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October 19, 2022 Z2021163 Page 1 of 4 Report to the Board of Supervisors Prepared by the Maricopa County Planning and Development Department Board Hearing Date: October 19, 2022 Case #/Title: Z2021163 – SR 24 RV-Boat Storage Supervisor District: 2 Applicant/Owner: Ralph Pew, Pew & Lake, PLC / SR24 Storage LLC Request: Special Use Permit (SUP) for RV & Boat storage in the Rural-43 district Site Location: Generally located approx. ½ mile to the southeast of the intersection of 222nd St. & Williams Field Rd. and directly north of the future State Route 24 (SR 24) – Gateway Freeway in the Mesa area Site Size: Approximately 10.9 acres County Island Status: Yes (Mesa) Additional Comments: The request is for a Special Use Permit for RV’s and boat storage on 10.9 acres for 10 years. The subject property is vacant, comprises approximately 10.9 acres in the Rural-43 zoning district and is located approximately ½ mile to the southeast of the intersection of 222nd St. & Williams Field Rd. and directly north of the future State Route 24 (SR 24) – Gateway Freeway. City of Mesa provided a letter dated January 21, 2022 in opposition to the request due to non-conformance with the City’s future land use designation of ‘Employment District – Business Park’ and development patterns in the region. Currently there is no existing employment district developments or adjacent commercial within Mesa. Staff believes the use could be evaluated in 10 years to determine growth and development patterns in the County and Mesa. By allowing this development to proceed, the owner could utilize the site with a use that provides RV and boat storage to existing master planned communities with HOA restrictions. The proposal is arguably an interim, temporal use that will preserve the land for future, ultimate business park / employment development and mitigate potential for the less appropriate unregulated lot-split, large-lot residential development to occur in the interim. October 19, 2022 Z2021163 Page 2 of 4 At the 9/22/22 Commission hearing, no representatives from Mesa or anyone from the public registered to speak regarding the special use permit application. There are no outstanding concerns from reviewing agencies. There is no known public opposition. Commission Recommendation: On 9/22/22, the Commission voted 8-0 to recommend approval of Z2021163 subject to conditions ‘a’ – ‘h’: a. Development of the site shall be in substantial conformance with the Site Plan entitled “SR24 Storage”, consisting of 1 full-size sheets, dated June 7, 2022, and stamped received June 20, 2022, except as modified by the following conditions. Staff may determine slight refinements to remain in substantial conformance with the approved site plan. Minor and major amendments to the site plan will be determined in accordance with Chapter 3 of the Maricopa County Zoning Ordinance. b. Development of the site shall be in substantial conformance with the Narrative Report entitled “Special Use Permit (SUP) Project Narrative for SR24 RV & Boat Storage”, consisting of 8 pages, dated revised July 14, 2022 and stamped received July 14, 2022, except as modified by the following conditions. c. Development of the site shall be in substantial conformance with the Sign Package entitled “Sign Package SR24 RV Boat Storage”, consisting of 5 pages, dated July 11, 2022 and stamped received July 14, 2022, except as modified by the following conditions. d. This special use permit is valid for a period of (10 years) and shall expire on August 31, 2032, or upon termination of the use for a period of 90 or more days, whichever occurs first. All site improvements associated with the special use permit shall be removed within 90 days of such expiration or termination of use. e. The following Planning Engineering conditions shall apply: 1. At the time of application for building permit, verification of (no) offsite flow must be provided. 2. At the time of application for building permit, there must be details on the plans for the grates over the manholes. The MAG Standard Details do not have grates for manhole covers. 3. The applicant should be aware that 222nd St. is MCDOT operated and maintained. Any work in the MCDOT right-of-way will require a MCDOT right-of-way permit. 4. The applicant should be aware that Fry Road/SR24 is ADOT operated and maintained. Any work in the ADOT right-of-way will require a ADOT right-of- way permit. October 19, 2022 Z2021163 Page 3 of 4 5. Engineering review of planning and/or zoning cases is for conceptual design only. All development and engineering design shall be in conformance with Section 1205 of the Maricopa County Zoning Ordinance; Drainage Policies and Standards; Floodplain Regulations for Maricopa County; MCDOT Roadway Design Manual; and current engineering policies, standards and best practices at the time of application for construction. 6. Based on the conceptual design nature of the information submitted, changes to the site layout may be necessitated by the final engineering design of the site’s drainage infrastructure. 7. Design conforming to Maricopa County Drainage Policies and Standards DPS 6.10.9. Item required, but not limited to: a. Certification from system manufacturer for a minimum 75-year service life. b. Maintenance Plan. c. Geotechnical Report (soil borings indicating depth to groundwater) and corrosivity (soil pH) testing for metal (CMP,CAP) systems. d. Soil percolation testing in accordance with DPS 6.10.12. e. Construction details of all system components. f. Calculations for the required 100 year, 2 hour storm volume. g. Basin drain down time calculations. Design rate for drywells shall be 0.1 cfs/drywell. As-built percolation tests may result in an increase or reduction in the number of drywells required. Calculations showing retention basins will drain within 36 hours. h. Third party inspections will be required for the underground retention systems. f. The following Phoenix-Mesa Gateway Airport Authority conditions shall apply: 1. Any permanent development or temporary structures, such as cranes are subject to a CFR Title 14 Part 77 (Form 7460) review to determine any impacts to navigable airspace and air navigation facilities. An FAA determination notice of no hazard to air navigation shall be provided, if requested. Maximum building height should include the height of all structures on top the building and not to the top of the parapet. 