01.Z240001 PZ Staff Report

Z240001
Page 1 of 11
Report to the Planning and Zoning Commission
Prepared by the Maricopa County Planning and Development Department
Case:
Z240001 – Gravy Holdings, LLC
Hearing Date:
September 25, 2025
Supervisor District:
3
Applicant:
Brian Greathouse & Madison Leake, Burch & Cracchiolo, P.A. 
Owner:
Gravy Holdings, LLC
  
Request:
Zone change with overlay from C-2 & Rural-43 to C-3 CUPD
 
Site Location:
Generally located at the NEC Black Canyon Hwy. and New River Rd. in the 
New River area
 
Site Size:
2.57 acres
Density:
N/A
County Island: 
No
County Plan:
Daisy Mountain / New River Area Plan – New River Road and I-17 Scenic 
Corridors and Commercial
Municipal Plan:
N/A
Municipal Comments:
None received to date 
Support/Opposition:
None known
Recommendation:
Approve with conditions

Z240001
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Project Summary:
1.
The applicant, on behalf of the property owner, is requesting to rezone approximately 2.57 acres 
from C-2 and Rural-43 to C-3 CUPD at the northeast corner of Black Canyon Hwy. and New River 
Rd. in the New River area. The main existing use on the site is a restaurant and an outdoor 
entertainment venue, known as Roadrunner Restaurant & Saloon with a restaurant area, outdoor 
patio area, dance floor, and equestrian arena with bleachers. There is also a UPS delivery counter, 
moving truck rental counter, and ATV tours counter. The proposed C-3 CUPD is the appropriate 
zoning entitlement for the existing uses.
2.
The Roadrunner has been operating for several decades and is a local landmark. It evolved over 
the years from the saloon into restaurant then into a restaurant/bar with a beer garden with 
outdoor amplified music. Later the equestrian arena was added followed by counters/booths for 
other commercial ventures.  All this commercial expansion was without the benefit of issued 
construction permits and the outdoor entertainment activities require increased zoning 
entitlement. The site is subject  a zoning violation (V202301830, V202101190, and V202000199) 
with an executed compliance agreement. The proposed C-3 CUPD zoning will help resolve the 
violation. 
3.
The restaurant and saloon operate daily.  Typically there are bull riding or other events in the arena 
on Friday and Saturday evenings 8:30 pm to 12:00 am. There is live music outdoors by the beer 
garden’s dance floor on the weekends typically 5:00 pm to 12:00 am Friday and Saturday and 1:00 
pm to 5:00 pm Sundays. (It’s important to note that these business hours are the proprietor’s 
operational practice and not regulated by the zoning ordinance.)  The ancillary booth/counter 
businesses run weekdays 10:00 am to 4:30 pm.  Typically, there is approximately five employees 
on site during the week and eight to ten employees during the weekend.  
4.
The improvements shown on the site plan include new dustproofed parking areas and new ADA 
accessible walkways, but, for the most part the site will remain unchanged into the foreseeable 
future.  The site consists of a total of 11,656 sq. ft. of business floor area which equates to an 
11% lot coverage.  The current and proposed commercial development requires 100 parking 
spaces including five ADA accessible spaces. The CUPD seeks to very required parking to a total 
of 64 parking spaces including four ADA accessible spaces. 
5.
The CUPD will vary several C-3 development standards related to paving, parking, setbacks, 
screening, signs and sight-visibility-triangle requirements. Many of these variations are necessary 
to preserve the integrity of the Roadrunner’s image and identity as a local historic landmark. This 
images includes the existing location of structures, site isolation and proximity to the river levee, 
preserving the historic look of a gravel parking lot, (except for the ADA spaces). The parking will 
be surfaced with decomposed granite to maintain the site’s “old west” theme.  
6.
The reduced parking would seem to present concern, especially during bull riding events. 
However, the property owner is  working with the BLM to continue leasing adjacent land for 
overflow parking. 
7.
The table on the following page contrast the proposed CUPD against the base zoning district’s 
development standards. Deviated standards are bolded.

Z240001
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REGULATION
BASE ZONING DISTRICT 
REGULATIONS (C-3)
PROPOSED ZONING DISTRICT 
REGULATIONS (C-3 CUPD)
Maximum Height 
40'
                      40’
Minimum Front Yard
10' & 25’ for conner lots 
adjacent to rural zoning 
districts            
10' & 25’ for conner lots adjacent 
to rural zoning districts            
Minimum Side Yard
None & 10’ adjacent to   
rural zoning district 
                    None 
Minimum Street-side Yard
10'
                       10’ 
Minimum Rear Yard
None & 25’ adjacent to 
rural zoning districts
None & 10’ adjacent to rural 
zoning districts. 
Minimum Lot Area
6,000 sq. ft.
                  6,000 sq. ft.
Minimum Lot Width 
                   60'
                       60'
Maximum Lot Coverage
                   60%
                      60%
Min. Parking Spaces
   100 required parking 
   Spaces 
  64 required parking spaces
Min. Screening
     Min. 6' solid wall
                  None 
Sight-Visibility Triangle (SVT)
No structure greater than 
2’ in height shall be 
placed inside a 25’x25’ 
SVT  measured from the 
street right-of-way.
Driveways and parking 
inside a SVT is prohibited. 
No SVT requirement, but clear 
sight lines shall be maintained 
per MCDOT 
Driveway & Parking Area 
Surfacing 
Asphalt pavement or 
concrete 
Alternative dust control 
methods deemed acceptable by 
the County Air Control 
Department over decomposed 
granite surfacing, excluding 
ADA accessible parking 
space(s) which shall be paved
Freestanding Monument Sign 
Maximum Height
                   24’ 
                     25’
Minimum Distance Between 
Freestanding Monument 
Signs on the Same Lot 
                  200’ 
3’ between the two south signs 
on the site. 
190’ between the south signs 
and the north sign on the site

