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July 26, 2023
Z2022103
Page 1 of 4
Report to the Board of Supervisors
Prepared by the Maricopa County Planning and Development Department
Board Hearing Date:
July 26, 2023
Case #/Title:
Z2022103 – NEC of 195th Avenue & Palm Lane
Supervisor District:
4
Applicant/Owner:
Tiffany and Bosco, PA / SJ Jiggs Enterprises LLC
Request:
1) Zone Change with Overlay from Rural-43 to C-2 CUPD
Site Location:
Generally located at the NEC of 195th Ave. and Palm Ln.
Site Size:
Approx. 4.51 acres
County Island Status:
Yes, City of Buckeye
Additional
Comments:
The applicant seeks a zone change to allow for the development of
future unspecified commercial uses which may include a veterinary
hospital. The Industrial Employment Center land use designation in
the White Tank/Grand Avenue Area Plan denotes areas for the
location of major employment centers. Uses permitted in this
category would include general warehousing, storage, distribution
activities, and general manufacturing. While proposed commercial
uses aren’t necessarily compatible with this land use designation,
staff notes that the county land use designation is a more intense
category than commercial land use designations. Additionally, the
City of Buckeye General Plan designates the future land use of the
site as Business Commerce or areas that comprise both
community and regional commercial development. The City of
Buckeye notes that appropriate zoning under this category includes
C-2 and C-3 under the city’s zoning ordinance and the uses
permitted in the municipal zoning are similar to the uses permitted
in county zoning. Staff is aware that the site has access to City of
Buckeye utilities and has encouraged annexation into the city. The
zone change has limited uses to only those that can be operated on
septic, well or public water system. Any uses that require sanitary
sewer will require the owner to enter into a pre-annexation
agreement with the city.
Staff routed the request to various external agencies and interested
parties including Luke Air Force Base (LAFB), ADOT and the City of
Buckeye. LAFB commented that this site is in the vicinity of the
base and recommended strong sound attenuation and notification
July 26, 2023
Z2022103
Page 2 of 4
to tenants and clients about the base. ADOT Right-of-Way Project
Management requested a copy of the traffic impact analysis and a
site plan once a precise plan is submitted due to the site’s proximity
to I-10. ADOT did note that it does not support signalizing an
intersection within 2,640’ of a ramp intersection and that trip
generation should be based off the current edition of the ITE Trip
Generation Manual. The City of Buckeye sent several comments to
staff regarding the proposal. Prior to application with the county,
the applicant held a pre-application meeting with the city. At the
time, the city had no interest in annexing the property; however, they
noted that since the pre-application meeting, a change in policy
occurred and the city is now interested in annexation of the
property. The applicant replied by stating that they will consider
annexation following the completion of the county process. The
applicant held a virtual public meeting of which there were no
neighborhood attendees. Staff received no letters of opposition
and one letter of support.
Commission
Recommendation:
On 6/22/23, the Commission voted 6-0 to adopt a motion
recommending the Board of Supervisors approve Z2022103
subject to conditions ‘a’ – ‘o’:
a.
Development of the site shall be in substantial conformance with the zoning exhibit
entitled “Zoning Exhibit –APN 502-67-013“, consisting of 1 page, dated May 1, 2023, and
stamped received May 1, 2023, except as modified by the following conditions.
b.
Development of the site shall be in substantial conformance with the narrative report
entitled “NEC of 195th Avenue and Palm Lane”, consisting of 10 pages, dated May 1, 2023,
and stamped received May 1, 2023, except as modified by the following conditions.
c.
Administrative approval of a plan of development will be required prior to approval and
issuance of construction permits to develop and establish use of the site.
d.
The following Planning Engineering conditions shall apply:
1. Without the submittal of a precise plan of development, no development approval is
inferred by this review, including, but not limited to drainage design, access and
roadway alignments. These items will be addressed as development plans progress
and are submitted to the county for further review and/or entitlement.
2. A traffic impact study to address traffic impact and roadway improvements required
to support the proposed development must be submitted with the Plan of
Development application. A joint access with the property on the south (parcel 502-
67-031G) that is fully aligned with the opposite driveway will be considered by MCDOT.
County requires the developer to coordinate with the adjacent property on the south
(parcel 502-67-631G) to build a joint access. A right-in, right-out driveway along 195th
Avenue north of the Palm Lane driveway may be approved upon submittal and
approval of a traffic impact study that supports the proposed driveway.
July 26, 2023
Z2022103
Page 3 of 4
3. 65’ half street right-of-way dedication is required for 195th Ave/Jackrabbit Trail an
Urban Principal arterial roadway, consistent with the preferred alternative for the
MCDOT 2019 Jackrabbit Trail Corridor Improvement Study.
4. Full half street improvements will be required for 195th Ave/Jackrabbit Trail based on
the Urban Principal arterial classification.
5. As the subject site is located within the county’s urbanized Area. The disturbed area
is stated as less than 1 acre. At time of building permit submittal, if disturbance
remains as less than 1 acres, then a Storm Water Pollution Prevention Permit (SWPPP)
from the County will not be required prior to issuance of any construction permits. This
does NOT preclude the requirement to obtain a Notice of Intent to Discharge (NOID)
from the State (ADEQ), as may be required.
6. 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.
7. Engineering review of planning and/or zoning cases is for conceptual design only and
does not represent final design approval nor shall it entitle applicants to future designs
that are not in conformance with Section 1205 of the Maricopa County Zoning
Ordinance and Drainage Policies and Standards; Floodplain Regulations for Maricopa
County; and the MCDOT Roadway Design Manual.
e.
The CUPD overlay is applied to restrict the use of the site. Until such time as the site is
served by sewer, uses on the site shall only be those acceptable to the Maricopa County
Environmental Services Department (MCESD) that can be accommodated by septic
systems. A public water system shall be required prior to establishment of any use that
requires potable water. A pre-annexation services agreement shall be required for any
uses that require sanitary sewer.
f.
The C-2 CUPD zoning district shall prohibit the following uses: adult-oriented businesses,
medical marijuana establishments and marijuana establishments.
g.
The developer shall address all requirements of ADOT as per the e-mail dated July 18,
2022 prior to issuance of construction permits.
h.
All habitable buildings constructed shall be constructed to attain a noise reduction level
as per ARS § 28-8482(B) and Maricopa County building codes.
i.
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.
j.
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.
July 26, 2023
Z2022103
Page 4 of 4
k.
Amendments to the zone change shall be processed as a revised application in
accordance with Maricopa County Zoning Ordinance requirements.
l.
Zoning approval is conditional per Maricopa County Zoning Ordinance, Article 304.6, and
ARS § 11-814 for five (5) years within which time a Plan of Development and initial
construction permit must be obtained or within which time annexation to the City of
Buckeye must occur.
m.
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.
n.
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.
o.
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
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
Attachment:
6/22/23 P&Z Packet (63 pages)
Note:
6/22/23 Draft P&Z Minutes are not available as of the writing of this report, but can be
provided upon request later when available.
Z2022103
Page 1 of 9
Report to the Planning and Zoning Commission
Prepared by the Maricopa County Planning and Development Department
Cases:
Z2022103 – NEC of 195th Avenue & Palm Lane
Hearing Date:
June 22, 2023
Supervisor District:
4
Applicant:
Tiffany and Bosco, PA
Owner:
SJ Jiggs Enterprises LLC
Request:
Zone change with overlay from Rural-43 to C-2 CUPD
Site Location:
Generally located at the NEC of 195th Ave. and Palm Ln.
Site Size:
Approx. 4.51 acres
Density:
N/A
County Island:
Yes, City of Buckeye
County Plan:
White Tank/Grand Avenue Area Plan – Industrial Employment Center
Municipal Plan:
City of Buckeye – Business Commerce
Municipal Comments:
City of Buckeye
Support/Opposition:
One letter in support
Recommendations:
Approve with conditions
Z2022103
Page 2 of 9
Project Summary:
1.
The applicant is requesting a zone change with overlay from Rural-43 to C-2 CUPD. The subject
property is located in the Buckeye area near the northeast corner of 195th Avenue and Palm Lane,
and is designated as Industrial in the White Tank / Grand Avenue Area Plan and Business
Commerce City in the Buckeye General Plan. The area of the site is approx. 4.51 acres.
2.
There is no plan of development (POD) included with this zone change request. Originally, the
applicant submitted a POD for a veterinary hospital on a portion of the site, but the applicant
withdrew the POD case in 2022. The intent remains to develop the property with a variety of
commercial uses. As the subject site is located in direct proximity to nearby residences, the
applicant proposed the CUPD to prohibit uses on site that may be considered neighborhood
unfriendly, including adult-oriented businesses and marijuana establishments.
3.
Primary access is available from 195th Avenue at the intersection of Palm Lane. MCDOT has
indicated that the prior access proposed with the withdrawn POD was not acceptable. MCDOT
will require the developer to coordinate with the adjacent property to the south (APN# 502-67-
631G) to build a joint access that is aligned with Palm Lane to the west.
4.
The subject property is within the Arizona Water Company service area. For water, the developer
notes that the company is developing a water facility on the parcel directly to the north of the site
and will serve the site. A will serve letter from the Arizona Water Company will be required with
the POD. Sewer service is available through the City of Buckeye upon annexation. Fire service will
be provided by the Buckeye Valley Rural Fire District. A future POD will require a precise plan
demonstrating emergency or secondary access to the site for fire service with fire code related
matters being resolved during construction permitting.
Exhibit 1 – Zoning Exhibit
5.
The subject property is currently zoned Rural-43. The applicant is proposing only to prohibit
neighborhood-unfriendly uses. The applicant is not requesting to vary development standards at
this time. The existing standards for the C-2 zoning district and proposed C-2 CUPD zoning district
are listed below:
Z2022103
Page 3 of 9
REGULATION
BASE ZONING DISTRICT
REGULATIONS (C-2)
PROPOSED ZONING
REGULATIONS (C-2 CUPD)
Height
40’
40’
Min. Front Yard
25’
25’
Min. Side Yard
10’
10’
Min. Street-side Yard
10’
10’
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
1 per 250 sq. ft. of floor area
Screening/Buffering
6’ solid masonry wall adjacent to or
abutting any rural or residential zone
boundary
6’ solid masonry wall adjacent to or
abutting any rural or residential zone
boundary
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
Sign Regulations
Chapter 14, Section 1401 & 1403 of
MCZO
Chapter 14, Section 1401 & 1403 of
MCZO
Permitted Uses
All uses permitted by right in a C-2
zoning district
All uses permitted in a C-2 zoning district
except that adult-oriented businesses,
medical marijuana establishments and
marijuana establishments are prohibited.
Z2022103
Page 4 of 9
Exhibit 2 – 2023 Aerial Map
Exhibit 3 – Rural-43 Zoning District & Surrounding Districts
Z2022103
Page 5 of 9
Existing On-Site and Adjacent Zoning / Land Use:
6.
On-site:
Rural-43 / vacant
North:
IND-1 IUPD / utility
South:
Rural-43 / vacant
East:
Rural-43 / single-family residential
West:
City of Buckeye SF-43 and Commercial Center / public facility
Utilities and Services:
7.
Water:
Arizona Water Company
Wastewater:
Septic or City of Buckeye*
Electric:
APS
School Districts:
Litchfield Elementary School District #79
Agua Fria Union High School District #16
Fire:
Buckeye Valley Rural Fire District or City of Buckeye*
Police:
Maricopa County Sheriffs Office (MCSO) or City of Buckeye*
*Upon annexation
Right-of-Way:
8.
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 ½ R/W
Future ½ R/W
Future Classification
195th Ave.
40’
65’
Urban Principal Arterial
Palm Ln.
Varies
Varies
Local/City of Buckeye
194th Ave.
25’
25’
Local
Adopted Plans:
9.
White Tank/Grand Avenue Area Plan (Adopted 2000): The land use of the site is designated as
Industrial Employment Center which denotes areas for the location of major employment centers.
Uses permitted in this category would include general warehousing, storage, distribution
activities, and general manufacturing. Compatibility with adjacent current and future land use is
an important consideration, and developments within this category are subject to review and
approval.
10.
City of Buckeye Imagine Buckeye General Plan 2040 (Amended 2022): The Business Commerce
land use designation denotes areas that comprise both community and regional commercial
development. This designation may also support professional offices and business parks.
Development in Business Commerce may vary in intensity. Uses should have access to major
roads and transit and should provide connections to Neighborhood areas, while also creating
opportunities for walkability. Zoning districts that are consistent with this land use designation
are: PO, C‐2, C‐3, BP.
Public Participation Summary:
11.
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
Z2022103
Page 6 of 9
within 300’ of the subject parcel and notification to interested parties. Signs were posted on site
in accordance with applicable regulations. Staff received a public participation results report in
accordance with county requirements. The applicant held a virtual public meeting on April 26,
2022 and noticed single-family residences in proximity to the property. According to the results
report, no neighboring landowners attended the meeting.
12.
To date, staff has not received any letters in opposition from members of the public. Staff
received one support letter from Mr. Tom McMahon, the neighboring landowner of the property
directly south of the site. Mr. McMahon indicated that he looked forward to the development of
the site as 195th Avenue is taking on a commercial character.
13.
The City of Buckeye sent several comments to staff regarding the proposal. Prior to application
with the county, the applicant held a pre-application meeting with the city. At the time, the city
had no interest in annexing the property; however, they noted that since the pre-application
meeting, a change in policy occurred and the city is now interested in annexation of the property.
The applicant replied by stating that they will consider annexation following the completion of the
county process. In addition, the city sent staff comments primarily related to requirements
related to traffic improvements on 195th Avenue (known as Jackrabbit Trail in Buckeye). MCDOT
commented that comments from the city are not applicable until annexation is in place and that
195th Avenue will need to be improved in accordance with MCDOT standards.
14.
Staff routed the request to various external agencies and interested parties including Luke Air
Force Base (LAFB) and ADOT. LAFB commented that this site is in the vicinity of the base and
recommended strong sound attenuation and notification to tenants and clients about the base.
ADOT Right-of-Way Project Management requested a copy of the traffic impact analysis and a
site plan once a precise plan is submitted due to the site’s proximity to I-10. ADOT did note that
it does not support signalizing an intersection within 2,640’ of a ramp intersection and that trip
generation should be based off the current edition of the ITE Trip Generation Manual.
Outstanding Concerns from Reviewing Agencies
15.
N/A
Staff Analysis:
16.
Staff supports the request for a zone change. The zone change to commercial is occurring on a
site designated as Industrial in the White Tank / Grand Avenue Area Plan and as Business
Commerce in the Buckeye General Plan. While the zoning requested does not conform to the
county designation, staff notes that the county designation is considered more intense than what
the applicant is proposing. Additionally, the zoning requested does conform to the municipal land
use designation. Under the Business Commerce designation, zone changes to C-2 and C-3 are
appropriate, and the uses permitted in the municipal zoning are similar to the uses permitted in
county zoning. Further, 195th Avenue has a future road classification as an urban principal
arterial. Principal arterials are common and appropriate areas for commercial activity to occur.
17.
The applicant requested C-2 CUPD zoning which can allow the potential for service-intense uses.
