Attachment B - Staff Report - Z-107-25-3.pdf

Staff Report: Z-107-25-3 
October 15, 2025 
Deer Valley Village Planning 
Committee Meeting Date: 
October 21, 2025 
Planning Commission Hearing Date: 
November 6, 2025 
Request From: 
C-O/G-O (Commercial Office District,
General Office Option)
(5.13 acres)
Request To: 
C-2 (Intermediate Commercial)
(5.13 acres)
Proposal: 
Gas station, convenience store, and drive 
through restaurant/coffee shop 
Location: 
Northwest corner of 7th Avenue and Bell 
Road 
Owner: 
710 West Bell Road, LLC 
Applicant: 
George Willett, LASCO Development 
Corporation 
Representative: 
Adam Baugh, Withey Morris Baugh, PLC 
Staff Recommendation: 
Approval, subject to stipulations 
General Plan Conformity 
General Plan Land Use Designation 
Commercial 
Street Map Classification 
7th Avenue 
Arterial 
55-foot west half
street
Bell Road 
Major Arterial 
75-foot north half
street
CELEBRATE OUR DIVERSE COMMUNITIES AND NEIGHBORHOODS CORE 
VALUE; CLEAN NEIGHBORHOODS; LAND USE PRINCIPLE: Facilitate the 
acquisition of vacant, underutilized and blighted parcels for appropriate 
redevelopment, compatible with the adjacent neighborhood character and 
adopted area plans. 
The proposal seeks to redevelop an underutilized site and will provide opportunities for 
commercial/retail uses.  
ATTACHMENT B

Staff Report: Z-107-25-3 
October 15, 2025 
Page 2 of 13 
BUILD THE SUSTAINABLE DESERT CITY CORE VALUE; TREE AND SHADE; 
DESIGN PRINCIPLE: Integrate trees and shade into the design of new 
development and redevelopment projects throughout Phoenix.  
The proposal, as stipulated, provides enhanced shading and planting standards for 
building setbacks, pedestrian pathways, and bicycle parking areas. 
BUILD THE SUSTAINABLE DESERT CITY CORE VALUE; WATER 
INFRASTRUCTURE (SUPPLY); DESIGN PRINCIPLE: Maximize the use of 
drought-tolerant vegetation in landscaped areas throughout the city and 
promote the use of Xeriscape techniques. 
As stipulated, the proposal will utilize drought-tolerant plant species and will include 
limitations on the use of natural turf. 
Applicable Plan, Overlays, and Initiatives 
Comprehensive Bicycle Master Plan: Background Item No. 7. 
Shade Phoenix Plan: Background Item No. 8.
Transportation Electrification Action Plan: Background Item No. 9. 
Conservation Measures for New Development: Background Item No. 10. 
Phoenix Climate Action Plan: Background Item No. 11. 
Complete Streets Guiding Principles: Background Item No. 12. 
Surrounding Land Uses/Zoning 
Land Use 
Zoning 
On Site 
Commercial offices 
C-O/G-O
North 
Single-family residential 
R1-6 
South (across 
Bell Road) 
Automobile dealership 
C-2 SP
East (across 7th 
Avenue) 
Retail center 
C-2
West 
Wash, trail 
R1-8

Staff Report: Z-107-25-3 
October 15, 2025 
Page 3 of 13 
C-2 Intermediate Commercial District
Standards 
Requirements 
Site Plan Provisions 
Maximum Building 
Height 
2 stories, 30 feet 
24 feet – 8 inches (Met) 
Minimum Building Setbacks 
Adjacent to Street 
(Bell Road) 
Average 25 feet, minimum 20 
feet permitted for up to 50% 
of the structure 
140 feet - 7 inches (Met) 
West Side (adjacent to 
R1-8 zoning) 
25 feet for 1 story, 
50 feet for 2-story 
89-98 feet (Met)
Adjacent to Street 
(7th Avenue) 
Average 25 feet, minimum 20 
feet permitted for up to 50% 
of the structure 
125-154 feet (Met)
North Side (adjacent 
to R1-6 zoning) 
25 feet for 1 story, 
50 feet for 2-story 
25 feet (Met) 
Minimum Landscape Setbacks 
Adjacent to Street 
(Bell Road) 
Average 25 feet, minimum 20 
feet permitted for up to 50% 
of the frontage 
30 feet (Met) 
West Side (adjacent to 
R1-8 zoning) 
10 feet 
10-39 feet (Met)
Adjacent to Street 
(7th Avenue) 
Average 25 feet, minimum 20 
feet permitted for up to 50% 
of the frontage 
39-42 feet (Met)
North Side (adjacent 
to R1-6 zoning) 
10 feet 
Approximately 80 feet (Met) 
Minimum Parking Standards 
Retail 
1 space per 300 square feet 
of floor area 
37 spaces (Met) 
Restaurants 
1 space per 50 square feet of 
floor area (including outdoor 
dining but exclusive of 
kitchen, restrooms, storage 
areas, etc.) 
23 spaces (Uncertain) 
Queuing for drive-
through restaurants 
150 feet per pick-up window 
350 feet (Met)

