04. CPA2022014_05. Z2021115 PZ Report
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MARICOPA COUNTY / Maricopa County Planning & Development - Phoenix, AZ 5 Gross Acres: 7.45 approx. Generated February 27, 2023 09:42 AM CPA2022014 Application Name: Legal Description Elliot Corner Commercial EDR Applicant Case Address , Kurt Waldier for Beus Gilbert McGroder PLLC 20401 W ELLIOT Rd Applicant Phone/Email Parcel Primary: 480.429.3061 kwaldier@beusgilbert.com BUCKEYE AZ 85326 Map scale 1:1,553 Supervisor District No. 400-52-956B COMPREHENSIVE PLAN AMENDMENT TO THE RAINBOW VALLEY AREA PLAN LAND USE MAP FROM LARGE LOT RESIDENTIAL TO COMMERCIAL/NEIGHBORHOOD RETAIL AT THE SOUTHWEST CORNER 5.3585 in MARICOPA COUNTY / Maricopa County Planning & Development - Phoenix, AZ 5 Gross Acres: 7.45 approx. Generated February 27, 2023 09:54 AM Z2021115 Application Name: Legal Description Elliot Corner Commercial EDR Applicant Case Address , Kurt Waldier for Beus Gilbert McGroder PLLC 20401 W ELLIOT Rd Applicant Phone/Email Parcel Primary:400-52-956B 480.429.3061 kwaldier@beusgilbert.com BUCKEYE AZ 85326 Map scale 1:1,553 Supervisor District No. ZONE CHANGE FOR APN 400-52-956B FROM R1-35 (SINGLE FAMILY RESIDENTIAL) ZONING TO C-2 (INTERMEDIATE COMMERCIAL) 5.3585 in Project Site Elliot Rd Narramore Rd Airport Rd Tuthill Rd W Elliot Rd S Tuthill Rd W Elliot Rd S Tuthill Rd 626’ 309’ 297’ 409’ 220’ 629’ Elliot Corner Commercial Land Use Exhibit Proposed Comprehensive Plan Amendment to the Rainbow Valley Area Plan Land Use Map Owner / Developer Elliot Corner LLC 3219 E Camelback Rd. Suite 839 Phoenix, AZ 85018 Representative / Authorized Agent Beus Gilbert McGroder PLLC 701 N 44th St Phoenix, AZ 85008 Legal Description THE NORTHEAST QUARTER OF THE NORTHEAST QUARTER OF THE NORTHEAST QUARTER OF SECTION 18, TOWNSHIP 1 SOUTH, RANGE 2 WEST OF THE GILA AND SALT RIVER BASE AND MERIDIAN, MARICOPA COUNTY, ARIZONA, EXCEPT THE NORTH 40 FEET THEREOF; AND EXCEPT THE EAST 40 FEET THEREOF; AND EXCEPT THAT PORTION OF THE NORTHEAST QUARTER OF THE NORTHEAST QUARTER OF THE NORTHEAST QUARTER OF SECTION 18, TOWNSHIP 1 SOUTH, RANGE 2 WEST OF THE GILA AND SALT RIVER BASE AND MERIDIAN, MARICOPA COUNTY, ARIZONA, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT A BRASS CAP STEM IN HANDHOLE MARKING THE NORTHEAST CORNER OF SAID SECTION 18, FROM WHICH A 3 INCH MARICOPA COUNTY DEPARTMENT OF TRANSPORTATION BRASS CAP IN HANDHOLE STAMPED 54707, 2017, MARKING THE EAST QUARTER CORNER OF SAID SECTION 18 BEARS SOUTH 01 DEGREE 16 MINUTES 42 SECONDS EAST 2,648.79 FEET; THENCE SOUTH 01 DEGREE 16 MINUTES 42 SECONDS EAST 662.20 FEET ALONG THE EAST LINE OF SAID NORTHEAST QUARTER TO THE SOUTH LINE OF SAID NORTHEAST QUARTER OF THE NORTHEAST QUARTER OF THE NORTHEAST QUARTER OF SECTION 18; THENCE SOUTH 89 DEGREES 53 MINUTES 25 SECONDS WEST 40.01 FEET ALONG SAID SOUTH LINE TO THE WEST LINE OF THE EAST 40.00 FEET OF SAID NORTHEAST QUARTER AND THE POINT OF BEGINNING; THENCE CONTINUING SOUTH 89 DEGREES 53 MINUTES 25 SECONDS WEST 322.06 FEET ALONG SAID SOUTH LINE; THENCE NORTH 01 DEGREE 16 MINUTES 42 SECONDS WEST 220.08 FEET; THENCE NORTH 89 DEGREES 53 MINUTES 25 SECONDS EAST 322.06 FEET TO SAID WEST LINE OF THE EAST 40 FEET OF SAID NORTHEAST QUARTER; THENCE SOUTH 01 DEGREE 16 MINUTES 42 SECONDS EAST 220.08 FEET ALONG SAID WEST LINE TO THE POINT OF BEGINNING; COMPRISING 7.306 ACRES OR 318,229 SQUARE FEET MORE OR LESS, SUBJECT TO ALL EASEMENTS OF RECORD. 0’ 100’ 200’ N Last updated: 11/15/2022 Scale: 1” = 100’ (approx.) VICINITY MAP Site Data Gross Parcel Acreage: 7.45 acres (324,525 square feet) APN Parcel #: 400-52-956B Existing Land Use Designation: Large Lot Residential Proposed Land Use Designation: Commercial Utilities Fire: Buckeye Valley Fire District Police: Maricopa County Sheriff Department Refuse: To Be Determined Water: Clearwater Utilities Sewer: On Site Septic System Electric: Arizona Public Service Rural Residential (0-1 du/acre) Large Lot Residential (1-2 du/acre) Commercial/Neighborhood Retail Project Site Elliot Rd Narramore Rd Airport Rd Tuthill Rd W Elliot Rd S Tuthill Rd W Elliot Rd S Tuthill Rd C1-CUPD C2-CUPD R1-35 RU-43 C1-CUPD C2-CUPD R1-35 RU-43 626’ 309’ 297’ 409’ 220’ 629’ Elliot Corner Zoning Exhibit Proposed Zone Change Owner / Developer Elliot Corner LLC 3219 E Camelback Rd. Suite 839 Phoenix, AZ 85018 Representative / Authorized Agent Beus Gilbert McGroder PLLC 701 N 44th St Phoenix, AZ 85008 Legal Description THE NORTHEAST QUARTER OF THE NORTHEAST QUARTER OF THE NORTHEAST QUARTER OF SECTION 18, TOWNSHIP 1 SOUTH, RANGE 2 WEST OF THE GILA AND SALT RIVER BASE AND MERIDIAN, MARICOPA COUNTY, ARIZONA, EXCEPT THE NORTH 40 FEET THEREOF; AND EXCEPT THE EAST 40 FEET THEREOF; AND EXCEPT THAT PORTION OF THE NORTHEAST QUARTER OF THE NORTHEAST QUARTER OF THE NORTHEAST QUARTER OF SECTION 18, TOWNSHIP 1 SOUTH, RANGE 2 WEST OF THE GILA AND SALT RIVER BASE AND MERIDIAN, MARICOPA COUNTY, ARIZONA, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT A BRASS CAP STEM IN HANDHOLE MARKING THE NORTHEAST CORNER OF SAID SECTION 18, FROM WHICH A 3 INCH MARICOPA COUNTY DEPARTMENT OF TRANSPORTATION BRASS CAP IN HANDHOLE STAMPED 54707, 2017, MARKING THE EAST QUARTER CORNER OF SAID SECTION 18 BEARS SOUTH 01 DEGREE 16 MINUTES 42 SECONDS EAST 2,648.79 FEET; THENCE SOUTH 01 DEGREE 16 MINUTES 42 SECONDS EAST 662.20 FEET ALONG THE EAST LINE OF SAID NORTHEAST QUARTER TO THE SOUTH LINE OF SAID NORTHEAST QUARTER OF THE NORTHEAST QUARTER OF THE NORTHEAST QUARTER OF SECTION 18; THENCE SOUTH 89 DEGREES 53 MINUTES 25 SECONDS WEST 40.01 FEET ALONG SAID SOUTH LINE TO THE WEST LINE OF THE EAST 40.00 FEET OF SAID NORTHEAST QUARTER AND THE POINT OF BEGINNING; THENCE CONTINUING SOUTH 89 DEGREES 53 MINUTES 25 SECONDS WEST 322.06 FEET ALONG SAID SOUTH LINE; THENCE NORTH 01 DEGREE 16 MINUTES 42 SECONDS WEST 220.08 FEET; THENCE NORTH 89 DEGREES 53 MINUTES 25 SECONDS EAST 322.06 FEET TO SAID WEST LINE OF THE EAST 40 FEET OF SAID NORTHEAST QUARTER; THENCE SOUTH 01 DEGREE 16 MINUTES 42 SECONDS EAST 220.08 FEET ALONG SAID WEST LINE TO THE POINT OF BEGINNING; COMPRISING 7.306 ACRES OR 318,229 SQUARE FEET MORE OR LESS, SUBJECT TO ALL EASEMENTS OF RECORD. 0’ 100’ 200’ N Last updated: 02/27/2023 Scale: 1” = 100’ (approx.) VICINITY MAP Site Data Gross Parcel Acreage: 7.45 acres (324,525 square feet) APN Parcel #: 400-52-956B Existing Zoning: R1-35 Proposed Zoning: C-1 CUPD Utilities Fire: Buckeye Valley Fire District Police: Maricopa County Sheriff Department Refuse: To Be Determined Water: Clearwater Utilities Sewer: On Site Septic System Electric: Arizona Public Service Project Narrative for Elliot Corner Commercial SWC Elliot Road and Tuthill Road Comprehensive Plan Amendment Request from Large Lot Residential to Commercial/Neighborhood Retail in the Rainbow Valley Area Plan CPA # CPA2022014 First Submittal: Revised: November 16, 2022 January 13, 2023 Submitted by: Beus Gilbert McGroder PLLC 701 N 44th St Phoenix, AZ 85008 480.429.3002 Contact: Paul Gilbert Page 2 Executive Summary This request is to amend the Rainbow Valley Area Plan land use map from Large Lot Residential (1-2 du/acre) to Commercial/Neighborhood Retail to allow commercial development. The site in subject consists of 7.45 acres located at the southwest corner of two arterial streets – Tuthill Road and Elliot Road – in unincorporated Maricopa County, APN #400-52-956B, and just south of the Gila River. This site is not located within a municipal planning area. The site in subject is within the Rainbow Valley Area Plan, which is adopted in the County’s Comprehensive Plan by reference. The property is currently designated Large Lot Residential, which is the densest residential category in the Area Plan. This request is to amend the land use map to Commercial/Neighborhood Retail. According to the Rainbow Valley Area Plan, the Commercial land use is intended to be rural in nature and does not require urban level services (page 25). The Rainbow Valley Area Plan specifically acknowledges future commercial nodes are feasible south of the Gila River based on local residents’ needs and at intersections of arterial streets, which is consistent with this request. The future commercial development will also be consistent with the Commercial Land Use Guidelines as outlined on page 26 of the Rainbow Valley Area Plan. Exhibit 1. Regional Location Page 3 The site is strategically located at the intersection of two arterial streets. Tuthill Road is the primary north-south spine through the Rainbow Valley Area Plan and is the only roadway in Rainbow Valley that crosses the Gila River into the City of Buckeye Municipal Planning Area. Similarly, Elliot Road is the main east-west throughfare