DMP2020001 Z2020085 BOS REPORT.PDF
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October 23, 2024
DMP2020001 & Z2020085
Page 1 of 7
Report to the Board of Supervisors
Prepared by the Maricopa County Planning and Development Department
Board Hearing Date:
October 23, 2024
Case #/Title:
DMP2020001/Z2020085 – Global Water – Hassayampa Utilities
Company, Inc. – Water Reclamation Facility #2
Supervisor District:
4
Applicant/Owner:
EPS Group, Inc. / Hassayampa Utility Company, Inc.
Requests:
1) Development Master Plan Major Amendment (DMP) to change
the land use designation in the Hidden Waters Ranch DMP from
Public Facilities/Institutional, Recreational Open Space and
Educational to Utilities
2) Zone Change with Overlay from R1-6 RUPD and Rural-43 to IND-
2 IUPD
Site Location:
Generally located approx. 769’ northwest of the intersection of
Buckeye Rd. and 343rd Ave. in the Tonopah Area
Site Size:
Approx. 28.7 acres
County Island Status:
N/A
Additional
Comments:
The applicant seeks a DMP Major Amendment and Zone Change to
allow for the development of a water treatment facility to serve
Hidden Waters Ranch and surrounding areas in Tonopah. The
Utilities land use designates areas for electric generating plants,
water and wastewater treatment facilities along with associated
offices and accessory equipment. For the Utilities designation, the
Comprehensive Plan specifies that IND-2 is the most appropriate
zoning district. In order to allow the water treatment facility, IND-2
zoning must be applied; however, the uses have been limited to a
water and/or wastewater treatment plant and associated
accessory uses related to the primary uses permitted.
Staff routed the request to various external agencies including Luke
Air Force Base, Department of Transportation (ADOT), Saddle
Mountain Unified School District (SMUSD), Maricopa County
Department of Emergency Management (MCDEM) and the State
Historic Preservation Office (SHPO). ADOT sent comments stating
that there are no concerns with the proposal. SHPO requested that
a cultural resources survey be conducted on the site. MCDEM
October 23, 2024
DMP2020001 & Z2020085
Page 2 of 7
indicated that it had no comments. Mountain Unified School District
(SMUSD) commented that it had no concerns with the proposal.
The City of Buckeye had no comments. Staff received two (2)
letters of opposition concerned with odors and pestilence
(mosquitoes). DMP case approval is by Resolution, attached.
Commission
Recommendation (Two Motions):
On 9/12/24, the Commission voted 8-0 to adopt a motion
recommending the Board of Supervisors approve DMP2020001.
On 9/12/24, the Commission voted 8-0 to adopt a motion
recommending the Board of Supervisors approve Z2020085
subject to conditions ‘a’ – ‘x’:
a.
Development of the site shall be in substantial conformance with the Site Plan entitled
“Site Plan (Phase 1) for Global Water - Hassayampa Utilities Company Inc. – Water
Reclamation Facility #2”, consisting of 1 full-size sheet dated June 26, 2024, and stamped
received June 29, 2024, 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 “Hidden Waters Ranch”, consisting of 14 pages, dated July 26, 2024, and stamped
received August 20, 2024, except as modified by the following conditions.
c.
The following IND-2 IUPD Zoning District standards shall apply:
1.
Min. parking spaces – 1 per 250 sq. ft. of Office
2.
Min. screening required – 6’ solid masonry wall shall fully enclose the facility, but
will not be required to follow the perimeter of the site
3.
Pavement – For water/wastewater facilities surfacing of ABC is permitted with
the approval of a dust control plan by Maricopa County Air Quality Control except
for ADA required spaces and walkways. Other industrial uses shall require paved
parking.
d.
A IUPD overlay is applied to restrict the use of the site. The IND-2 IUPD zoning district shall
limit the use of the site to a water and/or wastewater utility treatment facility and
accessory buildings and uses customarily incidental to the primary use.
e.
The following Engineering conditions shall apply:
1.
Engineering review of planning and/or zoning cases is for conceptual design only.
All development and engineering design shall be in conformance with Section
1205 of the Maricopa County Zoning Ordinance; Drainage Policies and Standards;
Floodplain Regulations for Maricopa County; MCDOT Roadway Design Manual;
and current engineering policies, standards and best practices at the time of
application for construction.
2.
Based on the conceptual design nature of the information submitted, changes to
the site layout may be necessitated by the final engineering design of the site’s
drainage infrastructure.
October 23, 2024
DMP2020001 & Z2020085
Page 3 of 7
3.
Detailed Grading and Drainage (Site Infrastructure) Plans must be submitted with
the application for Building Permits.
4.
The entire site’s runoff shall be retained onsite.
5.
Sufficient retention volume shall be provided onsite to retain the required 100-year,
2-hour runoff from all contributing areas. Retention basins with stormwater depths
exceeding one foot shall provide one foot of freeboard.
6.
All retention basins shall drain within 36 hours per County requirements.
7.
All recommendations of the latest traffic study, once approved, shall be followed
as part of the initial site development.
f.
The following Department of Transportation conditions associated with the larger Hidden
Waters DMP development shall apply as applicable to this site:
1.
The Developer shall provide the ultimate full or half-width of right-of-way for all
public roadways. The TIS shall document all non-standard right-of-way. Right-of-
way shall be provided as follows:
a. Buckeye Road: 100 Feet (Half-width)
b. Harrison Street: 40 Feet (Half-width); 80 Feet (Full-width)
c. Van Buren Street: 65 Feet (Half-width); 130 Feet (Full-width)
d. Roosevelt Street: Western Boundary to 341st Avenue 55 Feet (Half-width); 110
Feet (Full-width)
e. 343rd Avenue, Buckeye Road to Van Buren Street: 40 Feet (Half-width); 80 Feet
(Full-width)
f. 343rd Avenue, Van Buren Street to Northern Project Boundary: 55 Feet (Half-
width); 110 Feet (Full-width)
g. 339th Avenue: 100 Feet (Half-width)
h. 335th Avenue: 40 Feet (Half-width)
The above references interior and perimeter roads. (The project boundary is the
centerline of all perimeter roadways and/or roadway alignments.) Full-width right-
of-way shall be provided where the entire roadway is within the development
(interior roadways). Half-width right-of-way shall be provided where “half” of the
roadway is within the development (perimeter roadways). Additional right-of-way
shall be dedicated at any intersections where future dual left turn lanes are
possible. The widened right-of-way section shall accommodate the length of the
left turn lane, including reverse curves.
2.
The Developer shall reserve sufficient right-of-way for transportation facilities in
compliance with the MAG Hassayampa Study, including sufficient right-of-way for
widening of I-10.
3.
The Developer shall be responsible for design and construction of the ultimate full-
width of all interior roadways, and the ultimate half-width of all perimeter
roadways, unless approved otherwise by MCDOT. All roadways must meet all
county standards in effect at the time they are improved. (This includes, but is not
limited to the “MCDOT Roadway Design Manual,” including TIS infrastructure
October 23, 2024
DMP2020001 & Z2020085
Page 4 of 7
requirements and the “Drainage Policies and Standards for Maricopa County.”)
Half-width roadways must be designed and constructed so as to safely carry two-
way traffic until the ultimate roadway is constructed. Roadway improvement plans
must be approved and permitted by MCDOT. The Developer shall relocate well
site(s) and/or provide additional right-of-way in the event of conflict with any
transportation facilities.
4.
The Developer shall be responsible for design and construction of the ultimate full-
width of all interior roadways, and the ultimate half-width of all perimeter
roadways, unless approved otherwise by MCDOT. All roadways must meet all
county standards in effect at the time they are improved. (This includes, but is not
limited to the “MCDOT Roadway Design Manual,” including TIS infrastructure
requirements and the “Drainage Policies and Standards for Maricopa County.”)
Half-width roadways must be designed and constructed so as to safely carry two-
way traffic until the ultimate roadway is constructed. Roadway improvement plans
must be approved and permitted by MCDOT. The Developer shall relocate well
site(s) and/or provide additional right-of-way in the event of conflict with any
transportation facilities.
5.
The Developer shall provide all-weather access to all parcels and lots, and on all
arterial roadways.
6.
The Developer shall provide and make available a minimum of two access points
to each development phase.
7.
If streetlights are provided, installation shall be provided by the Developer. If
streetlights are within public rights-of-way, a Street Light Improvement District
(SLID) or comparable authority shall be established to provide operation and
maintenance. The Developer should contact the Office of Superintendent of
Streets (602-506-8797) to initiate the SLID process.
8.
The Developer shall design landscaping to comply with all county requirements
and to conform to the MCDOT Roadway Design Manual. The Developer shall be
responsible for maintenance of landscaping within public rights-of-way.
9.
The Applicant shall provide a construction traffic circulation plan. The
construction traffic circulation plan must be approved by MCDOT.
10.
The Applicant shall comply with all applicable local, state and federal
requirements. (Dust control, noise mitigation, AZPDES, 404 permitting, etc.)
11.
The Developer shall provide written documentation of ADOT’s review and
response with each phase. ADOT documentation shall be received before any
development phasing or at the discretion of MCDOT.
g.
MCDOT approvals are valid for 1 year from the date of issuance. If the review for
construction is not underway during this time period, MCDOT may require an updated
traffic report to assess any changes in conditions
h.
All transformers, back-flow prevention devices, utility boxes and all other utility related
ground mounted equipment shall be painted to complement the development and shall
October 23, 2024
DMP2020001 & Z2020085
Page 5 of 7
be screened with landscape material where possible. All HVAC units shall be ground-
mounted or screened with a continuous parapet for commercial projects.
i.
All stipulations of approval shall remain in effect in the event of a change in name of the
Hidden Waters Ranch Development Master Plan.
j.
The master developer shall be responsible for the construction of all public and private
on-site roads within the Hidden Waters Ranch Development Master Plan. Further, the
master developer shall be responsible for the maintenance and upkeep of all private
roads, public open spaces and public facilities, washes, parks, roadway median
landscaping, landscaping within public rights-of-way, and all pedestrian, bicycle, and multi-
use paths.
k.
Prior to the issuance of construction permits, the developer shall submit a landscape
inventory and salvage plan which identifies and assesses the native vegetation within the
development parcels, and which determines the preservation/disposition for each of the
selected native vegetation.
l.
Landscaping of all common areas and open spaces, except for identified recreational
areas, within Hidden Waters Ranch shall consist of indigenous and near-native plant
species of a xeriphytic nature.
m.
Until annexation of the entire development master plan takes place, the master developer
shall notify all future Hidden Waters Ranch Development Master Plan residents that they
are not located within an incorporated city or town, and therefore will not be represented
by, or be able to petition a citizen-elected municipal government. Notification shall also
state that residents will not have access to municipally-managed services such as police,
fire, parks, water, wastewater, libraries, and refuse collection. Such notice shall be
included on all final plats, be permanently posted on the front door of all home sales
offices on not less than an 8 ½ inch by 11 inch sign, and be included in all homeowner
association covenants, conditions, and restrictions (CC & Rs).
n.
The following Maricopa County Department of Emergency Management stipulations shall
apply:
1.
Any areas not covered by the existing Outdoor Warning Siren System used to alert
residents within the 10-mile Emergency Planning Zone of the Palo Verde Nuclear
Generating Station in time of emergency shall be required to include additional
sirens, at the developer’s cost, in order to provide adequate warning for the
residents of that development, using technical information concerning the siren
system obtained from the Emergency Planning Department at the Palo Verde
Nuclear Generating Station. In addition, adequate signage available from the Palo
Verde Nuclear Generating Station Emergency Planning Department shall be
required to be posted on the site to inform the public of the presence of a nuclear
generating station in the vicinity and outlining actions to take upon receiving
warning notification.
2.
The developer shall ensure that public safety information regarding nuclear
emergencies is initially provided to any new residents or building occupants. The
applicant shall obtain this information from the Palo Verde Nuclear Generating
Station – Emergency Planning Department. All costs associated with the
duplication and dissemination of the initial distribution shall be assumed by the
October 23, 2024
DMP2020001 & Z2020085
Page 6 of 7
applicant. Thereafter, the Palo Verde Nuclear Generating Station will provide this
public safety information annually.
o.
The following Luke Air Force Base condition shall apply:
1.
The master developer shall notify future occupants/tenants that they are located
near a military airport with the following language:
“You are locating in a residential dwelling outside the “territory in the vicinity of a
military airport,” however aircraft flying in this area are authorized to fly as low as
1,500 feet above the ground. You will be subject to direct overflights and noise by
Luke Air Force Base jet aircraft in the vicinity.
Luke Air Force Base executes an average of approximately 165 overflights per day.
Although Luke’s primary flight paths are located within 20 miles from the base, jet
noise will be apparent throughout the area as aircraft transient to and from the
Barry M. Goldwater Gunnery Range and other flight areas.
Luke Air Force Base may launch and recover aircraft in either direction off its
runways oriented to the southwest and northeast. Noise will be more noticeable
during overcast sky conditions due to noise reflections off the clouds.
Luke Air Force Base’s normal flying hours extend from 7:00 a.m. until
approximately midnight, Monday through Friday, but some limited flying will occur
outside these hours and during most weekends.
For further information, please check the Luke Air Force Base website or contact
the Maricopa County Planning and Development Department.”
Such notification shall be permanently posted on not less than a 3 foot by 5 foot
sign in front of all leasing and home sales offices and be permanently posted on
the front door of all leasing offices on not less than 8½ inch by 11 inch sign.
p.
All outdoor lighting shall conform to the Maricopa County Zoning Ordinance.
q.
Development of the site shall be in compliance with all applicable Maricopa County Air
Quality rules and regulations.
r.
As required in consultation with the Arizona State Historic Preservation Office (AZ SHPO),
the Owner or Developer shall conduct a survey and shall receive confirmation of survey
completion from AZ SHPO at the time of construction permits.
s.
All outdoor lighting shall be designed as recommended by the International Dark-Sky
Association and shall be in compliance with Section 1112 of the Maricopa County Zoning
Ordinance.
t.
Prior to issuance of the initial building permit, written confirmation will be required from
the emergency fire protection jurisdiction having authority that the facility has been
designed in accordance with their regulations and requirements, and that emergency fire
protection service will be provided to the facility. Prior to issuance of the certificate of
occupancy, local fire protection jurisdiction review and approval will be required.
