02.Z240024 PZ Staff Report

Z240024
Page 1 of 9
Report to the Planning and Zoning Commission
Prepared by the Maricopa County Planning and Development Department
Case:
Z240024 – Hicken Air Rezone 
Hearing Date:
September 25, 2025
Supervisor District:
1
Applicant:
Jessica Sarkissian, Upfront Planning and Entitlements LLC  
Owner:
Hicken Holdings LLC
  
Request:
Zone change from Rural-43 to C-2 CUPD with POD for commercial office 
and storage uses. 
 
Site Location:
Generally located at the NEC of Willis Rd. & 144th St.
 
Site Size:
48,924 sq. ft.  
Density:
N/A
County Island: 
Yes – Town of Gilbert
County Plan:
Rural Development Area (0-1 d.u./ac)
Municipal Plan:
Town of Gilbert – General Office 
Municipal Comments:
None received to date 
Support/Opposition:
None known
Recommendation:
Approve with conditions

Z240024
Page 2 of 9
Project Summary:
1.
The applicant proposes to change the zoning of a 48,924 sq. ft. parcel from Rural-43 to C-2 CUPD 
with an associated Plan of Development (POD) to allow for the use of a HVAC servicing company. 
The application proposes to utilize and convert the existing residence into a small office location 
as well as construct a 6,000 sq. ft. shop to facilitate the repair business. The parcel is located on 
a county island on the northeast corner of 144th St. & Willis Rd. in the Gilbert area. Single family 
residential uses exist to the north and east. The parcel surrounds commercial uses to the south 
and west with an ADOT construction yard and a playground equipment construction company as 
neighbors. The Loop-202 freeway exists 365 feet to the south and greatly impacts developments 
of the area. The parcel is isolated from major traffic as a canal pushes all traffic to Lindsay Rd. to 
the west creating an isolated dead-end to 144th St. to the south. 
2.
The HVAC repair company has approximately 14 employees which will utilize the site to collect 
work materials and vehicles utilizing a standard 7:00 AM to 5:00 PM Monday through Friday work 
schedule. The site will have a general entrance along 144th St. utilizing the existing driveway area 
with access to the rear shop area for work vehicles. An “employee use only” gated driveway is 
proposed along Willis Rd. for better site access and to urge daily traffic away from 144th St. The 
site will utilize existing well and septic connections with the latter receiving any necessary sizing 
upgrades for commercial use. Twenty-one parking spaces are provided utilizing the standards of 
1 space per 250 sq. ft. for the proposed office and 1 space per 900 sq. ft. for the warehouse area. 
3.
The application proposes a CUPD overlay to amend specific zoning standards to allow for design 
considerations in developing the site for commercial uses. The application does not propose an 
increase in overall building height but does request a reduction in the stepped 1:1 ratio in building 
height to setback distance which is required from adjacent rural or residential uses. A reduction 
in the street-side setback from 10-feet to 0-feet is being requested to allow for the current Willis 
Rd. alignment right-of-way reservation area which would otherwise create a non-conforming 
scenario with the existing vacant home structure location due to historical roadway takings and 
land divisions. The CUPD includes a request to amend the parking ratios to accommodate the 
reduced parking needed for the shop area and to amend standard paving to allow for stabilized 
decomposed granite or any dust-controlled surface as per the Maricopa County Air Quality Dept. 
Finally, the application is proposing to limit the entitled uses in the zoning district to specific 
commercial services with limited customer visits. The limited uses to be entitled are due not only 
to the lack of public water/sewer to the site, but other site aspects such as location along a 
currently dead-end arterial frontage road. The site itself is appropriate for nonresidential 
development.

Z240024
Page 3 of 9
REGULATION
BASE ZONING DISTRICT 
REGULATIONS (C-2)
PROPOSED ZONING DISTRICT 
REGULATIONS (C-2 CUPD)
Maximum Height 
40' - Except that the height of 
any building or structure closer 
than 40 feet to any rural or 
residential zone boundary 
shall not exceed that distance 
from said building or structure 
to the zone boundaries
40’
Minimum Front Yard (west)
10'
10’
Minimum Side Yard (north)
10'
10’
Minimum Street-side Yard (south)
10'
0’
Minimum Rear Yard (east)
25'
25’
Minimum Lot Area
6,000 sq. ft.
6,000 sq. ft.
Minimum Lot Width
60'
60'
Maximum Lot Coverage
60%
60%
Minimum Parking 
1:250 sq ft. 
21 spaces required (1 ADA)
Minimum Parking Surfacing 
Paved
Stabilized Decomposed Granite 
or any dust-controlled surface 
as per the Maricopa County Air 
Quality Department
Minimum Screening
6' solid wall
6' solid wall
Permitted Uses
All C-2 and C-1 uses
Art metal and ornamental iron 
shops 
Awning and Canvas Stores 
Billboards 
Cabinet and carpentry shops 
Catering establishments
Electrical fixtures and 
appliance repair and services/ 
sales 
Feed Stores 
Funeral Home 
HVAC facilities, repair / 
storage 
Laboratories, medical or dental 
Medical or Dental Office 
Office 
Plumbing Shops 
Upholstery Shops 
Accessory buildings 
customarily incidental to the 
above permitted uses

