15.Z250009 PZ Staff Report
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Z250009
Page 1 of 13
Report to the Planning and Zoning Commission
Prepared by the Maricopa County Planning and Development Department
Case:
Z250009 – Carefree Commercial
Hearing Date:
June 11, 2026
Supervisor District:
3
Applicant:
William Lally, Tiffany & Bosco, P.A.
Owner:
Brandt Family Ventures, LLC
Request:
Zone change from Rural-43 to C-2 CUPD
Site Location:
Generally located at the SEC of Central Ave. and Carefree Hwy. in the
Desert Hills area
Site Size:
Approx. 10 acres
Density:
N/A
County Island:
Yes (City of Phoenix)
County Plan:
Daisy Mountain – New River Area Plan – Commercial Scenic Corridor
Municipal Plan:
Phoenix General Plan – Large Lot Residential (0-2 du/ac)
Municipal Comments:
City of Phoenix – the developer needs to submit a General Plan
Amendment; development should consider the elements of the North
Black Canyon Corridor Guidelines; development should conform to the C-2
SP
development
standards;
and
development
should
make
accommodation for sustainable standards.
Support/Opposition:
13 opposition letters and one opposition petition with 70 signatures
Recommendation:
Approve with conditions
Z250009
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Project Summary:
1.
The applicant is requesting a zone change with overlay from Rural-43 to C-2 CUPD to
accommodate future mini-storage condominium development. The site is on a ten-acre parcel
located at the southeast corner of Carefree Hwy. and Central Ave. in the Desert Hills area.
According to the applicant, this proposed rezoning request supports the commercial land use
designation that is outlined in the Daisy Mountain – New River Area Plan, which recognizes
Carefree Hwy. as a strategic commercial corridor that complements the rural character of the
area. This development will act as the second phase of Carefree Garage Condominiums, which
will offer the ability to store cars, travel trailers, boats, RVs, and other vehicles inside individual
garage condominiums once complete. The first phase is directly to the east of this site (APN 211-
24-137A) and is currently in the plating process. It was rezoned to C-2 CUPD on December 8, 2023
(Z2023089).
2.
The Carefree Highway Scenic Corridor (CHSC) was first designated in 1997 and later updated in
2008. The CHSC is not regulatory but does present design guidelines to preserve the scenic views
of the area and limit the impact of any commercial development along this corridor. On November
20, 2019, the Daisy Mountain/New River Area Plan was updated. This Area Plan designated either
side of Carefree Hwy. for future commercial uses within a scenic corridor, leaving most of the
Desert Hills and New River areas reserved for rural residential land uses. Staff makes efforts to
incorporate CHSC design guidelines into regulation when new commercial zoning districts are
proposed.
3.
This case was recommended for approval by the Commission on September 11, 2025 but on
October 1, 2025 the Board remanded the matter back to the Commission. The remand was due
to community opposition and lack of a plan of development on this site. According to the
applicant, the current request is to extend the same low-intensity, design-forward development
that will be on the adjacent parcel while incorporating additional architectural standards,
operational limitations, and have use restricted by the CUPD zoning overlay. The new request will
establish enhanced façade articulation of the buildings, lighting controls, and landscaping
buffering that exceed the base C-2 development standards and design guidelines of the CHSC,
according to the applicant.
4.
As part of the requested Commercial Unit Plan of Development (CUPD) overlay zone, the applicant
is requesting to limit entitled uses and prohibit certain uses. This is to ensure low-intensity
development aligned with the surrounding rural/residential character, see table below.
Permitted Uses
Prohibited Uses
Self-service indoor storage
Facilities for outdoor storage, outdoor RV
storage, and long-term parking
Retail, consumer services, and non-
farm oriented retail
Adult-oriented establishments
Food and beverage establishments
Marijuana Establishment/Dispensary
Professional and business offices
Commercial uses that require high water use
or access to sewers, as determined by MCESD
5.
The CUPD also proposes to vary one C-2 development standard and two of the CHSC design
guidelines, see table on next page. The applicant is requesting to reduce the maximum building
height to 30 feet is alignment with CHSC design guidelines. However, where the CHSC sets
different height limits depending on location in relation to the highway and proximate residences,
Z250009
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the CUPD simply proposes a 30’ maximum building height across the site to allow for more design
flexibility. It should be noted that the majority of the CHSC design guidelines will be followed,
except for the two varied guidelines requested. The CUPD will establish development standards
as noted in the following chart.
REGULATION
BASE ZONING DISTRICT
REGULATIONS (C-2)
PROPOSED ZONING DISTRICT
REGULATIONS (C-2 CUPD)
Maximum Height
40'
30’
Minimum Front Setback
10'
10'
Minimum Side Setback
None – 10’ from rural/
residential zoning districts
None – 10’ from rural/
residential zoning districts
Minimum Street-side Setback
10'
10’
Minimum Rear Setback
None – 25’ from rural/
residential zoning districts
None – 25’ from rural/
residential zoning districts
Minimum Lot Area
6,000 sq. ft.
6,000 sq. ft.
Minimum Lot Width
60'
60'
Maximum Lot Coverage
60%
60%
Min. Parking Spaces
See parking regulations
See parking regulations
Min. Screening
6' solid wall
6' solid wall
CHSC Design Guidelines
Existing Design
Guidelines
Proposed Design Requirements
Min. landscape setback from
the right-of-way of Carefree
Hwy.
50’ to 100’ of undulating
landscape setback from
the right-of-way of
Carefree Hwy.
Min. 120’ landscape setback
from the right-of-way of
Carefree Hwy.
Max. structure height when
located near the Carefree
Hwy. and to residences
Max. 20’ when located
50’-100’ of the Carefree
Hwy. right-of-way Max.
height of 20’ when
located 25’ from rural
/residential zoning
districts with an addition
of a 10’ landscape
setback
30’ regardless of distance from
the highway or rural/residential
zoning district
Multi-use trail along the
highway frontage
None
10’ wide multi-use trail
Min. Landscape setback
along Central Ave.
None
25’ wide landscape buffer from
the street right-of-way that will
preserve native plants where
possible and add drought
tolerant vegetation where
needed
Min. Landscape setback near
existing residences
None
10’ landscape setback/drainage
channel along the southern site
boundary facing existing
residences that will preserve
native species and add drought
Z250009
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tolerant vegetation where
needed
6.
Additionally, the applicant’s proposal includes architectural design standards to ensure a well-
designed aesthetically pleasing development, see table below:
Architectural Design Elements
Design Category
Proposed Design Category
Building form and style
All building façades exceeding 150’ in horizontal
length, measured from vertical edge to vertical
edge, shall incorporate wall plane articulation
through projections and/or recesses.
Each required projection or recess shall have a
minimum depth of 2’. No single uninterrupted
façade segment shall exceed 150’ without a
qualifying projection or recess.
Building Orientation and Massing
Primary building massing and the longest
uninterrupted building façades shall be oriented
away from adjacent residentially zoned
properties and Carefree Highway to the
maximum extent practicable. No building facing
residentially zoned properties and Carefree
Highway shall be longer than 100’ in length.
Architectural Materials
All exterior building walls shall be constructed of,
or cladded with, natural/synthetic stone, brick,
CMU, stucco, and/or glass.
All exterior materials shall be commercial-grade,
durable, and designed to provide a long-term
service life appropriate for permanent structures.
Metal siding materials, including horizontal metal
lap siding and vertical metal batten panels;
however, such materials shall not exceed more
than 75% of any single building elevation.
Dark Sky and Exterior Lighting Standards
All exterior lighting fixtures shall incorporate full
cut-off optics, defined as fixtures that emit no
light above the horizontal plane. Fixtures shall be
fully shielded and designed to direct illumination
downward only, blocking glare/ horizontal light
spill onto adjacent properties and public rights-
of-way.
Z250009
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Aerial photo of subject site
Aerial image & surrounding environs
Z250009
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Eagle view of subject site looking east into subject parcel (aerial image dated March 2025).
Portion of the Conceptual Site Plan
Z250009
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Zoning District Map
Existing On-Site and Adjacent Zoning / Land Use:
7.
On-site:
Rural-43 / Natural desert
North:
Rural-43 / Vacant and natural desert
South:
Rural-43 / Single-family residences
East:
C-2 / Natural desert
West:
Rural-43 / House of worship
Utilities and Services:
8.
Water:
Private water system by a well on the adjacent parcel
Wastewater:
Private septic system
School District:
Deer Valley Unified School District
Fire:
Daisy Mountain Fire District
Police:
MCSO
Right-of-Way:
9.
The following table includes existing and proposed half-width right-of-way, and the future
classification based upon the Maricopa County Department of Transportation (MCDOT) Major
Streets and Routes Plan. Keep in mind that this zone change request does not contain a precise
site plan, future traffic studies during the Plan of Development phase may necessitate the need
for future right-of-way dedications in conjunction with improvements to the two adjacent public
streets to this parcel.
Street Name
Half-width Existing R/W
Half-width Proposed R/W
Future Classification
Carefree Hwy.
65’
65’
Principal Arterial
Central Ave.
40’
40’
Minor Collector
Z250009
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Adopted Plan:
10.
Daisy Mountain / New River Area Plan (revised November 20, 2019): This area plan designates
the site as Single Family - Rural (0-1 du/ac) / Carefree Hwy. Scenic Corridor. This plan also
designates the Carefree Hwy. as a Commercial Node for commercial uses that are compatible
with rural residences.
11.
Phoenix General Plan (adopted March 4, 2015): This general plan designates the site as
Residential with zero to two dwelling units per acre.
Public Participation Summary:
12.
The applicant has complied with the requirements stated in Maricopa County’s citizen review
process with the required posting of the site and notification to adjacent property owners within
300’ of the subject parcel and interested parties via first-class mail. The applicant has submitted
a Public Participation Results Report. According to this report the applicant received no support
or opposition to this request. During the public participation process staff received 13 opposition
letters and an opposition petition with 70 signatures. The letters mention concern about
commercial development on this site and how the request is not compatible with the area’s rural
character. Additionally, the letters had concerns about what type of commercial development will
occur after the zone change and how this will affect the area’s traffic patterns.
13.
This report also mentioned that on April 2, 2025, the applicant held a neighborhood meeting to
discuss this proposal, and 12 individuals attended, including the adjacent property owners who
were invited to attend. During this virtual neighborhood meeting residents raised a variety of
concerns about this zone change request. The primary concerns were related to water supply and
access to wells to this site, since a well was drilled on the neighboring parcel to the east. Another
concern related to traffic in and around the site, especially along Central Ave. to the west due to
its present narrowness and lack of traffic signals at the intersection. Still more concern was how
this development will affect the areas’ rural character. The applicant has acknowledged the
concerns raised during the meeting and committed to ensuring that any development on this
parcel will address these concerns.
14.
According to the applicant’s second Public Participation Results Report, the applicants held a
second in-person neighborhood meeting on April 14, 2026, at Desert Mountain School near the
site. During the meeting several attendees had questions related to site lighting, ownership of the
individual garage condominiums, water access, and the next steps in the project. The applicant
demonstrated that outdoor lighting will be controlled with several required dark sky measures to
eliminate light pollution. Another counter to the ownership question will be that the condominium
storage garages will be owned units rather than rented units. Still another counter to the question
about water was this will be supplied to the site by a well on the neighboring phase 1 parcel which
according to the applicant, hydrology reports state there is enough ground water available for
both properties. The final counter about the next step the applicant ensured the Plan of
Development is the next step where additional details will be refined. Since the neighborhood
meeting and the writing of this report the applicant, nor staff have received any comments from
the public concerning this request.
Outstanding Concerns from Reviewing Agencies:
15.
During the review process, staff received comments from the City of Phoenix. Even though the
site is not in Phoenix, the property owner is not interested in annexing the site into Phoenix and
Z250009
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the City is not expected to annex this segment of Carefree Hwy. in the foreseeable future - the
City has commented on recommendations for this site. Most of the recommendations concern
the uses incompatibility with the City’s general plan land use designation and with site design.
Some of the recommendations will be incorporated, such as providing a multi-use trail along the
highway with site connection. However, the property owner is not seeking annexation into nor
utilities service from the City. The applicant has reviewed the City’s recommendations and stated
he will add landscape buffers between the future interior lot lines and will a multi-use trail adjacent
to the highway.
Staff Analysis:
16.
Departmental Directive DD-3013-01 regarding the Carefree Highway Scenic Corridor lists the
following item staff will consider to ensure consistent and coordinated treatment of commercial
zone chang requests:
•
All zone change requests shall incorporate a specific Plan of Development, identifying land
uses, site layout, and elevations.
•
The applicant met with the District 3 Supervisors Office to discuss submitting an
acceptable conceptual plan that demonstrated the layout of the site without the need for
traffic studies, drainage reports, or drainage plans, which was eventually agreed to be
sufficient for this site. The conceptual plan was reviewed by Engineering staff, MCDOT
staff, Environmental Services, and Planning staff with no concerns.
•
Sites should be located at street corners to limit direct driveway access onto Carefree Hwy.
•
This site is in an ideal position being located at the intersection of the Highway and Central
Ave.
•
Ultimate half-street improvements adjacent to the site are sufficient to accommodate two-
way traffic on a paved surface.
•
This site is located along Carefree Highway in a section with two traffic lanes, which would
be able to handle a commercial type of development. Moreover, the site is also adjacent
to Central Ave. which is paved. Additionally, during the Plan of Development stage the
developer will need to add any improvement to these streets that are warranted by traffic
impact study, which will be conditioned as part of this rezoning request.
•
Adequate infrastructure to accommodate commercial uses. Adequate paved access,
drainage, water, wastewater, and emergency service capacity must be demonstrated.
•
The site is along two paved streets with one as a collector and one as a major arterial. The
site will be part of shared private Public Water System using a well and using the site for
mini storage with a limited amount of people on-site can function on a septic system. The
site is within the Daisy Mountain Fire Department and a will serve letter will be required
prior to the submission of the Plan of Development.
•
Commercial uses must primarily serve the local neighborhood market rather than a larger
regional community market.
•
The primary intention of the mini storage condominiums is to offer a place for local
residents to store their boats or vehicles to free up room on their property.
•
All landscaping shall be indigenous to the New River / Desert Hills region and appropriate
plantings for site aspects.
•
Additional conditions will be added to this case on the request by the applicant that not
only meets the requirements of the CHSC listed in the Daisy Mountain Area Plan they will
exceed these standards.
•
Street frontages are landscaped and setback to foster natural area open space and to
maintain visual integrity of the CHSC.
Z250009
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•
The applicant is requesting to add conditions to maintain a 120’ deep landscape setback
form the centerline of the highway and include a multi-use trail that will be buffered from
the vehicular lanes. The developer will keep maintaining the existing desert vegetation
and add new desert vegetation in front of a meandering solid wall.
