04. 05. CPA260008 Z260019 PZ Staff Report
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CPA260008 & Z260019 Page 1 of 13 Report to the Planning and Zoning Commission Prepared by the Maricopa County Planning and Development Department Cases: CPA260008 & Z260019 – Camelback Creek Hearing Date: August 6, 2026 Supervisor District: 4 Applicant: Wendy Riddell, Berry Riddell, LLC Owners: Balterra Partners and 590 Acres LLC Requests: 1) General Comprehensive Plan Amendment (CPA) to change the land use designation within the Tonopah/Arlington Area Plan from Rural Densities (0-1 du/ac) to Mixed Use 2) Zone Change from Rural-43 to IND-2 IUPD Site Location: Generally located at the NWC of 411th Ave. & Camelback Rd. in the Tonopah area Site Size: Approximately 309.9 acres Density: N/A County Island: No County Plan: Tonopah/Arlington Area Plan –Rural Densities (0-1 du/ac) Municipal Plan: N/A Support/Opposition: 1 letter of support Recommendations: 1) Approve (CPA260008) 2) Approve with conditions (Z260019) CPA260008 & Z260019 Page 2 of 13 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 to change the Rural Densities (0-1 du/ac) to Mixed Use with a zone change from Rural–43 to IND-2 IUPD to support mixed use development that may include residential, commercial, industrial, and entertainment uses. 2. The site is located in the Tonopah area at the northwest corner or Camelback Rd. & 411th Ave. The site is currently vacant and may have been previously utilized for agriculture purposes. The large site is located near residences to the north, east and southwest of the site. The site is located approximately 0.7 miles north of I-10. 3. The CPA narrative asserts that the proposal meets the following criteria: 4. 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 Site has never been developed. The proposed General CPA will provide flexible development opportunities on a piece of vacant land with access to freeway infrastructure. Development of the Site will bring much needed infrastructure improvements to the area, including the buildout of a roadway network around the Site. Designation of the Site as Mixed Use will further economic growth in the area by developing both long-term and short-term employment opportunities and providing potential housing options for future employees and supportive commercial uses. Long-term employment will be created by the development of uses with highly skilled employment opportunities, such as data center uses. Further, short-term employment opportunities will be provided through construction activities related to the development on the Site. 5. Will the amendment adversely impact all or a portion of the planning area by: A. Altering acceptable land use patterns to the detriment of the plan; The proposal responds to the existing and planned uses in the surrounding context. The Site is surrounded largely by vacant land, with limited large lot residential development. To the south of the I-10 are a few industrial and commercial uses. The proposed mix of uses will support the existing residential, commercial, and industrial uses in the surrounding context while offering new development that will strengthen the regional economy and contribute to the growth of the area. B. Requiring public expenditures for larger and more expensive infrastructure; Redesignating the Site with future industrial 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. C. 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. D. 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. CPA260008 & Z260019 Page 3 of 13 E. 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, employment opportunities, and establish supportive uses, furthering the economic growth of the region. F. 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. 6. Area of Application as Defined within the Framework of the Comprehensive Plan. a. 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. b. Is the area within an approved Development Master Plan (DMP)? If so, identify. The site is not located within a Development Master Plan. c. Is the area within an Improvement Association? If so, identify. The site is not located within an improvement district. 7. 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. 8. 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. 9. Consistency with the Urban Solutions for Urban Development Strategy of the Comprehensive Plan. a. 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 within the Site or adjacent right-of-way that would provide immediate connection. The nearest existing water system, owned by Global Water Resources, serves a small number of homes northwest of the Site near the intersection of Bethany Home Road and 419th Avenue. The Site’s footprint and anticipated development potential far exceed this existing water system, therefore it appears unlikely that interconnection to this system could serve the Site’s water needs. CPA260008 & Z260019 Page 4 of 13 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 be met with onsite wells. A groundwater well within the Site area is owned by Cottonwood Creek LLC according to ADWR Record No. 55-610549. Records for this well indicate it may have been previously equipped with substantial capacity including municipal/domestic use. This existing well and potential new wells will need to be evaluated for current suitability. We anticipate that a facility will be constructed onsite to provide potable water storage, pumping capacity b. 