Z2023004 BOS REPORT.PDF

Report to the Board of Supervisors
Prepared by the Maricopa County Planning and Development Department
Board Hearing Date: February 7, 2024
Case #/Title: Z2023004 - Rural Electric
Supervisor District: 2
Applicant/Owner: Cassandra Ayers, Berry Riddell LLC / J and R Property Management
and Main Street Land LLC
Request: Zone Change from R1-8 & IND-2 IUPD to IND-2 IUPD
Site Location: Generally located at the NWC of Apache Trail & 96th St. in the east
Mesa area
Site Size: Approximately 2.54 acres
County Island Status: Yes – City of Mesa
Additional
Comments: The zone change proposal is for an expansion and redevelopment
of an existing electrical component manufacturing facility. The
expansion proposal is consistent with other surrounding uses
along Apache Trail and does not diminish the surrounding
neighborhood. There are no outstanding concerns from reviewing
agencies and no public comments have been received.
Commission
Recommendation: On 1/11/24, the Commission voted 8-0 to adopt a motion
recommending the Board of Supervisors approve Z2023004
subject to conditions ‘a’ – ‘h’:
a. Development of the site shall be in substantial conformance with the narrative report
entitled “Rural Electric”, consisting of 7 pages, dated October 24, 2023, except as modified
by the following conditions.
b. A Plan of Development is approved subject to site plan entitled “Rural Electric INC ‘Site
Plan’” consisting of 1 full-size sheets, dated 9/26/23. The Plan of Development may be
amended administratively under separate application as long as the amendment complies
with the established IUPD development standards as approved by the Board of
Supervisors. Staff may determine slight refinements to remain in substantial
conformance with the approved site plan. Minor and major amendments to the site plan
will be determined in accordance with Chapter 3 of the Maricopa County Zoning
Ordinance.
February 7, 2024
Z2023004
Page 1 of 3

c. Prior to issuance of the initial building permit, all parcels shall be combined to create a
single parcel matching the zone change area.
d. The following Planning Engineering conditions shall apply:
1. Access to Apache Trails is regulated by ADOT. Encroachment permits for
access to Apache Trails must be obtained directly from ADOT.
2. The subject premises is located within the County’s Urbanized Area and will
disturb more than one (1) acre. A Storm Water Pollution Prevention Permit
(SWPPP), issued by the County (PND), will be required prior to issuance of any
building permits required for site development. See:
https://www.maricopa.gov/DocumentCenter/View/6577
3. Culverts within the 96th Street MCDOT Right-of-Way must be a minimum of 18-
inches and must have end treatments (flared end sections preferred).
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
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.
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. (Infrastructure) Plans must be submitted with the application for Final Plat
Approval and Building Permits
e. Prior to issuance of the initial building permit, written confirmation will be required from
the emergency fire protection jurisdiction having authority that the facility has been
designed in accordance with their regulations and requirements, and that emergency fire
protection service will be provided to the facility. Prior to issuance of the certificate of
occupancy, local fire protection jurisdiction review and approval will be required.
f. 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.
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 shall revert 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
February 7, 2024
Z2023004
Page 2 of 3

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.
h. The following IND-2 IUPD standards shall apply:
Minimum Side yard setback: 5 feet.
Minimum Rear Yard Setback: 5 feet
Minimum Residential Screening Requirement: 8-foot solid wall
Minimum Sight Visibility Triangle Requirements: To match site plan SVT locations:
1. 15-feet-9-inches X 15-feet-9-inches
2. 7-feet X 7-feet
3. 18-feet X 18-feet
4. 0-feet X 0-feet
5. 20-feet X 20-feet
6. 10-feet X 10-feet
Presented by: Andrew Lorentzen, Planner
Reviewed by: Darren Gérard, AICP, Planning Manager
Attachments: 1/11/24 P&Z Packet (20 pages)
1/11/24 PZ Handout memo (1 page)
Note: 1/11/24 Draft P&Z Minutes are not available as of the writing of this report, but can be
provided upon request later when available.
February 7, 2024
Z2023004
Page 3 of 3

Report to the Planning and Zoning Commission
Prepared by the Maricopa County Planning and Development Department
Case: Z2023004 - Rural Electric
Hearing Date: January 11, 2024
Supervisor District: 2
Applicant: Cassandra Ayers, Berry Riddell LLC
Owners: J and R Property Management and Main Street Land LLC
Request/s: Zone Change from R1-8 & IND-2 to IND-2 IUPD
Site Location: Generally located at the NWC of Apache Trail & 96th St in the east Mesa
area
Site Size: Approximately 2.54 acres
Density: N/A
County Island: Yes – City of Mesa
County Plan: Vision 2030 – Industrial & Rural Development Area
Municipal Plan: City of Mesa – 2040 General Plan – Designated Neighborhoods
Municipal Comments: None received
Support/Opposition: None known
Recommendation: Approve with conditions
Z2023004
Page 1 of 7

