09.Z250009 PZ Staff Report
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Z250009
Page 1 of 10
Report to the Planning and Zoning Commission
Prepared by the Maricopa County Planning and Development Department
Case:
Z250009 – Carefree Commercial
Hearing Date:
September 11, 2025
Supervisor District:
3
Applicant:
Brad Garcia, PLA, Century Builders ND
Owner:
Brandt Family Ventures, LLC
Request:
Zone change with overlay from Rural-43 to C-2 CUPD
Site Location:
Generally located at the SEC of Central Ave. and Carefree Hwy. in the
Desert Hills area
Site Size:
10.02 acres
Density:
N/A
County Island:
Yes (City of Phoenix)
County Plan:
Daisy Mountain – New River Area Plan – Rural Densities (0-1)/Carefree
Hwy. Scenic Corridor
Municipal Plan:
Phoenix General Plan – Large Lot Residential (0-2 du/ac)
Municipal Comments:
City of Phoenix – the developer needs to submit a General Plan
Amendment; development should consider the elements of the North
Black Canyon Corridor Guidelines; development should conform to the C-2
SP
development
standards;
and
development
should
make
accommodation for sustainable standards.
Support/Opposition:
12 opposition letters and one opposition petition with 70 signatures
Recommendation:
Approve with conditions
Z250009
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Project Summary:
1.
The applicant is requesting a zone change with overlay from Rural-43 to C-2 CUPD to
accommodate future commercial development. The site is on a ten acre parcel located at the
southeast corner of Carefree Hwy. and Central Ave. in the Desert Hills area. The applicant
anticipates future offices, self-service indoor storage, and neighborhood focused convenience
retail for this site. According to the applicant, this proposed rezoning request supports the
commercial node land use designation that is outlined in the Daisy Mountain – New River Area
Plan, which recognizes Carefree Hwy. as a strategic commercial corridor that complements the
rural character of the area.
2.
The Carefree Highway Scenic Corridor (CHSC) was first designated in 1997 and later updated in
2008. The CHSC is not regulatory but does present design guidelines to preserve the scenic views
of the area and limit the impact of any commercial development along this corridor. On November
20, 2019, the Daisy Mountain/New River Area Plan was updated. This Area Plan designated either
side of Carefree Hwy. for future commercial uses within a scenic corridor, leaving most of the
Desert Hills and New River areas reserved for rural residential land uses. Staff makes efforts to
incorporate CHSC design guidelines into regulation when new commercial zoning districts are
proposed. On May 6, 2025, the Technical Advisory Committee held a meeting to discuss the first
review comments for this request.
3.
As part of the requested Commercial Unit Plan of Development (CUPD) overlay zone, the applicant
is requesting to limit entitled uses and prohibit certain uses. This is to ensure low-intensity
development aligned with the surrounding rural/residential character, see table below.
Permitted Uses
Prohibited Uses
Neighborhood Retail (e.g. feed stores, plant
nurseries, small grocery stores, and locally run
specialty stores)
Marijuana Establishment/Dispensary
Restaurants and Bars
Adult-Oriented Establishments
Professional
Offices
(e.g.
large
animal
veterinary clinics, medical/legal offices)
Commercial Uses that require high water use
or access to sewers, as determined by MCESD
Self-Service Storage Facilities
4.
The CUPD also proposes to vary one C-2 development standards and two of the CHSC design
guidelines, see table on next page. The applicant is requesting to reduce the maximum height to
30 feet to meet the CHSC design guidelines. However, where the CHSC set different height limits
depending on location in relation to the highway and proximate residences, the CUPD simply
proposes a 30’ maximum building height across the site to allow for more design flexibility.
Additionally, there is a request to replace the CHSC average landscape setback from the Carefree
Hwy. established as a 50’ to 100’ undulating landscape setback with a non-undulating 70’
minimum setback to the Carefree Hwy. Again this is to allow for more development flexibility on
a narrow lot. To accommodate these requests the development will provide the following:
a.
A minimum 70’ landscape setback from the right-of-way of Carefree Hwy. that will
preserve existing native plant species where possible and add drought-tolerant plant
species in areas lacking existing native plant species.
b.
A 10’ wide multi-use trail along the right-of-way of Carefree Hwy.
Z250009
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c.
A minimum 25’ landscape setback from the right-of-way of Central Ave. that will preserve
existing native plant species where possible and add drought-tolerant plant species in
areas lacking existing native plant species.
d.
A 10’ deep landscape setback/drainage channel along the southern boundary adjacent to
the existing residences that will preserve existing native plant species where possible and
add drought-tolerant plant species in areas lacking existing native plant species.
REGULATION
BASE ZONING DISTRICT
REGULATIONS (C-2)
PROPOSED ZONING DISTRICT
REGULATIONS (C-2 CUPD)
Maximum Height
40'
30’
Minimum Front Yard
10' – 25’ where the
frontage between
intersecting streets are
partly in the rural/
residential zoning districts
10' – 25’ where the frontage
between intersecting streets are
partly in the rural/ residential
zoning districts
Minimum Side Yard
None – 10’ from rural/
residential zoning districts
None – 10’ from rural/
residential zoning districts
Minimum Street-side Yard
10'
10’
Minimum Rear Yard
None – 25’ from rural/
residential zoning districts
None – 25’ from rural/
residential zoning districts
Minimum Lot Area
6,000 sq. ft.
6,000 sq. ft.
Minimum Lot Width
60'
60'
Maximum Lot Coverage
60%
60%
Min. Parking Spaces
See parking regulations
See parking regulations
Min. Screening
6' solid wall
6' solid wall
CHSC Design Guidelines
Existing Design
Guidelines
Proposed Design Requirements
Landscape setback from the
right-of-way of Carefree Hwy.
50’ to 100’ of undulating
landscape setback from
the right-of-way of
Carefree Hwy.
Min. 70’ landscape setback
from the right-of-way of
Carefree Hwy.
Max. structure height when
located near the Carefree
Hwy. and to residences
Max. 20’ when located
50’-100’ of the Carefree
Hwy. right-of-way and for
every foot of additional
height a 5’ of setback to
lot line for each additional
foot of building height to
the max. height of 30’.
Max. height of 20’ when
located 25’ from rural
/residential zoning
districts with an addition
of a 10’ landscape
setback
See maximum height above
Z250009
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Aerial photo of subject site
Aerial image & surrounding environs
Z250009
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Eagle view of subject site looking east into subject parcel (aerial image dated March 2025).
Portion of the Zoning Exhibit
Z250009
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Zoning District Map
Existing On-Site and Adjacent Zoning / Land Use:
5.
On-site:
Rural-43 / Natural desert
North:
Rural-43 / Vacant and natural desert
South:
Rural-43 / Single-family residences
East:
C-2 / Natural desert
West:
Rural-43 / House of worship
Utilities and Services:
6.
Water:
Private Water Service
Wastewater:
Private Septic System
School District:
Deer Valley Unified School District
Fire:
Daisy Mountain Fire District
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. Keep in mind that this zone change request does not contain a precise
site plan, future traffic studies during the Plan of Development phase may necessitate the need
for future right-of-way dedications in conjunction with improvements to the two adjacent public
streets to this parcel.
Street Name
Half-width Existing R/W
Half-width Proposed R/W
Future Classification
Carefree Hwy.
65’
65’
Principal Arterial
Central Ave.
40’
40’
Minor Collector
Z250009
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Adopted Plan:
8.
Daisy Mountain / New River Area Plan (revised November 20, 2019): This area plan designates
the site as Single Family - Rural (0-1 du/ac) / Carefree Hwy. Scenic Corridor. This plan also
designates the Carefree Hwy. as a Commercial Node for commercial uses that are compatible
with rural residences.
9.
Phoenix General Plan (adopted March 4, 2015): This general plan designates the site as
Residential with zero to two dwelling units per acre.
Public Participation Summary:
10.
The applicant has complied with the requirements stated in Maricopa County’s citizen review
process with the required posting of the site and notification to adjacent property owners within
300 feet of the subject parcel and interested parties via first-class mail. The applicant has
submitted a Public Participation Results Report. According, to this report the applicant received
no support or opposition to this request. During the public participation process staff received
12 opposition letters and an opposition petition with 70 signatures. The letters mention concern
about commercial development on this site and how the request is not compatible with the area’s
rural character. Additionally, the letters had concerns on what type of commercial development
will occur after the zone change and how this will affect the area’s traffic patterns.
11.
This report also mentioned that on April 2, 2025, the applicant held a neighborhood meeting to
discuss this proposal, and 12 individuals attended, including the adjacent property owners who
were invited to attend. During this virtual neighborhood meeting residents raised a variety of
concerns about this zone change request. The primary concerns were related to water supply and
access to wells to this site, since a well was drilled on the neighboring parcel to the east. Another
concern related to traffic in and around the site, especially along Central Ave. to the west due to
its present narrowness and lack of traffic signals at the intersection. Still more concern was how
this development will affect the areas rural character. The applicant has acknowledged the
concerns raised during the meeting and committed to ensuring that any development on this
parcel will address these concerns.
Outstanding Concerns from Reviewing Agencies:
12.
During the review process, staff received comments from the City of Phoenix. Even though the
site is not in Phoenix and the property owner is not interested in annexing the site into Phoenix,
the City has recommendations for this site. Most of the recommendations concern the uses
incompatibility with the City’s general plan land use designation and with site design. Some of
the recommendations will be incorporated, such as providing a multi-use trail along the Highway,
into the future development on this site. However, since the property owner is not interested in
seeking annexation into Phoenix, most of the City’s recommendations were not applicable to this
site. The applicant has reviewed these recommendations from Phoenix and will add additional
landscape buffers between the future interior lot lines and will add a multi-use trail on the site
adjacent to the Carefree Hwy. right-of-way, mentioned in the comments from Phoenix.
Staff Analysis:
13.
Staff supports the rezone of the site to C-2 CUPD. Although, this zone change request does not
have precise land uses in mind, the applicant has demonstrated a willingness to restrict uses,
prohibit certain uses and tailor future uses to conform with the CHSC. Additionally, to maintain
Z250009
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compatibility with the Daisy Mountain – New River Area Plan, the focus of future commercial
development will abide by land uses that were desired by the area residents during the update of
this area plan. The uses expressed were to limit area commercial development along the Carefree
Hwy. corridor and to tailor uses that are compatible to the area’s rural character. Thus, the
proposed land uses once the zone change is complete will be focused on the needs of the
surrounding area and adjacent neighborhoods to this site.
14.
