1. 2. CPA2022003 Z2022091 BOS REPORT_SPLIT_PART1.PDF

Maricopa County — Formal (2023-03-01)

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July 26, 2023
CPA2022003 & Z2022091
Page 1 of 5

Report to the Board of Supervisors
Prepared by the Maricopa County Planning and Development Department

Board Hearing Date:
July 26, 2023

Case #/Title:

CPA2022003/Z2022091 – Meadows at Rocking Horse Ranch
Residential Treatment Program

Supervisor District:
4

Applicant/Owners:
Withey Morris Baugh, PLC / Store Master Funding XVIII, LLC

Requests:
1) General comprehensive plan amendment (CPA) to change the
land use designation in the White Tank Grand Avenue Area Plan
from Rural Densities (0-1 d.u./acre) to Office on approx. 20.42
acres and Community Service on approx. 101.83 acres. CPA case
approval is by Resolution.

2) Zone change with overlay from Rural-43 WHSC and C-2 WHSC to
C-2 CUPD WHSC

Site Location:
Generally located on the northeast side US-60 (Grand Ave.) at
Rocking Horse Ln. in the Wickenburg area

Site Size:
Approx. 122.25 acres

County Island Status:
N/A
Additional
Comments:
The applicant seeks a CPA and Zone Change to allow for the
development of corporate offices and a residential treatment
center for young adolescents with behavioral issues. The Office
land use designates space for administrative, professional,
semiprofessional, and support activities where no retail trade is
conducted. The Community Service land use designates uses for
government, education, religious worship, cemeteries, social
gathering, public safety, residential care, and large-scale medical
care which serve the general public. For the Office designation, the
Comprehensive Plan specifies that C-O is the most appropriate
zoning district; however, staff feels that the C-O is less reflective of
actual development than when originally specified in the
Comprehensive Plan. For the Community Service designation, the
Comprehensive Plan specifies a Special Use Permit or the least-
intensive zoning. In this case, in order to allow both corporate
offices and the group care facility, C-2 zoning must be applied;
however, it has been limited to those express uses and associated
accessory uses related to the primary uses permitted.

July 26, 2023
CPA2022003 & Z2022091
Page 2 of 5

Staff routed the request to various external agencies including Luke
Air Force Base, Department of Transportation (ADOT), Game and
Fish (AZGFD) and the State Historic Preservation Office (SHPO).
Arizona Game and Fish Department (AZGFD) commented that the
Yellow-billed Cuckoo, a threatened species, is located within one
mile of the project area and that the applicant contact the U.S. Fish
and Wildlife Service (USFWS) for further advisement. Additionally,
AZGFD made further recommendations about best practices during
construction. ADOT sent comments stating that there are no
concerns with the proposal and have been working with the
developer for three years on permitting matters. Prior to issuing a
permit ADOT will obtain a bond for improvements from the
developer. AZSHPO requested that a cultural resources survey be
conducted on the site. Staff received no letters of opposition or
support. Staff received a letter regarding a civil matter associated
with private easement access unrelated to the case. CPA case
approval is by Resolution, attached.

Commission

Recommendation (Two Motions):
On 6/8/23, the Commission voted 7-0 to adopt a motion
recommending the Board of Supervisors approve CPA2022003.

On 6/8/23, the Commission voted 7-0 to adopt a motion
recommending the Board of Supervisors approve Z2022091
subject to conditions ‘a’ – ‘q’:

a.
Development of the site shall be in substantial conformance with the Hillside Site Plan
entitled “Rocking Horse Ranch“, consisting of 7 pages, dated May 26, 2023, and stamped
received May 30, 2023, except as modified by the following conditions.

b.
Development of the site shall be in substantial conformance with the Landscape
Architect’s Companion Site Plan entitled “The Meadows – Rocking Horse Ranch“,
consisting of 20 pages, dated May 25, 2023, and stamped received May 30, 2023, except
as modified by the following conditions.

c.
Development of the site shall be in substantial conformance with the Narrative Report
entitled “Meadows at Rocking Horse Ranch”, consisting of 11 pages, dated May 29, 2023,
and stamped received May 30, 2023, except as modified by the following conditions.

d.
The following C-2 CUPD WHSC Zoning District standards shall apply:

1.
Min. Street-side Yard: 0’
2.
Parking Spaces Required: 175 spaces are required. Any future floor area
associated with the administration/office use shall require parking under the
office/commercial standard of 1 space per 250 sq. ft. of floor area. All required
ADA spaces shall be required for future amendments.
3.
Pavement: Minimum 8 inch compacted ABC used for roadways, with rolled and
compacted decomposed granite with Stalok stabilizer permitted subject to a dust
control plan approved by Maricopa County Air Quality Control. All required ADA
spaces and pathways shall be paved with a minimum of asphalt millings bound
with a liquid binding emulsifier.

July 26, 2023
CPA2022003 & Z2022091
Page 3 of 5
4.
Screening: No screening required
5.
Article 902.9.1: All uses associated with the group care facility component and
office recreational uses are permitted outdoors. Special events unrelated to the
permitted uses are prohibited.
6.
Access to site: Additional entry and exit from US-60 permitted with BOS and ADOT
approval
7.
Min. ROW Setback to Section Line: 0’ per MCDOT
8.
Min. ROW Setback to Local Road: 0’ per MCDOT
9.
Min. ROW Setback to Highway: 0’ with approval from ADOT
10.
Max. Hillside Lot Disturbance: 226,918 sq. ft.
11.
Max. Hillside Lot Disturbance Outside the Building Envelope: 9,404 sq. ft.
12.
Required Slope Stabilization and Restoration: Native desert vegetation, including
native seed mixes, will be used to revegetate all exposed fill slopes, cut slopes,
graded areas and otherwise disturbed areas.
13.
Access from Wickenburg Highway: Additional access points to the Wickenburg
Highway permitted with BOS and ADOT approval

e.
Variances to maximum hillside lot disturbance and maximum hillside lot disturbance
outside the building envelope may be sought separately through the Board of Adjustment
through application for variance. Variations to all other development standards specified
in the MCZO shall occur as an amendment to the zone change.

f.
The following Planning Engineering conditions shall apply:

1.
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.

2.
Detailed Grading and Site Infrastructure plans must be submitted with the
application for building permits. All grading that has occurred onsite shall be
reflected in the submitted grading and drainage plans.

3.
A final Drainage Report shall be submitted with the building permit application.

4.
MCDOT Traffic Department has conditionally approved the Traffic Impact
Statement (TIS) pending ADOT approval of US-60 improvements and TIS. Please
provide proof of ADOT approvals to PND and a final ADOT approved TIS with the
building permit application.

5.
Historical flow patterns on the site shall be maintained.

6.
No structures shall be permitted in the floodway.

g.
The following Environmental Services conditions shall apply:

1.
Construction and operation of the improvements approved in the wastewater
master plan WWR-22-00720 shall not begin until Maricopa County Environmental
Services Department issues an Approval to Construct.

July 26, 2023
CPA2022003 & Z2022091
Page 4 of 5
2.
Construction and operation of improvements approved in the water master plan
DWR-22-00928 shall not begin until Maricopa County Environmental Services
Department issues an Approval to Construct.

h.
The CUPD overlay is applied to restrict the use of the site. The C-2 CUPD zoning district
shall limit the use of the site to offices, group care facility and associated accessory uses.

i.
The developer shall address all requirements of ADOT prior to issuance of construction
permits.

j.
The owner or developer shall address all recommendations of the Arizona Game and Fish
Department (AZGFD) included in the letter dated July 1, 2022, prior to issuance of the
initial construction permit.

k.
The developer shall conduct a Class I or Class III Cultural Resources Survey as per the
comments from the Arizona State Historic Preservation Office (AZSHPO) included in the
e-mail dated May 17, 2022 prior to issuance of construction permits unless otherwise
coordinated with AZSHPO.

l.
All outdoor lighting shall be designed as recommended by the International Dark-Sky
Association and shall be in compliance with Section 1112 of the Maricopa County Zoning
Ordinance.

m.
Prior to issuance of the initial 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.

n.
Amendments to the zone change shall be processed as a revised application in
accordance with Maricopa County Zoning Ordinance requirements.

o.
Noncompliance with the conditions of approval will be treated as a violation in accordance
with the Maricopa County Zoning Ordinance, and may be grounds for further action,
including zoning revocation, by the Maricopa County Board of Supervisors.

p.
Non-compliance with the regulations administered by the Maricopa County Environmental
Services Department, Maricopa County Department of Transportation, Drainage Review
Division, Planning and Development Department, or the Flood Control District of Maricopa
County may be grounds for initiating a revocation of this Zone Change as set forth in the
Maricopa County Zoning Ordinance.

q.
The granting of this Zone Change has been at the request of the applicant, with the
consent of the landowner. The granting of this approval allows the property owner to
enjoy uses in excess of those permitted by the land use existing on the date of the
application, subject to conditions. In the event of the failure to comply with any condition
of approval, the property shall change to the land use designation that existed on the date
of the application. It is, therefore, stipulated and agreed that 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 the value of the property from the value it held on the date of application due
to such revocation. The Zone Change enhances the value of the property above its value

July 26, 2023
CPA2022003 & Z2022091
Page 5 of 5
as of the date the Zone Change is granted and changing to the prior land use designation
results in the same value of the property as if the Zone Change had never been granted.

Presented by:

Adam Cannon, AICP, Senior Planner
Reviewed by:

Darren Gérard, AICP, Planning Manager

Attachments:

6/8/23 P&Z Packet (107 pages)

6/8/23 P&Z Handout Memo (6 pages)

Resolution (2 pages)

Note:
6/08/23 Draft P&Z Minutes are not available as of the writing of this report, but can be
provided upon request later when available.

CPA2022003 & Z2022091
Page 1 of 16

Report to the Planning and Zoning Commission
Prepared by the Maricopa County Planning and Development Department

Cases:
CPA2022003 & Z2022091 – Meadows at Rocking Horse Ranch Residential

Treatment Program

Hearing Date:
June 8, 2023

Supervisor District:
4

Applicant:
Withey Morris Baugh, PLC

Owners:
Store Master Funding XVIII, LLC

Requests:
1) General comprehensive plan amendment (CPA) to change the land use
designation in the White Tank Grand Avenue Area Plan from Rural
Densities (0-1 d.u./acre) to Office on approx. 20.42 acres and Community
Service on approx. 101.83 acres.

2) Zone change with overlay from Rural-43 WHSC and C-2 WHSC to C-2
CUPD WHSC

Site Location:
Generally located on the northeast side US-60 (Grand Ave.) at Rocking
Horse Ln. in the Wickenburg area

Site Size:
Approx. 122.25 acres

Density:
N/A

County Island:
No

County Plan:
White Tank/Grand Avenue Area Plan – Rural Densities (0-1 d.u./acre)

Municipal Plan:
N/A

Municipal Comments:
None received to date

Support/Opposition:
None known

Recommendations:
1) Approve

2) Approve with conditions

CPA2022003 & Z2022091
Page 2 of 16
Project Summary:

1.
The applicant is requesting a Comprehensive Plan Amendment (CPA) to change the land use
designation in the White Tank/Grand Avenue Area Plan from Rural Densities (0-1 d.u./acre) to
Office and Community Service. In addition to the CPA proposal, the applicant is requesting a zone
change with overlay from Rural-43 Wickenburg Highway Scenic Corridor (WHSC) and C-2 WHSC
to C-2 CUPD WHSC. The subject site is approximately 122.25 acres.

2.
The subject property is partially developed and diverse in its topography with substantial hillside
areas, and a large quarry formed by a previous aggregate sand and gravel operation. The SUP
(Z83-184) for the sand and gravel operation has expired. There is a single-family residence that
is currently permitted as a community residence with an accessory family fitness room. The CPA
and zoning are being requested to allow the property to develop as the corporate headquarters
and behavioral health treatment center for The Meadows. The Meadows is a nationally-based
provider of behavioral healthcare services including treatment of developmental trauma and
dysfunctional behavior. There is an existing Meadows complex at Remuda Ranch in the
Wickenburg area for the treatment of eating disorders. The group care facility component of the
Rocking Horse Ranch property will specifically focus on treating young men and women with
behavioral issues. A Plan of Development is proposed concurrent with the zone change with
overlay.

Exhibit 1 – Site Plan

CPA2022003 & Z2022091
Page 3 of 16

Exhibit 2 – Landscape Architect’s Companion Site Plan

3.
Primary and secondary access will be permitted directly from US-60. The primary access enters
to the corporate offices south of Rocking Horse Ln. The secondary access is via the intersection
of Rocking Horse Ln. and US-60. A third access point was also authorized by ADOT. ADOT has
no concerns with the proposal and is working with the applicant on ROW permitting. A mid-
section line runs parallel to the eastern boundary line.

4.
No water or sewer service is available to the site at this time. The applicant submitted a water
and sewer masterplan to Maricopa County Environmental Services Department (MCESD). For
water, the developer is proposing a public water system and new source approval. The developer
is also proposing a public wastewater system to serve wastewater needs. MCESD approved both
masterplan submittals and issued certificates of approval with the condition that no construction
shall begin until an Approval to Construct is issued by MCESD. Fire service will be provided by the
Wickenburg Volunteer Fire Department.

5.
Various facilities will be developed to support the corporate headquarters and treatment center
including a clinic, dormitories for in-patient rehabilitation, equestrian center, multi-purpose
building, recreational pond and an administrative building for operations. The treatment center
will operate 24 hours a day while the office will maintain regular business hours from 8:00 a.m.
to 6:00 p.m. Monday through Friday along with an occasional weekend day. The narrative states
that there will be 54 patient beds at the facility. There will be 45 direct care and 10 indirect staff
for the facility component. The office component will support 80 staff members. Roughly up to
189 individuals will be utilizing the site either for services or work on a regular basis.

CPA2022003 & Z2022091
Page 4 of 16

6.
The narrative provided for CPA2022003 asserts that the proposed development meets the
Comprehensive Plan Amendment criteria in the following manner:

Whether the amendment constitutes an overall improvement to the Comprehensive Plan and is
not solely for the good or benefit of a particular landowner or owners at a particular point in time.

The applicant states in their narrative that the amendment will be an overall improvement to the
Comprehensive Plan because the Meadows is a major employer in the Wickenburg area, and that
the designation change to Office and Community Service will allow for uses to develop that
generate permanent jobs. The land use designation change will also allow for the treatment of
sensitive, personal issues faced by the clients of the Meadows. The applicant states that
treatment center will be a low-intensity use that protects the Wickenburg Scenic Corridor and
notes that the accompanying zone change and its associated plan of development will preserve
wildlife corridors and landscaping in its natural state.

Whether the amendment will adversely impact all or a portion of the planning area.

A.
Altering acceptable land use patterns to the detriment to the plan.

The applicant states that the land use patterns in the planning will not be altered because
a portion of the site already has C-2 zoning which would allow the Office use to develop
on the site. The applicant notes that the community service designation, while different
from low-density residential land uses, will preserve the open character of the land and be
substantially buffered by the topography and area of the site from the few rural residences
nearby.

B.
Requiring public expenditures for larger and more expensive public improvements to roads,
sewer, or water systems that are needed to support planned land uses.

All costs associated with any larger or more expensive infrastructure required as a result
of the site shall be borne by the developer.

C.
Requiring public improvements to roads, sewer, or water systems that are needed to
support planned land uses.

All roads, water, sewer and other public infrastructure costs associated with the
development shall be borne by the developer.

D.
Adversely impacting planned uses because of increased traffic.

The narrative states that approval of the proposed CPA will not adversely impact planned
uses because of increased traffic. The applicant is working with ADOT on improvements
for access to the site which is primarily limited to an expanded left turn lane going south-
bound on US-60 into the site. The approximately 80 office workers will be present only
during the weekdays and park in the designated area closest to the corporate
headquarters only during regular business hours. The 55 care facility workers will park in
areas located near the care facility and work in shifts. Visitor access will be limited to
weekends when office employees are not present and patients will not have access to
vehicles during their time at the facility. The applicant also notes that the size of the site
buffers access points significantly from nearby land uses.

CPA2022003 & Z2022091
Page 5 of 16

E.
Affecting the livability of the area or the health or safety of present and future residents.

The applicant notes that their proposal will comply with all necessary safety and health
protocols and have no negative social, visual, traffic, air quality, water quality impacts or
other adverse impacts with a negative effect on the livability, health or safety of the area.

F.
Adversely impacting the natural environment or scenic quality of the area in contradiction
of the plan.

The applicant’s narrative states that any development will adhere to any regulations
associated with the Arizona State Historic Preservation Office (AZSHPO) and is
coordinating with the Arizona Game and Fish Department (AZGFD) on recommendations
related to the protection of wildlife. The developer will coordinate with state agencies
regarding any comments received at the time of construction permitting. The applicant
also notes any plants will be salvaged, relocated or removed in adherence to native plant
laws. The development is not expected to have an impact on surrounding views and the
applicant noted no known substantial flood zones, historic washes or natural water
systems on the subject property. Additionally the property will have minimal lighting,
shielded and directed downward in accordance with the Dark Sky Ordinance.

Whether the amendment is consistent with the overall intent of the Comprehensive Plan.

The narrative states that the intent of the White Tank/Grand Avenue Area Plan is to
“accommodate growth in a manner that is consistent with protecting public health, safety,
convenience and general welfare”. The narrative also states that the intent of this sub-area plan
is well-aligned with the Vision 2030 Comprehensive Plan in that the Vision 2030 plan intent is to
protect public health and safety. To that end, the applicant notes that the proposal is low-intensity
and low-impact for the area, and that the treatment center will protect public health, safety,
convenience and the general welfare.

The extent to which the amendment is consistent with the specific goals and policies contained
within the plan.

The narrative states that the subject site meets the following goals and policies of the White
Tank/Grand Avenue Area Plan and Vision 2030 Maricopa County Comprehensive Plan. The
applicant’s narrative report provides details about how this project intends to meet these goals
and policies.

