14. Z2023069 PZ Report
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Z2023069
Page 1 of 8
Report to the Planning and Zoning Commission
Prepared by the Maricopa County Planning and Development Department
Case:
Z2023069 – Desert Studios
Hearing Date:
November 2, 2023
Supervisor District:
4
Applicant:
Lindsay Schube, Gammage and Burnham
Owner:
Belmont Infraco LLC
Request:
Zone change with overlay from Rural-43 and C-S to IND-2 IUPD
Site Location:
Generally located at the NWC of Thomas Rd. and 339th Ave. in the
Tonopah area
Site Size:
Approx. 320 acres
Density:
N/A
County Island:
No
County Plan:
Tonopah / Arlington Area Plan – Large Lot Residential (0 – 2 D.U./ac) and
Neighborhood Retail Commercial
Municipal Plan:
N/A
Municipal Comments:
None received to date
Support/Opposition:
None known
Recommendation:
Approve with conditions
Z2023069
Page 2 of 8
Project Summary:
1.
The proposed zone change is to allow for the development of the Desert Studios film production
complex. Per the applicant’s narrative the proposed film studios at full build out could include
around 48 sound stages of 40,000 sq. ft. each, as well as supporting facilities such as
administrative offices, craft services, warehouses, motor pool, medical services, print shop,
restaurants, hospitality uses, and a potential retail/entertainment center. The narrative states
that the initial phase will likely include around 12 sound stages and necessary supporting
structures. The applicant is requesting to vary three standards as a part of the proposed overlay.
The first is to increase the maximum permitted building height to 80 feet to accommodate the
sound stages. Second, the applicant is seeking a reduction in site screening to only require a
minimum 6’ chain link fence. Lastly, the applicant seeks to reduce the parking ratio for
warehouse/sound stage to be one stall per 1,500 sq. ft. given the large amount of floor area that
will be present at full build out. The site will be accessed off of 339th Ave and will utilize existing
freeway access approximately one mile south at the junction of 339th Ave. and Interstate 10. A
conceptual site plan provided shows the exterior of the site being used for parking and retention,
the eastern portion of the site being used for administrative and support facilities, sound stages
taking up most of the interior of the site, and the very center being used for trailer parking.
Conceptual Site Plan
2.
There is no recent history on either of the subject parcels within the last five years aside from the
subject entitlement. The applicant was granted a waiver on the pre-application meeting and filed
the formal request on May 31, 2023. The technical advisory committee meeting was held on July
16, 2023.
Z2023069
Page 3 of 8
REGULATION
BASE ZONING
DISTRICT
REGULATIONS (IND-2)
PROPOSED ZONING REGULATIONS
(IND-2 IUPD)
Height
40’
80’
Min. Front Yard
20’(abutting any major
street, section line
road, state or federal
highway)
20’ (abutting any major street, section
line road, state or federal highway)
Min. Side Yard
5’
5’
Min. Rear Yard
25’ (abutting rural or
residential)
25’ (abutting rural or residential)
Min. Lot Area
6,000 sq. ft.
6,000 sq. ft.
Min. Lot Width
60’
60’
Max. Lot Coverage
60%
60%
Screening
Solid 6’ screen wall
Minimum 6’ chain link fence
Parking
One stall per 900 sq ft
floor area (warehouse)
One stall per 1,500 sq ft of floor area
(warehouse/soundstage)
Zoning Map
Z2023069
Page 4 of 8
2023 Aerial
Existing On-Site and Adjacent Zoning / Land Use:
3.
On-site:
Rural – 43 and C-S / Vacant
North:
Rural – 43 / Vacant
South:
Rural – 43 / Vacant
East:
Rural – 43 / Vacant
West:
Rural – 43 / Vacant
Z2023069
Page 5 of 8
Utilities and Services:
4.
Water:
Global
Wastewater:
Global
School District:
Saddle Mountain Unified School District
Fire:
Rural Metro
Police:
Maricopa County Sheriff’s Office
Right-of-Way:
5.
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
339th Ave
40’
100’
Parkway
Adopted Plan:
6.
Tonopah / Arlington Area Plan (adopted September , 2000): The subject site covers two land use
designations in the area plan. First, the large-lot residential land use designation is used for areas
where single family residential is desirable but urban services are limited. The intent of the land
use designation is to allow lower density residential while not depleting limited services. The
second land use designation, neighborhood retail center, is designated to allow for small shops
and services geared toward local residents and may be rural in nature.
Public Participation Summary:
7.
The applicant exceeded minimum citizen participation requirements by sending notice of
application letters to property owners within half a mile of the subject site. The applicant also
posted the site according to Maricopa County requirements. The applicant reported three
responses as a result of these efforts. One respondent had general questions and per the
applicant’s summary was satisfied by a follow-up conversation. The second respondent
indicated that they were a realtor and wanted general information on the proposal, which the
applicant indicated was provided. Lastly, the Tonopah Valley Community Council reached out to
the applicant with some concerns over traffic. The applicant reported a follow up conversation
with TVCC representatives. The TVCC also provided comment to staff, expressing general
support and excitement for the proposal provided traffic and lighting concerns were addressed.
Outstanding Concerns from Reviewing Agencies:
8.
N/A.
Staff Analysis:
9.
The applicant has highlighted the potential economic benefits of the proposed zoning. Staff feels
that this is the natural extension of the related major comprehensive plan amendment (CPA)
request, CPA2023012 – Belmont Mixed Use, as it demonstrates the large scale, economic driving
uses that the CPA request aims to bring to this area. The location along 339th Ave, which has a
future designation as a parkway and direct access to an existing freeway junction about a mile to
the south, is an appropriate location for the proposed movie studio and related uses which
Z2023069
Page 6 of 8
potentially could induce much more traffic than 339th Ave. currently endures. Further, staff feels
that this use will provide an appropriate anchor development that will serve as a gateway into the
Belmont DMP area which consists of predominately residential future land use designations.
Recommendation:
10.
Staff recommends the Commission adopt a motion recommending that the Board of Supervisors
approve Z2023069 subject to the following conditions ‘a’ – ‘g’.
a.
Development of the site shall be in substantial conformance with the Zoning Exhibit
entitled “Desert Studios“, consisting of 1 full-size sheet, dated August 31, 2023 and
stamped received September 1, 2023, except as modified by the following conditions.
Staff may determine slight refinements to remain in substantial conformance with the
approved site plan. Minor and major amendments to the site plan will be determined in
accordance with Chapter 3 of the Maricopa County Zoning Ordinance.
b.
Development of the site shall be in substantial conformance with the Narrative Report
entitled “Desert Studios Complex Narrative”, consisting of 19 pages, dated September 1,
2023, and stamped received September 1, 2023, except as modified by the following
conditions.
c.
The following Planning Engineering conditions shall apply:
1. Without 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 six 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.
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), or as determined by MCDOT.
Z2023069
Page 7 of 8
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-0 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 s conceptual in nature. All development and
engineering design shall be in conformance with Section 1205 of the Maricopa
County Zoning Ordinance; Drainage Policies and standards; Floodplain
Regulations for Maricopa County; MCDOT Roadway Design Manual; and current
engineering policies, standards and best practices at the time of application for
construction.
d.
The following IND-2 IUPD standards shall apply:
1. Max. Height: 80’
2. Site Screening: Minimum 6’ chain-link fence
3. Parking: One stall per 1,500 sq. Ft. of warehouse/soundstage floor area
e.
Administrative approval of a plan of development will be required prior to approval and
issuance of construction permits to develop and establish use of the site. Prior to
issuance of a building permit, written confirmation will be required from the emergency
fire protection jurisdiction having authority that the facility has been designed in
accordance with their regulations and requirements, and that emergency fire protection
service will be provided to the facility. Prior to issuance of the certificate of occupancy,
local fire protection jurisdiction review and approval will be required.
f.
Noncompliance with any Maricopa County Regulation shall be grounds for initiating a
revocation of this zone change with overlay as set forth in the Maricopa County Zoning
Ordinance.
g.
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 with overlay.
The zone change enhances the value of the property above its value as of the date the
Z2023069
Page 8 of 8
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:
Joseph Mueller, Planner
Reviewed by:
Darren Gerard, AICP, Planning Manager
Attachments:
Case Map (1 page)
Zoning Exhibit (reduced 8.5”x11”, 1 page)
Narrative Report (19 pages)
Legal Description (2 pages)
MCESD comments (2 pages)
DPR comments (2 pages)
Luke Air Force Base (2 pages)
State Historic Preservation Office (3 pages)
Arizona State Land Department (3 pages)
Arizona Game and Fish (15 pages)
Tonopah Valley Community Council (2 pages)
Copyright RVi
Information furnished regarding this property
is from sources deemed reliable.
RVi has
not made an independent investigation of
these sources and no warranty is made as to
their accuracy or completeness. This plan is
conceptual, subject to change, and does not
represent any regulatory approval.
