DRC_EXHIBITS_KWIK CORNER_011326.PDF

City of Tempe — Development Review Commission Regular Meeting (2026-01-13)

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EXHIBITS
for
KWIK CORNER
(PL240431)

1.
Zoning Map
2.
Aerial Map
3-5.
Letter of Explanation
6.
Title Sheet
7.
Conceptual Site Plan
8-9.
Conceptual Building and Canopy Elevations
10.
Conceptual Floor Plan
11-27.
Site Context Photos

KWIK CORNER
PL240431
C
0:::
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(.)
en
E SOUTHERN AVE
1111 Commercial Shopping and Services (CSS)
1111 Planned Commercial Center Neighborhood (PCC-1)
1111 Residential/Office (RO)
1111 Single-Family Residential (R1-6)
rlTempe
Enterprise GIS and Data Analytics Group; City of Tern
, Microsoft, Vant
EXHIBITS 1
SITE
CSS

KWIKCORNER
PL240431

Aerial Map
EXHIBITS 2

esencia A r c h i t e c t u r e a n d U r b a n D e s i g n
1 7 4 3 E M c N a i r D r S t e 2 0 0 T e m p e A r i z o n a 8 5 2 8 3
www.esencia.org T 480.755.0959

1 | P a g e

December 15, 2025

Planning & Community Development
City of Tempe
31 E. Fifth Street

Tempe, Arizona 85281

Regarding:

Project PL240431
Narrative – Use Permit Application
Kwik Corner Remodel
2188 E. Southern Avenue
Tempe, Arizona
APN: 133-47-072L

City of Tempe,

Esencia, LLC and Kwik, LLC would like to submit the following package for a use
permit approval for a new service station located at the northwest corner of
Southern Avenue and Price Road (Loop 101). The .84-acre parcel is at 2188 E.
Southern Avenue and is identified by the Maricopa County Assessor’s office as APN
133-47-072L and is currently zoned CSS, Commercial Shopping and Services. The
property was originally constructed in 1989 as an ARCO fuel station and
convenience store which was closed approximately 2011. The fuel canopy and fuel
underground tanks were removed from the site, and the property has been general
commercial uses since that time with the most recent occupant being a T-Mobile
sales office. It is the owner’s intention to remodel the interior of the building for a
convenience store and install new underground fuel tanks and fuel canopy with four
dispensers. Beer and wine sales are planned for the convenience store, pending
approval of a Series 10 license.

The isolated property is located on the hard corner of Southern Avenue and Price
Road / Loop 101 Freeway. This property has existing right-in/right-out entry and
exits on both roadways that will remain, with the exception of the existing driveway
along Price Road, which will be replaced with a new driveway per City design
requirements. Three of the four corners of that intersection are commercial in nature
and the fourth, located at the southeast corner, is an existing hotel approximately
620’ away. Located directly west of the property is a commercial property (bike
shop) and directly behind that and along the north property line is a church property
that also operates as a high school.

This property is located and operating within the City of Tempe’s General Plan 2050
Land Use which identifies commercial development at this intersection to support
the surrounding community.

EXHIBITS 3

esencia A r c h i t e c t u r e a n d U r b a n D e s i g n
1 7 4 3 E M c N a i r D r S t e 2 0 0 T e m p e A r i z o n a 8 5 2 8 3
www.esencia.org T 480.755.0959

2 | P a g e

A Use Permit is required per City of Tempe’s Ordinance for the proposed service
station within the CSS zoning district. The following criteria must be met for approval
with City of Tempe Criterial 6-308(E):

1: The manner of conduct and the building for the proposed use will not be
detrimental to persons residing or working in the vicinity, to adjacent property, to the
neighborhood, or to the public welfare in general, and that the use will be in full
conformity to any conditions, requirements or standards prescribed therefore by this
code. The service station will not be detrimental to neighboring properties and the
surrounding area. The immediate area is zoned commercial as well as a highway
interchange. The property has established entry and exits to the property and there
are no changes proposed. The proposed uses are similar to other uses in the area
and support the highway and existing roadway traffic.

2a: Any significant increase in vehicular or pedestrian traffic. We are not expecting
any significant increase to the arterial roadway vehicular volume or pedestrian traffic
in the area. The established arterial roadways have been in existence over thirty
years and the traffic patterns are set for this area. This convenience store / gas
station is intended to service that existing traffic volume as this type of use is not
anticipated to be a destination type of use. Additional traffic entering and exiting the
property will increase from the current use (cell phone sales) but the site provides
ample space for that increase in visits. Pedestrian traffic is currently not existing and
will remain at a minimal level. The church / high school located next to the property
is a typical closed campus type of school as well as offers on-line classes. Students
are either dropped off and picked up by parents or drive themselves to and from the
school. A pedestrian sidewalk is provided along Southern Avenue and Price Road
for the minimal pedestrian traffic and existing bus stop along Southern Avenue.

2b: Nuisance arising from the emission or odor, dust, gas, noise, vibration, smoke
heat or glare at a level exceeding that of ambient conditions. The proposed use will
be in full compliance with noise, odor or emission guidelines from the state and city
of Tempe. The fuel system will be in full compliance with ADEQ controls and
guidelines. The property is located next to two major arterial roadways as well as a
large regional highway interchange. Nothing planned for this site will exceed the
existing ambient noise, odor or vibration conditions. The property will be a 24 hour
operation with full-time employee surveillance to identify any noise or other
nuisances before they happen.

2c: Contribution to the deterioration of the neighborhood or to the downgrading of
property values, the proposed use is not in conflict with the goals objectives or
policies for rehabilitation, redevelopment or conservation as set forth in the city’s
adopted plans or General Plan. This proposed use is identified and operating within
the City of Tempe’s General Plan 2050 Land Use which identifies commercial
development at this intersection to support the surrounding community. The service
station will not downgrade property values or be in conflict with the surrounding
properties. They use is ideal for this location on an commercial corner and arterial
street.

