08.Z250047 PZ Staff Report
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Z250047 Page 1 of 9 Report to the Planning and Zoning Commission Prepared by the Maricopa County Planning and Development Department Case: Z250047 – Hassayampa Ranch Hearing Date: March 5, 2026 Supervisor District: 4 Applicant: Wendy Riddell, Berry Riddell LLC Owner: Hassayampa Rach 2040 Acres, LLC Request: Zone change from C-O, C-1, C-2, C-S, R-2, R-3, R1-6 & Rural-43 all within a PAD overlay zone to IND-2 IUPD Site Location: Generally located approx. 1 mile north of the northwest corner of 339th Ave. & Indian School Rd. in the Buckeye area Site Size: Approximately 1,687 acres Density: N/A County Island: No County Plan: Tonopah/Arlington Area Plan - Industrial Municipal Plan: N/A Municipal Comments: City of Buckeye – Comment Letter Support/Opposition: 3 letters of opposition Recommendation: Approve with conditions Z250047 Page 2 of 9 Project Summary: 1. The applicant on behalf of the owner is requesting to change the zoning from C-O, C-S, C-1, C-2, R-2 R-3, R1-6 & Rural-43 all within a Planned Area Development (PAD) overlay zone to IND-2 IUPD, an Industrial zoning district subject to an Industrial Unit Plan of Development (IUPD) overlay zone. The proposal is for future light industrial uses to include data center and an energy campus on an approximate 1,687-acre site is located in the Tonopah / Arlington area. It was originally zoned consistent with the Hassayampa Rach Development Master Plan DMP2005007 (DMP) which included a maximum yield of 5,707 residential units as well as commercial, mixed use, recreation, education and public facility uses. The previous approved land uses were never developed due to regional water and sewer utility delivery infrastructure issues. 2. The subject parcel is within the Tonopah / Arlington Area Plan. On December 10, 2025 a Major Comprehensive Plan Amendment (CPA) was approved which modified the plan land use designation from DMP to Industrial. The land is currently undeveloped native soil. 3. No plan of development (POD) is proposed at this time, but the applicant is requesting to deviate from base IND-2 development standards to enable ease in future development. Maximum building height will be increased from 60’ to 85’ to accommodate modern designs for warehousing or other light industrial uses. Minimum parking requirements will be decreased from 1 space per 900 sq. ft. of floor area to 1 space per 2,500 sq. ft. due to a relatively extensive level of employees compared to building volume thus less need for employee parking. The applicant has worked with local residents to increase minimum side and rear setbacks to 50’ adjacent to rural or residential zoning boundaries and a minimum 150’ building setback along the IUPD’s southern boundary. An additional 150’ limited height boundary which limits building height to 32’ up to 300’ from the zoning district boundary. This is intended for better integration of futures industrial uses into the existing rural residential community. REGULATION BASE ZONING DISTRICT REGULATIONS (IND-2) PROPOSED ZONING DISTRICT REGULATIONS (IND-2 IUPD) Maximum Building Height 40' 85’, 32’ within 300’ of the southern boundary line, as described in the narrative as the Buffer Zone. Minimum Front Setback 20' 20’ Minimum Side Setback None, except when abutting a rural or residential zoning district, then 25’ None, except when abutting a rural or residential zoning district, then 50’ Minimum Rear Setback None, except when abutting a rural or residential zoning district, then 25’ None, except when abutting a rural or residential zoning district, then 50’ Minimum Lot Area 6,000 sq. ft. 6,000 sq. ft. Minimum Lot Width * 60' 60’ Maximum Lot Coverage 60% 60% Minimum Parking Spaces Warehouse Uses: 1 space per 900 square feet Warehouse/Data Center Uses: 1 space per 2,500 square feet Minimum Screening 6' solid wall 6’ solid wall except 8’ solid wall when adjacent to a rural or residential zoning district. Z250047 Page 3 of 9 Additional Setback Required 0’ required Minimum 150’ setback abutting the southern property line, as described in the narrative as the Buffer Zone. Aerial photo of subject site Eagle view of subject site looking north into subject parcel. Z250047 Page 4 of 9 Aerial image & surrounding environs Existing On-Site and Adjacent Zoning / Land Use: 4. On-site: C-O PAD, C-1 PAD , C-2 PAD , C-S PAD, R-2 PAD, R-3 PAD , R1-6 PAD & Rural-43 PAD / Undeveloped, vacant North: Rural-43 / Undeveloped, vacant South: Rural-43 / residential, and undeveloped East: R1-6 PAD & Rural-43 PAD / aggregate mining West: Rural-43 / Undeveloped, vacant Z250047 Page 5 of 9 Current Zoning Map Proposed Zoning Map Utilities and Services: 5. Water: Water Utility of Greater Tonopah Wastewater: Hassayampa Utility Company School District: Saddle Mountain Unified School District Fire: Buckeye Valley Fire District Police: Maricopa County Sherriff Z250047 Page 6 of 9 Right-of-Way: 6. The following table includes identified existing and proposed half-width right-of-way and the future classification based upon the Maricopa County Department of Transportation (MCDOT) provided review memo. While not currently existing, MCDOT has identified the following right-of- way reservation requirements for future roadway development reservations. Current access to the site is via undeveloped roads on 339th Ave (declared right-of-way) and ‘Wickenburg Rd.’ (343rd Ave) which is made up of private access easements. Street Name Half-width Existing R/W Half-width Proposed R/W Future Classification Bethany Home Rd 0’ 65’ Principal Arterial Camelback Rd 0’ 100’ Urban Parkway Hidden Waters Parkway 0’ 100’ Urban Parkway Indian School Rd 0’ 65’ Urban Principal 343rd Ave. 0’ 40’ Urban Major Collector 331st Ave. 0’ 65’ Urban Principal Arterial Adopted Plan: 7. Tonopah / Arlington Area Plan (adopted September 6, 2000) Industrial uses are listed as locations for major employment centers. Uses generally include; warehousing, storage, distribution and general manufacturing. Public Participation Summary: 8. The applicant has met all notification requirements. All local landowners within 300’ have been notified with a first class mailing by the applicant. The site was posted in 10 different locations along Maricopa County right-of-way. The applicant has indicated direct contact with local neighbors and landowners seeking input on the proposed zone change. As of the writing of this report, staff has not received any support or opposition from the public. Staff spoke with one landowner in the vicinity who requested additional information but did not provide public comment. Z250047 Page 7 of 9 Outstanding Concerns from Reviewing Agencies: 9. The City of Buckeye has provided comment on the request. The site is not located within the City’s municipal planning area. The City does not object to the proposal but adds development input on future lighting and impact to the Jackrabbit wash and Hassayampa river bottom. Staff Analysis: 10. Staff supports the rezoning to match the Industrial land use designation in the county’s plan. Staff was aware of community concern (from large-lot residential area to the immediate south) regarding the loss of rural lifestyle. In this instance, staff considers well-integrated industrial campuses and natural open space to present less compatibility issues with than the previously entitled moderate-density master-planned community. The DMP sat undeveloped for 25 years while low-density lot-splitting occurred to the south. The applicant has worked with the community to find solutions to utilize the parcel for development by utilizing the distance to existing and future commercial corridors in the area of interstate 10 and future interstate 11. The applicant intends to implement best practices as recommended by the Arizona Game & Fish Department (AGFD) in order to protect habitat and wildlife in the previously undeveloped area including wildlife surveys, complying with the Arizona native plant law and utilizing the Arizona wildlife conservation strategy to help navigate and identify conservation opportunities during development. 