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December 9, 2020
Z2020016
Page 1 of 4
Report to the Board of Supervisors
Prepared by the Maricopa County Planning and Development Department
Board Hearing Date:
December 9, 2020 (Cont. from November 18, 2020)
Case #/Title:
Z2020016 – West Valley RV, Auto & Boat Storage
Supervisor District:
4
Applicant/Owner:
Glenn Davis, GRD Development LLC/ SMT Investors, Limited
Partnership
Request:
Zone change from C-2 WHSC & Rural-43 WHSC to C-3 CUPD
WHSC to accommodate a commercial storage facility
Site Location:
Generally located on the southwest corner of Montgomery
Rd. and Highway US 60 in the Surprise area
Site Size:
Approximately 37 acres
County Island Status:
Yes (City of Surprise)
Additional
Comments:
This is a request for a zone change with overlay on a 37 acre
site in the Surprise area to accommodate a commercial
storage facility for RVs, automobiles and boats. This request is
for a zone change with overlay from C-2 and Rural-43 to C-3
CUPD to accommodate a commercial storage facility on a
37 acre site. The site is also within Class 2 and Class 4 of the
Wickenburg Highway Scenic Corridor Overlay Zoning District
(WHSC). The site is located on the southwest corner of
Highway US 60 and Montgomery Rd. in the Surprise area. The
applicant is proposing to develop the site into a commercial
storage facility for recreational vehicles, automobile, and
boats. All storage will take place under 26 covered shade
structures. Moreover, there will be an office building located
adjacent to the main entrance to the site along Montgomery
Rd. The entire site will be enclosed by a six-foot tall CMU
masonry wall topped with four-feet of wrought iron above the
wall for a total of ten-feet in height. The applicant is proposing
to pave all of the driveways, parking areas, and storage areas
of the site to minimize dust pollution. The future facility will
have one to two full-time employees and hours of operation
will be between 8 a.m. to 11 p.m. daily. However, customers
who are storing a vehicle or boat in the facility will have 24
hour access to the site with individual access codes.
December 9, 2020
Z2020016
Page 2 of 4
The proposal will be develop this site in two separate phases.
Phase I will be on approximately 15 acres along Montgomery
Rd. in the northern portion of the site that will take
approximately nine months to construct. Phase II will be on
the remaining 22 acres of the site will take place in the future.
There are no outstanding concerns from reviewing agencies.
Prior to the Planning & Zoning Commission Hearing there was
a total of 11 letters of opposition and three letters of support
for this proposal. After the October 22nd Planning & Zoning
Commission Hearing, staff received one Appeal of the
Planning & Zoning Commission Recommendation and 56
letters of opposition. The opposition now totals 66 representing
18% by parcel number and 28% by parcel area within a 300’
radius of the site. A super-majority vote of the Board has not
been triggered.
Commission
Recommendation:
On 10/22/20, the Commission voted 6-0 to recommend
approval of Z2020016 subject to conditions ‘a’ – ‘n’:
a.
Development of the site shall be in substantial conformance with the Narrative
Report entitled “West Valley RV, Auto and Boat Storage”, consisting of four pages,
dated July 6, 2020, and stamped received August 31, 2020, except as modified by
the following conditions.
b.
The following Planning Engineering conditions shall apply:
1.
Re-plat of the Churchill South 2 subdivision is required to vacate the public
alleys that exist throughout the site. Vacation of the alleys are subject to
approval by the County Real Estate Department.
2.
Road improvements to Montgomery Road must be provided in
accordance with the MCDOT approved Traffic Impact Study.
3.
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.
4.
Detailed Grading and Drainage Plans showing the new site improvements
must be submitted for approval and acquisition of building permits.
c.
The following Luke Air Force Base and Luke Air Force Auxiliary 1 condition shall
apply:
The West Valley RV, Auto & Boat Storage shall notify future occupants/tenants that
they are located near a military airport with the following language:
December 9, 2020
Z2020016
Page 3 of 4
“You are located within the territory in the vicinity of a military airport, however
aircraft flying in this area are authorized to fly as low as 1,500 feet above the
ground. You will be subject to direct overflights and noise from Luke Air Force Base
jet aircraft in the vicinity.
Luke Air Force Base executes an average of approximately 165 overflights per day.
Although Luke’s primary flight paths are located within 20 miles from the base, jet
noise will be apparent throughout the area as aircraft transient to and from Barry
M. Goldwater Gunnery Range and other flight areas.
Luke Air Force Base may launch and recover aircraft in either direction off its
runways oriented to the southwest and northeast. Noise will be more noticeable
during overcast sky conditions due to noise reflections off the clouds.
Luke Air Force Base’s normal flying hours extend from, 7 a.m. until approximately
midnight, Monday through Friday, but some limited flying will occur outside these
hours and during most weekends.
For further information, please review the Luke Air Force Base’s website at
www.luke.af.mil/urbandevelopment or contact Maricopa County Planning and
Development Department.”
d.
All habitable buildings built on this site shall be constructed to attain a noise
reduction level as per ARS § 28-8482(B).
e.