October 23, 2024
DMP2020001 & Z2020085
Page 7 of 7
u.
Amendments to the zone change shall be processed as a revised application in
accordance with Maricopa County Zoning Ordinance requirements.
v.
Noncompliance with the conditions of approval will be treated as a violation in accordance
with the Maricopa County Zoning Ordinance, and may be grounds for further action,
including zoning revocation, by the Maricopa County Board of Supervisors.
w.
Non-compliance with the regulations administered by the Maricopa County Environmental
Services Department, Maricopa County Department of Transportation, Drainage Review
Division, Planning and Development Department, or the Flood Control District of Maricopa
County may be grounds for initiating a revocation of this Zone Change as set forth in the
Maricopa County Zoning Ordinance.
x.
The granting of this Zone Change has been at the request of the applicant, with the
consent of the landowner. The granting of this approval allows the property owner to
enjoy uses in excess of those permitted by the land use existing on the date of the
application, subject to conditions. In the event of the failure to comply with any condition
of approval, the property shall change to the land use designation that existed on the date
of the application. It is, therefore, stipulated and agreed that 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 the value of the property from the value it held on the date of application due
to such revocation. The Zone Change enhances the value of the property above its value
as of the date the Zone Change is granted and changing to the prior land use designation
results in the same value of the property as if the Zone Change had never been granted.
Presented by:
Adam Cannon, AICP, Senior Planner
Reviewed by:
Darren Gérard, AICP, Planning Manager
Attachments:
9/12/24 P&Z Packet (51 pages)
9/12/24 P&Z Handout Memo (1 page)
Note:
9/12/24 Draft P&Z Minutes are not available as of the writing of this report, but can be
provided upon request later when available.
DMP2020001 & Z2020085
Page 1 of 15
Report to the Planning and Zoning Commission
Prepared by the Maricopa County Planning and Development Department
Cases:
DMP2020001 & Z2020085 – Global Water – Hassayampa Utilities
Company, Inc. – Water Reclamation Facility #2
Hearing Date:
September 12, 2024
Supervisor District:
4
Applicant:
EPS Group, Inc.
Owners:
Hassayampa Utility Company Inc.
Requests:
1) Development Master Plan Major Amendment (DMP) to change the land
use designation in the Hidden Waters Ranch DMP from Public
Facilities/Institutional, Recreational Open Space and Educational to
Utilities
2) Zone Change with Overlay from R1-6 RUPD and Rural-43 to IND-2 IUPD
Site Location:
Generally located approx. 769’ northwest of the intersection of Buckeye Rd.
and 343rd Ave. in the Tonopah Area
Site Size:
Approx. 28.7 acres
Density:
N/A
County Island:
No
County Plan:
Tonopah/Arlington Area Plan – Hidden Waters Ranch DMP
Municipal Plan:
N/A
Municipal Comments:
City of Buckeye – No Comments
Support/Opposition:
None known
Recommendations:
1) Approve
2) Approve with conditions
DMP2020001 & Z2020085
Page 2 of 15
Project Summary:
1.
The applicant is requesting a Development Master Plan (DMP) Major Amendment to change the
land use designation in the Hidden Waters Ranch DMP from Public Facilities/Institutional,
Recreational Open Space and Educational to Utilities. In addition to the DMP proposal, the
applicant is requesting a Zone Change with Overlay from R1-6 RUPD and Rural-43 to IND-2 IUPD.
The subject site is approximately 28.7 acres.
2.
In 2007, the Board approved the Hidden Waters Ranch DMP which comprised approximately
1,314 acres of land in the Tonopah/Arlington area. The initial plan for the DMP proposed a large
residential development with over 3,000 single-family and multi-family units and including
recreational, educational, employment and commercial components. In 2009, following the
economic downturn, the Board approved a subsequent amendment which shrunk the amount of
planned residential units significantly and designated a large portion of the DMP under
employment (industrial) use categories. A later amendment in 2021 further increased the
employment designations throughout the DMP and substantially reduced the residential
designations such that the majority of the site is now designated under employment use
categories.
3.
The subject site retains its use classifications from the original DMP where the site was initially
intended to supplement the planned community with a water treatment plant, a portion of a
planned school site and an area intended for recreation. The applicant’s intent is to still develop
the water reclamation facility, but on an expanded footprint that includes the portion of the
planned school site and the recreational open space area. A land use designation of Utilities
allows the applicant to seek industrial zoning (IND-2 IUPD) that permits the development of the
reclamation plant.
4.
The tables below and on the next page identify the proposed changes to the land use designations
in bold. The proposed total acreage and percent is rounded to the nearest whole number and
shown on the site by area, and as a percentage of the total DMP. The applicant also provided
exhibits highlighting the proposed changes.
5.
DMP Land Use Designations:
Legend
Land Use Designations
Existing
Acreage
Total %
Proposed
Acreage
Total %
SLR
Small Lot Residential (2-5 du/ac)
147.6
11%
147.6
11%
MDR
Medium Density Residential (5-15 du/ac)
29.6
2%
29.6
2%
MUEC
Mixed-Use Employment Center
194.7
15%
194.7
15%
CRC
Community Retail Center
13
1%
13
1%
D/NDOS
Dedicated Non-Developable Open Space
59.6
5%
59.6
5%
ROS
Recreational Open Space
10
1%
0
0%
EDU
Educational (Elementary School)
2.3
0.17%
0
0%
IEC
Industrial Employment Center
836.9
64%
836.9
64%
PF
Public Facilities (WWRF, Fire Dept.)
19.9
1%
3.5
0.27%
UT
Utilities
0
0%
28.7
2%
Totals
1,314
100%
1,314
100%
DMP2020001 & Z2020085
Page 3 of 15
6.
Development Areas:
Development
Unit
Land Use
Category
Land Use Type
Approx.
Gross
Area A: Private Land
A1
IEC
Industrial
12.9
A2
D/NOS
Open Space
15.8
A3
IEC
Industrial
130.8
A4
IEC
Industrial
40.1
A5
D/NDOS
Open Space
20.7
A6
IEC
Industrial
99.6
A7
IEC
Industrial
39.5
A8
IEC
Industrial
40.3
A9
IEC
Industrial
25.5
A10
IEC
Industrial
19.9
A11
IEC
Industrial
34.6
A12
IEC
Industrial
80.3
A13
IEC
Industrial
9.2
A14
EDU
Educational
14.3
A15
IEC
Industrial
16.8
A16
UT
Utilities
28.7
A19
IEC
Industrial
24.1
Area A: Totals
653.1
Area B: State Land
B1
MUEC
Emp/Comm
62.3
B2
IEC
Industrial
58.6
B3
MUEC
Emp/Comm
50.5
B4
MUEC
Emp/Comm
26.2
B5
D/NDOS
Open Space
3.0
B6
IEC
Industrial
29.1
B7
IEC
Industrial
34.2
B8
D/NDOS
Open Space
10.5
B9
IEC
Industrial
26.1
B10
IEC
Industrial
56.4
B11
IEC
Industrial
44.6
B12
PF
Fire Station
3.5
B13
MUEC
Emp/Comm
55.7
B14
D/NDOS
Open Space
9.6
B15
SLR
Residential
30.1
B16
SLR
Residential
40.0
B17
SLR
Residential
40.1
B18
CRC
Commercial
13.0
B19
MDR
Residential
29.6
B20
SLR
Residential
37.4
Area B: Totals
660.5
Overall DMP Totals
1,314
DMP2020001 & Z2020085
Page 4 of 15
Exhibit 1 – Existing Land Use Exhibit
Exhibit 2 – Proposed Land Use Exhibit
DMP2020001 & Z2020085
Page 5 of 15
7.
A Plan of Development (POD) for the initial phase of the water reclamation facility is included with
the zone change request. The subject property is currently undeveloped and vacant with a
relatively flat topography. In addition, regulatory floodplain including floodway is present on a
portion of the property. The POD includes several structures associated with water treatment
such as an office trailer, lift station, filters, equalization basins and sludge holding tank, among
others.
8.
The site is accessed primarily from Buckeye Rd. via a 30’ shared access and utility easement
which will be paved. An alternative access to the site is also available from 343rd Ave. via a 40’
access and utility easement. Five (5) parking spaces are provided on the POD to serve the
employees that will work out of the office.
Exhibit 3 – Site Plan Excerpt
DMP2020001 & Z2020085
Page 6 of 15
9.
The subject property is currently zoned R1-6 RUPD and Rural-43. The applicant is requesting a
zone change to IND-2 IUPD. The standards for the base IND-2 zoning district and the proposed
IND-2 IUPD zoning district are listed below:
REGULATION
BASE ZONING DISTRICT
REGULATIONS
(IND-2)
PROPOSED ZONING
REGULATIONS
(IND-2 IUPD)
Height
40’
40’
Min. Front Yard
15’ - 20’
15’ - 20’
Min. Side Yard
5’
5’
Min. Rear Yard
25’ (abutting rural or residential)
25’ (abutting rural or residential)
Min. Lot Area
6,000 sq. ft.
6,000 sq. ft.
Min. Lot Width
60’
60’
Max. Lot Coverage
60%
60%
Parking
1 per 600 sq. ft. of floor area
1 per 250 sq. ft. of office
Pavement
Minimum asphalt millings bound
with a liquid binding emulsifier
For water/wastewater facilities
surfacing of ABC is permitted with the
approval of a dust control plan by
Maricopa County Air Quality Control
except for ADA required spaces and
walkways. Other industrial uses shall
required paved parking.
Sign Regulations
Chapter 14, Section 1401 &
1404 of MCZO
Chapter 14, Section 1401 & 1404 of
MCZO
Loading and
Unloading
Regulations
1 loading space per 25,000 sq.
ft. of floor area
1 loading space per 25,000 sq. ft. of
floor area
Screening/Buffering
6’ solid masonry wall adjacent to
or abutting any rural or
residential zone boundary
6’ solid masonry wall shall fully
enclose the facility, but cannot follow
the perimeter of the site due to the
existing floodplain on site
Sight Visibility
Triangles
Required. Driveways and
Parking are not permitted within
SVTs
Required. Driveways and Parking are
not permitted within SVTs
10.
The applicant is requesting to vary the development standards for required parking, pavement
and screening. For parking, the applicant is requesting that the parking ratio be adjusted to
account for office space instead of the larger floor area standard required of industrial uses due
to the number of employees expected to be present on the property. The applicant is also
requesting to vary pavement to allow for ABC pavement on site with the exception of ADA
required spaces and walkways. Lastly, the applicant is seeking to vary the location of required
site screening in order to accommodate for the large area of floodplain on site.
DMP2020001 & Z2020085
Page 7 of 15
Exhibit 4 – 2024 Aerial Map
Exhibit 5 – Rural-43 PAD & R1-6 RUPD PAD Zoning Districts & Surrounding Districts
DMP2020001 & Z2020085
Page 8 of 15
Existing On-Site and Adjacent Zoning / Land Use:
11.
On-site:
Rural-43 PAD & R1-6 RUPD PAD / Vacant
North:
Rural-43 PAD & IND-2 PAD / Vacant
South:
Rural-43 & IND-2 PAD / Vacant
East:
IND-2 PAD / Vacant
West:
Rural-43 PAD & Rural-43 / Vacant and Single-Family Residential
Utilities and Services:
12.
Water:
Global Water – Greater Tonopah Water Utility Company, Inc.
Wastewater:
Global Water – Hassyampa Utilities Company, Inc.
Electric:
APS
School District:
Saddle Mountain Unified School District #90
Fire:
Buckeye Valley Fire Department
Police:
Maricopa County Sheriff’s Office (MCSO)
Right-of-Way:
13.
The following table includes existing and future right-of-way and the future classification based
upon the Maricopa County Department of Transportation (MCDOT) Major Streets and Routes
Plan.
Street Name
Existing ½ Width R/W
Future ½ Width R/W
Existing Classification
Buckeye Rd.
55’
100’
Parkway
Adopted Plans:
14.
Tonopah-Arlington Area Plan (Adopted 2000): The land use of the site is designated as Rural (0-
1 d.u./acre) which identifies areas where single family residential development is desirable but
urban services (sewer, water, law enforcement, fire protection, schools, parks, etc.) are limited.
Suitability is determined on the basis of location, access, existing land use patterns, and natural
or man-made constraints. Densities greater than 1.0 du/acre may be permitted in a new
development, but only if areas of lower densities offset the increase such that an average of no
more than 1.0 du/acre is maintained. Uses in this category include agricultural and single family
residential.
15.
Hidden Waters Ranch DMP (Approved 2007): There are three different land use designations for
the subject property under the Hidden Waters Ranch DMP including Recreational Open Space,
Public Facilities/Institutional and Educational (Elementary School). The land use designations
describe the original functional intent of the DMP. Recreational Open Space is a planned area for
recreation. The Educational land use designated an area as a future elementary school site. The
Public Facilities/Institutional land use designated land for uses such as fire and police stations
as well as the water reclamation facility.
Public Participation Summary:
16.
The applicant complied with the Maricopa County Citizen Review Process with the required
posting of the site and notification by first class mail to adjacent property owners and HOAs
within 300’ of the subject parcel and notification to interested parties. Signs were posted on site
DMP2020001 & Z2020085
Page 9 of 15
in accordance with applicable regulations. Staff received a public participation results report in
accordance with County requirements.
17.
To date, staff received two letters of opposition from nearby property owners, Harry Hinz and
Elena Escobedo. Both letters are concerned with odors and the potential for pestilence such as
mosquitoes. According to the public participation results report, the applicant responded to both
concerned citizens and indicated that the treatment plants will be setback at least 350 feet from
the surrounding properties. The applicant also stated that the facility will use an odor control
system to neutralize odors associated with the water treatment process. Mosquito control and
monitoring will occur at the facility.
18.
Saddle Mountain Unified School District (SMUSD) commented that it had no concerns with the
proposal. The letter SMUSD submitted refers to the prior approved DMP amendment
(DMP2021004). No comments were received for the current amendment (DMP202001). The
prior amendment eliminated the vast majority acreage designated for the potential school site in
error and now only 2.3 acres remains. Although this DMP will eliminate the remaining 2.3 acres
entirely, staff notes that a school can develop under an industrial zoning district. DMP2021004
includes a condition to preserve the school site that staff considers to be still valid. Staff also
notes that the prior approved amendments to this DMP have continually re-designated land to
employment (industrial) uses such that it is unlikely at this point that a school will be necessary
to serve the Hidden Waters Ranch development.
