09. Z2022176 PZ Report
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Z2022176
Page 1 of 10
Report to the Planning and Zoning Commission
Prepared by the Maricopa County Planning and Development Department
Case:
Z2022176 - Moreland
Hearing Date:
June 8, 2023
Supervisor District:
4
Applicant:
Jessica Sarkisian, Upfront Planning
Owner:
Michael Paddock
Request:
Zone change with overlay from Rural-43 to C-3 CUPD with a plan of
development for a digital billboard
Site Location:
Generally located at the NWC of 183rd Ave. and Moreland St. in the
Goodyear area
Site Size:
Approximately 1.12 acres
Density:
N/A
County Island:
Yes (City of Goodyear)
County Plan:
White Tank / Grand Avenue Area Plan - Industrial
Municipal Plan:
Goodyear – Neighborhood
Municipal Comments:
None received to date
Support/Opposition:
None known
Recommendation:
Approve with conditions
Z2022176
Page 2 of 10
Project Summary:
1.
The proposed zone change is to facilitate an outdoor remote-control car racetrack and a digital
billboard. The subject site has had an RC track on-site since about 2012 as an accessory
residential use. The proposal would formalize commercial uses on site and allow the RC track to
be used as part of an outdoor amusement operation facilitating competitive RC racing. The
proposed overlay is to limit uses to just those compatible with an on-site septic system for sewer
disposal. In addition, the applicant is requesting several deviations to zoning ordinance
requirements. Most notably, the applicant is requesting a reduction in the 150’ setback
requirement of a digital billboard from a residential use to allow the proposed billboard to be just
39.7’ from the adjacent property to the west. In addition, the applicant is requesting driveway and
parking surface material to be decomposed granite, and a reduction in screening requirements to
allow a chain link fence on the western and northern lot lines.
2.
Prior to the pursuit of commercial zoning on the subject property a building permit for roof
mounted solar, B202011214, was obtained for the existing residence on December 3, 2020. The
pre-application meeting for the proposed RC track was held on July 26, 2022. Following the pre-
application meeting the zone change application was formally submitted on September 23, 2022
and the technical advisory committee (TAC) meeting was held on November 1, 2022.
Zoning Map
Z2022176
Page 3 of 10
2023 Aerial
REGULATION
BASE ZONING
DISTRICT
REGULATIONS (C-3)
PROPOSED ZONING REGULATIONS
(C-3 CUPD)
Height
40’
40’
Min. Front Yard
10’
10’
Min. Side Yard
10’(abutting rural or
residential)
10’(abutting rural or residential)
Min. Rear Yard
25’ (abutting rural or
residential)
25’ (abutting rural or residential)
Min. Lot Area
6,000 sq. ft.
6,000 sq. ft.
Min. Lot Width
60’
60’
Max. Lot Coverage
60%
60%
Uses Permitted
All uses permitted in
the C-3 zoning district
Allowed uses: Billboards, Hobby
Shop, Medical or dental Laboratory,
Office, Plumbing Shop, Outdoor
Amusement, single family
residential, and Wireless
Communication Facilities
Z2022176
Page 4 of 10
Site screening
Solid 6’ wall
Chain link fence on north and east lot
lines
Digital Billboard
setback from
residential property
150’
39.7’
Driveway and Parking
Surface Material
Pavement
Decomposed Granite
Excerpt From Proposed Site Plan
3.
Above is a portion of the submitted POD. The POD is only for the proposed digital billboard at
this time. The location of the billboard is less than 300’ from the nearest freeway travel lane,
meeting requirements for a digital billboard. The proposed height of the billboard is 54’. As the
Z2022176
Page 5 of 10
freeway is elevated 6.3’ from the natural grade around the billboard the proposed height of 54’
complies with the maximum height of 54.3’ (48’ + 6.3’).
Detail of Freeway Grade
Existing On-Site and Adjacent Zoning / Land Use:
4.
On-site:
Rural – 43 / Single family residential
North:
Interstate 10 then I-1 (Goodyear) / construction yard
South:
Rural – 43 / Single family residential
East:
Rural – 43 / Single family residential
West:
Rural – 43 / Single family residential
Utilities and Services:
5.
Water:
Liberty Utilities
Wastewater:
On-site septic
School District:
Buckeye Union High School District
Fire:
Rural Metro
Police:
Maricopa County Sheriff’s Office
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
Perryville Rd.
55’
100’
Parkway
Z2022176
Page 6 of 10
Adopted Plans:
7.
Goodyear 2025 (adopted November 4, 2014): The Goodyear General Plan designates the future
land use on the subject site as “Neighborhoods” which is described as an area designated for
growth and development of a diverse range of housing products and associated neighborhood
uses.
8.
White Tank / Grand Ave Area Plan (adopted December 6, 2020): The Industrial Employment
Centers land use designation calls for the location of major employment centers to include
warehousing, distribution and general manufacturing.
Public Participation Summary:
9.
The applicant has gone well beyond the minimum requirement for public participation. In addition
to the required site posting and notification of property owners within 300’ of the subject site the
applicant held a neighborhood meeting on January 12, 2023. The applicant reported two
responses, one had no issues with outdoor commercial uses such as the RC track and the other
expressed interest in pursuing similar entitlement on their property and expressed no concern
over the proposal. Staff did have some concerns over the public participation as the proposal
eventually evolved to include a request for a setback reduction for a digital billboard to 39.7’ from
a residential property to the west. This request was introduced after the initial public outreach
was concluded. In response to staff concerns the applicant sent an additional mailer out which
explicitly mentioned the billboard setback request. As of writing of this report staff is unaware of
any additional feedback.
