04.Z250040 PZ Staff Report

Z250040 
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Report to the Planning and Zoning Commission 
Prepared by the Maricopa County Planning and Development Department 
 
 
Case: 
Z250040 - Elite Civil Office Park HQ  
 
 
 
 
Hearing Date: 
June 11, 2026 
 
Supervisor District: 
5 
 
 
 
  
 
Applicant: 
Andrew Yancey, Bergin Frakes Smalley Oberholtzer 
 
Owner: 
Elite Civil Construction, LLC 
   
Request: 
Rezone from C-2 & R1-6 to C-2 CUPD  
 
  
 
Site Location: 
Generally located at the northeast corner of Southern Ave. and 43rd Ave. 
 
  
Site Size: 
Approximately 4.35 acres 
 
Density: 
N/A 
 
County Island:  
Yes, City of Phoenix 
 
 
County Plan: 
Area of Municipal / Urban Influence 
 
Municipal Plan: 
City of Phoenix General Plan 2025– (1 to 2 d.u./ac) - Large Lot 
 
Municipal Comments: 
City of Phoenix response letter received May 27, 2026 
 
Support/Opposition: 
None known 
 
Recommendation: 
Approve with conditions

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Project Summary: 
 
1. 
The applicant, Andrew Yancey of Bergin Frakes Smalley Oberholtzer Law (BFSO), requests to 
rezone a 4.35-acre infill site at the northeast corner of Southern Avenue and 43rd Avenue (APN 
105-69-019J) from C-2 (Intermediate Commercial) and R1-6 (Single-Family Residential) to C-2 
CUPD (Commercial Unit Plan of Development). The rezoning would eliminate the existing split 
zoning and apply a unified C-2 CUPD designation across the entire property to accommodate 
development of Elite's corporate office campus, consisting of a two-story, approximately 32,131 
sq. ft. office building, a one-story approximately 5,700 sq. ft. employee center, and a one-story 
approximately 4,800 sq. ft. maintenance building with associated indoor and outdoor storage. 
The CUPD overlay is requested to establish a single, blended parking ratio of one space per 350 
square feet of floor area across all uses on the property, in lieu of the separate code ratios that 
would otherwise apply to office and storage uses. 
 
2. 
The property is currently vacant and located in unincorporated Maricopa County within a county 
island in the south Phoenix area. It carries split zoning of C-2 along the southern portion fronting 
Southern Avenue and R1-6 across the northern portion. Department records do not reflect any 
prior zoning case activity on the parcel within the last five years. A related Plan of Development 
application for the Office Building on the existing C-2 portion of the property (Case No. PD250040) 
was separately administratively approved. 
 
3. 
The Corporate Campus is proposed to operate Monday through Friday, with the facility open from 
6:00 AM to 6:00 PM and primary operations focused between 7:00 AM to 5:00 PM. The applicant 
identifies approximately 80 employees associated with the primary office function, with the 
Employee Center and Maintenance Building serving as internal accessory uses that are not 
expected to generate additional parking demand. (Staff notes these operational items are not 
controlled by the county’s zoning ordinance.) 
 
4. 
Perimeter screening will consist of a 6-foot decorative CMU wall along Hidalgo Avenue, 43rd 
Avenue, and the residential area north of Hidalgo. A 6-foot wrought-iron fence with decorative 
pilasters is proposed along 43rd Avenue and Southern Avenue. The existing 6-foot solid fence 
along the lower eastern property line is to remain to screen the property from the adjacent 
commercial uses. The existing alley, together with the proposed CMU wall, separates the property 
from R1-6 residential properties to the east. 
 
5. 
The main vehicular access is proposed off of 43rd Avenue (within City of Phoenix jurisdiction), 
with the Applicant coordinating access with the City. A secondary fire access is proposed off of 
Hidalgo Avenue to the north, with 6-foot bi-parting gates. 
 
6. 
The conceptual site plan provides 122 parking spaces for the Corporate Campus. The CUPD 
requests a single, blended parking ratio of one space per 350 square feet of floor area in lieu of 
the separate ratios of one space per 300 sf (office) and one space per 1,000 sf (storage and other 
low-traffic uses) otherwise required by the MCZO. The Applicant indicates 122 spaces exceeds 
what would be required under the proposed blended ratio at the current configuration. No other 
development standards will be varied by the CUPD overlay. 
 
REGULATION 
BASE ZONING DISTRICT 
REGULATIONS (C-2) 
PROPOSED ZONING DISTRICT 
REGULATIONS (C-2 CUPD) 
Parking Spaces 
See parking regulations 
1 space per 350 sf of floor area

Z250040 
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Aerial photo of subject site 
 
 
 
Aerial image & surrounding environs

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Eagle view of subject site looking east into subject parcel (aerial image dated 11/13/25).  
 
