03. 04 CPA2014006 Z2014070 BOS REPORT.PDF

Report to the Board of Supervisors
Prepared by the Maricopa County Planning and Development Department
Board Hearing Date: March 11, 2015
Case #s/Title: CPA2014006 & Z2014070 – Stotz Farm
Supervisor District: 5
Applicant/Owner: Tiffany & Bosco PA / Stotz Farm Inc.
Requests: 1. Comprehensive Plan Amendment (CPA) to change the
land use designation from Rural Development Area to
Community Retail Centers. CPA case approval is by
Resolution, attached.
2. Zone Change from Rural-43 to C-2
Site Location: Approximately 1,200’ west of the southwest corner of I-10
and Avondale Blvd. (in the Avondale area)
Site Size: Approximately 10.85 acres
County Island Status: Class 1 (City of Avondale)
Additional
Comments: A Plan of Development is not proposed at this time. The City
of Avondale expressed concerns to limit potential uses. The
Commission recommendation includes prohibition of
occupied buildings without sewer connection.
Commission
Recommendations (two motions – CPA2014006 & Z2014070):
1. On 2/5/15, the Commission voted 6-0 to recommend approval of CPA2014006 subject
to conditions ‘a’ – ‘c’:
Provided the following conditions are met:
a. Development and use of the site shall comply with the narrative report entitled,
“STOTZ FARM PROJECT NARRATIVE – General Comprehensive Plan Amendment
Request”, including all exhibits dated submitted September 15, 2014, and
stamped received September 26, 2014, except as modified by the following
conditions.
b. Until approval of a precise plan of development, the applicant shall submit a
written report every five years from the date of Board of Supervisors approval of
CPA2014006 which details the status of this project, including progress on
February 5, 2015
CPA2014006 & Z2014070
Page 1 of 4

obtaining necessary entitlements, licenses, and permits; compliance with the
conditions of approval; compliance with the approved narrative report;
compliance with the approved land use plan; and justification as to how the
approved land use plan still represents appropriate land use planning for the
property and unincorporated Maricopa County in accordance with the goals
and policies in its comprehensive plan. This report shall be scheduled for public
hearing by the Maricopa County Board of Supervisors (Board), upon
recommendation by the Maricopa County Planning and Zoning Commission
(Commission), to consider whether the planning justification for this
comprehensive plan amendment is still present, and whether the land use
designation associated with this comprehensive plan amendment still represent
appropriate and better long-term land use planning in accordance with the
goals and policies of the Maricopa County Comprehensive Plan. If the Board
rescinds this comprehensive plan amendment and reverts the current land use
designations back to Rural Development Area, all entitlements associated with
this project that were conditional pursuant to the Maricopa County Zoning
Ordinance may also be considered by the Board, upon recommendation by the
Commission, for reversion to the prior entitlements. In such an event, the
comprehensive plan land use map, and, as applicable, zoning map shall be
altered to reflect Board action.
c. 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 owner to enjoy uses in excess of those permitted by the land
use existing on the date of application, subject to conditions. In the event of the
failure to comply with any condition of approval, the property shall change to
the land use designation that existed on the date of application. It is, therefore,
stipulated and agreed that 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. The Comprehensive Plan Amendment enhances the value of
the property above its value as of the date the Comprehensive Plan
Amendment is granted and changing to the prior land use designation results in
the same value of the property as if the Comprehensive Plan Amendment had
never been granted.
2. On 2/5/15, the Commission voted 6-0 to recommend approval of Z2014070 subject to
conditions ‘a’ – ‘k’:
Provided the following conditions are met:
a. Development of the site shall comply with the Zoning Exhibit entitled “Figure 1 –
Proposed Zoning”, consisting of 1 full-size sheet stamped received September 26,
2014, except as modified by the following conditions.
b. Development of the site shall be in conformance with the Narrative Report
entitled “STOTZ FARM PROJECT NARRATIVE – Stotz Farm Rezoning”, consisting of 5
pages, dated stamped received April 26, 2014, except as modified by the
following conditions.
February 5, 2015
CPA2014006 & Z2014070
Page 2 of 4

c. All outdoor lighting shall conform to the Maricopa County Zoning Ordinance.
d. Development of the site shall be in compliance with all applicable Maricopa
County Air Quality rules and regulations.
e. Development to include occupied buildings shall have sewer connection.
Construction permits will not be issued without evidence of sewer connection.
f. The following Drainage Review conditions shall apply:
1. Grading and Drainage Plans, prepared by an AZ licensed Civil Engineer,
shall be required at the time of application for a Plan of Development
and building permit.
2. 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.
3. 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.
g. The following Maricopa County Environmental Services Department (MCESD)
Review conditions shall apply:
1. Development and engineering design shall be in conformance with the
Maricopa County Stormwater Quality Management and Discharge
Control Regulation. The owner/developer shall prepare a Storm Water
Pollution Prevention Plan and obtain approval by MCESD prior to
construction. (A separate submittal to MCESD is required.) Upon
completion of construction, the owner shall fulfill MCESD requirements and
obtain a post-construction stormwater permit.
2. The site plan shall contain a note designating the entity responsible for
operation and maintenance of the on-lot Stormwater management
facilities consistent with an approved operation and maintenance plan.
h. Amendments to the site plan and narrative report shall be processed as a
revised application in accordance with Maricopa County Zoning Ordinance
Article 304.9.
i. Noncompliance with the conditions of approval will be treated as a violation in
accordance with the Maricopa County Zoning Ordinance. Further,
noncompliance of the conditions of approval may be grounds for the Planning
and Zoning Commission to take action in accordance with Chapter 3
(Conditional Zoning).
February 5, 2015
CPA2014006 & Z2014070
Page 3 of 4

j. 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 Zone Change as set forth in the Maricopa
County Zoning Ordinance.
k. The property owner/s and their successors waive claim for diminution in value if
the County takes action to rescind approval due to noncompliance with
conditions.
Presented by: Carol Hu, Planner
Reviewed by: Darren Gerard, AICP, Deputy Director
Attachments: 2/5/15 P&Z Packet (36 pages)
Resolution (2 pages)
Note: 2/5/15 Draft P&Z Minutes are not available as of the writing of this report, but can
be provided upon request later when available.
February 5, 2015
CPA2014006 & Z2014070
Page 4 of 4

Report to the Planning and Zoning Commission
Prepared by the Maricopa County Planning and Development Department
Cases: 1. CPA2014006 – Stotz Farm
2. Z2014070
Meeting Date: February 5, 2015
Agenda Items: 1. 5
2. 6
Supervisor District: 5
Applicant: Tiffany & Bosco PA
Owner: Stotz Farm Inc.
Requests: 1. Comprehensive Plan Amendment (CPA) to change the land use
designation from Rural Development Area to Community Retail
Centers
2. Zone Change from Rural-43 to C-2
Site Location: Approximately 1,200’ west of the southwest corner of I-10 and
Avondale Blvd. (in the Avondale area)
Site Size: Approximately 10.85 acres
Density: N/A
County Island Status: Class 1 (City of Avondale)
County Plan: Comprehensive Plan – Rural Development Area
Municipal Plan: City of Avondale – Gateway Employment: Retail, office and hotel
Municipal Comments: City of Avondale request limited uses on this site to comparable
uses in Avondale’s C-3 Freeway Commercial zoning district
Support/Opposition: None
Recommendations: 1. Approve with conditions
2. Approve with conditions
Agenda Items: 5 & 6 – CPA2014006 & Z2014070
Page 1 of 12

