01.02.CPA250011 PZ Staff Report

CPA250011 & Z250034 
Page 1 of 19 
 
 
Report to the Planning and Zoning Commission 
Prepared by the Maricopa County Planning and Development Department 
 
 
Cases: 
CPA250011& Z250034 – Wintersburg 313   
 
 
 
Hearing Date: 
May 7, 2026 
 
Supervisor District: 
4 
 
 
 
  
 
Applicant: 
Michelle Santoro, Gammage & Burnham  
 
Owners: 
313 Wintersburg LLC and Wintersburg Four LLC 
   
Requests: 
1)  General Comprehensive Plan Amendment (CPA) to change the land use  
designation within the Tonopah/Arlington Area Plan from Community 
Retail Center to Industrial 
 
 
2) 
 Zone change from Rural-43 to IND-3 IUPD 
 
  
 
Site Location: 
Generally located at the NWC of Encanto Blvd. and Wintersburg Rd. in the 
Tonopah area 
 
  
Site Size: 
Approximately 316.39 acres 
 
Density: 
N/A 
 
County Island:  
No 
 
 
County Plan: 
Tonopah/Arlington Area Plan  – Community Retail Center and Rural 
Densities 0-1 d.u./ac. 
 
Municipal Plan: 
N/A 
 
Support/Opposition: 
None known 
 
Recommendation: 
1)  Approve (CPA250011) 
 
 
 
2)  Approve with conditions

CPA250011 & Z250034 
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Project Summary: 
 
1. 
The applicant, Michelle Santoro, Gammage & Burnham, is requesting a General Comprehensive 
Plan Amendment (CPA) to change the land use designation from Rural-Densities 0-1 du./ac. and 
Community Retail Center to Industrial. A concurrent application for a zone change from Rural-43 
to IND-3 IUPD has been submitted without a precise plan of development to allow future 
development of the subject site for warehousing, manufacturing, energy production, and a data 
center.  
 
2. 
The subject site consists of five contiguous parcels totaling 316.39 acres located south of 
Interstate-10 at the northwest corner of Encanto Blvd. and Wintersburg Rd. in the Tonopah area. 
It is north of land owned by the Arizona State Land Department (ASLD). The immediate area is 
largely undeveloped, and relatively uniform in elevation. Areas of floodplain extend through 
several portions of the subject site. Most notably,  a four-mile wash is located at the east end of 
the parcel. There is also a large-lot residential subdivision located to the northwest that was 
originally platted in 1970. It remains sparsely developed.  
  
3. 
In 2007, a Comprehensive Plan Amendment, CPA2007011, was approved for the subject site to 
change the land use designation from Rural Densities 0-1 d.u/ac. and Community Retail Center 
to various land use designations that would have allowed for more intensive residential and 
commercial uses. As stipulated by the conditions of approval, in 2012, staff initiated a 
Comprehensive Plan Amendment, CPA2012007, to revert the land use designation back to Rural 
Densities 0-1 d.u./ac. and Community Retail Center due to a non-development of the subject site.  
 
4. 
The applicant is seeking deviations from the base IND-3 zoning district development standards 
for additional height allowance for energy production and industrial, increased lot coverages, 
reduced area for loading zones, and reduced parking spaces as indicated below. They are also 
proposing to reserve 20 acres along the northeast end of the subject site for commercial use and 
provide a 100’ buffer along the west end comprised of 50’ natural open space plus 50’ where no 
building height would exceed 40’.  
 
5. 
The following table (next page) contrasts the proposed IUPD against the base IND-3 zoning 
district:

CPA250011 & Z250034 
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REGULATION 
BASE ZONING DISTRICT 
REGULATIONS (IND-3) 
PROPOSED ZONING DISTRICT 
REGULATIONS (IND-3 IUPD) 
Maximum Height  
60’ 
60’ 
Maximum Height (Industrial) 
60’ 
80’ 
Maximum Height (Energy 
Production) 
60’ 
150’ 
Maximum Height (100’ from 
387th Ave Alignment)  
60’ 
40’ 
Minimum Front Yard 
20' 
20’ 
Minimum Side Yard 
0 or 10’ 
0 or 10’ 
387th Ave Alignment 
N/A 
50’ 
Minimum Street-side Yard 
10' 
10’ 
Minimum Rear Yard 
10’ or 25’ 
10’ or 25’ 
Minimum Lot Area 
6,000 sq. ft. 
6,000 sq. ft. 
Minimum Lot Width 
60' 
60’ 
Maximum Lot Coverage 
60% 
75% ; Solar panels, battery 
storage containers, or ancillary 
electric generation structures 
shall not contribute to lot 
coverage calculations 
Screening 
6' solid wall 
6’ solid wall or privacy fence; 
Perimeters adjacent to ASLD 
land shall be screened with 6’ 
solid wall 
Loading Space (Data Center) 
1 space per 10,000 sq. ft. 
1 space per 250,000 sq. ft. 
Parking (Data Center) 
1 space per 1,000 sq. ft. 
1 space per 5,000 sq. ft 
 
