02. Z250017 PZ Staff Report
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Z250017 Page 1 of 16 Report to the Planning and Zoning Commission Prepared by the Maricopa County Planning and Development Department Case: Z250017 – McHenry Buckeye Industrial Hearing Date: November 6, 2025 (Cont. from September 11, 2025) Supervisor District: 4 Applicant: Greg Loper Owner: ACE PSP LLC Request: Zone Change with Overlay from Rural-43 & IND-2 IUPD to IND-2 IUPD Site Location: Generally located 2,717’ west of the SWC of Yuma Rd. & Palo Verde Rd. in the Hopeville/Buckeye area Site Size: Approximately 127.6 acres Density: N/A County Island: Yes – City of Buckeye County Plan: State Route 85 Area Plan - Industrial Municipal Plan: City of Buckeye – Buckeye Airport Area Plan Municipal Comments: City of Buckeye provided a list of prohibited uses to the applicant and requested development comply with their design standards Support/Opposition: 4 memos of support Recommendation: Approve with conditions Z250017 Page 2 of 16 Project Summary: 1. The applicant has requested a zone change for a Rural-43 & IND-2 IUPD split-zoned parcel to a unified IND-2 IUPD. The historic IND-2 IUPD was approved on 2/27/1979 for approximately 109 acres between I-10 on the north and the Buckeye Municipal Airport’s runway on the south. There are two existing billboards within this portion of the site facing I-10. The area south of Yuma Rd. was annexed by Buckeye on 6/5/1981. The subject 127-acre site is located 2,717’ west of the SWC of Yuma Rd. & Palo Verde Rd. adjacent to the airport. The requested IND-2 IUPD zoning is limited to complimentary uses in support of the Airport. 2. The entire site is under unified ownership, with frontage along the I-10 to the north and Yuma Rd. to the south. Access to the site is provided off Yuma Rd., with access to the I-10 via Palo Verde Rd. to the east. Right-of-way dedications along Yuma Rd. are anticipated. Several drainageways bisect the property north to south to be addressed at the Plan of Development (POD). A precise plan of development (site plan) is not included with this request but will be subsequently processed for administrative approval prior to construction permitting if the property develops under the jurisdiction of Maricopa County. The site is a County Island, surrounded by the City of Buckeye. The parcel to the west was annexed by the City of Buckeye on 11/4/2009, and the parcels to the east on 9/5/2001. The City of Buckeye will pursue annexation of the property. Per the narrative, A pre-annexation agreement will follow rezoning approval. 3. The property is located within the State Route 85 Area Plan in the Industrial land use category. The proposed IND-2 IUPD is compatible with this designation. The site is designated as ‘Activity Center’ as part of the Buckeye Airport Employment Activity Center. The proposed IND-2 IUPD is consistent with these land use designations. Per the narrative, upon annexation the City of Buckeye development standards will apply. 4. The IUPD overlay will limit entitled uses to light industrial and general commerce uses that are compatible with the airport. This may include manufacturing, compounding, processing, packaging, treatment of material/or heavy commercial uses which do not cause or produce objectionable effects that would impose hazards to adjacent or other properties by reason of smoke, soot, dust, radiation, odor, noise, vibration, heat, glare, toxic fumes, or other conditions that would affect adversely the public health, safety, and general welfare, and would not be a height concern nor interfere with airport operations to the south. No variations to the IND-2 base development standards are requested at this time. The IUPD is being requested to limit undesirable uses in anticipation of the City of Buckeye annexing the site. Z250017 Page 3 of 16 REGULATION BASE ZONING DISTRICT REGULATIONS (IND-2) PROPOSED ZONING DISTRICT REGULATIONS (IND-2 IUPD) Maximum Height 40' 40’ Minimum Front Yard – Abutting any major street, section line road, State or Federal highway 20' 20’ Minimum Front Yard – Abutting collector streets and midsection line roads 15' 15’ Minimum Front Yard – Abutting local streets and interior streets of industrial subdivision 10’ 10’ Minimum Street-side Yard None required or 3’ None required or 3’ Minimum Rear Yard None required None required Minimum Lot Area 6,000 sq. ft. 6,000 sq. ft. Minimum Lot Width * 60' 60’ Maximum Lot Coverage 60% 60% Parking Spaces See parking regulations MCZO Parking Regulations apply Screening 6' solid wall 6’ solid fencing Allowed Uses General industrial service Assembly, light Manufacturing, light Office Warehouse Warehouse Wholesale establishment Without limitation of the foregoing described uses, the following uses are specifically acknowledged as falling within said described uses: Art needlework, handweaving and tapestries; Books, hand binding and tooling; Compounding of cosmetics and pharmaceutical products; Jewelry, manufacture from precious metals and minerals; Laboratories, research, experimental, photo or motion picture, and testing (excepting Marijuana testing); Manufacture and assembly of; i) clay, leather, metal and glass products of a handicraft nature, of ii) medical, dental and drafting instruments; of iii) optical goods and equipment, watches, clocks and other similar precision instruments; and of iv) electrical or electronic apparatus, musical instruments, games and toys; Warehousing, storage and wholesale distribution facilities; Aircraft firms including sales, service and rental; Bakeries, wholesale; Bottling plants or breweries; Cleaning plants, including carpets and dyeing; Z250017 Page 4 of 16 Construction equipment, including sales, service, rental and storage; Dairy products, processing of; Manufacturing, compounding, assembling, processing, packaging or treatment of: i) products such as candy, drugs, perfumes, pharmaceuticals, perfumed toilet soaps, toiletries (but not including the refining or rendering of fats and oils), of ii) articles or merchandise from the following previously prepared materials: bone, cellophane, cloth, cork, feathers, felt fiber, fur, glass, hair, leather, paper, plastics, precious or semi- precious metals or stones, light sheet metal, shell, textiles, tobacco, wire, yarns, wood (not involving plaining mills) and paint (not employing a boiling process); of iii) electrical appliances, electronic instruments and devices, optical goods, precision instruments, radios and phonographs (including the manufacture of small parts only, such as coils condensers, transformers and crystal holders); and of iv) pottery and figurines or other similar ceramic products using only previously pulverized clay; Training centers, industrial; Truck terminals, including service and storage; Warehousing, storage and wholesale distribution facilities; Any other laboratory, manufacturing, and assembly uses similar to those uses listed above which do not create any danger to the public health, safety and general welfare in surrounding areas and which do not create any offensive noise, vibration, smoke, dust, odor, heat or glare, and which by reason of high value in relation to size and weight of merchandise received and shipped create very little truck traffic; and Accessory buildings and uses customarily incidental to the above-listed uses. Prohibited Uses Adult oriented uses, Any use permitted in the C-2 Zoning District, including a Medical Marijuana Dispensary and/or Marijuana Establishment subject to all regulations specified in the use regulations such C-2 Zoning District unless the use is otherwise regulated in this Section, Medical Marijuana