19.
As noted above, ADOT sent comments stating that there are no concerns with the proposal;
however, there were prior comments that spoke to the broader Hidden Waters Ranch
development and traffic interchanges with I-10. Arizona State Historic Preservation Office
(ASHPO) recommended a Class 1 and potentially a Class 3 survey to determine if historical
properties are present. Maricopa County Department of Emergency Management (MCDEM)
indicated it had no comments.
20.
The City of Buckeye had no comments.
Outstanding Concerns from Reviewing Agencies
21.
N/A
Staff Analysis:
22.
Staff supports the request for a DMP amendment. Staff believes that the land use designation
of Utilities is more suitable for the amended DMP than the current designations. Since adoption
of the Hidden Waters Ranch DMP in 2007, the DMP has been amended from a planned community
with a significant residential component to an industrial/employment center. One thing that has
stayed consistent over time is the need for water/sewer service in order for other uses to develop.
Regardless of the changes in the DMP, the majority of the area proposed to be redesignated was
already intended to develop as the water treatment facility. There is little need for recreational
open space and educational designations being included to serve a master-planned residential
community when the development priorities have shifted to what appears to be a potential hub
for logistics facilities located in proximity to I-10. It’s also important to note that no intensive
industrial, commercial or residential uses should be able to develop without the development of
the water treatment facility occurring first.
DMP2020001 & Z2020085
Page 10 of 15
23.
Staff also supports a zone change to IND-2 IUPD. A designation of Utilities is required to allow
the zoning necessary for the treatment plant to develop. Under the Utilities designation, the
Comprehensive Plan specifies that IND-2 is the most appropriate zoning district for water and
wastewater treatment facilities. An IUPD overlay will be applied to vary development standards
limit the use of the site to the use proposed to ensure that vital facilities necessary for the rest of
the Hidden Waters Ranch DMP to develop are developed as intended. Staff believes that the
requested variations are minor and, in the case of screening, ensures that the floodplain is not
impacted by the development.
Recommendations (two motions – DMP2020001 & Z2020085):
24.
For the reasons outlined in this report, staff recommends the commission adopt a motion that
the board of supervisors approve DMP2020001.
25.
For the reasons outlined in this report, staff recommends the commission adopt a motion that
the board of supervisors approve Z2020085, subject to conditions ‘a’ – ‘x’:
a.
Development of the site shall be in substantial conformance with the Site Plan entitled
“Site Plan (Phase 1) for Global Water - Hassayampa Utilities Company Inc. – Water
Reclamation Facility #2”, consisting of 1 full-size sheet dated June 26, 2024, and stamped
received June 29, 2024, 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 “Hidden Waters Ranch”, consisting of 14 pages, dated July 26, 2024, and stamped
received August 20, 2024, except as modified by the following conditions.
c.
The following IND-2 IUPD Zoning District standards shall apply:
1.
Min. parking spaces – 1 per 250 sq. ft. of Office
2.
Min. screening required – 6’ solid masonry wall shall fully enclose the facility, but
will not be required to follow the perimeter of the site
3.
Pavement – For water/wastewater facilities surfacing of ABC is permitted with the
approval of a dust control plan by Maricopa County Air Quality Control except for
ADA required spaces and walkways. Other industrial uses shall required paved
parking.
d.
A IUPD overlay is applied to restrict the use of the site. The IND-2 IUPD zoning district shall
limit the use of the site to a water and/or wastewater utility treatment facility and
accessory buildings and uses customarily incidental to the primary use.
e.
The following Engineering conditions shall apply:
1.
Engineering review of planning and/or zoning cases is for conceptual design only.
All development and engineering design shall be in conformance with Section
1205 of the Maricopa County Zoning Ordinance; Drainage Policies and Standards;
Floodplain Regulations for Maricopa County; MCDOT Roadway Design Manual;
and current engineering policies, standards and best practices at the time of
application for construction.
DMP2020001 & Z2020085
Page 11 of 15
2.
Based on the conceptual design nature of the information submitted, changes to
the site layout may be necessitated by the final engineering design of the site’s
drainage infrastructure.
3.
Detailed Grading and Drainage (Site Infrastructure) Plans must be submitted with
the application for Building Permits.
4.
The entire site’s runoff shall be retained onsite.
5.
Sufficient retention volume shall be provided onsite to retain the required 100-year,
2-hour runoff from all contributing areas. Retention basins with stormwater depths
exceeding one foot shall provide one foot of freeboard.
6.
All retention basins shall drain within 36 hours per County requirements.
7.
All recommendations of the latest traffic study, once approved, shall be followed
as part of the initial site development.
f.
The following Department of Transportation conditions associated with the larger Hidden
Waters DMP development shall apply as applicable to this site:
1.
The Developer shall provide the ultimate full or half-width of right-of-way for all
public roadways. The TIS shall document all non-standard right-of-way. Right-of-
way shall be provided as follows:
a. Buckeye Road: 100 Feet (Half-width)
b. Harrison Street: 40 Feet (Half-width); 80 Feet (Full-width)
c. Van Buren Street: 65 Feet (Half-width); 130 Feet (Full-width)
d. Roosevelt Street: Western Boundary to 341st Avenue 55 Feet (Half-width); 110
Feet (Full-width)
e. 343rd Avenue, Buckeye Road to Van Buren Street: 40 Feet (Half-width); 80 Feet
(Full-width)
f. 343rd Avenue, Van Buren Street to Northern Project Boundary: 55 Feet (Half-
width); 110 Feet (Full-width)
g. 339th Avenue: 100 Feet (Half-width)
h. 335th Avenue: 40 Feet (Half-width)
The above references interior and perimeter roads. (The project boundary is the
centerline of all perimeter roadways and/or roadway alignments.) Full-width right-
of-way shall be provided where the entire roadway is within the development
(interior roadways). Half-width right-of-way shall be provided where “half” of the
roadway is within the development (perimeter roadways). Additional right-of-way
shall be dedicated at any intersections where future dual left turn lanes are
possible. The widened right-of-way section shall accommodate the length of the
left turn lane, including reverse curves.
2.
The Developer shall reserve sufficient right-of-way for transportation facilities in
compliance with the MAG Hassayampa Study, including sufficient right-of-way for
widening of I-10.
DMP2020001 & Z2020085
Page 12 of 15
3.
The Developer shall be responsible for design and construction of the ultimate full-
width of all interior roadways, and the ultimate half-width of all perimeter
roadways, unless approved otherwise by MCDOT. All roadways must meet all
county standards in effect at the time they are improved. (This includes, but is not
limited to the “MCDOT Roadway Design Manual,” including TIS infrastructure
requirements and the “Drainage Policies and Standards for Maricopa County.”)
Half-width roadways must be designed and constructed so as to safely carry two-
way traffic until the ultimate roadway is constructed. Roadway improvement plans
must be approved and permitted by MCDOT. The Developer shall relocate well
site(s) and/or provide additional right-of-way in the event of conflict with any
transportation facilities.
4.
The Developer shall be responsible for design and construction of the ultimate full-
width of all interior roadways, and the ultimate half-width of all perimeter
roadways, unless approved otherwise by MCDOT. All roadways must meet all
county standards in effect at the time they are improved. (This includes, but is not
limited to the “MCDOT Roadway Design Manual,” including TIS infrastructure
requirements and the “Drainage Policies and Standards for Maricopa County.”)
Half-width roadways must be designed and constructed so as to safely carry two-
way traffic until the ultimate roadway is constructed. Roadway improvement plans
must be approved and permitted by MCDOT. The Developer shall relocate well
site(s) and/or provide additional right-of-way in the event of conflict with any
transportation facilities.
5.
The Developer shall provide all-weather access to all parcels and lots, and on all
arterial roadways.
6.
The Developer shall provide and make available a minimum of two access points
to each development phase.
7.
If streetlights are provided, installation shall be provided by the Developer. If
streetlights are within public rights-of-way, a Street Light Improvement District
(SLID) or comparable authority shall be established to provide operation and
maintenance. The Developer should contact the Office of Superintendent of
Streets (602-506-8797) to initiate the SLID process.
8.
The Developer shall design landscaping to comply with all county requirements
and to conform to the MCDOT Roadway Design Manual. The Developer shall be
responsible for maintenance of landscaping within public rights-of-way.
9.
The Applicant shall provide a construction traffic circulation plan. The
construction traffic circulation plan must be approved by MCDOT.
10.
The Applicant shall comply with all applicable local, state and federal
requirements. (Dust control, noise mitigation, AZPDES, 404 permitting, etc.)
11.
The Developer shall provide written documentation of ADOT’s review and
response with each phase. ADOT documentation shall be received before any
development phasing or at the discretion of MCDOT.
DMP2020001 & Z2020085
Page 13 of 15
g.
MCDOT approvals are valid for 1 year from the date of issuance. If the review for
construction is not underway during this time period, MCDOT may require an updated
traffic report to assess any changes in conditions
h.
All transformers, back-flow prevention devices, utility boxes and all other utility related
ground mounted equipment shall be painted to complement the development and shall
be screened with landscape material where possible. All HVAC units shall be ground-
mounted or screened with a continuous parapet for commercial projects.
i.
All stipulations of approval shall remain in effect in the event of a change in name of the
Hidden Waters Ranch Development Master Plan.
j.
The master developer shall be responsible for the construction of all public and private
on-site roads within the Hidden Waters Ranch Development Master Plan. Further, the
master developer shall be responsible for the maintenance and upkeep of all private
roads, public open spaces and public facilities, washes, parks, roadway median
landscaping, landscaping within public rights-of-way, and all pedestrian, bicycle, and multi-
use paths.
k.
Prior to the issuance of construction permits, the developer shall submit a landscape
inventory and salvage plan which identifies and assesses the native vegetation within the
development parcels, and which determines the preservation/disposition for each of the
selected native vegetation.
l.
Landscaping of all common areas and open spaces, except for identified recreational
areas, within Hidden Waters Ranch shall consist of indigenous and near-native plant
species of a xeriphytic nature.
m.
Until annexation of the entire development master plan takes place, the master developer
shall notify all future Hidden Waters Ranch Development Master Plan residents that they
are not located within an incorporated city or town, and therefore will not be represented
by, or be able to petition a citizen-elected municipal government. Notification shall also
state that residents will not have access to municipally-managed services such as police,
fire, parks, water, wastewater, libraries, and refuse collection. Such notice shall be
included on all final plats, be permanently posted on the front door of all home sales
offices on not less than an 8 ½ inch by 11 inch sign, and be included in all homeowner
association covenants, conditions, and restrictions (CC & Rs).
n.
The following Maricopa County Department of Emergency Management stipulations shall
apply:
1.
Any areas not covered by the existing Outdoor Warning Siren System used to alert
residents within the 10-mile Emergency Planning Zone of the Palo Verde Nuclear
Generating Station in time of emergency shall be required to include additional
sirens, at the developer’s cost, in order to provide adequate warning for the
residents of that development, using technical information concerning the siren
system obtained from the Emergency Planning Department at the Palo Verde
Nuclear Generating Station. In addition, adequate signage available from the Palo
Verde Nuclear Generating Station Emergency Planning Department shall be
required to be posted on the site to inform the public of the presence of a nuclear
DMP2020001 & Z2020085
Page 14 of 15
generating station in the vicinity and outlining actions to take upon receiving
warning notification.
2.
The developer shall ensure that public safety information regarding nuclear
emergencies is initially provided to any new residents or building occupants. The
applicant shall obtain this information from the Palo Verde Nuclear Generating
Station – Emergency Planning Department. All costs associated with the
duplication and dissemination of the initial distribution shall be assumed by the
applicant. Thereafter, the Palo Verde Nuclear Generating Station will provide this
public safety information annually.
o.
The following Luke Air Force Base condition shall apply:
1.
The master developer shall notify future occupants/tenants that they are located
near a military airport with the following language:
“You are locating in a residential dwelling outside the “territory in the vicinity of a
military airport,” however aircraft flying in this area are authorized to fly as low as
1,500 feet above the ground. You will be subject to direct overflights and noise by
Luke Air Force Base jet aircraft in the vicinity.
Luke Air Force Base executes an average of approximately 165 overflights per day.
Although Luke’s primary flight paths are located within 20 miles from the base, jet
noise will be apparent throughout the area as aircraft transient to and from the
Barry M. Goldwater Gunnery Range and other flight areas.
Luke Air Force Base may launch and recover aircraft in either direction off its
runways oriented to the southwest and northeast. Noise will be more noticeable
during overcast sky conditions due to noise reflections off the clouds.
Luke Air Force Base’s normal flying hours extend from 7:00 a.m. until
approximately midnight, Monday through Friday, but some limited flying will occur
outside these hours and during most weekends.
For further information, please check the Luke Air Force Base website or contact
the Maricopa County Planning and Development Department.”
Such notification shall be permanently posted on not less than a 3 foot by 5 foot
sign in front of all leasing and home sales offices and be permanently posted on
the front door of all leasing offices on not less than 8½ inch by 11 inch sign.
p.
All outdoor lighting shall conform to the Maricopa County Zoning Ordinance.
q.
Development of the site shall be in compliance with all applicable Maricopa County Air
Quality rules and regulations.
r.
As required in consultation with the Arizona State Historic Preservation Office (AZ SHPO),
the Owner or Developer shall conduct a survey and shall receive confirmation of survey
completion from AZ SHPO at the time of construction permits.
DMP2020001 & Z2020085
Page 15 of 15
s.
All outdoor lighting shall be designed as recommended by the International Dark-Sky
Association and shall be in compliance with Section 1112 of the Maricopa County Zoning
Ordinance.
t.
Prior to issuance of the initial building permit, written confirmation will be required from
the emergency fire protection jurisdiction having authority that the facility has been
designed in accordance with their regulations and requirements, and that emergency fire
protection service will be provided to the facility. Prior to issuance of the certificate of
occupancy, local fire protection jurisdiction review and approval will be required.
u.
Amendments to the zone change shall be processed as a revised application in
accordance with Maricopa County Zoning Ordinance requirements.
v.
Noncompliance with the conditions of approval will be treated as a violation in accordance
with the Maricopa County Zoning Ordinance, and may be grounds for further action,
including zoning revocation, by the Maricopa County Board of Supervisors.
w.