Project Summary:
1. This application is a request to rezone from R1-8 & IND-2 IUPD to IND-2 IPUD for the expansion
of the Rural Electric manufacturing facility. The subject parcels are located at the northwest
corner of Apache Trail and 96th St. in the east Mesa area. The subject site borders Apache Trail
to the south and 96th St. to the east with a smaller non-affiliated parcel located on the direct
corner.
2. The majority of the property was rezoned to the current IND-2 IUPD under Z2012061 which
allowed for the current use layout and an approved expansion layout to be built at a later time.
The expansion layout was not constructed. The applicant was able to purchase an additional
neighboring residential parcel and is now proposing an expansion and redevelopment of the
entire property.
3. The current application proposes two new facilities built in phases to replace the current
manufacturing operation on site. The applicant is proposing an IUPD to allow deviations to the
zoning ordinance for site planning and use design. The applicant is proposing a minimum setback
of 5’ for all structures and increasing screening requirements from residential uses from 6’ to a
required 8’ solid screening. Further, the applicant is requesting relief from sight visibility triangle
(SVT) requirement standards. SVT’s are requested to be amended per the SVT table located in
the site plan.
Regulation Base Zoning District Proposed Zoning District
Regulation (IND-2) Regulations
(IND-2 IUPD)
Maximum Height 40-feet 40-feet
Minimum Front Yard 20-feet 20-feet
Minimum Side Yard None, except when 5-feet
abutting a rural or
residential zoning
district, then 25-feet
Minimum Rear Yard None, except when 5-feet
abutting a rural or
residential zoning
district, then 25-feet
Minimum Lot Width 60’ 60’
Minimum Lot Area 6,000 Sq. Ft. 6,000 Sq. Ft.
Maximum Lot Coverage 60% 60%
Residential Screening Requirement 6’ solid wall 8’ solid wall
Sight Visibility Triangles 25-feet X 25-feet 1) 15-feet-9-inches X
15-feet-9-inches
2) 7-feet X 7-feet
3) 18-feet X 18-feet
4) 0-feet X 0-feet
5) 20-feet X 20-feet
6) 10-feet X 10-feet
Z2023004
Page 2 of 7

2023 Aerial
Zoning Map
Z2023004
Page 3 of 7

Proposed Site Plan
Z2023004
Page 4 of 7

Existing On-Site and Adjacent Zoning / Land Use:
4. On-site: R1-8 & IND-2 IUPD / Vacant & electrical manufacturing
North: R1-18 / Residential
South: C-3 / Retail sales
East: C-3 / Commercial
West: C-3 & R1-8 / Commercial & residential
Utilities and Services:
5. Water: City of Mesa
Wastewater: Septic
School District: Mesa Unified School District
Fire: Rural Metro
Police: Maricopa County Sheriff
Right-of-Way:
6. 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 R/W Future Classification
96th St. 40’ 40’ Major Collector
Adopted Plans:
7. Vision 2030 (adopted 2016): The comprehensive plan classification is ‘Industrial’ which was
established via CPA2012010 during the previous site entitlement. The remaining R1-8 residential
parcel is classified as Rural Development Area (0-1 d.u./ac).
8. City of Mesa – 2040 General Plan (Adopted 2014): The general plan classification is for
neighborhoods.
Public Participation Summary:
9. The applicant sent notification letters to all parcels within 300’ of the subject parcel. The site has
had 2 notification signs posted since 2/10/2023 and was updated with current public hearing
information on 12/13/2023. To date, staff has not received any public support or opposition.
Outstanding Concerns from Reviewing Agencies:
10. N/A
Staff Analysis:
11. The applicant is proposing an expansion of the current manufacturing land use and a renovation
to expand the electrical manufacturing facility. The expansion necessitates zone change from
Z2023004
Page 5 of 7

residential to industrial. This is in line with previous approvals for the operation and with the
current commercial and industrial uses and zoning along Apache Trail.
Recommendation:
12. Staff recommends the Commission adopt a motion recommending that the Board of Supervisors
approve Z2023004 subject to the following conditions ‘a’ – ‘g’:
a. Development of the site shall be in substantial conformance with the narrative report
entitled “Rural Electric”, consisting of 7 pages, dated October 24, 2023, except as modified
by the following conditions.
b. A Plan of Development is approved subject to site plan entitled “Rural Electric INC ‘Site
Plan’” consisting of 1 full-size sheets, dated 9/26/23. The Plan of Development may be
amended administratively under separate application as long as the amendment complies
with the established IUPD development standards as approved by the Board of
Supervisors. Staff may determine slight refinements to remain in substantial
conformance with the approved site plan. Minor and major amendments to the site plan
will be determined in accordance with Chapter 3 of the Maricopa County Zoning
Ordinance.
c. Prior to issuance of the initial building permit, all parcels shall be combined to create a
single parcel matching the zone change area.
d. The following Planning Engineering conditions shall apply:
1. Access to Apache Trails is regulated by ADOT. Encroachment permits for
access to Apache Trails must be obtained directly from ADOT.
2. The subject premises is located within the County’s Urbanized Area and will
disturb more than one (1) acre. A Storm Water Pollution Prevention Permit
(SWPPP), issued by the County (PND), will be required prior to issuance of any
building permits required for site development. See:
https://www.maricopa.gov/DocumentCenter/View/6577
3. Culverts within the 96th Street MCDOT Right-of-Way must be a minimum of 18-
inches and must have end treatments (flared end sections preferred).
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
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.
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.
Z2023004
Page 6 of 7

