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August 17, 2022
Z2022076
Page 1 of 2
Report to the Board of Supervisors
Prepared by the Maricopa County Planning and Development Department
Board Hearing Date:
August 17, 2022
Case #/Title:
Z2022076 – 202 & Higley – Digital Billboard
Supervisor District:
1
Applicant & Owner:
Becker Boards Small, LLC
Request:
Zone Change with Overlay from C-2 to C-2 CUPD
Site Location:
Generally located approx. 500’ east of the NEC of Higley Rd.
& Loop 202
Site Size:
Approx. 5,520 sq. ft. (0.13 acres)
County Island Status:
Yes, Gilbert
Additional
Comments:
The applicant seeks a Zone Change with Overlay from C-2 to
C-2 CUPD to develop a digital billboard within 300’ of the
main travel lane of a freeway. The subject property does not
meet the minimum lot area requirement of the C-2 zoning
district. The zone change will permit a reduced minimum lot
area and codify previously standards varied by the Board of
Adjustment. While the County land use designation is rural,
the Town of Gilbert land use designation is regional
commercial. Although Gilbert prohibits billboards within their
jurisdiction, the use conforms to a commercial designation.
The Town did not comment on the request. Staff received
comments from ADOT ROW Project Management indicating
that any work or encroachment in the ROW requires a permit
from ADOT. Staff also received comments from Gateway
Airport indicating no concerns with the subject billboard.
There is no known opposition or support from members of the
public.
Commission
Recommendation:
On 7/21/22, the Commission voted 6-0 to recommend
approval of Z2022076 subject to conditions ‘a’ – ‘f’:
a.
Development of the site shall be in substantial conformance with the Site Plan
entitled, “Loop 202 Freeway and Higley Road” consisting of 3 pages dated May
24, 2022, and stamped received June 17, 2022, except as modified by the
following conditions.
August 17, 2022
Z2022076
Page 2 of 2
b.
Development of the site shall be in substantial conformance with the Narrative
Report entitled “202 & Higley Digital Billboard CUPD”, consisting of 5 pages, dated
revised June 13, 2022, and stamped received June 13, 2022, except as modified
by the following conditions.
c.
The following C-2 CUPD Zoning District standards shall apply:
1. Min. Lot Area – 5,520 sq. ft.
2. Min. Off-Site Sign Distance from Another Off-Site Sign within 3 Miles of a
Municipality – 522’
3. Min. Setback for Non-Illuminated Off-Site Signs from Rural or Residential Zoning
– 1’
4. Min. Setback for Illuminated Off-Site Signs from Rural or Residential Zoning – 1’
5. Uses Permitted – All uses are prohibited except for off-site signs
d.
The following Planning Engineering conditions shall apply:
1.
Applicant shall be responsible for coordinating any requirements that may
be imposed by ADOT (redletter@azdot.gov).
2.
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.
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.
f.
The granting of this Zone Change has been at the request of the applicant, with
the consent of the landowner. The granting of this approval allows the property
owner to enjoy uses in excess of those permitted by the land use existing on the
date of the application, subject to conditions. In the event of the failure to comply
with any condition of approval, the property shall change to the land use
designation that existed on the date of the application. It is, therefore, stipulated
and agreed that revocation due to the failure to comply with any conditions does
not reduce any rights that existed on the date of application to use, divide, sell or
possess the property and that there would be no diminution in the value of the
property from the value it held on the date of application due to such revocation.
The Zone Change enhances the value of the property above its value as of the
date the Zone Change is granted and changing to the prior land use designation
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:
7/21/22 P&Z Packet (23 pages)
Note:
7/21/22 Draft P&Z Minutes are not available as of the writing of this report, but can
be provided upon request later when available.
Z2022076
Page 1 of 8
Report to the Planning and Zoning Commission
Prepared by the Maricopa County Planning and Development Department
Case:
Z2022076 – 202 & Higley Digital Billboard
Hearing Date:
July 21, 2022
Supervisor District:
1
Applicant:
Jessica Sarkissian, Upfront Planning & Entitlements
Owner:
Becker Boards Small, LLC
Request:
Zone Change with Overlay from C-2 to C-2 CUPD
Site Location:
Approx. 500’ east of the NEC of Higley Rd. & Loop 202
Site Size:
Approx. 5,520 sq. ft. (0.13 acres)
Density:
Rural Residential (0-1 d.u./ac)
County Island:
Yes, Gilbert
County Plan:
Vision 2030 Maricopa County Comprehensive Plan – Rural
Development Area (0-1 d.u./ac)
Municipal Plan:
Town of Gilbert General Plan – Regional Commercial
Municipal Comments:
None received to date
Support/Opposition:
No known support or opposition
Recommendation:
Approve with conditions
Z2022076
Page 2 of 8
Project Summary:
1.
