Extracted text (via pymupdf)
40156 characters
January 12, 2022
Z2021073
Page 1 of 3
Report to the Board of Supervisors
Prepared by the Maricopa County Planning and Development Department
Board Hearing Date:
January 12, 2022
Case #/Title:
Z2021073 – Anthem RV & Boat Storage
Supervisor District:
3
Applicant/Owner:
Jessica Sarkissian, AICP/ M&J Group. LLC
Request:
Zone change from Rural-43 to C-3 CUPD
Site Location:
Generally located 750 feet southeast of the southeast corner
of 43rd Ave. and Circle Mountain Rd. in the New River area
Site Size:
Approximately 3 acres
County Island Status:
Yes (City of Phoenix)
Additional
Comments:
The applicant, on behalf of the property owner, is requesting
a zone change from Rural-43 to C-3 CUPD on a three-acre
site to accommodate a commercial RV and boat storage
facility. The facility will contain 124 enclosed garage storage
spaces in four separate buildings with an overall total of
53,644 square feet or 41% of the site.
There are no outstanding concerns from reviewing agencies.
The site is in the Phoenix Municipal Planning Area and their
general plan designates the site as Commercial, making this
request in concert with the plan. Phoenix has been
contacted but have not commented.
Commission
Recommendation:
On 12/9/21, the Commission voted 8-0 to recommend
approval of Z2021073 subject to conditions ‘a’ – ‘g’:
a.
Development of the site shall be in substantial conformance with the Narrative
Report entitled “M & J Group, LLC Phoenix, AZ”, consisting of seven pages, dated
October 2021, and stamped received October 18, 2021, except as modified by
the following conditions.
b.
A Plan of Development is approved subject to the site plan entitled “RV & Boat
Storage for M & J Group, LLC” consisting of three full-size sheets, dated October
15, 2021, and stamped received October 18, 2021 and narrative report entitled
“M & J Group, LLC Phoenix, AZ”, consisting of seven pages, dated October 2021,
and stamped received October 18, 2021. The Plan of Development may be
January 12, 2022
Z2021073
Page 2 of 3
amended administratively under separate application subject to zoning
ordinance regulations.
c.
The following Planning Engineering conditions shall apply:
1.
At the time of application for building permits, the design engineer must
analyze the north/south drainage between storage units to verify flow
depths will be below the finished floor elevations of the downhill units (0.5%
away from buildings).
2.
Retention basins must drain within 36 hours.
3.
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.
4.
Detailed Grading and Drainage (Site Development) Plans indicating that
the site will drain to the retention basin(s) must be submitted with the
application for Building Permits.
5.
Engineering review of planning and/or zoning cases is for conceptual
design only. All development and engineering design shall be in
conformance with Section 1205 of the Maricopa County Zoning
Ordinance; Drainage Policies and Standards; Floodplain Regulations for
Maricopa County; MCDOT Roadway Design Manual; and current
engineering policies, standards and best practices at the time of
application for construction.
d.
The following C-3 CUPD standards shall apply:
1.
The use of the site shall be restricted to the commercial storage of RVs,
boats and related materials.
2.
There shall be a front yard of zero feet.
3.
There shall be a west interior side yard of zero feet.
4.
There shall be no required parking for the site, except for the required ADA
accessible parking for the site.
e.
Prior to issuance of a building permit, written confirmation will be required from
the emergency fire protection jurisdiction having authority that the facility has
been designed in accordance with their regulations and requirements, and that
emergency fire protection service will be provided to the facility. Prior to issuance
of the certificate of occupancy, local fire protection jurisdiction review and
approval will be required.
f.
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.
January 12, 2022
Z2021073
Page 3 of 3
g.
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, 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, 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 of the Zone
Change. The Zone Change enhances the value of the property above its value
as of the date the Zone Change is granted and reverting to the prior zoning results
in the same value of the property as if the Zone Change had never been granted.
Presented by:
Martin Martell, Planner
Reviewed by:
Darren Gérard, AICP, Planning Manager
Attachment:
12/9/21 P&Z Packet (18 pages)
Note:
12/9/21 Draft P&Z Minutes are not available as of the writing of this report, but can
be provided upon request later when available.
