02.Z2600020 PZ Staff Report Final

Report to the Planning and Zoning Commission
Prepared by the Maricopa County Planning and Development Department
Case: Z260020 – Belmont 4
Hearing Date: September 24, 2026
Supervisor District: 4
Applicant: Lindsay Schube, Gammage & Burnham, PLC
Owner: Belmont Infraco LLC
Request: Zone Change from Rural-43 to IND-2 IUPD
Site Location: Generally located North of Indian School Rd. on both sides of 355th Ave. in
the Tonopah area.
Site Size: Approximately 5,157 acres
Density: N/A
County Island: No
County Plan: Tonopah Arlington Area Plan –Industrial
Municipal Plan: N/A
Municipal Comments: None received to date
Support/Opposition: 2 letters of support
Recommendation: Approve with conditions
Z260020
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Project Summary:
1. The applicant on behalf of the owner is requesting a zone change from Rural-43 to IND-2 IUPD,
subject to an Industrial Unit Plan of Development (IUPD). The proposal is for future industrial uses
likely logistics, warehousing and employment uses along the freeway corridor and potentially
those uses as well as manufacturing, data centers, energy production and battery storage
elsewhere on site. The area is approximately 5,157 acres in size and is located north of Indian
School Rd. at 355th Ave. in the Tonopah area. The site was a portion of the previously approved
Belmont Development Master Plan (DMP). While the DMP previously changed the comprehensive
plan with designated land uses, the zoning was never previously amended and has remained as
Rural-43.
2. On May 23, 1991, the Board of Supervisors (BOS) approved the DMP per DMP 90-1. On December
12, 2006, the BOS approved DMP2006001, a major amendment to the DMP creating the current
land use designations. On June 18, 2008 and April 11, 2012, the BOS approved modified
conditions for the DMP per DMP2007009 and DMP2011006, respectively. On December 6, 2023,
the BOS approved a comprehensive plan amendment (CPA) per CPA2023012 for 1,402 acres of
the Belmont DMP that borders this site to the south designating that land for Mixed-Use to
accommodate a future movie studio. Finally, on December 11, 2024, the BOS approved
CPA240003 changing of the Tonopah Arlington Area Plan’s designation of the subject site from
Belmont DMP to Industrial.
3. There is no plan of development (POD) incorporated into this zone change. There will be future
PODs prior to construction permitting to establish the various land uses.
4. The proposed IUPD will deviate from the base IND-2 zoning district’s development standards to
enable flexibility in future development. Maximum building height will be increased from 60’ to
80’ for industrial uses and up to 150’ for energy production. This is to accommodate modern
designs for warehousing or other industrial uses while still maintaining a 60’ height limit for
commercial or hospitality uses. Minimum parking requirements will be decreased for data center
uses due to a relatively low number of employees compared to building volume thus less need
for employee parking.
5. The applicant has worked with local residents to create a ‘no build buffer’ of at least 100’ adjacent
to rural or residential zoned boundaries. The IUPD proposes a ¼-mile buffer from the future right-
of-way of the planned I-11 freeway to be utilized for Employment Center activities which will
require uses that provide employment opportunities as opposed to potential employee-extensive
industrial uses such as data centers or solar power generation.
6. The following table (continues on next page) contrasts the base IND-2 development standards
and use regulations against those of the proposed IUPD.
BASE ZONING DISTRICT PROPOSED ZONING DISTRICT
REGULATION
REGULATIONS (IND-2) REGULATIONS (IND-2 IUPD)
Commercial – 60’
Hospitality – 60’
Maximum Height 60’
Industrial – 80’
Energy Production – 150’
Minimum Front Setback 20’ 20’
0’ adjacent to commercial and 0’ adjacent to commercial and
Minimum Side Setback
industrial zoning districts industrial zoning districts
Z260020
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10’ adjacent to rural/residential 10‘ adjacent to rural/residential
zoning districts zoning districts
0’ adjacent to commercial and 0’ adjacent to commercial and
industrial zoning districts industrial zoning districts
Minimum Rear Setback
25’ adjacent to rural/residential 25’ adjacent to rural/residential
zoning districts zoning districts
Minimum Lot Area 6,000 sq. ft. 6,000 sq. ft.
Minimum Lot Width 60' 60'
75% ; Solar panels, battery storage
containers, or ancillary electric
Maximum Lot Coverage 60% generation structures shall not
contribute to lot coverage
calculations
-1 loading and unloading space for
each 10,000 square feet of
-1 loading and unloading space
industrial floor area.
for each 10,000 square feet of
-1 loading and unloading space for
Minimum Loading and industrial floor area.
each 250,000 square feet of data
Unloading Regulations -1 loading and unloading space
center floor area.
for every 25,000 square feet of
-1 loading and unloading space for
commercial floor area.
every 25,000 square feet of
commercial floor area.
6’ solid masonry wall or privacy
Minimum Site Enclosure 6’ masonry wall along the fence shall be required to screen
and Screening perimeter of the property or to industrial outdoor uses only when
Requirements screen industrial outdoor uses. adjacent to residential zoning or
streets.
Per Section 802 except for the
Minimum Parking Per Section 802 following:
Data Center: 1 space per 10,000 sf.
Per Section 601; except that within
one-quarter (1/4) mile of the future
I-11 freeway corridor (measured
from the edge of right-of-way), uses
Permitted Uses Per Section 601 shall be limited to logistics,
manufacturing, warehousing,
distribution, and employment-
generating uses and outdoor heavy
industrial uses shall be prohibited.
A minimum 100-foot-wide
landscaped setback incorporating
berms, native vegetation, and other
screening elements designed to
Required Residential
None provide visual separation from the
Buffer
perimeter boundary of the IUPD
zoning boundary adjacent to rural
and residential zoning at time of
development.
Z260020
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Aerial photo of subject site