Outstanding Concerns from Reviewing Agencies:
10.
N/A.
Staff Analysis:
11.
The subject site is located in a unique area as it is within a platted residential subdivision but also
adjacent to an interstate and located in an area that is rapidly transitioning to commercial and
industrial uses. Due to the residential character of the surrounding parcels staff initially
recommended a special use permit (SUP) for the proposed outdoor racetrack on the property, a
sentiment that was repeated at both the pre-application meeting as well as the TAC. The
applicant wishes to include a billboard as part of the uses on the parcel, and as such would not
be able to move forward with a SUP for both the proposed racetrack and the billboard. The
applicant performed a robust citizen outreach campaign that has not yielded any negative
comment by neighbors of the subject site. In fact, one of the two respondents expressed interest
in similar entitlements throughout the area. Study of aerial photographs does seem to support
the idea that many of the property owners in the Quintana Estates subdivision (recorded plat MCR
144-01) are interested in a transition to commercial or industrial uses. Several properties appear
to have unentitled commercial uses such as outdoor storage, semi-trucks and trailers, and other
similar uses. Additionally, the subdivision is bisected by the LDN 65 noise contour associated
with Luke Air Force Base. While the subject site is not located within the MAAMF, the proximity
to the noise contour may indicate that a transition away from residential uses may be appropriate.
12.
Staff have some concerns about the introduction of commercial uses with sole access over local
residential streets. This specific concern is lessened by the fact that the proposed uses with the
Z2022176
Page 7 of 10
CUPD overlay are all low traffic in nature. Additionally, no new residential uses will be introduced
to the western half of the subdivision within the LDN 65 noise contour. This site is also unique in
that while it is accessed by local streets it is also immediately adjacent to the freeway to the north.
Location of LDN 65 Noise Contour
Location of Potential Commercial/Industrial Uses
Z2022176
Page 8 of 10
13.
Perhaps the biggest concern remaining with staff revolves around the request to reduce the
setback for a digital billboard to 39.7’ from a residential property. In response to staff concern
the applicant performed additional public outreach which included updated mailers. As of the
writing of this report no negative response has been generated. While staff still has some
reservation over the setback reduction the absence of negative comment is noteworthy. The
applicant is also requesting a reduction of screening requirements on the east and north property
lines to allow a chain link fence. Staff has no concern over this as Interstate 10 is to the north
and since the freeway is elevated about 7’ in this area a solid screen wall would provide little
screening. Similarly, the land to the east of the subject site is ADOT ROW that appears to be used
for drainage purposes. The subject parcel already has a 6’ masonry wall along the west property
line that provides screening to the west. The last request by the applicant is to allow driveway
and parking surface material to be decomposed granite where pavement (a minimum of asphalt
millings bound and compacted with a liquid emulsifier) is required. Staff has no concern over
this request as the proposed overlay limits the site to only a few low-traffic uses.
14.
Staff notes that the associated POD is only for the proposed digital billboard. Staff is concerned
about this as the basic components for the proposed RC track are already in place on site. Staff
worries that this might lead to commercial activity on the site without proper technical site plan
review or without necessary building permits for structures that were initially erected for
residential purposes without permit but now are to be used by the public for commercial
purposes. To ease this concern staff recommends conditions to require POD submittal for the
RC track as well as commercial permit submittal for the RC track operation.
Recommendation:
15.
Staff recommends the Commission adopt a motion recommending that the Board of Supervisors
approve Z2022176 subject to the following conditions ‘a’ – ‘h’:
a.
A plan of development is approved subject to site plan entitled “POD for Billboard”
consisting of 2 full-size sheets, dated April 13, 2023, and stamped received April 13, 2023.
The Plan of Development may be amended administratively under separate application as
long as the amendment complies with the established CUPD development standards as
approved by the Board of Supervisors. Staff may determine slight refinements to remain
in substantial conformance with the approved site plan. Minor and major amendments to
the site plan will be determined in accordance with Chapter 3 of the Maricopa County
Zoning Ordinance.
b.
Development of the site shall be in substantial conformance with the narrative report
entitled “Rezone with Overlay at Moreland RC Track”, consisting of 8 pages, dated April
13, 2023, and stamped received April 13, 2023, except as modified by the following
conditions.
c.
Application for an amendment to the plan of development to include the RC racetrack is
required within six months of BOS approval.
d.
All unpermitted structures associated with the RC Racetrack must obtain construction
permits.
e.
The following-3 CUPD standards shall apply:
Z2022176
Page 9 of 10
1. Sight Screening: Chain link fence east and north, 6’ block wall west and south
2. Digital Billboard setback to residential use: 39.7’
3. Parking surface material: decomposed granite
4. Allowed uses:
1. Billboards
2. Hobby shop
3. Medical or dental laboratory
4. Office
5. Wireless communication facility
6. Single family residential
7. Outdoor amusement
f.
The following Planning Engineering conditions shall apply:
1.
Engineering review of planning and/or zoning cases is for conceptual design only.
All development and engineering design shall be in conformance with Section
1205 of the Maricopa County Zoning Ordinance; drainage policies and standards;
Floodplain Regulations for Maricopa County; MCDOT Roadway Design Manual;
and current engineering policies, standards and best practices at the time of
application for construction.
2.
Based on the conceptual design nature of the information submitted, changes to
the site layout may be necessitated by the final engineering design of the site’s
drainage infrastructure.
3.
Detailed grading and drainage (site infrastructure) plans must be submitted with
the application for building permits
g.
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.
h.
