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May 8, 2024
Z2023146
Page 1 of 3
Report to the Board of Supervisors
Prepared by the Maricopa County Planning and Development Department
Board Hearing Date:
May 8, 2024
Case #/Title:
Z2023146 – Dollar General Tonopah
Supervisor District:
5
Applicant/Owner:
Chris Bertch, AICP, The WLB Group, Inc. / James Speros
Request:
Zone change with overlay from Rural–43 to C-1 CUPD
Site Location:
Generally located 2,650 feet east of the SEC of 331st Ave and
Baseline Rd. in the Buckeye area
Site Size:
Approximately 1.64 acres
County Island Status:
N/A
Additional
Comments:
The proposed zoning is to facilitate the potential future location of
a neighborhood scale retail store. There was some initial concern
on the project from City of Buckeye as the conceptual site plans
and elevations did not align with their design guidelines. While the
site is currently several miles from the city’s jurisdictional boundary
it is within Buckeye’s municipal planning boundary and assumedly
Buckeye will be the ultimate annexing municipality. Staff notes that
city staff confirmed that they have been working closely with the
applicant as they prepare final designs for the site and the initial
concern had been satisfied. It is important to note that the primary
function of the CUPD overlay is to limit the uses on site to only those
feasible without urban water and sewer connections. There are no
outstanding concerns from reviewing agencies. There is no known
public opposition.
Commission
Recommendation:
On 4/11/24, the Commission voted 5-0 to adopt a motion
recommending the Board of Supervisors approve Z2023146
subject to conditions ‘a’ – ‘h’:
a.
Development of the site shall be in substantial conformance with the zoning exhibit
entitled “Zoning Exhibit “, consisting of 2 full-size sheets, dated February 7th, 2024, and
stamped received February 27th, 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.
May 8, 2024
Z2023146
Page 2 of 3
b.
Development of the site shall be in substantial conformance with the narrative report
entitled “Dollar General Project Narrative (2nd submittal)”, consisting of 10 pages, dated
February 27th, 2024 and stamped received February 27th, 2024, except as modified by the
following conditions.
c.
The CUPD overlay is applied to restrict the use of the site. Until such time as the site is
served by sewer, uses on the site shall only be those acceptable to the Maricopa County
Environmental Services Department (MCESD) that can be accommodated by septic
systems. A public water system and public sewer system shall be required prior to
establishment of any non-residential use that requires potable water.
d.
The following Planning Engineering conditions shall apply:
1.
Without submittal of a precise plan of development, no development approval is
inferred by this review, including, but not limited to number of proposed building
lots/units, drainage design, access and roadway alignments. These items will be
addressed as development plans progress and are submitted to the County for further
review and/or entitlement.
2.
The traffic impact study is being reviewed for the future entitlement (POD)
applications(s)
3.
Engineering review of re-zone cases is conceptual in nature. All development and
engineering design shall be in conformance with Section 1205 if 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.
e.
Documentation that the City of Buckeye has reviewed proposed site layout shall be
provided prior to approval of any plan of development on site.
f.
Prior to submittal of plan of development, the subject parcel shall have completed a minor
land division as per the legal description provided by the applicant so that the area subject
to the zone change is it’s own parcel.
g.
Administrative approval of a plan of development will be required prior to approval and
issuance of construction permits to develop and establish use of the site. Prior to
issuance of a building permit, written confirmation will be required from the emergency
fire protection jurisdiction having authority that the facility has been designed in
accordance with their regulations and requirements, and that emergency fire protection
service will be provided to the facility. Prior to issuance of the certificate of occupancy,
local fire protection jurisdiction review and approval will be required.
h.
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 be considered for reversion to the zoning that existed on the date of application in
accordance with Maricopa County Zoning Ordinance requirements and procedures. . 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
May 8, 2024
Z2023146
Page 3 of 3
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:
Joseph Mueller, Planner
Reviewed by:
Darren Gérard, AICP, Planning Manager
Attachment:
4/11/24 P&Z Packet (53 pages)
Note:
4/11/24 Draft P&Z Minutes are not available as of the writing of this report, but can be
provided upon request later when available.
Z2023146
Page 1 of 6
Report to the Planning and Zoning Commission
Prepared by the Maricopa County Planning and Development Department
Case:
Z2023146 – Dollar General Tonopah
Hearing Date:
April 11, 2024
Supervisor District:
5
Applicant:
Chris Bertch, AICP, The WLB Group, Inc.
Owner:
James Speros
Request:
Zone change with overlay from Rural–43 to C-1CUPD
Site Location:
Generally located 2,650 feet east of the SEC of 331st Ave and Basline Rd. in
the Buckeye area
Site Size:
1.41 acres
Density:
N/A
County Island:
No
County Plan:
Old US 80 Area Plan – Rural Densities (0-1 d.u. per a.c.)
Municipal Plan:
Buckeye – Agricultural
Municipal Comments:
City of Buckeye
Support/Opposition:
None known
Recommendation:
Approve with conditions
Z2023146
Page 2 of 6
Project Summary:
1.
The applicant is proposing a zone change over a 1.41 acre portion of the subject 10 acre property
from Rural–43 to C-1. The applicant provided a legal description of the subject area and has
indicated the intention to conduct a land division upon approval. The proposed zoning is to
facilitate the potential location of a Dollar General on site; although staff notes that there is not a
plan of development on file and final use could be any allowed within the C-1 zoning district if the
request is approved. The City of Buckeye expressed concern over the proposal from both a
technical perspective over concern of site access onto Baseline Rd. and ultimate right-of-way
consideration, as well as from an aesthetic perspective. The narrative details steps the applicant
has taken to work with the city so that final design of the site aligns with the city’s guidelines as
closely as possible. These efforts have been confirmed and commended by Buckeye staff.
2.
The subject property does not have recent history prior to the pursuit of the current proposal. The
preapplication meeting to discuss the zone change request was held on June 13, 2023.
Subsequently, the applicant formally applied for the zone change on November 27, 2023 and the
initial technical advisory committee meeting was held on January 2, 2024.
2024 aerial image
Z2023146
Page 3 of 6
Zoning Map
Existing On-Site and Adjacent Zoning / Land Use:
3.
On-site:
Rural - 43 / Vacant
North:
Baseline Rd. then IND-2 IUPD / Vacant (entitled for utility scale solar)
South:
Rural - 43 / Vacant
East:
Rural - 43 / Vacant
West:
R1-35 / Vacant
West:
Rural-43 / Hickman’s Egg Ranch Inc
Utilities and Services:
4.
Water:
On site well
Wastewater:
On site septic
School District:
Buckeye Union High School District
Fire:
Buckeye Valley Fire District
Police:
Maricopa County Sheriff’s Office
Right-of-Way:
5.
The following table includes existing and proposed half-width right-of-way and the future
classification based upon the Maricopa County Department of Transportation (MCDOT) Major
Streets and Routes Plan.
Street Name
Half-width Existing R/W
Half-width Proposed R/W
Future Classification
Baseline Rd
55’
55’
Principle Arterial
Z2023146
Page 4 of 6
Adopted Plan:
6.
Imagine Buckeye 2040 (adopted August 28, 2018; amended June 7, 2022): Defines agriculture
land uses as those that shall be designated for active agriculture uses, as well as accessory
agricultural uses and large lot residential. Development should be low impact and retain rural
character of the area.
7.
Old US Highway 80 Area Plan (Adopted:) Calls for rural development that is considerate of the
existing rural lifestyle, preservation of hillsides and floodplains, and compatible with the natural
environment. Development shall be of low density due to limited or non-existent urban services.
Public Participation Summary:
8.
The applicant met all public participation requirements by posting the site with two signs and
sending notice of application to all property owners within 300’ of the subject site. The applicant
did not report any communication from the public on the matter. Likewise, staff have not received
any public comment on the proposed zone change.
9.