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, due to the size and anticipated land use of the site it will likely require connection to a municipal water reclamation facility (WRF) or onsite dedicated treatment plant. 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). Initial small-scale development may be served by individual septic system serving each building and/or parcel as an interim condition. c. Flood control management systems The topography generally slopes south and is comprised of floodplain within the north half of the Site. 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. d. 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. e. 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. f. 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. g. School facilities Nearby school districts and schools include the Saddle Mountain Unified School District, Ruth Fischer Elementary School, and Tonopah Valley High School. h. Library services The Site is located approximately 30 minutes away from two separate branches of the Buckeye Public Library. CPA260008 & Z260019 Page 5 of 13 i. Road capacity (any supporting Federal or State infrastructure projects?) It is anticipated that main access to the Site will be taken from 411th Avenue which currently has a traffic interchange at I-10. Specific 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 5-6 miles to the east of the Site. j. 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. k. 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. 10. 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 County’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.” The proposed industrial uses will provide for stable, long-term growth in the region by providing employment opportunities in highly skilled sectors. The proposal for a mixed- use development will provide opportunities to support the industrial uses through housing options and commercial and entertainment amenities. 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, practical, and balanced across the Tonopah/Arlington Area Plan. The General CPA request proposes uses that are appropriate in a rural context with immediate access to major transportation infrastructure. The proposal responds to the existing and planned uses in the surrounding context by proposing a mix of uses to provide current and future inhabitants opportunities to live, work, and play in the immediate area. Additionally, the proposed mix use development will bring much needed public infrastructure to the area that currently does not exist in the surrounding context. CPA260008 & Z260019 Page 6 of 13 11. 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 Area Plan, as discussed in greater detail below: Comprehensive Plan Land Use Goal #1: Achieve a coordinated pattern of development. Response: The Site is an ideal location for a mixed use development given its proximity to the I-10 and the planned uses in the surrounding context. As mentioned previously, the Site is just north of the planned Tonopah Logistics Center. Further south, across the I-10, are existing commercial and industrial uses. East of the Site is the proposed Balterra mixed use development, which will work in concert with this proposal. The Site responds to the development patterns in the surrounding context by offering synergistic land uses. 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. 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 region by developing both long-term employment opportunities in highly skilled sectors and short-term employment opportunities as the Site develops. The proposal for a mixed use development will provide the ability to include residential and commercial uses to support industrial development occurring on the Site. Cost of Development Goal #2: 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 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: The Site is adjacent to numerous existing and planned roadways, providing for numerous access and circulation options. 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 industrial uses with skilled employment opportunities. The proposed General CPA will permit a wide array of future industrial uses that are flexible enough to respond to market conditions, but stable enough CPA260008 & Z260019 Page 7 of 13 to provide long-term economic growth to the area. The proposed mix of commercial, residential, and entertainment uses will support any industrial uses that occur on the Site. Adequate infrastructure to serve the Site will be planned during the site planning process. 12. The IUPD proposes modified development standards from the base zoning district for flexibility in site design. This includes an 85’ maximum building/structure for modern data center design practices. Parking requirements are requested at a minimum one space per 2,500 sq ft of data center building floor area as arguably the use is employee extensive. Screening is proposed at a 6’ CMU wall increased to 8’ CMU wall when adjacent to rural or residential zoning. In an effort to mitigate adverse impact on residences to the north, the applicant proposes a 50’ landscaped buffer external to screen walls across the entire northern boundary of the IND-2 IUPD zoning district. The proposal is to match industry standards and provide a congruent site design. The IUPD will also limit the entitled uses of the base IND-2 zoning district to uses appropriate for wastewater disposal via septic until such time as sewer infrastructure is installed. 