Extracted text (via pymupdf)
3443 characters
DEVELOPMENT APPLICATION STAFF REPORT Case Number: PZ22-10-29 Request: Conditional Use Permit Project Name: CarMax Wholesale Auction & Production Center Applicant/Owner: CVL Consultants / DPML Landco III, LLC Project Address: 13500 W Olive Avenue, El Mirage Arizona 85335 Acreage: 56.7 Considerations: The applicant is requesting the approval of a Conditional Use Permit for the secondary accessory uses on a site plan with a primary use of an outdoor storage use for an auto wholesale business. The applicant is requesting the following uses be granted, vehicle service building, private car wash, wholesale auction, private fuel tank and paint booth. The site will have a reconditioning building to service the cars and an auction building where its estimated that 333 customers may attend the auction in-person. Operations will be up to 24 hours a day, 7 days a week, however, the facility will support wholesale operations only and will not be open to the general public. Participation in wholesale auctions is on an invitation-only basis, and restricted to pre-qualified and licensed car dealers, the majority of whom are independent dealers. The private fuel tank will only service vehicles being reconditioned and will be located underground in the park lot. General Plan Compliance: The El Mirage 2020 General Plan identifies this site as being in the Commerce/Industry Park Planning Area and is in-compliance with the plan. Zoning & Land Use Per the zoning code, a principal (primary) and accessory (secondary) use shall be identified for each site plan zoning application where the principal use shall be deemed a permitted use and the accessory use will require a conditional use permit. In this case, the principal use has been identified as an outdoor storage use, and the accessory use as an auction facility, private fuel tank, and auto reconditioning services, which includes some hazardous materials. The applicant has submitted a Site Plan Approval and Conditional Use Permit zoning applications which both need to be approved for the project to proceed. ARS 28-8481 Land Use Compatibility The site is located within the Luke AFB 1988 JLUS 80 DNL, “high noise and accident potential zone” as defined by A.R.S. § 28-8461 and inside the “territory in the vicinity of a military airport” also defined by A.R.S. § 28-8461 and is subject to land use compatibility with the State Statute. See attached review comment letter from Luke AFB. City Staff Review Staff has reviewed the application and finds it to be in compliance with the zoning code requirements. Stipulations: The applicant shall address the TAC Review comments mentioned in the January 13, 2023, memorandum with the submittal of the construction documents for permitting review. Planning Commission Reviewed and recommended approval of the conditional use permit request to the City Council with a 3-0 vote at the January 24th Public Hearing. City Council A final action from City Council is required for the Conditional Use Permit to be granted and for the applicant to proceed with the request. Attachments Zoning Application, TAC Review Comments and Luke AFB Review Letter. Supportive Documents The Supportive Documents are available for review during the City of El Mirage's regular business hours in the Development Services Department Planning and Zoning Division.