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January 28, 2026
Z250013
Page 1 of 4
Report to the Board of Supervisors
Prepared by the Maricopa County Planning and Development Department
Board Hearing Date:
January 28, 2026
Case #/Title:
Z250013 – Belmont 1080
Supervisor District:
4
Applicant/Owner:
Lindsay Shube and Michelle Santoro, Gammage & Burnham, PLC/
Belmont Infraco, LLC; Xander Lander, LLC; JWK Holdings LLC;
Debra de Gazia; William Sun; and James Gosack
Request:
Zone change with overlay from Rural-43 to IND-3 IUPD
Site Location:
Generally located at the SWC of 339th Ave. and Indian School Rd. in
the Tonopah area
Site Size:
Approximately 1,120 acres
County Island Status:
N/A
Additional
Comments:
The IND-3 IUPD zoning is proposed for a variety of future retail,
hospitality, and industrial land uses. The site is a few miles west of
Buckeye’s municipal planning area. Buckeye expressed concern
with heavy industrial adjacent to the freeway. The applicant
negotiated a condition with the City restricting heavy industrial land
use to be located at least one-quarter mile from the freeway. There
is no known opposition. There are no outstanding concerns from
reviewing agencies.
Commission
Recommendation:
On 12/4/25, the Commission voted 8-0 (motion by Commissioner
Leighton D4, seconded by Commissioner Toma D4) to adopt a
motion recommending the Board of Supervisors approve Z250013
subject to conditions ‘a’ – ‘k’:
a.
Development of the site shall be in substantial conformance with the Zoning Exhibit
entitled “Belmont 1080“, consisting of three full-size sheets, dated September 30, 2025,
and stamped received September 30, 2025, except as modified by the following
conditions.
b.
Development of the site shall be in substantial conformance with the Narrative Report
entitled "Belmont 1080 Narrative”, consisting of 14 pages, dated October 23, 2025, and
stamped received October 23, 2025, except as modified by the following conditions.
January 28, 2026
Z250013
Page 2 of 4
c.
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 number of proposed building
lots/units, 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.
The site contains areas of regulated floodplains (FEMA Zone AE).
3.
Any Development in the floodplain will require a floodplain use permit issued
concurrent with building permit(s) required for site development. Structures and
pad elevations for buildings and other electrical equipment in the floodplain must
be elevated to the regulatory flood elevation (BFE +2’) as determined by the
engineer (FRMC 601(A)4).
4.
The impact of the extensive quantity of fill in the floodplain will require analysis to
determine its impact on the current floodplain delineations. Development of the
site for the intended use may require re-delineation of the floodplain through the
FEMA CLOMR/LOMR process (administered through the Flood Control District).
For more information on this process, please contact the Flood Control District
Fahmida.Maula@maricopa.gov. Regulatory flood elevations remain effective until
such time that LOMRs become effective.
5.
A Traffic Study/Statement must be submitted with future plan of development
entitlement application(s). See following link to MCDOT Traffic Impact Manual.
(RDM 7.1.4) https://www.maricopa.gov/DocumentCenter/View/303.
6.
Off-site roadway improvements, including additional R/W dedication(s) may be
required pending the MCDOT approved Traffic Impact Study/Statement.
7.
The above comments do not include identification of utilities or underground
facilities within or adjacent to the required right-of-way that may have prior rights
and/or require relocation.
8.
Given the site’s proximity or access to I-10, the applicant should inquire about any
concerns with ADOT via their red-letter process (e-mail redletter@azdot.gov).
9.
Engineering review of re-zone cases is conceptual in nature. All development and
engineering design shall be in conformance with Section 1205 of the Maricopa
County Zoning Ordinance; Drainage Policies and Standards; Floodplain
Regulations for Maricopa County; MCDOT Roadway Design Manual; and current
engineering policies, standards and best practices at the time of application for
construction.
d.
Prior to any precise plan of development approval, the applicant shall submit to the
Maricopa County Planning and Development Department confirmation of service by
Hassayampa Utility or other water and sewer service provider for the site an approved
Certificate of Convenience and Necessity (CC&N) issued by the State of Arizona.
e.
Administrative approval of a Plan of Development will be required prior to approval and
issuance of construction permits to develop and establish use of the site. Prior to
January 28, 2026
Z250013
Page 3 of 4
issuance of a building permit, written confirmation will be required from the emergency
fire protection jurisdiction having authority that the facility has been designed in
accordance with their regulations and requirements, and that emergency fire protection
service will be provided to the facility. Prior to issuance of the certificate of occupancy,
local fire protection jurisdiction review and approval will be required.
f.
The applicant or developer shall coordinate with both Arizona Game & Fish Department
and the State Historic Preservation Office throughout the development of this site
conducting any requested study deemed necessary by these organizations.
g.
Any access easement though state trust land to access any part of the site must be
coordinated and applied for with ASLD at https://land.az.gov/applications-permits.
h.
The following IND-3 IUPD development standards shall apply to this site:
1.
There shall be a maximum height of 40’ for commercial buildings.
2.
There shall be a maximum height of 60’ for hotels, resorts, amusement parks, and
other hospitality oriented buildings.
3.
There shall be a maximum height of 80’ for industrial structures.
4.
There shall be a maximum height of 150’ for energy production structures.
5.
There shall be a maximum lot coverage of 75%, and solar panel arrays, battery
storage containers, ancillary electric generation structures, and outdoor data
center cooling equipment shall not contribute to lot coverage calculations.
6.
There shall be one loading/unloading space for every 250,000 square feet of data
center floor area.
7.
A solid masonry wall not less than 6’ in height shall be required to screen industrial
outdoor uses and perimeter of industrial sites only when adjacent to
rural/residential zoning districts, public streets, or state trust land.
8.
There shall be one parking space for every 5,000 square feet of floor area for data
centers.
9.
Billboards shall only be permitted in a designated area 300’ on either side of the
Interstate-10 freeway only in the southeast arm of the site identified in the
attached legal description.
10.
Any heavy industrial land use or uses involving industrial outdoor storage shall be
prohibited within a quarter of a mile of the Interstate-10 freeway.
11.
Structures used for energy production, storage, or the cooling of data centers may
take place outside of an enclosed building.
12.
All uses that do not require a special use permit shall be allowed on this site,
including data centers.
January 28, 2026
Z250013
Page 4 of 4
i.
Noncompliance with any of the conditions assigned to the approval of this Zone Change
by the Maricopa County Board of Supervisors may be grounds for revocation in
accordance with the requirements and procedures as set forth in the Maricopa County
Zoning Ordinance.
j.
The property owner/s and their successors waive claim for diminution in value if the
County takes action to rescind approval due to noncompliance with conditions.
k.
The granting of this change in use of the property has been at the request of the applicant,
with the consent of the landowner. The granting of this approval allows the property to
enjoy uses in excess of those permitted by the zoning existing on the date of application,
subject to conditions. In the event of the failure to comply with any condition, the property
may be considered for revocation to the zoning that existed on the date of application. It
is, therefore, stipulated and agreed that either revocation due to the failure to comply with
any conditions, does not reduce any rights that existed on the date of application to use,
divide, sell or possess the property and that there would be no diminution in value of the
property from the value it held on the date of application due to such revocation of the
Zone Change. The Zone Change enhances the value of the property above its value as of
the date the Zone Change is granted and reverting to the prior zoning results in the same
value of the property as if the Zone Change had never been granted.
Presented by:
Martin Martell, Planner
Reviewed by:
Darren Gérard, AICP, Planning Manager
Attachment:
12/4/25 P&Z Packet (44 pages)
Note:
12/4/25 Draft P&Z Minutes are not available as of the writing of this report but can be
provided upon request later or via Agenda Center when available.
Z250013
Page 1 of 13
Report to the Planning and Zoning Commission
Prepared by the Maricopa County Planning and Development Department
Case:
Z250013 – Belmont 1080
Hearing Date:
December 4, 2025
Supervisor District:
4
Applicants:
Lindsay Schube & Michelle Santoro, Gammage & Burnham, PLC
Owners:
Belmont Infraco, LLC/Xander Lander, LLC/ JWK Holdings LLC/ Debra de
Gazia/ William Sun/ James Gosack
Request:
Zone change with overlay from Rural-43 to IND-3 IUPD
Site Location:
Generally located at the SWC of 339th Ave. and Indian School Rd. in the
Tonopah area
Site Size:
1,120 gross acres
Density:
N/A
County Island:
No
County Plan:
Tonopah/Arlington Area Plan – Belmont DMP
with CPA2023012 that changed land use to Mixed-Use
Municipal Plan:
N/A
Municipal Comments:
None received to date
Support/Opposition:
None known
Recommendation:
Approve with conditions
Z250013
Page 2 of 13
Project Summary:
1.
The applicant, on behalf of the property owners, is requesting a zone change with overlay from
Rural-43 to IND-3 IUPD for a variety of future retail, hospitality, and industrial land uses. The site
consists of 1,120 acres and is generally located at the southwest corner of 339th Ave. and Indian
School Rd. in the Tonopah area. This site is in the southern portion of the Belmont master planned
community with various commercial, residential, and industrial uses first approved in 1991 and
encompasses approximately 24,800 acres. Since the approval of Belmont master planned
community, markets have shifted, demanding more mixed uses and employment opportunities,
especially sites located near a major freeway.
