The Maricopa City Council unanimously approved a city-initiated rezoning request on November 4, 2025, for a 2.21-acre site where Terrible’s plans to build its second Maricopa gas station. The location sits at the southwest corner of West Honeycutt Road and North Porter Road, about a mile from another Terrible’s location on Bowlin Road approved earlier this year.
The city initiated the rezoning on behalf of Tim Rasnake of Archicon Architecture and Interiors, who represents Terrible’s C-Store as the developer and operator of the planned gas station.
The council voted to rezone the 2.21-acre vacant parcel from General Business (CB-2) to General Commercial (GC). The rezoning transitions the property from legacy Pinal County zoning to current City of Maricopa zoning standards.
Development Plans for Honeycutt Location
The approved site will feature a seven-pump gasoline station and approximately 6,186-square-foot convenience store. The project includes 43 parking spaces and pedestrian access from both Honeycutt and Porter roads.
The site currently sits vacant at 41595 W. Honeycutt Road. An existing drainage channel on the east side will remain to convey stormwater through the property.
Drivers will access the site through right-in, right-out entrances on both streets. The project includes a deceleration lane on Honeycutt Road and a median on Porter Road.
Location Surrounded by Residential Areas
Single-family homes border the site to the north, south, and west. Commercial property sits to the east. A Circle K operates across Porter Road from the site.
The site sits at the intersection of two major arterial roads in a well-traveled area of Maricopa. Several schools operate in the surrounding area, according to opposition letters submitted to the city.
Second Terrible’s Location Moves Forward Simultaneously
This Honeycutt Road location marks Terrible’s second project in Maricopa. The Planning and Zoning Commission approved the company’s first location in July 2025 at the southeast corner of West Bowlin Road and North Porter Road.
That Bowlin Road site spans 3.55 acres and will include a 14-pump fuel station, 6,222-square-foot convenience store, and 800-square-foot car wash. The larger development faced initial denial before gaining approval on reconsideration after the developer addressed noise and traffic concerns.
Senior Planner Derek Scheerer told the council that Terrible’s is “jumping with both feet into the community” by opening two locations. The company operates gas stations across Nevada, California, Utah, and Arizona.
Why Two Gas Stations Close Together
Councilmember Vincent Manfredi asked a critical question during the November 4 meeting. He wanted to know whether rejecting the rezoning would prevent the gas station from being built.
“If we vote no today and it stays CB-2 instead of GC, they could still build the gas station, right?” Manfredi asked.
“That is correct,” Scheerer responded.
Gas stations qualify as permitted uses under both the existing CB-2 zoning and the proposed GC zoning. The rezoning simply updates the property from outdated Pinal County regulations to current city standards. Terrible’s could develop the site regardless of the council’s vote on the rezoning.
This technical detail explains why the company can pursue two nearby locations. Both sites allow gas station development under their existing zoning.
Community Concerns and Developer Response
The city received three letters opposing the project. Residents cited traffic congestion, noise, light pollution, air pollution, and proximity to schools and homes.
John and Yvette Stene wrote that the Circle K already brought “more traffic, noise, and criminal activity to the area.” They opposed adding another gas station so close to residential homes. The Stenes suggested the gas station be built in a business corridor instead of in the neighborhood.
Lisa Vernon expressed concerns about traffic and property values. She wrote that the area has become congested with Circle K traffic, school traffic, and church events.
Meggan and Keith Murphy objected to the proximity to their home. They worried about trash, foot traffic, parking issues, and security cameras facing their property.
Ron Angerame addressed the council on November 4. He acknowledged the developer’s efforts to address community concerns.
“While I continue to believe that placing a gas station in the middle of a residential neighborhood is far from ideal, I want to acknowledge the steps Terrible has taken to mitigate the impact on our community,” Angerame said.
Angerame noted that Terrible’s committed to adding a wall on the south side of the property. The company also expressed willingness to work with the Glennwilde HOA on additional landscaping along Porter, Honeycutt, and surrounding streets.
“It appears that Terrible is embracing this philosophy, and for that I wish to thank them,” Angerame said. However, he urged the council to weigh concerns about traffic, noise, and environmental risks affecting nearby families.
Manfredi Highlights Resident Engagement
Councilmember Manfredi emphasized the importance of public participation during the meeting. He pointed to Angerame’s attendance as proof that speaking up makes a difference.
“When you ask questions and you ask for a change or you send an email or you send a letter, mail it, show up at the public meetings, it’s important,” Manfredi said. “I hear people all the time say, ‘Why would I go? They just made up their mind already. They’re gonna do what they wanna do.’ It’s not always true.”
Manfredi explained that the wall, landscaping, and other improvements came from residents speaking up. He noted that while the council was voting on zoning, the actual site plan details would be addressed through a separate Administrative Development Review Permit process.
Circle K Congestion Drives Need for Alternative
Manfredi shared his personal experience with the Circle K across the street. He described the difficulty of navigating the busy convenience store.
“I just went in there the other day and I grabbed a Coke Zero and a thing of Twinkies,” Manfredi said. “It took me like 10 minutes to get out of there. It was crazy.”
Questions About Gas Station Density
Councilmember AnnaMarie Knorr asked whether the city could limit how many gas stations are built in the area. She noted the Circle K’s popularity but expressed concerns about too many gas stations in close proximity. City Attorney Tina Vannucci noted the location is the number one Circle K in the state for volume.
“Do we have any ordinances or policies that limit the amount of like gas stations that can be in, let’s say, a square mile or two miles?” Knorr asked.
City Attorney Tina Vannucci explained that zoning controls gas station development. Unlike schools or churches, which have distance requirements, gas stations face no such restrictions.
“If they think they can make money and it’s zoned that way, they can come,” Vannucci said.
Councilmember Knorr suggested the city may consider such policies in future general plan updates.
Rezoning Updates Legacy Zoning Standards
The rezoning fulfills a City of Maricopa General Plan objective. Goal B1.4.6 directs the city to “transition all property zoning designations from pre-existing districts to existing zoning districts.”
The CB-2 designation comes from outdated Pinal County zoning regulations. The GC designation represents the equivalent category under current city standards.
Councilmember Bob Marsh praised the move. “I think this is a really wise move because our zoning code is much smarter than the county’s zoning code and much easier to work with, much easier to understand,” he said.
What Comes Next
The developer still must complete the Administrative Development Review Permit process. City staff will review the detailed site plan, including the proposed block wall, landscaping, and flood mitigation measures.
No timeline for construction or opening was provided in the project documents, though Maricopa residents can expect to see additional Terrible’s locations in the future.
