Planning & Zoning Commission on 2025-12-08 6:00 PM — Maricopa, AZ
Date: 2025-12-08

Maricopa City Hall
 City of Maricopa 39700 W. Civic Center
 Plaza
 Maricopa, AZ 85138
 Meeting Agenda Ph: (520) 568-9098
 Fx: (520) 568-9120
 Planning & Zoning Commission www.maricopa-az.gov


 Chair James Singleton
 Commissioner Robert Klob
 Commissioner Robert Brems
 Commissioner William Robertson
 Commissioner Maurice Thomas Jr.
 Commissioner Chad Whittle
 Commissioner Ted Yocum

Monday, December 8, 2025 6:00 PM Council Chambers



1. Call To Order

 Invocation
 Pledge of Allegiance

2. Roll Call


3. Call to the Public

 If you wish to speak, please complete a speaker card and submit it to the Chairman prior
 to the start of the meeting. The procedures to follow if you address the Commission are:
 Commission requests that you express your ideas in three minutes or less and refrain
 from any personal attacks or derogatory statements about any City employee, a fellow
 citizen, or anyone else, whether in the audience or not. The Chairman will limit
 discussion whenever he deems such an action appropriate to the proper conduct of the
 meeting.

4. Minutes


 4.1 MIN 25-73 The Commission shall approve Minutes from the October 27, 2025 meeting.


5. Public Hearings


6. Consent Agenda

7. Regular Agenda

 7.1 ZON25-05 PUBLIC HEARING: A request by Westwood Professional Services, applicant, on behalf
 of Porter 20, LLC, owner, to rezone ±3.6 acres from General Business (CB-2) zone to the
 General Commercial (GC) zoning district. The subject site is generally located 0.13 miles
 (712 feet) east of the southeast corner of N. Porter Road and W. Honeycutt Road.
 DISCUSSION AND ACTION.




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Planning & Zoning Commission Meeting Agenda December 8, 2025



 7.2 DRP25-28 PLANNING COMMISSION UPDATE: Major Development Review Permit case #
 DRP25-28, a request by Tim Rasnake of Archicon Architecture & Interiors, L.C., on
 behalf of property owner Maricopa 30, LLC, for review of Site, Landscape, Elevation, and
 Photometric Plans for a proposed convenience store and gas station on approx.
 1.6-acres of land within Pinal County Parcel Nos. 510-71-001F and 510-71-001D, within
 the City of Maricopa, generally located at the southwest corner of W. Honeycutt Rd. and
 N. White and Parker Rd. DISCUSSION ONLY


 7.3 PZ 25-03 Miscellaneous Item PZ25-03 - City of Maricopa "Non-residential Design Guidelines: Rick
 Williams, Planning and Zoning Division Manager, will present the latest draft of the
 Non-residential Design Guidelines to the Planning and Zoning Commission. Discussion
 Only.


8. Reports from Commission and/or Staff


9. Executive Session

 The Planning and Zoning Commission may go into executive session for purpose of
 obtaining legal advice from the City’s Attorney on any of the above agenda items
 pursuant to A.R.S. § 38-431.03 (A)(3).

10. Adjournment

 Note: This meeting is open to the public. All interested persons are welcome to
 attend. Supporting documents and staff reports, which were furnished to the
 Commission with this Agenda, are available for review. Notice is hereby given of the
 possibility of a quorum of the Maricopa City Council members at this meeting.

 Physical access to the meeting room will be available 15 minutes prior to the meeting
 start time.

 Persons with a disability may request a reasonable accommodation, such as a sign
 language interpreter, by contacting the City Clerk’s Office at 520-316-6970. Requests
 should be made as early as possible to allow time to arrange the accommodation.




City of Maricopa Page 2 Printed on 4/14/2026

Maricopa City Hall
 City of Maricopa 39700 W. Civic Center
 Plaza
 Maricopa, AZ 85138
 Meeting Minutes - Final Ph: (520) 568-9098
 Fx: (520) 568-9120
 Planning & Zoning Commission www.maricopa-az.gov

 Chair James Singleton
 Commissioner Robert Klob
 Commissioner Robert Brems
 Commissioner William Robertson
 Commissioner Maurice Thomas Jr.
 Commissioner Chad Whittle
 Commissioner Ted Yocum

Monday, December 8, 2025 6:00 PM Council Chambers



 1. Call To Order

 Chair Singleton called the meeting to order at 6:00 PM. The invocation was given by
 Commissioner Yocum, and the Pledge of Allegiance was led by Commissioner Klob.


 2. Roll Call
 Present 6 - Commissioner Robert Klob, Commissioner Maurice Thomas Jr.,
 Commissioner Ted Yocum, Commissioner William Robertson , Chair James
 Singleton, and Commissioner Chad Whittle


 3. Call to the Public

 No members of the public approached the podium during the call to the public.
 No speaker cards were provided by the public.


 4. Minutes

 4.1 MIN 25-73 The Commission shall approve Minutes from the October 27, 2025 meeting.

 The Commission reviewed the minutes from the October 27, 2025 meeting. No
 questions or comments were raised.