 
 
Site Plan

Z250040 
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Existing On-Site and Adjacent Zoning / Land Use: 
 
7. 
On-site: 
 
C-2 and R1-6 / Vacant (office building under construction) 
North: 
R1-6 / Single-family dwellings 
South: 
Southern Ave then City of Phoenix / Park 
East: 
R1-6 / Single-family dwellings 
West: 
43rd Ave then IND-1 / Storage and Trailer Rental 
 
 
Zoning District map 
 
 
 
Utilities and Services: 
 
8. 
Water: 
 
City of Phoenix 
Wastewater: 
City of Phoenix 
School District: 
City of Phoenix 
Fire: 
City of Phoenix 
Police:  
City of Phoenix 
 
Right-of-Way: 
 
9. 
Both 43rd Ave and Southern Ave are within City of Phoenix jurisdiction adjacent to the site. The 
applicant is coordinating with the City on roadway access.

Z250040 
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Adopted Plans: 
 
10. 
Framework 2040 – Rural Development Area: The county’s updated comprehensive plan 
designates the county island in the south Phoenix area as an Area of Municipal / Urban Influence.  
The City of Phoenix serves water and sewer to the site, thus there is an urban level of services for 
urban intensity uses. 
 
11. 
City of Phoenix General Plan 2025– 1 to 2 du/acre - Large Lot (adopted 2025): The large lot land 
use category provides for very low-density residential uses to protect and preserve low density 
areas in their present or desired character. This category identifies two sub-categories of 0 to 1 
du/ acre and 1 to 2 du/acre. The proposed corporate office campus does not conform to the 
Large Lot residential designation. However, the surrounding area has transitioned away from the 
low-density residential character contemplated by that designation: the 43rd Avenue corridor and 
parcels to the west are predominantly industrial, and several nearby R1-6 parcels are occupied by 
quasi-industrial uses. The proposed development is consistent with this established 
employment-oriented pattern and provides a buffered transition to the residential properties to 
the east. Staff routed this case to the City of Phoenix for review in December 2025 and received 
the City's written response, dated April 6, 2026, on May 27, 2026. In its letter, the City confirms 
that the site is not located within the Phoenix municipal boundaries but lies within the City's 
planning area and is designated “Residential 1 to 2 dwelling units per acre” on the General Plan 
Land Use Map, and concludes that the proposed C-2 CUPD zoning would not be consistent with 
that General Plan designation. The City also notes that the site falls within the study area of the 
RIO PHX initiative and recommends review of the Rio Reimagined Visual Guide for site design, 
fencing, landscaping, and building design. If the rezoning is approved, the City further 
recommends a series of stipulations addressing: dedication of a 30-foot multi-use trail easement 
(MUTE) along the west side of the site with a minimum 10-foot multi-use trail constructed within 
the easement; a minimum 5-foot detached sidewalk separated by a 5-foot landscape strip along 
the east side of 43rd Avenue, with shade-tree and groundcover standards intended to achieve 
75% shade and 75% live coverage; bicycle parking in accordance with Section 1307.H of the 
Phoenix Zoning Ordinance and provision of an on-site bicycle repair (“fix-it”) station; a minimum 
of two green stormwater infrastructure (GSI) elements; EV-installed infrastructure at no less than 
5% of required vehicle parking spaces; electrical receptacles for e-bike charging at no less than 
10% of provided bicycle parking spaces; and shading of all bicycle parking, pedestrian pathways, 
and transit stops to a minimum of 75%. 
 
Public Participation Summary: 
 
12. 
The applicant has complied with the Maricopa County Citizen Review Process with the required 
posting of the site and notification by first class mail to adjacent property owners and HOAs 
within 300 feet of the subject parcel and notification to interested parties. Staff has received no 
response. 
 
Outstanding Concerns from Reviewing Agencies: 
 
13. 
N/A 
 
Staff Analysis: 
 
14. 
Staff supports the proposed rezoning. The property already carries C-2 zoning, and the more 
intensive components of the proposed development are concentrated within that existing C-2 
area and have been substantively reviewed under the related POD (PD250040). The incremental

Z250040 
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change in zoning intensity associated with rezoning the R1-6 portion to C-2 CUPD is therefore 
limited. 
 
15. 
The surrounding area is predominantly industrial in character, particularly west of 43rd Avenue, 
and the 43rd Avenue corridor itself accommodates a range of industrial uses. Several parcels in 
the vicinity that retain R1-6 zoning are occupied by quasi-industrial uses, further reflecting the 
area's transitional, employment-oriented character. The proposed corporate office campus is 
consistent with that pattern and provides an appropriate transition between the 43rd Avenue 
corridor and the residential properties to the east, which will be buffered by the proposed 
perimeter wall and the existing alley. 
 
16. 
The Applicant is coordinating with the City of Phoenix on utility service and access along 43rd 
Avenue and Southern Avenue, both of which fall within the City's jurisdiction at this location. The 
property is also a logical candidate for future annexation by the City of Phoenix once the corporate 
campus is fully developed and operational. 
 
