07. Z2015014 BOS REPORT.PDF

Report to the Board of Supervisors
Prepared by the Maricopa County Planning and Development Department
Board Hearing Date: November 2, 2016
Case #/Title: Z2015014 – Carefree Crossings
Supervisor District: 3
Applicant/Owner: Burch & Cracchiolo, P.A. / Donald & Catherine Mahoney,
MP 9365 Mc Kemy LLC
Request: Special Use Permit for mini-storage and outdoor storage uses
on the C-2 CUPD zoning district and within the Carefree
Highway Scenic Corridor Study area
Site Location: Located approximately 321’ north from the northeast corner
of Carefree Highway and 7th Street in the Desert Hills area.
Site Size: Approximately 8.9 acres
County Island Status: N/A
Additional
Comments: At the Planning and Zoning Commission hearing, staff
presented a handout with modified language to conditions
‘d’ and ‘e’ to address outdoor storage use. The applicant
requested the Commission consider deletion of the 30 year
timeframe with condition ‘d’. The Commission motioned to
remove condition ‘d’. Shown below are the Commission
approved changes in legislative edit format.
d. The Special Use Permit for outdoor storage shall expire 30
years from the date of approval by the Board of
Supervisors. All of the site improvements Unless extended
through the County’s time extension process, covered
parking canopies used for outdoor storage shall be
removed and all outdoor storage uses shall cease within
60 days of County notice of such termination or
expiration.
e. The Special Use Permit for outdoor storage shall expire 30
years from the date of approval by the Board of
Supervisors. All of the site improvements Unless extended
through the County’s time extension process, covered
parking canopies used for outdoor storage shall be
removed and all outdoor storage uses shall cease within
November 2, 2016
Z2015014
Page 1 of 3

60 days of County notice of such termination or
expiration.
Commission
Recommendation: On 10/6/16, the Commission voted 6-0 to recommend
approval of Z2015014 subject to conditions ‘a’ – ‘h’ with
deletion of condition ‘d’ and to include staff recommended
modified language to condition ‘e’. Shown below are the
re-labeled conditions in final format.
Provided the following conditions ‘a’ – ‘h’ are met:
a. Development of the site shall comply with the Site Plan entitled, “Carefree
Crossings – 7th Street & Carefree Highway” consisting of one full-size sheet, dated
July 20, 2016, and stamped received July 28, 2016, except as modified by the
following conditions.
b. Development of the site shall be in conformance with the Narrative Report
entitled, “Carefree Crossings”, consisting of 22 pages, dated, revised July 26,
2016, and stamped received July 28, 2016, except as modified by the following
conditions.
c. The property owner shall submit a ‘will serve’ letter from the Daisy Mountain Fire
District for fire protection services for the project site. A copy of the ‘will serve’
letter shall be required as part of the initial construction permit submittal.
d. The owner shall submit a written report outlining the status of the outdoor storage
component of the development every 5 years from the date of approval by the
Board of Supervisors. The status report shall be reviewed by staff to determine
whether the outdoor storage Special Use Permit remains in compliance with the
approved conditions.
e. The following Maricopa County Environmental Services Department (MCESD)
conditions shall apply:
1. The owner will abandon the septic systems and connect to a public sewer
system when one is available, and participate in a fair share of the public
sewer system funding.
2. Development and engineering design shall be in conformance with the
Maricopa County Stormwater Quality Management and Discharge
Control Regulation. The owner/developer shall prepare a Stormwater Site
Plan (SWPP) and obtain approval by MCESD prior to construction (a
separate submittal to MCESD is required).
3. Upon completion of construction, the owner shall fulfill MCESD post-
construction requirements. This will include appropriate operation and
maintenance requirements.
f. The following Planning Engineering conditions shall apply:
November 2, 2016
Z2015014
Page 2 of 3

1. Detailed Grading & Drainage Plans showing the new site improvements
must be submitted for the acquisition of building permits.
2. Prior to issuance of any permits for development of the site, including
landscaping, underground electrical transmission, channel crossings, or
other improvements occurring within the right-of-way, the
applicant/property owner shall obtain the necessary encroachment
permits from the Maricopa County Department of Transportation.
3. Roadway reviews of planning and/or zoning cases are for conceptual
design only and does not represent final design approval nor shall it entitle
applicants to future designs that are not in conformance with current
County Design Standards.
g. Noncompliance with any Maricopa County Regulation shall be grounds for
initiating a revocation of this Special Use Permit as set forth in the Maricopa
County Zoning Ordinance.
h. 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 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 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.
Presented by: Rachel Applegate, Senior Planner
Reviewed by: Darren Gerard, AICP, Deputy Director
Attachment: 10/6/16 P&Z Packet (44 pages)
PZ Handout (1 page)
Note: 10/6/16 Draft P&Z Minutes are not available as of the writing of this report, but can
be provided upon request later when available.
November 2, 2016
Z2015014
Page 3 of 3

Report to the Manning and Zoning Commission
Prepared by the Maricopa County Planning and Development Department
Case: Z2015014 - Carefree Crossings
Meeting Date: October 6, 2016
Agenda Item: 4
Supervisor District: 3
Applicant: Burch & Cracchiolo, P.A.
Owner: Donald & Catherine Mahoney, MP 9365 Mc Kemy LLC
Request: Special Use Permit for mini-storage and outdoor storage uses on
the C-2 CUPD zoning district and within the Carefree Highway
Scenic Corridor Study area
Site Location: Located approximately 321 north from the northeast corner of
Carefree Highway and 7th Street in the Desert Hills area.
Site Size: 8.9 acres
Density: N/A
County Island: No
County Plan: New River Area Plan - Commercial
Municipal Plan: City of Phoenix - Undesignated Area
Municipal Comments: City of Phoenix provided comments in relation to the City's
Carefree Highway Scenic Corridor Design Polices
Support/Opposition: Opposition from New River/Desert Hills Community Association and
Carefree Highlands HOA
Recommendation: Approve with conditions
Agenda Item: 4-Z2015014
Page 1 of 11

Project Summary:
This request is for an indefinite timeframe Special Use Permit (SUP) on 8.9 acres for
RV/boat/trailer and mini-storage uses. The property is located 312 north of the
northeast corner of Carefree Highway and 7th St. in the Desert Hills area. The SUP is also
located entirely within the Carefree Highway Scenic Corridor Study (CHSCS).
2. The proposed uses would include mini-storage which would buffer the perimeter of the
site, and outdoor storage of RV/boat/trailers/horse trailers/toy haulers to be located
within the center of the site. The facility would include a total of 92,767 sq. ft. of single
story mini-storage (5 buildings) to include a total of 467 units. The outdoor storage use
would include a total of 40 covered and 76 uncovered spaces with dimensions of 12' x
30'. A two story building is proposed to include office use on the 1st floor and a
manger's residence on the second floor. The total lot coverage would account for 55%.
3. The SUP would include two phases for development. The first phase would include the
following: access from 7th St., emergency access to Carefree Highway,
office/residence, fencing, landscaping along 7th and 1st phase boundary, monument
sign, wall sign, and improvement of the drainage channel. The second phase would
develop as market conditions warrant. The site plan shown below includes both phases
of development (phase 1 along the western boundary and phase 2 along the east).
Proposed SUP Site Plan.
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4. The facility will have the primary gated entrance along 7th St., with a secondary
emergency access to Carefree Highway to be recorded prior to issuance of building
permits. The internal driveway would be 36'-6" in width to accommodate renters and
emergency access. The site plan shows a total of 6 standard parking spaces and I ADA
space. The parking configuration does not meet the 1:250 MCZO commercial parking
ratio, but due to the proposed low volume uses of mini-storage and outdoor storage,
staff is supportive in the applicant's request for a reduction in the parking.
Agenda Item: 4-Z2015014
Page 2 of 11

5. The site would be gated and secured with 12' (h) CMU block walls along the perimeter.
Due to the project being developed as two phases, the applicant is proposing to fence
in the first phase with 8' (h) metal railing. As part of phase 2, the remaining fencing of
12 CMU walls would be constructed.
6. A 240 sq. ft. wall sign is proposed along the south elevation of the 12' (h) CMU wall to
consist of 4' x 60' dimension to include back lit illumination. The office/residence will also
include 3 wall signs along the west, south and east elevations. Dimensions were not
provided for these wall signs. Staff notes the wall sign and building signage is included
as part of the overall front face 15% calculation (C-2 zoning standard), the maximum
square footage allowance based upon the front face plane of the office building
would be 150 sq. ft. the request is at approximately 24%. Staff notes the plans fails to
provide signage for the proposed mini-storage buildings which would also be
calculated as wall signage.
Southern elevation wall signage detail and monument signage.
Elevation Detail 1
7. A single monument sign is proposed along the west elevation, north of the driveway
entrance. The signage will be 18'-8" in height, double faced with internal illumination.
The signage dimensions consist of 7-4" x 12 1 -4" for a 90 sq. ft. sign face. The plan does
not reference the proposed color palette of the buildings/walls/signage, the narrative
states natural colors.
8. Landscaping - The applicant is proposing to plant a 10' wide landscape buffer to
include a row of trees outside the southern boundary of the SUP in conjunction with the
development of each phase. The landscape plan shows a total of 15 Palo Verdes and
shrubs/accents/vines. Additional landscaping is proposed along the southern entrance
along 7th St. with various trees/accents/shrubs and two frees along the fenced
driveway. Four existing trees are shown on the plan along 7th St.
Agenda Item: 4 - 72015014
Page 3 of I I

