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July 27, 2022
MCP2022001
Page 1 of 3
Report to the Board of Supervisors
Prepared by the Maricopa County Planning and Development Department
Board Hearing Date:
July 27, 2022
Case #/Title:
MCP2022001 – RV-Storage Dysart
Supervisor District:
4
Applicant/Owner:
Earl & Curley / DBRV, LLC
Request:
Military Compatibility Permit (MCP) with Plan of Development
(POD) for an RV and boat storage facility with existing SUP
Site Location:
Generally located at the southwest corner of Olive Ave. and
Dysart Rd. (APN#501-47-015A)
Site Size:
Approx. 35.44 acres
County Island Status:
Yes, Glendale
Additional
Comments:
The applicant seeks a Military Compatibility Permit with a Plan
of Development for improvements to an existing RV and boat
storage facility. The proposal complies with the land use
designation of Military Compatible in the White Tank/Grand
Avenue Area Plan and the Glendale General Plan land use
designation of Luke Compatible Land Use Area as Luke Air
Force Base (LAFB) found the proposed use to be consistent
and compatible with the High Noise Accident Potential Zone
of the base (UC2022010). Staff received comments from Luke
Air Force Base (LAFB) stating that the request will not
negatively impact flying operations at the base. The City of
El Mirage provided comments about road improvements
along Dysart Rd. and Olive Ave. that will be addressed at the
time of construction permitting. There is no known opposition
or support from members of the public.
Commission
Recommendation:
On 6/16/22, the Commission voted 7-0 to recommend
approval of MCP2022001 subject to conditions ‘a’ – ‘j’:
a.
Development of the site shall be in substantial conformance with the Site Plan
entitled, “RV Storage - Dysart” consisting of eight full-size sheets dated April 29,
2022, and stamped received May 13, 2022, except as modified by the following
conditions.
July 27, 2022
MCP2022001
Page 2 of 3
b.
Development of the site shall be in substantial conformance with the Narrative
Report entitled, “RV & Boat Storage - Dysart”, consisting of ten pages, dated
May 31, 2022, and stamped received June 1, 2022, except as modified by the
following conditions.
c.
The Military Compatibility Permit shall be limited to the following uses:
1.
Recreational vehicle and boat storage facility with canopies
2.
Existing caretaker residence and office
d.
The following Planning Engineering conditions shall 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.
Detailed Grading and Drainage (Site Infrastructure) Plans must be
submitted with the application for Building Permits.
4.
The south half of Olive Avenue along the project frontage shall be
developed to the ultimate street cross-section to meet the City of El Mirage
requirements, including any required right-of-way dedication at the time of
initial phase construction permitting.
5.
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.
6.
The entire site and adjacent half-streets’ runoff shall be retained onsite. If
portions of adjacent right-of-way are controlled by other jurisdictions, the
adjacent half-streets’ runoff shall be retained unless separately addressed by
the other jurisdictions.
7.
Sufficient retention volume shall be provided onsite to retain the required 100-
year, 2-hour runoff from all contributing areas. Retention basins with
stormwater depths exceeding one foot shall provide one foot of freeboard.
8.
All retention basins shall drain within 36 hours per County requirements.
e.
Prior to initial phase construction permitting, the owner/developer shall submit a
traffic study to the City of Glendale for approval and incorporate any City of
Glendale requirements, including any required right-of-way dedication.
July 27, 2022
MCP2022001
Page 3 of 3
f.
All new buildings are subject to noise attenuation as per ARS § 28-8482(B).
g.
The following Military Airport and Ancillary Military Facility Overlay Zoning District
standards shall apply:
1. Max. Lot Coverage – 55%
2. Signage – Chapter 14, Section 1401 and 1403 regulations apply
3. Pavement – Pavement may consist of rolled and compacted decomposed
granite with a dust control plan approved by Maricopa County Air Quality
Control or asphalt.
All other development standards of the underlying zoning shall remain.
h.
Noncompliance with any Maricopa County Regulation shall be grounds for
initiating a revocation of this Military Compatibility Permit as set forth in the
Maricopa County Zoning Ordinance.
i.
The property owner/s and their successors waive claim for diminution in value if
the County takes action to rescind approval due to noncompliance with
conditions.
j.
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 Military Compatibility
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 Military
Compatibility 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 Military Compatibility
Permit. The Military Compatibility Permit enhances the value of the property
above its value as of the date the Military Compatibility Permit is granted and
reverting to the prior zoning results in the same value of the property as if the
Military Compatibility Permit had never been granted.
Presented by:
Adam Cannon, AICP, Planner
Reviewed by:
Darren Gerard, AICP, Planning Manager
Attachments:
6/16/22 P&Z Packet (35 pages)
Note:
6/16/22 Draft P&Z Minutes are not available as of the writing of this report, but can
be provided upon request later when available.
MCP2022001
Page 1 of 9
Report to the Planning and Zoning Commission
Prepared by the Maricopa County Planning and Development Department
Case:
MCP2022001 – RV Storage-Dysart
Hearing Date:
June 16, 2022
Supervisor District:
4
Applicant:
Taylor Earl, Earl & Curley
Owner:
DBRV, LLC
Request:
Military Compatibility Permit (MCP) with Plan of Development (POD)
for an RV and boat storage facility in the Rural-43 MAAMF zoning
district with existing SUP
Site Location:
Generally located at the southwest corner of Olive Ave. and Dysart
Rd. (APN#501-47-015A)
Site Size:
Approx. 35.44 acres
Density:
N/A
County Island:
Yes, City of Glendale
County Plan:
White Tank/Grand Avenue – Military Compatible
Municipal Plan:
Glendale General Plan – Luke Compatible Land Use Area
Municipal Comments:
City of El Mirage – Engineering Related
Support/Opposition:
None known
Recommendation:
Approve with conditions
MCP2022001
Page 2 of 9
Project Summary:
1.
Earl & Curley is requesting a MCP with POD for a RV and boat storage facility. The subject
property is located in the White Tank/Grand Avenue Area Plan, which designates the
subject property as Military Compatible. This designation establishes that only certain
uses are consistent and compatible with the high noise or accident potential generated
by military airports (Luke Air Force Base). The property is near the border of the City of
Glendale and is part of the Glendale Municipal Planning Area. The Glendale Municipal
Plan designates the property as Luke Compatible, which is applied to lands surrounding
Luke Air Force Base that are delineated by the 1988 Air Installation Compatible Use Zone
(AICUZ) 65 LDN noise contour.