3 letters of opposition submitted are included, letters speak of local water resources, loss of habitat and economic concerns. Recommendation: 11. Staff recommends the Commission adopt a motion recommending that the Board of Supervisors approve Z250047 subject to the following conditions ‘a’ – ‘i’: a. Development of the site shall be in substantial conformance with the Narrative Report entitled “Hassayampa Ranch”, consisting of 13 pages, dated February 9, 2026, except as modified by the following conditions. Z250047 Page 8 of 9 b. Development of the site shall be in substantial conformance with the Zoning Exhibit entitled “Hassayampa Ranch“, consisting of 1 page, dated February, 2026, except as modified by the following conditions c. The following IND-2 IUPD standards shall apply: 1. Maximum Building Height – 85’, 32’ within 300’ from the southern property line, as described in the narrative as the Buffer Zone. 2. Minimum Side Setback - 0’, except when abutting a rural or residential zoning district, then 50’. 3. Minimum Rear Setback – 0’, except when abutting a rural or residential zoning district, then 50’. 4. Additional Setback Required – 150’ when abutting the southern property line, as described in the narrative as the Buffer Zone. 5. Minimum Parking - Warehouse/Data Center Uses: 1 space per 2,500 square feet of floor area. 6. Minimum Screening - 6’ solid wall except 8’ solid wall when adjacent to a rural or residential zoning district; d. The following engineering conditions shall apply: 1. There is currently no County access to the site from the south. The County completed Hidden Waters Parkway North feasibility study in 2012. The applicant shall refer to the preferred alignment study and coordinate with MCDOT to determine accessibility of the site. 2. Wash T2N-R5W-S33E ultimately outfalls into the Hassayampa River. Site also contains the Hassayampa River itself. Refer to Arizona Department of Environmental quality for a list of protected surface waters (PSWL) and Waters of the U.S. (WOTUS), regulated under the Clean Water Act and ADEQ requirements. Consult ADEQ for Hassayampa River which may be regulated by ADEQ as a federally protected water. 3. Engineering and drainage review was based on a zone change without a plan of development. Therefore, without the submittal of a precise plan of 4. 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. 5. Engineering review of re-zone cases is conceptual in nature. All development and engineering design shall be in conformance with Section 905 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. 6. The County does not provide fire service; therefore, it is incumbent that the applicant seek service and approval of plans from the jurisdictional fire service provider. e. Unless waived or modified by the County at time of subsequent development applications, the applicant or developer shall document implementation of the best practices and any recommendations by the Arizona Game and Fish Department (AGFD) related to habitat and wildlife resources. Should the Zoning Inspector and/or their designee decide that the owner or developer has not substantially undertaken these best practices in good faith, the owner or developer shall not receive final permits or certificate of occupancy until the best practices are implemented. f. 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. Z250047 Page 9 of 9 g. 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. h. The property owner/s and their successors waive claim for diminution in value if the County takes action to rescind approval due to noncompliance with conditions. i. The granting of this change in use of the property has been at the request of the applicant, with the consent of the landowner. The granting of this approval allows the property to enjoy uses in excess of those permitted by the zoning existing on the date of application, subject to conditions. In the event of the failure to comply with any condition, 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. Presented by: Andrew Lorentzen, Planner Reviewed by: Rachel Applegate, Planning Supervisor Attachments: Case Map (1 page) Narrative Report/Ex. Summary (13 pages) Zoning Exhibit (1 page) Engineering comments (2 pages) MCESD comments (4 pages) MCDOT comments (1 page) City of Buckeye comments (2 pages) AZGFD Comments (5 pages) Opposition Letters (4 pages) / Maricopa County Planning & Development - Phoenix, AZ 4 Gross Acres: 1,688 approx. Generated February 4, 2026 10:25 AM Z250047 Application Name: Legal Description Hassayampa Ranch Applicant Case Address 2N 5W 15 WENDY RIDDELL 33022 W INDIAN SCHOOL RD Applicant Phone/Email Parcel Primary:504-03-010B 4806823916 TONOPAH, AZ 85354 Map scale 1:29,532 Supervisor District No. Rezone from R-2, R1-6, RU-43, C-O, C-1, and C-S with PAD overlays to IND-2 IUPD (PA250116) Zone Change with Overlay Hassayampa Ranch North of 339th Avenue and Indian School Road Case Number: Z250047 1st Submittal: December 23, 2025 2nd Submittal: February 9, 2026 Prepared by: Berry Riddell LLC Wendy Riddell, Esq. Sarah Sawyer, Esq. 6750 E. Camelback Road, Suite 100 Scottsdale, AZ 85251 Prepared for: Arizona Land Consulting Anita Verma-Lallian 7181 East Camelback Road, Suite 401 Scottsdale, Arizona 85251 A. Executive Summary The purpose of this request is to seek a Zone Change with Overlay for approximately 1,687 acres located north of 339th Avenue and Indian School Road, known historically as Hassayampa Ranch (the “Site”), as shown in blue below. The Site is presently zoned a mixture of R-2, R1-6, RU-43, C-O, C-1, and C-S, many of which have PAD overlays, for a planned total of 5,707 dwelling units and 62-acres of commercial uses within a master planned community. There is an existing sand and gravel mining operation adjacent to the Site at its northeast boundary. The sand and gravel mine is not a part of this request. The intent is to rezone the Site to Light Industrial with an Industrial Unit Plan Development (“IND-2 IUPD”) to permit a light industrial development that may include warehouse, data center, and power generation uses. Aerial Map In 2008, the Site, outlined in blue below, was zoned with a variety of residential and commercial designations, some with Planned Area Development Overlays. Also in 2008, the Hassayampa Ranch Development Master Plan (“DMP”) was established over the Site, which plans for future 5,707 residential units and commercial, mixed use, recreation, education, and public facility uses. Since the entitlements were approved in 2008, the Site has remained vacant, largely due to a lack of available infrastructure. Existing Hassayampa Ranch Zoning B. Development Standards An IUPD is requested to modify the IND-2 development standards shown in the table below. The modification of the standards will allow for the flexibility of future industrial uses to accommodate changes in market demand, provide opportunities for employment to the surrounding community, and develop key public infrastructure. Regulation Base Zoning District Regulations (IND-2) Proposed Zoning District Regulations (IND-2 IUPD) Maximum Height 40 feet 85 feet Minimum Front Yard 20 feet 20 feet Minimum Side Yard None, except when abutting a rural or residential zoning district, then 25 feet None, except when abutting a rural or residential zoning district, then 50 feet Minimum Rear Yard None, except when abutting a rural or residential zoning district, then 25 feet None, except when abutting a rural or residential zoning district, then 50 feet Minimum Lot Width 60 feet 60 feet Maximum Lot Coverage 60% 60% Parking Spaces Warehouse Uses: 1 space per 900 square feet Warehouse/Data Center Uses: 1 space per 2,500 square feet Screening 6-foot solid wall 6-foot solid wall 8-foot solid wall when adjacent to a rural or residential zoning district IUPD Justification: Modifications to the development are requested to provide the flexibility necessary to attract a wide swath of industrial users, adapt to changes in the market, and be sensitive to the surrounding context. The request to increase the permitted height allowed by the IND-2 district from 40 feet to 85 feet. The increase in height will allow for the development of additional clearance, which is commonly sought by light industrial users. Additionally, we are requesting a reduction in the required parking for the Site. The Site will have a mix of warehouse and data center uses, both of which are subject to the same parking ratio. However, data centers