4900 N. Scottsdale Rd. Suite 1200
Scottsdale, Arizona 85251
Tel: 480.994.0994
www.rviplanning.com
L:\22002195-DESERT STUDIOS\06 PLANNING\02 CAD\04 SUPPORTING EXHIBITS\RVi-2195-ZONING EXHIBIT.dwg
DESERT STUDIOS
MOHAVE COUNTY, AZ
• ZONING EXHIBIT
2023-08-31
22002195
DESERT STUDIOS
VICINITY MAP
SITE DATA
THOMAS ROAD
THOMAS ROAD
THOMAS ROAD
THOMAS ROAD
THOMAS ROAD
THOMAS ROAD
THOMAS ROAD
THOMAS ROAD
THOMAS ROAD
THOMAS ROAD
THOMAS ROAD
THOMAS ROAD
THOMAS ROAD
THOMAS ROAD
THOMAS ROAD
THOMAS ROAD
THOMAS ROAD
3,963'
3,963'
3,963'
3,963'
3,963'
3,963'
3,963'
3,963'
3,963'
3,963'
3,963'
3,963'
3,963'
3,963'
3,963'
3,963'
3,963'
2,643'
2,643'
2,643'
2,643'
2,643'
2,643'
2,643'
2,643'
2,643'
2,643'
2,643'
2,643'
2,643'
2,643'
2,643'
2,643'
2,643'
2,641'
2,641'
2,641'
2,641'
2,641'
2,641'
2,641'
2,641'
2,641'
2,641'
2,641'
2,641'
2,641'
2,641'
2,641'
2,641'
2,641'
GOSACK PATRICK JAMES
504-10-021C
(RU-43)
GOSACK PATRICK JAMES
504-10-021C
(RU-43)
GOSACK PATRICK JAMES
504-10-021C
(RU-43)
GOSACK PATRICK JAMES
504-10-021C
(RU-43)
GOSACK PATRICK JAMES
504-10-021C
(RU-43)
GOSACK PATRICK JAMES
504-10-021C
(RU-43)
GOSACK PATRICK JAMES
504-10-021C
(RU-43)
GOSACK PATRICK JAMES
504-10-021C
(RU-43)
GOSACK PATRICK JAMES
504-10-021C
(RU-43)
GOSACK PATRICK JAMES
504-10-021C
(RU-43)
GOSACK PATRICK JAMES
504-10-021C
(RU-43)
GOSACK PATRICK JAMES
504-10-021C
(RU-43)
GOSACK PATRICK JAMES
504-10-021C
(RU-43)
GOSACK PATRICK JAMES
504-10-021C
(RU-43)
GOSACK PATRICK JAMES
504-10-021C
(RU-43)
GOSACK PATRICK JAMES
504-10-021C
(RU-43)
GOSACK PATRICK JAMES
504-10-021C
(RU-43)
BELMOST INFRACO LLC
504-10-012B
(RU-43)
BELMOST INFRACO LLC
504-10-012B
(RU-43)
BELMOST INFRACO LLC
504-10-012B
(RU-43)
BELMOST INFRACO LLC
504-10-012B
(RU-43)
BELMOST INFRACO LLC
504-10-012B
(RU-43)
BELMOST INFRACO LLC
504-10-012B
(RU-43)
BELMOST INFRACO LLC
504-10-012B
(RU-43)
BELMOST INFRACO LLC
504-10-012B
(RU-43)
BELMOST INFRACO LLC
504-10-012B
(RU-43)
BELMOST INFRACO LLC
504-10-012B
(RU-43)
BELMOST INFRACO LLC
504-10-012B
(RU-43)
BELMOST INFRACO LLC
504-10-012B
(RU-43)
BELMOST INFRACO LLC
504-10-012B
(RU-43)
BELMOST INFRACO LLC
504-10-012B
(RU-43)
BELMOST INFRACO LLC
504-10-012B
(RU-43)
BELMOST INFRACO LLC
504-10-012B
(RU-43)
BELMOST INFRACO LLC
504-10-012B
(RU-43)
BELMOST
INFRACO LLC
504-10-013
(RU-43)
BELMOST
INFRACO LLC
504-10-013
(RU-43)
BELMOST
INFRACO LLC
504-10-013
(RU-43)
BELMOST
INFRACO LLC
504-10-013
(RU-43)
BELMOST
INFRACO LLC
504-10-013
(RU-43)
BELMOST
INFRACO LLC
504-10-013
(RU-43)
BELMOST
INFRACO LLC
504-10-013
(RU-43)
BELMOST
INFRACO LLC
504-10-013
(RU-43)
BELMOST
INFRACO LLC
504-10-013
(RU-43)
BELMOST
INFRACO LLC
504-10-013
(RU-43)
BELMOST
INFRACO LLC
504-10-013
(RU-43)
BELMOST
INFRACO LLC
504-10-013
(RU-43)
BELMOST
INFRACO LLC
504-10-013
(RU-43)
BELMOST
INFRACO LLC
504-10-013
(RU-43)
BELMOST
INFRACO LLC
504-10-013
(RU-43)
BELMOST
INFRACO LLC
504-10-013
(RU-43)
BELMOST
INFRACO LLC
504-10-013
(RU-43)
ROY POWELL
TRUST
504-09-017B
(RU-43)
ROY POWELL
TRUST
504-09-017B
(RU-43)
ROY POWELL
TRUST
504-09-017B
(RU-43)
ROY POWELL
TRUST
504-09-017B
(RU-43)
ROY POWELL
TRUST
504-09-017B
(RU-43)
ROY POWELL
TRUST
504-09-017B
(RU-43)
ROY POWELL
TRUST
504-09-017B
(RU-43)
ROY POWELL
TRUST
504-09-017B
(RU-43)
ROY POWELL
TRUST
504-09-017B
(RU-43)
ROY POWELL
TRUST
504-09-017B
(RU-43)
ROY POWELL
TRUST
504-09-017B
(RU-43)
ROY POWELL
TRUST
504-09-017B
(RU-43)
ROY POWELL
TRUST
504-09-017B
(RU-43)
ROY POWELL
TRUST
504-09-017B
(RU-43)
ROY POWELL
TRUST
504-09-017B
(RU-43)
ROY POWELL
TRUST
504-09-017B
(RU-43)
ROY POWELL
TRUST
504-09-017B
(RU-43)
BARAN
WALTER/
JEAN M TR
504-09-018
(RU-43)
BARAN
WALTER/
JEAN M TR
504-09-018
(RU-43)
BARAN
WALTER/
JEAN M TR
504-09-018
(RU-43)
BARAN
WALTER/
JEAN M TR
504-09-018
(RU-43)
BARAN
WALTER/
JEAN M TR
504-09-018
(RU-43)
BARAN
WALTER/
JEAN M TR
504-09-018
(RU-43)
BARAN
WALTER/
JEAN M TR
504-09-018
(RU-43)
BARAN
WALTER/
JEAN M TR
504-09-018
(RU-43)
BARAN
WALTER/
JEAN M TR
504-09-018
(RU-43)
BARAN
WALTER/
JEAN M TR
504-09-018
(RU-43)
BARAN
WALTER/
JEAN M TR
504-09-018
(RU-43)
BARAN
WALTER/
JEAN M TR
504-09-018
(RU-43)
BARAN
WALTER/
JEAN M TR
504-09-018
(RU-43)
BARAN
WALTER/
JEAN M TR
504-09-018
(RU-43)
BARAN
WALTER/
JEAN M TR
504-09-018
(RU-43)
BARAN
WALTER/
JEAN M TR
504-09-018
(RU-43)
BARAN
WALTER/
JEAN M TR
504-09-018
(RU-43)
BARAN
WALTER/
JEAN M TR
504-09-025
(RU-43)
BARAN
WALTER/
JEAN M TR
504-09-025
(RU-43)
BARAN
WALTER/
JEAN M TR
504-09-025
(RU-43)
BARAN
WALTER/
JEAN M TR
504-09-025
(RU-43)
BARAN
WALTER/
JEAN M TR
504-09-025
(RU-43)
BARAN
WALTER/
JEAN M TR
504-09-025
(RU-43)
BARAN
WALTER/
JEAN M TR
504-09-025
(RU-43)
BARAN
WALTER/
JEAN M TR
504-09-025
(RU-43)
BARAN
WALTER/
JEAN M TR
504-09-025
(RU-43)
BARAN
WALTER/
JEAN M TR
504-09-025
(RU-43)
BARAN
WALTER/
JEAN M TR
504-09-025
(RU-43)
BARAN
WALTER/
JEAN M TR
504-09-025
(RU-43)
BARAN
WALTER/
JEAN M TR
504-09-025
(RU-43)
BARAN
WALTER/
JEAN M TR
504-09-025
(RU-43)
BARAN
WALTER/
JEAN M TR
504-09-025
(RU-43)
BARAN
WALTER/
JEAN M TR
504-09-025
(RU-43)
BARAN
WALTER/
JEAN M TR
504-09-025
(RU-43)
BELMONT
INFRACO LLC
504-11-035A
(RU-43)
BELMONT
INFRACO LLC
504-11-035A
(RU-43)
BELMONT
INFRACO LLC
504-11-035A
(RU-43)
BELMONT
INFRACO LLC
504-11-035A
(RU-43)
BELMONT
INFRACO LLC
504-11-035A
(RU-43)
BELMONT
INFRACO LLC
504-11-035A
(RU-43)
BELMONT
INFRACO LLC
504-11-035A
(RU-43)
BELMONT
INFRACO LLC
504-11-035A
(RU-43)
BELMONT
INFRACO LLC
504-11-035A
(RU-43)
BELMONT
INFRACO LLC
504-11-035A
(RU-43)
BELMONT
INFRACO LLC
504-11-035A
(RU-43)
BELMONT
INFRACO LLC
504-11-035A
(RU-43)
BELMONT
INFRACO LLC
504-11-035A
(RU-43)
BELMONT
INFRACO LLC
504-11-035A
(RU-43)
BELMONT
INFRACO LLC
504-11-035A
(RU-43)
BELMONT
INFRACO LLC
504-11-035A
(RU-43)
BELMONT
INFRACO LLC
504-11-035A
(RU-43)
0
125'
250'
500'
SCALE: 1" = 150'-0"
339TH AVENUE
339TH AVENUE
339TH AVENUE
339TH AVENUE
339TH AVENUE
339TH AVENUE
339TH AVENUE
339TH AVENUE
339TH AVENUE
339TH AVENUE
339TH AVENUE
339TH AVENUE
339TH AVENUE
339TH AVENUE
339TH AVENUE
339TH AVENUE
339TH AVENUE
347TH AVENUE
ALIGNMENT
347TH AVENUE
ALIGNMENT
347TH AVENUE
ALIGNMENT
347TH AVENUE
ALIGNMENT
347TH AVENUE
ALIGNMENT
347TH AVENUE
ALIGNMENT
347TH AVENUE
ALIGNMENT
347TH AVENUE
ALIGNMENT
347TH AVENUE
ALIGNMENT
347TH AVENUE
ALIGNMENT
347TH AVENUE
ALIGNMENT
347TH AVENUE
ALIGNMENT
347TH AVENUE
ALIGNMENT
347TH AVENUE
ALIGNMENT
347TH AVENUE
ALIGNMENT
347TH AVENUE
ALIGNMENT
347TH AVENUE
ALIGNMENT
N.T.S.
