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June 14, 2023
Z2022211
Page 1 of 3
Report to the Board of Supervisors
Prepared by the Maricopa County Planning and Development Department
Board Hearing Date:
June 14, 2023
Case #/Title:
Z2022211 – Marbella West Plan of Development
Supervisor District:
4
Applicant/Owner:
Bill Lally, Tiffany & Bosco PA / Jorde Farms 3 LLC
Request:
Plan of Development (POD) for warehouse buildings in the Rural–
43 MAAMF zoning district.
Site Location:
Generally Located 1,200’ east of the SEC of Northern Pkwy. And
Dysart Rd.
Site Size:
Approximately 62.66 acres
County Island Status:
Yes (Glendale)
Additional
Comments:
The proposed POD is for a six-building industrial compound over
the two subject parcels. The buildings will comprise 790,200 sq. ft.
cumulative. The site will have access to a frontage road on
Northern Parkway and will be appropriately screened from
residential uses to the east and south. The proposed uses are
allowed per previously approved case MCP2020002. The site is
within the 65 Ldn noise contour. There is no known opposition, and
there are no outstanding concerns from reviewing agencies.
Commission
Recommendation:
On 5/11/23, the Commission voted 7-0 to adopt a motion
recommending the Board of Supervisors approve Z2022211
subject to conditions ‘a’ – ‘e’:
a.
Development of the site shall be in substantial conformance with the Site Plan entitled
“Conceptual Site Plan – Northern 54“, consisting of 1 full-size sheets, dated March 2, 2023,
and stamped received April 11, 2023 except as modified by the following conditions. Staff
may determine slight refinements to remain in substantial conformance with the approved
site plan. Minor and major amendments to the site plan will be determined in accordance
with Chapter 3 of the Maricopa County Zoning Ordinance.
b.
Development of the site shall be in substantial conformance with the Narrative Report
entitled “Marbella West – Plan of Development”, consisting of 5 pages, dated November
June 14, 2023
Z2022211
Page 2 of 3
15, 2022, and stamped received November 27, 2022 except as modified by the following
conditions.
c.
Prior to issuance of a building permit, written confirmation will be required from the
emergency fire protection jurisdiction having authority that the facility has been designed
in accordance with their regulations and requirements, and that emergency fire protection
service will be provided to the facility. Prior to issuance of the certificate of occupancy,
local fire protection jurisdiction review and approval will be required.
d.
The following Planning Engineering conditions shall apply:
1. In accordance with DPSM 6.10.6.3 provide a minimum top width of 8’ for the
existing channel berm that fronts your parcel
2. Please submit plans to the Marvella HOA. Following approval provide copy of
authorization of the plans to County
3. Due to proximity submit a TIS for review and APPROVAL from City of El Mirage.
Following the agency’s approval provide a copy of authorization.
4. A MCDOT Right of Way Permit will be needed during the building permit phase. All
work within the ROW will require permit fees along with an Assurance Bond in the
amount of the work being performed in the ROW (roadway improvements, utilities,
storm drain, signing and striping, landscaping ext)
5. As part of half street improvements, maintain/provide ROW dedication to MCDOT
along site frontage of Northern Parkway Eastbound Frontage.
i. 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. Signal timing Modification shall be completed by the developer at opening year
with coordination from MCDOT Traffic Design.
i. MCDOT has a current TIP project (TT0347 Northern Parkway) adjacent to
this site. Coordination of potential impact to this project must be
communicated to Ben Markert, Project Manager. Please contact him via
email at Ben.Markert@maricopa.gov or by phone at 602-506-8651.
7. 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.
8. Based on the conceptual design nature of the information submitted, changes to
the site layout may be necessitated by the final engineering design of the site’s
drainage infrastructure.
9. Detailed Grading and Drainage (site Infrastructure) Plans and Drainage report
must be submitted with the application for Building Permits.
June 14, 2023
Z2022211
Page 3 of 3
e.
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
shall revert 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 Plan of Development. The
Plan of Development enhances the value of the property above its value as of the date the
Plan of Development is granted and reverting to the prior zoning results in the same value
of the property as if the Plan of Development had never been granted.
Presented by:
Joseph Mueller, Planner
Reviewed by:
Darren Gérard, AICP, Planning Manager
Attachment:
5/11/23 P&Z Packet (21 pages)
Note:
5/11/23 Draft P&Z Minutes are not available as of the writing of this report, but can be
provided upon request later when available.
Z2022211
Page 1 of 6
Report to the Planning and Zoning Commission
Prepared by the Maricopa County Planning and Development Department
Case:
Z2022211 – Marbella West Plan of Development
Hearing Date:
May 11, 2023
Supervisor District:
4
Applicant:
Bill Lally, Tiffany & Bosco PA
Owner:
Jorde Farms 3 LLC
Request:
Plan of Development for six warehouse buildings with a total floor area of
790,200 sq ft in the Rural – 43 MAAMF (LDN 65) zoning district
Site Location:
Generally Located 1,200’ east of the SEC of Northern Pkwy. And Dysart Rd.