The granting of this change in use of the property has been at the request of the applicant,
with the consent of the landowner. The granting of this approval allows the property to
enjoy uses in excess of those permitted by the zoning existing on the date of application,
subject to conditions. In the event of the failure to comply with any condition, the property
shall revert to the zoning that existed on the date of application. It is, therefore, stipulated
and agreed that either revocation due to the failure to comply with any conditions, does
not reduce any rights that existed on the date of application to use, divide, sell or possess
the property and that there would be no diminution in value of the property from the value
it held on the date of application due to such revocation of the zone change. The zone
change enhances the value of the property above its value as of the date the zone change
is granted and reverting to the prior zoning results in the same value of the property as if
the zone change had never been granted.
Z2022176
Page 10 of 10
Presented by:
Joseph Mueller, Planner
Reviewed by:
Matthew Holm, AICP, Planning Supervisor
Attachments:
Case Map (1 page)
Site Plan (reduced 8.5”x11”, 2 pages)
Narrative Report (8 pages)
MCESD comments (1 page)
DPR comments (3 pages)
LAFB Comment (2 pages)
ADOT Comment (2 Pages)
Enhanced Applicant outreach letter (2 pages)
MARICOPA COUNTY
/
Maricopa County Planning & Development - Phoenix, AZ
4
Gross Acres: 1.12 approx.
Generated October 5, 2022 11:08 AM
Z2022176
Application Name:
Legal Description
Moreland EDR
Applicant
Case Address
T01N R02W 3,
Jessica Sarkissian for Upfront Planning & Entitlements, LLC
Applicant Phone/Email
Parcel Primary:502-37-080
480.221.6150
jessica@upfrontplanning.com
Map scale 1:836
Supervisor District No.
REZONE WITH CUPD TO ALLOW EXISTING RC RACEWAY AND ASSOCIATED USES.
5.3585 in
I-10 PAPAGO FREEWAY
MORELAND STREET
183rd DRIVE
183rd AVENUE
Δ
Bowman Consulting Group Ltd
6751 North Sunset Blvd
Suite 325
Glendale, Arizona 85305
Phone: (480) 629-8830
www.bowman.com
© Bowman Consulting Group Ltd
PLAN OF DEVELOPMENT
18382 W. MORELAND STREET
GOODYEAR, ARIZONA
MARICOPA COUNTY
----
DD
DD
JC
1" = 40'
050635-0066
4/13/2023
POD01
1
2
VICINITY MAP
NOT TO SCALE
OWNER
PADDOCK MICHAEL ALLEN
18382 W. MORELAND STREET
GOODYEAR, ARIZONA 85326
DEVELOPER
BECKER BILLBOARD, LLC
4234 E. INDIAN SCHOOL ROAD
PHOENIX, ARIZONA 85018
PHONE:
(602) 312-7990
CONTACT: JOSEPH WHITE
EMAIL: jwhite@beckerboards.com
ENGINEER
BOWMAN CONSULTING
6751 N. SUNSET BLVD, SUITE 325
GLENDALE, AZ 85305
PHONE: (480) 629-8830
CONTACT: JOE CABLE
EMAIL:
jcable@bowman.com
Call at least two full working days
before you begin excavation.
Dial 8-1-1 or 1-800-STAKE-IT (782-5348)
In Maricopa County: (602) 263-1100
Arizona Blue Stake, Inc.
PLAN OF DEVELOPMENT
REQUEST FOR C-3 CUPD; POD FOR BILLBOARD
PORTION OF THE NORTHWEST QUARTER OF SECTION 3, TOWNSHIP 1 NORTH, RANGE 2 WEST OF
GILA AND SALT BASE AND MERIDIAN, MARICOPA COUNTY, ARIZONA
PARCEL DESCRIPTION RECORDED DOCUMENT 20210478623 MCR
LOT 60, OF QUINTANA ESTATES, ACCORDING TO THE PLAT OF RECORD IN THE OFFICE OF THE
COUNTY RECORDER OF MARICOPA COUNTY, ARIZONA, RECORDED IN BOOK 144 OF MAPS, PAGE 1;
SITE DATA
PARCEL ADDRESS
18382 W. MORELAND STREET
GOODYEAR, AZ 85338
ASSESSOR PARCEL NUMBER
502-37-080
GROSS AREA
53,502 sf
NET AREA
45,350 sf
EXISTING ZONING & LAND USE
RU-43, RESIDENTIAL
PROPOSED ZONING & LAND USE
C-3 CUPD; RC RACE TRACK, BILLBOARD
LOT COVERAGE
EXISTING RESIDENCE
1,788 sf
EXISTING SHED
340 sf
TOTAL
2,128 sf
PARKING
RC TRACK
2 SPACES
RC CONTROLLER PIT
1 SPACE
ADA PARKING
1 SPACE
TOTAL SPACES
4 SPACES
UTILITY COMMITMENT TABLE
WATER
LIBERTY UTILITIES
SEWER
NO PUBLIC SEWER SERVICE
ELECTRICITY
ARIZONA PUBLIC SERVICE (APS)
GAS
SOUTHWEST GAS CORPORATION
TELEPHONE
CENTURY LINK COMMUNICATIONS
POLICE
MARICOPA COUNTY SHERIFF'S OFFICE
FIRE
GOODYEAR FIRE DEPT. STATION #184
SCHOOL DISTRICT
BUCKEYE UNION #201
LIBERTY ELEMENTARY SCHOOL
LEGEND .
