February 21, 2024 Regular Meeting Minutes

Meeting Minutes
Planning and Zoning Commission
Regular Meeting

February 21, 2024 | 5:30 p.m. TE
Chandler City Council Chambers Brae. CHANDLER
88 E. Chicago Street, Cha ndler, AZ Community of Innovation
Call to Order
The meeting was called to order by Chairman Heumann at 5:38 p.m.
Roll Call
Commission Attendance Staff Attendance
Chairman Rick Heumann Kevin Mayo, Planning Administrator
Vice Chair Sherri Koshiol David de la Torre, Planning Manager
Commissioner Michael Quinn Dana Alvidrez, City Transportation Engineer
Commissioner Jeff Velasquez Lauren Schumann, Principal Planner
Commissioner Charlotte Golla Alisa Petterson, Senior Planner

Ben Cereceres, City Planner
Absent Thomas Allen, Assistant City Attorney
Commissioner Kyle Barichello Tyler DelRio, Planning Intern
Commissioner Rene Lopez Emily Nguyen, Planning Intern

Julie San Miguel, Clerk
Pledge of Allegiance

The Pledge of Allegiance was led by Vice Chair Sherri Koshiol.

Scheduled and Unscheduled Public Appearances

Members of the audience may address any item not on the agenda. State Statute prohibits the
Board or Commission from discussing an item that is not on the agenda, but the Board or
Commission does listen to your concerns and has staff follow up on any questions you raise.

Consent Agenda and Discussion
1. January 17, 2024, Planning and Zoning Commission Meeting Minutes

Move Planning and Zoning Commission approve Planning and Zoning Commission meeting
minutes of the Study Session of January 17, 2024, and Regular Meeting of January 17, 2024.

2. PLH23-0066 SILK STOCKING HISTORIC PRESERVATION DISTRICT

Request to establish a Historic Preservation District to recognize, honor, and preserve the
historic architectural character of the Silk Stocking Neighborhood which is located generally on
the northeast corner of Arizona Avenue and Chandler Boulevard.

Move Planning and Zoning Commission recommend City Council approve PLH23-0066
establishing a Historic Preservation District zoning overlay within a portion of the Silk Stocking
neighborhood.

3. PLH22-0028/PLT23-0011 SCHNITZER COMMERCE PARKS

Request Rezoning from Agricultural (AG-1) district to Planned Area Development (PAD) for
industrial business park, Preliminary Development Plan (PDP) approval for site layout and
building architecture, and Preliminary Plat approval for an industrial business park on two sites;
47.7 acres located at the southwest corner and 37.6 acres located at the southeast corner of
Ryan Road and Hamilton Street, generally located one quarter mile east of the southeast corner
of Arizona Avenue and Ryan Road.

CHAIRMAN HEUMANN requested staff read aloud the added stipulation.
LAUREN SCHUMANN, PRINCIPAL PLANNER read aloud added PDP Stipulation No 10.

Rezoning

Move Planning and Zoning Commission recommend approval of Rezoning PLH22-0028 Schnitzer
Commerce Parks, Rezoning from AG-1 to PAD for an industrial business park, subject to the
conditions as recommended by Planning staff.

Preliminary Development Plan

Move Planning and Zoning Commission recommend approval of Preliminary Development Plan
PLH22-0028 Schnitzer Commerce Parks for site layout and building architecture, subject to the
conditions as recommended by Planning staff.

Preliminary Plat
Move Planning and Zoning Commission recommend approval of Preliminary Plat, PLT23-0011
Schnitzer Commerce Parks, subject to the condition as recommended by Planning staff.

Recommended Conditions of Approval:

Rezoning
Planning staff recommends Planning and Zoning Commission move to recommend approval of

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Rezoning from AG-1 to PAD for industrial business park, subject to the following conditions:

1.

Development shall be in substantial conformance with the Development Booklet, entitled
“Schnitzer Commerce Parks” and kept on file in the City of Chandler Planning Division, in
File No. PHL22-0028, modified by such conditions included at the time the Booklet was
approved by the Chandler City Council and/or as thereafter amended, modified or
supplemented by the Chandler City Council.

Uses permitted include all uses permitted under I-1, ancillary office (excluding medical
office), tech-related businesses, automotive accessory sales and installation uses, and
recreational assembly uses not exceeding 15% of the total building square footage on the

property.
The use of a data center as the primary use shall be prohibited.

Right-of-way dedications to achieve full half-widths, including turn lanes and deceleration
lanes, per the standards of the Chandler Transportation Plan.

Future median openings shall be located and designed in compliance with City-adopted
design standards (Technical Design Manual #4).

Completion of the construction of all required off-site street improvements including but
not limited to paving, landscaping, curb, gutter and sidewalks, median improvements and
street lighting to achieve conformance with City codes, standard details, and design
manuals.

The developer shall be required to install landscaping in the arterial street median(s)
adjoining this project. In the event that the landscaping already exists within such
median(s), the developer shall be required to upgrade such landscaping to meet current
City standards.

The landscaping in all rights-of-way shall be maintained by the adjacent property owner or
property owners' association.

The landscaping in all open-spaces shall be maintained by the adjacent property owner or
property owners' association and shall be maintained at a level consistent with or better
than at the time of planting.

10.Per the direction of the City Engineer, the developer shall be responsible for off-site

improvements for water and sewer extension in Hamilton Street south of the property to
Queen Creek Road, if the adjacent Schrader Farms Business Park does not construct prior
to construction of Phase 1.