2.
The site is approximately 35.44 acres and is located in the Rural-43 zoning districts, and
Military Airport and Ancillary Military Facility (MAAMF) overlay zoning district with an
existing SUP. The site is located in APZ2, LdN75 and LdN80 of the High Noise and Accident
Potential Zone (HNAPZ) of Luke Air Force Base. The Board approved a SUP for RV and
boat storage in 2004 under case Z2004107 and is set to expire in 2024 upon the date of
original approval. If approved, the request for a MCP with POD will replace the SUP as in
the intervening years since the SUP approval the MAAMF overlay zoning district went into
effect. Property located within this zoning district must first have a Use Compatibility and
Consistency Determination (UCCD) prior to being able to apply for a Military
Compatibility Permit (MCP). Luke Air Force Base (LAFB) determined that this proposed
RV and boat storage use (in addition to associated accessory uses such as an office,
existing caretakers residence, dump station and RV wash) is consistent and compatible
with the high noise or accident potential zone of LAFB (UC2022010). The subject site is
developed as an existing RV and boat storage facility. The request would include the
addition of 146 parking spaces and 18 canopies with construction of the additional
spaces and canopies to occur in 7 phases. Each phase is estimated for a 2 year
timeframe for construction of the canopies.
3.
Legislative determination of the POD is required as part of the MCP process. The
development is proposed to have 1,356 RV and Boat parking spaces all of which are to
be eventually covered. Thirty-five of the required storage spaces will be ADA compliant.
Structures include an office and the canopies associated with the storage. The lot
coverage is approximately 46.1%. A single employee will service customers during the
hours of 8:30am to 5:00pm daily. This employee will also reside on the site as its caretaker
in an existing residence. Customer access to the storage facility will be available 6:00am
to 9:00pm daily via a security code. Ingress and egress to the site is available through a
full access on Dysart Rd. and exit only onto Olive Ave.
MCP2022001
Page 3 of 9
Exhibit 1 – Site Plan Excerpt
MCP2022001
Page 4 of 9
4.
The subject site is zoned MAAMF with an existing SUP and Rural-43 MAAMF with an existing
SUP. The SUP did not alter any underlying standards of the Rural-43 zoning district when
originally approved. The existing standards for the Rural-43 MAAMF SUP zoning district and
proposed standards for the Rural-43 MAAMF MCP are listed below:
REGULATION
BASE ZONING DISTRICT
REGULATIONS
(RU-43 MAAMF SUP)
PROPOSED ZONING DISTRICT
REGULATIONS
(RU-43 MAAMF MCP)
Max. Height
30'
30’
Min. Front Yard
40'
40’
Min. Side Yard
30'
30’
Min. Street-side Yard
20'
20’
Min. Rear Yard
40'
40’
Min. Lot Area
43,560 sq. ft.
43,560 sq. ft.
Min. Lot Width
145’
145’
Max. Lot Coverage
25%
55%
Parking Spaces
Required
1 per 250 square feet of floor
area for commercial uses (5%
are required to be ADA)
1 per 250 square feet of floor
area for commercial uses (5%
are required to be ADA)
Screening
Adjacent to rural or residential
zoning districts automobile
parking shall be screened from
view. Solid masonry wall, six
feet in height adjacent to any
side or rear property line
abutting any rural or residential
zoning district. View-obscuring
wall or fence, six feet in height,
on perimeter of site with
outdoor industrial use adjacent
to district other than rural or
residential.
Adjacent to rural or residential
zoning districts automobile
parking shall be screened from
view. Solid masonry wall, six
feet in height adjacent to any
side or rear property line
abutting any rural or residential
zoning district. View-obscuring
wall or fence, six feet in height,
on perimeter of site with
outdoor industrial use adjacent
to district other than rural or
residential.
Signs
Chapter 14, Section 1401 and
1402 Regulations Apply
Chapter 14, Section 1401 and
1403 Regulations Apply
Landscaping
5’ landscaping strip is required
along road frontage
5’ landscaping strip is required
along road frontage
Sight Visibility
Triangles (SVTs)
25’x25’ SVT required for all
corner lots and access points in
accordance with Chapter 11,
Articles 1111.4.1. through
1111.4.3.
25’x25’ SVT required for all
corner lots and access points in
accordance with Chapter 11,
Articles 1111.4.1. through
1111.4.3.
Pavement
Pavement required for all
driveways, parking spaces and
access points
Pavement may consist of rolled
and compacted decomposed
granite with a dust control plan
approved by Maricopa County
Air Quality Control or asphalt.
MCP2022001
Page 5 of 9
5.
The applicant is requesting to vary the maximum lot coverage permitted from 25% to 55%
in order to accommodate the additional canopies. The applicant is also requesting that
signage requirements be adjusted to reflect commercial sign standards in order to
accommodate the existing site signage. Lastly, the applicant is requesting that
pavement be varied to rolled and compacted decomposed granite with a dust control
plan approved by Maricopa County Air Quality Control or with asphalt.
Exhibit 2 – 2022 Aerial Map
Exhibit 3 – RU-43 Military Airport and Ancillary Military Facility Overlay District
& Surrounding Districts
MCP2022001
Page 6 of 9
Existing On-Site and Adjacent Zoning / Land Use:
6.
On-site:
Rural-43 MAAMF with existing SUP / Commercial
North:
City of El Mirage – PAD / Agricultural & Future Industrial
South:
IND-1 MAAMF & IND-2 MAAMF / Industrial
East:
City of El Mirage – Employment/Industry (EI) / Industrial
West:
RU-43 MAAMF - Commercial
Utilities and Services:
7.
Water:
Well
Wastewater:
Septic
School District:
Dysart Unified School District
Fire:
Rural-Metro Fire & Ambulance
Police:
MCSO
Right-of-Way:
8.
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
Existing Classification
Dysart Rd.
35’
35’
Major Arterial – Multi-
Jurisdiction
Olive Ave.