2.
In 2023, the Board of Supervisors approved a zone change for a movie studio which is adjacent
to this site. This request is for various retail, hospitality, and possibly an amusement park to
compliment the movie studio. Another impetus for this request is due to ADOT’s preferred
alignment of the future Interstate-11 corridor adjacent to the site’s western edge and the
interchange with Interstate-10 southwest of this site. Interstate-11 is planned to be vital
north/south transportation corridor that will facilitate a transnational route from northern Mexico
to western Canada. With the interchange of two major freeways close to this site, part of this
request is to allow for a variety of industrial uses, such as distribution/logistic facilities, truck
terminals, electric generation, electric storage, billboards, data centers, and other industrial uses
that require access to major freeways. Although IND-3 is a more intense zoning district that
allows for heavy industrial uses it also entitles many less intense land uses. The applicant
believes IND-3 zoning is the most flexible, since it permits virtually all residential, commercial,
and industrial uses from the various zoning districts.
3.
On December 6, 2023, the Board of Supervisors approved a major Comprehensive Plan
Amendment (CPA) on this site that change the land use designated in the Tonopah-Arlington Area
Plan from Belmont DMP to Mixed-Use (CPA2023012). According to the applicant, the new land
use designation creates a dynamic mix of uses that will spur commerce and economic growth.
Subsequently, on December 6, 2023, the Board of Supervisors approved a zone change from
Rural-43/C-S to IND-2 IUPD for 320 acres of the CPA area for a future movie studio (Z250013).
On May 20, 2025, the Technical Advisory Committee met with the applicant to discuss first review
comments.
4.
Currently there is no precise plan of development associated with this application. Once each
development phase is submitted, information regarding site development, hours operation,
number of employees, screening, lighting, fencing, driveways, and parking will be determined in
future plan of developments.
5.
The applicant is requesting to vary several IND-3 development standards, listed in the following
table (on the next page). According to the applicant, the reason for these requests is due to the
size and nature of the proposed uses on the site. Moreover, according to the applicant, these
modifications are not being made to allow the applicant to overuse the site in a manner that is
excessive of reasonable and substantial property rights. One basis for the request is to allow data
centers. Even though billboards are allowed in an industrial zoning district, another request is to
only allow these in one designated area next to the freeway (see attached exhibit). The remaining
requests are associated with building height, lot coverage, loading/unloading, screening, and
parking.
Z250013
Page 3 of 13
REGULATION
BASE ZONING DISTRICT
REGULATIONS (IND-3)
PROPOSED ZONING DISTRICT
REGULATIONS (IND-3 IUPD)
Maximum Structure Height
40'
Commercial – 40’
Hospitality – 60’
Industrial – 80’
Energy Production – 150’
Minimum Front Setback
10’ adjacent to local street
15’ adjacent to collector street
20’ adjacent to major street
25’ adjacent to intersections near
rear/residential zoning districts
10’ adjacent to local street
15’ adjacent to collector street
20’ adjacent to major street
25’ adjacent to intersections near
rear/residential zoning districts
Minimum Side Setback
None and 5’ *
None and 5’ *
Minimum Street-side
Setback
10'
10’
Minimum Rear Setback
None and 25’ *
None and 25’*
Minimum Lot Area
6,000 sq. ft.
6,000 sq. ft.
Minimum Lot Width
60'
60’
Maximum Lot Coverage
60%
75% and solar panel arrays, battery
storage containers, or ancillary
electric generation structures shall
not contribute to lot coverage
calculations
Minimum Number of
Parking Spaces
See parking regulations
See parking regulations, except
Data Centers shall provide 1 space
per 5,000 sq. ft. of floor area.
Screening
Min. 6' solid wall to screen
outdoor industrial uses or along
the perimeter of the site
Min. 6’ solid wall to screen
industrial outdoor uses or along the
perimeter of the site only when
adjacent to rural/ residential zoning
districts, streets, or ASLD land.
Loading/Unloading
Regulations
1 space for each 10,000 sq. ft. of
industrial floor area and 1 space
for each 25,000 sq. ft. of
commercial floor area
1 space for each 10,000 sq. ft. of
industrial floor area and 1 space for
each 25,000 sq. ft. of commercial
floor area
1 space for each 250,000 sq. ft. of
data center floor area
Billboards
Billboards permitted subject to
the requirements of the
commercial and industrial sign
requirements
Billboards are only permitted in
designated area within 300’ of I-10
in the SE arm of the site subject to
the requirements of the commercial
and industrial sign requirements
Permitted Uses
All uses, except for uses that
require a Special Use Permit
All uses, except for uses that
require a Special Use Permit,
including data centers
Outdoor heavy Industrial
Uses
Allowed anywhere on the site
Allowed anywhere on the site,
except within quarter mile of the
Interstate-10 Freeway
* Adjacent to rural or residential zoning districts
Z250013
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Aerial photo of subject site
Z250013
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Aerial image & surrounding environs
Z250013
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Portion of the Zoning Exhibit
Z250013
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Zoning District Map
Existing On-Site and Adjacent Zoning / Land Use:
6.
On-site:
Rural-43 / Natural desert
North:
Rural-43 / Natural desert
South:
Rural-43 & IND-2 IUPD / Natural desert
East:
Rural-43 & IND-2 IUPD/ Natural desert
West:
Rural-43 / Natural desert & single-family residences
Utilities and Services:
7.
Water:
Hassayampa Utilities
Wastewater:
Hassayampa Utilities
School District:
Saddle Mountain Unified School District
Fire:
Arizona Fire & Medical Authority (In discussion)
Police:
MCSO
Z250013
Page 8 of 13
Site in Relationship with all of Belmont DMP and Buckeye
Right-of-Way:
8.
The following table includes existing and proposed half-width right-of-way and the future
classification based upon the Maricopa County Department of Transportation (MCDOT) Major
Streets and Routes Plan. It should be noted that this submittal did not contain a precise plan nor
any traffic studies for MCDOT to evaluate. Any determination of right-of-way, reservation of right-
of-way, and dedication of right-of-way will take place during future plan of development review.
Street Name
Half-width Existing R/W
Half-width Proposed R/W
Future Classification
Indian School Rd.
40’
40’
Primary Arterial
Osborn Rd.
0’
0’
Collector
Thomas Rd.
33’
33’
Arterial
McDowell Rd.
0’
0’
Minor Arterial
355th Ave.
20’
20’
Minor Arterial
339th Ave.
40’
100’ (Reserved)
Parkway
Z250013
Page 9 of 13
Adopted Plan:
9.
Tonopah/Arlington Area Plan (adopted September 6, 2000): This area plan designates the site
as Belmont Development Master Plan (DMP). Master planned communities have long been
preferred type of residential development in the County. The County encourages the use of DMPs
to allow flexibility in master planning of large tracts of land that are located outside of municipal
boundaries. The Belmont DMP is designed to be a self-contained community with a mix of
residential, commercial, open space, and industrial land uses. On December 6, 2023, the Board of
Supervisors approved a major CPA on this site that change the land use designated in the
Tonopah-Arlington Area Plan to Mixed-Use on 1,402 acres of the Belmont planned community
(CPA2023012).
Public Participation Summary:
10.
The applicant complied with the requirements of the citizen review process with the required
posting of the site. Notification were sent by the applicant on May 12, 2025, by first class mail to
interested parties and adjacent property owners within 300’ of the subject parcel. After the
addition of three parcels to this request, additional notification letters to adjacent property owners
and interested parties on October 7, 2025. Signs were posted on the site, in accordance with
applicable regulations, on May 12, 2025 and then updated on May 29, 2025 to reflect the three
additional parcels to this request. On November 7, 2025, the posted signs were updated to reflect
the hearing dates.
11.
According to the applicant’s public participation results report, four individuals reached out with
questions about the proposal and one individual reached out with support for this request. The
City of Buckeye reached out to the applicant with concerns about heavy industrial outdoor uses
along Interstate-10, which the City believes creates a negative introduction before motorist arrive
in Buckeye which is three miles east this site. Due the City’s concern the applicant worked with
City staff on creating a quarter mile buffer along the freeway that restricts all primary outdoor
heavy industrial uses, which has become a condition of approval incorporated into this request.
On the other hand, staff has not received any comments concerning this request.
12.
Staff also received comments from Arizona Game & Fish Department (AZG&FD) who
recommends that during each phase of development the developer conducts surveys in the
project area to determine potential presence of certain species (e.g. Western burrowing owl,
Sonoran desert tortoise, nesting birds, and burrowing creatures). AZG&FD recommends that
these surveys should be of sufficient duration and intensity to adequately assess all habitat types
and potential species occupying in and adjacent to the project area. Staff will condition that prior
to any Plan of Development the developer must correspond with AZG&FD and conduct any
studies or surveys their department requires.
13.