13. The following table contrast the proposed IUPD against the development standards of the base IND-2 zoning district. Deviations are shown in bold print REGULATION IND-2 ZONING DISTRICT PROPOSED IUPD Maximum Height 60' 85’ Minimum Front Setback 20' 20' Minimum Side 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 Rear Setback 10 feet, except when abutting a rural or residential zoning district, then 25 feet None, except when abutting a rural or residential zoning district, then 25 feet Minimum Lot Area 6,000 sq. ft. 6,000 sq. ft. Minimum Lot Width 60' 60' Maximum Lot Coverage 60% 60% Minimum Parking Spaces Warehouse Uses: 1 space per 900 square feet of floor area Warehouse/Data Center Uses: 1 space per 2,500 square feet of floor area Minimum Screening 6' solid wall 6-foot solid wall; 8-foot solid wall when adjacent to a rural or residential zoning district Minimum Northern Perimeter Screening 6’ solid wall Minimum 50’ landscaped setback along northern boundary of the IND-2 IUPD zoning district Permitted Primary Uses MCZO, Sec. 601 Any use permitted in the IND-2 zoning district but only those appropriate for wastewater disposal via onsite septic systems until sewer is available CPA260008 & Z260019 Page 8 of 13 Aerial photo of subject site Aerial image & surrounding environs CPA260008 & Z260019 Page 9 of 13 Eagle view of subject site looking north into subject parcel (aerial image dated Sept 2021) Existing On-Site and Adjacent Zoning / Land Use: 14. On-site: Rural-43 / Vacant - Undeveloped North: Rural-43 / Residential and Vacant land uses South: Rural-43/ Camelback Rd then Vacant - Undeveloped East: Rural-43/ 411th Ave then Residential and Vacant land uses West: Rural-43/ 419th Ave then Vacant- Undeveloped land uses Zoning District Map CPA260008 & Z260019 Page 10 of 13 Proposed zoning exhibit Utilities, Services and Infrastructure 15. Water: Global Water Resources/Belmont Water Company Wastewater: Global Water Resources/Hassayampa Utilities Company, INC Public Schools: 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 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 water, wastewater, electricity, gas, and fire infrastructure. The applicant will be required to provide documentation with POD application/s. Right-of-Way: 16. The following table includes existing and proposed half-width right-of-way and the future classification based upon the Maricopa County Department of Transportation (MCDOT) Major Streets and Routes Plan. CPA260008 & Z260019 Page 11 of 13 Street Name Half-width Existing R/W Half-width Proposed R/W Future Classification Camelback Road 40’ 40’ Urban Principal Arterial 411th Avenue 35 80’ Urban Parkway 419th Avenue 30’ 40’ Minor Arterial 17. The majority of the roadways in the immediate area are unpaved. The development will be responsible for half street improvements surrounding the site though regional paving may be required to access the site from 1-10 to the south. Right of way and roadway dedication will take place at a future time when the parcel comes in for a Plan of Development. Adopted Plan: 18. Tonopah/Arlington Area Plan (adopted September 6, 2000): The plan designated the site as rural development area (0-1 du/ac) with a maximum density of one dwelling unit per gross acre, suitable for agricultural related uses and residential land uses. Public Participation Summary: 19. 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: 20. N/A Staff Analysis: 21. Staff is supportive of both the comprehensive plan amendment and the rezoning due to the changing nature of the area. The overall area is undeveloped with a very sparse scattering of residences. The applicant has taken additional steps to introduce a landscaped buffer on the northern side however, the proposed 85’ maximum height allowance will make future structures visible from all vantage points. The request for the site reflects a further expansion of the IND-2 zoning being requested on nearby parcels and the regional area. The application is reliant on future regional corridors to develop in the area (future I-11) to accommodate future regional growth in the area . There is no known opposition to the IND-2 IUPD zoning, staff has received 1 letter of support from a local interest group. Recommendations: 22. Staff recommends the Commission adopt a motion recommending that the Board of Supervisors approve CPA260008. 23. Staff recommends the Commission adopt a motion recommending that the Board of Supervisors approve Z260019 subject to the following conditions ‘a’ – ‘i’: CPA260008 & Z260019 Page 12 of 13 a. Development of the site shall be in substantial conformance with the Zoning Exhibit entitled “Camelback Creek Zoning Exhibit“, consisting of 1 full-size sheet dated March 27, 2026, except as modified by the following conditions. Staff may determine slight refinements to remain in substantial conformance with the approved site plan. Minor and major amendments to the site plan will be determined in accordance with Chapter 3 of the Maricopa County Zoning Ordinance. b. Development of the site shall be in substantial conformance with the Narrative Report entitled “Zone Change with Overlay”, consisting of 8 pages, dated June 16 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, except 