01.02. CPA250011 Z250034 BOS REPORT.PDF
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June 10, 2026
CPA250011 & Z250034
Page 1 of 4
Report to the Board of Supervisors
Prepared by the Maricopa County Planning and Development Department
Board Hearing Date:
June 10, 2026
Case #/Title:
CPA250011 & Z250034 – Wintersburg 313
Supervisor District:
4
Applicant/Owner:
313 Wintersburg LLC and Wintersburg Four LLC
Request:
1) General Comprehensive Plan Amendment (CPA) to change the land
use designation within the Tonopah/Arlington Area Plan from
Community Retail Center to Industrial. CPA approval is by
Resolution
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
County Island Status:
N/A
Additional
Comments:
•
The change in land use designation to industrial and zone change from Rural-43 to IND-3 IUPD
will allow for warehousing, manufacturing, energy production, and a data center. Although no Plan
of Development (POD) is incorporated into this request, there will be subsequent PODs submitted
for administrative approval.
•
The subject site is located within the service area of the Water Utility of Greater Tonopah.
Preliminary conversations have occurred between the applicant and the water service provider
regarding future development of water infrastructure. Compensatory power generation will be in
the form of solar power.
•
There are four points of access to the subject site, one of which has a future classification of
Parkway (Wintersburg Rd), and another with a future classification as a Principal Arterial (Thomas
Rd). Dedication will be required for Wintersburg Rd.
•
Staff considers industrial land uses as having less compatibility issues than a community retail
center. Given the previous unsuccessful attempt to develop the subject site for medium and
higher density mixed uses, the local area sat undeveloped and experienced unregulated land
divisions that resulted in low-density and sporadic development.
MAR~~COPA
COUNTY
June 10, 2026
CPA250011 & Z250034
Page 2 of 4
•
There are no outstanding concerns from reviewing agencies and no known opposition to these
cases.
•
CPA approval is by Resolution, attached. Approval of each case will require majority vote of a
quorum.
Commission
Recommendations:
On 5/7/26, the Commission voted 7-0 (motion by Commissioner
Hernandez D5, seconded by Commissioner Rochwalik D3) to adopt
a motion recommending the Board of Supervisors approve case
CPA250011.
On 5/7/26, the Commission voted 7-0 (motion by Commissioner
Hernandez D5, seconded by Commissioner Rochwalik D3) to adopt
a motion recommending the Board of Supervisors approve case
Z250034 subject to 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.
June 10, 2026
CPA250011 & Z250034
Page 3 of 4
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#/home.
June 10, 2026
CPA250011 & Z250034
Page 4 of 4
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.
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.
Presented by:
Isaac Perez, Planner
Reviewed by:
Darren Gérard, AICP, Planning Manager
Attachments:
5/7/26 P&Z Packet (85 pages)
CPA250011 Resolution (2 pages)
Note:
5/7/26 Draft P&Z Minutes are not available as of the writing of this report, but can be provided
upon request later when available.
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
MAR~~COPA
COUNTY
CPA250011 & Z250034
Page 2 of 19
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
Page 3 of 19
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
Page 4 of 19
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
Page 5 of 19
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
Page 7 of 19
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
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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
2 - Northeast
I 3 - West
I 4 - East
CPA250011 & Z250034
Page 11 of 19
5 - Northwest
6 - South
CPA250011 & Z250034
Page 12 of 19
Lane Use Exhibit
W inte!rsburg 313 Comprehensive Plan Am~endment
Ru@l
Densities
[0-1)
EXISTINIG. LAND USE
Rural
Deniiiioes
(0-1)
PROPOSED LAND USE
Indian School Rd
Indian 'i<hool Rd
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
?I
' l
SECTION LINE
100' BUFFER
FIRST 50' ONLY NATIVE
LANDSCAPING AND WALLS
ALLOWED
SECOND 50' MAX BUILDING
HEIGHT IS 40'
313
WINTERSBURG LLC
506-45-028
(RU-43)
MIDSECTION LINE
ENCANTO BOULEVARD
313
WINTERSBURG LLG
506-45-029H
(RU-43)
WINTE~SBURG
FOUR LLC
I
506-45-029S
(RUl.43)
313
WINTERSBURG LLC
506-45-029J
(RU-43)
313
WINTERSBURG LLC
506-45-029R
(RU-43)
313
WINTERSBURG LLC
506-45-029Q
(RU-43)
CPA250011 & Z250034
Page 14 of 19
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.
BucnpRd
1
1
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~
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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
MAR~~COPA
COUNTY
I Received 10/23/2025
Wintersburg 313 Comprehensive Plan Amendment
lirgelot
Rnidential
f1-2)
lirgelot
Rnidential
(1-2)
- -
I
Rural
Densities
(0-1)
EXISTING LAND USE
(0-1)
PROPOSED LAND USE
School
chool
• 1
I I I I
=fl I l I
~
t----t-----------+-------.----
ROMAN EMIL O/LPURDES
-~~~ 506~4 ~2-16__]_
AT
KAT
OMMERCIAL LC
506-45-019D
(RU-43)
CRIPPS
OMMERCIAL LLC
LORRAINE TR
506-45-020D
506-45-019E
(RU-43)
(RU-43)
506-45-020H
Received 04/03/2026 I
SIERRA NEGRA
RANCH LLC/ETAL
506-45-033
(RU-43)
'I
I
11
I
I
"'
11
~
i!l
I
I
11
I
I
11
I
(RU-43)
ECTION LIN E
00' BUFFER
FIRST 50' ONLY NATIVE
LANDSCAPING AND WALLS
ALLOWED
SECOND 50' MAX BUILDING
HEIGHT IS 40'
313
WINTERSBURG LLC
506-45-028
(RU-43)
MIDSECTION LINE
ENCANTO BOULEVARD
SIERRA NEGRA
RANICH LLC/ETAL
506-45-027
(RU-43)
51
MT OLYMPUS,",,
INVESTMENTS
LLC/ETAL
506-40-017A
(RU-43)
BLUE MARS LLC
506-45-01 BE
(RU-43)
'~
BEN FATTO·,~/
VIEL GLUCK tP-
506-45-016F
(RU-43)
BEN FATTO LP/
VIEL GLUCK LP
/
506i45-016A
I-
(RU-43)
50' INGRESS/EGRESS
EASEMENT
313
INTERSBURG LLC
506-45-029H
(RU-43)
WINTE SBURG
FOUR LLC ~
506-45-029S
7'
(RU 143)
313
WINTERSBURG LLC
506-45-029J
(RU-43)
50' INGRESS/EG RESS
EASEMENT
313
WINTERSBURG LLC
506-45-029R
(RU-43)
313
WINTERSBURG LLC
506-45-029Q
(RU-43)
STATE TRUST LAND
MT OLYMPUS
INVESTMENTS
LLC/ETAL
506-40-0258
(RU-43)
•. ,~SECTION LINE
MT OLYMPUS
INVESTMENTS
LLC/ETAL
506-40-029A
(RU-43)
l~\fi
313 WINTERSBURG • ZONE CHANGE FROM RU-43 TO IND-3 IUPD FOR INDUSTRIAL DEVELOPMENT
'
MARICOPA COUNTY, AZ
■2026-04-02
# nsoo34
& GAMMAGE & BURNHAM
Maximum Building
H-
Loadir«andUnloadinp;
Regulamru
!iae!ning
11.equiremerrl:5
Parking
APNs:
--Ofeet~dJacenttooommen:ialand
industrialzoningdistricts
~l0feetadjacenttorural/residooti.11
zoningdistrictsorstreelside
-10feetadjacentt o oommerci.alar,d
in<lustria1zoringdislricts
-2:.teetadjacentton.iral/resldential
z.onin,gdistricts
Comrne1cjal.60feet
1-·IIOIHI
EMrr,Pt'oductlon-150'-t
,..,.,,.-•180-oltho-
~.!:1~,:-ffed
.OfMt ■dJacenttomm,nercialand
lndustrlal2on1n1dlstr1cts
-lOfett•dJacenttoNril/rtsldtntialmni"g
dmr1ci:sorstree1slde
-10fe11,d}1centtocommtrclaland
1nousrn1lzon1nga1smcts
~~!~~~: adjacentto rural/resident al 20nin.e:
•S0feet ad\1centtowe~tempropertyllne
ruldental
7'i · SOlarpanels,battery storace
~:~:.::.:::-:c=..::.e::.tion
C'O\N!ftcalculltlons
-1\oadi~anduMoadingspacefi:reMh •lload1n11ndunloadlngspaceforeac+,
1.D,CDlsquarefeetofindusbialHex>r
l0,OOOsq-u1re- fe-etoflndustnilnooranN1.
- tloa4llnt ■ndunloodl,.,pacoloreadl
-lloadingandunloadi,iespacetor-
Z50.000squ«etee1of~cencerffoor
-~yZ:>,OOOlotJUillt!r~Lvfl.JUffl11"-!1difl
M"ff.
floor area.
-11oe1:Hnsandunloadlf'll,p;11aa f0(8Y4ry
25000
uattfeHofcommerci.ailnoorarea.
A solid masonry wall, not less than six
A tolld MIIOnfY waN Of prt.iaqr ~
rv,t
feet in height shall be required along
, .. H\an 111 fH1 In hefchtW•-- ffiP~
and adjacenttoanysideorrear
11lon1tnalldjac:tntto1ny111Moorrear
~:~i~~:i::~:~~~d:? rural or
::e!t~~:u=~d:ny
0f1JrJI or
SITE DATA
P••kll:tl,:ini/JJ1,c01ptfor thafol1owlng·
DlltaCenter:1
aoe erSOOOsf.
