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August 23, 2023
MCP2023003
Page 1 of 5
Report to the Board of Supervisors
Prepared by the Maricopa County Planning and Development Department
Board Hearing Date:
August 23, 2023
Case #/Title:
MCP2023003 – Marbella West Billboards and Cell Tower Facility
Supervisor District:
4
Applicant/Owner:
Bill Lally, Tiffany & Bosco, P.A. / Jorde Farms 3 LLC
Request:
Amendment to military compatibility permit (MCP2020002 and
plan of development (POD) Z2022211) in the Rural–43 MAAMF
zoning district. Per Arizona Revised Statutes the proposed land use
has been deemed to be compatible and consistent with the high
noise or accident potential zone of a Military Airport or Ancillary
Military Facility.
Site Location:
Generally Located 1,200’ east of the SEC of Northern Pkwy. and
Dysart Rd. in the west Glendale area
Site Size:
Approximately 62.66 acres
County Island Status:
Yes (Glendale)
Additional
Comments:
The applicant’s proposal will allow for four billboards on site with
the option of digital or static as well as a 120’ tall lattice-tower WCF.
The request includes several modifications to standards regulating
WCFs to allow a lattice style tower structure which has a much
larger diameter than the standard monopole tower design, as well
as reduced setback requirements and increased height allowances.
The purpose of the modified WCF standards is to allow a single
tower to provide the coverage that would typically require multiple
towers in order to reduce the need for putting additional WCFs on
the site. Previously approved MCP2020002 allowed for reductions
in billboard separation distances to 600’ while holding the site to a
three-billboard maximum. The proposed amendment will maintain
the previously approved separation distance but allow for an
additional billboard, capping the total allowed on site at four. There
are no outstanding concerns from county review agencies, and no
known opposition.
Commission
Recommendation:
On 7/27/23, the Commission voted 6-0 to adopt a motion
recommending the Board of Supervisors approve MCP2023003
subject to conditions ‘a’ – ‘j’:
August 23, 2023
MCP2023003
Page 2 of 5
a.
Development of the site shall be in substantial conformance with the Site Plan entitled
“Marbella Ranch Billboards“, consisting of 3 full-size sheets, dated May 5, 2023, and
stamped received June 8, 2023, except as modified by the following conditions.
b.
Development of the site shall be in substantial conformance with the Narrative Report
entitled “Marbella West”, consisting of 14 pages, dated June 5, 2023, and stamped
received June 8, 2023, except as modified by the following conditions.
c.
The Military Compatibility Permit shall be limited to the following uses as per UC2019006,
UC2022015, and UC2022024:
1. Motor Vehicle Parking
2. Communications (noise sensitive)
3. Utilities
4. Other transportation, communications, and utilities
5. Wholesale trade
6. Building materials-retail
7. Food-retail
8. Automotive and marine
9. Apparel and accessories-retail
10. Eating and drinking places
11. Furniture and home furnishings-retail
12. Other retail trade
13. Offsite Advertising (billboards) – digital or static
14. Self-Storage facilities
15. Equipment rentals and sales, but not including equipment customarily used for
heavy construction
16. Wholesale landscape and nursery materials sales
17. Finance, insurance, real estate
18. Personal services
19. Business services
20. Repair services
21. Contract construction services
22. Indoor recreation services
23. Other services
24. Food and kindred products
25. Textile mill products
26. Apparel
27. Lumber and wood products
28. Furniture and fixtures
29. Paper and allied products
30. Printing and publishing
31. Chemicals and allied products
32. Petroleum refining, and related industries
33. Rubber and miscellaneous plastic
34. Stone, clay and glass products
35. Primary metal industries
36. Fabricated metal products
37. Professional, scientific, and controlling instruments
38. Miscellaneous manufacturing
39. Government services
August 23, 2023
MCP2023003
Page 3 of 5
40. Cultural activities, including churches
41. Medical and other health services
42. Nonprofit organizations
43. Correctional facilities
44. Other public and quasi-public services
45. Wireless Communication Facilities
d.
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.
If grading is performed for the installation of the billboards a detailed grading and
drainage (site infrastructure) plan must be submitted with the application for
building permits.
3.
Northern Parkway frontage road is a MCDOT ROW. Any work within the ROW will
require a TC permit. This shall include grading, installation of utilities and/or
cutting of asphalt. A traffic control plan will be required if Northern frontage road
traffic will be impacted due to the installation of the billboards.
4.
MCDOT has a current TIP project (TT0347 Northern Parkway) adjacent to this site.
Coordination of potential impacts must be communicated to Ben Markert. Please
contact him via email at Ben.Markert@Maricopa.gov or by phone at 602-506-8651.
e.
All occupied buildings are subject to noise attenuation as per ARS § 28-8482(B).
f.
The following standards shall apply to the Military Compatibility Permit:
1.
Max. Height – 60’
2.
Min. Front Yard – 20’
3.
Min. Side Yard – 0’
4.
Min. Street-side Yard – 5’
5.
Min. Rear Yard – 15’
6.
Min. Lot Area – 6000 sq. ft.
7.
Min. Lot Width – 60’
8.
Max. Lot Coverage – 60%
9.
On-Site Signs – Section 1403 Commercial Regulations or 1404 Industrial Zoning
Regulations May Apply
August 23, 2023
MCP2023003
Page 4 of 5
10.
Off-Site Signs – Section 1403 Commercial Regulations or 1404 Industrial Zoning
Regulations May Apply, except as modified below
11.
Off-Site Sign Max. Height – 65’ (top down light fixtures for static billboards may
extend up to 5’ above the maximum height)
12.
Off-Site Sign Maximum Size – 672 sq. ft.
13.
Min. Separation Distance – 1,000’ / Maximum of 4 Off-site signs along Northern
Parkway at min. 600’ separation distance
14.
Off-Site Sign Min. Side Yard Setback – 0’
15.
Off-Site Sign Min. Front Yard Setback – 0’
16.
Off-Site Sign Min. Street-side Yard Setback – 0’
17.
Off-Site Sign Min. Setback to Rural or Residential zoning district– 0’
18.
Off-Site Sign Min. Setback to Rural or Residential zoning district for Illuminated
Sign – 0’
19.
Off-Site Sign Min. Separation from Rural or Residential zoning district – 100’/ 0’
along the perimeter of Northern Parkway only
20.
The following requirements for the eastern face of the eastern most billboard
shall apply:
1.
Static billboard illumination shall be shutoff by 11:00 p.m.
2.
A Minimum 3’ light shroud shall be installed
21.
Screening – Loading docks, outdoor storage and commercial parking within 100’
of a residential zoned district or rural zoned subdivision must be screened from
view by a 6’ wall or fence, landscape such as hedges or trees or other screening
of 80% opacity or more. Remainder perimeter screening may be chain-link.
22.
The following WCF standards shall apply:
1.
Maximum Height: 120’
2.
Maximum Diameter of Antenna Arrays: 24’
3.
Maximum Diameter of structure: 14’
4.
Minimum setback to northern lot line: 80’
5.
Minimum setback to western lot line: 25’
6.
Screening: 6’ chain-link fence with privacy slates
7.
The WCF shall be painted natural desert colors
8.
Maximum of one WCF on site
g.
The following Luke Air Force Base condition shall apply:
Marbella Ranch Limited Partnership shall notify future occupants/tenants as applicable
that they are located near a military airport with the following language:
Luke Air Force Base executes an average of approximately 165 overflights per day.
Although Luke’s primary flight paths are located within 20 miles from the base, jet noise
August 23, 2023
MCP2023003
Page 5 of 5
will be apparent throughout the area as aircraft transient to and from the Barry M.
Goldwater Gunnery Range and other flight areas.
Luke Air Force Base may launch and recover aircraft in either direction off its runways
oriented to the southwest and northeast. Noise will be more noticeable during overcast
sky conditions due to noise reflections off the clouds.
Luke Air Force Base’s normal flying hours extend from 7:00 a.m. until approximately
midnight, Monday through Friday, but some limited flying will occur outside these hours
and during most weekends.
For further information, please check the Luke Air Force Base website at
www.luke.af.mil/urbandevelopment or contact the Maricopa County Planning and
Development Department.”
h.
Noncompliance with any Maricopa County Regulation shall be grounds for initiating a
revocation of this Military Compatibility Permit as set forth in the Maricopa County Zoning
Ordinance.
i.
The property owner/s and their successors waive claim for diminution in value if the
County takes action to rescind approval due to noncompliance with conditions.
j.
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, and at the
time of expiration of the Military Compatibility Permit, 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, or the expiration of the
Military Compatibility Permit, 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 or expiration of the Military Compatibility Permit. The Military
Compatibility Permit enhances the value of the property above its value as of the date the
Military Compatibility Permit is granted and reverting to the prior zoning results in the
same value of the property as if the Military Compatibility Permit had never been granted.
Presented by:
Joseph Mueller, Planner
Reviewed by:
Darren Gérard, AICP, Planning Manager
Attachment:
7/27/23 P&Z Packet (38 pages)
Note:
7/27/23 Draft P&Z Minutes are not available as of the writing of this report but can be
provided upon request later when available.
