03.04. CPA250010 Z250033 Final

Maricopa County — Planning & Zoning (2026-09-24)
Extracted text (via pymupdf_layout) 82646 characters
Report to the Planning and Zoning Commission
Prepared by the Maricopa County Planning and Development Department
Cases: CPA250010 & Z250033 – Johnson Stewart Material
Hearing Date: September 24, 2026
Supervisor District: 2
Applicant: Jessica Sarkissian, Upfront Planning & Entitlements, LLC
Owners: Johnson Stewart Materials, Johnson Stewart Co, LLC
Requests: 1) General Comprehensive Plan Amendment (CPA) to change the land
use designation from Rural Development Area (RDA) to Heavy
Industrial
2) Zone Change from Rural-43 and IND-3 IUPD to IND-3 IUPD
Site Location: Generally located on the west side of Alma School Rd, both north and south
of the Loop 202 freeway in the Mesa area
Site Size: Approximately 182.45 acres
Density: N/A
County Island: Yes – City of Mesa
County Plan: Framework 2040 – Municipal Influence Area, Urban Growth Area
Municipal Plan: City of Mesa – Open Space and Regional Center
Support/Opposition: One Statement of Opposition
Recommendations: 1) Approve (CPA250010)
2) Approve with conditions (Z250033)
CPA250010 & Z250033
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Project Summary:
1. The applicant is requesting a General Comprehensive Plan Amendment (CPA) to change the land
use designation for 182.45 acres from Rural Development Area to Heavy Industrial. A concurrent
application for a zone change from Rural-43 and IND-3 IUPD to IND-3 IUPD accompanied with a
precise plan of development has been submitted for the entirety of the 182.45 acres. Previously,
22 acres had been rezoned to IND-3 IUPD to allow for outdoor industrial uses, accessory
structures, and canopies. These canopies have since been removed and the remaining outdoor
uses and accessory structures will be required to obtain the necessary construction permits.
2. The subject site consists of nine contiguous and non-contiguous parcels and is bisected by the
Loop-202 Red Mountain Fwy. It is located on the west side of Alma School Rd., both north and
south and Loop-202 in the Mesa area. The northern parcels are also situated between the Salt
River to the northwest and the freeway. Directly south of the freeway are two existing digital
billboards and outdoor industrial uses. The zone change proposes four 14’ x 48’ single post digital
billboards directly north of the freeway that will have a maximum height of 48’ above elevation of
the freeway’s main travel lanes but not to exceed 120’ above adjacent garde (rather than a max
70’ above adjacent grade). This is necessary due to fact the freeway is elevated for a long river
crossing. The billboards will be spaced a minimum of 1,000’ apart. The IUPD overlay will also limit
entitled uses to those that can accommodate wastewater disposal via onsite septic systems until
such time that the site is served by sewer.
BASE ZONING DISTRICT PROPOSED ZONING DISTRICT
REGULATION
REGULATIONS (IND-3) REGULATIONS (IND-3 IUPD)
48’ above freeway main 48’ above freeway main travel
Maximum Billboard Height travel lanes but not to lanes but not to exceed 120’
exceed 70’ above grade above grade
Outdoor storage including
wholesale and retail sales of
landscape materials, storage
rental yards, construction
Use Regulations See Section 601
yards and similar, interim
industrial uses, and billboards.
All other uses shall not be
permitted.
3. It should be noted that since the applicant is proposing a site plan (required plan of development,
POD) and although the zone change is a legislative approval, the POD is administratively
approved. Therefore, POD approval is contingent upon prior rezoning approval.
4. The narrative asserts that the proposed development meets the Comprehensive Plan
Amendment criteria in the following manners:
Whether the amendment constitutes an overall improvement to the Comprehensive Plan and is
not solely for the good or benefit of a particular landowner or landowners at a particular time
Yes, the amendment with constitute an overall improvement to the Comprehensive Plan because
the new designation will accurately portray the actual use of the subject properties which has
been consistent for over 50 years.
Whether the amendment will adversely impact all or a portion of the planning area by:
CPA250010 & Z250033
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• Altering acceptable land use patterns to the detriment of the plan
o No alternation to land use patterns will occur, as there is no plan for additional
development and all existing structures and uses will stay the same. The subject
properties are not suitable for residential development and will remain industrial in nature
which has been the case since the Johnson-Stewart business opened in 1946.
• Requiring public expenditures for larger and more expensive infrastructure.
o No public expenditures will be utilized for this project, as no development is proposed
besides the installation of billboards paid for privately.
• Requiring public improvements to roads, sewer, or water systems that are needed to support
the planned land uses.
o No public improvements are proposed as part of this Comprehensive Plan Amendment
including no improvements to roads, sewer or water systems.
• Adversely impacting planned uses because of increased traffic.
o There will be no additional traffic as a result of this Amendment.
• Affecting the livability of the area or health or safety of present and future residents.
o This amendment will not affect the livability, health or safety of the surrounding
community. Operations at Johnson-Stewart began before residential developments
began cropping up in area in the 1970s. Johnson-Stewart has operated in the area for
many years and has caused no harm or distress to people or property.
• Adversely impacting the natural environment or scenic quality of the area in contradiction to the
plan.
o This amendment will not impact the natural environment or scenic quality of the area
because the operations on the subject properties conduct recycling that reduces waste in
the community and no scenic quality will be removed as a result of billboard installation
because there is currently no public open space on site for viewing or recreating.
Whether the Amendment is consistent with the overall intent of the Comprehensive Plan.
The Amendment is fully consistent with the overall intent and guidelines of the Maricopa County
Comprehensive Plan. The Plan directs the County to guide coordinated physical development that
supports present and future needs and promotes the health, safety, convenience, and general
welfare of the public. The granting of this Amendment and the continued operation of Johnson-
Stewart Materials, LLC directly aligns with these goals. Johnson-Stewart has operated on the site
for decades, evolving from traditional sand and gravel mining to a modern inert materials
recycling and reclamation facility. The facility accepts only inert, non-reactive materials such as
concrete, asphalt, and rock, thereby reducing environmental risk while supporting regional
recycling and reclamation efforts. This ongoing use promotes responsive resource management,
a core objective of the Comprehensive Plan.
CPA250010 & Z250033
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The Amendment also supports the Plan’s emphasis on sensible development patterns.
Transitioning the Property to and Industrial land use designation brings existing operations into
compliance, mitigates potential land-use conflicts by aligning the designation with actual on-the-
ground conditions, and ensures that future development occurs in a predictable and properly
regulated framework. The concurrent rezone and proposed billboards are consistent with the
Property’s freeway-oriented industrial character and do not require public infrastructure
expansion, thereby supporting the Plan’s directive for efficient expenditure of public funds.
The extent to which the Amendment is consistent with the specific goals and policies contained
within the plan.
Economic Growth Goal #1: Contribute to an effective regional economy.
• Policy L1.3 Encourage land developers to cooperate with residents, and homeowner’s
associations during any development review process for construction near the property
holdings of those residents and homeowner’s associations.
Economic Growth Policy #5: Maricopa County supports programs that attract a variety of Basic
Sector industry clusters that have long-term, stable growth prospects.
• Johnson-Stewart Materials has operated for over 70 years, making it a long-term stable
industry leader that provides consistent employments and services for the surrounding
community and state at large. Johnson-Stewart sells materials and provides heavy truck
rental and repair services to clients outside of the immediate region making it a part of
Maricopa County’s Basic Sector industries
Economic Growth Policy #6: Maricopa County supports efforts to recruit prospective businesses
and industries to the county, and efforts to retain existing businesses and industries.
• Not only would the approval of a General Comprehensive Plan Amendment for the project site
allow a long-standing business to continue operation in compliance with the Comprehensive
Plan, it would also allow for billboards to be located on the site along the Loop 202 Freeway
which will advertise and attract businesses and customers to the area, stimulating the local
economy.
CPA250010 & Z250033
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Aerial photo of subject site (close up)
Air photo of site and environs (zoomed out)
CPA250010 & Z250033
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Existing On-Site and Adjacent Zoning / Land Use:
5. On-site: Rural-43, IND-3, IND-3-IUPD /Outdoor industrial uses, two digital billboards
North: Salt River / Vacant
South: City of Mesa / Commercial businesses
East: City of Mesa / Single-family residential subdivision
West: City of Mesa / vacant
Zoning District Map (north to left)
CPA250010 & Z250033
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Flood Zone Map (north to left)
CPA250010 & Z250033
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Site Plan Excerpt (north to left)
CPA250010 & Z250033
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Utilities, Services and Infrastructure:
6. Water: Well
Wastewater: Septic
School Districts: Mesa Unified School District
Fire: Rural Metro
Police: Maricopa County Sheriff's Office
Electric: SRP
7. There are no municipal or private water/sewer providers that serve the site. The site does fall
within SRP’s electrical service area.
Right-of-Way:
8. 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.
Street Name Half-width Existing R/W Half-width Proposed Future
R/W Classification
Alma School Rd. 65’ n/a Principal Arterial
McKellips Rd. n/a n/a n/a
9. The east end of the subject site is adjacent to Alma School Rd. whose north portion is county-
maintained and comprised of a half-width of 65. There will be no additional dedications required.
The south portion of Alma School Rd. is maintained by the City of Mesa.
10. The north end of the subject is accessed through McKellips Rd. and is county maintained. Access
to the site is through private easements.
Adopted Plan:
11. Maricopa County Framework 2040 Comprehensive Plan (adopted May 20, 2026): The site is
located within the City of Mesa’s municipal planning area and is deemed as being within a
Municipal Influence Area and an Urban Growth Area. The proposed developments consist of
digital billboards and outdoor industrial storage, which do not require utilities such as municipal
sewer and water, and thus meet the Framework 2040’s Urban Solutions for Urban Development
guidelines. This determination requires a condition on the IUPD overlay to limit entitled uses to
only those that accommodate wastewater disposal via onsite septic system until such time as
the site is served by sewer. The base IND-3 zoning district would normally require sewer as urban
development requires urban services.
12. Staff notes the following policies and goals of the Maricopa County Framework 2040
Comprehensive Plan:
a. Land Use Policy #1: Maricopa County supports flexible design and zoning techniques when
used to establish balanced and efficient land use patterns, and when used to protect
important environmental and open space areas and the connections between these areas.
b. Economic Growth Policy #1.1: Maricopa County supports coordinated and balanced land use
patterns that allow for both Basic and Non-basic sector businesses.
CPA250010 & Z250033
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c. Economic Growth Policy #2.2: Maricopa County supports efforts to recruit prospective
businesses and industries to the County and efforts to retain existing businesses and
industries.
13. The CPA and zone change would expand the existing industrial land use of outdoor construction
storage and provide continuity with the existing IND-3 zoning already present on a portion of the
site. The IUPD will limit entitled uses, including land north of the freeway adjacent to the river to
billboard uses only. There is no other use that can pragmatically be established on the northern
parcels.
14. Mesa General Plan: Per the city’s plan, the northern area along the Salt River and north of the
freeway is designated as “Open Space”. The remainder of the site south of the freeway is
designated as “Regional Center”. The land use designation “Regional Center” is for uses with a
wide range of services and amenities that draw consumers from across the greater region.
Additionally, the land use designation “Open Space” is defined by its regional importance,
connectivity, and scale.
Public Participation Summary:
15. The applicant complied with all minimum public participation and notification requirements. One
statement of opposition was received from a property owner outside of the 300’ buffer. Their
concerns were its proximity to a residential neighborhood, and the negative effects on safety and
visibility. This comment was received on March 7, 2026 and it’s staff’s understanding that the
concerns have been alleviated but staff has never received any communication rescinding the
concern.
Outstanding Concerns from Reviewing Agencies:
16. The Arizona Game and Fish Department provided general recommendations to reduce potential
impacts to wildlife and habitat during the construction phase of the digital billboards and the
continued operations of the industrial operations. These include measures on encountering
wildlife, digging and trenching, decontaminating equipment, and conducting native plant
inventories.
Staff Analysis:
17. Staff supports the zone change for several reasons. First, there are limited development options
for sites that are located within FEMA designated floodplains. Digital billboards would permit
development while preserving the existing open space. Second, the proposed land uses for digital
billboards and industrial uses for outdoor storage are not heavily dependent on infrastructure
such as water and water. Third, the proposed development is consistent with existing
development already established by current zoning or by existing land uses. The site has been
industrial and mining-related uses for decades with the latter being exempt from county zoning
authority.
Recommendations:
18. Staff recommends the Commission adopt a motion recommending that the Board of Supervisors
approve CPA250010.
CPA250010 & Z250033
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19. Staff recommends the Commission adopt a motion recommending that the Board of Supervisors
approve Z250033 subject to the following conditions ‘a’ – ‘g’:
a. Development of the site shall be in substantial conformance with the Zoning Exhibit
entitled “Johnson Stewart Parcels”, stamped received December 10, 2025, and the Site
Plan entitled “Johnson Stewart Parcels” stamped received August 14, 2026, except as
modified by the following conditions.
b. Development of the site shall be in substantial conformance with the narrative report
entitled “Johnson Stewart Materials, LLC”, consisting of 6 pages, stamped received
August 10, 2026, except as modified by the following conditions.
c. The following IND-3 IUPD zoning district standards shall apply:
1. Maximum Billboard Height: 48’ above elevation of the freeway main travel lanes but
not to exceed 120’ above adjacent grade
2. Uses are limited to those acceptable to Planning and Development and MCESD for
wastewater service via onsite septic systems and until the site is connected to a public
sewer system. Further, territory on the north side of the freeway is limited to billboard
use only.
d. The following Engineering conditions shall apply:
1. The site contains areas of regulated floodplains (FEMA Zone FW north of L- 202 and
FEMA Zone A south of L-202). Any development must comply with the Floodplain
Regulations for Maricopa County.
2. The parcels north of L-202 contain lands owned or encumbered by the Flood Control
District (FCD easements). Right-of-way permitting will be required by FCD if the
proposed billboards are within these FCD easements.
3. Approval of this Plan of Development is for the proposed billboards ONLY. Any further
development on the listed parcels will require another Plan of Development.
4. 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.
5. 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.
6. Based on the conceptual design nature of the information submitted, changes to the
site layout and/or a reduction in the number of building lots may be necessitated by
the final engineering design of the subdivision drainage infrastructure.
CPA250010 & Z250033
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7. Detailed Grading and Drainage (Infrastructure) Plans must be submitted with the
application for Final Plat Approval and Building Permit.
e. The following Maricopa County Department of Transportation conditions shall apply:
1. Alma School Road north of Loop 202 is classified as an urban principal arterial
requiring fee dedication of a 65-foot half street from the center line per the Maricopa
County Zoning Ordinance Section 1104.
2. Any work connecting to or which may impact 355th Avenue may require submittal of
a TIA/TIS and/or a MCDOT Right-of-Way Permit to determine any applicable
requirements.
a. The existing right of way has been dedicated in fee and is sufficient.
3. Any additional dedication and offsite improvements will be based on the submitted
TIA/TIS to MCDOT Traffic and the above roadway classifications.
a. 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.
4. Applicant to contact the City of Mesa regarding access, Right-of-Way, and required
improvements to Alma School Road south of the Loop 202.
5. 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.
6. Applicant to notify ADOT of proposed project through the Red Letter Process,
RedLetter@azdot.gov, due to the proximity to the Loop 202.
f. The following Maricopa County Environmental Services Department conditions shall
apply:
1. A Minor Plan Review application must be submitted for any existing septic system(s)
if being utilized and if the applicant believes the existing system(s) are adequate in
size to support the new use; otherwise, a new septic permit/install may be required
2. 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.
a. Wastewater is not permitted to discharge to an adjacent parcel’s septic system.
b. If conducting food service in unincorporated Maricopa, a grease trap will be
required by Onsite Wastewater program.
c. Setback requirements must be maintained per Arizona Administrative Code, Title
18, Chapter 9, Article 312, C (Features Requiring Setbacks).
CPA250010 & Z250033
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g. 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: Isaac Perez, Planner
Reviewed by: Rachel Applegate, Planning Supervisor
Attachments: Case Map (1 page)
Narrative - CPA (6 pages)
Narrative - Rezone (6 pages)
Land Use Exhibit (1 page)
Zoning Exhibit (1 page)
Engineering Memo (1 page)
MCESD Memo (2 pages)
MCDOT Memo (1 page)
AZGFD Correspondence (3 pages)
Opposition (1 page)
CPA250010 & Z250033
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Application Name: Johnson Stewart Industrial
Legal Description
1N-5E-8,1N-5E-8,1N-5E-8
Applicant Applicant Phone/Email
4802216150
Jessica Sarkissian
Z250033
Case Address Parcel Primary:135-06-003J
1800 N ALMA SCHOOL RD MESA, AZ 85201
MESA, AZ 85201
Generated September 3, 2026 8:12 AM Gross Acres: 180 approx. Map scale 1:12,476
Supervisor District No. 2
Rezone to IND-3 IUPD
/
Maricopa County Planning & Development - Phoenix, AZ