Non-compliance with the regulations administered by the Maricopa County Environmental
Services Department, Maricopa County Department of Transportation, Drainage Review
Division, Planning and Development Department, or the Flood Control District of Maricopa
County may be grounds for initiating a revocation of this Zone Change as set forth in the
Maricopa County Zoning Ordinance.
x.
The granting of this Zone Change has been at the request of the applicant, with the
consent of the landowner. The granting of this approval allows the property owner to
enjoy uses in excess of those permitted by the land use existing on the date of the
application, subject to conditions. In the event of the failure to comply with any condition
of approval, the property shall change to the land use designation that existed on the date
of the application. It is, therefore, stipulated and agreed that 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 the value of the property from the value it held on the date of application due
to such revocation. The Zone Change enhances the value of the property above its value
as of the date the Zone Change is granted and changing to the prior land use designation
results in the same value of the property as if the Zone Change had never been granted.
Presented by:
Adam Cannon, AICP, Senior Planner
Reviewed by:
Rachel Applegate, Planning Supervisor
Attachments:
Case Maps (2 pages)
Land Use Exhibit (2 pages)
Narrative Report (14 pages)
Site Plan (1 page)
Engineering Comments (1 page)
MCESD Comments (1 page)
MCDEM Comments (1 page)
ADOT Comments (7 pages)
AZSHPO Comments (2 pages)
City of Buckeye Comments (2 pages)
SMUSD Comments (1 page)
Opposition Comments (2 pages)
/
Maricopa County Planning & Development - Phoenix, AZ
4
Gross Acres: 29 approx.
Generated August 27, 2024 8:33 AM
DMP2020001
Application Name:
Legal Description
Global Water Hassayampa Utility Company Inc Water Reclamation Facility #2 - PSEIS
Applicant
Case Address
1N 5W 8
David Hughes
990 S 344TH LN
Applicant Phone/Email
Parcel Primary:504-12-134
4803550616
david.hughes@epsgroupinc.com
TONOPAH, AZ 85354
Map scale 1:3,048
Supervisor District No.
Global Water Hassayampa Utility Company Inc Water Reclamation Facility #2 - PSEIS
/
Maricopa County Planning & Development - Phoenix, AZ
4
Gross Acres: 29 approx.
Generated August 27, 2024 8:36 AM
Z2020085
Application Name:
Legal Description
Global Water Hassayampa Utility Company Inc Water Reclamation Facility
Applicant
Case Address
1N 5W 8
David Hughes
990 S 344TH LN
Applicant Phone/Email
Parcel Primary:504-12-134
4803550616
david.hughes@epsgroupinc.com
Tonopah, AZ 85354
Map scale 1:3,048
Supervisor District No.
Global Water Hassayampa Utility Company Inc Water Reclamation Facility #2 - PSEIS
Interstate Highway 10
Interstate Highway 10
W. Harrison Street
Buckeye Road
343rd Avenue
Roosevelt Street
Van Buren Street
339th Avenue
Roosevelt Street
347th Avenue
351st Avenue
335th Avenue
A15
16.8 AC
IEC
A14
14.3 AC
EDU
B20-State
37.4 AC
SLR
138 units
B19-State
29.6 AC
MDR
272 units
B17-State
40.1 AC
SLR
168 units
Exception
B14-State
D/
NDOS
9.6 AC
A13
9.2 AC
IEC
B2-State
IEC
58.6 AC
B3-State
MUEC
50.5 AC
B7-State
IEC
34.2 AC
B5-State
D/NDOS
3.0 AC
B8-State
D/
NDOS
10.5 AC
B1-State
MUEC
62.3 AC
B4-State
MUEC
26.2 AC
B9-State
IEC
26.1 AC
B16-State
40.0 AC
SLR
144 units
B10-State
IEC
56.4 AC
B11-State
IEC
44.6 AC
B12-State
PF
3.5 AC
Fire
Station
B6-State
IEC
29.1 AC
B15-State
30.1 AC
SLR
101 units
A7
39.5 AC
IEC
A8
40.3 AC
IEC
A9
25.5 AC
IEC
A10
19.9 AC
IEC
A11
34.6 AC
IEC
A3
IEC
130.8 AC
A4
IEC
40.1 AC
A5
D/
NDOS
20.7 AC
A6
IEC
99.6 AC
A19
IEC
24.1 AC
A12
IEC
80.3 AC
A1
IEC
12.9
AC
A2
D/NDOS
15.8 AC
B13-State
MUEC
55.7 AC
B18-State
CRC
13.0 AC
A16
28.7 AC
UT
HIDDEN WATERS
RANCH
MARICOPA COUNTY, ARIZONA
Proposed DMP Site
Development Master Plan
LEGEND
SLR - Small Lot Residential (2-5 du/ac)
MDR - Medium Densiy Residential (5-15 du/ac)
MUEC - Mixed-Use Employment Center
CRC - Community Retail Center
D/NDOS - Dedicated Non-Developable OS
EDU - Educational (Elementary School)
PF - Public Facilities/Institutional
IEC - Industrial/Employment Center
120 S. Ash Avenue
Tempe, Arizona 85281
Tel: 480.994.0994
www.rviplanning.com
20000830
AVONDALE, AZ.
0
600'
1200'
SCALE: 1" = 1200'-0"
2021-10-12
339TH & I-10 LLC
Amended Area = 200 ac
FIGURE 9
Land Use Plan
UT - Utilities (separate DMP Amendment)
28.7 ac
IEC
A14
14.3 AC
PF - Public Facilities/Institutional
IEC - Industrial/Employment Center
UT - Utilities (separate DMP Amendment)
Updated 08/16/24 per DMP2020001
Existing DMP
1
1
1
1
ROS - Recreational Open Space
EDU - Educational (Elementary School)
Legend
Land Use Designation
Total Ac. % Total
SLR
Small Lot Residential (2-5 du/ac)
147.6
11%
MDR
Medium Density Residential (5-15 du/ac)
29.6
2%
MUEC
Mixed-Use Employment Center
194.7
15%
CRC
Community Retail Center
13.0
1%
D/NDOS Dedicated Non-Developable Open Space
59.6
5%
IEC
Industrial/Employment Center
836.9
64%
PF
Public Facilities/Institutional (WWRF, Fire Dept.)
3.5
0%
UT
Utilities
28.7
2%
Total
1,314
100%
n
IEC
Industrial/Employment Center
836.9
64%
PF
Public Facilities/Institutional (WWRF, Fire Dept.)
3.5
0%
UT
Utilities
28.7
2%
Total
1,314
100%
s
Recreational Open Space
ROS
EDU
Educational (Elementary School)
Total
1,314
100%
10.0
2.3
19.9
1%
1%
1
Interstate Highway 10
Interstate Highway 10
W. Harrison Street
Buckeye Road
343rd Avenue
Roosevelt Street
Van Buren Street
339th Avenue
Roosevelt Street
347th Avenue
351st Avenue
335th Avenue
A15
16.8 AC
IEC
A14
14.3 AC
EDU
B20-State
37.4 AC
SLR
138 units
B19-State
29.6 AC
MDR
272 units
B17-State
40.1 AC
SLR
168 units
Exception
B14-State
D/
NDOS
9.6 AC
A13
9.2 AC
IEC
B2-State
IEC
58.6 AC
B3-State
MUEC
50.5 AC
B7-State
IEC
34.2 AC
B5-State
D/NDOS
3.0 AC
B8-State
D/
NDOS
10.5 AC
B1-State
MUEC
62.3 AC
B4-State
MUEC
26.2 AC
B9-State
IEC
26.1 AC
B16-State
40.0 AC
SLR
144 units
B10-State
IEC
56.4 AC
B11-State
IEC
44.6 AC
B12-State
PF
3.5 AC
Fire
Station
B6-State
IEC
29.1 AC
B15-State
30.1 AC
SLR
101 units
A7
39.5 AC
IEC
A8
40.3 AC
IEC
A9
25.5 AC
IEC
A10
19.9 AC
IEC
A11
34.6 AC
IEC
A3
IEC
130.8 AC
A4
IEC
40.1 AC
A5
D/
NDOS
20.7 AC
A6
IEC
99.6 AC
A19
IEC
24.1 AC
A12
IEC
80.3 AC
A1
IEC
12.9
AC
A2
D/NDOS
15.8 AC
B13-State
MUEC
55.7 AC
B18-State
CRC
13.0 AC
A16
28.7 AC
UT
HIDDEN WATERS
RANCH
MARICOPA COUNTY, ARIZONA
Proposed DMP Site
Development Master Plan
LEGEND
SLR - Small Lot Residential (2-5 du/ac)
MDR - Medium Densiy Residential (5-15 du/ac)
MUEC - Mixed-Use Employment Center
CRC - Community Retail Center
D/NDOS - Dedicated Non-Developable OS
EDU - Educational (Elementary School)
PF - Public Facilities/Institutional
IEC - Industrial/Employment Center
120 S. Ash Avenue
Tempe, Arizona 85281
Tel: 480.994.0994
www.rviplanning.com
20000830
AVONDALE, AZ.
0
600'
1200'
SCALE: 1" = 1200'-0"
2021-10-12
339TH & I-10 LLC
Amended Area = 200 ac
FIGURE 9
Proposed DMP
Land Use Plan
UT - Utilities (separate DMP Amendment)
28.7 ac
IEC
A14
14.3 AC
PF - Public Facilities/Institutional
IEC - Industrial/Employment Center
UT - Utilities (separate DMP Amendment)
Legend
Land Use Designation
Total Ac. % Total
SLR
Small Lot Residential (2-5 du/ac)
147.6
11%
MDR
Medium Density Residential (5-15 du/ac)
29.6
2%
MUEC
Mixed-Use Employment Center
194.7
15%
CRC
Community Retail Center
13.0
1%
D/NDOS Dedicated Non-Developable Open Space
59.6
5%
IEC
Industrial/Employment Center
836.9
64%
PF
Public Facilities/Institutional (WWRF, Fire Dept.)
3.5
0%
UT
Utilities
28.7
2%
Total
1,314
100%
n
s
Updated 07/26/24 per DMP2020001
1
1
1
1
Hidden Waters Ranch
(Parcels A13, A14, A15, A16, & A18)
Global Water - Hassayampa Utilities Company, Inc.
Water Reclamation Facility #2
Case Number Z2020085 / DMP2020001
NW/NWC of Buckeye Road & 343rd Avenue
Request: Zone change with Overlay from R1-6 RUPD PAD & RU-43 PAD to IND-2 IUPD, and
Development Master Plan (DMP) Major Amendment to change land use designation from Public
Facilities/Institutional, Recreational Open Space, and Educational to Utilities.
Submitted: October 21, 2020
Revised: December 6, 2021; April 26, 2022; June 20, 2022; February 22, 2024; July 26, 2024
LAND OWNER
Global Water - Hassayampa Utilities Company, Inc.
21410 N 19th Avenue, Suite 220
Phoenix, AZ 85027
Contact: Jason Thuneman
Tel. 480-646-3771
CONSULTANT
EPS Group, Inc.
1130 N Alma School Road, Suite 120
Mesa, AZ 85201
Contact: David Hughes
Tel. 480-503-2250
Table of Contents
1.
Executive Summary and Purpose of Request ....................................................................................... 1
2.
Description of Proposal ......................................................................................................................... 1
Development Master Plan Amendment ..........................................................................................1
Industrial Unit Plan of Development (IUPD) ....................................................................................2
Business Operations .......................................................................................................................2
Description and location of buildings, color palette, and construction materials ..............................3
Signs ..............................................................................................................................................3
Screening & Fence Details ...............................................................................................................3
3.
Relationship to Surrounding Properties & Suitability Analysis ............................................................. 3
4.
Location and Accessibility ..................................................................................................................... 4
5.
Circulation System ................................................................................................................................ 4
6.
Development Schedule ......................................................................................................................... 4
Phase 1A – Vault & Haul: General Arrangement ..............................................................................5
Phase 1 Treatment Configuration A (60,000 – 120,000 FAST Treatment System) ..............................5
Phase 1 Treatment Configuration B (120,000 FAST Treatment System) ............................................6
Phase 2 Treatment Configuration C (250,000 GPD IFAS Initial Full-Scale Plant) .................................6
Phase 3 IFAS 1 MGD .......................................................................................................................6
Phase 4 IFAS 3 MGD (and beyond – scaled as necessary) .................................................................7
7.
Facility Odor Control ............................................................................................................................. 7
8.
Community Facilities and Services ........................................................................................................ 7
9.
Public Utilities and Services .................................................................................................................. 8
10.
Conclusion ........................................................................................................................................ 8
11.
Appendices ....................................................................................................................................... 8
Appendix A – Existing Land Use Map ...............................................................................................9
Appendix B – Proposed Land Use Map .......................................................................................... 11
1
1. Executive Summary and Purpose of Request
EPS Group, Inc., on behalf of the property owner, submits this request for a Zone Change with Overlay from
R1-6 RUPD PAD & RU-43 PAD to IND-2 IUPD and Development Master Plan Amendment to change the land
use designation to Utilities on approximately 28.7 acres in order to expand and develop a water reclamation
facility, located northwest of the northwest corner of Buckeye Road and 343rd Avenue in Maricopa County.
The site is identified in part as Parcels A15, A16, and A18 of the Hidden Waters Ranch Master Plan
(DMP2021004) or Maricopa County Assessor Parcel Numbers (APN) 504-12-134 and 504-12-136. The two
subject parcels shall be combined via lot combination before the development of the water reclamation
facility begins.
2. Description of Proposal
The site is approximately 28.7 gross acres of undeveloped land and is currently zoned R1-6 Planned Area
Development (PAD) and RU-43 PAD. To facilitate the development of the facility, this application requests
a rezoning from the current zoning designations to IND-2 Industrial Plan of Development (IUPD). In addition
to the zone change, the developer is requesting a concurrent development master plan modification
associated with this project. The rezoning and expansion of this site will enable future development
opportunities, as the existing water reclamation facility designation is not large enough to meet the needs
of the Hidden Waters Ranch community. Along with the Hidden Waters Ranch community, the proposed
water reclamation facility shall serve the nearby Agave Ranch Development, a 425-space short term RV park
and a 429-lot manufactured home community, and any future development that may occur in the vicinity.