Project Summary:
1. This is a request for a CPA from Rural Development Area to Community Retail Centers
and a zone change from Rural-43 to C-2 zoning district for Stotz Farm. The subject site is
10.85 acres and is located approximately 1,200 ft. west of the southwest corner of
Interstate 10 and Avondale Boulevard. There is no specific plan of development
proposed with this request. The subject site is currently used for agriculture and is
surrounded by the City of Avondale.
Figure 1. Aerial photograph of subject site and vacant/agricultural land uses.
2. The narrative asserts that the proposed development meets the Comprehensive Plan
Amendment criteria in the following manner:
Whether the amendment constitutes an overall improvement to the Comprehensive
Plan and is not solely for the good or benefit of a particular landowner or owners at a
particular point in time.
The applicant asserts that the proposed change in land use would be compatible with
adjacent municipality land use plans. This amendment encourages orderly
development of the property with development and growth trends of the region while
creating a healthy environment and healthy economy. This amendment would also
promote the intent of the Comprehensive Plan by encouraging the orderly
development of the property in harmony with the development and growth trends in
this region. The narrative states the amendment is a more cohesive planning effort in
the area which benefits all surround properties. Therefore the amendment constitutes
Agenda Items: 5 & 6 – CPA2014006 & Z2014070
Page 2 of 12

an overall improvement to the Comprehensive Plan that meets the need of the area
and its current and future residents. The narrative states the subject site has been
vacant for many years for agriculture uses and the proposed change to Community
Retail Centers would allow for retail, office and employment opportunities in a location
just off the freeway and a location deemed as an entrance to the Avondale City
Center.
Whether the amendment will adversely impact all or a portion of the planning area.
A. Altering acceptable land use patterns to the detriment to the plan.
The applicant states the request for Community Retail Centers is compatible with
existing land use patterns and would not adversely impact surrounding land uses
or the Comprehensive Plan. The applicant states the requested land use is
compatible and would be consistent to Avondale’s designation of Gateway
Employment and will not be a detriment to the County or Avondale plan.
B. Requiring public expenditures for large and more expensive public
improvements to roads, sewer, or water systems that are needed to support
planned land uses.
The narrative states that the proposed amendment and uses will have minimal
impact on public expenditures for public improvements. At the time of
development, the developer will work with the County and City on infrastructure
improvements.
C. Adversely impacting planned uses because of increased traffic.
The narrative asserts that traffic generated by the property would not adversely
impact planned land uses. The report states the type of uses associated with
Community Retail Centers are planned for within Avondale’s circulation Plan.
The future surrounding network of arterials and nearby freeway is capable of
handling retail and employment based uses.
D. Affecting the livability of the area or the health or safety of present and future
residents.
The applicant asserts that the amendment is consistent with Avondale’s
Gateway Employment designation and will not have any negative impact on
the livability of the area or the health and safety of present and future residents.
The report states that Avondale depicts the future City Center to be a bicycle
and pedestrian friendly environment linking residents to services and
employment opportunities.
E. Adversely impacting the natural environment or scenic quality of the area in
contradiction of the plan.
The narrative states the amended land use designation of Community Retail
Centers will not negatively impact the natural environment or scenic quality of
Agenda Items: 5 & 6 – CPA2014006 & Z2014070
Page 3 of 12

the area, and will actually benefit the area by minimizing automobile traffic out
of the area by bringing services closer.
Whether the amendment is consistent with the overall intent of the Comprehensive Plan.
The narrative report states the proposal will enhance the quality of life in the region and
will encourage responsible growth and development. This amendment is consistent with
the vision and intent of the Comprehensive Plan. The property’s location adjacent to a
freeway and proximity and part of a planned employment center allows this
amendment to demonstrate the constant need to allow appropriate amendments to
the Comprehensive Plan.
3. The narrative also states that the proposed amendment meets the following goals and
objectives of the Comprehensive Plan (Note: The applicant’s narrative report provides
details about this project intends to meet these goals and policies):
Land Use Goal L1 Objective L2: Provide employment opportunities proximate to
housing.
Transportation Goal 1 Objective T6: Minimize travel times.
Environment Goal 1 Objective E2: Promote development that is compatible with the
visual character and quality of the site.
Economic Development Goal 1 Objective ED2: Encourage employment opportunities
proximate to housing.
4. The associated zoning case includes a request to rezone the parcels from Rural-43 to C-
2 without a Plan of Development. The zoning district would allow the property to
develop commercial uses as intended by the Community Retail Centers land use
designation and the Avondale City Center Specific Plan Gateway Employment land
use designation. Commercial uses are more consistent with the uses adjacent to a
Freeway and can provide employment opportunities to an area with a majority of
single-family housing. The proposal is a conceptual rezone. A Plan of Development with
specific site design will be filed at a separate time with a separate application.
Agenda Items: 5 & 6 – CPA2014006 & Z2014070
Page 4 of 12

Figure 2. Conceptual Zoning exhibit.
Public Participation Summary:
5. The applicant complied with the requirements for posting the property with the public
hearing dates and complied with the notification process. Staff sent out notification
cards to the property owners within 300’ of the subject site and areas of interest
regarding the requests. Staff received one letter from City of Avondale in review of the
proposed CPA and zone change. Avondale staff noted that C-2 zoning is not entirely
compatible with the City’s underlying Gateway Employment land use category. The
County C-2 zoning would open additional uses that are not allowed in the Avondale’s
Freeway Commercial zoning district. During the Citizen Participation Process, there was
no additional inquiry regarding this proposal.
Background:
6. July 22, 2014: Pre-application meeting held with applicant to discuss land use change
and zone change request for Stotz Farm.
7. September 26, 2014: Applications filed for CPA and Zone Change.
8. October 31, 2014: Technical review request to City of Avondale was sent to provide 1st
review comments.
9. December 17, 2014: Staff recommended the applicant to consider C-1 zoning to better
accommodate Avondale request for limited uses on the site.
10. January 12, 2015: Applicant requested to continue the proposal with C-2 zoning.
Agenda Items: 5 & 6 – CPA2014006 & Z2014070
Page 5 of 12

Existing On-Site and Adjacent Zoning/Land Use:
11. On-site: Rural-43/vacant
North: I-10 then PAD/ farming
South: CCD (Avondale)/ farming
East: CCD (Avondale)/ farming then, restaurant; hotel
West: CCD (Avondale) /vacant land
Avondale General Plan ‘Gateway Employment’ land use designation of Stotz Farm and surrounding region.
Agenda Items: 5 & 6 – CPA2014006 & Z2014070
Page 6 of 12