Z2021073
Page 1 of 7
Report to the Planning and Zoning Commission
Prepared by the Maricopa County Planning and Development Department
Case:
Z2021073 - Anthem RV & Boat Storage
Hearing Date:
December 9, 2021
Supervisor District:
3
Applicant:
Jessica Sarkissian, AICP, Upfront Planning & Entitlement, LLC
Owner:
M&J Group, LLC
Request:
Zone change from Rural-43 to C-3 CUPD for a commercial storage
facility for RVs and boats
Site Location:
Generally located 750 feet southeast of the southeast corner of 43rd
Ave. and Circle Mountain Rd. in the New River area
Site Size:
3 acres
Density:
N/A
County Island:
Yes (City of Phoenix)
County Plan:
Daisy Mountain/New River Area Plan – Commercial/Scenic Corridor
Municipal Plan:
City of Phoenix – Commercial
Municipal Comments:
None received to date
Support/Opposition:
None known
Recommendation:
Approve with conditions
Z2021073
Page 2 of 7
Project Summary:
1.
The applicant, on behalf of the property owner, is requesting a zone change from Rural-
43 to C-3 CUPD on a three-acre site to accommodate a commercial RV and boat
storage facility. The site is located 750-feet southeast of the southeast corner of 43rd Ave.
and Circle Mountain Rd., just 400-feet west of Black Canyon Hwy. (I-17) in the New River
area. The facility will contain 124 enclosed garage storage spaces in four separate
buildings with an overall total of 53,644 square feet (41% of the site). This location will
have no office or employees on site. The facility will be completely enclosed with access
gates customers will use with an entry code to enter the facility to store their personal RV
or boat in their assigned garage. The driveways on the site will be paved and circular in
nature with one entry gate along the access easement on the site’s south property line,
with one exit gate onto the same access easement. The site is surrounded by existing
developments and the Access Easement allows access to the site via 43rd Ave. through
the neighboring post office to the west. The parcels to the east and south of the site are
existing commercial storage facilities and the proposed use would be compatible.
2.
The applicant first met with staff to discuss this proposal on November 10, 2020, in a pre-
application meeting (PA2020143). During the meeting staff recommended that the
applicant seek a zone change or seek annexation into the City of Phoenix, since the site
is located within Phoenix’s Municipal Planning Area with public services located nearby.
Thereafter, the applicant submitted a zone change with overlay on June 30, 2021 and
staff held a Technical Advisory Meeting to discuss first review comments on August 3,
2021.
3.
This applicant has requested a CUPD zoning overlay to vary several base C-3
development standards, shown on the table on the next page. The CUPD zoning overlay
will reduce the required front yard setback to zero-feet, reduce the required west interior
side yard setback to zero-feet, and reduce the required standard parking on the site to
zero. The reasons for the requested reduced required yards are because even though
the zoning to the west and south are rural their land uses are commercial/industrial in
nature. Thus, reducing both the south and the west setbacks to zero would be hardly
noticeable to adjacent properties. Additionally, by reducing the required standard
parking to zero (except for the required ADA accessible parking) will not be an issue for
this site since there is no office and the site is only used for storage.
4.
The site is also located within the New River/Interstate-17 Scenic Corridor with special
development guidelines intended to protect the unique views and rural character along
Interstate-17. Since the site is surrounded with existing developments and is not visible
from the highway or surrounding streets, the applicant is requesting to vary most of the
design guidelines of the New River/Interstate-17 Scenic Corridor. However, design
guidelines, such as screening rooftop mechanical equipment and use of neutral exterior
color of structures, will be incorporated into this development.
Z2021073
Page 3 of 7
Z2021073
Page 4 of 7
Z2021073
Page 5 of 7
Existing On-Site and Adjacent Zoning / Land Use:
5.
On-site:
Rural-43/ Undisturbed desert
North:
C-2 (Phoenix) / Private charter school
South:
S-1 (Phoenix) & C-3 CUPD / Electrical transformer station &
Commercial storage facility
East:
C-3 CUPD / Commercial storage facility
West:
S-1 (Phoenix)/ Post office
Utilities and Services:
6.
Water:
Private well
Wastewater:
Private septic system
School District:
Deer Valley Unified School District
Fire:
Daisy Mountain Fire District
Police:
MCSO
Right-of-Way:
7.
The site is accessed by a thirty-foot wide recorded Ingress/egress easement connecting
the site to 43rd Ave. in the west which is not part of the County’s roadway network.
Furthermore, the site is not adjacent to any MCDOT roadways.
Adopted Plans:
8.
Daisy Mountain/New River Area Plan (adopted/updated November 20, 2019): This area
plan designates the site as Commercial/I-17 Scenic Corridor, which is a designation that
reflects the retail needs associated with local, rural communities. The I-17 Scenic Corridor
allows for special development guidelines that are intended to protect the unique views
and rural character adjacent to Interstate-17 and New River Rd. These guidelines are
intended to help integrate growth into the community, minimize impacts to quality of life
and reflect the residents’ desires for the future of their community.