Offsite Cultivation Location, Residential uses, Airports, runways/airstrips, helipads/heliports, and facilities for Z250017 Page 5 of 16 unmanned aerial vehicles, experimental and proving grounds, farms as defined in Chapter 2, Truck terminals, including service and storage, Amusement enterprises and outdoor amusement parks where equipment /rides do not impede with Buckeye Airport Operations, Lumber yards not including industrial milling or planning operations, Truck stops, with customary accessory facilities including but not limited to restaurant, convenience retail, motel, truck wash, and minor repair facilities but not including major repair, freight storage, freight handling, warehousing or distribution facilities. Approximate 109-acre historic IND-2 IUPD Overlay Boundaries Z250017 Page 6 of 16 City of Buckeye Municipal Boundary Z250017 Page 7 of 16 Aerial photo of subject site, oriented north Z250017 Page 8 of 16 Existing On-Site and Adjacent Zoning / Land Use: 5. On-site: Rural-43 & IND-2 IUPD / 2 billboards North: I-10 Papago Freeway then Rural-43 / Vacant South: Yuma Rd then City of Buckeye General Commerce / Vacant East: City of Buckeye General Commerce / Vacant West: City of Buckeye Rural Residential / Vacant Zoning District Map of Area Utilities and Services: 6. Water: City of Buckeye Wastewater: City of Buckeye Fire: Arizona Fire Medical Authority Police: MCSO Right-of-Way: 7. The following table includes existing and proposed half-width right-of-way and the future classification of roadways 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 Yuma Rd. 45’ 100’ Parkway Adopted Plans: 8. State Route 85 Area Plan (Adopted August 27, 2003): The Area Plan designates the site and surroundings as industrial. The proposed rezone conforms to the Area Plan designation. Z250017 Page 9 of 16 9. City of Buckeye General Plan 2040: The site is designated as “Activity Center” within the Buckeye Airport Employment Activity Center” slated for light industrial uses oriented towards aiport operations that preserves the long-term potential of the airport. Public Participation Summary: 10. The applicant completed the requirements for on-site posting notifications and initial notification of all property owners within 300-feet of the site and area stakeholders. Staff received no comment from the public. The City of Buckeye provided a list of prohibited uses to the applicant to be included in the zone change IUPD and language in a condition requesting the developer make every attempt to follow Buckeye design standards. Outstanding Concerns from Reviewing Agencies: 11. N/A Staff Analysis: 12. Staff supports the rezone. Industrial zoning is appropriate adjacent to a municipal airport. The general industrial rezone is compatible with both the county and city land use plan designations. The site is immediately surrounded by Buckeye jurisdiction. The applicant intends for the IUPD overlay to align with uses and development standards comparable to the City of Buckeye’s I-1 (light Industrial), GC (General Commerce) PAD (Planned Area Development) or other similar City zoning designation. The rezone with IUPD intends to restrict uses of the site prohibiting heavy industrial uses, marijuana dispensaries and facilities, adult-oriented uses, and residential uses. Additionally, the City intends to annex the site pursuant a pre-annexation development agreement that addresses the provision for water and sewer service. Utilities are to be provided by the City upon annexation. The City is able to negotiate development standards as part of this agreement separate from construction permitting through the County. The IUPD table has been updated to reflect the base zoning district development standards in the event development occurs in the County. Recommendation: 13. Staff recommends the Commission adopt a motion recommending that the Board of Supervisors approve Z250017 subject to the following conditions ‘a’ – ‘k’: a. Development of the site shall be in substantial conformance with the Zoning Exhibit entitled “Zoning Exhibit: Z250017 (McHenry / Buckeye Industrial Zoning)”, consisting of 1 page, stamp received 7/21/2025, except as modified by the following conditions. b. Development of the site shall be in substantial conformance with the Narrative Report entitled “Z250017 – McHenry / Buckeye Industrial Zoning”, consisting of 7 pages, dated 7/3/2025, and stamp received 7/21/2025, except as modified by the following conditions. c. The following Planning Engineering conditions shall apply: 1. Without the submittal of a plan of development, no development approval will be inferred by the engineering review, including, but not limited to drainage design, access and roadway alignments. These items will be addressed as development Z250017 Page 10 of 16 plans progress and are submitted to the County for further review and/or entitlement. 2. Any new site improvements will require a Plan of Development and Traffic Impact Study. 3. Right-of-way dedication along Yuma Road to provide the required half-width per County or Buckeye requirements, as the case may be, may be required. Note parkway alignments require 100’ half-width. 4. Applicant to notify ADOT of proposed project through the Red Letter Process, RedLetter@azdot.gov, due to the proximity to the I-10. 5. The above comments do not include identification of utilities or underground facilities within or adjacent to the required right-of-way that may have prior rights and/or required relocation. 6. Engineering review of re-zone cases is conceptual in nature. All development and engineering design shall be in conformance with Section 1205 of the Maricopa County Zoning Ordinance; Drainage Policies and Standards; Floodplain Regulations for Maricopa County; MCDOT Roadway Design Manual; and current engineering policies, standards and best practices at the time of application for construction. d. Prior to Plan of Development approval by Maricopa County, Applicant shall provide to County Staff documentation (such as emails sent by Applicant or notes of correspondence or conversations kept by Applicant) indicating that Applicant has consulted with the City of Buckeye Aviation Director; however, the approval of said Buckeye Aviation Director shall not be a prerequisite to Maricopa County approval of said Plan of Development. e. The following I-2 IUPD standards shall apply which prohibit all uses except the following: 1. General industrial service 2. Assembly, light 3. Manufacturing, light 4. Office Warehouse 5. Warehouse 6. Wholesale establishment Without limitation of the foregoing described uses, the following uses are specifically acknowledged as falling within said described uses: 1. Art needlework, handweaving and tapestries; 2. Books, hand binding and tooling; 3. Compounding of cosmetics and pharmaceutical products; 4. Jewelry, manufacture from precious metals and minerals; 5. Laboratories, research, experimental, photo or motion picture, and testing (excepting Marijuana testing); 6. Manufacture and assembly of; i) clay, leather, metal and glass products of a handicraft nature ii) medical, dental and drafting instruments iii) optical goods and equipment, watches, clocks and other similar precision instruments iv) electrical or electronic apparatus, musical instruments, games and toys; 7. Warehousing, storage and wholesale distribution facilities; Z250017 Page 11 of 16 8. Aircraft firms including sales, service and rental; 9. Bakeries, wholesale; 10. Bottling plants or breweries; 11. Cleaning plants, including carpets and dyeing; 12. Construction equipment, including sales, service, rental and storage; 13. Dairy products, processing of; 