The proposed development and design standards are reasonable, given a willingness to abide by
the majority of the CHSC design guidelines. Using the CUPD zoning overlay as an instrument to
restrict land uses, especially for a site without access to urban utilities is wise. There is registered
opposition centered on a concern that future development will not be compatible with the
surrounding area and that existing street infrastructure will not be able to handle commercial
traffic. Site development will require traffic studies during the Plan of Development and
commercial construction permitting that will likely require street infrastructure improvements
with possible intersection traffic signal systems that will greatly improve the traffic patterns
around this site.
15.
This site is in a suitable location for the commercial uses being proposed in this request since it’s
on the corner of Central Ave. and Carefree Hwy. which is designed to handle traffic from any
commercial use on this parcel. The area has seen several commercial developments along
Carefree Hwy. in the recent past that are oriented to the needs of the local community. Indoor
storage facilities, convenience stores, veterinary clinics, medical offices, and neighborhood retail
being proposed will be an asset to this immediate area.
Recommendation:
16.
Staff recommends the Commission adopt a motion recommending that the Board of Supervisors
approve Z250009 subject to the following conditions ‘a’ – ‘l’:
a.
Development of the site shall be in substantial conformance with the Zoning Exhibit
entitled “Carefree Commercial“, consisting of one full-size sheet, dated June 4, 2025, and
stamped received June 16, 2025, except as modified by the following conditions. Staff
may determine slight refinements to remain in substantial conformance with the approved
site plan. Minor and major amendments to the site plan will be determined in accordance
with Chapter 3 of the Maricopa County Zoning Ordinance.
b.
Development of the site shall be in substantial conformance with the Narrative Report
entitled “Carefree Commercial”, consisting of 11 pages, dated July 17, 2025, and stamped
received July 17, 2025, except as modified by the following conditions.
c.
The following Planning Engineering conditions shall apply:
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.
A traffic impact study must be submitted with future entitlement (POD or
Preliminary Plat) application(s). Due to the preliminary nature of this zone change
Z250009
Page 9 of 10
request MCDOT traffic did not comment on the zone change review and will make
comments once more details are provided in the future entitlements.
3.
Engineering review of re-zone cases is conceptual in nature. All development and
engineering design shall be in conformance with Section 1205 of the Maricopa
County Zoning Ordinance; Drainage Policies and Standards; Floodplain
Regulations for Maricopa County; MCDOT Roadway Design Manual; and current
engineering policies, standards and best practices at the time of application for
construction.
d.
Administrative approval of a Plan of Development will be required prior to approval and
issuance of construction permits to develop and establish use of the site. Prior to
issuance of a building permit, written confirmation will be required from the emergency
fire protection jurisdiction having authority that the facility has been designed in
accordance with their regulations and requirements, and that emergency fire protection
service will be provided to the facility. Prior to issuance of the certificate of occupancy,
local fire protection jurisdiction review and approval will be required.
e.
The CUPD overlay is applied to restrict the use of the site. Until such time as the site is
served by sewer, uses on the site shall only be those acceptable to the Maricopa County
Environmental Services Department (MCESD) that can be accommodated by septic
systems. A public water system and public sewer system shall be required prior to
establishment of any non-residential use that requires potable water.
f.
This CUPD overlay shall prohibit the following land uses:
1.
Marijuana establishment and dispensaries.
2.
Adult-oriented establishments.
3.
Auctions.
4.
Vehicle Repairs.
5.
Storage of hazardous materials.
6.
Any use that requires access to urban services, such as water lines and sewer
lines, as determined by MCESD.
g.
This CUPD overlay shall limit entitled land uses to the following:
1.
Neighborhood commercial.
2.
Professional offices.
3.
Self-service storage facility.
h.
The following C-2 CUPD development and design standards shall apply:
1.
Maximum building height of 30’
2.
Minimum 70’ landscape setback from the Carefree Hwy. right-of-way inclusive of
a ten foot wide multi-use trail along the entire frontage of Carefree Hwy.
3.
There shall be a min. 25’ deep landscape setback along the right-of-way of Central
Ave.
4.
Minimum 10’ wide landscape setback/drainage channel along the southern
boundary.
Z250009
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5.
Development shall abide by all design guidelines listed for the Carefree Highway
Scenic Corridor, except as specifically deviated by these conditions of CUPD
approval.
i.
All outdoor lighting shall be in conformance with Section 1112 of the Zoning Ordinance,
including any outdoor lighting under the roof of open shade structures, and must be
shielded directing illumination downward at least twenty degrees below the horizonal
plane at the bottom of the light source and so as not shine onto any adjacent property in
rural or residential zoning districts. Further there shall be no indoor lighting source above
20’ in height allowed to illuminate exterior from the building.
j.
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.
k.
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.
l.
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:
Martin Martell, Planner
Reviewed by:
Rachel Applegate, Planning Supervisor
Attachments:
Case Map (1 page)
Zoning Exhibit (reduced 8.5”x11”) (1 page)
Narrative Report (11 pages)
MCDOT comments (1 page)
MCESD comments (2 pages)
DPR comments (2 pages)
Daisy Mountain Fire District comments (1 page)
City of Phoenix comments (14 pages)
Opposition letters (18 pages)
Opposition petition (9 pages)
Opposition Map (1 page)
/
Maricopa County Planning & Development - Phoenix, AZ
3
Gross Acres: 20 approx.
Generated August 12, 2025 2:00 PM
Z250009
Application Name:
Legal Description
Carefree Commercial
Applicant
Case Address
5N 3E 8
Brad Garcia
1 E CAREFREE HWY
Applicant Phone/Email
Parcel Primary:211-24-137B
6515038275
brad@centurybuildersnd.com
PHOENIX, AZ 85085
Map scale 1:2,855
Supervisor District No.
Rezone the subject property from RU-43 to C-2 CUPD
25' ING., EGR.
AND PUBLIC
UTILITY
EASEMENT
25' ING., EGR.
AND PUBLIC
UTILITY
EASEMENT
CAREFREE COMMERCIAL
CASE NUMBER: Z250009
CAREFREE HIGHWAY, MARICOPA COUNTY, AZ
PROJECT NUMBER:
25-1001
DATE:
06/04/2025
SUBJECT PROPERTY ZONING EXHIBIT
3449 39th St S, Fargo, ND 58104
This drawing represents a conceptual site layout and is for illustrative purposes only. The layout is based on
public GIS data and is not derived from a professional survey. Dimensions, boundaries, and locations are
approximate. It is recommended that a professional survey be conducted to verify all critical data and site
conditions. This drawing should not be used for construction or legal purposes. The developer and designer are
not liable for any discrepancies or issues that may arise from the use of this conceptual layout.
G002
0'
40'
80'
160'
320'
SCALE: 1"=80'
E CAREFREE HIGHWAY
3RD ST N
CENTRAL AVE N
PROPERTY INFORMATION
SUBJECT PROPERTY
APN: 211-24-137B
BRANDT CROSSING LLC
10.03 ACRES
211-24-137A
CAREFREE MANCAVES LLC
C-2 CUPD
UNDEVELOPED
211-24-139B
AVERBUCK KENNETH
S/JULIANNE M
RU-43
SINGLE-FAMILY
RESIDENTIAL
211-24-139A
LESLIE R PETERSON
REVOCABLE LIVING
TRUST
RU-43
SINGLE-FAMILY
RESIDENTIAL
211-24-136C
CLARKE
JEREMY/JARED
RU-43
SINGLE-FAMILY
RESIDENTIAL
211-24-136E
KLEINMAN
JEFFREY/ROSLYN
RU-43
SINGLE-FAMILY
RESIDENTIAL
211-24-136D
NEWMARK HOMES LLC
RU-43
SINGLE-FAMILY
RESIDENTIAL
211-24-136B
KITOWSKI RONALD G
RU-43
SINGLE-FAMILY
RESIDENTIAL
211-24-136A
SHANLEY CHRIS ANN
RU-43
SINGLE-FAMILY
RESIDENTIAL
PROPERTY OWNER: BRANDT CROSSING LLC
PARCEL NUMBER: 211-24-137B
GROSS LOT SIZE: 437,578 SQ. FT. (10.03 ACRES)
EXISTING ZONING: RU-43
EXISTING USE: UNDEVELOPED
PROPOSED ZONING: C-2 (COMMERCIAL) CUPD
PROPOSED USES: SELF-SERVICE STORAGE, OFFICE AND PROFESSIONAL SERVICES, RETAIL STORES
(CONVENIENCE RETAIL)
HIGH SCHOOL DISTRICT: DEER VALLEY UNIFIED #97
ELEMENTARY SCHOOL DISTRICT: DEER VALLEY UNIFIED SCHOOL DISTRICT
LEGAL DESCRIPTION
A PORTION OF THE NORTH 711.00 FEET OF THE NORTHEAST QUARTER OF SECTION 8, TOWNSHIP 5 NORTH, RANGE 3
EAST OF THE GILA AND SALT RIVER BASE AND MERIDIAN, MARICOPA COUNTY, ARIZONA, DESCRIBED AS FOLLOWS:
COMMENCING AT THE NORTH QUARTER CORNER OF SAID SECTION 8, BEING MARKED BY A BRASS CAP IN HAND HOLE,
FROM WHICH POINT THE NORTHEAST CORNER OF SAID SECTION 8, BEING MARKED BY A BRASS CAP FLUSH, BEARS
SOUTH 89 DEGREES 57 MINUTES 56 SECONDS EAST, A DISTANCE OF 2628.28 FEET;
THENCE SOUTH 00 DEGREES 04 MINUTES 24 SECONDS WEST, ALONG THE WEST LINE OF SAID NORTHEAST QUARTER,
A DISTANCE OF 711.00 FEET;
THENCE SOUTH 89 DEGREES 57 MINUTES 56 SECONDS EAST, ALONG THE SOUTH LINE OF THE NORTH 711.00 FEET OF
SAID NORTHEAST QUARTER, A DISTANCE OF 40.00 FEET TO A POINT ON THE EAST LINE OF THE WEST 40.00 FEET OF
SAID NORTHEAST QUARTER, BEING MARKED BY A 1/2" REBAR
THENCE NORTH 00 DEGREES 04 MINUTES 24 SECONDS EAST, ALONG SAID EAST LINE, A DISTANCE OF 255.88 FEET TO
THE POINT OF BEGINNING;
THENCE CONTINUING NORTH 00 DEGREES 04 MINUTES 24 SECONDS EAST, ALONG SAID EAST LINE, A DISTANCE OF
345.12 FEET;
THENCE NORTH 45 DEGREES 03 MINUTES 14 SECONDS EAST, A DISTANCE OF
49.51 FEET TO A POINT ON THE SOUTH LINE OF THE NORTH 75.00 FEET OF SAID NORTHEAST QUARTER;
THENCE SOUTH 89 DEGREES 57 MINUTES 56 SECONDS EAST, ALONG SAID SOUTH LINE, A DISTANCE OF 1693.85 FEET
TO A POINT ON THE WEST LINE OF THE EAST 860.00 FEET OF SAID NORTHEAST QUARTER;
THENCE SOUTH 00 DEGREES 22 MINUTES 32 SECONDS EAST, ALONG SAID WEST LINE, A DISTANCE OF 380.13 FEET;
THENCE NORTH 89 DEGREES 57 MINUTES 56 SECONDS WEST, A DISTANCE OF 1731.82 FEET TO THE POINT OF
BEGINNING.
