02. CPA2023008 PZ Report

CPA2023008 
Page 1 of 7 
 
 
Report to the Planning and Zoning Commission 
Prepared by the Maricopa County Planning and Development Department 
 
 
Case: 
CPA2023008 - NEC 355th Ave. & Van Buren Street  
 
 
 
Hearing Date: 
September 14, 2023 
 
Supervisor District: 
4 
 
 
  
 
Applicant: 
Zackary Pebler, Zackary A. Pebler, PLLC.  
 
Owner: 
Mangat Investment LLC  
   
Requests: 
General Comprehensive Plan Amendment (CPA) to change the land use 
designation in the Tonopah-Arlington Area Plan from Rural Densities (0-1) 
to Industrial. 
 
  
 
Site Location: 
Generally located at the NEC of 355th Avenue and Van Buren St. in the 
Tonopah Area 
 
  
Site Size: 
Approx. 154 Acres 
 
Density: 
N/A 
 
County Island:  
No 
 
 
County Plan: 
Tonopah/Arlington Area Plan – Rural Densities (0-1) 
 
Municipal Plan: 
N/A 
 
Municipal Comments: 
None received to date  
 
Support/Opposition: 
None known 
 
Recommendation: 
Approve

CPA2023008 
Page 2 of 7 
Project Summary: 
 
1. 
The applicant is requesting a Comprehensive Plan Amendment (CPA) to change the land use 
designation in the Tonopah-Arlington Area Plan from Rural Densities (0-1 du/ac) to Industrial. The 
site is located at the northeast corner of 355th Ave. and Van Buren St. in the Tonopah area 1½ 
miles south of interstate 10. The site consists of 154 acres adjacent to two arterial roadways, The 
nearest freeway interchange is located two miles northeast at 339th Ave which access Van Buren 
St. east of the site.  In addition to the CPA, the applicant is requesting a zone change from Rural-
43 to IND-1 (Case #Z2022110), which is being heard on this same agenda. 
 
2. 
The subject site is currently undeveloped. The CPA is being requested to allow the applicant to 
seek zoning for a future outdoor storage facility or other IND-1 industrial use that can function 
without a public sewer system. The applicant applied for this CPA request on April 13, 2023 
followed by a Technical Advisory Committee (TAC) meeting on May 16, 2023.  
 
2023 Aerial Image

CPA2023008 
Page 3 of 7 
Zoning Map 
 
 
 
Land Use Exhibit

CPA2023008 
Page 4 of 7 
3. 
The narrative provided for CPA2023008 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 
note solely for the good or benefit of a particular landowner or owners at a particular point in time. 
 
The applicant states in the narrative that the amendment will be an overall improvement to the 
Comprehensive Plan because the Industrial designation will allow for uses to develop that would 
provide a significant positive impact at the local and regional level. The subject site is near the 
future Interstate-11 corridor making the area a good location for freeway-oriented services, 
distribution facilities, and truck services/storage.  
 
Whether the amendment will adversely impact all or a portion of the planning area by. 
 
A. Altering acceptable land use patterns to the detriment of the plan 
 
The applicant states that the land use patterns will not detrimentally affect the plan because 
majority of the land within a 2-mile radius of the subject site will remain Rural Densities (0-1 
du/ac. The proximity of the subject site to the I-10 makes an ideal spot for a distribution center 
due to the easy access to the I-10 distribution corridor. 
 
B. Requirement public expenditures for larger and more expensive public improvements to roads, 
sewer, or water systems that are needed to support planned land uses. 
 
All cost associated with any larger or more expensive infrastructure required due to the site’s 
development shall be borne by the developer. 
 
C. Requiring public improvements to roads, sewer, or water systems that are needed to support 
planned uses. 
 
All public improvement costs associated with the development; including those for roads, 
sewer systems, and water systems; shall be borne by the developer. 
 
D. Adversely impacting planned uses because of increased traffic. 
 
The applicant notes that the proposed CPA will create additional traffic in the area primarily 
along Van Buren Street, connecting the site to the I-10 at Wintersburg Road to the west and 
339th Avenue to the east. There are two major access points to the I-10, naturally half the 
traffic from the proposed project would travel west and the other half will travel east. The 
influx of traffic will have very little impact on the sparsely development surrounding area, as 
there is nearly zero development adjacent to the subject site. 
 
E. Affecting the livability of the area or the health or safety of present and future residents. 
 
The applicant notes that their proposal will comply with all necessary safety and health 
protocols and have no negative social, visual, traffic, air quality, water quality impacts or other 
adverse impacts with a negative effect on the livability, health or safety of the area. 
 
F. Adversely impacting the natural environment or scenic quality of the area in contradiction of 
the plan.

CPA2023008 
Page 5 of 7 
The applicant’s narrative states that any development will adhere to any regulations 
associated with the Arizona Game and Fish Department (AZGFD) and Arizona State Historic 
Preservation Office (AZSHPO). The developer will coordinate with state agencies regarding 
any comments received at the time of construction permitting. The applicant also notes any 
plants will be salvaged, relocated, or removed in adherence to native plant laws. The 
development is not expected to have an impact on surrounding views and the applicant noted 
no known substantial flood zones, historic washes, or natural water systems on the subject 
property.  
 
