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October 19, 2022
Z2022082
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:
Z2022082 – Power & Riggs Commercial
Supervisor District:
1
Applicant & Owner:
Withey-Morris, PLC / Hoffman Irrevocable Trust
Request:
Zone Change with Overlay from Rural-43 RUPD, R-4 & C-3 to
C-3 CUPD
Site Location:
Generally located at the SWC of Power Rd. & Riggs Rd. in the
Queen Creek area
Site Size:
Approx. 10 acres
County Island Status:
Yes, Town of Queen Creek
Additional
Comments:
The applicant seeks C-3 CUPD zoning to accommodate a
RV/boat and self-storage facility. The applicant separately
submitted a Plan of Development for administrative approval.
While the proposal is not consistent to the Queen Creek Area
Plan’s designation of Suburban Residential and the Town of
Queen Creek General Plan designation of Rural, a portion of
the site is already zoned C-3, and it has appropriate utilities.
Commercial zoning is appropriate for a site directly situated
at a major arterial corner. While the development is not
anticipated to be annexed by the Town of Queen Creek, the
applicant secured sewer and fire will-serve letters from the
Town. Otherwise, the Town did not comment on the proposal
and thus is not opposed to the rezoning. The applicant also
secured a will-serve letter for water from CCHID. Chandler
Unified School District did not comment on the proposal. Staff
received one (1) letter of opposition to the request
concerning potential for loss of view and changing the rural
environment to a more urban environment.
Commission
Recommendation:
On 9/22/22, the Commission voted 7-0 to recommend
approval of Z2022082 subject to conditions ‘a’ – ‘i’:
a.
Development of the site shall be in substantial conformance with the Zoning Exhibit
entitled “Exhibit A“, consisting of 6 pages, dated September 9, 2022, and stamped
received September 9, 2022, except as modified by the following conditions.
October 19, 2022
Z2022082
Page 2 of 3
b.
Development of the site shall be in substantial conformance with the Narrative
Report entitled “Riggs and Power Commercial Center”, consisting of 8 pages,
dated September 9, 2022, and stamped received September 9, 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 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.
d.
The following Planning Engineering conditions shall apply:
1.
Without the submittal of a precise plan of development, no development
approval is implied 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.
Any development must ensure that historic drainage patterns are
maintained at the up and downstream limits of development.
3.
The property owner/developer shall address MCDOT comments in the letter
dated May 11, 2022 with future entitlement submittals (POD).
4.
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 C-3 CUPD Zoning District standards shall apply:
1. Min. Front Yard – 10’
2. Parking – Except for required ADA spaces, parking waived for mini-storage &
RV/boat storage use except for the office where a minimum of 4 spaces shall
be required. 1 space per 250 sq. ft. of floor area shall be required for all other
uses.
3. Screening/Buffering – 6’ solid masonry wall adjacent to or abutting any rural or
residential zone boundary except where existing walls are present
4. C-3 Uses Prohibited – Adult-oriented businesses, dance halls and nightclubs,
bus depots, medical marijuana establishments, marijuana establishments,
bars, halfway houses, boarding houses, liquor stores and residential uses shall
be prohibited.
f.
No further division of land shall occur unless access is provided to a new lot from
either Riggs Rd., Power Rd. or via the establishment of a cross-access easement
October 19, 2022
Z2022082
Page 3 of 3
between parcels. Establishment of a cross access easement may require the
owner or developer secure a Zone Change: Modification of Conditions in the
event setbacks are modified.
g.
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.
h.
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.
i.
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 (44 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.
Z2022082
Page 1 of 8
Report to the Planning and Zoning Commission
Prepared by the Maricopa County Planning and Development Department
Case:
Z2022082 – Power & Riggs Commercial
Hearing Date:
September 22, 2022
Supervisor District:
1
Applicant:
George Pasquel III – Withey-Morris, PLC
Owner:
Hoffman Irrevocable Trust
Request:
Zone Change from Rural-43 RUPD, R-4 and C-3 to C-3 CUPD
Site Location:
Generally located at the SWC of Power Rd. & Riggs Rd. in the Queen
Creek area
Site Size:
Approx. 10 acres
Density:
N/A
County Island:
Yes, Town of Queen Creek
County Plan:
Queen Creek Area Plan – Suburban Residential (0-2 d.u./acre)
Municipal Plan:
Queen Creek General Plan – Rural (0-1 d.u./acre)
Municipal Comments:
None received to date
Support/Opposition:
One (1) opposed
Recommendation:
Approve with conditions
Z2022082
Page 2 of 8
Project Summary:
1.
Withey-Morris, PLC is requesting a zone change with overlay from Rural-43 RUPD, R-4 and
C-3 to C-3 CUPD. The subject property is located in the Queen Creek area at the
southwest corner of Riggs Rd. and Power Rd. and is designated as Suburban Residential
(0-2 d.u./ac.) in the Queen Creek Area Plan and Rural (0-1 d.u./acre) in the Town of
Queen Creek General Plan. The area of the site is approx. 10 acres and primary access
to this site comes from both Power Rd. and Riggs Rd.
Exhibit 1 – Aerial Map
2.
There is no plan of development (POD) incorporated with this zone change request. The
POD is being administratively processed separately under case Z2022148. Staff will note
that the site is within 260’ of Casteel High School. The applicant has proposed the CUPD
to prohibit several uses on site that may be considered neighborhood unfriendly including
adult-oriented businesses, dance halls, nightclubs, bus depots, medical marijuana and
marijuana establishments, bars, halfway houses, boarding houses and liquor stores. The
applicant is also prohibiting residential uses. The commercial development being
considered is a mini-storage and RV/Boat storage facility. There is also retail planned for
the site that will develop under a separate phase from the RV/Boat and mini-storage
facility. The applicant has obtained will serve letters for water and sewer service from the
Chandler Citrus Heights Irrigation District and the Town of Queen Creek.
3.
The development standards and use regulations for the base C-3 zoning district and the
proposed CUPD are contrasted below:
Z2022082
Page 3 of 8
REGULATION
BASE ZONING DISTRICT
REGULATIONS (C-3)
PROPOSED ZONING
REGULATIONS (C-3 CUPD)
Height
40’
40’
Min. Front Yard
25’ for corner lot
10’
Min. Side Yard
10’
10’
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
1 per 250 sq. ft. of floor area
Except for required ADA spaces,
parking waived for mini-storage &
RV/boat storage use except for
the office where a minimum of 4
spaces shall be required, 1 per 250
sq. ft. of floor area for all other uses
Screening/Buffering
6’ solid masonry wall adjacent
to or abutting any rural or
residential zone boundary
6’ solid masonry wall adjacent to
or abutting any rural or residential
zone boundary except where
existing walls are present
Landscaping
5’ landscaping strip required
along road frontages
5’ landscaping strip required along
road frontages
Sight Visibility Triangles
Required. Driveways and
Parking are not permitted
within SVTs
Required. Driveways and Parking
are not permitted within SVTs
Sign Regulations
Chapter 14, Section 1401 &
1403 of MCZO
Chapter 14, Section 1401 & 1403
of MCZO
Permitted Uses
All uses permitted by right in a
C-3 zoning district
All uses permitted in a C-3 zoning
district except that adult-oriented
businesses, dance halls and
nightclubs, bus depots, medical
marijuana establishments,
marijuana establishments, bars,
halfway houses, boarding houses,
liquor stores and residential uses
are prohibited
4.
The applicant is requesting to vary the development standards for the minimum front
yard, minimum parking and screening/buffering. For the minimum front yard, the
applicant is requesting to vary the front setback to 10’ in order to accommodate
additional dedication required and a future land division that will alter the location of the
required front yard. For parking, the applicant is requesting to waive minimum parking
requirements for the mini-storage and RV/Boat use to 4 spaces for the office. This would
not include required ADA spaces or required ADA storage spaces. All other uses would
require one parking space per 250 sq. ft. of floor area. For site screening, the applicant
would like to utilize an existing 6’ wall along the property boundary in addition to the wall
planned to be included for areas of the site that are unscreened. Lastly, the applicant is
requesting to prohibit several commercial uses considered incompatible for the area.