9.
Phoenix General Plan: The General Plan designates the land-use of the site as
Commercial, which accommodates office, retail, service and multi-family development
at varying scales and intensity of uses.
Public Participation Summary:
10.
The applicant completed the requirements for notifying all property owners within 300-
feet of the site and area stakeholders. During the required public participation process
neither staff, nor the applicant, received any concern, support or opposition for this
request.
Outstanding Concerns from Reviewing Agencies:
11.
There are no outstanding concerns from reviewing agencies. The City of Phoenix was
notified, and staff have not received any comments regarding this proposed project.
Z2021073
Page 6 of 7
Staff Analysis:
12.
Staff supports this request to change the zoning on this site to C-3 CUPD and the proposed
development of the site for a commercial storage facility. This use would be in concert
with the existing commercial storage facilities to the east and south of the site. The
request to vary the base C-3 and design guidelines of the New River/Interstate-17 Scenic
Corridor would be hardly noticeable to the surrounding properties. Moreover, the visibility
of the site from both Black Canyon Hwy, and 43rd Ave. is obscured from view with existing
developments surrounding the site, and these varied standards will not adversely impact
the neighboring properties. The use of the site as a commercial storage facility would be
an appropriate use of this site versus a residential use, since the site is surrounded by
existing commercial and utility developments.
Recommendation:
13.
For the reasons outlined in this report, staff recommends the Commission motion for
Approval, subject to conditions ‘a’ – ‘g’.
a.
Development of the site shall be in substantial conformance with the Narrative
Report entitled “M & J Group, LLC Phoenix, AZ”, consisting of seven pages, dated
October 2021, and stamped received October 18, 2021, except as modified by
the following conditions.
b.
A Plan of Development is approved subject to the site plan entitled “RV & Boat
Storage for M & J Group, LLC” consisting of three full-size sheets, dated October
15, 2021, and stamped received October 18, 2021 and narrative report entitled
“M & J Group, LLC Phoenix, AZ”, consisting of seven pages, dated October 2021,
and stamped received October 18, 2021. The Plan of Development may be
amended administratively under separate application subject to zoning
ordinance regulations.
c.
The following Planning Engineering conditions shall apply:
1.
At the time of application for building permits, the design engineer must
analyze the north/south drainage between storage units to verify flow
depths will be below the finished floor elevations of the downhill units (0.5%
away from buildings).
2.
Retention basins must drain within 36 hours.
3.
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.
4.
Detailed Grading and Drainage (Site Development) Plans indicating that
the site will drain to the retention basin(s) must be submitted with the
application for Building Permits.
5.
Engineering review of planning and/or zoning cases is for conceptual
design only. All development and engineering design shall be in
Z2021073
Page 7 of 7
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.
d.
The following C-3 CUPD standards shall apply:
1.
The use of the site shall be restricted to the commercial storage of RVs,
boats and related materials.
2.
There shall be a front yard of zero feet.
3.
There shall be a west interior side yard of zero feet.
4.
There shall be no required parking for the site, except for the required ADA
accessible parking for the site.
e.
Prior to issuance of a building permit, written confirmation will be required from
the emergency fire protection jurisdiction having authority that the facility has
been designed in accordance with their regulations and requirements, and that
emergency fire protection service will be provided to the facility. Prior to issuance
of the certificate of occupancy, local fire protection jurisdiction review and
approval will be required.
f.
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.
g.
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, 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, 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 of the Zone
Change. The Zone Change enhances the value of the property above its value
as of the date the Zone Change is granted and reverting to the prior zoning results
in the same value of the property as if the Zone Change had never been granted.
Presented by:
Martin Martell, Planner
Reviewed by:
Matthew Holm, AICP, Planning Supervisor
Attachments:
Case Map (1 page)
Site Plan (reduced 8.5”x11”, 1 page)
Narrative Report (7 pages)
MCESD comments (1 page)
DPR comments (1 page)
MARICOPA COUNTY
/
Maricopa County Planning & Development - Phoenix, AZ
3
Gross Acres: 4.48 approx.
Generated April 20, 2021 09:59 AM
Z2020069
Application Name:
Legal Description
Arizona Natural Concepts EDR PSEI
Applicant
Case Address
T05N R03E 9, TT5N RR3E 09
Michelle Green for Lazarus & Silvin P.C.
1039 E CAREFREE Hw y
Applicant Phone/Email
Parcel Primary: 211-74-013
602.340.0900
mgreen@lslawaz.com
PHOENIX AZ 85085
Map scale 1:1,475
Supervisor District No.
