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October 23, 2023 Z2024048 Page 1 of 3 Report to the Board of Supervisors Prepared by the Maricopa County Planning and Development Department Board Hearing Date: October 23, 2023 Case #/Title: Z2024048 –101 Inc Buckeye Supervisor District: 5 Applicant/Owner: John Meissner / Western Terminals LLC Request: Zone change from IND-1 to IND-2 Site Location: Generally located at the NEC of Palo Verde Road and the Union Pacific Railroad in the Buckeye area Site Size: Approximately 3.7 acres County Island Status: Yes, City of Buckeye Additional Comments: There are no outstanding concerns from reviewing agencies. The requested industrial rezone would allow the processing of dairy products, although a plan of development (POD) for specific use is not proposed at this time. The applicant has indicated the POD will be for an dairy-related industrial use where all operations will occur within an enclosed 7,500 sq ft warehouse. No chemical processes, no fermentation process nor biological additives are used in the operation. Requirements by the Feed Safety Modernization Act as required by the Food and Drug Administration ensure sanitary operations of the facility. Minor odors will be present within the warehouse facility, but no odors will be present outside this warehouse, nor will the interior of the warehouse be actively ventilated to the exterior. The subject site is within the City of Buckeye’s municipal planning area and the Imagine Buckeye General Plan 2040 identifies the site for Employment uses. The proposed IND-2 zoning would facilitate some of these desired uses. Additionally, the siting of this niche facility close to the industries they serve is a sustainable practice and a sound complimentary use to the surrounding agriculture and dairy industries in the immediate vicinity. City of Buckeye provided a memo of no concern after reviewing a revised business operation that addressed original concerns over odors. No other public comments were received. There is no known opposition. October 23, 2023 Z2024048 Page 2 of 3 Commission Recommendation: On 9/12/24, the Commission voted 8-0 to adopt a motion recommending the Board of Supervisors approve Z2024048 subject to conditions ‘a’ – ‘j’: a. Development of the site shall be in substantial conformance with the zoning exhibit entitled “Nutrition 101 Buckeye“, consisting of one full-size sheet, dated June 17, 2024, and stamped received June 25, 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 “101 Inc Buckeye Facility Narrative” consisting of two pages, stamped received July 17, 2024, except as modified by the following conditions. c. The following Planning Engineering conditions shall apply: 1. Site development shall conform to the stipulations from the Plan of Development under case Z2024050 for the subject site. 2. Engineering review of planning and/or zoning cases is for conceptual design only. All development and engineering design shall be in conformance with Section 1205 of the Maricopa County Zoning Ordinance; Drainage Policies and Standards; Floodplain Regulations for Maricopa County; MCDOT Roadway Design Manual; and current engineering policies, standards, and best practices at the time of application for construction. 3. Based on the conceptual design nature of the information submitted, changes to the site layout may be necessitated by the final engineering design of the site. 4. Detailed Grading & Drainage (Infrastructure) Plans must be submitted with the application for Building Permits. d. Approval of a plan of development will be required prior to approval and issuance of construction permits to develop and establish use of the site. Prior to issuance of a building permit, written confirmation will be required from the emergency fire protection jurisdiction having authority that the facility has been designed in accordance with their regulations and requirements and that emergency fire protection service will be provided to the facility. Prior to issuance of the certificate of occupancy, local fire protection jurisdiction review and approval will be required. e. Prior to precise plan of development approval for the development of any industrial use requiring utilities, the applicant shall provide the Maricopa County Planning and Development Department with an executed pre-annexation service agreement with the City of Buckeye that identifies the detail for when the proposed project will be annexed and/or the provision of water and sewer service. In lieu of a pre-annexation service agreement, the developer must provide a ‘will serve’ letter from the certificated water and sewer