506-45-028, 506-45-029H, 029 J,
029Q, 029R, 029S
EXISTING ZONING:
RU-43
PRO POSED ZONING:
IND-3 IUPD
GROSS AREA:
31 7.31 AC
PRO POSED USE:
INDUSTRIAL
6QO'
i
:;~m~t:!:1:~mC:a~!~w:.s ~r;;~:
not made an independent investigalion of
lhesesources andnowarrantyismadeas ID
lheft'ac.curacyorcompleleness. This plan is
cooceptualsubjecttochange,anddoesnot
represenlfflfregulalDryappmval
Received 04/03/2026
Comprehensive Plan Amendment
WINTERSBURG 313
Generally located South of the Southwest Corner of Wintersburg Rd and Interstate 10
in the Tonopah Area
Request: Comprehensive Plan Amendment from Community Retail
Center and Rural Densities- (0-1) to Industrial
Total Acreage: 317.31 Gross Acres
Case No. CPA250011
Original Submittal: October 16, 2025
Revised: February 51 2026
Revised April 3, 2026
Gammage & Burnham PLC/ Ashley Marsh & Michelle Santoro
Page 1 of 13
TABLE OF CONTENTS
OVERVIEW OF PROPOSAL ............................................................................................................................ 4
PURPOSE OF REQUEST ................................................................................................................................. 5
RELATIONSHIP TO SURROUNDING PROPERTIES ......................................................................................... 5
COMPREHENSIVE PLAN ANALYSIS ............................................................................................................... 7
CONCLUSION .............................................................................................................................................. 13
5432.17.5396948.1
Page 2 of 13
TABLE OF EXHIBITS
EXHIBIT A-VICINITY MAP
EXHIBIT B-AERIAL MAP
EXHIBIT C- EXISTING & PROPOSED LAND USE MAP
5432.17.5396948.1
Page 3 of 13
OVERVIEW OF PROPOSAL
This application is on behalf of the owner of the approximate 318 acres located south of
the southwest corner of Wintersburg Rd and the 1-10, also known as Maricopa County Assessor's
Parcel Numbers 506-45-029R, 506-45-029S, 506-45-029J, 506-45-029H, and 506-45-028
("Property", "Site" or "Wintersburg 313"}. A vicinity map is enclosed as Exhibit A. The Property
is located approximately 235 feet south of the 1-10 eastbound off-ramp and Wintersburg Rd, as
shown on the image below and at Exhibit B. The Property is currently zoned Rural - 43 (RU-43}
and consists of vacant, undeveloped desert
land. The Maricopa County Comprehensive
Plan, by way of the Tonopah / Arlington Area
Plan (the "Area Plan"), designates the
majority of the Property as Community
Retail
Center
and
the
western
approximately 25% of the Property as Rural
Development Area with a density range of O
-1 d.u./acre. A concurrent Rezoning request
is under separate application. Surrounding
uses consist of mainly vacant desert land to
the north, south, and across Wintersbu rg Rd
to the east. The parcel to the west is
comprised of vacant land and farmland.
Zoning History:
On December 19, 2007, the Maricopa County Board of Supervisors approved CPA
2007011 changing the comprehensive plan land use designation on the Property from Rural (1
DU/AC} and Community Retail Center to Small Lot Residential, Medium Density Residential, High
Density Residential, Mixed Use, Office, Community Retail Center, Dedicated/Non-Developable
Open Space, and Hotel in anticipation for a project known as Encanto Village.
Stipulation (c.) of CPA 2007011 included a 5-year time limit for the developer to complete
the final plat and precise plan of development for Encanto Village, or lose County approval for
the CPA, Rezone, and all other associated entitlements. Due to no activity on the Property (no
zone change, precise plan of development or plat), in 2012, the County initiated a Comprehensive
Plan Amendment to revert the land use designation back to the original Rural (0-1 DU/AC} and
Community Retail Center. On January 9, 2013, the Maricopa County Board of Supervisors
approved CPA 2012007 reverting the land use designation to the current configuration.
Since the 2007 Encanto Village proposal, markets have shifted dramatically, demanding
more mixed uses and employment opportunities, especially near major freeway intersections.
Additionally, in 2021, the preferred alignment for the future 1-11 was published by the Arizona
Department of Transportation (ADOT} and the Federal Highway Administration (FHWA). The
5432.17.5396948.1
Page4 of 13
preferred alignment is situated just 2 miles east
of the Property, as shown in the image to the
right. The new 1-11 is envisioned as a multi-use
corridor that will connect Canada to Mexico,
creating new opportunities for enha need travel,
mobility, trade, commerce, job and economic
growth. The intersection of two major national
highway systems is a catalyst to spur new
economic development in the area.
PURPOSE OF REQUEST
In light of these developments, the applicant is now requesting to amend the
Comprehensive Plan designation to Industrial, along with a concurrent rezone application. This
Property, near the intersection of two federal highways, is envisioned to provide a dynamic mix
of employment uses that will spur commerce and economic growth such as retail, distribution,
warehousing, manufacturing, data centers, and potentially energy production.
Statement of Specific Application
To facilitate development, the Applicant respectfully requests the following:
1. Comprehensive Plan Amendment from Community Retail Center and Rural Densities
(0-1) to Industrial (See Existing and Proposed land Use Map Exhibit Cl
Wintersburg 313 is envisioned as a commercial and industrial hub to serve western
Maricopa County industrial uses such as warehousing, manufacturing, data centers, and energy
production facilities. The project is expected to create many on-site jobs while supporting
employment throughout western Maricopa County.
RELATIONSHIP TO SURROUNDING PROPERTIES
As detailed above, the Applicant has carefully and thoughtfully selected this Site because
of its location near the 1-10 and 1-11 interchange. There is only one large-lot subdivision to the
northwest that has sat vacant since it was platted in 1970, 'West Phoenix Estates Unit 7', and the
rest of the surrounding land is vacant. Thus, development will have no adverse impact in terms
of visibility, noise, or odor. The adjacent freeway interchange that serves little other traffic wil I
allow for easy on and off accessc for the trucks, trailers, and vehicles that will be making regular
use of the Site.
In general, industrial development significantly benefits an area by driving economic
growth, creating jobs, and improving infrastructure.
It attracts businesses that provide
5432.17.5396948.1
Page 5 of13
employment opportunities, boosting local income and reducing unemployment rates, which in
turn leads to improved living standards, increased technological innovation and greater access
to goods and services.
Improved infrastructure, such as roads and utilities, supports both
businesses and residents, enhancing the overall quality of life.
Ultimately, industrial
development can transform a region into a thriving economic hub, diversifying the economy and
attracting further investment in the area
The surrounding properties and land uses are as follows:
Location
Use
Land Use
Onsite
Vacant
Community Retail Center &
Rural Densities (0-1)
North
Vacant, 1-10 offramp
Community Retail Center &
Rural Densities (0-1)
East
Vacant, Wintersburg Rd
Community Retail Center
South
Vacant
Community Retail Center &
Rural Densities (0-1)
West
Vacant, Farmland
Rural Densities (0-1)
LOCATION AND ACCESSIBILITY
The Site is located approximately 2 miles east of Tonopah and directly adjacent to the
south of the 1-10. The Wintersburg Rd & 1-10 interchange does not see significant use today, but
it is planned as a diamond interchange for future development. As each phase or parcel develops
traffic and access will be evaluated along with the Plan of Development to ensure proper systems
are in place.
Wintersburg Road is an existing 2-lane roadway, with a 65' right-of-way easement,
maintained by MCDOT.
5432.17.5396948.1
Page 6 of 13
COMPREHENSIVE PLAN ANALYSIS
Land Use Categories
According to the Maricopa County Comprehensive
Plan's Land Use Guide, the Site is located within the
Tonopah / Arlington Area Plan. Under the designated
land uses in the "Eye to the Future 2020 Area Plan"
the Property falls partially in the Community Retail
Center
designation
and
the
Rural
Residential
designation. This Plan, which was adopted more than
a quarter-century ago, predates the significant
growth the Valley has undergone in recent years.
Consequently, it is no longer consistent with
prevailing development patterns. However, below is
an analysis of how the amendment meets the intent
of the
overall
Comprehensive
Plan
and
the
Tonopah/Arlington Area Plan.
R1.ral
-
Proposed Open Space -
Palo VerCE NGS
•
Large La: Residertial
•
Small Lot Residential
•
Recreation
~
Open Space
Neigttiorhood Retail Center- Ewcatiooal
•
CommurityRetail Certer
•
Mixed use
-
Regional Retail Certer
-
Industrial
1. Whether the amendment constitutes an overall
•
N>lic Facility
~lmontDMP
NFrefrWIJy
N9reets
N
CIJreArterias
NRallroad
N Plea Plan Boundary
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 1-11 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.
2.
Whether the amendment will adversely impact all or a portion of the planning area by:
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 1-10 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
5432.17.5396948.1
Page 7 of 13
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.
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.
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.
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.
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.
3. Consistent with the overall intent of the CP:
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
5432.17.5396948.1
Page 8 of 13
in highway infrastructure, a regional industrial hub still meets intent but responds more
appropriately to current demand, while not prohibiting potential commercial development.
4. Consistent with specific goals and policies:
The proposed amendment supports specific goals and policies set forth for both the
Comprehensive Plan and the Area Plan as follows:
Maricopa County Comprehensive Plan
Land Use
Land Use Goal #1: Achieve balanced and efficient development patterns.
Response: 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.
Land Use Goal #2: Maricopa County supports phasing plans for new urban development to
coordinate such development with new urban services and infrastructure.
Response: 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.
Land Use Policy #7: Maricopa County supports coordinating land use and infrastructure
planning with state agencies, counties, and municipalities.
Response: 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.
Land Use Policy #17: Maricopa County supports balanced land use patterns that include
various residential, retail, non-retail employment, and public and civic land uses.
Response: 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.
5432.17.5396948.1
Page 9 of 13
Land Use 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.
Response: During the Plan of Development phase, appropriate buffers will be determined
for transitions between the proposed use and adjacent uses.
Environment
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.
Response: The proposed amendment supports balanced and efficient land use patterns
by providing a flexible framework for employment, industry and retail.
Economic
Economic Growth 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.
Economic Growth Goal #2: Have a diverse and balanced economy to promote long-
term economic stability and economic resiliency.
Response: The Project provides skilled jobs in an underdeveloped area.
Economic Growth Goal #4: Create and grow a diverse business climate.
Response: The project will attract new innovative businesses such as tech companies
utilizing data centers.
Growth Areas
Growth Areas Goal #1: Achieve orderly urban growth that is fiscally and
environmentally responsible, protects public health and safety and promotes sensible
annexation patterns.
Response: The proposed project aligns with urban growth policies and is planned in
an ideal location directly adjacent to the /-10 off-ramp, near a major freeway
interchange.
Water Resources
Water Resources Goal #4: Increase water conservation.
Response: At time of development and construction, the developer will adhere to
modern water conservation techniques.
5432.17.5396948.1
Page 10 of 13
Water Resources Policy #2: Maricopa County supports water conservation techniques
in the planning and design of new development.
Response: At time of development and construction, the developer will adhere to
modern water conservation techniques.
Water Resources Policy #3: Maricopa County supports renewable water use for land
scape, park and common area irrigation; artificial lakes; and decorative water
features.
Response: At time of development and construction, the developer will adhere to
modern water conservation and renewable techniques.
Water Resources Policy #4: Maricopa County supports compliance with its Drinking
Water and Water and Wastewater Treatment Programs.
Response: At time of development and construction, the developer will adhere to
County Drinking Water and Water and Wastewater Treatment programs.
Energy
Energy Goal #3: Have balanced and efficient development patterns.
Response: 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 emerging technological and industrial
employment corridors along the 1-10 and future 1-11.
Cost of Development
Cost of Development Goal #2: New development pays its proper and reasonable share of
the costs of new infrastructure, services, and other public improvements.
