05. Z2023115 PZ Report

Z2023115 
Page 1 of 7 
 
 
Report to the Planning and Zoning Commission 
Prepared by the Maricopa County Planning and Development Department 
 
 
Case: 
Z2023115 – 195th & Thomas Commercial  
 
 
 
 
 
Hearing Date: 
January 23, 2025 
 
Supervisor District: 
4 
 
 
 
  
 
Applicant: 
Adam Baugh, Withey Morris Baugh, PLC 
 
Owner: 
Toltec Thomas Holdings LLC 
   
Request: 
Major amendment to C-2 CUPD zoning with a Plan of Development  
 
  
 
Site Location: 
NEC of Thomas Rd. & 195th Ave. in the Buckeye area 
 
  
Site Size: 
Approximately 4.1 Acres 
 
Density: 
N/A 
 
County Island:  
Yes (Buckeye) 
 
 
County Plan: 
White Tank Grand Avenue Area Plan - Rural Residential (0-1 d.u./ac) 
 
Municipal Plan: 
Buckeye – Rural (1d.u./ac) 
 
Municipal Comments: 
City of Buckeye 
 
Support/Opposition: 
City of Buckeye opposition 
 
Recommendation: 
Approve with conditions

Z2023115 
Page 2 of 7 
Project Summary: 
 
1. 
This application seeks to process a major amendment to the zoning overlay on an existing C-2 
CUPD zoned parcel of land (APN 502-68-001B) located at the northeast corner of Thomas Rd. & 
195th Ave. in the Buckeye area. The parcel was previously zoned to C-2 CUPD in 2023 under 
Z2022206 which approved a zone change from Rural-43 to C-2 CUPD for future commercial uses. 
Since the rezoning approval, a specific user has chosen and designed a 93,507 sq. ft., single-story 
storage facility concept for the site. This application is requesting to amend the CUPD overlay 
standards to allow greater flexibility in developing the applicant’s specific design concept.  
 
2. 
Initial approval of Z2022206 did not include any CUPD deviations regarding setback, height or site 
development specifics regarding lot coverage or amending the number of parking spaces. The 
approval included deviations allowing future development utilizing on-site septic system with 
required review and approval by the Maricopa County Environmental Services Department 
(MCESD) opposed to connecting to municipal sewer system.  
 
3. 
The development proposes a 93,507 sq. ft. complex over the original proposed 2 single-story 
storage buildings. The larger structure would consist of a 86,589 sq. ft. building for indoor storage 
with a minor complex office and a series of roll-up storage units lining the interior access drive. 
The second structure is a row of roll-up storage units adjacent to the north of the facility. The site 
intends to provide access to its customers from 6:00 am to 10:00 pm while providing office and 
facility support hours between 9:30 am to 6:00 pm. Access will be provided from Thomas Rd. 
with exit along 195th Ave.   
 
4. 
The applicant is requesting to deviate specific zoning district standards to help facilitate the 
development. The parcel has a single side yard designation and a street side yard designation. 
The applicant requests to remove any required setback from the eastern parcel line. This request 
is to allow construction of the row of storage units along the northern parcel area. Additionally on 
the northern parcel boundary, a request to reduce the required rear yard from 25’ to 10’. Staff 
notes the parcel is a through lot with two frontages along Thomas Rd. and Catalina Dr. The facility 
will not utilize Catalina Dr. which is a local street, the developer will record a 1’ VNAE to eliminate 
any vehicular access and utilization of the northern region of the site as a rear yard with a reduced 
setback of 10’. To incorporate the facility design, a request to increase the maximum lot coverage 
from 60% to 66% has been requested. Finally, as the site will not require intense parking demand, 
a parking deviation has been requested to be reduced the amount of traditional commercial 
parking. The reduction in standards allow for sufficient office parking and provides dedicated 
unloading spaces within the facility. This amount of parking required will equate to five parking 
stalls one of which must be ADA-accessible and five loading stalls per the proposed CUPD 
standards. 
 
REGULATION 
CURRENT ZONING DISTRICT 
REGULATIONS (C-2 CUPD) 
PROPOSED ZONING DISTRICT 
REGULATIONS  
(C-2 CUPD AS AMENDED) 
Maximum Height  
40' 
40’  
Minimum Front Yard 
10' 
10’ 
Minimum Side Yard (east) 
10' 
0’ 
Minimum Street-side Yard 
10' 
10’ 
Minimum Rear Yard  
25' 
10’ 
Minimum Lot Area 
6,000 sq. ft. 
6,000 sq. ft. 
Minimum Lot Width * 
60' 
60' 
Maximum Lot Coverage 
60% 
66%

Z2023115 
Page 3 of 7 
Minimum Sight Visibility Triangle  
25’ X 25’ 
14’ X 25’ 
Parking Spaces 
See parking regulations 
For self-storage facility uses: 
1 parking stall per 20,000 sq. ft. 
of self-storage space; 
1 unloading stall per 20,000 sq. ft. 
of self-storage space 
Screening 
6' solid wall 
6' solid wall 
 
2024 Aerial-photo 
 
 
Zoning District map

Z2023115 
Page 4 of 7 
 
Proposed Site Plan 
 
 
Existing On-Site and Adjacent Zoning / Land Use: 
 
