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June 11, 2025
Z240027
Page 1 of 4
Report to the Board of Supervisors
Prepared by the Maricopa County Planning and Development Department
Board Hearing Date:
June 11, 2025
Case #/Title:
Z240027 – Fry’s Fuel Station
Supervisor District:
3
Applicant:
Shaine T. Alleman, Tiffany & Bosco P.A.
Owner:
7960 East Thompson Peak Parkway, LLC
Request:
Zone Change Major Amendment to delete the stipulated use
limitations in the C-1 CUPD zoning district
Site Location:
Generally located at the NWC of Gavilan Peak Pkwy. & King Dr. in
the Anthem area
Site Size:
Approximately 0.88 acres
County Island Status:
N/A
Additional
Comments:
The applicant is amending the C-1 CUPD zoning district on
approximately 0.88 acres. The site is located at the northwest
corner of Gavilan Peak Parkway and King Drive in Anthem. The
Anthem DMP designates the site for mixed-use commercial.
The C-1 CUPD zoning district currently limits the allowed use of the
site to a drive-through coffee shop. This amendment would delete
the land use limitation to permit all uses entitled in the base C-1
zoning district. Included with this request is a plan of development
(POD) for a Fry’s Fuel Station. Aside from lifting the land use
limitations, the applicant is proposing to keep the existing CUPD
development standards intact. The only further modification
proposed to the CUPD standards is to waive sight visibility triangles
at the King Drive driveway and at the southeast property corner
(where King Drive intersects with Gavilan Peak Parkway). The
purpose of waiving these SVTs is to accommodate MCDOT’s
driveway separation distance requirements and installation of a
new traffic signal.
Staff supports this request. The site is an ideal location for a
neighborhood commercial use and liberalizing the use regulations
of the CUPD overlay increase the likelihood of development on what
June 11, 2025
Z240027
Page 2 of 4
has long been a vacant parcel. Furthermore, the gas station
promises to meet the needs of the Anthem community.
There are no outstanding concerns from County review agencies.
The Daisy Mountain Fire & Medical Department (DMFD) confirmed
it has no objection and offered several design guidelines for the gas
station. John Reina, a member of the community group Residents
of the Landing – Anthem, affirmed he had no opposition to the
request but expressed concerns regarding the site’s proximity to
the Boulder Creek High School as well as potential impacts on local
traffic. Mr. Reina suggested that a traffic signal might be an
appropriate remedy, and staff confirmed that MCDOT is planning to
install one. Staff received one opposition from a Desert Hills
property owner concerned with increased traffic, proximity to
schools, and the need (or lack thereof) for a new gas station when
others exist in the area.
Commission
Recommendation:
On 5/8/25, the Commission voted 9-0 (motion by Commissioner
Whitney D3, seconded by Commissioner Lawrence D1) to adopt a
motion recommending the Board of Supervisors approve Z240027
subject to conditions ‘a’ – ‘i’ as follows:
a.
A Plan of Development is approved subject to the site plan entitled “Fry’s #78 Fuel Center,”
consisting of three full-size sheets, dated April 28, 2025, and stamped received April 29,
2025. The Plan of Development may be amended administratively under a separate
application as long as the amendment complies with the established CUPD development
standards as approved by the Board of Supervisors. Staff may determine slight
refinements to remain in substantial conformance with the approved site plan. Minor and
major amendments to the site plan will be determined in accordance with Chapter 3 of
the Maricopa County Zoning Ordinance.
b.
Development of the site shall be in substantial conformance with the Narrative Report
entitled “NWC of Gavilan Peak Parkway & King Drive,” consisting of eight pages, dated
April 2025, and stamped received April 29, 2025, except as modified by the following
conditions.
c.
The following C-1 CUPD standards shall apply:
1.
Menu boards for drive-thru restaurants containing speakers shall not be located
any closer than 90 feet to a rural or residential zone.
2.
A solid wall shall not be required along and adjacent to any side or rear property
line abutting any rural or residential zone boundary.
3.
Adjacent to any rural or residential zone, screening of parking areas from view shall
not be required.
4.
Sight visibility triangles shall not be required at the King Drive driveway or at the
southeast property corner.
d.
The following Planning Engineering (MCDOT Transportation) conditions shall apply:
June 11, 2025
Z240027
Page 3 of 4
1.
During building permit phase, the applicant will be required obtain a Right of way
permit for any work being performed in MCDOT Right of way at Gavilan Peak
Parkway. This includes paving, driveways and any wet or dry utility connections.
2.
Access point on Gavilan Peak Parkway, is acceptable as a limited access driveway,
allowing only right turns into and out of site.
3.
Access point on King Drive is accepted as a full access driveway providing all
movements into and out of site.
4.
Developer shall contribute a minimum of 25% of the total signal cost (design,
furnish, and installation) to MCDOT TIP TT0662 prior to permit(s) approval.
Additionally, the developer shall comply with the requirements outlined by the
TT0662 project for other project requirements such as additional right of way,
easement dedication, utility related work and half street improvements along the
project site frontage. Therefore, developer shall coordinate with MCDOT project
manager, Shonnell.Gibbs@maricopa.gov for final contribution amounts for future
signalization of the intersection and for additional project requirements.
5.
Applicant is required to provide, at applicant’s expense, an American Land Title
Association (“ALTA”) Owner’s Policy of Title Insurance showing title vested in
Maricopa County, a political subdivision of the State of Arizona.
6.
Applicant to notify ADOT of proposed project through the Red Letter Process,
RedLetter@azdot.gov, due to the proximity to the I-17.
e.
The following Planning Engineering (Drainage) conditions shall apply:
1.
Sealed grading and drainage plans and a drainage report is required with the
building permit application.
2.
The 100 yr 2hour storm event onsite retention is required to be retained onsite and
methods of percolation/disposal to show the runoff will be removed/dissipated
with 36 hours. Onsite retention volumes are for entire parcel plus half street
adjacent right of way in accordance with County manuals stated in item 4. A runoff
coefficient value of C=0.95 for commercial development shall be used.
3.
Onsite retention basins for this development cannot be located in the existing or
future right of way and/or any existing or future easements.
4.
Half street roadway on Gavilan peak parkway to be retained onsite or explained in
the drainage report and shown on plans where this runoff is accounted for, if not
addressed half street right of way runoff shall be accounted for onsite with this
project.
5.
Storm water pollution plans and permits are required with building permit
application.
6.
Engineering review of planning and/or zoning cases is for conceptual design only.
All development and engineering design shall be in conformance with Section
1205 of the Maricopa County Zoning Ordinance; Drainage Policies and Standards;
June 11, 2025
Z240027
Page 4 of 4
Floodplain Regulations for Maricopa County; MCDOT Roadway Design Manual;
and current engineering policies, standards and best practices at the time of
application for construction.
7.
Based on the conceptual design nature of the information submitted, changes to
the site layout may be necessitated by the final engineering design of the site’s
drainage infrastructure.
f.
Prior to issuance of a building permit, written confirmation will be required from the
emergency fire protection jurisdiction having authority that the facility has been designed
in accordance with their regulations and requirements, and that emergency fire protection
service will be provided to the facility. Prior to issuance of the certificate of occupancy,
local fire protection jurisdiction review and approval will be required.
g.
Noncompliance with any of the conditions assigned to the approval of this Zone Change
Major Amendment by the Maricopa County Board of Supervisors may be grounds for
revocation in accordance with the requirements and procedures as set forth in the
Maricopa County Zoning Ordinance.
h.