APNs:
504-10-009, 504-10-012B
EXISTING ZONING:
RU-43, C-S
PROPOSED ZONING:
IND-2 IUPD
GROSS AREA:
320.74 AC
PROPOSED USE:
MOVIE, TV, AND STREAMING
PRODUCTION STUDIOS &
SUPPORT FACILITIES
INDIAN SCHOOL ROAD
355TH AVE
THOMAS RD
WICKENBURG RD
347TH AVE
339TH AVE
SITE
VOYAGER HASSAYAMPA
78 INVESTORS, LLC
504-10-009
(RU-43)
VOYAGER HASSAYAMPA
78 INVESTORS, LLC
504-10-009
(RU-43)
VOYAGER HASSAYAMPA
78 INVESTORS, LLC
504-10-009
(RU-43)
VOYAGER HASSAYAMPA
78 INVESTORS, LLC
504-10-009
(RU-43)
VOYAGER HASSAYAMPA
78 INVESTORS, LLC
504-10-009
(RU-43)
VOYAGER HASSAYAMPA
78 INVESTORS, LLC
504-10-009
(RU-43)
VOYAGER HASSAYAMPA
78 INVESTORS, LLC
504-10-009
(RU-43)
VOYAGER HASSAYAMPA
78 INVESTORS, LLC
504-10-009
(RU-43)
VOYAGER HASSAYAMPA
78 INVESTORS, LLC
504-10-009
(RU-43)
VOYAGER HASSAYAMPA
78 INVESTORS, LLC
504-10-009
(RU-43)
VOYAGER HASSAYAMPA
78 INVESTORS, LLC
504-10-009
(RU-43)
VOYAGER HASSAYAMPA
78 INVESTORS, LLC
504-10-009
(RU-43)
VOYAGER HASSAYAMPA
78 INVESTORS, LLC
504-10-009
(RU-43)
VOYAGER HASSAYAMPA
78 INVESTORS, LLC
504-10-009
(RU-43)
VOYAGER HASSAYAMPA
78 INVESTORS, LLC
504-10-009
(RU-43)
VOYAGER HASSAYAMPA
78 INVESTORS, LLC
504-10-009
(RU-43)
VOYAGER HASSAYAMPA
78 INVESTORS, LLC
504-10-009
(RU-43)
BELMOST INFRACO LLC
504-10-012B
(RU-43)
BELMOST INFRACO LLC
504-10-012B
(RU-43)
BELMOST INFRACO LLC
504-10-012B
(RU-43)
BELMOST INFRACO LLC
504-10-012B
(RU-43)
BELMOST INFRACO LLC
504-10-012B
(RU-43)
BELMOST INFRACO LLC
504-10-012B
(RU-43)
BELMOST INFRACO LLC
504-10-012B
(RU-43)
BELMOST INFRACO LLC
504-10-012B
(RU-43)
BELMOST INFRACO LLC
504-10-012B
(RU-43)
BELMOST INFRACO LLC
504-10-012B
(RU-43)
BELMOST INFRACO LLC
504-10-012B
(RU-43)
BELMOST INFRACO LLC
504-10-012B
(RU-43)
BELMOST INFRACO LLC
504-10-012B
(RU-43)
BELMOST INFRACO LLC
504-10-012B
(RU-43)
BELMOST INFRACO LLC
504-10-012B
(RU-43)
BELMOST INFRACO LLC
504-10-012B
(RU-43)
BELMOST INFRACO LLC
504-10-012B
(RU-43)
THE SOUTHWEST QUARTER, THE WEST HALF OF THE SOUTHEAST
QUARTER, AND THE EAST HALF OF THE SOUTHEAST QUARTER OF SECTION
29 TOWNSHIP 2 NORTH, RANGE 5 WEST OF THE GILA AND SALT RIVER
BASE AND MERIDIAN, MARICOPA COUNTY, ARIZONA
LEGAL DESCRIPTION
IND-2 IUPD DISTRICT REGULATION
MODIFICATIONS
3,967'
3,967'
3,967'
3,967'
3,967'
3,967'
3,967'
3,967'
3,967'
3,967'
3,967'
3,967'
3,967'
3,967'
3,967'
3,967'
3,967'
1,321'
1,321'
1,321'
1,321'
1,321'
1,321'
1,321'
1,321'
1,321'
1,321'
1,321'
1,321'
1,321'
1,321'
1,321'
1,321'
1,321'
1,321'
1,321'
1,321'
1,321'
1,321'
1,321'
1,321'
1,321'
1,321'
1,321'
1,321'
1,321'
1,321'
1,321'
1,321'
1,321'
1,321'
(C-S)
(C-S)
(C-S)
(C-S)
(C-S)
(C-S)
(C-S)
(C-S)
(C-S)
(C-S)
(C-S)
(C-S)
(C-S)
(C-S)
(C-S)
(C-S)
(C-S)
PROPOSED IND-2 IUPD
PROPOSED IND-2 IUPD
PROPOSED IND-2 IUPD
PROPOSED IND-2 IUPD
PROPOSED IND-2 IUPD
PROPOSED IND-2 IUPD
PROPOSED IND-2 IUPD
PROPOSED IND-2 IUPD
PROPOSED IND-2 IUPD
PROPOSED IND-2 IUPD
PROPOSED IND-2 IUPD
PROPOSED IND-2 IUPD
PROPOSED IND-2 IUPD
PROPOSED IND-2 IUPD
PROPOSED IND-2 IUPD
PROPOSED IND-2 IUPD
PROPOSED IND-2 IUPD
Page 1 of 11
ZONE CHANGE WITH OVERLAY
THE DESERT STUDIOS COMPLEX NARRATIVE
Located North of the NWC of I-10 and 339th Avenue
Request: Rezone from RU-43 and C-S to IND-2 IUPD
Case No.