Z240001
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                                                                             Aerial photo of subject site 
                                                                           Aerial image & surrounding environs

Z240001
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 Eagle view of subject site looking south into subject parcel (aerial image dated 2024) 
Site Plan

Z240001
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Existing On-Site and Adjacent Zoning / Land Use:
8.
On-site:
C-2 & Rural-43 / Restaurant, commercial, and entertainment venue
North:
Rural-43 / Vacant and New River
South:
New River Rd. then Rural-43 / Natural desert
East:
Rural-43 / New River
West:
Black Canyon Hwy. then Rural-43 / Natural Desert
Zoning District map
Utilities and Services:
9.
Water:
Well
Wastewater:
Septic system
School District:
Deer Valley Unified School District 
Fire:
Daisy Mountain Fire District
Police: 
MCSO
Right-of-Way:
10.
The following table includes existing and proposed half-width right-of-way and the future 
classification based upon the Maricopa County Department of Transportation (MCDOT) Major 
Streets and Routes Plan.  It should be noted that this site is impacted by Federal Patent 
Easements, the applicant is currently in the process of abandoning these easements with 
MCDOT. 
Street Name
Half-width Existing R/W
Half-width Proposed R/W
Future Classification
Black Canyon Hwy. 
50’
                50’
        Minor Collector
New River Rd. 
80’
                80’
        Minor Arterial

Z240001
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Adopted Plan:
11.
Daisy Mountain/ New River Area Plan (updated November 20, 2019): This area plan designates 
the site for Commercial. This is a commercial node around the New River Rd./Black Canyon Hwy. 
interchange, and is the only area identified for commercial uses within the New River region of 
the plan. Additionally, the area plan also designates the site within Scenic Corridors along both 
New River Road and I-17. Within these corridors development should be designed to mitigate 
impacts of new development, protect unique views, and maintain rural character.  Staff considers 
maintaining the historic Roadrunner landmark image is consistent with the area plan’s 
commercial and scenic corridor designations.

Z240001
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Public Participation Summary:
12.
The applicant complied with the requirements of the citizen review process with 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 on July 15, 2024, in accordance 
with applicable regulations. One sign was posted along the west lot line facing Black Canyon Hwy. 
and along the south lot line facing New River Rd. Both signs were updated with public hearing 
dates by August 28, 2025. To date, staff nor the applicant has received any comments regarding 
this request.
Outstanding Concerns from Reviewing Agencies:
13.
N/A
Staff Analysis:
14.
Staff supports C-3 CUPD zoning for the Roadrunner. This will help resolve a long-standing zoning 
violation while maintaining a historic, local landmark. There is no known opposition. 
Recommendation:
15.
Staff recommends the Commission adopt a motion recommending that the Board of Supervisors 
approve Z240001 subject to the following conditions ‘a’ – ‘m’:
a.
 Development of the site shall be in substantial conformance with the Site Plan entitled 
“Gravy Holdings – Roadrunner Restaurant“, consisting of two full-size sheets, dated July 
15, 2025, and stamped received July 21, 2025, except as modified by the following 
conditions. Staff may determine slight refinements to remain in substantial conformance

Z240001
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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 “Gravy Holdings, LLC”, consisting of 11 pages, dated July 21, 2025, and stamped 
received July 21, 2025, except as modified by the following conditions.
c.
A Plan of Development is approved subject to site plan entitled “Gravy Holdings – 
Roadrunner Restaurant” consisting of two full-size sheets, dated July 15, 2025, and 
stamped received July 21, 2025. The Plan of Development may be amended 
administratively under 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.
d.
Any existing building or structure that are over 200 sq. ft. in size, over 8’ in height, or has 
utilities that lack an existing building permit must submit as-built permits for these 
structures.
e.
Prior to the issuance of any building permit on this site all Federal Patent Easements which 
impact this site must be abandoned. 
f.
Use of adjacent land for overflow parking shall require a BLM lease agreement. 
g.
The following Planning Engineering conditions shall apply: 
1.
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.
2.
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.
3.
Detailed Grading and Drainage (Site Infrastructure) Plans must be submitted with 
the application for Building Permits.
4.
Prior to any building permit issuance on this site, Drainage Waiver DRB250003 
must be approved.
5.
At the building permitting stage the berm around the retention basins must have a 
minimum width of 8’ and this shall be indicated on the grading and drainage plan. 
6.
At the building permitting stage the upstream invert of the existing culverts across 
the driveway in the New River Rd. right-of-way must be at or above the Retention 
Basin B’s stormwater elevation, which shall be indicated on the grading and 
drainage plan.

Z240001
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7.
At the building permitting stage the grading and drainage plans submitted with the 
permit shall illustrate multiple spot elevations at the property line to show that the 
stormwater retention will stay on the property and shall not encroach into the right-
of-way or public street.  
8.
At the building permitting stage, the erosion setback line must be illustrated on the 
required grading and drainage plan.  If Building #3 is found to be within the erosion 
setback then erosion protection will be required. 
9.
At the building permitting stage, the culverts in the MCDOT Right-of-Way must be 
surfaced with concrete (RCP or RGRCP) which must be indicated on the grading 
and drainage plan. 
h.
The following Maricopa County Environmental Services Department (MSESD) shall apply: 
1.
Per the Safe Drinking Water Act, any water system that supplies more than 25 
people or 15 service connections per day for at least 60 days per year shall be 
classifies as a Public Water System (PWS).  If this is a case on this site then a 
Public Water System application with a New Source Approval application shall be 
required and must be submitted to the MCESD’s Drinking Water Program.  
Moreover, a water quality analysis report shall be required with this submittal 
which is good within one-year of testing. 
2.
A Minor Plan Review application must be submitted for any existing system(s) if 
being utilized and if the applicant believes the existing system(s) are adequate in 
size to support the new use, otherwise, a new septic permit / installation may be 
required. 
3.
For any food service operations occurring on site, where food is offered, sold, or 
prepared from a fixed/permanent location the submittal of a Permanent/Fixed 
Food Establishment Permit application shall be required. 
i.
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.
j.
The following C-3 CUPD development standards shall apply: 
1.
There shall be minimum rear setbacks of 10’ regardless of adjacent zoning 
districts. 
2.
There shall be minimum side setbacks of 0’ regardless of the adjacent zoning 
districts.
3.
There shall be a minimum 64 parking spaces for the existing uses on this site, 5% 
of which shall be reserved as ADA accessible parking spaces.