•
Adjacent residential properties are adequately screened, including natural desert vegetation
exterior to screen walls to maintain visual integrity of the CHSC.
•
The developer intends to provide a meandering solid wall behind a landscaped open space
that includes native desert vegetation that will screen the development from the Highway.
•
Fences/walls, buildings/structures and signs are made of natural appearing materials to
maintain visual integrity of the CHSC.
•
The architectural conditions requested by the applicant will offer a mix of natural stone,
faux natural stone into the design of any building on this site. Landscaping will be
conditioned to consist of layered native plantings, vertical accent trees, desert adapted
vegetation, and naturalistic spacing between plants/trees.
•
All requests must be accompanied by a photometric plan illustrating the illumination
generated by both outdoor and indoor lighting on site.
•
The applicant has requested conditions to address lighting from this site that maintain a
dark sky components that will exceed the County’s outdoor light provisions. The developer
will provide these type of plans during the Plan of Development stage.
•
Site plan and narrative must include elevation drawings for all proposed outdoor lighting
fixtures indicating that all lighting is shielded with shielding extending below the plane at the
bottom of the light source so that illumination is directed downward at least 20-degrees
beneath the horizontal plan at the bottom of the light source, and so that there is no light
trespass onto adjacent properties or public rights-of-way. The shielding shall be no greater
than one foot from the light source.
•
The conditions set forth by the applicant will not only meet these requirements but exceed
this requirements. This will be provided during the Plan of Development stage.
•
Site plan and narrative must include sufficient information to demonstrate that indoor lighting
is filtered by physical features to ensure there is no light trespass onto adjacent properties or
public rights-of-way.
•
The conditions set forth by the applicant will not only meet these requirements but exceed
this requirements. This will be provided during the Plan of Development stage.
•
Staff recommendations for approval shall include conditions enumerating the above list.
•
See items listed condition in staff’s recommendation.
17.
Staff supports the proposed C-2 CUPD zoning. Although, this zone change request does not have
a precise site plan (just a conceptual site plan at this time), the applicant has demonstrated a
willingness to restrict uses, prohibit certain uses and tailor future uses to conform with the CHSC.
Additionally, to maintain compatibility with the Daisy Mountain – New River Area Plan, the focus
of future commercial development will abide by land uses that were desired by the area residents
during the update of this area plan. The uses expressed were to limit area commercial
development along the Carefree Hwy. corridor and to tailor uses that are compatible to the area’s
rural character. Thus, the proposed land uses once the zone change is complete will be focused
on the needs of the surrounding area and adjacent neighborhoods to this site.
18.
The proposed development and design standards are reasonable, given a willingness to abide by
the majority of the CHSC design guidelines. Moreover, with this request the applicant is proposing
new design standards that exceed both the C-2 base standards and CHSC design guidelines.
Using the CUPD zoning overlay as an instrument to restrict land uses, especially for a site without
access to urban utilities is wise. There is registered opposition centered on a concern that future
development will not be compatible with the surrounding area and that existing street
Z250009
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infrastructure will not be able to handle commercial traffic. Site development will require traffic
studies during the Plan of Development and commercial construction permitting that will likely
require street infrastructure improvements with possible intersection traffic signal systems that
will greatly improve the traffic patterns around this site.
19.
This site is in a suitable location for the commercial uses being proposed in this request since it’s
on the corner of Central Ave. and Carefree Hwy. which is designed to handle traffic from any
commercial use on this parcel. The area has seen several commercial developments along
Carefree Hwy. in the recent past that are oriented to the needs of the local community. The
applicant claims that the proposed uses listed in this request would benefit the needs of the
surrounding community.
Recommendation:
20.
Staff recommends the Commission adopt a motion recommending that the Board of Supervisors
approve Z250009 subject to the following conditions ‘a’ – ‘l’:
a.
Development of the site shall be in substantial conformance with the Zoning Exhibit
entitled “Carefree Commercial“, consisting of one full-size sheet, dated March 11, 2026,
and stamped received March 25, 2026, except as modified by the following conditions.
Staff may determine slight refinements to remain 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 “Carefree Commercial”, consisting of 28 pages, dated March 11, 2026, and
stamped received March 25, 2026, except as modified by the following conditions.
c.
The following Planning Engineering conditions shall apply:
1.
Without the submittal of a precise plan of development, no development approval
is inferred by this review, including, but not limited to number of proposed building
lots/units, drainage design, access and roadway alignments. These items will be
addressed as development plans progress and are submitted to the County for
further review and/or entitlement.
2.
A traffic impact study must be submitted with future entitlement (POD or
Preliminary Plat) application(s). Due to the preliminary nature of this zone change
request MCDOT traffic did not comment on the zone change review and will make
comments once more details are provided in the future entitlements.
3.
Engineering review of re-zone cases is conceptual in nature. All development and
engineering design shall be in conformance with Section 1205 of the Maricopa
County Zoning Ordinance; Drainage Policies and Standards; Floodplain
Regulations for Maricopa County; MCDOT Roadway Design Manual; and current
engineering policies, standards and best practices at the time of application for
construction.
d.
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
Z250009
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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.
e.
The CUPD overlay is applied to restrict the use of the site. Until such time as the site is
served by sewer, uses on the site shall only be those acceptable to the Maricopa County
Environmental Services Department (MCESD) that can be accommodated by septic
systems. Additionally a public water system shall be required prior to establishment of
any non-residential use that requires potable water. If a service agreement with the
neighboring property to the east (APN 211-24-173A) of this site to access their existing
public water system is not feasible, then this site shall create a separate well and establish
an independent public water system that abides by the requirements of the County’s
Environmental Services Department.
f.
This CUPD overlay shall prohibit the following land uses:
1.
Marijuana establishments and dispensaries.
2.
Adult-oriented establishments.
3.
Auctions.
4.
Vehicle Repairs.
5.
Storage of hazardous materials.
g.
This CUPD overlay shall limit entitled land uses to the following:
1.
Neighborhood commercial.
2.
Professional offices.
3.
Self-service storage facility.
4.
Non-farm commercial.
h.
The following C-2 CUPD development and design standards shall apply:
1.
Maximum building height of 30’
2.
Minimum 120’ landscape setback from the centerline of Carefree Hwy. with a 10’
wide multi-use trail along the entire frontage of Carefree Hwy.
3.
Minimum 25’ deep landscape setback along the right-of-way of Central Ave.
4.
Minimum 10’ wide landscape setback/drainage channel along the southern
boundary.
5.
Development shall abide by all design guidelines listed for the Carefree Highway
Scenic Corridor, except as specifically deviated by these conditions of CUPD
approval.
6.
Supplemental landscape screening shall be placed in front of screening walls
where feasible.
7.
Total building area within the development shall not exceed 140,000 sq. ft. or
exceed a maximum of 31% lot coverage.
8.
Landscaping must consist of layered native plantings, vertical accent trees, desert
adapted vegetation, and naturalistic spacing between plants/trees.
9.
All building facades exceeding 150’ in horizontal length, measured from vertical
edge to vertical edge, shall incorporate wall plane articulation via projections
and/or recesses, which must have a minimum depth of 2’. No single interrupted
façade segment shall exceed 150’ without qualifying as a projection or recess.
Z250009
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10.
Primary building massing and the longest uninterrupted building facades shall be
oriented away from rural/residential zoning districts and the highway. No building
facing rural/residential zoned properties and the highway shall be longer than 100’
in length.
11.
Architectural materials shall be selected to emphasize durability, longevity, and
visual compatibility with the surrounding area, such as integrally colored masonry,
metal panel system, EIFS accents, and controlled glazing elements. Materials shall
be applied in a manner that creates depth, shadow lines, façade modulation.
12.
Metal siding materials, including horizontal metal lap siding and vertical metal
batten panels shall be allowed but such materials must not exceed more than 75%
of any single building elevation.
i.
All outdoor lighting shall be in conformance with Section 812 of the Zoning Ordinance,
including any outdoor lighting under the roof of open shade structures, and must be
shielded directing illumination downward at least twenty degrees below the horizonal
plane at the bottom of the light source and so as not to shine onto any adjacent property
in rural or residential zoning districts. All exterior fixtures, shall incorporate full cut-off
optics, defined as fixtures that emit no light above the horizontal plane and these fixtures
must be fully shielded with direct downward illumination.
j.
Noncompliance with any of the conditions assigned to the approval of this Zone Change
by the Maricopa County Board of Supervisors may be grounds for revocation in
accordance with the requirements and procedures as set forth in the Maricopa County
Zoning Ordinance.
k.
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.
l.
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:
Martin Martell, Planner
Reviewed by:
Rachel Applegate, Planning Supervisor
Attachments:
Case Map (1 page)
Conceptual Site Plan (reduced 8.5”x11”) (1 page)
Narrative Report (28 pages)
MCDOT comments (1 page)
MCESD comments (2 pages)
DPR comments (2 pages)
Daisy Mountain Fire District comments (1 page)
City of Phoenix comments (14 pages)
Opposition letters (19 pages)
Opposition petition (9 pages)
Opposition Map (1 page)
/
Maricopa County Planning & Development - Phoenix, AZ
3
Gross Acres: 20 approx.
Generated August 12, 2025 2:00 PM
Z250009
Application Name:
Legal Description
Carefree Commercial
Applicant
Case Address
5N 3E 8
Brad Garcia
1 E CAREFREE HWY
Applicant Phone/Email
Parcel Primary:211-24-137B
6515038275
brad@centurybuildersnd.com
PHOENIX, AZ 85085
Map scale 1:2,855
Supervisor District No.
Rezone the subject property from RU-43 to C-2 CUPD
& William Lally
92'-0"
(MAX 100')
60'-0"
120'-0"
(MAX 150'-0")
60'-0"
3'-0"
(MIN 2')
8'-0"
50'-0"
(MAX 100')
CAREFREE COMMERCIAL
CASE NUMBER: Z250009
CAREFREE HIGHWAY, MARICOPA COUNTY, AZ
PROJECT NUMBER:
25-1001
DATE:
03/11/2026
CONCEPTUAL SITE PLAN
3449 39th St S, Fargo, ND 58104
This drawing represents a conceptual site layout and is for illustrative purposes only. The layout is based on
public GIS data and is not derived from a professional survey. Dimensions, boundaries, and locations are
approximate. It is recommended that a professional survey be conducted to verify all critical data and site
conditions. This drawing should not be used for construction or legal purposes. The developer and designer are
not liable for any discrepancies or issues that may arise from the use of this conceptual layout.
G004
E CAREFREE HIGHWAY
CENTRAL AVE N
℄
℄
℄
E SANTA CRUZ DR
10'-0"
STREET SIDE
SETBACK
25'-0"
REAR SIDE
SETBACK
100'-0"
LANDSCAPE
SETBACK
10'-0"
LANDSCAPE BUFFER
MIN. 6' SCREEN WALL
MIN. 6' SCREEN WALL
10' MULTI-USE TRAIL
PRELIMINARY STORMWATER
INFRASTRUCTURE DESIGN
PHASE 1
LUXURY AUTO STORAGE USE
PHASE 2
LUXURY AUTO STORAGE USE
DECELERATION LANE
INSTALLED WITH PHASE 1
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(82507)
DATE: _____/_____/_____
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PRELIMINARY ZONING REVIEW
-PHASE 1- (NOT A PART)
LOT: 219,542 SF (5.04 ACRES)
PARCEL: APN 211-24-137A
PROPOSED ZONING: C2-CUPD
BUILDING 1 + 4 AREA: 12,00 SF EACH
BUILDING 2 +3 AREA: 22,082 SF EACH
TOTAL BUILDING AREA (1-4): 68,164 SF
TOTAL UNIT COUNT: 48 UNITS
TOTAL BUILDING COVERAGE: 31.04%
TOTAL LANDSCAPE AND RETENTION AREA: 57,520 SF
TOTAL LANDSCAPE AND RETENTION COVERAGE: 26.20%
PARKING REQUIRED: 1 PER 1000 SQFT
TOTAL PARKING REQUIRED: 69 SPACES (1 PER UNIT + 21)
ACCESSIBLE PARKING REQUIRED: 3 SPACES
PRELIMINARY ZONING REVIEW
-PHASE 2-
LOT: 444,750 SF (10.03 ACRES)
PARCEL: APN 211-24-137B
PROPOSED ZONING: C2-CUPD
BUILDING 1, 4, 5, 8 AREA: 12,00 SF EACH
BUILDING 2, 3, 6, 7 AREA: 22,082 SF EACH
TOTAL BUILDING AREA (1-8): 136,328 SF
TOTAL UNIT COUNT: 96 UNITS
TOTAL BUILDING COVERAGE: 30.6%
TOTAL LANDSCAPE AND RETENTION AREA: 151,823 SF
TOTAL LANDSCAPE AND RETENTION COVERAGE: 34.1%
PARKING REQUIRED: 1 PER 1000 SQFT
TOTAL PARKING REQUIRED: 137 SPACES (1 PER UNIT + 41)
ACCESSIBLE PARKING REQUIRED: 5 SPACES
0'
30'
60'
120'
240'
SCALE: 1"=60'
3RD ST N
MIN. 6' SCREEN WALL
March 11, 2026
Maricopa County Planning & Zoning Commission
c/o Maricopa County Planning & Development Department
301 W. JeƯerson Street, Suite 170
Phoenix, AZ 85003
Re: Carefree Commercial – Z250009
Request for C-2 (Commercial) CUPD Rezoning
Revised Narrative and Clarification of Relationship to Previously Approved Phase 1
Chair and Members of the Planning & Zoning Commission,
On behalf of Brandt Family Ventures LLC, we respectfully submit the enclosed revised
Application Narrative dated February 25, 2026, which replaces the prior narrative dated July
17, 2025 for the Carefree Commercial rezoning request (Case No. Z250009).
The revised narrative refines the project description, strengthens development standards,
and more clearly articulates the relationship between this request and Phase 1 of a larger
coordinated development plan that has already completed the Maricopa County zoning
process and received approval.
Phase 1, approved on December 6, 2023 under Rezoning Case Z2023089 with associated
preliminary plat approval under Case S2024016, consists of a 48-unit condominium-style
luxury auto storage development and is currently advancing toward final plat and
construction. While Phase 1 is proceeding independently and this rezoning request is not
contingent upon it, the prior approval establishes an important planning context. The
County has already evaluated and approved the luxury auto storage model within this
corridor as consistent with the Daisy Mountain – New River Area Plan and the Carefree
Highway Scenic Corridor Study, and as compatible with adjacent rural residential
properties.
