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Cactus Road and Agua Fria
River RV, Boat and Storage
Campus
Rezone and Site Plan Narrative
Submitted: August 31, 2022
Resubmittal: December 12, 2022
Resubmittal: March 1, 2023
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 .................................................................................................................... 4
TABLE OF EXHIBITS
EXHIBIT A – SITE AERIAL
EXHIBIT B – EXISTING ZONING MAP
EXHIBIT C – PROPOSED ZONING MAP
EXHIBIT D – PRELIMINARY SITE PLAN
EXHIBIT E – LINE OF SIGHT
EXHIBIT F – PRELIMINARY LANDSCAPE 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.
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 application requests to rezone the Property from Natural Reserve (NR) to Employment/Industry (EI).
See Exhibit B, Existing Zoning Map and Exhibit C, Proposed Zoning Map.
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 both covered and uncovered RV/Boat parking spaces, as well as
additional storage units to provide safe and convenient storage of other personal belongings. This
presents an excellent opportunity for nearby residents whose Homeowner Associations might prevent RV
or boat storage at their own homes. The storage units will come in a variety of different dimensions,
including 10’ X 10’, 10’ X 15’, 10’ x 25’, 10’ X 30’, and 16’ X 45’. The development will feature state of the
art security systems, including app based keyless entry. See Exhibit D, Preliminary 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
PAGE 2
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.
The proposed development has been designed with attention paid to its location adjacent the Sundial IV
neighborhood. An enhanced landscape buffer of 25’ is provided along the western perimeter of the
Property. This combined with the approximately 40’ wide parcel currently owned by the City of El Mirage
between the subject site and the Sundial IV neighborhood provides a significant buffer. Landscaping has
been strategically designed to provide screening and maintain visual aesthetics for adjacent neighbors.
See Exhibit E, Line of Sight. Additionally, a park is proposed on the southern end of the property, which
will be constructed and maintained by the applicant and will provide a valuable amenity to neighbors in
the surrounding community. The park will be accessed via a pedestrian pathway that connects to the
Sundial IV neighborhood. See Exhibit F, Preliminary Landscape Plan. The presence of security measures,
including cameras and on-site staff, will reduce the amount crime that has been prevalent in this area.
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 Main 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 General Plan Land Use Map designation for the Property is Industrial, which supports the zoning
requested in this application. The proposed development 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
PAGE 3
resources.
•
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
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.
•
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.
•
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.
•
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.
•
Considering the Property’s proximity to Luke Air Force Base, it is ideally suited for the proposed
non-residential, low-impact use.
PAGE 4
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
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 A
E of Cactus Rd and Main St, El Mirage
N
Aerial Map
EXHIBIT B
E of Cactus Rd and Main St, El Mirage
N
Existing Zoning Map
EXHIBIT C
E of Cactus Rd and Main St, El Mirage
N
Proposed Zoning Map
EXHIBIT D
℄
EX 33' R/W
R/W
EX
8' PUE
R/W
13' F/C
13' F/C
11.5' E/P
11.5' E/P
PRIVATE DRIVE (CACTUS ROAD ALIGNMENT)
LOOKING WEST
N.T.S.
EX 33' TRACT/
PROP R/W
EX 14' R/W
1%
6" VERTICAL
CURB & GUTTER
STORM DRAIN
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44156
DAVID M.
SOLTYSIK
W. PEORIA AVE.
N. EL MIRAGE RD.
SITE
AGUA FRIA RIVER
W. CACTUS RD.
SITE PLAN FOR
CACTUS & AGUA FRIA RV,
BOAT & STORAGE CAMPUS
EAST OF SEC CACTUS ROAD & MAIN STREET
EL MIRAGE, ARIZONA
TRACT K OF THE SUNDIAL IV UNIT I REPLAT
A PORTION OF THE NORTHEAST QUARTER OF SECTION 24, TOWNSHIP 3 NORTH, RANGE 1 WEST, OF THE
GILA AND SALT RIVER MERIDIAN, MARICOPA COUNTY, ARIZONA
150
300
0
SCALE IN FEET
FLOOD ZONE
FLOOD ZONE DESIGNATION "AE" PER F.E.M.A. FLOOD
INSURANCE RATE MAP, MAP NUMBER 04013C1685M
PANEL 1685 OF 4425, DATED 09/18/2020.