Site Size:
Approximately 62.66 acres
Density:
N/A
County Island:
Yes (Glendale)
County Plan:
White Tank / Grand Ave Area Plan – Military Compatible
Municipal Plan:
City of Glendale – Luke Compatible Land Use Area
Municipal Comments:
None received to date
Support/Opposition:
None known
Recommendation:
Approve with conditions
Z2022211
Page 2 of 6
Project Summary:
1.
The request is to develop a warehouse campus over two parcels. The development will include
six separate buildings, ranging in size from 51,290 sq ft to 208,260 sq ft. Five of the buildings will
be on the larger western parcel, with one building on the smaller eastern parcel. The total floor
area of all buildings will be 790,260 sq ft. The site will be screened by a 6’ CMU wall. Site access
will be along the frontage road to Northern Parkway, with two driveways on each subject parcel.
2.
On October 23, 2018, staff held a pre-application meeting in regards to the subject parcels to
discuss a potential MCP to allow industrial uses on the site. On March 7, 2019, Luke Air Force
Base (LAFB) issued a determination of “non-compatible” for UC2019004, which was requesting
to establish a myriad of industrial uses on the site. Shortly thereafter, LAFB deemed a similar but
more refined request, UC2019006, as “compatible”. On October 7, 2020 MCP2020002 was
approved, establishing several allowed uses on the subject properties including several types of
manufacturing. On May 18, 2022 the Board of Supervisors (BOS) approved a POD on a 20,224
Sq. Ft. parcel, APN 501-53-010F, which is completely surrounded by the subject site, for a Liberty
Utilities well site. On February 2nd, 2022 staff held a pre-application meeting to discuss potential
for digital billboards on the site. July 12, 2022 LAFB deemed UC2022015, which proposed digital
billboards as well as a WCF, as “compatible”. On November 23, 2022 the subject application was
formally submitted. Following the subject case submittal, the applicant also applied for
MCP2023003 to amend MCP2022002 to allow digital billboards, four billboards total on site, as
well as a WCF. MCP2023003 is still being reviewed by staff and has not yet been scheduled for
hearing.
2023 Aerial
Z2022211
Page 3 of 6
Zoning Map
Excerpt from Site Plan
Z2022211
Page 4 of 6
Existing On-Site and Adjacent Zoning / Land Use:
3.
On-site:
Rural – 43 / Vacant
North:
Northern PKWY then PAD (El Mirage) / Vacant
South:
A-1 (Glendale) / Canal
East:
R-5 RUPD / Multi-family
West:
Rural - 43 / Mineral Extraction
Utilities and Services:
4.
Water:
Liberty Utilities
Wastewater:
Liberty Utilities
School District:
Dysart Unified School District
Fire:
Rural Metro
Police:
Maricopa County Sheriff’s Office
Right-of-Way:
5.
The following table includes existing and proposed half-width right-of-way and the future
classification based upon the Maricopa County Department of Transportation (MCDOT) Major
Streets and Routes Plan.
Street Name
Half-width Existing R/W
Half-width Proposed R/W
Future Classification
Northern
PKWY
240’
100’
Parkway
Adopted Plans:
6.
White Tank / Grand Ave Area Plan – Military Compatible (adopted December 6, 2000): This land
use designation is reserved for parcels within the state-statute defined High Noise or Accident
Potential Zone of Luke Air Force Base. Uses should be restricted to those that have been deemed
consistent and compatible with the Air Force base.
7.
City of Glendale– Luke Compatible Land Use (Adopted April 26, 2016): This land use designation
is reserved for parcels in land surrounding Luke Air Force Base delineated by the 1988 Air
installation compatible use zone 65 LDN noise contour. Use should comply with requirements
laid forth in ARS 28-8481.
Public Participation Summary:
8.
The applicant met minimum Public Participation requirements by mailing notice to all property
owners within 300’ of the subject site and with two site postings. The public participation efforts
yielded no public input.
Outstanding Concerns from Reviewing Agencies:
9.
N/A.
Staff Analysis:
Z2022211
Page 5 of 6
10.
The subject properties both fall under previously approved MCP2020002, which allows for several
industrial uses that could be conducted in industrial buildings such as the ones proposed. The
proposed POD is for speculative shell buildings, the end users have not yet been identified by the
applicant. Staff notes that the ultimate use of the buildings must correlate with one of the uses
allowed by MCP2022002. The precise plan matches all parking, screening, and other zoning
requirements. The proposed POD has been sent to LAFB for review and they had no concerns
over the proposal.
Recommendation:
11.
Staff recommends the Commission adopt a motion recommending that the Board of Supervisors
approve Z2022211 subject to the following conditions ‘a’ – ‘e’:
a.
Development of the site shall be in substantial conformance with the Site Plan entitled
“Conceptual Site Plan – Northern 54“, consisting of 1 full-size sheets, dated March 2, 2023,
and stamped received April 11, 2023 except as modified by the following conditions. Staff
may determine slight refinements to remain in substantial conformance with the approved
site plan. Minor and major amendments to the site plan will be determined in accordance
with Chapter 3 of the Maricopa County Zoning Ordinance.
b.
Development of the site shall be in substantial conformance with the Narrative Report
entitled “Marbella West – Plan of Development”, consisting of 5 pages, dated November
15, 2022, and stamped received November 27, 2022 except as modified by the following
conditions.
c.