Development Master Plan Amendment
The Hidden Waters Ranch Land Use Master Plan shall be amended to develop the water reclamation facility
on the subject property. The subject property is currently designated as Public Facility/Institutional (PF),
Recreational Open Space (ROS), and Educational (EDU) land uses. The applicant proposes to designate the
entire subject property as a new land use category named Utilities (UT).
It’s worth noting that while the new Utilities land use category will be designated over the entire 28.7 acres
of the subject property, the footprint of the water reclamation facility shall remain within the 5-acre site
designated as Parcel A15 on the approved land use plan of Hidden Waters Ranch Master Plan (DMP2021004)
The proposed UT designation will also remove approximately 2.3 acres of EDU land use from the master
land use plan. The 2.3 acres of EDU is what’s remaining from the 16.6-acre EDU Parcel A14 of the original
DMP2008006 land use plan after the recent DMP2021004 was approved changing 14.3 acres of EDU in
Parcel A14 to IEC land use.
Project Data
A.P.N.
504-12-134 & 504-12-136
Area Plan
Tonopah/Arlington Area
Current Land Use
Vacant/Undeveloped
Existing Land Use Designations
Public Facilities (PF) / Institutional (INST) /
Elementary School (EDU) /
Recreational Open Space (ROS)
Proposed Land Use Designation
Utilities (UT)
Current Zoning District
R1-6 RUPD PAD & RU-43 PAD
Proposed Zoning District
IND-2 IUPD
Gross Site Area
28.7 acres
2
This land use plan amendment is crucial to the future development of Hidden Waters Ranch overall as it
allows for the development of a vital water reclamation facility in the area. Please see Appendices A and B
for existing and proposed land use maps, respectively.
Industrial Unit Plan of Development (IUPD)
The proposal includes a minor modification to the IND-2 zoning district regarding the property screening
requirements, see the “Screening & Fence Details” section for more information. Below is a table of the
existing base IND-2 development standards per the Maricopa County Zoning Ordinance (MCZO) and the
proposed IND-2 IUPD development standards.
Regulation
Base IND-2 Zoning District (IND-2)
Proposed Zoning District Regulations
(IND-2 IUPD)
Max. Height
40’
40’
Min. Front Yard
20’ (Major Street/Section line Road)
15’ (Collector Street/
Midsection line Road)
20’ (Major Street/Section line Road)
15’ (Collector Street/
Midsection line Road)
Min. Side Yard
5’
5’
Min. Rear Yard
None, or 25’ when abutting a rural
or residential zoning district
None, or 25’ when abutting a rural or
residential zoning district
Min. Lot Area
6,000 sq. ft.
6,000 sq. ft.
Min. Lot Width*
60’
60’
Max. Lot Coverage
60%
60%
Min. Parking Spaces
1 per 600 sq. ft. of floor area
2 (1 per 250 sq. ft. of office)
Min. Screening
(Article 902.9.3.b)
6’ solid masonry wall along
perimeter of site and adjacent to
rural/residential zoning
6’ solid masonry wall shall fully enclose
the facility, but cannot follow the
perimeter of the site due the existing
floodplain on site
Min. Parking
Lot Surface
(Article 1102.7.1)
For other than one single-family
dwelling unit or one mobile home
on a lot of record, any parking area
shall be paved.
ABC pavement is permitted with the
approval of a dust control plan by
Maricopa County Air Quality Control
except for ADA required spaces and
walkways.
* Lot width is measured at front setback
Business Operations
Global Water – Hassayampa Utilities Company, Inc. (GW-HUC) will operate a 10.0 million gallon per day
(MGD) Global Water – Hassayampa Utilities Company Campus 2 Water Reclamation Facility (GW-HUC
Campus 2 WRF). The GW-HUC Campus 2 WRF is within GW-HUC’s MAG 208 Certified Northeast Service
Area May 2007 Water Quality Management Plan amendment, which was approved by MAG and certified
by ADEQ on 21 December 2007.
The GW-HUC Campus 2 WRF is rated as producing Class A+ reclaimed water in accordance with A.A.C. R18-
11, Article 3. The A+ reclaimed water may be discharged to the Dickey Wash under an AZPDES permit, to a
recharge site owned by the same permittee or delivered for beneficial reuse for all regulated uses included
in Table A of A.A.C. R18-11 Article 3, under a valid reclaimed water permit as per A.A.C. R18-9, Article 7.
3
A 40’ by 8’ office trailer with an A.D.A. restroom will be located on site for employees to monitor the
operations. Typically, there will only be one or two on site employees during business hours at the facility.
A total of five parking stalls have been provided in front of the office trailer with 1 A.D.A. accessible van stall.
Majority of the other employees will be coming in and out of the facility in trucks varying from pick-up trucks
to trucking rigs use to haul sludge and bio-solids.
Description and location of buildings, color palette, and construction materials
The 40’ x 8’ office trailer will be located adjacent to an on-site parking lot and 24’ access easement.
Additionally, the reclamation facility will be constructed in phases as delineated in the Development
Schedule. Depending on the pace of development, GW-HUC will construct and operate Smith & Loveless
Factory Built FAST® Package Plant wastewater treatment trains capable of treating up to up to 120 K gallons
per day, or IFAS wastewater treatment trains capable of treating up to 10 MGD. The color and materials for
these buildings will be compatible with the design guidelines set forth in the Hidden Waters Ranch Master
Plan.
Signs
Project signage shall be in accordance to Maricopa County Zoning Ordinance.
Screening & Fence Details
The proposed walls and fences for this site shall provide privacy, identity and a sense of security. The palette
of similar materials to the Hidden Waters Ranch Master Plan Community will be used for this development
to provide a consistent pattern and texture.
Per MCZO Article 902.9.3, a solid masonry wall not less than six feet in height shall be required along and
adjacent to any side or rear property line abutting any rural or residential zone boundary. The six-foot
masonry wall shall be installed with Phase 1 to protect and screen the infrastructure from the neighboring
residential properties. Although, this IUPD requests the location of this wall does not need to be aligned
with the property lines. The wall cannot follow the property lines due to FEMA Flood Zones and required
drainage channels that surround the proposed facility.
3. Relationship to Surrounding Properties & Suitability Analysis
The proposed development has been designed to be better compatible with the following surrounding
developments:
North:
Future Hidden Waters Ranch Parcel A13, Industrial/Employment Center (IND-2)
Future Hidden Waters Ranch Parcel A14, Industrial/Employment Center (IND-2)
South:
Future Hidden Waters Ranch Parcel A17, Industrial/Employment Center (IND-2)
Existing Maricopa County residential lots (RU-43)
East:
Future Hidden Waters Ranch Parcel A14, Industrial/Employment Center (IND-2)
Future Hidden Waters Ranch Parcel A17, Industrial/Employment Center (IND-2)
West:
Future Hidden Waters Ranch Parcel B17, Small Lot Residential (State Trust Land) (RU-43)
4
Existing Maricopa County residential lots (RU-43)
4. Location and Accessibility
This site is generally located northwest of the northwest corner Buckeye Road and 343rd Avenue in
Tonopah, Arizona. Regional access shall be provided by Interstate 10 from an existing traffic interchange
at Hassayampa Road which is a half mile east and a mile and three quarters north of the property. ADOT
as confirmed there will not be any adverse traffic related effects by the water reclamation facility, see
Appendix D for ADOT approval and I-10 traffic interchanges recommendations for future development
within Hidden Waters Ranch. Site access will be provided via an access easement extending from Buckeye
Road to the proposed parking lot of the facility through the properties to the south. There is an existing
30-foot shared access and public utilities easement on the properties to the south connecting the subject
site to Buckeye Road, per Document No. 2021-0407190, 2021-0407194 and 2021-0407283 of the
Maricopa County Recorder. The shared access easement shall encompass a 24-foot access road of asphalt
millings compacted with a liquid asphaltic emulsifier for dust control measures and 3 feet of space on
each side for drainage swales. Within the shared access easement shall be an 8-foot public utilities
easement for electrical and a 22-foot water and sewer easement. The eight parcels to the south shall
utilize the shared access easement to access Buckeye Road, if they development as residential uses in the
future per the easement agreements referenced above.
5. Circulation System
The Buckeye Road point of access will be a full access (ingress and egress) gated entry. Internal circulation
will be via private driveways and parking lot on aggregate base course. One of the proposed deviations
of the IPUD is to MCZO Article 1102.7.1 which states any parking area must be paved for other than one
single-family dwelling unit or one mobile home on a lot of record. The IND-2 IUPD proposes the
reclamation facility’s access roads and parking lots be alternatively surface in ABC material as these will
be low-use roads totaling approximately 8 daily trips in and out of the facility. The ABC surfaced roads
shall have dust control treatment to comply with Maricopa County regulations, and a concrete A.D.A.
parking stall shall be provided with a walkway to the office trailer to comply with A.D.A. requirements.
6. Development Schedule
The GW-HUC Campus 2 WRF will be constructed in phases to meet the needs of development in the
region. Because the exact nature and flows for the initial development are unknown, the starting
configuration provides three options: up to 2 x 60,000 GPD FAST (Fixed Film Activated Sludge Treatment)
Package Treatment Plants; a 120,000 GPD small-scale IFAS (Integrated Fixed Film Activated Sludge
treatment system); or commencing with the first incarnation of the Full-scale IFAS system (250,000 GPD).
GW-HUC is employing “Flexible Phasing Sequence Options” in order to establish the most efficient initial
treatment capacity and configuration for the region.
The phasing of treatment capacity consists of the following (see below for detailed description of
equipment in each Phase):
•
Phase 1A – Vault and Haul (up to 20,000 GPD)
•
Phase 1 Treatment Configuration A (see appendix C, Preliminary Site Plan (Phase 1))
o Package Plant 1 (FAST 20,000 GPD to 60,000 GPD)
o Package Plant 2 (FAST 120,000 GPD)
•
Phase 1 Treatment Configuration B (IFAS 120,000 GPD)
5
•
Phase 2 Treatment Configuration C (IFAS Initial Full-Scale Plant 250,000 GPD, upgradable in
subsequent phases)
•
Phase 3 IFAS (1 MGD)
•
Phase 4 IFAS (2.5 MGD)
•
Phase 5 IFAS (5 MGD)
•
Phase 6 IFAS (7.5 MGD)
•
Phase 7 IFAS (10.0 MGD)
All Phases will be equipped with Fixed Film Activated Sludge technology. An option to commence
operations with fixed media treatment versus floating media is provided. In all cases, treatment will
consist of nitrification/de-nitrification capability.
Phase 1A – Vault & Haul: General Arrangement
During the early development period of the GW-PCUC Campus 2 WRF service area, the WRF will be
operated in vault and haul mode with raw wastewater being collected within a purpose-built lift station.
Wastewater from the development will enter a sealed collector manhole on the GW-PCUC Campus 2 WRF
site and will flow by gravity to the Vault & Haul Lift Station. Wastewater from the Vault & Haul operation
will be conveyed to a permitted treatment facility. Screenings will be rinsed and dewatered and delivered
to a permitted sanitary landfill.
The Vault & Haul Lift Station will be fitted with: a redundant duplexed pump system designed to convey
wastewater to the receiving truck; an aeration system that will provide mixing, suspension and odor
abatement for the area; and be completed with a negative pressure air evacuation system and biofilter
assembly to eliminate any nuisance odors. The Vault & Haul Lift Station will also be fitted with an enclosed
bar screen to remove non-biodegradables. These screenings will be washed, dewatered and held in a roll-
off container within an enclosed building. As required, these screenings will be transported to a licensed
landfill facility.
The Vault & Haul Lift Station is converted to the Influent Lift Station on commissioning of the first
treatment phase included in the Flexible Phasing Sequence Options.
Phase 1 Treatment Configuration A (60,000 – 120,000 FAST Treatment System)
The decision to construct Phase 1 Treatment Configuration A is based on the development absorption
rate and initial volumetric treatment capacity requirements. The treatment capacity up to 60,000 GPD
(120,000 GPD if a second equivalent facility is supplied). Treatment Configuration A consists of a
6
commercial package treatment plant, plus the associated ancillary tankage (flow equalization, sludge
handling) and SCADA control and instrumentation.
Flow equalization (FE) and sludge holding (SH) tankage will be composed of concrete tanks. Both tanks
will be 50,000-gallon capacity. An effluent pump station, and one lined effluent storage pond will be
provided. Based on development absorption rates, a second commercial package treatment plant may
be installed on the site (120,000 GPD capacity).
An on-site emergency generator will be provided capable of powering all vital equipment
Phase 1 Treatment Configuration B (120,000 FAST Treatment System)
The decision to construct Phase 1 Treatment Configuration B is based on the development absorption
rate and initial volumetric treatment capacity requirements. The treatment capacity up to 120,000 GPD.
Treatment Configuration B consists of a purpose-built IFAS treatment plant, plus the associated ancillary
tankage (flow equalization, sludge handling) and SCADA control and instrumentation.
Treatment works will consist of headworks including a fine screen with grit chamber, concrete aerobic
(AER) and anoxic (ANOX) tanks, a concrete equalization (EQ) tank, aeration with floating fixed film
activated sludge treatment (IFAS), a clarifier, two cloth media disk filters, two UV disinfection units (duty
and standby), an effluent pump station, and one lined effluent storage pond.
Flow equalization (FE) and sludge holding (SH) tankage will be composed of concrete tanks. Both tanks
will be 50,000-gallon capacity.
An on-site emergency generator will be provided capable of powering all vital equipment.
Phase 2 Treatment Configuration C (250,000 GPD IFAS Initial Full-Scale Plant)
The decision to construct Phase 2 Treatment Configuration C is based on the development absorption rate
and initial volumetric treatment capacity requirements. Treatment Capacity up to 250,000 GPD.
Treatment Configuration C consists of a purpose-built IFAS treatment plant, plus the associated ancillary
tankage (flow equalization, sludge handling) and SCADA control and instrumentation.
Phase 2 WRF: The 250,000 GPD, Phase 2 GW-PCUC Campus 2 WRF Treatment Configuration C will consist
of the existing influent lift station and headworks facility with vertical screen and basket back up screen.
The treatment system will include two rotating drum fine screens, a backup fine screen with a grit
chamber, a concrete anoxic (ANOX) reactor, one concrete aeration (AER) reactor train with floating media
IFAS and aeration zones. Process equipment includes two aeration blowers, clarifiers (one duty and one
redundant), two cloth media disk filters, four UV disinfection units, an effluent pump station, and two
lined effluent storage ponds.