Sound attenuation measures shall be incorporated into the building design to
achieve a 45-decibel (average day/night weighted) interior noise level due to the
proximity of the adjacent railroad tracks.
f.
Prior to approval of the Plan of Development all of the parcels that make up the
site shall be combined as one property with a newly assigned APN.
g.
Prior to approval of a Plan of Development a re-plat of Tract ‘D’ and Lot 21 of the
Churchill South No. 2 subdivision to vacate the public alley and half-width right-of-
way of Mitchell Rd. on the site shall be recorded.
h.
Prior to approval of a Plan of Development a MCDOT Right-of-Way Reduction
Waiver shall be submitted and approved that addresses the reserved right-of-way
along the Mid-Section Lines on the site.
i.
Prior to approval of a Plan of Development the developer shall provide Deeds for
APN 503-48-004 for proof of ownership.
j.
The CUPD shall limit use of the site to a commercial storage facility or other use
acceptable to the Maricopa County Environmental Services Department to have
wastewater disposal via on-site septic system.
k.
The following C-3 CUPD standards shall apply:
1. Minimum front yard setback of ten feet regardless of adjacent zoning districts;
December 9, 2020
Z2020016
Page 4 of 4
2. Maximum height for fences of ten feet;
3. Minimum landscape buffer on the site along Highway US 60 of ten feet;
l.
Noncompliance with any Maricopa County Regulation shall be grounds for
initiating a revocation of this Zone Change as set forth in the Maricopa County
Zoning Ordinance.
m.
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.
n.
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 never been granted.
Presented by:
Martin Martell, Planner
Reviewed by:
Darren Gerard, AICP, Planning Manager
Attachments:
10/22/20 P&Z Packet (39 pages)
Opposition/Support Map within 300’ (1 Page)
All Opposition/Support Map (1 page)
Appeal of P&Z Recommendation (1 page)
Opposition Letters (56 pages)
Note:
10/22/20 Draft P&Z Minutes are not available as of the writing of this report, but can
be provided upon request later when available.
Z2020016
Page 1 of 12
Report to the Planning and Zoning Commission
Prepared by the Maricopa County Planning and Development Department
Case:
Z2020016 – West Valley RV, Auto & Boat Storage
Hearing Date:
October 22, 2020
Supervisor District:
4
Applicant:
Glenn Davis, GRD Development LLC
Owner:
SMT Investors, Limited Partnership
Request:
Zone change from C-2 WHSC & Rural-43 WHSC to C-3 CUPD WHSC
to accommodate a commercial storage facility
Site Location:
Generally located on the southwest corner of Montgomery Rd. and
Highway US 60 in the Surprise area
Site Size:
Approximately 37 acres
Density:
N/A
County Island:
Yes (City of Surprise)
County Plan:
White Tanks/ Grand Ave. Area Plan – Rural Densities (0-1 du/ac)
Municipal Plan:
Surprise – Commerce & Office Character Area
Municipal Comments:
The proposed use will be consistent with the Commerce & Office
Character Area land use designation of the General Plan and the
Transit Oriented Development Sub-Area District overlay, provided
future transit accommodations are provided (see attached letter).
Support/Opposition:
Staff has received ten letters of opposition and three letters of
support
Recommendation:
Approve with conditions
Z2020016
Page 2 of 12
Project Summary:
1.
This request is for a zone change with overlay from C-2 and Rural-43 to C-3 CUPD to
accommodate a commercial storage facility on a 37 acre site. The site is also within the
Wickenburg Highway Scenic Corridor Overlay Zoning District (WHSC). The site is located
on the southwest corner of Highway US 60 and Montgomery Rd. in the Surprise area.
Currently, the site consist of five separate parcels and the developer will be conditioned
as part of this zone change approval, to combine all of the parcels into a single parcel
prior to the approval of the Plan of Development. The northern part of this site is identified
as Tract ‘D’ and Lot 21 of the Churchill South No. 2 subdivision with a public alley and half-
width right-of-way of Mitchell Rd. on this part of the site. The applicant is currently in the
process of re-plating this part of the Churchill South No. 2 subdivision that affects the site
which will abandon the public alley and half-width right of way of Mitchell Rd.
(S20200016). Moreover, it will be a condition of zone change approval to have this re-
plat completed prior to approval of the Plan of Development.
2.
In addition, the site is also within the Wickenburg Highway Scenic Corridor (WHSC). The
purpose of the WHSC is as follows:
a. To maintain the scenic beauty that now exists along the Wickenburg Highway US 60.
b. To encourage orderly and sensitive development within the scenic corridor.
c. To encourage safe and efficient traffic flow along the Wickenburg Highway US 60.
d. To encourage and improve the economic, social, and physical living environment for
the residents within the WHSC.
e. To encourage sustainable development practices.
The WHSC zoning overlay encompasses areas within two miles of either edge of the right-
of-way of Highway US 60 extending from Bell Rd.to the town line of Wickenburg..