The property owners and their successors waive claim for diminution in value if the County
takes action to rescind approval due to noncompliance with conditions.
i.
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, the property
may be considered for revocation 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, 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 of the
Zone Change Major Amendment. The Zone Change Major Amendment enhances the
value of the property above its value as of the date the Zone Change Major Amendment
is granted and reverting to the prior zoning results in the same value of the property as if
the Zone Change Major Amendment had never been granted.
Presented by:
Nick Schlimm, Planner
Reviewed by:
Darren Gérard, AICP, Planning Manager
Attachments:
5/8/25 P&Z Packet (66 pages)
5/8/25 P&Z Handout (4 pages)
Note:
5/8/25 Draft P&Z Minutes are not available as of the writing of this report but can be provided
upon request later when available.
Z240027
Page 1 of 10
Report to the Planning and Zoning Commission
Prepared by the Maricopa County Planning and Development Department
Case:
Z240027 – Fry’s Fuel Station
Hearing Date:
May 8, 2025
Supervisor District:
3
Applicant:
Shaine T. Alleman, Tiffany & Bosco P.A.
Owner:
7960 East Thompson Peak Parkway, LLC
Request:
Zone Change Major Amendment to delete the stipulated use limitations in
the C-1 CUPD zoning district
Site Location:
Generally located at the NWC of Gavilan Peak Pkwy. & King Dr. in the
Anthem area
Site Size:
Approximately 38,361 sq. ft.
Density:
N/A
County Island:
No
County Plan:
Daisy Mountain / New River Area Plan – Anthem DMP (Mixed-Use
Commercial)
Municipal Plan:
N/A
Municipal Comments:
None received to date
Support/Opposition:
None known
Recommendation:
Approve with conditions
Z240027
Page 2 of 10
Project Summary:
1.
The applicant, Shaine Alleman of Tiffany and Bosco P.A., is requesting to amend the C-1 CUPD
zoning district to delete use limitations on approximately 38,361 square feet (approx. 0.88 acres).
The site is APN 203-10-935, generally located at the northwest corner of Gavilan Peak Parkway
and King Drive in Anthem. The site was the subject of Z2022100, a zone change from C-O CUPD
to C-1 CUPD approved by the Board of Supervisors (BOS) on December 7, 2022. The approved C-
1 CUPD zoning district included a limitation on entitled land uses. This amendment would delete
the land use limitation so that the C-1 CUPD zoning district would permit all uses entitled in the
base C-1 zoning district. The applicant attended the required pre-application meeting on May 14,
2024. The applicant submitted the formal request for a zone change major amendment on
December 20, 2024. Staff held the required technical advisory committee (TAC) meeting on
February 4, 2025.
2.
Among the uses allowed with C-1 zoning is a gas station (per MCZO, Article 803.2.22). Included
with this request is a plan of development (POD) for a Fry’s Fuel Station. A Fry’s Signature grocery
store is located about ¼ mile south of the subject site on the opposite (east) side of Gavilan Peak
Parkway. The grocery store is specifically located in a shopping plaza at the northeast corner of
Gavilan Peak and Daisy Mountain Drive. Due to insufficient land available for developing a fuel
station in the same plaza as the grocery store, the applicant’s client has proposed the subject
parcel for the fuel station, as it is the only remaining vacant commercial property proximate to the
grocery store.
3.
The fuel station would be in the approximate center of the property, allowing sufficient circulation
for small and large vehicles, including fuel tankers and emergency vehicles. Two underground
storage tanks would be provided toward the west lot line for tankers to deliver fuel. These would
be sufficiently spaced from the fuel canopy to allow unimpeded circulation.
4.
The canopy would measure 3,956 square feet (43’ x 92’), under which five fuel pump islands would
be provided. The fuel station would also include a detached retail kiosk extending partially
underneath and partially outside (toward the northwest) of the canopy. This kiosk would not be a
traditional convenience store but a small, enclosed building (233 square feet) from which small
retail items, primarily snacks and beverages, would be sold.
5.
The kiosk would only require one parking space (per MCZO, Article 1102.1.4), but four would be
provided, including three conventional spaces and one ADA space. These would be faced toward
the south lot line, opposite the canopy and facing away from the kiosk. An ADA-accessible
walking path would provide direct access to the kiosk. An air compressor pad for tires would be
placed next to one of the conventional parking spaces. A propane tank would be provided just to
the east of the parking spaces and placed along a curb so as not to interfere with circulation.
6.
Sidewalks would be placed or improved along street frontage and feature ingress/egress for
pedestrian and bicycle traffic seeking to access the kiosk. Two bicycle racks would be provided
next to the ADA parking space. A 6’-high wall would provide screening along the north and west
lot lines. A 3’-high wall would screen the parking area from King Drive. An existing 25’-wide
landscape easement along the east lot line would provide effective landscape screening from
Gavilan Peak Parkway and the residences opposite to the east.
7.
The current CUPD overlay establishes multiple development standards unique to the subject site.
The applicant is proposing to keep each of these intact (sans the limitation to the permitted uses)
as well as one additional modification to base regulations. To meet the circulation requirements
Z240027
Page 3 of 10
of a gas station, two driveways would be provided: one along the east lot line at Gavilan Peak
Parkway and another along the south lot line at King Drive. To meet the required separation
distance from the intersection, the driveways would be located as far from the southeast property
corner as possible. The east driveway would exceed 25’ of separation from the north lot line,
keeping both sight visibility triangles (SVTs) within the lot lines. However, the south driveway must
be located within 25’ of the west lot line. Therefore, the applicant is proposing to waive the
required SVTs for the south driveway. The applicant is also proposing to waive the required SVT
at the southeast property corner where the street side lot lines intersect. MCDOT is planning to
install a new traffic signal and related improvements, some of which would extend beyond
MCDOT-maintained right-of-way into the subject parcel boundaries. The base of the signal is set
to be placed where the corner SVT is normally required.
REGULATION
BASE
ZONING DISTRICT
REGULATIONS
(C-1)
EXISTING
ZONING DISTRICT
REGULATIONS
(C-1 CUPD)
PROPOSED
ZONING DISTRICT
REGULATIONS
(C-1 CUPD)
Use Regulations
(MCZO, Art. 803.2)
(Refer to MCZO)
Cafes, per MCZO,
Art. 803.2.39
(Refer to MCZO)
Perimeter Screening
(MCZO, Art. 803.9.4.a)
Min. 6’ solid wall
when adjacent to a
rural or residential
zone
Waived
Waived
Parking Screening
(MCZO, Art. 1102.7.5)
Parking areas shall
be screened when
adjacent to a rural
or residential zone
Waived
Waived
Sight Visibility Triangles
(MCZO, Art. 1111.4)
Shall measure 25’
along the street-
side lot line by 25’
along the street-
side lot line or
driveway length
Shall measure 25’
along the street-
side lot line by 25’
along the street-
side lot line or
driveway length
Waived
(King Dr. Driveway
and Street Corner)
Menu Boards for
Drive-Thru Restaurants
(MCZO, Art. 1403.2.4.5)
Containing
speakers shall not
be located nearer
than 200’ to a rural
or residential zone
Containing
speakers shall not
be located nearer
than 90’ to a rural
or residential zone
Containing
speakers shall not
be located nearer
than 90’ to a rural
or residential zone
Z240027
Page 4 of 10
2025 Aerial Photo
C-1 CUPD Zoning District and Surrounding Zoning Districts
Z240027
Page 5 of 10
Excerpt from Plan of Development
Existing On-Site and Adjacent Zoning / Land Use:
8.