typically contain only a small office space and fewer number of employees than warehouse uses and therefore, do not require as many employee parking spaces. Reducing the required parking for the Site reflects the current parking demand for warehouse and data center uses and provides flexibility in the design of future development of the Site. The addition of a side and rear yard and increase in height to screening walls when adjacent to a rural or residential zoning district will provide a smoother transition from the future development to existing residences to the south of the Site. C. Description of Proposal As shown below, the request is to rezone the Site from the historic zoning districts approved concurrently with the Hassayampa Ranch DMP to IND-2 IUPD. The intent is to develop the Site with future light industrial uses, which may include warehouse, data center, and power generation uses. As no end users for the Site are identified at this time, the purpose of the IUPD overlay is to build flexibility into the entitlements, which will attract a diverse range of industrial and employment center users to the Site. Existing and Proposed Zoning To create a transition between the proposed development and the residential community to the south, a Buffer Zone is proposed. As shown below, the Buffer Zone comprises an approximate 3,200 foot wide and 300-foot-deep area directly adjacent to the limited existing residential proximate to the Site. The Buffer Zone is divided into right-of-way and two buffer zones, designed to limit permitted uses and provide enhanced development standards where the proposed development is immediately adjacent to the existing residential. Buffer Zone The permitted uses and development standards in the Buffer Zone are as follows: Buffer Zone 1: 100-150 feet from the Site’s south property line Permitted Uses: 1. Native Landscaping 2. Screening elements which may include, but are not limited to, trees, shrubs, natural vegetation and walls 3. Vehicular and pedestrian access points Buffer Zone 2: 150 -300 feet from the Site’s south property line Permitted Uses: 1. Guest ranches, bed and breakfast establishments, resorts, and hotels 2. Farm animal (horse, cattle and other farm animal) medical clinics and surgical referral hospitals, subject to the following standards a. Animals shall not be boarded or lodged except for short periods of observation incidental to care or treatment. b. Any building or corral for the keeping of animals shall maintain a minimum setback of 40 feet from any property line. c. All refuse and animal wastes shall be stored within an enclosed building or within odor-proof closed containers. 3. Farms 4. Gardens and community gardens 5. Storage/maintenance of agricultural equipment 6. The keeping of farm animals 7. Business schools 8. Educational training to include conservatories or studios: Art, dancing or music, trade schools 9. Restaurants and cafes, including drive-through 10. Restaurants and cafes, including patios, cocktail lounges, and outside dining and drinking areas, provided there is no amplified entertainment or music audible off- site 11. Feed stores 12. General Retail 13. Offices 14. Professional Office 15. Plant nurseries and greenhouses (wholesale only) for the propagation, cultivation and wholesale distribution of plants produced on the premises, provided such uses do not include retail sales. 16. Temporary construction administration offices/yard complex which may include a security office or residence for a security guard 17. Motion picture producing 18. Outdoor storage including wholesale and retail sales of landscape materials, storage rental yards, construction yards and similar, interim industrial uses 19. Truck terminals, including service and storage 20. Warehousing, storage and wholesale distribution facilities 21. Battery Energy Storage Systems subject to condition 22. Data Centers with compensatory power generation 23. General Industrial Manufacturing 24. Light Industrial Manufacturing 25. Any other office, laboratory, manufacturing and assembling uses 26. Storage and maintenance of specialized machinery and equipment used specifically in agriculture or rural areas 27. Parking lots and public garages 28. Privately owned or operated stations for fire protection, police or security service, ambulance, or other emergency service providers 29. Public facilities such as libraries, museums, parks, playgrounds, community buildings including police stations, post offices and other community service buildings used for noncommercial non-profit purposes 30. Schools which include only K-12 public, private and charter schools 31. Public and private forests and wildlife reservations 32. Recreational open air facilities, including but not limited to lakes, swimming pools and tennis courts. (This does not include personal recreation on private property.) 33. Utility-scale concentrating solar power (CSP) generating facilities or photo-voltaic solar generating facilities of any output capacity are allowed as either a primary or accessory use within the IND-2 zoning district subject to the development standards of that district 34. Model home sales complex, temporary real estate offices and temporary construction administrative offices/yard complex. 35. Public Utilities Enhanced Development Standards: 1. All permitted uses must occur within closed buildings. a. No outdoor storage, unless it is placed on the north side of structures and fully screened by an 8-foot wall. 2. Building heights are restricted to one (1) story and a maximum height of 32 feet (with parapet). 3. Building design shall incorporate enhanced design standards including, but not limited to, earth-toned facades, glazing and fenestration elements, and articulating rooflines. D. Relationship to Surrounding Properties The Site is comprised of approximately 1,687 acres located north of 339th Avenue and Indian School Road, known historically as Hassayampa Ranch. The Site is generally located north of the Interstate 10 (the “I-10”), west of the City of Buckeye, south of the approved Belmont DMP, and east of the approved Belmont Industrial DMP. An existing sand and Context Map gravel mining operation is adjacent to the Site at its northeast corner. The Belmont DMP, established in 1991, to the north of the Site allows for the development of a diverse mix of future land uses, such as commercial, office, business, manufacturing, and residential. Since its approval in 1991, shifts in the market have led to numerous amendments to the Belmont DMP to respond to market demands. These amendments have redistributed permitted uses throughout the Belmont DMP, to concentrate light industrial and employment center uses near I-10 and adjacent to the Site. One such amendment was the Belmont Industrial Major Comprehensive Plan Amendment (“CPA”), which was approved by the Board of Supervisors in 2024. The Major CPA removed 5,000 acres from the Belmont DMP and redesignated with Heavy Industrial Future Land uses. Additionally, on January 28, 2026, the Board of Supervisors unanimously approved Belmont 1080, located southwest of the Site and outlined in blue below. Belmont 1080 was rezoned from RU-43 to Heavy Industrial with an Industrial Unit Plan of Development (IND-3 IUPD) to permit warehousing, data center, and power generation uses to be developed. Adjacent Zoning The proposed Hassayampa Ranch IUPD light industrial development responds to the changing vernacular of the area by offering a development that includes complementary and synergistic land uses. The current request, which seeks to rezone the Site from residential and commercial designations to IND-2 zoning, envisaging uses such as warehouses, data centers, and power generation uses. The proposed designation will work in concert with the approved uses in the surrounding area to create an employment hub in close proximity to major transportation infrastructure. E. Location and Accessibility The Site is located north of the 339th Avenue and Indian School Road intersection. Wickenburg Road runs along the western boundary of the Site. Future access to the Site will be determined at the time of site planning. F. Circulation System Primary access is intended to be provided via 339th Avenue. Further access and circulation have not yet been finalized