PROPERTY LINE
SECTION LINE
EASEMENT LINE
CENTER LINE
RIGHT OF WAY LINE
BRASS CAP IN HANDHOLE
REBAR AS NOTED
BRASS CAP AS NOTED
RIGHT OF WAY
PUBLIC UTILITY EASEMENT
BUILDING SETBACK LINE
BOOK AND PAGE
MARICOPA COUNTY RECORDER
SITE
CITRUS ROAD
PERRYVILLE ROAD
McDOWELL ROAD
ROOSEVELT STREET
VAN BUREN STREET
I-10 FREEWAY
3
LATHAM STREET
N. 183rd AVENUE
SECTION LOOKING WEST
NOT TO SCALE
COMMERCIAL UNIT PLAN OF DEVELOPMENT
REGULATION
BASE ZONING DISTRICT
REGULATIONS (RU-43)
PROPOSED ZONING DISTRICT
REGULATIONS (C-3 CUPD)
OFF-SITE SIGN HEIGHT
-
54'
OFF-SITE SIGN MAX SIZE
300 SF
672 SF
FRONT YARD SETBACK
25'
25'
REAR YARD SETBACK
25'
1'
SIDE YARD SETBACK
10'
10'
SETBACK TO RU-43 FOR ILLUMINATED
OFF-SITE SIGN
150'
39'
54'-0"
O.A.H.
SCALE:
1"=4'
Call at least two full working days
before you begin excavation.
Dial 8-1-1 or 1-800-STAKE-IT (782-5348)
In Maricopa County: (602) 263-1100
Arizona Blue Stake, Inc.
Bowman Consulting Group Ltd
6751 North Sunset Blvd
Suite 325
Glendale, Arizona 85305
Phone: (480) 629-8830
www.bowman.com
© Bowman Consulting Group Ltd
PLAN OF DEVELOPMENT
18382 W. MORELAND STREET
GOODYEAR, ARIZONA
MARICOPA COUNTY
1" = 4'
050635-0066
3/7/2023
POD02
2
2
SCALE:
1"=4'
Rezone Narrative
Maricopa County
1
CASE #Z2022176
NARRATIVE FOR
REZONE WITH OVERLAY
AT MORELAND RC TRACK
Submitted to:
Maricopa County Planning Department
301 West Jefferson St, Suite 170
Phoenix, AZ 85003
Prepared by:
Upfront Planning & Entitlements, LLC
Ph: (480) 221-6150
Email: Jessica@upfrontplanning.com
April 2023
Rezone Narrative
Maricopa County
2
1. REQUEST
Upfront Planning & Entitlements, LLC is pleased to submit for your consideration a rezone
application on approximately 1.12 gross acres located just south of the I‐10 and just north of
Roosevelt Street and in an unincorporated area of the County at 18382 W Moreland Street.
The property is located on the south side of the I‐10 and just west of 183rd Avenue and is identified
as Maricopa Assessor Parcel Number 502‐37‐080 (the “Property”). The Property is 1.12 acres
located within unincorporated Maricopa County (the “County”) and is zoned as RU‐43. The property
owner requests to rezone the parcel to C‐2 CUPD allowing for commercial uses for an RC Track and
slight deviations for site development standards.
2. BACKGROUND
The neighboring properties are county islands and zoned RU‐43 with an existing single‐family
subdivision called “Quintana Estates”. The property appears to have been purchased in 2015 with
the existing outdoor racetrack on site on place since 2022.
The Property is in proximity to Interstate 10 to the north with quick access to the Citrus Road
interchange. Most unincorporated parcels surrounding the site are zoned RU‐43 to conserve and
protect open land uses however just to the east of the parcel is a parcel zoned I‐2 – Light Industrial
in Avondale. The parcels within Goodyear north of the I‐10 are zoned I‐2 and C‐2 and have existing
industrial and commercial developments.
3. PROPOSAL
The property owner requests a rezoning from RU‐43 to C‐2 CUPD to allow the home owner to use
the land for commercial development associated with the racetrack and accessory uses while still
maintaining the single‐family home on site. The site has been utilized by the home owners as an RC
track without issues and neighbor complaints since 2002 and wishes to become compliant with
zoning requirements. The owner wishes to come into compliance with the required entitlements
for its use.
Rezone Narrative
Maricopa County
3
The RC (Remote Control) track operates only on weekends, Fridays through Sundays. However,
some week nights it may be used personally by the owner. Employees for the site also live on site.
Hours of operation are from 10:00 AM to 10:00 PM. RC events typically draw in up to 10 people
which will travel in the same 2‐3 cars. The site may have once a year a larger event for a
championship event with up to 20 participants staggered over time during the day.
The track is accessed via a gate on the eastern site of the property which also connects to an existing
22’ wide driveway for those also wish to drive up. There is an existing platform on site for the RC
drivers to stand to watch the cars and navigate the track. Additionally, course lighting is located
throughout the track directed downward onto the track for evening races. There are several large
trees located on the site which also further block light trespass onto adjacent properties and the
lighting is set away from property boundaries.
Perimeter chain link fencing is existing around the property and exists along the northern and
eastern freeway properties as well along the homes yard area. A sold 6’ CMU wall is existing along
the western side of the property and already blocks existing residential home to the west along
with existing mature landscaping and trees. Because the site is an existing use and there are more
intense ADOT properties to the north and east, the proposed project requests that these be allowed
to be maintained as chain link fencing in line with the surrounding uses as it has while operating
previously as an RC track facility.