Flow equalization (FE) and sludge holding (SH) tankage will be composed of concrete tanks. Both tanks
will be 50,000-gallon capacity.
An on-site emergency generator will be provided capable of powering all vital equipment.
Phase 3 IFAS 1 MGD
The decision to construct Phase 3 IFAS 1 MGD is based on the development absorption rate and initial
volumetric treatment capacity requirements. Treatment Capacity up to 1 MGD. Phase 3 consists of a
purpose-built IFAS treatment plant, plus the associated ancillary tankage (flow equalization, sludge
handling) and SCADA control and instrumentation.
7
Phase 3 WRF: The 1.0 MGD, Phase 3 GW-PCUC Campus 2 WRF will consist of the existing influent lift
station and headworks facility with vertical screen and basket back up screen. The treatment system will
include two rotating drum fine screens, a backup fine screen with a grit chamber, a concrete anoxic (ANO)
reactor, one concrete aeration (AER) reactor train with floating media IFAS (1 MGD capacity) and aeration
zones. Process equipment includes two aeration blowers, clarifiers (one duty and one redundant), two
cloth media disk filters, four UV disinfection units, an effluent pump station, and two lined effluent storage
ponds.
Flow equalization (FE) and sludge holding (SH) tankage will be composed of concrete tanks. Both tanks
will be 50,000-gallon capacity. The sludge will be digested in an aerobic sludge digester and dewatered
in one belt press machine. The sludge will be (including screenings, grit, and scum) stored and dried in on-
site Biosolids Drying Beds (BDSB) before being hauled off-site for management or disposal in accordance
with state and federal regulations.
An on-site emergency generator will be provided capable of powering all vital equipment.
Phase 4 IFAS 3 MGD (and beyond – scaled as necessary)
Phase 4 WRF: The 3 MGD, Phase 4 GW-PCUC Campus 2 WRF will consist of the existing influent lift station
and headworks facility with vertical screen and basket back up screen. The treatment system will include
two rotating drum fine screens, a backup fine screen with a grit chamber, a concrete equalization tank
(EQ), a concrete anoxic (ANO) reactor, one concrete aeration (AER) reactor train with floating media IFAS
and aeration zones (with a 3 MGD capacity). Process equipment includes two aeration blowers, clarifiers
(one duty and one redundant), two cloth media disk filters, four UV disinfection units, an effluent pump
station, and two lined effluent storage ponds. The sludge will be digested in an aerobic sludge digester
and dewatered in one belt press machine. The sludge will be (including screenings, grit, and scum) stored
and dried in the BSDB before being hauled off-site for management or disposal in accordance with state
and federal regulations.
7. Facility Odor Control
Maricopa County and the Arizona Department of Environmental Quality have rules and regulations in
place for land uses like the water treatment facility. One of these regulations is to have a very large buffer
between the facility and the surrounding properties. The initial package plants and any future treatment
modifications will immediately begin producing the highest permitted effluent water quality rated “A+”
by the ADEQ. The buffer or setback from the surrounding properties for any facility producing Class A+
reclaimed water is 350 feet. Global Water shall monitor the odor from these plants 24/7 to ensure the
odor levels will not reach a nuisance level. Global Water uses an odor control system which neutralizes
any potential nuisance odors produced by the water reclamation treatment process. Mosquitoes and
other pests shall be monitored and controlled around the facility to prevent breeding and the spread of
mosquito borne diseases.
8. Community Facilities and Services
This application request will not adversely affect existing or future public and private open space,
recreation, schools or library facilities. The following list identifies these nearby services for the
development:
Amenities – Future Hidden Waters Ranch mixed-use employment and retail center
Schools – Saddle Mountain Unified School District/Western Maricopa Education Center (MEC) Technical
School District
Parks – Future Hidden Waters Ranch recreational open space.
8
9. Public Utilities and Services
This application request will not adversely affect municipal and private facilities and services. The
following list identifies public and private services for the development:
Water – Global Water – Greater Tonopah Water Company, Inc. (GW-GTWC)
Sewer – Global Water - Hassayampa Utilities Company, Inc. (GW-HUC)
Electric – Arizona Public Service (APS)
Police – Maricopa County Sheriff’s Department
Fire – Buckeye Valley Fire Department
School District – Saddle Mountain Unified School District
10. Conclusion
The development team is committed to ensuring the creation of a high-quality water reclamation facility.
We look forward to working with Maricopa County and progressing with this project and respectfully
requests your favorable consideration of the submitted documents.
11. Appendices
A. Existing Land Use Map
B. Proposed Land Use Map
9
Appendix A – Existing Land Use Map
Interstate Highway 10
Interstate Highway 10
W. Harrison Street
Buckeye Road
343rd Avenue
Roosevelt Street
Van Buren Street
339th Avenue
Roosevelt Street
347th Avenue
351st Avenue
335th Avenue
A15
16.8 AC
IEC
A14
14.3 AC
EDU
B20-State
37.4 AC
SLR
138 units
B19-State
29.6 AC
MDR
272 units
B17-State
40.1 AC
SLR
168 units
Exception
B14-State
D/
NDOS
9.6 AC
A13
9.2 AC
IEC
B2-State
IEC
58.6 AC
B3-State
MUEC
50.5 AC
B7-State
IEC
34.2 AC
B5-State
D/NDOS
3.0 AC
B8-State
D/
NDOS
10.5 AC
B1-State
MUEC
62.3 AC
B4-State
MUEC
26.2 AC
B9-State
IEC
26.1 AC
B16-State
40.0 AC
SLR
144 units
B10-State
IEC
56.4 AC
B11-State
IEC
44.6 AC
B12-State
PF
3.5 AC
Fire
Station
B6-State
IEC
29.1 AC
B15-State
30.1 AC
SLR
101 units
A7
39.5 AC
IEC
A8
40.3 AC
IEC
A9
25.5 AC
IEC
A10
19.9 AC
IEC
A11
34.6 AC
IEC
A3
IEC
130.8 AC
A4
IEC
40.1 AC
A5
D/
NDOS
20.7 AC
A6
IEC
99.6 AC
A19
IEC
24.1 AC
A12
IEC
80.3 AC
A1
IEC
12.9
AC
A2
D/NDOS
15.8 AC
B13-State
MUEC
55.7 AC
B18-State
CRC
13.0 AC
A16
28.7 AC
UT
HIDDEN WATERS
RANCH
MARICOPA COUNTY, ARIZONA
Proposed DMP Site
Development Master Plan
LEGEND
SLR - Small Lot Residential (2-5 du/ac)
MDR - Medium Densiy Residential (5-15 du/ac)
MUEC - Mixed-Use Employment Center
CRC - Community Retail Center
D/NDOS - Dedicated Non-Developable OS
EDU - Educational (Elementary School)
PF - Public Facilities/Institutional
IEC - Industrial/Employment Center
120 S. Ash Avenue
Tempe, Arizona 85281
Tel: 480.994.0994
www.rviplanning.com
20000830
AVONDALE, AZ.
0
600'
1200'
SCALE: 1" = 1200'-0"
2021-10-12
339TH & I-10 LLC
Amended Area = 200 ac
FIGURE 9
Land Use Plan
UT - Utilities (separate DMP Amendment)
28.7 ac
IEC
A14
14.3 AC
PF - Public Facilities/Institutional
IEC - Industrial/Employment Center
UT - Utilities (separate DMP Amendment)
Updated 08/16/24 per DMP2020001
Existing DMP
1
1
1
1
ROS - Recreational Open Space
EDU - Educational (Elementary School)
Legend
Land Use Designation
Total Ac. % Total
SLR
Small Lot Residential (2-5 du/ac)
147.6
11%
MDR
Medium Density Residential (5-15 du/ac)
29.6
2%
MUEC
Mixed-Use Employment Center
194.7
15%
CRC
Community Retail Center
13.0
1%
D/NDOS Dedicated Non-Developable Open Space
59.6
5%
IEC
Industrial/Employment Center
836.9
64%
PF
Public Facilities/Institutional (WWRF, Fire Dept.)
3.5
0%
UT
Utilities
28.7
2%
Total
1,314
100%
n
IEC
Industrial/Employment Center
836.9
64%
PF
Public Facilities/Institutional (WWRF, Fire Dept.)
3.5
0%
UT
Utilities
28.7
2%
Total
1,314
100%
s
Recreational Open Space
ROS
EDU
Educational (Elementary School)
Total
1,314
100%
10.0
2.3
19.9
1%
1%
1
11
Appendix B – Proposed Land Use Map
Interstate Highway 10
Interstate Highway 10
W. Harrison Street
Buckeye Road
343rd Avenue
Roosevelt Street
Van Buren Street
339th Avenue
Roosevelt Street
347th Avenue
351st Avenue
335th Avenue
A15
16.8 AC
IEC
A14
14.3 AC
EDU
B20-State
37.4 AC
SLR
138 units
B19-State
29.6 AC
MDR
272 units
B17-State
40.1 AC
SLR
168 units
Exception
B14-State
D/
NDOS
9.6 AC
A13
9.2 AC
IEC
B2-State
IEC
58.6 AC
B3-State
MUEC
50.5 AC
B7-State
IEC
34.2 AC
B5-State
D/NDOS
3.0 AC
B8-State
D/
NDOS
10.5 AC
B1-State
MUEC
62.3 AC
B4-State
MUEC
26.2 AC
B9-State
IEC
26.1 AC
B16-State
40.0 AC
SLR
144 units
B10-State
IEC
56.4 AC
B11-State
IEC
44.6 AC
B12-State
PF
3.5 AC
Fire
Station
B6-State
IEC
29.1 AC
B15-State
30.1 AC
SLR
101 units
A7
39.5 AC
IEC
A8
40.3 AC
IEC
A9
25.5 AC
IEC
A10
19.9 AC
IEC
A11
34.6 AC
IEC
A3
IEC
130.8 AC
A4
IEC
40.1 AC
A5
D/
NDOS
20.7 AC
A6
IEC
99.6 AC
A19
IEC
24.1 AC
A12
IEC
80.3 AC
A1
IEC
12.9
AC
A2
D/NDOS
15.8 AC
B13-State
MUEC
55.7 AC
B18-State
CRC
13.0 AC
A16
28.7 AC
UT
HIDDEN WATERS
RANCH
MARICOPA COUNTY, ARIZONA
Proposed DMP Site
Development Master Plan
LEGEND
SLR - Small Lot Residential (2-5 du/ac)
MDR - Medium Densiy Residential (5-15 du/ac)
MUEC - Mixed-Use Employment Center
CRC - Community Retail Center
D/NDOS - Dedicated Non-Developable OS
EDU - Educational (Elementary School)
PF - Public Facilities/Institutional
IEC - Industrial/Employment Center
120 S. Ash Avenue
Tempe, Arizona 85281
Tel: 480.994.0994
www.rviplanning.com
20000830
AVONDALE, AZ.
0
600'
1200'
SCALE: 1" = 1200'-0"
2021-10-12
339TH & I-10 LLC
Amended Area = 200 ac
FIGURE 9
Proposed DMP
Land Use Plan
UT - Utilities (separate DMP Amendment)
28.7 ac
IEC
A14
14.3 AC
PF - Public Facilities/Institutional
IEC - Industrial/Employment Center
UT - Utilities (separate DMP Amendment)
Legend
Land Use Designation
Total Ac. % Total
SLR
Small Lot Residential (2-5 du/ac)
147.6
11%
MDR
Medium Density Residential (5-15 du/ac)
29.6
2%
MUEC
Mixed-Use Employment Center
194.7
15%
CRC
Community Retail Center
13.0
1%
D/NDOS Dedicated Non-Developable Open Space
59.6
5%
IEC
Industrial/Employment Center
836.9
64%
PF
Public Facilities/Institutional (WWRF, Fire Dept.)
3.5
0%
UT
Utilities
28.7
2%
Total
1,314
100%
n
s
Updated 07/26/24 per DMP2020001
1
1
1
1
X
X
X
FEMA FLOOD ZONE LIMITS
FEMA FLOOD HAZARD LIMITS
350.0'
SETBACK
PROP. 24.0' ACCESS ROAD
TO BUCKEYE RD.
40' x 8' OFFICE TRAILER
(APPROX. 10' HIGH)
1 ADA VAN STALL
(11' x 18') ON CONCRETE
PROP. 12"
WATER MAIN
PROP. 4" PVC
RECLAIMED WATER MAIN
40.0' ACCESS &
UTIL. ESMT.
350.0'
SETBACK
ACCESS GATE
24.0' A.B.C.
ACCESS ROAD
88.0'
31.0'
49.0'
BUCKEYE ROAD APPROX. 647' FROM
THE SOUTHERN PROPERTY LINE
S89°45'48"E 1015.00'
N0°14'13"E 1228.37'
N0°14'12"E 1232.83'
S89°30'43"E 1015.01'
305.8'
49.2'
350.0'
EX. 33.0' ACCESS
& UTIL. ESMT.
343RD AVENUE
PROP. 4" PVC
SEWER FORCE MAIN
PROP. 4" PVC
RECLAIMED WATER MAIN
PROP. 12"
WATER MAIN
EX. PARCEL LINE
APN 504-12-136
APN 504-12-134
660.17'
354.83'
EX. PARCEL LINE
APN 504-12-136
APN 504-12-134
660.18'
354.83'
25' x 25' S.V.T.
322.4'
4 STANDARD PARKING
STALLS (9' x 18')
APN 504-12-094E
TAMPA FRANSISCA DIAZ
ZONED: RU-43
APN 504-12-094A
GOMEZ DEYANIRA TREJO
ZONED: RU-43
APN 504-12-094F
TAMPA FRANSISCA DIAZ
ZONED: RU-43
APN 504-12-094B
LUNA FIDEL ENRIQUE
GALLARDO
ZONED: RU-43
EX. 30.0' SHARED ACCESS & UTIL. ESMT.
PER 2021-0407190, 2021-0407194 & 20210407283
A.B.C. PARKING LOT SURFACE
(COMPACTED W/ LIQUID
ASPHALTIC EMULSIFIER)
PROP. 8" PVC WATER MAIN
(TO CONNECT BUCKEYE
ROAD WATER MAIN)
8.0' P.U.E.
22.0' WAT. & SEW. ESMT.
