Exhibit D - PLZZ-24-0012 - Miller & I-10 PAD - Narrative - CC20250520.pdf
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1 Miller and I-10 Planned Area Development Major Amendment Project Narrative CASE No. PLZZ-24-0012 First Submittal: November 8, 2024 Second Submittal: February 7, 2025 Third Submittal: March 7, 2025 DEVELOPER Amerco Real Estate Company 2727 N. Central Avenue Phoenix, AZ 85004 Contact: Parul Butala Tel: 480-467-9779 CONSULTANT Bergin, Frakes, Smalley & Oberholtzer 4343 E Camelback Rd Suite 210 Phoenix, AZ 85018 Contact: Carolyn Oberholzer Phone: (602) 888-7860 Email: coberholtzer@bfsolaw.com 3R PLZZ-24-0012 RECEIVED MAR 20 2025 MW 2 Table of Contents 1. Introduction and Purpose of Request .................................................................................................. 3 2. Existing Conditions ................................................................................................................................ 3 3. Current General Plan Designation and Zoning ..................................................................................... 4 4. Relationship to Surrounding Properties ............................................................................................... 4 5. Land Uses .............................................................................................................................................. 5 6. Development Standards & Design Guidelines ...................................................................................... 6 7. Roadway Circulation ............................................................................................................................. 7 8. Grading and Drainage ........................................................................................................................... 7 9. Landscape Standards ............................................................................................................................ 7 10. Comprehensive Signage Plan ................................................................................................................ 8 11. Public Utilities and Services .................................................................................................................. 8 12. Conclusion ............................................................................................................................................. 8 13. Exhibits .................................................................................................................................................. 8 Exhibit A – Context Map ...................................................................................................................... 9 Exhibit B – Site Aerial Map................................................................................................................. 10 Exhibit C – Assessor’s Parcel Map ...................................................................................................... 11 Exhibit D – Conceptual Land Use Plan ............................................................................................... 12 Exhibit E – Conceptual Land Use Plan (Aerial) .................................................................................. 13 Exhibits F1-F3 – Design Standard Examples Exhibit .......................................................................... 14 3 1. Introduction and Purpose of Request Amerco Real Estate Company acquired the property located on the southeast corner of Miller Road and Interstate 10 in the City of Buckeye in January of 2017, and proposes a major amendment to the approved Miller & I-10 Planned Area Development (PAD) to clarify and update the permitted land uses within the General Commerce PAD and modernize the development standards within the existing Miller & I-10 PAD. The site is Maricopa County Assessor Parcel Numbers (APN) 504-63-007Z, -549A, -550, and -551A, and is approximately 32.5 gross acres in size. This proposal will adjust the land uses to provide for flexibility in land uses, with guardrails, and will remove the permitted multi-family use that had been permitted for this location at a density of 15 DU/AC, which does not align with the established character of the area as a commerce-oriented major freeway corridor. Amerco intends to develop a U-Haul Moving and Storage on the northeast portion of the property along Yuma Road, reserving the Miller Road arterial frontage for major medical and commercial uses. There is consistent and strong job-growth in Buckeye, which is translating to positive net migration trends that have had a sustained impact over the last decade in Buckeye that has triggered a very strong growth trend for both new single-family and multi-family residential construction. In 2024, the Homebuilders’ Association of Central Arizona (HBACA) reported that Buckeye issued 2,197 single-family residential building permits. Amerco acquired the Property in 2017; since then, more than 19,000 single-family residential permits have been issued, averaging over 2,400 permits per year. U-Haul tracks one-way transactions