Z240024
Page 4 of 9
Aerial photo of subject site (2025)
Aerial image & surrounding environs

Z240024
Page 5 of 9
Eagle view of subject site looking north into subject parcel (aerial image dated Dec 2021) 
Proposed Site Plan

Z240024
Page 6 of 9
4.
It should be noted that since the applicant is proposing a site plan (required plan of development, 
POD) and although the zone change is a legislative approval, the POD is administratively 
approved. Therefore, POD approval is contingent upon prior rezoning approval.
Existing On-Site and Adjacent Zoning / Land Use:
5.
On-site:
Rural-43 / Single Family Residential 
North:
Rural-43 / Single Family Residential
South:
(Town of Gilbert) BP-Business Park / Willis Rd then ADOT construction yard
East:
Rural-43 / Single Family Residential
West:
(Town of Gilbert) BP-Business Park /144th St. then Construction company 
Zoning District map
Utilities and Services:
6.
Water:
Well
Wastewater:
Septic
Fire:
Rural Metro 
Police: 
Maricopa County Sherriff 
Right-of-Way:
7.
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. Willis Rd. is under the jurisdiction of The Town of Gilbert.
Street Name
Half-width Existing R/W
Half-width Proposed R/W
Future Classification
144th St. 
33’
33’
Minor collector

Z240024
Page 7 of 9
Adopted Plans:
8.
Maricopa County Vision 2030 Comprehensive Plan (adopted January 13, 2018): Property is 
designated for Rural Development Area (0-1 du. / ac.).
9.
Town of Gilbert Plan For Our Future 2020 General Plan (adopted February 4, 2020): The property 
is designated General Office to be utilized by ‘large scale, single or multistory office uses’.
Public Participation Summary:
10.
The applicant has the site posted in two locations and sent a letter informing the neighbors of the 
intended use. The applicant additionally held a virtual neighborhood meeting to discuss the 
development on January 22 2025. The results report indicated that there were no attendees with 
the neighborhood meeting. The applicant has met all notification requirements, no public interest 
or opposition has been received. 
Outstanding Concerns from Reviewing Agencies:
11.
N/A
Staff Analysis:
12.
Staff is supportive of the rezoning request and generally sees the area as in transition from 
historical large lot residential / agricultural to a low intensity commercial use sector given the 
installation of the Loop 202 freeway roughly 2 decades ago. The Town of Gilbert recently 
expanded Lindsay Rd. to the west and has dedicated the area for commerce indicating the zoning 
for a commercial business park. The proposed commercial use meets the Town of Gilbert’s 
General plan designation for office use. While the repair aspect of the proposed business will 
generate minor additional daily traffic, the use will not significantly alter the surrounding 
neighborhood character. Staff feels the limitation on all but the specific stated uses to be slightly 
excessive, but agrees with the proposed list as it limits the majority of general commercial uses 
in favor of office or similar repair / dispatch type uses thus keeping with the urban / rural mesh 
that currently exists in the area. 
Recommendation:
13.
Staff recommends the Commission adopt a motion recommending that the Board of Supervisors 
approve Z240024 subject to the following conditions ‘a’ – ‘g’:
a.
A Plan of Development is approved subject to site plan entitled “Hicken Air Office & Shop” 
consisting of 1 full-size sheet, dated July 30, 2025. The Plan of Development may be 
amended administratively under separate application as long as the amendment complies 
with the established CUPD development standards as approved by the Board of 
Supervisors. 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.

Z240024
Page 8 of 9
b.
Development of the site shall be in substantial conformance with the Narrative Report 
entitled “Rezone Narrative for Hicken Air”, consisting of 6 pages, dated July 2025 except 
as modified by the following conditions.
c.
The following engineering conditions shall apply:
1.
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.
2.
The future classification of 144th street is a minor collector. As part of half street 
improvements dedicate in fee 33’ of ROW to MCDOT along the site frontage of 144th 
street from the section line. If not already dedicated.
3.
144th street is MCDOT roadway and therefore the driveway A must meet the 
commercial driveway design per MCDOT Roadway design manual section 7.6.3.
4.
Willis Road is under the Town of Gilbert’s jurisdiction. Submit the TIS to TOG for review 
and approval. Provide approval status during building permitting process.
d.
The following C-2 CUPD standards shall apply: 
1.
Max. Height: 40-feet (no height setback from rural/residential required)
2.
Min. Street-side Yard: 0-feet
3.
Min. Parking Surfacing: Stabilized Decomposed Granite or any dust-controlled surface 
as per the Maricopa County Air Quality Department
4.
Parking: 21 spaces required (1 ADA)
5.
Permitted Uses: 
Art metal and ornamental iron shops 
Awning and Canvas Stores 
Billboards 
Cabinet and carpentry shops 
Catering establishments
Electrical fixtures and appliance repair and services / sales 
Feed Stores 
Funeral Home 
HVAC facilities, repair / storage 
Laboratories, medical or dental 
Medical or Dental Office 
Office 
Plumbing Shops 
Upholstery Shops 
Accessory buildings customarily incidental to the above permitted uses
e.
Prior to any use, the existing residence shall be converted to commercial use. 
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.
f.
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.