Z240001
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4.
Driveways and parking areas shall be surfaced with alternative dust control 
methods, such as a quarter inch of decomposed granite or quarter inch of asphalt 
millings, or other methods deemed acceptable with the County Air Quality 
Department.  ADA accessible parking spaces must be paved.  
5.
There shall be no required sight visibility triangles but clear sight-lines must be 
maintained in accordance with Maricopa County Department of Transportation 
requirements.
6.
There shall be no required screening. 
7.
Maximum height for commercial freestanding signs shall be 25’. 
8.
Minimum distance between commercial freestanding signs on the same street 
frontage shall be 3’ between the existing south signs and 190’ between the existing 
north sign and existing south signs.  
9.
Any outdoor lighting on this site shall be in conformance with the provisions of 
Section 1112 of the County Zoning Ordinance. All outdoor lighting shall be shielded 
and placed to reflect light away from any adjoining rural or residential zoning 
district. 
k.
Noncompliance with any of the conditions assigned to the approval of this Zone Change 
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. 
l.
The property owner/s and their successors waive claim for diminution in value if the 
County takes action to rescind approval due to noncompliance with conditions. 
m.
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. 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:
Martin Martell, Planner
Reviewed by:
Rachel Applegate, Planning Supervisor
Attachments:
Case Map (1 page)
Site Plan (reduced 8.5”x11”, 2 pages)
Narrative Report (11 pages)
MCESD comments (2 pages)
DPR comments (3 pages)
Code Violations Compliance Agreement (4 pages)
Code Violations Compliance Agreement Admirative Extension (1 page)

/
Maricopa County Planning & Development - Phoenix, AZ
3
Gross Acres: 3 approx.
Generated September 4, 2025 1:53 PM
Z240001
Application Name:
Legal Description
Gravy Holdings, LLC
Applicant
Case Address
7N 2E 27
BRIAN GREATHOUSE
47801 N BLACK CANYON HWY
Applicant Phone/Email
Parcel Primary:202-12-086B
6237347672
bgreathouse@bcattorneys.com
NEW RIVER, AZ 85087
Map scale 1:1,371
Supervisor District No.
Rezone from C-2 and RU-43 to C-3 CUPD