Prior to issuance of a building permit, written confirmation will be required from the
emergency fire protection jurisdiction having authority that the facility has been designed
in accordance with their regulations and requirements, and that emergency fire protection
service will be provided to the facility. Prior to issuance of the certificate of occupancy,
local fire protection jurisdiction review and approval will be required.
d.
The following Planning Engineering conditions shall apply:
1. In accordance with DPSM 6.10.6.3 provide a minimum top width of 8’ for the
existing channel berm that fronts your parcel
2. Please submit plans to the Marvella HOA. Following approval provide copy of
authorization of the plans to County
3. Due to proximity submit a TIS for review and APPROVAL from City of El Mirage.
Following the agency’s approval provide a copy of authorization.
4. A MCDOT Right of Way Permit will be needed during the building permit phase. All
work within the ROW will require permit fees along with an Assurance Bond in the
amount of the work being performed in the ROW (roadway improvements, utilities,
storm drain, signing and striping, landscaping ext)
5. As part of half street improvements, maintain/provide ROW dedication to MCDOT
along site frontage of Northern Parkway Eastbound Frontage.
Z2022211
Page 6 of 6
i. 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. Signal timing Modification shall be completed by the developer at opening year
with coordination from MCDOT Traffic Design.
i. MCDOT has a current TIP project (TT0347 Northern Parkway) adjacent to
this site. Coordination of potential impact to this project must be
communicated to Ben Markert, Project Manager. Please contact him via
email at Ben.Markert@maricopa.gov or by phone at 602-506-8651.
7. 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.
8. Based on the conceptual design nature of the information submitted, changes to
the site layout may be necessitated by the final engineering design of the site’s
drainage infrastructure.
9. Detailed Grading and Drainage (site Infrastructure) Plans and Drainage report
must be submitted with the application for Building Permits.
e.
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
shall revert 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 Plan of Development. The
Plan of Development enhances the value of the property above its value as of the date the
Plan of Development is granted and reverting to the prior zoning results in the same value
of the property as if the Plan of Development had never been granted.
Presented by:
Joseph Mueller, Planner
Reviewed by:
Matthew Holm, AICP, Planning Supervisor
Attachments:
Case Map (1 page)
Site Plan (reduced 8.5”x11”, 1 page)
Narrative Report (5 pages)
MCDOT comments (3 pages)
MCESD comments (1 page)
DPR comments (2 pages)
LAFB Response (1 page)
/
Maricopa County Planning & Development - Phoenix, AZ
4
Gross Acres: 62.66 approx.
Generated April 28, 2023 11:56 AM
Z2022211
Application Name:
Legal Description
Marbella West Plan of Development EDR
Applicant
Case Address
,
William Lally for Tiffany & Bosco, P.A.
12805 W NORTHERN Ave
Applicant Phone/Email
Parcel Primary:501-53-010H
602.452.2716
wel@tblaw.com
GLENDALE AZ 85307
Map scale 1:6,534
Supervisor District No.
PLAN OF DEVELOPMENT (EXISTING MCP OVERLAY PER MCP2020002) FOR A WAREHOUSE/
DISTRIBUTION/OFFICE DEVELOPMENT CONSISTING OF 6 BUILDINGS WITH ~955,530 SQUARE FEET OF
5.3585 in
WEST NORTHERN PARKWAY
BLDG 6
165,330 SF
CLR. HGT: 32'
BLDG 1
51,290 SF
CLR. HGT: 32'
BLDG 3
203,130 SF
CLR. HGT: 36'
BLDG 2
208,260 SF
CLR. HGT: 36'
OFFICE
OFFICE
OFFICE
OFFICE
OFFICE
OFFICE
OFFICE
OFFICE
OFFICE
OFFICE
OFFICE
OFFICE
OFFICE
OFFICE
ASPHALT
PAVEMENT
ASPHALT PAVEMENT
ALL PARKING IS 90 DEGREE
STALL DIMENSIONS: 9'X19'
APN: 501-53-010D
GLENDALE SALT
DEVELOPMENT LLC
ZONING: RU-43
APN: 501-53-012E
LIBERTY UTILITIES
ZONING: RU-43
APN: 501-53-010F
LIBERTY UTILITIES
ZONING: RU-43
APN: 501-53-869
MARBELLA RANCH
COMMUNITY ASSOCIATION
ZONING: R-5
APN: 501-53-015G
MSP HC SFR
MARBELLA LLC
ZONING: R-5
POLE MOUNTED
SITE LIGHTS AT
25'-0" ABOVE
GRADE, TYPICAL.
MONUMENT SIGNAGE
TO BE DETERMINED
RETENTION
30'
135'
26'
TYP.
135'
135'
26'
TYP.
26'
TYP.
40'
26'
TYP.
40'
135'
135'
26'
TYP.
20'
ACCESS
EASEMENT
8'
P.U.E.
30'
WATER & SEWER
EASEMENT
20'
ACCESS
EASEMENT
8'
P.U.E.
40'
40'
1323'
2279'
1136'
665'
118'
379'
109'
401'
262'
325'
254'
106'
120'
148'
80'
85'
85'
135'
26'
30'
62'
F.E.