Z240024
Page 9 of 9
g.
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:
Andrew Lorentzen, Planner
Reviewed by:
Rachel Applegate, Planning Supervisor
Attachments:
Case Map (1 page)
Application (1 page)
Site Plan (1 page)
Narrative Report (6 pages)
Engineering Report (2 pages)
MCESD comments (2 pages)

/
Maricopa County Planning & Development - Phoenix, AZ
1
Gross Acres: 1 approx.
Generated September 4, 2025 10:23 AM
Z240024
Application Name:
Legal Description
Hicken Air Office & Shop
Applicant
Case Address
2S 6E 5
Jessica Sarkissian
17845 S 144TH ST
Applicant Phone/Email
Parcel Primary:304-54-020B
4802216150
jessica@upfrontplanning.com
GILBERT, AZ 85297
Map scale 1:730
Supervisor District No.
Hicken Air Rezone

TV
TV
O.H.E.
O.H.E.
O.H.E.
O.H.E.
O.H.E.
M
M
O.H.E.
O.H.E.
O.H.E.
O.H.E.
O.H.E.
I
I
TV
TV
TV
TV
T
T
T
T
E
R/W
R/W
R/W
R/W
20'
20'
33'
25'
T
2' WROUGHT
IRON FENCE
"STOP"
"25 MPH"
6' BLOCK
WALL
2.5'Ø TANK
(TYP.)
POWER POLE
CROSSBAR
(TYP.)
6' BLOCK
WALL
SPOIL PILE
1Ø PVC
UNDERGROUND
PIPE
GATE
GATE
1' WALL
OPENING
(TYP.)
WEST 1/4 CORNER SECTION 5, T-2S, R-6E
FOUND NAIL IN WASHER STAMPED "LS 88881"
TRUE POINT OF BEGINNING
CENTER OF SECTION 5, T-2S, R-6E
FOUND 3" ARIZONA DEPARTMENT OF TRANSPO
HIGHWAY DIVISION ALUMINUM CAP IN HANDHO
FOUND 1/2" REBAR WITH TAG
STAMPED "LS 88881"
HEADWALL
EXISTING
BUILDING
0.5'Ø PVC
UNDERGROUND
PIPE
3' DOOR
58.52'
25.59'
P A V E M E N T
A S P H A L T
D I R T
R O A D
EDGE OF
DIRT ROAD
(TYP.)
1ST EXCEPTION
WESTERLY 33'
FL=1265.39
FL=1265.31
FL=1265.30
FL=1265.29
FL=1265.20
FL=1265.18
FL=1265.27
FL=1265.20
FL=1265.27
FF=1265.55
HT=13'±
2629.60'
2652.73'
N 89°14'28" E
298.33'
S 89°16'49" W
298.57'
N 00°06'10" W
163.76'
S 00°11'10" E
163.96'
N 00°10'22" W
162.33'
33.00'
20.00'
183.74'
331.60'
N 00°06'10" W
N 89°16'49" E
994.75'
1083.01'
331.34'
183.97'
P=1265.78
P=1265.76
P=1265.32
P=1265.12
NG=1265.07
P=1265.35
P=1265.51
NG=1265.52
P=1266.06
NG=1266.00
P=1265.59
P=1265.71
P=1265.23
NG=1265.15
P=1265.34
NG=1266.09
NG=1266.25
NG=1266.21
NG=1266.25
NG=1266.38
NG=1264.40
NG=1265.50
NG=1266.54
NG=1266.96
NG=1267.60
NG=1267.50
NG=1267.21
NG=1266.45
NG=1266.00
NG=1264.88
NG=1266.50
NG=1266.06
NG=1265.87
NG=1264.76
NG=1265.33
NG=1264.40
NG=1264.42
NG=1264.66
NG=1265.42
NG=1265.99
NG=1265.74
NG=1264.37
NG=1264.57
NG=1264.47
NG=1264.39
NG=1265.30
NG=1264.84
NG=1264.93
C=1265.05
NG=1265.01
C=1264.94
NG=1264.89
C=1264.91
NG=1264.99
C=1264.90
NG=1264.84
C=1264.97
NG=1264.90
C=1265.14
NG=1264.95
C=1265.23
NG=1265.20
C=1265.22
NG=1265.11
C=1265.02
C=1265.02
C=1264.82
NG=1264.70
C=1264.82
C=1264.93
C=1265.02
NG=1264.69
C=1265.84
C=1265.80
C=1266.37
C=1266.48
C=1265.04
C=1264.97
A.P.N. 304-54-046F
DIMBATT LIVING TRUST
2020-0448246 M.C.R.
A.P.N. 304-54-018F
DIMBATT LIVING TRUST
2020-0448246 M.C.R.
A.P.N. 304-54-028D
GEHRKE ROBERT JONES/FA
2021-0830828 M.C.R.
RIM=1267.75
RIM=1268.09
BUILDING
OVERHANG
(TYP.)
A.P.N. 304-54-020B
FL=1263.82
FL=1263.60
I
54"
W