6. (Infrastructure) Plans must be submitted with the application for Final Plat
Approval and Building Permits
e. Prior to issuance of the initial building permit, written confirmation will be required from
the emergency fire protection jurisdiction having authority that the facility has been
designed in accordance with their regulations and requirements, and that emergency fire
protection service will be provided to the facility. Prior to issuance of the certificate of
occupancy, local fire protection jurisdiction review and approval will be required.
f. 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.
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 shall revert 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: Matthew Holm, AICP, Planning Supervisor
Attachments: Case Map (1 page)
Site Plan (1 page)
Narrative Report (7 pages)
Engineering comments (3 pages)
MCESD comments (1 page)
Z2023004
Page 7 of 7


2929.COM
LEGAL DESCRIPTION SITE DATA
220-28-038A 6'-0" CMU SCREEN WALL 1
ZONING:R1-8
RETENTION BASIN - LOT COVERAGE
5'-0" B.S.B. SEE CIVIL SITE VISIBILITY TRIANGLE -
S.89° 57' 23" E 290.74' TYP. APN 220-28-046 GROSS ACREAGE = NET ACREAGE
220-28-011 PARCEL 1 = 7,140 SF / 36,745 SF (0.84 ACRES) = 19.4% LOT COVERAGE
ZONING:R1-8 13'-9" DEED 2004-0846559 M.C.R PARCEL 2 = 14,250 SF / 73,768 SF (1.7 ACRES) = 19.3% LOT COVERAGE GROUP
15'-9"
TOTAL = 21,390 SF / 110,513 SF (2.54 ACRES) = 19.3% LOT COVERAGE
30'-9" PARCEL NO. 1
6'-0" CMU SCREEN WALL 10 15'-9" PROPOSED ZONING AND LAND USE
TYPICAL AT MATERIAL THE WEST 100 FEET OF THE SOUTH 350 FEET OF THE SOUTH HALF OF THE EAST HALF OF THE PARCEL EXISTING ZONING PROPOSED ZONING
STORAGE EAST HALF OF THE EAST HALF OF THE EAST HALF OF THE NORTHWEST QUARTER OF PARCEL 1 - I-2 (LIGHT INDUSTRIAL) - I-2 IUPD (LIGHT INDUSTRIAL)
30'-0" SECTION 22, TOWNSHIP 1 NORTH, RANGE 7 EAST, OF THE GILA AND SALT RIVER BASE AND PARCEL 2 - I-2 (LIGHT INDUSTRIAL) - I-2 IUPD (LIGHT INDUSTRIAL)
RETENTION BASIN - 7'-0" MERIDIAN, MARICOPA COUNTY ARIZONA;
SEE CIVIL 2 PARKING REQUIREMENTS EUTSCH
EXCEPT THE WEST 20 FEET THEREOF.
ARCHITECTURE
10' X 20' LOADING PROPOSED MANUFACTURING: 19,251 SF / 900 =22 SPACES
SPACE 6 7'-0" 220-31-001G PARCEL NO. 2 PROPOSED OFFICE: 2,139 SF / 250 =9 SPACES
ZONING:R-5
PARCEL 2 A NON-EXCLUSIVE EASEMENT FOR INGRESS AND EGRESS OVER THE WEST 20 FEET OF THE TOTAL SPACES REQUIRED =31 SPACES
220-28-010 SOUTH 350 FEET OF THE SOUTH HALF OF THE EAST HALF OF THE EAST HALF OF THE EAST ADA REQUIRED =2 SPACES
ZONING:R1-8 APN: 220-38-038C 5'-0" HALF OF THE NORTHWEST QUARTER OF SECTION 22, TOWNSHIP 1 NORTH, RANGE 7 EAST OF
B.S.B. 40'-0" THE GILA AND SALT RIVER BASE AND MERIDIAN, MARICOPA COUNTY, ARIZONA. SPACES PROVIDED =63 SPACES
ADA PROVIDED =5 SPACES
R.O.W. DEED 2000-0526657 M.C.R
5'-0" EQUIPMENT - UTILITY INFORMATION
B.S.B. PARCEL NO. 1 WATER CITY OF MESA
MATERIAL STORAGE