On-site:
C-1 CUPD / Vacant
North:
R-2 RUPD / Open space tract, then Boulder Creek High School
South:
C-O CUPD / Self-storage facility
East:
Gavilan Peak Parkway (not zoned), then R1-7 / Residential
West:
C-O CUPD / Self-storage facility
Utilities and Services:
9.
Water:
EPCOR Water Arizona, Inc. (Anthem)
Wastewater:
EPCOR Water Arizona, Inc. (Anthem)
School District:
Deer Valley Unified School District
Fire:
Daisy Mountain Fire & Medical Department
Police:
Maricopa County Sheriff’s Office
Z240027
Page 6 of 10
Right-of-Way:
10.
The following table includes the existing and proposed half-widths for the adjacent right-of-way,
as well as the future classification for the corresponding roadway, based upon the Maricopa
County Department of Transportation (MCDOT) Road Information Tool.
Street Name
Half-width Existing R/W
Half-width Proposed R/W
Future Classification
Gavilan
Peak
Parkway
65’
65’
Major Arterial
Adopted Plans:
11.
Daisy Mountain / New River Area Plan (adopted November 20, 2019): This County area plan
designates the site as being located within the Anthem Development Master Plan (DMP).
12.
Anthem Development Master Plan (adopted per DMP1994006; amended per DMP2000008 and
approved October 18, 2000): The DMP for Anthem designates the site for mixed-use commercial.
Public Participation Summary:
13.
The applicant complied with the requirements of the citizen review process, including the required
posting of the site and notification by first class mail to interested parties and adjacent property
owners within 300’ of the subject parcel. Two signs were posted onsite in accordance with
applicable regulations. Staff received no letters in support of or in opposition to the request.
14.
Staff did receive one email from John Reina of the community group Residents of the Landing –
Anthem (a registered areas of interest) on April 24, 2025. Mr. Reina affirmed he had no opposition
to the request but expressed some safety concerns. One concern was that the fuel station would
be close to the Boulder Creek High School and could therefore become a hangout spot for young
clients who may be less attentive to traffic. Another concern was that increasing attendance at a
nearby church has been generating enormous increases in traffic that could conflict with fuel
station traffic on weekends and Monday nights. Mr. Reiner suggested that a stop light could be a
remedy. Staff responded to Mr. Reiner acknowledging receipt of his email and noted that MCDOT
is planning to install a signal at the adjacent intersection, as confirmed in the applicant’s traffic
impact study (TIS).
15.
There are no outstanding concerns regarding the project from Maricopa County’s internal
reviewing agencies. Beyond the County, ADOT has confirmed that it is neutral on this request and,
therefore, has no concerns or comments. The Daisy Mountain Fire & Medical Department (DMFD),
which exercises jurisdiction over the site, sent correspondence to staff confirming it has no
objection to the zoning amendment. Nevertheless, DMFD has offered several design guidelines
for the fuel station itself.
Outstanding Concerns from Reviewing Agencies:
16.
N/A.
Staff Analysis:
Z240027
Page 7 of 10
17.
Staff supports the proposed amendment to the C-1 CUPD zoning district’s use regulations to
permit development of any use allowed by-right with C-1 base zoning, including the fuel station
proposed with the concurrent POD. As of the writing of this report, staff has received no public
opposition. Further, the primary purpose of the C-1 zoning district is to allow smaller shops and
services in convenient locations to meet the daily needs of families in the immediate surrounding
neighborhoods. The request is reasonable and appropriate.
18.
During the review, staff recommended that the applicant eliminate the screening waivers from
the CUPD overlay, primarily because the POD shows that screening will be provided along the lot
line adjacent to the R-2 zoning in adherence to base C-1 standards. However, both the second
submittal narrative and POD requested that the screening waivers remain with the CUPD
development standards. As with the reduced menu board separation distance, the screening
waivers may be justified by the fact that the adjacent residential zoning is not actually residential
in use – it is merely an open space drainage tract, beyond which lies several sports fields
associated with Boulder Creek High School. The nearest residential uses are across Gavilan Peak
Parkway and have screening of their own. As such, keeping the screening waivers already in effect
with the existing CUPD would not further impact adjacent land uses, especially since screening
would be provided anyway.
19.
Meanwhile, to meet the separation distance MCDOT requires from the intersection, the south
driveway had to be located within 25’ of the west lot line. Staff therefore recommended waiving
the required SVT along the west side of this driveway. However, upon resubmittal of the POD, the
applicant requested to waive both SVTs at this driveway. Nevertheless, staff notes that King Drive
is only a local access easement. With little traffic entering from or exiting onto King Drive, waiving
one or both SVTs along the south driveway would have negligible impact on traffic safety. Most
traffic generated by the fuel station would enter from or exit onto Gavilan Peak Parkway. In turn,
the SVTs on either side of the east driveway, where they are most critical, would remain.
20.
Likewise, some of MCDOT’s planned intersection improvements, particularly the installation of a
traffic signal, would extend beyond the right-of-way for Gavilan Peak Parkway into the subject
property boundaries (MCDOT is not currently planning any further dedication). In turn, these
improvements would encroach upon the SVT normally required at the southeast property corner
where the street side lot lines intersect. Since MCDOT’s own plans preclude MCZO requirements
governing sight visibility, staff recommended waiving the requirement for this SVT as well. Staff
will defer to MCDOT to ensure that their own site visibility requirements are met.
21.
Overall, staff believes that the CUPD development standards requested with this major
amendment make sense. The site is an ideal location for a neighborhood commercial use.
Liberalizing the use regulations restricted by the existing CUPD increase the likelihood of
development on what has long been a vacant parcel. Furthermore, the Fry’s Fuel Station proposed
with the POD promises to meet the needs not only of local Fry’s patrons, but of the Anthem
community overall.
Recommendation:
22.
Staff recommends the Commission adopt a motion recommending that the Board of Supervisors
approve Z240027 subject to the following conditions ‘a’ – ‘i’. The conditions listed below
supersede and replace the conditions per Z2022100:
a.
A Plan of Development is approved subject to the site plan entitled “Fry’s #78 Fuel Center,”
consisting of three full-size sheets, dated April 28, 2025, and stamped received April 29,
Z240027
Page 8 of 10
2025. The Plan of Development may be amended administratively under a separate
application as long as the amendment complies with the established CUPD development
standards as approved by the Board of Supervisors. Staff may determine slight
refinements to remain in substantial conformance with the approved site plan. Minor and
major amendments to the site plan will be determined in accordance with Chapter 3 of
the Maricopa County Zoning Ordinance.
b.
Development of the site shall be in substantial conformance with the Narrative Report
entitled “NWC of Gavilan Peak Parkway & King Drive,” consisting of eight pages, dated
April 2025, and stamped received April 29, 2025, except as modified by the following
conditions.
c.
The following C-1 CUPD standards shall apply:
1.
Menu boards for drive-thru restaurants containing speakers shall not be located
any closer than 90 feet to a rural or residential zone.
2.
A solid wall shall not be required along and adjacent to any side or rear property
line abutting any rural or residential zone boundary.
3.
Adjacent to any rural or residential zone, screening of parking areas from view shall
not be required.
4.
Sight visibility triangles shall not be required at the King Drive driveway or at the
southeast property corner.
d.
