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October 19, 2022 Z2021137 Page 1 of 3 Report to the Board of Supervisors Prepared by the Maricopa County Planning and Development Department Board Hearing Date: October 19, 2022 Case #/Title: Z2021137 – Envirotech Group Supervisor District: 5 Applicant & Owner: Arno Naekel, Davillier Law Group / Steve Elsner Request: Zone Change with Overlay from Rural-43 to IND-2 IUPD Site Location: Generally located at the SWC of Campbell Ave. & 355th Ave. Site Size: Approx. 11.7 acres County Island Status: N/A Additional Comments: The proposed IND-2 IUPD zoning is to accommodate a potential storage facility or small manufacturing development. While the proposal does not conform to the Tonopah-Arlington Area Plan’s Rural land use designation or the Vision 2030 Comprehensive Plan’s urban services policy, the site abuts an industrial use in an operational solar farm to the east and is conditioned so that the entitled uses on site are limited only those acceptable to MCESD for septic and well. The City of Buckeye and ADOT commented with no concerns. AFMA provided a will serve letter for fire service. There are no outstanding concerns from County review agencies. There is no known opposition. Commission Recommendation: On 9/22/22, the Commission voted 8-0 to recommend approval of Z2021137 subject to conditions ‘a’ – ‘j’: a. Development of the site shall be in substantial conformance with the Zoning Exhibit entitled “Zoning Exhibit“, consisting of 1 page, dated July 2, 2022, and stamped received September 6, 2022, except as modified by the following conditions. b. Development of the site shall be in substantial conformance with the Narrative Report entitled “Narrative Report Envirotech Group”, consisting of 6 pages, dated revised September 13, 2022, and stamped received September 13, 2022 except as modified by the following conditions. c. 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 October 19, 2022 Z2021137 Page 2 of 3 site. Prior to issuance of any 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. d. The following Planning Engineering conditions shall apply: 1. Without the submittal of a precise Plan of Development, no development approval is inferred by this review, including, but not limited to drainage design, access and roadway alignments. These items will be addressed as development plans progress and are submitted to the County for further review and/or entitlement. 2. A Plan of Development shall be required for any future development should the zone change application be approved (i.e. building expansion). Any development must ensure that historic drainage patterns are maintained at the up and downstream limits of development; provide for storm water retention of new development area(s); and will require an engineered grading and drainage plan. 3. A traffic impact study must be submitted with any future entitlement application(s) (i.e. plan of development), unless otherwise waived by MCDOT. 4. Dedication of right-of-way for the arterial (65’) alignment fronting the site (355th Avenue) may be required as part of future entitlement application(s). 5. 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. e. The following IND-2 IUPD Zoning District standards shall apply: 1. Parking – A minimum of 10 regular parking stalls shall be developed including 1 ADA space to accommodate employees and 1 space per 900 sq. ft. of floor area shall be required thereafter 2. Uses Permitted – Manufacturing or assembly of electrical appliances, electronic instruments and devices, optical goods, precision instruments, radios and phonographs, including the manufacture of small parts only, such as coils, condensers, transformers and crystal holders; accessory buildings and uses customarily incidental to the above uses; commercial storage of mobile homes, manufactured homes, travel trailers, recreation vehicles, boats and aircraft; construction equipment, including sales, service, rental and storage, and one single-family dwelling or caretaker residence. Until such time as the site is served by sewer and water, of the uses permitted, the uses on site shall only be those acceptable to the October 19, 2022 Z2021137 Page 3 of 3 Maricopa County Environmental Services Department (MCESD) that can be accommodated by septic and well. A public water system and public sewer system shall be required prior to establishment of any non-residential use that requires potable water. f. No more than ten (10) individuals other than the owner are permitted to be employed on the site. g. Zoning approval is conditional per Maricopa County Zoning Ordinance, Article 304.6, and ARS § 11-814 for five (5) years for the initial phase and an additional five (5) years for each subsequent phase, within which time a Plan of Development and initial construction permit must be obtained. h. Noncompliance with any Maricopa County Regulation shall be grounds for initiating a revocation of this zone change as set forth in the Maricopa County Zoning Ordinance. i. 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. j. The granting of this change in use of the property has been at the request of the applicant, with the consent of the landowner. The granting of this approval allows the property to enjoy uses in excess of those permitted by the zoning existing on the date of application, subject to conditions. In the event of the failure to comply with any condition, and at the time of expiration of the Zone Change, the property shall revert to the zoning that existed on the date of application. It is, therefore, stipulated and agreed that either revocation due to the failure to comply with any conditions, or the expiration of the Zone Change, 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 or expiration of the Special Use Permit. 