9. The site is proposed with shielded wall and under canopy lighting. The plan states if any
pole lights are proposed the maximum heights will be 20'. The site plan does not identify
the location or elevation of any outdoor light poles.
10. The subject site is within the Desert Lake Wash and includes both floodway and
floodplain as depicted in Figure 3. The Flood Zone FW is defined by Flood Insurance
Rate Map (FIRM) as a channel of stream plus any adjacent floodplain area that must
be kept free of encroachment so that the 1% annual chance flood can be carried
without substantial increases in flood heights. Adjacent to the floodway is Floodway
Zone AE which is designated by FIRM as the 1% annual chance flood (100-year flood),
also known as the base flood, is the flood that has a 1% chance of being equaled or
exceeded in any given year. Development of the site would include a channelized
drainage way that would re-route the wash along the north and east property lines to
be constructed in conjunction with development of the SUP. Staff notes that Flood
Control has provided comments specifying that a CLOMR/LOMR will be required to re-
route the wash.
loodpiain Viewer of subject sites - Desert Lake Wash.
11. The project will be served via Town of Cave Creek for water, on-site septic for
wastewater disposal, police by MCSO and fire by Daisy Mountain Fire Department. Staff
notes water service is located within a 6" line at the intersection of 7th St. and Carefree
Highway and sewer is approximately 4.4 miles to the east at (Carefree Hwy. and 44 1h St.)
on the east bank of Cave Creek Wash per MCESD.
Existing On-Site and Adjacent Zoning / Land Use:
12. On-site: Rural-43 / Vacant land
North: Rural-43 / Church and large lot residential
South: C-2 CUPD / Retail commercial uses and vacant land
East: Rural-43 / Vacant land
West: C-2 CUPD / Commercial uses, gas station and fast food
Agenda Item: 4- 72015014
Page 4 of 11

Aerial Image of subject site.
Rura 43 zoning district.
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Utilities and Services:
13. Water: Town of Cave Creek
Wastewater: On-site septic system
School District: Deer Valley Unified #97
Fire: Daisy Mountain Fire District
Police: Maricopa County Sheriff's Office
Adopted Plans:
14. New River Area Plan: The land use plan was adopted, April 7, 1999 and displays the
region as Rural (0-1 cl.u./ac.) and within the CHSCS as Community Retail Center at the
intersection of Carefree Hwy. and 7th St.
Agenda Item: 4-72015014
Page 5 of 11

15. Carefree Highway Scenic Corridor Study (CHSCS): Originally approved in 1997 as an
addendum to the New River Area Plan, an update to the Study was adopted August
2008. The study was created as a guide regarding growth and development along
Carefree Highway with input from area residents. The CHSCS is policy, not regulatory
and are guides to assist with development along Carefree Highway to enhance
development along the corridor. The CHSCS indicates CRC uses within 1,000 of the
immediate intersection of Carefree Highway and 7th St. should develop as multi-
commercial. The CHSCS is located a 1/4 mile north and south of the centerline of the
highway and expands 3.5 miles from 7th Ave. to 28th St. alignment. The CHSCS was
developed to protect the scenic views by restricting building heights, landscaping,
screening, signage, safe lighting and architectural design.
The land use designation of Community Retail Center as referenced in the New River
Area Plan is considered too intense and inappropriate for the area. The updated
CHSCS refines this land use to identify various commercial uses that would be
appropriate for the area that includes the rural character and neighborhood retail and
offices uses to serve the immediate area. The plan includes the following
recommendations for retail and office uses.
> All neighborhood retail uses should utilize C-S zoning only to help manage specific
uses and implement the concepts noted above.
> Special use permits are discouraged except if they are rural in character, meet the
intended concepts outlined above, and are compliable with the surrounding area.
> At the time of zone change, all neighborhood retail and neighborhood office uses
should demonstrate that necessary infrastructure and services are available to serve
the site, including a public water system, public sewer system, emergency response
services, necessary roadway improvements, and other infrastructure and services
deemed necessary.
> All new neighborhood retail and neighborhood office development should be
compatible with adjacent residential development.
> Landscaping should be compatible with the natural environment and/or adjacent
development to give a consistent appearance from the roadway.
The subject site is adjacent to 7th St. and 10th St. The CHSCS states 7th St. is designated as
a Minor Arterial Roadway with 2 through lanes separated by a center left-turn lane and
bicycle lanes. 10th St. is identified as a local street with direct access and 2 through
lanes.
The plan identifies multiple goals for development within the corridor.
Goal #1: Promote efficient land development that is compatible with adjacent land uses,
is well integrated with transportation systems, and is sensitive to the natural
• environment.
Goa/ #2: Maintain the views, rural character, and scenic beauty of the study area, and
protect, preserve, and enhance its environmental qualities.
Agenda Item: 4 - 12015014
Page 6 of 11

Goal #3: Protect existing plant and animal habitats and species from the impacts of new
development.
Goal #4: Achieve specialty and niche neighborhood retail and neighborhood office uses
that are high quality, sensitive in design and function to the desert and rural
character, and that primarily serves the immediate area.
Goal #5: Deter so-called "strip," large building size "chain," "big box," and other types of
retail commercial and office uses that attract customers, employees, and traffic
from a regional basis.
Goal #6: Review all zone change and other development applications to ensure that new
urban development includes the necessary urban infrastructure and urban
services.
Goal #7: 'Review all zone change and other development applications to ensure respect
for the scale and character of the study area.
Subject site within the Carefree Highway Scenic Corridor Study.
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16. City of Phoenix General Plan: The General Plan designates the subject site as
'Undesignated.
17. City of Phoenix - Carefree Highway Scenic Corridor Design Policies: Adopted June 11,
1997. In a letter dated June 1, 2016, the City of Phoenix indicated the SUP application
which is not directly adjacent to Carefree Highway and is not subject to the City of
Phoenix Carefree Highway Scenic Corridor Design Policies,
Public Participation Surnrnary:
18. The applicant posted the property and notified all property owners within 300' of the
subject site in accordance with the Maricopa County's Citizen Review Process. The
results report included copies of letters mailed to owners within 300' with changes to the
application, public meeting held on July 2, 2015 which included 4 people in
attendance and a meeting with the New River/Desert Hills Community Association on
December 4, 2015. The public meeting included review of the site plan and exhibits, the
report states there was positive comments received. The meeting with New River/Desert
Hills Community Association addressed the CHSCS, comments on the SUP application,
driveways along Carefree Highway and traffic. Staff has received several telephone
calls from property owners in the vicinity requesting to be notified of public hearings,
Agenda item: 4-12015014
Page 7 of 11

and expressing concern with the use and impacts to property values. As of the writing
of this report, staff has not received any additional opposition from the public regarding
the SUP application.
19. The Carefree Highlands HOA sent e-mails regarding the SUP application stating that RVs
and other storage facilities would be a deterrent to beautiful views of the mountains
and desert north of the homes. The response indicated the corridor would no longer be
intact. Carefree Highlands is located south of the CHSCS and approximately IA mile to
the southwest.
20. The New River/Desert Hills Community Association (NRDHCA) issued a letter dated
5/16/16 with a recommendation of denial. The analysis indicates the following problems
with the application:
• Freestanding sign of 90 sq. ft. (larger than 48 sq. ft. allowed in the CHSCS). This
sign is also with back-lit illuminated individual pan channel letters, this may be the
type discouraged in the CHSCS.
• Wall sign of 240 sq. ft. (larger than 24 sq. ft. per tenant per street front allowed
• Exhibit 8 in narrative does not include the CHSCS standards that should be
applied.
• It is unclear that the drainage plan will be adequate.
Outstanding Concerns from Reviewing Agencies:
21. Maricopa County Department of Emergency Management (MCDEM) indicated three
areas of concern 1) usages within floodway 2) emergency preparedness 3) storage of
hazardous materials. The department notes concerns with any outdoor storage uses
within the floodway which may complicate flows with debris and hazardous materials.
MCDEM recommends that all businesses have an emergency plan, should they need to
serve customers before, during and after a disaster. The comments also address
concerns with the storage of gasoline and other uses.
Staff Analysis:
22. Staff is not supportive of the request for an unlimited timeframe, staff understands the
importance of funding needed to construct, but due to input from residents on the
CHSCS which established policies and guidelines for development along the Scenic
Corridor and the recommendation which indicates no SUPs, the unlimited timeframe
does provide residents the ability to provide input as development patterns expand in
this area. Staff typically recommends this type of use (outdoor storage) to have a 20
year fimeframe, staff recommends the Commission consider a 30 year timeframe which
is consistent with loan terms to satisfy any concerns raised regarding obtaining financing
for construction.
23. The request for a SUP is due to the proposed outdoor storage for RV/boats/trailers,
which is not an allowed use in the Rural-43 or C-2 zoning districts. Staff also notes the
CHSCS has a listing of various recommended land uses which states: "Mini-storage,
excluding outdoor storage".
Agenda Item: 4- Z2015014
Page 8 of 11