2. Any buildings, uses design or features which may obscure a pilot’s vision in any way resulting in glare, or flash blindness should not be permitted. 3. Lighting placement or systems that direct lighting upward or toward the approach paths of aircraft, or that could be confused with airport identification or navigational lighting should not be permitted. 4. Sources of potential electromagnetic interference shall be considered through CFR Title 14 Part 77 (Form 7460) review. October 19, 2022 Z2021163 Page 4 of 4 5. Ensure that landscape features and lush plant/tree varieties attractive to hazardous wildlife are not used. Trash or debris collection containers shall close or be enclosed. 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 Gérard, AICP, Planning Manager Attachment: 9/22/22 P&Z Packet (49 pages) Note: 9/22/22 Draft P&Z Minutes are not available as of the writing of this report, but can be provided upon request later when available. Z2021163 Page 1 of 15 Report to the Planning and Zoning Commission Prepared by the Maricopa County Planning and Development Department Case: Z2021163 – SR 24 RV-Boat Storage Hearing Date: September 22, 2022 (Cont. from 8/4/22) Supervisor District: 2 Applicant: Ralph Pew, Pew & Lake, PLC Owner: SR24 Storage LLC Request: Special Use Permit (SUP) for RV & Boat storage in the Rural-43 district Site Location: Generally located approx. ½ mile to the southeast of the intersection of 222nd St. & Williams Field Rd. and directly north of the future State Route 24 (SR 24) – Gateway Freeway in the Mesa area Site Size: Approx. 10.9 acres Density: N/A County Island: Yes, Mesa County Plan: Queen Creek Area Plan – General Motors Proving Ground Municipal Plan: City of Mesa – General Plan - Employment District with a Business Park subtype Municipal Comments: City of Mesa Support/Opposition: City of Mesa - Opposed Recommendation: Approve with conditions Z2021163 Page 2 of 15 Project Summary: 1. The applicant, Ralph Pew, Pew & Lake PLC, on behalf of the property owner, SR24 Storage LLC, requests a Special Use Permit (SUP) for RV and boat storage on parcel 304-34-204B (subject property). The subject property is vacant, comprises approximately 10.9 acres in the Rural-43 zoning district and is located approximately ½ mile to the southeast of the intersection of 222nd St. & Williams Field Rd. and directly north of the future State Route 24 (SR 24) – Gateway Freeway. The subject property is also on a relatively small County island within Mesa jurisdiction with Arizona Department of Transportation (ADOT) right-of-way (ROW) bounding to the south and east. 2. The facility would include storage of RV’s and boats. The applicant proposes 430 total storage spaces, 418 of which would be covered with 20’(h) canopies and constructed in a single phase. Access to the site would be via a gated entrance from 222nd St. The site would be secured with an 8’ (H) CMU wall. The interior of the site would be paved with drive aisles ranging in size from 35’ to 50’, and parking spaces would be striped. Hours of operation would be 6 a.m. – 10 p.m. available 7 days a week, with one employee on site from 9 a.m. – 4 p.m. The facility will not have a caretaker residing on-site. The facility would include 6 standard parking spaces and 1 ADA space. The frontage along 222nd St. would be landscaped with 12 trees (heritage southern live oak) and a variety of shrubs. 3. The narrative report states the use would satisfy storage needs of thousands of homes that are being built or planned for the east Mesa area. The report references master- planned communities like Eastmark and Cadence which do not allow for driveway parking of RV’s or boats. The lots within the master planned communities are too small for detached garages, thus homeowners are required to store off-site to comply with HOA restrictions. 4. Directly to the south is construction of State Route 24 which will change the character of area development to commercial/industrial/business park in nature instead of the existing rural land use. The applicant states the facility would provide services at an appropriate location in the County. Services/utilities will be temporary solutions to include utilization of well water, septic system and pumped vault. Fire Protection would be established with Rural Metro, and police services with MCSO. 5. As part of the SUP, the applicant is requesting standards that deviate from the underlying Rural-43 zoning district. The request includes modification to setbacks, lot coverage, number of standard parking spaces, sight visibility triangles and signage. Shown on the next page includes the underlying Rural-43 zoning district standards, typical commercial standards, and proposed standards. The applicant states these standards are being requested due to RV and boat storage, while the existing base Rural-43 zoning district standards are setup for large lot residential, not commercial land uses. Z2021163 Page 3 of 15 SR24 Boat & RV Storage – Z2021163 Development Standard Rural-43 Zoning District Standard *Commercial Zoning District standards noted below Proposed Rural-43 SUP Standards Minimum Front Setback (west property line) 40’ 10’ Minimum Rear Setback (east property line) 40’ 20’ Minimum Side Setback (north property line) 30’ 0’ Minimum Street-side Setback (south property line) 20’ 0’ Lot Coverage 25% 55% Parking Spaces * Commercial Uses: 1:250 ratio on sq. ft. of office use 6 Standard & 1 ADA space Sight Visibility Triangles * 1111.4.2 Further, in commercial and industrial zoning districts no structure, landscaping, fence, wall, terrace or other obstruction to view in excess of two feet in height, measured from the established elevation of the nearest street centerline, shall be placed within the triangle formed by measuring along street-side property line and driveway length a distance of 25 feet from their point of intersection and by connecting the ends of the respective 25 feet distances. Proposed reduced SVT’s at existing street curb instead of street- side property line. Freestanding Sign Not allowed