21
1
2
16
38
33
33
11
4
3
8
18
31
17
8
41
17
4
11
24
9
6
11
33
33
23
44
14
39
34
24
34
24
24
31
11
20
27
24
28
24
7
5
12
12
8
11
11
13
19
20
26
23
23
23
24
45
11
28
28
10
13
24
24
24
29
32
34
34
34
34
34
25
25
35
35
35
35
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
OHU
E
E
OHU
OHU
OHU
36
37
18'-0"
TYP.
9'-0"
TYP.
7'-0"
32
26'-0"
18'-0"
TYP.
12'-0"
12'-0"
18'-0"
5'-0"
33'-0"
18'-0"
TYP.
26'-0"
18'-0"
TYP.
3'-0"
9'-0"
TYP.
12'-0"
12'-0"
18'-0"
9'-0"
TYP.
9'-0"
TYP.
40'-0"
40'-0"
25'-8"
41'-6"
19'-11"
39'-11"
63'-4"
82'-0"
63'-6"
73'-2"
79'-6"
30'-1"
8'-0"
8'-0"
8'-0"
19'-11"
10'-1"
10'-7"
24'-3"
13'-8"
46'-8"
38'-9"
19'-7"
13
35'-9"
18
110'-0"
ROW
80'-0"
15'-0"
24
35
26'-0"
18'-0"
9'-0"
5'-0"
34
5'-0"
15
14
27
34
⅊
⅊
⅊
⅊
⅊
⅊
⅊
11
2
7 P.S.
TYP.
TYP.
TYP.
TYP.
TYP.
TYP.
TYP.
TYP.
TYP.
TYP.
TYP.
TYP.
10 P.S.
4 P.S.
17 P.S.
16 P.S.
BLACK CANYON HIGHWAY
NEW RIVER ROAD
APN: 202-12-086B
⅊
150.19'
218.68'
365.89'
347.80'
128.80'
79.45'
BLM LAND
(NOT A PART )
ZONING RU-43
ZONING RU-43
ZONING RU-43
BLDG 1
BLDG 2
BLDG 3
DRAINAGE
EASEMENT
250.63'
COUNTY ROAD
EASEMENT
COUNTY ROAD
EASEMENT
EASEMENT
DRAINAGE
EASEMENT
STATE LAND
(NOT A PART )
ZONING RU-43
6 P.S.
15'-0"
22'-9"
DRAINAGE
EASEMENT
℄
⅊
℄
40'-0"
40'-0"
ROW
100'-0"
STATE TRUST LAND
℄
25'-7"
54'-4"
46'-8"
26'-0"
11
26
SIGN 1
SIGN 2
SIGN 3
42
42
40'-0"
20'-0"
20'-0"
20'-0"
20'-0"
4 P.S.
22
22
34
22
34
23
135'-1"
43
43
125'-0"
95'-0"
50'-0"
50'-0"
5'-0"
28
8
ROW
80'-0"
COUNTY ROAD
EASEMENT
ROW
100'-0"
25'-0"
25'-0"
40
40
TYP.
40
40
TYP.
40
40
40
46
3'-4"
192'-1"
SIGN TO SIGN
℄
PROJECT INFORMATION
AAK ARCHITECTURE & INTERIORS, INC.
7585 EAST REDFIELD ROAD, SUITE 106
SCOTTSDALE, AZ 85260
CONTACT: ART KNADJIAN
TEL: 480.588.5852
EMAIL: ART@AAKAII.COM
ARCHITECT:
OWNER:
GRAVY HOLDINGS LLC
PROPERTY ADDRESS:
47801 N BLACK CANYON HWY
NEW RIVER 85087
PROJECT DATA:
PARCEL NUMBER:
202-12-086B
LOT SIZE:
GROSS: 157,160 S.F. / 3.60 ACRES
NET: 112,278 / 2.57 ACRES
EXISTING ZONING: 
C-2 AND RU-43
PROPOSED ZONING: 
  C-3 CUPD
LOT COVERAGE:
EVERYTHING ON SITE IS EXISTING AND TO REMAIN
BUILDING 1: 5,980 S.F.
BUILDING 2: 1,599 S.F.
BUILDING 3: 1,067 S.F.
ALL OTHER STRUCTURES: 331S.F.
ALL COVERED AREAS: 2,679 S.F.
(PATIOS, WALKWAYS, ETC.)
TOTAL  AREA: 11,656 S.F.
LOT COVERAGE: 11%
(11,656 / 112,278 =0.103)
VICINITY MAP
W NEW RIVER RD.
N. BLACK CANYON HWY
I-17
THIS
SITE
LEGAL DESCRIPTION
KEY NOTES
EXISTING BUILDING - NEW RIVER MAILBOX UPS AUTHORIZED
AND STORAGE AREA
EXISTING BUILDING - RESTAURANT
EXISTING BUILDING - BARN STORAGE
3
1
2
EXISTING SES
EXISTING GATE(S) WITH WOOD MATCHING FENCE. HEIGHT: 6 FEET
EXISTING BOLLARDS
EXISTING STRUCTURE - STORAGE
4
EXISTING PENS
5
EXISTING ANNOUNCERS BOOTH
6
EXISTING STAIRS
7
EXISTING BLEACHERS. HIGHEST POINT: 8 FEET-6 INCHES
8
EXISTING ARENA
9
EXISTING DUMPSTER AND ENCLOSURE
10
EXISTING WOOD FENCE. HEIGHT: 6 FEET
11
EXISTING CORRAL FENCE. HEIGHT: 6 FEET
12
13
14
15
EXISTING COVERED ENTRY AREA
16
EXISTING PERFORMANCE STAGE
17
EXISTING CONCRETE SLAB -DANCE FLOOR
18
EXISTING COVERED PATIO
19
EXISTING ROOF LINE ABOVE
20
21
22
23
24
EXISTING SIGN. SEE A02
25
26
27
LIMITS OF EXISTING ASPHALT PAVING
EXISTING OPEN SPACE
NEW CONCRETE WALKWAY ADA COMPLIANT
DUST PROOF MATERIAL AT PARKING LOT AREA
AS APPROVED BY MARICOPA COUNTY AIR QUALITY CONTROL
NEW CONCRETE PAD FOR ADA COMPLIANT PARKING SPOTS
LIMITS OF DUST PROOFING MATERIAL AT PARKING LOT AREA
NEW STRIPING
28
29
30
31
32
33
EXISTING BARB WIRE FENCE. HEIGHT 4 FEET
RELOCATED SIGN. SEE A02
EXISTING LIGHT POLE. HEIGHT 20 FEET
EXISTING ELECTRICAL POLE
EXISTING WELL AND WATER TANK
EXISTING SEPTIC TANK
34
35
EXISTING SEPTIC LIDS AND SEPTIC TANK
36
EXISTING OUTDOOR AREA WITH PICNIC TABLES
37
PARKING:
REQUIRED:
COMMERCIAL USES INDOOR: 1 PER 250 S.F. OF FLOOR AREA
BUILDING 1 AND 2: 7,579 S.F
PARKING: 31 (7,579 / 250)
COMMERCIAL USES OUTDOOR: 1 PER 100 S.F. OF
OUTDOOR DINNING AREA
BUILDING 1 PATIO AND PICNIC TABLE AREA: 2,456 S.F
PARKING: 25 (2,456 /100)
INDUSTRIAL WHOLESALE AND MANUFACTURING:
1 PER 600 S.F. OF FLOOR AREA
BUILDING 3: 1,067 S.F
PARKING 2 ( 1,067 /600)
SUBTOTAL 58 PARKING SPACES
(31 + 25 + 2 = 58)
PUBLIC ASSEMBLY USES: 1 PER 200 S.F. OF FLOOR AREA
ARENA AND BLEACHERS AREA: 8,330 S.F
PARKING: 42 (8,330 / 200=41.65)
TOTAL PARKING REQUIRED: 100 PARKING SPACES
(58 + 42 = 100)
TOTAL ADA ACCESSIBLE PARKING REQUIRED: 5 PARKING SPACES
(5% OF 100 = 5 )
1 LOADING / UNLOADING SPACE
PROVIDED
TOTAL PARKING PROVIDED:
64 PARKING SPACES
REGULAR: 
60 PARKING SPACES
ADA: 
 4 PARKING SPACES
(5% OF PROVIDED SPACES)
NOTE: PER IBC TABLE 1106.2 FOR 51-75 PARKING SPACES,
MINIMUM 3 ADA REQUIRED
NOTE:
SURVEY INFORMATION AND LEGAL DESCRIPTION FROM \
SURVEY DONE BY ASAM (ARIZONA SURVEYING AND MAPPING)
DATED 4/24/24 JOB#: P24-132
UTILITY SERVICES
COMPANY
UTILITY TYPE
ELEMENTARY SCHOOL DISTRICT:
DEER VALLEY UNIFIED SCHOOL DISTRICT
HIGH SCHOOL DISTRICT:
DEER VALLEY UNIFIED #97
ZONING KEY PLAN
EXISTING
PROPOSED
C-3
CUPD
C-2
RU-43
BUILDINGS & STRUCTURES INFO
BLDG 1
ALL OUTDOOR LIGHTING WILL ABIDE BY THE COUNTY'S OUTDOOR
LIGHTING PROVISIONS LISTED IN SECTION 1112 OF THE ZONING
ORDINANCE AND SHALL NOT SHINE ONTO ANY ADJACENT RURAL
ZONED PARCEL
NOTE
AREA (±)
HEIGHT (±)
BLDG 2
BLDG 3
COVERED STAGE (NOTE 17)
COVERED PATIO (NOTE 19)
ANNOUNCERS BOOTH (NOTE 6)
STORAGE STRUCTUERE (NOTE 4)
STORAGE PREFAB CONTAINER
(NOTE 26)
5,980 S.F.
1,599 S.F.
1,067 S.F.
15'-0"
10'-0"
13'-6"
11'-6"
17'-0"
11'-2"
8'-6"
323 S.F.
1,500 S.F.
107 S.F.
64 S.F.
160 S.F.
TOTAL UNDER ROOF
TOTAL ENCLOSED
8,977 S.F.
11,656 S.F.
N/A
14'-6"
EXISTING WOOD FENCE. HEIGHT: 7 TO 8 FEET
38
EXISTING WOOD FENCE. HEIGHT: 7 FEET - 4 INCHES
39
SITE VISIBILITY TRIANGLE 25' X 25'
40
TELEPHONE
GAS
WATER
SEWER
POLICE
FIRE
ELECTRIC
APS- ARIZONA PUBLIC SERVICE
CENTURY LINK
TBD
ON SITE WELL
ON SITE SEWER
MARICOPA COUNTY SHERIFF'S OFFICE
DAISY MOUNTAIN FIRE DEPARTMENT
SEATING AREA WITH BUILT-IN BENCHES (NOT COVERED)
41
1 LOADING / UNLOADING SPACE
CONCRETE PAVING AT ADA PARKING SPACES
42
COVERED WALKWAYS
11'-0"
856 S.F.
44
DRIVEWAY- INGRESS ONLY W/ DO NOT ENTER SIGNAGE
PER MCDOT DESIGN MANUAL STANDARDS
45
DRIVEWAY- EGRESS ONLY  ONLY W/ DO NOT ENTER SIGNAGE
PER MCDOT DESIGN MANUAL STANDARDS
DRIVEWAY LIMIT OF ASPHALT PAVING
43
DRIVEWAY- RIGHT-IN , RIGHT OUT
PER MCDOT DESIGN MANUAL STANDARDS
46
WOOD COUNTER TOP,  ± 4' TALL
10'
0'
60'
20'
30'
10'
30'
THESE PROJECT DOCUMENTS ARE THE PROPERTY OF AAK ARCHITECTURE & INTERIORS, INC.  NO PART OF THESE DOCUMENTS SHALL BE REPRODUCED OR USED WITHOUT THE  WRITTEN PERMISSION OF THE AUTHORS. COPYRIGHT  ©  2025 AAK ARCHITECTURE & INTERIORS, INC.
PLOT DATESunday, July 13, 2025 4:30:29 PM
02/07/2025
2262-01
SHEET TITLE
JOB NUMBER:
DATE:
SCALE:
REV.
CONSTRUCTION PHASE
BULLETIN #
DATE
ISSUED FOR:
PRE-CONSTRUCTION PHASE
DATE
NO.
47801 N BLACK CANYON HWY,
NEW RIVER, AZ 85087
© 2025
7585 e redfield rd #106 scottsdale arizona 85260
480.588.5852
aakaii.com
GRAVY HOLDINGS
07-14-2025
REZONING SUB
06-06-2024
ROADRUNNER RESTAURANT
REZONING 2ND SUB
02-07-2025
REZONING 3ND SUB
04-29-2025
REZONING RESUBMITTAL 07-14-2025
A01
 SITE PLAN
SITE PLAN 
scale: 1"= 30'-0"
1
CASE NUMBER: Z240001
RECEIVED 21. JUL 25
   Z240001 -- 3. SUB

