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PZ22-04-01
04/07/2022
09/13/2022
11/01/2022
Cactus Road and Agua
Fria River RV, Boat and
Storage Campus
Major General Plan Amendment
Narrative
Submitted: April 4, 2022
Development Team
Applicant
Withey Morris, PLC
2525 E. Arizona Biltmore Circle Ste. A-212
Phoenix, AZ 85016
Contact: Adam Baugh
Email: adam@witheymorris.com
Phone: (602) 230-0600
Developer
Sonoma Communities
4340 East Indian School Road, Suite 21-204
Phoenix, Arizona 85018
Contact: Jim Stockwell
Email: jstockwell@clydecap.com
Phone: (602) 777-0505
Landscape Architect
McGough/Adamson
535 East McKellips Road, Ste. 131
Mesa, AZ 85201
Contact: Nick Adamson, RLA
Email: nicka@MG-AZ.com
Phone: (602) 997-9093
Engineer
Flood and Hydrology Engineer
Terrascape Consulting
645 E. Missouri Avenue, Suite 420
Phoenix, Arizona 85012
Contact: Dave Soltysik
Email: dsoltysik@terrascape.us
Phone(480) 454-8010
JE Fuller
8400 S Kyrene Rd, Suite 201
Tempe, AZ 85284
Contact: Rob Lyons
Email: rob@jefuller.com
Phone: (480) 250-9842
TABLE OF CONTENTS
INTRODUCTION ................................................................................................................. 1
REQUEST ......................................................................................................................... 1
DEVELOPMENT PLAN ........................................................................................................ 1
GENERAL PLAN CONFORMANCE .......................................................................................... 2
CONCLUSION .................................................................................................................... 3
TABLE OF EXHIBITS
EXHIBIT A – SITE AERIAL
EXHIBIT B – EXISTING GENERAL PLAN LAND USE MAP
EXHIBIT C – PROPOSED GENERAL PLAN LAND USE MAP
EXHIBIT D – CONCEPTUAL SITE PLAN
PAGE 1
Introduction
The Cactus Road and Agua Fria River RV, Boat, and Storage Campus offers a creative solution for a
challenging development site that will create economic activity and generate significant sales tax revenue
for the City of El Mirage. The proposed development will also generate employment during the
construction phase. Given the City’s limited land supply, the proposed development presents a unique
opportunity for economic growth while providing a valuable service to residents in the surrounding area.
Recognizing the limited opportunities for new development, the El Mirage General Plan is intended to be
flexible and responsive to economic trends. This includes allowing for amendment of its Future Land Use
Plan and Place Type Classifications. Because the proposed development requires a rezone of 5 or more
acres that is not in conformance with the Property’s Place Type classification, it necessitates a Major
General Plan Amendment. This proposed amendment will enable El Mirage to maximize the value of its
land and provide productive development opportunities that will benefit the community.
The Property is 35.91 gross acres located approximately 800 feet east of the intersection of Cactus Road
and Main Street, as shown on the attached aerial map (Exhibit A). The Property is on the eastern boundary
of El Mirage along the Agua Fria River. The site includes an approximately 5.2-acre drainage easement
with a total non-buildable area of approximately 8 acres, leaving approximately 28 acres for development.
The property is bordered by the Agua Fria River to the east, vacant land owned by the Bureau of Land
Management to the south, and fully developed subdivisions of residential land zoned Suburban
Neighborhood (SN) to the west and north.
Request
This is a proposal to amend the El Mirage General Plan 2020 Land Use Map designation for the Property
from Agua Fria (AF) to Commerce/Industry Park (CI).
See Exhibit B, Existing General Plan Land Use Map and Exhibit C, Proposed General Plan Land Use Map.
Rezone and site plan review applications will be subsequently filed under separate cover.
Development Plan
The proposed development would provide an in-demand service to residents of the surrounding area,
offering high-quality storage facilities for recreational vehicles, boats, and other personal belongings. With
sales of recreational vehicles and watercraft continuing to boom, demand for storage is high. In 2021,
recreational boating was the leading outdoor recreation sector in the United States following record sales
in 2020. The RV industry is seeing similar trends with greater consumer demand for outdoor recreation.
The storage campus would include a total of 907 RV/Boat parking spaces, 568 of which would be covered.
This presents an excellent opportunity for convenient storage for nearby residents whose Homeowner
Associations might prevent such storage at their own homes. Additional storage units are proposed for
PAGE 2
safe and convenient storage of other personal belongings. The development will feature state of the art
security systems, including app based keyless entry. See Exhibit D, Conceptual Site Plan.
Despite El Mirage’s limited developable land, the Property is a remnant parcel that has remained vacant
due to a number of development challenges and constraints, such as its lack of existing street access and
its location within the Agua Fria River floodplain. The applicant proposes creative solutions and
engineering to overcome these challenges and deliver a valuable product to El Mirage that will generate
substantial sales tax revenue for the City. Moreover, the proposed development will be a productive use
of the Property, which in its current vacant state has attracted trash and vagrants to the detriment of the
surrounding neighborhoods. Upon several visits to the site by the development team, multiple homeless
camps were encountered. The proposed development will improve the Property’s condition and the
safety and wellbeing of neighboring residents.