WASTEWATER ON-SITE SEPTIC SYSTEM
31,778 SF BUILDING 118.30' THAT PORTION OF THE SOUTHEAST QUARTER OF THE NORTHWEST QUARTER OF SECTION FIRE PROTECTION RURAL METRO D
190'-0" (PHASE 1) TWENTY-TWO (22), TOWNSHIP ONE (1) NORTH, RANGE SEVEN (7) EAST OF THE GILA AND SALT POLICE PROTECTION MARICOPA COUNTY SHERIFF
W RIVER BASE AND MERIDIAN, MARICOPA COUNTY, ARIZONA, DESCRIBED AS FOLLOWS; ELECTRIC SRP
14,250 SF 5 8
51" ST NATURAL GAS SOUTHWEST GAS
03' BEGINNING AT A POINT 150 FEET NORTH AND 129.77 FEET WEST OF THE SOUTHEAST CORNER TELEPHONE QWEST
193'-0" OF SAID NORTHWEST QUARTER; REFUSE POWER ALLIED WASTE
142'-3" 75'-0" S0°
THENCE NORTH 1 DEGREE 34 MINUTES 00 SECONDS EAST 200.08 FEET;
THENCE SOUTH 89 DEGREES 52 MINUTES 00 SECONDS WEST, PARALLEL TO THE SOUTH LINE SCHOOL DISTRICT
18'-0" 26'-0" 18'-0" 96TH OF SAID NORTHWEST QUARTER, 64.70 FEET; MESA UNIFIED SCHOOL DISTRICT
THENCE SOUTH ALONG A LINE PARALLEL TO AND 189 FEET WEST OF THE EAST LINE OF SAID
SEPTIC TANK SEE CIVIL
NORTHWEST QUARTER, 200 FEET; BUILDING HEIGHT
9'-0" MONUMENT THENCE NORTH 89 DEGREES 52 MINUTES 00 SECONDS EAST, 59.23 FEET TO THE POINT OF ALLOWED BUILDING HEIGHT 40'-0" E E R R E E D D A A R R C C
SIGN. BEGINNING. PROPOSED BUILDING PHASE 1&2 32'-0" S S T T T T I I F F I I C C A A T T E E H H I I
3 UNDER N. I I R R N N T T
TRASH ENCLOSURE G G E E 49329 O O E E
SEPARATE PARCEL NO. 2 E E C C SHARON E. . . C C
PERMIT R R T T
STAMBOLOS
THE NORTH 200 FEET OF THE SOUTH 350 FEET OF THE EAST HALF OF THE EAST HALF OF THE D D _ _
UNDERGROUND RETENTION SOUTHEAST QUARTER OF THE NORTHWEST QUARTER OF SECTION TWENTY-TWO (22), a a t t e e S S 11/21/23 _ _ _ _ _ _
SEE CIVIL A A i i g g n n e e d d _ _ _ _ _ _ _ _ _ _ _ _ A A . .
TOWNSHIP ONE (1) NORTH, RANGE SEVEN (7) EAST OF THE GILA AND SALT RIVER BASE AND R R I I . .
MERIDIAN, MARICOPA COUNTY, ARIZONA; Z Z O O N N A A U U . . S S
W W W W 11'-0" 5'-0"
W W W 18'-0" Expires 3/31/24
W EXCEPT THE WEST 100 FEET; AND 4600
W 3 SITE VISIBILITY TRIANGLE TABLE
5'-0" 3'-0" MAN GATE 18'-0" EXCEPT THE EAST 189 FEET.
EAST INDIAN SCHOOL RD
SLIDING 30'-0"
220-28-007A 35' R / 55' R TURNING RADIUS METAL GATE PARCEL NO. 3 1 15'-9" X 15'-9" SVT PHOENIX, ARIZONA 85018
ZONING:C-3 58'-0" 602-840-2929 P
6'-0" CMU SCREEN WALL AN EASEMENT FOR INGRESS AND EGRESS AS CREATED BY DEED RECORDED IN DOCKET
N89° 56' 07" W 270.92' 11501 PAGE 170, RECORDS OF MARICOPA COUNTY, ARIZONA OVER PARCELS A AND BE 2 7'-0" X 7'-0" SVT
DESCRIBED AS FOLLOWS:
26'-0"
PARCEL 1
W 4 PARCEL A: 3 APPROVE
W 18'-0" X 18'-0" SVT
APN: 220-28-046
THE NORTH 200 FEET OF THE SOUTH 350 FEET OF THE WEST 20 FEET OF THE EAST HALF OF AND
THE EAST HAL OF THE SOUTHEAST QUARTER OF THE NORTHWEST QUARTER OF SECTION 4
6'-0" CMU SCREEN WALL UNDERGROUND 0'-0" X 0'-0" SVT CERTIFY CONTRACTOR
TWENTY-TWO (22), TOWNSHIP ONE (1) NORTH, RANGE SEVEN (7) EAST OF THE GILA AND SALT
