Attachment B - PHO Summary - PHO-2-25--Z-174-87-2(1).pdf

REPORT OF PLANNING HEARING OFFICER ACTION 
Byron Easton, Planner III, Hearing Officer  
Teresa Garcia, Planner I, Assisting  
 
February 19, 2025 
 
ITEM NO: 2 
 
 
DISTRICT NO. 1 
SUBJECT: 
 
 
 
Application #: 
PHO-2-25--Z-174-87-2(1) 
Location: 
Southwest corner of 27th Avenue and Deer Valley Road 
Zoning:  
C-1 DVAO 
Acreage:  
9.98 
Request: 
1) 
Request to modify Stipulation 1 regarding general 
conformance to the site plan presented. 
2) 
Request to delete Stipulation 9 regarding design 
standards of the C-1 parcel. 
Applicant: 
Lauren Proper Potter, Huellmantel & Affiliates 
Owner: 
 
QuikTrip Corporation 
Representative: 
Lauren Proper Potter, Huellmantel & Affiliates 
 
ACTIONS: 
 
Planning Hearing Officer Recommendation: The Planning Hearing Officer 
recommended approval with a modification and an additional stipulation.  
 
Village Planning Committee (VPC) Recommendation: The Deer Valley Village 
Planning Committee opted not to hear this case. 
 
DISCUSSION: 
 
Lauren Proper Potter, representative of Huellmantel & Affiliates, PO Box 1833 
Tempe AZ 85280, gave an overview of the site and original rezoning case. She 
stated the parcel was initially going to be developed as one large scale retail site, 
but now they only want to develop a QuikTrip Travel Center on a portion of the 
parcel. 
 
Byron Easton, Planning Hearing Officer, asked what the rationale for the request 
to delete Stipulation 9 was. He mentioned the 25-foot landscape mentioned in 
9d. is being met and asked for more clarification on the rationale. 
 
Ms. Proper Potter stated it was to allow for flexibility of future commercial uses on 
the site. She said they plan on parceling up the lot in the future and this can 
present some challenges with meeting Stipulation 9d and potential uses. 
 
ATTACHMENT B

Planning Hearing Officer Summary of February 19, 2025 
Application PHO-2-25--Z-174-87-2(1) 
Page 2 
 
Mr. Easton asked if Ms. Proper Potter was aware they would need to return to 
PHO for the other parcels. 
 
Ms. Lauren Proper Potter confirmed she knew. 
 
Mr. Easton mentioned the landscape setback needed to be met for general 
conformance.  
 
He stated the 25-foot height requirement was being met in the elevations 
presented and Stipulation 9e. is consistent for C-1 standards. He recommended 
approval with a modification to the modification of Stipulation 1 regarding general 
conformance to the site plan presented. He recommended approval to the 
deletion of Stipulation 9 regarding design standards of the C-1 parcel. He 
indicated the Public Transit Department had a comment regarding the retention 
of a bus pad on southbound 27th Avenue. He asked Ms. Proper Potter if she was 
aware of a bus pad on 27th Avenue south of Deer Valley Road. 
Ms. Proper Potter stated she was unsure of the location. 
 
Teresa Garcia, Planning Hearing Officer Assistant, displayed a street view map 
of the intersection of 27th Avenue and Deer Valley Road showing the bus pad. 
 
Mr. Easton indicated the bus pad was not shown on the site plan and it will need 
to be stipulated. 
 
Ms. Proper Potter indicated they received a comment during their development 
pre-app meeting to replace the bus pad with a bus bay. 
 
Mr. Easton added a stipulation regarding a dedicated right-of-way and a bus bay 
(Detail P1256) to be constructed on 27th Avenue as approved by the Planning 
and Development Department. 
 
FINDINGS: 
 
1) The request to modify Stipulation 1 regarding general conformance is 
recommended to be approved with a modification to provide more 
standard language.  The stipulated site plan on the northeast portion of 
the site (Parcel 5) was originally approved in 1987 for the development of 
a strip mall with a long L-shaped building on the southwest corner of the 
site and a single building at the northeast corner of the site. This project 
did not develop, and the property remains vacant.  The proposed 
conceptual site plan depicts an approximately 7,315 square foot Quik Trip 
convenience store located on the upper half of the site with fueling 
canopies north and south of the building. The proposal is compatible in 
scale and intensity with existing and planned commercial development in 
the surrounding area. General conformance to the site plan is 
recommended.

Planning Hearing Officer Summary of February 19, 2025 
Application PHO-2-25--Z-174-87-2(1) 
Page 3 
 
 
2) The request to delete Stipulation 9 regarding design standards for the C-1 
parcel is recommended to be approved.  The applicant is proposing to 
remove this stipulation as QuikTrip owns the approximately 10-acre site 
and will only be developing 4.7 acres at this time. While QuikTrip is 
currently proposing one PAD on the site, they would like the option to be 
able to add future commercial uses on their property.  They understand 
that an additional PHO application will be required in the future to further 
develop the site with other PADs.  QuikTrip will comply with all C-1 
standards. However, they would like to remove this stipulation altogether 
so that QuikTrip can maintain the ability to develop the remainder of this 
site in the future.  I agree with the applicant and believe that conforming 
with C-1 standards is appropriate for this site and therefor recommend 
approval of the deletion of Stipulation 9. 
 