EXCEPT THAT PORTION DESCRIBED IN WARRANTY DEED RECORDED OCTOBER 14, 2022 AS 2022-0777485 OF OFFICIAL
RECORDS; AND
EXCEPT ALL MINERALS IN SAID LAND, AS RESERVED IN PATENT RECORDED IN DOCKET 574, PAGE 449; AND THE
SUPPLEMENTAL PATENT RECORDED IN DOCKET 2198, PAGE 129, RECORDS OF MARICOPA COUNTY, ARIZONA.
CONTRACTOR
CENTURY BUILDERS
3449 39TH ST S
FARGO, ND 58104
701-371-6604
LANDSCAPE ARCHITECT
BRAD GARCIA
CENTURY BUILDERS
3449 39TH ST S
FARGO, ND 58103
701-970-9346
PROJECT OWNER
BRANDT CROSSING LLC
4609 33RD SVE S, STE 308
FARGO, ND 58104
S
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(82507)
DATE: _____/_____/_____
E
Y
S
06 04 25
211-24-026C
DESERT VIEW BIBLE CHURCH
RU-43
RELIGIOUS INSTITUTION
211-53-023S
LILLYBAX LLC
RU-43
UNDEVELOPED
211-53-012B
SCENIC FOOTHILLS LLC
RU-43
UNDEVELOPED
211-53-024M
WU HOI SHAN
RU-43
UNDEVELOPED
211-53-024L
TEXAZ REAL
ESTATE LLC
RU-43
UNDEVELOPED
211-53-024K
CAREFREE EQUINOX
INVESTMENTS LLC
RU-43
UNDEVELOPED
211-53-022A
CAREFREE COURTS LLC
RU-43
OUTDOOR SALES
211-24-139C
MONACO VENTURES
TRUST
RU-43
SINGLE-FAMILY
RESIDENTIAL
211-24-139D
HANALEI BEACH
FAMILY TRUST
RU-43
SINGLE-FAMILY
RESIDENTIAL
211-24-032X
RODGERS FAMILY
TRUST
RU-43
SINGLE-FAMILY
RESIDENTIAL
211-24-032W
SEUBERT
SHANA/SCHUELKE
JEFFREY
RU-43
SINGLE-FAMILY
RESIDENTIAL
211-24-032V
PARRISH JOHN
GLENN/JAMIE L
RU-43
SINGLE-FAMILY
RESIDENTIAL
211-24-032T
HILL MICHAEL
D/CATHERINE B
RU-43
SINGLE-FAMILY
RESIDENTIAL
211-24-032S
KLOOSTRA
DARRIN/TAMMY
RU-43
SINGLE-FAMILY
RESIDENTIAL
211-24-032R
HAVERLAND
FAMILY TRUST
RU-43
SINGLE-FAMILY
RESIDENTIAL
211-24-032Q
COLLINS SHANDOR
M/DONGHEE
RU-43
SINGLE-FAMILY
RESIDENTIAL
211-24-032Y
AJF CUSTOM
HOMES LLC
RU-43
SINGLE-FAMILY
RESIDENTIAL
211-24-032P
HADDAD
JOSEPH/STEPHANIE
RU-43
SINGLE-FAMILY
RESIDENTIAL
℄
℄
℄
75'
1116.3'
380.1'
1154.3'
345.1'
49.5'
40'
E SANTA CRUZ DR
E TUMBLEWEED DR
VICINITY MAP
(DESERT
HILLS)
(CAREFREE
CROSSING)
(CAREFREE
HIGHLANDS)
(COPPERLEAF)
I-17
CAREFREE HWY
(DESERT HILLS
ESTATES NORTH)
(TRAMONTO)
SUBJECT
PROPERTY
ZONING LEGEND
C-2 CUPD INTERMEDIATE COMMERCIAL WITH CUPD
C-2 INTERMEDIATE COMMERCIAL
RU-43 RURAL RESIDENTIAL
RECIEVED 16. JUN 25
Z250009 - 3. SUB
Application Narrative
Project Name: Carefree Commercial
Zoning Case Number: Z250009
Parcel Number: 211-24-137B
Owner/Applicant: Brandt Family Ventures LLC
Requested Rezoning: From Rural RU-43 to C-2 (Commercial) CUPD
Total Area: Approximately 10 acres
General Location: Generally located on the SEC of Carefree Highway and Central
Avenue in the Desert Hills area.
Revised: 7/17/2025
Figure 1: Vicinity Map – Desert Hills Area
N
RECEIVED 17. JUL 25
Z250009 - 4.SUB
Introduction
The Carefree Commercial project seeks to rezone the subject property from RU-43
(Rural Residential) to C-2 (Commercial) with a Commercial Unit Plan of Development
Overlay (CUPD), aligning with the Daisy Mountain - New River Area Plan and the
existing commercial uses along Carefree Highway. This zoning change allows for low-
intensity commercial development that supports the area’s economic growth while
maintaining compatibility with surrounding land uses.
Purpose of the Zoning Change
The proposed rezoning supports the commercial node designation of this area as
outlined in the Daisy Mountain - New River Area Plan. This designation recognizes
Carefree Highway as a strategic commercial corridor that should accommodate
economic development in a manner that complements the rural character of the
surrounding community.
While the specific end use for the property is undetermined, future development will
focus on low-intensity commercial uses that align with community preferences, including
office space, convenience retail, and self-service storage. The Conditional Overlay will
ensure that any development maintains visual harmony with adjacent properties and
limits high-impact uses.
Proposed Zoning Change and Uses
The proposed C-2 zoning designation was selected instead of a lower-intensity C-1
zoning because C-1 does not permit self-service storage as a potential future
development use. The CUPD zoning overlay will limit this site to the following uses:
•
Self-Service Storage – A use not permitted in lower-intensity zoning districts, yet
suitable for this location given the demand for locally serving commercial
operations.
•
Office and Professional Services – Low-traffic businesses that provide
employment and local services, such as large animal veterinary clinics, medical
office, legal offices.
•
Retail Stores (Convenience Retail) – Small-scale retail that serves the needs of
the immediate community, such as feed stores, plant nurseries, small grocery
stores, locally run restaurants, and locally run specialty stores.
Use Table
Outlined below are several potential commercial activities and uses permitted under the
C-2 zoning designation, as well as examples of prohibited uses in accordance with the
applicable zoning guidelines.
Permitted
Prohibited
Retail and Consumer
Services
Dispensary
Food and Beverage
Establishments
Adult-orientated Business
Professional and Business
Offices
Commercial Uses which
High Intense Water Usage
Non-Farm Commercial
Self-Service Storage
To ensure compatibility with the surrounding area, we propose the following CUPD
standards with this application:
•
Maximum Height: 30 feet (Regardless of distance from highway and residential
zoning districts)
Furthermore, the following design conditions are recommended to maintain aesthetic
and functional harmony with the Carefree Highway corridor:
1. A 70-foot landscape setback shall be maintained from the right-of-way line of
Carefree Highway.
2. Provide a 10-foot-wide multi-use trail within a public easement along the entire
frontage of Carefree Highway.
3. All buildings and parking areas shall maintain a minimum 10-foot landscape
setback from all interior lot lines.
4. All lighting shall be directed away from rural or residential zoning districts to
minimize light spillover and preserve nighttime ambiance.
All future development will adhere to most of the Carefree Highway Scenic Corridor
guidelines and commercial growth policies outlined in the Daisy Mountain - New River
Area Plan.
Commercial and Unit Plans of Development
Regulation
Base Zoning District
Regulations (C-2)
Proposed Zoning District
Regulations (C-2 CUPD)
Maximum Height
40'
30'
Minimum Front Yard
10'
10’
Minimum Side Yard
0’ - 10' to Rural Zoning
District
0’ - 10' to Rural Zoning
District
Minimum Street-side
Yard
10'
10’
Minimum Rear Yard
0’ - 25' to Rural Zoning
District
0’ - 25' to Rural Zoning
District
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
See parking regulations
Screening
6' solid wall
6' solid wall
Carefree Highway
Scenic Corridor Design
Guideline
Design Guidelines
Proposed Design
Guidelines
Avg. landscape setback
from Carefree Hwy ROW
50’-100' undulating
landscape setback
70'
Structure height when it
is located 50-100 feet
from Carefree Hwy ROW
20' with a 5’ setback with
every 1’ of height up to a
maximum of 30’
30'
Zoning and Land Use Context
This site is part of the Carefree Highway Commercial Corridor, which has a mix of
commercial and residential zoning. The Daisy Mountain - New River Area Plan
encourages growth in this corridor but emphasizes limiting high-intensity commercial
uses that may negatively impact adjacent rural residential properties.
Any future development on this site will comply with all design standards listed in the
Carefree Highway Scenic Corridor Guidelines, except for two guidelines being varied.
Site Utilities and Services
Infrastructure for the site will align with the area’s low-intensity development patterns, as
described in the Daisy Mountain - New River Area Plan.
•
Water Supply:
o
The site plans to use an on-site private well or establish a service
agreement with the adjacent Carefree Mancaves LLC Public Water
System (PWS). This depends on the capacity of the Carefree Mancaves
LLC PWS capacity and future development water demands.
o
If a service agreement is not possible a new well and creation of a public
water system will be created on the site working closely with the County
Environmental Services.
•
Wastewater Management:
o
The site will use an on-site septic system. If development requires, the
septic system would be managed under an Arizona Individual Aquifer
Protection Permit (APP).
o
Future development intends to have service agreements with Carefree
Mancaves, LLC to oversee operation of wastewater in compliance with
ADEQ standards. If agreements are not available, future development will
be dependent on approval of Individual APP permit owned and operated
by the development entity.