SUP TO ALLOW CULTIVATION FOR OFF-SITE EXPORT
Anthem RV & Boat Storage EDR
TT6N, RR6N 10
Jessica Sarkissian, AICP, Upfront Planning & Entitlement
44025 N 43rd Ave.
New River, AZ 85087
Generated Nov. 15, 2021 11:00
480-221-6150
Jessica@upfrontplanning.com
202-22-020B
3.0
Z2021073
Supervisors District No. 3
ZONE CHANGE FROM RURAL-43 TO C-3 CUPD FOR COMMERCIAL STORAGE FACILITY
1
APN: 202-22-009R
OWNER: KNIGHT GROUP OF ARIZONA LLC
ZONING: C-3
USE: RV & BOAT STORAGE
JURISDICTION: MARICOPA COUNTY
EXIT ONLY
ENTRY
APN: 202-23-616
OWNER: ARIZONA PUBLIC SERVICE COMPANY
ZONING: S-1
USE: APS SUBSTATION
JURISDICTION: CITY OF PHOENIX
APN: 202-22-020D
OWNER: UNITED STATES POSTAL SERVICE
ZONING: S-1
USE: UNITED STATES POST OFFICE
JURISDICTION: CITY OF PHOENIX
APN: 202-22-007A
OWNER: ARIZONA MONTESSORI CHARTER SCHOOL AT ANTHEM
ZONING: C-2
USE: CHARTER SCHOOL
JURISDICTION: CITY OF PHOENIX
APN: 202-22-021A
OWNER: DABNEY PROPERTIES LLC
ZONING: C-3
USE: RV & BOAT STORAGE
JURISDICTION: MARICOPA COUNTY
RV & BOAT STORAGE GARAGE 1
9,060 S.F.
24- 12X30 UNITS
1- 14X30 UNIT
RV & BOAT STORAGE GARAGE 2
21,396 S.F.
19- 14X34 UNITS
19- 14X42 UNITS
1- 20X42 UNIT
2- ADA RESTROOMS
RV & BOAT STORAGE GARAGE 3
22,008 S.F.
36- 14X42 UNITS
1- 20X42 UNIT
PHASE 2
RV & BOAT STORAGE GARAGE 4
12,870 S.F.
19- 14X45 UNITS
1- 20X45 UNIT
1
1
1
1
1
1
2
2
2
3
3
3
3
4
4
4
4
9
5
5
6
6
6
6
6
6
7
8
11
11
9
10
10
13
12
12
13
13
13
12
15
15
15
15
16
17
15
18
19
20
20
20
20
20
20
21
21
21
22
4
4
23
23
14
21
24
25
TO FRONTAGE ROAD
R
A
C
I
F
I
T
T
A
T
S
R
A
e
a
t
D
.
n
g
U
. . . . .
d
e
,
A
N
O
Z
I
. .
.
.
S
i
S
I
G
E
R
.
E
C
N
D
E
R
E
A
.
O
R
E
48511
NICOLE LEE
POSTEN
.
T
I
H
C
T
C
E
ITEM
DATE
EXPIRES___________________
DWG #:
JOB #:
DWG NAME:
THIS DRAWING IS AN INSTRUMENT OF SERVICE AND IS
THE SOLE PROPERTY OF ON POINT ARCHITECTURE, LLC,
ANY USE OF THIS DRAWING WITHOUT THE WRITTEN
CONSENT OF ON POINT ARCHITECTURE, LLC IS PROHIBITED.
DRAWING SCALES INDICATED ARE FOR REFERENCE ONLY
AND ARE NOT INTENDED TO ACCURATELY DEPICT ACTUAL
OR DESIGN CONDITIONS. WRITTEN DIMENSIONS SHALL
GOVERN.
ALWAYS USE DIMENSIONS AS SHOWN. DRAWINGS ARE NOT
TO BE SCALED.
P. 480 227 5259
MESA, ARIZONA
for
9/30/2023
WWW.ONPOINTARCHITECTURE.COM
.
.
SCALE IN FEET
0'
30'
60'
75'
150'
PROJECT DATA AND STATISTICS
PROJECT TEAM
KEY NOTES: #
VICINITY MAP
NOT TO SCALE
SITE
1.
ASPHALT MILLINGS COMPACTED WITH AN
EMULSIFIER.
2.
ACCESS KEY PAD.
3.
NEW STEEL RV GARAGE. MAX. HEIGHT: 25'-0" TO
RIDGE. INDIVIDUAL PARKING GARAGES.
4.
NEW AND/OR EXISTING CHAIN LINK FENCE, ADD
PRIVACY SLATS FOR SCREENING. -HEIGHT 6'-0"
5.