Project Narrative
Maricopa County Comprehensive Plan Amendment
MINOR COMPREHENSIVE PLAN AMENDMENT
FOR
JOHNSON-STEWART MATERIALS LLC
182.45 ACRES ALONG THE LOOP 202 FREEWAY AND ALMA SCHOOL ROAD
PROJECT NARRATIVE
Case #: CPA250010 Received 12/10/2025
Submitted to:
Maricopa County Planning Department
301 West Jefferson St, Suite 170
Phoenix, AZ 85003
Prepared by:
Upfront Planning & Entitlements, LLC
Phone: (480) 221-6150
Email: Jessica@upfrontplanning.com
December 2025
1

Project Narrative
Maricopa County Comprehensive Plan Amendment
1. REQUEST
Johnson-Stewart Materials, LLC
Upfront Planning & Entitlements, LLC is pleased to submit for your consideration an amendment
to the Maricopa County Comprehensive Plan to allow for the continued operation of a
construction yard and mining reclamation facility on approximately 182.45 gross acres along the
Loop 202 Freeway, or the “Property”.
The Johnson-Stewart Materials, LLC was established in 1946 and has been providing service in
Arizona ever since. The company started off offering ready-mix sand and gravel materials that
were mined on site. Now, the company has moved towards inert landfill use and a mining
reclamation project. As an inert landfill site, Johnson- Stewart accepts materials that will not or
are not likely to cause environmental concern and are not chemically or biologically reactive,
such as broken concrete, brick, rock, dirt, sand, asphalt, and gravel. These materials are
processed and recycled into materials that can be sold to customers. Johnson- Stewart provides
services to some of the biggest construction companies in the state as well as serving the
public. Starting in 2009, Johnson-Stewart began operating heavy truck and auto repair services
and part sales. Due to the common use of heavy trucks to collect and transport inert materials,
this service fulfills a need for quick, convenient, and reliable auto repair and parts services on
site.
2

Project Narrative
Maricopa County Comprehensive Plan Amendment
The application is comprised of a Minor Comprehensive Plan Amendment of the Property from
Rural to Industrial along the Loop 202 freeway. This request will allow for a longstanding
business to continue operating and providing economic support to the local area and greater
region due to the Property’s close proximity and easy access to the Loop 202 Freeway. This
Minor Comprehensive Plan Amendment is being submitted concurrently with a rezone
application to Maricopa County in order to bring the Property into compliance and to allow for
the construction of four (4) billboards on the site along the Loop 202 Freeway.
2. BACKGROUND
The Property is located directly to the south of the Loop 202 Freeway and the Salt River in
unincorporated Maricopa County. The Property consists of nine (9) total parcels that make up a
large swathe of land surrounded by N Alma School Rd and a Salt River Project drainage
easement that feeds into the Tempe canal.
3. RELATIONSHIP TO SURROUNDING PROPERTIES
To the south, across the easement, there is a commercial development including Bass Pro
Shops which is zoned General Commercial (GC) and Limited Commercial (LC) with a Bonus
Intensity Zone (BIZ) Overlay. To the east across Alma School Rd, there is a residential
community located within the City of Mesa zoned RS-6 and PAD. To the west is the Loop 202
Freeway and the Salt River which curve downward. There are two (2) parcels belonging to the
Johson-Stewart company located alongside the Property that are already incorporated into the
City of Mesa and zoned as GI (General Industrial) and LC (Limited Commercial), respectively.
These parcels are not part of the rezone or the Minor Comprehensive Plan Amendment.
Directly to the north of the Property is the Salt River Pima – Maricopa Indian Community. This
Amendment will have no effect on the Salt River Pima – Maricopa Indian Community as the
existing use of the property will continue unchanged and has received no reports of harm or
adverse effects from the Salt River Pima – Maricopa Indian Community. The proposed
billboards are not within the Community itself and will be located on the industrial site which is
not utilized by the Indian Community.
The City of Tempe is located a few miles to the west of the Property and will experience no
effects from the Amendment. The only potential effect on the City of Tempe is the location of
proposed billboards along the Loop 202 Freeway which will display advertisements to
commuters passing through Mesa into Tempe.
The City of Mesa General Plan designation of the Property is Mixed Use Activity District. The
existing use of the Property aligns with this land use designation as well as the Reginal Center
and Parks pen Space Land uses near the site and the continued operation will allow Johnson-
Stewart to continue serving both Maricopa County and the City of Mesa, as well as adding
additional advertisement opportunities on the site with the proposed billboards.
3

Project Narrative
Maricopa County Comprehensive Plan Amendment
4. CONSISTENCY WITH COMPREHENSIVE PLAN
1 Will the amendment constitute an overall improvement to the Comprehensive Plan?
Yes, the amendment with constitute an overall improvement to the Comprehensive Plan
because the new designation will accurately portray the actual use of the subject
properties which has been consistent for over 50 years.
2 Whether the amendment will adversely impact all or a portion of the Planning Area by:
a. Altering acceptable land use patterns
No alternation to land use patterns will occur, as there is no plan for additional
development and all existing structures and uses will stay the same. The subject
properties are not suitable for residential development and will remain industrial
in nature which has been the case since the Johnson-Stewart business opened
in 1946.
b. Requiring public expenditures for larger or more expensive infrastructure
No public expenditures will be utilized for this project, as no development is
proposed besides the installation of billboards paid for privately.
c. Requiring public improvements to roads, sewer, or water systems that are
needed to support the planned land uses.
No public improvements are proposed as part of this Comprehensive Plan
Amendment including no improvements to roads, sewer or water systems.
d. Adversely impacting planned uses because of increased traﬃc.
There will be no additional traﬃc as a result of this Amendment.
e. Affecting the livability of the area of health and safety.
This amendment will not affect the livability, health or safety of the surrounding
community. Operations at Johnson-Stewart began before residential
developments began cropping up in area in the 1970s. Johnson-Stewart has
operated in the area for many years and has caused no harm or distress to
people or property.
f. Adversely impacting the natural environment or scenic quality of the area
This amendment will not impact the natural environment or scenic quality of the
area because the operations on the subject properties conduct recycling that
reduces waste in the community and no scenic quality will be removed as a
result of billboard installation because there is currently no public open space on
site for viewing or recreating.
3 Whether the Amendment is consistent with the overall intent of the Comprehensive
Plan.
The Amendment is fully consistent with the overall intent and guidelines of the Maricopa
County Comprehensive Plan. The Plan directs the County to guide coordinated physical
development that supports present and future needs and promotes the health, safety,
convenience, and general welfare of the public. The granting of this Amendment and the
continued operation of Johnson-Stewart Materials, LLC directly aligns with these goals.
Johnson-Stewart has operated on the site for decades, evolving from traditional sand
and gravel mining to a modern inert materials recycling and reclamation facility. The
facility accepts only inert, non-reactive materials such as concrete, asphalt, and rock,
thereby reducing environmental risk while supporting regional recycling and reclamation
4

Project Narrative
Maricopa County Comprehensive Plan Amendment
efforts. This ongoing use promotes responsive resource management, a core objective
of the Comprehensive Plan.
The Amendment also supports the Plan’s emphasis on sensible development patterns.
Transitioning the Property to and Industrial land use designation brings existing
operations into compliance, mitigates potential land-use conﬂicts by aligning the
designation with actual on-the-ground conditions, and ensures that future development
occurs in a predictable and properly regulated framework. The concurrent rezone and
proposed billboards are consistent with the Property’s freeway-oriented industrial
character and do not require public infrastructure expansion, thereby supporting the
Plan’s directive for eﬃcient expenditure of public funds.
4 The extent to which the amendment is consistent with speciﬁc goals and policies
contained within the plan.
The following identiﬁes speciﬁc goals and policies the Amendment is consistent with:
Section: Economic Growth Goals and Policies
Economic Growth Goal #1: Contribute to an effective regional economy.
This Comprehensive Plan Amendment will support Maricopa’s County goal to contribute to an
effective regional economy because the Property will be utilized to advertise goods and services
to commuters on the Loop 202 Freeway and bring more business to the regional economy. In
addition, Johnson-Stewart Materials, LLC provides important jobs for employees in the east
valley and serves clients throughout the region, stimulating the economy.
Economic Growth Policy #5: Maricopa County support programs that attract a variety of Basic
Sector industry clusters that have long-term, stable growth prospects.
Johnson-Stewart Materials has operated for over 70 years, making it a long-term stable industry
leader that provides consistent employments and services for the surrounding community and
state at large. Johnson-Stewart sells materials and provides heavy truck rental and repair
services to clients outside of the immediate region making it a part of Maricopa County’s Basic
Sector industries.
Economic Growth Policy #6: Maricopa County supports efforts to recruit prospective businesses
and industries to the county, and efforts to retain existing businesses and industries.
Not only would the approval of a General Comprehensive Plan Amendment for the project site
allow a long-standing business to continue operation in compliance with the Comprehensive
Plan, it would also allow for billboards to be located on the site along the Loop 202 Freeway
which will advertise and attract businesses and customers to the area, stimulating the local
economy.
5

Project Narrative
Maricopa County Comprehensive Plan Amendment
5 ACCESSIBILITY
The Property is located along Alma School Road, with parcels on both the north and south sides
of the Loop 202 Freeway. There is only one point of access on to the Property located on the
east side of the Property along N Alma School Rd. This access is open to the public and used
by customers and employees. The point of entry is located on parcel number 135-06-003L,
owned by Johnston-Stewart but not apart of this Amendment. The access road leads from this
parcel on to the Property and the associated parcel numbers. Traffic typically consists of heavy
trucks and trailers, as well as personal vehicles of staff and customers.
6 PUBLIC SERVICES / UTILITIES
This project is not anticipated to generate any demand for the school district.
Water: City of Mesa; Service not being provided to Site; Using existing Well
Sewer: City of Mesa; Service not being provided to Site; Using existing Septic
Police: Maricopa County Sheriff
Fire Service: Rural Metro
6

