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August 17, 2022
Z2022053
Page 1 of 3
Report to the Board of Supervisors
Prepared by the Maricopa County Planning and Development Department
Board Hearing Date:
August 17, 2022
Case #/Title:
Z2022053 – US 60 & Country Club Dr.
Supervisor District:
2
Applicant/Owner:
Becker Boards Small, LLC / Country Club Store, LLC
Request:
Zone Change Modification of Conditions amending the C-3
CUPD zoning district development standards to raise
maximum billboard height to 70’ from 48’ and eliminate top
down illumination in anticipation of future digital conversion
of both billboard static faces
Site Location:
Generally located at the SEC of US-60 & Country Club Dr. in
the Mesa area.
Site Size:
Approx. 1.2 acres of C-3 CUPD area of 4.25 acres.
County Island Status:
Yes (City of Mesa)
Additional
Comments:
There are no outstanding concerns from reviewing agencies.
There is no known opposition to the request. The request is to
modify a condition of the comprehensive sign package to
allow conversion of static billboard to digital billboards with
an increase in height to 70’ and eliminate top-down
illumination. A Plan of Development will be required
contingent upon approval of this request. Staff believes the
request is appropriate entitlement as the billboard is oriented
towards the freeway and surrounded by industrial and
commercial uses. There are no residential zones within 150’
and there are no parks, schools or rest areas within 500’ of the
subject site.
Commission
Recommendation:
On 7/21/22, the Commission voted 6-0 to recommend
approval of Z2022053 subject to conditions ‘a’ – ‘l’:
a.
Development of the site shall be in substantial conformance with the Zoning Exhibit
entitled “Plan of Development Request to Rezone from C-3 to C-3 with
Commercial Unit Plan of Development”, consisting of 6 full-size sheets, dated
January 10, 2014, and stamped received January 17, 2014. Except as modified by
the following conditions.
August 17, 2022
Z2022053
Page 2 of 3
b.
Development of the site shall be in substantial conformance with the Narrative
Report entitled "Country Club Store, LLC Comprehensive Sign Package Zone
Change to CUPD", consisting of 10 pages, dated January 14, 2014, and stamped
received January 22, 2014, except as modified by the following conditions.
c.
The C-3 CUPD zoning district shall observe the following amended development
standards:
Sign ‘C’ – New Holland freestanding sign
1.
30’ height
2.
Sign to be located 192’ north of existing sign B, and 66’ south of proposed
new sign D
Sign ‘D’ – New multiple tenant freestanding sign
1.
Maximum sign area of 122 sq. ft. per face
2.
25’ height
3.
Sign to be located 66’ north of sign ‘C’ and 258’ north of existing sign ‘B’
Sign ‘E’ – New billboard
1.
Distance of 531’ from existing billboard to the east.
2.
672 sq. ft. for each sign face.
3.
70’ maximum height, inclusive of all billboard embellishments
d.
The following condition shall apply from Arizona Department of Transportation:
1.
A new ADOT Outdoor Advertising Sign Permit will be required due to the
change in the location of the replacement billboard.
e.
All outdoor lighting shall conform to the Maricopa County Zoning Ordinance.
f.
Development of the site shall be in compliance with all applicable Maricopa
County Air Quality rules and regulations.
g.
The following Drainage Review conditions shall apply:
1.
Drainage review of planning and/or zoning cases is for conceptual design
only and does not represent final design approval nor shall it entitle
applicants to future designs that are not in conformance with section 1205
of the Maricopa County Zoning Ordinance and the Maricopa County
Drainage Policies and Standards.
2.
All development and engineering design shall be in conformance with
Section 1205 of the Maricopa County Zoning Ordinance and current
engineering policies, standards, and best practices at the time of
application for construction.
h.
Variations to the development standards as indicated in the approved Unit Plan
of Development (UPD) table may be varied by the Board of Adjustment in
accordance with Article 303.2.2 of the Maricopa County Zoning Ordinance
(MCZO).
August 17, 2022
Z2022053
Page 3 of 3
i.
Amendments to the site plan and narrative report shall be processed as a revised
application in accordance with Maricopa County Zoning Ordinance Article 304.9.
j.
Noncompliance with the conditions of approval will be treated as a violation in
accordance
with
the
Maricopa
County
Zoning
Ordinance.
Further,
noncompliance of the conditions of approval may be grounds for the Planning
and Zoning Commission to take action in accordance with Chapter 3 (Conditional
Zoning).
k.
Non-compliance with the regulations administered by the Maricopa County
Environmental
Services
Department,
Maricopa
County
Department
of
Transportation,
Drainage
Review
Division,
Planning
and
Development
Department, or the Flood Control District of Maricopa County may be grounds for
initiating revocation of this Zone Change as set forth in the Maricopa County
Zoning Ordinance.
l.