6. 
The narrative asserts that the proposed development meets the Comprehensive Plan 
Amendment criteria in the following manner: 
 
Whether the amendment constitutes an overall improvement to the Comprehensive Plan and is 
not solely for the good or benefit of a particular landowner or owners at a particular point in time 
 
The proposed amendment carefully evaluates both current land uses and future planned and 
approved developments in the area, particularly given its proximity to the I-11 corridor. The project 
will introduce a significant development to an underdeveloped region, delivering a lasting 
economic boost for decades.  
 
Changing a comprehensive plan designation from commercial/mixed-use to industrial can 
significantly benefit an area by fostering robust economic development, creating stable, high- 
paying jobs, and boosting the local tax base. This shift allows for the development of modern 
logistics, manufacturing, or warehousing facilities that often offer higher, more consistent returns 
and less maintenance overhead compared to retail or office spaces. Furthermore, converting 
underutilized land into industrial zones supports local supply chains and can enhance economic 
resilience by diversifying the employment base beyond consumer- dependent retail.

CPA250011 & Z250034 
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Whether the amendment will adversely impact all or a portion of the planning area by: 
 
a. Altering acceptable land use patterns to the detriment of the area plan?  
 
• 
Approval of this Project will not alter land use patterns to the detriment of the 
Comprehensive Plan. The Wintersburg Road and I-10 interchange has been 
planned as a retail hub for decades. Even the Tonopah / Arlington Area Plan states 
that the interchange “favors light industrial and manufacturing to the south”. The 
Industrial designation is compatible with future approved land use patterns for the 
area and is consistent with land uses that are generally located along freeway 
corridors and to the south along Wintersburg Rd such as the Palo Verde Generating 
Station. Changing the designation to Industrial does not preclude commercial 
development, it simply allows for more of a mix of uses.  
 
b. Requiring public expenditures for larger and more expensive infrastructure improvements 
to roads, sewer, or water systems than are needed to support the planned uses. 
 
• 
The Project will not adversely impact the expenditures for infrastructure 
improvements as the development of new roads and infrastructure will be paid for 
by future developments. Prior to Plan of Development approval, the owner shall 
submit documentation demonstrating an Assured Water Supply. The Property is 
within the service area for Global Resources with existing infrastructure 
approximately ½ mile away. In the Plan of Development process infrastructure for 
water and sewer will be addressed. 
 
c. Adversely impacting planned uses because of increased traffic? 
 
• 
The development will not adversely affect the area due to increased traffic. 
Although currently vacant, the property was previously designated for a large, 
mixed-use development. This new proposal will generate far fewer trips than the 
previously approved 2007 Encanto Village mixed-use plan, which included high 
density residential, office, and other uses. 
 
d. Affecting the livability of the area or the health or safety of present and future residents? 
 
• 
The Project will not adversely impact livability as the development is currently 
surrounded by vacant property and will carefully take into account any future 
adjacent developments as they occur. 
 
e. Adversely impacting the natural environment or scenic quality of the area in contradiction 
to the plan 
 
• 
The Project will not adversely impact the natural environment. During the design 
and development phases each project will be thoughtfully designed to not 
adversely impact the natural environment, including the 4 Mile Wash located along 
the eastern Property. All development and engineering design shall be in 
conformance with the Maricopa County Zoning Ordinance; Drainage Policies and 
Standards; Floodplain Regulations for Maricopa County.

CPA250011 & Z250034 
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Consistent with the overall intent of the Comprehensive Plan: 
 
The proposed Project aligns with the overall intent of the Comprehensive Plan. While the 
previously approved Encanto Village plans included a broad range of uses, the current 
proposal adapts to present market conditions, consistent with recent developments in the 
area. The planned intent of this intersection has always been an active urban, commercial 
hub. The rooftops are not there to support such development. With the new developments 
in highway infrastructure, a regional industrial hub still meets intent but responds more 
appropriately to current demand, while not prohibiting potential commercial development. 
 