8’ CMU wall adjacent to rural or residential zoning districts 4. Minimum Perimeter Screening: At least a 50’ landscaped setback along northern boundary of the IND-2 IUPD zoning district 5. Permitted Uses: 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) where wastewater disposal can be accommodated by on-site septic systems. A public water system shall be required prior to establishment of any non-residential use that requires potable water. g. The following Engineering conditions shall apply: 1. Engineering review of planning and/or zoning cases is for conceptual design only. All development and engineering design shall be in conformance with Section 1205 of the Maricopa County Zoning Ordinance; Drainage Policies and Standards; Floodplain Regulations for Maricopa County; MCDOT Roadway Design Manual; and current engineering policies, standards and best practices at the time of application for construction. 2. Based on the conceptual design nature of the information submitted, changes to the site layout may be necessitated by the final engineering design of the site’s drainage infrastructure. 3. Maricopa County does not supply water, fire or sewer services. It is the applicant/owner’s responsibility to coordinate and secure water, fire and CPA260008 & Z260019 Page 13 of 13 sewer services for this site. 4. Sealed final Grading and Drainage (Site Infrastructure) Plans and Sealed Final drainage report must be submitted with the application for Building Permits 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: Andrew Lorentzen, Planner Reviewed by: Rachel Applegate, Planning Supervisor Attachments: Case Map (1 page) Comprehensive Plan Amendment Narrative (12 pages) Zoning Exhibit (1 page) Rezoning Narrative Report (9 pages) Engineering comments (3 pages) MCDOT comments (2 pages) MCESD comments (4 pages) Support correspondence (1 page) CPA260008 & Z260019 General Comprehensive Plan Amendment Camelback Creek 411th Avenue and Camelback Road Application Number: CPA260008 1st Submittal: April 10, 2026 2nd Submittal: June 11, 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 7181 East Camelback Road, Suite 401 Scottsdale, Arizona 85251 A. Executive Summary The purpose of this request is to seek a General Comprehensive Plan Amendment (“CPA”) for approximately 320 acres located at the northwest corner of 411th Avenue and Camelback Road (the “Site”), as shown below. The Site is designated as Rural on the Tonopah Arlington Area Plan (the “Area Plan”) which permits residential development with an average density of 1 du/ac. The intent is to redesignate the Site as Mixed Use on the Area Plan to permit a mixed use development which may include residential, commercial, industrial, and entertainment uses. Existing and Proposed Land Use Designations On-Site and Regional Location The current Comprehensive Plan Amendment area is comprised of approximately 320 acres located at the northwest corner of 411th Avenue and Camelback Road. The Site is located north of the I-10, with direct access to the I-10 via 411th Avenue. Suitability with the Surrounding Land Uses The Site is largely surrounded by existing and planned roadways, vacant land, and limited large lot residential uses. 419th Avenue runs along the west boundary of the Site and Missouri Avenue runs along the north boundary of the Site, but does not connect to 411th Avenue to the east. To the north and east are large residential lots, many of which are undeveloped, with Rural-43 zoning. To the south, beyond Camelback Road, and to the west, beyond 419th Avenue, is vacant land zoned Rural-43. The current request responds to the nearby planned uses, such as the proposed Balterra mixed use development to the southeast, by offering synergistic future land uses. The current request, which seeks a Mixed Use Comprehensive Plan use designation, envisages residential, community serving commercial and employment, entertainment, and industrial uses appropriate in a rural setting with access 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 the Site. 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 Site has never been developed. The proposed General CPA will provide flexible development opportunities on a piece of vacant land with access to freeway infrastructure. Development of the Site will bring much needed infrastructure improvements to the area, including the buildout of a roadway network around the Site. Designation of the Site as Mixed Use will further economic growth in the area by developing both long-term and short-term employment opportunities and providing potential housing options for future employees and supportive commercial uses. Long- term employment will be created by the development of uses with highly skilled employment opportunities, such as data center uses. Further, short-term 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; The proposal responds to the existing and planned uses in the surrounding context. The Site is surrounded largely by vacant land, with limited large lot residential development. To the south of the I-10 are a few industrial and commercial uses. The proposed mix of uses will support the existing residential, commercial, and industrial uses in the surrounding context while offering new development that will strengthen the regional economy and contribute to the growth of the area. 2. Requiring public expenditures for larger and more expensive infrastructure; Redesignating the Site with future industrial 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 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, employment opportunities, and establish supportive uses, 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 not located within a Development Master Plan. 3. Is the area within an Improvement Association? If so, identify. The Site is not located within an Improvement Association. 