F.E.
F.E.
F.E.
F.E.
1
8
2
3
4
5
6
7
A
B
C
D
1
16
2
A
F
B
3
4
5
6
7
8
9
10
11
12
13
14
15
C
D
E
1
16
2
A
F
B
3
4
5
6
7
8
9
10
11
12
13
14
15
C
D
E
1
16
2
A
F
B
3
4
5
6
7
8
9
10
11
12
13
14
15
C
D
E
1
2
A
E
B
3
4
5
6
7
8
9
10
C
D
11
12
13
1
11
2
A
G
B
3
4
5
6
7
8
9
10
C
D
E
F
BLDG 4
184,870 SF
CLR. HGT: 36'
BLDG 5
142,650 SF
CLR. HGT: 36'
NEW 6'-0" HIGH WALL
NEW 6'-0" HIGH WALL
NEW 6'-0" HIGH WALL
NEW 250' DECEL LANE
03.02.2023
PHX22-0154-00
Conceptual Site Plan - NORTHERN 54
West Northern Avenue
El mirage, AZ 85335
1
This conceptual design is based
upon a preliminary review of
entitlement requirements and on
unverified and possibly incomplete
site and/or building information, and
is intended merely to assist in
exploring how the project might be
developed.
Boundary Source:
BROKER PLAN
APN:
501-53-010H AND 501-53-015H
EXISTING ZONING:
RURAL-43
MILITARY AIRPORT
ANCILLARY MILITARY FACILITY OVERLAY
PROPOSED USE:
LIGHT INDUSTRIAL, WAREHOUSING, DISTRIBUTION, OFFICE
AND/OR SIMILAR PERMITTED USES PERMITTED BY THE MILITARY
COMPATIBILITY PERMIT
SCHOOL DISTRICT:
DYSART UNIFIED SCHOOL DISTRICT #89
PUBLIC UTILITY PROVIDERS:
WATER: LIBERTY UTILITIES
SEWER: LIBERTY UTILITIES
ELECTRIC: ARIZONA PUBLIC SERVICE
NATURAL GAS: SOUTHWEST GAS
POLICE: MARICOPA COUNTY SHERIFF'S OFFICE
FIRE PROTECTION: RURAL METRO FIRE DEPARTMENT
TELECOMMUNICATIONS: CENTURY LINK/COX COMMUNICATIONS
REFUSE (PRIVATE): WASTE MANAGEMENT, REPUBLIC SERVICES
OR OTHER PRIVATE PROVIDER
LEGAL DESCRIPTIONS:
501-53-010H -
POR N2 SEC 2 DAF COM N4 COR SD SEC 2 TH S 01D 43M E 384.39F TO POB TH S 01D 43M E 146.15F TH
E 57.96F TH S 06D 44M E 424.46F TH S 01D 48M E 664.43F TO CUR HAV RAD 1190.00F TH ALG CUR
660.86F TH S 30D 00M W 61.79F TO CUR HAV RAD 230.00F TH ALG CUR 71.37F TH S 12D 13M W 247.82F
TH W 658.59F TH N 01D 51M W 30.04F TH W 50.06F TH N 01D 51M W 1723.68F TH S 87D 56M W 400.01F
TH N 01D 51M W 539.97F TH E 326.65F TH S 01D 51M E 295.33F TH E 295.33F TH N 01D 51M W 295.33F TH
E 92.60F TH S 85D 06M E 605.40F TO POB EX FOL DESC PAR LD POR NW4 SEC 2 DAF COM E4 COR SD
SEC 2 TH W 2932.65F TH N 50.02F TO POB TH W 150.00F TH N 134.83F TH E 150.00F TH S 134.83F TO
POB P/F 20-1250626
501-53-015H -
TH PT NE4 SEC 2 DAF COM N4 COR TH E 217.18F TH S 374.93F TPOB TH S 85D 39M E 745.26F E 370.90F
TO CUR RAD 20F TH SELY ALG CUR 31.42F TH S 309.66F TO CUR RAD 580F TH SELY ALG CUR 461.49F
TH S 44D 43M E 65.15F TO CUR RAD 60F TH SLY ALG CUR 94.25F TH S 45D 16M W 244.73F TH W 799.85F
TH N 429.66F TH W 310.26F TH N 1D 48M W 101.61F TH N 6D 44M W 410.88F TH W 9.08F TH N 1D 43M W
155.22F TPOB P/F 20-1250626 PARCEL A1 EX POR DAF COM N4 COR SD SEC TH E 217.18F TH S 374.93F
TH S 85D 39M E 745.26F TH E 370.90F TO CUR CONC SW RAD 20F TH SELY 31.42F ALG CUR TH S 39.25F
TPOB TH S 270.41F TO CUR CONC NE RAD 580F DIST OF 461.49F TH S 44D 43M E 65.15F TO CUR CONC
WLY RAD 60F DIST OF 94.25F TH S 45D 16M W 244.73F TH W 799.85F TH N 429.66F TH E 230.08F TH N
29D 30M E 637.93F TH E 213.49F TPOB P/F 2021-1345768
Marbella West – Plan of Development
Narrative Report
Plan of Development for a proposed industrial development under an approved Military
Compatibility Permit on two (2) parcels totaling approximately 62.66 acres located along
the south-side of Northern Avenue/Parkway, between Dysart and El Mirage Roads in the
western Maricopa County/Glendale area; APN’s: 501-53-010H & 501-53-015H
Application Case #:
____ TBD ______
Submitted:
November 15, 2022
Prepared by:
Tiffany & Bosco PA
William E. Lally / Greg Loper
2525 E. Camelback Rd., Ste. 700
Phoenix, AZ 85016
EL MIRAGE ROAD
DYSART ROAD
501-53-010H
NORTHERN AVENUE / PARKWAY
501-53-015H
Page | 2
I.
