13. CPA2023012 PZ Report
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CPA2023012
Page 1 of 8
Report to the Planning and Zoning Commission
Prepared by the Maricopa County Planning and Development Department
Case:
CPA2023012 – Belmont Mixed-Use
Hearing Date:
November 2, 2023
Supervisor District:
4
Applicant:
Lindsay Schube, Gammage & Burnham
Owners:
Belmont Infraco LLC, Hassayampa Utility Co Inc, Voyager Hassayampa 78
Investors, and LKY 175 LLC
Request:
Major Comprehensive Plan Amendment (CPA) to change land use
designation from large lot residential, small lot residential, medium density
residential, high density residential, regional retail center, community retail
center, neighborhood retail center, recreational open space, dedicated
open space, public facility, and educational to mixed use.
Site Location:
Generally located north of I-10, west of 399th Ave., south of Indian School
Rd., and east of 355th Ave., as well as south of I-10 and north of McDowell
Rd. in the Tonopah area
Site Size:
Approx. 1,402 acres
Density:
N/A
County Island:
No
County Plan:
Tonopah/Arlington Area Plan – Belmont DMP
Municipal Plan:
N/A
Municipal Comments:
City of Goodyear and Pima County – no concern
Support/Opposition:
One email in opposition
Recommendation:
Approve
CPA2023012
Page 2 of 8
Project Summary:
1.
Gammage and Burnham PLC (applicant) is requesting a major comprehensive plan amendment
(CPA) to change the land use designation in the Vision 2030 Maricopa County Comprehensive
Plan and the Tonopah / Arlington Area Plan from Belmont DMP and Rural Development Area to
Mixed-Use to allow development of a variety of commercial, retail restaurant, hotel, residential
and light industrial uses. The envisioned development will be anchored by the 300-acre Desert
Studios movie filming complex, which the applicant is seeking zoning entitlement for in the
related Z2023069 zone change with overlay case. The narrative envisions the next phases of
development to include several uses related to the movie complex including the potential for a
theme park resort. Due to the size of the project at 1,402 acres, a major CPA is required. Zoning
entitlement for each phase of development will have to be submitted by the applicant as the site
develops beyond the initial Desert Studios portion.
2.
The site is comprised of 13 contiguous, privately owned parcels. While the majority of adjacent
properties are privately owned, there are large areas of Arizona State Trust land around the
southern portion of the site. The adjacent areas are mostly vacant with some sporadic large lot
residential/rural development.
3.
Adjacent land uses include vacant, agricultural, and very limited rural residential uses. The
majority of the site is within the Belmont DMP area, which was initially approved in 1991 and most
recently amended in 2007. The DMP envisioned several development villages of mostly
residential type uses. The narrative provided by the applicant states that the intention is to
remove the subject land from the Belmont DMP so that it may be independently developed in a
more modern fashion taking advantage of the proximity to Interstate 10 and a flexible
development plan that can morph over a multi-phase project executed over several years.
4.
The narrative asserts that the proposed development meets the Comprehensive Plan
Amendment criteria in the following manner:
Whether the amendment constitutes an overall improvement to the Comprehensive Plan and is
not solely for the good or benefit of a particular landowner or owners at a particular point in time.
The narrative states that the Belmont Mixed Use is an improvement to the Comprehensive Plan
due to the benefits to the state, county, local and regional economy. While the narrative does not
give projected employment numbers, the types of envisioned uses stated in the narrative, such
as the movie complex and potential theme park resort poise to create hundreds of jobs and
become major economic drivers for not only just the county but the state. The narrative also
states that the land use change will poise as a benefit to future residential uses to the north as it
will provide a transition zone moving away from the freeway.
Whether the amendment will adversely impact all or a portion of the planning area.
A.
Altering acceptable land use patterns to the detriment of the plan – According to the
narrative, the amendment will not detrimentally alter any surrounding land uses or land
use patterns. The applicant states that the proposed land use is more consistent with
land uses adjacent to freeway corridors than the existing designations and that it will
provide an improved transition to residential land use designations to the north.
B.
Requiring public expenditures for larger or more expensive infrastructure - The narrative
states that the project would not require public expenditures for larger or more expensive
CPA2023012
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infrastructure because the land was already designated for industrial, commercial, and
residential development.
C.
Adversely impacting planned uses because of increased traffic – The narrative indicates
the change in land-use is not anticipated to increase traffic demand more than what the
existing land-use designations would if fully developed.
D.
Affecting the livability of the area or health or safety of present and future residents –
The narrative provided by the applicant argues that the livability of the area will not be
impacted because the requested land-use designation is essentially a reconfiguration of
previously applied land use designations over the subject area.
E.
Adversely impacting the natural environment or scenic quality of the area in
contradiction to the plan – The applicant states that the project will not significantly
impact the natural environment. The narrative further states that each phase will be
thoughtfully designed to minimize the impact on the natural environment.
Animals
The Arizona Game and Fish Department (AZGFD) has commented on the proposed
project regarding measures to protect wildlife encountered on the site, particularly the
Western Burrowing Owl. AZGFD also has specific concerns over the preservation of
ephemeral washes as they provide many critical functions to the greater ecosystem.
Satisfaction of those comments are only required at the zone change with overlay stage
(where a precise Plan of Development is required); however, Staff expects coordination to
occur during the CPA process.
Historical Resources
The Arizona State Historic Preservation Office commented on the proposed change in
land use designation and recommended that a Class I (Literature review) and Class III
(intensive, pedestrian) surveys of the site be conducted. AZSHPO requires consultation if
a federal or state nexus is present. Satisfaction of these comments will be expected on
any subsequent zone change case within the subject area.
Scenic Views
The narrative does not go into great detail on how the proposed developments will not
impact scenic views but does state that design of any future development will be in a way
as to not to detract from natural beauty or environmental qualities of the area.
Hydrology/Ground Disturbance
According to the narrative, the proposed development will incorporate washes into design
of development as to minimize potential impacts to flora and fauna. The narrative does
not elaborate as to what precise measures will be taken to minimize impacts. AZGFD
issued comments about on-site ephemeral washes and maintaining those washes to
protect the riparian habitat. The applicant will address retention in accordance with
Maricopa County agency requirements at the zone change stage of the project. Grading
will occur at appropriate slopes associated with the project and for other appropriate
facilities.
Whether the amendment is consistent with the overall intent of the Comprehensive Plan.
The applicant’s narrative states that the request is consistent with the overall intent of the
Comprehensive Plan by addressing the Strategic Priorities for Maricopa County such as creating
CPA2023012
Page 4 of 8
a flexible freeway corridor anchored by a major economic driver in the proposed Desert Studios
Complex. The narrative also states that the proposal is in line with the adopting resolution stating
the proposal will allow for major economic expansion in the area.
The extent to which the amendment is consistent with the specific goals and policies contained
within the plan.
The applicant’s narrative contains a substantial list of goals and policies from the Vision 2030
Maricopa County Comprehensive Plan as well as the Tonopah / Arlington Area Plan. This staff
report identifies which goals and policies the applicant’s narrative addressed.
Vision 2030 Maricopa County Comprehensive Plan
Land Use Element – Goal 1, Policy 17
Transportation Element –Policy 9
Environment Element –Policy 2
Economic Growth Element – Goal 1, Goal 2, Goal 4
Growth Area Element – Goal 1
Water Resources Element –Goal 4, Policy 2
Cost of Development Element – Goal 2
Tonopah / Arlington Area Plan
Land Use Element – Objective L.1
CPA2023012
Page 5 of 8
Existing Land Use Designations
Proposed L:and Use Designation
CPA2023012
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Existing On-Site and Adjacent Zoning / Land Use:
5.
On-site:
Rural – 43 / Vacant
North:
Rural – 43 / Vacant
South:
Rural – 43 / Vacant
East:
Rural – 43 / Vacant
West:
Rural – 43 / Mostly Vacant with one single family residential parcel
2023 Aerial
Utilities and Services:
6.
Water:
Global Water – Belmont Water Company, INC.
Wastewater:
Global Water – Belmont Water Company, INC.
School District:
Saddle Mountain Unified School District
Fire:
Rural Metro
Police:
Maricopa County Sherriff’s Office
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.
CPA2023012
Page 7 of 8
Street Name
Half-width Existing R/W
Half-width Proposed R/W
Future Classification
339th Ave
40’
100’
Parkway
347th Ave
0’
75’
Principal Arterial
355th Ave
40’
75’
Principal Arterial
Thomas Rd
0’
75’
Principal Arterial
Indian School Rd
40’
75’
Principal Arterial
Adopted Plan:
8.
Tonopah / Arlington Area Plan (adopted September 6, 2000): Development within DMPs should
allow flexibility in the master planning of communities and shall consider innovative designs,
mixed land uses, open space preservation, and employment opportunities.
Public Participation Summary:
9.
The applicant exceeded the minimum requirements by notifying all property owners within ½ mile
of the project area. The applicant additionally posted 14 signs around the perimeter of the site to
meet posting requirements. The applicant reported two emails because of their outreach efforts,
both of which were inquisitive in nature. This mirrors the response that staff received, with only
one email in opposition to the case. The lone opposition email stated potential floodway
disruptions and water use as points of concern, but did not elaborate beyond general broad terms.
10.
Staff received responses from Pima County and the City of Goodyear because of the enhanced
notification. Neither jurisdiction expressed concerns over the proposed change in land use
designation.
Outstanding Concerns from Reviewing Agencies:
11.
N/A
Staff Analysis:
12.
Staff feels that the applicant has done an excellent job demonstrating the positive impact the
proposed change in land use designation will have on the county as well as the state. The large-
scale economic driving land uses that will be possible with the mixed use land use designation
will allow large scale employment for the area as well as offer land uses appropriate for a freeway
corridor, and to act as a transitional buffer to the more residential dominated land use
designations found within the Belmont DMP further north. This is exemplified by the companion
zone change case for Desert Studios, Z2023069, which will provide a large-scale movie
production center while only taking up a portion of the subject land area leaving opportunity for
other large scale projects.
Recommendation:
13.
Staff recommends the Commission adopt a motion to recommend that the Board of Supervisors
approve CPA2023012.