The current request builds upon that established framework. It extends the same low-
intensity, design-forward development approach across the subject property while
incorporating additional architectural standards, operational limitations, and use
restrictions through the CUPD overlay. The revised narrative further clarifies that outdoor
RECEIVED 11. MAR 26 -- Z250009 -- 5. SUB
storage yards, RV storage, and surface parking–oriented storage facilities are not permitted,
and it establishes enhanced façade articulation, lighting controls, and landscape buƯering
requirements that exceed base C-2 standards.
In addition, the narrative introduces a maximum total building area cap of 140,000 square
feet, limiting overall site coverage to less than 31 percent. This ensures that development
remains subordinate to landscape and open space and reinforces Scenic Corridor
objectives. Expanded drainage analysis, water demand comparisons, and traƯic context
have also been incorporated to demonstrate that anticipated impacts remain proportional
and consistent with adopted County standards.
This rezoning does not introduce a new commercial node; rather, it represents the orderly
continuation of a coordinated development vision that has already been reviewed and
partially implemented through Phase 1. The proposal advances the commercial corridor
designation in a controlled manner, emphasizes locally serving uses, and maintains
compatibility with surrounding rural residential properties.
We appreciate staƯ’s continued review and respectfully request the Commission’s
consideration of the revised narrative. We remain available to provide any additional
information the Commission or staƯ may require.
Sincerely,
Brad Garcia, PLA
Director of Planning & Design
651.503. 8275 cell
3449 39th St S
Fargo, ND 58104
www.centurybuildersnd.com
On behalf of Brandt Family Ventures LLC
Application Narrative
Project Name: Carefree Commercial
Zoning Case Number: Z250009
Parcel Number: 211-24-137B
Owner/Applicant: Brandt Family Ventures LLC
Requested Rezoning: From Rural RU-43 to C-2 (Commercial) CUPD
Total Area: Approximately 10 acres
General Location: Generally located on the SEC of Carefree Highway and Central
Avenue in the Desert Hills area.
Revised: 3/11/2026
Figure 1: Vicinity Map – Desert Hills Area
N
Carefree Commercial – Enclosed Luxury Auto Storage CUPD Narrative
2
Introduction
The Carefree Commercial project is envisioned as a low-intensity, design-driven
commercial development that serves as a transitional land use between the Carefree
Highway commercial corridor and surrounding rural residential properties. The purpose
of the rezoning is to allow a carefully controlled range of commercial uses that are
compatible in scale, appearance, and operational impact with the Desert Hills area,
while advancing the long-term vision for this corridor as identified in the Daisy Mountain
– New River Area Plan.
Development under the proposed C-2 Commercial zoning with a Commercial Unit Plan
of Development (CUPD) overlay is intended to prioritize quality of design, reduced
intensity, and long-term compatibility, rather than maximizing site coverage or traffic
generation. The CUPD framework establishes clear parameters for building height,
setbacks, permitted uses, and prohibited uses, ensuring that future development
remains predictable and aligned with community expectations.
Relationship to Phase 1 Development
The subject property is part of a broader, coordinated development vision involving
multiple ownership entities that share access, infrastructure planning, and long-term
development objectives. While the overall site has been planned to function cohesively,
individual phases have been entitled and advanced independently in response to
evolving market conditions, operational considerations, and the availability of
infrastructure. Phase 1 and the Carefree Commercial rezoning represent distinct but
complementary components of this coordinated vision, with each phase proceeding
under separate ownership, entitlement actions, and development timelines.
Figure 2: Overall Site Plan Showing Phased Development Areas (Phase 1 Approved Separately)
PHASE 1
PHASE 2
(SUBJECT PROPERTY)
Carefree Commercial – Enclosed Luxury Auto Storage CUPD Narrative
3
The Carefree Commercial rezoning request does not include Phase 1 of the project and
does not rely on Phase 1 for approval. Phase 1 is referenced solely to provide context
regarding the broader development pattern of the area and to explain how previously
approved development establishes infrastructure and design conditions that support
and complement future development on the subject property.
Phase 1 consists of a 48-unit condominium-style luxury auto storage development that
was approved on December 6, 2023, under Rezoning Case Z2023089, with the
associated preliminary plat conditionally approved under Case S2024016. Phase 1 is
currently in the final plat stage and is anticipated to begin construction in
Spring/Summer 2026, subject to final permitting. Phase 1 is not part of the current
rezoning request and is proceeding independently.
While Phase 1 is distinct from this zoning case, its development establishes
infrastructure, access, and design conditions that are complementary to future
development of the subject property proposed for rezoning. Specifically, Phase 1
provides coordinated access opportunities, circulation patterns, and utility infrastructure
that can be leveraged efficiently by future phases, reducing the need for redundant
improvements and minimizing impacts to Carefree Highway and surrounding properties.
In addition, Phase 1 reflects the same low-intensity, design-forward development
approach envisioned for future development under the proposed C-2 CUPD zoning. Its
scale, operational characteristics, and architectural quality demonstrate how luxury auto
storage and other low-impact commercial uses can be integrated into the corridor in a
manner that respects Scenic Corridor objectives and adjacent rural residential uses.
Importantly, approval of this proposed rezoning request is not contingent upon Phase
1, nor does Phase 1 predetermine the final use or configuration of future development
on the rezoned property. Rather, Phase 1 serves as an illustrative example of how
infrastructure investment and site planning can be coordinated across properties to
support orderly, compatible growth consistent with the Daisy Mountain – New River Area
Plan.
Purpose of the Zoning Change
The proposed rezoning is supported by the Commercial Node designation identified in
the Daisy Mountain – New River Area Plan, which recognizes Carefree Highway as a
strategic commercial corridor intended to accommodate economic development while
remaining compatible with the surrounding rural character.
The purpose of the rezoning is to allow for the development of a luxury auto storage use
consistent with the design-forward model established by Phase 1. This use aligns with
the corridor’s commercial designation while maintaining a controlled operational profile
Carefree Commercial – Enclosed Luxury Auto Storage CUPD Narrative
4
and high architectural standards appropriate for the Scenic Corridor context. In addition
to luxury auto storage, the proposed C-2 CUPD zoning is structured to allow other
community-serving retail and commercial uses consistent with the permitted use table
and development standards established through this narrative. These uses are intended
to remain low-impact in nature and compatible with adjacent rural residential properties
and the overall character of the Carefree Highway corridor. The development model
emphasizes individually owned condominium units and small-scale commercial uses
that primarily serve local residents rather than regional consumers. This local-serving
framework reduces traffic intensity and aligns with community preferences for smaller-
scale, neighborhood-oriented development.
The proposed CUPD is intended to guide future development toward compatible uses
and site design outcomes by limiting higher-intensity commercial activities, reinforcing
Scenic Corridor objectives, and ensuring visual and operational compatibility with
adjacent rural residential properties. This approach allows the site to evolve over time
while remaining consistent with adopted land use policies and community expectations.
Zoning and Land Use Context
This site is part of the Carefree Highway Commercial Corridor, which has a mix of
commercial and residential zoning. The Daisy Mountain - New River Area Plan
encourages growth in this corridor but emphasizes limiting high-intensity commercial
uses that may negatively impact adjacent rural residential properties.
Any future development on this site will comply with all design standards listed in the
Carefree Highway Scenic Corridor Guidelines.
Proposed Zoning Change and Uses
The proposed C-2 zoning designation was selected instead of a lower-intensity C-1
zoning because C-1 does not permit self-service storage as a potential future
development use. The CUPD zoning overlay will limit this site to the following uses:
•
Self-Service Storage – A use not permitted in lower-intensity zoning districts, yet
suitable for this location with focus on luxury auto storage, given the demand for
locally serving commercial operations.
Note: The intent of allowing self-service storage within the proposed C-2 CUPD
zoning is to allow Luxury Auto Storage use, a higher-quality, enclosed, and
design-forward storage typology, rather than surface storage or visually intensive
uses that are incompatible with Scenic Corridor objectives and nearby rural
residential properties. The CUPD zoning provides an additional layer of
Carefree Commercial – Enclosed Luxury Auto Storage CUPD Narrative
5
assurance by guiding building design, site layout, and operational characteristics
to ensure that any storage-related development maintains a level of architectural
quality and site integration consistent with community expectations. Outdoor
storage yards, outdoor RV storage, and long-term surface parking–oriented
storage facilities are not the development form envisioned for this site and are
proposed as prohibited under this CUPD.
•
Office and Professional Services – Low-traffic businesses that provide
employment and local services, such as large animal veterinary clinics, medical
office, legal offices.
•
Retail Stores (Convenience Retail) – Small-scale retail that serves the needs of
the immediate community, such as feed stores, plant nurseries, small grocery
stores, locally run restaurants, and locally run specialty stores and businesses.
Local-Serving Commercial Character
The proposed C-2 CUPD zoning is structured to support local-serving commercial
activity rather than regional destination-oriented development. The intent of this
rezoning is not to introduce high-intensity retail, large-format commercial centers, or
uses that draw significant outside traffic. Instead, the project is designed to serve the
immediate Desert Hills and North Phoenix rural-edge community.
A defining characteristic of the proposed development model—particularly the luxury
auto storage component—is the condominium ownership structure. Individual storage
units are owned rather than leased, meaning property owners have a long-term financial
and personal investment in the corridor. These owners are members of the broader
community who will frequent the site regularly, maintain ownership interests, and
contribute to the local economy through ongoing services, maintenance, and related
expenditures.
This ownership model inherently reduces high-turnover traffic patterns commonly
associated with traditional commercial centers. Activity is limited to periodic owner visits
rather than daily retail turnover. As a result, traffic generation, noise, and operational
intensity remain substantially lower than conventional commercial development.
In addition to storage-oriented uses, the CUPD framework allows for small-scale office
and neighborhood-serving commercial uses that are proportionate to the surrounding
area. Any such uses are intended to operate at a limited scale consistent with the rural-
edge character of Carefree Highway, avoiding the form and intensity of strip commercial
development. The project does not contemplate large-format retail, anchor tenants, or
multi-tenant shopping center configurations.
Carefree Commercial – Enclosed Luxury Auto Storage CUPD Narrative
6
Collectively, the combination of ownership-based storage units and limited-scale
commercial opportunities reinforces a local-serving commercial pattern—supporting
nearby residents while minimizing regional draw, traffic impacts, and infrastructure
strain.
Use Table
Outlined below are several potential commercial activities and uses permitted under the
C-2 zoning designation, as well as examples of prohibited uses in accordance with the
applicable zoning guidelines.
Table 1: Use Table
Permitted
Prohibited
Retail and Consumer
Services
Dispensary
Food and Beverage
Establishments
Adult-orientated Business
Professional and Business
Offices
Commercial Uses which
High Intense Water Usage
Non-Farm Commercial
Outdoor storage yards,
outdoor RV storage, and
long-term surface parking–
oriented storage facilities
Self-Service Storage
Development Standards
To ensure compatibility with the surrounding area, we propose the following CUPD
standards with this application:
•
Maximum Height: 30 feet (Regardless of distance from highway and residential
zoning districts)
Furthermore, the following design conditions are recommended to maintain aesthetic
and functional harmony with the Carefree Highway corridor:
1. A 120-foot landscape setback shall be maintained from the centerline of Carefree
Highway.
2. Provide a 10-foot-wide multi-use trail within a public easement along the entire
frontage of Carefree Highway.
3. All buildings and parking areas shall maintain a minimum 10-foot landscape
setback from all interior lot lines.
Carefree Commercial – Enclosed Luxury Auto Storage CUPD Narrative
7
4. All lighting shall be directed away from rural or residential zoning districts to
minimize light spillover and preserve nighttime ambiance.
All future development will adhere to most of the Carefree Highway Scenic Corridor
guidelines and commercial growth policies outlined in the Daisy Mountain - New River
Area Plan.
Table 2: Commercial Unit Plans of Development
Regulation
Base Zoning District
Regulations (C-2)
Proposed Zoning District
Regulations (C-2 CUPD)
Maximum Height
40'
30'
Minimum Front Yard
10'
No Change (NC)
Minimum Side Yard
0’ - 10' to Rural Zoning
District
NC
Minimum Street-side
Yard
10'
NC
Minimum Rear Yard
0’ - 25' to Rural Zoning
District
NC
Minimum Lot Area
6,000 sq. ft.
NC
Minimum Lot Width*
60'
NC
Maximum Lot Coverage
60%
NC
Parking Spaces
Warehouse Use (Luxury
Vehicle Storage):
One per 1000 sq.ft.of
floor area
Office and Commercial
Uses:
One per 300 sq. ft. of
floor area
NC
*Quantity of accessible parking shall be provided based
on the requirements of the accessibility standards
currently adopted by Maricopa County.
Screening
6' solid wall
NC
Carefree Highway
Scenic Corridor Design
Guideline
Design Guidelines
Proposed Design
Guidelines
Avg. landscape setback
from Carefree Hwy ROW
50’-100' undulating
landscape setback
NC
Structure height when it
is located 50-100 feet
from Carefree Hwy ROW
20' with a 5’ setback with
every 1’ of height up to a
maximum of 30’
NC
Enhanced Architectural Design Standards
Carefree Commercial – Enclosed Luxury Auto Storage CUPD Narrative
8
Although Maricopa County zoning regulations do not prescribe specific architectural
material or façade articulation standards, the applicant is voluntarily establishing
enhanced design criteria through the CUPD to ensure a high-quality and context-
sensitive development outcome.
Architectural materials shall be selected to emphasize durability, longevity, and visual
compatibility with the surrounding rural-edge context, such as integrally colored
masonry, architectural metal panel systems, EIFS accents, and controlled glazing
elements. Materials shall be applied in a manner that creates depth, shadow lines, and
façade modulation, avoiding flat or monolithic wall planes.
All visible building elevations, including those facing Carefree Highway and adjacent
residentially zoned properties, shall incorporate material variation, changes in plane,
and architectural detailing to prevent blank or purely utilitarian façades. Long,
uninterrupted wall expanses shall be avoided through the use of offsets, recesses,
projections, and material transitions.
Collectively, these standards are intended to ensure that the built form remains visually
subordinate to the landscape framework, reinforces the Scenic Corridor character, and
maintains an appropriate scale and visual presence relative to surrounding land uses.
Design Category
Proposed CUPD Architectural
Design Standards
Building form and style
All building façades exceeding 150 linear feet in
horizontal length, measured from vertical edge to vertical
edge, shall incorporate wall plane articulation through
projections and/or recesses.
•
Each required projection or recess shall have a
minimum depth of two (2) feet.
No single uninterrupted façade segment shall exceed
150 linear feet without a qualifying projection or recess.
