05. Z250011 PZ Staff Report

Z250011
Page 1 of 9
Report to the Planning and Zoning Commission
Prepared by the Maricopa County Planning and Development Department
Case:
Z250011 – SEC of Ocotillo Road and Val Vista Drive Rezone
Hearing Date:
July 24, 2025
Supervisor District:
1
Applicant:
Adam Baugh, Withey Morris Baugh, PLC 
Owner:
VVO 1 LLC
  
Request:
Zone Change with Overlay from Rural-43 to C-2 CUPD
 
Site Location:
Generally located at the southeast corner of Ocotillo Rd. and Val Vista Dr. 
in the Gilbert area
 
Site Size:
Approximately 13 acres
Density:
N/A
County Island: 
Yes, Town of Gilbert
County Plan:
Rural Development Area (0-1 d.u./ac)
Municipal Plan:
Town of Gilbert – Residential (0-1 d.u./ac)
Municipal Comments:
Town of Gilbert - Opposed 
Support/Opposition:
11 in support, 3 in opposition
Recommendation:
Approve with conditions

Z250011
Page 2 of 9
Project Summary:
1.
The applicant has requested a zone change from Rural-43 to C-2 CUPD for multiple parcels 
located at the southeast corner of Ocotillo Road and Val Vista Drive in the Gilbert area. This will 
allow for future commercial development likely to include a parcel with a self-storage facility.
2.
Historic aerial imagery indicates the site was part of a large farm dating back to the late 1940s, a 
use that mostly remains in place today. However, surrounding suburban development began in 
the late 1970s and remained sparse until the early 2000s. Over the past 15 years, the area has 
transitioned to predominantly small-lot subdivisions. Remaining county island parcels are now 
surrounded by suburban development, including commercial uses at most nearby intersections. 
Notably, a Lifetime Fitness facility is under construction at the southeastern corner along Val 
Vista Drive.
3.
The proposed development includes a mix of uses, such as drive-through restaurants, offices, 
and a large self-storage facility on the rear portion of the site represented by what is currently 
APNs 304-76-268, 304-76-987, and 304-76-215B. Several of these uses require connection to 
water and sewer services; therefore, the applicant proposes restricting development to uses that 
can be supported by septic systems until annexation into the Town of Gilbert. The proposed CUPD 
allows a wide range of commercial uses, excluding adult-oriented businesses, marijuana 
establishments, and billboards. Setbacks generally match those required under equivalent Gilbert 
zoning, except for the self-storage use, which follows separate standards. 
4.
A comparison table is provided below contrasting development standards being modified. by the 
CUPD from the base zoning district and against applicable standards from the Town.
REGULATION
BASE C-2 ZONING 
DISTRICT 
TOWN OF GILBERT 
GENERAL COMMERCIAL
PROPOSED C-2 CUPD 
PROPOSED C-2 CUPD 
(REAR PROPERTY)
Maximum Height
40'
45’
45’
40’
Minimum Front Yard
10'
25’
25’
0’
Minimum Side Yard
10'
75’ (residential) 20’ (non-
residential)
20’
10’
Minimum Street-side 
Yard
10'
20’
20’
10’
Minimum Rear Yard
25'
75’ (residential) 20’ (non-
residential)
20’
25’
Minimum Required 
Landscape Area - 
Front
10’
25’
25’
0’
Minimum Required 
Landscape Area – 
Street-side
N/A
20’
20’
N/A
Minimum Required 
Landscape Area - Side
10’
20’
20’
10’
Minimum Required 
Landscape Area - Rear
N/A
40’
20’
N/A
Required Parking
MCZO 1102
LDC Sec. 5.3
MCZO 1102
1 parking stall per 
20,000 sq. ft. of self-
storage space; 1 
unloading stall per 
20,000 sq. ft. of self 
storage space.
5.
Staff would note the above table differs from what was proposed by the applicant in the original 
narrative report. This primarily is to prevent confusion for plan review staff if the zoning case is

Z250011
Page 3 of 9
to be approved. The first footnote with the applicant’s narrative report is in regards the minimum 
side-yard setback. The original table indicates in a footnote this setback being 75’ in the 
commercial area, but that a non-residential setback (20’) shall be applied to this building due to 
the non-residential uses to the south and east. Staff has reduced this to 20’ to prevent confusion. 
Finally, staff has included separate, lesser parking standards for the self-storage facility to 
prevent overparking. At this time, there is no plan of development.
Aerial photo of subject site, oriented north

Z250011
Page 4 of 9
Aerial image & surrounding environs, oriented north
Eagle view of subject site looking west into subject parcel (aerial image dated March 1, 2025)

Z250011
Page 5 of 9
Conceptual site design layout 
Existing On-Site and Adjacent Zoning / Land Use:
6.
On-site:
Rural-43 / Farmland
North:
Ocotillo Rd then Town of Gilbert: SF-43 / Under construction retail
South:
Rural-43 / Gilbert Christian School
East:
Rural-43 / Rural Estates
West:
Val Vista Dr then Town of Gilbert: SF-10 / Under construction gym

Z250011
Page 6 of 9
Zoning District map showing Rural-43 and R1-35 parcels: other parcels are in the Town of Gilbert or City of Chandler to the southwest
Utilities and Services:
7.
Water:
Town of Gilbert
Wastewater:
Septic 
Fire:
Rural Metro
Police: 
MCSO

Z250011
Page 7 of 9
Right-of-Way:
8.
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
Val Vista Dr.
75’
75’
Major Arterial (Town of 
Gilbert
Ocotillo Rd.
70’
70’
Minor Arterial (Town of 
Gilbert
Adopted Plan:
9.
2020 Gilbert General Plan (adopted August 2020): Residential > 0-1 DU/Acre: The Residential 0-
1 du/ac classification designates areas for very low-density single-family residential development 
of a semi-rural character. Non-commercial agricultural uses may be located in these areas.
Public Participation Summary:
10.
The applicant completed the requirements for notifying all property owners within 300-feet of the 
site and area stakeholders. Staff received eleven letters of support and three letters of opposition.
11.
The support letters generally speak of the rapid changes coming to this area of Gilbert and with 
the already occurring commercialization of the intersection and hoping the continued 
commercialization of the corner will bring new amenities. They also speak to the developer 
working with the community on ensuring better protection for the adjacent communities.
12.
Two of the opposition letters come from eastern neighbors to the site. One speaks to wanting the 
Town of Gilbert to annex the site and handle the rezoning, in addition to concerns over the height 
of the proposed self-storage facility. Similarly, the second neighbor’s opposition letter carries 
concerns of commercial zoning encroaching on their single-family community in addition to 
concerns with the height of the commercial buildings.
13.
Finally, the Town of Gilbert provided a letter stating they cannot support the rezoning. The letter 
states the rezoning should take place in Town of Gilbert’s jurisdiction following annexation to 
ensure compliance with Gilbert’s codes and adequate utility access. Further, they request that if 
Maricopa County approves of such a rezone, that they would expect continued coordination to 
ensure the Town’s standards for  right-of-way and landscaping standards are met. No pre-
annexation agreement or utility services agreement exists as of this report.
Outstanding Concerns from Reviewing Agencies:
14.
N/A
Staff Analysis:
15.
Staff is supportive of this rezone provided the applicant execute a pre-annexation agreement with 
the Town of Gilbert prior to site development. This area is rapidly developing, and commercial 
zoning is sensible at the intersection of two arterials. The Town’s General Plan designation for 
this corner may be outdated. Of note, the applicant cannot develop the majority of potential

Z250011
Page 8 of 9
commercial uses without connection to sewer which will require annexation. Staff believes that 
this, along with requiring a pre-annexation agreement prior to a plan of development, will allow 
the Town to address its concerns prior to site development. Staff would also note the CUPD 
considers the Town of Gilbert zoning and rural communities to the east by providing additional 
setbacks, landscaping, and buffering than what is required by Ordinance in most cases.
Recommendation:
16.
Staff recommends the Commission adopt a motion recommending that the Board of Supervisors 
approve Z250011 subject to the following conditions ‘a’ – ‘j’:
a.
Development of the site shall be in substantial conformance with the Narrative Report 
entitled “SEC of Ocotillo Road and Val Vista Drive”, consisting of 13 pages, dated June 25, 
2025, except as modified by the following conditions.
b.
Development of the site shall be in substantial conformance with the conceptual site plan 
entitled “Ocotillo Road and Val Vista”, consisting of 2 pages, dated June 25, 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 
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.
Prior to precise plan of development approval, the applicant shall provide the Maricopa 
County Planning and Development Department with an executed pre-annexation utilities 
service agreement with the Town of Gilbert that identifies the detail for when the proposed 
project will be annexed and the provision of water and sewer service. In lieu of pre-
annexation service agreement the developer must provide a ‘will serve’ letter from the 
certificated water and sewer providers.
e.
The following C-2 CUPD standards shall apply: 
1.
C-2 CUPD:
a.
Maximum Height: 45’
b.
Minimum Front Yard: 25’ Landscaped Area

Z250011
Page 9 of 9
c.
Minimum Side Yard or Street-Side Yard: 20’ Landscaped Area (except self-
storage 10’ setback)
d.
Minimum Rear Yard: 20’ except self-storage 10’ setback
e.
Minimum Parking: 1 per 20,000 sf self-storage space
f.
Prohibited Uses: adult-oriented businesses, marijuana establishments, 
billboards
g.
Permitted uses: All other uses permitted in the C-2 zoning district except as 
noted in condition ‘f’ below.
f.
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.
g.
Administrative approval of a Plan of Development will be required prior to approval and 
issuance of construction permits to develop and establish the uses of the site. Prior to 
issuance of a building permit, written confirmation will be required from the emergency 
fire protection jurisdiction having authority that the facility has been designed in 
accordance with their regulations and requirements, and that emergency fire protection 
service will be provided to the facility. Prior to issuance of the certificate of occupancy, 
local fire protection jurisdiction review and approval will be required.
h.
Noncompliance with any of the conditions assigned to the approval of this Zone Change 
by the Maricopa County Board of Supervisors may be grounds for revocation in 
accordance with the requirements and procedures as set forth in the Maricopa County 
Zoning Ordinance.
i.
The property owner/s and their successors waive claim for diminution in value if the 
County takes action to rescind approval due to noncompliance with conditions. 
j.
The granting of this change in use of the property has been at the request of the applicant, 
with the consent of the landowner.  The granting of this approval allows the property to 
enjoy uses in excess of those permitted by the zoning existing on the date of application, 
subject to conditions.  In the event of the failure to comply with any condition, the property 
may be considered for revocation to the zoning that existed on the date of application.  It 
is, therefore, stipulated and agreed that either revocation due to the failure to comply with 
any conditions, does not reduce any rights that existed on the date of application to use, 
divide, sell or possess the property and that there would be no diminution in value of the 
property from the value it held on the date of application due to such revocation of the 
Zone Change.  The Zone Change enhances the value of the property above its value as of 
the date the Zone Change is granted and reverting to the prior zoning results in the same 
value of the property as if the Zone Change had never been granted.
Presented by:
Joel F. Landis, Planner
Reviewed by:
Rachel Applegate, Planning Supervisor
Attachments:
Case Map (1 page)
Zoning Exhibit (1 page)
Narrative Report (13 pages)
MC Planning Engineering comments (2 pages)
MCESD comments (2 pages)
Support Letters (14 pages)
Opposition letters (3 pages)

/
Maricopa County Planning & Development - Phoenix, AZ
1
Gross Acres: 12 approx.
Generated June 25, 2025 8:44 AM
Z250011
Application Name:
Legal Description
SEC OF OCOTILLO ROAD AND VAL VISTA DRIVE
Applicant
Case Address
2S 6E 21
Alex Hayes
15229 E OCOTILLO RD
Applicant Phone/Email
Parcel Primary:304-76-974B
(602) 230-0600
hayes@wmbattorneys.com
GILBERT, AZ 85298
Map scale 1:2,068
Supervisor District No.
Rezone from RU-43 to C-2 for commercial development on SEC Ocotillo and Val VIsta

E. OCOTILLO RD.
S. VAL VISTA DR.
25'-0"
BSB
25'-0"
BSB
10,800 S.F.
2-STORY
BLDG 'H'
7,200 S.F.
1-STORY
BLDG 'J'
7,200 S.F.
1-STORY
BLDG 'G'
LOADING
LOADING
4,900 S.F.
DRIVETHRU
BLDG 'K'
2,400 S.F.
DRIVETHRU
BLDG 'E'
3,750 S.F.
DRIVETHRU
BLDG 'F'
85'-0"
2-STORY
BSB
20'-0"
BSB
20'-0"
BSB
50'-0"
LSB
50'-0"
LSB
250'-0"
250'-0"
25'-0"
LSB
25'-0"
BSB
20'-0"
LSB
20'-0"
LSB
26'-0"
30'-0"
30'-0"
26'-0"
25'-0"
25'-0"
38'-0"
9'-0"
30'-0"
30'-0"
26'-0"
26'-0"
26'-0"
16'-6"
BUILDING A1
SELF-STORAGE
2-STORY
±133,000 S.F.
BUILDING A2
SELF-STORAGE
±13,540 S.F.
BUILDING A3
SELF-STORAGE
±3,560 S.F.
25'-0"
BSB
275'-6"
259'-0"
35'-0"
35'-0"
35'-0"
8'-0" HIGH PERIMETER
SCREEN WALL
6'-0" HIGH PERIMETER
SCREEN WALL
6'-0" HIGH PERIMETER
SCREEN WALL
40'-0"
LSB
75'-0"
BSB
58'-6"
CONCEPTUAL SITE PLAN - 10
SCALE: 1" = 50'-0"
N
1155 W. Rio Salado Parkway, Suite B-101
Tempe, AZ 85281
Ph 602.753.5222  www.upwardarchitects.com
CONCEPTUAL SITE PLAN
06.24.2025
PROJECT NO.:      23075.00
0
50'
100'
150'
SCALE: 1" = 50'-0"
OCOTILLO AND VAL VISTA
MARICOPA COUNTY
PARCEL NUMBER
: 304-76-987, 304-76-268, 304-76-215B
: 304-76-974B, 304-76-968A
: 304-76-974A
SITE AREA
STORAGE
: 136,560.69 S.F. (3.14 AC) APPROXIMATE
COMMERCIAL
: 271,928.22 S.F. (6.24 AC) APPROXIMATE
BUILDING 'K'
: 43,615.37 S.F. (1.00 AC) APPROXIMATE
 452,104.28 SF (10.38 AC) TOTAL APPROX.
EXISTING ZONING
: RU-43
PROPOSED ZONING 
: GC (GENERAL COMMERCIAL) - GILBERT
BUILDING LOT COVERAGE ALLOWED (MAX)
: 24% (108,505 S.F.)
BUILDING SQUARE FOOTAGE
: BUILDING A1 = 
133,000 S.F.
: BUILDING A2 = 
13,540 S.F.
: BUILDING A3 = 
3,560 S.F.
: BUILDING E = 
2,400 S.F.
: BUILDING F = 
3,750 S.F.
: BUILDING G = 
7,200 S.F.
: BUILDING H (TWO-STORY)= 
10,800 S.F.
: BUILDING J = 
7,200 S.F.
: BUILDING K = 
4,900 S.F.
TOTAL BUILDING SQUARE FOOTAGE
 
186,350 S.F.
PARKING REQUIRED: 
COMMERCIAL:
36,250 / 250 
145 SPACES
STORAGE:
10 SPACES
TOTAL SPACES REQUIRED:
 155 SPACES
PARKING PROVIDED:
TOTAL SPACES PROVIDED:
209 SPACES
SITE DATA

1 
 
 
SEC OF OCOTILLO ROAD AND VAL VISTA DRIVE 
 
C-2 Rezone Application  
Z250011 
 
 
First Submittal: March 20, 2025 
Second Submittal: April 21, 2025 
Third Submittal: June 25, 2025 
 
 
 
 
 
Approximately 13 acres  
SEC of Val Vista Dr and Ocotillo  
APNs: 304-76-974B, 304-76-968A, 304-76-268,  
304-76-987, 304-76-215B, 304-76-974A 
Prepared by:  
Withey Morris Baugh PLC 
2525 E Arizona Biltmore Circle, Suite A-212 
Phoenix, Arizona 85016

2 
 
 
 
 
Table of Contents 
 
A. Property Location ............................................................................................................ 3 
B. Rezone Proposal .............................................................. Error! Bookmark not defined. 
C. Prohibited Uses ............................................................................................................... 4 
D. Relationship to Surrounding Properties ........................................................................... 3 
E. Vision 2030 Comprehensive Plan Analysis ...................................................................... 5 
F. 
Accessibility and Circulation ............................................................................................ 5 
G. Community Facilities and Services .................................................................................. 5 
H. Public Utilities and Services ............................................................................................. 6 
I. 
Conclusion ...................................................................................................................... 6 
 
 
List of Exhibits 
 
Tab 
 
Aerial Map ................................................................................................................. 1 
Vicinity Map ............................................................................................................... 2 
Zoning Map……………………………………………………………………………………….3

3 
 
Southeast Corner of Val Vista Dr and Ocotillo Rd 
C-2 Rezone Application 
 
A. Property Location 
The subject property (the “Property”) is a 13-acre parcel located at the southeast corner of Val Vista Drive 
and Ocotillo Road in unincorporated Maricopa County but is within the Town of Gilbert planning area. The 
Property is also identified as Maricopa County Assessor Parcel No. 304-76-974B, 304-76-968A, 304-76-
268, 304-76-987, 304-76-215B, 304-76-974A.  See Exhibit 1 – Aerial Map.  The Property is located at a 
major arterial intersection. See Exhibit 2 – Vicinity Map.  The Property is surrounded by a mixture of 
residential, commercial, and institutional (school) zoned property within Maricopa County and the Town of 
Gilbert.  See Exhibit 3 – Zoning Map. 
The Property is zoned RU-43 and is currently undeveloped land. The Property is located near the intersection 
of two major roadways, which makes the Property well positioned for commercial uses.  
B. Rezone Proposal 
This request is to rezone the Property from Rural 43 to C-2 to allow development of commercial uses and 
with the addition of a CUPD overlay. The CUPD overlay will be limited to those specific uses that have 
sufficient infrastructure (water and sewer) capacity, such as uses that can be served through a septic system 
until future annexation into the Town of Gilbert. Large water/sewer uses must have the appropriate 
infrastructure to manage the capacity, as approved by the Maricopa County Environmental Services 
Department. 
The applicant proposes a commercial development at the intersection which makes sense given its frontage 
along two arterial roads and its proximity to the I-10 freeway. As depicted in the conceptual site plan included 
with this application, the commercial development along the street frontages will be substantially developed 
pursuant to the development standards of the Town of Gilbert’s General Commercial zoning district. As 
detailed in Table 1 below, non-residential side and rear building and landscape setbacks shall apply to 
Building K due to the existing Gilbert Christian School campus to the south and east. If the rear of the Property 
remains in the county and develops with self-storage, as illustrated, the buildings (identified on the conceptual 
site plan as Buildings A-1, A-2, and A-3) will be designed and located pursuant to the development standards 
of Maricopa County’s C-2 district. A 0-foot front setback shall be permitted for the self-storage building, which 
is appropriate due to its location at the rear of the commercial center adjacent to the parking lot and 
associated landscaping.

4 
 
Table 1  
Development Standards 
Development Standard 
Maricopa 
County  
Town of 
Gilbert 
Z25011 
(Commercial) 
Z25011  
(Self-Storage) 
Max Height 
40’ 
45’ 
45’ 
40’ 
Minimum Building Setback  
 
 
 
 
Front 
10’ 
25’ 
25’ 
0’2 
Side (Street) 
N/A 
20’ 
20’ 
N/A 
Side (Residential) 
10’ 
75’ 
75’1 
10’ 
Side (non-residential) 
0’ 
20’ 
20’ 
0’ 
Rear (Residential) 
25’ 
75’ 
75 
25’ 
Rear (Non-Residential) 
0’ 
20’ 
20’ 
0’ 
Minimum Required Landscape 
Area 
 
 
 
 
Front 
10’ 
25’ 
25’ 
10’ 
Side (Street) 
N/A 
20’ 
20’ 
N/A 
Side (Residential) 
10’ 
40’ 
40’1 
10’ 
Side (non-residential) 
0’ 
20’ 
20’ 
0’ 
Rear (Residential) 
N/A 
40’ 
40’1 
N/A 
Rear (Non-Residential) 
N/A 
20’ 
20’ 
N/A 
1 Non-residential setbacks shall be applied to Building K due to the existing non-residential use to the south 
and east.   
2 Minimum 0’ front setback is required if Buildings A-1, A-2, and A-3 are developed under the jurisdiction of 
Maricopa County. 
 
C. Prohibited Uses 
As described above, a CUPD overlay is requested to limit uses to those that have sufficient infrastructure 
(water and sewer) capacity, such as uses that can be served through a septic system until future annexation 
into the Town of Gilbert. Additional prohibited uses shall include the following: 
• Marijuana dispensaries and/or medical marijuana establishments 
• Adult oriented facilities 
• Billboards

5 
 
D. Relationship to Surrounding Properties 
The Property is ideally located for commercial uses that can serve residential neighborhoods in south Gilbert. 
Commercial uses along two major roadways (Val Vista Drive and Ocotillo Road) will provide a prime location 
for these uses. Residential is not likely on these parcels with frontage onto these roadways. In addition, there 
is a commercial shopping center directly to the west that highlights the compatibility of this zone change.  The 
commercial shopping center to the west is zoned GC which is the second most intensive commercial zoning 
district in the Town of Gilbert. 
Zoning/Use: 
North:  
Rural-43 / vacant land  
 
South:  
 
Rural-43 / Private School 
East:  
 
Rural-43 / Homes 
West:  
 
General Commercial / Town of Gilbert 
 
 
E. Vision 2030 Comprehensive Plan Analysis 
The proposal is consistent with the goals and policies of the Maricopa County Vision 2030 
Comprehensive Plan. 
A. Land Use Goal #1: Achieve balanced and efficient development patterns. 
The proposed project will place appropriate zoning district that has its frontage along two arterial 
roads and next to another commercial shopping center. The commercial use will serve neighborhood 
and residential properties in the vicinity that currently do not have commercial options nearby. In 
addition, the Property has been undeveloped, and a new commercial development will help to 
balance the land uses in the area at this major roadway intersection. 
 
B. Land Use Policy #7: Maricopa County supports coordinating land use and infrastructure 
planning with state agencies, counties, and municipalities. 
The Applicant has met with the Town of Gilbert and will continue to coordinate infrastructure between 
Maricopa County and the Town of Gilbert as needed. The Applicant is still evaluating development 
options and infrastructure needs. Once a full development plan is determined and users are 
identified, the Project will be designed per the standards of the appropriate jurisdiction.  
 
C. Land Use Policy #17: Maricopa County supports balanced land use patterns that include 
various residential, retail, non-retail employment, and public and civic land uses. 
As stated above, the proposed commercial development of the Property is appropriate and 
complementary to the surrounding land use patterns and uses. The potential future commercial uses 
will provide retail and potential employment opportunities nearby which are compatible with 
residential uses.

6 
 
D. Transportation Policy #9: Maricopa County supports balanced and efficient land use patterns 
that reduce the number and length of vehicle trips. 
The Property will provide employment opportunities and other commercial or service services to the 
local community, thus reducing the number and length of trips that residents in the area would travel 
for employment or services to areas further away. 
F. Accessibility and Circulation 
The Property is accessible from Val Vista Drive and Ocotillo Road.  Future development will be subject to a 
traffic statement which will define final access movements. There are a number of street improvements 
including additional ROW to be constructed on Val Vista Drive and Ocotillo Road, that will be installed as 
directed by the Town of Gilbert. Per communication with the Town of Gilbert Transportation Department, Val 
Vista Drive is classified as a major arterial and would necessitate a dedication of 70 feet of ROW. Ocotillo 
Road is considered a minor arterial, requiring 65 feet of ROW dedication. 
G. Community Facilities and Services 
The proposed use is not residential and therefore would not require any additional community facilities or 
services. 
 
H. Public Utilities and Services 
The following are the utilities/service providers for the Property: 
• Water: Town of Gilbert 
• Wastewater: Interim uses will be served by septic, as to be accepted and approved by the Maricopa 
County Environmental Services Department (MCESD).  
• Electrical: SRP 
• Gas: Southwest Gas Corporation  
• Refuse: Private Service Provider 
• Phone: Century Link/Cox Communications  
• Fire:  Rural Metro 
• Police: Maricopa County Sherriff’s Department  
 
I. Conclusion 
As noted, this parcel has been in a holding pattern waiting to attract a future proposal. The rezoning to C-2 
is appropriate at the intersection of two major roadways and will help strengthen this area. In addition, 
commercial uses can help serve the adjacent residents where commercial has historically been underserved 
in this area. The proposed commercial uses will be a benefit to the community.

TAB 1

Aerial 
Map
SITE

TAB 2

Vicinity 
Map
Ocotillo Rd
Val Vista Dr

TAB 3

Existing 
Zoning 
Map
Site

Proposed 
Zoning 
Map
Site

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: 
Joel Landis, 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:   
Z250011 - Zone Change from RU-43 to C-2 with CUPD overly   
 
(E1 Memo) 
Job Site Address: SEC Val Vista Road and Ocotillo Rd  
 
APN(s): 
304-76-974B, 968A, 268, 987, 215B, 974A 
 
This application is requesting a zone change from RU-43 to C-2 with a conditional 
overlay for the subject parcel of approximately 13 acres.  The Zone change is to allow 
for 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 
26, 2025 and has no objections to the Zone change without a Plan of development 
(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.

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 SEC of Ocotillo Rd and Val Vista Dr 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 
Project Name: SEC of Ocotillo Rd and Val 
Vista Dr 
Primary Contact Name: Alex Hayes 
Planning Application Type: Zone Change 
APN(s): 304-76-974B, 304-76-268, 304-
76-968A 
Reviewer: Elliott Wheaton, P.E. 
Email: Elliott.Wheaton@maricopa.gov 
Phone: 602-376-6035 
Planner Name: Joel Landis 
Planning Case #: Z250011 
Date: April 11, 2025 
 
Water and Waste Management Division

Page | 2  
 
 
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.

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Re: SEC Val Vista Drive and Ocotillo Rd – Z250011
From Joel Landis (PND) <Joel.Landis@maricopa.gov>
Date Thu 6/19/2025 11:21 AM
To
Adam Wilkens <adam.wilkens@gmail.com>
Hello,
Thank you, received.
Joel Landis
PLANNING & DEVELOPMENT
301. W Jefferson St. Phoenix, AZ 85003
Planner
O:   602-506-8358    
MARICOPA.GOV
Facebook | Instagram | Twitter | YouTube 
Maricopa County is developing the Framework 2040 Comprehensive Plan – a document which guides growth and development for the next
decade and beyond.  Visit Framework 2040 to learn how to participate, attend meetings and be heard!
 
Additionally, the Maricopa County Zoning Ordinance is being updated. Visit MCZO Update to learn more and comment on changes to the
ordinance.
From: Adam Wilkens <adam.wilkens@gmail.com>
Sent: Thursday, June 19, 2025 9:16 AM
To: Joel Landis (PND) <Joel.Landis@maricopa.gov>
Subject: Re: SEC Val Vista Drive and Ocotillo Rd – Z250011
 
Dear Planning and Development Services,
As a resident of Gilbert, I am writing in support of a zoning change of the property located at Val Vista 
Drive and Ocotillo Rd (Z250011), which is currently zoned for residential use. I am in favor of rezoning 
this area to allow for commercial use, specifically to support the development of restaurants for the 
local community.
As Gilbert continues to grow, many residents have expressed a desire for more diverse and 
accessible dining options. This location is uniquely suited to meet that need due to its proximity to

explosive growth in communities such as Waterston on Val Vista. Dining options south of the 202 are 
limited in this area. 
Rezoning this property to allow for restaurant use would not only provide new amenities for the 
community but also create jobs and support Gilbert’s economic vitality. I believe it would enhance the 
neighborhood experience and provide a gathering place that aligns with Gilbert’s community oriented 
values.
Thank you for your time and consideration of this request. I appreciate the Town’s commitment to 
responsible development and community input, and I look forward to the possibility of more dining 
options in the area.
Sincerely,
Adam Wilkens
1321 E Carob Dr. 
Gilbert, AZ 85298

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Re: SEC Val Vista Drive and Ocotillo Rd - Z250011
From Joel Landis (PND) <Joel.Landis@maricopa.gov>
Date Mon 6/23/2025 8:46 AM
To
Aino Houttu <aino.houttu@gmail.com>
Hello,
Thank you, received.
Joel Landis
PLANNING & DEVELOPMENT
301. W Jefferson St. Phoenix, AZ 85003
Planner
O:   602-506-8358    
MARICOPA.GOV
Facebook | Instagram | Twitter | YouTube 
Maricopa County is developing the Framework 2040 Comprehensive Plan – a document which guides growth and development for the next
decade and beyond.  Visit Framework 2040 to learn how to participate, attend meetings and be heard!
 
Additionally, the Maricopa County Zoning Ordinance is being updated. Visit MCZO Update to learn more and comment on changes to the
ordinance.
From: Aino Houttu <aino.houttu@gmail.com>
Sent: Friday, June 20, 2025 12:49 PM
To: Joel Landis (PND) <Joel.Landis@maricopa.gov>
Subject: SEC Val Vista Drive and Ocotillo Rd - Z250011
 
Dear Mr. Landis,
I fully support the rezoning of the property mentioned in the subject line to C-2.
Please, find my support letter in the attachment.
Kind regards,
Aino Houttu
A resident of Waterston South

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Re: SEC Val Vista Drive and Ocotillo Rd – Z250011
From Chelsey Rodgers <chelsey@luxelactationaz.com>
Date Wed 6/18/2025 4:25 PM
To
Joel Landis (PND) <Joel.Landis@maricopa.gov>
Joel Landis
Maricopa County 
Planning and Development Department 
301 West Jefferson Street
Phoenix, Arizona 85003
 
Re: SEC Val Vista Drive and Ocotillo Rd – Z250011
 
I live in the Waterson subdivision, near the proposed commercial project. I am in full support of the
change to commercial zoning. 
With the new Gilbert Christian Schools campus next door and Lifetime Fitness across the street, it’s
clear that this area is transitioning away from its agricultural roots. It makes sense for the property to
evolve along with the neighborhood, and what many of us would love to see are quality neighborhood
amenities like restaurants, shops, and other retail options.
I appreciate the developer’s willingness to listen and collaborate with the community. They’ve made
thoughtful adjustments, such as keeping building heights lower near existing homes on Ocotillo and
excluding certain business types that would otherwise be allowed under C-2 zoning. These kinds of
compromises show respect for nearby residents and help ensure new growth feels like a natural fit.
I support the rezoning request and believe this project would be a positive addition to our community.
Sincerely, 
Chelsey Rodgers 
 
Chelsey Rodgers RN, CLC
‭(480) 818-7760‬ 
www.luxelactationaz.com

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Support for rezoning Val Vista & Ocotillo
From Dustin Vermeulen <dvermeul@hotmail.com>
Date Mon 6/23/2025 11:08 AM
To
Joel Landis (PND) <Joel.Landis@maricopa.gov>
1 attachment (32 KB)
Val Vista and Ocotillo - Support letter .pdf;
Good morning Mr. Landis,
Please see the attached letter of support for the proposed rezoning of Val Vista and Ocotillo. Feel free to
contact us with any questions.
Thank you.
Dustin & Tina Vermeulen

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SEC Val Vista Drive and Ocotillo Rd – Z250011
From Kim & Tom Hansch <kthansch@gmail.com>
Date Wed 6/18/2025 6:00 PM
To
Joel Landis (PND) <Joel.Landis@maricopa.gov>
Joel Landis
Maricopa County 
Planning and Development Department 
301 West Jefferson Street
Phoenix, Arizona 85003
 
Re: SEC Val Vista Drive and Ocotillo Rd – Z250011
 
I would like to express my support for the proposed rezoning of this property to C-2.
 
As a resident of Waterston, I’ve seen this intersection change significantly in recent
years. With the schoolcampus and the new commercial development coming to the
southwest corner, it’s clear something is going to be developed on this corner and it
probably doesn’t make sense for single-family homes. Commercial and retail uses
make sense here and would actually provide a benefit to residents like me.
 
Also, I understand the developers have proposed height limitations near the Ocotillo
Road homes and agreed to restrict some uses the community wouldn’t want. Good
for them! These steps demonstrate a genuine effort to be good neighbors.
 
I support this rezone and encourage you to approve theirapplication!
 
Sincerely,
 
                        Waterston resident Tom Hansch

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SEC Val Vista Drive and Ocotillo Rd – Z250011
From Kim Parks <berlyparks@gmail.com>
Date Wed 6/18/2025 5:57 PM
To
Joel Landis (PND) <Joel.Landis@maricopa.gov>
Joel Landis
Maricopa County 
Planning and Development Department 
301 West Jefferson Street
Phoenix, Arizona 85003
 
Re: SEC Val Vista Drive and Ocotillo Rd – Z250011
 
I live in the Waterston subdivision, near the proposed commercial project. I am full in
support of this change to commercial zoning. 
 
With the new Gilbert Christian Schools campus next door and the new Lifetime
Fitness across the street, it’s clear that farmland is no longer the right fit for this site.
What we need are quality neighborhood services — like restaurants, shops, and
other retail — and this location is the right location for that kind of development.
 
I also appreciate that the developer has been willing to work with the community.
They’ve agreed to keep building heights low near existing homes along Ocotillo and
have committed to excluding certain uses that would otherwise be allowed in C-2.
That kind of compromise goes a long way, and I think it strikes a good balance
between growth and neighborhood compatibility.
 
I support the rezoning and hope it moves forward.
 
Sincerely,
Kimberly Parks
1352 E. Crescent Way 
Gilbert, AZ 85298-0919

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Matt Horn Val Vista and Ocotillo Support Letter
From MATT HORN <mdhorn33@msn.com>
Date Sat 6/21/2025 6:39 AM
To
Joel Landis (PND) <Joel.Landis@maricopa.gov>
1 attachment (39 KB)
Matt Horn Val Vista and Ocotillo - Support letter.pdf;
Joel Landis
Maricopa County 
Planning and Development Department 
301 West Jefferson Street
Phoenix, Arizona 85003
Re: SEC Val Vista Drive and Ocotillo Rd – Z250011
I live on the acre properties at 4965 S 158th St Gilbert 85298 closest to Queen Creek and Greenfield
intersection, near the proposed commercial project. I am in full support of this change to commercial
zoning. 
With the new Gilbert Christian Schools campus next door and the new Lifetime Fitness across the street,
it’s clear that farmland is no longer the right fit for this site. What we need are quality neighborhood
services — like restaurants, shops, and other retail — and this location is the right location for that kind
of development.
I also appreciate that the developer has been willing to work with the community. They’ve agreed to keep
building heights low near existing homes along Ocotillo and have committed to excluding certain uses
that would otherwise be allowed in C-2. That kind of compromise goes a long way, and I think it strikes a
good balance between growth and neighborhood compatibility.
I support the rezoning and hope it moves forward.
Sincerely,
Matt Horn
4965 S 158th St Gilbert, AZ 85298 Resident
602-377-5075

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RE: Z250011/ SEC Val Vista and Ocotillo
From Rommie Mojahed <Rommie@cre8advisors.com>
Date Thu 6/19/2025 9:00 AM
To
Joel Landis (PND) <Joel.Landis@maricopa.gov>
Hello I just wanted to pass along my support for the proposed rezoning of this property to C-2.
 I live in Chandler and my address is 24029 S. 150th St.
I live in the area and drive by this site daily.  We need more commercial in this area and its long
overdue in south Gilbert. 
I’ve seen this intersection change significantly in recent years. With the school campus to
the south and the new commercial development coming to the southwest corner, it’s clear
that acre-lot homes at the arterial intersection is not the right use here.  Commercial and retail
uses make sense and would help meet the growing demand for local dining and shopping
options in this area. 
You’ve got my full support. 
Thanks!
Rommie Mojahed

Joel Landis 
Maricopa County  
Planning and Development Department  
301 West Jefferson Street 
Phoenix, Arizona 85003 
Re: SEC Val Vista Drive and Ocotillo Rd – Z250011 
 
Hi Joel,  
 
I wanted to express my strong support for the proposed rezoning of this property to C-2. 
As a nearby resident who drives past the site daily, I believe this area is overdue for additional 
commercial development. South Gilbert has grown significantly, and this intersection has 
changed a lot in recent years. With the school campus just to the south and new commercial 
projects planned for the southwest corner, it’s clear that acre-lot homes are no longer the most 
appropriate use for this intersection. 
Rezoning to C-2 makes sense. It would help meet increasing demand for local dining, retail, 
and neighborhood services—amenities that our community is currently lacking. 
You’ve got my full support. 
Thanks! 
	
	
	
	
	
 
Patrick & Lauren Surcouf

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Case Number Z250011
From Colby and Nikelle Bennett <cnnbennett@gmail.com>
Date Fri 5/30/2025 10:35 AM
To
hayes@wmbattorneys.com <hayes@wmbattorneys.com>; Joel Landis (PND) <Joel.Landis@maricopa.gov>
Hi,
We're writing in regards to Case Number Z250011. We live just east of the lot that you are wanting to be rezoned. We heard from the
neighbors that you are planning on rezoning to commercial, and wanting to build a 4 story building. We am not ok with that. It's zoned for
residential 1 acre lots. A 4 story commercial building is not acceptable to back up to houses that have been there 20+ years. The plan all
along when people lived here and bought these houses was more 1 acre lots to be developed. To change that to a commercial lot with a 4
story building is completely inappropriate for all the existing neighbors and community. We are opposed to this plan. Please update us on
what's currently going on and what else we can do to stop this from moving forward.
Thank you,
Colby + Nikelle Bennett

90 E. Civic Center Drive 
Gilbert, AZ 85296 
(480) 503-6729 
Sandra.Childers@gilbertaz.gov 
 
 
April 10, 2025 
 
Joel Landis 
Planner 
Maricopa County Planning & Development Department 
301 W Jefferson St., Suite 170, Phoenix, Arizona 85003 
joel.landis@maricopa.gov 
 
Good morning Joel,   
 
We appreciate the opportunity to review and provide input on the rezoning request for the property located 
at the southeast corner of Val Vista Drive and Ocotillo Road. 
 
The property is situated within the Town of Gilbert’s planning area, and the Gilbert General Plan designates 
the site as Residential > 0-1 du/acre. While we recognize the potential for future non-residential development 
given its location at an arterial intersection, we cannot support rezoning within Maricopa County. Any 
rezoning and development of this site for non-residential uses should take place following annexation into the 
Town of Gilbert to ensure alignment with our adopted development standards and the provision of adequate 
utility services. 
 
Furthermore, should the request proceed with Maricopa County, Gilbert expects ongoing coordination 
regarding transportation improvements, right-of-way dedications, and landscape improvements along the 
arterials to maintain consistency with Gilbert standards. Local oversight is essential in ensuring development 
aligns with the long-term vision and strategic growth of the community. 
 
We value our continued collaboration with the County and appreciate the opportunity to provide input on this 
matter. Thank you for considering our position. 
 
Respectfully, 
 
If you have any questions or clarifications, please contact me at 480-503-6729 or 
sandra.childers@gilbertaz.gov.   
 
Sincerely, 
 
 
 
Sandra Childers, AICP 
Planner II 
Town of Gilbert

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Case z250011
From Val <valleyvs@gmail.com>
Date Wed 5/14/2025 7:55 PM
To
Joel Landis (PND) <Joel.Landis@maricopa.gov>
I am writing  with concerns on reasoning parcial under this case  number .  I support the town of 
Gilbert to be involved or this parcial to be zoned under Gilbert Zoning because they have spent an 
enormous amount to put in sewer and infrastructure in road work at this site.   My other main concern 
I'm not to allow  development by 5 already establish residences to be over 1 story height.   Please 
place higher building needs along side of road frontage or school south side of structure  . Backing up 
throwaway 5 homes would be a disadvantage  to our privacy if over 1 story    Thank you   
   Valerie Schroeder  4802271861
Sent from my iPhone