Z2021090 BOS REPORT_REV_PART1.PDF
Extracted text (via pymupdf)
248585 characters
February 23, 2022
Z2021090
Page 1 of 6
Report to the Board of Supervisors
Prepared by the Maricopa County Planning and Development Department
Board Hearing Date:
February 23, 2022
Case #/Title:
Z2021090 – WestWing Recycling & Transfer Station
Supervisor District:
4
Applicant/Owner:
Gammage & Burnham PLC/WestWing Business Park LLC
Request:
Zone Change with Overlay from IND-2 IUPD to IND-3 IUPD
Site Location:
Generally located approx. 3,060’ NE of the intersection of El
Mirage Rd & Loop 303
Site Size:
Approx. 10 acres
County Island Status:
Yes, Peoria
Additional
Comments:
The applicant is seeking a Zone Change with Overlay from
IND-2 IUPD to IND-3 IUPD for the development of a recycling
and waste transfer station. The site is located on a portion of
a larger property (WestWing Business Park) that is zoned IND-
2 IUPD. The subject property is designated as a Mixed Use
Employment in the White Tank/Grand Avenue Area Plan and
as Industrial in the City of Peoria General Plan.
Staff received letters from 445 individuals (adjusted for
duplicates) and an online petition signed by 1,304 individuals
in support of the site (not adjusted for duplicates). The
approx. total number of individuals in support of the site is
1,749 people. Supporters of the site communicated they are
in support of the economic benefits, that the station would
bring back the City of Surprise’s recycling program and that
Republic Services operates as a good corporate citizen. Staff
also received eight (8) letters that did not indicate support or
opposition for the site. These letters indicate primarily that
Republic Services serves their facility or that they are satisfied
with the service received by Republic Services.
Staff received letters from 258 individuals (adjusted for
duplicates), a hand-signed petition of 675 names and
addresses (adjusted for duplicates) and an online petition
signed by 4,413 individuals opposed to the site (not adjusted
for duplicates). The approx. total number of individuals
opposed to the site is 5,346 people. The key concerns
February 23, 2022
Z2021090
Page 2 of 6
communicated by individuals in opposition included traffic,
noise,
fire,
odor,
property
values,
pestilence,
value/effectiveness of the facility and the potential for
additional IND-3 zoning around the site in the future.
Following the Commission meeting Staff received 207 appeal
forms opposing the recommendation of the Commission.
There are no property owners located within 300’ of the site
that filled appeal forms. Staff received additional opposition
and support letters by e-mail and by mail following the
Commission meeting. These items are not included in total
number of individuals in opposition or support of the proposal,
but are represented as part of the report attachments.
Relevant municipalities communicated no concerns with the
proposal. Western Area Power Administration (WAPA)
submitted comments to the applicant stating that there are
no concerns with the zone change and that the applicant
should coordinate with WAPA on potential impact to their
easement. Arizona Department of Transportation (ADOT)
commented
on
the
overall
WestWing
Business
Park
development that there is ADOT right-of-way in the area and
that the developer cannot encroach upon it without a
permit. ADOT also noted no work shall begin on ADOT right-
of-way until said permit is obtained. MCDOT approved the
applicant’s traffic study for the subject site and referenced
ADOT’s comments in the traffic study approval document.
Commission
Recommendation:
On 1/27/22, the Commission voted 6-0 to recommend
Approval of Z2021090 subject to conditions ‘a’ – ‘u’:
a.
Development of the site shall be in conformance with the Legal Description
entitled “Warranty Deed“, consisting of 4 pages, dated June 19, 2018, and
stamped received August 5, 2021, except as modified by the following conditions.
b.
Development of the site shall be in substantial conformance with the Zoning Exhibit
entitled “WestWing Transfer Facility“, consisting of 6 full-size sheets, dated
December 14, 2021, and stamped received December 17, 2021, except as
modified by the following conditions. Staff of the Planning & Development
Department may determine slight refinements to remain in substantial
conformance to this exhibit/plan in a future Plan of Development application.
Major and minor amendments to a Plan of Development will be determined in
accordance with Chapter 3 of the zoning ordinance.
c.
Development of the site shall be in substantial conformance with the Narrative
Report entitled “WestWing Recycling & Transfer Facility Narrative”, consisting of 28
pages, dated December 16, 2021, and stamped received December 17, 2021,
except as modified by the following conditions.
d.
The following Planning Engineering conditions shall apply:
February 23, 2022
Z2021090
Page 3 of 6
1.
Without the submittal of a precise plan of development, no development
approval is inferred by this review, including, but not limited to number of
proposed building lots/units, drainage design, access and roadway
alignments. These items will be addressed as development plans progress
and are submitted to the County for further review and/or entitlement.
2.
No permits for development of this project shall be issued until permits for
the construction of the required offsite infrastructure are issued.
Development of the site is contingent on offsite roadway and utility
improvements to access and serve the site. The offsite improvements are
not considered part of the entitlement for this application. Permitting for the
offsite improvements requires approval from a multitude of permitting
agencies (PA) as follows:
a. El Mirage Road at Loop 303 (PA: ADOT)
b. El Mirage Road from Loop 303 to E/W Connector Road (PA: MCDOT)
c. E/W Connector (Private) Road within FCDMC Owned
Property(McMicken Dam Outflow) (PA: FCDMC)
d. Remainder of E/W (Private) Connector Road (PA: PND)
e. ASLD approval for all public/private R/W
3.
Engineering review of re-zone cases is conceptual in nature. All
development and engineering design shall be in conformance with
Section 1205 of the Maricopa County Zoning Ordinance; Drainage Policies
and Standards; Floodplain Regulations for Maricopa County; MCDOT
Roadway Design Manual; and current engineering policies, standards and
best practices at the time of application for construction.
e.
Zoning approval is conditional per Maricopa County Zoning Ordinance, Article
304.6, and ARS § 11-814 for five (5) years, within which time the Plan of
Development and initial subdivision infrastructure or Plan of Development and
initial construction permit must be obtained.
f.
All recycling and waste shall be transferred off of the facility floor on a daily basis
leaving the floor to rest overnight empty of waste and debris.
g.
All floors within the recycling and waste transfer shall be swept free of debris and
cleansed at the end of daily operations.
h.
A single loading truck is permitted to remain within the facility overnight.
i.
Under no circumstance shall trucks harboring recycling or waste be permitted to
be stored overnight on the exterior of the facility beyond the hours of operation
stated in the applicant’s narrative.
j.
No alternative storage container shall harbor recycling or waste overnight.
k.
The recycling and waste transfer facility bay doors shall be closed overnight.
February 23, 2022
Z2021090
Page 4 of 6
l.
One day per month, the operator of the recycling and waste transfer facility shall
host a free bulk trash disposal day in accordance with the regular public hours of
operation stated in the narrative and in accordance with public participation
documents submitted by the applicant.
m.
The operator of the recycling and waste transfer facility shall provide a dedicated
hotline for community complaints or questions in accordance with the public
participation documents submitted by the applicant.
n.
Following final construction permit approval of a transfer station, an annual status
report shall be submitted by the owners of the property for the first five years of
operation. The status report shall be administratively reviewed by Planning and
Development with the ability to administratively accept or to carry the status
report to the Board of Supervisors (Board) to review compliance with the
conditions of approval, upon recommendation by the Planning and Zoning
Commission (Commission) for consideration of amendments or revocation of
zoning. The status report shall address the following:
1.
Compliance with the conditions of approval;
2.
Number of free bulk trash disposals processed as part of the community’s
monthly free bulk disposal day;
3.
The nature of any complaints received by members of the public and
resolution actions taken;
o.
Conditions ‘f’ through ‘i’ will expire upon the successful acceptance of five annual
status reports as required of condition ‘n’.
p.
The following IND-3 IUPD standards shall apply:
1.
Height: 40’
2.
Min. Front Yard: 10’
3.
Min. Side Yard: 5’
4.
Min. Rear Yard: 25’
6.
Parking: Nine (9) regular parking spaces including one (1) ADA space shall
be required for the recycling and waste transfer facility only. All other uses
developed shall be required to adhere to MCZO Chapter 11 – Section 1102
parking regulations.
7.
Sight Visibility Triangles: Two (2) required sight visibility triangles at the primary
ingress and egress proposed in the zoning exhibit are waived.
8.
Screening: A 6’ tall solid wall or a fence made of composite materials or
masonry shall be required and shall be fully opaque. Slatted chain link and
chain link fencing for perimeter screening shall be prohibited.
9.
Directory Signs: Maximum sign area of 24 sq. ft. and shall not exceed 8’ (h).
10.
Directional Signs: Maximum sign area of 12 sq. ft.
11.
Wall Signs:
a.
The total aggregate area of all wall signs on a property shall
not exceed fifteen percent (15%) of one (1) face/plane of a
single/multitenant building, or wall plane of an individual
February 23, 2022
Z2021090
Page 5 of 6
business frontage where more than one (1) tenant occupies
the building.
b.
Face plane is measured as a vertical plane from the ground
to top of parapet or eave line of pitched, or mansard roof.
Where a parapet is behind a hip roof, shall follow the eave line.
c.
If a property has multiple buildings, the property owner may
choose which building face plane is used to calculate
aggregate sign area.
12.
Freestanding Sign including Center Identification Signs:
a.
One (1) freestanding sign shall be allowed oriented and
located adjacent to the Loop 303 Freeway subject to the
following:
1.
Shall not exceed 60’ in height.
2.
Shall not exceed 250 sq. ft. in sign area per face.
3.
Shall not be included in the calculation of the total
number of other freestanding signs outlined below
and/or wall signs permitted.
4.
Minimum separation: 200’ separation from any other
freeway freestanding sign or off-site advertising sign.
5.
50’ from non-freeway lot lines, 200’ from rural or
residentially zoned properties.
6.
No EMDs allowed with freeway freestanding sign.
7.
Base of sign must be at least 35% of the full sign width.
b.
All other freestanding signs shall comply with the following
development standards:
1.
Shall not exceed 150 sq. ft. in sign area.
2.
Shall not exceed 24’ provided that any signs within 100’ of a
rural or residential zone, unless developed for non residential
use, shall not exceed 12’ in height; however, for each 5’
beyond the 100’, the maximum may increase 1’ to the
maximum height of 24’.
c.
May be a moving, rotating or revolving sign; however, no sign
shall rotate faster than seven (7) revolutions per minute.
d.
Remaining permitted standards of industrial signage that are
not shown herein shall be permitted.
q.
The following uses shall be permitted in the IND-3 IUPD zoning district:
1.
Recycling and waste transfer station; and,
2.
All uses permitted in the IND-2 IUPD zoning district.
r.
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
February 23, 2022
Z2021090
Page 6 of 6
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.
s.
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.
t.
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.
u.
The granting of this change in use of the property has been at the request of the
applicant, with the consent of the landowner. The granting of this approval allows
the property to enjoy uses in excess of those permitted by the zoning existing on
the date of application, subject to conditions. In the event of the failure to comply
with any condition, the property 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, does not reduce any rights that
existed on the date of application to use, divide, sell or possess the property and
that there would be no diminution in value of the property from the value it held
on the date of application due to such revocation of the Zone Change. The Zone
Change enhances the value of the property above its value as of the date the
Zone Change is granted and reverting to the prior zoning results in the same value
of the property as if the Zone Change had never been granted.
Presented by:
Adam Cannon, AICP, Planner
Reviewed by:
Darren Gerard, AICP, Planning Manager
Attachments:
1/27/22 P&Z Packet (1,216 pages)
P&Z Handouts (18 pages)
P&Z Appeal Forms As of 2/7/22 (328 pages)
Opposition Received Post P&Z Meeting (167 pages)
Support Received Post P&Z Meeting (55 pages)
300’ Support/Opposition Map (1 page)
Note:
1/27/22 Draft P&Z Minutes are not available as of the writing of this report, but can
be provided upon request later when available.
Case #Z2021090
Page 1 of 24
Report to the Planning and Zoning Commission
Prepared by the Maricopa County Planning and Development Department
Case:
Z2021090 – WestWing Recycling & Transfer Station
Hearing Date:
January 27, 2022
Supervisor District:
4
Applicant:
Gammage & Burnham PLC – Stephen Anderson
Owner:
WestWing Business Park LLC – Silas Eck
Request:
Zone Change with Overlay from IND-2 IUPD to IND-3 IUPD
Site Location:
Generally located approx. 3,060’ NE of the intersection of El Mirage
Rd & Loop 303
Site Size:
Approx. 10 acres
Density:
N/A
County Island:
Yes, Peoria
County Plan:
White Tank/Grand Avenue Area Plan – Mixed Use Employment
Municipal Plan:
Peoria General Plan – Employment/Industrial
Municipal Comments:
None received to date
Support/Opposition:
1,749 support / 5,343 opposed
Recommendation:
Approve with conditions
Case #Z2021090
Page 2 of 24
Project Summary:
1.
Gammage and Burnham PLC is requesting a Zone Change with Overlay from IND-2 IUPD
and IND-3 IUPD for a recycling and waste transfer station to be operated by Republic
Services. The subject property is located on approximately 10 acres in the Peoria area
approximately 3,060 ft. northeast of the intersection of El Mirage Rd. and Loop 303, and
is designated as Mixed Use Employment in the White Tank/Grand Avenue Area Plan and
Employment/Industrial in the Peoria General Plan. The 10 acres are a portion of a larger
75 acre property zoned IND-2 IUPD and owned by WestWing Business Park LLC.
2.
The 75 acres comprising the WestWing Business Park received IND-2 IUPD zoning in 2019
under case Z2019018. The zoning permitted all uses found within the IND-2 use
regulations, but received comments from the City of Peoria about Peoria development
standards. The approval determination set conditions specific to development
standards for wall signs, freestanding signs, setbacks as applicable to a future industrial
subdivision, parking for RV and boat storage and screening of industrial uses. Staff
received no comments in opposition or support to the WestWing Business Park case from
members of the public.
3.
The subject property is not the original site proposed for the transfer station. In 2020, the
applicant submitted an application (Z2020017) for a site located near the intersection of
Happy Valley Road and 117th Avenue, across the freeway from and to the east of the
subject site. In response to community opposition, the applicant withdrew their initial
proposal and reapplied in 2021 for the current site. The original site accessed the transfer
station using 117th Avenue. 117th Avenue is currently the only road that allows for access
to certain neighborhoods located just south of the Loop 303, and is developing as a
neighborhood commercial/activity node for neighborhoods from Corte Bella
northeastward. Additionally, the intersection of 117th and Happy Valley Road
experienced a number of vehicle accidents that involved large industrial trucks/vehicles.
Several rural residences are located within 650 to 700 feet of the original site.
Exhibit 1 – Original Site Proposed by Applicant
Case #Z2021090
Page 3 of 24
Exhibit 2 – 2021 Aerial Map of Subject Site
Exhibit 3 – Comparison of Sites
Case #Z2021090
Page 4 of 24
4.
Access to the site is proposed utilizing an access route north of the Loop 303 that involves
several parties including Arizona State Land Department (ASLD), Maricopa County
Department of Transportation (MCDOT), Flood Control District of Maricopa County (FCD),
Arizona Department of Transportation (ADOT) and WestWing Business Park LLC (the
developer). Maricopa County Planning and Development would review select permits
associated with the access proposal.
5.
Garbage and recycling collection trucks servicing residential neighborhoods and
commercial clients will travel from the Cave Creek Transfer Station. The trucks will then
travel from their point of origin along assigned collection routes until either their route is
complete or collection vehicle is full. At that point, the trucks will travel either northbound
or southbound along Loop 303 and exit at the El Mirage Road exit. From the El Mirage
Rd. exit, the developer has proposed a north/south road leading from the exit at El
Mirage Road and the 303 (El Mirage) north to a proposed private east/west connector.
The north/south road is located exclusively on ASLD land and would require either a
purchase by the developer and transfer of the road to MCDOT, or an auction of the land.
It is expected that ASLD would transfer the land to MCDOT. ADOT is reviewing the
developer’s traffic study as the exit to Loop 303 from El Mirage is already developed. A
portion of the east/west connector road crosses through ASLD and FCD land. Another
portion of the east/west connector would be located on the WestWing Business Park
property to provide access to either tenants or future owners of land on the site. As a
fully private road, the east/west connector would require a public auction through ASLD
and FCD approval through a right-of-way permit. The FCD right-of-way permit would be
to build the road infrastructure and maintenance in the portion of FCD lands in the
McMicken Outflow wash. The developer would be responsible for all expenditures
associated with the development of the north/south road, and the development and
maintenance of the entirety of the east/west connector.
Exhibit 4 – Applicant Exhibit of Access
Case #Z2021090
Page 5 of 24
6.
The primary use of the site is proposed to be a waste and recycling transfer station. Waste
and recycling transfer stations are facilities that transfer municipal and client solid waste
and recycling materials from smaller trucks that service neighborhoods and businesses to
larger trucks that haul the solid waste materials to the landfill. Waste transferred to the
subject site would be transferred to the Southwest Regional Landfill on SR85. Recycling
materials are transferred to local recycling processing facilities. The hours of operation will
be from 5:00 a.m. to 5:00 p.m. Monday through Saturday, with public hours available
from 7:00 a.m. to 3:00 p.m. According to the applicant’s narrative, approx. four (4)
employees will be hired. The IND-3 IUPD zoning district will not regulate the hours of
operation or number of employees. Lighting will conform to Section 1112 of the Maricopa
County Zoning Ordinance and be shielded and directed downward. No violation cases
are currently present on the site.
7.
The applicant’s narrative states that they received a will serve letter from Arizona Fire and
Medical Authority (AFMA) and implemented a recommendation by AFMA in the
conceptual site plan to add an emergency access. Additionally, Staff received an
independent study by Forensic Fire Consultants, Ltd. which indicated that the reviewing
consultant did not have any concerns related to operational processes by Republic
Services that would create a greater risk of fire on the site based upon a review of the
similar Cave Creek transfer station. Additionally, the study states the processes Republic
Services has in place provides rapid mitigation efforts for prevention, early detection,
segregation and suppression.
8.
The applicant’s narrative states that the proposed site will utilize a dust and odor
suppressing misting system for both fire protection and odor control. Bird netting and
minimal perching areas are proposed to prevent birds from nesting internally and
externally in the transfer station building. These design elements will be included in staff’s
administrative review and approval of the subsequent Plan of Development (POD). The
applicant has stated that the tipping floor will be swept free of debris on a nightly basis
at the end of operations. However, the applicant is requesting the ability to leave a
single truck filled with waste on occasion overnight when a customer arrives after the final
landfill hauler has departed. Business operations are not controlled by the IND-3 IUPD
zoning district, but there will be conditions related to operations that speak to the health,
public safety and general welfare of the community.
9.
The applicant initially submitted a Plan of Development to be determined concurrently
with the zoning for the site. Staff informed the applicant that the Plan of Development
could not be approved as access could not be established at this time by the developer
of the WestWing Business Park. The applicant agreed to withdraw the Plan of
Development application until the determination of the zoning takes place and access
to the site is approved for development by State and County agencies. Staff did inform
the applicant that conditions to a future Plan of Development will be recommended
through the zoning so that those conditions are legislative and require public hearing to
alter.
Case #Z2021090
Page 6 of 24
Exhibit 5 – Conceptual Site Plan
Case #Z2021090
Page 7 of 24
Exhibit 6 – Waste Transfer Station Operations Exhibits
Case #Z2021090
Page 8 of 24
Case #Z2021090
Page 9 of 24
10.
The subject site is currently zoned IND-2 IUPD. The applicant is requesting to change the
zone to IND-3 IUPD. The base IND-3 zone and requested zoning standards for the IND-3
IUPD district are listed below:
REGULATION
BASE ZONING DISTRICT
REGULATIONS (IND-3)
PROPOSED ZONING REGULATIONS
(IND-3 IUPD)
Height
40’
40’
Min. Front Yard
10’
10’
Min. Side Yard
5’
5’
Min. Street-Side Yard
10’
10’
Min. Rear Yard
25’ (abutting rural or
residential)
25’
Min. Lot Area
6,000 sq. ft.
6,000 sq. ft.
Min. Lot Width
60’
60’
Max. Lot Coverage
60%
60%
Parking Spaces
Required
32 spaces
One per 600 square feet of
floor
area, per MCZO Section
1102.1.5
9 spaces
Landscaping
Min. 5’ landscaping strip
required along road
frontages
Min. 5’ landscaping strip required
along road frontages
Screening/Buffering
6’ solid masonry wall
adjacent to or abutting any
rural or residential zone
boundary
A solid wall or fencing of
composite materials or
masonry; otherwise consistent
with ordinance.
Sight Visibility
Triangles
Required. Driveways and
parking are not permitted
within SVTs
Allowed along western
perimeter. Waiver of two
required sight visibility
triangles, including two at the primary
ingress/egress. All other required sight
visibility triangles are required, and
driveways and parking are not
permitted in the remaining
required triangles.
Uses Permitted
All uses permitted by right in
an IND-3 zoning district
Waste Transfer and Recycling Facility,
including accessory uses (scale
house) and all uses allowed in IND-2
District, except for the following:
a) Airports, runways/airstrips,
helipads/heliports, and facilities for
unmanned aerial vehicles;
b) Aircraft firms including sales,
service and rental;
c) Experimental and proving grounds;
and,
d) All medical marijuana uses.
*See report attachments for Z2021098 Conditions of Approval.
Case #Z2021090
Page 10 of 24
11.
The applicant is requesting to vary the standards for parking spaces required,
screening/buffering, sight visibility triangles and uses permitted. For parking, the
applicant is requesting nine (9) required spaces (including 1 ADA) due to the limited
number of employees and site visitors occurring on a regular basis. For screening, the
applicant states that effective, six foot screening can be provided with composite
materials more efficiently and in a more aesthetically attractive manner. The rationale
for the request to vary sight visibility triangles is that no adjacent development is
anticipated directly due to the west.
12.
Additionally, the applicant is requesting select IND-2 uses to be limited including airports
and airport related uses; aircraft sales, service and rental; experimental and proving
grounds; and, medical marijuana uses. The IND-3 zoning district allows all uses permitted
in commercial and industrial zoning districts (except for the C-O and C-S zoning districts)
and heavy industrial uses not specified in the use regulations of the IND-2 zoning district.
Exhibit 7 – Zoning Map
Existing On-Site and Adjacent Zoning / Land Use:
13.
On-site:
IND-2 IUPD / Vacant
North:
Rural-43 / Exempt Utility (WestWing Power Substation)
South:
IND-2 IUPD / Vacant
East:
IND-2 IUPD / Vacant
West:
Rural-43 / Vacant
Case #Z2021090
Page 11 of 24
Utilities and Services:
14.
Water:
EPCOR
Wastewater:
EPCOR
School District/s:
Peoria Unified School District #11
Fire:
Arizona Fire & Medical Association
Police:
MCSO
Right-of-Way:
15.
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
El Mirage Rd.
65’
65’
Principal Arterial
Private Rd.
30’
30’
Private
Adopted Plans:
16.
White Tank/Grand Avenue Area Plan (Adopted: 2000): The White Tank/Grand Avenue
Area Plan identifies this site as Mixed Use Employment. The Mixed Use Employment
category identifies locations of major planning area employment centers, with emphasis
on cohesive and comprehensive planned environments. Uses permitted in this category
include offices, light industrial parks, business parks, research parks, government facilities,
post-secondary educational facilities, and major medical facilities. However, residential
areas are not allowed in mixed-use employment centers.
17.
City of Peoria General Plan (Adopted: 2020): The subject property is designated as an
Employment Industrial land use in the City of Peoria General Plan. Industrial uses typically
require easy access to regional highways and freeways and/or locations convenient to
rail service given the delivery and shipping of goods. Industrial uses shall be designed
such that building facades where visibility from the street is possible should be given
higher architectural treatment in addition to landscaped areas. Appropriate screen walls
and outdoor storage of goods should be utilized, both to protect goods and to act as a
transition to adjacent land uses.
Public Participation Summary:
18.
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.
19.
Two signs were posted on site in accordance with applicable regulations situated for
maximum visibility considering the remote location of the site from public access at this
time. The applicant submitted a Public Participation Results Report of 248 pages in
accordance with County requirements.
20.
In summary (paraphrased from the applicant’s report), the Public Participation Results
Report indicated that the applicant contacted all HOAs within ten miles of the site and
Case #Z2021090
Page 12 of 24
that 14 HOAs agreed to meet. The applicant listed these meetings and who elected and
declined to participate. The applicant held four open houses at the proposed location
which were attended by over 100 residents and hosted four tele-town halls attended by
609 people. In addition, the applicant participated in HOA virtual meetings with Corte
Bella, Sunleya, Vistancia and Trilogy, and those were attended by around 225 people.
21.
The applicant notes that they invited the Corte Bella Government Affairs Committee to
tour the existing Cave Creek transfer station. The tour included a visit to the tipping floor
and to the nearest single-family home to the facility. The applicant notes they established
a website including technical reports and information about the site. Additionally, the
applicant distributed nine newsletters to 778 people and responded to over 100 citizen
comments via e-mail. The applicant hosted a community cleanup when learning of
illegal dumping occurring in the Agua Fria Riverbed. Lastly, the applicant notes that free
bulk trash drop-off will be offered to community members once per month along with a
dedicated hotline for complaints from community members.
22.
Staff received letters from 255 individuals (adjusted for duplicates), a hand-signed
petition of 675 names and addresses (adjusted for duplicates) and an online petition
signed by 4,413 individuals opposed to the site (not adjusted for duplicates). The approx.
total number of individuals opposed to the site is 5,343 people. The key concerns
communicated by individuals in opposition included traffic, noise, fire, odor, property
values, pestilence, value/effectiveness of the facility and the potential for additional IND-
3 zoning around the site in the future. Staff evaluates how the applicant addresses these
concerns in the report recommendation.