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11.If the applicant desires access to the signalized intersection at Hamilton Street and Queen

Creek Road, and the half-street improvements between Canary Way and Queen Creek
Road have not been completed by Schrader Farms Business Park, the developer must
complete the roadway improvements at their expense. The roadway must be paved to a
minimum width of 24-feet for two-way traffic and include streetlights. The applicant
would enter into a development agreement with Schrader farms and City of Chandler for
reimbursement of any off-site improvements that would otherwise have been the
responsibility of Schrader Farms Business Park.

Preliminary Development Plan
Planning staff recommends Planning and Zoning Commission move to recommend approval of
the Preliminary Development Plan, subject to the following conditions:

1s

Development shall be in substantial conformance with the Development Booklet, entitled
"Schnitzer Commerce Parks" and kept on file in the City of Chandler Planning Division, in
File No. PLH22-0028, modified by such conditions included at the time the Booklet was
approved by the Chandler City Council and/or as thereafter amended, modified or
supplemented by the Chandler City Council.

The site shall be maintained in a clear and orderly manner.

Landscaping plans (including for open space, rights-of-ways, and street medians) and
perimeter walls shall be approved by the Planning Administrator.

Landscaping shall be maintained at a level consistent with or better than at the time of
planting.

All raceway signage shall be prohibited within the development.

The monument sign panels shall have an integrated or decorative cover panel until a
tenant name is added to the sign.

Sign packages, including free-standing signs as well as wall-mounted signs, shall be
designed in coordination with landscape plans, planting materials, storm water retention
requirements, and utility pedestals, so as not to create problems with sign visibility or
prompt the removal of required landscape materials.

All mechanical equipment, including HVAC, utility meters, etc. shall be screened from view
by material(s) that are architecturally integrated and consistent with the proposed

buildings.

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9. Preliminary Development Plan approval does not constitute Final Development Plan
approval; compliance with the details required by all applicable codes and conditions of
the City of Chandler and this Preliminary Development Plan shall apply.

Note: Stipulation #10 was added as a result of the Planning and Zoning’s discussion during the
Study Session:

10. The Applicant shall work with staff to enhance front elevation pop-outs along Ryan Road.

Preliminary Plat
Planning staff recommends the Planning and Zoning Commission move to recommend approval
of the Preliminary Plat subject to the following condition:
1. Approval by the City Engineer and Planning Administrator with regard to the details of all
submittals required by code or condition.

4. Notice of Cancellation of the March 6, 2024, Planning and Zoning Commission

Hearing
Move Planning and Zoning Commission cancel March 6, 2024, Planning and Zoning Commission

Hearing.

Consent Agenda Motion and Vote
CHAIRMAN HEUMANN confirmed no members from the audience wanted to speak on any of the
Consent Agenda Items.

COMMISSIONER VELASQUEZ moved to approve the Consent Agenda of the February 21, 2024,
Regular Planning and Zoning Commission Meeting, with Corrections to Item No. 1 and PDP
Stipulation No. 10 added to Consent Agenda Item No. 3; Seconded by COMMISSIONER QUINN.

Motion carried unanimously; Chairman Heumann abstained from the vote on Consent Agenda
Item No 1.

Action Agenda Item No. 5 and Discussion

5. PLH23-0044 QUIKTRIP CONVENIENCE STORE AND GAS STATION

BEN CERECERES, CITY PLANNER presented details regarding the Request to amend the Planned
Area Development (PAD) zoning for commercial uses to permit a fuel service station, and
Preliminary Development Plan (PDP) approval for site layout and building architecture on
approximately 2.5 acres located at the northwest corner of Dobson and Ray Roads.

An Addendum Memo was presented to the Commission, as staff received additional feedback
regarding the proposed fuel station after the posting of the memo.

Page 5 of 22

COMMISSIONER QUINN asked staff to clarify the details mentioned during the presentation
regarding the lane change.

BEN CERECERES, CITY PLANNER presented the corresponding image and mentioned that a
median would be installed to prevent left-hand turns into the Quick Trip along Dobson Road,
which would affect northbound traffic and eliminate unsafe turning conditions near the busy
intersection.

CHAIRMAN HEUMANN asked about the impact of installing the median on access to the Fry's
shopping center located on the northeast corner. He presented concerns regarding the
restrictions it would impose on left-hand turns from the center.

BEN CERECERES, CITY PLANNER responded the installation of the median would prevent
southbound turns onto Dobson Road.

CHAIRMAN HEUMANN reflected on the staff report questioning the traffic analysis stating that
there have been significant changes the original PAD over 25 years ago. He asked if the traffic
analysis was based on current conditions or data from 25 years ago.

BEN CERECERES, CITY PLANNER stated the City’s Transportation Engineer, Dana Alvidrez, is
present and is better equipped to address questions regarding the traffic analysis.

CHAIRMAN HEUMANN asked why the Applicant is expecting less traffic volume compared to the
original PAD from over 25 years ago, questioning the rationale behind the anticipated reduction.

DANA ALVIDREZ, CITY TRANSPORTATION ENGINEER explained the traffic impact had been
evaluated from various perspectives, comparing the new project with both the original PAD and
the previous site. She highlighted the difference in traffic generation between the proposed gas
station and a pharmacy, emphasizing the consideration of pass-by trips in their analysis.

CHAIRMAN HEUMANN sought clarification asking if the gas station was going to generate less
trips than the pharmacy that was there before.

DANA ALVIDREZ, CITY TRANSPORTATION ENGINEER stated the short answer is yes, and offered
an explanation regarding the analysis of traffic impact. She clarified the approach to evaluating
trips to a gas station involves recognizing that most are not new trips but rather those already
occurring on the road. She explained, these are referred to as "pass-by" trips, where drivers stop
to refuel before continuing their journey, once the pass-by trips are removed, the net new trips
attributed to the gas station is less than what would be expected from a pharmacy, both during
the evening peak hour as well as daily trips.

