10.Z260015 PZ Staff Report
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Z260015 Page 1 of 8 Report to the Planning and Zoning Commission Prepared by the Maricopa County Planning and Development Department Case: Z260015 – Trulieve Dispensary Happy Valley Hearing Date: June 11, 2026 Supervisor District: 4 Applicants: Ian Braun & Aaron Heise, Civil Design & Engineering, Inc. Owner: Imperial Development, LLC Request: Zone Change Modification of Conditions – amendment to the C-2 CUPD zoning district’s development standards Site Location: Generally located approx. 400’ south of the SWC of 115th Ave. & Happy Valley Pkwy. in the Peoria area Site Size: Approx. 2.1 acres Density: N/A County Island: Yes (City of Peoria) County Plan: White Tank / Grand Avenue – Single Family Transitional Lot & Mixed-Use Employment Municipal Plan: City of Peoria – Suburban Residential, Park / Open Space, & Waterways Municipal Comments: None received to date Support/Opposition: None known Recommendation: Approve with conditions Z260015 Page 2 of 8 Project Summary: 1. The subject property is approx. 2.1 acres and is located approximately 400’ south of the SWC of 115th Ave. and Happy Valley Pkwy. in the Peoria area. The applicant is requesting a modification of conditions to an approved zone change case, Z2022151, to permit a marijuana dispensary or establishment as an allowed use in the C-2 CUPD zoning district. The current conditions of C-2 CUPD approval do not include a dispensary as one of the permitted uses. The zoning was approved per Z2022151 on February 8, 2023. 2. Condition ‘d.1’ of Z2022151 lists the following permitted uses: a. Uses allowed in C-1 b. Automobile laundry c. Drive-in restaurants & refreshment stands d. Restaurants & cafes including patios, cocktail lounges, and outside dining and drinking areas e. Retail stores f. Self-storage facilities g. Accessory uses incidental to the above 3. The conditions of approval do not explicitly list which uses are prohibited; they simply list which of the C-2-specific uses are allowed within the CUPD overlay in addition to uses allowed in C-1 (which, pursuant to the cumulative nature of the MCZO, also includes uses allowed in the residential zoning districts). Per the report to the Planning & Zoning Commission for Z2022151, the previous applicant had originally requested “straight zoning” to C-2. However, after staff noted that most of the envisioned uses were compatible with C-1 zoning, the applicant revised his request to C-2 CUPD zoning, which would allow C-1 uses plus the few additional envisioned uses that would otherwise require at least C-2 zoning per the MCZO. Since dispensaries were not among the envisioned uses, they were not mentioned in the original request and hence not referenced in the conditions of approval. 4. In this request, the applicant is only requesting to modify condition ‘d.1’ to allow an additional use. The applicant is requesting no further modifications, nor a plan of development at this time. 2024 Eagle View (East on Top) Z260015 Page 3 of 8 2026 Site Aerial 2026 Local Aerial Z260015 Page 4 of 8 Existing On-Site and Adjacent Zoning / Land Use: 5. On-site: C-2 CUPD / Vacant North: Rural-43 / Vacant South: 115th Ave., then C-3 CUPD / RV & boat storage East: 115th Ave., then C-1 CUPD / QuikTrip convenience store & gas station West: PCD (City of Peoria) / Vacant (Arizona State Land Department) Zoning District Map Utilities and Services: 6. Water: EPCOR Water Arizona Wastewater: EPCOR Water Arizona School District: Peoria Unified School District Fire: Arizona Fire & Medical Authority (AFMA) Police: Maricopa County Sheriff’s Office (MCSO) Right-of-Way: 7. The following table includes the existing and proposed half-width for 115th Ave., as well as the future classification for the corresponding road, based upon the Maricopa County Department of Transportation (MCDOT) Transportation System Plan 2040 and Road Information Tool. Street Name Half-width Existing R/W Half-width Proposed R/W Future Classification 115th Ave. 65’ 65’ Principal Arterial Z260015 Page 5 of 8 Adopted Plans: 8. White Tank / Grand Avenue Area Plan (updated December 6, 2023): The county’s area plan designates most of the property for single-family transitional lots, although a small portion at the southern tip of the property comes within the “mixed-use employment” land use category. The “single family – transitional lots” category encourages residential uses ranging in density from three to five dwelling units per acre. 9. City of Peoria General Plan (updated