Extracted text (via pymupdf_layout)
133427 characters
Report to the Board of Supervisors Prepared by the Maricopa County Planning and Development Department Board Hearing Date: December 7, 2016 Case #/Title: MCP2016005 – Allen Ranches Supervisor District: 4 Applicant/Owner: HilgartWilson / Allen Ranches LLC Request: Military Compatibility Permit (MCP) without precise Plan of Development for commercial and industrial uses in the Rural- 43 Military Airport and Ancillary Military Facility Overlay Zoning District Site Location: Generally located southwest corner of Bethany Home Rd. and Loop 303 in the Glendale area. Site Size: 497 acres County Island Status: Yes (City of Glendale) Additional Comments: All concerns from reviewing County agencies are addressed with recommended conditions. Commission Recommendation: On 11/3/16, the Commission voted 7-0 to recommend approval of MCP2016005 subject to conditions ‘a’ – ‘j’: Provided the following conditions are met: a. Development of the site shall be in conformance with the Narrative Report entitled, “Allen Ranches”, consisting of 40 pages, dated revised October 3, 2016, and stamped received October 3, 2016, except as modified by the following conditions. b. The following land uses shall be allowed: Transportation, communication and utilities 1. Railroad and rapid rail transit. 2. Highway and street right-of-way. 3. Motor vehicle parking. 4. Communications (noise sensitive). 5. Utilities. 6. Other transportation, communication and utilities. Commercial/retail trade December 7, 2016 MCP2016005 Page 1 of 8 1. Wholesale trade. 2. Building materials-retail 3. General merchandise-retail. 4. Food-retail. 5. Automotive and marine. 6. Apparel and accessories-retail. 7. Eating and drinking places. 8. Furniture and home furnishings-retail. 9. Other retail trade. Personal and business services 1. Finance, insurance and real estate. 2. Personal services. 3. Business services. 4. Repair services. 5. Contract construction services. 6. Indoor recreation services. 7. Other services. Industrial/manufacturing 1. Food and kindred products. 2. Textile mill products. 3. Apparel. 4. Lumber and wood products. 5. Furniture and fixtures. 6. Paper and allied products. 7. Printing and publishing. 8. Chemicals and allied products. 9. Petroleum refining and related industries. 10. Rubber and miscellaneous plastic. 11. Sone, clay and glass products. 12. Primary metal industries. 13. Fabricated metal products. 14. Professional, scientific and controlling instruments. 15. Miscellaneous manufacturing. Public and quasi-public services 1. Government services. 2. Cultural activities, including churches. 3. Medical and other health services. 4. Cemeteries. 5. Nonprofit organizations. 6. Other public and quasi-public services. Outdoor Recreation 1. Playgrounds and neighborhood parks. 2. Community and regional. 3. Nature exhibits (within 65 – 69 LDN noise contours). 4. Spectator sports, including arenas. 5. Gold courses and riding stables. 6. Water based recreational areas. 7. Resort and group camps. 8. Auditoriums and concert halls. 9. Outdoor amphitheaters and music halls. 10. Other outdoor recreation. Resource production, extraction and open space 1. Agriculture (except livestock). 2. Livestock farming and animal breeding. 3. Forestry activities. 4. Fishing activities and related services. 5. Mining activities. December 7, 2016 MCP2016005 Page 2 of 8 6. Permanent open space. 7. Water areas (not incidental to farming). Land Uses identified in MCZO 1. Amusement enterprises and outdoor amusement parks, excluding water parks. 2. Antique shops. 3. Arcades. 4. Art Galleries. 5. Art metal and ornamental iron shops. 6. Art needlework, handweaving and tapestries. 7. Auction sales, including swamp meet operations. 8. Automobile sales, service and rental. 9. Automobile laundries, provided steam cleaning is confined to a building. 10. Automobile repair shops and garages, including an outside vehicle storage area to be used for vehicles under repair which shall be completely screened from any street or surrounding property and further provided all repair operations are conducted within a building. 11. New and used, automobile and golf cart sales, and rentals provided all sales, service, and repair activities are conducted within a building. 12. Automobile parts and supplies. 13. Awning and canvas store. 14. Bakery shops, including baking on premises for on-site sales only. 15. Bakeries, wholesale. 16. Banks. 17. Banks, building and loan associations, savings and loan associations, title insurance companies, trust companies, credit unions, finance companies and investment companies. 18. Bars, including retail sales of package goods for off-site consumption, provided that there is no entertainment or music audible offsite. 19. Barber and beauty shops. 20. Blueprint, Photostat and reproduction (copy) services. 21. Boat sales, service and rental. 22. Books, hand binding and tooling. 23. Book, stationery and gift shops except adult oriented facilities as defined under Chapter 2 of the Maricopa County Zoning Ordinance. 24. Bottling plants or breweries. 25. Bowling alleys. 26. Bus depots. 27. Cabinet and carpenter shops. 28. Candy shops, including manufacturing of candy on the premises for on-site sales only. 29. Catering establishments not utilizing any manufacturing process or outside storage of materials or vehicles. 30. Churches and houses of worship, including accessory columbariums provided that the building area of the columbarium shall not exceed 10% of the total building area of the church building(s), provided there are no schools or overnight stays. 31. Cleaning agencies, laundry agencies, pressing establishments and self-service laundries, including self-service dry cleaning machines, provided there is no cleaning of clothes on the premises. 32. Cleaning plants, including carpets and dyeing. 33. Clock and watch repair shops. 34. Clothing and dry good shops, including clothing and costume rental. 35. Commercial storage of mobile homes, manufactured homes, travel trailers, recreation vehicles, boats and aircraft. 36. Compounding of cosmetics and pharmaceutical products. 37. Conservatories or studios: Art, dancing or music. 38. Construction equipment, including sales, service, rental and storage. 39. Craft and hobby shops, with incidental craft or hobby instruction only. 40. Dairy products, processing of. 41. Dance halls and nightclubs, including outdoor amplified music, except adult oriented facilities as defined under Chapter 2. 42. Delicatessen shops. 43. Department stores. December 7, 2016 MCP2016005 Page 3 of 8 44. Dress shops. 45. Drive-in restaurants and refreshment stands. 46. Drive-in or outdoor theaters. 47. Drugstores and soda fountains. 48. Electrical fixtures and appliance sales, repair and service. 49. Equipment rentals and sales, but not including equipment customarily used for heavy construction. 50. Farm animal (horse, cattle and other farm animal) medical clinics and surgical hospitals. 51. Farms as defined in Chapter 2 of the Maricopa County Zoning Ordinance. 52. Feed stores, inside storage only. 53. Florist shops. 54. Frozen food lockers, including processing but not slaughtering of animals. 55. Funeral homes, mortuaries and chapels. 56. Furniture stores including: new, used, finished or unfinished merchandise. 57. Gardens and community gardens as defined in Chapter 2 of the Maricopa County Zoning Ordinance. 58. Gas (butane or propane), retail sales for individual consumption such as canisters and cylinders used for grilling, camping, and other domestic uses. 59. Gasoline service stations, provided all incidental repair work is conducted wholly within a completely enclosed building and space required for such repair work does not constitute more than 60% of the floor area. 60. Grocery stores and meat markets, provided there is no slaughtering of animals or poultry on the premises. 61. Hardware shops. 62. Health spas and public gyms. 63. Household appliance shops. 64. Ice cream shops, including manufacturing of ice cream on the premises for on-site sales only. 65. Interior decorator shops. 66. Jewelry shops. 67. Jewelry, manufacture from precious metals and minerals. 68. Key, locksmith or gun shops. 69. Laboratories, medical or dental. 70. Laboratories, research, experimental and testing. 71. Laboratories, experimental, photo or motion picture, research or testing. 72. Landscape material sales provided all incidental equipment and supplies, including fertilizer and empty cans, are kept within a completely enclosed building or within an area enclosed on all sides by a solid fence or wall at least six feet in height, and no goods, materials or objects are stacked higher than the fence or wall so erected. 73. Liquor stores. 74. Lumber yards not including industrial milling or planning operations. 75. Manufacture and assembly of clay, leather, metal and glass products of a handicraft nature. 76. Manufacture and assembly of medical, dental and drafting instruments. 77. Manufacture and assembly of optical goods and equipment, watches, clocks and other similar precision instruments. 78. Manufacture and assembly of electrical or electronic apparatus, musical instruments, games and toys. 79. Manufacturing, compounding, assembling, processing, packaging or treatment of products such as candy, drugs, perfumes, pharmaceuticals, perfumed toilet soaps, toiletries, but not including the refining or rendering of fats and oils. 80. Manufacturing, compounding, assembling or treatment of articles or merchandise from the following previously prepared materials: bone, cellophane, canvas, cloth, cork, feathers, felt, fiber, fur, glass, hair, leather, paper, plastics, precious or semi- precious metals or stones, light sheet metal, shell, textiles, tobacco, wire, yarns, wood not involving planing mills, and paint not December 7, 2016 MCP2016005 Page 4 of 8 employing a boiling process. 81. Manufacturing or assembly of electrical appliances, electronic instruments and devices, optical goods, precision instruments, radios and phonographs, including the manufacture of small parts only, such as coils, condensers, transformers and crystal holders. 82. Manufacture of pottery and figurines or other similar ceramic products using only previously pulverized clay. 83. Medical and clinical laboratories, provided no overnight stays. (Nighttime shiftwork is allowed.) 84. Miniature golf courses and driving ranges. Lakes and ponds are not allowed. 85. Mobile home, travel trailer and recreation vehicle sales and service. 86. Nurseries, flower and plant sales, provided all incidental equipment and supplies including fertilizer and empty cans, are kept within a completely enclosed building or within an area enclosed on all sides by a solid fence or wall at least six feet in height and no goods, materials or objects are stacked higher than the fence or wall so erected. 87. Any business office in which chattels or goods, wares or merchandise are not commercially created, repaired, sold or exchanged. 88. Offices. 89. Any other office, laboratory, manufacturing and assembly uses similar to those uses enumerated herein which do not create any danger to the public health, safety and general welfare in surrounding areas and which do not create any offensive noise, vibration, smoke, dust, odor, heat or glare, and which by reason of high value in relation to size and weight of merchandise received and shipped create very little truck traffic. a. Accessory buildings and uses customarily incidental to the above uses. 90. Outdoor race tracks, provided there is no camping or overnight stays. 91. Paint and wallpaper stores. 92. Packing houses, fruit or vegetable not including processing. 93. Parking lots and public garages, subject to parking standards in Chapter 11, Section 1102, of the Maricopa County Zoning Ordinance. 94. Pet shops, including the treatment or boarding of cats, dogs or other small animals, provided no overnight stays. (Nighttime shiftwork is allowed.) 95. Permanent facilities for rodeos, auctions, swap meets, and sites rented for private parties. Overnight stays are not allowed. Removed Campgrounds from list. 96. Pharmacy, when in conjunction with a medical center consisting of offices occupied by five or more doctors provided that there shall be no outside entrance for business purposes, and that no sign or display be located so as to be visible from a public thoroughfare or adjacent property. 97. Photographer’s and artist’s studios. 98. Plumbing shops. 99. Pool halls or billiard centers. 100. Precision, optical and musical instrument repair shops. 101. Printing, lithography and publishing establishments. 102. Privately owned or operated stations for fire protection, police, or security service, ambulance or other emergency service providers, provided no overnight stays. (Nighttime shiftwork is allowed.) 103. Public facilities such as libraries, museums, parks, playgrounds, community buildings including police stations, post offices and other community service buildings used for non-commercial non-profit purposes, provided no overnight stays. (Nighttime shiftwork is allowed.) 104. Radio and television shops, including repair. 105. Radio and television broadcasting stations and studios, but not including transmitter towers and transmitter stations. 106. Rental services: Household, lawn, garden, sickroom or office equipment. 107. Restaurants and cafes, including patios, cocktail lounges, and outside dining and drinking areas, provided there is no amplified entertainment or music audible off-site. 108. Restaurants and cafes, including drive-through but not including those having dancing or shows, or drive-in car service. The sale of alcoholic beverages for on-site consumption only may be permitted as an accessory use if the kitchen facilities in the restaurant do not exceed 20% of the floor area. Patios, cocktail lounges and outside dining and drinking areas shall be limited to a December 7, 2016 MCP2016005 Page 5 of 8 space serving no more than 50 patrons, and no entertainment or music shall be audible off site. 109. Retail stores. 110. Retail sale of merchandise, services, recreational and otherwise, parking area and other facilities customarily considered as shopping center uses. 111. Secretarial or answering services. 112. Self-storage facilities, provided there are no overnight stays. (Nighttime shiftwork is allowed.) a. Accessory buildings and uses customarily incidental to the above. 113. Shoe repair shops. 114. Stone monument sales. 115. Tailor shops. 116. Taxidermists. 117. Theaters, but not including a drive-in theater and adult oriented facilities as defined under Chapter 2 of the Maricopa County Zoning Ordinance. 118. Temporary construction administrative offices/yard complex – which may include a security office that the following conditions are met: a. The uses are only associated with the developer/owner and subdivision or project in which they are located. b. Upon sale of the development, cessation of the needs for the use (95% buildout), or cessation of the use, all structures, modifications to structures and uses related to the temporary facility shall be removed. c. Those uses of structures allowed shall meet all building code requirements. d. All items stored on site shall only be those required for the construction on site. e. The allowed uses may encroach into setback areas. f. All necessary permits must be issued prior to placement on the site. g. No overnight stays. (Nighttime shiftwork is allowed.) 119. Tinsmith shops. 120. Truck stops, with customary accessory facilities including but not limited to restaurant, convenience retail, truck wash, and minor repair facilities but not including major repair, freight storage, freight handling, warehousing or distribution facilities. 121. Truck terminals, including service and storage, provided no overnight stays. (Nighttime shiftwork is allowed.) 122. Variety or notion stores. 123. Veterinary hospitals, clinics and kennels for dogs, cats and small animals, provided no overnight stays. (Nighttime shiftwork is allowed.) 124. Video rental stores. 125. Warehousing, storage and wholesale distribution facilities. 126. Wholesale ice distributing stations. 