14. Manufacturing, compounding, assembling, processing, packaging or treatment of: i) products such as candy, drugs, perfumes, pharmaceuticals, perfumed toilet soaps, toiletries (but not including the refining or rendering of fats and oils), ii) articles or merchandise from the following previously prepared materials: bone, cellophane, cloth, cork, feathers, felt fiber, fur, glass, hair, leather, paper, plastics, precious or semi-precious metals or stones, light sheet metal, shell, textiles, tobacco, wire, yarns, wood (not involving plaining mills) and paint (not employing a boiling process) iii) electrical appliances, electronic instruments and devices, optical goods, precision instruments, radios and phonographs (including the manufacture of small parts only, such as coils condensers, transformers and crystal holders); iv) pottery and figurines or other similar ceramic products using only previously pulverized clay; 15. Training centers, industrial; 16. Warehousing, storage and wholesale distribution facilities; 17. Any other laboratory, manufacturing, and assembly uses similar to those uses listed above which do not create any danger to the public health, safety and general welfare in surrounding areas and which do not create any offensive noise, vibration, smoke, dust, odor, heat or glare, and which by reason of high value in relation to size and weight of merchandise received and shipped create very little truck traffic; 18. Accessory buildings and uses customarily incidental to the above-listed uses. f. If development occurs within unincorporated Maricopa County, the applicant shall submit a written summary with Plan of Development and construction permitting explaining compliance with the following (City of Buckeye) design guidelines: 1. Site elements such as buildings, parking areas, driveways, sidewalks, and outdoor recreational spaces must be arranged to emphasize the aesthetically pleasing components of the site (e.g., landscaping and the superior architectural design of office building elements) and to screen less attractive elements (e.g., service facilities, loading docks, outdoor storage, equipment areas, and refuse enclosures) through the proper placement and design of buildings, screen walls, and landscaping. 2. Dock doors and/or storage areas should not be located adjacent to any ROW or freeway/highway. After every effort has been made to locate dock doors and/or storage areas away from ROW and/or freeways/highways, and it is found not to be feasible, those dock doors and/or storage areas shall include an eight-foot high masonry wall along the entire adjacent ROW side, located at the back of the required landscape setback, designed with any combination of the following materials: i. Integrally colored, split-face, or ground-face concrete masonry units (CMU); ii. Concrete masonry units that have been painted, stuccoed, or faced with another permitted material; iii. Stone (natural or simulated); Z250017 Page 12 of 16 iv. Brick; v. Wrought-iron or other decorative metal; vi. Plastic or vinyl; or vii. Wood (painted or stained) or other materials as approved by the Planning Commission. viii. Chain link fencing is permitted in Industrial Districts but shall not be viewable from public rights-of-way (ROW) ix. A higher level of design detail shall be utilized for highly visible fences along major arterial roadways and interstates, including but not limited to, the incorporation of mosaic designs, relief panels, or similar public art; and a combination of articulation consistent with the following: i. No fence facing an arterial or highway may extend continuously, without articulation, for more than 200 feet, or 100 feet for fences facing any other type of public street ii. Changes in material or texture, including the use of view fence that allows for views into the site; iii. Offsets iv. Landscape Pockets v. similar features as approved, Along with trees planted 25 feet on-center, located on the outside of the wall, utilizing a variety of trees that will further screen the storage area strategically based on line-of-site from the adjacent ROW. The wall may be required to return a certain distance on one or both sides depending on the analysis of the site line details. 3. All refuse, storage, and equipment areas placed outside of a building must be screened from adjacent public ROW and uses. 4. Items or materials stored outside (e.g., stacks, pallets, or piles of materials) shall not be stored such that they extend above the height of the adjacent screen wall unless it can be demonstrated that the storage is not visible from adjacent ROW or properties. 5. Surface parking must be located to the side or to the rear of principal buildings to the greatest extent feasible unless cross-docks are an integral part of the operations of the building, in which case surface parking areas may be placed adjacent to a street. 6. Surface parking stalls for employees and guests are encouraged to incorporate shade structures that are capable of supporting solar/photovoltaic array systems with a minimum clearance height of 12 feet. Shade structures must not encroach into the required access lanes. 7. Applicable tree and landscaping standards are not required in the sections of the parking areas where solar array systems are placed. 8. An outdoor seating/break area(s) is required for every proposed building. The seating/break area(s) must be appropriately and proportionately sized based upon the number of employees anticipated within the building. 9. Outdoor seating areas must include shade and wind protection using landscaping or screening structures. If located where visible from adjacent ROW, the shade structure design shall incorporate colors, materials, and forms that complement the primary building(s). 10. Outdoor seating areas must be easily accessed from the lobby or interior break rooms, if provided, or placed at the corner(s) of the building. Z250017 Page 13 of 16 11. Landscaping must be provided along the public streets and sidewalks to define the street edge, buffer pedestrians from vehicles, and provide shade over the sidewalk. 12. Walls and fences used to provide screening of loading facilities, outdoor trash receptacles, utility equipment, etc. must be solid and designed with materials and finishes that are consistent with and complementary to the design of the primary buildings. 13. All new trees planted for screening purposes must be planted a minimum of 30 feet on-center the full length of the area requiring screening, except as interrupted by driveways into the site. At least 80 percent of trees provided for screening purposes must be evergreen species to ensure year-round effectiveness. Landscaping without a screen wall or fence does not meet the minimum screening requirement of this Section. 14. Fences used for security purposes may consist of wrought iron, tubular steel, or similar material. The use of chain-link is prohibited except where not visible from adjacent ROW or adjacent residentially zoned or residentially developed properties. 15. Except where required for screening or buffering from adjacent properties or streets, landscaping is not required within walled or fenced areas of a site not accessible to the general public, such as walled loading yards associated with cross-dock warehouses, walled electrical substations, and the like, or parallel to railroad ROW. 16. Where not required for screening, trees must be selected and planted to provide shade for walkways, outdoor seating areas, parking areas etc. and for their ability for filtering particulate matter and other pollutants from the air. 17. Buildings must be articulated and incorporate transparent elements along any side visible from a street or parking area accessible by the general public. 