ZONE "AE" IS A SPECIAL FLOOD HAZARD AREA WITH
KNOWN BASE FLOOD ELEVATIONS.
DEVELOPER / APPLICANT
CC LAND ACQUISITIONS EM1, LLC
4340 N. EAST INDIAN SCHOOL RD., SUITE 21-204
PHOENIX, ARIZONA 85018
CONTACT: JIM STOCKWELL, JR.
PHONE:
602-777-0505
EMAIL:
JSTOCKWELL@CLYDECAP.COM
CIVIL ENGINEER
TERRASCAPE CONSULTING, LLC
645 E. MISSOURI AVE. SUITE 420
PHOENIX, ARIZONA 85012
CONTACT: DAVE SOLTYSIK, P.E.
PHONE:
(602) 297-8732
EMAIL:
DSOLTYSIK@TERRASCAPE.US
LAND PLANNING & LANDSCAPE ARCHITECT
MCGOUGH ADAMSON
535 E. MCKELLIPS RD., SUITE 131
MESA, ARIZONA 85203
CONTACT: NICK ADAMSON
PHONE:
602-997-9093
EMAIL:
NICKA@MG-AZ.COM
PROPERTY OWNER
120 EL MIRAGE PARTNERS
6320 E CALLE BRUVIRA
PARADISE VALLEY, ARIZONA 85253
BASIS OF BEARING
S 89°06'25" W - BEING THE NORTH LINE OF THE
NORTHEAST QUARTER OF SECTION 24, TOWNSHIP 3
NORTH, RANGE 1 WEST, GILA AND SALT RIVER MERIDIAN,
MARICOPA COUNTY, ARIZONA. AS SHOWN ON THE FINAL
PLAT OF SUNDIAL IV UNIT I REPLAT, RECORDED IN BOOK
576, PAGE 23, MARICOPA COUNTY RECORDS.
VICINITY MAP
DATE
DESCRIPTION
Plotted: 02/28/23 - 3:17 PM, By: cspaulding
File: M:\1410_CC Land _El Mirage Self Storage_El Mirage\DWG\Preliminary\1410_PR_SIT.dwg, ---> 1 COVER SHEET
PROJECT No.
SHEET No.
TITLE:
DRAWN BY:
CHECKED BY:
of
3
2ND SUBMITTAL
03/01/2023
12/08/2022
3RD SUBMITTAL
03/01/2023
1ST SUBMITTAL
08/19/2022
COVER SHEET
CRS
DMS
1410
1
SITE PLAN
CACTUS & AGUA
FRIA RV, BOAT &
STORAGE
CAMPUS
COORDINATE SYSTEM
ARIZONA
STATE
PLANE
CENTRAL
ZONE
GRID
COORDINATES FOR THE NORTHEAST CORNER OF
SECTION 24, TOWNSHIP 3 NORTH, RANGE 1 WEST, GILA
AND
SALT
RIVER
MERIDIAN,
MARICOPA
COUNTY,
ARIZONA.
GDACS POINT # 03782.Z1
N = 944013.95
E = 581051.30
NAVD 88 ELEV. = 1100.00
SITE INFO
A.P.N.