Consistent with specific goals and policies: 
 
The proposed plan amendment supports goals and policies set forth for both the 
Comprehensive Plan and Area Plan as follows: 
 
Maricopa County Comprehensive Plan 
 
Land Use 
 
Goal 1: Achieve balanced and efficient development patterns: The majority of the Property 
is already designated as Community Retail Center, which envisions the Property 
developing as a retail power center near the interstate exchange. With the new freeway 
alignment nearby the proposed amendment enhances and expands the flexibility for retail, 
employment and economic opportunities, while still achieving a balance of planned land 
uses. Again, the Industrial designation will not prohibit a portion of the Property to be 
developed as commercial, it simply allows for more flexibility in end users. 
 
 
Goal 2: Maricopa County supports phasing plans for new urban development to 
coordinate such development with new urban services and infrastructure: The West Valley 
is rapidly growing and changing. This application anticipates the future need and demand 
and will develop in alignment with services and infrastructure. Coordination with Global 
Resources will take place at time of Plan of Development. Preliminary discussions have 
been made and nearby infrastructure identified. 
 
Policy 7: Maricopa County supports coordinating land use and infrastructure 
planning with state agencies, counties, and municipalities: Amending the Property’s 
designation from Community Retail Center and Rural Development anticipates future 
needs and growth in the area. Planning between agencies and municipalities will take 
place as needed when development occurs. 
 
Policy 17: Maricopa County supports balanced land use patterns that include 
various residential, retail, non-retail employment, and public and civic land uses: Amending 
the Property’s designation from Community Retail Center and Rural Development will 
enhance and expand the allowable land uses, supporting a more balanced pattern. Again, 
the Industrial designation will not prohibit a portion of the property to be developed as 
commercial, it simply allows for more flexibility in end users. 
 
Policy 25: Maricopa County supports land use buffers and land use transitions in 
urban/rural interface areas, including near aggregate mining operations and the county’s 
regional parks: During the Plan of Development phase, appropriate buffers will be 
determined for transitions between the proposed use and adjacent uses.

CPA250011 & Z250034 
Page 6 of 19 
 
Environment 
 
Policy 2: To help improve air quality Maricopa County supports balanced and efficient land 
use patterns where employment, retail and residential land uses are proximate rather than 
separate: The proposed amendment supports balanced and efficient land use patterns by 
providing a flexible framework for employment, industry and retail 
 
Economic 
 
Goal 1: Contribute to an effective regional economy: Response: The Project will add 
economic opportunity to the regional economy with retail, industrial, and warehousing 
uses near a major freeway interchange. 
 
Goal 2: Have a diverse and balanced economy to promote long-term economic stability 
and economic resiliency: The Project provides skilled jobs in an underdeveloped area. 
 
Goal 4: Create and grow a diverse business climate: The project will attract new innovative 
businesses such as tech companies utilizing data centers. 
 
Growth Areas 
 
Goal 1: Achieve orderly urban growth that is fiscally and environmentally responsible, 
protects public health and safety and promotes sensible annexation patterns: The 
proposed project aligns with urban growth policies and is planned in an ideal location 
directly adjacent to the I-10 off-ramp, near a major freeway interchange. 
 
Water Resources 
 
Goal 4: Increase water conservation: At time of development and construction, the 
developer will adhere to modern water conservation techniques. 
 
Policy 2: Maricopa County supports water conservation techniques in the planning and 
design of new development: At time of development and construction, the developer will 
adhere to modern water conservation techniques. 
 
Policy 3: Maricopa County supports renewable water use for landscape, park and common 
area irrigation; artificial lakes; and decorative water features: At time of development and 
construction, the developer will adhere to modern water conservation and renewable 
techniques 
 
Policy 4: Maricopa County supports compliance with its Drinking Water and Water and 
Wastewater Treatment Programs: At time of development and construction, the developer 
will adhere to County Drinking Water and Water and Wastewater Treatment programs. 
 
Energy 
 
Goal 3: Have balanced and efficient development patterns: The proposed amendment 
balances development patterns by addressing the typical lack of industrial and 
employment land in growing areas. It aligns with the future growth patterns and the

CPA250011 & Z250034 
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emerging technological and industrial employment corridors along the I-10 and future I-
11. 
 
Cost of Development 
Goal 2: New development pays its proper and reasonable share of the costs of new 
infrastructure, services, and other public improvements: Infrastructure and utilities 
associated with any development within the amendment area will be dedicated or 
constructed by the developer as each phase is developed. Preliminary discussions with 
Global Resources have identified existing infrastructure in the area. 
 