23.
Staff received letters from 445 individuals (adjusted for duplicates) and an online petition
signed by 1,304 individuals in support of the site (not adjusted for duplicates). The approx.
total number of individuals in support of the site is 1,749 people. Supporters of the site
communicated they are in support of the economic benefits, that the station would bring
back the City of Surprise’s recycling program and that Republic Services operates as a
good corporate citizen.
24.
Staff received eight (8) letters that did not indicate support or opposition for the site.
These letters indicate primarily that Republic Services serves their facility or that they are
satisfied with the service received by Republic Services.
25.
Staff prepared maps for the Commission that demonstrate the location of support and
opposition. The first map is a parcel map of individuals in support and opposition who
tendered addresses to Staff. The online petitions are mapped using a heat map to
demonstrate the intensity of support or opposition to the site by zip codes within five (5)
and ten (10) miles of the site. The mapping demonstrates that opposition is most clearly
present in the two mile area surrounding the site with the highest level of intensity found
in Sun City West and the Corte Bella community. Support for the site is primarily found
several miles south of the site in the City of Surprise.
26.
The Western Area Power Administration (WAPA) submitted comments to the applicant
stating that there are no concerns with the zone change and that the applicant should
coordinate with WAPA on potential impact to their easement.
Case #Z2021090
Page 13 of 24
27.
Arizona Department of Transportation (ADOT) commented on the overall WestWing
Business Park development that there is ADOT Right of Way in the area and that the
developer cannot encroach upon it without a permit. ADOT also noted no work shall
begin on ADOT right-of-way until said permit is obtained. MCDOT approved the
applicant’s traffic study for the subject site and referenced ADOT’s comments in the
traffic study approval document.
28.
Staff also received no comments from relevant municipalities. Staff received a number
of letters in support of the site from state and local elected officials, all of which are
attached with this report.
Exhibit 8 – Parcel Maps of Support & Opposition*
*For determinable addresses received with letters and petitions.
Case #Z2021090
Page 14 of 24
*For determinable addresses received with letters and petitions.
Case #Z2021090
Page 15 of 24
Exhibit 9 – Online Petition Support and Opposition Intensity by Zip Code*
*Map of Zip Codes within 5 miles received with online petitions.
Case #Z2021090
Page 16 of 24
*Map of Zip Codes within 10 miles received with online petitions.
Case #Z2021090
Page 17 of 24
Outstanding Concerns from Reviewing Agencies:
29.
N/A
Staff Analysis:
30.
Staff is supportive of the applicant’s Zone Change request to IND-3 IUPD for a recycling
facility and waste transfer station. Undoubtedly, this zoning proposal engendered a
great deal of passion. It is important to begin by noting that Staff takes into account the
comments received by individuals opposed and supportive of the site, and that the Staff
recommendation and the conditions recommended are informed by those comments.
It is also important to note that Staff feels that the applicant made mistakes in dealing
with the community in the public participation on their initial/previous site selection. Staff
believes those choices along with the selection of the initial/previous site resulted in an
unwelcome reception when the applicant proposed what Staff feels to be a far more
appropriate site at the WestWing Business Park location. With that noted, the applicant
made better choices in public participation for this proposal and provided better
information to address concerns of members of the public. Moreover, Staff feels the
applicant worked more willingly with Staff on recommended information to provide to
the community.
31.
When Staff reviews an industrial zoning proposal, and in particular one in which the use is
known beforehand, it looks primarily at the surrounding zoning, land use, proposed uses
and ability for certain uses to develop. With that in mind, the property is surrounded by
vacant land with the exception of the Westwing Substation to the north. Additionally,
this vacant land is bounded on the south and east by the Loop 303 and bounded from
development to the west by the McMicken Wash. The presence of the power plant and
these other boundaries prevent a realistic scenario in which anything but industrial uses
funded by private investment can pragmatically develop. Indeed, earlier land use plans
designated this area as employment and industrial long before the site received IND-2
IUPD zoning in 2019. In consultation with Staff, the applicant is requesting to limit the
permitted uses to the waste transfer station / recycling center use proposed and the
those uses already entitled by the current IND-2 IUPD zoning. The IND-3 IUPD zoning
proposed here is an appropriate transition from IND-2 IUPD zoning because it is insulated
by the IND-2 zoning, a significant barrier in the Loop 303 and perhaps the most intense
use present – the approx. 183-acre West Wing substation to the north.
32.
As noted previously, the IND-3 zoning district allows for uses that are not stated in the use
regulations of the IND-2 zoning district. Only one IND-3 use is being recommended by
Staff and that is the recycling and waste transfer station. Staff feels that several IND-2
uses already permitted in the underlying zoning surrounding the site may have far more
of a visible and tangible impact to the community in terms of traffic and other impacts
such as a last-mile fulfillment center. It is important to note that the IND-2 IUPD district
received no known opposition from the nearby community when originally approved in
2019.
33.
Public concerns center around several topics including odor, traffic, noise, fire,
pestilence, property values, effectiveness and the potential for additional IND-3 uses
being permitted. Staff recommended that the applicant describe all of the steps they
plan to take to address these issues in their narrative and Staff informed the applicant
Case #Z2021090
Page 18 of 24
that, if approved, there may be conditions to address areas in which Staff felt the
mitigation needs to be more thorough. The applicant did conduct a property values
study and the study is included with the documents forwarded to the Commission.
34.
The applicant stated they are mitigating odor through the use of a misting system and
nightly sweeping of floors from waste materials and debris. To address cleanliness, Staff
believes the applicant should be conditioned to taking these steps, and further that the
facility floor should be free of any solid waste and/or recycling materials on a nightly
basis. As with similar facilities, a rest period following daily operations presents the best
opportunity for any potential odor to dissipate. The applicant’s narrative notes rare
instances in which a truck will be left on the floor of the facility filled with the day’s waste.
Staff believes that the applicant can turn late materials away as they plan to do with un-
tarped loads and loads suspected of containing flammable materials. Staff believes that
the cleanliness practices also address the pestilence concerns related to the site along
with the applicant complying with Maricopa County Environmental Services Department
and Health Department regulations.
35.
Traffic impacts resulting from the site are addressed by the proposed access from Loop
303 on the proposed north/south extension to El Mirage. Staff reviewed the applicant’s
traffic study approved by MCDOT. The applicant’s study states that there will be an
average of seventy-six (76) daily truck trips with eight (8) trips in the AM and PM peak
hours. Staff feels that this number represents the minimum number of trips to the site that
will occur as the applicant’s market expands and when there is an accounting for trips
by public users of the site. The proposed dedicated access along with the private
connector road present ample room for truck storage and public traffic, and prevents
the potential for the transfer facility trucks and public users of the site to be responsible
for a traffic backup that impedes the regular flow of traffic through neighborhoods. The
access proposed for the new location is most appropriate. To address noise concerns
received by members of the public, the applicant submitted a noise study to staff. The
noise study concludes the projected potential maximum noise impact resulting from the
transfer station to the residential properties is less than 30 decibels which is substantially
below the average existing ambient traffic noise and is substantially below the City of
Peoria’s residential daytime and nighttime noise level limits.
36.
A key concern noted by the public is the potential for a fire on the site. Staff agrees that
of the concerns raised, fire is singularly the most important. From a use perspective, one
of the reasons why a transfer station falls under the category of IND-3 is due to potential
impacts such as a fire. The applicant outlined several operational practices to prevent
and suppress fires including fire retardant construction from the floor to the ceiling, a fire
suppression system, overnight off-site monitoring and employee training. Additionally,
the misters in the facility would lightly wet solid waste and recycling materials present in
the building to provide additional protection. The applicant submitted an independent
study written by Keith Paffrath, IAAI-CFI©, ICC-CFI-II, NFPA-CFI from Forensic Fire
Consultants, Ltd. Staff reviewed the study and had a lengthy discussion with Mr. Paffrath
about his findings. Mr. Paffrath evaluated the methods by which Republic Services
operates its Cave Creek Transfer Facility in terms of fire detection, prevention and
suppression. He concluded that Republic Services meets or exceeds current industry
standards pertaining to the collection, transport, transfer and disposal of waste products.
He also concluded that the fire risk for the site is minimal based upon the data he
reviewed.
Case #Z2021090
Page 19 of 24
37.
One of the last areas of public concern relates to the value and effectiveness of a transfer
station. In this area, Staff felt that the applicant could have done a better job of
communicating the benefit of a transfer station to the community other than in
generalities such as more competition lowers prices and reduction on the wear and tear
of their trucks. The applicant contends that if the transfer station is developed there is the
potential for municipalities to restore recycling programs that have since ended. Staff
asked the applicant if they could provide data demonstrating a previous situation where
the introduction of a transfer station helped to restore a municipal recycling program or
perhaps helped reduce municipality costs for services. In response, the applicant
directed Staff to a letter from Mayor Hall of Surprise who is in support of the proposal.
Additionally, the applicant submitted an economic impact study that focuses on the
revenue generated to State, County and municipalities annually by the entire WestWing
Business Park. However, staff notes their study did not focus on the individual contribution
of the transfer facility and the letter did not address what Staff asked for from the
applicant in terms of data. That said, Staff feels that the benefit of the revenue from the
park is a benefit to the community. A clear and direct benefit offered by the applicant
to the community is that it is willing to offer free bulk trash drop-off to community members
once per month. Staff also feels that the transfer station will ultimately benefit this area
of the County due to a lack of transfer stations located in the northwest valley.
38.
Staff is recommending several conditions applicable to the zone change and
subsequently to a future Plan of Development. The Plan of Development conditions
focus on site cleanliness and overnight waste. Staff feels that the variations of
development standards proposed by the applicant are minimal in nature and
appropriate to the site except that the parking variation and use variation need to be
altered for future uses. To that end, Staff is in favor of allowing the transfer station use to
be required to have only nine (9) parking spaces; however, Staff is recommending that
any other potential use be required to adhere to relevant parking standards in the MCZO.
Additionally, Staff feels that it is unnecessary to limit the IND-2 uses allowed as those uses
are permitted on the remainder of the site.
39.
Due to the overwhelming public response, Staff is also recommending a special condition
designed to hold the operator of the facility accountable to the public for the first five
years of operation following final construction permit approval of the site in the event the
site develops. This condition requires the submission of an annual status report to be
evaluated administratively by Staff to review compliance with the conditions of
approval. In this assessment, Staff may decide to accept the report or to bring the zoning
back to the Commission and Board for amendment or revocation. The status report
requirement asks the applicant to address compliance with the conditions of approval,
the number of free community bulk trash disposals on site and any complaints received
by members of the public. Staff believes that this condition will allow for the operator to
demonstrate to the County and surrounding residents its commitment to protecting a
community concerned about the site.
Case #Z2021090
Page 20 of 24
Recommendation:
40.
For the reasons outlined in this report, staff recommends the Commission motion for
Approval, subject to conditions ‘a’ – ‘u’.
a.
Development of the site shall be in conformance with the Legal Description
entitled “Warranty Deed“, consisting of 4 pages, dated June 19, 2018, and
stamped received August 5, 2021, except as modified by the following conditions.
b.
Development of the site shall be in substantial conformance with the Zoning Exhibit
entitled “WestWing Transfer Facility“, consisting of 6 full-size sheets, dated
December 14, 2021, and stamped received December 17, 2021, except as
modified by the following conditions. Staff of the Planning & Development
Department may determine slight refinements to remain in substantial
conformance to this exhibit/plan in a future Plan of Development application.
Major and minor amendments to a Plan of Development will be determined in
accordance with Chapter 3 of the zoning ordinance.
c.
Development of the site shall be in substantial conformance with the Narrative
Report entitled “WestWing Recycling & Transfer Facility Narrative”, consisting of 28
pages, dated December 16, 2021, and stamped received December 17, 2021,
except as modified by the following conditions.
d.
The following Planning Engineering conditions shall apply:
1.
Without the submittal of a precise plan of development, no development
approval is inferred by this review, including, but not limited to number of
proposed building lots/units, drainage design, access and roadway
alignments. These items will be addressed as development plans progress
and are submitted to the County for further review and/or entitlement.
2.
No permits for development of this project shall be issued until permits for
the construction of the required offsite infrastructure are issued.
Development of the site is contingent of offsite roadway and utility
improvements to access and serve the site. The offsite improvements are
not considered part of the entitlement for this application. Permitting for the
offsite improvements requires approval from a multitude of permitting
agencies (PA) as follows:
a. El Mirage Road at Loop 303 (PA: ADOT)
b. El Mirage Road from Loop 303 to E/W Connector Road (PA: MCDOT)
c. E/W Connector (Private) Road within FCDMC Owned
Property(McMicken Dam Outflow) (PA: FCDMC)
d. Remainder of E/W (Private) Connector Road (PA: PND)
e. ASLD approval for all public/private R/W
3.
Engineering review of re-zone cases is conceptual in nature. All
development and engineering design shall be in conformance with
Section 1205 of the Maricopa County Zoning Ordinance; Drainage Policies
and Standards; Floodplain Regulations for Maricopa County; MCDOT
Case #Z2021090
Page 21 of 24
Roadway Design Manual; and current engineering policies, standards and
best practices at the time of application for construction.
e.
Zoning approval is conditional per Maricopa County Zoning Ordinance, Article
304.6, and ARS § 11-814 for five (5) years, within which time the Plan of
Development and initial subdivision infrastructure or Plan of Development and
initial construction permit must be obtained.
f.
All recycling and waste shall be transferred off of the facility floor on a daily basis
leaving the floor to rest overnight empty of waste and debris.
g.
All floors within the recycling and waste transfer shall be swept free of debris and
cleansed at the end of daily operations.
h.
A single loading truck is permitted to remain within the facility overnight.
i.
Under no circumstance shall trucks harboring recycling or waste be permitted to
be stored overnight on the exterior of the facility beyond the hours of operation
stated in the applicant’s narrative.
j.
No alternative storage container shall harbor recycling or waste overnight.
k.
The recycling and waste transfer facility bay doors shall be closed overnight.
l.
One day per month, the operator of the recycling and waste transfer facility shall
host a free bulk trash disposal day in accordance with the regular public hours of
operation stated in the narrative and in accordance with public participation
documents submitted by the applicant.
m.
The operator of the recycling and waste transfer facility shall provide a dedicated
hotline for community complaints or questions in accordance with the public
participation documents submitted by the applicant.
n.
Following final construction permit approval of a transfer station, an annual status
report shall be submitted by the owners of the property for the first five years of
operation. The status report shall be administratively reviewed by Planning and
Development with the ability to administratively accept or to carry the status
report to the Board of Supervisors (Board) to review compliance with the
conditions of approval, upon recommendation by the Planning and Zoning
Commission (Commission) for consideration of amendments or revocation of
zoning. The status report shall address the following:
1.
Compliance with the conditions of approval;
2.
Number of free bulk trash disposals processed as part of the community’s
monthly free bulk disposal day;
3.
The nature of any complaints received by members of the public and
resolution actions taken;
Case #Z2021090
Page 22 of 24
o.
Conditions ‘f’ through ‘i’ will expire upon the successful acceptance of five annual
status reports as required of condition ‘m’.
p.
The following IND-3 IUPD standards shall apply:
1.
Height: 40’
2.
Min. Front Yard: 10’
3.
Min. Side Yard: 5’
4.
Min. Rear Yard: 25’
6.
Parking: Nine (9) regular parking spaces including one (1) ADA space shall
be required for the recycling and waste transfer facility only. All other uses
developed shall be required to adhere to MCZO Chapter 11 – Section 1102
parking regulations.
7.
Sight Visibility Triangles: Two (2) required sight visibility triangles at the primary
ingress and egress proposed in the zoning exhibit are waived.
8.
Screening: A 6’ tall solid wall or a fence made of composite materials or
masonry shall be required and shall be fully opaque. Slatted chain link and
chain link fencing for perimeter screening shall be prohibited.
9.
Directory Signs: Maximum sign area of 24 sq. ft. and shall not exceed 8’ (h).
10.
Directional Signs: Maximum sign area of 12 sq. ft.
11.
Wall Signs:
a.
The total aggregate area of all wall signs on a property shall not
exceed fifteen percent (15%) of one (1) face/plane of a single/multi
tenant building, or wall plane of an individual business frontage
where more than one (1) tenant occupies the building.
b.
Face plane is measured as a vertical plane from the ground to top
of parapet or eave line of pitched, or mansard roof. Where a
parapet is behind a hip roof, shall follow the eave line.
c.
If a property has multiple buildings, the property owner may choose
which building face plane is used to calculate aggregate sign area.
12.
Freestanding Sign including Center Identification Signs:
a.
One (1) freestanding sign shall be allowed oriented and located
adjacent to the Loop 303 Freeway subject to the following:
1.
Shall not exceed 60’ in height.
2.
Shall not exceed 250 sq. ft. in sign area per face.
3.
Shall not be included in the calculation of the total number of
other freestanding signs outlined below and/or wall signs
permitted.
4.
Minimum separation: 200’ separation from any other freeway
freestanding sign or off-site advertising sign.
5.
50’ from non-freeway lot lines, 200’ from rural or residentially
zoned properties.
6.
No EMDs allowed with freeway freestanding sign.
7.
Base of sign must be at least 35% of the full sign width.
b.
All other freestanding signs shall comply with the following
Case #Z2021090
Page 23 of 24
development standards:
1.
Shall not exceed 150 sq. ft. in sign area.
2.
Shall not exceed 24’ provided that any signs within 100’ of a
rural or residential zone, unless developed for non-residential
use, shall not exceed 12’ in height; however, for each 5’
beyond the 100’, the maximum may increase 1’ to the
maximum height of 24’.
c.
May be a moving, rotating or revolving sign; however, no sign shall
rotate faster than seven (7) revolutions per minute.
d.
Remaining permitted standards of industrial signage that are not
shown herein shall be permitted.
q.
The following uses shall be permitted in the IND-3 IUPD zoning district:
1.
Recycling and waste transfer station; and,
2.
All uses permitted in the IND-2 IUPD zoning district.
r.
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.
s.
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.
t.
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.
u.
The granting of this change in use of the property has been at the request of the
applicant, with the consent of the landowner. The granting of this approval allows
the property to enjoy uses in excess of those permitted by the zoning existing on
the date of application, subject to conditions. In the event of the failure to comply
with any condition, the property 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, does not reduce any rights that
existed on the date of application to use, divide, sell or possess the property and
that there would be no diminution in value of the property from the value it held
on the date of application due to such revocation of the Zone Change. The Zone
Change enhances the value of the property above its value as of the date the
Zone Change is granted and reverting to the prior zoning results in the same value
of the property as if the Zone Change had never been granted.
Case #Z2021090
Page 24 of 24
Presented by:
Adam Cannon, AICP, Planner
Reviewed by:
Matthew Holm, AICP, Planning Supervisor
Attachments:
Case Map (1 page)
Legal Description (4 pages)
Zoning Exhibit (reduced 8.5”x11”, 6 pages)
Narrative Report (28 pages)
Noise Study (5 pages)
Fire Study (8 pages)
Economic and Fiscal Impact Report (19 pages)
Property Values Study (33 pages)
Z2019018 Conditions of Approval (4 pages)
Engineering Comments (1 page)
MCESD Comments (1 page)
MCDOT Comments (2 pages)
ADOT Comments (4 pages)
WAPA Comments (2 pages)
AFMA Comments (4 pages)
Citizens Participation Results Report (20 pages)
Citizens Participation Results Report Exhibits (228 pages)
Letters – Neither Support, Nor Opposition (8 pages)
Opposition Letters Received (202 pages)
Hand-Signed Opposition Petition (83 pages)
Online Opposition Petition (80 pages)
Support Letters Received (410 pages)
Support Letters Received from Elected Officials (10 pages)
Online Support Petition (25 pages)
Parcel Maps of Opposition and Support (2 pages)
Online Petition Opposition and Support Heat Maps (2 pages)
MARICOPA COUNTY
Legal Description:
T4N, R1W, Section 12
Applicant: Stephen Anderson, Gammage & Burnham PLC
P&Z Hearing Date:
January 27, 2022
MARICOPA COUNTY REGIONAL DEVELOPMENT SERVICES - PHOENIX, ARIZONA
Z2021090
Aerial Date: 2021
Case Address: N/A
Parcel: 503-53-025U
SUPERVISORAL DISTRICT NO 4
Zone Change with Overlay from IND-2 IUPD to IND-3 IUPD for WestWing Recycling and Transfer Station
Phone: 602-256-4422
HUNTER
3$*E2)
;%
3$R&E//E*$/'E6&R,3T,2N
HUNTER
3$*E2)
;%
3$R&E/E;H,%,T
CORPORATE HEADQUARTERS
18500 N. ALLIED WAY
PHOENIX, AZ 85054
(480) 627-2700
DRAWN BY:
APPROVED BY:
PROJECT NUMBER:
DATE PRINTED:
SHEET NUMBER:
P:\12189\12189-079\11-Dwgs-P\12189-079 - Zoning Set.dwg
COPYRIGHT © 2021 REPUBLIC SERVICES
ALL RIGHTS RESERVED.
THESE DRAWINGS REMAIN THE PROPERTY OF REPUBLIC
SERVICES. ANY RE-USE OF THESE DRAWINGS WITHOUT THE
EXPRESS WRITTEN CONSENT OF REPUBLIC SERVICES IS
PROHIBITED.
1000 COMMERCE PARK DRIVE
SUITE 201
WILLIAMSPORT, PA 17701
(570) 323-6603
NO.
DATE
COMMENTS
CASE NUMBER: Z2021090
REPUBLIC SERVICES
WESTWING TRANSFER FACILITY
MARICOPA COUNTY, ARIZONA 85373
ZONING SUBMISSION
12.14.2021
CMS
JWH
12189-079
UTILITY / SERVICE TABLE
UTILITY / SERVICE
PROVIDER
·
ZONING EXHIBIT
G0
IND-3 IUPD DISTRICT REGULATIONS
IND-3 DISTRICT REGULATIONS
PROPOSED IND-3 IUPD DISTRICT REGULATIONS
CORPORATE HEADQUARTERS
18500 N. ALLIED WAY
PHOENIX, AZ 85054
(480) 627-2700
DRAWN BY:
APPROVED BY:
PROJECT NUMBER:
DATE PRINTED:
SHEET NUMBER:
P:\12189\12189-079\11-Dwgs-P\12189-079 - Zoning Set.dwg
COPYRIGHT © 2021 REPUBLIC SERVICES
ALL RIGHTS RESERVED.
THESE DRAWINGS REMAIN THE PROPERTY OF REPUBLIC
SERVICES. ANY RE-USE OF THESE DRAWINGS WITHOUT THE
EXPRESS WRITTEN CONSENT OF REPUBLIC SERVICES IS
PROHIBITED.
1000 COMMERCE PARK DRIVE
SUITE 201
WILLIAMSPORT, PA 17701
(570) 323-6603
NO.
DATE
COMMENTS
CASE NUMBER: Z2021090
REPUBLIC SERVICES
WESTWING TRANSFER FACILITY
MARICOPA COUNTY, ARIZONA 85373
ZONING SUBMISSION
12.14.2021
CMS
JWH
12189-079
NORTH
VICINITY MAP:
THIS
SITE
EXISTING CONDITIONS PLAN
C1
X
X
X
X
X
X
CORPORATE HEADQUARTERS
18500 N. ALLIED WAY
PHOENIX, AZ 85054
(480) 627-2700
DRAWN BY:
APPROVED BY:
PROJECT NUMBER:
DATE PRINTED:
SHEET NUMBER:
P:\12189\12189-079\11-Dwgs-P\12189-079 - Zoning Set.dwg
COPYRIGHT © 2021 REPUBLIC SERVICES
ALL RIGHTS RESERVED.
THESE DRAWINGS REMAIN THE PROPERTY OF REPUBLIC
SERVICES. ANY RE-USE OF THESE DRAWINGS WITHOUT THE
EXPRESS WRITTEN CONSENT OF REPUBLIC SERVICES IS
PROHIBITED.
1000 COMMERCE PARK DRIVE
SUITE 201
WILLIAMSPORT, PA 17701
(570) 323-6603
NO.
DATE
COMMENTS
CASE NUMBER: Z2021090
REPUBLIC SERVICES
WESTWING TRANSFER FACILITY
MARICOPA COUNTY, ARIZONA 85373
ZONING SUBMISSION
12.14.2021
CMS
JWH
12189-079
GENERAL DEVELOPMENT PLAN
C2
NORTH
VICINITY MAP:
THIS
SITE
E
OH
X
X
X
X
X
X
X
X
X
PIT FLOOR
(-4.0' FROM FFE)
TRANSFER STATION
FINISH FLOOR
EL=1307.00
SECTION A PROFILE
SECTION B PROFILE
CORPORATE HEADQUARTERS
18500 N. ALLIED WAY
PHOENIX, AZ 85054
(480) 627-2700
DRAWN BY:
APPROVED BY:
PROJECT NUMBER:
DATE PRINTED:
SHEET NUMBER:
P:\12189\12189-079\11-Dwgs-P\12189-079 - Zoning Set.dwg
COPYRIGHT © 2021 REPUBLIC SERVICES
ALL RIGHTS RESERVED.
THESE DRAWINGS REMAIN THE PROPERTY OF REPUBLIC
SERVICES. ANY RE-USE OF THESE DRAWINGS WITHOUT THE
EXPRESS WRITTEN CONSENT OF REPUBLIC SERVICES IS
PROHIBITED.
1000 COMMERCE PARK DRIVE
SUITE 201
WILLIAMSPORT, PA 17701
(570) 323-6603
NO.
