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June 8, 2022
MCP2020003
Page 1 of 4
Report to the Board of Supervisors
Prepared by the Maricopa County Planning and Development Department
Board Hearing Date:
June 8, 2022
Case #/Title:
MCP2020003 – Freedom Boat & RV Storage
Supervisor District:
4
Applicant/Owner:
Iplan Consulting / Artisan Holdings, LLC
Request:
Military Compatibility Permit (MCP) with Plan of Development
(POD) for an RV and boat storage facility
Site Location:
Generally located at the southeast corner of 137th Ave. and
Glendale Ave. (APN#501-57-933D)
Site Size:
Approx. 7.08 acres
County Island Status:
Yes, Glendale
Additional
Comments:
The applicant seeks a Military Compatibility Permit with a Plan
of Development for the development of a 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 (UC2021005). Staff received comments from Luke
Air Force Base (LAFB) stating that subject to a FAA Obstruction
Analysis Evaluation, the request will not negatively impact
flying operations at the base. ADOT ROW Project
Management had no concerns with the proposal. There is no
known opposition or support from members of the public.
Commission
Recommendation:
On 5/12/22, the Commission voted 9-0 to recommend
approval of MCP2020003 subject to conditions ‘a’ – ‘k’:
a.
Development of the site shall be in substantial conformance with the Site Plan
entitled, “Freedom RV & Boat Storage” consisting of three full-size sheets dated
March 17, 2022, and stamped received April 2, 2022, except as modified by the
following conditions.
b.
Development of the site shall be in substantial conformance with the Narrative
Report entitled, “Freedom Boat & RV Storage”, consisting of 14 pages, dated,
June 8, 2022
MCP2020003
Page 2 of 4
revised March 28, 2022, and stamped received April 2, 2022, except as modified
by the following conditions.
c.
Development of the site shall be in substantial conformance with the Landscape
Plan, consisting of 6 pages, entitled “Freedom Boat & RV Storage” dated
December 7, 2021, and stamped received April 2, 2022, except as modified by
the following conditions.
d.
The Military Compatibility Permit shall be limited to the following uses:
1. Recreational vehicle and boat storage facility with associated office space
2. Mini warehouse self-storage facility
e.
The following Planning Engineering conditions shall apply:
1.
At the time of the Building Permit, retention basins must drain within 36-
hours.
2.
At the time of application for building permits, the owner/applicant must
demonstrate that Retention Basin C and the existing underground retention
basin contains the required volume to store the runoff from their
contributory areas. The construction plans must demonstrate how runoff
enters the underground retention basin via Retention Basin C.
3.
At the time of the Building Permit, the plans must be updated per the Traffic
Study for the current MCP with POD.
4.
At the time of the Building Permit, the steepest side slopes of the retention
basin is 4:1. Update the contour lines around the headwall in Retention
Basin B to be 4:1. The pipe length may need to be extended.
5.
The length of longest flow path for the ration method could not be
duplicated. In the Building Permit Review, re-evaluate the length of longest
flow path and provide them on the On-Site Map.
6.
At the time of the Building Permit, the curb openings must be sized
according to the 100-year peak flow rate.
7.
Any work within the City of Glendale R/W will require a City of Glendale R/W
Permit.
8.
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.
9.
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.
June 8, 2022
MCP2020003
Page 3 of 4
f.
All 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.
Lot Width – 30’
2.
Screening – A solid wall, not less than 6’ in height, shall be required along
and adjacent to any side or rear property line abutting any rural or
residential zone boundary except sides abutting property boundaries
interior to the site
3.
Landscaping – 5’ landscaping strip not required with approval of
landscaping plan
4.
Loading Spaces Required – None required
h.
Artisan Holdings, LLC shall notify future occupants/tenants that they are located
within the High Noise or Accident Potential Zone of Luke Air Force Base with the
following language:
Luke Air Force Base executes an average of approximately 165 overflights per day.
Although Luke’s primary flight paths are located within 20 miles from the base, jet
noise will be apparent throughout the area as aircraft transient to and from the
Barry M. Goldwater Gunnery Range and other flight areas.
Luke Air Force Base may launch and recover aircraft in either direction off its
runways oriented to the southwest and northeast. Noise will be more noticeable
during overcast sky conditions due to noise reflections off the clouds.
Luke Air Force Base’s normal flying hours extend from 7:00 a.m. until approximately
midnight, Monday through Friday, but some limited flying will occur outside these
hours and during most weekends.
For further information, please check the Luke Air Force Base website at
https://www.luke.af.mil/Units/Community-Initiatives-Team/
or
contact
the
Maricopa County Planning and Development Department.”
i.
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.
j.
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.
k.
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
June 8, 2022
MCP2020003
Page 4 of 4
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:
5/12/22 P&Z Packet (39 pages)
Note:
5/12/22 Draft P&Z Minutes are not available as of the writing of this report, but can
be provided upon request later when available.
MCP2020003
Page 1 of 9
Report to the Planning and Zoning Commission
Prepared by the Maricopa County Planning and Development Department
Case:
MCP2020003 – Freedom Boat & RV Storage
Hearing Date:
May 12, 2022
Supervisor District:
4
Applicant:
Mario Mangiamele, AICP - Iplan Consulting
Owner:
Artisan Holdings, LLC
Request:
Military Compatibility Permit (MCP) with Plan of Development (POD)
for an RV and boat storage facility in the C-2 MAAMF zoning district
Site Location:
Generally located at the southeast corner of 137th Ave. and
Glendale Ave. (APN#501-57-933D)
Site Size:
Approx. 7.08 acres
Density:
N/A
County Island:
Yes, Glendale
County Plan:
White Tank/Grand Avenue – Military Compatible
Municipal Plan:
Glendale General Plan – Luke Compatible Land Use Area
Municipal Comments:
None received to date
Support/Opposition:
None known
Recommendation:
Approve with conditions
MCP2020003
Page 2 of 9
Project Summary:
1.
Iplan Consulting 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 7.08 acres and is located in the C-2 zoning district and Military
Airport and Ancillary Military Facility (MAAMF) overlay zoning district. 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, dump station and RV
wash) is consistent and compatible with the high noise or accident potential zone of LAFB
(UC2021005). The subject site is undeveloped and vacant.
3.
Legislative determination of the POD is required as part of the MCP process. The
development is proposed to have 181 RV and Boat parking spaces all of which are to be
covered. Ten 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 34.4%. Three to five employees will service customers during the hours of
8:00am to 6:00pm daily. Customer access to the storage facility will be available 24 hours
a day via a security code. Ingress and egress to the site is available through a full access
on 137th Avenue and exit only gate onto 137th Avenue. Another ingress/egress point is
available through a driveway easement leading from Glendale Avenue through a retail
property (Dollar General) to the site.
Exhibit 1 – Site Plan Excerpt
MCP2020003
Page 3 of 9
4.
The subject site is zoned C-2 MAAMF. The existing and proposed standards for the base
zoning district and C-2 MAAMF MCP are listed below:
REGULATION
BASE ZONING DISTRICT
REGULATIONS (C-2 MAAMF)
PROPOSED ZONING DISTRICT
REGULATIONS (C-2 MAAMF MCP)
Height
40’
40’
Front Yard
25’
25’
Side Yard
3’ or 10’ (adjacent to rural or
residential zoning)
3’ or 10’ (adjacent to rural or
residential zoning)
Rear Yard
25’
25’
Lot Area
6,000 sq. ft.
6,000 sq. ft.
Lot Area Per Dwelling Unit
Not Permitted
Not Permitted
Lot Width
60’
30’
Lot Coverage
60%
60%
Parking Spaces Required
1 per 250 square feet of floor
area for commercial uses (5%
must be ADA)
1 per 250 square feet of floor area
for commercial uses (5% must be
ADA)
Screening
Solid Wall, not less than 6’ in
height, shall be required along
and adjacent to any side or
rear property line abutting any
rural or residential zone
boundary
Solid Wall, not less than 6’ in height,
shall be required along and
adjacent to any side or rear
property line abutting any rural or
residential zone boundary except
to property boundary lines located
interior to the site
Landscaping
5’ strip required along road
frontage
A landscaping plan shall be
approved in lieu of the required 5’
landscaping strip
Loading Spaces
1 loading space for every
25,000 sq. ft. of lot coverage
No loading spaces required
5.
The applicant is requesting to vary the minimum lot width required from 60’ to 30’ due to
irregularities in the shape of the property in the northwest corner. The applicant is also
requesting that screening be waived for parcel boundaries interior to the site (such as
boundaries between the subject site and Valley Utilities or the subject site and the Dollar
General store property) as the screening would not serve the intended purpose of
screening the RV storage facility from rural/residential properties.
6.
The applicant is requesting to vary the requirement for a 5’ landscaping strip along road
frontage as there is a full landscaping plan that has been prepared for the site and
sufficient screening is provided via the screen wall along 137th Avenue and by buildings
and other landscaping along Glendale Avenue.
7.
The applicant is requesting to vary the requirement of 1 loading space for every 25,000
sq. ft. of lot coverage. Staff notes that this is unnecessary in the present as there is not
25,000 sq. ft. of floor area; however, a previous UCCD was approved for utilization of the
site as a self-storage facility which would have such floor area. In the event the applicant
sought a future MCP on this site to alter the layout and there were to be a self-storage
facility, the applicant would not need to justify a proposed variation.
MCP2020003
Page 4 of 9
Exhibit 2 – 2022 Aerial Map
Exhibit 3 – C-2 Military Airport and Ancillary Military Facility Overlay District
& Surrounding Districts
MCP2020003
Page 5 of 9
Existing On-Site and Adjacent Zoning / Land Use:
8.
On-site:
C-2 MAAMF / Vacant
North:
City of Glendale – Luke AFB, RU-43 MAAMF & C-2 MAAMF /
Public Facilities, Utilities and Commercial
South:
R1-35 RUPD / Single-Family Residential
East:
R-5 MAAMF & C-2 MAAMF / Multi-Family Residential & Commercial
West:
C-2 MAAMF / Public Facilities
Utilities and Services:
9.
Water:
Valley Utilities Water Company
Wastewater:
Septic
School Districts:
Litchfield Elementary School District #79
& Agua Fria Union High School District
Fire:
Rural-Metro Fire & Ambulance
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
Existing Classification
Glendale Avenue
Varies’
Varies
City of Glendale
137th Avenue
25’
25’
Local Road
Adopted Plans:
11.
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.
12.
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:
13.
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.
MCP2020003
Page 6 of 9
14.
Staff received no letters in support or opposition to the request.
15.
LAFB sent staff comments stating that subject to an FAA Obstruction Analysis Evaluation,
the request will not negatively impact flying operations at the base. ADOT ROW Project
Management had no concerns with the proposal.
Outstanding Concerns from Review Agencies:
16.
N/A
Staff Analysis:
17.
Staff supports the request for a MCP with POD for Freedom Boat & RV Storage. 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.
18.
Surrounding commercial and residential uses provide additional support for the request
as the use is appropriately screened from residential developments with both
landscaping and wall screening. The site serves a benefit to nearby residential 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.
19.
