Z2019009 BOS REPORT.PDF

Report to the Board of Supervisors
Prepared by the Maricopa County Planning and Development Department
Board Hearing Date: January 13, 2021
Case #/Title: Z2019009 – QuikTrip #0424
Supervisor District: 4
Applicant/Owner: Burch & Cracchiolo, P.A./QuikTrip Corporation
Request: Zone Change from Rural-43 to C-1 CUPD with a Plan of
Development (POD) for a new QT convenience store and gas
station
Site Location: Generally located at the SEC of Happy Valley Rd. & 115th Ave.
in the Peoria area
Site Size: Approx. 4.38 acres
County Island Status: No
Additional
Comments: The applicant seeks a Zone Change from Rural-43 to C-1
CUPD with a plan of development (POD) for a new QT
convenience store and gas station. The subject property is
designated as Small Lot Residential (2-5 d.u./acre) in the
White Tank/Grand Avenue Area Plan and Commercial in the
Peoria General Plan. The Small Lot Residential category
denotes areas where increased residential density
development is appropriate and urban services (sewer,
water, law enforcement, fire protection, schools, parks, etc.)
are available or will be provided. Commercial areas typically
include large-scale retail uses, grocery stores, specialty stores,
and hospitality or entertainment uses. Staff received no
comments from area municipalities. Staff received no letters
of support or opposition to the request.
Commission
Recommendation: On 12/10/20, the Commission voted 8-0 to recommend
approval of Z2019009 subject to conditions ‘a’ – ‘h’:
a. Development of the site shall be in substantial conformance with the Site Plan
entitled “QuikTrip Store #0424“, consisting of 7 full-size sheets, dated October 16,
2020, and stamped received November 18, 2020, except as modified by the
following conditions.
January 13, 2021
Z2019009
Page 1 of 3

b. Development of the site shall be in substantial conformance with the Narrative
Report entitled “QuikTrip #0424”, consisting of 8 pages, dated November 12, 2020,
and stamped received November 12, 2020 except as modified by the following
conditions.
c. The following Planning Engineering conditions shall apply:
1. Drainage review of planning and/or zoning cases is for conceptual design
only and does not represent final design approval nor shall it entitle
applicants to future designs that are not in conformance with Section 1205
of the Maricopa County Zoning Ordinance and the Maricopa County
Drainage Policies and Standards.
2. All development and engineering design shall be in conformance with
Section 1205 of the Maricopa County Zoning Ordinance and current
engineering policies, standards and best practices at the time of
application for construction.
3. The entire site and adjacent half-streets’ runoff shall be retained onsite. The
115th Avenue half-street runoff south of the southerly site entrance shall
drain into the wash without retention. Otherwise, the adjacent half-streets’
runoff shall be retained unless separately addressed by the City of Peoria.
4. Sufficient retention volume shall be provided onsite to retain the required
95% 100-year, 2-hour runoff from all contributing areas. Retention basins
with stormwater depths exceeding one foot shall provide one foot of
freeboard.
5. All retention basins shall drain within 36 hours per County requirements.
6. The developer shall provide an approval of the latest traffic study from the
City of Peoria to the County as the site traffic accesses Happy Valley Pkwy
Road, and impacts the Happy Valley Pkwy and 115th Avenue signalized
intersection that is under City of Peoria jurisdiction.
7. The ultimate half-width improvements on 115th Avenue shall be constructed
per County Standards, unless waived by MCDOT.
d. All abandonments shown on the site plan must occur prior to the issuance of
construction permits.
e. The following C-1 CUPD Zoning District standards shall apply:
1. Screening/Buffering – Drought-tolerant landscaping areas provided in lieu of
site screening requirements
2. Landscaping – Landscaping areas shall comply with the approved site plan in
lieu of 10’ landscaping “strips” and be landscaped with drought tolerant flora
for aesthetics. Landscaping not required along the south 400’ of 115th Avenue
3. Sight Visibility Triangles - Modified sight visibility triangles required at 3 driveway
locations per MCDOT design criteria. Waiver of sight visibility triangle at the
northwest corner of the site
January 13, 2021
Z2019009
Page 2 of 3

4. Service Station Signs – May be freestanding, monument or pole type and may
identify current price(s) of fuel sold, car wash service prices or any promotional
material in connection with the service station use
5. Max. Height of Freestanding Sign – 20’
6. Max. Height of Freestanding Pole Sign – 25’
7. Max. Area/Size of Freestanding Pole Sign – 134 sq. ft.
f. Noncompliance with any Maricopa County Regulation shall be grounds for
initiating a revocation of this Zone Change as set forth in the Maricopa County
Zoning Ordinance.
g. The property owner/s and their successors waive claim for diminution in value if
the County takes action to rescind approval due to noncompliance with
conditions.
h. The granting of this change in use of the property has been at the request of the
applicant, with the consent of the landowner. The granting of this approval allows
the property to enjoy uses in excess of those permitted by the zoning existing on
the date of application, subject to conditions. In the event of the failure to comply
with any condition, and at the time of expiration of the Zone Change, the property
shall revert to the zoning that existed on the date of application. It is, therefore,
stipulated and agreed that either revocation due to the failure to comply with any
conditions, or the expiration of the Zone Change, does not reduce any rights that
existed on the date of application to use, divide, sell or possess the property and
that there would be no diminution in value of the property from the value it held
on the date of application due to such revocation or expiration of the Special Use
Permit. The Zone Change enhances the value of the property above its value as
of the date the Zone Change is granted and reverting to the prior zoning results in
the same value of the property as if the Zone Change had never been granted.
Presented by: Adam Cannon, Planner
Reviewed by: Darren Gerard, AICP, Planning Manager
Attachment: 12/10/20 P&Z Packet (39 pages)
Note: 12/10/20 Draft P&Z Minutes are not available as of the writing of this report, but can
be provided upon request later when available.
January 13, 2021
Z2019009
Page 3 of 3

Report to the Planning and Zoning Commission
Prepared by the Maricopa County Planning and Development Department
Case: Z2019009 – QuikTrip #0424
Hearing Date: December 10, 2020
Supervisor District: 4
Applicant: Brian Greathouse – Burch & Cracchiolo, P.A.
Owner: QuikTrip Corporation
Request: Zone Change from Rural-43 to C-1 CUPD with a Plan of Development
(POD) for a new QT convenience store and gas station
Site Location: Generally located at the SEC of Happy Valley Rd. & 115th Ave. in the
Peoria area
Site Size: Approx. 4.38 acres
Density: N/A
County Island: No
County Plan: White Tank/Grand Avenue Area Plan – Small Lot Residential (2-5
d.u./acre)
Municipal Plan: Peoria General Plan - Commercial
Municipal Comments: None received
Support/Opposition: None received
Recommendation: Approve with conditions
Z2019009
Page 1 of 8

Project Summary:
1. QuikTrip Corporation is requesting a Zone Change from Rural-43 to C-1 CUPD with a Plan
of Development for a new QT convenience store and gas station. The subject property
is located in the Peoria area at the southeast corner of Happy Valley Rd. & 115th Ave.
and is designated as Small Lot Residential (2-5 d.u./acre) in the White Tank/Grand
Avenue Area Plan and Commercial in the Peoria General Plan.
2. The subject site will be utilized as a convenience store and gas station and function as
such. The subject site will have a fuel canopy with eight self-serve fuel stations, a
convenience store and an air station. The hours of operation will be twenty-four (24)
hours a day, seven (7) days a week. According to the applicant’s narrative, approx. 15
- 20 employees will be hired. Lighting will conform to Section 1112 of the Maricopa
County Zoning Ordinance and be shielded and directed downward to ensure nearby
residential neighborhoods are not impacted. Landscaping areas will include drought-
tolerant flora in lieu of a traditional screen wall. No violation cases are present on the
site.
3. The subject site is currently zoned Rural-43. The applicant is requesting to change the
zone to C-1 CUPD. The base C-1 zone and requested zoning standards for the C-1 CUPD
district are listed below:
BASE ZONING
PROPOSED ZONING REGULATIONS
REGULATION DISTRICT
(C-1 CUPD)
REGULATIONS (C-1)
Height 30’ 30’
Min. Front Yard 25’ for corner lot 25’
Min. Side Yard 10’ 10’
Min. Street-Side Yard 10’ 10’
Min. Rear Yard 3’ 3’
Min. Lot Area 6,000 sq. ft. 6,000 sq. ft.
Min. Lot Width 60’ 60’
Max. Lot Coverage 60% 60%
Parking Spaces 1 per 250 sq. ft. of
1 per 250 sq. ft. of floor area
Required floor area
6’ solid masonry wall
adjacent to or Drought-tolerant landscaping
Screening/Buffering abutting any rural or areas provided in lieu of site
residential zone screening requirements
boundary
Landscaping areas shall comply
with the approved site plan in lieu
10’ landscaping strip of 10’ landscaping “strips” and be
Landscaping required along road landscaped with drought tolerant
frontages flora for aesthetics. Landscaping
not required along the south 400’
of 115th avenue.
Z2019009
Page 2 of 8

