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December 11, 2024
Z20240044
Page 1 of 4
Report to the Board of Supervisors
Prepared by the Maricopa County Planning and Development Department
Board Hearing Date:
December 11, 2024
Case #/Title:
Z2024044 – Greys Storage
Supervisor District:
2
Applicant/Owner:
Jessica Sarkissian, Upfront Planning & Entitlements, LLC/
Chasing Greys, LLC
Request:
Zone Change with Overlay from Rural-43 SUP to C-3 CUPD with plan
of development
Site Location:
Generally located ¼ mile west of the southwest corner of Baseline
Rd. and Recker Rd. in the Gilbert area
Site Size:
Approximately 2.7 acres
County Island Status:
Yes (Town of Gilbert)
Additional
Comments:
There are no outstanding concerns from reviewing agencies. The
applicant, on behalf of the property owner, is requesting a zone
change with overlay from Rural-43 SUP to C-3 CUPD with precise
plan of development for the existing commercial storage facility.
The property owner will submit a separate plan of development for
the billboard for administrative review soon after this zoning
entitlement is approved. The site has a previously approved (SUP)
for a commercial storage facility for RVs, boats, and vehicles. The
site plan for the commercial storage facility will continue to act as
the approved plan of development (POD) for that use on the site.
This site is in the Gilbert planning area and their general plan
designates the site as General Office. The Town does not support
this request stating it does not conform with their plan’s General
Office designation. They note the fact that C-3 CUPD zoning will
permit billboards which the Town prohibits. They request if the site
is rezoned that billboards be a prohibited use. Finally, the Town
would prefer that this request for C-3 CUPD zoning be withdrawn,
and the site maintain the SUP which is still valid for another 14
years. The Commission supports C-3 CUPD zoning for this site with
conditions. The CUPD will limit entitled uses until such time the site
is served by public sewer. Of the limited uses to be allowed with
this CUPD, an illuminated billboard has greatest potential for
adverse impact. As mitigating conditions, the Commission
December 11, 2024
Z20240044
Page 2 of 4
recommends a minimum 50’ separation for the billboard to
rural/residential zoning to the east and that illumination / billboard
lighting be shut off between 11pm and sunrise.
Prior to the Commission hearing staff received one letter of
opposition against this case from a neighboring property owner
who is concerned that heavy commercial zoning will be
incompatible with the adjacent rural zoning. During the
Commissions hearing no one from the public spoke concerning this
request.
Commission
Recommendation:
On 11/7/24, the Commission voted 8-0 to adopt a motion
recommending the Board of Supervisors approve Z2024044
subject to conditions ‘a’ - ‘k’:
a.
Development of the site shall be in substantial conformance with the Site Plan entitled
“Site Plan for Greys Storage“, consisting of one full-size sheet, dated September 9, 2024,
and stamped received October 3, 2024, except as modified by the following conditions.
b.
Development of the site shall be in substantial conformance with the Narrative Report
entitled “Greys Storage”, consisting of six pages, dated October 1, 2024, and stamped
received October 3, 2024, except as modified by the following conditions.
c.
The following Planning Engineering conditions shall apply:
1.
Engineering review of re-zone cases is conceptual in nature. All development and
engineering design shall be in conformance with Section 1205 of the Maricopa
County Zoning Ordinance; Drainage Policies and Standards; Floodplain
Regulations for Maricopa County; MCDOT Roadway Design Manual; and current
engineering policies, standards, and best practices at the time of application for
construction.
2.
Based on the conceptual design nature of the information submitted, changes to
the site layout may be necessitated by the final engineering design of the site’s
drainage infrastructure.
3.
Detailed Grading and Drainage (Site Infrastructure) Plans must be submitted with
the application for Building Permits
d.
A plan of development (POD) must be administratively approved prior to establishing any
new use/s. The site plan and narrative approved with special use Z2012016 as amended
Z2023040 shall be considered the POD for the existing outdoor storage facility.
e.
The Special Use Permit (Z2012016 as amended Z2023040) is rescinded with approval of
the C-3 CUPD zoning district.
f.