Staff does note that the City of Buckeye provided initial comment on the proposal and conveyed
concern over the request. The concerns revolved around the aesthetics of the proposed Dollar
General as well as concern that the city may require a larger ultimate right-of-way than MCDOT
once Baseline Rd. becomes maintained by the city in the future. While the subject property is
several miles from Buckeye’s current jurisdictional boundary it is within the planning area for the
city. As such county staff recommended that the applicant work with the city to hammer out
details of the proposed development so that the site can mirror the city’s expectations as close
as possible. Staff received communication from both the city and the applicant that they have
been working closely together on the eventual development plan for the site. City staff confirmed
that their concerns have been eased and commended the applicant for their willingness to work
with the city.
Outstanding Concerns from Reviewing Agencies:
10.
N/A
Staff Analysis:
11.
Staff notes that while the proposed C-1 CUPD zoning may not be an exact match to the designated
land uses in the Old US Highway area plan nor the Image Buckeye 2040 general plan, which both
designate the area as rural/agricultural, the desired neighborhood commercial zoning on a
relatively small site seems to be of low impact to the rural character of the area. Provided
neighborhood commercial services on a small scale, as this site will be able to do, will help
support both agricultural and large lot residential uses in the area consistent with both the county
and City of Buckeye land use designations for the area. Additionally, the proposed overlay will
limit uses to just those feasible on well/septic. The applicant has been working with the City of
Buckeye on final design and development of the site. Since there is no plan of development
submitted to county staff, nor is site design part of this analysis, staff recommends condition “e”
that documentation from the City of Buckeye is provided with submittal of a plan of development
that they have reviewed the final proposed design of the site.
Z2023146
Page 5 of 6
12.
Additionally, staff notes that there is a large agricultural operation run by Hickmann Egg Farm to
the west and the land north of Baseline Rd. is zoned IND-2 IUPD for a photovoltaic solar facility.
Given current and expected development trends in the area small scale commercial seems
appropriate for the subject site. Staff recommends condition “f” to ensure the property undergoes
a minor land division upon approval following the legal description so that proposed zoning does
not result in a single parcel within two separate zoning designations.
Recommendation:
13.
Staff recommends the Commission adopt a motion recommending that the Board of Supervisors
approve Z2023146 subject to the following conditions ‘a’ – ‘h’:
a.
Development of the site shall be in substantial conformance with the zoning exhibit
entitled “Zoning Exhibit “, consisting of 2 full-size sheets, dated February 7th, 2024, and
stamped received February 27th, 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 “Dollar General Project Narrative (2nd submittal)”, consisting of 10 pages, dated
February 27th, 2024 and stamped received February 27th, 2024, except as modified by the
following conditions.
c.
The CUPD overlay is applied to restrict the use of the site. Until such time as the site is
served by sewer, uses on the site shall only be those acceptable to the Maricopa County
Environmental Services Department (MCESD) that can be accommodated by septic
systems. A public water system and public sewer system shall be required prior to
establishment of any non-residential use that requires potable water.
d.
The following Planning Engineering conditions shall apply:
1.
Without submittal of a precise plan of development, no development approval is
inferred by this review, including, but not limited to number of proposed building
lots/units, drainage design, access and roadway alignments. These items will be
addressed as development plans progress and are submitted to the County for further
review and/or entitlement.
2.
The traffic impact study is being reviewed for the future entitlement (POD)
applications(s)
3.
Engineering review of re-zone cases is conceptual in nature. All development and
engineering design shall be in conformance with Section 1205 if 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.
e.
Documentation that the City of Buckeye has reviewed proposed site layout shall be
provided prior to approval of any plan of development on site.
f.
Prior to submittal of plan of development, the subject parcel shall have completed a minor
land division as per the legal description provided by the applicant so that the area subject
to the zone change is it’s own parcel.
Z2023146
Page 6 of 6
g.
Administrative approval of a plan of development will be required prior to approval and
issuance of construction permits to develop and establish use of the site. Prior to
issuance of a building permit, written confirmation will be required from the emergency
fire protection jurisdiction having authority that the facility has been designed in
accordance with their regulations and requirements, and that emergency fire protection
service will be provided to the facility. Prior to issuance of the certificate of occupancy,
local fire protection jurisdiction review and approval will be required.
h.
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 be considered for reversion to the zoning that existed on the date of application in
accordance with Maricopa County Zoning Ordinance requirements and procedures. . 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:
Joseph Mueller, Planner
Reviewed by:
Matthew Holm, AICP, Planning Supervisor
Attachments:
Case Map (1 page)
Land Use Plan (reduced 8.5”x11”, 1 page)
Narrative Report (10 pages)
Narrative Appendix (25 pages)
MCESD comments (1 page)
DPR comments (1 page)
City of Buckeye (6 pages)
Legal Description (2 pages)
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PPENDIX
A. Maricopa County Comments and Responses
B. City of Buckeye Comments and Responses
C. Traffic Consultant Response to MCDOT RE: Traffic Statement
D. Existing and Proposed Zoning Exhibit
E. Legal Description of Subject Site
F. Proposed Site Plan (3 Pages)
G. City of Buckeye Boundary and Planning Area Map
H. Pylon Sign Detail
I. Baseline Road Right-of-Way Cross-Section Details
301 W. Jefferson St. Suite 170 Phoenix, AZ 85003 (602) 506-7629
Joseph.Mueller@maricopa.gov
561 ¾Internet: www.maricopa.gov/planning½
TO:
Chris Bertch, The WLB Group, Inc.
DATE:
December 29, 2023
FROM:
Joseph Mueller, Planner
RE:
Dollar General Tonopah
CASE #:
Z2023146 – 1st Review Comments
The Planning Division has the following comments, questions, and requirements
regarding the requested zone change.
General Comments
1)
Staff have not yet received evidence of site posting nor the notarized affidavit for the
public participation process (located in application packet). These items are to be
completed within 30 days of submittal. Please provide as soon as you can.
Completed on 1/2/2014
2)
Please see attached response from City of Buckeye. The city has expressed some
general opposition over the proposed zone change request, but has offered some
conditions, that if followed, would ease their opposition. Since the subject site is within
the city’s municipal planning boundary, staff will take the city’s position and requests
into strong consideration while assessing the proposed zone change. Staff
recommends revising documents to accommodate the city’s preferred conditions.
Staff will likely incorporate these requests into the recommended conditions of
approval presented to the planning and zoning commission/Board of Supervisors.
Responses to the City of Buckeye staff comments are included with this submittal.
3)
Please provide a legal description of just the portion of the parcel that is included in
the zone change request so that the zoning may be properly mapped in the county
systems if approved.
Provided under separate cover, attached to Accella project dashboard.
4)
Please include a zoning exhibit for the site that consists of a scaled depiction of the
subject property, a legal description, and contains the proposed zoning district. The
conceptual site plan may still be included as an exhibit to the revised narrative.
Provided under separate cover, attached to Accella project dashboard.
5)
Staff has some concern over the lack of urban water/sewer services to the property.
While the proposed Dollar General store, as well as most C-1 uses, are typically
compatible with well/septic systems some uses included in the suite of allowed uses
under C-1 zoning may not be (example: restaurant services). Staff typically prefers
sites reliant on well/septic to include a CUPD overlay when seeking commercial zone
Planning & Development
Department
301 W Jefferson Phoenix, AZ 85008 (602) 372-0318 (602) 506-3711 fax
¾Internet: www.maricopa.gov/planning½
change entitlements as to not include uses not compatible with septic as part of the
entitlement. Please address in the narrative.
Dollar General is the end user of the site. Any future entitlements, while not anticipated,
will preclude uses that are not compatible with septic.
Narrative
Submittal Documents
Please submit the following documents via e-mail or server to Attention: Joseph
Mueller:
Zoning Exhibit
Narrative
Photographic evidence of site posting/notarized affidavit
This packet includes all review comments from the following County agencies:
9 MCESD
9 Engineering
Page 1 of 1
Jeri Loucks, PECFM
Planning & Development
301 W. Jefferson St., Suite 170
Phoenix, Arizona 85003
Phone: (602) 506-6332
www.maricopa.gov/planning
Email address:
jeri.loucks@maricopa.gov
Planning & Development
Engineering Plan Review
Date:
December 19, 2023
Memo To:
Darren Gerard, AICP, Planning Manager, Department of Planning &
Development
Attn:
Warren Rivera, Planner, Planning & Development Services
From:
Jeri Loucks, P.E.C.F.M., Engineering Supervisor, Planning &
Development Services
cc:
Michael Norris, P.E., Engineering Manager, Planning & Development
Subject:
Z2023145 - Zone Change to C-1 (no POD)
(E1 Memo)
Job Site Address:East of 331st Avenue & Baseline Road
APN(s):
401-30-013E
This application is to specify zoning for future development and does not include a
Plan of Development.
