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QUIKTRIP
Planned Area Development
and
Preliminary Development Plan
Northwest Corner of Ray Road and Dobson Road
Case No: PLH23-0044
First Submittal: July 27, 2023
Resubmitted: December 19, 2023
i
TABLE OF CONTENTS
I.
Introduction and Request ........................................................................................................ 1
II.
Site, Surrounding Area, and Existing Zoning ......................................................................... 1
III. Proposed Planned Area Development ..................................................................................... 2
A.
Permitted Uses .................................................................................................................... 2
B.
Development Standards ...................................................................................................... 2
C.
Signage ................................................................................................................................ 2
IV. Proposed Preliminary Development Plan .............................................................................. 2
A.
Site Layout and Architecture .............................................................................................. 2
B.
Landscaping ........................................................................................................................ 3
C.
Parking and Circulation ...................................................................................................... 3
V.
Conclusion .............................................................................................................................. 3
VI. Project Team ........................................................................................................................... 4
Exhibit No.
Description
1
Aerial Exhibit
2
Preliminary Site Plan & Details
3
Signage Exhibit
4
Elevations
5
Color and Materials Board
6
Preliminary Landscape Plan &
Rendered Landscape Plan
7
Preliminary Grading & Drainage
Plan
1
QUIKTRIP
I.
INTRODUCTION AND REQUEST
QuikTrip Corporation (“QT”) is seeking to develop approximately 2.51 net (3.82 gross)
acres located at the northwest corner of Ray Road and Dobson Road (APN 302-80-948) (the
“Site”) in Chandler (the “City”). See Aerial attached as Exhibit 1. QT requests Rezoning and
Preliminary Development Plan Review approval to allow the development of the Site as a new
QT Convenience Store and Gas Station (“QT Store”) on this underutilized Site. This QT Store
will serve a variety of freshly made foods and drinks from a “full-service counter.” Customers
can choose from a large variety of food items including ice cream cones, pizza, warm pretzels,
toasted sandwiches—and now full sub sandwiches. Specialty coffee drinks, espressos, shakes,
smoothies, and more will be offered. QT is excited about the prospect of this new QT Store that
will bring jobs and necessary goods and services to the area. The QT Store will be open 24 hours
a day, 7 days a week. This location is anticipated to employ dozens of workers. The number of
staff present at any one time will vary, but QT anticipates staffing the store with 2-6 employees
at a time.
QT requests Preliminary Development Plan (“PDP”) approval and that the Site be zoned
from the existing Planned Area Development (“PAD”) Commercial to PAD with the added
permitted use of a gas station. As is described below, the proposal is consistent with the General
Plan and the surrounding area and will be an asset to the City while making good use of this
infill, redevelopment Site.
II.
SITE, SURROUNDING AREA, AND EXISTING ZONING
The Site has previously been utilized as an Osco Store and is zoned PAD Commercial
(allowing C-2 uses) and designated as “Neighborhoods” on the General Plan. The current zoning
allows a variety of commercial uses including “drive-in, drive-up, and all fast-turnover
establishments… convenience markets and similar uses.” While this rezone is required to allow
fueling, this QT Store is largely fitting with the current zoning designation. Further, the
“Neighborhoods” designation allows “a variety of non-residential uses such as commercial,
institutional, public facilities, and commercial offices.” QT’s proposed neighborhood-oriented
use is suitable for the area and compatible with the surrounding uses. Surrounding uses and
designations are as followed:
• North: a parking lot associated with the adjacent preparatory school zoned
AG-1
• East: commercial uses including fast food, a bank, and Fry’s (across Dobson
Road) zoned PAD
• South: Single-family homes (across Ray Road) zoned PAD
• West: A tutoring and childcare facility zoned PAD
The proposed development complies with the General Plan and is supported by the
following goals and policies of the General Plan:
2
• 1.5 Building a World-Class Economy: Improve the City’s jobs-to-housing
ratio with a long-term goal to continue exceeding the county’s average jobs-
to-housing balance.