The applicant is requesting a Zone Change with Overlay from C-2 to C-2 CUPD on an
approximately 5,520 sq. ft. parcel to add a digital display to an existing static billboard,
and to modify development standards of the C-2 zoning district. The subject property is
located approx. 500’ east of the NEC of Higley Rd. & Loop 202 and is designated as Rural
Development Area (0-1 d.u./acre) in the Vision 2030 Maricopa County Comprehensive
Plan. However, the subject property is also designated as Regional Commercial in the
Town of Gilbert General Plan.
2.
The sole development on the site is the existing billboard. The most recent available aerial
photography shows that the subject property is surrounded by commercial or agricultural
property. A second billboard is located just over 500’ to the northwest.
2022 Aerial Map
3.
Originally, the subject parcel existed as a portion of the parcel to the north. The BOS
approved a zone change from Rural-43 to C-2 in 2016 on two parcels to allow for the
development of a retail center (Z2016029). In 2017 the Board of Adjustment approved
reduced illuminated and non-illuminated off-site sign setbacks from rural or residential
zoning (BA2016041) because the surrounding area is anticipated to ultimately develop
as nonresidential uses. As part of that same request, the Board denied an increase in the
maximum sign area (672 sq. ft.) and an increase in height (65’) for off-site signs. Staff then
approved a Plan of Development (POD) amendment (Z2017010) for the two billboards
to develop in accordance with the Board of Adjustment decision denying in part and
approving in part. The owner of the parent property merged the parcels following the
decision. The property to the north then annexed into the Town of Gilbert and prior to
the annexation the owner of the billboards purchased two areas of land from the parent
parcel and split via unregulated land division into substandard areas. This resulted in
subsequent annexation by the Town of Gilbert that took in all surrounding territory except
Z2022076
Page 3 of 8
for the two non-adjacent substandard lots containing billboards. Each of these
substandard lots are a single-parcel county island completely surrounded by the Town of
Gilbert. It’s important to note that billboards are prohibited in Gilbert and apparently the
Town had and has no interest in annexing the two single-parcel county islands with
existing billboards. At the time, the applicant submitted an application for a variance
(BA2021015) for an increase in the maximum billboard sign height and face area but
withdrew the application due to a lack of Staff support. In 2022, the applicant attempted
to file a POD (Z2022010) application for digital billboards. The applicant then withdrew
the POD and applied for this zone change with overlay application.
4.
The applicant is requesting to change the zone from C-2 to C-2 CUPD, with modified
standards as follows:
REGULATION
BASE ZONING
DISTRICT
REGULATIONS (C-2)
PROPOSED ZONING
REGULATIONS (C-2 CUPD)
Height
40’
40’
Min. Front Yard
10’
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.
5,520 sq. ft.
Min. Lot Width
60’
60’
Max. Lot Coverage
60%
60%
Max. Billboard Height,
within 300’ of an
Existing Freeway
70’
70’
Min. Distance from
another Billboard,
within 3 Miles of a
Municipality
1000’
522’
Max. Billboard Face
Area, within 300’ of an
Existing Freeway
672 sq. ft.
672 sq. ft.
Min. Distance of
Illuminated Billboard
from Rural/Residential
Zoning
150’
1’
Min. Distance of Non-
Illuminated Billboard
from Rural/Residential
Zoning
100’
1’
Uses Permitted
All uses permitted
in the C-2 zoning
district
All uses permitted in the
C-2 zoning district
Z2022076
Page 4 of 8
The applicant is requesting two variations in standards. The first is to reduce the required
minimum lot size from 6,000 sq. ft. to 5,520 sq. ft. The second request is to reduce the
minimum required distance from another billboard from 1,000’ to 522’. The applicant
states that the request to vary minimum lot size is due to the need to split the lot to not
be annexed into Gilbert where billboards are prohibited. The request to vary distance is
to allow for a previously approved static billboard to continue to be in conformance.