127. Wholesale stores. c. No use shall interfere with the flight operations at Luke Air Force Base. d. The following Rural-43 Military Airport and Ancillary Military Facility Overlay zoning District Military Compatibility Permit standards shall apply: 1. Maximum Building height: 60’ except: The height of any building or structure closer than 60’ to residential zoning boundary shall not exceed a height equal to the distance from said building or structure to the zoning boundaries. Streets or alleys may be included in calculating distance. 2. Front Yard: 20’ adjacent to Bethany Home Road, Cotton Lane, and Camelback Road. 15’ adjacent to internal collector streets. 10’ adjacent to internal local streets. December 7, 2016 MCP2016005 Page 6 of 8 3. Side Yard: None except: 25’ adjacent to residential zoning district. If a side yard is otherwise provided, it shall have a width of not less than 10’. 4. Street-Side Yard Setback: 20’ adjacent to Loop 303, Bethany Home Road, Cotton Lane and Camelback Road. 15’ adjacent to internal collector streets. 10’ adjacent to local streets. 5. Rear Yard: 15’ except; 25’ adjacent to residential zoning district. 6. Lot Coverage: 60% 7. Signage: All applicable regulations shall be per Commercial and/or Industrial Zoning districts (MCZO 1403.1.3). 8. On-site Signage: On-site signage may have a fixed or variable message. All levels of Electronic Message Display (EMD signs are permitted). 9. Freeway Pylon Signs: Compliance with MCZO 1403.2.5, pylon signs to be permitted in two strategic locations adjacent to the Loop 303 freeway irrespective of use. e. The following Planning Engineering conditions shall apply: 1. Without the submittal of a precise plan of development, no development approval is inferred by this review, including, but not limited to drainage design, access and roadway alignments. These items will be addressed as development plans progress and are submitted to the County for further review and/or entitlement. 2. A Traffic Impact Study to address traffic impacts and roadway improvements required to support the proposed development must be submitted with future Plan of Development application(s). 3. The site contains Special Flood Hazard Areas (SFHA) (Floodplain – Zone AE along the north side of Camelback Road and Zone A along both sides of Cotton Lane). As development plans progress for this site, provision(s) for compliance with the Maricopa County Floodplain Use Regulations must be addressed. Alternatively, alteration or eliminations of the SFHAs must be approved by the Flood Control District of Maricopa County and FEMA, through the CLOMR/LOMR process. 4. Submission of a CLOMR application to the Flood Control District must be prior to or concurrent with the application(s) for Plan(s) of Development to Planning & Development. 5. Approval of the CLOMR by FEMA must be obtained prior to the issuance of any building permits on the site (on affected parcels). f. The property owner shall submit a ‘will serve’ letter from Rural Metro Fire Department, or other fire department acceptable to Maricopa County for fire protection services for the project site. A copy of the ‘will serve’ letter shall be required as part of the initial construction permit submittal. g. All buildings subject to noise attenuation as per ARS § 28-8482(B). h. All outdoor lighting shall conform to the Maricopa County Zoning Ordinance. i. Non-compliance with the regulations administered by the Maricopa County Environmental Services Department, Maricopa County Department of Transportation, Drainage Review Division, Planning and Development Department, or the Flood Control District of Maricopa County may be grounds December 7, 2016 MCP2016005 Page 7 of 8 for initiating a revocation of this Military Compatibility Permit as set forth in the Maricopa County Zoning Ordinance. j. 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 County may take action to revert the zoning 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 Military Compatibility Permit. The Military Compatibility Permit enhances the value of the property above its value as of the date the Military Compatibility Permit is granted and reverting to the prior zoning results in the same value of the property as if the Military Compatibility Permit had never been granted. Presented by: Rachel Applegate, Senior Planner Reviewed by: Darren Gerard, AICP, Deputy Director Attachment: 11/3/16 P&Z Packet (58pages) Note: 11/3/16 Draft P&Z Minutes are not available as of the writing of this report, but can be provided upon request later when available. December 7, 2016 MCP2016005 Page 8 of 8 Report to the Planning and Zoning Commission Prepared by the Maricopa County Planning and Development Department Case: MCP2016005 – Allen Ranches Meeting Date: November 3, 2016 Agenda Item: 10 Supervisor District: 4 Applicant: HilgartWilson Owner: Allen Ranches LLC Request: Military Compatibility Permit (MCP) without precise Plan of Development for commercial and industrial uses in the Rural-43 Military Airport and Ancillary Military Facility Overlay Zoning District Site Location: Generally located southwest corner of Bethany Home Rd. and Loop 303 in the Glendale area. Site Size: 497 acres Density: N/A County Island: Yes (City of Glendale) County Plan: White Tank/Grand Avenue Area Plan – Military Compatible Municipal Plan: City of Glendale – Luke Compatible Land Use Area Municipal Comments: Glendale – recommends annexation Support/Opposition: None known Recommendation: Approve with conditions Agenda Item: 10 – MCP2016005 Page 1 of 19 Project Summary: 1. This is a request for a Military Compatibility Permit (MCP) without a precise Plan of Development to establish commercial and industrial uses for Allen Ranches. The subject site is zoned Rural-43 with Military Airport Ancillary Military Facility (MAAMF) Overlay Zoning District. The site is also within the statutorily defined high noise or accident potential zone of Luke Air Force Base, specifically within the 65 & 70 LDN noise contours. 2. A Use Compatibility Consistency Determination has been issued for the proposed land uses with UC2016003. The subject property is general located south of Bethany Home Rd. west of Loop 303, north of Camelback Rd. 3. Shown below are the various types of land uses proposed as referenced within ARS § 28-8481 and MCZO. Transportation, communication and utilities 1) Railroad and rapid rail transit. 2) Highway and street right-of-way. 3) Motor vehicle parking. 4) Communications (noise sensitive). 5) Utilities. 6) Other transportation, communication and utilities. Commercial/retail trade 1) Wholesale trade. 2) Building materials-retail 3) General merchandise-retail. 4) Food-retail. 5) Automotive and marine. 6) Apparel and accessories-retail. 7) Eating and drinking places. 8) Furniture and home furnishings-retail. 9) Other retail trade. Personal and business services 1) Finance, insurance and real estate. 2) Personal services. 3) Business services. 4) Repair services. 5) Contract construction services. 6) Indoor recreation services. 7) Other services. Industrial/manufacturing 1) Food and kindred products. 2) Textile mill products. 3) Apparel. 4) Lumber and wood products. 5) Furniture and fixtures. 6) Paper and allied products. 7) Printing and publishing. 8) Chemicals and allied products. 9) Petroleum refining and related industries. 10) Rubber and miscellaneous plastic. 11) Sone, clay and glass products. Agenda Item: 10 – MCP2016005 Page 2 of 19 12) Primary metal industries. 13) Fabricated metal products. 14) Professional, scientific and controlling instruments. 15) Miscellaneous manufacturing. Public and quasi-public services 1) Government services. 2) Cultural activities, including churches. 3) Medical and other health services. 4) Cemeteries. 5) Nonprofit organizations. 6) Other public and quasi-public services. Outdoor Recreation 1) Playgrounds and neighborhood parks. 2) Community and regional. 3) Nature exhibits (within 65 – 69 LDN noise contours). 4) Spectator sports, including arenas. 5) Gold courses and riding stables. 6) Water based recreational areas. 7) Resort and group camps. 8) Auditoriums and concert halls. 9) Outdoor amphitheaters and music halls. 10) Other outdoor recreation. Resource production, extraction and open space 1) Agriculture (except livestock). 2) Livestock farming and animal breeding. 3) Forestry activities. 4) Fishing activities and related services. 5) Mining activities. 6) Permanent open space. 7) Water areas (not incidental to farming). Land Uses identified in MCZO 1) Amusement enterprises and outdoor amusement parks, excluding water parks. 2) Antique shops. 3) Arcades. 4) Art Galleries. 5) Art metal and ornamental iron shops. 6) Art needlework, handweaving and tapestries. 7) Auction sales, including swamp meet operations. 8) Automobile sales, service and rental. 9) Automobile laundries, provided steam cleaning is confined to a building. 10) Automobile repair shops and garages, including an outside vehicle storage area to be used for vehicles under repair which shall be completely screened from any street or surrounding property and further provided all repair operations are conducted within a building. 11) New and used, automobile and golf cart sales, and rentals provided all sales, service, and repair activities are conducted within a building. 12) Automobile parts and supplies. 13) Awning and canvas store. 14) Bakery shops, including baking on premises for on-site sales only. 15) Bakeries, wholesale. 16) Banks. 17) Banks, building and loan associations, savings and loan associations, title insurance companies, trust companies, credit unions, finance companies and investment companies. 18) Bars, including retail sales of package goods for off-site consumption, provided that there is no entertainment or music audible offsite. 19) Barber and beauty shops. Agenda Item: 10 – MCP2016005 Page 3 of 19 20) Blueprint, Photostat and reproduction (copy) services. 21) Boat sales, service and rental. 22) Books, hand binding and tooling. 23) Book, stationery and gift shops except adult oriented facilities as defined under Chapter 2 of the Maricopa County Zoning Ordinance. 24) Bottling plants or breweries. 25) Bowling alleys. 26) Bus depots. 27) Cabinet and carpenter shops. 28) Candy shops, including manufacturing of candy on the premises for on-site sales only. 29) Catering establishments not utilizing any manufacturing process or outside storage of materials or vehicles. 30) Churches and houses of worship, including accessory columbariums provided that the building area of the columbarium shall not exceed 10% of the total building area of the church building(s), provided there are no schools or overnight stays. 31) Cleaning agencies, laundry agencies, pressing establishments and self-service laundries, including self-service dry cleaning machines, provided there is no cleaning of clothes on the premises. 32) Cleaning plants, including carpets and dyeing. 33) Clock and watch repair shops. 34) Clothing and dry good shops, including clothing and costume rental. 35) Commercial storage of mobile homes, manufactured homes, travel trailers, recreation vehicles, boats and aircraft. 36) Compounding of cosmetics and pharmaceutical products. 37) Conservatories or studios: Art, dancing or music. 38) Construction equipment, including sales, service, rental and storage. 39) Craft and hobby shops, with incidental craft or hobby instruction only. 40) Dairy products, processing of. 41) Dance halls and nightclubs, including outdoor amplified music, except adult oriented facilities as defined under Chapter 2. 42) Delicatessen shops. 43) Department stores. 44) Dress shops. 45) Drive-in restaurants and refreshment stands. 46) Drive-in or outdoor theaters. 47) Drugstores and soda fountains. 48) Electrical fixtures and appliance sales, repair and service. 49) Equipment rentals and sales, but not including equipment customarily used for heavy construction. 50) Farm animal (horse, cattle and other farm animal) medical clinics and surgical hospitals. 51) Farms as defined in Chapter 2 of the Maricopa County Zoning Ordinance. 52) Feed stores, inside storage only. 53) Florist shops. 54) Frozen food lockers, including processing but not slaughtering of animals. 55) Funeral homes, mortuaries and chapels. 56) Furniture stores including: new, used, finished or unfinished merchandise. 57) Gardens and community gardens as defined in Chapter 2 of the Maricopa County Zoning Ordinance. 58) Gas (butane or propane), retail sales for individual consumption such as canisters and cylinders used for grilling, camping, and other domestic uses. 59) Gasoline service stations, provided all incidental repair work is conducted wholly within a completely enclosed building and space required for such repair work does not constitute more than 60% of the floor area. Agenda Item: 10 – MCP2016005 Page 4 of 19 60) Grocery stores and meat markets, provided there is no slaughtering of animals or poultry on the premises. 61) Hardware shops. 62) Health spas and public gyms. 63) Household appliance shops. 64) Ice cream shops, including manufacturing of ice cream on the premises for on-site sales only. 65) Interior decorator shops. 66) Jewelry shops. 67) Jewelry, manufacture from precious metals and minerals. 68) Key, locksmith or gun shops. 69) Laboratories, medical or dental. 70) Laboratories, research, experimental and testing. 71) Laboratories, experimental, photo or motion picture, research or testing. 72) Landscape material sales provided all incidental equipment and supplies, including fertilizer and empty cans, are kept within a completely enclosed building or within an area enclosed on all sides by a solid fence or wall at least six feet in height, and no goods, materials or objects are stacked higher than the fence or wall so erected. 73) Liquor stores. 74) Lumber yards not including industrial milling or planning operations. 75) Manufacture and assembly of clay, leather, metal and glass products of a handicraft nature. 76) Manufacture and assembly of medical, dental and drafting instruments. 77) Manufacture and assembly of optical goods and equipment, watches, clocks and other similar precision instruments. 78) Manufacture and assembly of electrical or electronic apparatus, musical instruments, games and toys. 79) Manufacturing, compounding, assembling, processing, packaging or treatment of products such as candy, drugs, perfumes, pharmaceuticals, perfumed toilet soaps, toiletries, but not including the refining or rendering of fats and oils. 80) Manufacturing, compounding, assembling or treatment of articles or merchandise from the following previously prepared materials: bone, cellophane, canvas, cloth, cork, feathers, felt, fiber, fur, glass, hair, leather, paper, plastics, precious or semi- precious metals or stones, light sheet metal, shell, textiles, tobacco, wire, yarns, wood not involving planing mills, and paint not employing a boiling process. 81) Manufacturing or assembly of electrical appliances, electronic instruments and devices, optical goods, precision instruments, radios and phonographs, including the manufacture of small parts only, such as coils, condensers, transformers and crystal holders. 82) Manufacture of pottery and figurines or other similar ceramic products using only previously pulverized clay. 83) Medical and clinical laboratories, provided no overnight stays. (Nighttime shiftwork is allowed.) 84) Miniature golf courses and driving ranges. Lakes and ponds are not allowed. 85) Mobile home, travel trailer and recreation vehicle sales and service. 86) Nurseries, flower and plant sales, provided all incidental equipment and supplies including fertilizer and empty cans, are kept within a completely enclosed building or within an area enclosed on all sides by a solid fence or wall at least six feet in height and no goods, materials or objects are stacked higher than the fence or wall so erected. 87) Any business office in which chattels or goods, wares or merchandise are not commercially created, repaired, sold or exchanged. 88) Offices. 89) Any other office, laboratory, manufacturing and assembly uses similar to those uses enumerated herein which do not create any danger to the public health, safety and general welfare in surrounding areas and which do not create any offensive noise, vibration, smoke, dust, odor, heat or glare, and which by reason of high value in relation to size and weight of merchandise received and shipped create very little truck traffic. Agenda Item: 10 – MCP2016005 Page 5 of 19 a. Accessory buildings and uses customarily incidental to the above uses. 90) Outdoor race tracks, provided there is no camping or overnight stays. 