• 1.5 Building a World-Class Economy: Continue to encourage and facilitate
the development or reuse of vacant or deteriorating commercial properties.
• 1.1.1 Land Use and Development: Encourage compatible infill projects.
• 1.1.1 Land Use and Development: Emphasize developing a balance of land
uses that support community building and a healthy lifestyle while ensuring a
positive overall community benefit.
This infill, redevelopment proposal will provide jobs and valuable goods and services in
an appropriate location that will benefit the community. A QT Store is fitting for this intersection
and mixed-use area and will make good use of the Site. See Preliminary Site Plan attached as
Exhibit 2.
III.
PROPOSED PLANNED AREA DEVELOPMENT
This PAD shall conform with all C-2 standards, uses, and other regulations unless stated
otherwise herein.
A.
Permitted Uses
The permitted land uses on the Site shall be as follows:
1.
The permitted uses and uses permitted with a Use Permit listed under the City’s
C-2 Zoning District
2.
Gas station/fuel station and convenience market
B.
Development Standards
The Development Standards for the Site shall be C-2 Zoning District Standards.
C.
Signage
The signage for the Site shall be in conformance with the signage exhibits included in
this submittal. (See Exhibit 3). Signage will include a monument sign along both Dobson Road
and Ray Road. Further, there is a “QuikTrip” sign and button signs on the front of the building,
as well as button signs on the fuel station canopies.
IV.
PROPOSED PRELIMINARY DEVELOPMENT PLAN
A.
Site Layout and Architecture
QT’s proposed development is designed as a quality and attractive commercial
development that will create employment opportunities and will be in harmony with the area.
The proposed architectural design is fitting with southwest architecture and reflects a design that
is respectful of the Arizona desert climate. See elevations attached as Exhibit 4. The size and
scale of the building and fuel canopy are broken up through well-planned design and the use of a
variety of materials. The Site is planned to consist of an approximately 5,312-square-foot store
3
and an approximately 7,287-square-foot fuel canopy for a total lot coverage of approximately
12,598.5 square feet (11.5% of the Site). The store will be approximately 20 feet in height and
features a variety of colors and materials to create visual interest. The store predominately
features stucco and stone in neutral shades—as opposed to corporate colors—to fit in with the
area. The stucco is “tan” color with contrasting accent bands of “midnight black brick”.
Additionally, the façade features stacked stone accents in “Sonoma” color to provide additional
variation. Se Exhibit 5, Color and Materials Board. The large windows (shaded with an awning
to reduce heat gain) with aluminum framing add further visual interest. The fuel canopy is
proposed to have a height of approximately 17 feet. The fuel canopy has been designed to
complement the design of the store and contains the same brick and metal elements as the store
building to create a sense of harmony and cohesiveness on the Site. The canopy will allow for
double stacking in order to serve up to 16 automobiles at one time.
B.
Landscaping
The overall landscape theme incorporates low water use, and regionally appropriate plant
material that is suitable for the Sonoran Desert to create an attractive presence. The design and
materials create a sense of place within the Site, while adding a fresh approach to a timeless
desert environment for the surrounding communities. In addition to the landscaping QT is
proposing, the Site has a large amount of existing landscaping that will remain in place.
Specifically, the street frontages of Ray Road and Dobson Road feature 50+ feet of landscape
area to create an attractive frontage for customers and passers-by. Landscape islands are
provided to break up rows of parking spaces, reduce heat island effect, and provide shading.
Around the store, planters will be used to tie into other landscaping and enhance overall design.
This proposed QT will be amply and attractively landscaped and will meet all City landscaping
requirements. See Exhibit 6, Preliminary Landscape Plan and Rendered Landscape Plan.
C.
Parking and Circulation
Efficient site layout and ample parking are important to QT to enhance the customer
experience. QT has provided multiple “front doors” to provide up-front parking for all
customers. Fifty parking spaces are provided, where only 30 are required. The Site has
convenient access on both Dobson Road and Ray Road to promote efficient circulation.
V.
CONCLUSION
QT’s proposed development will be high-quality and suable for the area while providing,
jobs, tax dollars, and necessary goods and services. QT looks forward to the opportunity to
further invest in Chandler. We request your approval.
