02. CPA2023007_03. Z2023029 Staff Report
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CPA2023007 & Z2023029
Page 1 of 10
Report to the Planning and Zoning Commission
Prepared by the Maricopa County Planning and Development Department
Cases:
CPA2023007 & Z2023029– Sandie Farm
Hearing Date:
July 27, 2023
Supervisor District:
4
Applicants:
Bill Lally and Kurt Jones, Tiffany & Bosco
Owner:
Bekids Land LLC
Requests:
1. Comprehensive plan amendment (CPA) to change the land use
designation from Rural Densities (0 – 1 d.u/ac) to Industrial Park
2. Zone change with overlay from Rural-43 to IND-2 IUPD
Site Location:
Generally located at the intersection of 362nd Ave. and Roeser Rd. in the
Tonopah area
Site Size:
150 acres
Density:
N/A
County Island:
No
County Plan:
Tonopah Arlington Area Plan – Rural Densities (0 – 1 d.u/ac)
Municipal Plan:
N/A
Municipal Comments:
None received to date
Support/Opposition:
None known
Recommendations:
1. Approve
2. Approve with conditions
CPA2023007 & Z2023029
Page 2 of 10
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 to Industrial Park. In addition
to the CPA proposal, the applicant is requesting a zone change with overlay from Rural-43 to IND-
2 IUPD to allow for future industrial development in the vicinity of Palo Verde Nuclear Generating
Station (PVNGS).
2.
The subject properties, consisting of four parcels, are bisected by the Roeser Rd. alignment
roughly a quarter mile east of PVNGS. All four parcels, which total 150 acres, are undeveloped.
Existing nearby developments include sparse rural estates typical of the Tonopah area east of
PVNGS. Several solar facilities have been or are in the process of being developed in the vicinity.
One such facility, the yet-to-be developed Agave Solar site, borders the site on the northeast at
the intersection of Broadway Rd. and the Salome Hwy. The site is located within the 10- mile
Plume Exposure Pathway Emergency Planning Zone (EPZ) for PVNGS and the applicant would
need to prepare an emergency response plan as part of any future plan of development.
3.
Under the comprehensive plan, Industrial Parks are “…specifically designated for either light
industrial and support uses or heavy industrial and support uses of similar type, and developed
under a coordinated plan with integrated infrastructure”. Per the applicant, no residential or
general retail uses would be allowed under the CPA and IND-2 IUPD overlay zoning. As of this
staff report, no specific uses have been requested for the subject sites. Use of the site would be
limited by the lack of water and sewer facilities.
4.
Primary accesses to the site will be from Salome Hwy and Broadway Rd with I-10 being
approximately 4.7 miles north. The applicant would likely be required to make improvements to
Roeser Rd and either the 362nd or 365th Avenue alignments that run north/south along the site’s
eastern and western borders upon future development.
5.
The narrative provided for CPA2023007 asserts that the proposed development meets the
Comprehensive Plan Amendment criteria in the following manner:
Whether the amendment constitutes an overall improvement to the Comprehensive Plan and is
not solely for the good or benefit of a particular landowner or owners at a particular point in time.
The applicant states in their narrative that the amendment will be an overall improvement to the
comprehensive plan because areas near PVNGS are appropriate for an industrial use and have
historically been developed as such rather than the current rural designation.
Whether the amendment will adversely impact all or a portion of the planning area.
A.
Altering acceptable land use patterns to the detriment to the plan.
The applicant states in their narrative that given the amount of CPA approvals within the
vicinity of the project site, that the Industrial Park designation will add to the diversity of
existing development and will accomplish the goal of keeping such developments closer
to PVNGS and away from existing residential.
B.
Requiring public expenditures for larger and more expensive infrastructure.
CPA2023007 & Z2023029
Page 3 of 10
All costs associated with any larger or more expensive infrastructure required as a result
of the site shall be borne by the developer
C.
Requiring public improvements to roads, sewer, or water systems that are needed to
support the planned land uses.
The applicant will work with the County on all required public improvements upon
submittal of future Plans of Development.
D.
Adversely impacting planned uses because of increased traffic.
The site will have many options for access when development occurs. Necessary
improvements will be completed as required by County agencies.
E.
Affecting the livability of the area or health or safety of present and future residents.
The applicant states there only a few existing residences near the subject properties.
These residences are already in close proximity to PVNGS and other existing industrial
facilities and the overall health and safety of the area would remain unaffected by future
developments.
F.
Adversely impacting the natural environment or scenic quality of the area in contradiction
of the plan.
The applicant states that given the close proximity and visibility of PVNGS, that
development on the site would not be intrusive to the surrounding area.
Whether the amendment is consistent with the overall intent of the Comprehensive Plan.
The narrative notes consistency with the intent of the comprehensive plan and
Tonopah/Arlington Area 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: L1.4, L1.7, L.2
Transportation: T1.3, T.6
Environment: E1.1, E4.1, E5.1
Economic Growth: ED1.10
Vision 2030 Maricopa County Comprehensive Plan
Land Use Element: Goal 1, Policy 12
Transportation: Policy 1
Cost of Development: Goal 2
Economic Growth: Policy 6, Policy 10
Energy: Goal 2, Policy 6
Water Resources: Policy 5
CPA2023007 & Z2023029
Page 4 of 10
6.
The subject properties are currently zoned Rural-43. The applicant is proposing minimal changes
to the base IND-2 zoning standards as part of the IUPD overlay. These standards include:
7.
Additionally, the applicant has proposed to prohibit several uses associated with residential
facilities and large-scale gatherings. Those uses are as follows:
a. Single-family and multi-family residential
b. Adult oriented facilities
c. Medical marijuana dispensary facilities and/or marijuana establishments
d. Hospitals
e. Hotels, resorts, motels
f. Halfway Houses
CPA2023007 & Z2023029
Page 5 of 10
g. Boarding Houses
h. Amusement enterprises and parks
i.
Circus, carnival, rodeos, and other related permanent facilities
j.
Zoos
Land Use Exhibit 1 – Area Land Use Plan
Land Use Exhibit 2 – Site Photo
CPA2023007 & Z2023029
Page 6 of 10
Land Use Exhibit 3 – Approved entitlements in area
Existing On-Site and Adjacent Zoning / Land Use:
8.
