02. 03. CPA260007 Z260018 PZ Staff Report

CPA260007 & Z260018 
Page 1 of 15 
 
 
Report to the Planning and Zoning Commission 
Prepared by the Maricopa County Planning and Development Department 
 
 
Cases: 
CPA260007 & Z260018 – Balterra  
 
 
 
 
Hearing Date: 
August 6, 2026 
 
Supervisor District: 
4 
 
 
 
  
 
Applicant: 
Wendy Riddell, Berry Riddell, LLC   
 
Owner: 
Balterra Partners 590 Acres LLC 
   
Requests: 
1)  General Comprehensive Plan Amendment (CPA) to change the land 
use designation within the Tonopah/Arlington Area Plan from Balterra 
Development Master Plan (DMP) to Mixed Use 
 
 
2)  Zone Change from Rural-43 to IND-2 IUPD 
 
  
 
Site Location: 
Generally located SE of the SEC of 411th Ave. & Camelback Rd. in the 
Buckeye area 
 
  
Site Size: 
Approximately 593 acres 
 
Density: 
N/A 
 
County Island:  
No 
 
 
County Plan: 
Tonopah/Arlington Area Plan – Balterra Development Master Plan  
 
 
Municipal Plan: 
N/A 
 
Support/Opposition: 
None known 
 
Recommendations: 
1) Approve (CPA260007) 
 
 
2) Approve with conditions (Z260018)

CPA260007 & Z260018 
Page 2 of 15 
Project Summary: 
 
1. 
The applicant, on behalf of the property owners, is requesting a General Comprehensive Plan 
Amendment (CPA) of the Tonopah/Arlington Area Plan from the Balterra Development Master 
Plan (DMP) to Mixed Uses and a zone change from Rural–43 to IND-2 IUPD to support mixed use 
development that may include residential, commercial, industrial, and entertainment uses. The 
site covers approximately 593 acres generally located southeast of the southeast corner of 411th 
Ave. and Camelback Rd. in the Buckeye area and consists of 16 contiguous parcels. A plan of 
development (POD) is not being proposed at this time but POD/s will be required for 
administrative review and approval prior to construction permitting.  
 
2. 
The DMP previously changed the land use designation from Mixed Use and Rural Development 
Area (RDA) to the DMP comprised of various uses - single-family residential, mixed use, 
commercial, employment, public facility, and open space for a master-planned community known 
as Balterra (DMP2005013). Overy the past 20 years the planned community never developed. The 
proposed Mixed Use land use designation is a return to the site’s previous land use designation. 
 
3. 
As part of the rezoning, the applicant is requesting an IUPD overlay to make changes to the 
underlying base zoning district development standards.  This is shown in the following table (bold 
text denotes deviation from the base standard).  
 
REGULATION 
BASE ZONING DISTRICT 
REGULATIONS (IND-2) 
PROPOSED ZONING DISTRICT 
REGULATIONS (IND-2 IUPD) 
Maximum Height 
60 feet 
85 feet 
Minimum Front Setback 
20 feet 
20 feet 
Minimum Street-Side Setback, 
Street 
10 feet 
10 feet 
Minimum Side Setback 
None, except when 
abutting a rural or 
residential zoning district, 
then 10 feet 
None, except when abutting a 
rural or residential zoning district, 
then 10 feet 
Minimum Rear Setback 
10 feet, except when 
abutting a rural or 
residential zoning district, 
then 25 feet. 
10 feet, except when abutting a 
rural or residential zoning district, 
then 25 feet. 
Minimum Lot Area 
6,000 square feet 
6,000 square feet 
Minimum Lot Width 
60 feet 
60 feet 
Maximum Lot Coverage 
60% 
60% 
Minimum Parking 
As determined by use, per 
Section 802 of the MCZO 
As determined by use, per Section 
802 of the MCZO 
Warehouse Use: 1 space 
per 1,000 square feet 
Warehouse/Data Center Uses: 1 
space per 2,500 square feet 
Minimum Screening  
6-foot CMU wall 
6-foot CMU wall, unless adjacent 
to a rural or residential zoning 
district, then 8-foot solid wall 
 
4. 
The narrative asserts that the proposed development meets the Comprehensive Plan 
Amendment criteria in the following manner:

CPA260007 & Z260018 
Page 3 of 15 
Whether the amendment constitutes an overall improvement to the Comprehensive Plan 
and is not solely for the good or benefit of a particular landowner or landowners at a 
particular time 
 
The Balterra DMP was approved in 2006 to accommodate development of residential, 
commercial, mixed use, recreation, education, and public facility uses. However, the Site 
has remained vacant since that time and no companion rezoning case was approved in 
furtherance of the DMP. The proposed General CPA will provide flexible development 
opportunities with a mix of uses in a modern configuration.   
 
Designation of the Site as Mixed Use will further economic growth in the area by 
developing both long-term and short-term employment opportunities. Long-term 
employment will be created by the development of uses with highly skilled employment 
opportunities, such as warehouses, data centers, and power generation uses. The 
proposed residential, commercial, and entertainment uses will support the proposed 
industrial uses and create additional employment opportunities for residents in the 
surrounding context. Further, temporary employment opportunities will be provided 
through construction activities related to the development on the Site.   
 
Whether the amendment will adversely impact all or a portion of the planning area by: 
 
1) Altering Acceptable land use patterns – Although the Site is within the Balterra DMP, 
the Tonopah/Arlington Area Plan designates the west half of the Site as Mixed Use 
and the east half of the Site as Rural Densities. The proposed General CPA responds 
to the County’s vision for future growth in the area by seeking to remove the Site from 
the Balterra DMP and redesignate it as Mixed-Use on the Area Plan. As mentioned 
previously, the proposal allows for many of the uses envisioned by the Area Plan’s 
Mixed Use designation, including “offices, light industrial parks, business parks… and 
residential/retail uses.” Maricopa County Tonopah/Arlington Area Plan. 
 
2) Requiring public expenditures for larger or more expensive infrastructure – 
Redesignating the Site with future mixed uses will allow for future investment in much 
needed public infrastructure. Access to the development will require the extension and 
improvement of roadways and other key public infrastructure, which will be 
determined as part of the future  site planning process.   
 
3) Requiring public improvements to roads, sewer, or water systems that are needed to 
support the planned land uses – Improvements to existing public infrastructure, as 
determined by Maricopa County during the future site planning process, shall be 
completed by the developer. New infrastructure serving the Site, such as vehicular 
access, sewer, and water, will also be completed by the developer. 
 
4) Adversely impacting planned uses because of increased traffic – At this time, it is not 
foreseen that the proposal will adversely impact the area through increased traffic. A 
traffic engineer will be engaged to study the traffic flows once end users are identified. 
 
5) Affect the livability of the area or health and safety – The intent is to develop the Site 
synergistically with the existing rural uses in the area. The proposed development will 
bring much needed infrastructure to the surrounding area and provide short-term and 
long-term employment opportunities, furthering the economic growth of the region.

CPA260007 & Z260018 
Page 4 of 15 
6) Adversely impacting the natural environment or scenic quality of the area – Due to its 
location along the I-10, the area is rapidly being entitled with more intense uses such 
as industrial and commercial. Although the area is going through a significant 
transition, the proposal will remain sensitive to the rural character of the area by 
offering synergistic land uses to those in the surrounding context with appropriate 
scale to further the transition between the I-10 and the uses around the Site. 
 
Area of application as defined in the framework of the Comprehensive Plan 
 
1) Is the area within the current limits of a Municipal Planning Area – The Site is not 
located within a Municipal Planning Area. 
 
2) Is the area within an approved Development Master Plan (DMP) – The Site is within 
the Balterra DMP, which permits development of 4,458 residential units with gross 
densities ranging from 4.4 du/ac to 19.6 du/ac and a mix of uses commercial, 
employment, public facility, and recreational uses. The Site has remained vacant since 
approval of the DMP. 
 
3) Is the area within an Improvement Association – The Comprehensive Plan defines an 
Improvement Association as a “non-profit homeowners’ association.” Although the 
DMP planned for residential uses, it was never developed. As such no Improvement 
Association is in effect for the Site. 
 
4) Applicable Land Uses in the Comprehensive Plan–  
a. Rural Land Uses – The Site is designated for “Rural Land Uses” in the 
Comprehensive Plan. 
b. Urban Land Uses – The Site is not designated for “Urban Land Uses” in the 
Comprehensive Plan. 
c. Urban Land Uses in a Municipal Plan - The Site is not located within a 
Municipal Planning Area and therefore, is not designated for “Urban Land 
Uses” in a Municipal Plan. 
 
5) Assurance of timely annexation from a municipality – The Site is not eligible for 
annexation at this time. Annexation is governed by Arizona State Law, which permits 
annexation of territory into a City or Town only if it is contiguous with that jurisdiction. 
A.R.S § 9-471. The nearest City is the City of Buckeye, located to the east of the Site, 
and is therefore, not contiguous with the Site nor is the Site located within the City’s 
Planning Boundary. Therefore, because the Site is not eligible for annexation, no 
assurances for annexation have been provided by a municipality. 
 
Whether the Amendment is consistent with the Urban Solutions for Urban Development 
Strategy of the Comprehensive Plan. 
 
