services, including the Fire Department, Police
Station, and Exception Health Hospital. Introducing a truck stop and gas station will severely
compromise emergency response times, putting the community at risk.
4. Proximity to Schools and Neighborhoods
There are five schools, a bus barn, and multiple neighborhoods located near this proposed station.
We absolutely do not want heavy trucks idling or parking near schools or in residential areas. There
are concerns with noise and smell in the residential area nearby. Furthermore, the dirt parking lot
owned by AWC, which Gila Ridge High School students use for student parking, creates a significant
safety conflict with large commercial vehicles. The previous Fire Chief attended the last meeting and
also opposed this.
5. Questionable Property Intentions
QuikTrip is proposing to purchase seven parcels to accommodate a footprint that only requires five.
We are highly concerned about what the remaining two parcels will be used for if rezoned and sold
off.
6. Possible Flawed Data and Lack of Coordination
During both public meetings, ADOT was noticeably absent, and the City stated ADOT was not invited.
However, the City confirmed it makes the final decision on this proposal. Additionally, the mayor has
not attended these meetings and opposed the truck stop. Residents also have concerns about the
accuracy of the traffic counts. Were these counts conducted during high-volume periods, such as
harvest season, winter, or before/after school? Furthermore, was there ever a demonstrated need for
a truck stop at this specific intersection?
Rather than this congested residential corridor, we ask that the City and QuikTrip consider available
commercial property at 24th Street & Avenue 3E, across from Arby’s.
Please take these community voices into consideration during the rezoning and development review
process. We request that this proposal be denied.
Sincerely,
Jenni & Thomas Beck
Concerned Yuma Residents
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Name: Janna Baker Contact Information: jkbaker52601@gmail.com
Method of Contact: Phone FAX Email X Letter Other
Email, 6/10/26:
To whom it may concern,
I strongly oppose the proposed construction of the QT truck stop off Araby. With the close proximity of
Gila Ridge High School and all the surrounding neighborhoods, I believe it will create safety hazards
and increase traffic congestion in the area. You would be opening the door to horrible possibilities with
thousands of kids in the area. Large trucks entering and leaving the site will make busier and more
dangerous for student drivers, pedestrians, school busses, and the rest of the community. There are
already enough accidents in that area. Not only would the danger with kids and traffic rise, but the
noise disruption and air pollution for surrounding businesses and neighborhoods would also be
problems.
I respectfully urge you to reevaluate the proposal. Consider these concerns and explore alternative
locations that would be more appropriate for the protection, safety, and well-being of students and
residents in close proximity.
Name: Erna F. Contact Information: island_mom808@yahoo.com
Method of Contact: Phone FAX Email X Letter Other
Email, 6/10/26:
Hello, I am writing to you opposing the QT development off of Araby. We have too much traffic as it is
with the schools within the vicinity. We don’t need additional traffic, especially when we start the
farming season in Yuma. This will create late arrivals to school for students, possible higher crimes
and truancy with more convenience store availability within the school vicinity. Please do not build and
create more possible danger and traffic.
Thanks, Erna
Yuma Resident
Name: Samantha Rodriguez Contact Information: jrodz0101@hotmail.com
Method of Contact: Phone FAX Email X Letter Other
Email, 6/10/26:
To whom this may concern:
Good morning,
l would like to opposed the QT truck stop at Araby & 26th St.
Thank you,
Samantha Rodriguez
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Name: Dona Beck Contact Information: donabck@aol.com
Method of Contact: Phone FAX Email X Letter Other
Email, 6/10/26:
City of Yuma,
I Dona Beck located at 6052 E Overlook Lane Yuma, AZ 85365. I turn off of Araby Road onto 26th
Street at the curve to the gated community of Sunset Terraces at The View. Araby Road is a very
busy street and is hard to make a turn off of Araby Road to get to 26th Street, we do not need to add
more traffic to that street nor lights or more roundabouts. It is not a good place for a Truck Stop; you're
going to see trucks parking on the View Parkway Road next to our park once the truckers see our
beautiful park in The Terraces. They will turn it into a campground for the truckers. Our freeway off
ramps will be backed up on the freeway with lines of truckers getting off the Freeway to a roundabout
on Araby Road, not a good idea!!! I OPPOSE THE QUIK TRIP PROPOSAL!!!
Thank you
Dona Beck
Name: Paisley Zerr Contact Information: paisley.zerrexp@gmail.com
Method of Contact: Phone FAX Email X Letter Other
Email, 6/10/26:
Dear Meredith,
Thank you for hosting the Neighborhood Meeting. I would like the following comments included in the
Staff Report for the Planning & Zoning Commission hearing on July 13th.
I am a resident of The Bluffs, located at 2290 S. Valley View Way, Yuma, AZ. I am writing to formally
oppose the proposed rezoning of approximately 21 acres at the southwest corner of Araby Road and
26th Street from Agriculture (AG) to General Commercial (B-2) to accommodate a QuikTrip 24/7 truck
stop and fueling station.