 Motion to approve the minutes was made by Commissioner Robertson and
 seconded by Commissioner Brems. The motion passed unanimously.


 5. Public Hearings

 No members of the public approached the podium for public hearings.



 6. Consent Agenda

 No items were included on the consent agenda.



 7. Regular Agenda


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Planning & Zoning Commission Meeting Minutes - Final December 8, 2025


 7.1 ZON25-05 PUBLIC HEARING: A request by Westwood Professional Services, applicant, on
 behalf of Porter 20, LLC, owner, to rezone ±3.6 acres from General Business (CB-2)
 zone to the General Commercial (GC) zoning district. The subject site is generally
 located 0.13 miles (712 feet) east of the southeast corner of N. Porter Road and W.
 Honeycutt Road. DISCUSSION AND ACTION.

 LaRee Mason, Associate Planner, presented the request to rezone approximately 3.6
 acres from the legacy county zoning district General Business (CB-2) to the municipal
 zoning district General Commercial (GC). The purpose of the rezoning was to permit
 the use of a car wash on the property located east of the southeast corner of West
 Honeycutt Road and North Porter Road.

 Mrs. Mason noted that the request met the general plan objective B1.4.6 to move all
 county legacy zoning districts into current municipal zoning districts. Although this was
 a rezone request only, she shared a preliminary site plan showing a proposed car wash
 that would occupy approximately 1.25 acres of the 3.6-acre parcel, which would require
 a lot split before any permits are issued.

 Mrs. Mason in her staff analysis found that the request conforms with the general plan
 by promoting commercial development along arterials near neighborhood nodes,
 encouraging the location of neighborhood commercial uses adjacent to residential
 communities, and transitioning zoning designations to city municipal zoning codes.

 Mrs. Mason reported that the public outreach included mailed notifications, publishing
 on the city website, and placement of signs with QR codes allowing the public to
 access information. A neighborhood meeting was held where two members of the
 public attended with general questions about the development and expressed concerns
 about whether proposals are analyzed on a case-by-case basis or rubber-stamped.
 Staff recommended approval because the request met the intent of the general plan as
 well as the appropriate use and location.

 Chair Singleton opened the public hearing. No one came forward to speak, and the
 public hearing was closed.

 Commissioner Yocum commented that while they were only deciding on zoning that
 evening, there were issues that would need to be addressed at the next level, including
 sound and noise buffers, hours of operation (reportedly planned to be 7 AM to 8 PM),
 lighting, landscaping, and ingress/egress.

 Commissioner Robertson asked about the fire lane shown on the plan and learned that
 it was an existing access easement created in 2017 from Circle K to this site.

 Commissioner Klob expressed concern that the site plan would not be returning to the
 Commission for review, as the proposed building was under 5,000 square feet. He was
 particularly concerned about the traffic flow pattern shown in the preliminary plan,
 noting it would be difficult to navigate with a full-size truck.

 Commissioner Whittle agreed with the concerns about traffic flow and navigation
 difficulties.

 Chair Singleton noted that the lack of a second point of ingress and egress was
 concerning, and that the preliminary trash enclosure placement on the south side
 bordered up against a church with no current road access. He also requested that the
 preliminary site plan be added to Legistar since it was presented to the Commission.

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Planning & Zoning Commission Meeting Minutes - Final December 8, 2025



 Commissioner Robertson clarified that the project could not be built under existing
 zoning, so the rezone was necessary for it to proceed, and urged staff to incorporate
 commissioners' feedback about traffic flow when working with the developer.

 A motion was made that this Rezoning be Approved. The motion carried by the
 following vote:

 Aye, 6- Brems,Commissioner Thomas,Commissioner Yocum,Commissioner
 Robertson,Chair Singleton, and Commissioner Whittle

 Nay, 1- Commissioner Klob

 7.2 DRP25-28 PLANNING COMMISSION UPDATE: Major Development Review Permit case #
 DRP25-28, a request by Tim Rasnake of Archicon Architecture & Interiors, L.C., on
 behalf of property owner Maricopa 30, LLC, for review of Site, Landscape, Elevation,
 and Photometric Plans for a proposed convenience store and gas station on approx.
 1.6-acres of land within Pinal County Parcel Nos. 510-71-001F and 510-71-001D, within
 the City of Maricopa, generally located at the southwest corner of W. Honeycutt Rd.
 and N. White and Parker Rd. DISCUSSION ONLY

 Derek Scheerer, Senior Planner, presented an informational item regarding a major
 development review permit for a 7-Eleven convenience store with a fuel canopy and fuel
 service station. The project would be located at the southwest corner of West
 Honeycutt Road and North White and Parker Road, on approximately 1.6 acres.

 The proposal included a 5,400-square-foot convenience store with a 3,200 square foot
 fuel canopy covering 6 dual-sided pumps (12 pumps total). The plan provided parking
 for 46 vehicles, including spaces at the fuel pumps. Landscaping would cover
 approximately 15,000 square feet, constituting 21% of the area, with 33 trees.

