Vote — approved

Thomas Galvin	yes
Kate Brophy McGee	yes
Mark Stewart	yes
Debbie Lesko	yes
Steve Gallardo	absent

Ayes: Thomas Galvin, Kate Brophy McGee, Mark Stewart, Debbie Lesko Absent: Steve Gallardo

Item Text

12. NORTHERN AND COTTON STORAGE Case #: SU250001 Supervisor District: 4 Applicant / Owner: Phillip Gollon, ARC Services, INC./ Virgin Farms Request: Special Use Permit (SUP) for RV storage in the C-2 CUPD zoning district Site Location: Generally located at the northeast corner of Northern Ave. and Cotton Ln. in the Glendale area Commission Recommendation: On 6/12/25, the Commission voted 6-0 (motion by Commissioner Millhaven D2, seconded by Commissioner Leighton D4) to adopt a motion recommending the Board of Supervisors approve SU250001 subject to conditions ‘a’ – ‘i’: a. Development of the site shall be in substantial conformance with the Site Plan entitled “RV Storage Site Plan Proposal“, consisting of 1 full-size sheet, dated 4/14/25, except as modified by the following conditions. Staff may determine slight refinements to remain in substantial conformance with the approved site plan. Minor and major amendments to the site plan will be determined in accordance with Chapter 3 of the Maricopa County Zoning Ordinance. b. Development of the site shall be in substantial conformance with the Narrative Report entitled “Project Narrative – Northern and Cotton Storage”, consisting of 3 pages, dated March 6, 2025, except as modified by the following conditions. c. The following Planning Engineering condition(s) shall apply: 1. Final Drainage Report and Grading and Drainage plans must address offsite flows that may impact the subject premises (from the west part of the subject property) and how they will be routed through or around the development site to the historic outfall without ponding against the garages. 2. Prior to building permit issuance, design for the culverts along the north side of Northern Avenue must be provided with analysis showing sufficient conveyance to maintain at least 1 clear lane along Northern Avenue in the 100- year storm event with the water surface elevation at least 12-inches below the adjacent storage unit finished floor elevations (or to the City of Glendale/ADOT requirements). 3. Applicant is responsible to coordinate with the utility provider on any changes to the irrigation system. 4. Verification that the underground storage will have an expected lifespan of at least 75-years must be submitted with the building permit submittal. 5. Plans show emergency outfall channel extending onto ADOT property (regional basin). Prior to building permit issuance, all work on adjacent properties must be either approved by the adjacent property owner (ADOT), or removed from the plans. 6. Northern Avenue is within the jurisdiction of the City of Glendale and ADOT. The applicant is responsible for coordinating with the City and ADOT to review any traffic impact, right-of-way dedication, permitting or roadway improvement requirements. Approval of the City and ADOT must be provided to MCDOT prior to building permit issuance. 7. The subject site is not located within the County’s Urbanized Area; and thus will not require a Storm Water Pollution Prevention Permit (SWPPP) from the County. This does NOT preclude the requirement to obtain a Notice of Intent to Discharge (NOID) from the State (ADEQ), as may be required. 8. 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. 9. Based on the conceptual design nature of the information submitted, changes to the site layout and/or a reduction in the number of buildings may be necessitated by the final engineering design of the drainage infrastructure. 10. Detailed Grading and Drainage Plans and a Final Drainage Report must be submitted with the application for Building Permits. d. This special use permit is valid for a period of 20 years and shall expire on July 23, 2045 or upon termination of the use for a period of 90 or more days, whichever occurs first. All site improvements associated with the special use permit shall be removed within 90 days of such expiration or termination of use. e. Base zoning district remains IND-2 IUPD (Z2018091) and those development standards remain applicable, as modified by the following standards that shall apply to the SUP: 1. Screening: 6' solid wall or enclosed storage buildings to act as perimeter screening along property lines 2. Allowed uses: RV/boat storage 3. Outdoor lighting shall be no higher than 18’ and fully shielded. Lighting beneath open canopy structures shall have required shielding within one-foot of the light source. f. Administrative approval of a Plan of Development will be required prior to approval and issuance of construction permits to develop and establish use of the site. Prior to issuance of a building permit, written confirmation will be required from the emergency fire protection jurisdiction having authority that the facility has been designed in accordance with their regulations and requirements, and that emergency fire protection service will be provided to the facility. Prior to issuance of the certificate of occupancy, local fire protection jurisdiction review and approval will be required. g. Noncompliance with any of the conditions assigned to the approval of this Special Use Permit by the Maricopa County Board of Supervisors may be grounds for revocation in accordance with the requirements and procedures as set forth in the Maricopa County Zoning Ordinance. h. 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. i. 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 Special Use Permit, the property may be considered for revocation 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 Special Use 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 Special Use Permit. The Special Use Permit enhances the value of the property above its value as of the date the Special Use Permit is granted and reverting to the prior zoning results in the same value of the property as if the Special Use Permit had never been granted. (C-44-26-012-X-00)