Whether the amendment is consistent with overall intent of the Comprehensive Plan. 
 
The narrative notes consistency with the intent of the Comprehensive Plan by stating that 
modifying the subject site’s land use designation as there is several instances of industrial 
designated land existing directly adjacent to Rural designated land, and that there is a large 
portion still available for future rural development.  
 
The extent to which the amendment is consistent with the specific goals and policies contained 
within the plan. 
 
The narrative states that the subject site meets the following foals and policies of the 
Tonopah/Arlington Area Plan and Vision 2030 Maricopa County Comprehensive Plan. The 
applicant’s narrative report provides details about how this project intends to meet these goals 
and policies.  
 
Tonopah Arlington Area Plan 
 
Land Use Element – Goal, Objective L.1, Objective L.3 
Transportation Element – Goal, Objective T.1 
Environment Element – Goal, Objective 1, Objective 2, Objective 3 
Economic Development Element – Goal, Objective 1, Policy ED1.7 
 
Vision 2030 Maricopa County Comprehensive Plan 
 
Land Use Element – Goal 1, Policy 17 
Transportation Element – Goal 2, Goal 4, Policy 2, Policy 9 
Environment Element – Goal 1, Policy 2 
Economic Growth Element – Goal 1, Policy 3, Policy 5, Policy 6 
Cost of Development Element – Goal 2, Policy 1 
 
 
Existing On-Site and Adjacent Zoning / Land Use: 
 
4. 
On-site: 
 
Rural-43 / Natural desert 
North: 
Rural-43 / Natural desert 
South: 
Rural-43 / Single-family residences and natural desert 
East: 
Rural-43 / Single-family residences and natural desert 
West: 
Rural-43 / Natural desert

CPA2023008 
Page 6 of 7 
 
 
Utilities and Services: 
 
5. 
Water: 
 
Global Water Resources 
Wastewater: 
Private septic system 
School Districts: 
Saddle Mountain Unified School District 
 
Buckeye Union High School District  
Fire: 
Arizona Fire & Medical Authority  
Police:  
MCSO  
 
Right-of-Way: 
 
6. 
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 
355th Ave.  
            40-feet  
             TBD 
     Principal Arterial 
Van Buren St.  
            40-feet  
             TBD 
     Principal Arterial 
Roosevelt St.  
             0-feet  
             TBD 
     Collector Street 
351st Ave.  
             0-feet 
             TBD 
     Collector Street 
 
Adopted Plan: 
 
7. 
Tonopah/Arlington Area Plan (adopted September 6, 2000): This area plan designates the site 
as Rural Densities (0-1 du/au) that denotes areas where single-family residential development is 
desirable but urban services are limited. Suitability is determined on the basis of location, access, 
existing land use patterns and natural man-made constraints. Use in this category include 
agricultural and single-family residential. 
 
Public Participation Summary: 
 
8. 
The applicant complied with the Maricopa County Citizen Review Process with the required 
posting of the site and notification by first class mail to adjacent property owners within 300 feet 
of the subject site and area interested parties concurrently with the zoning change request 
(Z2022110). Signs were posted on the site in accordance with applicable regulations. Staff 
received a Public Participation Results report in accordance with County requirements. To date, 
staff has not received any letters of support or opposition concerning this comprehensive plan 
amendment request.  
 
Outstanding Concerns from Reviewing Agencies: 
 
9. 
N/A. 
 
Staff Analysis: 
 
10. 
Staff supports the request for a comprehensive plan amendment as the proposed land use 
designation of Industrial is appropriate for the site, south of Interstate 10 near the Wintersburg 
road interchange. The uses conceptualized by the applicant correspond most appropriately with 
the Industrial designation which allows general warehousing, storage, distribution activities, and 
general manufacturing. Staff notes that the Tonopah/Arlington Area Plan specifically states that 
the Wintersburg Interchange and its vicinity should favor housing development. At this time,

CPA2023008 
Page 7 of 7 
however, urban services (most notably, water and wastewater) are not sufficiently available in the 
in the area to support significant residential development. The proposed Industrial designation 
will not encourage residential development (though it will not necessarily discourage 
development either). Furthermore, it would allow for the zoning necessary for future industrial 
development. 
 
11. 
The request is consistent with the Urban Services for Urban Development concept of the 
Comprehensive Plan. The proposed land use and zone change request (Z2022110) create an 
environmentally efficient development for new urban development demonstrating urban services 
and infrastructure will be available to serve the surrounding residents and businesses. Staff’s 
position is that this project, as proposed represents proper long-term land use planning in the 
region and for Maricopa County as a whole.   
 