91) Paint and wallpaper stores. 92) Packing houses, fruit or vegetable not including processing. 93) Parking lots and public garages, subject to parking standards in Chapter 11, Section 1102, of the Maricopa County Zoning Ordinance. 94) Pet shops, including the treatment or boarding of cats, dogs or other small animals, provided no overnight stays. (Nighttime shiftwork is allowed.) 95) Permanent facilities for rodeos, auctions, swap meets, and sites rented for private parties. Overnight stays are not allowed. Removed Campgrounds from list. 96) Pharmacy, when in conjunction with a medical center consisting of offices occupied by five or more doctors provided that there shall be no outside entrance for business purposes, and that no sign or display be located so as to be visible from a public thoroughfare or adjacent property. 97) Photographer’s and artist’s studios. 98) Plumbing shops. 99) Pool halls or billiard centers. 100) Precision, optical and musical instrument repair shops. 101) Printing, lithography and publishing establishments. 102) Privately owned or operated stations for fire protection, police, or security service, ambulance or other emergency service providers, provided no overnight stays. (Nighttime shiftwork is allowed.) 103) Public facilities such as libraries, museums, parks, playgrounds, community buildings including police stations, post offices and other community service buildings used for non-commercial non-profit purposes, provided no overnight stays. (Nighttime shiftwork is allowed.) 104) Radio and television shops, including repair. 105) Radio and television broadcasting stations and studios, but not including transmitter towers and transmitter stations. 106) Rental services: Household, lawn, garden, sickroom or office equipment. 107) Restaurants and cafes, including patios, cocktail lounges, and outside dining and drinking areas, provided there is no amplified entertainment or music audible off-site. 108) Restaurants and cafes, including drive-through but not including those having dancing or shows, or drive-in car service. The sale of alcoholic beverages for on-site consumption only may be permitted as an accessory use if the kitchen facilities in the restaurant do not exceed 20% of the floor area. Patios, cocktail lounges and outside dining and drinking areas shall be limited to a space serving no more than 50 patrons, and no entertainment or music shall be audible off site. 109) Retail stores. 110) Retail sale of merchandise, services, recreational and otherwise, parking area and other facilities customarily considered as shopping center uses. 111) Secretarial or answering services. 112) Self-storage facilities, provided there are no overnight stays. (Nighttime shiftwork is allowed.) a. Accessory buildings and uses customarily incidental to the above. 113) Shoe repair shops. 114) Stone monument sales. 115) Tailor shops. 116) Taxidermists. 117) Theaters, but not including a drive-in theater and adult oriented facilities as defined under Chapter 2 of the Maricopa County Zoning Ordinance. 118) Temporary construction administrative offices/yard complex – which may include a security office that the following conditions are met: a. The uses are only associated with the developer/owner and subdivision or project in which they are located. b. Upon sale of the development, cessation of the needs for the use (95% buildout), or cessation Agenda Item: 10 – MCP2016005 Page 6 of 19 of the use, all structures, modifications to structures and uses related to the temporary facility shall be removed. c. Those uses of structures allowed shall meet all building code requirements. d. All items stored on site shall only be those required for the construction on site. e. The allowed uses may encroach into setback areas. f. All necessary permits must be issued prior to placement on the site. g. No overnight stays. (Nighttime shiftwork is allowed.) 119) Tinsmith shops. 120) Truck stops, with customary accessory facilities including but not limited to restaurant, convenience retail, truck wash, and minor repair facilities but not including major repair, freight storage, freight handling, warehousing or distribution facilities. 121) Truck terminals, including service and storage, provided no overnight stays. (Nighttime shiftwork is allowed.) 122) Variety or notion stores. 123) Veterinary hospitals, clinics and kennels for dogs, cats and small animals, provided no overnight stays. (Nighttime shiftwork is allowed.) 124) Video rental stores. 125) Warehousing, storage and wholesale distribution facilities. 126) Wholesale ice distributing stations. 127) Wholesale stores. 4. The requested MCP would allow for deviations to the Rural-43, zoning district. The applicant is requesting deviations for building height, setbacks, lot coverage, and signage. Staff is supportive of the requested variations, and notes that as individual parcels are developed the established standards as referenced in the zoning district would need to be met. Requested Deviations from the Rural-43 Military Airport and Ancillary Military Facility Overlay Zoning District for Allen Ranches Standard Rural-43 Zoning District Standards Proposed MCP Deviation Maximum Building 30’/2 stories 60’ except: Height The height of any building or structure closer than 60’ to residential zoning boundary shall not exceed a height equal to the distance from said building or structure to the zoning boundaries. Streets or alleys may be included in calculating distance. Minimum Front 40’ 20’ adjacent to Bethany Home Road, Yard Cotton Lane, and Camelback Road. 15’ adjacent to internal collector streets. 10’ adjacent to internal local streets. Minimum Side Yard 30’ None; except 25’ adjacent to Residential zoning district. If a side yard is otherwise provided, it shall have a width of not less than 10’. Minimum Street 20’ 20’ adjacent to Loop 303, Bethany Side Yard Home Road, Cotton Lane, and Camelback Road. Agenda Item: 10 – MCP2016005 Page 7 of 19 15’ adjacent to internal collector streets 10’ adjacent to local streets Minimum Rear 40’ 15’ except; Yard 25’ adjacent to Residential zoning district Maximum Lot 25% 60% Coverage Section 1401 All applicable regulations shall be General Sign per Commercial and/or Industrial Regulations zoning districts. 1403.1.3 On-site signs may have a fixed or variable On-site sign may have a fixed or Commercial Sign message. Electronic Message Display (EMD) signs variable message. All levels of Regulation - are permitted as follows: Electronic Message Display (EMD signs are permitted). 1. C-1 & C-0 zoning district: Level 1 and Level 2 message display sign; 2. C-2 & C-3 zoning district: Level 1 through 3 electronic message display sign; 3. C-S zoning district: Levels 1 – 4 electronic message display sign. 1403.2.5 Freeway Freeway Pylon Signs shall be permitted in the C-S 1403.2.5 Regulations shall apply to Pylon Signs and C-2 zoning Districts only: Freeway Pylon Signs with allowance for signs to be permitted in two Development standards: Freeway Pylon Signs: strategic locations adjacent to the Loop 303 freeway irrespective of 1. Shall not exceed sixty-five (65) feet in height use. unless designed in such a way as to accommodate Wireless cellular panel antennas in which case sign height shall not exceed eighty (80) feet. Any wireless communication antenna shall be architecturally integrated into the sign structure to have a seamless appearance. The associated ground equipment or shelter shall be entirely screened from view by a screen wall matching the sign structure base or the subject property commercial development design. The associated equipment area shall not exceed 600 sq. ft. 2. Shall not exceed a 2.5-to-1 ratio of height-to- width. 3. Shall not exceed fifty percent (50%) of the gross area of the sign structure per face. 4. Shall not be included in the calculation of the total number of freestanding or wall signs permitted. 5. Shall provide at the base a setback of not fewer than twenty (20) feet from any property line. 6. Shall provide, at the base, a landscape area extending to a minimum of four (4) feet beyond the perimeter section of the sign structure at its widest point. 7. Only level 1, 2, and 3 electronic message displays (EMD) are permitted and Level 4 EMD are prohibited. Agenda Item: 10 – MCP2016005 Page 8 of 19 Existing On-Site and Adjacent Zoning / Land Use: 5. On-site: Rural-43, MAAMF/ agricultural North: Rural-43 MAAMF and Rural-43 / scattered large lot residential, agricultural South: (PAD, C-2 – Goodyear)/ vacant & agricultural East: Rural-43 MAAMF / Loop 303 West: Rural-43 / vacant Aerial image of subject site. Rural-43 MAAMF, site within 65 and 70 ldn. Agenda Item: 10 – MCP2016005 Page 9 of 19 Utilities and Services: 6. Water: EPCOR Wastewater: EPCOR School District: Litchfield #79 and Agua Fria Union Fire: Rural Metro Police: MCSO Adopted Plans: 7. White Tank/Grand Avenue Area Plan: The subject site is designated as Military Compatible, the proposed uses for the facility is consistent with the land use designation. 8. City of Glendale General Plan: The City of Glendale General Plan designates the site as Luke Compatible Land Use Area. The land use designation is described as areas that are delineated by the 1988 JLUS 65 Ldn noise contour. The plan supports the state legislation related to the operations of the military facility and discourages residential and other noise sensitive land uses within the Luke Compatible Land Use. Agenda Item: 10 – MCP2016005 Page 10 of 19 Public Participation Summary: 9. The applicant complied with the Maricopa County Public Participation Process with the required posting of the property and notification by first class mail to the adjacent property owners within 300’ of the subject site and interested parties. The applicant held a public meeting on April 28, 2016 with approximately 14 – 20 people in attendance. The results indicate the meeting was positive regarding the project. The Public Participation Results report stated there were several calls inquiring about the project, but no opposition expressed. Staff has not received any calls or correspondence to the request. Outstanding Concerns from Reviewing Agencies: 10. N/A Staff Analysis: 11. The City of Glendale provided an e-mail dated 9/20/16 which states the City of Glendale’s interest in exploring annexation. The e-mail included a letter dated 7/28/16 related to the associated comprehensive plan amendment and zone change for Allen Ranches located to the west of the MCP application. The letter indicates the applicant met with the City to continue dialogue for the merits of annexation. The City expresses that prior to any development or phase that the site be considered for annexation. 12. Luke Air Force Base (LAFB) issued a letter dated 9/7/16 stating the proposed use would not negatively impact the flying operations of LAFB and the proposed use is compatible and consistent with the high noise or accident potential of the military airport or ancillary military facility. The letter requests the opportunity to make comments on the development of the facilities. The proposed use is compatible and consistent with the high noise of the military airport or ancillary military facility. The proposal is consistent with the Military Compatibility land use designation as identified in the Comprehensive Plan and White Tank/Grand Avenue Area Plan. Staff believes that military airport and ancillary military facility compatibility is preserved with the application. Reviewing County agencies have no objections. Recommendation: 13. For the reasons outlined in this staff report, staff recommends the Commission motion for approval of MCP2016005 with conditions ‘a’ – ‘j’. Provided the following conditions are met: a. Development of the site shall be in conformance with the Narrative Report entitled, “Allen Ranches”, consisting of 40 pages, dated revised October 3, 2016, and stamped received October 3, 2016, except as modified by the following conditions. b. The following land uses shall be allowed: Agenda Item: 10 – MCP2016005 Page 11 of 19 Transportation, communication and utilities 1. Railroad and rapid rail transit. 2. Highway and street right-of-way. 3. Motor vehicle parking. 4. Communications (noise sensitive). 5. Utilities. 6. Other transportation, communication and utilities. Commercial/retail trade 1. Wholesale trade. 2. Building materials-retail 3. General merchandise-retail. 4. Food-retail. 5. Automotive and marine. 6. Apparel and accessories-retail. 7. Eating and drinking places. 8. Furniture and home furnishings-retail. 9. Other retail trade. Personal and business services 1. Finance, insurance and real estate. 2. Personal services. 3. Business services. 4. Repair services. 5. Contract construction services. 6. Indoor recreation services. 7. Other services. Industrial/manufacturing 1. Food and kindred products. 2. Textile mill products. 3. Apparel. 4. Lumber and wood products. 5. Furniture and fixtures. 6. Paper and allied products. 7. Printing and publishing. 8. Chemicals and allied products. 9. Petroleum refining and related industries. 10. Rubber and miscellaneous plastic. 11. Sone, clay and glass products. 12. Primary metal industries. 13. Fabricated metal products. 14. Professional, scientific and controlling instruments. 15. Miscellaneous manufacturing. Public and quasi-public services 1. Government services. 2. Cultural activities, including churches. 3. Medical and other health services. 4. Cemeteries. 5. Nonprofit organizations. 6. Other public and quasi-public services. Outdoor Recreation 1. Playgrounds and neighborhood parks. 2. Community and regional. 3. Nature exhibits (within 65 – 69 LDN noise contours). Agenda Item: 10 – MCP2016005 Page 12 of 19 4. Spectator sports, including arenas. 5. Gold courses and riding stables. 6. Water based recreational areas. 7. Resort and group camps. 8. Auditoriums and concert halls. 9. Outdoor amphitheaters and music halls. 10. Other outdoor recreation. Resource production, extraction and open space 1. Agriculture (except livestock). 2. Livestock farming and animal breeding. 3. Forestry activities. 4. Fishing activities and related services. 5. Mining activities. 6. Permanent open space. 7. Water areas (not incidental to farming). Land Uses identified in MCZO 1. Amusement enterprises and outdoor amusement parks, excluding water parks. 2. Antique shops. 3. Arcades. 4. Art Galleries. 5. Art metal and ornamental iron shops. 6. Art needlework, handweaving and tapestries. 7. Auction sales, including swamp meet operations. 8. Automobile sales, service and rental. 9. Automobile laundries, provided steam cleaning is confined to a building. 10. Automobile repair shops and garages, including an outside vehicle storage area to be used for vehicles under repair which shall be completely screened from any street or surrounding property and further provided all repair operations are conducted within a building. 11. New and used, automobile and golf cart sales, and rentals provided all sales, service, and repair activities are conducted within a building. 12. Automobile parts and supplies. 13. Awning and canvas store. 14. Bakery shops, including baking on premises for on-site sales only. 15. Bakeries, wholesale. 16. Banks. 17. Banks, building and loan associations, savings and loan associations, title insurance companies, trust companies, credit unions, finance companies and investment companies. 18. Bars, including retail sales of package goods for off-site consumption, provided that there is no entertainment or music audible offsite. 19. Barber and beauty shops. 20. Blueprint, Photostat and reproduction (copy) services. 21. Boat sales, service and rental. 22. Books, hand binding and tooling. 23. Book, stationery and gift shops except adult oriented facilities as defined under Chapter 2 of the Maricopa County Zoning Ordinance. 24. Bottling plants or breweries. 25. Bowling alleys. 26. Bus depots. 27. Cabinet and carpenter shops. 28. Candy shops, including manufacturing of candy on the premises for on-site sales only. 29. Catering establishments not utilizing any manufacturing process or outside storage of materials or vehicles. 30. Churches and houses of worship, including accessory columbariums provided that the building area of the columbarium shall not exceed 10% of the total building area of the church building(s), provided there are no schools or overnight stays. 