PND Engineering Plan Review (DPR, FCD and PND Transportation) has reviewed the
1st submittal of the Zone Change application routed for review on November 29, 2023,
and has no objections subject to the following conditions:
1. Without the submittal of a precise plan of development, no development approval
is inferred by this review, including, but not limited to number of proposed building
lots/units, drainage design, access and roadway alignments. These items will be
addressed as development plans progress and are submitted to the County for
further review and/or entitlement.
2. The traffic impact study is being reviewed for the future entitlement (POD)
application(s).
3. Engineering review of re-zone cases is conceptual in nature. All development and
engineering design shall be in conformance with Section 1205 of the Maricopa
County Zoning Ordinance; Drainage Policies and Standards; Floodplain
Regulations for Maricopa County; MCDOT Roadway Design Manual; and current
engineering policies, standards and best practices at the time of application for
construction.
Please contact me if you have any questions or require any additional information.
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 Dollar General Tonopah. Zone Change from RU-43 to C-1 (no POD) planning case(s).
Please note the following MCESD requirements for site development:
Drinking Water –
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.
x
Wastewater is not permitted to discharge to an adjacent parcel’s septic system.
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 Z2023146, 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: Dollar General Tonopah.
Zone Change from RU-43 to C-1 (no
POD)
Primary Contact Name: Chris Bertch
Planning Application Type: Zone Change
APN(s): 401-30-013E
Reviewer: Souren Naradikian, P.E.
Email: Souren.Naradikian@maricopa.gov
Phone: 602-372-2907
Planner Name: Joseph Mueller
Planning Case #: Z2023146
Date: December 7, 2023
Water and Waste Management Division
Planning & Development
Building Plan Review
Mark Sipes, PE, SE, CBO
Planning & Development
301 W. Jefferson St., Suite 170
Phoenix, Arizona 85003
Phone: (602) 506.7145
www.maricopa.gov/planning
Email address:
mark.sipes@maricopa.gov
Date:
02 Jan 2024
Memo To:
Darren Gerard, AICP, Planning Manager, Department of Planning &
Development
Attn:
Joseph Mueller, Planner, Planning & Development Services
From:
Mark Sipes, P.E., S.E., CBO, Chief Building Official, Planning &
Development Services
cc:
Toral Patel, Building Examiner Supervisor
Oscar Torres, Building Examiner Supervisor
Subject:
Z2023146 Dollar General
APN(s): 401-30-013E
Building Review has reviewed the first submittal plan and report for the subject
application and has the following comments:
DRAINAGE PLAN REVIEW
1. The currently adopted building codes are the ICC 2018 IBC, IPC, IMC, IEBC and the
2017 NEC.
2. Please consult with fire authority having jurisdiction regarding the permits for fire
department access and systems requirements including sprinklers and alarms. This
site appears to be within the South County Fire & Medical jurisdiction, please call
623.544.5400 to verify.
MCDOT -- TRAFFIC ENGINEERING
REVIEW COMMENT SHEET
1 of 2
Project Name: Tonopah Dollar General
Location: 32501 W Baseline Rd Tonopah
MCDOT File No.: Z2023146
Date: 12/21/23
Reviewer: Toni Middleton
Phone No.: 602.506.0074
Consultant: Greenlight Traffic Engineering
Project No.:
Plans Sealed By: Collette Frohlich, PE
Consultant Code:
A = Will Comply B = Deleted
C = Consultant to Evaluate
Item
Number
Page
Number
Comments
Consultant
Reply
= = =
1.
2.
3.
4.
5.
= = =
General
General
General
General
PG 2&3
General
1st REVIEW (TS)
Consultant: Please use the code and respond to each comment in the
Consultant Reply Column. This sheet is for our record, please answer every
question and sign and date your acknowledgement or the plans will be
sent back to complete the process. Send back the marked-up plans and a
new set of plans along with this comment sheet. Thank you for your
cooperation.
= = = = = = = = = = = = = = = = = = = = = = = = = = = = = =
General Project Summary:
The proposed development is a 12,670 square foot Dollar General (APN 401-
30-013E) located along the south side of Baseline Rd, approximately a half
mile east of 331st Ave. The development is entirely within unincorporated
MCDOT jurisdiction and anticipates generating a total of 807 total daily trips
with 39 AM peak hour trips and 85 PM peak hour trips.
The development is proposing one (1) full access point on the south side of
Baseline Rd. Baseline’s Rd is a two-way undivided roadway with a future
classification of a rural principal arterial roadway.
Review Comments:
Update the study to reflect the anticipated build out and opening year.
The future classification of Baseline Rd is rural principal arterial roadway.
Developer is to provide half-street improvements along the site frontage per
MCDOT RDM, Figure 5.2 meeting the rural principal arterial roadway cross-
section, excluding curb gutter and sidewalks.
As part of the half-street improvements, provide 75’ ROW to MCDOT along
site frontage of Baseline Rd.
The development is proposing a full access driveway. Update the report to
include a turn lane analysis to analyze the proposed driveway for right-turn
and left-turn lane requirements in and out of the site. Provide trip distribution
entering and leaving the site. Traffic counts for analysis should reflect the
estimated total daily trips and turning movement counts for both AM and PM
peak hour. Demonstrate the trip generation and distribution calculations used
in the study.
A crash data and collision discussion will need to be included in the updated
report.
Use CODE
"A", "B","C"
in this column
next to every
comment.
= = = =
MCDOT -- TRAFFIC ENGINEERING
REVIEW COMMENT SHEET
2 of 2
Project Name: Tonopah Dollar General
Location: 32501 W Baseline Rd Tonopah
MCDOT File No.: Z2023146
Date: 12/21/23
Reviewer: Toni Middleton
Phone No.: 602.506.0074
Consultant: Greenlight Traffic Engineering
Project No.:
Plans Sealed By: Collette Frohlich, PE
Consultant Code:
A = Will Comply B = Deleted
C = Consultant to Evaluate
Item
Number
Page
Number
Comments
Consultant
Reply
= = =
6.
= = =
General
1st REVIEW (TS)
Consultant: Please use the code and respond to each comment in the
Consultant Reply Column. This sheet is for our record, please answer every
question and sign and date your acknowledgement or the plans will be
sent back to complete the process. Send back the marked-up plans and a
new set of plans along with this comment sheet. Thank you for your
cooperation.
= = = = = = = = = = = = = = = = = = = = = = = = = = = = = =
MCDOT’s minimum driveway spacing criteria is 360’ on arterial roadways.
Study shall clearly illustrate the distance and spacing between the sites
proposed driveway access and the adjacent access located just west of the
proposed development (parcel 401-30-012B).
The Traffic Statement is NOT Approved.
Signature: _____________________________________ Date: ___________
Use CODE
"A", "B","C"
in this column
next to every
comment.
= = = =
1
Joseph Mueller (PND)
From:
Ken Galica <kgalica@buckeyeaz.gov>
Sent:
Monday, December 11, 2023 2:49 PM
To:
Joseph Mueller (PND)
Cc:
Adam Copeland; Brian Craig; Hobart Wingard; John Willett; Scott Zipprich
Subject:
RE: Z2023146 - Dollar General Tonopah
This Message Is From an External Sender
This message came from outside your organization. Please use caution when corresponding outside the county.