THESE PROJECT DOCUMENTS ARE THE PROPERTY OF AAK ARCHITECTURE & INTERIORS, INC.  NO PART OF THESE DOCUMENTS SHALL BE REPRODUCED OR USED WITHOUT THE  WRITTEN PERMISSION OF THE AUTHORS. COPYRIGHT  ©  2025 AAK ARCHITECTURE & INTERIORS, INC.
PLOT DATESunday, July 13, 2025 4:30:34 PM
02/07/2025
2262-01
SHEET TITLE
JOB NUMBER:
DATE:
SCALE:
REV.
CONSTRUCTION PHASE
BULLETIN #
DATE
ISSUED FOR:
PRE-CONSTRUCTION PHASE
DATE
NO.
47801 N BLACK CANYON HWY,
NEW RIVER, AZ 85087
© 2025
7585 e redfield rd #106 scottsdale arizona 85260
480.588.5852
aakaii.com
GRAVY HOLDINGS
07-14-2025
REZONING SUB
06-06-2024
ROADRUNNER RESTAURANT
REZONING 2ND SUB
02-07-2025
REZONING 3ND SUB
04-29-2025
REZONING RESUBMITTAL 07-14-2025
A02
 SITE SIGNS
SIGN 1
N.T.S
1
CASE NUMBER: Z240001
SIGN 2
N.T.S
2
SIGN 3
N.T.S
3
SIGN SIZE:
HEIGHT: 25'-0"
WIDTH: 8'-0"
AREA OF SIGN: 64 S.F.
LIGHT:
ILLUMINATED  LIGHTBOX
DOUBLE SIDED SIGN
SIGN SIZE:
HEIGHT: 15'-0"
WIDTH:  8'-0"
AREA OF SIGNS: 96 S.F.
LIGHT:
OUTDOOR SIGN
DOWNLIGHT
SIGN SIZE:
HEIGHT: 10'-0"
WIDTH: 8'-0"
AREA OF SIGNS: 64 S.F.
LIGHT: NO LIGHT