The following requested C-3 CUPD development standards shall apply:
1.
Minimum paving/surfacing: Parking areas, driveways, and storage areas (except
for any required ADA accessible parking space(s)) shall be surfaced with
December 11, 2024
Z20240044
Page 3 of 4
alternative dust control measures such as quarter inch decomposed granite or
asphalt millings acceptable by County Air Quality Department.
2.
Minimum screening: The perimeter of the site (excluding the required front yard)
shall be screened with a minimum of six-foot tall chain-link fences with attached
privacy screening.
3.
Minimum distance for an illuminated or non-illuminated billboard to rural or
residential zoning: 0’ (except 50’ east).
4.
All billboard lighting and illumination shall be shut off between 11pm and sunrise.
5.
The following limited land uses shall be permitted on this site:
i.
Outdoor RV, boat, and vehicle storage;
ii.
Feed stores that have inside storage;
iii.
Retail sales of butane or propane gas (not including vehicle gas stations);
iv.
A billboard;
v.
Office; and,
vi.
Accessory buildings and uses incidental to the above.
g.
All transformers, back-flow prevention devices, utility boxes and all other related ground
mounted equipment shall be painted to complement the development and shall be
screened with landscape materials where possible. All HVAC units shall be ground
mounted or screened with a continuous parapet for commercial projects.
h.
All outdoor lighting shall conform with Section 1112 of the Zoning Ordinance. Any outdoor
lighting shall be placed to reflect light away from any adjoining rural or residential zoning
district.
i.
Noncompliance with any of the conditions assigned to the approval of this Zone Change
by the Maricopa County Board of Supervisors may be grounds for revocation in
accordance with the requirements and procedures 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, 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.
December 11, 2024
Z20240044
Page 4 of 4
Presented by:
Martin Martell, Planner
Reviewed by:
Darren Gérard, AICP, Planning Manager
Attachments:
11/7/24 P&Z Packet (26 pages)
Note:
11/7/24 Draft P&Z Minutes are not available as of the writing of this report, but can be
provided upon request later when available.
Z2024044
Page 1 of 9
Report to the Planning and Zoning Commission
Prepared by the Maricopa County Planning and Development Department
Case:
Z2024044 – Greys Storage
Hearing Date:
November 7, 2024
Supervisor District:
2
Applicant:
Jessica Sarkissian, Upfront Planning & Entitlements, LLC
Owner:
Chasing Greys, LLC
Request:
Zone Change with Overlay from Rural-43 Special Use Permit (SUP) to C-3
CUPD with plan of development
Site Location:
Generally located ¼ mile west of the southwest corner of Baseline Rd. and
Recker Rd. in the Gilbert area
Site Size:
2.7 acres
Density:
N/A
County Island:
Yes (Town of Gilbert)
County Plan:
Rural Development Area (0-1 d.u./ac)
Municipal Plan:
Town of Gilbert – General Office
Municipal Comments:
The Town does not support this request stating it does not conform with
their plan’s General Office designation. They note the fact that C-3 CUPD
zoning will permit billboards which the Town prohibits. They request if the
site is rezoned that billboards be a prohibited use.
Support/Opposition:
One Individual opposed
Recommendation:
Approve with conditions
Z2024044
Page 2 of 9
Project Summary:
1.
The applicant, on behalf of the property owner, is requesting a zone change with overlay from
Rural-43 to C-3 CUPD with precise plan of development. The property owner will submit a separate
plan of development for the billboard for administrative review soon after this zoning entitlement
is approved. The site has an existing Special Use Permit (SUP) for the commercial storage of RVs,
boats, and vehicles and is set to expire in 14 years on July 25, 2038. The purpose of this zone
change request is to create a permanent zoning entitlement for the existing commercial storage
facility without the need to worry about expirations of the allowed use. Moreover, the property
owner believes that a permanent entitlement on the site will make it easier to sell or maintain a
commercial zoning on the site if the owner wishes to seek annexation into Gilbert in the future.