since no end users have been identified at this time; however, the intent is to provide a cohesive vehicular and pedestrian circulation system within the Site and extend and improve roadways providing access to the Site, as determined through the site planning process. A traffic engineer will be engaged to study the traffic flows once end users are identified. At the initial pre-application meeting, specific roadway alignments were identified to be retained with the rezoning application. Several of those alignments did not factor in existing geographic constraints internal to the Site. A MCDOT Right-of-Way Reservation Request was approved on December 18, 2025, waiving the requirements for 331st Avenue from Camelback Road to Bethany Home Road, 335th Avenue, and 323rd Avenue. G. Development Schedule/Phasing The intent is for the Site to be entitled in two phases. The Major CPA application was approved by the Board of Supervisors on December 10, 2025. The current Zone Change with IUPD Overlay request and the approved Major CPA application are the first phase of entitlements. Plan of Development (“POD”) applications will be submitted as end users for the Site are identified. The timing and phasing of development is to be determined. H. Community Facilities and Services Nearby school districts include the Saddle Mountain Unified School District, Buckeye Elementary School District, and Buckeye Union High School District. The Site will be served by the Maricopa County Sheriff’s Office and will establish fire protection services during the site planning phase. The Site is located near a variety of outdoor recreational activities, including the White Tank Mountain Regional Park, the Skyline Regional Park, ranches, and trails. I. Public Utilities and Services Water The Site is located within the Global Water – Hassayampa Utilities Company, Inc. service area. The existing water system currently serves an area south of I-10 and there are no water mains immediately adjacent to the Site. As the anticipated potable and non- potable water demands at the Site may vary depending on the type of industrial use, water for potable, production, and/or cooling purposes may be provided by private onsite wells, by an expansion of Global Water’s existing water system to include additional wells, storage, and water mains near the property, or by a combination of both. Wastewater The Site is located within the Global Water – Hassayampa Utilities Company, Inc. service area. There are no existing sewer mains in the vicinity of the Site. As the anticipated wastewater flows from the Site will vary depending on the type of industrial use, the Site may be served by individual septic tanks serving each building and/or parcel, or by a network of gravity sewer mains that would convey flows south to a future package wastewater treatment plant that would be located near the Site. Electric The project is located within the APS service area for electric. Currently, APS has a lower voltage service in the project vicinity. Extending higher voltage for a heavier power user(s) will take more time. We expect to work with APS on a Feasibility Study to evaluate options for the Site and are currently working other options for power service, such as natural gas and other behind-the-meter solutions. Drainage and Grading The topography of the Site is varied and comprised of gently sloped terraces, hillside, ridges, washes, and floodplains. The Site is located just west of the confluence of the Hassayampa River and Jackrabbit Wash, with the wash traversing the northeastern corner of the property. The proposed use of drainage channels and placement of fill will allow for potential floodplain reclamation while largely preserving the historic flow patterns of the existing washes. This approach, in combination with adherence to Maricopa County’s drainage design guidelines, helps to ensure no adverse stormwater impacts to adjacent properties. This approach also effectively increases the developable area and enhances the overall efficiency and flexibility of the site plan. J. Compliance with the Comprehensive Plan and Tonopah/Arlington Area Plan On December 10, 2025, the Board of Supervisors unanimously approved a Major Comprehensive Plan Amendment to remove the Site from the Hassayampa Ranch DMP and redesignate it as Industrial. The rezoning request is also consistent with the Industrial designation in the Comprehensive Plan, as discussed in greater detail below. The stated purpose of the Comprehensive Plan is to maintain a high quality of life for Maricopa County residents by protecting public health and safety, promoting stable economic growth, maintaining a healthy environment, providing adequate community services, and ensuring that tax money is spent efficiently. The Comprehensive Plan utilizes three core principles to guide future development to achieve its stated purpose: 1. “Decisions should support implementation of Maricopa County’s mission statement and strategic priorities; 2. Maintain a disciplined approach where comprehensive plan policies and growth related decisions are understandable, measurable, consistent, practical and promote efficiency. Land use decisions are also based on these factors; 3. Avoid future problems by carefully considering past decisions.” Maricopa County Vision 2030 Comprehensive Plan. The Site is also located within the Comprehensive Plan’s Tonopah/Arlington Area Plan (the “Area Plan”), which advances additional goals and policies designed to accommodate the growth anticipated in the area. These goals and policies relate to land use, transportation, the environment, and economic development. The proposed rezoning furthers the goals of the Comprehensive Plan and the Area Plan by proposing uses that provide an opportunity for economic growth, as anticipated by the area plan, while remaining respectful to the surrounding rural community. The proposal will permit a wide array of future industrial and employment uses that are flexible enough to respond to market conditions, but stable enough to provide long-term employment opportunities and further economic prosperity in the area. Further, the Site is the ideal location for these future uses given its close proximity to major transportation infrastructure and the synergistic development patterns in the surrounding context. The natural terrain will be respected by utilizing natural drainageways to preserve historic flows and minimize impact on adjacent properties. If approved, the development will result in land uses that are sensible, consistent, practical, and balanced across the Tonopah/Arlington Area Plan. K. Conclusion The purpose of this request is to seek an IND-2 Zone Change with IUPD Overlay for approximately 2,077 on the site historically known as Hassayampa Ranch. This request will permit the Site to develop with future light industrial uses, such as warehouse, data center, and power generation uses, while also building in flexibility to attract a wide array of light industrial users. The proposed rezoning will foster long-term and short-term employment opportunities and promote economic prosperity in the region. Page 1 of 2 Anh Harambasic, PE Planning & Development 301 W. Jefferson St., Suite 170 Phoenix, Arizona 85003 Phone: (602) 506-3611 www.maricopa.gov/planning Email address: anh.harambasic@maricopa.go v Planning & Development Engineering Plan Review Date: January 14, 2026 Memo To: Darren Gerard, AICP, Planning Manager, Department of Planning & Development Attn: Andrew Lorentzen, Planner, Planning & Development Services From: Anh Harambasic, P.E. Engineering Plans Reviewer, Planning and Development Services. cc: Doug Jones, P.E., Engineering Supervisor, Planning & Development Services Subject: Zone Change request without a plan of development for Hassayampa Ranch PA250116 Job Site Address: North of 339th Ave and Indian School Road APN(s): 504-03-010B, 504-03-010A This application is requesting in their narrative a zone change from mixed use for the Hassayampa Ranch master plan (R1-6, R-2, RU-43, C-O, C-1, PAD) to Industrial use (IND-2, IUPD) which may include future warehouse, data center and power generation use. The subject area is approximately 2,077 acres. This zone change application was presented without a plan of development, currently no end users for the site have been identified. PND Engineering Plan Review (DPR, FCD and PND Transportation) has reviewed the 1st submittal of the zone change request application routed for review on 12.31.2025 and has no objections to the zone change subject to the following conditions: 1. There is currently no County access to the site from the south. The County completed Hidden Waters Parkway North feasibility study in 2012. The applicant shall refer to the preferred alignment study and coordinate with MCDOT to determine accessibility of the site. 2. Wash T2N-R5W-S33E ultimately outfalls into the Hassayampa River. Site also contains the Hassayampa River itself. Refer to Arizona Department of Environmental quality for a list of protected surface waters (PSWL) and Waters of the U.S. (WOTUS), regulated under the Clean Water Act and ADEQ requirements. Consult ADEQ for Hassayampa River which may be regulated by ADEQ as a federally protected water. 