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 within the Site or adjacent right-of-way that would provide immediate connection. The nearest existing water system, owned by Global Water Resources, serves a small number of homes northwest of the Site near the intersection of Bethany Home Road and 419th Avenue. The Site’s footprint and anticipated development potential far exceed this existing water system, therefore it appears unlikely that interconnection to this system could serve the Site’s water needs. 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 be met with onsite wells. A groundwater well within the Site area is owned by Cottonwood Creek LLC according to ADWR Record No. 55-610549. Records for this well indicate it may have been previously equipped with substantial capacity including municipal/domestic use. This existing well and potential new wells will need to be evaluated for current 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, due to the size and anticipated land use of the site it will likely require connection to a municipal water reclamation facility (WRF) or onsite dedicated treatment plant. 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). Initial small-scale development may be served by individual septic system serving each building and/or parcel as an interim condition. 3. Flood control management systems The topography generally slopes south and is comprised of floodplain within the north half of the Site. 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?) It is anticipated that main access to the Site will be taken from 411th Avenue which currently has a traffic interchange at I-10. Specific 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 5-6 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.” The proposed industrial uses will provide for stable, long-term growth in the region by providing employment opportunities in highly skilled sectors. The proposal for a mixed use development will provide opportunities to support the industrial uses through housing options and commercial and entertainment amenities. 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, practical, and balanced across the Tonopah/Arlington Area Plan. The General CPA request proposes uses that are appropriate in a rural context with immediate access to major transportation infrastructure. The proposal responds to the existing and planned uses in the surrounding context by proposing a mix of uses to provide current and future inhabitants opportunities to live, work, and play in the immediate area. Additionally, 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 Area Plan, as discussed in greater detail below. Comprehensive Plan Land Use Goal #1: Achieve a coordinated pattern of development. Response: The Site is an ideal location for a mixed use development given its proximity to the I-10 and the planned uses in the surrounding context. As mentioned previously, the Site is just north of the planned Tonopah Logistics Center. Further south, across the I-10, are existing commercial and industrial uses. East of the Site is the proposed Balterra mixed use development, which will work in concert with this proposal. The Site responds to the development patterns in the surrounding context by offering synergistic land uses. 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. 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 region by developing both long-term employment opportunities in highly skilled sectors and short-term employment opportunities as the Site develops. The proposal for a mixed use development will provide the ability to include residential and commercial uses to support industrial development occurring on the Site. Cost of Development Goal #2: 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 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: The Site is adjacent to numerous existing and planned roadways, providing for numerous access and circulation options. 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 industrial uses with skilled employment opportunities. The proposed General CPA will permit a wide array of future industrial uses that are flexible enough to respond to market conditions, but stable enough to provide long-term economic growth to the area. The proposed mix of commercial, residential, and entertainment uses will support any industrial uses that occur on the Site. Adequate infrastructure to serve the Site will be planned during the site planning process. H. CONCLUSION The purpose of this request is to seek a General Comprehensive Plan Amendment for approximately 320 acres located at the northwest corner of 411th Avenue and Camelback Road. The CPA will redesignate it as Mixed Use on the Area Plan to accommodate an mixed use development, which may include residential, commercial, industrial, and entertainment uses. Zone Change with Overlay Camelback Creek 411th Avenue and Camelback