White Tank/Grand Avenue Area Plan

Land Use Element – Goal L1
Environment Element – Goal E1, Objective E1.1, Objective E1.3, Objective E1.4

Vision 2030 Maricopa County Comprehensive Plan

Land Use Element – Policy 4, Policy 7, Policy 14, Policy 18, Policy 22
Transportation Element – Policy 1
Environment Element –Policy 5, Policy 8, Policy 9, Policy 10
Economic Growth Element –Policy 6
Water Resources Element – Policy 4
Cost of Development Element – Goal 2

CPA2022003 & Z2022091
Page 6 of 16
7.
The subject property is currently zoned Rural-43 Wickenburg Scenic Corridor and C-2 Wickenburg
Scenic Corridor. The existing standards for the C-2 Wickenburg Scenic Corridor zoning district
and proposed C-2 CUPD Wickenburg Scenic Corridor zoning district are listed below:

REGULATION
BASE ZONING DISTRICT
REGULATIONS (C-2 WHSC)
PROPOSED ZONING
REGULATIONS (C-2 CUPD WHSC)
Height
40’
40’
Min. Front Yard
25’
25’
Min. Side Yard
10’
10’
Min. Street-side Yard
10’
0’
Min. Rear Yard
25’ (abutting rural or residential)
25’ (abutting rural or residential)
Min. Lot Area
6,000 sq. ft.
6,000 sq. ft.
Min. Lot Width
60’
60’
Max. Lot Coverage
60%
60%
Parking
1 per 250 sq. ft. of floor area
175 spaces required/Any future floor
area associated with the
administration/office use shall require
parking under the office/commercial
standard of 1 space per 250 sq. ft. of
floor area. All required ADA spaces shall
be required for future amendments.
Pavement
Minimum asphalt millings bound
with a liquid binding emulsifier
Minimum 8 inch compacted ABC used
for roadways, with rolled and compacted
decomposed granite with Stalok
stabilizer permitted subject to a dust
control plan approved by Maricopa
County Air Quality Control. All required
ADA spaces and pathways shall be paved
with a minimum of asphalt millings
bound with a liquid binding emulsifier.
Sign Regulations
Chapter 14, Section 1401 & 1403 of
MCZO
Chapter 14, Section 1401 & 1403 of
MCZO
Loading and Unloading
Regulations
1 loading space per 25,000 sq. ft. of
floor area
1 loading space per 25,000 sq. ft. of floor
area
Outside Activity
All commercial uses required to be
located in a completely enclosed
building
Uses associated with the group care
facility component and office
recreational uses are permitted
outdoors. Special events unrelated to the
permitted uses are prohibited.
Screening/Buffering
6’ solid masonry wall adjacent to or
abutting any rural or residential zone
boundary
No screening required

CPA2022003 & Z2022091
Page 7 of 16
Landscaping
5’ landscaping strip required along
road frontages
5’ landscaping strip required along road
frontages
Sight Visibility Triangles
Required. Driveways and Parking
are not permitted within SVTs
Required. Driveways and Parking are not
permitted within SVTs
Access to Site
Only one entry and one exit
permitted unless approved by the
County Engineer
Additional entry and exit from US-60
permitted with BOS and ADOT approval
Permitted Uses
All uses permitted by right in a C-2
zoning district
Offices, group care facility and
associated accessory uses shall be the
only uses permitted in the C-2 CUPD
zoning district.
Min. ROW Setback to
Section Line
75’ from and on both sides of the
centerline of all proposed section
line roads
0’ per MCDOT sign off
Min. ROW Setback to State
Highway
55’ from and on both sides of the
centerline of all proposed section
line roads
0’ with approval from ADOT
Min. ROW setback to local
roads
25’ from and on both sides of the
centerline of all existing and
proposed local roads
0’
Max. Hillside Height
30’ above original/natural grade
30’ above original/natural grade
Max. Hillside Lot
Disturbance
75,000 sq. ft.
226,918 sq. ft.

Max. Hillside Disturbance
Outside the Building
Envelope
0’
9,404 sq. ft.
Required Slope
Stabilization and
Restoration
Vegetation shall be reestablished on
all exposed fill slopes, cut slopes,
and graded areas, or areas
otherwise disturbed, by means of a
mixture of indigenous grasses,
shrubs, trees or cacti to provide a
basic ground cover which will
prevent erosion and permit natural
revegetation. In lieu of the
reestablishment of indigenous
vegetation, all exposed cut slopes
shall be riprapped with stone or
chemically stain treated with
materials which blend in with the
natural setting.
Native desert vegetation, including
native seed mixes, will be used to
revegetate all exposed fill slopes, cut
slopes, graded areas and otherwise
disturbed areas.
Max. Wickenburg Scenic
Corridor Height
33’ above road grade
33’ above road grade

CPA2022003 & Z2022091
Page 8 of 16
Architecture of
Wickenburg Scenic
Corridor
A minimum of 80% of surface
material, excluding doors and
windows, shall be made to appear as
if natural materials were used in
construction. The use of reflective
glass shall be prohibited. All
accessory structures and
improvements must be similar in
style and appearance to the
architecture of the principal building.
A minimum of 80% of surface material,
excluding doors and windows, shall be
made to appear as if natural materials
were used in construction. The use of
reflective glass shall be prohibited. All
accessory structures and improvements
must be similar in style and appearance
to the architecture of the principal
building.
Access from Wickenburg
Highway
The number of access points to the
Wickenburg Highway shall be
minimized. A minimum separation
of one half mile between access
points on either side of the highway
is required unless otherwise
approved by the Board of
Supervisors after finding that no
alternative is available. Common
access points will be encouraged for
all new development. All
intersections of local roads shall be
at 90 degrees (right angle) with the
Wickenburg Highway.
Additional access points to the
Wickenburg Highway permitted with BOS
and ADOT approval
Min. Existing Natural Slope
Maintained
90%
90%
Min. Landscape Setback in
Wickenburg Scenic
Corridor
25’
25’

8.
The applicant is requesting to vary the standards for street-side yard setbacks, parking, pavement,
outside uses, screening/buffering, allowed access points to the site, right-of-way setbacks to
section lines, local roads and the highway, and hillside disturbance and development standards.
Setbacks for the street-side yard are requested to be varied as there are several constraining
easements internal to the site which will only be used by proprietor of the property. The applicant
requested to vary right-of-way and highway setbacks with clearance from MCDOT and ADOT.
Additionally, the maximum number of permitted access points to the site are being varied due to
the large size of the site. Both MCDOT and ADOT have no concerns with the number of access
points proposed in the plan of development.

9.
The applicant is requesting that pavement be varied to allow decomposed granite with a Stalok
stabilizer so long as Maricopa County Air Quality Control approves a dust control of the site.
Hillside development standards are required to be varied due to the development as hillside
disturbance is only permitted up to 75,000 sq. ft. for an individual property. Additionally, the
applicant is incorporating previous disturbance related to the mining operation which had not
been accounted for. The applicant proposed a landscaping plan to restore and stabilize slopes
on the site which varies from the standard slightly. Screening is being varied to protect wildlife
corridors on the site. Lastly, permitted uses are being limited to the uses proposed with outdoor
extensions of these uses being limited to uses associated with the primary site uses.

CPA2022003 & Z2022091
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Exhibit 3 – 2023 Aerial Map

Exhibit 4 – Rural-43 WHSC & C-2 WHSC Zoning District & Surrounding Districts

CPA2022003 & Z2022091
Page 10 of 16
Exhibit 4 – Land Use Exhibit

CPA2022003 & Z2022091
Page 11 of 16
Existing On-Site and Adjacent Zoning / Land Use:

10.
On-site:

Rural-43 WHSC & C-2 WHSC / Community residence & vacant
North:
Rural-43 WHSC & C-2 WHSC / Single-family residential & BLM Land
South:
Rural-43 WHSC & C-2 WHSC / Industrial & BLM land
East:
Rural-43 WHSC / BLM land & vacant
West:
Rural-43 WHSC & C-2 WHSC / Conservation land

Utilities and Services:

11.
Water:

Public water system
Wastewater:
Public wastewater system
Electric:
APS
School District:
Morristown Elementary School District #75
Fire:
Wickenburg Volunteer Fire District
Police:
Maricopa County Sheriff’s Office (MCSO) with aid from Wickenburg Police

Right-of-Way:

12.
The following table includes existing and future right-of-way and the future classification based
upon the Maricopa County Department of Transportation (MCDOT) Major Streets and Routes
Plan.

Street Name
Existing R/W
Future R/W
Existing Classification
Rocking Horse Ln
15’
24’
Private
US-60/Grand Ave.
Varies
Varies
ADOT

Adopted Plans:

13.
White Tank/Grand Avenue Area Plan (Adopted 2000): The land use of the site is designated as
Rural Densities (0-1 d.u./acre) which identifies areas where single-family residential development
is desirable, but unique circumstances dictate lower density or urban services such as sewer,
water, schools, roads, and emergency services are limited or non-existent. Suitability is
determined based on location, access, existing land use patterns, and natural or human
constraints. Densities greater than 1.0 per dwelling unit per acre may be permitted in new
development, but only if areas of lower densities offset the increase such that an average of no
more than 1.0 dwelling unit per acre is maintained. Uses in this category include agriculture and
single-family residential.

14.
Wickenburg Scenic Corridor Plan (Adopted 1991): The subject property is located within the rural
area north section of the land use plan. The rural area north land use designation states that the
area is to remain rural through the year 2010. Urban uses may be suitable if sufficient public
services are available. Most of the area has limitations for development (flooding, steep slopes)
which may impose severe constraints on any development.

Public Participation Summary:

15.
The applicant complied with the Maricopa County Citizen Review Process with the required
posting of the site and notification by first class mail to adjacent property owners and HOA’s
within 300’ of the subject parcel and notification to interested parties. Signs were posted on site

CPA2022003 & Z2022091
Page 12 of 16
in accordance with applicable regulations. Staff received a public participation results report in
accordance with County requirements.

16.
To date, staff has not received any letters in opposition or support from members of the public.

17.
As noted above, ADOT sent comments stating that there are no concerns with the proposal and
have been working with the developer for three years on permitting matters. Prior to issuing a
permit ADOT will obtain a bond for improvements from the developer. Arizona State Historic
Preservation Office (AZSHPO) recommended a Class 1 and potentially a Class 3 survey to
determine if historical properties are present. Arizona Game and Fish Department (AZGFD)
commented that the Yellow-billed Cuckoo, a threatened species, is located within one mile of the
project area and that the applicant contact the U.S. Fish and Wildlife Service (USFWS) for further
advisement. Additionally, AZGFD made further recommendations about best practices during
construction.

18.
Prior to the application submittal, Tim Suan, Deputy Town Manager of Wickenburg, contacted
Staff to inquire about the Meadows site. Staff spoke with Mr. Suan and Mr. Suan indicated that
the Town has no concerns with the proposal, but noted that they could not provide water or sewer
service to the site. Staff did not receive follow-up documentation from the Town.

Outstanding Concerns from Reviewing Agencies

19.
N/A

Staff Analysis:

20.
Staff supports the requests for a comprehensive plan amendment and zone change. Since
adoption of the White Tank/Grand Avenue Area Plan in 2000, development has extended further
into the northwest valley. With each new development proposed in this area, staff considers
consistency with land use designations, impact to land use patterns, availability of services and
appropriateness of the zoning with respect to permitted uses. Due to the rural character of the
area, hillside topography and lack of services (water and sewer, primarily), the applicant’s
proposal to change the land use designation to Office and Community Service required a precise
plan to demonstrate that not only is the amendment appropriate, but that development on the
subject property is feasible. Additionally, the site is within the designated area of the Wickenburg
Scenic Corridor Plan, a regulatory scenic corridor adopted in 1991.

21.
Staff believes that the land use designations of Office and Community Service proposed by the
applicant are more suitable than the Rural land use designation. On that note, the Wickenburg
Scenic Corridor Plan specifically sites a time horizon ending in 2010 for rural uses designated in
the plan. Even with that time horizon, staff still finds value in preserving scenic corridors as much
as possible. Staff feels that with this proposal the local area will benefit as this site can
implement the Wickenburg Scenic Corridor standards while also leaving a significant portion of
the site undeveloped and in its pristine natural state. The region will benefit by providing these
services in a relatively isolate, yet serene area designed to promote health and healing for teens
with behavioral issues. Additionally, the land uses proposed prevent the potential for rural lot
splits enveloping the remainder of the site. Therefore, the change in land use designation
represents an overall improvement to the comprehensive plan due to the benefits to the state,
region, local area and county and is not solely for the good or benefit of a single owner or group
of owners at a particular point in time.

CPA2022003 & Z2022091
Page 13 of 16
22.
While the site is subject to several development constraints including hillside topography and lack
of services (water and sewer, primarily), the applicant successfully developed a water and sewer
master plan which Maricopa County Environmental Services Department approved. Additionally,
other service needs such as fire and police service appear to be addressed. Staff notes that ADOT
has no concerns with the proposal. Recommendations noted by AZGFD and AZSHPO will be
required to be addressed at the time of construction permitting.

23.
Under the Office designation, the Comprehensive Plan specifies that C-O is the most appropriate
zoning district; however, staff feels that the C-O is less reflective of actual development than when
originally specified in the Comprehensive Plan. Staff notes that existing C-2 zoning is present in
the area of the office component of the precise plan proposed by the applicant, and that office
uses are developable under C-2 zoning. The Community Service designation does not specify an
appropriate or ideal zoning district, but states that either a SUP or the least intensive zoning
should be applied to meet requirements. The applicant requested C-2 CUPD WHSC zoning which
can allow the potential for service-intense uses and office uses as an office use would not be
allowed under a SUP. Staff feels that is the correct decision because this unifies the site under
one zoning and limits the site uses to the uses proposed. Lastly, staff believes that the requested
variations to development standards are necessary and present the best opportunity for the site
to preserve scenic corridor features.

Recommendations (Two Motions – CPA2022003 & Z2022091):

24.
For the reasons outlined in this report, staff recommends the commission adopt a motion that
the board of supervisors approve CPA2022003.

25.
For the reasons outlined in this report, staff recommends the commission adopt a motion that
the board of supervisors approve Z2022091, subject to conditions ‘a’ – ‘q’:

d.
The following C-2 CUPD WHSC Zoning District standards shall apply:

1.
Min. Street-side Yard: 0’
2.
Parking Spaces Required: 175 spaces are required. Any future floor area
associated with the administration/office use shall require parking under the
office/commercial standard of 1 space per 250 sq. ft. of floor area. All required
ADA spaces shall be required for future amendments.
3.
Pavement: Minimum 8 inch compacted ABC used for roadways, with rolled and
compacted decomposed granite with Stalok stabilizer permitted subject to a
dust control plan approved by Maricopa County Air Quality Control. All required

CPA2022003 & Z2022091
Page 14 of 16
ADA spaces and pathways shall be paved with a minimum of asphalt millings
bound with a liquid binding emulsifier.
4.
Screening: No screening required
5.
Article 902.9.1: All uses associated with the group care facility component and
office recreational uses are permitted outdoors. Special events unrelated to the
permitted uses are prohibited.
6.
Access to site: Additional entry and exit from US-60 permitted with BOS and
ADOT approval
7.
Min. ROW Setback to Section Line: 0’ per MCDOT
8.
Min. ROW Setback to Local Road: 0’ per MCDOT
9.
Min. ROW Setback to Highway: 0’ with approval from ADOT
10.
Max. Hillside Lot Disturbance: 226,918 sq. ft.
11.
Max. Hillside Lot Disturbance Outside the Building Envelope: 9,404 sq. ft.
12.
Required Slope Stabilization and Restoration: Native desert vegetation, including
native seed mixes, will be used to revegetate all exposed fill slopes, cut slopes,
graded areas and otherwise disturbed areas.
13.
Access from Wickenburg Highway: Additional access points to the Wickenburg
Highway permitted with BOS and ADOT approval

f.
The following Planning Engineering conditions shall apply:

3.
A final Drainage Report shall be submitted with the building permit application.

5.
Historical flow patterns on the site shall be maintained.

6.
No structures shall be permitted in the floodway.

g.
The following Environmental Services conditions shall apply:

CPA2022003 & Z2022091
Page 15 of 16
1.
Construction and operation of the improvements approved in the wastewater
master plan WWR-22-00720 shall not begin until Maricopa County Environmental
Services Department issues an Approval to Construct.

2.
Construction and operation of improvements approved in the water master plan
DWR-22-00928 shall not begin until Maricopa County Environmental Services
Department issues an Approval to Construct.

h.
The CUPD overlay is applied to restrict the use of the site. The C-2 CUPD zoning district
shall limit the use of the site to offices, group care facility and associated accessory uses.

i.
The developer shall address all requirements of ADOT prior to issuance of construction
permits.

l.
All outdoor lighting shall be designed as recommended by the International Dark-Sky
Association and shall be in compliance with Section 1112 of the Maricopa County Zoning
Ordinance.

n.
Amendments to the zone change shall be processed as a revised application in
accordance with Maricopa County Zoning Ordinance requirements.

CPA2022003 & Z2022091
Page 16 of 16
of the application. It is, therefore, stipulated and agreed that 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 the value of the property from the value it held on the date of application due
to such revocation. The Zone Change enhances the value of the property above its value
as of the date the Zone Change is granted and changing to the prior land use designation
results in the same value of the property as if the Zone Change had never been granted.