in Rural-43 1403.2.3 Freestanding Sign Sign area 120 sq. ft. Sign Height: 24’ Within 200’ of rural/residential zone shall not exceed 12’ in height. Number: 1 sign for each 200’ of frontage. One 24’ (h) freestanding sign along 222nd St. and reduced setback of 1’. One 12’ (h) monument sign along 222nd St. (Note: Proposed standards are indicated in bold). Z2021163 Page 4 of 15 6. One of the requested development standard modifications is to reduce the 40-ft. front yard setback required by Rural-43 to 10 ft. at the west and 20 ft. at the east. The other development standard modification requests are for 0 ft. setbacks from the north and south property lines, where 30 ft. interior side and 20 ft. street side setbacks are the Rural-43 standard setbacks, 55% lot coverage where 25% is the Rural-43 standard, 1 ft. setback applicable to freestanding sign, where the Rural-43 standard does not allow signs in any required yard, development would include 1 free standing sign and 1 monument sign to be setback 22.5’ from west property line. A reduction of required 25 ft. sight visibility triangles (SVTs) to be established at the edge of the existing 222nd St. street and curb rather than at the ultimate edge of right-of-way. The applicant notes that 222nd St. is a dead-end street with a low speed limit and low traffic. 7. A sign package was submitted to include an illuminated monument sign 12’ (h), with a sign face of 56 sq. ft. to be setback 22.5’ from the west property line and constructed directly south of the entrance driveway. A freestanding illuminated sign is also proposed with a maximum height of 24’, with a sign face of 120 sq. ft.to be setback 1’ from the sign faces from the west and south property lines with no encroachment over the property lines. Wall signs are also proposed for the south and west elevations, following the commercial zoning district sign standards with a total aggregate area of all wall signs to not exceed 15% of the southern front/face plane. Z2021163 Page 5 of 15 2022 aerial photograph (Subject Property Outlined in Red)- source: Assessor GIS Excerpt of Site Plan Z2021163 Page 6 of 15 Zoning Map (Subject Property Outlined in Red) Mesa Mesa Rural-43 Z2021163 Page 7 of 15 Existing On-Site and Adjacent Zoning / Land Use: 8. On-site: Rural-43 / Vacant North: Rural-43 / Apparent Single-Family Residential South: Rural-43 (ADOT ROW) / Vacant East: Rural-43 then ADOT ROW / Signal Butte Rd. and GC (Mesa) / Vacant West: 222nd St., then PC (Mesa) / Vacant Utilities and Services: 9. Water: On-site well Wastewater: On-site septic / pumped vault (RV dump) School District: Queen Creek Unified School District #95 Fire: Rural Metro Police: MCSO Right-of-Way: 10. The following table includes existing and proposed half-width right-of-way and the future classification based upon the Maricopa County Department of Transportation (MCDOT) Major Streets and Routes Plan. Street Name Half-width Existing R/W Half-width Proposed R/W Future Classification 222nd St. 30’ (MCDOT jurisdiction) N/A Minor Collector Fry Rd./SR24 225’ (ADOT jurisdiction) N/A Parkway Adopted Plans: 11. Queen Creek Area Plan (adopted April 6, 1992): The Queen Creek Area Plan has the region identified as General Motors Proving Grounds. The area plan referenced the largest employers in the vicinity with the proving grounds listed as a land use category. 12. City of Mesa General Plan (adopted June 16, 2014): The City plan has the subject site listed as Employment District with a Business Park subtype. The land use designation is to provide for range of employment opportunity in a high-quality setting. The subtype of business park would allow for low-intensity development that contain numerous businesses, office, light industrial facilities, warehouses, research/development and supporting uses. Z2021163 Page 8 of 15 City of Mesa General Plan with land uses (Source: City of Mesa ArcGIS Online) City of Mesa existing land uses (Source: City of Mesa ArcGIS Online) Public Participation Summary: 13. The applicant complied with the Maricopa County Citizen Review Process with the required posting of the site and notification by first class mail to adjacent property owners within 300’ of the subject parcel and to interested parties. As of the date of this report, neither the applicant nor staff has been notified of any objections from the general public. The applicant received opposition from the City of Mesa, but due to the request Z2021163 Page 9 of 15 for a Special Use Permit for limited timeframe, the applicant believes the issues raised by the City have been addressed with the limited timeframe with the SUP application. Outstanding Concerns from Reviewing Agencies: 14. N/A. Staff Analysis: 15. The City of Mesa provided a letter dated January 21, 2022 in opposition to the request due to non-conformance with the City’s future land use designation of ‘Employment District – Business Park’ and development patterns in the region. The response indicates the subject site is surrounded by properties approved for employment and mixed developments. Staff notes that upon review of the Mesa zoning map, there are properties to the west designated as Planned Community owned by Shea Homes, General Commercial to the east and light industrial zoning directly south of the future State Route 24 alignment and further south beyond the County island boundary, along with regions designated for agricultural uses. It appears that the Mesa region is zoned with a mixed of residential, commercial, industrial and agricultural, but upon review of recent aerial imagery, development has not occurred with properties currently showing up in the Assessor GIS Mapping as vacant. Mesa zoning districts and subject site highlighted in red. Z2021163 Page 10 of 15 16. The SUP request would be limited to 10 years, which would allow for re-evaluation of the project at that time to determine Mesa growth patterns with zoning and annexations. Since the subject site is adjacent to the future ADOT SR24 freeway, staff is supportive of the SUP with a 10-year timeframe. The County island comprises approximately 86 acres and is zoned rural with limited existing scatted residential uses to the north of the subject site. This site at approx. 