The applicant is requesting four standards be varied including standards for lot width,
screening, landscaping and loading spaces. Staff finds the requests related to lot width
and screening necessary due to an irregular, small and undevelopable sliver of land in
the northwestern corner of the property created by lot configuration. This sliver of land
will be landscaped and serves no purpose in screening the Valley Utilities facility as
adjacent zoning to the west is commercial (C-2 MAAMF). Staff also supports the request
to waive the 5’ landscaping strip from property frontage as the applicant provided a
complete and quality landscaping plan rendering the landscaping strip less effective as
a screening measure. Staff feels varying the standard for loading spaces is not necessary
at this time, but may be done in the event the applicant seeks to alter the MCP in the
future and add mini-storage to the site as mini-storage is a use considered by LAFB to be
consistent and compatible via a previous determination. 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:
20.
For the reasons outlined in this report, staff recommends the Commission motion for
Approval of case #MCP2020003, subject to conditions ‘a’ – ‘k’.
MCP2020003
Page 7 of 9
a.
Development of the site shall be in substantial conformance with the Site Plan
entitled, “Freedom RV & Boat Storage” consisting of three full-size sheets dated
March 17, 2022, and stamped received April 2, 2022, except as modified by the
following conditions.
b.
Development of the site shall be in substantial conformance with the Narrative
Report entitled, “Freedom Boat & RV Storage”, consisting of 14 pages, dated,
revised March 28, 2022, and stamped received April 2, 2022, except as modified
by the following conditions.
c.
Development of the site shall be in substantial conformance with the Landscape
Plan, consisting of 6 pages, entitled “Freedom Boat & RV Storage” dated
December 7, 2021, and stamped received April 2, 2022, except as modified by
the following conditions.
d.
The Military Compatibility Permit shall be limited to the following uses:
1. Recreational vehicle and boat storage facility with associated office space
2. Mini warehouse self-storage facility
e.
The following Planning Engineering conditions shall apply:
1.
At the time of the Building Permit, retention basins must drain within 36-
hours.
2.
At the time of application for building permits, the owner/applicant must
demonstrate that Retention Basin C and the existing underground retention
basin contains the required volume to store the runoff from their
contributory areas. The construction plans must demonstrate how runoff
enters the underground retention basin via Retention Basin C.
3.
At the time of the Building Permit, the plans must be updated per the Traffic
Study for the current MCP with POD.
4.
At the time of the Building Permit, the steepest side slopes of the retention
basin is 4:1. Update the contour lines around the headwall in Retention
Basin B to be 4:1. The pipe length may need to be extended.
5.
The length of longest flow path for the ration method could not be
duplicated. In the Building Permit Review, re-evaluate the length of longest
flow path and provide them on the On-Site Map.
6.
At the time of the Building Permit, the curb openings must be sized
according to the 100-year peak flow rate.
7.
Any work within the City of Glendale R/W will require a City of Glendale R/W
Permit.
8.
Drainage review of planning and/or zoning cases is for conceptual design
only and does not represent final design approval nor shall it entitle
MCP2020003
Page 8 of 9
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.
9.
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.
f.
All 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:
3.
Lot Width – 30’
4.
Screening – A solid wall, not less than 6’ in height, shall be required along and
adjacent to any side or rear property line abutting any rural or residential zone
boundary except sides abutting property boundaries interior to the site
5.
Landscaping – 5’ landscaping strip not required with approval of landscaping
plan
6.
Loading Spaces Required – None required
h.
Artisan Holdings, LLC shall notify future occupants/tenants that they are located
within the High Noise or Accident Potential Zone of Luke Air Force Base with the
following language:
Luke Air Force Base executes an average of approximately 165 overflights per day.
Although Luke’s primary flight paths are located within 20 miles from the base, jet
noise will be apparent throughout the area as aircraft transient to and from the
Barry M. Goldwater Gunnery Range and other flight areas.
Luke Air Force Base may launch and recover aircraft in either direction off its
runways oriented to the southwest and northeast. Noise will be more noticeable
during overcast sky conditions due to noise reflections off the clouds.
Luke Air Force Base’s normal flying hours extend from 7:00 a.m. until approximately
midnight, Monday through Friday, but some limited flying will occur outside these
hours and during most weekends.
For further information, please check the Luke Air Force Base website at
https://www.luke.af.mil/Units/Community-Initiatives-Team/
or
contact
the
Maricopa County Planning and Development Department.”
i.
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.
j.
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.
MCP2020003
Page 9 of 9
k.
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”, 3 pages)
Narrative Report (14 pages)
Landscape Plan (6 pages)
Engineering Comments (2 pages)
MCESD Comments (1 page)
LAFB Comments (3 pages)
UCCD Correspondence (1 page)
MARICOPA COUNTY
Legal Description:
Pt. of Sec. 10, T2N, R1W
Applicant: Mario Mangiamele, AICP, Iplan Consulting
P&Z Hearing Date:
May 12, 2022
MARICOPA COUNTY REGIONAL DEVELOPMENT SERVICES - PHOENIX, ARIZONA
MCP2020003
Aerial Date: 2022
Case Address: N/A
Parcel: 501-57-933D
SUPERVISORAL DISTRICT NO 4
Military Compatibility Permit with Plan of Development for Freedom Boat & RV Storage
Phone: 480-207-2666
MILITARY COMPATIBILITY PERMIT | PLAN OF DEVELOPMENT
PROJECT NARRATIVE
FREEDOM BOAT & RV STORAGE
13647 WEST GLENDALE AVENUE, GLENDALE, AZ 85307
SOUTHEAST CORNER | NORTH 137TH AVENUE & WEST GLENDALE AVENUE
APPLICATION NO.: MCP2020003
Submitted to:
MARICOPA COUNTY | PLANNING & DEVELOPMENT DEPARTMENT
501 North 44th Street, Suite 200
Phoenix, AZ 85008
Prepared: February 2020
Revised: August 01, 2020
2nd Revision: July 20, 2021
3rd Revision: March 28, 2022
Revised: March 28, 2022 Freedom Boat & RV Storage | Project Narrative
MCP2020003 | Page 2 of 14
DEVELOPMENT ADVISORS
IPLAN CONSULTING
YOUNG DESIGN GROUP
ENTELLUS, INC.
Mario Mangiamele, AICP
Joe Young, RLA
Michael R. Gleason, PE
3317 S. Higley Road
Suite 114-622
7234 E. Shoeman Lane
Suite 8
3033 N. 44th Street
Suite 250
Gilbert, AZ 85297
Scottsdale, AZ 85251
Phoenix, AZ 85018
V: (480) 313-8144
V: (480) 257-3312
V: (602) 595.3458
E: Mario@IplanConsulting.com
E: jyoung@youngdg.com
E: mgleason@entellus.com
Prepared For:
FREEDOM BOAT & RV STORAGE
Richard Jellies
5401 N. Pima Road, #125
Scottsdale, AZ 85250
V: (480) 557-7771
E: rjellies@citytocitycre.com
Revised: March 28, 2022 Freedom Boat & RV Storage | Project Narrative
MCP2020003 | Page 3 of 14
FREEDOM BOAT & RV STORAGE
MILITARY COMPATIBILITY PERMIT | PLAN OF DEVELOPMENT
PROJECT NARRATIVE
Table of Contents
A. Title Page ................................................................................................................................... 1
Development Advisors .................................................................................................. 2
Table of Contents .......................................................................................................... 3
Exhibits and Tables ....................................................................................................... 3
B. Purpose of Request ................................................................................................................... 5
C. Description of Proposal ............................................................................................................. 5
C.1. Land Uses ............................................................................................................. 5
C.2. Development Standards ........................................................................................ 6
C.3. Business Operations .............................................................................................. 8
C.4. Hours of Operation ............................................................................................... 8
C.5. Employee Projections ........................................................................................... 8
C.6. Building/Structure Location ................................................................................. 8
C.7. Type of Construction | Building Color Palette .................................................... 9
C.8. Signage ................................................................................................................. 9
C.9. Screening; Wall & Fence Details ......................................................................... 9
C.10. Lighting ............................................................................................................. 10
D. Relationship to Surrounding Properties ................................................................................... 10
E. Location and Accessibility ....................................................................................................... 12
E.1. Property Location ................................................................................................ 12
E.2. Accessibility ........................................................................................................ 12
F. Relationship to State Statute .................................................................................................... 12
G. Circulation System .................................................................................................................. 13
H. Development Schedule ............................................................................................................ 13
I. Community Facilities and Services ........................................................................................... 13
J. Public Utilities and Services ..................................................................................................... 14
K. Conclusion ............................................................................................................................... 14
Exhibits and Tables
Site Aerial Exhibit ........................................................................................................................... 4
Table C.201: Development Standards ............................................................................................ 6
Table D.101: Existing Land Use Table ........................................................................................ 11
Revised: March 28, 2022
Freedom Boat & RV Storage | Project Narrative
MCP2020003 | Page 4 of 14
SITE AERIAL EXHIBIT
Aerial Source: Google Earth, 2021
Revised: March 28, 2022 Freedom Boat & RV Storage | Project Narrative
MCP2020003 | Page 5 of 14
B. PURPOSE OF REQUEST
Iplan Consulting, on behalf of Freedom Boat & RV Storage, is pleased to submit a Military
Compatibility Permit (MCP) and corresponding Plan of Development requests concerning an
approximate 7.08-acre (net) real property, generally located approximately 160-feet east of the
southeast corner of North 137th Avenue and West Glendale Avenue (13647 West Glendale
Avenue, Glendale, AZ 85307). Approval of the requests will enable development and operation
of an approximate 105,256 square foot (sq. ft.) recreational vehicle self-storage facility
(recreational vehicles, travel trailers, trailers and watercraft), along with an incidental and
approximate 908 sq. ft. detached office. This property is further identified as Maricopa County
Assessor Parcel No.: 501-57-933D.
C. DESCRIPTION OF PROPOSAL
C.1
LAND USES: Permitted and ancillary land uses for Freedom Boat & RV Storage shall be
governed by the uses permitted in the corresponding Use Compatibility and Consistency
Determination (UCCD), as approved in case UC2021005, dated October 26, 2021. In
summary, the UCCD allows for development and operation of a recreational vehicle and
boat storage facility with associated office space for the subject and approximate 7.1-acre
real property.
Maintaining compatibility with the Military Airport and Ancillary Military Facility
(MAAMF) overlay zoning designation, Freedom Boat & RV Storage, proposes use of the
7.08-acre commercial property to include development of approximately 105,256 sq. ft.
of recreational vehicle self-storage canopy structures; along with an approximate 908 sq.
ft. detached administration/leasing office; a private on-site RV dump station; and, a
private RV wash station for exclusive tenant use.
Development of the one story RV storage canopy structures and ancillary uses will be
complemented by the installation of adequate wet and dry utilities; vehicular circulation
and parking/loading areas; one point of shared vehicular access through the contiguous
Dollar General site; one point of full access off North 137th Avenue; one point of egress
only/emergency access off North 137th Avenue – adjacent to the southern project
boundary; a new eight-feet high solid fence adjacent to the south, east and west property
boundaries; a new eight-feet high solid fence adjacent to the northern storage area; a new
eight-feet high view fence to be located at the northern gated entrance; complementary
and relatively drought tolerant site landscaping adjacent to the north, northwest and south
portions of the site; complete grading and drainage for the property; two wall mounted
business identification signs on the administration/leasing office; one freestanding sign
along West Glendale Avenue; and, one freestanding sign adjacent to the northernmost
access drive off North 137th Avenue.