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: Adam Cannon, AICP, Senior Planner Reviewed by: Darren Gerard, AICP, Planning Manager Attachments: 9/22/22 P&Z Packet (26 pages) Note: 9/22/22 Draft P&Z Minutes are not available as of the writing of this report, but can be provided upon request later when available. Z2021137 Page 1 of 9 Report to the Planning and Zoning Commission Prepared by the Maricopa County Planning and Development Department Case: Z2021137 – Envirotech Group Hearing Date: September 22, 2022 (Cont. from 9/1/22) Supervisor District: 5 Applicant: Arno Naekel, Davillier Law Group Owner: Steve Elsner Request: Zone Change from Rural-43 to IND-2 IUPD Site Location: Generally located at the SWC of Campbell Ave. & 355th Ave. Site Size: Approx. 11.7 acres Density: N/A County Island: No County Plan: Tonopah/Arlington Area Plan – Rural Densities (0-1 d.u./acre) Municipal Plan: N/A Municipal Comments: City of Buckeye – No Concerns Support/Opposition: None known Recommendation: Approve with conditions Z2021137 Page 2 of 9 Project Summary: 1. Davillier Law Group is requesting a zone change with overlay from Rural-43 to IND-2 IUPD for a potential storage facility or small-manufacturing development. The subject property is located in the Tonopah/Arlington area at the southwest corner of Campbell Ave. and 355th Ave. and is designated as Rural Densities (0-1 d.u./ac.) in the Tonopah/Arlington Area Plan on approx. 11.7 acres. 2. According to the parcel record a lot consolidation occurred in 2020 which combined five parcels into the parcel that exists currently. The subject property has several structures including a residence, storage building, shed and four other covered structures. Based upon historic aerial photography and the permitting record, it appears that a some of the buildings were potentially erected or expanded without a building permit. At this time, there are no violation cases or outstanding fees on the property. Exhibit 1 – 2022 Aerial Map 3. A plan of development is not proposed at this time but will be subsequently processed for administrative approval prior to construction permitting to establish the use. The applicant is proposing a few uses for the site including manufacturing, RV/boat storage, construction equipment sales and storage, and a single-family dwelling. For the manufacturing use, the applicant is proposing manufacturing of squirrel cage evaporators for equipment operating at sub-freezing temperatures associated with the applicant’s patent through metal formation. According to the applicant’s narrative, the only chemical that will be used is regular commercial grade freon and no hazardous materials are used in the manufacturing process. The raw materials (aluminum pallets) used to construct the evaporators are expected to be delivered no more than once per month in a flatbed or box truck. Once delivered, a forklift will transport and arrange the pallets on site. These small evaporators can work in conjunction with air conditioning units and swamp coolers in residential homes, vehicular (cars, buses, etc.) or maritime (ships) units to dehumidify the air and provide more efficient cooling. Up to fifty (50) of these evaporators could potentially be produced per week and shipped out via FedEx or UPS to buyers. The applicant is anticipating up to ten (10) full-time employees and that the Z2021137 Page 3 of 9 business will be conducted during normal business hours. The applicant obtained a will serve letter for fire service from Arizona Fire & Medical Authority. 4. The development standards and use regulations for the base IND-2 zoning district and proposed IND-2 IUPD are contrasted below: REGULATION BASE ZONING DISTRICT REGULATIONS (IND-2) PROPOSED ZONING REGULATIONS (IND-2 IUPD) Max. Height 40’ 40’ Min. Front Yard 25’ (abutting rural), 20’ (arterial); 15’ (collector); 10’ (local) 20’ (arterial); 15’ (collector); 10’ (local) Min. Side Yard 10’ (abutting rural or residential) 10’ (abutting rural or residential) Min. Rear Yard 25’ (abutting rural or residential) 25’ (abutting rural or residential) Min. Lot Area 6,000 sq. ft. 6,000 sq. ft. Min. Lot Width 60’ 60’ Max. Lot Coverage 60% 60% Parking Required 1 per 600 sq. ft. of floor area or 1 per 250 sq. ft. of floor area (commercial uses) 1 per 900 sq. ft. of floor area Screening 6’ solid masonry wall along perimeter of property 6’ solid masonry wall along perimeter of property Loading Spaces Required 1 per 10,000 sq. ft. 1 per 10,000 sq. ft. Landscaping 5’ landscaping strip required along road frontage 5’ landscaping strip required along road frontage Uses Permitted All Uses Permitted in Rural, Residential, Commercial, IND-1 and IND-2 Zoning Districts Manufacturing or assembly of electrical appliances, electronic instruments and devices, optical goods, precision instruments, radios and phonographs, including the manufacture of small parts only, such as coils, condensers, transformers and crystal holders. Accessory buildings and uses customarily incidental to the above uses. Commercial storage of mobile homes, manufactured homes, travel trailers, recreation vehicles, boats and aircraft. Construction equipment, including sales, service, rental and storage. One single-family dwelling or caretaker residence. 