Page 6 of 22

CHAIRMAN HEUMANN acknowledged and disagreed with the explanation as he has observed
Quick Trip generating a lot of traffic. He mentioned that there are a lot of people who are going
to want to use their facilities.

VICE CHAIR KOSHIOL asked the City Traffic Engineer if the traffic analysis was based on industry
standard or City of Chandler standards. She also sought clarification on how the analysis is
completed and if there is a universal method used across Arizona cities.

DANA ALVIDREZ, CITY TRANSPORTATION ENGINEER clarified that the traffic analysis follows
national standards, which are consistently applied across most agencies, especially in the valley.
She further stated that although some cities may adopt specific standards for certain uses, the
methodology used in this case is nationally recognized and widely accepted. She explained that
adjustments are allowed for cases based on known specific use, but for convenience and gas
stations, the approach is standardized and backed by comprehensive studies conducted
nationwide.

CHAIRMAN HEUMANN sought clarification on the traffic figures presented, highlighting a
discrepancy in the expected trip counts for a convenience store versus a pharmacy. He pointed
out convenience store weekday totals 4100 trips; 3100 of those being pass-by trips, but
additional 1000 trips, being a new site. He further mentioned the pharmacy drugstore with a
drive thru is 1800 and pointed out there was no drive thru on original pharmacy on that site. He
questioned again how the gas station would generate less traffic than what was originally on the
site.

DANA ALVIDREZ, CITY TRANSPORTATION ENGINEER clarified that once pass-by trips are
subtracted, a gas station is projected to generate 1014 trips and a pharmacy would generate
1800 trips; therefore, a gas station would reduce the overall traffic impact. She pointed out a
pharmacy would generate more than 700 trips a day in comparison to a gas station.

COMMISSIONER QUINN asked if the anticipated numbers are going to differ once there is a
median and there is no northbound left turn into the site.

DANA ALVIDREZ, CITY TRANSPORTATION ENGINEER clarified that the calculation does not
consider the direction of the trips and typically accounts for right-in, right-out movements at gas
stations. She explained that left ins are a different calculation as those are more of a diverted
trip, therefore these numbers would not be impacted by the median or removing the ability to
turn in left.

COMMISSIONER QUINN asked if there was a field observation study to track pedestrian and
vehicle traffic across the intersection.

Page 7 of 22

DANA ALViIDREZ, CITY TRANSPORTATION ENGINEER affirmed that an observation study was
conducted although the City did not require such. She stated the Applicant provided it as
supplementary information and there were no significant findings that would negatively impact
the City's position on traffic at the intersection.

CHAIRMAN HEUMANN presented concerns regarding the safety of the intersection stating that
he read a report stating this is the third most dangerous intersection in the City of Chandler. He
asked if this is one of the most dangerous intersections in the City.

DANA ALVIDREZ, CITY TRANSPORTATION ENGINEER clarified a calculation by MAG has
designated this intersection as a high-risk location. She pointed out that the calculation is based
on crash volumes, without delving into the crash rate or specifics about the accident locations
relative to the intersection.

CHAIRMAN HEUMANN presented concerns about the potential increase in traffic. He pointed
out how Quick Trip is known for its appealing convenience store and competitive gas prices and
asked if this could increase the number of drivers making U-turns could exacerbating conditions
at a this particularly hazardous intersection.

DANA ALVIDREZ, CITY TRANSPORTATION ENGINEER explained there is an ongoing project aimed
at improving this intersection as part of a Capital Improvement Project (CIP) that will add dual
left turn lanes at this location. She stated the City has secured safety funding and grant funding
for this project, which is currently in the design phase and projected for construction around
2025-2026. She further stated that U-turns are not uncommon at arterial intersections such as
this and the planned improvements would adequately address the concerns raised.

CHAIRMAN HEUMANN stated that he has observed numerous accidents because of U turns and
asked if making U turns is less dangerous than going straight.

DANA ALVIDREZ, CITY TRANSPORTATION ENGINEER responded that she could not provide a
straightforward answer to this question as the safety of such maneuvers depends on a variety of
factors.

VICE CHAIR KOSHIOL sought clarification on what type of data is used by MAG to classify if a
particular intersection is high risk. She asked if it was the number and types of accidents, and
whether these incidents occurred directly at the intersection or in its vicinity. She stated that her
question is to gain a more comprehensive understanding, or a clearer picture of the safety
concerns associated with the intersection, beyond the basic statistics provided in reports.

DANA ALVIDREZ, CITY TRANSPORTATION ENGINEER stated that MAG primarily focuses on the
volume of crashes, not necessarily the crash rate or the number of crashes relative to traffic
volume. She further stated fatal accidents significantly influence the rankings, with any fatal
incident within the observed time frame causing the intersection to rise to the top of the list. She

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explained any crash reported by the police at or near the intersection is included in the data,
without differentiating the exact location relative to the intersection due to the broad scope of
their regional analysis. She clarified this approach differs from citywide analyses, which can
afford more detailed scrutiny due to managing smaller data sets.

VICE CHAIR KOSHIOL inquired about the timing and scope of a capital improvement project. She
asked for details on when the improvements were planned and whether the project extended
beyond medians north and south of an intersection.

DANA ALVIDREZ, CITY TRANSPORTATION ENGINEER responded that the project, which included
intersection improvements, was currently under design. She mentioned that federal safety
funds had been allocated for construction for the federal fiscal year of 2025/2026, allowing
construction to start as early as October 1, 2025. She stated the City anticipates the construction
might not begin until after the start of the year due to the bidding process. She further stated
the improvements are capacity enhancements, including dual left turns on Dobson north and
south of the intersection and significant utility relocation.