Z260020
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Aerial of site and environs
Existing Zoning
Z260020
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IND-2 IUPD Zoning Exhibit
Z260020
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Existing Zoning Exhibit image on the left and proposed zoning district image on the right.
Existing On-Site and Adjacent Zoning / Land Use:
7. On-site: Rural-43 / Vacant – Undeveloped
North: Rural-43 / Vacant – Undeveloped
South: Rural-43 & IND-3 IUPD / Vacant – Undeveloped
East: Rural-43 / Vacant – Undeveloped
West: Rural-43 / Vacant – Undeveloped
Utilities, Services and Infrastructure
8. Water: Hassayampa Utility
Wastewater: Hassayampa Utility
School District: Saddle Mountain Unified School District
Fire: AZ Fire & Medical Authority / Rural Metro
Police: Maricopa County Sherriff
Electric: APS
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
applications.
Right-of-Way:
9. 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)
Major Streets and Routes Plan.
Z260020
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Street Name Half-width Existing R/W Half-width Proposed R/W Future Classification
Indian School Rd. 30’ 30’ Minor Arterial
355th Ave
28’ 28’ Principal Arterial
(Wickenburg Rd.)
Camelback Rd. 30’ 30’ Local
10. 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:
11. Tonopah / Arlington Area Plan (adopted September 6, 2000) designates the site for Industrial
uses. This designation indicates locations for major employment centers. Uses generally
include; warehousing, storage, distribution and general manufacturing. The proposed IND-2
IUPD zoning is appropriate within the Industrial designation.
12. Maricopa County Framework 2040 Comprehensive plan (adopted May 20, 2026) The proposal
is in concert with a preponderance of the comprehensive plan’s goals including land use goal
#1 which promotes cohesive planning and infrastructure which leads to more organized growth
patterns. The proposal also meets land use goal #3 which encourages high-quality development.
The “Employment Center Development Area” as well as the “No Build Buffer” allow for
development that limits uses in some areas and promotes growth in others to help create more
attractive development patterns.
13. Among the goals and policies furthered by this proposal:
Land Use Goal 1 – Achieve a coordinated pattern of development.
Policy 1.13 – Maricopa County supports balanced land use patterns that include various
residential, retail, non-retail employment, and public and civic land uses when appropriate
urban services are available.
Economic Growth Goal 1 – Foster a diverse and balanced economy to promote long-term
economic stability and economic resiliency.
Policy 1.1 – Maricopa County supports coordinated and balanced land use patterns that allow
for both Basic and Non-Basic sector businesses.
Economic Growth Goal 2 – Support the growth of opportunity in the local and regional
economies.
Goal Statement – Promoting initiatives that create economic opportunities for residents and
businesses is crucial in elevating job creation, entrepreneurship and economic mobility.
Economic Growth Goal 4 – Contribute to partnerships that advance an effective and integrated
regional economy.
Policy 4.2 – Maricopa County supports organizations and programs that attract a variety of
Basic Sector and industry clusters that have long-term, stable growth prospects.
Z260020
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Public Participation Summary:
10. The applicant complied with the requirements of the citizen review process with posting the site
and notification by first class mail to interested parties and adjacent property owners within 300’
of the area being rezoned. According to the applicant’s citizen participation results report, they
have not received any responses, opposition, or support for this request. As of the writing of this
report, staff has received three letters of support from local interest groups. The letters speak of
the applicant’s efforts to maintain wildlife corridors and habitat as well as supporting growth in
the community.
Outstanding Concerns from Reviewing Agencies:
10. N/A
Staff Analysis:
11. Staff supports the IND-2 IUPD rezoning to match the Industrial land use designation in the county
area plan. In this instance, staff considers well-integrated industrial campuses to present less
compatibility issues with the surrounding rural sparsely developed region of the county than the
previously entitled moderate-density master-planned community. The DMP has remained
undeveloped for 25 years with low-density lot-splitting occurring in the surrounding region. The
applicant believes the existing I-10 freeway and future I-11 freeway will present an appropriate
location for an industrial employment center. Staff concurs and considers this consistent with
the county comprehensive plan’s Coordinated Pattern of Development strategy.
12. Achieving a coordinated pattern of development is essential to supporting Maricopa County’s
long term strategic goals. Coordinated development can help produce balanced and
economically efficient land use patterns that include a well-integrated mix of residential, retail,
office, industrial, employment centers, open space, and community amenities. This approach
advances several key objectives, including the implementation of the County’s Strategic Priorities,
enhancement of overall quality of life, expansion of the economic and tax base, maintenance of
fiscal stability, and reduction of reliance on residential development as the primary source of
growth. In addition, balanced land use contributes to public health by increasing access to
recreational opportunities, shortening travel times, and allowing residents more personal time.
Recommendation:
13. Staff recommends the Commission adopt a motion recommending that the Board of Supervisors
approve Z260020 subject to the following conditions ‘a’ – ‘k’:
a. Development of the site shall be in substantial conformance with the Zoning exhibit entitled
“Belmont 4 Site“, consisting of 1 full-size sheet, dated August 21, 2026 , except as modified
by the following conditions.