5. The applicant is requesting to vary one development standard for parking and to limit the permitted uses. According to the applicant’s narrative 1 parking space per 900 sq. ft. is based upon the limited number of employees expected. Varying the parking would not include waiving required ADA spaces or required ADA storage spaces. Staff is including a condition requiring a minimum of ten parking spaces to accommodate expected future employment. Z2021137 Page 4 of 9 Exhibit 2 – Rural-43 Zoning District and Surrounding Districts Exhibit 3 – Conceptual Site Plan Existing On-Site and Adjacent Zoning / Land Use: 6. On-site: Rural-43 / Single-Family Residential North: Rural-43 / Vacant South: Rural-43 / Single-Family Residential East: Rural-43 SUP / Industrial (Solar) West: Rural-43 / Single-Family Residential Z2021137 Page 5 of 9 Utilities and Services: 7. Water: Private Well Wastewater: Septic Fire: Arizona Fire & Medical Authority (AFMA) Police: MCSO Right-of-Way: 8. The following table includes existing and proposed half-width right-of-way and the future classification based upon the MCDOT Major Streets and Routes Plan (Adopted 2010). Street Name Half-width Existing R/W Half-width Future R/W Existing Classification Future Classification Campbell Ave. 0’ 25’* Local Road Local Road 335th Ave. 40’ 65’* Minor Arterial Principal Arterial *Right-of-way dedication will not be required until the determination of the Plan of Development. Adopted Plan: 9. Tonopah/Arlington Area Plan: (Adopted: 2000): The Tonopah/Arlington Area Plan identifies this site as Rural (0-1 d.u./acre). The Rural land use The Rural category denotes areas where single family residential development is desirable but urban services (sewer, water, law enforcement, fire protection, schools, parks, etc.) are limited. Suitability is determined on the basis of location, access, existing land use patterns, and natural or man-made constraints. Densities greater than 1.0 du/acre may be permitted in a new development, but only if areas of lower densities offset the increase such that an average of no more than 1.0 du/acre is maintained. Uses in this category include agricultural and single family residential. Public Participation Summary: 10. The applicant complied with the Maricopa County Citizen Review Process with the required posting of the site and notification by first class mail to adjacent property owners within 300’ of the subject parcel and interested parties. The applicant submitted a Citizens Participation Results Report. According to the report, the applicant received no comments from neighboring property owners regarding the zone change request. Staff received no comments in support or opposition to the request from members of the public. 11. The City of Buckeye commented that there are no concerns with the site as it is outside of their planning area. AFMA provided a will serve letter for fire service. ADOT commented that it had no concerns with the proposal. Outstanding Concerns from Reviewing Agencies: 12. N/A Z2021137 Page 6 of 9 Staff Analysis: 13. Staff supports this zone change request due to the size of the site, limitations on the industrial activities that could potentially occur, and the nearby industrial use, an approx. 173 acre developed and operational solar farm (Badger 1 Solar). First, the size of the site is sufficiently large that appropriate buffers from nearby residences may be established to ensure that the site does not become a nuisance. In regard to uses, Staff notes it would be more appropriate for the applicant to have applied for a single-use Special Use Permit than a zone change for a home cottage industry for the small manufacturing operation as the proprietor resides on the property because of the scale of the operation. This would leave no mystery as to what will actually develop on the site and allow the site’s rural neighbors to evaluate whether the intensity of the use impacts their quality of life over a set period of time. With that said, the applicant limited the industrial uses to a residence and RV/Boat storage facility, construction storage or manufacturing. The most intense use of the selected uses is arguably the manufacturing use. The applicant’s narrative notes the purpose and scale of the manufacturing, and it appears more akin to a home cottage industry than a full manufacturing plant. Staff is applying a condition to the zoning requiring substantial conformance to the narrative and consistency with the scale of operation and type of manufacturing (squirrel cage evaporators) listed therein. The request to vary parking standards is appropriate due to the number of employees expected and a reduced need for parking if the site ever develops into an RV/Boat storage facility. A minimum of ten (10) parking spaces will be required to accommodate expected employees. 14. While the proposed zoning is not consistent with the Tonopah-Arlington Area Plan land use designation of Rural, the site does abut an industrial use (solar farm) to the east and the RV/Boat storage use would serve future residential planned to the north. The Maricopa County Vision 2030 Comprehensive Plan considers urban development appropriate when services and infrastructure are currently or readily available to meet the needs of residents and businesses, protect taxpayers and protect public health and safety. This includes the identification of whether there is sufficient water, sewer, police and fire service, among other services. While the applicant has submitted a will serve letter for fire, it does not appear that water and sewer are available to this site. It is likely that RV/Boat storage and construction storage would not require urban services at an intensity that requires water and sewer service. On the other hand, it is entirely possible that the manufacturing use would indeed require water and sewer service in the event the intensity expands beyond that which is outlined in the narrative. Staff is recommending approval only with the condition of substantial conformance to the narrative and a condition requiring that the use be acceptable to Maricopa County Environmental Services Department (MCESD) for accommodation on septic and well. In the event it is not acceptable, a public water or sewer system will be required. Future access associated with the site would be determined by MCDOT through a precise plan of development. Z2021137 Page 7 of 9 Recommendation: 15. For the reasons outlined in this report, staff recommends the Commission motion for Approval, subject to conditions ‘a’ – ‘j’: a. Development of the site shall be in substantial conformance with the Zoning Exhibit entitled “Zoning Exhibit“, consisting of 1 page, dated July 2, 2022, and stamped received September 6, 2022, except as modified by the following conditions. b. Development of the site shall be in substantial conformance with the Narrative Report entitled “Narrative Report Envirotech Group”, consisting of 6 pages, dated revised September 13, 2022, and stamped received September 13, 2022 except as modified by the following conditions. c. 