17. 
Staff acknowledges the City of Phoenix's April 6, 2026 comment letter, which concludes that the 
proposed C-2 CUPD zoning is not consistent with the “Residential 1 to 2 du/acre” designation on 
the City's General Plan Land Use Map. Because the property lies within unincorporated Maricopa 
County and the County's Framework 2040 designates the area as Rural Development Area (which 
does not anticipate a corporate office campus either), staff’s consideration is the existing on-the-
ground pattern of development along the 43rd Avenue corridor, which is predominantly industrial 
and quasi-industrial. The proposed corporate campus is more compatible with that established 
pattern than additional low-density residential development would be, and staff continues to 
recommend approval. Staff has reached agreement on a subset of the City's recommended 
stipulations and recommends those be incorporated as conditions of approval, given the 
property's location within the City's planning area and the RIO PHX study area, and the likelihood 
of future annexation. The agreed stipulations are: a minimum 5-foot detached sidewalk along the 
east side of 43rd Avenue separated by a 5-foot landscape strip, with shade-tree and groundcover 
standards intended to achieve 75% shade and 75% live coverage; bicycle parking in accordance 
with Section 1307.H of the Phoenix Zoning Ordinance; a minimum of two green stormwater 
infrastructure (GSI) elements; and 75% shading of pedestrian pathways. The Applicant has 
requested, and Staff concurs in not recommending, the remaining stipulations from the City's 
letter: the multi-use trail easement and trail, on-site bicycle repair ("fix-it") station, EV-installed 
infrastructure, e-bike charging receptacles, and 75% shading of bicycle parking and off-site transit 
stops.

Z250040 
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43rd Avenue Corridor at the Site from Google Streetview 
 
 
 
 
18. 
Staff's recommendation to adopt only the core site-design stipulations from the City's letter 
reflects the property's specific context. The 43rd Avenue corridor is predominantly industrial and 
quasi-industrial, and the property is not connected to a residential or mixed-use pedestrian or 
bicycle network that would be served by a multi-use trail easement, on-site bicycle repair station, 
e-bike charging receptacles, or 75% shading of bicycle parking and off-site transit stops. The 
Applicant is an engineering and civil-construction firm whose corporate campus includes a 
maintenance building and associated indoor and outdoor storage to support its operations, which 
is not a use that generates the active-transportation demand those stipulations are designed to 
accommodate. Although the site lies within the City's planning area and the RIO PHX study area, 
the Rio Reimagined Visual Guide and broader RIO PHX initiative remain under review. The property 
is also not set for immediate annexation; future annexation is contemplated only once the 
campus is fully developed and operational, at which point the City will have the opportunity to 
apply its full standards. Adopting the agreed stipulations keeps the focus on the City of Phoenix 
standards that are appropriate to the site as it will be built and used. 
 
Recommendation: 
 
19. 
Staff recommends the Commission adopt a motion recommending that the Board of Supervisors 
approve Z250040 subject to the following conditions ‘a’ – ‘i’: 
 
a. 
Development of the site shall be in substantial conformance with the Site Plan entitled 
“Elite Corporate Office Park“, consisting of 1 full-size sheet, dated March 3, 2026, except 
as modified by the following conditions. Staff may determine slight refinements to remain

Z250040 
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in substantial conformance with the approved site plan.  Minor and major amendments to 
the site plan will be determined in accordance with Chapter 3 of the Maricopa County 
Zoning Ordinance. 
 
b. 
Development of the site shall be in substantial conformance with the Narrative Report 
entitled “ELITE CIVIL OFFICE PARK”, consisting of 12 pages, dated March 26, 2026, except 
as modified by the following conditions. 
 
c. 
The following Planning Engineering conditions shall apply:  
1. Approval of this case is for the Rezone only. Refer to the active Plan of 
Development case (PD250040) for engineering comments on the proposed 
developments. 
2. Condition 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. 
3. Based on the conceptual design nature of the information submitted, changes to 
the site layout may be necessitated by the final engineering design of the drainage 
infrastructure. 
4. Detailed Grading and Drainage (Infrastructure) Plans must be submitted with the 
application for Building Permits. 
 
d. 
The following C-2 CUPD standard shall apply:  
1. Parking: 1 space per 350 sq. ft. of floor area 
 
e. 
The following City of Phoenix standards shall apply: 
1. A minimum 5-foot detached sidewalk shall be constructed along the east side of 
43rd Avenue, separated from the curb by a 5-foot landscape strip, with shade trees 
and groundcover meeting the City's standard of 75% shade and 75% live ground 
coverage. 
2. Bicycle parking shall be provided in accordance with Section 1307.H of the 
Phoenix Zoning Ordinance. 
3. A minimum of two green stormwater infrastructure (GSI) elements shall be 
incorporated into the site design. 
4. Pedestrian pathways shall be shaded to a minimum of 75%. 
 
f. 
Administrative approval of a Plan of Development will be required prior to approval and 
issuance of construction permits to develop and establish use of the site. 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. 
 
g. 
Noncompliance with any of the conditions assigned to the approval of Zone Change by 
the Maricopa County Board of Supervisors may be grounds for revocation in accordance 
with the requirements and procedures set forth in the Maricopa County Zoning Ordinance.