Staff Report: Z-107-25-3 
October 15, 2025 
Page 4 of 13 
Background/Issues/Analysis 
SUBJECT SITE 
1.
This request is to rezone 5.13 acres located at the northwest corner of 7th
Avenue and Bell Road from C-O/G-O (Commercial Office District, General Office
Option) to C-2 (Intermediate Commercial) to allow a gas station, convenience
store, and drive through restaurant/coffee shop. The site is currently developed
with a vacant commercial building.
GENERAL PLAN LAND USE MAP DESIGNATION 
2.
The subject site, as well as areas to the north, east, and south, are designated as 
Commercial on the General Plan Land Use Map, while the area to the west of the 
site is designated as Parks/Open Space - Publicly Owned. The proposal for C-2
zoning on the subject site is consistent with the General Plan Land Use Map
designation.
General Plan Land Use Map; Source: City of Phoenix GIS with annotations by staff. 
SURROUNDING LAND USES AND ZONING 
3.
The property to the north is developed as a single-family residential subdivision,
zoned R1-6 (Single-Family Residence District). The property to the east of the
site, across 7th Avenue, is developed as a retail shopping center and is zoned C-
2, while the property to the south of the site, across Bell Road, is developed as
an automobile dealership and is zoned C-2 SP (Intermediate Commercial,
Special Permit). The property to the west of the site is a wash corridor and is
zoned R1-8 (Single-Family Residence District).

Staff Report: Z-107-25-3 
October 15, 2025 
Page 5 of 13 
4.
The following image illustrates the subject site and its proximity to the adjacent
properties and zoning.
PROPOSAL 
5.
Site Plan
The conceptual site plan, attached as an exhibit, depicts three development
parcels. The southernmost parcel (Lot 1) is shown as having a proposed 4,746-
square foot, 25-foot high, single-story convenience store building together with a
9,226-square foot fuel canopy, and associated parking. Lot 2, located towards
the center of the site, is shown as a proposed coffee shop with an associated
drive-through queuing lane and parking. The northernmost parcel (Lot 3) is
shown as being undeveloped; however, the conceptual landscape plan, also
included as an exhibit, shows this area as being landscaped, thereby providing a
buffer between the drive-through restaurant and the residential subdivision to the
north of the site. In order to memorialize the landscape buffer along the north,
staff recommends Stipulation No. 2, which requires a 90-foot landscape buffer
adjacent to the northern boundary of the site.
Source: City of Phoenix GIS

Staff Report: Z-107-25-3 
October 15, 2025 
Page 6 of 13 
Restaurants are permitted as a primary use in the C-2 zoning district, subject to 
use-specific standards that include a provision which requires use permit 
approval for outdoor dining within 500 feet of a residential district, and a provision 
that requires use permit approval for drive-through lanes within 300 feet of a 
residential district. 
Primary access to the site will be from 7th Avenue towards the north end of the 
site and from Bell Road near the southwest corner of the site. Parking for the 
convenience store will consist of 37 vehicular spaces, while the drive-through 
restaurant will be served by 23 parking spaces. The drive-through restaurant will 
also provide queueing for 18 vehicles. 
6.
Elevations
The applicant has provided a set of elevations for the convenience store, which
are attached as an exhibit. These elevations depict a single-story building
consisting of a variety of textures and finishes. Elevations for the drive-through
restaurant have not been provided.  Stipulation No. 1 requires that the elevations
include architectural embellishments and detailing, as approved by the Planning
and Development Department.
Conceptual Landscape Plan 
Source: Collaborative V Design Studio 
Conceptual Site Plan 
Source: K2 Civil Consultants

Staff Report: Z-107-25-3 
October 15, 2025 
Page 7 of 13 
Image Source: The Dimension Group 
ADOPTED AREA PLANS, STUDIES, AND POLICIES 
7.
Comprehensive Bicycle Master Plan:
The City of Phoenix adopted the Comprehensive Bicycle Master Plan in 2014 to
guide the development of its Bikeway System and supportive infrastructure. The
Comprehensive Bicycle Master Plan supports options for both short- and long-
term bicycle parking as a means of promoting bicyclist traffic to a variety of
destinations. Stipulation No.14 requires four bicycle parking to be installed per
the requirements in the city’s Walkable Urban (WU) Code for each building, while 
Stipulation No. 15 requires a bicycle fix-it station.
8.
Shade Phoenix Plan:
The Shade Phoenix Plan has a goal of treating the urban forest as infrastructure
to ensure that trees are an integral part of the city’s planning and development
process. By investing in trees and the urban forest, the city can reduce its carbon
footprint, decrease energy costs, reduce storm water runoff, increase
biodiversity, address the urban heat island effect, clean the air, and increase
property values. In addition, trees can help to create walkable streets and vibrant
pedestrian places. Staff recommends robust tree planting standards including:
•
A minimum 90-foot landscape setback adjacent to north property line
(Stipulation No. 2);
•
Surface parking to have 25 percent shade (Stipulation No. 13);
•
The use of shade structures, trees, or landscaping to achieve 75 percent
shade at bicycle parking areas and pedestrian pathways (Stipulation No. 12).