provider, unless otherwise approved by Maricopa County Environmental Services Department. October 23, 2023 Z2024048 Page 3 of 3 f. All outdoor lighting shall be in conformance with the provisions listed in Section 1112 of the Maricopa County Zoning Ordinance. Any outdoor lighting shall be placed so as to reflect light away from any adjoining rural or residential zoning district. g. Zoning approval is conditional per Maricopa County Zoning Ordinance, Article 304.6, and ARS § 11-814 for seven (7) years for the initial phase of development to have an issued construction permit which must be pursued to completion. h. Noncompliance with any Maricopa County Regulation shall be grounds for initiating a revocation of this zone change as set forth in the Maricopa County Zoning Ordinance. i. The property owner/s and their successors waive claim for diminution in value if the County takes action to rescind approval due to noncompliance with conditions. j. The granting of this change in use of the property has been at the request of the applicant, with the consent of the landowner. The granting of this approval allows the property to enjoy uses in excess of those permitted by the zoning existing on the date of application, subject to conditions. In the event of the failure to comply with any condition, the property shall revert to the zoning that existed on the date of application. It is, therefore, stipulated and agreed that either revocation due to the failure to comply with any conditions, does not reduce any rights that existed on the date of application to use, divide, sell, or possess the property and that there would be no diminution in value of the property from the value it held on the date of application due to such revocation of the zone change. The zone change enhances the value of the property above its value as of the date the zone change is granted and reverting to the prior zoning results in the same value of the property as if the zone change had never been granted. Presented by: Daniel Johnson, Planner Reviewed by: Darren Gérard, AICP, Planning Manager Attachment: 9/12/23 P&Z Packet (18 pages) City of Buckeye Correspondence (1 page) Note: 9/12/23 Draft P&Z Minutes are not available as of the writing of this report, but can be provided upon request later when available. Z2024048 Page 1 of 9 Report to the Planning and Zoning Commission Prepared by the Maricopa County Planning and Development Department Case: Z2024048 –101 Inc Buckeye Hearing Date: September 12, 2024 Supervisor District: 5 Applicant: John Meissner, Threaded Studios Owner: Western Terminals LLC Request: Zone change from IND-1 to IND-2 Site Location: Generally located at the NEC of Palo Verde Road and the Union Pacific Railroad in the Buckeye area Site Size: Approximately 3.7 Acres Density: N/A County Island: Yes (City of Buckeye) County Plan: Maricopa County Vision 2030 Comprehensive Plan – Rural Development Area (0-1 d.u./ac) Municipal Plan: Imagine Buckeye General Plan 2040 – Employment Municipal Comments: City of Buckeye: Pending Review and Comment Support/Opposition: None known Recommendation: Approve with conditions Z2024048 Page 2 of 9 Project Summary: 1. John Meissner is requesting a zone change from IND-1 to IND-2 to allow the processing of dairy products in the IND-2 zoning district (MCZO Section 902.2). The subject property is located at the NEC of Palo Verde Rd. and the Union Pacific Railroad in the Buckeye area. The site is designated Rural Development Area outside of any county area plan. The area of the site is approximately 3.7 acres and the primary access to the site comes from Palo Verde Rd. 2. The subject property is currently developed with a 6,375 sq ft warehouse, a 1,140 sq ft office building and a 977 sq ft agricultural building. The site was previously used for agriculture since its original Industrial re-zoning, approved in 1999 under Z99-93. There are currently no open violations on this site. Per the applicant’s project narrative, the zone change will accommodate future industrial dairy processing, complimentary to the existing agriculture and dairy uses surrounding the site. The applicant has not proposed IUPD to deviate standards. There is no Plan of Development (POD) proposed with this zone change request. The POD will be administratively processed separately under case Z2024050. 