Rezone Narrative
Maricopa County
REZONE NARRATIVE FOR
JOHNSON-STEWART MATERIALS, LLC
182.45 ACRES ALONG THE LOOP 202 FREEWAY AND ALMA SCHOOL ROAD
PROJECT NARRATIVE
Z250033
Received 08/14/2026
Submitted to:
Maricopa County Planning Department
301 West Jefferson St, Suite 170
Phoenix, AZ 85003
Prepared by:
Phone: (480) 221-6150
Email: Jessica@upfrontplanning.com
1st submittal: August 2025
2nd submittal: November 2025
3rd submittal: April 28,2026
4th submittal: August 14, 2026
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Rezone Narrative
Maricopa County
1. REQUEST
We are pleased to submit for your consideration an application for a rezone with a Plan of
Development (POD) exclusively for the Billboards on approximately 182.45 gross acres along the
Loop 202 Freeway, Alma School and the river basin.
The Property is located the northern Loop 202 and Alma School Road and is identified as Maricopa
Assessor Parcel Numbers 135-06-011B, 010D, 008D, 012B, 001B, 003J, 003H, 013 and 014 (the
“Property”). The Property is 182.45 acres. The Property is located within unincorporated Maricopa
County (the “County”) and is zoned as RU-43 and IND-3 IUPD on some portions. The Property owner
requests to rezone the entirety of the parcels to IND-3 with IUPD overlay to allow for continued
industrial uses and to allow billboards on site for advertising along the Loop 202 Freeway frontage.
The parcels will not be combined for the billboard’s effort, but for the existing buildings in the future
by the owner if they are overlapping parcels lines, a separate process will be pursued.
2. BACKGROUND
The neighboring properties are zoned Rural-43 and City of Mesa GI, LC, GC, BIZ and PEP/PAD. The
site is currently operating with and IUPD for aggregate mining operations and industrial uses as it
is located near the riverbed.
The Johnson-Stewart Materials, LLC was established in 1946 and has been providing service in
Arizona ever since. The company started offering ready-mix sand and gravel materials that were
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Rezone Narrative
Maricopa County
mined on site. Later, the company moved towards inert landfill use and a mining reclamation
project. As an inert landfill site, Johnson- Stewart accepts materials that will not or are not likely to
cause environmental concern and are not chemically or biologically reactive, such as broken
concrete, brick, rock, dirt, sand, asphalt, and gravel. These materials are processed and recycled
into materials that can be sold to customers. Johnson- Stewart provides services to some of the
biggest construction companies in the state as well as serving the public. Starting in 2009, Johnson-
Stewart began operating heavy truck and auto repair services and part sales. Due to the common
use of heavy trucks to collect and transport inert materials, this service fulfills a need for quick,
convenient, and reliable auto repair and parts services on site.
Maricopa County 1979 Historical Aerials
Maricopa County 1986 Historical Aerials
Existing buildings and trucks can be seen on parcels 135-06-003M and -003L on the Maricopa
County historical aerials starting in 1979. By 1986, the next available year on the County Assessor’s
Historical Aerial site, there are neatly organized rows of trucks and additional buildings can be seen.
In 1986, paths have begun to be graded in on the southwest side of the site as well.
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Rezone Narrative
Maricopa County
Recently, several accessory buildings have been removed including unpermitted canopies and
other buildings to conform to the submitted plan.
This request will be formally rezoning the site for its existing use and to allow new billboards to be
located directly adjacent to the freeway. There are no new buildings being proposed on this site
and there will be no change to the circulation, access or parking areas. Additionally, no increase of
traffic or impact to the surrounding properties will occur as there are no new buildings or uses
proposed aside from the billboards which generate no traffic.
3. PROPOSAL
The property owner requests a rezoning from RU-43 (Rural-43 Residential) and IND-3 IUPD to
entirely IND-3 (Industrial) with an IUPD overlay to allow the site to be used for industrial uses and
to allow billboards to be located on site to advertise along the Loop 202 Freeway. This rezone is
appropriate for the site given the existing long-standing use of the site, proximity to the freeway
and consistency with the surrounding jurisdictions future land uses. This property being located
directly adjacent to the Loop 202 Freeway and interchange for Alma School Road makes it a good
use next to the freeway noise and impact to the regional center and higher intensity commercial
and employment uses to the south and west of the site. An I-2 IUPD overlay, is requested for the
following deviation (change is in bold):
Table 1 – Development Standards
Base IND-3 Zoning Development Proposed IND-3 Development
Development Standards
Standards Standard
Maximum Height 60’ 60’
Minimum Front Yard 20’ 20’
Minimum Side Yard None/ 10’ adjacent to rural or None/ 10’ adjacent to rural or
residential residential
Minimum Street Side Yard 10’ 10’
Minimum Rear Yard 10’/ 25’ adjacent to rural or 10’/ 25’ adjacent to rural or
residential residential
Minimum Lot Area 6,000 sq. ft 6,000 sq. ft
Minimum Lot Width 60’ 60’
Maximum Lot Coverage 60% 60%
Maximum Billboard Height 48 feet above adjacent grade or
elevation of the main travel lanes
of a freeway immediately adjacent
120 feet maximum
to the billboard or subject property
(whichever is greater but not to
exceed 70 feet)
Off-Site Sign Maximum Size 672 square feet 672 square feet
This billboard height deviation is requested due to the significant elevation change for the subject
parcels along the riverbed adjacent to the freeway. In this location the freeway is significantly
elevated due to the adjacent Salt River. The difference from the ground elevation ranges from
1,155’ to 1,197’ at the freeway asphalt elevation, dropping over 42 feet and in other spots the
difference is 50 feet from freeway asphalt elevation at 1,212’ to 1,162’ at the ground elevation.
Additionally, these parcels being used for billboards is in line with the floodplain Regulations for
Maricopa County and as supported by the email from the Maricopa County Flood Control email
dated February 2, 2026. Additional safety design is followed for structures within this area as
4

Rezone Narrative
Maricopa County
submitted and required by the County. The site is not intending to combine parcels as no new
buildings will be placed on site.
4. RELATIONSHIP TO SURROUNDING PROPERTIES
While many of the parcels directly surrounding the Property are zoned for a variety of commercial
and employment uses with some residential zoning to the east of the site across S Alma School Rd,
industry has been in the area for almost 50 years. Referencing the Maricopa County historical
aerials in the “background” section above, the parcels north of the Property have been used for
industrial purposes since the late 1970’s.
The proposed request is in line with the City of Mesa and Maricopa County Comprehensive/ General
Plan Land Use classifications, along with the existing zoning and uses for the parcels adjacent to the
Property, are listed in the following table:
Adjacent Land Uses
Direction Land Use Existing Zoning Existing Use
Rural/ City of Mesa Open
North County Rural -43 Loop 202 Freeway/ River
Space
East Rural/ City of Mesa
Mesa RS-6/ LC/ GC Residential/ Commercial
Traditional Neighborhood
South Rural/ City of Mesa
Mesa PEP/ GC/ BIZ Offices/ Commercial
Regional Center
Rural/ City of Mesa Office/ Commercial
West Mesa GC
Regional Center
5. ZONING
The proposed project to rezone the site to Industrial IND-3 zoning will permit the property owners
continue to run a business appropriately following Maricopa County standards. The parcel is
located directly adjacent to the Loop 202 freeway and the riverbed making the parcel a prime
location for IND-3 IUPD zoning. The site is located near a mixture of commercial, employment and
higher density zoning that is surrounded by existing rural residential and vacant parcels.
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Rezone Narrative
Maricopa County
6. PHASING
The applicant anticipates that development plans to expand and locate billboards on site as soon
as the IND-3 IUPD zoning is approved.
7. COMMUNITY FACILITIES AND SERVICES
This project is not anticipated to generate any demand for the school district.
Water: Well
Sewer: Septic
Police: Maricopa County Sheriff
Fire Service: Rural Metro
8. ACCESSIBILITY
The point of access to the Property located on the south side of the freeway is along N Alma School
Rd. This access is open to the public and used by customers and employees and is maintained by
the City of Mesa. The point of entry is located on parcel number 135-06-003L, owned by Johnston-
Stewart but not a part of this rezone. The access road leads from this parcel on to the Property and
the associated parcel numbers. The City of Mesa has not provided any comments concerning the
public ROW.
The Properties located north of the freeway are accessed via service roads and parcel easements
not maintained by the City. These are restricted from public access and only to maintain property
maintenance and the proposed billboards maintenance.
9. CONCLUSION
The proposed rezoning will allow the site to continue to provide a needed business for the area to
continue and provide more opportunities for use of the site in the future associated with the
business. The rezoning will allow the parcel to be used at its highest and best use, as depicted within
the Maricopa County Comprehensive Plan, and is consistent with the surrounding development in
the area, which has already begun developing a mixture of commercial and industrial into the area.
6