Staff Report: Z-107-25-3 
October 15, 2025 
Page 8 of 13 
9.
Transportation Electrification Action Plan:
In June 2022, the Phoenix City Council approved the Transportation
Electrification Action Plan. The current market desire for the electrification of
transportation is both a national and global phenomenon, fueled by a desire for
better air quality, a reduction in carbon emissions, and a reduction in vehicle
operating and maintenance costs. Businesses, governments and the public are
signaling strong future demand for electric vehicles (EVs), and many automobile
manufacturers have declared plans for a transition to fully electric offerings within
the coming decade. This Plan contains policy initiatives to prepare the City for a
future filled with more EVs, charging infrastructure and e-mobility equity, and
outlines a roadmap for a five-step plan to prepare for the EV infrastructure needs
of 280,000 EVs in Phoenix by 2030. One goal of the Plan, to accelerate public
adoption of electric vehicles through workplace, business, and multifamily
charging infrastructure, is to recommend standard stipulations for rezoning cases
to provide EV charging infrastructure. This is addressed in Stipulations No. 16
and 17.
10.
Conservation Measures for New Development:
In June 2023, the Phoenix City Council adopted the Conservation Measures for
New Development policy as part of a resolution addressing the future water
consumption of new development (Resolution 22129). This resolution addresses
the future water consumption of new development to support one of the City’s
Five Core Values in the General Plan which calls for Phoenix to - Build the
Sustainable Desert City. The Conservation Measures for New Development
policy includes direction to develop standards for consideration as stipulations for 
all rezoning cases that will address best practices related to water usage in nine
specific categories. This is addressed in Stipulation Nos. 9 through 11.
11.
Phoenix Climate Action Plan:
In October 2021, the Phoenix City Council approved the Climate Action Plan.
The Climate Action Plan will serve as a long-term plan to achieve greenhouse
gas emission reductions and resiliency goals from local operations
and community activities as well as prepare for the impacts of climate change.
This plan contains policy and initiatives regarding stationary energy,
transportation, waste management, air quality, local food systems, heat, and
water. Goal W2 (Water), Action W2.4, pertains to the implementation of the
Greater Phoenix Green Infrastructure (GI) and Low Impact Development Details
for Alternative Stormwater Management to benefit the environment, promote
water conservation, reduce urban heat, improve the public health, and create
additional green spaces. This goal is addressed in Stipulation No. 10, which
requires a minimum of two GI techniques for stormwater management to be
implemented.

Staff Report: Z-107-25-3 
October 15, 2025 
Page 9 of 13 
12.
Complete Streets Guiding Principles:
In 2014, the City of Phoenix City Council adopted the Complete Streets Guiding
Principles. The principles are intended to promote improvements that provide an
accessible, safe, connected transportation system to include all modes, such as
bicycles, pedestrians, transit, and vehicles. Stipulation No. 4 requires pavement
treatments that visually contrast parking and drive aisles where pedestrian
walkways cross a vehicular path to enhance pedestrian safety. Additionally, all
streets will be improved with all required elements and comply with ADA
accessibility standards, as required by Stipulation No. 8.
COMMUNITY INPUT SUMMARY 
13.
As of the writing of this report, staff has received one item in opposition to the
request citing concerns regarding traffic, health and environmental risks, property
values, and neighborhood character.
INTERDEPARTMENTAL COMMENTS 
14.
The Public Transportation Department requires that the existing bus facility
located on Bell Road adjacent to the site be retained. This is addressed in
Stipulation No. 3.
15.
The Street Transportation Department has the following requirements:
•
Improvements per the accepted Traffic Impact Analysis dated June 2025
(Stipulation No. 5).
•
Undergrounding of existing electrical utilities within the public right-of-way
(Stipulation No. 6).
•
Replacement of unused driveways with sidewalk, curb and gutter, along
with the replacement of any broken or out-of-grade curb, gutter, sidewalk,
and curb ramps (Stipulation No. 7).
•
Right-of-way improvements to include curb, gutter, detached sidewalk,
landscaping, etc. (Stipulation No. 8).
16.
The Floodplain Management Division issued a letter stating that the site is site is
located within a Special Flood Hazard Area, specifically in Zone AE (Floodway),
as depicted on FEMA Flood Insurance Rate Map (FIRM) panels 04013C 1290M
with an effective date of 9/18/2020. Stipulation No. 18 addresses potential issues
relating to the floodplain.
OTHER 
17.
The site has not been identified as being archaeologically sensitive. However, in
the event archaeological materials are encountered during construction, all
ground disturbing activities must cease within 33-feet of the discovery, and the

Staff Report: Z-107-25-3 
October 15, 2025 
Page 10 of 13 
Findings 
1.
The proposal is consistent with the General Plan Land Use Map designation.
2.
As stipulated, the proposal advances the goals and policies of adopted plans and
policies.
3.
As stipulated, the proposal is appropriate at this location and is compatible with
surrounding land uses.
Stipulations 
1.
All building elevations shall contain architectural embellishments and
detailing such as textural changes, pilasters, offsets, recesses, variation in
window size and location, and/or overhang canopies, as approved by the
Planning and Development Department.
2.
A minimum 90-foot landscape setback shall be provided adjacent to the north
property line of the rezoning site.
3.
The existing bus pad on westbound Bell Road, west of 7th Avenue, shall be
retained.
4.
Where pedestrian walkways cross a vehicular path, the pathway shall be
constructed of decorative pavers, stamped or colored concrete, or other
pavement treatments that visually contrast parking and drive aisle surfaces,
as approved by the Planning and Development Department.
5.
All mitigation improvements shall be constructed and/or funded as identified
in the accepted Traffic Impact Analysis dated June 2025.
City of Phoenix Archaeology Office must be notified immediately and allowed 
time to properly assess the materials. This is addressed in Stipulation No. 19. 
18.
Staff has not received a completed form for the Waiver of Claims for Diminution
in Value of Property under Proposition 207 (A.R.S. 12-1131 et seq.), as required
by the rezoning application process. Therefore, a stipulation has been added to
require the form be completed and submitted prior to final site plan approval. This 
is addressed in Stipulation No. 20.
19.
Development and use of the site are subject to all applicable codes and
ordinances. Zoning approval does not negate other ordinance requirements.
Other formal actions such as, but not limited to, zoning adjustments and
abandonments may be required.