Staff notes that while the subject property is within the service area for Arizona Water Company,
such service will need to be developed prior to the establishment of intensive uses. It is for this
reason, staff is requesting that site uses be limited in the C-2 CUPD zoning district to uses that
can be operated with basic well or a public water system and septic service. Staff is also
requesting that a pre-annexation services agreement be required for any uses that require
Z2022103
Page 7 of 9
sanitary sewer. With that noted, staff does not consider this request to be a speculative zone
change because access to appropriate services are reasonably obtainable. Also, staff believes
that the original intended development, a veterinary hospital, remains the intended development.
18.
Staff notes that there are transportation-related matters specifically associated with 195th Avenue
that will need to be resolved between MCDOT, ADOT and the City of Buckeye prior to development
of the site. MCDOT and ADOT concerns or improvements are conditioned to the POD. The city
has design and other considerations they may separately require and implement via contract for
utility service. Staff’s position on improvements proposed by the city is that any development
conditions that the city seeks to apply should be done so as part of a pre-annexation services
agreement. Staff strongly supports future annexation of this site because services are available
to the applicant. With that in mind, it is important to note that the applicant did attempt to begin
this process with the city and were rejected at the time by the city. While the county cannot
compel annexation, it is our belief that the applicant still plans to annex following the county
process.
Recommendation:
19.
For the reasons outlined in this report, staff recommends the Commission adopt a motion that
the Board of Supervisors approve Z2022103, subject to conditions ‘a’ – ‘o’:
a.
Development of the site shall be in substantial conformance with the zoning exhibit
entitled “Zoning Exhibit –APN 502-67-013“, consisting of 1 page, dated May 1, 2023, and
stamped received May 1, 2023, except as modified by the following conditions.
b.
Development of the site shall be in substantial conformance with the narrative report
entitled “NEC of 195th Avenue and Palm Lane”, consisting of 10 pages, dated May 1, 2023,
and stamped received May 1, 2023, except as modified by the following conditions.
c.
Administrative approval of a plan of development will be required prior to approval and
issuance of construction permits to develop and establish use of the site.
d.
The following Planning Engineering conditions shall apply:
1. Without the submittal of a precise plan of development, no development approval is
inferred by this review, including, but not limited to drainage design, access and
roadway alignments. These items will be addressed as development plans progress
and are submitted to the county for further review and/or entitlement.
2. A traffic impact study to address traffic impact and roadway improvements required
to support the proposed development must be submitted with the Plan of
Development application. A joint access with the property on the south (parcel 502-
67-031G) that is fully aligned with the opposite driveway will be considered by MCDOT.
County requires the developer to coordinate with the adjacent property on the south
(parcel 502-67-631G) to build a joint access. A right-in, right-out driveway along 195th
Avenue north of the Palm Lane driveway may be approved upon submittal and
approval of a traffic impact study that supports the proposed driveway.
3. 65’ half street right-of-way dedication is required for 195th Ave/Jackrabbit Trail an
Urban Principal arterial roadway, consistent with the preferred alternative for the
MCDOT 2019 Jackrabbit Trail Corridor Improvement Study.
Z2022103
Page 8 of 9
4. Full half street improvements will be required for 195th Ave/Jackrabbit Trail based on
the Urban Principal arterial classification.
5. As the subject site is located within the county’s urbanized Area. The disturbed area
is stated as less than 1 acre. At time of building permit submittal, if disturbance
remains as less than 1 acres, then a Storm Water Pollution Prevention Permit (SWPPP)
from the County will not be required prior to issuance of any construction permits. This
does NOT preclude the requirement to obtain a Notice of Intent to Discharge (NOID)
from the State (ADEQ), as may be required.
6. 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.
7. Engineering review of planning and/or zoning cases is for conceptual design only and
does not represent final design approval nor shall it entitle applicants to future designs
that are not in conformance with Section 1205 of the Maricopa County Zoning
Ordinance and Drainage Policies and Standards; Floodplain Regulations for Maricopa
County; and the MCDOT Roadway Design Manual.
e.
The CUPD overlay is applied to restrict the use of the site. Until such time as the site is
served by sewer, uses on the site shall only be those acceptable to the Maricopa County
Environmental Services Department (MCESD) that can be accommodated by septic
systems. A public water system shall be required prior to establishment of any use that
requires potable water. A pre-annexation services agreement shall be required for any
uses that require sanitary sewer.
f.
The C-2 CUPD zoning district shall prohibit the following uses: adult-oriented businesses,
medical marijuana establishments and marijuana establishments.
g.
The developer shall address all requirements of ADOT as per the e-mail dated July 18,
2022 prior to issuance of construction permits.
h.
All habitable buildings constructed shall be constructed to attain a noise reduction level
as per ARS § 28-8482(B) and Maricopa County building codes.
i.
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.
j.
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.
k.
Amendments to the zone change shall be processed as a revised application in
accordance with Maricopa County Zoning Ordinance requirements.
Z2022103
Page 9 of 9
l.
Zoning approval is conditional per Maricopa County Zoning Ordinance, Article 304.6, and
ARS § 11-814 for five (5) years within which time a Plan of Development and initial
construction permit must be obtained or within which time annexation to the City of
Buckeye must occur.
m.
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.
n.
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.
o.
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
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 Map (1 page)
Zoning Exhibit (1 page)
Narrative Report (10 pages)
Engineering Comments (2 pages)
MCESD Comments (1 page)
MCDOT Comments (14 pages)
ADOT Comments (7 pages)
LAFB Comments (4 pages)
City of Buckeye Comments (13 pages)
Support Correspondence (1 page)
/
Maricopa County Planning & Development - Phoenix, AZ
4
Gross Acres: 4.51 approx.
Generated June 6, 2023 20:40 PM
Z2022103
Application Name:
Legal Description
NEC of 195th Avenue & Palm Lane EDR
Applicant
Case Address
, T2N R02W 33
Sean P Doyle for Tiffany & Bosco, P.A.
1921 N 195TH Ave
Applicant Phone/Email
Parcel Primary:502-67-013
602.452.2742
sjd@tblaw.com
BUCKEYE AZ 85396
Map scale 1:1,466
Supervisor District No.
ZONE CHANGE WITH OVERLAY FROM RURAL-43 TO C-2 CUPD
5.3585 in
Zoning Exhibit – APN 502-67-013
Case #
Z2022103
Date
May 1, 2023
Gross & Net
Acreage
4.81 AC / 209,656 SF
Existing Zoning
RU-43
Proposed Zoning
C-2 CUPD
Existing Land Use
Vacant
Proposed Land Use
Commercial
Request
Zone Change with Overlay from RU-43 to C-2
CUPD
Legal Description:
The South half of the Southwest quarter of
the Northwest quarter of the Southwest
quarter of Section Thirty-three (33),
Township Two (2) North, Range Two (2)
West of the Gila and Salt River Base and
Meridian, Maricopa County, Arizona;
Except the West 40 feet;
Except the East 25 feet.
NEC of 195th Avenue and Palm Lane
Narrative for Zone Change with Overlay from RU-
43 to C-2 CUPD
First Submittal: May 19th, 2022
Second Submittal: March 24th, 2023
Third Submittal: May 1st, 2023
Z2022103
Representative:
William E. Lally
2525 E. Camelback Road, Floor 7
Phoenix, AZ 85016
NEC of 195th Avenue and Palm Lane
Zone Change with Overlay
1
Table of Contents
I.
Project Profile
2
II.
Introduction and Purpose of Request
3
III.
Description of Proposal and Plan of Development
3
IV.
Relationship to Surrounding Properties
4
V.
Location and Accessibility
5
VI.
Circulation System
5
VII.
Development Schedule
6
VIII.
Community Facilities and Services
6
IX.
Public Utilities & Services
6
a. Water and Sewer Services
6
b. Police and Fire Services
6
X.
Compliance with City of Buckeye General Plan
6
XI.
Conclusion
8
Table of Exhibits
Exhibit A – City of Buckeye General Plan Map
NEC of 195th Avenue and Palm Lane
Zone Change with Overlay
2
I.
PROJECT PROFILE
Project Name
NEC of 195th Avenue and Palm Lane
Property Owner
SJ Jiggs Enterprises LLC
Assessor Parcel Numbers
502-67-013
Project Location
Northeast corner of 195th Avenue and Palm
Lane alignment, unincorporated Maricopa
County, Arizona
Project Area
4.51 Acres (gross)
Development Team
Applicant & Legal Counsel
Tiffany & Bosco, P.A.
William E. Lally
Seventh Floor, Camelback Esplanade II
2525 East Camelback Road
Phoenix, Arizona 85016
wel@tblaw.com
Architect
Valley Architecture
Ron Hecht
1248 N. Hillcrest
Mesa, AZ 85201
ron@valleyarch.com
Engineering
Bowman Consulting
1600 N. Desert Drive, Suite 210
Tempe, AZ 85281
480.629.8830
NEC of 195th Avenue and Palm Lane
Zone Change with Overlay
3
II.
INTRODUCTION AND PURPOSE OF REQUEST
SJ Jiggs Enterprises LLC (the “Owner”) proposes to rezone approximately 4.51 acres (gross)
generally located at the northeast corner of 195th Avenue and the Palm Lane alignment
located in unincorporated Maricopa County. The property is identified by Maricopa
County Assessor parcel number 502-67-013 (the “Property”). Applicant is requesting a
rezone from RU-43 to C-2 with a Commercial Unit Plan of Development (“C-2 CUPD”).
The Property is located in a growing commercial corridor on 195th Avenue approximately
1,900 feet north of the I-10. 195th Avenue is a primary arterial road and is suitable to
provide direct access to future commercial uses on the Property. C-2 CUPD zoning for the
Property is also appropriate as it aligns with the City of Buckeye (“City”) general plan.
III. DESCRIPTION OF PROPOSAL
The Property is located approximately 1,285 feet north of McDowell Road between 195th
Avenue and 194th Avenue. The Property is generally surrounded by residential properties
to the east, commercial properties to the south, and the adjacent property to the north is
zoned IND-2 and owned by Arizona Water Company.
Although a residential neighborhood exists to the east (rear) of the Property, the addition
of C-2 CUPD zoned property in this area would fit the character of the commercial node
that exists north of the northeast corner of McDowell Road and 195th Avenue.
The future development of the Property will likely require annexation into the City of
Buckeye to properly service commercial wastewater needs. Applicant was initially
informed by the City to seek rezone approval of the Property in the County because it did
not meet statutory annexation requirements. As such, Applicant filed this application with
the County.
Project Data
A.P.N.
502-67-013
Gross Site Area
4.51
Current Land Use
Vacant/Undeveloped
Current Zoning District
RU-43
Proposed Zoning District
C-2 CUPD
Supervisorial District
Supervisorial District 4 – Clint Hickman
City of Buckeye 2040
General Plan Designation
Business Commerce
NEC of 195th Avenue and Palm Lane
Zone Change with Overlay
4
The Property will only maintain public access from 195th Avenue. 194th Avenue abuts the
Property to the east, but 194th Avenue also provides access to the local single family
residential. Owner does not want traffic to the Property impacting the local residences.
Use Restrictions
The CUPD overlay is included for the purposes of limiting the allowable uses on the
Property to prevent unwanted facilities located adjacent to residential properties. The
Property uses will be restricted to those allowed in Article 804.2 of the Maricopa County
Zoning Ordinance except:
• Adult oriented facilities; and
• Medical Marijuana Dispensary Facilities and/or Marijuana Establishment;
IV. RELATIONSHIP TO SURROUNDING PROPERTIES
The Property is surrounded by a combination of industrial zoned property, commercially
zoned property, and single family homes zoned RU-43. The surrounding area is a mix of
unincorporated Maricopa County and City.
a. North
Arizona Water Company owns the property (APN 502-67-020) located immediately to the
north of the Property. APN 502-67-020 is zoned IND-2 and is currently being developed
for a water facility. Of note, Arizona Water Company would provide water to the Property
from this facility and Applicant is in discussions with Arizona Water Company to devise a
utility plan.
North of Monte Vista Road beyond the water facility is approximately 19.24 acres of
undeveloped vacant land zoned RU-43.
b. South
Properties zoned RU-43 exist to the south of the Property (APN 502-67-031G, 502-67-
007G, and 502-67-007C). 502-67-031G is adjacent to the Property and remains vacant
and undeveloped. 502-67-007G also appears to be vacant. However, 502-67-007C is a
single family residential home.
A small commercial corridor exists to the south of these three properties. APN 502-67-
007H is zoned C-1 and a Dollar General currently operates on site. APN 502-67-031E is
zoned C-3 and houses Waddell’s Longhorn Corral. APN 502-67-031H is zoned C-3 and
Brazos Trailer Sales of Arizona operates on site.
NEC of 195th Avenue and Palm Lane
Zone Change with Overlay
5
c. West
The properties to the west of the Property across 195th Avenue are annexed into the City
and zoned for commercial. Immediately across 195th Avenue is approximately 140 feet of
drainage which runs along the entire 195th Avenue frontage in the area between
McDowell Road and Thomas Road.
Beyond the drainage immediately west of the Property is a parking lot owned by the City
which is a commercially zoned district (APN 502-34-017P). The property north of the
parking lot (APN 502-34-017K) is also located within a commercial district.
The properties located at the northwest corner of McDowell Road and 195th Avenue all
the way to Palm Lane are located within commercial districts (APN 502-34-224 and 502-
34-223B). However, these properties remain vacant.
d. East
The properties to the east of 194th Avenue are all zoned RU-43 and contain single family
residences.
V.
LOCATION AND ACCESSIBILITY
The Property is located approximately 1,285 feet north of the McDowell Road and 195th
Avenue intersection and approximately 1,900 feet north of the I-10 and 195th Avenue
intersection. The Property is located within the Luke Air Force Base Notification Area.
195th Avenue is classified as a principal arterial roadway and will provide the only access
to the Property. 194th Avenue abuts the Property to the east, but will not provide access
to the Property. 195th Avenue is or will soon be controlled by the City, and Applicant has
been informed that 195th Avenue between McDowell Road and Thomas Road is poised
for full improvements by the City in the near future. Applicant is in contact with the City
with respect to coordination of the right of way dedications and roadway improvements.
VI. CIRCULATION SYSTEM
Although a Plan of Development is not currently being pursued, Owner intends to record
a reciprocal easement agreement ensuring that access throughout the Property is not
restricted.
NEC of 195th Avenue and Palm Lane
Zone Change with Overlay
6
VII. DEVELOPMENT SCHEDULE
Owner does not currently maintain a specific development schedule for the Property.
Once rezoned, the Property we be marketed for future commercial uses.
VIII. COMMUNITY FACILITIES AND SERVICES
The Property is located within the Agua Fria Union High School District, and the nearest
high school is Verrado High School which is located approximately 2 miles north of the
Property. The Property is located in the Litchfield Elementary School District, and the
nearest elementary school is Scott L. Libby Elementary School at the southwest corner of
Perryville Road and Thomas Road.
The nearest park is Canada Village Park which is located approximately 2.1 miles from
the Property. Canada Village Park is located south of McDowell Road and east of 181st
Avenue.