There is a static downlit billboard proposed on the northwestern portion of the site which is directly
adjacent to the freeway and will also enable the site to further support itself and the RC operation
costs for improvements and maintenance moving forward with the Plan of Development and
updates. The illuminated billboard will be located 107’ from the nearest lane of freeway traffic and
be a 14’ x 48’ single post center mount V billboard. The illuminated billboard is requesting to be
located a minimum of 39’ away from the residential use as due to the freeway elevation and sight
visibility the billboard location was best placed on the western side of the site closer to the onramp
and to be visible utilizing the max height above grade of 48’ as you view the billboard from the east
side and the freeway begins to elevate again.
The track is maintained with a fine dirt for the RCs and is sprayed down with water to maintain a
smooth surface for the track and is maintained during the week. The access driveway to the RC
area is also comprised of dust control surface. Restroom facilities are located within the existing
house and an ADA restroom facility will be located onsite and reviewed during the Plan of
Development process. The Plan of Development for the RC track is not included as part of this
application and will be submitted at a later time for review.
Rezone Narrative
Maricopa County
4
4. RELATIONSHIP TO SURROUNDING PROPERTIES
Most parcels south of the site and north of W Roosevelt St are unincorporated county islands.
Parcels immediately north of I‐10 are unincorporated in Maricopa County zoned IND‐2 – Light
Industrial and C‐2 – Commercial providing a Landscaping Center and Vacant land up to McDowell
Rd. The parcels north of McDowell Road have been annexed into the City of Goodyear and zoned
AG ‐ Agricultural District as well as PAD – Planned Area Development as seen in Zoning Map 1.1.
The parcels immediately east of the site are unincorporated zoned RU‐43 and Vacant besides
Avondale Recovery zoned I‐1, while the parcels further west of Perryville Road have been annexed
into Buckeye and zoned BP for Business Park and are undeveloped. The properties south have been
annexed into the City of Goodyear and The City of Buckeye have been zoned for PAD ‐ Planned Area
Development and BP ‐ Business Park. The site is part of several County islands and the owner desires
to utilize his site for commercial uses. Interstate 10 freeway is above grade of this site and has a
minimum of a 6’3’ drop from the adjacent freeway to the site. Currently there is no freeway wall
adjacent to the site, only a chain‐link fence exists around the site.
Rezone Narrative
Maricopa County
5
The Comprehensive/ General Plan Land Use classifications, along with the existing zoning and uses
for the parcels adjacent to the Property, are listed in the table below:
Adjacent Land Uses
Direction
General Plan Land Use
Existing Zoning
Existing Use
North
Unincorporated
Maricopa County/
IND‐2
Light Industrial
East
Unincorporated
Maricopa County/
RU‐43
Rural Residential
South
Unincorporated
/Goodyear
Maricopa County/
RU‐43/ PAD
Rural Residential/ Vacant
West
Unincorporated
/Buckeye Business Park
County RU‐43/ City
of Buckeye BP
Rural Residential/ Vacant
The Maricopa County Zoning Map shows the site as Unincorporated.
Much of the surrounding area was annexed by the City of Goodyear with the planning focusing on
the industrial and business corridor depicted in the City of Goodyear’s General Plan. Goodyear’s
growth area map reflects those properties around this site are intended to be industrial, residential,
and business commercial. There is currently no immediate intent to annex the Property.
5. ZONING
The existing RU‐43 zoning district is being utilized with the existing single‐family residences near
the site. This project is proposing to rezone the site to C‐3 CUP Commercial to allow the owner to
continue to utilize their RC track comply with zoning regulations. The site is surrounded by Light
Industrial, Commercial, Rural Residential, Vacant and Business Parks making this a suitable site for
commercial uses with no negative impact on the surrounding community as even during the
neighborhood meeting, neighbors did not realize this use was ongoing.
Table 1 – Development Standards
Rezone Narrative
Maricopa County
6
Development Standards
C‐3 Development Standards
Proposed C‐3 Development
Standards
Front
Yard
–
Abutting
residential
25‐feet
25‐feet
Side
Yard
–
abutting
Residential
10‐feet
10‐feet
Rear Yard Setback adjacent to
Residential
25 feet
25 feet
Driveway surface material
Paved parking
Decomposed Granite
Parking Requirements
1 per 5,000 sq ft of outside
display area and 1 per 100 sq. ft
of outdoor seating area.
1 per 5,000 sq ft of outside
display area and 1 per 100 sq. ft
of outdoor seating area.
Mimimum residenital zoning
district/
residential
use
seperation
for
illuninated
bilboard
150’
39’
Site Enclosure and Screening –
whether abutting a Rural
zoning district or not
A solid wall, not less than six feet
in height shall be required along
and adjacent to any side or rear
property line abutting any rural
or residential zone boundary, or
any alley abutting such zone
boundary at the time of
development of the commercial
property. Further, any access
gates in said solid wall shall be
constructed of view‐obscuring
material to provide effective site
screening
A fence, not less than six feet in
height shall be required along
and adjacent to any side or rear
property line abutting any rural
or residential zone boundary, or
any alley abutting such zone
boundary at the time of
development of the commercial
property. Further, any access
gates in said solid wall shall be
constructed of view‐obscuring
material to provide effective site
screening
The fence deviation is requested to not require a solid fence into the property as the use is currently
shielded from the street by the existing residential home and as currently there is no solid fence
that exists adjacent to the freeway which is a more intense use. Additionally several mature large
trees exist along the western property with existing buildings further shielding the use from
adjacent residential to the west and there is ADOT property located adjacent to the east for I‐10
retention and access.
The parking material is requested to be deviated from as the site still operates as a primary house
with the owner and as such to keep in line with the surrounding community they propose
decomposed granite for the parking areas as it is also more in line the with adjacent County roads
with decomposed granite and will help maintain the house’s appearance from the road as a
residential noncommercial type use as the neighbors prefer as they had not noticed it being used
as an RC track while it was ongoing. Future ADA parking for the RC track will require paving.