Additionally, staff received comments from Arizona State Land Department (ASLD). This
department requests that in the IUPD varied development standards keep the fences as solid
rather than chain link adjacent to the existing state trust land east of the site in case this land is
developed in the future. Another concern ASLD had was if there are any areas of the site that
needs access that needs to cross state trust land that the developer apply for easement
application with ASLD. These request have been incorporated into the approval conditions.
Outstanding Concerns from Reviewing Agencies:
14.
N/A
Z250013
Page 10 of 13
Staff Analysis:
15.
This site will be located near the future junction of two major interstate freeways once Interstate-
11. It’s also near a future movie studio complex expected to be a major employment center. This
will be an impetus for development of distribution facilities, trucking centers, hotels, resorts,
amusement parks, and various freeway-oriented retail uses. There are proximate, existing electric
generation facilities, electrical transmission infrastructure, making the development of additional
power generation facilities, battery energy storage systems, and data storage centers realistic for
this site. Data centers require a large amount of electricity and access to water for cooling servers,
which this site has access to, according to the applicant. The site is 1,120 acres with access to
public streets and freeway that can accommodate the proposed uses. IND-3 base zoning district
allows flexibility for entitling myriad of lesser to higher-intensity uses. The IUPD is proposed for
additional site development flexibility. There is no known opposition.
Recommendation:
16.
Staff recommends the Commission adopt a motion recommending that the Board of Supervisors
approve Z250013 subject to the following conditions ‘a’ – ‘k’:
a.
Development of the site shall be in substantial conformance with the Zoning Exhibit
entitled “Belmont 1080“, consisting of three full-size sheets, dated September 30, 2025,
and stamped received September 30, 2025, except as modified by the following
conditions.
b.
Development of the site shall be in substantial conformance with the Narrative Report
entitled "Belmont 1080 Narrative”, consisting of 14 pages, dated October 23, 2025, and
stamped received October 23, 2025, except as modified by the following conditions.
c.
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 number of proposed building
lots/units, 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.
The site contains areas of regulated floodplains (FEMA Zone AE).
3.
Any Development in the floodplain will require a floodplain use permit issued
concurrent with building permit(s) required for site development. Structures and
pad elevations for buildings and other electrical equipment in the floodplain must
be elevated to the regulatory flood elevation (BFE +2’) as determined by the
engineer (FRMC 601(A)4).
4.
The impact of the extensive quantity of fill in the floodplain will require analysis to
determine its impact on the current floodplain delineations. Development of the
site for the intended use may require re-delineation of the floodplain through the
FEMA CLOMR/LOMR process (administered through the Flood Control District).
For more information on this process, please contact the Flood Control District
Fahmida.Maula@maricopa.gov. Regulatory flood elevations remain effective until
such time that LOMRs become effective.
Z250013
Page 11 of 13
5.
A Traffic Study/Statement must be submitted with future plan of development
entitlement application(s). See following link to MCDOT Traffic Impact Manual.
(RDM 7.1.4) https://www.maricopa.gov/DocumentCenter/View/303.
6.
Off-site roadway improvements, including additional R/W dedication(s) may be
required pending the MCDOT approved Traffic Impact Study/Statement.
7.
The above comments do not include identification of utilities or underground
facilities within or adjacent to the required right-of-way that may have prior rights
and/or require relocation.
8.
Given the site’s proximity or access to I-10, the applicant should inquire about any
concerns with ADOT via their red-letter process (e-mail redletter@azdot.gov).
9.
Engineering review of re-zone cases is conceptual in nature. All development and
engineering design shall be in conformance with Section 1205 of the Maricopa
County Zoning Ordinance; Drainage Policies and Standards; Floodplain
Regulations for Maricopa County; MCDOT Roadway Design Manual; and current
engineering policies, standards and best practices at the time of application for
construction.
d.
Prior to any precise plan of development approval, the applicant shall submit to the
Maricopa County Planning and Development Department confirmation of service by
Hassayampa Utility or other water and sewer service provider for the site an approved
Certificate of Convenience and Necessity (CC&N) issued by the State of Arizona.
e.
Administrative approval of a Plan of Development will be required prior to approval and
issuance of construction permits to develop and establish use of the site. Prior to
issuance of a building permit, written confirmation will be required from the emergency
fire protection jurisdiction having authority that the facility has been designed in
accordance with their regulations and requirements, and that emergency fire protection
service will be provided to the facility. Prior to issuance of the certificate of occupancy,
local fire protection jurisdiction review and approval will be required.
f.
The applicant or developer shall coordinate with both Arizona Game & Fish Department
and the State Historic Preservation Office throughout the development of this site
conducting any requested study deemed necessary by these organizations.
g.
Any access easement though state trust land to access any part of the site must be
coordinated and applied for with ASLD at https://land.az.gov/applications-permits.
h.
The following IND-3 IUPD development standards shall apply to this site:
1.
There shall be a maximum height of 40’ for commercial buildings.
2.
There shall be a maximum height of 60’ for hotels, resorts, amusement parks, and
other hospitality oriented buildings.
3.
There shall be a maximum height of 80’ for industrial structures.
Z250013
Page 12 of 13
4.
There shall be a maximum height of 150’ for energy production structures.
5.
There shall be a maximum lot coverage of 75%, and solar panel arrays, battery
storage containers, ancillary electric generation structures, and outdoor data
center cooling equipment shall not contribute to lot coverage calculations.
6.
There shall be one loading/unloading space for every 250,000 square feet of data
center floor area.
7.
A solid masonry wall not less than 6’ in height shall be required to screen industrial
outdoor uses and perimeter of industrial sites only when adjacent to
rural/residential zoning districts, public streets, or state trust land.
8.
There shall be one parking space for every 5,000 square feet of floor area for data
centers.
9.
Billboards shall only be permitted in a designated area 300’ on either side of the
Interstate-10 freeway only in the southeast arm of the site identified in the
attached legal description.
10.
Any heavy industrial land use or uses involving industrial outdoor storage shall be
prohibited within a quarter of a mile of the Interstate-10 freeway.
11.
Structures used for energy production, storage, or the cooling of data centers may
take place outside of an enclosed building.
12.
All uses that do not require a special use permit shall be allowed on this site,
including data centers.
i.
Noncompliance with any of the conditions assigned to the approval of this Zone Change
by the Maricopa County Board of Supervisors may be grounds for revocation in
accordance with the requirements and procedures as set forth in the Maricopa County
Zoning Ordinance.
j.
The property owner/s and their successors waive claim for diminution in value if the
County takes action to rescind approval due to noncompliance with conditions.
k.
The granting of this change in use of the property has been at the request of the applicant,
with the consent of the landowner. The granting of this approval allows the property to
enjoy uses in excess of those permitted by the zoning existing on the date of application,
subject to conditions. In the event of the failure to comply with any condition, the property
may be considered for revocation to the zoning that existed on the date of application. It
is, therefore, stipulated and agreed that either revocation due to the failure to comply with
any conditions, does not reduce any rights that existed on the date of application to use,
divide, sell or possess the property and that there would be no diminution in value of the
property from the value it held on the date of application due to such revocation of the
Zone Change. The Zone Change enhances the value of the property above its value as of
the date the Zone Change is granted and reverting to the prior zoning results in the same
value of the property as if the Zone Change had never been granted.
Presented by:
Martin Martell, Planner
Reviewed by:
Rachel Applegate, Planning Supervisor
Z250013
Page 13 of 13
Attachments:
Case Map (1 page)
Zoning Exhibit (reduced 8.5”x11”, 3 pages)
Narrative Report (14 pages)
DPR comments (2 pages)
AZG&FD comments (5 pages)
ASLD comments (1 page)
Billboard area legal description (5 pages)
/
Maricopa County Planning & Development - Phoenix, AZ
4
Gross Acres: 1,108 approx.
Generated November 20, 2025 9:38 AM
Z250013
Application Name:
Legal Description
Belmont 1080
Applicant
Case Address
2N 5W 29, 2N 5W 31, 2N 5W 30
Lindsay Schube
2915 N 355TH AVE
Applicant Phone/Email
Parcel Primary:504-10-004A
6022564471
lschube@gblaw.com
TONOPAH, AZ 85354
Map scale 1:26,164
Supervisor District No.
Belmont 1080 Zone Change with Overlay
INDIAN SCHOOL RD
339TH AVE
McDOWELL RD
355TH AVE
INTERSTATE 10
CAMELBACK RD
WINTERSBURG RD
VAN BUREN ST
TONOPAH SALOME HWY
SUN VALLEY PKWY
331ST AVE
SITE
BUCKEYE RD
LOWER BUCKEYE RD
JOHNSON RD
INTERSTATE
ARIZONA
10
This plan is conceptual and subject to change through the planning and development process.
11X17
© 2025. COLLIERS ENGINEERING & DESIGN, INC. All Rights Reserved. This drawing and all the information contained herein is authorized for use only by the party for whom the services were contracted or to whom it is certified. This drawing may not be copied, reused, disclosed, distributed or relied upon for any other purpose without the express written consent of Colliers Engineering & Design.