5. 
On-site: 
 
C-2 CUPD / Vacant – Undeveloped  
North: 
Rural-43 / Church  
South: 
Rural-43 / Vacant – Undeveloped 
East: 
Rural-43 / Vacant – Undeveloped 
West: 
Rural Residential (City of Buckeye) / Undeveloped Vacant Land 
 
 
Utilities and Services: 
 
6. 
Water: 
 
Arizona Water Company  
Wastewater: 
Septic  
Fire: 
Rural Metro  
Police:  
Maricopa County Sheriff’s Department  
 
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 
Thomas Rd.  
40’ 
65’ 
Principal Arterial 
195th Ave (City 
of Buckeye) 
40’ 
85’ 
Principal Arterial 
Catalina Drive 
0’ 
25’ 
I/E Easement

Z2023115 
Page 5 of 7 
 
Adopted Plans: 
 
8. 
White Tank Grand Avenue Area Plan (Updated 2023) – The parcel is classified as ‘rural densities’ 
designation with 0-1 dwelling units per acre.  
 
9. 
City of Buckeye General Plan – Imagine Buckeye 2040 (Approved June 7, 2022): The subject 
property is within the City of Buckeye’s planning area with a future use designation of ‘Rural Lands’ 
which proposes a density of 1 dwelling unit per acre.  
 
Public Participation Summary: 
 
10. 
The applicant sent neighborhood notification letters to all parcels within 300’ of the subject 
parcel. The site was posted with 2 public hearing notification signs since 10/30/2023 and was 
updated with the current public hearing information on 12/23/2024. To date, staff nor the 
applicant has not received any support, opposition or public comment on the proposal.  
 
Outstanding Concerns from Reviewing Agencies: 
 
11. 
The City of Buckeye has previously and continues to not support any rezoning proposal in favor 
of annexation and development within the City, developing to City standards. City staff has 
provided correspondence with technical requirements including approval of traffic study. 
Additionally, correspondence indicates conceptual acceptance of the storage commercial use, 
though city staff indicates the City would prefer if the site was zoned C-1. C-1 being the allowed 
zoning designation within the City that allows storage uses.  
 
Staff Analysis: 
 
12. 
Staff supports amending the C-2 CUPD overlay to develop a self-storage facility on the parcel. 
The proposed use of a storage facility is a less intense use than what can otherwise be developed 
within a C-2 zoning district. Staff is supportive of the requested deviations for required parking, 
minimum setbacks and lot coverage. The plan of development for a self-storage use, while 
expansive, will only be single-story and has been designed to place the larger structure as close 
to the roadway as can be designed. Staff notes concerns from the City of Buckeye. Buckeye’s 
jurisdiction is directly to the west of 195th Ave. includes existing rural residential zoning and 
planned residential with no commercial zoning existing within the area. Buckeye is the ultimate 
annexing municipality and commercial zoning is more appropriate within the City’s jurisdiction. 
The applicant has worked with the City to help design future corner development by  providing 
additional ROW along 195th Ave. to a turning lane from Thomas Rd. to 195th Ave. The applicant 
has chosen to develop the parcel as a storage facility as MCESD has informed the applicant the 
use conforms with the septic use requirements on the site. Staff further supports amending the 
overlay to include a provision limiting the use to a indoor storage facility.  
Recommendation: 
 
13. 
Staff recommends the Commission adopt a motion recommending that the Board of Supervisors 
approve Z2023115 subject to the following conditions ‘a’ – ‘h’: 
 
a. 
A Plan of Development is approved subject to site plan entitled “Self Storage Facility for 
Evergreen Investment Company”  consisting of 4 full-size sheets, dated October 11, 2024. 
The Plan of Development may be amended administratively under separate application as 
long as the amendment complies with the established CUPD development standards as

Z2023115 
Page 6 of 7 
approved by the Board of Supervisors. 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 “NEC Of Thomas Road And 195TH Avenue CUPD”, consisting of 26 pages, dated 
November 18, 2024, except as modified by the following conditions. 
 
c. 
The following C-2 CUPD zoning district standards shall apply: 
1. 
Minium side yard (east lot line): 0-feet  
2. 
Minium rear yard (north lot line): 10-feet 
3. 
Maximum lot coverage: 66% 
4. 
Minimum sight visibility triangle (SVT): 25-feet X 14-feet 
5. 
Parking standards per ordinance except for self-storage facilities: 1 parking stall per 
20,000 sq. ft. of self-storage space; 1 unloading stall per 20,000 sq. ft. of self-storage 
space. 
6. 
The CUPD shall limit entitled uses to indoor self-storage facilities.  
 
d. 
The following MCDOT conditions shall apply:  
1. 
Thomas Road is classified as a future principal arterial requiring dedication of a 65-
foot half street from the section line. The ROW dedication must be completed before 
the building permit can be issued. 
2. 
The Site Plan shows new ROW on Catalina Drive. It should be understood that 
MCDOT will not accept dedication of this ROW.  
3. 
Any additional dedication and offsite improvement requirements will be determined 
by MCDOT Traffic and MCDOT Permits based on the submittal of a TIA/TIS.  
4. 
The above comments do not include identification of utilities or underground 
facilities within or adjacent to the required right-of-way that may have prior rights 
and/or require relocation. Applicant to contact the City of Buckeye regarding access, 
right-of-way, and required improvements to 195th Avenue. 
 
e. 
The following 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. 
Based on the conceptual design nature of the information submitted, changes to 
the site layout may be necessitated by the final engineering design of the site’s 
drainage infrastructure. 
3. 
Detailed Grading and Drainage (Site Infrastructure) Plans must be submitted with 
the application for Building Permits. All wall/fence details must be on the G&D plan. 
 
f. 
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.