Staff added the two development standard variations for a 1’ distance of illuminated
and non-illuminated signs from rural and residential zoning previously approved by the
BOA in BA2016041 to ensure those variations remain codified.
Exhibit 2 – C-2 Zoning District and Surrounding Zoning Districts
Exhibit 3 – Site Plan
Z2022076
Page 5 of 8
Existing On-Site and Adjacent Zoning / Land Use:
5.
On-site:
C-2 / Commercial
North:
RC (Regional Commercial – Town of Gilbert) / Commercial
South:
PF/I (Public Facility/Institutional – Town of Gilbert) / Loop 202
East:
BP (Business Park – Town of Gilbert) / Agricultural
West:
RC (Regional Commercial – Town of Gilbert) / Commercial
Utilities and Services:
6.
Water:
Well
Wastewater:
Septic
School District:
Gilbert Unified School District #41
Fire:
Gilbert County Island Fire District
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 Maricopa County Department of Transportation (MCDOT)
Major Streets and Routes Plan.
Street Name
Half-width Existing R/W
Half-width Proposed R/W
Future Classification
Higley Rd.
60’
60’
Major Arterial
Adopted Plans:
8.
Vision 2030 Maricopa County Comprehensive Plan (Adopted: 2016): The Maricopa
County Comprehensive Plan identifies this site as Rural Development Area (0-1 d.u./acre).
This land use designation encourages low-density rural residential and agricultural uses.
9.
Town of Gilbert General Plan (Adopted: 2020): The subject property is designated as a
Regional Commercial land use in the Town of Gilbert General Plan. The Regional
Commercial classification designates areas for a broad range of high intensity uses
emphasizing retail commercial uses. There is no maximum size for any use. The Regional
Commercial designation serves a broad market area larger than the Town of Gilbert and
are located at freeway/arterial intersections of arterials with Roads of Regional
Significance.
Public Participation Summary:
10.
The applicant has 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
and HOA’s within 300’ of the subject parcel and notification to interested parties. A
Public Participation Results Report was submitted to Staff in accordance with County
requirements.
11.
The applicant held a virtual public meeting on Monday, June 6, 2021. The Results Report
indicated that there were no attendees at the meeting.
Z2022076
Page 6 of 8
12.
Staff received no letters of opposition or support for the request.
13.
Staff received comments from ADOT ROW Project Management stating ADOT right-of-
way may not be encroached or have work completed until a permit is obtained from
ADOT. Staff also received comments from Gateway Airport that indicated no concerns
with the subject billboard, but concerns related to billboards on County land near SR-24.
14.
The applicant submitted all documents required to meet public participation
requirements. Staff notified the Town of Gilbert about the request and received no
comments. Staff received no public opposition and reviewing agencies (Engineering
and Environmental Services) have no objections to the request.
Outstanding Concerns from Reviewing Agencies:
15.
N/A
Staff Analysis:
16.
Staff considers this site to be an appropriate site for a billboard. Billboards, including
digital billboards are a permitted use in the current C-2 zoning district. There is an existing
billboard on site. While the County land use designation is rural, the Town of Gilbert land
use designation is regional commercial. The use conforms to a commercial designation.
Additionally, this site is surrounded by commercial uses and bordered by a freeway.
Areas closest to a freeway typically comprise the highest areas of intense multi-family
residential, commercial and industrial activity due to the accessibility of the
transportation node and are therefore appropriate for the use proposed.
17.
While staff believes the use of the site is appropriate, staff would normally express concern
with a CUPD Overlay applied to a site less than 6,000 sq. ft. for the purpose of
permitting/accommodating a single parcel of substandard lot area. Staff is concerned
the applicant’s unregulated land division preserved two billboards in unincorporated
county and subsequently created what we believe are now permanent county islands.
18.