Staff Report: Z-107-25-3 
October 15, 2025 
Page 11 of 13 
6.
All existing electrical utilities within the public right-of-way shall be
undergrounded, adjacent to the development. The developer shall
coordinate with the affected utility companies for their review and permitting.
7.
Replace unused driveways with sidewalk, curb, and gutter. Also, replace any
broken or out-of-grade curb, gutter, sidewalk, and curb ramps on all streets
and upgrade all off-site improvements to be in compliance with current ADA
guidelines.
8.
All streets within and adjacent to the development shall be constructed with
paving, curb, gutter, sidewalk, curb ramps, streetlights, median islands,
landscaping and other incidentals, as per plans approved by the Planning
and Development Department. All improvements shall comply with all ADA
accessibility standards.
9.
Natural turf shall only be utilized for required retention areas (at the bottom of
the basin, and only allowed on slopes if required for slope stabilization), and
functional turf areas, as approved by the Planning and Development
Department.
10.
A minimum of two green stormwater infrastructure (GSI) elements for
stormwater management shall be implemented, as approved or modified by
the Planning and Development and/or Street Transportation departments.
This includes but is not limited to stormwater harvesting basins, bioswales,
permeable pavement, etc., per the Greater Phoenix Metro Green
Infrastructure and Low Impact Development Details for Alternative
Stormwater Management.
11.
Prior to final site plan approval, documentation shall be provided that
demonstrates a commitment to participate in the Phoenix Water Efficiency
Checkup Program for a minimum of 10 years, or as approved by the
Planning and Development Department.
12.
All pedestrian pathways, including internal walkways and public sidewalks
adjacent to the site, shall be shaded by a structure or landscaping, or a
combination of the two to achieve a minimum of 75% shade, as approved by
the Planning and Development Department.
13.
A minimum of 25% of the surface parking areas shall be shaded, as
approved by the Planning and Development Department. Shade may be
achieved by structures or by minimum 2-inch caliper, drought tolerant, shade
trees, or a combination thereof.

Staff Report: Z-107-25-3 
October 15, 2025 
Page 12 of 13 
14.
A minimum of four bicycle parking spaces shall be provided for each building
through Inverted U and/or artistic racks located near the building entrance
and installed per the requirements of Section 1307.H of the Phoenix Zoning
Ordinance, as approved by the Planning and Development Department.
Artistic racks shall adhere to the City of Phoenix Preferred Designs in
Appendix K of the Comprehensive Bicycle Master Plan.
15.
A bicycle repair station (“fix it station”) shall be provided on the site. The
station shall include but not be limited to: standard repair tools affixed to the
station; a tire gauge and pump; and a bicycle repair stand which allows
pedals and wheels to spin freely while making adjustments to the bike, as
approved by the Planning and Development Department.
16.
Standard electrical receptacles shall be installed for a minimum of 10% of the
required bicycle parking spaces for electric bicycle charging capabilities.
17.
A minimum of 5% of the required parking spaces shall be EV Ready.
18.
This parcel is in a Special Flood Hazard Area (SFHA) called Zone AE-
Floodway, on panels 04013C 1290M of Flood Insurance Rate Maps (FIRM)
with an effective date of September 18, 2020. The following requirements
shall apply, as approved by the Planning and Development Department.
a.
The project engineer is required to delineate the floodplain boundary on
the Grading and Drainage Plan and ensure that potential impacts to the
proposed facilities are adequately addressed, in compliance with the
National Flood Insurance Program (NFIP) regulations (44 CFR
Paragraph 60.3). This includes adhering to the provisions outlined in the
latest version of the Floodplain Ordinance of the Phoenix City Code.
b.
The Grading and Drainage Plan must be submitted to the Floodplain
Management section of the Office of the City Engineer for review and
approval of floodplain requirements.
c.
A FEMA-approved CLOMR must be obtained before the issuance of a
Grading and Drainage permit.
d.
A Letter of Map Revision (LOMR) application must also be submitted to
Floodplain Management prior to the issuance of any vertical
construction permits.
e.
A FEMA approved LOMR must be submitted to Floodplain Management
prior to issuance of certificate of occupancy.