Z2023115 
Page 7 of 7 
g. 
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.  
 
h. 
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 
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, 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: 
Andrew Lorentzen, Planner 
Reviewed by: 
Rachel Applegate, Planning Supervisor 
 
Attachments: 
Case Map (1 page) 
 
Site Plan (4 pages) 
 
Narrative Report (26 pages) 
 
Engineering Comments (5 pages) 
 
City of Buckeye Correspondence (3 pages)

/
Maricopa County Planning & Development - Phoenix, AZ
4
Gross Acres: 4 approx.
Generated December 31, 2024 11:53 AM
Z2023115
Application Name:
Legal Description
195th & Thomas Commercial Rezoning
Applicant
Case Address
2N 2W 28
Hannah Bleam
19452 W THOMAS RD
Applicant Phone/Email
Parcel Primary:502-68-001B
(602) 230-0600
hannah@wmbattorneys.com
LITCHFIELD PARK, AZ 85340
Map scale 1:1,536
Supervisor District No.
195th and Thomas Commercial EDR

EXIT ONLY
Helix Engineering, LLC
Phoenix AZ 85050
602-788-2616
ph
Engineering / Surveying / Consulting
Suite 113
3240 E Union Hills
www.hxeng.com
Evergreen Storage     
Thomas / Jackrabbit 
N. Jackrabbit Rd.    
Maricopa County, AZ                   
85326                            
753
30489
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1       4
COVER
C-1
PLAN OF DEVELOPMENT / PRELIM GRADING PLAN
FOR
EVERGREEN STORAGE
SHEET INDEX
APN
LEGAL DESCRIPTION:
AS-BUILT CERTIFICATION
BASIS OF BEARING
FINISH FLOOR CERTIFICATION
PRIME BENCHMARK
DECLARATION OF RESPONSIBLE CHARGE
FLOOD PLAIN NOTE
UTILITY COORDINATION
LAND SURVEY
ESTIMATED EARTHWORK QTYS
ENGINEER
ARCHITECT
PROJECT INFORMATION
N. JACKRABBIT ROAD
THIS PROJECT
VICINITY MAP
N.T.S.
THOMAS RD
PERRYVILLE  RD
JACKRABBIT RD
INDIAN SCHOOL RD
THOMAS RD
KEYMAP
SECONDARY BENCHMARK
SEWER AND WATER
JACKRABBIT RD
OF A PORTION OF THE SOUTHWEST 1/4, OF SECTION 28, TOWNSHIP 2 NORTH, RANGE 2 WEST OF THE GILA AND SALT
RIVER BASE AND MERIDIAN, MARICOPA COUNTY, ARIZONA.
OWNER / DEVELOPER
SITE TBM BENCHMARK (< 200' FROM NEW BLDG)

Helix Engineering, LLC
Phoenix AZ 85050
602-788-2616
ph
Engineering / Surveying / Consulting
Suite 113
3240 E Union Hills
www.hxeng.com
Evergreen Storage     
Thomas / Jackrabbit 
N. Jackrabbit Rd.    
Maricopa County, AZ                   
85326                            
753
30489
STEVEN R.
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NOTES / DETAILS
C-2
DESIGNER'S NOTES
MARICOPA COUNTY GENERAL NOTES
’
’
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MARICOPA COUNTY SPECIAL NOTES
‐
LEGEND
ABBREVIATIONS
NOTES:

KEYED NOTES
Helix Engineering, LLC
Phoenix AZ 85050
602-788-2616
ph
Engineering / Surveying / Consulting
Suite 113
3240 E Union Hills
www.hxeng.com
Evergreen Storage     
Thomas / Jackrabbit 
N. Jackrabbit Rd.    
Maricopa County, AZ                   
85326                            
753
30489
STEVEN R.
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MATCH LINE
C-3
GD / POD
PLAN OF DEVELOPMENT / PRELIM GRADING PLAN
FOR
EVERGREEN STORAGE
N. JACKRABBIT ROAD
OF A PORTION OF THE SOUTHWEST 1/4, OF SECTION 28, TOWNSHIP 2 NORTH, RANGE 2 WEST OF THE GILA AND SALT
RIVER BASE AND MERIDIAN, MARICOPA COUNTY, ARIZONA.

KEYED NOTES
EXIT ONLY
Helix Engineering, LLC
Phoenix AZ 85050
602-788-2616
ph
Engineering / Surveying / Consulting
Suite 113
3240 E Union Hills
www.hxeng.com
Evergreen Storage     
Thomas / Jackrabbit 
N. Jackrabbit Rd.    
Maricopa County, AZ                   
85326                            
753
30489
STEVEN R.
BOWSER
R
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d
 
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GD / POD
MATCH LINE

1 
 
 
NEC OF THOMAS ROAD AND 195TH AVENUE CUPD 
 
C-2/CUPD Application 
Z2023036 
 
 
 
 
 
 
 
Approximately 4.13 acres  
Located at the northeast corner of Thomas Road 
and 195th Avenue in unincorporated Maricopa 
County  
APNs 502-68-001B 
 