Modified sight visibility triangles
required at 3 driveway locations
Sight Visibility
Required per MCDOT design criteria.
Triangles
Waiver of sight visibility triangle at
the northwest corner of the site.
Chapter 14, Section
Chapter 14, Section 1401 & 1403
Sign Regulations 1401 & 1403 of
of MCZO
MCZO
Shall be May be freestanding, monument
freestanding, or pole type and may identify
monument type and current price(s) of fuel sold, car
Service Station Signs shall only identify the wash service prices or any
current price(s) of promotional material in
fuel sold and cost of connection with the service
the car wash service station use
Max. Height of
12’ 20’
Freestanding Signs
Max. Height of
Freestanding Pole 12’ 25’
Sign
Max. Area/Size of
Freestanding Pole 120 sq. ft. 134 sq. ft.
Sign
4. It should be noted that since the applicant is proposing a site plan (required plan of
development, POD) and although the zone change is a legislative approval, the POD is
administratively approved. Therefore, POD approval is contingent upon prior rezoning
approval.
5. The applicant is requesting to vary screening/buffering, landscaping, sight visibility
triangles and sign standards. The proposed standards are consistent with other service
station uses in the county and are designed to be consistent with other C-1 uses and
service stations.
6. In consultation with Staff, the applicant is requesting to vary required screening/buffering
and landscaping to provide a more visible site for safety and accessibility at the
intersection of Happy Valley Rd. & 115th Ave. The applicant is requesting to provide
landscaping areas with drought-tolerant flora in lieu of a 6’ screen wall along the
perimeter of the property and landscaping strips along road frontages. Additionally, the
applicant is requesting a waiver of landscaping along the south 400’ of the property as
that portion of the property will be used as retention and maintain the existing desert
landscaping.
7. The applicant is also requesting to vary required site visibility triangles. The MCZO specifies
that 25’x25’ sight visibility triangles are to be provided at the property line where all
Z2019009
Page 3 of 8

access points are present and at the corner of properties with an intersection. In
consultation with MCDOT, the applicant is requesting modified sight visibility triangles that
conform better with Section 9.2.1 of the MDCOT Roadway Design Manual. Additionally,
as MCDOT is requiring ROW dedication and sidewalks as part of the Happy Valley Rd.
improvements, a sight visibility triangle at the northwest corner of the site is not necessary.
8. For signs, the applicant is requesting to vary the standards for service station signs to
model current QT best practices and allow for advertisement of QT’s full-service kitchen
offerings. The applicant is also requesting to vary maximum height of freestanding signs,
freestanding pole signs and the maximum area of freestanding pole signs in order to
provide better freeway visibility from the Loop-303.
Exhibit 1 – 2020 Aerial Map
Exhibit 2 – Rural-43 Zoning District and Surrounding Zoning Districts
Z2019009
Page 4 of 8

Exhibit 3 – Site Plan Excerpt
Existing On-Site and Adjacent Zoning / Land Use:
9. On-site: Rural-43 / Vacant
North: Rural-43/ Vacant
South: C-3 CUPD / Commercial
East: Rural-43 / Vacant
West: Rural-43 / Vacant
Utilities and Services:
10. Water: EPCOR
Wastewater: EPCOR
Fire: North County Fire & Medical
Police: MCSO
Right-of-Way:
11. The following table includes existing and proposed half-width right-of-way and the future
classification based upon the Maricopa County Department of Transportation (MCDOT)
Major Streets and Routes Plan.
Street Name Half-width Half-width Proposed R/W Existing Classification Future Classification
Existing R/W
Happy Valley Rd. Varies 100’ City of Peoria City of Peoria
115th Ave. Varies 65’ Minor Collector Major Collector
Z2019009
Page 5 of 8

Adopted Plans:
12. White Tank/Grand Avenue Area Plan (Adopted: 2000): The White Tank/Grand Avenue
Area Plan identifies this site as Small Lot Residential (2-5 d.u./acre). The Small Lot
Residential category denotes areas where increased residential density development is
appropriate and urban services (sewer, water, law enforcement, fire protection, schools,
parks, etc.) are available or will be provided.
13. City of Peoria General Plan (Adopted: 2020): The subject property is designated as a
Commercial land use in the City of Peoria General Plan. Commercial areas typically
include large-scale retail uses, grocery stores, specialty stores, and hospitality or
entertainment uses.
Public Participation Summary:
14. The applicant complied with the Maricopa County Citizen Review Process with the
required posting of the site and notification by first class mail to adjacent property owners
within 300’ of the subject parcel and interested parties. The applicant submitted a
Citizens Participation Results Report. According to the report, the applicant has not
received any concerns from nearby owners. Likewise, Staff has received no concerns
from nearby property owners regarding the Zone Change request.
Outstanding Concerns from Reviewing Agencies:
15. N/A
Staff Analysis:
16. Staff is supportive of this Zone Change request for a QT gas station and convenience
store. The applicant has addressed MCDOT and ADOT concerns associated with the
Happy Valley Rd. & 115th Ave. intersection associated with traffic and site visibility. The
property abuts another commercial use (Happy Valley Self Storage) and vacant land.
Staff feels that a gas station is an appropriate use at this location as it provides a
community need and is suitably located directly off the freeway for site access. Staff
believes that providing drought-tolerant flora in landscaping areas is superior to having
a screen wall in that less obstruction to visibility at this intersection is preferred for safety
reasons. The request for modified sight visibility triangles occurred in consultation with
MCDOT and with MCDOT’s approval. Additionally, the requests to vary sign standards
are appropriate in that the MCZO sign ordinance does not reflect more modern uses of
service stations in advertisement and may be limiting to visibility in instances where
elevated freeways are present (Loop 303). ADOT commented on the site and stated
that they have no concerns with the proposal after the applicant submitted a TIA and
revised site plan. Staff believes that the applicant has acted in good faith to notify
nearby owners of the proposed change and to provide ample opportunity to make
comments. The community is active and highly aware of the proposed QT station. No
concerns have been received by Staff.
Z2019009
Page 6 of 8

