Z250010 PZ Staff Report
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Z250010 Page 1 of 11 Report to the Planning and Zoning Commission Prepared by the Maricopa County Planning and Development Department Case: Z250010 – Delgado - Wittmann Commercial Zoning Hearing Date: August 21, 2025 Supervisor District: 4 Applicant: Greg Loper Owner: Carlos Delgado Request: Zone Change from R1-6 to C-2 Site Location: Generally located 200’ west of the SWC of Grand Ave. & Poplar St. in the Wittmann area Site Size: Approximately 28,000 sq. ft. Density: N/A County Island: No County Plan: White Tank – Grand Ave Area Plan – Single Family Transitional Lot (3-5 d.u./ac) Municipal Plan: City of Surprise – Transit Oriented Development Area Municipal Comments: None received to date Support/Opposition: None known Recommendation: Approve with conditions Z250010 Page 2 of 11 Project Summary: 1. The applicant has requested a zone change from R1-6 to C-2 for four, 7,000 sf vacant parcels located 200’ west of the SWC of Grand Ave. & Poplar St. in the Wittmann area. This will allow for future commercial development likely to include a specialty retail store. The owner currently operates a hardware store within this same subdivision on property that is zoned C-1 and located approximately 160 feet northwest of the site along W. Harding Ave. This zone change facilitates business expansion. Currently there is no plan of development requested but it will be submitted for administrative approval as prerequisite to commercial construction permitting. 2. The site consists of four parcels originally platted as Lots 9, 10, 11 and 12 within block 37 of the Nadaburg Townsite subdivision. A 20-foot platted alleyway separates the vacant lots from vacant C-2 zoned lots along the US-60 highway frontage. Additionally, Poplar Street, located along the south edge of the subject site, extends from a right turn lane on Grand Avenue. Additional traffic improvements may be necessary dependent on a traffic study required at the Plan of Development stage. The most recent commercial rezone request within this subdivision was approved on June 7, 2017; C-2 CUPD for a neighborhood retail store (Case Z2017008 - Dollar General Wittmann) at the southeast corner of Pine St. & Harding Ave. 3. The property is located within the Wickenburg Highway Scenic Corridor where regulations within the Maricopa County Zoning Ordinance (MCZO). The site falls under the Class 4 intensity level, lying within 300’ of the Wickenburg Highway right-of-way north of Bell Rd. Commercial rezones within this corridor require commercial zone transfers from existing intermediate commercial strip along US-60. However, this requirement is not viable as most of the existing C-2 strip zoning along US-60 is owned by Arizona Department of Transportation as reserved right-of-way for the highway. The property lies within the White Tank Grand Avenue Area Plan as Potential Growth Area ‘A’. Surprise City Limits are presently to the north and east of the Union Pacific Railroad and US Highway 60. Additionally, there are a large number of intervening privately-owned properties for Surprise to go west. City Limit Boundary Z250010 Page 3 of 11 Aerial photo of subject site, oriented north Z250010 Page 4 of 11 Aerial image & surrounding environs, oriented north Z250010 Page 5 of 11 Eagle view of subject site looking west into subject parcel (aerial image dated 01/14/2024). Existing On-Site and Adjacent Zoning / Land Use: 4. On-site: R1-6 / Vacant North: C-2 / Vacant – Reserved Right of Way South: R1-6 / Single Family Residence East: Poplar St. then R1-6 / Single Family Residence West: Harding Ave then R1-6 / Single Family Residence Z250010 Page 6 of 11 Zoning District Map of Area Utilities and Services: 5. Water: West End Water Company Wastewater: Septic Fire: North County Fire & Medical Police: MCSO Right-of-Way: 6. The following table includes existing and proposed half-width right-of-way and the future classification based upon the Maricopa County Department of Transportation (MCDOT) Major Streets and Routes Plan. Street Name Half-width Existing R/W Half-width Proposed R/W Future Classification Poplar St 30’ 30’ Local Road (Residential) Harding Ave 30’ 30’ Local Road (Residential) Z250010 Page 7 of 11 Adopted Plans: 7. White Tank Grand Ave Area Plan (Adopted December 6, 2023): The Area Plan designates the site as ‘Small Lot Residential (2-5 d.u./ac)’ within Growth area A. The site is also classified as Class 4 intensity in the Wickenburg Scenic Corridor. 