35’
35’
Major Arterial – Multi-
Jurisdiction
Adopted Plans:
9.
White Tank/Grand Avenue Area Plan (Adopted: 2000): This plan identifies the subject
parcel as a Military Compatible land use. The Military Compatible designation includes
areas located within the state-statute defined High Noise or Accident Potential Zone of
Luke Air Force Base and the Auxiliary Airfield #1. The purpose of this designation is to
assure development is consistent and compatible with the high noise and accident
potential generated by military airport and ancillary military facility operations that have
or may have an adverse effect on public health and safety.
10.
City of Glendale General Plan (Revised: 2016): This plan identifies the subject parcel as a
Luke Compatible Land Use Area. Luke Air Force Base must issue a Use Consistency and
Compatibility Determination (UCCD) prior to a use being allowed in this area.
Public Participation Summary:
11.
The applicant has 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
and HOA’s within 300’ of the subject parcel and notification to interested parties. Two
signs were posted on site in accordance with applicable regulations. A Public
Participation Results Report was submitted to Staff in accordance with County
requirements.
MCP2022001
Page 7 of 9
12.
Staff received no letters in support or opposition to the request.
13.
LAFB sent staff comments stating that the request will not negatively impact flying
operations at the base. The City of El Mirage provided comments about road
improvements along Dysart Rd. and Olive Ave. that will be addressed at the time of
phase 1 construction permitting for the initial canopies and required infrastructure for all
forthcoming phases.
Outstanding Concerns from Review Agencies:
14.
N/A
Staff Analysis:
15.
Staff supports the request for a MCP with POD for RV Storage-Dysart. LAFB found that the
proposed land use is consistent and compatible with the High Noise and Accident
Potential Zone of the base, and that the proposal would not negatively impact flying
operations. As such, Maricopa County is able to make a similar determination of
compatibility and consistency. As both the White Tank/Grand Avenue Area Plan and
City of Glendale General Plan designate this property as “Military Compatible”/”Luke
Compatible Land Use Area”, the proposal is consistent with the County Area Plan and
relevant Municipal Plan.
16.
Surrounding industrial and commercial uses provide additional support for the request as
the use is appropriately screened from adjacent zoning with wall screening. The site
serves a benefit to users seeking extra storage space for large vehicles/boats and is a
relatively low-intensity commercial use overall as storage activities will primarily occur on
weekends as customers retrieve or re-store RVs and boats for trips.
17.
The applicant is requesting four standards be established including standards for lot
coverage, signage and pavement. Staff finds the requests to be reasonable due to this
site’s commercial nature and its proximity to other industrial and commercial uses. In
particular, the request to increase maximum lot coverage (55%) is relatively consistent
with C-3 zoning district standards (60%) which is the zoning district the proposed site would
fall under if it were not located in the MAAMF overlay. Staff believes that the applicant
has acted in good faith to notify nearby owners of the proposed change and to provide
ample opportunity to make comments.
Recommendation:
18.
For the reasons outlined in this report, staff recommends the Commission motion for
Approval of case MCP2022001, subject to conditions ‘a’ – ‘j’.
a.
Development of the site shall be in substantial conformance with the Site Plan
entitled, “RV Storage - Dysart” consisting of eight full-size sheets dated April 29,
2022, and stamped received May 13, 2022, except as modified by the following
conditions.
MCP2022001
Page 8 of 9
b.
Development of the site shall be in substantial conformance with the Narrative
Report entitled, “RV & Boat Storage - Dysart”, consisting of ten pages, dated
May 31, 2022, and stamped received June 1, 2022, except as modified by the
following conditions.
c.
The Military Compatibility Permit shall be limited to the following uses:
1.
Recreational vehicle and boat storage facility with canopies
2.
Existing caretaker residence and office
d.
The following Planning Engineering conditions shall 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.
Detailed Grading and Drainage (Site Infrastructure) Plans must be
submitted with the application for Building Permits.
4.
The south half of Olive Avenue along the project frontage shall be
developed to the ultimate street cross-section to meet the City of El Mirage
requirements, including any required right-of-way dedication at the time of
initial phase construction permitting.
5.
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.
6.
The entire site and adjacent half-streets’ runoff shall be retained onsite. If
portions of adjacent right-of-way are controlled by other jurisdictions, the
adjacent half-streets’ runoff shall be retained unless separately addressed
by the other jurisdictions.
7.
Sufficient retention volume shall be provided onsite to retain the required
100-year, 2-hour runoff from all contributing areas. Retention basins with
stormwater depths exceeding one foot shall provide one foot of freeboard.
8.
All retention basins shall drain within 36 hours per County requirements.
MCP2022001
Page 9 of 9
e.
Prior to initial phase construction permitting, the owner/developer shall submit a
traffic study to the City of Glendale for approval and incorporate any City of
Glendale requirements, including any required right-of-way dedication.
f.
All new buildings are subject to noise attenuation as per ARS § 28-8482(B).
g.
The following Military Airport and Ancillary Military Facility Overlay Zoning District
standards shall apply:
1. Max. Lot Coverage – 55%
2. Signage – Chapter 14, Section 1401 and 1403 regulations apply
3. Pavement – Pavement may consist of rolled and compacted decomposed
granite with a dust control plan approved by Maricopa County Air Quality
Control or asphalt.
All other development standards of the underlying zoning shall remain.
h.
Noncompliance with any Maricopa County Regulation shall be grounds for
initiating a revocation of this Military Compatibility Permit as set forth in the
Maricopa County Zoning Ordinance.
i.
The property owner/s and their successors waive claim for diminution in value if
the County takes action to rescind approval due to noncompliance with
conditions.
j.
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 Military Compatibility
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 Military
Compatibility 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 Military Compatibility
Permit. The Military Compatibility Permit enhances the value of the property
above its value as of the date the Military Compatibility Permit is granted and
reverting to the prior zoning results in the same value of the property as if the
Military Compatibility Permit had never been granted.