TYPICAL AT MATERIAL RETENTION 6'-0" CMU SCREEN WALL RIVER BASE AND MERIDIAN, MARICOPA COUNTY, ARIZONA.
STORAGE SEE CIVIL TO
5 20'-0" X 20'-0" SVT OWNER THE
84'-11" PARCEL B: INC.
FROM
EQUIPMENT - THE
440' THE SOUTH 20 FEET OF THE WEST 206.58 FEET OF THE NORTH 120 FEET OF THE SOUTH 470
E W 200.00' MATERIAL STORAGE FEET OF THE EAST HALF OF THE EAST HALF OF THE SOUTHEAST QUARTER OF THE 6 10'-0" X 10'-0" SVT ALLOWS RECEIVED
58" W 15,711 SF NORTHWEST QUARTER OF SECTION TWENTY-TWO (22), TOWNSHIP ONE (1) NORTH, RANGE
03' W SLIDING SEVEN (7) EAST OF THE GILA AND SALT RIVER BASE AND MERIDIAN, MARICOPA COUNTY, ST. ARE
51"
METAL GATE ARIZONA. VICINITY MAP 85207 CONTRACT
N.0° 03' ESTIMATES
S0° 8 220-28-043A 220-31-001J THIS
ZONING:C-3 ZONING:C-3 ELECTRIC MAIN AND
APN 220-28-038C
200.00' AZ
PROVISION: BILLINGS
W DEED 2008-0050327 M.C.R E
10'-4" 140'-0" 6'-0" 26'-0" 18'-0" 51" E BOISE ST PERIOD THE
W W 03' PARCEL 1 MESA,
9502 AFTER
THE WEST 20 FEET OF THE NORTH 200 FEET OF THE SOUTH 350 FEET OF THE EAST HALF OF SITE
BUILDING 51'-0" 200.09' S0° THE EAST HALF OF THE SOUTHEAST QUARTER OF THE NORTHWEST QUARTER OF SECTION DAYS
APPROVAL
22, TOWNSHIP 1 NORTH, RANGE 7 EAST OF THE GILA AND SALT RIVER BASE AND MERIDIAN, 30
(PHASE 2) WAY
E MARICOPA COUNTY, ARIZONA. ST PL ST
7,140 SF 29" AND WITHIN
95TH 95TH 96TH 96TH RURAL
6'-0" CMU SCREEN WALL 10'-0" 36' PARCEL 2
THE NORTH 118.3 FEET OF THE SOUTH 468.3 FEET OF THE EAST HALF OF THE EAST HALF OF N N N N ESTIMATES
N.1° CERTIFICATION
THE SOUTHEAST QUARTER OF THE NORTHWEST QUARTER OF SECTION 22, TOWNSHIP 1
NORTH, RANGE 7 EAST OF THE GILA AND SALT RIVER BASE AND MERIDIAN, MARICOPA AND
W W COUNTY ARIZONA.
2 EXTENDED BILLINGS
8 4 18'-0"
DEED 2009-0359568
OF
9 THE NORTH 200 FEET OF THE SOUTH 650 FEET OF THE SOUTH HALF OF THE EAST HALF OF NOTICE
SEPTIC TANK SEE CIVIL 5'-0" THE EAST HALF OF THE EAST HALF OF THE NORTHWEST QUARTER OF SECTION 22,
26'-0" TOWNSHIP 1 NORTH, RANGE 7 EAST OF THE GILA AND SALT RIVER BASE AND MERIDIAN,
MARICOPA COUNTY ARIZONA; EAST MAIN ST (E APACHE TRAIL)
20'-0" B.S.B. 6 FIRST ISSUED: 01/10/2023
20'-0" 5 EXCEPT THE NORTH 60 FEET; AND,
W W 10'-0" REVISIONS
S89° 55' 57" W 181.25' N89° 55' 57" E 89.77'
EXCEPT ANY PORTION LYING WITHIN THE NORTH 18.3 FEET OF THE SOUTH 468.3 FEET OF
10'-0" 26'-0" 20'-0" THE EAST 330.88 FEET OF THE SOUTHEAST QUARTER OF THE THE NORTHWEST QUARTER OF No. DATE DESCRIPTION
N89° 55' 57" E 19.94' MONUMENT SIGN. UNDER SAID SECTION 22. N
SEPARATE PERMIT
SITE VISIBILITY TRIANGLE -
TYP. N.T.S.
Electric_lmarin@2929.com.rvt
STAMP BOX
E. APACHE TRAIL
Rural CASE#: Z2023004
REVISED 06/06/23
REVISED 09/26/23
R.O.W. 150'-0"
C:\Users\lmarin\Documents\21217
PROJECT NO: 21217
AM
DRAWN BY: JM / KC
10:29:39
CHECKED BY: LM / DCALC
COPYRIGHT 2022: DEUTSCH
11/21/2023
ARCHITECTURE GROUP
GROUP SITE PLAN
SITE PLAN
ARCHITECTURE 1
SCALE 1" = 30'-0" N
0' 30' 60' 90' 120'
DEUTSCH
2022 AS-100
c