The following Planning Engineering (MCDOT Transportation) conditions shall apply:
1.
During building permit phase, the applicant will be required obtain a Right of way
permit for any work being performed in MCDOT Right of way at Gavilan Peak
Parkway. This includes paving, driveways and any wet or dry utility connections.
2.
Access point on Gavilan Peak Parkway, is acceptable as a limited access driveway,
allowing only right turns into and out of site.
3.
Access point on King Drive is accepted as a full access driveway providing all
movements into and out of site.
4.
Developer shall contribute a minimum of 25% of the total signal cost (design,
furnish, and installation) to MCDOT TIP TT0662 prior to permit(s) approval.
Additionally, the developer shall comply with the requirements outlined by the
TT0662 project for other project requirements such as additional right of way,
easement dedication, utility related work and half street improvements along the
project site frontage. Therefore, developer shall coordinate with MCDOT project
manager, Shonnell.Gibbs@maricopa.gov for final contribution amounts for future
signalization of the intersection and for additional project requirements.
5.
Applicant is required to provide, at applicant’s expense, an American Land Title
Association(“ALTA”) Owner’s Policy of Title Insurance showing title vested in
Maricopa County, a political subdivision of the State of Arizona.
Z240027
Page 9 of 10
6.
Applicant to notify ADOT of proposed project through the Red Letter Process,
RedLetter@azdot.gov, due to the proximity to the I-17.
e.
The following Planning Engineering (Drainage) conditions shall apply:
1.
Sealed grading and drainage plans and a drainage report is required with the
building permit application.
2.
The 100 yr 2hour storm event onsite retention is required to be retained onsite and
methods of percolation/disposal to show the runoff will be removed/dissipated
with 36 hours. Onsite retention volumes are for entire parcel plus half street
adjacent right of way in accordance with County manuals stated in item 4. A runoff
coefficient value of C=0.95 for commercial development shall be used.
3.
Onsite retention basins for this development cannot be located in the existing or
future right of way and/or any existing or future easements.
4.
Half street roadway on Gavilan peak parkway to be retained onsite or explained in
the drainage report and shown on plans where this runoff is accounted for, if not
addressed half street right of way runoff shall be accounted for onsite with this
project.
5.
Storm water pollution plans and permits are required with building permit
application.
6.
Engineering review of planning and/or zoning cases is for conceptual design only.
All development and engineering design shall be in conformance with Section
1205 of the Maricopa County Zoning Ordinance; Drainage Policies and Standards;
Floodplain Regulations for Maricopa County; MCDOT Roadway Design Manual;
and current engineering policies, standards and best practices at the time of
application for construction.
7.
Based on the conceptual design nature of the information submitted, changes to
the site layout may be necessitated by the final engineering design of the site’s
drainage infrastructure.
f.
Prior to issuance of a building permit, written confirmation will be required from the
emergency fire protection jurisdiction having authority that the facility has been designed
in accordance with their regulations and requirements, and that emergency fire protection
service will be provided to the facility. Prior to issuance of the certificate of occupancy,
local fire protection jurisdiction review and approval will be required.
g.
Noncompliance with any of the conditions assigned to the approval of this Zone Change
Major Amendment by the Maricopa County Board of Supervisors may be grounds for
revocation in accordance with the requirements and procedures as set forth in the
Maricopa County Zoning Ordinance.
h.
The property owners and their successors waive claim for diminution in value if the County
takes action to rescind approval due to noncompliance with conditions.
Z240027
Page 10 of 10
i.
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, the property
may be considered for revocation 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, 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 of the
Zone Change Major Amendment. The Zone Change Major Amendment enhances the
value of the property above its value as of the date the Zone Change Major Amendment
is granted and reverting to the prior zoning results in the same value of the property as if
the Zone Change Major Amendment had never been granted.
Presented by:
Nick Schlimm, Planner
Reviewed by:
Rachel Applegate, Planning Supervisor
Attachments:
Case Map (1 page)
Plan of Development (3 pages)
Narrative Report (8 pages)
MCESD Comments (1 page)
DPR Comments (3 pages)
MCDOT Comments (1 page)
MCDOT-approved TIS (34 pages)
ADOT Comments (2 pages)
DMFD comments (1 page)
/
Maricopa County Planning & Development - Phoenix, AZ
3
Gross Acres: 1 approx.
Generated April 11, 2025 10:12 AM
Z240027
Application Name:
Legal Description
Fry's Fuel Station
Applicant
Case Address
Shaine Alleman
40008 N GAVILAN PEAK PKWY
Applicant Phone/Email
Parcel Primary:203-10-935
6024522712
sta@tblaw.com
PHOENIX, AZ 85086
Map scale 1:706
Supervisor District No.
Rezone to Allow Commercial Uses (See Narrative for Additional Details).
Subdivision: Anthem Commercial, lot 3a
E
KING DRIVE
GAVILAN PEAK PARKWAY
SITE PLAN
C2.00
1
SUSTAINABILITY
ENGINEERING
GROUP
240201
04/28/2025
ZONE CHANGE MAJOR
AMENDMENT
THIS DRAWING IS AN INSTRUMENT OF SERVICE AND THE PROPERTY OF SUSTAINABILITY ENGINEERING GROUP, AND SHALL REMAIN THEIR PROPERTY. THE USE OF THIS DRAWING SHALL BE RESTRICTED TO THE ORIGINAL SITE FOR WHICH IT IS PREPARED AND PUBLICATION THEREOF IS EXPRESSLY LIMITED TO SUCH USE.
WWW. AZSEG.COM TEL. 480.588.7226 FAX 480.259.3534
OF 3
NOT FOR
CONSTRUCTION
5240 N. 16TH STREET SUITE 105, PHOENIX, ARIZONA 85016
SU
SU,JM
TR
02/17/2025
02/17/2025
04/28/2025
SC
02/19/2025
TR
04/28/2025
SITE PLAN
VICINITY MAP
SITE PLAN KEY NOTES:
SHEET INDEX
SHEET NO. :
DESCRIPTION:
LATEST DATE:
REVISION:
●
●
●
PROJECT LOCATION:
CLIENT
OWNER
ARCHITECT/CIVIL ENGINEERELECTRICAL ENGINEER
SITE DATA:
BASIS OF BEARING:
BENCHMARK:
FRY'S #78 FUEL CENTER
SITE PLAN
CASE
PROJECT REQUEST
SCHOOL DISTRICT
UTILITY COMMITMENT TABLE
COMMERCIAL UNIT PLAN OF DEVELOPMENT STANDARDS SUMMARY
YARD REGULATIONS
BASE ZONING DISTRICT REGULATION (C-1)
PROPOSED ZONING DISTRICT
REGULATION (C-1 CUPD)
3
SIGN OF ACCESSIBLE PARKING STALL
N.T.S.
4
BOLLARD POST DETAIL
N.T.S.
1
AIR COMPRESSOR MOUNTING PLAN
N.T.S.
6
PROPANE BOTTLE CAGE MOUNTING PLAN
N.T.S.
7
SITE PLAN DETAILS
C2.10
2
SUSTAINABILITY
ENGINEERING
GROUP
240201
04/28/2025
ZONE CHANGE MAJOR
AMENDMENT
THIS DRAWING IS AN INSTRUMENT OF SERVICE AND THE PROPERTY OF SUSTAINABILITY ENGINEERING GROUP, AND SHALL REMAIN THEIR PROPERTY. THE USE OF THIS DRAWING SHALL BE RESTRICTED TO THE ORIGINAL SITE FOR WHICH IT IS PREPARED AND PUBLICATION THEREOF IS EXPRESSLY LIMITED TO SUCH USE.