The applicant is requesting to vary four standards including minimum lot area, maximum
height of off-site signs near a freeway, maximum area of off-site signs near a freeway and
the minimum distance of one off-site sign to another off-site sign. Two of the requests
related to maximum height and sign area are unnecessary because the location of the
billboard to the main travel ways of the freeway allows for the area by-right in a
conforming lot. Staff supports the distancing request as these are previously permitted
billboards. Staff does not support the reduction in minimum lot area for the reasons stated
above as there is no valid justification presented for the standard. Because the lot must
be conforming to size requirements for the applicant to receive the benefit of the other
variations to receive a permit. Having said this, it is staff’s opinion that a digital face
billboard is generally more aesthetic than traditional illumination. The current traditionally
illuminated billboard is a permitted use with a permanent zoning entitlement. The Town
of Gilbert is the ultimate annexing municipality and to date has not commented on this
case. There is no statutory option to de-annex territory back to unincorporated county.
Thus, the only means to improve the existing billboard aesthetic is via change in zoning
entitlement such as the CUPD Overlay as now proposed.
Z2022076
Page 7 of 8
Recommendation:
19.
For the reasons outlined in this report, staff recommends the Commission motion for
Approval of Z2022076 subject to the following conditions ‘a’ – ‘f’:
a.
Development of the site shall be in substantial conformance with the Site Plan
entitled, “Loop 202 Freeway and Higley Road” consisting of 3 pages dated May
24, 2022, and stamped received June 17, 2022, except as modified by the
following conditions.
b.
Development of the site shall be in substantial conformance with the Narrative
Report entitled “202 & Higley Digital Billboard CUPD”, consisting of 5 pages, dated
revised June 13, 2022, and stamped received June 13, 2022, except as modified
by the following conditions.
c.
The following C-2 CUPD Zoning District standards shall apply:
1. Min. Lot Area – 5,520 sq. ft.
2. Min. Off-Site Sign Distance from Another Off-Site Sign within 3 Miles of a
Municipality – 522’
3. Min. Setback for Non-Illuminated Off-Site Signs from Rural or Residential Zoning
– 1’
4. Min. Setback for Illuminated Off-Site Signs from Rural or Residential Zoning – 1’
5. Uses Permitted – All uses are prohibited except for off-site signs
d.
The following Planning Engineering conditions shall apply:
1.
Applicant shall be responsible for coordinating any requirements that may
be imposed by ADOT (redletter@azdot.gov).
2.
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.
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.
f.
The granting of this Zone Change has been at the request of the applicant, with
the consent of the landowner. The granting of this approval allows the property
owner to enjoy uses in excess of those permitted by the land use existing on the
date of the application, subject to conditions. In the event of the failure to comply
with any condition of approval, the property shall change to the land use
designation that existed on the date of the application. It is, therefore, stipulated
and agreed that revocation due to the failure to comply with any conditions does
not reduce any rights that existed on the date of application to use, divide, sell or
possess the property and that there would be no diminution in the value of the
property from the value it held on the date of application due to such revocation.
Z2022076
Page 8 of 8
The Zone Change enhances the value of the property above its value as of the
date the Zone Change is granted and changing to the prior land use designation
results in the same value of the property as if the Zone Change had never been
granted.
20.
However, if the Commission finds denial is warranted due to concern over fostering a
permanent county island then those findings should be stated in a motion for Denial.
Presented by:
Adam Cannon, AICP, Senior Planner
Reviewed by:
Matthew Holm, AICP, Planning Supervisor
Attachments:
Case Map (1 page)
Site Plan (reduced 8.5”x11”, 3 pages)
Narrative Report (5 pages)
Engineering Comments (1 pages)
MCESD comments (1 page)
ADOT ROW Project Management Comments (2 pages)
Gateway Airport Comments (2 pages)
MARICOPA COUNTY
Legal Description:
Pt. of Sec. 23, T1S, R6E
Applicant: Jacob Zonn – Becker Boards Small, LLC
P&Z Hearing Date:
July 21, 2022
MARICOPA COUNTY REGIONAL DEVELOPMENT SERVICES - PHOENIX, ARIZONA
Z2022076
Aerial Date: 2022
Case Address: N/A
Parcel: 304-28-017V
SUPERVISORAL DISTRICT NO 1
Zone Change with Overlay from C-2 to C-2 CUPD for 202 & Higley Digital Billboard
Phone: 602-616-5031
HIGLEY ROAD
SR 202
SUBJECT
PARCEL
LOOP 202 FREEWAY
HIGLEY ROAD
CENTERLINE DATA
CENTERLINE CURVE DATA
Call at least two full working days
before you begin excavation.