NEW 20' WIDE STEEL GATE W/ KNOX BOX FOR FIRE
ACCESS.
6.
FIRE TRUCK TURNING RADIUS: 55' OUTER WHEEL, 35'
INNER WHEEL.
7.
EXISTING WELL TO REMAIN.
8.
RV DUMP STATION, HOSEBIB & AIR COMPRESSOR.
9.
6' HIGH MASONRY SCREEN WALL.
10.
UNDERGROUND RETENTION TANK- SEE CIVIL.
11.
6" CONC. CURB.
12.
9' X 22' LOADING/UNLOADING PARKING SPACES-
TYP. OF 3
13.
12' X 22' ADA PARKING SPACES- TYP. OF 4
14.
PROPOSED SEPTIC SYSTEM LOCATION
15.
STANDPIPE HOSE VALVES
16.
40,000 GAL WATER STORAGE TANK PER NFPA 22
17.
1 HR FIRE RATED FIRE PUMP HOUSE WITH ELECTRIC
FIRE PUMP PER NFPA 20
18.
2- ADA RESTROOMS
19.
MOP SINK, WATER HEATER & ELECTRIC ROOM
20.
200 FOOT FIRE HOSE LAY
21.
FIRE SPRINKLER SYSTEM RISER PER NFPA 13.
22.
MIN. 5' WIDE ADA COMPLIANT CONCRETE
SIDEWALK.
23.
RENTAL PARKING- TOTAL 3 SPACES
24.
EXISTING 20' WIDE GATE TO REMAIN. PROVIDE FIRE
DEPARTMENT APPROVED KNOX BOX.
25.
EXIST. PRIVATE EASEMENT- MAINTAIN
ALL-WEATHER ROAD SURFACE.
RV & BOAT
STORAGE
for
M&J GROUP, LLC
BASE ZONING
DISTRICT
REGULATIONS
(C-3)
DEVELOPMENT
STANDARD
PROPOSED ZONING
DISTRICT
REGULATIONS (C-3
CUPD)
MAXIMUM HEIGHT
40- FEET
MINIMUM LOT COVERAGE
60%
60%
MINIMUM REAR YARD
SETBACK ALONG THE
NORTH PROPERTY LINE
0- FEET
0- FEET
2114
APN: 202-22-020B
PHOENIX, AZ 85087
A1
PROPOSED SITE PLAN
10/15/21
06/18/21 ZONING SUB1
2021
M&J GROUP, LLC
RV & BOAT STORAGE
LAND OWNER
M&J GROUP LLC
& APPLICANT:
PO BOX 5457
CLOVES, NEW MEXICO 88102
contact: RIC JUSTUS
p. 575-799-3071
ricipad@me.com
LAND
UPFRONT PLANNING
PLANNER:
2733 N POWER RD STE102-482
MESA, ARIZONA 85215
contact: JESSICA SARKISSIAN
p. 480-221-6150
ARCHITECT:
ON POINT ARCHITECTURE, LLC
2152 S VINEYARD, STE 116
MESA, ARIZONA 85210
contact:NICOLE POSTEN, RA
p. 480-227-5259
nicole@onpointarchitecture.com
CIVIL:
BABBITT SMITH ENGINEERING, LLC
1140 E GREENWAY ST., STE. 2
MESA, ARIZONA 85203
contact: DARREN SMITH, PE
p. 480-610-1341
darren@babbittsmith.com
PARKING SPACES
NONE WITH 4 ADA
SPACES
REZONING, Z2021073
REZONING REQUEST FROM
RURAL-43 TO C-3 CUPD
ALL MATTERS AS SET FORTH IN RESULTS OF SURVEY,
RECORDED NOVEMBER 27, 1997 AS BOOK 454 OF
MAPS, PAGE 18. (PLOTTED HEREON)
AN EASEMENT FOR INGRESS AND EGRESS AND PUBLIC
UTILITIES AND INCIDENTAL PURPOSES, RECORDED AS
99- 0818348 OF OFFICIAL RECORDS.