Tonopah/Arlington Area Plan 
 
Land Use 
 
Objective L1: Create orderly, efficient, and functional development patterns and create 
high quality residential, commercial, and industrial land developments that are compatible 
with 
adjacent land uses: Response: As stated above, the proposed amendment will provide 
more effective and functional development patterns. Locating industrial developments 
along freeway corridors is both functional and efficient 
 
Policy L2.2: Where possible and appropriate, in the design and construction of new 
development, preserve natural drainage ways, including the Hassayampa River, major 
washes, and open space corridors: Appropriate measures to preserve and/or treat natural 
drainage ways will be taken at Plan of Development. 
 
Policy L3.2: New urban land use development shall be in accordance with the Tonopah/ 
Arlington Area Plan and respective land use categories: The original plan, adopted in 2000, 
has not been updated to address the significant changes that have occurred in the area 
over the past two decades. It no longer reflects the rapidly evolving dynamics of the West 
Valley. While the existing plan designates industrial development south of the Wintersburg 
Road and I-10 interchange, the proposed amendment capitalizes on the strategic 
advantages of this high-degree intersection and corridor. It builds upon and connects to 
the established industrial uses already present to the south. 
 
Policy L3.3: New urban zoning shall be within one mile of existing urban development: As 
stated above, the west valley is rapidly growing and expanding, especially near the future 
I-11 interchange, which is approximately 3 miles to the east. 
 
Policy L3.5: New urban development (residential and commercial) shall provide evidence 
of adequate fire protection prior to rezoning. The following standards apply: a) Four (4) 
minute response time b) 500 gallons per minute pressure rating c) Minimum two (2) 
engines able to respond: The development will adhere to all fire code requirements. At this 
time specific uses and building sizes have not yet been determined, therefore 
requirements have not yet been determined. 
 
Policy E4.1: Prior to development, excavation, or grading, require that an applicant submit 
a letter from the Arizona State Historical Preservation Office stating that the proposed 
land development will have no effect on historical and cultural resources: An 
environmental study has been completed that determined no historical or cultural 
resources on site. The owner will work with Historic Preservation prior to development.

CPA250011 & Z250034 
Page 8 of 19 
 
Policy ED1.1: Encourage commercial development only when its demand can be justified 
and with the provision that construction will be completed on the proposed facilities within 
a specified time period: The demand for commercial is not justified at this intersection, 
hence the amendment request. 
 
Policy ED1.7: Require that future industrial and commercial development be adequately 
screened from public view: Appropriate screening will be provided with Plan of 
Development. The I-10 is not raised in this area, so views into the site will be minimal. 
 
Policy ED1.8: Encourage industrial development on property zoned industrial prior to 
rezoning of additional property for industrial use. 
 
Economic Development Goal 
 
Promote a growing balanced, efficient, and diversified economy, consistent with 
available resources, that enhances quality employment opportunities, improves quality 
of life, and is sensitive to the natural and cultural environment: Response: As stated above, 
the proposed amendment will allow for the development of a diverse, quality employment 
opportunity with supporting uses. 
 
 
Aerial photo of subject site

CPA250011 & Z250034 
Page 9 of 19 
 
Aerial image & surrounding environs 
 
 
 
Eagle view of subject site looking north into subject parcel (aerial image dated 10/02/2021)

CPA250011 & Z250034 
Page 10 of 19 
Photos

CPA250011 & Z250034 
Page 11 of 19

CPA250011 & Z250034 
Page 12 of 19 
Lane Use Exhibit

CPA250011 & Z250034 
Page 13 of 19 
 
Zoning Exhibit. 
 
 
 
 
Existing On-Site and Adjacent Zoning / Land Use: 
 
7. 
On-site: 
 
Rural-43 / vacant 
North: 
Rural-43 / Thomas Rd. Alignment then vacant 
South: 
Rural-43 / Encanto Blvd. then vacant 
East: 
Rural-43 / Wintersburg Rd. then vacant 
West: 
Rural-43 / vacant

CPA250011 & Z250034 
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Zoning District map 
 
 
 
Land Use Designation Map of the Tonopah/Arlington Area Plan 
 
 
 
Utilities and Services: 
 
8. 
Water: 
 
Water Utility of Greater Tonopah 
Wastewater: 
Water Utility of Greater Tonopah 
School Districts 
Saddle Mountain Unified School District 
Fire: 
South County Fire and Medical 
Police:  
Maricopa County Sheriff's Office  
 
Right-of-Way: 
 
9. 
The following table (next page) 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.

CPA250011 & Z250034 
Page 15 of 19 
 
Street Name 
Half-width Existing R/W 
Half-width Proposed R/W 
Future Classification 
N. Wintersburg 
Rd 
28’ 
65’ 
Parkway 
Thomas Rd 
N/A 
65’ 
Principal Arterial 
387th Ave 
N/A 
55’ 
N/A 
W. Encanto 
Blvd 
N/A 
40’ 
N/A 
 
Adopted Plan: 
 
10. 
Tonopah/Arlington Area Plan (adopted September 6, 2000): The subject site is designated as 
one of three Community Retail Center designations within this plan.   
 