12"
W
14"
AREA UNDER CONSTRUCTION
UNABLE TO ACCESS
EDGE OF
ASPHALT
(TYP.)
1265
1265
1265
1265
1266
1266
1266
1265
1265
1265
1265
1265
1266
1266
1265
1266
1266
1266
1266
1267
1267
1266
HWEL 64.0
HWEL 64.00
HWEL 64.00
FLR 62.00
FLR 62.0
0+00
1+00
2+00
3+00
3+32
10+00
11+00
11+84
4:1
63.0
HW EL. 64.0
63.0
FLR 62.0
FLR 63.00
40.0'
42.4'
10.0' SIDE SETBACK
25.0' REAR SETBACK
25.0' FRONT SETBACK
100.0'
60.0'
16.0' EXIST
5' SETBACK
R15.0'
40.0'
28.2'
40.0'
9.1'
65.3'
78.9'
R10.0'
R25.0'
24.0'
EX HOUSE
FFE 65.55
FUTURE
EXPANSION
AREA
SHOP
6000 SF
COVERED PATIO
24.0'
20' ADDITIONAL ROW
 DEDICATION
30.0'
30.0'
33.0' EX
ROW
30.00 ROW
33.00' ROW
25.00' ROW
E WILLIS RD
S 144TH ST
ANY WORK IN THE ROW
REQUIRES
ENCROACHMENT PERMIT
FROM MCDOT
30.00'
18.00
9.50
9.50
5.00
18.00
5.00
24.00
24.29
1
N 831370.17
E 744014.95
1
N 831374.12
E 744313.26
1
N 831210.16
E 744313.81
1
N 831206.41
E 744015.26
2
2
2
2
30.00'
3.0
22.43
LEGEND
CONCRETE
PROPOSED BUILDING AREA
NORTH
SOUTH
ABBREVIATIONS
(N)
(S)
EAST
(E)
WEST
(W)
EXISTING
EX
STORM DRAIN
SD
ACRES
AC
CENTER LINE
BOUNDARY LINE
ASPHALT PAVEMENT
PROPOSED
PROP
GRATE
GUTTER
FINISH GRADE
FINISHED FLOOR ELEVATION
CONCRETE
GR
G
FG
FFE
C
SHEET NAME:
SITE PLAN
C-1
0
SCALE:
5
10
15
20
40
1"=20'
SITE PLAN KEYNOTES
1.
EXISTING PROPERTY CORNERS
2.
EXISTING BUILDING
3.
EXISTING DRIVEWAYS
4.
PROPOSED PARKING
5.
ACCESSIBLE ROUTE - MAX 5% RUNNING SLOPE AND 2% CROSS SLOPE.
6.
SOLID BLOCK WALL
7.
EXISTING BLOCK WALL TO REMAIN
8.
RETENTION AREA SEE GRADING PLAN
#
REQUIRED PARKING TABLE
LAND USE DESIGNATION
REGULAR PARKING
OFFICE (1 SP: 250 SF)
5
SHOP / WAREHOUSE (1 SP: 900 SF)
7
FUTURE OFFICE EXPANSION (1 SP: 250 SF)
9
TOTAL DEVELOPMENT
21
PROVIDED PARKING TABLE
REGULAR SPACES (9.5X18)
20
HANDICAP SPACES 
1
TOTAL DEVELOPMENT
21
OF
SHEET
101012 SITE.dwg modified by kellybell on  Jul 10, 25 3:00 PM
PROJECT NO.: 1010-12
DESIGNED BY: KJB
DRAWN BY: KJB/JJB/MG
PH: 602.980.8246 Copyright © 2025
KBELL
ENGINEERING
CLIENT:
UPFRONT PLANNING
PROJECT NAME& ADDRESS:
HICKEN AIR, LLC - OFFICE & SHOP
17845 S. 144TH STREET, GILBERT, ARIZONA 85297
3
1355 N 86TH PLACE MESA, ARIZONA 85207
Planning & Entitlements, LLC
UPFRONT PLANNING &
ENTITLEMENTS, LLC
1811 S. ALMA SCHOOL ROAD
SUITE 283
MESA, ARIZONA 85210
PH: (480) 221.6150
CONTACT: JESSICA SARKISSIAN
EMAIL:
JESSICA@UPFRONTPLANNING.COM
2025
R
N
r
57116
KELLY J.
A
N
i
R
D
I
R
A
t
a
e
Z
O
d
e
g
S
i
n
C
E
t
e
g
s
e
U
A
S
.
.
.
.
.
.
.
.
.
.
.
.
.
O
l
i
)
i
C
(
v
A
a
T
f
P
r
o
e
d
I
F
I
C
i
o
n
s
e
s
n
T
E
i
n
g
l
E
e
e
r
BELL
30.
07.
PROP BUILDING SIGNAGE
APPROX LOCATION OF
EX WATER WELL TO REMAIN
APPROX LOCATION OF
EX SEPTIC SYSTEM TO REMAIN
ADA PARKING STALL
ON PAVEMENT
3' X 17'
PROP SIGNAGE
SITE PLAN
FOR
HICKEN AIR - OFFICE & SHOP
17845 SOUTH 144TH STREET
GILBERT, ARIZONA  85297
ZONE CASE NUMBER Z240024
PROJECT
SOUTH HIGHWAY 202
S. GILBERT ROAD
E. PECOS ROAD
S. 148TH ST
VICINITY MAP
NOT TO SCALE
E. WILLIS RD
S. 144TH ST
S. LINDSAY RD.