3. Although already zoned industrial with IND-1 zoning, the proposed use of processing of dairy products is allowed in the IND-2 zoning district. A typical ‘upcycling’ operation would entail receiving expired or unwanted coffee creamer, separate the packaging from the liquid product, store the liquid product on-site for distribution to nearby farms to use as animal feed in lieu of typical crop feed. All operations will occur within an enclosed 7,500 sq ft warehouse. No chemical processes, no fermentation process nor biological additives are used in the operation. Requirements by the Feed Safety Modernization Act as required by the Food and Drug Administration ensure sanitary operations of the facility. Minor odors will be present within the warehouse facility, but no odors will be present outside this warehouse, nor will the interior of the warehouse be actively ventilated to the exterior. Odor shouldn’t be a nuisance as this site is 500 feet north to an already operating dairy farm. Z2024048 Page 3 of 9 2024 Aerial Image Z2024048 Page 4 of 9 Zoning Map Z2024048 Page 5 of 9 Existing On-Site and Adjacent Zoning / Land Use: 4. On-site: IND-1 / Warehouse North: City of Buckeye Employment Zone / Agriculture South: Rural-43 / Union Pacific Railroad East: City of Buckeye Employment Zone / Agriculture West: Palo Verde Rd then City of Buckeye Employment Zone / Agriculture Utilities and Services: 5. Water: Private Well Wastewater: Onsite Septic Fire: Buckeye Fire Police: MCSO Right-of-Way: 6. The following table includes existing and proposed half-width right-of-way and the future classification based on the Maricopa County Department of Transportation (MCDOT) Major Streets and Routes Plan. It should be noted that at this time a plan of development (POD) has been submitted under separate administrative application Z2024050, where traffic impact and future half-width right-of-way will be determined. Street Name Half-width Existing R/W Half-width Proposed R/W Future Classification Palo Verde Rd 65-feet 65-feet Parkway Adopted Plans: 7. Imagine Buckeye General Plan 2040 (adopted August 28, 2018): The City of Chandler General Plan designates the subject parcel as Employment which supports industrial/business parks that strengthen the community’s economic base. The proposed zoning conforms with the City’s General Plan. 8. County Plan: Maricopa County Vision 2030 Comprehensive Plan – Rural Development Area: Unincorporated areas outside of county area plans are designated Rural Development Area and are only appropriate for rural land uses and rural zoning. Public Participation Summary: 9. 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 within 300 feet of the subject site and area interested parties. Signs were posted on the site in accordance with applicable regulations. Staff received a public participation results report in accordance with County requirements, and the applicant did not receive any concerns or issues from interested parties. To date, staff has not received any letters of support or opposition concerning this zone change request. Outstanding Concerns from Reviewing Agencies: 10. N/A Z2024048 Page 6 of 9 Staff Analysis: 11. The subject site is within the City of Buckeye’s Municipal Planning Area which identifies the land use as Employment in the Imagine Buckeye General Plan 2040. The proposed IND-2 zoning would facilitate some, but probably not all, of the uses desired by the City of Buckeye. Additionally, the siting of this niche facility close to the industries they serve is a sound complimentary use to the surrounding agriculture and dairy industries in the immediate vicinity. Surrounding Agricultural and Industrial Uses highlighted in blue in the City of Buckeye 12. Most of the surrounding properties are within the City of Buckeye, not in unincorporated Maricopa County. While the subject site may be ready for a higher intensity use staff is of the opinion that annexation and development in Buckeye is optimal since water and sewer services must be obtained from the city. Annexation is encouraged, as highlighted in the Vision 2030 Comprehensive Plan’s policy “Urban Solutions for Urban Development.” Z2024048 Page 7 of 9 13. Ken Galica, Principal Planner at the City of Buckeye, provided comment to staff regarding concerns over possible odors over the proposed use that have since been addressed in the applicant’s narrative. The proposed use and operations will occur within a prefabricated steel building, odors would be present inside the facility and likely not as noxious as the Saddle Mountain Dairy located 500’ south of the site. Ken also requested the proposed warehouse be a site-built structure or minimize the visible steel siding of the manufactured building. A revised narrative addressing potential odors has been sent to Ken for further comment. Staff is comfortable with the proposed pre-manufactured steel building and sees no problem with a typical steel ‘barn’ that mimics an