Extracted text (via pymupdf)
43145 characters
August 21, 2024
MCP2023005
Page 1 of 3
Report to the Board of Supervisors
Prepared by the Maricopa County Planning and Development Department
Board Hearing Date:
August 21, 2024
Case #/Title:
MCP2023005 – The ParKing Trailer & RV Storage
Supervisor District:
4
Applicant/Owners:
Veronica Cervando / Ibuado & Veronica Cervando
Request:
Military Use Compatibility Permit (MCP) with a plan of development
for the outdoor commercial storage of semi-truck trailers and RVs
in the AD-2 MAAMF zoning district.
Site Location:
Generally located ½ mile northwest of the northwest corner of
Northern Ave. and Litchfield Rd. in the west Glendale area
Site Size:
Approximately 5.12 acres
County Island Status:
Yes (City of Glendale)
Additional
Comments:
The property owner proposes an outdoor storage facility for semi-
truck-trailers and RVs. The subject parcel is in the AD-2 Military
Airport and Ancillary Military Facility (MAAMF) zoning district. The
eastern portion of the lot where the storage facility will be located
is within the Accident Potential Zone (APZ 1) and the remaining
existing residential portion of the lot (that is not part of this request)
is in the day/night noise level (LDN) 80 noise contour. Per Arizona
Revised Statutes the proposed land use has been deemed to be
compatible and consistent with the high noise or accident potential
zone of a military airport or ancillary military facility.
There are no outstanding concerns from reviewing agencies. There
is no known opposition. The site is in the City of Glendale’s
municipal planning area designated for Military Compatible land
uses in the City’s plan. The City has not commented.
The Commission hearing was delayed for two weeks due to a public
notice error. As of the writing of this report, the Commission hearing
has not occurred, and the Commission has not made a
recommendation. The Commission recommendation will be
presented at the August 21, 2024, Board Hearing.
Staff
August 21, 2024
MCP2023005
Page 2 of 3
Recommendation:
Staff recommendation to the Commission is to approve
MCP2023005 subject to Conditions ‘a’ – ‘j’:
a.
Development of the site shall be in substantial conformance with the Site Plan entitled
“The Parking Trailer & RV Storage“, consisting of five full-size sheets, dated April 21, 2024,
and stamped received April 23, 2024, except as modified by the following conditions.
b.
Development of the site shall be in substantial conformance with the Narrative Report
entitled “The ParKing-Semi Trailer & RV Storage”, consisting of four pages, dated April 21,
2024, and stamped received April 23, 2024, except as modified by the following
conditions.
c.
The following Planning Engineering conditions shall apply:
1.
The grading & drainage plan shall illustrate that there shall be one foot of freeboard
for any retention basins that are more than one foot in depth.
2.
With any building permit submittal the applicant must provide a preliminary
hydraulic analysis for the spillway into the retention basins in the drainage report.
3.
The grading & drainage plan’s cover sheet shall list 143rd Avenue’s roadway
classification and design speed.
4.
Any disturbance to a floodplain shall require a floodplain use permit concurrent
with any building permit.
5.
With the submittal of a building permit the applicant shall provide a Traffic Impact
Statement (TIS) per the MCDOT Traffic Impact Procedures that are signed and
sealed by a civil engineer who is currently registered in Arizona. Any dedication
and offsite improvements that are deemed required by MCDOT traffic and permits
based on the submittal of a TIA or TIS. However, this does not include the
identification of utilities or underground facilities within or adjacent to the required
right-of-way that may have prior rights and/or require relocation.
6.
For sites that are located within the County’s Urbanized Area, a Storm Water
Pollution Prevention Permit (SWPP) from the County shall be required prior to the
issuance of any construction permits. This does not preclude the requirement to
obtain a Notice of Intent to Discharge (NOID) from the State (ADEQ), as may be
required.
7.
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.
8.
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.
August 21, 2024
MCP2023005
Page 3 of 3
9.
Detailed Grading and Drainage (Site Infrastructure) Plans must be submitted with
the application for building permits.
10.
The entire site and adjacent half-streets’ runoff shall be retained onsite. If portions
of adjacent right-of-way are controlled by other jurisdictions, the adjacent half-
streets’ runoff shall be retained unless separately addressed by the other
jurisdictions.
11.
Sufficient retention volume shall be provided onsite to retain the required 100-year,
two-hour runoff from all contributing areas. Retention basins with stormwater
depths exceeding one foot shall provide one foot of freeboard. All retention basins
shall drain within 36 hours per County requirements.
d.
Buildings are subject to noise attenuation as per ARS § 28-8482(B).
e.