8. City of Surprise General Plan 2040: The site is designated as “Neighborhood Character Area” and within the Transit Oriented Development District Sub Area. Public Participation Summary: 9. The applicant completed the requirements for on-site posting notifications and initial notification of all property owners within 300-feet of the site and area stakeholders. Staff received no comment from the public. Outstanding Concerns from Reviewing Agencies: 10. N/A Staff Analysis: 11. Staff is supportive of the rezone. The majority of C-2 strip zoning along US-60 has been acquired by Arizona Department of Transportation for future right-of-way. Immediately adjacent to the commercial strip zones are R1-6 residential zoned properties a portion of which is the subject of this rezone request. The C-2 commercial strip with the adjoining 20’ rear alley would have previously served as a buffer from the US-60 original right-of-way. Due to the right-of-way acquisition, the remaining residential zones are now potentially not adequately buffered from US- 60 right-of-way. The site is within 1,300’ separation distance from the southwest corner of Nadaburg School District No. 81 parcel, which would prevent development of adult oriented uses and marijuana facilities required to be a minimum 1,500’ separation from a school. Z250010 Page 8 of 11 1500-foot separation distance buffer from Nadaburg School District owned property The Nadaburg subdivision is partially undeveloped with a higher density than the surrounding region. Much of this is due to antiquated lot dimensions. However, there is potential for R1-6 residential redevelopment which would benefit from commercial amenities. Commercial proximate to residential makes for shorter incidental vehicle trips and thus mitigates traffic congestion. Staff received no objections from reviewing agencies, registered areas of interest, or property owners within 300’ of the subject sites. There is no known opposition to the request. Recommendation: 12. Staff recommends the Commission adopt a motion recommending that the Board of Supervisors approve Z250010 subject to the following conditions ‘a’ – ‘i’: a. Development of the site shall be in substantial conformance with the Zoning Exhibit entitled “Delgado/Wittman – Commercial Rezoning”, consisting of 3 pages, dated June 25, 2025, except as modified by the following conditions. Z250010 Page 9 of 11 b. Development of the site shall be in substantial conformance with the Narrative Report entitled “Narrative Report for the Delgado / Wittman Commercial Zone Change”, consisting of 9 pages, dated May 15, 2025, except as modified by the following conditions. c. The following Planning Engineering conditions shall apply: 1. Any new site improvements will require a Plan of Development and Traffic Impact Study. The Plan of Development submittal shall require a Grading and Drainage Plan sealed by a civil engineer registered in the state of Arizona to show conformance to the County Drainage Regulations. 2. Without the submittal of a plan of development, no development approval will be inferred by the engineering review, including, but not limited to drainage design, access and roadway alignments. These items will be addressed as development plans progress and are submitted to the County for further review and/or entitlement 3. Plan of Development must provide for the required retention volume for the 100 year, 2 hour storm event, plus one (1) foot of freeboard, for the developed area. Provide documentation that the retention basin(s) will drain within 36 hours. (MCZO 1205.7.6-2.a & c) a. Provide a runoff coefficient based on Table 6.3 of the Maricopa County Drainage Policies and Standards. b. Historic inflow and outflow drainage locations and characteristics must be maintained. c. See https://apps.pnd.maricopa.gov/plansubmittalchecklist for the most up to date interactive Engineering Plan Review checklist. (Please be sure to check commercial and all related grading related matters so the checklist expands properly) 4. Prior to building permit issuance, 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. a. Poplar Street is classified as a minor collector requiring fee dedication of a 30-foot half street from the center line. b. Harding Avenue is classified as a minor collector requiring fee dedication of a 30-foot half street from the center line. c. 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-Permit-Center 5. Applicant to notify ADOT of proposed project through the Red Letter Process, RedLetter@azdot.gov, due to the proximity to the US60. 6. Engineering review of planning and/or zoning cases is for conceptual design only. 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. All plans and reports should be developed and formatted to document that the project is designed to meet all County regulations, ordinances and design standards. It is incumbent upon the engineer to Z250010 Page 10 of 11 demonstrate compliance with all regulatory requirements and County design standards. d. The following Maricopa County Environmental Services Department (MCESD) condition(s) shall apply: 1. 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. 