agriculture building, as is typical of any rural or agricultural setting. Staff finds no fault in the proposed warehouse building shown below: 14. Staff is supportive of the proposed IND-2 zoning, with the recommended conditions, due to its general compatibility with surrounding land uses, appropriate zoning along existing railroad infrastructure, and location within a portion of Buckeye where industrial development is anticipated to occur. Recommendation: 15. Staff recommends the Commission adopt a motion recommending that the Board of Supervisors approve Z2024048 subject to the following conditions ‘a’ – ‘j’: a. Development of the site shall be in substantial conformance with the zoning exhibit entitled “Nutrition 101 Buckeye“, consisting of one full-size sheet, dated June 17, 2024, and stamped received June 25, 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 “101 Inc Buckeye Facility Narrative” consisting of two pages, stamped received July 17, 2024, except as modified by the following conditions. c. The following Planning Engineering conditions shall apply: Z2024048 Page 8 of 9 1. Site development shall conform to the stipulations from the Plan of Development under case Z2024050 for the subject site. 2. Engineering review of planning and/or zoning cases is for conceptual design only. All development and engineering design shall be in conformance with Section 1205 of the Maricopa County Zoning Ordinance; Drainage Policies and Standards; Floodplain Regulations for Maricopa County; MCDOT Roadway Design Manual; and current engineering policies, standards, and best practices at the time of application for construction. 3. Based on the conceptual design nature of the information submitted, changes to the site layout may be necessitated by the final engineering design of the site. 4. Detailed Grading & Drainage (Infrastructure) Plans must be submitted with the application for Building Permits. d. Approval of a plan of development will be required prior to approval and issuance of construction permits to develop and establish use of the site. Prior to issuance of a building permit, written confirmation will be required from the emergency fire protection jurisdiction having authority that the facility has been designed in accordance with their regulations and requirements and that emergency fire protection service will be provided to the facility. Prior to issuance of the certificate of occupancy, local fire protection jurisdiction review and approval will be required. e. Prior to precise plan of development approval for the development of any industrial use requiring utilities, the applicant shall provide the Maricopa County Planning and Development Department with an executed pre-annexation service agreement with the City of Buckeye that identifies the detail for when the proposed project will be annexed and/or the provision of water and sewer service. In lieu of a pre-annexation service agreement, the developer must provide a ‘will serve’ letter from the certificated water and sewer provider, unless otherwise approved by Maricopa County Environmental Services Department. f. All outdoor lighting shall be in conformance with the provisions listed in Section 1112 of the Maricopa County Zoning Ordinance. Any outdoor lighting shall be placed so as to reflect light away from any adjoining rural or residential zoning district. g. Zoning approval is conditional per Maricopa County Zoning Ordinance, Article 304.6, and ARS § 11-814 for seven (7) years for the initial phase of development to have an issued construction permit which must be pursued to completion. h. Noncompliance with any Maricopa County Regulation shall be grounds for initiating a revocation of this zone change as set forth in the Maricopa County Zoning Ordinance. i. The property owner/s and their successors waive claim for diminution in value if the County takes action to rescind approval due to noncompliance with conditions. j. The granting of this change in use of the property has been at the request of the applicant, with the consent of the landowner. The granting of this approval allows the property to enjoy uses in excess of those permitted by the zoning existing on the date of application, Z2024048 Page 9 of 9 subject to conditions. In the event of the failure to comply with any condition, the property shall revert to the zoning that existed on the date of application. It is, therefore, stipulated and agreed that either revocation due to the failure to comply with any conditions, does not reduce any rights that existed on the date of application to use, divide, sell, or possess the property and that there would be no