18. Where feasible, equipment, electrical, and service rooms must be placed inside the building. Where this is not feasible for practical or operational reasons, the equipment must be screened to minimize its visibility from the public ROW or placed on the site where it is less visible from the ROW. Storage tanks and/or other exterior equipment that by virtue of its height may not be able to be fully screened must be painted with muted, matte, or low-sheen finishes in neutral desert tones. 19. Primary building entries must be readily identifiable, well-defined using projections, recesses, columns, roof structures, or other design elements, and provide shade for pedestrians. Two or more of the following techniques are required: i. Projecting or recessed entry, including a canopy, portico, archway, arcade, or similar projection that provides architectural interest and protection for pedestrians; ii. Prominent tower, dome, or spire; iii. Peaked roof (where contextually appropriate); iv. Outdoor features, such as seat walls, landscaping with seasonal color, or permanent landscape planters with integrated benches; and/or v. Other comparable techniques. 20. All industrial buildings or campuses shall incorporate an architectural element that approximates the look of an office. When located at the intersection of two public streets, the element shall be located at the corner of a building nearest the intersection or centered on the elevation facing the street. Developments located mid-block shall have discretion on which (or both) corners feature the element, or the element may be centered on the elevation facing the street. The element shall Z250017 Page 14 of 16 have a prominent, vertical form (e.g. a tower) that extends above the roofline by at least three feet, but no more than 15 feet above the height of adjacent wall sections, incorporate significant glazing, and extend at least 15 percent of the length of the elevation facing the street. In addition, raised parapets with enhanced decorative treatment such as cornices or crenellations are permitted not to exceed eight feet above the maximum allowable height of the building. 21. All elevations of a building's façade must include modulation and articulation of the wall plane and roof line, proportionate to the height and length of the building, and no less than three feet. Exceptions to this requirement are the wall planes at the dock areas and any elevation not visible from adjacent ROW or neighboring properties. 22. All elevations of a building's facade visible from adjacent ROW or neighboring properties must have vertical or horizontal variations in color, texture, material, and ornamentation. 23. No individual building component may exceed 100 feet in length. Individual components must be distinguished from one another through application of two or more of the design elements. 24. Shade elements such as canopies, awnings, arcades, and overhangs must be provided over all ground level windows, at all pedestrian entry points, and along the front elevation, any street-facing elevation, and office portions of the building. 25. Scuppers and exterior downspouts shall not be permitted on any building façade visible from adjacent streets or properties and must be fully concealed within the wall assembly or integrated into the architectural design of the structure, except that the Zoning Administrator may permit exterior downspouts if the downspout is designed as a deliberate architectural feature that is integral and true to the overall style of the building and serves a decorative function. 26. For office portions of principal buildings, window and door openings must comprise at least 60 percent of the total area of exterior walls facing a public street. 27. These windows must be clear or translucent to improve visibility, add visual interest, and allow light into interior spaces. 28. Industrial building façades facing public streets shall incorporate windows or other transparent glazing above a minimum height of eight feet from finished floor elevation. Such glazing shall be designed to provide natural light into the building while maintaining privacy for interior operations. A minimum of 10 percent of the façade area above eight feet shall consist of transparent or translucent glazing. Glazing may be provided in the form of clerestory windows, ribbon windows, or other architecturally integrated features. Glazing shall be incorporated into articulated façade elements such as recesses, projections, banded material, or color changes, or other architectural features that provide depth and visual interest to the building elevation. Clerestory windows shall not appear as isolated or unsupported elements on blank walls. 29. The following materials are permitted for use on exterior building walls, individually or in combination: i. Brick, including realistic veneers; ii. Stone, including realistic veneers; iii. Stained, exposed aggregate, or integrally-colored concrete masonry units (CMU), split face or ground face; iv. Textured tilt-up concrete panels, with or without reveals; v. Integrally-colored stucco; Z250017 Page 15 of 16 vi. Exterior insulation and finish systems (EIFS) and fiber cement panel systems featuring concealed fasteners and incorporating reveals; vii. Clear and tinted glass; viii. Tile (allowed as an accent only); ix. Wood (allowed as an accent only); x. Architectural-grade metal panels featuring concealed fasteners and high- performance coatings and significant articulation, texture, or patterning, intended to provide a refined, durable finish; xi. Metal posts, columns, beams, or similar structural support; and/or xii. Other materials of comparable quality, durability, and character, as determined by the Zoning Administrator. 30. A minimum of 10 percent and a maximum of 25 percent of any exterior building wall facing a principal street (not including windows and doorways) shall consist of an accent material as listed in condition f.29 that is different than the remainder of the building façade material. Concrete tilt panel buildings may satisfy this requirement through provision of concrete form liners that provide a texture distinct from the bulk of the smooth panel. 31. Prohibited Wall Materials. The following materials are prohibited: i. Prefabricated metal panels, excluding architectural grade metal panel systems described above, and any pre-manufactured metal building kits; ii. Poor quality veneers and other engineered materials that have an unnatural appearance not reflective of the product they are attempting to simulate; and iii. Mirrored surfaces or any treatments which change ordinary glass into a mirrored or highly reflective surface. 32. Roof Materials. All roofs shall be flat (or appear flat), incorporating a parapet(s) of sufficient height to screen the roof deck surface from all property lines. 33. Exterior Building and Roof Colors. Select materials and colors that are abundant in the Sonoran Desert environment. 34. Reflective building materials (other than windows) and roofing materials, including materials with high gloss finishes and bright, untarnished copper, aluminum, galvanized steel or other metallic surfaces, must be textured or have a matte or non-reflective surface treatment to reduce the reflection of sunlight. 35. Materials used for exterior surfaces of all structures must blend in color, hue, and tone with the surrounding natural desert setting to avoid high contrast. 