Building Orientation and
Massing
•
Primary building massing and the longest
uninterrupted building façades shall be oriented
away from adjacent residentially zoned properties
and Carefree Highway to the maximum extent
practicable. No building facing residentially zoned
properties and Carefree Highway shall be longer
than 100’ in length.
Architectural Materials
Unless otherwise approved by the Zoning Administrator,
all exterior building walls shall be constructed of, or clad
with, one or more of the following principal materials:
•
Natural stone
•
Manufactured or synthetic stone
•
Brick
•
Stucco
Carefree Commercial – Enclosed Luxury Auto Storage CUPD Narrative
9
•
Integrally colored and textured concrete masonry
units (CMU) or CMU systems
•
Exterior Insulation and Finish Systems (EIFS)
•
Fiber cement panels or siding
•
Curtain wall systems
•
Rainscreen systems
•
Glass
All exterior materials shall be commercial-grade, durable,
and designed to provide a long-term service life
appropriate for permanent structures.
Metal siding materials, including horizontal metal lap
siding and vertical metal batten panels, may be
permitted on residential or residential-style structures;
however, such materials shall not exceed more than
seventy-five percent (75%) of any single building
elevation, unless otherwise approved by the Zoning
Administrator.
Dark Sky and Exterior
Lighting Standards
All exterior lighting fixtures shall incorporate full cut-off
optics, defined as fixtures that emit no light above the
horizontal plane. Fixtures shall be fully shielded and
designed to direct illumination downward only,
preventing uplight, glare, and horizontal light spill onto
adjacent properties and public rights-of-way.
Landscape Buffers and Screening
Landscape buffers and screening are foundational components of the project’s
compatibility strategy and Scenic Corridor compliance framework. The intent is to
ensure that landscape — rather than building mass — defines the visual experience
from Carefree Highway and from adjacent residential properties.
Carefree Highway Scenic Corridor Buffer. A minimum 120-foot landscape setback
measured from the centerline of Carefree Highway shall be maintained. This setback
substantially exceeds typical corridor requirements and reinforces the open desert
character envisioned by the Carefree Highway Scenic Corridor Guidelines.
Within this setback:
• Development will respect the guideline intent of a 50’–100’ undulating landscape
setback from the right-of-way.
• Native desert vegetation will be layered where it is possible to create depth and
visual texture.
• Structures will be positioned to reduce perceived mass and maintain open view
corridors.
• The 120-foot separation ensures that building forms are visually subordinate to
landscape when viewed from the corridor.
Carefree Commercial – Enclosed Luxury Auto Storage CUPD Narrative
10
Although the Scenic Corridor Guidelines regulate structure height relative to setback
distance (20’ height within 50–100’ of ROW with stepbacks up to 30’ maximum), the
proposed development’s building placement beyond the 120-foot centerline buffer
inherently reduces perceived height and scale from Carefree Highway.
The result is a corridor frontage where landscape — not architecture — establishes the
dominant visual condition, preserving the scenic quality of the highway.
Southern Residential Interface – Buffer and Screening Strategy. The interface with
the residential properties to the south has been intentionally designed to prioritize
compatibility and privacy.
Screening will primarily consist of:
• A 6-foot solid wall, consistent with Maricopa County requirements.
• Supplemental landscape screening to soften the appearance of the wall and
reduce visual impact.
Where feasible, landscape material may be located on the residential-facing side of the
screening wall to enhance the visual experience of adjacent residents. Rather than
presenting a continuous blank wall, the design incorporates:
• Layered native plantings
• Vertical accent trees
• Desert-adapted shrubs and groundcover
• Naturalistic spacing to maintain an open desert aesthetic
This approach ensures that adjacent residents view landscaped open space rather than
a stark structural barrier. The wall provides privacy and screening, while the landscape
provides visual relief and compatibility.
The combination of physical separation, wall screening, and layered desert landscaping
creates:
• Reduced perceived building mass
• Protection of residential privacy
• Enhanced aesthetic quality at the shared property boundary
• A transitional buffer that aligns with both neighborhood compatibility objectives
and Scenic Corridor principles
Building Scale, Massing, and Height
Carefree Commercial – Enclosed Luxury Auto Storage CUPD Narrative
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Building scale and massing will be treated as foundational elements of the project’s
compatibility strategy. Future development will employ low-profile, horizontally oriented
building forms that are consistent with the surrounding rural-edge context and avoid
visually dominant or monolithic structures.
The maximum building height permitted under the proposed C-2 CUPD will be thirty
(30) feet, which is consistent with the maximum building height allowed within the
adjacent R-43 zoning district. Maintaining parity with the R-43 height standard ensures
that future commercial development will not exceed the vertical scale already permitted
for residential structures in the surrounding area.
Building massing will be broken into smaller, articulated components through façade
modulation, step-backs, material transitions, and architectural offsets. Long,
uninterrupted wall planes will be avoided, particularly along site edges adjacent to
Figure 4: Conceptual Site Plan Demonstrating Building Massing
Figure 3: Building Section Highlighting Elevation Height and Staggered Components
Carefree Commercial – Enclosed Luxury Auto Storage CUPD Narrative
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residential zoning districts and public rights-of-way, in order to reduce perceived bulk
and maintain a human-scale relationship with surrounding properties.
Where buildings are oriented toward Carefree Highway or adjacent residential
properties, the short ends of structures, rather than the long elevations, will be
emphasized. This orientation strategy reduces the perceived building length when
viewed from off-site vantage points and helps preserve the visual openness and layered
landscape character envisioned for the Scenic Corridor.
Total building area within the development shall not exceed 140,000 square feet,
representing approximately 31% maximum lot coverage. By establishing a cap on
overall building footprint, the project ensures that site design remains subordinate to
open space and landscape areas rather than dominated by structures.
A significant portion of the site shall be preserved for retention and landscaped open
space. This substantial allocation of non-building area, combined with strategic building
orientation and generous setbacks, softens the overall massing and creates a more
visually permeable, context-sensitive development when viewed from Carefree Highway
and from adjacent residential properties.
Water Supply
Water supply for future development will be provided through an on-site groundwater
system designed, permitted, and operated in accordance with applicable Maricopa
County Environmental Services Department. Phase 1 of the project is currently in the
process of establishing a Public Water System (PWS) intended to deliver potable water
and provide stored volume for fire suppression. This system is being designed around a
self-service storage demand profile, reflecting the anticipated low-intensity nature of
development.
It is anticipated that Phase 1 PWS may be coordinated with future phases to meet
some, and potentially all, of the water demands associated with Phase 2 development,
depending on the final land use program. Coordination of water infrastructure across
phases allows facilities to be efficiently utilized while avoiding the overbuilding of
capacity at an early stage. If a service agreement with the Phase 1 PWS is not feasible
based on capacity or regulatory considerations, a separate well and associated PWS
may be established on the subject property in coordination with Maricopa County
Environmental Services.
Because the initial system is designed around luxury auto storage demand, any future
transition to a higher-intensity commercial use would require incremental capacity
upgrades, as appropriate. Such upgrades may include increased pumping capacity,
additional storage volume, enhanced treatment components (if required by water quality
Carefree Commercial – Enclosed Luxury Auto Storage CUPD Narrative
13
conditions), or the drilling of an additional well. This phased approach is intended to
right-size the initial system to the proposed use while maintaining a clear and regulated
pathway for capacity expansion should land use intensity increase in the future.
From a demand perspective, Phase 1 luxury auto storage is estimated to generate an
average daily water demand of approximately 35 gallons per day (GPD) per unit,
resulting in a total demand of approximately 1,680 GPD for 48 units. Applying the same
demand profile, a comparable self-storage build-out for Phase 2 would be expected to
generate approximately 3,360 GPD.
For comparison purposes, a reasonable build-out of the site under the existing RU-43
zoning would allow approximately 10 single-family residences, consistent with the one-
acre minimum lot size and the site’s overall acreage (see figure 4). Using commonly
cited Arizona residential water consumption benchmarks, this residential scenario would
be expected to generate materially greater daily water demand. Arizona Department of
Water Resources references cite statewide residential consumption of approximately
146 gallons per capita per day (GPCD). Assuming a conservative household size of
three persons per home, a 10-home residential build-out would equate to
approximately:
• ~4,380 GPD (10 homes × 3 persons × 146 GPCD), based on Arizona
Department of Water - Public Resources | Arizona Department of Water
Resources.
Carefree Commercial – Enclosed Luxury Auto Storage CUPD Narrative
14
This comparison is not intended to suggest that luxury auto storage and residential uses
share identical water demand characteristics. Rather, it demonstrates that the
anticipated self-storage-based water demand is comparable to, and in many cases
lower than, a reasonable rural residential build-out of the site under existing zoning.
Wastewater Management
Wastewater for future development will be managed through on-site wastewater
systems designed, permitted, and operated in accordance with Arizona Department of
Environmental Quality (ADEQ) and Maricopa County Environmental Services
Department requirements. The site is anticipated to utilize on-site septic or shared
wastewater systems, depending on the final development program and configuration.
Where multiple property owners or shared facilities are involved, wastewater systems
will be permitted under an Individual Aquifer Protection Permit (APP) or other applicable
Figure 5: Water Use Comparison
Carefree Commercial – Enclosed Luxury Auto Storage CUPD Narrative
15
ADEQ regulatory framework. Future development may also utilize service or
management agreements with Carefree Mancaves, LLC to oversee the operation,
maintenance, and regulatory compliance of wastewater facilities, provided adequate
capacity and operational responsibility can be demonstrated.
If service or management agreements are not available or feasible, wastewater facilities
will be permitted, owned, and operated by the applicable development entity under an
Individual APP or other approved permitting mechanism. In all cases, any proposed
wastewater system will be required to demonstrate adequate capacity, environmental
protection, and full compliance with all applicable County and State standards prior to
construction.
Other Site Utilities and Services
Infrastructure for the site will align with the area’s low-intensity development patterns, as
described in the Daisy Mountain - New River Area Plan.
•
Electricity: Arizona Public Service (APS).
•
Data Services: CenturyLink.
•
Fire Service: Daisy Mountain Fire Department located at 1120 W. Desert Hills
Dr. Phoenix, AZ 85086
•
Police Service: Public safety is provided by the Maricopa County Sheriff Office
District 4 – North Substation, located at 37622. North Cave Creek Rd. Cave
Creek, AZ 85331.
•
School District: The subject property is served by the Deer Valley Unified
School District and Deer Valley Unified #97.
If public utilities become available, the development will connect accordingly to ensure
compliance with Maricopa County, Municipal standards and/or the private provider.
Traffic, Access, and Carefree Highway Impacts
Traffic generation and access planning will be integral components of future
development to ensure that site access is proportional to use intensity and compatible
with the function of Carefree Highway as an arterial roadway.
Phase 1 of the project completed a Traffic Impact Statement (TIS) evaluating
anticipated site-generated trips based on a development program of 48 condo units
totaling roughly 68,000 square feet. The analysis indicates that the projected luxury auto
storage condominium use will generate low traffic volumes, with estimated peak trips of
Carefree Commercial – Enclosed Luxury Auto Storage CUPD Narrative
16
approximately six trips during the morning peak hour and ten trips during the afternoon
peak hour, and an estimated daily total of approximately 99 trips. This level of activity
reflects the low-turnover nature of luxury auto storage use and is materially lower than
many other commercial development types. Because units are individually owned, site
visits are periodic and owner-driven rather than customer-driven. The development
does not function as a retail destination and therefore avoids the recurring daily traffic
patterns associated with strip commercial centers or regional-serving uses.
For context, other development scenarios consistent with the underlying planning
framework would be expected to generate higher daily traffic volumes (see figure 5). A
small office development of similar footprint (approximately 2,000 to 3,000 square feet)
would typically generate between 150 and 300 daily trips, while a reasonable rural
residential build-out of approximately 10- 1-acre, single-family homes under the existing
zoning would be expected to generate approximately 94 daily trips (ITE Trip Generation
Manual, 11th Edition). While commercial development generally produces more traffic
than rural residential uses, the anticipated owner-occupied luxury auto storage condos
will result in traffic volumes that are comparable to or lower than many alternative
permitted commercial scenarios.
Figure 4: Comparative Trip Generation
Carefree Commercial – Enclosed Luxury Auto Storage CUPD Narrative
17
Access to the subject
property will be designed
to be efficient,
coordinated, and
consistent with access-
management best
practices. Primary access
will be provided through a
recorded cross-access
easement with Phase 1 of
the project, utilizing
shared access
connections to Carefree
Highway at 3rd Street.
This shared access
strategy will consolidate driveway locations, reduce conflict points along the highway,
and support safer traffic operations along the corridor.
In addition, future development will incorporate a secondary access connection from
Central Avenue, providing an alternative point of ingress and egress and improving
internal site circulation. This secondary access will distribute traffic across the local
street network, reducing reliance on a single access point and enhancing overall
operational flexibility.
Depending on final site design and development intensity, there may be potential to
pursue an additional right-in/right-out access connection to Carefree Highway. Such
access would be subject to review and approval by the Maricopa County Department of
Transportation (MCDOT). Given the anticipated low-turnover nature of the storage-
oriented development and other permitted uses, additional direct access to the highway
may not be necessary and would only be considered if warranted by future site
conditions and approved by county engineers.
Traffic generation and access planning will remain proportional to the intensity of
development, ensuring that Carefree Highway continues to function efficiently while
supporting safe and compatible access to the site.
Lighting, Noise, and Operational Impacts
Figure 7: Night Sky Friendly Lighting
Carefree Commercial – Enclosed Luxury Auto Storage CUPD Narrative
18
Lighting, noise, and operational characteristics will be controlled through zoning-level
conditions and project-specific design standards intended to protect adjacent rural and
residential areas. The zoning narrative establishes a clear design requirement that all
exterior lighting will be directed away from rural and residential zoning districts,
minimizing light spillover and preserving the nighttime character of the surrounding
area. This requirement will serve as the baseline standard for lighting design,
orientation, and review for all future development.
Consistent with this requirement, site lighting will be intentionally limited in scope and
intensity. Illumination will rely primarily on building-mounted fixtures and lighting
necessary for basic site safety and security, rather than high-output pole lighting or
decorative fixtures that could introduce excessive brightness. Lighting levels will be
designed to provide adequate visibility within the site while avoiding glare or illumination
beyond property boundaries.
All exterior lighting fixtures will be specified as night-sky-friendly, incorporating full cut-off
optics (defined as fixtures that emit no light above the horizontal plane), downward-
directed illumination, and shielding to prevent up light and horizontal light spill (see
figure 6). Fixture selection and placement will prioritize minimizing visibility from
adjacent properties and public rights-of-way, reinforcing a dark-sky environment
consistent with the rural context and Scenic Corridor objectives, rather than introducing
an urban or commercial lighting character.