501-45-369
SITE AREA (GROSS):
35.91 AC (1,564,337 SF)
SITE AREA (NET):
35.91 AC (1,564,337 SF)
EXISTING ZONING:
NR (NATURAL RESERVE)
PROPOSED ZONING:
E/I (EMPLOYMENT/INDUSTRIAL)
EXISTING LAND USE:
VACANT LAND
PROPOSED LAND USE:
RV/BOAT & SELF STORAGE
RV/BOAT PARKING
/SURFACE STORAGE:
12' X 20' (CANOPY):
84
12' X 25' (CANOPY):
112
12' X 30' (CANOPY):
124
12' X 35' (CANOPY):
100
12' X 40' (CANOPY):
108
12' X 45' (CANOPY):
78
12' X 35' (OPEN):
144
16' X 45' (ENCLOSED):
208
958
STORAGE UNITS:
10' X 10':
86
10' X 15':
154
10' X 20':
110
10' X 25':
91
10' X 30':
154
595
TOTAL SITE STORAGE:
1,553
BUILDING TABLE
BUILDING / STRUCTURE:
AREA (S.F.)
HEIGHT
LEASING OFFICE:
2,170
18'
RV / BOAT WASH & DUMP:
3,150
18'
10' X 10' UNIT STORAGE BUILDINGS:
8,600
12.33'
10' X 15' UNIT STORAGE BUILDINGS:
23,100
12.33'
10' X 20' UNIT STORAGE BUILDINGS:
22,000
12.33'
10' X 25' UNIT STORAGE BUILDINGS:
22,750
12.33'
10' X 30' UNIT STORAGE BUILDINGS:
46,200
16.5'
16' X 45' RV/BOAT ENCLOSED SPACES:
149,760
RV/BOAT CANOPIES:
294,840
18'
TOTAL BUILDINGS & CANOPIES:
572,570
LOT COVERAGE:
37%
DEVELOPMENT STANDARDS - E/I ZONING
REQUIRED
PROVIDED
LOT OCCUPATION
MIN. LOT AREA
2,000 SF
> 2,000 SF
MIN. LOT WIDTH
50'
> 50'
MAX. LOT COVERAGE
90%
+/- 35%
MINIMUM SETBACKS
FRONT (LS) (NORTH)
20'
20'
SIDE (EAST & WEST)
5'
5'
REAR (SOUTH)
5'
5'
MAXIMUM BUILDING HEIGHT
PRINCIPAL (HEIGHT/STORIES)
66'
18'
PERIMETER WALL HEIGHT
6' MIN.
8'
10' MAX.
PASSENGER VEHICLE PARKING
5
8
(4 SPACES+ 1 PER EMPLOYEE)
PARKING STALL SIZE 9' X 18.5'
9' X 18.5'
9' X 18.5'
LEGAL DESCRIPTION
TRACT K, SUNDIAL IV, UNIT 1. ACCORDING TO THE PLAT
OF RECORD IN THE OFFICE OF THE COUNTY RECORDER
OF MARICOPA COUNTY, ARIZONA, RECORDED IN BOOK
576 OF MAPS, PAGE 23.
ABBREVIATIONS
BLDG
BUILDING
ESMT
EASEMENT
EX
EXISTING
F/C
FACE OF CURB
PROP
PROPOSED
R/W
RIGHT-OF-WAY
B/C
BACK OF CURB
OS
OPEN SPACE
TYP
TYPICAL
S/W
SIDEWALK
BS
BUILDING SETBACK
LEGEND
BOUNDARY
SECTION LINE
CENTERLINE
SETBACK
EASEMENT
WALL
FIRE HYDRANT
EX OHE LINE
UTILITY SERVICE PROVIDERS
UTILITY
GOVERNING BODY
WATER
CITY OF EL MIRAGE
WASTEWATER
CITY OF EL MIRAGE
FIRE PROTECTION
CITY OF EL MIRAGE
POLICE PROTECTION
CITY OF EL MIRAGE
SCHOOL DISTRICT
DYSART UNIFIED SCHOOLS
ELECTRIC
ARIZONA PUBLIC SERVICE
NATURAL GAS
SOUTHWEST GAS
TELEPHONE
COX COMMUNICATIONS
REFUSE PROVIDERS
PARKS & SONS OF SUN CITY
NOTES
1.
A PORTION OF THE SITE IS IN THE
LUKE AIR FORCE BASE 65 TO 70 DNL
ZONE AND IS SUBJECT TO ARS 28-8481
REGULATIONS.