The property owner/s and their successor waive claim for diminution in value if the
County takes action to rescind approval due to noncompliance with conditions.
Presented by:
Daniel Johnson, Planner
Reviewed by:
Darren Gérard, AICP, Planning Manager
Attachment:
7/21/22 P&Z Packet (21 pages)
Note:
7/21/22 Draft P&Z Minutes are not available as of the writing of this report, but can
be provided upon request later when available.
Z2022053
Page 1 of 5
Report to the Planning and Zoning Commission
Prepared by the Maricopa County Planning and Development Department
Case:
Z2022053 – US 60 & Country Club Dr.
Hearing Date:
July 21, 2022
Supervisor District:
2
Applicant:
Becker Boards Small, LLC
Owner:
Country Club Store, LLC
Request:
Zone Change Modification of Conditions to raise billboard height to
70’ from 48’ and eliminate top down illumination in anticipation of
future digital conversion of both billboard static faces.
Site Location:
Generally located at the SEC of US-60 & Country Club Dr. in the Mesa
area.
Site Size:
Approx. 1.2 acres of C-3 CUPD area of 4.25 acres.
Density:
N/A
County Island:
Yes – City of Mesa
County Plan:
NA - Rural Densities (0-1 d.u./ac)
Municipal Plan:
City of Mesa – Employment Business Park
Municipal Comments:
None received to date
Support/Opposition:
None known
Recommendation:
Approve with conditions
Z2022053
Page 2 of 5
Project Summary:
1.
The purpose of this request is to amend condition ‘c’ of the current C-3 CUPD zoning
district Comprehensive Sign Package - originally approved per Z2013065 and as
amended by subsequent zoning cases Z2022009 for digitization of static billboard faces -
to allow a maximum 70’ height of the existing off-site billboard, and eliminate top-down
illumination in anticipation of future digitization of the both static faces. The C-3 CUPD
area consists of approximately 1.2 acres out of the 4.25 parcel. The remainder of the
parcel is zoned IND-2. The modified condition ‘c’ of Z2013065 would read as follows:
c.
The C-3 CUPD zoning district approved under case Z2013065 Z2022053 shall
observe the following amended development standards:
Sign ‘E’ – New billboard
•
Distance of 531’ from existing billboard to the east.
•
Illumination shall be top mounted downward at the sign face.
•
672 sq. ft. for each sign face
•
48’ height, 51’ to top of top mounted lighting fixture 70’ maximum height, inclusive
of all billboard embellishments
2.
Outdoor lighting present on the property adheres to MCZO Section 1112. It should be
noted that since the applicant is proposing a site plan (required plan of development,
POD) and although the zone change is a legislative approval, the POD will be
administratively approved under zoning case Z2022009. Therefore, POD approval is
contingent upon prior rezoning approval.
Existing On-Site and Adjacent Zoning / Land Use:
3.
On-site:
1.2 Acres C-3 CUPD & 3.04 Acres IND-2 / Bingham Equipment Co.
North:
City of Mesa General Commercial / US-60 Hwy
South:
City of Mesa Iron Ave then Light Industrial / Empire Cat Headquarters
East:
IND-2 / Heavy Equipment Storage for Empire Cat Headquarters
West:
Country Club Rd. then City of Mesa General Commercial / 3-Star
Hotel – Holiday Inn
Utilities and Services:
4.
Water:
City of Mesa
Wastewater:
City of Mesa
Electric:
SRP
Fire:
City of Mesa
Police:
City of Mesa
Right-of-Way:
5.
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.
Z2022053
Page 3 of 5
Street Name
Half-width Existing R/W
Half-width Proposed R/W
Future Classification
Country Club
Rd
N/A (ADOT
Jurisdiction)
N/A (ADOT
Jurisdiction)
N/A (ADOT
Jurisdiction)
Adopted Plan:
6.
City of Mesa – Mesa 2040 General Plan adopted 2014. Employment west of Country Club,
Industrial East of Country Club.
Public Participation Summary:
7.
According to the applicant’s Citizen Participation Report, in anticipation of the subject
rezone modification of conditions, the applicant posted the site on June 1, 2022 in
addition to sending written notification to all property owners within 300’ of the subject
site. The applicant sent notification of the hearing to the property owners within 300’ of
the subject site. Staff published a legal ad in accordance with the MCZO and notified
property owners within 300’ of the subject site of hearing dates. Results of the applicant’s
public participation efforts concluded no known opposition to this request. As of the
writing of this report, staff is unaware of any public support or opposition to the
application.