October 30, 2024): Peoria’s general plan includes three land use categories that intersect over the subject property: suburban residential, park/open space, and waterways, with the latter two being associated with the Agua Fria River and its tributaries. The suburban residential classification supports densities ranging from five to 12 dwelling units per acre and is assigned to a small area on either side of 115th Avenue. Public Participation Summary: 10. The applicant complied with the requirements of the citizen review process by posting the site and sending notification by first class mail to interested parties and adjacent property owners within 300’ of the site. Two signs were posted onsite in accordance with applicable regulations. Staff received correspondence from the Arizona Fire & Medical Authority and the Arizona Department of Transportation confirming no concern with the request. ADOT advised that it holds a neutral position on zoning matters and will defer formal comments until a POD and traffic impact analysis or statement is submitted for review. AFMA’s only comment was to note that it currently observes the 2018 International Fire Code but expects to adopt the 2024 IFC within 90 days (as of April 20, 2026). To date, staff has received no further public comment, including from neighbors, the City of Peoria, or the Arizona State Land Department. Outstanding Concerns from Reviewing Agencies: 11. N/A Staff Analysis: 12. The purpose of limiting the uses allowed onsite with the CUPD overlay was to regulate the transition of land uses in an area that, until the present, has been rural in character. Only in the past few years has commercial development begun to take hold along the Happy Valley Pkwy. / 115th Ave. corridor. The first commercial development in the area, an RV and boat storage facility, was built in 2019 to the southeast of the subject site across 115th Ave. A QuikTrip gas station and convenience store followed in 2024 to the east-northeast of the subject site, again across 115th Ave. The subject site is still bordered by rural, vacant land to the north and west. The property immediately to the north is within County jurisdiction and zoned Rural-43. This property could be subject to a zone change request in the future due to its proximity to the 115th / Happy Valley intersection, as well as the Loop 303 freeway less than 1,000’ to the west, although the floodway that runs through much of the middle of the property could inhibit future development. The land immediately to the west, however, is vacant land owned by the ASLD. Peoria has annexed this land and zoned it for a “Planned Community District;” however, Peoria’s general plan designates it as an “ASLD special land use” and notes that its disposition will be at ASLD’s discretion. All of this is to say that, since commercial land uses are only just emerging in the area, staff deemed it appropriate to condition the establishment of the C-2 CUPD zoning district upon limits to the allowed land uses. Z260015 Page 6 of 8 13. Although a marijuana dispensary or establishment was not among the uses considered in the original zoning case, staff cannot identify a land use conflict that would render such a use inappropriate for the site. The nearest residential units are approx. 400’ east of the subject property boundaries across 115th Ave. Residences located further away are located across either 115th Ave. to the south or Happy Valley Pkwy. to the north. Per the applicant’s project narrative, the proposed dispensary would be a retail establishment only; it would not include any cultivation activity and would not permit marijuana use on the premises. 14. Per MCZO Article 603.3, a marijuana dispensary or establishment shall not be located within 1,500’ of a church; an elementary or secondary school; a kindergarten, nursery, preschool, or daycare center; a public park or playground; an existing marijuana dispensary / establishment; or an adult-oriented facility. There are no such uses located within 1,500’ of the subject site. There is one vacant property within this buffer currently owned by Cornerstone Church. However, the church has provided authorization for a zone change to C-3 CUPD on its property for a proposed RV and boat storage facility, per case Z250020. As of the writing of this staff report, case Z250020 (which includes a POD) is scheduled for hearing by the BOS on June 10, 2026. Per the project narrative for that case, the church has abandoned its original plans to develop a place of worship on its property and intends to sell it to the future owner of the storage facility upon approval of entitlements. 