2.
NEW BUILDINGS ARE SUBJECT TO ARS
28-8482
SOUND
ATTENUATION
STANDARDS IN BUILDING CODE.
3.
ANY CHANGE OF USE OR OCCUPANCY
OF ANY BUILDING OR BUILDINGS,
INCLUDING
ADDITIONS
THERETO
REQUIRING MORE PARKING, SHALL
NOT
BE
PERMITTED
UNTIL
SUCH
ADDITIONAL
PARKING
SPACES
AS
REQUIRED BUT THIS CHAPTER ARE
FURNISHED.
4.
PERMITS FOR SIGNS OTHER THAN
BUILDING
NUMBER
AND
ADDRESS
WILL BE REQUIRED.
5.
NOISE SHALL BE KEPT TO 55 DECIBELS
AT THE PROPERTY LINES BETWEEN 10
PM AND 6 AM.
6.
ALL OUTDOOR LIGHTING SHALL BE IN
CONFORMANCE WITH SECTION 1112
AND ANY OUTDOOR LIGHTING WILL BE
PLACED SO AS TO REFLECT LIGHT
AWAY FROM ANY ADJOINING RURAL
OR RESIDENTIAL ZONING DISTRICT.
7.
ALL LIGHT POLES/STANDARDS WILL
HAVE A MAXIMUM HEIGHT OF 18 FEET.
8.
HOURS OF OPERATION: 24 HOURS / 7
DAYS. 24 HOUR CUSTOMER ACCESS
WITH SECURITY FENCING & REMOTE
VIDEO MONITORING.
9.
1 FULL TIME EMPLOYEE - ONSITE
DURING NORMAL BUSINESS HOURS.
10.
WASH BAYS AND DUMP STATIONS
AVAILABLE 24 HOURS.
11. MULTIPLE WATER FILLING STATIONS.
12.
TIRE AIR FILLING STATION AVAILABLE.
SHEET 2
SHEET 3
SHEET 2
N. MAIN ST.
PRIVATE DRIVE
(CACTUS ROAD ALIGNMENT)
MAIN STREET
LEASING
OFFICE
35'x62'
STORAGE BUILDING 3 -
10'x10' UNITS - 62 UNITS
STORAGE BUILDING 4 -
10'x20' UNITS - 20 UNITS
STORAGE BUILDING 28 -
10'x15' UNITS - 68 UNITS
AQUA FRIA RIVER
35'
RV WASH
RV WASH
RV WASTE
DUMP
MECH
ROOM
18.5'
9'
5' SIDE YARD
SETBACK
20' L/S
SETBACK
5' SIDE YARD
SETBACK
PRIVATE DRIVE
26'
F/C-F/C
12'
R55
R35
45'
FLOODPLAIN
FLOODWAY
STORAGE BUILDING 1 -
10'x25' UNITS - 20 UNITS
STORAGE BUILDING 2 -
10'x10' UNITS - 24 UNITS
STORAGE BUILDING 5 -
10'x20' UNITS - 20 UNITS
STORAGE BUILDING 6 -
10'x20' UNITS - 20 UNITS
STORAGE BUILDING 7 -
10'x20' UNITS - 20 UNITS
STORAGE BUILDING 8 -
10'x20' UNITS - 20 UNITS
STORAGE BUILDING 9 -
10'x20' UNITS - 10 UNITS
BUILDING 13 -
TS - 20 UNITS
STORAGE BUILDING 27 -
10'x25' UNITS - 7 UNITS
STORAGE BUILDING 26 -