•
Other Utilities:
o
Electricity: Arizona Public Service (APS).
o
Data Services: CenturyLink.
o
Fire Service: Daisy Mountain Fire Department located at 1120 W. Desert
Hills Dr. Phoenix, AZ 85086
o
Police Service: Public safety is provided by station presence can be
found approximately 5 miles from the subject site which is the Phoenix
Police Department – Black Mountain Precinct, located at 33355 N. Cave
Creek Rd. Cave Creek, AZ 85331 or Maricopa County Sheriff's Office.
o
School District: The subject property is served by the Deer Valley Unified
School District and Deer Valley Unified #97.
If public utilities become available, the development will connect accordingly to ensure
compliance with Maricopa County standards and/or the private provider.
Recognition of the Carefree Highway Scenic Corridor Study
This project will comply with most of the Carefree Highway Scenic Corridor Study, which
promotes sustainable growth, aesthetic enhancement, and traffic efficiency.
Future development will integrate:
Landscaping and design elements that preserve the scenic quality, such as
architectural design, structure height near the highway/residences, varied
setbacks for the highway/ residences, aesthetic screening types, and landscape
buffers.
Traffic management strategies that ensure safe and efficient road access,
Such as limiting driveways on the highway to every 400 feet from each other and
using Central Avenue as the main point of access. Also ensuring that any
driveway on this site will be wide enough to accommodate trucks with horse
trailers.
Sustainable land-use practices to minimize environmental impact.
Recognition of the Daisy Mountain - New River Area Plan
The Daisy Mountain - New River Area Plan designates this site as part of a commercial
growth area along Carefree Highway. However, past community input has emphasized
a preference for smaller-scale, locally serving businesses over large-scale commercial
development.
To align with the area plan’s goals, this project will:
Maintain low-intensity commercial uses (such as Retail & Services, Office &
Professional Services, Food & Beverage, etc.) that respect the community’s
character.
Follow Scenic Corridor Guidelines to integrate with the surrounding environment.
Promote controlled growth that aligns with the area’s infrastructure capacity.
The Maricopa County Comprehensive Plan - Vision 2030 also supports this area as a
commercial corridor, reinforcing the appropriateness of this rezoning request.
Response to City of Phoenix Zoning Review Comments
Although the subject property is not located within the municipal boundaries of the City
of Phoenix, it lies within the City’s designated planning area. As such, we appreciate the
opportunity to consider their input and incorporate applicable recommendations into the
overall development narrative, as requested by Maricopa County.
While many of the stipulations outlined in the City of Phoenix comment letter pertain
specifically to properties within its jurisdiction or require City administrative oversight,
this proposal respects the spirit of their recommendations where feasible. The
development has been designed to support regional goals for sustainability, land use
compatibility, and scenic corridor protection, while also reflecting the County’s adopted
land use policies and infrastructure context.
Land Use Plan Context and Compatibility
The City of Phoenix General Plan currently designates the site as “Residential 0 to 2
dwelling units per acre.” While this differs from Maricopa County’s adopted Daisy
Mountain/New River Area Plan, the County has identified this portion of Carefree
Highway as a future business corridor due to its adjacency to an arterial roadway. The
proposed commercial zoning and self-service storage use is consistent with this vision
and compatible with existing and anticipated commercial nodes along the corridor.
Given that the site is not within Phoenix city limits and no annexation is proposed, a
General Plan Amendment through the City is not applicable.
Figure 2: City of Phoenix General Plan
North Black Canyon Corridor Plan and Scenic Corridor Design
We acknowledge the City of Phoenix’s reference to the North Black Canyon Corridor
Plan (NBCCP) and its associated Infrastructure Phasing Overlay. However, within the
jurisdiction of Maricopa County, the Carefree Highway Scenic Corridor (CHSC) study
supersedes the NBCCP. The goals of the NBCCP regarding character, scale, and
buffering are addressed and advanced through the CHSC policies, which have been
integrated into the design of this project.
Conformance with C-2 SP Development Standards (Self-Service Storage)
While the development will not be under the jurisdiction of Phoenix zoning, the site can
accommodate key standards outlined under the City’s C-2 SP zoning and self-service
storage guidelines, including:
•
All storage contained within enclosed buildings, with any outdoor vehicle storage
screened from view and limited to less than 10% of the site.
Area of Subject
Property
•
No auctions, repairs, or hazardous materials stored on site.
•
Direct access to Carefree Highway, a designated arterial.
•
Screening and buffering, especially adjacent to residential zones, with a
minimum 10-foot-wide landscaped drainage channel already planned along the
southern boundary.
These principles are consistent with Maricopa County design expectations and can be
incorporated as conditional commitments, as appropriate.
Carefree Highway Right-of-Way and Multi-Use Trail
Carefree Highway is a Maricopa County Department of Transportation (MCDOT)
roadway, not under the City of Phoenix’s jurisdiction. However, the site currently
incorporates a 120-foot scenic setback from the highway centerline. The developer is
open to dedicating a 30-foot multi-use trail easement along the site frontage and
constructing a 10-foot-wide trail within it, consistent with the context of existing trail
improvements. This can also be included as a condition of zoning approval if deemed
appropriate.
Transportation Electrification Action Plan and Conservation Measures for New
Development
While the subject property is not located within the municipal boundaries of the City of
Phoenix, we recognize the broader planning trends and sustainability goals outlined in
the City’s Transportation Electrification Action Plan. The development team supports the
inclusion of electric vehicle (EV) infrastructure where it aligns with the final site
programming and market demand. For instance, if the site develops with a commercial
or retail focus, outdoor parking areas could accommodate EV charging infrastructure for
approximately 5% of parking spaces. Alternatively, for uses such as self-storage,
charging infrastructure could be incorporated within individual units or designated
service areas. Requiring these features at this preliminary zoning stage may be
premature and potentially restrictive, but the applicant is open to incorporating EV-
related improvements as part of the final Plan of Development, where appropriate.
Similarly, we acknowledge the objectives of the City’s Conservation Measures for New
Development, which promote water efficiency, landscape design best practices, and
sustainable site infrastructure. However, since the subject property is not within the City
of Phoenix jurisdiction and the Maricopa County Planning and Zoning Department does
not currently regulate these specific policies, it is difficult to commit to individual
measures at this time. Nonetheless, future site planning efforts may include green
infrastructure and sustainable landscaping features consistent with regional best
practices, which can be addressed at the site plan or building permit stage, or
incorporated as conditions of approval if deemed necessary by the County.
Community Considerations
The project team is committed to working with local stakeholders to ensure that any
future development aligns with community interests. A public outreach process will be
undertaken as part of the rezoning application to gather input and address any concerns
related to land use compatibility, traffic, and environmental impact.
The Carefree Commercial rezoning proposal seeks to bring the property into alignment
with the existing commercial character along Carefree Highway while maintaining
flexibility for future development. The zoning change will provide opportunities for
economic growth, enhance property value, and support the long-term vision for
commercial expansion in the area. By aligning with the goals of the Carefree Highway
Corridor Study, future development on this site will contribute to the sustainable growth
of the region. The property owner will continue to work with the county and local
stakeholders to ensure a smooth transition to commercial zoning and compliance with
all regulatory requirements.
Relationship to Surrounding Properties
The proposed development would allow future growth of low intensity commercial along
the Carefree Corridor. The proposed zoning is consistent with other commercially -
zoned properties along the highway.
Figure 3:Existing Commercially Zoned Properties and Uses
This zoning request is
consistent with Maricopa
County’s adopted planning
policies and area plans. The
subject property lies within
the boundaries of the
Carefree Highway Scenic
Corridor Study (2020) and the
Daisy Mountain - New River
Area Plan (2019), both of
which designate this area as
suitable for commercial
development and future
growth (see figure 4).
Location and Accessibility
The subject property is
situated directly along
Carefree Highway, classified
as an arterial road servicing
the area. Several established
businesses along this corridor
currently access Carefree
Highway, with the majority
utilizing right-in/right-out
access, while some, such as
the gas station located ¼ mile
to the east, benefit from full
access. It is anticipated that the
majority of traffic to the subject
property is expected to come eastbound along Carefree Hwy from Phoenix city limits.
Circulation
Any proposed development will primarily utilize right-in/right-out access from Carefree
Highway. Additionally, the development plans to secure an access easement from the
adjacent parcel to the east to further facilitate access to Carefree Highway. Furthermore,
the development will explore the possibility of accessing Central Avenue to the west via
a private drive. All of which will be determined in the Plan of Development phase.
Figure 4: Future Land Use Plan - Daisy Mountain/New River Area Plan
Development Schedule
At this stage, there is no fixed timeline for development. The project’s progression will
largely be influenced by the prevailing economic conditions and other associated
development risks.
Community Facilities and Services
The subject parcel is located within the Deer Valley Unified School District and Deer
Valley Unified #97. The schools designated to serve this parcel's location include Desert
Mountain School (Preschool – 8th grade), located at 35959 N. 7th Avenue, Desert Hills,
AZ 85086. The public high school assigned to this area is Boulder Creek High School,
located at 40404 N. Gavilan Peak Pkwy, Anthem, AZ 85086. Other school options
include Stepping Stones Academy (K-8), located at 35812 N. 7th Street, Phoenix, AZ
85086, approximately one mile away from the site.
For further information or inquiries, please contact:
Brad Garcia, PLA
Director of Planning & Design
701-970-9346 cell
3449 39th St S
Fargo, ND 58104
www.centurybuildersnd.com
MCDOT Comments
Item #4 – Z250009 – APN 211-24-137B – Carefree Commercial
• The two below items require, at applicant’s expense, an American Land Title
Association(“ALTA”) Owner’s Policy of Title Insurance showing title vested in
Maricopa County, a political subdivision of the State of Arizona.
o Carefree Highway is classified as a principal arterial requiring fee dedication
of a minimum 65-foot half street from the section line.
o Central Avenue is classified as a minor collector requiring fee dedication of a
minimum 30-foot half street from the mid-section line.
• Any additional dedication and offsite improvement requirements will be determined
by MCDOT Traffic based on a submitted TIA/TIS to Permit Center at
https://www.maricopa.gov/6003/Maricopa-Countys-New-Permit-Center.
• 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.
Drew Sigado
Planning Project Manager
Department of Transportation
Engineering Division
2901 West Durango Street Phoenix, Arizona 85009
O: 602-506-7223
E: Drew.Sigado@Maricopa.gov
[ Maricopa.Gov ]
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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 Carefree Commercial 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: Carefree Commercial
Primary Contact Name: Brad Garcia
Planning Application Type: PRE-
APPLICATION
APN(s): 211-24-137B
Reviewer: Elliott Wheaton, P.E.