On-site:
Rural-43 / Vacant
North:
Rural-43 / Vacant
South:
Rural-43 / Vacant
East:
Rural-43 / Vacant
West:
Vacant parcels then Rural-43 SUP / Palo Verde Nuclear Generating Station
Utilities and Services:
9.
Water:
Private Well
Wastewater:
Septic
School District:
Saddle Mountain Unified School District
Fire:
Arizona Fire and Medical Authority
Police:
Maricopa County Sheriff’s Office
Right-of-Way:
10.
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
Salome Hwy
50’
100’
Parkway
Broadway Rd
20’
65’
Principal Arterial
Adopted Plan:
11.
Tonopah/Arlington Area Plan (Adopted 2000): The land use of this site is designated as Rural.
The Rural category denotes areas where single family residential development is desirable but
urban services (sewer, water, law enforcement, fire protection, schools, parks, etc.) are limited.
Suitability is determined based on location, access, existing land use patterns, and natural or man-
made constraints. Densities greater than 1.0 du/acre may be permitted in a new development,
but only if areas of lower densities offset the increase such that an average of no more than 1.0
du/acre is maintained. Uses in this category include agricultural and single family residential.
CPA2023007 & Z2023029
Page 7 of 10
Public Participation Summary:
12.
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 and HOA’s
within 300’ of the subject parcel and notification to interested parties. Signs were posted on 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 in opposition
from members of the public.
Outstanding Concerns from Reviewing Agencies:
13.
N/A.
Staff Analysis:
14.
Staff supports the requests for a comprehensive plan amendment and zone change. The
proposed land-use designation of Industrial Park is appropriate for the areas immediately
surrounding PVNGS. Staff would note the lack of residential development combined with the
frequency of approvals for entitlements for industrial type uses as primary factors for their
support of this project despite the lack of a specific requested land use. Residential-type uses are
inappropriate for the area due to safety concerns regarding nuclear energy. Additionally, due to
the lack of sewer and water currently available to the site, only uses that are acceptable to
Maricopa County Environmental Services Department will be approvable until such time that such
utilities become available. This further mitigates risks to on-site personnel for the site in the
foreseeable future. Staff’s position is that this project, as proposed and as governed by the
recommended conditions, represent proper long-term land use planning in the region and for
Maricopa County as a whole.
15.
Under the Industrial Park designation, the comprehensive plan states that the least intensive
zoning should be applied to meet requirements. The applicant requested IND-2 IUPD zoning which
can allow the potential for service-intense uses. Staff notes that the lack of sewer and water
systems greatly limit the potential uses of the site to those that are appropriate and viable. With
IND-2 zoning it can be assumed that large scale uses on the site that would require extensive on-
site personnel are not possible at this juncture due to lack of infrastructure. Limiting total staff
on-site is justifiable due to proximity to PVNGS a quarter mile west. Additionally, Staff finds that
as industrial uses develop, the area will benefit from job growth and the state will benefit from
sales tax generated by the revenue produced.
Recommendations:
16.
Staff recommends the Commission adopt a motion recommending that the Board of Supervisors
approve CPA2023007.
17.
Staff recommends the Commission adopt a motion recommending that the Board of Supervisors
approve Z2023029 subject to the following conditions ‘a’ – ‘l’:
CPA2023007 & Z2023029
Page 8 of 10
a.
Development of the site shall be in substantial conformance with the Narrative Report
entitled “Project Narrative”, consisting of 8 pages, dated February 15, 2023, and stamped
received February 15, 2023, except as modified by the following conditions.
b.
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.
c.
The following IND-2 IUPD standards shall apply:
1. MCZO Article 902.5.3 Max. Lot Coverage: 60%; solar panels do not count
towards lot coverage
2. MCZO Article 1102.1. Parking Regulations: Does not apply to solar panels for
utility scale solar developments; applies normally to all other structures
3. MCZO Article 902.9.: All uses shall be conducted within a completely enclosed
building except parking loading, unloading, or storage, except outdoor solar
panels.
4. MCZO Articles 902.9.3.B & 902.9.3.C: Minimum chain link fencing at min. 6’ (h)
including 1’ barbed wire topping. Gates shall be allowed on the perimeter of the
project. Areas adjacent to existing or future residential development, slats will
be added to the perimeter fence to provide visual screening.
5. The following uses shall be prohibited:
i. Single-family and multi-family residential
ii. Adult oriented facilities
iii. Medical marijuana dispensary facilities and/or marijuana establishments
iv. Hospitals
v. Hotels, resorts, motels
vi. Halfway Houses
vii. Boarding Houses
viii. Amusement enterprises and parks
ix. Circus, carnival, rodeos, and other related permanent facilities
x. Zoos
d.
The IUPD overlay is applied to restrict the use of the site. Until such time as the site is
served by sewer, uses on the site shall only be those acceptable to the Maricopa County
Environmental Services Department (MCESD) that can be accommodated by septic
systems. A public water system and public sewer system shall be required prior to
establishment of any non-residential use that requires potable water.
e.
The following Planning Engineering conditions shall apply:
CPA2023007 & Z2023029
Page 9 of 10
1. Any new site improvements will require a plan of development and traffic impact
study.
2. Broadway Road is classified as a principal arterial, and 65-feet dedication in fee
is required from the section line.
i. At this time only preservation is needed for this requirement and can be
requested as a design waiver through the narrative of the next submittal.
3. A section line (363rd alignment) coincides with the eastern portion of the parcel.
At a minimum, Maricopa County Zoning Ordinance Section 1105 requires
building setbacks to start from a future half-street rightof-way of 55 feet.
4. A midsection line (Roeser Road alignment) coincides with the northern boundary
of APN 506-42-2021, and per Maricopa County Zoning Ordinance Section 1105
requires building setbacks to start from a future half street right-of-way of 40
feet.
i. Based on geographic constraints, this alignment is not needed for a public
roadway and can be requested as a design waiver through the narrative of
the next submittal.
5. Any additional dedication and offsite improvements needed will be determined
by MCDOT Traffic and MCDOT Permits based on submittal of a TIA/TIS.
6. Without the submittal of a plan of development, no development approval will be
inferred by the engineering review, including, but not limited to 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.
7. Engineering review of planning and/or zoning cases is for conceptual design
only. All development and engineering design shall be in conformance with
Section 1205 of the Maricopa County Zoning Ordinance; Drainage Policies and
Standards; Floodplain Regulations for Maricopa County; MCDOT Roadway
Design Manual; and current engineering policies, standards and best practices
at the time of application for construction.
f.