Furthermore, the WHSC is broken into classes that are dependent on distance from
Highway US 60 with Class 3 and 4 with the most restricted development standards, and
Class 1 and 2 with the least restrictive development standards. The subject site is within
both Class 2 of the WHSC, which is 0 to 300 feet away from the Highway and Class 4 of
the WHSC, which is 300 feet to ¼ mile away from the Highway. In the case of a site that
is divided by intensity levels, such as the subject site, applicants are required to comply
with the district standards only for that segment of the property within the boundary
according to Section 405 of the Maricopa County Zoning Ordinance. Moreover, when
standards and requirements differ between the WHSC overlay and the existing primary
zoning district classification, the more restrictive regulation shall apply. According to the
WHSC Land-Use Map the site is identified as a Minor Activity Center, which are locations
suitable for retail commercial centers for neighborhood and local services, but some
industrial/employment related development is suitable, just on a smaller scale. This
proposal of a commercial storage facility would be appropriate for this area of the WHSC
overlay.
3.
The applicant is proposing to develop the site into a commercial storage facility for
recreational vehicles, automobile, and boats. There will be a total of ???? spaces. All
Z2020016
Page 3 of 12
storage will take place under 26 covered shade structures that will have a maximum
height of 16-feet and occupy 739,179 square feet of the site. Once all the phases are
complete there will be a total of 2,902 storage spaces on the site. Moreover, there will
be a 1,200 square foot office building located adjacent to the main entrance to the site
along Montgomery Rd. Once all of the proposed phases of construction are complete,
46 percent of the site will be covered by structures. The entire site will be enclosed by a
six-foot tall CMU masonry wall with four-foot high wrought iron on top of the wall for a
total of ten-feet in height from the adjacent finished grade. The applicant is proposing
to pave all of the driveways, parking areas, and storage areas of the site to minimize dust
pollution that will add a total of 1.3 million square feet of surface area. The future facility
will have one to two full-time employees and hours of operation will be between 8 a.m.
to 11 p.m. daily. The proposal is to develop this site in two separate phases. Phase I will
be approximately 15 acres of land along Montgomery Rd. in the northern portion of the
site that will take approximately nine months to construct. Phase II will be on the
remaining 22 acres of the site will take place in the future.
4.
In order to develop the site as a commercial storage facility the applicant is requesting
to vary the C-3 zoning development standards and the WHSC Class 4 zoning overlay
development standards. The applicant is requesting to vary the front yard to ten feet
regardless the adjacent zoning district, increase fence heights to ten feet, and reduce
the required landscaping adjacent to the Highway to ten feet, see development
standards tables below. Varying these development standards will allow the future
facility to match similar commercial developments, but in a way that would be hardly
noticeable to both residents and motorists. To compensate these requested varied
standards the development will add a 100 foot deep area of natural desert and retention
facilities along the southern boundary of the site that will act as a buffer between the
future facility and the residential properties to the south.
Z2020016
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Z2020016
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5.
It should be noted that since the applicant is proposing a site plan (required plan of
development) and although the zone change is a legislative approval, the Plan of
Development is administratively approved. Therefore, Plan of Development approval is
contingent upon prior rezoning approval.
Z2020016
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Excerpt of North Part of the Site Plan
Z2020016
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Excerpt of the South Half of the Site Plan
Current Street View of the Site
Existing On-Site and Adjacent Zoning / Land Use:
6.
On-site:
Rural-43 WHSC & C-2 WHSC/ Natural desert
North:
C-2 WHSC & Rural-43 WHSC /Natural desert
South:
Rural-43 WHSC & C-2 WHSC / Single-family residences
East:
City of Surprise (PAD)/ Natural desert
West:
Rural-43 WHSC / Natural desert
Z2020016
Page 8 of 12
Utilities and Services:
7.
Water:
West End Water Company
Wastewater:
Private Septic System
School District:
Nadaburg Unified School District
Fire:
Arizona Fire & Medical Authority
Police:
MCSO
Right-of-Way:
8.
Primary access to the site will be by Montgomery Rd. on the north side of the site, which
is a major collector street, and emergency access to Mitchell Rd. (207th Ave.) in the
southwest corner of the site. In the northern portion of the site there is an intersection of
two Mid-Section Lines, with the north-south Mid-Section Line forming the majority of the
west property line of the site. Each of these Mid-Section Lines on the site have 40 feet of
reserved Right-of-Way on either side of this line. In order to remove the reserved right-of
way from the site, the applicant will be conditioned, as part of this zone change request,
to request a Right-of-Way Reduction Waiver from Maricopa County Department of
Transportation (MCDOT) before the submission of any Plan of Development. This request
would either eliminate or reduce the reserved Right-of-Way of the East-West Mid-Section
Line (Montgomery Rd. Alignment) and the north-south Mid-Section Line (207th Ave.
Alignment). The site’s easterly boundary is along the 90 foot half width right-of-way of
Highway US 60, which is maintained by the Arizona Department of Transportation (ADOT).
During the review of this zone change request ADOT was routed and had no comment
concerning this request, since there will be no access to the facility from the Highway.
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.
Street Name
Half-width Existing R/W
Half-width Proposed R/W
Future Classification
Montgomery Rd. 55-feet
55-feet
Major Collector
Adopted Plan:
10.