DATE
COMMENTS
CASE NUMBER: Z2021090
REPUBLIC SERVICES
WESTWING TRANSFER FACILITY
MARICOPA COUNTY, ARIZONA 85373
ZONING SUBMISSION
12.14.2021
CMS
JWH
12189-079
UTILITY / SERVICE TABLE
UTILITY / SERVICE
PROVIDER
NORTH
VICI1ITY 0AP
THIS
SITE
GRADING AND UTILITY PLAN
C3
CORPORATE HEADQUARTERS
18500 N. ALLIED WAY
PHOENIX, AZ 85054
(480) 627-2700
DRAWN BY:
APPROVED BY:
PROJECT NUMBER:
DATE PRINTED:
SHEET NUMBER:
P:\12189\12189-079\11-Dwgs-P\12189-079 - Zoning Set.dwg
COPYRIGHT © 2021 REPUBLIC SERVICES
ALL RIGHTS RESERVED.
THESE DRAWINGS REMAIN THE PROPERTY OF REPUBLIC
SERVICES. ANY RE-USE OF THESE DRAWINGS WITHOUT THE
EXPRESS WRITTEN CONSENT OF REPUBLIC SERVICES IS
PROHIBITED.
1000 COMMERCE PARK DRIVE
SUITE 201
WILLIAMSPORT, PA 17701
(570) 323-6603
NO.
DATE
COMMENTS
CASE NUMBER: Z2021090
REPUBLIC SERVICES
WESTWING TRANSFER FACILITY
MARICOPA COUNTY, ARIZONA 85373
ZONING SUBMISSION
12.14.2021
CMS
JWH
12189-079
ELEVATION VIEWS
C5
X
X
X
X
X
X
X
X
CORPORATE HEADQUARTERS
18500 N. ALLIED WAY
PHOENIX, AZ 85054
(480) 627-2700
DRAWN BY:
APPROVED BY:
PROJECT NUMBER:
DATE PRINTED:
SHEET NUMBER:
P:\12189\12189-079\11-Dwgs-P\12189-079 - Zoning Set.dwg
COPYRIGHT © 2021 REPUBLIC SERVICES
ALL RIGHTS RESERVED.
THESE DRAWINGS REMAIN THE PROPERTY OF REPUBLIC
SERVICES. ANY RE-USE OF THESE DRAWINGS WITHOUT THE
EXPRESS WRITTEN CONSENT OF REPUBLIC SERVICES IS
PROHIBITED.
1000 COMMERCE PARK DRIVE
SUITE 201
WILLIAMSPORT, PA 17701
(570) 323-6603
NO.
DATE
COMMENTS
CASE NUMBER: Z2021090
REPUBLIC SERVICES
WESTWING TRANSFER FACILITY
MARICOPA COUNTY, ARIZONA 85373
ZONING SUBMISSION
12.14.2021
CMS
JWH
12189-079
LANDSCAPING PLAN
C6
5932.12.2369486.6
12/15/2021
ZONE CHANGE WITH OVERLAY
WESTWING RECYCLING & TRANSFER FACILITY NARRATIVE
Located immediately south of the Southwest Corner of the WestWing Power Station,
approximately 3,060’ northeast of the intersection of N. El Mirage Road and Loop 303
Request: Zone Change with Overlay from IND-2 IUPD to IND-3 IUPD
Case No. Z2021090
Original Submittal: August 4, 2021
Revised: November 5, 2021
Revised: December 16, 2021
5932.12.2369486.6
Page 2 of 28
12/15/2021
Table of Contents
Purpose of Request ....................................................................................................................................... 7
Relationship to Surrounding Properties ..................................................................................................... 15
Location and Accessibility ........................................................................................................................... 18
Circulation System ...................................................................................................................................... 19
Development Schedule (Phasing) ............................................................................................................... 21
Community Facilities and Services .............................................................................................................. 22
Public Utilities and Services ........................................................................................................................ 23
Industrial Unit Plan of Development – District Regulations ....................................................................... 24
Justification for the Industrial Unit Plan of Development – District Regulations ....................................... 26
Conclusion ................................................................................................................................................... 28
5932.12.2369486.6
Page 3 of 28
12/15/2021
Exhibits
Exhibit 1
List of all ADEQ-registered transfer stations in Maricopa County
Exhibit 2
Map of all ADEQ-registered transfer stations in Maricopa County
Exhibit 3
List of commercial scale recycling and transfer stations in Maricopa County
Exhibit 4
Map of commercial scale recycling and transfer stations in Maricopa County
Exhibit 5
2001 Aerial Photo of WestWing Power Station area
Exhibit 6
Vicinity Map
Exhibit 7
Zoning Exhibit
Exhibit 8
List of recycling and transfer stations by size
Exhibit 9
Aerial photo of Cave Creek transfer station
Exhibit 10
Aerial photo of Scottsdale transfer station
Exhibit 11
Aerial photo of Mesa transfer station
Exhibit 12
Aerial photo of Germann Road transfer station
Exhibit 13
Public Records Regarding Transfer Stations in Maricopa County
Exhibit 14
Zoning Exhibit zoomed in on main features
Exhibit 15
Tipping Room Floor Diagram
Exhibit 16
Arizona Fire & Medical Will Serve Letter
Exhibit 17
WestWing Industrial Park Rendering
Exhibit 18
Economic & Fiscal Impact Report
Exhibit 19
Western Area Power Administration Comment
Exhibit 20
Renderings of Facility as seen from 303
Exhibit 21
Chart comparing Republic traffic to existing County approvals
5932.12.2369486.6
Page 4 of 28
12/15/2021
Overview of Proposal
A.
Recycling and Transfer Facilities are a Well Established Part of our Urban Infrastructure
There are currently 32 registered recycling and transfer stations operating across Maricopa County.
Nearly half of these stations, fourteen in all, are built to receive at least 10,000 cubic tons of recycling and
waste a year, some of them much more. They are scattered across the County, some in cities like
Scottsdale and Phoenix, others on County islands next to cities like Chandler, Mesa and Goodyear. Some
are next to parks and some are next to water treatment facilities, but almost all of them have two things
in common:
i)
they are close to freeways, because that is how they work, and
ii)
they are in populated areas with homes and businesses, because those are the populations
which they serve.
All but one of the fourteen significant recycling and transfer stations meet these two criteria (the one that
does not is remote because it is actually part of a major landfill). See Exhibit 1 for a list of all ADEQ-
registered recycling and transfer stations in Maricopa County; Exhibit 2 for a map of all 32 of these
facilities; Exhibit 3 for a list of all recycling and transfer stations in Maricopa County that can receive more
than 10,000 cubic tons of waste a year; and Exhibit 4 for a map of these fourteen significant facilities.
These fourteen recycling and transfer facilities operate almost entirely without incident. Instead, they go
quietly about their business, very much like any other piece of urban infrastructure. Some enthusiastic
citizens have expressly stated that such facilities can trigger “environmental disasters.” Such assertions
beg the question: where are these disasters today, and why do we not know about them?
Almost every major freeway corridor in the Valley of the Sun has at least one recycling and transfer facility
along its alignment, and some have more than one: I-10, I-17, the 60, the Loop 101, the brand new Loop
202, and even the new and extremely short SR 24 in the Southeast Valley. And one freeway, Loop 101
through the West Valley lacks a transfer station for a very good reason: it has the last major urban landfill
(the City of Glendale landfill). There is only one freeway corridor in the Valley that sticks out on any map
of recycling and transfer stations because it lacks such a facility: the Loop 303 in the Northwest Valley.
B.
The Northwest Valley is Now Large Enough for a Recycling Transfer Facility
Why does the 35 mile stretch of the Loop 303 currently lack a basic piece of urban infrastructure that
every other part of the Valley already has? The answer is actually simple: it is because twenty years ago,
the Loop 303 did not exist, nor did any of the large subdivisions or retail centers that have been developed
in the booming Northwest Valley since then. See Exhibit 5 for an aerial photo of this area 20 years ago.
There is the WestWing Power Station, the Beardsley Canal, multiple sand and gravel pits, and nothing
else. There are no subdivisions north of Sun City West, there’s not a single grocery store, much less a
cluster of power centers and big boxes, and there is no Freeway. Recycling and transfer facilities do not
get constructed in the middle of nowhere. They get constructed where they are useful and needed, in
the middle of heavily populated areas.
Over the past twenty years, the Northwest Valley has been built from virtually nothing. The thousands of
new residents here live in both unincorporated Maricopa County and the City of Peoria. Now that the
5932.12.2369486.6
Page 5 of 28
12/15/2021
Northwest Valley has been heavily developed, it is mature enough to support a recycling and transfer
facility. So where would the logical place to locate such a facility be? Of course, you would want to be
close to the Loop 303 – perhaps in a location where you could access the Loop 303 without passing a
single residence. And you would want to be in location where you might be next to significant commercial
and industrial type land uses, such as a longstanding regional power station and an approved industrial
park, perhaps with existing industrial zoning. That is in fact what Republic Services is proposing here. See
Exhibit 6.
The Northwest Valley has indeed grown tremendously in the past two decades, necessitating the need
for a recycling and transfer station to serve the increasing population. Such facility can be modest in size
when compared to the other fourteen facilities already functioning around the Valley of the Sun. A facility
here could be sited on a small parcel, no more than ten acres. A facility building here could be around
17,000 square feet, in the same ballpark as an average Walgreen’s or Staples. That is in fact what Republic
Services is proposing here. See Exhibit 7. And when compared to the commercial scale transfer stations
around the County, this proposed transfer station will be one of the smallest. See Exhibit 8.
C.
The Responsible Operation of Recycling and Transfer Stations
Republic Services is the best qualified company to construct a vital piece of urban infrastructure like this
recycling and transfer station. It is a locally based company, one of the Valley’s few Fortune 500
companies. Republic has hundreds of employees who live all across the Valley, including in the booming
Northwest Valley. When citizens suggest such a facility should only be built near a company’s employees,
for Republic, that means the breadth of the metropolitan area. Republic enjoys a well-established
reputation in this community and in this industry as a responsible corporate citizen.
Would a recycling and transfer facility have a cataclysmic impact on its surroundings? Although some
citizens have suggested a catalogue of possible catastrophes, this is not actually a hypothetical question.
There is no need for wild or unfounded speculation. Maricopa County and local Valley cities have decades
of experiences with these facilities. Just look around:
in Phoenix near Cave Creek Road and the 101, not only less than 2,000 feet away from homes but
also even closer to the CAP Canal and City of Phoenix Union Hills Water Treatment Facility, one of
our major sources of drinking water;
in Scottsdale near Pima Road and the 101 (a municipal facility, not a Republic Services facility),
1,000 feet away from homes and an AJ’s grocery store (another locally based business), with
brand new, age-restricted homes under construction in even closer to proximity to the existing
facility;
in Mesa, near the interchange of the Loop 202 and SR 24, a freeway even younger than the 303,
where DMB (another locally owned business) is developing its Eastmark community nearby; and
in Chandler, basically across the street from the City’s major Regional Park, Tumbleweed Park,
where tens of thousands gather every year for the City’s famed Ostrich Festival.
See Exhibits 9, 10, 11 and 12 for aerial photos showing each of these facilities and their relationships to
their neighbors. At any of these established locations, do homeowners notice these facilities in their day
to day lives? Do they smell them? Do they suffer property value diminution from them? Do they
experience poor water quality or air quality, or have vermin or disease invaded their homes as a result?
Have they been overwhelmed by truck traffic? The answer to any and all of these questions at any and
all of these locations is, “No.”
5932.12.2369486.6
Page 6 of 28
12/15/2021
While Maricopa County Planning staff must consider input from both the applicant and from concerned
members of the public – both for or against this proposal – the staff likewise needs to exercise its
professional skills by looking to the recycling and transfer facilities operating within its jurisdiction now
and for many years, and present that experience to the Planning Commission and Board of Supervisors as
neutral evidence.
The County already knows this benign reality. The “Mesa” facility is in unincorporated Maricopa County
operating under County jurisdiction since 2003. As is the “Goodyear” facility, operating since 2005. So is
the “Chandler” facility, operating since 2007. All three of these existing facilities are larger than what
Republic is proposing here; the Goodyear facility is more than twice as large.
Maricopa County Jurisdiction Transfer Stations
Transfer
Station
Address
County Case
Number
Approval Date
Square Footage
“Mesa”
4040 S. 80th Street
Mesa, AZ 85212
Z2002105
February 19, 2003
32,500
“Goodyear”
18605 W. McDowell Road
Goodyear, AZ 85395
Z2002117
February 19, 2003
43,200
“Chandler”
11530 E. Germann Road
Chandler, AZ 85286
Z2006112
May 16, 2007
24,544
Thus, the County has a combined 48 years of operational experience with transfer stations on County
islands. With three such facilities up and operating across the length of the County, the County would
already know if these facilities brought any significant and ongoing problems to the County. This is a fact
which Republic has documented. Republic has asked the County enforcement agency for all records
regarding any reported issues at each of these three facilities; there was one, in 2011, at a facility operated
by another company, that was quickly resolved. See Exhibit 13 for the County records. The reality is that
the County knows these facilities are invisible. They cause no significant issues of any kind in any of these
locations. While these facilities are sometimes controversial when they are proposed, they then
disappear into the fabric of our urban infrastructure, like a water line or a telephone pole, often hiding in
plain sight and improving the functionality of our metropolis.
This is an appropriate application for a justified piece of urban infrastructure to serve a rapidly growing
area of the County. It involves a very modest rezone from IND-2 to IND-3 on a small parcel nestled in the
shadow of a major power station. This recycling and transfer facility will have little to no adverse impacts
on its neighbors, whether near or far.
5932.12.2369486.6
Page 7 of 28
12/15/2021
Purpose of Request
STATEMENT OF SPECIFIC APPLICATION
Allied Waste Transportation, Inc., dba Republic Services of Phoenix (“Republic”), requests approval of a
Zone Change with Overlay for a recycling and waste transfer facility (the “Facility”) on the approximate
10-acre property located immediately south of the southwest corner of the WestWing Power Station
(“Site”). Specifically, the Site is the northwest corner of County Assessor Parcel No. 503-53-025U. The
Site is currently vacant and unimproved.
On October 9, 2019, the Maricopa County Board of Supervisors approved the rezoning of 75 acres located
on the south side of the WestWing Power Station to Light Industrial Zoning District Industrial Unit Plan of
Development (IND-2 IUPD) to allow development of the Westwing Business Park (Case No. Z2019018). In
so doing, the Board acted on the unanimous recommendation of the Planning Commission and the staff
recommendation for approval. There was no known citizen comment on the rezoning case. Republic now
seeks to locate its industrial activity within the industrially zoned Business Park.
To facilitate this development, Republic respectfully requests the following:
1.
Zone Change with Overlay on the Site from Light Industrial Zoning District Industrial Unit Plan of
Development (IND-2 IUPD) to Heavy Industrial Zoning District Industrial Unit Plan of Development
(IND-3 IUPD) approval.
This Facility intends to meet the recycling and waste transfer service needs of the Northwest Valley’s
growing population. Republic currently provides recycling, transfer and disposal services to both
residential and commercial customers in Peoria, Phoenix, Mesa, Gilbert, Chandler, Queen Creek, Apache
Junction and unincorporated areas of Maricopa County.
DESCRIPTION OF PROPOSAL
A.
Recycling and Transfer Facilities Reduce Traffic
The primary business purpose of a recycling and transfer station is to reduce traffic. A transfer facility
that does not reduce traffic makes no business sense to construct, and has failed to meet its primary goal.
A transfer facility is used to consolidate recyclable materials and municipal solid waste (MSW) received
from local garbage trucks and other similar vehicles into larger tractor trailers that deliver the
consolidated waste to remote landfills. Put simply: recyclable material and MSW are moved from smaller
local trucks into larger regional trucks. That is the only thing that happens here. The smaller trucks can
then stick to their local routes without having to drive longer distances. The larger trucks can get onto
the Loop 303 and travel greater distances, with virtually no presence on local streets. In general, one
regional truck can carry the equivalent of three local trucks. Therefore, a properly functioning transfer
station’s primary purpose is to reduce the presence of garbage trucks on local freeways by two-thirds.
Here is how the United States Environmental Protection Agency described this purpose of a transfer
station in their Manual for Waste Transfer Stations: “By consolidating shipments to the disposal site, a
waste transfer system will have net positive impacts in terms of reducing community-wide truck traffic,
5932.12.2369486.6
Page 8 of 28
12/15/2021
air emissions, noise, and highway wear. … [S]avings from reduced travel times might offset … capital costs
and result in overall lower system costs.”
At the moment, Parks & Sons vehicles serving the residents of unincorporated Maricopa County in this
area are traveling from Vistancia to distant landfills or transfer stations, all located more than 10 miles
from this proposed transfer station. The same is true for the City of Peoria garbage trucks serving
residents of Peoria in this area. As these local trucks drive to and from – every trip is a round trip, so
double the mileage -- remote landfills, they generate local traffic and emissions, and create wear and tear
on roads, as well as the vehicles themselves.
When Peoria was a smaller City, distances were shorter and direct delivery to landfills was appropriate
and efficient. There was no need for a closely located transfer station a generation ago. But as the
unincorporated areas and Peoria both continue to grow, it would make more sense to develop and use a
transfer station that utilizes the taxpayer investment in the Loop 303. It would also reduce the distances
the local trucks have to travel, which would reduce fuel costs and wear and tear on those vehicles, in
addition to reducing road wear and tear and vehicle emissions. It would preserve the local fleet and allow
those drivers to focus on their collection routes. This efficiency would allow local carriers to better
manage their solid waste rates, and that helps every resident and business they serve.
While Republic does not have a current contractual relationship with either Parks & Sons or the City of
Peoria, by using this proposed recycling and solid waste transfer facility, both private and municipal
garbage trucks could reduce every single trip by more than 20 round trip miles. That would represent a
significant savings to both private haulers and the City in vehicle use, traffic and emissions. It should also
be noted that the County has approved the zoning for numerous commercial ventures in this growing
area, including a battery storage facility, a QuikTrip, and this very Industrial Park. In none of those cases
did the County Planning Department ask for a business plan or proof of existing contractual guarantees,
and it would not be appropriate for the County to do so here.
Republic Services will be transporting the solid waste from the Facility to its Southwest Regional Landfill
(SWRL). The SWRL is located on State Route 85 in western Buckeye, across the street from the State
Prison. Large trucks will get on the 303, travel around to I-10, and then out to State Route 85. They will
not be a part of traffic on City streets. The recyclable materials will be transported to a variety of local
recycling processing facilities including, but not limited to, Phoenix North Gateway and Glendale Materials
Recovery Facility.
B.
Why Republic Selected This Location
Republic proposes to construct and operate a recycling and transfer facility on approximately 10 acres
located immediately south of the southwest corner of the WestWing Power Station in unincorporated
Maricopa County. Republic has selected the Site for the following reasons:
1.
its proximity to the Loop 303 Freeway and to the rapidly growing part of unincorporated Maricopa
County and the City of Peoria;
2.
its complete isolation from any residential areas due to the presence of the Loop 303 and the
WestWing Power Station;
3.
its existing Industrial zoning;
4.
its need to utilize newly constructed roads used exclusively for Industrial traffic, allowing it to
access the Loop 303 without passing any residences;
5932.12.2369486.6
Page 9 of 28
12/15/2021
5.
its proximity to a longstanding heavy infrastructure use, the WestWing Power Station, and thus
completely isolated from families and children;
6.
its separation from the Agua Fria Riverbed and the Central Arizona Water Conservation District
(CAWCD) Agua Fria recharge facility by the Loop 303, and its isolation from any local water wells or other
sources of drinking water; and
7.
its remote location allows the isolation of any inadvertent and rare release of noise or odor.
The Site is an outstanding location for a recycling and transfer facility. It will have no impact on local
residents because there are no local residents close by. It is an appropriate and compatible member of
the approved Business Park and an appropriate neighbor to the WestWing Power Station.
DESCRIPTION OF ZONING EXHIBIT AND OPERATIONS
The Facility is an appropriate use for the Site and the operation will not detrimentally impact any
surrounding properties, most of which are already in heavy industrial use – the Power Station – or zoned
for Industrial use. The most adjacent land use in general public use is the Loop 303, itself a major piece
of metropolitan infrastructure.
A.
Proposed Physical Improvements
The Facility will consist of a fully enclosable, 40 foot tall, single story metal building that encompasses
approximately 17,000 square feet. The building footprint includes a tipping floor accessible through five
(5) truck bay overhead doors, with the ability to add one (1) additional bay in the future. The bay
overhead doors are 29.5 feet high; the width varies with the end doors being 19.5 feet wide, while the
three internal doors are 23.5 feet wide.
In addition to the transfer building itself, the Facility also includes a scale house (approximately 800
square feet), located west of the transfer station building, which will be staffed during the hours the
Facility accepts waste from third party customers. Inbound and outbound scales will be located on
either side of the scale house to weigh and account for waste and recyclables being delivered to the
Facility. Other development features of the Facility include a concrete trailer dolly pad, storm water
retention basins, landscaping, and paving. Site features are illustrated in detail on the Zoning Exhibit
drawings included in the application and herein as Exhibit 14.
The Facility will be fenced and will have a gated ingress/egress point for vehicle and pedestrian access
control. Republic will be screening the site on the east, south and west with a six- to twelve-foot tall
composite fence, made of engineered wood, while a chain link fence is provided to the north. Posts will
be inward facing and galvanized post caps shall not be visible offsite.
The Site is located in an area where the topography is generally descending from the WestWing Power
Station toward the 303. The approved West Wing Industrial Park acknowledged the washes that run
south from the Power Station to the Freeway, and has already planned to accommodate that drainage
in a series of pre-defined channels. As a result, Republic only needs to accommodate those channel
easements on its Site, and then manage its on-site drainage needs. The 185 acre WestWing Power
Station obviously provides the massive visual backdrop for this entire area, with its massive, towering
power lines – nine of them running in and out of the station, each at least 150 feet tall -- and exposed
heavy electrical equipment. Given the backdrop, Republic’s facility essentially becomes invisible.
Nevertheless, Republic has attempted to develop this Facility with a relatively minimal profile, such that
5932.12.2369486.6
Page 10 of 28
12/15/2021
it will disappear into the broader background of the Power Station. The building will have a mostly
neutral palette, although the bay doors will be a blue color.
The Facility will be landscaped on its east, south and west sides. The fourth side faces the WestWing
Power Substation, and requires no landscaping or buffer from that heavy industrial facility.
Of course, the Power Station itself is not subject to County jurisdiction, and is thus devoid of any
landscaping, walls, or any other form of screening at all. More generally, there are transfer stations
scattered across the Valley today, most of them unseen and unnoticed. Many transfer stations are
constructed in close proximity to valley freeways, and tens of thousands of Valley residents drive past
transfer stations every day without noticing them.
Facility lighting, in accordance with Maricopa County ordinances, will be in place for security purposes
and to ensure safe operations for personnel, customers and vehicular traffic after daylight hours. All
lighting will be downward directed to reduce the nighttime visibility of the Facility. Lighting will
generally consist of appropriately spaced pole-mounted lights at a maximum height of 18 feet, and
exterior and interior mounted light on/in building structures. A Photometric Plan indicating the location
of proposed lighting is included with this application.
One monument sign is proposed to be installed at the entry to the Facility, near the southwest corner of
the Site. Despite the proximity of the freeway, Republic is not proposing any building signage at the
facility. The area of the monument sign will be 60.5 square feet, and it will be illuminated with recessed
LED wall wash down lighting and back-lit address numbers.
B.
An Operational Overview of Recycling and Transfer Stations
The garbage trucks are fully enclosed and the trash is contained entirely within the rear of the truck until
it is offloaded at the transfer station. Republic will prohibit untarped loads from entering or exiting the
Facility. This prevents detectable odors from being released while the trucks are traveling on roadways.
All transfer trailer loads are tarped before exiting the recycling and transfer facility. Historically, at
similar facilities, Republic Services has neither experienced any noticeable odors nor have they received
odor complaints regarding the transfer trailers.
The WestWing Facility will not accept hazardous, radioactive or medical waste. The Facility will accept
waste and recycling from Republic and third-party collection vehicles, municipal collection vehicles,
small haulers such as landscapers and builders, and the general public. The waste and recycling
managed at the Facility is anticipated to originate from, but not be limited to, residential and business
waste from unincorporated Maricopa County and the City of Peoria. The waste and recycling accepted
at the Facility will conform to the definition of municipal solid waste (MSW), non-hazardous industrial
waste, inert material, construction/demolition debris and landscaping wastes, and other waste deemed
acceptable in accordance with the Arizona Department of Environmental Quality. Republic will operate
the Facility in full compliance with applicable federal, state, and local laws and regulations.
C.
How Materials Are Managed Through the Facility
As previously indicated, the Facility is a controlled access place of business. All vehicles entering and
exiting the Facility pass through a single gated access point. Informational signs clearly stating the types
of waste that are acceptable and the types of waste that are prohibited will be posted at or near the
property entrance. The signage will also provide directional and safety information. Republic personnel
5932.12.2369486.6
Page 11 of 28
12/15/2021
will be trained and directed to identify any unacceptable waste that is delivered to the Site. To be clear:
any and all untarped loads will be turned away.