11 acres is small in scale and only comprises 13% of the county island region, annexation would be preferred. The City of Mesa General Plan indicates Employment Districts as ‘large areas’ devoted to industrial, office, warehousing and related uses to also include commercial uses. The Plan defines large areas as employment type land uses of at least 20 acres, the plan references in certain circumstances, the land use category on sites less than 20 acres may be appropriate. Due to this site being approximately 11 acres, aligned with access on 222nd St. which is a County maintained dead-end local street with no connectivity to the future SR 24 freeway, an employment district category would place additional impacts to the existing roadway network on 222nd St. and Williams Field Rd. and Signal Butte Rd. Staff notes this site does not have direct vehicular access from Signal Butte Rd. thus making the site inaccessible from SR24 as a primary location for an employment district. ADOT owns land along the eastern boundary of the subject site for connectivity to SR 24, therefore there is only one point of access available to the site from 222nd St. County Island region surrounded by Mesa. Z2021163 Page 11 of 15 17. Adjacent to the site along the south and east is ADOT owned property for the future SR 24 alignment – listed as Phase 2 construction from Ellsworth Rd. to Ironwood Dr. There will be at grade intersection at Signal Butte Rd., but no connection with 222nd St. A drainage channel is also proposed to be located along the north side of the freeway. ADOT provide comments indicating the use would not cause any impacts to ADOT facilities. State Route 24 – Interim Phase II - ADOT Project Area Map 18. The amended development standards proposed with the SUP application were crafted for the outdoor RV & boat storage use. The proposal does not impact the planned SR 24 Freeway located directly to the south since there is no direct connectivity to the Freeway with 222nd. St. as a dead-end County minor collector roadway, proposed ADOT drainage canal adjacent to the site. The proposed facility does not have an impact to surrounding Rural zoned and vacant properties within Mesa jurisdiction. 19. Phoenix-Mesa Gateway Airport Authority provided comments indicating the site is within the Airport Overflight Area (AOA) III, as referenced in the Phoenix-Mesa Gateway Airport Authority’s 2017 Airport Land Use Compatibility Plan (ALUCP). The development would experience frequent aircraft overflights and will be affected by noise along will hearing and seeing aircraft landing and taking off from the airport with noise levels that are considered by many as “annoying”. The comment letter also states the use is considered a compatible land use in proximity to the airport. The letter also includes additional requirements for reflective materials on canopies and structure heights, staff has included these additional items as conditions to the SUP for coordination with Phoenix-Mesa Gateway Airport. Z2021163 Page 12 of 15 Phoenix-Mesa Gateway Public Airport Disclosure Map with subject site identified. 20. Staff is of the opinion that due to the acreage below 20 acres, limited SUP timeframe of 10 years, no direct roadway access from the State Route 24 freeway, only local street access and currently no existing employment district developments or adjacent commercial within Mesa, the use could be evaluated in 10 years to determine growth and development patterns in the County and Mesa. By allowing this development to proceed, the owner could utilize the site with a use that provides RV and boat storage to existing master planned communities with HOA restrictions. Staff believes the use is appropriate at the location and would provide a need for the surrounding Mesa communities. Further, the proposal is arguably an interim, temporal use that will preserve the land for future, ultimate business park / employment development and mitigate potential for the less appropriate unregulated lot-split, large-lot residential development to occur in the interim. Recommendation: 21. Staff recommends the Commission adopt a motion recommending that the Board of Supervisors approve Z2021163 subject to the following conditions ‘a’ – ‘h’: a. Development of the site shall be in substantial conformance with the Site Plan entitled “SR24 Storage”, consisting of 1 full-size sheets, dated June 7, 2022, and stamped received June 20, 2022, except as modified by the following conditions. Staff may determine slight refinements to remain in substantial conformance with the approved site plan. Minor and major amendments to the site plan will be determined in accordance with Chapter 3 of the Maricopa County Zoning Ordinance. Z2021163 Page 13 of 15 b. Development of the site shall be in substantial conformance with the Narrative Report entitled “Special Use Permit (SUP) Project Narrative for SR24 RV & Boat Storage”, consisting of 8 pages, dated revised July 14, 2022 and stamped received July 14, 2022, except as modified by the following conditions. c. Development of the site shall be in substantial conformance with the Sign Package entitled “Sign Package SR24 RV Boat Storage”, consisting of 5 pages, dated July 11, 2022 and stamped received July 14, 2022, except as modified by the following conditions. d. This special use permit is valid for a period of (10 years) and shall expire on August 31, 2032, or upon termination of the use for a period of 90 or more days, whichever occurs first. All site improvements associated with the special use permit shall be removed within 90 days of such expiration or termination of use. e. The following Planning Engineering conditions shall apply: 1. At the time of application for building permit, verification of (no) offsite flow must be provided. 2. At the time of application for building permit, there must be details on the plans for the grates over the manholes. The MAG Standard Details do not have grates for manhole covers. 3. The applicant should be aware that 222nd St. is MCDOT operated and maintained. Any work in the MCDOT right-of-way will require a MCDOT right-of-way permit. 4. The applicant should be aware that Fry Road/SR24 is ADOT operated and maintained. Any work in the ADOT right-of-way will require a ADOT right-of- way permit. 