The sight-visibility triangle located on the southeast corner of the site’s driveway and 143rd
Ave. may be eliminated.
f.
The use of fences and gates without attached screening materials shall be allowed for the
outdoor storage facility’s west fence and gate.
g.
Unless paved, the outdoor storage facility’s driveways and storage areas shall be surfaced
with a minimum of four-inch sealed recycled asphalt with a quarter inch of gravel used as
dust control for the non-residential parts of the lot that meet AZDAQ standards.
h.
Any use on the site must abide by the non-assignable clearance easement that affects
this site and the lighting height guidance by the FAA, for more information contact:
56fw.cit.communityinitiative@us.af.mil.
i.
The existing residence that takes up 1.8 acres of the west part of the lot (excluding the
facility’s driveway) shall remain residential in nature and shall not be part of the outdoor
storage facility.
j.
The granting of this change in use of the property has been at the request of the applicant,
with the consent of the landowner. The granting of this approval allows the property to
enjoy uses in excess of those permitted by the zoning existing on the date of application,
subject to conditions. In the event of the failure to comply with any condition, 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 MCP. The MCP enhances
the value of the property above its value as of the date the MCP is granted and reverting
to the prior zoning results in the same value of the property as if the MCP had never been
granted.
Presented by:
Martin Martell, Planner
Reviewed by:
Darren Gérard, AICP, Planning Manager
Attachment:
8/8/24 P&Z Packet (37 pages)
Note:
8/8/24 Draft P&Z Minutes are not available as of the writing of this report but can be provided
upon request later when available.
MCP2023005
Page 1 of 8
Report to the Planning and Zoning Commission
Prepared by the Maricopa County Planning and Development Department
Case:
MCP2023005 – The ParKing Trailer & RV Storage
Hearing Date:
August 8, 2024 (Continued from July 11, 2024)
Supervisor District:
4
Applicant:
Veronica Cervando
Owner:
Ibuado & Veronica Cervando
Request:
Military Use Compatibility Permit (MCP) with a precise site plan for the
outdoor commercial storage of semi-truck trailers and RVs in the AD-2
MAAMF zoning district
Site Location:
Generally located ½ mile northwest of the northwest corner of Northern
Ave. and Litchfield Rd. in the west Glendale area
Site Size:
Approximately 5.12 gross acres
Density:
N/A
County Island:
Yes (City of Glendale)
County Plan:
White Tank/Grand Ave. Area Plan - Military Compatible
Municipal Plan:
Envision Glendale 2040 – Luke Compatible Land Use Area
Municipal Comments:
None received to date
Support/Opposition:
None known
Recommendation:
Approve with conditions
MCP2023005
Page 2 of 8
Project Summary:
1.
The property owner is requesting a Military Compatibility Permit (MCP) on their property to
allow the development of an outdoor storage facility for semi-truck-trailers and RVs. According
to the applicant, the need for the storage of semi-truck trailers and RVs is growing, especially
with restrictions by homeowner’s associations and municipal codes that forbid this type of
storage on a street or on the lot itself. The site is located ½ mile northwest of the intersection of
Litchfield Rd. and Northern Ave. in the west Glendale area. The subject parcel is in the AD-2
Military Airport and Ancillary Military Facility (MAAMF) zoning district. The eastern portion of the
lot where the storage facility will be located is within the Accident Potential Zone (APZ 1) and
the remaining existing residential portion of the lot (that is not part of this request) is in the
day/night noise level (LDN) 80 noise contour.
2.
The facility will have approximately 131 uncovered storage spaces for semi-truck trailers and
RVs. This will be an unmanned modern facility with video surveillance and access codes for the
customer. All clerical operations will be done online with the business owner, off-site. The main
access to the site will be via a driveway along the property’s south lot line that will link the site
with 143rd Ave. and Northern Ave. to the south. Most of the site’s industrial use area will be
screened by a six-foot-tall CMU masonry wall and screened from the adjacent street by the
existing residential portion of the lot. The western 1.8 acres of the lot has an existing residence
with three outbuildings that will not be part of the future outdoor storage use that will take up
the remaining 3.3 acres of the five-acre lot.
3.
The applicant met with staff on July 14, 2020, to discuss the proposed request on this site in a
pre-application meeting (PA202064). During this meeting, the applicant was directed to first
apply for a Use Compatibility and Consistency Determination (UCCD) followed by an MCP based
on Luke Air Force Base’s determination. The applicant received a determination letter from Luke
Air Force Base on June 2, 2020, which deemed the submitted UCCD with the proposed use of an
outdoor storage facility for storing semi-truck trailers and RVs compatible with the day-to-day
operations of the base (UC2020002). Part of this determination was that the existing residence
was deemed a non-conforming use and separate from the industrial use that will be taking
place over most of the lot. On May 16, 2023, the applicant attended a Technical Advisory
Committee (TAC) Meeting to discuss the first submittal and review of this request.