15. For the reasons discussed, staff supports the request to modify the conditions of approval for case Z2022151 to permit a marijuana dispensary as an allowed use. This request does not include a POD, so it will be incumbent upon the applicant, developer, or landowner to submit one for administrative review and approval prior to obtaining construction permits. 16. The modified condition language is summarized below. All other conditions would remain unchanged. b. Development of the site shall be in substantial conformance with the Narrative Report entitled “SWC 115th Ave and Happy Valley Road”, consisting of 17 pages, dated December 12, 2022 and stamped received December 12, 2022,; and with the modified narrative report entitled, “Narrative for Commercial Development and Trulieve Dispensary,” consisting of eight (8) pages, dated May 11, 2026, and stamped received May 12, 2026; except as modified by the following conditions. d. The following CUPD standards shall apply: 1. Uses Permitted: a. Uses allowed in C-1 b. Automobile laundry c. Drive-in restaurants & refreshment stands d. Restaurants & cafes including patios, cocktail lounges, and outside dinning and drinking areas e. Retail stores f. Self-storage facilities Z260015 Page 7 of 8 g. Medical Marijuana Dispensary Facilities and/or Marijuana Establishments as defined in Chapter 2 of the MCZO and subject to all rules adopted by the Arizona Department of Health Services. gh. Accessory uses incidental to the above Recommendation: 17. Staff recommends the Commission adopt a motion recommending that the Board of Supervisors approve Z260015 subject to the following conditions ‘a’ – ‘f’: a. Development of the site shall be in substantial conformance with the Zoning Exhibit entitled “Overall site Plan“, consisting of 1 full-size sheets, dated December 12, 2022 and stamped received December 12, 2022, except as modified by the following conditions. 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 “SWC 115th Ave and Happy Valley Road”, consisting of 17 pages, dated December 12, 2022 and stamped received December 12, 2022; and with the modified narrative report entitled, “Narrative for Commercial Development and Trulieve Dispensary,” consisting of eight (8) pages, dated May 11, 2026, and stamped received May 12, 2026; except as modified by the following conditions. c. The following Planning Engineering Conditions shall apply: 1. Without the submittal of a precise plan of development, no development approval is inferred by this review, including, but not limited to number of proposed site layout, drainage design, access, and roadway alignments. These items will be addressed as development plans progress and are submitted to the County for further review and/or entitlement. 2. An updated traffic impact study addressing MCDOT’s comments must be submitted with future entitlement (POD) application(s). 3. Engineering review of re-zone cases is conceptual in nature. 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. d. The following CUPD standards shall apply: 1. Uses Permitted: a. Uses allowed in C-1 b. Automobile laundry Z260015 Page 8 of 8 c. Drive-in restaurants & refreshment stands d. Restaurants & cafes including patios, cocktail lounges, and outside dining and drinking areas e. Retail stores f. Self-storage facilities g. Medical Marijuana Dispensary Facilities and/or Marijuana Establishments as defined in Chapter 2 of the MCZO and subject to all rules adopted by the Arizona Department of Health Services. h. Accessory uses incidental to the above 2. Min. setback of speaker box to rural or residential zoning districts: 50’ 3. Min. site screening: 3’ parking screen wall e. Administrative approval of a Plan of Development will be required prior to approval and issuance of construction permits to develop and establish use of the site. 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. f. 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 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, 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. 