The existing facility has been operating on this site with entitlement since 2013. The entitled uses
on the site, once the zone change is approved, will be a commercial storage facility with
associated uses as well as potential for a feed store, retail sales of butane/propane gas, and an
off-site advertising billboard. According to the applicant this is a prime location for commercial
zoning since the site is on an arterial roadway adjacent to a mix of various commercial,
employment, and higher density residential.
2.
On September 11, 2013, the Board of Supervisors approved an SUP (Z2012016) for a commercial
storage facility for RVs, boats, and vehicles. The SUP was granted for ten years. On July 25, 2023,
the Board of Supervisors amended the SUP (Z2023040) extending it for 15 years. It is set to expire
in 14 years on July 26, 2038. On April 10, 2024, the applicant applied for the subject C-3 CUPD
zoning. A Technical Advisory Committee (TAC) meeting was held with the applicant on June 18,
2024.
3.
The proposed CUPD overlay will vary several development standards with regard to paving,
screening, and separation requirements for billboards. It also proposed to limit entitled land uses
as the available public utilities are lacking. The applicant is requesting to vary the required
surfacing to minimize dust pollution from pavement (asphalt, concrete, etc.) to decomposed
granite/decomposed asphalt. These surfacing methods been successfully utilized since this
business started and have proven effective. Site traffic is generally minimal.
4.
Another requested deviation is a six-foot, chain-link fence with screening materials rather than a
solid wall around the perimeter of the site. This reflects what has been used on this site over the
years. The neighboring residential lots are largely vacant or agricultural and transition to higher
intensity uses.
5.
Finally, there is a request to eliminate the minimum separation distances for billboards from a
residential or rural zoned property. According to the applicant the front of this site along a major
arterial roadway is a prime location for a billboard and with a site that is only 164 feet wide makes
eliminating the required billboard setbacks necessary for this site. Staff disagrees with this
reasoning (as that would speak to a commercial lot less appropriate for billboard location).
However, the adjacent Rural-43 parcels are largely vacant and agricultural and expected to
transition to higher intensity uses. Having said this, the parcel to the immediate east is currently
being developed for large single-family residential lots. Staff has recommended a condition of
approval maintaining a 50’ minimum separation from billboards to rural/residential zoning to the
east. This is still more liberal than the ordinance standard.
6.
The C-3 CUPD development standard chart is on the following page.
Z2024044
Page 3 of 9
C-3 CUPD Development Standards Table
Regulation
C-3 Base
Development Standards
C-3 CUPD Proposed
Development Standards
Maximum Height
40’
40’
Minimum Front Setback
10’
10’
Minimum Side Setback
None and 10’ adjacent to rural/
residential zoning districts
None and 10’ adjacent to rural/
residential zoning districts
Minimum Rear Setback
None and 25’ adjacent to rural/
residential zoning districts
None and 25’ adjacent to rural/
residential zoning districts
Minimum Parking
One space for every 250 SF of floor
area and one space for every 5,000
SF of outdoor display area
One space for every 250 SF of floor
area and one space for every 5,000
SF of outdoor display area
Minimum Paving
Asphalt or concrete
Alternative dust control
methods of decomposed
granite or decomposed
granite approved by MCAQ
Minimum Screening
Minimum 6’ tall solid wall
Minimum 6’ tall chain-link
Fence with attached
screening materials
Minimum Separation for
Illuminated Billboard from
Residential Zoning
Districts and Residential Uses on
Rural Zoning Districts
150’
0’
Minimum Separation for
Billboard from Residential Zoning
Districts and Residential Uses on
Rural Zoning Districts
100’
0’
Permitted Uses
MCZO Article 805.2
Outdoor Commercial Storage of
RV, boat, and vehicles
Feed stores with indoor storage
Retail sales of butane/propane
gas (excluding fuel stations)
Billboards
Offices
Accessory buildings or uses
Incidental to the above
Z2024044
Page 4 of 9
Current Aerial and Zoning Map
Z2024044
Page 5 of 9
Portions of the Site Plan
Z2024044
Page 6 of 9
Existing On-Site and Adjacent Zoning / Land Use:
7.