12/10/2025
Received

LINE THENCE OF SAID THENCE THENCE THENCE THENCE THENCE LINE THENCE THENCE THENCE THENCE OF SAID THENCE SAID THAT EXCEPT, 1 NORTH, THE PARCEL THE 1,188.17 EAST, THE DEGREES FEET FEET; FEET; FEET; FEET; FEET; FEET; FEET; FEET; 28, 1998; DESCRIBED DISTANCE ALONG ALONG ALONG ALONG ALONG ALMA MINUTES ON THE DISTANCE NORTHEAST AND A PARCEL THE 114,752 (719.53 THENCE RECORD); THENCE THENCE THENCE THENCE THENCE LENGTH THENCE LENGTH THENCE OF THENCE THENCE THENCE THENCE OF WAY THENCE NORTH FEET INCH NORTH, THAT PARCEL THENCE THENCE THENCE (LOOP THENCE THENCE THENCE THENCE THENCE THENCE THENCE ARIZONA, THAT PARCEL THENCE THENCE THENCE THENCE THE THENCE THENCE THENCE ARIZONA, THAT THAT PARCEL THENCE THENCE THENCE THENCE QUARTER; THENCE THENCE EAST THENCE THENCE THENCE THENCE MERIDIAN, THAT PARCEL
TO THE MID-SECTION OF SAID MID-SECTION SOUTHEAST COMMENCING SECTION PORTION ABOVE FEET ALONG SOUTHEAST 17 TO A THENCE THENCE THENCE THENCE THENCE THENCE THENCE THENCE SOUTHWESTERLY NORTHWEST, SAID SAID SAID SAID SAID SCHOOL 02 COMMENCING SALT PORTION PARCEL OF OF 2803.06 LINE RIGHT A.D.O.T. PORTION 202); PIMA-MARICOPA COMMENCING PORTION MID-SECTION SAID PIMA-MARICOPA COMMENCING PORTION PORTION 207.14 PIMA-MARICOPA COMMENCING PORTION
NORTH NORTH NORTH NORTH NORTH SOUTH SOUTH SOUTH SOUTH SECTION NORTH RANGE NORTHWEST TO POINT THENCE IN OF NORTH OF RIVER OF OF SQUARE RECORD) CONTINUING CONTINUING CONTINUING CONTINUING ALONG NORTH 186.22 FROM 376.23 FROM FEET, FROM NORTH NORTH CONTINUING OF ALONG 03°21'47” OF RANGE SOUTH SOUTH SOUTH SOUTH NORTH NORTH NORTH NORTH CONTINUING NORTH SOUTH SOUTH NORTH NORTH BOUNDARY NORTH CONTINUING NORTH SOUTH SOUTH SOUTH SOUTH NORTH NORTH FT NORTH NORTH NORTH NORTH
POINT 1°55' NORTHWEST LINE; 3°21' SECTION LINE; CONTINUING QUARTER 8 AT 8 OF S DESCRIBED THE THE MINUTES ON SOUTH SOUTH SOUTH NORTH SOUTH SOUTH SOUTH NORTH ADOT 28.04 THE WEST WEST WEST WEST WEST ROAD SECONDS LINE 2674.41 CORNER AT A THE LAND FEET, TO SAID A A A A SAID THE CAP IN 5 OF INDIAN AT THE DESCRIBED OF LINE; INDIAN AT THE DESCRIBED OF OF 64° 47° 76° 89° 47° 43° 49° 45° 67° INDIAN 2°40' AT A MARICOPA OF
OF 69°12' 57°43' 47°48' 38°46' 36°43' 31°09' 54°04' TO 89°45' THE DESCRIBED THE EAST, 135-06-001B NORTH QUARTER 40 THE 67 71 00 89 73 77 77 12 SOUTH FEET ALONG CENTER SAID OF OF FLUSH MERIDIAN, 135-06-010D THE 72°38'04” FEET; LOCAL FEET; LOCAL LENGTH LOCAL 39°30'32” 38°30'32” NORTH WEST ENGINEER'S EAST, THE 135-06-014 44°38'08” 54°28'53” 58°20'58” 01°17'49” 64°18'35” 49°45'35” 50°37'35” 41°40'35” 89°45'37” AS LOTS 035-06-011B 39°22'54” 03°2L'47" 41°40'35” 46°04'35” LINE, 47°07'35” 89°45'00” AS LOTS THE 135-06-012B 52' 51 24' 45' 07' 53' 59' 13' 58' 16” 3/4-INCH THE 135-06-008D
28” QUARTER 19” 58” 43” 48” 47” 8; 18” 29” 19” THENCE NORTH AND THE 37” EAST QUARTER PARCEL POINT LINE WEST 72 DOCUMENT TO THE OF RIGHT-OF-WAY RIGHT-OF-WAY RIGHT-OF-WAY RIGHT-OF-WAY RIGHT-OF-WAY WEST, THE FEET; SAID SOUTHEAST HEREIN MORE POINT ALONG ALONG ALONG ALONG EXISTING ALONG STATE 1332.53 CONCRETE, GILA NORTH SOUTHEAST 19 EAST, A NORTH SOUTHEAST 21 09” 54” 13” 00” 35” 35” 35” 35" 35” COUNTY,
BEGINNING WEST EAST EAST EAST EAST EAST WEST WEST WEST THE WEST AS NORTHWEST GILA OF OF OF OF THE SECONDS DEGREES DEGREES DEGREES DEGREES DEGREES DEGREES DEGREES DEGREES DEGREES A ARC POINT ALONG THENCE BRASS MARICOPA OR OF SAID SAID SAID SAID EAST TANGENT TANGENT OF TANGENT EAST EAST THE ROUTE -- STATION AND NORTHWEST WEST, WEST, WEST, EAST, EAST, EAST, EAST, EAST, COMMUNITY WEST, FOLLOWS: AND WEST, EAST, EAST, EAST, COMMUNITY WEST, FOLLOWS: AND NORTHWEST CHEST WEST WEST EAST EAST EAST EAST EAST EAST COMMUNITY WEST REBAR SOUTHWEST
125.80 OF 702.21 SOUTH 89°45' POINT NORTHEAST QUARTER AND THE CONTAINS BEGINNING. THE LINE OF 24 48 27 45 29 15 02 57 OF POINT OF OF WHICH LINE, LINE, LINE, LINE, LINE, BEING SOUTHEAST SECTION CAP QUARTER CONVEYED LESS. 177.20 411.40 283.55 393.62 SOUTH FEET AT AN SALT ALONG ALONG ALONG A ALONG ALONG ALONG ALONG 89°45'37” ALONG 20, A ALONG ALONG ALONG DISTANCE ALONG 89'45'00” ALONG 24, 593.35 92.14 623.95 438.30 658.68 73.36 271.26 172.26 114.84 ARIZONA,
THE 217.99 465.80 421.96 719.53 58.32 335.11 337.82 44°38' 37” OF 1433.28 FOLLOWS: SALT DESCRIPTION NORTHEAST WEST, THE MINUTES MINUTES MINUTES MINUTES MINUTES MINUTES MINUTES MINUTES 22 SAID BEARS FOR FOR FOR FOR FOR THE SAID NORTH 8, AT THE COUNTY, DESCRIPTION BEGINNING. EXISTING EXISTING EXISTING EXISTING SOUTHEASTERLY FEET BEARING BEARING FEET; BEARING FEET; FEET; NORTH-SOUTH 202L, MID FROM 438+01.17 RIVER QUARTER DESCRIPTION THE THE THE DISTANCE THE THE THE THE BOUNDARY; WEST, THE CORNER SECTION DESCRIPTION DISTANCE THE THE THE OF THE BOUNDARY; WEST, THE COMER SECTION QUARTER DESCRIPTION 1138.71 FEET; FEET; FEET FEET FEET FEET FEET FEET FEET TAGGED QUARTER DESCRIPTION
FEET FEET FEET; FEET; FEET; FEET FEET FEET; FEET; 08” WEST CORNER FEET CORNER QUARTER RIVER SOUTHEAST 841,260 SOUTHEAST ALONG 50 25 31 43 00 45 53 07 MINUTES CONDEMNATION, TANGENCY, CURVE, SOUTH A A A A A POINT NORTH QUARTER 00 BEARS EAST OF THE SHALL TO OF OF OF NORTH SECTION A 1/2 OF EXISTING OF PER SAID SAID NORTH OF SAID SAID SAID SOUTH OF 8, PER OF SAID SAID 719.40 SAID SOUTH OF SAID 8, OF PER FEET:O A1ONP ALONG ALONG RESERVATION; ALONG “L.S. DESCRIBED PER
ALONG SOUTHEAST TO THE ALONG TO THE WEST 850.08 BEGINNING; OF ALONG OF OF QUARTER SAID SOUTHEAST 37 SAID 86 DISTANCE DISTANCE DISTANCE DISTANCE DISTANCE OF LINE, OF DEGREES NORTH ARIZONA, HAVE SOUTHEASTERLY SOUTHEASTERLY SOUTHEASTERLY SOUTHEASTERLY RIGHT SAID NORTH NORTH NORTH MID 03°21'47” LINE INCH THE RIGHT MERIDIAN, THE NORTH NORTH 357.68 AFORESAID ALONG SAID LOT TOWNSHIP 1029.28 AFORESAID FEET; ALONG LOT TOWNSHIP THE TIRE ALONG ALONG SAID SAID ALONG THE 7140” (SW1/4)
SAID SAID 94.03 THE SAID THE MERIDIAN, QUARTER PER SQUARE QUARTER WEST SECONDS SECONDS SECONDS SECONDS SECONDS SECONDS SECONDS SECONDS SECONDS PROJECT THROUGH OF OF OF OF OF OF FOR THE 27 00 QUARTER NORTHEAST PER NO OF EXISTING SECTION OF REBAR SURVEY OF RECORDED RIGHT FEET BOUNDARY BOUNDARY BOUNDARY THE LINE 20 1 RECORDED NORTH-5OUTH BOUNDARY BOUNDARY THE LINE 24 1 RECORDED POINT SAID SAID SAID SAID AT AS OF RECORDED
EAST QUARTER; EAST NORTH-SOUTH FEET THE SECTION FEET OF OF SAID LINE, QUARTER WEST, WEST, EAST, WEST, WEST, WEST, WEST, WEST, POINT A DEGREES 85.29 18.97 104.36 138.81 257.40 BEGINNING; A MINUTES DEGREES MORE RIGHT WAY 59°07'43” 49°52'17” 41°36'54” WEST SAID WAY MARICOPA SOUTHEAST DOC. RIGHT RIGHT OF TO BOUNDARY LINE, LINE, LINE, SOUTH OF SAID OF NORTH, FEET TO BOUNDARY LINE, LINE, SAID OF SAID OF NORTH, SOUTHEAST OF NORTH SOUTH SOUTH SOUTH SOUTH SOUTH WEST THE FOLLOWS: SECTION
LINE NORTH-SOUTH FEET; ALONG NORTHWEST EAST-WEST SOUTHEAST MARICOPA RECORDED OR THE FOR OF WEST, STP-600-8(4), BEING CENTRAL 29 FEET FEET; FEET; FEET; FEET; DISTANCE NORTHEAST CORNER QUARTER RECORDED OR RIGHT RIGHT RIGHT RIGHT LINE EAST EAST EAST LINE OF 28.21 SECTION MARKING AND COMER OF OF WAY A POINT A A A LINE LOT SECTION DOC. THE A A SOUTH LOT SECTION DOC. LINE; LINE LINE; LINE LINE; LINE; LINE OF 8, DOC.
SAID 8; (NW1/4SE1/4) 19.3127 SECTION A THE ALONG ALONG ALONG ALONG ALONG ALONG ALONG ALONG ALONG ON MINUTES TO THENCE OF 35 27 OF PARTICULARLY OF EASEMENT OF WAY OF WAY OF WAY OF WAY SOUTH SOUTHEASTERLY ALONG ALONG ALONG SAID FEET 8, THE OF COUNTY, QUARTER 20190673286 WAY WAY LINE OF ON LINE, A DISTANCE DISTANCE DISTANCE OF 20, A 8; RANGE 20060213768 POINT MID-SECTION LINE, A DISTANCE DISTANCE LINE 24, A 8; RANGE QUARTER BEGINNING. TO TO THE SAID SOUTHWEST TOWNSHIP 20060213769
MID-SECTION QUARTER COUNTY, OF ACRES NORTHEAST 8; DISTANCE SAID SAID SAID SAID SAID SAID SAID SAID SAID 202L THE ANGLE 16 A POINT THENCE THENCE THENCE THENCE 264.36 QUARTER SECONDS MINUTES SAID LINE LINE LINE LINE A A A SECTION (28.20 ALSO SOUTH CONSTRUCTION STATE LINE, A LINE, A SAID THE SAID S EAST, OF LINE, OF S EAST, 20060213768 THE
