A rezoning and non-major Comprehensive Plan amendment request from the Arizona State Land Department could put more than 4,695 acres of land in Pinal County on the path to becoming one of Arizona’s largest new industrial and employment zones.
The requests before the Pinal County Planning and Zoning Commission cover 4,695.89 vacant and undeveloped acres north of Skyline Drive Road and Highway 79 east of San Tan Valley. The application requests a land use change from a mix of Employment, Moderate Low Density Residential and Very Low Density Residential to Special District, as well as a rezoning from General Rural to Industrial Zoning (I-3) Zoning District and the approval of a Planned Area Development overlay.
Surrounding parcels are owned by ASLD, Arizona Water Company, EPCOR, Integrity Land & Cattle LLC and Magma Arizona Railroad, also known as MARRCO. An Aug. 25 open house to discuss the plan drew no attendees. The closest residence is located roughly 2.5 miles away.
The site is comprised of 11 contiguous parcels ranging in size from 32 acres to 650. If the Comprehensive Plan amendment and rezoning requests are approved, ASLD will hold an auction for the land before any development is undertaken.
According to the submitted narrative, “The Property is well suited for Employment use as it is land that has always been vacant and underutilized, with the exception of ASLD grazing leases. The Property is bordered on the west by the existing MARRCO rail line, bisected by Highway 79, and surrounded by vacant land, mostly owned by ASLD in Pinal County. The proximity and access to the rail line and Highway 79 make this an ideal location for an employment-focused industrial campus to allow for the employees and shipment of materials to easily access the site. This Application is being requested by ASLD to entitle the Property and attract future large employment end users to Pinal County.”
The application also points to other employment and industrial uses in the immediate area to justify the unification. Another large industrial user owns 600 acres adjacent to the SWC of the site, and 1,000 acres to the south of Skyline Drive was recently approved for industrial manufacturing. The Box Canyon Solar project also sits on more than 2,000 acres to the south.
“Allowing additional industrial and employment uses in close proximity to these recent approvals is smart planning as it will bring another compatible use to this area,” the narrative states. “Furthermore, the proposed site will spur the extension of Skyline Drive from the MARRCO Railroad to Highway 79 which will provide easy access to and from the future development.”
Eventual users will access the site from Skyline Drive or from Hwy 79. The narrative says, “These roads are more than adequate to handle the minimal traffic created by the Industrial Employment use, including access by employees and vendors/deliveries. Site access points will be defined as part of the County’s development review phase. All access points will be paved and access points and roadways will adhere to County requirements.”
Under Pinal’s Comprehensive Plan, the Special District designation may only be applied to State Trust Lands and must be associated with either a PAD, a Multi-Purpose Community Master Plan or a Large Master Plan Community. The PAD is generally employed to restrict some heavy industrial uses that would normally be allowed under I-3 zoning, including adult uses, landfills and data centers.
The narrative says, “There are no changes proposed to the I-3 development standards. Any future development of the Property will be required to comply with the Development Standards for the I-3 Zoning District…” In detailing the list of permitted uses to be amended by the PAD, the submission eliminated adult-oriented businesses, impounded or towed vehicle storage yards, junkyards/auto wrecking yards, landfills and transfer stations, and prisons and detention facilities.
The application claims the requested changes are necessary to spur industrial employment opportunities and jumpstart infrastructure projects in the area.
The Planning and Zoning Commission is scheduled to review the requests on Sept. 17.
ASLD is the owner. Legal representation for the applications is provided by Rose Law Group pc.