IX. PUBLIC UTILITIES AND SERVICES
a. Water and Sewer
The Property is located within the Arizona Water Company service area. In fact, Arizona
Water Company owns the property (APN 502-67-020) immediately to the north of the
Property and is developing a water facility which will foreseeably service the Property for
water.
Sewer services will be provided by the City upon annexation in the City.
b. Fire and Police Services
The Property will be serviced by the Buckeye Valley Rural Fire District for fire and
emergency services and the Maricopa County Sheriff’s Department for police services.
X.
COMPLIANCE WITH CITY OF BUCKEYE GENERAL PLAN
The Property is designated as BC (Business Commerce) within the City of Buckeye General
Plan. See Exhibit A - City of Buckeye General Plan Map. Business Commerce is consistent
with commercial zoning districts in the City including C-2 and C-3.
The Property is currently annexable into the City. However, Applicant submitted a pre-
application with respect to this proposed rezone to the City on February 2nd, 2022. The
City indicated in their pre-application comments that the Property was not annexable
NEC of 195th Avenue and Palm Lane
Zone Change with Overlay
7
because it did not meet contiguity requirements. The City owns the parcel west of 195th
Avenue (APN 502-34-017Q) and communicated that the portion of 195th Avenue located
between the Property and APN 502-34-017Q would also require annexation for the
Property to be annexed at this time. However, the City revised their legal direction and
provided correspondence to the County on June 20th, 2022 that the Property is annexable.
Applicant is in contact with the City regarding their subsequent request to annex the
Property, and the Owner intends to annex the Property into the City to obtain sewer
services.
The City of Buckeye General Plan 2040
The proposed zone change Application is consistent with a number of elements within
the City General Plan 2040.
Growth Goals
Growth G-3: Non-residential development is considerate of existing and future
adjacent residential land uses.
Policy G-3.6: Business Commerce and Employment designated lands should
provide appropriate buffers and or setbacks when adjacent to existing or future
residential land uses.
Growth G-10: Buckeye fosters local entrepreneurship and its economy is
supported by small firms
Growth G-15: Buckeye is a thriving city that is an attractive destination for new
growth.
Stewardship Goals
Goal ST-3 – Landscaping and architecture are compatible with the desert
character.
Applicant is engaged in discussions with the City regarding this request. The City indicated
that it prefers annexation of the Property and annexation will be required for sewer
services. The City also indicated to Applicant that roadway improvements and the
undergrounding of power line on 195th Avenue will now be completed by the City so long
as Owner dedicates sufficient right of way for the improvements.
The Property is designated BC (Business Commerce) and located along 195th Avenue
which is a developing commercial corridor. However, the Property is located adjacent to
a rural single family residential neighborhood. The Property will integrate proper buffers
NEC of 195th Avenue and Palm Lane
Zone Change with Overlay
8
and setbacks to isolate the Property from the residential uses including a six foot (6’)
masonry along the southern border.
The Property will feature desert landscaping and architecture which will accompany the
character of the area and of the desert.
XI. CONCLUSION
The proposed C-2 CUPD zone change Application will provide additional commercial uses
to serve local residents while restricting uses that are not warranted near residential
properties.
As discussed, the proposed zone change is consistent with the City of Buckeye General
Plan. The commercial zoning will complement the surrounding existing uses and the
anticipation of future commercial uses. The residential neighbors to the east of the
Property will not be disturbed as access to the Property is only from 195th Avenue and
screening walls are included to isolate the Property. Future development on the Property
will also be screened from the neighboring residential uses.
Approval of this zone change Application will be beneficial to the area by providing
commercial needs for local residents.
Exhibit A – City of Buckeye General Plan Map
Maricopa APN 502-67-013
Subject Property
Page 1 of 2
Revised 3/1/23
Stacey A. Lapp, PE, CFM
Planning & Development
301 W. Jefferson St., Suite 170
Phoenix, Arizona 85003
Phone: (602) 506-4717
www.maricopa.gov/planning
Email address:
Stacey.Lapp@Maricopa.gov
Planning & Development
Engineering Plan Review
Date:
April 25, 2023
Memo To: Darren Gerard, Planning Manager, Planning & Development
Attn:
Adam Cannon, Planner, Planning and Development
From:
Stacey A. Lapp, PE, CFM, Plans Examiner Engineer, Planning
and Development
cc:
Michael Norris, P.E., Engineering Manager, Planning and
Development
Subject: Z2022103 Zone Change
NEC of 195th Avenue and Palm Lane
(E2 Memo)
This application is to specify zoning for future development and does not
include a Plan of Development.
Engineering plan review (DPR, FCD and PND Transportation) has reviewed
the revised Zone Change application routed 03/30/2023, and has no objections
provided the following stipulations/conditions are made part of any approval.
1. Without the submittal of a precise plan of development, no development
approval is inferred by this review, including, but not limited to drainage
design, access and roadway alignments. These items will be addressed
as development plans progress and are submitted to the County for
further review and/or entitlement.
2. A Traffic Impact Study to address traffic impact and roadway
improvements required to support the proposed development must be
submitted with the Plan of Development application.
3. Minimum driveway spacing between the adjacent and opposite
driveways on arterial roads is 360 feet. As the proposed driveway is not
fully aligned with opposite driveway, it is considered an offset driveway
from the existing opposite driveway that doesn’t not meet the minimum
360 feet spacing requirement. Therefore, the driveway location as
proposed is not acceptable to MCDOT. However, a joint access with the
property on the south (parcel 502-67-031G) and that is fully aligned with
the opposite driveway will be considered by MCDOT. County requires
Page 2 of 2
the developer to coordinate with the adjacent property on the south
(parcel 502-67-631G) to build a joint access.
4. 65’ half street right-of-way dedication is required for 195th
Ave/Jackrabbit Trail an Urban Principal arterial roadway, consistent with
the preferred alternative for the MCDOT 2019 Jackrabbit Trail Corridor
Improvement Study.
5. Full half street improvements will be required for 195th Ave/Jackrabbit
Trail based on the Urban Principal arterial classification
6. The subject site is located within the County’s Urbanized Area. The
disturbed area is stated as less than 1 acre. At time of building permit
submittal, if disturbance remains as less than 1 acres, then a Storm
Water Pollution Prevention Permit (SWPPP) from the County will not be
required prior to issuance of any construction permits. This does NOT
preclude the requirement to obtain a Notice of Intent to Discharge
(NOID) from the State (ADEQ), as may be required.
7. All development and engineering design shall be in conformance with
Section 1205 of the Maricopa County Zoning Ordinance; Drainage
Policies and Standards; Floodplain Regulations for Maricopa County;
MCDOT Roadway Design Manual; and current engineering policies,
standards and best practices at the time of application for construction.
8. Engineering review of planning and/or zoning cases is for conceptual
design only and does not represent final design approval nor shall it
entitle applicants to future designs that are not in conformance with
Section 1205 of the Maricopa County Zoning Ordinance and Drainage
Policies and Standards; Floodplain Regulations for Maricopa County;
and the MCDOT Roadway Design Manual.
Please contact me if you have any questions or require any additional
information.
Subdivision Infrastructure &
Planning Program
1001 N. Central Avenue #150
Phoenix, Arizona 85004
Phone: (602) 506-1058
Fax: (602) 506-5813
TDD 602 506 6704
Maricopa County
Environmental Services Department
Water and Waste Management
DATE:
June 22, 2022
TO :
Adam Cannon, Planning & Development Dept.
Planner
FROM:
Souren Naradikian, P.E.
Senior Civil Engineer
SUBJECT:
The Complete Pet Animal Hospital. Z2022103
The Maricopa County Environmental Services Department (MCESD) has reviewed
revised documents received from the Maricopa County Planning and Development
Department for the above referenced projects. This request is for Complete Pet
Animal Hospital development at APN # 502-67-013. Water and sewer services
providers are Arizona Water Company and City of Buckeye, MCESD has concerns and
ATC must be obtained prior to any construction permit approval if applicable. There
is an existing MH on 195th Avenue, it will be prudent to connect to it if not NOID
must be obtained prior to construction permit approval.
Based on the above, MCESD raised no objection to this project to the Planning &
Development Department in Accela Automation on June 22, 2022 and can allow the
project to proceed at this time subject to the following stipulations:
Stipulations:
None
It should be noted that this document does not approve the referenced project.
Comments are provided only as advisory to Maricopa County Planning and
Development Department to assist staff to prepare a staff report. Other Maricopa
County agencies may have additional requirements. Final review and approval will be
made through Planning and Development Department procedures. Applicant may
need to submit separate applications to the Maricopa County Environmental Services
Department for approval of proposed facilities regulated by the Department. Review
of any such application will be based on regulations in force at the time of application.
1
Adam Cannon (PND)
Subject:
Z2022103 - Zone Change with Overlay for NEC of 195th Avenue & Palm Lane
From: Amber Cauble (DOT) <Amber.Cauble@maricopa.gov>
Sent: Thursday, April 20, 2023 4:29 PM
To: Adam Cannon (PND) <Adam.Cannon@maricopa.gov>; Laxmikanth Narwa (DOT)
<Laxmikanth.Narwa@maricopa.gov>
Cc: Stacey Lapp (PND) <Stacey.Lapp@Maricopa.Gov>
Subject: RE: Z2022103 ‐ Zone Change with Overlay for NEC of 195th Avenue & Palm Lane
Good afternoon Adam,
I do have some information for you on this case. We did not have this back as a second review with our group. Our
review team has discussed this at length determining the original comments shall remain MCDOT’s position. Currently
the subject area and surrounding roadways are all under MCDOT jurisdiction. Further, any comments stating The City of
Buckeye “will provide improvements” are not applicable until such time an annexation is in place.
1. General
Minimum driveway spacing between the adjacent and opposite driveways on arterial roads is 360 feet. As the
proposed driveway is not fully aligned with opposite driveway, it is considered an offset driveway from the existing
opposite driveway that doesn’t not meet the minimum 360 feet spacing requirement. Therefore, the driveway location
as proposed is not acceptable to MCDOT. However, a joint access with the property on the south (parcel 502-67-
031G) and that is fully aligned with the opposite driveway will be considered by MCDOT. County requires the
developer to coordinate with the adjacent property on the south (parcel 502-67-631G) to build a joint access.
2. General
The future classification of 195th Ave is urban principal arterial. Half-street improvements shall follow RDM figure 5.8.
Further, all future improvements on 195th Ave must correspond with the preferred alternative alignment outlines in the
2019 Jackrabbit Trail CIS, PDF page 8 (attached).
3. General
Maintain/provide ROW dedication on 195th Ave, along site frontage, minimum of 65’ to MCDOT.
I hope that helps with your comments. Please reach out if anything else comes up.
Regards,
Amber Cauble
Engineer Associate – Traffic Development Branch
Transportation
TRANSPORTATION SYSTEMS MANAGEMENT & OPERATIONS (TSMO) Division
2901 W. Durango Street Phoenix, AZ 85009
C: 602-319-9083
E: Amber.Cauble@maricopa.gov
[ Maricopa.Gov ]
Facebook | Instagram | Twitter | YouTube | LinkedIn
I:\TSM Traffic Development\1. Projects\North_West_Valley(North of I10_West of I17)\Complete Animal Hospital_Z2022104_Palm
Ln and 195th Ave\1. Traffic Impact Studies\Complete Animal Hospital Plan Review.docx
MCDOT -- TRAFFIC ENGINEERING
REVIEW COMMENT SHEET
1 of 1
Project Name: Complete Animal Hospital
Location: NEC Palm Ln and 195th Ave
MCDOT File No.: Z2022104
Date: 06/27/2022
Reviewer 1: Amber Cauble
Phone No.: 602.319.0988
Reviewer 2: Laxmikanth Narwa, P.E
Phone No.: 602. 506.8677
Consultant: TopCat Professional Engineering Services
Project No.:
Plans Sealed By: Thomas J. Chlebanowski, PE
Consultant Code:
A = Will Comply B = Deleted
C = Consultant to Evaluate
Item
Number
Sheet
Number
Comments
Consultant
Reply
= = =
1.
2.
3.
= = =
General
General
General
1st REVIEW (TS)
Consultant: Please use the code and respond to each comment in the
Consultant Reply Column. This sheet is for our record, please answer every
question and sign and date your acknowledgement or the plans will be
sent back to complete the process. Send back the marked-up plans and a
new set of plans along with this comment sheet. Thank you for your
cooperation.
= = = = = = = = = = = = = = = = = = = = = = = = = = = = = =
General Project Summary:
The proposed animal hospital is set on a 4.5-acre parcel located at the
northeast corner of Palm Ln and 195th Ave (Parcel: 502-67-013). The site
proposes one full access driveway on 195th Ave at the southern edge of the
parcel. The proposed animal hospital is projected to have 17 peak hour trips.
Review Comments:
Minimum driveway spacing between the adjacent and opposite driveways on
arterial roads is 360 feet. As the proposed driveway is not fully aligned with
opposite driveway, it is considered an offset driveway from the existing
opposite driveway that doesn’t not meet the minimum 360 feet spacing
requirement. Therefore, the driveway location as proposed is not acceptable
to MCDOT. However, a joint access with the property on the south (parcel
502-67-031G) and that is fully aligned with the opposite driveway will be
considered by MCDOT. County requires the developer to coordinate with the
adjacent property on the south (parcel 502-67-631G) to build a joint access.
The future classification of 195th Ave is urban principal arterial. Half-street
improvements shall follow RDM figure 5.8. Further, all future improvements
on 195th Ave must correspond with the preferred alternative alignment
outlines in the 2019 Jackrabbit Trail CIS, PDF page 8 (attached).
Maintain/provide ROW dedication on 195th Ave, along site frontage, minimum
of 65’ to MCDOT.
The Traffic Statement is NOT approved.
Signature: _____________________________________ Date: ___________
Use CODE
"A", "B","C"
in this column
next to every
comment.
= = = =
APPENDIX F
PREFERRED ALTERNATIVE DRAWINGS
CONSTRUCTION
NOT FOR
PRELIMINARY
REGION
F.H.W.A. STATE
PROJECT NO.
NO.
SHEET
SHEETS
TOTAL
RECORD DRAWING
9
AZ
3:06:09 PM
1/25/2019
K:\PHX_Roadway\291078002-MCDOT_JackrabbitTrailCorridor-phx\CADD\TP028-W A2\DESIGN FILES\TP028-W A2_SS_Typical-01.dgn
J. NEWTON
J. METRAILER
D. RUTKOWSKI
11/18
11/18
11/18
11
11
C 2018 KIMLEY-HORN AND ASSOCIATES, INC.