VICE CHAIR KOSHIOL asked with the integration of the median with the capital improvement
project, which will eliminating left turn and left out movements at the location, if "pork chops"
will be used as a traffic management solution. She mentioned their effectiveness in establishing
traffic patterns.

DANA ALVIDREZ, CITY TRANSPORTATION ENGINEER stated that she believed the capital
improvement process is currently in the public outreach process, but she would need to
communicate with them to be sure. She further stated that Chandler has not had the great
success with “pork chops” especially on larger roads as drivers will typically just go around them.
She explained that since they have not significantly altered traffic patterns as intended, this is
not something the City would typically do at this location.

CHAIRMAN HEUMANN asked about the funding for the project, seeking clarification if the project
was fully federally funded.

DANA ALVIDREZ, CITY TRANSPORTATION ENGINEER clarified that the project is not fully federally
funded. She explained the improvements tied with safety and the dual left turn are federally
funded; however, other enhancements, like bike lanes are not.

CHAIRMAN HEUMANN asked if there would be double left hand turns north and south on
Dobson.

DANA ALVIDREZ, CITY TRANSPORTATION ENGINEER responded yes.

CHAIRMAN HEUMANN asked if the improvements were based on the budget and inquired about
the possibility of this happening in 2025.
Page 9 of 22

DANA ALVIDREZ, CITY TRANSPORTATION ENGINEER clarified that pushing the project out could
affect the federal funding, so hopefully noting changes so the City does not lose funding.

CHAIRMAN HEUMANN presented comments on the rising costs of projects.

DANA ALVIDREZ, CITY TRANSPORTATION ENGINEER stated that anything that is a safety
component that goes over budget is eligible for closeout funding, therefore the City can request
that to assist with offset on the project.

COMMISSIONER VELASQUEZ inquired about the project's impact on traffic movement. He asked
if the improvements north on Dobson that prevent the left turn northbound into QT would also
prevent east to west lateral movement from the northeastern Burger King shopping center.

DANA ALVIDREZ, CITY TRANSPORTATION ENGINEER confirmed this would prevent said
movement.

VICE CHAIR KOSHIOL asked regarding pedestrian traffic patterns if there was a way to encourage
walkers to walk closer to the building instead of cutting across the parking area.

BEN CERECERES, CITY PLANNER stated that he will check with the Applicant on this.

CHAIRMAN HEUMANN presented statements regarding the importance of safety, especially for
children from Seton High and Anderson Jr High. He emphasized the need for traffic calming
measures. He presented further statements on the size of trees planned for the project.

BEN CERECERES, CITY PLANNER stated the landscape would have to meet code requirements for
the minimum size.

CHAIRMAN HEUMANN pointed out that he saw eight-foot on planning versus twelve-foot on
planting.

BEN CERECERES, CITY PLANNER stated that if the Commission is requesting twelve-foot trees
upon planting he will work with the Applicant to increase the tree size.

COMMISSIONER VELASQUEZ clarified that existing trees were initially counted as equivalent to a
48-inch box, he also recalled that everything had been downsized to a 24-inch box in the
schedule. He suggested upgrading the trees to 36-inch boxes especially in the islands. He stated
this adjustment would make sense even while still accounting for the larger existing trees.

BEN CERECERES, CITY PLANNER confirmed that he will work with the Applicant on increasing the
tree sizes to 36 inches.

Page 10 of 22

CHAIRMAN HEUMANN asked if part of the corner would be removed because of the capital
improvement project to widen the road and take some land from the area. He further
questioned whether some of the trees currently located at that corner were being counted in
the landscaping plan and if some of the trees counted would be affected by the expansion of the
intersection.

DANA ALVIDREZ, CITY TRANSPORTATION ENGINEER responded that she does not know for sure
as the City is going through the design process and do not have finalized plans. She stated that
it should not significantly impact the shrubs in the area or affect the trees, but until the plans are
finalized, she cannot say for certain. She mentioned that the plan is to widen only one side to
minimize disruption, but the City is still evaluating the feasibility of this approach.

CHAIRMAN HEUMANN reiterated the likely need for an additional 15-feet on each corner to
accommodate the double turn lanes and possibly a right-hand turn lane. He thanked City Staff
and asked for the Applicant to come forward to present.

BRIAN GREATHOUSE, APPLICANT thanked staff and advised that his presentation will be brief, as
much of the content has been covered by staff and discussions. He introduced Daniel Chambers
from QT, Jamie Blakeman, a traffic engineer from Lokahi Group who prepared the traffic report,
Robert Hannon, civil engineer, and his associate Madison Leake from his firm and advised they
are all present to answer any questions. He presented statements regarding the redevelopment
of the vacant building that has struggled to find a sustainable purpose for many years, currently
generating no traffic but holding entitlements for commercial development, including drive-
through services. He pointed out the site's size could potentially accommodate two fast-food
restaurants as a permitted use by right, a detail also included in the traffic study. He mentioned
this is a three-corner commercial intersection, where the southwest corner currently houses
existing single-family homes and stated that the QT would be great land use for the site, being
sustainable and beneficial for the community by providing goods and services. He presented the
site plan and stated the proposed will utilize two existing driveways for direct access to QT and
an additional access point to the west. He emphasized these plans would not change traffic
patterns and many of the site's trips would be pass-by trips, already occurring on the road. He
further stated the capital improvement project to add a median will significantly improve safety
and that most accidents are caused by existing traffic patterns. He pointed out the
development's footprint and asphalt area would be smaller than what currently exists on the
site, which would increase landscaping and decrease the heat island effect, which is a concern
for many cities. He presented images from the perspectives of Dobson Road, Ray Road, and
aerial showing the proposed site with landscape buffer and buildings set back far from the
roadways, he pointed out the proposed building is more than a football field away from the
nearest home. He stated at the neighborhood meeting in October 2023 approximately 25
people attended, and the concerns raised were regarding safety concerns for traffic and the
nearby schools. He presented statements regarding the outreach advising that he personally
visited Seton, Tutor Time, and the neighborhood, resulting in mostly neutral or supportive