Email: Elliott.Wheaton@maricopa.gov
Phone: 602-376-6035
Planner Name: Joseph Mueller
Planning Case #: Z250009
Date: April 10, 2025
Water and Waste Management Division
Page | 2
Onsite Wastewater (Septic) –
A Notice of Intent to Discharge application for a septic system is required for any
construction. Application must be submitted to the MCESD Onsite Wastewater Program.
•
Wastewater is not permitted to discharge to an adjacent parcel’s septic system.
•
If conducting food service in unincorporated Maricopa, a grease trap will be
required by Onsite Wastewater program.
•
Setback requirements must be maintained per Arizona Administrative Code, Title
18, Chapter 9, Article 312, C (Features Requiring Setbacks).
Projected flows between 3000 and 24,000 gallons per day require a 4.23 General Permit and
may require nitrogen treatment.
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.
A Water Service Agreement signed by the Utility is required and must be submitted to
MCESD’s Subdivision & Infrastructure Program if the site/development will be provided with
water and/or reclaimed water by a Utility. A Capacity Assurance Form issued by the Utility
is required to MCESD’s Subdivision & Infrastructure Program if the site/development
wastewater service is being provided by a Utility.
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.
Page 1 of 2
Anh Harambasic, PE
Planning & Development
301 W. Jefferson St., Suite 170
Phoenix, Arizona 85003
Phone: (602) 506-3611
www.maricopa.gov/planning
Email address:
anh.harambasic@maricopa.go
v
Planning & Development
Engineering Plan Review
Date:
April 11, 2025
Memo To: Darren Gerard, AICP, Planning Manager, Department of Planning &
Development
Attn:
Martin Martell, Planner, Planning & Development Services
From:
Anh Harambasic, P.E. Engineering Plans Reviewer, Planning and
Development Services.
cc:
Doug Jones, P.E., Engineering Supervisor, Planning & Development
Services
Subject:
Z240029 - Zone Change from RU-43 to C-2 CUPD
(E1 Memo)
Job Site Address: SEC Central Ave and Carefree Hwy
APN(s):
211-24-137B
This application is requesting a zone change from RU-43 to C-2 with a conditional
overlay for the subject parcel of approximately 10 acres. The Zone change is to allow
for low intensity commercial development.
PND Engineering Plan Review (DPR, FCD, MCDOT and PND Transportation) has
reviewed the 1st submittal of the Zone Change application routed for review on March
19, 2025 and has no objections to the Zone change without a POD. Approvals are
subject to the following conditions:
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
addressed as development plans progress and are submitted to the County for
further review and/or entitlement.
2. A traffic impact study must be submitted with future entitlement (POD or
Preliminary Plat) application(s). Due to the preliminary nature of this zone change
request MCDOT traffic did not comment on the zone change review and will make
comments once more details are provided in the future entitlements.
3. Engineering review of re-zone cases is conceptual in nature. All development and
engineering design shall be in conformance with Section 1205 of the Maricopa
Page 2 of 2
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.
Fire Marshal’s Office
41018 N Daisy Mountain Dr
Anthem, AZ 85086
Fire.Marshal@DMFD.org
1
Maricopa County Zone Change Request
TAC Mtg April 15, 2025, #Z250009
Carefree Hwy and N Central SE Corner
APN Number: 211-24-137B
Proposed Business, retail and storage Development
DMFD Permit #NA
April 15, 2025
Reviewed by: Tim Wills, Fire Marshal
These parcels are within the Daisy Mountain Fire Department jurisdiction. DMFD has “no
objection” to the proposed Zone Change, Z250009. DMFD has adopted the 2018 IFC with
amendments. DMFD has the following preliminary comments for this project:
1. Driveways shall be designated, designed and constructed as Fire Lanes for emergency
access.
2. The Required Fire Flow shall be as determined in Fire Code, Appendix B. If developers
are requesting a reduced required fire flow, then fire sprinkler design calculations for the
largest/greatest sprinkler design area/building are required PRIOR to approval.
a. Table B105.1 (2) REFERENCE TABLE is amended by adding Footnote “C” as
follows: Footnote C: In special circumstances, where the Suburban or Rural water
supply will not provide the required 1,500 gpm, the fire code official may accept a
lesser amount. (Ref. NFPA 1142)
3. Fire hydrant(s) shall be provided capable of providing required fire flow. Coordinate
locations with DMFD, upon development of site plan.
4. Automatic Fire Sprinklers are required as per DMFD 2018 Fire Code adoption with
amendments. The sprinkler system shall be designed and installed in accordance with
NFPA 13. Each Building/system requires separate permit.
5. Fire Alarm system shall be designed and installed in accordance with NFPA 72. Fire
Sprinklers shall be monitored by an approved central station. System shall monitor and
supervise fire sprinkler system, provide occupant notification, monitor/supervise other
fire protection systems (CO2 gas detection, Commercial Cooking systems, etc). Each
Building/system requires separate permit.
6. An approved FD Knox key box shall be provided for each building. Vehicle access gates
shall be equipped with Knox switch and a DMFD approved optical activation system from
each direction and at each gate.
Dear Mr. Martell:
Thank you for the opportunity to comment on Z250009. The applicant is requesting to
rezone approximately 10.3 acres located at the southeast corner of Carefree Highway and
Central Avenue (Parcel No. 211-24-137B) from RU-43 (Rural Zoning District – One Acre Per
Dwelling Unit) to C-2 CUPD (Intermediate Commercial, Commercial Plan of Development
Overlay) to allow commercial development.
Staff has reviewed the request and has the following comments and recommendations:
• The subject site is directly adjacent to vacant land in Maricopa County zoned C-2
PD (Intermediate Commercial, Planned Development Overlay) to the east and
single-family residential in Maricopa County zoned RU-43 (One Acre Per Dwelling
Unit) to the south. To the west (across Central Avenue) is a church use in Maricopa
County zoned RU-43 and to the north (across Carefree Highway) is vacant land in
Maricopa County zoned RU-43.
• The subject site is not located within the City of Phoenix municipal boundaries;
however, the site is located within the City of Phoenix planning area. The subject site
is designated “Residential 0 to 2 dwelling units per acre” on the City of Phoenix
General Plan Land Use Map. Thus, the proposal for C-2 CUPD zoning would not be
consistent with the General Plan Land Use Map designation.
• The subject site is within the Desert View Village planning area of the City of
Phoenix. Each village within the City of Phoenix has a Village Planning Committee
which includes residents and workers of the community appointed by the Mayor
and City Council. The Desert View Village Planning Committee (VPC) meets on a
monthly basis on the first Tuesday of each month at 6:30 p.m. at the Paradise Valley
Community Center, Multi-Purpose Room, 17402 N. 40th Street, Phoenix, AZ. The
Desert View Village webpage with information about the village is available online,
here: https://www.phoenix.gov/administration/departments/pdd/planning-
zoning/villages/desert-view.html.
• The subject site is located within the Peripheral Areas C and D General Plan area
and is designated “Residential 0 to 2 dwelling units per acre” (page 11). The
proposal for C-2 CUPD zoning is not consistent with the Peripheral Areas C and D
General Plan designation. This plan is available online, here:
https://www.phoenix.gov/administration/departments/pdd/planning-
zoning/villages/desert-view.html.
• The subject site is located within the North Black Canyon Corridor Plan (NBCCP)
area. Staff has the following comments:
o The subject site is designated “Residential 0 to 2 dwelling units per acre”
(page 6). The proposal for C-2 CUPD zoning is not consistent with the NBCCP
designation.
o The subject site is located within the Infrastructure Phasing Overlay (page 9),
which was created to discourage development outside of the Infrastructure
Limit Line. The Infrastructure Limit Line was an area created to encourage a
concentration of development within a defined growth corridor where
municipal infrastructure would be supported, and areas outside of the
defined growth corridor would not have significant expansion of municipal
infrastructure until such time as the boundary restrictions of the
Infrastructure Limit Line are lifted. As development has occurred within the
City of Phoenix over the years in the surrounding area (outside of the
Infrastructure Limit Line), minor General Plan Amendments (GPAs) have
been processed concurrently with rezoning applications to remove sites from
the Infrastructure Phasing Overlay and to extend the Infrastructure Limit Line.
o Staff would recommend the development comply with the design guidelines
of the North Black Canyon Overlay District (NBCOD) in accordance with
Chapter 6, Section 654 of the Phoenix Zoning Ordinance, which are
consistent with the goals, policies, and recommendations of the NBCCP.
Specifically, the plan and overlay address colors and materials of buildings
and walls to be muted and blend, rather than contrast strongly, with the
surrounding desert environment. Section 654 (NBCOD) of the Phoenix Zoning
Ordinance is available online, here:
https://phoenix.municipal.codes/ZO/654.
o This NBCCP is available online, here:
https://www.phoenix.gov/administration/departments/pdd/planning-
zoning/publications-plans-studies.html.
• The subject site abuts Carefree Highway, which was designated as a scenic corridor
by the Phoenix City Council in 1987. For commercial development, the City of
Phoenix recommends a 120-foot setback from the centerline of Carefree Highway,
consistent with the recommendations of the 1987 Carefree Highway Scenic
Corridor Design Policies, available online, here:
https://www.phoenix.gov/administration/departments/pdd/planning-
zoning/villages/desert-view.html.
• A self-service storage facility would require a minimum of C-2 SP (Intermediate
Commercial, Special Permit) zoning in the City of Phoenix and would be subject to
the C-2 development standards found in Chapter 6, Section 623 of the Phoenix
Zoning Ordinance. If approved, the City of Phoenix recommends consistency with
the C-2 development standards in order to avoid the potential for future non-
conformities, should the property be annexed and served by the City of Phoenix in
the future, including maximum building height, minimum building setbacks,
minimum landscape setbacks, minimum landscape planting, and maximum lot
coverage, in accordance with Section 623.E.4 of the Phoenix Zoning Ordinance,
available online, here: https://phoenix.municipal.codes/ZO/623.
• If the self-service storage facility is proposed to be taller than two stories and 30 feet
in height, then it would require a minimum of C-2 HGT/WVR SP (Intermediate
Commercial, Height Waiver, Special Permit) zoning in the City of Phoenix, which
would allow a maximum building height of four stories not to exceed 56 feet, in
accordance with Section 623.E.4.b of the Phoenix Zoning Ordinance.