Dial 8-1-1 or 1-800-STAKE-IT (782-5348)
In Maricopa County: (602) 263-1100
Arizona Blue Stake, Inc.
PLAN OF DEVELOPMENT
FOR DIGITAL BILLBOARD
PERMANENT FREESTANDING SIGN TABLE
WIDTH x HEIGHT
SIGN AREA (SQ. FT.)
HEIGHT (FT)
TYPE
LIGHTING
Bowman Consulting Group Ltd
6751 North Sunset Blvd
Suite 325
Glendale, Arizona 85305
Phone: (480) 629-8830
www.bowman.com
© Bowman Consulting Group Ltd
LOOP 202 FREEWAY AND HIGLEY ROAD
PLAN OF DEVELOPMENT FOR
DIGITAL BILLBOARD
GILBERT, ARIZONA
MARICOPA COUNTY
DD
DD
JC
1" = 40'
050336-01-001
5/24/22
POD01
1
2
SITE
COMMERCIAL UNIT PLAN OF DEVELOPMENT
REGULATION
BASE ZONING DISTRICT
REGULATIONS (C-2)
PROPOSED ZONING DISTRICT
REGULATIONS (C-2 CUPD)
40"
45°'
70'-0"
O.A.H.
53'-0"
H.A.G.L.
Bowman Consulting Group Ltd
6751 North Sunset Blvd
Suite 325
Glendale, Arizona 85305
Phone: (480) 629-8830
www.bowman.com
© Bowman Consulting Group Ltd
LOOP 202 AND HIGLEY RD BILLBOARD 2
14' x 48' DIGITAL SINGLE POST CENTER MOUNT
DOUBLE FACE 45° V-BUILD
GILBERT, ARIZONA
MARICOPA COUNTY
AS NOTED
050336-01-001
5/24/22
POD02
2
2
Call at least two full working days
before you begin excavation.
Dial 8-1-1 or 1-800-STAKE-IT (782-5348)
In Maricopa County: (602) 263-1100
Arizona Blue Stake, Inc.
HIGLEY ROAD
SR L202 ON RAMP
ALTA/NSPS LAND TITLE SURVEY
1
1
SR L202 AND HIGLEY
GILBERT AZ. 85296
BENCHMARK
LEGEND
TOPOGRAPHIC SURVEY
SR L202 AND HIGLEY
LOCATED IN THE SOUTHWEST QUARTER OF SECTION 23,
TOWNSHIP 1 SOUTH, RANGE 6 EAST, OF THE GILA AND SALT
RIVER BASE AND MERIDIAN, MARICOPA COUNTY, ARIZONA.
DETAIL
SS
Narrative Report / CUPD for Digital Billboard
Project Name: 202 & Higley Digital Billboard CUPD
General Location: Approximately 500’ East of the Northeast Corner of Higley Road and 202 San
Tan Freeway
Case/tracking #: Z2022076
Submittal Date: April 11, 2022
2nd Submittal: June 13, 2022
Sign Owner: Becker Boards Small, LLC
Applicant Name: Jacob Zonn
Address: 13169 S Higley Rd. Gilbert, AZ. 85296
Purpose of Request
The applicant requests a Commercial Unit Plan of Development (“CUPD”) to allow for a digital
conversion of both faces of the billboard structure (the “Billboard”) along the Loop 202 (the
“202”), parcel # 304-28-017V (the “Property”). This 5,520 sqft parcel is located in
unincorporated Maricopa County and is currently zoned C-2. The billboard structure will be
changed from static to digital faces, raised to 70’ in height and modified to 14x48 (672 sqft)
faces. The CUPD is required due to the limited maximum lot size, and spacing requirements of
1,000 feet in Section 1403.3.1.A.1.b.
Description of Proposal
The existing off-site Sign is located on a single parcel approximately 500 feet east of Higley Rd
and the 202 San Tan Freeway targeting traffic traveling east and west bound along the 202
freeway. The current board is currently 30 feet in height and is an 8.33’ x 36’ (300 sqft) center
mount v-build. The requests are to increase the overall height from 30 feet to 70 feet and to
increase the size of the Off-site Sign face from 300 square feet to the industry standard 672
square feet. Both faces will be converted to digital panels.