Engineering
& Design
Formerly
ZONING - VICINITY MAP
MARICOPA COUNTY, AZ
BELMONT 1080
1115
SEPTEMBER 30, 2025
R.GUBSER, AICP
1 mi
Scale: 1" = 1 mile
0
1/2 mi
2 mi
ZONING CASE #:
Z250013
REVISED DATE:
SEPTEMBER 30, 2025
RECEIVED 30. SEP 25
Z250013 - 3. SUB
INDIAN SCHOOL RD
339TH AVE
355TH AVE
INTERSTATE 10
INTERSTATE
ARIZONA
10
THOMAS RD
McDOWELL RD
347TH AVE
This plan is conceptual and subject to change through the planning and development process.
11X17
© 2025. COLLIERS ENGINEERING & DESIGN, INC. All Rights Reserved. This drawing and all the information contained herein is authorized for use only by the party for whom the services were contracted or to whom it is certified. This drawing may not be copied, reused, disclosed, distributed or relied upon for any other purpose without the express written consent of Colliers Engineering & Design.
Engineering
& Design
Formerly
ZONING EXHIBIT
MARICOPA COUNTY, AZ
BELMONT 1080
1115
SEPTEMBER 30, 2025
R.GUBSER, AICP
1,500'
Scale: 1" = 1,500'
0
750'
3,000'
504-11-035B, 504-11-035A,
504-10-004A, 504-10-006F, 504-10-007,
504-10-013, 504-10-012B, 504-11-018,
504-11-019, 504-11-022F, 504-10-006E,
504-10-012C & 504-11-029
APNs:
EXISTING ZONING:
PROPOSED ZONING:
EXISTING LAND USES:
PROPOSED LAND USES:
GROSS AREA:
NET AREA:
ZONING CASE #:
Z250013
REVISED DATE:
SEPTEMBER 30, 2025
INDIAN SCHOOL RD
339TH AVE
McDOWELL RD
355TH AVE
INTERSTATE 10
CAMELBACK RD
VAN BUREN ST
TONOPAH SALOME HWY
331ST AVE
SITE
RURAL-43
IND-3 IUPD
MIXED-USE
INDUSTRIAL
1,120.0 AC
1,110.3 (NET 308'
INTERSTATE 10)
ZONING REQUEST:
REZONE FROM RURAL-43 ONE ACRE PER DWELLING UNIT (RU-43) TO
HEAVY INDUSTRIAL (IND-3) INDUSTRIAL PLAN OF DEVELOPMENT (IUPD).
This plan is conceptual and subject to change through the planning and development process.
11X17
© 2025. COLLIERS ENGINEERING & DESIGN, INC. All Rights Reserved. This drawing and all the information contained herein is authorized for use only by the party for whom the services were contracted or to whom it is certified. This drawing may not be copied, reused, disclosed, distributed or relied upon for any other purpose without the express written consent of Colliers Engineering & Design.
Engineering
& Design
Formerly
ZONING EXHIBIT - PERMITTED
BILLBOARD USE DETAIL
MARICOPA COUNTY, AZ
BELMONT 1080
1115
SEPTEMBER 30, 2025
R.GUBSER, AICP
NOT TO SCALE
SOUTHEAST CORNER OF SECTION 31,
TOWNSHIP 2 NORTH, RANGE 5 WEST
FOUND GLO BRASS CAP
POINT OF COMMENCEMENT
EAST QUARTER CORNER OF SECTION 31,
TOWNSHIP 2 NORTH, RANGE 5 WEST
FOUND MARICOPA COUNTY ALUMINUM
CAP
SOUTH QUARTER CORNER OF
SECTION 31, TOWNSHIP 2 NORTH,
RANGE 5 WEST
FOUND 2" MARICOPA COUNTY
ALUMINUM CAP, DATED 2003, RLS
36563
306' ADOT RIGHT OF WAY
NUMBER D-7-T-697
WESTERLY LINE OF
THE EAST HALF OF
THE SOUTHEAST
QUARTER
EASTERLY LINE OF THE
EAST HALF OF THE
SOUTHEAST QUARTER
PARCEL NO. 1
PARCEL NO. 2
N00°13'31"E
310.91'
S74°32'56"E 1370.29'
S00°12'19"W
310.94'
N74°32'56"W 1370.40'
S00°12'19"W
310.94'
N74°32'56"W 1370.17'
N00°13'31"E
310.91'
S74°32'56"E 1370.06'
N89°29'02"W 2644.78'
N0°12'19"E 2640.99'
(BASIS OF BEARINGS)
INTERSTATE 10
208.72'
319.22'
1491.15'
300'
300'
POINT OF
BEGINNING
(PARCEL 1)
POINT OF
BEGINNING
(PARCEL 2)
838.90'
1322.39'
ZONING CASE #:
Z250013
REVISED DATE:
SEPTEMBER 30, 2025
504-11-035B, 504-11-035A,
504-10-004A, 504-10-006F, 504-10-007,
504-10-013, 504-10-012B, 504-11-018,
504-11-019, 504-11-022F, 504-10-006E,
504-10-012C & 504-11-029
APNs:
EXISTING ZONING:
PROPOSED ZONING:
EXISTING LAND USES:
PROPOSED LAND USES:
GROSS AREA:
NET AREA:
INDIAN SCHOOL RD
339TH AVE
McDOWELL RD
355TH AVE
INTERSTATE 10
CAMELBACK RD
VAN BUREN ST
TONOPAH SALOME HWY
331ST AVE
SITE
RURAL-43
IND-3 IUPD
MIXED-USE
INDUSTRIAL
1,120.0 AC
1,110.3 (NET 308'
INTERSTATE 10)
ZONING REQUEST:
REZONE FROM RURAL-43 ONE ACRE PER DWELLING UNIT (RU-43) TO
HEAVY INDUSTRIAL (IND-3) INDUSTRIAL PLAN OF DEVELOPMENT (IUPD).
Page 1 of 10
ZONE CHANGE WITH OVERLAY
BELMONT 1080 NARRATIVE
Generally located at the Southwest Corner of Indian School Road and 339th Avenue in the
Tonopah Area
Request: Rezone from RU-43 to IND-3 IUPD
Case No. Z250013
Original Submittal: April 3, 2025
Revised: August 18, 2025
Revised: September 30, 2025
Revised: October 23, 2025
Gammage & Burnham PLC / Lindsay Schube & Michelle Santoro
lschube@gblaw.com & msantoro@gblaw.com
RECEIVED 23. OCT 24
Z250013 -- 4. SUB
10172.4.3480921.1
Page 2 of 10
TABLE OF CONTENTS
EXECUTIVE SUMMARY ................................................................................................................................. 4
PURPOSE OF REQUEST ................................................................................................................................. 5
RELATIONSHIP TO SURROUNDING PROPERTIES ......................................................................................... 6
LOCATION AND ACCESSIBILITY .................................................................................................................... 7
CIRCULATION SYSTEM .................................................................................................................................. 7
DEVELOPMENT SCHEDULE (PHASING) ........................................................................................................ 7
COMMUNITY FACILITIES AND SERVICES ...................................................................................................... 7
PUBLIC UTILITIES AND SERVICES .................................................................................................................. 7
INDUSTRIAL UNIT PLAN OF DEVELOPMENT – DISTRICT REGULATIONS ..................................................... 8
JUSTIFICATION FOR THE INDUSTRIAL UNIT PLAN OF DEVELOPMENT ....................................................... 9
CONCLUSION .............................................................................................................................................. 10
10172.4.3480921.1
Page 3 of 10
TABLE OF EXHIBITS
EXHIBIT A – VICINITY MAP
EXHIBIT B – AERIAL MAP
10172.4.3480921.1
Page 4 of 10
EXECUTIVE SUMMARY
The Belmont Development Master Plan (the “Belmont DMP”) was approved by the
Maricopa County Board of Supervisors in 1991 with the intention of providing a diverse mix of
uses including commercial, office, business, manufacturing and mixed residential use zones. In
the time since its initial approval, the Belmont DMP has undergone several Major Amendments
which updated the land use plan to reflect changed market conditions and more modern
approaches to planning. The most current Belmont DMP was unanimously approved by the
Maricopa County Board of Supervisors on June 18, 2008 (Case No. DMP2007009) and
encompassed approximately 24,800 acres. See Exhibit A, Vicinity Map. Belmont was envisioned
to be a sustainable community and was designed around a Town Center with surrounding smaller
Villages of predominantly residential development. Although the Belmont DMP is primarily
residential in nature, Mixed-Use Employment Center (MUEC) and Regional Retail Center (RRC)
land use designations were located around the several existing and planned interchanges with
the I-10 Freeway.
Since the approval of the latest Belmont DMP land plan, markets have shifted,
demanding more mixed uses and employment opportunities, especially near major freeway
intersections. Additionally, in 2021, the preferred alignment for the future I-11 was published
by the Arizona Department of Transportation (ADOT) and the Federal Highway Administration
(FHWA). The preferred alignment is situated along the western edge of Belmont, as shown on
the image to the right and is envisioned as a multi-
use corridor that will connect Canada to Mexico,
creating new opportunities for enhanced travel,
mobility, trade, commerce, job and economic
growth. The intersection of two major national
highway systems is a catalyst to spur new economic
development in the area.