10'x25' UNITS - 19 UNITS
STORAGE BUILDING 25 -
10'x25' UNITS - 20 UNITS
STORAGE BUILDING 24 -
10'x25' UNITS - 20 UNITS
STORAGE BUILDING 23 -
10'x25' UNITS - 5 UNITS
STORAGE BUILDING 22 -
10'x30' UNITS - 20 UNITS
ILDING 21 -
- 20 UNITS
45'
45'
16'
16'
16'
12'
35'
12'
45'
12'
35'
35'
12'
45'
16'
25'
12'
25'
12'
30'
30'
40'
40'
40'
40'
30'
40'
40'
30'
30'
30'
39.7'
25'
20'
R55
R35
1
2
11
15
14
8
10
10
9
10
10
10
10
33
13
13
13
27
26
27
4
22
19
4
22
21
19
23
9
9
9
27
26
26
19
22
17
23
9
27
9
26
26
20
26
26
26
26
26
26
10
9
9
10
R30
R20
7
30'
R30
25
9
13
13
13
27
13
13
9
27
27
13
9
27
9
27
9
27
9
27
4
9
30
29
30
30
30
30
30
31
32.1'
38.8'
35'
30'
32'
30'
36.3'
9
R20
10
5
33
33
3
30' UTILITIES
ESMT
8' PUE
13
13
13
13
13
13
32
13
29
(CACTUS ROAD ALIGNMENT)
10
34
26'
PRIVATE DRIVE
MAIN STREET
26'
F/C-F/C
10
10
4
4
4
20'
28
30
30
30
30
R20
R20
35
(CACTUS ROAD ALIGNMENT)
37
36
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44156
DAVID M.
SOLTYSIK
SCALE IN FEET
60
120
0
SCALE IN FEET
DATE
DESCRIPTION
Plotted: 02/28/23 - 3:17 PM, By: cspaulding
File: M:\1410_CC Land _El Mirage Self Storage_El Mirage\DWG\Preliminary\1410_PR_SIT.dwg, ---> 2 SITE PLAN
PROJECT No.
SHEET No.
TITLE:
DRAWN BY:
CHECKED BY:
of
3
2ND SUBMITTAL
03/01/2023
12/08/2022
3RD SUBMITTAL
03/01/2023
1ST SUBMITTAL
08/19/2022
SITE PLAN
CRS
DMS
1410
2
SITE PLAN
CACTUS & AGUA
FRIA RV, BOAT &
STORAGE
CAMPUS
MATCHLINE SEE SHEET 3
MATCHLINE SEE THIS
SHEET TOP LEFT
MATCHLINE SEE
THIS SHEET TOP
RIGHT
KEY NOTES
1.
MAIN ACCESS GATE WITH ELECTRONIC EMITTER
2.
EXIT ONLY GATE WITH ELECTRONIC EMITTER
3.
EMERGENCY ACCESS ONLY GATE WITH ELECTRONIC
EMITTER
4.
SIGHT DISTANCE EASEMENT PER CITY DETAIL EM-158
5.
20' WIDE COMPACTED DG EMERGENCY ACCESS ROAD
6.
10' WIDE DG PATH
7.
5' WIDE SIDEWALK
8.
SIDEWALK RAMP
9.
CONCRETE MOUNTABLE CURB
10.
6" CONCRETE VERTICAL CURB AND GUTTER
11.
COVERED DUMP AND WASH AREA
12.
VIEW FENCE
13.