WWW. AZSEG.COM TEL. 480.588.7226 FAX 480.259.3534
OF 3
NOT FOR
CONSTRUCTION
5240 N. 16TH STREET SUITE 105, PHOENIX, ARIZONA 85016
SU
SU,JM
TR
02/17/2025
02/17/2025
04/28/2025
SC
02/19/2025
TR
04/28/2025
2
SYMBOL OF ACCESSIBILITY
N.T.S.
STOP SIGN TYPICAL DETAILS (KROGER CSD-60)
N.T.S.
5
DIRECTIONAL ARROW & STOP BAR
N.T.S.
OF 3
SITE PLAN DETAILS
C2.11
3
SUSTAINABILITY
ENGINEERING
GROUP
240201
04/28/2025
ZONE CHANGE MAJOR
AMENDMENT
THIS DRAWING IS AN INSTRUMENT OF SERVICE AND THE PROPERTY OF SUSTAINABILITY ENGINEERING GROUP, AND SHALL REMAIN THEIR PROPERTY. THE USE OF THIS DRAWING SHALL BE RESTRICTED TO THE ORIGINAL SITE FOR WHICH IT IS PREPARED AND PUBLICATION THEREOF IS EXPRESSLY LIMITED TO SUCH USE.
WWW. AZSEG.COM TEL. 480.588.7226 FAX 480.259.3534
OF 3
NOT FOR
CONSTRUCTION
5240 N. 16TH STREET SUITE 105, PHOENIX, ARIZONA 85016
SU
SU,JM
TR
02/17/2025
02/17/2025
04/28/2025
SC
02/19/2025
TR
04/28/2025
OF 3
6'-0"
T.O.W. (FROM EXIST. GRADE)
SITE WALL DETAIL
N.T.S.
8
TRASH ENCLOSURE DETAIL
N.T.S.
10
BICYCLE RACK DETAIL
N.T.S.
11
PLAN VIEW
FRONT VIEW A-A
A
A
SIDE VIEW
DIESEL EXHAUST FLUID DISPENSER PAD DETAIL
N.T.S.
9
3'-0"
T.O.W. (FROM EXIST. GRADE)
SCREEN WALL DETAIL
N.T.S.
12
Representative:
Shaine T. Alleman
Tiffany & Bosco, P.A.
Maricopa County
Rezone Major Amendment Application
Case # Z240027
December 2024 (Revised April 2025)
NWC of Gavilan Peak Parkway & King Drive
Proposed Rezone to C-1 CUPD
1
Rezone Amendment – C-1 CUPD
Application Narrative
Fry’s Fuel Station
Anthem Non-Residential Properties
Design Review Application Narrative
Purpose of Request
The purpose of this request is to amend the Zone Change Application # Z2022100 to allow
for all commercial uses allowed under the C-1 zone on the Property, including the Fry’s
Fuel Station proposed herein with the concurrent Plan of Development. Any other
development of the Property with C-1 land uses will be allowed through an
administrative Amendment to the Plan of Development.
The subject property is currently owned by 7960 E. Thompson Peak Parkway, LLC and
consists of approximately 0.88 acres generally located northwest of the intersection of
Gavilan Peak Parkway and King Drive (The “Property”). The Property is identified with
Maricopa County Assessor Parcel Number 203-10-935 and is also known as Parcel 3A
within the Anthem Commercial subdivision (MCR1016-13). The attached Regional
Context Aerial Map and Context Aerial Map have been included to illustrate the location
of the Property and the surrounding area.
The Property is currently zoned C-1 Neighborhood Commercial CUPD under zoning
case #Z2022100 as approved on December 7, 2022 by the Maricopa County (the “County”)
Board of Supervisors to specifically allow for a coffee shop. This Major Amendment will
be to allow for all C-1 land uses.
Fuel Station Owner/Operator
The Fuel Station will be owned and operated by Kroger/Fry’s. Fry’s Food Stores is the 4th
largest employer in Arizona with 127 Fry’s Food Stores and 102 Fuel Stations. They have
been an integral part of the Arizona communities across the state and have donated
millions of pounds of food and money to food banks, feeding programs, schools, and
many charity campaigns. In 2023, Kroger/Fry’s provided 16 million meals to Arizona’s
hungry families.
Adding a Fry’s Fuel Station to the Property will help the long term health and viability
of the nearby Fry’s grocery by driving additional foot traffic to the grocery store. The fuel
station will be a welcome amenity for the community as Fry’s customers can use their
grocery store rewards points at the fuel station for 10% off of their fuel purchases up to
$1 off per gallon on a 35 gallon purchase.
2
Rezone Amendment – C-1 CUPD
Application Narrative
Description of Property
The Property has been vacant and underutilized for many years. To the northwest of the
Property is a vacant wash area, and beyond the vacant wash is Boulder Creek High
School. Across Gavilan Peak Parkway to the northeast is another vacant wash area
beyond which is a large enclave of single family homes. Across Gavilan Peak Parkway to
the southeast is Christ’s Church of the Valley. To the south of the Property are
predominately commercial users such as a mini-storage, Epcor HQ, Circle K FS,
restaurants, Fry’s grocery store, and other commercial users.
The Property remains vacant and undeveloped with almost all other parcels in the area
being developed. The approval of this rezone will allow for a successful operation of a
neighborhood services use that will greatly compliment the area and meet the original
intentions of the Property and surrounding area to serve the surrounding community.
The Property is currently within unincorporated Maricopa County and is recognized as
commercial uses within the Anthem Development Master Plan. Although the Property is
within the City of Phoenix planning area, it is shown on the Phoenix General Plan as an
“Undesignated Area.”
Due to the adjacent commercial uses and the buffering of the wash and streets, the
proposed development will have no detrimental impacts on neighboring properties as
the use is compatible with the established land uses and provides a neighborhood service
that will be welcome to the residents in the area.
Location and Accessibility
The Property is in a perfect location to provide the neighborhood services provided by
the proposed Fry’s Fuel Station use. The access to the Property is from both Gavilan Peak
Parkway (RI/RO only) and King Drive, which provides full circulation and access to the
Property.
Curb, gutter, sidewalk, and related improvements have been constructed on the Gavilan
Peak Parkway frontage. Curb and gutter have been constructed along King Drive. The
developer is aware that the King Drive frontage may require additional right-of-way
improvements.
The Property owner has conducted discussions with Maricopa County regarding the
Property and access and was provided a letter dated January 26, 2022 (provided with this
Application) indicating that the Maricopa County Department of Transportation is
planning on installing a traffic signal at the nearby intersection to further advance traffic
flows in the area. The developer has worked with the Maricopa County Department of
Transportation with the concurrent Plan of Development to meet the required traffic
considerations for access and circulation.
3
Rezone Amendment – C-1 CUPD
Application Narrative
Proposed C-1 CUPD Development
The requested rezone amendment will enable the developer to develop the Property with
a variety of neighborhood commercial uses. The current proposal is to develop a Fry’s
Fuel Station.
Fry’s currently operates a grocery store just down the street at Daisy Mountain Drive and
Gavilan Peak Parkway. As part of many of Fry’s grocery stores, it also provides a
renowned amenity of fuel stations for its customers. Fry’s Fuel Stations are well-known
for being quality developments and for their cleanliness. These fuel stations are not
convenience stores and only provide fuel pumps and some small incidental retail items
outside.