5. Engineering review of planning and/or zoning cases is for conceptual design only. All development and engineering design shall be in conformance with Section 1205 of the Maricopa County Zoning Ordinance; Drainage Policies and Standards; Floodplain Regulations for Maricopa County; MCDOT Roadway Design Manual; and current engineering policies, standards and best practices at the time of application for construction. 6. Based on the conceptual design nature of the information submitted, changes to the site layout may be necessitated by the final engineering design of the site’s drainage infrastructure. 7. Design conforming to Maricopa County Drainage Policies and Standards DPS 6.10.9. Item required, but not limited to: a. Certification from system manufacturer for a minimum 75-year service life. Z2021163 Page 14 of 15 b. Maintenance Plan. c. Geotechnical Report (soil borings indicating depth to groundwater) and corrosivity (soil pH) testing for metal (CMP,CAP) systems. d. Soil percolation testing in accordance with DPS 6.10.12. e. Construction details of all system components. f. Calculations for the required 100 year, 2 hour storm volume. g. Basin drain down time calculations. Design rate for drywells shall be 0.1 cfs/drywell. As-built percolation tests may result in an increase or reduction in the number of drywells required. Calculations showing retention basins will drain within 36 hours. h. Third party inspections will be required for the underground retention systems. f. The following Phoenix-Mesa Gateway Airport Authority conditions shall apply: 1. Any permanent development or temporary structures, such as cranes are subject to a CFR Title 14 Part 77 (Form 7460) review to determine any impacts to navigable airspace and air navigation facilities. An FAA determination notice of no hazard to air navigation shall be provided, if requested. Maximum building height should include the height of all structures on top the building and not to the top of the parapet. 2. Any buildings, uses design or features which may obscure a pilot’s vision in any way resulting in glare, or flash blindness should not be permitted. 3. Lighting placement or systems that direct lighting upward or toward the approach paths of aircraft, or that could be confused with airport identification or navigational lighting should not be permitted. 4. Sources of potential electromagnetic interference shall be considered through CFR Title 14 Part 77 (Form 7460) review. 5. Ensure that landscape features and lush plant/tree varieties attractive to hazardous wildlife are not used. Trash or debris collection containers shall close or be enclosed. 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 Z2021163 Page 15 of 15 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 Holm, AICP, Planning Supervisor Attachments: Case Map (1 page) Site Plan reduced 8.5”x11”, 1 page) Narrative Report (8 pages) Signage Package (5 pages) MCESD comments (1 page) DPR comments (4 pages) City of Mesa comments (2 pages) ADOT Comments (2 pages) Phoenix-Mesa Gateway Airport (8 pages) Jack Famer comments – no objection (2 pages) M ARICO PA CO UN TY / M aricopa County Planning & Developm ent - Phoenix, AZ 2 G ross Acres: 10.96 approx. G enerated July 12, 2022 12:22 PM Z2021163 Application Nam e: Legal Description SR 24 RV-Boat Storage EDR Applicant Case Address , Cheryl Long for Pew & Lake, PLC 16101 S 222ND St Applicant Phone/Em ail Parcel Prim ary: 480.461.4670 cheryl.long@ pewandlake.com M ESA AZ 85212 M ap scale 1:3,009 Supervisor District No. 304-34-204B SPECIAL USE PERM IT TO ALLO W AN RV AND BO A T FACILITY IN A RU-43 ZO NING DISTRICT. 5.3585 in Special Use Permit (SUP) Project Narrative For SR24 RV & Boat Storage (Z2021163) 16101 South 222nd Street Mesa, AZ 85212 Submitted by: W. Ralph Pew Pew & Lake, PLC 1744 South Val Vista Drive, Suite 217 Mesa, AZ 85204 480-461-4670 ralph.pew@pewandlake.com (“Applicant”) On behalf of: SR 24 Storage, LLC December 8, 2021 REV #1; 2-22-22, REV #2; 3-23-22, REV #3; 6-20-22, REV #4 7-14-2022 Z2021163 07/14/2022 11:08:01 AM 1. Purpose of Request Pew & Lake, PLC, on behalf of our client, DDR Development Group, LLC, is pleased to submit this project narrative to Maricopa County in support of a request for approval of a Special Use Permit (SUP) for a proposed RV and boat storage facility located between 222nd Street and Signal Butte, north of the future SR24 Freeway. The property, shown below, is known as Maricopa County parcel numbers 304-34-204B. Figure 1- Site Aerial 2. Current Zoning and Property Size The total development site is comprised of approximately 10.78 acres. The site is currently zoned RU-43. As outlined in Article 1301.1.15 of the Maricopa County Zoning Ordinance, a commercial storage facility for automobiles, mobile homes, RVs, and boats is permitted as a Special Use on residentially zoned sites of not less than one-acre, with approval by the Board of Supervisors. The initial requested timeline for the Special Use Permit is 10 years. 3. Description of Proposal As shown on the Site Plan accompanying this formal application submittal, the goal of this development is to provide a facility for the secured storage of boats and recreational vehicles on the site. There are 430 spaces proposed for the site, 418 of which will be covered. The clear height of the storage canopies will be a min of 14’ with slopes for drainage, the total height will not exceed total 20’. Access to the RV and Boat Storage will be via a gated entrance on 222nd Street. The entire property will be surrounded by an 8-foot-tall CMU perimeter wall. The site will be paved, and the spaces will be striped with canopies as shown on the Site Plan. The gates to the facility will be open from 6am to 10pm, 7 days per week. There will be one employee on site, and the office hours will be 9:00a.m. until 4:00p.m. Monday through Saturday and by appointment on Sunday. There will not be a caretaker residing on the site. 4. Relationship to Surrounding Properties Table 1- Surrounding Area Direction Zoning Classification Use North RU-43 Large Lot Residential South RU-43 Vacant, SR24 Construction East RU-43, GC and AG (City of Mesa) Vacant/Signal Butte Road SR24 Construction West RU-43 Vacant Project Site RU-43 Vacant 5. Zoning Analysis The proposed