Avondale Specific Plan with ‘Mixed Use’ land use designation of Stotz Farm and surrounding region.
Adopted Plans:
12. Comprehensive Plan: The Plan identifies the property as Rural Development Area (0-1
d.u. / a.c.).
13. City of Avondale General Plan and Specific Plan: The General Plan designates the
subject site as Gateway Employment. The Specific Plan shows this subject property as
Mixed Use. This use includes retail, office and hotel. The employment uses are
designated close to the freeway, to maximize opportunities for business exposure to the
freeway and to ensure that residential uses are not located within 600 feet of freeway
traffic. The City did provide comment and noted that some uses allowed in the
community retail centers category such as billboard, travel trail parks, adult oriented
facilities, thrift stores, self-storage facilities and uses permitted within the R-5 zoning will
not be allowed in the gateway employment land use designation.
Utilities and Services:
14. Water: City of Avondale
Wastewater: City of Avondale
School District: Littleton School District
Fire: City of Avondale
Agenda Items: 5 & 6 – CPA2014006 & Z2014070
Page 7 of 12

Outstanding Concerns from Reviewing Agencies:
15. N/A
Staff Analysis:
16. The subject site is located within a Class 1 county island surrounded by the City of
Avondale which, per Arizona Revised Statues, requires that the County use of City of
Avondale General Plan and related standards as a guideline when evaluating requests
for zoning changes and land subdivisions:
ARS §11-814 G – The rezoning or subdivision plat of any unincorporated area completely
surrounded by a city or town shall use as a guideline the adopted general plan and
standards as prescribed in the subdivision and zoning ordinances of the city or town after
April 10, 1986.
17. The conceptual rezone site plan shows a 40’ road easement at the southwest corner of
the subject lot. Avondale’s Circulation Plan shows Avondale Blvd. as a 6 lane arterial
and adjacent local street 117th and 119th Ave as future 2 to 3 lane streets. This indicates
there is appropriate access to Stotz Farm from Avondale Boulevard. MCDOT has no
objections to the application.
18. Further, though the uses of Commercial Retail Centers and C-2 zoning of the County is
not completely in concert with the surrounding land use and the existing City Center
District zoning within Avondale, the intention of the Commercial Retail Centers best
match with the Gateway Employment Center of Avondale. A specific plan of
development will be required at the time of development. The review process of a Plan
of Development (POD) will allow City of Avondale to provide additional comments
specific to the POD. At which time, development standards can be discussed.
19. The City would like to limit certain potential uses such as travel trail parks, adult oriented
facilities, thrift stores, self-storage facilities and uses that are permitted within the R-5
Multi-Family Residential zoning district. This proposal for rezone to C-2 would also permit
Off-site Signs (billboards) that are not allowed in the City of Avondale. The City requests
the County to stipulate any rezoning action to continue with this prohibition.
20. Staff understands that zoning of C-2 is not completely consistent with Avondale’s urban
design and development. In response to Avondale’s letter, staff requested the
applicant to consider C-1 zoning which would alleviate most of the City’s concern.
However, the applicant communicated their wish to continue with the comprehensive
plan amendment and conceptual zone change. The county process would allow
Avondale to have the opportunity to provide feedback when a Plan of Development is
applied. At the current stage of entitlement process, no particular uses are proposed in
this request. The intention of the C-1 Neighborhood Commercial Zoning District would
further stray from the C-3 Freeway Commercial zoning district of Avondale.
Agenda Items: 5 & 6 – CPA2014006 & Z2014070
Page 8 of 12

Existing Land Use Designation. Proposed Land Use Designation.
21. Staff believes the intermediate commercial zoning district (C-2) is the most appropriate
for this site as Rural or Multi-Family land uses and zoning are not appropriate for the
area. Avondale can address specific concerns at the time of a pre-annexation
agreement or upon discussion for utility services with the City of Avondale. Staff has
included condition ‘e’ to require sewer connection for all occupied buildings. As stated
in the applicant’s narrative, the intention is to connect with City of Avondale for sewer.
Condition ‘e’ of Z2014070 upholds the property owner’s responsibility to provide
infrastructure services at the time of development. The commercial land use
designation is similar to Avondale’s designation of Mixed Use. Staff notes, the Board of
Supervisors must make similar findings in any approval of this zoning case if it deviates
from Avondale’s recommendation.
22. There are no outstanding technical issues from reviewing County agencies and no known
public opposition to this request. Staff supports this application since this proposal will be a
more consistent use along the freeway.
Recommendations:
23. Staff recommends the Commission motion for approval with conditions ‘a’ – ‘c’ of
CPA2014006 for the following reasons:
• The request meets the criteria identified in the Maricopa County Comprehensive
Plan Amendment Guidelines.
• There is no known public opposition.
• Reviewing county agencies have no objection to the request.
Provided the following conditions are met:
a. Development and use of the site shall comply with the narrative report entitled,
“STOTZ FARM PROJECT NARRATIVE – General Comprehensive Plan Amendment
Request”, including all exhibits dated submitted September 15, 2014, and
stamped received September 26, 2014, except as modified by the following
conditions.
b. Until approval of a precise plan of development, the applicant shall submit a
written report every five years from the date of Board of Supervisors approval of
CPA2014006 which details the status of this project, including progress on
Agenda Items: 5 & 6 – CPA2014006 & Z2014070
Page 9 of 12

obtaining necessary entitlements, licenses, and permits; compliance with the
conditions of approval; compliance with the approved narrative report;
compliance with the approved land use plan; and justification as to how the
approved land use plan still represents appropriate land use planning for the
property and unincorporated Maricopa County in accordance with the goals
and policies in its comprehensive plan. This report shall be scheduled for public
hearing by the Maricopa County Board of Supervisors (Board), upon
recommendation by the Maricopa County Planning and Zoning Commission
(Commission), to consider whether the planning justification for this
comprehensive plan amendment is still present, and whether the land use
designation associated with this comprehensive plan amendment still represent
appropriate and better long-term land use planning in accordance with the
goals and policies of the Maricopa County Comprehensive Plan. If the Board
rescinds this comprehensive plan amendment and reverts the current land use
designations back to Rural Development Area, all entitlements associated with
this project that were conditional pursuant to the Maricopa County Zoning
Ordinance may also be considered by the Board, upon recommendation by the
Commission, for reversion to the prior entitlements. In such an event, the
comprehensive plan land use map, and, as applicable, zoning map shall be
altered to reflect Board action.
c. 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 owner to enjoy uses in excess of those permitted by the land
use existing on the date of application, subject to conditions. In the event of the
failure to comply with any condition of approval, the property shall change to
the land use designation that existed on the date of application. It is, therefore,
stipulated and agreed that 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. The Comprehensive Plan Amendment enhances the value of
the property above its value as of the date the Comprehensive Plan
Amendment is granted and changing to the prior land use designation results in
the same value of the property as if the Comprehensive Plan Amendment had
never been granted.
24. Staff recommends the Commission motion for approval with conditions ‘a’ – ‘k’ of
Z2014070 for the following reasons:
• The zone change is in concert with the proposed amended land use category of
Community Retail Centers.
• There is no public opposition to the request.
• Reviewing County agencies have no objections.
Provided the following conditions are met:
a. Development of the site shall comply with the Zoning Exhibit entitled “Figure 1 –
Proposed Zoning”, consisting of 1 full-size sheet stamped received September 26,
2014, except as modified by the following conditions.
Agenda Items: 5 & 6 – CPA2014006 & Z2014070
Page 10 of 12