The provided Site Plan proposes a quality design and efficient layout for the fuel station
use. The proposed fuel station pumps will be centrally located with all pumps being
under canopies. Underground fuel tanks will be located at the east portion of the Property
and will follow all required regulations and certification for fuel tanks.
There are two (2) proposed access points with one King Drive and the other on Gavilan
Peak Parkway.
Summary of Proposed C-1 CUPD Development Standards
The chart below further outlines the proposed development standards from the C-1
Development Standards under MCZO, Chapter 8. Proposed deviations from the C-1
Development Standards, as part of the CUPD request, are shown in the chart below. All
other applicable C-1 development standards not addressed herein shall be applicable.
Commercial Unit Plan of Development Standards Summary
Regulation
Base Zoning District
Regulation (C-1 CUPD)
Proposed Zoning District
Regulation (C-1 CUPD)
Perimeter Screening
(Article 803.9.4.a)
Min. 6’ solid wall when
adjacent to rural or residential
zone
Waive
Parking Screening
(Article 1102.7.5)
Parking areas screened
adjacent to rural or residential
zone
Waive
Menu-Boards for Drive-
Thru Restaurants
(Article 1403.2.4.5)
Containing speakers shall not
be located any closer than
two hundred (200) feet to a
rural or residential zone
Containing speakers shall not
be located any closer than
ninety (90) feet to a rural or
residential zone
4
Rezone Amendment – C-1 CUPD
Application Narrative
Requirement for Sight
Visibility Triangle
(SVT)
Request to waive SVT
requirement for west side of
King Drive and the street
corner to meet MCDOT
separation requirements
C-1 Use Regulations
(Article 803.2)
Currently Approved C-1
CUPD only allows for drive-
through coffee
shop/restaurant
This approval will allow for
all uses permitted under the
C-1 zoning district
The CUPD Request Meets MCZO Requirements
The MCZO states “the purpose of the Commercial Unit Plan of Development is to allow
variations in development standards in commercial which require special design
techniques or flexibility due to topography, innovative or sustainable project design, or
other considerations.” No additional deviations are necessary and all other zoning
regulations not described herein will comply with the provisions of the MCZO.
Community Facilities and Services
Utility service to the site is anticipated to be provided by the EPCOR for water and sewer.
The Applicant will continue discussions with the EPCOR for providing water and sewer
services to the Property to meet sufficient capacities to service the proposed development.
Other Utilities and Services
The following table outlines the various public utilities and services for the Property.
UTILITY COMMITMENT TABLE
Cable Television
Cox Communications
(623) 594-7298
Century Link
(877) 720-3428
Electricity
APS
(602) 236-8833
Refuse
Republic Waste
Telephone
Cox Communications
(623) 594-7298
Century Link
(877) 348-9001
Fire Protection Services
5
Rezone Amendment – C-1 CUPD
Application Narrative
Daisy Mountain Fire &
Medical Department
Police Services
Maricopa County Sheriff
Drainage
A Preliminary Drainage Report and Plan has been provided with this Application.
Conclusion
The proposed rezoning of the Property to C-1 will allow a variety of commercial uses on
the Property. The current proposal is to develop a Fry’s Fuel Station. The original vision
for the parcel and the surrounding area was to provide commercial and neighborhood
services to the nearby residents. The location of the Fry’s Fuel Station will provide that
for the community and will be a welcome benefit to the local residents.
We respectfully request the rezoning amendment for the Property to allow for the
proposed use and development. We look forward to working with County staff on this
proposed development.
Regional Context Aerial Map
Fry’s Fuel Station - NWC Gavilan Peak Pkwy & King Dr.
APN: 203-10-935
Acres: 0.88
Subject
Property
Context Aerial Map
Fry’s Fuel Station - NWC Gavilan Peak Pkwy & King Dr.
Subject
Property
Page | 1
Subdivision
Infrastructure
& Planning Program
301 W. Jefferson St.
Phoenix, AZ 85003
S u b d i vi s io n @ m a ri co p a .go v
e s d .m a r i c o pa .g o v
The Maricopa County Environmental Services Department (MCESD) has completed review
for the Fry’s Fuel Station planning case(s). Please note the following MCESD requirements
for site development:
Subdivision Infrastructure and Planning –
An Approval to Construct application is required and must be submitted to MCESD’s
Subdivision & Infrastructure Program for water, reclaimed water and/or wastewater system
infrastructure.
A Water Service Agreement signed by the Utility is required and must be submitted to
MCESD’s Subdivision & Infrastructure Program if the site/development will be provided with
water and/or reclaimed water by a Utility. A Capacity Assurance Form issued by the Utility
is required to MCESD’s Subdivision & Infrastructure Program if the site/development
wastewater service is being provided by a Utility.
For subdivision related questions, please contact the Subdivision and Infrastructure
Program at (602) 506-1058 or email subdivision@maricopa.gov.
Additional Notes –
*It should be noted that this document does not approve the referenced project. Comments are provided
for the benefit of the applicant for MCESD permit requirements and as an advisory to Maricopa County
Planning and Development Department. 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 current regulations at the time of application.
Project Name: Fry’s Fuel Station
Primary Contact Name: Shaine Alleman
Planning Application Type: Zone Change
APN(s): 203-10-935
Reviewer: Elliott Wheaton, P.E.
Email: Elliott.Wheaton@maricopa.gov
Phone: 602-376-6035
Planner Name: Nicholas Schlimm
Planning Case #: Z240027
Date: January 21, 2025
Water and Waste Management Division
Anh Harambasic, PE
Planning & Development
301 W. Jefferson St., Suite 170
Phoenix, Arizona 85003
Phone: (602) 506-3611
www.maricopa.gov/planning
email address:
Anh.Harambasic@maricopa.gov
Planning & Development
Engineering Plan Review
Date:
April 10, 2025
Memo To: Darren Gerard, AICP, Planning Manager, Department of Planning &
Development
Attn:
Nicholas Schlimm, Planner, Planning & Development Services
via:
Doug Jones P.E., Engineering Supervisor, Planning and Development
From:
Anh Harambasic P.E., Plans Examiner Engineer, Planning &
Development
Subject:
Z240027 Fry’s Fuel Station
APN(s):
203-10-935 Gavilan Peak Pkway and King Drive
Description-Application for a rezone amendment to Z2022100 to allow for all
commercial uses under C-1, including a Fry’s fuel station. Lot size 0.88 acres.
Engineering Review has reviewed the second plan set and report routed for review,
for the subject application on 3.26.2025 and has no objections with the
understanding that any approvals will be subject to the following stipulations:
MCDOT TRANSPORTATION STIPULATIONS
1. During building permit phase the applicant will be required obtain a Right of way
permit for any work being performed in MCDOT Right of way at Gavlan Peak
Parkway. This includes paving, driveways and any wet or dry utility connections.
2. Access point on Gavilan Peak Parkway, is acceptable as a limited access
driveway, allowing only right turns into and out of site.
3. Access point on King Drive is accepted as a full access driveway providing all
movements into and out of site.
4. Developer shall contribute a minimum of 25% of the total signal cost (design,
furnish, and installation) to MCDOT TIP TT0662 prior to permit(s) approval.
Additionally, the developer shall comply with the requirements outlined by the
TT0662 project for other project requirements such as additional right of way,
easement dedication, utility related work and half street improvements along the
project site frontage. Therefore, developer shall coordinate with MCDOT project
manager, Shonnell.Gibbs@maricopa.gov for final contribution amounts for
future signalization of the intersection and for additional project requirements.