Access to the site will be provided by extending Cactus Road eastward to the northeast corner of the
Property with one through lane in each direction. Two access points are proposed on Cactus Road. The
main access is proposed on the south side of Cactus Road approximately 1,240 feet east of Main Street.
This driveway will provide full access as the primary access point for the site and will include a keyless
entry option. A secondary access is proposed 820 feet east of Main Street and will serve as an emergency
vehicle/exit only access point. A second proposed gated emergency vehicle only access point will connect
to the cul-de-sac on the south end of Olive Street. The Traffic Impact Statement included with this
submittal shows the proposed development will have minimal impact on the surrounding roadway system
and traffic patterns.
Engineering solutions have been studied to protect the Property from the Agua Fria River floodplain. The
developer proposes to apply for a CLOMR-F after zoning is approved to protect the site from a possible
lateral movement of the Agua Fria River in a major storm event and will raise the site slightly with fill. This
will allow for safe and effective development of this otherwise challenged property.
The proposed use is also appropriate for this site given its location within the 65LDN noise contour of Luke
Air Force Base as well as the presence of major power lines on the Property’s eastern boundary, which
limit the viability of residential development. The proposed use is a low-intensity, economically productive
use for the Property and will provide great value to the City of El Mirage.
General Plan Conformance
The proposed General Plan amendment meets many of the goals and policies outlined in the El Mirage
General Plan, including the following:
Goal: Manage the use of land so growth, development, and redevelopment occur in an orderly and
balanced manner that considers social, economic, natural, and imposed constraints.
Policy: Support development proposals that require minimal expansion of City infrastructure and
resources.
x
The proposed development will maximize the utility of El Mirage’s limited developable land in an
efficient and low-impact manner. Extension of Cactus Road east to the site will increase
connectivity within El Mirage and the Property will require minimal expansion of utilities. It is
anticipated the site will only require electricity as the developer proposes an on-site septic tank
PAGE 3
and vault for the small office to be located on the Property.
Goal: Use high-quality community design to create vibrant and active places.
Policy: Support development proposals that provide enhanced connectivity to public spaces, commercial
uses, schools, and adjacent neighborhoods.
x
The proposed development will connect this currently inaccessible parcel to the surrounding
community, providing a high-quality commercial use that will generate economic activity with
little to no negative impact to the surrounding neighbors.
Goal: Encourage employment areas with innovative site design elements that contribute to the public
realm.
Policy: Outdoor service areas, load bays, and outdoor storage areas should not be readily visible from
public areas and rights of ways.
x
The Property is located along the Agua Fria River corridor and the border of El Mirage, providing
a perfect location for RV and boat storage that can be conveniently accessed but is not readily
visible from rights of way. The proposed development will also include appropriate screening on
its western boundary adjacent to the neighborhood.
Goal: Encourage redevelopment along Grand Avenue and the Agua Fria River
Policy: Support efforts by property owners and relevant public agencies to enhance and beautify the
existing Agua Fria River Channel.
x
The Property presents a unique opportunity for development along the Agua Fria River. The
proposed use would provide a quality, low impact development that would maximize the value
of El Mirage’s remaining land. The proposed development would be designed to be context
appropriate and aesthetically pleasing.
Goal: Foster the relationship between the City and Luke Air Force Base to protect ongoing mission-
critical training, while accommodating community growth and development potential.
Policy: Future land uses should be compatible with the noise contours permitted use list as stated in A.R.S.
§ 28-8481.
x
Considering the Property’s proximity to Luke Air Force Base, it is ideally suited for the proposed
non-residential, low-impact use.
Conclusion
The proposed development is a context appropriate, sales-tax revenue generating use for the Property,
which is one of the few remaining undeveloped parcels in the City of El Mirage. The applicant has devised
creative solutions to create utility for this challenging parcel, which will enable the City to maximize the
PAGE 4
value of its remaining resources. With the requested land use entitlements, Cactus Road and Agua Fria
River RV, Boat, and Storage Campus will offer a low-impact, valuable service to El Mirage and its residents.
EXHIBIT
E of Cactus Rd and Main St, El Mirage
N
Aerial Map
EXHIBIT
E of Cactus Rd and Main St, El Mirage
N
Existing General Plan Map
EXHIBIT
E of Cactus Rd and Main St, El Mirage
N
Proposed General Plan Map
EXHIBIT
Citizen Review Plan
Cactus Road and Agua Fria River RV, Boat, and Storage
Campus
Generally East of SEC of Cactus Road & Main Street, El Mirage
Prepared by:
Withey Morris, PLC
2525 East Arizona Biltmore Circle
Suite A-212
Phoenix, Arizona 85016
Submitted to:
City of El Mirage
Development Services
10000 N. El Mirage Rd
El Mirage, AZ 85335
Submittal Date: April 4, 2022
1
1.
Project Description
The subject property is generally located east of the southeast corner of Cactus Road and Main
Street, otherwise commonly known as Maricopa County Assessor’s Parcel Number 501-45-369
(the “Property”) (Tab 1). It is approximately 35.91 gross acres in size and is currently vacant.