The current parcel is 5,520 sqft in size. The minimum size limit for development in a C-2 zoning
district is 6,000 sqft. This CUPD will modify this size to 5,520 sqft. The billboard will be the only
development on this site. The size of the parcel occurred during annexation of the surrounding
properties into the Town of Gilbert. The Town of Gilbert does not allow billboards within their
jurisdiction. Annexing this parcel would have created an illegal board in the Town of Gilbert.
The CUPD will also modify the distance from another billboard from 1000’ to 502’. The 502’
distance is to a billboard oriented toward Higley Rd. The ordinance change from linear to radial
spacing has created a legal nonconformity regarding the spacing.
The sign faces changing to 14’ x 48’ is allowed by right. The height change is based upon the
elevation difference from the Property to the 202 travel lanes, the raised Higley Rd overpass
and the berm within ADOT right-of-way with mature trees along the 202 blocking views of the
current billboard. The billboard is 14 feet lower than the elevations of the freeway lanes
(Please see Exhibit 4 for engineered topographic map). There is a large berm on the north side
of the freeway between the travel lanes and the Property blocking views for west bound traffic.
The east bound traffic views are blocked because of the Higley Rd overpass. Exhibit 3 shows
that viewers can barely see the top of the board today driving east bound. The billboard at 70’
will be clearly and safely seen by oncoming traffic.
Commercial Unit Plan of Development
Regulation
Base Zoning District
Regulations (C-2)
Proposed Zoning District
Regulations (C-2 CUPD)
Max. Off-Site Sign Height
48'
70'
Min. Off-Site Sign
Distance
1000’
52’
Minimum Lot Size
6,000 sqft
5,520 sqft
All other standards not listed in the CUPD table meet MCZO Chapter 14 Billboard standards.
The new digital billboard will follow all requirements of the digital general provisions within
MCZO Art. 1403.3.1.J.
Relation to Surrounding Properties
The properties immediately surrounding the Property are being used for agriculture and an 85-
foot-tall commercial cell tower on a remnant ADOT property adjacent to the west of the
Property. There is also a unique strip of private accessway between the Property to the south
and the right-of-way, approximately 30’ wide to allow the property owner to the east to have
access to their parcel. The closest residential development to the east of the Property is
approximately 1,986 linear feet from the Property and is separated by a large parcel zoned
Business Park and Light Industrial in the Town of Gilbert. The closest residential development
to the west is also separated by the school and is across Higley Rd to the west at approximately
1,380 feet. The closest residential to the south, is on the south side of the 202 Freeway and is
approximately 711 linear feet of the Property and proposed Off-Site sign.
South – 202 Freeway. No adverse effects are expected.
North – Vacant land zoned R-3 in Town of Gilbert being developed for self storage. No adverse
effects are expected.
West – ADOT owned vacant land zoned RU-43 with cell tower. No adverse effects are
expected.
East – Vacant Land zoned BP in the Town of Gilbert. No adverse effects are expected.
New digital faces on the Property will allow local businesses of the east valley to advertise to
viewers. A new, quality billboard at this site will add improvement to the property and allow
for messaging to the east valley. The billboard is conducive to the development and General
Plan land use designations in the Town of Gilbert. This billboard is consistent with freeway
types of development and the Industrial zoning and uses on the south side of the freeway.
Location and Accessibility
The Property is accessible from Higley Rd along the 202 frontage. The billboard will be
reachable for maintenance from this access point. As stated, the 202 freeway is directly to the
south of the Property. The Property has regional access via the 202 freeway.
Circulation System
The billboard is accessed from Higley Rd. There will be no vehicular movement to any
surrounding properties.
Development Schedule
Once a permit is issued by Maricopa County the digital faces will be ordered and delivered
within 4 weeks of being ordered. The construction process can be done in only a few days.
Community Facilities and Services
The Property is in the Higley Unified School District. The American Leadership Academy is
across Higley Rd to the west. Cooley Middle School is to the east of the Property.