24. The CHSCS specifically indicates no SUPs and exclusion of outdoor storage. The mini-
storage is a recommended land use and a use allowed in the C-2 zoning district. In an
effort to buffer the outdoor storage component, the applicant has designed the site for
the outdoor storage to be screened by the proposed 12' (h) CMU wails and proposed
mini-storage buildings which will buffer the use. Staff supports the design that provides a
visual buffer from Carefree Highway and from existing rural land uses to the north.
25. The CLOMR is currently in review with FEMA, the applicant is requesting the Board of
Supervisors to include a condition of approval that would allow the SUP boundaries to
shift once a determination is made by FEMA on the size of the off-site flow drainage
channel. The applicant is requesting a condition that would allow staff to
administratively approve as a Minor Amendment a change in the SUP boundary. Staff
notes a change in the boundary would result in a full shift of all boundaries and location
of buildings, walls, fencing, driveways, and drainage channel will all move north and
east.
26. The offsite channel would be located along the north and east property lines to convey
flow from the northwest portion of the site to the southeast around the proposed
storage facility. The channel along the north would be between 55' to 82 in width,
along the east side the channel would be 60' to 130'. The MCZO does not include
allowance for amending the SUP boundary since the legal description, site plan and
narrative report are approved by the Board of Supervisors. In order to modify the SUP
boundary, the applicant would need to proceed back to the Board after review and
approval by the Commission to modify boundaries and alternate locations of buildings,
structures, walls, parking, driveway access, etc. Staff is not supportive of the request to
allow a Minor Amendment which would eliminate the opportunity for public input with
a change to site layout, elimination of the legal advertisement of a change to the
acreage and boundaries. Shown below is the MCZO regulation addressing the
boundaries.
Article 304.2.1 Any property owner or authorized agent of a property owner desiring an
amendment or change in the Zoning Ordinance changing the zoning
district boundaries within an area previously zoned shall file an application
for the amendment or change with the Board of Supervisors.
Article 1301.7 Amendments shall be processed in the same manner as the initial plans
and supporting statement of proposed use.
Recommendation:
27. For the reasons outlined in this staff report, staff recommends the Commission motion for
approval with conditions 'a' - T, of Z2015014.
Provided the following conditions are met:
a. Development of the site shall comply with the Site Plan entitled, "Carefree
Crossings - 7th Street & Carefree Highway" consisting of one full-size sheet, dated
July 20, 2016, and stamped received July 28, 2016, except as modified by the
following conditions.
Agenda Item: 4 - 72015014
Page 9 of I 1

b. Development of the site shall be in conformance with the Narrative Report
entitled, "Carefree Crossings'', consisting of 22 pages, dated, revised July 26,
2016, and stamped received July 28, 2016, except as modified by the following
conditions.
c. The property owner shall submit a 'will serve' letter from the Daisy Mountain Fire
District for fire protection services for the project site. A copy of the will serve'
letter shall be required as part of the initial construction permit submittal.
d. The Special Use Permit shall expire 30 years from the date of approval by the
Board of Supervisors. All of the site improvements shall be removed within 60 days
of such termination or expiration.
e. The owner shall submit a written report outlining the status of the development
every 5 years from the date of approval by the Board of Supervisors. The status
report shall be reviewed by staff to determine whether the Special Use Permit
remains in compliance with the approved conditions.
f. The following Maricopa County Environmental Services Department (MCESD)
conditions shall apply:
The owner will abandon the septic systems and connect to a public sewer
system when one is available, and participate in a fair share of the public
sewer system funding.
2. Development and engineering design shall be in conformance with the
Maricopa County Stormwater Quality Management and Discharge
Control Regulation. The owner/developer shall prepare a Stormwater Site
Plan (SWPP) and obtain approval by MCESD prior to construction (a
separate submittal to MCESD is required).
3. Upon completion of construction, the owner shall fulfill MCESD post-
construction requirements. This will include appropriate operation and
maintenance requirements.
g. The following Planning Engineering conditions shall apply:
1 Detailed Grading & Drainage Plans showing the new site improvements
must be submitted for the acquisition of building permits.
2. Prior to issuance of any permits for development of the site, including
landscaping, underground electrical transmission, channel crossings, or
other improvements occurring within the right-of-way, the
applicant/property owner shall obtain the necessary encroachment
permits from the Maricopa County Department of Transportation.
3. Roadway reviews of planning and/or zoning cases are for conceptual
design only and does not represent final design approval nor shall if entitle
applicants to future designs that are not in conformance with current
County Design Standards.
Agenda Item: 4 - Z2015014
Page 10 at 11

ft Noncompliance with any Maricopa County Regulation shall be grounds for
initiating a revocation of this Special Use Permit as set forth in the Maricopa
County Zoning Ordinance.
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 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 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.
Presented by: Rachel Applegate, Senior Planner
Reviewed by: Matthew HoIril, AICP, Planning Supervisor
Attachments: Case Mop (1 page)
Vicinity Map (1 page)
Site Plan (reduced 8.5"xl 1", 1 page)
Narrative Report excluding exhibits (10 pages)
Engineering comments (2 pages)
MCESD comments (2 pages)
MCSO comments (2 pages)
MCDEM comments (2 pages)
City of Phoenix comments (2 pages)
Carefree Highlands Home Owners Association (2 pages)
New River/Desert Hills Community Association (3 pages)
ADOT comments (1 page)
Daisy Mountain Fire District (2 pages)
Agenda Item: 4- Z2015014
Page 11 0th


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Legal Description
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Case Address Parcel Primary: 2U-52-015A
34609 N 7TH St
PHOENIX AZ 85086 211-52-013A, 211 -52-014A
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Ed Bull for Burch & Cracchiolo ebs.1 iig, hcattorneys. corn Z2015014
Case Address Parcel Primary: 211-52-015A
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PHOENIX AZ 85086 211-52-013A, 211-52-014A
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Supervisor District No.3
CAREFREE CROSSING !SUP WITH CIS ZONING
W+E
Maricope County Planning & Development - Phoenix, AZ

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SPECIAL USE PERMIT
FOR
CAREFREE CROSSING
SUP
NORTH OF THE NORTHEAST CORNER OF 7 TH STREET AND
CAREFREE HIGHWAY
Case No. Z2015014
Submitted: January 14, 2015
15T Revision: May 21, 2015
2" Revision: November 4, 2015
3rd Revision: May 5, 2016
4th Revision: July26, 2016

DEVELOPMENT TEAM
Property Owners and Project Development
Pat Mahoney and Jim & Catherine Mahoney
Arizona Commercial Real Estate, SVS
5210 N. Central Avenue, Suite 102
Phoenix, AZ 85012
602-264-4336
Architect
Stephen M. Krager
Euthenics Architecture and Interiors
5210 N. Central Avenue, Suite 102
Phoenix, AZ 85012
602-252-5606
Civil Engineer
Don Surface
Surface Engineering
1646 E/ Runion Drive
Phoenix, AZ 85024
602-717-2135
Len Erie
Erie and Associates, Inc.
3120 North 24th Street
Phoenix, AZ 85046
602-954-6399
Landscape Architect
Hardy Laskin
Laskin and Associates
67 E. Weldon Avenue, Suite 230
Phoenix, AZ 85012
602-840-7771
Zoning Entitlements
Ed Bull
Burch & Cracchiolo
702 E. Osborn Road, Suite 200
Phoenix, AZ 85014
602-234-9913
Page I 2

CAREFREE CROSSING C-2 CUPD SUP NARRATIVE
PURPOSE OF REQUEST
This request is for a Special Use Permit ("SUP") for an indoor self-storage and
RV/boat/trailer outdoor storage facility ("Facility") on approximately 8.9 acres located north of
the northeast corner of 7 th Street and Carefree Highway, which is in District 3 of Maricopa
County, Arizona (the "SUP Site"). An aerial photograph of the SUP Site is attached at Exhibit 1.
A Land Use Plan — SUP Exhibit showing the boundary of the SUP Site is provided at Exhibit 2.
Once a CLOMR is approved for the Site and area, we will request Staff to administratively (as a
Minor Amendment) adjust the south boundary of the SUP Site to correspond with the FEMA —
Approved width of the below-described Drainage Channel.
DESCRIPTION OF PROPOSAL
The proposed development is an approximately 92,767 sq. ft. one story indoor self-
storage facility with RV/boat/trailer outdoor storage located within the interior of the Facility. A
SUP Site Plan is provided at Exhibit 3. The indoor storage facility will include approximately
467 self-storage units. There will also be approximately 40 covered and 42 uncovered
RV/boat/trailer spaces within the interior portion of the SUP Site that will be screened by the
exterior perimeter storage buildings / wall surrounding the SUP Site. The size of the
RV/boat/trailer parking spaces will be approximately 12' x 30'. "Trailer" spaces may include
horse trailers, travel trailers, toy haulers and the like.
An approximately 1,438 sf office is located proximate to the west boundary of the SUP
Site. There is also an approximately 1,438 sf living space above the office to be used as living
quarters for the Site Manager.
The SUP Site includes six 9'x18' standard parking spaces plus 1 accessible space
proximate to the leasing/manager's office, outside the gated area of the facility. Internal drive
aisles within the proposed facility are approximately 36'6" wide and are, therefore, appropriate
for both vehicular/emergency circulation and renters' temporary parking adjacent to their storage
and/or RV/boat/trailer spaces.
There will be a drainage channel along the north and east sides of the Facility to convey
offsite flows around the proposed facility towards the northwest corner of Carefree Highway and
10th Street. The width of the drainage channel, which will be finally determined through the
CLOMR and related engineering processes, are currently expected to range between
approximately 55 ft. to 82 ft. along the north side of the Facility and approximately 60ft. to 130
ft. along the east side of the Facility. It is intended that the Facility will be located adjacent to
the south and west edges of the drainage channel. We request that the Board of Supervisors
approve a Stipulation authorizing Staff to administratively approve (as a Minor Amendment to
Page 1 3