3. Engineering and drainage review was based on a zone change without a plan of development. Therefore, without the submittal of a precise plan of Page 2 of 2 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. 4. Engineering review of re-zone cases is conceptual in nature. All development and engineering design shall be in conformance with Section 905 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. 5. The County does not provide fire service, therefore, it is incumbent that the applicant seek service and approval of plans from the jurisdictional fire service provider. Please contact me if you have any questions or require any additional information. Page | 1 Subdivision Infrastructure & Planning Program 301 W. Jefferson St. Phoenix, AZ 85003 S u b d i vi s io n @ m a ri co p a .go v e s d .m a r i c o pa .g o v The Maricopa County Environmental Services Department (MCESD) has completed review for the Hassayampa Ranch planning case(s). Please note the following MCESD requirements for site development: Onsite Wastewater (Septic) – A Notice of Intent to Discharge application for a septic system is required for any construction. Application must be submitted to the MCESD Onsite Wastewater Program. • Wastewater is not permitted to discharge to an adjacent parcel’s septic system. • If conducting food service in unincorporated Maricopa, a grease trap will be required by Onsite Wastewater program. • Setback requirements must be maintained per Arizona Administrative Code, Title 18, Chapter 9, Article 312, C (Features Requiring Setbacks). Projected flows between 3,000 and 24,000 gallons per day require a 4.23 General Permit and may require nitrogen treatment. If the wastewater flow exceeds 24,000 gpd or if an activated sludge treatment process is to be used, then a wastewater treatment plant may be required. • Additionally, an Individual Permit through the Arizona Department of Environmental Quality (ADEQ) may be required. • Please contact the Water/Wastewater Treatment Program at (602) 372-2861 or email treatmentplantprogram@maricopa.gov for additional information. For Onsite Wastewater related questions, please contact the Onsite Program at (602) 506- 6666 or by email at septicquestions@maricopa.gov. Project Name: Hassayampa Ranch Primary Contact Name: Wendy Riddell Planning Application Type: Zone Change with Overlay APN(s): 504-03-010 Reviewer: Elliott Wheaton, P.E. Email: Elliott.Wheaton@maricopa.gov Phone: 602-376-6035 Planner Name: Andrew Lorentzen Planning Case #: Z250047 Date: January 15, 2026 Water and Waste Management Division Page | 2 Drinking Water – Per the Safe Drinking Water Act, any water system that supplies more than 25 people or 15 service connections per day for at least 60 days per year is classified as a Public Water System (PWS). • If the above criteria are met, a Public Water System application and a New Source Approval application are required and must be submitted to the MCESD’s Drinking Water Program. A water quality analysis report will be required with submittal and is good within one-year of testing. An Approval to Construct application is required to be submitted to the MCESD’s Treatment Program for all PWS water treatment facilities. • For questions, please contact the Water/Wastewater Treatment Program at (602) 372-2861 or email treatmentplantprogram@maricopa.gov An Approval to Construct application is required to be submitted to the MCESD’s Subdivision & Infrastructure Program for all PWS water system infrastructure. • For questions, please contact the Subdivision and Infrastructure Program at (602) 506-1058 or email subdivision@maricopa.gov For additional Drinking Water related questions, please contact the Drinking Water program at (602) 506-6935 or by email at sdwquestions@maricopa.gov. Subdivision Infrastructure and Planning – 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. A Water Service Agreement signed 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 Form issued by the Utility is required to MCESD’s Subdivision & Infrastructure Program if the site/development wastewater service is being provided by a Utility. For subdivision related questions, please contact the Subdivision and Infrastructure Program at (602) 506-1058 or email subdivision@maricopa.gov. Water/Wastewater Treatment – An Approval to Construct application is required to be submitted to the Water/Wastewater Treatment Program for all wastewater treatment facilities. Page | 3 An Aquifer Protection Permit (APP) is required for all new wastewater treatment facilities or existing wastewater treatment facilities being modified. The Arizona Department of Environmental Quality (ADEQ) reviews, approves and issues APPs. • Please contact ADEQ’s Groundwater Protection Program at (602) 771-4999 or email azpdes@azdeq.gov for additional information about this requirement. An Arizona Pollution Discharge Elimination System (AZPDES) permit is required for discharges to the ‘Waters of the United States’. The ADEQ reviews, approves and issues AZPDES permits. • Please contact ADEQ’s Surface Water Protection Program at (602) 771-1440 or email azpdes@azdeq.gov for additional information about this requirement. Note: • A MAG 208 certification or amendment may be required if an AZPDES discharge is implemented or modified. o Please contact MAG’s Water Quality Advisory Committee at (602) 254-6300 or email mag@azmag.gov for additional information about this requirement. A Maricopa Association of Governments (MAG) 208 plan certification is required if the new wastewater facility/system is not already identified in the existing MAG 208 plan. The MAG reviews and approves MAG 208 plan certifications. • Please contact MAG’s Water Quality Advisory Committee at (602) 254-6300 or email mag@azmag.gov for additional information about this requirement. Note: • A MAG 208 certification must be obtained prior to an Approval To Construct application being submitted to the MCESD’s Treatment Program. A Maricopa Association of Governments (MAG) 208 plan amendment is required if the proposed modifications to the wastewater facility/system is not already identified in the existing MAG 208 plan. The MAG reviews and approves MAG 208 plan amendments. • Please contact MAG’s Water Quality Advisory Committee at (602) 254-6300 or email mag@azmag.gov for additional information about this requirement. Note: • A MAG 208 amendment must be obtained prior to an Approval To Construct application being submitted to the MCESD’s Treatment Program. An Approval to Construct application is required to be submitted to the Water/Wastewater Treatment Program for all reuse facilities. A Reclaimed Water Permit is required for all new reuse facilities or existing reuse facilities being modified. The ADEQ reviews, approves and issues Reclaimed Water permits. • Please contact ADEQ’s Water Reuse Program by email at waterreuse@azdeq.gov for additional information about this requirement. Page | 4 For treatment related questions, please contact the Water/Wastewater Treatment Program at (602) 372-2861 or email treatmentplantprogram@maricopa.gov. Additional Notes – *It should be noted that this document does not approve the referenced project. Comments are provided for the benefit of the applicant for MCESD permit requirements and as an advisory to Maricopa County Planning and Development Department. 