Response: 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 Area Plan
Land Use Objective L.1
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.
5432.17.5396948.1
Page 11 of 13
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.
Response: Appropriate measures to preserve and/or treat natural drainage ways will
be taken at Plan of Development.
Policy L3.1 New urban land use development shall be in accordance with the Tonopah/
Arlington Area Plan and respective land use categories.
Response: 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 1-10
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.
Response: As stated above, the west valley is rapidly growing and expanding,
especially near the future 1-11 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
Response: 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.
Response: 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.
Policy EDl.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.
Response: The demand for commercial is not justified at this intersection, hence the
amendment request.
5432.17.5396948.1
Page 12 of 13
Policy EDl.7 Require that future industrial and commercial development be adequately
screened from public view.
Response: Appropriate screening will be provided with Plan of Development. The /-10
is not raised in this area, so views into the site will be minimal.
Policy EDl.8 Encourage industrial development on property zoned industrial prior to
rezoning of additional property for industrial use.
Response: As stated, prior, the west valley is rapidly developing. It is imperative to
appropriately plan for industrial development prior to rooftops. There are many
changes coming to the area with the future /-11 freeway interchange.
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.
CONCLUSION
The proposed comprehensive plan amendment represents a strategic and forward-
thinking approach to fostering economic growth and enhancing community vitality. By
designating the area as Industrial, this amendment aims to create significant employment
opportunities, attract diverse Industrial and retail services, and stimulate economic
development in the region. The transition to an industrial designation aligns with the
County's long-term goals of promoting sustainable economic progress, diversifying local
economy, and improving access to essential services for residents.
5432.17.5396948.1
Page 13 of 13
Received 04/03/2026
ZONE CHANGE WITH OVERLAY
WINTERSBURG 313
Generally located South of the Southwest Corner of Wintersburg Rd and Interstate 10
in the Tonopa h Area
Request: Rezone from RU-43 to IND-3 IUPD
Total Acreage: 317.31 Gross Acres
Case No. 2250034
Original Submittal: October 16, 2025
Revised: February 5, 2026
Revised: April 3, 2026
Gammage & Burnham PLC/ Ashley Marsh & Michelle Santoro
Page 1 of 11
TABLE OF CONTENTS
EXECUTIVE SUMMARY ................................................................................................................................. 4
PURPOSE OF REQUEST ................................................................................................................................. 5
RELATIONSHIP TO SURROUNDING PROPERTIES ......................................................................................... 5
LOCATION AND ACCESSIBILITY .................................................................................................................... 7
CIRCULATION SYSTEM .................................................................................................................................. 7
DEVELOPMENT SCHEDULE (PHASING) ........................................................................................................ 7
COMMUNITY FACILITIES AND SERVICES ...................................................................................................... 7
PUBLIC UTILITIES AND SERVICES .................................................................................................................. 8
INDUSTRIAL UNIT PLAN OF DEVELOPMENT - DISTRICT REGULATIONS ..................................................... 8
JUSTIFICATION FOR THE INDUSTRIAL UNIT PLAN OF DEVELOPMENT ..................................................... 10
CONCLUSION .............................................................................................................................................. 11
10172.4.3480921.1
Page 2 of 11
TABLE OF EXHIBITS
EXHIBIT A-VICINITY MAP
EXHIBIT B-AERIAL MAP
EXHIBIT C-ZONING EXHIBIT
10172.4.3480921.1
Page 3 of 11
EXECUTIVE SUMMARY
This application is submitted on behalf of the owner of the approximate 318 acres located
south of the southwest corner of Wintersburg Rd and the 1-10, also known as Maricopa County
Assessor's Parcel Numbers 506-45-029R, 506-45-0295, 506-45-029J, 506-45-029H, and 506-45-
028 ("Property", "Site" or "Wintersburg 313"). A vicinity map is enclosed as Exhibit A. The
Property is located approximately 235 feet south of the 1-10 eastbound off-ramp and
Wintersburg Rd, as shown on the image below and at Exhibit B. The Property is currently zoned
Rural - 43 (RU-43) and consists of vacant,
undeveloped desert land. The Maricopa
County Comprehensive Plan designates the
majority of the Property as Community
Retail
Center
and
the
western
approximately 25% of the Property as Rural
Development Area with a density range of O
-
1 DU/ AC. A concurrent Comprehensive
Plan
Amendment
is
under
separate
application.
Surrounding uses consist of
mainly vacant desert land to the north,
south, and across Wintersburg Rd to the
east. The parcel to the west is comprised of
vacant land and farmland.
Zoning History:
On December 19, 2007, the Maricopa County Board of Supervisors approved CPA
2007011 changing the comprehensive plan land use designation on the Property from Rural (1
DU/AC) and Community Retail Center to Small Lot Residential, Medium Density Residential, High
Density Residential, Mixed Use, Office, Community Retail Center, Dedicated/Non-Developable
Open Space, and Hotel in anticipation for a project known as Encanto Village.
Stipulation (c.) of CPA 2007011 included a 5-year time limit for the developer to acquire
the final plat and precise plan of development for Encanto Village, or lose County approval for
the CPA, Rezone, and all other associated entitlements. Due to no activity on the Property, in
2012, the County initiated a Comprehensive Plan Amendment to revert the land use designation
back to the original Rural (0-1 DU/AC) and Community Retail Center. On January 9, 2013, the
Maricopa County Board of Supervisors approved CPA 2012007 reverting the land use designation
to the current configuration.
Since the last entitlement proposal, markets have shifted, demanding more mixed uses
and employment opportunities, especially near major freeway intersections. Additionally, in
2021, the preferred alignment for the future 1-11 was published by the Arizona Department of
Transportation (ADOT) and the Federal Highway Administration (FHWA).
The preferred
10172.4.3480921.1
Page4 of 11
alignment is situated just 2 miles east of the
Property, as shown in the image to the right and
at Exhibit C. The new 1-11 is envisioned as a
multi-use corridor that will connect Canada to
Mexico,
creating
new
opportunities
for
enhanced travel, mobility, trade, commerce,
job and economic growth. The intersection of
two major national highway systems is a
catalyst to spur new economic development in
the area.
PURPOSE OF REQUEST
In light of these developments, the property owner is now requesting to rezone the
Property to IND-3 IUPD. This Property, near the intersection of two federal highways, is
envisioned to provide a dynamic mix of employment and retail uses that will spur commerce and
economic growth such as retail, distribution, warehousing, manufacturing, data centers, and
potentially energy production (the "Project"). In order to allow flexibility as the area develops,
the applicant is requesting IND-3 IUPD zoning for Property. Although IND-3 is a more intense
zoning district that allows for heavy industrial use, it also allows for any use in a less intense
district, therefore any of the envisioned uses would be permitted by right. With the IND-3 zoning,
the applicant can proceed with a Plan of Development (POD) as each phase develops. Again, this
Site is ideally located for this mix of proposed uses as it is both remote from any settled areas
while being proximate to Interstate 10 and future Interstate 11.
Statement of Specific Application
To facilitate development, the Applicant respectfully requests the following:
1. Rezone from Rural-43 One Acre Per Dwelling Unit (RU-43) to Heavy Industrial (IND-3)
Industrial Plan of Development (IUPD). See Exhibit D, Zoning Exhibit.
Description of Proposal
Wintersburg 313 is envisioned as a commercial and industrial hub to serve western
Maricopa County industrial uses such as retail, distribution, warehousing, manufacturing, data
centers, and energy production facilities. The Project is expected to create hundreds of on-site
jobs while supporting employment throughout western Maricopa County. The designation of
IND-3 does not prohibit commercial development on the Property. The Zoning Ordinance allows
for all permitted uses within the "Commercial" zoning categories within the ,.Industrial" zoning
categories. The intent of this proposal is not to prohibit commercial development, but to allow
flexibility in development by zoning to the less restrictive district. In order to ensure some
10172.4.3480921.1
Page 5 of11
commercial development, 20 acres located along Wintersburg Road will be reserved for
commercial use only. Exact locations will be determined at time of Plan of Development.
Additionally, to create a transition between the proposed development and the
residentially platted community to the west, a Buffer Zone is proposed. The Buffer Zone will
comprise of a 100-foot-deep area directly adjacent to the western Property boundary. The Buffer
will be split into two parts. Part One is the first 50 feet adjacent to the western boundary. Part
One permitted uses include native landscaping, screening elements that may include, but are not
limited to, trees, shrubs, natural vegetation and walls. Part Two is the second 50 feet. Part Two
will limit building height to 40 feet. See Exhibit D, Zoning Exhibit and IUPD table.
RELATIONSHIP TO SURROUNDING PROPERTIES
As detailed above, the Applicant has carefully and thoughtfully selected this Site because
of its location near the 1-10 and 1-11 interchange. There is only one large-lot subdivision to the
northwest that has sat vacant since it was platted in 1970, 'West Phoenix Estates Unit 7', and the
rest of the surrounding land is vacant. Thus, development will have no adverse impact in terms
of visibility, noise, or odor. The adjacent freeway interchange that serves little other traffic will
allow for easy on and off access for the trucks, trailers, and vehicles that will be making regular
use of the Site.
In general, industrial development significantly benefits an area by driving economic
growth, creating jobs, and improving infrastructure.
It attracts businesses that provide
employment opportunities, boosting local income and reducing unemployment rates, which in
turn leads to improved living standards, increased technological innovation and greater access
to goods and services.
Improved infrastructure, such as roads and utilities, supports both
businesses and residents, enhancing the overall quality of life.
Ultimately, industrial
development can transform a region into a thriving economic hub, diversifying the economy and
attracting further investment in the area
The surrounding properties, uses and zoning are as follows:
Location
Use
Current Zoning
Onsite
Vacant
RU-43
North
Vacant, 1-10 offramp
RU-43
East
Vacant, Wintersburg Rd
RU-43
South
Vacant
RU-43
West
Vacant, Farmland
RU-43
10172.4.3480921.1
Page 6 of 11
LOCATION AND ACCESSIBILITY
The Site is located approximately 2 miles east of Tonopah and directly adjacent to the 1-
10. The Wintersburg Rd and 1-10 interchange does not see significant use today, but it is planned
as a diamond interchange for future development. As each phase or parcel develops traffic and
access will be evaluated along with a Plan of Development to ensure proper systems are in place.
The topography of the Site is varied and comprised of gently sloped terraces, washes, and
floodplains. Within the Site, the 4 Mile wash runs in a southwesterly direction near the eastern
boundary 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 future Plan of Development.
CIRCULATION SYSTEM
With no specific Plan of Development circulation has not been determined at this time
and will be evaluated during the Plan of Development process. Currently access to the Site will
be located along major arterials such as Wintersburg Rd.