MCP2023003
Page 1 of 13
Report to the Planning and Zoning Commission
Prepared by the Maricopa County Planning and Development Department
Case:
MCP2023003 – Marbella West Billboards and Cell Tower Facility
Hearing Date:
July 27, 2023
Supervisor District:
4
Applicant:
Bill Lally, Tiffany & Bosco, P.A.
Owner:
Jorde Farms 3 LLC
Request:
Amendment to military compatibility permit MCP2020002 and plan of
development (POD) Z2022211 in the Rural–43 Military Airport and Ancillary
Military Facility Overlay MAAMF Zoning District
Site Location:
Generally Located 1,200’ east of the SEC of Northern Pkwy. And Dysart Rd.
in the Glendale area
Site Size:
Approximately 62.66 acres
Density:
N/A
County Island:
Yes (Glendale)
County Plan:
White Tank / Grand Ave Area Plan – Military Compatible
Municipal Plan:
City of Glendale – Luke Compatible Land Use Area
Municipal Comments:
None received to date
Support/Opposition:
None known
Recommendation:
Approve with conditions
MCP2023003
Page 2 of 13
Project Summary:
1.
The request includes amendments to two previously approved cases. The amendment to
MCP202002 includes modifications to stipulations ‘b.13’, ‘f.11’, ‘f.13’, and the additions of ‘b.45’,
‘f.19’, ‘f.20’, and ‘f.21’. The purposes of the amendments are to; A) allow four billboards where
previous approvals only allowed for three billboards; B) allow one full digital billboard and two
billboards with one static and one digital face; C) allow additional 5’ height for top down lighting
for static billboards (one full static billboard and two half digital/half static billboards are
proposed), and; D) add wireless communication facilities (WCF) as an allowed use. The
applicant’s request includes varying WCF standards to allow for increased height of up to 120’,
reduced screening requirements to simple chain link fence with privacy slats, reduced setback of
25’ from the west property line and 80’ setback from the north property line, and increased
diameters of 14’ for the WCF structure where 30” is the maximum allowed and increase the
antenna array diameter to 24’ maximum where 8’ is the maximum. The drastic increase in
diameter is to accommodate a proposed lattice style WCF, as opposed to the more common
monopole type of structure.
Location of digital and static billboard faces
2.
The second part of the request is an amendment to previously approved POD Z2022211. The
applicant is requesting to add four billboards to the POD as well as one WCF on the subject
parcels. Three of the four billboards will be on the western parcel (APN 501-53-010H) while the
fourth billboard will be on APN 501-53-869. The applicant is proposing a mixture of digital and
static faces on the proposed billboards. The western most billboard is proposed to have two
MCP2023003
Page 3 of 13
digital faces. Moving towards the east, the next billboard will have a static face on the west and
a digital face on the east. The eastern of the two middle billboards will have a digital western
face and a static eastern face. Lastly, the eastern most billboard will be static on both sides. All
static boards will have top to bottom illumination. All four billboards are proposed on the northern
fringes of the subject site, adjacent to Northern Parkway ROW. The billboards meet the minimum
distance separation of 300’ from a freeway travel lane to be digital. MCP2020002 allows radial
separation of 600’ from billboard to billboard, which the proposed POD complies with. The
proposed lattice WCF will be located on the eastern parcel, in between the two eastern billboards.
As demonstrated on sheet three of the POD, the applicant is not proposing any changes to the
previously approved structures, parking, or retention. Access to the site will remain unchanged
from the access road to Northern Parkway.
3.
Following is a summary of recent entitlement case benchmarks on the subject site:
•
October 23, 2018, staff held a pre-application meeting to discuss a potential MCP to allow
industrial uses on the site.
•
March 7, 2019, Luke Air Force Base (LAFB) issued a determination of “non-compatible”
for UC2019004, which was requesting to establish a myriad of industrial uses on the site.
Shortly thereafter, LAFB deemed a similar but more refined request, UC2019006, as
“compatible”.
•
October 7, 2020 MCP2020002 was approved, establishing several allowed uses on the
subject properties including several types of manufacturing.
•
May 18, 2022 the Board of Supervisors (BOS) approved a POD on a 20,224 Sq. Ft. parcel,
APN 501-53-010F, which is completely surrounded by the subject site, for a Liberty Utilities
well site.
•
February 2, 2022 staff held a pre-application meeting to discuss potential for digital
billboards on the site.
•
July 12, 2022 LAFB deemed UC2022015, which is in relation to the subject case and
proposed digital billboards as “compatible”. Following initial review of the subject case
the applicant submitted UC2022024 which included the fourth billboard as well as the 120’
WCF.
•
November 14, 2022 LAFB deemed the updated request as “compatible”, which included
all four billboards and a 120’ WDF.
•
June 14, 2023 the BOS approved POD Z2022211 for six industrial buildings on the subject
site. The subject case to amend Z2022211, as well as MCP2020002, was formally
submitted on February 9, 2023 and the technical advisory committee meeting was held
on March 7, 2023.
REGULATION
BASE ZONING DISTRICT
REGULATIONS (RU-43 MAAMF
MCP2020002)
PROPOSED ZONING DISTRICT
REGULATIONS (RU-43 MAAMF MCP)
Height
60’
60’
Front Yard
20’
20’
Side Yard
0’
0’
Street-side Yard
5’
5’
Rear Yard
15’
15’
Lot Area
6,000 sq. ft.
6,000 sq. ft.
Lot Width
60’
60’
MCP2023003
Page 4 of 13
Lot Coverage
60%
60%
On-Site Signs
Section 1403 Commercial
Regulations or 1404 Industrial
Zoning Regulations May Apply
Section 1403 Commercial Regulations
or 1404 Industrial Zoning Regulations
May Apply
Off-Site Signs
Section 1403 Commercial
Regulations or 1404 Industrial
Zoning Regulations May Apply
Section 1403 Commercial Regulations
or 1404 Industrial Zoning Regulations
May Apply
Off-Site Sign Height
65’
65’
Additional Off-Site Sign
Height for top down lighting
3’
5’
Off-Site Sign Maximum Size
672 sq. ft.
672 sq. ft.
Separation Distance
Maximum 3 Off-site signs along
Northern Avenue at 600’
separation distance
Maximum 4 Off-site signs along
Northern Avenue at 600’ separation
distance
Off-Site Sign Side Yard
Setback
0’
0’
Off-Site Sign Front Yard
Setback
0’
0’
Off-Site Sign Street-side Yard
Setback
0’
0’
Off-Site Sign Setback to RU-
43
0’
0’
Off-Site Sign Setback to RU-
43 for Illuminated Sign
0’
0’
Off-Site Sign Separation from
rural or residential zoning
district
100’/0’ along the perimeter of
Northern Avenue only
100’/0’ along the perimeter of Northern
Avenue only
Screening
Loading docks, outdoor storage
and commercial parking within
100’ of a residential zoned
district or rural zoned subdivision
must be screened from view by a
6’ wall or fence, landscape such
as hedges or trees or other
screening of 80% opacity or
more. Remainder perimeter
screening may be chain-link.
Loading docks, outdoor storage and
commercial parking within 100’ of a
residential zoned district or rural zoned
subdivision must be screened from
view by a 6’ wall or fence, landscape
such as hedges or trees or other
screening of 80% opacity or more.
Remainder perimeter screening may be
chain-link.
Maximum WCF Height
80’
120’
Maximum Diameter of
Antenna Arrays
8’
24’
Maximum Diameter of WCF
Support Structure
30”
14’
WCF Setback Northern Lot
Line
2’(setback):1’ (Height)
Minimum 80’
WCF Setback Western Lot
Line
2’(setback):1’ (Height)
Minimum 25’
WCF Ground Equipment
Screening
Minimum 6’ solid wall
Min. 6’ chain link fence with privacy
slats
MCP2023003
Page 5 of 13
2022 aerial image
Zoning Map
MCP2023003
Page 6 of 13
Proposed billboard and WCF locations
Existing On-Site and Adjacent Zoning / Land Use:
4.
On-site:
Rural–43 MAAMF overlay zoning district/ Vacant
North:
Northern Parkway then PAD (El Mirage) / Vacant
South:
A-1 (Glendale) / Canal
East:
R-5 RUPD / Multi-family
West:
Rural - 43 MAAMF overlay zoning district/ Mineral Extraction
Utilities and Services:
5.
Water:
Liberty Utilities
Wastewater:
Liberty Utilities
School District:
Dysart Unified 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
Northern
Parkway
240’
100’
Parkway
Adopted Plans:
7.
White Tank / Grand Ave Area Plan – Military Compatible (adopted December 6, 2000): This land
use designation is reserved for parcels within the state-statute defined High Noise or Accident
Potential Zone of Luke Air Force Base. Uses should be restricted to those that have been deemed
consistent and compatible with the Air Force base.
8.
City of Glendale– Luke Compatible Land Use (Adopted April 26, 2016): This land use designation
is reserved for parcels in land surrounding Luke Air Force Base delineated by the 1988 Air
installation compatible use zone 65 LDN noise contour. Use should comply with requirements
laid forth in ARS 28-8481.
MCP2023003
Page 7 of 13
Public Participation Summary:
9.