TP028
Total Thickness = 9.5"
Subgrade Preparation
12" Aggregate Base Course
1
1
2%
1.5%
2%
1.5%
F/C
F/C
L
C
Construction
& Section Line
Profile Grade
2%
1.5%
2%
1.5%
F/C
F/C
L
C
Construction
& Section Line
Profile Grade
F/C
F/C
TYPICAL SECTION SHEET
(Super Pave 3/4" Mix, High Traffic)
5" Asphalt Conc Pvmt
DEPARTMENT OF TRANSPORTATION
MARICOPA COUNTY
CHECKED
DATE
BY
DESIGNED
SHEET
OF
DRAWN
PROJECT NO. TP028
QUEEN CREEK ROAD TO PEORIA AVENUE
JACKRABBIT TRAIL/195TH AVENUE/TUTHILL ROAD
PAVEMENT STRUCTURAL SECTION A
12'
12'
5.5'
7'
7'
12'
12'
5.5'
8'
5'
1'
1'
5'
8'
14'
29.5'
29.5'
36.5'
36.5'
65'
65'
Section A
Pavement Structural
MAG Det 220, Type A
Vertical Curb & Gutter
MAG Det 220, Type A
Vertical Curb & Gutter
MAG Det 230
Concrete Sidewalk
MAG Det 230
Concrete Sidewalk
Match Existing
Match Existing
14'
12'
5.5'
7'
7'
5'
1'
Exist R/W
14'
43.5'
50.5'
Exist R/W
65'
65'
Section A
Pavement Structural
MAG Det 220, Type A
Vertical Curb & Gutter
MAG Det 220, Type A
Vertical Curb & Gutter
MAG Det 230
Concrete Sidewalk
MAG Det 230
Concrete Sidewalk
Match Existing
Match Existing
Section A
Pavement Structural
12'
7'
50.5'
43.5'
14'
12'
12'
5.5'
7'
5'
1'
New R/W
New R/W
Type A (Typ)
MAG Det 222,
Vertical Curb
TYPICAL SECTION
195TH AVE/JACKRABBIT TRL/TUTHILL RD - 4 LANE
TYPICAL SECTION
195TH AVE/JACKRABBIT TRL/TUTHILL RD - 6 LANE
CONSTRUCTION
NOT FOR
PRELIMINARY
REGION
F.H.W.A. STATE
PROJECT NO.
NO.
SHEET
SHEETS
TOTAL
RECORD DRAWING
9
AZ
3:06:27 PM
1/25/2019
K:\PHX_Roadway\291078002-MCDOT_JackrabbitTrailCorridor-phx\CADD\TP028-W A2\DESIGN FILES\TP028-W A2_SC_PL-01.dgn
J. NEWTON
J. METRAILER
D. RUTKOWSKI
01/19
01/19
01/19
11
11
C 2019 KIMLEY-HORN AND ASSOCIATES, INC.
Key Map
Buckeye
Lower
Buckeye
Lower
Ave
Peoria
Papago Fwy
I-10
MC 85
River
Gila
Queen Creek
TP028
TUTHILL RD
JACKRABBIT TRL
195TH AVE
TUTHILL RD
JACKRABBIT TRL
195TH AVE
10+00
15+00
20+00
25+00
30+00
35+00
40+00
45+00
50+00
50+00
55+00
60+00
65+00
70+00
75+00
80+00
85+00
90+00
95+00
100+00
PI 62+81.04
100+00
105+00
110+00
115+00
120+00
125+00
130+00
135+00
140+00
145+00
150+00
PI 115+11.53
PC 139+87.88
PT 143+09.47
R=8700.00'
Curve Data
Δ=2°07'05" Lt
L=321.59'
PI Sta 141+48.69
D=0°39'31"
T=160.81'
MATCHLINE STA 50+00
MATCHLINE STA 50+00
MATCHLINE STA 100+00
MATCHLINE STA 100+00
MATCHLINE STA 150+00
STA 10+00 TO 150+00
PREFERRED ALTERNATIVE
Germann Rd
Fairview St
Elgin St
W ash
W aterman
Pecos Rd
Queen Creek Rd
195TH AVE/JACKRABBIT TRL/TUTHILL RD
195TH AVE/JACKRABBIT TRL/TUTHILL RD
195TH AVE/JACKRABBIT TRL/TUTHILL RD
2
2
State Trust Land
Bureau of Land Management
STA 10+00
PREFERRED ALTERNATIVE
BEGIN
50+00
100+00
50+00
100+00
150+00
LEGEND
RIGHT OF WAY
ALTERNATIVE
PREFERRED
Ryan St
PROPERTY PARCEL
SECTION LINE
NEIGHBORHOOD TRAIL
MARICOPA TRAIL/
EXISTING EASEMENT
OTHERWISE NOTED
UNLESS
69 KV POLE
WAY - OTHER ROADS
FUTURE RIGHT OF
DEPARTMENT OF TRANSPORTATION
MARICOPA COUNTY
CHECKED
DATE
BY
DESIGNED
SHEET
OF
DRAWN
PROJECT NO. TP028
QUEEN CREEK ROAD TO PEORIA AVENUE
JACKRABBIT TRAIL/195TH AVENUE/TUTHILL ROAD
1
1
0
200
SCALE IN FEET
200
400
Section Line
Section Line
Section Line
Section Line
BLM Easement
BLM Easement
New R/W
New R/W
New R/W
New R/W
New R/W
New R/W
65'65'
130'
65'65'
130'
130'
65'
65'
65'
65'
130'
65'
65'
130'
130'
65'65'
130'
Existing Well
CONSTRUCTION
NOT FOR
PRELIMINARY
REGION
F.H.W.A. STATE
PROJECT NO.
NO.
SHEET
SHEETS
TOTAL
RECORD DRAWING
9
AZ
3:07:43 PM
1/25/2019
K:\PHX_Roadway\291078002-MCDOT_JackrabbitTrailCorridor-phx\CADD\TP028-W A2\DESIGN FILES\TP028-W A2_SC_PL-02.dgn
J. NEWTON
J. METRAILER
D. RUTKOWSKI
01/19
01/19
01/19
11
11
C 2019 KIMLEY-HORN AND ASSOCIATES, INC.
Key Map
Buckeye
Lower
Buckeye
Lower
Ave
Peoria
Papago Fwy
I-10
MC 85
River
Gila
Queen Creek
TP028
TUTHILL RD
JACKRABBIT TRL
195TH AVE
TUTHILL RD
JACKRABBIT TRL
195TH AVE
150+00
155+00
160+00
165+00
170+00
175+00
180+00
185+00
190+00
195+00
200+00
PC 172+16.13
PRC 176+82.55
PT 181+48.98
PI 194+70.65
PI 168+26.12
R=8700.00'
Curve Data
Δ=3°04'18" Rt
L=466.42'
PI Sta 174+49.40
D=0°39'31"
T=233.27'
R=8700.00'
Curve Data
Δ=3°04'18" Lt
L=466.42'
PI Sta 179+15.82
D=0°39'31"
T=233.27'
200+00
205+00
210+00
215+00
220+00
225+00
230+00
235+00
240+00
245+00
250+00
PC 207+50.82
PRC 212+17.25
PT 216+83.67
PI 246+81.70
PI 220+31.45
R=8700.00'
Curve Data
Δ=3°04'18" Lt
L=466.42'
PI Sta 209+84.09
D=0°39'31"
T=233.27'
R=8700.00'
Curve Data
Δ=3°04'18" Rt
L=466.42'
PI Sta 214+50.52
D=0°39'31"
T=233.27'
250+00
255+00
260+00
265+00
270+00
275+00
280+00
285+00
290+00
295+00
300+00
PC 276+30.72
PRC 279+22.04
PT 282+15.78
PI 299+81.64
PI 273+32.16
R=8700.00'
Curve Data
Δ=1°55'07" Rt
L=291.32'
PI Sta 277+76.39
D=0°39'31"
T=145.67'
R=8700.00'
Curve Data
Δ=1°56'04" Lt
L=293.75'
PI Sta 280+68.92
D=0°39'31"
T=146.89'
MATCHLINE STA 200+00
MATCHLINE STA 200+00
MATCHLINE STA 250+00
MATCHLINE STA 250+00
MATCHLINE STA 300+00
MATCHLINE STA 150+00
Telegram Path Rd
Narramore Rd
Hermit Rd
Zuni Rd
Ray Rd
Moccasin Trl
Rainbow Trl
Rainbow Trl
Arlington Rd
Carla Vista
Maricopa Trail
195TH AVE/JACKRABBIT TRL/TUTHILL RD
195TH AVE/JACKRABBIT TRL/TUTHILL RD
195TH AVE/JACKRABBIT TRL/TUTHILL RD
3
3
State Trust Land
State Trust Land
State Trust Land
Land
State Trust
STA 150+00 TO 300+00
PREFERRED ALTERNATIVE
300+00
250+00
200+00
250+00
200+00
150+00
LEGEND
RIGHT OF WAY
ALTERNATIVE
PREFERRED
Maricopa Trail
Teepee Rd
PROPERTY PARCEL
SECTION LINE
NEIGHBORHOOD TRAIL
MARICOPA TRAIL/
EXISTING EASEMENT
OTHERWISE NOTED
UNLESS
69 KV POLE
WAY - OTHER ROADS
FUTURE RIGHT OF
DEPARTMENT OF TRANSPORTATION
MARICOPA COUNTY
CHECKED
DATE
BY
DESIGNED
SHEET
OF
DRAWN
PROJECT NO. TP028
QUEEN CREEK ROAD TO PEORIA AVENUE
JACKRABBIT TRAIL/195TH AVENUE/TUTHILL ROAD
2
2
3
3
4
4
5
5
6
6
7
7
0
200
SCALE IN FEET
200
400
Section Line
Section Line
Section Line
Section Line
Section Line
Section Line
State Trust Easement
New R/W
New R/W
New R/W
New R/W
New R/W
New R/W
65'
65'
130'
130'
65'65'
130'
65'65'
65'65'
130'
65'65'
130'
130'
65'
65'
130'
State Trust Easement
State Trust Easement
State Trust Easement
Trust Easement
State
CONSTRUCTION
NOT FOR
PRELIMINARY
REGION
F.H.W.A. STATE
PROJECT NO.
NO.
SHEET
SHEETS
TOTAL
RECORD DRAWING
9
AZ
3:09:00 PM
1/25/2019
K:\PHX_Roadway\291078002-MCDOT_JackrabbitTrailCorridor-phx\CADD\TP028-W A2\DESIGN FILES\TP028-W A2_SC_PL-03.dgn
J. NEWTON
J. METRAILER
D. RUTKOWSKI
01/19
01/19
01/19
11
11
C 2019 KIMLEY-HORN AND ASSOCIATES, INC.
Key Map
Buckeye
Lower
Buckeye
Lower
Ave
Peoria
Papago Fwy
I-10
MC 85
River
Gila
Queen Creek
TP028
TUTHILL RD
JACKRABBIT TRL
195TH AVE
TUTHILL RD
JACKRABBIT TRL
195TH AVE
300+00
305+00
310+00
315+00
320+00
325+00
330+00
335+00
340+00
345+00
350+00
PC 331+03.27
PT 336+76.09
R=8700.00'
Curve Data
Δ=3°46'21" Rt
L=572.82'
PI Sta 333+89.78
D=0°39'31"
T=286.51'
355+00
360+00
365+00
370+00
375+00
380+00
385+00
390+00
395+00
400+00
PI 352+84.01
PC 359+81.03
PT 379+13.81
PC 391+53.73
R=1880.00'
Curve Data
Δ=58°54'16" Rt
L=1932.78'
PI Sta 370+42.61
D=3°02'52"
T=1061.58'
R=1240.00'
Curve Data
Δ=60°29'43" Lt
L=1309.24'
PI Sta 398+76.81
D=4°37'14"
T=723.08'
MATCHLINE STA 350+00
MATCHLINE STA 350+00
MATCHLINE STA 400+00
MATCHLINE STA 300+00
Cheyenne Rd
Elliot Rd
Carver Rd
Gila River
Gila River
202nd Ave
195TH AVE/JACKRABBIT TRL/TUTHILL RD
195TH AVE/JACKRABBIT TRL/TUTHILL RD
Beloat Rd
4
4
State Trust Land
State Trust Land
State Trust Land
Maricopa County
District of
Flood Control
BELOAT CONNECTOR
STA 300+00 TO 400+00
PREFERRED ALTERNATIVE
350+00
300+00
350+00
Wildlife Service
U.S. Fish &
Wildlife Service
U.S. Fish &
LEGEND
RIGHT OF WAY
ALTERNATIVE
PREFERRED
400+00
PROPERTY PARCEL
SECTION LINE
NEIGHBORHOOD TRAIL
MARICOPA TRAIL/
EXISTING EASEMENT
OTHERWISE NOTED
UNLESS
69 KV POLE
WAY - OTHER ROADS
FUTURE RIGHT OF
DEPARTMENT OF TRANSPORTATION
MARICOPA COUNTY
CHECKED
DATE
BY
DESIGNED
SHEET
OF
DRAWN
PROJECT NO. TP028
QUEEN CREEK ROAD TO PEORIA AVENUE
JACKRABBIT TRAIL/195TH AVENUE/TUTHILL ROAD
8
8
9
9
10
10
0
200
SCALE IN FEET
200
400
Section Line
Section Line
Section Line
Section Line
Existing Bridge
Existing Bridge
State Trust Easement
State Trust Easement
State Trust Easement
New R/W
New R/W
New R/W
New R/W
65'
65'
130'
130'
65'65'
130'
65'
65'
65'
65'
130'
130'
CONSTRUCTION
NOT FOR
PRELIMINARY
REGION
F.H.W.A. STATE
PROJECT NO.
NO.
SHEET
SHEETS
TOTAL
RECORD DRAWING
9
AZ
3:09:54 PM
1/25/2019
K:\PHX_Roadway\291078002-MCDOT_JackrabbitTrailCorridor-phx\CADD\TP028-W A2\DESIGN FILES\TP028-W A2_SC_PL-04.dgn
J. NEWTON
J. METRAILER
D. RUTKOWSKI
01/19
01/19
01/19
11
11
C 2019 KIMLEY-HORN AND ASSOCIATES, INC.