the SUP) an adjustment of the south boundary and acreage of the SUP Site so that the south
boundary and acreage of the SUP Site corresponds to the south perimeter of the SUP facility.
Due to the appropriateness of the land use in this location and the significance of the
investment in both SUP improvements and the drainage channel, it is requested that the SUP be
approved without a limitation on the number of years.
ZONING, COMPREHENSIVE PLAN AND AREA PLAN DESIGNATIONS
The vacant SUP Site is currently zoned RU-43. However, a companion C-2 CUPD
rezoning application (Z2015013) has been filed for what are herein described as Lots 1, 2, and 3
(collectively, "Overall Site") shown on the Land Use Plan — SUP Exhibit at Exhibit 2. The C-2
CUPD zoning will allow the proposed Facility within the Overall Site upon obtaining an SUP
and Precise Plan Approval.
This Overall Site and SUP Site are designated "Commercial" on the Maricopa County
Comprehensive Plan and is within the boundary of the New River Area Plan ("Area Plan" or
"Plan") which designates the site as Commercial Retail Center ("CRC") and within a
Commercial Node, The Site is also within the Carefree Highway Scenic Corridor Study Area
("Carefree Highway Study" or "Study"). Although the 1999 Area Plan and the 2008 Carefree
Highway Study differ from each other in some respects, the Plan and Study share numerous
fundamental goals and guidelines.
NEW RIVER AREA PLAN
This SUP supports the following goals of the New River Area Plan:
Policy ED1.1 — The Plan encourages commercial development only when its demand can be
justified and with the provision that construction will be completed on the proposed facilities
within a specified time period. There is significant demand for indoor self-storage and
RV/boat/trailer storage within this area. We anticipate the indoor self-storage and
RV/boat/trailer storage facility construction will begin as soon as we can obtain an SUP and all
applicable construction permits.
Policy ED1.3 — The Plan discourages strip commercial development. This SUP is not requesting
any strip commercial development.
CAREFREE HIGHWAY STUDY
This SUP supports the following goals of the Carefree Highway Study:
Land Use Goal 1 - The Site is identified as being appropriate for smaller scale commercial, retail,
office and other uses within a multi-commercial node. The Study encourages appropriately
designed screen walls (where necessary) and no more walls than is necessary for appropriate
screening.
Page I 4

The proposed Facility is phase 1 of a multiple phase development that will provide smaller scale
commercial and retail uses along the Overall Site's Carefree Highway frontage and appropriated
located and screened indoor self-storage facility with outdoor parking spaces for RV/trailer
storage located within the interior of the Facility.
We are requesting approval of an attractive 12 ft. screen wall that doubles as both a screen wall
and as the back of the indoor self-storage units. As is detailed on the Wall and Building
Elevations at Exhibit 4, the approximately 12' tall screen wall (which will be located more than
300' north of Carefree Highway) is an attractive and compatible combination of CMU (desert
colors), decorative metal and rock gabions with integrated landscaped accents. Furthermore, as
is detailed on the Landscape Plan at Exhibit 5, there is an approximately 10' landscape buffer
located south of the SUP Site, which is to be planted in phases in conjunction with the phased
development of the SUP Site. Screen walls shall not be required along either side of the drainage
channel.
Land Use Goal 2 — The Study encourages preserving views within the Carefree Highway
corridor. The Study encourages an open space buffer and significant building setbacks along
Carefree Highway. As is shown on the Conceptual Landscape Plan attached at Exhibit 5,
significant saw-toothed landscape buffers and corresponding minimum building setbacks have
been requested as part of the C-2 CUPD rezoning request.
The proposed Facility is primarily one-story approximately 12' tall buildings (except for the two-
story leasing office/manager's quarters). Thus, the proposed Facility supports the Study's goal
of view preservation. There is an approximately 12' tall building / screen wall (which will be
located more than 300' north of Carefree Highway) screening the Facility from Carefree
Highway. Only approximately 1.5 % of the SUP building footprint will be greater than one story
(leasing office/manager's quarters), and the approximately 12' tall one story buildings are lower
in height than typical commercial and residential uses. Further, there is an approximately 10'
landscape buffer south of the SUP Site, which is located on a 10' strip of the northern portion of
the south half of the Overall Site.
On-site lighting will be restricted to low levels with appropriate shielding so all on-site lighting
will be compliant with applicable Dark Sky Standards. All on-site signs will use colors,
materials and illumination that are compatible with the natural environment. All utilities (under
69KV) will be installed underground
Land Use Goal 5 - The Study encourages non-regional users that are not "big box - and
encourages a series of smaller users rather than "commercial strip." The proposed indoor self-
storage facility buildings are relatively small and surround the RV/trailer parking provided
within the interior of the Facility. Thus, this is not a "regional" or "big box" land use.
Land Use Goal 6 — Other than a public sewer system, the Site has the necessary infrastructure
and services available to serve the Site, including water, emergency services, and roadway
improvements. The septic system will be abandoned if/when sanitary sewer services become
available to the SUP Site.
Page I 5

Transportation Goal #1, 2 & 3 - The Study discourages direct access to Carefree Highway for
"residential" uses. This SUP request does not include any residential uses (other than the living
quarters for the office manager) and only provides emergency service vehicular th access to/from
Carefree Highway. The primary point of ingress and egress is to/from 7 Street, which is right-
in, right-out only.
This SUP Supports the following Design Guidelines of the Carefree Highway Study:
Design Guideline 2.1 — All materials and colors should be neutral earth tones and compatible
with the desert environment to reduce visual contrast, heat gain, and glare and blend into the
surrounding desert. The proposed Facility is a neutral earth tone color and compatible with the
desert environment.
Design Guideline 2.2 — Design features should be included on all sides of a building. The indoor
self-storage facility will include architectural features on all sides of the building, including
integral colored CMU masonry, steel fabric screen walls with planter boxes, gabion rock cages
stacked with steel planter accents and desert plants.
Design Guideline 3.2 — Variable (undulating) setbacks should be provided for visual relief and to
avoid a linear, "strip" appearance. This Facility is located approximately 300' away from
Carefree Highway. Undulating landscaping buffers and setbacks remain along Carefree
Highway for the Overall Site.
Design Guideline 4.1 — Height should be restricted to 30 feet. The Facility's building height will
not be greater than 25 feet.
Design Guideline 6.4 — Drought tolerant and low water consumptive landscape materials should
be used. The proposed Facility will utilize drought tolerant and low water consumptive
landscaping.
Design Guideline 6.7 — If possible, washes should be kept in a natural state or if disturbance is
necessary new drainage channels should be landscaped in a natural fashion. Washes and sheet
flow in the area must be channelized. The new drainage channel cannot be landscaped in a
natural fashion; however, enhanced landscaping will be provided along 7 th Street to screen the
channel from the street.
Design Guideline 72 and 73 — Parking lots should accommodate trucks hauling horse trailers,
boats, and/or off-road vehicles where possible. Parking areas should be located on sides or
behind buildings to encourage preservation and enhancement of the scenic qualities of the study
area. There are parking areas to store RVs, horse trailers, and off-road vehicles, which are all
located interior to the Facility and screened on all sides.
Design Guideline 8.4 — Outdoor storage should be screened from view with landscaping and/or
materials that are compatible (color and texture) with primary structures, and should be located
at the rear of the primary structure. The outdoor storage parking for RVs and trailers is located
within the interior of the Facility. The primary structure and other perimeter fencing materials
are compatible with the surrounding desert theme.
Page 6