Outstanding Concerns from Reviewing Agencies:
8.
N/A.
Staff Analysis:
9.
The purpose of the request is to modify an existing condition related to billboard height
and lighting. Condition ‘c’ of approved zoning case Z2013065 stipulated a height limit of
sign ‘E’ – New billboard to 48’, as well as restricted illumination of the billboard from the
top-down. The current zoning ordinance liberalized billboard standards if located within
300 feet of an existing freeway, allowing a maximum height of 48 feet above adjacent
grade or elevation of the main travel lanes of a freeway adjacent to the billboard or
subject property (whichever is greater but not to exceed 70 feet), inclusive of all billboard
embellishments and attachments, excluding additional 3 feet for top-mounted lighting
fixtures. Staff is of the opinion that this is an appropriate entitlement for the subject
billboard as the subject billboard is oriented towards the freeway and is surrounded by
mostly industrial and commercial uses. Furthermore, the subject billboard appears
appropriately sited for digital conversion since there are no residential zones or uses within
150’ that would be affected by the digital conversion, and there are no parks, schools,
and rest areas within 500’ of the subject property.
Recommendation:
10.
Staff recommends the Commission adopt a motion recommending that the Board of
Supervisors approve Z2022053 subject to the following conditions ‘a’ – ‘l’.
a.
Development of the site shall be in substantial conformance with the Zoning Exhibit
entitled “Plan of Development Request to Rezone from C-3 to C-3 with
Z2022053
Page 4 of 5
Commercial Unit Plan of Development”, consisting of 6 full-size sheets, dated
January 10, 2014, and stamped received January 17, 2014. Except as modified by
the following conditions.
b.
Development of the site shall be in substantial conformance with the Narrative
Report entitled "Country Club Store, LLC Comprehensive Sign Package Zone
Change to CUPD", consisting of 10 pages, dated January 14, 2014, and stamped
received January 22, 2014, except as modified by the following conditions.
c.
The C-3 CUPD zoning district shall observe the following amended development
standards:
Sign ‘C’ – New Holland freestanding sign
1.
30’ height
2.
Sign to be located 192’ north of existing sign B, and 66’ south of proposed
new sign D
Sign ‘D’ – New multiple tenant freestanding sign
1.
Maximum sign area of 122 sq. ft. per face
2.
25’ height
3.
Sign to be located 66’ north of sign ‘C’ and 258’ north of existing sign ‘B’
Sign ‘E’ – New billboard
1.
Distance of 531’ from existing billboard to the east.
2.
672 sq. ft. for each sign face.
3.
70’ maximum height, inclusive of all billboard embellishments
d.
The following condition shall apply from Arizona Department of Transportation:
1.
A new ADOT Outdoor Advertising Sign Permit will be required due to the
change in the location of the replacement billboard.
e.
All outdoor lighting shall conform to the Maricopa County Zoning Ordinance.
f.
Development of the site shall be in compliance with all applicable Maricopa
County Air Quality rules and regulations.
g.
The following Drainage Review conditions shall apply:
1.
Drainage review of planning and/or zoning cases is for conceptual design
only and does not represent final design approval nor shall it entitle
applicants to future designs that are not in conformance with section 1205
of the Maricopa County Zoning Ordinance and the Maricopa County
Drainage Policies and Standards.
2.
All development and engineering design shall be in conformance with
Section 1205 of the Maricopa County Zoning Ordinance and current
engineering policies, standards, and best practices at the time of
application for construction.
Z2022053
Page 5 of 5
h.
Variations to the development standards as indicated in the approved Unit Plan
of Development (UPD) table may be varied by the Board of Adjustment in
accordance with Article 303.2.2 of the Maricopa County Zoning Ordinance
(MCZO).
i.
Amendments to the site plan and narrative report shall be processed as a revised
application in accordance with Maricopa County Zoning Ordinance Article 304.9.
j.
Noncompliance with the conditions of approval will be treated as a violation in
accordance
with
the
Maricopa
County
Zoning
Ordinance.
Further,
noncompliance of the conditions of approval may be grounds for the Planning
and Zoning Commission to take action in accordance with Chapter 3 (Conditional
Zoning).
k.
Non-compliance with the regulations administered by the Maricopa County
Environmental
Services
Department,
Maricopa
County
Department
of
Transportation,
Drainage
Review
Division,
Planning
and
Development
Department, or the Flood Control District of Maricopa County may be grounds for
initiating revocation of this Zone Change as set forth in the Maricopa County
Zoning Ordinance.
l.
The property owner/s and their successor waive claim for diminution in value if the
County takes action to rescind approval due to noncompliance with conditions.