Recommendation:
17. For the reasons outlined in this report, staff recommends the Commission motion for
Approval, subject to conditions ‘a’ – ‘h’.
a. Development of the site shall be in substantial conformance with the Site Plan
entitled “QuikTrip Store #0424“, consisting of 7 full-size sheets, dated October 16,
2020, and stamped received November 18, 2020, except as modified by the
following conditions.
b. Development of the site shall be in substantial conformance with the Narrative
Report entitled “QuikTrip #0424”, consisting of 8 pages, dated November 12, 2020,
and stamped received November 12, 2020 except as modified by the following
conditions.
c. The following Planning Engineering conditions shall apply:
1. Drainage review of planning and/or zoning cases is for conceptual design
only and does not represent final design approval nor shall it entitle
applicants to future designs that are not in conformance with Section 1205
of the Maricopa County Zoning Ordinance and the Maricopa County
Drainage Policies and Standards.
2. All development and engineering design shall be in conformance with
Section 1205 of the Maricopa County Zoning Ordinance and current
engineering policies, standards and best practices at the time of
application for construction.
3. The entire site and adjacent half-streets’ runoff shall be retained onsite. The
115th Avenue half-street runoff south of the southerly site entrance shall
drain into the wash without retention. Otherwise, the adjacent half-streets’
runoff shall be retained unless separately addressed by the City of Peoria.
4. Sufficient retention volume shall be provided onsite to retain the required
95% 100-year, 2-hour runoff from all contributing areas. Retention basins
with stormwater depths exceeding one foot shall provide one foot of
freeboard.
5. All retention basins shall drain within 36 hours per County requirements.
6. The developer shall provide an approval of the latest traffic study from the
City of Peoria to the County as the site traffic accesses Happy Valley Pkwy
Road, and impacts the Happy Valley Pkwy and 115th Avenue signalized
intersection that is under City of Peoria jurisdiction.
7. The ultimate half-width improvements on 115th Avenue shall be constructed
per County Standards, unless waived by MCDOT.
d. All abandonments shown on the site plan must occur prior to the issuance of
construction permits.
Z2019009
Page 7 of 8

e. The following C-1 CUPD Zoning District standards shall apply:
1. Screening/Buffering – Drought-tolerant landscaping areas provided in lieu of
site screening requirements
2. Landscaping – Landscaping areas shall comply with the approved site plan in
lieu of 10’ landscaping “strips” and be landscaped with drought tolerant flora
for aesthetics. Landscaping not required along the south 400’ of 115th Avenue
3. Sight Visibility Triangles - Modified sight visibility triangles required at 3 driveway
locations per MCDOT design criteria. Waiver of sight visibility triangle at the
northwest corner of the site
4. Service Station Signs – May be freestanding, monument or pole type and may
identify current price(s) of fuel sold, car wash service prices or any promotional
material in connection with the service station use
5. Max. Height of Freestanding Sign – 20’
6. Max. Height of Freestanding Pole Sign – 25’
7. Max. Area/Size of Freestanding Pole Sign – 134 sq. ft.
f. Noncompliance with any Maricopa County Regulation shall be grounds for
initiating a revocation of this Zone Change as set forth in the Maricopa County
Zoning Ordinance.
g. The property owner/s and their successors waive claim for diminution in value if
the County takes action to rescind approval due to noncompliance with
conditions.
h. The granting of this change in use of the property has been at the request of the
applicant, with the consent of the landowner. The granting of this approval allows
the property to enjoy uses in excess of those permitted by the zoning existing on
the date of application, subject to conditions. In the event of the failure to comply
with any condition, and at the time of expiration of the Zone Change, the property
shall revert to the zoning that existed on the date of application. It is, therefore,
stipulated and agreed that either revocation due to the failure to comply with any
conditions, or the expiration of the Zone Change, does not reduce any rights that
existed on the date of application to use, divide, sell or possess the property and
that there would be no diminution in value of the property from the value it held
on the date of application due to such revocation or expiration of the Special Use
Permit. The Zone Change enhances the value of the property above its value as
of the date the Zone Change is granted and reverting to the prior zoning results in
the same value of the property as if the Zone Change had never been granted.
Presented by: Adam Cannon, Planner
Reviewed by: Matthew Holm, AICP, Planning Supervisor
Attachments: Case Map (1 page)
Site Plan (reduced 8.5”x11”, 7 pages)
Narrative Report (8 pages)
Engineering Comments (4 pages)
MCDOT Comments (1 page)
MCESD comments (1 page)
ADOT Comments (7 pages)
ADOT ROW Project Management Comments (2 pages)
Z2019009
Page 8 of 8

MARICOPA COUNTY
Application Name: QuickTrip #0424
Legal Description
T04N R01E 6, T4N R01E 06
Applicant Applicant Phone/Email
BRIAN GREATHOUSE for BURCH & CRACCHIOLO 602.234.9903 BGREATHOUSE@BCATTORNEYS.COM Z2019009
Case Address Parcel Primary: 201-21-048D
25215 N 115TH Ave
SUN CITY AZ 85373
Generated November 18, 2020 11:40 AM Gross Acres: 6.16 approx. Map scale 1:1,815
Supervisor District No. 4
ZONE CHANGE WITH OVERLAY / RU-43 TO C-1 CUPD
Maricopa County Planning & Development - Phoenix, AZ /

1 2 3 4 5 6 7 8 9 10 11 12 13 14 15
LEGAL DESCRIPTION SITE PLAN FOR
Q Q
N
QUIKTRIP STORE #0424
P P
PROJECT NO.: 05-0424
HAPPY VALLEY PARKWAY
HAPPY VALLEY PARKWAY AND 115TH AVE
115TH AVE
N MARICOPA COUNTY, AZ N
Vicinity Map
M REQUEST: PROJECT CONTACT LIST: M
SHEET INDEX
PROJECT DATA: NO. TITLE AVE
L 1 COVER SHEET L
2 SITE PLAN 0424 115TH
3 PRELIMINARY GRADING AND DRAINAGE PLAN
4 MASTER SIGN PLAN
No. AZ
5 MISC. SITE DETAILS NORTH
K 6 SIGN DETAILS K
&
7 LIGHT DETAILS
MARICOPA,
VALLEY
BASIS OF BEARING:
QuikTrip
J HAPPY J
C-1 CUPD DEVELOPMENT STANDARDS COMPARISON TABLE SEC
(DEVIATIONS FROM BASE ZONING SHOWN BOLD BOLD IN TEXT)
BENCHMARK:
H H
FINISHED FLOOR CERTIFICATION
G G
© COPYRIGHT QUIKTRIP CORPORATION 2011
ANY UNAUTHORIZED USE, REPRODUCTION,
PUBLICATION, DISTRIBUTION, OR SALE IN
WHOLE OR IN PART, IS STRICTLY FORBIDDEN.
PROTOTYPE: P-95 (09/14/18)
F DIVISION: 05 F
VERSION: 001
DESIGNED BY: JAW
DRAWN BY: JAW
ROADWAY INFORMATION REVIEWED BY: CDW
E E
3/5/19 6/28/19 9/10/20
PARKING, LOADING/UNLOADING SPACE TABLE
DATED DATED DATED 3-13-2018
COMMENTS COMMENTS COMMENTS
D DATE: D
SITE SUMMARY TABLE
DESCRIPTION ADDRESSED ADDRESSED ADDRESSED ISSUE
C DATE 4/25/19 4/24/20 10/16/20 C
ORIGINAL
REV 1 2 3
UTILITY TABLE
SHEET TITLE:
B COVER SHEET B
SHEET NUMBER:
A 1 of 7 A
PLAN DATE: 9/18/20
1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 CASE NO. Z2019009