Presented by:
Joseph Mueller, Planner
Reviewed by:
Darren Gerard, AICP, Planning Manager
Attachments:
Case Map (1 page)
CPA2023012
Page 8 of 8
Land Use Plan (reduced 8.5”x11”, 1 page)
Narrative Report (11 pages)
Legal Description (8 pages)
MCESD comments (3 pages)
DPR comments (2 pages)
City of Goodyear (1 page)
Pima County (1 page)
Arizona Game and Fish Department (14 pages)
Luke Air Force Base (2 pages)
Arizona State Land Department (3 pages)
Arizona State Historic Preservation Office ( 3 pages)
opposition (1 page)
INTERSTATE
ARIZONA
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+/-1,400 AC
© Copyright, hilgartwilson 2023 - This plan document set is the sole property of hilgartwilson. No alterations to these plans, other than adding "as-built" information, are allowed by anyone.
U:\1100\1115\1115.00 - LKYDevlopment\PLANNING\ENTITLEMENT\1115 PROPOSED COMP PLAN.dwg
5/19/2023 2:46:30 PM
N
2141 E. HIGHLAND AVE., STE. 250
PHOENIX, AZ 85016
P: 602.490.0535
F: 602.368.2436
Project Manager:
R. GUBSNER, AICP
Project Number: 1115
MAY 2023
Scale: 1" = 1,500'
1,500'
3,000'
750'
0
PROPOSED COMPREHENSIVE PLAN DESIGNATION
LAND USE
BELMONT DMP
LARGE LOT RESIDENTIAL (0 - 2 DU/AC)
INDUSTRIAL
COMMUNITY RETAIL CENTER
MIXED USE
PROJECT BOUNDARY
LEGEND
Page 1 of 11
MAJOR COMPREHENSIVE PLAN AMENDMENT
BELMONT MIXED-USE NARRATIVE
Located North of the NWC of I-10 and 339th Avenue
Request: Comprehensive Plan Amendment from Belmont DMP (Regional Retail Commercial,
Community Retail Commercial, Dedicated Open Space, Recreational Open Space, Small Lot
Residential, Medium Density Residential, High Density Residential, Education, and Public Facility),
Large Lot Residential, Neighborhood Retail Commercial and Small Lot Residential to Mixed-Use
Case No.
CPA2023-012
Original Submittal: May 31, 2023
Second Submittal: August 30, 2023
Gammage & Burnham PLC / Lindsay Schube & Michelle Santoro
lschube@gblaw.com & msantoro@gblaw.com
10172.4.3638364.1
Page 2 of 11
TABLE OF CONTENTS
EXECUTIVE SUMMARY .......................................................................................................................4
PURPOSE OF REQUEST .......................................................................................................................6
RELATIONSHIP TO SURROUNDING PROPERTIES ..................................................................................7
LOCATION AND ACCESSIBILITY ...........................................................................................................7
COMPREHENSIVE PLAN ANALYSIS ......................................................................................................8
CONCLUSION ................................................................................................................................... 11
10172.4.3638364.1
Page 3 of 11
TABLE OF EXHIBITS
EXHIBIT 1 – Aerial Map
EXHIBIT 2 – Existing Land Use Map
EXHIBIT 3 – Proposed Land Use Map
10172.4.3638364.1
Page 4 of 11
EXECUTIVE SUMMARY
The proposed Comprehensive Plan
Amendment encompasses approximately 1,400 acres
located in western Maricopa County, as shown on the
vicinity map to the right, (the “Property”). The
Property is mostly located north of Interstate 10
between 339th Avenue and 355th Avenue, with a small
portion extending south of Interstate 10, and is
mostly vacant, desert land as shown in the Aerial Map
attached as Exhibit 1.
Approximately 1,140 acres of the Property is
located within the existing Belmont Development
Master Plan (the “Belmont DMP”) and are designated
as Regional Retail Commercial, Community Retail
Commercial, Dedicated Open Space, Recreational
Open Space, Small Lot Residential, Medium Density Residential, High Density Residential, Education, and
Public Facility. The remaining 255 acres, which are not within the Belmont DMP are designated as Large
Lot Residential, Neighborhood Retail Commercial and Small Lot Residential, as shown on the Existing
Land Use Map attached as Exhibit 2. A detailed breakdown of each land use designation with
corresponding acreage is provided below in the Purpose of Request section.
The Belmont Development Master Plan was
approved by the Maricopa County Board of Supervisors
in 1991 with the intention of providing a diverse mix of
uses including commercial, office, business,
manufacturing and mixed residential use zones. In the
time since its initial approval, the Belmont DMP has
undergone two (2) Major Amendments which updated
the land use plan to reflect changed market conditions
and more modern approaches to planning. The most
current Belmont DMP was unanimously approved by
the Maricopa County Board of Supervisors on June 18,
2008 (Case No. DMP2007009) and encompasses
approximately 24,800 acres, as shown on the image to
the right. Belmont was envisioned to be a sustainable
community and was designed around a Town Center
with surrounding smaller Villages of predominantly
residential development. Although the Belmont DMP
is primarily residential in nature, Mixed-Use
Employment Center (MUEC) and Regional Retail Center
(RRC) land use designations were located around the
several existing and planned interchanges with the I-10
Freeway.
10172.4.3638364.1
Page 5 of 11
Since the approval of the latest Belmont DMP land plan, markets have shifted, demanding more
mixed uses and employment opportunities, especially near major freeway intersections. Additionally, in
2022 the State of Arizona passed the Arizona Motion Picture Production Program, making Arizona a
prime location to produce film and television programming. Belmont Infraco (the “Applicant”) is
proposing a Major Comprehensive Plan Amendment in order to respond to these shifting market
demands and allow for a mixed-use development within the southern portion of the Belmont DMP. In
order to accommodate the proposed mixed-use development, the Applicant is requesting to remove the
1,140 acres from the Belmont DMP and amend the land use designation for the entire 1,400-acre Site to
‘Mixed-Use’, as shown on the Proposed Land Use Map attached as Exhibit 3.
In combination with the above request, a Rezoning
application is being submitted concurrently to Rezone a
320-acre portion of the Site from Rural-43 (RU-43) and
Planned Shopping Center (C-S) to Light Industrial (IND-2)
Industrial Plan of Development (IUPD). This 320-acre
portion of the Site is located approximately 1.1 miles north
of the Interstate 10 and immediately adjacent to 339th
Avenue. This will be the first proposed development of the
greater 1,400-acre Site and will be a hub for Desert Studios,
a major film and television development company. Desert
Studios plans to develop a variety of studio facilities and
sound stages on the property, which also include accessory
uses such as parking structures, administrative offices,
theaters, trailer parking and miscellaneous warehouse
spaces. Additionally, hospitality facilities may also be
provided including hotels, resort facilities and temporary
rental housing for site users. The site may also include a
film-themed entertainment complex with retail shops,
restaurants, and entertainment facilities, (the “Desert
Studios Complex”).
Approval of the land use designation change to Mixed-Use allows greater flexibility of design and
potential uses within the greater 1,400-acre Site as this area develops around the primary anchor and
catalyst of the Desert Studios Complex. These future uses may include a dynamic variety of commercial,
retail, restaurant, hotel, multi-family residential and light industrial, as well as the potential for theme
park resort, and of course, necessary uses such as wastewater treatment facilities and water facilities. By
requesting the Mixed-Use land use designation, the Site will be primed for these future developments.
This will ultimately lead to the creation of a major core providing entertainment, employment, and
commercial services to the County.
10172.4.3638364.1
Page 6 of 11
PURPOSE OF REQUEST
Statement of Specific Application
To facilitate the development of the Property and the Desert Studios Complex, the Applicant respectfully
requests the following:
1. Comprehensive Plan Amendment from Belmont DMP (Regional Retail Commercial,
Community Retail Commercial, Dedicated Open Space, Recreational Open Space, Small Lot
Residential, Medium Density Residential, High Density Residential, Education, and Public
Facility), Large Lot Residential, Neighborhood Retail Commercial and Small Lot Residential to
Mixed-Use
See Exhibit 2, Existing Land Use Map and Exhibit 3, Proposed Land Use Map.
Existing and Proposed Land Uses
Per Exhibit 2, the following chart outlines the existing land use categories and corresponding
acreage. The proposal is to change the land use to Mixed Use for the entirety of the approximately 1,400
acres, as shown on Exhibit 3.
LLR (Large Lot Residential)
176.54
SLR (Small Lot Residential)
742.36
MDR (Medium Density Residential)
108.77
HDR (High Density Residential)
22.58
RRC (Regional Retail Center)
133.48
CRC (Community Retail Center)
18.33
NRC (Neighborhood Retail Center)
10.00
ROS (Recreational Open Space)
30.38
DOS (Dedicated Open Space)
89.76
PF (Public Facility)
47.02
EDU (Education)
13.23
TOTAL ACRES
1392.45
10172.4.3638364.1
Page 7 of 11
LOCATION AND ACCESSIBILITY
The Site is located approximately 7 miles east of Tonopah and generally located between 355th
Avenue and 339th Avenue north of the I-10 Freeway. The Site is ideally located for a mixed-use
development with a production studio as it is both remote from any settled areas while being proximate
to Interstate 10. With the Buckeye airport a few miles away and short 4-hour drive from Los Angeles this
is an ideal location for such uses.
Primary access to the Property will be provided by the existing interchange at 339th Avenue and
a future interchange at 347th Avenue. The identification of the need for this additional interchange
would come from either updated traffic studies that will be completed for each phase of development
or from the regional planning organization.
The internal roadway design will continue to respect the arterial grid system where feasible and
provide multiple north-south and east-west access routes through the site while responding to natural
features and land use patterns where required.
RELATIONSHIP TO SURROUNDING PROPERTIES
There are essentially no immediately adjacent neighbors with several large residential sites
located approximately one-quarter of a mile to the east and west of the Site. The surrounding properties,
uses and zoning are as follows:
Location
Current Use
Current Zoning
Onsite
Vacant
RU-43
North
Vacant, Indian School Rd
RU-43
East
Vacant, 339th Avenue
RU-43
South
Vacant, I-10
RU-43
West
Vacant, 355th Avenue
RU-43
Although the existing land is in an undeveloped area of the County, the Property has been
designated for development for over 30 years. A large portion of the proposed Comprehensive Plan
Amendment encompasses Villages 1 and 23 of the Belmont DMP which were planned and approved as
regional commercial and residential uses. The proposed change to Mixed-Use is compatible with the
prior planned development and currently approved land uses. The Mixed-Use designation will provide
the flexibility that is needed to develop a multi-year and multi-phase project. As the Property develops,
consideration will be given to adjacent land uses.