and for 2024, Phoenix was in 3rd among all US Cities for arriving U-Haul customers behind Dallas and Charlotte (www.myuhaulstory.com). With master-planned communities dominating the Buckeye market, the respective homeowners’ associations are stewards of neighborhoods without external clutter and heavily restrict areas for storage on individual properties. This has created the need for more local storage opportunities and thus, the time is ripe to develop this site. In tandem with its own plans, Amerco has been working with major commercial and medical developers to provide for a coordinated development of both properties into a cohesively planned center that capitalizes on freeway adjacency and emergency services. The development of this property will facilitate infrastructure and other improvements as well as expand commercial and medical opportunities for residents in an established and mature area of the City where resources and infrastructure are in place to facilitate orderly and efficient growth. 2. Existing Conditions The subject property has access to both Miller and Yuma Roads, and is currently vacant, fronting on the I-10 freeway, and is natural desert which has been disturbed around the perimeter and with dirt roads Project Data A.P.N. 504-63-007Z, -549A, -550, -551A Related Case No.’s PLZ-13-00071 Current Land Use Vacant / Natural Desert Existing General Plan Business Commerce Existing Zoning District General Commerce PAD Proposed Zoning District General Commerce PAD Gross Area 32.5 acres Net Area 29.20 acres 4 through the site. ADOT has placed infrastructure directly north of the property as part of their I-10 ramp improvements, and there is a controlled drainage discharge location via detention basin at the northeast corner of the site. These controlled flows will be channelized along the eastern boundary of the site as development occurs within the PAD property boundaries. There will be no impact to the existing ADOT retention basin. Native vegetation is prevalent along existing wash courses from flows generated on the site. An overhead electric power line easement runs along the property’s north border, which will remain in place. 3. Current General Plan Designation and Zoning This proposal is consistent with the subject property’s General Plan designation of Business Commerce. The existing zoning of the property is General Commerce (GC) with a PAD overlay which was approved by City of Buckeye City Council on February 3, 2015, as PLZ-13-00071. GC is an obsolete zoning district in the current City of Buckeye Development Code, but by code permits a variety of land uses which were not specified within original PAD. This amendment request is to clarify the permitted land uses and modernize the development standards to respond to market demand for major medical, commercial and storage uses. 4. Relationship to Surrounding Properties The surrounding land uses are convenience retail and automotive/trucking service to the west, a self- storage facility and natural desert to the east, natural desert to the south, and Interstate 10 and a Mueller Supply Company facility to the north. North: Interstate 10 / Mueller Supply Company, Inc. (C-2 Maricopa County) South: Natural Desert (GC) East: Self-Storage / Natural Desert (GC) West: Love’s Travel Stop / Burger King (GC) The proposed development has been designed to be compatible with the existing surrounding developments. 5 5. Land Uses The original Miller & I-10 PAD (PLZ-13-00071) has four approved land uses which are associated with specific parcels on the development plan: Commercial/Retail/Food Service, Hotel/Lodging, Automotive/Transportation, and Multi-Family/Mixed-Use. This proposal will replace these four land use categories with two development units (Yuma Road Development Unit and Miller Road Commercial Development Unit) and a list of permitted uses taken from the current City of Buckeye Development Code (‘Development Code’). The PAD will establish limits to the location of the permitted uses within each development unit. The location and configuration of the two development units are represented in the ‘Conceptual Land Use Plan’ enclosed with this PAD. The Yuma Road Development Unit is located on the northeast portion of the site with frontage along Yuma Road and is bounded to the north by Interstate 10. This Development Unit will be limited to a minimum of 8 net acres and maximum of 12 net acres. The Miller Road Commercial Development Unit will occupy the remainder of the site. The final Development Units acreage will be established at the time of plat and site plan applications, at which time the Zoning Administrator or designee will verify that the proposed Development Unit boundaries are in substantial conformance with this PAD. The following is a table of the permitted uses within the Miller & I-10 PAD to be principally permitted in the Yuma Road Development Unit and Miller Road Commercial Development Unit. Uses not specifically permitted are prohibited except for analogous uses to those permitted, as determined by the Zoning Administrator. Accessory uses will be permitted as provided for in the Development