Z2022082
Page 4 of 8
Exhibit 2 – Rural-43, R-4 and C-3 Zoning District and Surrounding Districts
Existing On-Site and Adjacent Zoning / Land Use:
5.
On-site:
Rural-43 RUPD, R-4 & C-3 / Agricultural
North:
Rural-43 & C-3 / Single-Family Residential
South:
Rural-43 RUPD, R-4 & C-3 / Single-Family Residential & Commercial
East:
C-3 CUPD & C-3 / Commercial
West:
Rural-43 RUPD / Single-Family Residential
Utilities and Services:
6.
Water:
Chandler Citrus Heights Irrigation District
Wastewater:
Town of Queen Creek
Fire:
Queen Creek Fire & Medical Department
Police:
MCSO
Right-of-Way:
7.
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
Proposed R/W
Existing Classification
Future Classification
Power Rd.
70’
70’
Principal Arterial
Principal Arterial
Riggs Rd.
75’ (Varies)
85’
Principal Arterial
Principal Arterial
Z2022082
Page 5 of 8
Adopted Plans:
8.
Queen Creek Area Plan: (Adopted: 1992): The Queen Creek Area Plan identifies this site
as Suburban Residential (1-2 d.u./acre). The Suburban Residential land use category
denotes areas denotes areas where single family residential development is desirable
and urban services (sewer, water, law enforcement, fire protection, schools, parks, etc.)
are available or will be provided. Suitability is determined on the basis of location, access,
existing land use patterns and natural or man-made constraints. Within any particular
development, densities greater than 2.0 du/acre may be permitted, but only if areas of
lower densities offset the increase such that an average of less than 2.0 du/acre is
maintained. In addition to residential uses, limited convenience commercial uses may
also be permitted, provided there is direct access to arterial streets. A community sewer
and water system will be required for developments above 1.0 du/acre and may be
required for those below 1.0 du/acre.
9.
Town of Queen Creek General Plan (Adopted: 2018): The subject property is designated
as a Rural land use in the Queen Creek General Plan. The Rural designation denotes
areas occupied by predominantly large lot single-family residential up to 1 dwelling unit
per acre. Land use types include very low density residential (0-1 d.u./acre), agriculture-
related commercial, agriculture, home-based businesses and open space.
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.
11.
Staff received one (1) letter in opposition to the request with concerns about a
diminishment of the rural environment and view from the individual’s home.
12.
The Town of Queen Creek did not comment on the proposal, however the Town did
provide will-serve letters for sewer and fire. Annexation is not available to the site as
Queen Creek jurisdiction is not yet contiguous to the site and the water provider is
currently the Chandler Citrus Heights Irrigation District (CCHID). Chandler Unified School
District did not comment on the proposal.
Outstanding Concerns from Reviewing Agencies:
13.
N/A
Staff Analysis:
14.
Staff supports this zone change request as the site unifies zoning where split zoning is
present into one C-3 CUPD zoning district. This assists the County, the applicant and
Queen Creek in a couple of ways. A large portion of the site is already zoned C-3 and
this means that any C-3 permitted use including family-unfriendly uses may develop on
that portion of the site with no input from the Town or the nearby school. Additionally, a
Z2022082
Page 6 of 8
split zoning scheme creates de facto zoning boundaries with different standards that
make the site more difficult for development.
15.
While the proposed zoning is not consistent with the Queen Creek Area Plan and Town
of Queen Creek General Plan land use designations of Suburban Residential and Rural,
it is important to recognize that this site already retains C-3 zoning on a portion of the site,
abuts two principal arterials and will be located across the street from expected future
commercial uses such as a gas station, drugstore and coffee shop. As the applicant has
secured urban services (water, sewer and fire) for the site from either the Town and
CCHID, the uses permitted will be appropriately served with utilities.
16.
The request to vary parking standards is appropriate as a storage facility does not need
a great deal of parking to serve the site as the customers of the site will be intermittent
and not remain on the site for lengthy time periods except when storing or removing items
from the storage facility. All other retail uses would have the minimum parking required
per the zoning ordinance. The request to vary screening is appropriate as an existing wall
already is present on the western boundary of the site. Lastly, the request to limit potential
site uses to neighborhood-appropriate uses occurred in consultation with Staff. Staff
believes that the applicant has acted in good faith to notify nearby owners of the
proposed change and to provide ample opportunity to make comments.
Recommendation:
17.
For the reasons outlined in this report, staff recommends the Commission motion for
Approval, subject to conditions ‘a’ – ‘i’:
a.
Development of the site shall be in substantial conformance with the Zoning Exhibit
entitled “Exhibit A“, consisting of 6 pages, dated September 9, 2022, and stamped
received September 9, 2022, except as modified by the following conditions.
b.
Development of the site shall be in substantial conformance with the Narrative
Report entitled “Riggs and Power Commercial Center”, consisting of 8 pages,
dated September 9, 2022, and stamped received September 9, 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 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.
d.
The following Planning Engineering conditions shall apply:
1.
Without the submittal of a precise plan of development, no development
approval is implied by this review, including, but not limited to drainage
design, access and roadway alignments. These items will be addressed as
Z2022082
Page 7 of 8
development plans progress and are submitted to the County for further
review and/or entitlement.
2.
Any development must ensure that historic drainage patterns are
maintained at the up and downstream limits of development.
3.
The property owner/developer shall address MCDOT comments in the letter
dated May 11, 2022 with future entitlement submittals (POD).
4.
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 C-3 CUPD Zoning District standards shall apply:
1. Min. Front Yard – 10’
2. Parking – Except for required ADA spaces, parking waived for mini-storage &
RV/boat storage use except for the office where a minimum of 4 spaces shall
be required. 1 space per 250 sq. ft. of floor area shall be required for all other
uses.
3. Screening/Buffering – 6’ solid masonry wall adjacent to or abutting any rural or
residential zone boundary except where existing walls are present
4. C-3 Uses Prohibited – Adult-oriented businesses, dance halls and nightclubs,
bus depots, medical marijuana establishments, marijuana establishments,
bars, halfway houses, boarding houses, liquor stores and residential uses shall
be prohibited.
f.
No further division of land shall occur unless access is provided to a new lot from
either Riggs Rd., Power Rd. or via the establishment of a cross-access easement
between parcels. Establishment of a cross access easement may require the
owner or developer secure a Zone Change: Modification of Conditions in the
event setbacks are modified.
g.
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.
h.
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.
i.