Presented by:
Adam Cannon, AICP, Senior Planner
Reviewed by:
Matthew Holm, AICP, Planning Supervisor

Attachments:
Case Maps (2 pages)

Land Use Exhibit (2 pages)

Legal Description (6 pages)

CPA2022003 Narrative Report (12 pages)

Z2022091 Narrative Report (11 pages)

Hillside Site Plan (7 pages)

Landscape Architect’s Companion Site Plan (20 pages)

Engineering Comments (2 pages)

MCESD Comments (6 pages)

Certificate of Approval for Water Master Plan (1 page)

Certificate of Approval for Wastewater Master Plan (1 page)

ADOT Comments (2 pages)

AZGFD Comments (16 pages)

AZSHPO Comments (3 pages)

/
Maricopa County Planning & Development - Phoenix, AZ
4
Gross Acres: 122.25 approx.
Generated May 30, 2023 13:47 PM
CPA2022003
Application Name:
Legal Description
Meadows at Rocking Horse Ranch Residential Treatment Program EDR
Applicant
Case Address
, T7N R04W 28
William Allison for Withey Morris, PLC
28331 W ROCKING HORSE LN
Applicant Phone/Email
Parcel Primary:503-06-027R
602.346.4615
bill@witheymorris.com
WICKENBURG AZ 85390
Map scale 1:6,519
Supervisor District No.
AMEND WHITE TANK/GRAND AVENUE AREA PLAN FOR SUBJECT SITE FROM RURAL DENSITIES/0-1DU
PER ACRE TO COMMUNITY SERVICES FOR BEHAVIORAL HEALTH FACILITY
5.3585 in

/
Maricopa County Planning & Development - Phoenix, AZ
4
Gross Acres: 122.25 approx.
Generated May 30, 2023 13:48 PM
Z2022091
Application Name:
Legal Description
Meadows at Rocking Horse Ranch Residential Treatment Program EDR
Applicant
Case Address
, T7N R04W 28
William Allison for Withey Morris, PLC
28331 W ROCKING HORSE LN
Applicant Phone/Email
Parcel Primary:503-06-027R
602.346.4615
bill@witheymorris.com
WICKENBURG AZ 85390
Map scale 1:6,519
Supervisor District No.
ZONE CHANGE FROM RU-43 AND C-2 TO C-2 CUPD FOR BEHAVIORAL HEALTH FACILITY
5.3585 in

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3825 NORTH SHILOH DRIVE,
FAYETTEVILLE, AR 72703
EMAIL:SURVEY@BLEWINC.COM
OFFICE: 479.443.4506
FAX: 479.582.1883
WWW.BLEWINC.COM
U.S. HIGHWAY 60 89 & ROCKING HORSE LANE
LAND USE DESIGNATION BOUNDARY - COMMUNITY SERVICE
BOUNDARY
S 89°29'09" E
546.6300
S 89°31'33" E
1285.1500
S 00°58'20" W
2617.3244
N 89°28'29" W
1315.4099
N 89°20'07" W
205.2500
N 00°41'20" E
431.8400
N 05°20'03" W
634.8800
S 64°19'29" W
181.9400
N 01°42'56" W
1633.6700
CLOSURE ERROR DISTANCE> 0.00004
CLOSURE PRECISION> 1 IN 219666386.2
4435747 SQ. FEET ±
101.831 ACRES ±
PROJECT NUMBER:
23-1079

N/F
PARCEL ID: 50306027R
STORE MASTER FUNDING XVIII LLC
MAILING: 19820 N 7TH ST STE 205
PHOENIX, AZ 85024
DEED NO: 20211297633
5324628 SQ. FEET ±
122.237 ACRES ±
N 89°28'29" W 1315.41'(M)
N 89°20'07" W
205.25'(M)
N 00°41'20" E
431.84'(M)
N 05°20'03" W
634.88'(M)
S 64°19'29" W
181.94'(M)
N 01°42'56" W
1633.67'(M)
S 89°29'09" E
546.63'(M)
S 89°31'33" E 1285.15'(M)
S 00°58'20" W 2617.32'(M)
SOUTHEAST CORNER, SW 1/4,
SE 1/4, SEC. 28, T7N, R4W
P.O.B. PARCEL 1 FOUND
1/2" REBAR WITH CAP
MARKED "67585"
EAST 1/4 CORNER
SEC. 28, T7N, R4W
FOUND 1" PIPE
WITH 2 1/2" CAP
POB
SOUTHEAST CORNER
SEC. 28, T7N, R4W
FOUND 2" PIPE
WITH 3" DISC
SOUTHEAST CORNER, SW 1/4,
SE 1/4, SEC. 28, T7N, R4W
FOUND 3/4" REBAR
WITH TAG MARKED "2527"
N/F
PARCEL ID: 50306019D
PETERSON DOUGLAS K/ROSEMARY L
MAILING: PO BOX 131,
WICKENBURG, AZ 85358
DEED NO: 20210388020
BUREAU OF
LAND MANAGEMENT
BUREAU OF
LAND MANAGEMENT
BUREAU OF
LAND MANAGEMENT
N/F
PARCEL ID: 50307006A
3CK LLC
MAILING: 1339 E LUKE AVE,
PHOENIX, AZ 85014
DEED NO: 20210242278
N/F
PARCEL ID: 50399009C
PRECISION BLASTING SERVICES INC
MAILING: P O BOX 66
WICKENBURG, AZ 85358
DEED NO: 20130716210
N/F
PARCEL ID: 50306014
SCHLARBAUM FAMILY TRUST
M: 18210 W MOONLIGHT MESA RD
WICKENBURG, AZ 85390
DEED NO: 20140257380
U.S. HIGHWAY 60 89
FOUND 3/4"
REBAR WITH CAP
MARKED "45721"
FOUND 1" PIPE
WITH 2.5"
DISC - BENT
FOUND 1" PIPE
WITH 2.5" DISC
FOUND NAIL WITH TAG
MARKED "67585"
FOUND 1/2" REBAR
WITH CAP
MARKED "67585"
FOUND 1/2"
REBAR
FOUND 1/2"
REBAR WITH CAP
MARKED "67585"
FOUND 3/4"
REBAR WITH TAG
MARKED "13941"
FOUND 3.5" DISC
MARKED "ADOT
19817"
FOUND 3.5" DISC
MARKED
"ADOT 19817"
FOUND 1/2" REBAR WITH
CAP MARKED "45721"
3825 NORTH SHILOH DRIVE,
FAYETTEVILLE, AR 72703
EMAIL:SURVEY@BLEWINC.COM
OFFICE: 479.443.4506
FAX: 479.582.1883
WWW.BLEWINC.COM
PROJECT NUMBER:
23-1079
W
E
N
S
SUBJECT PROPERTY LINE
ZONING BOUNDARY LINE
FOUND MONUMENT (AS NOTED)
0
400'
800'
1200'
1" = 400'
Legend of Symbols & Abbreviations
POINT OF BEGINNING
POINT OF COMMENCEMENT
POB
POC
THIS IS NOT A BOUNDARY SURVEY
ZONING BOUNDARY EXTENTS

3825 NORTH SHILOH DRIVE,
FAYETTEVILLE, AR 72703
EMAIL:SURVEY@BLEWINC.COM
OFFICE: 479.443.4506
FAX: 479.582.1883
WWW.BLEWINC.COM
LEGAL DESCRIPTION FOR
U.S. HIGHWAY 60 89 & ROCKING HORSE LANE
LAND USE DESIGNATION BOUNDARY - OFFICE
THAT PART OF THE WEST HALF OF THE SOUTHEAST QUARTER OF SECTION 28, TOWNSHIP 7 NORTH, RANGE 4 WEST OF
THE GILA AND SALT RIVER BASE AND MERIDIAN, MARICOPA COUNTY, ARIZONA, ALSO BEING DESCRIBED AS
FOLLOWS:
COMMENCING AT A FOUND 2 INCH PIPE WITH 3 INCH DISC MARKING THE SOUTHEAST CORNER OF SAID SECTION 28;
THENCE NORTH 89 DEGREES 28 MINUTES 29 SECONDS WEST, A DISTANCE OF 1315.41 FEET;
THENCE NORTH 89 DEGREES 20 MINUTES 07 SECONDS WEST, A DISTANCE OF 205.25 FEET;
THENCE NORTH 00 DEGREES 41 MINUTES 20 SECONDS EAST, A DISTANCE OF 431.84 FEET;
THENCE NORTH 05 DEGREES 20 MINUTES 03 SECONDS WEST, A DISTANCE OF 634.88 FEET;
THENCE SOUTH 64 DEGREES 19 MINUTES 29 SECONDS WEST, A DISTANCE OF 181.94 FEET TO THE POINT OF BEGINNING;
THENCE SOUTH 64 DEGREES 19 MINUTES 29 SECONDS WEST, A DISTANCE OF 548.09 FEET;
THENCE SOUTH 64 DEGREES 19 MINUTES 29 SECONDS WEST, A DISTANCE OF 191.61 FEET TO A POINT ON THE
EASTERLY RIGHT-OF-WAY LINE OF U.S. HIGHWAY 60;
THENCE ALONG SAID RIGHT-OF-WAY LINE THE FOLLOWING FIVE (5) COURSES AND DISTANCES:
(1) WITH A CURVE TURNING TO THE RIGHT HAVING AN ARC LENGTH OF 57.07 FEET, A RADIUS OF 3719.72 FEET, BEING
SUBTENDED BY A CHORD BEARING AND DISTANCE OF NORTH 02 DEGREES 11 MINUTES 25 SECONDS WEST, 57.07 FEET,
(2) NORTH 00 DEGREES 11 MINUTES 32 SECONDS WEST, A DISTANCE OF 736.42 FEET,
(3) WITH A CURVE TURNING TO THE LEFT HAVING AN ARC LENGTH OF 45.08 FEET, A RADIUS OF 6443.13 FEET, BEING
SUBTENDED BY A CHORD BEARING AND DISTANCE OF NORTH 05 DEGREES 17 MINUTES 23 SECONDS WEST, 45.08 FEET,
(4) WITH A COMPOUND CURVE TURNING TO THE LEFT HAVING AN ARC LENGTH OF 240.97 FEET, A RADIUS OF 6443.13
FEET, BEING SUBTENDED BY A CHORD BEARING AND DISTANCE OF NORTH 06 DEGREES 33 MINUTES 42 SECONDS
WEST, 240.95 FEET,
(5) WITH A COMPOUND CURVE TURNING TO THE LEFT HAVING AN ARC LENGTH OF 221.90 FEET, A RADIUS OF 6443.13
FEET, BEING SUBTENDED BY A CHORD BEARING AND DISTANCE OF NORTH 08 DEGREES 37 MINUTES 11 SECONDS
WEST, 221.89 FEET;
THENCE DEPARTING SAID RIGHT-OF-WAY LINE SOUTH 89 DEGREES 30 MINUTES 02 SECONDS EAST, A DISTANCE OF
562.94 FEET;
THENCE NORTH 48 DEGREES 48 MINUTES 57 SECONDS WEST, A DISTANCE OF 172.57 FEET;
THENCE NORTH 40 DEGREES 55 MINUTES 39 SECONDS EAST, A DISTANCE OF 284.45 FEET;
THENCE NORTH 41 DEGREES 52 MINUTES 37 SECONDS WEST, A DISTANCE OF 331.14 FEET;
THENCE NORTH 47 DEGREES 03 MINUTES 51 SECONDS EAST, A DISTANCE OF 129.02 FEET TO A POINT ON THE NORTH
LINE OF THE SOUTHEAST QUARTER OF SECTION 28;
THENCE ALONG SAID NORTH LINE SOUTH 89 DEGREES 29 MINUTES 09 SECONDS EAST, A DISTANCE OF 194.56 FEET;
THENCE SOUTH 01 DEGREES 42 MINUTES 56 SECONDS EAST, A DISTANCE OF 1633.67 FEET TO THE POINT OF BEGINNING
AND CONTAINING 888,889 SQUARE FEET OR 20.406 ACRES, MORE OR LESS.
THE ABOVE DESCRIPTION IS INTENDED TO BE USED FOR COMPREHENSIVE PLAN PURPOSES ONLY AND SHOULD NOT
BE USED IN A DEED, TITLE COMMITMENT, OR ANY OTHER SUCH CONVEYANCE AND THE SURVEY UPON WHICH IT IS
BASED DOES NOT CONSTITUTE A DIVISION OF LAND AND IS A RETRACEMENT SURVEY ONLY.
FEBRUARY 21, 2023
PROJECT NUMBER:
23-1079
THE BASIS OF BEARING FOR THIS SURVEY IS GRID THE ARIZONA
STATE PLANE COORDINATE SYSTEM, CENTRAL ZONE, NAD83-2011.
3
2
/
1
3
/
2
1
3
2
0
2
/
2
0
/
3
0

3825 NORTH SHILOH DRIVE,
FAYETTEVILLE, AR 72703
EMAIL:SURVEY@BLEWINC.COM
OFFICE: 479.443.4506
FAX: 479.582.1883
WWW.BLEWINC.COM
U.S. HIGHWAY 60 89 & ROCKING HORSE LANE
LAND USE DESIGNATION BOUNDARY - OFFICE
BOUNDARY
S 64°19'29" W
548.0853
S 64°19'29" W
191.6100
N 02°11'25" W
57.0700
N 00°11'32" W
736.4200
N 06°21'40" W
286.0206
N 08°37'11" W
221.8900
S 89°30'02" E
562.9400
N 48°48'57" W
172.5700
N 40°55'39" E
284.4500
N 41°52'37" W
331.1400
N 47°03'51" E
129.0200
S 89°29'09" E
194.5600
S 01°42'56" E
1633.6721
CLOSURE ERROR DISTANCE> 0.00053
CLOSURE PRECISION> 1 IN 10104571.7
889327 SQ. FEET ±
20.416 ACRES ±
PROJECT NUMBER:
23-1079
CURVE
RADIUS
ARC LENGTH
CHORD BEARING
CHORD LENGTH
DELTA ANGLE
C1
3719.72'
57.07'
N 02°11'25" W
57.07'
0°52'45"
C2
6443.13'
45.08'
N 05°17'23" W
45.08'
0°24'03"
C3
6443.13'
240.96'
N 06°33'42" W
240.95'
2°08'34"
C4
6443.13'
221.90'
N 08°37'11" W
221.89'
1°58'24"
LINE
BEARING
DISTANCE
L1
S 64°19'29" W
548.09'
L2
S 64°19'29" W
191.61'
L3
N 00°11'32" W
736.42'
L4
S 89°30'02" E
562.94'
L5
N 48°48'57" W
172.57'
L6
N 40°55'39" E
284.45'
L7
N 41°52'37" W
331.14'
L8
N 47°03'51" E
129.02'
L9
S 89°29'09" E
194.56'

N/F
PARCEL ID: 50306027R
STORE MASTER FUNDING XVIII LLC
MAILING: 19820 N 7TH ST STE 205
PHOENIX, AZ 85024
DEED NO: 20211297633
5324628 SQ. FEET ±
122.237 ACRES ±
N 89°28'29" W 1315.41'(M)
N 89°20'07" W
205.25'(M)
SOUTHEAST CORNER, SW 1/4,
SE 1/4, SEC. 28, T7N, R4W
P.O.B. PARCEL 1 FOUND
1/2" REBAR WITH CAP
MARKED "67585"
EAST 1/4 CORNER
SEC. 28, T7N, R4W
FOUND 1" PIPE
WITH 2 1/2" CAP
POC
SOUTHEAST CORNER
SEC. 28, T7N, R4W
FOUND 2" PIPE
WITH 3" DISC
SOUTHEAST CORNER, SW 1/4,
SE 1/4, SEC. 28, T7N, R4W
FOUND 3/4" REBAR
WITH TAG MARKED "2527"
N/F
PARCEL ID: 50306019D
PETERSON DOUGLAS K/ROSEMARY L
MAILING: PO BOX 131,
WICKENBURG, AZ 85358
DEED NO: 20210388020
BUREAU OF
LAND MANAGEMENT
BUREAU OF
LAND MANAGEMENT
BUREAU OF
LAND MANAGEMENT
N/F
PARCEL ID: 50307006A
3CK LLC
MAILING: 1339 E LUKE AVE,
PHOENIX, AZ 85014
DEED NO: 20210242278
N/F
PARCEL ID: 50399009C
PRECISION BLASTING SERVICES INC
MAILING: P O BOX 66
WICKENBURG, AZ 85358
DEED NO: 20130716210
N/F
PARCEL ID: 50306014
SCHLARBAUM FAMILY TRUST
MAILING: 18210 W MOONLIGHT MESA RD
WICKENBURG, AZ 85390
DEED NO: 20140257380
U.S. HIGHWAY 60 89
POB
S 01°42'56" E
1633.67'
C1
C2
C3
C4
L1
L2
L3
L4
L5
L6
L7
L8
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N 00°41'20" E
431.84'(M)
N 05°20'03" W
634.88'(M)
S 64°19'29" W
181.94'(M)
FOUND 3/4"
REBAR WITH CAP
MARKED "45721"
FOUND 1" PIPE
WITH 2.5"
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MARKED "67585"
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19817"
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CAP MARKED "45721"
3825 NORTH SHILOH DRIVE,
FAYETTEVILLE, AR 72703
EMAIL:SURVEY@BLEWINC.COM
OFFICE: 479.443.4506
FAX: 479.582.1883
WWW.BLEWINC.COM
PROJECT NUMBER:
23-1079
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SUBJECT PROPERTY LINE
ZONING BOUNDARY LINE
FOUND MONUMENT (AS NOTED)
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400'
800'
1200'
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THIS IS NOT A BOUNDARY SURVEY
ZONING BOUNDARY EXTENTS

MEADOWS AT ROCKING HORSE RANCH
Behavioral Health Facility
Comprehensive Plan Amendment – White Tank/Grand Avenue Area Plan
CPA2022003

Approximately 122.237 acres
Located at Rocking Horse Lane on the east side of
US 60 4.5 miles north of SR74 in unincorporated
Maricopa County
APN: 503-06- 027R

Initial Submittal: 05/04/22
1st Revision: 04/07/23
2nd Revision: 04/20/23

Prepared by:
Meadows Behavioral Healthcare
472 East Wickenburg Way, Suite 101
Wickenburg, Arizona 85390

Withey Morris Baugh PLC
2525 E Arizona Biltmore Circle, Suite A-212
Phoenix, Arizona 85016