PROJECT DATA
PROPERTY:
APN 304-54-020B
OWNER OF RECORD:
HICKEN HOLDINGS, LLC
PROJECT NAME:
HICKEN'S AIR
LEGAL PROJECT ADDRESS:
17845 S. 144TH STREET GILBERT, AZ 85297
ZONING: 
C2
PARCEL AREA:
48,924 SF
LOT COVERAGE:
EX. RESIDENCE/ OFFICE:
1,120 SF
EX. PATIO:
224 SF
PROP SHOP:
6,000SF
FUTURE EXPANSION OF OFFICE:
2,083 SF
TOTAL:
9,427 SF
NEW DRIVEWAY
@ EX DRIVEWAY
LOCATION
NEW DRIVEWAY
@ EX DRIVEWAY
LOCATION
PROJECT DESCRIPTION
CONSTRUCTION OF A 6,000 SQUARE FOOT SHOP, PARKING AND RETENTION AND
REMODEL OF AN EXISTING RESIDENCE TO AN OFFICE FACILITY.
OWNER / APPLICANT
HICKENS AIR, LLC
971 N GILBERT RD, STE 203
GILBERT, AZ 85234
PH:(480).686.1919
CONTACT: AMANDA SNYDER
EMAIL: AMANDA.SNYDER@HICKENAIR.COM
PLANNER
UPFRONT PLANNING & ENTITLEMENTS, LLC
1811 S. ALMA SCHOOL ROAD
SUITE 283
MESA, ARIZONA 85210
PH: (480) 221.6150
CONTACT: JESSICA SARKISSIAN
JESSICA@UPFRONTPLANNING.COM
ENGINEER
KBELL ENGINEERING LLC
1355 N 86TH PLACE
MESA, AZ 85207
PH: 602.980.8246
CONTACT: KELLY BELL, P.E.
EMAIL: KBELL@KBELLENG.COM
LEGAL DESCRIPTION
BEGINNING AT THE WEST QUARTER CORNER OF SECTION 5, TOWNSHIP 2 SOUTH,
RANGE 6 EAST OF THE GILA AND SALT RIVER BASE AND MERIDIAN, MARICOPA
COUNTY, ARIZONA;
THENCE NORTH 00 DEGREES 36 MINUTES 47 SECONDS EAST ALONG THE WESTERLY
LINE OF THE NORTHWEST QUARTER OF SAID SECTION 5, A DISTANCE OF 183.74 FEET;
THENCE NORTH 89 DEGREES 58 MINUTES 46 SECONDS EAST, BEING 20.00 FEET
NORTHERLY OF AND PARALLEL WITH THE SOUTHERLY LINE OF THE NORTH HALF OF
THE SOUTH HALF OF THE SOUTH HALF OF THE WEST HALF OF THE WEST HALF OF THE
WOUTHWEST QUARTER OF THE NORTHWEST QUARTER OF THE SAID SECTION 5, A
DISTANCE OF 331.38 FEET TO A POINT ON THE EASTERLY LINE OF THE SAID NORTH
HALF OF THE SOUTH HALF OF THE SOUTH HALF OF THE WEST HALF OF THE WEST HALF
OF THE SOUTHWEST QUARTER OF THE NORTHWEST QUARTER OF SECTION 5;
THENCE SOUTH 00 DEGREES 32 MINUTES 34 SECONDS WEST ALONG THE EASTERLY
LINE OF THE WEST HALF OF THE WEST HALF OF THE SOUTHWEST QUARTER OF THE
NORTHWEST QUARTER OF SAID SECTION 5, A DISTANCE OF 183.86 FEET TO THE
SOUTHEAST CORNER OF THE SAID WEST HALF OF THE WEST HALF OF THE SOUTHWEST
QUARTER OF THE NORTHWEST QUARTER OF SECTION 5;
THENCE WEST (ASSUMED BEARING) ALONG THE SOUTHERLY LINE OF THE
NORTHWEST QUARTER OF SECTION 5, A DISTANCE OF 331.60 FEET TO THE TRUE
POINT OF BEGINNING;
EXCEPT THE WESTERLY 33.00 FEET THEREOF; AND ALSO
EXCEPT THE SOUTHERLY 20.00 FEET THEREOF.
NOTE:
REFUSE TO BE PROVIDED BY BARREL SERVICE
3
3
5
4
4
4
6
6
6
6
7
7
8
8
8
25' X 25' SITE
VISIBILITY
TRIANGLE (TYP)
DEVELOPMENT STANDARDS
FRONT YARD - ABUTTING
NON-RESIDENTIAL (WEST SIDE)
SIDE YARD - ABUTTING RESIDENTIAL
(NORTH SIDE)
STREET SIDE YARD - ABUTTING
NON-RESIDENTIAL (SOUTH SIDE)
REAR YARD SETBACK ADJACENT TO
RESIDENTIAL (EAST SIDE)
DRIVEWAY SURFACE MATERIAL
MAXIMUM LOT COVERAGE
MAXIMUM BUILDING HEIGHT
PROPOSED C-2 CUPD DEVELOPMENT
STANDARDS
10 FT
10 FT
NONE
25 FT
STABILIZED DECOMPOSED GRANITE
60%
40'