EXHIBITS 4

esencia A r c h i t e c t u r e a n d U r b a n D e s i g n
1 7 4 3 E M c N a i r D r S t e 2 0 0 T e m p e A r i z o n a 8 5 2 8 3
www.esencia.org T 480.755.0959

3 | P a g e

2d: Compatibility with existing surrounding structures and uses. The surrounding
properties are commercial in nature with retail shops, a hotel and an existing gas
station located in the immediate area. This proposed use is compatible with the
current commercial service and neighboring Church / high school located behind the
store. No internal vehicular or pedestrian access is provided to the church or school.
The nearest residential property is located approximately 450 feet away to the north
and over 500 feet away to the west.

2e: Adequate control of disruptive behavior both inside and outside the premises
which may create a nuisance to the surrounding area or general public. The hours
of operation will be 24 hours / 7 days a week with approx. two employees working at
a time. This facility will be owner operated and all activities inside and around the
site will be monitored by the employees to minimize any nuisance before it happens.
The well-managed property will bring stability to the area and maintain a 24 hour
video surveillance of the property. The overall site is visible from both arterial streets
and will have compliant lighting levels across the entire property.

The project timing would be to have the facility open to the community within the
next 18 months. We are excited about this project and feel that this location will
continue to serve the surrounding community as it was originally planned.

Sincerely,

Esencia, llc
EXHIBITS 5

1743 E. McNair Drive, Suite 200
esencia
Tempe, Arizona 85283
t. 480 - 755 - 0959
SHEET INDEX
PROJECT DATA
APPROVAL BLOCK
PROJECT TEAM
VICINITY MAP
GENERAL NOTES
LEGAL DESCRIPTION
PROJECT SCOPE
GOVERNING CODES
EXHIBITS 6

1743 E. McNair Drive, Suite 200
esencia
Tempe, Arizona 85283
t. 480 - 755 - 0959
EXHIBITS 7

2 1 8 8
1743 E. McNair Drive, Suite 200
esencia
Tempe, Arizona 85283
t. 480 - 755 - 0959
EXHIBITS 8

1743 E. McNair Drive, Suite 200
esencia
Tempe, Arizona 85283
t. 480 - 755 - 0959
EXHIBITS 9


1743 E. McNair Drive, Suite 200
esencia
Tempe, Arizona 85283
t. 480 - 755 - 0959
EXHIBITS 10

esencia
Architecture and Urban Design
1743 E McNair Dr Ste 200 Tempe Arizona 85283
www.esencia.org
T 480.755.0959
Overall Site Plan
EXHIBITS 11

esencia
Architecture and Urban Design
1743 E McNair Dr Ste 200 Tempe Arizona 85283
www.esencia.org
T 480.755.0959
Photo #1
EXHIBITS 12

esencia
Architecture and Urban Design
1743 E McNair Dr Ste 200 Tempe Arizona 85283
www.esencia.org
T 480.755.0959
Photo #2
EXHIBITS 13

esencia
Architecture and Urban Design
1743 E McNair Dr Ste 200 Tempe Arizona 85283
www.esencia.org
T 480.755.0959
Photo #3
EXHIBITS 14

esencia
Architecture and Urban Design
1743 E McNair Dr Ste 200 Tempe Arizona 85283
www.esencia.org
T 480.755.0959
Photo #4
EXHIBITS 15

esencia
Architecture and Urban Design
1743 E McNair Dr Ste 200 Tempe Arizona 85283
www.esencia.org
T 480.755.0959
Photo #5
EXHIBITS 16

esencia
Architecture and Urban Design
1743 E McNair Dr Ste 200 Tempe Arizona 85283
www.esencia.org
T 480.755.0959
Photo #6
EXHIBITS 17

esencia
Architecture and Urban Design
1743 E McNair Dr Ste 200 Tempe Arizona 85283
www.esencia.org
T 480.755.0959
Photo #7
EXHIBITS 18

esencia
Architecture and Urban Design
1743 E McNair Dr Ste 200 Tempe Arizona 85283
www.esencia.org
T 480.755.0959
Photo #8
EXHIBITS 19

esencia
Architecture and Urban Design
1743 E McNair Dr Ste 200 Tempe Arizona 85283
www.esencia.org
T 480.755.0959
Photo #9
EXHIBITS 20

esencia
Architecture and Urban Design
1743 E McNair Dr Ste 200 Tempe Arizona 85283
www.esencia.org
T 480.755.0959
Photo #10
EXHIBITS 21

esencia
Architecture and Urban Design
1743 E McNair Dr Ste 200 Tempe Arizona 85283
www.esencia.org
T 480.755.0959
Photo #11
EXHIBITS 22

esencia
Architecture and Urban Design
1743 E McNair Dr Ste 200 Tempe Arizona 85283
www.esencia.org
T 480.755.0959
Photo #12
EXHIBITS 23

esencia
Architecture and Urban Design
1743 E McNair Dr Ste 200 Tempe Arizona 85283
www.esencia.org
T 480.755.0959
Photo #13
EXHIBITS 24

esencia
Architecture and Urban Design
1743 E McNair Dr Ste 200 Tempe Arizona 85283
www.esencia.org
T 480.755.0959
Photo #14
EXHIBITS 25

esencia
Architecture and Urban Design
1743 E McNair Dr Ste 200 Tempe Arizona 85283
www.esencia.org
T 480.755.0959
Photo #15
EXHIBITS 26

esencia
Architecture and Urban Design
1743 E McNair Dr Ste 200 Tempe Arizona 85283
www.esencia.org
T 480.755.0959
Photo #16
EXHIBITS 27