10172.4.3638364.1
Page 8 of 11
COMPREHENSIVE PLAN ANALYSIS
According
to
the
Maricopa
County
Comprehensive Plan’s Land Use Guide, the Site is
located within the Tonopah / Arlington Area Plan (the
“Area Plan”). Under the designated land uses in the
Eye to the Future 2020 Area Plan, approximately
1,147 acres of the overall Site is located within the
Belmont DMP. The remaining 255 acres of the Site
area is adjacent to the Belmont DMP properties and
is currently under the Rural Densities (0-1 du/ac) and
Industrial land use designations, as shown on the
image to the right. Below is an analysis of how the
amendment meets the intent of the overall
Comprehensive Plan.
1. Whether the amendment constitutes an overall improvement to the Comprehensive Plan and
is not solely for the good or benefit of a particular landowner or owners at a particular point in
time.
The proposed amendment thoughtfully considers not only existing land uses but the future
planned/approved land uses for the area. It improves upon the existing plan by providing more
of a transition from the I-10 freeway to the future residential Belmont Villages and by providing
a flexible framework to adapt development phases to market changes. The Mixed-Use
designation will expand the possibility for employment opportunities in the area, focusing on
economic drivers as opposed to the dominant residential designation as previously approved.
2. Whether the amendment will adversely impact all or a portion of the planning area by:
Altering acceptable land use patterns to the detriment of the area plan?
Approval of this amendment will not alter land use patterns to the detriment to the
Comprehensive Plan. The Mixed-Use designation is compatible with future approved land use
patterns for the area and is consistent with land uses that are generally located along freeway
corridors. The amendment will in fact provide a more acceptable transition to designated
residential uses to north.
Requiring public expenditures for larger and more expensive infrastructure improvements to
roads, sewer, or water systems than are needed to support the planned uses.
The amendment will not adversely impact the expenditures for infrastructure improvements as
the area is already planned for industrial, commercial, and residential development.
Adversely impacting planned uses because of increased traffic?
The amendment will not cause adverse impacts to the area due to increased traffic. Although
currently vacant, as stated above, the area is already planned for a large sustainable community.
This change from the Belmont DMP (Residential and Commercial) to Mixed-Use will not adversely
impact traffic.
Affecting the livability of area or the health or safety of present and future residents?
10172.4.3638364.1
Page 9 of 11
Again, the change in designation from the Belmont DMP to Mixed-Use will not adversely impact
the livability as this amendment will allow for the development of phase one of the livable,
sustainable community that was always envisioned here.
Adversely impacting the natural environment or scenic quality of the area in contradiction to
the plan.
The amendment is simply to allow more flexibility and will not adversely impact the natural
environment. During the design and development phases each project will be thoughtfully
designed to not adversely impact the natural environment.
3. Consistent with overall intent of CP
The proposed amendment is consistent with the overall intent of the Comprehensive Plan. The
area was planned and approved to be developed into its own sustainable community. This
amendment simply allows flexibility for phase one to develop along the freeway corridor, with
the anchor of the Desert Studios Complex.
4. Consistent with specific goals and policies
The proposed amendment supports specific goals and policies set forth for both the
Comprehensive Plan and the Area Plan as follows:
Maricopa County Comprehensive Plan
Land Use
Land Use Goal #1: Achieve balanced and efficient development patterns.
Response: The proposed amendment appropriately provides more flexibility for
employment and economic opportunities along a major freeway corridor while
also providing a transition to future planned residential, creating a better balance
of land uses in the area.
Land Use Policy #17: Maricopa County supports balanced land use patterns that include
various residential, retail, non-retail employment, and public and civic land uses.
Response: While the previously approved Belmont DMP is heavily focused on
residential land uses, the proposed amendment will provide a better balance of
land use patterns that include non-residential uses and employment into the
overall area.
Transportation
Transportation Policy #9: Maricopa County supports balanced and efficient land use pat-
terns that reduce the number and length of vehicle trips.
Response: By appropriately locating mixed uses along the freeway, providing more
employment opportunities for the area, as well as goods and services, a reduction in
the length of vehicular trips would be expected.
Environment
Environment Policy #2: To help improve air quality Maricopa County supports balanced
and efficient land use patterns where employment, retail and residential land uses are
proximate rather than separate.
10172.4.3638364.1
Page 10 of 11
Response: The proposed amendment supports balanced and efficient land use
patterns by providing a flexible framework for employment, retail and residential to
develop.
Economic
Economic Growth Goal #1: Contribute to an effective regional economy.
Response: With the passing of the Arizona Motion Picture Production Program and
the proposed rezoning application for the Desert Studios Complex, the proposed
amendment will contribute to the regional economy, not to mention be a catalyst for
more employment growth in the immediate area.
Economic Growth Goal #2: Have a diverse and balanced economy to promote long-term
economic stability and economic resiliency.
Response: The proposed amendment and concurrent rezoning application are the
first of its kind, providing a diverse and new industry to the County with television
and film productions, as well as the accessory uses will provide long-term
economic stability to the area.
Economic Growth Goal #4: Create and grow a diverse business climate.
Response: Again, the amendment is in response to the creation of a new television
and film production compass, a new industry to the State and County.
Growth Areas
Growth Areas Goal #1: Achieve orderly urban growth that is fiscally and environmentally
responsible, protects public health and safety and promotes sensible annexation
patterns.
Response: The proposed amendment, is in fact, more fiscally and environmentally
responsible than the existing approved plan as it provides more mixed use and
employment/economic opportunities, as opposed to the predominantly residential base.
Water Resources
Water Resources Goal #4: Increase water conservation.
o Response: At time of development and construction, the developer will adhere to
modern water conservation techniques.
Water Resources Policy #2: Maricopa County supports water conservation techniques in
the planning and design of new development.
o Response: At time of development and construction, the developer will adhere to
modern water conservation techniques.
Cost of Development
Cost of Development Goal #2: New development pays its proper and reasonable share of
the costs of new infrastructure, services, and other public improvements.
o Response: Infrastructure and utilities associated with any development within the
amendment area will be dedicated or constructed by the developer as each phase
is developed.
Tonopah Area Plan
10172.4.3638364.1
Page 11 of 11
Land Use Objective L.1
Create orderly, efficient, and functional development patterns and create high quality
residential, commercial, and industrial land developments that are compatible with
adjacent land uses.
o Response: As stated above, the proposed amendment will provide more effective
and functional development patterns.
Economic Development Goal
Promote a growing balanced, efficient, and diversified economy, consistent with available
resources, that enhances quality employment opportunities, improves quality of life, and
is sensitive to the natural and cultural environment.
o Response: As stated above, the proposed amendment will allow for the
development of a diverse, quality employment opportunity with many supporting
uses.
WATER/WASTEWATER
Water and Wastewater will be serviced by Global Water Resources, LLC (“Global”). The portion of the
Property within the Belmont DMP is located within Global’s existing CC&N. A modification to the existing
CC&N will be made to include the acreage outside of the Belmont DMP. Maricopa County Environmental
Services Department reviews, approvals, and permitting will take place at the appropriate time of each
phase of development.
WILDLIFE
Washes and natural features will be incorporated into the design to reduce potential effects to vegetation
and wildlife, where feasible, as described in the Belmont Wildlife Mitigation Plan.
CONCLUSION
The proposed amendment will provide the framework for the development of the Desert Studios
Complex and the first phase of development within the Belmont area. The County will greatly benefit
from the increase in the diverse economic and employment opportunities that are envisioned for this Site.
U:\1100\1115\SURVEY\DOCS\LEGAL\1115 OVERALL LEGAL.docx
Page 1 of 3
BELMONT INFRANCO AND VOYAGER HASSAYAMPA
320 PROPERTY
LEGAL DESCRIPTION
A portion of Sections 29, 30, and 31, Township 2 North, Range 5 West of the Gila
and Salt River Meridian, Maricopa County, Arizona, being more particularly
described as follows:
BEGINNING at the Northeast corner of said Section 29, marked by a found 3 inch
MCDOT Brass cap in hand hole, from which the East Quarter corner, marked by
a found 3 inch MCDOT Brass cap in hand hole, thereof bears
South 00°10’55” West, 2635.15 feet;
THENCE South 00°10'55" West, 1290.47 feet on the Easterly boundary of the
Northeast Quarter of said Section 29 to the northeast corner of Parcel No. 1 as
described in the Warranty Deed as recorded in Document No. 2022-0240292,
Records of Maricopa County, Arizona;
THENCE leaving said easterly boundary, North 84°13'05" West, 815.61 feet along
the northerly boundary of said Parcel No. 1 to the northwest corner thereof;
THENCE South 01°28'51" East, 101.26 feet along the westerly boundary of said
Parcel No. 1 to the southerly boundary of the Northeast quarter of said Northeast
quarter;
THENCE on said southerly boundary, North 89°25'47" West, 512.37 feet to the
southwest corner of said Northeast quarter of the Northeast quarter;
THENCE South 00°14'58" West, 329.65 feet along the westerly boundary of the
Southeast quarter of said Northeast quarter, to the southwest corner of the North
half of the North half of said Southeast quarter of the Northeast quarter;
THENCE South 89°26'27" East, 1321.55 feet on the southerly boundary of said
North half of the North half of the Southeast quarter of the Northeast quarter to the
easterly boundary of said Northeast quarter;
THENCE on said easterly boundary, South 00°10'55" West, 988.18 feet to the
East quarter corner of said Section 29;
THENCE South 00°19'13" West, 2641.08 feet on the easterly boundary of the
Southeast quarter of said Section 29 to the Southeast corner thereof;
THENCE North 89°30'17" West, 2645.26 feet on the southerly boundary of said
Southeast quarter to the South quarter corner thereof;
U:\1100\1115\SURVEY\DOCS\LEGAL\1115 OVERALL LEGAL.docx
Page 2 of 3
THENCE North 89°29'00" West, 2644.56 feet on the southerly boundary of the
Southwest quarter of said Section 29 to the Southwest corner thereof;
THENCE South 00°12'09" West, 2641.55 feet on the easterly boundary of the
Northeast quarter of said Section 31 to the East quarter corner thereof;
THENCE South 00°12'21" West, 2640.98 feet on the easterly boundary of the
Southeast quarter of said Section 31 to the Southeast corner thereof;
THENCE North 89°29'08" West, 1322.41 feet on the southerly boundary of the
East half of said Southeast quarter to the southwest corner thereof;
THENCE North 00°13'40" East, 2641.38 feet on the westerly boundary of said
East half of the Southeast quarter to the northwest corner thereof;
THENCE North 89°28'06" West, 2642.89 feet on the East-West Mid-Section line
of said Section 31 to the southwest corner of the East half of the Northwest quarter
of said Section 31;
THENCE North 00°16'13" East, 1320.97 feet on the westerly boundary of said
East half of the Northwest Quarter to the southeast corner of G.L.O. Lot 1 of said
Section 31;
THENCE North 89°27'47" West, 1125.46 feet on the southerly boundary of said
G.L.O. Lot 1, to a line that is parallel with and 40.00 feet east of the westerly
boundary of said Northwest quarter;
THENCE on said parallel line, North 00°33'40" East, 610.97 feet to the northwest
corner of the property as described in the Special Warranty deed as recorded in
Document no. 2017-0095514, Records of Maricopa County, Arizona;
THENCE South 89°27'28" East, 1122.36 feet on the northerly boundary of said
Special Warranty deed, to the westerly boundary of said East half of the Northwest
Quarter;
THENCE on said westerly boundary, North 00°16'13" East, 710.10 feet to the
northwest corner of said East half of the Northwest Quarter;
THENCE North 89°27'28" West, 1158.76 feet on the northerly boundary of the
Northwest quarter of said Section 31 to the northwest corner thereof;
THENCE North 00°32'44" East, 1321.39 feet on the westerly boundary of the
Southwest quarter of said Section 30 to the southwest corner of the North half of
said Southwest quarter;
U:\1100\1115\SURVEY\DOCS\LEGAL\1115 OVERALL LEGAL.docx
Page 3 of 3
THENCE South 89°27'39" East, 2474.74 feet on the southerly boundary of said
North half of the Southwest quarter to the southeast corner thereof;
THENCE North 00°20'54" East, 1321.54 feet on the easterly boundary of said
North half of the Southwest quarter to the Center of said Section 30;
THENCE North 89°27'51" West, 1320.78 feet on the southerly boundary of the
Southeast quarter of the Northwest quarter of said Section 30 to the southwest
corner thereof;
THENCE North 00°20'47" East, 1321.54 feet on the westerly boundary of said
Southeast quarter of the Northwest quarter to the northwest corner thereof;
THENCE South 89°27'31" East, 1320.82 feet on the northerly boundary of said
Southeast quarter of the Northwest quarter to the northeast corner thereof;
THENCE North 00°20'52" East, 1321.41 feet on the westerly boundary of the
Northeast quarter of said Section 30 to the North quarter corner thereof;
THENCE South 89°26'54" East, 2641.60 feet on the northerly boundary of said
Northeast quarter to the Northeast corner thereof;
THENCE South 89°24'34" East, 2640.74 feet on the northerly boundary of the
Northwest quarter of said Section 29 to the North quarter corner thereof;
THENCE South 89°23'04" East, 2639.25 feet on the northerly boundary of the
Northeast quarter of said Section 29 to the POINT OF BEGINNING.