31. Cleaning agencies, laundry agencies, pressing establishments and self-service laundries, including self-service dry cleaning machines, provided there is no Agenda Item: 10 – MCP2016005 Page 13 of 19 cleaning of clothes on the premises. 32. Cleaning plants, including carpets and dyeing. 33. Clock and watch repair shops. 34. Clothing and dry good shops, including clothing and costume rental. 35. Commercial storage of mobile homes, manufactured homes, travel trailers, recreation vehicles, boats and aircraft. 36. Compounding of cosmetics and pharmaceutical products. 37. Conservatories or studios: Art, dancing or music. 38. Construction equipment, including sales, service, rental and storage. 39. Craft and hobby shops, with incidental craft or hobby instruction only. 40. Dairy products, processing of. 41. Dance halls and nightclubs, including outdoor amplified music, except adult oriented facilities as defined under Chapter 2. 42. Delicatessen shops. 43. Department stores. 44. Dress shops. 45. Drive-in restaurants and refreshment stands. 46. Drive-in or outdoor theaters. 47. Drugstores and soda fountains. 48. Electrical fixtures and appliance sales, repair and service. 49. Equipment rentals and sales, but not including equipment customarily used for heavy construction. 50. Farm animal (horse, cattle and other farm animal) medical clinics and surgical hospitals. 51. Farms as defined in Chapter 2 of the Maricopa County Zoning Ordinance. 52. Feed stores, inside storage only. 53. Florist shops. 54. Frozen food lockers, including processing but not slaughtering of animals. 55. Funeral homes, mortuaries and chapels. 56. Furniture stores including: new, used, finished or unfinished merchandise. 57. Gardens and community gardens as defined in Chapter 2 of the Maricopa County Zoning Ordinance. 58. Gas (butane or propane), retail sales for individual consumption such as canisters and cylinders used for grilling, camping, and other domestic uses. 59. Gasoline service stations, provided all incidental repair work is conducted wholly within a completely enclosed building and space required for such repair work does not constitute more than 60% of the floor area. 60. Grocery stores and meat markets, provided there is no slaughtering of animals or poultry on the premises. 61. Hardware shops. 62. Health spas and public gyms. 63. Household appliance shops. 64. Ice cream shops, including manufacturing of ice cream on the premises for on-site sales only. 65. Interior decorator shops. 66. Jewelry shops. 67. Jewelry, manufacture from precious metals and minerals. 68. Key, locksmith or gun shops. 69. Laboratories, medical or dental. 70. Laboratories, research, experimental and testing. 71. Laboratories, experimental, photo or motion picture, research or testing. 72. Landscape material sales provided all incidental equipment and supplies, including fertilizer Agenda Item: 10 – MCP2016005 Page 14 of 19 and empty cans, are kept within a completely enclosed building or within an area enclosed on all sides by a solid fence or wall at least six feet in height, and no goods, materials or objects are stacked higher than the fence or wall so erected. 73. Liquor stores. 74. Lumber yards not including industrial milling or planning operations. 75. Manufacture and assembly of clay, leather, metal and glass products of a handicraft nature. 76. Manufacture and assembly of medical, dental and drafting instruments. 77. Manufacture and assembly of optical goods and equipment, watches, clocks and other similar precision instruments. 78. Manufacture and assembly of electrical or electronic apparatus, musical instruments, games and toys. 79. Manufacturing, compounding, assembling, processing, packaging or treatment of products such as candy, drugs, perfumes, pharmaceuticals, perfumed toilet soaps, toiletries, but not including the refining or rendering of fats and oils. 80. Manufacturing, compounding, assembling or treatment of articles or merchandise from the following previously prepared materials: bone, cellophane, canvas, cloth, cork, feathers, felt, fiber, fur, glass, hair, leather, paper, plastics, precious or semi- precious metals or stones, light sheet metal, shell, textiles, tobacco, wire, yarns, wood not involving planing mills, and paint not employing a boiling process. 81. Manufacturing or assembly of electrical appliances, electronic instruments and devices, optical goods, precision instruments, radios and phonographs, including the manufacture of small parts only, such as coils, condensers, transformers and crystal holders. 82. Manufacture of pottery and figurines or other similar ceramic products using only previously pulverized clay. 83. Medical and clinical laboratories, provided no overnight stays. (Nighttime shiftwork is allowed.) 84. Miniature golf courses and driving ranges. Lakes and ponds are not allowed. 85. Mobile home, travel trailer and recreation vehicle sales and service. 86. Nurseries, flower and plant sales, provided all incidental equipment and supplies including fertilizer and empty cans, are kept within a completely enclosed building or within an area enclosed on all sides by a solid fence or wall at least six feet in height and no goods, materials or objects are stacked higher than the fence or wall so erected. 87. Any business office in which chattels or goods, wares or merchandise are not commercially created, repaired, sold or exchanged. 88. Offices. 89. Any other office, laboratory, manufacturing and assembly uses similar to those uses enumerated herein which do not create any danger to the public health, safety and general welfare in surrounding areas and which do not create any offensive noise, vibration, smoke, dust, odor, heat or glare, and which by reason of high value in relation to size and weight of merchandise received and shipped create very little truck traffic. a. Accessory buildings and uses customarily incidental to the above uses. 90. Outdoor race tracks, provided there is no camping or overnight stays. 91. Paint and wallpaper stores. 92. Packing houses, fruit or vegetable not including processing. 93. Parking lots and public garages, subject to parking standards in Chapter 11, Section 1102, of the Maricopa County Zoning Ordinance. 94. Pet shops, including the treatment or boarding of cats, dogs or other small animals, provided no overnight stays. (Nighttime shiftwork is allowed.) 95. Permanent facilities for rodeos, auctions, swap meets, and sites rented for private parties. Overnight stays are not allowed. Removed Campgrounds from list. 96. Pharmacy, when in conjunction with a medical center consisting of offices occupied by five or more doctors provided that there shall be no outside entrance for business purposes, and that Agenda Item: 10 – MCP2016005 Page 15 of 19 no sign or display be located so as to be visible from a public thoroughfare or adjacent property. 97. Photographer’s and artist’s studios. 98. Plumbing shops. 99. Pool halls or billiard centers. 100. Precision, optical and musical instrument repair shops. 101. Printing, lithography and publishing establishments. 102. Privately owned or operated stations for fire protection, police, or security service, ambulance or other emergency service providers, provided no overnight stays. (Nighttime shiftwork is allowed.) 103. Public facilities such as libraries, museums, parks, playgrounds, community buildings including police stations, post offices and other community service buildings used for non-commercial non-profit purposes, provided no overnight stays. (Nighttime shiftwork is allowed.) 104. Radio and television shops, including repair. 105. Radio and television broadcasting stations and studios, but not including transmitter towers and transmitter stations. 106. Rental services: Household, lawn, garden, sickroom or office equipment. 107. Restaurants and cafes, including patios, cocktail lounges, and outside dining and drinking areas, provided there is no amplified entertainment or music audible off-site. 108. Restaurants and cafes, including drive-through but not including those having dancing or shows, or drive-in car service. The sale of alcoholic beverages for on-site consumption only may be permitted as an accessory use if the kitchen facilities in the restaurant do not exceed 20% of the floor area. Patios, cocktail lounges and outside dining and drinking areas shall be limited to a space serving no more than 50 patrons, and no entertainment or music shall be audible off site. 109. Retail stores. 110. Retail sale of merchandise, services, recreational and otherwise, parking area and other facilities customarily considered as shopping center uses. 111. Secretarial or answering services. 112. Self-storage facilities, provided there are no overnight stays. (Nighttime shiftwork is allowed.) a. Accessory buildings and uses customarily incidental to the above. 113. Shoe repair shops. 114. Stone monument sales. 115. Tailor shops. 116. Taxidermists. 117. Theaters, but not including a drive-in theater and adult oriented facilities as defined under Chapter 2 of the Maricopa County Zoning Ordinance. 118. Temporary construction administrative offices/yard complex – which may include a security office that the following conditions are met: a. The uses are only associated with the developer/owner and subdivision or project in which they are located. b. Upon sale of the development, cessation of the needs for the use (95% buildout), or cessation of the use, all structures, modifications to structures and uses related to the temporary facility shall be removed. c. Those uses of structures allowed shall meet all building code requirements. d. All items stored on site shall only be those required for the construction on site. e. The allowed uses may encroach into setback areas. f. All necessary permits must be issued prior to placement on the site. g. No overnight stays. (Nighttime shiftwork is allowed.) 119. Tinsmith shops. 120. Truck stops, with customary accessory facilities including but not limited to restaurant, Agenda Item: 10 – MCP2016005 Page 16 of 19 convenience retail, truck wash, and minor repair facilities but not including major repair, freight storage, freight handling, warehousing or distribution facilities. 121. Truck terminals, including service and storage, provided no overnight stays. (Nighttime shiftwork is allowed.) 122. Variety or notion stores. 123. Veterinary hospitals, clinics and kennels for dogs, cats and small animals, provided no overnight stays. (Nighttime shiftwork is allowed.) 124. Video rental stores. 125. Warehousing, storage and wholesale distribution facilities. 126. Wholesale ice distributing stations. 127. Wholesale stores. c. No use shall interfere with the flight operations at Luke Air Force Base. d. The following Rural-43 Military Airport and Ancillary Military Facility Overlay zoning District Military Compatibility Permit standards shall apply: 1. Maximum Building height: 60’ except: The height of any building or structure closer than 60’ to residential zoning boundary shall not exceed a height equal to the distance from said building or structure to the zoning boundaries. Streets or alleys may be included in calculating distance. 2. Front Yard: 20’ adjacent to Bethany Home Road, Cotton Lane, and Camelback Road. 15’ adjacent to internal collector streets. 10’ adjacent to internal local streets. 3. Side Yard: None except: 25’ adjacent to residential zoning district. If a side yard is otherwise provided, it shall have a width of not less than 10’. 4. Street-Side Yard Setback: 20’ adjacent to Loop 303, Bethany Home Road, Cotton Lane and Camelback Road. 15’ adjacent to internal collector streets. 10’ adjacent to local streets. 5. Rear Yard: 15’ except; 25’ adjacent to residential zoning district. 6. Lot Coverage: 60% 7. Signage: All applicable regulations shall be per Commercial and/or Industrial Zoning districts (MCZO 1403.1.3). 8. On-site Signage: On-site signage may have a fixed or variable message. All levels of Electronic Message Display (EMD signs are permitted). 9. Freeway Pylon Signs: Compliance with MCZO 1403.2.5, pylon signs to be permitted in two strategic locations adjacent to the Loop 303 freeway irrespective of use. e. The following Planning Engineering conditions shall apply: 1. Without the submittal of a precise plan of development, no development approval is inferred by this review, including, but not limited to drainage design, access and roadway alignments. These items will be addressed as development plans progress and are submitted to the County for further review and/or entitlement. 2. A Traffic Impact Study to address traffic impacts and roadway improvements required to support the proposed development must be submitted with future Plan of Development application(s). Agenda Item: 10 – MCP2016005 Page 17 of 19 3. The site contains Special Flood Hazard Areas (SFHA) (Floodplain – Zone AE along the north side of Camelback Road and Zone A along both sides of Cotton Lane). As development plans progress for this site, provision(s) for compliance with the Maricopa County Floodplain Use Regulations must be addressed. Alternatively, alteration or eliminations of the SFHAs must be approved by the Flood Control District of Maricopa County and FEMA, through the CLOMR/LOMR process. 4. Submission of a CLOMR application to the Flood Control District must be prior to or concurrent with the application(s) for Plan(s) of Development to Planning & Development. 5. Approval of the CLOMR by FEMA must be obtained prior to the issuance of any building permits on the site (on affected parcels). f. The property owner shall submit a ‘will serve’ letter from Rural Metro Fire Department, or other fire department acceptable to Maricopa County for fire protection services for the project site. A copy of the ‘will serve’ letter shall be required as part of the initial construction permit submittal. g. All buildings subject to noise attenuation as per ARS § 28-8482(B). h. All outdoor lighting shall conform to the Maricopa County Zoning Ordinance. i. Non-compliance with the regulations administered by the Maricopa County Environmental Services Department, Maricopa County Department of Transportation, Drainage Review Division, Planning and Development Department, or the Flood Control District of Maricopa County may be grounds for initiating a revocation of this Military Compatibility Permit as set forth in the Maricopa County Zoning Ordinance. j. 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 County may take action to revert the zoning 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 Military Compatibility Permit. The Military Compatibility Permit enhances the value of the property above its value as of the date the Military Compatibility Permit is granted and reverting to the prior zoning results in the same value of the property as if the Military Compatibility Permit had never been granted. Presented by: Rachel Applegate, Senior Planner Reviewed by: Matthew Holm, AICP, Planning Supervisor Attachments: Case Map (1 page) Agenda Item: 10 – MCP2016005 Page 18 of 19 Vicinity Map (1 page) Narrative Report Summary (16 pages) Engineering comments (2 pages) MCESD comments (1 page) MCSO comments (1 page) City of Glendale comments (3 pages) Luke Air Force Base comments (14 pages) Agenda Item: 10 – MCP2016005 Page 19 of 19 ONE MARICOPA COUNTY ST ,7,P SHOP ` 101jB.E.11.1-1ANYIHQMEIRD Application Name: Allen Ranches Legal Description TO2N RO2W 013, Applicant Applicant Phone/Email 602.490.0535 TONI BONAR for HILGARTWILSON LLC TB ONARaHILGARTWILS ON.COM MCP2016005 Case Address Parcel Primary: 501-02-004A 5107 N COTTON Ln LITCHFIELD PARK AZ 85340 501-02-003A, 502-27-008A, 502-27-009 Generated October 10, 2016 10:40 AM Gross Acres: 497 approx. Map scale 1:13,022 Aerials Sep-Nov 2014 Supervisor District No.4 ALLEN RANCHES //AGRICULTURE WE Maricopa County Planning & Development - Phoenix, AZ ONE MARICOPA COUNTY STOP SHOP s , - 1 _ - - ,._ar. c3, - . ,s,_, i••• ., . . . • -' .,,._ . -----,,, , , , i cs.) ' ' - . - r , it . - • tifbcoTToNtErN U - -,-.-e-f, . .- ' - . ' I-' -ba .. -1•• -,...-t - , "IP- --...p.---- - '41- - ....] 