All outdoor lighting shall be designed as recommended by the International Dark-Sky
Association and shall be in compliance with Section 1112 of the Maricopa County Zoning
Ordinance.
g.
Prior to issuance of the initial 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.
h.
Zoning approval is conditional per Maricopa County Zoning Ordinance, Article 304.6, and
ARS § 11-814 for six (6) years within which time the initial plan of development and initial
construction permit must be obtained.
CPA2023007 & Z2023029
Page 10 of 10
i.
The property owner/s and their successors waive claim for diminution in value if the
County takes action to rescind approval due to noncompliance with conditions.
j.
Noncompliance with any Maricopa County Regulation shall be grounds for initiating a
revocation of this Zone Change as set forth in the Maricopa County Zoning Ordinance.
k.
Non-compliance with the regulations administered by the Maricopa County Environmental
Services Department, Maricopa County Department of Transportation, Drainage Review
Division, Planning and Development Department, or the Flood Control District of Maricopa
County may be grounds for initiating a revocation of this Zone Change as set forth in the
Maricopa County Zoning Ordinance
l.
The granting of this change in use of the property has been at the request of the applicant,
with the consent of the landowner. The granting of this approval allows the property to
enjoy uses in excess of those permitted by the zoning existing on the date of application,
subject to conditions. In the event of the failure to comply with any condition, the property
shall revert to the zoning that existed on the date of application. It is, therefore, stipulated
and agreed that either revocation due to the failure to comply with any conditions, does
not reduce any rights that existed on the date of application to use, divide, sell or possess
the property and that there would be no diminution in value of the property from the value
it held on the date of application due to such revocation of the Zone Change. The Zone
Change enhances the value of the property above its value as of the date the Zone Change
is granted and reverting to the prior zoning results in the same value of the property as if
the Zone Change had never been granted.
Presented by:
Joel Landis, Planner
Reviewed by:
Matthew Holm, AICP, Planning Supervisor
Attachments:
Case Map (2 pages)
Applications (2 pages)
CPA Narrative Report (15 pages)
Zone Change Narrative Report (14 Pages)
Engineering Comments (4 pages)
MCESD comments (2 pages)
/
Maricopa County Planning & Development - Phoenix, AZ
4
Gross Acres: 150 approx.
Generated July 15, 2023 17:56 PM
CPA2023007
Application Name:
Legal Description
Sandie Farm
Applicant
Case Address
T01N R06W 026,
BILL LALLY for TIFFANY & BOSCO, P. A.
3649 W BROADWAY Rd
Applicant Phone/Email
Parcel Primary:506-42-019
602.255.6000
WEL@TBLAW.COM
TONOPAH AZ 85354
Map scale 1:13,059
Supervisor District No.
506-42-020, 506-42-021, 506-42-022A
COMPREHENSIVE PLAN AMENDMENT TO CHANGE THE FURUTE LAND USE DESIGNATION FROM
RURAL DENSITIES (0-1 D.U./AC.) TO MIXED USE EMPLOYMENT
5.3585 in
/
Maricopa County Planning & Development - Phoenix, AZ
4
Gross Acres: 150 approx.
Generated July 15, 2023 17:55 PM
Z2023029
Application Name:
Legal Description
Sandie Farm
Applicant
Case Address
T01N R06W 026,
BILL LALLY for TIFFANY & BOSCO, P. A.
3649 W BROADWAY Rd
Applicant Phone/Email
Parcel Primary:506-42-019
602.255.6000
WEL@TBLAW.COM
TONOPAH AZ 85354
Map scale 1:13,059
Supervisor District No.
506-42-020, 506-42-021, 506-42-022A
ZONE CHANGE WITH OVERLAY FROM RU-43 TO IND-2 FOR FUTURE EMPLOYMENT LAND USES
5.3585 in
Planning & Development
Department
COMPREHENSIVE PLAN AMENDMENT APPLICATION
APPLICATION MUST BE COMPLETED IN FULL
0 Major CPA (>640 acres) El General Comprehensive Plan Amendment D CPA Modification of Condition(s)
APPLICATION MUST BE COMPLETED IN FULL AND ALL FEES ARE DUE AT TIME OF APPLICATION AND ARE NON-REFUNDABLE.
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Project Nome:
Sandie Farm
Description of Request:
Comprehensive Plan Amendment to change the future land use designation from Rural Densities (0 -1 d.u./ac.) to Industrial Park
Current Land Use: Rural Densities {O -1 d.u./ac.)
Proposed Land Use: Industrial Park
Supervisor District:
4
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General Location (include nearest City/Town):
South of Salome Highway, east of the Palo Verde Nuclear Generating Station. and west of the 362nd 0rive alignment
Gross Acres:
150
Legal Description:
Section:
26
Township:
1N
Range:
6W
Assessor's Parcel Number/s:
506-42-019, 506-42-020, 506-42-021, & 506-42-022A
(OWNER'S AUTHORIZED AGE!llli!NFORMATJON-'fl";,t: j :.\\hiJ#}tt}t?YJJ~?1;;::;Z;Ut?is</?}F$;ft)tfu1?D.YK%
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Nome:
Tiffany & Bosco, P.A.
Contact:
Bill Lally/ Kurt Jones
Address:
2525 E, Camelback Rd. 7th Floor
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City:
Phoenix
State:
AZ,
Zip:
85016
Phone #:
602-255-6000
Fox#:
E-mail Address:
wel@tblaw.com / kajones@tblaw.com
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Nome:
Bekids Land LLC
Contact:
Dane Beck
Address:
5439 W. Kara Nicole Ct.
City:
Tucson
State:
AZ,
Zip:
85742
Phone#:
602-920-4084
Fox#:
E-mail Address:
dane@becklegacygroup.com
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I certify that the statements in this application and support material ore true. Any approvals or permits granted by Maricopa
County in reliance upon the truthfulness of these stoteme
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Owner or Authorized Agent Signature:
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CASE INACTIVITY
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Coses which ore 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 ofter the closing of the case, a new application and associated fees will need to be filed,
CPA Application
301 W. Jefferson St., 1st Floor, Suite 170 • Phoenix AZ 85003 • (602) 506-3301
►Internet: www.maricopa.gov/planning4:
11/19/2021
Sandie Farm
Narrative Report
Comprehensive Plan Amendment (CPA) Request
General Location: South of Salome Highway, east of the Palo Verde
Nuclear Generating Station, and west of the 362nd Drive alignment
Case # CPA2023007
1st Submittal Date: March 3, 2023
2nd Submittal Date: May 25, 2023
Vicinity Map
Page | 2
Sandie Farm CPA
A. Executive Summary
The “Property” (APN 506-42-019, 506-42-020, 506-42-021, & 506-42-022A) is located
just south of Salome Highway and west of the 362nd Drive alignment (See Exhibit A:
Context Aerial). To facilitate the future development of the Property, this application
seeks a Comprehensive Plan Amendment (“CPA”) to change the future land use
designation under the County’s Tonopah/Arlington Area Plan from Rural Densities (0 – 1
d.u./ac.) to “Industrial Park” for the approximate 150-acre site. (See Exhibit B: Current
Land Use Designation and Exhibit C: Proposed Land Use Designation).