The above described parcel contains 61,055,892 sq. ft. (1401.6504 acres) more
or less.
Subject to any easements, restrictions, rights-of-way of record or otherwise.
The description shown hereon is not to be used to violate any subdivision
regulation of the state, county and/or municipality or any land division restrictions.
Prepared by: HILGARTWILSON, LLC
2141 E. Highland Avenue, Suite 250
Phoenix, AZ 85016
Project No. 1115
Date: May 2023
5/17/2023
©
2141 E. HIGHLAND AVE., STE. 250
PHOENIX, AZ 85016
P: 602.490.0535 / F: 602.368.2436
5/17/2023
©
2141 E. HIGHLAND AVE., STE. 250
PHOENIX, AZ 85016
P: 602.490.0535 / F: 602.368.2436
5/17/2023
©
2141 E. HIGHLAND AVE., STE. 250
PHOENIX, AZ 85016
P: 602.490.0535 / F: 602.368.2436
5/17/2023
©
2141 E. HIGHLAND AVE., STE. 250
PHOENIX, AZ 85016
P: 602.490.0535 / F: 602.368.2436
5/17/2023
©
2141 E. HIGHLAND AVE., STE. 250
PHOENIX, AZ 85016
P: 602.490.0535 / F: 602.368.2436
5/17/2023
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 Major CPA for Mixed Use Development planning case(s). Please note the following
MCESD requirements for site development:
Drinking Water –
Per the Safe Drinking Water Act, any water system that supplies more than 25 people or 15
service connections per day for at least 60 days per year is classified as a Public Water
System (PWS).
•
A Public Water System application and a New Source Approval application are
required and must be submitted to the MCESD’s Drinking Water Program. A water
quality analysis report will be required with submittal and is good within one-year of
testing.
An Approval to Construct application is required to be submitted to the MCESD’s Treatment
Program for all water treatment facilities.
•
For questions, please contact the Water/Wastewater Treatment Program at (602)
372-2861 or email treatmentplantprogram@maricopa.gov
An Approval to Construct application is required to be submitted to the MCESD’s
Subdivision & Infrastructure Program for all water system infrastructure.
•
For questions, please contact the Subdivision and Infrastructure Program at (602)
506-1058 or email subdivision@maricopa.gov
For additional Drinking Water related questions, please contact the Drinking Water program
at (602) 506-6935 or by email at sdwquestions@maricopa.gov.
Project Name: Major CPA for Mixed Use
Development
Primary Contact Name: Lindsay Schube
Planning Application Type: Development
Master Plan - Major Amendment
APN(s): 504-11-035A
Reviewer: Souren Naradikian, P.E.
Email: Souren.Naradikian@maricopa.gov
Phone: 602-372-2907
Planner Name: Joseph Mueller
Planning Case #: CPA2023012
Date: June 9, 2023
Water and Waste Management Division
Page | 2
Onsite Wastewater –
A Notice of Intent to Discharge application for an onsite wastewater treatment (septic)
system is required for any construction. Application must be submitted to the MCESD
Onsite Wastewater Program.
•
Wastewater is not permitted to discharge to an adjacent parcel’s septic system.
If conducting food service in unincorporated Maricopa, a grease trap will be required by
Onsite Wastewater program.
Projected flows between 3000 and 24,000 gallons per day require a 4.23 General Permit.
If the wastewater flow exceeds 24,000 gpd or if an activated sludge treatment process is to
be used, then a wastewater treatment plant may be required.
•
Additionally, an Individual Permit through the Arizona Department of
Environmental Quality (ADEQ) may be required.
•
Please contact the Water/Wastewater Treatment Program at (602) 372-2861 or
email treatmentplantprogram@maricopa.gov for additional information.
For Onsite Wastewater related questions, please contact the Onsite Program at (602) 506-
6666 or by email at septicquestions@maricopa.gov.
Environmental Health –
For any food service operations occurring on site, where food is offered, sold, or prepared
from a fixed/permanent location, requires submittal of a Permanent/Fixed Food
Establishment Permit application.
•
Additional information for permanent/fixed establishments can be found on the
Environmental Health webpage.
Lodging services require an operating permit with the MCESD Environmental Health
program. Operators must submit a Public Accommodations Permit application.
•
Any food service taking place on site will require submittal of the appropriate
application. For further guidance, please visit the Food & Restaurants webpage.
For Environmental Health related questions, please call (602) 506-6824.
Treatment –
An Approval to Construct application is required to be submitted to the Water/Wastewater
Treatment Program for all wastewater treatment facilities.
An Aquifer Protection Permit (APP) is required for all new wastewater treatment facilities or
existing wastewater treatment facilities being modified. The Arizona Department of
Environmental Quality (ADEQ) reviews, approves and issues APPs.
Page | 3
•
Please contact ADEQ’s Groundwater Protection Program at (602) 771-4999 or email
azpdes@azdeq.gov for additional information about this requirement.
An Approval to Construct application is required to be submitted to the Water/Wastewater
Treatment Program for all water treatment facilities.
For treatment related questions, please contact the Water/Wastewater Treatment Program
at (602) 372-2861 or email treatmentplantprogram@maricopa.gov.
Subdivision and Infrastructure –
An Approval to Construct application is required and must be submitted to MCESD’s
Subdivision & Infrastructure Program for water, reclaimed water and/or wastewater system
infrastructure.
An Approval of Sanitary Facilities (Subdivision) application is required to the MCESD’s
Subdivision & Infrastructure Program for Subdivisions with Single Family Residences and
for Condominiums/Town Homes.
For subdivision related questions, please contact the Subdivision and Infrastructure
Program at (602) 506-1058 or email subdivision@maricopa.gov.
Additional Notes –
Environmental Services does not require these items for condition of approval of CPA2023012 ,
however these items must be addressed with the development of the site. Environmental Services
does not require additional review of this case.
*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.
Page 1 of 2
Revised 3/1/23
Larry Morden, PE, LEED AP
Planning & Development
301 W. Jefferson St., Suite 170
Phoenix, Arizona 85003
Phone: (602) 372-0291
www.maricopa.gov/planning
Email address:
Larry.Morden@maricopa.gov
Planning & Development
Engineering Plan Review
Date:
July 17, 2023
Memo To: Darren Gerard, AICP, Planning Manager, Department of Planning &
Development
Attn:
Joseph Mueller, Planner, Planning & Development Services
From:
Larry Morden, P.E., LEED AP, Engineering Supervisor, Planning &
Development Services
cc:
Michael Norris, P.E., Engineering Manager, Planning & Development
Subject:
Z2023069 – Desert Studios Complex
(E1 Memo)
Job Site Address: North of NWC of I-10 and 339th Avenue
APN(s):
504-10-009, 504-10-012B
This application is to specify zoning for future development and does not include a
Plan of Development.
PND Engineering Plan Review (DPR, FCD and PND Transportation) has reviewed the
1st submittal of the Zone Change application and has no objections subject to the
following conditions:
1. Without the submittal of a precise plan of development, no development approval
is inferred by this review, including, but not limited to number of proposed building
lots/units, drainage design, access and roadway alignments. These items will be
addressed as development plans progress and are submitted to the County for
further review and/or entitlement.
2. Both Dedication and Preservation of right-of-way (R/W) is required for future
entitlement/development of this project, unless otherwise waived by MCDOT.
a. Dedication requires the R/W to be dedicated through the MCDOT
dedication process and be approved by the Board of Supervisors. This
process may take up to 6 months for completion. The required
dedications must be completed prior to the issuance of building permits
for the project. The dedication process does NOT need to be completed
prior to your planning case approval.
b. Preservation is the setting aside of land for a future R/W dedication.