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 any 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. d. The following Planning Engineering conditions shall apply: 1. Without the submittal of a precise Plan of Development, no development approval is inferred by this review, including, but not limited to drainage design, access and roadway alignments. These items will be addressed as development plans progress and are submitted to the County for further review and/or entitlement. 2. A Plan of Development shall be required for any future development should the zone change application be approved (i.e. building expansion). Any development must ensure that historic drainage patterns are maintained at the up and downstream limits of development; provide for storm water retention of new development area(s); and will require an engineered grading and drainage plan. 3. A traffic impact study must be submitted with any future entitlement application(s) (i.e. plan of development), unless otherwise waived by MCDOT. 4. Dedication of right-of-way for the arterial (65’) alignment fronting the site (355th Avenue) may be required as part of future entitlement application(s). 5. 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 Z2021137 Page 8 of 9 Roadway Design Manual; and current engineering policies, standards and best practices at the time of application for construction. e. The following IND-2 IUPD Zoning District standards shall apply: 1. Parking – A minimum of 10 regular parking stalls shall be developed including 1 ADA space to accommodate employees and 1 space per 900 sq. ft. of floor area shall be required thereafter 2. Uses Permitted – Manufacturing or assembly of electrical appliances, electronic instruments and devices, optical goods, precision instruments, radios and phonographs, including the manufacture of small parts only, such as coils, condensers, transformers and crystal holders; accessory buildings and uses customarily incidental to the above uses; commercial storage of mobile homes, manufactured homes, travel trailers, recreation vehicles, boats and aircraft; construction equipment, including sales, service, rental and storage, and one single-family dwelling or caretaker residence. Until such time as the site is served by sewer and water, of the uses permitted, the uses on site shall only be those acceptable to the Maricopa County Environmental Services Department (MCESD) that can be accommodated by septic and well. A public water system and public sewer system shall be required prior to establishment of any non-residential use that requires potable water. f. No more than ten (10) individuals other than the owner are permitted to be employed on the site. g. Zoning approval is conditional per Maricopa County Zoning Ordinance, Article 304.6, and ARS § 11-814 for five (5) years for the initial phase and an additional five (5) years for each subsequent phase, within which time a Plan of Development and initial construction permit must be obtained. h. Noncompliance with any Maricopa County Regulation shall be grounds for initiating a revocation of this zone change as set forth in the Maricopa County Zoning Ordinance. i. 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. j. The granting of this change in use of the property has been at the request of the applicant, with the consent of the landowner. The granting of this approval allows the property to enjoy uses in excess of those permitted by the zoning existing on the date of application, subject to conditions. In the event of the failure to comply with any condition, and at the time of expiration of the Zone Change, the property shall revert to the zoning that existed on the date of application. It is, therefore, stipulated and agreed that either revocation due to the failure to comply with any conditions, or the expiration of the Zone Change, 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 or expiration of the Special Use Z2021137 Page 9 of 9 Permit. 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: Adam Cannon, AICP, Senior Planner Reviewed by: Matthew Holm, AICP, Planning Supervisor Attachments: Case Map (1 page) Legal Description (1 page) Narrative Report (7 pages) Conceptual Site Plan (1 page) Zoning Exhibit (1 page) Engineering Comments (2 pages) MCESD Comments (1 page) ADOT ROW Project Management Comments (2 pages) City of Buckeye Comments (2 pages) AFMA Will-Serve Letter (1 page) N 335th AVE W CAMBELL AVE 4446 N 355TH AVE TONOPAH, AZ 85354 Parcel No. (APN);506-39-129 Land Use: VACANT LAND Lot Area: 43,563.00 sqft (1 ACRES) Zoning:RU-43 Owner: ELSNER, STEVEN C 4340 N 355TH AVE TONOPAH, AZ 85354 Parcel No. (APN): 506-39-024U Land Use: RESIDENTIAL Building Area: 2241 sqft Lot Area: 206,802.00 sqft (4.75 ACRES) Zoning:RU-43 Owner: TAYLOR III, JAMES H Parcel No. (APN):506-39-024R Land Use: VACANT LAND Lot Area: 436,621.00 sqft (10.02 ACRES) Zoning:RU-43 Owner: CROWNPOINT DEVELOPMENT LTD 35651 W CAMPBELL AVE TONOPAH, AZ 85354 Parcel No. (APN): 506-39-147 Land Use: RESIDENTIAL Building Area: 2120 sqft Lot Area: 171,819.00 sqft (3.94 ACRES) Zoning:RU-43 Owner: SCHLINGER, EDWARD Parcel No. (APN):506-39-042 Land Use: AGRICULTURAL Lot Area: 6,969.600.00 sqft (160 ACRES) Zoning:RU-43 Owner: BELMONT INFRACO LLC 35324 W INDIAN SCHOOL RD TONOPAH, AZ 85354 Parcel No. (APN): 504-10-001J Land Use: INDUSTRIAL Building Area: 220 sqft Lot Area: 7,558.288.00 sqft (173.51 ACRES) Zoning:RU-43 Owner: CORNER MCR LLC S89° 27' 20"E 761.72 FT N00° 32' 43"E 660.69 FT N89° 27' 25"W 761.62 FT S00° 33' 14"W 660.67 FT 2 SHEET #: 4 REVISION #: ENVIROTECH GROUP PARCEL #:506-39-129A. AREA:509,652.00 sqft (11.7 acres) SUBDIVISION: - LEGAL LOT: - LEGAL BLOCK: - EXISTING ZONE: RU-43 PROPOSED ZONE: IND-2 IUPD EXISTING LAND USE: SINGLE-FAMILY RESIDENTIAL PROPOSED LAND USE:INDUSTRIAL OWNER NAME: ELSNER, STEVEN C OWNER ADDRESS: 4446 N 355TH AVE TONOPAH, AZ 85354 HIGH SCHOOL DISTRICT:SADDLE MOUNTAIN UNIFIED #90 ELEMENTARY SCHOOL DISTRICT: SADDLE MOUNTAIN UNIFIED SCHOOL DISTRICT DESIGNED BY: SCALE:1":40' DATE: JULY 2.022 W E S N VICINITY MAP ZONING EXHIBIT ENVIROTECH GROUP PARCEL #:506-39-129A. AREA:509,652.00 sqft (11.7 acres) ZONE CHANGE WITH OVERLAY FROM RU-43 TO IND-2 IUPD 0 SCALE=1":40' 40 80 20 0 1" 2" 12" 14" 120 ft 3" NARRATIVE REPORT Envirotech Group Proposed Zone Change with Overlay Location: 4446 North 355th Ave, Tonopah SW corner of West Campbell Ave and N 355th Ave Applicant: Steve Eisner Case: Z2021137 Submitted: November 5, 2021 Revised: September 13, 2022 Purpose of Request We are requesting a Zone Change with Overlay from RU-43 to IND-2 IUPD for the property located at 4446 North 355th Avenue, Tonopah, AZ 85354-7476. The intended use of the property is for light manufacturing uses and the commercial storage of recreational vehicle/boat/equipment storage. Description of Proposal At this moment, it is anticipated that the site is likely to initially develop as a site for recreational vehicle storage which will be subject to a future POD application. The owner also operates the Envirotech Group, Inc. office out of the residence on the property. Historically, it should be noted that Building #2 was used at one time to repair trucks and other vehicles as a business. The owner does not intend to continue vehicle repair as a business in Building #2. The proposed expanded Building #2, growing in size from 8,000 SF to 15,000 SF, is intended to be used to manufacture squirrel cages for equipment operating at sub-freezing temperatures that are based on the owner’s issued patents. We anticipate that these manufacturing operations will begin with one shift during normal business hours. At full capacity, the business foresees employing up to 10 employees. These will provide skilled labor jobs that will be a valuable addition to the Tonopah area community. Additional manufacturing details include the following: 1) The squirrel cages will be formed on site. Other than regular commercial grade freon, no other chemical materials would be used and no hazardous materials are used in the manufacturing process. There is no welding used for the construction of these aluminum materials. Any connection of the devices is conducted offsite at their location of destination. 2) The process of manufacturing is a standard metal formation process. Other than standard forming equipment, no dangerous materials will be used or needed. There will be no high value materials or equipment needed at the site. This following description provides additional product details regarding the items intended to be phased and built onsite, include the items to be manufactured and shipped from this property - including their related patents, function capacity, and purpose: The freezable squirrel cage evaporators are made out of aluminum production and amount to be approximately 50 manufactured per week and shipped in box trucks like FedEx or UPS, with no more than 10 employees at any time the reason for the RV storage facility is to actually start construction of what could be used at a later date as manufacturing. The RV storage facility is intended to be my first phase of business that will allow me to maintain an income until such time as we can get the manufacturing portion up and running, which includes financing but we cannot commence either phase until I get the property entitled appropriately. In regards to the manufacturing business, these are the patents that are held for this device - they all begin with US, 8,104,306. 9,243,650. 9,863,434. & 10,436,219. They are quite long and drawn out, but what this device does is the original patent was to be used in a swamp cooler common to the Phoenix area. It evaporates water and blows it into a facility. In times of high humidity there is no evaporation so consequently you get hot air blown into your facility. This patent would allow the evaporator to freeze chilling the air blowing into the facility and removing humidity from the air. The other three are evolutions to the first patent. They explain how the fins and tubes which are in the shape of the exterior of the conical shape blower, work in conjunction with a squirrel cage fan. If you look at a centrifugal blower it has a conical shape to the outside the fan sits inside draws the air in through the center and due to the centrifugal force force is it to the outside of the housing. In my patent there is a series of fins and tubes. The fins radiate outward from the fan to the outside conical shape of the blower between each fin on the outside radius of the housing housing a tube running the circumference of the blower. Those tubes can intermittently be frozen and thawed, allowing for removal of any humidity in the air. This evaporator can be used in conjunction with a standard air conditioner increasing the potential of the air conditioner by several fold, say on board of a ship they can dehumidify the air prior to entering the standard evaporator. All units have blowers that blow air through the evaporator this unit becomes the blower and is also an evaporator in its own right. The later patterns, explain devices in the blower housing that redirect the air going through the blower to be exposed to the external coils for a second time increasing the efficiency. These small blowers can be used in anything that uses air conditioning, they could be used in a bus, using transmission fluid in the rear of the bus to heat the bus. You can use steam, water, oil any type of fluid including refrigerant. In the case of refrigerant, you can change the flow around the