Location of the site being adjacent to major arterial alignments (Broadway Road to the
north, Roeser Road splitting the property, Southern Avenue to the south, 362nd Avenue
alignment to the east, and 365th Avenue alignment to the west) and Salome Highway to
the northeast, allows for many future access options. This also puts the Property in a
prime setting to attract industrial and/or commercial development projects. The developer
will work with Maricopa County to ensure that all required right-of-way development
standards are met.
The surrounding area is dominated by power generation land uses including the
approximate 4,000 acre Palo Verde Nuclear Generating Station (“PVGS”) located less
than ¼ mile from the Property to the west. Other large scale solar facilities are also located
in the vicinity. The proposed industrial land uses will be compatible with the area, where
any new rural/residential development would not be viable for the subject site. The
requested “Industrial Park” specifically mentions that residential and general retail uses
would not be allowed within this land use category.
Although the site does not have available public services for water and wastewater, the
future land use(s) will need to be reviewed and approved through Maricopa County
Environmental Services (MCESD) for allowance of future proposed land use(s) with
private well and septic requirements. A concurrent submittal for a Zone Change with
Overlay from RU-43 to IND-2 IUPD will accompany this CPA request.
Sandie Farm - Project Data
A.P.N.
506-42-019, 506-42-020, 506-42-021, & 506-42-022A
Current Land Use
Vacant/Undeveloped
Existing Area Plan
Land Use Designation
Rural Densities (0 – 1 d.u./ac.)
Proposed Area Plan
Land Use Designation
Industrial Park
Gross Site Area
Approximately 150 gross acres
Area Plan
Tonopah/Arlington
Supervisorial District
Supervisorial District 4 – Clint Hickman
School District
Saddle Mountain Unified School District
Page | 3
Sandie Farm CPA
Vision 2030 Comprehensive Plan - Proposed Land Use Designations
1. On-Site and Regional Location
The Property is situated within the Tonopah area, located in the southwest area of
unincorporated Maricopa County. Tonopah is a census-designated place and is
approximately 50 miles west of central Phoenix and 25 miles from the City of Buckeye
boundaries.. The Property is currently vacant with surrounding also vacant land.
According to latest site aerials, the closest residential developed properties are located
east of the site, approximately 680’ away and not immediately adjacent. Although there
are parcels between the Property and the PVGS, none of these parcels have established
residential land uses and appear to be vacant. Salome Highway abuts the northeast
corner of the site for easy access and the site is approximately 4.7 miles from the I-10.
2. CPA size and description of land use types by acreages
This CPA requests “Industrial Park” land use designation for the entire 150-acre site. This
land use designation would allow for several types of uses including light industrial, which
matches the related IND-2 zoning district request with the rezone. The proposal would
allow for future development of a significant light industrial project.
Page | 4
Sandie Farm CPA
3. Physical Features and Existing Conditions
The Property in general is vacant desert land and the terrain is relatively flat with minor
washes throughout. Adjacent hillside properties can be seen on the vicinity map,
especially where Roeser Road alignment that bisects the site, curves around a hill to
continue access east to west. Salome Highway to the northeast also has parallel running
transmission lines that are visible from the subject Property.
4. Roads/transportation systems serving the proposed project
As previously mentioned, the Property is surrounded by contiguous arterial alignments:
• North – Broadway Road
• South – Southern Avenue
• East – 362nd Avenue
• West – 365th Avenue
• Other: Roser Road between the two portions of the site and Salome Highway to
the northeast.
These surrounding roadways not only provides several options and opportunities for
future access when development occurs, but also secures buffers between the site and
surrounding vacant rural lands.
5. Suitability with surrounding land uses
Current surrounding land is mostly vacant, like the subject property with a very limited
number of residential properties. However, in context for the area, there are many solar
projects in addition to the PVGS (See Exhibit D: Solar and other CPA approvals). The
surrounding area includes many different land use designations other than Rural
Densities. (See Exhibit E: Area Plan Land Use Designations Map). Future solar and
other compatible industrial development would not require many on-site personnel. The
site would provide employment opportunities, but would be limited with MCESD requiring
a public water system at a certain level of employees and/or number of connections.
B. Whether the amendment constitutes an overall improvement to
the Comprehensive Plan and is not solely for the good or benefit
of a particular landowner or owners at a particular point in time.
The requested CPA to change the land use jurisdiction of the Tonopah/Arlington Area
Plan from “Rural Densities (0 – 1 d.u./ac.)” to “Industrial Park” will establish an overall
improvement to the Area Plan and Vision 2030 Comprehensive Plan as a whole. Within
this narrative report, we have selected goals, objectives, policies for plan elements from
both plans and provided explanations for how the request furthers these policies and
Page | 5
Sandie Farm CPA
goals. Furthermore, as shown within Exhibit E: Area Plan Land Use Designations Map,
the surrounding areas of Tonopah have many varieties of approved land use designations
including Utilities (for newer large scale solar), Industrial (north of PVGS) and south (for
portions of PVGS), Business Park (south), Community Retail Center (northwest of site
along Salome Highway, various Large Lot and Small Lot residential (approximately 1.5
southeast of the Property), among others. The key point being that rural and residential
land uses/zoning are in the Tonopah area for housing, however other commercial and
industrial land uses are concentrated around PVGS per the Area Plan.
C. 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.
The proposed CPA will not be a detriment to the Tonopah/Arlington Area
Plan nor to the Vision 2030 Comprehensive Plan. As described within the
previous section and detailed within Exhibit E: Area Plan Land Use
Designations Map and the amount of CPA approvals in the vicinity of the
Project site, requesting “Industrial Park” will add to the diversity of existing
development and future land uses for the area. In additional to contributing
to the mixture of land uses, the request is appropriate to keeping these
employment and industrial entitlements closer to PVGS.