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
Z2022082
Page 8 of 8
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:
Matthew Holm, AICP, Planning Supervisor
Attachments:
Case Map (1 page)
Legal Description (6 pages)
Narrative Report (8 pages)
Engineering Comments (3 pages)
MCESD Comments (1 page)
CCHID Water Will-Serve Letter (4 pages)
Town of Queen Creek Fire Will-Serve Letter (1 page)
Town of Queen Creek Sewer Will-Serve Letter (9 pages)
Opposition Correspondence (3 pages)
Project No.: 21180 Location: City of Queen Creek File: APN:304-88-083H Bndry Description
Hubbard Engineering (Mesa, AZ)
Page 1 of 1
aburcham@hubbardengineering.com
EXHIBIT “A”
APN: 304-88-083H BOUNDARY DESCRIPTION
ARIZONA PARCEL NUMBER (APN) 304-88-083H, AS SHOWN IN WARRANTY DEED 2016-0183135,
MARICOPA COUNTY RECORDS, (M.C.R.), LOCATED IN THE NORTHEAST QUARTER OF SECTION 36,
TOWNSHIP 2 SOUTH, RANGE 6 EAST OF THE GILA AND SALT RIVER MERIDIAN, MARICOPA
COUNTY, ARIZONA, MORE PARTICULARLY DESCRIBED AS FOLLOWS:
COMMENCING AT THE NORTHEAST CORNER OF SAID SECTION 36, BEING MARKED BY A BRASS
CAP IN HANDHOLE, FROM WHICH THE EAST QUARTER CORNER OF SAID SECTION 36, BEING
MARKED BY A BRASS CAP IN HANDHOLE, BEARS SOUTH 00 DEGREES 08 MINUTES 49 SECONDS
WEST, 2712.22 FEET;
THENCE SOUTH 88 DEGREES 58 MINUTES 43 SECONDS WEST, ALONG THE NORTH LINE OF SAID
NORTHEAST QUARTER, 664.86 FEET;
THENCE DEPARTING SAID NORTH LINE, SOUTH 01 DEGREES 01 MINUTES 17 SECONDS EAST,
75.00 FEET TO A LINE 75.00 FEET SOUTH OF AND PARALLEL TO SAID NORTH LINE AND THE
POINT OF BEGINNING;
THENCE NORTH 88 DEGREES 58 MINUTES 43 SECONDS EAST, ALONG SAID PARALLEL LINE,
284.11 FEET;
THENCE DEPARTING SAID PARALLEL LINE, SOUTH 00 DEGREES 08 MINUTES 51 SECONDS WEST,
650.60 FEET;
THENCE SOUTH 89 DEGREES 30 MINUTES 13 SECONDS WEST, 283.71 FEET;
THENCE NORTH 00 DEGREES 06 MINUTES 57 SECONDS EAST, 647.99 FEET TO SAID POINT OF
BEGINNING.
SAID PARCEL CONTAINS 184,318 SQUARE FEET, OR 4.2314 ACRES MORE OR LESS.
0
9
/
0
9
/
2
2
w w w . h u b b a r d e n g i n e e r i n g . c o m
1201 S. Alma School Rd.
Suite 12000
Mesa, AZ 85210
Ph: 480.892.3313
Sht: 1 of 2
LOT 2
APN:
304-88-083H
APN:
304-88-083J
0
9
/
0
9
/
2
2
w w w . h u b b a r d e n g i n e e r i n g . c o m
1201 S. Alma School Rd.
Suite 12000
Mesa, AZ 85210
Ph: 480.892.3313
Sht: 2 of 2
0
9
/
0
9
/
2
2
Project No.: 21180 Location: City of Queen Creek File: APN: 304-88-083J Bndry Description
Hubbard Engineering (Mesa, AZ)
Page 1 of 1
aburcham@hubbardengineering.com
EXHIBIT “A”
APN 304-88-083J BOUNDARY DESCRIPTION
ARIZONA PARCEL NUMBER 304-88-083J, AS SHOWN IN WARRANTY DEED 2021-0077748,
MARICOPA COUNTY RECORDS, (M.C.R.), LOCATED IN THE NORTHEAST QUARTER OF SECTION 36,
TOWNSHIP 2 SOUTH, RANGE 6 EAST OF THE GILA AND SALT RIVER MERIDIAN, MARICOPA
COUNTY, ARIZONA, MORE PARTICULARLY DESCRIBED AS FOLLOWS:
COMMENCING AT THE NORTHEAST CORNER OF SAID SECTION 36, BEING MARKED BY A BRASS
CAP IN HANDHOLE, FROM WHICH THE EAST QUARTER CORNER OF SAID SECTION 36, BEING
MARKED BY A BRASS CAP IN HANDHOLE, BEARS SOUTH 00 DEGREES 08 MINUTES 49 SECONDS
WEST, 2712.22 FEET;
THENCE SOUTH 00 DEGREES 08 MINUTES 49 SECONDS WEST, ALONG THE EAST LINE OF SAID
NORTHEAST QUARTER, 111.08 FEET;
THENCE DEPARTING SAID EAST LINE, NORTH 89 DEGREES 51 MINUTES 11 SECONDS WEST, 70.00
FEET TO A LINE 70.00 FEET WEST OF AND PARALLEL TO SAID EAST LINE AND THE POINT OF
BEGINNING;
THENCE SOUTH 00 DEGREES 08 MINUTES 49 SECONDS WEST, ALONG SAID PARALLEL LINE,
459.46 FEET;
THENCE DEPARTING SAID PARALLEL LINE, SOUTH 89 DEGREES 32 MINUTES 29 SECONDS WEST,
196.51 FEET;
THENCE SOUTH 00 DEGREES 08 MINUTES 49 SECONDS WEST, 159.46 FEET;
THENCE SOUTH 89 DEGREES 30 MINUTES 13 SECONDS WEST, 112.66 FEET;
THENCE NORTH 00 DEGREES 08 MINUTES 51 SECONDS EAST, 640.60 FEET TO A LINE 85.00 FEET
SOUTH OF AND PARALLEL TO THE NORTH LINE OF SAID NORTHEAST QUARTER;
THENCE NORTH 88 DEGREES 58 MINUTES 43 SECONDS EAST, ALONG SAID PARALLEL LINE,
284.18 FEET;
THENCE DEPARTING SAID PARALLEL LINE, SOUTH 45 DEGREES 54 MINUTES 25 SECONDS EAST,
34.76 FEET TO SAID POINT OF BEGINNING.
SAID PARCEL CONTAINS 166,848 SQUARE FEET, OR 3.8303 ACRES MORE OR LESS.
0
9
/
0
9
/
2
2
w w w . h u b b a r d e n g i n e e r i n g . c o m
1201 S. Alma School Rd.
Suite 12000
Mesa, AZ 85210
Ph: 480.892.3313
Sht: 1 of 2
APN:
304-88-083H
APN:
304-88-083J
0
9
/
0
9
/
2
2
w w w . h u b b a r d e n g i n e e r i n g . c o m
1201 S. Alma School Rd.
Suite 12000
Mesa, AZ 85210
Ph: 480.892.3313
Sht: 2 of 2
0
9
/
0
9
/
2
2
Revised: September 9, 2022
RIGGS & POWER COMMERCIAL CENTER
Retail & Self-Storage Development
SWC of Riggs and Power Roads, Maricopa County, Arizona
Case No. Z2022082
Zone Change with Overlay from RU-3 RUPD, R-4 and C-3 to C-3 CUPD
RIGGS & POWER COMMERCIAL CENTER
Retail & Self-Storage Development
Developer
Wentworth Property Company
802 N. 3rd Avenue
Phoenix, AZ 85003
Contact: David Brown
602.875.5504
DBrown@WentProp.com
Architect
Robert Brown Architects
88 S. San Marcos Place
Chandler, AZ 85225
Contact: Kelly Ferguson
480.377.2222
Kelly@RBrownArch.com
Legal Representative
Withey Morris, PLC
2525 E. Arizona Biltmore Circle, A-212
Phoenix, AZ 85016
Contact: Adam Baugh / George Pasquel III
602.230.0600
George@WitheyMorris.com
Power & Riggs
Page | 2
B. Purpose of Request
This application is being filed on behalf of Wentworth Property Company in order to rezone the roughly 10.24-
acre site at the southwest corner of Riggs Road and Power Road in unincorporated Maricopa County,
Arizona, to enable a commercial development which includes a retail corner and Class-A self-storage facility
and associated site improvements. The site consists of two (2) parcels # 304-88-083H and -083J (the
“Property”). Although some of the Property’s existing zoning is rather intense (including C-3 and R-4), the
Property is currently unimproved except for a tree grove and an existing billboard located near the
intersection. The Property is also located within the Queen Creek planning area which had a 2008
designation of Neighborhood Commercial and a 2018 designation of Rural.