Introduction & Purpose of Request
This is a request for approval of a Plan of Development for a proposed industrial
development under an approved Military Compatibility Permit on two (2) parcels totaling
approximately 62.66 acres located along the south-side of Northern Avenue/Parkway,
between Dysart and El Mirage Roads in the western Maricopa County/Glendale area;
also identified as Maricopa County Assessor Parcel Numbers 501-53-010H & 501-53-
015H (the “Property”). See Exhibit A.
The proposed use(s) are light industrial, warehousing, distribution, office and/or similar
uses as permitted under the Military Compatibility Permit approved October 7, 2020
under application MCP2020002.
II.
Description of Proposal
The Property is currently undeveloped, vacant and has no structures.
The approved Military Compatibility Permit acts as an overlay to the underlying Rural-
43 zoning because the Property is located within the vicinity of the Luke Air Force Base
and is also located within the 65 LDN (Day-Night Average Sound Level) noise contour
of Luke AFB.
The Plan of Development is required for the review and approval of the site plan and
preliminary engineering design aspects of the project.
The Plan of Development (i.e. “site plan”) included with this application indicates a total
of six (6) buildings of various sizes, for a total proposed building area of 955,530 square
feet. The architectural and landscaping design themes will be compatible and
complementary to the area. A breakdown of the specific proposed buildings is as
follows:
Building 1:
51,290 sq. ft.
Building 2:
208,260 sq. ft.
Building 3:
203,130 sq. ft.
Building 4:
184,870 sq. ft.
Building 5:
142,650 sq. ft.
Building 6:
165,330 sq. ft.
Total:
955,530 sq. ft.
The Property will have multiple retention areas, adequate parking and loading for the
proposed use. Each building will have its own individual separate loading dock(s), and
truck traffic will circulate throughout the Property using the proposed drive aisles as
indicated on the Plan of Development.
The proposed development will utilize access from Northern Avenue (the east-bound
frontage road that parallels Northern Parkway). The proposed development will have
internal circulation within the Property to allow trucks, employees and other
accompanying vehicles to navigate through the Property with ease.
Page | 3
The development standards remain the same as those approved with the Military
Compatibility Permit (under application MCP20002), which are summarized as follows:
Development Standards
Approved Rural-43 MCP
Development Standards
Height
60-feet
Front Yard
20-feet
Side Yard
0-feet
Street Side Yard
5-feet
Rear Yard
15-feet
Lot Coverage
60%
Site Enclosure / Screening
Loading docks, outdoor storage and
commercial parking within 100’ of a
residential zoned district or rural
zoned subdivision must be screened
from view by a 6’ wall or fence,
landscape such as hedges or trees or
other screening of 80% opacity or
more. Remainder perimeter
screening may be chain-link.
All outdoor lighting shall be in conformance with the provisions contained in Chapter 11,
Section 1112, of the Maricopa County Zoning Ordinance, and shall be placed and
oriented so as to reflect light away from any adjoining rural or residential zoning districts
unless otherwise stated in the underlying entitlement stipulations.
Any and all signage will conform with the standards as noted under the approved MCP
(Case #MCP20002).
All drainage will conform with Maricopa County requirements. A Preliminary Grading &
Drainage Plan is included with this submittal.
III.
Relationship to Surrounding Properties
The area is one of vacant/undeveloped area and also light industrial uses, largely in
part because of the proximity of Luke AFB (thereby restricting residential development)
and easy access to Northern Parkway, the Loop 101 and Loop 303 freeways which both
provide direct access to Interstate 10 and other areas throughout the Phoenix
metropolitan area. There are existing residential uses to the east of the Property.
The surrounding properties are used/zoned as follows:
North:
Immediately to the north is the recently-completed Northern Parkway.
North of the Northern Parkway are non-residential uses within the City of
El Mirage and are zoned Employment/Industry (EI). These properties are
Page | 4
also located within the 65 LDN noise contour and therefore not allowable
for residential development.
East:
The land east of the Property is vacant/undeveloped, under the jurisdiction
of Maricopa County and is zoned R-5 (multi-family residential).
South:
Land to the south of the Property is under the jurisdiction of Maricopa
County, with a mix of vacant lands with a Military Compatibility Permit
(over Rural-43 zoning) for those areas within the 65 LDN, and R-5 (multi-
family residential) for those areas outside of the Luke AFB noise contours.
A portion of the area zoned R-5 is being developed with single-family
residential uses (Marbella Ranch subdivisions).