UNACCEPTABLE TRAFFIC AND SAFETY IMPACT NEAR SCHOOLS AND NEIGHBORHOODS
The proposed development sits in close proximity to a significant concentration of educational
facilities, all of which rely on Araby Road for daily access:
• 1 High School
• 2 Middle Schools
• 2 Elementary Schools
• 1 College
• A School District Bus Barn
Araby Road already has 2 roundabouts and an existing traffic signal. Adding a 4th traffic control point
to accommodate this development will only compound the congestion, confusion, and risk of
accidents on an already heavily traveled road, particularly during the early morning and afternoon
peak hours that coincide directly with high commercial truck traffic periods.
Of specific concern is the right-hand turn lane heading north on Araby toward 24th Street, which
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serves as the primary access route to all of the schools listed above, including the University. Adding
a high-volume truck stop entrance at 26th Street will push traffic backups through both existing
roundabouts and potentially onto the freeway, creating a dangerous and unmanageable situation for
the thousands of students, families, and school buses using this corridor every single day.
NO FINAL INTERSECTION DESIGN EXISTS
QuikTrip's own representative has confirmed in writing that no final intersection design for Araby Road
has been determined. The community is being asked to approve a permanent and irreversible
rezoning before the full traffic infrastructure impact is even known. I strongly urge the Commission to
require a finalized intersection plan and a full independent traffic impact study before any rezoning
vote is taken.
THIS IS NOT THE RIGHT LOCATION
I want to be clear, I am not opposed to QuikTrip coming to Yuma. I have been a fan of their brand for
years and believe they would be a welcome addition to our community in the right location. However,
the combination of existing traffic conditions, six educational facilities, a bus barn, and hundreds of
nearby residences makes this particular site fundamentally unsuitable for a 24/7 high-volume truck
stop.
It was noted at the Neighborhood Meeting that approximately 20 acres of commercially zoned land is
available near 3E and 24th Street. That location would appear to be a far more appropriate site for
this type of development and I would encourage QuikTrip to explore that option.
For all of the reasons outlined above, I respectfully request that the Planning & Zoning Commission
deny the proposed rezoning application.
Thank you for your time and consideration.
Respectfully,
Paisley Zerr
2290 S. Valley View Way
Yuma, AZ
Paisley.zerr@exprealty.com
Name: Paul Kirchubel Contact Information: slice73@gmail.com
Method of Contact: Phone FAX Email X Letter Other
Email, 6/11/26:
Hi Daniel and Meredith,
I wanted to show my support for this upcoming zoning change and the construction of the QuikTrip on
26th and Araby. I missed the first half of the meeting and was surprised by the vitriol of my fellow
Yumans. I believe that this proposal would be a net positive for Yuma and the Foothills.
I live over off of 24th st and Ontodo Drive. I am a decorated, disabled Army veteran. I have lived all
over the United States. I have lived in Oklahoma and experienced QuikTrip. I remember when they
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started the cafes inside and how that really changed the QuikTrip experience. I also remember the
guaranteed gasoline and the constantly high rating as one of the best employers in the United States
despite being a regional connivence store chain.
I look forward to this new store. Let me know if I can help in any way.
Thanks,
Paul Kirchubel
918-807-0600
slice73@gmail.com
Name: Jeffrey Williams Contact Information: jeffrey.caine.williams@gmail.com
Method of Contact: Phone FAX Email X Letter Other
Email, 6/17/26:
I am writing to support the rezoning of the property in question from agriculture to general
commercial/aesthetic overlay to allow the construction of a gas station and convenience store.
Respectfully,
Jeffrey Williams
ZONE-45328-2026
July 27, 2026
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ATTACHMENT G
NEIGHBOR NOTIFICATION LIST
Property Owner Mailing Address City/State/Zip Code
ARIZONA WESTERN COLLEGE POLITICAL SUB PO BOX 929 YUMA, AZ 85366
3514 CEDAR
EHC YUMA LP SPRINGS RD DALLAS, TX 75219
EL PASO NATURAL GAS COMPANY PO BOX 4372 HOUSTON, TX 77210-4372
PERRICONE HERITAGE PROPERTIES DE LLC PO BOX 21845 LOS ANGLES, CA 90021
SOUTHEAST INVESTMENTS OF PALM BEACH 8219 SAWPINE RD DELRAY BEACH, FL 33446
2870 N SWAN RD STE TUCSON, AZ 85712
YUMA 4-D/CRAWFORD AZ LLP 100
YUMA CITY OF ONE CITY PLAZA YUMA, AZ 85364
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ATTACHMENT H
NEIGHBOR MAILING
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ATTACHMENT I
AERIAL PHOTO
Subject Property
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