The applicant met the minimum requirements of notifying property owners within 300’ of the
subject site as well as following the minimum requirement of two site postings. The applicant
did not report any response as a result of the outreach efforts. Staff is not aware of any support
or opposition as a result from the public participation or otherwise. Luke Air Force Base was the
only commenting agency and they communicated no issues with the four billboards, their digital
nature, nor the proposed 120’ lattice style WCF.
Outstanding Concerns from Reviewing Agencies:
10.
N/A
Staff Analysis:
11.
There are two main components to the applicant’s request. The first is changes to the allowed
billboard standards to allow for four total billboards, allowed additional height for top-down
lighting on static billboards, and for digital billboards on site. Staff has some concerns over the
addition of a fourth billboard as the limit of three billboards on site was a staff-initiated request
as a tradeoff for a reduced separation of 600’ between billboards. Per the MCP2020002 staff
report this was to keep the total number of billboards on site equal to what they would be if they
met MCZO base requirements while also allowing the billboards to be concentrated on the
western portion of the site creating a large buffer from residences. The addition of a fourth
billboard negates both of these points. The applicant has made important efforts to ease this
concern without eliminating the request of a fourth billboard. The applicant is proposing to keep
the eastern most billboard, which will be closest to residential, static. In addition, the same
billboard will include a shroud to further shield the residential units from light trespass. Staff has
no concerns about the addition of digital faces for the other three billboards.
MCP2023003
Page 8 of 13
Applicant provided examples of a billboard shroud
12.
The second part of the request includes the addition of a WCF with several requested standard
increases due to the proposed lattice style design. While staff generally does not have a concern
over a 120’ WCF that will be located within an industrial park, there is some concern over the
overall width of the tower structure and associated antenna arrays. The requested 14’ structure
diameter is a 460% increase from the base standard of 30” and the requested 24’ antenna array
diameter is a 200% increase from the base standard of 8’. The applicant has proposed painting
the tower structure brown so that it will blend in with the dessert surrounding to minimize the
visual impact of such a large tower. The applicant’s main justification provided for the significant
diameters are that they meet industry standards, however no data nor evidence of any kind was
provided to substantiate this claim. The applicant also positioned that the increased size would
reduce the need for additional WCFs in the area. Due to the extreme diameters requested by the
applicant staff recommends a condition to limit the site to one WCF, with the understanding that
the applicant may seek BOS approval additional WCF via an amendment to the MCP. The
proposed 120’ lattice style WCF was included in UC2022024 which LAFB reviewed and deemed
as compatible. Additionally, LAFB was given opportunity to review the subject case to which
LAFB provided comment to staff that they had no concerns over the proposed billboards nor the
WCF and specifically referenced the applicant’s narrative which included the proposed heights,
diameters, and locations of the WCF as well as the digital and static billboards.
MCP2023003
Page 9 of 13
Example elevation of lattice style WCF
Recommendation:
13.
Staff recommends the Commission adopt a motion recommending that the Board of Supervisors
approve MCP2023003 subject to the following conditions ‘a’ – ‘j’.
a.
Development of the site shall be in substantial conformance with the Site Plan entitled
“Marbella Ranch Billboards“, consisting of 3 full-size sheets, dated May 5, 2023, and
stamped received June 8, 2023, except as modified by the following conditions
b.
Development of the site shall be in substantial conformance with the Narrative Report
entitled “Marbella West”, consisting of 14 pages, dated June 5, 2023, and stamped
received June 8, 2023, except as modified by the following conditions.
c.
The Military Compatibility Permit shall be limited to the following uses as per UC2019006,
UC2022015, and UC2022024:
MCP2023003
Page 10 of 13
1. Motor Vehicle Parking
2. Communications (noise sensitive)
3. Utilities
4. Other transportation, communications, and utilities
5. Wholesale trade
6. Building materials-retail
7. Food-retail
8. Automotive and marine
9. Apparel and accessories-retail
10. Eating and drinking places
11. Furniture and home furnishings-retail
12. Other retail trade
13. Offsite Advertising (billboards) – digital or static
14. Self-Storage facilities
15. Equipment rentals and sales, but not including equipment customarily used for
heavy construction
16. Wholesale landscape and nursery materials sales
17. Finance, insurance, real estate
18. Personal services
19. Business services
20. Repair services
21. Contract construction services
22. Indoor recreation services
23. Other services
24. Food and kindred products
25. Textile mill products
26. Apparel
27. Lumber and wood products
28. Furniture and fixtures
29. Paper and allied products
30. Printing and publishing
31. Chemicals and allied products
32. Petroleum refining, and related industries
33. Rubber and miscellaneous plastic
34. Stone, clay and glass products
35. Primary metal industries
36. Fabricated metal products
37. Professional, scientific, and controlling instruments
38. Miscellaneous manufacturing
39. Government services
40. Cultural activities, including churches
41. Medical and other health services
42. Nonprofit organizations
43. Correctional facilities
44. Other public and quasi-public services
45. Wireless Communication Facilities
d.
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
MCP2023003
Page 11 of 13
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.
If grading is performed for the installation of the billboards a detailed grading and
drainage (site infrastructure) plan must be submitted with the application for
building permits.
3.
Northern Parkway frontage road is a MCDOT ROW. Any work within the ROW will
require a TC permit. This shall include grading, installation of utilities and/or
cutting of asphalt. A traffic control plan will be required if Northern frontage road
traffic will be impacted due to the installation of the billboards.
4.
MCDOT has a current TIP project (TT0347 Northern Parkway) adjacent to this site.
Coordination of potential impacts must be communicated to Ben Markert. Please
contact him via email at Ben.Markert@Maricopa.gov or by phone at 602-506-8651.
e.
All occupied buildings are subject to noise attenuation as per ARS § 28-8482(B).
f.
The following standards shall apply to the Military Compatibility Permit:
1.
Max. Height – 60’
2.
Min. Front Yard – 20’
3.
Min. Side Yard – 0’
4.
Min. Street-side Yard – 5’
5.
Min. Rear Yard – 15’
6.
Min. Lot Area – 6000 sq. ft.
7.
Min. Lot Width – 60’
8.
Max. Lot Coverage – 60%
9.
On-Site Signs – Section 1403 Commercial Regulations or 1404 Industrial Zoning
Regulations May Apply
10.
Off-Site Signs – Section 1403 Commercial Regulations or 1404 Industrial Zoning
Regulations May Apply, except as modified below
11.
Off-Site Sign Max. Height – 65’ (top down light fixtures for static billboards may
extend up to 5’ above the maximum height)
12.
Off-Site Sign Maximum Size – 672 sq. ft.
13.
Min. Separation Distance – 1,000’ / Maximum of 4 Off-site signs along Northern
Parkway at min. 600’ separation distance
MCP2023003
Page 12 of 13
14.
Off-Site Sign Min. Side Yard Setback – 0’
15.
Off-Site Sign Min. Front Yard Setback – 0’
16.
Off-Site Sign Min. Street-side Yard Setback – 0’
17.
Off-Site Sign Min. Setback to Rural or Residential zoning district– 0’
18.
Off-Site Sign Min. Setback to Rural or Residential zoning district for Illuminated
Sign – 0’
19.
Off-Site Sign Min. Separation from Rural or Residential zoning district – 100’/ 0’
along the perimeter of Northern Parkway only
20.
The following requirements for the eastern face of the eastern most billboard
shall apply:
1.
Static billboard illumination shall be shutoff by 11:00 p.m.
2.
A Minimum 3’ light shroud shall be installed
21.
Screening – Loading docks, outdoor storage and commercial parking within 100’
of a residential zoned district or rural zoned subdivision must be screened from
view by a 6’ wall or fence, landscape such as hedges or trees or other screening
of 80% opacity or more. Remainder perimeter screening may be chain-link.
22.
The following WCF standards shall apply:
1.
Maximum Height: 120’
2.
Maximum Diameter of Antenna Arrays: 24’
3.
Maximum Diameter of structure: 14’
4.
Minimum setback to northern lot line: 80’
5.
Minimum setback to western lot line: 25’
6.
Screening: 6’ chain-link fence with privacy slates
7.
The WCF shall be painted natural desert colors
8.
Maximum of one WCF on site
g.
The following Luke Air Force Base condition shall apply:
Marbella Ranch Limited Partnership shall notify future occupants/tenants as applicable
that they are located near a military airport with the following language:
Luke Air Force Base executes an average of approximately 165 overflights per day.
Although Luke’s primary flight paths are located within 20 miles from the base, jet noise
will be apparent throughout the area as aircraft transient to and from the Barry M.
Goldwater Gunnery Range and other flight areas.
Luke Air Force Base may launch and recover aircraft in either direction off its runways
oriented to the southwest and northeast. Noise will be more noticeable during overcast
sky conditions due to noise reflections off the clouds.
MCP2023003
Page 13 of 13
Luke Air Force Base’s normal flying hours extend from 7:00 a.m. until approximately
midnight, Monday through Friday, but some limited flying will occur outside these hours
and during most weekends.
For further information, please check the Luke Air Force Base website at
www.luke.af.mil/urbandevelopment or contact the Maricopa County Planning and
Development Department.”
h.
Noncompliance with any Maricopa County Regulation shall be grounds for initiating a
revocation of this Military Compatibility Permit as set forth in the Maricopa County Zoning
Ordinance.
i.