The property will be developed in one phase.
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C.2
DEVELOPMENT STANDARDS: Inclusion of Development Standards protects not only the
adjacent property owners, but also the future owners within the boundaries of the MCP.
These standards permit flexibility for the overall project in order to create a higher quality
development, as well as foster public health, safety and welfare of Maricopa County
citizens. The standards contained herein pertain to lot areas, setbacks, height, lot
coverage, vehicular parking, screening and loading. They also promote an appropriate
transition and compatible land use relationships with the adjacent properties.
The following table is a comparison of development standards identified in the Maricopa
County Zoning Ordinance (MCZO) to those proposed as part of the subject MCP.
Deviations from the MCZO standards are indicated in bold typeface.
TABLE C.201: DEVELOPMENT STANDARDS
REGULATION
BASE ZONING DISTRICT
REGULATIONS
(C-2; MAAMF)
PROPOSED ZONING
DISTRICT REGULATIONS
(C-2; MAAMF MCP)
Height (feet):
40
40
Front Yard (feet):
25
25
Side Yard (feet):
3 or 10 (adjacent to rural or
residential zoning)
3 or 10 (adjacent to rural or
residential zoning)
Rear Yard (feet):
25
25
Lot Area (sq. ft.):
6,000
6,000
Lot Area Per Dwelling Unit:
Not Permitted
Not Permitted
Lot Width (feet):
60
30
Lot Coverage (percentage):
60
60
Parking Spaces Required:
1 per 250 square feet of floor
area for commercial uses (5%
must be ADA)
1 per 250 square feet of floor
area for commercial uses
(5% must be ADA).
Screening:
Solid Wall, not less than 6’ in
height, shall be required along
and adjacent to any side or rear
property line abutting any rural
or residential zone boundary.
Solid Wall, not less than 6’ in
height, shall be required along
and adjacent to any side or
rear property line abutting
any rural or residential zone
boundary except to properties
located interior to the site.
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The below subsections summarize requested deviations noted in Table C.201:
Development Standards, along with a justification statement to support deviation from
the specific provision set forth in the MCZO. Although a separate justification is listed
below for each specific deviation requested from the development standards, it is
imperative that all deviations be considered collectively to promote the needed flexibility
to ensure a high-quality development.
Lot Width: Modification of the minimum lot width from 60-feet to 30-feet for a portion
of the lot is necessary to accommodate existing lot configuration at the northwest corner
of the property - surrounding the arsenic treatment facility off Glendale Avenue. This
relatively small portion of the overall property will serve as a lushly landscaped site
retention area. The remainder of the lot width exceeds minimum dimensional
requirements.
Screening: Article 804.9.4a of the MCZO sets forth provisions requiring a six-feet high
solid wall adjacent to any side or rear property line abutting any rural or residential zone
boundary. While development of the RV storage facility will include a minimum eight-
feet high solid wall along all boundaries enclosing the storage facility, the overall project
area includes a relatively narrow area of land located between North 137th Avenue and
the Valley Utilities Arsenic Treatment Facility, which property is zoned Rural-43. This
small land area is to be used for retention and landscaping purposes only and therefore a
six-feet high solid wall at this location (west side of treatment facility) does not serve the
intended purpose of screening the RV storage facility.
Landscaping: Article 1102.7.7 (Design Standards) of the MCZO requires parking areas
be visually screened from abutting road rights-of-way by a building, structure, or a five-
feet wide landscape strip. Property frontage along Glendale Avenue provides significant
landscape materials to visually screen the office building parking area; however, there is
a small strip of land (+/- two-feet) between the 137th Avenue existing sidewalk and the
proposed storage screen wall. Since this strip of land adjacent to 137th Avenue will not
successfully sustain any screening type of landscape materials due to its small size,
design and materials of the adjacent screen wall has been significantly upgraded to
TABLE C.201: DEVELOPMENT STANDARDS
REGULATION
BASE ZONING DISTRICT
REGULATIONS
(C-2; MAAMF)
PROPOSED ZONING
DISTRICT REGULATIONS
(C-2; MAAMF MCP)
Landscaping
5’ strip required along road
frontage
A landscaping plan shall be
approved in lieu of the
required 5’ landscaping strip.
Loading Spaces
1 loading space for every 25,000
sq. ft. of lot coverage.
No loading spaces required.
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MCP2020003 | Page 8 of 14
include both smooth face CMU block and horizontal bands of center-scored split-face
CMU block to serve screening purposes as well as to provide visual interest along 137th
Avenue.
Loading Spaces: As set forth in Section 1103. Loading and Unloading Regulations,
Article 1103.1 Commercial Buildings in the MCZO, one loading and unloading space for
each 25,000 square feet of floor area, or fraction thereof, shall be devoted to such use in
the building. The Ordinance further defines a loading/unloading space as an area not less
than ten feet in width, 20-feet in length, and 14-feet in height.
In general, the purpose of a loading and unloading space in nonresidential zoning
designations is to provide a dedicated area for the loading/unloading of cargo associated
with business operations of that use(s), which area is typically located so as to not
encumber vehicular parking spaces, vehicular and emergency apparatus access ways or
pedestrian routes.
The proposed recreational vehicle storage use will contain an incidental and approximate
908 sq. ft. detached office space for administration/leasing and site maintenance
personnel; however, any deliveries to, or shipping from, the office building will seldom
occur. If infrequent deliveries of office supplies, or similar, occur for the small office
building, then the proposed 50-feet wide accessway adjacent to the west building
elevation will provide a sufficient loading area. Additionally, any loading or unloading
of recreational vehicles shall occur within the enclosed storage area, which area provides
sufficient space and a minimum 40-feet wide accessway to accommodate any loading and
unloading activities.
C.3
BUSINESS OPERATIONS: Business operations are relatively consistent with similar RV
and watercraft self-storage uses in metro Phoenix in that multiple one story canopy
structures, containing space for covered parking/storage of individual RVs and watercraft
of varying size, will be leased by the general public for both short and long term storage.
Secured access control to these storage areas is limited to customers only and will be
under the control of on-site management.
C.4
HOURS OF OPERATION: Access to the individual self-storage spaces will be available
seven days a week, 24-hours a day via security code access; however, property
management employees are anticipated to be on site seven days a week and during the
hours of 8-am to 6-pm.
C.5
EMPLOYEE PROJECTIONS: Maximum staffing for Freedom Boat & RV is three – five
employees, which is usually distributed over three shifts per day. Typical positions
include administration/leasing and site maintenance personnel.
C.6
BUILDING/STRUCTURE LOCATION: Design of the proposed self-storage facility use
maximizes the irregular lot configuration by orienting the one-story office building to
increase business visibility along the West Glendale Avenue roadway frontage while also
providing for efficient and safe customer access.
Orientation of the multiple self-storage canopy structures on remainder of the property is
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methodically located to promote efficient and safe vehicular circulation; ensure
appropriate emergency apparatus access; while also accommodating appropriate building
setbacks and eight-feet high fences to buffer and screen the use from adjacent streets and
properties.
C.7
TYPE OF CONSTRUCTION | BUILDING COLOR PALETTE: Building construction will
consist of pre-engineered steel roof decks supported by pre-engineered steel beams and
at-grade structural concrete footings. Roof deck steel panels will utilize 29 gauge rolled
rib steel paneling, or similar. Canopy structures will be installed only to a height
necessary to achieve the primary purpose of protecting RV and watercraft from
environmental elements and as such, are proposed at a height of 18-feet from finished
grade.
Overall building and canopy structure color palette will minimize use of reflective
materials while also offering a palette to consist of warm earth tones designed to
complement the surrounding built environment. Exact colors have not been selected at
this time; however, typical paint colors for these types of structures often use a silicon
impregnated paint system to minimize fading and oxidation of selected colors.
Conceptual RV parking canopy design is illustrated on the corresponding Plan of
Development. The self-storage facility will be required to meet County building
construction standards that are applicable to the proposed use and occupancy.
C.8
SIGNAGE: Promoting appropriate way-finding and use identification, one wall mounted
sign is proposed to be located on the north building elevation and one wall mounted sign
is proposed to be located on the east building elevation of the office building. Both signs
are individual channel letter type, internally illuminated with red LED lighting and will
have red plex faces. Both building signs will be mounted at a maximum height of 10-feet
from grade to top of sign; and, consist of 31.3 sq. ft. area, each (62.6 sq. ft. total).
Two double-sided freestanding signs are also proposed at a total height of 24-feet, each.
Each 80 sq. ft. sign will be mounted on a 20-feet high pole, will contain white plex face
with translucent vinyl graphics, and will be internally illuminated with LED fixtures.
One freestanding sign is proposed perpendicular to and along the West Glendale Avenue
frontage; whereas, the second freestanding sign is proposed to be located adjacent to the
northern most access drive off North 137th Avenue.
Signage type and design is illustrated on the corresponding Plan of Development. All
signage conforms to the location, size and lighting regulations set forth in Chapter 14 –
Sign Regulations of the Maricopa County Zoning Ordinance.
C.9
SCREENING; WALL & FENCE DETAILS: A minimum eight-feet high, solid fence is
proposed along the south and west project boundaries for screening and security
purposes; whereas, an eight-feet high solid fence is proposed to be located parallel to the
existing six-feet high fence along the eastern property boundary - adjacent to the multi-
family use. The eight-feet high solid fence along the south property boundary will be
constructed on top of an approximate two-feet high retaining wall, along the south side of
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the southern retention basin. An eight-feet high full view fence is also proposed at the
northern and internal gated entrance, which fence will contain eight-feet high wrought
iron pickets and structurally located CMU columns designed to match material and colors
of the remaining fences.
Both perimeter and frontage screen fences provide for upgraded design features to
include smooth face CMU block (perimeter) and a combination of smooth face CMU and
scored split-fame CMU block (frontage).
C.10 LIGHTING: On-site security lighting is being designed to achieve a careful balance
between the needs to minimize light pollution for the protection of nighttime views and
protection of adjacent properties, while also considering crime prevention philosophies
for the project. As such, exterior site lighting will be a combination of both wall pack
lighting installed on permitter fences/walls; and, under canopy lighting. Any outdoor
lighting shall be placed so as to reflect light away from any adjoining properties.
Lighting type and general location is identified on the corresponding Plan of
Development. All lighting will be installed to meet or exceed standards set forth in
Chapter 11, Section 1112: Outdoor Light Control Provisions of the Maricopa County Zoning
Ordinance.
D. RELATIONSHIP TO SURROUNDING PROPERTIES
The property is generally bound by multi-family and single family residential uses to the east and
south, respectively. North 137th Avenue, a local level roadway, is situated contiguous to the
entire western project boundary with nonresidential uses developing on a portion of the vacant
property across North 137th Avenue. West Glendale Avenue lies contiguous to the northern
project boundary with undeveloped property situated further north – across West Glendale
Avenue. While the subject property is void of any structures and has remained undeveloped, the
property surrounds a separate property that contains an arsenic water treatment facility at the
northwest corner.