b. Development of the site shall be in substantial conformance with the Narrative Report entitled
“Belmont 4 Site Narrative”, consisting of 19 pages, dated August 21, 2026, except as modified
by the following conditions.
c. A public or private water system and public or private sewer system shall be required to be
approved by Maricopa County prior to establishment of any non-residential use that requires
potable water.
Z260020
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d. The following IUPD standards shall apply:
1. Maximum Height: Commercial - 60 feet, Hospitality - 60 feet, Industrial - 80 feet, Energy
Production - 150 feet.
2. Maximum lot coverage: 75% ; Solar panels, battery storage containers, or ancillary electric
generation structures shall not contribute to lot coverage calculations.
3. Minimum Loading & Unloading: 1 loading and unloading space for each 10,000 square
feet of industrial floor area.
4. 1 loading and unloading space for each 250,000 square feet of data center floor area. 1
loading and unloading space for every 25,000 square feet of commercial floor area.
5. Minimum Site enclosure & screening: A solid masonry wall or privacy fence not less than
six feet in height shall be required to screen industrial outdoor uses only when adjacent
to residential zoning or streets.
6. Minimum Parking: Per Section 802 except for the following: Data Center: 1 space per
10,000 sf.
7. Permitted uses: Per Section 601; except that:
i. 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)
and Maricopa County Planning & Development Department that can have
wastewater disposal accommodated via onsite septic systems.; and
ii. In accordance with the “Employment Center Development Area” described in the
narrative report referenced in condition ‘a’, that within one-quarter (1/4) mile of the
final alignment of the I-11 freeway corridor (measured from the ultimate right-of-way),
uses shall be limited to logistics, manufacturing, warehousing, distribution, and
employment-generating uses; and
iii. That outdoor heavy industrial uses shall be prohibited from within the same area
described in condition ‘d.7.ii’.
8. No build buffer: A minimum 100-foot-wide landscaped setback incorporating berms,
native vegetation, and other screening elements designed to provide visual separation
from the perimeter boundary of the IUPD zoning boundary adjacent to existing
residential uses at time of development as shown on the No Build Buffer Exhibit.
e. The following engineering conditions shall apply:
1. Any new site improvements will require a Plan of Development (that will require an
engineered Grading and Drainage Plan) and a Traffic Impact Study.
2. Without the submittal of a plan of development, no development approval will be inferred
by the engineering review, including, but not limited to, drainage design, access, and
roadway alignments. These items will be addressed as development plans progress and
are submitted to the County for review.
3. Engineering review of planning and/or zoning cases is for conceptual design only. 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.
4. 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.
5. Detailed Grading and Drainage (Site Infrastructure) Plans must be submitted with the
application for Building Permits.
Z260020
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f. The following MCDOT conditions shall apply:
1. 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.
i. 355th 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.
ii. Camelback Road 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.
iii. Cambell Avenue is classified as a rural major collector requiring fee dedication of a
40-foot half street from the mid-section line per the Maricopa County Zoning
Ordinance Section 804.
2. 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.
3. Dedication shall be completed by time of permit approval or after 6 months after BOS
Approval if no MCDOT or PND permit is required.
4. 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.
5. Any additional dedication and offsite improvement requirements will be determined by
MCDOT Traffic based on a submitted TIA/TIS and the above roadway classifications. 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
6. A mid-section line alignment is located on the western 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.
7. Applicant to notify ADOT of proposed project through the Red-Letter Process,
RedLetter@azdot.gov, due to the proximity to the future Hassayampa Freeway.
g. Unless waived or modified by the County at time of subsequent development applications,
the applicant or developer shall document implementation of the best practices and any
recommendations by the Arizona Game and Fish Department (AGFD) related to habitat and
wildlife resources. Should the Zoning Inspector and/or their designee decide that the owner
or developer has not substantially undertaken these best practices in good faith, the owner or
developer shall not receive final permits or certificate of occupancy until the best practices
are implemented.
h. 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.
i. 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.
j. 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.
Z260020
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k. 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)
Zoning Exhibit Plan, (1 page)
Narrative Report/Ex. Summary (19 pages)
Engineering comments (1 page)
MCESD comments (1 page)
MCDOT comments ( 2 pages)
Support Letters (4 pages)
Z260020
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Application Name: Belmont 4
Legal Description
2N-5W-6,2N-6W-15,2N-6W-11,2N-5W-19,2N-6W-13,2N-5W-7,2N-6W-12,2N-5W-18,2N-6W-1,2N-6W-24
Applicant Applicant Phone/Email
(434) 249-7541
Lyle Begiebing
Z260020
Case Address Parcel Primary:506-39-042
Generated September 3, 2026 8:51 AM Gross Acres: 5,148 approx. Map scale 1:52,372
Supervisor District No. 4
In alignment with its Comprehensive Plan designation of Industrial, this unique Property along the
proposed I-11 and near the intersection of I-10 is envisioned to provide a dynamic mix of employment
/
Maricopa County Planning & Development - Phoenix, AZ