West:
The area to the west of the Property is under the jurisdiction of Maricopa
County and is also within the 65 LDN noise contour (a portion of this is
within the 70 LDN noise contour). The area that fronts Norther
Avenue/Parkway has a Military Compatibility Permit (over Rural-43
zoning), while areas to the south are zoned Rural-43 and used for
agricultural purposes.
The Property is located within the White Tank Grand Avenue Area Plan with a Land Use
Category of Military Compatible, and also is designated for the Mixed Use Employment
land use category of the White Tank Grand Avenue Area Plan. The Property is also
located within the City of Glendale’s planning area with a designation of Luke
Compatible Land Use Area.
IV.
Location and Accessibility
As noted earlier, access to the Property will be from Northern Avenue (the east-bound
frontage road that parallels Northern Parkway). Northern Avenue is a paved one-way
(eastbound) roadway with two travel lanes, which provides access to Northern Parkway
at both Dysart Road and El Mirage Road. Northern Avenue/Parkway provides direct
access to the Loop 101 an Interstate 10, and Northern Parkway which provides for
access to the Loop 101 freeway.
A Traffic Statement will be provided if requested.
V.
Circulation System
As depicted on the Plan of Development, the proposed development will have internal
circulation within the Property to allow trucks, employees and other accompanying
vehicles to navigate through the Property with ease. All circulation, parking and loading
areas will be paved with asphalt, concrete or similar dustproof material.
All parking and loading docks will adhere to the requirements of the Maricopa County
Zoning Ordinance and will be based off of the proposed uses depicted in the site plan.
Page | 5
VI.
Development Schedule
The Property will likely develop in one or more phases, based on demand. Annexation
into the City of Glendale or El Mirage is not contemplated or planned at this time.
VII.
Community Facilities and Services
As a non-residential development, the proposed development will have no adverse
impact on the neighboring area or schools within the area. The proposed development
will also have no negative impact of the neighboring residential uses because the
proposed development is not adjacent or proximate to residential uses.
VIII.
Public Utilities and Services
Public utilities and services that will support the proposed development are as follows:
Water: Liberty Utilities
Sewer: Liberty Utilities
Electric: Arizona Public Service
Natural Gas: Southwest Gas
Police: Maricopa County Sheriff’s Office
Fire Protection: Rural Metro Fire Department
Telecommunications: Century Link/Cox Communications
Refuse (private): Waste Management, Republic Services or other private provider
The proposed development requested by this Plan of Development application request
will not adversely affect municipal or private facilities and services, and will not have an
adverse effect on existing or future public and private open space, recreation, school,
or library facilities.
F:\Traffic Impact Studies\Jorde Farms\Jorde Farms TIS Review Comments.docx
MCDOT -- TRAFFIC ENGINEERING
REVIEW COMMENT SHEET
1 of 1
Project Name: Jorde Farms
Location: Northern Parkway (EB frontage) and El Mirage Road
MCDOT File No.: Z2022211
Date: 03/21/2023
Reviewer: Amber Cauble
Phone No.: 602.319.9083
Consultant: Y2K Engineering, LLC.
Project No.:
Plans Sealed By: Michelle Beckley, PE
Consultant Code:
A = Will Comply
B = Deleted
C = Consultant to Evaluate
Item
Number
Page
Number
Comments
Consultant
Reply
= = =
= = =
2nd REVIEW (TIS)
Consultant: Please use the code and respond to each comment in the
Consultant Reply Column. This sheet is for our record, please answer every
question and sign and date your acknowledgement or the plans will be
sent back to complete the process. Send back the marked-up plans and a
new set of plans along with this comment sheet. Thank you for your
cooperation.
= = = = = = = = = = = = = = = = = = = = = = = = = = = = = =
General Project Summary:
The proposed warehousing development is located south of Northern
Parkway and west of El Mirage Road, in unincorporated Maricopa County.
The parcels included in the proposed development are: 501-53-010-H, 501-
53-015-H, and 501-53-010-F. The site proposes a total of four (4) new, right-
in right-out, driveways on the Northern Parkway eastbound frontage.
Per the TIS, the trip generation is based on the ITE LUC code 130 – Industrial
Park with 955,530 SF building area. The proposed site is estimated to
generate 3,970 total daily trips with 325 AM peak hour trips and 325 PM peak
hour trips upon opening in 2024.
Review Comments:
All prior comments appear to have been addressed by the developer in the
2nd submittal therefore, the County has no further comments on this study.
The Traffic Impact Study is Approved.
Signature: _____________________________________ Date: ___________
Use CODE
"A", "B","C"
in this column
next to every
comment.
= = = =
F:\Traffic Impact Studies\Jorde Farms\Jorde Farms TIS Review Comments.docx
MCDOT -- TRAFFIC ENGINEERING
REVIEW COMMENT SHEET
1 of 2
Project Name: Jorde Farms
Location: Northern Parkway (EB frontage) and El Mirage Road
MCDOT File No.: Z2022211
Date: 01/11/2023
Reviewer: Amber Cauble
Phone No.: 602.319.0988
Consultant: Y2K Engineering, LLC.