The property owner/s and their successors waive claim for diminution in value if the
County takes action to rescind approval due to noncompliance with conditions.
j.
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, and at the
time of expiration of the Military Compatibility Permit, 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, or the expiration of the
Military Compatibility Permit, 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 or expiration of the Military Compatibility Permit. The Military
Compatibility Permit enhances the value of the property above its value as of the date the
Military Compatibility Permit is granted and reverting to the prior zoning results in the
same value of the property as if the Military Compatibility Permit had never been granted.
Presented by:
Joseph, Planner
Reviewed by:
Matthew Holm, AICP, Planning Supervisor
Attachments:
Case Map (1 page)
Site Plan (reduced 8.5”x11”, 3 pages)
Narrative Report (14 pages)
DPR comments (2 pages)
LAFB Response (2 pages)
Correspondence from applicant – Lattice tower justification (2 pages)
Easement Encroachment Letter – (1 Page)
/
Maricopa County Planning & Development - Phoenix, AZ
4
Gross Acres: 63 approx.
Generated July 15, 2023 18:21 PM
MCP2023003
Application Name:
Legal Description
MARBELLA WEST-BILLBOARD AND CELL TOWER FACILITY
Applicant
Case Address
,
BILL LALLY for TIFFANY & BOSCO P.A.
12805 W NORTHERN Ave
Applicant Phone/Email
Parcel Primary:501-53-010H
602.255.6000
wel@tblaw.com
GLENDALE AZ 85307
Map scale 1:6,534
Supervisor District No.
MARBELLA WEST-BILLBOARD AND CELL TOWER FACILITY
5.3585 in
609'
607'
B
B
B
B
CAMERA
ARM
100'
50'
100'
SCALE: 1" = 100'
0
01
VICINITY MAP
(NOT-TO-SCALE)
MARBELLA RANCH
BILLBOARD LOCATION & WIRELESS
COMMUNICATIONS FACILITY EXHIBIT &
POD SITE PLAN
PORTIONS OF LAND LOCATED IN THE NORTH HALF OF SECTION 2,
TOWNSHIP 2 NORTH, RANGE 1 WEST, OF THE GILA AND SALT RIVER MERIDIAN,
MARICOPA COUNTY, ARIZONA
BILLBOARD LOCATION EXHIBIT
CVL Contact:
CVL Project #:
SHEET
OF
Printed By: BradH Print Date: May 18, 2023 Filename: N:\01\0316701\Cadd\ALTA\Northern Ave Pkwy\VS.EXHIBIT.dwg
DATE
NO.
REVISION
MARBELLA RANCH BILLBOARDS
MARICOPA COUNTY, ARIZONA
1
ADDED ARCHITECTURAL SITE PLAN
04/14/23
J. DODD
1-01-03167-01
03
Coe & Van Loo Consultants, Inc.
4550 North 12th Street
Phoenix, Arizona 85014
602-264-6831
www.cvlci.com
CELEBRATING60 YEARS
© 2021 Coe & Van Loo Consultants, Inc.
All rights reserved to
reproduction in any format
APN 501-53-011B
PLAINS LPG SERVICES LP
DOC. NO. 2013-0311140
APN 501-53-010H
JORDE FARMS 3, L.L.C.
DOC. NO. 2020-1250626
ZONING: RU-43 MAAMF MCP
APN 501-53-015H
JORDE FARMS 3, L.L.C.
DOC. NO. 2020-1250626
ZONING: RU-43 MAAMF MCP
APN 501-53-869
MARBELLA RANCH
COMMUNITY ASSOCIATION
TRACT "A"
BK. 1499 OF MAPS, PG. 13
DOC. 2019-1022138
NORTHERN PARKWAY
APN 501-53-012E
LIBERTY UTILITIES LITCHFIELD PARK
WATER AND SEWER CORP.
DOC. 2020-1023368
8' UTILITY EASEMENT
DOC. NO. 2022-0644204
20' ACCESS EASEMENT
DOC. NO. 2022-0644204
20' WATER AND SEWER
LINE EASEMENT
DOC. NO. 2022-0344070
20' ACCESS EASEMENT
DOC. NO. 2022-0644204
20' WATER AND SEWER
LINE EASEMENT
DOC. NO. 2022-0344070
20' ACCESS EASEMENT
DOC. NO. 2022-0644204
20' WATER AND SEWER
LINE EASEMENT
DOC. NO. 2022-0344070
8' UTILITY EASEMENT
DOC. NO. 2022-0644204
8' UTILITY EASEMENT
DOC. NO. 2022-0644204
FOUND CITY OF EL MIRAGE
BRASS CAP
FOUND CITY
OF EL MIRAGE
BRASS CAP
FOUND CITY OF EL MIRAGE
BRASS CAP
FOUND CITY OF EL MIRAGE
BRASS CAP
NORTHWEST CORNER
SECTION 2
TOWNSHIP 2 NORTH
RANGE 1 WEST
NORTH 1/4 CORNER
SECTION 2
TOWNSHIP 2 NORTH
RANGE 1 WEST
NORTHEAST CORNER
SECTION 2
TOWNSHIP 2 NORTH
RANGE 1 WEST
R/W
VARIES
R/W
VARIES
R/W VARIES
PROPOSED
60'X60'
BILLBOARD
EASEMENT
AREA= 3,604 SQ. FT.
OR 0.083 ACRES
SEE DETAIL "A"
PROPOSED
60'X60'
BILLBOARD
EASEMENT
AREA= 3,604 SQ. FT.
OR 0.083 ACRES
SEE DETAIL "B"
PROPOSED
60'X60'
BILLBOARD
EASEMENT
AREA= 3624 SQ. FT.
OR 0.083 ACRES
SEE DETAIL "C"
NOTES
THE LOCATION OF THE BILLBOARDS SHOWN HEREON ARE BASED UPON SURVEYED
FIELD LOCATION AT THE DIRECTION OF THE CLIENT.
THE BASIS OF BEARINGS FOR THIS EXHIBIT IS SOUTH 89°10'27" EAST ALONG THE NORTH
LINE OF THE NORTHWEST QUARTER OF SECTION 2, TOWNSHIP 2 NORTH, RANGE 2
WEST OF THE GILA AND SALT RIVER MERIDIAN.
SOURCES USED IN THE PREPARATION OF THIS EXHIBIT INCLUDE:
BOOK 1557 OF MAPS, PAGE 18
AN UNRECORDED ALTA/N.S.P.S. LAND TITLE SURVEY BY THOMAS L. ROPE OF LAND
SURVEY SERVICES, P.L.C., DATED NOVEMBER 15, 2021, JOB NO. 14008-C (R1)
THE BILLBOARDS SHOWN HEREON ARE 14' x 48' SINGLE POST CENTERMOUNT DOUBLE
FACE 30° LED V-BUILD STRUCTURE AT 65' OVERALL HEIGHT, AS DEPICTED IN THE PLAN
PROVIDED BY OUTFRONT MEDIA BY RMG OUTDOOR INC. , DATED 02/03/2023
ALL PROPOSED BILLBOARDS ARE WITHIN 300' OF NORTHERN PARKWAY.
SITE INDUSTRIAL DEVELOPMENT APPROVED WITH POD CASE #Z2022211
THE PROPOSED BILLBOARD AND CELL TOWER EASEMENTS SHOWN HEREON ARE PER
DOCUMENT NO. 2023-0145245, RECORDS OF MARICOPA COUNTY, ARIZONA.
SITES
EXHIBIT PREPARED FOR
OUTFRONT MEDIA
3450,2390 E. CAMELBACK ROAD
PHOENIX, AZ. 85016
(PAVED PUBLIC ROAD)
APN 501-53-010H
JORDE FARMS 3, L.L.C.
DOC. NO. 2020-1250626
ZONING: RU-43 MAAMF MCP
DETAIL "A"
1"=20'
DETAIL "B"
1"=20'
DETAIL "C"
1"=20'
1.0'
OWNER
JORDE FARMS 3, L.L.C.
8601 N SCOTTSDALE RD #335
SCOTTSDALE AZ. USA 85253
I, RICHARD G. ALCOCER, HEREBY CERTIFY THAT I AM A REGISTERED LAND SURVEYOR
IN THE STATE OF ARIZONA, THAT THIS MAP, CONSISTING OF ONE (1) SHEET,
CORRECTLY REPRESENTS A BOUNDARY SURVEY MADE UNDER MY SUPERVISION
DURING THE MONTH OF NOVEMBER, 2021, THAT THE SURVEY IS TRUE AND COMPLETE
AS SHOWN, THAT ALL MONUMENTS SHOWN ACTUALLY EXIST OR WILL BE SET AS
SHOWN, THAT THEIR POSITIONS ARE CORRECTLY SHOWN AND THAT SAID MONUMENTS
ARE SUFFICIENT TO ENABLE THE SURVEY TO BE RETRACED.
RICHARD G. ALCOCER
REGISTRATION NUMBER 33851
4550 N. 12TH STREET
PHOENIX, ARIZONA 85014
(602)-264-6831
CVLSURVEY@CVLCI.COM
CERTIFICATION
R/W
APN
PG.
PUE
C
BK.
DOC.