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 current regulations at the time of application. Engineering Division 2901 W. Durango Street Phoenix, Arizona 85009 P: 602.506.4889 F: 602.506.5969 MCDOT Planning TAC Comments Date: January 20, 2026 TAC Assigned Number: Z250047 APN: 504-03-010B & A Description of Request: Rezone POD to IND-2 IUPD for data center Project Name: Hassayampa Ranch Reviewer Contact Information For any questions related to the comments herein please contact MCDOTPlanning@maricopa.gov or 602-506-4619. 1st Submittal Comments • Per the MCDOT Right of Way Reservation Request submitted on 10/16/2025 the following three items below have been approved to the following: o 0-feet for 331st Avenue from Camelback Road to Bethany Home Road o 0-feet for 335th Avenue o 0-feet for 323rd Avenue • The following six items require preservation per the Maricopa County Zoning Ordinance Section 805. o Bethany Home Road is classified as an urban principal arterial requiring preservation of a 65-foot half street from the section line. o Camelback Road is classified as an urban parkway requiring preservation of a 100- foot half street from the section line. o Hidden Waters Parkway is classified as an urban parkway requiring preservation of a 100-foot half street from the center line. o Indian School Road is classified as an urban principal arterial requiring preservation of a 65-foot half street from the section line. o 343rd Avenue is classified as an urban major collector requiring preservation of a 40- foot half street from the mid-section line. o 331st Avenue from Indian School to Camelback Road is classified as an urban principal arterial requiring preservation of a 65-foot half street from the section line. 1 Andrew Lorentzen (PND) From: Joseph Mueller <jmueller@buckeyeaz.gov> Sent: Tuesday, February 10, 2026 2:36 PM To: Andrew Lorentzen (PND) Subject: Z250047 - Hassayampa Ranch Rezone This Message Is From an External Sender This message came from outside your organization. Please use caution when corresponding outside the county. Good afternoon, Andrew, Thank you providing city staff opportunity to review and comment on the proposed rezoning application. The subject property is outside of, but adjacent to the city's planning boundary. City staff have no objections to the proposed zoning, as long as development of industrial uses does not occur until the site has access to appropriate utilities. City staff notes that the site does contain environmentally sensitive areas and appreciates the narrative highlighting hillside and wash areas that serve as wildlife habitat and corridors. Jackrabbit Wash runs through the site and the confluence of Jackrabbit Wash and the Hassayampa River is immediately adjacent to the site. Staff requests that the final narrative addresses these areas and ultimate development of the site preserves these items to the fullest extent practical. Staff would appreciate buffers to these lands be included in IUPD standards but it should be noted lack there of would not impact the neutral stance of no objection to the proposal. City staff requests coordination with the White Tank Mountains Conservancy before the rezoning goes before PZ, if you have not done so already. Staff would prefer ultimate development of the site to mirror the city's design requirements and standards, to the fullest extent possible. Any noteworthy indigenous Sonoran flora should be salvaged and incorporated into site landscaping, or appropriately transplanted off site, when possible. Please route any updates to the submittal documents to city staff and keep us informed if/when the case is scheduled for hearing. Kind regards, Joseph Mueller Senior Planner Development Services Department (623) 204-5505 2 This message contains confidential information and is intended only for the individual(s) addressed in the message. If you are not the named addressee, you should not disseminate, distribute, or copy this e- mail. If you are not the intended recipient, you are notified that disclosing, distributing, or copying this e- mail is strictly prohibited. February 13, 2026 Mr. Andrew Lorentzen Planning & Development Maricopa County 301 W. Jefferson St. Phoenix, AZ 85003 Electronically submitted to: Andrew.Lorentzen@maricopa.gov RE: Z250047 - Hassayampa Ranch Rezoning Dear Mr. Lorentzen: The Arizona Game and Fish Department (Department) appreciates the opportunity to review Maricopa County Case No. Z250047 for the Hassayampa Ranch Rezoning (Project). The Department understands that Berry Riddell LLC is proposing to rezone the Project site from a mixture of residential and commercial uses with Planned Area Development (PAD) overlays, to IND-2 (Light Industrial) with an IUPD (Industrial Unit Plan of Development) overlay in order to allow for a variety of industrial uses such as warehouses, data centers, and power generation facilities. The Department understands that this rezoning proposal includes approximately 2,077 acres of privately-owned land, and that 1,550 acres are able to be developed due to the natural topography of the site. The Project is located north of 339th Avenue and Indian School Road, an area known historically as Hassayampa Ranch, on primarily undisturbed Sonoran desert scrub habitat in Maricopa County, Arizona. Under Title 17 of the Arizona Revised Statutes, the Department, by and through the Arizona Game and Fish Commission, has jurisdictional authority and public trust responsibilities to conserve and protect the state fish and wildlife resources. In addition, the Department manages threatened and endangered species through authorities of Section 6 of the Endangered Species Act and the Department’s Section 10(a)(1)(A) permit. It is the mission of the Department to conserve and protect Arizona's diverse fish and wildlife resources and manage for safe, compatible outdoor recreation opportunities for current and future generations. For your consideration, the Department provides the following comments based on the agency's statutory authorities, public trust responsibilities, and special expertise related to wildlife resources and recreation. It is the Department’s understanding that this site may be utilized for a variety of industrial purposes, including energy generation and storage. If energy generation and/or storage is AZGFD - Z250047 - Hassayampa Ranch Rezoning February 13, 2026 Page 2 identified within future site plans, and when more detailed site plans have been developed for the Project, the Department is available to provide project-specific recommendations pertinent to energy generation facilities. Please reference the Department’s Wildlife Friendly Guidelines webpage for recommendations specific to energy generation projects. Maintaining habitat connectivity is a priority for the Department, and wildlife movement corridors are important for wildlife to respond to changing environmental conditions. The Department notes that the eastern side of the Project area includes a portion of the Jackrabbit Wash and is adjacent to the Hassayampa River, which both provide important movement pathways for wildlife. The Department would like to meet with Berry Riddell LLC to discuss opportunities to incorporate wildlife connectivity into the Project area, and provides the following recommendations to incorporate wildlife connectivity into future Project designs: ● The Department recognizes riparian habitats as areas of environmental importance to wildlife and encourages management practices that maintain current riparian areas in their natural state and without barriers to the extent practicable. Based on the information provided in the Site Constraints map on page six of the Project narrative, it is the Department’s understanding that much of the natural topography within the site, such as the riparian areas along Jackrabbit wash and the Hassayampa River, will be maintained. The Department appreciates that the Project design will minimize impacts on riparian areas. If avoidance is not possible, the Department generally recommends maintaining a buffer of 200 feet around riparian areas, to the extent feasible. The Department is available to assist in determining appropriate setbacks and other measures within the Project area, as needed. ● The Department’s Wildlife Compatible Fencing Guidelines provide