evaporator by the use of solenoids controlled by time, temperature, or pressure to change the flow through the separate tubes. The flow can alternate directions between the tubes so all the number one tubes would flow One Direction all the number two tubes would flow in the opposite direction and they would be reversed by time temperature or pressure. Carrier air-conditioning has approached me for their Maritime air conditioning on board ships, The fact that this evaporator can run quite a few degrees below freezing say anywhere from 10 to 30° below freezing allow this evaporator to be very efficient in humidity removal. And temperature change. Shipping of the raw materials will come via a flatbed truck. Onsite, we have a forklift to transport what generally are 4’ x 8’ pallets of aluminum. These are not very big, but sometimes could be somewhat larger like 5’ x 10’ pallets of what we refer to as Rostock for the aluminum palettes. Our CNC plasma machine will handle up to 5’ x 10’ pieces of Rostock. We do not anticipate more than one delivery per month of the palettes. We do not foresee the need for additional manned security. Physical security measures and camera surveillance may be considered. Our development team understands that all plans and any possible proposed manufacturing materials (and their means of storage) will be reviewed by County staff during the POD and permitting stages of the development process. We also anticipate that the Tonopah Valley Fire District may also wish to review the facility details in advance of permitting. We have provided a will-serve letter to the County from the fire district as they intend to serve the property as it is being annexed into the district. Building colors and materials are anticipated to be compatible with the current construction of Building #2. All screening walls will be constructed in conformance with county requirements as part of the POD and permitting phases. Since there are two occupied residential parcels nearby to Building #2, we understand the need to screen our business with these walls to protect these properties (506-39-024U and 506-39-147). Relationship to Surrounding Properties There are six parcels are located within 300 feet of the subject properties. Parcels 147 and 146 are owned by one person. Parcel No. Use Zoning 506-39-042 Vacant RU-43 506-39-024U Residence RU-43 506-39-024R Vacant RU-43 506-39-147 Residence RU-43 506-39-146 Vacant RU-43 504-10-001J Solar Panel Farm RU-43 Parcel 001J is a160 acre industrial solar farm that is zoned rural but has an industrial SUP. Parcel 001J is a large adjacent property that is no longer residential and appears to be operating for commercial / industrial purposes. Benefit Statement Currently, throughout the metropolitan Phoenix area, there have been a number of recreational vehicle storage facilities that have been purchased and redeveloped for other uses as the demand for housing has taken their place. This has happened at the same time that the popularity of recreational vehicles has increased and the demand for proper storage of them has subsequently. This property’s location is an opportune location for their storage as it would have minimal impact on the area and have excellent access to the I-10 interstate and future I-11 corridor. Light manufacturing uses produce quality jobs and opportunities in an area that does not currently have many employment opportunities for well-paid skilled labor. Our proposed zoning would allow these operations to occur while having minimal impact on the surrounding community. Our future POD application will ensure that the site is well-screened and buffered. Location and Accessibility The property is located on the southwest corner of 355th Avenue and West Cambell Avenue in Tonopah. The project has driveway access off of 355th Avenue immediately adjacent to parcel 147. However, the unimproved nature of the property periphery suggests that alternative access off of either 355th Ave or Cambell Ave may be a viable option if required. The nearby I-10 corridor provides access to metro-Phoenix or California bound traffic. Circulation Vehicles may approach and access the project via the two-way streets 355th Ave and Campbell Ave. The project itself has a single dirt driveway bisecting the property diagonally from the southeast corner of the property to the northwest corner of the property and running adjacent to Building #2. Given an expected 15,000 sq. ft. final floor area for Building #2, it is expected that that an area for the required parking spaces, as determined through the POD process, will be paved at a proposed ratio of 1 space per 900 SF of building floor space based upon the requested modified code requirements related to the use of the building. Development Schedule The project is expected to develop as quickly as the possible, following completion of the entitlement and permitting processes. We anticipate that this will take 12 to 24 months. Community Facilities and Services Tonopah is an unincorporated village with a 2022 population estimate of less than 100 people. There are no schools or other municipal services/amenities other than a land office. Public Utilities and Service Providers Water: Private wells 4446 North 355th Avenue, Tonopah, Arizona 85354-7476 Sewer: (2) Septic Tanks 4446 North 355th Avenue, Tonopah, Arizona 85354-7476 Police and Fire: Tonopah Valley Fire District Arizona Fire and Medical Authority Station 341 36511 W. Salome Hwy, Tonopah, AZ 85354 8.6 miles away Maricopa County Sherriff’s Office 100 N Apache Rd., Buckeye, AZ 85326 20.9 miles away. DEVELOPMENT STANDARDS REGULATION BASE ZONING DISTRICT REGULATIONS (IND-2) PROPOSED ZONING REGULATIONS (IND-2 IUPD) Max. Height 40’ 40’ Min. Front Yard 25’ (abutting rural), 20’ (arterial); 15’ (collector); 10’ (local) 20’ (arterial); 15’ (collector); 10’ (local) Min. Side Yard 10’ (abutting rural or residential) 10’ (abutting rural or residential) Min. Rear