Key Map
Buckeye
Lower
Buckeye
Lower
Ave
Peoria
Papago Fwy
I-10
MC 85
River
Gila
Queen Creek
TP028
TUTHILL RD
JACKRABBIT TRL
195TH AVE
TUTHILL RD
JACKRABBIT TRL
195TH AVE
400+00
405+00
410+00
415+00
420+00
425+00
430+00
435+00
440+00
445+00
450+00
PT 404+62.97
PC 447+11.03
450+00
455+00
460+00
465+00
470+00
475+00
480+00
485+00
490+00
495+00
500+00
PRC 461+67.25
PT 474+27.03
PC 498+94.46
R=8700.00'
Curve Data
Δ=9°35'25" Lt
L=1456.21'
PI Sta 454+40.84
D=0°39'31"
T=729.81
R=8700.00'
Curve Data
Δ=8°17'48" Rt
L=1259.78'
PI Sta 467+98.24
D=0°39'31"
T=630.99'
500+00
505+00
510+00
515+00
520+00
525+00
530+00
535+00
540+00
545+00
550+00
PRC 510+72.33
PT 522+52.96
PI 524+45.04
R=8700.00'
Curve Data
Δ=7°45'26" Lt
L=1177.88'
PI Sta 504+84.30
D=0°39'31"
T=589.84'
R=8700.00'
Curve Data
Δ=7°46'31" Rt
L=1180.62'
PI Sta 516+63.55
D=0°39'31"
T=591.22'
MATCHLINE STA 450+00
STA 400+00 TO 550+00
PREFERRED ALTERNATIVE
MATCHLINE STA 450+00
MATCHLINE STA 500+00
Freemont Rd
Southern Ave
MC 85
STA 400+00
MATCHLINE
195TH AVE/JACKRABBIT TRL/TUTHILL RD
195TH AVE/JACKRABBIT TRL/TUTHILL RD
5
5
MATCHLINE STA 500+00
MATCHLINE STA 550+00
195TH AVE/JACKRABBIT TRL/TUTHILL RD
Chipman Rd
Buckeye Canal
CANAL
EXTENSION
SOUTH
LEGEND
RIGHT OF WAY
ALTERNATIVE
PREFERRED
UP Railroad
400+00
450+00
500+00
550+00
500+00
450+00
PROPERTY PARCEL
SECTION LINE
NEIGHBORHOOD TRAIL
MARICOPA TRAIL/
EXISTING EASEMENT
OTHERWISE NOTED
UNLESS
69 KV POLE
WAY - OTHER ROADS
FUTURE RIGHT OF
DEPARTMENT OF TRANSPORTATION
MARICOPA COUNTY
CHECKED
DATE
BY
DESIGNED
SHEET
OF
DRAWN
PROJECT NO. TP028
QUEEN CREEK ROAD TO PEORIA AVENUE
JACKRABBIT TRAIL/195TH AVENUE/TUTHILL ROAD
11
11
12
12
13
13
14
14
0
200
SCALE IN FEET
200
400
Section Line
Section Line
New R/W
New R/W
New R/W
New R/W
New R/W
New R/W
65'
65'
130'
130'
65'65'
130'
65'65'
65'65'
130'
65'65'
130'
130'
65'65'
130'
Section Line
Section Line
Section Line
Existing Well
13
CONSTRUCTION
NOT FOR
PRELIMINARY
REGION
F.H.W.A. STATE
PROJECT NO.
NO.
SHEET
SHEETS
TOTAL
RECORD DRAWING
9
AZ
3:11:06 PM
1/25/2019
K:\PHX_Roadway\291078002-MCDOT_JackrabbitTrailCorridor-phx\CADD\TP028-W A2\DESIGN FILES\TP028-W A2_SC_PL-05.dgn
J. NEWTON
J. METRAILER
D. RUTKOWSKI
01/19
01/19
01/19
11
11
C 2019 KIMLEY-HORN AND ASSOCIATES, INC.
Key Map
Buckeye
Lower
Buckeye
Lower
Ave
Peoria
Papago Fwy
I-10
MC 85
River
Gila
Queen Creek
TP028
TUTHILL RD
JACKRABBIT TRL
195TH AVE
TUTHILL RD
JACKRABBIT TRL
195TH AVE
550+00
555+00
560+00
565+00
570+00
575+00
580+00
585+00
590+00
595+00
600+00
PI 577+35.20
PI 550+88.22
600+00
605+00
610+00
615+00
620+00
625+00
630+00
635+00
640+00
645+00
650+00
PI 630+24.47
PI 603+81.63
650+00
655+00
660+00
665+00
670+00
675+00
680+00
685+00
690+00
695+00
700+00
PI 683+14.19
PI 656+67.46
MATCHLINE STA 600+00
MATCHLINE STA 600+00
MATCHLINE STA 650+00
MATCHLINE STA 650+00
MATCHLINE STA 700+00
STA 500+00 TO 700+00
PREFERRED ALTERNATIVE
MATCHLINE STA 550+00
Yuma Rd
Broadway Rd
Maricopa Trail
195TH AVE/JACKRABBIT TRL/TUTHILL RD
195TH AVE/JACKRABBIT TRL/TUTHILL RD
195TH AVE/JACKRABBIT TRL/TUTHILL RD
6
6
Buckeye Rd
Lower
Maricopa Trail
District Canal
Roosevelt Irrigation
Pkwy
Blue Horizon
Morning Glory Dr
Channel
Jackrabbit Trail
Pkwy
Vista de Montana
600+00
650+00
700+00
650+00
600+00
550+00
LEGEND
RIGHT OF WAY
ALTERNATIVE
PREFERRED
Durango St
Hilton Rd
Dunlap Rd
Jones Ave
W ood St
PROPERTY PARCEL
SECTION LINE
NEIGHBORHOOD TRAIL
MARICOPA TRAIL/
EXISTING EASEMENT
OTHERWISE NOTED
UNLESS
69 KV POLE
WAY - OTHER ROADS
FUTURE RIGHT OF
Existing Well
DEPARTMENT OF TRANSPORTATION
MARICOPA COUNTY
CHECKED
DATE
BY
DESIGNED
SHEET
OF
DRAWN
PROJECT NO. TP028
QUEEN CREEK ROAD TO PEORIA AVENUE
JACKRABBIT TRAIL/195TH AVENUE/TUTHILL ROAD
0
200
SCALE IN FEET
200
400
Section Line
Section Line
Section Line
230 kV Pole
Section Line
Substation
Perryville
APS
New R/W
New R/W
New R/W
New R/W
New R/W
65'
65'
130'
65'
65'
130'
65'
65'
130'
130'
65'65'
130'
65'65'
130'
65'65'
130'
Section Line
New R/W
Section Line
CONSTRUCTION
NOT FOR
PRELIMINARY
REGION
F.H.W.A. STATE
PROJECT NO.
NO.
SHEET
SHEETS
TOTAL
RECORD DRAWING
9
AZ
3:12:20 PM
1/25/2019
K:\PHX_Roadway\291078002-MCDOT_JackrabbitTrailCorridor-phx\CADD\TP028-W A2\DESIGN FILES\TP028-W A2_SC_PL-06.dgn
J. NEWTON
J. METRAILER
D. RUTKOWSKI
01/19
01/19
01/19
11
11
C 2019 KIMLEY-HORN AND ASSOCIATES, INC.
Key Map
Buckeye
Lower
Buckeye
Lower
Ave
Peoria
Papago Fwy
I-10
MC 85
River
Gila
Queen Creek
TP028
TUTHILL RD
JACKRABBIT TRL
195TH AVE
TUTHILL RD
JACKRABBIT TRL
195TH AVE
700+00
705+00
710+00
715+00
720+00
725+00
730+00
735+00
740+00
745+00
750+00
PI 709+55.06
PI 735+99.76
750+00
755+00
760+00
765+00
770+00
775+00
780+00
785+00
790+00
795+00
800+00
PC 762+34.16
PT 763+50.75
PC 767+47.45
PT 768+92.69
PI 788+68.84
R=8700.00'
Curve Data
Δ=0°46'04" Rt
L=116.59'
PI Sta 762+92.46
D=0°39'31"
T=58.29'
R=8700.00'
Curve Data
Δ=0°57'24" Lt
L=145.24'
PI Sta 768+20.07
D=0°39'31"
T=72.62'
800+00
805+00
810+00
815+00
820+00
825+00
830+00
835+00
840+00
845+00
850+00
PC 818+03.14
PRC 820+82.97
PT 823+62.81
PI 841+44.43
PI 815+03.14
R=8700.00'
Curve Data
Δ=1°50'34" Lt
L=279.83'
PI Sta 819+43.07
D=0°39'31"
T=139.93'
R=8700.00'
Curve Data
Δ=1°50'34" Rt
L=279.83'
PI Sta 822+22.90
D=0°39'31"
T=139.93'
MATCHLINE STA 750+00
MATCHLINE STA 750+00
MATCHLINE STA 800+00
MATCHLINE STA 800+00
MATCHLINE STA 850+00
STA 700+00 TO 850+00
PREFERRED ALTERNATIVE
MATCHLINE STA 700+00
Maricopa Trail
Roosevelt St
Fillmore St
Taylor St
Melvin St
Van Buren St
Monte Vista Rd
Lewis Ave
Encanto Blvd
Palm Ln
McDowell Rd
Jackrabbit Trail
Wash
Virginia Ave
195TH AVE/JACKRABBIT TRL/TUTHILL RD
195TH AVE/JACKRABBIT TRL/TUTHILL RD
7
7
Multi-Use Trail
Neighborhood
State Trust Land
Flood Control District of Maricopa County
Exist Jackrabbit TI R/W
of Maricopa County
Flood Control District
Thomas Rd
Jackrabbit Trail
Wash
W hitton Ave
Osborn Rd
Flower St
Earll Dr
195TH AVE/JACKRABBIT TRL/TUTHILL RD
Flood Control District of
Maricopa County
Multi-Use Trail
Neighborhood
Land
Trust
State
TI R/W
Jackrabbit
Exist
TI R/W
Jackrabbit
Exist
Wash
Trail
Jackrabbit
LEGEND
RIGHT OF WAY
ALTERNATIVE
PREFERRED
Not Part of this Project
Project TT0578, Van Buren St to North of McDowell Rd
Not Part of this Project
Project TT0578, Van Buren St to North of McDowell Rd
750+00
700+00
750+00
800+00
850+00
800+00
FRS#3 Outfall Channel
Papago Fwy
I-10
Dr
Catalina
PROPERTY PARCEL
SECTION LINE
NEIGHBORHOOD TRAIL
MARICOPA TRAIL/
EXISTING EASEMENT
OTHERWISE NOTED
UNLESS
69 KV POLE
WAY - OTHER ROADS
FUTURE RIGHT OF
DEPARTMENT OF TRANSPORTATION
MARICOPA COUNTY
CHECKED
DATE
BY
DESIGNED
SHEET
OF
DRAWN
PROJECT NO. TP028
QUEEN CREEK ROAD TO PEORIA AVENUE
JACKRABBIT TRAIL/195TH AVENUE/TUTHILL ROAD
15
15
16
16
18
17
17
18
SCALE IN FEET
Section Line
Section Line
Section Line
Section Line
Section Line
Section Line
New R/W
New R/W
New R/W
New R/W
130'
65'
65'
130'
65'
65'
130'
65'
65'
130'
65'
65'
130'
New R/W
New R/W
FRS#3 Outfall Channel
FRS#3 Outfall Channel
200
0
200
400
CONSTRUCTION
NOT FOR
PRELIMINARY
REGION
F.H.W.A. STATE
PROJECT NO.
NO.
SHEET
SHEETS
TOTAL
RECORD DRAWING
9
AZ
3:21:30 PM
1/25/2019
K:\PHX_Roadway\291078002-MCDOT_JackrabbitTrailCorridor-phx\CADD\TP028-W A2\DESIGN FILES\TP028-W A2_SC_PL-07.dgn
J. NEWTON
J. METRAILER
D. RUTKOWSKI
01/19
01/19
01/19
11
11
C 2019 KIMLEY-HORN AND ASSOCIATES, INC.
Key Map
Buckeye
Lower
Buckeye
Lower
Ave
Peoria
Papago Fwy
I-10
MC 85
River
Gila
Queen Creek
TP028
TUTHILL RD
JACKRABBIT TRL
195TH AVE
TUTHILL RD
JACKRABBIT TRL
195TH AVE
850+00
855+00
860+00
865+00
870+00
875+00
880+00
885+00
890+00
895+00
900+00
PI 894+18.68
PI 867+83.12
900+00
905+00
910+00
915+00
920+00
925+00
930+00
935+00
940+00
945+00
950+00
PC 914+35.12
PRC 917+30.71
PC 946+78.40
PRC 949+58.02
PT 920+53.11
R=8700.00'
Curve Data
Δ=1°56'48" Rt
L=295.58'
PI Sta 915+82.93
D=0°39'31"
T=147.81'
R=8700.00'
Curve Data
Δ=2°07'24" Lt
L=322.39'
PI Sta 918+91.93
D=0°39'31"
T=161.22'
R=8700.00'
Curve Data
Δ=1°50'29" Lt
L=279.61'
PI Sta 948+18.22
D=0°39'31"
T=139.82'
R=8700.00'
Curve Data
Δ=1°56'38" Rt
L=295.19'
PI Sta 951+05.62
D=0°39'31"
T=147.61'
MATCHLINE STA 900+00
MATCHLINE STA 900+00
MATCHLINE STA 950+00
MATCHLINE STA 850+00
Jackrabbit Trail
Wash
Camelback Rd
Pierson St
Medlock Dr
Colter St
Campbell Ave
Meadowbrook Ave
Minnezona Ave
Indian School Rd
Clarendon Ave
Clarendon Ave
Maricopa Trail
195TH AVE/JACKRABBIT TRL/TUTHILL RD
195TH AVE/JACKRABBIT TRL/TUTHILL RD
Sells Dr
Multi-Use Trail
Neighborhood
Maricopa Trail
Maricopa Trail
8
8
Flood Control District of
Maricopa County
Flood Control District of
Maricopa County
Flood Control District of
Maricopa County
STA 850+00 TO 950+00
PREFERRED ALTERNATIVE
LEGEND
RIGHT OF WAY
ALTERNATIVE
PREFERRED
900+00
850+00
900+00
950+00
FRS#3 Outfall Channel
FRS#3 Outfall Channel
FRS#3 Outfall Channel
PROPERTY PARCEL
SECTION LINE
NEIGHBORHOOD TRAIL
MARICOPA TRAIL/
EXISTING EASEMENT
OTHERWISE NOTED
UNLESS
69 KV POLE
WAY - OTHER ROADS
FUTURE RIGHT OF
DEPARTMENT OF TRANSPORTATION
MARICOPA COUNTY
CHECKED
DATE
BY
DESIGNED
SHEET
OF
DRAWN
PROJECT NO. TP028
QUEEN CREEK ROAD TO PEORIA AVENUE
JACKRABBIT TRAIL/195TH AVENUE/TUTHILL ROAD
19
20
19
20
22
21
21
22
Section Line
Section Line
Section Line
Section Line
0
200
SCALE IN FEET
200
400
130'
65'
65'
130'
65'
65'
130'
65'
65'
130'
65'
65'
130'
New R/W
New R/W
New R/W
New R/W
CONSTRUCTION
NOT FOR
PRELIMINARY
REGION
F.H.W.A. STATE
PROJECT NO.
NO.
SHEET
SHEETS
TOTAL
RECORD DRAWING
9
AZ
3:22:29 PM
1/25/2019
K:\PHX_Roadway\291078002-MCDOT_JackrabbitTrailCorridor-phx\CADD\TP028-W A2\DESIGN FILES\TP028-W A2_SC_PL-08.dgn
J. NEWTON
J. METRAILER
D. RUTKOWSKI
01/19
01/19
01/19
11
11
C 2019 KIMLEY-HORN AND ASSOCIATES, INC.