The property maintains a County Area Plan Land Use classification of White Tank / Grand
Avenue – Military Compatible (City of Glendale General Plan Land Use classification: Luke
Compatible); and, is correspondingly zoned C-2 (Intermediate Commercial) with the MAAMF
Overlay zoning designation. Zoning of the property is consistent with the existing Military
Compatible designation of the Maricopa County White Tank/Grand Avenue Area Plan and the
Luke Compatible Land Use Area classification of the City of Glendale General Plan. No
changes are proposed to the existing zoning designation.
The property is also located within the statutorily defined high noise and accident potential zone
65 – 69 Ldn Noise Contours for Luke Air Force Base (AFB). A Use Compatibility and
Consistency Determination (UCCD) has been issued for the proposed land uses with
UC2021005, determining the proposed land use is compatible and consistent with Luke AFB.
Even though the approximate 7.08-acre property has remained undeveloped, previous land use
entitlements for the property recognized an economic and public safety need for nonresidential
use at this location. As such, previous entitlements included a transfer of development rights that
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effectively exchanged previous residential zoning for the property to that of the existing C-2
zoning, while providing previous residential land use rights to an area outside of the existing 65
Ldn (Z2000118). Consequently, retail use of an approximate 1.1-acre portion at the northeast
corner of the commercial zoned property was approved by the County and was subsequently
developed as a Dollar General retail store (MCP2017005).
The Maricopa County Comprehensive Plan and City of Glendale General Plan Land Use
classifications along with the existing zoning and uses for the adjacent parcels are listed below:
TABLE D.101: EXISTING LAND USE TABLE
DIRECTION
COMPREHENSIVE PLAN /
GENERAL PLAN LAND USE
CATEGORY
EXISTING ZONING
EXISTING USE
On-Site
White Tank / Grand Avenue –
Military Compatible
Luke Compatible (Glendale)
C-2; MAAMF
--
Vacant
North
White Tank / Grand Avenue –
Military Compatible
Public Facility (Glendale)
Luke AFB
Luke AFB
Glendale Avenue
/Vacant
South
White Tank / Grand Avenue –
Military Compatible
Luke Compatible (Glendale)
R1-35; RUPD
--
Single Family
Residential
East
White Tank / Grand Avenue –
Military Compatible
Luke Compatible (Glendale)
R-5; MAAMF
--
Multi-Family
Residential
West
White Tank / Grand Avenue –
Military Compatible
Luke Compatible (Glendale)
Rural-43; C-2;
MAAMF
--
Arsenic Treatment
Facility / Vacant /
Phoenix Army
Reserve Center
(developing)
Proposed use of the property will benefit the area as it provides a desired land use for the
growing population of the surrounding geographical area; and, provides an improved balance of
land uses for the area thus enhancing economic vitality.
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E. LOCATION AND ACCESSIBILITY
E.1
PROPERTY LOCATION: The property is generally located in a portion of the Northwest
Quarter of Section 10, Township 2 North, Range 1 West, of the Gila and Salt River Base
and Meridian, Maricopa County, Arizona. More specifically, this site is identified as
Maricopa County Assessor Parcel No.: 501-57-933D and is situated at the southeast
corner of West Glendale Avenue and North 137th Avenue (13647 West Glendale Avenue,
Glendale, AZ 85307).
E.2
ACCESSIBILITY: The property is accessible via a reciprocal access driveway easement
(MCR 2018-0657349) through the contiguous Dollar General property to the east. This
vehicular access point provides direct and previously approved shared access to West
Glendale Avenue – a major aerial level roadway. West Glendale Avenue provides two
lanes of travel in each direction, with a center two-way left turn lane. Glendale Avenue
provides regional access to SR101L approximately 4.5-miles to the east; and, to SR303L,
via an indirect route, approximately 5-miles to the west. West Glendale Avenue
terminates at the North Litchfield Road approximately 0.25-miles to the west due to the
existing location of Luke Air Force Base.
Providing for a secondary vehicular access point, the property will also be accessible via
a proposed full motion access drive off North 137th Avenue, while also providing for one
point of egress only/emergency access off North 137th Avenue – adjacent to the southern
project boundary. North 137th Avenue, a local level roadway, provides for one travel
lane in each direction and terminates at West Glendale Avenue to the north; and,
currently terminates at, and transitions into, West Ocotillo Road - a local level residential
street to the south.
Additionally, and as part of the MCP entitlement process for the project, Maricopa
County Board of Supervisors adopted Resolution Road Abandonment AB-326 (C-64-21-
002-X-00) on July 22, 2020, effectively extinguishing a 1967 roadway easement for the
old 137th Avenue alignment, which 30-feet wide County roadway easement previously
extended north-south along a portion of the western project area.
F. RELATIONSHIP TO STATE STATUTE
Proposed use of the property for a self-storage facility and incidental office building is most
likely one of the more appropriate and compatible land uses at this location due to the nature of
the use and its reduced potential to be adversely impacted by Luke AFB and its associated noise
or accident potential; and as such, we believe the proposed land use fully complies with ARS §28-
8480 and Chapter 10, Section 1010 of the Maricopa County Zoning Ordinance.
A Use Compatibility and Consistency Determination has been issued for the proposed land use
with UC2021005, thereby establishing the proposed land use is compatible and consistent with
the high noise or accident potential of a military airport or ancillary military facility - Luke AFB.
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MCP2020003 | Page 13 of 14
G. CIRCULATION SYSTEM
Freedom Boat & RV Storage is designed to safely and efficiently move vehicular traffic into and
out of the site through utilization of one access point off the existing and contiguous shared
access with the Dollar General site, located along the northeastern project boundary; one full
motion access off North 137th Avenue; and, one point of egress only/emergency access off North
137th Avenue – adjacent to the southern project boundary. The two primary access points
provide direct, forward movement vehicular access to the on-site designated parking, loading and
storage areas.
A dedicated reciprocal access easement provides off-site legal access to West Glendale Avenue –
to the north. West Glendale Avenue provides for a full motion access point, allowing both left
and right turn ingress/egress.
The south one-half street of West Glendale Avenue maintains 55-feet of existing right-of-way
adjacent to the property; whereas, North 137th Avenue maintains an overall right-of-way width
of 50-feet.
The site plan has been methodically designed to internalize vehicular circulation for the use, and
to ensure sufficient customer access and appropriate emergency apparatus access for the
development. Internal vehicular circulation areas incorporate minimum widths of 40-feet to
accommodate two-way access to all self-storage canopy structures, while also incorporating
adequate turning radii to accommodate both recreational vehicle and emergency apparatus
turning movements. Parking, loading, storage and circulation areas will be surfaced using three-
inch deep asphalt concrete on eight-inch aggregate base course. This surface treatment will be
adequate for dust control measures and drainage conveyance.
As outlined in the corresponding Traffic Statement, the vehicular circulation system will be
adequate to address anticipated vehicular flows as well as required emergency apparatus access
for the project. Proposed use of the property and corresponding circulation patterns will not have
an adverse impact on the adjacent traffic patterns, as the self-storage use is expected to have
negligible effects on the surrounding roadway network.
H. DEVELOPMENT SCHEDULE
Physical development of Freedom Boat & RV Storage is dependent upon market conditions;
however, it is anticipated the project will be built in one phase subsequent to securing land use
entitlements. Commencement of site improvements are expected to occur in a timely manner
subsequent to a determination on the requested MCP, Plan of Development and subsequent
building permits. Once permitted, site development and building construction is anticipated to
take approximately 9-months for completion.
I.
COMMUNITY FACILITIES AND SERVICES
There are a few public parks and open space areas located within approximately 5-miles of the
Freedom Boat & RV Storage site such as New River Linear Park, Dust Devil Park and Goodyear
Community Park.
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Community and cultural facilities such as the Glendale Municipal Airport, Estrella Mountain
Community College, Holy Cross Cemetery, Wildlife World Zoo, Phoenix Children’s –
Southwest Valley and Banner Estrella hospitals are also located within an approximate 5-mile
radius of the property. Additionally, other service type uses are located within the area including
a number of religious institutions and educational facilities.
The project area is also situated within the Litchfield Elementary School District and Agua Fria
Union High School District.
This request will not impose additional burdens on existing community facilities within the area.
J. PUBLIC UTILITIES AND SERVICES
Utilities and services will be provided as follows:
Water: Valley Utilities Water Company
Sewer: Septic
Electric: Arizona Public Service
Natural Gas: Southwest Gas
Telecommunications: Century Link / Cox Communications
Sanitation: Waste Management, or other
Police: Maricopa County Sheriff, District 2
Fire: Rural/Metro
K. CONCLUSION
Freedom Boat & RV Storage is a distinct opportunity to provide a desired land use addressing
community needs, while also serving to increase economic vitality of the area. Proposed use of
the property has been methodically planned to ensure compatibility with the surrounding land
use characteristics by minimizing any adverse impacts to adjacent properties and neighborhoods.
This Military Compatibility Permit and Plan of Development requests is consistent with the
overall vision, goals and policies of the Maricopa County 2030 Comprehensive Plan, the City of
Glendale 2040 General Plan, provisions of the Maricopa County Zoning Ordinance; and,
compatible with use and operations of Luke AFB.
We greatly look forward to working with Maricopa County to continue realization of this effort.
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OF 6
SHEET NO.
DATE:
07/06/21
JOB NO:
2111
DRAWN BY:
YDG
CHECKED BY:
JMY
REVISIONS:
DATE:
SUBMITTED FOR:
COPYRIGHT 2019 BY YOUNG | DESIGN | GROUP , LLC
C
THIS DOCUMENT IS THE SOLE PROPERTY OF YOUNG | DESIGN | GROUP, LLC. NO ALTERATIONS TO THESE PLANS ARE ALLOWED OTHER THAN AUTHORIZED YOUNG | DESIGN | GROUP EMPLOYEES.
37964
JOSEPH M.
YOUNG
EXPIRES: 9/30/23
12/07/21
JOSEPH M.
YOUNG
EXPIRES: 9/30/23
12/07/21
FREEDOM BOAT + RV STORAGE
S.E.C. GLENDALE AVE + 137TH AVE
MARICOPA COUNTY | AZ
TRACKING NUMBERS:
PLAN OF
DEVELOPMENT
REVIEW
12/07/21
COUNTY REV.
L0.1
1
PLANTING NOTES
1.
ALL PLANTING AREAS ARE TO HAVE DECOMPOSED GRANITE, COLOR AND SIZE AS SPECIFIED, 2" MIN
DEPTH TYP. AMEND EXISTING AS REQUIRED.
2.
NO PLANT SUBSTITUTIONS ALLOWED UNLESS APPROVED IN WRITING BY LANDSCAPE ARCHITECT AND
MARICOPA COUNTY.
3.
LANDSCAPE ARCHITECT IS TO APPROVE ALL PLANT MATERIAL PRIOR TO DELIVERY TO SITE. ONE
WEEK MINIMUM NOTICE.
4.
ALL PLANT MATERIAL MUST MEET ANA SPECIFICATIONS.
5.
LANDSCAPE CONTRACTOR IS RESPONSIBLE TO VERIFY ALL CONDITIONS ON SITE PRIOR TO PROJECT
START-UP.
6.