C
C
C
RIGHT-OF-WAY
ASSESSOR PARCEL NUMBER
PAGE
PROPOSED PUBLIC
UTILITY EASEMENT (R1)
FOUND BRASS CAP FLUSH
CALCULATED POSITION (R1)
MONUMENT OBLITERATED DURING
ROADWAY CONSTRUCTION
BOOK
DOCUMENT NUMBER
LEGEND
748'
PROPOSED
60'X60'
BILLBOARD
EASEMENT
AREA= 3,600 SQ. FT.
OR 0.083 ACRES
SEE DETAIL "E"
PROPOSED
CELL TOWER
EASEMENT
AREA= 7,619 SQ. FT.
OR 0.175 ACRES
SEE DETAIL "D" &
DETAIL "F" ON SHEET 2
DETAIL "D"
1"=20'
150' DRAINAGE EASEMENT
BK. 1499 OF MAPS, PG. 13
1.0'
4.3'
10.7'
24.3'
7.4'
11.4'
21.1'
1.0'
4.7'
23.9'
11.4'
DETAIL "E"
1"=20'
1.0'
14.1'
14.5'
11.6'
FUTURE
CARRIER
LEASE AREA
PROPOSED 120'
SELF SUPPORT
TOWER
FUTURE
CARRIER
LEASE AREA
85.9'
34.8'
25.5'
27.9'
FUTURE
CARRIER
LEASE AREA
12' UTILITY EASEMENT
DOC. NO. 2021-0604744
APS
SWITCH
CABINET
BOLLARD
APS
ARIZONA PUBLIC SERVICE
R/W VARIES
EDGE OF FREEWAY
TRAVEL LANE
EDGE OF FREEWAY
TRAVEL LANE
144.9'
157.6'
182.1'
148.9'
DIGITAL
FACE
DIGITAL
FACE
STATIC
FACE
DIGITAL
FACE
DIGITAL
FACE
STATIC
FACE
STATIC
FACE
STATIC
FACE
CAMERA
ARM
CAMERA
ARM
CAMERA
ARM
LINE TABLE
NO.
BEARING
LENGTH
CURVE TABLE
NO.
LENGTH
RADIUS
DELTA
TANGENT
CHORD
CHORD-BEARING
BILLBOARD LOCATION EXHIBIT
CVL Contact:
CVL Project #:
SHEET
OF
Printed By: BradH Print Date: May 18, 2023 Filename: N:\01\0316701\Cadd\ALTA\Northern Ave Pkwy\VS.EXHIBIT.dwg
DATE
NO.
REVISION
MARBELLA RANCH BILLBOARDS
MARICOPA COUNTY, ARIZONA
1
ADDED ARCHITECTURAL SITE PLAN
04/14/23
J. DODD
1-01-03167-01
03
Coe & Van Loo Consultants, Inc.
4550 North 12th Street
Phoenix, Arizona 85014
602-264-6831
www.cvlci.com
CELEBRATING60 YEARS
© 2021 Coe & Van Loo Consultants, Inc.
All rights reserved to
reproduction in any format
02
APN 501-53-011B
PLAINS LPG SERVICES LP
DOC. 2013-0311140
APN 501-53-010H
JORDE FARMS 3, L.L.C.
DOC. 2020-1250626
ZONING: RU-43 MAAMF MCP
NORTHERN PARKWAY
FOUND CITY OF EL MIRAGE
BRASS CAP
FOUND CITY
OF EL MIRAGE
BRASS CAP
FOUND CITY OF EL MIRAGE
BRASS CAP
PROPOSED
60'X60'
BILLBOARD
EASEMENT
AREA= 3,604 SQ. FT.
OR 0.083 ACRES
SEE DETAIL "A"
ON SHEET 1
PROPOSED
60'X60'
BILLBOARD
EASEMENT
AREA= 3,604 SQ. FT.
OR 0.083 ACRES
SEE DETAIL "B"
ON SHEET 1
PROPOSED
60'X60'
BILLBOARD
EASEMENT
AREA= 3624 SQ. FT.
OR 0.083 ACRES
SEE DETAIL "C"
ON SHEET 1
(PAVED PUBLIC ROAD)
PROPOSED
60'X60'
BILLBOARD
EASEMENT
AREA= 3,600 SQ. FT.
OR 0.083 ACRES
SEE DETAIL "E"
ON SHEET 1
R/W VARIES
R/W VARIES
R/W VARIES
150' DRAINAGE EASEMENT
BK. 1499 OF MAPS, PG. 13
NORTHWEST CORNER
SECTION 2
TOWNSHIP 2 NORTH
RANGE 1 WEST
NORTH 1/4 CORNER
SECTION 2
TOWNSHIP 2 NORTH
RANGE 1 WEST
NORTHEAST CORNER
SECTION 2
TOWNSHIP 2 NORTH
RANGE 1 WEST
C
C
C
8' UTILITY EASEMENT
DOC. NO. 2022-0644204
12' UTILITY EASEMENT
DOC. NO. 2021-0604744
8' UTILITY EASEMENT
DOC. NO. 2022-0644204
APN 501-53-015G
MSP HC SFR MARBELLA LLC
DOC. 2021-1345768
ZONING: R-5
N.T.S.
APN 501-53-012E
LIBERTY UTILITIES LITCHFIELD
PARK WATER AND SEWER CORP.
DOC. 2020-1023368
APN: 501-53-010F
LIBERTY UTILITIES
(LITCHFIELD PARK WATER & SE
DOC. 2020-1023368
R/W
APN
PG.
PUE
C
BK.
DOC.
RIGHT-OF-WAY
ASSESSOR PARCEL NUMBER
PAGE
PROPOSED PUBLIC
UTILITY EASEMENT (R1)
FOUND BRASS CAP FLUSH
CALCULATED POSITION (R1)
MONUMENT OBLITERATED DURING
ROADWAY CONSTRUCTION
BOOK
DOCUMENT NUMBER
LEGEND
BOLLARD
APS
ARIZONA PUBLIC SERVICE
APN 501-53-869
MARBELLA RANCH
COMMUNITY ASSOCIATION
TRACT "A"
BK. 1499 OF MAPS, PG. 13
DOC. 2019-1022138
APN 501-53-012B
GLENDALE SALT DEVELOPMENT LLC
DOC. 2014-0181821
ZONING RU-43
312.2'
ZONING: RU-43 MAAMF MCP
ZONING: R-5
ZONING: RU-43 MAAMF MCP
ZONING: R-5
0
75'
150'
150'
SCALE: 1" = 150'
HEIGHT OF STRUCTURE
ELEV. = 120.0'
PROPOSED FUTURE CARRIER EQUIPMENT
(12) ANTENNAS
(12) RRHS
ON PROPOSED MOUNT
RAD CENTER OF FUTURE CARRIER
ELEV. = 116.0'
RAD CENTER OF FUTURE CARRIER
ELEV. = 106.0'
RAD CENTER OF FUTURE CARRIER
ELEV. = 96.0'
PROPOSED 120.0' SELF SUPPORT TOWER
PROPOSED 60'X60'
CHAIN LINK FENCE
COMPOUND WITH
PRIVACY SLATS
DETAIL "F"
1"=20'
623.5'
FOUND CITY OF EL MIRAGE
BRASS CAP
20' ACCESS EASEMENT
DOC. NO. 2022-0644204
20' WATER AND SEWER
LINE EASEMENT
DOC. NO. 2022-0344070
PROPOSED
CELL TOWER
EASEMENT
AREA= 7,619 SQ. FT.
OR 0.175 ACRES
SEE DETAIL "D"
ON SHEET 1 &
DETAIL "F" ON THIS SHEET
20' ACCESS EASEMENT
DOC. NO. 2022-0644204
20' WATER AND SEWER
LINE EASEMENT
DOC. NO. 2022-0344070
145.0'
157.6'
183.5'
149.5'
EDGE OF FREEWAY
TRAVEL LANE
EDGE OF FREEWAY
TRAVEL LANE
APN 501-53-010H
JORDE FARMS 3, L.L.C.
DOC. 2020-1250626
ZONING: RU-43 MAAMF MCP
APN 501-53-015H
JORDE FARMS 3, L.L.C.
DOC. 2020-1250626
ZONING: RU-43 MAAMF MCP
BILLBOARD LOCATION EXHIBIT
CVL Contact:
CVL Project #:
SHEET
OF
Printed By: BradH Print Date: May 18, 2023 Filename: N:\01\0316701\Cadd\ALTA\Northern Ave Pkwy\VS.EXHIBIT.dwg
DATE
NO.
REVISION
MARBELLA RANCH BILLBOARDS
MARICOPA COUNTY, ARIZONA
1
ADDED ARCHITECTURAL SITE PLAN
04/14/23
J. DODD
1-01-03167-01
03
Coe & Van Loo Consultants, Inc.
4550 North 12th Street
Phoenix, Arizona 85014
602-264-6831
www.cvlci.com
CELEBRATING60 YEARS
© 2021 Coe & Van Loo Consultants, Inc.