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: Nick Schlimm, Planner Reviewed by: Rachel Applegate, Planning Supervisor Attachments: Case Map (1 page) Narrative Report (8 pages) DPR comments (2 pages) MCESD comments (1 page) / Maricopa County Planning & Development - Phoenix, AZ 4 Gross Acres: 2 approx. Generated May 13, 2026 11:58 AM Z260015 Application Name: Legal Description Trulieve Maricopa Applicant Case Address 4N-1E-6 Aaron Heise 25206 N 115TH AVE SUN CITY, AZ 85373 Applicant Phone/Email Parcel Primary:201-21-054E (928) 522-9287 SUN CITY, AZ 85373 Map scale 1:1,018 Supervisor District No. We are requesting the list of permitted uses of the CUPD overlay to include "Marijuana Dispensary" as it is allowed in the underlying C-2 zoning. PO Box 30836, Flagstaff, AZ 86003 I 928.522.9287 618 East Route 66, Flagstaff, AZ 86001 I Fax 928.522.9358 7075 W. Bell Road – Suite 9, Glendale, AZ 85308 I 602.438.2700 May 11, 2026 Maricopa County Planning & Development Department 301 W Jefferson St, Suite 170 Phoenix, AZ 85003 RE: Narrative for Commercial Development & Trulieve Dispensary @ APN 201-21-054E Modification of Conditions Zone Change Application To whom it may concern: The following narrative outlines the proposed commercial development at APN 201-21-054E, per the requirements of the Modification of Conditions Zone Change Application Checklist of the Maricopa County Planning & Development Department. Title Project Name: Trulieve Maricopa County General Project Location: Near 303/ Happy Valley Rd interchange Maricopa County Project Number: Z260015 Vicinity Map (Not to scale) PO Box 30836, Flagstaff, AZ 86003 I 928.522.9287 618 East Route 66, Flagstaff, AZ 86001 I Fax 928.522.9358 7075 W. Bell Road – Suite 9, Glendale, AZ 85308 I 602.438.2700 Purpose of Request We are requesting to have the most recently approved conditions modified to allow for a use (“Marijuana Dispensary”) that is allowed by the underlying zoning (C-2). The uses permitted for the respective CUPD are as follows: • Uses allowed in C-1 • Automobile laundry • Drive-in restaurants & refreshment stands • Restaurants & cafes including patios, cocktail lounges, and outside dining and drinking areas • Retail stores • Self-storage facilities • Accessory uses incidental to the above In comparison, the Maricopa County Zoning Ordinance describes C-1 and C-2 zoning as follows: 503.1.3. C-1 (Neighborhood Commercial Zoning District): The principal purpose of this zoning district is to provide for smaller shops and services in convenient locations to meet the daily needs of families in the immediate residential neighborhoods. 503.1.4. C-2 (Intermediate Commercial Zoning District): The principal purpose of this zoning district is to provide for the sale of commodities, the performance of services, and other activities in locations for which the market area extends beyond the immediate residential neighborhoods while encouraging sustainable building practices. The parcel is located less than 2000’ (0.38 miles) driving distance from the Happy Valley Rd/ 303 interchange and less than half that distance by line-of-sight. C-2 zoning (Intermediate Commercial Zoning District) and all its permitted uses are appropriate to this parcel because of its location (proximity to major arterial roads) and the opportunities it affords. The proposed conditions follow below. The approved conditions from zoning case Z2022151 comprise the body of the conditions with proposed additions in bold print and underlined with proposed redactions in struck-through existing verbiage. a. Development of the site shall be in substantial conformance with the Zoning Exhibit entitled “Overall Site Plan,” consisting of 1 full-size sheet, dated December 12, 2022, and stamped received December 12, 2022, except as modified by the following conditions. Staff may determine slight refinements to remain in substantial PO Box 30836, Flagstaff, AZ 86003 I 928.522.9287 618 East Route 66, Flagstaff, AZ 86001 I Fax 928.522.9358 7075 W. Bell Road – Suite 9, Glendale, AZ 85308 I 602.438.2700 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 “SWC 115th Ave and Happy Valley Road”, consisting of 17 pages, dated December 12, 2022, and stamped received December 12, 2022, except as modified by the following conditions. c. The following Planning Engineering Conditions shall apply: 1. Without the submittal of a precise plan of development, no development approval is inferred by this review, including, but not limited to number of proposed site layout, drainage design, access, and roadway alignments. These items will be addressed as development plans progress and are submitted to the County for further review and/or entitlement. 2. An updated traffic impact study addressing MCDOT’s comments must be submitted with future entitlement (POD) application(s). 3. Engineering review of re-zone cases is conceptual in nature. 