06. Z250017 PZ Staff Report
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Z250017 Page 1 of 10 Report to the Planning and Zoning Commission Prepared by the Maricopa County Planning and Development Department Case: Z250017 – McHenry Buckeye Industrial Hearing Date: 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 Buckeye area Site Size: Approximately 127.6 acres Density: N/A County Island: No 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 and requested development comply with their design standards Support/Opposition: None known Recommendation: Approve with conditions Z250017 Page 2 of 10 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 intended and 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 POD is not included with this request but will be subsequently processed for administrative approval prior to construction permitting. 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, after 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 Buckeye annexing the site. Z250017 Page 3 of 10 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 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, except that any in conjunction with ongoing agricultural use(s) of the Property may continue until such time as development occurs, Airports, runways/airstrips, helipads/heliports, and facilities for 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. Z250017 Page 4 of 10 Approximate 109-acre historic IND-2 IUPD Overlay Boundaries Z250017 Page 5 of 10 City of Buckeye Municipal Boundary Z250017 Page 6 of 10 Aerial photo of subject site, oriented north Z250017 Page 7 of 10 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 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 8 of 10 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 Planning Manager provided a list of prohibited uses 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, 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 develop 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’ – ‘j’: 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 9 of 10 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 approval of the initial final plat or precise plan of development approval, the applicant shall provide the Maricopa County Planning and Development Department with an executed pre-annexation utilities service agreement with the City of Buckeye that identifies the detail for when the proposed project will be annexed and the provision of water and sewer service. In lieu of pre-annexation service agreement the developer must provide a ‘will serve’ letter from the certificated water and sewer provider(s) indicating that service will be provided to the site prior to building occupancy. e. The following I-2 IUPD standards shall apply which prohibit the following uses: • Adult oriented uses • Any use permitted in the C-2 Zoning District, including a Medical Marijuana Dispensary and/or Marijuana Establishment • Medical Marijuana Offsite Cultivation Location • Residential uses • Airports, runways/airstrips, helipads/heliports, and facilities for unmanned aerial vehicles • Experimental and proving grounds • Farms • 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 f. 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 Z250017 Page 10 of 10 the developer must provide a ‘will serve’ letter from the certificated water and sewer provider(s). g. 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 fire protection jurisdiction having authority that the facility has been designed in accordance with their regulations and requirements, and that emergency fire protection service will be provided to the facility. Prior to issuance of the certificate of occupancy, local fire protection jurisdiction review and approval will be required. h. 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. i. The property owner/s and their successors waive claim for diminution in value if the County takes action to rescind approval due to noncompliance with conditions. j. The granting of this change in use of the property has been at the request of the applicant, with the consent of the landowner. The granting of this approval allows the property to enjoy uses in excess of those permitted by the zoning existing on the date of application, subject to conditions. In the event of the failure to comply with any condition, the property 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) / 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.