8' HIGH CMU WALL
14. 11' X 18.5' ADA ACCESSIBLE PARKING STALL
15. 18' X 88' LOADING / UNLOADING SPACE
16. 12' X 20' RV/BOAT PARKING STALL
17. 12' X 25' RV/BOAT PARKING STALL
18. 12' X 30' RV/BOAT PARKING STALL
19. 12' X 35' RV/BOAT PARKING STALL
20. 12' X 40' RV/BOAT PARKING STALL
21. 12' X 45' RV/BOAT PARKING STALL
22. 16' X 45' RV/BOAT ENCLOSED PARKING STALL
23. RV/BOAT CANOPY
24. PARK - SEE LANDSCAPE PLANS
25. FIRE DEPARTMENT TURN AROUND
26. FIRE DEPARTMENT TURNING RADII
27. FIRE HYDRANT
28. DRIVEWAY PER M.A.G. STD. DETAIL 250-2. WIDTH PER
PLAN
29. STOP SIGN
30. NO PARKING - FIRE LANE SIGN
31. TRASH ENCLOSURE PER CITY DETAIL EM-113
32. SAND AND OIL INTERCEPTOR
33. 6' HIGH BUILDER WALL
34. RETAINING WALL
35. CONCRETE SIDEWALK RAMPS
36. CONCRETE DRIVE PER MODIFIED M.A.G. STD DETAIL 251
37. PRIVATE DRIVE SIGN
#
STORAGE BUILDING 28 -
10'x15' UNITS - 68 UNITS
STORAGE BUILDING 16 -
10'x30' UNITS - 22 UNITS
AQUA FRIA RIVER
5' REAR YARD
SETBACK
5' SIDE YARD
SETBACK
5' SIDE YARD
SETBACK
40'
FLOODPLAIN
FLOODWAY
STORAGE BUILDING 13 -
10'x15' UNITS - 20 UNITS
STORAGE BUILDING 11 -
10'x15' UNITS - 20 UNITS
STORAGE BUILDING 12 -
10'x15' UNITS - 20 UNITS
STORAGE BUILDING 13 -
10'x15' UNITS - 20 UNITS
STORAGE BUILDING 14 -
10'x15' UNITS - 13 UNITS
STORAGE BUILDING 21 -
10'x30' UNITS - 20 UNITS
STORAGE BUILDING 20 -
10'x30' UNITS - 8 UNITS
STORAGE BUILDING 19 -
10'x30' UNITS - 19 UNITS
STORAGE BUILDING 18 -
10'x30' UNITS - 21 UNITS
STORAGE BUILDING 17 -
10'x30' UNITS - 21 UNITS
12'
12'
45'
30'
30'
12'
12'
45'
16'
12'
12'
12'
12'
40'
12'
35'
35'
20'
20'
3
30'
30'
30'
30'
40'
55'
30'
30'
30'
30'
30'
30'
20'
25'
R35
R55
18
5
9
9
27
13
3
24
13
13
6
9
9
9
27
26
13
21
20
22
27
27
9
9
9
26
26
23
23
26
19
20
16
16
23
23
23
9
9
26
26
26
26
20' EMERGENCY
ACCESS ESMT
13
27
13
27
13
35.6'
R55
R35
32.4'
30'
32.6'
36.8'
34.6'
31
31
27
9
27
13
13
27
13
STORAGE BUILDING 15 -
10'x30' UNITS - 23 UNITS
20' UTILITIES
ESMT
8' PUE
12
12
12
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44156
DAVID M.
SOLTYSIK
DATE
DESCRIPTION
Plotted: 02/28/23 - 3:17 PM, By: cspaulding
File: M:\1410_CC Land _El Mirage Self Storage_El Mirage\DWG\Preliminary\1410_PR_SIT.dwg, ---> 3 SITE PLAN
PROJECT No.
SHEET No.
TITLE:
DRAWN BY:
CHECKED BY:
of
3
2ND SUBMITTAL
03/01/2023
12/08/2022
3RD SUBMITTAL
03/01/2023
1ST SUBMITTAL
08/19/2022
SITE PLAN
CRS
DMS
1410
3
SITE PLAN
CACTUS & AGUA
FRIA RV, BOAT &
STORAGE
CAMPUS
SCALE IN FEET
60
120
0
SCALE IN FEET
MATCHLINE SEE SHEET 2
KEY NOTES
1.
MAIN ACCESS GATE WITH ELECTRONIC EMITTER
2.
EXIT ONLY GATE WITH ELECTRONIC EMITTER
3.
EMERGENCY ACCESS ONLY GATE WITH ELECTRONIC
EMITTER
4.
SIGHT DISTANCE EASEMENT PER CITY DETAIL EM-158
5.
20' WIDE COMPACTED DG EMERGENCY ACCESS ROAD
6.
10' WIDE DG PATH
7.
5' WIDE SIDEWALK
8.
SIDEWALK RAMP
9.
CONCRETE MOUNTABLE CURB
10.