61 - — 10 -- - ___ ! " - • I --. - - • "- a. i•- - -- , - 1 -1. .... ..... r.:- - I. --- - m INinin -- ---s-..., m - --. — -, 7 Application Name: Allen Ranches Legal Description TO2N RO2W 013, Applicant Applicant Phone/Email 602490.0535 TONI BONAR for HILGARTWILSON LLC TB ONARAHILGARTWILS ON.COM MCP2016005 Case Address Parcel Primary: 501-02-004A 5107 N COTTON Ln LITCHFIELD PARK AZ 85340 501-02-003A, 502-27-008A, 502-27-009 Map scale 1:28,800 Generated October 10, 2016 11:14 AM Gross Acres: 497 approx. Aerials Sep-Nov 2014 Supervisor District No.4 ALLEN RANCHES //AGRICULTURE WE Maricopa County Planning & Development - Phoenix, AZ An Approximate 497-acre Industrial/Commercial Development Loop 303 to the Luke AFB 65 Ldn Noise Contour (approximate174th Drive Alignment) and Bethany Home Road to Camelback Road Initial Submittal Date: August 24, 2016 HILGARTW1LSON EN6iNeew PLAN I SuRVEY I MANAGE ALLEN KANCI-1E5 1.0 Purpose of Proposal Allen Ranches is a 900-acre mixed use development that includes area within the 65 Ldn noise contour and the Luke Air Force Base Graduated Density Concept. A Military Compatibility Permit (MCP) is being requested for the approximate 497 acres within the 65 Ldn noise contour (hereinafter referred to as Project, Property, or Development). This MCP will approve the proposed land uses, with conditions as listed, and development standards outlined in the narrative. The Property is generally bounded by Bethany Home Road on the north, Loop 303 on the east, Camelback Road on the south, and the Luke Air Force Base 65 Ldn noise contour (approximate 174th Drive alignment) on the west. Figure 1, Vicinity & Adjacent Properties Map depicts Property location. Figure 2, Luke AFB Compatibility depicts the location of Luke AFB and the associated APZ and noise contours. The purpose of this application is to follow up with the approval of a UCCD by Luke Air Force Base and Maricopa County and request formal county approval for the same commercial, industrial, and office uses (listed here in Section 3.1 of this document), together with the development standards listed in Section 3.2, and the restrictions listed in Section 3.0 to be developed and established on the Property. These uses are consistent and compatible with ARS §28-8481 for the areas within the 65 and 70 Ldn high noise levels associated with the Luke Air Force Base (AFB) military facility. Luke Air Force Base (AFB) has reviewed the uses and per the letter provided in Appendix A, Use Consistency and Compatibility Determination Letters, has determined these uses would not have a negative impact on the flying operations at Luke AFB. As mentioned in the letter, Luke AFB has the right to make a final determination based on an actual project narrative recognizing that as development matures there could be aspects that could negatively impact their flying operations. A copy of the Luke AFB and Maricopa County letters are provided in Appendix A, Use Consistency and Compatibility Determination Letters. The Property is within the Maricopa County White Tank/Grand Avenue Area Plan (Area Plan) and the City of Glendale Planning Area. The uses anticipated for the Project will comply with the Military Compatible land use designation as defined in the Area Plan and the Luke Compatible Land Use Area designation as defined in the City of Glendale General Plan. Both designations require uses compatible with the nearby operations of Luke AFB. The Property is zoned Rural-43 (RU-43) and has the Military Airport and Ancillary Military Facility overlay. The proposed Project will be compatible with the Military Airport and Ancillary Military Facility overlay zoning and operations of Luke AFB. 1 2.0 Existing Site Conditions The entirety of the Property is currently used for agricultural purposes. The Project is bounded by Bethany Home Road (northern boundary), Loop 303 (eastern boundary), Camelback Road (southern boundary), and the Luke AFB 65 Ldn noise contour (approximate 174th Drive alignment) (western boundary). Cotton Lane bisects the Property north to south and serves as a regional traffic corridor. 3.0 Description of Proposal The Project is part of a mixed-use development referred to as Allen Ranches. The Project is the eastern two-thirds of the mixed-use development. The western one-third of the mixed- use development is proposed for development with single family residential in a companion application for rezoning with a Residential Unit Plan of Development (RUPD) overlay along with a PAD overlay. Figure 3, Project Area depicts the configuration and location of the Project. A specific plan of development is not proposed at this time. The location of specific land uses and the design of the improvements will be determined by end users at the time of development and will be consistent and compatible with the land uses proposed here in Section 3.1. In addition to conforming to the proposed list of Permitted Land Uses in Section 3.1, all development within the Project shall conform to the following restrictions: • No ponds or water features • No new buildings, improvements, or expansion of buildings for uses that result in the release of any substance into the air that would impair visibility or otherwise interfere with operating aircraft, such as any of the following: o Steam, dust, and smoke. o Direct or indirect reflective light emissions. o Electrical emissions that would interfere with aircraft and Air Force communications or navigational aid systems or aircraft navigational equipment. o The attraction of birds or waterfowl such as operation of sanitary landfills or maintenance of feeding stations. o Explosive facilities or similar activities. 2 ALLEN RANCHE5 111 JTARY COMPATINIJTY PERMIT 3.1 Permitted Land Uses The following are proposed land uses for the Project as described in ARS § 28-8481. Transportation. communications and utilities 1) Railroad and rapid rail transit. 2) Highway and street right-of-way. 3) Motor vehicle parking. 4) Communications (noise sensitive). 5) Utilities. 6) Other transportation, communication and utilities. Commercial/retail trade 1) Wholesale trade, 2) Building materials-retail. 3) General merchandise-retail. 4) Food-retail. 5) Automotive and marine. 6) Apparel and accessories-retail. 7) Eating and drinking places. 8) Furniture and home furnishing-retail, 9) Other retail trade. Personal and business services 1) Finance, insurance and real estate. 2) Personal services. 3) Business services. 4) Repair services. 5) Contract construction services. 6) Indoor recreation services. 7) Other services. Industrial/manufacturing 1) Food and kindred products. 2) Textile mill products. 3) Apparel. 4) Lumber and wood products. 5) Furniture and fixtures. 6) Paper and allied products. 7) Printing and publishing. 8) Chemicals and allied products. 9) Petroleum refining and related industries. 10) Rubber and miscellaneous plastic. 11) Stone, clay and glass products. 3 12) Primary metal industries. 13) Fabricated metal products. 14) Professional, scientific and controlling instruments. 15) Miscellaneous manufacturing. Public and ouasi-oublic services 1) Government services. 2) Cultural activities, including churches. 3) Medical and other health services. 4) Cemeteries. 5) Nonprofit organizations. 6) Other public and quasi-public services. Note: Correctional facilities was approved with the UCCD, but is removed as an approved use with this MCP due to probable overnight stays. Outdoor Recreation 1) Playgrounds and neighborhood parks. 2) Community and regional. 3) Nature exhibits (within 65-69 Ldn noise contours). 4) Spectator sports, including arenas. 5) Golf courses and riding stables. 6) Water based recreational areas. 7) Resort and group camps. 8) Auditoriums and concert halls. 9) Outdoor amphitheaters and music halls. 10) Other outdoor recreation. Resource production. extraction and open space 1) Agriculture (except livestock). 2) Livestock farming and animal breeding. 3) Forestry activities. 4) Fishing activities and related services. 5) Mining activities. 6) Permanent open space. 7) Water areas (not incidental to farming). 4 The following are proposed land uses as modified from Sections 801.2,802.2, 803.2, 804.2, 805.2, 901.2, 902.2, and 903.2 of the Maricopa County Zoning Ordinance. 1) Amusement enterprises and outdoor amusement parks, excluding water parks. 2) Antique Shops. 3) Arcades. 4) Art Galleries. 5) Art metal and ornamental iron shops. 6) Art needlework, handweaving and tapestries. 7) Auction sales, including swap meet operations. 8) Automobile sales, service and rental. 9) Automobile laundries, provided steam cleaning is confined to a building. 10) Automobile repair shops and garages, including an outside vehicle storage area to be used for vehicles under repair which shall be completely screened from any street or surrounding property and further provided all repair operations are conducted within a building. 11) New and used, automobile and golf cart sales, and rentals provided all sales, service, and repair activities are conducted within a building. 12) Automobile parts and supplies. 13) Awning and canvas stores. 14) Bakery shops, including baking on the premises for on-site sales only. 15) Bakeries, wholesale. 16) Banks. 17) Banks, building and loan associations, savings and loan associations, title insurance companies, trust companies, credit unions, finance companies and investment companies. 18) Bars, including retail sales of package goods for off-site consumption, provided that there is no entertainment or music audible offsite. 19) Barber and beauty shops. 20) Blueprint, Photostat and reproduction (copy) services. 21) Boat sales, service and rental. 22) Books, hand binding and tooling. 23) Book, stationery and gift shops except adult oriented facilities as defined under Chapter 2 of the Maricopa County Zoning Ordinance. 24) Bottling plants or breweries. 25) Bowling alleys. 26) Bus depots. 27) Cabinet and carpenter shops. 28) Candy shops, including manufacturing of candy on the premises for on-site sales only. 29) Catering establishments not utilizing any manufacturing process or outside storage of materials or vehicles. 5 ALLEN KANO-1E5 - comrAntilifrirr.E.mi ww0.1 30) Churches and houses of worship, including accessory columbariums provided that the building area of the columbarium shall not exceed 10% of the total building area of the church building(s), provided there are no schools or overnight stays. 31) Cleaning agencies, laundry agencies, pressing establishments and self-service laundries, including self-service dry cleaning machines, provided there is no cleaning of clothes on the premises. 32) Cleaning plants, including carpets and dyeing. 33) Clock and watch repair shops. 34) Clothing and dry good shops, including clothing and costume rental. 35) Commercial storage of mobile homes, manufactured homes, travel trailers, recreation vehicles, boats and aircraft. 36) Compounding of cosmetics and pharmaceutical products. 37) Conservatories or studios: Art, dancing or music. 38) Construction equipment, including sales, service, rental and storage. 39) Craft and hobby shops, with incidental craft or hobby instruction only. 40) Dairy products, processing of. 41) Dance halls and nightclubs, including outdoor amplified music, except adult oriented facilities as defined under Chapter 2. 42) Delicatessen shops. 43) Department stores. 44) Dress shops. 45) Drive-in restaurants and refreshment stands. 46) Drive-in or outdoor theaters. 47) Drugstores and soda fountains. 48) Electrical fixtures and appliance sales, repair and service. 49) Equipment rentals and sales, but not including equipment customarily used for heavy construction. 50) Farm animal (horse, cattle and other farm animal) medical clinics and surgical hospitals. 51) Farms as defined in Chapter 2 of the Maricopa County Zoning Ordinance. 52) Feed stores, inside storage only. 53) Florist shops. 54) Frozen food lockers, including processing but not slaughtering of animals. 55) Funeral homes, mortuaries and chapels. 56) Furniture stores including: new, used, finished or unfinished merchandise. 57) Gardens and community gardens as defined in Chapter 2 of the Maricopa County Zoning Ordinance. 58) Gas (butane or propane), retail sales for individual consumption such as canisters and cylinders used for grilling, camping, and other domestic uses. 59) Gasoline service stations, provided all incidental repair work is conducted wholly within a completely enclosed building and space required for such repair work does not constitute more than 60% of the floor area. 6 Mil JTARY COMPAMILITY FEKMI 60) Grocery stores and meat markets, provided there is no slaughtering of animals or poultry on the premises. 61) Hardware shops. 62) Health spas and public gyms. 63) Household appliance shops. 64) Ice cream shops, including manufacturing of ice cream on the premises for on-site sales only. 65) Interior decorator shops. 66) Jewelry shops. 67) Jewelry, manufacture from precious metals and minerals. 68) Key, locksmith or gun shops. 69) Laboratories, medical or dental. 70) Laboratories, research, experimental and testing. 71) Laboratories, experimental, photo or motion picture, research or testing. 72) Landscape material sales provided all incidental equipment and supplies, including fertilizer and empty cans, are kept within a completely enclosed building or within an area enclosed on all sides by a solid fence or wall at least six feet in height, and no goods, materials or objects are stacked higher than the fence or wall so erected. 73) Liquor stores. 74) Lumber yards not including industrial milling or planning operations. 75) Manufacture and assembly of clay, leather, metal and glass products of a handicraft nature. 76) Manufacture and assembly of medical, dental and drafting instruments. 77) Manufacture and assembly of optical goods and equipment, watches, clocks and other similar precision instruments. 78) Manufacture and assembly of electrical or electronic apparatus, musical instruments, games and toys. 79) Manufacturing, compounding, assembling, processing, packaging or treatment of products such as candy, drugs, perfumes, pharmaceuticals, perfumed toilet soaps, toiletries, but not including the refining or rendering of fats and oils. 80) Manufacturing, compounding, assembling or treatment of articles or merchandise from the following previously prepared materials: bone, cellophane, canvas, cloth, cork, feathers, felt, fiber, fur, glass, hair, leather, paper, plastics, precious or semi- precious metals or stones, light sheet metal, shell, textiles, tobacco, wire, yarns, wood not involving planing mills, and paint not employing a boiling process. 81) Manufacturing or assembly of electrical appliances, electronic instruments and devices, optical goods, precision instruments, radios and phonographs, including the manufacture of small parts only, such as coils, condensers, transformers and crystal holders. 82) Manufacture of pottery and figurines or other similar ceramic products using only previously pulverized clay. 7 ALLEN RANCHES mll ITARY COM:ATM:Lin' PLIKMIT 83) Medical and clinical laboratories, provided no overnight stays. (Nighttime shiftwork is allowed.) 84) Miniature golf courses and driving ranges. Lakes and ponds are not allowed. 85) Mobile home, travel trailer and recreation vehicle sales and service. 86) Nurseries, flower and plant sales, provided all incidental equipment and supplies including fertilizer and empty cans, are kept within a completely enclosed building or within an area enclosed on all sides by a solid fence or wall at least six feet in height and no goods, materials or objects are stacked higher than the fence or wall so erected. 87) Any business office in which chattels or goods, wares or merchandise are not commercially created, repaired, sold or exchanged. 88) Offices. 89) Any other office, laboratory, manufacturing and assembly uses similar to those uses enumerated herein which do not create any danger to the public health, safety and general welfare in surrounding areas and which do not create any offensive noise, vibration, smoke, dust, odor, heat or glare, and which by reason of high value in relation to size and weight of merchandise received and shipped create very little truck traffic. a. Accessory buildings and uses customarily incidental to the above uses. 90) Outdoor race tracks, provided there is no camping or overnight stays, 91) Paint and wallpaper stores, 92) Packing houses, fruit or vegetable not including processing. 93) Parking lots and public garages, subject to parking standards in Chapter 11, Section 1102, of the Maricopa County Zoning Ordinance. 