4
VI.
PROJECT TEAM
Developer:
QuikTrip Corporation
Daniel Chambers
1116 East Broadway Road
Tempe, AZ 85282
Phone: (480) 446-6321
Email: daniel.chambers@quiktrip.com
Planning/Engineering:
Kimley Horn
Robert Hannen
7740 N 16th St #300
Phoenix, Arizona 85020
Phone: (602) 216-1259
Email: Robert.hannen@kimley-horn.com
Zoning:
Burch & Cracchiolo, P.A.
Brian Greathouse and Madison Leake
1850 North Central Avenue, 17th Floor
Phoenix, Arizona 85004
Phone: (602) 234-9903
Email: bgreathouse@bcattorneys.com
mleake@bcattorneys.com
Exhibit 1
Exhibit 2
Exhibit 3
Copyright © 2019 Allen Industries, Inc.
This is an original, unpublished drawing, created by Allen Industries, Inc.
This drawing is submitted to you in confidence for your use solely in
connection with the project being planned for you by Allen Industries, Inc.
and is not to be shown to anyone outside your organization, nor used,
reproduced, copied or exhibited in any fashion whatsoever. The designs
shown on the drawing (except for any registered trademarks that may
belong to a client of Allen Industries, Inc.) remain the property of
Allen Industries, Inc.
Declaration
www.allenindustries.com
1-800-967-2553
QuikTrip
Client
Design
Project Manager
Project Information
Location
Date / Description
12/10/19
01/14/20
02/18/20
Issue Date
Rev. 1
Rev. 2
1
2
3
4
5
6
7
8
Notes
-
9
House
Sales
CT
James Gentry
Store #
-MH-E2PQ-CC-31
Unlead
Diesel
Color Specifications
Translucent White
Black - Low Gloss
Opaque Silver
Match 3M Cardinal Red #3632-53
Match PMS 349C
Matte White (Interior of Sign)
All Paint Finishes to be Akzo Nobel
Ÿ Visible fabrication seams and welded joints are to be sanded
smooth, filled and finished to QT specifications.
Ÿ Any variation from this directive must be brought to the
attention of the QT Quality Control Manager without delay.
Ÿ Any visible fasteners are to be countersunk and have
painted heads.
Ÿ Face retainers must fit flush and have even, minimal seams.
Regarding Fabrication Fit & Finish of All QT Signs:
Ÿ Two (2) Product LED Gas Price Sign
Ÿ 30.3 Square Feet Sign Area
-E2PQ-CC-31
Horizontal Monument Sign
Notes:
1.) Engineering provided by QT.
2.) Steel supports provided by sign installer.
Front Elevation
Scale: 1/2" = 1'-0"
Side Elevation
1'-4"
2 1/2"
Top View
2 1/2"
1'-4"
1'-9"
Side Elevation
3'-7"
1'-4"
2 1/2"
2 1/2"
1'-9"
1'-4"
2 1/2"
2 1/2"
1'-9"
3'-2"
5'-10 1/2"
2'-8 1/2"
30.3 SF Sign Area
6'-0"
9'-7"
Base under pricer
to have flat front
Base under QT logo
to have radius front
XXXX
XXXX
XXXX
Exhibit 4
Exhibit 5
Stacked Stone - Landmark Stone - Sonoma
GLEN-GERY - Building Columns
Physical Sample to be provided by Manufacturer
Brushed Aluminum - Reynobond
Building Cornice/Gas Canopy Fascia
QT BROWN Metal Paint -
Light Poles/Canopy Columns
Midnight Black Brick -
Interstate Brick - Building
Translucent #2793 Red -
Accent Band/Awning
Material Samples # 1523
Ray Rd. & Dobson Rd.
Chandler, AZ
Convenience Store with Fuel
Prepared by: QuikTrip 04.11.23
Aluminum - Tubelite
Entry Door/Window Frame
EIFS - TAN
STO - A100G - Building
Exhibit 6
Exhibit 7