First Submittal: 09/19/23 
Second Submittal: 11/18/24 
 
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. Purpose of Request ......................................................................................................... 3 
C. Description of Proposal ................................................................................................... 3 
D. Relationship to Surrounding Properties ........................................................................... 4 
E. Location and Accessibility ............................................................................................... 4 
F. 
Circulation System .......................................................................................................... 4 
G. Proposed CUPD Deviations ............................................................................................ 4 
H. Community Facilities and Services .................................................................................. 5 
I. 
Public Utilities and Services ............................................................................................. 5 
J. 
Conclusion ...................................................................................................................... 5

3 
 
Northeast corner of Thomas Road and 195th Avenue 
C-2/CUPD Application 
 
A. Property Location 
The subject property (the “Property”) is a 4.13-acre parcel located at the northeast corner of Thomas Road 
and 195th Avenue in unincorporated Maricopa County but is within the Town of Buckeye planning area. The 
Property is also identified as Maricopa County Assessor Parcel No. 502-68-001B.  See Exhibit 1 – Aerial 
Map.  The Property is approximately one mile north of the Interstate 10 and located at a major arterial 
intersection. See Exhibit 2 – Vicinity Map.  The Property is surrounded by a mixture of residentially zoned 
property within Maricopa County and the Town of Buckeye and was recently rezoned to C-2 CUPD to allow 
commercial uses.  See Exhibit 3 – Zoning Map. 
 
B. Purpose of Request 
This application is being filed on behalf of Evergreen Investment Company in order to develop the 4.13-acre 
property, located at the corner of Thomas Road and 195th Avenue, for a CUPD for associated deviations. 
The Property is zoned C-2 CUPD and now the Property is considering a specific commercial development 
that requires some additional deviations from the C-2 zoning district that were not initially anticipated, which 
is the reason for the CUPD application. This CUPD application is being processed concurrently with the Plan 
of Development application.  
C. Description of Proposal 
The proposed development on the site is for an indoor self-storage facility that includes three (3) buildings, 
with one main building positioned toward the intersection, and two storage buildings on the north and east 
perimeter of the site. The site is secured with a gate access providing all storage loading and unloading 
activity screened from public view.  
This proposed use is a low traffic generator and is highly designed to be attractive at the corner of 195th 
Avenue and Thomas Road. In addition, the proposed building will be one-story in height (21 feet to top of 
parapet) and will be low-profile and harmonious with buildings within the vicinity of the site. The office hours 
will be 9:30am to 6:00pm and keypad access hours will be 6:00am to 10:00pm. 
Exterior building materials will consist primarily of integral color masonry block with a collection of materials, 
such as metal and steel, and a key accent color to add visual interest. In addition, the facades include 
articulation and intentional design features to enhance the facades facing the street. 
The proposed use will be able to serve the existing subdivisions, such as Verrado, as well as any new and 
planned homes within the area.  
See site plan at Exhibit 4, and Elevations at Exhibit 5.

4 
 
D. Relationship to Surrounding Properties 
The Property is ideally located for commercial uses that can serve residential neighborhoods located to the 
southwest and northwest of the site. The proposed project along two major roadways (Thomas Road and 
195th Avenue) 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 church located to the north of the Property that is not a 
residential use.  
Zoning/Use: 
North:  
Rural-43 / Church 
 
South:  
 
Rural-43 / Undeveloped Vacant 
East:  
 
Rural-43 / Undeveloped Vacant 
West:  
 
Rural Residential (City of Buckeye) / Undeveloped Vacant Land 
 
E. Location and Accessibility 
The Property are accessible from Thomas Road and with an exit only movement to 195th Avenue.  There is 
no access to the Property from the east or north property lines.   
 
F. Circulation System 
New driveway access is proposed at Thomas Road to the south that is the only way to enter the Property. 
Egress only access is provided to 195th Avenue to the west. There are a number of street improvements 
including 25 feet of additional ROW provided on Thomas Road and 195th Avenue, as shown on the proposed 
plan. A pedestrian sidewalk is provided from the sidewalk on Thomas Road directly to the leasing office. 
Customer parking and a loading staging area are provided near the rental/leasing office prior to accessing 
the interior of the site. The interior of the site is secured and only accessed through motorized, keypad-
controlled access gates. Access to all buildings/storage are interior to the site and provided with minimum 
34-foot-wide drive aisles.  
 
G. Proposed CUPD Deviations 
• Setbacks and Building Height:  
o Modify rear yard setback from 25 feet to 10 feet. 
o Modify east setback from 10 feet to 0 feet. 
o Maximum building height is 40 feet at lot line.  
Due to the required widths of the drive aisles to accommodate larger moving vehicles and the small width of 
the site, a reduction to the rear and east setbacks are necessary. Normally these setbacks occur whenever 
the adjacent zoning is residential. In this case, the northern property - while zoned RU-43 - is a church which 
is not a residential use. Similarly, the residential zoned land to the east is vacant, and most likely to be 
rezoned to a commercial use given its narrow width and proximity to the intersection where commercial uses