Public Participation Summary: 
 
11. 
Staff received one memo from STOPP, Inc., a neighborhood advocacy group who requested that 
a portion of land be preserved for commercial use. In response, the applicant has agreed to 
reserve 20 acres specifically for commercial use.  
 
Outstanding Concerns from Reviewing Agencies: 
 
12. 
Staff received comments from the Arizona Game and Fish Department, who provided 
development guidelines and recommendations to protect native wildlife during the site 
construction.  
 
13. 
Comments were also received from ASLD requesting that the northern half-road right-of-way be 
retained along Encanto Blvd, and that the portion of the subject site  adjacent to ASLD owned land 
is screened with 6’ high CMU wall. The applicant has agreed to this request.  
 
Staff Analysis: 
 
14. 
Staff believes that the land use designation as Community Retail Center no longer reflects the 
land uses and development patterns of the local area. While residential development has 
occurred, it typically takes form in large-lot unregulated land divisions. It is unlikely that any 
moderate or higher-density residential development will take place in the foreseeable future. A 
case in point is the West Phoenix Estates Unit 7 subdivision that lies directly northwest of the 
subject site, and which is well-positioned to support residential development but remains largely 
vacant since platting in 1970. Because of the lack of residential development, a community retail 
center would not have the ideal population base to thrive. This is also reinforced by the failed 
Encanto Village project derived from CPA2007011 which did not develop and which would have 
featured a mixed-use development and more robust population base.  
 
15. 
Staff earlier expressed concerns with erosion of the community retail but the applicant has 
agreed to reserve 20 acres for commercial use. The county’s area plan has two other areas 
designated for community retail, one to the east along Interstate-10, and one to the south where 
there is a higher concentration of residents. It was also emphasized by the applicant that IND-3 
IUPD zoning will not necessarily preclude commercial or retail development. Staff agrees with 
this statement.  
 
16. 
There are concerns with the availability of utilities such as water; however, the applicant is within 
the service area of the Water Utility of Greater Tonopah aka Global Water and has had

CPA250011 & Z250034 
Page 16 of 19 
conversations about the expansion of infrastructure to serve the subject site. From an energy 
standpoint, solar would provide the compensatory power generation. There is also adequate 
access to the site with four points of access via Wintersburg Rd, 387th Ave. alignment, Thomas 
Rd. alignment, and Encanto Blvd.  
 
Recommendations: 
 
17. 
Staff recommends the Commission adopt a motion recommending that the Board of Supervisors 
approve CPA250011. 
 
18. 
Staff recommends the Commission adopt a motion recommending that the Board of Supervisors 
approve Z250034 subject to the following conditions ‘a’ – “k”: 
 
a. 
Development of the site shall be in substantial conformance with the Zoning Exhibit 
entitled “Zoning Exhibit”, stamped received April 3, 2026, except as modified by the 
following conditions.  
 
b. 
Development of the site shall be in substantial conformance with the narrative report 
entitled “Narrative Report”, consisting of 10 pages, stamped received April 3, 2026, except 
as modified by the following conditions. 
 
c. 
There shall be no less than 20 acres preserved for commercial development. The 
applicant shall identify the location of the 20 acres as part of each plan of development 
submittal.  
 
d. 
Prior to any ground disturbing activity, an archaeological/historical review shall be 
completed and submitted to the Arizona State Historic Preservation Office (SHPO). 
 
e. 
The following IND-3 IUPD development standards shall apply for development:  
1. Maximum Height (Industrial): 80’ 
2. Maximum Height (Energy Production): 150’ 
3. Maximum Height (100’ from 387th Ave Alignment): 40’ 
4. 387th Ave Alignment: 50’ 
5. Maximum Lot Coverage: 75%; solar panels, batter energy storage container, or 
ancillary electric generation structures shall not contribute to lot coverage 
calculations.  
6. Screening: 6’ solid wall or privacy fence; Perimeters adjacent to ASLD land shall 
be screened with 6’ solid wall 
7. Loading Space (Data Center): 1 space per 250,000 sq. ft. 
8. Parking (Data Center): 1 space per 5,000 sq. ft.  
 
f. 
The following engineering conditions shall apply: 
 
1. 
Any new site improvements will require a Plan of Development (that will require 
engineered Grading and Drainage Plans and Traffic Impact Study) 
 
2. 
The site contains areas of regulated floodplains (FEMA Zone A and AE). Any 
development must comply with the Floodplain Regulations for Maricopa County.