Z2023069
Original Submittal: May 31, 2023
Second Submittal: September 1, 2023
Gammage & Burnham PLC / Lindsay Schube & Michelle Santoro
lschube@gblaw.com & msantoro@gblaw.com
10172.4.3480921.1
Page 2 of 11
TABLE OF CONTENTS
PURPOSE OF REQUEST ................................................................................................................................. 5
RELATIONSHIP TO SURROUNDING PROPERTIES ......................................................................................... 6
LOCATION AND ACCESSIBILITY .................................................................................................................... 6
CIRCULATION SYSTEM .................................................................................................................................. 7
DEVELOPMENT SCHEDULE (PHASING) ........................................................................................................ 7
COMMUNITY FACILITIES AND SERVICES ...................................................................................................... 7
PUBLIC UTILITIES AND SERVICES .................................................................................................................. 8
INDUSTRIAL UNIT PLAN OF DEVELOPMENT – DISTRICT REGULATIONS ..................................................... 9
JUSTIFICATION FOR THE INDUSTRIAL UNIT PLAN OF DEVELOPMENT ..................................................... 11
CONCLUSION .............................................................................................................................................. 11
10172.4.3480921.1
Page 3 of 11
TABLE OF EXHIBITS
EXHIBIT 1 – Aerial Map
EXHIBIT 2 – Vicinity Map
EXHIBIT 3 – Proposed Rezoning Map
EXHIBIT 4 – Conceptual Development Plan
10172.4.3480921.1
Page 4 of 11
OVERVIEW OF PROPOSAL
With the 2022 passing of the Arizona Motion Picture Production Program, Arizona is well
suited to compete in the production of film and television programming. Desert Studios (the
“Applicant”) is an Arizona limited liability company whose members are experts in the
entertainment industry, business, finance, legal and real estate development and are committed
to bringing state of the art film, television and streaming production services to Arizona. Desert
Studios plans to develop a major hub for the creation of major films and television programing,
as well as streaming content at the subject Site in the Belmont area of Maricopa County.
Desert Studios will be located on Maricopa
County Assessor Parcel Numbers 504-10-009 and a
portion of 504-10-012B (the “Site”, as shown on the
aerial to the right), located approximately 1.1 miles
north of the Interstate 10 and immediately adjacent to
339th Avenue. The Site identified for this project is ideal
for the needs of such a facility. See Exhibit 1, Aerial Map
of Site.
The Site is appropriately sized. It is 320 acres,
which will be sufficient for the Applicant to construct
and operate the sound stages and all the studio
facilities, including accessory uses such as parking
structures, administrative offices, theaters, various
support facilities, trailer parking and miscellaneous
warehouse spaces. Hospitality facilities may also be
provided, including hotels, resort facilities and
temporary rental housing for site users. Finally, the site may also include a film-themed
entertainment complex with retail shops, restaurants, and entertainment facilities.
The Site is ideally located. It is both remote from any settled areas while being proximate
to Interstate 10. With the Buckeye airport a few miles away and a short 4-hour drive from Los
Angeles, this is an ideal location for such a use See Exhibit 2, Vicinity Map.
10172.4.3480921.1
Page 5 of 11
PURPOSE OF REQUEST
Statement of Specific Application
To facilitate the development of the Desert Studios Complex, the Applicant respectfully requests
the following:
1. Rezone from Rural-43 One Acre Per Dwelling Unit (RU-43) and Planned Shopping
Center (C-S) to Light Industrial (IND-2) Industrial Plan of Development (IUPD).
See Exhibit 3, Proposed Rezoning Map.
There is a separate application for a Major Comprehensive Plan Amendment that encompasses
approximately 1,400 acres and includes the subject Site. This CPA will change the designation on
the property from the Large Lot Residential (0-2 DU/A) and Neighborhood Retail Commercial to
Mixed-Use on the Site.
Description of Proposal
The Desert Studios Complex is envisioned as a production hub to include services for all
aspects of movie and tv production. Although a site plan for the Property has yet to be fully
developed, it is envisioned to contain numerous studios/sound stages and theaters with support
uses. Key facilities may include but are not limited to sound stages, administrative offices, craft
services, theaters, post-production, wardrobe/costume, warehouse, props, motor pool, medical,
security, mill, laundry, print shop, maintenance, fitness center, cafeteria, restaurant, and parking
facilities, hospitality uses such as hotels, resorts and temporary rental housing facilities, and a
retail, restaurant and entertainment district. The studio complex is expected to create thousands
of on-site and film industry related jobs. It is also anticipated to be a major driver for the larger
Belmont development, along with advancing the growth of regional tourism and transportation
infrastructure.
See Exhibit 4, Conceptual Development Plan.
10172.4.3480921.1
Page 6 of 11
RELATIONSHIP TO SURROUNDING PROPERTIES
As has been detailed above, the Applicant has carefully and thoughtfully selected this Site
because of its remote location near an I-10 interchange. There are essentially no immediately
adjacent neighbors with several large residential sites over a quarter of a mile north and east of
the subject Site. Thus, the Studios will have no adverse impact in terms of visibility, noise, or
odor. The adjacent freeway interchange that serves little other traffic will allow for easy on and
off access for the trucks, trailers, and employee vehicles that will be making regular use of the
Site.
The surrounding properties, uses and zoning are as follows:
Location
Use
Current Zoning
Onsite
Vacant
RU-43 & C-S
North
Vacant
RU-43
East
Vacant, 339th Avenue
RU-43
South
Vacant
RU-43
West
Vacant
RU-43
LOCATION AND ACCESSIBILITY
The Site is located approximately 7 miles east of Tonopah and one mile north of the 339th
Avenue/Hassayampa Road interchange with I-10. This interchange does not see significant use
today, outside of visitors to the TA Travel Center, nor is significant use planned for the
foreseeable future. The Desert Studios will have a volume of traffic that will make fair use of this
existing infrastructure.
10172.4.3480921.1
Page 7 of 11
CIRCULATION SYSTEM
At 320 acres, the Site has ample room to accommodate all vehicular and trailer
maneuvering requirements and employee parking needs. Vehicular parking will be provided on-
site within surface lots and parking structures for employees and guests. In addition, trailer
parking will be provided throughout the studio area for talent. There will be one main entrance
located off of 339th Avenue, with several secondary entrances off both 339th Avenue and Thomas
Road.
DEVELOPMENT SCHEDULE (PHASING)
The Applicant anticipates developing the Desert Studios Complex in multiple phases. The
Applicant aims to start construction in 2024 and estimates that actual construction and
commissioning of the first phase will take approximately 12-24 months.
Phase 1 of the plan consists of 12 state of the art sound stages of 40,000 sq. ft. each, which can
be divided into two 20,000 sq. ft. stages, with production offices connected to each stage
building. Also included in Phase 1 are the support facilities essential to fulfilling the Company’s
vision of creating an innovated complex to support the production process from start to finish.
Key facilities include editing/post-production, equipment rental, set construction, craft services
and catering buildings along with a backlot, and a variety of other production related
structures. The 3 following phases have plans for additional stages and support facilities, with
an estimate of an additional 12 sound stages with each of the additional 3 phases. Note that
phasing is conceptual at this time and may be revised as the project evolves.
COMMUNITY FACILITIES AND SERVICES
Community Facilities and Services Table
Facility
Distance from Site
Provider
Burnt Well Rest Area Westbound
+/- 16 miles
Arizona Department of Transportation
Tonopah Valley High School
+/- 5 miles
Saddle Mountain Unified School District
Ruth Fisher Elementary School
+/- 5 miles
Saddle Mountain Unified School District
Robbins Butte Game Preserve
+/- 14 miles
Arizona Game & Fish Department
10172.4.3480921.1
Page 8 of 11
PUBLIC UTILITIES AND SERVICES
Public Utilities and Services Table
Utility
Provider
Water
Water Utility of Greater Tonopah, Inc / Global
Sewer
Water Utility of Greater Tonopah, Inc / Global
Gas
N/A
Communications
TBD
Refuse
TBD
Law Enforcement
Maricopa County Sheriff
Fire and Emergency Medical Services
In negotiation at this time
Electric
APS
Telephone
TBD
10172.4.3480921.1
Page 9 of 11
INDUSTRIAL UNIT PLAN OF DEVELOPMENT – DISTRICT REGULATIONS
IND-2 IUPD DISTRICT REGULATIONS
IND-2 DISTRICT REGULATIONS
PROPOSED IND-2 IUPD DISTRICT
REGULATIONS
Permitted Uses
Per Section 902.2
No Change
Maximum Building Height
40 feet
80 feet (1)
Minimum Front Yard (east side)
Abutting any major street,
section line road, State or
Federal highway not less than
20 feet
20 feet (No Change)
Minimum Perimeter Side Yard
(north and south sides)
Where a lot is adjacent to a
rural or residential zoning
district, there shall be a side
yard on the side of the lot
adjacent to such rural or
residential zoning district having
a width of not less than five
feet.
5 feet (No Change)
Minimum Rear Yard (west side)
None required (see Chapter 9,
Section 902., Article 902.3. -
Height Regulations) except that
where a lot abuts a rural or
residential zoning district
whether or not separated by an
alley, there shall be a rear yard
having a depth of not less than
25 feet.
25 feet (No Change)
Minimum Lot Area
6,000 square-feet
6,000 square-feet (No Change)
Minimum Lot Width
60-feet
60-feet (No Change)
Maximum Lot Coverage
60%
60% (No Change)
Loading and Unloading
Regulations
For all wholesale,
manufacturing and industrial
buildings hereafter erected, or
for any building converted to
such use or occupancy, there
shall be provided one loading
and unloading space for each
10,000 square feet of floor area,
or fraction thereof, devoted to
such use in the building.
Commercial / office uses is 1
loading space per 25,000 square
feet.