4.
The applicant is requesting to vary several development standards based on the uniqueness of
this site. The first request is to eliminate the required sight-visibility triangle (SVT) on the
southeast corner of the site’s driveway since this would be on the parcel to the south.
Removing the SVT would have a minimal effect since the facility is forecasted to have a very
small number of customers and the light traffic on 147th Ave. The second request is to use
fencing and gates without attached screening materials for the west perimeter of the storage
facility. Due to the site’s remoteness with few neighbors, this would be hardly noticeable,
especially since the west perimeter of the facility is screened from the street by the existing
residential portion of the site. The facility will be screened using six-foot-tall solid walls for the
north, east, and south perimeter of the facility. The final request is to utilize alternative dust
control measures such as compacted recycled asphalt or decomposed granite in the driveway
and storage area. This would have a minimal effect on the surrounding area which is rural in
nature and with the small amount of forecasted traffic in the facility.
MCP2023005
Page 3 of 8
[Zoning Map and Aerial-photo.]
MCP2023005
Page 4 of 8
[Portions of the Site Plan]
[Close-up of the facility]
Existing On-Site and Adjacent Zoning / Land Use:
5.
On-site:
AD-2 MAMF / Rural Residential
North:
Northern Pkwy. then AD-2 MAMF & MCP / Residences & storage facility
South:
AD-2 MAMF/ Agricultural
East:
AD-2 MAMF / Agricultural
West:
147th Ave. then LCU (City of Glendale) / Vacant
Utilities and Services:
6.
Water:
Shared well
Wastewater:
Private septic system
School District:
Dysart Unified School District
MCP2023005
Page 5 of 8
Fire:
Rural Metro
Police:
MCSO
Right-of-Way:
7.
The following table includes existing and proposed half-width right-of-way and the future
classification based on the Maricopa County Department of Transportation (MCDOT) Major
Streets and Routes Plan.
Street Name
Half-width Existing R/W
Half-width Proposed R/W
Future Classification
147th Ave.
50 feet
50 feet
Collector Street
Adopted Plans:
8.
White Tank/Grand Ave. Area Plan (adopted December 6, 2023): This area plan designates the
site as Military Compatible, which is applicable only within areas defined as high noise or
accident potential zones. It includes only those land uses determined to be compatible and
consistent with the day-to-day operations of an adjacent military airport or ancillary military
facility.
9.
Envision Glendale 2024 (adopted April 26, 2016): The general plan of the City of Glendale
designates this site as Luke Compatible Land Use Area (LCLU) which is applied to lands
surrounding Luke AFB that are delineated by the 1988 Air Installation Compatible Use Zone
(AICUZ) 65 Ldn noise contour. Permitted uses shall follow the Arizona land use compatibility
requirements and Arizona Revised Statute §28-8481.
Public Participation Summary:
10.
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 parcel and interested parties. The applicant submitted a Public Participation
Results Report. Since the writing of this report staff have received no support or opposition for
this request. The City of Glendale was notified of this request and as of the writing of this report,
staff has not received any comments.
Outstanding Concerns from Reviewing Agencies:
11.
N/A
Staff Analysis:
12.
The site is in an area that has been transitioning from rural and agricultural land uses to
industrial land uses. This proposal has been deemed compatible with Luke Air Force Base’s
operation due to the small number of customers that will be using the site, mostly during the
daylight hours. The site is in the Accident Potential Zone, where residential uses are
undesirable, making industrial or agricultural uses realistic for this area. In addition, to the north
of this site across the Northern Pkwy. property has been granted MCPs for similar land uses
and recently the City of Glendale has annexed the lots to the east for future industrial uses. The
use of the site as a commercial storage facility, while maintaining the existing residential land
use along 147th Ave. would be hardly noticeable to the street. The use would neither impact the
surrounding area nor affect the existing traffic patterns of 147th Ave., thus staff are in support of
MCP2023005
Page 6 of 8
this MCP request. The MAAMF overlay supersedes the use regulations of the underlying base
zoning districts. New residential uses are prohibited in this area. As such land uses and
development patterns are viewed differently within the MAAMF overlay, and the entire region is
anticipated to transition into non-residential uses.
Recommendation:
13.