connecting Rainbow Valley to the City of Goodyear and into the Estrella Mountain Ranch subdivision and beyond. There is no better location for commercial uses in the Rainbow Valley Area Plan than at the intersection of these two streets. This is exemplified in the fact the Rainbow Valley community already utilizes this land for commerce. Street vendors set up shop at this intersection on a regular basis, albeit without the property owner’s consent. The proposed amendment to the Rainbow Valley Area Plan will solidify these venders’ presence, allow for new commercial and retail services, and generate new employment opportunities and economic activity in the Rainbow Valley community. Exhibit 2. Site Aerial The Commercial/Neighborhood Retail land use designation is compatible with surrounding properties considering the presence of a Dollar General adjacent to this site, which was unanimously approved by Council in 2018 and has proven to be a major success. The land to the north and east of the site is vacant, undeveloped State Trust Land, but which is anticipated to be developed at some point in the future given the Arizona State Land Department’s mission. The rest of the surrounding land to the west and south is residential, which generates the demand and consumer base that will support future commercial uses at this site. In fact, this proposed commercial corner will be far more accessible and convenient to local residents than the sole commercial designation located north of the Gila River at the intersection of MC 85 and Jackrabbit Trail that is currently undeveloped agricultural land. Simply put, there is no better location in Rainbow Valley for future commercial uses than this strategic location at the intersection of Tuthill Road and Elliot Road and south of the Gila River in closer proximity and more accessible to the majority of Rainbow Valley residents. Page 4 Consistency with the Comprehensive Plan This property falls within the Rainbow Valley Area Plan, which is adopted in the County’s Comprehensive Plan by reference, and is designated Large Lot Residential (1-2 du/acre) on the Land Use Map, notably the densest residential category provided for in the Area Plan. It should also be noted that the Rainbow Valley Area Plan has not been amended or updated since 2003, nearly 20 years ago. The regional area has changed dramatically in the last 20 years, which is not reflected in the currently adopted Rainbow Valley Area Plan. The Rainbow Valley Area Plan, by its own admission, was only intended to plan 10 to 15 years out and was to be reexamined and updated periodically to reflect current conditions and changes. Nonetheless, this proposed amendment is consistent with the overall intent of the County’s Comprehensive Plan and Rainbow Valley Area Plan. The Rainbow Valley Area Plan states: “Additional commercial nodes south of the Gila River may be feasible in the future based on local residents’ needs. However, the commercial use would have to have direct access on an arterial street at a major intersection of arterials, should have a total building area of not more than 20,000 square feet, and should conform to the commercial land use guidelines listed below.” The proposed commercial property is located at a major intersection of two arterial streets – Tuthill Road and Elliot Road. Future commercial uses will maintain direct access from these arterial streets. The future commercial development will be compatible with the surrounding area and cater to the local community. In fact, there are no two other arterial roads in Rainbow Valley more appropriate for commercial uses. Both Tuthill Road and Elliot Road are the main thoroughfares through Rainbow Valley carrying the most traffic, providing this location to be ideal for future commercial development. There is also clear evidence that commercial uses are needed and desired by residents at this intersection, both given the success of the Dollar General located adjacent to this intersection and the presence of street vendors that utilize this land on a regular basis for commerce, albeit without the property owners consent, and which are supported and patronized by the Rainbow Valley community. This proposed amendment will support Goal ED-2 in the Rainbow Valley Area Plan: “Promote a growing, balanced, efficient, and diversified economy, consistent with available resources, that enhances quality employment opportunities, improves quality of life, and is sensitive to the natural and cultural environment.” The approval of this proposed amendment will provide for broader and more balanced commercial employment opportunities within Rainbow Valley and in closer proximity to the population. This land is an available resource for commercial uses and in an ideal location, exemplified by the presence of the local street venders utilizing the vacant land on a regular basis. This proposed amendment embraces the entrepreneurial culture that has occupied the land by the local community by allowing these businesses to solidify their presence in the Rainbow Valley community, improving the overall quality of life for these businesses, the employees, and the customers. Commercial uses at this location will also provide a mixed-use environment in the Rainbow Valley community, consistent with Objective ED1.2: Page 5 “In mixed use developments with densities greater than one dwelling unit per acre create a land use environment that generates a diversified economic base which fosters varied employment opportunities, and encourages business formation and expansion.” The site in subject is located at a key intersection of Tuthill Road and Elliot Road, both of which traverse across the Rainbow Valley community and provide connections to the broader regional area. It is also surrounded by the densest land use designation accounted for in the Rainbow Valley Area Plan (Large Lot Residential 1-2 du/acre). Commercial uses at the confluence of these arterial roads and south of the Gila River will support a mixed-use environment for the local residents in the Rainbow Valley community, and provide for a land use environment that generates a diversified economic base with new employment opportunities and commercial destinations in closer proximity than what currently exist north of the Gila River. There is no other location in the Rainbow Valley Area Plan where these conditions for mixed-use development exists. The only other commercial designation in the Rainbow Valley Area Plan is at the intersection of MC 85 and Jackrabbit Road, which is north of the Gila River and surrounded by agricultural uses and low-density land use designations – Rural Residential (0-1 du/acre) and Proposed Open Space/Rural Residential. Consistency with the El Rio Design Guidelines and Planning Standards The subject site is within the Waterman Wash Character Area of the El Rio Design Guidelines and Planning Standards. This Character Area, which stretches across the southern bank of the Gila River, is intended for low and very low density residential uses, but does not restrict commercial and retail uses. Future commercial development at this site will be consistent with the Waterman Wash Character Area design guidelines. Benefit to Community This proposed Comprehensive Plan Amendment to the Rainbow Valley Area Plan will greatly benefit the broader community. Allowing for commercial uses at the intersection of Tuthill Road and Elliot Road will provide the Rainbow Valley community a commercial destination south of the Gila River in closer proximity, more accessible, and more convenient location to their residences. The only other area currently designated for commercial uses in the Rainbow Valley Area Plan is at the intersection of MC 85 and Jackrabbit Trail, which is north of the Gila River and surrounded by agricultural uses rather than residential homes, and disconnected from the majority of Rainbow Valley Residences. This property, despite being the only commercial designation on the Rainbow Valley Area Plan Land Use Map for the past 20 years, has remained vacant and undeveloped. Thus, Rainbow Valley residents remain with no commercial services other than the Dollar General unanimously approved in 2018 adjacent to the site in subject at the southwest corner of Tuthill Road and Elliot Road. Both Tuthill and Elliot roads are key thoroughfares that span across the community and are the only two roads that connect the majority of Rainbow Valley residents to the broader regional area, including the City of Buckeye and the City of Goodyear. Tuthill Road is the only north-south corridor that spans the Gila River, and Elliot Road is the only east-west corridor between