b. Development of the site shall be in conformance with the Narrative Report
entitled “STOTZ FARM PROJECT NARRATIVE – Stotz Farm Rezoning”, consisting of 5
pages, dated stamped received April 26, 2014, except as modified by the
following conditions.
c. All outdoor lighting shall conform to the Maricopa County Zoning Ordinance.
d. Development of the site shall be in compliance with all applicable Maricopa
County Air Quality rules and regulations.
e. Development to include occupied buildings shall have sewer connection.
Construction permits will not be issued without evidence of sewer connection.
f. The following Drainage Review conditions shall apply:
1. Grading and Drainage Plans, prepared by an AZ licensed Civil Engineer,
shall be required at the time of application for a Plan of Development
and building permit.
2. 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 t he Maricopa
County Drainage Policies and Standards.
3. 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.
g. The following Maricopa County Environmental Services Department (MCESD)
Review conditions shall apply:
1. Development and engineering design shall be in conformance with the
Maricopa County Stormwater Quality Management and Discharge
Control Regulation. The owner/developer shall prepare a Storm Water
Pollution Prevention Plan and obtain approval by MCESD prior to
construction. (A separate submittal to MCESD is required.) Upon
completion of construction, the owner shall fulfill MCESD requirements and
obtain a post-construction stormwater permit.
2. The site plan shall contain a note designating the entity responsible for
operation and maintenance of the on-lot Stormwater management
facilities consistent with an approved operation and maintenance plan.
h. Amendments to the site plan and narrative report shall be processed as a
revised application in accordance with Maricopa County Zoning Ordinance
Article 304.9.
Agenda Items: 5 & 6 – CPA2014006 & Z2014070
Page 11 of 12

i. Noncompliance with the conditions of approval will be treated as a violation in
accordance with the Maricopa County Zoning Ordinance. Further,
noncompliance of the conditions of approval may be grounds for the Planning
and Zoning Commission to take action in accordance with Chapter 3
(Conditional Zoning).
j. 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 Zone Change as set forth in the Maricopa
County Zoning Ordinance.
k. The property owner/s and their successors waive claim for diminution in value if
the County takes action to rescind approval due to noncompliance with
conditions.
Presented by: Carol Hu, Planner
Reviewed by: Matt Holm, AICP, Comprehensive Planning Supervisor
Darren Gerard, AICP, Deputy Director
Attachments: Case Map (1 page)
Vicinity Map (1 page)
Site Plan (reduced 8.5”x11”, 1 page)
CPA Narrative Report with exhibits (6 pages)
Rezone Narrative Report (5 pages)
1st Routing Memo (1 page)
MCESD comments (2 pages)
Engineering comments (2 pages)
City of Avondale comments (2 pages)
Enclosures: None
Agenda Items: 5 & 6 – CPA2014006 & Z2014070
Page 12 of 12

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Legal Description
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WILLIAM E LALLY for WILLIAM E LALLY TIFFANY AND BOSCO PA 602.452.2716
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CPA2014006
Case Address Parcel Primary: 500-01-005G
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Supervisor District No. 5
AMENDMENT FROM RURAL DEVELOPMENT AREA TO COMMUNITY RETAL CENTER
Maricopa County Planning & Development - Phoenix, AZ

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Application Name: Stotz Farm
Legal Description
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Applicant Applicant Phone/Email
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WEI@TBLAW.COM
CPA2014006
Case Address Parcel Primary: 500-01-005G
Generated Jan 21, 2015 12:17:48 PM Gross acres: 11 approx. Map scale: 1:10,800
Aerials Sep-Oct 2011
Supervisor District No. 5
AMENDMENT FROM RURAL DEVELOPMENT AREA TO COMMUNITY RETAL CENTER
Maricopa County Planning & Development - Phoenix, AZ

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Application Name: Stotz Farm rezone
Legal Description
TO1N RO1W 1
Applicant Applicant Phone/Email
WILLIAM LALLY for WILLIAM E [ALLY TIFFANY AND BOSCO PA 602.452.2716
WEL@TBLAW.COM
Z2014070
Case Address Parcel Primary: 500-01-005G
1051 N 119TH Ave
AVONDALE AZ 85323
Generated Jan 21, 2015 12:19:00 PM Gross acres: 11 approx. Map scale: 1:10,800
Aerials Sep-Oct 2011
Supervisor District No. 5
REZONE PROPERTY
Maricopa County Planning & Development - Phoenix, AZ

ONE
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500-91-009C
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Application Name: Stotz Farm rezone
Legal Description
TO1N RO1W 1
Applicant Applicant Phone/Email
WILLIAM LALLY for WILLIAM E LALLY TIFFANY AND BOSCO PA 602.452.2716
WEL@TBLAW.COM
Z2014070
Case Address Parcel Primary: 500-01 -005G
1051 N 119TH Ave
AVONDALE AZ 85323
Generated Jan 21, 2015 12:18:15 PM Gross acres: 11 approx. Map scale: 1:10,800
Aerials Sep-Oct 2011
Supervisor District No. 5
REZONE PROPERTY
Maricopa County Planning & Development - Phoenix, AZ

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85296 Street

General Comprehensive Plan Amendment Request
Approximately 1,200 feet west of the Southwest comer of I-10 and Avondale
Initial Submittal — Se itember 15 2014
,f103

Property Location
The purpose of this request is to amend the Maricopa County Comprehensive Plan Land Use Map from
Rural Development Area to Community Retail Centers (Building area 100,000 to 500,000 sq.ft.) for the
Stotz Farm property. The Stotz Farm (the "Property") is located approximately 1,200 feet west of the
Southwest corner of the Interstate 10 Freeway (1-10) and Avondale Boulevard. The parcel is currently
zoned Rural-43. The Property is approximately 10.85 acres and has an existing land use of agriculture.
Relationship to Surrounding Properties
The Property is a County island bordered by the Interstate 10 Freeway to the north, 117 th Avenue
alignment to the east, Avondale Boulevard further to the east, Roosevelt Street to the south and 119 th
Avenue alignment to the west. The western, eastern and southern boundaries are adjacent to large
vacant parcels that are being used for agriculture uses. The northern boundary is the 1-10.
The Property is within the City of Avondale's General Plan, the Avondale Freeway Corridor Specific Plan
and the Avondale City Center Specific Plan. Avondale's General Plan Land Use Map previously showed
the Property as Mixed Use. The Avondale City Center Specific Plan has the Property in the Fl subarea
and is designated as Gateway Employment: Retail/Office/Hotel. The Fl subarea promotes retail, office,
multi-family and hotel uses, though multi-family is not supported within 600-feet of the 1-10 by the
Gateway Employment designation. The 600-feet includes the entire Property.
Location and Accessibility
The Property is a County island just south of the 1-10 Freeway and is currently accessible along 119 th
Avenue from Van Buren St. There are access roads that have been used for the agriculture uses
currently taking place on the Property. The easy access to the 1-10 allows connections to various
municipalities and services in Avondale, Buckeye, Glendale, Surprise and Phoenix.
Circulation System
Since the Property is located within the Avondale City Center Specific Plan, it is also located in the plan's
Circulation Plan. The Circulation Plan (Exhibit 1) shows Avondale Blvd as a 6 lane arterial, and 117 th and
119th Ave as future 2-3 lane local streets. 117 th Ave is described as a local street with two lanes plus a
two-way left turn land and street parking on both sides. Roosevelt St. is also planned to meander just
south of the property and is designed for a 90-foot right-of-way providing a travel lane in each direction
and a center lane, with bike lanes and parking on both sides.