Table of Contents

Meadows Behavioral Health Care – Rocking Horse Ranch ........................................................ 3
Comprehensive Plan Amendment – White Tank/Grand Avenue CPA 2022003 Narrative Report3
Executive Summary ................................................................................................................ 3
Improvement to Comprehensive Plan - Analysis .................................................................... 3
Adverse Impact - Analysis ...................................................................................................... 4
Altering Acceptable Land Use Patterns to the Detriment of the Plan ....................................... 4
Requiring Public Expenditures for Larger and More Expensive Infrastructure......................... 4
Requiring Public Improvements to Roads, Sewer, or Water Systems Needed to Support the
Planned Land Uses ................................................................................................................ 4
Adversely Impacting Planned Uses Because of Increased Traffic .......................................... 5
Affecting the Livability of the Area or Health or Safety of Present and Future Residents ........ 5
Adversely Impacting the Natural Environment or Scenic Quality of the Area in Contradiction to
the Plan .................................................................................................................................. 5
Consistency with Comprehensive Plan – Overall Intent .......................................................... 6
Consistency with Comprehensive Plan – Goals and Policies .................................................. 6
WHITE TANK/GRAND AVENUE AREA PLAN ..................................................................................... 6
MARICOPA COUNTY VISION 2030 COMPREHENSIVE PLAN .............................................................. 7

Meadows Behavioral Health Care – Rocking Horse Ranch
Comprehensive Plan Amendment – White Tank/Grand Avenue
CPA 2022003 Narrative Report
Executive Summary
Request: This application requests amendment of the Maricopa County Comprehensive
Plan (White Tank/Grand Avenue Area Plan) from Rural Densities (0-1 du/ac) to
Community Service (facilities for residential care) and Office (for proposed 30,000 square
foot corporate office building. The CPA accompanies a rezoning request to amend the
zoning from C-2 and RU-43 Wickenburg Highway Scenic Corridor to C-2 CUPD
Wickenburg Highway Scenic Corridor to allow development of a behavioral health facility
and corporate offices for Meadows Behavioral Healthcare (“The Meadows”).
On-Site and Regional Location: The property location is 28331 West Rocking Horse
Lane, Morristown, AZ – Maricopa County Assessor’s Parcel Number 503-06- 027R. The
site is on the east side of US60 at Rocking Horse Lane, approximately 4.5 miles north of
SR74 in unincorporated Maricopa County, Arizona (the “Property”).
CPA Size and Description of Land Use Types by Acreages: The Property
encompasses approximately 122.237 gross acres. The proposed Community Service
land use classification includes 101.831 acres. The proposed Office land use
classification includes 20.416 acres.
Roads/Transportation System Serving the Proposed Project: The Property and the
uses proposed for the site are accessible only from US60 via Rocking Horse Lane and
an apron-style driveway to the office site. There is no access to the Property from the
east, south, or north property lines. Rocking Horse Lane is a two-lane, 20-foot wide,
paved/asphalt accessway. Most of the existing narrow asphalt road on the Property will
be demolished with this project and replaced with a new road of a code compliant width
using stabilized granite treated with Stalok Stabilizer, which provides excellent dust
control that is comparable to or better than asphalt millings bound with a liquid binding
emulsifier; a significant advantage with the proposed roadway is its more natural
aesthetic. The existing access for Rocking Horse Lane from the intersection with US60
to the eastern edge of the office parking lot will be used for exit only and will remain in its
current condition.
Suitability with Surrounding Land Uses: The proposed CPA is appropriate for the
Property, which is surrounded by BLM land to the north, east and south. The site is well
buffered from any other uses. The Property and the majority of the parcels immediately
adjacent are located in unincorporated Maricopa County. The Property and the
surrounding parcels are designated as Rural Densities/0-1 du/ac on the White
Tank/Grand Avenue Area Plan land use map. Although this application seeks an updated
Community Service land use designation for the Property to allow the proposed use, the
behavioral health facility will be very low intensity and quiet with limited, if any, impacts on the
surrounding parcels.
Improvement to Comprehensive Plan - Analysis
The Meadows is the nation’s premier treatment program for trauma, chemical & process
addiction, eating disorders, and mental illness. Beginning with its flagship treatment

center, The Meadows, which opened more than 40 years ago on site of the former Slash
Bar K Ranch in Wickenburg, Arizona, The Meadows has grown to include 12 facilities in
four states. Along the way, it has built a reputation for quality, integrity, and proven
results. For this reason, patients, referring healthcare partners, and the local communities
trust The Meadows to meet their treatment needs. The Meadows is a major employer in
the Wickenburg area with facilities in unincorporated Maricopa County and within
Wickenburg’s corporate limits. The change in land use classification with this CPA will
permit additional employment opportunities for the area and expand the area’s reputation
as a premier location for treatment of sensitive, personal issues.
The proposed amendment represents an overall improvement to the Comprehensive
Plan. The new uses for the Property will be very low intensity and will not disturb most of
the site. Unlike traditional development of RU-43 property, including RU-43 hillside
property, a behavioral health facility has limited impacts on natural landscapes; of the 125
acre site, only 4.2 percent of the land/5.3 acres will involve hillside disturbance. Current
development of the site has disturbed approximately 3.0 acres. The accompanying
rezoning application from RU-43 to C-2/CUPD, Z2022091, will, with its Plan of
Development, greatly restrict the development on the Property and preserve most of the
landscape in its natural state. The Property will not be walled, which will allow wildlife
corridors to remain in place.
Adverse Impact - Analysis
As detailed herein, the proposed CPA and change of land use classifications for the
Property should have no adverse impacts on the area or the intent of the White
Tank/Grand Avenue Area Plan.
Altering Acceptable Land Use Patterns to the Detriment of the Plan
The proposed land uses will not be detrimental to the White Tank/Grand Avenue Area
Plan. A portion of the corporate office site is available today for office development given
the existing C-2 zoning. Although different than low density residential development, the
Community Service land use classification, when implemented with C-2 CUPD zoning
tied to the proposed Plan of Development and given the size of the Property, will preserve
the open character of the land and pull the limited planned development away from other
privately owned parcels/development. This application will not alter in any significant way
the current land use patterns in the area.
Requiring Public Expenditures for Larger and More Expensive Infrastructure
Public expenditures to accommodate the proposed uses of the Property are unforeseen
and unlikely. The developer/owner shall bear the costs of all public improvements to
roads, sewer, or water systems needed to support the proposed project.
Requiring Public Improvements to Roads, Sewer, or Water Systems Needed to
Support the Planned Land Uses
The Meadows knows of no public infrastructure improvements necessary to support the
proposed development. It will use private wells and sceptic systems on the Property in
conformance to requisite approvals from the Maricopa County Environmental Services
Department. The developer/owner shall bear the costs of all public improvements to
roads, sewer, or water systems needed to support the proposed project.

Adversely Impacting Planned Uses Because of Increased Traffic
Per the Traffic Impact Study submitted with this CPA request, limited improvements are
necessary to accommodate traffic generated by the new uses – namely an expanded left-
turn lane from south-bound US 60 onto the Property. Otherwise, US60 can accommodate
the trips to and from the Property each day. The clients at the proposed facility will be
adolescents who are not allowed to bring a vehicle to the site. The approximately 55 staff
members at the behavioral health facility will work in shifts; these staff persons will drive
to the Property and have appropriate parking near the behavioral health facility. Visitors
are permitted only on weekends and will park at the office near US60 to be transported
to the behavioral health facility. Traffic impacts will likely be less that potential impacts
from dividing the 125 acre site into lots for standard low density residential development.
The approximately 100 office workers will park on the west portion of the Property,
adjacent to US60, and will not cross further into the Property. The Office land use
designation is roughly within the portion of the Property already zoned for commercial use
and should no greater impacts on US60 than the already permissible uses.
Affecting the Livability of the Area or Health or Safety of Present and Future
Residents
As discussed above, the proposed uses intended with this CPA will be low intensity and
quiet. The amendment should have no impacts on livability in the area. The 125 acre
site is 65 percent hillside per Maricopa County definitions. The total disturbance of hillside
acres will be approximately 5.3 acres or 4.2 percent of the total site. The vast majority of
the Property will remain undeveloped, natural desert with preserved hillside areas. The
careful placement of buildings on the site, per the proposed Plan of Development, will
greatly restrict views of the treatment facility buildings off-site and will limit development
to small areas, unlike what would be possible with standard single family development
under the RU-43 standards. Development will comply with all applicable Maricopa
County life/safety regulations to protect the health and safety of clients at the treatment
facility and adjacent neighbors.
Adversely Impacting the Natural Environment or Scenic Quality of the Area in
Contradiction to the Plan
As discussed above, the low intensity and limited development proposed for this project
will not impact the natural environment or the scenic quality of the area. Most of the
development is pulled away from the edge of the Property; it will be designed to be
discreet and to blend with the environment. Much of the site is hillside area; the Plan of
Development proposes to disturb no more than 4.2 percent of the entire site. All
development on the site will conform to the limitations and development standards of the
Wickenburg Scenic Corridor Overlay, which will ensure that any impacts on view to or
through the Property will be minimal. No wall will be erected around the site, which will
allow natural wildlife corridors to remain. The Applicant has had, and will continue to
have, discussions with Arizona Game and Fish staff to avoid unintended impacts on
wildlife on the site and in the area. A pond planned on the Property will provide a water
feature that wildlife can use; there is no natural water feature, e.g. a stream or pond,
present on site. Development of the Property will comply with Arizona Native Plants Law
and any requirements from the State Historic Preservation Office. All lighting on the
Property will be night sky ordinance compliant with light fixtures at 13.5 feet in height and
use of shield to focus light down and avoid unintended and undesirable light spillage into

the desert and to mitigate any impacts on wildlife. The minimal lighting proposed should
not impact the scenic quality of the area or night views across the Property.
Consistency with Comprehensive Plan – Overall Intent
The overall intent of the White Tank/Grand Avenue Area Plan is “to accommodate growth
in a manner that is consistent with protecting public health, safety, convenience, and
general welfare.” See White Tank/Grand Avenue Area Plan, p.3, Plan Overview and
Purpose. The proposed CPA and uses further this overall intent with a well-planned, low
intensity and low impact project for the Property. The new behavioral health facility and
corporate offices will protect public health and promote safety, convenience and general
welfare, as discussed above.
The overall intent of the Maricopa County Vision 2030 Comprehensive Plan is
summarized in Board of Supervisor Chairman Clink Hickman’s message to County
residents:
Vison 2030 is Maricopa County’s plan to help maintain a quality of life that
preserves our unique history, while seeking new opportunities to grow a
strong and resilient economy, create vibrant communities, and safeguard
taxpayer Monday. Importantly, Vision 2030 also helps implement the
county’s Strategic Plan by guiding decision about how to help achieve
quality growth that best serves all our citizens…..Vision 2030…is also a
statement of policy about how to achieve [future] growth while protecting
public health and safety.
Vision 2030 is well aligned with the White Tank/Grand Avenue Area Plan, which pre-dates
it. Both plans aim to allow appropriate growth that protects public health and the
environment.
Consistency with Comprehensive Plan – Goals and Policies
This CPA conforms to Goals and Policies of both the White Tank/Grand Avenue Area
Plan and the Maricopa County Vision 2030 Comprehensive Plan as follows.
WHITE TANK/GRAND AVENUE AREA PLAN
Goal L1: Promote efficient land development that is compatible with adjacent land
uses, as well as integrated with the transportation system, and is sensitive to the
natural environment.
As discussed in more detail above, this CPA proposes revised land use classifications for
the Property to allow development of a behavioral health facility and corporate offices with
limited demand or impact on infrastructure. The project involves limited areas of the
Property, leaving much of the site untouched. The uses will conform to the Maricopa
County requirements for development of hillside areas, where required and appropriate,
and mitigate impacts on the natural environment. The office portion of the project will
replace a former sand and gravel operation and be more compatible with the area than
that prior use. The limited development for the behavioral health facility will allow most
of the Property untouched and in a natural state; this development will have less impact
on the environment than the currently designated low density residential use, which would
allow numerous lots scattered across the site.

Goal E1: Promote development that considers adverse environmental impacts on
the natural and cultural environment, preserves highly valued open space, and
remediates areas contaminated with hazardous materials.
This CPA will permit development of the Property in a manner that minimizes
environmental and hillside impacts on the natural environment. The proposed
development will preserve the majority of the site in its natural state, retaining vast open
space on the Property. The uses allowed and contemplated with the current Plan would
scatter development across the site and, accordingly, preserve less of this natural desert
area.
Objective E1.1: Encourage developments that successfully coexist and are compatible
with significant natural features.
The development of the Property proposed with this CPA and accompanying rezoning
will allow a minimal amount of development that does not impact the bulk of the site,
which will allow retention of the natural features on the site. Much of the Property will
remain open space in a natural state. Less disturbance to the Property is proposed with
this amendment than could occur with development of scattered single family lots under
the current Plan.
Objective E1.3: Preserve significant existing open space and habitat areas for wildlife
and desert plant species.
The proposed development of the Property will preserve significant expanses of open
space as habitat for wildlife and desert plants. As development will not impact most of
the 125 acre site and screen walls and fencing are not proposed along the boundary of
the site, approving the CPA amendment and accompanying rezoning will allow wildlife
corridors to remain and will not change the existing landscape. New plantings that
accompany the development will conform to required plant lists and complement the
native species on site. If development proceeded under the existing plan, the scattered
lots would cause greater harm to both wildlife and desert species.
Objective E1.4: Support adequate opportunities for outdoor recreation that are sensitive
to the environment.
An important aspect of The Meadows treatment program is outdoor activities and
recreation for clients. The Property is well suited for this use in a respectful manner for
clients, neighboring property owners and the natural environment.
MARICOPA COUNTY VISION 2030 COMPREHENSIVE PLAN
Land Use Policy #4: To help limit impacts to taxpayers Maricopa County supports using
homeowner associations and related organizations and improvement districts to manage
and maintain services, infrastructure and amenities.
The Meadows will be responsible for all infrastructure costs associated with the proposed
corporate office and behavioral health facility. The project team is working closely with
Maricopa County Environmental Services Department staff to address water and
sewer/septic solutions to service the uses on the site and with ADOT to address any
needed improvements to US60 adjacent to the Property. No County resources are
required for development of this project.

Land Use Policy #7: Maricopa County supports coordinating land use and infrastructure
planning with state agencies, counties, and municipalities.
The Meadows is coordinating with ADOT regarding access to and from the Property onto
the only available public right-of-way – US60. It also worked with MCDOT for relief from
any future section line roads through or adjacent to the Property. MCDOT has no interest
in new roads that serve only to access the Bureau of Land Management parcels to the
east.
Land Use Policy #14: Maricopa County supports compliance with watercourse master
plans and area drainage master plans.
The Meadows is working with County staff to avoid any impacts on area drainage from
the limited, proposed development of the Property.
Land Use Policy #18: Maricopa County supports flexible design and zoning techniques
when used to establish balanced and efficient land use patterns, and when used to protect
important environmental and open space areas and connections.
The accompanying rezoning case to this CPA includes a Commercial Plan of
Development that, in combination with the County’s hillside development regulations, will
ensure protection of the significant natural desert on the Property and not impact wildlife
corridors with unnecessary boundary walls. The design possible with the CUPD will have
less impact than traditional low density residential development contemplated in the
current plans for the area.
Land Use Policy #22: Maricopa County supports reducing the impacts of new
development on environmentally sensitive areas, including native wildlife (flora and fauna)
habitat and corridors.
The proposed development of the Property will preserve significant expanses of open
space as habitat for wildlife and desert plants. As development will not impact most of
the 125 acre site and screen walls and fencing are not proposed along the boundary of
the site, approving the CPA amendment and accompanying rezoning will allow wildlife
corridors to remain and will not change the existing landscape. New plantings that
accompany the development will conform to required plant lists, including the Arizona
Native Plants Law, and complement the native species on site. If development proceeded
under the existing plan, the scattered lots would cause greater harm to both wildlife and
desert species.
Transportation Policy #1: As necessary, Maricopa County supports preserving future
road alignments called for in county-recognized transportation plans, especially mid-
section line, section line and arterial roads; parkways; freeways; and interchanges.
The Meadows reviewed the section lines that cross the Property with MCDOT, who
waived the need to preserve land along those lines for future roads. MCDOT indicated
those roads are unnecessary and unwanted, in line with this policy.
Environmental Policy #5: To help protect water quality Maricopa County supports
compliance with its Drinking Water program and its Water and Wastewater Treatment
program.

The Meadows is working closely with Maricopa County Environmental Services
Department staff to address water and sewer/septic solutions to service the uses on the
site and to satisfy all Maricopa County standards.
Environmental Policy #8: Maricopa County supports flexible zoning techniques when
used to keep new development below the 15% hillside slope and to protect riparian areas.
This CPA will permit development of the Property in a manner that minimizes hillside
impacts. The Property includes 65 acres (53.9 percent of the total area) that meet the
County’s definition of hillside. The total proposed disturbance of hillside areas, including
disturbance that occurred years ago, will cover only 4.2 percent of the Property. The
proposed development will preserve the majority of the site in its natural state, retaining
vast open space and hillside areas on the Property. The uses allowed and contemplated
with the current Plan would scatter development across the site and, accordingly,
preserve less of this natural desert area.
Environmental Policy #9: Maricopa County supports using the general hillside design
characteristics identified in this element.
With its proposed development, The Meadows is significantly limiting development on the
125 acre parcel, with limited building footprints, limited disturbance for utilities and
roadways, and revegetating the site where appropriate to mitigate impacts from any
scarring. Given the limited acreage on which the development will occur, the project will
also protect and retain native trees and other vegetation. These steps all conform to the
design characteristics outlined in Vision 2030.
Environmental Policy #10: Maricopa County supports enforcement of its Dark Sky
Ordinance, and supports regional efforts to limit excessive nighttime light.
The Meadows will use low impact, shielded lights on site that do not exceed 13.5 feet in
height with the development proposed with this CPA. All lighting will conform to the
requirements for Maricopa County Zoning Ordinance § 1112, the Outdoor Light Control
Provisions, and satisfy this lighting policy.
Economic Growth Policy #6: Maricopa County supports efforts to recruit prospective
businesses and industries to the county, and efforts to retain existing businesses and
industries.
The Meadows is a well-established provider of behavioral health treatment in Maricopa
County, particularly near Wickenburg. This CPA, and the accompanying rezoning case,
are intended to retain The Meadows and to allow expansion of The Meadows’ services
with a new behavioral health facility.
Water Resources Policy #4: Maricopa County supports compliance with its Drinking
Water and Water and Wastewater Treatment Programs.
The Meadows is working closely with Maricopa County Environmental Services
Department staff to address water and sewer/septic solutions to service the uses on the
site and to satisfy all Maricopa County standards.
Cost of Development Goal #2: New development pays its proper and reasonable share
of the costs of new infrastructure, services, and other public improvements.