White Tanks/Grand Ave. Area Plan (adopted December 6, 2000): This plan designates
the site as Rural Densities (0-1 du/ac). The Rural Densities category identifies areas where
single family residential development is desirable, but unique circumstances dictate
lower densities or where urban services such as sewer, water, schools, roads, and
emergency services are limited or nonexistent. Suitability is determined based on
location, access, existing land use patterns, and natural or human constraints.
11.
Surprise General Plan 2035 (adopted May 14, 2013): This General Plan designates the site
as Commerce & Office Character Area. The Commerce & Office Land Use Character
Area defines those unique areas within the City that, because of their broad
development potential, can comfortably accommodate a variety of land uses. These
areas contain the highest intensity of development in the City and are intended to
provide opportunities for a mixture of commercial and retail uses, office/employment
areas, educational/medical campuses, and entertainment choices to encourage a true
live, work, and play environment.
Z2020016
Page 9 of 12
Public Participation Summary:
12.
The applicant completed the requirements for notification to all of the property owners
within 300 feet of the subject properties and other stakeholders. In addition, the applicant
has held a neighborhood meeting with local residents and stakeholders to discuss this
zone change request and the proposed development. During the applicant’s public
participation process staff received ten letters of opposition and three letters of support
from neighbors and stakeholders. One opponent does not support abandonment of
Mitchell Rd. The majority of the individuals opposing this development request believe
that C-3 zoning would be too intense for this area and fear that once the site is rezoned
to C-3, a future high intensity commercial development may occur on this site. Moreover,
the vast majority would prefer the site be developed as low density single-family
residences, which the opposition believes would be more compatible for the area.
Whereas, the majority of individuals in support of this development believe a commercial
storage facility on this site would be compatible with this area due to the site’s proximity
to Highway US 60. The applicant has addressed these concerns by demonstrating that
their request is consistent with many developments in the surrounding area and market
demand for shade covered storage in this portion of the County warrants this type of
development. Furthermore, the applicant will be designing a 100 foot deep tract of
natural desert and retention basins along the entire southern area of the site that will
serve as a buffer between the facility and the existing single-family residences to the
south.
Outstanding Concerns from Reviewing Agencies:
13.
N/A.
Staff Analysis:
14.
The proposal to develop 37 acres of natural desert into a large commercial storage
facility for the storage of RVs, automobiles, and boats would be appropriate use for this
site since this is located at the intersection of a highway and a major collector street. By
rezoning this site into one uniform zoning district creates a more developable site, rather
than leaving the site with both residential and commercial zoning districts. Although, the
zone change request is for C-3 that allows for many high intensity uses, the proposed use
as a commercial storage facility is less intense with very little traffic. Moreover,
commercial storage facilities generally have small amounts of employees and few
customers using the facility at the same time, unlike other typical commercial uses
making this proposal very compatible with the adjacent residences. As part of this zone
change request there will be a condition of approval added that limits the site’s use to
commercial storage facility, which is being done to help alleviate opposition concerns.
The site is located in a part of the County with limited resources, but developing a facility
that will use a low amount of water compared to a commercial shopping center, making
the proposed use appropriate for this site. The proposal is in concert with the City of
Surprise’s General Plan land-use designation of Commerce & Office and the
development is compatible with the Minor Activity Center designation of the WHSC.
Therefore, staff is in support of this zone change with overlay request.
Z2020016
Page 10 of 12
Recommendation:
15.
For the reasons outlined in this report, staff recommends the Commission motion for
Approval, subject to conditions ‘a’ – ‘n’:
a.
Development of the site shall be in substantial conformance with the Narrative
Report entitled “West Valley RV, Auto and Boat Storage”, consisting of four pages,
dated July 6, 2020, and stamped received August 31, 2020, except as modified by
the following conditions.
b.
The following Planning Engineering conditions shall apply:
1.
Re-plat of the Churchill South 2 subdivision is required to vacate the public
alleys that exist throughout the site. Vacation of the alleys are subject to
approval by the County Real Estate Department.
2.
Road improvements to Montgomery Road must be provided in
accordance with the MCDOT approved Traffic Impact Study.
3.
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.
4.
Detailed Grading and Drainage Plans showing the new site improvements
must be submitted for approval and acquisition of building permits.
c.
The following Luke Air Force Base and Luke Air Force Auxiliary 1 condition shall
apply:
The West Valley RV, Auto & Boat Storage shall notify future occupants/tenants that
they are located near a military airport with the following language:
“You are located within the territory in the vicinity of a military airport, however
aircraft flying in this area are authorized to fly as low as 1,500 feet above the
ground. You will be subject to direct overflights and noise from Luke Air Force Base
jet aircraft in the vicinity.
Luke Air Force Base executes an average of approximately 165 overflights per day.
Although Luke’s primary flight paths are located within 20 miles from the base, jet
noise will be apparent throughout the area as aircraft transient to and from Barry
M. Goldwater Gunnery Range and other flight areas.
Luke Air Force Base may launch and recover aircraft in either direction off its
runways oriented to the southwest and northeast. Noise will be more noticeable
during overcast sky conditions due to noise reflections off the clouds.