diminution in value of the property from the value it held on the date of application due to such revocation of the zone change. The zone change enhances the value of the property above its value as of the date the zone change is granted and reverting to the prior zoning results in the same value of the property as if the zone change had never been granted. Presented by: Daniel Johnson, Planner Reviewed by: Rachel Applegate, Planning Supervisor Attachments: Case Map (1 page) Zoning Exhibit (reduced 8.5”x11”, 1 page) Narrative Report (2 pages) MCESD comments (1 page) Drainage Plan Review comments (3 pages) City of Buckeye Correspondence (1 Page) / Maricopa County Planning & Development - Phoenix, AZ 5 Gross Acres: 4 approx. Generated August 22, 2024 1:32 PM Z2024048 Application Name: Legal Description 101 Inc Buckeye Applicant Case Address John Meissner 8201 S Palo Verde RD Applicant Phone/Email Parcel Primary:401-17-012A 6022147270 john@threadedstudios.com Buckeye, AZ 85326-5435 Map scale 1:1,194 Supervisor District No. 101 Inc Buckeye Z2024048 RCVD 6/25/24 Threaded Studios – 3370 N HAYDEN RD STE123-303 SCOTTSDALE AZ 85251 602-214-7270 Narrative RE: 101 Inc Buckeye Facility Narrative – Z2024048 attn: County Staff Nutrition 101 is a leading supplier of food waste upcyling services with facilities across the United States. 101 Nutrition works with major food suppliers to upcycle their unwanted packaged liquid finish food goods into high quality animal and livestock feed that would otherwise end up in landfills and sewer systems. We are seeking a rezone of the subject property located at 8201 S Palo Verde Rd for the installation of a Food and Dairy upcycling facility. The current property is zoned IND-1 and we are requesting the property be rezoned to IND- 2 as is required for our proposed use based on the adopted Zoning Ordinance, section 902.2 Item 8, Dairy products, processing of. Our plan of development includes a new 7,500 s.f. industrial building which will house all processing equipment required for this site. No exterior operations are proposed beyond semi-truck deliveries of packaged, palletized liquid food goods that will be unloaded into the building at the proposed truck docks. A 6’ tall aluminum picket fence is proposed around the property for security. A typical example of operations would be the receipt of pallets of unwanted coffee creamer manufactured by companies such as Nestle which cannot be sold to the public. These pallets of creamer are offloaded by forklift from the truck then inserted by forklift into a de-liquifier/crusher, which separates the creamer product from the packaging. The waste plastic and paper packaging products are baled and shipped to a recycler, while the liquid product is filtered and pumped into stainless steel silos (shown on our site plan) for storage and sale to local livestock and dairy farmers. The wet product is pumped from the storage silos to liquid tanker trucks for delivery to local farms to be used as feed in lieu of typical crop feed. All operations will be internal to the building, no chemical processes are part of this facilities operations. 101 uses no fermentation and no chemical or biological additives. The facility is cleaned daily, utilizes stainless steel equipment, polished concrete floors, and meets the requirements of the FSMA Feed Safety Modernization Act as required by the Food and Drug Z2024048 RCVD 7/17/24 Threaded Studios – 3370 N HAYDEN RD STE123-303 SCOTTSDALE AZ 85251 602-214-7270 Administration. This facility will be certified for compliance with the American Feed Control Officials “Safe Food, Safe Feed” program. There will be minor odors present within in the warehouse facility as we are handling dairy products, however this odor will not be present on the exterior building, nor is the interior actively vented to the exterior. The processing equipment is internal to the building and does not present a noise pollution risk. This property is located next to several operating dairy farms and its selection by Nutrition 101 was a strategic decision to be close to local farmers who purchase their feed products. In this context, Nutrition 101 will be an excellent user for the site and addition to the community without providing additional nuisances beyond the existing prevailing conditions. John Meissner NCARB President 602-214-7270 Page | 1 Subdivision Infrastructure & Planning Program 301 W. Jefferson St. Phoenix, AZ 85003 S u b d i vi s io n @ m a ri co p a .go v e s d .m a r i c o pa .g o v The Maricopa County Environmental Services Department (MCESD) has completed review for the Rezone request from IND-1 to IND-2 