Vote: held

Item Text

6. JOHNSON STEWART MATERIAL (Supervisorial District: 2) Case #: Z250033 Applicant and Owner: Jessica Sarkissian, Upfront Planning & Entitlements LLC / Johnson Stewart Materials, Johnson Stewart Co, LLC Request: Zone Change from Rural-43 and IND-3 IUPD to IND-3 IUPD Site Location: Generally located west of Alma School Rd, and north and south of the Loop 202 in the Mesa area Commission Recommendation: On 09/24/2026, the Commission voted 7-0 (motion by Commissioner Finter D2, seconded by Commissioner Lindblom D3) to adopt a motion recommending the Board of Supervisors approve Z250033 subject to conditions ‘a’ – ‘g’: a. Development of the site shall be in substantial conformance with the Zoning Exhibit entitled “Johnson Stewart Parcels”, stamped received December 10, 2025, and the Site Plan entitled “Johnson Stewart Parcels” stamped received August 14, 2026, except as modified by the following conditions. b. Development of the site shall be in substantial conformance with the narrative report entitled “Johnson Stewart Materials, LLC”, consisting of 6 pages, stamped received August 10, 2026, except as modified by the following conditions. c. The following IND-3 IUPD zoning district standards shall apply: 1. Maximum Billboard Height: 48’ above elevation of the freeway main travel lanes but not to exceed 120’ above adjacent grade 2. Uses are limited to those acceptable to Planning and Development and MCESD for wastewater service via onsite septic systems and until the site is connected to a public sewer system. Further, territory on the north side of the freeway is limited to billboard use only. d. The following Engineering conditions shall apply: 1. The site contains areas of regulated floodplains (FEMA Zone FW north of L- 202 and FEMA Zone A south of L-202). Any development must comply with the Floodplain Regulations for Maricopa County. 2. The parcels north of L-202 contain lands owned or encumbered by the Flood Control District (FCD easements). Right-of-way permitting will be required by FCD if the proposed billboards are within these FCD easements. 3. Approval of this Plan of Development is for the proposed billboards ONLY. Any further development on the listed parcels will require another Plan of Development. 4. Engineering review of planning and/or zoning cases is for conceptual design only. All development and engineering design shall be in conformance with Section 905 of the Maricopa County Zoning Ordinance; Drainage Policies and Standards; Floodplain Regulations for Maricopa County; MCDOT Roadway Design Manual; and current engineering policies, standards and best practices at the time of application for construction. 5. Engineering review of planning and/or zoning cases is for conceptual design only. All development and engineering design shall be in conformance with Section 1205 of the Maricopa County Zoning Ordinance; Drainage Policies and Standards; Floodplain Regulations for Maricopa County; MCDOT Roadway Design Manual; and current engineering policies, standards and best practices at the time of application for construction. 6. Based on the conceptual design nature of the information submitted, changes to the site layout and/or a reduction in the number of building lots may be necessitated by the final engineering design of the subdivision drainage infrastructure. 7. Detailed Grading and Drainage (Infrastructure) Plans must be submitted with the application for Final Plat Approval and Building Permit. e. The following Maricopa County Department of Transportation conditions shall apply: 1. Alma School Road north of Loop 202 is classified as an urban principal arterial requiring fee dedication of a 65-foot half street from the center line per the Maricopa County Zoning Ordinance Section 1104. 2. Any work connecting to or which may impact 355th Avenue may require submittal of a TIA/TIS and/or a MCDOT Right-of-Way Permit to determine any applicable requirements. a. The existing right of way has been dedicated in fee and is sufficient. 3. Any additional dedication and offsite improvements will be based on the submitted TIA/TIS to MCDOT Traffic and the above roadway classifications. a. If a TIA/TIS has been previously submitted, approval is valid for one year. If review for construction is not underway within this time period, MCDOT may request an updated traffic report to assess any changes in condition. 4. Applicant to contact the City of Mesa regarding access, Right-of-Way, and required improvements to Alma School Road south of the Loop 202. 5. The above comments do not include identification of utilities or underground facilities within or adjacent to the required right-of-way that may have prior rights and/or require relocation. 6. Applicant to notify ADOT of proposed project through the Red Letter Process, RedLetter@azdot.gov, due to the proximity to the Loop 202. f. The following Maricopa County Environmental Services Department conditions shall apply: 1. A Minor Plan Review application must be submitted for any existing septic system(s) if being utilized and if the applicant believes the existing system(s) are adequate in size to support the new use; otherwise, a new septic permit/install may be required 2. A Notice of Intent to Discharge application for a septic system is required for any construction. Application must be submitted to the MCESD Onsite Wastewater Program. a. Wastewater is not permitted to discharge to an adjacent parcel’s septic system. b. If conducting food service in unincorporated Maricopa, a grease trap will be required by Onsite Wastewater program. c. Setback requirements must be maintained per Arizona Administrative Code, Title 18, Chapter 9, Article 312, C (Features Requiring Setbacks). g. The granting of this change in use of the property has been at the request of the applicant, with the consent of the landowner. The granting of this approval allows the property to enjoy uses in excess of those permitted by the zoning existing on the date of application, subject to conditions. In the event of the failure to comply with any condition, the property may be considered for revocation to the zoning that existed on the date of application. It is, therefore, stipulated and agreed that either revocation due to the failure to comply with any conditions, does not reduce any rights that existed on the date of application to use, divide, sell or possess the property and that there would be no diminution in value of the property from the value it held on the date of application due to such revocation of the Zone Change. The Zone Change enhances the value of the property above its value as of the date the Zone Change is granted and reverting to the prior zoning results in the same value of the property as if the Zone Change had never been granted. (C-44-27-040-X-00)

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