Presented by:
Daniel Johnson, Planner
Reviewed by:
Matthew Holm, AICP, Planning Supervisor
Attachments:
Case Map (1 page)
Zoning Exhibit (4 pages)
Narrative Report (9 pages)
PND Engineering comments (1 page)
MCESD comments (1 page)
M
ARICO
PA CO
UN
TY
/
M
aricopa County Planning & Developm
ent - Phoenix, AZ
2
G
ross Acres: 5 approx.
G
enerated July 12, 2022 16:56 PM
Z2022053
Application Nam
e:
Legal Description
US 60 & Country Club Digital Billboard
Applicant
Case Address
,
Jacob Zonn for Becker Boards Sm
all LLC
1655 S CO
UNTRY CLUB Dr
Applicant Phone/Em
ail
Parcel Prim
ary:
602.616.5031
jzonn@
beckerboards.com
M
ESA AZ 85210
M
ap scale 1:1,405
Supervisor District No.
139-50-001Z
M
O
DIFICA
TIO
N O
F CO
NDITIO
N - US 60 & CO
UNTRY CLUB M
O
DIFY HEIG
HT
5.3585 in
Pt. of Sec. 34, T1N, R5E
IRON AVENUE
COUNTRY CLUB DRIVE
ON RAMP TO SUPERSTITION FREEWAY
Bowman Consulting Group Ltd
6751 North Sunset Blvd
Suite 325
Glendale, Arizona 85305
Phone: (480) 629-8830
www.bowman.com
© Bowman Consulting Group Ltd
PLAN OF DEVELOPMENT FOR DIGITAL BILLBOARD
BINGHAM EQUIPMENT
1655 S. COUNTRY CLUB DRIVE
MESA, ARIZONA
MARICOPA COUNTY
DD
DD
JC
9809-01-001
3/7/22
POD01
1
2
SITE
CASE # Z2022009
Z2022053 RCVD 3/11/22
48'-0"
O.A.H.
31'-0"
H.A.G.L.
FACE AREA
14'x48' = 672 sf
EMBELLISHMENT
672 x 20%=134 sf
CASE # Z2022009
Bowman Consulting Group Ltd
6751 North Sunset Blvd
Suite 325
Glendale, Arizona 85305
Phone: (480) 629-8830
www.bowman.com
© Bowman Consulting Group Ltd
14' x 48' SINGLE POST CENTER MOUNT DOUBLE FACE
45° V-BUILD DIGITAL BILLBOARD
1655 S. COUNTRY CLUB DRIVE
MESA, ARIZONA
MARICOPA COUNTY
9809-01-001
3/7/22
POD02
2
2
IRON AVENUE
SR 87/ COUNTRY CLUB DRIVE
EASTBOUND US60/ SUPERSTITION FREEWAY
IRON AVENUE
ON RAMP US 60 EASTBOUND
TOPOGRAPHIC SURVEY
1
1
1655 S. COUNTRY CLUB DRIVE
MESA AZ. 85210
BENCHMARK
LEGEND
TOPOGRAPHIC SURVEY
1655 S. COUNTRY CLUB DRIVE
LOCATED IN THE SOUTHWEST QUARTER OF SECTION 34,
TOWNSHIP 1 NORTH, RANGE 5 EAST, OF THE GILA AND SALT RIVER
BASE AND MERIDIAN, MARICOPA COUNTY, ARIZONA.
Bowman Consulting Group Ltd
6751 North Sunset Blvd
Suite 325
Glendale, Arizona 85305
Phone: (480) 629-8830
www.bowman.com
© Bowman Consulting Group Ltd
CROSS SECTION THRU SITE
1655 S. COUNTRY CLUB DRIVE
MESA, ARIZONA
MARICOPA COUNTY
9809-01-001
6/20/22
EXH01
1
1
Z2022053
Submitted: March 10, 2022
Resubmitted: June 13, 2022
Darren Gerard, AICP
Planning Services Manager
Maricopa County Planning and Development
301 W Jefferson St, Suite 170
Phoenix, Arizona 85003
Re:
Request for Modification of Condition (c) for Z2013065 – HWY 60 & Country Club Drive
Dear Darren,
Z2013065 was approved by the Maricopa County Board of Supervisors (BOS) on February 26, 2014 for a
Commercial Unit Plan of Development (“CUPD”). The property is used for an equipment rental facility. The 1-acre site is
located at the southeast corner of Country Club Dr and the Hwy-60 in the Mesa area, APN 139-50-001Z and addressed at
1655 S Country Club Dr (the “Property”). Please see Exhibit 1 and 2 for aerials of the Property.
This application is requesting a modification to stipulation (c) associated with the approval dated February 26,
2014. The request is to modify the stipulation to allow the maximum height of “Sign ‘E’”(the “Billboard”) to be consistent
with today’s Zoning Ordinance at 70’. During the time of the initial application in 2014, the Zoning Ordinance had a
maximum height of 30’ for billboards along arterials and freeway. As of December 15, 2021, the Zoning Ordinance now
allows a height of 48’ “above adjacent grade or elevation of the main travel lands of a freeway immediately adjacent to
the billboard or subject property (whichever is greater but not to exceed 70 feet”.