INFLUENT HEADWORKS
(APPROX. 35' HIGH)
ASPHALT MILLINGS WITH EMULSIFIER ACCESS ROAD
FROM SOUTHERN BOUNDARY TO BUCKEYE ROAD
5.0'
L/S STBK
6' CMU BLOCK WALL
6' CMU BLOCK WALL
DRAINAGE
SWALE
RETENTION BASIN
WEST DRAINAGE CHANNEL
(NON-FLOODPLAIN)
6' CMU BLOCK WALL
(2) 32' DIA. 50,000 GAL.
EQUALIZATION BASINS
(20' HIGH)
FAST PACKAGE
TREATMENT SYSTEM
(APPROX. 13' HIGH)
LIGHT POLE
(18' HIGH) (TYP.)
LIGHT POLE
(18' HIGH) (TYP.)
STANDBY GENERATOR
CONEX ELECTRICAL ROOM
(APPROX. 9' HIGH)
APN 504-12-006S
339TH AND I 10 LLC
ZONED: IND-2
APN 504-12-137
339TH AND I 10 LLC
ZONED: IND-2
APN 504-12-135
339TH AND I 10 LLC
ZONED: IND-2
APN 504-12-006Z
339TH AND I 10 LLC
ZONED: IND-2
APN 504-12-006P
339TH AND I 10 LLC
ZONED: IND-2
6' CMU BLOCK WALL
APN 504-12-146A
MOHAMED ABAY
ZONED: RU-43
APN 504-12-146B
JIMENEZ JOSE R LOPEZ
ZONED: RU-43
APN 504-12-145
ARELLANO BERTHA E
ZONED: RU-43
APN 504-12-006V
MELENDEZ JORGE
ZONED: RU-43
APN 504-12-006W
HINZ HARRY D/BRENDA J
ZONED: RU-43
6' CMU BLOCK WALL
12.0'
28.0'
TERTIARY FILTERS
(15' HIGH)
SLUDGE HOLDING
TANK (APPROX. 12' HIGH)
PLANT BLOWERS
(APPROX. 12' HIGH)
14.0'
ODOR CONTROL SYSTEM
(APPROX. 11' HIGH)
13.0'
ONSITE LIFT STATION
Designer:
Drawn by:
Project:
Sheet No.
Job No.
Call at least two full working days
before you begin excavation.
Dial 8-1-1 or 1-800-STAKE-IT (782-5348)
In Maricopa County: (602)263-1100
w w w . e p s g r o u p i n c . c o m
T:480.503.2250
F:480.503.2258
|
1130 N Alma School Road
Suite 120
Mesa, AZ 85201
20-0155 - Happy Waters Ranch Water Reclamation Facility
Global Water - Hassayampa Utilities Company Inc.
Water Reclamation Facility #2
Tonopah, AZ
DCH
DCH
20-0155
of 1
1
SP01
Site Plan (Phase 1)
80
0
80
160
scale
feet
PROJECT DATA
PROJECT TEAM
VICINITY MAP
N.T.S.
SUBJECT
SITE
339TH AVE
VAN BUREN STREET
347TH AVE
SEC 8
T.1 N., R.5 W.
ENGINEER / LAND PLANNER
EPS GROUP, INC.
1130 N. ALMA SCHOOL RD., SUITE 120
MESA, AZ 85201
TEL: (480)-503-2250
CONTACT: DANIEL AUXIER, P.E.
dan.auxier@epsgroupinc.com
LAND OWNER
GLOBAL WATER - HASSAYAMPA
UTILITIES COMPANY, INC.
21410 N. 19TH AVENUE, STE 201
PHOENIX, AZ 85027
TEL: (480)-646-3771
CONTACT: JASON THUNEMAN
jason.thuneman@gwresources.com
A PORTION OF THE SOUTHWEST QUARTER OF SECTION 8,
TOWNSHIP 1 NORTH, RANGE 5 WEST OF THE GILA AND
SALT RIVER MERIDIAN, MARICOPA COUNTY, ARIZONA,
AND BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS;
COMMENCING AT THE SOUTHWEST CORNER OF SAID
SECTION 8, BEING A 2-INCH ALUMINUM CAP IN HAND
HOLE “RLS 36563”, FROM WHICH SOUTH QUARTER
CORNER OF SAID SECTION 8, BEING A 2-INCH ALUMINUM
CAP IN HAND HOLE “RLS 36563”, BEARS SOUTH 89 DEGREES
56 MINUTES 21 SECONDS EAST, 2642.56 FEET, (BASIS OF
BEARINGS), PER THE RECORD OF SURVEY, RECORDED IN
BOOK 810, PAGE 6, OFFICIAL RECORDS OF MARICOPA
COUNTY, ARIZONA;
THENCE, ALONG THE SOUTH LINE OF SAID SOUTHWEST
QUARTER, SOUTH 89 DEGREES 56 MINUTES 21 SECONDS
EAST, 1318.32 FEET;
THENCE, NORTH 0 DEGREES 03 MINUTES 39 SECONDS EAST,
701.62 FEET TO THE POINT OF BEGINNING;
THENCE, NORTH 0 DEGREES 10 MINUTES 52 SECONDS
WEST, 1228.38 FEET;
THENCE, NORTH 89 DEGREES 48 MINUTES 38 SECONDS
EAST, 1015.23 FEET;
THENCE, SOUTH 0 DEGREES 11 MINUTES 22 SECONDS EAST,
1232.82 FEET;
THENCE, NORTH 89 DEGREES 56 MINUTES 21 SECONDS
WEST, 1015.42 FEET TO THE POINT OF BEGINNING.
SAID PORTION OF LAND CONTAINING 1,249,455 SQUARE
FEET, OR 28.6835 ACRES, MORE OR LESS, AND BEING
SUBJECT TO ANY EASEMENTS, RESTRICTIONS, AND/OR
RIGHTS-OF-WAYS OF RECORD OR OTHERWISE.
A.P.N.:
504-12-134; 136
EXISTING LAND USE DESIGNATION:
PUBLIC FACILITIES / INSTITUTIONAL (PF),
EDUCATIONAL (EDU),
RECREATIONAL OPEN SPACE (ROS)
PROPOSED LAND USE DESIGNATION:
UTILITIES (UT)
EXISTING ZONING:
R1-6 RUPD PAD / RU-43 PAD
PROPOSED ZONING:
IND-2 WITH IUPD OVERLAY
GROSS AREA:
±28.68 ACRES / 1,249,455 SQ. FT.
LOT COVERAGE (%):
0.003% (4,205 SQ. FT. / 1,249,455 SQ. FT.)
OFFICE TRAILER
320 SQ. FT.
PACKAGE PLANTS
3,885 SQ. FT.
TOTAL
4,205 SQ. FT.
PARKING REQUIRED:
2 SPACES (1 PER 250 SF OF OFFICE)
PARKING PROVIDED:
5 SPACES (1 ADA VAN)
BUCKEYE ROAD
343RD AVE
SITE PLAN (PHASE 1)
FOR
GLOBAL WATER - HASSAYAMPA
UTILITIES COMPANY INC. -
WATER RECLAMATION FACILITY #2
ZONING CASE: Z2020085
OCTOBER 29, 2020 - 1ST ZONING SUBMITTAL
FEBRUARY 22, 2021 - 2ND ZONING SUBMITTAL
UTILITIES & SERVICES
WATER
GLOBAL WATER - GREATER TONOPAH WATER COMPANY INC.
SEWER
GLOBAL WATER - HASSAYAMPA UTILITY COMPANY, INC.
ELECTRIC
ARIZONA PUBLIC SERVICE (APS)
POLICE
MARICOPA COUNTY SHERIFF'S DEPARTMENT
FIRE
BUCKEYE VALLEY FIRE DEPARTMENT
SCHOOL DISTRICT
SADDLE MOUNTAIN UNIFIED SCHOOL DISTRICT
DECEMBER 2, 2021 - 3RD ZONING SUBMITTAL
APRIL 26, 2022 - 4TH ZONING SUBMITTAL
REQUEST: ZONE CHANGE WITH OVERLAY FROM
R1-6 RUPD PAD & RU-43 PAD TO IND-2 IUPD
FEBRUARY 22, 2024 - 5TH ZONING SUBMITTAL
NOTE: ALL OUTDOOR LIGHTING SHALL COMPLY WITH SECTION 1112 OF THE MCZO
JULY 26, 2024 - 6TH ZONING SUBMITTAL
LEGAL DESCRIPTION
Kevin Bischel, PE
Planning & Development
301 W. Jefferson St., Suite 170
Phoenix, Arizona 85003
Phone: (602) 372-0966
www.maricopa.gov/planning
Email address:
kevin.bischel@maricopa.gov
Planning & Development
Engineering Plan Review
Date:
August 12, 2024
Memo To: Darren Gerard, AICP, Planning Manager, Department of Planning &
Development
Attn:
Adam Cannon, Senior Planner, Planning & Development Services
cc:
Larry Morden, PE, Engineering Supervisor, Planning & Development
From:
Kevin Bischel, PE, Engineering Plans Examiner, Planning &
Development
Subject:
Z2020085 – Water Reclamation Facility #2
APN(s):
504-12-134, -136
Engineering Review has reviewed the plan and report routed for review on 07/30/2024,
for the subject application and has no more comments with the following stipulations:
The following stipulations will apply:
1. Engineering review of planning and/or zoning cases is for conceptual design
only. All development and engineering design shall be in conformance with
Section 1205 of the Maricopa County Zoning Ordinance; Drainage Policies and
Standards; Floodplain Regulations for Maricopa County; MCDOT Roadway
Design Manual; and current engineering policies, standards and best practices
at the time of application for construction.
2. Based on the conceptual design nature of the information submitted, changes
to the site layout may be necessitated by the final engineering design of the
site’s drainage infrastructure.
3. Detailed Grading and Drainage (Site Infrastructure) Plans must be submitted
with the application for Building Permits.
4. The entire site’s runoff shall be retained onsite.
5. Sufficient retention volume shall be provided onsite to retain the required 100-
year, 2-hour runoff from all contributing areas. Retention basins with
stormwater depths exceeding one foot shall provide one foot of freeboard.
6. All retention basins shall drain within 36 hours per County requirements.
7. The recommendations of the latest traffic study, once approved, shall be
followed as part of the initial site development.
Water and Waste Management
Division
Subdivision Infrastructure &
Planning
Program
1001 N. Central Avenue #150
Phoenix, Arizona 85004
Phone: (602) 506-6666
Fax: (602) 506-5813
TDD 602 506 6704
Maricopa County
Environmental
Services
Department
DATE:
November 16, 2020
TO :
Raymond Banker, Planning & Development Dept.
Planer.
FROM:
Souren Naradikian, P.E.
Senior Civil Engineer
SUBJECT:
Hidden Water Ranch, Water Reclamation Facility #2. Z2020085
The Maricopa County Environmental Services Department (MCESD)
has reviewed documents received from the Maricopa County Planning
and Zoning Department for the above referenced project. This project
is a Water Reclamation Facility #2 at APN # 504-12-134 and 504-12-
136. This proposed project is a Rezone with Overlay and Development
Master Plan Amendment in order to expand and develop a water
reclamation facility. ATC from treatment program and ATC from
subdivision program must be obtained prior to construction permit
approval. The Hidden Waters Ranch Land Use Master Plan shall be
amended to develop the water reclamation facility on the subject
property. The subject property is currently designated as Public
Facility/Institutional (PF), Recreational Open Space (ROS), and
Educational (EDU) land uses. The applicant proposes to designate the
entire subject property as a new land use category named Utilities
(UT).
Based on the above, MCESD raised no objections to the Planning &
Development Department in Accela Automation on November 16,
2020, and the project may proceed with the following stipulations:
Stipulations:
None
It should be noted that this document does not approve the
referenced project. Comments are provided only as advisory to
Maricopa County Planning and Development Department to assist
staff to prepare a staff report. 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 regulations in force at the time of application.
From:
Robert Rowley (EMG)
To:
Ray Banker (PND)
Subject:
RE: New Cases: DMP2020001 & Z2020085 (Hassayampa Utility Co. Water Reclamation Facility #2)
Date:
Wednesday, December 2, 2020 4:58:09 PM
Attachments:
image003.png
image004.png
image005.png
image006.png
image007.png
image008.png
image009.png
Emergency Management has no issues or comment.
Thanks,
Rob
Robert L. Rowley
Director
Maricopa County Emergency Management
5630 E. McDowell Rd Phoenix, AZ 85008
O: 602.273.1411 | C: 602.725.7181
From: Ray Banker (PND) <Ray.Banker@Maricopa.Gov>
Sent: Monday, November 30, 2020 4:32 PM
Subject: New Cases: DMP2020001 & Z2020085 (Hassayampa Utility Co. Water Reclamation Facility
#2)
Good afternoon,
You are receiving this email as the above mentioned cases are in an area which you are considered
an “Area of Interest”. Attached are documents relating to the subject case. Please let me know if you
if have any questions.
Thank you,
Ray Banker
Planner
Maricopa County Planning & Development Department
501 N. 44th Street, Suite 200, Phoenix, AZ 85008
602-506-2364
Ray.Banker@maricopa.gov
This Message Is From an External Sender
This message came from outside your organization. Please use caution when corresponding outside the
county.
From:
Jon Fell
To:
Adam Cannon (PND)
Subject:
Re: Z2020085 Global Water-Hassyampa Utility Company 504-12-134 990 S 344TH LM TONOPAH AZ 85354
Date:
Monday, August 5, 2024 2:12:12 PM
Attachments:
image001.png
ADOT has the following comments for: Z2020085 Global Water-
Hassayampa Utility Company
No Comments
No Issues
Have reviewed the Traffic Statement and Concurs with McDOTs Approval.
Jonathan Fell, PE, PTOE
Assistant District Engineer
ADOT Southwest District
GOOGLE GURU
2243 E Gila Ridge Road
Yuma, AZ 85365
928-317-2160
jfell@azdot.gov
azdot.gov
On Mon, Aug 5, 2024 at 9:25 AM Bernadette Martinez <bmartinez@azdot.gov> wrote:
This belongs to you, Thank you.