Noise impacts will remain minimal due to the low-intensity, low-turnover nature of the
permitted uses. There will be no outdoor operational activities, no drive-through
functions, no amplified sound, and no continuous mechanical noise sources associated
with the development. Site activity will be limited primarily to occasional vehicle
movements during daytime and early evening hours, with no routine late-night
operations anticipated.
Overall, lighting and noise will be treated as design-controlled elements, not
afterthoughts. Through enforceable zoning conditions, fixture specifications, and
operational characteristics, future development will maintain compatibility with nearby
rural and residential uses while preserving the nighttime ambiance and quiet character
of the surrounding area.
Drainage, Flooding, and Off-Site Impacts
Drainage design and flood mitigation will be addressed as a required component of any
future development on the site. Concerns that development could increase stormwater
runoff or downstream flooding will be evaluated and mitigated through established
Carefree Commercial – Enclosed Luxury Auto Storage CUPD Narrative
19
engineering and regulatory standards, ensuring that post-development conditions do not
adversely impact adjacent properties or public infrastructure.
Under existing conditions, the subject property and surrounding area do not benefit from
formal stormwater management infrastructure for either on-site or off-site flows.
Stormwater runoff currently moves across the site and through adjacent rights-of-way in
an uncontrolled manner, with limited detention, attenuation, or engineered conveyance.
This condition represents a baseline scenario in which no active flood mitigation
measures are in place.
Any future development—regardless of land use—will be required to manage
stormwater and off-site flows in accordance with applicable Maricopa County
engineering standards and permitting requirements. These requirements will include on-
site detention, controlled release rates, and downstream capacity analysis, all of which
are intended to ensure that post-development runoff conditions do not worsen existing
off-site impacts. As such, development does not introduce new flooding risks; rather, it
triggers regulatory obligations that replace unmanaged runoff with engineered
stormwater systems.
Phase 1 of the project demonstrates this approach in practice. As part of that phase,
improvements are being implemented within the public right-of-way where existing
drainage infrastructure has been identified as undersized for current and future storm
events. These improvements increase drainage ditch capacity and provide additional
stormwater attenuation and controlled conveyance, directly addressing an existing
infrastructure deficiency. The resulting improvements benefit not only the project site,
but also downstream properties and roadway facilities.
While specific right-of-way drainage improvements implemented as part of Phase 1 will
not automatically carry forward to future phases, they illustrate a fundamental principle
that will guide all subsequent development: properly engineered stormwater systems
reduce—not increase—flooding risk. All post-development peak discharge rates shall be
limited to pre-development levels in accordance with Maricopa County drainage
standards. Future development will replace existing unmanaged runoff conditions with
designed systems that slow, store, and release stormwater in a controlled manner,
consistent with County standards and sound engineering practice.
In addition, preliminary civil engineering analysis has been completed in Phase 1 to
evaluate anticipated drainage patterns and stormwater flows associated with future
development of Phase 2. This preliminary analysis indicates that the overall drainage
framework can accommodate anticipated post-development runoff through a
combination of on-site detention, controlled release, and downstream conveyance
consistent with County engineering standards.
Carefree Commercial – Enclosed Luxury Auto Storage CUPD Narrative
20
The drainage infrastructure implemented as part of Phase 1 has been designed with
sufficient capacity to accommodate not only Phase 1 flows, but also anticipated future
flows from adjacent development areas, subject to final design refinement and
permitting. As a result, future development is expected to leverage existing drainage
improvements, thereby limiting the need for additional off-site infrastructure
modifications and reducing impacts to adjacent properties and public rights-of-way.
Final grading and drainage design will be completed at the site plan and civil
construction document stage, where detailed hydrologic modeling, hydraulic analysis,
and regulatory review will be conducted to confirm compliance with all applicable
standards.
Recognition of the Carefree Highway Scenic Corridor Study
This project will comply with the Carefree Highway Scenic Corridor Study, which
promotes sustainable growth, aesthetic enhancement, and traffic efficiency.
Future development will integrate:
Landscaping and design elements that preserve the scenic quality, such as
architectural design, structure height near the highway/residences, varied
setbacks for the highway/ residences, aesthetic screening types, and landscape
buffers.
Traffic management strategies that ensure safe and efficient road access,
Such as limiting driveways on the highway to every 400 feet from each other and
using Central Avenue as the main point of access. Also ensuring that any
driveway on this site will be wide enough to accommodate trucks with horse
trailers.
Sustainable land-use practices to minimize environmental impact.
Local Serving Commercial uses to minimize outside traffic and support local
residents.
Recognition of the Daisy Mountain - New River Area Plan
The Daisy Mountain - New River Area Plan designates this site as part of a commercial
growth area along Carefree Highway. However, past community input has emphasized
a preference for smaller-scale, locally serving businesses over large-scale commercial
development.
To align with the area plan’s goals, this project will:
Carefree Commercial – Enclosed Luxury Auto Storage CUPD Narrative
21
Maintain low-intensity commercial uses (such as Retail & Services, Office &
Professional Services, Food & Beverage, etc.) that respect the community’s
character.
Follow Scenic Corridor Guidelines to integrate with the surrounding environment.
Promote controlled growth that aligns with the area’s infrastructure capacity.
Encourage locally owned, small-scale commercial activity rather than regional
destination retail.
The Maricopa County Comprehensive Plan - Vision 2030 also supports this area as a
commercial corridor, reinforcing the appropriateness of this rezoning request.
Response to City of Phoenix Zoning Review Comments
Although the subject property is not located within the municipal boundaries of the City
of Phoenix, it lies within the City’s designated planning area. As such, the applicant has
reviewed and considered the City of Phoenix comments where applicable.
While many of the stipulations outlined in the City of Phoenix comment letter pertain
specifically to properties within its jurisdiction or require City administrative oversight,
this proposal respects the spirit of their recommendations where feasible. The
development has been designed to support regional goals for sustainability, land use
compatibility, and scenic corridor protection, while also reflecting the County’s adopted
land use policies and infrastructure context.
Land Use Plan Context and Compatibility
The City of Phoenix General Plan currently designates the site as “Residential 0 to 2
dwelling units per acre.” While this differs from Maricopa County’s adopted Daisy
Mountain/New River Area Plan, the County has identified this portion of Carefree
Highway as a future business corridor due to its adjacency to an arterial roadway. The
proposed commercial zoning and self-service storage use is consistent with this vision
and compatible with existing and anticipated commercial nodes along the corridor.
Carefree Commercial – Enclosed Luxury Auto Storage CUPD Narrative
22
Given that the site is not within Phoenix city limits and no annexation is proposed, a
General Plan Amendment through the City is not applicable.
North Black Canyon Corridor Plan and Scenic Corridor Design
We acknowledge the City of Phoenix’s reference to the North Black Canyon Corridor
Plan (NBCCP) and its associated Infrastructure Phasing Overlay. However, within the
jurisdiction of Maricopa County, the Carefree Highway Scenic Corridor (CHSC) study
supersedes the NBCCP. The goals of the NBCCP regarding character, scale, and
buffering are addressed and advanced through the CHSC policies, which have been
integrated into the design of this project.
Conformance with C-2 SP Development Standards (Self-Service Storage)
While the development will not be under the jurisdiction of Phoenix zoning, the site can
accommodate key standards outlined under the City’s C-2 SP zoning and self-service
storage guidelines, including:
•
All storage contained within enclosed buildings, with no outdoor vehicle storage.
•
No auctions, repairs, or hazardous materials stored on site.
•
Direct access to Carefree Highway, a designated arterial.
•
Screening and buffering, especially adjacent to residential zones, with a
minimum 10-foot-wide landscaped drainage channel already planned along the
southern boundary.
Figure 8: City of Phoenix General Plan
Area of Subject
Property
Carefree Commercial – Enclosed Luxury Auto Storage CUPD Narrative
23
These principles are consistent with Maricopa County design expectations and can be
incorporated as conditional commitments, as appropriate.
Carefree Highway Right-of-Way and Multi-Use Trail
Carefree Highway is a Maricopa County Department of Transportation (MCDOT)
roadway, not under the City of Phoenix’s jurisdiction. However, the site currently
incorporates a 120-foot scenic setback from the highway centerline. The developer is
open to dedicating a 30-foot multi-use trail easement along the site frontage and
constructing a 10-foot-wide trail within it, consistent with the context of existing trail
improvements. This can also be included as a condition of zoning approval if deemed
appropriate.
Transportation Electrification Action Plan and Conservation Measures for New
Development
While the subject property is not located within the municipal boundaries of the City of
Phoenix, we recognize the broader planning trends and sustainability goals outlined in
the City’s Transportation Electrification Action Plan. The development team supports the
inclusion of electric vehicle (EV) infrastructure where it aligns with the final site
programming and market demand. For instance, if the site develops with a commercial
or retail focus, outdoor parking areas could accommodate EV charging infrastructure for
approximately 5% of parking spaces. Alternatively, for uses such as self-storage,
charging infrastructure could be incorporated within individual units or designated
service areas. Requiring these features at this preliminary zoning stage may be
premature and potentially restrictive, but the applicant is open to incorporating EV-
related improvements as part of the final Plan of Development, where appropriate.
Similarly, we acknowledge the objectives of the City’s Conservation Measures for New
Development, which promote water efficiency, landscape design best practices, and
sustainable site infrastructure. However, since the subject property is not within the City
of Phoenix jurisdiction and the Maricopa County Planning and Zoning Department does
not currently regulate these specific policies, it is difficult to commit to individual
measures at this time. Nonetheless, future site planning efforts may include green
infrastructure and sustainable landscaping features consistent with regional best
practices, which can be addressed at the site plan or building permit stage, or
incorporated as conditions of approval if deemed necessary by the County.
Community Considerations
Carefree Commercial – Enclosed Luxury Auto Storage CUPD Narrative
24
The project team is committed to working with local stakeholders to ensure that any
future development aligns with community interests. A public outreach process will be
undertaken as part of the rezoning application to gather input and address any concerns
related to land use compatibility, traffic, and environmental impact.
The condominium ownership structure ensures that unit owners maintain a vested,
long-term interest in the corridor. Unlike leased storage facilities or speculative strip
retail, this model embeds local property ownership and investment directly into the
development pattern.
The Carefree Commercial rezoning proposal seeks to bring the property into alignment
with the existing commercial character along Carefree Highway while maintaining
flexibility for future development. The zoning change will provide opportunities for
economic growth, enhance property value, and support the long-term vision for
commercial expansion in the area. By aligning with the goals of the Carefree Highway
Corridor Study, future development on this site will contribute to the sustainable growth
of the region. The property owner will continue to work with the county and local
stakeholders to ensure a smooth transition to commercial zoning and compliance with
all regulatory requirements.
Relationship to Surrounding Properties
Compatibility with adjacent land uses is a primary objective of the proposed rezoning.
The site is bordered by a mix of rural residential properties and existing or planned
commercial development along Carefree Highway. The CUPD overlay serves as the
principal mechanism for ensuring that future development remains predictable, low-
impact, and compatible with these surrounding uses (see figure 8).
Adjacent to residential zoning districts, development will incorporate expanded
landscape buffers, screening walls, and building setbacks that create a gradual
Figure 9: Existing Commercially Zoned Properties and Uses
Carefree Commercial – Enclosed Luxury Auto Storage CUPD Narrative
25
transition between commercial and residential environments. These buffers are
designed to prioritize landscape depth rather than relying solely on hard walls, allowing
native vegetation to serve as the dominant visual element.
Because the project is structured around local-serving and ownership-based uses, it
avoids the transient activity patterns often associated with conventional commercial
centers. The limited scale and local orientation of the development reinforce
compatibility with adjacent rural residential properties.
Operational impacts such as
lighting, noise, and hours of
activity are also addressed
through CUPD standards
and design conditions. All
exterior lighting will be fully
shielded and directed away
from residential properties,
preserving dark-sky
conditions and minimizing
light spillover. Permitted
uses are characterized by
low noise generation and
limited evening activity,
further reducing potential
impacts on nearby homes.
By restricting the range of
allowable uses and
establishing clear design
expectations at the zoning
stage, the project avoids the
incremental intensification
that can occur under
standard commercial zoning.
This approach ensures that
the site develops in a
manner consistent with both
current community
expectations and the long-
term vision articulated in the Daisy Mountain – New River Area Plan.
This zoning request is consistent with Maricopa County’s adopted planning policies and
area plans. The subject property lies within the boundaries of the Carefree Highway
Figure 10: Future Land Use Plan - Daisy Mountain/New River Area Plan
Carefree Commercial – Enclosed Luxury Auto Storage CUPD Narrative
26
Scenic Corridor Study (2020) and the Daisy Mountain - New River Area Plan (2019),
both of which designate this area as suitable for commercial development and future
growth (see figure 9).
Location and Accessibility
The subject property is situated directly along Carefree Highway, classified as an arterial
road servicing the area. Several established businesses along this corridor currently
access Carefree Highway, with the majority utilizing right-in/right-out access, while
some, such as the gas station located ¼ mile to the east, benefit from full access. It is
anticipated that the majority of traffic to the subject property is expected to come
eastbound along Carefree Hwy from Phoenix city limits.
Development Schedule
At this stage, there is no fixed timeline for development. The project’s progression will
largely be influenced by the prevailing economic conditions and other associated
development risks.
Community Facilities and Services
The subject parcel is located within the Deer Valley Unified School District (DVUSD No.
97). Public schools serving the area include Desert Mountain School (Preschool–8th
Grade), located at 35959 N. 7th Avenue, Desert Hills, AZ 85086. The designated public
high school for the area is Boulder Creek High School, located at 40404 N. Gavilan
Peak Parkway, Anthem, AZ 85086.
In addition to the public school options, Stepping Stones Academy (K–8) is located
approximately one mile from the site at 35812 N. 7th Street, Phoenix, AZ 85086,
providing an alternative educational option in close proximity to the subject property.
For further information or inquiries, please contact:
Brad Garcia, PLA
Director of Planning & Design
701-970-9346 cell
3449 39th St S
Fargo, ND 58104
www.centurybuildersnd.com
MCDOT Comments
Item #4 – Z250009 – APN 211-24-137B – Carefree Commercial
• The two below items require, 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.
o Carefree Highway is classified as a principal arterial requiring fee dedication
of a minimum 65-foot half street from the section line.
o Central Avenue is classified as a minor collector requiring fee dedication of a
minimum 30-foot half street from the mid-section line.
• Any additional dedication and offsite improvement requirements will be determined
by MCDOT Traffic based on a submitted TIA/TIS to Permit Center at
https://www.maricopa.gov/6003/Maricopa-Countys-New-Permit-Center.
• 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.