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feedback and very few in opposition. He stated that many were looking forward to the
development, although this is sentiment different from what will be presented tonight by the
opposition who distributed flyers throughout the neighborhood soliciting opposition, which
resulted in opposition emails. He stated upon meeting with Seton and Tutor Time, they had
objections and mentioned a concern with the dumpster location that the Applicant is working on
with Tutor Time. He pointed out the approved plan for the site was not develop as planned and
the proposed is for significantly less intense than what was originally intended, and this reduced
development intensity compared to the original plans meant less traffic impact than expected.
He clarified most trips to the site are identified as pass-by trips, with about 75% of traffic already
on the road and emphasized the proposed is using existing driveway locations this is infill
redevelopment rather than a new development generating new traffic. He explained QT’s strict
rules on tobacco and alcohol sales and addressed concerns regarding loitering issues assuring
their collaboration with local police to prevent loitering and theft. He further explained stated
their policy is to be friendly, fair, and firm in managing loitering and that staff members are
trained to handle theft and maintain a welcoming environment that facilitated monitoring and
policing of the store. He stated that QT is designated as a safe place where staff members are
given training to help with at-risk youth or those who need assistance for domestic violence and
presented statements regarding their potential positive impact on local schools. He suggested
that the development would provide a convenient place for students to visit after school without
having to cross the street and addressed Vice Chair Koshiol’s recommendation to add a sidewalk
advising that the addition of the sidewalk is a great idea, there no objections to the suggestion
and they will add a sidewalk to improve safety for children walking from nearby schools. He
presented statements regarding QT’s reputation as a company stating the proposed will would
create jobs on site or ancillary through vendors. He presented further statements regarding
their high-quality food, competitive fuel prices, and generate sales tax revenue for the City,
emphasizing that the development would have a lower traffic impact than initially approved
plans for the site. He concluded by thanking the Commission and requesting a recommendation
for approval of the project.

CHAIRMAN HEUMANN announced the Commissions will have the opportunity to ask the
Applicant questions, then the members of the audience will have their chance to speak. He
reminded the Applicant that gas stations are not by-right on this site, hence the need to change
the PAD and why the Applicant is before the Planning and Zoning Commission. He commented
on the addition of a sidewalk for safety, especially for children from the other side of the street
coming from Anderson Jr High and stated the proposed cannot be compared to the original plan
as it was approved 25 years ago and is not directly applicable to present times. He asked if the
gas station would operate 24/7 and what is the sustainability plan for QT as electric vehicles
become more prevalent.

BRIAN GREATHOUSE, APPLICANT explained the future of energy, whether it be electric vehicles
(EVs), hydrogen, or other alternatives, is a topic we could delve into for hours and stated QT has
a dedicated team analyzing the trends in gasoline sales and the demand for EV charging

Page 12 of 22

stations. He further stated currently, they do not offer EV charging or hydrogen fueling stations;
however, these are at the forefront of their research and the feasibility of transitioning
petroleum to hydrogen at a fueling station is not overly complex. He further explained the
transition would require some construction to adjust plumbing and tanks conversion from liquid
to gas, but QT has no immediate plans to incorporate these technologies into this gas station

project.

CHAIRMAN HEUMANN confirmed there were no further questions or comments from the
Commission and announced that members of the public will now have their opportunity to

speak.

DAVID MILLER, 1989 W. RAY ROAD introduced himself as the owner of a local Chevron market
for 28 years, emphasizing his deep connection to the community and his efforts to maintain a
safe, loiter-free environment in partnership with the Chandler police department. He expressed
concern over the traffic study conducted for the proposed development as it was conducted by
Quick Trip. He asked how the study could conclude that QT would generate less traffic than an
Osco and questioned the reports completeness and the implications for local traffic patterns. He
stated that he sought the assistance from a seasoned traffic engineer and upon the engineer's
review he found it to be significantly lacking with only a third of the study complete. He read

aloud the engineer's findings:

“The first part of the study is trip generation which was covered reasonably well,
but the second part is called trip distribution, which allocates the general percent
of the total trips in a regional orientation of where trips are coming from and going
to north, south, east, and west of the site. This is then used to assign the estimate
and peak hours directional movements in and out of the site driveways which
were it was never addressed. Very important to know they did not do parts two
and three. | am surprised the city staff accepted this report, it will be important to
estimate east bound Ray Road arriving from the west, some will make a U turn and
others will use the Tutor Time driveway at the median break. Many drivers would
use the shortcut through the Tutor Time driveway how many what percentage,
quarter, half, three quarters; the TIS consultant's failure to estimate traffic impact
including Q links on the congestion of Ray and Dobson road at the signals and a
half mile in both directions from Ray within the half mile Dobson both directions.
Special traffic capacity software's used to compare the traffic carrying capacity and
so on, because of the serious shortcomings of the TIS, you should ask the Planning
and Zoning Commission to hold off on any decision until a TIS is fully completed.