• Self-service storage facilities would also be subject to the requirements of Section
647.A.2.i of the Phoenix Zoning Ordinance, available online, here:
https://phoenix.municipal.codes/ZO/647. If approved, staff recommends the
following stipulations:
o All storage shall be within a closed building except that within the grounds of
a self-service storage warehouse where trailers and motor vehicles may be
placed in outdoor storage areas which are separate from view from adjacent
streets and property by walls, fences or landscaping. Outdoor storage areas
shall not exceed ten percent of the gross site area and shall not count toward
meeting parking requirements.
o No auctions, sales, service or repair activities or anything other than dead
storage and the rental and supervision of storage units and such additional
uses permitted in the C-2 district that are specified through special permit
approval shall be conducted on the premises.
o There shall be no storage [or] use of hazardous or dangerous materials on the
premises.
o The premises shall abut or have direct access to a freeway or arterial street,
as designated on the street classification map.
o Screening the perimeter of the premises of a self-service storage warehouse
may be required. All parts of the perimeter which are adjacent to a residential
zone shall be screened by a fence or wall with a landscaped area at least ten
feet wide, additional setback and the reorientation of buildings may be
required to ensure compatibility with surrounding properties.
o A self-storage warehouse may be combined with a household moving center.
• Offices, professional services, and convenience retail are permitted in the C-2
zoning district in the City of Phoenix, subject to the provisions of Section 623 of the
Phoenix Zoning Ordinance. If a use is not explicitly listed in the C-2 zoning district
(Section 623), it may be listed in a lower intensity zoning district, such as the C-1
zoning district (Section 622) or the R-5 zoning district (Section 618).
o Section 618: https://phoenix.municipal.codes/ZO/618.
o Section 622: https://phoenix.municipal.codes/ZO/622.
• A multi-use trail (MUT) is designated along the north and south side of Carefree
Highway, which connects to the urban trail system of the City of Phoenix. If
approved, staff recommends the following stipulation:
o A 30-foot-wide multi-use trail easement (MUTE) shall be dedicated along the
north side of the site, adjacent to Carefree Highway, and a minimum 10-foot-
wide multi-use trail (MUT) shall be constructed within the easement, in
accordance with the MAG supplemental detail and Planning and
Development Department, as approved by the Planning and Development
Department.
• Carefree Highway is designated as a Scenic Drive Major Arterial and is designated
as Cross Section A on the City of Phoenix Street Classification Map. This cross
section includes a total of 140 feet of right-of-way, with 40 feet of pavement from
curb to curb on each side of the street, a 24-foot-wide raised landscape median in
the center of the street, and 18 feet of right-of-way remaining between the back of
curb and right-of-way line on each side of the street. If approved, staff recommends
the stipulations below to be consistent with the Street Classification Map and
consistent with improvements to the west and east of the site within the City of
Phoenix jurisdiction.
o A minimum of 70 feet of right-of-way shall be dedicated for the south side of
Carefree Highway, adjacent to the development, as approved by the Planning
and Development Department.
o The south side of Carefree Highway, adjacent to the development, shall be
constructed in accordance with the City of Phoenix Scenic Drive Major
Arterial Cross Section A, as approved by the Planning and Development
Department.
o The raised landscape median in the center of Carefree Highway shall be
planted to the following standards, as approved by the Planning and
Development Department:
▪ Minimum 2-inch caliper, single-trunk, large canopy, drought-tolerant,
shade trees, planted 20 feet on center or in equivalent groupings.
▪ A mixture of drought-tolerant shrubs, accents, and vegetative
groundcovers, with a maximum mature height of two feet, evenly
distributed throughout the landscape areas to achieve a minimum of
75% live coverage.
o A minimum 8-foot-wide detached sidewalk separated by a minimum 8-foot-
wide landscape strip located between the back of curb and sidewalk shall be
constructed along the south side of Carefree Highway, adjacent to the
development, planted to the following standards and as approved by the
Planning and Development Department.
▪ Minimum 2-inch caliper, single-trunk, large canopy, drought-tolerant,
shade trees, planted 20 feet on center or in equivalent groupings on
both sides of the sidewalk to achieve a minimum of 75% shade.
▪ A mixture of drought-tolerant shrubs, accents, and vegetative
groundcovers, with a maximum mature height of two feet, evenly
distributed throughout the landscape areas to achieve a minimum of
75% live coverage.
Where utility conflicts exist, the developer shall work with the Planning and Development
Department on an alternative design solution consistent with a pedestrian environment.
• Central Avenue adjacent to the site is designated as a local street on the City of
Phoenix Street Classification Map. Consistent with adopted City of Phoenix policies
and plans, including Vision Zero, the Complete Streets Guiding Principles, and the
Shade Phoenix Plan, if approved, staff recommends the stipulation below.
See Vision Zero policy, here:
https://www.phoenix.gov/administration/departments/streets/safety-improvements/road-
safety-action-plan.html.
See Complete Streets Guiding Principles, here:
https://www.phoenix.gov/administration/departments/streets/safety-
improvements/complete-streets-program.html.
See Shade Phoenix Plan, here:
https://www.phoenix.gov/content/dam/phoenix/heatsite/documents/ShadePhoenixPlan_N
ov13CouncilDraft_topost_EN.pdf.
o A minimum 5-foot-wide detached sidewalk separated by a minimum 5-foot-
wide landscape strip located between the back of curb and sidewalk shall be
constructed along the east side of Central Avenue, adjacent to the
development, planted to the following standards, and as approved by the
Planning and Development Department.
▪ Minimum 2-inch caliper, single-trunk, large canopy, drought-tolerant,
shade trees, planted 20 feet on center or in equivalent groupings on
both sides of the sidewalk to achieve a minimum of 75% shade.
▪ A mixture of drought-tolerant shrubs, accents, and vegetative
groundcovers, with a maximum mature height of two feet, evenly
distributed throughout the landscape areas to achieve a minimum of
75% live coverage.
Where utility conflicts exist, the developer shall work with the Planning and Development
Department on an alternative design solution consistent with a pedestrian environment.
• In 2014, the Phoenix City Council adopted the Comprehensive Bicycle Master Plan
to guide the development of its Bikeway System and supportive infrastructure. The
Comprehensive Bicycle Master Plan supports options for both short- and long-term
bicycle parking as a means of promoting bicyclist traffic to a variety of destinations.
In April 2023, the Phoenix City Council adopted the Active Transportation Plan,
which was an update and expansion of the Comprehensive Bicycle Master Plan. If
approved, staff recommends the below stipulations to further this plan.
See the Comprehensive Bicycle Master Plan, here:
https://www.phoenix.gov/content/dam/phoenix/streetssite/documents/bicycle-master-
plan/2014bikephx_final_web.pdf.
See the Active Transportation Plan, here:
https://www.phoenix.gov/administration/departments/streets/requests-services/active-
transportation.html.
o Bicycle parking shall be provided and installed in accordance with Section
1307.H of the Phoenix Zoning Ordinance and located near building
entrances, as approved by the Planning and Development Department.
o A bicycle repair station (“fix it station”) shall be provided and maintained on
site, as approved by the Planning and Development Department. The bicycle
repair station (“fix it station”) shall be provided in an area of high visibility and
separated from vehicular maneuvering areas, where applicable. The repair
station shall include, but not be limited to, standard repair tools affixed to the
station, a tire gauge and pump affixed to the base of the station or the
ground, and a bicycle repair stand which allows pedals and wheels to spin
freely while making adjustments to the bike.
• In April 2021, City of Phoenix Mayor Kate Gallego signed the National Wildlife
Federation’s Mayor’s Monarch Pledge. This pledge commits the city to take action to
support the monarch butterfly population. In the United States, loss of milkweed
habitat is a major factor in the decline of the monarchs. Arizona has at least 29
species of milkweed native to the state. Adult monarchs feed on the nectar of many
flowers, but they breed only where milkweeds are found. To support the monarch
butterfly population, if approved, staff recommends the stipulation below.
See the Mayor’s Monarch Pledge, here:
https://www.phoenix.gov/administration/departments/oep/oep-
programs/wildlife/monarch.html.
o A minimum of 10% of the required shrubs shall be a milkweed or other native
nectar species and shall be planted in groups of three or more, as approved
by the Planning and Development Department.
• In October 2021, the Phoenix City Council approved the Climate Action Plan. The
Climate Action Plan will serve as a long-term plan to achieve greenhouse gas
emission reductions and resiliency goals from local operations and community
activities as well as prepare for the impacts of climate change. This plan contains
policies and initiatives regarding stationary energy, transportation, waste
management, air quality, local food systems, heat, and water. Goal W2 (Water),
Action W2.4, pertains to the implementation of the Greater Phoenix Metro Green
Infrastructure and Low Impact Development Details for Alternative Stormwater
Management to benefit the environment, promote water conservation, reduce
urban heat, improve the public health, and create additional green spaces.
Additionally, the Conservation Measures for New Development policy encourages
the implementation of green stormwater infrastructure (GSI). If approved, staff
recommends the stipulation below to further this plan.
See the Phoenix Climate Action Plan, here:
https://www.phoenix.gov/administration/departments/oep/climate-change.html.
o A minimum of two green stormwater infrastructure (GSI) elements for
stormwater management shall be implemented, as approved by the Planning
and Development Department. This includes but is not limited to stormwater
harvesting basins, bioswales, permeable pavement, etc., per the Greater
Phoenix Metro Green Infrastructure and Low Impact Development Details for
Alternative Stormwater Management.
• In June 2022, the Phoenix City Council approved the Transportation Electrification
Action Plan. The current market desire for the electrification of transportation is
both a national and global phenomenon, fueled by a desire for better air quality, a
reduction in carbon emissions, and a reduction in vehicle operating and
maintenance costs. Businesses, governments and the public are signaling strong
future demand for electric vehicles (EVs), and many automobile manufacturers
have declared plans for a transition to fully electric offerings within the coming
decade. This Plan contains policy initiatives to prepare the City for a future filled
with more EVs, charging infrastructure and e-mobility equity, and outlines a
roadmap for a five-step plan to prepare for the EV infrastructure needs of 280,000
EVs in Phoenix by 2030. One goal of the Plan to accelerate public adoption of
electric vehicles through workplace, business, and multifamily charging
infrastructure recommends a standard stipulation for rezoning cases to provide EV
charging infrastructure. If approved, staff recommends the stipulations below to
further this plan.
See the Transportation Electrification Action Plan, here:
https://www.phoenix.gov/content/dam/phoenix/sustainabilitysite/mediaassets/sustainabil
ity/ev-home-page-
assets/City%20of%20PHX%20Transportation%20Electrification%20Action%20Plan.pdf.
o A minimum of 5% of the required vehicle parking spaces shall include
Electric Vehicle (EV) Installed infrastructure, defined as a parking space that
includes access to an EV charger, as approved by the Planning and
Development Department.
o A minimum of 10% of the required ADA vehicle parking spaces shall include
EV Installed infrastructure, as approved by the Planning and Development
Department.
o A minimum of 10% of the provided bicycle parking spaces shall include
standard electrical receptacles for electric bicycle charging capabilities, as
approved by the Planning and Development Department.