Recommendation: 
 
12. 
Staff recommends the Commission adopt a motion recommend that the Board of Supervisors 
approve CPA2023008. 
 
 
Presented by: 
Paola Jaramillo, Planner 
Reviewed by: 
Matthew Holm, AICP, Planning Supervisor 
 
Attachments: 
Case Map (1 page) 
 
Application Form (1 page) 
 
Land Use Exhibit (reduced 8.5”x11”, 1 page) 
 
Narrative Report (14 pages) 
 
MCESD comments (2 page) 
 
Engineering comments (3 pages)

/
Maricopa County Planning & Development - Phoenix, AZ
4
Gross Acres: 153.05 approx.
Generated September 5, 2023 1:06 PM
CPA2023008
Application Name:
Legal Description
355th Ave. & Van Buren EDR
Applicant
Case Address
T01N R05W 6,
Zachary Adam Pebler
Applicant Phone/Email
Parcel Primary:504-11-012
480.321.8146
zapebler@aol.com
Map scale 1:6,566
Supervisor District No.
CPA TO CHANGE THE LAND USE DESIGNATION LISTED IN THE TONOPAH/ARLINGTON AREA FROM
RURAL DENSITIES (0-1) TO INDUSTRIAL.

Planning & Development Department 
301 W. Jefferson St., Suite 170 Phoenix, Arizona 85003 
P: 602.506.3301 
 
Comprehensive Plan Amendment Application Packet
3/6/23
 
 
 
 
 
 
 
 
 
 
 
 
 
COMPREHENSIVE PLAN AMENDMENT APPLICATION 
APPLICATION MUST BE COMPLETED IN FULL 
 
 
 Major CPA (>640 acres)             
 General Comprehensive Plan Amendment           
 CPA Modification of Condition(s) 
 
 
APPLICATION MUST BE COMPLETED IN FULL AND ALL FEES ARE DUE AT TIME OF APPLICATION AND ARE NON-REFUNDABLE. 
 
REQUEST 
 
Project Name: 
 
 
 
Description of Request: 
 
 
 
Current Land Use: 
 
 
 
Proposed Land Use: 
 
 
 
 
Supervisor District: 
 
 
PROPERTY INFORMATION 
 
General Location (include nearest City/Town): 
 
 
 
Gross Acres: 
 
 
 
Legal Description: 
 
 
 
Section: 
 
Township: 
 
Range: 
 
 
 
Assessor’s Parcel Number/s: 
 
 
OWNER’S AUTHORIZED AGENT INFORMATION 
 
Name: 
 
Contact: 
 
 
 
Address: 
 
 
 
City: 
 
State: 
 
Zip: 
 
 
 
Phone #: 
 
Fax#: 
 
 
 
E-mail Address: 
 
 
PROPERTY OWNER INFORMATION 
 
Name: 
 
Contact: 
 
 
 
Address: 
 
 
 
City: 
 
State: 
 
Zip: 
 
 
 
Phone #: 
 
                   Fax #: 
 
 
 
E-mail Address: 
 
 
VERIFICATION OF APPLICATION INFORMATION   - Signature required  
 
I certify that the statements in this application and support material are true. Any approvals or permits granted by Maricopa County in 
reliance upon the truthfulness of these statements may be revoked or rescinded.  
 
 
Owner or Authorized Agent Signature:  
 
Date: 
 
 
CASE INACTIVITY   
 
Cases which are not active within six (6) months will be considered inactive and closed by staff. A letter addressing the inactivity will be 
sent to the owner’s authorized agent or property owner with notification of the case to be closed within thirty (30) days. To pursue 
entitlement after the closing of the case, a new application and associated fees will need to be filed.  
 
355th Ave. & Van Buren
Comprehensive Plan Amendment to change the land use designation in the Tonopah/Arlington Plan from Rural Densities (0-1) to Industrial.
Rural Densities (0-1)
Industrial
District 5
Northeast corner of 355th Avenue and Van Buren Street, Tonopah
153.00
Deed with legal description provided in submittal.
6
1 North
5 West
504-11-012
Zachary A. Pebler, PLLC.
Zack Pebler
3100 W. Ray Rd. #101
Chandler
AZ.
85226
(480) 321-8149
zapebler@aol.com
Parminder "Tony" Singh
623-764-3057
7138 N. 110th Ave.
Glendale
AZ.
85307
(623) 932-4344
tony@mangatinvestments.com
DocuSign Envelope ID: 4862AF32-544D-46FA-9149-8887B9CF6DEF
8/16/2023

355TH Ave. & Van Buren 
COMPREHENSIVE PLAN AMENDMENT NARRATIVE 
 
 
An approximate 153-acre Industrial Development 
Northeast corner of 355th Avenue and Van Buren Street 
 
April 11, 2023 
Revised: May 17, 2023 
 
 
 
 Case # CPA2023008 
(accompanied by Z2022110)

355TH Ave. & Van Buren 
Maricopa County, Arizona 
CASE# CPA2023008 
SUBMITTED TO: 
Maricopa County Planning and Development Department 
301 W. Jefferson St.,  
1st Floor, Suite 170  
Phoenix, Arizona 85003 
 
PREPARED FOR: 
ZACHARY A PEBLER, PLLC 
3100 W. Ray Rd. #101 
Chandler, Arizona 85226 
 
 
PREPARED BY: 
 
 
535 E. McKellips Rd. 
Suite 131 
Mesa, Arizona 85203 
Telephone: 602.997.9093 
Contact: Nick Adamson, RLA

PROJECT TEAM 
 
Property Owner 
 
 
MANGAT INVESTMENT, LLC. 
c/o Parminder “Tony” Singh 
7138 N. 110Th Ave.  
Glendale, Arizona 85307 
 
 
 
Property Owner’s Representative 
 
 
 