1 2 3 4 5 6 7 8 9 10 11 12 13 14 15
SITE LEGEND
Q N Q
30 15 0 30 60
P P
PROJECT NO.: 05-0424
N N
M M
AVE
L L
0424 115TH
No. AZ
NORTH
CONSTRUCTION)
K K
&
MARICOPA,
LP VALLEY
UNDER Δ=23°37'35"
R=965.00'
VALLEY C-3 L=397.93' QuikTrip
201-21-055F
J HAPPY J
115th
ZONING: (CURRENTLY
HAPPY AVE
APN SEC
GSA
FACILITY
S88°54'54"W
H 10.78' H
STORAGE
Δ=20°44'43"
R=975.00'
L=353.02'
469.14' N88°54'54"E
G G
© COPYRIGHT QUIKTRIP CORPORATION 2011
243.03' ANY UNAUTHORIZED USE, REPRODUCTION,
N88°50'03"E PUBLICATION, DISTRIBUTION, OR SALE IN
W W WHOLE OR IN PART, IS STRICTLY FORBIDDEN.
PROTOTYPE: P-95 (09/14/18)
F DIVISION: 05 F
S0°10'03"E 49.99' VERSION: 001
DESIGNED BY: JAW
DRAWN BY: JAW
REVIEWED BY: CDW
FILL FILL FILL FILL FILL
E E
PUMP SUBMERGED PUMP SUBMERGED PUMP SUBMERGED PUMP SUBMERGED PUMP SUBMERGED
3/5/19 6/28/19 9/10/20
DATED DATED DATED 3-13-2018
VALLEY
COMMENTS COMMENTS COMMENTS
D FUEL CANOPY DATE: D
7,345 S.F. 178.61'
G3S HT.=22'-6" MAX. PKWY
STORE NO.: 0424
4,977 S.F. DESCRIPTION ADDRESSED ADDRESSED ADDRESSED ISSUE
BLDG. HT.= 20'-0" HAPPY
S89°50'30"W
C DATE 4/25/19 4/24/20 10/16/20 C
ORIGINAL
REV 1 2 3
SHEET TITLE:
B SITE PLAN B
SHEET NUMBER:
N0°20'26"W 719.26'
APN 201-21-053
A GREENE BRYAN J APN 201-21-049A 2 of 7 A
GREENE BRYAN J
ZONING: RU-43
ZONING: RU-43
VACANT LAND VACANT LAND PLAN DATE: 9/18/20
1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 CASE NO. Z2019009

1 2 3 4 5 6 7 8 9 10 11 12 13 14 15
GRADING LEGEND
Q N Q
30 15 0 30 60
P P
PROJECT NO.: 05-0424
N N
GRADING NOTES
M M
“
” “
”
CONSTRUCTION)
AVE
L L
LP 0424 115TH
UNDER Δ=23°37'35"
R=965.00'
VALLEY C-3
201-21-055F L=397.93' No. AZ
NORTH
115th
ZONING: (CURRENTLY
K HAPPY AVE K
APN &
GSA MARICOPA,
FACILITY VALLEY
S88°54'54"W
10.78'
QuikTrip
J STORAGE HAPPY J
Δ=20°44'43"
R=975.00' SEC
L=353.02'
469.14' N88°54'54"E
H H
243.03'
N88°50'03"E W W
S0°10'03"E 49.99'
G G
1.0 © COPYRIGHT QUIKTRIP CORPORATION 2011
FILL FILL FILL FILL FILL ANY UNAUTHORIZED USE, REPRODUCTION,
PUBLICATION, DISTRIBUTION, OR SALE IN
WHOLE OR IN PART, IS STRICTLY FORBIDDEN.
PUMP SUBMERGED PUMP SUBMERGED PUMP SUBMERGED PUMP SUBMERGED PUMP SUBMERGED PROTOTYPE: P-95 (09/14/18)
F DIVISION: 05 F
VERSION: 001
DESIGNED BY: JAW
DRAWN BY: JAW
VALLEY REVIEWED BY: CDW
178.61'
E PKWY E
3/5/19 6/28/19 9/10/20
HAPPY
FFE 1268.00 S89°50'30"W DATED DATED DATED 3-13-2018
COMMENTS COMMENTS COMMENTS
D DATE: D
DESCRIPTION ADDRESSED ADDRESSED ADDRESSED ISSUE
C DATE 4/25/19 4/24/20 10/16/20 C
ORIGINAL
REV 1 2 3
N0°20'26"W 719.26'
APN 201-21-053 SHEET TITLE:
APN 201-21-049A
GREENE BRYAN J
GREENE BRYAN J
B ZONING: RU-43 ZONING: RU-43 PRELIMINARY GRADING AND B
VACANT LAND VACANT LAND DRAINAGE PLAN
SHEET NUMBER:
A 3 of 7 A
PLAN DATE: 9/18/20
1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 CASE NO. Z2019009

1 2 3 4 5 6 7 8 9 10 11 12 13 14 15
SITE LEGEND
Q N Q
30 15 0 30 60
P P
PROJECT NO.: 05-0424
N N
M M
AVE
L L
0424 115TH
No. AZ
NORTH
CONSTRUCTION)
K K
&
MARICOPA,
LP VALLEY
UNDER Δ=23°37'35"
R=965.00'
VALLEY C-3 L=397.93' QuikTrip
201-21-055F
J HAPPY J
115th
ZONING: (CURRENTLY
HAPPY AVE
APN SEC
GSA
FACILITY
S88°54'54"W
H 10.78' H
STORAGE
Δ=20°44'43"
R=975.00'
L=353.02'
469.14' N88°54'54"E
G G
© COPYRIGHT QUIKTRIP CORPORATION 2011
243.03' ANY UNAUTHORIZED USE, REPRODUCTION,
N88°50'03"E PUBLICATION, DISTRIBUTION, OR SALE IN
WHOLE OR IN PART, IS STRICTLY FORBIDDEN.
M
PROTOTYPE: P-95 (09/14/18)
F DIVISION: 05 F
S0°10'03"E 49.99' P VERSION: 001
DESIGNED BY: JAW
DRAWN BY: JAW
REVIEWED BY: CDW
FILL FILL FILL FILL FILL
E E
PUMP SUBMERGED PUMP SUBMERGED PUMP SUBMERGED PUMP SUBMERGED PUMP SUBMERGED
C2 3/5/19 6/28/19 9/10/20
C1 DATED DATED DATED 3-13-2018
S VALLEY
D B2 B1 COMMENTS COMMENTS COMMENTS D
DATE:
178.61'
MF2 MF1 PKWY
DESCRIPTION ADDRESSED ADDRESSED ADDRESSED ISSUE
HAPPY
E2 E1 S89°50'30"W
C DATE 4/25/19 4/24/20 10/16/20 C
ORIGINAL
REV 1 2 3
SHEET TITLE:
B MASTER SIGN PLAN B
SHEET NUMBER:
N0°20'26"W 719.26'
APN 201-21-053
A GREENE BRYAN J APN 201-21-049A 4 of 7 A
GREENE BRYAN J
ZONING: RU-43
ZONING: RU-43
VACANT LAND VACANT LAND PLAN DATE: 9/18/20
1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 CASE NO. Z2019009

1 2 3 4 5 6 7 8 9 10 11 12 13 14 15
Q Q
P P
PROJECT NO.: 05-0424
N N
M M
AVE
L L
L1 MASONRY RETAINING WALL ELEVATION L6 MASONRY RETAINING WALL SECTION L11 LIGHT POLE DETAIL
0424 115TH
NTS SN: SD008A001 NTS SN: SD007A001 NTS SN: SD022A002
No. AZ
NORTH
K K
&
MARICOPA,
VALLEY
QuikTrip
J HAPPY J
HAPPY VALLEY
PKWY
SEC
H H
G G
© COPYRIGHT QUIKTRIP CORPORATION 2011
ANY UNAUTHORIZED USE, REPRODUCTION,
PUBLICATION, DISTRIBUTION, OR SALE IN
WHOLE OR IN PART, IS STRICTLY FORBIDDEN.
PROTOTYPE: P-95 (09/14/18)
F DIVISION: 05 F
F1 GRADING SECTION VERSION: 001
DESIGNED BY: JAW
SCALE: 1"=30' SN: DRAWN BY: JAW
REVIEWED BY: CDW
E E
3/5/19 6/28/19 9/10/20
DATED DATED DATED 3-13-2018
COMMENTS COMMENTS COMMENTS
D DATE: D
DESCRIPTION ADDRESSED ADDRESSED ADDRESSED ISSUE
C DATE 4/25/19 4/24/20 10/16/20 C
ORIGINAL
REV 1 2 3
SHEET TITLE:
B MISC. SITE DETAILS B
SHEET NUMBER:
A 5 of 7 A
A1 NOT USED A6 NOT USED A11 NOT USED
PLAN DATE: 9/18/20
NTS SN: NTS SN: NTS SN:
1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 CASE NO. Z2019009