The goals of the Urban Solutions for Urban Development (“USUD”) Strategy is to “evaluate 
infrastructure readiness” and “gauge the ultimate feasibility of a Comprehensive Plan 
Amendment” in the unincorporated areas of the County. 
 
1) Potable Water Service and Infrastructure – The Site is located within the Global Water 
– Belmont Water Company, Inc. (a part of Global Water Resources) service area. 
Currently no water infrastructure exists on the Site or within the adjacent right-of-way. 
There is an existing community water system, owned by Global Water Resources,

CPA260007 & Z260018 
Page 5 of 15 
serving a small number of homes northwest of the Site near the intersection of 
Bethany Home Rd and 419th Ave. The potable and non-potable water demands at the 
Site may vary depending on the type of industrial use. It is anticipated that domestic, 
fire flow, production, and/or supplemental cooling water demands for the site will need 
to be met by permitting and constructing new onsite wells and associated water 
treatment, storage, and pumping capacity. There is no existing well within the Site 
according to ADWR records. New wells will be constructed and evaluated for 
suitability. We anticipate that a facility will be constructed onsite to provide potable 
water storage, pumping capacity and any needed water quality treatment as 
determined by future well analyses. 
 
2) Sewer Service – The Site is located within the Global Water – Hassayampa Utilities 
Company, Inc. service area. There are no existing sewer mains in the vicinity of the 
Site. As the anticipated wastewater flows from the Site will vary depending on the type 
of industrial use, the Site may be served by individual septic tanks only in minimal use 
cases or if the site can be divided into individual parcels. Full development of the Site 
to optimal use will require a network of gravity sewer mains that would convey flows 
south with a future wastewater treatment plant that would be located near the Site. 
No receiving surface waters are adjacent to the site, so disposal of treated effluent 
would need to be achieved through some combination of process reuse of effluent, 
land application, and/or aquifer injection with an Aquifer Protection Permit (APP). 
 
3) Flood Control Management Systems – The topography of the Site generally slopes 
south and is comprised of several washes and floodplains. The proposed use of 
drainage channels and placement of fill will allow for potential floodplain reclamation 
while largely preserving the historic flow patterns of the existing washes. This 
approach, in combination with adherence to Maricopa County’s drainage design 
guidelines and the pending submittal of a CLOMR, helps to ensure no adverse 
stormwater impacts to adjacent properties. This approach also effectively increases 
the developable area and enhances the overall efficiency and flexibility of the site plan. 
 
4) Dry Utilities – The project is located within the APS service area for electric. Currently, 
APS has a lower voltage service in the project vicinity. Extending higher voltage for a 
heavier power user(s) will take more time. We expect to work with APS on a Feasibility 
Study to evaluate options for the Site and are currently working other options for power 
service, such as natural gas and other behind-the-meter solutions. 
 
5) Law Enforcement and Medical Services – The Site will be served by the Maricopa 
County Sheriff’s Office for police service and is located in the South County Fire & 
Medical service area for fire and emergency medical service. 
 
6) Hospital or Emergency Medical Services – The nearest hospital, the Abrazo Buckeye 
Emergency Center, is approximately 30 minutes from the Site. Emergency medical 
service will be provided by South County Fire & Medical. 
 
7) School Facilities – Nearby school districts and schools include the Saddle Mountain 
Unified School District, Ruth Fischer Elementary School, and Tonopah Valley High 
School. 
 
8) Library Services – The Site is located approximately 30 minutes away from two 
separate branches of the Buckeye Public Library.

CPA260007 & Z260018 
Page 6 of 15 
 
9) Road Capacity (Federal or State Infrastructure Projects) – Primary access is intended 
to be provided via 395th Avenue to the east and 411th Avenue to the west. Further 
access and circulation plans have not yet been finalized since no end users have been 
identified at this time; however, the intent is to provide a cohesive vehicular and 
pedestrian circulation system within the Site and extend and improve roadways 
providing access to the Site, as determined through the site planning process. A traffic 
engineer will be engaged to study the traffic flows once end users are identified. It 
should also be noted that the Site is in close proximity to the future Interstate-11 
corridor, which is approximately 4 to 5 miles to the east of the Site. 
 
10) Alternative Transportation (multi-modal) Facilities – The Site is located just 15 
minutes west from the Buckeye Municipal Airport, which can be easily accessed from 
the I-10. The Buckeye Park and Ride, with Valley Metro connection to the greater 
Phoenix area, is located approximately 30 minutes to the east of the Site. 
 
11) Other Urban Services – The Site is located near a variety of outdoor recreational 
activities, including the White Tank Mountain Regional Park, the Bighorn Mountains 
Wilderness, ranches, and trails. 
 
Whether the Amendment is consistent with the overall intent of the Comprehensive Plan. 
 
The applicant’s narrative states that the request is consistent with the overall intent of the 
Tonopah/Arlington Area Plan by addressing the three core principals of the plan such as 
fostering sustainable development and increasing the economic base for local, county, 
and state economies. 
 
The extent to which the Amendment is consistent with the specific goals and policies 
contained within the plan. 
 
The applicant’s narrative contains a substantial list of goals and policies from both the 
Comprehensive Plan and the Tonopah/Arlington Area Plan. The staff report identifies 
which goals, objectives and policies the applicant’s narrative addressed.  
 
Comprehensive Plan 
 
Land Use: 
 
Goal 1: Achieve a coordinated pattern of development. 
 
Transportation: 
 
Goal 2: Manage the transportation system to provide continual improvements in 
reliability, efficiency, and safety. 
 
Environmental: 
 
Goal 1: Enhance the regional environmental quality for the overall well being of the 
community. 
 
Economic Growth:

CPA260007 & Z260018 
Page 7 of 15 
 
Goal 1: Foster a diverse and balanced economy to promote long term economic 
stability and economic resiliency. 
 
Cost of Development 
 
Goal 3: Require that new development pays its proper and reasonable share of the 
costs of new infrastructure, services, and other public improvements. 
 
Tonopah/Arlington Area Plan 
 
Land Use: 
 
Policy L3.1: New urban land use development shall be in accordance with the 
Tonopah Arlington Area Plan and respective land use categories. 
 
Transportation: 
 
Objective T.1: Establish a circulation system that provides for the safe, convenient 
and efficient movement of goods and people throughout Maricopa County. 
 
Environmental: 
 
Policy E5.1: Encourage the reduction of unpaved roads. 
 
Economic Growth: 
 
Objective 1: Permit major commercial and job employment centers where the labor 
force and infrastructure exist or are planned.

CPA260007 & Z260018 
Page 8 of 15 
Aerial photo of subject site (close up) 
 
 
Aerial image & surrounding environs (zoomed out)

CPA260007 & Z260018 
Page 9 of 15 
 
Existing On-Site and Adjacent Zoning / Land Use: 
 
5. 
On-site: 
 
Rural-43 / Vacant 
North: 
Rural-43 / Vacant  
South: 
C-3 & Rural - 43 / Vacant 
East: 
Rural - 43 / Agriculture 
West: 
C-3 & Rural-43 / Vacant 
 
Balterra DMP land use plan

CPA260007 & Z260018 
Page 10 of 15 
Zoning District Map with subject site zoned as Rural-43. 
 
 
Proposed Land use exhibit showing proposed Mixed Use

CPA260007 & Z260018 
Page 11 of 15 
Proposed Zoning exhibit with IND-2 IUPD zoning 
 
 
Utilities, Services and Infrastructure: 
 
6. 
Water: 
 
Global Water Resources/Belmont Water Company  
Wastewater: 
Global Water Resources/Hassayampa Utilities Company, INC  
School Districts: 
Saddle Mountain Unified School District, Ruth Fischer Elementary, Tonopah 
 
Valley High School 
Fire: 
South County Fire & Medical  
Police:  
Maricopa County Sheriff's Office 
Electric: 
APS  
 
7. 
However, there are currently no municipal or private company services available to the subject 
site. The applicant has not obtained documentation (“will-serve” letters) from the proposed 
service providers for future development of infrastructure of water, wastewater, electricity, gas, 
and fire. The applicant will be required to provide documentation with POD application/s. 
 
Right-of-Way: 
 
8. 
The following table  (next page) includes existing and proposed half-width right-of-way and the 
future classification based upon the Maricopa County Department of Transportation (MCDOT)

CPA260007 & Z260018 
Page 12 of 15 
Major Streets and Routes Plan.  It should be noted that final determination of the preservation of 
right-of-way or dedication of right-of-way will be determined by MCDOT in the Plan of 
Development stage.   
 
Street Name 
Half-width Existing R/W 
Half-width Proposed R/W 
Future Classification 
Camelback Road 
40 
40’ 
Urban Principal 
Arterial 
411th Avenue 
80’ 
35’ 
Urban Parkway 
Indian School Road 
N/A 
65’ 
Urban Principal 
Arterial 
 
Adopted Plan: 
 
 
 
 
 
 
9. 
Tonopah/Arlington Area Plan (adopted September 6, 2000): The plan designates this site as the 
Balterra Development Master Plan (DMP), a mixed use allowed for a master planned community. 
The DMP was approved under case DMP2005013 in 2006, but was never developed. The DMP 
included a variety of land uses which included residential, commercial, industrial, and 
entertainment uses. 
 