Good afternoon Joseph,
The property upon which the Dollar General is proposed is located within the City of Buckeye’s planning area. As it is
likely that, in the future, it and surrounding properties will be annexed into the City of Buckeye, we would request for
the development to meet our requirements to the greatest extent possible. Note that our General Plan, which
designates the site for Agricultural use, wouldn’t support zoning that accommodated the retail use proposed. Ideally,
the use itself wouldn’t be supported – however, if the criteria listed below were addressed, that would remove most of
the City’s objection:
x
Baseline Road adjacent to the project is currently under MCDOT responsibility. Per the City’s Transportation
Master Plan, Baseline Road is classified as a Major Arterial roadway and should have 70’ of ROW. While the
application indicates that they have no desire to annex into the City in the ‘near future”, there is a good
possibility that Baseline Road adjacent to the project will become the City’s responsibility. As such Baseline Road
should be planned to City standards (dedicate 70’ of ROW). In addition, as a Major Arterial (or even as an
Arterial), full access median breaks are located at the ½ mile locations (or western boundary of the project). This
median break should provide access to the entire parcel (and the parcel on the west side of the project, 403-30-
012A), as well as the parcel to the south (401-30-013D). The parcel should provide a cross access to the
remainder of the parcel to be able to access the future full movement access.
x
Dollar General commonly utilizes a pre-manufactured metal building that would not be permitted under the
City’s architectural design requirements. City requests that if the pre-manufactured metal building prototype is
used here, a façade be constructed around the structure so that it minimizes the extent of metal visible, with
sufficient articulation and massing to meet the various requirements contained in Section 5.8 of the Buckeye
Development Code (Commercial Building Standards and Guidelines).
x
City requests that a 25’ landscape setback be provided adjacent to Baseline Road, at the back of ULTIMATE right-
of-way (70’ half street as noted in the first bullet point). No parking, structures, or drive-aisles (except for the
driveway providing access to Baseline) should encroach into this setback. Tree and shrub plantings should be as
outlined in Section 5.4.3.B of the Buckeye Development Code (Site Perimeter Landscaping)
x
City requests that parking lot landscape islands be provided a minimum of every 10 spaces, with each island
containing a minimum of 1 tree and 5 shrubs in accordance with Buckeye Development Code Section 5.4.3.C
(Landscaping Inside Parking Areas).
If we can work together to achieve a development as close to City standards as possible, we would very much appreciate
it.
Thank you!
2
Ken Galica
Principal Planner
Development Services Department
(623) 349-6214
From: Joseph Mueller (PND) <Joseph.Mueller@Maricopa.Gov>
Sent: Thursday, December 7, 2023 1:56 PM
To: Robert Olmstead <Rolmstead@AFMA.Az.gov>; Robert Rowley (EMG) <ROBERT.ROWLEY@Maricopa.Gov>;
todd.williams@aps.com; Bruce Monson (EMG) <Bruce.Monson@Maricopa.Gov>; jeffery.caulkins@aps.com;
travis.icard@aps.com; brian.woodward.@maricopa.gov; madison.wisler@maricopa.gov; dmheisler1@aol.com;
ronsatt@ev1.net; Tyler Williford <twilliford@azgfd.gov>; Teigan Williams <tstruck@azgfd.gov>; Ken Galica
<kgalica@buckeyeaz.gov>; dhenning@westvalleyview.com; tvcc.events@gmail.com; Ron Gross <rongrossltd@cox.net>;
redletter@azdot.gov; Philip Hilliker (MCSO) <P_Hilliker@MCSO.maricopa.gov>; Paul Roetto <proetto1950@gmail.com>;