(No Change)
Additional Regulations:
Site Enclosure and Screening
Requirements
Industrial sites and/or uses shall
be enclosed to provide effective
site screening from adjoining
properties, uses or streets as
A chain link fence not less than
six feet in height shall be
required along and adjacent to
any and all property lines.
10172.4.3480921.1
Page 10 of 11
follows: a. Adjacent to any rural
or residential zone, automobile
parking shall be screened from
view. b. A solid masonry wall
not less than six feet in height
shall be required along and
adjacent to any side or rear
property line abutting any rural
or residential zone boundary, or
any alley abutting such zone
boundary. Further, any access
gates shall be constructed of
view-obscuring material to
provide effective site screening.
c. The perimeter of any portion
of a site not adjacent to a rural
or residential zone boundary
upon which any outdoor use of
an industrial nature is permitted
shall be enclosed to a height of
not less than six feet by building
walls, walls or fences of any
view-obscuring material. No
outdoor industrial use or
enclosure thereof shall
encroach into any required
setback area adjacent to any
street, nor shall any storage
products or materials exceed
the height of any such
enclosure.
Parking
1) One per 900 square feet
of floor area, per MCZO
Section 1102.1.6
(Warehouse Uses)
2) 15% carpool spaces, per
MCZO Section 1102.9.9
3) ADA parking shall be
provided per MCZO
Section 1102.1
Office & Commercial:
1space per 250 sf. (No
Change)
Industrial/Wholesale: 1
space per 600 sf. (No
Change)
Warehouse/Sound Stages:
1 space per 1,500 sf.
Lighting
MCZO Section 1112
MCZO Section 1112
Sign Regulations
MCZO Section 1404
MCZO Section 1404
Footnotes:
(1) Article 1111.2 of the Maricopa County Zoning Ordinance for additional building height shall apply. In
addition, freestanding water towers up to a maximum height of 150 feet are permitted by right so long as
they are setback by 1 additional foot for each additional foot in height above 40’ measured from the required
perimeter setback line.
10172.4.3480921.1
Page 11 of 11
JUSTIFICATION FOR THE INDUSTRIAL UNIT PLAN OF DEVELOPMENT
The purpose of the Industrial Unit Plan of Development is to allow variations in the
development standards in industrial projects that require special design techniques or flexibility
due to topography, innovative or sustainable project design, or other considerations. Given the
size and nature of the proposed studios, minimal and modest modifications are being requested.
These modifications are not being made to allow the applicant to “overuse” the Property or in a
manner that is excessive of reasonable and substantial property rights.
This application requests modifications to the following:
Maximum Building Height. The maximum height allowed within the IND-2 zoning district
is 40’. This proposal is requesting an extended height allowance of up to 80’. The studio
stages are large warehouse-style buildings used for movie and tv production and filming.
As such, there is a need for large props, lighting and other uses that require additional
building height to ensure flexibility with production requirements.
Additionally, building appurtenances with additional height up to 100’ per Article 1111.2
of the Maricopa County Zoning Ordinance shall apply, with freestanding water towers
and/or other similar ancillary structures to be allowed up to 150’ in height so long as said
structures are setback 1 additional foot for each additional foot in height beyond 40’ in
height from the perimeter setback requirement.
Parking. The required ratio for Warehouse parking is 1 space per 900 square feet. This
proposal is requesting to increase the ratio to 1 space per 1,500 square feet. Studio sound
stages are large footprint buildings, but they operate much differently than a typical
warehouse building. The parking demand is substantially less since much of the interior
space within the building is open for the production of movie sets. This unique use will
not generate the same demand as a traditional warehouse use.
Site Enclosure and Screening. Due to the very remote location and immense size of this
Property a solid screen wall is not necessary. There is no development of any kind on the
adjacent, vacant desert land. There are no pedestrian paths or amenities in the area. A
chain link fence a minimum of 6-feet in height is requested along all property lines. As
the surrounding properties develop, additional consideration will be given to screening of
the Property, either by enhanced landscape or a solid wall, if deemed necessary.
CONCLUSION
The Desert Studios Complex will be a game changer for the County and the State. This
one-of-a-kind, state of the art studio complex will become an entertainment destination. The
modifications requested are minimal to meet the needs of such a unique use.
EXHIBIT 1
339th Avenue
Subject Site
AERIAL MAP
EXHIBIT 2
VICINITY MAP
EXHIBIT 3
THOMAS ROAD
THOMAS ROAD
THOMAS ROAD
THOMAS ROAD
THOMAS ROAD
THOMAS ROAD
THOMAS ROAD
THOMAS ROAD
THOMAS ROAD
THOMAS ROAD
THOMAS ROAD
THOMAS ROAD
THOMAS ROAD
THOMAS ROAD
THOMAS ROAD
THOMAS ROAD
THOMAS ROAD
339TH AVENUE
339TH AVENUE
339TH AVENUE
339TH AVENUE
339TH AVENUE
339TH AVENUE
339TH AVENUE
339TH AVENUE
339TH AVENUE
339TH AVENUE
339TH AVENUE
339TH AVENUE
339TH AVENUE
339TH AVENUE
339TH AVENUE
339TH AVENUE
339TH AVENUE
347TH AVENUE
347TH AVENUE
347TH AVENUE
347TH AVENUE
347TH AVENUE
347TH AVENUE
347TH AVENUE
347TH AVENUE
347TH AVENUE
347TH AVENUE
347TH AVENUE
347TH AVENUE
347TH AVENUE
347TH AVENUE
347TH AVENUE
347TH AVENUE
347TH AVENUE
+/- 320 AC
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" = 800'
1,600'
800'
0
3,200'
PROPOSED ZONING DISTRICT
RU- 43 - RURAL- 43
IND-2 IUPD - LIGHT INDUSTRIAL -
INDUSTRIAL PLAN OF DEVELOPMENT
OVERLAY
LEGEND
ZONING DISTRICTS
EXHIBIT 4
© 2023 Microsoft Corporation © 2023 Maxar ©CNES (2023) Distribution Airbus DS
VICINITY MAP
SITE DATA
PROJECT TEAM
STAGES
STAGES
STAGES
STAGES
STAGES
STAGES
STAGES
STAGES
STAGES
STAGES
STAGES
STAGES
STAGES
STAGES
STAGES
STAGES
STAGES
THOMAS ROAD
THOMAS ROAD
THOMAS ROAD
THOMAS ROAD
THOMAS ROAD
THOMAS ROAD
THOMAS ROAD
THOMAS ROAD
THOMAS ROAD
THOMAS ROAD
THOMAS ROAD
THOMAS ROAD
THOMAS ROAD
THOMAS ROAD
THOMAS ROAD
THOMAS ROAD
THOMAS ROAD
STAGES
STAGES
STAGES
STAGES
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STAGES
STAGES
STAGES
STAGES
STAGES
STAGES
STAGES
STAGES
STAGES
STAGES
STAGES
STAGES
STAGES
ADMINISTRATION,
SUPPORT FACILITIES,
& PARKING
ADMINISTRATION,
SUPPORT FACILITIES,