Once inside the fence, the waste collection route trucks and local trucks make their way to the main
building and dump their loads directly onto the tipping floor. The purpose of the tipping floor is to provide
a level surface onto which the waste and recycling materials are “tipped” from the back of the waste
collection vehicles. A drive through pit below the finished elevation of the tipping floor is located at the
opposite side of the building from the overhead doors. The larger trucks pull into the below-grade pit
(four (4) feet below the tipping floor), where waste or recyclable material on the tipping floor is
transferred from the tipping floor to the open top tractor-trailer utilizing a rubber tire loader or similar
equipment. The elevation difference assists the front-end loader operator in seeing into the trailer being
loaded. Once the large truck is full, the load will be tarped, and the large truck can depart on its trip to the
landfill or recycling processing facility. A diagram of the tipping room floor can be found in Exhibit 15.
D. Odor and Vector Control
The transfer station is designed in a manner to discourage the escape of both odors and dust, and to
discourage the attraction of rodents, insects or birds. The most effective means of controlling odors at a
waste and recycling transfer station is the prompt removal of the waste after it is deposited on the
concrete tipping floor. Transporting the material quickly, and without any permanent onsite storage, will
minimize the amount of odor. The floor of the Transfer Facility has been designed to be open and clear,
without crevices, corners and other hard-to-clean areas. The concrete tipping floor is sealed to prevent
residue absorption. Operators will utilize a first-in, first-out policy, ensuring that waste does not remain
on-site for long periods of time.
Cleanliness is a key to odor management and vector control. On a nightly basis, the tipping floor will be
cleared of all waste and recyclable material using on-site equipment. Additionally, a Republic Services
employee will sweep the floor of any remaining debris. Sweeping is more sustainable than using a mix of
water and chemicals to wash the tipping floor. If it is deemed necessary to use a power washer, the
tipping floor is designed and sloped so all wastewater is collected and conveyed to a central liquid
storage tank. The water from this tank can be removed periodically and disposed of with the local
wastewater company, as is the case with numerous businesses; the transfer station’s wastewater is not
hazardous and requires no unique treatment. Once the tipping floor is clean, the transfer station bay
doors will be closed until all operations resume the following day.
Odors and dust will also be controlled utilizing a dust suppression misting system. This overhead misting
system will periodically distribute a fine water mist over the tipping floor throughout the day. The mist
will trap particles that cause odor into water droplets, and then the droplets will fall to the tipping floor.
The drainage system of the floor has already been described above.
With regard to animals, the design of the tipping floor minimizes areas where waste could become
trapped inside the building. Waste and recyclable material will not be allowed to accumulate outside the
tipping floor, i.e. outside the building. With respect to birds, the ceiling is designed with minimal perching
ledges and the installation of bird netting between the building rafters as needed. Bird netting is a
humane way to prevent birds from nesting in between the rafters or otherwise establishing residence
inside the transfer station.
5932.12.2369486.6
Page 12 of 28
12/15/2021
As indicated at the beginning of this narrative, ADEQ is the primary agency responsible for the healthy
and safe operation of all transfer stations across the County and State. Nevertheless, the County does
have its own set of health and safety regulations which Republic will abide by in its operations. These
include the provisions of the County Environmental Health Code, Chapter 2, Section 4, Refuse Disposal,
which states in part, “All refuse shall be disposed of by method or methods included in this Code, and
shall include rodent, insect and nuisance control at the place or places of disposal. Approval must be
obtained from the Arizona Department of Environmental Quality for all new disposal sites and changes in
method of disposal prior to use.” It also includes Section 5, Non-Hazardous Solid Waste Collection and
Disposal Services, which in part independently requires covered loads for transport. And finally, the
County Environmental Services Department prohibits and regulates vermin and all vectors under Chapter
3, Rodents, Insects and Vermin, pursuant to which, “The owner, occupant, or person in control of any
place or premises shall take all reasonable measures to prevent such infestation or harborage and, upon
notification from the Department to do so, shall take all necessary and proper steps to eliminate the
infestation or harborage and to prevent its recurrence.” To confirm, Republic will abide by these
regulations at the proposed Recycling and Transfer Facility.
Republic should note that it operates transfer stations at other locations across the County, and is not
aware of there being major issues with respect to any of these concerns relating to odors, pests, animals
or birds at any of these existing facilities. Again, the County’s own records (Exhibit 13) already
independently verify this experience.
E.
Fire Safety
Arizona Fire & Medical Authority has provided a will serve letter, dated December 7, 2020, for the entire
WestWing Industrial Park (Exhibit 16). The Applicant has met with, and continues to coordinate with,
Arizona Fire & Medical Authority. In those discussions, Arizona Fire and Medical has requested a
secondary access to the proposed site, and Republic has revised its plans to provide such an emergency
access.
While the provision of fire services is a fundamental requirement for any land use, it is uniquely important
to comment on fire safety, not because transfer stations are major fire issues, but because paper recycling
yards are. Over the years, the Valley has seen several high profile fires at paper recycling yards, including
one such fire in 2021. Paper recycling yards are not transfer stations. Paper recycling yards receive only
paper, they bundle that paper in huge loads, and they store them outside for significant lengths of time
without employee oversight; they are the opposite of transfer stations in these important respects.
Transfer stations conduct their activity indoors, on a concrete floor with metal walls. They operate misters
for odor control purposes, but this keeps the recyclables and trash from fully drying out. This facility will
have fire sprinklers, like most modern commercial businesses. Unlike most other businesses, Republic
will deploy and monitor video cameras inside and outside the main building for the primary purpose of
fire detection, so that fire can be detected even when the Facility is not operating.
The WestWing Recycling and Transfer Facility will be equipped with best-in-class technology and
professionally-trained employees to mitigate any potential fire risk. Fires occasionally occur in the waste
and recycling industry, primarily due to flammable items inadvertently disposed of by residential and
commercial customers, such as batteries or cigarettes. In the industry, these fires inside a truck’s
compactor are referred to as "hot loads." If a "hot load" is discovered while a truck is unloading at
5932.12.2369486.6
Page 13 of 28
12/15/2021
WestWing Recycling & Transfer facility, Republic Services has developed a multi-stage strategy to mitigate
any risk of fire spread or damage.
First, the facility is designed from the ground up to mitigate risk of fire. It would be constructed
with an impervious concrete tipping floor, high ceilings, and framed with a combination of cement
and metal, acting as a retardant to the spread of fire. Again, the WestWing facility would also be
equipped with automatic fire sprinklers.
Second, our heavy equipment operators are trained to scan for and identify "hot loads" while still
controllable. Upon discovery, the burning material is separated from other waste and recycling
on the tipping floor to prevent the fire from spreading.
Third, other employees are trained to further mitigate fire risk by alerting the local fire
department and utilizing on-site fire extinguishers to combat the isolated fire.
While "hot loads" are an unfortunate occurrence in the waste and recycling industry, Republic Services
will invest in the proper facility, equipment, and employee training to ensure the safety of our employees,
facilities, first responders, and community.
F.
Other Operational Matters
Equipment. Equipment utilized in the transfer building may include a rubber tire loader, compactor or
dozer, or other similar equipment depending on waste types and volumes. Additional equipment may
also include a water truck for dust control, and pavement sweeper/vacuum for property maintenance.
Onsite equipment will be installed with mufflers or other noise-reducing devices as needed, however,
equipment back-up alarms will be utilized for personnel and customer safety purposes. Site operations
will comply with Maricopa County noise ordinances.
Hours. Hours of operation for professional recycling and trash hauling companies will be 5 AM to 5 PM,
Monday through Saturday. For the public, hours of operation will be 7 AM to 3 PM, Monday through
Saturday. These public hours would include landscape haulers who might choose to utilize the facility.
Whenever possible, no waste will be stored at the facility overnight. We do expect that there may be
occasions when a late local load arrives after the last tractor trailer has departed for the landfill for the
day. On these rare occasions, here is what will occur. There will always be a single tractor trailer left
overnight in the below grade pit, i.e., inside the building. In the event of a late delivery, the waste from
that load will be deposited into the single tractor trailer. That load will then be tarped. As always, the
bay doors will be closed. Then, in this circumstance, the odor control systems will be turned on and left
on overnight.
Public Access. The site will be available for public access. A citizen convenience center will be available
for the public to safely and quickly dispose of waste and recyclable material. All vehicles accessing the
facility will be required to be fully enclosed, covered, or use other means to prevent litter from being
blown from the vehicle during travel. To reiterate, untarped loads will be turned away.
There is one exception to this tarp requirement: in response to community input, Republic has agreed to
provide area residents with one free bulk disposal day a month, and these free-resident loads will be
accepted without tarps due to the non-professional and low volume nature of the loads.
5932.12.2369486.6
Page 14 of 28
12/15/2021
Employees. This Facility will be small. To reiterate, it will be among the smallest of the 14 similar facilities
already operating across the County. The reason for this is that, despite its explosive growth, the waste
volumes of the Northwest Valley do not require a larger transfer station footprint. As a result of its small
size, there will be one (1) shift with an estimated four (4) employees present on-site over the course of
the operational day (12 hours) attending to customers, operating equipment, inspecting loads, performing
litter control, and other duties as required. Facility personnel will be trained, in addition to their specific
job duties, on hazardous waste exclusion requirements and emergency response procedures. No truck-
bound employees will be based at the facility. Republic Services anticipates that small collection vehicles
will be on-site for approximately 8-12 minutes, and landfill haulers are estimated to be on-site for
approximately 15-20 minutes. There will be one (1) ADA-compliant restroom within the scale house for
employees; this restroom will not be posted, although it would be available to the public for emergency
access. Most drivers will have no reason to exit their vehicles during their brief visits.
Parking. Parking spaces for employees and visitors will be provided as required by Maricopa County,
including ADA accessible parking. The Zoning Exhibit provides greater detail regarding parking space and
associated calculations. Because of the relatively low number of employees and the lack of routine public
access, Republic will be providing a relatively low number of parking spaces, and will be using the IUPD
process to reflect that reduction.
5932.12.2369486.6
Page 15 of 28
12/15/2021
Relationship to Surrounding Properties
The Site is currently under the jurisdiction of Maricopa County and is zoned Light Industrial Zoning District
Industrial Unit Plan of Development (IND-2 IUPD). The Site lies within the recently approved, 75 acre
Westwing Business Park. As previously mentioned, this application requests approval for a Zone Change
with Overlay to rezone the Site to Heavy Industrial Zoning District Industrial Plan of Development (IND-3
IUPD), a single step up in County’s cumulative zoning scheme.
The Facility will be ideally located to provide this critical piece of community infrastructure and improve
the management of truck traffic throughout this part of the Valley. Residents of unincorporated Maricopa
County and of the City of Peoria alike will benefit from this Facility, both from a better flow of truck traffic
along the 303 and from the stability of their waste disposal rates.
Among the several reasons for selecting this Site, Republic values its proximity to the Loop 303. Traffic
from the Facility will enjoy exclusively industrial access to this Site, without passing any residences or co-
mingling with any residential traffic. Residential traffic in the area is on the south side of the El Mirage
interchange, and the Facility is on the north side of the El Mirage interchange. There is no access planned
to the north or east, so there is no involvement with the Happy Valley interchange. The development of
a recycling and waste transfer facility at this location will reduce the number of miles driven by local
garbage trucks, and reduce associated vehicle carbon emissions. Republic’s regional tractor trailers will
not drive through any residential neighborhoods.
A.
The Industrial Park
The Site is within the approved, 70 acre West Wing Industrial Park, which the County Board of Supervisors
approved in October 2019. IND-2 zoning allows a wide range of uses: manufacturing, warehouses, truck
terminals, even sewage treatment. Since the Industrial Park is zoned IND-2 already, the Facility will be a
compatible neighbor with other businesses locating within the Industrial Park. Of course, once the
Industrial Park is fully developed, the Facility will indeed be fully screened from all exterior views. Republic
has developed a rendering that shows the Industrial Park at build-out with permitted uses, attached here
as Exhibit 17.
The Industrial Park has no developments at this time, and continues to work on infrastructure
development issues with the County and other agencies. If approved, the Facility will be the first
development within the Industrial Park. Indeed, the proposed Facility is the initial user that is driving
development of the overall Industrial Park. Without this proposal, it is difficult to predict when market
demand would be sufficient to warrant construction of the required street infrastructure to serve this
area. And while the Facility itself has a relatively small impact on economic activity, unleashing the
balance of the 65 acres of the Industrial Park will have a significant impact on the County.
An independent Economic Impact study prepared by Elliott D. Pollack & Company, and available on the
applicant’s website (westwingtransfer.com) projects almost $100 million in construction activity at the
Park, 1,300 jobs, and well over $7 million in taxes, more than $1 million paid to the County alone (see
Exhibit 18). Once the Park is operating, the Pollack study projects almost 1,600 jobs and over $280 million
in annual economic activity, generating more than $6 million in taxes every year, more than $1 million of
that to the County. This Facility is currently the sole proposal that will drive these long-term benefits.
5932.12.2369486.6
Page 16 of 28
12/15/2021
B.
The Power Station
The WestWing Power Station currently dominates the area, and will likely continue to do so. The Station
has been there for decades. At 185 acres, its footprint is huge, easily more than twice the size of the
entire Industrial park, and more than 18 times the size of the entire acreage proposed for rezoning here.
The Power Station itself is an enormous conglomeration of heavy electrical equipment. To reiterate, while
the County gets to review this Facility and propose stipulations, the Power Station is not subject to local
regulation by the County, so it has no landscaping or screening. In this context, Republic’s 17,000 square
foot, 40 foot tall building on ten acres will have absolutely no impact on the Power Station.
The Power Station feeds into the Western Electrical grid, and thus multiple large-scale power towers feed
in and out of the Power Station. These lines are outside the footprint of the Power Station itself, meaning
that the Power Station actually has a much larger impact on the area, well beyond its own borders. There
are nine large scale power lines feeding into and out of the station today, all in excess of 150 feet, with
two more towers coming to serve the battery facility the County just approved on the north side of the
Power Station, adjacent to Happy Valley Road and Coldwater Ranch. Obviously, these towers dwarf the
size of the single, 40 foot tall building proposed here. Furthermore, because of the Power Station’s
dominating visual presence, Republic’s building will be dwarfed, disappearing into the mighty background
of electrical equipment, and have almost no visual impact to passersby on the 303, especially after the
Industrial Park is fully developed.
In an e-mail dated September 20, 2021, the Western Area Power Administration (“WAPA”) stated that it
has no objection to the zone change application, attached here as Exhibit 19. In its communication, WAPA
reported no concerns regarding any unique fire danger to the Power Station.
C.
Residential Areas on the other side of the 303
The 303 separates the proposed Facility from any residential subdivisions to the south and east. Few if
any residents will be able to make out the Facility visually. Republic has developed renderings that show
the Facility only, without any other Industrial Park development, to illustrate the lack of visibility of its site
from two locations along the 303. See Exhibit 20. The vast majority of homes are blocked from the Site
by the 303’s large sound walls on the south and east sides of the Loop 303.
Of course, the tens of thousands of cars that use the 303 will also make it nearly impossible to hear any
activity in the enclosed transfer and recycling Facility. Republic commissioned a noise study to confirm its
lack of acoustical impact on the residences on the other side of the Freeway. Republic has included that
study with this application, which Republic has also made available to the public in advance of this
submittal, including on its project website. In addition, as noted elsewhere, Republic has committed to
direct its long haul trucks not to use their air brakes at the El Mirage interchange.
One other way to measure the impact of a transfer station on the residences would be to test potential
impact on property values. Because there are already so many transfer stations in existence to transfer
stations in other parts of the County, this measurement can be made based on actual experience. Indeed,
this measurement can be considered not just against any transfer station, but can be done against other
stations operated by this Applicant. Republic commissioned an independent study by the respected
brokerage firm CBRE, and CBRE’s study found no evidence to suggest an adverse impact on homes a
quarter mile or more from an existing Republic transfer station. Republic has included that study with
5932.12.2369486.6
Page 17 of 28
12/15/2021
this application. As with its other studies, Republic has also made this study available to the public prior
to filing this Application, including posting it on its project website.
D. Long-Range Plans
The proposed use, like the Industrial Park as a whole, is consistent with the long range planning documents
that address this area. Maricopa County’s White Tank / Grand Avenue Area Plan designates the area for
Mixed Use / Employment. The City of Peoria General Plan, which voters just approved last November,
designates this area for Employment Industrial, the most intense designation available on the City’s
General Plan.
Vacant State Trust Land is located west of the Business Park and the Site. At this time, the applicant is not
aware of any proposals to develop the State Trust Land. Given the adjacent Power Station and industrially
zoned Business Park, an industrial use would seem to make sense, and would be consistent with the land
use designations on the County Comprehensive Plan and the Peoria General Plan.
The surrounding properties, uses and zoning are as follows:
Location
Use
Current Zoning
Onsite
Vacant / Industrial approval
IND-2 IUPD
North
WestWing Power Station / Industrial
RU-43 (Exempt from
County Zoning)
East
Vacant / Industrial approval
IND-2 IUPD
South
Vacant / Industrial approval
IND-2 IUPD
West
Vacant / State Trust Land
RU-43
5932.12.2369486.6
Page 18 of 28
12/15/2021
Location and Accessibility
The Site is located immediately south of the southwest corner of the WestWing Power Station. To date, a
specific address has not yet been assigned.
The Site will be accessed from the El Mirage Road interchange of the 303, on a purpose-built road to
service the approved, 75 acre, Westwing Business Park. The developer of the Business Park continues to
work steadily with appropriate County and State agencies regarding development of the access.
Republic has asked a traffic engineer to develop a Traffic Statement for the facility, and has included that
Traffic Statement with this application. The Statement reports that the Transfer Facility is expected to
result in less than 80 truck trips per day, and fewer than 10 truck trips during each of the AM and PM
Peaks. In other words, the Facility is expected to generate an insignificant amount of traffic. As previously
indicated, the heavy truck traffic portion of those trips will be going directly to and from the Loop 303.
There is no residential development on the north side of the 303 that uses El Mirage Road, so there will
be no interference between Republic’s traffic and any existing residential traffic.
The County should compare the traffic projections for this Facility with the traffic projections of other uses
it has approved for industrial and commercial activities in this area. As previously stated, in 2019, the
Board of Supervisors approved the WestWing Industrial Park with staff’s support and no community
objections. The traffic report for Industrial park projects more than 3,000 trips per day, with more than
200 trips in each of the morning and evening peaks. Given that truck terminals, warehouses, and
manufacturing are all permitted uses in the IND-2 zone, it more than reasonable to imagine that a
significant portion of that already-approved traffic will consist of trucks. That’s fair, as well, given the
industrial land use designation of the area and the proximity of the 303. Thus, the Industrial Park overall
is expected to generate more than 37 times as much traffic as the Facility, and more than 20 times the
rush hour traffic. Given that the Facility takes 10 the 75 acres of the Industrial park, it is clear that this
Facility generates very little traffic at all.
That comparative metric is just as telling when viewed against the QuikTrip which the Board of Supervisors
just approved at the already-congested intersection of Happy Valley Road and 115th Avenue, again with
staff support and no community objections. The QuikTrip, tiny when compared to the 75 acre Industrial
Park, is projected to generate 3,600 trips per day, with 350 rush hour trips. Again, those figures dwarf
what the Facility here is projected to produce. A chart that compares Republic’s projected traffic against
these two recent County approvals is attached here as Exhibit 21.
To reiterate, the basic purpose of a transfer station is to reduce traffic on the 303 by two-thirds. When
the County reviews the traffic report for the Facility and compares it to what the County has already
approved in this area, it is clear that if traffic is the measuring stick, the County should embrace the Facility.
5932.12.2369486.6
Page 19 of 28
12/15/2021
Circulation System
Republic has prepared and filed a Traffic Statement as part of this application. The Traffic Statement
proposes, and MCDOT confirms, that the Facility will have a very limited impact on local traffic. Indeed,
the express purpose of a recycling and transfer facility is to reduce traffic by converting the travels of 3
local trucks to distant landfills into a single regional truck trip: this is the very purpose of such facilities.
A.
Internal Circulation
This section of the narrative addresses internal circulation. The on-site circulation of commercial solid
waste collection trucks and any public vehicles will commence from the only ingress/egress gate along
the south property boundary. All vehicles (Republic, third party, commercial and/or private haulers)
intending to utilize the waste transfer station will enter the Site and then proceed to the scale house for
weigh-in on the inbound scale, and a visual inspection of the load as deemed necessary by the scale
attendant. Vehicles will then proceed to the south side of the transfer station, where the overhead bay
doors to the tipping floor are located. Upon reaching the bay doors, each vehicle will receive visual
instruction from a transfer station queuing attendant or equipment operator before entering the building
and emptying the vehicle’s load onto the tipping floor. The empty vehicle will return to the scale house
for weigh-out (if deemed required at weigh-in) prior to exiting the Site at the same ingress/egress gate on
the south property boundary.
The circulation of long-haul trailers onsite will be from the only ingress/egress gate on the south property
boundary. The long-haul trucks will utilize the bypass lane at the scale area and proceed to the loading
tunnel located on the south side of the transfer building. Once the tractor trailers are secured and tarped,
the vehicles will make their way back to the south property egress gate. The tractor trailers are weighed
in the tunnel and can therefore bypass being weighed at the scale area before departing from the Site.
Should the tunnel scale become temporarily inoperable, the loaded tractor trailers can be weighed at the
scaling area prior to leaving the Site.
The circulation system for the Site has been carefully designed to minimize truck cross-traffic. There will
be designated inbound and outbound lanes for vehicles using the transfer station as depicted on the
Zoning Exhibit included in the Application.
Republic will be responsible for controlling the movement of traffic within the property boundary and will
utilize queuing lanes and unloading areas supervised by on-site personnel to control potential traffic
impacts to public thoroughfares. Traffic control devices that may be used include striping, signage,
cones/barricades, speed bumps, and pavement markings.
All parking for Republic personnel and any visitors are provided as shown in the Zoning Exhibit included
with the Application. Parking for employees and visitors is limited to the area east of the scale house
(west of the transfer station). The number of vehicle parking spaces is based on building space utilization
as depicted in the Zoning Exhibit.
5932.12.2369486.6
Page 20 of 28
12/15/2021
B.
External Circulation
As indicated previously, the purpose of a recycling and transfer facility is to reduce traffic by converting
the trips of three local trucks into the trip of a single regional truck. This cuts freeway traffic by two-
thirds.
A recycling and transfer station does not generate new recyclable materials or additional trash. It
merely serves as a brief gathering point for recyclable materials and trash that already exists, and is
already being picked up by local trash trucks. The presence of the transfer station will not generate a
single additional trip by a local trash truck. Not a single truck will enter a neighborhood or a shopping
center that is not already doing so.
Republic Services regional trucks will arrive at the recycling and transfer facility via the Loop 303
interchange with El Mirage Road, a fully engineered regional freeway interchange designed to carry the
metro area’s most trips and heaviest traffic. From that interchange, those regional trucks will travel on a
road north and then east to the Westwing Industrial Park. For exiting, these trucks will reverse the
process, along the road back out to the El Mirage interchange. Again, there is no reason for there to be
any residential traffic along this road that does not yet exist. The only traffic on this road should be
industrial in nature.
Pursuant to the stipulations attached to its zoning approval by the County, the Master Developer of the
Industrial Park is already responsible for construction of the El Mirage Road extension north from the
interchange and the construction of the east-west access road.
Republic has also committed to area residents that it will direct the operator of its regional tractor
trailers not to use their “Jake brakes,” commonly referred to as air brakes, when using the El Mirage
interchange. This will reduce the sound of truck traffic utilizing that public freeway.
To reiterate, the Facility will turn away any untarped loads. Thus, there should not be any unusual litter
on the 303 associated with this Facility.
5932.12.2369486.6
Page 21 of 28
12/15/2021
Development Schedule (Phasing)
Republic intends to develop the Site in a single phase. Republic intends to submit a Plan of Development
application following determination of the Zone Change with Overlay by the Board of Supervisors, and
then to proceed to construction drawings shortly after. Construction is anticipated to take 6 months.
5932.12.2369486.6
Page 22 of 28
12/15/2021
Community Facilities and Services
Community Facilities and Services Table
Facility
Distance from Site
Provider
Central
Water
Conservation
District Aquifer
1.5 miles
Central Arizona Project
Alta Vista Park
2.2 miles
City of Peoria
Zuni Hills Elementary School
2.0 miles
Peoria Unified School District
Liberty High School
3.5 miles
Peoria Unified School District
Peoria Sunrise Mountain Preserve
3.9 miles
City of Peoria
Lake Pleasant Towne Center
2.6 miles
Private development
Lake Pleasant Crossing Shopping
Center
3.0 miles
Private development
5932.12.2369486.6
Page 23 of 28
12/15/2021
Public Utilities and Services
Public Utilities and Services Table
Utility
Provider
Water
EPCOR
Sewer
EPCOR
Gas
Southwest Gas
Communications
Cox Communications
Refuse
Republic Services
Law Enforcement
Maricopa County Sheriff’s Office
Fire and Emergency Medical Services
Arizona Fire & Medical Authority
Electric
APS
Telephone
Century Link
5932.12.2369486.6
Page 24 of 28
12/15/2021
Industrial Unit Plan of Development – District Regulations
The site setback requests are appropriate given the current surrounding land uses (vacant) and
topography. The proposed minimum front yard (south side) is vacant. The proposed minimum perimeter
side yard (east and west sides) is comprised of an access road, and the parcel of land to the north is the
WestWing Power Station. The proposed site setbacks are compatible with both the current and
anticipated future adjacent land uses.
IND-3 IUPD DISTRICT REGULATIONS
IND-3 DISTRICT REGULATIONS
PROPOSED IND-3 IUPD DISTRICT
REGULATIONS
Allowed Uses
Not Specified
1.
Waste Transfer and
Recycling Facility, including
accessory uses (scale house)
2.