He advised this is the traffic engineer quick analysis of the traffic study and he has his
resume attached to the findings. He stated that the traffic engineer could do an
additional study or work with the City's traffic engineer and emphasized that the traffic
study conducted for the proposed is an incomplete traffic study and does not address

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the main points of what could going to happen at this intersection. He presented further
concerns regarding traffic safety, referencing a study that ranked the intersection the
third most dangerous in Chandler. He advised that he and his team also conducted
community outreach and obtained over 500 petition signatures from residents who
opposed the Quick Trip at this location. He further advised that nearby schools including
Seton and Tutor Time were in opposition due to traffic safety concerns for students. He
pointed out the high traffic volume of over 64,000 cars per day at the intersection,
emphasizing the potential increase in traffic and safety risks associated with a new Quick
Trip. He presented statements regarding the median capital improvement project
potentially exacerbating traffic congestion and safety issues due to the increased use of
the Tutor Time driveway or U-turns to get into the site.

CHAIRMAN HEUMANN announced that Mr. Millers time was up, and the next speaker would be
called.

DAVID MILLER, 1989 W. RAY ROAD asked if he could leave documents for review.

CHAIRMAN HEUMANN advised Mr. Miller to give his documents to the clerk and called the next
speaker, Phillip Butler.

PHILLIP BUTLER, 1989 W. RAY ROAD introduced himself as the general manager of Chevron with
22 years of service. He shared his observations on the worsening traffic conditions at the
intersection and described the challenges drivers face getting out on to the road, particularly
during rush hours, which is the same time school lets out and parents are picking up children at
the day care. He stated these conditions would get worse with a new QT increasing traffic and
potentially leading to more accidents. He presented concerns about the safety and security
issues gas stations often face, such as loitering by homeless, panhandlers, drug users, and
criminals. He highlighted Chevron’s proactive measures to maintain a safe environment,
contrasting with QT and larger chains less stringent approaches, which he feared could
endanger customers, employees, and schoolchildren. He urged the Planning and Zoning
Commission to seriously consider these points as approving the QT development could lead to
irreversible consequences for the community's safety and intersection.

CHAIRMAN HEUMANN thanked the speaker and called the next speaker, Jeff Lang.

JEFF LANG, 2338 W. ORCHID LANE introduced himself as a resident of the Dobson Terrace
subdivision located near the corner of Dobson and Ray, residing resides directly behind the
proposed site. He advised that the Applicant did not knock on his door during outreach efforts
and expressed concerns due to safety risks. He advised that his background is in education and
stressed the importance of promoting productive and healthy life choices for students. He
presented concern that a new QT would contradict these values by selling junk food, sodas,
cigarettes, tobacco, and alcohol. He presented additional concerns about traffic safety, especially

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for young students crossing the street who would be less visible to drivers, increasing the risk of
accidents. He stated at the October neighborhood meeting he asked QT how they manage
issues with loiterers and the homeless population, and their answer was that they give their staff
training. He advised subsequently he has visited some QT stores and asked staff members who
indicated that they were not provided training for such situations. He concluded by asking the
Commission to consider developments that would positively contribute to the community,
rather than something that could make it worse.

CHAIRMAN HEUMANN thanked the speaker and called the next speaker, Mike Colland.

MIKE COLLAND, 2180 W. SHANNON STREET introduced himself as a past city worker who
currently resides near the southwest corner of Ray and Dobson. He shared that he has a child
who attends Seton and he himself is a member of the booster club and his wife is actively
involved. He mentioned that they should have put his out to constituents based on the
significant foot traffic. He urged the commission members to personally observe the traffic
conditions near the site at 7:50 a.m. or 3:00 p.m., as Anderson Elementary and Andersen Jr.
High, Seton Catholic, and Goodman School all generate a lot of traffic and pedestrian activity. He
stated that Seton has a closed campus for lunch, but on Fridays with early dismissal, there is a
lot of activity exacerbating the usual traffic and pedestrian congestion. He further stated that he
is in the development business and is not opposed to development per se but expressed
concern over the proposed project's potential impact on traffic, especially with a daycare center
and several schools nearby. He explained there are serious accidents at that intersection at least
once or twice a week although the City has made efforts to improve safety. He asked if City staff
could conduct further study as this intersection is particularly hazardous. He stated that QT’s
approach to community outreach could have been improved by sending advance notice of door-
to-door visits and concluded by urging the Commission to observe the intersection on a school
day to directly to grasp the extent of the existing traffic and safety conditions.

CHAIRMAN HEUMANN thanked the speaker and called the next speaker, Thomas Senseman

THOMAS SENSEMAN 1371 N. CARRIAGE LANE introduced himself as a resident who lives north
of Seton High School. He expressed admiration for QT, describing it as a high-quality
organization known for purchasing additional land for better ingress and egress; however,
despite his positive view of QT he is concerned about traffic getting in and out of the site. He
stated that he a construction and development professional and does not specialize in traffic
studies, but common sense indicates the QT will attract more traffic than the existing gas station
across the street and predicted that drivers would likely take shortcuts through nearby areas,
including a school zone, to access QT, posing safety risks even with the addition of a median. He
recognized QT's practice of ensuring safe entry and exit points on their properties but does not
believe that the proposed site provides sufficient space for this. He stated although the traffic
report states otherwise that QT would create more traffic than a Osco or Walgreens and that
this is a “recipe for disaster” due to the high traffic volume and proximity to schools. He stated

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even on the weekends there is still the constant presence of children and pedestrians in the area
and placing a QT there would be a bad idea.

CHAIRMAN HEUMANN announced there was a speaker card from an individual who did not wish
to speak. MELISSA PIZZO, 117 N. PECAN DRIVE indicated that she is opposed to this item based
on safety, security, and increased traffic. He further announced the speaker cards have been
called and asked if there were any members of the audience who would like to present
statements.