36. Excluding shades of white, bright colors (LRV greater than 70) and contrasting colors are appropriate only for accents, such as on doors, limited trim, and window mullions. Florescent colors are prohibited, even for use as an accent. 37. The surface materials of walls, retaining walls or fences must be similar to and compatible with those of the adjacent main buildings g. The IUPD overlay is applied to restrict the uses 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 shall be required prior to establishment of any non- residential use that requires potable water. In lieu of pre-annexation service agreement the developer must provide a ‘will serve’ letter from the certificated water and sewer provider(s). h. Administrative approval of a Plan of Development will be required prior to approval and issuance of construction permits to develop and establish the uses of the site. Prior to issuance of a building permit, written confirmation will be required from the emergency Z250017 Page 16 of 16 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. i. Noncompliance with any of the conditions assigned to the approval of this Zone Change by the Maricopa County Board of Supervisors may be grounds for revocation in accordance with the requirements and procedures as set forth in the Maricopa County Zoning Ordinance. j. 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. k. The granting of this change in use of the property has been at the request of the applicant, with the consent of the landowner. The granting of this approval allows the property to enjoy uses in excess of those permitted by the zoning existing on the date of application, subject to conditions. In the event of the failure to comply with any condition, the property may be considered for revocation to the zoning that existed on the date of application. It is, therefore, stipulated and agreed that either revocation due to the failure to comply with any conditions, does not reduce any rights that existed on the date of application to use, divide, sell or possess the property and that there would be no diminution in value of the property from the value it held on the date of application due to such revocation of the Zone Change. The Zone Change enhances the value of the property above its value as of the date the Zone Change is granted and reverting to the prior zoning results in the same value of the property as if the Zone Change had never been granted. Presented by: Daniel Johnson, Planner Reviewed by: Rachel Applegate, Planning Supervisor Attachments: Case Map (1 page) Zoning Exhibit (1 page) Narrative Report (7 pages) MC Planning Engineering comments (2 pages) City of Buckeye Correspondence & IUPD Request (4 pages) Memos of Support (4 pages) City of Buckeye Support (1 page) / Maricopa County Planning & Development - Phoenix, AZ 5 Gross Acres: 131 approx. Generated August 12, 2025 3:24 PM Z250017 Application Name: Legal Description McHenry / Buckeye Industrial Zoning Applicant Case Address 1N 4W 8 Greg Loper 29850 W YUMA RD Applicant Phone/Email Parcel Primary:504-15-030D (602) 550-7004 greg.loper@hotmail.com BUCKEYE, AZ 85326 Map scale 1:6,359 Supervisor District No. Rezoning from Rural to IND-2 (& amend existing IND-2 IUPD), without Plan of Development Zoning Exhibit: Z250017 (McHenry / Buckeye Industrial Zoning) Request: Zone Change from Rural-43 to IND-2 IUPD IUPD to prohibit the following uses: ▪ Adult-oriented uses ▪ Airports, runways/airstrips, helipads/heliports, and facilities for unmanned aerial vehicles ▪ Experimental and proving grounds ▪ Farms as defined in Chapter 2 of the MCZO, except that ongoing use of the Property for Agricultural uses may continue on all or portions of the Property until such time as development occurs ▪ Lumber yards not including industrial milling or planning operations ▪ Marijuana Establishment ▪ Medical Marijuana Dispensary ▪ Medical Marijuana Offsite Cultivation Location ▪ Residential uses, except that any in conjunction with ongoing agricultural use(s) of the Property may continue until such time as development occurs ▪ Truck terminals, including service and storage ▪ Truck stops, with customary accessory facilities including but not limited to restaurant, convenience retail, motel, truck wash, and minor repair facilities but not including major repair, freight storage, freight handling, warehousing or distribution facilities Further, amusement enterprises and outdoor amusement parks are a permitted use as long as the equipment and/or rides are compatible with Buckeye Airport Operations. Z250017 RCVD 7/21/25 Z250017 – McHenry / Buckeye Industrial Zoning Narrative Report Related to a request for a rezoning from Rural-43 to IND-2, with a Plan of Development, on ~86.3 acres, and an IUPD Removal on ~43.8 acres (prior Case #Z79-28), for a total rezoning of ~127 acres located west of the northwest corner of Yuma Road and Palo Verde Road in the western Buckeye area; APN 504-15-030D; A Portion of the SW4 of Section 8, T1N-R4W Application Case #: Z250017 Date: July 3, 2025 SITE Z250017 RCVD 7/21/25 Z250017 – McHenry / Buckeye Industrial Zoning Narrative Report July 3, 2025 Page 2 of 7 Introduction / Property Description: This Narrative Report is submitted in conjunction with a request for the following involving approximately 127 acres located west of the northwest corner of Yuma Road and Palo Verde Road in the western Buckeye area of unincorporated Maricopa County (the “Property”) ▪ Rezoning from Rural-43 to IND-2, with a Plan of Development, on ~86.3 acres ▪ Rezoning/IUPD Removal on the remaining ~43.8 acre (under prior zoning case #Z79-28), but inclusion with this request to IND-2 with a Plan of Development The goal of these two actions is to unify and provide common IND-2 zoning for the entire approximately 127-acre parcel, with a common Plan of Development. Request: As noted above, this request involves two components due to the existing zoning of the Property: ▪ Rezoning from Rural-43 to IND-2, with a Plan of Development, on ~86.3 acres ▪ Rezoning/IUPD Removal on the remaining ~43.8 acre (under prior zoning case #Z79-28), but inclusion with this request to IND-2 with a Plan of Development This is due to the very unique existing zoning characteristics of the Property, as depicted below in this screenshot of the Property from the Maricopa County Zoning Map (from PlanNet): Z250017 – McHenry / Buckeye Industrial Zoning Narrative Report July 3, 2025 Page 3 of 7 As indicated on the excerpt of the Zoning Map, an approximately 46.3-acre portion of the Property is zoned IND-2 IUPD under Case #79-28. That case actually involved a total of 537 acres; 493.2 acres located to the south across Yuma Road were later annexed into the City of Buckeye. That IND-2 has an Industrial Unit Plan of Development (IUPD) overlay, which we are requesting that the IUPD overlay be removed so that, in conjunction with the request for the rezoning of the 86.3 acres from Rural-43 to IND-2, the entire approximately 127-acre parcel has a unified IND-2 zoning under one case number. As indicated above, a unified Plan of Development is also proposed at this time in regard to the uses for this property as explained below. This IUPD (Industrial Unit Plan of Development) is proposed in conjunction with the IND-2 zoning for the entire parcel to align the uses and development standards of the proposed IND-2 zoning district with those of the comparable zoning in the City of Buckeye, which is I- 1 (Light Industrial), GC (General Commerce, PAD (Planned Area Development) or other zoning classification as agreed to with the City of Buckeye that would be both non-residential and also light industrial/commerce-oriented in nature in order to serve to accommodate and promote the Buckeye Municipal Airport, which is located