use of this property for boat and RV storage is designed to satisfy the storage demands of the thousands of homes that are being built or are planned for this part of the East Valley. Homes in nearby master-planned communities like Eastmark and Cadence do not allow for driveway parking of RV’s or boats, and the lot sizes in those communities are not large enough for detached garages. Homeowners in these communities are required to store their recreational vehicles off-site in order to comply with HOA restrictions. Additionally, with the expansion of State Route 24 (SR24), this property, which heretofore has been contemplated for large-lot residential use, is now more commercial in nature, given the large expanse of freeway frontage on its southern boundary. A storage facility at this location will provide a necessary service at an appropriate location in Maricopa County. Given the commercial functionality of this property and the nature of the proposed use, changes from the County requirements for lot coverage and signage are being requested with this SUP. As provided for in Article 1301.5.3, the Planning Commission has the authority to vary standards and requirements of underlying zoning districts. The modifications from the underlying zoning district standards are shown on the next page. Table 2 – Proposed Modifications SR24 Boat & RV Storage – Z2021163 Development Standard Rural-43 Zoning District Standard *Commercial Zoning District standards noted below Proposed Rural-43 SUP Standards Minimum Front Setback (west property line) 40’ 10’ Minimum Rear Setback (east property line) 40’ 20’ Minimum Side Setback (north property line) 30’ 0’ Minimum Street side Setback (south property line) 20’ 0’ Lot Coverage 25% 55% Parking Spaces * Commercial Uses: 1:250 ratio on sq. ft. of office use 6 Standard & 1 ADA space Sight Visibility Triangles * 1111.4.2 Further, in commercial and industrial zoning districts no structure, landscaping, fence, wall, terrace or other obstruction to view in excess of two feet in height, measured from the established elevation of the nearest street centerline, shall be placed within the triangle formed by measuring along street-side property line and driveway length a distance of 25 feet from their point of intersection and by connecting the ends of the respective 25 feet distances. Proposed reduced SVT’s at existing street curb instead of street-side property line. Freestanding Sign Not allowed in Rural-43 1403.2.3 Freestanding Sign Sign area 120 sq. ft. 1, 24’ freestanding sign along 222Nd St., not along Signal Butte. Sign Height: 24’ Within 200’ of rural/residential zone shall not exceed 12’ in height. The leading edge of the sign will be 1’ off the property line. Sign will not go into ROW. Number: 1 sign for each 200’ of frontage. Loading/Unload Space Not allowed Article 1103.1 COMMERCIAL BUILDINGS: For all commercial buildings hereafter erected, or for any building converted to such use or occupancy, there shall be provided one loading and unloading space for each 25,000 square feet of floor area, or fraction thereof, devoted to such use in the building. 5 The modifications we are requesting include: 1) a decrease in the building setbacks; 2) an increase in the maximum lot coverage; 3) a taller screen wall than the maximum allowed; and 4) that free standing signs be allowed on the property. 5) Site Visibility Triangles to designed from current street curb. Each of these modifications is being requested due to the nature of the proposed development, and the fact that the development standards for the underlying zoning district, RU-43, don’t anticipate commercial use of the property. The RU-43 zoning district contemplates a large lot, residential development and dimensional standards have been developed accordingly. However, the Special Use Permit process allows for the commercial use of this property, and within that process is the ability to modify development standards to best accommodate the proposed use. The alignment and current construction of State Route 24 at the southern boundary of this property makes the commercial use of this property appropriate. The proximity to a major freeway and the relatively small nature of the parcel makes residential development at this location unlikely. Consequently, the proposed commercial development requires standards that are similar to those found in commercial zoning districts—decreased setbacks, a larger amount of lot coverage and the addition of signage on the property. To mitigate the reduced setbacks and increased lot coverage, the entire site will be enclosed by an 8-foot tall, solid screen wall. This will provide a pleasing appearance to the site, and a visual buffer to the remaining residential properties on the northern boundary. It is important to note that a screen wall of this height is typical for a commercial property and that the commercial zoning districts in Maricopa County require screen walls “no less than 6-feet”, but do not prescribe a maximum height. The signs that are requested with this application are larger than those typically allowed on a residential property, but are consistent with commercial properties of this nature, size and location. The proposed sign size, height and number are intended to accommodate the size of the property, and the elevation of the future SR24, which is proposed to be at the Signal Butte intersection. The locations of the signs and additional details are provided in the resubmittal materials and elevations of the proposed monument and pole signs are shown below. The Site Visibility Triangle (SVT) development standard begins at the right of way. However, the applicant is requesting that the SVT will be measured from the current street curb. The justification for this modification is that 222nd street is a dead-end street with a low-speed limit and very low traffic. In fact, any traffic on 222nd street will most likely be customers. The traffic statement further indicated that the volume will be very low. To continue the support of the modification, the applicant will plant and maintain vegetation that will not exceed 18in in height. 