In 2023, the applicant processed a
Comprehensive Plan Amendment requesting to
remove 1,147 acres from the Belmont DMP and
amend the land use designation on a total of 1,401-
acres to Mixed-Use, to allow for the development of
a movie studio along with retail, hospitality, and
industrial near the intersection of 339th Avenue and
Indian School Road, as shown on the image to the
right in the red area. The amendment to the
Comprehensive Plan was approved by the Board of
Supervisors on December 6, 2023 (CPA2023012).
Concurrent with the Comprehensive Plan
10172.4.3480921.1
Page 5 of 10
Amendment, the applicant also processed a rezone application for approximately 321 acres of
the 1,401 acres from RU-43 to IND-2 IUPD (Z2023069) to allow for the first phase of
development for the movie studio. The remaining 1,080 acres remain zoned RU-43.
PURPOSE OF REQUEST
In light of these recent developments the
applicant is now requesting to rezone the remaining
1,080 acres. Two additional parcels (504-11-029 and
504-10-012C) totaling 39 acres have been added to
the request, both represented in the image to the
right with the crosshatch. The entire 1,120 acres is
outlined in blue in the image to the right, (the “Site”
or “Property”). The Site is generally located north of
the Interstate 10 between 355th Avenue and 339th
Avenue. See Exhibit B, Aerial Map of Site.
In alignment with its Comprehensive Plan
designation of Mixed-Use, this unique Property at the
intersection of two federal highways is envisioned to
provide a dynamic mix of uses that will spur
commerce and economic growth. This mix of uses not only include those that are accessory to
the movie studio, such as hotels, motels, retail, restaurants, housing, and potentially a theme
park, but employment uses such as warehousing, manufacturing, data centers, and energy
production as well. In order to allow flexibility as the area develops the applicant is requesting
IND-3 IUPD zoning for the entire 1,120 acres. Although IND-3 is a more intense zoning district
that allows for heavy industrial uses, it also allows for any use in a less intense district, therefore
any of the envisioned uses would be permitted by right. With the IND-3 zoning, the applicant
can proceed with a Plan of Development (POD) as each phase develops. Again, this Site is ideally
located for this mix of proposed uses as it is both remote from any settled areas while being
proximate to Interstate 10 and Interstate 11.
Statement of Specific Application
To facilitate development, the Applicant respectfully requests the following:
1. Rezone from Rural-43 One Acre Per Dwelling Unit (RU-43) to Heavy Industrial (IND-3)
Industrial Plan of Development (IUPD).
Description of Proposal
Bemont 1080 is envisioned as a commercial and industrial hub to serve western Maricopa
County as well as provide accessory services to the future movie studio. Although a site plan for
the Property has yet to be developed, it is envisioned to contain numerous uses. Key uses may
10172.4.3480921.1
Page 6 of 10
include but are not limited to hospitality uses such as hotels, resorts and temporary rental
housing facilities, a retail, restaurant and entertainment district, as well as industrial uses such as
warehousing, manufacturing, data centers, and energy production facilities.
Belmont 1080 is expected to create thousands of on-site jobs while supporting
employment throughout western Maricopa County. It is also anticipated to be a major driver for
the larger Belmont development, along with advancing the growth of regional tourism and
transportation infrastructure.
RELATIONSHIP TO SURROUNDING PROPERTIES
As detailed above, the Applicant has carefully and thoughtfully selected this Site because
of its remote location near the I-10 and I-11 interchange. There are essentially no immediately
adjacent neighbors with several large residential sites over a quarter of a mile east and west of
the subject Site. Thus, development will have no adverse impact in terms of visibility, noise, or
odor. The adjacent freeway interchange that serves little other traffic will allow for easy on and
off access for the trucks, trailers, and vehicles that will be making regular use of the Site.
In general, industrial development significantly benefits an area by driving economic
growth, creating jobs, and improving infrastructure. It attracts businesses that provide
employment opportunities, boosting local income and reducing unemployment rates, which in
turn leads to improved living standards, increased technological innovation and greater access
to goods and services. Improved infrastructure, such as roads and utilities, supports both
businesses and residents, enhancing the overall quality of life. Ultimately, industrial
development can transform a region into a thriving economic hub, diversifying the economy and
attracting further investment in the area
The surrounding properties, uses and zoning are as follows:
Location
Use
Current Zoning
Onsite
Vacant
RU-43
North
Vacant, Indian School Rd
RU-43
East
Vacant, 339th Avenue and Future Movie
Studio
RU-43 and IND-2 IUPD
South
Vacant
RU-43
West
Vacant, 355th Avenue and single-family
residences
RU-43
10172.4.3480921.1
Page 7 of 10
LOCATION AND ACCESSIBILITY
The Site is located approximately 7 miles east of Tonopah and 1.5 miles north of the 339th
Avenue/Hassayampa Road interchange with I-10. This interchange does not see significant use
today, outside of visitors to the TA Travel Center, nor is significant use planned for the
foreseeable future. As each phase or parcel develops traffic and access will be evaluated along
with the Plan of Development to ensure proper systems are in place.
CIRCULATION SYSTEM
With no specific Plan of Development circulation has not been determined at this time
and will be evaluated during the Plan of Development process. Currently access to the Site will
be located along major arterials such as 355th Avenue, 339th Avenue and Indian School Road.
DEVELOPMENT SCHEDULE (PHASING)
The Applicant anticipates developing the Property over the next decade. Plan of
Developments will be submitted when appropriate.
COMMUNITY FACILITIES AND SERVICES
Community Facilities and Services Table
Facility
Distance from Site
Provider
Burnt Well Rest Area Westbound
+/- 16 miles
Arizona Department of Transportation
Tonopah Valley High School
+/- 5 miles
Saddle Mountain Unified School District
Ruth Fisher Elementary School
+/- 5 miles
Saddle Mountain Unified School District
Robbins Butte Game Preserve
+/- 14 miles
Arizona Game & Fish Department
PUBLIC UTILITIES AND SERVICES
Public Utilities and Services Table
Utility
Provider
Water
Hassayampa Utility
Sewer
Hassayampa Utility
Gas
N/A
Communications
TBD
Refuse
TBD
Law Enforcement
Maricopa County Sheriff
Fire and Emergency Medical Services
Discussions with AZ Fire & Medical Authority and
Rural Metro. Determination will be made at time
of POD.
Electric
APS
Telephone
TBD
10172.4.3480921.1
Page 8 of 10
INDUSTRIAL UNIT PLAN OF DEVELOPMENT – DISTRICT REGULATIONS
IND-3 IUPD DISTRICT REGULATIONS
IND-3 DISTRICT REGULATIONS
PROPOSED IND-3 IUPD DISTRICT
REGULATIONS
Permitted Uses
All uses, except for uses
that require a SUP
All uses, including Data Centers,
except for uses that require a SUP
Maximum Building
Height
40 feet
Commercial - 40 feet
Hospitality - 60 feet
Industrial - 80 feet
Energy Production - 150 feet
Minimum Front Yard
-20 feet along a major street
-15 feet along a collector street
-10 feet along a local street
-20 feet along a major street
-15 feet along a collector street
-10 feet along a local street
Minimum Side Yard
-0 feet adjacent to commercial and
industrial zoning districts
-5 feet adjacent to rural/residential
zoning districts
-0 feet adjacent to commercial and
industrial zoning districts
-5 feet adjacent to rural/residential zoning
districts
Minimum Rear Yard
-0 feet adjacent to commercial and
industrial zoning districts
-25 feet adjacent to rural/residential
zoning districts
-0 feet adjacent to commercial and
industrial zoning districts
-25 feet adjacent to rural/residential zoning
districts
Minimum Lot Area
6,000 square-feet
6,000 square-feet
Minimum Lot Width
60-feet
60-feet
Maximum Lot Coverage
60%
75% ; Solar panels, battery storage
containers, or ancillary electric generation
structures shall not contribute to lot
coverage calculations
Loading and Unloading
Regulations
-1 loading and unloading space for
each 10,000 square feet of industrial
floor area.
-1 loading and unloading space for
every 25,000 square feet of
commercial floor area.
-1 loading and unloading space for each
10,000 square feet of industrial floor area.
-1 loading and unloading space for each
250,000 square feet of data center floor
area.
-1 loading and unloading space for every
25,000 square feet of commercial floor area.
Site Enclosure and
Screening Requirements
Minimum six foot masonry wall along
the perimeter of the property or to
screen industrial outdoor uses.
A solid masonry wall not less than six feet
in height shall be required to screen
industrial outdoor uses only when adjacent
to residential zoning or streets.
Parking
See parking regulations.
See parking regulations except for the
following:
Data Center: 1 space per 5,000 sf.
Billboards
Billboards are permitted subject to
the requirements of Article 1401.3.1
Billboards are only permitted in designated
locations of the site subject to the
requirements of Article 1401.3.1
10172.4.3480921.1
Page 9 of 10
JUSTIFICATION FOR THE INDUSTRIAL UNIT PLAN OF DEVELOPMENT
The purpose of the Industrial Unit Plan of Development is to allow variations in the
development standards providing flexibility due to the unique mix of uses and phasing of the
Property. Given the size and nature of the proposed uses on the Property, minimal and modest
modifications are being requested. These modifications are not being made to allow the
applicant to “overuse” the Property or in a manner that is excessive of reasonable and substantial
property rights.