Z2020016
Page 11 of 12
Luke Air Force Base’s normal flying hours extend from, 7 a.m. until approximately
midnight, Monday through Friday, but some limited flying will occur outside these
hours and during most weekends.
For further information, please review the Luke Air Force Base’s website at
www.luke.af.mil/urbandevelopment or contact Maricopa County Planning and
Development Department.”
d.
All habitable buildings built on this site shall be constructed to attain a noise
reduction level as per ARS § 28-8482(B).
e.
Sound attenuation measures shall be incorporated into the building design to
achieve a 45-decibel (average day/night weighted) interior noise level due to the
proximity of the adjacent railroad tracks.
f.
Prior to approval of the Plan of Development all of the parcels that make up the
site shall be combined as one property with a newly assigned APN.
g.
Prior to approval of a Plan of Development a re-plat of Tract ‘D’ and Lot 21 of the
Churchill South No. 2 subdivision to vacate the public alley and half-width right-of-
way of Mitchell Rd. on the site shall be recorded.
h.
Prior to approval of a Plan of Development a MCDOT Right-of-Way Reduction
Waiver shall be submitted and approved that addresses the reserved right-of-way
along the Mid-Section Lines on the site.
i.
Prior to approval of a Plan of Development the developer shall provide Deeds for
APN 503-48-004 for proof of ownership.
j.
The CUPD shall limit use of the site to a commercial storage facility or other use
acceptable to the Maricopa County Environmental Services Department to have
wastewater disposal via on-site septic system.
k.
The following C-3 CUPD standards shall apply:
1. Minimum front yard setback of ten feet regardless of adjacent zoning districts;
2. Maximum height for fences of ten feet;
3. Minimum landscape buffer on the site along Highway US 60 of ten feet;
l.
Noncompliance with any Maricopa County Regulation shall be grounds for
initiating a revocation of this Zone Change as set forth in the Maricopa County
Zoning Ordinance.
m.
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.
Z2020016
Page 12 of 12
n.
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 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 (4 pages)
MCDOT comments (2 pages)
MCESD comments (1 page)
DPR comments (2 pages)
City of Surprise comments (2 pages)
Support Letters (3 pages)
Opposition Letters (12 pages)
MARICOPA COUNTY
/
Maricopa County Planning & Development - Phoenix, AZ
4
Gross Acres: 37 approx.
Generated September 30, 2020 16:46 PM
Z2020016
Application Name:
Legal Description
West Valley RV Auto and Boat Storage
Applicant
Case Address
T05N R02W 019, TT5N RR2W 19
GLENN DAVIS
20725 W MONTGOMERY Rd
Applicant Phone/Email
Parcel Primary: 503-48-064A
206.498.4544
GLENNRDAVIS@MINDSPRING.COM
WITTMANN AZ 85361
Map scale 1:5,396
Supervisor District No.
ZONE CHANGE WITH OVERLAY APPLICATION FROM RURAL-43/C-2 TO C-3 CUPD
M O N T G O M E R Y
R D.
2 0 5 T H
A V E.
20'
20'
GRAVEL ROAD
CULVERT PIPES
N89°41'13"W
1280.58'
JEITO FOUNDATION
VACANT COMMERCIAL LAND
C-2
503-48-051
H W Y
U S
6 0
G O R D O N
W A Y
R A D F O R D
R O A D
G R A N D
A V E N U E
40'
END OF PAVED
ROAD
30'
30' 30'
END OF ASPHALT
40'
40'
40'
60'
RICHARD REITHAL LIVING TRUST
VACANT RESIDENTIAL LAND
RU-43
APN 503-48-063A
GREENE FAMILY TRUST
VACANT RESIDENTIAL LAND
RU-43
APN 503-48-063M
WILLIAM DOYLE
VACANT RESIDENTIAL LAND
RU-43
APN 503-48-528
FLORINA AVRAM/ALINA