On-site:
Rural-43 SUP / Commercial storage facility
North:
Baseline Rd. then PEP (Mesa) / Hospital
South:
Rural-43 / Single-family residences
East:
Rural-43 / Vacant
West:
Rural-43 / Single-family residence
Utilities and Services:
8.
Water:
Private well
Wastewater:
Private septic
School District:
Gilbert Unified School District
Fire:
Rural Metro
Police:
MCSO
Right-of-Way:
9.
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. Baseline Rd. adjacent to the site is in the jurisdiction of the Town of
Gilbert.
Street Name
Half-width Existing R/W
Half-width Proposed R/W
Future Classification
Baseline Rd. (Gilbert)
70 feet
70 feet
Principal Arterial
Adopted Plan:
10.
Gilbert’s 2030 General Plan (ratified August 2020): This general plan designates the stie as
General Office. This classification designates areas for large scale, medical, professional,
general, service type offices, and light industrial uses, including high-technology and research
firms.
Public Participation Summary:
11.
The applicant complied with the Maricopa County Citizen Review Process with the required
posting of the site and notification by first class mail to adjacent property owners within 300 feet
of the subject site and area interested parties. Signs were posted on the site in accordance with
applicable regulations. Staff received a public participation results report in accordance with
County requirements. During the applicant’s public participation process, staff received one letter
of opposition from the neighbor to the east of this site. The property owner is currently developing
the site to the east as a large lot residential development and would prefer that the neighboring
site maintain their 15 year SUP instead of rezoning the site to commercial.
Outstanding Concerns from Reviewing Agencies:
12.
Staff received an opposition letter from the Town of Gilbert. The Town states that this request to
rezone the site for a commercial storage facility does not align with their general plan’s General
Office designation, where outdoor storage is not a listed land use. Another reason for their
opposition is that C-3 CUPD zoning will allow for billboards and the Town prohibits billboards.
Z2024044
Page 7 of 9
Moreover, the Town is requesting that the CUPD prohibit billboards as an entitled use. Finally, the
Town would prefer that this request for C-3 CUPD zoning be withdrawn and the site maintain the
SUP which is still valid for another 14 years.
Staff Analysis:
13.
The site is located within the municipal planning area of Gilbert. The Town’s concerns are noted
above. The current property owner is not interested in having their property annexed. Additionally,
any future billboard will be along a major arterial roadway with six vehicular travel lanes making
a billboard realistic and appropriate for this site if properly zoned and any deviations mitigate
impact on proximate residential. The question before the Commission is whether or not this mid-
block location is appropriate for commercial zoning.
14.
Staff supports C-3 CUPD zoning at this site with conditions. The CUPD will limit uses until such
time as the site is served by public sewer. Of the limited uses to be allowed with this CUPD, an
illuminated billboard has greatest potential for adverse impact. As mitigating conditions, staff
recommends a minimum 50’ separation for the billboard to rural/residential zoning to the east
and that illumination / billboard lighting be shut off between 11pm and sunrise.
Recommendation:
15.
For the reasons outlined in this report, staff recommends the Commission adopt a motion that
the Board of Supervisors approve Z2024044 subject to conditions ‘a’ – ‘j’:
a.
Development of the site shall be in substantial conformance with the Site Plan entitled
“Site Plan for Greys Storage“, consisting of one full-size sheet, dated September 9, 2024,
and stamped received October 3, 2024, except as modified by the following conditions.
b.
Development of the site shall be in substantial conformance with the Narrative Report
entitled “Greys Storage”, consisting of six pages, dated October 1, 2024, and stamped
received October 3, 2024, except as modified by the following conditions.
c.
The following Planning Engineering conditions shall apply:
1.
Engineering review of re-zone cases is conceptual in nature. All development and
engineering design shall be in conformance with Section 1205 of the Maricopa
County Zoning Ordinance; Drainage Policies and Standards; Floodplain
Regulations for Maricopa County; MCDOT Roadway Design Manual; and current
engineering policies, standards, and best practices at the time of application for
construction.
2.