Rainbow Valley and the City of Goodyear and past the Estrella Mountain Range. Thus, most Rainbow Valley residence will pass this intersection on a daily basis. Additionally, there are no other commercial opportunities south of the Gila Page 6 River. Providing commercial destinations at this strategic intersection of arterial roads will provide a more local, accessible, and convenient commercial experience for Rainbow Valley residence. Additionally, it should be recognized that the Rainbow Valley community already utilizes this land for commerce. Street vendors set up shop at this intersection on a regular basis, albeit without the property owner’s consent. However, this exemplifies the need and desire for more convenient commercial services in the Rainbow Valley community, south of the Gila River in closer proximity and more accessible to Rainbow Valley residents. The proposed amendment to the Rainbow Valley Area Plan will solidify these venders’ presence, allow for new commercial and retail services, and generate new employment opportunities and economic activity in the Rainbow Valley community. Future commercial development on this property will extend potable water infrastructure in the community from Clearwater Utilities just a short distance away. Wastewater will be serviced via septic systems until such infrastructure is extended to and available in the Rainbow Valley community. Future commercial uses at this location are expected to serve and draw from the demand in the Rainbow Valley community and the existing traffic along both Tuthill Road and Elliot Road. For this reason, any future traffic impacts will be minimal and will be mitigated by the completion of all requisite roadway improvements needed to support the proposed uses, which will also benefit the overall Rainbow Valley community. Lastly, the Gila River, located approximately a quarter mile north of the subject site, is recognized as an important recreational asset for Rainbow Valley area residents, providing recreational opportunities for horseback riding, hiking, and all-terrain vehicle (ATV) riding, and that should be preserved. However, the Rainbow Valley Area Plan, as well as local residents in the community, raises the concern about off-road and on-road use of ATVs, and the increased dust, noise, and safety problems in residential areas that the use of ATVs on desert land can cause. The development of the subject site will eliminate the ability for ATVs to utilize the property for off-roading activity adjacent to residential homes, further encouraging such off-roading activity to occur farther north along the Gila River Corridor and away from the residential areas as encouraged by the Rainbow Valley Area Plan. Page 7 Conclusion Simply put, there is no better location for commercial uses in the Rainbow Valley Area Plan than at this proposed location at the intersection of Tuthill Road and Elliot Road. Future commercial uses at this site will improve the quality of life for residents by providing more convenient and accessible retail services to the community. Project Narrative for Elliot Corner Commercial SWC Elliot Road and Tuthill Road Zone Change Request from R1-35 to C-1 CUPD Zone Change # Z2021115 First Submittal: Revised: Revised: Revised: September 9, 2021 November 15, 2021 November 16, 2022 January 13, 2023 Submitted by: Beus Gilbert McGroder PLLC 701 N 44th St Phoenix, AZ 85008 480.429.3002 Contact: Paul Gilbert Page 2 Purpose of Request The purpose this request is to rezone the 7.45-acre property at the southwest corner of Tuthill Road and Elliot Road (APN #400-52-956B) from R1-35 Single Family Residential to C-1 Commercial Unit Plan of Development (CUPD) to allow future commercial development on the site. Description of Proposal This request, in combination with a Comprehensive Plan Amendment (CPA) to amend the Rainbow Valley Area Plan land use map from Large Lot Residential (1-2 du/acre) to Commercial/Neighborhood Retail, will allow future commercial uses and retail services on the subject property that will serve the Rainbow Valley community. The CUPD overlay is proposed to limit future commercial uses to those compatible with septic systems, until such time that a sewer system is available on site. It should be recognized that, although the site is currently vacant and undeveloped, the Rainbow Valley community already utilizes this land for commerce. Street vendors set up shop at this intersection on a regular basis, albeit without the property owner’s consent. This zone change with overlay and CPA request will allow for new commercial and retail services and generate new employment opportunities and economic activity in the Rainbow Valley community serving Rainbow Valley residents. There is no better and more appropriate location for commercial uses in the Rainbow Valley Area Plan than at this proposed location at the intersection of Tuthill Road and Elliot Road. This is exemplified by not only the presence of the street vendors utilizing the land on a regular basis, but also the success of the Dollar General adjacent to this site. Both Tuthill and Elliot roads are key thoroughfares that span across the community and are the only two roads that connect the majority of Rainbow Valley residents to the broader regional area, including the City of Buckeye and the City of Goodyear. Tuthill Road is the only north-south corridor that spans the Gila River, and Elliot Road is the only east-west corridor between Rainbow Valley and the City of Goodyear and past the Estrella Mountain Range. Thus, most Rainbow Valley residence will pass this intersection on a daily basis. Additionally, there are no other commercial opportunities south of the Gila River. Providing commercial destinations at this strategic intersection of arterial roads will provide a more local, accessible, and convenient commercial experience for Rainbow Valley residence. Page 3 Relationship to Surrounding Properties On-site: R1-35 / vacant North: Elliot Road, then RU-43 / undeveloped State Trust Land South: C-2 and R1-35 / Dollar General and single-family residential East: Tuthill Road, then RU-43 / undeveloped State Trust Land West: R1-35 / single-family residential The approval of this zone change will allow commercial uses on the site, providing more convenient and accessible retail services and allowing the existing street vendors parking and operating on the land an opportunity to officially establish a presence in the Rainbow Valley community. Future commercial development will provide landscaping and a CMU wall between the commercial uses and adjacent residential homes to the south and west to establish a buffer and mitigate any potential adverse impacts. The Gila River is also located approximately a quarter mile north of the subject site, which is recognized as an important recreational asset for Rainbow Valley area residents, providing recreational opportunities for horseback riding, hiking, and all-terrain vehicle (ATV) riding, and that should be preserved. However, the Rainbow Valley Area Plan also raises concerns about off-road and on-road use of ATVs, and the increased dust, noise, and safety problems in residential areas that the use of ATVs on desert land can cause. The development of the subject site will eliminate the ability for ATVs to utilize the property for off-roading activity adjacent to residential homes, further encouraging such off-roading activity to occur farther north along the Gila River Corridor and away from the residential areas as encouraged by the Rainbow Valley Area Plan. Location, Accessibility, and Circulation The subject site will be directly accessed from both Tuthill Road and Elliot Road, both of which are designated arterial roadways consistent with the Rainbow Valley Area Plan. There is also potential for a future cross-access agreement with the Dollar General, which currently maintains ingress and egress on Tuthill Road, just south of the subject site. Public Utilities Water: Clearwater Utilities Sewer: Septic Fire: Buckeye Valley Fire District Police: Maricopa County Sheriff’s Office Power: Arizona Public Service Solid Waste: To Be Determined Page 4 Development Standards The development standards for this proposed project will comply with all requirements in the C-1 Zoning District as shown in Table 1 and with the exceptions noted below: Prohibited Uses: The following uses shall be prohibited until such time a sewer system is available on site: • Adult-oriented businesses • Day nurseries / Daycare • Liquor stores • Private clubs and fraternal organizations • Schools • Residential lots less than 35,000 square feet • Restaurants, bars, and cafes Community Facilities