Project No.:
Plans Sealed By: Michelle Beckley, PE
Consultant Code:
A = Will Comply
B = Deleted
C = Consultant to Evaluate
Item
Number
Page
Number
Comments
Consultant
Reply
= = =
1
2
3
4
= = =
General
General
26
27
1st REVIEW (TIS)
Consultant: Please use the code and respond to each comment in the
Consultant Reply Column. This sheet is for our record, please answer every
question and sign and date your acknowledgement or the plans will be
sent back to complete the process. Send back the marked-up plans and a
new set of plans along with this comment sheet. Thank you for your
cooperation.
= = = = = = = = = = = = = = = = = = = = = = = = = = = = = =
General Project Summary:
The proposed warehousing development is located south of Northern
Parkway and west of El Mirage Road, in unincorporated Maricopa County.
The parcels included in the proposed development are: 501-53-010-H, 501-
53-015-H, and 501-53-010-F. The site proposes a total of four (4) new, right-
in right-out, driveways on the Northern Parkway eastbound frontage.
Per the TIS, the trip generation is based on the ITE LUC code 130 – Industrial
Park with 955,530 SF building area. The proposed site is estimated to
generate 3,970 total daily trips with 325 AM peak hour trips and 325 PM peak
hour trips upon opening in 2024.
General Comments:
Northern Parkway, the related frontage road, and El Mirage Road are under
Maricopa County (MCDOT) jurisdiction. Due to relative proximity submit TIS
for review and approval to the following agencies:
• The City of El Mirage
• The City of Glendale (COG)
Following each agency approval, provide a copy of the authorization to
MCDOT.
The review comments below are limited to roadways in the project vicinity
under Maricopa County jurisdiction.
Review Comments:
Provide right turn lane at driveway B with 250’ storage as shown on table 8.
Signal timing modification shall be completed by the developer at opening
year with coordination from MCDOT Traffic Design.
Use CODE
"A", "B","C"
in this column
next to every
comment.
= = = =
A
A
A
A
F:\Traffic Impact Studies\Jorde Farms\Jorde Farms TIS Review Comments.docx
MCDOT -- TRAFFIC ENGINEERING
REVIEW COMMENT SHEET
2 of 2
Project Name: Jorde Farms
Location: Northern Parkway (EB frontage) and El Mirage Road
MCDOT File No.: Z2022211
Date: 01/11/2023
Reviewer: Amber Cauble
Phone No.: 602.319.0988
Consultant: Y2K Engineering, LLC.
Project No.:
Plans Sealed By: Michelle Beckley, PE
Consultant Code:
A = Will Comply
B = Deleted
C = Consultant to Evaluate
Item
Number
Page
Number
Comments
Consultant
Reply
= = =
5.
6.
= = =
General
General
2nd REVIEW (TIS)
Consultant: Please use the code and respond to each comment in the
Consultant Reply Column. This sheet is for our record, please answer every
question and sign and date your acknowledgement or the plans will be
sent back to complete the process. Send back the marked-up plans and a
new set of plans along with this comment sheet. Thank you for your
cooperation.
= = = = = = = = = = = = = = = = = = = = = = = = = = = = = =
As part of half-street improvements, maintain/provide ROW dedication to
MCDOT along site frontage of Northern Parkway eastbound frontage.
Update the report as per the above review comments and resubmit along with
responses in the “Consultant Reply” column in this review comment sheet.
Please submit your documents to Planning and Development to ensure the
items are routed properly.
The Traffic Impact Study is NOT Approved.
Signature: _____________________________________ Date: ___________
Use CODE
"A", "B","C"
in this column
next to every
comment.
= = = =
A
A
3/20/2023
Page | 1
Maricopa County
Environmental Services Department
Water and Waste Management
The Maricopa County Environmental Services Department (MCESD) has completed review for the
Marbella West Plan of Development planning case(s). Please note the following MCESD
requirements for site development:
Subdivision and Infrastructure –
An Approval to Construct application is required and must be submitted to MCESD’s Subdivision
& Infrastructure Program for water, reclaimed water and/or wastewater system infrastructure.
A will serve letter issued by the Utility is required and must be submitted to MCESD’s Subdivision
& Infrastructure Program if the site/development will be provided with water and/or reclaimed
water by a Utility. A capacity assurance letter issued by the Utility is required to MCESD’s
Subdivision & Infrastructure Program if the site/development wastewater service is being provided
by a Utility.
A will serve letter is required and must indicate approval from local municipality to discharge
onsite wastewater to municipal sewerage system.
For subdivision related questions, please contact the Subdivision and Infrastructure Program at
(602) 506-1058 or email subdivision@maricopa.gov.
Additional Notes –
Environmental Services does not require these items for condition of approval of Z2022211,
however these items must be addressed with the development of the site. Environmental Services
does not require additional review of this case.
*It should be noted that this document does not approve the referenced project. Comments are
provided for the benefit of the applicant for MCESD permit requirements and as an advisory to
Maricopa County Planning and Development Department. Other Maricopa County agencies may
have additional requirements. Final review and approval will be made through Planning and
Development Department procedures. Applicant may need to submit separate applications to the
Maricopa County Environmental Services Department for approval of proposed facilities regulated
by the Department. Review of any such application will be based on current regulations at the time
of application.