Zachary A. Pebler, PLLC. 
3100 W. Ray Rd. #101 
Chandler, Arizona 85226 
 
 
 
 
Land & Landscape Planning 
 
 
 
McGough Adamson 
Nick Adamson, RLA 
David Russell, Planner 
535 E. McKellips Rd. 
Suite 131 
Mesa, Arizona 85203

TABLE OF CONTENTS 
1. 
Executive Summary ..................................................................................................................... 1 
A. 
On-site and Regional Location ........................................................................................... 1 
B. 
Comprehensive Plan Amendment Size and Description .................................................... 2 
C. 
Transportation and Circulation .......................................................................................... 2 
D. 
Suitability With Surrounding Uses ..................................................................................... 3 
2. 
Overall Improvement to Comprehensive Plan ............................................................................ 3 
3. 
Adverse Impact to Comprehensive Plan ..................................................................................... 4 
4. 
Consistency With Overall Intent of Comprehensive Plan ............................................................ 6 
5. 
Consistency With Comprehensive Plan Goals and Policies ......................................................... 6 
A. 
Tonopah/Arlington Area Plan ............................................................................................ 6 
B. 
Maricopa County Vision 2030 Comprehensive plan .......................................................... 8 
 
FIGURES 
Figure 1 
 
Aerial Vicinity Map 
Figure 2 
 
Existing and Proposed Land Use Map

1 
 
1. Executive Summary 
On behalf of MANGAT INVESTMENT, LLC., submits this narrative and related exhibits requesting a 
Comprehensive Plan Amendment to change the land use designation in the Tonopah/Arlington Area 
Plan from Rural Densities 0-1 to Industrial.  355th Ave. & Van Buren (the Project or Property) is an 
approximate 153.05-acre vacant desert parcel located in unincorporated Maricopa County (MC or the 
County), Arizona, at the northeast corner of 355TH Avenue & Van Buren Street.  More specifically, the 
site is within Section 6, Township 1 North, Range 5 West, of the Gila & Salt River Meridian, Maricopa 
County, AZ.  The site is bounded to the north by vacant desert and bounded to the east by 
predominantly vacant desert land and a few rural residential parcels. The site is bounded to the south 
by Van Buren Street, and to the west by 355th Ave.   
A. On-site and Regional Location 
The Property consists of one contiguous parcel, identified on the Maricopa County Assessor map 
as 504-11-012, within unincorporated Maricopa County. Apart from minor dirt paths and natural 
drainage channels, the overall site is relatively flat, with no significant elevation changes or rock 
outcroppings.  Within the Vision 2030 CP the more specific Tonopah/Arlington Area Plan 
establishes the site’s designated land use as ‘Rural Densities 0-1. The site is zoned Rural 43 (RU-
43) through the County.  Refer to Figure 1, Aerial Vicinity Map for project location. 
 
 
 
FIGURE 1 – AERIAL VICINITY MAP

2 
 
B. Comprehensive Plan Amendment Size and Description 
The proposed amendment seeks to modify the land use designation of the entire 153.05-acre site, 
from “Rural” to “Industrial”. The Property’s current land use designation, “Rural”, denotes areas 
where single family residential development is desirable but urban services (sewer, water, law 
enforcement, fire protection, schools, parks, etc.) are limited. The “Industrial” land use 
designation identifies locations for major employment centers. Uses permitted in this category 
include general warehousing, storage, distribution activities, and general manufacturing. 355th 
Ave. and Van Buren proposes a development able to accommodate warehousing, storage, 
distribution, and/or general manufacturing. Refer to Figure 2, Existing and Proposed Land Use 
Map for a depiction of the proposed land use modification. 
 
 
FIGURE 2 – EXISTING AND PROPOSED LAND USE MAP 
 
C. Transportation and Circulation 
The Project is located approximately 1 mile south of Interstate 10. This portion of Interstate 10 is 
a heavily trafficked distribution corridor, connecting New Mexico, Arizona, and California. 
Proximity to Interstate 10 make it a logical location for industrial development. The Maricopa 
County Major Streets and Routes Plan designates the sites southern and western boundaries, Van 
Buren Street and 355th Avenue, respectively, as Principal Arterial roadways. The Principal Arterial 
roadway cross sections calls for a full right-of-way of 150’ (75’ half right-of-way). To allow the 
roadways to fully develop, the Project dedicates 75’ of half right-of-way for 355th Avenue and Van 
Buren Street. Primary access is planned to come from 355th, connecting the site to Interstate 10. 
Additional access will come from Van Buren Street.