ZONE CHANGE WITH OVERLAY 
FOR 
Gravy Holdings, LLC 
NORTHEAST CORNER BLACK CANYON HIGHWAY & 
NEW RIVER ROAD 
Case No. Z240001 
 Submitted: June 5, 2024 
Resubmitted:  May 15, 2025 
Resubmitted: July 21, 2025 
RECEIVED 21. JUL 25
   Z240001 -- 3. SUB

2 
DEVELOPMENT TEAM 
Property Owner 
Gravy Holdings, LLC 
47801 N Black Canyon Highway 
New River, Arizona 85087 
Architect 
AAK Architecture & Interiors, Inc. 
Attn:  Art Knadjian 
7584 East Redfield Road, Suite 106 
Scottsdale, Arizona 85260 
Phone: (480) 588-5852 
Civil Engineer 
Civil & Environmental Consultants, Inc. 
Attn:  Mike Jackson, PE, LEED AP 
Attn:  Michael Andrews, PE 
1920 West University Drive, Suite 203 
Tempe, AZ 85281 
Phone:  (602) 760-2324 
Zoning Entitlements 
Burch & Cracchiolo, P.A. 
Attn:  Brian Greathouse & Madison Leake 
1850 North Central Avenue, Suite 1700 
Phoenix, AZ 85004 
Phone: (602) 234-9903

3 
TABLE OF EXHIBITS 
Exhibit No. 
Description 
1 
Aerial Map 
2 
Aerial with Existing Uses

4 
PURPOSE OF REQUEST 
On behalf of Gravy Holdings, LLC (“Gravy Holdings”) we request a zone change to C-3 
with a Commercial Unit Plan of Development (“CUPD”) zoning overlay on approximately 3.05 
acres located at the northeast corner of Black Canyon Highway and New River Road in Maricopa 
County, Arizona (the “Site”). An Aerial Map of the Site is provided at Exhibit 1.  
DESCRIPTION OF PROPOSAL 
Gravy Holdings requests this rezoning from C-2 and RU-43 to C-3 CUPD to permit the 
existing commercial uses on Site. This Site is subject to violations V202301830, V202101190, 
and V202000199 with a compliance agreement to obtain entitlements for this Site to address these 
code violations. The Site is currently utilized as a restaurant and outdoor entertainment venue 
commonly known as “Roadrunner Restaurant & Saloon” (“Roadrunner”). On Site today exists the 
restaurant area, outdoor patio area, dance floor, an arena with bleachers and more. The arena is 
typically utilized for bull riding on Saturday nights from 8:30pm to 10:30 pm. Live music is offered 
typically on Fridays 5-9 pm, Saturday 8pm-12am, and Sunday 1pm through 5 pm. Events in the 
arena typically take place on Saturdays from 8:30pm-10:30pm. There are approximately 5 
employees on shift during the week and 8-10 employees on shift on the weekends. Some ancillary 
commercial uses such as U-Haul Rentals (very limited, about 1 truck rental a month), a UPS center 
(that operates Monday through Friday 10am-4:30pm, and Desert ATV Tours (operating primary 
during week day mornings) also operate on Site. See Exhibit 2, labeling existing uses on Site. 
Gravy Holdings is not proposing any additional buildings or uses on Site, everything on Site is 
proposed to remain as is—with as-built permits as where necessary. Some improvements are 
proposed including new parking striping, dustproofing in parking areas, and new ADA-compliant 
walkways. Overall, this request will help to bring the Site into compliance with County 
requirements. 
RELATIONSHIP TO SURROUNDING PROPERTIES 
The Site is surrounded on the north, east, and south (across New River Road) by vacant 
State land. To the west, across Black Canyon Highway, is also vacant land, with a portion being 
State Land and a portion being privately owned. This location is ideal for commercial uses given 
freeway proximity and the large buffers of vacant State Land surrounding the Site on all sides with 
the New River to the east. There are also no adjacent residential uses. Roadrunner has proven to 
be a fitting and compatible land use on this site.  
LOCATION AND ACCESSIBILITY 
The Site is located off of Black Canyon Highway and New River Road. The Site will have 
right in right out only access on New River Road. Black Canyon Highway has two curb cuts, 
signage will designate the southern curb cut as ingress only and the northern curb cut as egress 
only. These access points lead customers and employees to conveniently located parking areas. 
Parking is available adjacent to New River Road and Black Canyon Highway.