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h. 
The property owner/s and their successors waive claim for diminution in value if the 
County takes action to rescind approval due to noncompliance with conditions.  
 
i. 
The granting of this change in use of the property has been at the request of the applicant, 
with the consent of the landowner.  The granting of this approval allows the property to 
enjoy uses in excess of those permitted by the zoning existing on the date of application, 
subject to conditions.  In the event of the failure to comply with any condition, the property 
may be considered for revocation to the zoning that existed on the date of application.  It 
is, therefore, stipulated and agreed that either revocation due to the failure to comply with 
any conditions, does not reduce any rights that existed on the date of application to use, 
divide, sell or possess the property and that there would be no diminution in value of the 
property from the value it held on the date of application due to such revocation of the 
Zone Change. The Zone Change enhances the value of the property above its value as of 
the date the Zone Change is granted and reverting to the prior zoning results in the same 
value of the property as if the Zone Change had never been granted. 
 
 
Presented by: 
Joel Landis, Planner 
Reviewed by: 
Rachel Applegate, Planning Supervisor 
 
Attachments: 
Case Map (1 page) 
 
Site Plan  (1 page) 
 
Narrative Report (12 pages) 
 
MC Engineering comments (1 pages) 
 
City of Phoenix comments (3 pages)

/
Maricopa County Planning & Development - Phoenix, AZ
5
Gross Acres: 4 approx.
Generated May 13, 2026 1:02 PM
Z250040
Application Name:
Legal Description
Elite Construction Corporate Office Campus
Applicant
Case Address
1N-2E-27
Adam Donald Pruett
5819 S 43RD AVE PHOENIX, AZ 85041
Applicant Phone/Email
Parcel Primary:105-69-019J
(623) 693-0960
PHOENIX, AZ 85041
Map scale 1:1,512
Supervisor District No.
C-2 CUPD Rezone to allow the development of a new corporate headquarters.

ELITE CIVIL
CONSTRUCTION LLC

ELITE CIVIL OFFICE PARK 
4202 W. SOUTHERN AVE., PHOENIX, AZ 
NEC OF SOUTHERN AVE. AND 43RD AVE. 
 
Application for C-2 CUPD Overlay Zone Change 
 
PRE-APP NO.  PA250103 
CASE NO. Z250040 
FIRST SUBMITTAL DATE:  December 2, 2025 
SECOND SUBMITTAL DATE: March 26, 2026 
 
 
 
 
PROJECT TEAM 
 
OWNER  
 
 
 
 
 
CIVIL ENGINEER 
Elite Civil Construction, LLC 
 
 
 
KSE Design Group, PLC 
3240 W. Lincoln St. 
 
 
 
 
2525 W. Greenway Rd., Suite 306 
Phoenix, AZ  85009 
 
 
 
 
Phoenix, AZ  85023 
(602) 610-3555  
 
 
 
 
(602) 690-3464 
 
ARCHITECT 
 
 
 
 
 
LANDSCAPE ARCHITECT 
Eric Miller Architect 
 
 
 
 
TJ McQueen & Associates 
3620 Wyoming Blvd. NE, Suite 213 
 
 
10450 N. 74th Ave., Suite 120 
Albuquerque, NM  87111 
 
 
 
Scottsdale, AZ  85258 
(505) 764-8550  
 
 
 
 
(602) 265-0320 
 
LAND USE ATTORNEY  
 
 
 
ELECTRICAL ENGINEER 
Andrew Yancey, BFSO, PLLC  
 
 
Habermann Electrical Designs, Inc. 
4343 E. Camelback Rd., Suite 210 
 
 
5252 N. 206th Dr. 
Phoenix, AZ  85018 
 
 
 
 
Buckeye, AZ  85396 
(602) 899-0217  
 
 
 
 
(623) 399-8640

CASE NO. Z250040 
SECOND SUBMITTAL: March 26, 2026  
 
Table of Contents 
 
 
 
 
 
 
 
 
 
 
       
       Pages 
I. 
Introduction . 
. 
. 
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. 
. 
. 
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1 
II. 
Purpose of Request. 
. 
. 
. 
. 
. 
. 
. 
2 
III. 
Description of Proposal. . 
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. 
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. 
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3 
IV. 
Development Schedule. . 
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. 
. 
5 
V. 
Relationship to Surrounding Properties. . 
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. 
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. 
7 
VI. 
Location and Accessibility. 
. 
. 
. 
. 
. 
. 
7 
VII. 
Public Utilities and Services. 
. 
. 
. 
. 
. 
. 
7 
VIII. 
Conformance with Maricopa County Comprehensive Plan. 
. 
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9 
IX. 
Meets the Requirements of a MCZO Section 1003.5, CUPD. 
. 
. 
10 
X. 
Conclusion. 
. 
. 
. 
. 
. 
. 
. 
. 
10

1 
 
I. 
Introduction 
 
Elite Civil Construction, LLC (the “Applicant” or “Elite”) is requesting a rezoning from  
C-2 (Intermediate Commercial) and R1-6 (Single-Family Residential) to C-2 CUPD 
(Commercial Unit Plan of Development) applicable to a 4.35-acre infill site located at the 
northeast corner of Southern Avenue and 43rd Avenue, identified as Maricopa Assessor 
parcel Number 105-69-019J (the “Property”).  The Property is vacant and within 
unincorporated Maricopa County (“County”).  It is split zoned as C-2 (Intermediate 
Commercial) and R1-6 (Single-Family Residential).  This request would remove the split 
zoning to permit the development of Applicant’s new corporate office headquarters, 
consistent with the area’s evolving development pattern and to accommodate 
employment-supportive uses.  See Figure 1, Split Zoning, below. 
 