LANDSCAPE CONTRACTOR IS RESPONSIBLE TO REPAIR ANY DAMAGES MADE TO EXISTING
LANDSCAPING, UNDERGROUND UTILITIES, IRRIGATION LINES, ELECTRICAL LINES, ETC., AT HIS
EXPENSE.
7.
ALL PLANT MATERIAL THAT IS NOT LABELED "TO REMAIN" ARE TO BE RELOCATED PER PLANTING
PLANS.
8.
ADJUST ALL NEW LANDSCAPING AS NECESSARY TO ACCOMMODATE EXISTING LANDSCAPE TO REMAIN.
9.
CONTRACTOR IS TO VERIFY LOCATIONS OF ALL UNDERGROUND UTILITIES PRIOR TO ANY SITE WORK
BEING EXECUTED.
10.
ALL AREAS DISTURBED DURING CONSTRUCTION ARE TO BE FINE GRADED AND TREATED TO BLEND
EVENLY WITH ALL NEWLY CONSTRUCTED AREAS.
11.
LANDSCAPE ARCHITECT, OWNERS REPRESENTATIVE, AND MARICOPA COUNTY RESERVES THE RIGHT
TO REJECT ANY PLANT MATERIAL THAT IS DETERMINED TO NOT SATISFY THE DESIGN INTENT OF THE
LANDSCAPE PLAN BASED ON SIZE, SHAPE, APPEARANCE, HEALTH, OR IMPROPER CARE.
12.
ALL DOWNSPOUTS / SCUPPERS ARE TO HAVE 3'x3', 3" - 6" NATIVE STONE MATERIAL INSTALLED TO
PREVENT EROSION WHERE REQUIRED.
13.
ALL BERM CONTOUR INTERVALS ARE AT 1'-0", SLOPES NOT TO EXCEED 4:1.
14.
CLARIFICATION OF DISCREPANCIES BETWEEN THE CONSTRUCTION DOCUMENTS AND THE SITE
SHOULD BE BROUGHT TO THE ATTENTION OF THE LANDSCAPE ARCHITECT.
15. PLANTS TO BE LOCATED AWAY FROM OBSTACLES SUCH AS FIRE HYDRANTS, TRANSFORMERS, POWER
POLES, AND LIGHT FIXTURES AS NECESSARY. DO NOT INSTALL PLANT MATERIAL IN ANY AREA WHICH
WILL CAUSE HARM TO ADJACENT IMPROVEMENTS.
16.
VERIFY PLANT QUANTITIES PRIOR TO INSTALLATION. QUANTITIES ARE LISTED FOR CONVENIENCE
ONLY, THE ACTUAL NUMBER OF SYMBOLS INDICATED ON THE PLANTING PLANS SHALL HAVE PRIORITY
OVER QUANTITIES DESIGNATED.
NOTIFY THE LANDSCAPE ARCHITECT OF QUANTITY DISCREPANCIES
IMMEDIATELY.
17. PLANT TREES, SHRUBS, AND CACTI PLUMB, AND FACED TO GIVE THE BEST APPEARANCE OR
RELATIONSHIP TO ADJACENT PLANTS OR VIEWS.
18. NOTIFY OWNER AND LANDSCAPE ARCHITECT IMMEDIATELY SHOULD SOIL CONDITIONS BE PRESENT
WHICH WOULD PREVENT PROPER SOIL DRAINAGE AND ALLOW WATER TO STAND IN PLANTING PITS.
19. LANDSCAPE CONTRACTOR TO PERFORM A SOILS TEST PRIOR TO LANDSCAPE CONSTRUCTION TO
DETERMINE ANY NUTRIENT DEFICIENCIES.
IF ANY DEFICIENCIES EXIST, IT SHALL BE THE
RESPONSIBILITY OF THE CONTRACTOR TO AMEND THE SOIL ACCORDINGLY.
20. TYPICAL MINIMUM SETBACKS FROM EDGE OF WALKS, DRIVES AND BUILDINGS: TREES: 6 FT. - 8'
DEPENDENT ON SPECIES; SHRUBS: 3 FT.; GROUNDCOVER: 2 FT. (MEASURED FROM THE CENTERLINE
OF ROOTBALL) UNLESS SIDEWALK / BUILDING PROXIMITY OR NOTED IN GEOTECH / SOILS REPORT
WHICH SHALL GOVERN IN LIEU OF SETBACKS RECOMMENDED HEREIN / CONTRACTOR TO ADJUST OR
ELIMINATE PLANTS TO COMPLY WITH GEOTECH RECOMMENDATIONS AS NEEDED). UNDER NO
CIRCUMSTANCE SHOULD TREES BE PLACED CLOSER THAN 6' IDENTIFIED ABOVE.
N.T.S.
SHEET INDEX
LANDSCAPE PLAN
L1.1 THRU L1.3
PRELIMINARY LANDSCAPE PLAN
VICINITY MAP
PROJECT TEAM
APPROVALS
OVERALL SITE PLAN / KEY PLAN
N.T.S.
FREEDOM BOAT + RV STORAGE
MARICOPA COUNTY | ARIZONA
MARICOPA COUNTY LANDSCAPE NOTES
1.
NO STRUCTURE, LANDSCAPING, FENCE, WALL OR TERRACE OR OTHER OBSTRUCTION TO VIEW IN EXCESS OF TWO FEET
IN HEIGHT AS MEASURED FROM THE CENTERLINE OF THE STREET SHALL BE PLACED WITHIN THE REQUIRED 25-FOOT
SIGHT VISIBILITY TRIANGLES.
2.
LANDSCAPING IN COUNTY RIGHT OF WAY SHALL CONFORM WITH WITH THE MCDOT ROADWAY DESIGN MANUAL.
3.
ALL TRANSFORMERS, BACK-FLOW PREVENTION DEVICES, UTILITY BOXES AND ALL OTHER UTILITY RELATED GROUND
MOUNTED EQUIPMENT SHALL BE PAINTED TO COMPLEMENT THE DEVELOPMENT AND SHALL BE SCREENED WITH
LANDSCAPE MATERIAL WHERE POSSIBLE.
ALL HVAC UNITS SHALL BE GROUND MOUNTED OR SCREENED WITH A
CONTINUOUS PARAPET FOR COMMERCIAL PROJECTS.
4.
ALL OUTDOOR LIGHTING SHALL CONFORM TO SECTION 1112 OF THE MARICOPA COUNTY ZONING ORDINANCE.
5.
ALL TREES SHALL BE DOUBLE STAKED.
L0.1
COVER SHEET + NOTES
MCDOT GENERAL NOTES FOR RIGHT OF WAY PERMITS
THE ENGINEERING DESIGNS ON THESE PLANS ARE ONLY APPROVED BY MCDOT IN CONCEPT AND NOT IN DETAIL.
CONSTRUCTION QUANTITIES ON THESE PLANS ARE NOT VERIFIED BY MCDOT. APPROVAL OF THESE PLANS ARE FOR PERMIT
PURPOSES ONLY AND SHALL NOT PREVENT MCDOT FROM REQUIRING CORRECTION OF ERRORS IN THE PLANS WHERE SUCH
ERRORS ARE SUBSEQUENTLY FOUND TO BE IN VIOLATION OF ANY LAW, ORDINANCE, HEALTH, SAFETY, THE MCDOT ROADWAY
DESIGN MANUAL, OR OTHER DESIGN ISSUES.
ALL WORK SHALL CONFORM TO THE REVISED EDITION OF THE UNIFORM STANDARD SPECIFICATIONS AND DETAILS FOR PUBLIC
WORKS CONSTRUCTION PUBLISHED BY THE MARICOPA ASSOCIATION OF GOVERNMENTS (MAG) AS AUTHORIZED AND
MODIFIED BY THE MOST CURRENT MCDOT SUPPLEMENT TO THE MAG UNIFORM STANDARD SPECIFICATIONS AND DETAILS AND
NON-CONFLICTING PROJECT SPECIAL PROVISIONS. ALL WORK MUST ALSO COMPLY WITH RESOLUTION 2001-01 MARICOPA
COUNTY RESOLUTION FOR PERMITS TO WORK IN DEDICATED RIGHT-OF-WAY AND RESOLUTION 2001-02 MARICOPA COUNTY
RESOLUTION FOR STREET IMPROVEMENTS, INSTALLATION OF UTILITIES AND TRAFFIC CONTROL. ANY EXCEPTIONS MUST RECEIVE
EXPLICIT APPROVAL FROM MCDOT AND SHALL BE IDENTIFIED ON THE PLANS AS HAVING EXPLICIT APPROVAL FROM MCDOT.
ALL CLEAR ZONE HAZARDS SHALL BE MITIGATED IN A MANOR APPROVED BY MCDOT AT NO COST TO THE COUNTY.
AN APPROVED SET OF PLANS SHALL BE ON THE SITE DURING CONSTRUCTION AND AVAILABLE TO MCDOT AND OTHER
INSPECTORS.
PRIOR TO CONDUCTING EXCAVATION OPERATIONS, THE CONTRACTOR SHALL OBTAIN FROM THE ARIZONA STATE HISTORICAL
PRESERVATION OFFICER
(602) 542-4009, RECOMMENDATIONS REGARDING THE NEED FOR CULTURAL RESOURCES
(ARCHAEOLOGICAL) CLEARANCE. ALL DISCOVERIES OF HUMAN REMAINS, CULTURAL ARTIFACTS, OR PALEONTOLOGICAL
REMAINS SHALL BE REPORTED TO THE ARIZONA STATE MUSEUM AND MCDOT. UPON DISCOVERY, CONTRACTOR SHALL CEASE
OPERATIONS IN THE VICINITY OF THE FIND AND PROTECT THE DISCOVERY AREA FROM FURTHER DISTURBANCE UNTIL THE FIND
CAN BE PROFESSIONALLY INVESTIGATED BY THE ARIZONA STATE MUSEUM AND MCDOT.
THE CONTRACTOR IS RESPONSIBLE FOR OBTAINING ANY REQUIRED PERMITS FOR EARTH MOVING FROM MARICOPA COUNTY
AIR QUALITY DEPARTMENT’S DUST COMPLIANCE DIVISION (602) 506-6010 PRIOR TO CONDUCTING EXCAVATION OPERATIONS. A
COPY OF THE PERMIT AND DUST CONTROL PLAN SHALL BE SUBMITTED TO THE COUNTY ENGINEER PRIOR TO COMMENCEMENT
OF ANY EARTHMOVING ACTIVITIES.
CONTRACTOR PERFORMING CONSTRUCTION OR EXCAVATING OPERATIONS IS RESPONSIBLE FOR LOCATING AND RELOCATING
ALL UTILITIES IN CONFLICT AT NO EXPENSE TO MARICOPA COUNTY. THE CONTRACTOR SHALL CONTACT “BLUE STAKE” AT (602)
263-1100 PRIOR TO BEGINNING CONSTRUCTION.
CONTRACTOR SHALL NOTIFY THE MCDOT INSPECTION DEPT. AT LEAST 24 HOURS IN ADVANCE OF ANY CONSTRUCTION AT (602)
506-8606.
CONTRACTOR TO OBTAIN MCDOT PERMITS PRIOR TO CONSTRUCTION WITHIN COUNTY RIGHT-OF-WAY, AND ALL NECESSARY
PERMITS FROM OTHER AGENCIES AND FROM LOCAL GOVERNMENTS FOR WORK WITHIN THEIR JURISDICTION.