10. 
The applicant has requested a Mixed Use land use designation which the Maricopa Couty 
Comprehensive Plan Vision 2040 includes the following land uses: for single and multiple family 
residential, office, employment, parks and open space, appropriate community services, and retail 
commercial uses within the same building, same parcel, and/or same area under a single, 
integrated plan that emphasizes close proximity and pedestrian orientation.  The original DMP 
was centered towards residential development, which did not occur, the mixed use designation 
would allow for various land uses within the Industrial zoning district including supporting land 
uses such as offices, residential, and commercial uses hence why they are proposing mixed uses 
rather than just an industrial land use. 
 
Public Participation Summary: 
 
11. 
The applicant complied with the requirements of the citizen review process with the required 
posting of the site and notification by first class mail to interested parties and adjacent property 
owners within 300’ of the subject parcel. Signs were posted on the site, in accordance with 
applicable regulations. According to the applicant’s citizen participation results report, the 
applicant has not received any responses, opposition, or support for this request. As of the writing 
of this report, staff has not received any correspondence. 
 
Outstanding Concerns from Reviewing Agencies: 
 
12. 
N/A 
 
Staff Analysis: 
 
13. 
The proposed CPA meets the goals and objectives of both the Tonopah/Arlington Area Plan and 
the County’s Comprehensive Plan. Staff supports the request to change the land use to Mixed 
Uses. The area plan already identifies a portion of the site for future industrial land uses under 
the previously approved DMP and supports the vision of the area plan. The area plan identifies 
future development of industrial land uses along the I-10 corridor which provides long-term 
potential for economic growth in the planning area.

CPA260007 & Z260018 
Page 13 of 15 
14. 
Staff supports the IND-2 IUPD zoning. The zone change would connect to and extend existing 
industrial and commercial zoning to the west of the subject site and is in keeping with other 
similar land use designations directly along Interstate-10. The proposal is consistent with the 
surrounding region’s land use and development patterns.  
 
Recommendations: 
 
15. 
Staff recommends the Commission adopt a motion recommending that the Board of Supervisors 
approve CPA260007.  
 
16. 
Staff recommends the Commission adopt a motion recommending that the Board of Supervisors 
approve Z2600018 subject to the following conditions ‘a’ – ‘i’: 
 
a. 
Development of the site shall be in substantial conformance with the Zoning Exhibit 
entitled “Balterra”, stamped approved June 17, 2026, except as modified by the following 
conditions. 
 
b. 
Development of the site shall be in substantial conformance with the narrative report 
entitled “Balterra”, consisting of 9 pages, stamped approved June 17, 2026, except as 
modified by the following conditions. 
 
c. 
Prior to grading the site, Developer shall complete and submit an archaeological/historical 
review to the Arizona State Historic Preservation Office (SHPO). 
 
d. 
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. Prior to 
issuance of a building permit, written confirmation will be required from the emergency 
fire protection jurisdiction having authority that the facility has been designed in 
accordance with their regulations and requirements, and that emergency fire protection 
service will be provided to the facility. Prior to issuance of the certificate of occupancy, 
local fire protection jurisdiction review and approval will be required. 
 
e. 
The applicant shall provide “Will Serve” letters for all utilities/service providers prior to 
issuance of building permits.  
 
f. 
The following IUPD development standards shall apply: 
1. Maximum Height: 85 feet 
2. Minimum Parking: Warehouse/Data Center Uses: 1 space per 2,500 square feet 
3. Minimum Screening: 6-foot CMU wall, unless adjacent to a rural or residential zoning 
district, then 8-foot solid wall 
 
g. 
The following Engineering conditions shall apply: 
 
1. Further entitlement for this parcel will require a plan of development. Plan of 
Developments require detailed grading and drainage plans, drainage report and Traffic 
impact study. 
 
2. 100yr 2hr onsite retention is required to be shown during the POD phase.

CPA260007 & Z260018 
Page 14 of 15 
3. Each phase of development will require a plan of development and Traffic Impact 
Study. Each phase must be able to stand alone with respect to site infrastructure, 
including utilities, access and storm water management.  
 
4. R/W dedication and offsite improvement requirements will be determined by MCDOT. 
Traffic Design and MCDOT Planning based on submittal of a Traffic Impact 
Analysis/Traffic Impact Study. 
 
5. At least two (2) points of access will be required to serve each phase of development. 
 
6. The site is encumbered by a regulatory floodplain (FEMA Zone A). Development of the 
site as proposed will require re-delineation of the floodplains through the FEMA 
CLOMR/LOMR process (administered through the Flood Control District). For more 
information on this process, please contact the Flood Control District 
Stacey.Lapp@Maricopa.Gov. 
 
7. Engineering and drainage review was based on a zone change without a plan of 
development. Therefore, without the submittal of a precise plan of development, no 
development approval is inferred by this review, including, but not limited to number 
of proposed building lots/units, 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. 
 
8. Engineering review of re-zone cases is conceptual in nature. All development and 
engineering design shall be in conformance with Section 905 of the Maricopa County 
Zoning Ordinance; Drainage Policies and Standards; Floodplain Regulations for 
Maricopa County; MCDOT Roadway Design Manual; and current engineering policies, 
standards and best practices at the time of application for construction. 
 
9. The County does not provide fire service, therefore, it is incumbent that the applicant 
seek service and approval of plans from the jurisdictional fire service provider. 
 
h. 
The property owner/s and their successors waive claim for diminution in value if the 
County takes action to rescind approval due to noncompliance with conditions. 
 
i. 
The granting of this change in use of the property has been at the request of the applicant, 
with the consent of the landowner. The granting of this approval allows the property to 
enjoy uses in excess of those permitted by the zoning existing on the date of application, 
subject to conditions. In the event of the failure to comply with any condition, the property 
may be considered for revocation to the zoning that existed on the date of application. It 
is, therefore, stipulated and agreed that either revocation due to the failure to comply with 
any conditions, does not reduce any rights that existed on the date of application to use, 
divide, sell or possess the property and that there would be no diminution in value of the 
property from the value it held on the date of application due to such revocation of the 
Zone Change. The Zone Change enhances the value of the property above its value as of 
the date the Zone Change is granted and reverting to the prior zoning results in the same 
value of the property as if the Zone Change had never been granted. 
 
Presented by: 
 
 
Paola Jaramillo, Planner 
Reviewed by: 
Rachel Applegate, Planning Supervisor 
 
Attachments: 
Case Map (1 page) 
 
Land Use Exhibit (1 page)

CPA260007 & Z260018 
Page 15 of 15 
 
Zoning Exhibit (1 page) 
 
Narrative - CPA (14 pages) 
 
Narrative - Rezone (9 pages) 
 
Engineering Memo (2 pages) 
 
MCDOT Memo (2 pages) 
 
MCESD Memo (4 pages)

/
Maricopa County Planning & Development - Phoenix, AZ
4
Gross Acres: 584 approx.
Generated July 8, 2026 9:32 AM
CPA260007
Z260018
Application Name:
Legal Description
Balterra Reconfiguration
Applicant
Case Address
2N-7W-24,2N-7W-24,2N-7W-24,2N-6W-19,2N-6W-19,2N-7W-24,2N-7W-24,2N-6W-19,2N-6W-19,2N-6W-19,2N-7W-24,2N-6W-19
WENDY   RIDDELL
Applicant Phone/Email
Parcel Primary:506-34-015J
4806823916
Map scale 1:22,025
Supervisor District No.
Remove the site from the Balterra DMP and designate it as Mixed Use on the Tonopah Arlington Area
Plan

INTERSTATE
ARIZONA
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U:\_2025\25012066\25012066A - Arizona Land Consulting\PLANNING\ENTITLEMENT\CPA\2ND SUBMITTAL\EXHIBITS\2501.2066A - BALTERRA_CPA_FIG03_PROP_LAND_USE.dwg
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N
Engineering
& Design
4742 N. 24th Street., STE. 270
PHOENIX, AZ 85016
P: 602.490.0535
F: 602.368.2436
Formerly
© 2026. COLLIERS ENGINEERING & DESIGN, INC. All Rights Reserved. This drawing and all the information contained herein is authorized for use only by the party for whom the services were contracted or to whom it is certified. This drawing may not be copied, reused, disclosed, distributed or relied upon for any other purpose without the express written consent of Colliers Engineering & Design.
PROJECT MANAGER:
R.GUBSER, AICP
PROJECT NUMBER: 25012066
MARCH 30, 2026
MARICOPA COUNTY, ARIZONA
BALTERRA
COMPREHENSIVE PLAN AMENDMENT
CPA260007
FIGURE 3
PROPOSED COMPREHENSIVE PLAN LAND USE
LEGEND
LAND USES
PROJECT DIRECTORY
APPLICANT/LAND USE COUNSEL
OWNER/DEVELOPER
BERRY RIDDELL LLC
PLANNING / ENGINEERING
COLLIERS ENGINEERING & DESIGN
ARIZONA LAND CONSULTING
VICINITY MAP
  SITE DATA
INTERSTATE
ARIZONA
10
SITE
SITE
REQUEST:
A COMPREHENSIVE PLAN AMENDMENT TO REMOVE  THE SITE
FROM THE BALTERRA DMP  AND DESIGNATE IT AS MIXED-USE.
NOT TO SCALE
REV: JUNE 12, 2026