 
 
Figure 1. Split Zoning 
 
Elite is a full-service civil construction firm specializing in site development, 
infrastructure installation, and project delivery. They have been operating in the Valley 
since 2020 and have completed approximately 533 projects throughout Maricopa 
County.  Their portfolio demonstrates a consistent track record of delivering high-quality, 
technically complex civil improvements, including preparing State Farm Stadium for 
Super Bowl LVII, which won the NFL’s Distinguished Supplier of the Year award in 
2023.  Elite handles everything from pre-construction services such as project scoping, 
cost estimating, and scheduling, through field operations including earthwork, grading, 
utilities (waterlines, sewer, storm-drains), concrete work, and vertical construction. Elite 
also contributes meaningfully to the community through support of numerous charitable 
and local organizations, including American Legion Post 41, Arizona Construction 
Career Days, Phoenix Children’s Hospital, St. Jude Children’s Research Hospital, local 
youth sports programs, educational institutions, and multiple nonprofit and civic groups.

CASE NO. Z250040 
SECOND SUBMITTAL: March 26, 2026  
2 
 
 
II. 
Purpose of Request 
 
The Applicant requests to rezone the Property from its current split zoning of C-2 and 
R1-6 to apply C-2 CUPD zoning to the entire Property. The rezone will create a unified 
zoning designation and accommodate the intended use of the Property as the corporate 
office campus for Elite’s civil construction firm. A Plan of Development (POD) for the 
main office building, a two-story approximately 32,131 sf building located on the existing 
C-2 portion of the Property, has already been submitted and is currently under review 
(“Office Building”), case number PD250040.  
 
The purpose of this rezoning is to allow development of the remainder of the Property to 
establish the corporate office campus with accessory uses customary to the principal 
Office Building, including on-site maintenance facilities with indoor and outdoor storage 
(“Maintenance Building”) and an employee center (“Employee Center”) (collectively 
with the Office Building referred to as the “Corporate Campus” or “Project”). The 
Maintenance Building and Employee Center are accessory uses to the Office Building 
and are permitted by right within the C-2 zoning district. See MCZO Section 804.2.44. 
 
The Employee Center, a one-story approximately 5,700 sf building, will serve as a 
support facility for administrative and field staff, providing additional office and meeting 
space, a lunchroom and break area, a small fitness room, and other employee 
amenities typically associated with a professional office environment. These features 
are intended to support employee well-being and operational efficiency while remaining 
accessory to the principal office use. 
 
The Maintenance Building is a one-story, approximately 4,800-square-foot facility 
designed to support minor maintenance and operational needs for the company’s light-
truck fleet and field operations. The maintenance building will primarily serve as a 
storage facility to house materials that are subject to sunlight damage. The building will 
also be utilized for some services, including oil changes, routine and periodic 
maintenance, minor repairs, equipment cleaning, and limited light fabrication such as 
welding. Elite leases all the vehicles and all other repairs are conducted by the 
respective dealerships. The building will contain two overhead doors for two service 
bays and will provide organized indoor storage for company tools, equipment, and 
certain high-value materials such as copper. A small adjacent outdoor storage yard will 
accommodate overflow parking for light trucks and controlled storage of materials, with 
no heavy equipment, industrial manufacturing, or earthen materials on-site. The 
Maintenance Building functions as an accessory facility to the main Office Building use 
and is intended to support day-to-day operations. 
 
The CUPD overlay will allow for minor deviations from parking requirements appropriate 
for the unified Corporate Campus.  The proposed commercial uses are compatible with 
surrounding land uses.

CASE NO. Z250040 
SECOND SUBMITTAL: March 26, 2026  
3 
 
III. 
Relationship to Surrounding Properties 
 
The parcels surrounding the Property consist of C-2, IND-1, and R1-6 zoning, and a 
large stormwater detention basin.  See Figure 2, Zoning Map.  Existing commercial 
properties, Luna Appliance Store and Ezzy Service Maintenance, are to the east of the 
Property along Southern Avenue.  See Figure 3, Surrounding Uses and Table A.- 
Surrounding Zoning and Land Uses.  The balance of the adjoining properties to the 
north and east are residential and these properties are set back from the Elite Property 
by a CMU wall and Hidalgo Avenue or a 16- foot or 20 foot-wide alley. West of the 
Property is 43rd Avenue. Across 43rd Avenue is property zoned industrial (IND-1) with a 
U-Haul Trailer Rental and Storage. Access to the Elite Office site will be along 43rd 
Avenue, and this point of access is separated from all adjoining properties. To the south 
of the Property is Southern Avenue, with a large stormwater detention basin located 
across the street.  
 