1 2 3 4 5 6 7 8 9 10 11 12 13 14 15
SIGNAGE CHART
Q Q
P P
PROJECT NO.: 05-0424
N N
M M
AVE
L L
0424 115TH
No. AZ
NORTH
K K
&
MARICOPA,
VALLEY
QuikTrip
J HAPPY J
SEC
H H
G G
© COPYRIGHT QUIKTRIP CORPORATION 2011
ANY UNAUTHORIZED USE, REPRODUCTION,
PUBLICATION, DISTRIBUTION, OR SALE IN
WHOLE OR IN PART, IS STRICTLY FORBIDDEN.
PROTOTYPE: P-95 (09/14/18)
F DIVISION: 05 F
VERSION: 001
DESIGNED BY: JAW
DRAWN BY: JAW
REVIEWED BY: CDW
E E
3/5/19 6/28/19 9/10/20
DATED DATED DATED 3-13-2018
COMMENTS COMMENTS COMMENTS
D DATE: D
DESCRIPTION ADDRESSED ADDRESSED ADDRESSED ISSUE
C DATE 4/25/19 4/24/20 10/16/20 C
ORIGINAL
REV 1 2 3
SHEET TITLE:
B SIGN DETAILS B
SHEET NUMBER:
A 6 of 7 A
PLAN DATE: 9/18/20
1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 CASE NO. Z2019009

1 2 3 4 5 6 7 8 9 10 11 12 13 14 15
Q Q
P P
PROJECT NO.: 05-0424
N N
M M
AVE
L L
0424 115TH
No. AZ
NORTH
K K
&
MARICOPA,
VALLEY
QuikTrip
J HAPPY J
SEC
H H
G G
© COPYRIGHT QUIKTRIP CORPORATION 2011
ANY UNAUTHORIZED USE, REPRODUCTION,
PUBLICATION, DISTRIBUTION, OR SALE IN
WHOLE OR IN PART, IS STRICTLY FORBIDDEN.
PROTOTYPE: P-95 (09/14/18)
F DIVISION: 05 F
VERSION: 001
DESIGNED BY: JAW
DRAWN BY: JAW
REVIEWED BY: CDW
E E
3/5/19 6/28/19 9/10/20
DATED DATED DATED 3-13-2018
COMMENTS COMMENTS COMMENTS
D DATE: D
DESCRIPTION ADDRESSED ADDRESSED ADDRESSED ISSUE
C DATE 4/25/19 4/24/20 10/16/20 C
ORIGINAL
REV 1 2 3
SHEET TITLE:
B LIGHT DETAILS B
SHEET NUMBER:
A 7 of 7 A
PLAN DATE: 9/18/20
1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 CASE NO. Z2019009

Narrative Report
FOR
QuikTrip #0424
SOUTHEAST CORNER OF 115TH AVENUE AND HAPPY VALLEY ROAD
Case No. Z2019009
1st Submittal: January 17, 2019
2nd Submittal: May 14, 2019
3rd Submittal: August 31, 2020
4th Submittal: November 12, 2020

DEVELOPMENT TEAM
Property Owner
QuikTrip Corporation
Attn: Jonathan Naut
1116 E. Broadway Road
Tempe, AZ 85282
Phone: (480) 446-6318
Architect
KDF Architects
Attn: Kim Filuk
300 W. Clarendon, Suite 300
Phone: (602) 234-1868
Civil Engineers
WLB Engineers
Attn: Don Walding
1600 West Broadway Road
Tempe, AZ 85282
Phone: (480) 736-1600
Zoning Entitlements
Burch & Cracchiolo, P.A.
Attn: Brian Greathouse
702 E. Osborn Road, Suite 200
Phoenix, AZ 85014
Phone: (602) 234-9903
1

C-1 CUPD NARRATIVE
PURPOSE OF REQUEST
This request is for a Zone Change from Rural-43 to C-1 CUPD (Commercial Unit Plan of
Development) on approximately 6.16 gross acres (4.38+/- net) located at the southeast corner of
115th Avenue and Happy Valley Road in Maricopa County (the “Site”).
DESCRIPTION OF PROPOSAL
QuikTrip Corporation (“QT”) requests this Site be rezoned from RU-43 to C-1 CUPD to
allow the development of a new QT Convenience Store and Gas Station (“QT Store”) on this
vacant Site. The proposed QT development will include the construction of a new 4,977 +/- SF
convenience store with 8 fuel stations covered by a canopy. The QT Store will serve a variety of
fresh-made foods and drinks from a “full service counter” including pizzas, flatbread sandwiches,
quesadillas and kolaches. Specialty coffee drinks, espressos, shakes, smoothies, ice cream cones
and more will be offered as well. This QT Store will add approximately 15-20+ new QT
employees and other employment support through vendors, etc.
The new QT Store will revitalize this underutilized vacant Site with QT’s Gen 3S concept
store with enhanced architecture and high-quality building materials. The building and canopy
will be constructed with a diverse set of building materials, such as various types of veneers,
decorative cornice features, awnings, and architectural overhang features to provide shade for
pedestrians and visual interest. Further, QT’s fuel station canopy is designed to match the
architecture of the QT Store. QT’s “button” signs will be located on the Store and the north and
west sides of the fuel station canopy.
One freestanding pole sign will be located proximate to the northwest corner of the Site
and one freestanding monument sign will be located along the Site’s 115th Avenue frontage
adjacent to the south side of the northern most driveway.
The QT Store will operate 24 hours per day, Sunday through Saturday.
RELATIONSHIP TO SURROUNDING PROPERTIES
The Site was recently acquired by QT from a MCDOT auction. The Site is surrounded on
the west by 115th Avenue and other properties owned by MCDOT. The MCDOT properties were
originally right-of-way acquisitions for the construction of the Loop 303 freeway. The MCDOT
properties are currently vacant and are zoned RU-43. The properties north and east of the Site are
currently vacant and are zoned RU-43. The property south of the Site (across the adjacent wash)
has been developed as a storage facility. This development will benefit the area by providing fuel
service and convenience store items, including full service kitchen, that is severely lacking in this
area. The new QT Store will attract customers from the Loop 303 Freeway and residents living
within the area. The majority of QT’s customers will be existing residents and visitors in the area
that are already traveling along the nearby roads, including commuters in the area.
2

LOCATION AND ACCESSIBILITY
The Site is located at the southeast corner of 115th Avenue and Happy Valley Road. There
will be two driveways located on the Site’s 115th Avenue frontage and one driveway located along
the Site’s Happy Valley Road frontage, providing QT’s customers with easy access to and from
the Site. The driveways located along Happy Valley Road and the northern-most driveway on
115th Avenue will be right-in-right-out only. The southern-most driveway located along 115th
Avenue will be full access with no turn restrictions, and be a shared driveway with the proposed
Transfer Station on the property east of QT.
CIRCULATION SYSTEM
QT will complete partial roadway improvements along its west boundary fronting on 115th
Avenue. The City of Peoria is under construction with roadway widening along Happy Valley
Road. QT has coordinated with the City of Peoria to install a deceleration lane and new driveway
along Happy Valley Road, which has been completed. QT will make appropriate dedications to
the County and City of Peoria, as necessary.
The onsite circulation and parking layout have been designed to provide a safe and
convenient customer experience. The customer parking experience is very important to QT.
Parking is provided along three sides (north, south and west) and adjacent to the building to allow
easy access for customers. Parking is also available along the west perimeter of the parking area.
Fuel deliveries will occur on the northwest portion of the Site, away from customer areas. The
vendor delivery area is located at the rear (east side) of the building. Locating the vendor delivery
area at the east side of the building places the delivery trucks away from the flow of customers.
DEVELOPMENT SCHEDULE (PHASING)
The QT Store will be developed in one phase. Construction is anticipated to begin in the
second half of 2021.
COMMUNITY FACILITIES AND SERVICES
There are no adjacent or nearby community parks or amenities (other than hiking and off-
road vehicle recreation opportunities vacant open space areas). The nearest park, amenities and
recreation (other than hiking and off-road vehicle recreation) is located approximately 4 miles
northeast of the Site. The Site is located in the Peoria Unified School District. The nearest school
is Zuni Hills Elementary located more than 2 miles southeast of the Site. The Site is surrounding
by mostly vacant desert land. The QT Store will not have any negative impacts on any school
district, parks or other amenities in the area.
PUBLIC UTILITIES AND SERVICES
Water: EPCOR
Sewer: EPCOR
3