Staff recommends the Commission adopt a motion recommending that the Board of
Supervisors approve MCP2023005 subject to the following conditions ‘a’ – ‘j’:
a.
Development of the site shall be in substantial conformance with the Site Plan entitled
“The Parking Trailer & RV Storage“, consisting of five full-size sheets, dated April 21,
2024, and stamped received April 23, 2024, except as modified by the following
conditions.
b.
Development of the site shall be in substantial conformance with the Narrative Report
entitled “The ParKing-Semi Trailer & RV Storage”, consisting of four pages, dated April
21, 2024, and stamped received April 23, 2024, except as modified by the following
conditions.
c.
The following Planning Engineering conditions shall apply:
1.
The grading & drainage plan shall illustrate that there shall be one foot of
freeboard for any retention basins that are more than one foot in depth.
2.
With any building permit submittal the applicant must provide a preliminary
hydraulic analysis for the spillway into the retention basins in the drainage report.
3.
The grading & drainage plan’s cover sheet shall list 143rd Avenue’s roadway
classification and design speed.
4.
Any disturbance to a floodplain shall require a floodplain use permit concurrent
with any building permit.
5.
With the submittal of a building permit the applicant shall provide a Traffic
Impact Statement (TIS) per the MCDOT Traffic Impact Procedures that are
signed and sealed by a civil engineer who is currently registered in Arizona. Any
dedication and offsite improvements that are deemed required by MCDOT traffic
and permits based on the submittal of a TIA or TIS. However, this does not
include the identification of utilities or underground facilities within or adjacent to
the required right-of-way that may have prior rights and/or require relocation.
6.
For sites that are located within the County’s Urbanized Area, a Storm Water
Pollution Prevention Permit (SWPP) from the County shall be required prior to the
issuance of any construction permits. This does not preclude the requirement to
obtain a Notice of Intent to Discharge (NOID) from the State (ADEQ), as may be
required.
7.
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
MCP2023005
Page 7 of 8
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.
8.
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.
9.
Detailed Grading and Drainage (Site Infrastructure) Plans must be submitted with
the application for building permits.
10.
The entire site and adjacent half-streets’ runoff shall be retained onsite. If
portions of adjacent right-of-way are controlled by other jurisdictions, the
adjacent half-streets’ runoff shall be retained unless separately addressed by the
other jurisdictions.
11.
Sufficient retention volume shall be provided onsite to retain the required 100-
year, two-hour runoff from all contributing areas. Retention basins with
stormwater depths exceeding one foot shall provide one foot of freeboard. All
retention basins shall drain within 36 hours per County requirements.
d.
Buildings are subject to noise attenuation as per ARS § 28-8482(B).
e.
The sight-visibility triangle located on the southeast corner of the site’s driveway and
143rd Ave. may be eliminated.
f.
The use of fences and gates without attached screening materials shall be allowed for
the outdoor storage facility’s west fence and gate.
g.
Unless paved, the outdoor storage facility’s driveways and storage areas shall be
surfaced with a minimum of four-inch sealed recycled asphalt with a quarter inch of
gravel used as dust control for the non-residential parts of the lot that meet AZDAQ
standards.
h.
Any use on the site must abide by the non-assignable clearance easement that affects
this site and the lighting height guidance by the FAA, for more information contact:
56fw.cit.communityinitiative@us.af.mil.
i.
The existing residence that takes up 1.8 acres of the west part of the lot (excluding the
facility’s driveway) shall remain residential in nature and shall not be part of the outdoor
storage facility.
j.
The granting of this change in use of the property has been at the request of the
applicant, with the consent of the landowner. The granting of this approval allows the
property to enjoy uses in excess of those permitted by the zoning existing on the date of
application, subject to conditions. In the event of the failure to comply with any
condition, 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
MCP2023005
Page 8 of 8
the MCP. The MCP enhances the value of the property above its value as of the date the
MCP is granted and reverting to the prior zoning results in the same value of the property
as if the MCP 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”, 5 pages)
Narrative Report (4 pages)
DPR comments (4 pages)
Environmental Services comments (1 page)
LAFB Comments (7 pages)
UCCD Letter (7 pages)
/
Maricopa County Planning & Development - Phoenix, AZ
4
Gross Acres: 5 approx.
Generated June 18, 2024 11:01 AM
MCP2023005
Application Name:
Legal Description
The ParKing-Trailer & RV Storage EDR
Applicant
Case Address
3N 1W 33
8411 North 143rd AVE
Applicant Phone/Email
Parcel Primary:501-42-977A
Waddell, AZ 85355
Map scale 1:3,117
Supervisor District No.