Yard 25’ (abutting rural or residential) 25’ (abutting rural or residential) Min. Lot Area 6,000 sq. ft. 6,000 sq. ft. Min. Lot Width 60’ 60’ Max. Lot Coverage 60% 60% Parking Required 1 per 600 sq. ft. of floor area 1 per 900 sq. ft. of floor area* Screening 6’ solid masonry wall along perimeter of property 6’ solid masonry wall along perimeter of property Loading Spaces Required 1 per 10,000 sq. ft. 1 per 10,000 sq. ft. Landscaping 5’ landscaping strip required along road frontage 5’ landscaping strip required along road frontage Uses Permitted All Uses Permitted in Rural, Residential, Commercial, IND-1 and IND-2 Zoning Districts Manufacturing or assembly of electrical appliances, electronic instruments and devices, optical goods, precision instruments, radios and phonographs, including the manufacture of small parts only, such as coils, condensers, transformers and crystal holders. Accessory buildings and uses customarily incidental to the above uses. Renewable energy systems are not permitted as a primary use but may be permitted as an accessory use as set forth in Section 1206 of this Ordinance. Where renewable energy systems involve the generation or striate of electricity, only grid-connected or offgrid systems are permitted. Commercial storage of mobile homes, manufactured homes, travel trailers, recreation vehicles, boats and aircraft. Construction equipment, including sales, service, rental and storage. One single-family dwelling or caretaker residence. *The requested deviation for the 1:600 parking requirement is based on the limited number of employees and the amount of area that will be used more so for equipment storage rather than direct employee working areas. Robert Fedorka, P.E. Planning & Development 301 W. Jefferson St., Suite 170 Phoenix, Arizona 85003 Phone: (602) 506-7151 Fax: (602) 506-8762 www.maricopa.gov/planning Email address: Bob.Fedorka@Maricopa.gov Maricopa County Planning & Development Department Engineering Plan Review Date: July 5, 2022 Memo To: Darren Gerard, AICP, Planning Manager, Department of Planning & Development Attn: Adam Cannon, Planner, Planning & Development Services From: Robert Fedorka, P.E., Engineering Supervisor, Planning & Development Services cc: Michael Norris, P.E., Engineering Manager, Planning & Development Subject: Z2021137 – Zone Change to Light Industrial (IND-2) Without a Plan of Development (E2 Memo) Job Site Address: 4446 N. 355th Avenue, Tonopah APN(s): 506-39-129A This application is to specify zoning for future development; and does not include a Plan of Development. The zone change application does not include any new site development and thus a Plan of Development is not required at this time. The Narrative submitted with the application indicates future development in the event this zone change is approved at which time a Plan of Development will be required. PND engineering plan review (DPR, FCD and PND Transportation) has reviewed the 2nd submittal of the subject application routed for review on June 15, 2022, 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 drainage design, access and roadway alignments. These items will be addressed as development plans progress and are submitted to the County for further review and/or entitlement. 2. A Plan of Development shall be required for any future development should the zone change application be approved (i.e. building expansion). Any development must ensure that historic drainage patterns are maintained at the up and downstream limits of development; provide for storm water retention of new development area(s); and will require an engineered grading and drainage plan. 3. A traffic impact study must be submitted with any future entitlement application(s) (i.e. plan of development), unless otherwise waived by MCDOT. 4. Dedication of right-of-way for the arterial (65’) alignment fronting the site (355th Avenue) may be required as part of future entitlement application(s). 5. 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. Subdivision Infrastructure & Planning Program 1001 N. Central Avenue #150 Phoenix, Arizona 85004 Phone: (602) 506-1058 Fax: (602) 506-5813 TDD 602 506 6704 Maricopa County Environmental Services Department Water and Waste Management Division DATE: November 10, 2021 TO : Adam Cannon, Planning & Development Dept. Planner FROM: Souren Naradikian, P.E. Senior Civil Engineer SUBJECT: REZONE FROM RU-43 TO IN-2. Z2021137 The Maricopa County Environmental Services Department (MCESD) has reviewed revised documents received from the Maricopa County Planning and Development Department for the above referenced project. This project is a request to be rezoned from an existing Residential status to an Industrial status at APN # 506-39-129A. Water and sewer services will be provided by privet wells and existing septic system. MCESD has concerns. Sewer minor plan review for the septic system must be issued prior to any construction permits approval. Based on the above, MCESD raised no objections to the Planning & Development Department in Accela: on November 10, 2021 and will allow the project to proceed at this time subject to the following stipulations Stipulations: None. It should be noted that this document does not approve the referenced project. Comments are provided only as advisory to Maricopa County Planning and Development Department to assist staff to prepare a staff report. Other Maricopa County agencies may have additional requirements. Final review and approval will be made through Planning and Development Department procedures. Applicant may need to submit separate applications to the Maricopa County Environmental Services Department for approval of proposed facilities regulated by the Department. Review of any such application will be based on regulations in force at the time of application. From: Bernadette Martinez To: Adam Cannon (PND) Cc: Peggy Fehlman Subject: ENVIROTECH GROUP Z2021137 4446 N 355TH