Road Application Number: Z260019 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. Executive Summary The purpose of this request is to seek a Zone Change with Overlay for approximately 320 acres located at the northwest corner of 411th Avenue and Camelback Road, as shown below. The Site is presently zoned Rural-43 and designated as Rural on the Tonopah/Arlington Area Plan (the “Area Plan”), which plans for single family development with an average density of 1 du/ac. The intent is to rezone the Site to General Industrial with an Industrial Unit Plan Development overlay (“IND-2 IUPD”) to permit an industrial and employment center development, which may include data centers. Aerial Map 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 10 feet, except when abutting a rural or residential zoning district, then 25 feet None, except when abutting a rural or residential zoning district, then 25 feet Minimum Rear Yard 10 feet, except when abutting a rural or residential zoning district, then 25 feet None, except when abutting a rural or residential zoning district, then 25 feet Minimum Lot Width 60 feet 60 feet Maximum Lot Coverage 60% 60% Parking Spaces Warehouse Uses: 1 space per 900 square feet Warehouse/Data Center Uses: 1 space per 2,500 square feet Screening 6-foot solid wall 6-foot solid wall 8-foot solid wall when adjacent to a rural or residential zoning district IUPD Justification: Modifications to the development are requested to provide the flexibility necessary to attract a wide swath of industrial users, adapt to changes in the market, and be sensitive to the surrounding context. The request to increase the permitted height allowed by the IND-2 district from 40 feet to 85 feet. The increase in height will allow for the development of additional clearance, which is commonly sought by light industrial users. Additionally, we are requesting a reduction in the required parking for 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 as a Commerce Park, with industrial, employment, and data center 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 industrial users. Existing and Proposed Zoning D. Relationship to Surrounding Properties The Site is comprised of approximately 320 acres located at the northwest corner of 411th Avenue and Camelback Road. 419th Avenue runs along the west boundary of the Site and Missouri Avenue runs along the north boundary of the Site, but does not connect to 411TH Avenue to the east. To the north and east are large residential lots, many of which are undeveloped, with Rural-43 zoning. To the south, beyond Camelback Road, and to the west, beyond 419th Avenue, is vacant land zoned Rural-43. Further south, across the I-10, are existing industrial and commercial uses. To offer a smooth transition from the proposed development to the residentially zoned properties to the north, a 50 foot landscape buffer is proposed along the north boundary. The landscape buffer will include screening elements and native landscaping, such as drought tolerant trees, shrubs, or natural vegetation. The current request responds to the nearby planned uses, such as the proposed Balterra mixed use development to the southeast, by offering synergistic future land uses. The current request, which seeks a Mixed Use Comprehensive Plan use designation, envisages residential, community serving commercial and employment, entertainment, and industrial uses appropriate in a rural setting with access to major transportation infrastructure. E. Location and Accessibility The Site is located adjacent to multiple existing and planned roadways. It sits at the northwest corner of 411th Avenue and Camelback Road, with frontages on both roadways. Additionally, the Site is adjacent to 419th Avenue to the west and Missouri Avenue to the north. 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 5 to 6 miles to the east of the Site. F. Circulation System The Site abuts Missouri Avenue to the north, 411th Avenue to the east, Camelback Road to the south, and 419th Avenue to the west, providing numerous options for access and circulation. It is anticipated that main access to the Site will be taken from 411th Avenue which currently has a traffic interchange at I-10. Specific 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 redesignate the Site as Mixed Use on the Tonopah/Arlington Area Plan. 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 and will establish fire protection services during the site planning phase. 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 within the Site or adjacent right-of-way that would provide immediate connection. The nearest existing water system, owned by Global Water Resources, serves a small number of homes northwest of the Site near the intersection of Bethany Home Road and 419th Avenue. The Site’s footprint and anticipated development potential far exceed this existing water system, therefore it appears unlikely that interconnection to this system could serve the Site’s water needs. 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 be met with onsite wells. A groundwater well within the Site area is owned by Cottonwood Creek LLC according to ADWR Record No. 55-610549. Records for this well indicate it may have been previously equipped with substantial capacity including municipal/domestic use. This existing well and potential new wells will need to be evaluated for current 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, due to the size and anticipated land use of the site it will likely require connection to a municipal water reclamation facility (WRF) or onsite dedicated treatment plant. 