ZONE CHANGE WITH OVERLAY
BELMONT 4 SITE NARRATIVE
Generally located North and West of Indian School Road and 347th Avenue
Request: Rezone from RU-43 to IND-2 IUPD
Case No. Z260020
Original Submittal: April 21, 2026
Resubmittal; July 10, 2026
Resubmittal: August 21, 2026
Gammage & Burnham PLC / Lindsay Schube & Michelle Santoro
lschube@gblaw.com & msantoro@gblaw.com
Page 1 of 13

TABLE OF CONTENTS
EXECUTIVE SUMMARY ................................................................................................................................. 4
PURPOSE OF REQUEST ................................................................................................................................. 5
RELATIONSHIP TO SURROUNDING PROPERTIES ......................................................................................... 7
LOCATION AND ACCESSIBILITY .................................................................................................................... 8
CIRCULATION SYSTEM .................................................................................................................................. 8
DEVELOPMENT SCHEDULE (PHASING) ........................................................................................................ 9
COMMUNITY FACILITIES AND SERVICES ...................................................................................................... 9
PUBLIC UTILITIES AND SERVICES .................................................................................................................. 9
INDUSTRIAL UNIT PLAN OF DEVELOPMENT – DISTRICT REGULATIONS ................................................... 11
JUSTIFICATION FOR THE INDUSTRIAL UNIT PLAN OF DEVELOPMENT ..................................................... 12
CONCLUSION .............................................................................................................................................. 13
10172.4.3480921.1 Page 2 of 13

TABLE OF EXHIBITS
EXHIBIT A – VICINITY MAP
EXHIBIT B – EXISTING AND PROPOSED ZONING
EXHIBIT C – NO-BUILD BUFFER AREA
10172.4.3480921.1 Page 3 of 13

EXECUTIVE SUMMARY
The Belmont Development Master Plan (the “Belmont DMP”) was approved by the
Maricopa County Board of Supervisors in 1991 with the intention of providing a diverse mix of
uses including commercial, office, business, manufacturing and mixed residential use zones. In
the time since its initial approval, the Belmont DMP has undergone several Major Amendments
which updated the land use plan to reflect changed market conditions and more modern
approaches to planning. The most current Belmont DMP was unanimously approved by the
Maricopa County Board of Supervisors on June 18, 2008 (Case No. DMP2007009) and
encompassed approximately 24,800 acres. See Exhibit A, Vicinity Map. Belmont was envisioned
to be a sustainable community and was designed around a Town Center with surrounding smaller
Villages of predominantly residential development. Although the Belmont DMP is primarily
residential in nature, Mixed-Use Employment Center (MUEC) and Regional Retail Center (RRC)
land use designations were located around the several existing and planned interchanges with
the I-10 Freeway.
Since the approval of the latest Belmont DMP
land plan, markets have shifted, demanding more
mixed uses and employment opportunities, especially
near major freeway intersections. Additionally, in
2021, the preferred alignment for the future I-11 was
published by the Arizona Department of
Transportation (ADOT) and the Federal Highway
Administration (FHWA). The preferred alignment is
situated along the western edge of Belmont, as shown
on the image to the right and is envisioned as a multi-
use corridor that will connect Canada to Mexico,
creating new opportunities for enhanced travel,
mobility, trade, commerce, job and economic growth.
The intersection of two major national highway
systems is a catalyst to spur new economic
development in the area.
In the last 3 years multiple applications have
been processed with the County to align Belmont with
these new development patterns. In 2023, the
applicant processed a Comprehensive Plan
Amendment requesting to remove 1,147 acres from the Belmont DMP and amend the land use
designation on a total of 1,401-acres to Mixed-Use, to allow for the development of a movie
studio along with retail, hospitality, and industrial near the intersection of 339th Avenue and
Indian School Road, as shown on the image below in the red area. The amendment to the
10172.4.3480921.1 Page 4 of 13