Police: Maricopa County Sheriff’s Department
Fire: North County
Refuse: Private Refuse Company
DEVELOPMENT STANDARDS TABLE
The C-1 CUPD Development Standards Comparison Table is provided below:
BASE ZONING DISTRICT PROPOSED ZONING
REGULATION REGULATIONS (C-1)
REGULATIONS (C-1 CUPD)
Height 30’ 30’
Min. Front Yard 25’for corner lot 25’
Min. Side Yard 10’ 10’
Min. Street-side Yard 10’ 10’
Min. Rear Yard 3’ 3’
Min. Lot Area 6,000 sq. ft. 6,000 sq. ft.
Min. Lot Width 60’ 60’
Max. Lot Coverage 60% 60%
Parking 1 per 250 sq. ft. of floor area 1 per 250 sq. ft. of floor area
6’ solid masonry wall
Drought-Tolerant Landscaping
adjacent to or abutting any
Screening / Buffering Areas provided in lieu of Site
rural or residential zone
Screening Requirements.
boundary
Landscaping areas shall
comply with the approved site
plan in lieu of 10’ landscaping
10’ landscaping strip
“strips” and be landscaped
Screening required along road
with drought tolerant flora for
frontages
aesthetics. Landscaping not
required along the south 400
feet of 115th Avenue.
4

Modified Sight Visibility
Triangles required at 3
driveway locations per MCDOT
Sight Visibility Required Design Criteria.
Triangles
Waiver of Sight Visibility
Triangle at the northwest corner
of the Site.
Chapter 14, Section 1401 & Chapter 14, Section 1401 &
Sign Regulations
1403 of MCZO 1403 of MCZO.
May be freestanding,
Shall be freestanding, monument or pole type and
monument type and shall may identify current prices(s)
Service Station Signs only identify the current of fuel sold, car wash service
price(s) of fuel sold and cost prices or any promotional
of the car wash service material in connection with the
service station use.
Max. Height of
12 feet 20 feet
Freestanding Sign
Max. Height of
Freestanding Pole 12 feet 25 feet
Sign
Max. Area/Size of
Freestanding Pole 120 sq. ft. 134 sq. ft.
Sign
Development Standards - Justifications for Deviations C-1 Base Zoning District
The property located east of the Site will likely be developed as a commercial use given the land
use patterns in the area. The property located south of the Site has already been rezoned C-3 for a
storage facility, and the storage facility is separated from the Site by a large wash. There is no
practical reason to include screening within south 400 feet of the 115th Avenue Site frontage
because there is a large wash along that area and there are no proposed uses for that area other than
maintaining the existing wash in its current condition. Landscape screening around the parking
lot areas is being utilized in place of screen walls to provide more visibility to the Site and allow
QT’s customers to navigate to the Site more easily.
The sight visibility design criteria within MCZO is not practical given the significant distance
between the property line and the roadway curb locations adjacent to the Site. Because vehicles
will be stopping at the driveway apron areas, rather than the property line, the end of the driveways
(per MCDOT criteria) is a more appropriate location to apply the sight visibility triangles for this
5

Site. Further the MCZO site visibility requirement at the northeast corner of the Site is
significantly setback from the southeast corner of the Happy Valley Road and 115th Avenue
intersection; therefore a waiver of the sight visibility requirement at that location is warranted
because will have no discernable impact on the surrounding visibility for vehicles traveling on
115th Avenue and Happy Valley Road.
Signage - Justifications for Deviations C-1 Base Zoning District
The proposed deviations to the C-1 Base Zoning District requirements meets the intent of MCZO
Article 1401.1 to: (1) Enable the identification of places of business, (2) Permit the communication
of information necessary for the conduct of commerce, (3) Encourage signs that are appropriate to
the zoning district in which they are located and consistent with the category of use to which they
pertain, (4) Regulate signs in a manner so as to not interfere with, obstruct vision of, or distract
motorists, bicyclists or pedestrians, from the ability to see traffic signals, road hazards, and other
motorists, bicyclists, or pedestrians, and (5) Require signs to be constructed, installed, and
maintained in a safe and satisfactory manner.
The QT Monument Sign and Pole Sign heights are appropriate for this Site and proposed use. The
maximum sign height for freestanding signs with a C-1 Zoning District is typically 24 feet.
However, the proposed signage is located within 200 feet of a residential zoned district and,
therefore, the maximum sign height is 12 feet. The residential district located west of the Site is
merely vacant MCDOT right-of-way and will likely never be residential homes. Further, the Site’s
location near the elevated Loop 303 and Happy Valley Parkway requires QT to propose additional
height to allow its customers to see the QT signs. The Happy Valley Parkway elevation under the
Loop 303 overpass is approximately 21 feet higher than the base of the Freestanding Pole Sign,
approximately 28 feet higher than the base of the Freestanding Monument Sign, and approximately
27 feet higher than the QT Store’s finished floor elevation. The additional sign height is necessary
to allow QT customers to see the QT Monument Signa and Freestanding Pole Sign.
The additional height of the QT Monument Sign and Pole Sign meets the intent of the Zoning
Ordinance since the Site grade is lower than the Loop 303, Happy Valley Parkway and the
properties to the north of the Site.
The QT Pole Sign area is also appropriate for this Site, QT’s development, and will not negatively
impact the surrounding area. The Site elevation is lower than Loop 303 and Happy Valley
Parkway and the additional 14 feet sign area is necessary to allow QT’s customers to see the sign.
Further, the additional 14 feet sign area is only an 11% increase in sign area allowed by the Zoning
Ordinance and fits the character of the area near the Loop 303 freeway corridor. Slightly larger
sign area is necessary for customers driving at higher speeds along the Loop 303 freeway. Further,
QT has not increased the sign areas to the maximum allowed under the Zoning Ordinance on other
portions of the Site.
The Service Station Signage requirements for only gas prices and car wash signs is being revised
to allow current best practice of identifying QT and other applicable advertisement related to QT’s
full-service kitchen offerings.
6

CONCLUSION
This Zone Change Application establishes uses and other criteria that are appropriate for
the Site and compatible with the surrounding area. We request the County’s Approval.
7

Maricopa County
Planning & Development Department
Date: November 3, 2020
Kevin Bischel, P.E.
Planning 501 North & 44th Development Street, Suite 200 Memo To: Darren Gerard, AICP, Deputy Director, Department of Planning &
Phoenix, Arizona 85008 Development
Phone: (602) 372-0966
Fax: (602) 506-8762
www.maricopa.gov/planning email address: Attn: Adam Cannon, Planner, Planning & Development Services
Kevin.Bischel@maricopa.gov
Via: Bob Fedorka, P.E., Drainage Engineering Supervisor, Development
Services
From: Kevin Bischel, P.E., Drainage Engineer, Development Services
Subject: Z2019009 – QuickTrip #424
APN: 201-21-048D, 201-21-054B
I have reviewed the plans and report submittal routed 10/20/2020 for this Planning &
Zoning case. Drainage engineering has no further objections with the following
stipulations:
• Drainage review of planning and/or zoning cases is for conceptual design only
and does not represent final design approval nor shall it entitle applicants to
future designs that are not in conformance with Section 1205 of the Maricopa
County Zoning Ordinance and the Maricopa County Drainage Policies and
Standards.
• All development and engineering design shall be in conformance with Section
1205 of the Maricopa County Zoning Ordinance and current engineering
policies, standards and best practices at the time of application for construction.
• The entire site and adjacent half-streets’ runoff shall be retained onsite. The 115th
Avenue half-street runoff south of the southerly site entrance shall drain into the
wash without retention. Otherwise, the adjacent half-streets’ runoff shall be
retained unless separately addressed by the City of Peoria.
• Sufficient retention volume shall be provided onsite to retain the required 95%
100-year, 2-hour runoff from all contributing areas. Retention basins with
stormwater depths exceeding one foot shall provide one foot of freeboard.
• All retention basins shall drain within 36 hours per County requirements.
• The developer shall provide an approval of the latest traffic study from City of
Peoria to the County as the site traffic accesses Happy Valley Pkwy Road, and

impacts Happy Valley Pkwy and 115th Avenue signalized intersection that are
under the city jurisdiction.
• The ultimate half-width improvements on 115th Avenue shall be constructed per
County Standards, unless waived by MCDOT.