LEGAL DESCRIPTION
OCT. 15, 2021
GENERAL NOTES
Z2021073
MINIMUM FRONT YARD-
ALONG THE SOUTH ACCESS
EASEMENT
10- FEET
0- FEET
40- FEET, 28 FEET IN 1-17
SCENIC CORRIDOR
MINIMUM EAST YARD SETBACK
(ADJ. TO COMMERCIAL)
0- FEET
0- FEET
MINIMUM WEST SIDE
YARD SETBACK
10- FEET
0- FEET
1 PER 900 SF= 75 SPACES
WITH 4 ADA
SCREENING
6' SOLID WALL OR FENCE
WITH SCREENING
MATERIALS
6' SOLID WALL OR FENCE
WITH SCREENING
MATERIALS
09/24/21 ZONING SUB2
10/15/21 ZONING SUB3
Project Narrative
1
REZONE AND CONDITIONAL USE PERMIT (CUPD)
APPLICATION FOR
M & J GROUP, LLC
PHOENIX, AZ
750’ SE of the SEC of 43RD Avenue and Circle Mountain Road
CASE # Z2021073
Submitted to:
Maricopa County Planning Division
301 W. Jefferson Street
Phoenix, AZ 85003
Prepared for:
M & J Group, LLC
Prepared by:
UpFront Planning & Entitlements, LLC
Jessica Sarkissian, AICP
Phone: (480) 221-6150
Email: Jessica@upfrontplanning.com
Revised: October 2021
Project Narrative
2
1.
PURPOSE OF REQUEST
UPFRONT Planning & Entitlements, LLC, on behalf of M & J Group (“Owner”), is pleased to
submit for your consideration a Rezone request with a Commercial Unit Plan of
Development (CUPD) on 3 acres located adjacent to 43rd Avenue in unincorporated
Maricopa County for commercial uses with outdoor storage.
2.
DESCRIPTION OF PROPOSAL
The Property is being proposed to rezone to commercial C-3 with an CUPD to vary front
and west side yard setbacks and parking requirements, to continue to develop this area for
higher intensity commercial in this unincorporated area. The site is approximately 3.0 acres
on parcel #202-22-020B and located just southeast of the intersection of 43rd Avenue and
south of Circle Mountain Road in close proximity to Interstate 17, making this a highly
intense commercial/ industrial zone. The site, despite being in such close proximity to
these intense transportation corridors, does present some difficulty in that it has limited
access and no street visibility. Because of this, the site is not a candidate for high
commercial activity.
The intent is to develop a RV and Boat Storage Facility on site with 124 enclosed garage
spaces. Four separate buildings totaling 66,614 square feet are proposed. There will be
no office located onsite, so no parking spaces are proposed, except for the required ADA
spaces.
Project Narrative
3
A commercial unit plan of development (CUPD) is also requested to allow for certain
variations from the standard C-3 development standards in order to address items such as
setbacks and required parking. The site is currently vacant. The proposed Plan of
Development (“Site Plan”) indicates four new garage buildings and a new perimeter block
wall. The buildings are entirely enclosed garage facilities. A CUPD overlay, in conjunction
with C-3, is requested to allow for the following variations from the C-3 zoning (changes
are in bold):
Table 1 – Development Standards
Development Standards
Base Zoning District
Regulations (C-3)
Proposed Zoning Distrcit
Regulations (C-3 CUPD)
Maximum Height
Maximum Height I-17 Scenic
Corridor
40’
28’ within 50’ of an adjacent
property.
40’
Min Front Yard – Along the
south access easement
10-feet
0-feet
Min. East Side Yard (adj. to
commercial)
0’
0’
Min. West Side Yard
10 feet
0-feet
Min. Rear Yard Setback along
the north property line
0 feet
0 feet
Maximum Lot Coverage
60%
60%
Parking Requirements
1 per 900 Sq. Ft. of Floor Area
None Required; Only provide
for ADA requirements
Screening
6’ solid wall and fences with
screening materials
6’ solid wall and fences with
screening materials
These variations are requested due to the infill storage nature of the area and the fact that
the site is surrounding by similar uses, the adjacent roads are not “through” streets, and
that Interstate 17 is just to the east.
Outdoor lighting is proposed for security purposes in conformance with the provisions in
Chapter 11 of the Maricopa County Zoning Ordinance, and is placed and oriented so as to
reflect light away from any adjoining properties. Any signage will also conform with the
requirements of the C-3 zoning district.
New River/ I-17 Scenic Corridor Guideline Deviations
This site is located in close proximity to the New River/ I-17 Scenic Corridor with design
guidelines; however, since it is sandwiched in between existing developed properties and
the site cannot be viewed directly from the I-17 Freeway or surrounding streets, it is
requested to vary most of these Scenic Corridor Guidelines. The development will abide
by the design guidelines to screen rooftop mechanical equipment and painting all sides of
the structures a neutral color to match the surrounding desert, which are aspects that
Project Narrative
4
would be minimally visible from the surrounding streets. For this reason, the project
requests to deviate from several of the I-17 Scenic Corridor Guidelines which are intended
for properties which are located along the frontage road and corridor. Below is a list of
those proposed variations:
Screening: There is no landscaping for this site due to its location and the current state of
the native landscaping. There is no wall facing the corridor as the adjacent property is
between the site and the frontage road. Therefore, it is proposed to remove this corridor
guideline for this site.