Staff Report: Z-107-25-3 
October 15, 2025 
Page 13 of 13 
19.
In the event archaeological materials are encountered during construction,
the developer shall immediately cease all ground-disturbing activities within a
33-foot radius of the discovery, notify the City Archaeologist, and allow time
for the Archaeology Office to properly assess the materials.
20.
Prior to final site plan approval, the landowner shall execute a Proposition
207 waiver of claims form. The waiver shall be recorded with the Maricopa
County Recorder's Office and delivered to the City to be included in the
rezoning application file for record. This stipulation shall not be applicable if
the property is owned by the City of Phoenix.
Writer 
Robert Kuhfuss 
October 15, 2025 
Team Leader 
Racelle Escolar 
Exhibits 
Sketch Map 
Aerial Sketch Map 
Conceptual Site Plan date stamped August 14, 2025 
Conceptual Landscape Plan date stamped August 14, 2025 
Conceptual Elevations date stamped August 14, 2025 (2 pages) 
Correspondence (2 pages)

¯
0
0.06
0.12
0.03
Miles
DEER VALLEY VILLAGE
COUNCIL DISTRICT: 7
APPLICANT'S NAME:
APPLICATION NO:
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
MULTIPLES PERMITTED
CONVENTIONAL OPTION
* UNITS P.R.D OPTION
REQUESTED CHANGE:
FROM:
TO:
DATE:
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
ZONING MAP
* Maximum Units Allowed with P.R.D. Bonus
9/22/2025
Z-107-25-3
Withey Morris Baugh, PLC
Z-107-25-3
QS 37-26
M-8
C-O/G-O ( 5.13 ac.)
C-2 ( 5.13 ac.)
C-O/G-O
C-2
N/A
74
89
N/A
Path: S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2025\Z-107-25-3.aprx
BELL RD
7TH ST
19TH AVE
HAPPY VALLEY RD
UNION HILLS DR
43RD AVE
PINNACLE PEAK RD
35TH AVE
SR 101
51ST AVE
16TH ST
7TH AVE
DEER VALLEY DR
I - 17
JOMAX RD
GREENWAY RD
R1-8
C-O/G-O*
Z-120-89
R1-6*
Z-132-05
R-2*
Z-78-18
C-2*
Z-130-95
R1-6*
Z-114-92
S-1 SP*
Z-SP-18-A-70
R1-6*
Z-9-93
R-2*
Z-115-9
C-2 SP*
Z-SP-7-86
C-2 SP*
Z-SP-11-99
Z-SP-26-94
S-1
C-2 SP*
Z-SP-17-04
Z-129-95
C-2 SP*
Z-SP-7-86
Z-375-85
C-2 SP*
Z-SP-7-86
C-2 SP*
Z-52-90
Z-SP-15-90
Z-SP-17-83
C-2*
Z-145-97
C-2*
Z-129-95
C-1
R-4A
R1-6
CP/GCP *
Z-108-00
5.13 Acres

¯
0
0.06
0.12
0.03
Miles
DEER VALLEY VILLAGE
COUNCIL DISTRICT: 7
APPLICANT'S NAME:
APPLICATION NO:
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
MULTIPLES PERMITTED
CONVENTIONAL OPTION
* UNITS P.R.D OPTION
REQUESTED CHANGE:
FROM:
TO:
DATE:
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
ZONING MAP
* Maximum Units Allowed with P.R.D. Bonus
9/22/2025
Z-107-25-3
Withey Morris Baugh, PLC
Z-107-25-3
QS 37-26
M-8
C-O/G-O ( 5.13 ac.)
C-2 ( 5.13 ac.)
C-O/G-O
C-2
N/A
74
89
N/A
Path: S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2025\Z-107-25-3.aprx
BELL RD
7TH ST
19TH AVE
HAPPY VALLEY RD
UNION HILLS DR
43RD AVE
PINNACLE PEAK RD
35TH AVE
SR 101
51ST AVE
16TH ST
7TH AVE
DEER VALLEY DR
I - 17
JOMAX RD
GREENWAY RD
R1-8
C-O/G-O*
Z-120-89
R1-6*
Z-132-05
R-2*
Z-78-18
C-2*
Z-130-95
R1-6*
Z-114-92
S-1 SP*
Z-SP-18-A-70
R1-6*
Z-9-93
R-2*
Z-115-9
C-2 SP*
Z-SP-7-86
C-2 SP*
Z-SP-11-99
Z-SP-26-94
S-1
C-2 SP*
Z-SP-17-04
Z-129-95
C-2 SP*
Z-SP-7-86
Z-375-85
C-2 SP*
Z-SP-7-86
C-2 SP*
Z-52-90
Z-SP-15-90
Z-SP-17-83
C-2*
Z-145-97
C-2*
Z-129-95
C-1
R-4A
R1-6
CP/GCP *
Z-108-00
5.13 Acres