3) The Public Transit Department commented that the bus pad on 
southbound 27th Avenue south of Deer Valley Road is to be retained.  It 
was shared by the applicant that through the Development Division pre-
application meeting for this project, the Planning and Development 
Department indicated that the applicant would be required to build a bus 
bay in that location.  An additional stipulation (Stipulation 11) was added to 
ensure that the bus bay would be constructed per Standard P-1256. 
 
STIPULATIONS: 
 
1. 
That THE development SHALL be in general conformance to the site plan 
DATE STAMPED NOVEMBER 15, 2024, AS MODIFIED BY THE 
FOLLOWING STIPULATIONS AND APPROVED BY THE PLANNING 
AND DEVELOPMENT DEPARTMENT.  presented with appropriate 
modifications as may be necessary due to drainage and circulation needs. 
 
 
2. 
That Residential densities SHALL not exceed the following limits: 
 
 
 
a. 
R1-6 – maximum 4.0 dwelling units per acre. 
 
 
 
b. 
R-2 – maximum 8.0 dwelling units per acre. 
 
 
 
c. 
R-3 – maximum 12.0 dwelling units per acre. 
 
 
 
d. 
R-3A – maximum 22.0 dwelling units per acre. 
 
 
3. 
That Each development be subject to Development Coordination office 
review and approval in accord with Section 511 of the Zoning Ordinance. 
 
 
4. 
That A master grading and drainage plan for Parcels 1, 2, and 3 SHALL

Planning Hearing Officer Summary of February 19, 2025 
Application PHO-2-25--Z-174-87-2(1) 
Page 4 
 
be submitted to the Development Coordination Office for review and 
approval concurrent with or prior to Phase I development. A master 
grading and drainage plan for Parcels 4 and 5 shall be submitted to the 
Development Coordination Office for review and approval concurrent with 
or prior to Phase II development. Each phase shall be in accord with the 
approved plan. 
 
 
5. 
That The Scatter Wash Floodway SHALL be preserved and enhanced in a 
natural desert state concurrent with Phase I development. 
 
 
6. 
That The rechannelization of the East Scatter Wash SHALL reflect a 
natural desert design. 
 
 
7. 
That ALL hiking and riding trails SHALL be dedicated within the Scatter 
Wash and be submitted to the Development Coordination Office for review 
and approval concurrent with or prior to Phase I development. Additional 
trails shall be provided throughout the site for the use of the residents and 
shall tie residential open space areas to the wash, apartments, and 
commercial areas. 
 
 
8. 
That The residential development adjacent to the Scatter Wash SHALL be 
designed with front or side on treatment. 
 
 
9. 
That the C-1 parcel be subject to the following design standards: 
 
 
 
a. 
Maximum of one detached pad architecturally integrated with the 
entire center design. 
 
 
 
b. 
Maximum Floor Area Ratio not to exceed .2. 
 
 
 
c. 
Maximum one-story, 25 feet building height. 
 
 
 
d. 
Minimum 20-foot landscape setbacks together with screening 
walls/berms or a combination thereof be provided adjacent to 
perimeter streets. 
 
 
 
e. 
Minimum 24-inch box size shade trees be provided a maximum of 20 
feet on center or placed in equivalent groupings adjacent to perimeter 
streets with minimum 15 gallon size shade trees spaced a maximum 
of 20 feet on center around the remainder of the site. 
 
 
9. 
10. 
That 31st Avenue SHALL be fully improved between Rose Garden Land 
and the northern boundary of Parcels 1 and 2 as to the 60-foot full street 
and between the northern boundary of Parcels 1 and 2 and Deer Valley 
Drive as to the 30-foot half street on the east side concurrent with or prior

Planning Hearing Officer Summary of February 19, 2025 
Application PHO-2-25--Z-174-87-2(1) 
Page 5 
 
to Phase II development. 
 
 
10. 
11. 
That The following rights-of-way SHALL be dedicated within one year of 
the auction of the adjoining parcel(s) by the State: 
 
 
 
a. 
40-foot half street right-of-way for the west side of 27th Avenue. 
 
 
 
b. 
55-foot half street right-of-way for the south side of Deer Valley 
Drive. 
 
 
 
c. 
30-foot half street right-of-way for the north side of Rose Garden 
Lane. 
 
 
 
d. 
25-foot half street right-of-way for the east side of 33rd Avenue. 
 
 
 
e. 
60-foot full street right-of-way for 31st Avenue with a 30-foot half 
street right-of-way on the north half of the site. 
 
 
 
f. 
14’x14’ triangle at the intersection of 31st Avenue and Rose Garden 
Lane. 
 
 
 
g. 
18’x18’ triangle at the intersection of 31st Avenue and Deer Valley 
Drive. 
 
 
 
h. 
21’x21’ triangle at the intersection of Deer Valley Drive and 27th 
Avenue. 
 
 
 
i. 
Additional right-of-way including bus bays and right turn lanes as 
determined at the time of Development Coordination Office review. 
 
 
11. 
 
THE RIGHT-OF-WAY SHALL BE DEDICATED AND A BUS BAY (DETAIL 
#P-1256) CONSTRUCTED ON 27TH AVENUE AS APPROVED BY THE 
PLANNING AND DEVELOPMENT DEPARTMENT. 
 
 
 
Upon request, this publication will be made available within a reasonable length 
of time through appropriate auxiliary aids or services to accommodate an 
individual with a disability. This publication may be made available through the 
following auxiliary aids or services: large print, Braille, audiotape or computer 
diskette. To request a reasonable accommodation, please contact Teleia Galaviz 
at teleia.galaviz@phoenix.gov or (602) 291-2559 or TTY: 7-1-1