94) Pet shops, including the treatment or boarding of cats, dogs or other small animals, provided no overnight stays. (Nighttime shiftwork is allowed.) 95) Permanent facilities for rodeos, auctions, swap meets, and sites rented for private parties. Overnight stays are not allowed. Removed Campgrounds from list. 96) Pharmacy, when in conjunction with a medical center consisting of offices occupied by five or more doctors provided that there shall be no outside entrance for business purposes, and that no sign or display be located so as to be visible from a public thoroughfare or adjacent property, 97) Photographer's and artist's studios. 98) Plumbing shops. 99) Pool halls or billiard centers. 100) Precision, optical and musical instrument repair shops. 101) Printing, lithography and publishing establishments. 102) Privately owned or operated stations for fire protection, police, or security service, ambulance or other emergency service providers, provided no overnight stays. (Nighttime shiftwork is allowed.) 103) Public facilities such as libraries, museums, parks, playgrounds, community buildings including police stations, post offices and other community service buildings used for 8 ALLEN KANO-1E5 liaTAR,I000MPATIINLITY rEMIT non-commercial non-profit purposes, provided no overnight stays. (Nighttime shiftwork is allowed.) 104) Radio and television shops, including repair. 105) Radio and television broadcasting stations and studios, but not including transmitter towers and transmitter stations, 106) Rental services: Household, lawn, garden, sickroom or office equipment. 107) Restaurants and cafes, including patios, cocktail lounges, and outside dining and drinking areas, provided there is no amplified entertainment or music audible off-site. 108) Restaurants and cafes, including drive-through but not including those having dancing or shows, or drive-in car service. The sale of alcoholic beverages for on-site consumption only may be permitted as an accessory use if the kitchen facilities in the restaurant do not exceed 20% of the floor area. Patios, cocktail lounges and outside dining and drinking areas shall be limited to a space serving no more than 50 patrons, and no entertainment or music shall be audible off site. 109) Retail stores. 110) Retail sale of merchandise, services, recreational and otherwise, parking area and other facilities customarily considered as shopping center uses. 111) Secretarial or answering services. 112) Self-storage facilities, provided there are no overnight stays. (Nighttime shiftwork is allowed.) a. Accessory buildings and uses customarily incidental to the above. 113) Shoe repair shops. 114) Stone monument sales. 115) Tailor shops. 116) Taxidermists. 117) Theaters, but not including a drive-in theater and adult oriented facilities as defined under Chapter 2 of the Maricopa County Zoning Ordinance. 118) Temporary construction administrative offices/yard complex - which may include a security office that the following conditions are met: a. The uses are only associated with the developer/owner and subdivision or project in which they are located. b. Upon sale of the development, cessation of the need for the use (95% buildout), or cessation of the use, all structures, modifications to structures and uses related to the temporary facility shall be removed. c. Those uses of structures allowed shall meet all building code requirements. d. All items stored on site shall only be those required for the construction on site. e. The allowed uses may encroach into setback areas. d. All necessary permits must be issued prior to placement on the site. e. No overnight stays. (Nighttime shiftwork is allowed.) 119) Tinsmith shops. 120) Truck stops, with customary accessory facilities including but not limited to restaurant, convenience retail, truck wash, and minor repair facilities but not 9 •ALLEN KANO-1E5 • MILITARY_CONIF'ATIBIUT)'FERIvIIT.. 424 cisi4 including major repair, freight storage, freight handling, warehousing or distribution facilities. 121) Truck terminals, including service and storage, provided no overnight stays. (Nighttime shiftwork is allowed.) 122) Variety or notion stores. 123) Veterinary hospitals, clinics and kennels for dogs, cats and small animals, provided no overnight stays. (Nighttime shiftwork is allowed.) 124) Video rental stores. 125) Warehousing, storage and wholesale distribution facilities. 126) Wholesale ice distributing stations. 127) Wholesale stores. 10 ALLEN RANCHES ITAKY COMPAT1511_1TY rr_RNAIT 3.2 Development Standards The following Development Standards are approved as part of this Military Compatibility Permit: TABLE I DEVELOPMENT STANDARDS() 20' Adjacent to Major Street, 15' Minimum Front Building Setback Adjacent to Collector Street 10' Adjacent to Local Street Minimum Rear Building Setback 15' None for attached buildings, Minimum Side Building Setback 10' if provided 20' Adjacent to Major Street, Minimum Side Building Setback 15' Adjacent to Street Adjacent to Collector Street 10' Adjacent to Local Street Minimum Perimeter Building Setback When Adjacent to 25' Residential Maximum Lot Coverage 60% Maximum Building Height 60, (21 (1) If requested by the Applicant, alternative development standards, including exceeding the Maximum Building Height and Maximum Lot Coverage, may be approved as part of the Plan of Development (POD) without requiring an amendment to this MPC. Any increases in the Maximum Allowable Height of 60 feet shall require approval by Luke Air Force Base. (2) The height of any building or structure closer than 60 to residential zone boundary shall not exceed a height equal to the distance from said building or structure to the zone boundaries. Streets or alleys may be included in calculating distance. The site design will be determined and processed with a Plan of Development (POD). Design elements such as buildings, driveways, parking, landscaping, lighting, and signage will be identified with the POD. Color palette and architectural details will provide a common theme throughout the Project. 11 4.0 Relationship to Surrounding Areas A high quality commercial center and well-designed office, business, and industrial parks are intended to be developed on the Property. The Property is highly suitable for these uses given its Military Compatible [and use designation, Military Airport and Ancillary Military Facility overlay, adjacency of the Loop 303 transportation corridor, and close proximity to Interstate-10. Refer to Figure 4, Surrounding Properties for specific site information. Photos of the Property and surrounding properties are provided in Appendix B, Context Photos. SITE The Area Plan designates the land use as Military Compatible. The Property is currently zoned Rural-43 (RU-43). NORTH The adjacent property to the north, across Bethany Home Road, is a mix of residential and vacant properties. The Area Plan designates the land use as Military Compatible. The properties are zoned RU-43, EAST Loop 303 is located directly east of the Project. Adjacent to Loop 303, further east, the properties are a mix of vacant land, with the remainder generally used for agricultural purposes. The Area Plan designates the land uses as Military Compatible. The properties are zoned RU-43, AD-2, and AD-3 with a M ifitary Airport and Ancillary Military Facility overlay. SOUTH (Goodyear) The adjacent property to the south, across Camelback Road, lies within the City of Goodyear. The properties are a mix of agricultural, fallow agricultural, and commercial. The Goodyear General Plan designates this land use as Business and Commerce. The properties are zoned a non-residential Planned Area Development (PAD) and C-2. WEST The adjacent property to the west is being used for agricultural uses. This property is the residential part of the overall Allen Ranches. The Area Plan designates the land use as Large Lot Residential (0-1 du/ac). The property is zoned RU-43 with the majority of the property within the first GDC zone limiting the maximum density to 2 du/ac. 12 ALLEN KAN 01E5 MII ITARYCOMPATINLITY PLIZ1v1IT 5.0 Location and Accessibility The Property is bounded by Bethany Home Road, Loop 303, Camelback Road, and the 65 Ldn noise contour (approximate 174th Drive alignment), with Cotton Lane bisecting the Property, providing exceptional accessibility. 6.0 Relationship to State Statute The proposed land uses within the Project are consistent and compatible with the land uses approved under Article 1010.6 of the Maricopa County Zoning Ordinance and ARS §28- 8481. As part of this Military Compatibility Permit Application process, a Use Compatibility and Consistency Determination request was submitted and approved by Maricopa County. A copy of the approved letters from Luke AFB, dated April 27, 2016 and Maricopa County, dated April 28, 2016 are attached as Appendix A, Use Consistency and Compatibility Determination Letters. The Project will develop with uses consistent and compatible with the zoning ordinance and state statute as indicated above. 7.0 Circulation System The Property has exceptional offsite access to and from Bethany Home Road, Cotton Lane, and Camelback Road. Onsite vehicular circulation will be established with the POD. The onsite circulation will directly connect to Bethany Home Road, Cotton Lane, and/or Camelback Road. Streets will be designed per Maricopa County standards. 8.0 Development Schedule Phases will be based on market conditions, industry factors, and/or business considerations, as determined by the developer. The developer may phase the Project as deemed appropriate, as long as each phase is properly engineered with adequate utilities, streets, and drainage provisions to serve each phase. 9.0 Community Facilities and Services The Project is a non-residential development and will not provide community facilities and services typically associated with a residential development. However, a pedestrian circulation network is anticipated for employee use. The Project is located within the Litchfield Elementary School District and the Agua Fria Union High School District. Due to the non-residential uses planned in the Project, no children will be added to the nearby schools as a result of this Project. 13 ALLEN M,NCI--1E5 U4FLCOlvtrATIFSILITY FI_KMIT 10.0 Public Utilities and Services All necessary utilities to serve the Project are currently available or will be brought to the site during development. Utilities and services for the Project will be provided by the following providers. • Water: EPCOR Water • Wastewater: EPCOR Water • Refuse: Waste Management of Arizona or other similar refuse provider • Electrical: APS • Telephone: CenturyLink • Cable: Cox • Natural Gas: Southwest Gas • Police: Maricopa County Sheriff Department • Fire: Rural/Metro Fire Department Water EPCOR Water has stated they intend to provide water service for the Project. The Project is located within EPCOR Water's Ague Fria District, in the Water Plant #12 service area. Water Plant #12 is located one-half mile east and one-half mile south of the intersection of Citrus Road and Camelback Road. Wastewater EPCOR Water has stated they intend to provide wastewater service for the Project. The Project is located within EPCOR Water's new Loop 303 CC&N. Wastewater flows from the Project will be routed to EPCOR Water's Luke 303 Water Reclamation Facility, which is under construction and is located near the intersection of the Missouri Avenue alignment and the Alsup Road alignment. Police The Project will be served by Maricopa County Sheriff Department. The nearest sheriff's office is located approximately eight miles southeast at 920 E Van Buren Street, Avondale, Arizona 85323, generally northeast of Van Buren Street and Dysart Road. Fire It is anticipated the Project will be served by Rural/Metro Fire Department. The nearest Rural/Metro Fire station is located approximately three miles northeast at 16805 W Olive Avenue, Waddell, Arizona 85355. The next closest fire station is located approximately four miles southeast at 105 W Desert Avenue, Litchfield Park, Arizona 85340. 14 11.0 Conclusion This MCP application is in accordance with the approved Use Compatibility and Consistency Determination per ARS §28-8481 and Section 1010.6 of the Maricopa County Zoning Ordinance. Approval of this MCP will help support future site planning and development of the Project. We request approval of this MCP. 15 Maricop a County Planning & Development Department Engineering Plan Review Date: September 15, 2016 Robert Fedorka, Planning &Development 501 North 44th- Street, Suite 200 Memo To: Darren Gerard, AICP, Deputy Director, Department of Planning & Phoenix, Phone: (602) Arizona 506-7151 85008 Development Fax: (602) 506-8762 Email www.maricopa.nv/planning address: Attn: Rachel Applegate, Senior Planner, Planning & Development Services RobertFedorkaPrnail.maricooa.aov From: Robert Fedorka, P.E., Drainage Engineering Supervisor, Planning & Development Services CC: Michael Norris, P.E., Drainage Engineering Manager, Planning & Development Subject: MCP2016005 - MCP for Allen Ranches (El Memo) Job Site Address: NW of Loop 303 & Camelback Road APN(s): 501-02-003A & 004A; 502-27-008A & 009 I have reviewed the Military Compatibility Permit application date stamped 08/25/2016. Engineering Plan Review (DPR, FCDMC and MCDOT) has no objections to the application. This application is to specify land uses for future development and does not include a Plan of Development. Approval of this case should include the following stipulations: 1. Without the submittal of a precise plan of development, no development approval is inferred by this review, including, but not limited to drainage design, access and roadway alignments. These items will be addressed as development plans progress and are submitted to the County for further review and/or entitlement. 2. A Traffic Impact Study to address traffic impacts and roadway improvements required to support the proposed development must be submitted with future Plan of Development application(s). 3. The site contains Special Flood Hazard Areas (SFHA) (Floodplain — Zone AT along the north side of Camelback Road & Zone A along both sides of Cotton Lane). As development plans progress for this site, provision(s) for compliance with the Maricopa County Floodplain Use Regulations must be addressed. Alternatively, alteration or eliminations of the SFHAs must be approved by the Flood Control District of Maricopa County and FEMA . through the CLOMR/LOMR process. 4. Submission of a CLOMR application to the Flood Control District must be prior to or concurrent with the application(s) for Plan(s) of Development to Planning & Development. 5. Approval of the CLOMR by FEMA must be obtained prior to the issuance of any building permits on the site (on affected parcels). 6. Drainage review of planning and/or zoning cases is for conceptual design only and does not represent final design approval nor shall it entitle applicants to future designs that are not in conformance with Section 1205 of the Maricopa County Zoning Ordinance and the Maricopa County Drainage Policies and Standards. 