RU-43
RU-43
RU-43
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R-4
C-2
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C-3 CUPD
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C-3
2646'
1320'
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1286'
40'
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2603'
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161'
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INTERSTATE
ARIZONA
10
RU-43
RU-43
R-5
INDIAN SCHOOL RD
INDIAN SCHOOL RD
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411TH AVE
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INTERSTATE 10
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SITE
SITE
592.6 ACRES
592.6 ACRES
PROPOSED ZONING:
PROPOSED ZONING:
IND-2 IUPD
IND-2 IUPD
403RD AVE
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PROPOSED DEVELOPMENT STANDARDS
85'
WAREHOUSE/DATA CENTER
USE 1 SPACE PER 2,500 SF
  UNLESS
ADJACENT TO A RURAL OR
RESIDENTIAL ZONING
DISTRICT, THEN 8' SOLID
WALL
PROJECT DIRECTORY
APPLICANT/LAND USE COUNSEL
OWNER/DEVELOPER
BERRY RIDDELL LLC
PLANNING / ENGINEERING
COLLIERS ENGINEERING & DESIGN
ARIZONA LAND CONSULTING
  SITE DATA
PUBLIC UTILITIES AND SERVICES
LEGEND
1,000'
Scale: 1" = 1,000'
0
500'
2,000'
FIGURE 3
ZONING EXHIBIT
U:\_2025\25012066\25012066A - Arizona Land Consulting\PLANNING\ENTITLEMENT\REZONE\1ST SUBMITTAL\EXHIBITS\2501.2066A - BALTERRA_RZ_FIG03_ZONING EXHIBIT.dwg
 6/15/2026 9:15:07 AM
N
Engineering
& Design
4742 N. 24th Street., STE. 270
PHOENIX, AZ 85016
P: 602.490.0535
F: 602.368.2436
Formerly
© 2026. COLLIERS ENGINEERING & DESIGN, INC. All Rights Reserved. This drawing and all the information contained herein is authorized for use only by the party for whom the services were contracted or to whom it is certified. This drawing may not be copied, reused, disclosed, distributed or relied upon for any other purpose without the express written consent of Colliers Engineering & Design.
PROJECT MANAGER:
R.GUBSER, AICP
PROJECT NUMBER: 25012066
JUNE 15, 2026
MARICOPA COUNTY, ARIZONA
BALTERRA
REZONE
CASE No: Z260018
VICINITY MAP
INTERSTATE
ARIZONA
10
SITE
SITE

General Comprehensive Plan Amendment 
Balterra 
411th Avenue and Camelback Road 
Case Number: CPA260007 
 
1st Submittal: April 10, 2026 
2nd Submittal: June 16, 2026 
 
Prepared by: 
Berry Riddell LLC 
Wendy Riddell, Esq. 
Sarah Sawyer, Esq. 
6750 E. Camelback Road, Suite 100 
Scottsdale, AZ 85251 
 
Prepared for: 
Arizona Land Consulting 
Anita Verma-Lallian 
7014 East Camelback Road, Suite 100 
Scottsdale, Arizona 85251

A. Executive Summary 
The purpose of this request is to seek a General Comprehensive Plan Amendment (“CPA”) 
for approximately 593 acres located southeast of the 411th Avenue and Camelback Road 
intersection, known historically as Balterra (the “Site”). The intent is to remove the Site 
from the Balterra Master Plan (“DMP”) and designate it as Mixed Use on the 
Tonopah/Arlington Area Plan to permit a mixed use development that may include 
residential, commercial, industrial, and entertainment uses.  
 
 
Existing and Proposed Land Use Designations 
On-Site and Regional Location 
The current CPA area is comprised of approximately 593 acres located north of the 
Interstate 10 (the “I-10”), west of 411th Avenue, south Camelback Road, and east of 395th 
Avenue. The Site is largely surrounded by undeveloped and agricultural land.  
On December 20, 2006, the Balterra DMP (Case No. DMP2005013), shown below, was 
approved to permit 4,458 residential units with gross densities ranging from 4.4 du/ac to 
19.6 du/ac. The DMP also provided for a mix of uses beyond residential, including 
commercial, employment, public facility, and recreational uses. The Site was never

rezoned to accommodate such a mix of uses and since the DMP was approved in 2006, 
the Site has remained vacant.  
 
Balterra DMP 
Although the Site is within the Balterra DMP, a portion of the Site is already identified as 
Mixed Use on the Tonopah/Arlington Area Plan (the “Area Plan”). The Mixed Use 
designation proposed as part of the companion General CPA case “denotes areas for the 
location of major employment centers” and permits uses such as “offices, light industrial 
parks, business parks, research parks, government facilities, post secondary educational 
facilities, hospitals, and major medical facilities and residential/retail uses.” Maricopa 
County Tonopah/Arlington Area Plan.

Tonopah/Arlington Area Plan Designation 
Suitability with the Surrounding Land Uses 
The proposed CPA is more responsive to the surrounding area than the approved 
Hassayampa Ranch DMP. The Site is generally located north of the Interstate 10 (the “I-
10”), west of 411th Avenue, south Camelback Road, and east of 395th Avenue. The Site is 
largely surrounded by undeveloped and agricultural land, with limited large lot residential 
uses in the surrounding context.  
Mixed-use developments are planned for future development in the surrounding area. To 
the south of the Site, at the 411th and I-10 intersection is a variety of zoning categories, 
including residential, commercial, and industrial zoning. To the east of the Site is the 
Belmont DMP, a planned mixed use development allowing for residential, commercial, 
and light and heavy industrial uses.

The current request responds to the planned uses in the surrounding context by offering 
synergistic land uses. The current request, which seeks a Mixed Use Comprehensive Plan 
use designation, envisaging uses such as residential, commercial, industrial, and 
entertainment uses. The proposed designation will work in concert with the approved 
uses in the surrounding area to create a mixed-use hub in close proximity to major 
transportation infrastructure. 
Roads and Transportation Systems 
The exact roadway configuration will be approved at the time of zoning and site planning. 
The Applicant is dedicated to collaborating with MCDOT through the CPA, zone change,  
and site planning processes to ensure circulation will adequately support Balterra. A traffic 
engineer will be engaged to study the traffic flows once end users are identified. 
B. Will the amendment constitute an overall improvement 
to the Comprehensive Plan and is not solely for the good 
or benefit of a particular landowner or owners at a 
particular point in time? 
The Balterra DMP was approved in 2006 to accommodate development of residential, 
commercial, mixed use, recreation, education, and public facility uses. However, the Site 
has remained vacant since that time and no companion rezoning case was approved in 
furtherance of the DMP. The proposed General CPA will provide flexible development 
opportunities with a mix of uses in a modern configuration.  
Designation of the Site as Mixed Use will further economic growth in the area by 
developing both long-term and short-term employment opportunities. Long-term 
employment will be created by the development of uses with highly skilled employment 
opportunities, such as warehouses, data centers, and power generation uses. The 
proposed residential, commercial, and entertainment uses will support the proposed 
industrial uses and create additional employment opportunities for residents in the 
surrounding context. Further, temporary employment opportunities will be provided 
through construction activities related to the development on the Site.

C. Will the amendment adversely impact all or a portion of 
the planning area by: 
1. Altering acceptable land use patterns to the detriment of 
the plan; 
Although the Site is within the Balterra DMP, the Tonopah/Arlington Area Plan designates 
the west half of the Site as Mixed Use and the east half of the Site as Rural Densities. The 
proposed General CPA responds to the County’s vision for future growth in the area by 
seeking to remove the Site from the Balterra DMP and redesignate it as Mixed-Use on the 
Area Plan. As mentioned previously, the proposal allows for many of the uses envisioned 
by the Area Plan’s Mixed Use designation, including “offices, light industrial parks, 
business parks… and residential/retail uses.” Maricopa County Tonopah/Arlington Area 
Plan. 
2. Requiring public expenditures for larger and more 
expensive infrastructure;  
Redesignating the Site with future mixed uses will allow for future investment in much-
needed public infrastructure. Access to the development will require the extension and 
improvement of roadways and other key public infrastructure, which will be determined 
as part of the future rezone and site planning process.  
3. Requiring public improvements to roads, sewer, or water 
systems that are needed to support the planned land uses; 
Improvements to existing public infrastructure, as determined by Maricopa County during 
the future site planning process, shall be completed by the developer. New infrastructure 
serving the Site, such as vehicular access, sewer, and water, will also be completed by the 
developer.  
4. Adversely impacting planned uses because of increased 
traffic; 
At this time, it is not foreseen that the proposal will adversely impact the area through 
increased traffic. A traffic engineer will be engaged to study the traffic flows once end 
users are identified.