All uses allowed in IND-2
District, except for the
following:
a)
Airports,
runways/airstrips,
helipads/heliports, and
facilities for unmanned
aerial vehicles;
b) Aircraft firms including
sales, service and
rental;
c)
Experimental and
proving grounds;
d) Public utility treatment
and generating plants
including sewage,
wastewater, water,
power, electrical,
nuclear and solar, and
including ancillary
offices. Attendant
facilities and
appurtenances to the
above uses as well as
uses associated with
service to the public of
water, gas, telephone
and cable television.
Where an electrical
generating plant is in
operation, evaporation
ponds and other
appurtenances may be
5932.12.2369486.6
Page 25 of 28
12/15/2021
permitted provided
such evaporation ponds
or appurtenances are
associated with the
facility being served;
and
e)
All medical marijuana
uses.
Maximum Building Height
40-feet
40-feet
Minimum Front Yard (south
side)
10-feet
10-feet
Minimum Perimeter Side Yard
(east and west sides)
5-feet
5-feet
Minimum Rear Yard (north side)
25-feet
25-feet
Minimum Lot Area
6,000 square-feet
6,000 square feet
Minimum Lot Width
60-feet
60-feet
Maximum Lot Coverage
60%
60%
Sight Visibility Encroachment
Not Allowed
Allowed along western
perimeter. Waiver of two
required sight visibility
triangles, including two at the
primary ingress/egress. All
other required sight visibility
triangles are required, and
driveways and parking are not
permitted in the remaining
required triangles.
Screening
A solid masonry wall, not less
than six feet in height shall be
required along and adjacent to
any side or rear property line
abutting any rural or residential
zone boundary, or any alley
abutting such zone boundary.
Further, any access gates shall
be constructed of view-
obscuring material to provide
effective site screening. MCZO
Article 903.9.3.b
A solid wall or fencing of
composite materials or
masonry; otherwise consistent
with Ordinance.
The perimeter of any portion of
a site not adjacent to a rural or
residential zone boundary upon
which any outdoor use of any
industrial nature is permitted
shall be enclosed to a height of
not less than six feet by building
walls, walls or fences of any
5932.12.2369486.6
Page 26 of 28
12/15/2021
view-obscuring material. No
outdoor industrial use or
enclosure thereof shall
encroach into any required
setback area adjacent to any
street, nor shall any storage
products or materials exceed
the height of any such
enclosure. MCZO Article
903.9.3.c
Parking
32 spaces
One per 600 square feet of floor
area, per MCZO Section
1102.1.5
9 spaces
Lighting
MCZO Section 1112
MCZO Section 1112
Sign Regulations
MCZO Section 1404
MCZO Section 1404
Two (2) loaded areas have been provided on the tipping floor side of the building where trucks are
unloaded (see Exhibit 15). The entire operation is loading/unloading so the areas shown for illustrative
purposes and have been kept outside of the building, even though the loading/unloading process will
occur within the building footprint.
Justification for the Industrial Unit Plan of Development – District
Regulations
The purpose of the Industrial Unit Plan of Development is to allow variations in the development
standards in industrial projects that require special design techniques or flexibility due to topography,
innovative or sustainable project design, or other considerations. This application requests modifications
to the following:
Permitted Land Uses. The Site is currently zoned IND-2, which allows a set of expressly permitted
uses. The proposal is to rezone the Site to IND-3, which does not specify permitted uses. The IUPD
specifies that in addition to the uses already approved for the Site, there is a single, additional permitted
use, a recycling and waste transfer facility.
Sight Visibility Encroachment. The Ordinance does not allow Sight Visibility Triangles to go
beyond a site perimeter. The IUPD recognizes the unique nature of the western perimeter of the
Site, where no adjacent, vertical development is anticipated, nor is development of a street
anticipated due to the presence of the Power Station to the north.
Screening. The Ordinance requires masonry walls. Effective, solid six foot screening can be
provided with composite materials much more efficiently and in an aesthetically more attractive
manner.
Parking. This IUPD application proposes to modify the parking requirement of Section 1102 of
the County Zoning Ordinance. Per Section 1102.1.5, the County Zoning Ordinance requires one
parking space per 600 square feet of floor area. The transfer station building and scale house
5932.12.2369486.6
Page 27 of 28
12/15/2021
have a combined 17,704 square feet, and would thus require 30 parking spaces. However, the
floor of the transfer station building is an area dominated by truck turning movements and drive
areas, and does not actually house a significant number of employees (there is no assembly line,
and there are no offices or desks in this building); indeed, for safety reasons, employee presence
in this area is strictly limited. The proposed IUPD parking requirement is designed to reflect the
actual number of employees and occasional visitors expected to be on-site. There is no benefit
to either the applicant or the community in over-parking this facility.
These requests will not adversely affect adjacent properties or the public health, safety, and general
welfare by causing or producing objectionable effects that would impose hazard to adjacent or other
properties by reason of smoke, soot, dust, radiation, odor, noise, vibration, heat, glare, toxic fumes or
other undesirable conditions. In fact, as detailed above, these proposals will all benefit the general public.
5932.12.2369486.6
Page 28 of 28
12/15/2021
Conclusion
Recycling and waste transfer stations serve the entire Valley with a single exception: the rapidly growing
Northwest Valley along the Loop 303 corridor. Republic’s proposed facility will remedy that gap in the
Valley’s waste hauling infrastructure, and does so at an ideal Site. The proposed Site is a smaller parcel
within a larger, previously approved, Industrially zoned business park. The proposed Site is immediately
adjacent to a massive regional power station which dominates the physical and visual context of the area.
The Industrial Park is located in area entirely separated from homes and residential traffic by the major
Loop 303 Freeway. The traffic of the Industrial Park, including the proposed Facility, will use a new road,
and not interfere with any existing residential traffic.
As the County already knows, recycling and transfer stations are an important piece of basic urban
infrastructure for major metropolitan areas. They allow localities and markets to better manage the
delivery of waste and recyclable material from individual homes and businesses to distant regional
landfills and recycling processing centers. They allow those same communities to better control truck
traffic on local streets, and more efficiently manage solid waste removal rates for individual taxpayers.
The reality of transfer stations is not abstract, it is well known. There are 32 transfer stations already in
Maricopa County. Three of those commercial-scale stations have operated for years under the County’s
oversight, establishing almost a half-century’s worth of on-the-ground experience for the County to
consider in reviewing this proposal. Each of those three facilities are much larger than the one proposed
here, and none of the three existing facilities is in an existing Industrial Park or next to a 185 acre Power
Station. Thus, this proposed location is better than all of the existing County-jurisdiction facilities. For
these and all of the reasons set forth here, the County should recommend approval of this recycling and
waste transfer station.
Republic Services
April 22, 2021
Attn: Eric Anderson
1855 E. Deer Valley Road
Phoenix, AZ 85024
Dear Mr. Anderson:
ACS has been asked to assess the potential noise impact from the proposed WestWing Recycling &
Transfer Facility to two different residential areas: the closest residential properties approximately 2000’
south of the site (across Loop 303) and the closest residential properties of the Corte Bella subdivision
(across Loop 303).
TECHNICAL TERMS:
Decibel - A unit for measuring the intensity of sound. The human hearing range is from 0 dB (the
theoretical threshold of audibility) to 130 dB (the average pain threshold). {The sound pressure
level in decibels is equal to 10 times the logarithm (to the base 10) of the ratio between the
pressure squared divided by the reference pressure squared. The reference pressure used in
acoustics is 20 microPascals.}
dBA - Sound pressure level expressed in decibels, filtered or weighted at the various frequencies to
approximate the response of the human ear.
Changes in Intensity Level, dBA
Changes in Apparent Loudness
1
Almost imperceptible
3
Barely noticeable
5
Clearly noticeable
10
Twice (or half) as loud
Leq - The equivalent sound level (Leq) measures the average acoustic energy over a period of time to
take account of the cumulative effect of multiple noise events.
NOISE STANDARDS:
Neither Sun City/West or Maricopa County have quantifiable noise level limits. The City of Peoria is the
closest municipality with quantifiable noise level limits. The daytime (6am – 10pm) residential noise
level limit per the City of Peoria’s noise ordinance is 65 dBA. The City of Peoria’s nighttime (10pm –
6am) residential noise limit is 55 dBA.
FINDINGS:
Ambient Noise Levels
ACS took ambient noise level measurements at the closest residential properties of the two areas
examined. Additionally, a 3rd location was selected to examine the freeway traffic noise at the gap in
the freeway wall for the off-ramp. See attached Ambient Noise Level Measurement Locations exhibit.
The results were as follows:
Location 1: Closest Residential Properties to the Site
Date
Time
Noise Level
Minimum
“Average”
Leq (10)
Maximum
Monday
3/22/21
~11:30am
41.1 dBA
50.6 Leq
60.4 dBA
Tuesday
3/23/21
~7:30am
47.3 dBA
54.2 Leq
59.5 dBA
Saturday
3/27/21
~12:00pm
45.2 dBA
56.0 Leq
64.9 dBA
NOTE: The ambient noise level results at this location were
exclusively due to the Loop 303 traffic.
Location 2: Closest Residential Properties of the Corte Bella Subdivision
Date
Time
Noise Level
Minimum
“Average”
Leq (10)
Maximum
Monday
4/05/21
~12:00pm
41.5 dBA
58.4 Leq
77.3 dBA
Tuesday
4/06/21
~7:30am
51.4 dBA
63.6 Leq
78.9 dBA
Saturday
4/03/21
~11:30am
43.6 dBA
58.5 Leq
75.3 dBA
NOTE: The ambient noise level results at this location were mostly due
to El Mirage traffic.
Location 3: Corte Bella Homes Near Ramp Opening in the Freeway Wall
Date
Time
Noise Level
Minimum
“Average”
Leq (10)
Maximum
Tuesday
4/06/21
~7:30am
44.9 dBA
50.0 Leq
57.9 dBA
NOTE: The ambient noise level results at this location were almost
exclusively due to the Loop 303 traffic.
The average ambient noise level at the closest residential properties was 50 dBA (or higher).
Additionally, the Loop 303 daily traffic is projected to increase by 25% (over 10,000 additional vehicles)
by 2040.
Noise Source
Source level measurements were performed during peak operation hours at two existing transfer
stations:
Cave Creek TS: 1855 E Deer Valley Rd, Phoenix, AZ 85024
Mesa TS: 6711 S Mountain Rd, Mesa, AZ 85212
ACS was informed that the Cave Creek transfer station is approximately 5 times busier than the
proposed WestWing transfer facility will be. However, the maximum noise levels from the Cave Creek
station were used as the potential baseline for the new station.
Projected Noise Impact –
Based on the maximum measurements taken during peak operation hours (at the Cave Creek facility),
the maximum noise level at the 2nd floor of the closest homes to the south of the proposed site would
be 46.2 dBA. However, the proposed building is enclosed on three sides, with the only open side
facing north, away from the homes. Thus, all of the louder noise producing activity will occur within or
in front (the opposite direction of the homes) of the building. Based on the orientation of the building,
the building itself will block 20 decibels at a minimum. This will reduce the noise impact at the homes to
26.2 dBA.
Based on the maximum source measurements, the maximum noise level at the Corte Bella residential
properties is 49.3 dBA without the benefit of the freeway wall. As can be seen in the attached Ambient
Noise Level Measurement Locations exhibit, the existing freeway wall will help to block the noise from
the proposed station to the Corte Bella home. However, because of the break in the freeway wall, no
barrier wall attenuation was included for these calculations. Again, the building will block a minimum of
20 decibels. This would reduce the noise impact at the Corte Bella homes to 29.3 dBA.
ACS has been informed that the public hours would be 6am to 4pm (M-F) and 6am to 12pm (Sat).
Therefore, Peoria’s daytime limits (65 dBA) would apply (if this site were subject to them). However,
ACS has been informed that there could be infrequent activity at the site as early as 5am and as late as
6pm. For the potential activity between 5am and 6pm, Peoria’s “nighttime” limits (55 dBA) would apply.
However, the source level measurements performed during peak activity (used for the calculations
above) would likely not represent (overstate) the potential noise level of the minimum activity before
6am. Even using the potentially overstated source levels for the activity between 5am and 6am, the
projected maximum noise level is substantially below Peoria’s residential daytime and nighttime noise
level limits.
CONCLUSIONS:
The projected potential maximum noise impact to the residential properties is less than 30 decibels.
This is substantially below the average existing ambient traffic noise. Although not subject to a
quantifiable noise ordinance, the projected potential maximum noise impact to the residential properties
is substantially below Peoria’s residential daytime and nighttime noise level limits.
Please contact me if you have any questions or need additional information.
Respectfully,
Tony Sola
Acoustical Consulting Services
Site Plan
Ambient Noise Level Measurement Locations
Forensic Fire Consultants, Ltd.
Phone: 480.632.9696 ● 515 E. Carefree Hwy #100 ● Phoenix, Arizona ● 85085
www.forensicfire.com
December 23, 2021
Mr. Stephen Anderson
Gammage & Burnham on behalf of Republic Services
Via email
Re:
Proposed WestWing Transfer Station Site
Hazard Mitigation Analysis & Fire Risk Study
Dear Mr. Anderson,
This report details my findings of the study and analysis pertaining to the current operational
impact at the Cave Creek Transfer Station and how the operation would hypothetically apply to
the WestWing Transfer Station (WWTS for future reference) and the surrounding area.
Specifically, the only adjacent property at the time of this report is the 185+/- Acre WestWing
Power Substation site1 owned by multiple entities. The proposed business park, which is
inclusive of the WWTS, will add numerous other operations as the area continues its expansion.
This study and analysis consist of multiple facets of the WWTS facility to include proposed build
site, access ways, operations, structure, and combustible waste materials. Evaluation of these
areas will include the potential of fire development, fire prevention measures
(active/passive/operational), fire suppression, and impact. The scope of this study is not a
comprehensive analysis of every possible scenario and outcome, but rather an overview
depicting the proactive approach Republic Services has implemented in current operations with
existing facilities and personnel which then would be applicable to the proposed facility.
Background research included:
•
Inspection of the proposed WWTS site and adjacent Power Substation
•
Inspection of the Cave Creek Transfer site
o Operations/Flow/Methodology of waste management processes
▪
Focus on adherence to company processes specific to fire prevention
o Preventative measures, passive and active fire protection
•
Interview of Republic Services operations personnel
•
Meeting with Arizona Fire & Medical Authority Fire Marshal Eric Kriwer
•
Review documentation publicly available on www.westwingtransfer.com
•
Independent research conducted on fire risk management, waste transfer station fires,
and the impact of fire to energized overhead electrical conductors
The proposed WWTS is located on the furthest northwest corner of the proposed Future
Approved Industrial Park and abuts the southwest corner of the Power Substation. Access to
the site would be via a blacktop paved access road from the El Mirage/303 intersection. The
proposed structure is to be of non-combustible construction with multiple layers of fire
prevention addressed for risk management. The operations training of personnel is an integral
part of the fire risk reduction and mitigation of potential events should they occur.
1 06.-Citizen-Participation-Plan-Exhibits, Page 183
Page 2 of 8
December 23, 2021
WestWing Transfer Station Fire Risk Study Forensic Fire Consultants, Ltd.
Municipal Fire Service
The proposed location, within the zoned industrial park, falls within the special taxing district of
the Arizona Fire & Medical Authority (AFMA). AFMA provides fire and medical services to all
parcels of land which are contiguous to its boundaries. The closest AFMA station is located
within eyesight of the WWTS, being separated only by the Power Substation.
AFMA is part of the valley’s Regional Automatic Aid System which dispatches any resources
based on their respective proximity to the call being generated. Simply put, the closest fire
engine is dispatched to the call regardless of jurisdiction. In the event that AFMA Station 104
personnel are on another call, the next closest station (AFMA 103) is just under 4 miles away.
The fire suppression response time standard for AFMA is 6 minutes2 for first due engine
company assignments. AFMA Station 104 is comprised of an engine, brush truck and water
tanker. The rapid deployment of these resources is a critical component to mitigation in the
event of an uncontrollable fire within a structure or land mass area.
Potential Waste Material Ignition
The determination of the fire risk and hazard mitigation varies immensely due to the ever-
changing environment of waste pickup, composition, transport, transfer, and deposit into a
landfill. With the evolution of technology, the proclivity for electronics and stored energy devices
(batteries) has rapidly increased. The industry works diligently utilizing different delivery
methods to educate consumers about what to discard as waste and what is hazardous. There
are numerous potential ignition sources which can be identified within the waste collection and
management processes. A few of the more commonly identified are that of lithium-ion batteries,
hot embers/smoking materials, oily rags, chemicals, and organics. Each of these types of
ignition sources within waste material could be averted with proper public education, adherence
to waste policies, and disposal awareness.
The impact of technology in the early stages of waste pickup and throughout the movement
processes has increased in recent years. The use of cameras on the collection trucks helps the
operators to assess potentially hazardous loads immediately upon retrieval. Should an operator
become aware of a potential fire within their respective truck, they are highly trained on the
proper steps to mitigate the fire. These “hot loads” can occur at any point during the process
which necessitates proper training of operational personnel. The key element in any system is
the early detection and fast response of trained personnel and equipment to suppress the fire or
smoldering debris quickly and efficiently.
Existing Facility Evaluation
The inspected site is larger than the WWTS yet the operational and movement of material and
equipment would be similar. The structure, like the WWTS, was constructed of non-combustible
material with a high ceiling (passive fire protection). It was equipped with a fire suppression
system (active fire protection) as well as required extinguishers. A 1” diameter hose reel was
mounted within close proximity to the load out area for use in rapid fire suppression of materials
segregated from the pile by the trained equipment operator. The moisture control system was
fully operational which is not only primarily for odor control, but also creates a higher Relative
Humidity (RH) which aids in keeping the combustibility of waste products low. The interior
tipping floor is monitored 24/7 by the Republic Services Operations Center (RSOC) in
2 https://www.afma.az.gov/index.asp?SEC=4E532205-32FA-4D57-8D3D-991A9138BA97
Page 3 of 8
December 23, 2021
WestWing Transfer Station Fire Risk Study Forensic Fire Consultants, Ltd.
Scottsdale, Arizona. This monitoring allows the user to interface with the site, see in real time
and activate appropriate measures to deploy resources for hazard mitigation.
Technology evolution is likely to be encompassed on new facilities being erected. Fire
prevention, early detection, and suppression means have all improved and Republic Services,
along with other waste companies, are constantly striving to implement these measures.
Implementation of these measures is beneficial to the environment, the public, first responders,
operations personnel, and the facility production.
Proposed WWTS Site
The WWTS proposed site reflects much of the same construction materials, processes, and fire
safety features as the Cave Creek site. At this time, there has not been a formal construction
plan to review; however, the renderings and the preliminary submittals reflect similarities in
facilities. The processes, which include the movement of vehicles, equipment operations, waste
material movement and personnel, are common for the transfer site. The following addresses
the specific risks and hazard mitigation plan. This analysis does not consider every potential
scenario. It offers a perspective of fire prevention, fire detection, fire suppression and the risk
assessment of potential fire development. Each scenario below considers a standard ratio of
residential/commercial waste according to industry-related studies3.
1. Transport to/from the WWTS with materials in-transit
a. Fire prevention
i. Public awareness of hazardous waste product introduction to loads
ii. Employee training programs
iii. Operator to recognize when suspect materials are introduced to load
iv. Regular maintenance of vehicles and equipment
b. Fire detection
i. Trained operations personnel remain vigilant throughout processes
ii. Early detection equipment such as alarms and thermal detection devices
c. Fire suppression
i. Activate emergency response as necessary
ii. Compact load; extinguish fire; dump load from truck at safe location
iii. Mitigate fuels
d. Risk assessment
i. Vehicular damages
ii. Personal injury
iii. Property damages
2. WWTS Site specific
a. Fire prevention
i. Paved roadways with well-maintained shoulders free of combustible
vegetation and/or rubbish
ii. Well-maintained landscape with separation from structure and
workspaces
iii. Routine rubbish and debris removal from site landscape
iv. Posted “No Smoking” signage
3 2016 Waste Composition and Analysis ... - Larimer County. https://www.larimer.org/sites/default/files/uploads/2017/wastesort.pdf.
Page 4 of 8
December 23, 2021
WestWing Transfer Station Fire Risk Study Forensic Fire Consultants, Ltd.
v. Non-spark producing equipment, such as rubber tires and rubber
“squeegee” on the bucket of tractor
b. Fire detection
i. On-site personnel
ii. Audio and video communications with on-site and off-site personnel
iii. Early detection devices with local and off-site alarm/notifications
c. Fire suppression
i. Notify appropriate authorities i.e., supervisor, alarm company, 911
ii. Segregate area of fire
iii. Extinguish fire utilizing multiple means
d. Risk assessment
i. On-site fire outside of transfer structure
1. Light vegetation fuels sparsely located on property
2. Vehicular operations on-site (generally falls under transit)
3. Property damage
3. WWTS building
a. Fire prevention
i. Non-combustible construction
ii. Regular maintenance building systems
b. Fire detection
i. On-site audio and video with 24/7 monitoring
ii. Early detection devices with local and off-site alarm/notifications
c. Fire suppression
i. Active fire sprinkler system such as ESFR, Deluge, Foam application
ii. Fire extinguishers on-site with trained personnel
iii. 1” water hose with reel for rapid deployment
iv. Bolstered by fire department response
d. Risk assessment
i. The building in and of itself is non-combustible
4. Waste materials inside or in transit within a vehicle inside the transfer station
a. Fire prevention
i. Trained personnel on/off-site with continuous monitoring 24/7
ii. Recognition of potentially hazardous loads and segregating from others
iii. Moisture control
iv. Removal of waste accumulation from tipping floor
b. Fire detection
i. Trained personnel on/off-site with continuous monitoring 24/7
ii. Early detection devices with local and off-site alarm/notifications
c. Fire suppression
i. Active fire sprinkler system such as ESFR, Deluge, Foam application
ii. Fire extinguishers on-site with trained personnel
iii. 1” water hose with reel for rapid deployment
iv. Operator to segregate debris on fire from remaining combustibles
v. Bolstered by fire department response
d. Risk assessment
i. The degree of waste material involvement is more dependent upon
several factors, none of which can be expressly calculated due to the
ongoing transfer of materials into and out of the facility, proximal locations
within the facility, make-up of the waste pile, and the potential size of the
waste pile at any moment. Generalizations therefore are the only means
of conveying the potential risks associated with a small, controllable fire
Page 5 of 8
December 23, 2021
WestWing Transfer Station Fire Risk Study Forensic Fire Consultants, Ltd.
and a large fire needing resources outside the transfer station such as
AFMA.
ii. Materials fire of less than one residential truckload (approximately 8Tons)
1. By segregating the load, it can be extinguished or burn itself out
based on numerous factors
2. The degree of damage is likely minimal to the facility
3. The fire is unbeknownst to the passersby
4. A minimal smoke plume would be visible dependent upon the
size, material make-up, complexity, and location of the fire. Wind
direction and speed is an additional factor which cannot be
conclusively determined.
iii. Materials fire of seven residential truckloads (approximately 60Tons)
1. Segregate the loads within the structure and/or remove from the
structure to extinguish
2. Sprinkler system may actuate dependent upon several factors
3. The degree of damage to the structure is moderate
4. Fire department response required
5. Smoke plume highly visible
iv. Worst case scenario of maximum 131Tons waste material on-site
1. No ability to segregate loads
2. Sprinkler system fully operational
3. Degree of damage to the structure is moderate
4. Fire department response required
5. Smoke plume highly visible
Of note, the north facing opening of the structure would have five bays. In the unlikely event a
large-scale fire ensued, the closest overhead electric utility lines are located over 175’ due north
along an APS easement. The second closest overhead electric utility lines are over 250’ due
west. These dimensions are from the proposed facility and not the property line.
Numerous power poles, energized electrical lines, towers and other electrical sub-station
components are within a visible area from the site. The sub-station and the grounds
surrounding the energized lines is generally well-kept and free of weeds and vegetation.
In extremely rare instances involving wildland fires, the dense vegetation below or adjacent
energized electric lines can generate thick smoke with a high carbon content causing the
electricity to find a path to earth or the metal tower/pole. This rare phenomenon can also be
achieved with the burning of tires or heavy plastics, commonly observed in dense commercial
processing facilities. The comparison of heavy fuels such as dense vegetation, rubber tires,
and plastic to the lighter fuels of household waste accumulation would infer the carbon content
could not be sufficient to facilitate the transfer of electrical current or failure of the energized
lines. Additionally, the smoke and heat dissipation over the span of 175’/250’ would further
erode the potential for thermal decay of the electrical lines.
There are many factors when considering the end risk assessment of the overhead electrical
lines. To summarize, an event such as the improper disposal of a lithium-ion battery, would
have to be discarded into the waste process. It would then have to go undetected until such
time it ruptured causing thermal runaway and eventually igniting adjacent combustibles. Then,
all of the prevention, detection, and suppression efforts in place would have to fail. Further, the
failure of those efforts would have to be supplanted by the inability of AFMA to contain the fire.
Lastly, the natural effects of wind direction, ambient temperature, humidity, smoke plume
Page 6 of 8
December 23, 2021
WestWing Transfer Station Fire Risk Study Forensic Fire Consultants, Ltd.
composition, and fluid dynamics would all have to be in perfect alignment to extend far enough
to potentially affect the energized power lines. This event is an extremely unlikely scenario.
Virtually all public electric utility companies have the ability to reroute electricity through a variety
of substations to deploy power in times of need. The redundancy of the electrical grid allows for
the redistribution as necessary.