and Services The property is within the Liberty School District #25 and Buckeye Union High School District #201. The closest school to the site is Rainbow Valley Elementary School located approximately 1.5 miles southeast along Narramore Road. This project will have a negligible effect on the local school districts as it will rezone 7.45 acres of land zoned R1-35, which could support only 9 dwelling units, to C-1 CUPD for commercial development. There are no other community facilities or services in the vicinity. Consistency with the Comprehensive Plan The site in subject falls within the Rainbow Valley Area Plan, which is adopted in the County’s Comprehensive Plan by reference, and is designated Large Lot Residential (1-2 du/acre) on the Land Use Map, notably the densest residential category provided for in the Area Plan. It should also be noted that the Rainbow Valley Area Plan has not been amended or updated since 2003, nearly 20 years ago. The regional area has changed dramatically in the last 20 years, which is not reflected in the currently adopted Rainbow Valley Area Plan. The Rainbow Valley Area Plan, by its own admission, was only intended to plan 10 to 15 years out and was to be reexamined and updated periodically to reflect current conditions and changes. Nonetheless, this proposed zone change with overlay is consistent with the overall intent of the County’s Comprehensive Plan and Rainbow Valley Area Plan. The Rainbow Valley Area Plan acknowledges future commercial nodes are feasible south of the Gila River based on local residents’ needs and at intersections of arterial streets, which is consistent with this request. It is undisputable that commercial uses are needed and desired by local residents given the success of the Dollar General and the continued presence of the street vendors at this intersection. Page 5 Consistency with the El Rio Design Guidelines and Planning Standards The subject site is within the Waterman Wash Character Area of the El Rio Design Guidelines and Planning Standards. This Character Area, which stretches across the southern bank of the Gila River, is intended for low and very low density residential uses, but does not restrict commercial and retail uses. Future commercial development at this site will be consistent with the Waterman Wash Character Area design guidelines. Conclusion There is clear demand from the Rainbow Valley community for commercial uses south of the Gila River and at the intersection of Tuthill Road and Elliot Road. This proposed zone change with overlay to C-1 CUPD will greatly improve the quality of life for Rainbow Valley residents by providing more convenient and accessible retail services to the community. Robert Fedorka, P.E. Planning & Development 301 W. Jefferson St., Suite 170 Phoenix, Arizona 85003 Phone: (602) 506-7151 www.maricopa.gov/planning Email address: Bob.Fedorka@Maricopa.gov Maricopa County Planning & Development Department Engineering Plan Review Date: November 30, 2022 Memo To: Darren Gerard, AICP, Planning Manager, Department of Planning & Development Attn: Joseph Mueller, Planner, Planning & Development Services From: Robert Fedorka, P.E., Engineering Supervisor, Planning & Development Services cc: Michael Norris, P.E., Engineering Manager, Planning & Development Subject: Z2021115 Zone Change for Elliot Corner Commercial Without a Plan of Development (E2 Memo) Job Site Address: Southwest Corner of Elliot & Tuthill Roads APN(s): 400-52-956B This application is to specify zoning for future development areas and does not include a Plan of Development. PND engineering plan review (DPR, FCD and PND Transportation) has reviewed the 3rd submittal of the Zone Change application routed for review on November 17, 2022, and has no objections subject to the following conditions: 1. Without the submittal of a precise plan of development, no development approval is inferred by this review, including, but not limited to drainage design, access and roadway alignments. These items will be addressed as development plans progress and are submitted to the County for further review and/or entitlement. 2. Any development must ensure that historic drainage patterns are maintained at the up and downstream limits of development. 3. A traffic impact study must be submitted with any future entitlement application (i.e. plan of development) to identify the need for any offsite road/right-of-way improvements. 4. Dedication of right-of-way for arterial (65’) alignments (Elliot Road and Tuthill Road) may be required as part of future entitlement application(s). 5. All development and engineering design shall be in conformance with Section 1205 of the Maricopa County Zoning Ordinance; Drainage Policies and Standards; Floodplain Regulations for Maricopa County; MCDOT Roadway Design Manual; and current engineering policies, standards and best practices at the time of application for construction. Please contact me if you have any questions or require any additional information. Page | 1 Maricopa County Environmental Services Department Water and Waste Management The Maricopa County Environmental Services Department (MCESD) has completed review for the Elliot Corner Commercial R1-35 to C-1 CUPD planning case(s). Please note the following MCESD requirements for site development: Onsite Wastewater – A Notice of Intent to Discharge application for an onsite wastewater treatment (septic) system is required for any construction. Application must be submitted to the MCESD Onsite Wastewater Program. • Wastewater is not permitted to discharge to an adjacent parcel’s septic system. Projected flows between 3000 and 24,000 gallons per day require a 4.23 General Permit. For Onsite Wastewater related questions, please contact the Onsite Program at (602) 506-6666 or by email at septicquestions@mariopa.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. A will serve letter issued by the Utility is required and must be submitted to MCESD’s Subdivision & Infrastructure Program if the site/development will be provided with water and/or reclaimed water by a Utility. A capacity assurance letter issued by the Utility is required to MCESD’s Subdivision & Infrastructure Program if the site/development wastewater service is being provided by a Utility. Project Name: Elliot Corner Commercial R1- 35 to C-1 CUPD Primary Contact Name: Paul Gilbert Planning Application Type: Zone Change APN(s): 400-52-956B) Reviewer: Souren Naradikian, P.E. Email: Souren.Naradikian@maricopa.gov Phone: 602-372-2907 Planner Name: Joseph Mueller Planning Case #: Z2021115 Date: November 17, 2022 Subdivision Infrastructure & Planning Program 301 W. Jefferson St. Phoenix, AZ 85003 Subdivision@maricopa.gov esd.maricopa.gov Page | 2 Maricopa County Environmental Services Department Water and Waste Management 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 Z2021115, however these items must be addressed with the development of the site. Environmental Services does not require additional review of this case. *It should be noted that this document does not approve the referenced project. Comments are provided for the benefit of the applicant for MCESD permit requirements and as an advisory to Maricopa County Planning and Development Department. Other Maricopa County agencies may have additional requirements. Final review and approval will be made through Planning and Development Department procedures. Applicant may need to submit separate applications to the Maricopa County Environmental Services Department for approval of proposed facilities regulated by the Department. Review of any such application will be based on current regulations at the time of application. Page | 1 Maricopa County Environmental Services Department Water and Waste Management The Maricopa County Environmental Services Department (MCESD) has completed review for the Elliot Corner Commercial planning case(s). Please note the following MCESD requirements for site development: Onsite Wastewater – A Notice of Intent to Discharge application for an onsite wastewater treatment (septic) system is required for any construction. Application must be submitted to the MCESD Onsite Wastewater Program. • Wastewater is not permitted to discharge to an adjacent parcel’s septic system. 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. For Onsite Wastewater related questions, please contact the Onsite Program at (602) 506-6666 or by email at septicquestions@mariopa.