T
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V
DN
PICK-UP
WINDOW
6' TALL SCREEN
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DN
DN
DN
PICK-UP
WINDOW
6' TALL SCREEN
PATIO
TRASH ENCLOSURE
DN
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16
7
20'
9.5'
62'
39'
54'
46'
38'
48'
NORTH 7TH AVENUE
(MINOR ARTERIAL - R.O.W. VARIES)
BELL ROAD
(PRINCIPAL ARTERIAL - 150' R.O.W.)
C-STORE
4,746 SQ. FT.
24'-8" - 1 STORY
LOT 1, BLOCK 1
124,183 GROSS SF
84,227 NET SF
1.93 ACRES
8'
11'
11'
5'
35'
20'
8'
9.5'
9.5'
20'
9.5' 20'
25'
8'
8'
LOT 2, BLOCK 1
65,030 GROSS SF
56,566 NET SF
1.30 ACRES
40'
48'
RIGHT IN-RIGHT
OUT ACCESS
FULL MOVEMENT ACCESS
6' UTILITY EASEMENT
25' BUILDING
SETBACK
10' SETBACK
10' SETBACK
25' BUILDING
SETBACK
10' SETBACK
10'
LANDSCAPE
SETBACK
25' BUILDING
SETBACK
5' SIDEWALK EASEMENT
BOOK 384 OF MAPS, PAGE 10
PROPERTY LINE
PROPERTY LINE
UNDERGROUND
DETENTION
(APPROXIMATE SIZE)
EXISTING HYDRANT
N 00°05'28" E
265.28'
N 00°06'21" E
178.13'
N 00°03'34" E
81.59'
N 89°48'58" E
317.50'
S 00°03'34" W
81.59'
S 00°06'20" W
178.20'
S 00°05'28" W
265.28'
S 89°49'48" W
317.50'
N 89°49'48" E
317.50'
40'
LOT 3, BLOCK 1
29,780 GROSS SF
25,905 NET SF
0.59 ACRES
20' LANDSCAPE
SETBACK
14
5
5
13
95' R.O.W.
150' R.O.W.
ADA ROUTE
ADA ROUTE
ADA ROUTE
EXISTING BUS BAY
AND PAD TO REMAIN
100' STORAGE DECEL LANE
100' STORAGE
DECEL LANE
V
8
0
V
2
78
0
GROSS AREA
GROSS AREA
GROSS AREA
GROSS AREA
10' LANDSCAPE SETBACK
20' LANDSCAPE
SETBACK
50' BUILDING
SETBACK
10'
LANDSCAPE
SETBACK
50' BUILDING
SETBACK
25' BUILDING
SETBACK
SITE LOCATION
N 7TH AVE
BELL ROAD
0
30
60
IF BAR DOES NOT MEASURE
1 INCH THEN DRAWING IS
NOT TO SCALE
SCALE IN FEET
EX.1.1
SITE PLAN
VICINITY MAP
SCALE: 1" = 500'
SITE TABLE
PROPERTY ADDRESS
710 W. BELL ROAD, PHOENIX, AZ 85023
ASSESSOR PARCEL NUMBER
208-09-004T
EXISTING
PROPOSED
ZONE
C-O/G-O
C-2
USE
MEDICAL FACILITY
CONVENIENCE STORE & FUELING STATION,
COFFEE, AND OPEN SPACE
PARKING
REQUIRED
PROVIDED
STANDARD SPACES
LOT 1: 29
LOT 2: 7
LOT 1: 35
LOT 2: 21
ACCESSIBLE SPACES
LOT 1: 2
LOT 2: 1
LOT 1: 2
LOT 2: 2
ADJACENT PROPERTY
ZONE
USE
EXISTING
PROPOSE
D
EXISTING
PROPOSED
NORTH
R1-8
R1-8
RESIDENTIAL
RESIDENTIAL
SOUTH
PUBLIC
ROW
PUBLIC
ROW
BELL ROAD
BELL ROAD
EAST
PUBLIC
ROW
PUBLIC
ROW
N 7TH AVE
N 7TH AVE
WEST
R1-8
R1-8
OPEN SPACE
OPEN SPACE
CASE NUMBERS
TBD
LOT SALES
N/A
NET SITE AREA (SF)
166,698
F.A.R.
0.056 (LOT 1)
0.039 (LOT 2)
LOT 1
LOT 2
LOT 3
LOT COVERAGE
BUILDING/CANOPY
9,226 SF / 10.9%
2,260 SF / 4.0%
0 SF / 0.0%
LANDSCAPE
7,963 SF / 21.3%
21,910 SF / 38.7%
24,255 SF / 93.6%
DRIVES/SIDEWALKS
57,038 SF / 67.8%
32,396 SF / 57.3%
1,650 SF / 6.4%
REQUIRED BUILDING SETBACKS*
BELL ROAD: 20' MINIMUM - 25' AVERAGE
140.7'
N/A
N/A
7TH AVENUE: 20' MINIMUM - 25' AVERAGE
125.2'
154.5'
N/A
NORTH: 25' FROM R1-6 ZONING DISTRICT
N/A
N/A
N/A
WEST: 50' FROM R1-8 ZONING
98.1'
89.5'
N/A
REQUIRED LANDSCAPE SETBACKS*
BELL ROAD: 20' MINIMUM - 25' AVERAGE
7TH AVENUE: 20' MINIMUM - 25' AVERAGE
NORTH: 10'
WEST: 10'
BELL RD: 30'
7TH AVE: 39'
NORTH: 10'
WEST: 10'
EAST: 42.9'
SOUTH: 10'
NORTH: 10'
WEST: 39.2'
BELL RD: N/A
7TH AVE: N/A
NORTH: N/A
WEST: N/A
ALLOWABLE BUILDING HEIGHT: 30'
24'-8"
< 30'-0"
N/A
APPLICANT
LASCO DEVELOPMENT CORPORATION
1207 ANTOINE DRIVE
HOUSTON, TX 77055
CONTACT: GEORGE WILLETT
P: 713-961-0280
E: GWILLETT@LASCODEVELOPMENT.COM
ENGINEERING CONSULTANT
K2 CIVIL CONSULTANTS INC
3801 E FLORIDA AVE, SUITE 425
DENVER, CO 80210
CONTACT: MICHAEL DRAGO, PE
P: 610-547-2267
E: MDRAGO@K2CIVILCONSULTANTS.COM
PROJECT DESCRIPTION
PROPOSED REZONING OF A SINGLE 3.8 ACRE PARCEL INTO 3 PARCELS,
CHANGING THE ZONING FROM C-O / G-O TO C-2. THE SOUTHERN TWO
PARCELS WILL HAVE COMMERCIAL USES WHILE THE NORTHERN PARCEL
WILL REMAIN LANDSCAPE AREA TO PROVIDE NEIGHBORHOOD BUFFERING.
DATE:
DESIGNED BY:
PROJECT NO:
REVIEWED BY:
REVISION
No.
BY
DATE
© 2025, ALL RIGHTS RESERVED.
P:\LASCO\AZ, PHOENIX - BELL RD & 7TH AVENUE\08 CAD\EXHIBITS\ZONING SITE PLAN.DWG - Michael Drago - 8/5/2025
6:50:14 AM
Know what's
R
CALL UTILITY NOTIFICATION
CENTER OF COLORADO
CALL 3-BUSINESS DAYS (NOT INCLUDING INITIAL
DAY OF CONTACT) IN ADVANCE BEFORE YOU DIG,
GRADE, OR EXCAVATE FOR THE MARKING OF
UNDERGROUND MEMBER UTILITIES.
07/31/2025
MRD
CJB
LAS012.01
PRELIMINARY NOT
FOR
CONSTRUCTION
BELL ROAD & N. 7TH AVENUE, PHOENIX, AZ
PARCEL NO. 208-09-004T REZONE
PROPOSED PROPERTY BOUNDARY
PROPOSED BUILDING OUTLINE
EXISTING CURB AND GUTTER
PROPOSED CURB AND GUTTER
PROPOSED SIDEWALK
PROPOSED SETBACK
PARKING COUNT
PROPOSED CONCRETE PAVEMENT
PROPOSED ASPHALT PAVEMENT
PROPOSED LANDSCAPE AREA
SITE PLAN LEGEND
#
* - BETWEEN CONTIGUOUS COMMERCIAL LOTS THE REQUIRED BUILDING AND LANDSCAPE SETBACK IS 0'