5 
TRAFFIC 
Roadrunner’s traffic has not negatively impacted surrounding roadways or nearby 
circulation. The Site is proximate to the I-17 Freeway and is located adjacent to two existing 
roadways. These roadways have proven to have sufficient capacity to handle the traffic created by 
this commercial use.   
PUBLIC UTILITIES AND SERVICES 
Water: 
Onsite Well 
Sewer: 
Onsite Septic 
Power: 
APS 
Fire: 
Daisy Mountain Fire Department 
Police: 
Maricopa County Sheriff’s Office 
School District: 
Deer Valley Unified School District 
DEVELOPMENT STANDARDS CHART 
The C-3 CUPD Development Standards Comparison Table is provided below (deviations 
shown in BOLD text): 
Regulation
Base Zoning 
District 
Regulations 
(C-3)
C-3 Adjacent to
Rural Zoning Base 
Standards 
Proposed Zoning 
Regulations (C-3 
CUPD)
Minimum Lot Area 
6,000 sq ft
6,000 sq ft
6,000 sq ft
Minimum Lot Width 
60 ft
60 ft
60 ft
Maximum Lot 
Coverage
60% 
60% 
60% 
Maximum Building 
Height
40 ft
40 ft
40 ft
Minimum Front Yard 
Setback
10 ft
25 ft
25 ft
Minimum Street Side 
Setback
None
10 ft
10 ft
Minimum Rear Yard 
Setback
None
25 ft
10 ft
Minimum Side Yard 
Setback
None
10 ft
None 
Parking
100 Spaces (commercial, outdoor dining, 
industrial, & public assembly) 
64 spaces

6 
Driveway & Parking 
Surfacing
Pavement/Concrete 
Alternative dust 
control methods 
deemed acceptable 
by the County Air 
Control Department, 
except for any 
required ADA spaces
Site Visibility 
Triangles (SVT)
No structure greater than 2’ in height shall 
be placed inside a 25’x25’ SVT measured 
from the street R/W. Driveways and 
parking inside the SVT are prohibited. 
No structure greater 
than 2’ in height shall 
be placed inside a 
25’x25’ SVT 
measured from the 
street R/W line. 
Driveways, parking, 
and one sign can be 
inside a SVT. 
Site Screening
Min. 6’ solid wall
North, south, west: 
no wall
East: existing 6’wood 
fence for a portion 
and existing 4’ 
barbed wire fence for 
a portion
Freestanding 
Monument Signs 
Height
24’ max
25’ 
Freestanding Signage 
Spacing
Freestanding signs cannot be closer than 
200’ on the same parcel
3’ min. for Sign 1 & 2 
197’ min. for Sign 1 
and 3 
Justifications for Deviations C-3 Base Zoning District 
Setbacks: 
As part of this CUPD, we request a deviation from the code-required side yard setback. 
There is an existing building that has a 0-foot setback near the northwest corner of the Site. This 
reduction in setback is only necessary given that the adjacent vacant ASLD land is zoned RU-43.  
If the building was not adjacent to a rural or residential zoning district, there would be a zero foot 
setback. The code-required setback contemplates the need to buffer new commercial uses next to 
residential uses. Here, with an existing building next to vacant land, this setback is not necessary. 
Therefore, this reduction is proper.

7 
 
Parking: 
Overall, 100 parking spaces would be required for this Site.  64 parking spaces are proposed 
to be provided. This reduction in parking is necessary given that the existing parking lot and 
buildings have been operating well for many years.  The proposed parking will not negatively 
impact the Site or the area.  
Driveway & Parking Surfacing: 
The surface of the driveways and parking area will utilize alternative materials or other 
methods acceptable by the County’s Air Quality Department to minimize dust pollution. This will 
not apply to any required ADA parking spaces that will be paved for accessibility. The purpose of 
this request is to maintain the western and rural theme of the Roadrunner Restaurant & Saloon.  
SVTs: 
There are sight visibility triangles (SVT) on either side of the driveways along the street’s 
right of way line where no structure in excess of 2’ of where driveways and parking is prohibited. 
Our request is to allow for driveways and paring area inside SVTs since the adjacent roadway is 
not fully developed—which allows sufficient visibility for drivers to view oncoming traffic.  
Site Screening: 
 
Considering that all of the surrounding properties are undeveloped and the proximity of 
the river to the east, our request is to leave existing fencing in place and eliminate the typical 
screening requirement.  
Signage: 
 
No new signage is being requested, we are only requesting to keep existing signage. More 
signage than typical is necessary on this Site due to the multiple commercial uses all existing on-
site. 
CONCLUSION 
 
Gravy Holdings looks forward to this opportunity to bring the Site into compliance, 
improve the Site, and continue providing an exciting community entertainment and restaurant use 
in the area. We believe this request will benefit the area and be an improvement compared to what 
exists today. We request your approval.

Exhibit 1

Exhibit 2

Page | 1  
 
 
Subdivision 
Infrastructure  
& Planning Program 
301 W. Jefferson St. 
Phoenix, AZ 85003 
 
Subdi vi sio n@mari co pa.go v 
esd.mar i co pa.go v 
 
 
 
 
 
The Maricopa County Environmental Services Department (MCESD) has completed review 
for the Roadrunner Restaurant & Saloon planning case(s). Please note the following MCESD 
requirements for site development: 
Drinking Water –  
Per the Safe Drinking Water Act, any water system that supplies more than 25 people or 15 
service connections per day for at least 60 days per year is classified as a Public Water 
System (PWS).  
• 
A Public Water System application and a New Source Approval application are 
required and must be submitted to the MCESD’s Drinking Water Program. A water 
quality analysis report will be required with submittal and is good within one-year of 
testing. 
 