Comprehensive Plan was approved by the
Board of Supervisors on December 6, 2023
(CPA2023012). Concurrent with the
Comprehensive Plan Amendment, the
applicant also processed a rezone application
for approximately 321 acres of the 1,401 acres
from RU-43 to IND-2 IUPD (Z2023069) to allow
for the first phase of development for the
movie studio. The remaining 1,080 acres were
later rezoned in 2025 from RU-43 to IND-2
IUPD per case Z250013. Additionally, in 2024
an amendment to the Comprehensive Plan
was approved by the Board of Supervisors on
December 11, 2024 (CPA24003) for 5,147
acres, as shown in purple in the image to the
right. This request removed the acreage from
the Belmont DMP and amended the land use
designation to Industrial.
PURPOSE OF REQUEST
In light of these recent developments the applicant is now requesting to Rezone the 5,147
acres from RU-32 to IND-2 IUPD. The proposed area is outlined in purple in the image above,
(the “Site” or “Property”). The Site is generally located north of the Interstate 10 along both sides
of 355th Avenue and the future I-11. See Exhibit B, Existing & Proposed Zoning.
In alignment with its Comprehensive Plan designation of Industrial, this unique Property
along the proposed I-11 and near the intersection of I-10 is envisioned to provide a dynamic mix
of employment uses that will spur commerce and economic growth. Employment uses such as
warehousing, manufacturing, data centers, and energy production are all considered for this
Property. In order to allow flexibility as the area develops the applicant is requesting IND-2 IUPD
zoning for the entire 5,000 acres. With the IND-2 zoning, the applicant can proceed with a Plan
of Development (POD) as each phase develops. Again, this Site is ideally located for this mix of
proposed uses as it is both remote from any settled areas while being proximate to Interstate 10
and Interstate 11.
Industrial zoning in a currently vacant area is often a smart and practical strategy before
residential development begins. Establishing industrial and energy infrastructure first allows for
the efficient placement of warehouses, data centers, power plants, and other essential facilities
without the complications of existing neighborhoods, noise complaints, traffic conflicts, or safety
concerns that typically arise when heavy industry is introduced near homes. Once the industrial
base is in place, it creates jobs, builds supporting infrastructure like roads and utilities, and—
most importantly—generates the reliable energy production (such as electricity from power
10172.4.3480921.1 Page 5 of 13

plants or renewable installations) that a growing future population will desperately need for
homes, businesses, and daily life. By front-loading industrial development in empty land,
communities can avoid costly retrofits later, minimize disruptions to residents, and ensure that
when people eventually move in, the area already has the economic foundation and power
capacity to support sustainable, thriving neighborhoods rather than struggling with shortages or
incompatible land uses.
Statement of Specific Application
To facilitate development, the Applicant respectfully requests the following:
1. Rezone from RU-43 to General Industrial Industrial (IND-2) Industrial Plan of
Development (IUPD).
Description of Proposal
Belmont 4 Site is envisioned as an industrial hub to serve western Maricopa County.
Although a site plan for the Property has yet to be developed, it is envisioned to contain
numerous uses. Key uses may include but are not limited to industrial uses such as warehousing,
manufacturing, data centers, and energy production facilities. The proposal divides the Site into
three (3) distinct development areas, as follows.
No-Build Buffer Development Area
Approximately 60 acres of the project area will be maintained as a permanent no-build
buffer adjacent to existing residential uses. This area will consist primarily of a minimum
100-foot-wide landscaped setback incorporating berms, native vegetation, and other
screening elements designed to provide visual separation between industrial
development and surrounding residential uses. The buffer will serve as a transition zone
that enhances compatibility, reduces potential impacts associated with industrial
operations, preserves open space, and contributes to the overall aesthetic character of
the project while protecting neighboring communities. See Exhibit C, No-Build Buffer
Area.
Logistics and Employment Center Development Area
Approximately 960 acres located along and within one-quarter mile of the future I-11
freeway corridor (measured from future right-of-way line) are designated for logistics,
manufacturing, warehousing, distribution, and employment-generating uses. This area is
intended to capitalize on direct regional transportation access and visibility, making it
well-suited for logistics parks, distribution centers, advanced manufacturing facilities, e-
commerce operations, and related employment centers. Development within this area
will be designed to efficiently accommodate freight movement, employee access, and
support infrastructure while creating significant employment opportunities and
10172.4.3480921.1 Page 6 of 13