Arterial: 6 Lanes
MEM Collector near Arterial:4 Lanes
Collector: 3 Lanes (2 lanes and TWLTL;
or 2 lanes and median)
Local Streets:2 Pedestrian Retail lanes, Street 2-3 lanes (locations if are fixed)
Potential Local Streets:2 lanes, 2-3 lanes If
Pedestrian Retail Street (locations are flexible)
Pedestrian-Oriented Street: Retail, Restaurants
131 and Service Uses Required at Ground Floor
..t _ Linear Parks & Plazas
trThi Open Space Connections/Storm Drainage
for On-Site Retention(locations are flexible,
- .- plan is illustrative)
i;! .„ . ,,,AMPORATE . DR 113M3) Pedestrian Connections
Li ' Traffic Signals (Existing/Proposed)
tmuflr: : 8
' - Bike Lanes
rmi -L , *IQ Bus Stops (Existing/Proposed)
Midblock Pedestrian Crossings
Planning Area
_
Exhibit 1
Request
The current County Comprehensive Plan designates the Property as Rural Development Area. The
Property is just outside of the planning boundaries of the County's Estrella Area Plan. The Avondale City
Center Specific Plan has the Property and adjacent properties designated as "Gateway Employment",
which consists of retail, office and hotel uses. This application requests approval to amend the land use
designation from Rural Development Area to Community Retail Centers (Building area 100,000 to
500,000 sq.ft.). The proposed designation of Community Retail Centers provides consistency with the
Avondale City Center Specific Plan in providing retail, services, office and employment opportunities,
while also being consistent with the type of development commonly occurring adjacent to freeways.
A concurrent rezoning request is proposing to zone the parcel from Rural-43 to C-2 to allow for uses
consistent with the Community Commercial land use designation.
Comprehensive Plan Amendment Criteria
Whether the amendment constitutes and overall improvement to the Comprehensive Plan and is not
solely for the good or benefit of a particular landowner or owners at a particular point in time.
This amendment represents an overall improvement to the Comprehensive Plan by providing a land use
that is compatible with adjacent land uses and surrounding municipality plans. The overall intent of the
Comprehensive Plan is to accommodate growth in a fashion that "encourages orderly development
while creating a healthy environment and healthy economy". This amendment promotes the intent of
the Comprehensive Plan by encouraging the orderly development of the Property in harmony with the
development and growth trends in this region. Planning the Property at this time creates a more

cohesive planning effort in the area, benefiting all surrounding properties. As a result, the amendment
constitutes an overall improvement to the Comprehensive Plan that meets the needs of the area and its
current and future residents. The Property has been vacant and used for agriculture for a number of
years. The proposed change to Community Retail Centers positions the Property to allow for retail,
office and employment opportunities in a location just off the freeway and a location deemed as an
entrance to the Avondale City Center.
Whether the amendment will adversely impact all or a portion of the planning area by:
• Altering acceptable land use patterns to the detriment of the plan.
A community retail center development is compatible with the surrounding area and surrounding land
use patterns and will not adversely impact surrounding land uses or the Comprehensive Plan. The
Property is not included in any County area plans. The Rural Development Area designation is currently
not acceptable to the location of the site being adjacent to a freeway and part of the Avondale City
Center Specific Plan. This proposed amendment will bring the Property to be consistent to Avondale's
designation of Gateway Employment and will not be a detriment to the County's or Avondale's plan.
• Requiring public improvements to roads, sewer, or water systems that are needed to support
the planned land uses.
The proposed amendment and uses will have minimal impact on public expenditures for public
improvements. At the time of development, the developer will work with the County and City of
Avondale on infrastructure improvements. It is not anticipated there will be any larger and more
expensive public improvements to be made by Maricopa County. The proposed land use re-designation
should not have any impacts on the County's or other jurisdiction's capital expenditures. Any internal
open space, paths, or landscaping will be developed by the developer at no expense to the County.
• Adversely impacting planned uses because of increased traffic.
Due to compatibility with planned adjacent land uses and the proximity to the 1-10 Freeway, traffic
generated by the Property will not adversely impact planned and uses. The types of uses associated
with Community Retail Centers are planned for within Avondale's Circulation Plan. The future
surrounding network of arterials and nearby freeway is capable of handling retail and employment
based uses.
• Affecting the livability of the area or the health or safety of present and future residents.
The proposed amendment is consistent with Avondale's Gateway Employment designation and will not
have any negative impact on the livability of the area or the health and safety of present and future
residents. The City of Avondale depicts the future City Center to be a bicycle and pedestrian friendly
environment linking residents to services and employment opportunities.
• Adversely impacting the natural environment or scenic quality of the area in contradiction to the
plan.

The amended land use designation of Community Retail Centers will not negatively impact the natural
environment or scenic quality of the area, and will actually benefit the area by minimizing automobile
traffic out of the area by bringing services closer.
Whether the amendment (or condition modification) is consistent with the overall intent of the
Comprehensive Plan
The overriding vision for the Comprehensive Plan is "to accommodate growth in a fashion that will
preserve our sense of community and protect and enhance our quality of life". To this end, the plan
"seeks to create strong and vibrant communities with Maricopa County by encouraging orderly
development while creating a healthy environment and a healthy economy". This proposal will enhance
the quality of life in the region and will encourage responsible growth and development. This
amendment is consistent with the vision and intent of the Comprehensive Plan. The Property's location
adjacent to a freeway and proximity and part of a planned employment center allows this amendment
to demonstrate the constant need to allow appropriate amendments to the Comprehensive Plan.
The extent to which the amendment (or condition modification) is consistent with the specific goals and
policies contained within the plan.
The proposed amendment is consistent with the following specific goals and policies contained within
the Comprehensive Plan:
Land Use, Goal 1, Objective L2 — Provide employment opportunities proximate to housing.
The intent of the Avondale City Center Plan is to create an area for residents to live in close proximity to
services and employment. This amendment and concurrent zoning will allow for the types of uses and
employment opportunities to present and future residents near the City Center.
Transportation, Goal 1, Objective 1-6 — Minimize travel times.
The Community Retail Centers land use designation is to allow for commercial and office uses of
100,000 to 500,000 square feet. The types of uses allowed in this designation would minimize travel
times for present and future residents in the surrounding communities.
Environment, Goal 1, Objective E2 — Promote development that is compatible with the visual character
and quality of the site.
The proposed amendment would allow development that would be consistent to developments
adjacent to freeways. The allowed uses would also be compatible with surrounding existing and
planned developments.
Economic Development, Goal 1, Objective ED2 — Encourage employment opportunities proximate to
housing.
The land uses allowed in the Community Retail Centers land use designation includes office, retail and
hotels. These uses will provide the existing and future residents in close proximity employment
opportunities.