The Property has three (3) different and unrelated zoning designations including General Commercial (C-3),
Multifamily Residential (R-4) and Rural-43, Residential Unit Plan of Development (RU-43, RUPD). These
districts, in particular the C-3 district, could allow for the development of extremely incompatible uses on this
site, given the location abuts residential and is across the street from a School. Such incompatible uses
could include, but are not limited to: Bars, bus depots, automobile repair shops with outdoor vehicle storage,
automobile sales, dance halls and nightclubs, lumber yards, hospitals, pool halls, truck stops with accessory
facilities including truck wash and repairs, upholstery shops, and medical marijuana uses, Additionally, the
existing R-5 zoning could permit a multifamily development – with the R-5 zoning district allowing high-density
development of up to forty-three (43)-units per acre. Both the R-5 and C-3 district permit building heights of
up to forty (40) feet.
The development proposed by this application provides a much better alternative solution for this unique site.
The site would be developed with a commercial use at the hard corner while the remainder of the site would
be developed with a low-impact, self-storage facility that acts as a buffer to the existing, adjacent uses. The
request would consolidate the three (3) existing zoning designations into one (1) zoning district of General
Commercial (C-3) and would also place a Commercial Plan of Development (CUPD) upon the property to
limit permitted uses and building height. (See permitted uses section of CUPD Comparison Chart in Section
J below)
C. Description of the Proposal
The application will consolidate the zoning of the site and allow for the unified development of a multi-building,
Class-A self-storage facility with a hard corner, retail / commercial component. The existing billboard near
the intersection is to remain.
The corner retail / commercial pad will be developed at a later date when end user(s) have been identified.
This application also includes a list of prohibited uses to ensure the site is developed appropriately. The
storage facility pad will be developed with five (5) buildings arranged around a centrally located RV / Trailer
storage. All of the periphery buildings are limited to a single story (16 feet). One (1) building, positioned near
Power Road, will be limited to two-stories (40 feet max). Minimum twenty-five (25) foot building setbacks are
provided around the periphery as well.
Power & Riggs
Page | 3
Exterior building materials will consist primarily of integral color masonry block with some steel and metal
panel accenting. The masonry materials will be of a mostly neutral color palate while the steel and metal
accenting will show a bolder contrasting appearance. Generally, the buildings will reflect a rural character
consistent with the surrounding developments.
Standard hours of operation are anticipated for the storage facility, likely 9am to 6pm, with existing client
access permitted from 6am to 9pm. Hours would likely be reduced on weekends depending upon client
needs.
D. Relationship to Surrounding Properties
The Property is located at the southwest corner of Riggs and Power Roads. The three other corners have
commercial zoning. South of the site along Power Road are more commercial uses including auto repair, a
tire shop and motorhome and U-Haul rentals. Residential uses are to the west of the site and the proposed
development of a self-storage facility provides an ideal buffer from the nearby roads and more intense
commercial uses.
North
Riggs Road.
C-3 and RU-43 zoning. Furniture store with outdoor display and
Storage. Single family residential
East
Power Road.
C-2 Zoning. Future Commercial with Circle K and Coffee Drive Thru
and Pharmacy. Automotive sales. Billboard
West
RU-43 Zoning. Single family residential.
South
C-3 and RU-43 Zoning. Automotive and vehicle rentals. Single
family residential.
The proposed project is consistent with the character of the area and appropriate for an arterial-to-arterial
intersection. The proposal provides a much better alternative solution for the site than could potentially occur
under the existing zoning districts and the CUPD provides for assurances of a compatible development. The
retail corner and self-storage facility will provide convenience and services for the area. The layout of the
development provides a low intensity use with predictable hours of operation which will buffer the adjacent
residential uses from more intense uses occurring in the area.
E. Location and Accessibility
Access to the storage site is provided from Riggs Road with secondary egress to Power Road. Cross access
will be provided from the storage site to the future retail site. Such a connection will occur outside of the
securing gates. No through vehicular access is provided to the adjacent residential, assuring no cut-through
traffic. Hunt highway is roughly 1-mile to the south.
Power & Riggs
Page | 4
F. Circulation System
New driveway access is proposed at both Riggs Road to the north and Power Road to the east. The Applicant
will work with MCDOT on details and required improvements. The facility rental office is planned at the north
side immediately upon accessing the site. A pedestrian sidewalk is proposed from the rental office north to
Riggs Road frontage, however there is no public sidewalk to connect. Customer parking and a loading truck
staging area are provided near the rental office prior to accessing the interior of the site, which is controlled
with motorized, keypad controlled, access gates. Access to all buildings/storage units and RV parking spaces
at the interior of the site is provided with minimum 30’ wide drive aisles.
G. Development Schedule
The development is anticipated to be phased with construction of the self-storage facility commencing late
2022 and operations beginning in mid-2023. The retail corner would be constructed as market conditions
warrant, most likely in 2023.
H. Community Facilities and Services
Although the property is currently located within unincorporated Maricopa County, the Property falls within
the Town of Queen Creek planning area. The development is also within the Chandler Unified School District.
Casteel High School is located on the opposite corner of the intersection. Several parks are nearby, including
Mansel Crater Oasis Park to the northeast and the San Tan Mountain Regional Park to the south. The Queen
Creek Market retail plaza is located less than a mile north at Power Road and Chandler Heights Road.
Annexation into Queen Creek is not being sought for this property. Water will be provided by the Chandler
Heights Citrus Irrigation District. Wastewater will be handled by the Town of Queen Creek. Correspondence
with those entities regarding this property are provided. Fire and Police Protection is anticipated to be
provided by the Town of Queen Creek Fire & Medical Department and Police Department respectively.
I. Public Utilities and Services
PUBLIC UTILITIES
SERVICE PROVIDERS
Fire Protection
Town of Queen Creek Fire & Medical Department
Police Protection
Town of Queen Creek Police Department
School District
Chandler Unified School District
Water
Chandler Heights Citrus Irrigation District
Wastewater
Town of Queen Creek Utility Department
Refuse
Town of Queen Creek Utility Department
Electric
SRP
Gas
Southwest Gas
Cable/Internet/Phone
Cox Communications
Post Office
Queen Creek Post Office
Power & Riggs
Page | 5
J. CUPD Comparison Chart
The CUPD is being requested to limit potential uses, ensure appropriate development standards and provide
for a parking reduction for the storage aspect of the project. The project fully adheres to, and in some cases
actually exceeds the majority of the requirements of the C-3 district. The proposed standards are shown in
the chart as noted below and additional information regarding the parking request follows:
REGULATION
BASE ZONING DISTRICT
REGULATIONS (C-3)
PROPOSED ZONING
REGULATIONS (C-3 CUPD)
Height
40’
40’.
Min. Front Yard*
25’ for corner lot
10’
Min. Side Yard
10’
10’
Min. Street-side Yard
10’
10’
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**
1 per 250 sq. ft. of floor area
Except for required ADA spaces,
parking waived for mini-storage &
RV/boat storage use except for the
office where a minimum of 4 spaces
shall be required, 1 per 250 sq. ft. of
floor area for all other uses
Screening/Buffering
6’ solid masonry wall adjacent to
or abutting any rural or residential
zone boundary
6’ solid masonry wall adjacent to or
abutting any rural or residential
zone boundary except where
existing walls are present
Landscaping
5’ landscaping strip required along
road frontages
5’ landscaping strip required along
road frontages
Power & Riggs
Page | 6
Sight Visibility Triangles
Required. Driveways and Parking
are not permitted within SVTs
Required. Driveways and Parking are
not permitted within SVTs
Sign Regulations
Chapter 14, Section 1401 & 1403
of MCZO
Chapter 14, Section 1401 & 1403 of
MCZO
Permitted Uses***
All uses permitted by right in a C-3
zoning district
Adult-oriented businesses, dance
halls and nightclubs, bus depots,
medical marijuana establishments,
marijuana establishments, bars,
halfway houses, boarding houses,
liquor stores and residential
uses prohibited.
* The front yard setback (Riggs Road) is reduced to 10 feet. This enables the buildings to be pushed north
towards Riggs, away from existing uses to the south and west. It should also be noted, the Property is making
a dedication of land to the City for additional right-of-way along Riggs, further justifying the request.