The proposed uses on the Property will not be disruptive to adjacent residences. The 
Employee Center will face inward to the Property and is anticipated to be used primarily 
to conduct safety trainings and company coordination meetings during normal business 
hours. Company meetings are typically conducted every three months. The Employee 
Center will allow Elite Civil Construction sufficient space to gather employees in a single 
area several times each year for these functions. The Maintenance Building will 
primarily serve as indoor storage, with outdoor storage to the north along Hidalgo 
Avenue, not adjacent residential properties. On infrequent occasions when minor 
maintenance is performed on site, all Code requirements will be met to limit noise and 
other potential impacts to surrounding residences. Activities at the Employee Center 
and Maintenance Building are anticipated to occur during regular hours of operations, 
which is 7AM to 5PM on weekdays.

CASE NO. Z250040 
SECOND SUBMITTAL: March 26, 2026  
4 
 
 
Figure 2. Zoning Map 
 
 
Figure 3. Surrounding Uses

CASE NO. Z250040 
SECOND SUBMITTAL: March 26, 2026  
5 
 
Table A: Surrounding Zoning and Land Uses 
 
Current Zoning 
Current Use 
Subject 
Property 
C-2; R1-6 
Vacant 
North Boundary 
Hildago Ave; R1-6 
Residential 
South 
Boundary 
W. Southern Ave; Wash 
Basin 
Arterial ROW; Wash Basin 
West Boundary 
S. 43rd Ave; City of 
Phoenix; Ind-1; 
Arterial ROW; Storage and Trailer 
Rental 
East Boundary 
C-2, R1-6 
Luna Appliance Repair; Outdoor 
Storage; Ezzy Service Maintenance 
 
IV. 
Description of Proposal 
 
The existing Property is a vacant parcel containing C-2 zoning and R1-6 zoning.  This 
request is to rezone the entire Property to C-2 CUPD, see Figure 4.  
 
 
Figure 4. Existing and Proposed Zoning 
 
The rezoning to C-2 will allow the additional commercial use permissions needed for the 
Corporate Campus, including Office Use (MCZO Section 803.31), Automobile Repair 
Shop Use with screened outdoor storage (MCZO Section 804.2.5), and Accessory 
Buildings and Uses customarily incidental to permitted commercial uses (MCZO Section 
804.2.44). A CUPD is requested to modify parking standards consistent with MCZO 
Section 1003.1, which allows variations in development standards for commercial 
projects requiring design flexibility.

CASE NO. Z250040 
SECOND SUBMITTAL: March 26, 2026  
6 
 
The proposed Corporate Campus will include an Office Building, Maintenance Building, 
and Employee Center. It is not intended that these three buildings will serve different 
employees. Rather, it is the goal of this Project that employees can access all three 
buildings on one property. The facilities will be open Monday through Friday, 6AM to 
6PM, but operations are intended to be focused from 7AM to 5PM. These accessory 
uses are internal to the operation and are not expected to generate additional parking 
demand beyond the 80 employees for the primary office function. The Campus will also 
provide bicycle parking consistent with Section 1206 to encourage non-auto trips. 
 
The purpose of varying the development standards of the Project is to establish a single 
parking standard for all uses on the Property. The Maricopa County Zoning Ordinance 
requires one space per 300 square feet of floor area for office uses and one space per 
1,000 square feet of floor area for storage and other low traffic-generating uses. This 
CUPD proposes a single, blended ratio of one space per 350 square feet of floor area 
for all uses on the Property. This ratio reflects a mixture of uses on the property, and 
ensures sufficient parking for the Elite Civil Construction team without requiring excess 
parking. The new ratio provides a flexible, square-footage-based standard that 
responds appropriately to the operational characteristics of the Corporate Campus and 
would adjust automatically with any future changes to building size, while 
simultaneously establishing a uniform standard across the integrated campus. The 
conceptual site plan currently provides 122 parking spaces, which exceeds the number 
of spaces that would be required under the proposed blended parking ratio at the 
current configuration. Providing parking at full code ratios for each use would overstate 
actual demand. The requested variation allows for a more efficient and sustainable site 
design that accommodates all employees while preserving landscaping, open space, 
and circulation consistent with the intent of the Maricopa County Zoning Ordinance and 
the CUPD development standards.  
 
The Office Building, Maintenance Building, and Employee Center (collectively the 
“Buildings”) are anticipated to be pre-engineered metal buildings with a variety of 
finishes including decorative metal panels and stucco panels.  Exterior trellises with a 
heavy timber appearance on stone pedestals will be placed at select areas around the 
Buildings’ perimeter.  Landscaped planters are planned to surround the Buildings. The 
administrative operations will occur from 6am-6pm, with the remainder of the staff 
having overlapping work hours between 6am-6pm that may occur offsite.  
 