The Property is on the eastern boundary of El Mirage along the Agua Fria River. The site
includes an approximately 5.2 acre drainage easement with a total non-buildable area of
approximately 8 acres. The Applicant is requesting to amend the General Plan from Agua Fria
(AF) to Commerce/Industry Park (CI).
The property is surrounded by the Agua Fria River to the east and south and residential land
zoned Suburban Neighborhood (SN) to the west and north.
The proposed development would provide an in-demand service to residents of the
surrounding area, offering high-quality storage facilities for recreational vehicles, boats,
and other personal belongings. The storage campus would include a total of 907 RV/Boat
parking spaces, 568 of which would be covered. This presents an excellent opportunity for
convenient storage for nearby residents whose Homeowner Associations might prevent
such storage at their own homes.
2.
Citizen Participation and Notification Technique
A notification letter describing the application and inviting interested parties to a meeting
to discuss the proposed development will be mailed to individuals as described below.
3.
Notification Lists
The notification area for this mailing will include property owners within a 300-foot radius of
the Property. Additionally, the notification will be mailed to “Interested Parties,” “Homeowners
Associations” and “Additional Notification” addresses, as provided by the City.
A property owner notification map along with a comprehensive mailing list which includes the
property owners referenced above is attached at TAB 2.
4.
Affected by Proposal
As with most land use proposals, those in closest proximity to the proposed project are typically
the most affected. In the case of this project, those primarily affected will be the residents of
the Sundial neighborhood to the west of the Property and the Arizona Brisas neighborhood
north of the Property. To the east is the Agua Fria River and to the south is vacant land owned
by the Bureau of Land Management.
2
5.
Questions from the Public
All persons listed on the mailing list provided at Tab 2 will receive a letter prepared by the
applicant describing the project and the proposed use with an invitation to a neighbor meeting.
The letter will include a general explanation of the desired use and contact information for the
applicant. Individuals will be able to contact the applicant at any time during the application
process with questions and/or comments.
6.
Notification of Amendments
If major changes of substance are made to the application prior to the hearing date, the
applicant will discuss with those who have shown interest in the project during the process or,
if need be, an updated notification letter will be sent out.
7.
Updates on Citizen Participation Efforts
The applicant intends to work closely with city staff during the processing of this application
and, as such, pertinent information regarding Citizen Participation efforts will be provided to
the assigned Staff for this project as needed.
8.
Estimated Dates/Schedule:
x Submit Citizen Participation Plan to City for review:
April
x Implement Plan (mail Notification Letters):
April/May
x Implement Plan (hold meeting/receive Citizen Input)
April/May
x Submit Citizen Participation Plan Final Report
May/June
TAB 1
E of Cactus Rd and Main St, El Mirage
N
Aerial Map
TAB 2
E of Cactus Rd and Main St, El Mirage
N
300 ft Buffer Map
Parcel Number
Owner
Property Address
Mailing Address
142-67-021A