5. Affect the livability of the area or health or safety of 
present and future residents; or 
The intent is to develop the Site synergistically with the existing rural uses in the area. The 
proposed development will bring much needed infrastructure to the surrounding area 
and provide short-term and long-term employment opportunities, furthering the 
economic growth of the region.  
6. Adversely impacting the natural environment or scenic 
quality of the area in contradiction to the plan?  
Due to its location along the I-10, the area is rapidly being entitled with more intense uses 
such as industrial and commercial. Although the area is going through a significant 
transition, the proposal will remain sensitive to the rural character of the area by offering 
synergistic land uses to those in the surrounding context with appropriate scale to further 
the transition between the I-10 and the uses around the Site.  
D. Area of Application as Defined within the Framework of the 
Comprehensive Plan. 
1. Is the area within the current limits of a Municipal Planning 
Area? If so, which area? 
The Site is not located within a Municipal Planning Area.  
2. Is the area within an approved Development Master Plan 
(DMP)? If so, identify.  
The Site is within the Balterra DMP, which permits development of 4,458 residential units 
with gross densities ranging from 4.4 du/ac to 19.6 du/ac and a mix of uses commercial, 
employment, public facility, and recreational uses. The Site has remained vacant since 
approval of the DMP.  
3. Is the area within an Improvement Association? If so, 
identify. 
The Comprehensive Plan defines an Improvement Association as a “non-profit 
homeowners’ association.” Although the DMP planned for residential uses, it was never 
developed. As such no Improvement Association is in effect for the Site.

4. Which of the following applies?  
i. Is designated for “Rural Land Uses” in the 
Comprehensive Plan. 
The Site is designated for “Rural Land Uses” in the Comprehensive Plan.  
ii. Is designated for “Urban Land Uses” in the 
Comprehensive Plan. 
The Site is not designated for “Urban Land Uses” in the Comprehensive Plan.  
iii. Is designated for “Urban Land Uses” in a Municipal 
Plan (even if designated for Rural Uses in the 
Comprehensive Plan)? 
The Site is not located within a Municipal Planning Area and therefore, is not designated 
for “Urban Land Uses” in a Municipal Plan. 
5. Does the area have assurance of timely annexation from a 
municipality (even if designated for Rural Uses in the 
Comprehensive Plan)? 
The Site is not eligible for annexation at this time. Annexation is governed by Arizona 
State Law, which permits annexation of territory into a City or Town only if it is contiguous 
with that jurisdiction. A.R.S § 9-471. The nearest City is the City of Buckeye, located miles 
to the east of the Site, and is therefore, not contiguous with the Site nor is the Site located 
within the City’s Planning Boundary. Therefore, because the Site is not eligible for 
annexation, no assurances for annexation have been provided by a municipality.  
E. Consistency with the Urban Solutions for Urban Development 
Strategy of the Comprehensive Plan. 
The goals of the Urban Solutions for Urban Development (“USUD”) Strategy is to “evaluate 
infrastructure readiness” and “gauge the ultimate feasibility of a Comprehensive Plan 
Amendment” in the unincorporated areas of the County.  
1. Potable water service and infrastructure  
The Site is located within the Global Water – Belmont Water Company, Inc. (a part of 
Global Water Resources) service area. Currently no water infrastructure exists on the Site

or within the adjacent right-of-way. There is an existing community water system, owned 
by Global Water Resources, serving a small number of homes northwest of the Site near 
the intersection of Bethany Home Rd and 419th Ave.  
The potable and non-potable water demands at the Site may vary depending on the type 
of industrial use. It is anticipated that domestic, fire flow, production, and/or supplemental 
cooling water demands for the site will need to be met by permitting and constructing 
new onsite wells and associated water treatment, storage, and pumping capacity. There 
is no existing well within the Site according to ADWR records. New wells will be 
constructed and evaluated for suitability. We anticipate that a facility will be constructed 
onsite to provide potable water storage, pumping capacity and any needed water quality 
treatment as determined by future well analyses. 
2. Sewer Service  
The Site is located within the Global Water – Hassayampa Utilities Company, Inc. service 
area.  There are no existing sewer mains in the vicinity of the Site. As the anticipated 
wastewater flows from the Site will vary depending on the type of industrial use, the Site 
may be served by individual septic tanks only in minimal use cases or if the site can be 
divided into individual parcels. Full development of the Site to optimal use will require a 
network of gravity sewer mains that would convey flows south with a future wastewater 
treatment plant that would be located near the Site. No receiving surface waters are 
adjacent to the site, so disposal of treated effluent would need to be achieved through 
some combination of process reuse of effluent, land application, and/or aquifer injection 
with an Aquifer Protection Permit (APP).  
3. Flood control management systems  
The topography of the Site generally slopes south and is comprised of several washes and 
floodplains. The proposed use of drainage channels and placement of fill will allow for 
potential floodplain reclamation while largely preserving the historic flow patterns of the 
existing washes. This approach, in combination with adherence to Maricopa County’s 
drainage design guidelines and the pending submittal of a CLOMR, helps to ensure no 
adverse stormwater impacts to adjacent properties. This approach also effectively 
increases the developable area and enhances the overall efficiency and flexibility of the 
site plan.

4. Dry Utilities  
The project is located within the APS service area for electric. Currently, APS has a lower 
voltage service in the project vicinity.  Extending higher voltage for a heavier power user(s) 
will take more time. We expect to work with APS on a Feasibility Study to evaluate options 
for the Site and are currently working other options for power service, such as natural gas 
and other behind-the-meter solutions. 
5. Law enforcement and medical services  
The Site will be served by the Maricopa County Sheriff’s Office for police service and is 
located in the South County Fire & Medical service area for fire and emergency medical 
service. 
6. Hospital or emergency medical services  
The nearest hospital, the Abrazo Buckeye Emergency Center, is approximately 30 
minutes from the Site. Emergency medical service will be provided by South County Fire 
& Medical. 
7. School facilities  
Nearby school districts and schools include the Saddle Mountain Unified School District, 
Ruth Fischer Elementary School, and Tonopah Valley High School. 
8. Library services  
The Site is located approximately 30 minutes away from two separate branches of the 
Buckeye Public Library. 
9. Road capacity (any supporting Federal or State 
infrastructure projects?)  
Primary access is intended to be provided via 395th Avenue to the east and 411th Avenue 
to the west. Further access and circulation plans have not yet been finalized since no end 
users have been identified at this time; however, the intent is to provide a cohesive 
vehicular and pedestrian circulation system within the Site and extend and improve 
roadways providing access to the Site, as determined through the site planning process. 
A traffic engineer will be engaged to study the traffic flows once end users are identified.

It should also be noted that the Site is in close proximity to the future Interstate-11 
corridor, which is approximately 4 to 5 miles to the east of the Site. 
10. Alternative transportation (multi-modal) facilities, if 
applicable  
The Site is located just 15 minutes west from the Buckeye Municipal Airport, which can be 
easily accessed from the I-10. The Buckeye Park and Ride, with Valley Metro connection 
to the greater Phoenix area, is located approximately 30 minutes to the east of the Site.  
11. Other urban services (please describe) 
The Site is located near a variety of outdoor recreational activities, including the White 
Tank Mountain Regional Park, the Bighorn Mountains Wilderness, ranches, and trails. 
F. Is the amendment consistent with the overall intent of 
the Comprehensive Plan? 
The proposed amendment is consistent with the overall intent of the Maricopa County 
Framework 2040 Comprehensive Plan (the “Comprehensive Plan”). The stated purpose of 
the Comprehensive Plan is to maintain a high quality of life for Maricopa County residents 
by protecting public health and safety, promoting stable economic growth, maintaining 
a healthy environment, providing adequate community services, and ensuring that tax 
money is spent efficiently. The Comprehensive Plan utilizes unifying vision and mission 
statements to achieve its stated purpose: 
A. Vision: Citizens serving citizens collaboratively, efficiently, and effectively. 
B. Mission: Provide regional leadership and fiscally responsible services for a healthy, 
safe community. 
C. Strategic Priorities: Safe communities, best-in-class regional services, efficient 
infrastructure, economic vitality, and fiscal stability.  
The Land Use Element of the Comprehensive Plan is described as the “foundational 
component of the Comprehensive Plan, shaping the Coutny’s vision for responsible 
growth and development. The Land Use Element provides for development that aligns 
“growth with available infrastructure and public services, ensuring that new development 
enhances connectivity, efficiency and community vitality.” By proposing a mix of 
residential, commercial, employment, and entertainment uses, the General CPA supports 
this vision by creating opportunities for current and future inhabitants to live, work, and

play in the immediate area. Further, the Site is the ideal location for these future uses 
given its proximity to major transportation infrastructure – the I-10. If approved, the 
development will result in land uses that are sensible, consistent, and practical, and offer 
a balanced development to the region.  
Additionally, the proposed General CPA proposes uses that provide an opportunity for 
stable long-term economic growth, to contribute to community vitality, while remaining 
respectful to the surrounding rural community. The proposed mix use development will 
bring much needed public infrastructure to the area that currently does not exist in the 
surrounding context.  
G. To what extent is the amendment consistent with the 
specific goals and policies contained within the plan?  
The proposed General CPA advances the goals and policies of both the Comprehensive 
Plan and the Tonopah/Arlington Area Plan, as discussed in greater detail below. 
Comprehensive Plan 
Land Use Goal #1: Achieve a coordinated pattern of development. 
Response: The Area Plan already designates the west half of the Site as Mixed Use. 
The proposal furthers the County’s vision for this area by proposing residential, 
commercial, industrial, and entertainment uses on the Site. Additionally, the Site is 
an idea location for a mixed-use development given its proximity to the I-10.  
Transportation Goal #2: Manage the transportation system to provide continual 
improvements in reliability, efficiency, and safety. 
Response: The exact roadway configuration will be determined during the site 
planning phase; however, the Applicant is committed to working collaboratively 
with MCDOT throughout this and subsequent application processes. Any roadways 
required to be improved, as determined by Maricopa County during the future site 
planning process, will be completed by the developer. 
Environment Goal #1: Enhance the regional environmental quality for the overall well-
being of the community.  
Response: The proposed development benefits the overall health of the region by 
lessening its impact on air quality. The proposal provides opportunities for a mix 
of uses, including residential, commercial, industrial, and entertainment uses within