UTILITY COMMITMENT TABLE
School District
Gilbert Unified School District
#41
(480) 632-4750
Electricity
Salt River Project (SRP)
(602) 236-8833
Natural Gas
Southwest
(877) 860-6020
Refuse
Waste Management
(480) 782-3510
Telephone
Century Link
(800) 244-1111
Water & Sewer
Well Water & Septic
Fire Protection
Rural Metro
(480) 627-6200
Jeri Loucks, PECFM
Planning & Development
301 W. Jefferson Ave., Suite 170
Phoenix, Arizona 85003
Phone: (602) 506-6332
www.maricopa.gov/planning
email address:
Jeri.Loucks@maricopa.gov
Maricopa County
Planning & Development Department
Date:
April 27, 2022
Memo To: Darren Gerard, AICP, Planning Manager, Department of Planning &
Development
Attn:
Ray Banker, Planner, Planning & Development Services
cc:
Michael Norris P.E., Engineering Manager, Planning and Development
From:
Jeri
Loucks,
PECFM,
Engineering
Supervisor,
Planning
&
Development
Subject:
Z2022076 – Zone Change from C-2 to CUPD (Digital Billboards)
APN(s):
304-28-017V
PND engineering plan review (DPR, FCD and PND Transportation) has reviewed the
1st submittal of the POD application routed for review on April 14, 2022. PND
Engineering has no comments or objections subject to the following conditions:
Applicant shall be responsible for coordinating any requirements that may be
imposed by ADOT (redletter@azdot.gov).
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.
Page 2 of 2
DRAINAGE PLAN REVIEW REFERENCES:
The Drainage Regulations are listed in Section 1205 of the MCZO:
https://www.maricopa.gov/documentcenter/view/272
Maricopa County Drainage Policies and Standards Manual:
https://www.maricopa.gov/DocumentCenter/Home/View/2369
For Additional Information See:
https://www.maricopa.gov/1635/Drainage-Review
FLOOD CONTROL DISTRICT OF MARICOPA COUNTY REFERENCES:
Floodplain Regulations for Maricopa County:
https://www.maricopa.gov/DocumentCenter/View/630
For Additional Information See:
https://www.maricopa.gov/3847/Flood-Control-District
PND TRANSPORTATION REFERENCES:
Residential Driveway Guidelines
https://www.maricopa.gov/documentcenter/view/362
Roadway Design Manual
http://www.mcdot.maricopa.gov/DocumentCenter/View/24883
Maricopa County Resolution for ROW Permits
https://www.maricopa.gov/documentcenter/view/364
For Additional Information See:
https://www.maricopa.gov/156/MCDOT
PND STORMWATER QUALITY (SWPPP) REFERENCES:
Storm Water Quality Management and Discharge Control Regulation
https://www.maricopa.gov/DocumentCenter/View/6577
Air Pollution Control Regulations Rule 310
https://www.maricopa.gov/DocumentCenter/View/5354
For Additional Information See:
https://www.maricopa.gov/3980/Water-Sewage-Stormwater-Waste
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
DATE: April 15, 2022
TO :
Ray Banker, Planning & Development Dept.
Planner
FROM: Souren Naradikian, P.E.
Senior Civil Engineer
SUBJECT: Digital Conversion of an Existing Billboard. Z2022076
The Maricopa County Environmental Services Department (MCESD) has reviewed
documents received from the Maricopa County Planning and Development Department
for the above referenced project. This project is a request to Convert billboard to
digital sign at APN # 304-28-017V. According to the submitted documents, water and
sewer services will not be needed, MCESD has no concerns.
Based on the above, MCESD raised no objection to this project to the Planning &
Development Department in Accela Automation on April 15, 2022 and the project
may proceed at this time subject to the following stipulations:
Condition: 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:
Ray Banker (PND)
Cc:
Peggy Fehlman
Subject:
202 & HIGLEY DIGITAL BILLBOARD Z2022076 NEC HIGLEY RD AND 202
Date:
Friday, April 29, 2022 3:27:45 PM
Attachments:
image001.png
image002.png
Z2022076 - APPL-FORM-1.pdf
Z2022076 - NARR-RPTS-1.pdf
Z2022076 - SITE-PLAN-1.pdf
Z2022076 Routing Document.pdf
Thank you for the notification of the above-referenced proposed development.
ADOT is neutral on zoning matters. As such, ADOT has no comment. ADOT reserves comment
until review of the preliminary site plans for this project. Please notify ADOT once the project
is through zoning and moving forward. It is recommended that the developer ascertain if a
permit(s) will be necessary.