Presented by:
Adam Cannon, AICP, Planner
Reviewed by:
Matthew Holm, AICP, Planning Supervisor
Attachments:
Case Map (1 page)
Site Plan (reduced 8.5”x11”, 8 pages)
Narrative Report (10 pages)
Engineering Comments (2 pages)
MCESD Comments (1 page)
LAFB Comments (2 pages)
UCCD Correspondence (1 page)
City of El Mirage Comments (2 pages)
RV STORAGE - DYSART
LOCATED IN A PORTION OF THE NORTHEAST QUARTER OF SECTION 34,
TOWNSHIP 3 NORTH, RANGE 1 WEST OF THE GILA AND SALT RIVER MERIDIAN
MARICOPA COUNTY, ARIZONA
MILITARY COMPATIBILITY PERMIT WITH POD
CASE # - MCP2022001
MILITARY COMPATIBILITY PERMIT (MCP) WITH POD
ADDRESS: 8750 N. DYSART RD., EL MIRAGE, AZ
85335
RV STORAGE - DYSART
ENGINEER
SURVEYOR
OWNER/DEVELOPER
CONTACTS
COVER SHEET
1
GENERAL NOTES:
LEGAL DESCRIPTION:
BASIS OF BEARING:
FEMA CLASSIFICATION:
REVISIONS
’
’
’
’
’
’
N DYSART RD
W OLIVE AVE
RV STORAGE - DYSART
LOCATED IN A PORTION OF THE NORTHEAST QUARTER OF SECTION 34,
TOWNSHIP 3 NORTH, RANGE 1 WEST OF THE GILA AND SALT RIVER MERIDIAN
MARICOPA COUNTY, ARIZONA
MILITARY COMPATIBILITY PERMIT WITH POD
CASE # - MCP2022001
SITE PLAN
2
NORTH
LEGEND:
NOTE:
PAVEMENT DETAIL
N DYSART RD
W OLIVE AVE
RV STORAGE - DYSART
LOCATED IN A PORTION OF THE NORTHEAST QUARTER OF SECTION 34,
TOWNSHIP 3 NORTH, RANGE 1 WEST OF THE GILA AND SALT RIVER MERIDIAN
MARICOPA COUNTY, ARIZONA
MILITARY COMPATIBILITY PERMIT WITH POD
CASE # - MCP2022001
PAVING PLAN
3
NORTH
LEGEND:
NOTE:
N DYSART RD
W OLIVE AVE
RV STORAGE - DYSART
LOCATED IN A PORTION OF THE NORTHEAST QUARTER OF SECTION 34,
TOWNSHIP 3 NORTH, RANGE 1 WEST OF THE GILA AND SALT RIVER MERIDIAN
MARICOPA COUNTY, ARIZONA
MILITARY COMPATIBILITY PERMIT WITH POD
CASE # - MCP2022001
NORTH
GRADING AND DRAINAGE PLAN
4
LEGEND:
NOTE:
N DYSART RD
W OLIVE AVE
RV STORAGE - DYSART
LOCATED IN A PORTION OF THE NORTHEAST QUARTER OF SECTION 34,
TOWNSHIP 3 NORTH, RANGE 1 WEST OF THE GILA AND SALT RIVER MERIDIAN
MARICOPA COUNTY, ARIZONA
MILITARY COMPATIBILITY PERMIT WITH POD
CASE # - MCP2022001
PHASING PLAN
5
NORTH
LEGEND:
NOTE:
PHASING NOTES:
PHASE I:
PHASE II:
PHASE III:
PHASE IV:
PHASE V:
PHASE VI:
PHASE VII:
RV STORAGE - DYSART
LOCATED IN A PORTION OF THE NORTHEAST QUARTER OF SECTION 34,
TOWNSHIP 3 NORTH, RANGE 1 WEST OF THE GILA AND SALT RIVER MERIDIAN
MARICOPA COUNTY, ARIZONA
MILITARY COMPATIBILITY PERMIT WITH POD
CASE # - MCP2022001
SITE DETAILS
6
RV STORAGE - DYSART
LOCATED IN A PORTION OF THE NORTHEAST QUARTER OF SECTION 34,
TOWNSHIP 3 NORTH, RANGE 1 WEST OF THE GILA AND SALT RIVER MERIDIAN
MARICOPA COUNTY, ARIZONA
MILITARY COMPATIBILITY PERMIT WITH POD
CASE # - MCP2022001
SITE DETAILS
7
RV & Boat Storage - Dysart
Approximately 35 acres generally located at the Southwest corner of Dysart
Road and Olive Avenue in the El Mirage area of unincorporated Maricopa County
Military Compatibility Permit (MCP) with Plan of Development
Vicinity Map
Application Case #: MCP2022001
1st Submittal: January 19, 2022
2nd Submittal: April 11, 2022
3rd Submittal: May 13, 2022 (Revised May 31, 2022)
MCP2022001
06/01/2022 8:13:20 AM
1 | P a g e
Introduction & Purpose of Request:
This application seeks a Military Compatibility Permit (MCP) with a Plan of Development
(POD) for approximately 35.44-gross acres located at the southwest corner of Dysart
Road and Olive Avenue in the El Mirage area of unincorporated Maricopa County to allow
for both the continued use and improvements to an RV and boat storage facility that is
currently zoned Rural-43 MAAMF SUP.
The existing site is already zoned for and developed as an RV and boat storage facility
with approximately 1210 spaces, with approximately 154 of those spaces covered by two
separate canopies. This request also seeks a companion Plan of Development approval
to provide improvements to the facility. While planned as phased improvements, the
ultimate build out will provide an additional 146 RV spaces for a total of 1356, with all
spaces being covered by canopy. Although the existing SUP zoning allows for the existing
use and proposed site improvements, the Military Compatibility Permit (MCP) is more
appropriate for this property with its proximity to Luke Air Force Base. The Military
Compatibility Permit is used as a means of carefully reviewing what type of impact a use
has on Luke Air Force Base operations. We have obtained confirmation from Luke Air
Force Base, through the Use Compatibility and Consistency Determination that this
proposed use does not interfere with airport operations. Based on the site’s history, we
are confident that the proposed improvements here would have any negative impact on
Luke.
Table 1: Project Data
A.P.N.
501-47-015A
Current Land Use
RV and Boat storage
Current Zoning District
Rural-43 MAAMF SUP
Proposed Use
RV and Boat storage
Gross Property Area
35.44 AC
Total No. of Units
1356 RV parking spaces
Supervisor District
4, Clint Hickman
2 | P a g e
Current Zoning: RU-43 MAAMF SUP
Description of Proposal:
As stated above, the site exists as an RV and boat storage facility today. There are a
total of 1210 existing spaces currently on the site, of which 154 are covered with a canopy.