5 
 
are anticipated.  Therefore, the setback reduction will not negatively impact the adjacent properties. In 
addition, we wanted to clarify that the 40-foot building height is permitted on the entire site, no matter the 
setback provided.  
• Lot Coverage: Modify minimum lot coverage from 60% to 66% 
Due to the small size of the property and the need to maintain one-story height for the building, the applicant 
desires a small increase of the lot coverage to accommodate the development.  
• Parking:  
o Modify the parking standards as described below: 
▪ PARKING REQUIRED: 1 SPACE PER 20,000 SF SELF STORAGE = 93,735 SF/ 
20,000 SF= 5 SPACES (5% ADA= 1 ADA SPACE) 
▪ + 1 UNLOADING SPACE PER 20,000 SF= 5 UNLOADING SPACES 
As presently codified, there is no specific parking requirement for self-storage facilities in the Maricopa County 
Zoning Ordinance. In the absence of an express ratio for self-storage uses, a general Warehouse Use ratio 
of one space per 900 square feet has been applied by staff. This leads to an oversupply of striped parking 
since the majority of storage building space is not occupiable, and rarely used. This would require a 
disproportional number of parking spaces for self-storage use, which is the reason for the deviation. We 
believe a more equitable determination is appropriate given the nature and operations of storage uses. 
 
H. Community Facilities and Services 
The proposed use is not residential and therefore would not require any additional community facilities or 
services. 
 
I. Public Utilities and Services 
The following are the utilities/service providers for the Property: 
• Water: Arizona Water Company 
• Wastewater:  The proposed use will be served by septic, as to be accepted and approved by the 
Maricopa County Environmental Services Department (MCESD) 
• Electrical: Arizona Public Service  
• Gas: Southwest Gas Corporation  
• Refuse: Private Service Provider 
• Phone: Century Link/Cox Communications  
• Fire:  Rural Metro 
• Police: Maricopa County Sherriff’s Department  
 
J. Conclusion 
The proposed project is consistent with the character of the area and appropriate at two major roadways. A 
single-story, self-storage facility will provide convenience and services to the area. The layout of the 
development provides a low intensity use that is one-story in height to scale appropriate for the area.

EXHIBIT 1

Maricopa County GIO, Maricopa County Assessor's Office
O
11/8/2022  3:34:40 PM
Map

EXHIBIT 2

Maricopa County GIO, Maricopa County Assessor's Office
O
11/8/2022  3:32:47 PM
Map

EXHIBIT 3

C-2 CUPD

EXHIBIT 4

EVERGREEN SELF STORAGE
SEPTEMBER 10, 2024
SWC OF THOMAS RD AND 195TH AVENUE, BUCKEYE, ARIZONA 85396
Landscape
Architects
Land
Planning
Irrigation
MCGOUGH
ADAMSON
PRELIMINARY LANDSCAPE PLAN
N.T.S.
BOUGAINVILLEA HYBRID - 'FLAME' BUSH BOUGAINVILLEA
CAESALPINIA PULCHERRIMA - RED BIRD OF PARADISE
CALLIANDRA CALIFORNICA - FAIRY DUSTER
LEUCOPHYLLUM FRUTESCENS HYBRID
'HEAVENLY CLOUD SAGE'
RUELLIA PENINSULARIS - BAJA RUELLIA
TECOMA STANS HYBRID - 'SPARKLETTE' TECOMA
3/4" SCRENED DECOMPOSED GRANITE  (2" MIN. DEPTH)
TREES
SHRUBS
ACCENTS
GROUND COVERS
SYMBOL
BOTANICAL NAME - COMMON NAME
CAESALPINIA CACALACO - CASCALOTE 'SMOOTHIE'
PARKINSONIA FLORIDA - BLUE PALO VERDE
PROSOPIS HYBRID 'PHOENIX'- THORNLESS MESQUITE
QUERCUS VIRGINIANA - SOUTHERN LIVE OAK
ALOE BARBADENSIS - ALOE VERA
BOUTELOUA GRACILIS - 'BLONDE AMBITION'
HESPERALOE PARVIFLORA  - RED YUCCA
BAILEYA MULTIRADIATA - DESERT MARIGOLD
EREMOPHILA GLABRA - 'OUTBACK SUNRISE'
LANTANA X 'NEW GOLD' - 'NEW GOLD' LANTANA
LANTANA MONTEVIDENSIS - PURPLE TRAILING LANTANA
NOTES:
1. DUE TO PLANT MATERIAL AVAILABILITY, SUBSTITUTIONS FOR PLANT MATERIAL LISTED
ABOVE MAY BE USED. ANY ALTERNATES OR SUBSTITUTIONS MUST BE ON THE ADWR LOW
WATER USE PLANT LIST.
2. SUB-SPECIES OR HYBRIDS OF PLANT MATERIAL LISTED ABOVE MAY BE USED AS
ALTERNATES/SUBSTITUTIONS.
3. ADDITIONAL PLANT MATERIAL MAY BE ADDED TO THE LIST ABOVE DUE TO UTILITY
COMPANY  REQUESTS AND/OR PLANTING RESTRICTIONS WITHIN UTILITY EASEMENTS.
4. NO TREES TO BE LOCATED WITHIN THE P.U.E. OR ANY OTHER NOTED EASEMENTS.
COB NOTES:
VISIBILITY EASEMENTS RESTRICTIONS:
ANY OBJECT, WALL, STRUCTURE, MOUND OR LANDSCAPING (MATURE) OVER 24" IN HEIGHT
IS NOT ALLOWED WITHIN THE VISIBILITY EASEMENT. TREE CANOPIES ARE TO NOT OVERHANG THE
EASEMENT. NO TREES ARE TO BE INSTALLED WITHIN 6' OF ANY FIRE HYDRANT. NO BOULDERS ARE
TO BE INSTALLED IN THE VNAE, PUE, R/W OR WITHIN 6' OF THE BACK OF CURB. ANY VEGETATION
INCLUDING TREES, SHRUBS, BUSHES OR GROUND COVER, MAY BE REMOVED FOR ANY REASON IF
DEEMED NECESSARY BY THE CITY OF BUCKEYE.
W. INDIAN SCHOOL RD.
W. THOMAS RD.
195TH AVE. (JACKRABIT TRAIL)
OSBORN RD.
SITE
191ST AVE.
VICINITY MAP
NORTH
40'
0'
120'
80'
SCALE:  1"=40'-0"
W. THOMAS ROAD
6' HT. MASONRY SCREEN WALL
- SEE ARCH. PLANS
SVT (TYP.)
CURB (TYP.)
MAIN ENTRANCE
195TH AVE. (JACKRABBIT TRAIL)
A.D.A. RAMP (TYP.)
10'
SETBACK
LANDSCAPE & STORM WATER
RETENTION AREA
SIDEWALK (TYP.)
NEW 1-STORY
SELF STORAGE
BUILDING 'A'
NEW 1-STORY SELF STORAGE
BUILDING 'B'
25' SETBACK
LANDSCAPE & STORM WATER
RETENTION AREA
SIDEWALK (TYP.)
10' SETBACK
EXIT ONLY GATE
- SEE ARCH. PLANS
SVT (TYP.)
40'
EXIST. R.O.W.
65' R.O.W.
ROLLING GATE
- SEE ARCH. PLANS
ACCESS KEY PAD
- SEE ARCH. PLANS
25' R.O.W.
85' R.O.W.
PED. GATE
- SEE ARCH. PLANS
65' R.O.W.
LIGHT POLE
PEDESTRIAN GATE
- SEE ARCH. PLANS
A.D.A. RAMP
REFUSE ENCLOSURE
- SEE ARCH. PLANS
CATALINA DR.