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. d. The following CUPD standards shall apply: 1. Uses Permitted: a. Uses allowed in C-1 b. Automobile laundry c. Drive-in restaurants & refreshment stands d. Restaurants & cafes including patios, cocktail lounges, and outside dining and drinking areas e. Retail stores f. Self-storage facilities g. Accessory uses incidental to the above g. Medical Marijuana Dispensary Facilities and/or Marijuana Establishment as defined in Chapter 2 of the Maricopa County Zoning Ordinance subject to all rules adopted by the Arizona Department of Health Services PO Box 30836, Flagstaff, AZ 86003 I 928.522.9287 618 East Route 66, Flagstaff, AZ 86001 I Fax 928.522.9358 7075 W. Bell Road – Suite 9, Glendale, AZ 85308 I 602.438.2700 h. Accessory uses incidental to the above 2. Min. setback of speaker box to rural or residential zoning districts: 50’ 3. Min. site screening: 3’ parking screen wall e. Administrative approval of a Plan of Development will be required prior to approval and issuance of construction permits to develop and establish use of the site. 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. f. 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 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, 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. 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. Description of Proposal One of the (2) planned buildings will be a retail & medical marijuana dispensary facility, to be owned and operated by Trulieve. Trulieve is an industry leading, vertically integrated cannabis company and multi-state operator in the U.S., with established hubs in the Northeast, Southeast, and Southwest. It is the largest retail marijuana operator in the state, with 22 retail locations open in Arizona and several cultivation and manufacturing facilities located throughout the state. Trulieve employs more than 500 Arizonans. For this project, Trulieve is planning to open a retail & medical marijuana dispensary facility on parcel APN 201-21-054E, just south of the intersection of N 115th Avenue and Happy Valley Road, and east of the 303/ Happy Valley Road Interchange. The dispensary will be operational PO Box 30836, Flagstaff, AZ 86003 I 928.522.9287 618 East Route 66, Flagstaff, AZ 86001 I Fax 928.522.9358 7075 W. Bell Road – Suite 9, Glendale, AZ 85308 I 602.438.2700 between 7:00am and 10:00pm Sunday through Saturday. There will be drive-thru services offered at the facility with the same operating hours. It is estimated that the store would serve approximately 400 customers a day and have staffing ranging from 20 to 25 full-time employees. The planned Trulieve building is approximately 3000sf, and will be just east of the middle of the site, approximately 33’ from the FEMA flood plain and 64’ from the FEMA flood way. The front entrance will face the road. (See accompanying Site Plan.) The building will be 22’ tall. The second building is also planned to be Commercial use, with its specific use currently undetermined. It is estimated to also be approximately 3000sf. It is located on the west side of the parcel. The second building may also have a drive-through window. The site will have a single trash/ recycling enclosure to serve both buildings. All outdoor lighting-- building exterior and parking lot illumination-- will be fully shielded and comply with MCZO section 812. Exact details and final design for the site and buildings will be subject to administrative review of a plan of development. Relationship to Surrounding Properties The parcel is located in a growing commercial corridor in the Maricopa County and the City of Peoria. Immediately north is a vacant parcel with Maricopa County zoning RU-43. Immediately West is vacant land that is part of the North Peoria PAD, Development Unit 6. The Development Unit is planned for “mixed use village center/ employment” and “traditional/ suburban” development. To the east is a QuikTrip gas station (Maricopa County CUPD Z2019009) and a self-storage facility (Maricopa County C-3). Maricopa County C-3 zoning is compatible with a Marijuana Dispensary use. Location and Accessibility The parcel is located less than 2000’ (0.38 miles) driving distance from the Happy Valley Rd/ 303 interchange. The site will have appropriate accessible parking and site navigation, complete with accessible walkways, ramps, and building entrances. Circulation System The site will be entered from N 115th Ave via the proposed single driveway or sidewalks. There will be walkways crossing from the front of the parking lot to