3 
 
D. Suitability With Surrounding Uses 
Apart from existing right-of-way, there is no existing development directly adjacent to the Project. 
The table below, Table 1 – Surrounding Land Uses, outlines current land uses surrounding the 
Project.  
TABLE 1 – SURROUNDING LAND USES 
Direction 
Jurisdiction 
Comprehensive 
Plan Designation 
Existing 
Zoning 
Existing Use 
Project 
Site 
Maricopa 
County 
Rural 
RU-43 
Vacant Desert 
North 
Maricopa 
County 
Rural 
RU-43 
Vacant Desert 
East 
Maricopa 
County 
Rural 
RU-43 
Vacant Desert & 
Residential 
South 
Maricopa 
County 
Rural 
RU-43 
Residential & 
Vacant Desert 
West 
Maricopa 
County 
Rural 
RU-43 
Vacant Desert 
(State Trust Land) 
 
2. Overall Improvement to Comprehensive Plan 
The proposed Comprehensive Plan Amendment for 355th Ave. and Van Buren improves upon the 
current Comprehensive Plan. The portion of Interstate 10, approximately 1 mile north of the Project, 
is a significant link of the distribution corridor connecting New Mexico, Arizona, and California. 
According to ADOT’s 2019 Interstate 10 Western Connected Freight Corridor, Volume 1: Improvement 
Strategies, up to 30% of the daily traffic through this area is semi-trucks. The sites proximity to this 
distribution corridor makes it an appealing location for future industrial businesses reliant upon 
distribution logistics. With the potential to develop as a distribution center, the Project could create 
significant positive impacts for the local area and region at large. In 2022 the U.S. Chamber of 
Commerce published the report “The Community Economic Impact of New Distribution Centers” 
explaining the impacts of new distribution centers (DC’s) on communities. The U.S. Chamber of 
Commerce article “New Distribution Centers Raise Tax Revenue for their Communities” distills the 
report’s findings. The article and report conclude that “communities experience significant economic 
benefits from getting a new distribution center (DC) in their areas.” Some of the key findings from the 
report are as follows: 
For workers, each year on average - over the 20-year lifespan of a new DC- a new DC in a particular 
metropolitan statistical area (MSA): 
• 
Creates and sustains 5,100 new jobs; 
• 
Expands the labor force by more than 3,500 workers; 
• 
Increases incomes by $500 million; and

4 
 
• 
Grows salaries and wages by $360 million, equivalent to raises of 1.8% for all workers in the 
region.  
• 
For every job created directly by a new DC, there are an additional 0.7 jobs created in the 
MSA.  
The table below shows a breakdown of the job and labor market growth following the introduction 
of a new DC.   
Average Job and Labor Market Growth Created by a New Distribution Center (All MSAs) 
  
Jobs Created 
in the DC 
Extra Jobs Created 
Outside of a New DC 
Total New Jobs Created 
by the New DC 
Growth in Labor 
Force 
All MSA's 
3,000 
2,111 
5,111 
3,557 
*Average sustained job creation over 20-year life span of a new Distribution Center. 
 
Not only does a new distribution center create more jobs for the overall metropolitan statistical area, 
the new jobs bring wage increases. According to “The Community Economic Impact of New 
Distribution Centers” report, overall, “the salaries and wages of all workers rise when a new DC enters 
an MSA. On average, they rise 1.8% annually for the 20-year life of the DC. This means that in any 
given year in the 20- year period workers’ salaries and wages will be almost 2% higher than they would 
have been had a new DC not entered the MSA.” For metropolitan statistical areas with a population 
under 250,000 the salary and wage increase has been shown to be as high as 6.1% after a new DC is 
introduced.   
Finally, water infrastructure improvements will inevitably be improved as a result of the Amendment 
to the Comprehensive Plan.  The property owner has obtained a Will Serve Letter from Global Water 
– Belmont Water, to bring a water service line from the east down Van Buren Street about ¾ of a mile 
to the Project.  In the near term, Global Water is working with Parcels 504-12-007 & -008 to service 
this planned industrial project.  Upon infrastructure extension completion to there, it enables the 
water infrastructure to extend to the proposed Project. Refer to Figure 3, Conceptual Site Plan for a 
conceptual depiction of the potential future development. 
3. Adverse Impact to Comprehensive Plan 
The following specifics outline 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 plan.  
 
Altering the current land use patterns will not detrimentally affect the plan. The 
overwhelming majority of land within a 2-mile radius of the Project is still designated as 
Rural (0-1 densities). Modification of the Project’s land use designation from Rural to 
Industrial will have little impact on the total amount of Rural designated land available. 
The Project’s location, approximately 1 mile south of I-10, makes it an ideal spot for a 
distribution center due to easy access to the I-10 distribution corridor. Land closer to I-10

5 
 
still remains available for future development such as commercial/retail that makes the 
most sense being closer in proximity to I-10.   
 
• 
Requiring public expenditure for larger and more expensive infrastructure. 
All costs of larger and/or more expensive infrastructure required shall be borne by the 
owner or developer.  
 
• 
Requiring public improvements to roads, sewer, or water systems that are needed to support 
the planned land uses.  
All costs of public improvements to roads, sewer or water systems that are needed to 
support the site shall be borne by the developer.  
 