Drew Sigado
Planning Project Manager
Department of Transportation
Engineering Division
2901 West Durango Street Phoenix, Arizona 85009
O: 602-506-7223
E: Drew.Sigado@Maricopa.gov
[ Maricopa.Gov ]
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Page | 1
Subdivision
Infrastructure
& Planning Program
301 W. Jefferson St.
Phoenix, AZ 85003
S u b d i vi s io n @ m a ri co p a .go v
e s d .m a r i c o pa .g o v
The Maricopa County Environmental Services Department (MCESD) has completed review
for the Carefree Commercial 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 least 60 days per year is classified as a Public Water
System (PWS).
•
If the above criteria are met, a Public Water System application and a New Source
Approval application are required and must be submitted to the MCESD’s Drinking
Water Program. A water quality analysis report will be required with submittal and is
good within one-year of testing.
An Approval to Construct application is required to be submitted to the MCESD’s Treatment
Program for all PWS water treatment facilities.
•
For questions, please contact the Water/Wastewater Treatment Program at (602)
372-2861 or email treatmentplantprogram@maricopa.gov
An Approval to Construct application is required to be submitted to the MCESD’s
Subdivision & Infrastructure Program for all PWS water system infrastructure.
•
For questions, please contact the Subdivision and Infrastructure Program at (602)
506-1058 or email subdivision@maricopa.gov
For additional Drinking Water related questions, please contact the Drinking Water program
at (602) 506-6935 or by email at sdwquestions@maricopa.gov.
Project Name: Carefree Commercial
Primary Contact Name: Brad Garcia
Planning Application Type: PRE-
APPLICATION
APN(s): 211-24-137B
Reviewer: Elliott Wheaton, P.E.
Email: Elliott.Wheaton@maricopa.gov
Phone: 602-376-6035
Planner Name: Joseph Mueller
Planning Case #: Z250009
Date: April 10, 2025
Water and Waste Management Division
Page | 2
Onsite Wastewater (Septic) –
A Notice of Intent to Discharge application for a septic system is required for any
construction. Application must be submitted to the MCESD Onsite Wastewater Program.
•
Wastewater is not permitted to discharge to an adjacent parcel’s septic system.
•
If conducting food service in unincorporated Maricopa, a grease trap will be
required by Onsite Wastewater program.
•
Setback requirements must be maintained per Arizona Administrative Code, Title
18, Chapter 9, Article 312, C (Features Requiring Setbacks).
Projected flows between 3000 and 24,000 gallons per day require a 4.23 General Permit and
may require nitrogen treatment.
For Onsite Wastewater related questions, please contact the Onsite Program at (602) 506-
6666 or by email at septicquestions@maricopa.gov.
Subdivision Infrastructure and Planning –
An Approval to Construct application is required and must be submitted to MCESD’s
Subdivision & Infrastructure Program for water, reclaimed water and/or wastewater system
infrastructure.
A Water Service Agreement signed by the Utility is required and must be submitted to
MCESD’s Subdivision & Infrastructure Program if the site/development will be provided with
water and/or reclaimed water by a Utility. A Capacity Assurance Form issued by the Utility
is required to MCESD’s Subdivision & Infrastructure Program if the site/development
wastewater service is being provided by a Utility.
For subdivision related questions, please contact the Subdivision and Infrastructure
Program at (602) 506-1058 or email subdivision@maricopa.gov.
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 1 of 2
Anh Harambasic, PE
Planning & Development
301 W. Jefferson St., Suite 170
Phoenix, Arizona 85003
Phone: (602) 506-3611
www.maricopa.gov/planning
Email address:
anh.harambasic@maricopa.go
v
Planning & Development
Engineering Plan Review
Date:
April 1, 2026
Memo To: Darren Gerard, AICP, Planning Manager, Department of Planning &
Development
Attn:
Martin Martell, Planner, Planning & Development Services
From:
Anh Harambasic, P.E. Engineering Plans Reviewer, Planning and
Development Services.
cc:
Doug Jones, P.E., Engineering Supervisor, Planning & Development
Services
Subject:
Z240029 - Zone Change from RU-43 to C-2 CUPD
(E2 Memo)
Job Site Address: SEC Central Ave and Carefree Hwy
APN(s):
211-24-137B
This application is requesting a zone change from RU-43 to C-2 with a conditional
overlay for the subject parcel of approximately 10 acres. The Zone change is to allow
for low intensity commercial development.
PND Engineering Plan Review (DPR, FCD, MCDOT and PND Transportation) has
reviewed the 2nd submittal of the Zone Change application routed for review on March
11, 2026 and has no objections to the Zone change without a POD. Approvals are
subject to the following conditions:
DRAINAGE GENERAL COMMENTS:
1. Without the submittal of a precise plan of development, no development approval
is inferred by this review, including, but not limited to number of proposed building
lots/units, drainage design, access and roadway alignments. These items will be
addressed as development plans progress and are submitted to the County for
further review and/or entitlement.
2. A traffic impact study must be submitted with future entitlement (POD or
Preliminary Plat) application(s). Due to the preliminary nature of this zone change
request MCDOT traffic did not comment on the zone change review and will make
comments once more details are provided in the future entitlements.
3. Engineering review of re-zone cases is conceptual in nature. All development and
engineering design shall be in conformance with Section 1205 of the Maricopa
Page 2 of 2
County Zoning Ordinance; Drainage Policies and Standards; Floodplain
Regulations for Maricopa County; MCDOT Roadway Design Manual; and current
engineering policies, standards and best practices at the time of application for
construction.
Please contact me if you have any questions or require any additional information.
Fire Marshal’s Office
41018 N Daisy Mountain Dr
Anthem, AZ 85086
Fire.Marshal@DMFD.org
1
Maricopa County Zone Change Request
TAC Mtg April 15, 2025, #Z250009
Carefree Hwy and N Central SE Corner
APN Number: 211-24-137B
Proposed Business, retail and storage Development
DMFD Permit #NA
April 15, 2025
Reviewed by: Tim Wills, Fire Marshal
These parcels are within the Daisy Mountain Fire Department jurisdiction. DMFD has “no
objection” to the proposed Zone Change, Z250009. DMFD has adopted the 2018 IFC with
amendments. DMFD has the following preliminary comments for this project:
1. Driveways shall be designated, designed and constructed as Fire Lanes for emergency
access.
2. The Required Fire Flow shall be as determined in Fire Code, Appendix B. If developers
are requesting a reduced required fire flow, then fire sprinkler design calculations for the
largest/greatest sprinkler design area/building are required PRIOR to approval.
a. Table B105.1 (2) REFERENCE TABLE is amended by adding Footnote “C” as
follows: Footnote C: In special circumstances, where the Suburban or Rural water
supply will not provide the required 1,500 gpm, the fire code official may accept a
lesser amount. (Ref. NFPA 1142)
3. Fire hydrant(s) shall be provided capable of providing required fire flow. Coordinate
locations with DMFD, upon development of site plan.
4. Automatic Fire Sprinklers are required as per DMFD 2018 Fire Code adoption with
amendments. The sprinkler system shall be designed and installed in accordance with
NFPA 13. Each Building/system requires separate permit.
5. Fire Alarm system shall be designed and installed in accordance with NFPA 72. Fire
Sprinklers shall be monitored by an approved central station. System shall monitor and
supervise fire sprinkler system, provide occupant notification, monitor/supervise other
fire protection systems (CO2 gas detection, Commercial Cooking systems, etc). Each
Building/system requires separate permit.
6. An approved FD Knox key box shall be provided for each building. Vehicle access gates
shall be equipped with Knox switch and a DMFD approved optical activation system from
each direction and at each gate.
Dear Mr. Martell:
Thank you for the opportunity to comment on Z250009. The applicant is requesting to
rezone approximately 10.3 acres located at the southeast corner of Carefree Highway and
Central Avenue (Parcel No. 211-24-137B) from RU-43 (Rural Zoning District – One Acre Per
Dwelling Unit) to C-2 CUPD (Intermediate Commercial, Commercial Plan of Development
Overlay) to allow commercial development.
Staff has reviewed the request and has the following comments and recommendations:
• The subject site is directly adjacent to vacant land in Maricopa County zoned C-2
PD (Intermediate Commercial, Planned Development Overlay) to the east and
single-family residential in Maricopa County zoned RU-43 (One Acre Per Dwelling
Unit) to the south. To the west (across Central Avenue) is a church use in Maricopa
County zoned RU-43 and to the north (across Carefree Highway) is vacant land in
Maricopa County zoned RU-43.
• The subject site is not located within the City of Phoenix municipal boundaries;
however, the site is located within the City of Phoenix planning area. The subject site
is designated “Residential 0 to 2 dwelling units per acre” on the City of Phoenix
General Plan Land Use Map. Thus, the proposal for C-2 CUPD zoning would not be
consistent with the General Plan Land Use Map designation.
• The subject site is within the Desert View Village planning area of the City of
Phoenix. Each village within the City of Phoenix has a Village Planning Committee
which includes residents and workers of the community appointed by the Mayor
and City Council. The Desert View Village Planning Committee (VPC) meets on a
monthly basis on the first Tuesday of each month at 6:30 p.m. at the Paradise Valley
Community Center, Multi-Purpose Room, 17402 N. 40th Street, Phoenix, AZ. The
Desert View Village webpage with information about the village is available online,
here: https://www.phoenix.gov/administration/departments/pdd/planning-
zoning/villages/desert-view.html.
• The subject site is located within the Peripheral Areas C and D General Plan area
and is designated “Residential 0 to 2 dwelling units per acre” (page 11). The
proposal for C-2 CUPD zoning is not consistent with the Peripheral Areas C and D
General Plan designation. This plan is available online, here:
https://www.phoenix.gov/administration/departments/pdd/planning-
zoning/villages/desert-view.html.
• The subject site is located within the North Black Canyon Corridor Plan (NBCCP)
area. Staff has the following comments:
o The subject site is designated “Residential 0 to 2 dwelling units per acre”
(page 6). The proposal for C-2 CUPD zoning is not consistent with the NBCCP
designation.
o The subject site is located within the Infrastructure Phasing Overlay (page 9),
which was created to discourage development outside of the Infrastructure
Limit Line. The Infrastructure Limit Line was an area created to encourage a
concentration of development within a defined growth corridor where
municipal infrastructure would be supported, and areas outside of the
defined growth corridor would not have significant expansion of municipal
infrastructure until such time as the boundary restrictions of the
Infrastructure Limit Line are lifted. As development has occurred within the
City of Phoenix over the years in the surrounding area (outside of the
Infrastructure Limit Line), minor General Plan Amendments (GPAs) have
been processed concurrently with rezoning applications to remove sites from
the Infrastructure Phasing Overlay and to extend the Infrastructure Limit Line.
o Staff would recommend the development comply with the design guidelines
of the North Black Canyon Overlay District (NBCOD) in accordance with
Chapter 6, Section 654 of the Phoenix Zoning Ordinance, which are
consistent with the goals, policies, and recommendations of the NBCCP.
Specifically, the plan and overlay address colors and materials of buildings
and walls to be muted and blend, rather than contrast strongly, with the
surrounding desert environment. Section 654 (NBCOD) of the Phoenix Zoning
Ordinance is available online, here:
https://phoenix.municipal.codes/ZO/654.
o This NBCCP is available online, here:
https://www.phoenix.gov/administration/departments/pdd/planning-
zoning/publications-plans-studies.html.
• The subject site abuts Carefree Highway, which was designated as a scenic corridor
by the Phoenix City Council in 1987. For commercial development, the City of
Phoenix recommends a 120-foot setback from the centerline of Carefree Highway,
consistent with the recommendations of the 1987 Carefree Highway Scenic
Corridor Design Policies, available online, here:
https://www.phoenix.gov/administration/departments/pdd/planning-
zoning/villages/desert-view.html.
• A self-service storage facility would require a minimum of C-2 SP (Intermediate
Commercial, Special Permit) zoning in the City of Phoenix and would be subject to
the C-2 development standards found in Chapter 6, Section 623 of the Phoenix
Zoning Ordinance. If approved, the City of Phoenix recommends consistency with
the C-2 development standards in order to avoid the potential for future non-
conformities, should the property be annexed and served by the City of Phoenix in
the future, including maximum building height, minimum building setbacks,
minimum landscape setbacks, minimum landscape planting, and maximum lot
coverage, in accordance with Section 623.E.4 of the Phoenix Zoning Ordinance,
available online, here: https://phoenix.municipal.codes/ZO/623.
• If the self-service storage facility is proposed to be taller than two stories and 30 feet
in height, then it would require a minimum of C-2 HGT/WVR SP (Intermediate
Commercial, Height Waiver, Special Permit) zoning in the City of Phoenix, which
would allow a maximum building height of four stories not to exceed 56 feet, in
accordance with Section 623.E.4.b of the Phoenix Zoning Ordinance.
• Self-service storage facilities would also be subject to the requirements of Section
647.A.2.i of the Phoenix Zoning Ordinance, available online, here:
https://phoenix.municipal.codes/ZO/647. If approved, staff recommends the
following stipulations:
o All storage shall be within a closed building except that within the grounds of
a self-service storage warehouse where trailers and motor vehicles may be
placed in outdoor storage areas which are separate from view from adjacent
streets and property by walls, fences or landscaping. Outdoor storage areas
shall not exceed ten percent of the gross site area and shall not count toward
meeting parking requirements.
o No auctions, sales, service or repair activities or anything other than dead
storage and the rental and supervision of storage units and such additional
uses permitted in the C-2 district that are specified through special permit
approval shall be conducted on the premises.
o There shall be no storage [or] use of hazardous or dangerous materials on the
premises.
o The premises shall abut or have direct access to a freeway or arterial street,
as designated on the street classification map.
o Screening the perimeter of the premises of a self-service storage warehouse
may be required. All parts of the perimeter which are adjacent to a residential
zone shall be screened by a fence or wall with a landscaped area at least ten
feet wide, additional setback and the reorientation of buildings may be
required to ensure compatibility with surrounding properties.
o A self-storage warehouse may be combined with a household moving center.
• Offices, professional services, and convenience retail are permitted in the C-2
zoning district in the City of Phoenix, subject to the provisions of Section 623 of the
Phoenix Zoning Ordinance. If a use is not explicitly listed in the C-2 zoning district
(Section 623), it may be listed in a lower intensity zoning district, such as the C-1
zoning district (Section 622) or the R-5 zoning district (Section 618).
o Section 618: https://phoenix.municipal.codes/ZO/618.
o Section 622: https://phoenix.municipal.codes/ZO/622.