6. PHASING
The applicant anticipates that development will occur as soon as the C‐3 CUPD zoning is approved.
Rezone Narrative
Maricopa County
7
7. PERMITTED USES
The permitted use list below is being requested to further restrict the commercial uses at
this location.
Use Description
Principally
Permitted
Not Permitted
Adult Oriented Facilities
X
Art metal and ornamental iron shops
X
Automobile laundries
X
Automobile repair shops and garages, including
outside vehicle display and storage
X
New and used, automobile and golf cart sales
and rentals
X
Bars, including retail sales of package goods for
X
Health spas and public gyms
X
Billboards per MCZO
X
Blueprint, photostat and reproduction (copy)
services
X
Boat sales, including outside display area and
storage.
X
Cabinet and carpenter shops
X
Catering establishments
X
Conservatories or studios: Art, dancing, music.
X
Drive‐in or drive‐thru restaurants and
refreshment stands
X
Electrical fixtures and appliance sales, repair
and service
X
Feed Stores with outside storage
X
Funeral homes, mortuaries and chapels
X
Furniture stores, new, used, finished or
unfinished
X
Gas (butane or propane), retail sales of
X
Hobby Shop
X
Hospitals
X
Hotels, motels, resorts
X
Laboratories, medical or dental
X
Farm animal (horse, cattle and other farm
animal) medical clinics and surgical hospitals
X
Liquor stores
X
Nurseries, flower and plant sales, provided all
incidental equipment and supplies including
fertilizer and empty cans
X
Rezone Narrative
Maricopa County
8
Office
X
Parking lots and public garages, vehicle storage
X
Pet shops, including boarding of cats and dogs
and other small animals
X
Plumbing shops
X
Radio Controlled (RC) Racetracks or similar
X
Recreation centers with Pool halls or billiards
X
Radio and television broadcasting stations and
studios
X
Rental services: household, lawn, garden,
sickroom or office equipment
X
Retail stores (not incl hobby shop)
X
Restaurants and cafes, including patios, cocktail
lounges and outside dining and drinking areas.
X
Single Family Residential
X
Taxidermists
X
Theaters, not drive‐in or adult oriented
X
Tinsmith shops
X
Trade schools
X
Upholstery shops
X
Veterinary hospitals, clinics and kennels for
dogs, cats and small animals.
X
Wireless Communication Facilities per MCZO
X
Accessory buildings and uses customarily
incidental to the above permitted uses
X
8. COMMUNITY FACILITY & SERVICES
The property is within the Goodyear Unified School District. This project is not anticipated to
generate any demand for the school district.
9. PUBLIC UTILITY & SERVICES
Sewer – The subject site currently utilizes a septic system onsite.
Water – Liberty Utilities.
Power – Arizona Public Service (APS) is the electricity provider for the area.
10. CONCLUSION
The proposed rezone application will allow the site to continue to be utilized with the existing RC
racetrack onsite and is consistent with the surrounding development in the area which has already
begun developing primarily industrial and business park uses in the surrounding vicinity.
Subdivision Infrastructure &
Planning Program
1001 N. Central Avenue #150
Phoenix, Arizona 85004
Phone: (602) 372-2907
Fax: (602) 506-5813
TDD 602 506 6704
Maricopa County
Environmental Services Department
Water & Waste Management Division
DATE:
October 13, 2022
TO :
Joseph Mueller, Planning & Development Dept.
Planner
FROM:
Souren Naradikian, P.E.
Senior Civil Engineer
SUBJECT:
REZONE WITH OVERLAY AT MORELAND RC TRACK. Z2022176
The Maricopa County Environmental Services Department (MCESD) has received
documentation for the Z2022176. Water and sewer will be provided by existing well
and existing septic system.
Plans for the sewer NOID (minor plan review) have to be submitted to
MCESD, under application and fee, for review and approval prior to any
construction permit approval.
Based on the above, MCESD raise no concern for this project to the Planning &
Development Department in Accela Automation on October 13, 2022.
It should be noted that this document does not approve the referenced project.
Comments are provided only as advisory to Maricopa County Planning and
Development Department to assist staff to prepare a staff report. 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 regulations in force at the time of application.
Page 1 of 3
Revised 3/1/23
Larry Morden, PE, LEED AP
Planning & Development
301 W. Jefferson St., Suite 170
Phoenix, Arizona 85003
Phone: (602) 372-0291
www.maricopa.gov/planning
Email address:
Larry.Morden@maricopa.gov
Planning & Development
Engineering Plan Review
Date:
April 25, 2023
Memo To: Darren Gerard, AICP, Planning Manager, Department of Planning &
Development
Attn:
Joseph Mueller, Planner, Planning & Development Services
From:
Larry Morden, P.E., LEED AP, Engineering Supervisor, Planning &
Development Services
cc:
Michael Norris, P.E., Engineering Manager, Planning & Development
Subject:
Z2022176 - Zone Change (to C-3 CUPD) with POD for Billboard
(E4 Memo)
Job Site Address: 18382 W Moreland St, Goodyear
APN(s):
502-37-080
Engineering Review has reviewed the 4th submittal plan and report for the subject
application and has no objections:
DRAINAGE PLAN REVIEW
1. OFFSITE HYDROLOGY
a. No comments.
2. ONSITE HYDROLOGY
b. No comments.
3. ONSITE RETENTION
c. No comments.
4. RETENTION DISPOSAL
d. No comments.
5. CROSS SECTIONS
a. No comments.