to the south. The proposed uses and use restrictions of the IUPD are noted later in this Narrative Report. The Property is surrounded on the west, south and east by land already within the Buckeye corporate limits, as depicted on the exhibits included with this submittal. A Plan of Development (i.e. Site Plan) has not yet been prepared for the Property but will be prior to any development of any phase or portion of the Property. The City of Buckeye, in an effort to expand and protect its airport located to the south, is currently pursuing the acquisition of a portion of the Property and the eventual annexation of the entire ~127-acre Property, pursuant to a Pre-Annexation Development Agreement and securing zoning within Maricopa County. Zoning is sought through Maricopa County due to the City of Buckeye needing a year or more to first update and adopt the Buckeye Airport Area Plan and the Airport Specific Area Plan and then update their 2040 General Plan to reflect the Airport Study once its adopted. There is interest in developing this Property, and the City of Buckeye has suggested rezoning within Maricopa County so that non-residential uses are locked-in via entitlements. Buckeye staff is very aware of our intent to secure industrial zoning through Maricopa County, as we have met with them and have committed to keeping the City of Buckeye informed of our progress through the rezoning process and also to working with the City of Buckeye on the ultimate design and use(s) of the Property. The Property is presently vacant/undeveloped desert and is bounded by Interstate 10 along most of the northern property boundary, Yuma Road along the south property boundary and the Bruner Road alignment along the west property boundary. The Buckeye City Limits are adjacent to the Property along the east, south and west property boundaries. There are Z250017 – McHenry / Buckeye Industrial Zoning Narrative Report July 3, 2025 Page 4 of 7 several minor drainageways that generally run north-south through the property that will be addressed through the Plan of Development process. There are also two (2) existing billboards along the I-10 frontage; these are under lease and will remain until either the leases are not renewed or the area they are located is developed. The Property is under one ownership, as indicated on the deed included with this submittal. Access will primarily be via Yuma Road, which follows an east-west Section line alignment and provides access to Interstate 10 approximately ½-mile to the east at Palo Verde Road (also known as Sun Valley Parkway). Yuma Road is identified as a future “Parkway” in the 2040 General Plan, with the possible realignment of Yuma Road along the northern boundary of this Property (to allow the runway to extend northward). Right-of-way dedication and improvements will be as required by Maricopa County (City of Buckeye upon annexation). Water and sewer will be provided by the City of Buckeye upon annexation. If service is unavailable, water may be provided by an onsite well, with wastewater being addressed through an onsite septic system. The location of this Property, across Yuma Road from the Buckeye Municipal Airport, ½-mile west of the interchange with Interstate-10 (and Palo Verde Road / Sun Valley Parkway) and having frontage along a major arterial (Yuma Road) makes it an ideal candidate for light industrial uses and are also the very reasons why the Property is not appropriate for residential uses of any type. The site plan component of a Plan of Development is not part of the current request but will be provided prior to development of all or a portion of this Property should it be developed in Maricopa County for all or a portion of the Property. Proposed Uses: The proposed uses intended for the Property under the proposed IND-2 IUPD zoning district are those light industrial and general commerce uses that are compatible with the Buckeye Municipal Airport, such as manufacturing, compounding, processing, packaging, treatment of materials and/or heavy commercial uses which do not cause or produce objectionable effects that would impose hazards to adjacent or other properties by reason of smoke, soot, dust, radiation, odor, noise, vibration, heat, glare, toxic fumes, or other conditions that would affect adversely the public health, safety and general welfare, and would not be a height concern nor interfere with airport operations to the south nor to Interstate 10 to the north. Specifically, the following uses are to be prohibited under the proposed IND-2 IUPD: ▪ Adult-oriented uses ▪ Airports, runways/airstrips, helipads/heliports, and facilities for unmanned aerial vehicles ▪ Experimental and proving grounds Z250017 – McHenry / Buckeye Industrial Zoning Narrative Report July 3, 2025 Page 5 of 7 ▪ Farms as defined in Chapter 2 of the MCZO, except that ongoing use of the Property for Agricultural uses may continue on all or portions of the Property until such time as development occurs ▪ Lumber yards not including industrial milling or planning operations ▪ Marijuana Establishment ▪ Medical Marijuana Dispensary ▪ Medical Marijuana Offsite Cultivation Location ▪ Residential uses, except that any in conjunction with ongoing agricultural use(s) of the Property may continue until such time as development occurs ▪ Truck terminals, including service and storage ▪ Truck stops, with customary accessory facilities including but not limited to restaurant, convenience retail, motel, truck wash, and minor repair facilities but not including major repair, freight storage, freight handling, warehousing or distribution facilities Further, amusement enterprises and outdoor amusement parks are a permitted use as long as the equipment and/or rides are compatible with Buckeye Airport Operations. At this time, no deviations are requested to the Development Standards of the underlying IND-2 zoning district are proposed. The requested IUPD is related to restrictions on uses only. Area Characteristics: Adjacent Uses & Zoning: This area of western Maricopa County / western Buckeye consists of scattered agricultural and industrial uses interspersed with vacant properties. Residential uses are primarily in conjunction with these uses. The adjacent uses and zoning to the Property are as follows: North: Interstate-10, owned by ADOT (r.o.w. is a minimum of 300-feet); further to the north is vacant/undeveloped desert; zoned Rural-43 West: Undeveloped/vacant desert; Zoned RR (Rural Residential) – Within the City of Buckeye South: Yuma Road (½ street r.o.w. is 45-feet); further to the south is the Buckeye Municipal Airport. Also to the south is a feedlot/dairy. Both are zoned GC (General Commerce) – within the City of Buckeye East: Undeveloped/vacant desert; Zoned GC (General Commerce) – Within the City of Buckeye Z250017 – McHenry / Buckeye Industrial Zoning Narrative Report July 3, 2025 Page 6 of 7 Comprehensive / Area & General Plan Conformance: Maricopa County Vision 2030 Comprehensive Plan Generally, the Maricopa County Vision 2030 Comprehensive Plan defers to Area Plans, which in this case is the Maricopa County State Route 85 Corridor Area Plan, which was adopted on August 27, 2003. Within this Area Plan, the Property and surrounding areas are designated for Industrial land uses; therefore, the proposed rezoning to IND-2 is in conformance with this land use designation. City of Buckeye 2040 General Plan: As noted previously, the Property is surrounded on the west, south and east by land already within the Buckeye corporate limits. Within the current Buckeye 2040 General Plan, the Property is designated as an “Activity Center,” as part of the “Buckeye Airport