2
PHONE: (480) 227-5259
MESA, ARIZONA 85203
1140 E GREENWAY ST  SUITE 4
WWW.ONPOINTARCHITECTURE.COM
DWG NO:
ITEM
DATE
THIS DRAWING IS AN INSTRUMENT OF SERVICE
AND IS THE SOLE PROPERTY OF ON POINT
ARCHITECTURE, LLC, ANY USE OF THIS DRAWING
WITHOUT THE WRITTEN CONSENT OF ON POINT
ARCHITECTURE, LLC IS PROHIBITED.
DRAWING SCALES INDICATED ARE FOR REFERENCE
ONLY AND ARE NOT INTENDED TO ACCURATELY
DEPICT ACTUAL OR DESIGN CONDITIONS. WRITTEN
DIMENSIONS SHALL GOVERN.
ALWAYS USE DIMENSIONS AS SHOWN. DRAWINGS ARE
NOT TO BE SCALED.
JOB NO:
for
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48511
NICOLE LEE
POSTEN
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A1.2
SITE DETAILS
SELF STORAGE FACILITY
EVERGREEN INVESTMENT COMPANY
APN: 502-68-001B
MARICOPA COUNTY, ARIZONA
2217
7/18/23
OWNER REVIEW
9/15/23
POD SUB 1
9/15/23
2023
1
3
7
4
5
6
8
11
10
9

PHONE: (480) 227-5259
MESA, ARIZONA 85203
1140 E GREENWAY ST  SUITE 4
WWW.ONPOINTARCHITECTURE.COM
DWG NO:
ITEM
DATE
THIS DRAWING IS AN INSTRUMENT OF SERVICE
AND IS THE SOLE PROPERTY OF ON POINT
ARCHITECTURE, LLC, ANY USE OF THIS DRAWING
WITHOUT THE WRITTEN CONSENT OF ON POINT
ARCHITECTURE, LLC IS PROHIBITED.
DRAWING SCALES INDICATED ARE FOR REFERENCE
ONLY AND ARE NOT INTENDED TO ACCURATELY
DEPICT ACTUAL OR DESIGN CONDITIONS. WRITTEN
DIMENSIONS SHALL GOVERN.
ALWAYS USE DIMENSIONS AS SHOWN. DRAWINGS ARE
NOT TO BE SCALED.
JOB NO:
for
R
A
C
I
F
I
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T
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O
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48511
NICOLE LEE
POSTEN
.
T
I
H
C
T
C
E
A1.3
SITE DETAILS
SELF STORAGE FACILITY
EVERGREEN INVESTMENT COMPANY
APN: 502-68-001B
MARICOPA COUNTY, ARIZONA
2217
7/18/23
OWNER REVIEW
9/15/23
POD SUB 1
9/15/23
2023
2
1
3
4

EXHIBIT 5

Jim Kary, PE 
Planning & Development 
301 W. Jefferson St., Suite 170 
Phoenix, Arizona 85003 
Phone: (602) 506-8799 
www.maricopa.gov/planning 
Email address: 
jim.kary@maricopa.gov 
Planning & Development 
 
Engineering Plan Review 
 Date:    
December 5, 2024 
 
Memo To: Darren Gerard, Planning Manager, Planning & Development 
 
Attn: 
Andrew Lorentzen, Planner, Planning and Development 
 
 
 
From: 
Jim Kary, P.E., Plans Examiner Engineer, Planning and 
Development 
 
cc: 
Michael Norris, P.E., Engineering Manager, Planning and 
Development 
 
Subject:   Z2023115 –  CUPD overlay requested for development standard 
deviations for a self-storage facility 
APN(s): 
502-68-001B 
(E2 Memo) 
 
Engineering Review has reviewed the first plan and report routed for review on 
12/05/2023, for the subject application and has the following comments: 
 
Engineering has no objection to the Zoning change. 
 