** The current parking code would require a 1/250 square foot parking ratio for self-storage which equates to
an incredibly excessive +/-173 parking spaces. Clearly, this would be an inefficient use of property and create
vast area of surface asphalt parking spaces that would continually go unused. The Applicant is requesting a
more reasonable 1/900 square foot ratio for mini-storage and RV/Boat storage uses and 1 per 250 square
feet ratio for any other use. This would equate to 22 parking spaces – more than enough to effectively service
the use.
*** The Permitted Uses are being limited by the CUPD to remove potentially incompatible uses (such as adult
uses and liquor stores) from the Property given the adjacency of residential.
K. Conformance with City / Town General Plan
The current Town of Queen Creek General Plan designates the Property as “Rural.” The proposed
development is not in conformance with a Rural designation as this designation is unsuited for the realities
of the Property. In particular, the arterial intersection location and the existing and forthcoming adjacent uses
are not suited to Rural development. This includes existing and adjacent automotive uses and a forthcoming
Circle K and drive-thru coffee use to be located on the opposing corner, across Power Road.
It should also be noted the Property cannot legally be annexed into the Town of Queen Creek at this time as
it does not meet the statutory annexation criteria – primary, the property is not contiguous to the annexed
area. Nonetheless, the Town of Queen Creek, as noted above and in documents submitted, is agreeable to
providing services to accommodate the proposed development.
Power & Riggs
Page | 7
Additionally, the proposed development is in compliance with several General Plan Goals and Policies from
the Town of Queen Creek. Below is a sampling:
Land Use Element
• Goal 1: Maintain the Town’s Unique Community Character
Strategy 1.C: Ensure that new public and private projects reflect the Town’s historic character in
their design and appearance.
Response: The project is specifically designed to reflect the long, agrarian heritage of the area by
using natura, solid materials such as masonry block, steel accents and pitched metal roofs.
• Goal 2: Effectively Manage the Town’s Growth
Strategy 2.A: Encourage development patterns that maximize opportunities to use land efficiently.
Response: The property is located at the hard corner of an arterial intersection and is currently
undeveloped. This represents an underutilization and missed opportunity to use available land
efficiently.
Environmental Element
• Goal 4: Promote Environmental Sensitivity in The Built Environment
Strategy 2.A: Implement programs that encourage sustainable building and development practices
in new and existing development.
Response: As noted above, adherence with the ordinance standard for parking for the proposed
use would create a large expanse of unused, asphalt parking spaces. The project is requesting a
reduction to a more reasonable and adequate amount of parking spaces, thus reducing the heat-
island effect which resulting from hard surfaces.
Doug Jones, P.E., CFM
Planning & Development
301 W. Jefferson Ave., Suite 170
Phoenix, Arizona 85003
Phone: (602) 372-0790
Fax: (602) 506-8762
www.maricopa.gov/planning
Email address:
Doug.Jones@Maricopa.gov
Maricopa County
Planning & Development Department
Engineering Plan Review
Date:
September 02, 2022
Memo To:
Darren Gerard, AICP, Planning Manager, Department of Planning &
Development
Attn:
Adam Cannon, Planner, Planning & Development Services
From:
Doug Jones, P.E., Plans Examiner Engineer, Planning & Development
cc:
Michael Norris, P.E., Engineering Manager, Planning & Development
Robert Fedorka, P.E., Engineering Supervisor, Planning & Development
Subject:
Z2022082 Zone Change (C-3, R-4, RU-43 and R-U43 CUPD to C-3) for
Riggs & Power Commercial center Without a Plan of Development
(E2 Memo)
Job Site Address:
25240 S POWER Rd, QUEEN CREEK, AZ 85142
APN(s):
304-88-083J
This application is to rezone various portions of the parcel to all be C-3 zoning and
does not include a Plan of Development.
PND engineering plan review (DPR, FCD and PND Transportation) has reviewed the
2nd submittal of the Zone Change application routed for review on July 27, 2022 and
has no objections subject to the following conditions:
1. Without the submittal of a precise plan of development, no development approval
is implied 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. Any development must ensure that historic drainage patterns are maintained at
the up and downstream limits of development.
3. The property owner/developer shall address MCDOT comments in the letter
dated May 11, 2022 with future entitlement submittals (POD).
4. 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.
I:\TSM Traffic Development\1. Projects\East_Valley(East of I17 and I10)\Power&Riggs SWC Storage and Retail_Z2022082_Riggs
Rd and Power Rd\1. Traffic Impact Studies\Storage and Retail SWC Power&Riggs - Plan Review.docx
MCDOT -- TRAFFIC ENGINEERING
REVIEW COMMENT SHEET
1 of 2
Project Name: Storage and Retail Project
Location: SWC Riggs Rd and Power Rd
MCDOT File No.: Z2022082
Date: 05/11/2022
Reviewer: Amber Cauble
Phone No.: 602.506.5444
Consultant: Submittal by Wentworth Property Company, LLC
Project No.:
Plans Sealed By:
Consultant Code:
A = Will Comply B = Deleted
C = Consultant to Evaluate
Item
Number
Sheet
Number
Comments
Consultant
Reply
= = =
1.
2.
3.
= = =
General
General
Site Plan
(PRELIMINARY TS REVIEW)
Consultant: Please use the code and respond to each comment in the
Consultant Reply Column. This sheet is for our record, please answer every
question and sign and date your acknowledgement or the plans will be
sent back to complete the process. Send back the marked-up plans and a
new set of plans along with this comment sheet. Thank you for your
cooperation.
= = = = = = = = = = = = = = = = = = = = = = = = = = = = = =
General Project Summary:
The proposed storage facility and retail space is set on 10.24 acres located at
the southwest corner of Riggs Rd and Power Rd. The statement specifies the
document is a preliminary review for potential traffic conditions. The site is
estimated to generate a total of 390 trips daily 41 PM peak hour trips.
General Comments:
MCDOT guidelines will need to be followed as detailed in the Traffic Impact
Study Manual and Roadway Design Manual for the submittal of the Traffic
Impact Statement/Study. Those documents are available on our website at:
https://www.maricopa.gov/190/Technical
General requirements of the TIS are listed below however not limited to:
TIS sealed by an engineer.
Provide a build out year and evaluate traffic impacts for future years.
Must include background traffic on the roadway network surrounding
and adjacent to the proposed development as part of traffic analysis.
Must include or mention clearly actual distance of proposed
driveway(s) from the nearest intersection, from existing adjacent
driveway(s), and from existing opposite driveway(s).
Trip distribution for both AM and PM peak hour site generated traffic
showing both entering and exiting the site.
Discuss mitigation measures to accommodate traffic concerns.
Preliminary Review Comments:
The proposed driveway location on Power Rd is not acceptable to MCDOT as
it does not meet driveway spacing requirements, per MCDOT RDM. The
driveway on Power Rd will acceptable designed as a RI/RO only (RDM figure
7.3), set to align with the opposite driveway (proposed as part of Circle K
development) approximately 225’ from the intersection of Riggs Rd and
Power Rd. MCDOT will not allow any additional access on Power Rd.
Use CODE
"A", "B","C"
in this column
next to every
comment.
= = = =
I:\TSM Traffic Development\1. Projects\East_Valley(East of I17 and I10)\Power&Riggs SWC Storage and Retail_Z2022082_Riggs
Rd and Power Rd\1. Traffic Impact Studies\Storage and Retail SWC Power&Riggs - Plan Review.docx
MCDOT -- TRAFFIC ENGINEERING
REVIEW COMMENT SHEET
2 of 2
Project Name: Storage and Retail Project
Location: SWC Riggs Rd and Power Rd
MCDOT File No.: Z2022082
Date: 05/11/2022
Reviewer: Amber Cauble
Phone No.: 602.506.5444
Consultant: Submittal by Wentworth Property Company, LLC
Project No.:
Plans Sealed By:
Consultant Code:
A = Will Comply B = Deleted
C = Consultant to Evaluate
Item
Number
Sheet
Number
Comments
Consultant
Reply
= = =
4.