The Meadows will be responsible for all infrastructure costs associated with the proposed
corporate office and behavioral health facility. The project team is working closely with
Maricopa County Environmental Services Department staff to address water and
sewer/septic solutions to service the uses on the site and with ADOT to address any
needed improvements to US60 adjacent to the Property. No County resources are
required for development of this project.

CPA2022003
White Tank/Grand Avenue Area Plan
Current Land Use Designation
Rural
Densities
0-1
DU/Acre
Rural Densities
0-1 DU/Acre
Rural Densities
0-1 DU/Acre
Dedicated Open Space

CPA2022003
White Tank/Grand Avenue Area Plan
Proposed Land Use Designation
Rural
Densities
0-1
DU/Acre
Rural Densities
0-1 DU/Acre
Dedicated Open Space
Community
Service

MEADOWS AT ROCKING HORSE RANCH

Behavioral Health Facility
C-2/CUPD Wickenburg Highway Scenic Corridor Overlay Application
Z2022091

Approximately 122.25 acres
Located at Rocking Horse Lane on the east side of
US 60 4.5 miles north of SR74 in unincorporated
Maricopa County
APNs 503-06-027R

Initial Submittal: 05/03/22
1st Revision: 11/10/22
2nd Revision: 04/06/23
3rd Revision: 05/08/23
4th Revision: 05/29/23

Prepared by:
Meadows Behavioral Healthcare
472 East Wickenburg Way, Suite 101
Wickenburg, Arizona 85390

Withey Morris Baugh, PLC
2525 E Arizona Biltmore Circle, Suite A-212
Phoenix, Arizona 85016

Table of Contents
Meadows Behavioral Health Care – Rocking Horse Ranch ......................................................... 3
C-2/CUPD Wickenburg Highway Scenic Corridor Overlay Application Narrative Report ............. 3
Property Location ...................................................................................................................... 3
Purpose of Request ................................................................................................................... 3
Description of Proposal ............................................................................................................. 3
Relationship to Surrounding Properties ..................................................................................... 8
Location and Accessibility ....................................................................................................... 10
Circulation System .................................................................................................................. 10
Development Schedule ........................................................................................................... 10
Community Facilities and Services ......................................................................................... 10
Public Utilities and Services .................................................................................................... 11

Meadows Behavioral Health Care – Rocking Horse Ranch
C-2/CUPD Wickenburg Highway Scenic Corridor Overlay
Application Narrative Report
Property Location
The property location is 28331 West Rocking Horse Lane, Morristown, AZ – Maricopa County Assessor’s
Parcel Number 503-06- 027R, which is an approximately 122.25-acre parcel on the east side of US60 at
Rocking Horse Lane, approximately 4.5 miles north of SR74 in unincorporated Maricopa County, Arizona
(the “Property”). The Property is Zoned C-2 and RU-43 Wickenburg Highway Scenic Corridor. The Property
resulted from the recent combination of 11 parcels into one.
Purpose of Request
Meadows Behavioral Healthcare (“The Meadows”) is the nation’s premier treatment program for trauma,
chemical & process addiction, eating disorders, and mental illness. Beginning with its flagship treatment
center, The Meadows, which opened more than 40 years ago on site of the former Slash Bar K Ranch in
Wickenburg, Arizona, The Meadows has grown to include 12 facilities in four states. Along the way, it has
built a reputation for quality, integrity, and proven results. For this reason, patients, referring healthcare
partners, and the local communities trust The Meadows to meet their treatment needs.
The Meadows proposes to expand it facilities in the Wickenburg area at the Property, which is known as
Rocking Horse Ranch. This application requests to rezone the Property from C-2 and RU-43 Wickenburg
Highway Scenic Corridor to C-2 CUPD Wickenburg Highway Scenic Corridor for the new behavioral health
facility and corporate offices.
Description of Proposal
As noted above, the Meadows proposes to open a new behavioral health and rehabilitation
campus on the former Rocking Horse Ranch site. The campus will include facilities for a new
clinic, dormitories for in-patient rehabilitation, an equestrian center, a multi-purpose building, a
recreational pond and an administrative building to house all the operations for The Meadows.
As a functioning in-patient rehabilitation facility, patients will live at the facility during their
treatment.
The Meadows will use existing structures at Rocking Horse Ranch and some new buildings to
house the behavioral health facility in the east and middle portion of the Property and will construct
a new, +/- 30,000 square foot office building fronting on US60 to serve as The Meadows
operations center for its treatment facilities. Total client beds on site at build out are projected to
be 54. The original ranch house will be razed and replaced with a new dormitory-style residential
care and classroom facility with 27 client beds with a second building of the same footprint and
bed count built on a second location . The 10 beds in the main residence will be removed and
the building will become the behavioral health facility’s offices and therapy rooms when the
second dormitory opens. The existing garage complex will become a gymnasium and classroom.
The swimming pool, patios and gardens attached to the main residence will remain. As noted,
the office building will front on US60; it will be separated from the treatment center’s buildings.
An Additional Clinical Space/Dormitory 3 building is possible in a later phase if such space
becomes necessary.
The behavioral health facility will operate 365 days per year; clients and staff will be in residence
24 hours per day. Staff is projected to include 45 direct care (10 on site at one time) and 10
indirect care (kitchen, janitorial who leave at night) individuals; these direct care staff will rotate

through a 24 hour period. The office will operate 8:00 a.m. until 6:00 p.m. Monday through Friday,
except on holidays, and occasionally on weekend days. Eighty (80) staff persons are expected
to be at the office center.
Due to unique issues impacting the Property and related to the particular nature of the proposed
behavioral health facility, this zone change with overlay request includes deviations from Maricopa
County Zoning Ordinance standards, as detailed in the following chart and discussed below. The
chart also highlights the many standards/regulations with which the proposed development fully
complies.

REGULATION

BASE ZONING DISTRICT
REGULATIONS (C-2 WHSC)
PROPOSED ZONING
REGULATIONS (C-2 CUPD
WHSC)

Height

40’

Min. Front Yard

25’

Min. Side Yard

10’

Min. Street Side Yard
10’

0’

Min. Rear Yard

25’ (abutting rural or residential)

Min. Lot Area

6,000 sq.ft.

Min. Lot Width

60’

Max. Lot Coverage

60%

Parking

1 space per 250 sq.ft. of floor area

175 spaces required. Any future
floor area associated with the
administration/office use shall
require parking under the
office/commercial standard of 1
space per 250 sq.ft. of floor area.
All required ADA spaces shall be
required for future amendments.

Pavement

Paved or alternative ABC material

Minimum 8 inch compacted ABC
used for roadways, with rolled and
compacted decomposed granite with
Stalok stabilizer subject to a Maricopa
County Air Quality Control dust
control plan approval. All required
ADA parking spaces and pathways
shall be paved with a minimum of
asphalt millings bound with a liquid
binding emulsifier.

Signs

Chapter 14, §§ 1401 and 1403 of
MCZO

Loading and Unloading
Areas

1 loading space per 25,000 sq.ft. of
floor area

Outside Activity

All commercial uses required to be
located in a completely enclosed
building.

Uses associated with the group care
facility component and office
recreational uses are permitted

outdoors. Special events unrelated to
the permitted uses are prohibited.

Screening/Buffering

6’ high solid masonry wall adjacent to
or abutting any rural or residential
zone boundary

No screening required.

Landscaping

5’ landscaping strip required along
road frontages.

Sight Visibility Triangles

Required. Driveways and parking not
permitted within SVTs.

Access from Wickenburg
Highway/US 60.

The number of access points to the
Wickenburg Highway shall be
minimized. A minimum separation of
one half mile between access points
on either side of the highway is
required unless otherwise approved by
the Board of Supervisors after finding
that no alternative is available.
Common access points will be
encouraged for all new development.
All intersections of local roads shall be
at 90 degrees (right angle) with the
Wickenburg Highway.

Addition access points to the
Wickenburg Highway permitted with
BOS and ADOT approval.

Access to Site

Only one entry and one exit permitted
unless approved by the County
Engineer.

Additional entry and exit from US 60
permitted with BOS and ADOT
approval.

Permitted Uses

All uses permitted by right in the C-2
zoning district.

Office, group care facility, and
associated uses shall be the only
uses permitted in the C-2 CUPD
zoning district.

Min. ROW Setback to
Section Line

75’ from and on both sides of the
centerline of all proposed section line
roads.

0’ per MCDOT sign off.

Min. ROW Setback to
State Highway

55’ from and on both sides of the
centerline of all proposed section line
roads.

0’ with ADOT approval.

Min. ROW Setback to
Local Roads.

25’ from and on both sides of the
centerline of all existing and proposed
local roads.

0’

Max. Hillside Height

30’ above original/natural grade.

Max Hillside Lot
Disturbance

75,000 sq.ft.

226,918 sq.ft.

Max Hillside Disturbance
Outside Building
Envelope

Not yet determinable.

9,404 sq.ft.

Max Wickenburg Highway
Scenic Corridor Height

33’ above road grade.

A minimum 80% of surface material,
excluding doors and windows, shall be

A minimum 80% of surface material,
excluding doors and windows, shall

Architecture of
Wickenburg Highway
Scenic Corridor
made to appear as if natural materials
were used in construction. The use of
reflective glass shall be prohibited. All
accessory structures and
improvements must be similar in style
and appearance to the architecture of
the principal buildings.
be made to appear as if natural
materials were used in construction.
The use of reflective glass shall be
prohibited. All accessory structures
and improvements must be similar in
style and appearance to the
architecture of the principal buildings.

Min.
Existing
Natural
Slope Maintained.

90%

Required Slope
Stabilization and
Restoration

Vegetation shall be reestablished on
all exposed fill slopes, cut slopes, and
graded areas, or areas otherwise
disturbed, by means of a mixture of
indigenous grasses, shrubs, trees or
cacti to provide a basic ground cover
which will prevent erosion and permit
natural revegetation. In lieu of the
reestablishment of indigenous
vegetation, all exposed cut slopes
shall be riprapped with stone or
chemically stain treated with materials
which blend in with the natural setting.

Native desert vegetation, including
native seed mixes, will be used to
revegetate all exposed fill slopes, cut
slopes, graded areas, and otherwise
disturbed areas.

Min. Landscape Setback
in Wickenburg Highway
Scenic Corridor

25’

x
Use Limitation/Outdoor Use. The Meadows proposes to restrict uses on the Property to only those
contemplated with this application and Plan of Development, i.e. offices, the behavioral health facility
program, and related accessory uses, including outdoor recreation/therapy activities. The restriction
of use and the allowance of related outdoor activities on the Property are appropriate for the
proposed use and important to protect the scenic property, which will remain largely undisturbed.
Standard commercial zoning and the full complement of allowed C-2 uses on the Property would
offer the opportunity for commercial development that is not appropriate on the site or in the area,
which is one of low density development and natural desert. However, the facility is not permissible
in less intense zoning districts; the optimal solution for The Meadows and the County is the proposed
limitation on use to ensure approval of this request allows only the proposed, low intensity, quiet and
non-impactful behavioral health facility and, in the area already zoned for commercial use, offices for
The Meadows.
x
Site Access. One entry and two exit points are proposed from the Property to US 60. The primary
entrance/exit will be at the south end of the Property with an existing driveway widened for adequate
access to and from the parking area for the administrative office. A second, gated exit will use the
existing Rocking Horse Lane connection to US 60. ADOT has approved continued use of the two
access points, which, given the low levels of traffic to and from the facility, should have minimal
impacts on US 60.
x
Perimeter Screening. The size of the Property and the limited, low intensity character of the
proposed behavioral health facility and offices require relief from the C-2 standard to erect a solid
masonry wall on the boundary of the site; the Property abuts rural or residential districts on all sides

except the US60 frontage. The behavioral health facility is interior to the Property, well removed
from any other uses. Unlike a typical commercial operation, the proposed facility should have no
impacts, visual or otherwise, on residential development; the buildings likely will not be visible to any
neighboring property other than the BLM land to the immediate east. Erecting a perimeter wall on
the Property would require further disturbance of hillside areas, potentially disrupt wildlife movement,
and serve no practical purpose.
x
Pavement. The size of the Property, the length of driveways/accessways, and the limited traffic the
use generates require relief from Maricopa County paving standards. To avoid heat impacts asphalt
paving of the accessways and parking areas would have on the native desert setting, The Meadows
proposes to use, with Maricopa County Air Quality Control approval, rolled and compacted
decomposed granite with Stalok stabilizer to provide a dust-controlled surface appropriate for the
Property, use, and area. All required ADA parking spaces and pathways will be paved with a
minimum of asphalt millings bound with a liquid binding emulsifier, also subject to Maricopa County
approval. The dust control measures will be placed above eight inches of compacted ABC, which
will be used to provide a stabile surface.
x
Parking Standards. Due to unique operational characteristics with the proposed behavioral health
facility, deviations from Maricopa County parking standards are necessary to avoid over paving and
over parking the use. The clients at the facility will be adolescents; no clients will be allowed to bring
vehicles to the site. The requested deviations will ensure appropriate and adequate parking for
employees of the facility and at the Meadows corporate offices but will not require parking spaces
for clients. Visitors will be permitted on the Property only during weekends, when the office functions
are closed. Visitors will park in the spaces at the administrative office and be shuttled to the
residence and therapy buildings. For these reasons, additional parking spaces are not necessary or
appropriate near the treatment facility and residential buildings on site for clients.
x
Building Setback. The east boundary of the Property is a section line. No road exists on that
section line. MCDOT has no interest in having any roads on the Property and waived the section
line right-of-way requirement for Z2022091. The requested deviation recognizes this waiver and
establishes the minimum setback as 25 feet, which matches the C-2 setback from a rear property
line adjacent to a rural or residential zoning district. See MCZO Article 804.4.3. Dorm 3 proposed
for the development has no setback from San Domingo Trail rather than the required 30 feet. When
the behavioral treatment facility opens on the Property, any public desiring access to the BLM land
east of the site will be directed to use San Domingo Trail north of the treatment facility buildings and
not to enter the Property from the east on the Trail. No reason will exist for any traffic on the Trail,
which eliminates the need for the 30 foot setback.
x
Hillside Development Standards. The Property encompasses 122.25 acres/5,325,210 square
feet. Of that area, 65 acres/2,869,779 square feet/53.9 percent meets the County definition of hillside
area. Previous development of the Property, including a ranch house with related accessory
structures, a sand and gravel operation with a related office building, and a roadway disturbed
133,324 square feet, which exceeds the 75,000 square disturbance limit for a parcel. Although The
Meadows has carefully worked to avoid significant impacts on hillside area, some additional
disturbance is necessary to have the proposed, or any, use of the Property. The 75,000 square foot
limit is too restrictive for a 122.25 acre parcel; the proposed development, with a total disturbance of
223,168 square feet or 4.2 percent of the site, will preserve the majority of the hillside in a natural
state, likely more than would be possible if the 11 parcels that were combined to form the Property
developed individually.