either building island. A landscaping island will support a walkway joining the building islands. Drive-through queues would run counter-clockwise at each building. It will be possible to make a circle at the interior PO Box 30836, Flagstaff, AZ 86003 I 928.522.9287 618 East Route 66, Flagstaff, AZ 86001 I Fax 928.522.9358 7075 W. Bell Road – Suite 9, Glendale, AZ 85308 I 602.438.2700 of the lot by driving around the central landscaping island. A straight 60+’ truck approach will be provided in front of the trash enclosure. Final circulation design will be subject to administrative review of a plan of development. Development Schedule The projected construction timeline for the Trulieve Dispensary from breaking ground to completion is (8) months. Community Facilities and Services The minimum distance The closest church is the Church of Jesus Christ of Latter-day Saints at 11922 W Happy Valley Road, 0.64 miles (3,377 ft) from the parcel. The closest school is Candeo Peoria Charter School, 2.0 miles (10,750 ft) from the parcel. The minimum distance for Marijuana Dispensaries from schools and churches required by the Maricopa County Zoning Ordinance is 1,500 ft (0.28 miles). Public Utilities and Services EPCOR is the water and sewer utility provider for the property. The property falls within the jurisdiction of the Maricopa County Sheriff’s Department and North County Fire and Medical District. The closes fire station (Fire Station) 104 is 1.3 miles away. Compliance with the White Tank Grand Avenue Area Plan, City of Peoria General Plan, and the Maricopa County “Framework 2040” County Plan (Draft) The proposed addition of "Medical Marijuana Dispensary Facilities and/or Marijuana Establishment as defined in Chapter 2 of the Maricopa County Zoning Ordinance subject to all rules adopted by the Arizona Department of Health Services" as a permitted use within the CUPD overlay is consistent with, and directly advances, the goals and policies outlined in the Maricopa County “Framework 2040” County Plan (Draft). Likewise, a facility as mentioned above on the specific parcel is compatible with the City of Peoria and White Tank Grand Avenue Plans. These area plans emphasize the importance of fostering a strong, diversified local economy by supporting retail and commercial uses within designated corridors and activity centers. A marijuana dispensary is subject to comprehensive oversight by the Arizona Department of Health Services and is comparable in function and intensity to other permitted commercial uses within C-2 zoning, which is the underlying zoning of the area. Allowing this use supports the region’s economic development objectives by activating unused commercial spaces, contributing to the local tax base, and creating new jobs for the surrounding area. Moreover, the proposal aligns with the plans’ land use and community design principles that prioritize compatibility, orderly development, quality building design, and the concentration of PO Box 30836, Flagstaff, AZ 86003 I 928.522.9287 618 East Route 66, Flagstaff, AZ 86001 I Fax 928.522.9358 7075 W. Bell Road – Suite 9, Glendale, AZ 85308 I 602.438.2700 commercial activity in appropriate areas. Dispensaries prohibit on-site consumption and adhere to strict operational, security, and odor-control requirements, ensuring minimal external impacts on surrounding properties. This regulatory framework supports the regional goals of maintaining high-quality development standards while mitigating potential land use conflicts. Summary: Findings in Support of the Requested Modification of Conditions The requested Modification of Conditions to allow a Medical Marijuana Dispensary Facility and/or Marijuana Establishment is supported by the following findings: • Consistency with Underlying Zoning: The subject property is zoned C-2 (Intermediate Commercial), which is intended to accommodate a broad range of commercial uses serving both local and regional markets. The proposed dispensary use is consistent with the intent of the C-2 zoning district and comparable in intensity and operational characteristics to other permitted retail and commercial uses. • Compatibility with Surrounding Land Uses: The site is located within an emerging commercial corridor characterized by a mix of commercial and planned mixed-use development. Adjacent and nearby uses include a gas station, self-storage facility, and planned commercial development areas. The proposed use is compatible with these surrounding uses and will not introduce impacts beyond those typical of