VACANT RESIDENTIAL LAND
RU-43
APN 503-48-525
TERRANCE JAYCOX
VACANT RESIDENTIAL
LAND
RU-43
APN 503-48-529
DAVID STUBBLEFIELD
VACANT RESIDENTIAL
LAND
APN 503-48-530
COBEN ROCKHILL
VACANT RESIDENTIAL LAND
RU-43
APN 503-48-067Y
SMT INVESTORS LP
VACANT RESIDENTIAL LAND
C-2
APN 503-48-053A
N89°41'13"W
1678.99'
398.41'
1005.95'(R)
2180.23'(R) 2179.86'(M)'
2360.83'(R) 2360.43'(M)'
N46°37'48"W
586.25'
N46°37'48"W
586.25'
E-W MID-SEC LINE
OLD HWY 60-70 R/W
120.00'
2640.87'
S89°39'34"E
N-S MID-SEC LINE
90'
CANOPY B
30' ACCESS DWY
OFFICE
PARKING LOT
737.60'
228.47'
361.68'
478.92'
EADB LLC
VACANT RESIDENTIAL LAND
RU-43
503-48-061U
SUNSET BREEZES LLC
VACANT RESIDENTIAL LAND
RU-43
APN 503-48-003B
RETENTION AREA
RETENTION AREA
LANDSCAPE
FRONT SETBACK
10'-0"
10'-0"
6' HIGH CMU WALL WITH 4'
HIGH WROUGHT IRON FENCE
6' HIGH CMU WALL WITH 4'
HIGH WROUGHT IRON FENCE
6' HIGH CMU WALL WITH 4'
HIGH WROUGHT IRON FENCE
6' HIGH CMU WALL WITH 4'
HIGH WROUGHT IRON FENCE
6' HIGH CMU WALL WITH 4'
HIGH WROUGHT IRON FENCE
6' HIGH CMU WALL WITH 4'
HIGH WROUGHT IRON FENCE
EASEMENT
50'-0"
300' WHSC OFFSET LINE
10'-0"
10'-0"
10'-0"
25'-0"
25'-0"
35'-0"
20' WIDE SOUTH
EMERGENCY
ACCESS GATE
10' SETBACK FROM EXISTING 50'
EASEMENT ALONG SOUTH BOUNDARY
WATER WELL AND STORAGE TANK
SITE. SIZE TO BE DETERMINED
CANOPY A
CANOPY A
CANOPY A
CANOPY A
CANOPY A
CANOPY A
CANOPY A
CANOPY A
CANOPY A
CANOPY A
CANOPY A
CANOPY A
CANOPY A
CANOPY A
CANOPY A
CANOPY A
CANOPY C
CANOPY D
CANOPY E
CANOPY F
CANOPY G
CANOPY H
CANOPY I
CANOPY J
CANOPY K
EXISTING ALLEY AND EASTERLY
HALF OF MITCHEL RD R.O.W.
TO BE ABANDONED WITH THE
REPLAT OF THE CHURCHILL
SOUTH 2 SUBDIVISION.
M I T C H E L
R O A D
M I T C H E L
R O A D
SIGNAGE PER
COUNTY GUIDELINES
CLASS 4
300'-0"
40'
40'
40'-0" R.O.W.
40'-0" R.O.W.
CLASS 2
1/4 MILE
PAVEMENT UNDER
COVERED AREAS, TYP.
35'-0"
35'-0"
35'-0"
35'-0"
35'-0"
35'-0"
35'-0"
PAVEMENT UNDER
COVERED AREAS, TYP.
PAVEMENT UNDER
COVERED AREAS, TYP.
PAVEMENT UNDER
COVERED AREAS, TYP.
PAVEMENT @ DRIVEWAY, TYP.
PAVEMENT @ DRIVEWAY, TYP.
PAVEMENT @ DRIVEWAY, TYP.
PAVEMENT @ DRIVEWAY, TYP.
PAVEMENT @ DRIVEWAY, TYP.
PAVEMENT @ DRIVEWAY, TYP.
PAVEMENT @ DRIVEWAY, TYP.
PAVEMENT @ DRIVEWAY, TYP.
10'-0" STBK
25'x25' VISIBILITY
TRIANGLE
R.O.W.
55'-0"
CLASS 4
CLASS 2
THE 10' LANDSCAPE SETBACK WILL
REMAIN AS NATURAL DESERT
THE 10' LANDSCAPE SETBACK WILL
REMAIN AS NATURAL DESERT
N 2 0 7 T H
A V E.
MONTGOMERY RD.
MITCHELL RD.
PARCEL NO.1
MITCHELL RD.
HWY
60-70-89
RADFORD RD.
GRAND AVE.
PARCEL NO.3
TRACT "D"
PARCEL NO.2
LOT 21
ZONED C-2
ZONED RU-43
ZONED C-2
ZONED RU-43
120'-0"
PARCEL NO.4
ZONED C-2
N
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
A
B
C
D
E
F
G
H
J
K
L
A
B
C
D
E
F
G
H
J
K
L
600 N 4th ST, SUITE 112
PHOENIX ARIZONA 85004
P (602) 635 1581
F (602) 635 1581
cam@mergeAG.com
cdc@mergeAG.com
DATE
SHEET
SHEET TITLE
COPYRIGHT
THIS DRAWING IS AN INSTRUMENT OF SERVICE
ONLY AND IS AND SHALL REMAIN, EXCLUSIVE
PROPERTY OF THE ARCHITECT. NO
REPRODUCTION OR OTHER USE SHALL BE MADE
BY ANY PERSON OR FIRM WITHOUT THE EXPRESS
WRITTEN PERMISSION OF THE ARCHITECT. ANY
UNAUTHORIZED USE SHALL VOID THE
ARCHITECT'S SEAL AND SIGNATURE HEREON AND
NO PROFESSIONAL LIABILITY WILL REMAIN.
PROJECT NO.
REVISION
SEAL
OWNER INFORMATION
PROJECT
W Grand Ave.
W Montgomery Rd.
N 203rd Ave.
W Bradley Rd.
SITE
LOCATION
VICINITY MAP
A001
08.17.2020
OVERALL SITE
PLAN
20C-002
WEST VALLEY
RV-AUTO-BOAT STORAGE
HIGHWAY 60 AND WEST MONTGOMERY RD, WITTMANN AZ.