Existing disturbance on the Property is partially outside of the buildable area. The Maricopa County
Zoning Ordinance defines “buildable area” as “the portion of a lot which is within the envelope formed
by the required yards.” See MCZO §201. A portion of the existing grading of the Property along
US60 is within the required yard – and, thus, outside of the buildable area. This portion of the
Property will be used for the Wickenburg Highway Scenic Corridor setback, a driveway, and parking
for the development; the other disturbed area on the Property is outside of the required yards.
Night sky ordinance compliant lighting is proposed along drives, buildings, and parking. The lighting layout
designed by R.C. Lurie is included in the submittal package. All lights will be installed at 13.5 feet above
finished grade and will be shielded to focus light down and avoid unintended and undesirable light spillage.
The lighting system is designed to provide low-light, safe illumination of the facility and its accessway with
minimal impact on wildlife; average lighting away from the entry to the administrative office at US60 will be
1.2 footcandles.
Screening of the Property and facility will be limited to the berm/sound wall combination along the western
edge of the main parking lot parallel to US60. As detailed above, perimeter screening of the site is impractical
and inappropriate; the topography of the site will screen the use. A perimeter screen wall would likely disrupt
wildlife corridors on the Property.
Signage at the facility will be low key and minimal, as shown in the signage package included with the site
plan for the Property. The sole identification sign is proposed perpendicular to US60. The structure will be
rammed earth, to complement the rammed earth portions of the building, with reverse pan channel illuminated
lettering.
Relationship to Surrounding Properties
The Property is surrounded by BLM land to the north, east and south. The site is well buffered from any
other uses, given the natural, hilly terrain and native desert vegetation. The behavioral health facility buildings
are interior to the 122.25 acre parcel and likely will not be visible for any adjacent property other than the
undeveloped BLM land to the immediate east. The Property and the immediately adjacent parcels are
located in unincorporated Maricopa County approximately three miles from Wickenburg and over four miles
from Morristown,. and included in neither community’s planning area. A portion of the Property along US60
is zoned C-2; the majority of the Property and all of the surrounding parcels are zoned RU-43.
The Property is within the Wickenburg Planning Area. Wickenburg classifies the Property as “Rural
Residential, 0.25 – 1.0 dwelling units per acre.” The Maricopa County White Tank/Grand Avenue Area Plan
designates the Property for a comparable “Rural Densities, 0 – 1.0 dwelling units per acre.” The Meadows
is processing a Comprehensive Plan Amendment, CPA2022003, to change the Area Plan’s designation to
Community Service (to allow facilities for residential care) and Office (for the proposed 30,000 square feet of
corporate offices along US60). In combination with this rezoning application, future use of the Property will
be limited to the low intensity behavioral health facility, which will better preserve the open character of the
site and its untouched desert hillsides than the development of homes at even 0.25 dwelling units per acre
(or 31 lots).
The Property is also within the boundaries of the Maricopa County Wickenburg Highway Scenic Corridor
Development Guide/Plan, which the County adopted in 1991. The proposed development of the behavioral
health facility and the corporate office further the goals and policies of the Plan, as follows:
x A goal of the Plan is to “allow development…which is compatible to the natural environment and will
not lead to its destruction.” The corporate office is planned for a portion of the Property along US60
that remains from a sand and gravel operation. The significant disturbance at this location allows c
construction of the office without compromising the untouched desert that comprises the majority of

the 122.25 acre parcel. The Meadows proposes minimal construction for the behavioral health
facility and will not touch or disturb large swaths of the Property. This low impact project is compatible
with the beautiful site and will minimize disturbance more than other possible developments,
including single family housing on individual lots.
x The Plan encourages native revegetation of disturbed slope areas; the County’s regulations conform
to this policy. The Meadows will satisfy this condition with its development.
x Another goal of the Plan is to “protect and preserve habitat areas for native plant and animal species”
with a policy to “encourage the protection of native plant and animal species.” The limited
disturbance of the desert proposed with this project and the elimination of unnecessary solid screen
walls will allow native plants and animals to continue to exist, and thrive, on the Property.
x The Plan further has a goal to “protect and preserve scenic quality along the corridor, including views,
vistas and natural aesthetics” with a policy to “support land uses and development designs that are
compatible with environmentally sensitive areas i.e., floodplains, hillsides, wildlife habitats.” The only
portion of the proposed development that will be visible from US60 is the corporate office planned
for the former sand and gravel facility site. That building conforms to the height restrictions of the
Wickenburg Highway Scenic Corridor Overlay, which are intended to avoid impacts on the scenic
quality of the Wickenburg Highway Corridor. The behavioral health treatment facility will be on the
eastern edge of the Property; the views across the Property will be preserved. The design of the
project respects the natural beauty and contours of the site, protects wildlife corridors, and meets the
intent of the Plan and the County’s regulations to have minimal impacts on hillside areas.
x The proposed development of the Property also satisfies the Plan’s goals to “promote
development……that is orderly, efficient and functional,” and to “allow high quality residential,
commercial, and industrial land developments that are compatible with adjacent land use.” The
proposed office will replace the eyesore that is the former sand and gravel facility with a well-
designed, high quality office that meets all County regulations. The very limited use of the Property
for the behavioral health treatment facility will not impact, or be noticeable to, adjacent properties.
The project is the definition of compatible for the immediate neighbors and the area.
x The Plan establishes four classes of development intensity for parcels along the Wickenburg
Highway. Three of the classes apply to the Property. The Wickenburg Highway Scenic Corridor
Overlay, discussed below, codifies the development standards of the Plan for these classes of
intensity. As detailed below, the proposed development on the Property complies with the standards
for the classes, which helps the project be compatible with the area and the site.
Conformance to the standards of the Wickenburg Highway Scenic Corridor Overlay, which implements the
Wickenburg Highway Scenic Corridor Plan, will limit impacts of the proposed development on the area. Three
of the intensity levels in the Overlay, Class 1, Class 2, and Class 3, apply to the Property; in combination,
these Classes extend from US60 to the eastern boundary of the site. All buildings on the Property will be
shorter than the 33 feet above road grade standard required for Class 2 and Class 3 properties, including the
behavioral health facility structures that are all considered Class 1, to which no Overlay height limit applies.
The office and related buildings in Class 3 will be stucco and rammed earth with glazing adjacent to the pond;
the structures will appear to have at least 80 percent of surface materials that are natural materials. The
buildings are being designed to complement each other, with a consistent style and appearance. The one
loading area within Class 3 will be screened by landscaping and the fitness center building. The parking for
the office building that fronts on US60 within Class 3 will be screened by a combination landscaped berm
and block sound wall. The berm will slope up four feet from grade; an eight-foot high block sound wall will
be above the top of the berm on a retaining wall erected for the berm. This screening will be outside of the

Class 3 setback from US60. As shown on the POD, the landscaping along US60 will be natural, drought
tolerant plant materials to complement the natural desert on the Property.
Location and Accessibility
The Property and all of the uses are accessible only from US60 via Rocking Horse Lane and an apron-style
driveway to the office location. There is no access to the Property from the east, south, or north property
lines.
Circulation System
Access to the Property from US60 will be via an apron-style driveway to the office site and the primary parking
area for the facility. Parking for each building/use on the Property is planned proximate to that building/use.
Most of the parking is associated with the corporate office, close to US60. The program buildings required
for Rocking Horse Ranch provide parking in numbers sufficient and appropriate for staffing of the buildings
and programs. The Property will use existing curb cuts to access US60 – at the primary entrance on the
south end of the office parking lot and at Rocking Horse Lane.
Rocking Horse Lane is a two-lane, 20-foot wide, paved/asphalt accessway. Most of the existing narrow
asphalt road on the Property will be demolished with this project and replaced with a new road of a code
compliant width using stabilized granite treated with Stalok Stabilizer atop an eight inch, compacted ABC
base. The proposed material and treatment provide excellent dust control, comparable to or better than
asphalt millings treated with a liquid binding emulsifier but has the significant advantage of a more natural
aesthetic. The existing access for Rocking Horse Lane from the intersection with US60 to the eastern edge
of the office parking lot will be used for exit only and will remain in its current condition.
Please note: all accessible – ADA parking spaces will be paved. Other parking spaces will be stabilized
granite treated with Stalok Stabilizer for dust control and striped.
Per the updated Traffic Impact Study and the US60 improvement plans The Meadows is processing through
ADOT, both which are submitted with this rezone request, limited improvements are necessary to
accommodate traffic generated by the new uses – namely an expanded left-turn lane from south-bound US
60 onto the Property. Otherwise, US60 can accommodate the trips to and from the Property each day.
Development Schedule
The Meadows anticipates obtaining building permits four months after the rezoning and to complete
construction 10 months later. The first phase under the CUPD will be installation of infrastructure: water,
septic/wastewater, pavement, and retention areas. The next phase will be construction of a pond on the site,
followed by construction of dorm buildings including a building for boys and, later, a building for women. The
final phase will be construction of the administrative/office complex. An Additional Clinical Space/Dormitory
3 building is possible in a sixth phase, if such space is necessary. An interim project to allow temporary use
of the existing main residence was the subject to Group Home Land Use Application/Approval LU20220037;
that Approval will sunset upon completion of the boys’ dorm and opening of the behavioral health facility.
Community Facilities and Services
Community facilities or services located in the vicinity:
x
Gentle Path at The Meadows - Inpatient Behavioral Health facility
x
Wickenburg Country Club - golf course/club
x
Wickenburg Christian Academy
x
Hassayampa Elementary School

x
Vulture Peak Middle School
x
Wickenburg High School
x
Sunset Park - community park
x
Coffinger Park - community park
x
Wickenburg Municipal Airport
Public Utilities and Services
The following are the utilities/service providers for the Property:
x
Water:
On-site well(s), classified as Public Water System upon reaching required
thresholds
x
Wastewater:
Private on-site septic
x
Solid Waste:
Private waste collection TBD
x
Fire Safety:
Wickenburg Fire Department
x
Police:
Maricopa County Sheriff’s Office with aid from Wickenburg Police as needed
x
Power:
Arizona Public Service
x
Telephone:
Century Link
x
Internet:
Century Link
x
Cable:
Century Link

SITE
SITE
?
A101
1
A101
1
SIM
101
1
0
Name
Elevation
1
A101
SIM
/
1
A101
1i
W1
Room name
101
150 SF
INTERIOR ELEVATION TAG
X
DETAIL REFERENCE
WINDOW TAG
DOOR TAG
SPOT ELEVATION
REFERENCE
BUILDING ELEVATION
MATCHLINE REFERENCE
REVISION AND NUMBER
KEYNOTE REFERENCE
STRUCTURE GRIDLINE
ROOM TAG AND
INFORMATION
WALL TYPE REFERENCE
ELEVATION LEVEL
REFERENCE
N
Project Name:
Date:
Sheet Name:
Sheet No.
© 2022 RD Architecture PLLC dba 3rd story
Scale:
Drn:
Chk:
20789 N. Pima Road
Suite 220
Scottsdale AZ 85255
480.607.3337
connect@3rdstory.com
ARCHITECTURE
DESIGN
LAND PLANNING
As indicated
THE MEADOWS -
ROCKING HORSE
RANCH
COVER SHEET
A0.00
Author
Checker
05/25/2023
48063 N US Highway 60
SHEET INDEX
A0.00
COVER SHEET
A0.01
LEGAL DESCRIPTION + DEVIATIONS
A1.00
SITE
A1.01
FEMA ANALYSIS
A1.02
PHASING PLAN
A1.20
SECTOR PLAN - A2
A1.21
SECTOR PLAN - A3
A1.22
SECTOR PLAN - B2
A1.23
SECTOR PLAN - B3
A1.24
SECTOR PLAN - C2 SITE AND PARKING LAYOUT
A1.25
BUILDING DIMENSION PLANS
A1.30
LANDSCAPE AREA MAP
A1.31
LANDSCAPE SECTIONS
A1.32
NOT USED
A1.33
SITE LIGHTING PLAN
A1.34
LIGHTING CUT SHEETS
A1.35
LIGHTING CUT SHEETS
A1.50
BUILDING ELEVATIONS - CORPORATE COMPLEX
A1.51
BUILDING ELEVATIONS - CORPORATE COMPLEX
A1.52
BUILDING ELEVATIONS - ADOLESCENT DORMS
A1.60
SIGNAGE
C1
COVER SHEET
C2
DRAINAGE REPORT
C3
HILLSIDE DELINEATION
C3.1
HILLSIDE DELINEATION
C4
PRELIMINARY GRADING AND DRAINAGE
C5
CROSS SECTIONS
C6
DIMENSION PLAN
S1
ALTA COVER SHEET
S2
VACINITY AND PARCEL MAP
S3
EQUINE SITE
S4
SOUTHWEST SITE
S5
NORTHWEST SITE
S6
NORTHEASTERN SITE
S7
NORTHERN HIGHWAY SITE
S8
GROUP HOME SITE
S9
COMBINED PARCEL
T-01
ADOT COVERSHEET
T-02
TRAFFIC SIGNING & MARKING STANDARDS
T-03
TRAFFIC SIGNING & MARKING STANDARDS
T-04
TRAFFIC SIGNAL & LIGHTING STANDARDS
T-05
TRAFFIC SIGNAL & LIGHTING STANDARDS
T-06
GUARDRAIL TRANSITION DETAIL
T-07
CONCRETE BARRIER DETAIL
T-08
ROADWAY PLAN
T-09
TRAFFIC OCNTROL LANE CLOSURE ADVANCE SIGNING
T-10
TRAFFIC CONTROL NOTES
T-11
TRAFFIC CONTROL PLAN MAINTENANCE OF TRAFFIC
T-12
TRAFFIC CONTROL PLAN
T-13
TRAFFIC CONTROL PLAN
T-14
TRAFFIC CONTROL QUANTITIES
T-15
PAVEMENT MARKING GENERAL NOTES
T-16
PAVEMENT MARKING LEGEND & QUANTITES
T-17
PAVEMENT MARKING PLAN STA TO STA
T-18
SIGN SUMMARY
UT1
UTILITY PLAN
UTILITY COMMITMENT TABLE
WATER:
ON-SITE WELL, CLASSIFIED AS PUBLIC WATER SYSTEM
WASTE WATER: PRIVATE ON-SITE SEPTIC
SOLID WASTE:
PRIVATE WASTE COLLECTION TBD
FIRE &
EMERGENCY:
WICKENBURG FIRE DEPARTMENT
POLICE:
MARICOPA COUNTY SHERIFF'S OFFICE WITH AID FROM
WICKENBURG POLICE, AS NEEDED.
POWER:
ARIZONA PUBLIC SERVICE
TELEPHONE:
CENTURY LINK
INTERNET:
CENTURY LINK
CABLE:
CENTURY LINK
SCHOOL:
MORRISTOWN SCHOOL DISTRICT
PROJECT TEAM
OWNER
THE MEADOWS
BRIAN WHITMER
3400 N. SABIN BROWN ROAD
WICKENBURG, AZ 85390
602.348.1538
ARCHITECT +
DESIGNER
3RD STORY ARCHITECTURE
RICK DAUGHETRY
20789 NORTH PIMA ROAD, SUITE 220
SCOTTSDALE, AZ 85255
480.607.3337
CIVIL ENGINEER
LEGAL
PROJECT NARRATIVE
REQUEST FOR REZONE AND PLAN OF DEVELOPMENT TO PERMIT THE
CONSTRUCTION OF A BEHAVIORAL HEALTH FACILITY AND CORPORATE OFFICES.
WITHEY MORRIS, PLC
WILLIAM F. ALLISON
2525 E. ARIZONA BILTMORE CIRCLE
SUITE A-212
PHOENIX, AZ 85016
602.230.0600
SISU GLOBAL
NATE MECHAM
801.473.7017
THE MEADOWS - ROCKING HORSE RANCH
PROJECT INFORMATION
NEW CASE AND TRACKING #: Z2022091
28331 WEST ROCKING HORSE LANE, MORRISTOWN, AZ 85342
05.25.2023
VICINITY MAP
PARKING COUNTS
CLASS 1,2,3
LAND PLANNING AT HIGHWAY TO FOLLOW REGULATIONS SET BY WICKENGURG HIGHWAY SCENIC CORRIDOR
WICKENBURG SCENIC COORIDOR MAP
LEGEND
HWY 60
HWY 60
HWY 74
HWY 93
WICKENBURG
ALLAN
MORRISTOWN
LEGAL DESCRIPTION
SEE SHEET A0.01 FOR LEGAL DESCRIPTION.
EXISTING
ZONING:
RU-43 & C-2, WICKENBURG SCENIC CORRIDOR
PROPOSED
ZONING:
C-2 CUPD WICKENBURG SCENIC CORRIDOR
EXISTING
LAND USE:
RURAL RESIDENTIAL
PROPOSED
LAND USE:
COMMERCIAL
REQUEST:
ZONE CHANGE WITH OVERLAY FROM RU-43 & C-2 TO
C-2 CUPD WICKENBURG SCENIC CORRIDOR FOR THE
MEADOWS ADOLESCENT CENTER
PARCEL APN:
503-06-027R
GROSS ACRES:
122.25 AC
NET ACRES:
122.25 AC
UNDER ROOF COVERAGE (INCLUDES CANOPIES):
ADMIN BUILDING: +/- 30,500 SF
LOBBY: +/- 2,863 SF
MULTIPURPOSE: +/-8,500 SF
COVERED WALKWAY: +/- 2,450 SF
CORPORATE FITNESS: +/- 3,500 SF
POND PUMP HOUSE: +/- 512 SF
EQUINE THERAPY CENTER: +/- 400 SF
NEW STABLES: +/- 3,500 SF
AWNING: +/- 325 SF
EQUINE WELL PUMP HOUSE: +/- 180 SF
EQUINE WATER STORAGE TANK: +/- 200 SF
WATER PRESSURE TANK: +/- 28 SF
ADOLESCENT DORM 1: +/- 8,000 SF
ADOLESCENT DORM 2: +/- 8,000 SF
ADDITIONAL CLINICAL SPACE/ DORM 3: +/- 8,000 SF
CLINICAL FACILITY: +/- 11,000 SF
FITNESS CENTER: +/- 2,450 SF
CLASSROOM: +/- 2,900 SF
WATER STORAGE TANK: +/- 8,700 SF
TOTAL: 102,004 SF
TOTAL SITE SF: 5,325,210 SF (122.25 AC)
TOTAL LOT COVERAGE: 0..01915 = 1.915%
CODES & ORDINANCES
MARICOPA COUNTY ZONING ORDINANCE
2018 FLOODPLAIN REGULATIONS, FLOOD CONTROL DISTRICT OF
MARICOPA COUNTY (AE & AEFW)
WICKENBURG SCENIC CORRIDOR (CLASS 1,2 & 3)
MARICOPA COUNTY PARKING REQUIREMENTS
ALL PARKING HAS A MINIMUM 24' - 0" DRIVEWAY
1 SPACE PER 250 SF FLOOR AREA
SPACE DIMENSIONS: 9' - 0" X 18' - 0" WITH 90 DEGREE ANGLE
93,308 SF / 250 = 373.23
REQUIRED: 374 TOTAL SPACES
REQUIRED: 19 ADA SPACES
REQUIRED LOADING: 1/25,000 SF = 4
TOTAL PROVIDED: 175 SPACES
INCLUDES:
19 ADA SPACES PROVIDED
27 CARPOOL ONLY SPACES
4 LOADING SPACES (10'X20' MINIMUM)
Revisions
mark
description
date