7. All development and engineering design shall be in conformance with Section 1205 of the Maricopa County Zoning Ordinance and current engineering policies, standards and best practices at the time of application for construction. Please contact me if you have any questions or require any additional information. Maricopa County Environmental Services Department Water and Waste Management Division Subdivision infrastructure & DATE: September 20, 2016 Planning Program 1001 N. Central Avenue #150 Phoenix, Arizona 85004 TO: Rachel Applegate, Planning & Development Dept. Phone: (602) 506-1058 Fax: (602) 506-5813 Planner TDD 602 506 6704 FROM: Souren Naradikian, RE. Senior Civil Engineer SUBJECT: Allen Ranches. MCP2016005 The Maricopa County Environmental Services Department (MCESD) has reviewed documents received from the Maricopa County Planning and Development Department for the above referenced project. Applicant request is for comprehensive plan amendment to allow future single family residential subdivision, commercial and industrial development at property APN # 502-27-006; 007A; 008A; 009 and 010A. Water/Sewer service — will be provided by EPCOR. ATC and readily available capacity must be obtained prior to final plat approval. Stormwater - The parcel is not located in the urbanized unincorporated area, and therefore, not regulated by the Maricopa County Stormwater Quality Program. Based on the above, MCESD raised no objection to this project to the Planning & Development Department on September 20, 2016 and can support the status report at this time subject to the following stipulations: Stipulations: None It should be noted that several other Maricopa County agencies must review this project. Rachel Applegate - PLANDEVX From: Ian Thompson - SHERIFFX Sent: Monday, August 29, 2016 9:03 AM To: Rachel Applegate PLANDEVX Subject: RE: MCP2016005 - Routing - Allen Ranches Hi Rachael: The Sheriff's Office has no comments regarding the Military Compatibility Permit for this future development. Thanks, Ian Original Message From: rachelapplegatePmail.maricopa.gov [mailto:rachelappleRate@mail.maricopa.gov] Sent: Monday, August 29, 2016 8:58 AM To: Hector Andrade - EMERGTX; Stella Sheridan - EMERMGTX; Ian Thompson - SHERIFFX; Barbara.plante@us.af.mil ; ifrokePglendaleaz.com ; kokok@mwdaz.com ; dhenning@westvallevview.com; Ken.nyman@azag.gov ; HstumpRRPgmail.com ; VWolflev@azmag.gov; dennis.rohrman@rrnetro.com ; bfinkePepcor.com ; tbonarPhilgartwilson.com Subject: MCP2016005 - Routing - Allen Ranches Good Morning Reviewing Agencies, Attached with this e-mail includes a Military Compatibility Permit without a precise Plan of Development filed for Allen Ranches - MCP2016005. Please review the documents and provide me review comments prior to the scheduled Technical Advisory Committee Meeting scheduled for Tuesday, September 20th at 9:45 a.m. If you have any questions, please feel free to give me a call. Thank you, Rachel Applegate Senior Planner Maricopa County Planning and Development 501 N. 44th Street, Suite 200 Phoenix, AZ 85008 602-372-0318 rachelapplegate@rnail.maricopa.gov Your username will be sent in a separate email to protect your account privacy. Password: R31nBrJG Download URL: "https://cloud.maricopa.gov " The login above will expire on 9/5/2016 12:00:00 AM 1 Rachel Applegate - PLANDEVX From: Froke, Jon <JFroke@GLENDALEAZ.com > Sent: Tuesday, September 20, 2016 3:25 PM To: Rod Jarvis Cc: Rachel Applegate - PLANDEVX Subject: Allen Ranches Follow Up Flag: Follow up Flag Status: Completed Rod. Thank you for the update. We just wanted to reiterate the interest of the City of Glendale to explore annexation into our City Limits and run the permitting / inspections process through Glendale and not Maricopa County. Jon Jon M. Froke, M.Ed., AlCP Planning Director City of Glendale Planning Department 5850 West Glendale Avenue Suite 212 Glendale, AZ 85301 (623) 930-2585 ifroke@glendaleaz.com From: Rod Jarvis [mailto:riarvis@ecllaw.corn] Sent: Tuesday, September 20, 2016 2:10 PM To: Froke, Jon <JFrokePGLENDALEAZ.com > Cc: rachelapplegate@maiLmaricopa.gov Subject: Allen Ranches Jon— As you might recall, the Allen Ranches project includes an area which requires a Military Compatibility Permit. We attended the TAC meeting for that MCP filing at the County Planning & Development Department today, and were asked by Rachel Applegate, of that department, to follow up with you, as the County has received no word from you regarding that MCP filing. I think, perhaps, the City might have believed that the attached memo sufficed, and perhaps it does, but if that is the intent, could you email me and/or rachelapplegate@mail.rnaricopa.gov to so indicate? Thanks, Rod Jarvis From: Froke, Jon [mailto:JFroke©GLENDALEAZ,corn] Sent: Wednesday, August 03, 2016 5:09 PM To: Rachel Applegate - PLANDEVX (APPLEGATERftmail.maricopa.gov) Cc: Friedman, Brian; McAllen, Samuel; Perry, Tabitha; Ritz, Thomas; Rod Jarvis Subject: Allen Ranches Good Afternoon Rachel. Attached is a memo regarding Allen Ranches and a recent conversation that Glendale Planning has had with Earl, Curley & LaGarde. I have copied Mr. Jarvis on this message. Thank you. 1 Jon Jon M. Froke, M.Ed., AICP Planning Director City of Glendale Planning Department 5850 West Glendale Avenue Suite 212 Glendale, AZ 85301 (623) 930-2585 ifroke@glendaleaz.com 2 PP% Planning d GLENLIE Memorandum DATE: July 28, 2016 TO: Rachel Applegate, Senior Planner Maricopa County P nning St Development FROM: Jon M. Fr CP, Planning Director SUBJECT: Allen Ranches CPA2016004 & Z2016044 Rachel: Thank you for the opportunity to review the application for Allen Ranches which is located along the Loop 303 north of Camel back Road. The site is located in the Glendale Municipal Planning Area. In 2014 the City of Glendale updated its Annexation Policy. Debra Stark, then Maricopa County Planning Director, was engaged in this process and attended the City Council Workshop. Glendale staff met with her to discuss the city's interest in annexation of undeveloped property into the Glendale City Limits. It was understood that all parcels such as Allen Ranches would be encouraged to visit with Glendale and explore annexation. We met this summer with the applicant for Allen Ranches and Glendale staff expressed their interest in continuing a dialogue to explore the merits of annexation. Our preference is that prior to development of any phase of the site, that the property be seriously considered for annexation into Glendale. Please contact me if you have any questions. I can be reached at (623) 930-2585 or ffroke@.glendaleaz.com. Thank you. Jon cc: Rod Jarvis, Earl, Curley & LaGarde. Brian Friedman, Economic Development Director Sam McAllen, Development Services Director Tabitha Perry, Assistant Planning Director Thomas Ritz, AICP, Senior Planner • City of Glendale • 5850 West Glendale Avenue • Glendale Arizona • 85301-2599 MI 623-930-2800 NI DEPARTMENT OF THE AIR FORCE AIR EDUCATION AND TRAINING COMMAND 7 September 2016 Mr. James R. Mitchell Director, Commnnity Initiatives Team 56th Fighter Wing 14185 W. Falcon St. Luke AFB AZ 85309-1629 Ms. Rachel Applegate Maricopa County Planning & Development Department 501 North 44th Street, Suite 200 Phoenix AZ 85008-6526 Re: Case #MCP2016005; Allen Ranches Dear Ms_ Applegate Thank you for the opportunity to provide comments on the Military Compatibility Permit Application for Allen Ranches. The site is located on 496.8 acres west of State Route 303 to Citrus Road, between Camelback and Bethan Home Rd, in the City of Glendale Planning Area and is part of the larger 900-acre Allen Ranches mixed use development. The site is located inside the 1988 JLUS 65 and 70 Ldn, "high noise or accident potential zone" as identified by A.R.S. § 28-8461 and is within the "territory in the vicinity of a military airport" also defined by A.R,S. § 28-8461. As described in the MCP Narrative, this request will not negatively impact the flying operations at Luke AFB. However, without a precise Plan of Development we request the opportunity to make comments on the development as they begin to build specific facilities. This will ensure that detailed features and aspects of development, as they mature, will not negatively impact our flying operations. Please note our current comments are in line with and have taken into consideration previous comments provided by this office on 27 Apr 16 and 25 Jul 16 (attachment I and 2). We are aware that your office will rely upon A.R.S. §28-8481, to include the Table and notes located within section J., in reaching a final determination as to whether or not each potential development is compatible and consistent development within the 65 and 70 Ldn. Our office recognizes that Luke AFB is not the_approvator_disapproval authority but does-appreciate--- the continual opportunity to comment on how development could/would impact our flying operations_ This open dialogue plays an important role in maintaining the positive relationships that have existed for years between the Northwest Valley communities and Luke APB. Since the site will be located within the "territory in the vicinity of a military airport," it will be subjected to approximately 170 over flights per day. We recommend you review the sound attenuation requirements found in A.R.S. §28-8482. We also encourage an aggressive notification program on the part of the applicant and/or developer to inform potential tenants about Luke AFB operations. If you have any questions please contact my Community Planner, Barbara Plante, at (623) 856-9981. Sincerely JAMES R MITCHELL Attachments: 1. Alien Ranches (UC2016003) 2. Allen Ranches (CPA2016004 & Z2016044) cc: Colonel David G. Shoemaker, Vice Commander, 56th Fighter Wing Ms. Cindy L. Calderon, GS-13, General and Environmental Law Attorney, 56th Fighter Wing DEPARTMENT OF THE AIR FORCE AIR EDUCATION AND TRAINING COMMAND 27 April 2016 Mr. James R. Mitchell Director, Community Initiatives Team 56th Fighter Wing 14185 W. Falcon St. Luke AFB AZ 85309-1629 Mr. Matt Holm Maricopa County Planning & Development Department 501 North 44th Street, Suite 200 Phoenix AZ 85008-6526 Re: Case #11C2016003: Allen Ranches Dear Mr. Holm. Thank you for the opportunity to provide comments on the Compatibility and Consistency Determination Application for Allen Ranches. The site is located on 496.7 acres west of State Route 303 to Citrus Road, between Camelback and Bethan Home Rd, in the City of Glendale Planning Area. The site is located inside the 1988 .ILUS 65 and 70, "high noise or accident potential zone" as identified by A.R.S. § 28-8461 and is within the "territory in the vicinity of a military airport" also defined by A.R.S. § 28-8461. Based on the infounation provided to us, we understand that the developer is beginning to develop the site with no specific use or user at this time. The developer has provided a list of potential uses and has addressed many concerns Luke AFB had with the original list (see attachment). Note numbers 56, 70, 94, 111, 114, 122, 125, 140 were removed from consideration on the list by the developer. Numbers 7, 36, 91, 99, 103, 105, 112, 113, 124, 131, 133, 134, 136, were modified to ensure no overnight stay. Numbers 7 and 92 would not include water retention, ponds or features. Numbers 61 and 95 need further discussion and details and number 65 would be for individual consumption and domestic use. Recognizing that we are being asked to comment on potential uses that are based on broad categorical uses, our comments are provided with an understanding that we will want to provide additional comments as these potential uses turn into actual fact specific development. Within these parameters, this potential list of developments, with the exception of the above mentioned items should not have a negative impact on the flying operations at Luke AFB. However, we request the right to make comment on each development plan as is it being worked so we can make a final determination based on an actual project narrative recognizing that as development matures there could be aspects that could negatively impact our flying operations. Since the site will be located within the "territory in the vicinity of a military airport," it will be subjected to approximately 170 over flights per day. We recommend you review the sound attenuation requirements found in A.R.S. §28-8482. We also encourage an aggressive notification program on the part of the applicant and/or developer to infoun potential residents about Luke AFB operations. If you have any questions please contact my Community Planner, Barbara Plante, at (623) 856-9981. Sincerely JAMES R. MITCHELL Attachment: Exhibit 4 Proposed Permitted and Land Uses cc: Colonel David G. Shoemaker, Vice Commander, 56th Fighter Wing Ms. Cindy L. Calderon, GS-13, General and Environmental Law Attorney, 56th Fighter Wing Exhibit 4 Proposed Alien Ranches Permitted Land Use The following are proposed permitted land uses for Allen Ranches as described in ARS § 28-8481. Transportation, communicatio s and utilities 1) Railroad and rapid rail transit. 2) Highway and street right-of-way. 3) Victor vehicle parking. 4) Communications (noise sensitive). 5) Utilities. 6) Other transportation, communication and utilities. Commercial/retail trade 1) Wholesale trade. 2) Building materials-retail. 3) General merchandise-retail. 4) Food-retail. 5) Automotive and marine. 6) Apparel and accessories-retail_ 7) Eating and drinking places. 8) Furniture and home furnishing-retail. 9) Other retail trade. Personal and business services 1) Finance, insurance and real estate. 2) Personal services. 3) Business services. 4) Repair services. 5) Contract construction services, 6) Indoor recreation services. 7) Other services, industrial/manufacturing 1) Food and kindred products. 2) Textile mill products. 3) Apparel. 4) Lumber and wood products. 5) Furniture and fixtures. 6) Paper and allied products. 7) Printing and publishing.- 8) Chemicals and allied products, 9) Petroleum refining and related industries. 10) Rubber and miscellaneous plastic. 11)*Stone, clay and glass products. 12) Primary metal industries. 13) Fabricated metal products. 14) Professional, scientific and controlling instruments_ 15) Miscellaneous manufacturing. Public and uuasi-public services 1) Government services. 2) Cultural activities, including churches. 3) Medical and other health services. 4) Cemeteries. 5) Nonprofit organizations. 6) Correctional facilities. 7) Other public and quasi-public services. Outdoor Recreation 1) Playgrounds and neighborhood parks. 2) Community and regional. 3) Nature exhibits (within 65-69 Ldn noise 6antours). 4) Spectator sports, including arenas. 5) Golf courses and riding stables. 6) Water based recreational areas, 7) Resort and group camps. 8) Auditoriums and concert hails. 9) Outdoor amphitheaters and music halls. • 10) Other outdoor recreation. Resource production, extraction and open space. 1) Agriculture (except livestock). 2) Livestock farming and animal breeding. 3) Forestry activities. 4) Fishing activities and related services. 5) Mining activities. 6) Permanent open space. 7) Water areas (not incidental to farming). The following are proposed permitted land uses for Allen Ranches as defined in Sections 801.2, 802.2, 803.2, 804.2, 805.2, 901.2, 902.2, and 903.2 of the Maricopa County zoning Ordinance. 7) Amusement enterprises and outdoor amusement parks i excluding water parks. Water park might be an issue. 8) Antique Shops. 9) Arcades. 10) Art Galleries_ 11) Art metal and ornamental iron shops. 12) Art needlework, handweaving and tapestries. 13) Auction sales, including swap meet operations_ 14) Automobile sales, service and rental. 15) Automobile laundries, provided steam cleaning is confined to a building. 16) Automobile repair shops and garages, including an outside vehicle storage area to be used for vehicles under repair which shall be completely screened from any street or surrounding property and further provided all repair operations are conducted within a building. 17) New and used, automobile and golf cart sales, and rentals provided all sales, service, and repair activities are conducted within a building. 18) Automobile parts and supplies. 19) Awning and canvas stores. 20) Bakery shops, including baking on the premises for on-site sales only. 21) Bakeries, wholesale. 22) Banks. 23) Banks, building and loan associations, savings and loan associations, title insurance companies, trust companies, credit unions, finance companies and investment companies. 24) Bars, including retail sales of package goods for off-site consumption, provided that there is no entertainment or music audible offsite. 25) Barber and beauty shops. 26) Blueprint, Photostat and reproduction (copy) services. 27) Boat sales, service and rental. 28) Books, hand binding and tooling. 29) Book, stationery and gift shops except adult oriented facilities as defined under Chapter 2 of the Ma ricopa County Zoning Ordinance. 30) Bottling plants or breweries. 31) Bowling alleys. 32) Bus depots. 33) Cabinet and carpenter shops. 34) Candy shops, including manufacturing of candy on the premises for on-site sales only. 35) Catering establishments not utilizing any manufacturing process or outside storage of materials or vehicles. 36) Churches and houses of worship, including accessory columbariurns provided that the building area of the columbarium shall not exceed 10% of the total building area of the church building(s), -provided there are no schools or overnight stays. No school or overnight stay associated with the Church. 37) Cleaning agencies, laundry agencies, pressing establishments and self-service laundries, including self-service dry cleaning machines, provided there is no cleaning of clothes on the premises. 