Design Guideline 9.1 — All signs should be made of materials that are consistent with the
architectural treatment of the principal building and overall character of the site. Materials and
colors shall be neutral earth-tones that are compatible with the surrounding desert. The wall sign
and freestanding sign are made of materials consistent with the architectural treatment of the
principal building and overall character of the site and neutral earth-tones that are compatible
with the surrounding desert. In particular, the monument sign integrates the look of gabion
baskets and stone to create a "look" that is considered with the area and the principal building.
Design Guideline 9.2 — Signs should not be placed closer than 25 feet of the Carefree Highway
right-of-way. The freestanding sign and wall sign are located more than 300 feet from Carefree
Highway.
Design Guideline 9.7 — Commercial wall signs should not exceed the height of the building wall
height or 20 feet. The proposed wall sign is less than 20' and is sized to be functional in light of
elevated 7th Street.
Design Guideline 10.1 — All development should comply with Maricopa County Lighting
Ordinance (Section 1112). The Facility's lighting will comply with the Maxicopa County
Lighting Ordinance.
Design Guideline 11.2 — Access to new development should occur on north-south cross streets
whenever possible to minimize traffic conflicts on Carefree Highway. The primary access
to/from the Facility is on 7th Street. There is only an emergency vehicular access point that
occurs on Carefree Highway.
Design Guideline 11.9 — Access points should accommodate vehicles hauling horse trailers,
boats, and/or off-road vehicles. The Facility will accommodate horse trailers, RVs, boats, and/or
off-road vehicles.
Design Guideline 11.10 — No more than one vehicular access point per non-residential
development should be provided. One vehicular access point is being provided on 7 th Street. An
emergency vehicle only access point is provided to/from Carefree Highway.
ACCESS AND TRAFFIC
The Site's primary access will be through a controlled gate at the entrance of 7 th Street, a
minor arterial. A secondary "emergency" access point is provided along the south boundary of
the SUP Site. The emergency access route will connect to Carefree Highway by way of a private
dedicated easement. The secondary emergency access easement will be recorded and provided
to Planning and Development prior to issuance of grading and construction permits for the SUP
facility. A Traffic Impact Statement has been included with the SUP Application.
RELATIONSHIP TO SURROUNDING PROPERTIES
The property to the north is zoned RU-43 and includes a church and residential areas.
The property to the east is zoned RU-43 and is vacant. The property to the south is zoned C-2
Page I 7

and has retail commercial uses and a portion is vacant. The property to the west is zoned C-2
with commercial retail uses and some vacant land. This low profile, minimal traffic generating
and well-screened Facility will be compatible with the surrounding area.
BUILDINGS AND PERIMETER FENCING
The site will be secured with a 12' high perimeter fence system that is primarily the
dressed-up rear walls of the indoor storage facility. It will be constructed with CMU and split
face block material. Steel frame and metal fabric sections are inserted intermittently in the south
and west elevations to provide visual interest. In addition, "gabion baskets" will be included
along the perimeter of the Facility at several locations on the south wall as well as at the
entryway on 7th Street. Wall and building colors will be natural stone colors to accent the gabion
cages, which are a rusted color. The masonry materials will incorporate integral colors with a
palate that blends with the natural stone. All canopies and the office building will be painted
with colors that blend with the integral colors of the masonry features. Wall and Building
Elevations are provided at Exhibit 4.
SIGNAGE
Wall Sign. The SUP site has only one wall sign, which is 4' x 60' (240 sq. ft.) with back-lit
illuminated individual pan channel letters. The wall sign will be attractively designed to blend
with the natural stone color of the gabion cages and integral color masonry walls. The wall sign
is located on the south perimeter wall of the SUP Site (approximately 300' north of Carefree
Highway and approximately 200' east of 7 th Street). The maximum sign height is approximately
9' above grade (well below the top of the approximately 12' high masonry screen wall). The
wall sign is needed to advise the public of the SUP facility from the Carefree Highway (located
approximately 300' south of the wall sign) and northbound on 7th Street (located approximately
200' west of the wall sign). Further, future development of commercial parcels along Carefree
Highway will partially screen the proposed wall sign.
Office Sign. There are 3 small walls signs planned on the office/residence (west, east, and south
elevations) identifying the building as "Office." See Signage Exhibit at Exhibit 6. Each of the 3
wall signs on the office/residence is 14" x 5' (approximately 6 sq. ft. each and 18 sq. ft. total).
Freestanding Sign. The SUP Site has only one freestanding sign which is approximately 7'4" x
12'4" (approximately 90 sq. ft., double-faced) mounted on an approximately 9' x 18'8" gabion
rock/cage-appearing monument. The sign text will be internally illuminated individual pan
channel letters. The freestanding sign is located proximate to 7 th Street just north of the entry to
the Facility (outside of the required 25' x 25' visibility triangles flanking the driveway), and is
located over 200' south of the northern edge of the drainage channel. The proposed 90 sq. ft.
sign area will include the Facility's address on 7 th Street. Proposed freestanding signage is
shown on the Wall and Building Elevations at Exhibit 4 and the Signage Exhibit at Exhibit 6.
The height and sign area are needed to make the sign functional in this location adjacent to
elevated 7th Street, Also, functional signage is especially necessary for a facility that will be
used by moving vans, vehicles pulling trailers and the like.
Page 8

COMMUNITY FACILITIES AND SERVICES
No residential development whatsoever (other than the on-site manager at the SUP Site)
is proposed within the Overall Site and the SUP Site. Therefore, while this development will
increase on-site Property Taxes and generate other revenues that will help fund schools and other
amenities, this entire development will not have any negative impact whatsoever on any school
district, parks or other amenities in the area.
PUBLIC UTILITIES AND SERVICES:
Water: Town of Cave Creek. A "Will Serve" letter is attached at Exhibit 7.
Sewer: Onsite septic system will be located on the Site. The septic system will be abandoned
if/when sanitary sewer becomes available to the Site.
Police: Maricopa County Sheriffs Department
Fire: Daisy Mountain Fire Department
DEVELOPMENT STANDARDS CHART
The C-2 CUPD Comparison Chart is attached as Exhibit 8.
PHASING
The Facility will be developed in two Phases. See SUP Site Plan at Exhibit 3 delineating
Phases 1 and 2. Phase 1 of the Facility is the western approximate 2/3 of the Facility and Phase
2 is the eastern approximate 1/3 of the Facility.
Approximately 58,706 sq. ft. of indoor self-storage is planned in Phase 1 (approximately
354 storage -units of various sizes) and approximately 34,061 sq. ft. of indoor self-storage is
planned in Phase 2 (approximately 113 storage units of various sizes). Phase 1 also includes
approximately 40 covered RV/boat/trailer spaces and 42 uncovered RV/boat/trailer spaces
located within the interior of the Facility. Phase 2 includes approximately 34 uncovered RV/boat
spaces located within the interior of the Facility. Additional spaces may be covered in Phase 1
and/or Phase 2, up to a maximum of 60% lot coverage within the SUP Area, subject to Staffs
administrative approval and applicable plan review and permits.
Primary access to Phase I is provided from 7 th Street, and emergency vehicular access is
provided to/from Carefree Highway on the east side of Phase 1. A temporary 8' high metal
fence is proposed along the east boundary of Phase 1, which will be removed during the Phase 2
improvements.
SECURITY
There will be a gate, 12' high walls, live-in onsite manager, appropriate lighting, and
individually locked self-storage units. In addition, cameras, motion sensors and/or other
Page I 9

appropriate security devices/procedures may be provided if/as needed and in accordance with
advancing technology.
PROHIBITION AGAINST HAZARDOUS CHEMICALS
The use, storage and/or disposal of toxic or hazardous materials, substances or wastes, as
defined by applicable State or Federal law, are prohibited within the SUP Site.
HOURS OF OPERATION
The Facility is expected to open no earlier than 6:00 a.m. and close no later than 8:30
p.m., Sunday — Saturday.
EMPLOYEES
Employees will include the on-site manager and if/as needed additional help for
maintenance and repairs.
LIGHTING
There will be appropriately located/shielded wall-pack and under-canopy lighting within
the SUP facility (as shown on the Exterior Lighting Detail on the SUP Site Plan at Exhibit 3).
If any pole lighting is provided, the maximum pole heights will be 16' and the fixtures will be
downward directed and appropriately shielded to meet the County's Dark Sky requirements.
Pole lighting placement (if needed) will be determined in the future and may be administratively
approved by Staff.
C-2 CUPD VARIATIONS
The following variations are requested from the C-2 CUPD zoning for the Overall Site:
1. Fencing — We request a 12' high wall (exterior wall of the indoor self-storage facility) be
permitted along the boundary of the Facility. For a description of the proposed perimeter
wall, see above Section titled "PERIMETER FENCING." Eight feet is the maximum
wall height allowed under the C-2 Zoning District. The proposed perimeter wall/fencing
is attractively designed, provides screening for the interior RV/trailer parking spaces, and
is located a significant distance (approximately 300 ft.) from Carefree Highway.
2. Parking — We request a reduction in the required parking spaces to allow 6 standard
parking spaces and 1 ADA compliant parking space within the public parking area
outside of the gated facility. 377 parking spaces and 19 ADA compliant parking spaces
are required under the C-2 Zoning District. Parking is provided for prospective tenants
off of the primary entrance on 7 th Street, along the west portion of the SUP Site. Existing
tenants will be able to park in front of their individual storage units. Adequate parking is
provided for the proposed use/facility.
Page I 10