Requested Deviation from Maricopa County Zoning Ordinance Standards
REGULATION
BASE ZONING DISTRICT
REGULATIONS (C-2 WSC)
PROPOSED ZONING
REGULATIONS (C-2 CUPD WSC)
Height
Min. Street-side
Yard
40'
40'
Min. Side Yard
Min. Front Yard
Min. Rear Yard
Min. Lot Area
Min. Lot Width
Max Lot
Coverage
Parking
Pavement
Sign Regulations
Loading and
Unloading
Regulations
25'
10'
10'
25' (abutting rural or residential)
6000 SF
60'
60%
1 per 250 sq. ft. of floor area
Paved or alternative ABC material
Chapter 14, Section 1401 & 1403 of
MCZO
1 loading space per 25,000 sq. ft. of
floor area
25'
10'
0'
25’ (abutting rural or residential)
6000 SF
60'
60%
175 spaces required/Any future floor area
associated with the administration/office
use shall require parking under the
office/commercial standard of 1 space per
250 sq. ft. of floor area. All required ADA
spaces shall be required for future
amendments.
Minimum 8 inch compacted ABC used for
roadways, with rolled and compacted
decomposed granite with Stalok stabilizer
subject to a Maricopa County Air Quality
Control dust control plan approval. All
required ADA parking spaces and
pathways shall be paved with a minimum of
asphalt millings bound with a liquid
binding emulsifier.
Chapter 14, Section 1401 & 1403 of MCZO
1 loading space per 25,000 sq. ft. of floor area
Outside Activity
All commercial uses required to be
located in a completely enclosed
building
Uses associated with the group care facility
component and office recreational uses are
permitted outdoors. Special events unrelated to
the permitted uses are prohibited.
Screening/
Buffering
6’ solid masonry wall adjacent to or
abutting any rural or residential zone
boundary
No Screening required
Landscaping
5’ landscaping strip required along
road frontages
5’ landscaping strip required along road
frontages
Sight Visibility
Triangles
Required. Driveways and Parking
are not permitted within SVTs
Required. Driveways and Parking are not
permitted within SVTs
Requested Deviation from Maricopa County Zoning Ordinance Standards
REGULATION
BASE ZONING DISTRICT
REGULATIONS (C-2 WSC)
PROPOSED ZONING
REGULATIONS (C-2 CUPD WSC)
Min. ROW
Setback to State
Highway
Min. ROW
Setback to
Section Line
Permitted Uses
Min. ROW
setback to local
roads
Max. Hillside
Height
Max. Hillside Lot
Disturbance
Max. Hillside
Disturbance
Outside the
Building
Envelope
Max.
Wickenburg
Scenic Corridor
Height
Architecture of
Wickenburg
Scenic Corridor
Access from
Wickenburg
Highway
All uses permitted by right in a C-2
zoning district
75’ from and on both sides of the
centerline of all proposed section
line roads
55’ from and on both sides of the
centerline of all proposed section
line roads
25’ from and on both sides of the
centerline of all existing and
proposed local roads
30’ above original/natural grade
75,000 sq. ft
Not yet determinable
33’ above road grade
A minimum of 80% of surface
material, excluding doors and
windows, shall be made to appear
as if natural materials were used in
construction. The use of reflective
glass shall be prohibited. All
accessory structures and
improvements must be similar in
style and appearance to the
architecture of the principal building.
The number of access points to the
Wickenburg Highway shall be
minimized. A minimum separation of
one half mile between access points
on either side of the highway is
required unless otherwise approved
by the Board of Supervisors after
finding that no alternative is
available. Common access points
will be encouraged for all new
development. All intersections of
local roads shall be at 90 degrees
(right angle) with the Wickenburg
Highway.
Offices, group care facility and associated
accessory uses shall be the only uses
permitted in the C-2 CUPD zoning district
0’ per MCDOT sign off
0’ with ADOT approval
0’
30’ above original/natural grade
226,918 SF
9,404 sf
33’ above road grade
A minimum of 80% of surface material,
excluding doors and windows, shall be made
to appear as if natural materials were used in
construction. The use of reflective glass shall
be prohibited. All accessory structures and
improvements must be similar in style and
appearance to the architecture of the principal
building.
Additional access points to the Wickenburg
Highway permitted with BOS and ADOT
approval
Min. Existing
Natural Slope
Maintained
90%
90%
Access to Site
Only one entry and one exit
permitted unless approved by the
County Engineer
Additional entry and exit from US-60
permitted with BOS and ADOT approval
Min. Landscape
Setback in
Wickenburg
Scenic Corridor
25'
25'
Requested Deviation from Maricopa County Zoning Ordinance Standards
REGULATION
BASE ZONING DISTRICT
REGULATIONS (C-2 WSC)
PROPOSED ZONING
REGULATIONS (C-2 CUPD WSC)
Requied slope
stabilization and
restoration
Vegetation shall be reestablished on
all exposed fill slopes, cut slopes,
and graded areas, or areas
otherwise disturbed, by means of a
mixture of indigenous grasses,
shrubs, trees or cacti to provide a
basic ground cover which will
prevent erosion and permit natural
revegetation. In lieu of the
reestablishment of indigenous
vegetation, all exposed cut slopes
shall be riprapped with stone or
chemically stain treated with
materials which blend in with the
natural setting.
Native desert vegetation, including native
seed mixes, will be used to revegetate all
exposed fill slopes, cut slopes, graded
areas, and otherwise disturbed areas.
Project Name:
Date:
Sheet Name:
Sheet No.
© 2022 RD Architecture PLLC dba 3rd story
Scale:
Drn:
Chk:
20789 N. Pima Road
Suite 220
Scottsdale AZ 85255
480.607.3337
connect@3rdstory.com
ARCHITECTURE
DESIGN
LAND PLANNING
12" = 1'-0"
THE MEADOWS -
ROCKING HORSE
RANCH
LEGAL
DESCRIPTION +
DEVIATIONS
A0.01
Author
Checker
05/25/2023
48063 N US Highway 60
EXHIBIT A - LEGAL DESCRIPTION
APN 503-06-027R
Legal Description
BEGINNING AT A 3-INCH BRASS DISK AT THE SOUTHEAST CORNER OF SECTION 28, TOWNSHIP 7 NORTH, RANGE 4 WEST;
THENCE ALONG THE SOUTHERLY LINE OF SAID SECTION 28, NORTH 89°28'29" WEST 1,315.40 FEET, TO A ¾-INCH IRON ROD WITH A TAG INSCRIBED "2527", AT THE SOUTHEAST CORNER OF THE SOUTHWEST ONE-QUARTER OF THE
SOUTHEAST ONE-QUARTER OF SECTION 28, TOWNSHIP 7 NORTH, RANGE 4 WEST;
THENCE CONTINUING ALONG THE SOUTHERLY LINE OF SECTION 28, NORTH 89°20'07" WEST 205.25 FEET, TO A 3/4-INCH IRON ROD WITH A PLASTIC CAP INSCRIBED "45721";
THENCE LEAVING SAID SOUTHERLY LINE, NORTH 00°41'20" EAST 431.84 FEET, TO A 1-INCH IRON PIPE WITH A 2-1/2-INCH BRASS DISK;
THENCE NORTH 05°20'03" WEST 634.88 FEET, TO A 1-INCH IRON PIPE WITH A 2-1/2-INCH BRASS DISK;
THENCE SOUTH 64°19'29" WEST 923.25 FEET, TO A 1/2-INCH IRON ROD WITH A PLASTIC CAP INSCRIBED "45721" ON THE EASTERLY RIGHT-OF-WAY LINE OF US HIGHWAY 60 (VARYING WIDTH RIGHT-OF-WAY);
THENCE ALONG SAID EASTERLY RIGHT-OF-WAY LINE ALONG A NON-TANGENT CURVE TO THE RIGHT WITH A RADIUS OF 3737.58 FEET, DELTA OF 0°52'44", ARC LENGTH OF 57.07 FEET, AND A CHORD OF NORTH 02°11'25" WEST 57.07
FEET, TO A 3 1/2-INCH BRASS DISC INSCRIBED "ADOT 19817";
THENCE NORTH 00°11'32" WEST 736.42 FEET;
THENCE ALONG A CURVE TO THE LEFT WITH A RADIUS OF 6443.13 FEET, DELTA OF 0°24'03", ARC LENGTH OF 45.08 FEET, AND A CHORD OF NORTH 05°17'23" WEST 45.08 FEET;
THENCE ALONG A CURVE TO THE LEFT WITH A RADIUS OF 6443.13 FEET, DELTA OF 02°08'34", ARC LENGTH OF 240.97 FEET, AND A CHORD OF NORTH 06°33'42" WEST 240.95 FEET;
THENCE ALONG A CURVE TO THE LEFT WITH A RADIUS OF 6443.13 FEET, DELTA OF 01°58'24", ARC LENGTH OF 221.90 FEET, AND A CHORD OF NORTH 08°37'11" WEST 221.89 FEET, TO A 3 1/2-INCH BRASS DISC INSCRIBED "ADOT 19817";
THENCE LEAVING SAID EASTERLY RIGHT-OF-WAY LINE, SOUTH 89°30'02" EAST 562.94 FEET, TO A ½-INCH IRON ROD WITH A PLASTIC CAP INSCRIBED "67585";
THENCE NORTH 48°48'57" WEST 172.57 FEET, TO A ¾-INCH IRON ROD WITH A TAG INSCRIBED "13941";
THENCE NORTH 40°55'39" EAST 284.45 FEET, TO A ½-INCH IRON ROD;
THENCE NORTH 41°52'37" WEST 331.14 FEET;
THENCE NORTH 47°03'51" EAST 129.02 FEET, TO A MAGNAIL WITH A TAG INSCRIBED "67585", ON THE NORTHERLY LINE OF THE SOUTHEAST QUARTER OF SECTION 28;
THENCE ALONG SAID NORTHERLY LINE, SOUTH 89°29'09" EAST 741.24 FEET, TO A ½-INCH IRON ROD WITH A PLASTIC CAP INSCRIBED "67585", AT THE NORTHWEST CORNER OF THE NORTHEAST QUARTER OF THE SOUTHEAST
QUARTER OF SECTION 28, TOWNSHIP 7 NORTH, RANGE 4 WEST;
THENCE CONTINUING ALONG SAID NORTHERLY LINE, SOUTH 89°31'33' EAST 1,285.10 FEET, A 1-INCH IRON PIPE WITH A 2 ½-INCH BRASS CAP, AT THE EAST QUARTER CORNER OF SECTION 28;
THENCE ALONG THE EASTERLY LINE OF SECTION 28, SOUTH 00°58'20" WEST 2,617.32 FEET, TO THE POINT OF BEGINNING.
EXHIBIT B - DEVIATIONS FROM STANDARDS
Revisions
mark
description
date

X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
30' SETBACK
AC
AC
W
T
T
T
GV
GV
GV
GV
EM
25' SETBACK
25' SETBACK
10' SETBACK
10' SETBACK
10' SETBACK
10' SETBACK
10' SETBACK
10' SETBACK
10' SETBACK
10' SETBACK
10' SETBACK
10' SETBACK
10' SETBACK
10' SETBACK
GV
GV
GV
GV
40009
GATE KEYPAD
MB
MB
GV
GLM
GLM
GLM
UP
UP
G E
T
EP
EP
P
EP
EP
EP
EP
EP
EP
GUARDRAIL
WALL
WALL
BWF
BWF
BWF
BWF
BWF
BWF
BWF
BWF
BWF
EFFECTIVE FLOOD PLAN (FEMA EFFECTIVE)
LEGEND
GENERAL NOTES ABOUT ACCURACY OF SURVEY, ETC.
LINE TYPES
10' CONTOURS
PROPERTY LINE, SUBJECT PROPERTY
SETBACK LINE
ACCESS EASEMENT
UTILITY EASEMENT (UE)
ROAD CENTERLINE
R.O.W.
A
B
C
1
2
3
4
13
13
ROCKING HORSE LANE
5
5
US HWY 60
SAN DOMINGO PEAK TRAIL
11
9
14
BUREAU OF LAND
MANAGEMENT
BUREAU OF LAND
MANAGEMENT
BUREAU OF LAND
MANAGEMENT
BUREAU OF LAND
MANAGEMENT
PRECISION BLASTING
SERVICES, INC.
47447 N HWY 60
MORRISTOWN, AZ 85358
APN: 503-99-009C
ZONING: C2
USE: BLASTING
MEI-D PROPERTIES LLC
47515 N HWY 60
MORRISTOWN, AZ 85358
APN: 503-99-009A
ZONING: C2
USE: LANDSCAPE
CONSTRUCTION OFFICE
CHAD & RACHEL UECKER
47447 W 100TH DR
MORRISTOWN, AZ 85342
APN: 503-99-009D
ZONING: RU-43
USE: RESIDENTIAL
SCHLARBAUM
FAMILY TRUST
48115 N US HIGHWAY 60
MORRISTOWN 85342
APN: 503-06-025
ZONING: RU - 43
USE: RESIDENTIAL
CLAY & JACQUE COMBS
48027 N GRAND AVE
MORRISTOWN 85342
APN: 503-06-014
ZONING: RU - 43
USE: RESIDENTIAL
SCHLARBAUM
FAMILY TRUST
1812 W PEPPERWOOD
CIR MORRISTOWN 85342
APN: 503-06-005
ZONING: RU - 43
USE: RESIDENTIAL
DOUGLAS K & ROSEMARY L
PETERSON
APN: 503-06-019D
ZONING: RU - 43
USE: RESIDENTIAL
4
2
3
12
10
8
7
15
16
19
6
6
17
~521'
22
21
21
21
20
20
20
23
25
26
27
27
28
28
28
28
29
30
30
88'
NORTH LINE, SOUTHEAST 1/4,
SEC. 28, T7N, R4W
S 89°29'09" E 741.24' (M)
NORTH LINE, SOUTHEAST 1/4,
SEC. 28, T7N, R4W
S 89°31'33"E 1285.10' (M)
S 00°58'20" W 436.28' (M)
EAST LINE SEC. 28, T7N, R4W
S 00°58'20" W 872.38' (M)
EAST LINE SEC. 28, T7N, R4W
S 00°58'20" W 1308.66' (M)
SOUTH LINE SEC. 28, T7N, R4W
N 89°28'29" W 1315.40' (M)
N 89°20'07" W 205.25' (M)
N 00°41'20" E 431.84' (M)
N 05°20'03" W 634.88' (M)
S 64°19'29" W 921.64' (M)
N 00°11'32" W 736.42' (M)
S 89°30'02" E 562.94' (M)
N 48°48'57" E
172.57' (M)
N 40°55'39" E 284.45' (M)
N 41°52'37" W 331.14' (M)
N 47°03'51" E
129.02' (M)
N 08°37'11" W
221.89'
N 06°33'42" W
240.95'
N 05°17'23" W
45.08'
N 02°11'25" W
57.07'
31
15'
24'
18
CLASS 3
CLASS 2
CLASS 2
CLASS 1
24
6
6
6
300'
1320'
32
33
~18.64'
521' - 0 5/16"
~90.62'
5
28
498'
EXIT
ONLY
12'
12'
52'
24'
23'
12'
12'
N
Project Name:
Date:
Sheet Name:
Sheet No.
© 2022 RD Architecture PLLC dba 3rd story
Scale:
Drn:
Chk:
20789 N. Pima Road
Suite 220
Scottsdale AZ 85255
480.607.3337
connect@3rdstory.com
ARCHITECTURE
DESIGN
LAND PLANNING
As indicated
THE MEADOWS -
ROCKING HORSE
RANCH
SITE
A1.00
Author
Checker
05/25/2023
48063 N US Highway 60
SCALE: 1" = 160'-0"
1
OVERALL SITE PLAN
0
320
480
640
160
GRAPHIC SCALE
GENERAL NOTES
1.
ROAD INTERSECTIONS WITHIN PROPERTIES REMAIN
EXISTING.
2.
DRIVEWAY, DRIVEWAY APRON AND PARKING SPACES
TO BE STABILIZED GRANITE WITH LIQUID BINDING
FOR DUST CONTROL.
3.
DISTANCE BETWEEN ROCKING HORSE RANCH LANE
AND LEFT HAND TURN LANE AS NOTED ON RPGA.
SUBJECT TO REVISION PER ADOT'S DESIGN.
4.
REFER TO SHEET A1.00 FOR PARKING INFORMATION.
KEYNOTES
1.
NOT USED
2.
25' LANDSCAPE SETBACK FROM R.O.W. EXISTING
LANDSCAPE WITHIN REQUIRED LANDSCAPE
SETBACK SHALL BE PRESERVED.
3.
RIGHT-OF-WAY, OVERLAYS PROPERTY LINE
4.
REPAIR EXISTING GATE
5.
EXISTING DRIVEWAY ACCESS. NEW DRIVEWAY
WIDTH FROM ROCKING HORSE RANCH LN. GATE
ENTRY IS 24' - 0".
6.
LOADING SPACE. 10'X20' MINIMUM
7.
MULTIPURPOSE BUILDING
8.
LOBBY
9.
SOUND WALL
10.
ADMINISTRATION BUILDING
11.
BERM
12.
FITNESS CENTER
13.
EXISTING OVERHEAD POWER LINE
14.
PROPOSED POND
15.
CLINICAL FACILITY AND FITNESS CENTER
16.
ADOLESCENT 1
17.
ADOLESCENT 2
18.
EXISTING DRIVE. CONTINUATION OF ROCKING HORSE
LANE. TRANSITION INTO SAN DOMINGO PEAK TRAIL.
19.
EQUINE CENTER
20.
UTILITY EASEMENT
21.
INGRESS / EGRESS EASEMENT
22.
10' ELECTRIC LINE EASEMENT
23.
EXISTING SEPTIC SYSTEM
24.
CLASSROOM / ART ROOM ADDITION
25.
NEW SITE RETAINING WALL
26.
WIDENED EXISTING ROAD TO 24'
27.
NEW PARKING SPACES
28.
NEW DRIVE
29.
NEW STABLES
30.
NEW SIGNAGE
31.
BEGINNING OF WIDENED ROAD. WIDENED ROAD TO
BE STABILIZED GRANITE WITH SLURRY COAT FOR
DUST CONTROL. EXISTING DRIVE TO REMAIN AS
EXISTING.
32.
ADDITIONAL CLINICAL SPACE/ DORM 3
33.
WATER STORAGE TANK
PROJECT INFORMATION
SCALE: 1" = 60'-0"
2
HIGHWAY CALLOUT
EXISTING
ZONING:
RU-43 & C-2, WICKENBURG SCENIC CORRIDOR
PROPOSED
ZONING:
C-2 CUPD WICKENBURG SCENIC CORRIDOR
EXISTING
LAND USE:
RURAL RESIDENTIAL
PROPOSED
LAND USE:
COMMERCIAL
REQUEST:
ZONE CHANGE WITH OVERLAY FROM RU-43 &
C-2 TO C-2 CUPD WICKENBURG SCENIC
CORRIDOR FOR THE MEADOWS ADOLESCENT
CENTER
PARCEL APN:
503-06-027R
GROSS ACRES:
122.25 AC
NET ACRES:
122.25 AC
UNDER ROOF COVERAGE (INCLUDES CANOPIES):
ADMIN BUILDING: +/- 30,500 SF
LOBBY: +/- 2,863 SF
MULTIPURPOSE: +/-8,500 SF
COVERED WALKWAY: +/- 2,450 SF
CORPORATE FITNESS: +/- 3,500 SF
POND PUMP HOUSE: +/- 512 SF
EQUINE THERAPY CENTER: +/- 400 SF
NEW STABLES: +/- 3,500 SF
AWNING: +/- 325 SF
EQUINE WELL PUMP HOUSE: +/- 180 SF
EQUINE WATER STORAGE TANK: +/- 200 SF
WATER PRESSURE TANK: +/- 28 SF
ADOLESCENT DORM 1: +/- 8,000 SF
ADOLESCENT DORM 2: +/- 8,000 SF
ADDITIONAL CLINICAL SPACE/ DORM 3: +/- 8,000 SF
CLINICAL FACILITY: +/- 11,000 SF
FITNESS CENTER: +/- 2,450 SF
CLASSROOM: +/- 2,900 SF
WATER STORAGE TANK: +/- 8,700 SF
TOTAL: 102,004 SF
TOTAL SITE SF: 5,325,210 SF (122.25 AC)
TOTAL LOT COVERAGE: 0..01915 = 1.915%
Revisions
mark
description
date