All rights reserved to
reproduction in any format
NORTHERN PARKWAY
(PAVED PUBLIC ROAD)
R/W VARIES
R/W VARIES
R/W VARIES
NORTHWEST CORNER
SECTION 2
TOWNSHIP 2 NORTH
RANGE 1 WEST
NORTH 1/4 CORNER
SECTION 2
TOWNSHIP 2 NORTH
RANGE 1 WEST
NORTHEAST CORNER
SECTION 2
TOWNSHIP 2 NORTH
RANGE 1 WEST
C
C
C
ZONING: R-5
0
75'
150'
150'
SCALE: 1" = 150'
EDGE OF FREEWAY
TRAVEL LANE
EDGE OF FREEWAY
TRAVEL LANE
03
PROPOSED INDUSTRIAL DEVELOPMENT SITE PLAN
PROPOSED BUILDING 6
PROPOSED
BUILDING 3
PROPOSED
BUILDING 2
PROPOSED
BUILDING 4
PROPOSED
BUILDING 5
PROPOSED
BUILDING 1
PROPOSED
RETENTION
PROPOSED
RETENTION
PROPOSED
RETENTION
PROPOSED
RETENTION
PROPOSED
RETENTION
PROPOSED
RETENTION
PROPOSED
RETENTION
PROPOSED
RETENTION
PROPOSED
RETENTION
PROPOSED DRIVEWAY
PROPOSED DRIVEWAY
PROPOSED DRIVEWAY
PROPOSED DRIVEWAY
SEE SHEET 2 FOR DETAILED PARCEL INFORMATION
APN:
501-53-010H AND 501-53-015H
EXISTING ZONING:
RURAL-43
MILITARY AIRPORT
ANCILLARY MILITARY FACILITY OVERLAY
PROPOSED USE:
LIGHT INDUSTRIAL, WAREHOUSING, DISTRIBUTION, OFFICE AND/OR SIMILAR PERMITTED
USES PERMITTED BY THE MILITARY COMPATIBILITY PERMIT
SCHOOL DISTRICT:
DYSART UNIFIED SCHOOL DISTRICT #89
PUBLIC UTILITY PROVIDERS:
WATER: LIBERTY UTILITIES
SEWER: LIBERTY UTILITIES
ELECTRIC: ARIZONA PUBLIC SERVICE
NATURAL GAS: SOUTHWEST GAS
POLICE: MARICOPA COUNTY SHERIFF'S OFFICE
FIRE PROTECTION: RURAL METRO FIRE DEPARTMENT
TELECOMMUNICATIONS: CENTURY LINK/COX COMMUNICATIONS
REFUSE (PRIVATE): WASTE MANAGEMENT, REPUBLIC SERVICES OR OTHER PRIVATE
PROVIDER
Marbella West
Military Compatibility Permit (MCP) Amendment with a Plan of
Development (POD) Request
APN: 501-53-010H & 501-53-015H
General Location: Approximately 1,320' East of the SEC of Dysart Road
and Northern Parkway
Case # MCP 2023003
1st Submittal Date: February 9, 2023
2nd Submittal Date: April 11, 2023
3rd Submittal Date: June 5, 2023
Page | 2
Purpose of Request
This request is for a Military Compatibility Permit (MCP) Amendment and to establish a
Plan of Development (POD) for four (4) Outfront digital & static billboards and a wireless
communications tower facility on the subject parcels, APN 501-53-010H & 501-53-015H
(the “Property”), which are 51.2 acres and 11.2 acres respectively. (See Figure 1: 2022
Aerial of Subject Site and Surrounding Area). However, the site disturbance for this
request would be less than 1-acre total.
The subject parcels are both currently vacant and zoned Rural-43 within the Military
Airport and Ancillary Military Facility (MAAMF) overlay due to being located within the
Luke Air Force Base (LAFB) LDN 65 Noise Contour (See Figure 2: LAFB Map with LDN
65 Noise Contour Boundaries). No other changes to the existing site and approved
MCP other than related to the billboards and cell tower are being proposed with this MCP
Amendment/POD entitlement request.
Figure 1: 2022 Aerial of Subject Site and Surrounding Area
Page | 3
Figure 2: LAFB Map with LDN 65 Noise Contour Boundaries
Background
The original entitlement for the site was approved on October 7, 2020 under case #
MCP2020002. This MCP approved commercial and industrial uses for the site including
billboards (total of three (3) maximum along Northern Avenue) and established
development standards for the property and the billboards. There was no POD involved
at the time that the MCP was approved as there was no precise plan proposed and thus
not stipulated at the time of approval.
It should be noted that both parcel areas (where proposed uses with this proposal) were
included within the MCP2020002 approval boundaries (See Figure 3: MCP2020002
Entitlement Site Boundary Aerial). The excluded area as shown on the aerial (from
Maricopa County Planning and Development staff report) is within the Marbella Ranch
Parcels 5 & 6 recorded subdivision as a tract designated for open space and retention.
Page | 4
Figure 3: MCP2020002 Entitlement Site Boundary Aerial
A Use Compatibility and Consistency Determination (UCCD) was deemed compatible by
LAFB under case #UC2022015 on July 7, 2022 to allow for digital capabilities of the
already approved three (3) billboards with MCP2020002. A subsequent UCCD under
case #UC2022024 was also approved by LAFB on November 13, 2022 to establish an
additional digital billboard (65’ in height and 672 sq. ft. in sign area) on APN 501-53-015H
for a total of four (4) signs, and to add a wireless communication facility cell tower land
use at 120’ in height.
Description of Proposal
The Property is located directly adjacent to Northern Parkway Freeway (formerly Northern
Avenue) to the north of the subject parcels. The proposal would include three (3)
billboards on APN 501-53-010H and one (1) billboard on APN 501-53-015H. The
proposed 120’ maximum height wireless communications facility would also be located
on APN 501-53-015H. All four (4) billboards would be v-shaped, dual faced with all faces
having the ability for digital and/or static technology (as proposed with modifications to
conditions of MCP approval), maximum heights of 65’, maximum sign areas of 672 sq.
ft., and separation distances of minimum 600’ which were already established with
approved conditions from MCP2020002.
The proposed billboards and wireless communications facility would be contained within
separate easement areas to allow for easy access from Northern Parkway for
maintenance purposes when needed. The cell tower facility would be approximately
Page | 5
7,600 sq. ft. in size for the lease area, while the billboards lease areas will be
approximately 3,600 sq. ft.
Billboards:
A proposed additional billboard is being requested as the Northern Parkway has been
developed from its former arterial designation (See Figure 4: MCDOT Northern Parkway
Development Map). Per the provided exhibit below, Northern Parkway is recognized as
a freeway to allow for digital billboards per the Maricopa County Zoning Ordinance
(MCZO) definitions. The subject site is shown to be adjacent to the completed parkway
section that is no longer considered Northern Avenue. This allows for digital capabilities
for increased visibility from the freeway within a military overlay designated area.
Commercial and industrial land uses will dominate this corridor where new residential
development is not allowed. Specifically, the billboards v-shaped design will focus the
illumination towards the east & west, parallel to Northern Parkway to the north adjacent
to the Property, so any residential development to the south/east would not have direct
views or light spillage effects of the illumination from the billboards.
Figure 4: MCDOT Northern Parkway Development Map
Digital billboard displays can offer multiple advertisers given that the sign changes every
8 seconds (minimum). The digital technology will also be shut off at night by 11:00 p.m.
to meet dark sky requirements. It will also allow and provide for important public safety
and emergency messaging when needed. Specifically, the digital faces will adhere to all
general provisions of Maricopa County Zoning Ordinance (MCZO) Article 1403.3.1.J.
including louver technology to limit light spillage. Also, with this POD, the applicant also
proposes limiting to 50% of the sign faces to be static with top down illumination and the
other 50% as digital illumination so as not to create a full digital corridor at this time. The
additional 4th proposed billboard will not change the current approved standards for
separation distance of 600’, which all billboards will meet. The additional billboard will not
affect any residential development, see Figure 2 where land directly north of the
site/Northern Parkway are also within the LAFB Noise contours where residential
Page | 6
development is prohibited. See below for specifics of each billboard face for digital and
static (matches current site plan for POD):
Sign #1 (site plan detail ‘A’) - WF digital/EF digital
Sign #2 (site plan detail ‘B’) - WF static/EF digital
Sign #3 (site plan detail ‘C’) - WF digital/EF static
Sign #4 (site plan detail ‘E’) - Both faces static
Furthermore, the current site plan shows the distance from the proposed 4th billboard
(eastern location) from the closest residential (R-5) zoned property, which is 312’ where
MCP2020002 reduced this requirement to 0’ with conditions ‘f.18’ & ‘f.19’ (also for
billboards along Northern) since the adjacent rural zoned property is also partially within
the military overlay where residential development is prohibited. It should be noted that
the current platted Marbella Ranch subdivision to the south is even further distance (over
900’) from the mentioned proposed billboard.
For the static billboards, an additional max. 5’ above the ultimate max. 65’ height in
billboard structure is being requested to change with the MCP modification of conditions.
This is needed as the top down lighting can be curved over the billboard to provide
complete visibility with proper illumination distribution on each static face. Otherwise, if
the lighting is flush with the billboard, the lighting does not capture the entire billboard and
thus the advertisements as intended to be viewed would not be fully visible.