Page 2 of 3
6. FINISHED FLOORS (PADS)
a. No comments. No new habitable buildings are proposed.
7. TOPOGRAPHY
e. No comments.
8. FLOODPLAINS
a. No comments.
9. EROSION SETBACKS
a. No comments.
FLOOD CONTROL DISTRICT REVIEW
10. The site does not contain any regulated floodplains.
PND TRANSPORTATION PLAN REVIEW
11. No comments. Note: a Traffic Study/Statement is not required for the billboard
POD, but will be required (or must get waived) for the future RC track POD.
PND TRANSPORTATION PLAN REVIEW R/W INFORMATION
12. Moreland Street (non-MCDOT Jurisdiction)
a. Current Classification: Local
b. Future Classification: Local
c. Existing R/W:
25 Feet
d. Ultimate R/W:
25 Feet
STORM WATER QUALITY REVIEW/INFORMATION
13. The subject site is located within the County’s Urbanized Area. However, since
the area of disturbance will be less than one acre, a Storm Water Pollution
Prevention Permit (SWPPP) from the County is NOT required. This does NOT
preclude the requirement to obtain a Notice of Intent to Discharge (NOID) from
the State (ADEQ), as may be required.
Page 3 of 3
The following stipulations will apply:
1. Engineering review of planning and/or zoning cases is for conceptual design
only. All development and engineering design shall be in conformance with
Section 1205 of the Maricopa County Zoning Ordinance; Drainage Policies and
Standards; Floodplain Regulations for Maricopa County; MCDOT Roadway
Design Manual; and current engineering policies, standards and best practices
at the time of application for construction.
2. Based on the conceptual design nature of the information submitted, changes
to the site layout may be necessitated by the final engineering design of the
site’s drainage infrastructure.
3. Detailed Grading and Drainage (Site Infrastructure) Plans must be submitted
with the application for Building Permits
Please contact me with any questions.
DRAINAGE PLAN REVIEW REFERENCES:
The Drainage Regulations are listed in Section 1205 of the MCZO:
https://www.maricopa.gov/documentcenter/view/272
Maricopa County Drainage Policies and Standards Manual:
https://www.maricopa.gov/DocumentCenter/Home/View/2369
For Additional Information See:
https://www.maricopa.gov/1635/Drainage-Review
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
1
Joseph Mueller (PND)
From:
JAMES, MARK C GS-12 USAF AETC 56 FW/CVE <mark.james.14@us.af.mil>
Sent:
Monday, October 17, 2022 5:02 PM
To:
Joseph Mueller (PND)
Cc:
56 FW/CIT Community Initiative
Subject:
[WARNING: ATTACHMENT UNSCANNED]RE: Z2022176 - Moreland
Joseph,
Thank you for allowing Luke AFB to review the zone change request for the
Moreland property. After reviewing the request to operate a RC track on the
property, it is verified that there will not be a negative effect to Luke's
flying operations.
Respectfully,
Mark James
56th Fighter Wing, Community Initiatives Team
Luke AFB AZ 85309
Office: 623-856-9981
DSN: 896-9981
-----Original Message-----
From: Joseph Mueller (PND) <Joseph.Mueller@Maricopa.Gov>
Sent: Wednesday, October 5, 2022 9:02 AM
To: Joseph Mueller (PND) <Joseph.Mueller@Maricopa.Gov>
Cc: dhenning@westvalleyview.com; lmalloque@dot.state.az.us;
ken.nyman@azag.gov; Scott Wilken <swilken@azmag.gov>; Vern Wolfley
<VWolfley@azmag.gov>; redletter@azdot.gov; Jon Lacy <jon.lacy@bvfd.az.gov>;
56 FW/CIT Community Initiative <56FW.CIT.CommunityInitiative@us.af.mil>;
Mark.burdick@bvfd.az.gov; thogan@buckeyeaz.gov;
Alissa.magley@goodyearaz.gov; christopher.baker@goodyearaz.gov;
Katie.wilken@goodyearaz.gov; Eileen Baden (PRK) <Eileen.Baden@maricopa.gov>;
kcotner@azmag.gov; pe@azland.gov; bfenske@azdot.gov; jgarcia@azdot.gov;
dkrantz@citytocitycre.com; Frank McWilliams (MCSO)
<FrankMcWilliams@MCSO.maricopa.gov>
Subject: [Non-DoD Source] Z2022176 - Moreland
Good morning,
We have received the above proposal for a zone change with overlay from
Rural – 43 to C-2 CUPD over 1.12 Acres generally located east of the SEC of
I-10 and Perryville Rd in the Goodyear area. The subject property, APN
502-37-080 is lot 61 of the Quintana Estates subdivision. The applicant is
requesting the zone change to operate a RC track on the property. Please
note the requested zoning would also allow for the placement of billboards
on the property.
2
The Technical Advisory Committee meeting between staff and the applicant
will be held November 1, 2022. If you have any questions, comments, or
concerns o=ver the proposal please get them to me prior to that date so that
I may include them with initial staff comments.
Thank you!
Joseph Mueller
Planner
Maricopa County Planning And Development
602-506-7629
Joseph.Mueller@Maricopa.Gov <mailto:Joseph.Mueller@Maricopa.Gov>
1
Joseph Mueller (PND)
From:
Bernadette Martinez <bmartinez@azdot.gov>
Sent:
Friday, October 7, 2022 10:50 AM
To:
Joseph Mueller (PND); Peggy Fehlman
Subject:
MORELAND RC TRACK Z2022176 18382 W MORELAND ST
Attachments:
Z2022176 - APPL-FORM-1.PDF.pdf; Z2022176 - NARR-RPTS-1.PDF.pdf; Z2022176 -
SITE-PLAN-1.PDF.pdf
Thank you for the notification of the above-referenced proposed development.