 Mr. Scheerer outlined the site access points: one full access from West Honeycutt
 Road, a second right-in/right-out entrance on Honeycutt, a three-quarter access on
 North White and Parker Road (allowing right-in, right-out, left-in, but no left-out), and
 another access point further south.

 Commissioner Robertson expressed serious concerns about the intersection, noting it
 was one of the poorest designed in the city, with school buses and trucks hitting the
 guardrail due to tight turning constraints. He pointed out discrepancies in the package
 regarding the existing conditions and questioned whether the technical advisory
 committee had adequately addressed these concerns.

 Mr. Scheerer confirmed that discussions between the applicant's team and city
 engineers were ongoing regarding deficiencies and necessary improvements. He
 explained that the road development happens piece by piece as property owners are
 responsible for half-street improvements in front of their property, which sometimes
 creates bottlenecks or unwanted situations temporarily.

 Commissioner Klob suggested that three-dimensional renderings would better
 showcase the building design than the flat elevations provided. He also recommended
 that the city or applicants coordinate to show where road medians would be placed to
 help visualize traffic flow restrictions and address public concerns about illegal left
 turns.

 Chair Singleton asked about light pollution from the canopies affecting nearby
 residences and requested information about stormwater runoff containment and oil/gas

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Planning & Zoning Commission Meeting Minutes - Final December 8, 2025

 spill mitigation. Mr. Scheerer explained that regulations exist to keep on-site runoff
 from mixing with off-site runoff, including subsurface drainage basins with systems
 similar to grease traps to prevent contaminants from reaching the soil.
 The presentation was heard.


 7.3 PZ 25-03 Miscellaneous Item PZ25-03 - City of Maricopa "Non-residential Design Guidelines:
 Rick Williams, Planning and Zoning Division Manager, will present the latest draft of
 the Non-residential Design Guidelines to the Planning and Zoning Commission.
 Discussion Only.

 Rick Williams, Planning and Zoning Division Manager, presented the first draft of the
 non-residential design guidelines. He explained that while the city had established
 single-family and multi-family design guidelines, they lacked guidelines for commercial
 development, which was becoming increasingly important as the city grows.

 Mr. Williams explained that the document was developed by examining guidelines from
 every city in the Phoenix valley and organizing them into categories covering site
 design (layout, access, parking, landscaping, lighting, walls, and fences) and
 architectural form (building mass, walls, roofs, storefront proportions, colors, and
 materials). It also included sections on industrial buildings and specific developments
 like gas stations, car washes, drive-through facilities, office complexes, and large
 commercial buildings.

 Mr. Williams requested commissioner feedback and outlined the next steps, which
 included soliciting input from 6-10 developers currently doing business in Maricopa,
 posting the draft on the city website around February 2nd, bringing it back to the
 Planning Commission around March 9th, holding a City Council study session in
 mid-March, and potentially having Council adoption on April 21st.

 Commissioners provided initial feedback as follows: Commissioner Whittle asked how
 Maricopa's proposed guidelines compared to other cities, and Mr. Williams
 emphasized that they didn't create any new standards but incorporated best practices
 from other municipalities.

 Commissioner Yocum inquired about guidelines for multi-level parking structures,
 which Mr. Williams confirmed were included.

 Commissioner Klob emphasized that the guidelines were long overdue and shared his
 experience with how design requirements in other cities had positive impacts on
 property values and neighborhood quality. He requested a digital copy to provide
 detailed feedback.

 Commissioner Robertson asked how approvals were currently handled without
 guidelines, and Mr. Williams acknowledged that it was largely through negotiation with
 limited leverage. He confirmed that the guidelines would go into effect 30 days after
 Council approval, and while previously approved projects would generally be
 grandfathered, expired site plans (after 24 months) might be subject to the new
 requirements.

 Chair Singleton requested that the public be able to view and provide input on the
 guidelines, which Mr. Williams confirmed would happen around February 2nd.

 Mr. Williams concluded by stating that educational presentations for the Commission
 would continue in 2026, with the goal of having at least one per quarter, and that they

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Planning & Zoning Commission Meeting Minutes - Final December 8, 2025

 would also be updating the existing residential and multifamily guidelines.
 The presentation was heard.


 8. Reports from Commission and/or Staff

 Mr. Williams thanked the commissioners for their efforts throughout the year and
 wished them a Merry Christmas. He mentioned that the January meeting would include
 the election of chair and vice chair positions, as well as a roles and responsibilities
 seminar provided by legal counsel. He outlined plans to update and eventually combine
 all the design guidelines into a comprehensive document.


 9. Executive Session

 No executive session was conducted.


 10. Adjournment

 The meeting was adjourned at 7:26 PM.

 Motion to adjourn was made by Commission Brems, seconded by
 Commissioner Thomas. The motion passed unanimously.


 Certification of Minutes

 I hereby certify that the foregoing minutes are a true and correct copy of the
 minutes of the regular meeting of the Planning and Zoning Commission of
 Maricopa, Arizona, held on the 8th day of December, 2025. I further certify that
 the meeting was duly called and held and that a quorum was present.




 Dated this 26th day of January, 2026.




 __________________________

 James Kamstra
 Assistant Planner




City of Maricopa Page 5