The existing covered spaces are shown in blue on the site plan shown on the following
page. The remaining existing, un-covered spaces are shown in white. With this zone
change, the Plan of Development proposes an ultimate build out of 1356 spaces, an
increase of 146 spaces, with all 1356 spaces being covered by canopy. The new
additional spaces can be seen in orange on the following site plan. With the proposed
canopies, the site coverage would increase. We are asking for lot coverage of 55% to
accommodate this increase and to provide a buffer. Additionally, all covered areas and
driveways that are now gravel will be paved with either rolled and compacted
decomposed granite with a dust control plan approved by Maricopa County Air Quality
Control or with asphalt.
There is an existing structure adjacent to the leasing office that will remain as a living
quarters for the property manager. The property manager is also the caretaker of the
facility and only employee. This too has been on the property for many years and was
submitted to, and cleared by, Luke Air Force Base. It is not a residence in the regular
sense in that the individual living there must be an employee of the business and has the
duty to look after the facility during and after hours. Thus, it functions like on-site security
rather than a true residence.
This facility will not be a 24-hour facility, and access will be controlled. The on-site
manager will be available Tuesday-Saturday from 8:30AM-5:00PM to assist new
3 | P a g e
customers with renting of available spaces. The office is closed Sunday and Monday.
Existing customers may access the site daily from 6:00AM-9:00PM with a secure gate
code.
There are no changes or modifications requested or planned for site walls and lighting.
New monument site signage may be included during a later phase of the project but is
not anticipated at this time.
4 | P a g e
Relationship to Surrounding Properties:
The site is presently being utilized as a RV and boat storage facility and has existed as
this use, without issue for approximately 25 years. This proposal is only to improve upon
the existing facility.
The zoning and characteristics of the surrounding properties are as follows:
On-Site: RU-43 MAAMF SUP / Commercial
North:
Across Olive Avenue; farmland that is zoned EI (Employment/Industry) in El
Mirage / Agricultural
South:
IND-1 MAAMF & IND-2 MAAMF / Multi-tenant industrial uses
East:
Across Dysart Road; large industrial building zoned EI (Employment/Industry)
in El Mirage
West:
AD-3 MAAMF / Landscape material company
As stated above, the RV and boat storage facility is an existing use and has existed in
harmony with the existing industrial uses for many years. This area, due to its proximity
to Luke Air Force Base, is planned for industrial and employment type uses. The proposal
is consistent with this vision.
The existing and proposed RV and Board Storage facility provides a convenient service
to local residents. RV’s can take up a great deal of space at a personal residence or may
not even be allowed per HOA regulations. This site is safe and secure with convenient
access to Loop 101, Loop 303 and I-10. The proposal is consistent with the surrounding
agricultural and rural area, while also meeting the goals of Luke Air Force Base.
Additionally, note that one of the primary reasons behind this application is to add RV
canopies to the existing spaces. Customers will benefit from shade on their RV or boat
because in Arizona, sun damage is a significant factor in preserving the value of these
types of family investments. This increase in customer features helps to elevate this
facility to more of a premium facility, which helps to ensure long-term viability.
Location and Accessibility:
The facility is located at the southwest corner of the intersection of Olive Avenue and
Dysart Road. Both Olive Avenue and Dysart Road are designated as a principal arterial
road as outlined in the Maricopa County Department of Transportation’s Major Streets
and Routes Plan. The project is currently accessed and will continue to be accessed by
a main entrance off Dysart Road. At this entrance there is guest parking and a leasing
office. The interior of the site is then secured with a gate. There is a secondary gated
exit only access off Olive Avenue.
5 | P a g e
Olive Avenue connects to the Loop 101 approximately 5 miles to the east and the Loop
303 approximately 4 miles to the west. The site also sits approximately 7 miles to the
north of I-10, with easy access via Dysart Road.
Relationship to State Statute:
The proposed use complies with the letter and the spirit of ARS 28-8481 and Chapter 10,
Section 1010 of the Maricopa County Zoning Ordinance. The property located inside the
Luke AFB 1988 JLUS 80 and 75 DNL as well as APZ II, “high noise or accident potential
zone,” as identified by A.R.S. § 28-8461, and all of the property is within the “territory in
the vicinity of a military airport,” also defined by A.R.S. § 28-8461.
The use qualifies as “Motor Vehicle Parking” under the chart within the State Statute and
the Zoning Ordinance, and is designated as being a permitted use within the 75 DNL.
Moreover, the use has been in existence at this location for approximately 25 years. Our
proposal would only add single-story shade canopies, which does not have a negative
impact on airport operations, nor does it conflict with any element of the State Statute or
Zoning Ordinance.
RV storage is a great use within the 75 DNL. The spirit of the State Statute and Zoning
Ordinance is to avoid uses with high quantities of people and uses with high sensitivity to
airport operations, including noise. RV Storage will have only minor user traffic to the site.
The vast majority of the time, the site will sit with little to no activity. People are also not
staying on the site for long periods of time when they do come to drop off or pick up their
boat or RV.
The State Statute and Zoning Ordinance also prohibit most residential uses. At this
location, there has been and will continue to be a structure adjacent to the leasing office
that will remain as a living quarter for the property manager. As explained above, the
property manager is also the security and caretaker of the facility, and thus these manager
quarters are not a residence in the regular sense. The individual living in the facility must
be an employee of the business and has the duty to look after the facility during and after
hours. Thus, it functions like on-site security rather than a true residence.
Circulation System:
As stated above, main access to the site is along Dysart Road. There is an internal drive
aisle network that maneuvers around each parking canopy area for easy navigation
through the site and to a designated parking space. There is also a secondary exit only
access along Olive Avenue. All existing driveways that are gravel will be paved.
6 | P a g e
Development Schedule:
The facility currently exists with the RV and boat storage use. The ultimate build out is
shown on the site plan, with the addition of 146 parking spaces and 18 canopies.