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. A will serve letter issued by the Utility is required and must be submitted to MCESD’s Subdivision & Infrastructure Program if the site/development will be provided with water and/or reclaimed water by a Utility. A capacity assurance letter issued by the Utility is required to MCESD’s Project Name: Elliot Corner Commercial Primary Contact Name: Patrick J. McGroder Ill Planning Application Type: Comprehensive Plan Amendment APN(s): 400-52-956B Reviewer: Souren Naradikian, P.E. Email: Souren.Naradikian@maricopa.gov Phone: 602-372-2907 Planner Name: Joseph Mueller Planning Case #: CPA2022014 Date: November 21, 2022 Subdivision Infrastructure & Planning Program 301 W. Jefferson St. Phoenix, AZ 85003 Subdivision@maricopa.gov esd.maricopa.gov Page | 2 Maricopa County Environmental Services Department Water and Waste Management Subdivision & Infrastructure Program if the site/development wastewater service is being provided by a Utility. For subdivision related questions, please contact the Subdivision and Infrastructure Program at (602) 506-1058 or email subdivision@maricopa.gov. Additional Notes – Environmental Services does not require these items for condition of approval of CPA2022014, 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. From: clwater1@aol.com To: Paul E. Gilbert Subject: Re: SWC Elliot Road and South Tuthill Road Date: Tuesday, January 11, 2022 11:23:04 AM Paul, Clearwater Utilities Co, Inc. will provide water to this property located at the southwest corner of Elliot Rd and S Tuthill Rd. Located in Rainbow Valley. Please call or email with any questions. Thank You Jamaine Berry Owner/President Clearwater Utilities Co, Inc. 623-386-4096 -----Original Message----- From: Paul E. Gilbert <pgilbert@beusgilbert.com> To: Jamaine Berry <clwater1@aol.com>; Berry.water9@gmail.com <Berry.water9@gmail.com> Cc: Pat McGroder III <p3@beusgilbert.com>; Kurt Waldier <kwaldier@beusgilbert.com> Sent: Fri, Dec 17, 2021 4:29 pm Subject: SWC Elliot Road and South Tuthill Road Jamaine: I represent the owners of the property located at the southwest corner of Elliot Rd and S Tuthill Rd. I am providing a copy of their proposed site plan. We are currently processing a rezoning case for the property. I also handled the rezoning for the Dollar General Store, which is located in the immediate corner of the property. It is my understanding that Clearwater Utilities Company is providing water to the Dollar Store. My clients would be interested in having Clearwater Utilities Company serve water to their project as well. Accordingly, I would appreciate you contacting me at your earliest convenience to discuss what is necessary to bring water from your company to this project. I still have fond memories of working with you on expanding your CCNN to bring water to my other client’s property. Looking forward to hearing from you, Jamaine. Paul Paul E. Gilbert BEUS GILBERT MCGRODER PLLC 701 North 44th Street | Phoenix, AZ 85008 Direct: 480.429.3002 | Main: 480.429.3000 | Fax: 480.429.3100 Email: PGilbert@beusgilbert.com Assistant: Jeanette Williams | 480.429.3102 | JWilliams@beusgilbert.com This message may contain confidential and privileged information. If it has been sent to you in error, please reply to advise the sender of the error and then immediately delete this message. 1 Joseph Mueller (PND) From: Karina Valencia Rios <vkarina95@yahoo.com> Sent: Tuesday, September 28, 2021 11:07 AM To: Joseph Mueller (PND) Subject: Z2021115 - Elliot corner commercial Hello, my name is Karina. I am interested in the rezoning of this corner. Can you include me in any future updates please? I am interested in potentially placing my business on this corner - if approved. Thank you :) 1 Joseph Mueller (PND) From: Cindy E <jceliz1995@gmail.com> Sent: Friday, January 28, 2022 7:53 PM To: Joseph Mueller (PND) Subject: Rainbow Valley Mr. Mueller, I have lived in Rainbow Valley for over 20 years. When we moved here, the closest grocery store was 15 miles away. I knew and planned. We have enjoyed rural life. We do not want or need business out here. people need to learn to plan and make due instead of putting stores in here. Please do all you can to maintain the rural nature of our community. Cynthia Elizondo 1 Joseph Mueller (PND) From: Dawn Moser <dwn_moser@yahoo.com> Sent: Friday, January 28, 2022 8:20 PM To: Joseph Mueller (PND) Subject: Rezoning in Rainbow Valley Mr. Mueller, the rezoning of the SW corner of Tuthill Rd. and Elliot Rd. from R1-35 to C-2 will be a disaster. Our community lost the fight to stop Dollar General from being built. Since the opening of Dollar General there have been numerous accidents, increased traffic and increased crime in this area. Please don’t allow this zoning change to the aforementioned corner. Our community enjoys the rural life and the planned zoning change will bring more grief than good. The roads in Rainbow Valley are narrow and there are no sidewalks. Increased foot traffic along these rural roads with be dangerous. Rethink this change, please. Dawn-Leigh Moser 11207 S 203rd Lane Buckeye, Az 85326 602-989-3115 Sent from Yahoo Mail for iPhone 1 Joseph Mueller (PND) From: Dee Finger-Nassoiy <deescoobydoo@msn.com> Sent: Tuesday, February 1, 2022 10:15 PM To: Joseph Mueller (PND) Cc: Darren V. Gérard (PND) Subject: Rezoning APN 400-52-956B To Whom it may Concern; I am opposed to the rezoning APN 400-52-956B on the corner of S Tuthill and W Elliot Rd and any commercial businesses going in on that corner. I am definitely opposed to the proposed C-2 zoning where anything could be put in on the corner. I moved out here to Rainbow Valley for the rural living to get away from the city. I am close enough from the convenience of Estella Mountain Ranch for anything I need. It is bad enough that we only have 2 ways into Rainbow Valley. Traffic since the Dollar General went in is bad enough. Now add the proposed half a dozen business, traffic will be horrific! Plus we only have a 2 lane bridge and traffic gets backed up now to the bridge. I am assuming traffic lights will have to be put in as well. There goes rural living! I no longer feel safe riding my horses down Tuthill since the Dollar General went in with the addition traffic. It used to be such a nice horse ride down to the river bottom. With the proposed business and traffic, it will be just a distant memory. So sad! What about the septic system that would have to be put in being so close to the river. Is that even safe? What about the additional water that the additional business would be using. Our water table is already low. How would that affect our water supply? Then one of my issues is the lighting. All the parking lot lights will ruin our nice black Starlite sky!!! The one thing I enjoy out here in Rainbow is how many stars we see because it is so dark out here. It is so beautiful! Now we will have lights that will wash out our stars. This is just wrong for our community. We vote NO on the rezoning!!! Chip and Dee Nassoiy 1 Joseph Mueller (PND) From: Diane Chaplin <dianec6@msn.com> Sent: Tuesday, July 12, 2022 10:05 AM To: Joseph Mueller (PND) Subject: FW: Rezoning the Southwest corner of Elliot Rd and Tuthill Rd from R1-35 to C-2 Hello Mr. Mueller, To add to the chaos, we now have various large trucks (and current residence of the area) driving on Tuthill, whereas, many do not come to a complete stop at the 4 way intersection near Dollar General on the one lane two-way street. One hundred and forty some homes are to be built in this area and we do not have adequate space for large roads unless the homes are to be less than ten feet apart. (Similar to the grey houses located on Estrella near Culver’s it looks like one could not run a regular size lawn mower between the home and wall). I realize change is necessary and inevitable, however, I do not believe it has been well planned nor is this area prepped for all the growth. Seems as though the “cart is before the horse” and without real life/strategic planning. This is not to ridicule but to request a more manageable outcome within our community. Thank you for reviewing my additional email. Sent from Mail for Windows From: Joseph Mueller (PND) Sent: Monday, January 31, 2022 6:45 PM To: Diane Chaplin Subject: RE: Rezoning the Southwest corner of Elliot Rd and Tuthill Rd from R1-35 to C-2 Good evening Diane, Thank you for taking the time to express your concerns with the proposed zone change. I have documented your email and it will be included in the case report. Kind Regards, Joseph Mueller Planner Maricopa County Planning And Development From: Diane Chaplin <dianec6@msn.com> Sent: Monday, January 31, 2022 6:43 PM To: Joseph Mueller (PND) <Joseph.Mueller@Maricopa.Gov> Subject: Rezoning the Southwest corner of Elliot Rd and Tuthill Rd from R1-35 to C-2 I am in opposition to the proposed rezoning at the