commercial development. • No Adverse Impact to Public Health, Safety, or Welfare: The proposed development will comply with all applicable Maricopa County Zoning Ordinance requirements, Arizona Department of Health Services regulations, and other applicable codes and standards. The use will operate within a fully regulated framework, including security, operational controls, and compliance requirements, ensuring that it does not adversely affect public health, safety, or welfare. • Consistency with Applicable Plans and Policies: The request supports the goals and policies of the Maricopa County Framework 2040 Plan, as well as applicable local planning documents, by promoting economic development, activating commercially designated land, and supporting employment opportunities within an appropriate commercial corridor. • Appropriate Use of the Site: Due to its proximity to major transportation infrastructure, including the Loop 303 and Happy Valley Road interchange, the site is well-suited for regional-serving commercial uses. The proposed dispensary is an appropriate use of the site given its location, access, and surrounding development pattern. Conclusion PO Box 30836, Flagstaff, AZ 86003 I 928.522.9287 618 East Route 66, Flagstaff, AZ 86001 I Fax 928.522.9358 7075 W. Bell Road – Suite 9, Glendale, AZ 85308 I 602.438.2700 Trulieve and Civil Design & Engineering, Inc. are excited about the prospect of working with Maricopa County on this venture. Thank you for your consideration of our project. We look forward to your comments and questions. Sincerely, Aaron Heise, R.A., LEED AP Civil Design & Engineering, Inc. Architect & Civil Designer a.heise@cdeinc.org / (928) 522-9287 Page 1 of 2 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.go v Planning & Development Engineering Plan Review Date: May 1, 2026 Memo To: Darren Gerard, AICP, Planning Manager, Department of Planning & Development Attn: Nicholas Schlimm, Planner, Planning & Development Services From: Anh Harambasic, P.E. Engineering Plans Reviewer, Planning and Development Services. cc: Doug Jones, P.E., Engineering Supervisor, Planning & Development Services Subject: Z260015 Zone Change modification of conditions request without a plan of development. Job Site Address: Z260015 (SWC 115th Ave and Happy Valley Road) APN(s): 201-21-054E This applicant is requesting in their narrative a Zone change modification of the approval conditions of zoning case Z2022151 to allow for a medical marijuana dispensary facility and/or marijuana establishment onto this site. This zone change conditions modification was presented without a plan of development. PND Engineering Plan Review (DPR, FCD and PND Transportation) has reviewed the 1st submittal of the narrative for a zone change conditions modification request routed for review on 3.30.2026 and has no objections subject to the following conditions: 1. A traffic impact study is required with the Plan of development. The traffic impact study (TIS) shall be approved by the MCDOT. 2. Onsite 100 yr 2hour onsite retention along with grading and drainage plans are required with the Plan of development. 3. Engineering and drainage review was based on a zone change without a plan of development. Therefore, without the submittal of a precise plan of development, no development approval is inferred by this review, including, but not limited to number of proposed building lots/units, drainage design, access and roadway alignments. These items will be addressed as development plans progress and are submitted to the County for further review and/or entitlement. 4. Engineering review of re-zone cases is conceptual in nature. All development and engineering design shall be in conformance with Section 905 of the Page 2 of 2 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. 5. The County does not provide fire service, therefore, it is incumbent that the applicant seek service and approval of plans from the jurisdictional fire service provider. Please contact me if you have any questions or require any additional information. 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 Trulieve Maricopa County 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: Trulieve Maricopa County Primary Contact Name: Aaron Heise Planning Application Type: Zone Change - Modification of Conditions APN(s): 201-21-054E Reviewer: Elliott Wheaton, P.E. Email: Elliott.Wheaton@maricopa.gov Phone: 602-376-6035 Planner Name: Nicholas Schlimm Planning Case #: Z260015 Date: May 1, 2026 Water and Waste Management Division