• 
Adversely impacting planned uses because of increased traffic. 
The proposed CPA will likely create additional traffic in the area. Added traffic will likely 
come primarily along Van Buren Street, connecting the site to I-10 at Wintersburg Road 
to the west and 339th Avenue to the east. The influx of traffic will have very little impact 
on the sparsely developed surrounding area. Given there are two major access points to 
I-10, naturally ½ the traffic from the project would go one way and the other the other 
half, depending on a west destination or an east destination.  Currently there is nearly 
zero development adjacent to the Project. Along Van Buren Street across from the 
Project, there are only 5 parcels or ranchettes along Van Buren Street. These 5 rural 
residential parcels will likely see the greatest impact over any other surrounding parcels. 
These rural residential parcels currently account for very few daily vehicle trips along Van 
Buren Street, making any traffic influx caused by the Project insignificant.  It is also worth 
mentioning that there is already an industrial zoned land presence on Van Buren Street 
just east of the site on the south side of the road ¾ mile away.  It is anticipated  this site 
will develop prior to the proposed Project so our submittal will not be the initiator of 
industrial traffic (regardless of how little or large).  Given the location of the other 
industrial zoned land, it would be natural for their produced traffic to head west in front 
of the proposed site and continue on to Wintersburg Road to travel west on I-10. 
 
• 
Affecting the livability of the area or health or safety of present and future residents.  
Health and safety of future residents will not be adversely impacted. The Project will 
comply with all necessary health and safety protocols required for development. 
Roadway expansion and improvements will also provide added safety by limiting traffic 
conflicts.  Most important, the CPA will allow the Project development which has a Will 
Serve Letter for development; water infrastructure development improvements will be 
inevitable for current and future residents in an area without any. 
 
• 
Adversely impacting the natural environment or scenic quality of the area in contradiction to 
the plan. 
The Project is not designated as open space or a scenic corridor. Therefore, the proposed 
CPA does not contradict these designations. Future development will not obstruct any 
scenic views, as the site is surrounded by vacant desert land on the north and west, 
primarily vacant desert to the east, and rural residential parcels to the south.  Any plants 
required for salvage will be relocated in accordance with native plant laws. Any required 
native wildlife preservation shall be adhered to. The project will adhere to regulations set

6 
 
forth by Arizona Game and Fish Department (AZGFD) or Arizona State Historic 
Preservation Office (AZSHPO). In the event comments are received from AZGFD or 
AZSHPO, the owners/developer will coordinate accordingly. Currently there are no known 
substantial flood zones, floodways, historic washes, or natural water systems onsite.   
4. Consistency With Overall Intent of Comprehensive Plan 
The proposed CPA remains consistent with the overall intent of the existing Comprehensive Plan.  
The anticipated development will not negatively impact the rural lifestyle existent in the area. In 
addition, within Maricopa County there are several instances of Industrial designated land existing 
directly adjacent to Rural designated land. The current existence of these adjacent land uses in other 
areas of the County proves to proposed CPA creates land use compatibility common within the County 
already.  As mentioned herein, Parcels 504-12-007 & -008 are zoned IND-2 in Maricopa County. 
5. Consistency With Comprehensive Plan Goals and Policies 
Several goals and policies have been established within the Tonopah/Arlington Area Plan and Vision 
2030 Comprehensive Plan to help guide future development within Maricopa County. The Project 
considers these goals and policies currently set forth within both plans.  
A. Tonopah/Arlington Area Plan 
Land Use 
Goal 
Promote efficient land development that is compatible with adjacent land uses, is well integrated with 
the transportation system, and is sensitive to the natural environment. 
 
Tonopah/Arlington Objective L.1 
Create orderly, efficient, and functional development patterns. 
Create high quality residential, commercial, and industrial land developments that are 
compatible with adjacent land uses. 
 
Response: 
The proposed CPA anticipates the development of a high-quality industrial site, likely resulting in 
a distribution center as the end user. Throughout the County Industrial land use exists adjacent to 
Rural land uses. The proposed CPA will result in land use compatibility that has been shown to be 
desirable by the County.   
 
 
Tonopah/Arlington Objective L.3 
Minimize conflicts between urban and rural land uses. 
 
Response: 
There is currently very sparse development adjacent to the Project. The Project is located in a  rural  
area with no nearby urban land uses. Approval of the proposed CPA will not create any conflicts 
between rural and urban land uses.

7 
 
Transportation 
Goal 
Provide an efficient, cost-effective, integrated, accessible, environmentally sensitive, and safe 
countywide multi-modal system that addresses existing and future roadway networks, as well as 
promotes transit, bikeways, and pedestrian travel. 
 
Tonopah/Arlington Objective T.1  
Establish a circulation system that provides for the safe, convenient, and efficient movement of 
goods and people throughout Maricopa County. 
 
Response: 
The portion of Interstate 10, approximately 1 mile north of the Project, handles around 50,000 
vehicle trips daily, with 16% - 30% of those trips being semitruck distribution.  Future development 
on the site will entail right-of-way improvements and/or expansion to adjacent roadways.  
Roadway expansion and improvements will create smoother circulation and reduce traffic 
conflicts.  
 
Environmental 
Goal 
Promote development that considers adverse environmental impacts on the natural and cultural 
environment, preserves highly valued open space, and remediates areas contaminated with 
hazardous materials. 
 
Tonopah/Arlington Objective 1  
Encourage developments that are compatible with natural environmental features and which do 
not lead to their destruction.  
 
Tonopah/Arlington Objective 2  
Protect and preserve existing water resources and minimize flood hazards.  
 
Tonopah/Arlington Objective 3  
Preserve existing habitat areas of threatened or endangered wildlife and/or desert plant species.  
 
Response: 
The Project will comply with any policies set forth by the organizations responsible for the 
regulation and/or preservation of the above-mentioned site features.  
 