The ParKing-Trailer & RV Storage EDR - MCP to allow the outdoor storage of semi-trucks and RVs
/
/
/
/
N 143RD AVE
DRAWING NO.
SP-1
SHEET
PROJECT NO.
FILE NAME
SCALE
DATE
NORTH
SITE
MARICOPA COUNTY, ARIZONA
/
/
/
SYMBOLS LEGEND
ENGINEER'S INFORMATION
OWNER/APPLICANT
SURVEYOR
SITE ADDRESS
SITE SUMMARY
LEGAL DESCRIPTION
BENCHMARK
BASIS OF BEARING
STANDARDS
EXPIRES: 3/31/2024
FRANCISCO J.
BOBADILLA
43801
R
e
i
g
e
s
t
e
r
e
d
P
r
o
f
s
s
i
o
n
a
l
E
n
g
i
n
e
e
r
(
C
.
A
R
I
Z
O
N
A
U
.
S
.
A
D
a
t
e
.
S
i
g
n
e
d
.
..
.
.
.
.
C
E
R
T
I
F
I
C
A
T
E
N
.
O
.
.
.
.
.
C
)
i
v
i
l
·
·
NOTES
UTILITY COMITMENT
LEGAL DESCRIPTION (MCP
AREA)
SITE PLAN
STORAGE SUMMARY
THE PARKING TRAILER & RV STORAGE
MARICOPA COUNTY P&D COMMERCIAL/ SUBDIVISION GENERAL NOTES AND CONDITIONS
’
’
8411 N 143RD AVE
SITE PLAN
THE PARKING TRAILER & RV STORAGE
CONSTRUCTION NOTES
MCP NOTE
ACCESS ROAD NOTE/ROAD CLASIFICATION
SHEET INDEX
RECEIVED 23.APR 24
MCP2023005
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
N 143RD AVE
DRAWING NO.
C-1
SHEET
PROJECT NO.
FILE NAME
SCALE
DATE
MARICOPA COUNTY, ARIZONA
GRADING & DRAINAGE PLAN COVER SHEET
THE PARKING TRAILER & RV STORAGE
/
/
/
/
/
/
/
SYMBOLS LEGEND
ENGINEER'S AS-BUILT CERTIFICATION
EXPIRES: 3/31/2024
FRANCISCO J.
BOBADILLA
43801
R
e
i
g
e
s
t
e
r
e
d
P
r
o
f
s
s
i
o
n
a
l
E
n
g
i
n
e
e
r
(
C
.
A
R
I
Z
O
N
A
U
.
S
.
A
D
a
t
e
.
S
i
g
n
e
d
.
..
.
.
.
.
C
E
R
T
I
F
I
C
A
T
E
N
.
O
.
.
.
.
.
C
)
i
v
i
l
ENGINEER'S INFORMATION
OWNER/APPLICANT
SURVEYOR
LEGAL DESCRIPTION
BENCHMARK
BASIS OF BEARING
NOTE
UTILITY COMITMENT
LEGAL DESCRIPTION (MCP AREA)
FEMA FLOOD ZONE
MARICOPA COUNTY P&D COMMERCIAL/ SUBDIVISION GENERAL NOTES AND CONDITIONS
’
’
8411 N 143RD AVE
GRADING & DRAINAGE PLAN - COVER SHEET
THE PARKING TRAILER & RV STORAGE
NORTH
SITE
ACCESS ROAD NOTE/ROAD CLASIFICATION
MCP NOTE
ULTIMATE
OUTFALL:1096
1B
11,802 SF
1A
124,590.67 SF
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
DRAWING NO.
C-2
SHEET
PROJECT NO.
FILE NAME
SCALE
DATE
MARICOPA COUNTY, ARIZONA
GRADING & DRAINAGE PLAN
THE PARKING TRAILER & RV STORAGE
/
/
/
/
/
/
/
SYMBOLS LEGEND
RETENTION TABLE
Basin ID
Volume
Required
(CF)
Volume
Provided
(CF)
As-Built
Volume
(CF)
1
Cut/Fill Summary
Name
VOL. STORAGE
VOL. BASIN
Totals
Cut
27.91 Cu. Yd.
910.56 Cu. Yd.
938.47 Cu. Yd.
Fill
4133.79 Cu. Yd.
3.25 Cu. Yd.
4137.04 Cu. Yd.
Net
4105.88 Cu. Yd.<Fill>
907.31 Cu. Yd.<Cut>
3198.57 Cu. Yd.<Fill>
CONSTRUCTION NOTES
1A
26,488.34
EXPIRES: 3/31/2024
FRANCISCO J.