Commercial Signs: We request that this site be allowed to follow the Maricopa County
Commercial sign requirements for this district over the I-17 scenic corridor guidelines as
the signage would not face the scenic corridor and be located west of the site.
Architectural Design: The project will be designed with desert hues and muted tones as
available to a RV & Storage facility material. The architecture will be consistent with the
requirements of the County, however although they are residentially zoned property, its
use is not and therefore we request to remove the requirement for design features on all
sides of the building as they will be facing adjacent industrial type uses and fences.
Setback: The site is an interior parcel with no direct street frontage and very limited view
onto the site. The site consists of desert scrub and there are other business and utilities
which front the roads in front of this site. For this reason, it is requested to remove this
requirement in the guidelines for the 125’ average and 95’ min setback along the frontage
road as it does not apply to this site.
Parking: Parking onsite will only consist of ADA required parking at the site is an unmanned
storage facility. We request the parking guidelines and parking landscape requirements be
removed as well as it will not be visible from the roadway and is only interior to the site.
Lighting: Lighting will conform to the Maricopa County lighting requirements. We request
to allow internally lighted signs for directional purposes for the users of the site and security
per the County lighting requirements and remove the additional guidelines within the
scenic corridor guidelines.
Landscaping: Landscaping onsite is desert scrub with scattered trash and dumped items.
We request to remove the landscape guidelines and simply follow the County requirements
for the zoning district.
3.
RELATIONSHIP TO SURROUNDING PROPERTIES
The site has Commercial zoned properties adjacent to the north, south and east, with a
post office being located directly to the west which is zoned rural/ residential. Several
businesses operate on the surrounding properties with trucks, industrial type uses and
outdoor storage. (See Exhibit A: Existing Conditions Map).
Project Narrative
5
The Maricopa County Comprehensive Plan designates the property as Rural Residential (0-
1 du/ac), but the site is also in the Daisy Mountain/New River Area Plan that designates
the site as Commercial, which supersedes the Comprehensive Plan.
The site is also within the Phoenix Municipal Planning Area that designates the site
for commercial land uses within the Phoenix General Plan. The proposed use on this
parcel is consistent with this land use designation as well. The existing zoning and
uses for the parcels adjacent to the Property, are listed in the table below (Table 2):
Table 2 – Adjacent Land Uses
Direction
Phoenix General Plan
Land Use
Existing Zoning
Existing Use
North
Commercial
C-2 Phoenix
Charter School
East
Commercial
C-3
RV Storage Facility
South
Commercial
S-1 Phoenix/ C-3
APS / Trucking Facility
West
Commercial
S-1 Phoenix
Post Office
Additionally, the close proximity to the Interstate 17 and Anthem Way interchange makes
this site ideal for storage uses which can provide the needed outdoor storage and truck
traffic without being impactful on other businesses which need more visibility, arterial
frontage and freeway visibility.
The site also located just northeast of the existing APS Daisy Mountain Electric Substation
and directly to the east of a USPS distribution facility. Because of these industrial type uses
and the fact that the front of the property lies directly adjacent to the rear of the USPS
facility, which has an existing 8’ tall chain link fence with barbed wire on top, this project
proposes a 0’ front setback. There is no need to provide a front yard setback adjacent to
this existing use and a 0’ front yard setback is proposed to avoid any unneeded dead space
between the two properties which could cause security issues for both the USPS facility
and the proposed storage facility.
Project Narrative
6
The proposed rezone and CUPD will confirm to the existing uses and will not be impactful
to the surrounding properties. There are existing RV & Storage Facilities located to the east
and south, a school to the north and a USPS facility which is zoned residential to the west.
The USPS site operates as commercial/ light industrial with chain link and razor wire on top
where the vehicles are stored and located directly adjacent to the front yard of this
property, making a self-storage facility ideal adjacent to that use and the requested setback
reduction to 0-feet appropriate.
4.
LOCATION AND ACCESSIBILITY
The parcel is accessed from the easement located along the southern property line for the
USPS facility. The easement connects to 43rd Avenue to the west. The easement has not
been developed further to the east as it remains vacant and with desert scrub. The site
plan proposed has the ability to connect to the east if the property to the east needs access.
5.
CIRCULATION SYSTEM
The site is proposed to access off of an existing easement on the southside of the site
through the USPS facility just west of the site and connects to 43rd Avenue. The proposed
site plan utilizes a circular driveway within the site to allow for movement around the
proposed garages to be able to turn around and exit through the same access point.