Project Name: Marbella West Plan of
Development
Primary Contact Name: Bill Lally / Greg
Loper
Planning Application Type: Zone Change
with Overlay
APN(s): 501-53-010H & 501-53-015H
Reviewer: Souren Naradikian, P.E.
Email: Souren.Naradikian@maricopa.gov
Phone: 602-372-2907
Planner Name: Joseph Mueller
Planning Case #: Z2022211
Date: January 6, 2023
Subdivision Infrastructure
& Planning Program
301 W. Jefferson St.
Phoenix, AZ 85003
Subdivision@maricopa.gov
esd.maricopa.gov
Anh Harambasic, PE
Planning & Development
301 W. Jefferson St., Suite 170
Phoenix, Arizona 85003
Phone: (602) 506-3611
www.maricopa.gov/planning
email address:
Anh.Harambasic@maricopa.gov
Maricopa County
Planning & Development Department
Date:
May 1, 2023
Memo To: Darren Gerard, AICP, Planning Manager, Department of Planning &
Development
Attn:
Joseph Miller, Planner, Planning & Development Services
cc:
Bob Fedorka, PE, Engineering Supervisor, Planning and Development
From:
Anh Harambasic, PE, Plans Examiner Engineer, Planning &
Development
Subject:
Z2022211 – Marbella West Plan of Development
APN(s):
501-53-010H and 501-53-015H
Engineering Review has reviewed the Second plan (EDR#2) and report routed for
review on 3/6/2023, for the subject application and has no objections provided that
any approvals on this zoning case shall include the following stipulations:
1. In accordance with DPSM 6.10.6.3 provide a minimum top width of 8’ for the
existing channel berm that fronts your parcel.
2. Please submit plans to the Marbella HOA. Following approval provide copy
of authorization of the plans to County.
3. Due to proximity submit a TIS for review and APPROVAL from City of El
Mirage. Following each agency’s approval provide a copy of authorization.
4. A MCDOT Right of Way Permit will be needed during the building permit
phase. All work within the ROW will require permit fees along with an
Assurance Bond in the amount of the work being performed in the ROW
(roadway improvements, utilities, storm drain, signing and striping,
landscaping etc…)
5. As part of half street improvements, maintain/provide ROW dedication to
MCDOT along site frontage of Northern Parkway Eastbound Frontage.
a. 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. Signal timing Modification shall be completed by the developer at opening
year with coordination from MCDOT Traffic Design.
a. MCDOT has a current TIP project (TT0347 Northern Parkway)
adjacent to this site. Coordination of potential impact to this project
must be communicated to Ben Markert, Project Manager. Please
contact him via email at Ben.Markert@Maricopa.Gov or by phone at
602-506-8651.
Page 2 of 2
7. 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.
8. Based on the conceptual design nature of the information submitted, changes
to the site layout may be necessitated by the final engineering design of the
site’s drainage infrastructure.
9. Detailed Grading and Drainage (Site Infrastructure) Plans and Drainage report
must be submitted with the application for Building Permits.
Please contact me if you have any questions or comments.
DEPARTMENT OF THE AIR FORCE
AIR EDUCATION AND TRAINING COMMAND
26 January 2023
Mr. Christopher P. Toale
Director, Community Initiatives Team
56th Fighter Wing
14185 West Falcon Street
Luke AFB AZ 85309-1629
Mr. Joseph Mueller
Planner
Maricopa County Planning & Development
301 W. Jefferson Street, Suite 170
Phoenix, AZ 85003
RE: Z2022211; Marbella West POD (APNs: 53-010H & 501-53-015H)
Dear Mr. Mueller
Thank you for allowing Luke AFB to comment on the application for the Marbella West Plan of
Development. The site sits on 2 parcels totaling approximately 62.66 acres of vacant land and is located
along the south-side of Northern Avenue, between Dysart and El Mirage Roads in unincorporated
Maricopa County, AZ. The proposed use(s) are light industrial, warehousing, distribution, office and/or
similar. This application indicates development of six buildings of various sizes for a total proposed
building area of 955,530 square feet. The site is located inside the Luke AFB 1988 JLUS 65 DNL, “high
noise or accident potential zone,” as identified by A.R.S. § 28-8461, and all of the property is within the
“territory in the vicinity of a military airport,” also defined by A.R.S. § 28-8461.
Luke AFB follows A.R.S. § 28-8481 when evaluating compatible land use within the “territory in
the vicinity of a military airport”. Subject to the results of an FAA Obstruction Evaluation/Airport
Airspace Analysis (OE/AAA), this request, as described in the narrative, will not negatively impact the
flying and base operations at Luke AFB. Since the development will be located within the “territory in
the vicinity of a military airport,” it will be subjected to approximately 165 over flights a day. We
recommend you review the sound attenuation requirements found in A.R.S. § 28-8482. In addition, a
strong notification program on the part of the applicant is essential to inform potential occupants about
Luke AFB operations
If you have any questions, please contact my Deputy Director, Mr. Mark James at
(623) 856-6175.
Sincerely
CHRISTOPHER P. TOALE
cc:
Colonel Keagan L. McLeese, Vice Commander, 56th Fighter Wing
Mr. Timothy A. Forero, GS-13, General Law Attorney, 56th Fighter Wing