The Maricopa County Planning and Zoning Commission recommended approval on Nov. 6 of a major comprehensive-plan amendment to redesignate roughly 2,077 acres known as Hassayampa Ranch in the Tonopah/Arlington area for industrial uses.

Staff told commissioners the site — originally approved in 2005 as a development master plan that never materialized — is surrounded by existing and proposed industrial uses and has access to future transportation corridors that make it “an optimal location for distribution facilities, warehouses, and similar industrial uses.” Planning staff recommended approval of KCPA 250008, noting the applicant had addressed earlier concerns from the City of Buckeye.

Wendy Riddell, attorney for the applicant, said the property is “pretty intensely entitled” and argued industrial designations better reflect regional market conditions. Riddell told the commission the applicant has agreed to restrictions with Buckeye and intends to negotiate setbacks and stipulations with neighbors during a future zoning application.

Nearby property owners urged caution. Kathy Fletcher, who said she and her husband own property that abuts the proposed change, submitted a petition with 104 signatures and said residents value a rural lifestyle. “We’re really looking at maintaining a rural lifestyle,” Fletcher said, raising concerns about traffic, desert environmental impacts and where industrial uses would obtain water; many residents rely on wells.

James Rave, another adjacent neighbor, said large industrial buildings would be visible across the flat landscape and warned of long construction timelines, dust and noise. Residents asked the commission to protect property values and wildlife habitat.

Commission discussion framed the choice as a tradeoff between residence-heavy development and industrial reuse: Commissioner Layton observed that a residential alternative of about 6,200 homes would likely consume more water than industrial uses “as far as we know,” and commissioners emphasized that detailed mitigation would be handled during later zoning and plan-of-development reviews.

Vice Chair Millhaven moved to recommend approval; Commissioner Layton seconded. The commission approved the recommendation by roll call, 8–0. The commission’s action is a recommendation to the Board of Supervisors; any specific setbacks, design stipulations and mitigation measures will be addressed if and when the applicant files for a zone change and plan of development.

Next steps: the commission forwarded the zoning-item recommendation; the Board of Supervisors will consider the plan amendment at a later date. The applicant and staff told neighbors they are available to continue dialogue about design and mitigation during the zoning phase.