Key Map
Buckeye
Lower
Buckeye
Lower
Ave
Peoria
Papago Fwy
I-10
MC 85
River
Gila
Queen Creek
TP028
TUTHILL RD
JACKRABBIT TRL
195TH AVE
TUTHILL RD
JACKRABBIT TRL
195TH AVE
POB 50+00.00
950+00
955+00
960+00
965+00
970+00
975+00
980+00
985+00
990+00
995+00
1000+00
PT 952+53.20
PI 955+30.07
PT 982+83.63
PC 972+76.73
R=1240.00'
Curve Data
Δ=46°31'31" Rt
L=1006.90'
PI Sta 978+09.80
D=4°37'14"
T=533.07'
1000+00
1005+00
1010+00
1015+00
1020+00
1025+00
1030+00
1035+00
1040+00
1045+00
1050+00
PC 1007+81.94
PT 1017+89.94
PI 1035+80.90
PC 1044+69.21
R=1240.00'
Curve Data
Δ=46°34'35" Lt
L=1008.01'
PI Sta 1013+15.66
D=4°37'14"
T=533.72'
R=1240.00'
Curve Data
Δ=40°25'28" Lt
L=874.87'
PI Sta 1049+25.74
D=4°37'14"
T=456.53'
MATCHLINE STA 950+00
195TH AVE/JACKRABBIT TRL/TUTHILL RD
9
9
MATCHLINE STA 1000+00
STA 1000+00
MATCHLINE
STA 1050+00
MATCHLINE
Maricopa Trail
Section Line
Section Line
of
Maricopa County
Flood Control District
Development
Canyon Views
Planned
Trails Development
Zanjero
District/Planned
Maricopa
Water
Zanjero Trails Development
District/Planned
Maricopa
Water
195TH AVE/JACKRABBIT TRL/TUTHILL RD
Bethany Home Rd
Glendale Ave
Retarding Structure #3
White Tanks Flood
Retarding Structure #3
White Tanks Flood
of
Maricopa County
Flood Control District
STA 950+00 TO 1050+00
PREFERRED ALTERNATIVE
LEGEND
PROPERTY PARCEL
SECTION LINE
NEIGHBORHOOD TRAIL
MARICOPA TRAIL/
EXISTING EASEMENT
OTHERWISE NOTED
UNLESS
69 KV POLE
RIGHT OF WAY
ALTERNATIVE
PREFERRED
950+00
of
Maricopa County
Flood Control District
1000+00
1000+00
1050+00
of
Maricopa County
Flood Control District
Zanjero Trails Development
District/Planned
Maricopa
Water
Maricopa Trail
FRS#3 Outfall Channel
FRS#3 Outfall Culvert
FRS#3 Outfall Culvert
Outfall Channel
FRS#3
of
Maricopa County
Flood Control District
Beardsley Canal
WAY - OTHER ROADS
FUTURE RIGHT OF
DEPARTMENT OF TRANSPORTATION
MARICOPA COUNTY
CHECKED
DATE
BY
DESIGNED
SHEET
OF
DRAWN
PROJECT NO. TP028
QUEEN CREEK ROAD TO PEORIA AVENUE
JACKRABBIT TRAIL/195TH AVENUE/TUTHILL ROAD
22
23
23
24
24
25
25
0
200
SCALE IN FEET
200
400
Section Line
130'
65'
65'
130'
65'65'
130'
65'
65'
130'
65'
65'
130'
New R/W
New R/W
New R/W
New R/W
CONSTRUCTION
NOT FOR
PRELIMINARY
REGION
F.H.W.A. STATE
PROJECT NO.
NO.
SHEET
SHEETS
TOTAL
RECORD DRAWING
9
AZ
3:15:38 PM
1/25/2019
K:\PHX_Roadway\291078002-MCDOT_JackrabbitTrailCorridor-phx\CADD\TP028-W A2\DESIGN FILES\TP028-W A2_SC_PL-09.dgn
J. NEWTON
J. METRAILER
D. RUTKOWSKI
01/19
01/19
01/19
11
11
C 2019 KIMLEY-HORN AND ASSOCIATES, INC.
Key Map
Buckeye
Lower
Buckeye
Lower
Ave
Peoria
Papago Fwy
I-10
MC 85
River
Gila
Queen Creek
TP028
TUTHILL RD
JACKRABBIT TRL
195TH AVE
TUTHILL RD
JACKRABBIT TRL
195TH AVE
1050+00
1055+00
1060+00
1065+00
1070+00
1075+00
1080+00
1085+00
1090+00
1095+00
PT 1053+44.08
PC 1083+81.67
PT 1092+63.09
PI 1097+75.57
1100+00
R=1240.00'
Curve Data
Δ=40°43'37" Rt
L=881.42'
PI Sta 1088+41.92
D=4°37'14"
T=460.25'
1100+00
1105+00
1110+00
1115+00
1120+00
1125+00
1130+00
1135+00
1140+00
1145+00
1150+00
PI 1124+18.90
195TH AVE/JACKRABBIT TRL/TUTHILL RD
195TH AVE/JACKRABBIT TRL/TUTHILL RD
10
10
MATCHLINE STA 1100+00
Maricopa Trail
MATCHLINE STA 1100+00
MATCHLINE STA 1150+00
MATCHLINE STA 1050+00
Northern Ave
Cholla
Wash
State Trust Land
State Trust Land
State Trust Land
State Trust Land
Development
Tank Vistas
Planned
White
STA 1050+00 TO 1150+00
PREFERRED ALTERNATIVE
LEGEND
RIGHT OF WAY
ALTERNATIVE
PREFERRED
1050+00
1100+00
1100+00
1150+00
Maricopa Trail
Beardsley Canal Wash
PROPERTY PARCEL
SECTION LINE
NEIGHBORHOOD TRAIL
MARICOPA TRAIL/
EXISTING EASEMENT
OTHERWISE NOTED
UNLESS
69 KV POLE
Retarding Structure #3
White Tanks Flood
Beardsley Canal
WAY - OTHER ROADS
FUTURE RIGHT OF
County
Maricopa
District of
Control
Flood
DEPARTMENT OF TRANSPORTATION
MARICOPA COUNTY
CHECKED
DATE
BY
DESIGNED
SHEET
OF
DRAWN
PROJECT NO. TP028
QUEEN CREEK ROAD TO PEORIA AVENUE
JACKRABBIT TRAIL/195TH AVENUE/TUTHILL ROAD
26
26
Section Line
0
200
SCALE IN FEET
200
400
130'
65'
65'
130'
65'
65'
130'
65'
65'
130'
65'
65'
130'
New R/W
New R/W
New R/W
New R/W
State Trust Easement
Section Line
Section Line
State Trust Easement
State Trust Easement
25
CONSTRUCTION
NOT FOR
PRELIMINARY
REGION
F.H.W.A. STATE
PROJECT NO.
NO.
SHEET
SHEETS
TOTAL
RECORD DRAWING
9
AZ
3:16:26 PM
1/25/2019
K:\PHX_Roadway\291078002-MCDOT_JackrabbitTrailCorridor-phx\CADD\TP028-W A2\DESIGN FILES\TP028-W A2_SC_PL-10.dgn
J. NEWTON
J. METRAILER
D. RUTKOWSKI
01/19
01/19
01/19
11
11
C 2019 KIMLEY-HORN AND ASSOCIATES, INC.
Key Map
Buckeye
Lower
Buckeye
Lower
Ave
Peoria
Papago Fwy
I-10
MC 85
River
Gila
Queen Creek
TP028
TUTHILL RD
JACKRABBIT TRL
195TH AVE
TUTHILL RD
JACKRABBIT TRL
195TH AVE
1150+00
1155+00
1160+00
1165+00
1170+00
1175+00
1180+00
1185+00
1190+00
1195+00
1200+00
PC 1150+62.26
PT 1173+06.21
PC 1185+82.01
R=2860.00'
Curve Data
Δ=44°57'15" Lt
L=2243.95'
PI Sta 1162+45.57
D=2°00'12"
T=1183.31'
R=2860.00'
Curve Data
Δ=45°46'12" Rt
L=2284.68'
PI Sta 1197+89.24
D=2°00'12"
T=1207.23'
1200+00
1205+00
1210+00
PT 1208+66.68
195TH AVE/JACKRABBIT TRL/TUTHILL RD
Maricopa Trail
11
11
MATCHLINE STA 1200+00
MATCHLINE STA 1200+00
State Trust Land
State Trust Land
Section Line
Cholla
Wash
W aterfall W ash
STA 1211+66+/-
ALTERNATIVE
PREFERRED
END
State Trust Land
Section Line
Section Line
LEGEND
RIGHT OF WAY
ALTERNATIVE
PREFERRED
1150+00
Olive Ave
PROPERTY PARCEL
SECTION LINE
NEIGHBORHOOD TRAIL
MARICOPA TRAIL/
EXISTING EASEMENT
OTHERWISE NOTED
UNLESS
69 KV POLE
State Trust Land
Basin
Drainage
McMicken
Maricopa County
District of
Flood Control
WAY - OTHER ROADS
FUTURE RIGHT OF
1200+00
STA 1150+00
MATCHLINE
TUTHILL RD
JACKRABBIT TRL
195TH AVE
Maricopa County
District of
Flood Control
Ave
Peoria
1200+00
1250+00
Land
Trust
State
State Trust Land
State Trust Land
DEPARTMENT OF TRANSPORTATION
MARICOPA COUNTY
CHECKED
DATE
BY
DESIGNED
SHEET
OF
DRAWN
PROJECT NO. TP028
QUEEN CREEK ROAD TO PEORIA AVENUE
JACKRABBIT TRAIL/195TH AVENUE/TUTHILL ROAD
27
27
28
28
0
200
SCALE IN FEET
200
400
STA 1150+00 TO 1211+66
PREFERRED ALTERNATIVE
130'
65'
65'
130'
65'
65'
130'
130'
65'65'
New R/W
New R/W
State Trust Easement
New R/W
New R/W
65'65'
130'
28
From:
Jerome Choy
To:
Bernadette Martinez; Adam Cannon (PND)
Cc:
Anissa Gerard; Peggy Fehlman
Subject:
Re: THE COMPLETE PET ANIMAL HOSPITAL Z2022103 NEC 195TH AVE AND PALM LANE
Date:
Monday, July 18, 2022 3:56:51 PM
Attachments:
Complete Pet Modern Veterinary Hospital-TIS-comments-ADOT-7-11-2022.xlsx
Hi Adam and Bernadette,
Please find our comments for the subject TIS on attachment. I just noticed that the redletter
was submitted by Maricopa County.
Thanks,
Jerome Choy, P.E.
Regional Traffic Engineering Group (Central)
1615 W Jackson St
Phoenix AZ, 85007
602-908-3525 (Cell)
www.azdot.gov
Current work schedule:
Mon - Thu: 6am to 4:30pm
On Tue, Jun 14, 2022 at 1:02 PM Bernadette Martinez <bmartinez@azdot.gov> wrote:
Red Letter: WITHIN HALF MILE
Link to Folder:
THE COMPLETE PET ANIMAL HOSPITAL-PHX-0622-NEC 1...
Map of Project:
LOCATION-NEC 195TH AVE AND PALM LANE.PNG
Map to Google Earth: Red Letter Impacts Map
If you would like a pre review meeting let me know and I will schedule the meeting for you. Please
let me know if you have any questions. Thank you.
Bernadette Martinez
Right of Way Coordinator Assistant
Central District
2140 W. Hilton Ave, MD 700
Phoenix, AZ 85009
602.712.2086
---------- Forwarded message ---------
From: Adam Cannon (PND) <Adam.Cannon@maricopa.gov>
Date: Tue, Jun 14, 2022 at 7:17 AM
Subject: Z2022103 - Zone Change for The Complete Pet Animal Hospital
To: dhenning@westvalleyview.com <dhenning@westvalleyview.com>,
lmalloque@dot.state.az.us <lmalloque@dot.state.az.us>, ken.nyman@azag.gov
<ken.nyman@azag.gov>, hstumprr@gmail.com <hstumprr@gmail.com>,
swilken@azmag.gov <swilken@azmag.gov>, vwolfley@azmag.gov
<vwolfley@azmag.gov>, redletter@azdot.gov <redletter@azdot.gov>,
jon.lacy@bvfd.az.gov <jon.lacy@bvfd.az.gov>, 56fw.cit.communityinitiative@us.af.mil
<56fw.cit.communityinitiative@us.af.mil>, mark.burdick@bvfd.az.gov
<mark.burdick@bvfd.az.gov>, Adam Copeland <acopeland@buckeyeaz.gov>, Ken Galica
<kgalica@buckeyeaz.gov>, ggehlert@glendaleaz.com <ggehlert@glendaleaz.com>,
alissa.magley@goodyearaz.gov <alissa.magley@goodyearaz.gov>,
christopher.baker@goodyearaz.gov <christopher.baker@goodyearaz.gov>,
katie.wilken@goodyearaz.gov <katie.wilken@goodyearaz.gov>, Eileen Baden (PRK)
<Eileen.Baden@maricopa.gov>, kcotner@azmag.gov <kcotner@azmag.gov>,
pe@azland.gov <pe@azland.gov>, bfenske@azdot.gov <bfenske@azdot.gov>,
jgarcia@azdot.gov <jgarcia@azdot.gov>, dkrantz@citytocitycre.com
<dkrantz@citytocitycre.com>, Karl Gosch (MCSO) <K_Gosch@mcso.maricopa.gov>
Cc: Adam Cannon (PND) <Adam.Cannon@maricopa.gov>
Good morning all,
This e-mail serves as notification of an application we have received from Tiffany & Bosco
for a Zone Change with Overlay from RU-43 to C-2. Applicable documents for review are
available on the Online Permit Manager at:
https://accela.maricopa.gov/CitizenAccessMCOSS/Default.aspx. You can search for the
case by using the Zone Change case number Z2022103.
A virtual TAC meeting has been scheduled for Tuesday, July 5, 2022 at 1:45 p.m. If you
would like to participate, please contact me and I will send you access details.
Please let me know if you have any questions or concerns.
Best regards,
Adam Cannon, AICP
Planner
Maricopa County Planning & Development Department
301 W. Jefferson St., Suite 170, Phoenix, AZ 85003
Desk: 602-372-0292
adam.cannon@maricopa.gov
P&D is now 100% digital for construction permit applications.
Find information on our new permit process here.
PROJECT SUBMITTAL DATA:
Project Name
Project Location
Submittal Type
Case Number
Date
Reviewed By
Contact Info
GENERAL
Disposition Codes
A =Will Comply, B =Designer to Evaluate, C =ADOT to Evaluate, D = No further Action Required
#
Sheet or Sec
Reviewer's Comment
Initial Disp.
Designer's Response/Comment
Final Disp.
ADOT Response
1
General
ADOT does not support signalizing the intersections that are less
than 2,640 ft from any ramp intersection.
2
Page 2 of 4
The trip generation should be estimated based on the current
edition of the ITE Trip Generation Manual.
Anissa Gerard, Jerome Choy
602-908-3525
Complete Pet Modern Veterinary Hospital
195th Ave/ Palm Ln
TIA
N/A
07/11/2022
From:
Bernadette Martinez
To:
Adam Cannon (PND)
Cc:
Peggy Fehlman
Subject:
THE COMPLETE PET ANIMAL HOSPITAL Z2022103 NEC 195TH AVE AND PALM LANE
Date:
Thursday, June 23, 2022 1:49:29 PM
Thank you for the notification of the above-referenced proposed development.
ADOT is neutral on zoning matters. As such, ADOT has no comment. Due to this project being
within 1/2 mile of an ADOT facility, ADOT would like to receive a site plan and perhaps a
TIA/TIS upon availability. ADOT reserves comment until review of the preliminary site plans
and traffic impact analysis/statement(TIA/TIS) for this project.