YOUNGTOWN TOWN OF
12030 CLUBHOUSE SQUARE YOUNGTOWN AZ 85363
200-85-406C
YOUNGTOWN KEY LLC
12030 N 113TH AVE YOUNGTOWN 85363
201 W GUADALUPE RD STE 308 GILBERT AZ 85233
200-85-406D
YOUNGTOWN KEY LLC
201 W GUADALUPE RD STE 308 GILBERT AZ 85233
200-85-972A
MUCHO DINERO INC
74 COUNTRY CLUB LN LAS VEGAS NV 89109
200-85-972B
RADIUS TLC I LLC
12313 N 115TH AVE YOUNGTOWN 85363
PO BOX 25121 PORTLAND OR 97298
501-36-006J
CENTRAL DEVELOPMENT ENTERPRISES LP
11500 W CACTUS RD EL MIRAGE 85335
PO BOX 1311 PHOENIX AZ 85001-1311
501-45-002A
DOS RIOS MATERIALS LLC
5340 W LUKE AVE GLENDALE AZ 85301
501-45-002B
S R P A I & P D
PO BOX 1980 PHOENIX AZ 85001
501-45-074
YAMASA CO LTD
11613 N PABLO ST EL MIRAGE 85335
PO BOX 4090 SCOTTSDALE AZ 85261
501-45-075
GREEN COLIN PATRICK/KENNETH
11609 N PABLO ST EL MIRAGE 85335
11609 N PABLO ST EL MIRAGE AZ 85335
501-45-076
WEICK DANA R
11605 N PABLO ST EL MIRAGE 85335
6336 W HILL LN GLENDALE AZ 85310
501-45-077
TRUJILLO JESUS/AMPARO/SKINNER LUZ/AUSTIN P
11601 N PABLO ST EL MIRAGE 85335
11601 N PABLO CT EL MIRAGE AZ 85335
501-45-078
BARNS SEAN
11509 N PABLO ST EL MIRAGE 85335
11509 N PABLO ST EL MIRAGE AZ 85335
501-45-079
RSTK PHOENIX OWNER 1 LP
11505 N PABLO ST EL MIRAGE 85335
717 N HARWOOD ST STE 2800 DALLAS TX USA 75201
501-45-080
KEFALLINOS JOHN A
11501 N PABLO ST EL MIRAGE 85335
2434 DE LA SYMPHONIE ST LAZARE QC CANADA J7T3H2
501-45-081
DIAZ MARGIE
11457 N PABLO ST EL MIRAGE 85335
11457 N PABLO ST EL MIRAGE AZ 85335
501-45-082
JACKSON RYAN PATRICK/ELIAS ALICIA MARIE
11453 N PABLO ST EL MIRAGE 85335
11453 N PABLO ST EL MIRAGE AZ 85335
501-45-083
OVALLE FERNANDO
11449 N PABLO ST EL MIRAGE 85335
11449 N PABLO ST EL MIRAGE AZ USA 85335
501-45-084
ODELL MARVIN/THERESA E
11445 N PABLO ST EL MIRAGE 85335
10430 W LOMA BLANCA DR SUN CITY AZ 85331
501-45-085
AVILA ESMIRNA
11441 N PABLO ST EL MIRAGE 85335
11441 N PABLO ST EL MIRAGE AZ 85335
501-45-086
BAUMGARDNER RACHEL S/JACQUELINE N
11437 N PABLO ST EL MIRAGE 85335
11437 N PABLO ST EL MIRAGE AZ 85335
501-45-087
RIGGS RITA SUE
11433 N PABLO ST EL MIRAGE 85335
11433 N PABLO ST EL MIRAGE AZ 85335
501-45-088
MAINORD DANIEL
11429 N PABLO ST EL MIRAGE 85335
11429 N PABLO ST EL MIRAGE AZ 85335
501-45-089
LAPE CHAD M/KIMBERLY S
11425 N PABLO ST EL MIRAGE 85335
11425 N PABLO ST EL MIRAGE AZ 85335
501-45-090
MAYA JONATHAN/MCDANIEL COURTNEY
11421 N PABLO ST EL MIRAGE 85335
11421 N PABLO ST EL MIRAGE AZ USA 85335
501-45-091
R&R 1 LLC
11417 N PABLO ST EL MIRAGE 85335
8631 W UNION HILLS DR SUITE 203 PEORIA AZ 85382
501-45-092
LEBARRE KEITH RONALD
11413 N PABLO ST EL MIRAGE 85335
8116 N 33RD AVE UNIT 1 PHOENIX AZ 85051
501-45-093
SALINAS EDLIN
11409 N PABLO ST EL MIRAGE 85335
11409 N PABLO ST EL MIRAGE AZ 85335
501-45-094
PROGRESS PHOENIX LLC
11405 N PABLO ST EL MIRAGE 85335
PO BOX 4090 SCOTTSDALE AZ USA 85261
501-45-095
SOBARZO ALEX J SR/ARIKA
11401 N PABLO ST EL MIRAGE 85335
11401 N PABLO ST EL MIRAGE AZ 85335
501-45-096
BROWNING JON W/BILYEU TRACY C
11826 W VARNEY AVE EL MIRAGE 85335
11826 W VARNEY AVE EL MIRAGE AZ USA 85335
501-45-097
DELGADO RENE MENDEZ/LORENA MENDEZ
11830 W VARNEY AVE EL MIRAGE 85335
11830 W VARNEY RD EL MIRAGE AZ 85335
501-45-098
PROGRESS RESIDENTIAL BORROWER 5 LLC
11834 W VARNEY AVE EL MIRAGE 85335
PO BOX 4090 SCOTTSDALE AZ 85261
501-45-109
HANNA COURTNEY N/ROTH JEFFREY E
11825 W LUPINE AVE EL MIRAGE 85335
11825 W LUPINE AVE EL MIRAGE AZ 85335
501-45-110
OPENDOOR PROPERTY TRUST I
11821 W LUPINE AVE EL MIRAGE 85335
410 N SCOTTSDALE RD SUITE 1600 TEMPE AZ USA 85281
501-45-111