DEVELOPMENT SCHEDULE (PHASING}
The Applicant anticipates developing the Property over the next decade.
Plan of
Developments will be submitted when appropriate.
COMMUNITY FACILITIES AND SERVICES
Community Facilities and Services Table
Facility
Distance from Site
Provider
Burnt Well Rest Area Westbound
+/-11 miles
Arizona Department of Transportation
Tonopah Valley High School
< 1 mile (Across 1-10)
Saddle Mountain Unified School District
Ruth Fisher Elementary School
< 1 mile (Across 1-10)
Saddle Mountain Unified School District
Robbins Butte Game Preserve
+/-16 miles
Arizona Game & Fish Department
10172.4.3480921.1
Page 7 of 11
PUBLIC UTILITIES AND SERVICES
Public Utilities and Services Table
Utility
Provider
Water
Water Utility of Greater Tonopah {GLOBAL)
Sewer
Water Utility of Greater Tonopah {GLOBAL)
Gas
N/A
Communications
TBD
Refuse
TBD
Law Enforcement
Maricopa County Sheriff
Fire and Emergency Medical Services
TBD
Electric
APS
Telephone
TBD
The intended water and wastewater provider for the project is Global Water Resources. The
project site lies within their Certificate of Convenience and Necessity {CC&N) water service
area, with existing infrastructure located approximately 0.4 miles away. At the time of Plan of
Development, the developer will work with Global to extend infrastructure to the Property.
10172.4.3480921.1
Page 8 of 11
INDUSTRIAL UNIT PLAN OF DEVELOPMENT- DISTRICT REGULATIONS
IND-3 IUPD DISTRICT REGULATIONS
IND-3 DISTRICT REGULATIONS
PROPOSED IND-3 IUPD DISTRICT
REGULATIONS
Permitted Uses
Per Section 601
Per Section 601
Maximum Building
60 feet
Commercial - 60 feet
Height
Industrial - 80 feet
Energy Production - 150 feet
Any Use within 100 feet of the western
property line (adjacent to platted
residential) - 40 feet
Minimum Front Yard
20 feet
20 feet
Minimum Side Yard
-0 feet adjacent to commercial and
-0 feet adjacent to commercial and
industrial zoning districts
industrial zoning districts
-10 feet adjacent to rural/residential
-10 feet adjacent to rural/residential zoning
zoning districts or street side
districts or street side
Minimum Rear Yard
-10 feet adjacent to commercial and
-10 feet adjacent to commercial and
industrial zoning districts
industrial zoning districts
-25 feet adjacent to rural/residential
-25 feet adjacent to rural/residential zoning
zoning districts
districts
-50 feet adjacent to western property line
(platted residential)
Minimum Lot Area
6,000 square-feet
6,000 square-feet
Minimum Lot Width
60-feet
60-feet
Maximum Lot
60%
75% ; Solar panels, battery storage
Coverage
containers, or ancillary electric generation
structures shall not contribute to lot
coverage calculations
Loading and Unloading
-1 loading and unloading space for each
-1 loading and unloading space for each
Regulations
10,000 square feet of industrial floor
10,000 square feet of industrial floor area.
area.
-1 loading and unloading space for each
-1 loading and unloading space for
250,000 square feet of data center floor
every 25,000 square feet of commercial
area.
floor area.
-1 loading and unloading space for every
25,000 square feet of commercial floor area.
Site Enclosure and
A solid masonry wall, not less than six
A solid masonry wall or privacy fence, not
Screening
feet in height shall be required along
less than six feet in height shall be required
Requirements
and adjacent to any side or rear
along and adjacent to any side or rear
property line abutting any rural or
property line abutting any rural or
residential zone boundary.
residential zone boundary.
Parking
Per Section 802
Per Section 802 except for the following:
Data Center: 1 space per 5,000 sf.
10172.4.3480921.1
Page 9 of 11
JUSTIFICATION FOR THE INDUSTRIAL UNIT PLAN OF DEVELOPMENT
The purpose of the Industrial Unit Plan of Development is to allow variations in the
development standards providing flexibility due to the unique mix of uses and phasing of the
Property. Given the size and nature of the proposed uses on the Property, minimal and modest
modifications are being requested.
These modifications are not being made to allow the
applicant to "overuse" the Property or in a manner that is excessive of reasonable and substantial
property rights.
This application requests modifications to the following:
Maximum Building Height. The maximum height allowed within the IND-3 zoning district
is 60'. This proposal is requesting an extended height allowance for a variety of uses.
General commercial and retail will maintain the 60-foot maximum height.
Larger
industrial uses require more flexibility therefore a maximum of height of 80-feet is
requested. Lastly, in the event that an energy production facility is proposed on the Site,
a maximum height of 150-feet is requested in order to allow for towers and cooling
elements.
As stated earlier, there is a Buffer Zone proposed along the western Property line. Within
this Buffer Zone the maximum height is 40-feet, regardless of the use type.
Additionally, building appurtenances with additional height up to 100' per the Maricopa
County Zoning Ordinance shall apply, so long as said structures are setback 1 additional
foot for each additional foot in height beyond the maximum building height in height from
the perimeter setback requirement.
Lot Coverage. The maximum lot coverage within the IND-3 zoning district is 60%. This
proposal requests 75% in order to allow flexibility as the Property develops.
Loading and Unloading Regulations. Loading and unloading spaces shall be provided per
County requirements except for Data Centers. The required ratio for Warehouse loading
and unloading spaces is 1 space per 10,000 square feet. This proposal is requesting to
increase the ratio to 1 space per 250,000 square feet for Data Centers. Data Centers are
large footprint buildings, but they operate much differently than a typical warehouse
building. The loading and unloading demand is substantially less than a traditional
warehouse use.
Site Enclosure and Screening. Due to the very remote location and immense size of this
Property a solid screen wall is not necessary for all developments.
There is no
development of any kind on the adjacent, vacant desert land. There are no pedestrian
paths or amenities in the area. A 6-foot masonry wall may be provided at smaller scale
commercial, retail and hospitality projects, but for larger industrial sites, a privacy fence
6-feet in height may be utilized.
10172.4.3480921.1
Page 10 of 11
As stated earlier, there is a Buffer Zone proposed along the western Property line. Within
the first 50' of this Buffer Zone, only native plant materials and walls will be allowed to
provide extra screening from the proposed development.
Parking. Parking shall be provided per County requirements except for Data Centers. The
required ratio for Warehouse parking is 1 space per 900 square feet. This proposal is
requesting to increase the ratio to 1 space per 5,000 square feet for Data Centers. Again,
Data Centers are large footprint buildings, but they operate much differently than a
typical warehouse building. The parking demand is substantially less since much of the
interior space within the building is occupied by infrastructure needed to store and
process data, including servers, storage systems, etc. This unique use will not generate
the same demand as traditional warehouse use.
DEVELOPMENT SCHEDULE (PHASING}
The Applicant anticipates developing the Property over the next decade. Plan of Developments
will be submitted when appropriate.
CONCLUSION
The proposed rezone represents a strategic and forward-thinking approach to fostering
economic growth and enhancing community vitality. By designating the area as IND-3 IUPD, this
amendment aims to create significant employment opportunities, attract diverse industrial and
retail services, and stimulate economic development in the region. The transition to an industrial
designation aligns with the County's long-term goals of promoting sustainable economic
progress, diversifying local economy, and improving access to essential services for residents.
10172.4.3480921.1
Page 11 of 11
MAR\~COPA
COUNTY
TRANSPORTATION
MCDOT Planning TAC Comments
Date: 12/16/2025
TAC Assigned Number: CPA250011
APN: 506-45-029R, 029S, 029J, 029H, 028
Description of Request: Land Use change from Rural to Heavy Industrial
Project Name: Wintersburg 313
Reviewer Contact Information
For any questions related to the comments herein please contact MCDOTPlanning@maricopa.gov
or 602-506-7223.
1st Submittal Comments
•
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.
o
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.
o Applicant is required to provide, at applicant's expense, an American Land Title
Association ("AL TA") Owner's Policy of Title Insurance showing title vested in
Maricopa County, a political subdivision of the State of Arizona.
•
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.
•
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.
•
Any additional dedication and offsite improvement requirements will be determined by
MCDOT Traffic based on a submitted TIA/TIS and the above roadway classifications.
o TIA/TIS to be submitted to MCDOT via Permit Center at https://maricopacountyaz-
energovweb.tylerhost.net/apps/selfservice#/home.
o
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.
•
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.
- - - - - - - ~~- - - - - - - -
Engineering Division
2901 W. Durango Street
Phoenix, Arizona 85009
P: 602.506.4889
F: 602.506.5969
CPA250011
12/16/25
Page 2
•
Applicant to notify ADOT of proposed project through the Red Letter Process,
RedLetter@azdot.gov. due to the proximity to the 1-10.
- - - - - - - - ~~- - - - - - - -
P: 602. 506.4889
F: 602.506.5969
Engineering Division
2901 W. Durango Street
Phoenix, Arizona 85009
MAR\~COPA
COUNTY
TRANSPORTATION
MCDOT Planning TAC Comments
Date: 12/16/2025
TAC Assigned Number: 2250034
APN: 506-45-029R
Description of Request: Zone Change from RU-43 to I3-IUPD
Project Name: Wintersburg 313
Reviewer Contact Information
For any questions related to the comments herein please contact MCDOTPlanning@maricopa.gov
or 602-506-7223.
1st Submittal Comments
•
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.
o
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.
o Applicant is required to provide, at applicant's expense, an American Land Title
Association ("AL TA") Owner's Policy of Title Insurance showing title vested in
Maricopa County, a political subdivision of the State of Arizona.
•
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.
•
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.
•
Any additional dedication and offsite improvement requirements will be determined by
MCDOT Traffic based on a submitted TIA/TIS and the above roadway classifications.
o TIA/TIS to be submitted to MCDOT via Permit Center at https://maricopacountyaz-
energovweb.tylerhost.net/apps/selfservice#/home.
o
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.
•
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.
- - - - - - - ~~- - - - - - - -
Engineering Division
2901 W. Durango Street
Phoenix, Arizona 85009
P: 602.506.4889
F: 602.506.5969
Z250034
12/16/25
Page 2
•
Applicant to notify ADOT of proposed project through the Red Letter Process,
RedLetter@azdot.gov. due to the proximity to the 1-10.
- - - - - - - - ~~- - - - - - - -
P: 602. 506.4889
F: 602.506.5969
Engineering Division
2901 W. Durango Street
Phoenix, Arizona 85009
MAR\~COPA
COUNTY
Water and Waste Management Division
ENVIRONMENTAL SERVICES
Subdivision
Infrastructure
& Planning Program
301 W. Jefferson St.
Phoenix, AZ 85003
Primary Contact Name: Michelle Santoro
APN(s): 506-45-029R+
Su bdivi sio n@m a ri co p a. gov
esd.maricopa.gov
Project Name: WINTERSBURG 313
Planning Application Type: Plan of
Development - Minor Amendment
Reviewer: Ryan Hall, P. E.