• A multi-use trail (MUT) is designated along the north and south side of Carefree
Highway, which connects to the urban trail system of the City of Phoenix. If
approved, staff recommends the following stipulation:
o A 30-foot-wide multi-use trail easement (MUTE) shall be dedicated along the
north side of the site, adjacent to Carefree Highway, and a minimum 10-foot-
wide multi-use trail (MUT) shall be constructed within the easement, in
accordance with the MAG supplemental detail and Planning and
Development Department, as approved by the Planning and Development
Department.
• Carefree Highway is designated as a Scenic Drive Major Arterial and is designated
as Cross Section A on the City of Phoenix Street Classification Map. This cross
section includes a total of 140 feet of right-of-way, with 40 feet of pavement from
curb to curb on each side of the street, a 24-foot-wide raised landscape median in
the center of the street, and 18 feet of right-of-way remaining between the back of
curb and right-of-way line on each side of the street. If approved, staff recommends
the stipulations below to be consistent with the Street Classification Map and
consistent with improvements to the west and east of the site within the City of
Phoenix jurisdiction.
o A minimum of 70 feet of right-of-way shall be dedicated for the south side of
Carefree Highway, adjacent to the development, as approved by the Planning
and Development Department.
o The south side of Carefree Highway, adjacent to the development, shall be
constructed in accordance with the City of Phoenix Scenic Drive Major
Arterial Cross Section A, as approved by the Planning and Development
Department.
o The raised landscape median in the center of Carefree Highway shall be
planted to the following standards, as approved by the Planning and
Development Department:
▪ Minimum 2-inch caliper, single-trunk, large canopy, drought-tolerant,
shade trees, planted 20 feet on center or in equivalent groupings.
▪ A mixture of drought-tolerant shrubs, accents, and vegetative
groundcovers, with a maximum mature height of two feet, evenly
distributed throughout the landscape areas to achieve a minimum of
75% live coverage.
o A minimum 8-foot-wide detached sidewalk separated by a minimum 8-foot-
wide landscape strip located between the back of curb and sidewalk shall be
constructed along the south side of Carefree Highway, adjacent to the
development, planted to the following standards and as approved by the
Planning and Development Department.
▪ Minimum 2-inch caliper, single-trunk, large canopy, drought-tolerant,
shade trees, planted 20 feet on center or in equivalent groupings on
both sides of the sidewalk to achieve a minimum of 75% shade.
▪ A mixture of drought-tolerant shrubs, accents, and vegetative
groundcovers, with a maximum mature height of two feet, evenly
distributed throughout the landscape areas to achieve a minimum of
75% live coverage.
Where utility conflicts exist, the developer shall work with the Planning and Development
Department on an alternative design solution consistent with a pedestrian environment.
• Central Avenue adjacent to the site is designated as a local street on the City of
Phoenix Street Classification Map. Consistent with adopted City of Phoenix policies
and plans, including Vision Zero, the Complete Streets Guiding Principles, and the
Shade Phoenix Plan, if approved, staff recommends the stipulation below.
See Vision Zero policy, here:
https://www.phoenix.gov/administration/departments/streets/safety-improvements/road-
safety-action-plan.html.
See Complete Streets Guiding Principles, here:
https://www.phoenix.gov/administration/departments/streets/safety-
improvements/complete-streets-program.html.
See Shade Phoenix Plan, here:
https://www.phoenix.gov/content/dam/phoenix/heatsite/documents/ShadePhoenixPlan_N
ov13CouncilDraft_topost_EN.pdf.
o A minimum 5-foot-wide detached sidewalk separated by a minimum 5-foot-
wide landscape strip located between the back of curb and sidewalk shall be
constructed along the east side of Central Avenue, adjacent to the
development, planted to the following standards, and as approved by the
Planning and Development Department.
▪ Minimum 2-inch caliper, single-trunk, large canopy, drought-tolerant,
shade trees, planted 20 feet on center or in equivalent groupings on
both sides of the sidewalk to achieve a minimum of 75% shade.
▪ A mixture of drought-tolerant shrubs, accents, and vegetative
groundcovers, with a maximum mature height of two feet, evenly
distributed throughout the landscape areas to achieve a minimum of
75% live coverage.
Where utility conflicts exist, the developer shall work with the Planning and Development
Department on an alternative design solution consistent with a pedestrian environment.
• In 2014, the Phoenix City Council adopted the Comprehensive Bicycle Master Plan
to guide the development of its Bikeway System and supportive infrastructure. The
Comprehensive Bicycle Master Plan supports options for both short- and long-term
bicycle parking as a means of promoting bicyclist traffic to a variety of destinations.
In April 2023, the Phoenix City Council adopted the Active Transportation Plan,
which was an update and expansion of the Comprehensive Bicycle Master Plan. If
approved, staff recommends the below stipulations to further this plan.
See the Comprehensive Bicycle Master Plan, here:
https://www.phoenix.gov/content/dam/phoenix/streetssite/documents/bicycle-master-
plan/2014bikephx_final_web.pdf.
See the Active Transportation Plan, here:
https://www.phoenix.gov/administration/departments/streets/requests-services/active-
transportation.html.
o Bicycle parking shall be provided and installed in accordance with Section
1307.H of the Phoenix Zoning Ordinance and located near building
entrances, as approved by the Planning and Development Department.
o A bicycle repair station (“fix it station”) shall be provided and maintained on
site, as approved by the Planning and Development Department. The bicycle
repair station (“fix it station”) shall be provided in an area of high visibility and
separated from vehicular maneuvering areas, where applicable. The repair
station shall include, but not be limited to, standard repair tools affixed to the
station, a tire gauge and pump affixed to the base of the station or the
ground, and a bicycle repair stand which allows pedals and wheels to spin
freely while making adjustments to the bike.
• In April 2021, City of Phoenix Mayor Kate Gallego signed the National Wildlife
Federation’s Mayor’s Monarch Pledge. This pledge commits the city to take action to
support the monarch butterfly population. In the United States, loss of milkweed
habitat is a major factor in the decline of the monarchs. Arizona has at least 29
species of milkweed native to the state. Adult monarchs feed on the nectar of many
flowers, but they breed only where milkweeds are found. To support the monarch
butterfly population, if approved, staff recommends the stipulation below.
See the Mayor’s Monarch Pledge, here:
https://www.phoenix.gov/administration/departments/oep/oep-
programs/wildlife/monarch.html.
o A minimum of 10% of the required shrubs shall be a milkweed or other native
nectar species and shall be planted in groups of three or more, as approved
by the Planning and Development Department.
• In October 2021, the Phoenix City Council approved the Climate Action Plan. The
Climate Action Plan will serve as a long-term plan to achieve greenhouse gas
emission reductions and resiliency goals from local operations and community
activities as well as prepare for the impacts of climate change. This plan contains
policies and initiatives regarding stationary energy, transportation, waste
management, air quality, local food systems, heat, and water. Goal W2 (Water),
Action W2.4, pertains to the implementation of the Greater Phoenix Metro Green
Infrastructure and Low Impact Development Details for Alternative Stormwater
Management to benefit the environment, promote water conservation, reduce
urban heat, improve the public health, and create additional green spaces.
Additionally, the Conservation Measures for New Development policy encourages
the implementation of green stormwater infrastructure (GSI). If approved, staff
recommends the stipulation below to further this plan.
See the Phoenix Climate Action Plan, here:
https://www.phoenix.gov/administration/departments/oep/climate-change.html.
o A minimum of two green stormwater infrastructure (GSI) elements for
stormwater management shall be implemented, as approved by the Planning
and Development Department. This includes but is not limited to stormwater
harvesting basins, bioswales, permeable pavement, etc., per the Greater
Phoenix Metro Green Infrastructure and Low Impact Development Details for
Alternative Stormwater Management.
• In June 2022, the Phoenix City Council approved the Transportation Electrification
Action Plan. The current market desire for the electrification of transportation is
both a national and global phenomenon, fueled by a desire for better air quality, a
reduction in carbon emissions, and a reduction in vehicle operating and
maintenance costs. Businesses, governments and the public are signaling strong
future demand for electric vehicles (EVs), and many automobile manufacturers
have declared plans for a transition to fully electric offerings within the coming
decade. This Plan contains policy initiatives to prepare the City for a future filled
with more EVs, charging infrastructure and e-mobility equity, and outlines a
roadmap for a five-step plan to prepare for the EV infrastructure needs of 280,000
EVs in Phoenix by 2030. One goal of the Plan to accelerate public adoption of
electric vehicles through workplace, business, and multifamily charging
infrastructure recommends a standard stipulation for rezoning cases to provide EV
charging infrastructure. If approved, staff recommends the stipulations below to
further this plan.
See the Transportation Electrification Action Plan, here:
https://www.phoenix.gov/content/dam/phoenix/sustainabilitysite/mediaassets/sustainabil
ity/ev-home-page-
assets/City%20of%20PHX%20Transportation%20Electrification%20Action%20Plan.pdf.
o A minimum of 5% of the required vehicle parking spaces shall include
Electric Vehicle (EV) Installed infrastructure, defined as a parking space that
includes access to an EV charger, as approved by the Planning and
Development Department.
o A minimum of 10% of the required ADA vehicle parking spaces shall include
EV Installed infrastructure, as approved by the Planning and Development
Department.
o A minimum of 10% of the provided bicycle parking spaces shall include
standard electrical receptacles for electric bicycle charging capabilities, as
approved by the Planning and Development Department.
• In June 2023, the Phoenix City Council adopted the Conservation Measures for New
Development policy as part of a resolution addressing the future water
consumption of new development (Resolution 22129). This resolution addresses
the future water consumption of new development to support one of the City’s Five
Core Values in the General Plan which calls for Phoenix to “Build the Sustainable
Desert City”. The Conservation Measures for New Development policy includes
direction to develop standard stipulations for all rezoning cases that will address
best practices related to water usage in nine specific categories. If approved, staff
recommends the stipulations below to further this policy.
See the Conservation Measures for New Development policy, here: https://apps-
secure.phoenix.gov/PublicRecordsSearch/Home/RenderPDF/?id=TpO3XIt3Zm+dgpB9X8R
k7wgKuNBhWnOH+HJ7x/cTlDc=.
o Only landscape materials listed in Appendix A of the North Black Canyon
Overlay District (Section 654 of the Phoenix Zoning Ordinance) shall be
utilized, as approved by the Planning and Development Department.
o Natural turf shall only be utilized for required retention areas (bottom of
basin, and only allowed on slopes if required for slope stabilization) and
functional turf areas such as common areas, as approved by the Planning
and Development Department.
o Landscaping shall be maintained by permanent and automatic/water
efficient WaterSense labeled irrigation controllers (or similar smart
controller) to minimize maintenance and irrigation water consumption for all
on and offsite landscape irrigation, as approved by the Planning and
Development Department.
o Pressure regulating sprinkler heads and/or drip lines shall be utilized in any
turf areas to reduce water waste, as approved by the Planning and
Development Department.
o A leak detection device shall be installed for the irrigation system of
landscape areas larger than 10,000 square feet, as approved by the Planning
and Development Department.
o A minimum of 25% of the surface parking areas shall be shaded. Shade may
be achieved by structures or by minimum 2-inch caliper, single-trunk, large
canopy, drought tolerant, shade trees, or a combination thereof, as approved
by the Planning and Development Department.
o Prior to final site plan approval, documentation shall be provided that
demonstrates a commitment to participate in the Phoenix Water Efficiency
Checkup program for a minimum of 10 years, as approved by the Planning
and Development Department.
• In November 2024, the Phoenix City Council adopted the Shade Phoenix Plan. The
Shade Phoenix Plan prioritizes increasing shade coverage throughout the City to
improve health and quality of life. Investing in shade can address the urban heat
island effect, clean the air, preserve Sonoran vegetation, and prevent health
complications related to prolonged exposure to heat. The Shade Phoenix Plan
provides numerous strategies to increase shade including expanding and
maintaining existing shade, strengthening tree code enforcement, and developing
shade stipulations in rezoning cases. The Shade Phoenix Plan was an update and
expansion of the 2010 Tree and Shade Master Plan. If approved, staff recommends
the stipulation below to further this plan.
See the Shade Phoenix Plan, here:
https://www.phoenix.gov/content/dam/phoenix/heatsite/documents/ShadePhoenixPlan_N
ov13CouncilDraft_topost_EN.pdf.
o All bicycle parking, pedestrian pathways (including sidewalks), and transit
stops (when applicable) shall be shaded by a structure, landscaping, or a
combination of the two to provide a minimum of 75% shade, as approved by
the Planning and Development Department.
• Should the development be annexed and served by the City of Phoenix in the future,
staff recommends that the development comply with the City-wide Design Review
Guidelines in accordance with Chapter 5, Section 507 Tab A of the Phoenix Zoning
Ordinance and the Development Standards of General Applicability in accordance
with Chapter 7 of the Phoenix Zoning Ordinance, in order to avoid the potential for
future non-conformities.
o Section 507 Tab A: https://phoenix.municipal.codes/ZO/507_TabA.
o Chapter 7: https://phoenix.municipal.codes/ZO/7.
Best regards,
Adrian Zambrano
Planner II - Village Planner
Phone: 602-534-6057
E-mail: adrian.zambrano@phoenix.gov
City of Phoenix
► Planning & Development Department
Planning Division, Long Range Planning
200 West Washington Street, 3rd Floor
Phoenix, AZ 85003
Mission: Planning, Development and Preservation for a Better Phoenix
Objection of Planning and Zoning Commission Recommendation
Objection Form
If the Planning & Zoning Commission recommends approval of a particular
case it will be placed on a consent agenda for the Board of Supervisors hearing.
However, if this objection form is received within 15 calendar days following
Commission hearing, then the agenda item will be placed on the regular
agenda for the Board of Supervisors hearing.
Name
Kym Chank
Email Address
kymchnak@gmail.com
Address
34215 N. 2nd Street
City
Phoenix
State
AZ
Zip Code
85085
Phone Number
760-899-7342
Fax Number
Field not completed.
Case Number / Project
Name
Z250009
Planning & Zoning
Commission Hearing
Date
Not set yet
Reason for the
Objection of the Subject
Case
I am a resident located behind the subject property.
My address is 34215 N. 2nd St, Phoenix AZ, 85085. I
relocated from California to Arizona specifically to this
area due it's rural nature and spent almost $2 Million
dollars on my home with the understanding the
subject property in question was zoned residential use
for additional single family dwellings to be built on it. I
am vehemently opposed to this being rezoned from
RU-43 to the proposed C-2 with CUPD. My concerns
are many as listed below:
1. Commercial is not wanted or needed here. The
atmosphere of what we invested into, as a ranch
community, would be eroded. I am acknowledging
your point that the county has noticed the growth in
this area and has highlighted this area for its growth
potential. Myself and my neighbors believe that the
growth is due to those of us moving here for the rural
ranch feel and specifically not wanting to be
surrounded by commercial property, which we can get
all we already need, in either direction about 4 miles
away from us. We do not need nor want additional
commercial buildings, especially directly adjacent to
our community.