EAST-WEST QUARTER MID-SECTION DOC. THENCE NORTHEAST NORTH NORTH NORTH NORTH NORTH NORTH NORTH NORTH MA NORTH OF ON SOUTH SOUTH FEET OF 35 SECTION SECTION DOC. OF 01°55'28” RIGHT CURVE CURVE CURVE ARIZONA, (NW1/4SE1/4) RED NORTH DISTANCE OF OF OF LOT DISTANCE A DISTANCE OF OF LOT 24, DISTANCE (NW1/4SE1/4) NORTH POINT SECTION CORNER L
OF SECTION MORE QUARTER OF NORTH 013 LINE 75 SECONDS A 03 SOUTH SOUTH SOUTH 08 TO SAID WEST DESCRIBED 8, ACCESS SOUTH SOUTH SOUTH SOUTH OF TO TO TO 8 FEET BEING QUARTER ROUTE DISTANCE DISTNACE OF 505.56 528.66 25.97 20, A OF GILA BEGINNING. OF 353.76 320.70 A OF GILA LINE OF 8 TO OF NORTH,
SAID LINE (NW1/4SE1/4) ARIZONA, 8, OR OF SOUTH 878.73 QUARTER RIGHT-OF-WAY H0875 OF DEGREES WEST 06 53 02 DEGREES A FOR A SECONDS 8, FROM AS TOWNSHIP TO 38°46'48” 47°48'43” 57°43'58” 69°12'19” EAST WAY THE THE THE NORTH RECORD) ALONG CENTERLINE 202L DESCRIBED OF OF OF MOUNTAIN RIGHT 604.65 FEET; FEET; FEET; DISTANCE 850.09 AND DISTANCE 380.17 FEET; FEET; DISTANCE 700.00 AND OF OF BEGINNING; THE SAID RANGE
OF TOWNSHIP 19990285509 LESS. SAID 89 FEET OF RIGHT-OF-WAY RIGHT-OF-WAY RIGHT-OF-WAY RIGHT-OF-WAY RIGHT-OF-WAY RIGHT-OF-WAY RIGHT-OF-WAY RIGHT-OF-WAY 02R, THE 53 AT NON-TANGENT DEGREES DEGREES DEGREES DEGREES POINT SECTION WEST 1 20060213773 OR 66.36 LINE RIGHT RIGHT RIGHT 03°21'47” THE CORNER OF (RED SECTION ML. 1 451.59 OF FEET; FEET SALT OF FEET FEET SALT SECTION THE SOUTH S
DEGREES TO THE SAID LINE, PARCEL RED MINUTES A 31 48 46 27 26 ON 8; DISTANCE (AN WHICH FOLLOWS: NORTH, FROM WEST WEST WEST WEST FEET; OF TO THE OF SAID AS 8, FEET FEET; FREEWAY, WAY OF TO RIVER 474.21 TO THENCE OF TO RIVER 8, SOUTH THENCE LINE SECTION EAST,
SECTION 56 LINE, LINE, LINE, LINE, LINE, LINE, LINE, LINE, MOUNTAIN DISTANCE CURVE, MINUTES MINUTES MINUTES MINUTES MINUTES THE THENCE OF A 2” SAID 719.47 422.02 465.80 217.95 STATE HAVING HAVING HAVING WEST POINT EXISTING SAID STATE MOUNTAIN FOLLOWS: TO A LINE OF 528.15 THE FEET; THE NORTH 615.84 THE HALF OF 8; GILA
USE ZONING OWNER APN 8, FOR MINUTES NORTHWEST SECTION FOR A FOR A FOR A FOR A FOR A FOR A FOR A FOR A FOR 7-7868, 21 OF 03 26 WEST NORTH 1,337.21 ASSUMED IRON RANGE STATE ROUTE A A A 73.86 OF TOWNSHIP THE RED FEET POINT MERIDIAN, NORTH- FEET POINT MERIDIAN, TOWNSHIP OF CONTINUING THE AND
FEDERAL UNITED A 8; A DATED SECONDS 21.17 CONCAVE 09 34 10 SECONDS PIPE 5 FEET FEET FEET; FEET; RADIUS RADIUS RADIUS SOUTHEASTERLY SECTION ROUTE FREEWAY) 1 POINT DISTANCE TO OF 43°51'35” TO OF 1 SAID SALT SALT
STATES 135-06-007B 02 THENCE DISTANCE DISTANCE DISTANCE DISTANCE DISTANCE DISTANCE DISTANCE DISTANCE DISTANCE FREEWAY TO SECONDS SECONDS SECONDS SECONDS RIGHT-OF-WAY 89 FEET BEARING) AT EAST, ROUTE (421.96 202L; OF OF FEET; BEGINNING; 8; 202L, COMMENCING OF OF M0UNTAIN SALT MARICOPA SOUTH THE MARICOPA
OWNERSHIP OF DISTANCE SECONDS CORNER OF OF OF OF OF OF OF OF SEPTEMBER AS FOR A FEET; THE EAST, DEGREES TO A AT THE OF 202L FEET 790.00 2605.22 AND THAT AT 442.70 RIVER BEGINNING; EAST, SALT BEGINNING; SOUTHWEST NORTH RIVER RIVER
AMERICA OF OF NORTH 172.55 303.70 42.67 139.24 94.39 291.73 220.20 79.11 OF 99.56 THENCE EAST, EAST, EAST, EAST, LINE 56 POINT A THE GILA SALT FEET, THENCE FEET, BEGINNING THENCE AND BEGINNING DESCRIBED GILA ALL RIGHT THENCE BEGINNING IS 189.88 THENCE A 2 AND BEGINNING FOLLOWS, EXCEPT BEGINNING. EXCEPT EXCEPT AND FEET; THE PARCEL FREEWAY BASE MARICOPA THE THE PARCEL POINT THENCE THENCE COUNTY, THENCE THENCE BEGINNING ARIZONA, THAT PARCEL THENCE THENCE ALONG THENCE (LOOP RIVER THENCE DISTANCE THE THENCE THENCE COUNTY, THENCE THENCE COUNTY, THAT PARCEL 39°22'54” THENCE THENCE OF THE 49° 59' THENCE THENCE THENCE COUNTY, THAT PARCEL
01 OF RIVER TERMINATION SOUTHEAST A SOUTHEAST A AND THAT TERMINATION SOUTHEAST SOUTHEAST SOUTH AND NORTHEAST OF PIMA-MARICOPA 202); SAID PIMA-MARICOPA COMMENCING MID-SECTION 353.76 SAID 35” PIMA-MARICOPA COMMENCING PARCEL
C/O ATTN OWNER APN NORTH OF NORTH MERIDIAN, AT AS SALT NORTH OF NORTH MERIDIAN, AT THE THE THE MERIDIAN, SOUTHEAST NORTHEAST SOUTH NORTH NORTH NORTH AT PORTION NO. 3: SOUTH SOUTH SOUTH SOUTH OF NORTH NORTH NORTH ARIZONA, PORTION NO. 2: WEST, SOUTH NORTH FEET; NORTH NORTH ARIZONA, PORTION NO. 1:
JOHNSON PIMA OF QUARTER QUARTER HEREIN THE RIVER PROPERTY OF QUARTER QUARTER HEREIN THE TO-WIT: SOUTH NORTH SOUTH HALF MERIDIAN, QUARTER COUNTY, BEGINNING. THE DESCRIBED OF 604.65 BOUNDARY CONTINUING AT OF A LINE; BOUNDARY CONTINUING AT OF
PROPERTY 135-06-008D MARICOPA THE 1°33'26" 89°41'00" MARICOPA SOUTH FOLLOWS, IN THE 1°33'26" 89°41'00" MARICOPA SOUTH HALF HALF 120 MARICOPA OF THE 135-06-03H QUARTER QUARTER 135-06-03J 00°27'25” 74°53'35” 64°55'35” INDIAN 89°54'09” AS LOT 44°38'08” 54°28'53” 58°20'58” 01°17'49” FEET; 50°37'35” 41°40'35” INDIAN 89°45'37” THE LOTS 03°2L'47" 41°40'35” 47°07'35” INDIAN 89°45'00” THE LOTS 135-06-013
LOOP TAX STEWART LINE OF OF WEST, BASE THE LINE OF OF WEST, OF OF FEET MARICOPA OF ARIZONA; SOUTHEAST 11, LINE, A NORTH DESCRIBED 19 DISTANCE LINE, A NORTH DESCRIBED 21
202 DEPARTMENT CO HEREIN SAID SAID A DESCRIBED. WEST, COUNTY, QUARTER TO-WIT: AND SOUTH HEREIN SAID SAID A DESCRIBED. WEST, COUNTY, QUARTER THE THE COUNTY, SOUTHEAST THE OF OF EAST, EAST, EAST, COMMUNITY WEST, FOLLOWS: SECTION WEST, WEST, WEST, EAST, EAST, EAST, COMMUNITY WEST, SOUTHEAST AND OF EAST, EAST, EAST, COMMUNITY WEST, SOUTHEAST AND
LLC INDIAN SECTION SECTION DISTANCE ALONG MERIDIAN, SECTION SECTION DISTANCE ALONG SOUTH NORTH THEREOF COUNTY, SOUTHEAST EXCEPT SECTION THE ALONG ALONG ALONG ALONG CORNER 8, ALONG ALONG ALONG A DISTANCE ALONG ALONG 89°45'37” ALONG AS 20, 1029.28 ALONG ALONG DISTANCE ALONG 89'45'00” ALONG AS 24,
RED COMMUNITY DESCRIBED. 8 8, THE ARIZONA; CORNER HALF OF DESCRIBED. 8 8, THE ARIZONA; CORNER HALF ; AND ARIZONA; QUARTER DESCRIPTION THE 8, SOUTHEAST DESCRIPTION THE THE THE BOUNDARY; THE OF TOWNSHIP THE THE THE DISTANCE OF THE THE BOUNDARY; WEST, THE COMER FOLLOWS: SECTION FEET THE THE OF THE BOUNDARY; WEST, THE COMER FOLLOWS: SECTION DESCRIPTION
MTN BEARS FROM OF SOUTH OF MARICOPA THE BEARS FROM OF SOUTH OF OF HALF OF ARIZONA QUARTER EAST TOWNSHIP WEST SAID SAID SAID SAID SAID NORTH OF 505.56 SAID SAID SOUTH OF SAID 8, TO SAID 719.40 SAID SOUTH OF SAID 8,
FWY NORTH WHICH 1,330.89 LINE SECTION NORTH WHICH 1,330.89 LINE SECTION SECTION THE OF PER OF 700 1 QUARTER PER LINE AFORESAID, SOUTH LOT 11, 1 NORTH, NORTH NORTH 357.68 FEET; ALONG LINE LOT TOWNSHIP THE AFORESAID FEET; ALONG LINE LOT TOWNSHIP PER
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HOTELS (CITY HOSPITALITY C/O OWNER APN CO PROPERTY JOHNSON IUPD MARICOPA
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DEPARTMENT MATERIALS T C/O ATTN OWNER APN COUNTY, SECTION
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USE ZONING OWNER APN RED Δ TAX STEWART RU-43 8,
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COUNTY PROJECT COMMUNICATIONS GAS TECHNOLOGIES #4 MINING SF MINING SF AZ N ALMA MINING 035-06-003H & 135-06-003J & 135-06-001B AZ N ALMA MINING SF 135-06-010D SF 135-06-011B SF 135-06-012B MINING SF 135-06-008D AZ N ALMA SCOTTSDALE, NORTH DEVELOPER
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(602) 1-800-STAKE-IT Stake, begin full AREA) 85305 BLVD,
Inc. working SUITE ALMA SCHOOL ROAD
263-1100 excavation.
(782-5348) days 325
Bowman Consulting Group, Ltd.
ZONING EXHIBIT 6751 Glendale, North Arizona Sunset 85305 Blvd, Ste 325
1 EXH01 8/12/26 050635 ---- JOHNSON STEWART PARCELS Phone: (623) 299-8980
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1 200' MESA, ARIZONA MARICOPA COUNTY www.bowman.com c Bowman Consulting Group, Ltd.