Scott Wilken <swilken@azmag.gov>; Kurt Cotner <kcotner@azmag.gov>; Project Evaluation Program - Game and Fish
<pep@azgfd.gov>; pe@azland.gov; bfenske@azdot.gov; jgarcia@azdot.gov; dkrantz@citytocitycre.com; Frank
McWilliams (MCSO) <FrankMcWilliams@MCSO.maricopa.gov>; agarza@azmag.gov; Teresa Retterbush (PRK)
<Teresa.Retterbush@Maricopa.Gov>
Subject: Z2023146 - Dollar General Tonopah
[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,
We have received the above request for a proposed zone change from Rural-43 to C-1 neighborhood commercial. The
subject site APN 401-30-013E is about 1.41 acres in size and is located ½ mile east of the SEC of 331 Ave and Baseline Rd
in the Tonopah area.
The applicant has indicated this is to facilitate a proposed Dollar General store but please note there is not a Plan of
Development associated with the requested zoning entitlement, so the end user may differ from the current indication
(within the bounds of the requested C-1 zoning).
The Technical Advisory Committee meeting will be held January 2, 2024.
Please let me know if you have any questions, comments, or concerns.
Kind regards,
Joseph Mueller
PLANNING & DEVELOPMENT
301 W Jefferson St Phoenix, AZ 85003
Planner
O: 602-506-7629
MARICOPA.GOV
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ôÍıϙÍČŘôôîϙťĺϙŕŘĺŽĖîôϙċŪīīϙÍèèôŜŜϙĖıŕŘĺŽôıôIJťŜϙĺIJϙ"ĺīīÍŘϙ@ôIJôŘÍīϙŕÍŘèôīϠϙÍŽĺĖîĖIJČϙIJôôîϙċĺŘϙèŘĺŜŜϱÍèèôŜŜϙ
ÍČŘôôıôIJťŜϙſĖťēϙIJôĖČēæĺŘĖIJČϙŕÍŘèôīϙĺſIJôŘŜēĖŕϟϙ"ŘĖŽôſÍƅϙťĺϙæôϙîôŜĖČIJôîϙŕôŘϙ iϙŜťÍIJîÍŘîŜϙϼ͓͒
ϱċĺĺťϱſĖîôϙ
îŘĖŽôſÍƅϽϟϙ
aôîĖÍIJϙæŘôÍħϙèÍIJϙæôϙÍîĤŪŜťôîϯĺċċŜôťϙťĺϙÍèèĺııĺîÍťôϙ"ĺīīÍŘϙ@ôIJôŘÍīϙÍèèôŜŜϙîŘĖŽôſÍƅϙϼîĺôŜϙIJĺťϙēÍŽôϙťĺϙæôϙ
ĺċċŜôťϙÍťϙôƄÍèťīƅϙÍťϙοϱıĖīôϙŕĺĖIJťϽϟϙ
ôŘϙV®ϙϼVĺēIJϙ®ĖīīôťϠϙ ĖťƅϙĺċϙŪèħôƅôϙŘÍċċĖèϙ(IJČĖIJôôŘϽϠϙĖťϙĖŜϙĺħÍƅϙťĺϙèĺIJŜťŘŪèťϙťēôϙÍèèôŜŜϙîŘĖŽôϙĺIJťĺϙÍŜôīĖIJôϙĺÍîϙ
ôIJťĖŘôīƅϙĺIJϙĺŪŘϙèīĖôIJťЍŜϙŕŘĺŕôŘťƅϙťēôŘôæƅϙIJĺťϙēÍŽĖIJČϙťĺϙÍèŗŪĖŘôϙôÍŜôıôIJťŜϙċŘĺıϙ"XϙôÍīťôèϙÍIJîϙFĖèħıÍIJϙ(ČČϙ
>ÍèĖīĖťƅϟϙ V®ϙ ÍèħIJĺſīôîČôŜϙ ťēÍťϙ ťēĖŜϙ ſĺŪīîϙ ŕīÍèôϙ ťēôϙ ÍèèôŜŜϙ îŘĖŽôϙ ĤŪŜťϙ ĺċċϙ ťēôϙ ıĖîϱŜôèťĖĺIJϙ īĖIJôϙ ÍIJîϙ ťēĖŜϙ ĖŜϙ
ÍèèôŕťÍæīôϙťĺϙēĖıϟϙFôϙĖIJîĖèÍťôîϙťēÍťϙſôϙŜēĺŪīîϙŕŘĺŽĖîôϙÍϙèŘĺŜŜϙÍèèôŜŜϙôÍŜôıôIJťϙťĺϙÍīīĺſϙÍèèôŜŜϙĖIJťĺϙ"Xϙ
ôÍīťôèϙÍIJîϙFĖèħıÍIJŜϙÍIJîϙťēÍťϙſôϙıÍƅϙIJôôîϙÍϙťôıŕĺŘÍŘƅϙèĺIJŜťŘŪèťĖĺIJϙôÍŜôıôIJťϙϼ (ϽϙċŘĺıϙ"XϙôÍīťôèϙÍIJîϙ
FĖèħıÍIJŜϙťĺϙèĺIJŜťŘŪèťϙťēôϙÍèèôŜŜϙîŘĖŽôϙϼIϙſĺŪīîϙŘôèĺııôIJîϙŕĺŜĖťĖĺIJĖIJČϙťēôϙÍèèôŜŜϙîŘĖŽôϙŜŪèēϙťēÍťϙſôϙîĺϙIJĺťϙ
IJôôîϙ (ϟϙēôϙîŘĖŽôϙſĖîťēϙĖŜϙ͓͒
ϙċôôťϙťĺϙÍīīĺſϙŕŘĺŕôŘϙŽôēĖèīôϙıĺŽôıôIJťϙÍIJîϙťĺϙÍīīĺſϙÍϙťŘÍŽôīϙīÍIJôϙĖIJťĺϙťēôϙŜĖťôϠϙÍϙ
īôċťϙťŪŘIJϙīÍIJîϙÍIJîϙÍϙŘĖČēťϙťŪŘIJϙīÍIJôϙϼôÍèēϙ͐͑
ϙċôôťϙſĖîôϽϟϙϙϙ
ôŘϙV®ϠϙťēôϙôIJťĖŘôϙēÍīċϙŜťŘôôťϙĺċϙÍŜôīĖIJôϙĺÍîϙîĺôŜϙIJĺťϙIJôôîϙťĺϙæôϙèĺIJŜťŘŪèťôîϙſĖťēϙťēôϙ"ĺīīÍŘϙ@ôIJôŘÍīϙŕŘĺĤôèťϟϙϙ
FôϙŘôèĺııôIJîŜϙÍϙſôŜťæĺŪIJîϙīôċťϱťŪŘIJϙīÍIJôϙÍIJîϙÍIJϙôÍŜťæĺŪIJîϙŘĖČēťϱťŪŘIJϙīÍIJôϙĖIJťĺϙťēôϙŜĖťôϟϙϙϙ
V®ϙèĺııôIJťôîϙťēÍťϙċĺŘϙÍèèôŜŜϙċŘĺıϙÍŜôīĖIJôϙĺÍîϙťĺϙťēôϙŜĖťôϠϙÍIJϙÍîîĖťĖĺIJÍīϙċĖŽôϙϼ͔ Ͻϙċôôťϙĺċϙi®ϙĖŜϙŘôŗŪĖŘôîϙťĺϙ
èĺIJŜťŘŪèťϙÍϙŘĖČēťϱťŪŘIJϙīÍIJôϙϼťēĖŜϙ͔ ϙċôôťϙĖŜϙIJĺťϙĖIJèīŪîôîϙĖIJϙťēôϙ͖͏
ϙċôôťϙĺċϙēÍīċϱŘĺſϽϟϙIťϙĖŜϙÍŜŜŪıôîϙťēôϙ͔ ϙċôôťϙſĺŪīîϙ
èĺıôϙċŘĺıϙťēôϙŕŘĺŕôŘťƅϙĺſIJôŘϙťĺϙťēôϙſôŜťϙϼ"XϙôÍīťôèϽϙŜĖIJèôϙťēôϙīĺèÍťĖĺIJϙĺċϙťēôϙÍèèôŜŜϙîŘĖŽôϙſĖīīϙIJĺťϙÍīīĺſϙ
ôIJĺŪČēϙŜŕÍèôϙťĺϙēÍŽôϙťēôϙŘĖČēťϱťŪŘIJϙīÍIJôϙôIJťĖŘôīƅϙĺIJϙĺŪŘϙèīĖôIJťЍŜϙŕŘĺŕôŘťƅϟϙϙ
ēôϙſôŜťϙÍèèôŜŜϙîŘĖŽôϙèÍIJϙŘôıÍĖIJϙÍIJϙЊÍèèôŜŜϙîŘĖŽôЋϠϙťĺϙÍīīĺſϙĖIJČŘôŜŜϯôČŘôŜŜϙťĺϙťēôϙ"ĺīīÍŘϙ@ôIJôŘÍīϙÍŘèôīϙÍŜϙ
ſôīīϙÍŜϙťēôϙIJôĖČēæĺŘĖIJČϙŕÍŘèôīŜϙťĺϙťēôϙſôŜťϙÍIJîϙŜĺŪťēϠϙÍŜϙĺŕŕĺŜôîϙťĺϙÍϙıĖîϱŜôèťĖĺIJϙīĖIJôϙŕŪæīĖèϙŘĺÍîϙĺŘϙèĺīīôèťĺŘϙ
ŜťŘôôťϟϙV®ϙèĺııôIJťôîϙťēÍťϙēôϙîĺôŜϙIJĺťϙŜôôϙťēôϙIJôôîϙċĺŘϙÍϙŕŪæīĖèϙŘĺÍîϙĖIJϙťēĖŜϙÍŘôÍϙťēÍťϙſĺŪīîϙèĺIJIJôèťϙÍŜôīĖIJôϙ
îϙťĺϙÍīĺıôϙFſƅϙťĺϙťēôϙŜĺŪťēϟϙ
ϙ
ôŜŕĺIJŜôϙťĺϙ iϙ ĺııôIJťŜϙ
èèôŜŜϙîŘĖŽôϙ͓͒