ADOT is neutral on zoning matters. As such, ADOT has no comment. ADOT reserves comment until review of
the preliminary site plans and traffic impact analysis/statement (if required) for this project. Please notify
ADOT once the project is through zoning and moving forward.
ADOT traffic engineering may offer additional comments, it is recommended that the developer ascertain if a
traffic study or permit will be necessary.
Regional Traffic Engineer Contact - CentralRTE_Review@azdot.gov
Permit Encroachment Process Link - https://azdot.gov/business/permits/encroachment-permits
Permit Encroachment General Mailbox is: CentralPermit@azdot.gov
ADOT reserves the right to review any future plans, additions and/or changes to this development in regards
to any impact they may have on the State Highway System.
ADOT would like to remind the developer there is ADOT Right of Way in the area and they
must not encroach upon it without a permit. No work shall begin on ADOT right of way until
said permit is obtained.
We appreciate receiving the notice, and the opportunity to review and comment. I am happy to assist with
any other questions or concerns.
Bernadette Martinez
Right of Way Coordinator Assistant
Central District
2140 W. Hilton Ave, MD 700
Phoenix, AZ 85009
602.712.2086
To help
protect your
privacy,
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---------- Forwarded message ---------
From: Joseph Mueller (PND) <Joseph.Mueller@maricopa.gov>
Date: Wed, Oct 5, 2022 at 9:02 AM
Subject: Z2022176 - Moreland
To: Joseph Mueller (PND) <Joseph.Mueller@maricopa.gov>
Cc: dhenning@westvalleyview.com <dhenning@westvalleyview.com>, lmalloque@dot.state.az.us
2
<lmalloque@dot.state.az.us>, ken.nyman@azag.gov <ken.nyman@azag.gov>, Scott Wilken <swilken@azmag.gov>, Vern
Wolfley <VWolfley@azmag.gov>, redletter@azdot.gov <redletter@azdot.gov>, Jon Lacy <jon.lacy@bvfd.az.gov>, 56
FW/CIT Community Initiative <56fw.cit.communityinitiative@us.af.mil>, Mark.burdick@bvfd.az.gov
<mark.burdick@bvfd.az.gov>, thogan@buckeyeaz.gov <thogan@buckeyeaz.gov>, Alissa.magley@goodyearaz.gov
<Alissa.magley@goodyearaz.gov>, christopher.baker@goodyearaz.gov <christopher.baker@goodyearaz.gov>,
Katie.wilken@goodyearaz.gov <Katie.wilken@goodyearaz.gov>, Eileen Baden (PRK) <Eileen.Baden@maricopa.gov>,
kcotner@azmag.gov <kcotner@azmag.gov>, pe@azland.gov <pe@azland.gov>, bfenske@azdot.gov
<bfenske@azdot.gov>, jgarcia@azdot.gov <jgarcia@azdot.gov>, dkrantz@citytocitycre.com
<dkrantz@citytocitycre.com>, Frank McWilliams (MCSO) <FrankMcWilliams@mcso.maricopa.gov>
Good morning,
We have received the above proposal for a zone change with overlay from Rural – 43 to C-2 CUPD over 1.12 Acres
generally located east of the SEC of I-10 and Perryville Rd in the Goodyear area. The subject property, APN 502-37-080
is lot 61 of the Quintana Estates subdivision. The applicant is requesting the zone change to operate a RC track on the
property. Please note the requested zoning would also allow for the placement of billboards on the property.
The Technical Advisory Committee meeting between staff and the applicant will be held November 1, 2022. If you have
any questions, comments, or concerns o=ver the proposal please get them to me prior to that date so that I may include
them with initial staff comments.
Thank you!
Joseph Mueller
Planner
Maricopa County Planning And Development
602-506-7629
Joseph.Mueller@Maricopa.Gov
THIS IS NOT A NOTICE OF A PUBLIC HEARING WITH THE PLANNING AND ZONING
COMMISSION OR BOARD OF SUPERVISORS. YOU MAY RECEIVE SUCH A NOTICE AT A
FUTURE DATE WHEN THE APPLICATION IS SCHEDULED FOR HEARING.
NOTICE OF APPLICATION
Dear Neighbor,
A project is being proposed within your vicinity in Maricopa County at the site listed below. As
required by the County, this notice is being sent to you because a property listed in your name is
located within 300 feet of the site. This notice is being sent to you to inform you of this proposal and
to provide you with an opportunity to relay any questions, issues, or concerns regarding this
proposed project to the contact person listed below.
Case Number: Z2022176
Request: Requesting a rezone to C-2 CUPD to allow for restricted commercial uses and
deviations to the illuminated billboard separation to a residential use/ district, RC Track and
associated uses with a billboard.
Proposal: Rezone to allow for commercial outdoor use of an existing RC Race Track and billboard
adjacent to the Freeway.
Location: Located on the south side of the I-10 and just west of 183rd Avenue
Size: 1.12 acres
If you have any questions regarding this application please contact
Jessica Sarkissian at Jessica@UpfrontPlanning.com or by phone at: (480) 221-6150.
THIS IS NOT A NOTICE OF A PUBLIC HEARING WITH THE PLANNING AND ZONING
COMMISSION OR BOARD OF SUPERVISORS. YOU MAY RECEIVE SUCH A NOTICE AT A
FUTURE DATE WHEN THE APPLICATION IS SCHEDULED FOR HEARING.