ALL BOX CULVERTS CONSTRUCTED IN THE PUBLIC RIGHT-OF-WAY SHALL COMPLY WITH ARIZONA DEPARTMENT OF
TRANSPORTATION (ADOT) LATEST DESIGN SPECIFICATIONS AND STANDARDS. MINIMUM CLEAR HEIGHT OF BOX CULVERT SHALL
BE 4 FEET.
PRIOR TO MOVING OR DESTROYING PROTECTED NATIVE PLANT SPECIES, THE CONTRACTOR SHALL FILE A FORMAL NOTICE OF
INTENT WITH THE ARIZONA DEPARTMENT OF AGRICULTURE NATIVE PLANTS (602) 542-6408.
EXCEPT UNDER EMERGENCY CONDITIONS, ROADS SHALL NOT BE CLOSED FOR CONSTRUCTION ACTIVITY UNLESS PRIOR
APPROVAL IS OBTAINED FROM THE MCDOT TRANSPORTATION DIRECTOR OR HIS REPRESENTATIVE.
PRIOR TO INSTALLATION OF CURB, GUTTER, SIDEWALK, BASE COURSE AND WEARING SURFACE, SUBMIT SOIL TEST(S) OF
SUBGRADE AND REVISED PAVEMENT DESIGN/CALCULATIONS TO MCDOT FOR REVIEW AND APPROVAL. IF SUBGRADE
STABILIZATION IS REQUIRED, THE AREA STABILIZED SHALL BE FROM BACK OF SIDEWALK TO BACK OF SIDEWALK AND MATCH THE
STABILIZATION DEPTH OF THE PAVEMENT STRUCTURE.
ASPHALT MIX DESIGN SHALL BE SUBMITTED TO MCDOT A MINIMUM OF 48 HOURS PRIOR TO PLACING ANY ASPHALT COURSES.
(TRENCH WORK EXCLUDED.) ALL PAVED TURNOUTS SHALL HAVE THE SAME ASPHALT AND BASE REQUIREMENTS AS THE
ADJACENT ROADWAY UNLESS NOTED OTHERWISE.
ALL COMPACTION AND BACKFILL WITHIN COUNTY RIGHT-OF-WAY SHALL CONFORM TO THE MCDOT SUPPLEMENT TO MAG
SPECIFICATION SECTION 601. BACKFILL UNDER EXISTING PAVEMENT, CURB AND GUTTER, ROADWAY SHOULDERS, AND UNPAVED
ROADWAYS SHALL CONSIST OF ONE-HALF (1/2) OR ONE SACK CLSM. UNPAVED ROADWAY AREAS INCLUDE THE TRAVELED WAY
PLUS FIVE FEET BEYOND THE TRAVELED WAY.
ALL STRUCTURES, SUCH AS MANHOLES, VALVE BOX & COVERS, AND MONITORING WELLS MUST BE MARKED WITH AT LEAST TWO
REFLECTIVE YELLOW FLEX POSTS WHEN STRUCTURES ARE LOCATED OUTSIDE THE TRAVELED WAY AND WITHIN THE RIGHT-OF-WAY.
(APPLIES ONLY WHEN THERE IS NO CURB.)
PAVEMENT WIDENING AND PAVEMENT REPLACEMENT SHALL CONFORM TO REQUIREMENTS OF SPECIFICATION SECTION 336.
PAVEMENT CUTS SHALL NOT BE LOCATED WITHIN A LANE WHEEL PATH. THE LANE WHEEL PATH IS THE ENTIRE LANE WIDTH EXCEPT
THE AREA WITHIN ONE FOOT OF A LANE LINE STRIPE AND EXCEPT THE CENTER TWO FEET OF THE TRAVEL LANE.
ALL EXISTING PAVEMENT MARKINGS, TRAFFIC SIGNS AND SIGNAL EQUIPMENT THAT NEED TO BE REMOVED, REPLACED,
RELOCATED OR REPAIRED BECAUSE OF CONTRACTOR’S WORK WILL BE DONE BY THE CONTRACTOR AT HIS EXPENSE. ALL
SALVAGED SIGNS SHALL BE DELIVERED TO THE TRAFFIC OPS BUILDING AT 2909 W. DURANGO ST. ARRANGEMENTS CAN BE
MADE FOR DELIVERY BY CALLING (602) 506-8662. ALL NEW STREET NAME SIGNS SHALL BE PROVIDED AND INSTALLED BY
PERMITTEE AT NO EXPENSE TO MARICOPA COUNTY.
PAVEMENT MARKING, SIGNING AND SIGNAL WORK WILL BE INSPECTED AND SHALL MEET COUNTY STANDARDS BEFORE RELEASE
OF BOND.
THE CONTRACTOR SHALL RESTORE ALL DISTURBED AREAS WITHIN THE RIGHT-OF-WAY TO A CONDITION EQUAL TO OR BETTER
THAN PRIOR EXISTING CONDITIONS PER MAG 107.9. DISPOSAL OF ALL WASTE MATERIAL WILL BE THE RESPONSIBILITY OF THE
CONTRACTOR.
LANDSCAPE ARCHITECT:
YOUNG DESIGN GROUP
7234 EAST SHOEMAN LANE
SUITE # 8
SCOTTSDALE, AZ 85251
PH: (480) 257-3312
CONTACT: JOE YOUNG
jyoung@youngdg.com
SITE
DEVELOPER:
CITY TO CITY
5401 N. PIMA ROAD
SUITE # 125
SCOTTSDALE, ARIZONA 85250
PH: (480) 557-7771
CONTACT: RICK JELLIES
rjellies@citytocityre.com
WALL PLAN AND DETAILS
HS1.1
SHEET #
2-4
1
5
2.
3.
4.
5.
6.
7.
8.
9.
10.
11.
12.
13.
14.
15.
16.
17.
18.
19.
1.
LIMIT OF
PROJECT
L1.1 / L2.1
L1.2 / L2.2
L1.3 / L2.3
CIVIL ENGINEER
ENTELLUS
3033 N. 44TH ST, SUITE #250
PHOENIX, AZ 85018
PHONE: 602.244.2566
CONTACT: MIKE GLEASON
mgleason@entellus.com
GATE DETAILS
HS1.2
6
W. GLENDALE AVENUE
N. 137TH AVENUE
XL
L M
L
M
L
L
SYNTHETIC LAWN (DO
NOT LOCATE IN R.O.W.)
XL
L
M
L
L
M
20'-0" VUAC
INGRESS / EGRESS
ESMT.
20'-0" VUAC
INGRESS / EGRESS
ESMT.
22'-0" ESMT.
FOR HWY
22'-0" ESMT.
FOR HWY
EXISTING LANDSCAPE
TO REMAIN
65'-0" R.O.W.
RETENTION, TYP
RIP RAP, TYP
10'-0" TEMP.
CONST. G&D ESMT
(PER SURVEY)
30'-0" ESMT. FOR HWY
70'-0" TEMP.
CONST. G&D ESMT.
(PER SURVEY)
SYNTHETIC LAWN (DO
NOT LOCATE IN R.O.W.)
BOULDER, TYP
BOULDER, TYP
ENTRY / EXIT
GATES
25' x 25' S.V.T.
F.H. (KEEP
CLEAR OF
VEGETATION)
25' x 25' S.V.T.
INSTALL D.G. BETWEEN
SIDEWALK AND FACE
OF WALL, TYP ENTIRE
FRONTAGE
8'-0" SCREEN WALL
INSTALL D.G. BETWEEN
EDGE OF PAVEMENT
AND FACE OF WALL,
TYP.
INSTALL D.G. BETWEEN
EDGE OF PAVEMENT AND
FACE OF WALL, TYP.
LIMIT OF WORK
LIMIT OF WORK
EXISTING SECURITY
FENCE TO REMAIN
W. GLENDALE AVENUE
N. 137TH AVENUE
LIMIT OF WORK
LIMIT OF WORK
LIMIT OF WORK
LIMIT OF WORK
LIMIT OF WORK
VALLEY UTILITIES
WATER COMPANY
(NOT A PART)
DOLLAR GENERAL
(NOT A PART)
FLAGPOLE
(MAX 40' HT)
62'-6" ACCESS
DRIVE EASEMENT
MONUMENT
SIGN (SEE SITE
PLAN FOR
DETAILS)
MONUMENT SIGN
(SEE SITE PLAN
FOR DETAILS)
DECOMPOSED GRANITE
EXPRESS CARAMEL
D.G.
1/2" SCREENED
2" MIN DEPTH
SURFACE SELECT
GRANITE BOULDERS
SIZE PER
PLAN
CACTI / ACCENTS
MUHLENBERGIA CAPILLARIS
REGAL MIST DEER GRASS
TREES
DESERT WILLOW
CHILOPSIS LINEARIS
OLEANDER TREE
NERIUM OLEANDER
LIVE OAK
QUERCUS VIRGINIANA 'HERITAGE'
SHRUBS
RED BIRD OF PARADISE
*CAESALPINIA PULCHERRIMA
LEUCOPHYLLUM LAEVIGATUM
CHIHUAHUAN SAGE
NERIUM OLEANDER 'P. PINK'
PETITE PINK OLEANDER
ORANGE JUBILEE TECOMA
TECOMA X. ORANGE JUBILEE
GROUNDCOVER
SOUTHWEST GREENS (OR EQUAL)
SYNTHETIC TURF
'NEW GOLD' LANTANA
LANTANA 'NEW GOLD'
OUTBACK SUNRISE EMU
EREMOPHILA GLABRA 'MIGNEW GOLD'
SIZE / REMARKS
INERT MATERIALS
PLANT SCHEDULE
DESERT SPOON
DASYLIRION WHEELERI
DO NOT PLACE IN COUNTY R.O.W.
*
5 GAL
1 GAL
1 GAL
ROLLS
1 GAL
24" BOX /
STANDARD
TRUNK
24" BOX /
MULTI-
TRUNK
5 GAL
5 GAL
5 GAL
5 GAL
QTY.
HOPSEED BUSH
DODONEA VISCOSA
5 GAL
RUSSELLIA EQUISTIFORMUS
CORAL FOUNTAIN
5 GAL
3
9
12
23
10
39
49
62
38
16
58
48
67
(+/-) 2,965
S.F.
ALL LS
AREAS
2 / 7 / 4
XL
L
M
2'
3'
4'
24" BOX /
STANDARD
TRUNK
TRUE GREEN ELM
ULMUS PARVIFLORA 'TRUE GREEN'
24" BOX /
STANDARD
TRUNK
16
RIP RAP
EXPRESS CARAMEL
4"-8" DIA
PER
PLAN
OF 6
SHEET NO.
DATE:
07/06/21
JOB NO:
2111
DRAWN BY:
YDG
CHECKED BY:
JMY
REVISIONS:
DATE:
SUBMITTED FOR:
COPYRIGHT 2019 BY YOUNG | DESIGN | GROUP , LLC
C
THIS DOCUMENT IS THE SOLE PROPERTY OF YOUNG | DESIGN | GROUP, LLC. NO ALTERATIONS TO THESE PLANS ARE ALLOWED OTHER THAN AUTHORIZED YOUNG | DESIGN | GROUP EMPLOYEES.