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). Initial small-scale development may be served by individual septic system serving each building and/or parcel as an interim condition. 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 and agricultural land. The topography generally slopes south and is comprised of floodplain within the north half of the Site. 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. J. Compliance with the Comprehensive Plan and Tonopah/Arlington Area Plan As previously mentioned, a companion General CPA application is being filed to redesignate the Site as Mixed Use on the Tonopah/Arlington Area Plan (the “Area Plan”). The rezoning request is also consistent with the Mixed Use designation in the Comprehensive Plan, as discussed in greater detail below. For additional detail regarding how the proposal complies with the specific goals and policies of the Comprehensive Plan, please refer to the narrative in the companion General CPA application (CPA260008). 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. Maricopa County Framework 2040 Comprehensive Plan. The Site is also located within the Area Plan, which advances additional goals and policies designed to accommodate the growth anticipated in the area. These goals and policies relate to land use, transportation, the environment, and economic development. The intent of the Area Plan’s Mixed Use designation is to identify “locations 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. The proposed rezoning furthers the intent of the County’s Mixed Use designation. The Site is the ideal location for a future employment center with supportive residential, commercial, and entertainment uses, given its close proximity to major transportation infrastructure – the I-10. Additionally, the proposed rezoning advances goals of the Comprehensive Plan and the Area Plan by proposing uses that provide an opportunity for long-term and short-term employment opportunities, as anticipated by the Area Plan, while remaining respectful to the surrounding rural community. K. Conclusion The purpose of this request is to seek an IND-2 Zone Change with IUPD Overlay for the approximate 320-acre property located at the northwest corner of 411th Avenue and Camelback Road. This request will permit the Site to develop as a mixed use development, which may include residential, commercial, industrial, and entertainment uses. The proposed rezoning will foster employment opportunities and public infrastructure improvements, contributing to economic growth in the region. Anh Harambasic, PE Planning & Development 301 W. Jefferson St., Suite 170 Phoenix, Arizona 85003 Phone: (602) 506-3611 www.maricopa.gov/planning email address: Anh.Harambasic@maricopa.gov Planning & Development Engineering Plan Review Date: May 18, 2026 Memo To: Darren Gerard, AICP, Planning Manager, Department of Planning & Development Attn: Andrew Lorentzen, Planner, Planning & Development Services via: Doug Jones P.E., Engineering Supervisor, Planning and Development From: Anh Harambasic P.E., Plans Examiner Engineer, Planning & Development Subject: Z260019 Rezone without a plan of development Camelback Creek APN(s): 506-35-029A Description-Application is seeking a zone change with overlay from RU-43 to IND-2 IUPD for approximately 320 acres located at the NWC of 411th Ave and Camelback Road. This zone change with overlay was presented without a plan of development (POD). Engineering Review has reviewed the FIRST plan set routed for review on 4.30.2026 and has no objections subject to the following stipulations: DRAINAGE PLAN REVIEW 1. This zone change request did not provide precise plans of development therefore further entitlement, a POD, is required to be approved prior to initiating building permits. 2. A traffic impact study must accompany the POD. 3. This site is located in a FEMA floodplain and must be designed to comply with Maricopa County floodplain regulations. The following general stipulations will apply: GENERAL DRAINAGE REVIEW/INFORMATION 1. Engineering review of planning and/or zoning cases is for conceptual design only. All development and engineering design shall be in conformance with Section 1205 of the Maricopa County Zoning Ordinance; Drainage Policies and Standards; Floodplain Regulations for Maricopa County; MCDOT Roadway Design Manual; and current engineering policies, standards and best practices at the time of application for construction. 2. Based on the conceptual design nature of the information submitted, changes to the site layout may be necessitated by the final engineering design of the site’s drainage infrastructure. 