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Project Narrative
Stotz C-2 Rezone
Purpose of Request
The request is to rezone a parcel located approximately 1,200 feet west of the Southwest corner of the
Interstate 10 Freeway ("I-10") and Avondale Boulevard. The 10.85 acre parcel is identified in Maricopa
County ("County") as Assessor's parcel number 500-01-005G ("Property"). The Property is currently
zoned Rural-43. The requested rezoning is for the Intermediate Commercial (C-2) zoning district on the
Property.
A concurrent Comprehensive Plan Amendment ("CPA") is requesting to amend a portion of the County
Comprehensive Plan from Rural Development Area to Community Retail Centers (Building area 100,000
to 500,000 sq.ft.).
The rezoning will allow for Commercial uses on the Property as intended by the Community Retail
Centers land use designation and the Avondale City Center Specific Plan Gateway Employment land use
designation. Commercial uses are more consistent with the uses adjacent to a Freeway and can provide
employment opportunities to an area with a majority of single-family housing.
Description of Proposal
Background/History
The Property is a Maricopa County island located within Avondale's City Center Specific Plan designated
in the El subarea and is designated as Gateway Employment: Retail/Office/Hotel. The Property is
currently being used for agriculture uses. The Gateway Employment designation includes retail, office
and hotel uses. The Applicant desires to rezone the Property to C-2, which is the closest zoning category
within Maricopa County's ordinance that meets the intended uses allowed in Gateway Employment.
The Avondale City Center Specific Plan states that "Employment uses are designated close to the
freeway, to maximize opportunities for business exposure to the freeway and to ensure that residential
uses are not located within 600-feet of freeway traffic. Employment uses include retail, office, and hotel
uses. In the Gateway Employment areas, residential, industrial, manufacturing, and warehouse uses are
not permitted. Uses may be served by surface and/or structured parking." The County's C-2 zoning
district's uses are compatible with these policies.
Proposed Rezoning
The request to rezone the Property to the C-2 zoning district will enable the property owner to develop
the property with uses consistent with the surrounding municipality's area plans. The existing zoning is
not consistent with these plans, nor does it support uses along a freeway as well as in close proximity to
Avondale's City Center. The C-2 zoning district is the most compatible to the types of uses described by
the City Center Specific Plan and uses typically along a freeway. Commercial, office and hotel uses

would also bring employment opportunities to a parcel in close proximity to a freeway linking those
opportunities to the local and regional area. A specific Plan of Development (POD) is not submitted with
this rezoning request, while the owner continues to work with specific users to determine a specific site
plan.
Relationship to Surrounding Properties
The Property is bounded by the Interstate 10 Freeway ("1-101 to the north, 117 th Avenue alignment to
the east, Avondale Boulevard further to the east, Roosevelt Street to the south and 119 th Avenue
alignment to the west. The western, eastern and southern boundaries are adjacent to large vacant
parcels that are being used for agriculture uses. The northern boundary is the 1-10. Much of the area
north of Van Buren is still currently agriculture with some transition just east of Avondale Blvd including
the American Sports Center and a Homewood Suites Hilton Hotel. South of Van Buren is a majority
single-family master planned developments. The Avondale Civic Center is also just south of Van Buren
St and just east of Avondale Blvd. There is still a large parcel used for agriculture on the Southeast
corner of Van Buren St and Avondale Blvd.
The parcels to the west and south are zoned Agriculture (AG) and are within the Avondale city limits.
The parcel to the east is also part of Avondale and is zoned Planned Area Development (PAD) for the
proposed commercial/hotel development, Summit at Avondale.
Location and Accessibility
The Property is a County island just south of the 1-10 Freeway and is currently accessible along 119 th
Avenue from Van Buren St. There are access roads that have been used for the agriculture uses
currently taking place on the Property. The easy access to the 1-10 allows connections to various
municipalities and services in Avondale, Buckeye, Glendale, Surprise and Phoenix.
cirgiaLtion
Since the Property is located within the Avondale City Center Specific Plan, it is also located in the plan's
Circulation Plan. The Circulation Plan (Exhibit 1) shows Avondale Blvd as a 6 lane arterial, and 117 th and
119th Ave as future 2-3 lane local streets. 117 th Ave is described as a local street with two lanes plus a
two-way left turn land and street parking on both sides. Roosevelt St. is also planned to meander just
south of the property and is designed for a 90-foot right-of-Way providing a travel lane in each direction
and a center lane, with bike lanes and parking on both sides.

Arterial: 6 Lanes
MIN Collector near Arterial:4 Lanes
I Collector: 3 Lanes (2 lanes and TWLTL;
or 2 lanes and median)
Local Pedestrian Streets:2 Retail lanes, Street 2-3 (locations lanes if are fixed)
Potential Local Streets:2 lanes, 2-3 lanes if
Pedestrian Retail Street (locations are flexible)
1Z1 Pedestrian-Oriented and Service Uses Required Street: at Retail, Ground Restaurants Floor
Linear Parks & Plazas
Open for On-Site Space Connections/Storm Retentian(locations are Drainage flexible,
plan is illustrative)
gams) Pedestrian Connections
Traffic Signals (Existing/Proposed)
Bike Lanes
1**2 Bus Stops (Existing/Proposed)
Midbiock Pedestrian Crossings
Planning Area
Exhibit 1
Development Schedule
Upon approval of the rezone to C-2 the Applicant will seek to develop the Property at a later date.
There is no phasing plan scheduled at the time of this narrative.
Community Facilities and Services
The Property is within the Littleton School District and the Tolleson Union High School District. The
closest elementary school is Collier Elementary School just south in the Coldwater Springs master
planned community. The closest high school is the La Joya Community High School at the Southwest
corner of Buckeye Rd and Avondale Blvd. A benefit of the master planned communities to the south is
there are ample parks and open space in the area including an 18-hole golf course. The City Center
Specific Plan has been designed to include parks, plazas and linear parks throughout the area. These
amenities will be established along with development.
Public Utilities and Services
UTILITY COMMENT TABLE
Cable Television
Cox Communications (623) 594-7298
Qwest Communications (800) 244-1111
Electricity
Salt River Project (SRP) (602) 236-8833

Refuse
City of Avondale (623) 333-4700
Telephone
Cox Communications (623) 594-7298
Qwest Communications (800) 244-1111
Water and Sewer
City of Avondale (623) 333-4414
Police
City of Avondale (623) 333-7001
Fire Protection
City of Avondale (623) 333-6000
Drainage
A Preliminary Drainage Report is not required with this application.
Public Outreach and Response to Citizen Input
We will conduct a thorough public outreach effort for the requested rezoning. These efforts will include
letters to property owners within 300' of the Property. The process is specifically addressed in detail
within the separate Citizen Participation Plan document.
Conclusion
The requested rezoning will allow the Property to be brought into compliance with the desired Gateway
Employment Sub-District within the Avondale City Center Specific Plan. The C-2 zoning district allows
uses that are consistent with the City Center Specific Plan and will bring employment opportunities to
the present and future residents. Residents will also be in close proximity to these uses. This will
minimize automobile drive time to services, retail and office. The rezone will also allow the landowner
to develop the property consistent to development along the 1-10 freeway.