This application requests modifications to the following:
Data Centers. In addition to all uses allowed within the IND-3 zoning district, Data Centers
are a permitted use. Currently, Data Centers are not a defined use within the Maricopa
County Zoning Ordinance, therefore specific mention of them here is warranted.
Billboards. Although billboards are allowed in the IND-3 zoning district our request is to
only allow billboards in a specific area defined by the zoning exhibit to lessen the impact
of multiple billboards in the area.
Maximum Building Height. The maximum height allowed within the IND-3 zoning district
is 40’. This proposal is requesting an extended height allowance for a variety of uses.
General commercial and retail will maintain the 40-foot maximum height. An increase to
60-feet is requested for hospitality, in alignment with a traditional limited-service hotel.
Larger industrial uses require more flexibility therefore a maximum of height of 80-feet is
requested. Lastly, in the event that an energy production facility is proposed on the Site,
a maximum height of 150-feet is requested in order to allow for towers and cooling
elements.
Additionally, building appurtenances with additional height up to 100’ listed in the
Maricopa County Zoning Ordinance shall apply, so long as said structures are setback 1
additional foot for each additional foot in height beyond the maximum building height in
height from the perimeter setback requirement.
Lot Coverage. The maximum lot coverage within the IND-3 zoning district is 60%. This
proposal requests 75% in order to allow flexibility as the Property develops. Additionally,
our request is to allow solar panels, battery storage containers, or ancillary electric
generation structure to not be part of lot coverage calculations for more flexibility for
electric generation facilities.
Loading and Unloading Regulations. Loading and unloading spaces shall be provided per
County requirements except for Data Centers. Again, Data Centers are not a defined use
in the MCZO and therefore there isn’t a separate category for Data Center. The required
ratio for Warehouse loading and unloading spaces is 1 space per 10,000 square feet. This
proposal is requesting to increase the ratio to 1 space per 250,000 square feet for Data
10172.4.3480921.1
Page 10 of 10
Centers. Data Centers are large footprint buildings, but they operate much differently
than a typical warehouse building. The loading and unloading demand is substantially
less than a traditional warehouse use.
Site Enclosure and Screening. Due to the very remote location and immense size of this
Property a solid screen wall is not necessary for all developments. There is no
development of any kind on the adjacent, vacant desert land. There are no pedestrian
paths or amenities in the area. A 6-foot masonry wall may be provided at smaller scale
commercial, retail and hospitality projects, but for industrial sites, a solid 6-foot masonry
wall shall only be required to screen outdoor uses when adjacent to residential zoning or
streets.
Parking. Parking shall be provided per County parking requirements except for Data
Centers. Again, Data Centers are not a defined use in the MCZO and therefore there isn’t
a separate parking category for Data Center. The required ratio for Warehouse parking is
1 space per 900 square feet. This proposal is requesting to increase the ratio to 1 space
per 5,000 square feet for Data Centers. Again, Data Centers are large footprint buildings,
but they operate much differently than a typical warehouse building. The parking
demand is substantially less since much of the interior space within the building is
occupied by infrastructure needed to store and process data, including servers, storage
systems, etc. This unique use will not generate the same demand as traditional
warehouse use.
Freeway Buffer.
Considering the heavy industrial request, in order to minimize any visual impact, any
primary outdoor heavy industrial use is prohibited within a quarter (1/4) mile of the I-10
freeway.
CONCLUSION
Bemont 1080 will be a game changer for the County and the State. This is a one-of-a-kind
opportunity to create a commercial, industrial, employment and infrastructure hub that will
serve western Maricopa County and the greater Phoenix valley. The modifications requested are
minimal to meet the needs of such a unique use.
EXHIBIT A
10
This plan is conceptual and subject to change through the planning and development process.
11X17
VICINITY MAP
MARICOPA COUNTY, AZ
1115
AUGUST 12, 2025
R.GUBSER, AICP
1 mi
Scale: 1" = 1 mile
0
1/2 mi
2 mi
EXHIBIT B
© 2025 Microsoft Corporation © 2025 Maxar ©CNES (2025) Distribution Airbus DS
P: 602.490.0535 / F: 602.368.2436
www.hilgartwilson.com
2141 E. HIGHLAND AVE., STE. 250
PHOENIX, AZ 85016
Page 1 of 2
James Philbin, PE
Planning & Development
301 W. Jefferson St., Suite 170
Phoenix, Arizona 85003
Phone: (602) 372-4362
www.maricopa.gov/planning
Email address:
james.philbin@maricopa.gov
Planning & Development
Engineering Plan Review
Date:
May 09, 2025
Memo To: Darren Gerard, AICP, Planning Manager, Department of Planning &
Development
Attn:
Martin Martell, Planner, Planning & Development Services
From:
James Philbin, P.E., Plans Examiner Engineer, Planning &
Development Services
cc:
Bob Fedorka, P.E., Engineering Manager, Planning & Development
Subject:
Z250013 - Zone Change Belmont 1080 (RU-43 to IND-3 IUPD)
(E1 Memo)
Job Site Address: 2915 N Ave Tonopah, AZ 85354
APN(s): 504-10-004A, 012B, 006E, 006F, 007, 013
504-11-035A, 035B, 022F, 018, 019
This application is to specify zoning for future development and does not include a
Plan of Development.
PND Engineering Plan Review (DPR, FCD and PND Transportation) has reviewed the
1st submittal of the Zone Change application routed for review on February 16, 2025,
and has no objections subject to the following conditions:
1. Without the submittal of a precise plan of development, no development approval
is inferred by this review, including, but not limited to number of proposed building
lots/units, 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. The site contains areas of regulated floodplains (FEMA Zone AE).
3. Any Development in the floodplain will require a floodplain use permit issued
concurrent with building permit(s) required for site development. Structures and
pad elevations for buildings and other electrical equipment in the floodplain must
be elevated to the regulatory flood elevation (BFE +2’) as determined by the
engineer. (FRMC 601(A)4)
4. The impact of the extensive quantity of fill in the floodplain will require analysis to
determine its impact on the current floodplain delineations. Development of the
site for the intended use may require re-delineation of the floodplain through the
FEMA CLOMR/LOMR process (administered through the Flood Control District).
Page 2 of 2
For more information on this process, please contact the Flood Control District
Fahmida.Maula@maricopa.gov.
Regulatory flood elevations remain effective until such time that LOMRs become
effective.
5. A Traffic Study/Statement must be submitted with future entitlement (POD)
application(s). See following link to MCDOT Traffic Impact Manual. (RDM 7.1.4)
https://www.maricopa.gov/DocumentCenter/View/303
6. Off-site roadway improvements, including additional R/W dedication(s) may be
required pending the MCDOT approved Traffic Impact Study/Statement.
7. The above comments do not include identification of utilities or underground
facilities within or adjacent to the required right-of-way that may have prior rights
and/or require relocation.
8. Given the site’s proximity or access to I-10, the applicant should inquire of any
concerns with ADOT via their red-letter process (email redletter@azdot.gov)
9. Engineering review of re-zone cases is conceptual in nature. All development and
engineering design shall be in conformance with Section 1205 of the Maricopa
County Zoning Ordinance; Drainage Policies and Standards; Floodplain
Regulations for Maricopa County; MCDOT Roadway Design Manual; and current
engineering policies, standards and best practices at the time of application for
construction.
Please contact me if you have any questions or require any additional information.
May 20, 2025
Mr. Martin Martell
Planner, Planning & Development
Maricopa County
301 W. Jefferson St., Suite 170
Phoenix, AZ 85003
Electronically submitted to: Martin.Martell@maricopa.gov
RE:
Rezoning from Rural-43 to Industrial Ind-3 IUPD, Case No. Z250013
Dear Mr. Martell:
The Arizona Game and Fish Department (Department) appreciates the opportunity to review
Maricopa County Case No. Z250013 (Project), a Zone Change with Overlay request for a parcel
approximately 1,080 acres in size located north of Interstate 10 between 355th Avenue and 339th
Avenue in Maricopa County, Arizona. The Department understands that Gammage and Burnham
PLC (Applicant) has submitted an application to rezone the Project area from RU-43 (Rural-43)
to IND-3 IUPD (Heavy Industrial - Industrial Plan of Development) in order to allow for mixed
uses including industrial, retail, housing, hospitality, and energy production. The Project is
located in primarily undisturbed Sonoran desert scrub habitat.
Under Title 17 of the Arizona Revised Statutes, the Department, by and through the Arizona
Game and Fish Commission, has jurisdictional authority and public trust responsibilities to
conserve and protect the state fish and wildlife resources. In addition, the Department manages
threatened and endangered species through authorities of Section 6 of the Endangered Species
Act and the Department’s Section 10(a)(1)(A) permit. It is the mission of the Department to
conserve and protect Arizona's diverse fish and wildlife resources and manage for safe,
compatible outdoor recreation opportunities for current and future generations. For your
consideration, the Department provides the following comments based on the agency's statutory
authorities, public trust responsibilities, and special expertise related to wildlife resources and
recreation.