the 593 acre Site, reducing the need for not only users of the Site, but surrounding 
residents, to travel to seek these opportunities.  
Economic Growth Goal #1: Foster a diverse and balanced economy to promote long-
term economic stability and economic resiliency. 
Response: As mentioned previously, the proposal will further economic growth in 
the area by developing both long-term and short-term employment opportunities 
and supportive residential, commercial, and entertainment uses. The mix of uses 
envisioned for the Site will provide current and future residents in the region 
opportunities to live, work, and play in the immediate area. 
Cost of Development Goal #3: Require that new development pays its proper and 
reasonable share of the costs of new infrastructure, services, and other public 
improvements. 
Response: Site and infrastructure improvements will be completed by the 
developer. 
Tonopah/Arlington Area Plan 
Land Use Policy L3.1: New urban land use development shall be in accordance with the 
Tonopah Arlington Area Plan and respective land use categories.  
Response: As mentioned previously, the Site is part of the Balterra DMP, which 
permits an urban development on the Site today, allowing a mix of uses including 
residential, commercial, employment, education, and recreation uses. The proposal 
advances similar uses on the Site, but updates them to reflect modern market 
standards.  
Additionally, although a part of the Balterra DMP, the western portion of the Site 
is designated as Mixed Use on the Area Plan, which allows for a diverse 
composition of uses in a single development. The proposal seeks to convert the 
entire Site to the Mixed Use designation, in line with the County’s vision for the 
area. 
Transportation Objective T.1: Establish a circulation system that provides for the safe, 
convenient and efficient movement of goods and people throughout Maricopa County.  
Response: Future development will extend, improve, and connect to existing 
roadways as required by a Traffic Impact Analysis (“TIA”) through subsequent site 
planning processes. When end users are identified and during the site planning

phase, a traffic engineer will be retained to analyze traffic flows to and from the 
Site.  
Environment Policy E5.1: Encourage the reduction of unpaved roads. 
Response: Future development on the Site will include paved roadways. 
Surrounding dirt roadways will be paved if warranted by the TIA at the time of site 
planning. 
Economic Development Objective 1: Permit major commercial and job employment 
centers where the labor force and infrastructure exist or are planned.  
Response: The Site is ideally located north of the I-10 freeway, providing 
opportunity for mixed use development with commercial and employment uses. 
The proposed General CPA will permit a wide array of future uses that are flexible 
enough to respond to market conditions, but stable enough to provide long-term 
economic growth to the area.  
CONCLUSION  
The purpose of this request is to seek a General Comprehensive Plan Amendment for 
approximately 593 acres located southeast of the 411th Avenue and Camelback Road 
intersection. The CPA will remove the Site from the Balterra DMP and designate it as Mixed 
Use on the Area Plan to accommodate a range of diverse residential, commercial, 
industrial and entertainment uses.

Zone Change with Overlay 
Balterra 
411th Avenue and Camelback Road 
Case Number: Z260018 
 
1st Submittal: April 10, 2026 
2nd Submittal: June 16, 2026 
Prepared by: 
Berry Riddell LLC 
Wendy Riddell, Esq. 
Sarah Sawyer, Esq. 
6750 E. Camelback Road, Suite 100 
Scottsdale, AZ 85251 
 
Prepared for: 
Arizona Land Consulting 
Anita Verma-Lallian 
7014 East Camelback Road, Suite 200 
Scottsdale, Arizona 85251

A. Purpose of Request 
The purpose of this request is to seek a Zone Change with Overlay for approximately 593 
acres located southeast of the 411th Avenue and Camelback Road intersection, known 
historically as Balterra (the “Site”), as shown in below. The Site is presently zoned Rural-
43 and is within the Balterra Development Master Plan (“DMP”). The DMP planned for a 
variety of uses including residential, commercial, business park, public facilities, and 
recreation. The intent is to rezone the Site to General Industrial with an Industrial Unit 
Plan Development overlay (“IND-2 IUPD”) to permit a mixed use development that may 
include residential, commercial, industrial, and entertainment uses in a modern 
configuration.  
 
Aerial Map 
In 2006, the Balterra DMP was approved to permit 4,458 residential units with gross 
densities ranging from 4.4 du/ac to 19.6 du/ac. As mentioned above, the DMP also 
provided for a mix of uses beyond residential, including commercial, employment, public 
facility, and recreational uses. The Site was never rezoned to accommodate such a mix of 
uses and is still zoned Rural-43, as shown below. Since the DMP was approved in 2006, 
the Site has remained vacant.

Existing Balterra Zoning

B. Development Standards 
An IUPD is requested to modify the IND-2 development standards shown in the table 
below. The modification of the standards will allow for the flexibility of future industrial 
uses to accommodate changes in market demand, provide opportunities for employment 
to the surrounding community, and develop key public infrastructure.  
Regulation 
Base Zoning District 
Regulations (IND-2) 
Proposed Zoning District 
Regulations (IND-2 IUPD) 
Maximum Height 
60 feet 
85 feet 
Minimum Front Yard 
20 feet 
20 feet 
Minimum Side Yard 
None, except when abutting a 
rural or residential zoning 
district, then 10 feet 
None, except when abutting 
a rural or residential zoning 
district, then 10 feet 
Minimum Rear Yard 
10 feet, except when abutting 
a rural or residential zoning 
district, then 25 feet 
10 feet, except when abutting 
a rural or residential zoning 
district, then 25 feet 
Minimum Lot Area 
6,000 square feet 
6,000 square feet 
Minimum Lot Width 
60 feet 
60 feet 
Maximum Lot Coverage 
60% 
60% 
Parking Spaces 
As determined by use, per 
Section 802 of the MCZO.  
As determined by use, per 
Section 802 of the MCZO.  
Warehouse Uses: 1 space per 
1,000 square feet 
Warehouse/Data Center 
Uses: 1 space per 2,500 
square feet 
Screening 
6-foot solid wall  
6-foot solid wall, unless 
adjacent to a rural or 
residential zoning district, 
then 8-foot solid wall

IUPD Justification:  
Modifications to the development are requested to provide the flexibility necessary to 
attract a wide swath of industrial and entertainment users, adapt to changes in the market, 
and be sensitive to the surrounding context. For instance, a minimum 8-foot solid wall will 
be provided along the perimeter where adjacent to a rural or residential zoning district, 
to screen these surrounding uses from more intense development. Additionally, the 
request to increase the permitted height allowed by the IND-2 district from 60 feet to 85 
feet. The increase in height will allow for the development of additional clearance, which 
is commonly sought by entertainment and light industrial users.  
Additionally, we are requesting a reduction in the required parking for Warehouse uses 
on the Site. The Site will have a mix of warehouse and data center uses, both of which are 
subject to the same parking ratio. However, data centers typically contain only a small 
office space and fewer number of employees than warehouse uses and therefore, do not 
require as many employee parking spaces. Reducing the required parking for the Site 
reflects the current parking demand for warehouse and data center uses and provides 
flexibility in the design of future development of the Site.  
C. Description of Proposal 
As shown below, the request is to rezone the Site from Rural-43 to IND-2 IUPD. The intent 
is to develop the Site with a mix of uses, which may include residential, commercial, 
industrial, and entertainment uses. As no end users for the Site are identified at this time, 
the purpose of the IUPD overlay is to build flexibility into the entitlements, which will 
attract a diverse range of commercial, entertainment, and employment center users to 
the Site.