6. City of Mesa General Land Use Plan The applicant is aware of the City of Mesa’s General Plan for this area. This request for a Special Use Permit will protect and stabilize the integrity of the acreage of this property and pursuant an irregular pattern of rural residential lot splits from occurring on this property. Approval of this 6 SUP will preserve this acreage in its current configuration and allow for alternative development on this site for non-residential purposes in the future. Figure 2- Illuminated Monument Sign Figure 3- Illuminated Free Standing Sign 7 7. Location and Accessibility The site is located slightly north of the future SR24 and Signal Butte intersection. Though the property spans the distance between Signal Butte and 222nd Street, access to the site is only on 222nd Street. ADOT owns a sliver of property between the project site and the Signal Butte frontage, therefore access from Signal Butte is not possible. Future customers and visitors to the site will use a gated entrance on the west side of the property at 222nd St. 8. Circulation System Once inside the secured site, circulation is provided through the long drive aisles that range in width from 35 to 50-feet. The entire site will be paved with asphalt on all driveways and parking stalls. 9. Development Schedule/Phasing Plan This proposed use will be developed in a single phase. 10. Community Facilities and Services This proposed development will have no impact on the surrounding school district (Queen Creek Unified School District #95), parks or other community amenities. The development is located north of SR 24, south of the Eastmark and Cadence Communities. 11. Public Utilities and Services Public Utilities and Services are available to the proposed development by the following entities: Service Provider Water On site Well Sewer Septic/Pump Vault Electricity Salt River Project Gas n/a Police Maricopa County Sheriff’s Department Fire Rural Metro School District Queen Creek Unified School District #95 12. Development Team Owner/Developer: SR24 Storage, LLC Mr. David Benson 1129 South Oakland, Suite 101 Mesa, AZ 85206 480-577-4334 8 Land Use Counsel: Pew & Lake, PLC 1744 South Val Vista Drive, Suite 217 Mesa, AZ 85204 Mr. Ralph Pew 480-461-4670 Architect: ARC Services, Inc. 14010 N. Sussex Place Fountain Hills, AZ 85268 Mr. Phil Gollon 480-837-0761 Civil Engineer: Allen Consulting Engineers, Inc. 4111 East Valley Auto Drive Mesa, AZ 85206 Mr. Anthony Zaugg 480-844-1666 Landscape Architect: Everett Landscape Architecture 6628 East Baseline Road, Suite 102 Mesa, AZ 85206 Mr. Tom Everett 602-753-9140 13. Conclusion The location of this property provides an ideal location for a boat and RV storage facility. The applicant and developer look forward to receiving input from staff during the SUP review and working with the Planning & Development staff to bring this project to fruition in Maricopa County. Z2021163 07/14/2022 11:08:12 AM Subdivision, Infrastructure & Planning Program 1001 N. Central Avenue #150 Phoenix, Arizona 85004 Phone: (602) 506-1058 Fax: (602) 506-5813 TDD 602 506 6704 Maricopa County Environmental Services Department Water and Waste Management Division DATE: December 15, 2021 TO : Rachel Applegate, Planning & Development Dept. Senior Planner FROM: Souren Naradikian, P.E. Senior Civil Engineer SUBJECT: SUP to allow an RV and Boat facility in a RU-43. Z2021163 The Maricopa County Environmental Services Department (MCESD) has reviewed documents received from the Maricopa County Planning and Development Department for the above referenced project. This project is a Special Use Permit to allow an RV and Boat facility in a RU-43 Zoning District at APN # 304-34-204B. According to the submitted documents, water and sewer services will be provided by on site well and septic system, MCESD has concerns NOID must be obtained prior to construction permit approval. Based on the above, MCESD raised no objection to this project to the Planning & Development Department in Accela Automation on December 15, 2021 and the project may proceed at this time subject to the following stipulations: Condition: None. It should be noted that this document does not approve the referenced project. Comments are provided only as advisory to Maricopa County Planning and Development Department to assist staff to prepare a staff report. Other Maricopa County agencies may have additional requirements. Final review and approval will be made through Planning and Development Department procedures. Applicant may need to submit separate applications to the Maricopa County Environmental Services Department for approval of proposed facilities regulated by the Department. Review of any such application will be based on regulations in force at the time of application. Jeri Loucks, PECFM Planning & Development 301 W. Jefferson Ave., Suite 170 Phoenix, Arizona 85003 Phone: (602) 506-6332 www.maricopa.gov/planning email address: Jeri.Loucks@maricopa.gov Maricopa County Planning & Development Department Date: April 13, 2022 Memo To: Darren Gerard, AICP, Planning Manager, Department of Planning & Development Attn: Rachel Applegate, Planner, Planning & Development Services cc: Michael Norris P.E., Engineering Manager, Planning and Development From: Jeri Loucks, PE, Engineering Supervisor, Planning & Development Subject: Z2021163 – Special Use Permit (SUP) – RV and Boat Facility APN(s): 304-34-204B Engineering Review has reviewed the plan and report routed for review on 02/23/2022 and 03/25/2022, for the subject application. Engineering Review has no objections to this application provided any approval includes the following stipulations: DRAINAGE PLAN REVIEW 1. OFFSITE HYDROLOGY a. At the time of application for Building Permit, verification of (no) offsite flow must be provided. 2. ONSITE HYDROLOGY a. At the time of application for Building Permit, there must be details on the plans for the grates over the manholes. The MAG Standard Details do not have grates for manhole covers. 3. ONSITE RETENTION a. No comments. 4. CROSS SECTIONS a. No comments. 5. FINISHED FLOORS (PADS) a. No comments. New habitable buildings are proposed. 6. TOPOGRAPHY a. No comments. 7. FLOODPLAINS Page 2 of 4 a. The site is not located in a Special Flood Hazard Area. The Flood Control District has no comments on this application. 