The Western Area Power Administration (WAPA) email4 from Dennis Patane stated the WAPA
“has no objection to the rezoning case”. WAPA goes on to state the only concern they have is
“that any vegetation planned within our easement area would have a 10’ height restriction, at full
maturity”. It is clear the primary concern is vegetation under the energized electrical lines for
the reasons stated above.
The proposed WWTS would be a state-of-the-art facility with the most up to date and effective
fire prevention measures in place to mitigate hazards. The overall design of the structure,
enclosed on all but one side, decreases the exposure of the waste to the environment. The five
bay openings facilitate the ease of operations and the excellent egress for risk management.
The implementation of an additional fire access road above and beyond the required access
suggests the willingness of Republic Services to consider reasonable requests.
In reviewing the existing site, I determined the operational processes of the waste handling to
be effective and in alignment with Republic Services policies and procedures. I also determined
the personnel were highly trained and adhered to the company standards for safety and
operations. They were well-informed on procedures related to fire prevention, fire detection,
and fire suppression. The application of these operational procedures, principles, and work
ethic at the proposed WWTS would very likely continue the rising trend of technology
application into waste collection and management.
Conclusions
Republic Services meets or exceeds current industry standards pertaining to the collection,
transport, transfer, and disposal of waste products. The data gathered and reviewed fails to
reveal any concern for the operational processes. The general description of the structure is
similar to other sites; however, plans are not available at this time for the proposed facility. The
fire risk for the site (land use area) and structure are minimal based on current data reviewed.
The waste accumulation and transfer procedures conform to the company operations.
Fires in household waste are inevitable and the processes Republic Services have in place
provide rapid mitigation efforts for prevention, early detection, segregation, and suppression5.
Please feel free to reach out if I can be of further assistance.
Keith Paffrath
IAAI-CFI©, ICC-CFI-II, NFPA-CFI
This report is based on data derived from Republic Services, interviews with employees, observations, and research conducted on
transfer site operations. This report is not intended to consider every possible facet of the proposed facility or process. This is
merely an overview of the site analysis, operational and structural observations related to fire risk management.
WWTS structure plans were not considered in this report; a site visit to a comparable facility was used as a baseline. Prevention,
detection, and suppression systems are likely to be more technologically advanced on a newly constructed building and site.
4 06.-Citizen-Participation-Plan-Exhibits, Page 205
5 Using a combinational approach to prevent facility fires - Waste Today July 2, 2019
Page 7 of 8
December 23, 2021
WestWing Transfer Station Fire Risk Study Forensic Fire Consultants, Ltd.
Cave Creek site with five of the seven bays, misting system on-1” fire hose circled in red
Front end loader with rubber tires and rubber “squeegee” on blade-circled in red
Page 8 of 8
December 23, 2021
WestWing Transfer Station Fire Risk Study Forensic Fire Consultants, Ltd.
View looking west from proposed site with electric lines on north property line-in red
Closer detail of pole approximately 175’ north of proposed structure
75‐Acre Industrial Park
Economic & Fiscal Impact Report
Maricopa County, Arizona
Prepared for:
Republic Services
DRAFT AS OF OCTOBER 7, 2021
October 2021
Prepared by:
Elliott D. Pollack & Company
5111 N. Scottsdale Road, Suite 202
Scottsdale, Arizona 85250
75‐Acre Industrial Park in Maricopa County Economic & Fiscal Impact
Elliott D. Pollack & Company
TOC
www.arizonaeconomy.com
Table of Contents
EXECUTIVE SUMMARY
i
1.0
Introduction
1
2.0
Background, Assumptions & Methodology
3
3.0
Economic Impacts
9
4.0
Fiscal Impacts
12
75‐Acre Industrial Park in Maricopa County Economic & Fiscal Impact
Elliott D. Pollack & Company
www.arizonaeconomy.com
i
EXECUTIVE SUMMARY
Elliott D. Pollack & Company was retained to perform an economic and fiscal impact analysis of
a proposed 75‐acre industrial park in Maricopa County, Arizona. The subject site is located along
the Loop 303 east of El Mirage Road. Republic Services is proposing a transfer station on
approximately 10 acres of the site. The remaining 65 acres would be built out as various industrial
uses. For this report, the potential uses are described in the following table.
Economic Impacts
Based on the assumptions of development for the site, the property would generate 1,297
person years of employment during the construction with $81.9 million in wages and $194.6
million in total economic output.
Once construction is completed and the new development is operating at stabilization, the site
would generate an estimated 1,595 total jobs with $79.4 million in wages. The total economic
impact on the Greater Phoenix region would be $283.1 million.
Fiscal Impacts
The following table provides the forecasted revenue from construction and during operations for
proposed industrial park. One‐time construction revenues would total an estimated $7.7 million
for the State, County and local governments. The local government impact includes only the
Land Use
Acres
FAR
Square
Feet
Cost per Unit
or per SF
Construction
Cost
FF&E
Industrial light manufacturing
25
0.3
327,000
$150
$49,050,000
‐‐
Industrial ‐ warehouse/ storage
40
0.3
523,000
$90
$47,070,000
$1,046,000
Total
65
850,000
$96,120,000
$1,046,000
Source: Elliott D. Pollack & Company; Republic Services, ULI; SIOR
Industrial Park Maricopa County
Project Site Plan Assumptions
(2021 Dollars)
Construction Impact
Person Years of Employment
1,297
Wages ($ mil)
$81.9
Output ($ mil)
$194.6
Operations Impact
Jobs
1,595
Wages ($ mil)
$79.4
Output ($ mil)
$283.1
Source: Elliott D. Pollack & Company; IMPLAN
(2021 Dollars)
Economic Impact of Summary
Industrial Park Maricopa County
75‐Acre Industrial Park in Maricopa County Economic & Fiscal Impact
Elliott D. Pollack & Company
www.arizonaeconomy.com
ii
secondary impacts from the employees that live throughout the Greater Phoenix area. The site
is on County land and would not generate primary direct taxes for any specific local government.
Total operating revenue for the site is estimated at $6.1 million annually. This includes direct real
property taxes and utility taxes as well as secondary revenue impacts generated by employees.
Construction Impacts
State of Arizona
Primary direct taxes
$3,148,100
Secondary impacts from employees
$2,534,300
Maricopa County
Primary direct taxes
$437,400
Secondary impacts from employees
$807,400
Greater Phoenix
Secondary impacts from employees
$752,400
Total construction tax revenues
$7,679,600
Operations Impacts
State of Arizona
Primary direct taxes
$134,100
Secondary impacts from employees
$2,018,000
Maricopa County
Primary direct taxes
$154,400
Secondary impacts from employees
$1,160,700
Greater Phoenix
Secondary impacts from employees
$1,577,900
School districts
$639,800
Special districts
$424,800
Total operations tax revenues
$6,109,700
Source: Elliott D. Pollack & Co.; IMPLAN; ADOR; ATRA
(2021 Dollars)
Fiscal Impact of Operations
Industrial Park Maricopa County
75‐Acre Industrial Park in Maricopa County Economic & Fiscal Impact
Elliott D. Pollack & Company
www.arizonaeconomy.com
1
1.0 Introduction
Elliott D. Pollack & Company was retained to perform an analysis of the economic and fiscal
impacts of the construction and operations of a proposed 75‐acre industrial park in Maricopa
County, Arizona. The report will demonstrate the impacts to the State, County and local
governments. The subject site is located along the Loop 303 east of El Mirage Road. Republic
Services is proposing a transfer station on 10 acres at the corner of the site. The remaining 65 acres
would be built out as various industrial uses.
Economic impact analysis examines the regional implications of an activity in terms of three basic
measures: output, earnings and job creation. Fiscal impact analysis, on the other hand, evaluates
the public revenues and costs created by a particular activity. In fiscal impact analysis, the
primary revenue sources of a city, county or state government are analyzed to determine how
the activity may financially affect them.
This study prepared by Elliott D. Pollack & Company is subject to the following considerations
and limiting conditions.
It is our understanding that this study is for the client’s due diligence and other
planning purposes. Neither our report, nor its contents, nor any of our work were
intended to be included and, therefore, may not be referred to or quoted in whole or
in part, in any registration statement, prospectus, public filing, private offering
memorandum, or loan agreement without our prior written approval.
The reported recommendation(s) represent the considered judgment of Elliott D.
Pollack & Company based on the facts, analyses and methodologies described in the
report.
Except as specifically stated to the contrary, this study will not give consideration to
the following matters to the extent they exist: (i) matters of a legal nature, including
issues of legal title and compliance with federal, state and local laws and ordinances;
and (ii) environmental and engineering issues, and the costs associated with their
correction. The user of this study will be responsible for making his/her own
determination about the impact, if any, of these matters.
This study is intended to be read and used as a whole and not in parts.
This study has not evaluated the feasibility or marketability of any site for planned
uses.
All estimates regarding future development and improvements were provided by
Republic Services as estimates, with the understanding that final users may vary to
meet their corporate needs. Data has been reviewed and verified to determine its
reasonableness and applicability to the projects.
75‐Acre Industrial Park in Maricopa County Economic & Fiscal Impact
Elliott D. Pollack & Company
www.arizonaeconomy.com
2
The economic and fiscal impact results of this analysis could be higher or lower than
estimated due to the uncertainty of the nature of the businesses that would locate to
the project. The figures used in this analysis have been taken from a broad average of
users and are meant to represent an example of what could happen should the averages
be met.
This economic and fiscal impact study evaluates the potential “gross impacts” of
construction and operations activities. The term “gross impacts” as used in this study
refers to the total revenue, jobs and economic output that would be generated by the
construction and operations. The study does not consider the potential impact on
other businesses in the trade area that may occur as a result of the proposed project.
All dollar amounts are stated in current dollars and, unless indicated, do not take into
account the effects of inflation.
Our analysis is based on currently available information and estimates and
assumptions about immediate as well as long‐term future development trends. Such
estimates and assumptions are subject to uncertainty and variation. Accordingly, we
do not represent them as results that will be achieved. Some assumptions inevitably
will not materialize, and unanticipated events and circumstances may occur;
therefore, the actual results achieved may vary materially from the forecasted results.
The assumptions disclosed in this study are those that are believed to be significant
to the projections of future results.
75‐Acre Industrial Park in Maricopa County Economic & Fiscal Impact
Elliott D. Pollack & Company
www.arizonaeconomy.com
3
2.0 Background, Assumptions & Methodology
2.1
Background
The 75‐acre site is located along Loop 303 east of El Mirage Road in Maricopa County, Arizona.
The following proposed site plan is an example of a transfer station that could be built on 10
acres. While not finalized, this report will provide the impact of surrounding industrial uses on
the remaining 65 acres.
Sample Transfer Station Land Use
2.2
Analysis Assumptions
The assumptions used to estimate the economic and fiscal impacts of construction and
operations for the remaining 65 acres are outlined below. The primary inputs are based on both
assumptions supplied by Republic Services as well as on basic economic fundamentals regarding
economic impact analysis. For example, the Consumer Expenditure Survey is used to determine
spending patterns of staff based on their respective wages and Census survey results are used
for calculating the percentage of employees that live within the county or city in which they work.
Certain industry standard assumptions were provided by the Maricopa Association of
Governments, ULI and the Department of Energy. All values are expressed in 2021 dollars.
Unless otherwise indicated, an inflation factor has not been included in this analysis.
75‐Acre Industrial Park in Maricopa County Economic & Fiscal Impact
Elliott D. Pollack & Company
www.arizonaeconomy.com
4
The following table outlines the proposed project site plans for this analysis. An estimated 25
acres is projected to be developed as light manufacturing with the remaining 40 acres as light
industrial such as warehousing and storage. Construction costs are projected to total $96.1
million with $1.0 million in taxable furniture, fixtures and equipment (the manufacturing industry
is exempt from sales and use taxes levied on equipment).
Assumptions used in calculating the impact of operations are outlined in the following table.
Square feet per employee range from 750 for light manufacturing to 1,000 for warehousing or
storage industrial uses. Similarly, rents will range from $9.60 per square foot down to $7.20 per
square foot, respectively. Monthly utilities are projected at $4.00 per square foot for the light
manufacturing to $2.40 for warehousing and storage uses.
2.3
Economic Impact Methodology
Economic impact analysis examines the economic implications of an activity in terms of output,
earnings, and employment. For this study, the analysis focused on the construction impacts as
well as the ongoing operations including direct expenditures by the projected companies that
will occupy the commercial space, on property taxes, salaries, sales and operating supplies.
The different types of economic impacts are known as direct, indirect, and induced, according to
the manner in which the impacts are generated. For instance, direct employment consists of
Land Use
Acres
FAR
Square
Feet
Cost per Unit
or per SF
Construction
Cost
FF&E
Industrial light manufacturing
25
0.3
327,000
$150
$49,050,000
‐‐
Industrial ‐ warehouse/ storage
40
0.3
523,000
$90
$47,070,000
$1,046,000
Total
65
850,000
$96,120,000
$1,046,000
Source: Elliott D. Pollack & Company; Republic Services, ULI; SIOR
Industrial Park Maricopa County
Project Site Plan Assumptions
(2021 Dollars)
Square Feet
Stabilized
Utilities
Land Use
per employee
Rent / SF
Occupancy
per SF
Industrial light manufacturing
750
$9.60
90%
$4.00
Industrial ‐ warehouse/ storage
1000
$7.20
90%
$2.40
Source: SIOR; Marshall & Swift; Republic Services
Industrial Park Maricopa County
Operating Assumptions
(2021 Dollars)
75‐Acre Industrial Park in Maricopa County Economic & Fiscal Impact
Elliott D. Pollack & Company
www.arizonaeconomy.com
5
permanent jobs held by project employees. Indirect employment is those jobs created by
businesses that provide goods and services essential to the operation or construction of the
project. These businesses range from manufacturers (who make goods) to wholesalers (who
deliver goods) to janitorial firms (who clean the buildings). Finally, the spending of the wages
and salaries of direct and indirect employees on items such as food, housing, transportation and
medical services creates induced employment in all sectors of the economy, throughout the
region. These secondary effects are captured in the analysis conducted in this study.
Multipliers have been developed to estimate the indirect and induced impacts of various direct
economic activities. The IMPLAN Group developed the multipliers used in this study and were
selected based on the land use type.
The economic impact is categorized into three types of impacts:
(1) Employment Impact – the total wage and salary and self employed jobs in a
region. Jobs include both part time and full time workers.
(2) Earnings Impact – the personal income, earnings or wages, of the direct, indirect
and induced employees. Earnings include total wage and salary payments as well
as benefits of health and life insurance, retirement payments and any other non‐
cash compensation.
(3) Economic Output – also referred to economic activity, relates to the gross receipts
for goods or services generated by the company’s operations.
Economic impacts are by their nature regional in character. Such impacts are best illustrated
when not assigned to a specific locality, although clearly the primary impact of job creation would
be on county where the project is located. However, many other communities in the surrounding
region would also benefit from the operations of the proposed development.
2.4 Fiscal Impact Methodology
Fiscal impact analysis studies the public revenues associated with a particular economic activity.
The primary revenue sources of local, county, and state governments (i.e., taxes) are analyzed to
determine how an activity may affect the various jurisdictions. This section will evaluate the
impact of the project on State of Arizona, Maricopa County and local government revenues (from
employees that live throughout the Greater Phoenix area). The fiscal impact figures cited in this
report have been generated from information provided by a variety of sources including the U.S.
Bureau of the Census; the U.S. Department of Labor; the Internal Revenue Service; the State of
Arizona; the Arizona Tax Research Association; and the U.S. Consumer Expenditure Survey. Elliott
D. Pollack & Company has relied upon the estimates of operating revenues outlined in this study.
Unless otherwise stated, all dollar values are expressed in 2021 dollars.
75‐Acre Industrial Park in Maricopa County Economic & Fiscal Impact
Elliott D. Pollack & Company
www.arizonaeconomy.com
6
Fiscal impacts are categorized by type in this study, similar to economic impact analysis. The
major sources of revenue generation for governmental entities are calculated based on ongoing
operations. Employees will spend part of their salaries on local goods and services and pay taxes
on the homes they occupy. This spending will contribute to revenues collected by the State that
are ultimately shared with local governments.
Some revenues are more direct and definitive than others. Revenues have been defined in this
analysis as either primary or secondary, depending on their source and how the dollars flow
through the economy into government tax accounts. For instance, some revenues, such as
construction sales tax or retail sales taxes are definable, straightforward calculations based on
the value of construction or direct sales. These revenues are described in this study as primary
revenues. Secondary revenues, on the other hand, flow from the wages of those direct, indirect
and induced employees who are supported by the project. Revenue projections are based on
typical wages of the employees working in the project, their spending patterns, projections of
where they might live, and other assumptions outlined earlier in this report. The following is a
description of the applicable revenue sources that will be considered for this analysis.
Construction Sales Tax
The State, counties, and local governments levy a sales tax on materials used in the
construction of buildings or development of land improvements. That tax is calculated by
State law under the assumption that 65% of the construction cost of the facility and its
land improvements are related to construction materials with the remaining 35% devoted
to labor. The sales tax rate is then applied to the 65% materials figure. The sales tax on
construction materials is a one‐time collection by the governmental entity. The State
currently levies a temporary 5.6% sales tax on construction activity (a portion of which is
shared with local governments) while Maricopa County levies a rate of 0.7%.
Sales Tax on Retail, Restaurants, Commercial Lease & Utilities
The State, counties, and local cities in Arizona charge sales tax on retail goods, and utility
usage. Cities also levy the tax on commercial leases. The sales tax rate for the State is
5.6%. Portions of this tax are redistributed through revenue sharing to counties and cities
throughout Arizona based on population. The County’s sales tax rate is 0.7%. These tax
rates are applied to taxable sales, taxable supplies, commercial lease direct utility usage,
as well as to the spending of direct, indirect and induced employees.
Property Taxes
The development will be subject to direct property taxes. Residential properties are
levied at a 10% assessment ratio while commercial properties are levied at an 18%
assessment ratio. Employees supported by operations of the businesses will pay property
taxes on the homes they occupy. In order to estimate these secondary property taxes,
the assessed full cash value along with the projected value of a typical housing unit has
been calculated.
75‐Acre Industrial Park in Maricopa County Economic & Fiscal Impact
Elliott D. Pollack & Company
www.arizonaeconomy.com
7
State Shared Revenues
Each city in Arizona receives a portion of State revenues from four different sources ‐
State sales tax (see description above), State income tax, vehicle license tax and
highway user tax. The formulas for allocating these revenues are primarily based on
population. Counties also share in the revenue sources of the State, with the exception
of income tax.
State Income Tax
The State of Arizona collects taxes on personal income. The tax rate used in the
analysis averages about 1.6% for earnings. These percentages are based on the
most recently available income tax data from the State and the projected wage
levels of jobs created by the construction and operations impact. This tax is applied
to the wages and earnings of direct and indirect employment. Portions of this tax
are redistributed through revenue sharing to cities throughout Arizona based on
population.
HURF Taxes
The State of Arizona collects specific taxes for the Highway User Revenue Fund
(HURF). Both the registration fees and the motor vehicle fuel tax (gas tax) are
considered in this analysis. The motor vehicle fuel tax is $0.18 per gallon and is
calculated based on a vehicle traveling 12,000 miles per year at 20 miles per gallon.
Registration fees average $66 per employee in the State of Arizona. These factors
are applied to the projected direct and indirect employee count. Portions of these
taxes are distributed to cities and counties throughout Arizona based on a formula
that includes population and the origin of gasoline sales.
Vehicle License Tax
The vehicle license tax is a personal property tax placed on vehicles at the time of
annual registration. This factor is applied to the projected direct, indirect and
Rate
State Equalization Fund
0.4263
County General Fund
1.3459
Peoria School Districts
Peoria Unified School District
6.1634
Special Districts
North County Fire Medical
2.8644
Maricopa Special Health District
0.1167
Community College District
1.1112
Central Arizona GRD
1.0000
TOTAL
13.0279
Property Tax Rates
Source: Maricopa County Treasurer
75‐Acre Industrial Park in Maricopa County Economic & Fiscal Impact
Elliott D. Pollack & Company
www.arizonaeconomy.com
8
induced employee count. The average tax used in this analysis is $325 and portions
of the total collections are distributed to the Highway User Revenue Fund. The
remaining funds are shared between cities and counties in accordance with
population‐based formulas.
The above tax categories represent the largest sources of revenues that would be generated to
local governments, county, and State governments. The revenue impacts do not include certain
revenue sources such as corporate income taxes. All tax collections represented in this analysis are
gross collections and do not take into consideration any incentives or development agreements that
may occur.
75‐Acre Industrial Park in Maricopa County Economic & Fiscal Impact
Elliott D. Pollack & Company
www.arizonaeconomy.com
9
3.0 Economic Impacts
The economic impact includes total economic output, job creation, and wages during
construction as well as ongoing impacts from the proposed uses of the site and the operations of
these industrial businesses. The results presented are based on the assumptions of land use
described in Section 2.0 of this report. Though employment would primarily impact the local
area, the development would likely draw employees from the entire Greater Phoenix area.
Therefore, the economic impacts are expressed as a regional benefit.
3.1
Economic Impact of Construction
The impact from construction is based on the total value of the proposed structures being built.
Since the impacts represent the entire construction phase, employment impacts are expressed
as person years of employment. Person years of employment are the aggregate of each
construction job that is recreated year after year throughout the construction period. To derive
the annual average, employment, wages, and economic output can be divided by the expected
number of years it may take to complete the development. Annual averages may be higher or
lower depending on the timing of final buildout. Additionally, these construction impacts will
disappear when the development reaches completion.
Over the course of construction, an estimated 391 direct person years of employment would be
generated from the construction of the light manufacturing uses. These are the on‐site
construction jobs. An additional 271 indirect and induced person years of employment would be
created for a total employment impact of 662 person years of employment created by the
construction and other site work on the properties. In total, $41.8 million in wages would be
paid to these workers and the construction would create $99.3 million in economic impact
throughout the region.
The proposed industrial warehousing and storage land uses would generate an estimated 375
direct jobs based on the estimated total construction cost of $47.0 million. Including the ripple
effects throughout the region, a total of 635 person years of employment would be created over
the course of construction. This would equate to $40.1 million in wages and $95.3 million in total
economic output.
In total, the remaining 65 acres designated for an industrial park would generate a total of 1,297
direct, indirect and induced person years of employment based on the estimated total of $96.1
million in direct construction cost. Total wages would be an estimated $81.9 million with total
economic output of $194.6 million.
75‐Acre Industrial Park in Maricopa County Economic & Fiscal Impact
Elliott D. Pollack & Company
www.arizonaeconomy.com
10
3.2
Economic Impact of Operations
Operational impacts are considered permanent once all operations have reached stabilization.
The impacts described in this section are expected to recur each year as long as the anticipated
land use mix builds out as projected.
The projected light industrial uses would generate an estimated 769 total jobs annually with
$38.1 million in wages and $174.1 million in total economic output.
The industrial warehousing and storage uses would support 471 direct commercial jobs. Taking
into account the ripple effects throughout the economy, a total of 826 jobs would be created
from the proposed development with $41.3 million in wages and $108.4 million in economic
output.
In total, the remaining 65 acres would generate an estimated of 1,595 jobs annually, $79.4 million
in wages and $283.1 million in economic output would be created.
Industrial light
manufacturing
Industrial ‐
warehouse/
storage
Total
Person Years of Employment
Direct
391
375
766
Indirect
85
82
167
Induced
186
178
364
Total
662
635
1,297
Wages ($ mil)
Direct
$25.7
$24.6
$50.3
Indirect
$6.0
$5.7
$11.7
Induced
$10.1
$9.7
$19.8
Total
$41.8
$40.1
$81.9
Economic Output ($ mil)
Direct
$49.1
$47.1
$96.1
Indirect
$18.6
$17.8
$36.4
Induced
$31.7
$30.4
$62.1
Total
$99.3
$95.3
$194.6
Source: Elliott D. Pollack & Company; IM PLAN
(2021 Dollars)
NOTE: The total may not equal the sum of the impacts due to rounding. All dollar figures are in constant dollars. Inflation has not been
included in these figures.
Economic Impact of Construction
Industrial Park Maricopa County
75‐Acre Industrial Park in Maricopa County Economic & Fiscal Impact
Elliott D. Pollack & Company
www.arizonaeconomy.com
11
Industrial light
manufacturing
Industrial ‐
warehouse/
storage
Total
Jobs
Direct
392
471
863
Indirect
207
171
379
Induced
170
184
353
Total
769
826
1,595
Wages ($ mil)
Direct
$15.6
$22.1
$37.7
Indirect
$13.3
$9.2
$22.5
Induced
$9.2
$10.0
$19.3
Total
$38.1
$41.3
$79.4
Economic Output ($ mil)
Direct
$102.1
$46.2
$148.3
Indirect
$43.7
$30.9
$74.6
Induced
$28.9
$31.3
$60.3
Total
$174.7
$108.4
$283.1
Source: Elliott D. Pollack & Company; IMPLAN
Economic Impact of Operations
Industrial Park Maricopa County
(2021 Dollars)
NOTE: The total may not equal the sum of the impacts due to rounding. All dollar figures are in
constant dollars. Inflation has not been included in these figures.
75‐Acre Industrial Park in Maricopa County Economic & Fiscal Impact
Elliott D. Pollack & Company
www.arizonaeconomy.com
12
4.0 Fiscal Impacts
The tables included in this section summarize revenues that would ultimately flow to the State
of Arizona, Maricopa County and the local governments during construction and then on‐going
annually once construction is complete. Both the primary (direct) and secondary (generated by
spending of employees) are included. Revenue projections are based on assumptions outlined
earlier in this report.