As shown in Figures 3 - 7, there is a 20–26 foot berm separating the freeway from the Property and location of the
billboard. The elevation of the Country Club overpass greatly blocks current views of the billboard. There is also mature
vegetation and ADOT signage blocking views. The additional height is warranted for oncoming traffic to view the sign
safely. A crane was placed on the site that shows the height of the proposed board in Exhibits 4 and 5. This shows that
70’ is the minimum height needed for the sign to be viewed safely. Exhibit 8 also shows surveyed topographic data with
the exact measurements of the height at sea level of the property where the board is placed, height of the freeway and
height of the interchange. The grade differential of 25-feet would warrant a board at 73’ in height based on the Zoning
Ordinance allowance. The applicant, with the use of the crane measurement, is fine with the 70’ in height.
The modification to stipulation c is as follows (also please see Exhibit 9, February 26, 2014 Approval Letter):
c.
The C-3 CUPD zoning district approved under case Z2013065 shall observe the following amended development
standards:
Sign ‘E’ – New billboard
•
Distance of 531’ from existing billboard to the east.
•
Illumination shall be top mounted downward at the sign face.
•
672 sq.ft. for each sign face.
•
48’ height, 51’ to top of top mounted lighting fixture.
Z2022053 RCVD 6/15/22
Since the board will become digital the illumination portion of the stipulation also needs to be deleted. The additional
height will have a minimal impact on the property and surrounding area. The area is a majority industrial zoning and uses
with no residential in the immediate vicinity.
Please contact me with any questions or if you wish to discuss this request.
Thank you,
Jacob Zonn
Director of Land Development
Exhibit 1 - Aerial Regional Context
HWY60 & Country Club
Exhibit 2 - Aerial of Property
HWY60 & Country Club
Exhibit 3 – Eastbound Elevation Difference
HWY60 & Country Club
Billboard
Exhibit 4 - Eastbound Rendering at 70’
HWY60 & Country Club
Exhibit 5 - Eastbound Rendering at 70’
HWY60 & Country Club
Exhibit 6 - Eastbound Elevation Difference
HWY60 & Country Club
Billboard
23’ Grade
Difference
26’ Grade
Difference
Exhibit 7 - Westbound Elevation Difference
HWY60 & Country Club
Billboard
Krystina Pacheco, P.E.
Planning & Development
301 W. Jefferson Ave., Suite 170
Phoenix, Arizona 85003
Phone: (602) 506-8790
Fax: (602) 506-8762
www.maricopa.gov/planning
Email address:
Krystina.pacheco@maricopa.gov
Maricopa County
Planning & Development Department
Engineering Plan Review
Date:
April 21, 2022
Memo To:
Darren Gerard, AICP, Planning Manager, Department of Planning &
Development
Attn:
Daniel Johnson, Planner, Planning & Development Services
From:
Krystina Pacheco, P.E., Plans Examiner Engineer, Planning & Development
Services
cc:
Michael Norris, P.E., Engineering Manager, Planning & Development
Subject:
Z2022053 – Height modification to existing billboard
(E1 Memo)
Job Site Address:
1655 S Country Club Dr, Mesa
APN(s):
139-50-001Z
PND engineering plan review (DPR, FCD and PND Transportation) has reviewed the 1st
submittal of the POD application routed for review on March 16, 2022. PND Engineering
has no comments or objections subject to the following conditions:
1.
Applicant shall be responsible for coordinating any requirements that may be
imposed by ADOT (redletter@azdot.gov).
2.
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.
Please contact me if you have any questions or require any additional information.
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:
April 15, 2022
TO :
Daniel Johnson, Planning & Development Dept.
Planner
FROM:
Souren Naradikian, P.E.
Senior Civil Engineer
SUBJECT:
Country Club Store Comprehensive Sign Package; Z2022053
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 requests is for sing hits modification and
will not impact water and sewer services..
Based on the above, MCESD raised no objections to the Planning & Development
Department in Accela Automation on April 15, 2022, and will allow the project to
proceed at this time subject to the following stipulations:
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.