strengthening the regional economic base. Additionally, heavy industrial outdoor uses
are prohibited within this development area.
The Logistic and Employment Center Development Area is intended to encompass all
lands located within one-quarter (1/4) mile of the ultimate freeway alignment to preserve
opportunities for employment-generating land uses, including manufacturing,
warehousing, logistics, and related industrial activities. Should the final freeway
alignment shift within the boundaries of the Project Area, the Logistics and Employment
Center Development Area shall correspondingly shift to maintain a consistent one-
quarter (1/4) mile depth measured from the future freeway right-of-way, thereby
preserving the intent of concentrating employment uses adjacent to the freeway corridor.
If the ultimate freeway alignment is relocated outside of the Project Area, the one-quarter
(1/4) mile Logistic and Employment Center Development Area requirement shall no
longer apply. In such event, the Project Area shall not be subject to restrictions requiring
employment-based uses adjacent to the freeway, and all land within the Project Area may
develop in accordance with the underlying industrial land use designations and applicable
development standards established by the approved zoning.
Industrial Innovation and Energy Development Area
The remaining approximately 4,127 acres are designated for more intensive industrial
uses that benefit from large land areas, operational flexibility, and separation from
residential development. Potential uses include data centers, energy generation and
storage facilities, advanced manufacturing operations, technology campuses, industrial
processing facilities, and other high-value employment and infrastructure-intensive
industries. This area is intended to support long-term economic growth by
accommodating large-scale industrial investment, fostering innovation, and providing
opportunities for industries that require substantial utility capacity, transportation
access, and future expansion potential.
RELATIONSHIP TO SURROUNDING PROPERTIES
As detailed above, the Applicant has carefully and thoughtfully selected this Site
because of its remote location near the I-10 and I-11 interchange. There are very few
immediately adjacent neighbors apart from several large residential sites and a solar
power generation station. Thus, development will have little to no adverse impact in
terms of visibility, noise, or odor, however, as discussed above, to mitigate any potential
impact, a 100-foot-wide landscape setback incorporating berms, native vegetation, and
other screening elements is provided. This buffer will provide visual separation between
industrial development and the surrounding residential uses, which are at a minimum and
are identified in Exhibit C, No-Build Buffer Area.
10172.4.3480921.1 Page 7 of 13

In general, industrial development significantly benefits an area by driving economic
growth, creating jobs, and improving infrastructure. It attracts businesses that provide
employment opportunities, boosting local income and reducing unemployment rates, which in
turn leads to improved living standards, increased technological innovation and greater access
to goods and services. Improved infrastructure, such as roads and utilities, supports both
businesses and residents, enhancing the overall quality of life. Ultimately, industrial
development can transform a region into a thriving economic hub, diversifying the economy and
attracting further investment in the area.
The surrounding properties, uses and zoning are as follows:
Location Use Current Zoning
Onsite Vacant RU-43
North Vacant, Northern Avenue alignment RU-43
East Vacant RU-43
South Vacant RU-43 and IND-3 IUPD
West Vacant RU-43
LOCATION AND ACCESSIBILITY
The Site is located approximately 4.5 miles northeast of Tonopah and 1.6 miles north of
the 355th Avenue/Hassayampa Road interchange with I-10. This interchange does not see
significant use today. As each phase or parcel develops traffic and access will be evaluated along
with the Plan of Development to ensure proper systems are in place.
The topography of the Site is varied and comprised of gently sloped terraces, washes, and
floodplains. At time of development, the proposed Site will adhere to Maricopa County’s
drainage design guidelines and will largely preserve the historic flow patterns of any existing
washes. This approach helps to ensure no adverse stormwater impacts to adjacent properties.
CIRCULATION SYSTEM
With no specific Plan of Development circulation has not been determined at this time
and will be evaluated during the Plan of Development process. Currently access to the Site will
be located along major arterials such as 355th Avenue/Wickenburg Road, 339th Avenue and Indian
School Road.
10172.4.3480921.1 Page 8 of 13

DEVELOPMENT SCHEDULE (PHASING)
The Applicant anticipates developing the Property over the next decade. Plan of
Developments will be submitted when appropriate.
COMMUNITY FACILITIES AND SERVICES
Community Facilities and Services Table
Facility Distance from Site Provider
Burnt Well Rest Area Westbound +/- 16 miles Arizona Department of Transportation
Tonopah Valley High School +/- 5 miles Saddle Mountain Unified School District
Ruth Fisher Elementary School +/- 5 miles Saddle Mountain Unified School District
Robbins Butte Game Preserve +/- 14 miles Arizona Game & Fish Department
PUBLIC UTILITIES AND SERVICES
Public Utilities and Services Table
Utility Provider
Water Hassayampa Utility
Sewer Hassayampa Utility
Gas N/A
Communications TBD
Refuse TBD
Law Enforcement Maricopa County Sheriff
Fire and Emergency Medical Services Discussions with AZ Fire & Medical Authority and
Rural Metro. Determination will be made at time
of POD.
Electric APS
Telephone TBD
Hassayampa Utility/Global Water Resources is the intended water and wastewater
provider for the project. The project site is located within the provider’s Certificate of
Convenience and Necessity (CC&N) water service area. As part of the broader Belmont
development, approximately 60 acres have already been deeded to the utility company for
water and wastewater infrastructure. The development team will continue to coordinate
closely with the provider to confirm capacity and ensure that utility planning aligns with future
development needs.
Water, sewer, and roadway infrastructure will be developed in a phased manner to align
with the timing and location of industrial and manufacturing growth within the project area.
Initial infrastructure improvements will be focused in areas targeted for near-term
development, providing sufficient utility capacity and transportation access to support early
10172.4.3480921.1 Page 9 of 13

industrial users while minimizing upfront capital expenditures. Water and sewer mains, lift
stations, storage facilities, roadway connections, and intersection improvements will be
constructed as development occurs and demand warrants additional capacity. As industrial and
manufacturing uses expand, utility systems and roadway networks will be extended and
upgraded in subsequent phases to maintain adequate levels of service and accommodate
increased traffic volumes, including employee, freight, and service vehicle movements. This
phased approach ensures that infrastructure investments are efficiently matched to
development activity, promotes safe and reliable access, and allows utility and transportation
systems to expand in a coordinated, logical, and cost-effective manner as the undeveloped area
transitions to full buildout.
10172.4.3480921.1 Page 10 of 13