Planner Name: Isaac Perez
Planning Case #: CPA250011
Date: December 12, 2025
Email: Ryan.Hall@maricopa.gov
Phone: 602-918-1241
The Maricopa County Environmental Services Department (MCESD) has completed review
for the WI NTERSBURG 313 planning case(s). Please note the following MCESD requirements
for site development:
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 /east 60 days per year is classified as a Public Water
System {PWS).
•
A Public Water System application and a New Source Approva l 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.
Per the Safe Drinking Water Act, a Community Water System {CWS) is defined as a Public
Water System that serves the same 25 or more year-round residents. A Non-Transient Non-
Community Water System {NTNCWS) is defined as a Public Water System that serves the
same 25 or more persons for at /east six months per year.
If a new CWS or NTNCWS is being created, then the following major requirements must be
complete prior to the issuance of a CWS or NTNCWS permit:
1. The Arizona Department of Environmental Quality (ADEQ) requires new CWS and
NTNCWS to submit an Elementary Business Plan.
•
Please contact ADEQ at capdev@azdeq.gov for more information on this
requirement.
2.
New Source Approval is required for both groundwater and surface water sources.
3. Engineering Approval may be required by MCESD Subdivision and/or Treatment
Programs.
4. Certified Operator - All public water systems must obtain the services of a certified
water operator.
A Public Water System application and a New Source Approval application are required and
must be submitted to the MCESD Drinking Water Program.
- - - - - - - - ~~- - - - - - - -
Page 11
Note:
For additional Drinking Water related questions, please contact the Drinking Water program
at (602) 506-6935 or by email at sdwquestions@maricopa.gov.
Onsite Wastewater -
A Notice of Intent to Discharge appl ication for an onsite wastewater treatment (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 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.
Treatment -
An Approva l to Construct application is required to be submitted to the Water/Wastewater
Treatment Program for all water treatment facilities.
An Approva l to Construct application is required to be submitted to the Water/Wastewater
Treatment Program for all wastewater treatment facilities.
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 ADE Q's Groundwater Protection Program at ( 602) 771-4999 or email
azpdes@azdeq.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.
•
A MAG 208 certification must be obtained prior to an Approval To Construct
application being submitted to the MCESD's Treatment Program.
- - - - - - - - ~~- - - - - - - -
Page 12
For treatment related questions, please contact the Water/Wastewater Treatment Program
at (602) 372-2861 or email treatmentplantprogram@maricopa.gov.
Subdivision and Infrastructure -
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.
For subdivision related questions, please contact the Subdivision and Infrastructure
Program at (602) 506-1058 or email subdivision@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.
- - - - - - - - ~~- - - - - - - -
Page 13
MAR\~COPA
COUNTY
Water and Waste Management Division
ENVIRONMENTAL SERVICES
Subdivision
Infrastructure
& Planning Program
301 W. Jefferson St.
Phoenix, AZ 85003
Primary Contact Name: Michelle Santoro
APN(s): 506-45-029R+
Su bdivi sio n@ma ri cop a. gov
esd.maricopa .gov
Project Name: WINTERSBURG 313
Planning Application Type: Zone Change
with Overlay
Reviewer: Ryan Hall, P. E.
Planner Name: Isaac Perez
Planning Case #: 2250034
Date: December 12, 2025
Email: Ryan.Hall@maricopa.gov
Phone: 602-918-1241
The Maricopa County Environmental Services Department (MCESD) has completed review
for the WI NTERSBURG 313 planning case(s). Please note the following MCESD requirements
for site development:
Subdivision and Infrastructure -
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 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.
For subdivision related questions, please contact the Subdivision and Infrastructure
Program at (602) 506-1058 or email subdivision@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.
- - - - - - - - ~~- - - - - - - -
Page 11
MAR~~COPA
COUNTY
Planning & Development
Engineering Plan Review
Zachary Kobza, P.E.
Planning & Development
301 W. Jefferson St., Suite 170
Phoenix, Arizona 85003
Phone: (602) 723-5248
Fax: (602) 506-8762
www.maricopa.gov/planning
Email address:
Zachary.Kobza@maricopa.gov
Date:
December 15, 2025
Memo To:
Darren Gerard, AICP, Planning Manager, Department of Planning &
Development
Attn:
Isaac Perez, Planner, Planning & Development Services
cc:
Bob Fedorka, PE, Engineering Manager, Planning & Development
From:
Subject:
APN(s):
Zachary Kobza, PE, Senior Plans Examiner Engineer, Planning &
Development
2250034 - Rezone From RU-43 to IND-3 IUPD
506-45-029R
Engineering Review has reviewed the first plan and report routed for review on
11/03/2025, for the subject application and has no objections:
The following stipulations will apply:
1. Any new site improvements will require a Plan of Development (that will require
engineered Grading & 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.
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 1-10, 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.
Page 2 of 2
7. Detailed Grading and Drainage (Infrastructure) Plans must be submitted with
the application for Final Plat Approval and Building Permits
Please contact me with any questions.
December 17, 2025
Ms. Michelle Santoro
Senior Land Use Planner
Gammage and Burnham, PLC
40 North Central Avenue, 20th FL
Phoenix, AZ 85004
Electronically submitted t
RE:
Maricopa County Case No. CPA250011 & Z250034 - Wintersburg 313 Industrial
Development
Dear Ms. Santoro,
The Arizona Game and Fish Department (Department) appreciates the opportunity to review
Maricopa County Case No. CPA250011 and Z250034 - Wintersburg 313 (Project). The
Department understands that Gammage and Burnham, PLC, on behalf of Winters burg 313 LLC,
has applied for a Comprehensive Plan Amendment (CPA) and Zone Change with Overlay for an
approximately 318-acre site on private property in unincorporated Maricopa County, Arizona, to
allow for the development of various heavy industrial uses including warehousing,
manufacturing, and data centers. The CPA would change the land-use designation from a mix of
Community Retail and Rural to Industrial, and the rezone would change the zoning from Rural
Residential (RU-43) to Heavy Industrial with Industrial Unit Plan of Development (IND-3
IUPD). The Project site is located at the southwest comer oflnterstate 10 and Wintersburg Road
in undisturbed Sonoran desert scrub habitat.
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 lO(a)(l)(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
wildlife related recreation:
•
The western burrowing owl, a special status species that is regulated under the Migratory
Bird Treaty Act (MBTA), has the potential to occur in the Project area. The Department
recommends conducting occupancy surveys for this species in advance of the design
ARIZONA
azgfd.gov I 928.342.0091
YUMA OFFICE: 9140 E. 28TH ST .. YUMA AZ 85365
COVERNOR: KATIE HOBBS COMMISSIONERS: CHAIR MARSHA PETRIE SUE, SCOTTSDALE I JEFF BUCHANAN, PATAGONIA I JAMES E. GOUGHNOUR, PAYSON
KURT KERR. PINETOP I CLAY HERNANDEZ, TUCSON DIRECTOR: TOM P. FINLEY DEPUTY DIRECTOR: JOSHUA W. HURST
AZGFD - Maricopa County Case No. CPA250011 & Z250034
December 17, 2025
Page2
phase of any properties 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 Burrowing
Owl Proiect Clearance Guidance for Landowners1. Please note that the survey should be
conducted by a surveyor who is certified by the Department or has similar training and
qualifications. If burrowing owls cannot be avoided through Project design or an active
burrow is detected, please contact the Department and the U.S. Fish and Wildlife Service
(USFWS) for conservation measures that can be implemented to minimize impacts on
this species.
•
The Project site falls within the lO(j) designated, experimental nonessential population
recovery area of the endangered Sonoran pronghorn. While it is not anticipated that
pronghorn will be present in the area due to the lack of suitable habitat, if pronghorn are
detected during Project activities please notify the USFWS and the Department's Sonoran
Pronghorn Program Lead (rgardner@azgfd.gov) as soon as possible.
•
The Sonoran desert tortoise, which is a federai and state species of special concern, could
occur in the Project area. If tortoises are encountered during Project activities, please
reference the Department's Sonoran Desert Tortoise Conservation Guidelines
2 for
guidance on relocation methods and handling tortoises.
•
The Department recommends conducting surveys for nesting birds prior to vegetation
removal and/or construction activities that occur during the breeding season, which is
generally mid-January through June in this area. The vegetation within the Project area
may provide nesting opportunities for avian species that are regulated under the MBTA,
such as the Bendire's and LeConte's thrashers. If it is anticipated the Project will not be
in compliance with MBTA, the Department recommends contacting the USFWS for
technical assistance.
•
A variety of Arizona Species of Greatest Conservation Need (SGCN) have the potential
to occur within the Project area. If wildlife are encountered during Project activities, the
Department recommends moving 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 Strategy3, that includes the most recent list of
SGCN to help navigate and identify conservation opportunities.
•
The Department's Wildlife Compatible Fencing Guidelines4 provide information on how
fencing impacts wildlife, ways to design fencing to prevent wildlife entanglement and
impalement, and how to ensure wildlife movement is not restricted. Department
personnel are available to assist in determining appropriate fencing design and layout that
will achieve the desired objective while reducing impact on wildlife.
•
If trenching or digging of large holes is necessary, the Department recommends
trenching/digging and backfilling crews work closely together to minimize the amount of
1 htt_ps;//s3.amazonaws.com/azgfd-portal-wordpress/Portallmages/files/wildlife/nongame/eagles/BurrowingOwlClearanceProtocol
2009.pdf
2 htt_ps;//azgfd-portal-wordpress-pantheon.s3.us-west-2.amazonaws.com/wp-content/yploads/2025/01 /16114611 /Rubke-2024. -
Sonoran-Desert-Tortoise-Conservation-Guidelines.pdf
3 htt_ps;//awcs.azgfd.com
4 htt_ps;//s3 .amazonaws.com/azgfd-portal-wordpress/Portallmages/files/wildlife/planningF or/wildlifeFriendlyGuidelines/11 O 125
AGFD fencing guidelines.pdf
AZGFD - Maricopa County Case No. CPA250011 & Z250034
December 17, 2025
Page3
open trenches/holes at any given time. Where trenches/holes cannot be back-filled
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 slopes should be less than 45 degrees (1:1).
Trenches/holes that have been left open overnight should be inspected and animals
removed prior to backfilling.
•
Artificial lighting could impair the ability of nocturnal animals (e.g., owls, migratory
birds, bats, and other nocturnal mammals) to navigate, and may affect wildlife behavior
and populations (Davies et. al. 20135). The Department recommends using only the
minimum amount of light needed for safety. If feasible, "warmer" narrow spectrum
lighting (amber, orange, red) is wildlife-friendly and should be used 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.
