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STRATEGIC OUTCOMES |
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ACTION |
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Department: |
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Safe & Prosperous |
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Motion |
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Community Development |
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Active & Appealing |
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Resolution |
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Respected & Responsible |
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Ordinance - Introduction |
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Division: |
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Connected & Engaged |
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Ordinance - Adoption |
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Community Planning |
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Unique & Creative |
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Public Hearing |
TITLE:
title
Rezoning of Property: Southeast Corner of Araby Road and the 26th Street Alignment
end
SUMMARY RECOMMENDATION:
Summary Recommendation
City Staff recommends rezoning approximately 24 acres located at the southeast corner of Araby Road and the 26th Street alignment, Yuma, AZ, from the Agriculture (AG) District to the General Commercial/Aesthetic Overlay (B-2/AO) District, as conditioned and approved by the Planning and Zoning Commission. (Community Development/Community Planning) (Alyssa Linville)
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STRATEGIC OUTCOME:
Action in this matter furthers the City Council’s strategic outcomes of Safe and Prosperous and Respected and Responsible.
REPORT:
QuickTrip Corporation seeks to rezone approximately 24 acres (the “Property”) from the existing Agriculture (AG) District to the General Commercial/Aesthetic Overlay (B-2/AO) District at the southeast corner of Araby Road and the 26th Street alignment. The Property is comprised of two parcels that are currently undeveloped.
QuickTrip plans to develop a gas station and convenience store on approximately 6.8 acres of the Property. Gas stations and convenience stores are authorized as conditional uses in the B-2/AO District. Development plans for the remainder of the properties have not been provided at this time. Rezoning the Property to the B-2/AO District conforms with the General Plan.
QuickTrip initially sought authorization to operate a full-service truck stop at the Property but subsequently pared down its request, limiting commercial diesel dispenser bays to six with no overnight truck parking. City Staff opposes any refueling of commercial trucks on the Property and asked the Planning and Zoning Commission to approve the rezoning request with a condition excluding truck stop diesel dispensers and commercial truck parking on the Property.
Decision of the Planning and Zoning Commission
On July 27, 2026, the Planning and Zoning Commission voted 4-0 to recommend approval with the following conditions:
1. The conditions listed below are in addition to City codes, rules, fees and regulations that are applicable to this action.
2. The Owner’s signature on the application for this land use action shall constitute a waiver of any claims for diminution in value pursuant to A.R.S. § 12-1134.
3. Any development on the property shall exclude any truck stop diesel dispensers and commercial truck parking.
4. The Owner/Developer shall coordinate with the City of Yuma and Western Area Power Authority (WAPA) to provide appropriate, required landscaping in the 26th Street median.
5. The Owner/Developer will need to design and construct the needed traffic signal per City of Yuma standards at the intersection of Araby Road and 26th Street.
6. The Owner/Developer will need to obtain right-of-way/access from the north property owner along the 26th Street frontage, including corner triangle with 40-foot legs. The City of Yuma can facilitate this conversation and deeds as needed.
7. The Owner/Developer shall apply for and pay the license fees from Western Area Power Authority (WAPA) in the Name of the City of Yuma for 26th Street road on top of the WAPA easement across the entire property frontage.
8. The Owner/Developer shall design and construct 26th Street along their property frontage as the property is developed, per City of Yuma construction standards with the exception of the split 26th Street as required by the existing infrastructure outside of City of Yuma control. Street construction will include sidewalks, storm water retention, and streetlights. The sidewalk on the north side of 26th Street can be omitted from this construction requirement.
9. The Owner/Developer shall obtain an encroachment permit from Arizona Department of Transportation (ADOT) for any entrances/exits in the ADOT right-of-way. A copy of the encroachment permit will need to be provided to the City of Yuma.
10. The Owner/Developer shall complete a Traffic Study, with the study area and stipulations directed by the City Traffic Engineer.
11. The Owner/Developer shall design and construct any listed improvements required by the Traffic Study. The City will reserve the right to eliminate any improvements that they deem not required if justified in the traffic study. Documentation as to why those improvements are not required by the City will be required for documentation purposes.
12. The Owner/Developer shall dedicate the south half 26th Street right-of-way along the property frontage and corner triangle with 40-foot legs at the Southeast corner of Araby Road and 26th Street.
13. The Owner/Developer shall extend a 10-inch PVC water line and valving along the 26th Street property frontage from the existing 16-inch main (12-inch AC stub) in Araby Road, per City of Yuma construction standards and utility regulations.
14. The Owner/Developer shall extend a 15-inch sanitary sewer line and polymer replacement/new manholes along the 26th Street property frontage from the existing manhole in Araby Road, per City of Yuma construction standards and utility regulations.
15. Each of the conditions listed above shall be completed within two (2) years of the effective date of the rezoning ordinance or prior to the issuance of a Building Permit, Certificate of Occupancy or City of Yuma Business License for this site, whichever occurs first. If the conditions of approval are not completed within the above timeframe then the rezone shall be subject to ARS § 9-462.01.
EXCERPT FROM PLANNING AND ZONING COMMISSION MEETING MINUTES (7/27/26):
Meredith Rojas, Senior Planner summarized the staff report and recommended APPROVAL.
QUESTIONS FOR STAFF
“Commissioner Chelsea Malouff-Craig asked if there was a 4 way traffic signal proposed for the 26th Street alignment. Andrew McGarvie, Engineering Manager, stated that staff had evaluated the intersection in coordination with the Arizona Department of Transportation (ADOT), and then explained that traffic circles were initially considered, but it was ultimately determined that a four-way traffic signal would be the preferred option.