5.
6.
7.
8.
= = =
Site Plan
General
General
General
General
(PRELIMINARY TS REVIEW)
Consultant: Please use the code and respond to each comment in the
Consultant Reply Column. This sheet is for our record, please answer every
question and sign and date your acknowledgement or the plans will be
sent back to complete the process. Send back the marked-up plans and a
new set of plans along with this comment sheet. Thank you for your
cooperation.
= = = = = = = = = = = = = = = = = = = = = = = = = = = = = =
A full access driveway can be accepted on Riggs Rd provided the following
requirements are met:
Minimum corner clearance of 360’ from Power Rd
Auxiliary right turn lane to include curbing as per RDM figure 6.1 and
maximum storage length possible for EB right turn lane at the Power
Rd and Riggs Rd intersection.
Separated left turn lane arrangement for WB left movement into the
site and EB left turn lane movement at the signal light at Power Rd
and Riggs Rd intersection.
All future land use must be included on the TIS to estimate traffic generation
for the proposed site. Once the land use of the development is determined,
estimate the total trip generation to the site and submit accordingly with full
TIS. Additionally, discuss and display internal circulation between the two
uses.
Half-street improvements for arterial roads include bike lane, sidewalk, and
curb and gutter.
On Riggs Rd, along the site frontage, maintain/provide minimum 85 feet R/W
and any additional R/W required by the MCDOT Planning Department.
On Power Rd, along the site frontage, maintain/provide minimum 70 feet R/W
and any additional R/W required by the MCDOT Planning Department.
The Preliminary Traffic Statement is NOT approved.
Signature: _____________________________________ Date: ___________
Use CODE
"A", "B","C"
in this column
next to every
comment.
= = = =
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:
May 16, 2022
TO :
Adam Cannon, Planning & Development Dept.
Planner
FROM:
Souren Naradikian, P.E.
Senior Civil Engineer
SUBJECT: RIGGS & POWER COMMERCIAL CENTER. Z2022082
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 an
RIGGS & POWER COMMERCIAL CENTER at APN # 304-88-083J. Water and
sewer services will be provided by Chandler Heights Citrus Irrigation District
and Town of Queen Creek Utility Department, MCESD has concerns, ATC for
water and sewer infrastructure must be obtained prior to construction permit
approval.
Based on the above, MCESD raised no objections to the Planning &
Development Department in Accela Automation on May 17, 2022.
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.
Chandler Heights Citrus Irrigation District
PO Box 9038
Chandler Heights AZ 85127
Office
480.988.2731
Fax
480.988.4015
chcid@chcid.org
Office Hours – Monday through Friday 7:30am -2pm
July 12, 2022
Emmy Madrigal
Robert Brown Architects
88 south San Marcos Place
Chandler, AZ 85225
RE: Water Service – “Will Serve” letter
Power & Riggs Self-Storage
South West Corner, Power & Riggs Rd
Dear Ms. Madrigal,
The above referenced property is located within a county island in CHCID’s planning
boundary and water service can be provided. The water system is located in public
easements / right-of-ways adjacent to the development and can be connected to in
accordance with CHCID’s policies, rules, regulations, and ordinances.
If you have any questions, please contact me by telephone at (480) 279-1677 or by e-mail
at ella.o@chcid.org.
Sincerely,
Ella O’Neill
CHCID Board
1
Emmy Madrigal
From:
Shawn Hanrahan <shanrahan@hubbardengineering.com>
Sent:
Thursday, July 7, 2022 2:17 PM
To:
Emmy Madrigal
Subject:
FW: HE#21180 Water Quarter Section Request
Water Email
From: Ella <ella.o@chcid.org>
Sent: Thursday, April 21, 2022 11:42 AM
To: Shawn Hanrahan <shanrahan@hubbardengineering.com>; Raymond A Montiel
<ramontiel@hubbardengineering.com>
Cc: Alfonso <alfonso.g@chcid.org>; Pat <pat.o@chcid.org>
Subject: Re: HE#21180 Water Quarter Section Request
Good Morning Shawn,
This property is definitely in our district boundaries and therefore we would be happy to serve you. CHCID
presently has an 8" water line on the SE corner of that property that you can connect to. According to
Alfonso, our field manager, you will need:
- 1" meter
For fire flow:
- Backflow preventor
- connection fee depending on service needs
All associated costs can be found on our website www.CHCID.org Exhibit 3 (Rates & Fees)
Our District Engineer, Greg Dunnan, had previously sent Mr. Montiel a schematic of that area. If you have any
further technical questions, please direct questions to Greg Dunnan and Alfonso Garcia (copied here). We
look forward to working with you as you plan this project.
Thank you,
Ella O'Neill
CHCID Board
From: Shawn Hanrahan <shanrahan@hubbardengineering.com>
Sent: Wednesday, April 20, 2022 11:56 AM
To: Pat <pat.o@chcid.org>; Raymond A Montiel <ramontiel@hubbardengineering.com>
Cc: Alfonso <alfonso.g@chcid.org>; Ella <ella.o@chcid.org>
Subject: RE: HE#21180 Water Quarter Section Request
Ella
Just following up on a time you are available to discuss. Thanks.
Shawn
From: Pat <pat.o@chcid.org>
Sent: Monday, April 18, 2022 6:38 PM
2
To: Shawn Hanrahan <shanrahan@hubbardengineering.com>; Raymond A Montiel
<ramontiel@hubbardengineering.com>
Cc: Alfonso <alfonso.g@chcid.org>; Ella <ella.o@chcid.org>
Subject: Re: HE#21180 Water Quarter Section Request
Please talk to Ella O'Neill, President of the Board.
From: Shawn Hanrahan <shanrahan@hubbardengineering.com>
Sent: Monday, April 18, 2022 6:04 AM
To: Pat <pat.o@chcid.org>; Raymond A Montiel <ramontiel@hubbardengineering.com>
Cc: Alfonso <alfonso.g@chcid.org>
Subject: RE: HE#21180 Water Quarter Section Request
Thanks for the follow up Pat. This site is in a gray area for service. The site is within your service area but not sure if you
have the capacity to serve while Queen Creek has water in the intersection and are waiting to here if we can get service
from them. This site will require fire service and small potable water service. I cant imagine the 6” line providing
adequate fire flow coverage for the site. Any input would be appreciated. Thanks.
Shawn
From: Pat <pat.o@chcid.org>
Sent: Sunday, April 17, 2022 6:57 AM
To: Raymond A Montiel <ramontiel@hubbardengineering.com>
Cc: Shawn Hanrahan <shanrahan@hubbardengineering.com>; Alfonso <alfonso.g@chcid.org>
Subject: Re: HE#21180 Water Quarter Section Request
Alfonso will know about any flow tests in that area, but I don't believe there have been any flow tests up there
for several years.
From: Raymond A Montiel <ramontiel@hubbardengineering.com>
Sent: Friday, April 15, 2022 8:22 AM
To: Pat <pat.o@chcid.org>
Cc: Shawn Hanrahan <shanrahan@hubbardengineering.com>
Subject: RE: HE#21180 Water Quarter Section Request
3
Thank you very much. We are designing a Self-Storage Facility and will be proposing a fire and waterline on site. Do you
know if any Flow Tests have been conducted in the area, and would you be able to provide them as well?
From: Pat <pat.o@chcid.org>
Sent: Thursday, April 14, 2022 4:33 PM
To: Raymond A Montiel <ramontiel@hubbardengineering.com>
Subject: Re: HE#21180 Water Quarter Section Request
Thank you Ray. I must have written your email address down wrong. Here's the map.