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93x50 GEN2 - WOOD
PROTO: 93X50 GEN2 WOOD
Job#:
C00-000
Scale:
Date:
Drawn By:
Checked By:
AS NOTED
Documents prepared by The
Dimension Group are to be used
only for the specific project and
specific use for which they are
intended.  Any extension of use to
other projects, by owner or any
other party, without the expressed,
written consent of The Dimension
Group is done at the user's own risk.
If used in a way other than that
specifically intended, user will hold
The Dimension Group harmless
from all claims and losses.
SHEET:
7-ELEVEN #00000
ADDRESS
CITY, ST USA
7-ELEVEN, INC.
3200 HACKBERRY ROAD, IRVING, TX 75063
Rev. #
Date
Description
Rev. #
Date
Description
XX/XX/XXXX
04.02.2025
DRAWINGS
PRELIMINARY
COLOR
EXTERIOR ELEVATIONS
1 ELEVATION - FRONT
1/4" = 1'-0"
2 ELEVATION - LEFT
1/4" = 1'-0"
3 ELEVATION - RIGHT
1/4" = 1'-0"
4 ELEVATION - REAR
1/4" = 1'-0"
FC-1
MT-1
S-1
MT-3
MT-2
MT-2
FC-1
MT-1
MT-3
MT-2
MT-1
MT-2
EIFS-1
MT-3
S-1
P-1
P-1
P-3
T.O. FINISH FLOOR
0' - 0"
T.O.PARAPET
21' - 6"
T.O.PARAPET
24' - 8"
MT-2
T.O. FINISH FLOOR
0' - 0"
21' - 6"
24' - 8"
T.O. FINISH FLOOR
0' - 0"
21' - 6"
24' - 8"
T.O. FINISH FLOOR
0' - 0"
21' - 6"
24' - 8"
T.O. PARAPET
T.O. PARAPET
T.O. PARAPET
T.O. PARAPET
T.O. FINISH FLOOR
0' - 0"
21' - 6"
T.O. PARAPET
B.O. CANOPY
9' - 4"
B.O. CANOPY
9' - 4"
B.O. CANOPY
9' - 4"
EIFS-1
EIFS-1
EIFS-1
NOTE:  SEALANT COLORS: MATCH COLOR OF ADJACENT MATERIAL BEING SEALED -
WHEN 2 OR MORE COLORS ARE ADJACENT, MATCH LIGHTER-COLORED MATERIAL.
EXPOSED FASTENER CORRUGATED METAL PANEL - 
EXTERIOR FINISH SCHEDULE
FC-1
MT-1
MAPES PRE-FINISHED ALUMINUM CANOPY - "MATTE BLACK"
MT-3
PAINT - SW 7062 - "VERSATILE GRAY"
P-1
PRE-FINISHED METAL COPING & COMPRESSION EDGE
MT-2
FIBER CEMENT PANEL NICHIHA VINTAGE WOOD - "CEDAR"
KAWNEER ALUMINUM STOREFRONT FRAMING - "#29 BLACK"
S-1
PAINT - SW 6258 - "TRICORN BLACK"
P-3
- "COAL BLACK"
EIFS-1
DRYVIT EIFS - "104 DOVER SKY"
"BURNISHED SLATE"