Parking
Parking for the facility is only proposed per National ADA requirements of 4 ADA spaces.
No other parking is proposed as there is no office located on site and access would be
through a key card or digital pin pad for existing renters to access their garage to drop off
and pick up their RV or Boats. Users of the site would likely park in or in front of their unit
for dropping off or picking up only.
6.
DEVELOPMENT SCHEDULE
The project consists of a single phase of development.
7.
COMMUNITY FACILITIES AND SERVICES
The site is located within Deer Valley Unified School District. However, there is no intention
of the facility to create an increased impact on the school district. The site is in a rural
location surrounded by industrial uses with no proposed residents on site.
8.
PUBLIC UTILITIES AND SERVICES
The site is proposing to utilize an existing well to serve the site. The project is proposing to
install a new septic tank & pit under the Maricopa County Environmental Service
Department’s application process.
The site is able to contract with Daisy Mountain Fire District for Fire Protection.
Project Narrative
7
The Maricopa County Sheriff’s Department will provide law enforcement and protection
services for the property. These services will be provided with existing facilities and
resources which are adequate for the proposed uses.
Refuse collection is not required at this site and renters will not be allowed to dump refuse
at the site and be required to take any refuse they create off site. There will be no office
to create onsite waste.
Police protection is provided by the Maricopa County Sherriff’s Office, and fire protection
is available through subscription.
Electricity service is provided by APS.
Telecommunications service (phone, internet and television) is available from several
private companies.
Subdivision Infrastructure &
Planning Program
1001 N. Central Avenue #150
Phoenix, Arizona 85004
Phone: (602) 372-2907
Fax: (602) 506-5813
TDD 602 506 6704
Maricopa County
Environmental Services Department
Water and Waste Management Division
DATE:
July 1, 2021
TO :
Martin Martell, Planning & Development Dept.
Planner
FROM:
Souren Naradikian, P.E.
Senior Civil Engineer
SUBJECT:
Zone change from Rural-43 to C-3 CUPD, RV storage. Z2021073
The Maricopa County Environmental Services Department (MCESD) has reviewed
documents received from the Maricopa County Planning and Development Department
for the above referenced project. This project is for zone change from Rural-43 to C-
3 CUPD RV storage at APN # 202-22-020B. Water and sewer will be provided by
existing well, MCESD has no concerns. Vault and Hall permit plus septic permit must
be obtained from onsite MCESD program prior to construction permit approval.
Based on the above, MCESD raised no objections to the Planning & Development
Department in Accela Automation on July 1, 2021 for this status report, and will allow
the project to proceed at this time subject to the following stipulations:
Stipulations:
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.
Bob Fedorka, PE
Planning & Development
301 W. Jefferson St., Suite 170
Phoenix, Arizona 85003
Phone: (602) 506-7151
www.maricopa.gov/planning
email address:
Bob.Fedorka@maricopa.gov
Maricopa County
Planning & Development Department
Engineering Plan Review
Date:
October 20, 2021
Memo To:
Darren Gerard, AICP, Planning Manager, Department of Planning &
Development
Attn:
Martin Martell, Planner, Planning & Development Services
From:
Bob Fedorka, PE, Engineering Supervisor, Planning & Development
Services
cc:
Michael Norris, P.E., Engineering Manager, Planning & Development
Subject:
Z2021073 - Anthem RV & Boat Storage (Rural-43 to C-3 CUPD) w/POD
(E3 Memo)
Job Site Address:
44025 N 43rd Ave, New River, AZ 85087
APN(s):
202-22-020B
PND Engineering Plan Review (DPR, FCD and PND Transportation) has reviewed the 3rd
submittal of the Zone Change with POD application routed for review on October 18,
2021, and has no objection subject to the following conditions.
1. At the time of application for building permits, the design engineer must analyze the
north/south drainage between storage units to verify flow depths will be below the
finished floor elevations of the downhill units (0.5% away from buildings).
2. Retention basins must drain within 36 hours.
3. 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.
4. Detailed Grading and Drainage (Site Development) Plans indicating that the site will
drain to the retention basin(s) must be submitted with the application for Building
Permits.
5. Engineering review of planning and/or zoning cases is for conceptual design only. All
development and engineering design shall be in conformance with Section 1205 of
the Maricopa County Zoning Ordinance; Drainage Policies and Standards; Floodplain
Regulations for Maricopa County; MCDOT Roadway Design Manual; and current
engineering policies, standards and best practices at the time of application for
construction.
Please contact me if you have any questions or require any additional information.