From: Raymond A Montiel <ramontiel@hubbardengineering.com>
Sent: Thursday, April 14, 2022 7:31 AM
To: Pat <pat.o@chcid.org>
Subject: HE#21180 Water Quarter Section Request
Hello Pat,
This is Ray with Hubbard Engineering who requested the water quarter section at Power and Riggs.
Raymond A. Montiel
1201 S. Alma School Rd. Suite 12000
Mesa, Arizona 85210
Office: 480 892 3313
Direct: 480 398 3813
fax 480 892 7051
July 13, 2022
Wentworth Property Co., LLC
802 N. 3rd Ave.
Phoenix Arizona 85003
Attn: David Brown
This letter is to confirm that the proposed development/ project:
Power & Riggs Self-Storage improvements located west of Power Road and south of Riggs Road,
Section 36, Township 2 South, Range 6 East of the Gila and Salt River Meridian, Maricopa County,
Arizona lies within the sewer service boundary of the Town of Queen Creek, a municipally owned
entity.
Upon final Town of Queen Creek, Maricopa County, Pinal County, CAGRD, ADEQ, and ADWR
approvals and conditions where applicable for this project, the following will apply:
Sewer provider: The additional volume of wastewater delivered to the facility by the proposed
development will not cause any flow or effluent quality limits of the individual aquifer protection permit
for the sewage treatment facility to be exceeded. The design flow of the sewage treatment facility will
not be exceeded by the addition of any future improvements constructed per the approved construction
plans. In addition, the existing collection system can maintain the performance as required by AACR
18-9-E301 (B) upon addition of the flows from this project.
Please note that there may be water and sewer onsite and/ or offsite obligations that need to be
met by the developer(s) to provide services within the future proposed development.
By way of background, Town of Queen Creek Utilities Services Department is a municipal public
service corporation, duly organized and existing under the laws of the State of Arizona and is engaged
primarily in the business of providing water and sewer services within certain areas of Maricopa and
Pinal Counties in the corporate limits and vicinity of Queen Creek, Arizona. The Maricopa County
Health Department, the Arizona Department of Water Resources, the Town of Queen Creek’s Town
Council and other agencies regulate the Town of Queen Creek Utility Services Department operations.
Town of Queen Creek Water Division’s Arizona Department of Water Resources (ADWR) Right
number is 56-002032.0001. The developer is responsible for ensuring that a Certificate of Assured
Water Supply, if existing, is transferred into the new developer/ owner’s name, or a new
Certificate of Assured Water Supply is acquired and supplied, along with CAGRD enrollment
verification, to Paul Gardner within the Town of Queen Creek Utilities Services Department prior
to any water meter installations.
The issuance of this letter by the Town of Queen Creek Utility Services Department does not express or grant
approval of or for the proposed project/ development, it is only acknowledging that the proposed project/
development is within the Town of Queen Creek water and/ or sewer service areas and water and/ or sewer will be
available once all conditions and approvals of the project/ development have been met. The Town of Queen Creek
Planning and Utilities Services Department(s) and/ or Maricopa or Pinal Counties will make the final
determinations and approvals for said proposed project/ development.
Should you need further information, please feel free to contact me at your convenience at
480-358-3482.
Sincerely,
Michael Huber
Utilities Senior Project Manager
Utility Services Department
Town of Queen Creek
1
Emmy Madrigal
From:
Shawn Hanrahan <shanrahan@hubbardengineering.com>
Sent:
Thursday, July 7, 2022 2:18 PM
To:
Emmy Madrigal
Subject:
FW: Storage Facility Development
Sewer Email
From: Mike Huber <mike.huber@queencreekaz.gov>
Sent: Thursday, April 21, 2022 8:38 AM
To: Shawn Hanrahan <shanrahan@hubbardengineering.com>
Subject: Re: Storage Facility Development
Hi Shawn,
If the stars align I still think it could be 6 months or so. I am skeptical and think it could be longer and truthfully not at
all, but it is always worth a shot.
On the private sewer we allow private easements all the time, it is usually in the form of a "use and benefit easement"
that both parties agree to, especially if it goes through the other's property. This is pretty typical when you have lots
that are stranded and there is no other way for them to get utilities.
Hope that helps.
Mike Huber
Senior Project Manager
t: (480) 358-3482
e: mike.huber@queencreekaz.gov
19715 S 220th St, Queen Creek, AZ 85142
Office hours: Monday – Thursday, 7 a.m. – 6 p.m., closed on Fridays
Emails generated by council members, members of Town commissions and committees and by staff and that pertain to Town business are public records. These emails
are preserved as required by law and generally are available for public inspection. Email correspondence is regularly reviewed by members of the public, media outlets
and reporters. To ensure compliance with the Open Meeting Law, members of the Town Council, Commissions and Committees should not forward or copy e-mail
correspondence to other members of the Council, boards or commissions and should not use reply all when responding to this message. Any questions should be
directed to the Town Attorney: (602) 285-5000.
On Thu, Apr 21, 2022 at 8:11 AM Shawn Hanrahan <shanrahan@hubbardengineering.com> wrote:
Hey Mike
2
I have a couple of questions. As for the water, based on your experience, is this a common and quick process? How
long would this process take without any problems?
The site will have a portion of the site set aside for a future office development. If we take the sewer through the
future parcel and serve the storage parcel, does the Town accept private sewer easements to service more than 1
parcel or does each parcel require their own tap? Thanks.
Shawn
From: Mike Huber <mike.huber@queencreekaz.gov>
Sent: Monday, April 18, 2022 2:14 PM
To: Shawn Hanrahan <shanrahan@hubbardengineering.com>
Subject: Re: Storage Facility Development
Hi Shawn,
There is always a possibility but it isn't an easy process. Citrus Height would have to be willing to give up the area and
the Town would have to be willing to accept. Then the Corporation Commission would need to approve it since they
are the governing Board for private water.
As far as the sewer goes, I was able to track down a plan that was done on the sewer line for the corner of Riggs and
Power, which shows the tie in for the SW corner. Let me know if you need anything else. Thanks.
Mike Huber
Senior Project Manager
t: (480) 358-3482
e: mike.huber@queencreekaz.gov
19715 S 220th St, Queen Creek, AZ 85142
Office hours: Monday – Thursday, 7 a.m. – 6 p.m., closed on Fridays
3
Emails generated by council members, members of Town commissions and committees and by staff and that pertain to Town business are public records. These emails
are preserved as required by law and generally are available for public inspection. Email correspondence is regularly reviewed by members of the public, media outlets
and reporters. To ensure compliance with the Open Meeting Law, members of the Town Council, Commissions and Committees should not forward or copy e-mail
correspondence to other members of the Council, boards or commissions and should not use reply all when responding to this message. Any questions should be
directed to the Town Attorney: (602) 285-5000.
On Mon, Apr 18, 2022 at 9:34 AM Shawn Hanrahan <shanrahan@hubbardengineering.com> wrote:
Thanks a lot Mike. Is there anyway to get water service? The Citrus irrigation District only has a 6” line in the
area. That wont cut it for fire. We did get as-built information but there was nothing that showed the sewer stub at
the intersection besides a plan that showed it to be built in the future. Thanks.
Shawn
How you doing? You liking it at Queen Creek?
From: Mike Huber <mike.huber@queencreekaz.gov>
Sent: Monday, April 18, 2022 9:32 AM
To: Shawn Hanrahan <shanrahan@hubbardengineering.com>
Subject: Re: Storage Facility Development
He Shawn,
What's up!!! It has been a while, I hope things are good.
I looked at our GIS and there seems to be a sewer stub at the corner for you all to tie-in to. I was going to advise you
to put in a records request but I talked to our records request department and they advised they sent you all the as-
built information for this area.
As for water service, as you mentioned this is not in the Towns service area so there aren't any water lines for you to
tie-in to.
4
If you need more information, let me know.
It's always good to get a blast from the past!!
