04. SU250005 NJ Palmer Salon PZ Report

SU250005
Page 1 of 8
Report to the Planning and Zoning Commission
Prepared by the Maricopa County Planning and Development Department
Case:
SU250005 – NJ Palmer Salon 
Hearing Date:
June 12, 2025
Supervisor District:
1
Applicant:
Alex Hayes, Withey Morris Baugh, PLC
Owner:
Dan Palmer 
  
Request:
Special Use Permit (SUP) for a home occupation business in the Rural-43 
zoning district
 
Site Location:
Generally located ¼-mile west of the SWC of Queen Creek Rd. and Higley 
Rd. in the Gilbert area
 
Site Size:
42,750 SF
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:
None received to date 
Support/Opposition:
None known
Recommendation:
Approve with conditions

SU250005
Page 2 of 8
Project Summary:
1.
The applicant, on behalf of the property owner, is requesting a Special Use Permit (SUP) for a 
home occupation business that will exceed two requirements for home occupations listed in 
MCZO Article 501.2.10. This article limits the number of clients that can be on the property at any 
one time to five individuals; however this home business will have times when this limit will be 
exceeded. Another restriction in this article limits the amount of non-resident employees to three 
but this home business will exceed this amount once the business is established. Due to these 
reasons the applicant is requesting a SUP for this home business. The property owner is 
proposing have a beauty salon in the eastern third of the existing single-family residence. The 
property owner’s adult child has a newly acquired cosmetology certificate and desires to run a 
business out of the home. 
2.
The use of the lot is currently a single-family residence and there are three accessory, detached 
storage buildings on this parcel. The property  has an approved variance, BA2006114 that 
permitted a 42,750 square foot lot area under the minimum lot size for the Rural-43 zoning district. 
Staff meet with the applicant on March 3, 2025 for a TAC Meeting to discuss the first technical 
review of this submittal.
3.
The typical services the business will offer are haircuts, coloring, styling, and blowouts with no 
retail sales or deliveries on site. The home-based salon is anticipated to operate daily between 8 
a.m. to 5 p.m. and all business activities will be conducted in the home. Main access to the site 
will be from Queen Creek Rd. utilizing two one-way gravel driveways. Customers will be able to 
enter the site at the west driveway which leads to the onsite parking area and exit the site utilizing 
the east driveway. The site will provide a gravel customer parking area adjacent to the home with 
six parking spaces and one paved ADA accessible parking space near the business’s front door.  
To maintain the residential appearance of the site there will be no change to the existing fencing, 
which is a mix of masonry wall and open fencing without attached screening. Other than the home 
on the lot there is also three detached sheds that will be used by the property owner for residential 
uses and will not be part of the salon business use. 
4.
The SUP will vary certain development standards. First, rather than paving, driveways and parking 
areas will be surfaced with decomposed granite to minimize dust pollution to maintain a 
residential appearance. Second, there will be no loading/unloading space, but the proposal is a 
low intensity use with  little traffic, no deliveries and no retail sales. Finally, since there is no 
outdoor commercial activity or storage there is no screening requirement. Again, this maintains 
the lot’s residential appearance.

SU250005
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Aerial-photo
Zoning District map of the site and environs

SU250005
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Portion of the Site Plan 
                                                                                 Street view of the site

SU250005
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                                                 Eagle View of subject site from the north 
Existing On-Site and Adjacent Zoning / Land Use:
5.
On-site:
Rural-43 / Single-family residence
North:
Queen Creek Rd. then SF-15 (Gilbert) / Single-family residences
South:
Rural-43 / Vacant
East:
Rural-43 / Single-family residence
West:
Rural-43 / Vacant
Utilities and Services:
6.
Water:
Town of Gilbert
Wastewater:
Private septic system 
School District:             Higley Unified School District

SU250005
Page 6 of 8
Fire:
Gilbert County Island 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.  
Street Name
Half-width 
Existing R/W
Half-width 
Proposed R/W
Future Classification
Queen Creek Rd. (Gilbert)
         33’
         33’
            Arterial Roadway 
Adopted Plan:
8.
Gilbert’s General Plan 2012 (adopted 12/6/12): This plan designates the site as residential with 
densities of 0-1 d.u./acre. This classification designates areas for very low-density single-family 
residential development of a semi-rural character.  Since the home-based business is designed 
to maintain a rural residential aesthetic it will be in concert with the plan. To date, the Town has 
not commented. 
Public Participation Summary:
9.
The applicant met the County’s minimum citizen outreach requirements - with posting of the site 
and notification to all property owners within 300 feet and interested parties. The applicant’s 
Public Participation Results Report indicates no support or opposition. 
Outstanding Concerns from Reviewing Agencies:
10.
N/A
Staff Analysis:
11.
Staff recommends approval of this SUP. The property is located along Queen Creek Rd., a major 
arterial, appropriate for a commercial operation.  The salon will be small scale and only take up a 
third of the existing home.  It will not create any foreseeable adverse  impact on the surrounding 
neighborhood. The applicant has indicated that occasionally the number of employees or 
customers will exceed five at one time not usually. Most of the time this use would remain 
consistent with the limitations of a home occupation. The proposal to maintain gravel surfacing 
and low screening are reasonable for the low intensity use and consistent with the 
neighborhood’s semirural residential character. The property owner does have three accessory 
structures on this lot but has stated that these structures will not be part of the commercial 
business and are for residential storage only.  Staff has recommended a condition to this effect. 
Recommendation:
12.
Staff recommends the Commission adopt a motion recommending that the Board of Supervisors 
approve SU250005 subject to the following conditions ‘a’ – ‘i’:
a.
Development of the site shall be in substantial conformance with the Site Plan entitled 
“Palmer Residence“, consisting of one full-size sheets, dated April 10, 2025, and stamped 
received April 10, 2025, except as modified by the following conditions. Staff may

SU250005
Page 7 of 8
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 “N.J. Palmer Salon”, consisting of nine pages, dated April 8, 2025, and stamped 
received April 10, 2025, except as modified by the following conditions.
c.
The following Planning Engineering conditions shall apply: 
1.
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.
2.
The proposed construction appears to meet the requirements of the Maricopa 
County Zoning Ordinance Section 1205.7.7 and as such a site plan containing the 
information on the attached checklist (Form 718) is required.
3.
Based on the conceptual design nature of the information submitted, changes to 
the site layout may be necessitated by the final design of the infrastructure.
4.
The subject site is located within the County’s Urbanized Area, but site disturbance 
appears less than one (1) acre. A Storm Water Pollution Prevention Permit 
(SWPPP) from the County’s Planning & Development Department is not required. 
This does NOT preclude the requirement to obtain a Construction General Permit 
(CGP) Notice of Intent to Discharge (NOI) from the State (ADEQ), as may be 
required.
5.
Queen Creek Rd. is within the jurisdiction of the Town of Gilbert. The applicant will 
be responsible for coordinating with the Town to review any traffic impact, right-
of-way dedication, permitting or roadway improvement requirements.
d.
Prior to occupying the existing residence or any portion thereof for any use associated 
with the Special Use Permit, the applicant shall obtain a commercial Building Permit to 
retrofit applicable portions of the existing residence to meet current commercial building 
code requirements as applicable and shall obtain a Certificate of Occupancy for the 
retrofitted building prior to occupancy. 
e.
All business operations shall be restricted to and conducted inside the residence, the lot’s 
primary building.
f.
Driveway and parking areas, outside of any required ADA parking spaces, shall be surfaced 
with Decomposed Granite or other surfacing material deemed acceptable by County’s Air 
Quality Department. 
g.
The special use is a discretionary approval. The entitlement shall not expire. However, the 
Board with recommendation from the Commission may revoke the entitlement at any time 
for noncompliance with these conditions or as noted in the following condition, or if after

SU250005
Page 8 of 8
ten years it has been determined the use is no longer consistent and compatible with 
surrounding zoning and land uses.
h.
Noncompliance with any of the conditions assigned to the approval of this Special Use 
Permit  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 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, and at the 
time of expiration of the Special Use Permit, 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, or the expiration of 
the Special Use Permit, 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 or 
expiration of the Special Use Permit.  The Special Use Permit enhances the value of the 
property above its value as of the date the Special Use Permit is granted and reverting to 
the prior zoning results in the same value of the property as if the Special Use Permit had 
never been granted.
Presented by:
Martin Martell, Planner
Reviewed by:
Rachel Applegate, Planning Supervisor
Attachments:
Case Map (1 page)
Site Plan  (reduced 8.5”x11”, 1 page)
Narrative Report (9 pages)
MCESD comments (1 page)
DPR comments (4 pages)

/
Maricopa County Planning & Development - Phoenix, AZ
1
Gross Acres: 1 approx.
Generated May 19, 2025 9:22 AM
SU250005
Application Name:
Legal Description
NJ Palmer
Applicant
Case Address
2S 6E 15
Alex Hayes
16437 E QUEEN CREEK RD
Applicant Phone/Email
Parcel Primary:304-70-001G
(602) 230-0600
hayes@wmbattorneys.com
GILBERT, AZ 85297
Map scale 1:708
Supervisor District No.
SUP for Home Based Occupation

285'
150'
285'
150'
N
SCALE 1" = 20'
5
10
15
20
25
50
SEPTIC
83'-8"
83'-8"
32'-8"
53'
30'
A
N
VICINITY MAP
SITE
30'
30'
40'
32'
33'
50'
16'
20'
5'
8'
8'
16'
50'
5'
16'
50'
92'
129'
40'
10'
129'
67'-2"
29'-1 7/16"
95'
36'-4"
30'
9'
9'
9'
9'
9'
9'
12'
18'
66'
110'
16'
16'
25'
25'
25'
25'
25'
25'
25'
25'
16'
16'
16'
18'
S
W
E
SITE PLAN
PARCEL: 304-70-001G
OWNER NAME: N J PALMER COMPANY LLC 
PROPERTY ADDRESS: 16437 E QUEEN CREEK RD
                                         GILBERT, AZ 85297
JURISDICTION: MARICOPA COUNTY
LOT SIZE (SQ FT): 42,750
HIGH SCHOOL DISTRICT: HIGLEY UNIFIED #60
ELEMENTARY SCHOOL DISTRICT: HIGLEY UNIFIED SCHOOL DISTRICT
EXISTING ZONING: RURAL-43
PROPOSED ZONING: RURAL-43 SUP
IE & PUE
E QUEEN CREEK RD
R.O.W.
SBL
SBL
SBL
UPSIZED 400 AMP
SERVICE PANEL
RESIDENCE
304-70-001F
OWNER: SCOTT REES W/JUDI L 
EXISTING
CONC.
DRIVEWAY
EXISTING WALK
GRAVEL
DRIVEWAY
EXISTING GATE
SBL
EXISTING 
5' CMU WALL
EXISTING 
5' CMU WALL
EXISTING 5'
PIPE FENCE
EXISTING 5'
PIPE FENCE
EXISTING 5'
PIPE FENCE
NEW STORAGE 1
800 S.F.
NEW STORAGE 2
800 S.F.
NEW STORAGE 3
800 S.F.
EXISTING RESIDENCE
EXISTING GATE
EXISTING 
5' PIPE FENCE
VACANT
304-70-001H
OWNER: CROWN ATLANTIC COMPANY LLC
VACANT
304-70-001H
OWNER: CROWN ATLANTIC COMPANY LLC
SEPTIC TANK
10' FROM STRUCTURE MIN.
GAS METER
      LOT COVERAGE
LOT AREA: 42,750 S.F.
BA2006114 VARIANCE APPROVED 
THE PARCELS LOT SIZE
EXISTING RESIDENCE: 5,421 S.F.
NEW STORAGE1: 800 S.F.
NEW STORAGE 2: 800 S.F.
NEW STORAGE 3: 800 S.F.
TOTAL: 7,821 S.F.
    18.2% COVERAGE
GRAVEL
DRIVEWAY
NEW 6' CMU WALL
NEW 6' CMU WALL
NEW 6' CMU WALL
A
A
A
SALON
1,300 S.F.
GRAVEL
DRIVEWAY
6 GRAVEL PARKING STALLS
REQUEST:  SUP FOR HOME OCCUPATION
UTILITY TABLE:
      - WATER: TOWN OF GILBERT
      - SEWER: SEPTIC
      - POLICE: MARICOPA COUNTY SHERIFF’S OFFICE – DISTRICT 1
      - FIRE: GILBERT COUNTY ISLAND FIRE DISTRICT
      - ELECTRIC: SRP
      - GAS: SOUTHWEST GAS
HIGH SCHOOL DISTRICT: HIGLEY UNIFIED #60
ELEMENTARY SCHOOL DISTRICT: HIGLEY UNIFIED SCHOOL DISTRICT
PROPERTY DESCTRIPTION
THE WEST HALF OF THE NORTH 350 FEET OF THE EAST 300 FEET OF THE FOLLOWING DESCRIBED PARCEL:
ALL THAT PORTION OF LAND LYING WEST OF THE RWCD CANAL IN THE NORTHWEST QUARTER OF THE NORTHEAST QUARTER OF
SECTION 15, TOWNSHIP 2 SOUTH, RANGE 6 EAST OF THE GILA AND SALT RIVER BASE AND MERIDIAN, MARICOPA
COUNTY, ARIZONA;
EXCEPT THAT CERTAIN PARCEL OF LAND DESCRIBED AS FOLLOWS:
BEGINNING AT A POINT AT THE INTERSECTION OF THE WESTERN RIGHT-OF-WAY LINE OF THE RWCD CANAL AND THE
NORTH LINE OF SAID SECTION 15;
THENCE WEST ALONG THE NORTH LINE OF SAID SECTION 15, 319.30 FEET;
THENCE SOUTH 545.6 FEET TO A POINT ON THE WESTERLY RIGHT-OF-WAY LINE OF THE RWCD CANAL;
THENCE NORTHERLY ALONG THE WESTERN RIGHT-OF-WAY OF THE RWCD CANAL, 632.2 FEET TO THE POINT OF
BEGINNING;
EXCEPT FROM THE AGGREGATE PARCEL DESCRIBED ABOVE, THE NORTH 33 FEET FOR ROADWAY.
SUBJECT TO: CURRENT TAXES AND OTHER ASSESSMENTS, RESERVATIONS IN PATENTS AND ALL EASEMENTS, RIGHTS OF
WAY, ENCUMBRANCES, LIENS, COVENANTS, CONDITIONS, RESTRICTIONS, OBLIGATIONS, AND LIABILITIES AS MAY APPEAR OF
RECORD.
AND THE GRANTOR DOES WARRANT THE TITLE AGAINST ALL PERSONS WHOMSOEVER, SUBJECT TO THE MATTERS SET FORTH
ABOVE.
SVT
SVT
SVT
SVT
IN
IN
IN
OUT
OUT
OUT
OUT
CONCRETE 
ADA PARKING
1300 S.F. OF THE EXISTING
RESIDENCE WILL BE USE
FOR THE SALON
STORAGE BUILDING SEPARATE PERMIT
NOT RELATED TO CURRENT SUP
STORAGE BUILDING SEPARATE PERMIT
NOT RELATED TO CURRENT SUP
2 CAR GARAGE TO BE USED AS
LOADING/UNLOADING SPACE
PARKING CALCULATIONS
COMMERCIAL OCCUPANCY: 1,300 SF
RATIO: 1/250 SF
REQUIRED PARKING: 6 SPACES (1 ADA ACCESSIBLE)
PROVIDED PARKING: 6 SPACES (1 ADA ACCESSIBLE)
STORAGE BUILDING SEPARATE PERMIT
NOT RELATED TO CURRENT SUP
GILBERT TOWN LIMITS NORTH OF PROPERTY LINE
NOTES:
1) ANY OUTDOOR LIGHTING SHALL BE IN CONFORMANCE WITH
THE PROVISIONS OF ARTICLE 1112 OF THE ZONING
ORDINANCE. ANY OUTDOOR LIGHTING SHALL BE PLACES SO
AS TO REFLECT LIGHT AWAY FROM ANY ADJOINING RURAL OR
RESIDENTIAL ZONING DISTRICT.
2) THE THREE ACCESSORY STRUCTURES SHOWN ON THIS
PLAN AR FOR THE RESIDENTIAL USE AND ARE NOT PART OF
THE HOME BASED BUSINESS.
THESE DRAWINGS SHALL
NOT BE REPRODUCE OR
OTHER STRUCTURES BUILT
FROM THESE DRAWINGS
WITHOUT CONSENT FROM
GRAND DESIGNS
RESIDENTIAL DRAFTING
EMAIL: GRANDDESIGNS.PLANS@GMAIL.COM      PHONE: (480) 745-5288
REVISIONS
#
DATE
S1
SHEET:
PALMER RESIDENCE
SCALE:
16437 E QUEEN CREEK RD
GILBERT, AZ 85297
SITE PLAN
DATE:
1"=20'
4/10/2025
3
00-00-00
2
1
CASE # SU250005
RECEIVED 10. APR 25
SU250005 -- 2. SUB

N. J. Palmer Salon 
16437 E Queen Creek Rd 
Special Use Permit Narrative 
Case No. SU250005 
1st Submittal: January 27, 2025 
2nd Submittal: April 8, 2025 
Half-mile west of the SWC of Queen Creek and Higley Roads in the Gilbert area 
Queen Creek Rd 
Site
RECEIVED 10. APR 25
SU250005 -- 2. SUB

Page 2 of 7 
 
 
 
 
 
 
 
 
 
 
 
Property Owner/Developer: 
NJ Palmer Company, LLC 
Dan Palmer 
21865 S Reina Dr 
Queen Creek, Arizona 85142 
 
Legal Representative: 
Withey Morris Baugh PLC 
Adam Baugh / Alex Hayes 
2525 East Arizona Biltmore Circle, Suite 
A-212 
Phoenix, Arizona 85016 
 
 
Development Team

Request 
 
On behalf of NJ Palmer Company, LLC (the “Applicant”), we are pleased to submit this 
application for a Special Use Permit (SUP) for a home-based occupation.  
Location and Site Conditions 
 
The subject site comprises approximately 0.98-acres and is located at 16437 E Queen 
Creek Road, between Greenfield Road and Higley Road, otherwise commonly known as 
Maricopa County Assessor’s Parcel Number (“APN”) 304-70-001G (the “Property”).  The 
Property is currently developed with a single-family home. See Figure 1 below. The 
existing zoning for the Property is Rural-43(“RU-43”). See Figure 2 Below.  
 
Figure 1 
 
 
Figure 2

Page 4 of 7 
The surrounding uses are as follows: 
North 
Queen Creek Rd / Retention area (Gilbert SF-15) 
West 
Vacant - Wireless Communication Facility (RU-43) 
South 
Vacant - Wireless Communication Facility (RU-43) 
East 
Single-Family Residential (RU-43) 
Project Vision  
The Applicant is proposing a new home-based salon on the Property, which will be 
operated by the existing resident. The proposed use will comply with the requirements for 
home-based occupations pursuant to Section 501.2.10 of the Maricopa County Zoning 
Ordinance. However, the Special Use Permit is needed because though exact numbers 
are uncertain at this time it is anticipated that the number of non-resident employees may 
exceed three (3) and the number of customers on site at any one time will exceed five 
(5). Accordingly, the Applicant is requesting an SUP consistent with Section 1301.1.18. 
The home-based salon will utilize the existing home on site, which will remain unchanged 
and will maintain the home’s residential appearance.  
Approximately 1,300 square feet of the existing residence will be utilized for the home-
based salon operations, which will include approximately five (5) stylists providing hair 
care services to customers on an appointment basis. These hair care services will include 
haircuts, coloring, styling, and blowouts. There will be no retail sales associated with 
these services and no deliveries from commercial suppliers will be required. 
Consequently, a designated loading and unloading area is not necessary. The Property 
includes three (3) storage sheds each totaling 800 square feet, which are utilized by the 
resident for personal storage purposes. These sheds will not be associated with the 
home-based salon nor utilized as part of its operations. 
All business activities will be conducted entirely within the home and the activities will not 
produce noise or other impacts that would exceed what would normally be expected from 
a home in the RU-43 district. The home-based salon is anticipated to operate during 
normal business hours (8am – 5pm). The business will not have any company vehicles.  
Fronting on Queen Creek Road, the site context is conducive to the proposed use. It is 
bordered on three sides by non-residential uses, including Queen Creek Road to the 
north, beyond which is an open space/retention area for the Weston Ranch subdivision. 
To the west and south is vacant land owned by a telecommunications provider and 
operated as a wireless communications facility. Consequently, it is unlikely to be 
developed with single-family residential uses.

Page 5 of 7 
Location and Accessibility 
To maintain the site’s residential appearance, the Property will be accessed via a 
decomposed granite driveway from Queen Creek Road. Off-street parking will be 
provided in conformance with the requirements of MCZO 1102.7 and 1102.8. Parking 
spaces are provided at a ratio of 1 per 250 square feet of commercial use for a total of 6 
spaces. As part of this SUP application, the Applicant requests that decomposed granite 
be approved as an acceptable alternative for parking space and drive aisle paving to 
maintain the site’s residential aesthetics.  
Circulation System 
The Applicant discussed the proposed use with the Town of Gilbert, which has jurisdiction 
over Queen Creek Road, and the Town determined that no additional improvements or 
dedications are required as the proposed changes to the site will be minimal (less than 
25% change) with a de minimis amount of visitors to the site. See attached Town of 
Gilbert Correspondence.  
Requested Varied Development Standards
In recognition of the existing conditions of the Property and to accommodate the 
proposed use, the following varied development standards are requested: 
1. Decomposed granite for parking spaces and drive aisles – MCZO 1102.7.1
requires that any parking area shall be paved for uses other than one single-family
dwelling unit. However, due to the site’s residential context and the nature of the
home-based business, a variance is requested to allow decomposed granite as an
acceptable alternative for parking space and drive aisle paving to maintain the
site’s residential aesthetics. The provided ADA-accessible space will be paved.
2. No loading/unloading space – MCZO 1103.1 requires that commercial uses
provide one loading/unloading space for each 25,000 square feet of floor area.
Because the proposed home-based salon is a service-only commercial operation
with no retail sales it will carry limited inventory and will not receive commercial
shipments. Additionally, the home-based salon will be a low-volume operator. As
a result, a loading/unloading space is not necessary and a variance from this
requirement is requested.
3. Screen Walls – MCZO 803.9.4.a requires properties in commercial districts
abutting any rural or residential zone boundary to have solid walls 6’ in height. The
Property’s side and rear perimeters are adjacent properties zoned RU-43.
However, because the Property will remain zoned RU-43 and has been and will

Page 6 of 7 
remain to be used as a single-family residence in addition to the home-based 
salon, the Property features 5’ CMU walls on the east and west perimeters and a 
5’ pipe fence on the south perimeter. The home-based salon is a very low-intensity 
commercial use and will not produce noise or visual impacts beyond what would 
normally be anticipated from a single-family use in the RU-43 district. Moreover, 
utilizing the existing perimeter walls will help maintain the Property’s residential 
aesthetic.  
Public Utilities and Services 
Utilities will be provided as follows: 
Water 
Town of Gilbert 
Sewer 
Septic 
Police 
Maricopa County Sheriff’s Office – District 1 
Fire 
Gilbert County Island Fire District 
School District 
Higley Unified School District 
Maricopa County Comprehensive Plan 
The Maricopa County 2030 Comprehensive Plan (the "Plan") is aimed at maintaining a 
high quality of life as Maricopa County continues to undergo substantial growth. To that 
end, the Plan prioritizes “supporting safe communities and neighborhoods...by supporting 
compatible land uses; environmental quality; and safe, efficient and practical 
development patterns."   
The proposed use is consistent with the following specific goals and policies contained 
within the Plan: 
Land Use Goal #1: Achieve balanced and efficient development patterns. 
The proposed use makes efficient use of existing development to support new business 
growth in the County. The home-based salon will create new employment opportunities 
and generate new tax revenue without requiring additional infrastructure or 
improvements.  
Economic Growth Goal #1: Contribute to an effective regional economy. 
Economic Growth Goal #2: Have a Diverse and balanced economy to promote long-
term economic stability and economic resiliency.

Page 7 of 7 
 
The proposed use will enable a home-based occupation that will provide valuable 
services that support and are compatible with the residential uses in the surrounding area. 
The Property’s location and site context makes it ideally suited for such a use as the 
property is bordered on three sides by non-residential uses.   
 
Development Timeline 
 
Pending approval of this Special Use Permit and receipt of applicable permits for 
improvements, the N.J. Palmer Salon anticipates commencing operations by the end of 
the year.  
Conclusion  
 
The Property is ideally situated for operation of a home occupation and the proposed 
home-based salon will have no negative impact on surrounding property owners. The 
proposed business operations are consistent with the criteria for a home-based 
occupation in the RU-43 district. However, based on anticipated demand, the number of 
customers on site at any one time may on occasion exceed the maximum number 
permitted by right. Accordingly, the Applicant is requesting an SUP to accommodate 
those periods of increased demand. We look forward to your review and feedback.

TAB 1

Begin forwarded message:
From: Kyle Mieras <Kyle.Mieras@gilbertaz.gov>
Date: January 22, 2025 at 4:36:44 PM MST
To: Adam Baugh <adam@wmbattorneys.com>
Cc: Aaron Pinkerton <Aaron.Pinkerton@gilbertaz.gov>
Subject: FW: Queen Creek Road
Adam –
Please see below.
Thx
Kyle
From: Aaron Pinkerton <Aaron.Pinkerton@GilbertAZ.gov> 
Sent: Wednesday, January 22, 2025 3:52 PM
To: Kyle Mieras <Kyle.Mieras@gilbertaz.gov>; Clinton Emery <Clinton.Emery@GilbertAZ.gov>
Cc: Susanna Struble <Susanna.Struble@GilbertAZ.gov>
Subject: RE: Queen Creek Road
Kyle,
Based on the information provided, there is not a substantial change to the use of the property or improvements exceeding 25%. In this case, I will not require offsite traffic improvements.
Thank you,
From: Adam Baugh <adam@wmbattorneys.com> 
Sent: Friday, January 17, 2025 10:43 AM
To: Kyle Mieras <Kyle.Mieras@gilbertaz.gov>
Cc: Alex Hayes <hayes@wmbattorneys.com>
Subject: I forgot to ask...
Kyle,
One more item I forgot to bring up on our call yesterday.
My county-island client lives in his home on 16437 E. Queen Creek Rd.  Their daughter lives with them and she just finished hair school.  Under the county you are allowed a home-based occupation and the daughter is going to do that from her home. Pretty simple, no site changes, no home changes.
We filed for our permit with the county which is tracking well and they will approve it this spring. We got this comment back from the county to coordinate with the town since this road is in the Town’s jurisdiction.  I really don’t think this home occupancy arises to the level of needing new offsite ROW improvements for a
part time, home-based hair stylist, with the same amount of trips as their normal home residency.
The town completed the ROW improvement along this stretch a long time ago. What is the best way for me to work with the town? I need to share this with staff but I want to make sure they don’t ask for any new ROW improvements?
G. Adam Baugh, Esq.
Withey Morris Baugh, PLC
2525 E. Arizona Biltmore Circle, Ste A-212
Phoenix, AZ 85016
602-230-0600 Main
602-346-4603 Direct

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 NJ Palmer planning case(s). Please note the following MCESD requirements for site 
development: 
 
Onsite Wastewater (Septic) –  
A Minor Plan Review application must be submitted for any existing septic system(s) if 
being utilized and if the applicant believes the existing system(s) are adequate in size to 
support the new use; otherwise, a new septic permit/install may be required. 
 
For Onsite Wastewater related questions, please contact the Onsite Program at (602) 506-
6666 or by email at septicquestions@maricopa.gov. 
 
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. 
 
 
 
 
Project Name: NJ Palmer 
Primary Contact Name: Alex Hayes 
Planning Application Type: Special Use 
Permit 
APN(s): 304-70-001G 
Reviewer: Elliott Wheaton, P.E. 
Email: Elliott.Wheaton@maricopa.gov 
Phone: 602-376-6035 
Planner Name: Martin Martell 
Planning Case #: SU250005 
Date: February 18, 2025 
 
Water and Waste Management Division

James Philbin, P.E. 
Planning & Development 
301 W. Jefferson St., Suite 170 
Phoenix, Arizona 85003 
Phone: (602) 372-4362 
Fax: (602) 506-8762 
www.maricopa.gov/planning 
Email address: 
James.Philbin@maricopa.gov 
  
Planning & Development 
 
Engineering Plan Review 
 
 
Date:    
February 21, 2025 
 
Memo To: Darren Gerard, AICP, Planning Manager, Department of Planning & 
Development 
 
Attn: 
Martin Martell, Planner, Planning & Development Services 
 
cc: 
Bob Fedorka, PE, Engineering Manager, Planning & Development 
 
From: 
James Philbin, PE, Plans Examiner Engineer, Planning & Development 
 
Subject:   
SU250005 – Home Based Salon 
APN(s): 
304-70-001G 
Engineering Review has reviewed the first plan and report routed for review on 
01/30/2025, for the subject application and has no further objections: 
 
 
The following stipulations will apply: 
 
1. 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. 
 
2. The proposed construction appears to meet the requirements of the Maricopa 
County Zoning Ordinance Section 1205.7.7 and as such a site plan containing 
the information on the attached checklist (Form 718) is required. 
 
3. Based on the conceptual design nature of the information submitted, changes 
to the site layout may be necessitated by the final design of the infrastructure. 
 
4. The subject site is located within the County’s Urbanized Area, but site 
disturbance appears less than one (1) acre. A Storm Water Pollution 
Prevention Permit (SWPPP) from the County (PND) is not required. This does 
NOT preclude the requirement to obtain a Construction General Permit (CGP) 
Notice of Intent to Discharge (NOI) from the State (ADEQ), as may be required. 
 
5. Queen Creek Road is within the jurisdiction of the Town of Gilbert. The 
applicant will be responsible for coordinating with the Town to review any traffic 
impact, right-of-way dedication, permitting or roadway improvement 
requirements. 
 
 
Please contact me with any questions.

Page 2 of 3 
 
 
 
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: 
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 3 of 3 
 
 
 
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

Maricopa County Planning & Development 
301 W. Jefferson St. – Suite 170, Phoenix, AZ 85003 
Phone: (602) 506-3301; Website: www.maricopa.gov/planning 
Contact: https://apps.pnd.maricopa.gov/contact/ 
 
FORM 718 – MINOR ACCESSORY CONSTRUCTION 
Checklist below is for Minor Accessory Construction projects as identified in Section 1205.7.7 of the 
Drainage provisions of the MCZO. These requirements primarily apply to projects for billboards and 
wireless communication facilities. 
 
All such projects shall meet the minimum criteria: 
1. 
Total project construction envelope and disturbance limit of less than or equal to 1,500 ft2; 
2. 
The accessory structure is outside the estimated inundation limit of any watercourse as 
determined by the Drainage Administrator, or retention facility; and 
3. 
Concurrent projects that cumulatively exceed a total project construction envelope and 
disturbance limit of 1,500 ft2 may not be considered as meeting Section 1205.7.7. 
 
The following checklist should be used as a guideline for plan preparation. Additional data may be 
required based upon complexity of the design and site location. 
 
1. Vicinity Map 
2. North Arrow 
3. Standard Engineering Scale 
4. Legal Description 
5. Site Address 
6. Owner Name, Email and Phone Number 
7. Parcel Number 
8. Site Location Map 
9. Use of Adjacent Properties (Vacant, Residential, Commercial, etc.) 
10. Property Lines/Dimensions 
11. Building Dimensions (All Sides) 
12. Setbacks to All Structures, to Property Lines and Between Buildings 
13. Label and Number All Buildings Intended Use (i.e. Classroom, Construction Trailer, etc.) 
14. Dedicated Street Access, Including Street Names 
15. Label All Easements on the Property 
16. Show Ingress/Egress locations with Appropriate Sight Visibility Triangles 
17. Provide Typical Detail of Standard and Accessible Parking Spaces. Include Total of 
Standard and Accessible Spaces 
18. Storage Tanks (i.e. Water, Fuel, Propane). Label Above Ground or Below Ground 
19. Limits of Construction Disturbance Limits 
20. Drainage Patterns/Arrows/Grade Breaks 
21. Washes & Swales 
22. Fences/Block Walls With Type & Location of Drainage Openings 
23. Septic System Location 
 
FEE INFORMATION:  See Fee Schedule.