southwest corner of Elliot Rd and Tuthill Rd from R1- 35 to C-2 and not thrilled about the option of C-1. There is really no room for more traffic on that 2 corner. Once Goodyear starts all the growth on that corner by adding “box” buildings, you all will need to expand the bridge and other cross roads (which will cost a pretty penny). Or, maybe more traffic than what is currently streaming through Estrella Mountain Ranch will increase. I am not so sure that the Estrella Mountain residence will want more traffic through there residential areas. Please reconsider the zoning plan, as well as your ingnitiative to build more on that corner or in Rainbow Valley for that matter. We’re good as is. I was born and raised in Phoenix and our land and home here to enjoy nature, be able to see the sunset and the stars at night, have “some elbow room” and privacy without two story homes a few feet apart. Please reconsider your choice. Diane Chaplin Sent from Mail for Windows 1 Joseph Mueller (PND) From: Diane Chaplin <dianec6@msn.com> Sent: Monday, January 31, 2022 6:43 PM To: Joseph Mueller (PND) Subject: Rezoning the Southwest corner of Elliot Rd and Tuthill Rd from R1-35 to C-2 I am in opposition to the proposed rezoning at the southwest corner of Elliot Rd and Tuthill Rd from R1- 35 to C-2 and not thrilled about the option of C-1. There is really no room for more traffic on that corner. Once Goodyear starts all the growth on that corner by adding “box” buildings, you all will need to expand the bridge and other cross roads (which will cost a pretty penny). Or, maybe more traffic than what is currently streaming through Estrella Mountain Ranch will increase. I am not so sure that the Estrella Mountain residence will want more traffic through there residential areas. Please reconsider the zoning plan, as well as your ingnitiative to build more on that corner or in Rainbow Valley for that matter. We’re good as is. I was born and raised in Phoenix and our land and home here to enjoy nature, be able to see the sunset and the stars at night, have “some elbow room” and privacy without two story homes a few feet apart. Please reconsider your choice. Diane Chaplin Sent from Mail for Windows 1 Joseph Mueller (PND) From: Heather Bigelow <brathb22144@aol.com> Sent: Friday, January 28, 2022 10:51 PM To: Joseph Mueller (PND) Subject: Rainbow valley rezoning Good afternoon. I am sending this email to inform you that we oppose the rezoning in rainbow valley, az. The current area in question is at the southwest corner of Elliot rd and tuthill. That street is already a difficult intersection and adding additional buildings would not do our community well. Crime has already increased due to the dollar general. The dollar general has had multiple attempted robberies and shattered front doors as it is. Our community loves the fact that we are rural with tons of residents owning horses and enjoying the outdoors. Adding in buildings and businesses makes it unsafe for those that ride horses even more so. More buildings mean more semis to bring product and more semis means less road safety. There are already issues with the semis and rock haulers as it is. Our area is fine just the way it is with plenty of options within 10 minutes of most residents. The intersection of jackrabbit and mc85 would be a good alternative as that road naturally gets more traffic. South of the riverbottom is primarily residents. Plus, many would consider rainbow a “low income” community. The stores or what ever would go in is less likely to meet any sales quota needed. I vote to object the rezoning and suggest moving the planned development to jackrabbit and mc85. Anywhere north of the river bottom. Leave rainbow as a rural area filled with livestock and safe places for people to enjoy life outside of the city. Thank you for your time reading this. Heather Plott, resident of rainbow valley since 1996. 1 Joseph Mueller (PND) From: Stephanie Ireland <stephanieireland5963@gmail.com> Sent: Monday, January 30, 2023 9:47 AM To: Joseph Mueller (PND) Subject: Opposition to Re-zoning of Tuthill and Elliot from R1-35 to C-2 Good morning Mr. Mueller. I am a 25 year resident of Rainbow Valley in Buckeye, Arizona. My late husband and I moved our family here for a rural lifestyle. It didn't matter how far we had to travel for services; we wanted a quiet, safe small town feel for our children. We had that for many years, but the opening of the Dollar General and the two rock quarries has changed things. We have more crime, traffic and added danger from the constant stream of large commercial trucks that disregard traffic laws. Opening business' on the corner of Tuthill and Elliot will only make things worse. More traffic will cause more accidents. The type of business that will be allowed there will invite more crime. Our children have a right to the rural lifestyle their parents moved here to enjoy. Please do not allow for this corner to be re-zoned! Thank you for you consideration. Mrs. Stephanie Ireland 1 Joseph Mueller (PND) From: Karen Bedell <karensnaturals@gmail.com> Sent: Saturday, January 29, 2022 12:51 AM To: Joseph Mueller (PND) Subject: Rezoning in Rainbow Valley Once again I'm stating my opposition to the rezoning on the corner of Tuthill and Elliott road. Just with the dollar General the the traffic has become an nightmare with many accidents occurring. Even in that intersection is improved it won't help with the traffic on a 2 lane bride leading into it. Secondly as always there is the concern of response time with MCSO. District 2 is the biggest district and it will always be a problem. I know there have been a number of robberies at the Dollar General went it took some time for someone to respond. Adding more businesses is only going to compound this problem. We know that growth is coming it is just happening to fast. Please I ask you to reconsider this at least at this time. Thank you Karen Bedell 1 Joseph Mueller (PND) From: Robert Schreiber <rschreiber@rosendin.com> Sent: Monday, January 31, 2022 11:44 AM To: Joseph Mueller (PND) Subject: Z2021115 Elliott Corner Commercial Zoning - Opposition Mr. Mueller: Thank you for your time this morning in recording my opposition to the plan to rezone the southwest corner of Tuthill and Elliott Roads. I have owned property in Rainbow Valley for over 11 years now (Tuthill & Ray, 14106 S 203rd Lane more specifically) and my summary opposition can be broken down as such: Traffic: The intersection is currently a four way stop, with only one lane of travel in each direction. Due to growth out here, it’s already very busy, and nothing in this rezoning assures that any additional traffic generated by commercial zoning will be addressed to deal with either the current problem nor the additional problem of commercial traffic. Attractive nuisance: By this I mean, by the nature of our location, the area has become a bit of an attraction to the off-road community not currently residing in the area. When our neighbors are rude and disrespect traffic courtesies and are louder than all get out, we generally can handle those issues amongst ourselves - when it is people from outside the area, we have little recourse (this is still a fairly decent equestrian community, and the outsiders have much less concern for equestrian safety than they do for the traffic/noise laws they currently ignore. Zoning this area commercial will allow the out of area folks to stay longer than usual, because this will provide a more convenient place to refuel/resupply. Already bad enough with the Dollar General just south of the intersection, but the proposed fuel station will just magnify the problem. If I wanted to live in Glendale, I would have stayed there instead of moving here. Lack of law enforcement in immediate area: Again, our closest law enforcement is stationed 14 miles away at Dysart and Van Buren. Response times not involving gunfire are ridiculous at best, and you would be able to determine what additional burglary/robbery/theft the Dollar General has generated since its opening roughly 2 years ago. This development would just add to that, plus the additional traffic and attractive nuisance issues that don’t get resolved as to the current situation. My phone number is 623-210-6309 if I haven’t made my concerns clear or if you have any further questions. Thank you for the opportunity to speak my piece, and thank you for what you do, even if it seems like us small folk come off as ungrateful sometimes স হ Rob Schreiber 14106 S 203rd Lane Buckeye, AZ 85326 1 Joseph Mueller (PND) From: Christina Romano <xtinaromano@yahoo.com> Sent: Tuesday, January 31, 2023 1:33 PM To: Joseph Mueller (PND) Subject: Rezoning Elliot Rd and Tuthill Rd from R1-35 to C-2 I am in opposition to the proposed rezoning at the southwest corner of Elliot Rd and Tuthill Rd from R1-35 to C-2 and am not thrilled about the option of C-1. There is no room for more traffic on that corner. Once Goodyear starts all the growth on that corner by adding “box” buildings, you all will need to expand the bridge and other crossroads (which will cost a pretty penny). Or, maybe more traffic than what is currently streaming through Estrella Mountain Ranch will increase. I am sure the Estrella Mountain residents will not want more traffic through their residential areas, including the main roadway to Rainbow Valley, which includes a school zone. Please reconsider the zoning plan and your initiative to build more on that corner, or in Rainbow Valley, for that matter. We’re good as is. I was born and raised in the Phoenix and Glendale areas. Many of us moved out here to get away from that lifestyle and cramped way of housing. We love our land, our space, and our nature. We like enjoying the stars, the quiet, and the small community. We want space and privacy, not homes stacked on top of each other. With more people comes HOAs and more crime. I know people will come. Change is inevitable. But people choose rural for a reason, so stop trying to change it to a city. It's not what any residents want or would be living in a city. Respectfully, please stop and reconsider your choice. There are many areas to build; please consider an area where the change would be welcome. Best, Christina Webb 1 Joseph Mueller (PND) From: Tina <auntytina7@aol.com> Sent: Wednesday, February 9, 2022 8:43 PM To: Joseph Mueller (PND) Subject: Rezoning Corner Lot Elliot and Tuthill In Rainbow Valley Dear Joseph Mueller, This is in regards to the rezoning of the property located at the corner of Elliot Rd. and Tuthill Rd in Rainbow Valley, AZ. I am opposed to the rezoning of the property at this location. I do not desire anymore business to be built in Rainbow Valley. The corner of Elliot and Tuthill was a congested area with traffic and accidents before the Dollar General was built on that corner. Now that the Dollar General is located on that corner the congestion has become 10 times worse than it ever was. The congestion makes trying to commute daily back and forth anywhere a nightmare. If this corner is rezoned for more businesses it will make it much, much worse. The corner is dangerous with numerous accidents from people arriving and departing the Dollar General, and anymore businesses will just add to the problem. There are businesses 5 minutes from us located in the Estrella Mountain Community that already provide the necessary services. There is no need for the rezoning of the corner when there are already businesses 5 minutes from us that already provide the services. Again I am AGAINST the rezoning of the property located at the corner of Elliot Rd. and Tuthill Rd. in Rainbow Valley, AZ. Sincerely, Tina Kitchen Sent from Mail for Windows 1 Joseph Mueller (PND) From: House <il2az_99@yahoo.com> Sent: Monday, January 31, 2022 4:11 PM To: Joseph Mueller (PND) Subject: Zoning in Rainbow Valley We purchased our home in Rainbow Valley in 2005. We chose this home due to its location and the zoning surrounding it which did not allow commercial businesses. We moved out here to get away from the noise, traffic, and street lights of the city. We brought our horses and have established our dream hobby farm. We love it here because it is rural. We did not run from our home when the housing market crashed because we knew we were somewhere special. If the zoning is changed, all the things we love about our community will be lost. Please help preserve this beautiful little piece of the west where horses can still be seen riding along the roads, peacock calls can be heard, and the faint music of the ice cream truck brings excitement. 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Schmitt Phoenix AZ 85008 US 10/01/2021 Cavender Gail Buckeye AZ 85326 US 10/01/2021 Felecia Perez Buckeye AZ 85326 US 10/01/2021 Kim Schmid Phoenix AZ 85016 US 10/01/2021 Wendy Marquez Phoenix AZ 85020 US 10/01/2021 Amber Olson Buckeye AZ 85326 US 10/01/2021 Btandi MAHER Phoenix AZ 85053 US 10/01/2021 Robyn Aguire Buckeye AZ 85326 US 10/02/2021 Connie Ortiz Buckeye AZ 85326 US 10/02/2021 Christina Philistine Buckeye AZ 85326 US 10/03/2021 Sharon Marsh-Notice Miami FL 33179 US 10/04/2021 Katie Atencio Covina CA 91722 US 10/04/2021 Tanya Felix Yuma AZ 85326 US 10/04/2021 Michele Mayhand Cleveland 44106 US 10/04/2021 Josh Zirgibel Hartland 53029 US 10/04/2021 Patrick Kennedy Clawson MI 48017 US 10/05/2021 Austin Ward Corvallis OR 97330 US 10/05/2021 Vera Anderson Staunton 24401 US 10/06/2021 Lupita Flores Phoenix AZ 85035 US 10/07/2021 Rebecca Rubinos Orlando 32832 US 10/07/2021 Natalie Jacobo Buckeye AZ 85326 US 10/07/2021 Diane Corbett Baltimore MD 21203 US 10/07/2021 Sydney Hoff Buckeye AZ 85326 US 10/07/2021 Adrianna Valenzuela Phoenix AZ 85326 US 10/08/2021 Gilbert Valenzuela Buena Park CA 90621 US 10/08/2021 Diane Chaplin Buckeye AZ 85326 US 10/09/2021 Hilda Venegas Phoenix AZ 85326 US 10/10/2021 Geraldine Walls Buckeye AZ 85326 US 10/10/2021 Josh Dixon Buckeye AZ 85326 US 10/10/2021 Donna Nassooy Buckeye AZ 85326 US 10/10/2021 Chloe Thomas Buckeye AZ 85326 US 10/11/2021 Cynthia Bryan Phoenix AZ 85008 US 10/12/2021 Yadira Caro Phoenix AZ 85053 US 10/12/2021 MJ Britton Rainbow Valley AZ 85326 US 10/14/2021 Jocelyn Britton Buckeye AZ 85326 US 10/15/2021 Cara Lohff Buckeye AZ 85326 US 10/16/2021 Brittany Lowdermilk Goodyear AZ 85338 US 10/18/2021 Elba Garcia Tolleson AZ 85353 US 10/18/2021 Francisco Aguirre Phoenix AZ 85035 US 10/18/2021 Elizabeth Robles Anaheim CA 92805 US 10/18/2021 Robert Gutierrez Buckeye AZ 85326 US 10/18/2021 Fatima Gutierrez Buckeye AZ 85326 US 10/18/2021 Ivan Aguilar Buckeye AZ 85326 US 10/18/2021 Brianna Garcia Phoenix AZ 85021 US 10/18/2021 Ivan Marquez Phoenix AZ 85353 US 10/18/2021 Yeraldine Vazquez Buckeye AZ 85326 US 10/18/2021 Renae Henderson Buckeye AZ 85326 US 10/18/2021 Amanda Till Phoenix AZ 85044 US 10/18/2021 Ivan Robles Los Angeles CA 90014 US 10/18/2021 Jimmy Williams Phoenix AZ 85018 US 10/18/2021 Eduardo Pena Buckeye AZ 85326 US 10/19/2021 Veronica Vega Buckeye AZ 85326 US 10/19/2021 Laura Abrigo Buckeye AZ 85326 US 10/19/2021 Kieley Michelle Anaheim CA 92802 US 10/19/2021 Katherine DeJuliannie Buckeye AZ 85326 US 10/19/2021 Viola Browneller Buckeye AZ 85326 US 10/20/2021 James Elizondo Buckeye AZ 85326 US 10/23/2021 Dave Osborne Phoenix AZ 85018 US 10/24/2021 Cassidy Miceli Buckeye AZ 85326 US 10/24/2021 Tori Osborne Buckeye AZ 85326 US 10/24/2021 margaret vuckovich Buckeye AZ 85326 US 10/24/2021 Jamie Mancell Buckeye AZ 85326 US 10/25/2021 Campbell Jenesa Buckeye AZ 85326 US 10/26/2021 Lexly Delapaz Buckeye AZ 85326 US 11/05/2021 Jason Levy Roanoke 76262 US 11/13/2021 James Poling Buckeye AZ 85326 US 11/13/2021 Michelle Russell Phoenix AZ 85051 US 11/27/2021 Jonathan Ramirez Buckeye AZ 85326 US 12/24/2021 Dominique Eicken-RamiBremen 28203 Germany 12/24/2021 Kati Carpenter Buckeye AZ 85326 US 12/25/2021 Deborah Turner Tonopah AZ 85354 US 01/29/2022 Maria Elena Figueroa BUCKEYE AZ 85326 US 01/29/2022 Bianca Perdomo Goodyear AZ 85338 US 01/29/2022 Amy Benner Phoenix AZ 85009 US 01/29/2022 Jessica Bejarano Tonopah AZ 85354 US 01/29/2022 Felicitas Cabrera Buckeye AZ 85326 US 01/29/2022 Stephanie Ireland Phoenix AZ 85326 US 01/29/2022 Betzy Arreola Tonopah AZ 85354 US 01/29/2022 Robert Eimerman Buckeye AZ 85326 US 01/29/2022 Robert Nelson Buckeye AZ 85326 US 01/29/2022 Erik de Jong Phoenix AZ 85016 US 01/29/2022 Hank Towers Buckeye AZ 85326 US 01/29/2022 Elizabeth Valencia Buckeye AZ 85326 US 01/29/2022 Judy Bassett Buckeye AZ 85326 US 01/29/2022 Ivette Ruiz Buckeye AZ 85326 US 01/29/2022 Lindsay Hilpp Tonopah AZ 85354 US 01/29/2022 Karoline Fowler Buckeye AZ 85326 US 01/29/2022 Shannon Mahurin Buckeye AZ 85326 US 01/29/2022 Bonnie Fournier Phoenix AZ 85035 US 01/29/2022 Jennifer Shipman Tonopah AZ 85354 US 01/29/2022 William Elizondo Buckeye AZ 85326 US 01/29/2022 Frances Hernandez Phoenix AZ 85326 US 01/29/2022 Deanna Phillips Buckeye AZ 85326 US 01/29/2022 Joy Hoffpauir Buckeye AZ 85326 US 01/29/2022 Rigg Kama Buckeye AZ 85326 US 01/29/2022 Yazmin Mendoza Tonopah AZ 85354 US 01/29/2022 Page Brisby Phoenix AZ 85012 US 01/29/2022 Dawn-Leigh Moser Buckeye AZ 85326 US 01/29/2022 Maria mahurin Buckeye AZ 85326 US 01/29/2022 Carmelita Williams Phoenix AZ 85013 US 01/29/2022 Sandie Reichenberger Buckeye AZ 85326 US 01/29/2022 Rinely Rivera Tolleson AZ 85353 US 01/29/2022 Malissa Schrock Buckeye AZ 85326 US 