CPA250011 & Z250034 
Page 17 of 19 
3. 
Development of the site for the intended use(s) may require re-delineation of the 
floodplain through the FEMA CLOMR/LOMR process (administered through the 
Flood Control District). 
 
4. 
Dedication of roadway right-of-way (R/W) may be required along the frontage(s) 
of the subject premises to provide additional R/W widths based on the 
classification 
of 
the 
surrounding 
roadways, 
as 
determined 
by 
MCDOTPlanning@maricopa.gov. 
 
5. 
Given the site’s proximity to I-10, the applicant shall inquire of any concerns with 
ADOT via their red-letter process (email redletter@azdot.gov). 
 
6. 
Engineering review of planning and/or zoning cases is for conceptual design 
only. 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. 
 
7. 
Detailed Grading and Drainage (Infrastructure) Plans must be submitted with the 
application for Final Plat Approval and Building Permits. 
 
g. 
The following Maricopa County Department of Transportation conditions shall apply: 
 
1. 
Wintersburg Road is classified as an urban principal arterial requiring fee 
dedication of a 65-foot half street from the section line per the Maricopa County 
Zoning Ordinance Section 1104. 
 
a. 
It is the developer's responsibility to determine if the existing right of way 
is fee simple, if it is not then the developer will need to provide the right of 
way in said form. 
 
b. 
Applicant is required to provide, at applicant’s expense, an American Land 
Title Association (“ALTA”) Owner’s Policy of Title Insurance showing title 
vested in Maricopa County, a political subdivision of the State of Arizona. 
 
2. 
The above comments do not include identification of utilities or underground 
facilities within or adjacent to the required right-of-way that may have prior rights 
and/or require relocation. 
 
3. 
Thomas Road is classified as an urban principal arterial requiring preservation 
of a 65-foot half street from the section line per the Maricopa County Zoning 
Ordinance Section 1105. 
 
4. 
Any additional dedication and offsite improvement requirements will be 
determined by MCDOT Traffic based on a submitted TIA/TIS and the above 
roadway classifications. 
 
a. 
TIA/TIS 
to 
be 
submitted 
to 
MCDOT 
via 
Permit 
Center 
at 
https://maricopacountyazenergovweb.tylerhost.net/apps/selfservice#/h
ome.

CPA250011 & Z250034 
Page 18 of 19 
 
b. 
If a TIA/TIS has been previously submitted, approval is valid for one year. 
If review for construction is not underway within this time period, MCDOT 
may request an updated traffic report to assess any changes in condition. 
 
5. 
A mid-section line alignment is located on the southern perimeter and a section 
line alignment on the western perimeter of the proposed development requiring 
the setback line to start from a future half street Right-of-Way of 40-feet and 55-
feet, respectively, per the Maricopa County Zoning Ordinance Section 1105. 
 
6. 
Applicant to notify ADOT of proposed project through the Red Letter Process, 
RedLetter@azdot.gov, due to the proximity to the I-10. 
 
h. 
The following Maricopa County Environmental Services Department conditions shall 
apply: 
 
1. 
An Approval to Construct application is required and must be submitted to 
MCESD’s Subdivision & Infrastructure Program for water, reclaimed water 
and/or wastewater system infrastructure. 
 
2. 
A will serve letter issued by the Utility is required and must be submitted to 
MCESD’s Subdivision & Infrastructure Program if the site/development will be 
provided with water and/or reclaimed water by a Utility. A capacity assurance 
letter issued by the Utility is required to MCESD’s Subdivision & Infrastructure 
Program if the site/development wastewater service is being provided by a 
Utility. 
 
i. 
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. 
 
j. 
The property owner/s and their successors waive claim for diminution in value if the 
County takes action to rescind approval due to noncompliance with conditions.  
 
k. 
The granting of this change in use of the property has been at the request of the applicant, 
with the consent of the landowner.  The granting of this approval allows the property to 
enjoy uses in excess of those permitted by the zoning existing on the date of application, 
subject to conditions.  In the event of the failure to comply with any condition, the property 
may be considered for revocation to the zoning that existed on the date of application.  It 
is, therefore, stipulated and agreed that either revocation due to the failure to comply with 
any conditions, does not reduce any rights that existed on the date of application to use, 
divide, sell or possess the property and that there would be no diminution in value of the 
property from the value it held on the date of application due to such revocation of the 
Zone Change. The Zone Change enhances the value of the property above its value as of 
the date the Zone Change is granted and reverting to the prior zoning results in the same 
value of the property as if the Zone Change had never been granted.