The Department recommends conducting surveys in the project area to determine species
presence. These surveys should be of sufficient duration and intensity to adequately assess all
habitat types and potential species occurrence in and adjacent to the project area. Department
staff are available to assist the Applicant in determining appropriate surveys to conduct, as well
as design features and best management practices to help minimize potential impacts. Based on
Rezoning Case No. Z250013
May 20, 2025
Page 2
the information provided, the Department offers the following recommendations to reduce
potential impacts to wildlife and habitat:
● The Western burrowing owl, a special status species that is regulated under the Migratory
Bird Treaty Act (MBTA), could occur in the Project area. The Department recommends
conducting occupancy surveys for this species in advance of the design phase of any
properties to understand distribution of burrowing owls in the project site; avoidance of a
large burrowing owl population may be advisable over removal or other conservation
measures. Guidelines for conducting this survey are found in Burrowing Owl Project
Clearance Guidance for Landowners . Please note that the survey should be conducted
1
by a surveyor who is certified by the Department or has similar training and
qualifications. If an active burrowing owl burrow is detected, please contact the
Department and the U.S. Fish and Wildlife Service (USFWS) for direction, in accordance
with the guidelines.
● The Sonoran desert tortoise, which is a federal and state species of special concern, could
occur in the project area. The Department recommends conducting surveys for Sonoran
desert tortoise within suitable habitat to determine the presence of this species. The
Sonoran Desert Tortoise Conservation Guidelines provide protocols for these surveys as
2
well as guidelines for handling Sonoran desert tortoises and recommended avoidance,
minimization, and mitigation measures if this species is detected.
● The Department recommends conducting avian surveys during the planning stage in
order to better understand species presence and to inform potential conservation
measures. Point counts are the preferred method for breeding bird surveys. These surveys
are conducted twice a year during the peak breeding season, which is mid-January
through June in this area; McLaren et al. (2019) outline protocols. Additional surveys for
3
Bendire’s and LeConte’s Thrashers, two bird species of conservation concern, are
recommended; please reference the Thrasher Clearance Protocol by the Desert Thrasher
4
Working Group (DTWG).
● The Department also recommends conducting surveys for nesting birds prior to
vegetation removal and/or construction activities that occur during the breeding season.
The vegetation within the project area may provide nesting opportunities for avian
species that are regulated under the MBTA. If it is anticipated the Project will not be in
compliance with MBTA, the Department recommends contacting the USFWS for
technical assistance.
● Burrowing species could occur within the Project area and could be influenced by
construction activities and by loss of habitat. Surveys for these species are recommended
to determine their presence and to inform pre-construction activities. Department staff are
available to assist in identifying suitable conservation measures, such as one-way
exclosures on burrows that allow wildlife to exit the burrows and disperse to adjacent
lands in advance of construction.
4 https://borderlandsbirds.org/wp-content/uploads/2024/09/Desert-Thrasher-Solar-Recommendations-1.0.pdf
3 https://drive.google.com/drive/folders/1SF-iNJ8yc8YD0s3Uogbu-gOGxS39ADUP
2 https://azgfd-portal-wordpress-pantheon.s3.us-west-2.amazonaws.com/wp-content/uploads/2025/01/16114611/
Rubke-2024.-Sonoran-Desert-Tortoise-Conservation-Guidelines.pdf
1 https://s3.amazonaws.com/azgfd-portal-wordpress/PortalImages/files/wildlife/nongame/eagles/BurrowingOwlClearanceProtocol
_2009.pdf
Rezoning Case No. Z250013
May 20, 2025
Page 3
For your consideration, the Department offers the following general best management practices
to reduce potential impacts to wildlife and habitat:
● Maintaining habitat connectivity is a priority for the Department, and wildlife movement
corridors are important for wildlife to respond to changing environmental conditions.
There are a number of ephemeral washes that flow through the project area. These
washes serve multiple functions in the ecosystem, including landscape-level conveyance
corridors for wildlife movement. As development occurs in the area, to the extent
possible and in agreement with Land Use Policies #22 and #27, and Environmental
Policy #4 of Maricopa County’s Vision 2030 Comprehensive Plan, the Department
recommends ensuring individual developers incorporate design features that maintain
these washes in their natural state and without barriers (e.g., fencing) in order to reduce
potential effects to vegetation and wildlife distribution and abundance beyond the project
area.
● The Department’s Wildlife Compatible Fencing Guidelines provide information on how
5
fencing impacts wildlife, ways to design fencing to prevent wildlife entanglement and
impalement, and to ensure wildlife movement is not restricted. Department personnel are
available as resources to help determine appropriate fencing design and layout that will
achieve its objective while reducing impact on wildlife.
● If trenching or digging of large holes is necessary, the Department recommends
trenching/digging and backfilling crews work closely together to minimize the amount of
open trenches/holes at any given time. Where trenches/holes cannot be back-filled
immediately, the Department recommends escape ramps be constructed in each hole and
at least every 90 meters in trenches. Escape ramps can be short lateral trenches or wooden
planks sloping to the surface. The Department recommends that slopes be less than 45
degrees (1:1) and trenches/holes that have been left open overnight be inspected and
animals removed prior to backfilling.
● Artificial lighting could impair the ability of nocturnal animals to navigate (e.g., owls,
migratory birds, bats, and other nocturnal mammals), and may affect wildlife behavior
and populations (Davies et. al. 2013 ). The Department recommends using only the
6
minimum amount of light needed for safety. If feasible, “warmer” narrow spectrum
lighting (amber, orange, red) is wildlife-friendly and should be used as often as possible
to minimize the number of species affected by lighting. It is also beneficial that all
lighting is shielded, canted, or cut to minimize the amount of upward shining light.
● A variety of Arizona Species of Greatest Conservation Need (SGCN) have the potential
to occur within the Project area. If wildlife are encountered during Project activities, the
Department recommends moving them out of harm’s way, no more than 0.25 mile
outside the Project boundary within similar habitat. Please note that the Arizona State
Wildlife Action Plan was recently updated, and the Department has an interactive
6 https://www.ncbi.nlm.nih.gov/pmc/articles/PMC3657119
5 https://s3.amazonaws.com/azgfd-portal-wordpress/PortalImages/files/wildlife/planningFor/wildlifeFriendlyGuidelines/
110125_AGFD_fencing_guidelines.pdf
Rezoning Case No. Z250013
May 20, 2025
Page 4
website, Arizona Wildlife Conservation Strategy , that includes the most recent list of
7
SGCN to help navigate and identify conservation opportunities.
● To minimize the potential introduction or spread of exotic invasive species, including
aquatic and terrestrial plants, animals, insects, and pathogens, the Department encourages
the Applicant to take precautions to wash and/or decontaminate equipment before
entering and leaving the site. See the Arizona Department of Agriculture website for a
8
list of prohibited and restricted noxious weeds and the Arizona Native Plant Society for
9
recommendations on how to control them. To view a list of documented invasive species
or to report invasive species in or near the Project area, visit iMapInvasives , which is a
10
national cloud-based application for tracking and managing invasive species.
● Stinknet is a highly invasive noxious winter weed native to South Africa, and is
extremely flammable when dry. Stinknet (also known as globe chamomile) has heavily
infested Maricopa, Pinal, and Pima counties and is expanding into Yuma, Yavapai, and
Gila counties. Infestations spread rapidly along highways and open fields in residential
areas. Emergence starts in late November and plants can continue to germinate and
emerge through May in wet years. In order to minimize the spread of this plant it is
critical that any new infestations are identified and quickly managed. Additional
information is available through the Southwest Vegetation Management Association ,
11
the Sonoran Desert Cooperative Weed Management Area , or the Arizona Native Plant
12
Society .
13
● Please ensure the Project complies with Arizona Native Plant Law regulations. A
14
Native Plant Inventory may need to be conducted to identify, record, and coordinate plant
salvage efforts for species that are protected under the Arizona Native Plant Law.
● The Department recommends landscaping with native drought-tolerant species that
represent the natural surrounding landscape and can help support wildlife and pollinator
species in the area while reducing dust and erosion.
Finally, the Department would also like to encourage private developers and Maricopa County to
use the Arizona Online Environmental Review Tool administered by the Department’s Heritage
15
Data Management System (HDMS) as part of their standard operating procedure for review of
new construction and development. This tool is a useful resource that provides baseline
information on special status species such as Arizona’s Species of Greatest Conservation Need
and Species of Economic and Recreational Importance. The Department entered this Project as
an example (please see the attached HDMS report).
15 https://ert.azgfd.gov/
14 https://agriculture.az.gov/plantsproduce/native-plants
13 http://aznps.com
12 https://www.sdcwma.org/species/stinknet.php
11 https://www.swvma.org/
10 https://imap.natureserve.org/imap/services/page/map.html
9 https://aznps.com/invas
8 https://www.invasivespeciesinfo.gov/unitedstates/az.shtml
7 https://awcs.azgfd.com
Rezoning Case No. Z250013
May 20, 2025
Page 5
The Department appreciates the opportunity to provide input on Maricopa County Case No.