DUANE LIDMAN, 2301 W. PALOMINO DRIVE asked if the capital improvement project median for
Dobson that prevents drivers from turning left into QT would also prevent those going
southbound from turning east into Frys and if drivers will have to make a U-turn.

DANA ALVIDREZ, CITY TRANSPORTATION ENGINEER stated the future median will not block the
driveway that is north of the fence.

CHAIRMAN HEUMANN asked staff to present the image of the street to give the Commission a
better view. He asked if the left-hand turn is going to be closed off how drivers will be able to get
into Frys.

DANA ALVIDREZ, CITY TRANSPORTATION ENGINEER stated that a left turn can still be executed
going into Frys at the area north of the entrance near Pesto’s Italian Kitchen.

CHAIRMAN HEUMANN asked if anyone consulted Fry’s about cutting off their ingress and egress
as this is a busy location and if drivers will be able to make a left hand turn onto Dobson going
southbound.

DANA ALVIDREZ, CITY TRANSPORTATION ENGINEER confirmed that drivers could still execute a
left hand turn on Dobson.

CHAIRMAN HEUMANN asked if there were any members of the audience who would like to
speak,

ERICA DIAL, 2021 W. TYSON presented statements regarding the difficulty to get community
members who supported the QT to appear, and there are many more who approve the project
than those who oppose it. She stated that her and her husband visit local restaurants and have
found that most people in the area support and are excited for the QT. She stated the area
needs increased competition for better gas prices and mentioned that she likes QT and is willing
to drive further to get gas from there.

CHANNING BROWN, 2323 W. ALBA WAY introduced himself as a coach at Seton for the past 12
years and explained his familiarity with the area. He stated that he drives through the

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intersection two to thee times a day and that putting a median there would be a disaster for
young drivers from the high school. He presented concerns that the median would lead to
vehicular accidents due to the erratic driving habits of high school students trying to get out of
the school parking lot and going across the street. He explained he frequents the Burger King
and Frys as part of his weekly routine and that he has observed numerous accidents and near-
misses. He emphasized the need for safety especially given that students are not always
cautious drivers or pedestrians and sometimes they run into the street to cross the road. He
stated as a coach he is concerned with the potential risks associated with increased traffic and
construction. ;

MEREDITH MOORE 1581 W CORONA DRIVE stated that she has no objections to the QT itself and
pointed out the recurring concern for those who oppose the project are traffic and safety. She
stated the capital improvement project to add the median to improve traffic safety will be
contradicted by adding the QT. She is concerned the benefits from the capital improvement plan
will be cancel out by the increased traffic volume generated by QT. She asked for a more
thorough examination of traffic flow especially if the prior reports were not complete. She stated
that she frequents the Frys and customers will have issues using the entrance by the Pesto’s.

MELISSA LALICH, 265 NORTH COLORADO STREET stated that she likes QT and praised it for its
free air service for tires and food. She further stated her main concern is safety issues
associated with U-turns and pointed out that she often must make U turns to get into QT, like
the location on South Arizona Avenue. She described the complexity of turning into the other QT
location and stated that she believes that U turns are more dangerous as the driver must be
mindful of pedestrians crossing and other vehicles making right turns simultaneously. She
presented concerns regarding increased traffic and emphasized the primary concern should be
the safety of children. She presented further concerns regarding the duration time for green
arrows and risky driving behaviors that could emerge from such quick durations. She stated if
the QT proceeds, the City should review of the timing of traffic lights, particularly the green
arrows, to mitigate the increased traffic risks.

CHAIRMAN HEUMANN confirmed that there were no more speakers from the audience and
closed the floor to public comments. He pointed out that the intersection of Dobson and
Chandler Boulevard was expanded to seven lanes and while vehicular traffic benefited, it
introduced challenges for pedestrian safety. He asked once this intersection is widened, what is
the safety factor for children, particularly those from Anderson Junior High and Anderson
Elementary School who might need to cross this broad intersection.

DANA ALVIDREZ, CITY TRANSPORTATION ENGINEER clarified when intersections are widened
then the crossing times are also lengthened to accommodate to the longer walk time.

VICE CHAIR KOSHIOL asked if the City takes a comprehensive approach and will conduct further
traffic analysis within the context of capital improvement projects. She further inquired whether

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the City conducts these analyses in-house or hires external consultants to evaluate traffic, signal
timing optimization, traffic flow progression from all directions, and the design of turn lanes at
critical intersections. She emphasized the importance of detailed traffic studies, especially in
areas close to schools, due to the higher concentration of young and inexperienced drivers. She
clarified her question and asked the City plans to conduct traffic analyses and incorporate safety
measures into the final design of the capital improvement project to add the median.

DANA ALVIDREZ, CITY TRANSPORTATION ENGINEER stated at the specified location, the project
was to include both the discussed driveway leading into the area as well as the northern
driveway, which would continue to provide full access to the premises. She further stated that
the City analyzes these aspects using a consultant for the majority of the assessment, especially
concerning the adjustment of traffic movements and their alternative routes if direct access was
restricted. She explained the consultant's analysis is instrumental in determining the necessary
adjustments, such as the required storage capacity at the site to accommodate the proposed
changes. She mentioned internal resources are used for analysis of signal timing and stated a
preliminary study was conducted to outline concepts for the project, which was crucial in
securing safety funding. She stated the City has a general idea, but the next step will involve
detailed design aimed to refine these plans and offer more comprehensive insights.

VICE CHAIR KOSHIOL pointed out one of the comments concerning the information submitted
by the Applicant, referenced the Traffic Impact Study (TIS) versus a Traffic Impact Assessment
(TIA). She asked what was the general differences between the two types of evaluations and
what conditions might necessitate one over the other, and what kind of information is provided.