CPA250011 & Z250034 
Page 19 of 19 
Presented by: 
Isaac Perez, Planner 
Reviewed by: 
Rachel Applegate, Planning Supervisor 
 
Attachments: 
Case Map (1 page) 
 
Land Use Exhibit (1 page) 
 
Zoning Exhibit (1 page) 
 
Narrative Report (24 pages) 
 
MCDOT comments (4 pages) 
 
MCESD comments (4 pages) 
 
DPR comments (2 pages) 
 
AZGFD comments (13 pages) 
 
ASLD comments (1 page)  
 
Public comments (3 pages)  
 
Applicant Correspondence (8 pages) 
 
ASLD and Applicant Correspondence (4 pages)

/
Maricopa County Planning & Development - Phoenix, AZ
4
Gross Acres: 316 approx.
Generated April 22, 2026 3:44 PM
CPA250011
Application Name:
Legal Description
WINTERSBURG 313
Applicant
Case Address
2N 6W 33
Michelle Santoro
Applicant Phone/Email
Parcel Primary:506-45-029R
6022560566
Map scale 1:12,906
Supervisor District No.
WINTERSBURG 
313- 
REZONE 
AND 
COMPREHENSIVE 
PLAN 
AMENDMENT 
TO 
FACILITATE
WAREHOUSE, DATA CENTER, MANUFACTURING, AND ENERGY PRODUCTION

Received 04/03/2026

Received 04/03/2026

Arizona Environmental Online Review Tool Report
Arizona Game and Fish Department Mission
To conserve Arizona's diverse wildlife resources and
manage for safe, compatible outdoor recreation
opportunities for current and future generations.
The Department requests further coordination to provide project/species specific recommendations.
Please use the Project Evaluation Form to submit your project to the Project Evaluation Program
at PEP@azgfd.gov.
Project Name:
Maricopa County Case No. CPA250011 & Z250034 - Wintersburg 313
Project Type:
Development Outside Municipalities (Rural Development), Commercial/industrial (mall) and associated
infrastructure, New construction or expansion
Project ID:
HGIS-26901
User Project Number:
M25-11201911
Project Description:
Comprehensive Plan Amendment and Zone Change with Overlay application in Maricopa County for an
approximately 320 acre site located south of the I-10 at Wintersburg Road. Rezoning from current rural
residential to heavy industrial is intended to allow for mixed industrial uses including warehouses, manufacturing,
and data centers. Project is located on undisturbed Sonoran desert scrub habitat.
Contact Person:
Calle Hinkle
Organization:
Arizona Game & Fish
On Behalf Of:
MARICOPA
Page 1 of 9

Arizona Game and Fish Department
project_report_maricopa_county_case_no_cpa_93546_96427.pdf
Project ID: HGIS-26901
Review Date: 12/4/2025 01:41:01 PM
Page 4 of 9

Arizona Game and Fish Department
project_report_maricopa_county_case_no_cpa_93546_96427.pdf
Project ID: HGIS-26901
Review Date: 12/4/2025 01:41:01 PM
Page 5 of 9

Arizona Game and Fish Department
project_report_maricopa_county_case_no_cpa_93546_96427.pdf
Project ID: HGIS-26901
Review Date: 12/4/2025 01:41:01 PM
Page 6 of 9

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Isaac Perez (PND)
From:
Sent:
Tuesday, April 28, 2026 3:31 PM
To:
Isaac Perez (PND)
Cc:
Ashley Z. Marsh
Subject:
RE: Case No. Z250034
Categories:
Green Category
This Message Is From an External Sender 
This message came from outside your organization. Please use caution when corresponding outside the county. 
Thank you Isaac.  We are good with all the stipulations and with providing a 6’ CMU wall along the ASLD 
portion.  Thanks.  
 