information on how 1 fencing impacts wildlife and ways to design fencing to prevent wildlife entanglement and impalement. Department personnel are available as resources to help determine appropriate fencing design and layout that will achieve its objective while reducing impacts on wildlife. The Department recommends conducting surveys in the Project area to determine species presence. These surveys should be of sufficient duration and intensity to adequately assess all habitat types and potential wildlife species occurrence in and adjacent to the Project area. Department staff are available to assist in determining appropriate surveys to conduct as well as recommend design features and best management practices that can help minimize potential impacts. Based on the information provided, the Department offers the following recommendations to reduce potential impacts to wildlife and habitat: ● The western burrowing owl, a special status species that is regulated under the Migratory Bird Treaty Act (MBTA), could occur in the vicinity of the Project area. The Department recommends conducting occupancy surveys for this species in advance of the design phase of future development to understand distribution of burrowing owls in the Project site; avoidance of a large burrowing owl population may be advisable over removal or other conservation measures. Guidelines for conducting this survey are found in 1 https://s3.amazonaws.com/azgfd-portal-wordpress/PortalImages/files/wildlife/planningFor/wildlifeFriendlyGuidelines/ 110125_AGFD_fencing_guidelines.pdf AZGFD - Z250047 - Hassayampa Ranch Rezoning February 13, 2026 Page 3 Burrowing Owl Project Clearance Guidance for Landowners . Please note that the survey 2 should be conducted by a surveyor who is certified by the Department or has similar training and qualifications. If an active burrowing owl burrow is detected, please contact the Department and the U.S. Fish and Wildlife Service (USFWS) for direction, in 3 accordance with the guidelines. ● The Department also recommends conducting surveys for nesting birds prior to vegetation removal and/or construction activities that occur during the breeding season, which is January through May in this area. The vegetation within the Project area may provide nesting opportunities for avian species that are regulated under the MBTA. If it is anticipated the Project will not be in compliance with the MBTA, the Department recommends contacting the USFWS for technical assistance. ○ The Bendire’s and LeConte’s thrashers are special status species that are also regulated under the MBTA and have the potential to occur within the Project area. The Department recommends conducting call surveys for thrashers in addition to the nesting bird surveys prior to vegetation removal and/or construction activities that occur during the breeding season. Thrashers are harder to detect without call surveys and may be missed if just nesting surveys are conducted. Please reference the Desert Thrashers Working Group’s Conservation of Bendire’s and LeConte’s Thrashers at Solar Development Sites which outlines how to determine 4 occupancy of thrashers and design considerations if present. ● Burrowing species, such as badger and kit fox, could occur within the Project area and could be influenced by construction activities and loss of habitat. Surveys for these species are recommended to determine their presence and inform pre-construction activities. Department staff are available to assist in identifying suitable conservation measures, such as one-way exclosures on burrows that allow wildlife to exit the burrows and disperse to adjacent lands in advance of construction. ● The Sonoran desert tortoise is a federal and state species of special concern, and suitable habitat for the Sonoran desert tortoise may be present within or adjacent to the Project area. While work is being conducted within suitable Sonoran Desert tortoise habitat, construction crews should refer to the Sonoran Desert Tortoise Conservation Guidelines 5 for general handling guidelines for this species should a tortoise be encountered. Finally, the Department offers the following general recommendations to reduce potential impacts to wildlife and habitat during construction and operation of future facilities: ● A variety of other Arizona Species of Greatest Conservation Need (SGCN), such as the lowland leopard frog and the yellow-billed cuckoo, have the potential to occur within the Project area; please reference the attached HDMS report (HGIS-27295) for a list of species documented within the vicinity of and predicted to occur within the Project area. If wildlife are encountered during Project activities, the Department recommends moving 5 https://azgfd-portal-wordpress-pantheon.s3.us-west-2.amazonaws.com/wp-content/uploads/2025/01/16114611/ Rubke-2024.-Sonoran-Desert-Tortoise-Conservation-Guidelines.pdf 4 https://borderlandsbirds.org/wp-content/uploads/2024/09/Desert-Thrasher-Solar-Recommendations-1.0.pdf 3 https://www.fws.gov/office/arizona-ecological-services/contact-us 2 https://s3.amazonaws.com/azgfd-portal-wordpress/PortalImages/files/wildlife/nongame/eagles/BurrowingOwlClearanceProtocol _2009.pdf AZGFD - Z250047 - Hassayampa Ranch Rezoning February 13, 2026 Page 4 them out of harm’s way, no more than 0.25 mile outside the Project boundary within similar habitat. The Department has an interactive website, Arizona Wildlife Conservation Strategy , that includes the most recent list of SGCN to help navigate and 6 identify conservation opportunities. ● If trenching or digging of large holes will occur, the Department recommends that trenching/digging and backfilling crews work closely together to minimize the number of open holes/trenches at any given time. Where trenches/holes cannot be backfilled immediately, the Department recommends escape ramps be constructed in each hole and at least every 300 feet in trenches. Escape ramps can be short lateral trenches or wooden planks sloping to the surface, and ramp slopes should be less than 45 degrees (1:1). Trenches or holes that have been left open should be inspected for animals and any animals removed prior to backfilling. ● Artificial lighting could impair the ability of nocturnal animals to navigate (e.g., owls, migratory birds, bats, and other nocturnal mammals) and may affect wildlife behavior and populations (Davies et. al. 2013 ). The Department recommends using only the 7 minimum amount of light needed for safety. The Department encourages the use of motion sensing lighting and “warmer” narrow spectrum lighting (amber, orange, red) as often as possible to minimize the number of species affected by lighting. It is also beneficial that all lighting is shielded, canted, or cut to minimize the amount of upward shining light. ● Please ensure the Project complies with Arizona Native Plant Law regulations. A Native 8 Plant Inventory may need to be conducted to identify, record, and coordinate plant salvage efforts for species that are Protected under the Arizona Native Plant Law. ● To minimize the potential introduction or spread of exotic invasive species, including aquatic and terrestrial plants, animals, insects, and pathogens, the Department encourages taking precautions to wash and/or decontaminate equipment before entering and leaving the site. See the Arizona Department of Agriculture website for a list of prohibited and 9 restricted noxious weeds and the Arizona Native Plant Society for recommendations on 10 how to control them. To view a list of documented invasive species or to report invasive species in or near the Project area, visit iMapInvasives , which is a national cloud-based 11 application for tracking and managing invasive species. ○ Stinknet is a highly invasive noxious winter weed native to South Africa, and is extremely flammable when dry. Stinknet (also known as globe chamomile) has heavily infested Maricopa, Pinal, and Pima counties and is expanding into Yuma, Yavapai, and Gila counties. Infestations spread rapidly along highways and open fields in residential areas. Emergence starts in late November and plants can continue to germinate and emerge through May in wet years. In order to minimize the spread of this plant it is critical that any new infestations are identified and quickly managed. Additional information is available through the Southwest 11 https://imap.natureserve.org/imap/services/page/map.html 10 https://aznps.com/invas 9 https://agriculture.az.gov/pestspest-control/agriculture-pests/noxious-weeds 8 https://agriculture.az.gov/plantsproduce/native-plants 7 https://www.ncbi.nlm.nih.gov/pmc/articles/PMC3657119 6 https://awcs.azgfd.com AZGFD - Z250047 - Hassayampa Ranch Rezoning February 13, 2026 Page 5 Vegetation Management Association , the Sonoran Desert Cooperative Weed 12 Management Area , or the Arizona Native Plant Society . 