01/29/2022 Janet Rodriguez Tonopah AZ 85354 US 01/29/2022 Enrique Garcia Dallas TX 75270 US 01/29/2022 Gail Croft Tonopah AZ 85354 US 01/29/2022 Lydia Cossio Buckeye AZ 85326 US 01/29/2022 Vikki Burdine Buckeye AZ 85326 US 01/29/2022 Robert Schreiber Buckeye AZ 85326 US 01/29/2022 Michaelle Garden Buckeye AZ 85326 US 01/29/2022 Yanira Nevarez Buckeye AZ 85326 US 01/29/2022 Shelly Ward Mesa AZ 85212 US 01/29/2022 Chloe Ireland Phoenix AZ 85042 US 01/29/2022 lorena flores Long Beach CA 90805 US 01/29/2022 Alexandria Rodriguez Cleveland OH 44129 US 01/29/2022 Holly Aragon Buckeye AZ 85326 US 01/29/2022 George Fisher II Buckeye AZ 85326 US 01/29/2022 Kathy Million Tonopah AZ 85354 US 01/30/2022 Valerie Leonard monroe NJ 8831 US 01/30/2022 Brian Robinson Phoenix AZ 85018 US 01/30/2022 Desirae White Avondale 85323 US 01/30/2022 Hails Webs Doylestown 18901 US 01/30/2022 Issmene Delgado North HollywoodCA 91605 US 01/30/2022 Yajaira Trejo Phoenix 85037 US 01/30/2022 Lauren Mazza Buckeye AZ 85326 US 01/31/2022 Carol Culp Buckeye AZ 85326 US 01/31/2022 Patricia Harrison Buckeye AZ 85326 US 01/31/2022 Michelle Ramirez Phoenix AZ 85040 US 02/01/2022 Susan Wright Buckeye AZ 85326 US 02/01/2022 Candace Hoff Phoenix AZ 85051 US 02/03/2022 Teri Ward Phoenix AZ 85051 US 02/03/2022 Jennifer Janek Buckeye AZ 85326 US 02/05/2022 Tiffany Maldonado Buckeye AZ 85326 US 02/05/2022 Dave Jaggers RBV AZ 85326 US 02/05/2022 Tiffany Shears Phoenix AZ 85008 US 02/06/2022 Rachelle Eyherabide Garden Grove CA 92840 US 02/07/2022 Name City State Postal CodeCountry Commented DaComment Tina Kitchen Buckeye AZ 85326 US 09/28/2021 "We don't want any mo Megan Laughtland Buckeye AZ 85326 US 09/28/2021 "Leave Rainbow the wa Jackie Ellis Buckeye AZ 85326 US 09/28/2021 "I do not want the crim Cindy Smith Schuyler US 09/28/2021 "Cindy Schuyler" Blake Squire Buckeye AZ 85326 US 09/28/2021 "We want rainbow vall Susan Loden Phoenix 85014 US 09/28/2021 "We want to keep our Denise Palmer Riverside CA 92506 US 09/28/2021 "Leave rainbow valley a Jennifer Poling Buckeye AZ 85326 US 09/28/2021 "We don't need it!!! Le Jennifer Graham Buckeye AZ 85326 US 09/29/2021 "We love our quiet and Amy Olson Buckeye AZ 85326 US 09/29/2021 "Amy Olson" kara morrison Buckeye AZ 85326 US 09/29/2021 "Let us live our lives wi Vicki Kerns Buckeye AZ 85326 US 09/29/2021 "Do not want Rainbow Norma Schmitt Phoenix AZ 85008 US 10/01/2021 "We dont need or wan Sydney Hoff Buckeye AZ 85326 US 10/07/2021 "Rainbow valley is a be Diane Chaplin Buckeye AZ 85326 US 10/09/2021 "We moved here to be Sheree Proveaux Phoenix 85027 US 10/18/2021 "We are a small, rural c Ivan Aguilar Buckeye AZ 85326 US 10/18/2021 "Rural living ೦" Kati Carpenter Buckeye AZ 85326 US 12/25/2021 "Please don’t refine rai Susan Loden Phoenix 85014 US 01/29/2022 "We moved out here to Ivette Ruiz Buckeye AZ 85326 US 01/29/2022 "Rainbow valley is a fam Vikki Burdine Buckeye AZ 85326 US 01/29/2022 "I purchased this home Candace Hoff US 02/03/2022 "I love Rainbow Valley me and traffic this is going to bring! We live out here for a reason and DO NOT want the City out here!" ey to stay away from turning into the city that why we moved out here to get away from the city" eautiful place to live. Commercializing it would be a black eye to our community. Destroying the beauty a e in a rural community, where one can see the stars at night, avoid traffic noise and are willing to go "in t community. We moved here to get away from the strip malls and stores. If we wanted to be near conven o be rural not city and we do not want commercial buildings which just brings more traffic and crime" mily friendly rural area that doesn't need to be commercialized. Moreover, these types of business can o e because it was in a rural location; no stores, no gas stations, no stores, little traffic, and horses could be and moved out here for the peace and quite it offers. There is already to much development going on a town" to get groceries, fuel, etc. Rainbow Valley is zoned as rural, although Goodyear is working damn h nience stores, we would have purchased near them. Please leave Rainbow Valley rural. Don't pollute ou een seen riding safely along the roads. I knew the zoning here would not allow that to change and felt sa hard to get our community built up. Residents do not want to be rezoned nor have retail shopping. You r beautiful stars with the lights and increase the noise pollution. We love it just the way it is." want these additions, please place them in Goodyear, as they are making everything in their area into b box buildings (and don't even have anyone in the buildings). By adding the noted retail, fast food and gas s station in their area instead may get those empty buildings might get filled. Take the stores, buildings, , grand plans that Goodyear wants to put in Goodyear and tell them to let us be. They wanted a water c center, they have one....we don't need one here, nor any of the commercial zoning. By the way, how is M Mobile, AZ better that it was before Goodyear got in their business?" 1 Joseph Mueller (PND) From: Ken Galica <kgalica@buckeyeaz.gov> Sent: Wednesday, November 23, 2022 12:53 PM To: Joseph Mueller (PND) Subject: RE: CPA2022014 - Elliot Corner Commercial Hi Joseph, No concerns from Buckeye from a land use standpoint. If you haven’t already done so, would recommend reaching out to our Traffic Engineer John Willett who may have suggestions with regard to access or improvements. John can be reached at jwillett@buckeyeaz.gov. Ken Galica Principal Planner Development Services Department (623) 349-6214 From: Joseph Mueller (PND) <Joseph.Mueller@Maricopa.Gov> Sent: Wednesday, November 23, 2022 11:49 AM To: dhenning@westvalleyview.com; RedRoostr@icloud.com; Scott Wilken <swilken@azmag.gov>; Kurt Cotner <kcotner@azmag.gov>; Karen Bedell <KarensNaturals@gmail.com>; auntytina7@aol.com; Dee Finger-Nassoiy <deescoobydoo@msn.com>; snugglesdoc@yahoo.com; Jon Lacy <jon.lacy@bvfd.az.gov>; Mark.burdick@bvfd.az.gov; Ken Galica <kgalica@buckeyeaz.gov>; Alissa.magley@goodyearaz.gov; christopher.baker@goodyearaz.gov; Katie.wilken@goodyearaz.gov; Eileen Baden (PRK) <Eileen.Baden@maricopa.gov>; Kurt Cotner <kcotner@azmag.gov>; pe@azland.gov; bfenske@azdot.gov; jgarcia@azdot.gov; dkrantz@citytocitycre.com; Frank McWilliams (MCSO) <f_mcwilliams@mcso.maricopa.gov>; agarza@azmag.gov Subject: CPA2022014 - Elliot Corner Commercial [NOTICE: This message originated outside of the City of Buckeye -- DO NOT CLICK on links or open attachments unless you are sure the content is safe.] Good morning, We have received a general Comprehensive Plan Amendment request to the Rainbow Valley Area Plan to change the land use designation from Large Lot Residential (1-2 DU/acre) to commercial for 7.45 acres at the SWC of Tuthill Rd. and Elliot Rd. in the Buckeye area. This CPA request is directly related to a previously submitted zone change request (Z2021115) in relation to the same property. The zone change request was initially for C-2 but has since been amended to C-1 CUPD. C-1 is a less intensive commercial zoning designation than C-2 and the CUPD overlay will allow for further limiting potential uses on the site to prohibit uses inappropriate for a site to be run on a septic system. The zone change request, Z2021115, was originally scheduled for a February 10, 2022 Planning and Zoning Commission hearing with a staff recommendation for a motion of denial. The applicant had at that time requested an indefinite continuance on the case so they could look into re-tooling the proposal to something less intense and more in line with 2 appropriate uses on the site. The revised request for Z2021115 came in along with the Comprehensive Plan Amendment request, both by the same applicant. While the two cases are separate they will both go on the same Planning and Zoning Commission / Board of Supervisor hearings. The CPA case will be voted on first, followed by the zone change request. Public hearing dates have not yet been set. The TAC meeting for staff to discuss technical aspects of the CPA as well as the amended Zone Change request will be held on December 20th, 2022. I am the planner working both cases. Please let me know if you have any questions comments or concerns. Joseph Mueller Planner Maricopa County Planning And Development 602-506-7629 Joseph.Mueller@Maricopa.Gov This message contains confidential information and is intended only for the individual(s) addressed in the message. If you are not the named addressee, you should not disseminate, distribute, or copy this e-mail. If you are not the intended recipient, you are notified that disclosing, distributing, or copying this e-mail is strictly prohibited.