Perimeter screening will be provided around the Property. A decorative CMU wall and 
the existing alley will separate the proposed C-2 CUPD area from the residential zoning 
to the east, as depicted in Figure 5. A 6-foot decorative CMU wall will screen the 
Project along Hidalgo Avenue, 43rd Avenue, and the residential area north of Hidalgo. A 
6-foot wrought-iron fence with decorative pilasters will provide screening along 43rd 
Avenue and Southern Avenue. The existing 6-foot solid fence on the lower eastern 
Property line will remain to maintain screening from the adjacent commercial uses.

CASE NO. Z250040 
SECOND SUBMITTAL: March 26, 2026  
7 
 
 
Figure 5. Alley Separation 
 
As part of the pending POD, a CMU wall is proposed to separate the C-2 Office Building 
use from the remaining R1-6 zoned portion of the site as required per the Ordinance. 
This wall requirement internal to the Property will be removed upon rezoning the entire 
Property to C-2 CUPD.    
 
There are two existing billboards within the C-2 portion of the parcel that will remain 
without modification.   
 
V. 
Location and Accessibility 
 
The Property is 2.3 miles east of Arizona State Route 202 and is .75 miles south of the 
Salt River wash.  Accessibility will be provided to meet the ADA with the proper number 
of accessible parking spaces, curb ramps, and an accessible route from the parking 
spaces to the building entries.   
 
The main vehicle access to the Property will be off of 43rd Avenue, which is within City 
of Phoenix jurisdiction. The Applicant is coordinating with the City of Phoenix as part of 
the pending POD application. A secondary fire access will also be provided off of 
Hidalgo to the north and will also contain six foot high bi-parting gates.

CASE NO. Z250040 
SECOND SUBMITTAL: March 26, 2026  
8 
 
VI. 
Public Utilities and Services 
 
The site is within the Laveen elementary and Phoenix Union #210 high school districts 
and this office site will have minimal impact on these facilities.  Nearby amenities 
include three parks located within ¼ mile south and southwest of the Property.  The City 
of Phoenix will provide water, sewer, police, and fire service.  The Salt River Project 
(SRP) will be utilized for electrical service.   
 
VII. 
Conformance with Maricopa County Comprehensive Plan 
 
The subject Property lies within the limits of the Maricopa County Comprehensive Plan, 
Vision 2030, and is designated as Rural Development Area (RDA). Although the RDA 
designation generally supports low-intensity, rural residential uses (0–1 du/ac), the 
proposed rezoning from R1-6 and C-2 to a unified C-2 CUPD does not require an 
amendment because the Property less than 10 acres, and the proposal is consistent 
with the Comprehensive Plan’s guiding principles and policies, specifically Land Use 
Policies #2, #15, and #17 and Economic Growth Policy #6, listed on the next page. 
 
• Land Use Policy #2: Maricopa County supports phasing plans for new urban 
development to coordinate such development with new urban services and 
infrastructure. 
 
• Land Use Policy #15: Maricopa County supports evaluating comprehensive plan 
amendments and zoning district boundary changes to determine the existence of 
the urban services and infrastructure identified in this element. 
 
Land Use Policies #2 and #15 encourage development to occur in areas served by 
existing infrastructure and call for evaluating zoning changes based on the availability of 
such services. The site fronts an established arterial roadway with utilities and access 
already in place, aligning with the Plan’s intent to focus new commercial activity in 
serviceable, infrastructure-supported areas rather than expanding into undeveloped 
rural land. 
 
• 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. 
 
Land Use Policy #17 encourages a thoughtful mixture of residential and commercial 
land use supporting existing businesses. The proposal would allow for a locally owned 
business to remain headquartered in the County, situated quietly next to a mixture of 
residential and commercial uses.  
 
The proposal also maintains consistency with the existing development pattern, as a 
portion of the site is already zoned C-2, and the rezoning simply extends those same 
commercial standards across the entire Property for cohesive and efficient site design. 
The CUPD overlay is limited in scope and used solely to allow a minor reduction in

CASE NO. Z250040 
SECOND SUBMITTAL: March 26, 2026  
9 
 
parking requirements while preserving all other C-2 standards. This approach ensures 
compatibility with surrounding uses, provides an orderly land use transition along the 
corridor, and supports the Comprehensive Plan’s objectives for well-planned, context-
sensitive development. 
 
• Economic Growth Policy #6: Maricopa County supports efforts to recruit 
prospective businesses and industries to the county, and efforts to retain existing 
businesses and industries. 
 
The proposed rezoning supports Economic Growth Policy #6 because would permit a 
thriving locally owned and operated business to stay within the County to develop its 
corporate headquarters with an office and accessory uses serving the business. 
 
VIII. 
Meets the Requirements of a MCZO Section 1003.5, CUPD 
 
The following demonstrates how the request complies with each of the evaluation 
criteria outlined in the MCZO Section 1003.5, demonstrating that the development will 
conform to permitted uses, provide adequate access, maintain compatibility with 
adjacent properties, and support sustainable development practices. 
  
a. The use(s) of the property will conform to the permitted uses as listed in the 
use regulations of the commercial zoning district in which it is located. 
 