Regional Traffic Engineer Contact - CentralRTE_Review@azdot.gov
ADOT reserves the right to review any future plans, additions and/or changes to this
development in regards to any impact they may have on the State Highway System.
We appreciate receiving the notice, and the opportunity to review and comment. I am happy
to assist with any other questions or concerns.
Bernadette Martinez
Right of Way Coordinator Assistant
Central District
2140 W. Hilton Ave, MD 700
Phoenix, AZ 85009
602.712.2086
---------- Forwarded message ---------
From: Adam Cannon (PND) <Adam.Cannon@maricopa.gov>
Date: Tue, Jun 14, 2022 at 7:17 AM
Subject: Z2022103 - Zone Change for The Complete Pet Animal Hospital
To: dhenning@westvalleyview.com <dhenning@westvalleyview.com>,
lmalloque@dot.state.az.us <lmalloque@dot.state.az.us>, ken.nyman@azag.gov
<ken.nyman@azag.gov>, hstumprr@gmail.com <hstumprr@gmail.com>,
swilken@azmag.gov <swilken@azmag.gov>, vwolfley@azmag.gov
<vwolfley@azmag.gov>, redletter@azdot.gov <redletter@azdot.gov>,
jon.lacy@bvfd.az.gov <jon.lacy@bvfd.az.gov>, 56fw.cit.communityinitiative@us.af.mil
<56fw.cit.communityinitiative@us.af.mil>, mark.burdick@bvfd.az.gov
<mark.burdick@bvfd.az.gov>, Adam Copeland <acopeland@buckeyeaz.gov>, Ken Galica
<kgalica@buckeyeaz.gov>, ggehlert@glendaleaz.com <ggehlert@glendaleaz.com>,
alissa.magley@goodyearaz.gov <alissa.magley@goodyearaz.gov>,
christopher.baker@goodyearaz.gov <christopher.baker@goodyearaz.gov>,
katie.wilken@goodyearaz.gov <katie.wilken@goodyearaz.gov>, Eileen Baden (PRK)
<Eileen.Baden@maricopa.gov>, kcotner@azmag.gov <kcotner@azmag.gov>,
pe@azland.gov <pe@azland.gov>, bfenske@azdot.gov <bfenske@azdot.gov>,
jgarcia@azdot.gov <jgarcia@azdot.gov>, dkrantz@citytocitycre.com
<dkrantz@citytocitycre.com>, Karl Gosch (MCSO) <K_Gosch@mcso.maricopa.gov>
Cc: Adam Cannon (PND) <Adam.Cannon@maricopa.gov>
Good morning all,
This e-mail serves as notification of an application we have received from Tiffany & Bosco
for a Zone Change with Overlay from RU-43 to C-2. Applicable documents for review are
available on the Online Permit Manager at:
https://accela.maricopa.gov/CitizenAccessMCOSS/Default.aspx. You can search for the
case by using the Zone Change case number Z2022103.
A virtual TAC meeting has been scheduled for Tuesday, July 5, 2022 at 1:45 p.m. If you
would like to participate, please contact me and I will send you access details.
Please let me know if you have any questions or concerns.
Best regards,
Adam Cannon, AICP
Planner
Maricopa County Planning & Development Department
301 W. Jefferson St., Suite 170, Phoenix, AZ 85003
Desk: 602-372-0292
adam.cannon@maricopa.gov
P&D is now 100% digital for construction permit applications.
Find information on our new permit process here.
From:
RAHN, JENNIFER L CIV USAF AETC 56 FW/CVE
To:
Adam Cannon (PND)
Cc:
JAMES, MARK C CIV USAF AETC 56 FW/CVE; 56 FW/CIT Community Initiative
Subject:
RE: Z2022103 - Zone Change with Overlay for NEC of 195th Avenue & Palm Lane
Date:
Thursday, April 13, 2023 2:52:40 PM
Attachments:
image001.png
Hi Adam,
Thank you for allowing Luke AFB to make comments on the Complete Pet Animal Hospital Re-Zoning
Application. The application requests rezoning the property from RU-43 use to C-2. The 4.51-acre
site is located at the NEC of 195th Avenue and Palm Lane alignment (APN 502-67-013). It is
approximately .7 miles outside the Luke AFB 1988 JLUS 65 Ldn, “high noise or accident potential
zone” as defined by A.R.S. § 28-8461 and is inside the “territory in the vicinity of a military airport”
also defined by A.R.S. § 28-8461.
As described in the application, this request will not have a negative impact on Luke AFB Flight
Operations. Since the site will be located inside the “territory in the vicinity of a military airport,” it
will be subjected to approximately 170 over flights per day. We recommend you review the sound
attenuation requirements found in A.R.S. § 28-8482. We recommend a strong notification program
on the part of the applicant to inform future tenant(s) about Luke AFB operations.
Respectfully,
Jenn Rahn
Senior Planner, Community Initiatives Team
56th Fighter Wing
Luke AFB AZ 85309
Office: 623-856-9981
DSN: 896-9981
From: Adam Cannon (PND) <Adam.Cannon@maricopa.gov>
Sent: Thursday, March 30, 2023 10:30 AM
To: Adam Cannon (PND) <Adam.Cannon@maricopa.gov>
Cc: Adam Cannon (PND) <Adam.Cannon@maricopa.gov>
Subject: [URL Verdict: Neutral][Non-DoD Source] Z2022103 - Zone Change with Overlay for NEC of
195th Avenue & Palm Lane
Good morning all,
This e-mail serves as notification of a 2nd submittal we have received from Tiffany & Bosco for a Zone
Change with Overlay from RU-43 to C-2 CUPD. Note: The previous submittal included a Plan of
Development. The new submittal is seeking only a zone change. Applicable documents for review
are available on the Online Permit Manager at:
https://accela.maricopa.gov/CitizenAccessMCOSS/Default.aspx. You can search for the case by using
the Zone Change case number Z2022103.
Please let me know if you have any questions or concerns.
Best regards,
Adam Cannon, AICP
Senior Planner
PLANNING & DEVELOPMENT
301 W. Jefferson St., Suite 170 Phoenix, AZ 85003
O: 602-372-0292
MARICOPA.GOV
Facebook | Instagram | Twitter | YouTube
From:
JAMES, MARK C GS-12 USAF AETC 56 FW/CVE
To:
Adam Cannon (PND)
Cc:
56 FW/CIT Community Initiative
Subject:
RE: Z2022103 - Zone Change for The Complete Pet Animal Hospital
Date:
Wednesday, June 15, 2022 11:46:09 AM
Hi Adam,
Thank you for allowing Luke AFB to make comments on the Complete Pet Animal
Hospital Application. The site is located approximately .7 miles outside
the Luke AFB 1988 JLUS 65 Ldn, “high noise or accident potential zone” as
defined by A.R.S. § 28-8461 and is inside the “territory in the vicinity of
a military airport” also defined by A.R.S. § 28-8461.
As described in the application, this request will not have a negative
impact on Luke AFB Flight Operations. Since the site will be located inside
the “territory in the vicinity of a military airport,” it will be subjected
to approximately 165 over flights per day, as low as 1,500 feet above the
ground. We recommend you review the sound attenuation requirements found in
A.R.S. § 28-8482. In addition, a strong notification program on the part of
the applicant is essential to inform tenants/clients about Luke AFB
operations.
Respectfully,
Mark James
Planning Manager, Community Initiatives Team
Luke AFB AZ 85309
Office: 623-856-9981
DSN: 896-9981
-----Original Message-----
From: Adam Cannon (PND) <Adam.Cannon@maricopa.gov>
Sent: Tuesday, June 14, 2022 7:17 AM
To: dhenning@westvalleyview.com; lmalloque@dot.state.az.us;
ken.nyman@azag.gov; hstumprr@gmail.com; swilken@azmag.gov;
vwolfley@azmag.gov; redletter@azdot.gov; jon.lacy@bvfd.az.gov; 56 FW/CIT
Community Initiative <56FW.CIT.CommunityInitiative@us.af.mil>;
mark.burdick@bvfd.az.gov; Adam Copeland <acopeland@buckeyeaz.gov>; Ken
Galica <kgalica@buckeyeaz.gov>; ggehlert@glendaleaz.com;
alissa.magley@goodyearaz.gov; christopher.baker@goodyearaz.gov;
katie.wilken@goodyearaz.gov; Eileen Baden (PRK) <Eileen.Baden@maricopa.gov>;
kcotner@azmag.gov; pe@azland.gov; bfenske@azdot.gov; jgarcia@azdot.gov;
dkrantz@citytocitycre.com; Karl Gosch (MCSO) <K_Gosch@MCSO.maricopa.gov>
Cc: Adam Cannon (PND) <Adam.Cannon@maricopa.gov>
Subject: [Non-DoD Source] Z2022103 - Zone Change for The Complete Pet Animal
Hospital
Good morning all,
This e-mail serves as notification of an application we have received from
Tiffany & Bosco for a Zone Change with Overlay from RU-43 to C-2.
Applicable documents for review are available on the Online Permit Manager
at: https://accela.maricopa.gov/CitizenAccessMCOSS/Default.aspx. You can
search for the case by using the Zone Change case number Z2022103.
A virtual TAC meeting has been scheduled for Tuesday, July 5, 2022 at 1:45
p.m. If you would like to participate, please contact me and I will send
you access details.
Please let me know if you have any questions or concerns.
Best regards,
Adam Cannon, AICP
Planner
Maricopa County Planning & Development Department
<https://www.maricopa.gov/797/Planning-Development>
301 W. Jefferson St., Suite 170, Phoenix, AZ 85003
Desk: 602-372-0292
adam.cannon@maricopa.gov <mailto:adam.cannon@maricopa.gov>
P&D is now 100% digital for construction permit applications.
Find information on our new permit process here
<https://www.maricopa.gov/1629/Construction-Permit-Information> .
From:
Ken Galica
To:
Adam Cannon (PND)
Cc:
Adam Copeland; Scott Zipprich; Brian Craig; Patricia Cooley; Hobart Wingard
Subject:
RE: Z2022103 - Zone Change for The Complete Pet Animal Hospital
Date:
Monday, June 20, 2022 3:26:07 PM
Attachments:
image001.png
Good afternoon, Adam:
When we had met with this applicant for our pre-application in February, City legal direction at the
time was that we could not annex the property because it was separated from our jurisdiction by
Jackrabbit. Our legal direction has since changed, and would like to see the applicant seek
annexation and development of the site in Buckeye’s jurisdiction under our codes/requirements.
Can you pass that information along? If the applicant has any questions, we would be happy to
those. If you still keep the 7/5 meeting I’ll attend, though perhaps it can be cancelled if the applicant
is agreeable to coming back to the City.
KEN GALICA | PRINCIpAL PLANNER |DEVELOPMENT SERVICEs | PLANNING DIVIsION
CITY OF BUCKEYE | 530 EAsT MONROE AVENUE, BUCKEYE, AZ 85326
P: 623.349.6214| KGALICA@BUCKEYEAZ.GOV
CITY HALL HOURs: MON-THURs 7AM-6PM
CLOsEd ON FRIdAYs
From: Adam Cannon (PND) <Adam.Cannon@maricopa.gov>
Sent: Tuesday, June 14, 2022 7:17 AM
To: dhenning@westvalleyview.com; lmalloque@dot.state.az.us; ken.nyman@azag.gov;
hstumprr@gmail.com; swilken@azmag.gov; vwolfley@azmag.gov; redletter@azdot.gov;
jon.lacy@bvfd.az.gov; 56fw.cit.communityinitiative@us.af.mil; mark.burdick@bvfd.az.gov; Adam
Copeland <acopeland@buckeyeaz.gov>; Ken Galica <kgalica@buckeyeaz.gov>;
ggehlert@glendaleaz.com; alissa.magley@goodyearaz.gov; christopher.baker@goodyearaz.gov;
katie.wilken@goodyearaz.gov; Eileen Baden (PRK) <Eileen.Baden@maricopa.gov>; Kurt Cotner
<kcotner@azmag.gov>; pe@azland.gov; bfenske@azdot.gov; jgarcia@azdot.gov;
dkrantz@citytocitycre.com; Karl Gosch (MCSO) <K_Gosch@MCSO.maricopa.gov>
Cc: Adam Cannon (PND) <Adam.Cannon@maricopa.gov>
Subject: Z2022103 - Zone Change for The Complete Pet Animal Hospital
[NOTICE: This message originated outside of the City of Buckeye -- DO NOT CLICK on links or
open attachments unless you are sure the content is safe.]
Good morning all,
This e-mail serves as notification of an application we have received from Tiffany & Bosco for a Zone
Change with Overlay from RU-43 to C-2. Applicable documents for review are available on the
Online Permit Manager at: https://accela.maricopa.gov/CitizenAccessMCOSS/Default.aspx. You can
search for the case by using the Zone Change case number Z2022103.
A virtual TAC meeting has been scheduled for Tuesday, July 5, 2022 at 1:45 p.m. If you would like to
participate, please contact me and I will send you access details.
Please let me know if you have any questions or concerns.
Best regards,
Adam Cannon, AICP
Planner
Maricopa County Planning & Development Department
301 W. Jefferson St., Suite 170, Phoenix, AZ 85003
Desk: 602-372-0292
adam.cannon@maricopa.gov
P&D is now 100% digital for construction permit applications.
Find information on our new permit process here.
This message contains confidential information and is intended only for the individual(s)
addressed in the message. If you are not the named addressee, you should not disseminate,
distribute, or copy this e-mail. If you are not the intended recipient, you are notified that
disclosing, distributing, or copying this e-mail is strictly prohibited.
Cc: Adam Copeland <acopeland@buckeyeaz.gov>; Hobart Wingard <hwingard@buckeyeaz.gov>
Subject: RE: Z2022103 - TAC Comments and Redlines
Hello Everyone,
See below for answers. Let me know if you have any questions.
Thank You,
JOHN WILLETT | CITY TRAFFIc ENGINEER | ENGINEERING
CITY OF BUcKEYE | 530 EAST MONROE AVENUE, BUcKEYE, AZ 85326
P: 623.349.6282 | F: 623.349.6221 | JWILLETT@BUCKEYEAZ.GOV
CIty HALL HOURS: MON-tHURS 7AM-6PM
CLOSED ON FRIDAyS
From: Ken Galica <kgalica@buckeyeaz.gov>
Sent: Tuesday, July 05, 2022 2:25 PM
To: John Willett <jwillett@buckeyeaz.gov>; Adam Cannon (PND) <Adam.Cannon@maricopa.gov>
Cc: Adam Copeland <acopeland@buckeyeaz.gov>; Hobart Wingard <hwingard@buckeyeaz.gov>
Subject: FW: Z2022103 - TAC Comments and Redlines
Hi Mr. Willett – If you could add a little detail to Scott’s list and reply to all (which includes Adam
Cannon over at County P&D), he can formally include those in their package to the applicant. Very
much appreciate it!
1. Driveway location to Palm Lane – Driveway should line up with Palm Lane if full access is
desired for the development.
2. ½ street improvements to JRT – Yes, ½ street improvements along property frontage will be
required.
3. No connection to City sewer unless annexed – Correct. Property must be in City to be able to
connect to City sewer.