37964
JOSEPH M.
YOUNG
EXPIRES: 9/30/23
12/07/21
JOSEPH M.
YOUNG
EXPIRES: 9/30/23
12/07/21
FREEDOM BOAT + RV STORAGE
S.E.C. GLENDALE AVE + 137TH AVE
MARICOPA COUNTY | AZ
TRACKING NUMBERS:
PLAN OF
DEVELOPMENT
REVIEW
12/07/21
COUNTY REV.
LANDSCAPE PLAN
0'
20'
40'
SCALE: 1" = 20'-0"
L1.1
2
MATCHLINE A-A (SEE SHEET L1.2)
SHEET KEY
L1.1
L1.2
L1.3
N.T.S.
NOTE: NO WALLS OR STRUCTURES ARE
SHOWN WITHIN R.O.W. AREAS
10'-0" VUWC WATER
MAIN ESMT
30'-0" ESMT.
FOR HWY
INSTALL D.G. BETWEEN
SIDEWALK AND FACE
OF WALL, TYP ENTIRE
FRONTAGE
8'-0" SCREEN WALL
INSTALL D.G. BETWEEN
CURB AND FACE OF
WALL, TYP.
INSTALL D.G. BETWEEN
CURB AND FACE OF
WALL, TYP.
F.H. (KEEP
CLEAR OF
VEGETATION)
INSTALL D.G. BETWEEN
EDGE OF PAVEMENT AND
FACE OF WALL, TYP.
INSTALL D.G. BETWEEN
EDGE OF PAVEMENT AND
FACE OF WALL, TYP.
INSTALL D.G. BETWEEN
EDGE OF PAVEMENT AND
FACE OF WALL, TYP.
INSTALL D.G. BETWEEN
SIDEWALK AND FACE
OF WALL, TYP ENTIRE
FRONTAGE
8'-0" SCREEN WALL
LIMIT OF WORK
LIMIT OF WORK
LIMIT OF WORK
LIMIT OF WORK
N. 137TH AVENUE
DECOMPOSED GRANITE
EXPRESS CARAMEL
D.G.
1/2" SCREENED
2" MIN DEPTH
SURFACE SELECT
GRANITE BOULDERS
SIZE PER
PLAN
CACTI / ACCENTS
MUHLENBERGIA CAPILLARIS
REGAL MIST DEER GRASS
TREES
DESERT WILLOW
CHILOPSIS LINEARIS
OLEANDER TREE
NERIUM OLEANDER
LIVE OAK
QUERCUS VIRGINIANA 'HERITAGE'
SHRUBS
RED BIRD OF PARADISE
*CAESALPINIA PULCHERRIMA
LEUCOPHYLLUM LAEVIGATUM
CHIHUAHUAN SAGE
NERIUM OLEANDER 'P. PINK'
PETITE PINK OLEANDER
ORANGE JUBILEE TECOMA
TECOMA X. ORANGE JUBILEE
GROUNDCOVER
SOUTHWEST GREENS (OR EQUAL)
SYNTHETIC TURF
'NEW GOLD' LANTANA
LANTANA 'NEW GOLD'
OUTBACK SUNRISE EMU
EREMOPHILA GLABRA 'MIGNEW GOLD'
SIZE / REMARKS
INERT MATERIALS
PLANT SCHEDULE
DESERT SPOON
DASYLIRION WHEELERI
DO NOT PLACE IN COUNTY R.O.W.
*
5 GAL
1 GAL
1 GAL
ROLLS
1 GAL
24" BOX /
STANDARD
TRUNK
24" BOX /
MULTI-
TRUNK
5 GAL
5 GAL
5 GAL
5 GAL
QTY.
HOPSEED BUSH
DODONEA VISCOSA
5 GAL
RUSSELLIA EQUISTIFORMUS
CORAL FOUNTAIN
5 GAL
3
9
12
23
10
39
49
62
38
16
58
48
67
(+/-) 2,965
S.F.
ALL LS
AREAS
2 / 7 / 4
XL
L
M
2'
3'
4'
24" BOX /
STANDARD
TRUNK
TRUE GREEN ELM
ULMUS PARVIFLORA 'TRUE GREEN'
24" BOX /
STANDARD
TRUNK
16
RIP RAP
EXPRESS CARAMEL
4"-8" DIA
PER
PLAN
OF 6
SHEET NO.
DATE:
07/06/21
JOB NO:
2111
DRAWN BY:
YDG
CHECKED BY:
JMY
REVISIONS:
DATE:
SUBMITTED FOR:
COPYRIGHT 2019 BY YOUNG | DESIGN | GROUP , LLC
C
THIS DOCUMENT IS THE SOLE PROPERTY OF YOUNG | DESIGN | GROUP, LLC. NO ALTERATIONS TO THESE PLANS ARE ALLOWED OTHER THAN AUTHORIZED YOUNG | DESIGN | GROUP EMPLOYEES.
37964
JOSEPH M.
YOUNG
EXPIRES: 9/30/23
12/07/21
JOSEPH M.
YOUNG
EXPIRES: 9/30/23
12/07/21
FREEDOM BOAT + RV STORAGE
S.E.C. GLENDALE AVE + 137TH AVE
MARICOPA COUNTY | AZ
TRACKING NUMBERS:
PLAN OF
DEVELOPMENT
REVIEW
12/07/21
COUNTY REV.
LANDSCAPE PLAN
0'
20'
40'
SCALE: 1" = 20'-0"
L1.2
3
SHEET KEY
L1.1
L1.2
L1.3
N.T.S.
30'-0" ESMT.
FOR HWY
50'-0" R.O.W.
EXIT ONLY
GATE
25' x 25' S.V.T.
25' x 25' S.V.T.
INSTALL D.G. BETWEEN
CURB AND FACE OF
WALL, TYP.
F.H. (KEEP CLEAR
OF VEGETATION)
INSTALL D.G. BETWEEN
EDGE OF PAVEMENT AND
FACE OF WALL, TYP.
INSTALL D.G. BETWEEN
EDGE OF PAVEMENT AND
FACE OF WALL, TYP.
INSTALL D.G. BETWEEN
SIDEWALK AND FACE
OF WALL, TYP ENTIRE
FRONTAGE
8'-0" SCREEN WALL
INSTALL D.G. BETWEEN
SIDEWALK AND FACE
OF WALL, TYP ENTIRE
FRONTAGE
8'-0" SCREEN WALL
LIMIT OF WORK
LIMIT OF WORK
LIMIT OF WORK
LIMIT OF WORK
N. 137TH AVENUE
RETENTION, TYP
RIP RAP, TYP
DECOMPOSED GRANITE
EXPRESS CARAMEL
D.G.
1/2" SCREENED
2" MIN DEPTH
SURFACE SELECT
GRANITE BOULDERS
SIZE PER
PLAN
CACTI / ACCENTS
MUHLENBERGIA CAPILLARIS
REGAL MIST DEER GRASS
TREES
DESERT WILLOW
CHILOPSIS LINEARIS
OLEANDER TREE
NERIUM OLEANDER
LIVE OAK
QUERCUS VIRGINIANA 'HERITAGE'
SHRUBS
RED BIRD OF PARADISE
*CAESALPINIA PULCHERRIMA
LEUCOPHYLLUM LAEVIGATUM
CHIHUAHUAN SAGE
NERIUM OLEANDER 'P. PINK'
PETITE PINK OLEANDER
ORANGE JUBILEE TECOMA
TECOMA X. ORANGE JUBILEE
GROUNDCOVER
SOUTHWEST GREENS (OR EQUAL)
SYNTHETIC TURF
'NEW GOLD' LANTANA
LANTANA 'NEW GOLD'
OUTBACK SUNRISE EMU
EREMOPHILA GLABRA 'MIGNEW GOLD'
SIZE / REMARKS
INERT MATERIALS
PLANT SCHEDULE
DESERT SPOON
DASYLIRION WHEELERI
DO NOT PLACE IN COUNTY R.O.W.
*
5 GAL
1 GAL
1 GAL
ROLLS
1 GAL
24" BOX /
STANDARD
TRUNK
24" BOX /
MULTI-
TRUNK
5 GAL
5 GAL
5 GAL
5 GAL
QTY.
HOPSEED BUSH
DODONEA VISCOSA
5 GAL
RUSSELLIA EQUISTIFORMUS
CORAL FOUNTAIN
5 GAL
3
9
12
23
10
39
49
62
38
16
58
48
67
(+/-) 2,965
S.F.
ALL LS
AREAS
2 / 7 / 4
XL
L
M
2'
3'
4'
24" BOX /
STANDARD
TRUNK
TRUE GREEN ELM
ULMUS PARVIFLORA 'TRUE GREEN'
24" BOX /
STANDARD
TRUNK
16
RIP RAP
EXPRESS CARAMEL
4"-8" DIA
PER
PLAN
OF 6
SHEET NO.
DATE:
07/06/21
JOB NO:
2111
DRAWN BY:
YDG
CHECKED BY:
JMY
REVISIONS:
DATE:
SUBMITTED FOR:
COPYRIGHT 2019 BY YOUNG | DESIGN | GROUP , LLC
C
THIS DOCUMENT IS THE SOLE PROPERTY OF YOUNG | DESIGN | GROUP, LLC. NO ALTERATIONS TO THESE PLANS ARE ALLOWED OTHER THAN AUTHORIZED YOUNG | DESIGN | GROUP EMPLOYEES.
37964
JOSEPH M.
YOUNG
EXPIRES: 9/30/23
12/07/21
JOSEPH M.
YOUNG
EXPIRES: 9/30/23
12/07/21
FREEDOM BOAT + RV STORAGE
S.E.C. GLENDALE AVE + 137TH AVE
MARICOPA COUNTY | AZ
TRACKING NUMBERS:
PLAN OF
DEVELOPMENT
REVIEW
12/07/21
COUNTY REV.
LANDSCAPE PLAN
0'
20'
40'
SCALE: 1" = 20'-0"
L1.3
4
SHEET KEY
L1.1
L1.2
L1.3
N.T.S.
FINISH GRADE
DRAIN BLOCK
(PROVIDED PER CIVIL
REQUIREMENTS)
8'-0"
6" x 8" x 16" SMOOTH FACE CMU, TYP.
6" x 8" x 16" SPLIT FACE SCORED CMU, TYP.
8'-0"
8" x 8" x 16" SMOOTH
FACE FENCE BLOCK
FINISH GRADE
DRAIN BLOCK
(PROVIDED PER CIVIL
REQUIREMENTS)
FINISH GRADE
8'-0"
2" SQ. T.S. POSTS AND RAILS
1" SQ. T.S. PICKETS @ 4" O.C.
8" x 8" x 16" SPLIT
FACE SCORED CMU
COLUMN BLOCK,
TYP.
2'-8"
W. GLENDALE AVENUE
N. 137TH AVENUE
N. 137TH AVENUE
N. 137TH AVENUE
VALLEY UTILITIES
WATER COMPANY
(NOT A PART)
DOLLAR GENERAL
(NOT A PART)
FRONTAGE SCREEN WALL (SEE SHEET
HS1.1, DETAIL 1)
FW
G
PERIMETER SCREEN WALL (SEE SHEET
HS1.1, DETAIL 2)
P
ENTRY GATES (SEE SHEET HS1.2, DETAIL 1 + 2)
MONUMENT SIGN (SEE SITE PLAN FOR
DETAILS)
WALL KEY
WROUGHT IRON SECURITY FENCE (SEE
SHEET HS1.1, DETAIL 3)
V
EXISTING WALL TO REMAIN
E
CMU COLUMN AT ENTRY GATE (SEE
SHEET HS1.1, DETAIL 3 + HS1.2, DETAIL 1)
OF 6
SHEET NO.