Based on the conceptual design nature of the information submitted, changes to
the site layout may be necessitated by the final engineering design of the site’s
drainage infrastructure.
3.
Detailed Grading and Drainage (Site Infrastructure) Plans must be submitted with
the application for Building Permits
d.
A plan of development (POD) must be administratively approved prior to establishing any
new use/s. The site plan and narrative approved with special use Z2012016 as amended
Z2023040 shall be considered the POD for the existing outdoor storage facility.
Z2024044
Page 8 of 9
e.
The Special Use Permit (Z2012016 as amended Z2023040) is rescinded with approval of
the C-3 CUPD zoning district.
f.
The following requested C-3 CUPD development standards shall apply:
1.
Minimum paving/surfacing: Parking areas, driveways, and storage areas (except
for any required ADA accessible parking space(s)) shall be surfaced with
alternative dust control measures such as quarter inch decomposed granite or
asphalt millings acceptable by County Air Quality Department.
2.
Minimum screening: The perimeter of the site (excluding the required front yard)
shall be screened with a minimum of six-foot tall chain-link fences with attached
privacy screening.
3.
Minimum distance for an illuminated or non-illuminated billboard to rural or
residential zoning: 0’ (except 50’ east).
4.
All billboard lighting and illumination shall be shut off between 11pm and sunrise.
5.
The following limited land uses shall be permitted on this site:
i.
Outdoor RV, boat, and vehicle storage;
ii.
Feed stores that have inside storage;
iii.
Retail sales of butane or propane gas (not including vehicle gas stations);
iv.
A billboard;
v.
Office; and,
vi.
Accessory buildings and uses incidental to the above.
g.
All transformers, back-flow prevention devices, utility boxes and all other related ground
mounted equipment shall be painted to complement the development and shall be
screened with landscape materials where possible. All HVAC units shall be ground
mounted or screened with a continuous parapet for commercial projects.
h.
All outdoor lighting shall conform with Section 1112 of the Zoning Ordinance. Any outdoor
lighting shall be placed to reflect light away from any adjoining rural or residential zoning
district.
i.
Noncompliance with any of the conditions assigned to the approval of this Zone Change
by the Maricopa County Board of Supervisors may be grounds for revocation in
accordance with the requirements and procedures 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, 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
Z2024044
Page 9 of 9
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:
Rachel Applegate, Planning Supervisor
Attachments:
Case Map (1 page)
Site Plan (reduced 8.5”x11”, 1 page)
Narrative Report (6 pages)
DPR comments (3 pages)
Gilbert Comment Letter (1 page)
Opposition Letter (1 page)
/
Maricopa County Planning & Development - Phoenix, AZ
1
Gross Acres: 3 approx.
Generated October 16, 2024 2:49 PM
Z2024044
Application Name:
Legal Description
Greys RV Storage
Applicant
Case Address
1S 6E 2
Jessica Sarkissian
5649 E Baseline RD
Applicant Phone/Email
Parcel Primary:304-07-029C
4802216150
jessica@upfrontplanning.com
Mesa, AZ 85206-4714
Map scale 1:1,769
Supervisor District No.
Greys RV Storage - ZONE CHANGE WITH OVERLAY FROM RURAL-43 SUP TO IND-1 IUPD TO ENTITLE
THE EXISTING STORAGE USE AS A PERMANENT USE WITHOUT EXPIRATION DATES
In Maricopa County: (602) 263-1100
RECEIVED 3.OCT 24
Z2024044
Narrative
Maricopa County
1
REZONE NARRATIVE FOR
GREY’S STORAGE
(¼ MILE WEST OF THE NWC OF BASELINE AND RECKER ROADS
IN THE GILBERT AREA)
Z2024044
Submitted to:
Maricopa County Planning Department
301 West Jefferson St, Suite 170
Phoenix, AZ 85003
Prepared by:
Upfront Planning & Entitlements, LLC
Phone: (480) 221-6150
Email: Jessica@upfrontplanning.com
October 1st, 2024
RECEIVED 3. OCT 24
Z2024044
Narrative
Maricopa County
2
1.