Employment Activity Center.” The proposed rezoning to IND-2, Light Industrial, is consistent with this land use designation. Further, in our meetings and discussions with the City of Buckeye, they have indicated their support for both this rezoning and the proposed light industrial / general commerce land uses. Floodplain: The Property is designated as being located within Floodplain “X” (shaded) which is defined as “areas with of 0.2% annual chance flood,” per FIRM Panel #2080. Access / Circulation: Access is via Yuma Road, which follows an east-west Section line alignment and provides access to Interstate 10 approximately ½-mile to the east at Palo Verde Road (also known as Sun Valley Parkway). Yuma Road is identified as a future “Parkway” in the 2040 General Plan. Right-of-way dedication and improvements will be as required by Maricopa County (City of Buckeye upon annexation). Off-street parking and loading will be provided as required by Maricopa County (City of Buckeye upon annexation), based on the use(s). All onsite circulation and parking areas will utilize a dust-free surface as required by Maricopa County (City of Buckeye upon annexation). Z250017 – McHenry / Buckeye Industrial Zoning Narrative Report July 3, 2025 Page 7 of 7 Services / Utilities: Police: Maricopa County Sheriff’s Office (City of Buckeye upon Annexation) Fire / Medical: Buckeye Valley Fire District (aka Arizona Fire Medical Authority) Electricity: Arizona Public Service (“APS”) Water: Onsite Well (City of Buckeye upon Annexation) Wastewater: Septic (City of Buckeye upon Annexation) Telecommunications: Private (Various Options) As a non-residential development, the proposed rezoning and resultant uses will have no impact on area services. Property Description: Location: West of the northwest corner of Yuma Road and Palo Verde Road (aka Sun Valley Parkway) in the western Buckeye area APN: 504-15-030D Legal Description: Portion of the SW4 of Section 8, T1N-R4W (see deed for complete legal description) Contact Info: Rod Jarvis Zoning Counsel Phone: 602-717-9979 Email: rqjarvis@gmail.com Greg Loper Land Use Planner Phone: 602-550-7004 Email: Greg.Loper@Hotmail.com Page 1 of 2 James Philbin, PE Planning & Development 301 W. Jefferson St., Suite 170 Phoenix, Arizona 85003 Phone: (602) 372-4362 www.maricopa.gov/planning Email address: james.philbin@maricopa.gov Planning & Development Engineering Plan Review Date: June 11, 2025 Memo To: Darren Gerard, AICP, Planning Manager, Department of Planning & Development Attn: Daniel Johnson, Planner, Planning & Development Services From: James Philbin, P.E., Plans Examiner Engineer, Planning & Development Services cc: Bob Fedorka, P.E., Engineering Manager, Planning & Development Subject: Z250017 - Zone Change (RU-43 to IND-2 IUPD) (E1 Memo) Job Site Address: 29850 W Yuma Road Buckeye, AZ 85326 APN(s): 504-15-030D 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 May 25, 2025, 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. Any new site improvements will require a plan of development and Traffic Impact Study. 3. Right-of-way dedication along Yuma Road to provide the required half-width per County or Buckeye requirements, as the case may be, may be required. Note parkway alignments require 100’ half-width. 4. Applicant to notify ADOT of proposed project through the Red Letter Process, RedLetter@azdot.gov, due to the proximity to the I-10. 5. The above comments do not include identification of utilities or underground facilities within or adjacent to the required right-of-way that may have prior rights and/or require relocation. Page 2 of 2 6. 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 Daniel Johnson (PND) From: Ken Galica <kgalica@buckeyeaz.gov> Sent: Thursday, June 26, 2025 11:04 AM To: Daniel Johnson (PND) Subject: RE: County Request for Comment Z250017 Attachments: IND2- County uses.docx This Message Is From an External Sender This message came from outside your organization. Please use caution when corresponding outside the county. Hi Daniel, I can’t recall if we shared these with you or not, but the uses struck through and highlighted in yellow would be the ones we’d like to prohibit via IUPD. We’d also love to see some language in the IUPD which seeks to have developer make every attempt to follow Buckeye design standards. Ken Galica Planning Manager Development Services Department (623) 349-6214 From: Daniel Johnson (PND) <Daniel.Johnson@Maricopa.Gov> Sent: Wednesday, June 11, 2025 2:51 PM To: Rolmstead@AFMA.Az.gov; Ken Galica <kgalica@buckeyeaz.gov>; Robert.Rowley@maricopa.gov; Todd.Williams@aps.com; Bruce.Monson@maricopa.gov; Jeffery.caulkins@aps.com; Brian.Woodward@maricopa.gov; Madison.Wisler@maricopa.gov; Brian.Woodward@maricopa.gov; proetto1950@gmail.com; gramirez@azdot.gov; redletter@azdot.gov; redletter@azdot.gov; Philip Hilliker (MCSO) <P_Hilliker@MCSO.maricopa.gov>; redletter@azdot.gov; swilken@azmag.gov; Kurt Cotner <kcotner@azmag.gov>; Kurt Cotner <kcotner@azmag.gov>; pe@azland.gov; Paul Chagolla (MCSO) <P_Chagolla@MCSO.maricopa.gov>; pep@azgfd.gov; AQD Business Assistance SM <AQBusinessAssistance@maricopa.gov>; Steven.Kadatz@aps.com; Teresa Retterbush (PRK) <Teresa.Retterbush@Maricopa.Gov>; rlamoureux@azgfd.gov Cc: Daniel Johnson (PND) <Daniel.Johnson@Maricopa.Gov> Subject: County Request for Comment Z250017 [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, you are registered to receive notifications on County planning applications requiring public comment. Sta' is in receipt of Z250017. Documents are attached and will be available in one week for download IND-2 County Zoning 1. Any use permitted in the IND-1 Zoning District, with the exception of those uses indicated as prohibited, including a Medical Marijuana Dispensary or O#site Cultivation Location. 2. Airports, runways/airstrips, helipads/heliports, and facilities for unmanned aerial vehicles.*15 3. Aircraft firms, sales, service and rental. 4. Bakeries, wholesale. 5. Bottling plants or breweries. 6. Cleaning plants, carpets and dyeing. 7. Construction equipment, sales, service, rental and ancillary storage. 8. Dairy products, processing. 9. Experimental and proving grounds.*15 10. Farms as defined in Chapter 2. 11. Laboratories, experimental, photo or motion picture, research or testing. 12. Manufacturing, compounding, assembling, processing, packaging or treatment of products such as candy, drugs, perfumes, pharmaceuticals, perfumed toilet soaps, toiletries. 13. Manufacturing, compounding, assembling or treatment of articles or merchandise from the following previously prepared materials: bone, cellophane, canvas, cloth, cork, feathers, felt, fiber, fur, glass, hair, leather, paper, plastics, precious or semi- precious metals or stones, light sheet metal, shell, textiles, tobacco, wire, yarns, wood and paint. 14. Manufacturing or assembly of electrical appliances, electronic instruments and devices, optical goods, precision instruments, radios and phonographs, including the manufacture of small parts only, such as coils, condensers, transformers and crystal holders. 15. Manufacture of pottery and figurines or other similar ceramic products using only previously pulverized clay. 16. Packing houses, fruit or vegetable not including processing. 17. Public utility treatment and generating plants, attendant facilities and appurtenances and uses associated with service to the public. 18. Training centers, industrial. 19. Truck terminals, including service and storage. 20. Warehousing, storage and wholesale distribution facilities. 21. Any other o#ice, laboratory, manufacturing and assembly uses similar to those uses enumerated herein. 