RAMIREZ ILENE C/MANUEL R
11817 W LUPINE AVE EL MIRAGE 85335
11817 W LUPINE EL MIRAGE AZ 85335
501-45-112
WEBER EMILY/RENEE
11810 W LUPINE AVE EL MIRAGE 85335
11810 W LUPINE AVE EL MIREAGE AZ 85335
501-45-113
5 ESTATES INVESTMENTS LLP
11814 W LUPINE AVE EL MIRAGE 85335
132 GARDENBROOKE TRAIL BRAMPTON ON CANADA L6P 3G7
501-45-114
KASE CHONG H
11818 W LUPINE AVE EL MIRAGE 85335
11818 W LUPINE AVE EL MIRAGE AZ 85335
501-45-132
PROGRESS RESIDENTIAL BORROWER 4 LLC
11813 W CORTEZ ST EL MIRAGE 85335
PO BOX 4090 SCOTTSDALE AZ 85261
501-45-133
BASDEN LANCELOT/LUQUE LESLIE NICOLE
11809 W CORTEZ ST EL MIRAGE 85335
11809 W CORTEZ ST EL MIRAGE AZ USA 85335
501-45-134
PATE DENNIS
11805 W CORTEZ ST EL MIRAGE 85335
11805 W CORTEZ ST EL MIRAGE AZ 85335
501-45-135
ALMUMAR MUDER
11802 W CORTEZ ST EL MIRAGE 85335
11802 W CORTEZ ST EL MIRAGE AZ 85335
501-45-136
SMITH ERIC M/ASHLEY D
11806 W CORTEZ ST EL MIRAGE 85335
11806 W CORTEZ ST EL MIRAGE AZ 85335
501-45-359
SUNDIAL WEST IV HOMEOWNERS ASSOC INC
7255 E HAMPTON AVE STE 101 MESA AZ 85209
501-45-363
SUNDIAL WEST IV HOMEOWNERS ASSOC INC
7255 E HAMPTON AVE STE 101 MESA AZ 85209
501-45-365
SUNDIAL WEST IV HOMEOWNERS ASSOC INC
7255 E HAMPTON AVE STE 101 MESA AZ 85209
501-45-369
120 EL MIRAGE PARTNERS
6320 E CALLE BRUVIRA PARADISE VALLEY AZ 85253
501-45-380
CARRILLO PASCUAL
11510 W SHAW BUTTE DR EL MIRAGE 85335
11510 W SHAW BUTTE DR EL MIRAGE AZ 85335
501-45-381
SCHAFER CAMERON SCOTT/TOLSEN NICOLE JESSICA
11506 W SHAW BUTTE DR EL MIRAGE 85335
11506 W SHAW BUTTE DR EL MIRAGE AZ 85335
501-45-382
RS XII PHOENIX OWNER 1 LP
11502 W SHAW BUTTE DR EL MIRAGE 85335
717 N HARWOOD ST STE 2800 DALLAS TX 75201
501-45-383
SUNBELT PATTERSON LLC
11498 W SHAW BUTTE DR EL MIRAGE 85335
1146 S CURSON AVE LOS ANGELES CA 90019
501-45-384
CARPENTER-ZIMMERMAN CHERYL C TR
11494 W SHAW BUTTE DR EL MIRAGE 85335
11494 W SHAW BUTTE DR EL MIRAGE AZ 85335
501-45-385
ZARAGOZA ELVIA
11490 W SHAW BUTTE DR EL MIRAGE 85335
11490 W SHAW BUTTE DR EL MIRAGE AZ 85335
501-45-386
SLOSS GEORGE JR
11486 W SHAW BUTTE DR EL MIRAGE 85335
11486 W SHAW BUTTE DR EL MIRAGE AZ 85335
501-45-387
LEBSACK ROBERT
12113 N 115TH AVE EL MIRAGE 85335
12113 N 115TH AVE EL MIRAGE AZ 85335
501-45-388
12109 NORTH 115TH AVENUE LLC
12109 N 115TH AVE EL MIRAGE 85335
8131 E WILETTA ST MESA AZ 85207
501-45-389
WAGENMAN ABRAM M
12105 N 115TH AVE EL MIRAGE 85335
4862 E HOLMES AVE MESA AZ 85206
501-45-390
WITHERS ROBERT A
12101 N 115TH AVE EL MIRAGE 85335
12101 N 115TH AVE EL MIRAGE AZ 85335
501-45-391
CRUMP DARRELL L
12013 N 115TH AVE EL MIRAGE 85335
12013 N 115TH AVE EL MIRAGE AZ 85335
501-45-392
RMB CAPITAL LLC
12009 N 115TH AVE EL MIRAGE 85335
1006 W ADAMS ST PHOENIX AZ 85007
501-45-393
VALENZUELA LERMA ROY
12005 N 115TH AVE EL MIRAGE 85335
12005 N 115TH AVE EL MIRAGE AZ USA 85335
501-45-394
I&G SFR I BORROWER LLC
12001 N 115TH AVE EL MIRAGE 85335
12001 N 115TH AVE EL MIRAGE AZ USA 85335
501-45-395
FANTON MARY LOUISE/MCKEE JASON MICHAEL
11937 N 115TH AVE EL MIRAGE 85335
11937 N 115TH AVE EL MIRAGE AZ 85335
501-45-396
GARCIA MATTHEW E
11933 N 115TH AVE EL MIRAGE 85335
11933 N 115TH AVE EL MIRAGE AZ 85335
501-45-397
OLYMPUS BORROWER LLC
11929 N 115TH AVE EL MIRAGE 85335
PO BOX 4090 SCOTTSDALE AZ 85261
501-45-398
COPPESS JEFFREY B
11925 N 115TH AVE EL MIRAGE 85335
11925 N 115TH AVE EL MIRAGE AZ 85335
501-45-399
MEDINA HERIBERTO GUADALUPE MARTINEZ/NORMA V
11525 W LAUREL LN EL MIRAGE 85335
11525 W LAUREL LN EL MIRAGE AZ 85335
501-45-400
SANCHEZ FRANK L/MARGARITA ANNE
11529 W LAUREL LN EL MIRAGE 85335