BOBADILLA
43801
R
e
i
g
e
s
t
e
r
e
d
P
r
o
f
s
s
i
o
n
a
l
E
n
g
i
n
e
e
r
(
C
.
A
R
I
Z
O
N
A
U
.
S
.
A
D
a
t
e
.
S
i
g
n
e
d
.
..
.
.
.
.
C
E
R
T
I
F
I
C
A
T
E
N
.
O
.
.
.
.
.
C
)
i
v
i
l
STORMWATER RETENTION CALCULATIONS
TYPICAL SPILLWAY INLET DETAIL
SECTION A . A'
SECTION B - B'
SECTION C - C'
SECTION D - D'
C-3
MARICOPA COUNTY, ARIZONA
GRADING CROSS SECTIONS
DRAWING NO.
SHEET
PROJECT NO.
FILE NAME
SCALE
DATE
EXPIRES: 3/31/2024
FRANCISCO J.
BOBADILLA
43801
R
e
i
g
e
s
t
e
r
e
d
P
r
o
f
s
s
i
o
n
a
l
E
n
g
i
n
e
e
r
(
C
.
A
R
I
Z
O
N
A
U
.
S
.
A
D
a
t
e
.
S
i
g
n
e
d
.
..
.
.
.
.
C
E
R
T
I
F
I
C
A
T
E
N
.
O
.
.
.
.
.
C
)
i
v
i
l
THE PARKING TRAILER & RV STORAGE
C-4
DRAWING NO.
SHEET
PROJECT NO.
FILE NAME
SCALE
DATE
ENTRY GATE DETAIL
CHAIN LINK FENCE DETAIL
6"x 8" x 16" CMU BLOCK WALL - EVERY OTHER BLOCK TURNED
WROUGHT IRON FENCE DETAIL
WROUGHT IRON GATE DETAIL
EXPIRES: 3/31/2024
FRANCISCO J.
BOBADILLA
43801
R
e
i
g
e
s
t
e
r
e
d
P
r
o
f
s
s
i
o
n
a
l
E
n
g
i
n
e
e
r
(
C
.
A
R
I
Z
O
N
A
U
.
S
.
A
D
a
t
e
.
S
i
g
n
e
d
.
..
.
.
.
.
C
E
R
T
I
F
I
C
A
T
E
N
.
O
.
.
.
.
.
C
)
i
v
i
l
MARICOPA COUNTY, ARIZONA
DETAILS
THE PARKING TRAILER & RV STORAGE
Narrative Report
Title Page
Cas Number: MCP2023005
Project name – The ParKing- Semi Trailer & RV Storage
General location: Half Mile West of the SWC of Northern Parkway and Litchfield Road in the Glendale
area.
Address: 8411 N 143RD AVE WADDELL 85355
Date 4/21/2024
Vicinity map -
RECEIVED 23.APR 24
MCP2023005
B. Purpose of Request
The property owner is seeking a Military Compatibility Permit (MCP) in the eastern part of the property
from Maricopa County Planning and Zoning Department, for the purpose to open up a new business
trailer and recreation vehicle (RV) storage. With this MCP request is also requested to eliminate the
25’x25’ sight visibility triangle (SVT) requirement at the southeast corner of the property at the main
entrance driveway location. The reason for this request is because this SVT would be located on the
adjacent private property to the south.
C. Description of Proposal
As the trailer and RV storage industry grows, the need for owners to securely store their Trailers and
RVs has also grown in urban areas due to Home Owners Associations (HOAs) and/or local Code
Enforcement restrictions. To alleviate this need, the proposed storage site located at 8411 N 143RD
AVE WADDELL 85355 would like to open storage needs to residents in the local area.
The facility will have approximately 131 storage spaces. The spaces will be uncovered spaces. The facility
will offer top of the line security alarm system and a 24 hour a day video surveillance system.
The facility will also offer an automated entry and exit for the convenience of the customers. For security
reasons, customers will be able to enter the facility to store or remove their property Monday to Sunday
from 5 a.m. to 9 p.m. No customer will have access to the facility after these hours unless there is an
immediate need. There is no need for employees, as this is a self- service facility, and all paperwork and
documentation can be submitted online or directly to the owner. Restrooms are not needed for this
business operations.
There will be a professional made, metal sign located at the beginning of the 20’ access to the site at the
entrance off of 143rd Avenue. The sign will be located within the MCP area. The sign will be 6’ wide by 4’
high (24 sq. ft) to advertise the business and to indicate the address. Most of the fencing around the
business will be a 6’ high CMU block wall with some portions of 6’ high chain link fence and iron fence as
shown on the site plan. We will use recycle asphalt for the driveway and the entire site, and it will be dust
proofed through compaction. We will ensure that the groundcover will withstand a rainstorm to prevent
erosion.