Mike Huber
Senior Project Manager
t: (480) 358-3482
e: mike.huber@queencreekaz.gov
19715 S 220th St, Queen Creek, AZ 85142
Office hours: Monday – Thursday, 7 a.m. – 6 p.m., closed on Fridays
Emails generated by council members, members of Town commissions and committees and by staff and that pertain to Town business are public records. These emails
are preserved as required by law and generally are available for public inspection. Email correspondence is regularly reviewed by members of the public, media outlets
and reporters. To ensure compliance with the Open Meeting Law, members of the Town Council, Commissions and Committees should not forward or copy e-mail
correspondence to other members of the Council, boards or commissions and should not use reply all when responding to this message. Any questions should be
directed to the Town Attorney: (602) 285-5000.
On Mon, Apr 18, 2022 at 7:41 AM Shawn Hanrahan <shanrahan@hubbardengineering.com> wrote:
Thanks Chris
Long time no talk Mike. Give me a call when you get a chance. Thanks.
Shawn
From: Chris Dovel <chris.dovel@queencreekaz.gov>
Sent: Monday, April 18, 2022 7:29 AM
To: Shawn Hanrahan <shanrahan@hubbardengineering.com>; Mike Huber <mike.huber@queencreekaz.gov>
Cc: Raymond A Montiel <ramontiel@hubbardengineering.com>
Subject: Re: Storage Facility Development
HI Shawn, I am copying Mike Huber with the Town Utility Department who can best assist you with
this. Thank you.
5
Chris Dovel
Town Engineer
t: (480) 358-3067
e: chris.dovel@queencreekaz.gov
22358 S Ellsworth Road, Queen Creek, AZ 85142
Office hours: Monday – Thursday, 7 a.m. – 6 p.m., closed on Fridays
Emails generated by council members, members of Town commissions and committees and by staff and that pertain to Town business are public records. These emails
are preserved as required by law and generally are available for public inspection. Email correspondence is regularly reviewed by members of the public, media outlets
and reporters. To ensure compliance with the Open Meeting Law, members of the Town Council, Commissions and Committees should not forward or copy e-mail
correspondence to other members of the Council, boards or commissions and should not use reply all when responding to this message. Any questions should be
directed to the Town Attorney: (602) 285-5000.
On Fri, Apr 15, 2022 at 8:22 AM Shawn Hanrahan <shanrahan@hubbardengineering.com> wrote:
Morning Chris
We have project on the SWC of Power and Riggs. It is in the County and will not be annexed. We received some as-
builts from the Town. There is a 12” waterline that cuts across the intersection. Are we able to use that line to
service the site or do we have to go through the Citrus Irrigation District (or is there any other waterline
available). Also there was an as-built that showed future sewer at the intersection:
6
It appears that sewer has been installed. Do you have the as-built for the sewer? And are we able to use the sewer
to service the site.
This site seems to be in a time warp continuum for utilities. Your assistance is much appreciated.
Shawn Hanrahan
Senior Project Manager
1201 S. Alma School Rd.
Suite 12000
Mesa, AZ 85210
office 480 892 3313
direct 480 398 3829
cell 602 329 0309
fax 480 892 7051
www.hubbardengineering.com
7
--
Chris Dovel
Town Engineer
t: (480) 358-3067
e: chris.dovel@queencreekaz.gov
22358 S Ellsworth Road, Queen Creek, AZ 85142
Office hours: Monday – Thursday, 7 a.m. – 6 p.m., closed on Fridays
Emails generated by council members, members of Town commissions and committees and by staff and that pertain to Town business are public records. These emails
are preserved as required by law and generally are available for public inspection. Email correspondence is regularly reviewed by members of the public, media outlets
and reporters. To ensure compliance with the Open Meeting Law, members of the Town Council, Commissions and Committees should not forward or copy e-mail
correspondence to other members of the Council, boards or commissions and should not use reply all when responding to this message. Any questions should be
directed to the Town Attorney: (602) 285-5000.
From:
Filewicz-ross, Todd K
To:
Adam Cannon (PND)
Cc:
TODD & STACY FILEWICZ-ROSS (sunny1247@msn.com)
Subject:
RE: Case # Z2022082 Power and Riggs Commercial
Date:
Friday, September 9, 2022 9:57:44 AM
Thank you for the quick response! I apologize for not being super clear – I am opposed to the
proposed development on the corner of Power and Riggs – I believe I will see it as I leave my front
door. I am also opposed to the housing development but I don’t think I can express that opposition
here? It is hard to make a hearing during regular working hours – do the board of supervisors expect
folks to take time off to attend?
Again, thank you for your insight.
Todd
From: Adam Cannon (PND) <Adam.Cannon@maricopa.gov>
Sent: Friday, September 9, 2022 9:48 AM
To: Filewicz-ross, Todd K <todd.k.filewicz-ross@intel.com>
Cc: TODD & STACY FILEWICZ-ROSS (sunny1247@msn.com) <sunny1247@msn.com>
Subject: RE: Case # Z2022082 Power and Riggs Commercial
Good morning Todd,
I have received your comments on Z2022082. They will be incorporated into the case file, but to
clarify are you opposing this site or the housing site you mentioned? There is no housing planned
for this site.
This zone change request is for a storage facility and commercial uses. The primary use of the
majority of the site is planned for storage as the applicant submitted a plan of development for that
shows the site being developed for a storage facility. Near the corner of the arterial intersection, the
applicant would like to do corner commercial retail. The applicant is requesting that certain uses be
prohibited and not allowed such as adult businesses, marijuana businesses, bus depots, dance halls,
nightclubs, bars, halfway houses, boarding houses, liquor stores. Residential (both single and multi-
family) would also be prohibited throughout the zone. All of those uses could be occurring right now
by right of original zoning on the portion of the site that is zoned C-3 at the corner of power and
riggs. The new zone being requested (C-3 CUPD) would prohibit those uses.
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 under
the Planning Services search button by using the Zone Change case number Z2022082.
Hearing information and online registration information will be available by next Friday at the
following link: https://www.maricopa.gov/Calendar.aspx?EID=3470. You may also attend in person
at the Board of Supervisors Auditorium, 205 W. Jefferson St., Phoenix, AZ 85003 at 9:30 a.m. on
Thursday, September 22, 2022. Members of the public may register to speak in support or
opposition if they desire.
Best regards,
Adam Cannon, AICP
Senior Planner
Maricopa County Planning & Development Department
301 W. Jefferson St., Suite 170, Phoenix, AZ 85003
602-506-3301
adam.cannon@maricopa.gov
P&D is now 100% digital for construction permit applications.
Find information on our new permit process here.
From: Filewicz-ross, Todd K <todd.k.filewicz-ross@intel.com>
Sent: Friday, September 9, 2022 8:56 AM
To: Adam Cannon (PND) <Adam.Cannon@maricopa.gov>
Cc: TODD & STACY FILEWICZ-ROSS (sunny1247@msn.com) <sunny1247@msn.com>; Filewicz-ross,
Todd K <todd.k.filewicz-ross@intel.com>
Subject: Case # Z2022082 Power and Riggs Commercial
Good morning Adam,
I wanted to follow up on the post card I received yesterday regarding case # Z2022082. I was under
the impression this zone change request was in effort to build a storage facility, is this correct? I
moved out here ~20 years ago to stretch my arms and enjoy a little more space than the other
towns had to offer. I am certainly not opposed to growth, but am concerned that the rural way of
life in our little community of Chandler Heights Citrus Irrigation is heavily impacted by these zoning
changes. Just a little further south on Power, another Zoning change has been pushed through to
allow for a dense housing complex on the corner of Power and Chandler Heights. Both of these
developments are a “stones throw” away from my house. Is there really anything we can do to
prevent this?
I appreciate your time,
Todd
Todd Filewicz-Ross
Intel|Global Supply Chain
GFM | Direct Materials Operations
OC-8-4th floor|Arizona
(480-277-8857 Cell
For any weekend escalations, please email: GFM_DMO_Urgent_Oncall@intel.com
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