22. Accessory buildings and uses customarily incidental to the above uses IND-1 County Zoning (Planned Industrial Zoning District)*1 ARTICLE 901.1. PURPOSE: 1. Art needlework, hand weaving and tapestries. 2. Books, hand binding and tooling. 3. Compounding of cosmetics and pharmaceutical products. 4. Jewelry, manufacture from precious metals and minerals. 5. Laboratories, research, experimental and testing. 6. Manufacture and assembly of clay, leather, metal and glass products of a handicraft nature. 7. Manufacture and assembly of medical, dental and drafting instruments. 8. Manufacture and assembly of optical goods and equipment, watches, clocks and other similar precision instruments. 9. Manufacture and assembly of electrical or electronic apparatus, musical instruments, games and toys. 10. Motion picture producing. 11. O#ices. 12. Radio and television broadcasting stations and studios. 13. Warehousing, storage and wholesale distribution facilities. 14. Any other o#ice, laboratory, manufacturing and assembling uses similar to those uses enumerated herein, shipped creates very little truck tra#ic. 15. Accessory buildings and uses customarily incidental to the above uses. 16. Emergency housing - Temporary shelter required due to a natural disaster or fire or other circumstances determined to constitute an emergency by the zoning inspector.**7, *9. 17. Temporary construction administration o#ices/yard complex – which may include a security o#ice or residence for a security guard provided that the following conditions are met:*17. 18. Service to the public of water, gas, electricity, telephone and cable television and sewage including wastewater treatment plants. 19. Gardens and community gardens as defined in Chapter 2.*15, 20. Medical Marijuana Dispensary or Medical Marijuana O#site Cultivation Location facilities. 21. Any use permitted in the C-3 zoning district. with the exception of those uses indicated as prohibited *17 C-3 County Zoning ARTICLE 805.2. USE REGULATIONS: A building or premise shall be used only for the following:*17 1. Any use permitted in the C-2 Zoning District, including a Medical Marijuana Dispensary and/or Marijuana Establishment subject to all the regulations specified in the use regulations for such C-2 Zoning District unless the use is otherwise regulated in this Section.*16 *19 2. Amusement enterprises and outdoor amusement parks where equipment/rides needs to be compatible with Buckeye Airport Operations. *17 3. Auction sales, including swap meet operations. 4. Automobile sales, service and rental. 5. Boat sales, service and rental. 6. Bowling alleys. 7. Bus depots. 8. Circus and carnival grounds having permanent facilities. *17 9. Dance halls and nightclubs, including outdoor amplified music, except adult oriented facilities as defined under Chapter 2 of this ordinance may not have outdoor music or entertainment. *2, *17, *18 10. Drive-in or outdoor theaters. *17 11. Equipment rentals and sales, but not including equipment customarily used for heavy construction. 12. Frozen food lockers, including processing but not slaughtering of animals. 13. Hospitals, clinics and kennels for animals. *17 14. Wholesale ice distributing stations. MARICOPA COUNTY ZONING ORDINANCE Chapter 8 – Commercial Zoning Districts Chapter 8 - Page 25 15. Landscape material sales provided all incidental equipment and supplies, including fertilizer and empty cans, are kept within a completely enclosed building or within an area enclosed on all sides by a solid fence or wall at least six feet in height, and no goods, materials or objects are stacked higher than the fence or wall so erected. 16. Lumber yards not including industrial milling or planning operations. 17. Miniature golf courses and driving ranges. 18. Mobile home, travel trailer and recreation vehicle sales and service. 19. Outdoor race tracks. *17 20. Permanent facilities for rodeos, auctions, swap meets, campgrounds, and sites rented for private parties. *17 21. Printing, lithography and publishing establishments. 22. Stone monument sales. 23. Commercial storage of mobile homes, manufactured homes, travel trailers, recreation vehicles, boats and aircraft. *5, *11, *17 24. Truck stops, with customary accessory facilities including but not limited to restaurant, convenience retail, motel, truck wash, and minor repair facilities but not including major repair, freight storage, freight handling, warehousing or distribution facilities.**7 25. Wholesale stores. 26. Zoos, including the keeping of wild or exotic animals on a private or commercial basis. *17 27. Accessory buildings and uses customarily incidental to the above uses. Daniel Johnson Maricopa County Planning Dept. 301 W. Jefferson St., Su. 170 Phoenix, AZ 85003 RE: Letter of Support for Z250017 Dear Mr. Johnson, The undersigned is owner of real property located in the vicinity of the site (Parcel No.________________) subject to the above-referenced case, seeking IUPD zoning. As such, the undersigned supports the approval of Z250017 by the County Board of Supervisors, and urges the Board of Supervisors, the Planning & Zoning Commissioners, and the Maricopa County Planning Staff to support that zoning request. IUPD zoning will accommodate uses that are consistent with the area surrounding the subject site: the Buckeye Airport, the I-10 Freeway, and various industrial and industrial/business park uses already developed in that area. Thank you for your consideration of this Letter of Support. Sincerely, __________________ October 15, 2025 Daniel Johnson Maricopa County Planning Dept. 301 W. Jefferson St., Su. 170 Phoenix, AZ 85003 RE: Letter of Support for Z250017 Dear Mr. Johnson, The undersigned is owner of real property located in the vicinity of the site (Parcel Numbers: 504-15-015-E, 504-15-015-F, 504-15-015-G, 504-15-016, 504-15-017-B, 504-15- 017-C, 504-15-018-C, 504-15-019-A, 504-15-019-B, 504-15-019-C, 504-15-019-D, 504-15- 019-E, 504-15-019-F, 504-15-021, 504-15-022-C, 504-15-022-D, 504-15-022-E, 504-15-030- C) subject to the above-referenced case, seeking IUPD zoning. As such, the undersigned supports the approval of Z250017 by the County Board of Supervisors, and urges the Board of Supervisors, the Planning & Zoning Commissioners, and the Maricopa County Planning Staff to support that zoning request. IUPD zoning will accommodate uses that are consistent with the area surrounding the subject site: the Buckeye Airport, the I-10 Freeway, and various industrial and industrial/business park uses already developed in that area. Thank you for your consideration of this Letter of Support. Sincerely, Walter Stewart Buckeye Commerce Park 1 Daniel Johnson (PND) From: Joseph Mueller <jmueller@buckeyeaz.gov> Sent: Tuesday, October 28, 2025 2:20 PM To: Daniel Johnson (PND) Cc: Ken Galica Subject: Z250017 - McHenry Zone Change This Message Is From an External Sender This message came from outside your organization. Please use caution when corresponding outside the county. Good afternoon Daniel! It is still preferable that entitlement and development of the site occur in the city. However, the applicants have been working well with the city and have assuaged some of our main concerns with willingness to include stricter design requirements in the proposed IUPD and specifying types of allowed uses. We greatly appreciate the applicants' and the county's willingness to continue this case to allow additional time for coordination between the city and the applicant team. At this time staff are not opposed to the proposed rezoning. Kind regards, Joseph Mueller Senior Planner Development Services Department (623) 204-5505 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.