6" CONCRETE VERTICAL CURB AND GUTTER
11.
COVERED DUMP AND WASH AREA
12.
VIEW FENCE
13.
8' HIGH CMU WALL
14. 11' X 18.5' ADA ACCESSIBLE PARKING STALL
15. 18' X 88' LOADING / UNLOADING SPACE
16. 12' X 20' RV/BOAT PARKING STALL
17. 12' X 25' RV/BOAT PARKING STALL
18. 12' X 30' RV/BOAT PARKING STALL
19. 12' X 35' RV/BOAT PARKING STALL
20. 12' X 40' RV/BOAT PARKING STALL
21. 12' X 45' RV/BOAT PARKING STALL
22. 16' X 45' RV/BOAT ENCLOSED PARKING STALL
23. RV/BOAT CANOPY
24. PARK - SEE LANDSCAPE PLANS
25. FIRE DEPARTMENT TURN AROUND
26. FIRE DEPARTMENT TURNING RADII
27. FIRE HYDRANT
28. DRIVEWAY PER M.A.G. STD. DETAIL 250-2. WIDTH PER
PLAN
29. STOP SIGN
30. NO PARKING - FIRE LANE SIGN
31. TRASH ENCLOSURE PER CITY DETAIL EM-113
32. SAND AND OIL INTERCEPTOR
33. 6' HIGH BUILDER WALL
34. RETAINING WALL
35. CONCRETE SIDEWALK RAMPS
36. CONCRETE DRIVE PER MODIFIED M.A.G. STD DETAIL 251
37. PRIVATE DRIVE SIGN
#
EXHIBIT E
EXHIBIT F
PLANNING AND ZONING
Development Services Department
10000 N. El Mirage Road, El Mirage, Arizona 85335
623-876-2996; Fax 623-876-4605; TDD 623-933-3258
www.elmirageaz.gov
MEMORANDUM
TO:
Alex Hayes, Withey Morris, PLC
FROM:
Jose A. Macias, Senior Planner
Development Services Department, Planning & Zoning
RE:
PZ22-09-26 Agua Fria Commerce Park Rezone
DATE:
January 24, 2023
Mr. Hayes,
Please see the comments from the El Mirage Technical Advisory Committee (TAC) for the
Conditional Use Permit request.
BUILDING & SAFETY
1. No comments from Building Safety on the Rezone or the site plan.
ECONOMIC DEVELOPMENT
2. Economic Development fully supports the Re-Zoning application for the Agua Fria
Commerce Park. The private property has limited retail value with exception to
storage. The City will benefit from Construction Sales Taxes, Rental Tax, utility taxes,
and property taxes.
ENGINEERING
3. Engineering has no comments on the rezone application.
FIRE DEPARTMENT
4. No comment from the Fire Department.
PLANNING & ZONING
5. Rezoning the property from Natural Reserve (NR) to Employment/Industry (E/I) would
allow a new category of permitted uses that may not be in the best interest of the City and
its residence and may become a nuisance. Staff is recommending the property be rezone
to Commerce Park (CP) instead to avoid any operations that may become a nuisance.
Rezoning the property to Commerce Park would require a Conditional Use Permit for an
outdoor storage use.
6. A zoning application for a Conditional Use Permit shall be filed for the approval for a
community playfields or park if the property is rezoned to Employment/Industry zone, A
community playfield or park is a permitted use in a Commerce Park zoning and no
conditional use permit will be required.
POLICE DEPARTMENT
7. No comment from the Police Department.
CUP application for Park has been submitted.
Applicant and El Mirage will complete development agreement limited
certain E/I uses. that have most intensity
2
PUBLIC WORKS
8. No comment from the Public Works Department.
ARS 28-8481 LAND USE COMPATIBILITY
9.
The site is located within the Luke Air Force Base Noise Contours Zone and is subject to
ARS 28-8481 land use compatibility regulations. See attached email and letter from Luke
Air Force Base.