Code specific to each permitted use. Miller & I-10 PAD Land Uses Yuma Road Development Unit Warehouse Vehicle Sales and Rental Retail Sales Mini-Storage, Indoor Mini-Storage, Outdoor Miller Road Commercial Development Unit Office, business or professional Hospital Retail, General Animal hospital Shopping center/plaza mall Clinic/health care facility Art gallery or museum, private Hotel or motel Veterinary clinic Religious assembly This PAD amendment will continue to specifically prohibit the following uses in all Development Units: • Adult entertainment (Sexually oriented businesses) • Assembly Yards • Automotive Junkyards • Heavy Industrial • Heavy Manufacturing • Landfills • Large Dairy Operations • Large Distribution Centers • Outdoor Recycling Centers • Waste/Salvage Yards 6 6. Development Standards & Design Guidelines The proposed amendment request shall modernize the development plan to work more efficiently with the proposed land uses and surrounding properties and to facilitate the potential location of a major hospital and medical center on the Property. The Yuma Road Development Unit provides for storage- oriented uses in a location that does not rely on freeways access and reserves the balance of the site for the Miller Road Commercial Development Unit to maximize accessibility for the higher traffic uses. To ensure an appropriate built environment in each development unit, except where otherwise provided in this PAD, development within the Miller Road Commercial Development Unit will comply with the applicable portions of Article 5.8 Commercial Building Standards and Guidelines of the Development Code and development within the Yuma Road Development Unit will adhere to the applicable portions of Article 5.9 Industrial Building Standards and Guidelines in the Development Code. Building and site design shall be reviewed and approved through the City of Buckeye site plan approval process. Conceptual and non- binding examples for the project theming for the Development Units are provided in the ‘Design Examples Exhibit’ to indicate the quality and character of the proposed development. These examples shall not be used as a basis in any future entitlement approval and are provided to show representative examples of design intent that will still be subject to Article 5 requirements. The Miller & I-10 PAD will be developed when and how market conditions dictate. Therefore, no specific site plan has been generated for the project at this time, only a conceptual land use plan to illustrate vehicular access points and potential development options. The PAD overlay zoning designation shall allow for the needed flexibility to meet the unknown future market demands. The proposed development plan for Miller & I-10 PAD shall be developed in conformance with the following development standards which will allow for an urban-form commercial development intentionally developed with use-adjacencies that benefit from reduced setbacks: Miller & I-10 PAD Development Standards Table Regulation General Commerce per Development Code Yuma Road Development Unit Miller Road Commercial Development Unit Minimum Lot Area One (1) acre unless part of an approved subdivision, in which case there shall be no minimum lot size. No change No change Minimum Lot Width 100 feet No change No change Maximum Lot Coverage 50% No change No change Minimum Front Setback 20 feet No change No change Minimum Interior Side Setback 50 feet 20 feet1 20 feet1 Minimum Street Side Setback 50 feet 20 feet1 20 feet1 Minimum Rear Setback 50 feet 20 feet1 20 feet 1 Maximum Building Height Sites less than 20 acres: 45 feet Sites greater than 20 acres: 55 feet at setback line and an increase of one foot in height for 60 feet not including mechanical screening 1 60 feet* not including mechanical screening 7 every three feet in additional setback to a maximum of 120 feet in height Minimum Building Separation 25 feet No change No change Minimum Building & Parking Setback from Internal Drives Not Specified 10 feet 1 10 feet 1 Minimum Site Enhancement Landscaping Area Not Specified 10% of net area 20% of net area *Hospital uses shall have a maximum allowable height of 120’, not including mechanical screening Bold indicates a change from the Development Code 1 - Indicates a standard unmodified from the existing PAD (PLZ-13-00071) 7. Roadway Circulation The property is bounded by Miller Road to the west, Interstate 10 to the north, and Yuma Road to the east. To provide adequate access throughout both the Miller Road Commercial Development Unit and Yuma Road Development Unit, the site will have five separate vehicular access openings. Further, along Yuma Road, access will be aligned with the adjacent existing roadways/driveways to the east of the site, when possible. Also, access will be extended to connect to Pima Road to the west, which will provide circulation between the site and the existing development around it. Access points and potential ingress and egress are conceptually shown in the ‘Conceptual Land Use Plan’ for reference and will ultimately be determined at the site plan phase of the development in conjunction with an approved Traffic Impact Study. 