Rural Electric
NWC of Apache Trail and 96th Street, Mesa
Zone Change with Overlay and Plan of Development Narrative
Case Number: Z2023004
October 24, 2023
Prepared by:
Berry Riddell LLC
Cassandra Ayres, Esq.
Elyse DiMartino, Planner
6750 E. Camelback Rd., Suite 100
Scottsdale, Arizona 8525

REQUEST
The purpose of this request is for a Zone Change with Overlay and a Plan of Development
(POD) for an approximate 2.52-acre site located at the northwest corner of East Apache Trail and
North 96th Street, Mesa, Arizona (the “Site”), as shown in red below. The Site is comprised of
two parcels, designated as Maricopa County Assessor Parcel Numbers 220-28-038C and 220-28-
046. The southern parcel, Parcel Number 220-28-046, is zoned Light Industrial Zoning
District/Industrial Unit Plan of Development (IND-2/IUPD) and the northern parcel, Parcel
Number 220-28-038C, is zoned Single- Family Residential Zoning District (R1-8). The Site is
designated as Urban Residential High on the East Mesa Area Plan and Neighborhood on the
2040 City of Mesa General Plan (“General Plan”). The intent is to rezone the northern parcel
from R1-8 to IND-2/IUPD and receive approval on the POD in order to incorporate and develop
the northern parcel in conjunction with the southern parcels on the Site.
An IUPD is being requested to address the following development standards:
Regulation Base Zoning District Proposed Zoning District
Regulations (IND-2) Regulations (IND-2 IUPD)
Maximum Height 40’ 40’
Minimum Front Yard 20’ 20’
Minimum Side Yard None, except when abutting a 5’
rural or residential zoning
district, then 25’

Minimum Rear Yard None, except when abutting a 5’
rural or residential zoning
district, then 25’
Minimum Lot Width 60’ 60’
Maximum Lot Coverage 60% 60%
Parking Spaces 31 parking spaces 63 spaces
2 ADA spaces 5 ADA spaces
Screening 6’ solid wall 8’ solid wall
PROPOSAL
The Site proposes two structures and their associated parking. The first structure will be on the
northern piece of the Site fronting N. 96th Street. The proposed structure will be an approximate
14,250 square foot building and will serve as a manufacturing facility. Surface parking will line
N. 96th Street, including two ADA accessible parking spaces. The rear of the structure will
contain an approximate 37,778 square foot surface lot intended for equipment and material
storage.
The second structure will be located on the southern portion of the Site, fronting E. Apache Trail.
The proposed structure will be an approximate 7,140 square foot office building with associated
surface parking fronting E. Apache Trail. In addition to the surface parking, the office area will
also propose 2 ADA parking spaces. The rear of the of the office building will contain an
additional 15,711 square foot surface lot for equipment and material storage.
The proposed development will contain three vehicular access points, two on N. 96th Street and
one on E. Apache Trail. Monument signs will be placed at each access point. On the north and
west boundary lines a 6’ CMU wall will be constructed to adequately screen and buffer the
single-family residences to the north and the park model RV lot to the west. Please see below for
a view of the site plan.


SIGHT VISIBILITY TRIANGLE DEVIATIONS
As shown below, the development proposes to deviate from the traditional 25’-0” X 25’-0” Sight
Visibility Triangle (“SVT”) dimensions. SVTs will be provided on both sides of all ingress and
egress points, will be entirely located within the Site, and will not be located within planned
parking spaces, driveways or walkways.
Regulation Base Zoning District Proposed Zoning District
Regulations (IND-2) Regulations (IND-2 IUPD)
Sight Visibility Triangles 25’-0” X 25’-0” 96th Street (north access
point):
• North: 15’-9” X 15’-
9”
• South: 7’-0 X 7’-0”
96th Street (south access
point):
• North: 18’-0” X 18’-
0”
• South: 0’-0” X 0’-0”
Apache Trail:
• East: 20’-0’ X 20’-0”
• West: 10’-0” X 10’-
0’
DRAINAGE AND RETENTION
For off-Site drainage considerations, Maricopa County requirements state that the Site must
retain the half street drainage volumes as well as maintain existing offsite flows through the
Site. The proposed conceptual grading of the Site frontage provides adequate storm retention for
the offsite, half street volumes as shown on the preliminary grading and drainage
plans. Additionally, the concept will allow for the existing flow (5.0 cfs) to pass along the
frontage of the Site through the proposed shallow basin eventually bleeding off the south side of
the Site along 96th Street.
The on-Site retention will be provided for the 100-year, 2-hour design storm through two
underground storage tanks providing a total of 20,201 cubic feet of retention on the Site. The
drainage areas have been preliminarily designed to accept flows in two separate systems
allowing for the phased development of the Site.
SURROUNDING CONTEXT
The Site is bounded on all sides by properties within the jurisdiction of Maricopa County. To the
north of the Site are single family residences, zoned R1-8. To the east, across North 96th Street is
a wholesale flooring store, zoned General Commercial Zoning District (C-3). To the south,
across East Apache Trail is a vacant, undeveloped lot zoned Multiple Family Residential (R-5)