Rezone Narrative 
Maricopa County 
 
 
1 
 
REZONE NARRATIVE FOR 
 
17845 S 144TH S. 
Z240024 
 
 
 
Submitted to: 
Maricopa County Planning Department 
301 West Jefferson St, Suite 170 
Phoenix, AZ 85003 
 
 
Prepared by: 
Upfront Planning & Entitlements, LLC 
Phone: (480) 221-6150 
Email: Jessica@upfrontplanning.com 
 
July 2025

Rezone Narrative 
Maricopa County 
 
2 
 
 
 
1. 
REQUEST 
 
 
 
 
 
 
 
 
 
 
Upfront Planning & Entitlements, LLC is pleased to submit for your consideration an application for 
a rezone on approximately 1.12 gross acres along 144 Street in unincorporated Maricopa County in 
the middle of a future business park area adjacent to the Loop 202. 
 
The property is located on the corner of 144th St and East Willis Road and is identified as Maricopa 
Assessor Parcel Number 304-54-020B (the “Property”). It is zoned as RU-43 within unincorporated 
Maricopa County (the “County”), and the property owner requests to rezone the parcel for mid-
intensity commercial uses with access off 144th St.  
 
2. 
BACKGROUND 
 
 
 
 
 
 
 
 
 
Hicken Air is a family-owned and operated HVAC company based in Gilbert, Arizona, serving over 
60 communities across the state. Due to the growing demand of heat and air services, the property 
owner is looking to improve business agility and expand to increase the efficiency of their services 
and accommodate growing clientele.  
 
The requested proposal will allow the property owner to convert the current single-family home 
site to an office/storage space that will primarily be accessed by employees that collect material 
for service orders. This location is prime, because of its proximity to the Loop 202 freeway and the 
original Hicken Air location, located on 971 N Gilbert Rd Ste 203), Gilbert AZ 85234. Currently, the 
main location, serves exclusively as an office space, booking appointments, handling customer 
inquires and requests, as well as managing and sending out service order to employees.  
 
The new site will replace the current location and will be exclusively accessed by approximately 14 
employees who will collect necessary tools and equipment for completing their daily tasks. The site 
will serve a dual purpose as the main office and warehouse storage for employee equipment pick-
up. The on-site warehouse will store HVAC-related equipment required by employees to perform

Rezone Narrative 
Maricopa County 
 
3 
 
their tasks, and it is expected that some vehicles and trailers will be parked overnight on-site. 
Additionally, the location will be open from Monday to Friday, between 7:00 a.m. to 5:00 p.m., 
which aligns with the operating hours of other businesses nearby, ensuring no adverse effect on 
the traffic flow or disruptions in the area. 
 
They are proposing to utilize the existing 1,120 sq. ft. home with the option to expand the space 
north in the future for an additional 2,093 sq. ft.  A 6,000 sq ft shop is being proposed in the rear 
behind a 6’ wall and the rear of the site will have fencing with restricted gated access for security 
in which to store work trucks when not in use on site.  The building requires a reduced setback on 
the southside due to the Town of Gilbert potential requiring additional ROW along Willis Street. 
 
The site operates during standard business hours and there are approximately 20 daily total trips 
to the site including service calls and deliveries.  Many of the technicians take work vehicles home 
so they may start the day early and directly head out to their job sites first thing.  This site has 
minimal traffic and strives to maintain a good environment for the surrounding adjacent companies 
to the site and adjacent large lot residential. 
 
The following are the proposed development standards for the site: 
Development Standards 
C-2 Development Standards 
Proposed C-2 CUPD 
Development Standards 
Front Yard – Abutting non-
residential (west side) 
10-feet 
10-feet 
Side 
Yard 
– 
abutting 
Residential (north side) 
10-feet 
10-feet 
 
Street Side Yard – abutting 
Non-Residential (south side) 
None; Where a corner lot abuts a 
rural or residential zoning district 
whether or not separated by an alley, 
there shall be a side yard on the 
street side of such corner lot having a 
width of not less than ten feet. 
None 
Rear Yard Setback adjacent to 
Residential (east side) 
25 feet 
25 feet 
Driveway surface material 
Paved parking 
Stabilized Decomposed 
Granite  
Maximunm Lot Coverage 
60% 
60% 
Maximum Building Height 
40’ - except that the height of any 
building or structure closer than 40 
feet to any rural or residential zone 
boundary shall not exceed that 
distance from said building or 
structure to the zone boundaries 
40’ 
Permitted Use List 
All C-2 and C-1 uses 
Art metal and ornamental 
iron shops 
Awning and Canvas Stores 
Billboards 
Cabinet and carpentry 
shops 
Catering establishments