5. Applicant is required to provide, at applicant’s expense, an American Land Title
Association(“ALTA”) Owner’s Policy of Title Insurance showing title vested in
Maricopa County, a political subdivision of the State of Arizona.
Page 2 of 3
6. Applicant to notify ADOT of proposed project through the Red Letter Process,
RedLetter@azdot.gov, due to the proximity to the I-17
DRAINAGE STIPULATIONS
1. Sealed grading and drainage plans and a drainage report is required with the
building permit application.
2. The 100 yr 2hour storm event onsite retention is required to be retained onsite
and methods of percolation/disposal to show the runoff will be
removed/dissapated with 36hours. Onsite retention volumes are for entire
parcel plus half street adjacent right of way in accordance with County manuals
stated in item 4. A runoff coefficient value of C=0.95 for commercial
development shall be used.
3. Onsite retention basins for this development cannot be located in the existing
or future right of way and/or any existing or future easements.
4. Half street roadway on Gavilan peak parkway to be retained onsite or explained
in the drainage report and shown on plans where this runoff is accounted for,
if not addressed half street right of way runoff shall be accounted for onsite with
this project.
5. Storm water pollution plans and permits are required with building permit
application.
6. Engineering review of planning and/or zoning cases is for conceptual design
only. All development and engineering design shall be in conformance with
Section 1205 of the Maricopa County Zoning Ordinance; Drainage Policies and
Standards; Floodplain Regulations for Maricopa County; MCDOT Roadway
Design Manual; and current engineering policies, standards and best practices
at the time of application for construction.
7. Based on the conceptual design nature of the information submitted, changes
to the site layout may be necessitated by the final engineering design of the
site’s drainage infrastructure.
Please contact me with any questions.
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
For Additional Information See:
https://www.maricopa.gov/1635/Drainage-Review
FLOOD CONTROL DISTRICT OF MARICOPA COUNTY REFERENCES:
Floodplain Regulations for Maricopa County:
Page 3 of 3
https://www.maricopa.gov/DocumentCenter/View/630
For Additional Information See:
https://www.maricopa.gov/3847/Flood-Control-District
PND TRANSPORTATION REFERENCES:
Residential Driveway Guidelines
https://www.maricopa.gov/documentcenter/view/362
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
PND STORMWATER QUALITY (SWPPP) REFERENCES:
Storm Water Quality Management and Discharge Control Regulation
https://www.maricopa.gov/DocumentCenter/View/6577
Air Pollution Control Regulations Rule 310
https://www.maricopa.gov/DocumentCenter/View/5354
For Additional Information See:
https://www.maricopa.gov/3980/Water-Sewage-Stormwater-Waste
Fry's Fuel Station
Traffic Impact Study
Northwest Corner of King Drive & Gavilan Peak Parkway
Lokahi, LLC
TC2500400 (Previously Under Z240027)
Plans Sealed By
Shelly A. Sorensen, PE, PTOE
Laxmikanth Narwa, P.E./602.506.8677
Int. Review No.
Date
Item No.
Page No.
Review Comment
Code
LN
2
3/12/2025
1
General
Developer has addressed all the first review comments in the updated TIA, dated February,
2025 and acknowledged as per the attached comment response sheet. Summary of key items
that shall apply for the project are as follows:
1. Access point located along King Drive is accepted as a full access driveway, providing all
movements into and out of the site.
2. Access point along Gavilan Peak Parkway, is accepted as a limited access driveway, allowing
only right turns into and out of the site.
3. Developer shall contribute a minimum of 25% of total signal cost (design, furnish, and
installation) to MCDOT TIP project TT0662 prior to permits approval. Additionally, Developer
shall comply with the requirements outlined by the TT0662 project for other project
requirements such as additional R/W and easement requirements, utility related
requirements, and half-street improvements along the project site frontage. Therefore,
developer shall coordinate with MCDOT project manager for TT0662 at
Shonnell.Gibbs@maricopa.gov for final contribution amount towards future signalization of
the intersection and for other project requirements.
This Traffic Impact Study is Approved As Noted Above
Consultant Comment
Discipline
Consultant
Signature
Date
The proposed developement consists of Frys' fuel station comprised of 10 vehicle fueling positions and a walk-up convenience kiosk. The proposed development is located
on the northwest corner of Gavilan Peak Parkway and King Drive in Anthem, Arizona. The development parcel (APN 203-10-935) is approximately 0.88 acre site. The
proposed site is estimated to generate a net new total of 689 weekday trips, with 38 occuring during the AM Peak hour and 60 occuring during the PM Peak hour. The site is
proposing once full access driveway onto King Drive and one right-in, right-out access driveway onto Gavilan Peak Parkway.
Traffic Engineering Review Comment Sheet
Project Name
Location
MCDOT File No.
Reviewer/Phone No.
Consultant: Please use the code and respond to each comment in the Consultant Reply Column. This sheet is for our records, please answer every question and sign and date your acknowledgment 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 sheet. Thank you for your cooperation.
Consultant Code: A=Will Comply B=Deleted C=Consultant to Evaluate
General Project Summary:
Page 1 of 1
To:
Casey McKeon
Fry’s Fuel Station
From:
Shelly Sorensen, PE, PTOE
Job Number: 24.5663
RE:
Fry’s Fuel Station
Traffic Impact Statement
Date: February 19, 2025
INTRODUCTION
Lōkahi, LLC (Lōkahi) has
prepared a Traffic Impact
Statement for the
proposed Fry’s Fuel
Station, located on the
northwest corner (NWC) of
Gavilan Peak Parkway and
King Drive in Anthem,
Arizona. See Figure 1 for
the vicinity map.
The proposed Fry’s Fuel
Station development is
comprised of 10 vehicle
fueling positions and a walk-
up convenience kiosk. See
Attachment A and Figure 2 for the site plan.
The objective of this Traffic Statement is to analyze the proposed development’s traffic
related impacts to the adjacent roadway network.
Figure 1 - Vicinity Map
02/19/25
2
Heslin Holdings
Fry’s Fuel Station
EXISTING CONDITIONS
The approximate 0.88-acre
site consists of one (1) parcel
(APN 203-10-935). The parcel
appears vacant. The site is
currently zoned for
Commercial Office (C-O). See
Attachment B for Maricopa
County Assessor’s parcel
information.
Gavilan Peak Parkway is a
north-south roadway within
the vicinity of the site that
provides two (2) through
lanes in each direction of
travel, divided with a raised
median. According to the City
of Phoenix 2018 Street
Classification Map, Gavilan
Peak Parkway is classified as a
Major Arterial. The Maricopa
Association of Governments
(MAG) Traffic Count Data System
reports daily traffic volumes along Gavilan Peak Parkway. In 2023, there were 8,786 vehicles per
day (vpd) reported along Gavilan Peak Parkway between King Drive and Memorial Drive. There
is a posted speed limit of 35 miles per hour (mph).
King Drive is an east-west roadway that provides one (1) through lane in each direction of
travel. King Drive is a local street. There is a posted speed limit of 25 mph.
MCDOT TT0662
The Maricopa County Department of Transportation (MCDOT) is planning on installing a traffic
signal at the intersection of Gavilan Peak Parkway and King Drive. In October 2019, MCDOT
completed a traffic signal study in order to address concerns from members of the Anthem
community, regarding concerns about pedestrian safety and traffic queuing along Gavilan Peak
Parkway. MCDOT TIP project TT0662 is the installation of a traffic signal at the intersection of
Gavilan Peak Parkway and King Drive. Per the information provided for TT0662, the proposed
signal will be installed in the year 2025.