 
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. 
 
Tonopah/Arlington Objective 1 
Permit major commercial and job employment centers where the labor force and infrastructure

8 
 
exist or are planned. 
 
Policy ED1.7 Require that future industrial and commercial development be adequately screened 
from public view. 
 
Response: 
The Project will provide landscaping around its perimeter to help provide screening from public 
view.  
B. Maricopa County Vision 2030 Comprehensive plan 
 
Land Use  
The Vision 2030 CP seeks functional, balanced, efficient, and economically sound land use patterns to 
shape the future of Maricopa County. 355th Ave. and Van Buren supports the following land use goals 
and policies established in the CP.  
 
 
Land Use Goal #1  
Achieve balanced and efficient development patterns. 
 
 
 
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: 
The proposed CPA will help introduce non-retail employment to 
the area. If the developed as a distribution center, it is anticipated 
that the site could create over 5,000 jobs, on-site and in the 
surrounding area. These added employment opportunities, often 
accompanied by higher wages, will benefit the entire area.  
 
Transportation  
The transportation element of the Vision 2030 CP seeks to create a connected and efficient 
transportation system for the region, while positively impacting the economy and air quality. 
 
Transportation Goal #2 
Contribute to a safe, seamless, and effective transportation system. 
 
 
 
Transportation Policy #2 
Maricopa County supports compliance with its Major 
Streets and Routes Plan. 
Response: 
The proposed CPA will comply with The Major Streets and 
Routes Plan by allocating 75’ of half right-of-way from 
the centerline of 355th Avenue, east, onto the property, 
and 75’ of half right-of-way from the centerline of Van 
Buren Street, north, onto the property. This half right-of-
way dedication for 355th Avenue and Van Buren Street 
will allow for the future full ‘Rural Principal Arterial‘ width 
of 150’.

9 
 
 
 
Transportation Goal #4 
Have a comprehensive transportation system that focuses on Transportation Systems 
Management and Operations to help reduce air pollution and promote efficient traffic movement 
and economic growth.  
 
Transportation Policy #9 
Maricopa County supports balanced and efficient land 
use patterns that reduce the number and length of 
vehicle trips. 
 
Response: 
The Project’s location, approximately 1 mile south of 
Interstate 10, will help reduce the overall length of 
vehicle trips. If ultimately developed as distribution 
center majority of vehicle trips will take place within 
approximate 1 mile between the Project and I-10.  
Reduced length of vehicle trips contributes to the 
reduction of air pollution.   
 
Environment  
To lessen the impact of development on the environment, the Vision 2030 CP outlines goals and 
policies focusing on air quality, water quality, wildlife protection, natural and cultural resources, and 
natural and human-caused hazards. The following demonstrates how the Project seeks to support the 
specific environmental goals and policies listed in the CP.  
 
Environment Goal #1 
Provide regional leadership to promote all aspects of regional environmental quality. 
 
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.  
 
Response: 
The Project’s proximity to Interstate 10 provides benefits 
to environmental quality. Minimizing travel distance 
between the Project and I-10 will promote better air  
 
 
Economic Growth  
Economic development and growth are vital to the longevity and resiliency of a community. Diverse 
economic opportunities allow for a community to grow and thrive in a multitude of ways. The 
following goals and policies are supported by the Project.    
 
Economic Growth Goal #1 
Contribute to an effective regional economy.

10 
 
Economic Growth Policy #3:  
Maricopa County supports increasing entrepreneurial 
activities and business formation. 
 
Response: 
The proposed CPA will provide a land use designation 
able to accommodate a range of businesses, currently 
not permitted under the Rural 0-1 densities land use 
designation.  
 
Economic Growth Policy #5:  
Maricopa County supports programs that attract a 
variety of Basic Sector industry clusters that have long-
term, stable growth prospects. 
 
Response: 
The proposed CPA will result in a land use change 
allowing for the potential development of Basic Sector 
industries. Future development on the site could 
potentially result in more than 5,000 new jobs for the 
area.   
 
Economic Growth Policy #6 
Maricopa County supports efforts to recruit prospective 
businesses and industries to the county, and efforts to 
retain existing businesses and industries. 
 
Response: 
Following the approval of the proposed CPA, the 
permitted land uses could potentially attract long term 
businesses or industries. If the site ultimately develops as 
a distribution center it is estimated that more than 5,000 
jobs could be brought to the area.  
Cost of Development 
The cost of development can significantly impact the community. The Project intends to absorb all 
required costs of development, so not to burden the community financially. The Project supports the 
goals and policies listed below.   
 
Cost of Development Goal #2 
New development pays its proper and reasonable share of the costs of new infrastructure, 
services, and other public improvements. 
 
Cost of Development Policy #1 Maricopa County supports recouping the costs of its 
products and services without unfairly burdening those 
most in need of its products and services. 
 
Response: 
The end developer will be responsible for the cost of 
construction and development.

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  Comprehensive Plan Amendment to change the land use designation. planning 
case(s). Please note the following MCESD requirements for site development: 
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. 
 
Projected flows between 3000 and 24,000 gallons per day require a 4.23 General Permit. 
 
For Onsite Wastewater related questions, please contact the Onsite Program at (602) 506-
6666 or by email at septicquestions@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. 
 