• In June 2023, the Phoenix City Council adopted the Conservation Measures for New
Development policy as part of a resolution addressing the future water
consumption of new development (Resolution 22129). This resolution addresses
the future water consumption of new development to support one of the City’s Five
Core Values in the General Plan which calls for Phoenix to “Build the Sustainable
Desert City”. The Conservation Measures for New Development policy includes
direction to develop standard stipulations for all rezoning cases that will address
best practices related to water usage in nine specific categories. If approved, staff
recommends the stipulations below to further this policy.
See the Conservation Measures for New Development policy, here: https://apps-
secure.phoenix.gov/PublicRecordsSearch/Home/RenderPDF/?id=TpO3XIt3Zm+dgpB9X8R
k7wgKuNBhWnOH+HJ7x/cTlDc=.
o Only landscape materials listed in Appendix A of the North Black Canyon
Overlay District (Section 654 of the Phoenix Zoning Ordinance) shall be
utilized, as approved by the Planning and Development Department.
o Natural turf shall only be utilized for required retention areas (bottom of
basin, and only allowed on slopes if required for slope stabilization) and
functional turf areas such as common areas, as approved by the Planning
and Development Department.
o Landscaping shall be maintained by permanent and automatic/water
efficient WaterSense labeled irrigation controllers (or similar smart
controller) to minimize maintenance and irrigation water consumption for all
on and offsite landscape irrigation, as approved by the Planning and
Development Department.
o Pressure regulating sprinkler heads and/or drip lines shall be utilized in any
turf areas to reduce water waste, as approved by the Planning and
Development Department.
o A leak detection device shall be installed for the irrigation system of
landscape areas larger than 10,000 square feet, as approved by the Planning
and Development Department.
o A minimum of 25% of the surface parking areas shall be shaded. Shade may
be achieved by structures or by minimum 2-inch caliper, single-trunk, large
canopy, drought tolerant, shade trees, or a combination thereof, as approved
by the Planning and Development Department.
o Prior to final site plan approval, documentation shall be provided that
demonstrates a commitment to participate in the Phoenix Water Efficiency
Checkup program for a minimum of 10 years, as approved by the Planning
and Development Department.
• In November 2024, the Phoenix City Council adopted the Shade Phoenix Plan. The
Shade Phoenix Plan prioritizes increasing shade coverage throughout the City to
improve health and quality of life. Investing in shade can address the urban heat
island effect, clean the air, preserve Sonoran vegetation, and prevent health
complications related to prolonged exposure to heat. The Shade Phoenix Plan
provides numerous strategies to increase shade including expanding and
maintaining existing shade, strengthening tree code enforcement, and developing
shade stipulations in rezoning cases. The Shade Phoenix Plan was an update and
expansion of the 2010 Tree and Shade Master Plan. If approved, staff recommends
the stipulation below to further this plan.
See the Shade Phoenix Plan, here:
https://www.phoenix.gov/content/dam/phoenix/heatsite/documents/ShadePhoenixPlan_N
ov13CouncilDraft_topost_EN.pdf.
o All bicycle parking, pedestrian pathways (including sidewalks), and transit
stops (when applicable) shall be shaded by a structure, landscaping, or a
combination of the two to provide a minimum of 75% shade, as approved by
the Planning and Development Department.
• Should the development be annexed and served by the City of Phoenix in the future,
staff recommends that the development comply with the City-wide Design Review
Guidelines in accordance with Chapter 5, Section 507 Tab A of the Phoenix Zoning
Ordinance and the Development Standards of General Applicability in accordance
with Chapter 7 of the Phoenix Zoning Ordinance, in order to avoid the potential for
future non-conformities.
o Section 507 Tab A: https://phoenix.municipal.codes/ZO/507_TabA.
o Chapter 7: https://phoenix.municipal.codes/ZO/7.
Best regards,
Adrian Zambrano
Planner II - Village Planner
Phone: 602-534-6057
E-mail: adrian.zambrano@phoenix.gov
City of Phoenix
► Planning & Development Department
Planning Division, Long Range Planning
200 West Washington Street, 3rd Floor
Phoenix, AZ 85003
Mission: Planning, Development and Preservation for a Better Phoenix
Objection of Planning and Zoning Commission Recommendation
Objection Form
If the Planning & Zoning Commission recommends approval of a particular
case it will be placed on a consent agenda for the Board of Supervisors hearing.
However, if this objection form is received within 15 calendar days following
Commission hearing, then the agenda item will be placed on the regular
agenda for the Board of Supervisors hearing.
Name
Kym Chank
Email Address
kymchnak@gmail.com
Address
34215 N. 2nd Street
City
Phoenix
State
AZ
Zip Code
85085
Phone Number
760-899-7342
Fax Number
Field not completed.
Case Number / Project
Name
Z250009
Planning & Zoning
Commission Hearing
Date
Not set yet
Reason for the
Objection of the Subject
Case
I am a resident located behind the subject property.
My address is 34215 N. 2nd St, Phoenix AZ, 85085. I
relocated from California to Arizona specifically to this
area due it's rural nature and spent almost $2 Million
dollars on my home with the understanding the
subject property in question was zoned residential use
for additional single family dwellings to be built on it. I
am vehemently opposed to this being rezoned from
RU-43 to the proposed C-2 with CUPD. My concerns
are many as listed below:
1. Commercial is not wanted or needed here. The
atmosphere of what we invested into, as a ranch
community, would be eroded. I am acknowledging
your point that the county has noticed the growth in
this area and has highlighted this area for its growth
potential. Myself and my neighbors believe that the
growth is due to those of us moving here for the rural
ranch feel and specifically not wanting to be
surrounded by commercial property, which we can get
all we already need, in either direction about 4 miles
away from us. We do not need nor want additional
commercial buildings, especially directly adjacent to
our community.
2. Water use concerns. Water is a precious resource
and we are being told that they do not even know what
type of commercial use will be potentially built there
yet. We already have many homes sharing several
wells in the adjacent streets and a commercial
location could be using up the water. I am very upset
that the developer has already installed a well without
it even being rezoned yet. It feels as if they believe
they are going to get their way to have it rezoned and
are proceeding forward as such by already installing a
well.
3. Traffic is of great concern especially at the
intersection of Central and Carefree Highway. There
are already Sheriff deputies that are stationed at this
intersection on Sundays for the church that is on the
corner to help direct traffic and any business at this
location will cause more congestion and accidents at
an intersection that is already prone to many
accidents.
4. Lighting and increased noise. One of the things we
truly enjoy is the peacefulness of our property and
especially the dark skies to see the stars at night. Any
commercial property will mean commercial type
lighting and foot traffic that will impede on that peace,
quiet and enjoyment.
5. Crime and transients. Any commercial property will
mean dumpster enclosures and hose bibs on the
exterior of the property that are normally required. I
worked in Commercial Property Real Estate for many
years in California and I know a common problem on
commercial properties is that transients will camp out
in the enclosures and bath themselves in the water
bibs. Crime is also a concern as they cannot state
what business will even be there and it might have
mixed use and tenants that will likely change over
time. Depending on what the businesses are this
could potentially be bringing an element that we did
not want close to our home which is why we
specifically chose not to buy in the city but a rural area
like this.
6. View impeded. Another thing we love about our
property is the 180 degree view we have of the
mountains. We love sitting and watching the sun rise
and sun sets of AZ from our front and back yard. We
do not want a potential 30 foot building impending the
view we spent almost $2 million dollars to have. I am
retired and this is our retirement home not just a
development to us and a commercial structure of any
kind would be tarnishing our retirement dream home
we relocated out of another state for.
I believe all these factors are valid and I know myself
and the majority of the neighbors want this property to
remain as zoned and only have single family dwellings
on the property. This developer could build that
instead of a commercial property or shame on them
for buying and just anticipating getting their way to
have it rezoned! The community is planning to put
together a petition to submit and have the majority
sign in agreement to oppose this rezoning.
Thank you,
Electronic Signature
Agreement
I agree.
Electronic Signature
Kym Chank
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Comment on a Planning Case - Submittal of this form is subject to public records.
Submittal of this form will be provided to the case applicant and uploaded to the
case record.
Comment on a Planning Case
(Section Break)
Case Number & Project
Name
Z250009
Comment
I’m sure the proposed rezoning of land along Carefree
Highway from residential to commercial raises
significant concerns for homeowners whose
properties border this parcel. I urge you to consider
the homeowners’ perspective and explore equitable
solutions, such as height restrictions on new
developments, to balance the interests of all parties.
The 10-acre parcel lies within the Carefree Highway
Scenic Corridor. Please refer to the ‘Carefree Highway
Scenic Corridor Plan’ as a guideline before making
final decisions. Beyond zoning, critical issues include
the availability of water, inadequate sewer
infrastructure, and traffic concerns on Central, where
access is already challenging.
Desert Hills is a distinctive community, unlike any
other in Phoenix, and its unique identity must be
safeguarded. Overdevelopment, as seen in areas like
Bell Road with its strip malls and heavy traffic,
threatens what drew residents here. Thoughtful,
sustainable development is essential to maintain the
community’s character and livability.
Name
Rebecca George
Address
Field not completed.
City
Phoenix
State
AZ
Zip Code
85085
Email Address
Field not completed.
Phone Number
Field not completed.
Comment on a Planning
Case
[Submit Information ]
Comment on a Planning Case - Submittal of this form is subject to public records.
Submittal of this form will be provided to the case applicant and uploaded to the
case record.
Comment on a Planning Case
(Section Break)
Case Number & Project
Name
#1: Z250009-Carefree Commercial Indoor mini storage
10 acres SEC CFH & Central Ave #2: Z250006-Pink
Door RV & Self Storage 8.5 acres SWC CFH & 10th St
#3: Z2005086/Z2007034 Storage 12.5 acres NEC CFH
& 12th St
Comment
Scenic Beauty into Industrial Blight -- It’s not just ugly,
it violates the Scenic Highway plan and the Desert
Hills/New River plan. Will the development follow the
SW aesthetic theme? Even if it does, it's still another
storage facility!
How many storage units do we need? This will be the
third with another proposed in addition to this one
within a 2-mile radius of each other. We all have one
acre lots out here so why are you placing storage
facilities in our back door. Put them where the people
are, not where they are not needed.