DATE:
07/06/21
JOB NO:
2111
DRAWN BY:
YDG
CHECKED BY:
JMY
REVISIONS:
DATE:
SUBMITTED FOR:
COPYRIGHT 2019 BY YOUNG | DESIGN | GROUP , LLC
C
THIS DOCUMENT IS THE SOLE PROPERTY OF YOUNG | DESIGN | GROUP, LLC. NO ALTERATIONS TO THESE PLANS ARE ALLOWED OTHER THAN AUTHORIZED YOUNG | DESIGN | GROUP EMPLOYEES.
37964
JOSEPH M.
YOUNG
EXPIRES: 9/30/23
12/07/21
JOSEPH M.
YOUNG
EXPIRES: 9/30/23
12/07/21
FREEDOM BOAT + RV STORAGE
S.E.C. GLENDALE AVE + 137TH AVE
MARICOPA COUNTY | AZ
TRACKING NUMBERS:
PLAN OF
DEVELOPMENT
REVIEW
12/07/21
COUNTY REV.
HS1.1
5
FRONTAGE SCREEN WALL
SCALE: 3/8" = 1'-0"
1
0'
60'
120'
WALL PLAN
SCALE: 1" = 60'-0"
HS1.1
PERIMETER SCREEN WALL
SCALE: 3/8" = 1'-0"
2
HS1.1
WROUGHT IRON SECURITY FENCE WITH COLUMN
SCALE: 3/8" = 1'-0"
3
HS1.1
FW
FW
FW
FW
FW
FW
FW
P
P
G
G
V
P
P
P
P
P
P
P
P
P
8'-0" PERIMETER SCREEN
WALL TO BE CONSTRUCTED
WEST OF ADJACENT
EXISTING 6'-0" PROPERTY
WALL, TYP. (EAST PERIMETER
ONLY)
E
E
E
E
E
E
E
E
2'-0" RETAINING WALL IS TO BE INCLUDED
(PER CIVIL) AT SOUTHERN PERIMETER WALL
ADJACENT TO EXISTING CHANNEL. EXPOSED
FACE OF RETAINING WALL TO BE 1'-0" /
OVERALL WALL HEIGHT TO BE 9'-0"
50'-0" OPENING (SEE CIVIL)
ROLLING GATE WITH AUTOMATIC GATE CONTROLS (BY
OTHERS)
3" SQ. T.S. GATE FRAME WITH 1" SQ. T.S. PICKETS @ 4" 0.C.
GATE WHEELS AND TRACK BY FABRICATOR
8'-0"
16'-0" OPENING (SEE CIVIL)
ROLLING GATE WITH AUTOMATIC GATE CONTROLS (BY
OTHERS)
3" SQ. T.S. GATE FRAME WITH 1" SQ. T.S.
PICKETS @ 4" 0.C.
FRONTAGE SCREEN WALL
GATE WHEELS AND TRACK BY FABRICATOR
8'-0"
OF 6
SHEET NO.
DATE:
07/06/21
JOB NO:
2111
DRAWN BY:
YDG
CHECKED BY:
JMY
REVISIONS:
DATE:
SUBMITTED FOR:
COPYRIGHT 2019 BY YOUNG | DESIGN | GROUP , LLC
C
THIS DOCUMENT IS THE SOLE PROPERTY OF YOUNG | DESIGN | GROUP, LLC. NO ALTERATIONS TO THESE PLANS ARE ALLOWED OTHER THAN AUTHORIZED YOUNG | DESIGN | GROUP EMPLOYEES.
37964
JOSEPH M.
YOUNG
EXPIRES: 9/30/23
12/07/21
JOSEPH M.
YOUNG
EXPIRES: 9/30/23
12/07/21
FREEDOM BOAT + RV STORAGE
S.E.C. GLENDALE AVE + 137TH AVE
MARICOPA COUNTY | AZ
TRACKING NUMBERS:
PLAN OF
DEVELOPMENT
REVIEW
12/07/21
COUNTY REV.
HS1.2
6
NORTH ACCESS GATE (FULL ACCESS)
SCALE: 3/8" = 1'-0"
1
HS1.2
SOUTH ACCESS GATE (EXIT ONLY)
SCALE: 3/8" = 1'-0"
2
HS1.2
Jeri Loucks, P.E.C.F.M.
Planning & Development
501 North 44th Street, Suite 200
Phoenix, Arizona 85008
Phone: (602) 506-6332
Fax: (602) 506-3282
www.maricopa.gov/planning
Email address:
Jeri.Loucks@maricopa.gov
Maricopa County
Planning & Development Department
Date:
04/11/2021
Memo To: Darren Gerard, AICP, Deputy Director, Department of Planning &
Development
Attn:
Adam Cannon, Planner, Planning & Development Services
From:
Jeri Loucks, P.E.C.F.M., Plans Examiner Engineer (Drainage),
Planning & Development Services
cc:
Michael Norris, P.E., Drainage Engineering Manager, Planning &
Development
Subject:
MCP2020003 – Military Compatibility Permit (MCP) with Plan of
Development (POD) – West Glendale Executive Storage
(E3 Memo)
Job Site Address: 13647 W Glendale Ave, Glendale, AZ 85307
APN(s):
501-57-993B
P&D Engineering Review has reviewed the plans and report submittal date stamped
04/04/2022 for the subject application and has the following stipulations for approval:
1. At the time of the Building Permit, Retention basins must drain within 36-hours.
2. At the time of the Building Permit, the plans and the report must identify the
runoff coefficient for the existing area OFF1 must be C=0.95 that flows into
existing Retention Basin C.
3. At the time of the Building Permit, the plans must be updated per the Traffic
Study for the current MCP with POD.
4. At the time of the Building Permit, the steepest side slopes of the retention basin
is 4:1. Update the contour lines around the headwall in Retention Basin B to be
4:1. The pipe length may need to be extended.
5. Retention Basin A does not have a minimum percolation rate. Only Retention
Basin B with the bleed-off pipe has a minimum percolation, or flow, rate.
6. The length of longest flow path for the ration method could not be duplicated. In
the Building Permit Review, re-evaluate the length of longest flow path and
provide them on the On-Site Map.
7. At the time of the Building Permit, the curb openings must be sized according to
the 100-year peak flow rate.
8. Some of Phase 2 area outfalls into Retention Basin B in Phase 3.There will be a
condition on this POD to build a retention basin on the south side of the property
during Phase 2 to accommodate the retention required that will not outfall into
Retention Basin A.
9. Any work within the City of Glendale R/W will require a City of Glendale R/W
Permit.
Any approval of this case should include the following standard stipulations:
10. 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.
11. 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.
Please contact me if you have any questions or require any additional information.
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 Division
DATE:
April 5, 2022
TO :
Adam Cannon, Planning & Development Dept.
Planner
FROM:
Souren Naradikian, P.E.
Senior Civil Engineer
SUBJECT:
MCP with Plan of Development. MCP2022003
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 request seeks
approval of Military Compatibility Permit with a Plan of Development Site Plan for
recreational vehicle self-storage facility. The property is located at APN # 501-57-
933D. According to the submitted documentation, Water: Valley Utilities Water
Company and Sewer: Septic. MCESD has concerns, ATC/NOID must be approved
prior to construction permit approval. (the dump station shall not be connected to
the septic system)
Based on the above, MCESD raised no objections to the Planning & Development
Department in Accela Automation on April 5, 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: MCP2020003 - 3rd Submittal - Freedom Boat & RV Storage
Date:
Thursday, April 28, 2022 9:04:11 AM
Attachments:
Freedom RV and Boat Storage (MCP2020003) - Copy.pdf
Hi Adam,
Thank you for the opportunity to provide comments on the 4th Submittal for a Military Compatibility
Permit with Plan of Development for the Freedom Boat & RV Storage Project.
This project was previously commented on via “Freedom Boat & RV Storage (MCP2020003)”
(attached) and the minor changes in this submittal 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: Monday, April 4, 2022 4:30 PM
To: c4rd85340@cox.net; dhenning@westvalleyview.com; ken.nyman@azag.gov;
swilken@azmag.gov; vwolfley@azmag.gov; 56 FW/CIT Community Initiative
<56FW.CIT.CommunityInitiative@us.af.mil>; jnovak@avondaleaz.gov; jmacias@cityofelmirage.org;
ggehlert@glendaleaz.com; Alissa.magley@goodyearaz.gov; sonny@litchfield-park.org;
bcraig@avondaleaz.gov; christopher.baker@goodyearaz.gov; Katie.wilken@goodyearaz.gov;
pmaslowski@litchfield-park.org; chris.jacques@peoriaaz.gov; lorie.dever@peoriaaz.gov;
alan.stephenson@phoenix.gov; Eileen Baden (PRK) <Eileen.Baden@maricopa.gov>;
kcotner@azmag.gov; dennis.rohrman@rmetro.com; chuck_fitzgerald@rmetro.com;
drunyan@aguafria.org; Potapoff@lesd.k12.az.us; I_thompson@MCSO.maricopa.gov
Cc: Adam Cannon (PND) <Adam.Cannon@maricopa.gov>
Subject: [Non-DoD Source] RE: MCP2020003 - 3rd Submittal - Freedom Boat & RV Storage
Good afternoon all:
This e-mail serves as notification of a 4th Submittal for a Military Compatibility Permit with Plan of
Development application we have received from Iplan Consulting for Freedom Boat & RV Storage
(previously West Glendale Executive XXL Storage). 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 MCP2020003. 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
2 October 2021
Mr. Christopher P. Toale
Director, Community Initiatives Team
56th Fighter Wing
14185 W. Falcon Street
Luke AFB AZ 85309-1629
Mr. Matt Holm
Maricopa County Planning & Development Department
501 North 44th Street, Suite 200
Phoenix, AZ 85008
RE: UC2021005; Freedom RV & Boat Storage (APN: 501-57-933D)
Dear Mr. Holm
Thank you for the opportunity to comment on the Use Compatibility and Consistency
Determination application for Freedom RV & Boat Storage. The site sits on approximately 7.1 acres of
vacant land and is located on the southeast corner of W. Glendale Ave. and N. 137th Ave. in
unincorporated Maricopa County, AZ. The request is to develop a recreational vehicle and boat storage
facility with associated office space. The site is located inside the Luke AFB 1988 JLUS, 65 DNL, “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.
Subject to the results of an FAA Obstruction Analysis Evaluation, this request, as described in the
narrative, will not negatively impact the flying and base operations at Luke AFB. 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
Ms. Cindy L. Allen, GS-13, General and Environmental Law Attorney, 56th Fighter Wing
TOALE.CHRISTOP
HER.P.1039696165
Digitally signed by
TOALE.CHRISTOPHER.P.10396
96165
Date: 2021.10.26 20:16:12 -07'00'