11529 W LAUREL LN EL MIRAGE AZ 85335
501-45-401
GOHUSA HOLDINGS LLC
11533 W LAUREL LN EL MIRAGE 85335
4500 N 32ND ST STE 200 PHOENIX AZ 85018
501-45-402
THOMPSON NIKKI L
11537 W LAUREL LN EL MIRAGE 85335
11537 W LAUREL LN EL MIRAGE AZ 85335
501-45-403
CSH PROPERTY ONE LLC
11602 W POINSETTIA DR EL MIRAGE 85335
8665 E HARTFORD DR STE 200 SCOTTSDALE AZ 85255
501-45-404
BRYANT REBECCA/ISAAC
11534 W POINSETTIA DR EL MIRAGE 85335
11534 W POINSETTIA DR EL MIRAGE AZ 85335
501-45-405
KDB LIVING TRUST
11530 W POINSETTIA DR EL MIRAGE 85335
2220 W VIA CABALLO BLACNO PHOENIX AZ 85085
501-45-406
JIMENEZ ALMA ZEPEDA
11526 W POINSETTIA DR EL MIRAGE 85335
11526 W POINSETTIA DR EL MIRAGE AZ 85335
501-45-407
VILLLALVAZO JOVANNI R/CYNTHIA L
11522 W POINSETTIA DR EL MIRAGE 85335
11522 W POINSETTIA DR EL MIRAGE AZ 85335
501-45-408
AZGD HOLDINGS LLC
11525 W POINSETTIA DR EL MIRAGE 85335
5837 DEL LAGO CIR GLENDALE AZ 85308
501-45-409
BOJALAD ERICA
11529 W POINSETTIA DR EL MIRAGE 85335
11529 W POINSETTIA DR EL MIRAGE AZ USA 85335
501-45-410
PROGRESS RESIDENTIAL BORROWER 13 LLC
11601 W POINSETTIA DR EL MIRAGE 85335
PO BOX 4090 SCOTTSDALE AZ 85261
501-45-411
MAZIA STEVE/DONNA
11809 N OLIVE ST EL MIRAGE 85335
7233 W CHERRY HILLS DR PEORIA AZ UNITED STATES OF AMERICA 85345
501-45-412
QUATTRO PROPERTY GROUP I LLC
11805 N OLIVE ST EL MIRAGE 85335
6501 E GREENWAY PKWY NO 103-418 SCOTTSDALE AZ 85254
501-45-413
RJ AMERICAN HOMES 4 RENT ONE LLC
11801 N OLIVE ST EL MIRAGE 85335
23975 PARK SORRENTO STE 300 CALABASAS CA 91302
501-45-414
RODRIGUEZ MINERVA
11709 N OLIVE ST EL MIRAGE 85335
11709 N OLIVE ST EL MIRAGE AZ 85335
501-45-415
ROMERO STEVE M
11705 N OLIVE ST EL MIRAGE 85335
6250 TELEGRAPH RD VENTURA CA 93003
501-45-416
CHU JOSEPH/ZHENG SHUXIAN
11701 N OLIVE ST EL MIRAGE 85335
P O BOX 71421 PHOENIX AZ 85050
501-45-417
NGUYEN ANHTHU THI/VELA DAVID ISMAEL JR
11602 N OLIVE ST EL MIRAGE 85335
11602 N OLIVE ST EL MIRAGE AZ 85335
501-45-418
CHAVEZ RENE DAVID
11606 N OLIVE ST EL MIRAGE 85335
11606 N OLIVE ST EL MIRAGE AZ USA 85335
501-45-419
POWELL REGINALD JOSEPH JEROME
11610 N OLIVE ST EL MIRAGE 85335
11610 N OLIVE ST EL MIRAGE AZ 85335
501-45-420
RAMIREZ PABLO/YATES MISTI
11614 N OLIVE ST EL MIRAGE 85335
11614 N OLIVE ST EL MIRAGE AZ 85335
501-45-421
HESSE CAMILLE R/DEBARTOLI ANTHONY V
11618 N OLIVE ST EL MIRAGE 85335
11618 N OLIVE ST EL MIRAGE AZ 85335
501-45-422
REGENCY INTERNATIONAL EQUITIES LP
11622 N OLIVE ST EL MIRAGE 85335
4500 N 32ND ST STE 200 PHOENIX AZ 85018
501-45-423
ROMAN DIEGO MILLAN
11626 N OLIVE ST EL MIRAGE 85335
11626 N OLIVE ST EL MIRAGE AZ 85335
501-45-424
FKH SFR PROPCO H LP
11706 N OLIVE ST EL MIRAGE 85335
1850 PARKWAY PL SE STE 900 MARIETTA GA 30067-8261
501-45-425
SCHWAB JESSECA ROSE
11710 N OLIVE ST EL MIRAGE 85335
11710 N OILVE ST EL MIRAGE AZ 85335
501-45-426
HORMAN BAHRIJA
11802 N OLIVE ST EL MIRAGE 85335
11802 N OLIVE ST EL MIRAGE AZ 85335
501-45-427
IH6 PROPERTY PHOENIX L P
11806 N OLIVE ST EL MIRAGE 85335
1717 MAIN ST STE 2000 DALLAS TX 75201
501-45-428
11810 NORTH OLIVE STREET LLC
11810 N OLIVE ST EL MIRAGE 85335
8131 E WILETTA ST MESA AZ 85207
501-45-429
HANEY CHRISTOPHER C
11814 N OLIVE ST EL MIRAGE 85335
11814 N OLIVE ST EL MIRAGE AZ 85335
501-45-430
ROSAS WALTER/ELIZABETH
11818 N OLIVE ST EL MIRAGE 85335
11818 N OLIVE ST EL MIRAGE AZ 85335
501-45-431
INGRAM LARRY J/JUGANS MELANIE LYNN
11902 N OLIVE ST EL MIRAGE 85335
11902 N OLIVE ST EL MIRAGE AZ 85335
501-45-432
INFANTE GUERRA CESAR N/INFANTE MORAN PERLA E
11906 N OLIVE ST EL MIRAGE 85335