Existing and Proposed Zoning 
 
D. Relationship to Surrounding Properties 
The Site is comprised of approximately 593 acres located southeast of the 411th Avenue 
and Camelback Road intersection, known historically as Balterra. The Site is generally 
located north of the Interstate 10 (the “I-10”), west of 411th Avenue, south Camelback 
Road, and east of 395th Avenue.  
Mixed-use developments are planned for future development in the surrounding area. To 
the south of the Site, at the 411th and I-10 intersection is a variety of zoning categories, 
including residential, commercial, and industrial zoning. To the east of the Site is the 
Belmont DMP, a planned mixed use development allowing for residential, commercial, 
and light and heavy industrial uses.  
The proposed mixed use development responds to the changing vernacular of the area 
by offering a development that includes complementary and synergistic land uses. The 
current request, which seeks to rezone the Site from Rural-43 to IND-2 IUPD zoning, 
envisaging uses such as residential, commercial, entertainment, and industrial. The

proposed designation will work in concert with the approved uses in the surrounding area 
to create a mixed use hub in close proximity to major transportation infrastructure. 
E. Location and Accessibility 
The Site is located southeast of the 411th Avenue and Camelback Road intersection, 
immediately north of the I-10 freeway, with frontages along both roadways. Future access 
to the Site will be determined at the time of site planning. It should also be noted that the 
Site is in close proximity to the future Interstate-11 corridor, which is approximately 4 to 
5 miles to the east of the Site. 
F. Circulation System 
Primary access is intended to be provided via 395th Avenue to the east and 411th Avenue 
to the west. Further access and circulation plans have not yet been finalized since no end 
users have been identified at this time; however, the intent is to provide a cohesive 
vehicular and pedestrian circulation system within the Site and extend and improve 
roadways providing access to the Site, as determined through the site planning process. 
A traffic engineer will be engaged to study the traffic flows once end users are identified. 
G. Development Schedule/Phasing 
The intent is for the Site to be entitled in two phases. A General Comprehensive Plan 
Amendment (“CPA”) application is being submitted concurrently with this application to 
remove the Site from the Balterra DMP and designate it for future mixed uses. The current 
Zone Change with IUPD Overlay request and the General CPA application are the first 
phase of entitlements. Plan of Development applications will be submitted as end users 
for the Site are identified. The timing and phasing of development is to be determined.  
H. Community Facilities and Services  
Nearby school districts and schools include the Saddle Mountain Unified School District, 
Ruth Fischer Elementary School, and Tonopah Valley High School. The Site will be served 
by the Maricopa County Sheriff’s Office for police services and is located in the South 
County Fire & Medical service area for fire and emergency medical service. The Site is 
located near a variety of outdoor recreational activities, including the White Tank 
Mountain Regional Park, the Bighorn Mountains Wilderness, ranches, and trails.

I. Public Utilities and Services 
Water  
The Site is located within the Global Water – Belmont Water Company, Inc. (a part of 
Global Water Resources) service area. Currently no water infrastructure exists on the Site 
or within the adjacent right-of-way. There is an existing community water system, owned 
by Global Water Resources, serving a small number of homes northwest of the Site near 
the intersection of Bethany Home Rd and 419th Ave.  
The potable and non-potable water demands at the Site may vary depending on the type 
of industrial use. It is anticipated that domestic, fire flow, production, and/or supplemental 
cooling water demands for the site will need to be met by permitting and constructing 
new onsite wells and associated water treatment, storage, and pumping capacity. There 
is no existing well within the Site according to ADWR records. New wells will be 
constructed and evaluated for suitability. We anticipate that a facility will be constructed 
onsite to provide potable water storage, pumping capacity and any needed water quality 
treatment as determined by future well analyses. 
Wastewater  
The Site is located within the Global Water – Hassayampa Utilities Company, Inc. service 
area.  There are no existing sewer mains in the vicinity of the Site. As the anticipated 
wastewater flows from the Site will vary depending on the type of industrial use, the Site 
may be served by individual septic tanks only in minimal use cases or if the site can be 
divided into individual parcels. Full development of the Site to optimal use will require a 
network of gravity sewer mains that would convey flows south with a future wastewater 
treatment plant that would be located near the Site. No receiving surface waters are 
adjacent to the site, so disposal of treated effluent would need to be achieved through 
some combination of process reuse of effluent, land application, and/or aquifer injection 
with an Aquifer Protection Permit (APP).  
Electric   
The project is located within the APS service area for electric. Currently, APS has a lower 
voltage service in the project vicinity.  Extending higher voltage for a heavier power user(s) 
will take more time. We expect to work with APS on a Feasibility Study to evaluate options 
for the Site and are currently working other options for power service, such as natural gas 
and other behind-the-meter solutions.

Drainage and Grading 
The Site currently consists of undeveloped desert land. The topography of the Site 
generally slopes south and is comprised of several washes and floodplains. The proposed 
use of drainage channels and placement of fill will allow for potential floodplain 
reclamation while largely preserving the historic flow patterns of the existing washes.  This 
approach, in combination with adherence to Maricopa County’s drainage design 
guidelines, helps to ensure no adverse stormwater impacts to adjacent properties. This 
approach and the pending submittal of a CLOMR, also effectively increases the 
developable area and enhances the overall efficiency and flexibility of the site plan. 
K. Conclusion 
The purpose of this request is to seek an IND-2 Zone Change with IUPD Overlay for 
approximately 593 acres on the site historically known as Balterra. This request will permit 
the Site to develop as a mixed-use development with diverse uses residential, commercial, 
industrial, and entertainment uses. The proposed rezoning will foster long-term and 
short-term employment opportunities, contributing to economic growth in the region.

Page 1 of 2 
 
 
 
 
 
 
 
 
 
 
 
Evan Carbonneau, PE 
Planning & Development 
301 W. Jefferson St., Suite 170 
Phoenix, Arizona 85003 
Phone: (602) 506-8790 
www.maricopa.gov/planning 
Email address: 
evan.carbonneau@maricopa.gov 
Planning & Development 
 
Engineering Plan Review 
Date:    
June 9, 2026 
 
Memo To: Darren Gerard, AICP, Planning Manager, Department of Planning & 
Development 
 
Attn: 
Martin Martell, Planner, Planning & Development Services 
 
From: 
Evan Carbonneau, P.E. Engineering Plans Reviewer, Planning and 
Development Services.  
 
 
cc: 
Doug Jones, P.E., Engineering Supervisor, Planning & Development 
Services 
 
Subject:   
Z260001 Zone Change request without a plan of development from 
Rural-43 to IND-2 IUPD 
 
Job Site Address: 4605 N 411TH AVE TONOPAH, AZ 85354 
 
APN(s):  
506-36-020J; 506-34-015K; 506-36-021K; 506-34-020D;  
 
506-36-020L; 506-34-015H; 506-34-018D; 506-36-020K; 
 
506-36-022K; 506-34-020B; 506-34-015L; 506-34-018E; 
 
506-34-018A; 506-36-022H; 506-34-015J 
 
This applicant is requesting in their narrative a zone change from Rural-43 to IND-2 
IUPD.  This zone change application was presented without a plan of 
development,  currently the site plan does not represent the details of a plan of 
development.   
 
PND Engineering Plan Review (DPR, FCD and PND Transportation) has reviewed the 
1st submittal of the zone change request application routed for review on 6.3.2026 and 
has no comments on the zone change without POD.  Approvals are subject to the 
following conditions:  
 
1. Further entitlement for this parcel will require a plan of development. PODs 
require detailed grading and drainage plans, drainage report and Traffic 
impact study.  
 
2. 100yr 2hr onsite retention is required to be shown during the POD phase.  
 
3.  Each phase of development will require a plan of development and Traffic 
Impact Study. Each phase must be able to stand alone with respect to site 
infrastructure, including  utilities, access and storm water management.  
 
4. R/W dedication and offsite improvement requirements will be determined by 
MCDOT. Traffic Design and MCDOT Planning based on submittal of TIA/TIS.

Page 2 of 2 
  
 
5. At least two (2) points of access will be required to serve each phase of 
development.  
 
6. The site is encumbered by a regulatory floodplain (FEMA Zone A). 
Development of the site as proposed will require re-delineation of the 
floodplains through the FEMA CLOMR/LOMR process (administered through 
the Flood Control District). For more information on this process, please 
contact the Flood Control District Stacey.Lapp@Maricopa.Gov.  
 
7. Engineering and drainage review was based on a zone change without a plan 
of development. Therefore, without the submittal of a precise plan of 
development, no development approval is inferred by this review, including, 
but not limited to number of proposed building lots/units, 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. 
 
8. Engineering review of re-zone cases is conceptual in nature. All development 
and engineering design shall be in conformance with Section 905 of the 
Maricopa County Zoning Ordinance; Drainage Policies and Standards; 
Floodplain Regulations for Maricopa County; MCDOT Roadway Design 
Manual; and current engineering policies, standards and best practices at the 
time of application for construction.  
 
9. The County does not provide fire service, therefore, it is incumbent that the 
applicant seek service and approval of plans from the jurisdictional fire service 
provider.  
 
Please contact me if you have any questions or require any additional information.