& PARKING
ADMINISTRATION,
SUPPORT FACILITIES,
& PARKING
ADMINISTRATION,
SUPPORT FACILITIES,
& PARKING
ADMINISTRATION,
SUPPORT FACILITIES,
& PARKING
ADMINISTRATION,
SUPPORT FACILITIES,
& PARKING
ADMINISTRATION,
SUPPORT FACILITIES,
& PARKING
ADMINISTRATION,
SUPPORT FACILITIES,
& PARKING
ADMINISTRATION,
SUPPORT FACILITIES,
& PARKING
ADMINISTRATION,
SUPPORT FACILITIES,
& PARKING
ADMINISTRATION,
SUPPORT FACILITIES,
& PARKING
ADMINISTRATION,
SUPPORT FACILITIES,
& PARKING
ADMINISTRATION,
SUPPORT FACILITIES,
& PARKING
ADMINISTRATION,
SUPPORT FACILITIES,
& PARKING
ADMINISTRATION,
SUPPORT FACILITIES,
& PARKING
ADMINISTRATION,
SUPPORT FACILITIES,
& PARKING
ADMINISTRATION,
SUPPORT FACILITIES,
& PARKING
ADMINISTRATION,
SUPPORT FACILITIES,
& PARKING
ADMINISTRATION,
SUPPORT FACILITIES,
& PARKING
ADMINISTRATION,
SUPPORT FACILITIES,
& PARKING
ADMINISTRATION,
SUPPORT FACILITIES,
& PARKING
ADMINISTRATION,
SUPPORT FACILITIES,
& PARKING
ADMINISTRATION,
SUPPORT FACILITIES,
& PARKING
ADMINISTRATION,
SUPPORT FACILITIES,
& PARKING
ADMINISTRATION,
SUPPORT FACILITIES,
& PARKING
ADMINISTRATION,
SUPPORT FACILITIES,
& PARKING
ADMINISTRATION,
SUPPORT FACILITIES,
& PARKING
ADMINISTRATION,
SUPPORT FACILITIES,
& PARKING
ADMINISTRATION,
SUPPORT FACILITIES,
& PARKING
ADMINISTRATION,
SUPPORT FACILITIES,
& PARKING
ADMINISTRATION,
SUPPORT FACILITIES,
& PARKING
ADMINISTRATION,
SUPPORT FACILITIES,
& PARKING
ADMINISTRATION,
SUPPORT FACILITIES,
& PARKING
ADMINISTRATION,
SUPPORT FACILITIES,
& PARKING
STAR TRAILER PARKING & CIRCULATION
STAR TRAILER PARKING & CIRCULATION
STAR TRAILER PARKING & CIRCULATION
STAR TRAILER PARKING & CIRCULATION
STAR TRAILER PARKING & CIRCULATION
STAR TRAILER PARKING & CIRCULATION
STAR TRAILER PARKING & CIRCULATION
STAR TRAILER PARKING & CIRCULATION
STAR TRAILER PARKING & CIRCULATION
STAR TRAILER PARKING & CIRCULATION
STAR TRAILER PARKING & CIRCULATION
STAR TRAILER PARKING & CIRCULATION
STAR TRAILER PARKING & CIRCULATION
STAR TRAILER PARKING & CIRCULATION
STAR TRAILER PARKING & CIRCULATION
STAR TRAILER PARKING & CIRCULATION
STAR TRAILER PARKING & CIRCULATION
PARKING,
CIRCULATION,
& RETENTION
PARKING,
CIRCULATION,
& RETENTION
PARKING,
CIRCULATION,
& RETENTION
PARKING,
CIRCULATION,
& RETENTION
PARKING,
CIRCULATION,
& RETENTION
PARKING,
CIRCULATION,
& RETENTION
PARKING,
CIRCULATION,
& RETENTION
PARKING,
CIRCULATION,
& RETENTION
PARKING,
CIRCULATION,
& RETENTION
PARKING,
CIRCULATION,
& RETENTION
PARKING,
CIRCULATION,
& RETENTION
PARKING,
CIRCULATION,
& RETENTION
PARKING,
CIRCULATION,
& RETENTION
PARKING,
CIRCULATION,
& RETENTION
PARKING,
CIRCULATION,
& RETENTION
PARKING,
CIRCULATION,
& RETENTION
PARKING,
CIRCULATION,
& RETENTION
MAIN
ENTRY
MAIN
ENTRY
MAIN
ENTRY
MAIN
ENTRY
MAIN
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MAIN
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MAIN
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5,290'
5,290'
5,290'
5,290'
5,290'
5,290'
5,290'
5,290'
5,290'
5,290'
5,290'
5,290'
5,290'
5,290'
5,290'
5,290'
5,290'
5,286'
5,286'
5,286'
5,286'
5,286'
5,286'
5,286'
5,286'
5,286'
5,286'
5,286'
5,286'
5,286'
5,286'
5,286'
5,286'
5,286'
2,643'
2,643'
2,643'
2,643'
2,643'
2,643'
2,643'
2,643'
2,643'
2,643'
2,643'
2,643'
2,643'
2,643'
2,643'
2,643'
2,643'
2,641'
2,641'
2,641'
2,641'
2,641'
2,641'
2,641'
2,641'
2,641'
2,641'
2,641'
2,641'
2,641'
2,641'
2,641'
2,641'
2,641'
GOSACK PATRICK JAMES
504-10-021C
(RU-43)
GOSACK PATRICK JAMES
504-10-021C
(RU-43)
GOSACK PATRICK JAMES
504-10-021C
(RU-43)
GOSACK PATRICK JAMES
504-10-021C
(RU-43)
GOSACK PATRICK JAMES
504-10-021C
(RU-43)
GOSACK PATRICK JAMES
504-10-021C
(RU-43)
GOSACK PATRICK JAMES
504-10-021C
(RU-43)
GOSACK PATRICK JAMES
504-10-021C
(RU-43)
GOSACK PATRICK JAMES
504-10-021C
(RU-43)
GOSACK PATRICK JAMES
504-10-021C
(RU-43)
GOSACK PATRICK JAMES
504-10-021C
(RU-43)
GOSACK PATRICK JAMES
504-10-021C
(RU-43)
GOSACK PATRICK JAMES
504-10-021C
(RU-43)
GOSACK PATRICK JAMES
504-10-021C
(RU-43)
GOSACK PATRICK JAMES
504-10-021C
(RU-43)
GOSACK PATRICK JAMES
504-10-021C
(RU-43)
GOSACK PATRICK JAMES
504-10-021C
(RU-43)
BELMOST INFRACO LLC
504-10-012B
(RU-43)
BELMOST INFRACO LLC
504-10-012B
(RU-43)
BELMOST INFRACO LLC
504-10-012B
(RU-43)
BELMOST INFRACO LLC
504-10-012B
(RU-43)
BELMOST INFRACO LLC
504-10-012B
(RU-43)
BELMOST INFRACO LLC
504-10-012B
(RU-43)
BELMOST INFRACO LLC
504-10-012B
(RU-43)
BELMOST INFRACO LLC
504-10-012B
(RU-43)
BELMOST INFRACO LLC
504-10-012B
(RU-43)
BELMOST INFRACO LLC
504-10-012B
(RU-43)
BELMOST INFRACO LLC
504-10-012B
(RU-43)
BELMOST INFRACO LLC
504-10-012B
(RU-43)
BELMOST INFRACO LLC
504-10-012B
(RU-43)
BELMOST INFRACO LLC
504-10-012B
(RU-43)
BELMOST INFRACO LLC
504-10-012B
(RU-43)
BELMOST INFRACO LLC
504-10-012B
(RU-43)
BELMOST INFRACO LLC
504-10-012B
(RU-43)
BELMOST
INFRACO LLC
504-10-013
(RU-43)
BELMOST
INFRACO LLC
504-10-013
(RU-43)
BELMOST
INFRACO LLC
504-10-013
(RU-43)
BELMOST
INFRACO LLC
504-10-013
(RU-43)
BELMOST
INFRACO LLC
504-10-013
(RU-43)
BELMOST
INFRACO LLC
504-10-013
(RU-43)
BELMOST
INFRACO LLC
504-10-013
(RU-43)
BELMOST
INFRACO LLC
504-10-013
(RU-43)
BELMOST
INFRACO LLC
504-10-013
(RU-43)
BELMOST
INFRACO LLC
504-10-013
(RU-43)
BELMOST
INFRACO LLC
504-10-013
(RU-43)
BELMOST
INFRACO LLC
504-10-013
(RU-43)
BELMOST
INFRACO LLC
504-10-013
(RU-43)
BELMOST
INFRACO LLC
504-10-013
(RU-43)
BELMOST
INFRACO LLC
504-10-013
(RU-43)
BELMOST
INFRACO LLC
504-10-013
(RU-43)
BELMOST
INFRACO LLC
504-10-013
(RU-43)
ROY POWELL
TRUST
504-09-017B
(RU-43)
ROY POWELL
TRUST
504-09-017B
(RU-43)
ROY POWELL
TRUST
504-09-017B
(RU-43)
ROY POWELL
TRUST
504-09-017B
(RU-43)
ROY POWELL
TRUST
504-09-017B
(RU-43)
ROY POWELL
TRUST
504-09-017B
(RU-43)
ROY POWELL
TRUST
504-09-017B
(RU-43)
ROY POWELL
TRUST
504-09-017B
(RU-43)
ROY POWELL
TRUST
504-09-017B
(RU-43)
ROY POWELL
TRUST
504-09-017B
(RU-43)
ROY POWELL
TRUST
504-09-017B
(RU-43)
ROY POWELL
TRUST
504-09-017B
(RU-43)
ROY POWELL
TRUST
504-09-017B
(RU-43)
ROY POWELL
TRUST
504-09-017B
(RU-43)
ROY POWELL
TRUST
504-09-017B
(RU-43)
ROY POWELL
TRUST
504-09-017B
(RU-43)
ROY POWELL
TRUST
504-09-017B
(RU-43)
BARAN
WALTER/
JEAN M TR
504-09-018
(RU-43)
BARAN
WALTER/
JEAN M TR
504-09-018
(RU-43)
BARAN
WALTER/
JEAN M TR
504-09-018
(RU-43)
BARAN
WALTER/
JEAN M TR
504-09-018
(RU-43)
BARAN
WALTER/
JEAN M TR
504-09-018
(RU-43)
BARAN
WALTER/
JEAN M TR
504-09-018
(RU-43)
BARAN
WALTER/
JEAN M TR
504-09-018
(RU-43)
BARAN
WALTER/
JEAN M TR
504-09-018
(RU-43)
BARAN
WALTER/
JEAN M TR
504-09-018
(RU-43)
BARAN
WALTER/
JEAN M TR
504-09-018
(RU-43)
BARAN
WALTER/
JEAN M TR
504-09-018
(RU-43)
BARAN
WALTER/
JEAN M TR
504-09-018
(RU-43)
BARAN
WALTER/
JEAN M TR