2. Wastewater is not permitted to discharge to an adjacent parcel’s septic system. 3. If conducting food service in unincorporated Maricopa, a grease trap will be required by Onsite Wastewater program. 4. Setback requirements must be maintained per Arizona Administrative Code, Title 18, Chapter 9, Article 312, C (Features Requiring Setbacks). 5. 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. 6. An Approval to Construct application is required and must be submitted to MCESD’s Subdivision & Infrastructure Program for water, reclaimed water and watewater system infrastructure. 7. 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. e. The zone change is applied to restrict the uses of the site. Until such time as the site is served by sewer, uses on the site shall only be those acceptable to the Maricopa County Environmental Services Department (MCESD) that can be accommodated by septic systems. A public water system shall be required prior to establishment of any non- residential use that requires potable water. In lieu of pre-annexation service agreement the developer must provide a ‘will serve’ letter from the certificated water and sewer provider(s). f. Administrative approval of a Plan of Development will be required prior to approval and issuance of construction permits to develop and establish the uses of the site. Prior to issuance of a building permit, written confirmation will be required from the emergency fire protection jurisdiction having authority that the facility has been designed in accordance with their regulations and requirements, and that emergency fire protection service will be provided to the facility. Prior to issuance of the certificate of occupancy, local fire protection jurisdiction review and approval will be required. Z250010 Page 11 of 11 g. 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. h. 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. i. The granting of this change in use of the property has been at the request of the applicant, with the consent of the landowner. The granting of this approval allows the property to enjoy uses in excess of those permitted by the zoning existing on the date of application, subject to conditions. In the event of the failure to comply with any condition, the property may be considered for revocation to the zoning that existed on the date of application. It is, therefore, stipulated and agreed that either revocation due to the failure to comply with any conditions, does not reduce any rights that existed on the date of application to use, divide, sell or possess the property and that there would be no diminution in value of the property from the value it held on the date of application due to such revocation of the Zone Change. The Zone Change enhances the value of the property above its value as of the date the Zone Change is granted and reverting to the prior zoning results in the same value of the property as if the Zone Change had never been granted. Presented by: Daniel Johnson, Planner Reviewed by: Rachel Applegate, Planning Supervisor Attachments: Case Map (1 page) Zoning Exhibit (3 pages) Narrative Report (8 pages) MC Planning Engineering comments (4 pages) MCESD comments (2 pages) / Maricopa County Planning & Development - Phoenix, AZ 4 Gross Acres: 1 approx. Generated August 12, 2025 10:08 AM Z250010 Application Name: Legal Description Delgado / Wittman Commercial Rezoning Applicant Case Address 5N 3W 13 Greg Loper 21628 W HARDING AVE Applicant Phone/Email Parcel Primary:503-43-106A (602) 550-7004 greg.loper@hotmail.com WITTMANN, AZ 85361 Map scale 1:598 Supervisor District No. Rezoning from R1-6 to C-2 without a Plan of Development Delgado/Wittman - Commercial Rezoning Maricopa County GIO, Maricopa County Assessor's Office 0 0.1 0.2 0.05 mi 0 0.2 0.4 0.1 km 1:9,028 2024 - Maricopa County Assessor's Office APN's 503-43-106A, 107A, 108A & 109A Z250010 RCVD 6/25/25 3/26/2025 Delgado/Wittman - Commercial Rezoning Maricopa County GIO, Maricopa County Assessor's Office 0 0.03 0.06 0.01 mi 0 0.05 0.1 0.03 km 1:2,257 2024 - Maricopa County Assessor's Office Center Street Poplar Street Harding Avenue Walnut Street Grand Avenue / US 60 Vine Street APN's 503-43-106A, 107A, 108A & 109A APN's 503-46-106A (Lot 9, Block 37) 107A (Lot 10, Block 37) 108A (Lot 11, Block 37) 109A (Lot 12, Block 37) SITE Delgado/Wittman Commercial Rezoning Narrative Report for the Delgado / Wittman Commercial Zone Change (from R1-6 to C-2 with overlay (CUPD), and without a Plan of Development, on approximately 28,000 square feet (0.64 acres) located at the northwest corner of Harding Avenue and Poplar Street in the unincorporated Wittman area) Zoning Case #: Z250010 Date: May 15, 2025 N (n.t.s.) PROPERTY Z250010 RCVD 6/25/25 Delgado / Wittman Commercial Zoning Narrative Report March 12, 2025 Page 2 of 8 Introduction / Property Description: This Narrative Report is submitted in conjunction with a request for a rezoning from R1-6 to C-2, without a Plan of Development, on four (4) parcels totaling approximately 28,000 square feet (~0.64 acres) located at the northwest corner of Harding Avenue and Poplar Street in the unincorporated Wittman area (the “Property”). The Property is described as follows: APN's: 503-43-106A, 107A, 108A & 109A Area: Wittman / Nadaburg Townsite (unincorporated) Size (Net): 28,000 square feet (~0.64 acres) Legal Desc.: Lots 9, 10, 11 & 12, Block 37, Nadaburg Townsite; MCR 013-24; A portion of Section 13, T5N-R3W Lot Size: Each Lot measures 50-feet wide along Harding Avenue by 140-feet deep (total of 200-feet along Harding Avenue) and 140-feet along Poplar Street Owner: Carlos Delgado The Property is presently vacant and under one ownership (Carlos Delgado), as indicated on the deeds included with this submittal. Request: As noted above, the request is for a rezoning from R1-6 (Single-family Residential – 6,000 square feet per Dwelling Unit) to C-2 (Intermediate Commercial), without a Plan of Development at this time. The owner of these parcels, Carlos Delgado, currently operates an extremely successful retail and service operation (“Delgado’s Hardware and Convenience Store”), which is zoned C-1 and is located approximately 150-feet to the northwest of the subject parcels at the northwest corner of Harding Avenue and Walnut Street. However, this current location lacks the ability to expand or provide additional business opportunities; the Property may be the future site for a relocation of all or a portion of the current operations. Proposed Uses: The proposed uses are for general retail, commercial, service and/or office as permitted within the C-2 (Intermediate Commercial) zoning district. Delgado / Wittman Commercial Zoning Narrative Report March 12, 2025 Page 3 of 8 C-2 zoning (Intermediate Commercial) is requested, rather than C-1 zoning (Neighborhood Commercial), as the C-2 zoning district offers additional uses not included within the C-1 zoning district, including but not limited to: ▪ Retail Stores ▪ Department Stores ▪ Veterinary and Farm animal hospitals, clinics, kennels and surgical hospitals ▪ Car Sales (new & used) and repair ▪ Paint Stores ▪ Rental Services ▪ Self-Storage Facilities ▪ Boat Sales Uses that will NOT be permitted to occur include adult-oriented uses, marijuana-related facilities (medical or retail) nor multi-family residential uses. A Commercial Unit Plan of Development is not requested at this time but can be placed in conjunction with the requested C-2 zoning district to limit these and other prohibited uses. A Plan of Development is not part of the current request but will be provided prior to development of all or a portion of this Property. The four (4) existing parcels may be developed separately or combined where necessary for a given development proposal. This is especially likely as, per Maricopa County requirements, each lot has to have its own septic service and combining them in whole or part would serve to limit the number of septic systems and also meet a goal of the Maricopa County Vision 2030 Comprehensive Plan. The Property is located within the Wickenburg Highway Scenic Corridor, and as such is subject to Section 1008 of the Zoning Ordinance, Wickenburg Scenic Corridor. Within this corridor, the Property is considered to be a “Class 4” property due to its proximity to the Wickenburg Highway, as it is located zero to 300-feet from the Wickenburg Highway Right- of-way and is also located along the stretch of roadway between Morristown and Bell Road in the City of Surprise. Additional discussion regarding the Wickenburg Highway Scenic Corridor, as well as the White Tanks Grand Avenue Area Plan, are noted within the “Area Characteristics” section of this Narrative Report, below. Development Standards: All development will comply with the development standards of the C-2 zoning district (as modified per Section 1008 of the Maricopa County Zoning Ordinance, Wickenburg Scenic Corridor), which are as follows: Delgado / Wittman Commercial Zoning Narrative Report March 12, 2025 Page 4 of 8 Height 33-feet above road grade Yard – Front 10-feet (25-feet when adjacent to rural/residential zoning district) Yard – Side 0-feet (3-feet if provided; 10-feet when adjacent to rural/residential zoning district) Yard – Rear 0-feet (25-feet when adjacent to rural/residential zoning district) Lot Area 6,000 square feet Landscape Setback All structures, parking areas, other improvement except driveways and free-standing signs, shall be setback a minimum of 25 feet from the ultimate right-of-way line of the Wickenburg Highway (U.S. 60-89). For lots less than 250 feet in depth except that the minimum setback shall not be less than that required by the underlying zoning