Lastly, for the proposed 4th billboard on the eastern parcel (APN 501-53-015H), in addition
to being 312’ from the R-5 zoned parcel (APN 501-53-015G) to the southeast, the
applicant is proposing mitigation standards to limit the illumination of the eastern face of
the subject billboard to be shutoff at 11:00 p.m. to match the digital billboard requirements.
Also, the eastern face will include a 3’ “light shroud” to block light spillage to the adjacent
property – see Figure 5: Eastern Billboard Plan View and Photo Examples of Light
Shroud. It should be noted that the adjacent R-5 zoned property has an approved POD
(Z2021138) for a future build-to-rent community that will be entirely single-story (approx.
17’ height) units according to the approved site plan. The subject site for the 4th billboard
will include a large industrial warehouse building between the R-5 zoned parcel as shown
on the site plan, where the approved MCP2020002 allows for industrial building heights
up to 60’.
Page | 7
Figure 5: Eastern Billboard Plan View and Photo Examples of Light Shroud
Page | 8
Wireless Communications Facility:
The proposed wireless communications facility and tower will deliver the growing area
along Northern Parkway increased cellular service and will allow for co-location
capabilities of multiple carriers. This facility would also be able to service existing
residential to the south and east of the subject site down to Glendale Avenue. The cell
tower elevations show three (3) total RAD areas for these future carriers at center heights
of 116’, 106’, and 96’ respectively. A proposed chain link fence (min. 6’ height) with
privacy slats is proposed to screen the cell site as detailed on the site plan elevation. Per
staff direction, the tower will also be painted to match the natural desert landscape. There
is a pending industrial development POD (Z2022211) on the subject site that will include
their own screening, so no need to further screen with a solid wall from industrial buildings
and site.
The requested 120’ height for the cell/lattice tower would be shorter than many other
lattice towers in the County jurisdictions. The height and structure is proposed in order to
limit the number of additional cell towers needed for the area by increasing the canopy
range of service which is achieved by increased height. This is why the antennae arrays
are also positioned near the top of the tower and to allow for multiple future carriers.
Proposed location of the cell tower is strategically placed to be further away from the
residential (R-5 zoned parcel to the south (approximately 623’ as labeled on the site plan),
while also not being visually obstructing the views of the billboards. By being closer to
Northern Parkway (approximately 85’ setback from lattice tower), this can provide more
range of service option to properties within the City of El Mirage to the north and
emergency services along the parkway.
Industry standards require a much larger diameter of antennae arrays than the max. 8’ in
the MCZO to capture a larger radius of service and thus further limiting the need for more
cell towers. Given there have been many examples of approvals of these standards, our
proposal is for a max. 24’ antennae array diameter. This also takes into account that the
proposed lattice structure is much wider than a typical cell tower monopole (in this case,
up to 6’ where arrays are to be located). Also, the requested diameter of the tower will be
14’ due to the base being larger for more support – see Figure 6: Conceptual Elevation
Exhibit. As previously mentioned, this will help increase the range of cellular service and
reduce the amount of additional towers needed in the area to maintain this level of service.
See below for table of each proposed WCF standard with this MCP compared to
underlying rural standards. Due to the usual rural character, many of the standards would
make sense in typical circumstances. However, with the military overlay restricting any
residential development, the proposed MCP standards are justified.
Page | 9
Wireless Communications Facility - MCP Standard Table
Regulation
MCZO Regulations
Proposed MCP Standard for
WCF
Maximum Height
80’ (measured from natural
adjacent grade)
120’ (measured from
natural adjacent grade)
Maximum Diameter of
Antennae Arrays
8’
24’
Maximum Diameter of
Support Structure
30”
14’
Setbacks
2’ (setback): 1’ (height)
Min. 25’ to west
Min. 80’ to north
Screening
Min. 6’ Screen Wall (for
ground equipment)
Min. 6’ (h) Chain Link
Fence with Privacy Slats
Page | 10
Figure 6: Conceptual Elevation Exhibit
Page | 11
Proposed Revisions to MCP2020002 conditions of approval:
For the billboards, the applicant is proposing revisions to specific conditions of approval
from MCP2020002 to reflect the MCP Amendment and POD request. Also, this will
change the requirements to closely match other current billboard regulations approved
with text amendment (TA2018001) in 2022. Below are these proposed updates to these
conditions of MCP2020002 with provided explanations:
Update latest references to related UCCD’s, clarify billboards with digital
capabilities and static options, and add “wireless communications facilities” as an
allowed use all under condition ‘b’:
b.
The Military Compatibility Permit shall be limited to the following uses as
per UC2019006, UC2022015, and UC2022024:
13.
Offsite Advertising (Billboards) – digital or static (with lighting
options).
45.
Wireless Communications Facilities
Update certain MCP development standards under condition ‘f’ including
maximum height of billboards and wireless communications tower, additional
billboard (maximum 4), and language to clarify Northern Parkway adjacent to the
Property:
f.
The following standards shall apply to the Military Compatibility Permit:
11.
Offsite Sign Max. Height – 65’ (top down light fixtures for static
billboards can extend above max. height for an additional max.
5’).
13.
Min. Separation Distance – 1,000’ / Maximum of 3 4 Off-site signs
along Northern Avenue Parkway at min. 600’ separation distance.
19.
Offsite Sign Min. Separation from Rural or Residential zoning
District – 100’/ 0’ along the perimeter of Northern Avenue
Parkway only
20.
The following requirements for the eastern (4th billboard)
eastern static face shall apply:
a. Static billboard illumination shall be shutoff by 11:00 p.m.
b. A min. 3’ light shroud shall be installed.
Page | 12
21.
The following wireless communications facility standards shall
apply:
a. Maximum Height: 120’ (measured from natural grade).
b. Maximum Diameter of Antenna Arrays: 24’
c. Maximum Diameter of Tower: 14’
d. Minimum Setbacks: 25’ to west and 80’ to north property
lines.
e. Screening: Minimum 6’ (h) chain link fence with privacy
slats.
f. The WCF shall be painted a natural desert color and shall be
maintained to match the natural desert landscape of the
area.
Relationship to Surrounding Properties
Contiguous properties to the subject site are mostly RU-43 zoned with MAAMF overlay
that restricts new residential land uses. North of the site is Northern Parkway with City of
El Mirage jurisdiction on the north side of this freeway with vacant land and several
established industrial operations.
To the west is part of the Morton Salt facility (See Figure 7: Zoning Map). Although the
Marbella Ranch subdivision is located south and east of the eastern Property parcel, the
closest lot is approximately 1,000’ from the closest proposed eastern billboard. These
digital billboards will also require louver technology and will be oriented to Northern
Parkway to the north and would not be able to be viewed by these residences.
North: Zoned RU-43 MAAMF – Northern Parkway then EI (Employment/Industry) zoning
district in City of El Mirage.
South: Zoned RU-43 MAAMF – Vacant tract within the Marbella Ranch Parcels 5 & 6
recorded subdivision designated for open space and retention purposes.
East: Zoned R-5 RUPD – Vacant
West: Zoned RU-43 MAAMF – Morton’s Salt facility
Page | 13
Figure 7: Zoning Map
Location, Accessibility, and Circulation
The site will be accessible from Northern Parkway to the north of the subject parcels. This
will allow for easy access for maintenance of the signs and wireless communications
facility.
Development Schedule
Permits for the billboards and wireless communications facility will applied for once
entitlement of MCP Amendment and POD are approved.
Public Utilities and Services
Water: Liberty Utilities
Wastewater: Liberty Utilities
Gas: Southwest Gas Corporation
Telephone: Century Link/Cox
Cable TV: Century Link/Cox
School District: Dysart School District
Electrical: APS
Police: MCSO
Fire: Rural Metro
Page | 14
Conclusion
Digital signage provides opportunities for changeable advertisement displays and
important government messages when needed. The proposed billboard locations with the
POD portion will be strategically placed in an ideal location on the Northern Parkway
freeway within a military overlay that restricts any new residential development. LAFB has
cleared the additional billboard (total of 4) and cell tower uses (including 120’) with the
most recent UCCD. The applicant has included mitigation measure to limit light trespass
to the R-5 property, with industrial development and large warehouse buildings pending
for the subject site between the future build-for-rent development to the south. The
proposed wireless communications facility is essential to expanding the radius and quality
of cell service for the surrounding community.
Planning & Development
301 W. Jefferson St., Suite 170
Phoenix, Arizona 85003
Maricopa.gov
Anh Harambasic, PE
Planning & Development
Phone: (602) 506-3611
www.maricopa.gov/planning
email address:
Anh.Harambasic@maricopa.gov
Maricopa County
Planning & Development Department
Date:
June 16, 2023
Memo To: Darren Gerard, AICP, Planning Manager, Department of Planning &
Development
Attn:
Joseph Mueller, Planner, Planning & Development Services
cc:
Bob Fedorka, PE, Engineering Supervisor, Planning and Development
From:
Anh Harambasic, PE, Plans Examiner Engineer, Planning &
Development
Subject:
MCP2023003 – Marbella West Billboard and Cell Tower
APN(s):
501-53-010H and 501-53-015H 12805 W Northern Ave Glendale, AZ
Summary- Request for Military Compatibility Permit (MCP) Amendment and to
establish a POD for 4 digital billboards and a wireless communications tower facility
adjacent to ROW.