DANA ALVIDREZ, CITY TRANSPORTATION ENGINEER presented statements regarding the
necessity for a traffic study, the less comprehensive version known as a traffic statement, or the
absence of a requirement for either. She clarified that in this instance, a traffic study was not
required because the proposed use of the site was not anticipated to be more intensive than
previously approved uses or what could potentially be constructed on the site, such as a fast-
food establishment. She explained the permitted uses by right could, in theory, result in more
intensive traffic than what was being proposed and although the City did not require a traffic
study, the Applicant voluntarily submitted one, which was reviewed by the City. She further
explained, had a study been required, it would have been a traffic statement focusing primarily
on trip generation based on what was previously approved versus the current proposal. She
pointed out this study did not cover trip distribution or driveway movements, analyses that
would be included in a full traffic impact study. She reiterated there is criteria for when a full
traffic impact study is necessary, but in this case, it was deemed unnecessary.

CHAIRMAN HEUMANN presented concerns regarding the repeated reference to what was
approved 25 years ago as it was not built, and the comparison seems irrelevant. He sought
clarification on the safety implications of U turns, asking other than red light cameras, red light

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runners and speed; is making a U turn, considered one of the more dangerous the probably the
next most dangerous some of the intersection?

DANA ALVIDREZ, CITY TRANSPORTATION ENGINEER clarified U turns are not the dangerous at
intersections and issues are typically caused by the driver turning right not paying attention to
those making U turns.

CHAIRMAN HEUMANN mentioned in a perfect world that would not happen, but drivers do not
pay attention.

DANA ALVIDREZ, CITY TRANSPORTATION ENGINEER explained that if there is an increase of
accidents or safety reason the City has the right to prohibit U turns.

CHAIRMAN HEUMANN stated there are plenty of places in Chandler that prohibit U turns and it
does not stop drivers. He thanked the City Transportation Engineer and asked the Applicant for
rebuttal.

BRIAN GREATHOUSE, APPLICANT stated he will be brief as the recurring themes seem to be
traffic, schools, and safety. He clarified his earlier statements regarding what was approved
within the PAD, emphasizing that he did not intend to suggest a gas station had been approved
or that the entire PAD could be developed; however, under the current PAD uses include two
drive-thru facilities. He stated these comments were meant to specify that the potential traffic
impact of the proposed development was analyzed and found to be very similar to that of one
or two fast food restaurants, which are permitted uses for the site. He presented statements
regarding traffic flow for eastbound traffic on Ray Road, noting three options for drivers: a left
turn at a median break further west, a U-turn, and a Chevron gas station across the street as an
alternative to the proposed development for refueling. He stated these options were looked at
as an advantage as other locations have limited accessibility where the only option is a U turn.
He pointed out currently some drivers would have to make a U turn into Chevron, so QT could
help with those drivers. He stated a pedestrian count was conducted on a typical weekday,
October 17, 2023, from 7:00 a.m. to 8:15 a.m. which only counted 4 students and in the
afternoon between 2:30 p.m. to 4:00 p.m. there were 2 students.

CHAIRMAN HEUMANN asked if the pedestrian count was conducted during fall break.

BRIAN GREATHOUSE, APPLICANT confirmed that school was in session on the date of the study.
He presented statements regarding the opposition feedback and how a common aspect of
development projects is that people in opposition come out in droves although many people are
in support of the project. He stated in conducting direct engagement with the neighborhood
they spoke to seven people and only one was in opposition. He explained that he has worked on
several other QTs and the debate is similar at almost every site with lots of supporters and

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others who do not want the development near them. He thanked the Commission and
requested a recommendation of approval.

CHAIRMAN HEUMANN confirmed there were no questions or comments for the Applicant and
closed the floor. He acknowledged his positive experiences with Quick Trip and his concerns are
of land use and the intensity of the proposed development. He explained his safety concerns are
related to student pedestrians as this is one of the most dangerous intersections in Chandler
and he would like to hear some of the other Commission Member's thoughts.

VICE CHAIR KOSHIOL acknowledged the valuable input from the community members living
near the proposed development site. She thanked them for their comments and emphasized
the importance of their opinions in the process. She stated the QT presents an opportunity to
transform an underutilized corner into something that benefits the local community and with
considerations for traffic mitigation and operational management of the facility this is a good
addition to the corner.

CHAIRMAN HEUMANN confirmed there were no further questions or comments from the
Commission on this item.

Action Agenda Item No. 5 Motion and Vote

Rezoning

Move Planning and Zoning Commission recommend approval of PLH23-0044 QuikTrip
Convenience Store and Gas Station, amendment to the Planned Area Development (PAD) zoning
for commercial uses to permit a fuel service station, subject to the conditions as recommended
by Planning staff.

Preliminary Development Plan

Move Planning and Zoning Commission recommend approval of Preliminary Development Plan
PLH23-0044 QuikTrip Convenience Store and Gas Station for site layout and_ building
architecture, subject to the conditions as recommended by Planning staff.

Recommended Conditions of Approval:

Rezoning

Planning staff recommends Planning and Zoning Commission move to recommend approval to

amend the Planned Area Development (PAD) zoning for commercial uses to permit a fuel

services station, subject to the following conditions:

1. Development shall be in substantial conformance with the Development Booklet, entitled

"QuikTrip" and kept on file in the City of Chandler Planning Division, in File No. PLH23-
0044 modified by such conditions included at the time the Booklet was approved by the
Chandler City Council and/or as thereafter amended, modified or supplemented by
Chandler City Council.

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