From:
JAMES, MARK C GS-12 USAF AETC 56 FW/CVE
To:
Jose Macias
Cc:
56 FW/CIT Community Initiative
Subject:
[EXTERNAL] RE: PZ22-09-26 Agua Fria Commerce Park Re-Zone Request.
Date:
Tuesday, September 13, 2022 10:02:41 AM
Attachments:
PZ22-04-01_Major General Plan Amendment.pdf
Hi Jose,
Please see attached letter. After reviewing the Narrative, the letter still
states our position that the development of a RV, Boat and Storage Campus
will not negatively impact the flying operations at Luke AFB. As always, we
recommend a strong notification program to inform future land occupants and
developers about Luke AFB operations.
Respectfully,
Mark
Mark James
56th Fighter Wing, Community Initiatives Team
Luke AFB AZ 85309
Office: 623-856-9981
DSN: 896-9981
-----Original Message-----
From: Jose Macias <jmacias@elmirageaz.gov>
Sent: Tuesday, September 6, 2022 9:23 AM
To: 56 FW/CIT Community Initiative <56FW.CIT.CommunityInitiative@us.af.mil>
Cc: JAMES, MARK C GS-12 USAF AETC 56 FW/CVE <mark.james.14@us.af.mil>
Subject: [URL Verdict: Neutral][Non-DoD Source] PZ22-09-26 Agua Fria
Commerce Park Re-Zone Request.
Attached please find a Re-Zoning application for your review. Comments due
back on Thursday September 15, 2022.
Regards,
Jose A. Macias
Senior Planner | GIS
Development Services - Planning & Zoning | GIS Division
10000 N. El Mirage Road, El Mirage, AZ 85335
P: 623.876.2996 | F: 623.876.4605 | E: jmacias@elmirageaz.gov
<mailto:jmacias@elmirageaz.gov>
<https://www.facebook.com/ElMirageAZ/>
<https://twitter.com/ElMirageArizona>
<https://nextdoor.com/pages/city-of-el-mirage?init_source=copy_link_share>
<https://www.instagram.com/cityofelmirageaz/?hl=en>
<https://www.youtube.com/channel/UC_TGaRvSWiZr6ZDu2M_IlCw?view_as=subscriber
>
El Mirage City Hall Hours: Mon – Thurs 7:00 am to 5:30 pm & Closed Fridays.
DEPARTMENT OF THE AIR FORCE
AIR EDUCATION AND TRAINING COMMAND
1 June 2022
Mr. Christopher P. Toale
Director, Community Initiatives Team
56th Fighter Wing
14185 West Falcon Street
Luke AFB AZ 85309-1629
Mr. Jose Macias
Senior Planner
El Mirage Development Services Division
10000 N. El Mirage Road
El Mirage, AZ 85335
Re: PZ22-04-01; Major General Plan Amendment
Dear Mr. Macias
Thank you for the opportunity to provide comments on the Major General Plan Amendment,
Agua Fria Commerce Park. The amendment proposes a change to the property’s land use category from
Agua Fria (AF) to Commerce/Industry Park (CI). This amendment will allow for development of a RV,
Boat and Storage Campus on the 36 acres. The land area is located east of the southeast corner of Cactus
Rd and Main St in El Mirage, AZ. The subject property is located partially inside to 1/4 mile outside the
Luke AFB 1988 JLUS 65 DNL “high noise or accident potential zone” as identified by A.R.S. § 28-8461
and is within the “territory in the vicinity of a military airport” also defined by A.R.S. § 28-8461.
As described in the narrative, this Major General Plan Amendment and future development of a
RV, Boat and Storage Campus will not negatively impact the flying operations at Luke AFB. As always,
we recommend a strong notification program to inform future land occupants and developers about Luke
AFB operations.
If you have any questions, please contact my Community Planner, Mr. Mark James at
(623) 856-9981.
Sincerely
CHRISTOPHER P. TOALE
cc:
Colonel Luke B. Casper, Vice Commander, 56th Fighter Wing
Ms. Timothy A. Forero, GS-13, General Law Attorney, 56th Fighter Wing