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. 
 
For subdivision related questions, please contact the Subdivision and Infrastructure 
Program at (602) 506-1058 or email subdivision@maricopa.gov. 
Project Name:  Comprehensive Plan 
Amendment to change the land use 
designation. 
Primary Contact Name: Zack Pebler 
Planning Application Type: CPA 
APN(s): 506-34-015M 
Reviewer: Souren Naradikian, P.E. 
Email: Souren.Naradikian@maricopa.gov 
Phone: 602-372-2907 
Planner Name:  Paola Jaramillo 
Planning Case #:  CPA2023008  
Date: April 27, 2023 
 
Water and Waste Management Division

Page | 2  
 
 
Additional Notes –  
Environmental Services does not require these items for condition of approval of  CPA2023008 , 
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 3 
Revised 3/1/23 
 
 
 
 
 
 
 
 
 
 
Anh Harambasic, PE 
Planning & Development 
301 W. Jefferson St., Suite 170 
Phoenix, Arizona 85003 
Phone: (602) 506-3611 
www.maricopa.gov/planning 
Email address: 
anh.harambasic@maricopa.gov 
Planning & Development 
 
Engineering Plan Review 
Date:    
May 15, 2023 
 
Memo To: Darren Gerard, AICP, Planning Manager, Department of Planning & 
Development 
 
Attn:  
 
Paola Jaramillo, Planner, Planning & Development Services 
 
 
From: 
Anh Harambasic, P.E., Plans Reviewer Engineer, Planning & 
Development Services 
 
via: 
Bob Fedorka, P.E., Engineering Supervisor, Planning & Development 
 
Subject:   
Z2023047 - Zone Change (RU-43 to IND-1) accompanying case 
CPA2023008.  (E1 Memo) 
 
Job Site Address: NEC 355th Ave and Van Buren Street  
 
APN(s): 
504-11-012 
 
This application is to specify zoning for future development and does not include a 
Plan of Development. Zone change from RU-43 to IND-1 
 
PND Engineering Plan Review (DPR, FCD and PND Transportation) has reviewed the 
1st submittal of the Zone Change application routed for review on April 27, 2023, and 
has no objections subject to the following conditions: 
 
Development- 
1. Any new site improvements will require a Plan of Development (POD).  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. 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.

Page 2 of 3 
 
 
 
 
 
 
 
 
 
 
Planning & Development 
 
Engineering Plan Review 
Drainage Plan Review Comments (New Development) 
3. A Grading and Drainage Plan is required. The Maricopa County Zoning Ordinance 
(MCZO) requires that all commercial submittals be prepared by a Civil Engineer 
registered in the State of Arizona. (MCZO 1205.7.2) 
 
4. Provide the required retention volume for the 100 year, 2 hour storm event, 
plus one (1) foot of freeboard, for the POD area. Provide documentation that 
the retention basin(s) will drain within 36 hours. (MCZO 1205.7.6-2.a & c) 
 
5. Provide a run off coefficient based on Table 6.3 of the Maricopa County 
Drainage Policies and Standards. Use 0.95 for commercial/industrial. 
 
6. See https://apps.pnd.maricopa.gov/plansubmittalchecklist for the most up to  
date interactive Engineering Plan Review checklist. (Please be sure to check 
commercial and all related grading related matters so the checklist expands 
properly). 
 
Flood Control District Review Comments (New Development) 
7.  The site contains a regulated floodplain (FEMA Zone AE – Phillips Wash). 
Disturbance to the floodplain will require procurement of a floodplain use permit 
concurrent with the building permit(s).  
 
PND Transportation Review Comments (New Development) 
8. A Traffic Study must be submitted with future entitlement (i.e. Plan of 
Development) applications. See following link to MCDOT Traffic Impact Manual. 
(RDM 7.1.4)  http://www.maricopa.gov/DocumentCenter/View/303. 
 
9.  Road improvements will be required per the MCDOT approved TIS. Roadway 
improvements and work within MDOT Right of Way will require procurement of  
MCDOT ROW Permit and an assurance bond for costs of all construction within 
ROW.   
 
10.  355th Avenue and Van Buren Street are County roadways (arterial alignments). 
This zone change will be conditioned on 65’ half street right-of-way (R/W) 
dedication for both arterial alignments (as part of future entitlement 
applications and prior to issuance of any building permits. 
 
11. The development site is bordered by two (2) midsection alignments (351st Ave 
and Roosevelt Street). Dedication of 40 feet of R/W may be required along 
these alignments unless determined otherwise by MCDOT Planning. Contact

Page 3 of 3 
 
 
 
 
 
 
 
 
 
 
Planning & Development 
 
Engineering Plan Review 
Lynndsay O’Neill (lynndsay.oneill@maricopa.gov) for more information. (MCZO 
1104)  
 
12. Per Maricopa County Zoning Ordinance Section 1105 building setbacks are 
required to start from a future half street right-of-way of 40’ unless otherwise 
waived by MCDOT Planning. 
 
All plans and reports should be developed and formatted to document that the 
project is designed to meet all County regulations, ordinances and design standards. 
It is incumbent upon the engineer to demonstrate compliance with all regulatory 
requirements and County design standards.