Z250013. For further coordination, please contact Teigan Williams at tstruck@azgfd.gov or
928-341-4069.
Sincerely,
Danielle Klaas
Regional Supervisor, Region IV
cc:
Callie Cavalcant - Habitat, Evaluation, and Lands Branch Chief
AZGFD #M25-04213810
Dear Martin,
Thank you for the public notice regarding Belmont 1080 (Z250013). There is State Trust
Land (STL) adjacent to the subject site. Accordingly, our comments below are offered.
a. ASLD requests that the I-3 screening dev. standards be maintained at the property line
between the subject site and the STL parcel at the 347th Ave. alignment and McDowell Rd.
While STL is currently vacant, the site may develop in the future.
b. Upon initial review, it doesn’t appear that there are easements on STL for the full
length and width of 339th Ave. from I-10 to the subject site. Similarly, the full length access
easement of 335th Ave. (half-road width on STL) from I-10 to the subject site could not
readily be found. Please contact ASLD ROW at RWS@azland.gov regarding easement
information. Easement applications are evaluated and may be found at
https://land.az.gov/applications-permits if necessary.
Please feel free to contact us if there are any questions or comments.
Thank you,
Rhonda Buss, AICP
Planner III
1110 W. Washington St
Phoenix, AZ 85007
602-542-3126
land.az.gov | Facebook | Twitter/X
U:\1100\1115\SURVEY\DOCS\LEGAL\1115 BELMONT 1080-BILLBOARD-LEGAL.docx
Page 1 of 2
BELMONT 1080
BILLBOARD EASEMENT
LEGAL DESCRIPTION
A parcel of land situate within a portion of the East Half of the Southeast
Quarter of Section 31, Township 2 North, Range 5 West of the Gila and Salt
River Meridian, Maricopa County, Arizona, more particularly described as
follows:
PARCEL NO. 1:
COMMENCING at the Southeast Corner of said Section 31, monumented by a
GLO brass cap from which the East Quarter Corner of said Section 31,
monumented by a Maricopa County aluminum cap, bears as the Basis of
Bearings North 00°12’19” East, 2640.99 feet;
Thence North 00°12’19” East along the easterly line of said East Half, 208.72
feet to a line 300.00 feet southerly of the southerly Right of Way line of
Interstate 10 as described in Right of Way plan of the Ehrenberg – Phoenix
State Highway Map Number D-7-T-697 being the POINT OF BEGINNING OF
PARCEL NO. 1;
Thence North 74°32'56" West along said southerly line, 1370.40 feet to the
westerly line of said East Half;
Thence North 00°13'31" East along said westerly line, 310.91 feet to the
southerly Right of Way line of said Interstate 10;
Thence South 74°32'56" East along said southerly Right of Way line, 1370.29
feet to the easterly line of said East Half;
Thence South 00°12'19" West along said easterly line, 310.94 feet to the
POINT OF BEGINNING OF PARCEL NO. 1.
The above described Parcel No. 1 contains a computed area of 411,104 square
feet (9.4376 acres) more or less and being subject to any easements,
restrictions, rights-of-way of record or otherwise.
U:\1100\1115\SURVEY\DOCS\LEGAL\1115 BELMONT 1080-BILLBOARD-LEGAL.docx
Page 2 of 2
PARCEL NO. 2:
COMMENCING at the Southeast Corner of said Section 31, monumented by a
GLO brass cap from which the East Quarter Corner of said Section 31,
monumented by a Maricopa County aluminum cap, bears as the Basis of
Bearings North 00°12’19” East, 2640.99 feet;
Thence North 00°12’19” East along the easterly line of said East Half, 838.88
feet to the northerly Right of Way line of Interstate 10 as described in Right of
Way plan of the Ehrenberg – Phoenix State Highway Map Number D-7-T-697
being the POINT OF BEGINNING OF PARCEL NO. 2;
Thence North 74°32'56" West along said northerly Right of Way line, 1370.17
feet to the westerly line of said East Half;
Thence North 00°13'31" East along said westerly line, 310.91 feet to a line
300.00 feet northerly of the northerly Right of Way line of said Interstate 10;
Thence South 74°32'56" East along said northerly line, 1370.06 feet to the
easterly line of said East Half;
Thence South 00°12'19" West along said easterly line, 310.94 feet to the
POINT OF BEGINNING OF PARCEL NO 2.
The above described Parcel No. 2 contains an area of 411,035 square feet
(9.4361 acres) more or less and being subject to any easements, restrictions,
rights-of-way of record or otherwise.
The above described Parcels No. 1 and 2 combined contains an area of
822,139 square feet (18.8737 acres) more or less and being subject to any
easements, restrictions, rights-of-way of record or otherwise.
Prepared by: Colliers Engineering and Design
4742 North 24th Street, Suite 270
Phoenix, AZ 85016
Project No. 1115
Date: July 2025
7/16/2025
PARCEL NO. 1
PARCEL NO. 2
N00°13'31"E
310.91'
S74°32'56"E 1370.29'
S00°12'19"W
310.94'
N74°32'56"W 1370.40'
S00°12'19"W
310.94'
N74°32'56"W 1370.17'
N00°13'31"E
310.91'
S74°32'56"E 1370.06'
N89°29'02"W 2644.78'
N0°12'19"E 2640.99'
(BASIS OF BEARINGS)
INTERSTATE 10
208.72'
319.22'
1491.15'
300'
300'
POINT OF
BEGINNING
(PARCEL 1)
POINT OF
BEGINNING
(PARCEL 2)
838.90'
1322.39'
© 2025, COLLIERS ENGINEERING & DESIGN, INC.
DRAWN BY:
CHECKED BY:
PROJ.NO.:
SCALE:
DATE:
U:\1100\1115\SURVEY\DOCS\LEGAL\
1115 BELMONT 1080-BILLBOARD-EXHIBIT.dwg
7/16/2025 12:54
4742 N 24th Street, Suite 270
PHOENIX, AZ 85016
P: 602.490.0535 / F: 602.368.2436
Engineering
& Design
Formerly
BELMONT 1080
BILLBOARD EASEMENT
BUCKEYE, ARIZONA
EXHIBIT
1115
JUL 2025
1"=300'
JK
DMS
SOUTHEAST CORNER OF SECTION 31,
TOWNSHIP 2 NORTH, RANGE 5 WEST
FOUND GLO BRASS CAP
POINT OF COMMENCEMENT
EAST QUARTER CORNER OF SECTION 31,
TOWNSHIP 2 NORTH, RANGE 5 WEST
FOUND MARICOPA COUNTY ALUMINUM
CAP
SOUTH QUARTER CORNER OF
SECTION 31, TOWNSHIP 2 NORTH,
RANGE 5 WEST
FOUND 2" MARICOPA COUNTY
ALUMINUM CAP, DATED 2003, RLS
36563
306' ADOT RIGHT OF WAY
NUMBER D-7-T-697
WESTERLY LINE OF
THE EAST HALF OF
THE SOUTHEAST
QUARTER
EASTERLY LINE OF THE
EAST HALF OF THE
SOUTHEAST QUARTER
7/16/2025
Parcel Map Check Report
Parcel Name: Survey Site - PARCEL 1
Description:
Process segment order counterclockwise: False
Enable mapcheck across chord: False
North:897,938.5600'
East:430,958.2687'
Segment# 1: Line
Course: N74° 32' 56"W
Length: 1,370.40'
North: 898,303.6566'
East: 429,637.3975'
Segment# 2: Line
Course: N0° 13' 31"E
Length: 310.91'
North: 898,614.5642'
East: 429,638.6200'
Segment# 3: Line
Course: S74° 32' 56"E
Length: 1,370.29'
North: 898,249.4969'
East: 430,959.3851'
Segment# 4: Line
Course: S0° 12' 19"W
Length: 310.94'
North: 897,938.5589'
East: 430,958.2711'
Perimeter: 3,362.55'
Area: 411,104Sq.Ft.
Error Closure: 0.0026
Course: S65° 17' 57"E
Error North : -0.00110
East: 0.00240
Precision 1: 1,293,284.62
Parcel Name: Survey Site - PARCEL 2
Description:
Process segment order counterclockwise: False
Enable mapcheck across chord: False
North:898,568.7343'
East:430,960.5262'
Segment# 1: Line
Course: N74° 32' 56"W
Length: 1,370.17'
North: 898,933.7696'
East: 429,639.8767'
Segment# 2: Line
Course: N0° 13' 31"E
Length: 310.91'
North: 899,244.6772'
East: 429,641.0992'
Segment# 3: Line
Course: S74° 32' 56"E
Length: 1,370.06'
North: 898,879.6713'
East: 430,961.6427'
Segment# 4: Line
Course: S0° 12' 19"W
Length: 310.94'
North: 898,568.7332'
East: 430,960.5286'
Perimeter: 3,362.09'
Area: 411,035Sq.Ft.
Error Closure: 0.0026
Course: S65° 17' 57"E
Error North : -0.00110
East: 0.00240
Precision 1: 1,293,107.69
7/16/2025