• Requiring public expenditures for larger and more expensive infrastructure.
The cost of the infrastructure will be borne by the developers in the future.
The applicant does not foresee any necessary large public expenditures to
infrastructure right now that fall within the scope of the plans.
• Requiring public improvements to roads, sewer, or water systems that are
needed to support the planned land uses.
As development occurs on any phase of the Property, the County will have
the ability to review all of the infrastructure. This will have to be planned and
ultimately needs to be approved by the County. The site also will need to
be evaluated by MCESD for private water and wastewater services.
Maricopa County Department of Transportation (MCDOT) review is also
part of the rezone and site plan review processes to determine future right-
of-way requirements.
• Adversely impacting planned uses because of increased traffic.
Traffic will not adversely impact planned uses in the area due to the
requested CPA. The site has many access options for when development
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Sandie Farm CPA
occurs. Necessary improvements will be completed as required by MCDOT
for adjacent roadways.
• Affecting the livability of the area or health or safety of present and future
residents.
The Property has only a couple of existing contiguous residential properties
and all surrounding areas are in the shadow of PVGS with other industrial
land uses either planned or existing in the area. While the livability of an
area is a subjective standard, the health and safety of the area and
surrounding area will remain unchanged. Although heavy industrial would
be allowed per the proposed land use designation, the related rezone is for
IND-2, which is a light industrial zoning district. Certain uses could be
restricted with the underlying zoning case if requested/required.
• Adversely impacting the natural environment or scenic quality of the area in
contradiction to the plan.
With the site being adjacent to arterial alignments, there would be required
associated setbacks at the time of development. This would ensure that
proper buffers will be in place between adjacent vacant natural land and
future buildings or structures that may be constructed on the Property.
Views from the Property show how the PVGS facility is visible in the
background, especially from the western boundary of the Property. Future
development on the subject site will not be intrusive to the surrounding area.
D. Whether the amendment is consistent with the overall intent of
the Comprehensive Plan.
The following are several goals, policies, and objectives of the elements contained with
the Maricopa County Vision 2030 Comprehensive Plan and Tonopah/Arlington Area Plan
that are consistent with our proposal:
Land Use
• Vision 2030 Land Use Goal #1: Achieve balanced and efficient development
patterns
The Industrial Park designation will benefit the development pattern of the region.
The Property’s proximity to Salome Highway make an Industrial Park Use
preferable. There will be limited impact to residential during development due to
the lack of residential development surrounding the Property. The proximity to
Salome Highway and industrially zoned properties combined with its undeveloped
neighbors makes Industrial Park a perfect fit for the Property.
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Sandie Farm CPA
• Vision 2030 Land Use Policy #12: Maricopa County supports coordinating with
state and federal agencies to address safety and security issues associated with
new development near the Palo Verde Nuclear Generating Station.
Industrial uses would be much preferred closer to the Palo Verde Nuclear Station
as opposed to residential. The main concern with proximity to a nuclear plant is
fallout from an emergency. Limiting the residential development that the parcel is
currently zoned for would be key to limiting this concern.
• Tonopah/Arlington Area Plan Land Use Policy L1.4 Encourage the location of rural
density residential development (less than one dwelling unit per acre) where
natural environmental conditions suggest low intensity development.
There is no specific reason why the natural environmental conditions of the
property would prefer low intensity development from higher intensity
development. Developing the site as Industrial Park instead of rural residential will
be more in line with the surrounding uses and transportation infrastructure than
residential.
• Tonopah Arlington Area Plan Land Use Policy L1.7 Encourage light industrial
development in the vicinity of the Palo Verde Nuclear Generating Station.
The Property is less than a quarter mile from the Palo Verde Nuclear Generating
Station. A comprehensive plan amendment to Industrial Park would fall well within
this goal given the proximity.
• Tonopah/Arlington Area Plan Objective L.2: Provide for a functional, efficient and
cost effective system of utilities, facilities and services to serve county population
and employment centers.
The change in designation to Industrial Park will allow for more employment
opportunities for residents and more opportunities for businesses to start and
expand in the County.
Transportation
• Tonopah/Arlington Area Plan Policy T1.3: Support the continued maintenance of
existing roadways to provide safe and long lasting travelways in the Tonopah area.
The increase of tax basis from local businesses and the development itself will
assist in the improvement and maintenance of roadways in the region.
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Sandie Farm CPA
• Tonopah/Arlington Area Plan Policy T.6: Where appropriate, support efforts to
obtain land dedication for roadways during rezoning and subdivision processes.
The Property is adjacent to Broadway Road, Salome Highway, and the 363rd
Avenue alignment. Currently, both Broadway and 363rd Ave are unimproved, dirt
roads. On development, the developer could improve these roadways to vastly
increase the roadway infrastructure.
• Vision 2030 Transportation Policy #1: As necessary, Maricopa County supports
preserving future road alignments called for in county-recognized transportation
plans, especially mid-section line, section line and arterial roads; parkways;
freeways; and interchanges.
363rd Avenue currently ends at Salome Highway. Its alignment would be adjacent
to the Property’s eastern border. The County would be able to continue 363rd
Avenue if the property were to be developed as Industrial Park.
Cost of Development
• Vision 2030 Cost of Development Goal #2: New development pays its proper and
reasonable share of the costs of new infrastructure, services, and other public
improvements.
Development of the property could be subject development standards and
agreements between the county and developer to ensure costs are shared
equitably and improvements are constructed to support the Industrial Park uses.
Environment
• Tonopah/Arlington Area Plan Policy E1.1 In order to minimize adverse impacts of
hillside development, the submittal of land development applications on lands with
slopes of 15 percent or greater should be discouraged.
Any development on the property can minimize impact and incorporate the slope
if it is 15 percent or greater.
• Tonopah/Arlington Area Plan: Policy E4.1 Prior to development, excavation, or
grading, require that an applicant submit a letter from the Arizona State Historical
Preservation Office stating that the proposed land development will have no effect
on historical and cultural resources.
The developer will comply with the Arizona State Historical Preservation Office’s
guidelines regarding historical and cultural resources.
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Sandie Farm CPA
• Tonopah/Arlington Area Plan: Policy E5.1 Encourage the reduction of unpaved
roads.