FLOODWAY
100-YEAR FLOOD ZONE
LEGEND
REFERENCED FROM FLOODPLAIN AND ELEVATION CERTIFICATE VIEWER,
FLOOD CONTROL DISTRICT OF MARICOPA COUNTY, 08/20/2021.
REFERENCE CIVIL DRAWINGS FOR GRADING AND DRAINAGE.
NO BUILDINGS WILL BE LOCATED WITHIN THE FLOOD PLAIN. ROADWAY
AND PARKING LOT WORK, SITE GRADING, AND LANDSCAPE WILL FOLLOW
THE 2018 FLOODPLAIN REGULATIONS, FLOOD CONTROL DISTRICT OF
MARICOPA COUNTY (AE & AEFW).
EFFECTIVE FLOOD PLAN (FEMA EFFECTIVE)
N
Project Name:
Date:
Sheet Name:
Sheet No.
© 2022 RD Architecture PLLC dba 3rd story
Scale:
Drn:
Chk:
20789 N. Pima Road
Suite 220
Scottsdale AZ 85255
480.607.3337
connect@3rdstory.com
ARCHITECTURE
DESIGN
LAND PLANNING
As indicated
THE MEADOWS -
ROCKING HORSE
RANCH
FEMA ANALYSIS
A1.01
Author
Checker
05/25/2023
48063 N US Highway 60
SCALE: 1" = 160'-0"
1
FEMA SITE ANALYIS
0
320
480
640
160
GRAPHIC SCALE
Revisions
mark
description
date

1980.00
1990.00
1990.00
2000.00
2000.00
2010.00
2020.00
2020.00
2030.00
2040.00
2050.00
2060.00
2060.00
2070.00
1986.00
1988.00
1988.00
1988.00
1988.00
1992.00
1996.00
1996.00
1996.00
2002.00
2002.00
2002.00
2006.00
2008.00
2012.00
2014.00
2014.00
2016.00
2016.00
2018.00
2018.00
2018.00
2022.00
2022.00
2022.00
2024.00
2026.00
2028.00
2032.00
2032.00
2034.00
2034.00
2036.00
2036.00
2038.00
2042.00
2044.00
2046.00
2048.00
2052.00
2054.00
2056.00
2056.00
2056.00
2058.00
2058.00
2062.00
2064.00
2066.00
2068.00
A1
B2
B3
A3
BUREAU OF LAND MANAGEMENT
/
1
A1.23
/
1
A1.21
/
1
A1.22
19
03
23
23
03
24
11
04
03
25
03
23
26
27
27
15
27
03
18
WELL PUMP
HOUSE
+/- 180 SF
AWNING
+/- 325 SF
24
18
24
03
03
24
03
15
29
35'
75'
NEW EQUINE CENTER
+/- 400 SF
NEW STABLES
+/- 3,500 SF
50'
70'
20'
20'
76'
15
9'
20'
13'
25'
20' INGRESS/EGRESS EASMENT
20' INGRESS/EGRESS EASMENT
40' INGRESS/EGRESS
UTILITIES EASEMENT
RECORDED AS 00-0160200
EAST LINE SEC. 28, T7N, R4W
S 00°58'20" W 872.38' (M)
ADDITIONAL CLINICAL
SPACE/ DORM 3
@2017'
SF: +/- 8,000.00
+/- 200 SF
24'
24'
75'
24'
9'
18'
5'
9'
18'
15
15
7
6
7
37
+/- 28 SF
65'
75'
21'
34'
21'
16'
7'
15'
16'
6'
16'
11'
21'
8'
15'
27'
42'
75'
21'
34'
21'
14'
9'
29'
15'
21'
21'
LOAD
CAR
POOL
CAR
POOL
CAR
POOL
38
38
A
B
C
1
2
3
4
A2
A1
A3
A4
B4
B3
B2
B1
C2
C3
C4
KEYNOTES
1.
"POP UP" SPRINKLERS MOUNTED ON WOODEN AND METAL POLES ± 6'
OFF THE GROUND. IT IS ASSUMED THESE SPRINKLERS ARE FOR FIRE
SUPPRESSION.
2.
FIRE HOSE
3.
ELECTRICAL PANEL
4.
TRANS PAD TX 241273
5.
QWEST RISER
6.
UNDERGROUND WATER STORAGE TANK
7.
KEYSTONE RETAINING WALL
8.
KOI POND
9.
PAVER WALKWAY
10.
SWIMMING POOL & DECK
11.
SEPTIC DRAIN FIELD
12.
SEPTIC TANK
13.
SCREEN WALL
14.
UNKNOWN WATER
15.
NEW CULVERT FOR WATER REDIRECTION
16.
ELECTRICAL CONT.
17.
WELL
18.
WATER VALVE
19.
ELECTRICAL STUB
20.
PUMP EQUIPMENT
21.
PROPANE TANK
22.
SEPTIC CLEAN OUT
23.
BURIED CABLE MARKER
24.
HOSE BIB
25.
WATER PRESSURE TANK
26.
SECURITY CAMERA
27.
IRRIGATION, CONTINUOUS ALONG HORSE PASTURE FENCE
28.
WATER STORAGE TANK
29.
CULVERTED LAND BRIDGE
30.
ACTIVITES YARD ~2803 SF
31.
VIEW / DISTANCE YARD
32.
RECLUSIVE GROVE
33.
TREE / BIRD YARD
34.
POND/WATER YARD
35.
NEW SITE RETAINING WALL TO PROVIDE NEW 24' ROAD WIDTH
36.
ROCKING HORSE LN
37.
LOADING ZONE MIN. 10' X 20'
38.
CARPOOL PARKING
KEYNOTE LEGEND AND COMPONENTS BASED ON SURVEY PERFORMED BY
"NEXUS SOUTHWEST LLC, JOB NO. 20-804NW, DATED 11/02/2020 BY ADAM M.
HAYWOOD RLS 67585.
EFFECTIVE FLOOD PLAN (FEMA EFFECTIVE)
LEGEND
GENERAL NOTES ABOUT ACCURACY OF SURVEY, ETC.
LINE TYPES
10' CONTOURS
PROPERTY LINE, SUBJECT PROPERTY
SETBACK LINE
ACCESS EASEMENT
UTILITY EASEMENT (UE)
ROAD CENTERLINE
R.O.W.
EXISTING SITE WELL/WATER/FIRE
EXISTING SITE ELECTRICAL
EXISTING SITE CONDITION
N
Project Name:
Date:
Sheet Name:
Sheet No.
© 2022 RD Architecture PLLC dba 3rd story
Scale:
Drn:
Chk:
20789 N. Pima Road
Suite 220
Scottsdale AZ 85255
480.607.3337
connect@3rdstory.com
ARCHITECTURE
DESIGN
LAND PLANNING
As indicated
THE MEADOWS -
ROCKING HORSE
RANCH
SECTOR PLAN - A2
A1.20
Author
Checker
05/25/2023
48063 N US Highway 60
SCALE: 1" = 50'-0"
1
SECTOR PLAN - A2
0
100
150
200
50
GRAPHIC SCALE
KEY MAP
Revisions
mark
description
date

1970.00
1970.00
1970.00
1980.00
1990.00
2000.00
2010.00
2010.00
2020.00
2020.00
2030.00
2030.00
2040.00
1952.00
1952.00
1954.00
1954.00
1958.00
1962.00
1964.00
1966.00
1966.00
1968.00
1974.00
1974.00
1976.00
1978.00
1982.00
1984.00
1986.00
1988.00
1992.00
1994.00
1996.00
1998.00
2002.00
2002.00
2004.00
2006.00
2008.00
2008.00
2012.00
2012.00
2014.00
2016.00
2016.00
2018.00
2018.00
2018.00
2022.00
2022.00
2022.00
2022.00
2024.00
2024.00
2026.00
2028.00
2028.00
2032.00
2032.00
2034.00
2034.00
2034.00
2036.00
2038.00
2038.00
2038.00
2038.00
2038.00
2038.00
2038.00
T
T
T
J
J
J
BUREAU OF LAND MANAGEMENT
EXISTING
GROUP HOME
SF: +/- 11,000
EXISTING FITNESS
CENTER
SF: +/- 2,450
ADOLESCENT
DORM 1
@2025'
SF:+/- 8,000.00
1970'
1980'
1990'
2000'
2010'
2020'
2030'
2038'
2030'
A2
B2
A4
B4
B3
30
31
34
33
32
/
1
A1.23
/
1
A1.22
/
1
A1.20
01
01
01
01
01
07
07
08
08
07
10
07
07
12
11
13
02
02
05
03
04
16
17
20
19
06
14
18
19
17
21
22
03
19
23
23
07
35
ADOLESCENT
DORM 2
@ 2029'
SF: +/- 8,000
36
36
15
35
EAST LINE SEC. 28, T7N, R4W
S 00°58'20" W 872.38' (M)
40' INGRESS/EGRESS
UTILITIES EASEMENT
RECORDED AS 00-0160200
20' INGRESS/EGRESS
SAN DOMINGO PEAK TRAIL
20' INGRESS/EGRESS
SAN DOMINGO PEAK TRAIL
20' INGRESS/EGRESS
SAN DOMINGO PEAK TRAIL
CLASSROOM
SF: +/- 2,900
10' UTILITIES EASEMENT
RECORDED AS DOCKET 12049,
PAGE 69
10' UTILITIES EASEMENT
RECORDED AS DOCKET 12049,
PAGE 69
30' INGRESS/EGRESS EASEMENT
PARCEL 22
30' INGRESS/EGRESS EASEMENT
PARCEL 21
30' INGRESS/EGRESS EASEMENT
PARCEL 20
9' 5'
18'
7
1
2
18'
9'
11'
5'
20'
24'
24'
9'
18'
7
9' 5'
9'
5'
11'
18'
19
37
LOAD
CAR
POOL
CAR
POOL
CAR
POOL
CAR
POOL
CAR
POOL
CAR
POOL
38
38
38
A1.25
1
A1.25
2
A3
A
B
C
1
2
3
4
A1
A2
A4
B4
B3
B2
B1
C2
C3
C4
KEYNOTES
1.
"POP UP" SPRINKLERS MOUNTED ON WOODEN AND METAL POLES ± 6'
OFF THE GROUND. IT IS ASSUMED THESE SPRINKLERS ARE FOR FIRE
SUPPRESSION.
2.
FIRE HOSE
3.
ELECTRICAL PANEL
4.
TRANS PAD TX 241273
5.
QWEST RISER
6.
UNDERGROUND WATER STORAGE TANK
7.
KEYSTONE RETAINING WALL
8.
KOI POND
9.
PAVER WALKWAY
10.
SWIMMING POOL & DECK
11.
SEPTIC DRAIN FIELD
12.
SEPTIC TANK
13.
SCREEN WALL
14.
UNKNOWN WATER
15.
NEW CULVERT FOR WATER REDIRECTION
16.
ELECTRICAL CONT.
17.
WELL
18.
WATER VALVE
19.
ELECTRICAL STUB
20.
PUMP EQUIPMENT
21.
PROPANE TANK
22.
SEPTIC CLEAN OUT
23.
BURIED CABLE MARKER
24.
HOSE BIB
25.
WATER PRESSURE TANK
26.
SECURITY CAMERA
27.
IRRIGATION, CONTINUOUS ALONG HORSE PASTURE FENCE
28.
WATER STORAGE TANK
29.
CULVERTED LAND BRIDGE
30.
ACTIVITES YARD ~2803 SF
31.
VIEW / DISTANCE YARD
32.
RECLUSIVE GROVE
33.
TREE / BIRD YARD
34.
POND/WATER YARD
35.
NEW SITE RETAINING WALL TO PROVIDE NEW 24' ROAD WIDTH
36.
ROCKING HORSE LN
37.
LOADING ZONE MIN. 10' X 20'
38.
CARPOOL PARKING
KEYNOTE LEGEND AND COMPONENTS BASED ON SURVEY PERFORMED BY
"NEXUS SOUTHWEST LLC, JOB NO. 20-804NW, DATED 11/02/2020 BY ADAM M.
HAYWOOD RLS 67585.
EFFECTIVE FLOOD PLAN (FEMA EFFECTIVE)
LEGEND
GENERAL NOTES ABOUT ACCURACY OF SURVEY, ETC.
LINE TYPES
10' CONTOURS
PROPERTY LINE, SUBJECT PROPERTY
SETBACK LINE
ACCESS EASEMENT
UTILITY EASEMENT (UE)
ROAD CENTERLINE
R.O.W.
EXISTING SITE WELL/WATER/FIRE
EXISTING SITE ELECTRICAL
EXISTING SITE CONDITION
N
Project Name:
Date:
Sheet Name:
Sheet No.
© 2022 RD Architecture PLLC dba 3rd story
Scale:
Drn:
Chk:
20789 N. Pima Road
Suite 220
Scottsdale AZ 85255
480.607.3337
connect@3rdstory.com
ARCHITECTURE
DESIGN
LAND PLANNING
As indicated
THE MEADOWS -
ROCKING HORSE
RANCH
SECTOR PLAN - A3
A1.21
Author
Checker
05/25/2023
48063 N US Highway 60
SCALE: 1" = 50'-0"
1
SECTOR PLAN - A3
0
100
150
200
50
GRAPHIC SCALE
KEY MAP
Revisions
mark
description
date

1930.00
1930.00
1940.00
1940.00
1940.00
1950.00
1960.00
1970.00
1980.00
1990.00
1990.00
2000.00
2010.00
1926.00
1928.00
1928.00
1932.00
1932.00
1932.00
1934.00
1934.00
1934.00
1936.00
1936.00
1936.00
1936.00
1936.00
1938.00
1938.00
1938.00
1942.00
1942.00
1942.00
1944.00
1944.00
1946.00
1946.00
1946.00
1948.00
1952.00
1954.00
1956.00
1958.00
1962.00
1962.00
1964.00
1966.00
1968.00
1974.00
1976.00
1978.00
1982.00
1982.00
1984.00
1992.00
1992.00
1994.00
1994.00
1996.00
1996.00
2002.00
2004.00
2006.00
2008.00
2012.00
2012.00
2014.00
10' SETBACK
10' SETBACK
B3
/
1
A1.23
A2
/
1
A1.20
A3
/
1
A1.21
C3
/
1
A1.21
C2
/
1
A1.24
EXISTING OVERHEAD POWER
40' INGRESS/EGRESS
UTILITIES EASEMENT
RECORDED AS 00-0160199
20' INGRESS/EGRESS
UTILITIES EASEMENT
RECORDED AS 99-0885455
SIDE YARD SETBACK
10'
SIDE YARD SETBACK
10'
R 52' - 8"
WATER STORAGE
TANK
SF: +/- 8,700
B2
A
B
C
1
2
3
4
A1
A2
A4
B4
A3
B3
B1
C2
C3
C4
EFFECTIVE FLOOD PLAN (FEMA EFFECTIVE)
LEGEND
GENERAL NOTES ABOUT ACCURACY OF SURVEY, ETC.
LINE TYPES
10' CONTOURS
PROPERTY LINE, SUBJECT PROPERTY
SETBACK LINE
ACCESS EASEMENT
UTILITY EASEMENT (UE)
ROAD CENTERLINE
R.O.W.
EXISTING SITE WELL/WATER/FIRE
EXISTING SITE ELECTRICAL
EXISTING SITE CONDITION
N
Project Name:
Date:
Sheet Name:
Sheet No.
© 2022 RD Architecture PLLC dba 3rd story
Scale:
Drn:
Chk:
20789 N. Pima Road
Suite 220
Scottsdale AZ 85255
480.607.3337
connect@3rdstory.com
ARCHITECTURE
DESIGN
LAND PLANNING
As indicated
THE MEADOWS -
ROCKING HORSE
RANCH
SECTOR PLAN - B2
A1.22
Author
Checker
05/25/2023
48063 N US Highway 60
SCALE: 1" = 50'-0"
1
SECTOR PLAN - B2
0
100
150
200
50
GRAPHIC SCALE
KEY MAP
Revisions
mark
description
date