38) Cleaning plants, including carpets and dyeing. 39) Clock and watch repair shops. 40) Clothing and dry good shops, including clothing and costume rental. 41) Commercial storage of mobile homes, manufactured homes, travel trailers, recreation vehicles, boats and aircraft 42) Compounding of cosmetics and pharmaceutical products. 43) Conservatories or studios: Art, dancing or music. 44) Construction equipment, including sales, service, rental and storage. 45) Craft and hobby shops, with incidental craft or hobby instruction only. 46) Dairy products, processing of. 47) Dance hails and nightclubs, including outdoor amplified music, except adult oriented facilities as defined under Chapter 48) Delicatessen shops. 49) Department stores. 50) Dress shops. 51) Drive-in restaurants and refreshment stands. 52) Drive-in or outdoor theaters.. 53) Drugstores and soda fountains. 54) Electrical fixtures and appliance sales, repair and service. 55) Equipment rentals and safes, but not including equipment customarily used for heavy construction. 56) èII5VOc1 ihirr. list Dust could be an issue. 57) Farm animal (horse, cattle and other farm animal) medical clinics and surgical hospitals. 58) Farms as defined in Chapter 2 of the Maricopa County Zoning Ordinance. 59) Feed stores, inside storage only. 60) Florist shops_ 61) Frozen food lockers, including processing but not slaughtering of animals. DiAss with rt4ke7A Need details, 62) Funeral homes, mortuaries and chapels. 63) Furniture stores including: new, used, finished or unfinished merchandise. 64) Gardens and community gardens as defined in Chapter 2 of the Maricepa County Zoning Ordinance. 65) Gas (butane or propane), retail sales for individual consumption such as canisters and Olinders used for grilling, camping, and other domestic use& flow much butane or propene. 66) Gasoline service stations, provided all incidental repair work is conducted wholly within a completely enclosed building and space required for such repair work does not constitute more than 60% of the floor area. 67) Grocery stores and meat markets, provided there is no slaughtering of animals or poultry on the premises. 68) Hardware shops. 69) Health spas and public gyms. 70) Hospitals, clinics and kennels for animal,— tleniaved from list. 'Its repeated with item 91:3-6,. No overnight stay of staff — Shifts would be okay. 71) Household appliance shops. 72) Ice cream shops, including manufacturing of ice cream on the premises for on-site sales only. 73) Interior decorator shops. 74) Jewelry shops. 75) Jewelry, manufacture from precious metals and minerals. 76) Key, locksmith or gun shops. 77) Laboratories, medical or dental. 78) Laboratories, research, experimental and testing. 79) Laboratories, experimental, photo or motion picture, research or testing.. 80) Landscape material sales provided all incidental equipment and supplies, including fertilizer and empty Gans, are kept within a completely enclosed building or within an area enclosed on all sides by a solid fence or wall at least six feet in height, and no goods, materials or objects are stacked higher than the fence or wall so erected. 81) Liquor stores. 82) Lumber yards not including industrial milling or planning operations. 83) Manufacture and assembly of clay, leather, metal and glass products of a handicraft nature. 84) Manufacture and assembly of medical, dental and drafting instruments. 85) Manufacture and assembly of optical goods and equipment, watches, clocks and other similar precision instruments. 86) Manufacture and assembly of electrical or electronic apparatus, musical instruments, games and toys. 87) Manufacturing, compounding, assembling, processing, packaging or treatment of products such as candy, drugs, perfumes, pharmaceuticals, perfumed toilet soaps, toiletries, but not including the refining or rendering of fats and oils. 88) Manufacturing, compounding, assembling or treatment of articles or merchandise from the following previously prepared materials: bone, cellophane, canvas, cloth, cork, feathers, felt, fiber, fur, glass, hair, leather, paper, plastics, precious or semi-precious metals or stones, light sheet metal, shell, textiles, tobacco, wire, yarns, wood not involving planing mills, and paint not employing a boiling process. 89) Manufacturing or assembly of electrical appliances, electronic instruments and devices, optical goods, precision instruments, radios and phonographs, including the manufacture of small parts only, such as coils, condensers, transformers and crystal holders. 90) Manufacture of pottery and figurines or other similar ceramic products using only previously pulverized clay. 91) Medical and clinical laboratories, provided no overnight stays. (Nighttime shiftwork is :allowed.) Medical and Clinical Laboratories. 92) Miniature golf courses and driving ranges. Lakes and ponds are not allowed. Probably ok but need to ensure water is not an issue. 93) Mobile home, travel trailer and recreation vehicle sales and service. 94) Motion picture producing, pernovedfrorn•list. Depending on lots of things.. 95) Nurseries, flower and plant sales, provided all incidental equipment and supplies including fertilizer and empty cans, are kept within a completely enclosed building or within an area enclosed on all sides by a solid fence or wall at least six feet in height and no goods, materials or objects are stacked higher than the fence or wall so erected. Oiscuss with )UkfB to defonine concern with This use Love aquaculture but we have to talk water- probably far enough away but need to discuss real detail before we just say no issue. 96) Any business office in which chattels or goods, wares or merchandise are not commercially created, repaired, sold or exchanged. 97) Offices. 98) Any other office, laboratory, manufacturing and assembly uses similar to those uses enumerated herein which do not create any danger to the public health, safety and general welfare in surrounding areas and which do not create any offensive noise, vibration, s,moke, dust, odor, heat or glare, and which by reason of high value in relation to size and weight of merchandise received and shipped create very little truck traffic, a. Accessory buildings and uses customarily incidental to the above uses. 99) Outdoor race tracks, revided there is no camping or overnight stays. No camping or overnight stay_ 100) Paint and wallpaper stores. 101) Packing houses, fruit or vegetable not including processing. 102) Parking lots and public garages, subject to parking standards in Chapter 11, Section 1102, of the Maricopa County Zoning Ordinance. 103) Pet shops, including the treatment or boarding of cats, dogs or other small animals, provided no overnight stays. (Nighttime shiftwork is allowed.) Does that include someone staying overnight - or are we talking shifts. 104) Permanent facilities for rodeos, auctions, swap meets, c-a-m-pgraun-els-,- and sites rented for private parties. Overnight stays are not allowed. Removed : Campgrounds from list No campgrounds - no overnight stay, 105) Pharmacy, when in conjunction with a medical center consisting of offices occupied by five or more doctors provided that there shall be no outside entrance for business purposes, and that no sign or display be located so as to be visible from a public thoroughfare or adjacent property. Does the medical center include overnight stay? Pharmacy would only WalliSWed with a permitted medical center. In this caao, it would bo allowed with #91- Medical and Clinical laboratories and patedially #97 -: Offices, neither of which allow 106) Photographer's and artist's studios. 107) Plumbing shops. 108) Pool hails or billiard centers. 109) Precision, optical and musical instrument repair shops. 110) Printing, lithography and publishing establishments. 111) ' ' PEriloveci from list. What does this even mean? 112) Privately owned or operated stations for fire protection, police, or security service, ambulance or other emergency service providers, provided no overnight stays,. (Nighttime shiftwork is allowed.) Does the fire station include overnight stay? 113) Public facilities such as libraries, museums, parks, playgrounds, community buildings including police stations, post offices and other community service buildings used for non- commercial non-profit purposes, provided no overnight stays. (Nighttime shiftwork is allowed.) No overnight stay: 114) Pub uffiffg electrical, nuclear and solar, and including ancillary offices. Attendant facilities- and Lots of questions come up with utilities. 115) Radio and television shops, including repair. 116) Radio and television broadcasting stations and studios, but not including transmitter towers and transmitter stations. 117) Rental services: Household, lawn, garden, sickroom or office equipment 118) Restaurants and cafes, including patios, cocktail lounges, and outside dining and drinking areas, provided there is no amplified entertainment or music audible off-site. 119) Restaurants and cafes, including drive-through but not including those having dancing or shows, or drive-in car service. The sale of alcoholic beverages for on-site consumption only may be permitted as an accessory use if the kitchen facilities in the restaurant do not exceed 20% of the floor area. Patios, cocktail lounges and outside dining and drinking areas shall be limited to a space serving no more than 50 patrons, and no entertainment or music shall be audible off site. 120) Retail stores. 121) Retail sale of merchandise, services, recreational and otherwise, parking area and other facilities customarily considered as shopping center uses. 1) Kei-nOzAd:frorn list Renewable energy lots of questions. 123) Secretarial or answering services. 124) Self storage facilities, provided there are no overnight stays. (Nighttime shiftwork is allowed.) No overnight stay a. Accessory buildings and uses customarily incidental to the above. 125) along electric transmi-1-..ion lines Removed ftiPilist Utilities again. 126) Shoe repair shops. 127) Stone monument sales.. 128) Tailor shops. 129) Taxidermists. 130) Theaters, but not including a drive-in theater and adult oriented facilities as defined under Chapter 2 of the Maricopa County Zoning Ordinance. 131) Temporary construction administrative offices/yard complex - which may include a security office that the following conditions are met: a. The uses are only associated with the developer/owner and subdivision or project in which they are located. b. Upon sale of the development, cessation of the need for the use (95% buildout), or cessation of the use all structures, modifications to structures and uses related to the temporary facility shall be removed. c. Those uses of structures allowed shall meet all building code requirements. d. All items stored on site shall only be those required for the construction on site. e. The allowed uses may encroach into setback areas. d. All necessary permits must be issued prior to placement on the site. e. No overnight stays_ (Nighttirne shiftwork is allowed.) 132) Tinsmith shops. 133) Truck stops, with customary accessory facilities including but not limited to restaurant, convenience retail, mote', truck wash, and minor repair facilities but not including major repair, freight storage, freight handling, warehousing or distribution facilities. ReA09e4 !-*t0..1445.rit.list.! No Motel. 134) Truck terminals, including service and storage, provided no overnight stays. (Nighttime Shiftwork is allowed.)No overnight stay 135) Variety or notion stores. 136) Veterinary hospitals, clinics and kennels for dogs, cats and small animals, provided no Overnight stays. (Nighttime shiftwork is allowed.) Again overnight stay or shifts. 137) Video rental stores. 138) Warehousing, storage and wholesale distribution facilities. 139) Wholesale ice distributing stations. 140) Wholesale stores. Vemovecl item from What are the incidental buildings? DEPARTMENT OF THE AIR FORCE AIR EDUCATION AND TRAINING COMMAND - 25 July 2016 Mr. James R. Mitchell Director, Community Initiatives Team 56th Fighter Wing 14185 W. Falcon St. Luke AFB AZ 85309-1629 Ms. Rachel Applegate Maricopa County Planning & Development Department 501 North 44th Street, Suite 200 Phoenix AZ 85008-6526 Re: Case AtCPA2016004 & Z2016044; Allen Ranches Dear Ms. Applegate Thank you for the opportunity to provide comments on the Comprehensive Plan Amendment and Zone Change Applications for Allen Ranches. This master plan contains a mix of residential, commercial, retail, business office, and industrial on 846 acres located northeast of Citrus and Camelback Roads, in the City of Glendale Planning Area. The site is located from 0.10 to 0.58 miles outside to inside the 1988 JLUS 65, "high noise or accident potential zone" as identified by A.R.S. § 28-8461 and is within the "territory in the vicinity of a military airport" also defined by A.R.S. § 28-8461. The residential portion of the master plan which comprises 367 acres, of undeveloped land, falls from 0 to 0.58 miles outside the 1988 JUTS 65, "high noise or accident potential zone." The purpose of this application is to request that the 367-acre property be rezoned from RU-43 to R1-6, R1-7, R1-8, R1-10 and R1-18 with a Residential Unit Plan of Development overlay and a Planned Area Development overlay to create a community of detached single family homes having 734 dwelling units at a maximum density of 20 dwelling units per acre. Luke AFB follows the guidelines in the Graduated Density Concept (GDC). The GDC proposes, in the absence of a more restrictive state, county or municipal general or comprehensive plan, graduating densities away from the 65 Ldn as follows: a maximum of 2 du/acre from the 65 Ldn to I12 mile, a maximum of 4 du/anre from 1/2 to I mile, and a _ ma.ximuinuf-6-dulacxe-from-1-to-3-noiles—With-a-plalmed-density-of-270-du/ac-,-it-meets-these-- guidelines. The planned commercial, retail, business office, and industrial, which falls on 497 acres, in Allen Ranches will be zoned to Military Compatibility Permit The following restrictions, as set forth in section 1.0 of the Executive Summary, will also be placed on the Commercial and industrial uses: • No ponds or water features • No land uses resulting in a large gathering of people. • No new buildings, improvements, or expansion of buildings for uses that result in the release of any substance into the air that would impair visibility or otherwise interfere with operating aixcraft, such as any of the following: o Steam, dust, and smoke. o Direct or indirect reflective light emissions. o Electrical emissions that would interfere with aircraft and Air Force communications or navigational aid systems or aircraft navigational equipment. o The athaetion of birds or waterfowl such as operation of sanitary landfills or maintenance of feeding stations. o Explosive facilities or similar activities. The above restrictions would support Luke AFB operations; however, without specific knowledge of what the commercial/industrial type development is we are unable to comment at this time_ We are aware that your office will rely upon A.R.S. §28-8481, to include the Table and notes located within section J., in reaching a final determination as to whether or not each potential development is compatible and consistent development within the 65 and 70. Our office recognizes that Luke AFB is not the approval or disapproval authority but does appreciate the continual opportunity to comment on how this development could/would impact our flying operations. This open dialogue plays an important role in maintaining the positive relationships that have existed for years between the Northwest Valley communities and Luke AFB. Since the site will be located within the "territory in the vicinity of a military airport," it will be subjected to approximately 170 over flights per day. We recommend you review the sound attenuation requirements found in A.R.S. §28-8482. We Also encourage an aggressive notification program on the part of the applicant and/or developer to inform potential residents about bike AFB operations. If you have any questions please contact my Community Planner, Barbara Plante, at (623) 856-9981. Sincerely JAMES R. MITCHELL cc: Colonel David G. Shoemaker, Vice Commander, 56th Fighter Wing Ms. Cindy L. Calderon, 08-13, General and Environmental Law Attorney, 56th Fighter Wing