3. Maricopa County does not supply water, fire or sewer services. It is the applicant/owner’s responsibility to coordinate and secure water, fire and sewer services for this site. Page 2 of 3 4. Sealed final Grading and Drainage (Site Infrastructure) Plans and Sealed Final drainage report must be submitted with the application for Building Permits Please contact me with any questions. DRAINAGE PLAN REVIEW REFERENCES: The Drainage Regulations are listed in Section 905 of the MCZO: https://www.maricopa.gov/DocumentCenter/View/4785/Maricopa-County-Zoning-Ordinance-PDF Maricopa County Drainage Policies and Standards Manual: https://www.maricopa.gov/DocumentCenter/Home/View/2369 For Additional Information See: https://www.maricopa.gov/1635/Drainage-Review FLOOD CONTROL DISTRICT OF MARICOPA COUNTY REFERENCES: Floodplain Regulations for Maricopa County: https://www.maricopa.gov/DocumentCenter/View/31723/Floodplain-Regulations-for-Maricopa-County-Final For Additional Information See: https://www.maricopa.gov/3847/Flood-Control-District PND TRANSPORTATION REFERENCES: Roadway Design Manual MCDOT Roadway Design Manual MCDOT General Notes for R/W Permits General Notes for R/W Permits Maricopa County Ordinance for Work in R/W MCDOT R/W Ordinance Residential Driveway Guidelines https://www.maricopa.gov/DocumentCenter/View/315 MCDOT Traffic Impact Study Manual TIS Manual For Additional Information See: https://www.maricopa.gov/156/MCDOT PND STORMWATER QUALITY (SWPPP) REFERENCES: Storm Water Quality Management and Discharge Control Regulation https://www.maricopa.gov/DocumentCenter/View/6577 Air Pollution Control Regulations Rule 310 https://www.maricopa.gov/DocumentCenter/View/5354 For Additional Information See: https://www.maricopa.gov/3980/Water-Sewage-Stormwater-Waste Maricopa County Resolution for ROW Permits Transportation Construction Permit (TC) | Maricopa County, AZ For Additional Information See: Department of Transportation | Maricopa County, AZ Abbreviations Key: Drainage: DD = Department Directive (See: http://www.maricopa.gov/1911/Department-Directives) MCZO = Maricopa County Zoning Ordinance DPSM = Maricopa County Drainage Policies and Standards SSA = State Standard Attachment DDMV1= Maricopa County Drainage Design Manual – Hydrology DDMV2 = Maricopa County Drainage Design Manual – Hydraulics Flood Control: FRMC = Floodplain Regulations for Maricopa County PND Transportation: RDM = MCDOT Roadway Design Manual RDG = MCDOT Residential Design Guidelines Page 3 of 3 MSRP = MCDOT Major Streets and Routes Plan PND Stormwater: SWMDCR= Maricopa County Stormwater Quality Management and Discharge Control Regulation DDMV3= Maricopa County Drainage Design Manual – Erosion Control APCR= Maricopa County Air Pollution Control Regulations – Rule 310 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: Z260019 APN: 506-35-029A Description of Request: General CPA to change the designated land use listed in the Tonopah/Arlington. Area Plan to Mixed Use and a zone change with overlay from. Rural-43 to IND- 2 IUPD Project Name: Camelback Creek Reviewer Contact Information For any questions related to the comments herein please contact MCDOTPlanning@maricopa.gov or 602-506-4619. 1st Submittal Comments • The three 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 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 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. • 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 after 6 months after BOS Approval if no MCDOT or PND permit is required. • 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. • Any additional dedication and offsite improvement requirements will be determined by MCDOT Traffic based on a submitted TIA/TIS and the above roadway classifications. Engineering Division 2901 W. Durango Street Phoenix, Arizona 85009 P: 602.506.4889 F: 602.506.5969 Z260019 6/2/2026 Page 2 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. • A mid-section line alignment is located on the northern perimeter of the proposed development requiring the setback line to start from a future half street Right-of-Way of 40- feet per the Maricopa County Zoning Ordinance Section 805. 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 Camelback Creek 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: Camelback Creek Primary Contact Name: Wendy Riddell Planning Application Type: Zone Change with Overlay APN(s): 506-35-029A Reviewer: Syed Alam, P.E. Email: syed.alam@maricopa.gov Phone: 602-879-4969 Planner Name: Andrew Lorentzen Planning Case #: Z260019 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 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. 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 Page | 4 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. From: STOPP PO Box 1075 Tonopah, A285354 Date: July 20,2026 To: Andrerv [-orentzen Planner andrew.lorentzen@ maricopa.gov Maricopa County Planning & Development Department 301 W. Jefferson St. Suite 170 Phoenix,AZ 85003 Re: Case #2260019 Camelback CreeK Dear Mr. [.orentzen Support Tonopah Opportunities, Progress, & Preservation (STOPP), Inc. is a non-profit organization o'committed to protecting the communal and social well being for the Community of Tonopah..." 'Wb have reviewed the documents related to Camelback Creek, Case # Z2ffi0l9,to rezone to the properry from Rural43 to IND-2IUPD, which proposed light industrial spaces, distribution warehousing and retail commercial- We support the proposed change and especially welcome retail commercial development As we have indicated on other zoning cases, we are concerned with the traffic on 41lth Avenue I-10 interstate overpass. Baekup onto the overpass is unpredictable and a generic study or one day visit isn't representative, so we want to continue to alert of this problem as developments go through the planning and development process. Sincerely Daniel E. Blackson STOPP,Inc. Chairman Ed Reichenberg STOPP Board Members Cc: