04. SU240026 PZ Report

Maricopa County — Planning & Zoning (2025-02-06)

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SU240026
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Report to the Planning and Zoning Commission
Prepared by the Maricopa County Planning and Development Department

Case:
SU240026 – Superstition View

Hearing Date:
February 6, 2025

Supervisor District:
2

Applicant:
Linda Grice, Young Design Corp

Owner:
Mountain Road Storage LLC

Request:
Special Use Permit (SUP) for a wireless communication facility in the C-3
CUPD zoning district

Site Location:
Generally located 297’ north of the NEC of Mountain Rd. & Williams Field
Rd. in the southeast Mesa area

Site Size:
2,450 sq. ft. lease area of a 1.96 acre site

Density:
N/A

County Island:
Yes (City of Mesa)

County Plan:
Rural Development Area

Municipal Plan:
City of Mesa – Regional Center

Municipal Comments:
None received to date

Support/Opposition:
2 in opposition

Recommendation:
Approve with conditions

SU240026
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Project Summary:

1.
The request is for a SUP for a 100’ (h) wireless communication facility monopole and ground
equipment on a property zoned C-3 CUPD. The subject site is located approximately 297’ north of
the NEC of Mountain Rd. & Williams Field Rd. in the southeast Mesa area. The lease area consists
of 70’ x 35’ with 2,450 sq. ft. lease area of a 1.96 acre site. The lease area is located at the
northeastern region of the parcel with a 12’ wide access easement along the northern region for
roadway access from Mountain Rd. with a single technician parking space.

2.
The WCF meets the underlying standards with the exception of the diameter of the antenna array
which exceed MCZO Article 1202.3.1.1.h which limits diameter of antenna arrays to 8’, the WCF
is proposed with an antenna array of 16’-2”. The tower will include a total of 9 antennas, six RRUs
and 3 Squid/OVPs. A backup generator is proposed along with ground equipment within the WCF
compound to be enclosed within an 8’ tall CMU wall. The monopole will be neutral in color with a
non-reflective sheen as required per MCZO article 1202.3.1.1.d. The WCF will be utilized for AT&T
with the ability to host two additional carriers in the future. The site plan shows two future lease
areas directly north of the AT&T lease area.

3.
The subject site is currently vacant. C-3 CUPD zoning was approved by the Board of Supervisors
for the subject site and two adjacent parcels. Case Z2016083 entitled for the commercial storage
of RVs and a self-storage facility on 8.4. The storage facility was never constructed. The C-3 CUPD
included variations for screening, parking and utilization of septic system of all which have no
impact with the proposed WCF.

4.
The WCF is required to meet a 1:1 setback from the north property line due to existing Rural-43
zoning for a 100’ setback to monopole and antenna attachments. The setback to the antenna
attachments is 103’-5”. The tower will be setback 110’ from the north property line, 186’-2” from
the south property line, 286’ from the west and 22’-8 from the east. The applicant is requesting
two variations for the proposed WCF associated with the antenna array size and to utilize
decomposed granite with a compacted base for the driveway. These deviations trigger
requirement for the SUP, see chart on next page.

SU240026
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REGULATION
BASE ZONING
DISTRICT
REGULATIONS for
WCF
PROPOSED ZONING REGULATIONS (C-3
SUP)
Maximum WCF height
120’
100’
Setback from property
lines abuts land in
Rural/Residential zoning
district
One foot for every one
foot in height
Northern Setback to antenna: 103’-5”
Property line to
monopole setbacks

From north property line: 110’
From south property line: 186’-2”
From west property line: 286’
From east property line: 22’-8”
Parking surface material
Pavement – Article
1102.7.1
Driveway connection to Mountain Rd. will be
asphalt. The internal driveway will be
decomposed granite with a compacted base.
Maximum Diameter of
Antenna Array
8’
16’-2”
Tower Diameter
30”
22”

5.
The narrative report includes exhibits that indicate the region is developing primarily as residential
and rural land uses. City of Mesa jurisdiction is located to the south and southwest with single-
family residential land uses. The report states there are no other WCFs within a 1-mile radius of
the site. The first carrier to be located on the monopole is AT&T with maps provided showing the
existing and proposed cellular coverage. The applicant states that the tower will improve
coverage and provide additional capacity for the existing tower located to the south, AZL04289.
The tower will fill in a coverage gap and expand and improve AT&T’s network capacity, see images
on next page.

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Existing coverage area with mid-level coverage identified in the vicinity.

Proposed coverage area with best level of coverage for vicinity with the proposed monopole.

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2024 aerial image of site and surrounding environs.

Aerial image surrounding environs.

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Zoning District map showing C-3 CUPD zoning, Rural-43 to the north and west and residential to the south and southwest within Mesa
jurisdiction.

Proposed site plan

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Enlarged image of site plan with lease area.

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Tower elevation details 100’ height with north elevation (image on left) and west elevation (image on right).

Existing On-Site and Adjacent Zoning / Land Use:

6.
On-site:

C-3 CUPD/ vacant
North:
Rural-43 / vacant
South:
C-3 CUPD / vacant
East:
C-3 CUPD/ vacant
West:
Rural-43 / scattered large lot residential

Utilities and Services:

7.
Water:

N/A
Wastewater:
N/A
School District:
Queen Creek Unified School District
Fire:
Rural Metro
Police:
MCSO

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
Mountain Rd.
40’
40’
Minor Collector

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Adopted Plan:

9.
City of Mesa 2050 General Plan (adopted November 2024): The subject site is designated as
Regional Center. The general plan describes this designation as an area for major retail,
recreational and entertainment. This classification is associated with commercial land uses.

Public Participation Summary:

10.
The applicant met all statutory minimum requirements for public outreach with notification
mailers were sent to all property owners within 300’ of the site and all identified parties registered
as an area of interest. The site was posted with two public hearing notification signs. The
applicant reported that one neighbor submitted opposition with concerns associated with
aesthetic impacts, setbacks and use. Staff received two letters in opposition with concerns
associated with property values, aesthetic and community character.

Outstanding Concerns from Reviewing Agencies:

11.
N/A

Staff Analysis:

12.
Staff notes the proposed WCF meets ordinance requirements for height and setbacks but
exceeds the maximum 8’ diameter for the antenna array at 16’-2”. This has triggered the SUP
requirement. The increase in the antenna array size is consistent with other WCF SUPs approved
by the Board in this region. The proposed neutral, non-sheen tower will allow the tower to blend
with the surrounding rural/residential area.

13.
Staff is supportive of the SUP. The application was routed to the City of Mesa, no comments were
received from the City or Area of interest groups as part of routing of the application. The County
has not received any public comment on the WCF application. Staff believes the proposed WCF
will provide increased cellular coverage in southeast Mesa directly south of Williams Field Rd.

Recommendation:

14.
Staff recommends the Commission adopt a motion recommending that the Board of Supervisors
approve SU240026 subject to the following conditions ‘a’ – ‘i’:

a.
Development of the site shall be in substantial conformance with the Site Plan entitled
“Superstition View“, consisting of 7 full-size sheets, dated January 16, 2025 and stamped
received January 16, 2025 except as modified by the following conditions. Staff may
determine slight refinements to remain in substantial conformance with the approved site
plan. Minor and major amendments to the site plan will be determined in accordance with
Chapter 3 of the Maricopa County Zoning Ordinance.

b.
Development of the site shall be in substantial conformance with the Narrative Report
entitled “Request for Use Permit Narrative Report – Superstition View”, consisting of 6
pages, stamped received January 20, 2025 except as modified by the following
conditions.

c.
The following Planning Engineering conditions shall apply:

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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.
Based upon the conceptual nature of the information submitted, changes to the
site layout may be necessitated by the final design of the infrastructure.
3.
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.
4.
The CMU enclosure will require drainage openings (turned block, every other block,
no decorative block permitted) along the bottom.
5.
All work in the S. Mountain ROW will require a permit from MCDOT. Access to S.
Mountain Road will require a paved driveway access (within the R/W) and a
MCDOT R/W permit to be issued concurrent with building permit(s) for the WCF.
Drainage along the roadway must be maintained.
6.
The applicant must execute a Wireless Agreement with MCDOT for all equipment,
conduit, F/O and other work that will be within MCDOT R/W. This agreement must
be coordinated with Ms. Kelly Roy, MCDOT Utility Branch Coordination Manager,
602-506-8603 or Kelly.Roy@maricopa.gov

d.
The maximum height of the Wireless Communication Facility shall be limited to 100’.

e.
The maximum allowed antenna array diameter is 16’-2” unless an Eligible Facilities
Request under Section 6409 of the Spectrum Act.

f.
A Minor Amendment shall be required to co-locate future carriers on the Wireless
Communication Facility.

g.
This special use permit is valid for a period of 30 years and shall expire on March 12, 2055,
or upon termination of the use for a period of 90 or more days, whichever occurs first. All
site improvements associated with the special use permit shall be removed within 90 days
of such expiration or termination of use.

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 shall revert 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

SU240026
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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:
Rachel Applegate, Planning Supervisor
Reviewed by:
Darren Gerard, Planning Manager