D. Relationship to Surrounding Properties
The proposed storage, will benefit the community area by providing a secure location for customers to
store their trailers and RVs. This will alleviate eyesores around communities in which RV garages are not
available, and HOAs do not allow the storage of large vehicles on residential property lots. After doing
research, it was determined that most of the RV and boat storage facilities are at capacity or do not
offer competitive pricing. The business will gain customers from surrounding locations such as Waddell,
Glendale and El Mirage.
The land to the west which is parcel 501-42-017D, is a 57 acre agricultural field with no existing
buildings, to the south of our parcel is 501-42-034 and is an existing 5.1 acre agricultural farming &
nursery with several existing structures in the property, and to the east of the property is parcel 501-42-
023A a 23.1 acre agricultural field owned by the City of Phoenix. To the North the site is bordered
immediately by Northern Parkway.
There are additional developments within a five-mile radius of the property which includes stores,
shops, and additional residential communities. Northern Parkway is immediately north from our
location, which will make it a convenient location for storage from any part the surrounding areas. The
freeway Loop 303 is approximately 3 miles west from our location, which makes the storage site easily
accessible as well and will be able to serve existing and future communities located along the Loop 303
corridor.
E. Location and Accessibility
The parcel that we plan to develop sits approximately 3 miles east of the Loop 303 freeway and is
immediately south of the Northern Parkway corridor.
F. Circulation System (on & off-site)
Internal driveways will be in a loop starting from the driveway to 143rd Avenue. For onsite circulation
please see the site plan. Because the site’s driveway is located off o f a minor road, which currently sees
very minimal amount of traffic, it is anticipated that traffic flow will not be affected. Furthermore, to
avoid traffic back up while operating the main gate, the gate will be placed approximately 138’ from the
main entrance, which will provide ample room to allow vehicles hauling RVs and trailers to be off the
roadway and on our private driveway while they operate the gate. The internal driveways and parking
areas will be paved using 4” sealed recycled asphalt and 1/4” minus gravel for dust control as it is a non-
residential use in order to comply with Maricopa County standards.
G. Development Schedule
Our planned development schedule is within 6 months of application submittal is to get approval from
Maricopa County to move forward with the following steps:
September 2023 receive a decision from the Board of Supervisors of Maricopa County.
Within three months of approval and by June 2024 have the following items installed:
Fencing – 6’ tall perimeter wall, chain link and iron fence
Lighting – Ten 12’ tall LED light poles, the lighting will be shielded and will not
shine on adjacent properties.
Surface Improvements – consisting of 4” sealed recycled asphalt and 1/4”
minus gravel
Video Surveillance Equipment – Ten cameras located on each light pole
Electronic Gate with Card Reader – 138’ from the main entrance
Portable restroom with portable sink
H. Community Facilities and Services (school district, parks, amenities within area, etc.)
The parcel where we intend to build the storage site belongs to the Dysart Unified School District for K-
12. Within 1.3 miles of the above mentioned parcel is Luke Elementary School of the Dysart School
District. There are no large parks within the area of the mentioned parcel. The closest is within 2.6
miles of the mentioned parcel. The Tanger Outlets Center is located within 7.5 miles from the subject
parcel.
Public Utilities and Services
Currently there is a shared well agreement on file with Maricopa County Recorder’s Office , which
includes this parcel. The business will have full access to the well, however, there is no water proposed
for the storage site. In addition, sewer service is via a septic tank, but will be unnecessary for this
business as a portable restroom and sink will be located on site. Police services are provided by
Maricopa County Sheriff’s Office, and fire services are provided by Rural Metro. Trash services are
provided by Park & Sons Waist Management once per week for refuse and recycling. Electricity is
provided by APS.
I. Relationship to State Statute ARS 28-8481 and Section 1010 of the County Zoning
Ordinance.
The property is in the vicinity of Luke Air Force Base and will be subject to frequent low altitude flights.
The use of the site as storage for truck trailers and RVs would be compatible with this site, especially
since there will be no employees and will have a small number of daily visitors. We have obtained an
approved Use Compatibility and Consistency Determination (UCCD) by Luke Air Force Base who
deemed the use of the site for the storage of truck trailers and RVs compatible with their day-to-day
operation on June 2, 2020 (UC20200002).