My biggest concerns are the increased traffic,
potential crime increase, noise and light pollution as
well as trash pollution. Even worse if poorly
maintained.
Please, please, please stop this commercial sprawl
and deny placing yet another storage facility on
Carefree Highway.
Thank you for listening to our concerns and stopping
this project.
Name
Cathleen Adams
Address
33210 N 12th Street
City
Phoenix
State
AZ
Zip Code
85085
Email Address
caa@aerobd.com
Phone Number
6233081591
Comment on a Planning
Case
[Submit Information ]
Comment on a Planning Case
Case Number & Project
Name
Z250009- Carefree Commercial
Comment
I am opposed to the proposed zoning change from
Rural-43 to C-2 CUPD. This property is surrounded by
single family homes and water and sewer service
could pose a problem. With no specified end use,
owners could put in a large commercial operation.
With many horse properties in the area, businesses
are to maintain the rural character
and enhance the rural life style of Desert Hills. I am
opposed to the proposed zoning change to the C-1
CUPD district. There are more than an adequate
number of fueling stations available within the
immediate area to justify the addition of another.
Name
Kathy R. Jadlos
Address
1732 W Maddock Rd
City
Phoenix
State
AZ
Zip Code
85086
Email Address
kathyjadlos@yahoo.com
Phone Number
5037300295
Comment on a Planning Case
Case Number & Project
Name
Z250009
Comment
Rezoning the property to C2 would be a significant
error. It would worsen traffic safety at the already
hazardous Central and Carefree Highway intersection
and harm the Carefree Highway scenic corridor.
Additionally, the lack of water and sewer infrastructure
cannot support a commercial business at this
location.
Name
William George
Address
Field not completed.
City
Phoenix
State
AZ
Zip Code
85085
Email Address
Field not completed.
Phone Number
Field not completed.
Comment on a Planning Case
Case Number & Project
Name
Z250009
Comment
The Carefree Highway Scenic Corridor Study was originally
approved in 1997 with a goal to “help mitigate the impacts of
new development”. Unattractive buildings and the example of
unattractive development along Bell Road were cited as
reasons for caution. There have been updates and
clarifications to the original study (including “Eye to the Future
2020”) through the years regarding CFH between 7th Ave &
28th St (3.5 miles). The case listed above is currently one of
THREE storage facilities being considered - those are in
ADDITION to at least two other storage facilities that ALREADY
EXIST within this 3.5 mile stretch of CFH!! Is anyone paying
attention to the BIG PICTURE here? Are we now planning for the
CAREFREE HIGHWAY STORAGE CORRIDOR?
PLEASE do not contribute to ruining one of the last corridors
that if planned THOUGHTFULLY could actually continue to
celebrate our beautiful desert and its picturesque views.
Growth is inevitable - destruction doesn’t have to be.
Thank you in advance for your consideration of this comment.
Name
Johnson
Address
1037 E Tumbleweed Dr
City
Phoenix
State
AZ
Zip Code
85085
Email Address
Field not completed.
Phone Number
Field not completed.
Comment on a Planning Case
Case Number & Project
Name
#1: Z250009-Carefree Commercial Indoor mini storage
10 acres SEC CFH & Central Ave
Comment
#1: Z250009-Carefree Commercial
Indoor mini storage
10 acres SEC CFH & Central Ave
KEEP ZONING AS IS!!! PLEASE DON'T PUT MORE
STORAGE ON CAREFREE HWY!!!!
Name
MAUREEN PARKER
Address
City
CAVE CREEK
State
AZ
Zip Code
85331
Email Address
Field not completed.
Phone Number
Field not completed.
I am currently building my home South of Carefree Hwy on Central Ave. I purchased the lot
because it was in a nice residential area with no businesses in the immediate area (with the
exception of a church, which I don’t view as being a business). This was one of the reasons
I chose to buy this property. I believe the change from residential to commercial will
dramatically reduce the desirability of resale in my neighborhood. It is rare that a high end
neighborhood like this will see anything good come out of this rezoning. I didn’t pay
$300,000 for a lot on this quiet street only to have to pass some business on a daily basis
which will add to more traffic and noise. The residents directly fronting this proposed
change will face huge problems including resale when and if this proposal goes through. I
considered buying one of these homes and am so relieved I didn’t. Please do Not let this
happen to our beautiful residential community!
Sincerely,
Beth Scalia
P.S. Please forward all correspondence or updates to my current home 2107 Thumb Butte
Rd, Prescott 86305, as we do not have a mailbox at our new address at 33551 N. Central
Avenue
To Whom it May Concern,
My wife and I bought our property in this residential neighborhood and are opposed to
zoning changes that will allow commercial development in our quiet, residential
neighborhood.
David Scalia
This Message Is From an Untrusted Sender
You have not previously corresponded with this sender. Please use caution when you receive messages
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From:
Pollyanna Wedra
To:
Martin Martell (PND)
Subject:
Z250009 Rezoning
Date:
Monday, May 19, 2025 8:38:50 PM
Hi Mr. Martell,
> I’m writing to you to today to ask that Maricopa not allow the rezoning of the lot on
the SE corner/area of Carefree Highway and Central Avenue. We live in the area
south of that area and feel this would have a negative impact on our community.
> -The traffic leaving the neighborhood as well as the traffic on Carefree Highway has
continued to get worse in recent years and this would just add to that problem.
> -We built our home here because it was a residential area away from the traffic of
commercial development.
> -With commercial developments comes the risk of increased crime.
> -We have no control over the type of business that will be allowed to operate which
can have an additional impact on the area.
> -Potential loss in property value. As I’m sure you’re aware this area has higher
priced homes so future buyers in this market will look at a commercial property and
see it as a negative to purchasing a home here.
> -There are many other areas available for development so they should seek an
area that is already zoned commercial. It’s unfair and misleading to residents who
purchased their homes here knowing this was a residential area and for it to be
changed is not right.
> - Finally water, we already have shortages The city of Cave Creek is the servicer
for our area and although we had a will serve letter they denied us water rights.
Where will this development obtain their water? Residents should get access to public
water before a commercial development.
>
> Thank you for your time and attention to this matter.
>
>
> Polly Wedra
> 602-373-0772
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From:
Cynthia Farlow
To:
Martin Martell (PND)
Subject:
Opposition to Rezoning Case:Z250009
Date:
Tuesday, May 20, 2025 10:47:57 AM
As residents and owner of a home located at 32 W. Summerset Drive we are firmly OPPOSED
to the zoning change of property facing Carefree Highway at Central Avenue. Many residents
in this area are on well water. How can this area support increased water needs for
commercial property? Additionally, the traffic in this area is currently heavy and unsafe. We
do not see the merit of increasing the traffic and noise burden.
Please keep up informed regarding zoning meetings. None of our neighbors are in favor of
this.
Cynthia and David Farlow
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This message came from outside your organization. Please use caution when corresponding outside the
county.
From:
Rachel Applegate (PND)
To:
Martin Martell (PND)
Subject:
FW: Online Form Submittal: Objection of Planning and Zoning Commission Recommendation
Date:
Friday, May 23, 2025 7:15:27 AM
From: noreply@civicplus.com <noreply@civicplus.com>
Sent: Thursday, May 22, 2025 7:14 PM
To: PND PZAppeal <PNDPZAppeal@maricopa.gov>
Subject: Online Form Submittal: Objection of Planning and Zoning Commission Recommendation
Objection of Planning and Zoning Commission Recommendation Objection Form If the Planning & Zoning Commission recommends approval of a particular case it will be placed on a consent agenda for the Board of Supervisors hearing. However, if
ZjQcmQRYFpfptBannerStart
ZjQcmQRYFpfptBannerEnd
Objection of Planning and Zoning Commission Recommendation
Objection Form
If the Planning & Zoning Commission recommends approval of a particular case it
will be placed on a consent agenda for the Board of Supervisors hearing. However, if
this objection form is received within 15 calendar days following Commission
hearing, then the agenda item will be placed on the regular agenda for the Board of
Supervisors hearing.
Name
Beth Scalia
Email Address
Dmsbjs1527@gmail.com
Address
33551 N Central Ave
City
Phoenix
State
Az
Zip Code
84085
Phone Number
9287794006
Fax Number
Field not completed.
Case Number / Project
Name
Z250009
April 2 2025
Planning & Zoning
Commission Hearing
Date
Reason for the
Objection of the
Subject Case
Our neighborhood does not need commercial buildings fronting
our quiet street. We’ll have more traffic, lights, increased noise,
there will be water use concerns, and views will be impacted.
Electronic Signature
Agreement
I agree.
Electronic Signature
Beth J Scalia
Email not displaying correctly? View it in your browser.
N Central Ave
N 3rd St
Carefree Hwy
211
24
026C
211
53
022A
211
53
012B
211
24
032Q
211
24
032R
211
24
032S
211
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032T
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032W
211
24
032Y
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24
032X
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032M
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24
032P
211
24
032L
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032N
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032V
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127
211
24
125
211
24
126
211
24
130
211
24
131
211
53
023R
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023Q
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023N
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023S
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023P
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24
136A
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136B
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136C
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136D
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136E
211
24
139A
211
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139B
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139D
211
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137A
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137B
211
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024M
211
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211
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024K
301 W. Jefferson St., Suite 170, Phoenix, Arizona 85003, (602) 506-3601
Document Path: \\gisteam.maricopa.gov\workgroup\patrick.dongarra\PND\OppositionCases\Z250009\Z250009.aprx
DISCLAIMER: This map is a graphical representation designed for general reference purposes only. Viewer/User agrees to indemnify, defend and hold harmless Maricopa County, its officers, departments, employees and agents
from and against any and all suits, actions, legal or administrative proceedings, claims, demands or damages of any kind or nature arising out of the use of this map, or the data contained herein, in its actual or altered form.
www.maricopa.gov/planning
Maricopa County OET, GIS Division, 8/20/2025
Ü
160
0
160
80
Feet
Opposition and Support
Z250009
Parcel
Subject Parcel
300' Buffer
Opposition Parcel
Supporting Parcel
All Opposition Parcels
All Supporting Parcels
300' Buffer Interior
300' Buffer Selection
Eligible parcels: 28
Supporting parcels: 0
Opposition parcels: 10
Supporting parcels sq ft: 0
Opposition parcels sq ft: 139,787
Subject parcels sq ft: 437,614
All area inside the 300' buffer sq ft:
1,346,564
All area inside the 300' buffer -
excluding subject parcel,
ROW and excluded parcels sq ft:
908,950
No-response parcels sq ft: 0
Super Majority opposed parcel acres:
15%
Super Majority opposed parcel number:
36%