Engineering Division 
2901 W. Durango Street 
Phoenix, Arizona 85009 
P: 602.506.4889 
F: 602.506.5969 
 
 
MCDOT Planning TAC Comments 
Date: 6/2/2026 
TAC Assigned Number: Z260018 
APN: 506-34-015K; -015J; -015H; -015L; 018E; -018A; -018D; -018C; -020D; -020B; 506-36-020J; -
020K; -020L; -021K; -022H; -022K 
Description of Request: General CPA to change the designated land use listed in the 
Tonopah/Arlington Area Plan from Belterra DMP to Mixed Use and a zone change with overlay 
from Rural-43 to IND-2 IUPD 
Project Name: Balterra 
Reviewer Contact Information 
For any questions related to the comments herein please contact MCDOTPlanning@maricopa.gov 
or 602-506-4619. 
1st Submittal Comments 
• The four items below require, at applicant’s expense, an American Land Title Association 
(“ALTA”) Owner’s Policy of Title Insurance showing title vested in Maricopa County, a 
political subdivision of the State of Arizona. 
o 419th Avenue is classified as a rural major collector requiring fee dedication of a 40-
foot half street from the section line per the Maricopa County Zoning Ordinance 
Section 804.  
o Camelback Road west of 411th Avenue is classified as an urban principal arterial 
requiring fee dedication of a 65-foot half street from the section line per the 
Maricopa County Zoning Ordinance Section 804.  
o 411th Avenue north of I-10 is classified as an urban parkway typically requiring 100- 
feet to be dedicated in fee. At this time the applicant will only be required to dedicate 
in fee 65-feet per the Maricopa County Zoning Ordinance Section 804 and preserve 
an additional 35-feet per the Maricopa County Zoning Ordinance Section 805 to 
accommodate the required 100-feet total half street. 
o Indian School Road is classified as an urban principal arterial requiring fee 
dedication of a 65-foot half street from the section line per the Maricopa County 
Zoning Ordinance Section 804. 
• It is the developer's responsibility to determine if the existing right of way is fee simple, if it 
is not then the developer will need to provide the right of way in said form. 
• Dedication shall be completed by time of permit approval or case closeout if no MCDOT 
permit is required.

Engineering Division 
2901 W. Durango Street 
Phoenix, Arizona 85009 
P: 602.506.4889 
F: 602.506.5969 
Z260018 
6/2/2026 
Page 2 
 
 
 
• The above comments do not include identification of utilities or underground facilities 
within or adjacent to the required right-of-way that may have prior rights and/or require 
relocation.  
• Camelback Road east of 411th Avenue is classified as an urban parkway requiring 
preservation of a 100-foot half street from the section line per the Maricopa County Zoning 
Ordinance Section 805. 
o As this request is general in nature at time of plan of development this requirement 
may change to require dedication instead of preservation. 
• Any additional dedication and offsite improvement requirements will be determined by 
MCDOT Traffic based on a submitted TIA/TIS and the above roadway classifications. 
o If a TIA/TIS has been previously submitted, approval is valid for one year. If review 
for construction is not underway within this time period, MCDOT may request an 
updated traffic report to assess any changes in condition.  
• All other section line and mid-section line alignments of the proposed development require 
the setback lines to start from a future half street Right-of-Way of 65- and 40-feet 
(respectively) per the Maricopa County Zoning Ordinance Section 805.  
• Applicant to notify ADOT of proposed project through the Red Letter Process, 
RedLetter@azdot.gov, due to the proximity to I-10.

Page | 1  
 
 
Subdivision 
Infrastructure  
& Planning Program 
301 W. Jefferson St. 
Phoenix, AZ 85003 
 
S u b d i vi s io n @ m a ri co p a .go v 
e s d .m a r i c o pa .g o v 
 
 
 
 
 
The Maricopa County Environmental Services Department (MCESD) has completed review 
for the Balterra planning case(s). Please note the following MCESD requirements for site 
development: 
 
Onsite Wastewater (Septic) –  
A Notice of Intent to Discharge application for a septic system is required for any 
construction. Application must be submitted to the MCESD Onsite Wastewater Program. 
• 
Wastewater is not permitted to discharge to an adjacent parcel’s septic system. 
• 
If conducting food service in unincorporated Maricopa, a grease trap will be 
required by Onsite Wastewater program. 
• 
Setback requirements must be maintained per Arizona Administrative Code, Title 
18, Chapter 9, Article 312, C (Features Requiring Setbacks). 
 
Projected flows between 3,000 and 24,000 gallons per day require a 4.23 General Permit 
and may require nitrogen treatment. 
 
If the wastewater flow exceeds 24,000 gpd or if an activated sludge treatment process is to 
be used, then a wastewater treatment plant may be required. 
• 
Additionally, an Individual Permit through the Arizona Department of 
Environmental Quality (ADEQ) may be required. 
• 
Please contact the Water/Wastewater Treatment Program at (602) 372-2861 or 
email treatmentplantprogram@maricopa.gov for additional information. 
 
For Onsite Wastewater related questions, please contact the Onsite Program at (602) 506-
6666 or by email at septicquestions@maricopa.gov. 
 
Project Name: Balterra 
Primary Contact Name: Wendy Riddle 
Planning Application Type: Zone Change 
with Overlay 
APN(s): 506-34-015K and others 
Reviewer: Syed Alam, P.E. 
Email: syed.alam@maricopa.gov 
Phone: 602-879-4969 
Planner Name: Martin Martell 
Planning Case #: Z260018 
Date: May 28, 2026 
 
Water and Waste Management Division

Page | 2  
 
 
Drinking Water –  
Per the Safe Drinking Water Act, any water system that supplies more than 25 people or 15 
service connections per day for at least 60 days per year is classified as a Public Water 
System (PWS).  
• 
If the above criteria are met, a Public Water System application and a New Source 
Approval application are required and must be submitted to the MCESD’s Drinking 
Water Program. A water quality analysis report will be required with submittal and is 
good within one-year of testing. 
 
An Approval to Construct application is required to be submitted to the MCESD’s Treatment 
Program for all PWS water treatment facilities. 
• 
For questions, please contact the Water/Wastewater Treatment Program at (602) 
372-2861 or email treatmentplantprogram@maricopa.gov 
 
An Approval to Construct application is required to be submitted to the MCESD’s 
Subdivision & Infrastructure Program for all PWS water system infrastructure. 
• 
For questions, please contact the Subdivision and Infrastructure Program at (602) 
506-1058 or email subdivision@maricopa.gov 
 
For additional Drinking Water related questions, please contact the Drinking Water program 
at (602) 506-6935 or by email at sdwquestions@maricopa.gov. 
 
Subdivision Infrastructure and Planning –  
An Approval to Construct application is required and must be submitted to MCESD’s 
Subdivision & Infrastructure Program for water, reclaimed water and/or wastewater system 
infrastructure. 
 
A Water Service Agreement signed by the Utility is required and must be submitted to 
MCESD’s Subdivision & Infrastructure Program if the site/development will be provided with 
water and/or reclaimed water by a Utility.  A Capacity Assurance Form issued by the Utility 
is required to MCESD’s Subdivision & Infrastructure Program if the site/development 
wastewater service is being provided by a Utility. 
 
For subdivision related questions, please contact the Subdivision and Infrastructure 
Program at (602) 506-1058 or email subdivision@maricopa.gov. 
 
Water/Wastewater Treatment –  
An Approval to Construct application is required to be submitted to the Water/Wastewater 
Treatment Program for all wastewater treatment facilities.

Page | 3  
 
 
An Aquifer Protection Permit (APP) is required for all new wastewater treatment facilities or 
existing wastewater treatment facilities being modified.  The Arizona Department of 
Environmental Quality (ADEQ) reviews, approves and issues APPs. 
• 
Please contact ADEQ’s Groundwater Protection Program at (602) 771-4999 or email 
azpdes@azdeq.gov for additional information about this requirement. 
 
An Approval to Construct application is required to be submitted to the Water/Wastewater 
Treatment Program for all water treatment facilities. 
 
An Arizona Pollution Discharge Elimination System (AZPDES) permit is required for 
discharges to the ‘Waters of the United States’.  The ADEQ reviews, approves and issues 
AZPDES permits. 
• 
Please contact ADEQ’s Surface Water Protection Program at (602) 771-1440 or 
email azpdes@azdeq.gov for additional information about this requirement. 
Note: 
• 
A MAG 208 certification or amendment may be required if an AZPDES discharge is 
implemented or modified. 
o Please contact MAG’s Water Quality Advisory Committee at (602) 254-6300 
or email mag@azmag.gov for additional information about this 
requirement. 
 
A Maricopa Association of Governments (MAG) 208 plan certification is required if the new 
wastewater facility/system is not already identified in the existing MAG 208 plan.  The MAG 
reviews and approves MAG 208 plan certifications. 
• 
Please contact MAG’s Water Quality Advisory Committee at (602) 254-6300 or 
email mag@azmag.gov for additional information about this requirement. 
Note: 
• 
A MAG 208 certification must be obtained prior to an Approval To Construct 
application being submitted to the MCESD’s Treatment Program. 
 
An Approval to Construct application is required to be submitted to the Water/Wastewater 
Treatment Program for all reuse facilities. 
A Reclaimed Water Permit is required for all new reuse facilities or existing reuse facilities 
being modified.  The ADEQ reviews, approves and issues Reclaimed Water permits. 
• 
Please contact ADEQ’s Water Reuse Program by email at waterreuse@azdeq.gov 
for additional information about this requirement. 
 
For treatment related questions, please contact the Water/Wastewater Treatment Program 
at (602) 372-2861 or email treatmentplantprogram@maricopa.gov.

Page | 4  
 
 
Additional Notes –  
*It should be noted that this document does not approve the referenced project. Comments are provided 
for the benefit of the applicant for MCESD permit requirements and as an advisory to Maricopa County 
Planning and Development Department. Other Maricopa County agencies may have additional 
requirements. Final review and approval will be made through Planning and Development Department 
procedures. Applicant may need to submit separate applications to the Maricopa County Environmental 
Services Department for approval of proposed facilities regulated by the Department. Review of any such 
application will be based on current regulations at the time of application.