Rezone Narrative 
Maricopa County 
 
4 
 
Electrical fixtures and 
appliance repair and 
services/ sales 
Feed Stores  
Funeral Home 
HVAC facilities, repair / 
storage 
Laboratories, medical or 
dental 
Medical or Dental Office 
Office 
Plumbing Shops 
Upholstery Shops 
Accessory buildings 
customarily incidental to 
the above permitted uses 
 
 
3. 
PROPOSAL 
 
 
 
 
 
 
 
 
 
 
The property owner is requesting a rezoning from Rural-43 Residential (RU-43) to Intermediate 
Commercial (C-2) to transform the site into commercial office/warehouse space. The adjacent 
properties are zoned RU-43 in the County and BP (Business Park) within the Town of Gilbert. The 
site is currently utilized as a single-family home that is directly adjacent to the BP zoning. The 
property owners plan to utilize the land for commercial use.  The property is near a horse breeding 
business, a business park, and a Light industry. 
 
The table below demonstrates the proposed C-2 CUPD development standards, furthering 
restricting the land use. The driveway surface material is requested to deviate from the C-2 
Development Standards to allow for the use of stabilized decomposed granite. This deviation is 
requested because the area is rural in nature and decomposed stabilized granite is more 
appropriate to maintain the rural character as well as limit impermeable surfaces in this area and 
thus reduce requiring even deeper retention basins on site. The industrial property across 144th 
Street within the Town of Gilbert is using stabilized decomposed granite with no reported problems 
as are several businesses along 144th Street for private and public use surfaces.  
 
 
4. 
RELATIONSHIP TO SURROUNDING PROPERTIES 
 
 
 
 
 
The directly surrounding parcels of the property consist of large lots of rural zoning and Business 
Park zoning. The direct surrounding parcels are all located within the County and zoned R1-43, 
except for the vacant land separating the lot from the nearby highway surrounding the site. The 
Town of Gilbert has a Business Park commercial along 144th Street with single-family residential 
neighborhoods further north of the site.  
 
The Comprehensive/ General Plan Land Use classifications, along with the existing zoning and uses 
for the parcels adjacent to the Property, are listed in the following table:

Rezone Narrative 
Maricopa County 
 
5 
 
 
Adjacent Land Uses 
Direction 
Jurisdictions 
Existing Zoning 
Existing Use 
North 
Unincorporated / Gilbert 
Maricopa County RU-43 
/ Town of Gilbert BP, SF-
8 
Rural residential, commercial 
use. 
East 
Unincorporated / Gilbert 
Maricopa County RU-43 
/ Town of Gilbert BP, GC 
(General Commercial) 
Rural Residential, commercial 
use. 
South 
Gilbert 
Town of Gilbert PF/I, 
BP, SF-6 
Loop 202, commercial use, 
Rural residential. 
West 
 Unincorporated / Gilbert 
Maricopa County RU-43 
/ Town of Gilbert BP  
Rural Residential, commercial 
use. 
 
 
5. 
ZONING 
 
 
 
 
 
 
 
 
The proposed project to rezone the site to Commercial C-2 CUPD zoning will permit the property 
owners to run a business appropriately following Maricopa County standards. The parcel is located 
near Lindsay Road and adjacent to Loop 202. It is near a mixture of commercial and employment 
that is surrounded by existing Rural residential and vacant parcels.  
 
 
 
 
6. 
PHASING 
 
 
 
 
 
 
 
 
 
 
The applicant anticipates that development plans to expand as soon as the C-2 CUPD zoning is 
approved.

Rezone Narrative 
Maricopa County 
 
6 
 
 
7. 
COMMUNITY FACILITIES AND SERVICES 
 
 
 
 
 
 
This project is not anticipated to generate any demand for the school district.    
Water: Well 
Sewer: Septic 
Police:  Maricopa County Sheriff 
Fire Service: Rural Metro 
 
 
8. 
CONCLUSION  
 
 
 
 
 
 
 
 
The proposed rezoning will allow the site to utilize this land and provide business for the area. The 
rezoning will allow the parcel to be used at its highest and best use, as depicted within the Maricopa 
County Comprehensive Plan, and is consistent with the surrounding development in the area, which 
has already begun developing a large business park area.