Construction of the additional spaces and canopies will occur in phases. It is anticipated
that the following phasing will be utilized:
Phase one – Five (5) canopies, paving, detention, and sign
Phase two (1-2 years later) – Two (2) canopies
Phase three (1-2 years later) – Two (2) canopies
Phase four (1-2 years later) – Two (2) canopies
Phase five (1-2 years later) – Two (2) canopies
Phase six (1-2 years later) – Two (2) canopies
Phase seven (1-2 years later) – Three (3) canopies
Community Facilities and Services:
This proposed development is located in the Dysart Unified School District, specifically
within the respective boundaries for Luke Elementary School and Dysart High School.
The project site is near to several public parks and amenities, including, but not limited to
Falcon Dunces Golf Course, Peoria Pines Golf Course and several other smaller public
and neighborhood parks.
Public Utilities and Services:
The property is currently serviced by the following providers:
Table 2: Utility and Service Providers
Water
On-Site Well
Wastewater
On-Site Septic
Electrical
APS
Natural Gas
N/A
Solid Waste Refuse
Waste Management, Inc
Police
Maricopa County Sherriff’s Office
Fire
Rural Metro West
7 | P a g e
Development Standards:
Table 3: Development Standards
Regulation
Base Zoning District
Regulations
(RU-42 MAAMF)
Proposed Zoning
District Regulations
(RU-43 MAAMF MCP)
MAX HEIGHT
30'
30'
MIN. FRONT YARD
40'
40'
MIN. SIDE YARD
30'
30'
MIN. STREET SIDE YARD
20'
20'
MIN. REAR YARD
40'
40'
MIN. LOT AREA
43,560 sq.ft.
43,560 sq.ft.
MIN. LOT WIDTH
145'
145'
MAX. LOT COVERAGE
25%
55%
PARKING SPACES REQUIRED
1 per 250 square feet for
commercial uses (5% are
required to be ADA)
1 per 250 square feet for
commercial uses (5% are
required to be ADA)
SCREENING
Adjacent to rural or
residential zoning districts
automobile parking shall be
screened from view. Solid
masonry wall, six feet in
height adjacent to any side
or rear property line abutting
any rural or residential
zoning district. View-
obscuring wall or fence, six
feet in height, on perimeter
of site with outdoor industrial
use adjacent to district other
than rural or residential.
Adjacent to rural or
residential zoning districts
automobile parking shall be
screened from view. Solid
masonry wall, six feet in
height adjacent to any side
or rear property line abutting
any rural or residential
zoning district. View-
obscuring wall or fence, six
feet in height, on perimeter
of site with outdoor industrial
use adjacent to district other
than rural or residential.
SIGNS
Chapter 14, Section 1401
and 1402 Regulations Apply
Chapter 14, Section 1401
and 1403 Regulations
Apply
LANDSCAPING
5' landscaping strip is
required along road frontage
5' landscaping strip is
required along road frontage
SITE VISIBILITY TRIANGES (SVTs)
25'x25' SVT required for all
corner lots and access points
in accordance with Chapter
11, Articles 1111.4.1 through
1111.4.3
25'x25' SVT required for all
corner lots and access
points in accordance with
Chapter 11, Articles
1111.4.1 through 1111.4.3
PAVEMENT
Pavement required for all
driveways, parking spaces
and access points
Pavement may consist of
rolled and compacted
decomposed granite with
a dust control plan
approved by Maricopa
County Air Quality Control
or asphalt
8 | P a g e
Deviations to Standards:
Lot Coverage
There is one development standard that needs to be adjusted for this use. While we are
improving the site with covered canopies, it does an increase the lot coverage standard.
The current standard is 25% because the site is zoned RU-43. We are asking for an
increase to 55%. We believe this deviation is justified based on the intent of lot coverage.
Canopies are required to be counted within lot coverage. However, the primary intent of
lot coverage in RU-43 is to ensure single-family houses and farms do not occupy too
much of the land and take away from the open feel of these rural houses and farms.
Obviously, this property is not a single-family house or a farmhouse, nor is it in a
residential area. Moreover, this site has bene in successful operation as an RV storage
facility for approximately twenty-five years. This use should not be subject to the lot
coverage standards that are meant for residential purposes.
Another intent for lot coverage is to prohibit houses from being crammed in and on top of
one another. This is clearly not the case here as these are canopies and not houses.
Upgrading the site with covered canopies will by no means provide a cramped feeling in
this rural area that is mixed with commercial and industrial uses.
Lastly, these canopies will be a maximum height of fifteen feet which is well below the
thirty-foot height allowance in RU-43. It would be one thing if this were a subdivision with
thirty-foot tall houses and were asking for a lot coverage of 55%. But here, where we are
asking for an increased lot coverage for 15-foot canopies, the same considerations are
not implicated.
The intent of the low lot coverage requirement for RU-43 is to protect a rural feel in a
residential setting. Those considerations are not implicated by this RV storage use in a
commercial/industrial setting. Thus, an increase to 55% to enable a premium RV facility
to develop is a proper and justified request.
Signage
We are requesting to change the appliable sign regulations from 1401 (general) and 1402
(Rural and Residential Zoning Districts) to 1401 and 1403 (Commercial Zoning Districts).
This zoning request functions to allow for a commercial use to operate within a residential
base district. The use is no longer expected to be residential. Accordingly, the applicable
sign standards should be those that apply to commercial uses. We see this more as an
administrative or technical modification than a true deviation. Given the surrounding
commercial/industrial area, commercial sign standards make the most sense here. It does
not harm the area in any way and the business and customers would be harmed without
proper signage.
9 | P a g e
Pavement
Finally, we are asking for a deviation on the surface material used on the lot. For over 25
years, this lot has functioned without pavement. We are asking for an allowance to use
rolled and compacted decomposed granite with a dust control plan approved by Maricopa
County Air Quality Control. The use of pavement is, simply put, unnecessary. Pavement
does make sense in cases of parking lots where the trips counts are high, the speeds are
moderate, and the site is in a commercial area where it is visible. None of those
considerations are true here.
The trip count for this facility will be relatively low, much lower than a commercial center.