4.1
Fiscal Impact of Construction
The fiscal impact of construction includes the tax revenues generated from construction sales
taxes, use tax and secondary impacts from the spending of employees. Development and permit
fees would also be collected but are not included in this analysis.
The State of Arizona would collect an estimated $2.9 million from the light manufacturing and
$2.8 million from the proposed warehousing and storage uses for a total of $5.7 million. This
includes both the direct primary taxes collected from construction sales and use tax as well as
the revenue generated by the spending of the employees.
Maricopa County would receive a projected $635,200 from the light manufacturing development
uses and $609,600 from the industrial uses proposed for the site. Similarly, the local
governments would receive a projected $383,900 and $368,500, respectively. The impacts on
the local governments are generated by secondary sources, as the site itself is not located within
a specific municipality.
Overall, the State, County, and local governments would receive an estimated $7.7 million during
the construction of the site given the proposed land uses.
75‐Acre Industrial Park in Maricopa County Economic & Fiscal Impact
Elliott D. Pollack & Company
www.arizonaeconomy.com
13
4.2
Fiscal Impact of Operations
At build‐out, the residential and commercial properties would begin to generate significant tax
revenue for the State, County, local governments and special districts every year. Primary
revenues would be collected from property taxes, retail sales taxes, commercial lease taxes,
utility consumption, and state shared revenues. Secondary revenue, which is generated by
employee spending, includes sales tax, property tax, and State‐shared revenues such as income
tax, vehicle license tax, and gasoline tax. The figures are exclusive of corporate income tax and
do not include property tax levied on personal property.
Years prior to build out and stabilized occupancy would experience a relative portion of this total
annual impact. Once the project is built out and operating at stabilized levels, the effects of the
operations outlined in the following tables will be realized on an annual basis.
Industrial light
manufacturing
Industrial ‐
warehouse/
storage
Total
State of Arizona
Construction sales
$1,576,600
$1,512,900
$3,089,500
Use Tax
N/A
$58,600
$58,600
Secondary impacts from employees
Spending sales tax
$360,300
$345,800
$706,100
Income tax
$660,200
$633,500
$1,293,700
Unemployment tax
$125,100
$120,100
$245,200
Vehicle license tax
$96,800
$92,900
$189,700
Gas tax
$50,800
$48,800
$99,600
Total for the State of Arizona
$2,869,800
$2,812,600
$5,682,400
Maricopa County
Construction sales
$223,200
$214,200
$437,400
Secondary impacts from employees
Spending sales tax
$63,400
$60,900
$124,300
Property tax
$153,000
$146,800
$299,800
State shared revenues
$195,600
$187,700
$383,300
Total for Maricopa County
$635,200
$609,600
$1,244,800
Local Governments
Secondary impacts from employees
Spending sales tax
$166,600
$159,900
$326,500
Property tax
$166,600
$159,900
$326,500
State shared revenues
$50,700
$48,700
$99,400
Total for Local Governments
$383,900
$368,500
$752,400
Total tax revenues
$3,888,900
$3,790,700
$7,679,600
Source: Elliott D. Pollack & Co.; IMPLAN; AZ Dept. of Revenue; AZ Tax Research Association
Fiscal Impact of Construction
Industrial Park Maricopa County
(2021 Dollars)
75‐Acre Industrial Park in Maricopa County Economic & Fiscal Impact
Elliott D. Pollack & Company
www.arizonaeconomy.com
14
The State of Arizona is projected to collect $1.1 million each year at buildout from primary and
secondary sources generated by proposed light manufacturing uses and another $1.1 million
from warehousing and storage industrial uses for a total of $2.2 million in annual ongoing impact
for the State.
Maricopa County would receive $665,800 from the light manufacturing developments and
$649,300 from light industrial uses, while the local governments would collect an estimated
$799,500 and $778,700, respectively. School and Special districts would also benefit from the
improvements and higher net assessed values of industrial uses for a total of $1.1 million
combined.
Overall, the annual operations of the proposed industrial park would generate an estimated $6.1
million more each year if build out with the proposed land uses.
75‐Acre Industrial Park in Maricopa County Economic & Fiscal Impact
Elliott D. Pollack & Company
www.arizonaeconomy.com
15
Industrial light
manufacturing
Industrial ‐
warehouse/
storage
Total
State of Arizona
Property tax
$22,600
$21,700
$44,300
Utility tax
$56,100
$33,700
$89,800
Secondary impacts from employees
Spending sales tax
$649,100
$630,600
$1,279,700
Income tax
$38,900
$42,100
$81,000
Unemployment tax
$145,400
$156,100
$301,500
Vehicle license tax
$112,500
$120,800
$233,300
Gas tax
$59,100
$63,400
$122,500
Total for the State of Arizona
$1,083,700
$1,068,400
$2,152,100
Maricopa County
Property Tax
$71,300
$68,400
$139,700
Utility Tax
$9,200
$5,500
$14,700
Secondary impacts from employees
Spending sales tax
$115,500
$112,100
$227,600
Property tax
$311,400
$301,300
$612,700
State shared revenues
$158,400
$162,000
$320,400
Total for Maricopa County
$665,800
$649,300
$1,315,100
Local Governments
Secondary impacts from employees
Spending sales tax
$303,300
$294,600
$597,900
Property tax
$452,100
$437,500
$889,600
State shared revenues
$44,100
$46,300
$90,400
Total for Local Governments
$799,500
$778,400
$1,577,900
Other Districts
School districts
$326,500
$313,300
$639,800
Special districts
$216,800
$208,000
$424,800
Total for Other Districts
$543,300
$521,300
$1,064,600
Total tax revenues
$3,092,300
$3,017,400
$6,109,700
Source: Elliott D. Pollack & Co.; IMPLAN; AZ Dept. of Revenue; AZ Tax Research Association
Fiscal Impact of Operations
Industrial Park Maricopa County
(2021 Dollars)
TWO EXISTING TRANSFER STATIONS PLUS
ONE PROPOSED TRANSFER STATION
LOCATED WITHIN METROPOLITAN PHOENIX
INCLUDING PEORIA (WESTWING), PHOENIX
(CAVE CREEK) AND CHANDLER (GERMANN)
CBRE GROUP, INC. FILE NO. 21-251PS-1066
REPUBLIC SERVICES, INC.
CONSULTING
ASSIGNMENT
CBRE VALUATION & ADVISORY SERVICES
© 2021 CBRE, Inc.
VALUATION & ADVISORY SERVICES
2575 East Camelback Road, Suite 500
Phoenix, Arizona, 85016
T (602) 735-1744
F (602) 735-5613
www.cbre.com
April 26, 2021
Eric Anderson
Area Director, Business Development
REPUBLIC SERVICES, INC
18500 North Allied Way
Phoenix, Arizona 85054
Re: A consulting assignment pertaining to two existing transfer stations and one
proposed transfer station located within metropolitan Phoenix, including Peoria
(WestWing), Phoenix (Cave Creek), and Chandler (Germann)
Dear Mr. Anderson:
At your request and authorization, CBRE, Inc. has prepared a consulting assignment pertaining to
the above referenced properties (two existing transfer stations and one proposed transfer station).
The reader is hereby advised that this is a consulting assignment and not an appraisal report, nor
does it constitute a value conclusion. All assumptions and limiting conditions are an integral part
of, and inseparable from, this report.
The subject property pertains to two existing transfer stations and one proposed transfer station
site located within metropolitan Phoenix, including locations in Peoria (proposed WestWing
transfer station), north Phoenix (existing Cave Creek transfer station), and Chandler (existing).
The purpose of this consulting assignment is to determine the impact (if any) the existing transfer
stations have upon residential property values. We selected two existing comparable Republic
Services transfer facilities for this analysis, including the Cave Creek and Germann facilities. As
part of this determination, we also conducted a comparison of residential property values with
respect to proximity to a freeway in the location of the proposed WestWing transfer station. The
intended use is for internal decision-making purposes. The client and intended user are Republic
Services, Inc., a Delaware Corporation, and its subsidiaries.
It has been a pleasure to assist you in this assignment. If you have any questions concerning the
analysis, or if CBRE can be of further service, please contact us.
CBRE - VALUATION & ADVISORY SERVICES
Thomas Raynak, MAI
Jo Dance, MAI, CCIM
Director
Managing Director
Appraiser Certified General
Appraiser Certified General
Real Estate Appraiser No. 30413
Real Estate Appraiser No. 30249
© 2021 CBRE, Inc.
Certification
i
Transfer Stations, Metropolitan Phoenix, Arizona
Certification
We certify to the best of our knowledge and belief:
1. The statements of fact contained in this report are true and correct.
2. The reported analyses, opinions, and conclusions are limited only by the reported assumptions and
limiting conditions and are our personal, impartial and unbiased professional analyses, opinions, and
conclusions.
3. We have no present or prospective interest in or bias with respect to the property that is the subject of
this report and have no personal interest in or bias with respect to the parties involved with this
assignment.
4. Our engagement in this assignment was not contingent upon developing or reporting predetermined
results.
5. Our compensation for completing this assignment is not contingent upon the development or reporting
of a predetermined value or direction in value that favors the cause of the client, the amount of the
value opinion, the attainment of a stipulated result, or the occurrence of a subsequent event directly
related to the intended use of this appraisal.
6. This appraisal assignment was not based upon a requested minimum valuation, a specific valuation, or
the approval of a loan.
7. Our analyses, opinions, and conclusions were developed, and this report has been prepared, in
conformity with the Uniform Standards of Professional Appraisal Practice.
8. The reported analyses, opinions, and conclusions were developed, and this report has been prepared,
in conformity with the requirements of the Code of Professional Ethics and Standards of Professional
Appraisal Practice of the Appraisal Institute.
9. As of the date of this report, Thomas Raynak, MAI and Jo Dance, MAI, CCIM have completed the
continuing education program for Designated Members of the Appraisal Institute.
10. Thomas Raynak, MAI and Jo Dance, MAI, CCIM have not made personal inspections of the properties
that are the subject of this report.
11. No one provided significant assistance to the persons signing this report.
12. Valuation & Advisory Services operates as an independent economic entity within CBRE, Inc. Although
employees of other CBRE, Inc. divisions may be contacted as a part of our routine market research
investigations, absolute client confidentiality and privacy were maintained at all times with regard to
this assignment without conflict of interest.
13. Thomas Raynak, MAI and Jo Dance, MAI, CCIM have not provided services, as appraisers or
consultants, regarding the properties that are the subject of this report during the past three-years.
14. Thomas Raynak, MAI and Jo Dance, MAI, CCIM have the appropriate knowledge, education and
experience to complete this assignment in a competent manner. The reader is referred to the
appraisers’ Qualifications in the Addenda.
Thomas Raynak, MAI
Jo Dance, MAI, CCIM
Director
Managing Director
Arizona Certified General
Real Estate Appraiser No. 30413
Arizona Certified General
Real Estate Appraiser No. 30249
© 2021 CBRE, Inc.
Executive Summary
ii
Transfer Stations, Metropolitan Phoenix, Arizona
Executive Summary
Property Description
Purpose
Methodology
Date of Report
Compiled by CBRE
The purpose of this consulting assignment is to
determine the impact (if any) the existing transfer
stations have upon residential property values.
The subject property pertains to two existing transfer
stations and one proposed transfer station site located
within metropolitan Phoenix, including locations in
Peoria (proposed WestWing transfer station), north
Phoenix (existing Cave Creek transfer station), and
Chandler (existing Germann transfer station).
Based on the sales data presented, there does not
appear to be a clear indication of a price difference for
those homes located within or just outside of a one-
half mile radius of the Cave Creek Transfer Station.
Conclusion - Proposed WestWing Transfer Station
Conclusion - Cave Creek Transfer Station
Conclusion - Chandler Germann Transfer Station
Based on the sales data presented, there does not
appear to be a clear indication of a price difference for
those homes located within or just outside of a three-
quarter mile radius of the Chandler Germman Transfer
Station.
April 26, 2021
Based on the sales data presented, it appears that
single-family homes located closer to Loop 303 are
selling at slightly lower prices when compared to the
homes located a slightly greater distance to the
freeway.
The methodology employed involved a comparison of
single-family home prices within and just outside of a
one-half mile radius of the Cave Creek transfer station
during two different time periods (2019 and 2020
through February 2021). Due to limited sales data
within a one-half mile radius of the Chandler
(Germann transfer station), the radius was expanded to
three-fourth of a mile, and includes three separate
study areas. In all cases, in comparing homes within
and just outside of the radii, we attempted to compare
homes of similar size and quality (same subdivsion, if
possible).
© 2021 CBRE, Inc.
Executive Summary
iii
Transfer Stations, Metropolitan Phoenix, Arizona
Within
Outside
Property
Year
Radius
Radius Differential
Cave Creek Transfer Station
2019
$163.53
$167.09
-2.1%
2020-2021
$199.79
$184.72
8.1%
Chandler Germann (West Study Area)
2019-2021
$168.90
$155.08
8.9%
Chandler Germann (North Study Area)
2019-2021
$170.67
$169.12
0.9%
Chandler Germann (Northeast Study Area)
2019-2021
$230.26
$268.23
-14.2%
Source: Data compiled by CRBE via Arizona Multiple Listing Service
SUMMARY OF FINDINGS
As indicated above home prices were found to be higher on a per square foot basis within the
designated radius (one-half or three-quarter mile) on three of the five study comparisons and
then were found to be lower on the other two study comparisons. Based on the sales data, there
does not appear to be a correlation between home prices and distance to the two existing
transfer stations.
EXTRAORDINARY ASSUMPTIONS
An extraordinary assumption is defined as “an assumption directly related to a specific
assignment, as of the effective date of the assignment results, which if found to be false, could
alter the appraiser’s opinions or conclusions.” 1
None noted.
HYPOTHETICAL CONDITIONS
A hypothetical condition is defined as “a condition, directly related to a specific assignment,
which is contrary to what is known by the appraiser to exist on the effective date of the
assignment results, but is used for the purposes of analysis.” 2
None noted.
1 The Appraisal Foundation, USPAP, 2020-2021 ed., 3.
2 The Appraisal Foundation, USPAP, 2020-2021 ed., 3.
© 2021 CBRE, Inc.
Table of Contents
iv
Transfer Stations, Metropolitan Phoenix, Arizona
Table of Contents
Certification ......................................................................................................................... i
Executive Summary ............................................................................................................. ii
Table of Contents ................................................................................................................ iv
Scope of Work ..................................................................................................................... 1
WestWing Transfer Station (Proposed) ................................................................................. 2
Cave Creek Transfer Station (Existing) .................................................................................. 7
Chandler Germann Transfer Station (Existing) .................................................................... 12
Assumptions and Limiting Conditions ................................................................................ 19
ADDENDA
A Qualifications
© 2021 CBRE, Inc.
Scope of Work
1
Transfer Stations, Metropolitan Phoenix, Arizona
Scope of Work
This a consulting assignment and not an appraisal report. Supporting documentation concerning
the data, reasoning, and analyses has been retained in the appraisers’ work file.
PURPOSE OF THE APPRAISAL
The purpose of this consulting assignment is to determine the impact (if any) the existing transfer
stations have upon residential property values. As part of this determination, we also conducted
a comparison of residential property values with respect to proximity to a freeway in the location
of the proposed WestWing transfer station.
INTENDED USE OF REPORT
The intended use is for internal decision-making purposes.
INTENDED USER
The intended user is Republic Services, Inc., a Delaware Corporation, and its subsidiaries. This
consulting assignment is to be used by Republic Services, Inc. and its subsidiaries and no other
user may rely on our report unless as specifically indicated in the report.
Intended Users - the intended user is the person (or entity) who the appraiser intends
will use the results of the appraisal. The client may provide the appraiser with
information about other potential users of the appraisal, but the appraiser ultimately
determines who the appropriate users are given the appraisal problem to be solved.
Identifying the intended users is necessary so that the appraiser can report the
opinions and conclusions developed in the appraisal in a manner that is clear and
understandable to the intended users. Parties who receive or might receive a copy of
the appraisal are not necessarily intended users. The appraiser’s responsibility is to
the intended users identified in the report, not to all readers of the appraisal report. 3
3 Appraisal Institute, The Appraisal of Real Estate, 14th ed. (Chicago: Appraisal Institute, 2013), 50.
© 2021 CBRE, Inc.
WestWing Transfer Station (Proposed)
2
Transfer Stations, Metropolitan Phoenix, Arizona
WestWing Transfer Station (Proposed)
HOME SALES WITHIN A ONE-HALF MILE RADIUS
The single-family homes sales during 2019 and 2020-2021 year-to-date (thru February 28,
2021) located within approximately one-half mile of the proposed WestWing transfer station are
displayed below.
© 2021 CBRE, Inc.
WestWing Transfer Station (Proposed)
3
Transfer Stations, Metropolitan Phoenix, Arizona
ARMLS data reveals there were a total of 29 sales within approximately one-half mile of the
proposed WestWing transfer station during 2019, with an average home size of 2,534 SF and an
average price of $288,536, or $113.87 per SF.
© 2021 CBRE, Inc.
WestWing Transfer Station (Proposed)
4
Transfer Stations, Metropolitan Phoenix, Arizona
ARMLS data reveals there were a total of 30 sales within approximately one-half mile of the
proposed WestWing transfer station during 2020 and 2021 year-to-date with an average home
size of 2,805 SF and an average price of $344,871, or $122.95 per SF.
HOME SALES JUST OUTSIDE OF A ONE-HALF MILE RADIUS
The single-family homes sales during 2019 and 2020-2021 year-to-date located just outside of
one-half mile radius of the proposed WestWing transfer station are displayed below. Of note,
these homes are considered to be similar when compared to the homes located within the one-
half mile radius as they are located with the same subdivision.
© 2021 CBRE, Inc.
WestWing Transfer Station (Proposed)
5
Transfer Stations, Metropolitan Phoenix, Arizona
ARMLS data reveals there were a total of 42 sales located just outside of one-half mile radius of
the proposed WestWing transfer station during 2019, with an average home size of 2,577 SF
and an average price of $303,476, or $117.76 per SF. This per square foot price is 3.4% higher
than the average per square foot price of $113.87 per SF for the data set which is within a one-
half mile radius of the proposed transfer station.
© 2021 CBRE, Inc.
WestWing Transfer Station (Proposed)
6
Transfer Stations, Metropolitan Phoenix, Arizona
ARMLS data reveals there were a total of 59 sales just outside of one-half mile radius of the
proposed WestWing transfer station during 2020, and 2021 year-to-date with an average home
size of 2,400 SF and an average price of $331,641, or $138.18 per SF. This per square foot
price is 12.4% higher than the average per square foot price of $122.95 per SF for the data set
which is within a one-half mile radius of the proposed transfer station.
CONCLUSION
Based on the sales data presented above, the homes located closer to Loop 303 appear to be
selling at slightly lower prices when compared to the homes located a slightly greater distance to
the freeway. This appears reasonable given freeways are typically associated with higher noise
levels and often have unsightly sound walls.
© 2021 CBRE, Inc.
Cave Creek Transfer Station (Existing)
7
Transfer Stations, Metropolitan Phoenix, Arizona
Cave Creek Transfer Station (Existing)
HOME SALES WITHIN A ONE-HALF MILE RADIUS
The single-family homes sales during 2019 and 2020-2021 year-to-date (thru February 28,
2021) located within approximately a one-half mile radius of the Cave Creek transfer station are
displayed below.
© 2021 CBRE, Inc.
Cave Creek Transfer Station (Existing)
8
Transfer Stations, Metropolitan Phoenix, Arizona
ARMLS data reveals there were 43 single-family home sales located within approximately a one-
half mile radius of the Cave Creek transfer station during 2019, with an average home size of
1,919 SF and an average price of $313,806, or $163.53 per SF.
© 2021 CBRE, Inc.
Cave Creek Transfer Station (Existing)
9
Transfer Stations, Metropolitan Phoenix, Arizona
ARMLS data reveals there were 54 single-family home sales located within approximately a one-
half mile radius of the Cave Creek transfer station during 2020 and 2021 year-to-date, with an
average home size of 1,866 SF and an average price of $372,812, or $199.79 per SF.
HOME SALES JUST OUTSIDE OF A ONE-HALF MILE RADIUS
The single-family homes sales during 2019 and 2020-2021 year-to-date located just outside of a
one-half mile radius of the Cave Creek transfer station are displayed below. These homes are
considered to be similar when compared to the homes located within the one-half mile radius, as
they are located with the same subdivision or in a subdivision of similar quality.
© 2021 CBRE, Inc.
Cave Creek Transfer Station (Existing)
10
Transfer Stations, Metropolitan Phoenix, Arizona
ARMLS data reveals there were 47 single-family home sales located just outside of a one-half
mile radius of the Cave Creek transfer station during the 2019, with an average home size of
2,250 SF and an average price of $375,944, or $167.09 per SF. By comparison, an average
home size of 1,919 SF and an average price of $313,806, or $163.53 per SF was recorded
during the same time period for the data set located within a one-half mile radius of the transfer
station.
© 2021 CBRE, Inc.
Cave Creek Transfer Station (Existing)
11
Transfer Stations, Metropolitan Phoenix, Arizona
ARMLS data reveals there were 63 single-family home sales located just outside of a one-half
mile radius of the Cave Creek transfer station during 2020- 2021 year-to-date, with an average
home size of 2,323 SF and an average price of $429,108, or $184.72 per SF. By comparison,
an average home size of 1,866 SF and an average price of $372,812, or $199.79 per SF was
recorded during the same time period for the data set located within a one-half mile radius of the
transfer station.
CONCLUSION
Based on the sales data presented above, there does not appear to be any definitive evidence
suggesting the presence of the Cave Creek transfer station has impacted home prices within the
immediate area.
© 2021 CBRE, Inc.
Chandler Germann Transfer Station (Existing)
12
Transfer Stations, Metropolitan Phoenix, Arizona
Chandler Germann Transfer Station (Existing)
Due to the lack of sufficient sales data within a one-half mile radius, the study area was
expanded to three-fourths of a mile for the Chandler Germann transfer station.
HOME SALES WITHIN A THREE-QUARTER MILE RADIUS (WEST STUDY AREA)
The homes sales during 2019 and 2020-2021 year-to-date (thru February 28, 2021) located
within approximately a three-quarter mile radius of the Chandler Germann transfer station (West
Study Area) are displayed below.
There are multiple study areas within this particular analysis, which are identified as the West
Study Area, the North Study Area and the Northeast Study Area.
© 2021 CBRE, Inc.
Chandler Germann Transfer Station (Existing)
13
Transfer Stations, Metropolitan Phoenix, Arizona
ARMLS data reveals there were 14 single-family home sales located within approximately a three-
quarter mile radius of the Chandler Germann transfer station between 2019 and the first two
months of 2021, with an average home size of 2,903 SF and an average price of $490,321, or
$168.90 per SF.
HOME SALES OUTSIDE A THREE-QUARTER MILE RADIUS (WEST STUDY AREA)
The homes sales during 2019 and 2020-2021 year-to-date located just outside of a three-
quarter mile radius of the Chandler Germann transfer station (West Study Area) are displayed
below. These homes are considered to be similar when compared to the homes located within
the three-quarter mile radius, as they are located with the same subdivision or in a subdivision of
similar quality.
© 2021 CBRE, Inc.
Chandler Germann Transfer Station (Existing)
14
Transfer Stations, Metropolitan Phoenix, Arizona
ARMLS data reveals there were 15 single-family home sales located just outside of a three-
quarter mile radius of the Chandler Germann transfer station (adjacent to the west of the prior
data set) between 2019 and the first two months of 2021, with an average home size of 3,001
SF and an average price of $465,393, or $155.08 per SF.
CONCLUSION (WEST STUDY AREA)
In this particular case, the homes located within a three-quarter mile radius to the west of the
Chandler Germann transfer station were found to be slightly higher priced on a per square foot
basis when compared to homes slightly outside of a three-quarter mile radius.
HOME SALES WITHIN A THREE-QUARTER MILE RADIUS (NORTH STUDY AREA)
The homes sales during 2019 and 2020-2021 year-to-date located within approximately a three-
quarter mile radius of the Chandler Germann transfer station (North Study Area) are displayed
below.
© 2021 CBRE, Inc.
Chandler Germann Transfer Station (Existing)
15
Transfer Stations, Metropolitan Phoenix, Arizona
ARMLS data reveals there were 14 home sales located within a three-quarter mile radius of the
Chandler Germann transfer station (North Study Area) between 2019 and the first two months of
2021, with an average home size of 1,659 SF and an average price of $283,143 or $170.67
per SF.
HOME SALES OUTSIDE A THREE-QUARTER MILE RADIUS (NORTH STUDY AREA)
The homes sales during 2019 and 2020-2021 year-to-date located just outside of a three-
quarter mile radius of the Chandler Germann transfer station (North Study Area) are displayed
below. These homes are considered to be similar when compared to the homes located within
the three-quarter mile radius, as they are located with the same subdivision or in a subdivision of
similar quality.
© 2021 CBRE, Inc.
Chandler Germann Transfer Station (Existing)
16
Transfer Stations, Metropolitan Phoenix, Arizona
ARMLS data reveals there were 24 home sales located just outside of a three-quarter mile radius
of the Chandler Germann transfer station (North Study Area) between 2019 and the first two
months of 2021, with an average home size of 1,773 SF and an average price of $299,850 or
$169.12 per SF.
CONCLUSION (NORTH STUDY AREA)
In this particular case, the homes located within a three-quarter mile radius to the north of the
Chandler Germann transfer station (North Study Area) were found to be similarly priced on a per
square foot basis when compared to homes slightly outside of a three-quarter mile radius.