district. Existing natural vegetation within the required landscape setback shall be preserved. Additional natural desert vegetation shall be provided if there is insufficient existing vegetation Lot Width 60 feet Lot Coverage 60% Screening 1. Outdoor storage of all items except display goods shall be located to the rear of the principal building and screened with a solid fence 2. Loading areas shall be screened and located to the rear of structures 3. All parking areas are to be screened from the Wickenburg Highway 4. Natural drought tolerant landscaping shall be placed in front of any wall facing the Wickenburg Highway Architecture 1. A minimum of 80% of surface material, excluding doors and windows, shall be made to appear as if natural materials were used in construction. The use of reflective glass shall be prohibited 2. All accessory structures and improvements must be similar in style and appearance to the architecture of the principal building Area Characteristics: Adjacent Uses & Zoning: The Wittman area in general consists of scattered single-family residential uses interspersed with vacant properties. For the Property, the adjacent uses and zoning are as follows: North: Unused right-of-way for Wickenburg Highway/US 60; owned by ADOT and zoned C-2 West: Single-family Residential; zoned R1-6 South (across Harding Avenue): Single-family Residential; zoned R1-6 East (across Poplar Street): Single-family Residential; zoned R1-6 Delgado / Wittman Commercial Zoning Narrative Report March 12, 2025 Page 5 of 8 The Surprise City Limits are nearly ½ -mile away to the east, across Grand Avenue/US 60 with a number of intervening parcels. There is no interest in annexation of the Property into the City of Surprise. The Property is not located within a County Island. Area Zoning: The Wittman area is divided by both the US 60/Wickenburg Highway and the Burlington Northern Santa Fe Railway (BNSF), which run parallel to each other and serve as a major dividing line between the northeast and southwest portions of the community. The subject Property is located within the southwest portion of Wittman, within the originally platted area known as the “Nadaburg Townsite.” While there may be “strip” C-2 zoning along the entire frontage of the Wickenburg Highway/US 60 within the Nadaburg Townsite / Wittman area, it is actually located on parcels owned by the Arizona Department of Transportation and considered to be unused right-of- way; therefore, these properties are not available for development. Within the remainder of the Nadaburg Townsite portion of Wittman, the only commercial zoning is the existing “Delgado’s Hardware and Convenience Store”, which is zoned C-1, and the Dollar General location and a small parcel across the street from it, both zoned C-2, as indicated on this excerpt of Maricopa County’s PlanNET: Delgado’s Subject Property Dollar General Delgado / Wittman Commercial Zoning Narrative Report March 12, 2025 Page 6 of 8 Therefore, the Wittman area in general, and the Nadaburg Township in particular, are extremely underserved by commercial opportunities, causing area residents to have to travel for goods and services not provided locally. The nearest major commercial opportunities are within the City of Surprise near Grande Avenue (aka Wickenburg Highway/US 60) and Bell Road, over 15 miles away. This indicates a compelling need for additional commercial opportunities in this fast-growing area of Maricopa County. As noted previously, development of the Property must comply with Section 1008 of the Zoning Ordinance, the Wickenburg Scenic Corridor. This Section indicates a goal of limiting additional commercial development by allowing for the “transfer” (rezoning) of existing commercial zoning to residential zoning in exchange for allowing new commercial zoning. While a possibly achievable goal when a property owner has significant holdings that include excess commercially-zoned properties, Mr. Delgado does not have this luxury. If Mr. Delgado had excess commercially-zoned properties, he would simply use those. Area/Municipal Plans: Maricopa County White Tank / Grand Avenue (“WTGA”) Area Plan As noted previously, the Property is located within the boundary of the Maricopa County White Tank / Grand Avenue (“WTGA”) Area Plan and is designated as “Potential Growth Area ‘A’ (“PGA-A”).” The PGA-A designation includes the unincorporated communities of Wittmann, Circle City, and Morristown and several master-planned communities and major industrial developments (such as the BNSF industrial project). The WTGA Area Plan notes that a key factor for development in this area “will be the ability to service the projects with utilities and public safety adequately,” as well as “providing land use transitions and buffering for new development for the established and existing rural communities, as well as protection of the viewsheds and scenic corridors, such as State Route 74, Castle Hot Springs, and Wickenburg Highway Scenic Corridor.” This proposal meets those factors as described above, particularly buffering and transition between uses by developing per Maricopa County requirements (particularly the requirements of the Wickenburg Scenic Corridor), although there is presently not a wastewater (sewer) solution for the Wittman area. Delgado / Wittman Commercial Zoning Narrative Report March 12, 2025 Page 7 of 8 Maricopa County Vision 2030 Comprehensive Plan Generally, the Maricopa County Vision 2030 Comprehensive Plan defers to Area Plans, which in this case is the Maricopa County White Tank / Grand Avenue (“WTGA”) Area Plan noted above. The Maricopa County White Tank / Grand Avenue (“WTGA”) Area Plan does speak of “urban development” which is arguable for this development at this location. Nonetheless, urban development should include urban services such as the availability of sewer (wastewater). Unfortunately, sewer is not available anywhere in the immediate vicinity, and we are not aware of any planned expansion of facilities. City of Surprise: Although the Property is not within the City of Surprise, it is located within the City of Surprise Planning Area. The City of Surprise 2040 General Plan designates the Property as being located within the “Transit Oriented Development District,” which is defined as denoting “roadways and adjacent development areas where existing or planned high capacity vehicular multimodal, and transit corridors provide regionally significant connections to and from Surprise.” The intent of the TOD is to provide for “expanded design and policy guidance on incorporating safe and convenient walking and biking connections to current and future planned transit operations” and to “promote a higher intensification of residential and non-residential uses near existing and planned transit stops to ensure that motorized and non-motorized mobility in proximity to transit stops is efficient and effective in design.” The proposed rezoning and resultant uses are consistent with both the Maricopa County White Tank / Grand Avenue (“WTGA”) Area Plan designation of “Potential Growth Area ‘A’ (“PGA-A”)” and the City of Surprise 2040 General Plan designation of the Property as being located within the “Transit Oriented Development District.” Floodplain: The Property is designated as being located within Floodplain “X” (shaded) which is defined as “areas with of 0.2% annual chance flood.” Access / Circulation: The Property has frontage along both Harding Avenue and to Polar Street; Poplar Street provides for right-turn only access only onto Grand Avenue/US 60. Both Harding Avenue and Poplar Street are paved within a total dedicated right-of-way of 60-feet. Additional right-of- way dedications and/or improvements will be as required by Maricopa County. Delgado / Wittman Commercial Zoning Narrative Report March 12, 2025 Page 8 of 8 Center Street, located approximately ⅛-mile (~660-feet) to the northwest of the Property, has a signalized intersection with Grand Avenue, allowing for left turns into and out of this area of Wittman. Off-street parking and loading will be provided as required by Maricopa County, based on the use(s). All onsite circulation and parking areas will utilize a dust-free surface as required by Maricopa County. Services / Utilities: Police: Maricopa County Sheriff’s Office Fire / Medical: North County Fire & Medical Electricity: Arizona Public Service (“APS”) Water: West End Water Company Wastewater: Septic Telecommunications: Private (Verizon & Satellite) As a non-residential development, the proposed rezoning and resultant uses will have no impact on area services. Legal Description: Lots 9, 10, 11 & 12, Block 37, Nadaburg Townsite (MCR 013-24); A portion of Section 13, T5N-R3W Doug Jones, P.E., CFM Planning & Development 301 W. Jefferson St., Suite 170 Phoenix, Arizona 85003 Phone: (602) 372-0790 www.maricopa.gov/planning Email address: Doug.Jones@maricopa.gov Planning & Development Engineering Plan Review Date: April 14, 2025 Memo To: Darren Gerard, AICP, Planning Manager, Department of Planning & Development Attn: Daniel Johnson, Planner, Planning & Development Services cc: Bob Fedorka, PE, Engineering Manager, Planning & Development From: Doug Jones, PE, CFM, Engineering Supervisor, Planning & Development Subject: Z250010 – Delgado Wittman Commercial Rezone w/out POD Location: 503-43-106A, 107A, 108A, 109A Engineering Review has reviewed the first submittal routed for review on 03/26/2025, for the subject application and has No Objections subject to the following conditions: 1. Any new site improvements will require a Plan of Development and Traffic Impact Study. The Plan of Development submittal shall require a Grading and Drainage Plan sealed by a civil engineer registered in the state of Arizona to show conformance to the County Drainage Regulations. 