•
To minimize the potential introduction or spread of exotic invasive species, the
Department encourages the Applicant to take precautions to wash and/or decontaminate
equipment before entering and leaving the site. See the Arizona Department of
Agriculture website6 for a list of prohibited and restricted noxious weeds and the Arizona
Native Plant Societ_y7 for recommendations on how to control them. To view a list of
documented invasive species or to report invasive species in or near the Project area, visit
iMapinvasives8, which is a national cloud-based application for tracking and managing
invasive species.
o 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
Vegetation Management Association9, the Sonoran Desert Cooperative Weed
Management Area 1°, or the Arizona Native Plant Society11.
•
Please ensure the Project complies with Arizona Native Plant Law12 regulations. A
Native 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.
•
The Department recommends landscaping 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 while reducing dust and erosion.
5 https://www.ncbi.nlm.nih.gov/pmc/articles/PMC3657119
6 https://www.invasivespeciesinfo.gov/unitedstates/az.shtml
7 https://aznps.com/invas
8 https://imap.natureserve.org/imap/services/page/map.html
9 https://www.swvma.org/
10 https://www.sdcwma.org/species/stinknet.php
11 http://aznps.com
12 https://agriculture.az.gov/plantsproduce/native-plants
AZGFD - Maricopa County Case No. CPA250011 & Z250034
December 17, 2025
Page 4
Finally, the Department would also like to encourage private developers and Maricopa County to
use the Arizona Online Environmental Review Tool 13 as part of their standard operating
procedure for review of new construction and development. This tool is a useful resource that
provides baseline information on special status species such as federally endangered species,
SGCN species and Species of Economic and Recreational Importance. The Department entered
this Project as an example; please reference the attached ERT report (HGIS-26901).
The Department appreciates the opportunity to provide input on Maricopa County Case No.
CPA250011 and Z250034 - Wintersburg 313. For further coordination, please contact Calle
Hinkle at chinkle@azgfd.gov or 928-341-4047.
Sincerely,
--r~u~
Teigan Williams
Habitat, Evaluation, and Lands Program Manager, Region IV
AZGFD #M25-11201911
13 htms-//ert azgfd gov/
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 ID: HGIS-26901
Disclaimer:
project_report_maricopa_county_case_no_cpa_93546_96427.pdf
Review Date: 12/4/2025 01 :41 :01 PM
1. This Environmental Review is based on the project study area that was entered. The report must be
updated if the project study area, location, or the type of project changes.
2. This is a preliminary environmental screening tool. It is not a substitute for the potential knowledge
gained by having a biologist conduct a field survey of the project area. This review is also not intended to
replace environmental consultation (including federal consultation under the Endangered Species Act),
land use permitting, or the Departments review of site-specific projects.
3. The Departments Heritage Data Management System (HOMS) data is not intended to include potential
distribution of special status species. Arizona is large and diverse with plants, animals, and
environmental conditions that are ever changing. Consequently, many areas may contain species that
biologists do not know about or species previously noted in a particular area may no longer occur there.
HOMS data contains information about species occurrences that have actually been reported to the
Department. Not all of Arizona has been surveyed for special status species, and surveys that have been
conducted have varied greatly in scope and intensity. Such surveys may reveal previously
undocumented population of species of special concern.
4. Arizona Wildlife Conservation Strategy (AWCS), specifically Species of Greatest Conservation Need
(SGCN), represent potential species distribution models for the State of Arizona which are subject to
ongoing change, modification and refinement. The status of a wildlife resource can change quickly, and
the availability of new data will necessitate a refined assessment.
Locations Accuracy Disclaimer:
Project locations are assumed to be both precise and accurate for the purposes of environmental review. The
creator/owner of the Project Review Report is solely responsible for the project location and thus the correctness
of the Project Review Report content.
Page 2 of 9
Arizona Game and Fish Department
Project ID: HGIS-26901
Recommendations Disclaimer:
project_report_maricopa_county_case_no_cpa_93546_96427.pdf
Review Date: 12/4/2025 01:41:01 PM
1. The Department is interested in the conservation of all fish and wildlife resources, including those
species listed in this report and those that may have not been documented within the project vicinity as
well as other game and nongame wildlife.
2. Recommendations have been made by the Department, under authority of Arizona Revised Statutes
Title 5 (Amusements and Sports), 17 (Game and Fish), and 28 (Transportation).
3. Potential impacts to fish and wildlife resources may be minimized or avoided by the recommendations
generated from information submitted for your proposed project. These recommendations are preliminary
in scope, designed to provide early considerations on all species of wildlife.
4. Making this information directly available does not substitute for the Department's review of project
proposals, and should not decrease our opportunity to review and evaluate additional project information
and/or new project proposals.
5. Further coordination with the Department requires the submittal of this Environmental Review Report with
a cover letter and project plans or documentation that includes project narrative, acreage to be impacted,
how construction or project activity(s) are to be accomplished, and project locality information (including
site map). Once AGFD had received the information, please allow 30 days for completion of project
reviews. Send requests to:
Project Evaluation Program, Habitat Branch
Arizona Game and Fish Department
5000 West Carefree Highway
Phoenix, Arizona 85086-5000
Phone Number: (623) 236-7600
Fax Number: (623) 236-7366
Or
PEP@azgfd.gov
6. Coordination may also be necessary under the National Environmental Policy Act (NEPA) and/or
Endangered Species Act (ESA). Site specific recommendations may be proposed during further
NEPA/ESA analysis or through coordination with affected agencies.
Page 3 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
Maricopa County Case No. CPA250011 & Z250034 - Wintersburg 313
USA Topo Basemap With Locator Map
Buffered Project
Boundary
c:::::J Project Boundary
Project Size (acres): 344.34
Lat/Long (DD): 33.4759 / -112.8765
County(s): Maricopa
AGFD Reg,ion(s): Yuma
Township/Range(s): T2N, R6W
USGS Quad(s): TONOPAH; WINTERSBURG
County of Yavapai. Esri, TomTom, Garmin, FAO, NOAA, USGS, EPA, USFWS
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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
Maricopa County Case No. CPA250011 & Z250034 - Wintersburg 313
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County(s): Maricopa
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Township/Range(s): T2N, R6W
USGS Quad(s): TONOPAH ; WINTERSBURG
Esri, Tom Tom, Garmin. SafeGraph, GeoTechno1ogies. Inc_ METI1NASA. USGS, Bureau of Land
Management, EPA. NPS, USDA USFWS
Esri, NASA, MGA, USGS FEt.\tl
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
Maricopa County Case No. CPA250011 & Z250034 - Wintersburg 313
Township/Ranges and Land Ownership
'
0,-., 311
Desert
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N
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s
c:::::J Buffered Project
Boundary
c:::::J Project Boundary
R
Al Game & Fish Dept.
BLM
BOR
Indian Res.
Military
z
z
Mixed/Other
National Park/Mon.
Private
Van
State & Regional Parks
State Trust
US Forest Service
Wildlife Area/Refuge
c:::J Township/Ranges
00
z
T2N, R6W
Osborn Rd
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-::::IIMll::::::Jlll--•c::::===:1•••• Miles
Project Size {acres): 344.34
Lat/Long (DD): 33.4759 / -112.8765
County(s): Maricopa
AGFD Region(s): Yuma
Township/Range(s): T2N, R6W
USGS Quad(s): TONOPAH· WINTERSBURG
Esri, Tom Tom_ Garmin_ SafeGraph, GeoTechno1ogies_ Inc. METI/NASA. USGS, Bureau of Land
Management, EPA, NPS, USDA USFWS
Esri. Nf>.SA. MGA. USGS FEMA
Arizona Game and Fish Department
Project ID: HGIS-26901
project_report_maricopa_county_case_no_cpa_93546_96427.pdf
Review Date: 12/4/2025 01 :41 :01 PM
Special Status Species Documented within 3 Miles of Project Vicinity
Scientific Name
lncilius alvarius
Common Name
FWS
USFS
BLM
NPL
SGCN
Sonoran Desert Toad
Note: Status code definitions can be found at https://www.azgfd.com/wildlife-conservation/on-the-ground-
conservation/state-wildlife-action-plan/state-wildlife-action-plan-status-definitions/.
No Special Areas Detected
No special areas were detected within the project vicinity.
2
Species of Greatest Conservation Need Predicted that Intersect with Project Footprint as Drawn, based on
Predicted Range Models
Scientific Name
Common Name
FWS
USFS
BLM
NPL
SGCN
Ammospermophilus harrisii
Harris' Antelope Squirrel
2
Anarhynchus montanus
Mountain Plover
2
Anthus spraguei i
Sprague's Pipit
2
Artemisiospiza nevadensis
Sagebrush Sparrow
3
Athene cunicularia hypugaea
Western Burrowing Owl
s
s
2
Auriparus flaviceps
Verdin
2
Buteo regal is
Ferruginous Hawk
s
2
Buteo swainsoni
Swainson's Hawk
2
Calcarius ornatus
Chestnut-collared Longspur
2
Calypte costae
Costa's Hummingbird
2
Campylorhynchus brunneicapillus
Cactus Wren
2
Coccyzus americanus
Yellow-billed Cuckoo (Western DPS)
LT
s
s
1
Colaptes chrysoides
Gilded Flicker
s
2
Columbina inca
Inca Dove
2
Corynorhinus townsendii pallescens Pale Townsend's Big-eared Bat
s
s
1
Empidonax wrightii
Gray Flycatcher
2
Eumops perotis californicus
Greater Western Bonneted Bat
s
2
Falco mexicanus
Prairie Falcon
2
Falco sparverius
American Kestrel
2
Gopherus morafka i
Sonoran Desert Tortoise
CCA
s
s
1
lncilius alvarius
Sonoran Desert Toad
2
Lanius ludovicianus
Loggerhead Shrike
2
Lasiurus ci nereus
Hoary Bat
2
Lasiurus xanthinus
Western Yellow Bat
s
2
Megascops kennicottii
Western Screech-owl
2
Melanerpes uropygialis
Gila Woodpecker
2
Melospiza lincolnii
Lincoln's Sparrow
2
Micrathene whitneyi
Elf Owl
3
Myotis vel ifer
Cave Myotis
s
2
Myotis yumanensis
Yuma Myotis
2
Page 7 of 9
Arizona Game and Fish Department
Project ID: HGIS-26901
project_report_maricopa_county_case_no_cpa_93546_96427.pdf
Review Date: 12/4/2025 01 :41 :01 PM
Species of Greatest Conservation Need Predicted that Intersect with Project Footprint as Drawn, based on
Predicted Range Models
Scientific Name
Nyctinomops femorosaccus
Parabuteo unicinctus
Passerculus sandwichensis
Perognathus amplus
Phrynosoma solare
Pooecetes gramineus
Spizella breweri
Tadarida brasiliensis
Thomomys bottae subsimilis
Toxostoma bendirei
Toxostoma lecontei
Common Name
Pocketed Free-tailed Bat
Harris's Hawk
Savannah Sparrow
Arizona Pocket Mouse
Regal Horned Lizard
Vesper Sparrow
Brewer's Sparrow
Brazilian Free-tailed Bat
Harquahala Southern Pocket Gopher
Bendire's Thrasher
LeConte's Thrasher
FWS
USFS
BLM
NPL
SGCN
2
2
2
2
2
2
2
2
2
2
s
2
Species of Economic and Recreation Importance Predicted that Intersect with Project Footprint as Drawn
Scientific Name
_____ CoW.?Wte
FWS IIM_SFS
BLM
NPL
SGCN
Callipepla gambelii
Odocoileus hemionus
Pecari tajacu
Puma concolor
Zenaida asiatica
Zenaida macroura
Gambel's Quail
Mule Deer
Javelina
Mountain Lion
White-winged Dove
Mourning Dove
Project Type: Development Outside Municipalities (Rural Development), Commercial/industrial (mall) and
associated infrastructure, New construction or expansion
Project Type Recommendations:
During the planning stages of your project, please consider the local or regional needs of wildlife in regards to movement,
connectivity, and access to habitat needs. Loss of this permeability prevents wildlife from accessing resources, finding
mates, reduces gene flow, prevents wildlife from re-colonizing areas where local extirpations may have occurred, and
ultimately prevents wildlife from contributing to ecosystem functions, such as pollination, seed dispersal, control of prey
numbers, and resistance to invasive species. In many cases, streams and washes provide natural movement corridors
for wildlife and should be maintained in their natural state. Uplands also support a large diversity of species, and it is
important to identify and conserve upland wildlife movement corridors. In addition, maintaining biodiversity and
ecosystem functions can be facilitated through improving designs of structures, fences, roadways, and culverts to
promote passage for a variety of wildlife species. Guidelines for many of these can be found at:
https://www.azgfd.com/wildlife-conservation/planning-for-wildlife/planning-for-wildlife-wildlife-friendly-guidelines/.