HOME SALES WITHIN A THREE-QUARTER MILE RADIUS (NORTHEAST STUDY AREA)
The homes sales during 2019 and 2020-2021 year-to-date located within approximately a three-
quarter mile radius of the Chandler Germann transfer station (Northeast Study Area) are
displayed below.
© 2021 CBRE, Inc.
Chandler Germann Transfer Station (Existing)
17
Transfer Stations, Metropolitan Phoenix, Arizona
ARMLS data reveals there were three home sales located within a three-quarter mile radius to the
northeast of the Chandler Germann transfer station (Northeast Study Area) between 2019 and
the first two months of 2021, with an average home size of 2,225 SF and an average price of
$512,333 or $230.26 per SF.
HOME SALES OUTSIDE A THREE-QUARTER MILE RADIUS (NORTHEAST STUDY AREA)
The homes sales during 2019 and 2020-2021 year-to-date located just outside of a three-
quarter mile radius of the Chandler Germann transfer station (Northeast Study Area) are
displayed below. These homes are considered to be similar when compared to the homes
located within the three-quarter mile radius, as they are located with the same subdivision or in a
subdivision of similar quality.
© 2021 CBRE, Inc.
Chandler Germann Transfer Station (Existing)
18
Transfer Stations, Metropolitan Phoenix, Arizona
ARMLS data reveals there were three home sales located just outside of a three-quarter mile
radius of the Chandler Germann transfer station (Northeast Study Area) between 2019 and the
first two months of 2021, with an average home size of 1,664 SF and an average price of
$446,333 or $268.23 per SF.
CONCLUSION (NORTHEAST STUDY AREA)
In this particular case, the homes located within a three-quarter mile radius to the northeast of
the Chandler Germann transfer station (Northeast Study Area) were found to be lower-priced on
a per square foot basis when compared to homes slightly outside of a three-quarter mile radius;
however, much of the difference can be attributed to the differences in average home size.
© 2021 CBRE, Inc.
Assumptions and Limiting Conditions
19
Transfer Stations, Metropolitan Phoenix, Arizona
Assumptions and Limiting Conditions
1.
CBRE, Inc. through its appraiser (collectively, “CBRE”) has inspected through reasonable observation the subject
property. However, it is not possible or reasonably practicable to personally inspect conditions beneath the soil
and the entire interior and exterior of the improvements on the subject property. Therefore, no representation is
made as to such matters.
2.
The report, including its conclusions and any portion of such report (the “Report”), is as of the date set forth in the
letter of transmittal and based upon the information, market, economic, and property conditions and projected
levels of operation existing as of such date. The dollar amount of any conclusion as to value in the Report is based
upon the purchasing power of the U.S. Dollar on such date. The Report is subject to change as a result of
fluctuations in any of the foregoing. CBRE has no obligation to revise the Report to reflect any such fluctuations or
other events or conditions which occur subsequent to such date.
3.
Unless otherwise expressly noted in the Report, CBRE has assumed that:
(i)
Title to the subject property is clear and marketable and that there are no recorded or unrecorded matters or
exceptions to title that would adversely affect marketability or value. CBRE has not examined title records
(including without limitation liens, encumbrances, easements, deed restrictions, and other conditions that may
affect the title or use of the subject property) and makes no representations regarding title or its limitations on
the use of the subject property. Insurance against financial loss that may arise out of defects in title should be
sought from a qualified title insurance company.
(ii) Existing improvements on the subject property conform to applicable local, state, and federal building codes
and ordinances, are structurally sound and seismically safe, and have been built and repaired in a workmanlike
manner according to standard practices; all building systems (mechanical/electrical, HVAC, elevator, plumbing,
etc.) are in good working order with no major deferred maintenance or repair required; and the roof and
exterior are in good condition and free from intrusion by the elements. CBRE has not retained independent
structural, mechanical, electrical, or civil engineers in connection with this appraisal and, therefore, makes no
representations relative to the condition of improvements. CBRE appraisers are not engineers and are not
qualified to judge matters of an engineering nature, and furthermore structural problems or building system
problems may not be visible. It is expressly assumed that any purchaser would, as a precondition to closing a
sale, obtain a satisfactory engineering report relative to the structural integrity of the property and the integrity
of building systems.
(iii) Any proposed improvements, on or off-site, as well as any alterations or repairs considered will be completed in
a workmanlike manner according to standard practices.
(iv) Hazardous materials are not present on the subject property. CBRE is not qualified to detect such substances.
The presence of substances such as asbestos, urea formaldehyde foam insulation, contaminated groundwater,
mold, or other potentially hazardous materials may affect the value of the property.
(v) No mineral deposit or subsurface rights of value exist with respect to the subject property, whether gas, liquid,
or solid, and no air or development rights of value may be transferred. CBRE has not considered any rights
associated with extraction or exploration of any resources, unless otherwise expressly noted in the Report.
(vi) There are no contemplated public initiatives, governmental development controls, rent controls, or changes in
the present zoning ordinances or regulations governing use, density, or shape that would significantly affect the
value of the subject property.
(vii) All required licenses, certificates of occupancy, consents, or other legislative or administrative authority from any
local, state, nor national government or private entity or organization have been or can be readily obtained or
renewed for any use on which the Report is based.
(viii) The subject property is managed and operated in a prudent and competent manner, neither inefficiently or
super-efficiently.
(ix) The subject property and its use, management, and operation are in full compliance with all applicable federal,
state, and local regulations, laws, and restrictions, including without limitation environmental laws, seismic
hazards, flight patterns, decibel levels/noise envelopes, fire hazards, hillside ordinances, density, allowable
uses, building codes, permits, and licenses.
(x) The subject property is in full compliance with the Americans with Disabilities Act (ADA). CBRE is not qualified
to assess the subject property’s compliance with the ADA, notwithstanding any discussion of possible readily
achievable barrier removal construction items in the Report.
© 2021 CBRE, Inc.
Assumptions and Limiting Conditions
20
Transfer Stations, Metropolitan Phoenix, Arizona
(xi) All information regarding the areas and dimensions of the subject property furnished to CBRE are correct, and
no encroachments exist. CBRE has neither undertaken any survey of the boundaries of the subject property nor
reviewed or confirmed the accuracy of any legal description of the subject property.
Unless otherwise expressly noted in the Report, no issues regarding the foregoing were brought to CBRE’s
attention, and CBRE has no knowledge of any such facts affecting the subject property. If any information
inconsistent with any of the foregoing assumptions is discovered, such information could have a substantial
negative impact on the Report. Accordingly, if any such information is subsequently made known to CBRE, CBRE
reserves the right to amend the Report, which may include the conclusions of the Report. CBRE assumes no
responsibility for any conditions regarding the foregoing, or for any expertise or knowledge required to discover
them. Any user of the Report is urged to retain an expert in the applicable field(s) for information regarding such
conditions.
4.
CBRE has assumed that all documents, data and information furnished by or behalf of the client, property owner,
or owner’s representative are accurate and correct, unless otherwise expressly noted in the Report. Such data and
information include, without limitation, numerical street addresses, lot and block numbers, Assessor’s Parcel
Numbers, land dimensions, square footage area of the land, dimensions of the improvements, gross building
areas, net rentable areas, usable areas, unit count, room count, rent schedules, income data, historical operating
expenses, budgets, and related data. Any error in any of the above could have a substantial impact on the Report.
Accordingly, if any such errors are subsequently made known to CBRE, CBRE reserves the right to amend the
Report, which may include the conclusions of the Report. The client and intended user should carefully review all
assumptions, data, relevant calculations, and conclusions of the Report and should immediately notify CBRE of any
questions or errors within 30 days after the date of delivery of the Report.
5.
CBRE assumes no responsibility (including any obligation to procure the same) for any documents, data or
information not provided to CBRE, including without limitation any termite inspection, survey or occupancy permit.
6.
All furnishings, equipment and business operations have been disregarded with only real property being
considered in the Report, except as otherwise expressly stated and typically considered part of real property.
7.
Any cash flows included in the analysis are forecasts of estimated future operating characteristics based upon the
information and assumptions contained within the Report. Any projections of income, expenses and economic
conditions utilized in the Report, including such cash flows, should be considered as only estimates of the
expectations of future income and expenses as of the date of the Report and not predictions of the future. Actual
results are affected by a number of factors outside the control of CBRE, including without limitation fluctuating
economic, market, and property conditions. Actual results may ultimately differ from these projections, and CBRE
does not warrant any such projections.
8.
The Report contains professional opinions and is expressly not intended to serve as any warranty, assurance or
guarantee of any particular value of the subject property. Other appraisers may reach different conclusions as to
the value of the subject property. Furthermore, market value is highly related to exposure time, promotion effort,
terms, motivation, and conclusions surrounding the offering of the subject property. The Report is for the sole
purpose of providing the intended user with CBRE’s independent professional opinion of the value of the subject
property as of the date of the Report. Accordingly, CBRE shall not be liable for any losses that arise from any
investment or lending decisions based upon the Report that the client, intended user, or any buyer, seller, investor,
or lending institution may undertake related to the subject property, and CBRE has not been compensated to
assume any of these risks. Nothing contained in the Report shall be construed as any direct or indirect
recommendation of CBRE to buy, sell, hold, or finance the subject property.
9.
No opinion is expressed on matters which may require legal expertise or specialized investigation or knowledge
beyond that customarily employed by real estate appraisers. Any user of the Report is advised to retain experts in
areas that fall outside the scope of the real estate appraisal profession for such matters.
10. CBRE assumes no responsibility for any costs or consequences arising due to the need, or the lack of need, for
flood hazard insurance. An agent for the Federal Flood Insurance Program should be contacted to determine the
actual need for Flood Hazard Insurance.
11. Acceptance or use of the Report constitutes full acceptance of these Assumptions and Limiting Conditions and any
special assumptions set forth in the Report. It is the responsibility of the user of the Report to read in full,
comprehend and thus become aware of all such assumptions and limiting conditions. CBRE assumes no
responsibility for any situation arising out of the user’s failure to become familiar with and understand the same.
12. The Report applies to the property as a whole only, and any pro ration or division of the title into fractional
interests will invalidate such conclusions, unless the Report expressly assumes such pro ration or division of
interests.
© 2021 CBRE, Inc.
Assumptions and Limiting Conditions
21
Transfer Stations, Metropolitan Phoenix, Arizona
13. The allocations of the total value estimate in the Report between land and improvements apply only to the existing
use of the subject property. The allocations of values for each of the land and improvements are not intended to
be used with any other property or appraisal and are not valid for any such use.
14. The maps, plats, sketches, graphs, photographs, and exhibits included in this Report are for illustration purposes
only and shall be utilized only to assist in visualizing matters discussed in the Report. No such items shall be
removed, reproduced, or used apart from the Report.
15. The Report shall not be duplicated or provided to any unintended users in whole or in part without the written
consent of CBRE, which consent CBRE may withhold in its sole discretion. Exempt from this restriction is
duplication for the internal use of the intended user and its attorneys, accountants, or advisors for the sole benefit
of the intended user. Also exempt from this restriction is transmission of the Report pursuant to any requirement of
any court, governmental authority, or regulatory agency having jurisdiction over the intended user, provided that
the Report and its contents shall not be published, in whole or in part, in any public document without the written
consent of CBRE, which consent CBRE may withhold in its sole discretion. Finally, the Report shall not be made
available to the public or otherwise used in any offering of the property or any security, as defined by applicable
law. Any unintended user who may possess the Report is advised that it shall not rely upon the Report or its
conclusions and that it should rely on its own appraisers, advisors and other consultants for any decision in
connection with the subject property. CBRE shall have no liability or responsibility to any such unintended user.
© 2021 CBRE, Inc.
Addenda
ADDENDA
© 2021 CBRE, Inc.
Addenda
Addendum A
QUALIFICATIONS
© 2021 CBRE, Inc.
Thomas Raynak, MAI
Director, Phoenix, Arizona
̶̶̶̶̶̶̶̶̶̶̶̶̶̶̶ Experience ̶̶̶̶̶̶̶̶̶̶̶̶̶̶̶
Thomas Raynak, MAI, is a Director with CBRE’s Valuation & Advisory Services. Thomas Raynak
has experience with a broad spectrum of property types, but specializes in the valuation of vacant
land, master planned communities, residential subdivisions (single-family, townhomes and
condominiums), and apartments. He also provides review services to several lending institutions.
He also has experience completing appraisals and consulting assignments on office and medical
office buildings, retail properties, industrial properties, mobile home/RV parks, mini storage
facilities, private/charter schools, restaurants, automotive facilities, and a variety of special use
properties.
Thomas Raynak has completed over 2,500 assignments throughout the state of Arizona.
Additionally, he has extensive experience as a qualified expert in Federal Bankruptcy Court. As a
member of the Appraisal Institute, he held several positions including serving as a member of an
experience review committee, a regional disciplinary panel, and as a mentor to candidates for
membership. Thomas Raynak has been a partner in a private real estate development venture
since 2007.
Thomas Raynak works in the Western Region which covers the western portion of the United
States.
̶̶̶̶̶̶ Professional Affiliations / Accreditations ̶̶̶̶̶̶
• Appraisal Institute, Designated Member (MAI)
• Arizona Certified General Real Estate Appraiser, No 30413
̶̶̶̶̶̶̶̶̶̶̶̶̶̶̶̶ Education ̶̶̶̶̶̶̶̶̶̶̶̶̶̶̶̶
• Master of Arts Degree, Geography (Land Use Analysis)
̶ Arizona State University, Tempe, Arizona 1985
• Bachelor of Science Degree, Geography (Urban Planning)
̶ Pennsylvania State University, University Park, Pennsylvania 1981
T + 602-735-1744
M + 602-516-8352
thomas.raynak@cbre.com
2575 East Camelback Road
Suite 500
Phoenix, Arizona 85016
•
Alliance Bank
•
AZ State Land Dept.
•
Bank of America
•
Banner Bank
•
BNC National Bank
•
Central Bank
•
Commencement Bank
•
Comerica Bank
•
CIBC World Markets
•
Developers
•
Homebuilders
•
Farmers Merchant Bank
•
First Bank
•
GTIs Partners
•
Metro Phoenix Bank
•
National Bank Of AZ
•
NY Community Bank
•
Pacific Western Bank
•
Parkway Bank & Trust
•
Talmer Bank & Trust
•
The Resmark Cos.
•
Tricon Capital Group
•
US Bank
•
Unison Bank
•
Clients
Represented
© 2021 CBRE, Inc.
© 2021 CBRE, Inc.
Jo
Jo Dance, MAI, CCIM
Managing Director, Arizona
̶̶̶̶̶̶̶̶̶̶̶̶̶̶̶ Experience ̶̶̶̶̶̶̶̶̶̶̶̶̶̶̶
Jo Dance serves as Managing Director of CBRE Valuation & Advisory Services, Pacific Southwest
Division, where she leads a team of over 20 appraisal and consulting professionals in the
Phoenix and Tucson offices. An accomplished 30-year real estate professional with extensive
industry and management experience, she leads CBRE’s efforts to provide exceptional outcomes
for local, regional and global clients.
Working alongside a dedicated team of specialized experts, she works to elevate CBRE’s best-in-
class status by ensuring consistent, quality appraisal services. In her role as Managing Director,
she coordinates all activities for Arizona, including overseeing new business development, client
relations and appraisal quality control production.
She is licensed as a Certified General Appraiser in the states of Arizona, New Mexico and
Nevada. Ms. Dance is a designated member of the Appraisal Institute (MAI and SRA) and holds a
CCIM designation. Her appraisal experience spans a broad spectrum of real estate appraisals,
rent analyses and market studies of commercial and multifamily residential properties. She has
also provided litigation support and expert testimony in deposition and court in Arizona.
̶̶̶̶ Professional Affiliations / Accreditations ̶̶̶̶̶
• Appraisal Institute – Designated Member (MAI and SRA)
• CCIM Institute – CCIM designation
• Certified General Real Estate Appraiser, State of Arizona, No. 30249
• Certified General Real Estate Appraiser, State of New Mexico, No. 03242-G
• Certified General Real Estate Appraiser, State of Nevada, No. No. A.0206799-CG
• Licensed Real Estate Broker: State of Arizona (#BR505868000)
̶̶̶̶̶̶̶̶̶̶̶̶̶̶̶ Education ̶̶̶̶̶̶̶̶̶̶̶̶̶̶
• Arizona State University
̶ Science in Business Administration, Production & Operations Management
T
+ 01 602-735-5686
M +01 602-361-6600
jo.dance@cbre.com
2575 East Camelback Road
Suite 500
Phoenix, AZ 85016
Clients
Represented
•
CBRE Capital Markets
•
Western Alliance Bank
•
Walker & Dunlop
•
MidFirst Bank
•
C-III Asset Management
•
Opus Bank
•
JLL
•
HFF
•
Bank of the West
•
National Bank of AZ
•
Bank of Oklahoma
•
BBVA Compass
•
PNC
•
Citibank
•
Washington Federal
•
Blackstone
•
StanCorp
•
A10 Capital
•
Starwood Capital
•
VEREIT, Inc.
•
CoBiz Bank
•
First Bank
•
East West Bank
•
Bank OZK
© 2021 CBRE, Inc.
© 2021 CBRE, Inc.
Bob Fedorka, PE
Planning & Development
301 W. Jefferson Ave., Suite 170
Phoenix, Arizona 85003
Phone: (602) 506-7151
www.maricopa.gov/planning
email address:
Bob.Fedorka@maricopa.gov
Maricopa County
Planning & Development Department
Date:
January 10, 2022
Memo To:
Darren Gerard, AICP, Planning Manager, Department of Planning &
Development
Attn:
Adam Cannon, Planner, Planning & Development Services
cc:
Michael Norris P.E., Engineering Manager, Planning and Development
From:
Bob Fedorka, PE, Engineering Supervisor, Planning & Development
Subject:
Z2021090 – Re-Zone for Westwing Recycling and Transfer Facility
(without a Plan of Development)
(E3 Memo)
APN(s):
503-53-025U
This application has been revised to remove the plan of development component and now
is submitted to only specify zoning for future development.
Engineering Review has reviewed the 3rd plan and report routed for review on 12/17/2021,
for the subject application and has no objection subject to the following conditions.
1. Without the submittal of a precise plan of development, no development approval is
inferred by this review, including, but not limited to number of proposed building
lots/units, drainage design, access and roadway alignments. These items will be
addressed as development plans progress and are submitted to the County for further
review and/or entitlement.
2. No permits for development of this project shall be issued until permits for the
construction of the required offsite infrastructure are issued. Development of the site
is contingent of offsite roadway and utility improvements to access and serve the site.
The offsite improvements are not considered part of the entitlement for this
application. Permitting for the offsite improvements requires approval from a
multitude of permitting agencies (PA) as follows:
a. El Mirage Road at Loop 303 (PA: ADOT)
b. El Mirage Road from Loop 303 to E/W Connector Road (PA: MCDOT)
c. E/W Connector (Private) Road within FCDMC Owned Property (McMicken
Dam Outflow) (PA: FCDMC)
d. Remainder of E/W (Private) Connector Road (PA: PND)
e. ASLD approval for all public/private R/W
3. Engineering review of re-zone cases is conceptual in nature. All development and
engineering design shall be in conformance with Section 1205 of the Maricopa
County Zoning Ordinance; Drainage Policies and Standards; Floodplain Regulations
for Maricopa County; MCDOT Roadway Design Manual; and current engineering
policies, standards and best practices at the time of application for construction.
Please contact me with any questions.
Subdivision, Infrastructure &
Planning Program
1001 N. Central Avenue #150
Phoenix, Arizona 85004
Phone: (602) 506-0376
Fax: (602) 506-5813
TDD 602 506 6704
Maricopa County
Environmental Services Department
Water and Waste Management
DATE:
August 8, 2021
TO :
Adam Cannon, Planning & Development Dept.
Planner
FROM:
Souren Naradikian, P.E.
Senior Civil Engineer
SUBJECT:
West Wing Recycling - Transfer Station Ind-2 to Ind-3. Z2021090
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 for
West Wing Recycling - Transfer Station Ind-2 to Ind-3 at APN # 503-53-025U.
According to the submitted documentation, EPCOR would provide for the sewer and
water to the site. MCESD has no concerns. ATC must be obtained prior to any
construction permit approval.
Based on the above, MCESD raised no objection to this project to the Planning &
Development Department in Accela Automation on August 8, 2021 and the project
may proceed at this time subject to the following stipulations:
Stipulations:
None.
It should be noted that this document does not approve the referenced project.
Comments are provided only as advisory to Maricopa County Planning and
Development Department to assist staff to prepare a staff report. Other Maricopa
County agencies may have additional requirements. Final review and approval will be
made through Planning and Development Department procedures. Applicant may
need to submit separate applications to the Maricopa County Environmental Services
Department for approval of proposed facilities regulated by the Department. Review
of any such application will be based on regulations in force at the time of
application.
I:\TSM-Design Branch\Laxmikanth Narwa\TIS Review Comments\WestWing Recycling and Transfer Station\Westwing Transfer
Station_Z2021090 Review2.doc
MCDOT -- TRAFFIC ENGINEERING
REVIEW COMMENT SHEET
1 of 1
Project Name: WestWing Transfer Station
Location: North of SR 303 & East of El Mirage Rd
MCDOT File No.: Z2021090
Date: January 06, 2022
Reviewer: Laxmikanth Narwa
Phone No.: 602-506-8677
Consultant: Kimley-Horn and Associates, Inc.
Project No.:
Plans Sealed By : Charles R. Wright
Consultant Code:
A = Will Comply B = Deleted
C = Consultant to Evaluate
Item
Number
Sheet
Number
Comments
Consultant
Reply
= = =
= = =
2nd REVIEW (TIS)
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.
= = = = = = = = = = = = = = = = = = = = = = = = = = = = = =
Based on the proposed Transfer Station and Hauling facility developments’
(part of Phase 2) estimated traffic generation of 76 total weekday daily trips
with 8 AM peak hour trips and 8 PM peak hour trips, County agrees that there
will be no significant traffic impacts on surrounding traffic facilities in the project
study area. However, the Traffic Study is Approved for the current
proposed development only with the following stipulations:
ADOT approval of the proposed off-site access improvements on the
extension of El Mirage Road north from the existing Loop-303
interchange.
For subsequent phase developments, a revised traffic study shall be
submitted to the County for further review and approval
The Traffic Statement is Approved with the above-mentioned stipulations
Signature: _____________________________________ Date: ___________
Use CODE
"A", "B","C"
in this column
next to every
comment.
= = = =
Transportation Systems
Management Division
2901 W. Durango Street
Phoenix, AZ 85009
Phone: 602-506-8676
Fax: 602-506-8758
www.mcdot.maricopa.gov
September 23, 2020
WestWing Business Park, LLC
PO Box 7670
Surprise, Arizona 85374
Subject: Recommendation of Future MCDOT Right-of-Way
APN 503-53-025U&K – Z2020029
Dear Applicant:
Maricopa County Department of Transportation (MCDOT) has reviewed the
request to waive the requirement that the setback line on the referenced
property be measured from the future right-of-way as required by Section 1105
of the Maricopa County Zoning Ordinance. The subject properties, APN 503-
53-025U&K, located along a Section line alignment (west property line),
requiring the setback line be measured from a 55-foot future right-of-way. The
subject property APN 503-53-025U is also located along a Midsection alignment
(north property line), requiring the setback line be measured from a 40-foot
future right-of-way.
Based on future traffic demand, and current access in the area it is
recommended that the requirement for the setback line for be measured from
a future right-of-way of 25-feet from the west property line of both properties
and 0-feet from the north property line of APN 503-53-025U.
This recommendation pertains only to future right-of-way needs for a public
roadway on the identified alignment and does not consider legal access
requirements, easements, drainage, utilities, etc. which still apply to the subject
property.
If you have any questions on this decision, please contact Systems Planning at
(602) 506-1766.
Sincerely,
Angela Horn
Senior Planner
Cc:
Tom Ewers, Planning and Development
Bob Fedorka, Planning and Development
Michael Norris, Planning and Development
Steve Bruffy, Office of Enterprise Technology - GIS
Kevin LaValle, Office of Enterprise Technology – GIS
Elizabeth Valenzuela, MCDOT Permits
From:
Peggy Fehlman
To:
Adam Cannon (PND)
Subject:
Re: 2nd Submittal - Z2021090 - Zone Change with Overlay from IND-2 IUPD to IND-3 IUPD with POD for WestWing Recycling and Transfer Facility
Date:
Friday, November 12, 2021 9:51:29 AM
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 and traffic
impact analysis/statement (if required) for this project. Please notify ADOT once the project is through zoning and moving forward.
ADOT reserves the right to review any future plans, additions and/or changes to this development in regards to any impact they may have on the
State Highway System.
ADOT would like to remind the developer there is ADOT Right of Way in the area and 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.
Kind Regards,
Peggy Fehlman
Right of Way Coordinator
ADOT Central District
2140 W. Hilton Avenue
Phoenix, AZ 85009
(602)712-6622 Office
www.azdot.gov
On Mon, Nov 8, 2021 at 5:56 PM Adam Cannon (PND) <Adam.Cannon@maricopa.gov> wrote:
Good afternoon all,
This e-mail serves as notification of a 2nd Submittal we have received from Gammage & Burnham PLC for a Zone Change from IND-2 IUPD
to IND-3 IUPD with Plan of Development for WestWing Recycling and Transfer Facility. Applicable documents for review are available on
the Online Permit Manager at: https://accela.maricopa.gov/CitizenAccessMCOSS/Default.aspx using the case number Z2021090 under the
Planning Services search button. Please let me know if you have any questions or concerns.
Best regards,
Adam Cannon
Planner
Maricopa County Planning & Development Department
301 W. Jefferson St., Suite 170, Phoenix, AZ 85003
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.