ϙċôôťϙĖIJϙſĖîťēϙèĺIJIJôèťĖIJČϙťĺϙÍŜôīĖIJôϙĺÍîϙſĖīīϙæôϙôIJťĖŘôīƅϙīĺèÍťôîϙĺIJϙĺŪŘϙ īĖôIJťЍŜϙŕŘĺŕôŘťƅϠϙ
ŕÍŘÍīīôīϙťĺϙĖťŜϙſôŜťôŘIJϙæĺŪIJîÍŘƅϟϙϙèŘĺŜŜϱÍèèôŜŜϙôÍŜôıôIJťϙıÍƅϙæôϙČŘÍIJťôîϙťĺϙťēôϙÍîĤÍèôIJťϙŕŘĺŕôŘťƅϙĺſIJôŘŜϙťĺϙ
ťēôϙſôŜťϙťĺϙÍīīĺſϙŪŜôϙĺċϙťēĖŜϙÍèèôŜŜϙîŘĖŽôϟϙϙϙ
͖͏
ϙċôôťϙĺċϙēÍīċϱŘĖČēťϱĺċϱſÍƅϙſĖīīϙIJôôîϙťĺϙæôϙČŘÍIJťôîϙæƅϙŕŘĺŕôŘťƅϙĺſIJôŘϙťĺϙaÍŘĖèĺŕÍϙ ĺŪIJťƅϙÍŜϙÍϙèĺIJîĖťĖĺIJϙĺċϙťēĖŜϙ
ŘôƏĺIJĖIJČϟϙϙϙ
ϙ͑
ϟ "ĺīīÍŘϙ@ôIJôŘÍīϙèĺııĺIJīƅϙŪťĖīĖƏôŜϙÍϙŕŘôϱıÍIJŪċÍèťŪŘôîϙıôťÍīϙæŪĖīîĖIJČϙťēÍťϙſĺŪīîϙIJĺťϙæôϙŕôŘıĖťťôîϙŪIJîôŘϙťēôϙ
ĖťƅЍŜϙ ÍŘèēĖťôèťŪŘÍīϙ îôŜĖČIJϙ ŘôŗŪĖŘôıôIJťŜϟϙ Ėťƅϙ ŘôŗŪôŜťŜϙ ťēÍťϙ Ėċϙ ťēôϙ ŕŘôϱıÍIJŪċÍèťŪŘôîϙ ıôťÍīϙ æŪĖīîĖIJČϙ
ŕŘĺťĺťƅŕôϙĖŜϙŪŜôîϙēôŘôϠϙÍϙċÍëÍîôϙæôϙèĺIJŜťŘŪèťôîϙÍŘĺŪIJîϙťēôϙŜťŘŪèťŪŘôϙŜĺϙťēÍťϙĖťϙıĖIJĖıĖƏôŜϙťēôϙôƄťôIJťϙĺċϙıôťÍīϙ
ŽĖŜĖæīôϠϙſĖťēϙŜŪċċĖèĖôIJťϙÍŘťĖèŪīÍťĖĺIJϙÍIJîϙıÍŜŜĖIJČϙťĺϙıôôťϙťēôϙŽÍŘĖĺŪŜϙŘôŗŪĖŘôıôIJťŜϙèĺIJťÍĖIJôîϙĖIJϙôèťĖĺIJϙ͔ ϟ͗ ϙ
ĺċϙťēôϙŪèħôƅôϙ"ôŽôīĺŕıôIJťϙ ĺîôϙϼ ĺııôŘèĖÍīϙŪĖīîĖIJČϙťÍIJîÍŘîŜϙÍIJîϙ@ŪĖîôīĖIJôŜϽϟϙϙϙ
ϙ
"ĖŜèŪŜŜĖĺIJϙϯϙôŜĺīŪťĖĺIJϙæôťſôôIJϙ iϙÍIJîϙ®[ϙϙ
èèĺŘîĖIJČϙťĺϙÍIJϙôıÍĖīϙċŘĺıϙaŘϟϙīÍIJϙôťèēÍIJϠϙŘĺĤôèťϙŘèēĖťôèťϠϙťēôϙŜťŘŪèťŪŘôϙèÍIJϙĖIJèĺŘŕĺŘÍťôϙæŘĖèħϙſÍĖIJŜèĺťϙ
ſĖťēϙ(I>ϙϼ(ƄťôŘĖĺŘϙIIJŜŪīÍťĖĺIJϙ>ĖIJĖŜēĖIJČϙƅŜťôıϽϙĺIJϙċŘĺIJťϙÍIJîϙŜĖîôϙċÍëÍîôϟϙ
Ѐ͒ Ё
ôŜŕĺIJŜôϙťĺϙ iϙ ĺııôIJťϙ
"ôŽôīĺŕôŘϙĺċϙťēôϙ"ĺīīÍŘϙ@ôIJôŘÍīϙſĖīīϙĖIJèĺŘŕĺŘÍťôϙæŘĖèħϙſÍĖIJŜèĺťϙſĖťēϙ(I>ϙϼ(ƄťôŘĖĺŘϙIIJŜŪīÍťĖĺIJϙ>ĖIJĖŜēĖIJČϙƅŜťôıϽϙ
ĺIJϙťēôϙċŘĺIJťϙÍIJîϙŜĖîôϙæŪĖīîĖIJČϙċÍèÍîôŜϟϙϙϙ
ϙ͒
ϟ ĖťƅϙŘôŗŪôŜťŜϙťēÍťϙÍϙ͔͑
ЍϙīÍIJîŜèÍŕôϙŜôťæÍèħϙæôϙŕŘĺŽĖîôîϙÍîĤÍèôIJťϙťĺϙÍŜôīĖIJôϙĺÍîϠϙÍťϙťēôϙæÍèħϙĺċϙ[Ia(ϙ
ŘĖČēťϱĺċϱſÍƅϙϼ͖͏
ЍϙēÍīċϙŜťŘôôťϙÍŜϙIJĺťôîϙĖIJϙťēôϙċĖŘŜťϙæŪīīôťϙŕĺĖIJťϽϟϙbĺϙŕÍŘħĖIJČϠϙŜťŘŪèťŪŘôŜϠϙĺŘϙîŘĖŽôϱÍĖŜīôŜϙϼôƄèôŕťϙ
ċĺŘϙťēôϙîŘĖŽôſÍƅϙŕŘĺŽĖîĖIJČϙÍèèôŜŜϙťĺϙÍŜôīĖIJôϽϙŜēĺŪīîϙôIJèŘĺÍèēϙĖIJťĺϙťēĖŜϙŜôťæÍèħϟϙŘôôϙÍIJîϙŜēŘŪæϙŕīÍIJťĖIJČŜϙ
ŜēĺŪīîϙæôϙÍŜϙĺŪťīĖIJôîϙĖIJϙôèťĖĺIJϙ͔ ϟ͓ ϟ͒ ϟϙĺċϙťēôϙŪèħôƅôϙ"ôŽôīĺŕıôIJťϙ ĺîôϙϼĖťôϙôŘĖıôťôŘϙ[ÍIJîŜèÍŕĖIJČϽϙϙ
ϙ
"ĖŜèŪŜŜĖĺIJϙϯϙôŜĺīŪťĖĺIJϙæôťſôôIJϙ iϙÍIJîϙ®[ϙϙ
èŘôôIJϙſÍīīŜϙèÍIJϙæôϙæŪĖīťϙſĖťēĖIJϙťēôϙ͔͑
ЍϙīÍIJîŜèÍŕôϙæŪċċôŘϠϙĖIJϙċŘĺIJťϙĺċϙŕÍŘħĖIJČϙÍŘôÍϙϼIJôôîϙťĺϙĖIJèĺŘŕĺŘÍťôϙÍϙ͒ ϟ͔ ϱċĺĺťϙ
ſÍīīϙťĺϙŜèŘôôIJϙŕÍŘħĖIJČϽϟϙ
ĖČIJÍČôϙÍIJîϙīĖČēťĖIJČϙıÍƅϙÍīŜĺϙæôϙīĺèÍťôîϙſĖťēĖIJϙťēôϙ͔͑
ЍϙīÍIJîŜèÍŕôϙæŪċċôŘϟϙϙ
aÍŘĖèĺŕÍϙ ĺŪIJťƅϙŘôŗŪĖŘôŜϙÍϙ͔ ϱċĺĺťϱſĖîôϙīÍIJîŜèÍŕôϙťŘÍèťϙÍīĺIJČϙÍŜôīĖIJôϙϼÍŜϙŜēĺſIJϙĺIJϙĖťôϙīÍIJϽϠϙèĺIJťŘÍŘƅϙťĺϙťēôϙ
ĖťƅЍŜϙ͔͑
ϱċĺĺťϙŘôŗŪĖŘôıôIJťϢϙſĖīīϙîôŽôīĺŕôŘϙæôϙſĖīīĖIJČϙťĺϙŕŘĺŽĖîôϙ͔͑
ϱċĺĺťϙæŪċċôŘϙĖIJϙīôŪϙĺċϙ͔ ϱċĺĺťϙťŘÍèťϟϙϙ
ϙ
ôŜŕĺIJŜôϙťĺϙ iϙ ĺııôIJťŜϡϙ
"ôŽôīĺŕôŘϙĺċϙťēôϙ"ĺīīÍŘϙ@ôIJôŘÍīϙſĖīīϙŕŘĺŽĖîôϙÍϙ͔͑
ЍϙſĖîôϙīÍIJîŜèÍŕôϙŜôťæÍèħϙÍīĺIJČϙťēôϙIJĺŘťēôŘIJϙæĺŪIJîÍŘƅϙĺċϙťēôϙ
ŘôƏĺIJĖIJČϙŜĖťôϙÍIJîϙťŘôôϙÍIJîϙŜēŘŪæϙŕīÍIJťĖIJČϙſĖīīϙæôϙÍŜϙĺŪťīĖIJôîϙĖIJϙôèťĖĺIJϙ͔ ϟ͓ ϟ͒ ϟϙĺċϙťēôϙŪèħôƅôϙ"ôŽôīĺŕıôIJťϙ
ĺîôϙϼĖťôϙôŘĖıôťôŘϙ[ÍIJîŜèÍŕĖIJČϽϟϙϙϙ
Њ"ĺīīÍŘϙ@ôIJôŘÍīЋϙŕƅīĺIJϙŜĖČIJϙÍIJîϙŕÍŘħĖIJČϙīĺťϙīĖČēťĖIJČϙŕĺŜťϙıÍƅϙæôϙīĺèÍťôîϙſĖťēĖIJϙťēôϙīÍIJîŜèÍŕôϙŜôťæÍèħϟϙ
ϙ͓
ϟ ĖťƅϙŘôŗŪôŜťŜϙťēÍťϙŕÍŘħĖIJČϙīĺťϙīÍIJîŜèÍŕôϙĖŜīÍIJîŜϙæôϙŕŘĺŽĖîôîϙÍϙıĖIJĖıŪıϙĺċϙôŽôŘƅϙ͐͏
ϙŜŕÍèôŜϠϙſĖťēϙôÍèēϙĖŜīÍIJîϙ
èĺIJťÍĖIJĖIJČϙ Íϙ ıĖIJĖıŪıϙ ĺċϙ͐ ϙ ťŘôôϙ ÍIJîϙ͔ ϙ ŜēŘŪæŜϙ ĖIJϙ ÍèèĺŘîÍIJèôϙ ſĖťēϙ Ūèħôƅôϙ "ôŽôīĺŕıôIJťϙ ĺîôϙ ôèťĖĺIJϙ͔
ϟ͓ ϟ͒ ϟ ϙϼ[ÍIJîŜèÍŕĖIJČϙIIJŜĖîôϙÍŘħĖIJČϙŘôÍŜϽϟϙϙϙ
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Greenlight Traffic Engineering, LLC
S 14050 N 83rd Ave, Ste 290, Peoria, AZ 85381
T (602) 499-1339 W greenlightte.com
1 of 2
January 31, 2024
Maricopa County Planning & Development
301 W Jefferson St, Suite 170
Phoenix, AZ 85003
Re:
Tonopah, AZ Dollar General Site | Traffic Impact Statement
32501 W Baseline Rd, Tonopah, AZ 85354
1st Review Response to Comments
Greenlight Traffic Engineering, LLC (Greenlight) has prepared our response to comments (RTC) for comments
received from the Maricopa County Department of Transportation on December 29, 2023. This response to
comments has been included in the report as an appendix.