504-09-018
(RU-43)
BARAN
WALTER/
JEAN M TR
504-09-018
(RU-43)
BARAN
WALTER/
JEAN M TR
504-09-018
(RU-43)
BARAN
WALTER/
JEAN M TR
504-09-018
(RU-43)
BARAN
WALTER/
JEAN M TR
504-09-018
(RU-43)
BARAN
WALTER/
JEAN M TR
504-09-025
(RU-43)
BARAN
WALTER/
JEAN M TR
504-09-025
(RU-43)
BARAN
WALTER/
JEAN M TR
504-09-025
(RU-43)
BARAN
WALTER/
JEAN M TR
504-09-025
(RU-43)
BARAN
WALTER/
JEAN M TR
504-09-025
(RU-43)
BARAN
WALTER/
JEAN M TR
504-09-025
(RU-43)
BARAN
WALTER/
JEAN M TR
504-09-025
(RU-43)
BARAN
WALTER/
JEAN M TR
504-09-025
(RU-43)
BARAN
WALTER/
JEAN M TR
504-09-025
(RU-43)
BARAN
WALTER/
JEAN M TR
504-09-025
(RU-43)
BARAN
WALTER/
JEAN M TR
504-09-025
(RU-43)
BARAN
WALTER/
JEAN M TR
504-09-025
(RU-43)
BARAN
WALTER/
JEAN M TR
504-09-025
(RU-43)
BARAN
WALTER/
JEAN M TR
504-09-025
(RU-43)
BARAN
WALTER/
JEAN M TR
504-09-025
(RU-43)
BARAN
WALTER/
JEAN M TR
504-09-025
(RU-43)
BARAN
WALTER/
JEAN M TR
504-09-025
(RU-43)
BELMONT
INFRACO LLC
504-11-035A
(RU-43)
BELMONT
INFRACO LLC
504-11-035A
(RU-43)
BELMONT
INFRACO LLC
504-11-035A
(RU-43)
BELMONT
INFRACO LLC
504-11-035A
(RU-43)
BELMONT
INFRACO LLC
504-11-035A
(RU-43)
BELMONT
INFRACO LLC
504-11-035A
(RU-43)
BELMONT
INFRACO LLC
504-11-035A
(RU-43)
BELMONT
INFRACO LLC
504-11-035A
(RU-43)
BELMONT
INFRACO LLC
504-11-035A
(RU-43)
BELMONT
INFRACO LLC
504-11-035A
(RU-43)
BELMONT
INFRACO LLC
504-11-035A
(RU-43)
BELMONT
INFRACO LLC
504-11-035A
(RU-43)
BELMONT
INFRACO LLC
504-11-035A
(RU-43)
BELMONT
INFRACO LLC
504-11-035A
(RU-43)
BELMONT
INFRACO LLC
504-11-035A
(RU-43)
BELMONT
INFRACO LLC
504-11-035A
(RU-43)
BELMONT
INFRACO LLC
504-11-035A
(RU-43)
Copyright RVi
Information furnished regarding this property
is from sources deemed reliable.
RVi has
not made an independent investigation of
these sources and no warranty is made as to
their accuracy or completeness. This plan is
conceptual, subject to change, and does not
represent any regulatory approval.
4900 N. Scottsdale Rd. Suite 1200
Scottsdale, Arizona 85251
Tel: 480.994.0994
www.rviplanning.com
L:\22002195-DESERT STUDIOS\06 PLANNING\02 CAD\03 SITE PLANS\RVi-2195-CONCEPTUAL DEVELOPMENT PLAN.dwg
DESERT STUDIOS
MOHAVE COUNTY, AZ
• CONCEPTUAL DEVELOPMENT PLAN
2023-05-24
22002195
DESERT STUDIOS
0
125'
250'
500'
SCALE: 1" = 150'-0"
339TH AVENUE
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OWNER REPRESENTATIVE
DESERT STUDIOS, AN ARIZONA LLC
JUSTIN DAVIS
8325 W HAPPY VALLEY RD SUITE 115
PEORIA, AZ 85383
PHONE: (623) 248-1799
JUSTIN@JUSTINRDAVISLAW.COM
PLANNER
RVi PLANNING
MARK REDDIE
4900 N SCOTTSDALE RD. SUITE 1200
SCOTTSDALE, AZ 85251
PHONE: (480)994-0994
MREDDIE@RVIPLANNING.COM
APPLICANT & LEGAL REPRESENTATIVE
GAMMAGE & BURNHAM
MICHELLE SANTORO
40 N CENTRAL AVE 20TH FLOOR
PHOENIX, AZ 85004
PHONE: (602) 256-4486
MSANTORO@GBLAW.COM
N.T.S.
APNs:
504-10-009, 504-10-012B
EXISTING ZONING:
RU-43
PROPOSED ZONING:
IND-2 IUPD
GROSS AREA:
320.74 AC
PROPOSED USE:
MOVIE, TV, AND STREAMING
PRODUCTION STUDIOS &
SUPPORT FACILITIES
INDIAN SCHOOL ROAD
355TH AVE
THOMAS RD
WICKENBURG RD
347TH AVE
339TH AVE
MCDOWELL RD
SITE
U:\1100\1115\SURVEY\DOCS\LEGAL\1115 SOUTH HALF SEC. 29 - LEGAL.docx
Page 1 of 1
BELMONT INFRANCO AND VOYAGER HASSAYAMPA
SECTION 29
LEGAL DESCRIPTION
The south half of Section 29, 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 East Quarter corner of said Section 29, marked by a found 3
inch MCDOT brass cap in hand hole, from which the Southeast corner, marked a
found 3 inch MCDOT brass cap in hand hole, thereof bears South 00°19’13” West,
2641.08 feet;
THENCE South 00°19'13" West, 2641.08 feet along the east line of the Southeast
quarter of said Section 29 to the Southeast corner thereof;
THENCE North 89°30'17" West, 2645.26 feet along the South line of said
Southeast quarter to the South Quarter corner thereof;
THENCE North 89°29'00" West, 2644.56 feet along the south line of the
Southwest quarter of said Section 29, to the Southwest corner thereof;
THENCE North 00°24'20" East, 2642.86 feet along the west line of said Southwest
quarter to the West Quarter corner thereof;
THENCE South 89°28'29" East, 5285.88 feet along the east-west mid-section line
of said Section 29 to the POINT OF BEGINNING.
The above described parcel contains a computed area of 13,971,589 sq. ft.
(320.7436 acres) more or less and being 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: August 2023
8/30/2023
©
2141 E. HIGHLAND AVE., STE. 250
PHOENIX, AZ 85016
P: 602.490.0535 / F: 602.368.2436
8/30/2023
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 THE DESERT STUDIOS COMPLEX Rezone from RU-43 to IND-2 IUPD planning case(s).
Please note the following MCESD requirements for site development:
Onsite Wastewater –
Dependent/independent recreational vehicles cannot discharge wastewater to an onsite
wastewater treatment (septic) system. A dump station/holding tank will be required for any
onsite recreational vehicle wastewater dumping.
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.
Food sales/service taking place from a food truck or cart, require a Mobile Food operating
permit with the MCESD Environmental Health Program. A commissary will be required for
approval. Operators must submit a Mobile Food Establishment Permit application.
For Environmental Health related questions, please call (602) 506-6824.
Project Name: THE DESERT STUDIOS
COMPLEX Rezone from RU-43 to IND-2
IUPD
Primary Contact Name: Lindsay Schube
Planning Application Type: Zone Change
APN(s): 504-10-009 and a portion of
504-10-012B
Reviewer: Souren Naradikian, P.E.
Email: Souren.Naradikian@maricopa.gov
Phone: 602-372-2907
Planner Name: Joseph Mueller
Planning Case #: Z2023069
Date: June 9, 2023
Water and Waste Management Division
Page | 2
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.
A will serve letter issued by the Utility is required and must be submitted to MCESD’s
Subdivision & Infrastructure Program if the site/development will be provided with water
and/or reclaimed water by a Utility. A capacity assurance letter issued by the Utility is
required to MCESD’s Subdivision & Infrastructure Program if the site/development
wastewater service is being provided by a Utility.
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.
A Mobile Home Park Application is required and must be submitted to MCESD’s Subdivision
& Infrastructure Program for construction of mobile home park and/or RV park, or for the
addition of spaces. Mobile Home parks may require additional permitting with MCESD
Onsite Wastewater, Subdivision and Infrastructure, Drinking Water, and Water and
Wastewater Treatment programs.