Consider impacts of outdoor lighting on wildlife and develop measures or alternatives that can be taken to increase
human safety while minimizing potential impacts to wildlife. 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. The AZGFD recommends using only the minimum amount of light needed for safety, especially in areas
immediately adjacent to open space or undeveloped lands. The AZGFD encourages the use of motion sensing lighting
and narrow spectrum lighting (amber or warm tones typically 2700 Kelvin or lower) wherever possible to lower the range
of species affected by lighting. Also, please consider shielding, canting, or cutting all lighting, where possible, to ensure
that light reaches only areas needing illumination and to minimize impacts to nocturnal wildlife.
Page 8 of 9
Arizona Game and Fish Department
Project ID: HGIS-26901
project_report_maricopa_county_case_no_cpa_93546_96427.pdf
Review Date: 12/4/2025 01 :41 :01 PM
Minimize the potential introduction or spread of exotic invasive species, including aquatic and terrestrial plants, animals,
insects and pathogens. Precautions should be taken to wash and/or decontaminate all equipment utilized in the project
activities before entering and leaving the site. See the Arizona Department of Agriculture website for a list of prohibited
and restricted noxious weeds at https://www.invasivespeciesinfo.gov/ and the Arizona Native Plant Society
https://aznps.com/invas for recommendations on how to control these species. To view a list of documented invasive
species or to report invasive species in or near your project area visit iMaplnvasives - a national cloud-based application
for tracking and managing invasive species at https://imap.natureserve.org/imap/services/page/map.html.
• To build a list: zoom to your area of interest, use the identify/measure tool to draw a polygon around your area of
interest, and select "See What's Here" for a list of reported species. To export the list, you must have an
account and be logged in. You can then use the export tool to draw a boundary and export the records in a csv
file.
Evaluate potential impacts to wildlife and fish species due to changes in access to water, water quality, quantity,
chemistry, temperature, and alteration to flow regimes (timing, magnitude, duration, and frequency of floods). Minimize
impacts to springs, in-stream flow, and consider irrigation improvements to decrease water use. If dredging is a project
component, consider timing the project to minimize impacts to spawning fish and other aquatic species. Wash, drain, and
dry equipment to reduce the spread of exotic invasive species. AZGFD recommends early coordination with the Project
Evaluation Program (PEP@azgfd.gov) for projects that could impact water resources, wetlands, streams, springs, and/or
riparian habitats.
The AZGFD recommends that wildlife surveys are conducted to determine if noise-sensitive species, such as birds or
mammals, occur within the project area. Avoidance or minimization measures could include conducting project activities
outside of breeding seasons.
If trenching or digging of large holes is necessary, the AZGFD recommends trenching/digging and backfilling crews be
close together to minimize the amount of open holes at any given time. Where trenches or holes cannot be back-filled
immediately, the AZGFD recommends escape ramps be constructed in each hole and at least every 90 meters in
trenches. Escape ramps can be short lateral trenches or wooden planks sloping to the surface. The AZGFD
recommends that slopes be less than 45 degrees (1: 1) and trenches and holes that have been left open be inspected to
remove animals prior to backfilling.
Communities can actively support the sustainability and mobility of wildlife by incorporating wildlife planning into their
regional/comprehensive plans, their regional transportation plans, and their open space/conservation land system
programs. An effective approach to wildlife planning begins with the identification of the wildlife resources in need of
protection, an assessment of important habitat blocks and connective corridors to be preserved, and the incorporation of
these critical wildlife components into community plans and programs. Community planners should also work with State
and local transportation planning entities, and planners from other communities, to foster coordination and cooperation in
developing compatible development plans to ensure wildlife habitat connectivity. The AZGFD's guidelines for
incorporating wildlife considerations into community planning and developments can be found on the Wildlife Friendly
Guidelines portion of the Wildlife Planning page at https://www.azgfd.com/wildlife-conservation/planning-for-
wildlife/planning-for-wildlife-wildlife-friendly-guidelines/.
The AZGFD recommends development plans include open, natural space to facilitate wildlife movement, while also
minimizing the potential for wildlife-human interactions through design features. Please reference the Department's
Wildlife Friendly Guidelines for community and project planners at https://www.azgfd.com/wildlife-conservation/planning-
for-wildlife/planning-for-wildlife-wildlife-friendly-guidelines/. Coordination with the Project Evaluation Program
(PEP@azgfd.gov or 623-236-7600) is recommended for project specific recommendations to maximize wildlife
permeability and minimize human-wildlife conflicts.
Page 9 of 9
Isaac Perez (PN D)
F111m:
Sent:
To:
Cc:
SubJNI:
Rhonda Buss <rbuss@azland.gov>
Thursday, December 18, 2025 1.0:02 AM
Isaac Perez (PN D)
Karen Dajda
Case No. 'Z250094: - Wintersburg 313 ASLD Comments
Green Category
This massage came from outside your organization. Pf-
, corresponding outside the county.
D'e1u· l,S$8C Perez,
Seeson
1s Greetings. Thank you for the public notice regarding Z25Qi
4. ASLD offers the following
comments. State Trust Land (STL) to the south is currently vacant. As refe:tenced in the narrative, there is
future development potential in the area. Accordingly, ASLD requests that the northern half-road ROW
along Encanto Blvd. ba retarnad· and that the existing screening standard -remains in place where
adjacent to STL
Please fee.l free to contact m•e if there ere any comments or questions.
Thank you,
Rhonda Buss, AICP
Planner Ill
mow, Washington St
Phoenix AZ. 85007
602-542-3126
lend.az.gov I Fecebook I Twitter/X
1
Date:
February 9, 2026
From:
STOPP
PO Box 1075
Tonopah, AZ 85354
To:
Isaac Perez
Planner
isaac.perez@maricopa.gov
Maricopa County Planning & Development Department
301 W. Jefferson St.
Suite 170
Phoenix, AZ 85003
Re:
Cases #CAP25011 & Z250034
Dear Mr. Ellsworth,
STOPP, Inc. is a non-profit organization "committed to protecting the communal and social well
being for the Community of Tonopah ... " We have reviewed the Notice of Application
Wintersburg 313 - Comprehensive Plan Amendment & Zone Change and do not oppose the
change from RU-43 (Rural Residential to IND-3 IUPD (Heavy Industrial with Industrial Unit Plan
of Development), but request that some land be reserved for commercial use.
We are concerned with the loss of Community Retail and Mixed-Use of property along the 1-10
freeway intersections. The attachment (Tonopah Interstate Developments & Rezoning
Requests) depicts the 1-10 intersections through Tonopah and the developments and zoning
changes, as we understand them. Envisioning Tonopah in the distant future, we request that you
consider preserving commercial development at 1-10 intersections that can lead to businesses
providing goods and services. Examples would be 1-10 intersections with Dysart Road, Litchfield
Road, Estrella Road, Verrado Way, or Watson Road.
Sincerely,
Daniel E. Blackson
STOPP, Inc. Chairman
ECc:
Michelle Santoro (Gammage and Burnham, PLC)
STOPP Board Members
Attachment
Tonopah
Interstate 10 Developments
&
Rezoning Requests
339th Avenue
& 1-10
Winters burg
Road & 1-10
411 Avenue
& 1-10
If
..
!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!IP
1-10 Freeway
Roosevelt
Logistic
Center
IND-2 IUPD
1-10 Freeway
1-10 Freeway
Tonopah
Logistic
Center
Rezone to
IND-2 IUPD
Travel America
Truck Stop
Winters burg 313
LLC/Wintersburg
Four LCC
Rezone to IND_3
IUPD
Love's Travel Stop
Mobile Gas Station
Pilot Truck Stop
~
rt)
::s =
rt)
s'
r:u
p..
Travel Center
Rezone to C-3 CIPD
~ Chevron Gas Station
rt)
::s =
rt)
Isaac Perez (PN D)
FMm::
Sent:
To:
Cc:
s·ubJNI:
Mic:.helfe. Santoro
Wednesday, April 1, 2026 11 :22 AM
Jsaac ~rez (PND)
Ashley z. MarsJ,
RE: CPA250011 / 2250034
Green Category
This massage came from outside your organization. Pf-
, corresponding outside the county .
. Good morning Isaac. Ashley had a conversation with Tom sn.d the following is the outcome of that
discussion. Please.:sea below. I will make these changes to the narrative, along with the other revisions
(in previous email) a,nd get this resubmitted to you. What ar:e we looking et for hearing schedule? We'd
like to get on ASAP. Thanks.