People are likely to leave their RVs here for extended periods of time, rather than come
by on a daily basis. When they do come, speeds will be slow because of the size of the
vehicles and the size of the lot. RVs will drive slowly as they navigate through the aisle
ways and get onto the open road. Finally, the facility is surrounded by a wall, eliminating
the vast majority of views into the site. Thus, while pavement does make sense in most
commercial settings, we do not believe it makes sense here, so long as there is dust
control built into the deviation, which we have done.
All that being said, we want to preserve the option to pave the site with asphalt, should
the market demand be present at time of development. That is why the language of the
development standards chart has been worded with the option.
Conclusion:
Approval of this application will continue the allowance for an RV and boat storage facility.
It will also usher in improvements to the facility that will bring the site into more marketable
standards for a facility like this. This use has existed for many years without issue, as
identified in the Use Compatibility and Consistency Determination dated 10/26/21 from
Luke Air Force Base, and we expect that it will contain in that manner for years to come.
Kevin Bischel, P.E.
Planning & Development
301 W. Jefferson Street, Suite 170
Phoenix, Arizona 85003
Phone: (602) 372-0966
Fax: (602) 506-8762
www.maricopa.gov/planning
email address:
Kevin.Bischel@maricopa.gov
Maricopa County
Planning & Development Department
Date:
May 17, 2022
Memo To: Darren Gerard, AICP, Planning Manager, Department of Planning &
Development
Attn:
Adam Cannon, Planner, Planning & Development Services
cc:
Bob Fedorka, PE, Engineering Supervisor, Planning & Development
From:
Kevin Bischel, PE, Engineering Plans Examiner, Planning &
Development
Subject:
MCP2022001 – MCP & POD for RV Storage Dysart
APN(s):
501-47-015A
Engineering Review has reviewed the plan and report routed for review on 05/11/2022,
for the subject application and has no further comments with the following stipulations:
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. Detailed Grading and Drainage (Site Infrastructure) Plans must be submitted
with the application for Building Permits.
4. The south half of Olive Avenue along the project frontage shall be developed
to the ultimate street cross-section to meet the City of El Mirage requirements,
including any required right-of-way dedication.
5. 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.
6. The entire site and adjacent half-streets’ runoff shall be retained onsite. If
portions of adjacent right-of-way are controlled by other jurisdictions, the
adjacent half-streets’ runoff shall be retained unless separately addressed by the
other jurisdictions.
Page 2 of 2
7. Sufficient retention volume shall be provided onsite to retain the required 100-
year, 2-hour runoff from all contributing areas. Retention basins with
stormwater depths exceeding one foot shall provide one foot of freeboard.
8. All retention basins shall drain within 36 hours per County requirements.
Subdivision Infrastructure &
Planning Program
1001 N. Central Avenue #201
Phoenix, Arizona 85004
Phone: (602) 372-2907
Maricopa County
Environmental Services
Department
Water and Waste Management
DATE:
February 7, 2022
TO :
Adam Cannon, Planning & Development Dept.
Planner
FROM:
Souren Naradikian, P.E.
Senior Civil Engineer
SUBJECT:
MCP for RV and Boat Storage - Dysart. MCP2022001
The Maricopa County Environmental Services Department (MCESD) has reviewed
documents received from the Maricopa County Planning and Development
Department (P&D) for the above referenced project. This project is a request for
existing site as an RV and boat storage facility today. There are a total of 1210
existing spaces currently on the site, of which 154 are covered with a
canopy. The un-covered spaces with this zone change and Plan of Development
proposes will expand to ultimate build out of 1420 spaces, an increase of 210
spaces, with all 1420 spaces being covered by canopy. Additionally, all covered
areas and driveways that are now gravel will be paved. The property is located at
501-47-015A. According to the submitted documentation, water will be provided by
onsite well and sewer services will be provided by existing septic system. MCESD has
no concerns.
Based on the above, MCESD raised no objections to the Planning & Development
Department in Accela Automation on February 7, 2022 and will allow the project to
proceed at this time subject to the following conditions:
Conditions: 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.
From:
JAMES, MARK C GS-12 USAF AETC 56 FW/CVE
To:
Adam Cannon (PND)
Cc:
56 FW/CIT Community Initiative
Subject:
RE: MCP2022001 - Military Compatibility Permit - Dysart RV Storage
Date:
Monday, April 18, 2022 3:45:48 PM
Attachments:
Dysart RV and Boat Storage (UC2022010).pdf
Adam,
Thank you for the opportunity to provide comments on the administrative site plan amendment on
Military Compatibility Permit - Dysart RV Storage Project. The site sits on approximately 35 acres
and is located on the southwest corner of Olive Ave and Dysart Rd in unincorporated Maricopa
County, AZ. The request is to continue with the current land use, which has a caretaker’s residence
and existing RV/boat storage lots. Property owner is requesting to add 17 additional shade canopies
approx. 15 ft. in height over the lots. The site is located inside the Luke AFB 1988 JLUS 80 and 75
DNL as well as APZ II, “high noise or accident potential zone,” as identified by A.R.S. § 28-8461, and
all of the property is within the “territory in the vicinity of a military airport,” also defined by A.R.S. §
28-8461.
This project was previously commented on via a UCCD “Dysart RV and Boat Storage (UC2022010)”
(attached) and this request will not affect our previous input. As described, this project will not
negatively impact the flying operations at Luke AFB. Since the site will be located within the
“territory in the vicinity of a military airport,” it will be subjected to approximately 170 over flights
per day. We also recommend a strong notification program on the part of the applicant to inform
any potential tenants about Luke AFB operations.
Respectfully,
Mark James
Planning Manager, Community Initiatives Team
Luke AFB AZ 85309
Office: 623-856-9981
DSN: 896-9981
From: Adam Cannon (PND) <Adam.Cannon@maricopa.gov>
Sent: Wednesday, April 13, 2022 9:52 AM
To: swilken@azmag.gov; ken.nyman@azag.gov; vwolfley@azmag.gov; eva.pearce@dysart.org;
Kevin.Shipman@Dysart.org; 56 FW/CIT Community Initiative
<56FW.CIT.CommunityInitiative@us.af.mil>; jmacias@cityofelmirage.org; ggehlert@glendaleaz.com;
planning@surpriseaz.gov; jfox@youngtownaz.org; chris.jacques@peoriaaz.gov;
lorie.dever@peoriaaz.gov; Eileen Baden (PRK) <Eileen.Baden@maricopa.gov>; kcotner@azmag.gov;
Karl Gosch (MCSO) <K_Gosch@MCSO.maricopa.gov>; chuck_fitzgerald@rmetro.com;
dennis.rohrman@rmetro.com
Cc: Adam Cannon (PND) <Adam.Cannon@maricopa.gov>
Subject: [Non-DoD Source] MCP2022001 - Military Compatibility Permit - Dysart RV Storage
Good morning all:
This e-mail serves as notification of a 2nd submittal we have received from Earl & Curley for a
Military Compatibility Permit with Plan of Development. Applicable documents for review are
available on the Online Permit Manager at:
https://accela.maricopa.gov/CitizenAccessMCOSS/Default.aspx. You can search for the case by using
the Military Compatibility Permit case number MCP2022001.