Engineering Review (DPR, FCDMC and PND Transportation) has reviewed the third
plan (EDR#3) along with supplemental details routed for review on 6.8.2023 for the
subject application and has no objections to this application provided any approvals
include the following stipulations:
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. If grading is performed for the installation of the billboards a detailed grading
and drainage (Site Infrastructure) Plans must be submitted with the
application for Building Permits.
3. Northern Avenue frontage road is a MCDOT ROW. Any work within the Right
of way will require a TC permit. This shall include grading, installation of
utilities and/or cutting of asphalt. A traffic control plan will be required if
Northern frontage road traffic will be impacted due to the installation of the
billboards.
4. MCDOT has a current TIP project (TT0347 Northern Parkway) adjacent to
this site. Coordination of potential impacts must be communicated to Ben
Markert. Please contact him via email at Ben.Markert@Maricopa.Gov or by
phone at 602-506-8651.
Page 2 of 2
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
FLOOD CONTROL DISTRICT OF MARICOPA COUNTY REFERENCES:
Floodplain Regulations for Maricopa County:
https://www.maricopa.gov/DocumentCenter/View/630
For Additional Information See:
https://www.maricopa.gov/3847/Flood-Control-District
PND TRANSPORTATION REFERENCES:
Residential Driveway Guidelines
https://www.maricopa.gov/documentcenter/view/362
Roadway Design Manual
http://www.mcdot.maricopa.gov/DocumentCenter/View/24883
Maricopa County Resolution for ROW Permits
https://www.maricopa.gov/documentcenter/view/364
For Additional Information See:
https://www.maricopa.gov/156/MCDOT
PND STORMWATER QUALITY (SWPPP) REFERENCES:
Storm Water Quality Management and Discharge Control Regulation
https://www.maricopa.gov/DocumentCenter/View/6577
Air Pollution Control Regulations Rule 310
https://www.maricopa.gov/DocumentCenter/View/5354
For Additional Information See:
https://www.maricopa.gov/3980/Water-Sewage-Stormwater-Waste
1
Joseph Mueller (PND)
From:
JAMES, MARK C CIV USAF AETC 56 FW/CVE <mark.james.14@us.af.mil>
Sent:
Wednesday, March 1, 2023 2:34 PM
To:
Joseph Mueller (PND)
Cc:
56 FW/CIT Community Initiative
Subject:
[WARNING: ATTACHMENT UNSCANNED]RE: MCP2023003 - Marbella West-Billboard
and Cell Tower Facility
Joseph,
Thank you for the opportunity to provide comments on the Military Compatibility Permit application for Assessor Parcel
Numbers: 501-53-010H and 501-53-015H. The proposed digital billboards and wireless communication tower as stated
in the Narrative will not have a negative impact on Luke AFB Operations.
Respectfully,
Mark James
Deputy Director, Community Initiatives Team
56th Fighter Wing
Luke AFB AZ 85309
Office: 623-856-6175
DSN: 896-6175
From: Joseph Mueller (PND) <Joseph.Mueller@Maricopa.Gov>
Sent: Thursday, February 16, 2023 1:00 PM
To: c4rd85340@cox.net; ken.nyman@azag.gov; Scott Wilken <swilken@azmag.gov>; kcotner@azmag.gov;
eva.pearce@dysart.org; Kevin.Shipman@Dysart.org; 56 FW/CIT Community Initiative
<56FW.CIT.CommunityInitiative@us.af.mil>; jmacias@m3designllc.com; Gehlert, George <ggehlert@glendaleaz.com>;
sonny@litchfield-park.org; planning@surpriseaz.gov; jfox@youngtownaz.org; pmaslowksi@litchfield-park.org;
CHRIS.JACQUES@PEORIAAZ.GOV; Lorie Dever <LORIE.DEVER@PEORIAAZ.GOV>; alan.stephenson@phoenix.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>;
agarza@azmag.gov
Subject: [URL Verdict: Neutral][Non-DoD Source] MCP2023003 - Marbella West-Billboard and Cell Tower Facility
Good afternoon,
We have received the above request for a Military Compatibility Permit to modify previously approved MCP2020002 to
allow for four billboards and a Wireless Communication Facility (cell tower) on APNs 501-53-010H and 501-53-
015H. The subject properties are east of the SEC of Northern Ave. and Dysart Rd.
The TAC meeting will be held March 7th.
Please let me know if you have any comments, questions, or concerns.
Kind regards,
2
Joseph Mueller
PLANNING & DEVELOPMENT
301 W Jefferson St Phoenix, AZ 85003
Planner
O: 602-506-7629
MARICOPA.GOV
Facebook | Instagram | Twitter | YouTube
1
Joseph Mueller (PND)
From:
Benjamin Timm <btimm@tblaw.com>
Sent:
Friday, June 23, 2023 2:23 PM
To:
Joseph Mueller (PND)
Cc:
Kurt A. Jones; William E. Lally
Subject:
RE: MCP2023003
Joseph,
The primary reason for the lattice tower as opposed to a monopole tower is the ability to attach more equipment to it in
order to maximize its efficiency. This allows for one lattice tower to accommodate more equipment, reducing the
amount of towers needed in the area compared to a monopole.
Please reach out with any other questions.
Best,
Benjamin Timm | Summer Associate
D 480.258.4498
TIFFANY & BOSCO, P.A.
CONFIDENTIALITY NOTICE: The information contained in this message may be protected by the attorney-client privilege. If you believe that it has
been sent to you in error, do not read it. Please immediately reply to the sender that you have received the message in error, then delete it. Thank you.
From: Joseph Mueller (PND) <Joseph.Mueller@Maricopa.Gov>
Sent: Tuesday, June 20, 2023 2:21 PM
To: Benjamin Timm <btimm@tblaw.com>
Cc: Kurt A. Jones <kajones@tblaw.com>; William E. Lally <wel@tblaw.com>
Subject: RE: MCP2023003
Ben,
Yes we are on track for the July 27th P&Z hearing.
Thank you for looking into justification for the lattice tower as opposed to a monopole.
Kind regards,
Joseph Mueller
PLANNING & DEVELOPMENT
301 W Jefferson St Phoenix, AZ 85003
Planner
O: 602-506-7629
MARICOPA.GOV
Facebook | Instagram | Twitter | YouTube
2
From: Benjamin Timm <btimm@tblaw.com>
Sent: Tuesday, June 20, 2023 2:08 PM
To: Joseph Mueller (PND) <Joseph.Mueller@Maricopa.Gov>
Cc: Kurt A. Jones <kajones@tblaw.com>; William E. Lally <wel@tblaw.com>
Subject: RE: MCP2023003
Joseph,
I’m working with Marbella to confirm the need for the Lattice tower as opposed to a monopole.
I just wanted to confirm that we are scheduled for the July 27th P&Z Commission.
Thank you,
Benjamin Timm | Summer Associate
D 480.258.4498
TIFFANY & BOSCO, P.A.
CONFIDENTIALITY NOTICE: The information contained in this message may be protected by the attorney-client privilege. If you believe that it has
been sent to you in error, do not read it. Please immediately reply to the sender that you have received the message in error, then delete it. Thank you.
From: Joseph Mueller (PND) <Joseph.Mueller@Maricopa.Gov>
Sent: Friday, June 16, 2023 1:54 PM
To: Benjamin Timm <btimm@tblaw.com>
Subject: MCP2023003
Good afternoon Benjamin,
Quick follow-up form my voicemail a minute ago. Our technical review is complete of the above case and we are ready
to move forward to hearing. The next available Planning and Zoning Commission date is July 27, which aligns with the
August 23rd Board of Supervisors meeting.
I will be out of the office shortly here this afternoon and will not be in on Monday but I would like to touch base on this
case next week as I do have some questions that need a little clarification prior to writing the staff report.
Kind Regards,
Joseph Mueller
PLANNING & DEVELOPMENT
301 W Jefferson St Phoenix, AZ 85003
Planner
O: 602-506-7629
MARICOPA.GOV
Facebook | Instagram | Twitter | YouTube
Engineering
Liberty
14920 W. Camelback Road
Litchfield Park, AZ 85340
T 623.935.9367
F 623.935.1020
libertyutilities.com
5/26/2023
John Wittrock
8601 N Scottsdale Rd Ste 335
Scottsdale, AZ 85253
Re: Marbella West Billboard and WCF
John Wittrock,
Liberty Utilities (Liberty) understands that there is an overhang of the proposed billboards
along the south side of Northern Pkwy, in Litchfield Park, AZ. Although the billboards
will be nearly 47’ above grade, they encroach inside the 20ft Water and Sewer easement,
which per docket 20220344070 has been granted and conveyed to Liberty Utilities
(Litchfield Park Water and Sewer) to construct, operate, maintain, our utility.
Liberty confirms that the overhang of these billboards is acceptable provided there is no
impedance to the work of the utility to construct, operate, or maintain the existing or future
utility lines within this easement. Liberty does not consent to any construction of fences,
barriers, or the placement of any item on the easement itself. Liberty in their sole
discretion retains the right to determine the overhang is impeding their easement and
request the immediate removal of any impediment at the Billboard owner’s expense.
If you have any questions or concerns, feel free to contact me directly at (602)-550-1666.
Sincerely,
Sudheera Addepally
Director, Engineering