8. EROSION SETBACKS a. This item does not apply to this application. FLOOD CONTROL DISTRICT REVIEW a. The site is not located in a Special Flood Hazard Area. The Flood Control District has no comments on this application.. PND TRANSPORTATION PLAN REVIEW 1. The applicant should be aware that 22nd Street is MCDOT Operated and Maintained. Any work in the MCDOT Right-of-Way will require a MCDOT Right-of-Way Permit. 2. The applicant should be aware that Signal Butte Road is Mesa Operated and Maintained. Any work in the Mesa Right-of-Way will require a Mesa Right- of-Way Permit. 3. The applicant should be aware that Frye Road/SR24 is ADOT Operated and Maintained. Any work in the ADOT Right-of-Way will require a ADOT Right-of-Way Permit. 4. Traffic leaving this site will enter into the Mesa roadway system. The applicant should submit this TS to be reviewed by City of Mesa. 5. Provide MCDOT with the anticipated buildout year for this project. PND TRANSPORTATION PLAN REVIEW R/W INFORMATION 1. 222nd Street (MCDOT Jurisdiction) a. Current Classification: Local b. Future Classification: Minor Collector c. Existing R/W: 30 Feet d. Ultimate R/W: 30 Feet 2. Fry Road/SR24 (ADOT Jurisdiction) a. Current Classification: Parkway b. Future Classification: Parkway c. Existing R/W: 225 Feet d. Ultimate R/W: 225 Feet Page 3 of 4 STORM WATER QUALITY REVIEW/INFORMATION 1. The subject site is not located within the County’s Urbanized Area. A Storm Water Pollution Prevention Permit (SWPPP) from the County (PND) is not required. This does NOT preclude the requirement to obtain a Construction General Permit (CGP) Notice of Intent to Discharge (NOI) from the State (ADEQ), as may be required. The following stipulations will apply: 1. Engineering review of planning and/or zoning cases is for conceptual design only. All development and engineering design shall be in conformance with Section 1205 of the Maricopa County Zoning Ordinance; Drainage Policies and Standards; Floodplain Regulations for Maricopa County; MCDOT Roadway Design Manual; and current engineering policies, standards and best practices at the time of application for construction. 2. Based on the conceptual design nature of the information submitted, changes to the site layout may be necessitated by the final engineering design of the site’s drainage infrastructure. 3. Design conforming to Maricopa County Drainage Policies and Standards DPS 6.10.9. Item required, but not limited to: a. Certification from system manufacturer for a minimum 75-year service life. b. Maintenance Plan. c. Geotechnical Report (soil borings indicating depth to groundwater) and corrosivity (soil pH) testing for metal (CMP,CAP) systems. d. Soil percolation testing in accordance with DPS 6.10.12. e. Construction details of all system components. f. Calculations for the required 100 year, 2 hour storm volume. g. Basin drain down time calculations. Design rate for drywells shall be 0.1 cfs/drywell. As-built percolation tests may result in an increase or reduction in the number of drywells required. Calculations showing retention basins will drain within 36 hours. h. Third party inspections will be required for the underground retention systems. Please contact me with any questions. Page 4 of 4 DRAINAGE PLAN REVIEW REFERENCES: The Drainage Regulations are listed in Section 1205 of the MCZO: https://www.maricopa.gov/documentcenter/view/272 Maricopa County Drainage Policies and Standards Manual: https://www.maricopa.gov/DocumentCenter/Home/View/2369 For Additional Information See: https://www.maricopa.gov/1635/Drainage-Review FLOOD CONTROL DISTRICT OF MARICOPA COUNTY REFERENCES: Floodplain Regulations for Maricopa County: https://www.maricopa.gov/DocumentCenter/View/630 For Additional Information See: https://www.maricopa.gov/3847/Flood-Control-District PND TRANSPORTATION REFERENCES: Residential Driveway Guidelines https://www.maricopa.gov/documentcenter/view/362 Roadway Design Manual http://www.mcdot.maricopa.gov/DocumentCenter/View/24883 Maricopa County Resolution for ROW Permits https://www.maricopa.gov/documentcenter/view/364 For Additional Information See: https://www.maricopa.gov/156/MCDOT PND STORMWATER QUALITY (SWPPP) REFERENCES: Storm Water Quality Management and Discharge Control Regulation https://www.maricopa.gov/DocumentCenter/View/6577 Air Pollution Control Regulations Rule 310 https://www.maricopa.gov/DocumentCenter/View/5354 For Additional Information See: https://www.maricopa.gov/3980/Water-Sewage-Stormwater-Waste 1 January 21, 2022 Mr. Tom Ellsworth Director of Planning and Development Cc. Sean Watkins, Planner 301 W. Jefferson St. Suite 170 Phoenix, AZ 85003 Re: SR24 RV & Boat Storage (Z2021163) The City of Mesa has reviewed the proposed Special Use Permit for the development of a Boat and RV Storage Facility located between 220th Street and Signal Butte, north of the future SR24 Freeway and has concerns with the request. Mesa is opposed to the request for the following reasons: 1) The subject property is located within the City of Mesa’s municipal planning area. The Mesa 2040 General Plan Character Area Designation for the property is Employment District with a Business Park Sub-type. The goal of the Employment District Character Area is to provide for a wide range of employment opportunities in a high-quality setting. The Business Park Sub-type is intended for low-intensity developments that contain a number of business, office, light industrial facilities, warehouses, research and development, and supporting uses. The proposed development of the site for Boat and RV Storage does not conform to the intent of the Employment Character Area Designation within the General Plan. 2) The subject site is also surrounded by several properties approved for employment uses and mixed developments. The proposed use is inconsistent with the General Plan designation and development patterns in the surrounding area. Thank you for the opportunity to review the request. I look forward to our continuing efforts to provide a healthy and sustainable environment for our local businesses to operate in the southeast valley. 2 Sincerely, Rachel Prelog, AICP Assistant Planning Director Cc: Nana Appiah, Director, Development Services William Jabjiniak, Director, Economic Development Lori Collins, Deputy Director, Economic Development