Michelle Santoro  
Senior Land Use Planner 
Gammage & Burnham | Profile
602.256.4486 Direct  
 
From: Isaac Perez (PND) <Isaac.Perez@maricopa.gov>  
Sent: Tuesday, April 28, 2026 11:29 AM 
To: 
 
Cc: 
 
Subject: FW: Case No. Z250034 
 
Good morning, Michelle 
 
Please see below correspondence from ASLD. 
 
ASLD has requested that the portion of the parcel adjacent to their property be screened with 6’ CMU wall in lieu of 
6’ CMU or privacy fence as varied by the application request.  
 
Is this something that would be welcomed? Please let me know by the end of the day as our final staff reports will 
be going to print tomorrow morning.  
 
 
Isaac Perez 
Planner 
Planning & Development 
301 W JeƯerson St Suite 170 Phoenix, AZ 85003 
O: 602-506-7150 
E: isaac.perez@maricopa.gov  
[ Maricopa.Gov ] 
Facebook | Instagram | X | YouTube | LinkedIn

2
Please be aware there is rampant fraud attempts to solicit wire transfer payments based 
upon email addresses found in public records. Maricopa County will never ask for a wire 
transfer payment. 
 
 
Maricopa County is developing the Framework 2040 Comprehensive Plan – a document which guides growth and development for the next decade and 
beyond.   
Visit Framework 2040 to learn how to participate, attend meetings and be heard! 
 
From: Rhonda Buss <rbuss@azland.gov>  
Sent: Tuesday, April 28, 2026 7:35 AM 
To: Isaac Perez (PND) <Isaac.Perez@maricopa.gov> 
Cc: Karen Dada <kdada@azland.gov> 
Subject: Re: Case No. Z250034 
 
Good mor ning Isaac, Thank you for reaching out. A 6-foot CMU wall should work wonderfully. Appreciate the coordination, thank you. Best regards, Rhonda Buss, AICP Planner III 1110 W. Washingt on St Phoenix, AZ 85007 602-542-3126 land. az. gov | 
 
Good morning Isaac,  
 
Thank you for reaching out. A 6-foot CMU wall should work wonderfully.  
Appreciate the coordination, thank you. 
 
Best regards,  
Rhonda Buss, AICP
  Planner III 
  1110 W. Washington St 
  Phoenix, AZ 85007 
  602-542-3126 
  land.az.gov | Facebook | Twitter/X
 
 
On Mon, Apr 27, 2026 at 1:26 PM Isaac Perez (PND) <Isaac.Perez@maricopa.gov> wrote: 
Good afternoon, Ms. Buss, 
  
Thank for the response.  
  
The applicant has requested that the property be allowed to be screened with either 6 CMU wall or other privacy 
type screening. From your standpoint, Would privacy type screening satisfy this requirement?

3
 
Isaac Perez
Planner 
Planning & Development 
301 W JeƯerson St Suite 170 Phoenix, AZ 85003 
O: 602-506-7150 
E: isaac.perez@maricopa.gov  
[ Maricopa.Gov ] 
Facebook | Instagram | X | YouTube | LinkedIn 
  
  
Please be aware there is rampant fraud attempts to solicit wire transfer payments based 
upon email addresses found in public records. Maricopa County will never ask for a wire 
transfer payment.
  
Maricopa County is developing the Framework 2040 Comprehensive Plan – a document which guides growth and development for the next decade 
and beyond.   
Visit Framework 2040 to learn how to participate, attend meetings and be heard! 
  
  
From: Rhonda Buss <rbuss@azland.gov>  
Sent: Thursday, April 23, 2026 3:50 PM 
To: Isaac Perez (PND) <Isaac.Perez@maricopa.gov> 
Cc: Karen Dada <kdada@azland.gov> 
Subject: Case No. Z250034 
  
Dear Isaac, Thank you for the public notice regarding Case No.   Z250034. ASLD requests that the I-3 screening dev. standard, minimum six-foot masonry wall along the perimeter of the property or to screen industrial outdoor uses, be upheld where 
Dear Isaac, 
  
Thank you for the public notice regarding Case No.  Z250034. ASLD requests that the I-3 screening dev. 
standard, minimum six-foot masonry wall along the perimeter of the property or to screen industrial outdoor 
uses, be upheld where adjacent to State Trust Land (STL). STL may develop sometime in the future.

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Please feel free to contact me if the County would like to discuss this further. 
  
Thank you,   
Rhonda Buss, AICP
  Planner III 
  1110 W. Washington St 
  Phoenix, AZ 85007 
  602-542-3126 
  land.az.gov | Facebook | Twitter/X