3. Wall Signage — We request a 4' x 60' wall sign (240 sq. ft.) that will be located on the
south wall of the Facility. The wall sign is shown on the Signage Exhibit at Exhibit 8.
For a description of the proposed wall sign, see above Section titled "SIGNAGE." A
maximum of 24 sq. ft. is encouraged by the Carefree Highway Study. A maximum of
120 sq. ft. is allowed under the C-2 Zoning District. The proposed wall sign is
attractively designed and located approximately 300' north of Carefree Highway and
approximately 200' east of 7 th Street. The significant distance between the wall sign and
adjacent roadways necessitates a larger sign size to allow readability. Further, future
development of commercial / retail uses along Carefree Highway will partially screen the
wall sign from Carefree Highway. The wall sign will be attractively designed to blend
with the natural stone color of the gabion cages and integral color masonry walls.
4. Freestanding Monument Signage - There is one freestanding monument sign proposed
along 7th Street. The freestanding monument sign is shown on the Wall and Building
Elevations at Exhibit 4 and the Signage Exhibit at Exhibit 6. The sign is approximately
90 sq. ft. and the total height of the sign is approximately 18'-8". Under the C-2 Zoning
District, a freestanding monument sign shall be allowed up to 16 feet when located within
220' of a Rural or Residential Zone. The Carefree Highway Study encourages
freestanding signs to be monument type and rural in character, no higher than 6 feet from
finished grade, and a maximum sign area of 48 sq. ft. The proposed freestanding
monument is located along 7th Street (Major Arterial Roadway) and approximately 380
feet north of Carefree Highway. Due to the vast distance between Carefree Highway and
the appropriate position of the sign located at the entrance to the Facility, along 7 th Street,
the sign does not impact the preservation of views within the corridor. The th additional
minor increase in height is necessary to provide adequate view to elevated 7 Street. The
freestanding monument sign will be constructed using materials with desert compatible
materials and colors.
CONCLUSION
This SUP Application establishes uses, heights, screening, signage and other criteria that
are appropriate for this SUP Site and compatible with the area. This will be a low intensity,
minimal traffic-generating, attractively designed low-height, and well-screened facility that will
(consistent with the Area Plan and Study) serve the needs of the community. Approval is
requested.
Page I 11

Maricopa County
Planning & Development Depattment
Date: September 2, 2016
Planning Kevin 501 North Bischel, & 44th Development Street, P.E. Suite 200 Memo To: Darren Gerard, AICP, Deputy Director, Department of Planning &
Phoenix, Arizona 85008 Development
Phone: (602) 372-0966
www.rnarieopa.govtlannivz Fax: (602) 506-8762 Attn: Rachel Applegate, Planner, Planning & Development Services
email address:
kevinbischeelna'il.maricooa.gov Via: Bob Fedorka, RE., Drainage Engineering Supervisor, Development
Services
From: Kevin Bischel, P.E., Drainage Engineer, Development Services
Subject: Z2015014 — Carefree Crossing SUP
APN: 211-52-015A and 211-52-013A
I have reviewed_ the Master Drainage Plan for the subject application, emailed August
19th, 2016. Engineering Plan Review has no further objections.
Any approval of the case shall include the following stipulations:
• Drainage review of planning and/or zoning cases is for conceptual design only
and does not represent final design approval nor shall it entitle applicants to
future designs that are not in conformance with Section 1205 of the Maricopa
County Zoning Ordinance and the Maricopa County Drainage Policies and
Standards.
• All development and engineering design shall be in conformance with Section
1205 of the Maricopa County Zoning Ordinance and current engineering
policies, standards arid best practices at the time of application for
construction. In particular, channel lining, erosion protection, and channel
freeboard shall be restudied and must meet current engineering policies,
standards and best practices at the time of application for construction.
• Detailed Grading & Drainage Plans showing the new site improvements must
be submitted for the acquisition of building permits.
• Prior to issuance of any permits for development of the site, including
landscaping, underground electrical transmission, channel crossings, or other
improvements occurring within the right-of-way, the applicant/property owner
shall obtain the necessary encroachment permits from the Maricopa County
Department of Transportation.

• Roadway reviews of planning and/or zoning cases are for conceptual design
only and does not represent final design approval nor shall it entitle applicants
to future designs that are not in conformance with current County Design
Standards.
Please contact me if you have any questions or require any additional information.

M aricop a County
Environmental Services Department
Water and Waste Management Division
Subdivision Infrastructure & DATE: May 18, 2016
Planning Program
1001 N. Central Avenue #150
Phoenix, Arizona 85004 TO: Rachel Applegate, Planning 81. Development Dept.
Phone: (602) 506-1058 Planner
Fax: (602) 506-5813
TEO 602 506 6704
FROM: Souren Naradikian, P.E.
Senior Civil Engineer
SUBJECT: Carefree Crossing Special Use Permit; Z2015014
The Maricopa County Environmental Services Department (MCESD) has reviewed revised
documents received from the Maricopa County Planning and Development Department for
the above referenced project. This project is a request for approval of a Special Use Permit
(SUP) on a 6.38 acre site on the northeast corner of Carefree Highway and 7 th Street from for
a proposed retail/commercial center. According to the documents submitted, potable water
will be provided by a private water company, and wastewater service will be by septic
system(s). Septic systems in this area are not consistent with the Carefree Highway Scenic
Corridor Study; however the Planning Department has indicated a willingness to allow septic
systems for low intensity commercial use on a case-by-case basis. The project is located in
the Urbanized Unincorporated Area and will exceed one acre in size, and will therefore, be
regulated by the Maricopa County Stormwater Quality Program.
Based on the above, MCESD raised no objections to the Planning 8( Development
Department in Accela Automation on May 18, 2016.
Assuming the Board of Supervisors approves the applicant's request to deviate
from the Carefree Highway Scenic Corridor Study requirements which do not
allow septic systems within the Scenic Corridor, the project is approved subject to
the following stipulations:
Stipulations:
1. The owner will abandon the septic systems and connect to a public sewer
system when one is available, and participate in a fair share of the public
sewer system funding.
2. Development and engineering design shall be in conformance with the
Maricopa County Stormwater Quality Management and Discharge Control
Regulation. The owner/developer shall prepare a Stormwater Site Plan
(SWPPP) and obtain approval by MCESD prior to construction. (A separate
submittal to MCESD is required.)
3. Upon completion of construction, the owner shall fulfill MCESD post-
construction requirements. This will include appropriate operation and
maintenance requirements.

Water and Waste Management
Division
Subdivision Infrastructure &
Planning Program
1001 N. Central Avenue #150
Phoenix, Atizona 85004
Phone: (602) 506-0376
Fax: (602) 506-5813 It should be noted that several other Maricopa County agencies must review this project.
TDD 602 506 6704 Final approval authority for this project rests with the Maricopa County Board of Supervisors.

Rachel Applegate - PLANDEVX
From: Ian Thompson - SHERIFFX
Sent: Monday, May 09, 2016 10:44 AM
To: Rachel Applegate - PLANDEVX
Subject: RE: 4th Set of Revisions - Carefree Crossings
Follow Up Flag: Follow up
Flag Status: Completed
Rachel: There are no comments for the SUP and re-designation of the RU-43 and companion C-2 CUPD for use of the
overall use of this site.
Thanks,
Ian
Original Message
From: rachelapplegate@maiLmaricopa.govimailto:rachelapplegate@maiLmaricopa.gov ]
Sent: Monday, May 09, 2016 9:02 AM dovevalleyPlvcos.com ;
To: Julie Syrrnopoulos - EMERMGTX; Ian Thompson - SHERIFFX; alan.stephensonPphoenix.gov;
alan@nrclhca.com ; plan-clev@NRDFICA.com ; foothillsfocusPowest.net ; mark.nichols@dmfd.org; Rerickson@azdot.gov ;
pghnolinaz@hotmail.corn; carefreecarriage@msn.com ; khearty@aamaz.corn; ebullPbcattorneys.com
Subject: 4th Set of Revisions - Carefree Crossings
Reviewing Agencies,
Attached with this FTP is the revised application materials received for Carefree Crossings (Zone Change Z2015013) and
Special Use Permit (Z2015014). Please review the application materials and let me know if you have any comments as
soon as possible. We will not hold a Technical Advisory Committee Meeting on the applications.
Thank you,
Rachel Applegate
Senior Planner
Maricopa County Planning and Development
602-372-0318
rachelapplegate@mail.maricopa.gov
Your username will be sent in a separate email to protect your account privacy.
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2

Maticopa County
Department of Emergency Management
DATE: June 21, 2016
5630 East McDowell ltoftcl TO: Rachaei Applegate
Phoenix, Phone: (602) Ati'zona 2734411 85008-3403 FROM; Julie Syrnnopoulos, Planning/Communications Manager
Fa: (602) 275-1658
Tr: (602) 244-1638 VIA: Stella Sheridan, Emergency Services Planner
RE: Carefree Crossing Rezoning (Z2015013) & \Special Use Permit
(Z2015014)
The Maricopa County Department of Emergency Management (MCDEM) has
reviewed the most recent "Carefree Crossing Special Use Permit & Zone
Change" application resubmittal dated May 6, 2016. The site is located on
approximately 17 acres at the northeast corner of 7 th Street and the Carefree
Highway.
The request seeks a Special Use Permit (SUP) for an indoor self-storage and
an outdoor RV/boat/trailer storage area on the north half of the site to be
developed in two phases. Phase 1 (Lot 1 & 2) includes 58,706 sq. ft. of indoor
self-storage (about 364 units of various sizes) and approximately 40 covered
and 42 uncovered RV/boat/trailer storage spaces. Phase 1 also includes 7th
Street access and emergency access from/to Carefree Highway, drainage
channel construction along the north and east perimeters, leasing office/site
manager's living quarters along 7 th Street, and parking adjacent to the eastern
drainage channel.
Phase 2 (Lot 3) will be developed for low water commercial land uses if septic
systems are used; or higher water land uses if/when connected to sewer. This
commercial development with also serve to screen the self-storage facility from
Carefree Highway.
IVICDEM has three areas of corm -lent/concern:
.1) Usages within Floodway - While permitting uses in the floodplain comes
under the authority of Planning and Development and/or the Flood Control
District, Emergency Management simply notes concern with any outdoor
storage or usage within the floodway which may complicate flows with debris
or hazardous materials.
2) Emergency Preparedness - We recommend that all businesses have an
emergency plan. Such a plan should address how the business will serve its