INDUSTRIAL UNIT PLAN OF DEVELOPMENT – DISTRICT REGULATIONS
IND-2 IUPD DISTRICT REGULATIONS
IND-2 DISTRICT REGULATIONS PROPOSED IND-2 IUPD DISTRICT REGULATIONS
Permitted Uses Per Section 601 Per Section 601; except that within one-quarter
(1/4) mile of the future I-11 freeway corridor
(measured from the right-of-way), uses shall be
limited to those defined in the Logistics and
Employment Center Development Area.
Maximum Building 60 feet Commercial - 60 feet
Height Hospitality - 60 feet
Industrial - 80 feet
Energy Production - 150 feet
Minimum Front Yard 20 feet 20 feet
Minimum Side Yard -0 feet adjacent to commercial -0 feet adjacent to commercial and industrial
and industrial zoning districts zoning districts
-10 feet adjacent to -10 feet adjacent to rural/residential zoning
rural/residential zoning districts districts
Minimum Rear Yard -0 feet adjacent to commercial -0 feet adjacent to commercial and industrial
and industrial zoning districts zoning districts
-25 feet adjacent to -25 feet adjacent to rural/residential zoning
rural/residential zoning districts districts
Minimum Lot Area 6,000 square-feet 6,000 square-feet
Minimum Lot Width 60-feet 60-feet
Maximum Lot Coverage 60% 75% ; Solar panels, battery storage containers,
or ancillary electric generation structures shall
not contribute to lot coverage calculations
Loading and Unloading -1 loading and unloading space for -1 loading and unloading space for each 10,000
Regulations each 10,000 square feet of square feet of industrial floor area.
industrial floor area. -1 loading and unloading space for each
-1 loading and unloading space for 250,000 square feet of data center floor area.
every 25,000 square feet of -1 loading and unloading space for every
commercial floor area. 25,000 square feet of commercial floor area.
Site Enclosure and Minimum six foot masonry wall A solid masonry wall or privacy fence not less
Screening Requirements along the perimeter of the than six feet in height shall be required to
property or to screen industrial screen industrial outdoor uses only when
outdoor uses. adjacent to residential zoning or streets.
Parking Per Section 802 Per Section 802 except for the following:
Data Center: 1 space per 10,000 sf.
10172.4.3480921.1 Page 11 of 13

JUSTIFICATION FOR THE INDUSTRIAL UNIT PLAN OF DEVELOPMENT
The purpose of the Industrial Unit Plan of Development is to allow variations in the
development standards providing flexibility due to the unique mix of uses and phasing of the
Property. Given the size and nature of the proposed uses on the Property, minimal and modest
modifications are being requested. These modifications are not being made to allow the
applicant to “overuse” the Property or in a manner that is excessive of reasonable and substantial
property rights.
This application requests modifications to the following:
Maximum Building Height. The maximum height allowed within the IND-2 zoning district
is 60’. This proposal requests extended height allowance for a variety of uses. General
commercial and retail will maintain the 60-foot maximum height. An increase to 60 feet
is requested for hospitality, in alignment with a traditional limited-service hotel. Larger
industrial uses require more flexibility therefore a maximum height of 80 feet is
requested. Lastly, in the event that an energy production facility is proposed on the Site,
a maximum height of 150 feet is requested in order to allow for towers and cooling
elements.
Additionally, building appurtenances with additional height up to 100’ listed in the
Maricopa County Zoning Ordinance shall apply, so long as said structures are setback 1
additional foot for each additional foot in height beyond the maximum building height in
height from the perimeter setback requirement.
Lot Coverage. The maximum lot coverage within the IND-2 zoning district is 60%. This
proposal requests 75% in order to allow flexibility as the Property develops. Additionally,
our request is to allow solar panels, battery storage containers, or ancillary electric
generation structure to not be part of lot coverage calculations for more flexibility for
electric generation facilities.
Loading and Unloading Regulations. Loading and unloading spaces shall be provided per
County requirements except for Data Centers. The required ratio for Warehouse loading
and unloading spaces is 1 space per 10,000 square feet. This proposal is requesting to
increase the ratio to 1 space per 250,000 square feet for Data Centers. Data Centers are
large footprint buildings, but they operate much differently than a typical warehouse
building. The loading and unloading demand are substantially less than traditional
warehouse use.
Site Enclosure and Screening. Due to the very remote location and immense size of this
Property, a solid screen wall is not necessary for all developments. There is no
development of any kind on the adjacent, vacant desert land. There are no pedestrian
paths or amenities in the area. A 6-foot masonry wall may be provided at smaller scale
10172.4.3480921.1 Page 12 of 13