8. Grading and Drainage As each development unit is developed, they will be required to adequately address their specific grading and drainage needs, in conjunction with all other PAD development. The grading and drainage of each development unit shall adhere to the applicable design standards of the City of Buckeye. 9. Landscape Standards The original PAD required a minimum of 10% of the overall PAD’s net area to be site enhancement landscaping. This proposed amendment shall change previous references in the PAD from “open space” to “site enhancement landscaping” to match the current Development Code. The Yuma Road Development Unit will maintain the PAD’s original requirement of 10% of net area for site enhancement landscaping, while the Miller Road Commercial Development Unit will have a minimum of 20%. These landscaped areas will be used to enhance the overall aesthetic character of the PAD project area and promote pedestrian circulation and connectivity between the various land uses and physical developments within the PAD area as it is built out. Pedestrian “parkways” will be utilized to connect the major land uses within the PAD area, incorporating seating nodes, landscape theming, and crosswalks, where appropriate on Miller Road Commercial Development Unit. Right-of-Way landscaping and the landscaping of each development unit will adhere to the applicable standards and plant palette, per the Development Code at the time of site plan approval. Each individual development will be required to provide ‘open space amenities’ within its development plan. These may be in the form of outdoor shaded 8 seating areas, ramadas, water features, garden places, etc. A ‘Native Plant Inventory’ plan will also be required with each individual development, at the time of site plan submittal to the City. 10. Signage The original PAD approved two 85’ freeway pylon signs, with one pylon having a 672 SF digital display for offsite advertising, as well as five (5) Tenant Monument Signs (one located at each primary vehicular access point into the PAD project area) and one Entry Feature/Center Identification located at the northeast corner of Miller Road and Pima Street. In lieu of the deviations in the prior PAD, this PAD amendment is scaling back the freeway pylons to be as permitted in the Buckeye Development Code by eliminating the off-site advertising digital display allowance and instead, will provide for two freeway pylon signs at the Code-permitted 65’ with 250 sq. ft of sign area, each. One freeway pylon will be located in the Yuma Road Development Unit and the other in the Miller Road Commercial Development Unit. In addition to the two (2) freeway pylons, there will be four (4) 25’ Multi-Tenant Monument Signs (one each located at primary vehicular access points into the PAD project area), and one (1) eight (8) foot Entry Feature / Center Identification located at the northeast corner of Miller Road and Pima Street. Both the Multi-Tenant Monument Sign and Entry Feature / Center Identification shall have a max sign area of 72’. These changes will bring the signage in the PAD more in line with the current City of Buckeye signage design guidelines and will be illustrated in a future Comprehensive Sign Plan submittal with the first site plan for the Property. 11. Public Utilities and Services This application request will not adversely affect municipal and private facilities and services. The request will not have an adverse effect on existing or future public and private open space, recreation, schools (no residential uses are permitted) or library facilities. The following list identifies public and private services for the Miller & I-10 PAD development: Water: City of Buckeye Wastewater: City of Buckeye Power: Arizona Public Service (APS) Gas: Southwest Gas Solid Waste: City of Buckeye Police: City of Buckeye Fire/Medical: City of Buckeye 12. Conclusion Approval of the proposed Miller & I-10 PAD amendment shall facilitate the development of a new, vibrant commercial project in the City of Buckeye, offering a variety of commercial services and employment opportunities for families and individuals, and remove land uses that are in conflict with the intensity of uses and location. We look forward to working with City of Buckeye and progressing forward with this exciting project. The development team respectfully requests your favorable consideration and approval of this PAD amendment application and associated documents. 13. Exhibits Exhibit A – Context Map Exhibit B – Site Aerial Map Exhibit C – Assessor’s Parcel Map Exhibit D – Conceptual Land Use Plan Exhibit E – Conceptual Land Use Plan (Aerial) Exhibits F1-F3 – Design Standard Examples Exhibit 9 Exhibit A – Context Map 10 Exhibit B – Site Aerial Map 11 Exhibit C – Assessor’s Parcel Map 12 Exhibit D – Conceptual Land Use Plan 13 Exhibit E – Conceptual Land Use Plan (Aerial) 14 Exhibit F1 – Design Standard Examples Exhibit CONCEPTUAL CONCEPTUAL CONCEPTUAL 15 Exhibit F2 – Design Standard Examples Exhibit CONCEPTUAL CONCEPTUAL CONCEPTUAL 16 Exhibit F3 – Design Standard Examples Exhibit CONCEPTUAL CONCEPTUAL