for a waste food by-product processing and recycling facility planning case(s). Please note the following MCESD requirements for site development: Onsite Wastewater – A Notice of Intent to Discharge application for an onsite wastewater treatment (septic) system is required for any construction. Application must be submitted to the MCESD Onsite Wastewater Program. • Wastewater is not permitted to discharge to an adjacent parcel’s septic system. A Minor Plan Review application must be submitted for any existing system(s) if being utilized and if the applicant believes the existing system(s) are adequate in size to support the new use; otherwise, a new septic permit/install may be required. For Onsite Wastewater related questions, please contact the Onsite Program at (602) 506- 6666 or by email at septicquestions@maricopa.gov. Additional Notes – Environmental Services does not require these items for condition of approval of Z2024048, however these items must be addressed with the development of the site. Environmental Services does not require additional review of this case. *It should be noted that this document does not approve the referenced project. Comments are provided for the benefit of the applicant for MCESD permit requirements and as an advisory to Maricopa County Planning and Development Department. Other Maricopa County agencies may have additional requirements. Final review and approval will be made through Planning and Development Department procedures. Applicant may need to submit separate applications to the Maricopa County Environmental Services Department for approval of proposed facilities regulated by the Department. Review of any such application will be based on current regulations at the time of application. Project Name: Rezone request from IND-1 to IND-2 for a waste food by-product processing and recycling facility Primary Contact Name: John Meissner Planning Application Type: Zone Change APN(s): 401-17-012A Reviewer: Souren Naradikian, P.E. Email: Souren.Naradikian@maricopa.gov Phone: 602-372-2907 Planner Name: Daniel Johnson Planning Case #: Z2024048 Date: May 3, 2024 Water and Waste Management Division Doug Jones, P.E., CFM Planning & Development 301 W. Jefferson St., Suite 170 Phoenix, Arizona 85003 Phone: (602) 372-0790 Fax: (602) 506-8762 www.maricopa.gov/planning Email address: Doug.Jones@maricopa.gov Planning & Development Engineering Plan Review Date: August 30, 2024 Memo To: Darren Gerard, AICP, Planning Manager, Department of Planning & Development Attn: Daniel Johnson, Planner, Planning & Development Services cc: Bob Fedorka, PE, Engineering Manager, Planning & Development From: Doug Jones, PE, CFM, Engineering Supervisor, Planning & Development Subject: Z2024048 – Nutrition 101 Zone Change APN(s): 401-17-012A Engineering Review has reviewed the first plan and report routed for review on 08/28/2024, for the subject application and has no objections subject to the following stipulations: The following stipulations will apply: 1. Site development shall conform to the stipulations from the Plan of Development under case Z2024050 for the subject site. 2. Engineering review of planning and/or zoning cases is for conceptual design only. All development and engineering design shall be in conformance with Section 1205 of the Maricopa County Zoning Ordinance; Drainage Policies and Standards; Floodplain Regulations for Maricopa County; MCDOT Roadway Design Manual; and current engineering policies, standards and best practices at the time of application for construction. 3. Based on the conceptual design nature of the information submitted, changes to the site layout may be necessitated by the final engineering design of the site. 4. Detailed Grading and Drainage (Infrastructure) Plans must be submitted with the application for Building Permits Please contact me with any questions. Page 2 of 3 DRAINAGE PLAN REVIEW REFERENCES: The Drainage Regulations are listed in Section 1205 of the MCZO: https://www.maricopa.gov/documentcenter/view/272 Maricopa County Drainage Policies and Standards Manual: https://www.maricopa.gov/DocumentCenter/Home/View/2369 For Additional Information See: https://www.maricopa.gov/1635/Drainage-Review FLOOD CONTROL DISTRICT OF MARICOPA COUNTY REFERENCES: Floodplain Regulations for Maricopa County: https://www.maricopa.gov/DocumentCenter/View/630 For Additional Information See: https://www.maricopa.gov/3847/Flood-Control-District PND TRANSPORTATION REFERENCES: Residential Driveway Guidelines https://www.maricopa.gov/documentcenter/view/362 Roadway Design Manual http://www.mcdot.maricopa.gov/DocumentCenter/View/24883 Maricopa County