Please let me know if you have any questions or concerns.
Best regards,
Adam Cannon, AICP
Planner
Maricopa County Planning & Development Department
301 W. Jefferson St., Suite 170, Phoenix, AZ 85003
Desk: 602-372-0292
adam.cannon@maricopa.gov
P&D is now 100% digital for construction permit applications.
Find information on our new permit process here.
DEPARTMENT OF THE AIR FORCE
AIR EDUCATION AND TRAINING COMMAND
14 April 2022
Mr. Christopher P. Toale
Director, Community Initiatives Team
56th Fighter Wing
14185 W. Falcon Street
Luke AFB AZ 85309-1629
Mr. Matthew Holm
Maricopa County Planning & Development Department
501 North 44th Street, Suite 200
Phoenix, AZ 85008
RE: UC2022010; Dysart RV & Boat Storage (APN: 501-47-015A)
Dear Mr. Holm
Thank you for the opportunity to comment on the Use Compatibility and Consistency
Determination application for Dysart RV & Boat Storage. The site sits on approximately 35 acres and is
located on the southwest corner of Olive Ave and Dysart Rd in unincorporated Maricopa County, AZ.
The request is to continue with the current land use, which has a caretaker’s residence and existing
RV/boat storage lots. Property owner is requesting to add 17 additional shade canopies approx. 15 ft. in
height over the lots. The site is located inside the Luke AFB 1988 JLUS 80 and 75 DNL as well as APZ
II, “high noise or accident potential zone,” as identified by A.R.S. § 28-8461, and all of the property is
within the “territory in the vicinity of a military airport,” also defined by A.R.S. § 28-8461.
Luke AFB recognizes the proposed development is an already existing RV/boat storage business
service with caretaker’s residence, approved by the municipality before A.R.S. § 28-8481 went into
effect, and therefore will not negatively impact the flying and base operations. Since the development
will be located within the “territory in the vicinity of a military airport,” it will be subjected to
approximately 165 over flights a day, with some as low as 1,500 feet above ground level. We
recommend you review the sound attenuation requirements found in A.R.S. § 28-8482. In addition, a
strong notification program on the part of the applicant is essential to inform potential occupants 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
Mr. Anthony C. Avitable, GS-13, General Law Attorney, 56th Fighter Wing
From:
Bryce Christo
To:
Watkins, Cole
Cc:
Litsas, Stephen; Jose Macias; Jorge Gastelum
Subject:
RE: [EXTERNAL] N Dysart Rd & W Olive Ave Project
Date:
Monday, May 9, 2022 9:59:33 AM
Attachments:
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image003.png
image004.png
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You don't often get email from bchristo@elmirageaz.gov. Learn why this is important
Cole,
A few things about this parcel:
1. The parcel itself is not in the City of El Mirage (COEM), it is within the County. It has about 70
feet of right of way on both Dysart & Olive, 30’+/- is the County, 10’ is Glendale and 30’+/- is
El Mirage. It does not appear additional right of way is required.
2. COEM is widening Dysart Road in front of this parcel to a 2-M-2 configuration. We are just
constructing the road and the curb, we are not providing any other improvements west of the
curb (sidewalk, landscaping, etc.) as it is not within COEM. Any requirements west of the
proposed curb would be determined by the County. You should also verify if Glendale wants
to be involved at all. We can send you the Dysart Road plans we have which are 100% but we
will be making some minor revisions prior to advertising for construction.
3. The Dysart Road project proposes minimal improvements to Olive Avenue outside of the
Dysart intersection. Depending on what the improvements are proposed for this parcel,
COEM would request the construction of the south half of the ultimate Olive Avenue
configuration (2-M-2) along the parcel frontage. This would have to be coordinated with the
County as well as a portion of the widening would fall within their jurisdiction.
Keep in mind the above analysis is very preliminary and subject to change upon further review. If you
would like to have a meeting to discuss please let me know.
Thank you,
Bryce Christo, P.E. – Assistant City Engineer
10000 N. El Mirage Road, El Mirage, AZ 85335
P: 623-876-2974 | C: 623-980-9980 | F: 623-876-4605 | E: bchristo@elmirageaz.gov
City of El Mirage offices are open Monday through Thursday from 7:00 am to 5:30 pm. Our office is
closed on Friday.
From: Watkins, Cole <Cole.Watkins@kimley-horn.com>
Sent: Thursday, May 5, 2022 1:29 PM
To: Bryce Christo <bchristo@elmirageaz.gov>
Cc: Litsas, Stephen <Stephen.Litsas@kimley-horn.com>
Subject: [EXTERNAL] N Dysart Rd & W Olive Ave Project
Good Afternoon Bryce,
We are working on a project at 8750 N. Dysart Rd., El Mirage, AZ 85335. I am reaching out to you to
see if there are any Right-of-Way, Access, or Offsite improvement requirements to either N Dysart
Rd. or W Olive Ave for our site?
I talked with Tessa Wessel initially and she told me you had a project along N. Dysart Rd., so I wanted
to double check with you if there was anything we need to take into consideration for our site?
I am free to chat on Monday if you’d prefer that over email?
Thanks,
Cole Watkins | Analyst
Kimley-Horn | 4582 S Ulster Street, Suite 1500, Denver, CO 80237
Direct: 720 722 5996 | Mobile: 614 929 8832 | www.kimley-horn.com
Celebrating 15 years as one of FORTUNE’s 100 Best Companies to Work For