Maticopa County June 21, 2016
Management Department of Emergency Carefree Crossing Z2015013 and Z2015014 (Special Use Permit)
5630E. McDowell Road 2
Phoenix, Arizona 85008
Phone: (602) 273-1411
Fax: (602) 275-1638
customers before, during and after disaster, and what it will do if employees or
customers cannot access the site because of blocked or damaged roads.
3) Storage of Hazardous Materials: Retail sales of gasoiine and/or other
uses subject to Section 311 of the Emergency Planning and Community Right-
to-Know Act (EPCRA) as mentioned in our memo dated February 13, 2015.
We appreciate the -opportunity to review development proposals. Effective
mitigation planning helps communities in Maricopa County become more
sustainable and disaster-resistant by breaking the cycle of disaster damage,
reconstruction, and repeated damage,
If you have any questions regarding the above information, please contact
Stella Sheridan at (602-273-1411.

City of Phoenix
PLANNING AND DEVELOPMENT DEPARTMENT
June 1,2016
Rachel Applegate, Senior Planner
Maricopa County
Planning and Development Department
501 North 44th Street, Suite 200
Phoenix, AZ 85008
rachelappleqate©mail.maricopa.qov
RE: Z2015014 (Special Use Permit) - Carefree Crossing - 4th Revision, North of the
Northeast Corner of 7th Street and Carefree Highway
Dear Ms. Applegate,
Thank you for the opportunity to comment on the fourth revision of Special Use Permit
Case No. Z2015014. The special permit request is to allow an RV Storage facility.
Staff has reviewed the proposed special use permit and has determined that the
request is located in an area that is undesignated on the Phoenix General Plan Land
Use Map,
The site is located within the Carefree Highway Scenic Corridor and is subject to the
Carefree Highway Scenic Corridor Design Policies. This document is available on the
North Gateway Village webs ite at https://wvvw,phoenix.gov/pddipz/north-qatewav-
villaqe-planninchcommittee,
The proposed special use permit case is not directly adjacent to Carefree Highway,
therefore is not subject to the improvements recommended by the plan. However, the
related zoning change request Z2015013 would be subject to the improvements
recommended by the plan. The Carefree Highway Scenic Corridor Design Policies
recommends the following:
1. A 120-foot setback from the centerline of Carefree Highway to contain an
undisturbed landscaped area.
2. The undisturbed landscape area adjacent to Carefree Highway should taper into
wash areas to appear to naturally blend in to the wash.
We understand that the depth of the property and drainage constraints make it difficult
to meet the prescribed design recommendation. The proposed plans show a landscape
setback ranging from 115 feet to 135 feet from the centerline of Carefree Highway,
which average out to over 120 feet and meets the intent of the design policy. We also
200 West Washington Street, 3rd Floor • Phoenix, Arizona 85003 • (602) 262-7131

recommend that the following improvements be provided by the developer of the
commercial lot immediately adjacent to Carefree Highway:
1. Provide a larger landscape transition/taper area on the northwest corner of 10th
Street and Carefree Highway to blend into the proposed drainage feature.
2. That a 10-foot wide public multi-use trail shall be constructed within an easement
in accordance with the MAG supplemental detail along Carefree Highway for the
length of the property.
Please contact RaceIle Escolar at (602) 262 -6949 or racelle.escolar(aphoenix.gov if you
desire any additional information.
Sincerely,
Alan Stephenson,
Director
c: Josh Bednarek
Marc Thornton
Maricopa County File
200 West Washington Street, 3rd Floor Phoenix, Arizona 85003 (602) 252-7131

Rachel Applegate - PLANDEVX
From: mike sabol <pghno1inaz@hotmail.com >
Sent: Wednesday, May 27, 2015 4:53 PM
To: Rachel Applegate - PLANDEVX
Follow Up Flag: Follow up
Flag Status: Completed
Need information on lighting.
Carefree Highlands Home OwnersAssociation
Sent from Windows Mail

Rachel Applegate - PLAN DEVX
From: mike sabol <pghnolinaz@notmaiLcom>
Sent: Saturday, February 14, 2015 4:00 PM
To: Rachel Applegate - PLANDEVX
Cc: bill porkorny; jim spellman; flo blandind; Colleen McElmell; marcia veidmark; ai keown
Subject: CAREFREE CROSSING Z2015014
The Carefree Highlands Home Owners Association (CHHOA) is not in favor of the request for the construction
of an RV area and storage facility on LOT 5, PARCEL # 211-52-13A.
Our homes are in the highlands off Carefree Highway, thus viewing the intersection of 7th St. and Carefree
Highway . The proposed site with Recreational Vehicles and other storage facilities would be a deterrent to
our beautiful views of the mountains and desert North of our homes .
The scenic corridor would no longer be in tact.
The Board of Directors of CHHOA
Michael Sabol , Representative
Sent from Windows Mail

New River/Desert Hills Community Association, Inc.
PO Box 75068
Phoenix, AZ 85087-1000
NEW RIVER/ Phone 602-432-2800
DESERT HILLS Fax: 623-465-1177
atilt Website: www.NRDHCA.ORG
Association, Inc. President's email: Alan@NRDHCA.com
May 16, 2016
Rachel Applegate
Maricopa County Planning and Development
501 North 44th Street, Suite 200
Phoenix, AZ 85008
Dear Rachel Applegate,
The New River/Desert Hills Community Association (NR/DHCA) board has a quorum for the following
recommendation:
• Z2015013 Carefree Crossing Zone change (4th Set of Revisions) Recommendation: Denial
• Z2015014 Carefree Crossing Special Use Permit (4th Set of Revisions) Recommendation: Denial
The board would also like to have any updates/revisions to these cases.
Regards,
Ann Hutchinson
Planning and Development Liaison
New River - Desert Hills Community Association
PO Box 75068
Phoenix, AZ 85087-1000
Email: behomesPo.com
www.nrdhca.org
623-742-6514
Attachment: Consultant's analysis

PAUL H. McALLISTER
201 W. Circle Mountain Road
New River, AZ 85087
Date: May 14,2016
To: NR-DHCA Board
Review By Date: May 18, 2016
Case: Z2015013 ZONE CHANGE + CUPD (Commercial Unit Plan of Development), Revised.
Related Case: Z2015013 - various revisions since February 2015.
Planner: Rachel Applegate, Senior Planner.
Type case: pi TAC ri BOA F P&Z I I Other:
Meeting Date: no meeting date set
Property Location: North/East corner of Carefree Hwy & 7 th Ave. APN# 211-52-013A, 211-52-014A, 211-
52-015A. Maricopa County Assessor indicates 719,437 sq. ft. or 16.516 acres; Narrative indicates 751,522
sq. ft. 17.253 acres. Only a survey will establish a true area.
Developer: Pat Mahony, Jim and Catherine Mahoney, Arizona Commercial Real Estate SVS 5210 N. Central
Ave, Suite 102 Phoenix AZ 85012.
Owner: APN# 211-52-013A Mahoney Donald J Jr. / Cathemie T Tr, APN# 211-52-014A & 211-52-015A
MP9365 McKemy LLC as shown on MC Assessor maps. Narrative: indicates owners as Pat Mahony, Jim
and Catherine Mahoney, Arizona Commercial Real Estate SVS 5210 N. Central Ave, Suite 102 Phoenix AZ
85012. Agent to owner on application: Lyl S. Richardson, 7356 N. Camino Sin Vagas, Tucson AZ 85718.
Current Zoning: RU-43. Current Use: Vacant.
Request for: Zone change from RU-43 to C-2 CUPD without Precise Plan of Development
Background The application request a Zone Change (RU-43 to C-2 CUPD) for the 3 parcels, located at the N/E
corner of Carefree Highway and 7 th' Street and the rerouting of an existing wash along the north and east
property lines. New River Area Land Plan, Carefree Highway Scenic Corridor Study (CHSCS), and proposals
for the Daisy Mountain Area Plan designate these parcels for commercial.
Opinion: Zone Change from RU-43 to C-2 CUPD fits the Area Plans (current and proposed) and CHSCS and
complies with the zoning ordinances and other department manuals. The narrative does indicated the applicant
will comply with the Dark Sky Standards.
The problems I see is with this request is
• Allowing customers (the public) to cross Carefree Highway to turn left into the east-bound lanes (a
dangerous situation). Carefree Highway is currently a divided four (4) lane highway, slated to be six
(6). This is the primary reason for my recommending denial.
• Has a commercial facility on septic
• Difficulties related to the rerouting of the flood-way that crosses the parcel.
• Lack of a drainage plan
• Does not meet the setbacks set in the CHSCS.
Recommendation: Denial 0 Approval I Other
Sincerely,
Paul H. McAllister