Planning & Development
Engineering Plan Review
Date: May 18, 2026
Zachary Kobza, P.E.
Planning & Development Memo To: Darren Gerard, AICP, Planning Manager, Department of Planning &
301 W. Jefferson St., Suite 170
Phoenix, Arizona 85003 Development
Phone: (602) 723-5248
Fax: (602) 506-8762 Attn: Isaac Perez, Planner, Planning & Development Services
www.maricopa.gov/planning
Email address:
Zachary.Kobza@maricopa.gov cc: Bob Fedorka, PE, Engineering Manager, Planning & Development
From: Zachary Kobza, PE, Senior Plans Examiner Engineer, Planning &
Development
Subject: Z250033 – Rezone to IND-3 IUPD
APN(s): 135-06-003J
Engineering Review has reviewed the third plan and report routed for review on
4/29/2026, for the subject application and has no further objections:
The following stipulations will apply:
1. The site contains areas of regulated floodplains (FEMA Zone FW north of L-
202 and FEMA Zone A south of L-202). Any development must comply with
the Floodplain Regulations for Maricopa County.
2. The parcels north of L-202 contain lands owned or encumbered by the Flood
Control District (FCD easements). Right-of-way permitting will be required by
FCD if the proposed billboards are within these FCD easements.
3. Approval of this Plan of Development is for the proposed billboards ONLY. Any
further development on the listed parcels will require another Plan of
Development.
4. 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.
5. Based on the conceptual design nature of the information submitted, changes
to the site layout and/or a reduction in the number of building lots may be
necessitated by the final engineering design of the subdivision drainage
infrastructure.
6. Detailed Grading and Drainage (Infrastructure) Plans must be submitted with
the application for Final Plat Approval and Building Permits
Please contact me with any questions.

Water and Waste Management Division
Subdivision
Infrastructure
& Planning Program Project Name: Johnson North Rezone Primary Contact Name: Jessica
301 W. Jefferson St. Sarkissian
Phoenix, AZ 85003
Planning Application Type: PRE- APN(s): 135-06-012B 135-06-003J 135-
S u b d i vi s io n @ m a ri co p a .go v APPLICATION 06-003H
e s d .m a r i c o pa .g o v
Reviewer: Joseph Churby, P.E. Planner Name: Martin Martell
Email: Joseph.Churby@maricopa.gov Planning Case #: PA250140
Phone: 602-372-2754 Date: August 22, 2025
The Maricopa County Environmental Services Department (MCESD) has completed review
for the Johnson North Rezone planning case(s). Please note the following MCESD
requirements for site development:
Onsite Wastewater (Septic) –
A Minor Plan Review application must be submitted for any existing septic system(s) if
being utilized and if the applicant believes the existing system(s) are adequate in size to
support the new use; otherwise, a new septic permit/install may be required.
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).
For Onsite Wastewater related questions, please contact the Onsite Program at (602) 506-
6666 or by email at septicquestions@maricopa.gov.
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
Page | 1

Water Program. A water quality analysis report will be required with submittal and is
good within one-year of testing.
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 –
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 –
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
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 | 2