Figure 2 – Site Plan
3
Heslin Holdings
Fry’s Fuel Station
PROPOSED DEVELOPMENT
The proposed Fry’s Fuel Station development includes 10 vehicle fueling positions and a walk-up
convenience kiosk.
The proposed site plan indicates that there will be two (2) access points to the proposed
development.
One (1) access point will be located along King Drive, approximately 190-feet west of Gavilan
Peak Parkway (center to center). This entrance will be a full access driveway, providing all
movements into and out of the site.
One (1) access point will be located along Gavilan Peak Parkway, approximately 190-feet north
of King Drive (center to center). This entrance will be a limited access driveway, allowing only
right turns into and out of the site.
The proposed Fry’s Fuel Station is estimated to be completed in the year 2026.
OPERATIONS
It is assumed that one fuel truck will visit the property daily to refill the fuel tank. The refueling
truck will be routed to access the proposed site from the north and leave to the south.
The Fry’s Fuel Station will be an extension of the existing Fry’s Grocery store located on
northeast corner of Gavilan Peak Parkway and Daisy Mountain Drive, approximately ¼ mile
south of the proposed development. Retail items to stock the small convenience kiosk will be
brought over from the store. The items will be delivered approximately three times per week
with a 40 foot box truck.
EXISITNG TRAFFIC VOLUMES
A local data collection firm, All Traffic Data Services, LLC, was utilized to collect traffic counts.
On Thursday, February 13, 2025, twelve hours of typical weekday turning movement counts
were obtained from 6:00 AM to 6:00 PM covering both the typical AM (7:00 to 9:00 am) and
PM (4:00 to 6:00 pm) peak hours at the intersection of Gavilan Peak Parkway and King Drive.
See Attachment C for detailed traffic count data.
EXISITNG CAPACITY ANALYSIS
The existing conditions capacity analysis was completed for the intersection of Gavilan Peak
Parkway and King Drive. The capacity and level of service, was evaluated using the
methodology presented in the 6th Edition of the Highway Capacity Manual (HCM). Traffic analysis
4
Heslin Holdings
Fry’s Fuel Station
software, Synchro Version 12, was used to perform the analyses using the existing peak hour
factor (PHF) obtained from the existing traffic counts.
Table 1 is from the 6th Edition of the Highway Capacity Manual Exhibit 19-8 and 20-2, which lists
the Level of Service (LOS) thresholds for signalized and unsignalized intersections.
Table 1 – Level of Service Criteria
The results of the capacity analyses reveal that all movements operate at a LOS D or better,
with the exception of the westbound left movement during the PM peak hour, which operates
at a LOS F.
The detailed capacity analysis sheets can be found in Attachment D.
TRIP GENERATION
The trip generation for the existing zoning and proposed development were calculated utilizing
the Institute of Transportation Engineers (ITE) publication entitled Trip Generation, 11th Edition.
The ITE trip generation rates and fitted curve equations are based on studies that measure trip
generation characteristics for various types of land uses. The rates are expressed in terms of
trips per unit of land use type. This publication is considered to be the standard for the
transportation engineering profession.
The proposed Fry’s Fuel Station development is comprised of 10 vehicle fueling positions and a
walk-up convenience kiosk. The trip generation for the proposed Fry’s Fuel Station
development was calculated utilizing ITE Land Use 944 – Gasoline/Service Station.
Pass-by Trips
Pass-by trips are intermediate stops on the way from an origin to a primary trip destination
without a route diversion. Pass-by trips are attracted from the existing traffic passing the site
on an adjacent street or roadway that offers direct access to the generator. These trips are not
considered to add new traffic to the adjacent street network and may be reduced from the
total external trips generated by the proposed development. Pass-by rates were applied to the
Signalized Intersection
Unsignalized Intersection
A
≤ 10
≤ 10
B
> 10-20
> 10-15
C
> 20-35
> 15-25
D
> 35-55
> 25-35
E
> 55-80
> 35-50
F
> 80
> 50
Control Delay per Vehicle (s/veh)
Level of Service (LOS)
5
Heslin Holdings
Fry’s Fuel Station
Weekday, AM Peak Hour and PM Peak Hour trips. These rates are based on data provided in the
ITE Trip Generation Manual, 11th Edition.
According to the Trip Generation Manual, 11th Edition, the average pass-by rate for ITE Land Use
944 – Gasoline/Service Station in the AM and PM peak hours is 63% and 57%, respectively. These
pass-by rates were applied to the trip generation for the proposed Fry’s Fuel Station.
The total trip generation calculations are shown in Table 2. See Attachment E for detailed trip
generation calculations.
Table 2 – Trip Generation (Proposed Development)
The proposed site is anticipated to experience a total of 1,720 daily trips, with 103 trips occurring
in the AM peak hour and 139 trips occurring in the PM peak hour. The proposed Fry’s Fuel
Station is anticipated to generate a net new total of 689 weekday trips, with 38 occurring
during the AM peak hour and 60 occurring during the PM peak hour.
Of the net new trips generated by the proposed development, one inbound and outbound trip
a day will be the refueling truck and approximately 3 days a week one inbound and outbound
trip will be the 40 foot box truck to restock the convenience kiosk. Otherwise, all trips utilizing
the proposed development will be passenger vehicles. The truck trips represent approximately
0.2% of the trips generated by the proposed development.
Weekday
Total
Total
In
Out
Total
In
Out
944
10
Vehicle
Fueling
Positions
1,720
103
51
52
139
69
70
1,031
65
32
33
79
39
40
689
38
19
19
60
30
30
Land Use
Gasoline/Service Station
Total
ITE Code
Qty
Unit
Pass-By
AM Peak Hour
PM Peak Hour
6
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Fry’s Fuel Station
TRIP DISTRIBUTION AND ASSIGNMENT
The trip distribution procedure
determines the general pattern of
travel for vehicles entering and
exiting the proposed development.
The trip distribution for the
proposed development is largely
based on the distribution of the
existing traffic with adjustments to
account for the anticipated changes
in traffic patterns along the
surrounding roadway network.
Based on the existing traffic
volumes, the trip distribution during
the AM peak hour is 56%
northbound and 44% southbound.
During the PM peak hour it is 61%
northbound and 39% southbound.
The trip assignment was generally based on proximity of
the driveways, permitted turn movements, and ease of access. The site generated traffic
volumes are shown in Figure 3.
BUILD INTERSECTION CAPACITY
The build capacity analysis was completed for the intersection of Gavilan Peak Parkway and
King Drive. It was assumed that the signal would be installed at the intersection as part of the
proposed TT0662 project.
The results of the capacity analysis reveal that all movements operate at a LOS B or better.
The detailed capacity analysis sheets can be found in Attachment F.
ROADWAY CAPACITY
Table 2.1 of MCDOT’s Roadway Design Manual, effective March 27, 2024, states that the
maximum average daily traffic (ADT) for a major arterial with two lanes in each direction of
travel and a center median is 36,300 vehicles per day (vpd).
According to the MAG Traffic Count Data System, daily traffic volumes reported along Gavilan
Peak Parkway in 2023 were 8,786 vpd. Conservatively assuming all new daily site trips (689
Figure 3 – Site Volumes