Permit Encroachment Process Link - https://azdot.gov/business/permits/encroachment-permits.
Permit Encroachment General Mailbox is: Centralpermits@azdot.gov
Permit Sign Process Link - https://azdot.gov/business/permits/outdoor-advertising-sign-permits.
Permit Sign General Mailbox is: statewidepermits@azdot.gov
ADOT would like to remind the developer that if there is ADOT Right of
Way in the area they must not encroach upon it without a permit. No
work shall begin on ADOT right of way until said permit is obtained.
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
---------- Forwarded message ---------
From: Ray Banker (PND) <Ray.Banker@maricopa.gov>
Date: Sat, Apr 23, 2022 at 1:27 PM
Subject: New Case: Z2022076 (202 & Higley Digital Billboard)
To:
Good afternoon,
You are receiving this email as the above mentioned case is in an area which you are
considered an “Area of Interest”. Attached are documents relating to the subject case and
upcoming TAC Meeting. Please let me know if you if have any questions.
Thank you,
Ray Banker
Senior Planner
Maricopa County Planning & Development
Department
301 W. Jefferson Street, Suite 170
Phoenix, AZ 85003
602-506-2364
Ray.Banker@maricopa.gov
From:
Tony Bianchi
To:
Ray Banker (PND)
Cc:
Bob Draper
Subject:
RE: New Case: Z2022076 (202 & Higley Digital Billboard)
Date:
Wednesday, May 18, 2022 6:37:39 PM
Attachments:
image003.png
image004.png
image001.png
image002.png
image005.png
image006.png
Hi Ray:
Thanks for routing this to us for review. This case is at a distance from Gateway Airport to not have
any immediate concerns, but I also noticed that there have been 6 FAA 7460 airspace cases for
billboards filed on County land along State Route 24 near Williams Field Road & Crismon in east
Mesa up to 53’ in height.
Our comments regarding billboards, mainly digital billboards, are similar to our comments provided
with case TA2018001 regarding billboard signage.
Gateway Airport particular interest is with the height of proposed signs, location in proximity to
runways and flight paths, and the digital illumination intensity and timing of display changes. We
address this with municipalities on freeway monument signs. State Routes 202 & 24 (now being
extended) border Gateway Airport. Gateway's requested conditions, or considerations, include:
In conformance with CFR Title 14 Part 77, any new billboard signs proposed in vicinity of
the airport undergo an FAA 7460 airspace review to evaluate the signage height and any
wireless frequencies that billboards may utilize, if requested by the FAA’s 7460 Notice
Criteria Site for filing @ https://oeaaa.faa.gov/oeaaa/external/gisTools/gisAction.jsp?
action=showNoNoticeRequiredToolForm
Any new billboard signs proposed in vicinity of the airport should be:
Evaluated for the light intensity emitted
Review if shielding should be added to the top of the billboard to mitigate
signage lighting being directed upwards toward the paths of aircraft
Timing and animation capabilities should be reviewed so displays and signage
lighting would not be confused with airport navigation lighting or that could
serve as a distraction to aircraft
This would apply to all billboards, but digital billboards get the additional consideration. Please let
me know if you have any further questions. Thanks again for the opportunity to review.
Tony Bianchi, A.A.E., AICP, GISP
Planning Manager
Phoenix-Mesa Gateway Airport Authority
5835 S Sossaman Rd
Mesa, AZ 85212-6014
Office: 480-988-7649
tbianchi@gatewayairport.com
www.gatewayairport.com
Please be advised that our office hours are Monday - Thursday 7 a.m. to 6 p.m. We are closed Fridays.
From: Ray Banker (PND) <Ray.Banker@Maricopa.Gov>
Sent: Saturday, April 23, 2022 1:27 PM
Subject: New Case: Z2022076 (202 & Higley Digital Billboard)
Good afternoon,
You are receiving this email as the above mentioned case is in an area which you are considered an
“Area of Interest”. Attached are documents relating to the subject case and upcoming TAC Meeting.
Please let me know if you if have any questions.
Thank you,
Ray Banker
Senior Planner
Maricopa County Planning & Development Department
301 W. Jefferson Street, Suite 170
Phoenix, AZ 85003
602-506-2364
Ray.Banker@maricopa.gov