and retail stores zoned C-3. To the west of the Site is a park model RV lot, also zoned C-3.
Finally, at the northwest corner of the Site are existing single-family residences, zoned R1-8.
The Site and its surrounding context is contained within the planning area for the City of Mesa
2040 General Plan (the “General Plan). Both the Site and the surrounding context are designated
as Neighborhood on the General Plan. The proposed development’s conformance with the
General Plan’s goals and policies is outlined further along in this narrative.
Given the location of the Site and its surrounding context, the Site is an ideal location for the
proposed Rural Electric expansion.
LOCATION AND ACCESSIBILITY
The Site is located at the northwest corner of East Apache Trail and North 96th Street. The Site is
located less than one mile from the Loop 202 Freeway and less than two miles from the U.S.
Route 60. Accessibility to freeways and major streets make this location ideal for the proposed
development.
CIRCULATION
As forementioned, the Site has three vehicular access points, two located on North 96th Street
and one located on East Apache Trail. All three vehicular access points will connect to
internalized parking lots for the proposed manufacturing and office buildings. Drive aisles will
connect the northern parking lot and the southern parking lot. Speed bumps will be strategically
placed across the drive aisles near entrances to the structures to slow the speed of vehicular
traffic in places where the design demands a higher rate of pedestrian foot-traffic.
DEVELOPMENT SCHEDULE AND PHASING
The project will be constructed in two phases. The first phase will construct an approximate
14,250 square foot manufacturing building on the northern parcels on the Site. Additionally, the
first phase will include the construction of the structure’s associated parking, an 6’ -0” screening
wall on the northern and eastern boundaries of the Site, and two monument signs, both located
along North 96th Street. Finally, the first phase will construct a 31,778 square foot equipment
material storage area, which will be located at the rear of the manufacturing building.
The final phase of the development, Phase 2, will serve to construct a 7,140 square foot office
building on the southern two parcels of the Site, parcel numbers 220-28-005D, and 220-28-
005U. This phase of the project also proposes to construct a 15,711 square foot material storage
area and an 6 ’-0” screening wall on the western boundary of the Site. Finally, this phase of
construction will include a parking lot for the associated office building and a monument sign
along East Apache Trail.
COMMUNITY FACILITES AND SERVICES
The Site is located within the Mesa Unified School District. Since the Site is proposing a
commercial development, it will have no impact on public schools, parks, or recreation in the
area.

PUBLIC UTILITIES AND SERVICES
The proposed development feed into the City of Mesa’s water system. All septic services will be
supported by an on-site septic system. Electric utility will be provided by the Salt River Project
(SRP). Southwest Gas will provide gas to the Site. Finally, Allied Waste will provide refuse
services to the proposed development.
COMPLIANCE WITH THE CITY OF MESA’S GENERAL PLAN
The Site is located with the long-range planning area for the City of Mesa’s (the “City”) General
Plan, where it has a designation of Neighborhood. Pursuant to the General Plan, Neighborhood
districts can provide a mix of residential and non-residential uses.
Non-residential uses found in Neighborhood districts typically encompass commercial uses.
However, the proposed development is a revitalization of a previously accepted industrial use.
This proposal seeks to restore and redevelop the proposed development, which will bring
aesthetic value and increase property values in the surrounding Neighborhood district.
The application does not expect any conflict with the City of Mesa in regard to their General
Plan designation of Neighborhood.
CONCLUSION
This is a request seeking to rezone the Site from IND-2 IUPD and R1-8 to IND-2 IUPD in order
to establish cohesive zoning on the Site to allow for the redevelopment and expansion of the
existing Rural Electric facility on the Site. Additionally, this is a concurrent request for approval
on a POD for the entire Site. Your time and attention to this matter is greatly appreciated.

Planning & Development
Engineering Plan Review
Date: December 06, 2023
Doug Jones, P.E., CFM
Planning & Development Memo To: Darren Gerard, AICP, Planning Manager, Department of Planning &
301 W. Jefferson St., Suite 170 Development
Phoenix, Arizona 85003
Phone: (602) 372-0790
www.maricopa.gov/planning Attn: Andrew Lorentzen, Planner, Planning & Development Services
Email address:
Doug.Jones@maricopa.gov
cc: Michael Norris P.E., Engineering Manager, Planning and Development
Bob Fedorka, PE, Engineering Supervisor, Planning & Development
From: Doug Jones, PE, CFM, Plans Examiner Engineer, Planning &
Development
Subject: Z2023004 - Rural Electric
APN(s): 220-28-046, 220-28-038C
Engineering Review has reviewed the first plan and report routed for review on
11/28/2023, for the subject application and has no objections provided the following
stipulations are made part of any approval:
1. Access to Apache Trails is regulated by ADOT. Encroachment permits for
access to Apache Trails must be obtained directly from ADOT.
2. The subject premises is located within the County’s Urbanized Area and will
disturb more than one (1) acre. A Storm Water Pollution Prevention Permit
(SWPPP), issued by the County (PND), will be required prior to issuance of
any building permits required for site development.
See: https://www.maricopa.gov/DocumentCenter/View/6577
3. Culverts within the 96th Street MCDOT Right-of-Way must be a minimum of 18-
inches and must have end treatments (flared end sections preferred).
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 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.
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.