BLACK & WHITE
EXTERIOR ELEVATIONS
93x50 GEN2 - WOOD
PROTO: 93X50 GEN2 WOOD
Job#:
C00-000
Scale:
Date:
Drawn By:
Checked By:
AS NOTED
Documents prepared by The
Dimension Group are to be used
only for the specific project and
specific use for which they are
intended.  Any extension of use to
other projects, by owner or any
other party, without the expressed,
written consent of The Dimension
Group is done at the user's own risk.
If used in a way other than that
specifically intended, user will hold
The Dimension Group harmless
from all claims and losses.
SHEET:
7-ELEVEN #00000
ADDRESS
CITY, ST USA
7-ELEVEN, INC.
3200 HACKBERRY ROAD, IRVING, TX 75063
Rev. #
Date
Description
Rev. #
Date
Description
XX/XX/XXXX
04.02.2025
DRAWINGS
PRELIMINARY
1 ELEVATION - FRONT
1/4" = 1'-0"
2 ELEVATION - LEFT
1/4" = 1'-0"
3 ELEVATION - RIGHT
1/4" = 1'-0"
4 ELEVATION - REAR
1/4" = 1'-0"
T.O. FINISH FLOOR
0' - 0"
T.O.PARAPET
21' - 6"
T.O.PARAPET
24' - 8"
T.O. FINISH FLOOR
0' - 0"
21' - 6"
24' - 8"
T.O. FINISH FLOOR
0' - 0"
21' - 6"
24' - 8"
T.O. FINISH FLOOR
0' - 0"
21' - 6"
24' - 8"
T.O. PARAPET
T.O. PARAPET
T.O. PARAPET
T.O. PARAPET
T.O. FINISH FLOOR
0' - 0"
21' - 6"
T.O. PARAPET
B.O. CANOPY
9' - 4"
B.O. CANOPY
9' - 4"
B.O. CANOPY
9' - 4"
FC-1
MT-1
S-1
MT-3
MT-2
MT-2
FC-1
MT-1
MT-3
MT-2
MT-1
MT-2
EIFS-1
MT-3
S-1
P-1
P-1
P-3
MT-2
EIFS-1
EIFS-1
EIFS-1
NOTE:  SEALANT COLORS: MATCH COLOR OF ADJACENT MATERIAL BEING SEALED -
WHEN 2 OR MORE COLORS ARE ADJACENT, MATCH LIGHTER-COLORED MATERIAL.
EXPOSED FASTENER CORRUGATED METAL PANEL - 
EXTERIOR FINISH SCHEDULE
FC-1
MT-1
MAPES PRE-FINISHED ALUMINUM CANOPY - "MATTE BLACK"
MT-3
PAINT - SW 7062 - "VERSATILE GRAY"
P-1
PRE-FINISHED METAL COPING & COMPRESSION EDGE
MT-2
FIBER CEMENT PANEL NICHIHA VINTAGE WOOD - "CEDAR"
KAWNEER ALUMINUM STOREFRONT FRAMING - "#29 BLACK"
S-1
PAINT - SW 6258 - "TRICORN BLACK"
P-3
- "COAL BLACK"
EIFS-1
DRYVIT EIFS - "104 DOVER SKY"
"BURNISHED SLATE"

CAUTION: This email originated outside of the City of Phoenix.
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From:
Sarah Ly
To:
Robert H Kuhfuss
Cc:
Khanh Tran; Sarah Ly
Subject:
Application No-Z107-25 Opposition to Proposed Gas Station
Date:
Sunday, September 7, 2025 7:59:04 AM
Dear Mr. Robert Khufuss, 
Application No-Z107-25
I am writing to express my strong opposition to the proposed gas station
development near my home, 715 W Hartford Ave, Phoenix, AZ, 85023. I
believe this project would have a serious negative impact on our
community and quality of life.
A gas station in this location raises several concerns, including:
Traffic and Safety: Increased vehicle traffic, congestion, and the
potential for accidents near residential streets.
Health and Environmental Risks: Emissions, noise, and the potential
for soil and groundwater contamination could affect the health and
safety of nearby families.
Property Values: Proximity to a gas station often lowers surrounding
home values and makes the neighborhood less desirable.
Neighborhood Character: A gas station is not compatible with the
quiet, residential nature of our community.
I kindly ask that you take these concerns into serious consideration and do
not move forward with this rezoning/permit. Instead, I urge the city to

consider more suitable locations for such developments that do not place
unnecessary burdens on nearby residents.
Could you also provide me with the timeline for this project and details
about the steps residents can take to formally oppose it? I am aware there is
a neighborhood meeting on Sept 10, but unfortunately I cannot attend.
Thank you for your time and for considering the wellbeing of our
community.
Sincerely,
Khanh Tran
715 W Hartford Ave Phoenix, AZ, 85023