Preservation requires the project to setback all improvements to be
outside of the preserved area. Preservation completed by simply being
shown on the plans for the planning case approval.
Page 2 of 2
3. 339th Avenue is classified as a parkway requiring an ultimate right-of-way half
width of 100-feet to be preserved (a 65-foot dedication plus 35-foot preservation
is required).
4. Thomas Road and 347th Avenue are section line alignments classified as future
principal arterial roadways requiring a 65-foot half street dedication, respectively.
5. Perimeter mid-section alignments of the proposed development require building
setbacks to start from a future half-street of 40 feet.
6. A traffic impact study must be submitted with future entitlement (POD)
application(s). Any additional dedication and offsite improvement requirements
will be determined by MCDOT during the review of the traffic impact study.
7. Given the site’s proximity to I-10 and the future I-11 alignment, the applicant
should inquire of any concerns with ADOT via their red-letter process (email
redletter@azdot.gov)
8. Engineering review of re-zone cases is conceptual in nature. All development and
engineering design shall be in conformance with Section 1205 of the Maricopa
County Zoning Ordinance; Drainage Policies and Standards; Floodplain
Regulations for Maricopa County; MCDOT Roadway Design Manual; and current
engineering policies, standards and best practices at the time of application for
construction.
Please contact me if you have any questions or require any additional information.
1
Joseph Mueller (PND)
From:
David Williams <David.Williams@goodyearaz.gov>
Sent:
Monday, July 17, 2023 4:12 PM
To:
Joseph Mueller (PND)
Cc:
Lschube@gblaw.com
Subject:
CPA2023012 - Belmont Mixed Use
Mr. Mueller,
The City of Goodyear appreciates the opportunity to review the Comprehensive Plan Amendment for Belmont
Mixed Use. At this time, City of Goodyear has no comments.
Respectfully,
David Williams
Contract Senior Planner
City of Goodyear
All messages created in this system belong to the City of Goodyear and should be considered a public record subject to
disclosure under Arizona Public Records Law (A.R.S. 39-121). City employees, City public officials, and those who
generate E-mail to them, should have no expectation of privacy related to the use of this technology. If you are not the
intended recipient you are notified that disclosing, copying, distributing or taking any action in reliance on the contents
of this information is strictly prohibited.
August 10, 2023
SENT VIA EMAIL
Joseph Mueller, Planner
Andrew Lorentzen, Planner
Nick Schlimm, Planner
Maricopa County Planning and Development Department
301 W. Jefferson Street, Suite 170
Phoenix, AZ 85003
Subject:
CPA2023011: Major Comprehensive Plan Amendment – Maricopa Energy Center
CPA2023012: Major Comprehensive Plan Amendment – Belmont Mixed Use
CPA2023013: Major Comprehensive Plan Amendment – Desert Gem Solar Project
Dear Mr. Mueller, Mr. Lorentzen, and Mr. Schlimm:
Thank you for the opportunity to review and comment on Maricopa County Major Comprehensive
Plan Amendments CPA2023011, CPA2023012 and CPA2023013 for solar energy projects and
a mixed use in the county, to change land use designations from Rural Residential to Utilities on
± 2,000 acres and ± 9,300 acres, respectively, for large-scale solar farm and battery storage
systems.
The Maricopa Energy Center major comprehensive plan amendment area is located generally
south of Interstate 10, about halfway between the City of Phoenix and the Arizona/California
boundary.
The Desert Gem Solar project is located about midway between I-8 and I-10 on the west side of
State Highway 85, about 15 miles south of the Town of Buckeye and 20 miles north of Gila Bend.
The proposed solar energy generation and storage projects are located in regions of high solar
exposure, proximity to other existing solar energy farms and adequate energy transmission
infrastructure. Projects should have minimal impact on surrounding properties and generation of
renewable energy would be a benefit to the region. In addition, the project will be retiring
agricultural land and reducing associated water use and increasing regional renewable energy.
The Belmont Mixed Use major comprehensive plan amendment area is located generally north
of Interstate 10, about 40 miles west of central Phoenix. This proposed amendment will contribute
to the economic development and exposed tourism opportunity in the region.
Pima County Development Services Department, Planning Division has no opposition to the
proposed major comprehensive plan amendments.
Sincerely,
Aaron Reid
Planning Intern
Pima County Development Services Department, Planning Division
July 24, 2023
Mr. Joseph Mueller
Planner
Maricopa County
301 W. Jefferson St, Suite 170
Phoenix, AZ 85003
Electronically submitted to: Joseph.Mueller@maricopa.gov
RE:
Belmont Mixed-Use - Comprehensive Plan Amendment (CPA2023012)
Dear Mr. Mueller:
The Arizona Game and Fish Department (Department) appreciates the opportunity to review
case number CPA2023012, a request for a major comprehensive plan amendment for 1,402 acres
of land mostly located within the Belmont Development Master Plan (DMP) area. The
Department understands that this request is for a change in land use from Belmont DMP, Rural
Densities (0-1 du/ac), and Industrial to Mixed-Used to allow for the development of a variety of
commercial, retail, restaurant, hotel, multi-family residential and light industrial, as well as the
potential for a theme park resort, and necessary wastewater treatment and water facilities. This is
in response to the shifting markets demanding more mixed used and employment opportunities
and the passing of the Arizona Motion Picture Production Program in 2022 which prompted the
proposed Desert Studios Complex that is sited adjacent to the subject site. The site is bounded by
Indian School to the north, I-10 to the south set between 339th Avenue and 355th Avenue
approximately 7.5 miles east of Tonopah, and is currently undisturbed sonoran desert scrub and
riparian habitats.
Under Title 17 of the Arizona Revised Statutes, the Department, by and through the Arizona
Game and Fish Commission, has jurisdictional authority and public trust responsibilities to
conserve and protect the state fish and wildlife resources. In addition, the Department manages
threatened and endangered species through authorities of Section 6 of the Endangered Species
Act and the Department’s Section 10(a)(1)(A) permit. It is the mission of the Department to
conserve and protect Arizona's diverse fish and wildlife resources and manage for safe,
compatible outdoor recreation opportunities for current and future generations. For your
consideration, the Department provides the following comments based on the agency's statutory
authorities, public trust responsibilities, and special expertise related to wildlife resources and
recreation.
AZGFD - Belmont Mixed Use
July 24, 2023
Page 2
The Department’s Online Environmental Review Tool (ERT) Report (HGIS-19696, attached)
created on July 5, 2023 indicates that the western burrowing owl, a special status species that is
regulated under the Migratory Bird Treaty Act, may be present within the project area. If suitable
habitat for this species is present (i.e. burrows in the ground), the Department recommends that
individual developers conduct occupancy surveys for western burrowing owls to determine if
this species occurs within the project footprint prior to construction beginning. Guidelines for
conducting this survey are found in Burrowing Owl Project Clearance Guidance for Landowners
which can be accessed online through the Department’s website. If an active burrowing owl
1
burrow is detected, please contact the Department and the U.S. Fish and Wildlife Service for
2
direction, in accordance with the Guidelines.
The Department recommends that a qualified biologist conduct a survey for nesting birds as
development occurs within the project area prior to removal or trimming of trees/vegetation, if
the removal or trimming occurs during the breeding season. The trees and/or vegetation within
the project area may provide nesting opportunities for avian species that are regulated under the
Migratory Bird Treaty Act (MBTA) and protected under state law. Breeding season for birds in
the project vicinity is generally March through late August, depending on the species and habitat,
and for raptors it is generally January through late June. If it is anticipated the project will not be
in compliance with MBTA, the Department recommends contacting the U.S. Fish and Wildlife
Service (USFWS) for technical assistance. The USFWS will provide options to comply with the
3
MBTA.
Sonoran desert habitats and their associated fauna are highly dependent on the minimal
precipitation received each year. There are a number of ephemeral washes, such as Phillips Wash
and Dickey Wash, that flow north to south through the project area. These washes serve multiple
functions in the ecosystem; not only do they contain riparian habitat which the Department
recognizes as areas of critical environmental importance to wildlife, but they serve as important
landscape-level conveyance corridors for wildlife movement and hydrologic flow. The resulting
sheet flows contribute to the hydrology of areas where rain events often occur in isolated
patches. As development occurs in the area, to the extent possible and in agreement with Land
Use Policies #22 and #27, and Environmental Policy #4 of Maricopa County’s Vision 2030
Comprehensive Plan, the Department recommends ensuring individual developers incorporate
design features that maintain these washes in their natural state and without barriers (e.g.,
fencing) in order to reduce potential effects to vegetation and wildlife distribution and abundance
beyond the project area.
The Department would also like to encourage private developers and Maricopa County to use the
Arizona Online Environmental Review Tool administered by the Department’s Heritage Data
4
Management System (HDMS) as part of their standard operating procedure for review of new
construction and development. This tool is a useful resource that provides baseline information
on special status species such as Arizona’s Species of Greatest Conservation Need and Species of
4 https://ert.azgfd.gov/
3 https://www.fws.gov/office/arizona-ecological-services/contact-us
2 https://www.fws.gov/office/arizona-ecological-services/contact-us
1 https://www.azgfd.com/wildlife/speciesofgreatestconservneed/raptor-management/burrowing-owl-mangement/
AZGFD - Belmont Mixed Use
July 24, 2023
Page 3
Economic and Recreational Importance. The Department entered this project as an example
(please see the attached HDMS report).
The Department appreciates the opportunity to provide comments on Case Number CPA2023012
and would like to continue to work closely with the County when assessing future development
in the area in order to provide project specific recommendations intended to minimize any
impacts to wildlife and their habitat. For further coordination, please contact Teigan Williams at
tstruck@azgfd.gov or 928-341-4069.
Sincerely,
for
A. Tyler Williford
Habitat, Evaluation, and Lands Program Supervisor - Region IV
cc:
Teigan Williams, Habitat, Evaluation, and Lands Specialist - Region IV
AZGFD #M23-07141235
SIGN
Arizona Environmental Online Review Tool Report
Arizona Game and Fish Department Mission
To conserve Arizona's diverse wildlife resources and manage for safe, compatible outdoor recreation
opportunities for current and future generations.
Project Name:
Belmont DMP - CPA2023012
Project Description:
A Comprehensive Plan Amendment to designate a 1,402 acre site within the Belmont DMP as 'Mixed-use'
for the future development of a variety of commercial, retail, restaurant, hotel, multi-family residential and light
industrial, as well as the potential for theme part resort, and wastewater treatment and water facilities. This is
catalyzed by the proposed Desert Studio Complex.