“Commissioner Malouff-Craig then asked if the direct access point was on Araby Road from the frontage road off of Interstate 8 following the deceleration of traffic on to the frontage road. Rojas replied that portion of the property is part of the ADOT right-of-way and the applicant has updates on how the site plan might change.
“Vice Chairman Mahon asked for clarification on what the requirements for the Conditional Use Permit (CUP) on dispensing fuels was. Rojas stated that each zoning district identifies permitted, accessory, and conditional uses. Rojas then stated that if the rezoning to B-2 General Commercial is approved, motor fuel sales would require a separate Conditional Use Permit (CUP) process, including site plan review and approval. Vice Chairman Mahon then asked if the dispensing of motor fuels in this district would require a CUP. Rojas replied yes. Vice Chairman Mahon then asked if the rezoning request passed it would only allow for a convenience store but not for the dispensing of fuels. Rojas replied that convenience stores are also listed as a conditional use in the B-2 zoning district and also the motor fuel sales.
“Commissioner Malouff-Craig asked whether the updated site plan, which includes a truck canopy, contradicts Item 3 of the Conditions of Approval. Rojas stated yes that is the Condition that the applicant has a disagreement with. Commissioner Malouff-Craig asked for clarification that staff would like the truck canopy to be removed. Rojas said yes, staff is asking to exclude any truck stop diesel dispensers.
“Commissioner Malouff-Craig then asked does the applicant have any plans to expand the proposed project in the future. Rojas stated that additional plans for the remainder of the property have not been provided.
APPLICANT/APPLICANT’S REPRESENTATIVE
“Daniel Chambers, 1116 East Broadway, Tempe, AZ, clarified that the truck canopy area will only accommodate 6 trucks. Commissioner Malouff-Craig asked for clarification if the area is for semi-trucks not standard trucks. Chambers replied yes. Commissioner Malouff-Craig asked could the canopy accommodate 16 trucks. Chambers replied no, only 6.
“Chambers then stated that they were in agreement with all other Conditions of Approval, except for condition No. 3 and then stated in order for the proposed project to be viable they would need the diesel fuel stations. Chambers went on to say that all the parking and other long term accommodations have been removed and then gave a brief PowerPoint presentation.
“Commissioner Malouff-Craig referred to a previously asked question about the right turn in off of Araby Road, following the traffic from the interstate. Chambers replied that that part of the proposed project had been removed from the site plan. Commissioner Malouff-Craig then asked if the only access point would be from 26th Street. Chambers answered yes.
“Vice Chairman Mahon referred to one of the site plans that shows an additional 75 feet of right-of-way east of the existing right-of-way and then asked if there was a request for additional right of way. McGarvie replied that is the turn lane for 26th Street.
PUBLIC COMMENT
“Rob Filbey, 6579 E. Mission Street, Yuma, AZ, expressed concern about traffic congestion in the proposed project area.
“Vice Chairman Mahon stated that he read thru the comments from the neighbors and noticed the concern of semi-truck traffic and then asked confirmation that the rezoning request would not allow semi-truck refueling. Jennifer Albers, Assistant Director of Planning stated that the intent of Condition No. 3 is to ensure that any future use of the property would not include truck fuel dispensers. Vice Chairman Mahon then asked if that condition was because of the comments and concerns of the truck traffic in the area. Albers stated that the recommendation was based on staff’s research regarding Araby Road not being designated as a truck route, public comments received, and existing traffic conditions on the roadway.
“Paul Kirchubel, 8292 E. Lorenzo Lane, Yuma, AZ, was in support of the proposed project.
“Jeff Kammann, 6616 Mountain View Place, Yuma, AZ, stated that he had a petition signed by neighboring homeowners expressing opposition to the truck stop component of the proposed project and expressed concern about the potential traffic congestion.
“Jenni Beck, 5866 E. 27th Place, Yuma, AZ, stated that she was in opposition of the proposed project because of the potential traffic congestion, and then stated that a question was asked about another property close to the proposed project that was already zoned commercial and asked why wasn’t that property considered for this project.
“Motion by Commissioner Luis Cuevas second by Commissioner Jorge Gonzalez to APPROVE ZONE-45328-2026 as presented. Motion carried unanimously, (4-0) with two absent and one vacancy.’
An updated conceptual site plan and three additional public comments are attached. These were submitted after the staff report was finalized but were provided to the Planning and Zoning Commission at its meeting on July 27, 2026.
FISCAL REQUIREMENTS:
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CITY FUNDS: |
$ 0.00 |
BUDGETED: |
$ 0.00 |
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STATE FUNDS: |
$ 0.00 |
AVAILABLE TO TRANSFER: |
$ 0.00 |
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FEDERAL FUNDS: |
$ 0.00 |
IN CONTINGENCY: |
$ 0.00 |
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OTHER SOURCES: |
$ 0.00 |
FUNDING ACCOUNT/FUND #/CIP: |
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TOTAL |
$ 0.00 |
- |
FISCAL IMPACT STATEMENT:
NONE
ADDITIONAL INFORMATION:
SUPPORTING DOCUMENTS NOT ATTACHED TO THE CITY COUNCIL ACTION FORM THAT ARE ON FILE IN THE OFFICE OF THE CITY CLERK:
NONE
IF CITY COUNCIL ACTION INCLUDES A CONTRACT, LEASE OR AGREEMENT, WHO WILL BE RESPONSIBLE FOR ROUTING THE DOCUMENT FOR SIGNATURE AFTER CITY COUNCIL APPROVAL?
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Department |
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City Clerk’s Office |
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Document to be recorded |
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Document to be codified |
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Acting City Administrator: |
Date: |
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John D. Simonton |
08/25/2026 |
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Reviewed by City Attorney: |
Date: |
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Richard W. Files |
08/25/2026 |