DRAINAGE PLAN REVIEW  
 
1. OFFSITE HYDROLOGY 
 
a. No Comment. 
 
2. ONSITE HYDROLOGY 
 
a. No Comment. 
 
3. ONSITE RETENTION 
 
a. No Comment. 
 
4. RETENTION DISPOSAL 
 
a. No Comment.

Page 2 of 5 
  
5. CROSS SECTIONS 
 
a. No comments. 
 
6. FINISHED FLOORS (PADS) 
 
a. No comments. No new habitable buildings are proposed. 
 
7. TOPOGRAPHY 
 
a. No comments. 
 
8. FLOODPLAINS 
 
a. The only floodplain is the floodway on the west side of N 195th Ave. 
  
9. EROSION SETBACKS 
 
a. This item does not apply to this application. 
 
FLOOD CONTROL DISTRICT REVIEW 
 
a. No comments. 
 
PND TRANSPORTATION PLAN REVIEW 
 
1. NEW COMMENT - Add Detail Figure 9.3 – Offset and Clearance Distances 
from the MCDOT Roadway Design Manual to the landscape plan.  This can be 
done for the first Building permit submittal. 
 
2. N 195th Ave is the jurisdiction of the City of Buckeye.  Coordinate with the City 
of Buckeye and provide documentation of improvements required for N 195th 
Ave. 
 
 
PND TRANSPORTATION PLAN REVIEW R/W INFORMATION  
 
1. West Thomas Road (MCDOT Jurisdiction) 
a. Current Classification: Minor Collector 
b. Future Classification: Principal Arterial 
c. Existing Half Street R/W:  
40 Feet 
d. Ultimate Half Street R/W:  
60-75 Feet (100’ per O&D)

Page 3 of 5 
  
STORM WATER QUALITY REVIEW/INFORMATION 
 
1. The subject site is located within the County’s Urbanized Area. A Storm Water 
Pollution Prevention Permit (SWPPP) from the County will be required prior to 
issuance of any construction permits. This does NOT preclude the requirement 
to obtain a Notice of Intent to Discharge (NOID) from the State (ADEQ), as 
may be required.  The SWPPP will be submitted as a separate permit and must 
not be submitted with the building permit.  See application attached to 
Z2023114. 
 
MCDOT COMMENTS  
 
1. Thomas Road is classified as a future principal arterial requiring dedication of a 65-
foot half street from the section line.  NEW COMMENT - The ROW dedication must be 
completed before the building permit can be issued. 
 
2. The Site Plan shows new ROW on Catalina Drive. It should be understood that 
MCDOT will not accept dedication of this ROW.  
 
3. Any additional dedication and offsite improvement requirements will be determined 
by MCDOT Traffic and MCDOT Permits based on the submittal of a TIA/TIS.  
 
4. The above comments do not include identification of utilities or underground 
facilities within or adjacent to the required right-of-way that may have prior rights 
and/or require relocation. 
 
5. Applicant to contact the City of Buckeye regarding access, right-of-way, and required 
improvements to 195th Avenue. 
 
Documents to be submitted. 
 
1. The grading and drainage plan that was submitted only included Sheet 3 and 
4 of 4.  Submit the entire G&D for the next review. 
 
2. Updated Drainage report.   
 
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.

Page 4 of 5 
  
2. Based on the conceptual design nature of the information submitted, changes 
to the site layout may be necessitated by the final engineering design of the 
site’s drainage infrastructure. 
 
3. Detailed Grading and Drainage (Site Infrastructure) Plans must be submitted 
with the application for Building Permits.  All wall/fence details must be on the 
G&D plan.  
 
Please contact me with any questions. 
 
DRAINAGE PLAN REVIEW REFERENCES:   
 
The Drainage Regulations are listed in Section 1205 of the MCZO: 
https://www.maricopa.gov/documentcenter/view/272  
Maricopa County Drainage Policies and Standards Manual: 
https://www.maricopa.gov/DocumentCenter/Home/View/2369  
For Additional Information See: 
https://www.maricopa.gov/1635/Drainage-Review 
 
FLOOD CONTROL DISTRICT OF MARICOPA COUNTY REFERENCES:   
 
Floodplain Regulations for Maricopa County: 
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

Page 5 of 5 
  
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 
 
Please contact me if you have any questions or require any additional 
information.