REQUEST
Upfront Planning & Entitlements, LLC is pleased to submit for your consideration a rezone on
approximately 2.7 gross acres along East Baseline Road just west of Recker Road near a health
facility and rural residential property.
The property is located a quarter mile west of the NWC of Baseline and Recker Roads in the Gilbert
area and is identified as Maricopa Assessor Parcel Numbers 304-07-029D and 304-07-029C (the
“Property”). The Property is 2.7 acres. The Property is located within unincorporated Maricopa
County (the “County”) and is zoned as RU-43 SUP (Special Use Permit). The property owner
requests to rezone the parcel to C-3 CUPD, to continue the operation of the existing RV Storage
facility and offer opportunities for future similar uses as they look to possibly sell the property in the
future and the use would continue in the future if it were to be incorporated.
2.
BACKGROUND
The neighboring properties are zoned RU-43, CC, LI, and PEP with existing rural single-family
property. The site is currently operating as an RV and Boat Storage facility. The property owners
plan to utilize the land with a similar commercial use in the future. The property is situated in close
proximity to employment and other commercially -zoned parcels to the north along East Baseline
Road.
The designated land use for the parcel under the Town of Gilbert's General Plan is General Office
(GO), which aims to boost economic opportunities by accommodating light industrial activities and
fostering mixed-use development. Rezoning this parcel to C-3 CUPD would enable its ongoing
BASELINE ROAD
Narrative
Maricopa County
3
operation as a storage and vehicle facility, offering local residents’ convenient linear access and
additional services in conjunction with the adjacent auto and collision body shop as well as offer
the opportunity for a similar use when the owners elect to sell the property for similar storage type
uses.
3.
PROPOSAL
The property owner is currently operating under a 15-year SUP that entitles the current use of the
land for vehicle and storage space with the owner. However, the property owner envisions
selling the business in the future and the new landowner intends to use the land in similar use
and requires that the land be hard zoned for financing and assurance purposes. This also
establishes a permanent use of the land use which has been on the site since 2003 and with an
SUP since 2013 if the site were to be annexed into the Town in the future with a rezone from
RU-43 SUP (Rural-43 Residential) to C-3 (Commercial) CUPD to allow the site to continue to be
used for similar uses.
Proposed Uses for the site are in line with the existing SUP and outdoor storage use for the property
with associate uses such as the office and accessory uses as well as in the permitted use table.
Screening for the site consists of a 6’ tall existing chain link fence with privacy screening along the
south, east and west sides of the property. There is no access connecting to the south. The existing
office on site and buildings are located closest to Baseline Road with the RV and trailer storage in
the rear of the property.
Outdoor Lighting shall be in conformance with MCZO Chapter 11, Section 1112 such that any
outdoor lighting shall be placed in such a way as to reflect light away from any adjoining rural or
residential zoning district.
Narrative
Maricopa County
4
4.
RELATIONSHIP TO SURROUNDING PROPERTIES
The directly surrounding parcels of the property consist of large lot rural zoning and other
commercial, industrial, and employment districts. While the direct surrounding parcels are
allocated within the County and zoned RU-43, surrounding the site the City of Mesa and Town of
Gilbert are zoned for a variety of residential densities, employment and commercial uses along
Baseline Road.
The Comprehensive/ General Plan Land Use classifications, along with the existing zoning and uses
for the parcels adjacent to the Property, are listed in the following table:
Adjacent Land Uses
Direction
Jurisdiction Land Use
Existing Zoning
Existing Use
North
City of Mesa
City of Mesa PEP, LI, CO
Medical Offices Facility & Auto
Body Shop
East
Unincorporated/ Town of
Gilbert
Maricopa County RU-43/
Town of Gilbert O-C
Rural Residential/ Vacant
South
Unincorporated
Maricopa County RU-43
Rural Residential
West
Unincorporated/ Town of
Gilbert
Maricopa County RU-43/
Town of Gilbert C-BP
Medical Plaza / Vacant/ Rural
Residential
5.