Bernadette Martinez
Transportation Construction Technician IV
Central District
2140 W. Hilton Ave, MD 700
Phoenix, AZ 85009
602.712.2086
---------- Forwarded message ---------
From: Adam Cannon (PND) <Adam.Cannon@maricopa.gov>
Date: Wed, Jul 31, 2024 at 3:54 PM
Subject: DMP2020001/Z2020085 - Major Development Master Plan Amendment and Zone
Change with Overlay for Global Water Hassyampa Utility Company
To: Adam Cannon (PND) <Adam.Cannon@maricopa.gov>
Cc: Adam Cannon (PND) <Adam.Cannon@maricopa.gov>
Good afternoon all:
This e-mail serves as notification of a 6th Submittal we have received from EPS Group for a
Major Development Master Plan Amendment and Zone Change with Overlay. Applicable
documents for review are available on the Permit Center at: https://maricopacountyaz-
energovweb.tylerhost.net/apps/selfservice#/search. You can search for the case by using the
Development Master Plan Case Number DMP2020001 and the Zone Change case number
Z2020085.
Please let me know if you have any questions or concerns.
Best regards,
Adam Cannon, AICP
Senior Planner
Planning & Development
301 W Jefferson St. Phoenix, AZ 85003
O: 602-372-0292
E: adam.cannon@maricopa.gov
[ Maricopa.Gov ]
Facebook | Instagram | Twitter | YouTube | LinkedIn
This Message Is From an External Sender
This message came from outside your organization. Please use caution when corresponding outside the
county.
From:
Jon Fell
To:
Adam Cannon (PND)
Subject:
Re: DMP2020001/Z2020085 - Major Development Master Plan Amendment and Zone Change with Overlay for
Global Water Hassyampa Utility Company
Date:
Monday, March 11, 2024 4:45:18 PM
Attachments:
image001.png
ADOT does not have any comments at this time.
Jonathan Fell, PE, PTOE
Assistant District Engineer
ADOT Southwest District
GOOGLE GURU
2243 E Gila Ridge Road
Yuma, AZ 85365
928-317-2160
jfell@azdot.gov
azdot.gov
On Mon, Feb 26, 2024 at 1:52 PM Bernadette Martinez <bmartinez@azdot.gov> wrote:
Red Letter:
Link to Folder:
Global Water-Hassyampa Utility Company-MAR-0226…
Map of Project:
Map to Google Earth: Red Letter Impacts Map
If you would like a pre review meeting let me know and I will schedule the meeting for you. Please
let me know if you have any questions. Thank you.
Bernadette Martinez
Transportation Construction Technician IV
Central District
2140 W. Hilton Ave, MD 700
Phoenix, AZ 85009
602.712.2086
---------- Forwarded message ---------
From: Adam Cannon (PND) <Adam.Cannon@maricopa.gov>
Date: Mon, Feb 26, 2024 at 12:57 PM
Subject: DMP2020001/Z2020085 - Major Development Master Plan Amendment and Zone
Change with Overlay for Global Water Hassyampa Utility Company
To: Adam Cannon (PND) <Adam.Cannon@maricopa.gov>
Cc: Adam Cannon (PND) <Adam.Cannon@maricopa.gov>
Good afternoon all,
This e-mail serves as notification of a 5th Submittal we have received from EPS Group for a
Major Development Master Plan Amendment and Zone Change with Overlay. Applicable
documents for review are available on the Online Permit Manager at:
https://accela.maricopa.gov/CitizenAccessMCOSS/Default.aspx. You can search for the
case by using the Development Master Plan Case Number DMP2020001 and the Zone
Change case number Z2020085.
Please let me know if you have any questions or concerns.
Best regards,
Adam Cannon, AICP
Senior Planner
Planning & Development
301 W Jefferson St. Phoenix, AZ 85003
O: 602-372-0292
E: adam.cannon@maricopa.gov
[ Maricopa.Gov ]
Facebook | Instagram | Twitter | YouTube | LinkedIn
From:
Bruce Fenske
To:
Ray Banker (PND)
Subject:
Re: New Cases: DMP2020001 & Z2020085 (Hassayampa Utility Co. Water Reclamation Facility #2)
Date:
Thursday, December 3, 2020 4:58:23 PM
Attachments:
image001.png
image002.png
Mr. Banker:
The Southwest District of the Arizona Department of Transportation (ADOT) has the following comments -
The site plans for the existing and proposed land use master plans show two traffic interchanges (TI) with I-
10. The TI shown along 339th Avenue (also known as Hassayampa Road) currently exists. The TI shown
along 347th Avenue does not currently exist.
ADOT currently has no plans to construct new TIs along I-10. New TIs proposed as part of development
must be funded by the development.
The TI identified along I-10 at 347th Avenue would be one mile from the existing TI at Hassayampa Road.
The nearest existing TI to the west of the TI at Hassayampa Road is 5.1 miles away at Wintersburg Road
(also known as 383rd Avenue). ADOT and the Federal Highway Administration do not normally approve
TIs built within two miles of each other due to traffic operations and safety issues. Because the Hassayampa
Road and Wintersburg Road TIs are 5.1 miles apart, you should expect ADOT to approve the construction of
no more than one TI between the two existing TIs.
The construction of a new TI is a change in access to the Interstate highway system. Any change in access
requires ADOT to submit a report to the regional FHWA office which, if it concurs, goes to the national
FHWA office in Washington, DC. Please be aware that the national FHWA office usually requires two
years to review before issuing a decision.
Frontage roads serve to facilitate traffic movement parallel to Interstate Highways between TIs. You may
want to consider providing a right-of-way parallel to ADOT's right-of-way for a south frontage road.
If you have any questions, please feel free to give me a call.
Bruce A. Fenske, P.E.
Senior Operations Engineer
Southwest District
Tel. 928.317.2138
Mobile 928.210.8882
From: Ray Banker (PND) <Ray.Banker@maricopa.gov>
Date: Mon, Nov 30, 2020 at 4:32 PM
Subject: New Cases: DMP2020001 & Z2020085 (Hassayampa Utility Co. Water Reclamation Facility #2)
To:
Good afternoon,
You are receiving this email as the above mentioned cases are in an area which you are considered an “Area of
Interest”. Attached are documents relating to the subject case. Please let me know if you if have any questions.
Thank you,
Ray Banker
Planner
Maricopa County Planning & Development Department
501 N. 44th Street, Suite 200, Phoenix, AZ 85008
602-506-2364
Ray.Banker@maricopa.gov
This Message Is From an External Sender
This message came from outside your organization. Please use caution when corresponding outside the
county.
From:
Caroline Klebacha
To:
Adam Cannon (PND)
Subject:
Re: DMP2020001/Z2020085 - Major Development Master Plan Amendment and Zone Change with Overlay for
Global Water Hassyampa Utility Company
Date:
Friday, March 15, 2024 12:35:13 PM
Attachments:
image001.png
Good afternoon Adam,
I checked our database and do not see a previous record of this project. I've also taken a look
at AZSITE to see if these parcels have been previously surveyed and it does not appear that
they have been. SHPO previously consulted on a Hidden Waters Ranch project in 2007, but I
do not have a record of the outcome of those consultations. SHPO recommends that a Class I
(literature review) and possibly Class III (intensive, pedestrian) survey of the property should
be conducted to determine if historic properties are present. The County or Applicant can use
this link https://statemuseum.arizona.edu/crm to obtain a list of qualified consultants or
request a records search. If the project has a federal or state nexus, consultation with SHPO is
required. If there is no state or federal nexus, we are happy to conduct a non-mandated
(voluntary) review.
Thank you,
Caroline
Caroline Klebacha, M.A.
Archaeological Compliance Specialist
State Historic Preservation Office
A Division of Arizona State Parks & Trails
Please use azshpo@azstateparks.gov for initial consultation!
1110 West Washington Street, Suite 100
Phoenix, AZ 85007-2957
Phone: 602-542-7140
Email: cklebacha@azstateparks.gov
Web: http://AZStateParks.com/SHPO
On Tue, Feb 27, 2024 at 12:01 PM AZSHPO - AZPARKS <azshpo@azstateparks.gov>
wrote:
SHPO-2024-0175 (173801)
---------- Forwarded message ---------
From: Adam Cannon (PND) <Adam.Cannon@maricopa.gov>
Date: Mon, Feb 26, 2024 at 12:57 PM
Subject: DMP2020001/Z2020085 - Major Development Master Plan Amendment and Zone
Change with Overlay for Global Water Hassyampa Utility Company
To: Adam Cannon (PND) <Adam.Cannon@maricopa.gov>
Cc: Adam Cannon (PND) <Adam.Cannon@maricopa.gov>
Good afternoon all,
This e-mail serves as notification of a 5th Submittal we have received from EPS Group for a
Major Development Master Plan Amendment and Zone Change with Overlay. Applicable
documents for review are available on the Online Permit Manager at:
https://accela.maricopa.gov/CitizenAccessMCOSS/Default.aspx. You can search for the
case by using the Development Master Plan Case Number DMP2020001 and the Zone
Change case number Z2020085.
Please let me know if you have any questions or concerns.
Best regards,
Adam Cannon, AICP
Senior Planner
Planning & Development
301 W Jefferson St. Phoenix, AZ 85003
O: 602-372-0292
E: adam.cannon@maricopa.gov
[ Maricopa.Gov ]
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This Message Is From an External Sender
This message came from outside your organization. Please use caution when corresponding outside the
county.
From:
Ken Galica
To:
Adam Cannon (PND)
Cc:
Brian Craig; Adam Copeland; Hobart Wingard
Subject:
RE: DMP2020001/Z2020085 - Major Development Master Plan Amendment and Zone Change with Overlay for
Global Water Hassyampa Utility Company
Date:
Monday, February 26, 2024 3:24:21 PM
Attachments:
image002.png
image005.png
image003.png
DMP2020001 - 2_23_2024 - 5TH SUB - SITE PLAN.pdf
DMP2020001 - 2_23_2024 - 5TH SUB - NARRATIVE.pdf
Hi Adam,
Thanks for sharing, and hope all is well! Given this project’s location west of Buckeye’s western
border, Buckeye Planning has no comments or concerns with these requests.
Ken Galica
Principal Planner
Development Services Department
(623) 349-6214
From: Adam Cannon (PND) <Adam.Cannon@maricopa.gov>
Sent: Monday, February 26, 2024 12:57 PM
To: Adam Cannon (PND) <Adam.Cannon@maricopa.gov>
Cc: Adam Cannon (PND) <Adam.Cannon@maricopa.gov>
Subject: DMP2020001/Z2020085 - Major Development Master Plan Amendment and Zone Change
with Overlay for Global Water Hassyampa Utility Company
[NOTICE: This message originated outside of the City of Buckeye -- DO NOT CLICK on links or
open attachments unless you are sure the content is safe.]
Good afternoon all,
This e-mail serves as notification of a 5th Submittal we have received from EPS Group for a Major
Development Master Plan Amendment and Zone Change with Overlay. Applicable documents for
review are available on the Online Permit Manager at:
https://accela.maricopa.gov/CitizenAccessMCOSS/Default.aspx. You can search for the case by using
the Development Master Plan Case Number DMP2020001 and the Zone Change case number
Z2020085.
Please let me know if you have any questions or concerns.
Best regards,
Adam Cannon, AICP
Senior Planner
Planning & Development
301 W Jefferson St. Phoenix, AZ 85003
O: 602-372-0292
E: adam.cannon@maricopa.gov
[ Maricopa.Gov ]
Facebook | Instagram | Twitter | YouTube | LinkedIn
This message contains confidential information and is intended only for the individual(s)
addressed in the message. If you are not the named addressee, you should not disseminate,
distribute, or copy this e-mail. If you are not the intended recipient, you are notified that
disclosing, distributing, or copying this e-mail is strictly prohibited.
January 21, 2022
Mr. Chase Emmerson
339th & I-10 LLC
14555 N Scottsdale Road #330
Scottsdale, AZ 85264
RE: Hidden Waters Ranch Zoning Change Proposal
Dear Mr. Emmerson:
As discussed this morning, Saddle Mountain Unified School District has no objection to the
rezoning of section of the Hidden Waters Ranch development in Tonopah from residential to
industrial designation. Furthermore, SMUSD appreciates the 14.3 acre school site (A14 on the
DMP) and considers it a viable parcel for a school/educational facility. SMUSD previously
agreed to the reconfiguration of that site, reducing it to 14.3 acres from 16.6 acres to assist with
Hassayampa Utility Company’s needs on an adjacent parcel. If at a future date State Land areas
adjacent to your amended areas of the DMP are also rezoned from residential to industrial use,
SMUSD may not need the school site and would be open to such discussions at the time
rezoning is proposed.
Thank you for working with SMUSD to ensure school district needs are met.
Sincerely,
Dr. Paul Tighe
Superintendent
From:
Elena Escobedo
To:
Ray Banker (PND)
Subject:
CASE#Z2020085. EPS#202001
Date:
Friday, January 29, 2021 3:54:51 PM
Hello My name is Elena Escobedo I live at 1029 S 345th Drive, Tonopah, AZ 85354. I am sending you this email
because I received a letter from EPS group. They are requesting an application for zone change to put in a water
reclamation facility in my neighborhood. We are very close to the Winters Well Elementary and I myself have kids.
I am objecting to the request for a planning and zoning change in my neighborhood. The smell would be horrible for
the kid’s to go outside and play and it would attract flys, mosquitoes, gnats and other critters. Definitely not suitable
in a neighborhood near an elementary school. I am requesting to be notified on any future meetings or
discussions/zoom calls.
Phone:6233408340
Thank you for your assistance in this matter.
Sincerely Elena Escobedo.
DATE:
9/06/24
TO:
Planning & Zoning Commission
From:
Adam Cannon, AICP, Senior Planner
SUBJECT:
DMP2020001/Z2020085 - Global Water – Hassayampa Utilities
Company, Inc. – Water Reclamation Facility #2
Consent Agenda Items: 2 & 3
Since the publishing of the staff report for the above case, staff noticed an oversight in the report.
The front cover of the staff report states “None known” in regard to support/opposition. There
are two (2) individuals opposed to DMP2020001 & Z2020085 and their concerns associated are
discussed within the public participation section of the report.
The individuals voiced concern about the potential for odors and pestilence (mosquitoes). The
applicant’s response indicated that mosquito control and monitoring will occur, and an odor
control system would be used to neutralize odors associated with the water treatment process.
Staff notes that their opposition letters were sent in early 2021, and those individuals have not
contacted staff since. Both individuals were notified of hearing.