Project Type:
Development Outside Municipalities (Rural Development), Commercial/industrial (mall) and associated
infrastructure, New construction
Contact Person:
Teigan Williams
Organization:
Arizona Game and Fish Department
On Behalf Of:
OTHER
Project ID:
HGIS-19696
Please review the entire report for project type and/or species recommendations for the location
information entered. Please retain a copy for future reference.
Page 1 of 11
Arizona Game and Fish Department
project_report_belmont_dmp_cpa2023012_66459_68361.pdf
Project ID: HGIS-19696
Review Date: 7/5/2023 01:59:39 PM
Disclaimer:
1. This Environmental Review is based on the project study area that was entered. The report must be
updated if the project study area, location, or the type of project changes.
2. This is a preliminary environmental screening tool. It is not a substitute for the potential knowledge
gained by having a biologist conduct a field survey of the project area. This review is also not intended to
replace environmental consultation (including federal consultation under the Endangered Species Act),
land use permitting, or the Departments review of site-specific projects.
3. The Departments Heritage Data Management System (HDMS) data is not intended to include potential
distribution of special status species. Arizona is large and diverse with plants, animals, and
environmental conditions that are ever changing. Consequently, many areas may contain species that
biologists do not know about or species previously noted in a particular area may no longer occur there.
HDMS data contains information about species occurrences that have actually been reported to the
Department. Not all of Arizona has been surveyed for special status species, and surveys that have been
conducted have varied greatly in scope and intensity. Such surveys may reveal previously
undocumented population of species of special concern.
4. Arizona Wildlife Conservation Strategy (AWCS), specifically Species of Greatest Conservation Need
(SGCN), represent potential species distribution models for the State of Arizona which are subject to
ongoing change, modification and refinement. The status of a wildlife resource can change quickly, and
the availability of new data will necessitate a refined assessment.
Locations Accuracy Disclaimer:
Project locations are assumed to be both precise and accurate for the purposes of environmental review. The
creator/owner of the Project Review Report is solely responsible for the project location and thus the correctness
of the Project Review Report content.
Page 2 of 11
Arizona Game and Fish Department
project_report_belmont_dmp_cpa2023012_66459_68361.pdf
Project ID: HGIS-19696
Review Date: 7/5/2023 01:59:39 PM
Recommendations Disclaimer:
1. The Department is interested in the conservation of all fish and wildlife resources, including those
species listed in this report and those that may have not been documented within the project vicinity as
well as other game and nongame wildlife.
2. Recommendations have been made by the Department, under authority of Arizona Revised Statutes
Title 5 (Amusements and Sports), 17 (Game and Fish), and 28 (Transportation).
3. Potential impacts to fish and wildlife resources may be minimized or avoided by the recommendations
generated from information submitted for your proposed project. These recommendations are preliminary
in scope, designed to provide early considerations on all species of wildlife.
4. Making this information directly available does not substitute for the Department's review of project
proposals, and should not decrease our opportunity to review and evaluate additional project information
and/or new project proposals.
5. Further coordination with the Department requires the submittal of this Environmental Review Report with
a cover letter and project plans or documentation that includes project narrative, acreage to be impacted,
how construction or project activity(s) are to be accomplished, and project locality information (including
site map). Once AGFD had received the information, please allow 30 days for completion of project
reviews. Send requests to:
Project Evaluation Program, Habitat Branch
Arizona Game and Fish Department
5000 West Carefree Highway
Phoenix, Arizona 85086-5000
Phone Number: (623) 236-7600
Fax Number: (623) 236-7366
Or
PEP@azgfd.gov
6. Coordination may also be necessary under the National Environmental Policy Act (NEPA) and/or
Endangered Species Act (ESA). Site specific recommendations may be proposed during further
NEPA/ESA analysis or through coordination with affected agencies
Page 3 of 11
Arizona Game and Fish Department
project_report_belmont_dmp_cpa2023012_66459_68361.pdf
Project ID: HGIS-19696
Review Date: 7/5/2023 01:59:39 PM
Page 4 of 11
Arizona Game and Fish Department
project_report_belmont_dmp_cpa2023012_66459_68361.pdf
Project ID: HGIS-19696
Review Date: 7/5/2023 01:59:39 PM
Page 5 of 11
Arizona Game and Fish Department
project_report_belmont_dmp_cpa2023012_66459_68361.pdf
Project ID: HGIS-19696
Review Date: 7/5/2023 01:59:39 PM
Page 6 of 11
Arizona Game and Fish Department
project_report_belmont_dmp_cpa2023012_66459_68361.pdf
Project ID: HGIS-19696
Review Date: 7/5/2023 01:59:39 PM
Page 7 of 11
Arizona Game and Fish Department
project_report_belmont_dmp_cpa2023012_66459_68361.pdf
Project ID: HGIS-19696
Review Date: 7/5/2023 01:59:39 PM
Special Status Species Documented within 3 Miles of Project Vicinity
Scientific Name
Common Name
FWS
USFS
BLM
NPL
SGCN
Incilius alvarius
Sonoran Desert Toad
2
Note: Status code definitions can be found at https://www.azgfd.com/wildlife/planning/wildlifeguidelines/statusdefinitions/
.
No Special Areas Detected
No special areas were detected within the project vicinity.
Species of Greatest Conservation Need Predicted that Intersect with Project Footprint as Drawn, based on
Predicted Range Models
Scientific Name
Common Name
FWS
USFS
BLM
NPL
SGCN
Ammospermophilus harrisii
Harris' Antelope Squirrel
Anthus spragueii
Sprague's Pipit
SC
2
Artemisiospiza nevadensis
Sagebrush Sparrow
Athene cunicularia hypugaea
Western Burrowing Owl
SC
S
S
2
Auriparus flaviceps
Verdin
2
Buteo regalis
Ferruginous Hawk
SC
S
2
Buteo swainsoni
Swainson's Hawk
2
Calcarius ornatus
Chestnut-collared Longspur
2
Calypte costae
Costa's Hummingbird
2
Campylorhynchus brunneicapillus
Cactus Wren
2
Catharus ustulatus
Swainson's Thrush
2
Coccyzus americanus
Yellow-billed Cuckoo (Western DPS)
Colaptes chrysoides
Gilded Flicker
S
2
Columbina inca
Inca Dove
2
Empidonax wrightii
Gray Flycatcher
2
Eumops perotis californicus
Greater Western Bonneted Bat
Falco mexicanus
Prairie Falcon
2
Falco peregrinus anatum
American Peregrine Falcon
Falco sparverius
American Kestrel
2
Gopherus morafkai
Sonoran Desert Tortoise
CCA
S
S
1
Icterus bullockii
Bullock's Oriole
2
Incilius alvarius
Sonoran Desert Toad
2
Lanius ludovicianus
Loggerhead Shrike
SC
2
Lasiurus blossevillii
Western Red Bat
S
2
Lasiurus xanthinus
Western Yellow Bat
S
2
Lithobates yavapaiensis
Lowland Leopard Frog
SC
S
S
1
Macrotus californicus
California Leaf-nosed Bat
SC
S
2
Megascops kennicottii
Western Screech-owl
Melanerpes uropygialis
Gila Woodpecker
2
Melospiza lincolnii
Lincoln's Sparrow
2
Page 8 of 11
Arizona Game and Fish Department
project_report_belmont_dmp_cpa2023012_66459_68361.pdf
Project ID: HGIS-19696
Review Date: 7/5/2023 01:59:39 PM
Species of Greatest Conservation Need Predicted that Intersect with Project Footprint as Drawn, based on
Predicted Range Models
Scientific Name
Common Name
FWS
USFS
BLM
NPL
SGCN
Melozone aberti
Abert's Towhee
S
2
Micrathene whitneyi
Elf Owl
Myotis velifer
Cave Myotis
SC
S
2
Myotis yumanensis
Yuma Myotis
SC
2
Nyctinomops femorosaccus
Pocketed Free-tailed Bat
2
Parabuteo unicinctus
Harris's Hawk
2
Passerculus sandwichensis
Savannah Sparrow
2
Pooecetes gramineus
Vesper Sparrow
2
Spizella breweri
Brewer's Sparrow
2
Tadarida brasiliensis
Brazilian Free-tailed Bat
Toxostoma bendirei
Bendire's Thrasher
2
Toxostoma lecontei
LeConte's Thrasher
S
2
Species of Economic and Recreation Importance Predicted that Intersect with Project Footprint as Drawn
Scientific Name
Common Name
FWS
USFS
BLM
NPL
SGCN
Callipepla gambelii
Gambel's Quail
Odocoileus hemionus
Mule Deer
Pecari tajacu
Javelina
Puma concolor
Mountain Lion
Zenaida asiatica
White-winged Dove
Zenaida macroura
Mourning Dove
Project Type: Development Outside Municipalities (Rural Development), Commercial/industrial (mall) and
associated infrastructure, New construction
Project Type Recommendations:
During the planning stages of your project, please consider the local or regional needs of wildlife in regards to movement,
connectivity, and access to habitat needs. Loss of this permeability prevents wildlife from accessing resources, finding
mates, reduces gene flow, prevents wildlife from re-colonizing areas where local extirpations may have occurred, and
ultimately prevents wildlife from contributing to ecosystem functions, such as pollination, seed dispersal, control of prey
numbers, and resistance to invasive species. In many cases, streams and washes provide natural movement corridors
for wildlife and should be maintained in their natural state. Uplands also support a large diversity of species, and should
be contained within important wildlife movement corridors. In addition, maintaining biodiversity and ecosystem functions
can be facilitated through improving designs of structures, fences, roadways, and culverts to promote passage for a
variety of wildlife. Guidelines for many of these can be found
at: https://www.azgfd.com/wildlife/planning/wildlifeguidelines/.
Consider impacts of outdoor lighting on wildlife and develop measures or alternatives that can be taken to increase
human safety while minimizing potential impacts to wildlife. Conduct wildlife surveys to determine species within project
area, and evaluate proposed activities based on species biology and natural history to determine if artificial lighting may
disrupt behavior patterns or habitat use. Use only the minimum amount of light needed for safety. Narrow spectrum bulbs
should be used as often as possible to lower the range of species affected by lighting. All lighting should be shielded,
canted, or cut to ensure that light reaches only areas needing illumination.