MCDOT Planning TAC Comments
Date: 11/18/2025
TAC Assigned Number: CPA250010/Z250033
APN: 135-06-003J, 001B, 014, 003H, 008D, 012B, 011B, 010D, 013
Description of Request: Zone Change with Overlay RU-43 to IND-3 IUPD and Comprehensive Plan
Amendment from Rural Densities (0-1) to Industrial.
Project Name: Johnson Stewart Industrial
Reviewer Contact Information
For any questions related to the comments herein please contact MCDOTPlanning@maricopa.gov
or 602-506-7223.
1st Submittal Comments
• Alma School Road north of Loop 202 is classified as an urban principal arterial requiring
fee dedication of a 65-foot half street from the center line per the Maricopa County Zoning
Ordinance Section 1104.
o The existing right of way has been dedicated in fee and is sufficient.
• Any additional dedication and offsite improvements will be based on the submitted TIA/TIS
to MCDOT Traffic 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.
• Applicant to contact the City of Mesa regarding access, Right-of-Way, and required
improvements to Alma School Road south of the Loop 202.
• 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.
• Applicant to notify ADOT of proposed project through the Red Letter Process,
RedLetter@azdot.gov, due to the proximity to the Loop 202.
Engineering Division P: 602.506.4889
2901 W. Durango Street F: 602.506.5969
Phoenix, Arizona 85009

December 2, 2025
Ms. Paola Jaramillo
Planner, Maricopa County
301 W Jefferson St. #170
Phoenix, AZ 85003
Electronically submitted to: Paola.Jaramillo@maricopa.gov
RE: CPA250010/Z250033 Johnson Stewart Industrial
Dear Ms. Jaramillo:
The Arizona Game and Fish Department (Department) appreciates the opportunity to review the
CPA250010/Z250033 Johnson Stewart Industrial (Project). The Department understands the
Project will take place on approximately 182 acres of active aggregate mine lands south of the
Loop 202 and partially disturbed portions of the Salt River north of Loop 202 in Mesa, Arizona.
The Project includes the continued operation of the aggregate mine site and inert materials
recycling center, and the construction of four billboards on the parcels north of Loop 202
Freeway.
Under Title 17 of the Arizona Revised Statutes, the Department, by and through the Arizona
Game and Fish Commission (Commission), has jurisdictional authority and public trust
responsibilities to conserve and protect the state fish and wildlife resources. In addition, the
Department manages threatened and endangered species through authorities of Section 6 of the
Endangered Species Act and the Department’s Section 10(a)(1)(A) permit. It is the mission of
the Department to conserve and protect Arizona's diverse fish and wildlife resources and manage
for safe, compatible outdoor recreation opportunities for current and future generations. For your
consideration, the Department provides the following comments based on the agency's statutory
authorities, public trust responsibilities, and special expertise related to wildlife resources and
recreation.
The attached Arizona Online Environmental Review Tool 1 (ERT) report (HGIS-26844) identifies
Species of Greatest Conservation Need (SGCN), as identified in Arizona’s State Wildlife Action
Plan (SWAP), and Species of Economic and Recreational Importance that have been documented
or predicted within the buffered Project footprint, as well as associated best management practice
recommendations. Please note the Department has an interactive website, Arizona Wildlife
1 https://ert.azgfd.gov/

AZGFD Comments - CPA250010/Z250033 Johnson Stewart Industrial
December 2, 2025
Page 2
Conservation Strategy 2 , that includes the most recent list of SGCN species statewide to help
navigate and identify conservation opportunities. The Department provides the following
specific recommendations for the billboard construction portion of the project to reduce potential
impacts to wildlife and their habitats.
● The proposed billboard locations are adjacent to a perennial reach of the Salt River,
which may support diverse nesting opportunities for raptors, marsh birds, and waterfowl
that are regulated under the Migratory Bird Treaty Act (MBTA) and protected under state
law. The Department recommends conducting surveys for nesting birds within the
northern parcels of the project area prior to vegetation removal or trimming of trees that
occur during the breeding season. Breeding season for avian species in the project
vicinity is generally January through late August. If it is anticipated the project will not
be in compliance with MBTA, the Department recommends contacting the U.S. Fish and
Wildlife Service 3 (USFWS) for technical assistance. The USFWS will provide options to
comply with the MBTA.
Additionally, the Department offers the following general recommendations to reduce potential
impacts to wildlife and habitat during the billboard construction and continued operation of the
mine facility:
● A variety of other Arizona SGCN have the potential to occur within the project area. If
wildlife are encountered during project activities, the Department recommends moving
them out of harm’s way, no more than 0.25 mile outside the project boundary within
similar habitat.
● If trenching or digging of large holes is necessary, the Department recommends
trenching/digging and backfilling crews work closely together to minimize the amount of
open holes at any given time. Where trenches or holes cannot be back-filled immediately,
the Department recommends escape ramps be constructed at least every 300 feet. Escape
ramps can be short lateral trenches or wooden planks sloping to the surface. The
Department recommends that slopes be less than 45 degrees (1:1) and trenches and holes
that have been left open to be inspected to remove animals prior to backfilling.
● To minimize the potential introduction or spread of exotic invasive species, including
aquatic and terrestrial plants, animals, insects, and pathogens, the Department encourages
taking precautions to wash and/or decontaminate equipment before entering and leaving
the site. See the Arizona Department of Agriculture website 4 for a list of prohibited and
restricted noxious weeds and the Arizona Native Plant Society 5 for recommendations on
how to control them. To view a list of documented invasive species or to report invasive
species in or near your project area, visit iMapInvasives 6 , which is a national cloud-based
application for tracking and managing invasive species.
○ Stinknet is a highly invasive noxious winter weed native to South Africa, and is
extremely flammable when dry. Stinknet (also known as globe chamomile) has
heavily infested Maricopa, Pinal, and Pima counties and is expanding into Yuma,
2 https://awcs.azgfd.com/
3 https://www.fws.gov/office/arizona-ecological-services/contact-us
4 https://agriculture.az.gov/pestspest-control/agriculture-pests/noxious-weeds
5 https://aznps.com/conservation-original/invasive-plants/
6 https://imap.natureserve.org/imap/services/page/map.html

AZGFD Comments - CPA250010/Z250033 Johnson Stewart Industrial
December 2, 2025
Page 3
Yavapai, and Gila counties. Infestations spread rapidly along highways and open
fields in residential areas, with emergence starting in late November and plants
continuing to germinate and emerge through May in wet years. This species is
likely present within, or adjacent to, the project area. In order to minimize the
spread of this plant it is critical that any new infestations are identified and
quickly managed. Additional information is available through the Southwest
Vegetation Management Association 7 , the Sonoran Desert Cooperative Weed
Management Area 8 , or the Arizona Native Plant Society 9 .
● Please ensure the project complies with Arizona Native Plant Law 10 regulations. A Native
Plant Inventory may need to be conducted to identify, record, and coordinate plant
salvage efforts for species that are Protected under the Arizona Native Plant law.
Thank you for the opportunity to provide input on the CPA250010/Z250033 Johnson Stewart
Industrial. For further coordination, please contact Hunter Watson at hwatson@azgfd.gov or
480-997-3401.
Sincerely,
Bobby Lamoureux
(Acting) Regional Supervisor, Region VI
cc: Callie Cavalcant - Habitat, Evaluation, and Lands Branch Chief
Attachment: HGIS-26844 ERT Species Report
AZGFD #M25-11051604
7 https://www.swvma.org/
8 https://www.sdcwma.org/species/stinknet.php
9 http://aznps.com
10 https://agriculture.az.gov/plantsproduce/native-plants

Isaac Perez (PND)
From: Shawna Boyle <shawna.sando@gmail.com>
Sent: Saturday, March 7, 2026 9:18 AM
To: Paola Jaramillo Quintero (PND)
Subject: Regarding case number, CPA250010 and Z25003
This Message Is From an Untrusted Sender
You have not previously corresponded with this sender. Please use caution when you receive messages from new senders.
Always validate the sender first.
Hi Paola,
This is Shawna Boyle, we spoke briefly on the phone a couple weeks ago. I wanted to formally write as
you suggested, and express my concern about the plan to amend this land from rural to industrial and
the corresponding zone change request. I live to the neighborhood directly south of this land. There are
all extensive neighborhoods directly to the east, the width of a street away. All of these neighborhoods
regularly access their homes from the 202 and drive south on Alma school. There are already frequent
car accidents along this road due to the nature of the hill and poor visibility as well as people driving too
fast and street racing. There is already one billboard at the corner of the freeway and Alma school that is
unsightly and leads to distractions that worsen the driving safety of the area.
Our homes are up the hill on a Mesa so we are able to see to the freeway from our homes and any sort of
billboards out there would worsen our property value. Additionally, light pollution would be increased by
the billboards, billboards always have lights to be visible at night. With buildings in the area, the
developers had to plant tall trees to block out the light from the building, that would not be possible with
billboards as they are meant to be seen and cannot be blocked.
We have, as a neighborhood, been involved in fighting against continued growth in the Mesa Riverview
commercial complex and succeeded in halting further development to the north of our homes there. My
neighbors and I would intend to put up the same resistance to the proposed zoning changes here. We
feel strongly about maintaining the quality of our neighborhood and safety for our families. It is not
appropriate to have industrial zoning in such close proximity to residential.
Thank you for your time and consideration.
Shawna Boyle
Owner of Parcels 135–33–014 and 135–33–012
1