13 14 ● If disturbed areas will be revegetated after construction, the Department recommends revegetating with native drought-tolerant species that represent the natural surrounding landscape. Landscaping with native plants can help support wildlife and pollinator species in the area, reduce dust and erosion, and help limit the spread of non-native, invasive plant species. The Department appreciates the opportunity to provide input on Maricopa County Case No. Z250047 - Hassayampa Ranch Rezoning, and would like to meet with Berry Riddell LLC to discuss opportunities to minimize potential impacts to wildlife. For further coordination, please contact Teigan Williams at tstruck@azgfd.gov or (928) 341-4069. Sincerely, Danielle Klaas Regional Supervisor, Yuma cc: Callie Cavalcant - Habitat, Evaluation, and Lands Branch Chief AZGFD #M26-01151051 14 http://aznps.com 13 https://www.sdcwma.org/species/stinknet.php 12 https://www.swvma.org/ 1 Andrew Lorentzen (PND) From: Leesa Milner <lmmilner2000@yahoo.com> Sent: Saturday, February 21, 2026 7:47 PM To: Andrew Lorentzen (PND) Subject: Case #Z250074 Hassayampa Ranch This Message Is From an Untrusted Sender You have not previously corresponded with this sender. Please use caution when you receive messages from new senders. Always validate the sender first. Leesa Milner Lmmilner2000@yahoo.com 2/21/2026 Andrew Lorentzen Marcos Planning & Development Dept 301 W. Jefferson St. Suite 170 Re: Formal Opposition to Proposed case # Z250074 Hassayampa Ranch 1.5 GW Data Center Project Dear Andrew Lorentzen, I am writing to unequivocally oppose the proposed development of the 1.5 GW data center at Hassayampa Ranch near Tonopah and Buckeye, Arizona. This project — which would transform over 2,000 acres of desert landscape from long-planned community land into an industrial campus — raises profound and unacceptable concerns for the residents, environment, and public resources of this region. While acknowledging economic development goals, the magnitude of this project demands sober scrutiny of its very real and documented impacts: 1. Unsustainable Water Demand in a Water-Scarce Region Arizona already faces persistent drought and mounting pressure on groundwater. Data centers, by their nature, are extremely water-intensive — with large facilities consuming millions of gallons of water daily for cooling and related operations — severely straining regional aquifers and local supplies. Placing such a colossal user next to communities that depend on wells imperils residents’ access to life- sustaining water while contributing little to meeting public water needs. Neighbors have rightfully voiced alarm about water use and risk to rural wells. 2 2. Excessive Electricity Use and Strain on the Grid A 1.5 GW data center demands extraordinary levels of electrical power around the clock. This not only compounds Arizona’s already high grid demand but also risks shifting the costs of necessary infrastructure upgrades — including generation capacity and transmission — onto residential ratepayers rather than the corporations that profit from this development. Compounded electrical loads can lead to higher utility rates while accelerating reliance on fossil fuel generation, thereby raising greenhouse gas emissions and local pollution. 3. Noise Pollution and Quality of Life Impacts The constant operation of industrial-scale cooling systems, backup generators, and associated equipment produces pervasive noise pollution that degrades rural quality of life. This is not theoretical: other Arizona communities, such as Chandler, have documented significant noise issues from existing data centers, with residents describing continuous humming that disrupts daily life. 4. Environmental Degradation and Loss of Habitat Transforming pristine desert land into an industrial campus destroys critical wildlife habitat and disrupts ecological balances. The Hassayampa Ranch area, like much of rural Arizona, supports native species and natural landscapes that are irreplaceable once altered. Numerous neighbors and stakeholders in surrounding communities have raised concerns about wildlife impacts, dust, traffic, and visual degradation of the landscape. 5. Insufficient Local Benefit and Economic Trade-offs Data centers generate few permanent jobs relative to their scale and economic footprint while consuming vast public resources. Their footprint also occupies land that could support diversified employment, housing, and community development. Approving such a massive project in a rural community without clear, enforceable public benefit commitments undermines meaningful local input and planning. For these reasons — critical resource demands, environmental degradation, threats to community health and well-being, and an inequitable distribution of impacts versus benefits — I urge the Board of Supervisors to halt the progression of this project through the approval process until rigorous, transparent studies and enforceable mitigation measures are completed and residents’ concerns are fully addressed. Development must not come at the expense of our water security, air quality, rural character, and environmental heritage. Thank you for your consideration. Sincerely, Leesa Milner Sent from my iPhone 1 Andrew Lorentzen (PND) From: Patrick Julian <patrick.julian85@yahoo.com> Sent: Tuesday, February 24, 2026 6:51 AM To: Andrew Lorentzen (PND) Subject: Case # Z250074 HASSAYAMAPA RANCH This Message Is From an Untrusted Sender You have not previously corresponded with this sender. Please use caution when you receive messages from new senders. Always validate the sender first. Case # Z250074 HASSAYAMAPA RANCH Good morning, I am emailing you today to state my objection of the Hassayamapa Ranch Data center. As a Buckeye resident with children I am extremely concerned about the environmental impact this will have on our local area and its water resources. We are currently in a global water bankruptcy and here in the desert we are at an increased risk of water instability. I highly urge you to please reconsider placing this data center in this area. Please for our children’s future, our home values, our way of life, please please we ask you to reconsider building this facility! I appreciate your time and attention to this issue. Thank you and have a great day, Patrick Julian 1 Andrew Lorentzen (PND) From: Bill Pearsall <pearsall.bill@gmail.com> Sent: Tuesday, February 24, 2026 11:13 AM To: Andrew Lorentzen (PND) Subject: Case # Z250074 HASSAYAMAPA RANCH This Message Is From an Untrusted Sender You have not previously corresponded with this sender. Please use caution when you receive messages from new senders. Always validate the sender first. Good morning Andrew, Our family has lived in this area for 27 years and we feel our we our livability is threatened. While we know that development will come we implore you to consider restrictions on the way resources are extracted such as water. The current residents that would be impacted in an estimated 10 mile radius by water tables dropping would be substantial. The residential wells have all been drilled to a certain depth to accommodate normal fluctuations. Dramatic drops in the groundwater level over the coming years that would result from excessive pumping would have a catastrophic financial impact. Most of us would have to re-drill our wells to a much deeper level. Please consider restrictions on ground water pumping that would be sustainable for residents in the area. There are other impacts that we do not look forward to but this is by far the most impactful. Thank you Andrew for considering the feedback of the residents in the area and working with Ron and Cathy. Sincerely, Bill and Tonya Pearsall 33514 W. Indian School Rd.