1
Andrew Lorentzen (PND)
From:
Josh Ford <joshford@buckeyeaz.gov>
Sent:
Tuesday, October 31, 2023 3:51 PM
To:
Ken Galica; Andrew Lorentzen (PND)
Cc:
Adam Copeland; Brian Craig; Hobart Wingard; John Willett; Ron Moll
Subject:
RE: Z2023115 - 195th and Thomas Commercial Rezoning 
Attachments:
Addendum No SP 5  Major In.pdf
Hello, 
 
Thanks for sharing. Below are Civil Engineering Comments 
 
‐In order to tie into City sewer the applicants would need to annex within the City.  
‐Arizona Water is the private water provider in the area. 
‐Per the City’s Transportation Master Plan, Jackrabbit Trail is a Major Arterial. Half street improvements and r/w 
dedication are required. 85’ of R/W should be dedicated for 500’ along with improvements shown in COB Std Dtl 63300 
series.(See attached) A right turn lane would be additionally required for Catalina Drive which would require at least 75’ 
of R/W. Any access point along Jackrabbit Trail between Thomas Road and Catalina Drive would be a right in/right out 
access and should be approximately centered between Thomas Road and Catalina Drive. 
‐Per the City’s Transportation Master Plan, Thomas Road is an Arterial. Half street improvements and r/w dedication are 
required. 75’ of R/W should be dedicated along the parcel frontage with improvements shown in COB Std Dtl 63300 
series including a slip turn lane.(See attached) An access point along Thomas Road should be a shared access point with 
the parcel to the east.  
‐Onsite retention should be provided for the adjacent half streets and R/W, and should be located within the property 
and out of the R/W and LPPUE. 
‐Any overhead utilities along the roadway including power (less than 69KV) shall be undergrounded. 
‐Coordinate with City of Buckeye traffic department for TIA requirements. 
 
Thank you, 
 
 
Josh Ford, P.E. 
Engineering Manager 
Development Services 
623‐208‐9096 
    
 
  
 
 
From: Ken Galica <kgalica@buckeyeaz.gov>  
Sent: Wednesday, October 25, 2023 12:22 PM 
To: Andrew Lorentzen (PND) <Andrew.Lorentzen@maricopa.gov> 
Cc: Adam Copeland <acopeland@buckeyeaz.gov>; Brian Craig <bcraig@buckeyeaz.gov>; Hobart Wingard 
<hwingard@buckeyeaz.gov>; John Willett <jwillett@buckeyeaz.gov>; Josh Ford <joshford@buckeyeaz.gov> 
Subject: RE: Z2023115 ‐ 195th and Thomas Commercial Rezoning  
 
Hi Adam,  
 
Thanks for sharing. Buckeye Planning has the following comments:

2
1) Unless there is an inability to annex due to statutory requirements (the City is not presently aware of any such 
inability), the City strongly supports annexation of the site into the City prior to development so that it can 
develop in accordance with Buckeye requirements.  
2) In accordance with the Rural Buckeye General Plan designation applied to the property, if development is to 
occur in the County, the City would request zoning be limited to C‐1 rather than C‐2 as proposed.  
3) Jackrabbit Trail is a City right‐of‐way adjacent to this site and all requests for access need to be processed 
through city including the TIA.  
4) Contribution to the Thomas Road traffic signal will be required.  
5) The project design illustrated in the narrative is of good quality and is supported. Will construction of that design 
be stipulated or will there be an ability by a developer to “bait and switch”? If not locked to this design, City 
would like an opportunity to review any revisions before construction.  
 
I’ve copied John Willett, Buckeye Traffic Engineer, and Josh Ford, Engineering Manager, who may (or may not) have 
additional comments they’d like you to share with the applicant.  
 
If you’re able to share these comments with the applicant and provide my contact info if they needed any follow‐up, I 
won’t need to attend the TAC.  
 
 
Ken Galica 
Principal Planner 
Development Services Department  
(623) 349‐6214 
    
 
 
From: Andrew Lorentzen (PND) <Andrew.Lorentzen@maricopa.gov>  
Sent: Wednesday, October 25, 2023 9:30 AM 
To: Philip Hilliker (MCSO) <P_Hilliker@MCSO.maricopa.gov>; dhenning@westvalleyview.com; ken.nyman@azag.gov; 
HStumpRR@gmail.com; swilken@azmag.gov; Kurt Cotner <kcotner@azmag.gov>; agarza@azmag.gov; 
Jon.Lacy@bvfd.az.gov; Mark.burdick@bvfd.az.gov; hstumprr@gmail.com; 56fw.cit.communityinitiative@us.af.mil; Ken 
Galica <kgalica@buckeyeaz.gov>; ggehlert@glendaleaz.com; Alissa.magley@goodyearaz.gov; 
christopher.baker@goodyearaz.gov; Katie.wilken@goodyearaz.gov; pe@azland.gov; bfenske@azdot.gov; 
jgarcia@azdot.gov; Dkrantz@citytocitycre.com; tsprague@azgfd.gov; pep@azfgd.gov; Hannah Bleam 
<hannah@wmbattorneys.com> 
Subject: Z2023115 ‐ 195th and Thomas Commercial Rezoning  
 
[NOTICE:  This message originated outside of the City of Buckeye ‐‐ DO NOT CLICK on links or open attachments unless 
you are sure the content is safe.] 
Hello Registered Area of Interest Member,  
Please find attached A planning & development application routing for Z2023115 ‐ 195th and Thomas Commercial 
Rezoning 
See attached document for instructions to download application materials and upcoming TAC information.   
Thank you,

3
 
Andrew Lorentzen 
Planner 
PLANNING & DEVELOPMENT 
301 W. Jefferson St. Suite 170  
Phoenix, AZ 85003 
O:   602-506-2364     
MARICOPA.GOV 
Andrew.lorentzen@maricopa.gov 
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