2. Without the submittal of a plan of development, no development approval will be inferred by the engineering review, including, but not limited to drainage design, access and roadway alignments. These items will be addressed as development plans progress and are submitted to the County for further review and/or entitlement. 3. Plan of Development must provide for the required retention volume for the 100 year, 2 hour storm event, plus one (1) foot of freeboard, for the developed area. Provide documentation that the retention basin(s) will drain within 36 hours. (MCZO 1205.7.6-2.a & c) a. Provide a runoff coefficient based on Table 6.3 of the Maricopa County Drainage Policies and Standards. b. Historic inflow and outflow drainage locations and characteristics must be maintained. c. See https://apps.pnd.maricopa.gov/plansubmittalchecklist for the most up to date interactive Engineering Plan Review checklist. (Please be sure to check commercial and all related grading related matters so the checklist expands properly). Page 2 of 4 4. Prior to building permit issuance, 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. a. Poplar Street is classified as a minor collector requiring fee dedication of a 30-foot half street from the center line. b. Harding Avenue is classified as a minor collector requiring fee dedication of a 30-foot half street from the center line. c. 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. 5. Applicant to notify ADOT of proposed project through the Red Letter Process, RedLetter@azdot.gov, due to the proximity to the US60. 6. Engineering review of planning and/or zoning cases is for conceptual design only. 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. All plans and reports should be developed and formatted to document that the project is designed to meet all County regulations, ordinances and design standards. It is incumbent upon the engineer to demonstrate compliance with all regulatory requirements and County design standards. Please contact me with any questions. DRAINAGE PLAN REVIEW REFERENCES: The Drainage Regulations are listed in Section 1205 of the MCZO: https://www.maricopa.gov/documentcenter/view/272 Maricopa County Drainage Policies and Standards Manual: https://www.maricopa.gov/DocumentCenter/Home/View/2369 For Additional Information See: https://www.maricopa.gov/1635/Drainage-Review FLOOD CONTROL DISTRICT OF MARICOPA COUNTY REFERENCES: Floodplain Regulations for Maricopa County: Page 3 of 4 https://www.maricopa.gov/DocumentCenter/View/630 For Additional Information See: https://www.maricopa.gov/3847/Flood-Control-District PND TRANSPORTATION REFERENCES: Residential Driveway Guidelines https://www.maricopa.gov/documentcenter/view/362 Roadway Design Manual http://www.mcdot.maricopa.gov/DocumentCenter/View/24883 Maricopa County Resolution for ROW Permits https://www.maricopa.gov/documentcenter/view/364 For Additional Information See: https://www.maricopa.gov/156/MCDOT PND STORMWATER QUALITY (SWPPP) REFERENCES: Storm Water Quality Management and Discharge Control Regulation https://www.maricopa.gov/DocumentCenter/View/6577 Air Pollution Control Regulations Rule 310 https://www.maricopa.gov/DocumentCenter/View/5354 For Additional Information See: https://www.maricopa.gov/3980/Water-Sewage-Stormwater-Waste Page 4 of 4 Abbreviations Key: Drainage: DD = Department Directive (See: http://www.maricopa.gov/1911/Department- Directives) MCZO = Maricopa County Zoning Ordinance DPSM = Maricopa County Drainage Policies and Standards SSA = State Standard Attachment DDMV1= Maricopa County Drainage Design Manual – Hydrology DDMV2 = Maricopa County Drainage Design Manual – Hydraulics Flood Control: FRMC = Floodplain Regulations for Maricopa County PND Transportation: RDM = MCDOT Roadway Design Manual RDG = MCDOT Residential Design Guidelines MSRP = MCDOT Major Streets and Routes Plan PND Storm Water: SWMDCR= Maricopa County Storm Water Quality Management and Discharge Control Regulation DDMV3= Maricopa County Drainage Design Manual – Erosion Control APCR= Maricopa County Air Pollution Control Regulations – Rule 310 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 Nadaburg Townsite planning case(s). Please note the following MCESD requirements for site development: 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 Project Name: Nadaburg Townsite Primary Contact Name: Greg Loper Planning Application Type: PRE- APPLICATION APN(s): 503-43-109A, 503-43-108A, 503- 43-107A, 503-43-106A Reviewer: Elliott Wheaton, P.E. Email: Elliott.Wheaton@maricopa.gov Phone: 602-376-6035 Planner Name: Joseph Mueller Planning Case #: Z250010 Date: April 11, 2025 Water and Waste Management Division Page | 2 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.