AVE TONOPAH Date: Tuesday, June 21, 2022 1:42:22 PM Thank you for the notification of the above-referenced proposed development. ADOT is neutral on this matter. As such, ADOT has no comment. ADOT traffic engineering may offer additional comments, it is recommended that the developer ascertain if a traffic study or permit will be necessary. We appreciate receiving the notice, and the opportunity to review and comment. I am happy to assist with any other questions or concerns. Bernadette Martinez Right of Way Coordinator Assistant Central District 2140 W. Hilton Ave, MD 700 Phoenix, AZ 85009 602.712.2086 On Wed, Jun 15, 2022 at 9:32 AM Adam Cannon (PND) <Adam.Cannon@maricopa.gov> wrote: Good morning all: This e-mail serves as notification of a 2nd Submittal we have received from Envirotech Group for a Zone Change with Overlay from Rural-43 to IND-2 IUPD. Applicable documents for review are available on the Online Permit Manager at: https://accela.maricopa.gov/CitizenAccessMCOSS/Default.aspx. You can search for the case by using the Zone Change case number Z2021137. Please let me know if you have any questions or concerns. Best regards, Adam Cannon Planner Maricopa County Planning & Development Department 301 W. Jefferson St., Suite 170, Phoenix, AZ 85003 Desk: 602-372-0292 adam.cannon@maricopa.gov P&D is now 100% digital for construction permit applications. Find information on our new permit process here. From: Ken Galica To: Adam Cannon (PND) Cc: Adam Copeland; Hobart Wingard Subject: RE: Z2021137 - Zone Change with Overlay - Envirotech Group - 2nd Sub Date: Wednesday, June 15, 2022 9:37:37 AM Attachments: image001.png Hi Adam – No comments from Buckeye on this second review. Project is outside of our planning area and we had no comment at first submittal back in November. Thanks! KEN GALICA | PRINCIpAL PLANNER |DEVELOPMENT SERVICEs | PLANNING DIVIsION CITY OF BUCKEYE | 530 EAsT MONROE AVENUE, BUCKEYE, AZ 85326 P: 623.349.6214| KGALICA@BUCKEYEAZ.GOV CITY HALL HOURs: MON-THURs 7AM-6PM CLOsEd ON FRIdAYs From: Adam Cannon (PND) <Adam.Cannon@maricopa.gov> Sent: Wednesday, June 15, 2022 9:32 AM To: dhenning@westvalleyview.com; tvcc.events@gmail.com; Robert Rowley (EMG) <ROBERT.ROWLEY@Maricopa.Gov>; Todd.Williams@aps.com; dmheisler1@aol.com; ronsatt@ev1.net; swilken@azmag.gov; vwolfley@azmag.gov; redletter@azdot.gov; Bruce Monson (EMG) <Bruce.Monson@Maricopa.Gov>; admin@bvfd.az.gov; Jon.Lacy@bvfd.az.gov; hstumprr@gmail.com; Charlotte.Shields@aps.com; Ron Gross <rongrossltd@cox.net>; paul.tighe@smusd90.org; travis.icard@aps.com; Richard Peel (EMG) <Richard.Peel@Maricopa.Gov>; Madison Wisler (EMG) <Madison.Wisler@Maricopa.Gov>; Mark.burdick@bvfd.az.gov; gramirez@azdot.gov; Kurt Cotner <kcotner@azmag.gov>; Ken Galica <kgalica@buckeyeaz.gov>; Karl Gosch (MCSO) <K_Gosch@MCSO.maricopa.gov>; pe@azland.gov; bfenske@azdot.gov; jgarcia@azdot.gov; twilliford@azgfd.gov Cc: Adam Cannon (PND) <Adam.Cannon@maricopa.gov> Subject: Z2021137 - Zone Change with Overlay - Envirotech Group - 2nd Sub [NOTICE: This message originated outside of the City of Buckeye -- DO NOT CLICK on links or open attachments unless you are sure the content is safe.] Good morning all: This e-mail serves as notification of a 2nd Submittal we have received from Envirotech Group for a Zone Change with Overlay from Rural-43 to IND-2 IUPD. Applicable documents for review are available on the Online Permit Manager at: https://accela.maricopa.gov/CitizenAccessMCOSS/Default.aspx. You can search for the case by using the Zone Change case number Z2021137. Please let me know if you have any questions or concerns. Best regards, Adam Cannon Planner Maricopa County Planning & Development Department 301 W. Jefferson St., Suite 170, Phoenix, AZ 85003 Desk: 602-372-0292 adam.cannon@maricopa.gov P&D is now 100% digital for construction permit applications. Find information on our new permit process here. This message contains confidential information and is intended only for the individual(s) addressed in the message. If you are not the named addressee, you should not disseminate, distribute, or copy this e-mail. If you are not the intended recipient, you are notified that disclosing, distributing, or copying this e-mail is strictly prohibited. ARIZONA FIRE & MEDICAL AUTHORITY Protecting life and property and enhancing the well-being of all those that we serve. 18818 N. Spanish Garden Drive, Sun City West, AZ 85375 ⦁ P (623) 544-5400 ⦁ F (623) 544-5455 ⦁ www.afma.az.gov The Arizona Fire & Medical Authority proudly serves the communities of Coldwater Ranch, Corte Bella, Cross River, Dos Rios, Pinnacle Peak County Island, Rancho Cabrillo, Rancho Silverado, Rio Sierra, Sun City West, Sundero, Sun Lakes, Tonopah, and Wittmann August 25, 2022 Steven Elsner 4446 N 355th Ave Tonopah, AZ 85354 Re: 4446 N 355th Ave Tonopah, AZ 85354 Assessor Parcel #: 506-39-129A Mr. Elsner, Please be advised that the Arizona Fire & Medical Authority has begun the annexation process for the above-referenced property and following the completion of the required documentation, will respond to any emergency at that location. The Authority has full-time career staffing and an Insurance Services Office (ISO) Protection Class 4 Rating in the Arlington/Tonopah area. Additionally, the Authority participates in the Phoenix Metro area automatic aid system. Participation in this system means that a community member need only dial 9-1-1 and the closest available unit will respond regardless of jurisdictional boundaries. Please be advised that any changes to the property requiring a permit or change of use shall be submitted to the Arizona Fire & Medical Authority Fire Marshal’s Office for review. The Arizona Fire & Medical Authority operates under the adopted 2018 International Fire Code, with local amendments. Please feel free to contact our office with any questions or concerns. Respectfully, Kane Nixon Deputy Chief cc: Jason Sanks, Iplan Consulting (email)