•
The intended water end wastewater provider end whether the site is within a service 11ree
The intended water end wastewater provider for the project is Global Weter Resources. The project site
lies within their Certificate of Convenience and Necessity {CC&N) service area, with existing
infrastructure located approximately 0.4 miles away.
•
Any coordination that has occurred with the provider to data
The project team has had multiple email correspondences with Global regarding their capacity and
location of existing infrastructure in relation to the project proposal.
•
A general description of how service could be extendedtbthe site
At the time of Plan of Development, the developer will proceed with working with Global Water
Resources to extend infrastructure to the property.
•
A high-level sense of timing and whether infras-true.ture is anticipated to be avaiLable in the near-
or long-term
Again, at the time of Plan of Development infrastructure will be coordinated/ constructed.
Michelle Santoro
Senior Land Use Planner
Gammage & Burnham I~
....
Ot
1
From; Isaac Perez (PND) <lsaac.Perez@maricopa.gov>
Sent: Wednesday, March 18, 2026 3:21 PM
To:
Cc:
• Darren Gerard (PND) <Darren.Gerard@Maricopa.Gov>; Rachel Applegate
(PND) <Rachel.Applegate@Maricopa.Gov>
Subject: RE: CPA250011 / 2250034
Michelle,
Items 1-3 are definitley steps in the right direction. An updated lend use exhibit would 'be needed to reflect the
buffering on the west end of the subject 'Bite and the 20-acre preservation for community retail on the northeast
end.
The remaining 1·tem of concern that still needs to be addressed is number 4 regarding utilities.
Under the existing framework Vision 2030, one of the key priorities is ensuring that infrastructure and .utiUti'es are
readily available to support development that would be allowed under IND-3, including providing verification that
the Global Water Resources can and wfll :senrice this area. The availability and readiness of utilities: and
infrastructure has also been emphasized by the Chairwoman Brophy-McGee and the Board of Supervisors.
If there has been any communication, or if veriffcation can be provided, that Global Water Resources is ready and
available to service the subject site and potential Land uses, this documentation would strengthen the narrative
and overall quality of the proposed CPA and zone change.
Also, bet.ow is a link to the new framework that is currently in the 60-day public review phase, Framework 2040
https://maricopacounty.konveio,com/60-day-public-review-draft
I would reit,erate what Darren had previously communicated and emphasize one of the more relevant land use
policies, Land Use Policy 1.3, located on page 15, which ·states the following:
"Maricopa County supports considering the existence of urban services and infrastructure as a factor in the
approval or denial of comprehensive plan amendments and zone changes in accordance with the Urban Solutions
for Urban Development strategy••
Although not finaUzed or approved, addressing this land .us·e policy would again strengthen both applications.
If you would like to set up a meeting with Darren, and myself, please let me know as he will return to office next
week.
Isaac Perez
Pl-anner
Pla,nnlng & Development
301 W Jefferson St Suite 170 Phoenix, AZ 85003
0: 602-506-7150
E: isaac.perez@maricopa.gov
[ Maricopa.Gov ]
Facebook I lnstagram I XI YouTube I Linked In
Maricopa County is developing tt
Fmm work 2
O Comprehensive Plan - a document which guides growth and development for the ne decade
beyond.
Visit Framework 2040 to I rn how to participate, att nd meetings and be
rd!
2
From: Michelle Santoro
Sent: Monday, March 16, 2026 1:58 PM
To: Darren Gerard (PND) <Darren.Gerard@Maricopa.Gov>; Ashley Z. Marsh
Cc: Rachel Applegate (PND) <Rachel.Applegate@Maricopa.Gov>; Isaac Perez (PND) <lsaac.Perez@maricopa.gov>
Subject: RE: CPA250011 / 2250034
Thank you, Darren and Isaac. As I see it-we have 4 concerns that need to be addressed:
1. Wash Preservation - We will add the following language to the narrative:
The topography of the Site is varied and comprised of gently slopes terraces, washes, and
floodplains. Within the Site, the 4 Mile wash runs in a southwesterly direction near the eastern
boundary 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.
2. Buffers -We will add the following language to the narrative:
To create a transition between the proposed development and the residentially platted community to
the west, a Buffer Zone is proposed. The Buffer Zone will comprise of a 100-foot-deep area directly
adjacent to the residentially platted, yet vacant, neighborhood to the west. The Buffer one will be split
into two parts. Part One is the first 50' adjacent to the residential. Part One permitted uses include
native landscaping, screening elements that may include, but are not limited to, trees, shrubs,
natural vegetation and walls. Part Two is the second 50' (from 50'-100' from the residential). Part
Two will limit building height to 40'. {will provide a diagram}
3. Loss of Community Commercial Retail -We will add the following language to the narrative:
The designation of IND-3 does not prohibit the develop of commercial on the Property. The Maricopa
County Zoning Ordinance allows for all permitted uses within the "Commercial" zoning categories
within the "Industrial" zoning categories. The intent of this proposal it not to prohibit commercial
development, but to allow flexibility in development by zoning to the less restrictive district. In order
to provide some assurances, 20 acres located near the northeast corner of the Property (nearest to
the interchange) will be reserved for commercial uses only.
4. Lack of Utilities -We will add the following language to the narrative:
The Property is located within Global' s service area. There is existing infrastructure in the area,
especially given the proximity to the diamond interchange. During the Plan of Development process,
3
the development team will work closely with Global and other utility providers to ensure proper
infrastructure is in place.
Let us know if we are moving in the right direction and if you have time for a quick call this week to
discuss so we can move this forward. Thanks!
Michelle Santoro
Senior Land Use Planner
Gammage & Burnham I Profile
602.256.4486 Direct
From: Darren Gerard (PND) <Darren.Gerard@Maricopa.Gov>
Sent: Thursday, March 5, 2026 4:27 PM
To:
Cc: Rachel Applegate (PND) <Rachel.Applegate@Maricopa.Gov>; Isaac Perez (PND) <lsaac.Perez@maricopa.gov>
Subject: CPA250011 / 2250034
Ashley/Michelle: My understanding is staff's remaining concerns are about preserving the wash on the property
and buffering, loss of potential community retail space, and the lack of utilities and infrastructure.
As you're aware, we're updating the county's comprehensive plan as "Framework 2040" and hope to have it at
public hearings in April and May respectively before P&Z and BOS. It's currently in the final 60-day public review
window (see link in my signature block below). The updated plan will elaborate on the county's long-standing
policy of urban level services for urban level development. Per its namesake it outlines a framework for analysis of
whether a site is within a rural service area or urban/municipal service area with a checklist for infrastructure and
services to consider when making decisions on a rezone. You'll want to use this framework outline in preparing
your case support materials for the rezone. See screen-captures below.
I'm out of the office next week but am happy to meet the following week if you would like. You can ask Isaac to
schedule a meeting for when I get back if you want me there.
4
FRAMEWORK
Managing urban an,:'
across unincorporat •
Mu:nicipal:-R'ural
1:nf:lue,nce, F'ra,mework
Identifies two areas in unincorporated
Maricopa County:
■ Are,a of :Muni
. cipal ilnf·luence: Areas c-
of supporting urban or suburban coi -
development provided necessary
infrastructure and services are avan~
• A
1re,a of 1Ru,ral ln'flu
1en,ce: Areas more
appropriate for rural land uses and
character and preservation of natur
1
~
landscape.
5
6
7
Darren Gerard
Planning Division Manager
Planning & Development
301 W. Jefferson St. #170 Phoenix, AZ 85003
0: 602-506-7139
E: darren.gerard@maricopa.gov
[ Maricopa.Gov ]
Facebook I lnstagram I Twitter I YouTube I Linkedln
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: +1 480-707-2815 (Unverified) <noreply@skype.voicemail.microsoft.com>
Sent: Monday, March 2, 2026 11:13 AM
To: Darren Gerard (PND) <Darren.Gerard@Maricopa.Gov>
Subject: Voice Mail (1 minute and 17 seconds)
hey darren it's ashley marsh at burnham hope you are well umm i was calling you with michelle santoro she
1s in my
office as well and we•re working on a case at umm the 10 in wintersburg out in D5 it is a request for ACPA in a zone
change the CPA number is 250011 and the Z number is 250034 and we·ve gone through a couple of rounds of
review with staff our planner is isaac perez and i was just hoping to touch base with you on the kind of direction that
this request is going and maybe some feedback from planning to make sure we·re rowing in the same direction
we·re getting ready to i think resubmit and address some lingering comments but we
1d really like to get on some
hearing dates and just want to make sure we·re in alignment with staff on staffs position so if you can give me a
buzz i
1d really appreciate it 480-707-2815 is my cell phone and you can always feel free to reach out to michelle too
we·re pretty coordinated on our questions and just want to make sure we are going in the right direction thanks
darren as always appreciate your time and feedback talk to you soon bye bye
You received a voice mail from + 1 480-707-2815.
Thank you for using Transcription! If you don't see a transcript above, it's because the audio quality was not clear enough to
transcribe.
Set Up Voice Mail
8
1
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 ]
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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.
4
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
RESOLUTION OF AMENDMENT
Maricopa County Board of Supervisors
Framework 2040, Maricopa County Comprehensive Plan
Resolution Amending the Maricopa County Comprehensive Plan -
- Tonopah/Arlington Area Plan
Case Number: CPA250011
June 1 0th, 2026
BE IT RESOLVED by the Maricopa County Board of Supervisors as follows:
WHEREAS, Maricopa County adopted its Comprehensive Plan and the
Tonopah/ Arlington Area Plan in accordance with Arizona Revised
Statutes to help bring about coordinated physical development
consistent with the present and future needs of Maricopa County; and
WHEREAS, Maricopa County recognizes the importance of having a
comprehensive plan amendment process so that this plan can be
responsive and flexible to meet the changing conditions of Maricopa
County; and
WHEREAS, Maricopa County has procedures to determine when
comprehensive plan amendments are necessary, how comprehensive
plan amendments are processed, and at what point comprehensive
plan amendments can be presented at a public hearing by the Board of
Supervisors, upon recommendation by the Planning and Zoning
Commission; and
WHEREAS, Arizona Revised Statutes requires that amendments to the
Comprehensive Plan be approved by resolution of the Board of
Supervisors; and
WHEREAS, the Maricopa County Board of Supervisors has carefully
considered this comprehensive plan amendment, has held a public
hearing regarding this comprehensive plan amendment, and finds that
this
comprehensive
plan
amendment
constitutes
an overall
improvement to the Maricopa County Comprehensive Plan the
Tonopah/ Arlington Area Plan, and to Maricopa County in general.
Now, THEREFORE BE IT RESOLVED that the comprehensive plan amendment for case
number CPA250011 is hereby approved this 10th day of June, 2026
Chair
Date
Clerk of the Board
Date
~✓
- /?na~ )'27-Z~
Director, ~ ~~
Date
Planning and Development Department