GRD DEVELOPMENT LLC
OWNER AGENT: GLENN R. DAVIS
14537 W GRAND AVE #140-233 SURPRISE AZ. 85374
1" = 100'-0"
PROPOSED OVERALL SITE PLAN
-
N
1.
COORDINATE ALL SPOT ELEVATIONS AND DIMENSIONS WITH
CIVIL/LANDSCAPE/STRUCTURAL DRAWINGS
2.
PROVIDE POSITIVE DRAINAGE OF 1% MINIMUM / 2% MAXIMUM AT ALL
EXTERIOR PAVED PEDESTRIAN AREAS SUCH AS SIDEWALKS, PATIOS, STAIRS,
ETC. UNLESS NOTED OTHERWISE
3.
PROVIDE POSITIVE DRAINAGE AWAY FROM THE
4.
BUILDING OF 5% FOR A DISTANCE OF 10 FEET UNLESS NOTED OTHERWISE.
5.
FINISH GRADE SLOPES SHALL BE NO STEEPER THAN 1 FOOT VERTICAL IN 3
FEET HORIZONTAL UNLESS NOTED OTHERWISE.
6.
ALL OUTDOOR LIGHTING WILL BE IN COMPLIANCE WITH SECTION 1112 OF THE
MARICOPA COUNTY ZONING ORDINANCE
GENERAL SHEET NOTES
PROJECT DATA
SITE SUMMARY
A.P.N.:
503-48-005C, 503-48-052A, 503-48-064A, 503-48-004
TOTAL GROSS SITE AREA:
1,592,707 SF (36.56 ACRES)
TOTAL NET SITE AREA:
1,560,136 SF (35.81 ACRES)
LOT COVERAGE:
MAX. ALLOWED 60% - PROPOSED: 47.5%
EXISTING ZONING:
C-2 & RU-43
EXISTING LAND USE:
NATURAL DESERT/VACANT LAND
PROPOSED ZONING:
C-3 CUPD
PROPOSED LAND USE:
COMMERCIAL STORAGE
PROJECT NAME:
WEST VALLEY RV-AUTO-BOAT GARAGE
CASE TRACKING NUMEBR:
Z2020016
SCHOOL DISTRICT:
NADABURG UNIFIED SCHOOL DISTRICT
TYPE OF SCREENING:
6' HIGH CMU WALL WITH 4' HIGH WROUGHT IRON FENCE
ZONE REQUEST:
ZONE CHANGE FORM C2 AND RU-43 TO C-3 CUPD
1" = 400'-0"
EXISTING OVERALL SITE
PLAN
2
LOT 1 LEGAL DESCRIPTION:
PRT N2 SE4 SEC 19 LY SLY & WLY US HWY 60 70 89
EX THAT PRT TH/OF LY NELY OF LN DAF BEG AT PT IN E/L SEC 19 WH BEARS N 419.37F
FR SE COR SD SEC TH N 46D 37M W PARL WI & 90F SWLY OF THE EXISTING SWLY R/W
LN SD HWY TO PT OF TERMINUS IN THE W/L E2 SEC 19
LOT 2 LEGAL DESCRIPTION:
CHURCHILL SOUTH 2 MCR 79/30 LT 21 EX PRT DAF
BEG AT MOST ELY NE COR LT 21 TH S ALG E/L LT 21 47.94F TH NWLY PARL WI SWLY
R/W LN US H/W 60 228.16F TH SWLY PARL WI SELY R/W LN MONTGOMERY RD AS
SHOWN ON SD PLAT 272F TO SWLY BNDY LN LT 21 TH NWLY 15F TO MOST WLY COR
SD LT TH NELY 287F TO TAN CUR TO RT WI RAD 20F TH ELY ALG ARC SD CUR & CONT
ALG SD BNDY LN LT 21 31.42F TO NELY BNDY LN SD LT TH SELY 190.40F TO POB
LOT 3 LEGAL DESCRIPTION:
CHURCHILL SOUTH 2 MCR 79/30 TR D EX THAT PRT
DAF BEG AT MOST NLY COR TR D TH SWLY ALG NWLY BNDY TR D 69.70F TH SELY PARL
WI NELY BNDY TR D 15F TH NELY AT R/A TO SD NELY BNDY 69.70F TO PT IN SD NELY
BNDY 15F SELY OF POB TH TO POB
UTILITY PROVIDERS
SUNRISE WATER CO. AND WEST END WATER CO.
9098 W PINNACLE PEAK RD.
PEORIA, AZ. 85383
SEWER N/A.