An Approval to Construct application is required to be submitted to the MCESD’s Treatment 
Program for all water treatment facilities. 
• 
For questions, please contact the Water/Wastewater Treatment Program at (602) 
372-2861 or email treatmentplantprogram@maricopa.gov 
 
An Approval to Construct application is required to be submitted to the MCESD’s 
Subdivision & Infrastructure Program for all water system infrastructure. 
• 
For questions, please contact the Subdivision and Infrastructure Program at (602) 
506-1058 or email subdivision@maricopa.gov 
 
For additional Drinking Water related questions, please contact the Drinking Water program 
at (602) 506-6935 or by email at sdwquestions@maricopa.gov. 
Project Name: Roadrunner Restaurant & 
Saloon 
Primary Contact Name: Leslie Chatburn 
Planning Application Type: Zone Change 
with Overlay 
APN(s): 202-12-086B 
Reviewer: Ryan Hall, P.E. 
Email: Ryan.Hall@maricopa.gov 
Phone: 602-918-1241 
Planner Name: Martin Martell 
Planning Case #:  Z240001 
Date: July 16, 2024 
 
Water and Waste Management Division

Page | 2  
 
 
Onsite Wastewater –  
A Minor Plan Review application must be submitted for any existing system(s) if being 
utilized and if the applicant believes the existing system(s) are adequate in size to support 
the new use; otherwise, a new septic permit/install may be required. 
 
A Notice of Intent to Discharge application for an onsite wastewater treatment (septic) 
system is required for any construction. Application must be submitted to the MCESD 
Onsite Wastewater Program. 
• 
Wastewater is not permitted to discharge to an adjacent parcel’s septic system. 
• 
If conducting food service in unincorporated Maricopa, a grease trap will be 
required by Onsite Wastewater program. 
 
For Onsite Wastewater related questions, please contact the Onsite Program at (602) 506-
6666 or by email at septicquestions@maricopa.gov. 
Environmental Health –  
For any food service operations occurring on site, where food is offered, sold, or prepared 
from a fixed/permanent location, requires submittal of a Permanent/Fixed Food 
Establishment Permit application.  
• 
Additional information for permanent/fixed establishments can be found on the 
Environmental Health webpage. 
 
For Environmental Health related questions, please call (602) 506-6824. 
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.

Page 1 of 3 
 
 
 
 
 
 
 
 
 
 
 
Jeri Loucks, PECFM 
Planning & Development 
301 W. Jefferson St., Suite 170 
Phoenix, Arizona 85003 
Phone: (602) 506-6332 
www.maricopa.gov/planning 
Email address: 
jeri.loucks@maricopa.gov 
Planning & Development 
 
Engineering Plan Review 
Date:    
August 12, 2025 
 
Memo To: Darren Gerard, AICP, Planning Manager, Department of Planning & 
Development 
 
Attn: 
Martin Martell, Planner, Planning & Development Services 
 
 
From: 
Jeri Loucks, P.E.C.F.M., Engineering Supervisor, Planning & 
Development Services 
 
cc: 
Bob Fedorka, P.E., Engineering Manager, Planning & Development 
 
Subject:   
Z240001 – Plan of Development 
 
(E3 Memo) 
Job Site Address: 47801 N Black Canyon HWY New River, AZ 85087 
 
APN(s): 
202-12-086B 
 
PND Engineering Plan Review (DPR, FCD and PND Transportation) has reviewed the 
3rd submittal of the application routed for review on July 22nd, and has no objections 
with the following stipulations: 
 
1. 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. 
 
2. 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. 
 
3. Detailed Grading and Drainage (Site Infrastructure) Plans must be submitted 
with the application for Building Permits. 
 
4. Prior to the Building Permit approval, the Drainage Waiver DRB250003 must 
be approved. 
 
5. At the time of the Building Permit the Retention Basin areas will be updated 
with the following items: 
a. The berm around the retention basins must have a minimum width of 8 
feet.

Page 2 of 3 
  
b. The upstream invert of the culverts across the driveway in the New 
River Road Right-of-Way must be at or above the Basin B water surface 
elevation. 
c. The plan view must show multiple spot elevations at the property line 
to show the retention will stay on the property and not encroach into the 
New River Road Right-of-Way. 
 
6. At the time of the Building Permit, the Erosion Setback Line must be shown on 
the plan view.  The Building 3 may be found within the erosion zone.  If so 
Erosion Protection will be required.  
 
7. At the time of the Building Permit, the culverts in the MCDOT Right-of-Way 
must be concrete (RCP or RGRCP).

Page 3 of 3 
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 
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 
FLOOD CONTROL DISTRICT OF MARICOPA COUNTY REFERENCES: 
Floodplain Regulations for Maricopa County: 
https://www.maricopa.gov/DocumentCenter/View/630  
For Additional Information See: 
https://www.maricopa.gov/3847/Flood-Control-District

Beeman-Riggs compliance agreement for V202301830 amended as follows: 
 
V202301830 – Jennifer Beeman and Jeff Riggs of Gravy Holdings LLC, Respondent for 
parcel 202-12-086B – in Admin. Remedy with linked Compliance Agreement: 
1) Payment of $10,000 NCF by 3/29/24 – term met; and 
2) Bring property into compliance with proper zoning entitlement and all required 
construction permits completed by 8/1/25 administratively extended to 5/1/26 – 
pending.  
Notes: Violation is for land use (outdoor entertainment venue, etc.) without proper zoning 
entitlement, unpermitted construction (deck, heating, lighting, sound stage, arena, etc.).  
DNCFs to be compromised if 8/1/25 5/1/26 compliance deadline met. V200901179 
previously consolidated with V202000199 – note that case and V202101190 are closed and 
enforcement consolidated under V202301830.  
CCO Gerron to check case status after 3/30/24 & 8/2/25 5/1/26 to determine if terms 
have been met and case can be closed. 
 
Charles Hart, AICP 
PLANNING & DEVELOPMENT 
Code Compliance 
Code Compliance Manager 
301 W. Jefferson Street Phoenix, AZ 85003 
O:   602-506-7159   C:   602-723-1237 
MARICOPA.GOV 
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