11906 N OLIVE ST EL MIRAGE AZ 85335
501-45-449
MILLAN JESUS G
11517 W SHAW BUTTE DR EL MIRAGE 85335
11517 W SHAW BUTTE DR EL MIRAGE AZ 85335
501-45-450
CARIGNAN MICHEL
11513 W SHAW BUTTE DR EL MIRAGE 85335
11513 W SHAW BUTTE DR EL MIRAGE AZ 85335
501-45-451
GONZALEZ JUBENTINO FRANCO/LUCIA SANDOVAL
11509 W SHAW BUTTE DR EL MIRAGE 85335
6829 W ALTA VISTA RD LAVEEN AZ 85339
501-45-452
MUHAMMAD ISAAC SOLOMAN
11514 W PARADISE DR EL MIRAGE 85335
11514 W PARADISE DR EL MIRAGE AZ 85335
501-45-453
MARCONI NICHOLAS
11518 W PARADISE DR EL MIRAGE 85335
11518 W PARADISE DR EL MIRAGE AZ USA 85335
501-45-454
ROEBUCK CHRISTOPHER W
11522 W PARADISE DR EL MIRAGE 85335
11522 W PARADISE DR EL MIRAGE AZ 85335
501-45-459
KECHENG ZHOU LIVING TRUST
11529 W PARADISE DR EL MIRAGE 85335
9214 S HEATHER DR TEMPE AZ 85284
501-45-460
RHOADS JAMES E
11525 W PARADISE DR EL MIRAGE 85335
11525 W PARADISE DR EL MIRAGE AZ 85335
501-45-461
DUENAS ATEN DAVID/SAMANTHA
11521 W PARADISE DR EL MIRAGE 85335
11521 W PARADISE DR EL MIRAGE AZ 85335
501-45-462
MEDINA FRANCISCO J/KARINA
11526 W LAUREL LN EL MIRAGE 85335
11526 W LAUREL LN EL MIRAGE AZ 85335
501-45-463
JACOBSON DONALD P
11530 W LAUREL LN EL MIRAGE 85335
11530 W LAUREL LN EL MIRAGE AZ 85335
501-45-464
WYTROVAL ANTHONY III
11534 W LAUREL LN EL MIRAGE 85335
11534 W LAUREL LN EL MIRAGE AZ 85335
501-45-465
EL MIRAGE CITY OF
10000 N EL MIRAGE RD EL MIRAGE AZ 85335
501-45-467
EL MIRAGE CITY OF
10000 N EL MIRAGE RD EL MIRAGE AZ 85335
509-06-886
YEPEZ JORGE/JOEL
11542 W WETHERSFIELD RD EL MIRAGE 85335
11542 W WETHERSFIELD RD EL MIRAGE AZ 85335
509-06-887
PARKER MICHAEL S
11538 W WETHERSFIELD RD EL MIRAGE 85335
11538 W WETHERSFIELD RD EL MIRAGE AZ 85335
509-06-888
SHARP ROCK SFR LLC
11534 W WETHERSFIELD RD EL MIRAGE 85335
4500 N 32ND ST STE 200 PHOENIX AZ 85018
509-06-889
2018-4 IH BORROWER LP
11530 W WETHERSFIELD RD EL MIRAGE 85335
1717 MAIN ST STE 2000 DALLAS TX 75201
509-06-890
2017-2 IH BORROWER LP
11526 W WETHERSFIELD RD EL MIRAGE 85335
1717 MAIN ST STE 2000 DALLAS TX 75201
509-06-891
HUTCHINSON SHANE A/NICOLE S
11522 W WETHERSFIELD RD EL MIRAGE 85335
11522 W WETHERSFIELD RD EL MIRAGE AZ 85335
509-06-892
DON SIGNER BUICK CADILLA INC
11518 W WETHERSFIELD RD EL MIRAGE 85335
1477 TOLTECA DR TOLTECA CA 94539
509-06-893
TAH MS BORROWER LLC
11514 W WETHERSFIELD RD EL MIRAGE 85335
PO BOX 15086 SANTA ANA CA 92735
509-06-894
TITAM LLC
11510 W WETHERSFIELD RD EL MIRAGE 85335
829 68 AVE SW CALGARY AB CANADA T2V 0N5
509-06-895
COFFEY JUDITH A
11506 W WETHERSFIELD RD EL MIRAGE 85335
11506 W WETHERSFIELD DR EL MIRAGE AZ 85335
509-06-896
PURNELL MARTIN A/LISA A
11502 W WETHERSFIELD RD EL MIRAGE 85335
11502 W WETHERSFIELD RD EL MIRAGE AZ 85335
509-06-897
FRANCO SERGIO M
11501 W WETHERSFIELD RD EL MIRAGE 85335
11501 W WETHERSFIELD RD EL MIRAGE AZ 85335
509-06-898
PACHECO FERNANDO
11505 W WETHERSFIELD RD EL MIRAGE 85335
11505 W WETHERSFIELD RD EL MIRAGE AZ 85335
509-06-899
2018-1 1H BORROWER LP
11509 W WETHERSFIELD RD EL MIRAGE 85335
8665 E HARTFORD DR STE 200 SCOTTSDALE AZ 85255
509-06-900
2018-3 IH BORROWER LP
11513 W WETHERSFIELD RD EL MIRAGE 85335
1717 MAIN ST SUITE 2000 DALLAS TX 85201
509-06-901
AVALOS ARTURO
11517 W WETHERSFIELD RD EL MIRAGE 85335
11517 W WETHERSFIELD DR EL MIRAGE AZ 85335
509-06-902
WILLIAMS JONATHON C/MICHAEL/COLLEEN D
11521 W WETHERSFIELD RD EL MIRAGE 85335
11521 W WETHERSFIELD RD EL MIRAGE AZ 85335
509-06-903
CENDEJAS FAMILY REVOCABLE LIVING TRUST
11525 W WETHERSFIELD RD EL MIRAGE 85335
6891 TILLAMOOK AVE WESTMINSTER CA 92683
509-06-904