DRAINAGE PLAN REVIEW REFERENCES:
The Drainage Regulations are listed in Section 1205 of the MCZO:
https://www.maricopa.gov/documentcenter/view/272
Maricopa County Drainage Policies and Standards Manual:
https://www.maricopa.gov/DocumentCenter/Home/View/2369
Engineering Plan Submittal Checklist for Commercial & Subdivision:
https://www.maricopa.gov/DocumentCenter/View/3972/Combined-Engineered-Plan-Submittal-
Checklist-for-Commercial-PDF
For Additional Information See:
https://www.maricopa.gov/1635/Drainage-Review
FLOOD CONTROL DISTRICT OF MARICOPA COUNTY
REFERENCES:
Floodplain Regulations for Maricopa County:
https://www.maricopa.gov/DocumentCenter/View/630
For Additional Information See:
https://www.maricopa.gov/3847/Flood-Control-District
PND TRANSPORTATION REFERENCES
Roadway Design Manual
http://www.mcdot.maricopa.gov/DocumentCenter/View/24883
Maricopa County Resolution for ROW Permits
https://www.maricopa.gov/documentcenter/view/364
For Additional Information See:
https://www.maricopa.gov/156/MCDOT
Abbreviations Key:
Drainage:
DD = Department Directive (See: http://www.maricopa.gov/1911/Department-Directives)
MCZO = Maricopa County Zoning Ordinance
DPS = Maricopa County Drainage Policies and Standards
SSA = State Standard Attachment
DDMV1= Maricopa County Drainage Design Manual – Hydrology
DDMV2 = Maricopa County Drainage Design Manual – Hydraulics
Flood Control:
FRMC = Floodplain Regulations for Maricopa County
PND Transportation:
RDM = MCDOT Roadway Design Manual
RDG = MCDOT Residential Design Guidelines

MSRP = MCDOT Major Streets and Routes Plan

MCDOT -- TRAFFIC ENGINEERING
REVIEW COMMENT SHEET
1 OF 2
Project Name: QuikTrip 424 Date: 09-23-2019
Location: SEC Happy Valley Parkway & 115th Avenue Reviewer: Raj Thoutam
P&D/MCDOT File No.: Z2019009 Phone No.: 602-506-8940
Consultant: Stanley Consultants, Inc. CONSULTANT CODE:
Project No.: A = Will Comply B = Deleted
Report Sealed By: Natalie Carrick Phone No: 602-333-2245 Fax: C = Consultant to Evaluate
Item Page Consultant
Number Number Comments Reply
1ST REVIEW (TIS)
Consultant: Please use the code and respond to each comment in the Consultant
Reply Column. This sheet is for our record, please answer every question and sign
and date your acknowledgement or the plans will be sent back to complete the
process. Send back the marked-up plans and a new set of plans along with this
comment sheet. Thank you for your cooperation.
= = = = = = = = = = = = = = = = = = = = = = = = = = = = = = =
= = = = = =
General Summary:
The proposed QuikTrip gas station development site is located on the southeast
corner of 115th Ave and Happy Valley Pkwy. Per study, the proposed site will consist
of 4,977 square-foot of convenience market with 16 fueling stations. The site
driveways will access onto both Happy Valley Pkwy and 115th ave road. The site in its
entirety, 115th ave along site’s western frontage are under Maricopa County
Jurisdiction. Happy Valley Rd and traffic signal at 115th ave & Happy Valley Rd
intersection have been annexed by City of Peoria from County after 1st review of
the project’s traffic study.
Review Comments:
1 The traffic study is approved with the stipulation that the developer provide an
approval of the latest traffic study from City of Peoria to the County as the site traffic
accesses Happy Valley Pkwy Rd, and impacts Happy Valley Pkwy and 115th ave
signalized intersection that are under the city jurisdiction.
Signature: _____________________________________ Date: ___________
C:\Users\moralesa001\AppData\Local\Microsoft\Windows\Temporary Internet Files\Content.Outlook\4UWKIA4P\QuikTrip 424
Z2019009.doc

Maricopa County
Environmental Services Department
Water and Waste Management Division
Subdivision Planning Program Infrastructure & DATE: February 6, 2019
1001 N. Central Avenue #150
Phoenix, Phone: (602) Arizona 506-1058 85004 TO : Derek Scheerer, Planning & Development Dept.
Fax: (602) 506-5813 Planner
TDD 602 506 6704
FROM: Souren Naradikian, P.E.
Senior Civil Engineer
SUBJECT: Zone change from RU-43 and R-43 to C-1 CUPD. Z2019009
The Maricopa County Environmental Services Department (MCESD) has reviewed
revised documents received from the Maricopa County Planning and Development
Department for the above referenced project. This project is a request for approval of
a Zone change from RU-43 and R-43 to C-1 CUPD at APN# 201-21-048A. According
to the documents submitted, water will be provided by EPCOR, wastewater service
will be provided by EPCOR), MCESD has no concerns, ATC must be obtained prior to
construction permit approval if applicable.
Stormwater - The site is not located in the Urbanized Unincorporated Area, and
therefore, not regulated by the Maricopa County Stormwater Quality Program.
Based on the above, MCESD raised no objections to the Planning & Development
Department in Accela on February 6, 2019 and will allow the project to proceed at this
time subject to the following stipulations:
Stipulations:
None.
It should be noted that this document does not approve the referenced project.
Comments are provided only as advisory to Maricopa County Planning and
Development Department to assist staff to prepare a staff report. Other Maricopa
County agencies may have additional requirements. Final review and approval will be
made through Planning and Development Department procedures. Applicant may
need to submit separate applications to the Maricopa County Environmental Services
Department for approval of proposed facilities regulated by the Department. Review
of any such application will be based on regulations in force at the time of application.

From: Scott Brunner
To: Carrick, Natalie; Adam Cannon (PND)
Cc: Jonathan Naut; Brian Greathouse; Martin Lauber; Jerome Choy
Subject: Re: 3rd Submittal - Z2019009 - Zone Change with Overlay for QuikTrip #424
Date: Thursday, September 17, 2020 9:30:11 AM
Attachments: image007.png
image008.png
image003.png
Good Morning All,
Adam & Natalie, yes, the traffic impact analysis and site plan I was provided for review was
not the latest one. The Revised TIA with the off-site turn lane improvements substantially
addresses my concerns, and are pretty much in line with what I was hoping to see. I think the
remaining severe LOS F situation with the WB left-turn lane at Happy Valley @ 115 Ave
could possibly be improved somewhat by going to a longer cycle length and double-cycling
that left-turn phase. That should be discussed with the signal timing engineers that operate
that signal.
Also, although not within our jurisdiction, we still think examining the possibility of adding
another SB lane on the north leg would be a worthwhile improvement. And lastly, I'm not
sure who is doing the design of Happy Valley Pkwy, but the EB and WB left-turn lane
alignments at 115th Avenue should be adjusted to improve the offset for better visibility if
possible -- it looks like the new construction may have actually made them worse. .
ADOT has no objection for the rezoning/site plan application moving forward based on the
revised information. If you have any questions, please let me know. Thanks.
Scott Brunner, PE
Regional Traffic Engineer
Arizona Department of Transportation - Central Region
2140 West Hilton Avenue
Phoenix, AZ 85009
sbrunner@azdot.gov
_
On Wed, Sep 16, 2020 at 2:55 PM Carrick, Natalie <CarrickNatalie@stanleygroup.com>
wrote:

Hi Scott,
Thank you for your thorough review of the QT #424 TIA. When reviewing your comments, it
appears you reviewed an outdated version of the study. Attached is the most current version that
was completed back in April. The attached version of the study may address some of your
concerns with the unbalanced and unrealistic intersection analysis, however, I would like to set up
a conference call to discuss your comments. Do you have any availability tomorrow to discuss?
Thank you,
Natalie Carrick, P.E., RSP1, Principal Traffic Engineer
STANLEYCONSULTANTS, 1661 East Camelback, Suite 400, Phoenix, AZ 85016
T: 602.333.2245 | M: 602.920.5607 | stanleyconsultants.com
From: Adam Cannon (PND) <Adam.Cannon@maricopa.gov>
Sent: Wednesday, September 16, 2020 10:14 AM
To: Brian Greathouse <bgreathouse@bcattorneys.com>
Cc: jnaut@quiktrip.com; Kevin Bischel (PND) <Kevin.Bischel@Maricopa.Gov>
Subject: FW: 3rd Submittal - Z2019009 - Zone Change with Overlay for QuikTrip #424
Brian,
Please see the attached ADOT comments.
Adam
From: Scott Brunner <sbrunner@azdot.gov>
Sent: Wednesday, September 16, 2020 10:12 AM
To: Adam Cannon (PND) <Adam.Cannon@maricopa.gov>
Cc: Adam Carreon <ACarreon@azdot.gov>; Martin Lauber <mlauber@azdot.gov>; Jerome Choy
<jchoy@azdot.gov>
Subject: Re: 3rd Submittal - Z2019009 - Zone Change with Overlay for QuikTrip #424

Good Morning Adam,
Please find attached our comments for consideration by the local agencies.
Our main issue with the TIA was that the Synchro intersection analysis was very unbalanced
and unrealistic to the point of making it difficult to determine what the realistic LOS and
delays were for the various movements in Year 2025, and what should be done to mitigate
those issues - more specifically, what should the QuikTrip project itself do to mitigate the
adverse conditions. The TIA generally implies that since there are poor LOS F
conditions with and without the project, that's just the way it is, but looking deeper into the
analysis, the project contributes a pretty significant impact to the already poor levels of
service for some movements (particularly the WB left at Happy Valley & 115 Avenue). It's
not a marginal or slight impact, it's a significant impact based on the applicant's own
analysis (although a revised analysis may paint a different picture, just don't really know).
Anyway, we realize these are late in the game, but we wanted to alert you to our concerns.
I am available if you have any questions. Thanks.
Scott Brunner, PE
Regional Traffic Engineer
Arizona Department of Transportation - Central Region
2140 West Hilton Avenue
Phoenix, AZ 85009
sbrunner@azdot.gov
_

On Mon, Sep 14, 2020 at 10:52 AM Adam Cannon (PND) <Adam.Cannon@maricopa.gov>
wrote:
Scott – Yes that will work. Thank you!
Adam
From: Scott Brunner <sbrunner@azdot.gov>
Sent: Monday, September 14, 2020 10:39 AM
To: Adam Cannon (PND) <Adam.Cannon@maricopa.gov>
Cc: Adam Carreon <ACarreon@azdot.gov>
Subject: Re: 3rd Submittal - Z2019009 - Zone Change with Overlay for QuikTrip #424
Good Morning Adam,
This is Scott Brunner, I'm the new Regional Traffic Engineer (RTE) with ADOT Central
Region and will be undertaking the review. Can we provide comments to you by close of
business tomorrow (Tuesday 9-15-20)? Thanks.
Scott Brunner, PE
Regional Traffic Engineer
Arizona Department of Transportation - Central Region
2140 West Hilton Avenue
Phoenix, AZ 85009
sbrunner@azdot.gov
_

On Tue, Sep 8, 2020 at 7:12 AM Adam Cannon (PND) <Adam.Cannon@maricopa.gov>
wrote:
Hi Adam,
We will need comments back as soon as possible on this one. This is their third submittal and
we will not be having any further TAC meetings. Based upon an early look at their site plan,
they appear to be close to being ready for hearing, but I haven’t set them dates yet and will
not do so until sign-off.
The first sign off deadline is 9/21/20 so we will need ADOTs comments by sometime early
next week so that they have time to adjust their plans to meet ADOT requirements if they are
able to in time for the sign off deadline.
Best regards,
Adam Cannon
Planner
Maricopa County Planning & Development Department
501 N. 44th Street, Suite 200, Phoenix, AZ 85008
Desk: 602-372-0292
adam.cannon@maricopa.gov
From: Adam Carreon <ACarreon@azdot.gov>
Sent: Friday, September 4, 2020 5:52 PM
To: Adam Cannon (PND) <Adam.Cannon@maricopa.gov>; Scott Brunner
<SBrunner@azdot.gov>

Subject: Re: 3rd Submittal - Z2019009 - Zone Change with Overlay for QuikTrip #424
ADOT will be commenting and would like to be included in discussions of
roadway access. Do you have any dates set for comments due or hearings?
Adam D Carreon, PE
Operations & Safety Engineer - Special Projects
Central Region - Acting Assistant RTE
1615 W. Jackson St
Phoenix, Arizona 85007
602.712.2212 Office
480.292.0854 Cell
azdot.gov
On Fri, Sep 4, 2020 at 10:42 AM Adam Cannon (PND)
<Adam.Cannon@maricopa.gov> wrote:
Good afternoon all,
This e-mail serves as notification of a 3rd submittal we have received for a Zone
Change with Overlay from RU-43 to C-1 CUPD for the QuikTrip #424 Project.
Applicable documents for review are available on the Online Permit Manager at:
https://accela.maricopa.gov/CitizenAccessMCOSS/Default.aspx. You can search for
the case by using the Zone Change case number Z2019009.

Please direct any individuals who have questions or would like to send a letter of
support or opposition to the following e-mail and phone number:
pdplanner@mail.maricopa.gov or 602-506-3301.
Please let me know if you have any questions or concerns.
Best regards,
Adam Cannon
Planner
Maricopa County Planning & Development Department
501 N. 44th Street, Suite 200, Phoenix, AZ 85008
adam.cannon@maricopa.gov
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From: Cindy Wiener
To: Adam Cannon (PND)
Subject: Re: 3rd Submittal - Z2019009 - Zone Change with Overlay for QuikTrip #424
Date: Wednesday, September 9, 2020 8:33:21 AM
Attachments: image003.png
image002.png
Good Morning,
Thank you for your notice for the above-referenced development. ADOT
is neutral on this matter. As such, ADOT has no comment.
Kind Regards,
Cindy L. Wiener,
Right of Way Agent Consultant
On Fri, Sep 4, 2020 at 10:42 AM Adam Cannon (PND) <Adam.Cannon@maricopa.gov>
wrote:
Good afternoon all,
This e-mail serves as notification of a 3rd submittal we have received for a Zone Change
with Overlay from RU-43 to C-1 CUPD for the QuikTrip #424 Project. Applicable
documents for review are available on the Online Permit Manager at:
https://accela.maricopa.gov/CitizenAccessMCOSS/Default.aspx. You can search for the
case by using the Zone Change case number Z2019009.
Please direct any individuals who have questions or would like to send a letter of support or
opposition to the following e-mail and phone number: pdplanner@mail.maricopa.gov or
602-506-3301.
Please let me know if you have any questions or concerns.
Best regards,
Adam Cannon
Planner

Maricopa County Planning & Development
Department
501 N. 44th Street, Suite 200, Phoenix, AZ 85008
adam.cannon@maricopa.gov