2. Water use concerns. Water is a precious resource
and we are being told that they do not even know what
type of commercial use will be potentially built there
yet. We already have many homes sharing several
wells in the adjacent streets and a commercial
location could be using up the water. I am very upset
that the developer has already installed a well without
it even being rezoned yet. It feels as if they believe
they are going to get their way to have it rezoned and
are proceeding forward as such by already installing a
well.
3. Traffic is of great concern especially at the
intersection of Central and Carefree Highway. There
are already Sheriff deputies that are stationed at this
intersection on Sundays for the church that is on the
corner to help direct traffic and any business at this
location will cause more congestion and accidents at
an intersection that is already prone to many
accidents.
4. Lighting and increased noise. One of the things we
truly enjoy is the peacefulness of our property and
especially the dark skies to see the stars at night. Any
commercial property will mean commercial type
lighting and foot traffic that will impede on that peace,
quiet and enjoyment.
5. Crime and transients. Any commercial property will
mean dumpster enclosures and hose bibs on the
exterior of the property that are normally required. I
worked in Commercial Property Real Estate for many
years in California and I know a common problem on
commercial properties is that transients will camp out
in the enclosures and bath themselves in the water
bibs. Crime is also a concern as they cannot state
what business will even be there and it might have
mixed use and tenants that will likely change over
time. Depending on what the businesses are this
could potentially be bringing an element that we did
not want close to our home which is why we
specifically chose not to buy in the city but a rural area
like this.
6. View impeded. Another thing we love about our
property is the 180 degree view we have of the
mountains. We love sitting and watching the sun rise
and sun sets of AZ from our front and back yard. We
do not want a potential 30 foot building impending the
view we spent almost $2 million dollars to have. I am
retired and this is our retirement home not just a
development to us and a commercial structure of any
kind would be tarnishing our retirement dream home
we relocated out of another state for.
I believe all these factors are valid and I know myself
and the majority of the neighbors want this property to
remain as zoned and only have single family dwellings
on the property. This developer could build that
instead of a commercial property or shame on them
for buying and just anticipating getting their way to
have it rezoned! The community is planning to put
together a petition to submit and have the majority
sign in agreement to oppose this rezoning.
Thank you,
Electronic Signature
Agreement
I agree.
Electronic Signature
Kym Chank
Email not displaying correctly? View it in your browser.
Comment on a Planning Case - Submittal of this form is subject to public records.
Submittal of this form will be provided to the case applicant and uploaded to the
case record.
Comment on a Planning Case
(Section Break)
Case Number & Project
Name
Z250009
Comment
I’m sure the proposed rezoning of land along Carefree
Highway from residential to commercial raises
significant concerns for homeowners whose
properties border this parcel. I urge you to consider
the homeowners’ perspective and explore equitable
solutions, such as height restrictions on new
developments, to balance the interests of all parties.
The 10-acre parcel lies within the Carefree Highway
Scenic Corridor. Please refer to the ‘Carefree Highway
Scenic Corridor Plan’ as a guideline before making
final decisions. Beyond zoning, critical issues include
the availability of water, inadequate sewer
infrastructure, and traffic concerns on Central, where
access is already challenging.
Desert Hills is a distinctive community, unlike any
other in Phoenix, and its unique identity must be
safeguarded. Overdevelopment, as seen in areas like
Bell Road with its strip malls and heavy traffic,
threatens what drew residents here. Thoughtful,
sustainable development is essential to maintain the
community’s character and livability.
Name
Rebecca George
Address
Field not completed.
City
Phoenix
State
AZ
Zip Code
85085
Email Address
Field not completed.
Phone Number
Field not completed.
Comment on a Planning
Case
[Submit Information ]
Comment on a Planning Case - Submittal of this form is subject to public records.
Submittal of this form will be provided to the case applicant and uploaded to the
case record.
Comment on a Planning Case
(Section Break)
Case Number & Project
Name
#1: Z250009-Carefree Commercial Indoor mini storage
10 acres SEC CFH & Central Ave #2: Z250006-Pink
Door RV & Self Storage 8.5 acres SWC CFH & 10th St
#3: Z2005086/Z2007034 Storage 12.5 acres NEC CFH
& 12th St
Comment
Scenic Beauty into Industrial Blight -- It’s not just ugly,
it violates the Scenic Highway plan and the Desert
Hills/New River plan. Will the development follow the
SW aesthetic theme? Even if it does, it's still another
storage facility!
How many storage units do we need? This will be the
third with another proposed in addition to this one
within a 2-mile radius of each other. We all have one
acre lots out here so why are you placing storage
facilities in our back door. Put them where the people
are, not where they are not needed.
My biggest concerns are the increased traffic,
potential crime increase, noise and light pollution as
well as trash pollution. Even worse if poorly
maintained.
Please, please, please stop this commercial sprawl
and deny placing yet another storage facility on
Carefree Highway.
Thank you for listening to our concerns and stopping
this project.
Name
Cathleen Adams
Address
33210 N 12th Street
City
Phoenix
State
AZ
Zip Code
85085
Email Address
caa@aerobd.com
Phone Number
6233081591
Comment on a Planning
Case
[Submit Information ]
Comment on a Planning Case
Case Number & Project
Name
Z250009- Carefree Commercial
Comment
I am opposed to the proposed zoning change from
Rural-43 to C-2 CUPD. This property is surrounded by
single family homes and water and sewer service
could pose a problem. With no specified end use,
owners could put in a large commercial operation.
With many horse properties in the area, businesses
are to maintain the rural character
and enhance the rural life style of Desert Hills. I am
opposed to the proposed zoning change to the C-1
CUPD district. There are more than an adequate
number of fueling stations available within the
immediate area to justify the addition of another.
Name
Kathy R. Jadlos
Address
1732 W Maddock Rd
City
Phoenix
State
AZ
Zip Code
85086
Email Address
kathyjadlos@yahoo.com
Phone Number
5037300295
Comment on a Planning Case
Case Number & Project
Name
Z250009
Comment
Rezoning the property to C2 would be a significant
error. It would worsen traffic safety at the already
hazardous Central and Carefree Highway intersection
and harm the Carefree Highway scenic corridor.
Additionally, the lack of water and sewer infrastructure
cannot support a commercial business at this
location.
Name
William George
Address
Field not completed.
City
Phoenix
State
AZ
Zip Code
85085
Email Address
Field not completed.
Phone Number
Field not completed.
Comment on a Planning Case
Case Number & Project
Name
Z250009
Comment
The Carefree Highway Scenic Corridor Study was originally
approved in 1997 with a goal to “help mitigate the impacts of
new development”. Unattractive buildings and the example of
unattractive development along Bell Road were cited as
reasons for caution. There have been updates and
clarifications to the original study (including “Eye to the Future
2020”) through the years regarding CFH between 7th Ave &
28th St (3.5 miles). The case listed above is currently one of
THREE storage facilities being considered - those are in
ADDITION to at least two other storage facilities that ALREADY
EXIST within this 3.5 mile stretch of CFH!! Is anyone paying
attention to the BIG PICTURE here? Are we now planning for the
CAREFREE HIGHWAY STORAGE CORRIDOR?
PLEASE do not contribute to ruining one of the last corridors
that if planned THOUGHTFULLY could actually continue to
celebrate our beautiful desert and its picturesque views.
Growth is inevitable - destruction doesn’t have to be.
Thank you in advance for your consideration of this comment.
Name
Johnson
Address
1037 E Tumbleweed Dr
City
Phoenix
State
AZ
Zip Code
85085
Email Address
Field not completed.
Phone Number
Field not completed.
Comment on a Planning Case
Case Number & Project
Name
#1: Z250009-Carefree Commercial Indoor mini storage
10 acres SEC CFH & Central Ave
Comment
#1: Z250009-Carefree Commercial
Indoor mini storage
10 acres SEC CFH & Central Ave
KEEP ZONING AS IS!!! PLEASE DON'T PUT MORE
STORAGE ON CAREFREE HWY!!!!
Name
MAUREEN PARKER
Address
City
CAVE CREEK
State
AZ
Zip Code
85331
Email Address
Field not completed.
Phone Number
Field not completed.
I am currently building my home South of Carefree Hwy on Central Ave. I purchased the lot
because it was in a nice residential area with no businesses in the immediate area (with the
exception of a church, which I don’t view as being a business). This was one of the reasons
I chose to buy this property. I believe the change from residential to commercial will
dramatically reduce the desirability of resale in my neighborhood. It is rare that a high end
neighborhood like this will see anything good come out of this rezoning. I didn’t pay
$300,000 for a lot on this quiet street only to have to pass some business on a daily basis
which will add to more traffic and noise. The residents directly fronting this proposed
change will face huge problems including resale when and if this proposal goes through. I
considered buying one of these homes and am so relieved I didn’t. Please do Not let this
happen to our beautiful residential community!
Sincerely,
Beth Scalia
P.S. Please forward all correspondence or updates to my current home 2107 Thumb Butte
Rd, Prescott 86305, as we do not have a mailbox at our new address at 33551 N. Central
Avenue
To Whom it May Concern,
My wife and I bought our property in this residential neighborhood and are opposed to
zoning changes that will allow commercial development in our quiet, residential
neighborhood.
David Scalia
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From:
Pollyanna Wedra
To:
Martin Martell (PND)
Subject:
Z250009 Rezoning
Date:
Monday, May 19, 2025 8:38:50 PM
Hi Mr. Martell,
> I’m writing to you to today to ask that Maricopa not allow the rezoning of the lot on
the SE corner/area of Carefree Highway and Central Avenue. We live in the area
south of that area and feel this would have a negative impact on our community.
> -The traffic leaving the neighborhood as well as the traffic on Carefree Highway has
continued to get worse in recent years and this would just add to that problem.
> -We built our home here because it was a residential area away from the traffic of
commercial development.
> -With commercial developments comes the risk of increased crime.
> -We have no control over the type of business that will be allowed to operate which
can have an additional impact on the area.
> -Potential loss in property value. As I’m sure you’re aware this area has higher
priced homes so future buyers in this market will look at a commercial property and
see it as a negative to purchasing a home here.
> -There are many other areas available for development so they should seek an
area that is already zoned commercial. It’s unfair and misleading to residents who
purchased their homes here knowing this was a residential area and for it to be
changed is not right.
> - Finally water, we already have shortages The city of Cave Creek is the servicer
for our area and although we had a will serve letter they denied us water rights.
Where will this development obtain their water? Residents should get access to public
water before a commercial development.
>
> Thank you for your time and attention to this matter.
>
>
> Polly Wedra
> 602-373-0772
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From:
Cynthia Farlow
To:
Martin Martell (PND)
Subject:
Opposition to Rezoning Case:Z250009
Date:
Tuesday, May 20, 2025 10:47:57 AM
As residents and owner of a home located at 32 W. Summerset Drive we are firmly OPPOSED
to the zoning change of property facing Carefree Highway at Central Avenue. Many residents
in this area are on well water. How can this area support increased water needs for
commercial property? Additionally, the traffic in this area is currently heavy and unsafe. We
do not see the merit of increasing the traffic and noise burden.
Please keep up informed regarding zoning meetings. None of our neighbors are in favor of
this.
Cynthia and David Farlow
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county.
From:
Rachel Applegate (PND)
To:
Martin Martell (PND)
Subject:
FW: Online Form Submittal: Objection of Planning and Zoning Commission Recommendation
Date:
Friday, May 23, 2025 7:15:27 AM
From: noreply@civicplus.com <noreply@civicplus.com>
Sent: Thursday, May 22, 2025 7:14 PM
To: PND PZAppeal <PNDPZAppeal@maricopa.gov>
Subject: Online Form Submittal: Objection of Planning and Zoning Commission Recommendation
Objection of Planning and Zoning Commission Recommendation Objection Form If the Planning & Zoning Commission recommends approval of a particular case it will be placed on a consent agenda for the Board of Supervisors hearing. However, if
ZjQcmQRYFpfptBannerStart
ZjQcmQRYFpfptBannerEnd
Objection of Planning and Zoning Commission Recommendation
Objection Form
If the Planning & Zoning Commission recommends approval of a particular case it
will be placed on a consent agenda for the Board of Supervisors hearing. However, if
this objection form is received within 15 calendar days following Commission
hearing, then the agenda item will be placed on the regular agenda for the Board of
Supervisors hearing.
Name
Beth Scalia
Email Address
Dmsbjs1527@gmail.com
Address
33551 N Central Ave
City
Phoenix
State
Az
Zip Code
84085
Phone Number
9287794006
Fax Number
Field not completed.
Case Number / Project
Name
Z250009
April 2 2025
Planning & Zoning
Commission Hearing
Date
Reason for the
Objection of the
Subject Case
Our neighborhood does not need commercial buildings fronting
our quiet street. We’ll have more traffic, lights, increased noise,
there will be water use concerns, and views will be impacted.
Electronic Signature
Agreement
I agree.
Electronic Signature
Beth J Scalia
Email not displaying correctly? View it in your browser.
N Central Ave
N 3rd St
Carefree Hwy
211
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026C
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012B
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032R
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032Y
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301 W. Jefferson St., Suite 170, Phoenix, Arizona 85003, (602) 506-3601
Document Path: \\gisteam.maricopa.gov\workgroup\patrick.dongarra\PND\OppositionCases\Z250009\Z250009.aprx
DISCLAIMER: This map is a graphical representation designed for general reference purposes only. Viewer/User agrees to indemnify, defend and hold harmless Maricopa County, its officers, departments, employees and agents
from and against any and all suits, actions, legal or administrative proceedings, claims, demands or damages of any kind or nature arising out of the use of this map, or the data contained herein, in its actual or altered form.
www.maricopa.gov/planning
Maricopa County OET, GIS Division, 8/20/2025
Ü
160
0
160
80
Feet
Opposition and Support
Z250009
Parcel
Subject Parcel
300' Buffer
Opposition Parcel
Supporting Parcel
All Opposition Parcels
All Supporting Parcels
300' Buffer Interior
300' Buffer Selection
Eligible parcels: 28
Supporting parcels: 0
Opposition parcels: 10
Supporting parcels sq ft: 0
Opposition parcels sq ft: 139,787
Subject parcels sq ft: 437,614
All area inside the 300' buffer sq ft:
1,346,564
All area inside the 300' buffer -
excluding subject parcel,
ROW and excluded parcels sq ft:
908,950
No-response parcels sq ft: 0
Super Majority opposed parcel acres:
15%
Super Majority opposed parcel number:
36%