ZONING
The proposed project to rezone the site to Commercial C-3 CUPD zoning will permit the property
owners run a business appropriately following Maricopa County standards in line similar to the
existing SUP. The parcel is directly adjacent to Baseline Road and just south of an employment park
and medical facilities, making it a prime location for C-3 CUPD zoning. The site is near a mixture of
Narrative
Maricopa County
5
commercial, employment and higher density zoning surrounded by existing rural residential and
vacant parcels.
Development
Standards
Base C-3 Development Standards
Proposed C-3 CUPD Development
Standards
Front Yard –
Abutting any major
street
10-feet Minimum
10-feet Minimum
Side Yard – abutting
Residential
10-feet Minimum
10-feet Minimum
Rear Yard Setback
adjacent to
Residential
25-feet Minimum
25-feet Minimum
Max. Building Height
40’ except that the height of any
building or structure closer than 40
feet to any rural or residential zone
boundary shall not exceed the
distance from said building or
structure to the zone boundary.
Streets or alleys may be included in
calculating distance
40’ except that the height of any
building or structure closer than
40 feet to any rural or residential
zone boundary shall not exceed
the distance from said building or
structure to the zone boundary.
Streets or alleys may be included
in calculating distance
Parking
Requirements
One per 250 square feet of floor
area + one per 5,000 square feet of
outside display area.
One per 250 square feet of floor
area + one per 5,000 square feet
of outside display area.
Parking and
Driveway Aisles
Surfaces
Pavement or asphalt
Alternative dust control measures
such as decomposed granite or
asphalt millings
Site Enclosure and
Screening – whether
abutting a Rural
zoning district or not
A 6’ solid wall
A 6’ fence with privacy screening
Minimum rural/
residential zoning
district/ residential
use separation for
illuminated billboard
on the east side
150’
0’
Minimum rural/
residential zoning
district/ residential
use separation for
billboard on the east
side
100’
0’
Permitted Uses
See MCZO Art. 805.2 for allowed
uses
Outdoor RV and Boat Storage
Private Outdoor Vehicle
Storage
Narrative
Maricopa County
6
• Feed Stores with inside storage
• retail sales of Butane or
Propane Gas; does not include
automotive gas stations
• Billboards
• Office
• Accessory buildings/ uses
incidental to the above
7.
LOCATION AND ACCESIBILITY
The site is located along Baseline Road where the site is accessed just west of Recker Road. A single
existing driveway along Baseline provides site access.
8.
DEVELOPMENT SCHEDULE
The applicant anticipates that development plans to expand as soon as the C-3 CUPD zoning is
approved.
9.
COMMUNITY FACILITES AND SERVICES
This project is not anticipated to generate any demand for the school district.
Water
Well
Sewer
Septic
Police
Maricopa County Sheriff
Fire
Rural Metro Fire
Electric
SRP
Natural Gas
Southwest Gas
Telephone
Cox / Century Link
Refuse
Waste Management
10.
CONCLUSION
The proposed rezoning will allow the site to continue to provide a needed business for the area.
The rezoning will allow the parcel to be used at its highest and best use, as depicted within the
Maricopa County Comprehensive Plan, and is consistent with the surrounding development in the
area, which has already begun developing a mixture of development into the area.
Jim Kary, PE
Planning & Development
301 W. Jefferson St., Suite 170
Phoenix, Arizona 85003
Phone: (602) 506-8799
www.maricopa.gov/planning
Email address:
jim.kary@maricopa.gov
Planning & Development
Engineering Plan Review
Date:
August 15, 2024
Memo To: Darren Gerard, Planning Manager, Planning & Development
Attn:
Martin Martell, Planner, Planning and Development
From:
Jim Kary, P.E., Plans Examiner Engineer, Planning and
Development
cc:
Bob Fedorka, P.E., Engineering Manager, Planning and
Development
Subject: Z2024044 – ZONE CHANGE WITH OVERLAY FROM RURAL-43 SUP
TO IND-1 IUPD TO ENTITLE THE EXISTING STORAGE USE AS A
PERMANENT USE WITHOUT EXPIRATION DATES
APN(s):
304-07-029C
(E2 Memo)
Engineering Review has reviewed the first plan and report routed for review on
04/10/2024, for the subject application and has the following comments:
DRAINAGE PLAN REVIEW
1. OFFSITE HYDROLOGY
a. Previous development addressed the drainage design.