Disposition Code:
A = Will Comply B = Agency to Evaluate C = Consultant to Evaluate D = No Action Recommended
Item No.
Sheet
Comment
Disposition
Response
1
General
Update the study to reflect the anticipated
build out and opening year.
D
The Dollar General is expected to
open in 2025 as stated in Section
3.1 of the study. There is no
additional development planned
at this time.
2
General
The future classification of Baseline Rd is
rural principal arterial roadway. Developer
is to provide half-street improvements
along the site frontage per MCDOT RDM,
Figure 5.2 meeting the rural principal
arterial roadway cross-section, excluding
curb gutter and sidewalks.
D
Since Baseline Road may be
annexed by the City of Buckeye
(COB) in the future, Baseline Road
will be planned as a major arterial
cross section per COB standards.
According to discussions with the
COB, the half-street
improvements do not need to be
constructed at this time.
3
General
As part of the half-street improvements,
provide 75’ ROW to MCDOT along site
frontage of Baseline Rd.
A
Since Baseline Road may be
annexed by COB in the future, 70’
ROW will be provided along the
site frontage to meet COB
standards. A statement will be
added to the Recommendations
section in the report, “The Project
will provide 70’ ROW along the
site frontage to meet City of
Buckeye standards.”
Greenlight Traffic Engineering, LLC
S 14050 N 83rd Ave, Ste 290, Peoria, AZ 85381
T (602) 499-1339 W greenlightte.com
2 of 2
Item No.
Sheet
Comment
Disposition
Response
4
General, 2,
3
The development is proposing a full access
driveway. Update the report to include a
turn lane analysis to analyze the proposed
driveway for right-turn and left-turn lane
requirements in and out of the site.
Provide trip distribution entering and
leaving the site. Traffic counts for analysis
should reflect the estimated total daily
trips and turning movements counts for
both AM and PM peak hour. Demonstrate
the trip generation and distribution
calculations used in the study.
A
Since Baseline Road may be
annexed by COB in the future, it
is anticipated that the County will
defer to the City’s
recommendations on turn lanes.
Figures and tables will be added
to the study showing the trip
distribution and assignment at
the Project driveway, along with
discussion of the turn lane
requirements. Storage length
requirements will also be
included.
5
General
A crash data and collision discussion will
need to be included in the updated report.
A
A crash data/collision discussion
will be added to the report.
6
General
MCDOT’s minimum driveway spacing
criteria is 360’ on arterial roadways. Study
shall clearly illustrate the distance and
spacing between the sites proposed
driveway access and the adjacent access
located just west of the proposed
development (parcel 401-30-012B).
A
Per discussions with COB, a full
access driveway will be allowed
along the west side of the Project
as it is close to the ¼ mile spacing
required for full access. The
spacing between the proposed
Project driveway the existing
driveway to the west will be
provided on the updated site
plan. The spacing will be included
in the text in Section 3.1 of the
study.
Sincerely,
Collette Frohlich, PE
Senior Project Engineer
collettef@greenlightte.com
(408) 788-5626
BASELINE ROAD
331
ST AVENUE
BASELINE ROAD
315
TH AVENUE
311
TH AVENUE
VINEYARD ROAD
SOUITHERN PACIFIC RAILROAD
PROPOSED
DOLLAR
GENERAL
HASSAYAMPA RIVER
CITY
OF
BUCKEYE
MARICOPA
COUNTY
MARICOPA
COUNTY
MARICOPA COUNTY
CITY OF BUCKEYE
SALOME HIGHWAY
1.8 MILES
CITY OF BUCKEYE
MUNICIPAL
PLANNING AREA
BOUNDARY
CITY OF BUCKEYE
MUNICIPAL
PLANNING AREA
BOUNDARY
331
ST AVENUE
1/4-MI
BUCKEYE CITY
LIMITS
SUBJECT
PROPERTY
BUCKEYE
PLANNING AREA
BOUNDARY
LEGEND
0
1/8-MILE
NORTH
135 South David Lane
Knoxville, TN 37922
Office: 865-539-4001
Fax: 865-539-0851
www.linkengr.com
Artwork is the property of Dollar General. Material herein shall not be copied or reproduced without permission.
File Name: Dollar General Cutsheets 2013
Project #: 13-0181
Date: 04/12/2013
Approved By:
Page of 33
match Spraylat C8-2633
match Spraylat FM-171
match Black Polyurethane
match Spraylat Black
Yellow:
Brushed Aluminum:
match PMS Cool Gray 5
match PMS 368C
Cool Gray:
Green:
match Sherwin Williams SW7062
Rock Bottom Gray:
COLOR SPECIFICATIONS
Satin Black (Metal):
Black (Copy):
ELEVATION
SIDE
8" x 8"
Steel Tube
To be painted
Sherwin Williams
SW7062 Rock
Bottom Gray
7'-0 1/2" x 14'-0" PYLON
P98
26
14'-0"
12'-2 13/16"
7'-0 1/2"
4'-3 1/2"
14'-11 1/2"
22'-0"
1'-5 1/8"
1'-0 7/8"
2 1/4"
Retainer
98.58 sq. ft.
SQUARE FOOTAGE
ACTUAL
&9)*#*5,
PROPOSED SIGNAGE
East of SEC 331st Avenue &
Baseline Road
Maricopa County AZ
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 Dollar General Tonopah. Zone Change from RU-43 to C-1 (no POD) planning case(s).
Please note the following MCESD requirements for site development:
Drinking Water –
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.
x
Wastewater is not permitted to discharge to an adjacent parcel’s septic system.
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 Z2023146, 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: Dollar General Tonopah.
Zone Change from RU-43 to C-1 (no
POD)
Primary Contact Name: Chris Bertch
Planning Application Type: Zone Change
APN(s): 401-30-013E
Reviewer: Souren Naradikian, P.E.