4. ½ street/ access to 194th Ave – Buckeye Fire generally requires to points of access. The
development should plan on a 2nd access – either to JRT or 194th Avenue to the east.
5. ROW dedication will not be the same as the County – It should be to City requirements (which
is different than the County’s).
6. They will not have to underground the adjacent power – The City code requires all utilities
along the frontage to JRT to be underground (except power 69kv and up). Utility poles will not
be allowed to stay in City ROW.
7. No cross access easements will be required in the county – The City will require a cross access
easement across the entire parcel (502-67-013) so as individual businesses or parcels come in
the future each one does not have a separate access to JRT. For the property frontage of 330’,
there may be 2 accesses (one at Palm Lane and the other at the north boundary of the parcel)
8. The east side of the Palm lane intersection may not be required by the county which we
would require to be the JRT access for all of this land on the east side of JRT – Palm Lane will
be the only location of any full movement access to JRT between Monte Vista Road and the
Dollar General development to the south.
Adam Cannon: From a Planning standpoint, the City has no concerns with the land use or even the
conceptual plan (after the plan is revised to address the engineering concerns above). As they move
forward, we would encourage the applicant to provide a site-built structure with architectural
variety/interest (it sounds like they intend to) and landscape their Jackrabbit Road frontage and
parking lot to create a more welcoming presence from the street. Our code could be used as a guide,
though we’ll generally be supportive of anything that aligns with the spirit of creating a nice
presence on Jackrabbit Trail.
KEN GALICA | PRINCIpAL PLANNER |DEVELOPMENT SERVICEs | PLANNING DIVIsION
CITY OF BUCKEYE | 530 EAsT MONROE AVENUE, BUCKEYE, AZ 85326
P: 623.349.6214| KGALICA@BUCKEYEAZ.GOV
CITY HALL HOURs: MON-THURs 7AM-6PM
CLOsEd ON FRIdAYs
From: Adam Cannon (PND) <Adam.Cannon@maricopa.gov>
Sent: Tuesday, July 5, 2022 1:33 PM
To: Sean J. Doyle <sjd@tblaw.com>
Cc: Souren Naradikian (ENV) <Souren.Naradikian@Maricopa.Gov>; Stacey Lapp (PND)
<Stacey.Lapp@Maricopa.Gov>; Ken Galica <kgalica@buckeyeaz.gov>; Nicholas Schlimm (PND)
<Nicholas.Schlimm@maricopa.gov>; Adam Cannon (PND) <Adam.Cannon@maricopa.gov>
Subject: RE: Z2022103 - TAC Comments and Redlines
[NOTICE: This message originated outside of the City of Buckeye -- DO NOT CLICK on links or
open attachments unless you are sure the content is safe.]
Sean,
We’ve updated the comment letter to include the additional comments I mentioned. Thanks.
Best regards,
Adam Cannon, AICP
Senior Planner
Maricopa County Planning & Development Department
301 W. Jefferson St., Suite 170, Phoenix, AZ 85003
Desk: 602-372-0292
adam.cannon@maricopa.gov
P&D is now 100% digital for construction permit applications.
Find information on our new permit process here.
From: Adam Cannon (PND)
Sent: Tuesday, July 5, 2022 7:18 AM
To: Sean J. Doyle <sjd@tblaw.com>
Cc: Adam Cannon (PND) <Adam.Cannon@maricopa.gov>; Souren Naradikian (ENV)
<Souren.Naradikian@Maricopa.Gov>; Stacey Lapp (PND) <Stacey.Lapp@Maricopa.Gov>; Ken Galica
<kgalica@buckeyeaz.gov>; Nicholas Schlimm (PND) <Nicholas.Schlimm@maricopa.gov>
Subject: Z2022103 - TAC Comments and Redlines
Good morning Sean,
I hope you had a good Independence Day holiday. In advance of our TAC Meeting, please see the
attached comments and redlines for review. There are some additional agency comments that will
come once they are available.
Additionally, I have provided the access instructions to the Teams meeting as a reminder:
Z2022103 - The Complete Pet Animal Hospital on 7/05 @ 1:45pm
________________________________________________________________________________
Microsoft Teams meeting
Join on your computer or mobile app
Click here to join the meeting
Or call in (audio only)
+1 480-702-3496,,657536680# United States, Phoenix
Phone Conference ID: 657 536 680#
Best regards,
Adam Cannon, AICP
Senior Planner
Maricopa County Planning & Development Department
301 W. Jefferson St., Suite 170, Phoenix, AZ 85003
Desk: 602-372-0292
adam.cannon@maricopa.gov
P&D is now 100% digital for construction permit applications.
Find information on our new permit process here.
This message contains confidential information and is intended only for the individual(s) addressed
in the message. If you are not the named addressee, you should not disseminate, distribute, or copy
this e-mail. If you are not the intended recipient, you are notified that disclosing, distributing, or
copying this e-mail is strictly prohibited.
This message contains confidential information and is intended only for the individual(s) addressed
in the message. If you are not the named addressee, you should not disseminate, distribute, or copy
this e-mail. If you are not the intended recipient, you are notified that disclosing, distributing, or
copying this e-mail is strictly prohibited.
This message contains confidential information and is intended only for the individual(s)
addressed in the message. If you are not the named addressee, you should not disseminate,
distribute, or copy this e-mail. If you are not the intended recipient, you are notified that
disclosing, distributing, or copying this e-mail is strictly prohibited.
From:
Ken Galica
To:
Adam Cannon (PND); Scott Zipprich
Cc:
John Willett; Adam Copeland; Brian Craig
Subject:
RE: Z2022103 - Zone Change with Overlay for NEC of 195th Avenue & Palm Lane
Date:
Saturday, April 1, 2023 4:25:40 PM
Attachments:
image001.png
image010.png
image003.png
image004.png
Sounds good to me, thanks Adam. Doesn’t sound like they’ll be able to do much of anything prior to
annexing so likely more of an academic exercise but won’t hurt to have.
Ken Galica
Principal Planner
Development Services Department
(623) 349-6214
From: Adam Cannon (PND) <Adam.Cannon@maricopa.gov>
Sent: Friday, March 31, 2023 8:26 AM
To: Scott Zipprich <szipprich@buckeyeaz.gov>; Ken Galica <kgalica@buckeyeaz.gov>
Cc: John Willett <jwillett@buckeyeaz.gov>; Adam Copeland <acopeland@buckeyeaz.gov>; Brian
Craig <bcraig@buckeyeaz.gov>
Subject: RE: Z2022103 - Zone Change with Overlay for NEC of 195th Avenue & Palm Lane
[NOTICE: This message originated outside of the City of Buckeye -- DO NOT CLICK on links or
open attachments unless you are sure the content is safe.]
The only way would be if it had a very low sewer generation which would be something like a
storage facility. You made me chuckle on this one Scott (the majority of zoning cases we’ve had over
the last three years I’ve been with the County are storage facilities). We don’t know what uses they
want ultimately other than they initially wanted the vet office which would require water and sewer
IMO. They did request to allow all C-2 uses except for adult businesses and marijuana through their
zoning overlay, but I recall there wasn’t an issue from the City on that front so long as the utilities
are there (they just are familiar with me if they’re doing something in the County next to residential).
Ken - What we can do, if the applicant agrees, is to condition a pre annexation services agreement
with the City and limit uses until sewer is connected. We can discuss that the City has design and
other considerations they may separately require and implement via contract for utility service. If
the applicant doesn’t agree, then we’ll need to reassess, but based on what I’m seeing in their
response and because they initially came to the City prior to coming to the County, it looks like
they’ll be amenable to that. Note that this case no longer has the POD associated – just zoning now.
Let’s see what the applicant says and go from there. Thoughts?
Adam
From: Scott Zipprich <szipprich@buckeyeaz.gov>
Sent: Thursday, March 30, 2023 4:14 PM
To: Ken Galica <kgalica@buckeyeaz.gov>; Adam Cannon (PND) <Adam.Cannon@maricopa.gov>
Cc: John Willett <jwillett@buckeyeaz.gov>; Adam Copeland <acopeland@buckeyeaz.gov>; Brian
Craig <bcraig@buckeyeaz.gov>
Subject: RE: Z2022103 - Zone Change with Overlay for NEC of 195th Avenue & Palm Lane
Ken,
I apologize I hit send accidentally, Please see all of my comments below in red.
Let me know if you have any questions.
Thank You,
Scott Zipprich P.E.
City Engineer
From: Ken Galica <kgalica@buckeyeaz.gov>
Sent: Thursday, March 30, 2023 3:00 PM
To: Adam Cannon (PND) <Adam.Cannon@maricopa.gov>
Cc: Scott Zipprich <szipprich@buckeyeaz.gov>; John Willett <jwillett@buckeyeaz.gov>; Adam
Copeland <acopeland@buckeyeaz.gov>; Brian Craig <bcraig@buckeyeaz.gov>
Subject: RE: Z2022103 - Zone Change with Overlay for NEC of 195th Avenue & Palm Lane
Thanks, Adam. I hadn’t seen that but I’m pleased with their responses (Copied below for Scott
Zipprich’s and John Willett’s benefit as it mostly pertains to future improvements and access). Scott
and/or John may have their own thoughts with regard to the responses.
Assuming they too are good with this, I’m not sure if you’d be able to condition the approval to
ensure that sentiment is captured? That would be preferable so if a future owner tried to plead
ignorance we’d be able to point to the approval.
2. Please carefully review any comments received throughout this process from the City of
Buckeye. The Town may desire to annex or specify several standards that they would like to
see followed if Maricopa County “County” recommends approval. The Zone Change with
Overlay allows the applicant to vary development standards (to more strict or less strict
standards) with valid justification. Likewise, it is understandable to the County that some of
these standards may not be feasible for the applicant to fulfill. The County expects that there be
good faith negotiation and consideration of these standards between the applicant and the City
of Buckeye. Please note that the comments given in this document reflect County standards
and not those of the City of Buckeye.
Applicant Response: Noted. Applicant is in communication with the City of Buckeye with
respect to their requests as noted below.
The City of Buckeye provided a number of requests in their email to the County on July 5th,
2022 which included the following:
• Driveway location to Palm Lane o Applicant will agree to a driveway on Palm Lane This
is not a driveway this will be an intersection for Palm lane
• ½ street improvements to JRT (Jackrabbit Trail) o Applicant was informed by the City
that Jackrabbit Trail (aka 195th Avenue) will be improved by the City so long as sufficient
right of
way is dedicated by the Owner. The City is willing to construct the improvements because
the City recently received funding to improve JRT between Thomas Road and McDowell
Road. This is not currently acceptable any development that would happen before the project
would do the construction of their half street and any construction after the JRT project would
construct all auxiliary lanes, driveways and other improvements required by the City.
• No connection to City sewer unless annexed o Applicant agrees to this request. According to
the county’s own document, which is attached. I am not sure how this parcel can be allowed to
move forward without committing to connect to the City sewer. The only way would be if it had a
very low sewer generation which would be something like a storage facility. My issue with this
moving forward is it is being rezoned in the county and then the potential development would
trigger them to connect to City sewer, which they have to annex to do causing this developer more
time in the process and a change of expectations. Also from an environmental standpoint I don’t
think we should be add any more septic’s especially when the property borders an existing sewer
line.
• ½ street / access to 194th Avenue o Applicant will provide a buffer and a restriction for
public access to the Property from 195th Avenue only The City requirement would be to
improve the adjacent half street to the adopted street standards.
• ROW dedication will not be the same as the County o Applicant and Owner will work
with City to dedicate proper right of way so as to allow for City improvements to right of
way. We will need to discuss the timing of the ROW
• They will not have to underground the adjacent power o The City also confirmed to
Applicant that the City will pay for the undergrounding of the power lines so long as
proper right of way is dedicated. The funding obtained by the City also allows for
undergrounding of the power lines. If the development of the property happens before the
city project the development is required to relocate and underground all above ground lines.
• No cross access easement will be required in the County o Owner is agreeable to a cross
access agreement for the Property. The City will require cross access easements to the
adjacent parcels.
• The east side of the Palm Lane intersection may not be required by the County which we
would require to be the JRT access for all of this land on the east side of JRT o Applicant
and Owner are agreeable to access the Property from Palm Lane. This will be required to
gain access to JRT in that area.
Ken Galica
Principal Planner
Development Services Department
(623) 349-6214
From: Adam Cannon (PND) <Adam.Cannon@maricopa.gov>
Sent: Thursday, March 30, 2023 12:58 PM
To: Ken Galica <kgalica@buckeyeaz.gov>
Subject: RE: Z2022103 - Zone Change with Overlay for NEC of 195th Avenue & Palm Lane
[NOTICE: This message originated outside of the City of Buckeye -- DO NOT CLICK on links or
open attachments unless you are sure the content is safe.]
Hi Ken,
Thank you and I hope you are well also! Just to double check - Did you see their response letter
too? It has some direct responses to the City’s comments.
Adam
From: Ken Galica <kgalica@buckeyeaz.gov>
Sent: Thursday, March 30, 2023 12:47 PM
To: Adam Cannon (PND) <Adam.Cannon@maricopa.gov>
Cc: Adam Copeland <acopeland@buckeyeaz.gov>; Brian Craig <bcraig@buckeyeaz.gov>; Hobart
Wingard <hwingard@buckeyeaz.gov>; Scott Zipprich <szipprich@buckeyeaz.gov>; Jennifer Fostino
<jfostino@buckeyeaz.gov>
Subject: RE: Z2022103 - Zone Change with Overlay for NEC of 195th Avenue & Palm Lane
Hi Adam,
Hope all is well. The City’s comments from our first review of the application still apply, nothing
additional.
Ken Galica
Principal Planner
Development Services Department
(623) 349-6214
From: Adam Cannon (PND) <Adam.Cannon@maricopa.gov>
Sent: Thursday, March 30, 2023 10:30 AM
To: Adam Cannon (PND) <Adam.Cannon@maricopa.gov>
Cc: Adam Cannon (PND) <Adam.Cannon@maricopa.gov>
Subject: Z2022103 - Zone Change with Overlay for NEC of 195th Avenue & Palm Lane
[NOTICE: This message originated outside of the City of Buckeye -- DO NOT CLICK on links or
open attachments unless you are sure the content is safe.]
Good morning all,
This e-mail serves as notification of a 2nd submittal we have received from Tiffany & Bosco for a Zone
Change with Overlay from RU-43 to C-2 CUPD. Note: The previous submittal included a Plan of
Development. The new submittal is seeking only a zone change. Applicable documents for review
are available on the Online Permit Manager at:
https://accela.maricopa.gov/CitizenAccessMCOSS/Default.aspx. You can search for the case by using
the Zone Change case number Z2022103.
Please let me know if you have any questions or concerns.
Best regards,
Adam Cannon, AICP
Senior Planner
PLANNING & DEVELOPMENT
301 W. Jefferson St., Suite 170 Phoenix, AZ 85003
O: 602-372-0292
MARICOPA.GOV
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This message contains confidential information and is intended only for the individual(s) addressed
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This message contains confidential information and is intended only for the individual(s) addressed
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This message contains confidential information and is intended only for the individual(s)
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