Development of the site as a Industrial Park could allow for the paving of Broadway
Road to the north and 363rd Ave to the east, drastically reducing the amount of
unpaved roads in the area.
Economic Growth
• Tonopah/Arlington Area Plan: Policy ED1.10 Encourage energy production
industrial contributions to occur within their surrounding community.
Industrial Park designation would allow for Industrial zoning which would
encourage energy production companies to develop the land.
• Vision 2030 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.
Industrial Park would allow for the development of either industrial buildings, office
buildings, or energy generation facilities. All of which would entice businesses and
industries to expand into the area.
• Vision 2030 Economic Growth Policy #10: Maricopa County supports leveraging
its solar resource potential to attract solar-related industries and alternative energy
research and development.
A solar development would be allowed under a Industrial Park designation. Given
the Property’s total acreage, this could allow for significant development of solar
industries. Alternatively, a warehouse or industrial complex could be used by
surrounding solar companies as support operations.
Energy
• Vision 2030 Energy Goal #2: Make Maricopa County a leader in alternative energy
research and development.
While there is significant solar development around the Property, there is little
office, warehousing, or industrial that the solar projects could use to further their
developments and new solar developments need to establish themselves.
Changing the designation to Industrial Park allows for the change to support these
industries.
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Sandie Farm CPA
• Vision 2030 Energy Policy #6: Maricopa County supports being a responsible
leader in alternative energy research and development.
Providing warehousing, industrial properties, and offices for solar companies could
entice them to developing more of the area or enlarge their presents in the area.
A change to Industrial Park would allow for that development to occur.
Water Resources
• Vision 2030 Water Resources Policy #5: Maricopa County supports low water use
solar electric generating technologies.
A Industrial Park would support lower water use and development as a solar
generating facility.
Conclusion
The proposed CPA to “Industrial Park” is justified with the nearby proximity to PVGS and
many other commercial solar facilities in the Tonopah area. Given this location, the
Property is not suitable for future rural or large scale residential development, hence why
these properties have remained vacant. Access is ideal with the site being located
adjacent to Salome Hwy and other arterials for when development occurs. Lastly, the
future development will add to the variety of land uses that make Tonopah a unique and
dynamic area of the County. We look forward to continuing to work with Maricopa County
on this project, please let us know if there are any additional questions.
Exhibit A: Context Aerial
Exhibit B: Current Land Use Designation
Exhibit C: Proposed Land Use Designation
Exhibit D: Solar and other CPA approvals
Exhibit E: Area Plan Land Use Designations Map
Sandie Farm
Narrative Report
Zone Change with Overlay Request
General Location: South of Salome Highway, east of the Palo Verde
Nuclear Generating Station, and west of the 362nd Drive alignment
Case # Z2023029
1st Submittal Date: March 3, 2023
2nd Submittal Date: May 25, 2023
Vicinity Map
Page | 2
Sandie Farm Rezone
Purpose of Request
This proposal is to rezone the subject parcels (APN 506-42-019, 506-42-020, 506-42-
021, & 506-42-022A), the “Property” from RU-43 to IND-2 (Light Industrial) with an
Industrial Unit Plan of Development (IUPD) overlay, for the entire 150 gross acres. The
parcel is located less than ¼ mile from the Palo Verde Nuclear Generating Plant. The
requested change to IND-2 IUPD would allow for a variety of industrial and commercial
land uses within an area that is not suitable for residential development (See Exhibit A:
Existing Zoning and Exhibit B: Proposed Zoning). A concurrent submittal for a
Comprehensive Plan Amendment (CPA) to the Tonopah/Arlington Area Plan for the
subject site requests a future land use designation change for the from “Rural Densities
(0 – 1 d.u./ac.)” to “Industrial Park”.
Description of Proposal
The Property is currently vacant with Roeser Road bifurcating each portion of the
property. The northern part of the site consists of two separate parcels: 506-42-019 &
506-42-022A, and the southern part also consists of two parcels: 506-42-020 & 506-42-
021. The property is in a prime location to attract industrial or commercial businesses to
support the rural community within the greater Tonopah area in the County jurisdiction.
The goal would be to attract future solar and/or outdoor storage uses. In contrast, the
Property is not suitable to develop as currently zoned for rural or residential purposes due
to its close proximity to the Palo Verde Nuclear Generating Plant to the west (See Exhibit
C: Context Aerial).
Salome Highway abuts the northeast corner of the site for easy access and is
approximately 4.7 miles from the I-10. There are plenty of access point options for future
development to consider with Broadway Road to the north, Roeser Road splitting the
property, Southern Avenue to the south, 362nd Avenue alignment to the east, and 365th
Avenue alignment to the west.
With the related CPA request to change the future land use designation to “ Industrial
Park”, associated future development uses will provide economic impact to the immediate
Sandie Farm - Project Data
A.P.N. 506-42-019, 506-42-020, 506-42-021, & 506-42-022A
Current Land Use
Vacant/Undeveloped
Current Zoning District
Rural-43 (RU-43)
Proposed Zoning District
IND-2 IUPD
Gross Site Area
Approximately 150 gross acres
Area Plan
Tonopah/Arlington
Supervisorial District
Supervisorial District 4 – Clint Hickman
School District
Saddle Mountain Unified School District
Page | 3
Sandie Farm Rezone
area with opportunities for employment and economic vitality that will enhance the
County’s value to the region.
A conceptual site plan is not included with this rezoning request. Any future industrial or
commercial development will be in compliance with the Maricopa County Zoning
Ordinance (MCZO) IND-2 zoning district standards and regulations per Section 902.
Once developed, the property would need to be in compliance with IND-2 development
standards and regulations, meeting setbacks, parking requirements, signage criteria, etc.
Operational details including number of employees, hours of operation, and other
information will be discussed when the POD is submitted in the future. The Applicant
would prepare an Emergency Response plan for the future development of Sandie Farm
as needed. The plan will specify notification, assembly, accountability, and evacuation
planning in the event of an emergency at the PVNGS, as the site is located within the 10-
mile Plume Exposure Pathway Emergency Planning Zone (EPZ) for PVNGS.