Kevin Bischel, PE
Planning & Development
301 W. Jefferson St., Suite 170
Phoenix, Arizona 85003
Phone: (602) 372-0966
www.maricopa.gov/planning
Email address:
kevin.bischel@maricopa.gov
Planning & Development
Engineering Plan Review
Date:
October 26, 2023
Memo To: Darren Gerard, AICP, Planning Manager, Department of Planning &
Development
Attn:
Martin Martell, Planner, Planning & Development Services
cc:
Bob Fedorka, PE, Engineering Supervisor, Planning & Development
From:
Kevin Bischel, PE, Engineering Plans Examiner, Planning &
Development
Subject:
MCP2023005 – The ParKing-Trailer & RV Storage
APN(s):
501-42-977A
Engineering Review has reviewed the second plan and report routed for review on
09/22/2023, for the subject application and has the following comments:
DRAINAGE PLAN REVIEW
1. ONSITE RETENTION
a. A foot of freeboard is required for retention basins more than a foot deep.
2. ONSITE HYDRAULIC CALCULATIONS
b. Provide preliminary hydraulic analysis for the spillway into the retention basin in
the drainage report.
3. CROSS SECTIONS
a. No comments
4. STREETS
a. Please list on the cover sheet the roadway classification, and design speed for the
access road.
FLOOD CONTROL DISTRICT REVIEW
a. Please note: Disturbance to any floodplain will require a floodplain use permit
concurrent with building permits.
Page 2 of 4
PND TRANSPORTATION PLAN REVIEW
a. Provide a Traffic Impact Statement per MCDOT Traffic Impact Procedures, signed
and sealed by a civil engineer currently registered in Arizona. Any dedication and
offsite improvements needed will be determined by MCDOT Traffic and MCDOT
Permits based on the submittal of a TIA/TIS.
b. The above comment does not include identification of utilities or underground
facilities within or adjacent to the required right-of-way that may have prior rights
and/or require relocation.
STORM WATER QUALITY REVIEW / INFORMATION
1. For sites located within the County’s Urbanized Area, a Storm Water Pollution
Prevention Permit (SWPPP) from the County will be required prior to issuance of any
construction permits. This does NOT preclude the requirement to obtain a Notice of
Intent to Discharge (NOID) from the State (ADEQ), as may be required.
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
4. The entire site and adjacent half-streets’ runoff shall be retained onsite. If portions of
adjacent right-of-way are controlled by other jurisdictions, the adjacent half-streets’
runoff shall be retained unless separately addressed by the other jurisdictions.
5. Sufficient retention volume shall be provided onsite to retain the required 100-year,
2-hour runoff from all contributing areas. Retention basins with stormwater depths
exceeding one foot shall provide one foot of freeboard.
Page 3 of 4
6. All retention basins shall drain within 36 hours per County requirements.
Please contact me with any questions.
Page 4 of 4
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
Page | 1
Subdivision
Infrastructure
& Planning Program
301 W. Jefferson St.
Phoenix, AZ 85003
Subdi vi sio n@mari co pa.go v
esd.mar i co pa.go v
The Maricopa County Environmental Services Department (MCESD) has completed review
for the Semi-truck and RV Parking and Storage planning case(s). Please note the following
MCESD requirements for site development:
Onsite Wastewater –
A Minor Plan Review application must be submitted for any existing system(s) if being
utilized and if the applicant believes the existing system(s) are adequate in size to support
the new use; otherwise, a new septic permit/install may be required.
Projects/sites that are to result in permanent buildings require permanent and permitted
wastewater treatment facilities. In some instances, and with prior approval from the
Department, temporary restroom facilities may be approved for a maximum of two years
for temporary structures (e.g., construction trailers).
For Onsite Wastewater related questions, please contact the Onsite Program at (602) 506-
6666 or by email at septicquestions@maricopa.gov.
Additional Notes –
Environmental Services does not require these items for condition of approval of MCP2023005 ,
however these items must be addressed with the development of the site. Environmental Services
does not require additional review of this case.
*It should be noted that this document does not approve the referenced project. Comments are provided
for the benefit of the applicant for MCESD permit requirements and as an advisory to Maricopa County
Planning and Development Department. 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 current regulations at the time of application.
Project Name: Semi-truck and RV Parking
and Storage
Primary Contact Name: Veronica
Ibuado
Planning Application Type: Military
Compatibility Permit
APN(s): 501-42-977A
Reviewer: Souren Naradikian, P.E.
Email: Souren.Naradikian@maricopa.gov
Phone: 602-372-2907
Planner Name: Martin Martell
Planning Case #: MCP2023005
Date: March 20, 2023
Water and Waste Management Division