Page 2 of 3
DRAINAGE PLAN REVIEW REFERENCES:
The Drainage Regulations are listed in Section 1205 of the MCZO:
https://www.maricopa.gov/documentcenter/view/272
Maricopa County Drainage Policies and Standards Manual:
https://www.maricopa.gov/DocumentCenter/Home/View/2369
For Additional Information See:
https://www.maricopa.gov/1635/Drainage-Review
FLOOD CONTROL DISTRICT OF MARICOPA COUNTY REFERENCES:
Floodplain Regulations for Maricopa County:
https://www.maricopa.gov/DocumentCenter/View/630
For Additional Information See:
https://www.maricopa.gov/3847/Flood-Control-District
PND TRANSPORTATION REFERENCES:
Residential Driveway Guidelines
https://www.maricopa.gov/documentcenter/view/362
Roadway Design Manual
http://www.mcdot.maricopa.gov/DocumentCenter/View/24883
Maricopa County Resolution for ROW Permits
https://www.maricopa.gov/documentcenter/view/364
For Additional Information See:
https://www.maricopa.gov/156/MCDOT
PND STORMWATER QUALITY (SWPPP) REFERENCES:
Storm Water Quality Management and Discharge Control Regulation
https://www.maricopa.gov/DocumentCenter/View/6577
Air Pollution Control Regulations Rule 310
https://www.maricopa.gov/DocumentCenter/View/5354
For Additional Information See:
https://www.maricopa.gov/3980/Water-Sewage-Stormwater-Waste

Page 3 of 3
Abbreviations Key:
Drainage:
DD = Department Directive (See: http://www.maricopa.gov/1911/Department-
Directives)
MCZO = Maricopa County Zoning Ordinance
DPSM = Maricopa County Drainage Policies and Standards
SSA = State Standard Attachment
DDMV1= Maricopa County Drainage Design Manual – Hydrology
DDMV2 = Maricopa County Drainage Design Manual – Hydraulics
Flood Control:
FRMC = Floodplain Regulations for Maricopa County
PND Transportation:
RDM = MCDOT Roadway Design Manual
RDG = MCDOT Residential Design Guidelines
MSRP = MCDOT Major Streets and Routes Plan
PND Storm Water:
SWMDCR= Maricopa County Storm Water Quality Management and Discharge
Control Regulation
DDMV3= Maricopa County Drainage Design Manual – Erosion Control
APCR= Maricopa County Air Pollution Control Regulations – Rule 310

Maricopa County
Environmental Services Department
Water and Waste Management
Subdivision Infrastructure
& Planning Program
301 Phoenix, W. Jefferson AZ 85003 St. Project Name: Rural Electric Primary Contact Name: Cassandra
Ayres
Subdivision@maricopa.gov esd.maricopa.gov Planning Application Type: Zone Change APN(s): 220-28-046 & 220-28-038C
with Overlay
Reviewer: Souren Naradikian, P.E. Planner Name: Andrew Lorentzen
Email: Souren.Naradikian@maricopa.gov Planning Case #: Z2023004
Phone: 602-372-2907 Date: January 18, 2023
The Maricopa County Environmental Services Department (MCESD) has completed review for the
Rural Electric planning case(s). Please note the following MCESD requirements for site
development:
Onsite Wastewater –
A Minor Plan Review application must be submitted for any existing 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.
For Onsite Wastewater related questions, please contact the Onsite Program at (602) 506-6666 or
by email at septicquestions@maricopa.gov
Additional Notes –
Environmental Services does not require these items for condition of approval of Z2023004,
however these items must be addressed with the development of the site. Environmental Services
does not require additional review of this case.
*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

DATE: January 11, 2024
TO: Planning & Zoning Commission
From: Andrew Lorentzen, Planner
SUBJECT: Z2023004 – Rural Electric
Agenda Item: 2
Staff has added an additional stipulation to the above case, with applicant approval.
Stipulation ‘h’ to read:
h. The following IND-2 IUPD standards shall apply:
Minimum Side yard setback: 5 feet.
Minimum Rear Yard Setback: 5 feet
Minimum Residential Screening Requirement: 8-foot solid wall
Minimum Sight Visibility Triangle Requirements: To match site plan SVT locations:
1. 15-feet-9-inches X 15-feet-9-inches
2. 7-feet X 7-feet
3. 18-feet X 18-feet
4. 0-feet X 0-feet
5. 20-feet X 20-feet
6. 10-feet X 10-feet
Staff recommends the Commission adopt a motion recommending that the Board of Supervisors
approve Z2023004 subject to conditions ‘a’ – ‘h’