The Property is currently an undeveloped parcel split-zoned C-2 and R1-6. This request 
seeks to rezone the entire Property to C-2 CUPD to establish a unified zoning 
designation consistent with the intended Corporate Campus use. The proposed 
development includes an Office Building, Employee Center, and Maintenance Building, 
all serving the same corporate operation and staff. These uses are permitted under the 
C-2 zoning district, and the Employee Center and Maintenance Building are accessory 
uses to the principal office function. The CUPD overlay allows variation from standard 
development requirements, in this case, a modest reduction in required parking, to 
accommodate the specific operational characteristics of the site while maintaining 
conformance with the intent of the ordinance. 
 
b. The project will have access to, and frontage along, a paved street of 
sufficient capacity for the proposed use(s). 
 
The Corporate Campus has direct access and frontage along 43rd Avenue, a paved 
public street with adequate capacity to serve the proposed use. The existing driveways 
and internal circulation provide safe ingress and egress for employees, service vehicles, 
and visitors. The infrastructure and street improvements already in place fully support 
the proposed commercial zoning and continued operation of the site.  There will also be 
an additional emergency only access on Hidalgo Avenue.

CASE NO. Z250040 
SECOND SUBMITTAL: March 26, 2026  
10 
 
c. The proposed development will not adversely affect adjacent properties or the 
permitted uses thereof. 
 
The proposed C-2 CUPD zoning will not adversely affect adjacent properties. The 
Corporate Campus is a low-intensity commercial use with normal daytime business 
hours and limited traffic generation.  The primary access will be from 43rd Avenue, away 
from nearby residences with access off Hidalgo Avenue. Perimeter screening, 
landscaping, an existing alleyway, and Hidalgo Avenue will buffer the Project from 
neighboring properties. There will be a concrete masonry wall that will separate the site 
from adjoining commercial properties to the west, an eight-foot screen wall and a 16’-
20’-wide alley that will buffer residential areas to the east, and an eight-foot screen wall 
and Hidalgo Avenue to the north.  
 
Two existing billboards within the C-2 portion will remain in place without modification, 
maintaining current conditions and visual consistency. 
 
d. The proposed development was designed, and will be constructed, in a 
manner consistent with sustainable development practices. 
 
The CUPD supports sustainable development by reusing an existing infill site and 
applying context-sensitive flexibility for a more tailored parking requirement. This 
reduction reflects actual parking demand for 80 employees using shared parking 
facilities for the primary office use and accessory facilities. The reduced parking 
requirement enables more efficient land utilization, preservation of open space and 
landscaping, and improved site aesthetics. Decorative wrought-iron fencing with 
masonry pilasters, landscaped strips, and shaded planters will enhance visual appeal.  
 
IX. 
Development Schedule 
 
The project team will start construction on the Office Building as soon as the POD 
approval and building department approval is secured.  The Office Building will be 
constructed as one phase with the hope of having the building available for occupancy 
as soon as possible. Upon approval of the rezone, the second phase of development 
will commence, to construct the Maintenance Building and Employee Center.  
 
X. 
Conclusion 
 
The proposed C-2 CUPD rezoning meets MCZO Section 1003.5 by providing 
compatible uses, adequate access, and a well-buffered site design. The parking 
modification, supported by the limited application reduced parking ratio and the 
operational needs of the unified Corporate Campus, fits the CUPD’s purpose of allowing 
appropriate flexibility. The resulting parking supply remains functional and compliant 
with County standards. Approval of the C-2 CUPD and parking adjustment will enable a 
cohesive and context-appropriate commercial development.

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 
  
Planning & Development
 
Engineering Plan Review 
 
 
Date:    
January 5, 2026 
 
Memo To: Darren Gerard, AICP, Planning Manager, Department of Planning & 
Development 
 
Attn: 
Joel Landis, Planner, Planning & Development Services 
 
cc: 
Bob Fedorka, PE, Engineering Manager, Planning & Development 
 
From: 
Zachary Kobza, PE, Senior Plans Examiner Engineer, Planning & 
Development 
 
Subject:   
Z250040 – C-2 CUPD Rezone to allow the development of a new 
corporate headquarters 
APN(s): 
105-69-019J 
Engineering Review has reviewed the first plan and report routed for review on 
12/08/2025, for the subject application and has the following objections: 
 
The following stipulations will apply: 
 
1. Approval of this case is for the Rezone only. Refer to the active Plan of 
Development case (PD250040) for engineering comments on the proposed 
developments. 
 
2. 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. 
 
3. Based on the conceptual design nature of the information submitted, changes 
to the site layout may be necessitated by the final engineering design of the 
drainage infrastructure. 
 
4. Detailed Grading and Drainage (Infrastructure) Plans must be submitted with 
the application for Building Permits. 
 
Please contact me with any questions.