Resolution for ROW Permits https://www.maricopa.gov/documentcenter/view/364 For Additional Information See: https://www.maricopa.gov/156/MCDOT PND STORMWATER QUALITY (SWPPP) REFERENCES: Storm Water Quality Management and Discharge Control Regulation https://www.maricopa.gov/DocumentCenter/View/6577 Air Pollution Control Regulations Rule 310 https://www.maricopa.gov/DocumentCenter/View/5354 For Additional Information See: https://www.maricopa.gov/3980/Water-Sewage-Stormwater-Waste Page 3 of 3 Abbreviations Key: Drainage: DD = Department Directive (See: http://www.maricopa.gov/1911/Department- Directives) MCZO = Maricopa County Zoning Ordinance DPSM = Maricopa County Drainage Policies and Standards SSA = State Standard Attachment DDMV1= Maricopa County Drainage Design Manual – Hydrology DDMV2 = Maricopa County Drainage Design Manual – Hydraulics Flood Control: FRMC = Floodplain Regulations for Maricopa County PND Transportation: RDM = MCDOT Roadway Design Manual RDG = MCDOT Residential Design Guidelines MSRP = MCDOT Major Streets and Routes Plan PND Storm Water: SWMDCR= Maricopa County Storm Water Quality Management and Discharge Control Regulation DDMV3= Maricopa County Drainage Design Manual – Erosion Control APCR= Maricopa County Air Pollution Control Regulations – Rule 310 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: Daniel Johnson (PND) Cc: Adam Copeland; Hobart Wingard; Brian Craig Subject: RE: County Request for Comment Z2024048 Zone Change Date: Friday, May 3, 2024 12:51:00 PM Attachments: image002.png image005.png image001.png Z2024048 - SITE-PLAN-1.PDF.pdf Z2024048 - ELEV-DETL-3.PDF.pdf Z2024048 - ELEV-DETL-2.PDF.pdf Z2024048 - ELEV-DETL-1.PDF.pdf Z2024048 - NARR-RPTS-1.PDF.pdf Z2024048 - APPL-FORM-1 REZONE.PDF.pdf Hi Daniel, Buckeye may have some concerns over this proposal, particularly related to possible odors. Though the property is located within a portion of Buckeye where industrial development is anticipated to occur, not having firsthand experience with this type of liquid food products recycling/processing facility for livestock feed, I would find it beneficial if the applicant’s narrative went into significantly more detail and addressed what odor, noise, light, and traffic impacts the use is expected to have, if any. If there are any such impacts, we’d want to identify measures to mitigate them before we could support. Until we have that additional info, I cannot say whether we will or will not be in support. I will likely have some additional comments – such as a request that the pre-manufactured metal building be replaced with a site built structure or have a façade built on the exterior to minimize the extent of the metal siding that is visible – if we receive the information and become comfortable with the proposed use. I’ve also CC’d John Willett and Anissa Gerard in our Traffic Group – I believe they will request that the facility complete improvements to Palo Verde Road as part of their project. Ken Galica Principal Planner Development Services Department (623) 349-6214 1 Daniel Johnson (PND) From: Ken Galica <kgalica@buckeyeaz.gov> Sent: Thursday, September 5, 2024 2:55 PM To: Daniel Johnson (PND) Cc: Adam Copeland; Brian Craig; Hobart Wingard Subject: RE: County Request for Comment Z2024048 Zone Change Attachments: Narrative2.pdf This Message Is From an External Sender This message came from outside your organization. Please use caution when corresponding outside the county. Thanks for sharing, Daniel. The revised narrative addresses my initial concerns. Buckeye Planning has no further opposition to the proposed project. Ken Galica Planning Manager Development Services Department (623) 349-6214 From: Daniel Johnson (PND) <Daniel.Johnson@Maricopa.Gov> Sent: Wednesday, September 4, 2024 8:14 AM To: Ken Galica <kgalica@buckeyeaz.gov> Subject: RE: County Request for Comment Z2024048 Zone Change [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.] Ken, see revised narrative attached. I’ll be sending any comment you have to commission as a handout, thanks again, -Daniel Johnson 602-506-4242 From: Ken Galica <kgalica@buckeyeaz.gov> Sent: Friday, May 3, 2024 12:49 PM To: Daniel Johnson (PND) <Daniel.Johnson@Maricopa.Gov> Cc: Adam Copeland <acopeland@buckeyeaz.gov>; Hobart Wingard <hwingard@buckeyeaz.gov>; Brian Craig <bcraig@buckeyeaz.gov> Subject: RE: County Request for Comment Z2024048 Zone Change Hi Daniel, Buckeye may have some concer ns over this proposal, particularly related to possible odors. Thoug h the property is located within a portion of Buckeye where industrial development is anticipated to occur, not having firsthand experience Hi Daniel,