Page 9 of 11
Arizona Game and Fish Department
project_report_belmont_dmp_cpa2023012_66459_68361.pdf
Project ID: HGIS-19696
Review Date: 7/5/2023 01:59:39 PM
Minimize the potential introduction or spread of exotic invasive species, including aquatic and terrestrial plants, animals,
insects and pathogens. Precautions should be taken to wash and/or decontaminate all equipment utilized in the project
activities before entering and leaving the site. See the Arizona Department of Agriculture website for a list of prohibited
and restricted noxious weeds at https://www.invasivespeciesinfo.gov/unitedstates/az.shtml and the Arizona Native Plant
Society https://aznps.com/invas for recommendations on how to control. To view a list of documented invasive species or
to report invasive species in or near your project area visit iMapInvasives - a national cloud-based application for tracking
and managing invasive species at https://imap.natureserve.org/imap/services/page/map.html.
To build a list: zoom to your area of interest, use the identify/measure tool to draw a polygon around your area of
interest, and select “See What’s Here” for a list of reported species. To export the list, you must have an
account and be logged in. You can then use the export tool to draw a boundary and export the records in a csv
file.
Minimization and mitigation of impacts to wildlife and fish species due to changes in water quality, quantity, chemistry,
temperature, and alteration to flow regimes (timing, magnitude, duration, and frequency of floods) should be evaluated.
Minimize impacts to springs, in-stream flow, and consider irrigation improvements to decrease water use. If dredging is a
project component, consider timing of the project in order to minimize impacts to spawning fish and other aquatic species
(include spawning seasons), and to reduce spread of exotic invasive species. We recommend early direct coordination
with Project Evaluation Program for projects that could impact water resources, wetlands, streams, springs, and/or
riparian habitats.
The Department recommends that wildlife surveys are conducted to determine if noise-sensitive species occur within the
project area. Avoidance or minimization measures could include conducting project activities outside of breeding
seasons.
Based on the project type entered, coordination with State Historic Preservation Office may be required
(https://azstateparks.com/).
Trenches should be covered or back-filled as soon as possible. Incorporate escape ramps in ditches or fencing along the
perimeter to deter small mammals and herpetofauna (snakes, lizards, tortoise) from entering ditches.
Communities can actively support the sustainability and mobility of wildlife by incorporating wildlife planning into their
regional/comprehensive plans, their regional transportation plans, and their open space/conservation land system
programs. An effective approach to wildlife planning begins with the identification of the wildlife resources in need of
protection, an assessment of important habitat blocks and connective corridors, and the incorporation of these critical
wildlife components into the community plans and programs. Community planners should identify open spaces and
habitat blocks that can be maintained in their area, and the necessary connections between those blocks to be preserved
or protected. Community planners should also work with State and local transportation planning entities, and planners
from other communities, to foster coordination and cooperation in developing compatible development plans to ensure
wildlife habitat connectivity. The Department's guidelines for incorporating wildlife considerations into community
planning and developments can be found on the Wildlife Friendly Guidelines portion of the Wildlife Planning page at
https://www.azgfd.com/wildlife/planning/wildlifeguidelines/.
Based on the project type entered, coordination with Arizona Department of Environmental Quality may be required
(http://www.azdeq.gov/).
Based on the project type entered, coordination with Arizona Department of Water Resources may be required
(https://new.azwater.gov/).
Based on the project type entered, coordination with U.S. Army Corps of Engineers may be required
(http://www.usace.army.mil/)
Page 10 of 11
Arizona Game and Fish Department
project_report_belmont_dmp_cpa2023012_66459_68361.pdf
Project ID: HGIS-19696
Review Date: 7/5/2023 01:59:39 PM
Based on the project type entered, coordination with County Flood Control district(s) may be required.
Development plans should provide for open natural space for wildlife movement, while also minimizing the potential for
wildlife-human interactions through design features. Please contact Project Evaluation Program for more information on
living with urban wildlife at PEP@azgfd.gov or
at https://www.azgfd.com/wildlife/planning/wildlifeguidelines/ and https://www.azgfd.com/Wildlife/LivingWith.
The Department requests further coordination to provide project/species specific recommendations, please
contact Project Evaluation Program directly at PEP@azgfd.gov.
Powered by TCPDF (www.tcpdf.org)
Page 11 of 11
1
Joseph Mueller (PND)
From:
RAHN, JENNIFER L CIV USAF AETC 56 FW/CVE <jennifer.rahn@us.af.mil>
Sent:
Friday, July 7, 2023 7:54 AM
To:
Joseph Mueller (PND)
Cc:
56 FW/CIT Community Initiative
Subject:
RE: CPA2023012 - Belmont Mixed-Use
Dear Mr. Mueller,
Thank you for the opportunity to provide comments on the Comprehensive Plan Amendment for the previously
approved Belmont Development Master Plan. The proposed amendment site is approximately 1,147 acres and is located
south of Indian School Road and between 339th Avenue and 355th Avenue in unincorporated Maricopa County, AZ. The
request is to allow for a mixed-use designation to allow for greater flexibility of design and future uses. The location of
the site is located outside of the Luke AFB 1988 JLUS 65 Ldn and is outside the “territory in the vicinity of a military
airport” defined by A.R.S. § 28-8461. However, the area is located under several military training routes and possible
low-level flying routes.
Subject to the results of an FAA Obstruction Evaluation/Airport Airspace and Spectrum Analysis (OE/AAA), this
request, as described in the narrative, will not negatively impact the flying and base operations at Luke AFB. We
respectfully request the opportunity to review future site plans as individual parcels are proposed for development.
Although the site will be located outside the “territory in the vicinity of a military airport,” it may be subjected to
approximately 170 over flights per day. We recommend a strong notification program on part of the applicant to inform
future tenant(s) about Luke AFB operations.
V/r,
Jenn Rahn
Senior Planner, Community Initiatives Team
56th Fighter Wing
Luke AFB AZ 85309
Office: 623-856-9981
DSN: 896-9981
From: Joseph Mueller (PND) <Joseph.Mueller@Maricopa.Gov>
Sent: Wednesday, June 28, 2023 3:20 PM
To: hstumprr@gmail.com; dmheisler1@aol.com; ronsatt@ev1.net; rongrossltd@cox.net; admin@bvfd.az.gov; Jon Lacy
<jon.lacy@bvfd.az.gov>; Mark.burdick@bvfd.az.gov; michael.winters@smusd90.org; tvcc.events@gmail.com; Robert
Rowley (EMG) <ROBERT.ROWLEY@Maricopa.Gov>; todd.williams@aps.com; Bruce Monson (EMG)
<Bruce.Monson@Maricopa.Gov>; jeffery.caulkins@aps.com; travis.icard@aps.com; Ken Galica
<kgalica@buckeyeaz.gov>; dhenning@westvalleyview.com; Mark.burdick@bvfd.az.gov; proetto1950@gmail.com; Tyler
Williford <twilliford@azgfd.gov>; Eric Kriwer <ekriwer@afma.az.gov>; knixon@afma.az.gov; gramirex@azdot.gov;
redletter@azdot.gov; lmalloque@dot.state.az.us; Scott Wilken <swilken@azmag.gov>; kcotner@azmag.gov;
pe@azland.gov; bfenske@azdot.gov; jgarcia@azdot.gov; dkrantz@citytocitycre.com; Frank McWilliams (MCSO)
<FrankMcWilliams@MCSO.maricopa.gov>; tsprague@azgfd.gov; 56 FW/CIT Community Initiative
<56FW.CIT.CommunityInitiative@us.af.mil>; azshpo@azstateparks.gov
Subject: [URL Verdict: Neutral][Non-DoD Source] CPA2023012 - Belmont Mixed-Use
2
Good afternoon,
We have received a request for a major comprehensive plan amendment for 1,402 acres generally located north of I-10
at 347th Ave, with the southernmost boundary McDowell Rd., the northernmost boundary Indian School Rd., the
western most boundary 355th Ave., and the eastern boundary 339th Ave.
Most of the subject area is located within the Belmont DMP area with some of the subject site outside of the
DMP. Please note this project only covers a small portion of the Belmont DMP as the entire DMP area is just under
25,000 acres, making this request a representation of about 4% the total DMP area. The applicant is requesting a
change in land use designation to Mixed-Use Employment Center. Currently the subject area is made up of almost a
dozen different land use designations.
The initial technical advisory committee meeting between staff and the applicant will be held July 18th, at which we will
discuss initial technical comments, any staff concerns, as well as convey any concerns raised by secondary review
parties.
Please let me know if you have any questions or comments.
Kind regards,
Joseph Mueller
PLANNING & DEVELOPMENT
301 W Jefferson St Phoenix, AZ 85003
Planner
O: 602-506-7629
MARICOPA.GOV
Facebook | Instagram | Twitter | YouTube
1
Joseph Mueller (PND)
From:
Rhonda Buss <rbuss@azland.gov>
Sent:
Monday, July 17, 2023 2:06 PM
To:
Joseph Mueller (PND)
Cc:
Karen Dada
Subject:
Fwd: Z2023069 - Desert Studios
Attachments:
Z2023069 - 6_1_2023 - 1ST SUB - APPLICATION.pdf; Z2023069 - 6_1_2023 - 1ST SUB -
DEVELOPMENT PLAN.pdf; Z2023069 - 6_1_2023 - 1ST SUB - LEGAL DESCRIPTION.pdf;
Z2023069 - 6_1_2023 - 1ST SUB - NARRATIVE.pdf
Dear Joseph Muller,
Thank you for the public notice for Z2023069, Desert Studios. ASLD manages State Trust Lands (STL) and there is STL that
runs the length of the southern property line of the subject site. As such, the comments below are offered.
The narrative references one main entrance located off of 339th Avenue, with several secondary entrances
off both 339th Avenue and Thomas Road. It is unclear if the site is to be accessed from 339th Ave. off the I-10
interchange and there is no ROW for 339th Ave. through STL. Additionally, based on the conceptual development
plan the width of the Thomas Road half-street to be associated with the site is not identified. Should any ROW
easements be needed, please submit an application for review at https://land.az.gov/applications-permits.
The IND-2 District Regulations requires an enclosed industrial site, and a chain link fence is proposed. Being
that STL will likely develop at some point, consider requiring a slatted chain link fence along the STL border.
Since a parking reduction is proposed, consider a stipulation that requires all parking to be maintained on-
site.
Please feel free to contact me with any questions.