PAUL II MeALLISTER
201 W. Circle Mountain Road
New River, AZ 85087
Date: May 14, 2015
To: NR-DHCA Board
Review By Date: May 18,2016
Case: Z2015014 SUP, Revised.
Related cases: Z2015014 - various revisions since February 2015.
Planner: Rachel Applegate, Senior Planner.
Type ease: 1 TAC BOA El P&Z 7 Other:
Meeting Date: no meeting date set
Property Location: North/East corner of Carefree Hwy & 7 th Ave. APN# 211-52-013A, 211-52-014A, 211-
52-015A. Maricopa County Assessor indicates 719,437 sq. ft. or 16.516 acres; narrative indicates 751,522
sq. ft. 17.253 acres. Only a survey will establish a true area.
Developer: Pat Mahony, Jim and Catherine Mahoney, Arizona Commercial Real Estate SVS 5210 N. Central
Ave, Suite 102 Phoenix AZ 85012.
Owner: APN# 211-52-013A Mahoney Donald J Jr. / Cathernie T Tr, Al3N# 211-52-014A & 211-52-015A
MP9365 McKemy LLC as shown on M C Assessor maps. Narrative: indicates owners as Pat Mahony, Jim
and Catherine Mahoney, Arizona Commercial Real Estate SVS 5210 N. Central Ave, Suite 102 Phoenix AZ
85012. Agent to owner on application: Lyl S. Richardson, 7356 N. Camino Sin Vagas, Tucson AZ 85718.
Current Zoning: RU-43. Current Use: Vacant>
Request for: SUP (Special Use Permit) for an indoor self-storage and RV/boat/trailer outdoor storage facility.
A SUP (Special Use Permit) may be needed for their Cormnercial Unit Plan of Development application.
Background The parcel (made up of 3 separate APNs) is in a flood danger zone (Desert Wash). The wash does
not folin a canyon but does possess a drainage area; sheet flow may be a problem. The land is vacant and
undevelop able in its current state with no mitigation. The main wash enters the parcel at the north/west and
exits at the south/east and migrates diagonally across the property in question, another wash (unnamed and
smaller but of the same nature) enters the parcel at the north/east and exits at the south/east.
Opinion: In reviewing this and the related CUPD case, I have several notations:
In the application narrative, the policies, goals, and strategies are mentioned from the Comprehensive Plan, the
New River Area Land Plan, and the Carefree Highway Scenic Corridor Study (CHSCS). Care is taken to
mention only those that would affect their application in a positive manor. I have concerns with:
• Freestanding sign of 90 sq. ft (larger than 48 sq. ft allowed in the CHSCS). This sign is also with back-
lit illuminated individual pan channel letters; this may be the type discourage in the CHSCS.
• Wall sign of 240 sq ft (larger than 24 sq. ft per tenant per street front allowed in the CHSCS)
• The narrative Exhibit 8 does not include the CHSCS standards that should be applied.
• It is unclear that the drainage plan will be adequate.
It is for these reasons that I would recommend denial of the SUP as written.
Recommendation: Denial ri Approval J Other
Sincerely, .
Paul H. McAllister

Rachel Applegate - PLANDEVX
From: Richard Erickson <RErickson@azdot.gov >
Sent: Wednesday, May 27, 2015 5:29 PM
To: Rachel Applegate - PLANDEVX
Cc: Vanessa Nunez
Subject: FW: Carefree Crossing - 2nd Revision - Z2015014 - SUP
Attachments: 004 SPl.pdf; 002 A1-SUP.pdf; 005 SELpdf; Z2015014 2nd Routing.pclf; Z2015014 App
Narrative.pcif
Follow Up Flag: Follow up
Flag Status: Flagged
Thank you for the opportunity to review and comment on the subject Special Use Permit. Please know the subject site is
more than IA mile from one of our transportation corridors and there will not be any direct impact with our highway
facilities. Thank you.
From: Rachel Applegate - PLAN DEVX [mailto:APPLEGATERPmail.maricopa.gov]
Sent: Wednesday, May 27, 2015 11:36 AM
To: ialan.stephenson@phoenix.gov 1; Iclovevalley@lycos.coml; Alan(aNRDHCAxom; 'plan-dev@NRDHCA.com ';
behomes(&q.com ; 'foothilisfocus@qwest.net ; Tmark.nichols@dmfd.orgr; Richard Erickson; `pghnolinaz@hotmail.com ';
Tcarefreecarriage©msn.corn'; rkhearty@aamaz.com '
Cc: 'Lyle Richardson'; Bob Fedorka - PLANDEVX; Souren Naradikian ENVX; Wendy Downing - PLANDEVX; Julie
Syrmopoulos EMERMGT)(; Stella Sheridan - EMERMGTX; Ian Thompson - SHERIFFX; Rachel Applegate - PLANDEVX
Subject: Carefree Crossing - 2nd Revision - Z2015014 - SUP
Reviewing Agencies,
Attached with this e-mail includes the application materials received for Carefree Crossings Special Use Permit
Z2015014. Please send review comments to me as soon as possible, this project is not scheduled for a secondary
Technical Advisory Committee Meeting.
If you have any questions, please feel free to give me a call.
Thank you,
I,ocfief Appfeyte
Senior Planner
Comprehensive Planning Division
Maricopa County Planning and Development
501 N. 44th Street, Suite 200
Phoenix, AZ 85008
Office: 602-372-0318
Fax: 602-606-3711
rachelappledatePmail.maricopa.00v
vvww.maricopa.00v/plannind
Your feedback is important Click HERE to let us know!
1

Daisy Mountain Fire Department
515 E. Carefree Hwy., PMB 385 t] Phoenix, AZ 85085
Office (623) 465-7400 El Fax (623) 465-7632 17 www.DaisyMountainFire.org
Carefree Crossing Special use permit Review. Z20155013
The Daisy Mountain Fire Department has reviewed the Carefree Crossing preliminary
site plan and has the following comments for the proposed RV storage.
1. Propane storage will require a permit. 105.7
2. Additional Access required (2 total). One access may be an emergency access
only with apparatus access road. 503
3. Access Gate designs require Fire Dept. approval and use of the Knox system. 503
4. On-site fire hydrants shall be provided and locations approved. 508
5. Submittals for Fire Permits required. Infounation regarding submittals attached.

Daisy Mountain Fire Prevention
Fire Marshal
For Questions or Information
fire.marshalAdinfd.ora
(602) 909 - 2441
Plan Review Requirements
All plans and specifications for new commercial construction, remodeling, and alterations or Operational Permits
within the Daisy Mountain Fire District (DMFD) shall be submitted to the Department for review and approval
prior to any construction or operations. The plans will be reviewed with the approval and recommendations
forwarded to the Maricopa County Planning and Development. Plans to comply with the 2003 I.F.C. Submittal
information shall include, but is not limited to the following:
1. A copy of the Maricopa County Building Permit.
2. A copy of the county approved drawings including all buildings, fire lanes and access roads.
3. Plans for Fire Protection Systems require an Engineering or N.I.C.E.T. approval.
4. Fire Flow requirements for the building and Fire Protection Systems required.
5. Drawing sheets to be the same size ("C" Size 24x36 preferred.) Electronic submittal may be acceptable
depending on format.
6. A single 8-1/2 x 11 drawing of each buildings floor plan showing exit routes, occupant load and
intended use of each room.
7. Show the location of the main Fire Alarm control panel, Knox lock box, and Fire Sprinkler risers.
8. Drawing that shows the location of Emergency lighting and Exit signs, fire extinguisher locations,
Emergency Operation plan and the Occupant load signs.
Daisy Mountain Fire Department.
DaisyMountainFire.org

Planning & Development Department
DATE: October 6, 2016
TO: Planning and Zoning Commission
FROM: Rachel Applegate, Senior Planner
SUBJECT: Z2015014 – Carefree Crossings Special Use Permit - Agenda item 4
The applicant has proposed modifications to conditions ‘d’ and ‘e’ for the Carefree Crossings
Special Use Permit – Z2015014. The modifications relate to the outdoor storage use related to
timeframe, expiration and status report requirements.
Staff agrees with the applicant’s proposed modifications and recommends the Commission
motion for approval with conditions ‘a’ – ‘i’ with modifications to conditions ‘d’ and ‘e’ as
presented by staff.
Condition ‘d’ shown below in legislative edit format.
d. The Special Use Permit for outdoor storage shall expire 30 years from the date of approval
by the Board of Supervisors. All of the site improvements Unless extended through the
County’s time extension process, covered parking canopies used for outdoor storage
shall be removed and all outdoor storage uses shall cease within 60 days of County
notice of such termination or expiration.
Condition ‘e’ shown below in legislative edit format.
e. The owner shall submit a written report outlining the status of the outdoor storage
component of the development every 5 years from the date of approval by the Board of
Supervisors. The status report shall be reviewed by staff to determine whether the outdoor
storage Special Use Permit remains in compliance with the approved conditions.
502 N. 44th Street, Suite 200  Phoenix, AZ 85008  (602) 506-2364  (602) 506-3711 fax
Internet: www.maricopa.gov/planning