Industrial Unit Plan of Development (IUPD)
The Industrial Unit Plan of Development (IUPD) Overlay is proposed to deviate the MCZO
standards for general site screening and other standards typical of solar development
including setbacks, lot coverage, and parking. Given the size of the site and the industrial
nature of the area with the Palo Verde Nuclear Generating facility in close proximity to the
west (See Exhibit D: Photos of PVNGS from Subject Site), transmission lines to the
north along Broadway Road/Salome Highway (See Exhibit E: Photos of Transmission
Lines from Subject Site) and other existing and proposed large scale solar generating
facilities nearby, there is no need for solid walls to surround the site. The proposal will
include the requirement for visual screening (privacy slats) with any adjacent residential
development/uses. It should be noted that the developer will still be allowed to add solid
walls or other types of screening depending on their needs. The minimum would be for
the chain link as described within the IUPD table.
In addition to the proposed relief of specific IND-2 development standards with the IUPD,
our proposal is to prohibit the following uses:
•
Single-family and multi-family residential
•
Adult oriented facilities
•
Medical marijuana dispensary facilities and/or marijuana establishments
•
Hospitals
•
Hotels, resorts, motels
•
Halfway Houses
•
Boarding Houses
•
Amusement enterprises and parks
•
Circus, carnival, rodeos, and other related permanent facilities
•
Zoos
Page | 4
Sandie Farm Rezone
The proposed IUPD development standards compared with MCZO IND-2 standards are
detailed within the table below:
IUPD Table
Regulation
IND-2 Base Zoning
Standard
Proposed IND-2 IUPD
Standard
Max. Height
40’
40’
Min. Front Yard Setback
10’-25’
10’-25’; 0’ for solar panels
Min. Side Yard Setback
3’-10’
3’-10’; 0’ for solar panels
Min. Rear Yard Setback
0’-25’
0’-25’; 0’ for solar panels
Min. Lot Area
6,000 sq. ft.
6,000 sq. ft.
Min. Lot Width
60’
60’
Max. Lot Coverage
60%
60%; solar panels do not
count towards lot coverage
Parking Regulations
Article 1102
No parking stalls required for panels
for utility-scale solar development
except as required by Article 1102 for
offices and maintenance purposes
Article 902.9.1
All uses shall be conducted
within a completely enclosed
building except parking, loading,
unloading, or storage
Does not apply to solar panels
as they will not be within an
enclosed building
Screening (MCZO Articles
902.9.3.b & 902.9.3.c)
Solid masonry walls, not less
than 6’ in height adjacent to rural
or residential zoning and/or for
outdoor use of industrial nature.
Minimum chain link fencing at
min. 6’ (h) including 1’ barbed
wire topping. Gates shall be
allowed on the perimeter of
the project. Areas adjacent to
existing or future residential
development, slats will be
added to the
perimeter fence to provide
visual
screening.
Page | 5
Sandie Farm Rezone
Relationship to Surrounding Properties
Contiguous properties are zoned RU-43 and are currently vacant. However, there are
street alignments buffering the subject property from these other vacant rural properties.
Although the area is mostly zoned RU-43, the Palo Verde Nuclear Generating Plant is
approved under Special Use Permit (SUP) along with many other existing solar
generating facilities in the area (See Exhibit F: Approved SUP’s in Area). Large scale
solar CPA’s have also been approved such as Agave Solar to the northeast along Salome
Highway, where IND-2 zoning will also be located and required since the County no longer
allows SUP’s for solar.
North: Broadway Road and Salome Highway then zoned RU-43 – Vacant
South: Southern Avenue alignments then zoned RU-43 – Vacant
East: 363rd Avenue alignment then zoned RU-43 – Vacant then Palo Verde Nuclear
Power Generating Plant
West: 365th Avenue alignment then zoned RU-43 – Vacant
Location, Accessibility, and Circulation
As previously described, the site will have many options for future development access
as there are arterials and alignments surrounding the property. Salome Highway is
located adjacent to the property with the I-10 less than 5 miles to the north.
Public Utilities and Services
Water – Private Well
Wastewater – Septic System
Fire: Arizona Fire and Medical Authority (AFMA)
Police: Maricopa County Sheriff’s Office (MCSO)
Community Facilities
School District: Saddle Mountain Unified School District
Development Schedule
A Plan of Development (POD) for development of the property will be applied subsequent
to obtaining industrial zoning entitlement approval once specific land use(s) are
determined.
Page | 6
Sandie Farm Rezone
Conclusion
The requested rezone to IND-2 IUPD is justified given the nearby proximity to Palo Verde
Nuclear Plant and many other commercial solar facilities. Given this location, the Property
is not suitable for rural or large scale residential development. Access is ideal with the
site being located adjacent to Salome Hwy and other arterials for when development
occurs. We look forward to continuing to work with Maricopa County on this project,
please let us know if there are any additional questions.
Exhibit A: Existing Zoning
Exhibit B: Proposed Zoning
Exhibit C: Context Aerial
Exhibit D: Photos of PVNGS from Subject Site
Exhibit D: Photos of PVNGS from Subject Site (cont.)
Exhibit E: Photos of Transmission Lines from Subject Site
Exhibit E: Photos of Transmission Lines from Subject Site (cont.)
Exhibit F: Approved SUP’s in Area
Page | 1
Subdivision
Infrastructure
& Planning Program
301 W. Jefferson St.
Phoenix, AZ 85003
Subdi vi sio n@mari co pa.go v
esd.mar i co pa.go v
The Maricopa County Environmental Services Department (MCESD) has completed review
for the ZONE CHANGE WITH OVERLAY FROM RU-43 TO IND-2 FOR FUTURE EMPLOYMENT
LAND USES planning case(s). Please note the following MCESD requirements for site
development:
Drinking Water –
Per the Safe Drinking Water Act, any water system that supplies more than 25 people or 15
service connections per day for at least 60 days per year is classified as a Public Water
System (PWS).
•
A Public Water System application and a New Source Approval application are
required and must be submitted to the MCESD’s Drinking Water Program. A water
quality analysis report will be required with submittal and is good within one-year of
testing.
An Approval to Construct application is required to be submitted to the MCESD’s
Subdivision & Infrastructure Program for all water system infrastructure.
•
For questions, please contact the Subdivision and Infrastructure Program at (602)
506-1058 or email subdivision@maricopa.gov
For additional Drinking Water related questions, please contact the Drinking Water program
at (602) 506-6935 or by email at sdwquestions@maricopa.gov.
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.
Project Name: ZONE CHANGE WITH
OVERLAY FROM RU-43 TO IND-2 FOR
FUTURE EMPLOYMENT LAND USES
Primary Contact Name: BILL LALLY
Planning Application Type: Zone Change -
Major Amendment
APN(s): 506-42-019
Reviewer: Souren Naradikian, P.E.