Planning & Development  
301 W. Jefferson St., Suite 170  
Phoenix, Arizona 85003 
Maricopa.gov 
 
 
 
 
 
 
Anh Harambasic, PE 
Planning & Development 
Phone: (602) 506-3611 
www.maricopa.gov/planning 
email address: 
Anh.Harambasic@maricopa.gov 
  
Maricopa County 
Planning & Development Department 
 
 
 
Date:    
August 21, 2025 
 
Memo To: Darren Gerard, AICP, Planning Manager, Department of Planning & 
Development 
 
Attn: 
Andrew Lorentzen, Planner, Planning & Development Services 
 
cc: 
Doug Jones, PE, Engineering Supervisor, Planning and Development 
 
From: 
Anh Harambasic, PE, Plans Examiner Engineer, Planning & 
Development 
 
Subject:   
Z240024 Hicken Air  
APN(s): 
304-54-020B 
Summary- Zone Change with overlay. Rezone approximately 1.12 acres of subject 
parcel from RU-43 to intermediate commercial C-2.  
Engineering Review has completed the first review (V#3) routed for review on 8.4.2025 
for the subject application and has no objections. Approvals are subject to the  
following stipulations:  
 
PND DRAINAGE 
 
1. Provide grading plans and drainage report to verify that the finish floors of 
expansions or structures are safe from inundation from the 100yr 2hr storm event. 
You are proposing an expansion of the existing structure.  This existing structure 
was a pre-drainage regulation structure.  Any expansion of this structure will 
require finish floor elevations to meet current County standards.  Future 
expansion areas may need to be raised to be free from flooding of the 100yr 2hr 
storm event.  
2. Proof that retention basins will perc within 36hours at permitting phase.  
 
MCDOT Stipulations 
 
3. The future classification of 144th street is a minor collector. As part of half street 
improvements dedicate in fee 33’ of ROW to MCDOT along the site frontage of 
144th street from the section line.  If not already dedicated.  
4. 144th street is MCDOT roadway and therefore the driveway A must meet the 
commercial driveway design per MCDOT Roadway design manual section 7.6.3.   
5. Willis Road is under the Town of Gilbert’s jurisdiction. Submit the TIS to TOG for 
review and approval.  Provide approval status during building permitting process.    
 
DRAINAGE GENERAL COMMENTS: 
 
1. Without the submittal of a precise plan of development, no development approval 
is inferred by this review, including, but not limited to number of proposed building 
lots/units, drainage design, access and roadway alignments. These items will be

Page 2 of 2 
 
 
 
addressed as development plans progress and are submitted to the County for 
further review and/or entitlement. 
 
2. 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 with any questions.

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 Hicken Air Office & Shop planning case(s). Please note the following MCESD 
requirements for site development: 
 
Drinking Water –  
Per the Safe Drinking Water Act, any water system that supplies more than 25 people or 15 
service connections per day for at least 60 days per year is classified as a Public Water 
System (PWS).  
• 
If the above criteria are met, a Public Water System application and a New Source 
Approval application are required and must be submitted to the MCESD’s Drinking 
Water Program. A water quality analysis report will be required with submittal and is 
good within one-year of testing. 
 
An Approval to Construct application is required to be submitted to the MCESD’s Treatment 
Program for all PWS water treatment facilities. 
• 
For questions, please contact the Water/Wastewater Treatment Program at (602) 
372-2861 or email treatmentplantprogram@maricopa.gov 
 
An Approval to Construct application is required to be submitted to the MCESD’s 
Subdivision & Infrastructure Program for all PWS water system infrastructure. 
• 
For questions, please contact the Subdivision and Infrastructure Program at (602) 
506-1058 or email subdivision@maricopa.gov 
 
For additional Drinking Water related questions, please contact the Drinking Water program 
at (602) 506-6935 or by email at sdwquestions@maricopa.gov. 
 
Project Name: Hicken Air Office & Shop 
Primary Contact Name: Jessica 
Sarkissian 
Planning Application Type: Zone Change 
APN(s): 304-54-020B 
Reviewer: Elliott Wheaton, P.E. 
Email: Elliott.Wheaton@maricopa.gov 
Phone: 602-376-6035 
Planner Name: Andrew Lorentzen 
Planning Case #: Z240024 
Date: December 18, 2024 
 
Water and Waste Management Division

Page | 2  
 
 
Onsite Wastewater (Septic) –  
A Minor Plan Review application must be submitted for any existing septic system(s) if 
being utilized and if the applicant believes the existing system(s) are adequate in size to 
support the new use; otherwise, a new septic permit/install may be required. 
 
For Onsite Wastewater related questions, please contact the Onsite Program at (602) 506-
6666 or by email at septicquestions@maricopa.gov. 
 
Subdivision Infrastructure and Planning –  
An Approval to Construct application is required and must be submitted to MCESD’s 
Subdivision & Infrastructure Program for water, reclaimed water and/or wastewater system 
infrastructure. 
 
For subdivision related questions, please contact the Subdivision and Infrastructure 
Program at (602) 506-1058 or email subdivision@maricopa.gov. 
 
Additional Notes –  
*It should be noted that this document does not approve the referenced project. Comments are provided 
for the benefit of the applicant for MCESD permit requirements and as an advisory to Maricopa County 
Planning and Development Department. Other Maricopa County agencies may have additional 
requirements. Final review and approval will be made through Planning and Development Department 
procedures. Applicant may need to submit separate applications to the Maricopa County Environmental 
Services Department for approval of proposed facilities regulated by the Department. Review of any such 
application will be based on current regulations at the time of application.