BAROLLI JENNIFFER LYNN
11529 W WETHERSFIELD RD EL MIRAGE 85335
11529 W WETHERSFIELD RD EL MIRAGE AZ 85335
509-06-905
TOMES DEBRA L
11533 W WETHERSFIELD RD EL MIRAGE 85335
11533 W WETHERSFIELD RD EL MIRAGE AZ 85335
509-06-906
HERNANDEZ ESMERALDA R/FIGUEROA YVONNE
11537 W WETHERSFIELD RD EL MIRAGE 85335
11537 W WETHERSFIELD RD EL MIRAGE AZ 85335-3932
509-06-907
GALINDO MARCO A/LOSS HEIDI
11541 W WETHERSFIELD RD EL MIRAGE 85335
11541 W WETHERFIELDS RD EL MIRAGE AZ 85335
509-06-908
MARQUEZ HENRY JR/TREVINO SHARON L
11545 W WETHERSFIELD RD EL MIRAGE 85335
11545 W WETHERSFIELD RD EL MIRAGE AZ 85335
509-06-909
BAHENA DANIEL FLORES
11549 W WETHERSFIELD RD EL MIRAGE 85335
11549 W WETHERSFIELD RD EL MIRAGE AZ 85335
509-06-910
AWE INVESTMENT LLC
11601 W WETHERSFIELD RD EL MIRAGE 85335
867 W BLOOMINGDALE AVE PO BOX 6282 BRANDON FL 33508
509-06-939
EL MIRAGE CITY OF
11502 W CACTUS RD EL MIRAGE 85335
10000 N EL MIRAGE RD EL MIRAGE AZ 85335
Bryce Christo
1 Apr 2022
Page 2
The intersection of Main Street/Cactus Road is a three-leg, ALL-WAY STOP controlled
intersection. The eastbound approach to the intersection is offered an exclusive left turn
lane and an exclusive right turn lane. Northbound vehicles are provided with a two-way
center left turn lane and one through lane while southbound traffic makes use of a shared
through/right turn lane. A fence is present on the east leg of this intersection, with a small
gap that allows pedestrians or bicyclists to access the Agua Fria River.
Access
As part of the project, Cactus Road will be extended to northeast corner of the project site.
This new segment of Cactus Road is expected to provide one through lane in each direction.
Two access points are proposed on Cactus Road, Main Access and West Access. Main
Access is proposed on the south side of Cactus Road, approximately 1,240 feet east of
Main Street. This driveway will provide full access and will be the primary access point
for the site. West Access is proposed approximately 820 feet east of Main Street and will
serve as an emergency vehicle/exit only access point.
A gated emergency vehicle only access will connect to the cul-de-sac on the south end of
Olive Street.
Figure 3 shows the locations, geometry, and spacing for the proposed and existing
intersections that will serve the site.
Trip Generation
Trip generation was developed utilizing nationally agreed upon data contained in the
Institute of Transportation Engineers (ITE) publication Trip Generation, 11th Edition,
2021. The project trip generation was estimated for the construction of a storage facility
with 907 boat/RV storage spaces and 1,177 self-storage units (2,084 total storage units)
based on ITE Land Use Code 151, Mini-Warehouse (LUC 151). The result is the expected
weekday trip generation for the project as shown in Table 1. The complete trip generation
calculations can be found in the Appendix.
Table 1 – Weekday Site Generated Trips
Time Period
2,084 Storage Units
Mini-Warehouse
(LUC 151)
Average Daily, Inbound (vtpd)
187
Average Daily, Outbound (vtpd)
187
Total Daily
374
AM Peak Hour, Inbound (vtph)
13
AM Peak Hour, Outbound (vtph)
13
Total AM Peak
26
PM Peak Hour, Inbound (vtph)
18
PM Peak Hour, Outbound (vtph)
18
Total PM Peak
36
vtpd - vehicle trips per day, vtph - vehicle trips per hour
Bryce Christo
1 Apr 2022
Page 4
Figure 1 – Vicinity Map
Bryce Christo
1 Apr 2022
Page 6
Figure 3 – Access Point and Intersection Configuration Assumptions
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