Email: Souren.Naradikian@maricopa.gov
Phone: 602-372-2907
Planner Name: Joel Landis
Planning Case #: Z2023029
Date: March 16, 2023
Water and Waste Management Division
Page | 2
If conducting food service in unincorporated Maricopa, a grease trap will be required by
Onsite Wastewater program.
Projected flows between 3000 and 24,000 gallons per day require a 4.23 General Permit.
If the wastewater flow exceeds 24,000 gpd or if an activated sludge treatment process is to
be used, then a wastewater treatment plant may be required.
•
Additionally, an Individual Permit through the Arizona Department of
Environmental Quality (ADEQ) may be required.
•
Please contact the Water/Wastewater Treatment Program at (602) 372-2861 or
email treatmentplantprogram@maricopa.gov for additional information.
For Onsite Wastewater related questions, please contact the Onsite Program at (602) 506-
6666 or by email at septicquestions@maricopa.gov.
Environmental Health –
For any food service operations occurring on site, where food is offered, sold, or prepared
from a fixed/permanent location, requires submittal of a Permanent/Fixed Food
Establishment Permit application.
•
Additional information for permanent/fixed establishments can be found on the
Environmental Health webpage.
For Environmental Health related questions, please call (602) 506-6824.
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.
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 Z2023029 , 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.
Doug Jones, P.E., CFM
Planning & Development
301 W. Jefferson St., Suite 170
Phoenix, Arizona 85003
Phone: (602) 372-0790
www.maricopa.gov/planning
Email address:
Doug.Jones@maricopa.gov
Planning & Development
Engineering Plan Review
Date:
March 31, 2023
Memo To:
Darren Gerard, AICP, Planning Manager, Department of Planning &
Development
Attn:
Joel Landis, Planner, Planning & Development Services
cc:
Michael Norris P.E., Engineering Manager, Planning and Development
Bob Fedorka, PE, Engineering Supervisor, Planning & Development
From:
Doug Jones, PE, CFM, Plans Examiner Engineer, Planning &
Development
Subject:
Z2023029 – Sandie Farms Zone Change w/out POD RU-43 -> IND-2
APN(s):
506-42-019
Engineering Review has reviewed the first plan and report routed for review on
03/15/2023, for the subject application and has No Objections subject to the
following conditions:
1. Any new site improvements will require a Plan of Development and
Traffic Impact Study.
2. Broadway Road is classified as a principal arterial, and 65-feet
dedication in fee is required from the section line.
a. At this time only preservation is needed for this requirement and
can be requested as a design waiver through the narrative of
the next submittal.
3. A section line (363rd alignment) coincides with the eastern portion of
the parcel. At a minimum, Maricopa County Zoning Ordinance Section
1105 requires building setbacks to start from a future half-street right-
of-way of 55 feet.
4. A midsection line (Roeser Road alignment) coincides with the northern
boundary of APN 506-42-2021, and per Maricopa County Zoning
Ordinance Section 1105 requires building setbacks to start from a
future half street right-of-way of 40 feet.
a. Based on geographic constraints, this alignment is not needed
for a public roadway and can be requested as a design waiver
through the narrative of the next submittal.
Page 2 of 4
5. Any additional dedication and offsite improvements needed will be
determined by MCDOT Traffic and MCDOT Permits based on
submittal of a TIA/TIS.
6. Without the submittal of a plan of development, no development
approval will be inferred by the engineering review, including, but not
limited to 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.
7. Engineering review of planning and/or zoning cases is for conceptual
design only. All development and engineering design shall be in
conformance with Section 1205 of the Maricopa County Zoning
Ordinance; Drainage Policies and Standards; Floodplain Regulations for
Maricopa County; MCDOT Roadway Design Manual; and current
engineering policies, standards and best practices at the time of
application for construction.
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.
Please contact me with any questions.
Page 3 of 4
DRAINAGE PLAN REVIEW REFERENCES:
The Drainage Regulations are listed in Section 1205 of the MCZO:
https://www.maricopa.gov/documentcenter/view/272
Maricopa County Drainage Policies and Standards Manual:
https://www.maricopa.gov/DocumentCenter/Home/View/2369
For Additional Information See:
https://www.maricopa.gov/1635/Drainage-Review
FLOOD CONTROL DISTRICT OF MARICOPA COUNTY REFERENCES:
Floodplain Regulations for Maricopa County:
https://www.maricopa.gov/DocumentCenter/View/630
For Additional Information See:
https://www.maricopa.gov/3847/Flood-Control-District
PND TRANSPORTATION REFERENCES:
Residential Driveway Guidelines
https://www.maricopa.gov/documentcenter/view/362
Roadway Design Manual
http://www.mcdot.maricopa.gov/DocumentCenter/View/24883
Maricopa County Resolution for ROW Permits
https://www.maricopa.gov/documentcenter/view/364
For Additional Information See:
https://www.maricopa.gov/156/MCDOT
PND STORMWATER QUALITY (SWPPP) REFERENCES:
Storm Water Quality Management and Discharge Control Regulation
https://www.maricopa.gov/DocumentCenter/View/6577
Air Pollution Control Regulations Rule 310
https://www.maricopa.gov/DocumentCenter/View/5354
For Additional Information See:
https://www.maricopa.gov/3980/Water-Sewage-Stormwater-Waste
Page 4 of 4
Abbreviations Key:
Drainage:
DD =
Department Directive (See: http://www.maricopa.gov/1911/Department-
Directives)
MCZO =
Maricopa County Zoning Ordinance
DPSM =
Maricopa County Drainage Policies and Standards
SSA =
State Standard Attachment
DDMV1= Maricopa County Drainage Design Manual – Hydrology
DDMV2 = Maricopa County Drainage Design Manual – Hydraulics
Flood Control:
FRMC =
Floodplain Regulations for Maricopa County
PND Transportation:
RDM =
MCDOT Roadway Design Manual
RDG =
MCDOT Residential Design Guidelines
MSRP =
MCDOT Major Streets and Routes Plan
PND Storm Water:
SWMDCR=
Maricopa County Storm Water Quality Management and Discharge
Control Regulation
DDMV3= Maricopa County Drainage Design Manual – Erosion Control
APCR=
Maricopa County Air Pollution Control Regulations – Rule 310