Email: Souren.Naradikian@maricopa.gov
Phone: 602-372-2907
Planner Name: Joseph Mueller
Planning Case #: Z2023146
Date: December 7, 2023
Water and Waste Management Division
Page 1 of 1
Jeri Loucks, PECFM
Planning & Development
301 W. Jefferson St., Suite 170
Phoenix, Arizona 85003
Phone: (602) 506-6332
www.maricopa.gov/planning
Email address:
jeri.loucks@maricopa.gov
Planning & Development
Engineering Plan Review
Date:
December 19, 2023
Memo To: Darren Gerard, AICP, Planning Manager, Department of Planning &
Development
Attn:
Warren Rivera, Planner, Planning & Development Services
From:
Jeri Loucks, P.E.C.F.M., Engineering Supervisor, Planning &
Development Services
cc:
Michael Norris, P.E., Engineering Manager, Planning & Development
Subject:
Z2023145 - Zone Change to C-1 (no POD)
(E1 Memo)
Job Site Address: East of 331st Avenue & Baseline Road
APN(s):
401-30-013E
This application is to specify zoning for future development and does not include a
Plan of Development.
PND Engineering Plan Review (DPR, FCD and PND Transportation) has reviewed the
1st submittal of the Zone Change application routed for review on November 29, 2023,
and has no objections subject to the following conditions:
1. Without the submittal of a precise plan of development, no development approval
is inferred by this review, including, but not limited to number of proposed building
lots/units, drainage design, access and roadway alignments. These items will be
addressed as development plans progress and are submitted to the County for
further review and/or entitlement.
2. The traffic impact study is being reviewed for the future entitlement (POD)
application(s).
3. Engineering review of re-zone cases is conceptual in nature. All development and
engineering design shall be in conformance with Section 1205 of the Maricopa
County Zoning Ordinance; Drainage Policies and Standards; Floodplain
Regulations for Maricopa County; MCDOT Roadway Design Manual; and current
engineering policies, standards and best practices at the time of application for
construction.
Please contact me if you have any questions or require any additional information.
1
Joseph Mueller (PND)
From:
Ken Galica <kgalica@buckeyeaz.gov>
Sent:
Friday, March 1, 2024 10:23 AM
To:
Joseph Mueller (PND)
Subject:
RE: Z2023146 - Dollar General Tonopah
This Message Is From an External Sender
This message came from outside your organization. Please use caution when corresponding outside the county.
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Joseph Mueller
PLANNING & DEVELOPMENT
301 W Jefferson St Phoenix, AZ 85003
Planner
O: 602-506-7629
MARICOPA.GOV
Facebookͮ Instagramͮ Twitterͮ YouTube
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<ŝŶĚƌĞŐĂƌĚƐ͕
Joseph Mueller
PLANNING & DEVELOPMENT
301 W Jefferson St Phoenix, AZ 85003
Planner
O: 602-506-7629
MARICOPA.GOV
Facebookͮ Instagramͮ Twitterͮ YouTube
3
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1
Joseph Mueller (PND)
From:
Ken Galica <kgalica@buckeyeaz.gov>
Sent:
Monday, December 11, 2023 2:49 PM
To:
Joseph Mueller (PND)
Cc:
Adam Copeland; Brian Craig; Hobart Wingard; John Willett; Scott Zipprich
Subject:
RE: Z2023146 - Dollar General Tonopah
This Message Is From an External Sender
This message came from outside your organization. Please use caution when corresponding outside the county.
Good afternoon Joseph,
The property upon which the Dollar General is proposed is located within the City of Buckeye’s planning area. As it is
likely that, in the future, it and surrounding properties will be annexed into the City of Buckeye, we would request for
the development to meet our requirements to the greatest extent possible. Note that our General Plan, which
designates the site for Agricultural use, wouldn’t support zoning that accommodated the retail use proposed. Ideally,
the use itself wouldn’t be supported – however, if the criteria listed below were addressed, that would remove most of
the City’s objection:
x
Baseline Road adjacent to the project is currently under MCDOT responsibility. Per the City’s Transportation
Master Plan, Baseline Road is classified as a Major Arterial roadway and should have 70’ of ROW. While the
application indicates that they have no desire to annex into the City in the ‘near future”, there is a good
possibility that Baseline Road adjacent to the project will become the City’s responsibility. As such Baseline Road
should be planned to City standards (dedicate 70’ of ROW). In addition, as a Major Arterial (or even as an
Arterial), full access median breaks are located at the ½ mile locations (or western boundary of the project). This
median break should provide access to the entire parcel (and the parcel on the west side of the project, 403-30-
012A), as well as the parcel to the south (401-30-013D). The parcel should provide a cross access to the
remainder of the parcel to be able to access the future full movement access.
x
Dollar General commonly utilizes a pre-manufactured metal building that would not be permitted under the
City’s architectural design requirements. City requests that if the pre-manufactured metal building prototype is
used here, a façade be constructed around the structure so that it minimizes the extent of metal visible, with
sufficient articulation and massing to meet the various requirements contained in Section 5.8 of the Buckeye
Development Code (Commercial Building Standards and Guidelines).
x
City requests that a 25’ landscape setback be provided adjacent to Baseline Road, at the back of ULTIMATE right-
of-way (70’ half street as noted in the first bullet point). No parking, structures, or drive-aisles (except for the
driveway providing access to Baseline) should encroach into this setback. Tree and shrub plantings should be as
outlined in Section 5.4.3.B of the Buckeye Development Code (Site Perimeter Landscaping)
x
City requests that parking lot landscape islands be provided a minimum of every 10 spaces, with each island
containing a minimum of 1 tree and 5 shrubs in accordance with Buckeye Development Code Section 5.4.3.C
(Landscaping Inside Parking Areas).
If we can work together to achieve a development as close to City standards as possible, we would very much appreciate
it.
Thank you!
2
Ken Galica
Principal Planner
Development Services Department
(623) 349-6214
From: Joseph Mueller (PND) <Joseph.Mueller@Maricopa.Gov>
Sent: Thursday, December 7, 2023 1:56 PM
To: Robert Olmstead <Rolmstead@AFMA.Az.gov>; Robert Rowley (EMG) <ROBERT.ROWLEY@Maricopa.Gov>;
todd.williams@aps.com; Bruce Monson (EMG) <Bruce.Monson@Maricopa.Gov>; jeffery.caulkins@aps.com;
travis.icard@aps.com; brian.woodward.@maricopa.gov; madison.wisler@maricopa.gov; dmheisler1@aol.com;
ronsatt@ev1.net; Tyler Williford <twilliford@azgfd.gov>; Teigan Williams <tstruck@azgfd.gov>; Ken Galica
<kgalica@buckeyeaz.gov>; dhenning@westvalleyview.com; tvcc.events@gmail.com; Ron Gross <rongrossltd@cox.net>;
redletter@azdot.gov; Philip Hilliker (MCSO) <P_Hilliker@MCSO.maricopa.gov>; Paul Roetto <proetto1950@gmail.com>;
Scott Wilken <swilken@azmag.gov>; Kurt Cotner <kcotner@azmag.gov>; Project Evaluation Program - Game and Fish
<pep@azgfd.gov>; pe@azland.gov; bfenske@azdot.gov; jgarcia@azdot.gov; dkrantz@citytocitycre.com; Frank
McWilliams (MCSO) <FrankMcWilliams@MCSO.maricopa.gov>; agarza@azmag.gov; Teresa Retterbush (PRK)
<Teresa.Retterbush@Maricopa.Gov>
Subject: Z2023146 - Dollar General Tonopah
[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,
We have received the above request for a proposed zone change from Rural-43 to C-1 neighborhood commercial. The
subject site APN 401-30-013E is about 1.41 acres in size and is located ½ mile east of the SEC of 331 Ave and Baseline Rd
in the Tonopah area.
The applicant has indicated this is to facilitate a proposed Dollar General store but please note there is not a Plan of
Development associated with the requested zoning entitlement, so the end user may differ from the current indication
(within the bounds of the requested C-1 zoning).
The Technical Advisory Committee meeting will be held January 2, 2024.
Please let me know if you have any questions, comments, or concerns.
Kind regards,
Joseph Mueller
PLANNING & DEVELOPMENT
301 W Jefferson St Phoenix, AZ 85003
Planner
O: 602-506-7629
MARICOPA.GOV
Facebook | Instagram | Twitter | YouTube
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