Thank you,
Rhonda Buss, AICP | Planner III
Arizona State Land Department
1110 West Washington Street | Phoenix, AZ 85007
O: 602-542-3126 | rbuss@azland.gov
Funding Arizona Public Schools and Institutions since 1915
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---------- Forwarded message ---------
From: Karen Dada <kdada@azland.gov>
Date: Wed, Jun 28, 2023 at 4:16 PM
Subject: Fwd: Z2023069 - Desert Studios
To: Rhonda Buss <rinamine@azland.gov>
FYI
Karen Dada, AICP | Manager, Planning and Engineering Section
Arizona State Land Department
1110 West Washington Street | Phoenix, AZ 85007
O: 602-542-3118 | kdada@azland.gov
Funding Arizona Public Schools and Institutions since 1915
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---------- Forwarded message ---------
From: Joseph Mueller (PND) <Joseph.Mueller@maricopa.gov>
Date: Wed, Jun 28, 2023 at 3:42 PM
Subject: Z2023069 - Desert Studios
To: hstumprr@gmail.com <hstumprr@gmail.com>, dmheisler1@aol.com <dmheisler1@aol.com>, ronsatt@ev1.net
<ronsatt@ev1.net>, rongrossltd@cox.net <rongrossltd@cox.net>, admin@bvfd.az.gov <admin@bvfd.az.gov>, Jon Lacy
<jon.lacy@bvfd.az.gov>, Mark.burdick@bvfd.az.gov <mark.burdick@bvfd.az.gov>, michael.winters@smusd90.org
<michael.winters@smusd90.org>, tvcc.events@gmail.com <tvcc.events@gmail.com>, Robert Rowley (EMG)
<ROBERT.ROWLEY@maricopa.gov>, todd.williams@aps.com <todd.williams@aps.com>, Bruce Monson (EMG)
<Bruce.Monson@maricopa.gov>, jeffery.caulkins@aps.com <jeffery.caulkins@aps.com>, travis.icard@aps.com
<travis.icard@aps.com>, Ken Galica <kgalica@buckeyeaz.gov>, dhenning@westvalleyview.com
<dhenning@westvalleyview.com>, proetto1950@gmail.com <proetto1950@gmail.com>, Tyler Williford
<twilliford@azgfd.gov>, Eric Kriwer <ekriwer@afma.az.gov>, knixon@afma.az.gov <knixon@afma.az.gov>,
gramirex@azdot.gov <gramirex@azdot.gov>, redletter@azdot.gov <redletter@azdot.gov>, lmalloque@dot.state.az.us
<lmalloque@dot.state.az.us>, Scott Wilken <swilken@azmag.gov>, kcotner@azmag.gov <kcotner@azmag.gov>,
pe@azland.gov <pe@azland.gov>, bfenske@azdot.gov <bfenske@azdot.gov>, jgarcia@azdot.gov <jgarcia@azdot.gov>,
dkrantz@citytocitycre.com <dkrantz@citytocitycre.com>, Frank McWilliams (MCSO)
<FrankMcWilliams@mcso.maricopa.gov>, tsprague@azgfd.gov <tsprague@azgfd.gov>, 56 FW/CIT Community Initiative
<56fw.cit.communityinitiative@us.af.mil>, azshpo@azstateparks.gov <azshpo@azstateparks.gov>
Good afternoon,
We have received a zone change request for 320 acres located at the NWC of 33th Ave. and Thomas Rd.
The request is for IND-2 IUPD from the current Rural-43 zoning. While no POD is included at this time the zone change
will facilitate the Desert Studios movie production complex.
3
The requested overlay will be to accommodate building heights up to 80’, as well as reductions in screening and parking
standards.
The zone change is dependent on the approval of the major comprehensive plan amendment CPA2023012.
Please let me know if you have any questions or comments.
Kind regards,
Joseph Mueller
PLANNING & DEVELOPMENT
301 W Jefferson St Phoenix, AZ 85003
Planner
O: 602-506-7629
MARICOPA.GOV
Facebook | Instagram | Twitter | YouTube
1
Joseph Mueller (PND)
From:
Caroline Klebacha <cklebacha@azstateparks.gov>
Sent:
Tuesday, July 25, 2023 11:54 AM
To:
Joseph Mueller (PND)
Subject:
Re: CPA2023012 - Belmont Mixed-Use
Good morning Joseph,
I took a preliminary look at AZSITE to determine if the proposed area has been surveyed. It appears that portions of the
area have been but not the entire area. Several projects have been conducted for associated Belmont projects, and
more of the area may be surveyed. SHPO recommends that a Class I (literature review) and possibly Class III (intensive,
pedestrian) survey of the property should be conducted to determine if historic properties are present. Areas that are
not shown to be surveyed to current standards should be surveyed. The County or Applicant can use this link
https://statemuseum.arizona.edu/crm to obtain a list of qualified consultants or request a records search. If the project
has a federal or state nexus, consultation with SHPO is required. If there is no state or federal nexus, we are happy to
conduct a non-mandated (voluntary) review.
Thank you,
Caroline
Caroline Klebacha, M.A.
Archaeological Compliance Specialist
State Historic Preservation Office
A Division of Arizona State Parks & Trails
Please use azshpo@azstateparks.gov for all consultation!
1110 West Washington Street, Suite 100
Phoenix, AZ 85007-2957
Phone: 602-542-7140
Email: cklebacha@azstateparks.gov
Web: http://AZStateParks.com/SHPO
To help protect your privacy, Microsoft Office prevented automatic download of this picture from the
Internet.
Caroline Klebacha, M.A.
Archaeological Compliance Specialist
State Historic Preservation Office
A Division of Arizona State Parks & Trails
Please use azshpo@azstateparks.gov for all consultation!
1110 West Washington Street, Suite 100
Phoenix, AZ 85007-2957
Phone: 602-542-7140
Email: cklebacha@azstateparks.gov
2
Web: http://AZStateParks.com/SHPO
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On Thu, Jun 29, 2023 at 11:31 AM AZSHPO - AZPARKS <azshpo@azstateparks.gov> wrote:
SHPO-2023-0834 (170149)
For reference, there are several projects relating to the Belmont DMP
portion of the project...
SHPO-2006-0181 - Belmont DMP
SHPO-2007-1061 - Army Corps - Belmont 1 & 2
SHPO-2008-0933 - Belmont 1 & 2
---------- Forwarded message ---------
From: Joseph Mueller (PND) <Joseph.Mueller@maricopa.gov>
Date: Wed, Jun 28, 2023 at 3:21 PM
Subject: CPA2023012 - Belmont Mixed-Use
To: hstumprr@gmail.com <hstumprr@gmail.com>, dmheisler1@aol.com <dmheisler1@aol.com>, ronsatt@ev1.net
<ronsatt@ev1.net>, rongrossltd@cox.net <rongrossltd@cox.net>, admin@bvfd.az.gov <admin@bvfd.az.gov>, Jon Lacy
<jon.lacy@bvfd.az.gov>, Mark.burdick@bvfd.az.gov <mark.burdick@bvfd.az.gov>, michael.winters@smusd90.org
<michael.winters@smusd90.org>, tvcc.events@gmail.com <tvcc.events@gmail.com>, Robert Rowley (EMG)
<ROBERT.ROWLEY@maricopa.gov>, todd.williams@aps.com <todd.williams@aps.com>, Bruce Monson (EMG)
<Bruce.Monson@maricopa.gov>, jeffery.caulkins@aps.com <jeffery.caulkins@aps.com>, travis.icard@aps.com
<travis.icard@aps.com>, Ken Galica <kgalica@buckeyeaz.gov>, dhenning@westvalleyview.com
<dhenning@westvalleyview.com>, proetto1950@gmail.com <proetto1950@gmail.com>, Tyler Williford
<twilliford@azgfd.gov>, Eric Kriwer <ekriwer@afma.az.gov>, knixon@afma.az.gov <knixon@afma.az.gov>,
gramirex@azdot.gov <gramirex@azdot.gov>, redletter@azdot.gov <redletter@azdot.gov>, lmalloque@dot.state.az.us
<lmalloque@dot.state.az.us>, Scott Wilken <swilken@azmag.gov>, kcotner@azmag.gov <kcotner@azmag.gov>,
pe@azland.gov <pe@azland.gov>, bfenske@azdot.gov <bfenske@azdot.gov>, jgarcia@azdot.gov <jgarcia@azdot.gov>,
dkrantz@citytocitycre.com <dkrantz@citytocitycre.com>, Frank McWilliams (MCSO)
<FrankMcWilliams@mcso.maricopa.gov>, tsprague@azgfd.gov <tsprague@azgfd.gov>, 56 FW/CIT Community
Initiative <56fw.cit.communityinitiative@us.af.mil>, azshpo@azstateparks.gov <azshpo@azstateparks.gov>
Good afternoon,
3
We have received a request for a major comprehensive plan amendment for 1,402 acres generally located north of I-10
at 347th Ave, with the southernmost boundary McDowell Rd., the northernmost boundary Indian School Rd., the
western most boundary 355th Ave., and the eastern boundary 339th Ave.
Most of the subject area is located within the Belmont DMP area with some of the subject site outside of the
DMP. Please note this project only covers a small portion of the Belmont DMP as the entire DMP area is just under
25,000 acres, making this request a representation of about 4% the total DMP area. The applicant is requesting a
change in land use designation to Mixed-Use Employment Center. Currently the subject area is made up of almost a
dozen different land use designations.
The initial technical advisory committee meeting between staff and the applicant will be held July 18th, at which we will
discuss initial technical comments, any staff concerns, as well as convey any concerns raised by secondary review
parties.
Please let me know if you have any questions or comments.
Kind regards,
Joseph Mueller
PLANNING & DEVELOPMENT
301 W Jefferson St Phoenix, AZ 85003
Planner
O: 602-506-7629
MARICOPA.GOV
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1
Joseph Mueller (PND)
From:
Carmine Petriccione <nickpetriccione@msn.com>
Sent:
Wednesday, June 28, 2023 2:15 PM
To:
Joseph Mueller (PND); msantoro@gblaw.com
Subject:
FW: Notice of Application (Maricopa county CPA Case Number: CPA 2023012
Attachments:
Tonopah Plan 1.png; Tonopah Plan 2.png; Tonopah Plan 3.png
Joseph and Michelle, in reference to the above proposal, I am very concerned the impact it would have on my
property. I am particularly concerned about (1) the local flood zones and (2) the aquafer that I draw my well water
from. My parcel ID number is 506-40-009U. Thank you. Carmine L. Petriccione, nickpetriccione@msn.com, cell 619-
985-8835.