Planning & Development ONE
Department STOP
SHOP
DATE: September 26, 2014
TO: DISTRIBUTION NOTED BELOW
FROM: Carol Hu, Planner, Comprehensive & Current Planning
RE: Stotz Farm — Comprehensive Plan Amendment and Rezone case
CASE #: CPA2014006 & Z2014070 — 1st Review
The following application materials were routed from the Distribution Center date stamped
received September 26, 2014:
• Narrative Report for CPA
• Narrative Report for Rezone
• Applications
• CPA Exhibit
• Zoning Site Plan
• Deed
There will not be a Technical Advisory Committee (TAC) meeting to discuss the above-
referenced cases. However, you, or your authorized representative, are requested to prepare
and submit written comments and recommendations as soon as possible.
Please call me at 602-506-8150 (or email to carolhu(arnail.maricopa.gov) if you have any
questions.
Distribution:
City of Avondale
INFORMATIONAL PURPOSES ONLY (memo only via e-mail)
Bill Baggenstoss, MCESD
Wendy Downing, Addressing
Carol Hu, Planning
Planning Engineering consists of the following agencies:
• Drainage Review
• Transportation (MCDOT)
• Flood Control (FCD)
501 N. 44th Street, Suite 200 • Phoenix, AZ 85008-6526 • (602) 506-8150 • (602) 506-3711 fax
carelhugmaiLmaricepa.gov
561 >Internet: www.maricepa.gov/planning < Rev 1-9-02

Mancopa County
Environmental Services
Department
Water and Waste Management DATE: September 29, 2014
Division
Subdivision Infrastructure &
Planning Program TO : Rachel Applegate, Planning & Development Dept.
1001 N. Central Avenue #150 Planner
Phoenix, Asizona 85004
Phone: (602) 506-0376
TDD Fax: (602) 602 506 506-5813 6704 FROM: Bill Baggenstoss, P.E.
Senior Civil Engineer
SUBJECT: Stotz Farms rezone; CPA2014006
The Maricopa County Environmental Services Department (MCESD) has reviewed
documents received from the Maricopa County Planning and Development
Department for the above referenced project. The project is a comprehensive plan
amendment (CPA) to change the land use designation from Rural Development Area
(R-43) to Community Retail Center (C-2) for the proposed retail center located west
of the 1-10 & Avondale Blvd intersection in Avondale. The project proposes a retail
center on the 10.85-acre parcel. According to the submitted documentation, the
City of Avondale will provide potable water and sanitary sewage services. The site is
in the urbanized area regulated by the Maricopa County Stormwater Quality Program
and the project will disturb over one acre of land.
Based on the above, MCESD raised no objections to the Planning & Development
Department in Acclea Automation on September 29, 2014 and will allow the project
to proceed at this time subject to the following stipulations:
Stipulations: Development and engineering design shall be in
conformance with the Maricopa County Stormwater Quality Management
and Discharge Control Regulation. The owner/developer shall prepare a
SWPPP and obtain approval by MCESD prior to construction. (A separate
submittal to MCESD is required.) Upon completion of construction, the
owner shall fulfill MCESD requirements and obtain a post-construction
stormwater permit.
The site plan shall contain a note designating the entity responsible for
operation and maintenance of the on-lot stormwater management
facilities consistent with an approved operation and maintenance plan.
It should be noted that several other Maricopa County agencies must review and
recommend approval of this project. Final approval authority for this project rests
with the Maricopa County Board of Supervisors.

Mancopa County
Environmental Services
Department
Water and Waste Management DATE: September 29, 2014
Division
Subdivision Infrastructure &
Planning Program TO: Rachel Applegate, Planning & Development Dept.
1001 N. Central Avenue #150 Planner
Phoenix, Arizona 85004
Phone: (602) 506-0376
TDD Fax: (602) 602 506 506-5813 6704 FROM: Bill Baggenstoss, P.E.
Senior Civil Engineer
SUBJECT: Stotz Farms Rezone; Z2014070
The Maricopa County Environmental Services Department (MCESD) has reviewed
documents received from the Maricopa County Planning and Development
Department for the above referenced project. The project is a rezone to change the
zoning from Rural, R-43, to Intermediate Commercial, C-2, for the proposed retail
center located west of the I-10 & Avondale Blvd intersection in Avondale. The
project proposes a retail center on the 10.85-acre parcel. According to the
submitted documentation, the City of Avondale will provide potable water and
sanitary sewage services. The site is in the urbanized area regulated by the
Maricopa County Stormwater Quality Program and the project will disturb over one
acre of land.
Based on the above, MCESD raised no objections to the Planning & Development
Department in Acclea Automation on September 29, 2014 and will allow the project
to proceed at this time subject to the following stipulations:
Stipulations: Development and engineering design shall be in
conformance with the Maricopa County Stormwater Quality Management
and Discharge Control Regulation. The owner/developer shall prepare a
SWPPP and obtain approval by MCESD prior to construction. (A separate
submittal to MCESD is required.) Upon completion of construction, the
owner shall fulfill MCESD requirements and obtain a post-construction
stormwater permit.
The site plan shall contain a note designating the entity responsible for
operation and maintenance of the on-lot stormwater management
facilities consistent with an approved operation and maintenance plan.
It should be noted that several other Maricopa County agencies must review and
recommend approval of this project. Final approval authority for this project rests
with the Maricopa County Board of Supervisors.

Maricopa County
Planning & Development Department
Engineering Plan Review
Date: October 6, 2014
Robert Fedorka, P.E.
Planning 501 North &Development 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
WWW. Email /11 address: aric op a.gov/plann in g Attn: Carol Hu, Planner, Planning & Development Services
Robertredorka@mailmaricopa.clov
From: Robert Fedorka, P.E., Drainage Engineering Supervisor, Planning &
Development Services
CC: Michael Norris, P.E., Drainage Engineering Manager, Planning &
Development
Subject: CPA2014006 — Stotz Farm
(El Memo)
Job Site Address: ±1,200' West of S WC of 1-10 and N. Avondale Blvd.
APN(s): 500-01-005G
I have reviewed the CPA application date stamped 09/26/2014. Engineering Plan
Review (FCDMC and MCDOT) has no objections to the application. There are no
Special Flood Hazard Areas on the site and there is no MCDOT street frontage along
the subject development site.
Please contact me if you have any questions or require any additional information.