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 Z2023069, 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:
RAHN, JENNIFER L CIV USAF AETC 56 FW/CVE <jennifer.rahn@us.af.mil>
Sent:
Thursday, September 14, 2023 12:42 PM
To:
Joseph Mueller (PND)
Cc:
56 FW/CIT Community Initiative
Subject:
RE: CPA2023012 - Belmont and Z2023069 - Desert Studios
Attachments:
RE: CPA2023012 - Belmont Mixed-Use ; RE_ Z2023069 - Desert Studios .msg
Good afternoon Mr. Mueller,
Thank you for allowing Luke AFB to make comments on the revised submissions for the Belmont and Desert Studios
applications. The increase in land area to approximately 1400 acres for the Belmont mix-use space does not impact our
original comments (attached). Additionally, the re-zoning of 320 acres for the Desert Studios Complex, from Rural-43 to
Planned Shopping Center, Light Industrial, and Industrial Plan of Development does not impact our previous response
(attached).
As individual parcels are proposed to be developed in the future, impacts that Luke AFB will be concerned with under
military training routes include:
a. Retention ponds or other features that would attract wildlife – Birds pose an aircraft strike hazard and are
incompatible with flying operations.
b. Light interference – Buildings or structures that would produce light interference at night and or glint/glare during
the day that would distract or interfere with pilot vision.
c. Spectrum utilization and radio frequency interference – To avoid radio frequency interference, developers and or
end users should not use radio equipment that would interfere with Luke’s frequency or operate on a military
frequency.
d. Impairment of pilot’s visibility – Any production that would release substances into the air that would impair
visibility or otherwise interfere with operating aircraft such as: steam, dust or smoke. These items create a
negative impact and should be eliminated.
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 occupant(s) and tenant(s) about Luke AFB operations. Additionally, we respectfully request the opportunity to
review individual site plan applications should this proposed development be approved to move forward.
Respectfully,
Jenn Rahn
Senior Planner, Community Initiatives Team
56th Fighter Wing
Luke AFB AZ 85309
Office: 623-856-9981
DSN: 896-9981
2
From: Joseph Mueller (PND) <Joseph.Mueller@Maricopa.Gov>
Sent: Tuesday, September 5, 2023 4:14 PM
To: Project Evaluation Program - Game and Fish <pep@azgfd.gov>; 56 FW/CIT Community Initiative
<56FW.CIT.CommunityInitiative@us.af.mil>; AZSHPO - AZPARKS <azshpo@azstateparks.gov>
Subject: [Non-DoD Source] CPA2023012 - Belmont and Z2023069 - Desert Studios
Good afternoon,
We have received revised submission on the two above cases. Associated documents attached.
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 2:31 PM
To:
Joseph Mueller (PND)
Subject:
Re: Z2023069 - Desert Studios
Hello again!
The project area for the Desert Studios project has been surveyed in its entirety. No historic properties are known to be
present. We have no concerns and no further cultural resources work is required. Please let the applicant know of our
standard discovery clause (modified to remove federal regulations).
In the event that previously unreported cultural resources are encountered during ground disturbing activities, all
work must immediately cease within 30 meters (100 feet) until a qualified archaeologist has documented the
discovery and evaluated its eligibility for the Arizona or National Register of Historic Places in consultation with
the lead agency, the SHPO, and Tribes, as appropriate. Work must not resume in this area without approval of the
lead agency.
If human remains are encountered during ground-disturbing activities, all work must immediately cease within 30
meters (100 feet) of the discovery and the area must be secured. The Arizona State Museum, lead agency, SHPO,
and appropriate Tribes must be notified of the discovery. All discoveries will be treated in accordance with
Arizona Revised Statutes (A.R.S. § 41-844 and A.R.S. § 41-865), as appropriate, and work must not resume in this
area without authorization from ASM.
In this case, Maricopa County would be the lead agency.
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
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2
On Thu, Jun 29, 2023 at 11:43 AM AZSHPO - AZPARKS <azshpo@azstateparks.gov> wrote:
SHPO-2023-0836 (170151) - - this is the adjacent property to the Belmont-
DMP I sent earlier (2023-0836)
---------- Forwarded message ---------
From: Joseph Mueller (PND) <Joseph.Mueller@maricopa.gov>
Date: Wed, Jun 28, 2023 at 3:43 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.
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.
3
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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from the
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To help
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from the
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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
To help
protect your
privacy,
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Office
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from the
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Office
prevented
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from the
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prevented
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from the
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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
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:
Desert Studios Complex
User Project Number:
Z202306
Project Description:
A 320 acre site that will be made up of sound stages and all the studio facilities, including accessory uses
such as parking structures, administrative offices, theaters, various support facilities, trailer parking, and
miscellaneous warehouse spaces, hotels, resort facilities and temporary rental housing for site users, and a film-
themed entertainment complex with retail shops, restaurants, and entertainment facilities.
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-19762
Page 1 of 12
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 2 of 12
Arizona Game and Fish Department
project_report_desert_studios_complex_66603_68512.pdf
Project ID: HGIS-19762
Review Date: 7/12/2023 11:23:38 AM
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 3 of 12
Arizona Game and Fish Department
project_report_desert_studios_complex_66603_68512.pdf
Project ID: HGIS-19762
Review Date: 7/12/2023 11:23:38 AM
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 4 of 12
Arizona Game and Fish Department
project_report_desert_studios_complex_66603_68512.pdf
Project ID: HGIS-19762
Review Date: 7/12/2023 11:23:38 AM
Page 5 of 12
Arizona Game and Fish Department
project_report_desert_studios_complex_66603_68512.pdf
Project ID: HGIS-19762
Review Date: 7/12/2023 11:23:38 AM
Page 6 of 12
Arizona Game and Fish Department
project_report_desert_studios_complex_66603_68512.pdf
Project ID: HGIS-19762
Review Date: 7/12/2023 11:23:38 AM
Page 7 of 12
Arizona Game and Fish Department
project_report_desert_studios_complex_66603_68512.pdf
Project ID: HGIS-19762
Review Date: 7/12/2023 11:23:38 AM
Page 8 of 12
Arizona Game and Fish Department
project_report_desert_studios_complex_66603_68512.pdf
Project ID: HGIS-19762
Review Date: 7/12/2023 11:23:38 AM
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 9 of 12
Arizona Game and Fish Department
project_report_desert_studios_complex_66603_68512.pdf
Project ID: HGIS-19762
Review Date: 7/12/2023 11:23:38 AM
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 10 of 12
Arizona Game and Fish Department
project_report_desert_studios_complex_66603_68512.pdf
Project ID: HGIS-19762
Review Date: 7/12/2023 11:23:38 AM
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 11 of 12
Arizona Game and Fish Department
project_report_desert_studios_complex_66603_68512.pdf
Project ID: HGIS-19762
Review Date: 7/12/2023 11:23:38 AM
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 12 of 12
From: President: Tonopah Valley Community Council (TVCC)
P.O. Box 117, Tonopah, AZ 85354
Website: Tonopah Valley Community Council
Email: tvcc.event@gmail.com
To Whom it may concern:
Regarding the proposed 320-acre movie studio, planned for 339th Ave and Thomas
Roads, some of the community concerns are as follows:
1) There currently are no actual turn lanes or traffic signals for Thomas Rd on 339th
Ave., which is about a mile north of I-10. 339th Avenue is one of the primary routes for
the Ruth Fisher and Tonopah High Schools used in shuttling school children to and from
these schools, into and back from the Tonopah community. These school buses
generally start from the schools on Indian School Road, drive east, on Indian School
Rd, turn south on 339th, pass the proposed Movie studio to cross I-10, and continue
south. The safety concerns of the buses with children, the privately owned vehicles
(POV) and the trucks all converging at similar times could be minimized with additional
off/on ramp space on both sides, as well as a wider bridge, over I-10 at 339th Ave.
2) There are also serious concerns that the negative impact of the lighting that would
damage the beautiful night skies in this area of the desert, which Tonopah is in general
known for. With the projected 80ft height of the main structure, many homes and
properties would lose their west mountain views. Questions were raised about building
some underground floors, which would also help with cooling/electric usage costs. The
pictures of the facility are in stark white, which is intrusive; the structure would blend in
better if natural desert colors were used.
These concerns are asking that additional road space/turn lanes will be included for this
movie studio plan to prevent the Semi/POV congestion that now plagues traffic to and
from the Travel America Center at 339th Ave and I-10 several times a day. The lack of
available Passing space for the smaller vehicles to maneuver safely around the
southbound Semi-trucks and those Semi-trucks exiting the TA Centers, heading
northbound to get back on the I-10 creates a serious safety concern as well a
hazardous situation for all the drivers.
While there are definite economic benefits to having an industry such as the movie
studio, (along with employment opportunities) there is a serious need to update and
improve the I-10/339th Ave bridge, on and off ramps, and the intersection of 339th Ave
and Thomas with signals & signage, to ease some of the overuse and safety concerns
the community has with the existing roadway., The need to add additional on/off ramp
spaces and turn lanes would certainly add safety to the benefits.
We hope the movie studio can be good neighbors and minimize the impact on the local
are in terms of light pollution and visual impact.
Tonopah Valley Community Council
James Hoodenpyle, President
Paul Roetto, Vice Pres.
Leslie Eversole, Treasurer
Cheryl Malysa, Secretary