2. ONSITE HYDROLOGY
a. Previous development addressed the drainage design..
3. ONSITE RETENTION
a. Onsite retention has been previously constructed.
4. RETENTION DISPOSAL
a. It has been previously demonstrated that the retention basins drain within
the required 36 hours.
Page 2 of 3
5. CROSS SECTIONS
a. No comments.
6. FINISHED FLOORS (PADS)
a. No comments. No new habitable buildings are proposed.
7. TOPOGRAPHY
a. No comments.
8. FLOODPLAINS
a. The site is not in or near a floodplain.
9. EROSION SETBACKS
a. This item does not apply to this application.
FLOOD CONTROL DISTRICT REVIEW
a. The site is not in or near a floodplain.
PND TRANSPORTATION PLAN REVIEW
1. Previous projects constructed the two MCDOT driveways.
The following stipulations will apply:
1. Engineering review of planning and/or zoning cases is for conceptual design
only. All development and engineering design shall be in conformance with
Section 1205 of the Maricopa County Zoning Ordinance; Drainage Policies and
Standards; Floodplain Regulations for Maricopa County; MCDOT Roadway
Design Manual; and current engineering policies, standards and best practices
at the time of application for construction.
2. Based on the conceptual design nature of the information submitted, changes
to the site layout may be necessitated by the final engineering design of the
site’s drainage infrastructure.
3. Detailed Grading and Drainage (Site Infrastructure) Plans must be submitted
with the application for Building Permits
Please contact me with any questions.
Page 3 of 3
DRAINAGE PLAN REVIEW REFERENCES:
The Drainage Regulations are listed in Section 1205 of the MCZO:
https://www.maricopa.gov/documentcenter/view/272
Maricopa County Drainage Policies and Standards Manual:
https://www.maricopa.gov/DocumentCenter/Home/View/2369
For Additional Information See:
https://www.maricopa.gov/1635/Drainage-Review
FLOOD CONTROL DISTRICT OF MARICOPA COUNTY REFERENCES:
Floodplain Regulations for Maricopa County:
https://www.maricopa.gov/DocumentCenter/View/630
For Additional Information See:
https://www.maricopa.gov/3847/Flood-Control-District
PND TRANSPORTATION REFERENCES:
Residential Driveway Guidelines
https://www.maricopa.gov/documentcenter/view/362
Roadway Design Manual
http://www.mcdot.maricopa.gov/DocumentCenter/View/24883
Maricopa County Resolution for ROW Permits
https://www.maricopa.gov/documentcenter/view/364
For Additional Information See:
https://www.maricopa.gov/156/MCDOT
PND STORMWATER QUALITY (SWPPP) REFERENCES:
Storm Water Quality Management and Discharge Control Regulation
https://www.maricopa.gov/DocumentCenter/View/6577
Air Pollution Control Regulations Rule 310
https://www.maricopa.gov/DocumentCenter/View/5354
For Additional Information See:
https://www.maricopa.gov/3980/Water-Sewage-Stormwater-Waste
Please contact me if you have any questions or require any additional
information.
Eva Cutro
This Message Is From an Untrusted Sender
You have not previously corresponded with this sender. Please use caution when you receive messages
from new senders. Always validate the sender first.
From:
Curtis Beecroft
To:
Martin Martell (PND)
Subject:
Case # Z2024044
Date:
Monday, July 29, 2024 5:29:36 PM
Hello,
I own the property next to this location and will be living there as soon as we get our plans
approved. I would prefer that this property not be changed to commercial but that it would
stay residential so that when the special use permit expires, the property would no longer be
able to be used as a storage facility.
Let me know if there's anything I can do to prevent this from happening. I missed the date to
fight the special use permit being extended last year.
Thank you,
Curtis Beecroft