Mancopa County
Planning crk Development Department
Engineering Plan Review
Date: October 6, 2014
Robert Fedorka, P.E.
Planning 501 North & 44th Development Street, Suite 200 Memo To: Darren Gerard, AICP, Deputy Director, Department of Planning &
Phoenix, Arizona 85008 Development
Phone: (602) 506-7151
Fax: (602) 506-8762
Email www.marieopa.aov/pIanning address: Attn: Carol Hu, Planner, Planning & Development Services
Roberfedarka@mail.maricopa.gov
From: Robert Fedorka, P.E., Drainage Engineering Supervisor, Planning &
Development Services
cc: Michael Norris, P.E., Drainage Engineering Manager, Planning &
Development
Subject: Z2014070 — Re-Zoning for Stotz Farm
(El Memo)
Job Site Address: ±1,200' West of SWC of I-10 and N. Avondale Blvd.
APN(s): 500-01-005G
I have reviewed the application date stamped 09/26/2014 to re-zone the subject parcel
from RU-43 to C-2. Engineering Plan Review (Drainage, FCDMC and MCDOT) has
no objections to the application. There are no Special Flood Hazard Areas on the site
and there is no MCDOT street frontage along the subject development site.
Any approval for the subject application should contain the following stipulation:
1. Grading and Drainage Plans, prepared by an AZ licensed Civil Engineer, shall
be required at the time of application for a Plan of Development and Building
Permits.
Please contact me if you have any questions or require any additional information.

Development & Engineering Services Department
Avondole 11465 W. Civic Center Drive, Suite 4110
Avondale, Arizona 85323-6804
Phone: (623) 333-4000 Fax: (623) 333-0420
November 20, 2014
Ms. Carol Hu, Planner
Maricopa County, Planning and Development Department
501 N. 44th Street, Suite 200
Phoenix, Arizona 85008
RE: Review of IViaricapa County Application for Stotz Farm
Case #s CPA2014006 & 22014070
APN 500-01-0056
Dear Ms. Hu:
This letter is in response to the application request through Maricopa County for a Comprehensive Plan
Amendment and a rezone for the "Stotz Farm" project. The site in question is approximately 10.85 acres
in size and is directly south of I-10, between 117 th and 119th Avenues.
After reviewing the information and as it relates to these particular applications, the City of Avondale
has the following comments:
1. The site is situated entirely within the City's Planning Area Boundary and currently has a land
use designation defined in the Avondale City Center Specific Plan as Gateway Employment:
Retail, Office, and Hotel. The Gateway Employment designation is as follows:
a. Employment uses are designated close to the freeway, to maximize opportunities for
business exposure" to the freeway and to ensure that residential uses are not located
within 600 feet of freeway traffic. Employment uses include retail, office, and hotel
uses. In the gateway employment areas, residential, industrial, manufacturing, and
warehouse uses are not permitted. Uses may be served by surface and/or structured
parking. Building heights are a maximum of 10 stories. Up to 16 stories may be
permitted with City Council approval.
2. The requested Maricopa County Intermediate Commercial (C-2) zoning district is not entirely
compatible with the City's underlying Gateway Employment land use category. The County C-2
category would open the site up to such uses as Travel Trail Parks, Adult Oriented Facilities,
Thrift Stores, Self-Storage Facilities and uses that are permitted within the R-5 Multi-Family
Residential Zoning District. The City is requesting that a limitation on uses be placed on the site
so that the zoning is comparable to the City's Freeway Commercial (C-3) zoning district.

Clty of Avondale Review of CPA2014006 gc.22014070
Stotz Farm
Avondole November 20, 2014
3. Any rezone of this parcel to Maricopa County's C-2 or C-3 would permit the placement of Off-
Site Signs, Billboards. The City of Avondale does not allow billboards and we request the County
to stipulate any rezoning action to continue with this prohibition.
4. The City is requesting that the applicant develop the site in a manner consistent with all
applicable development and design guidelines as defined in the City's Zoning Ordinance and in
Chapter 4 Urban Design and Chapter 5 Development and Design Guidelines of the Avondale City
Center Specific Plan.
5. If a Specific Plan of Development is submitted in the future, the City is requesting the
opportunity to provide feedback on the application so that any development would he
consistent with our approved development and design standards for the subject site.
6. The developer will be required to install water, sewer, and street improvements with their
development in compliance with the latest versions of the water and sewer master plan, the
City of Avondale Transportation Plan, and/or the City General Engineering Requirements.
Representatives from the City Would be willing to meet with the applicant to outline the development
criteria of the Avondale City Center Specific Plan and the Freeway Commercial Zoning District (C-3) or to
discuss the possibility to annex the property into the City.
Thank you for the opportunity to review the above referenced case. Should you have any questions,
please do not hesitate to contact me. l can be reached at 623-333-4015 or by email at
rgubserftavandale.org . Thank you in advance for your consideration of Avondale's concerns.
With regards,
Robert Gubser, AICP
Planning Manager
Development and Engineering Services Department
CC: Tracy Stevens, Development and Engineering Services Director
Development & Engineering Services Department
11465 W. Civic Center Drive, Suite 110 I Avondale, AZ 85323-6804
Phime: (623) 333-4000 Fax: (623) 333-0420 I TDD: (623) 333-0010 I www.avondale,org

RESOLUTION OF AMENDMENT
Maricopa County Board of Supervisors
Eye to the Future 2020, Maricopa County Comprehensive Plan
Resolution Amending the Maricopa County Comprehensive Plan –
Stotz Farm - Case Number: CPA2014006
March 11, 2015
BE IT RESOLVED by the Maricopa County Board of Supervisors as follows:
WHEREAS, Maricopa County adopted its Comprehensive Plan in
accordance with Arizona Revised Statutes to help bring about
coordinated physical development consistent with the present and
future needs of Maricopa County; and
WHEREAS, Maricopa County recognizes the importance of having a
comprehensive plan amendment process so that this plan can be
responsive and flexible to meet the changing conditions of Maricopa
County; and
WHEREAS, Maricopa County has procedures to determine when
comprehensive plan amendments are necessary, how comprehensive
plan amendments are processed, and at what point comprehensive
plan amendments can be presented at a public hearing by the Board
of Supervisors, upon recommendation by the Planning and Zoning
Commission; and
WHEREAS, Arizona Revised Statutes requires that amendments to the
Comprehensive Plan be approved by resolution of the Board of
Supervisors; and
WHEREAS, the Maricopa County Board of Supervisors has carefully
considered this comprehensive plan amendment, has held a public
hearing regarding this comprehensive plan amendment, and finds
that this comprehensive plan amendment constitutes an overall
improvement to the Maricopa County Comprehensive Plan, and to
Maricopa County in general.

NOW, THEREFORE BE IT RESOLVED that the comprehensive plan amendment for
case number CPA2014006, is hereby approved this 11th day of March 2015.
Chairman Date
Clerk of the Board Date
Director, Date
Planning and Development Department
Approved as to form Date