commercial, retail and hospitality projects, but for industrial sites, a solid 6-foot masonry
wall or privacy fence shall only be required to screen outdoor uses when adjacent to
residential zoning or streets.
Parking. Parking shall be provided per County requirements except for Data Centers. The
required ratio for Warehouse parking is 1 space per 900 square feet. This proposal is
requesting to increase the ratio to 1 space per 10,000 square feet for Data Centers. Again,
Data Centers are large footprint buildings, but they operate much differently than a
typical warehouse building. The parking demand is substantially less since much of the
interior space within the building is occupied by infrastructure needed to store and
process data, including servers, storage systems, etc. This unique use will not generate
the same demand as traditional warehouse use.
CONCLUSION
Bemont 4 will be a game changer for the County and the State. This is a one-of-a-kind
opportunity to create a commercial, industrial, employment and infrastructure hub that will
serve western Maricopa County and the greater Phoenix valley. The modifications requested are
minimal to meet the needs of such a unique use.
10172.4.3480921.1 Page 13 of 13

EXHIBIT A


EXHIBIT B


EXHIBIT C

6,000' AICP 11X17
R.GUBSER,
3,000'
3,000'
1,500' = 2026
1" 21,
Scale: AUGUST 1115
0
RD
SCHOOL
INDIAN
AVE 347TH
AVE 351ST
AVE 355TH
AVE 359TH
AVE
AVE 367TH
NORTHERN
AVE 371ST
HOME
ALIGNMENT
BETHANY
RD
AZ EXHIBIT
COUNTY,
NO-BUILD BUFFER
MARICOPA

Planning & Development
Engineering Plan Review
Date: May 19, 2026
Zachary Kobza, PE
Planning & Development Memo To: Darren Gerard, AICP, Planning Manager, Department of Planning &
301 W. Jefferson St., Suite 170 Development
Phoenix, Arizona 85003
Phone: (602) 723-5248
www.maricopa.gov/planning Attn: Andrew Lorentzen, Planner, Planning & Development Services
email address:
Zachary.Kobza@maricopa.gov
cc: Bob Fedorka, PE, Engineering Manager, Planning and Development
From: Zachary Kobza, PE, Senior Plans Examiner Engineer, Planning &
Development
Subject: Z260020 – Zone change to IND-3 IUPD with not Plan of Development
APN(s): 506-39-042, etc.
Engineering Review has reviewed the first plan and report routed for review on
04/30/2026, for the subject application and has no objections:
The following stipulations will apply:
1. Any new site improvements will require a Plan of Development (that will require
an engineered Grading and Drainage Plan) and a Traffic Impact Study.
2. Without the submittal of a plan of development, no development approval will
be inferred by the engineering review, including, but not limited to, drainage
design, access, and roadway alignments. These items will be addressed as
development plans progress and are submitted to the County for review.
3. Engineering review of planning and/or zoning cases is for conceptual design
only. 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.
4. 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.
5. Detailed Grading and Drainage (Site Infrastructure) Plans must be submitted
with the application for Building Permits
Please contact me with any questions.

Water and Waste Management Division
Subdivision
Infrastructure
& Planning Program Project Name: Belmont 4 Primary Contact Name: Larry Yount
301 W. Jefferson St.
Phoenix, AZ 85003 Planning Application Type: Zone Change APN(s): 506-39-042
S u b d i vi s io n @ m a ri co p a .go v Reviewer: Syed Alam, P.E. Planner Name: Andrew Lorentzen
e s d .m a r i c o pa .g o v
Email: syed.alam@maricopa.gov Planning Case #: Z260020
Phone: 602-879-4969 Date: May 20, 2026
The Maricopa County Environmental Services Department (MCESD) has completed review
for the Belmont 4 planning case(s). Please note the following MCESD requirements for site
development:
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.
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.
Page | 1

MCDOT Planning TAC Comments
Date: 6/2/2026
TAC Assigned Number: Z260020
APN: 506-39-042
Description of Request: Rezone to IND-3 IUPD for industrial and solar
Project Name: Belmont 4
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 355th 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 Camelback Road 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 Cambell Avenue is classified as a rural major collector requiring fee dedication of
a 40-foot half street from the mid-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 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.
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 western perimeter of the proposed
Engineering Division P: 602.506.4889
2901 W. Durango Street F: 602.506.5969
Phoenix, Arizona 85009

Z260020
6/2/2026
Page 2
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.
• Applicant to notify ADOT of proposed project through the Red Letter Process,
RedLetter@azdot.gov, due to the proximity to the future Hassayampa Freeway.
Engineering Division P: 602.506.4889
2901 W. Durango Street F: 602.506.5969
Phoenix, Arizona 85009