IT IS TO BE A SEPTIC TANK
FIRE (WITTMANN FIRE DISTRICT)
20303 W PATTON ROAD
WITTMANN, AZ. 85361
100'
200'
400'
0'
LOT 4 LEGAL DESCRIPTION:
PT SW4 NE4 BEG AT INT OF SLY LN U S H/W 60 & 70
WITH W BDY LN OF E2 SEC TH SELY ALG SD H/W BDY LN 120F TH S 320F TO PT WITHIN
SW4 NE4 TH NWLY PARA WITH SLY LN SD H/W 120F TO WLY BDY LN NE4 TH NLY TO P
OB EX RD P/F 99-955011
NOTES:
WICKENBURG
HIGHWAY SCENIC
CORRIDOR
ZONING OVERLAY
REGULATION
BASE CLASS 4 (0'-300'
FORM HIGHWAY)
REGULATIONS
BASE CLASS 2
(300'-1/4 MILE
OF THE
HIGHWAY)
REGULATIONS
HEIGHT
SCREENING
SIGNS
LANDSCAPE SETBACK
HIGHWAY ACCESS
NOISE ABATEMENT
REGULATION
BASE C-2 ZONING
DISTRICT REGULATIONS
BASE RU-43 ZONING
DISTRICT REGULATIONS
PROPOSED C3-CUPD
ZONING DISTRICT
REGULATIONS
HEIGHT
FRONT YARD
SIDE YARD
STREET SIDE YARD
REAR YARD
PROPOSEDCLASS 4
(0'-300' FORM
HIGHWAY)
REGULATIONS
PROPOSED CLASS
2 (300'-1/4 MILE
OF THE
HIGHWAY)
REGULATIONS
CUPD DEVELOPMENT STANDARDS TABLE
WHSC DEVELOPMENT STANDARDS TABLE
40'
40'
40'
10' *
40'
10'
NONE **
30'
NONE ***
20'
NONE ****
40'
33'
33'
33'
33'
•
OUTDOOR STORAGE
•
LOADING AREAS
•
ALL PARKING AREAS FACING THE
HIGHWAY
NONE
-
NONE
NONE
N/A
NONE**
25' SETBACK ALONG THE HWY
EVERY 1/2 MILE
REQUIRED
NONE
NONE
NONE
N/A
NONE**
LOT AREA
LOT WIDTH
LOT COVERAGE
PARKING SPACES
SCREENING
6,000 SF
43,560 SF
6,000 SF
60'
145'
60'
60%
25%
60%
SEE PARKING
REGULATIONS
2 PER DWELLING
UNIT
SEE PARKING
REGULATIONS
6' HIGH SOLID CMU
WALL/VIEW
OBSCURING MATERIAL
NONE
* 25' WHEN LOCATED ON A CORNER LOT ADJACENT TO RURAL / RESIDENTIAL ZONE DISTRICTS.
** 10' WHEN ADJACENT TO RURAL / RESIDENTAL ZONING DISTRICTS
*** 10' WHEN LOCATED ON A CORNER LOT ADJACENT TO RURAL / RESIDENTIAL ZONING
DISTRICTS
**** 25' WHEN ADJACENT TO RURAL / RESIDENTIAL ZONING DISTRICTS
FENCE HEIGHT
8'
8'
10'
NONE **
NONE ***
NONE ****
6' HIGH SOLID CMU
WALL/VIEW
OBSCURING MATERIAL
•
OUTDOOR STORAGE
•
LOADING AREAS
•
ALL PARKING AREAS FACING THE
HIGHWAY
•
12' MAX. HT.
•
0' SETBACK IF 8' IN HT.
•
15' SETBACK IF SIGNS ARE 8'-10' IN HT.
•
20' SETBACK IF SIGNS ARE 10'-12' IN HT.
•
USE MUTED AND NATURAL DESERT
COLORS.
•
LIMITED 3 COLORS
•
12' MAX. HT.
•
0' SETBACK IF 8' IN HT.
•
15' SETBACK IF SIGNS ARE 8'-10' IN HT.
•
20' SETBACK IF SIGNS ARE 10'-12' IN HT.
•
USE MUTED AND NATURAL DESERT
COLORS.
•
LIMITED 3 COLORS
10' SETBACK ALONG THE HWY
EVERY 1/2 MILE
REQUIRED
*USE OF REFLECTIVE GLASS PROHIBITED
** OUTSIDE OF MILITARY FACILITY OVERLAY
MARICOPA COUNTY SHERIFF'S OFFICE
DISTRICT III
13063 W BELL RD.
SURPRISE, AZ. 85378
ARIZONA FIRE & MEDICAL AUTHORITY
188818 N SPANISH GARDEN DR.
SUN CITY WEST, AZ. 85374
PROPOSED PARCEL
SITE COVERAGE
CANOPY (A-K):
739,179 SF
OFFICE BUILDING:
1,200 SF
TOTAL:
740,349 SF (47.5%)
LANDSCAPE:
6,098 SF
PAVEMENT/HARDSCAPE:
1,377,681 SF
REGULAR PARKING SPACES:
COMMERCIAL/OFFICE (1) PARKING SPACE PER 250 SF OF FLOOR AREA
REQUIRED:
5.00 SPACES
PROVIDED:
5.00 SPACES
PAVING MATERIAL:
ASPHALT
ADA PARKINS SPACES:
PER EVERY (1-25) PARKING SPACES PROVIDED (1) ADA PARKING SPACE REQUIRED
REQUIRED:
1.00 SPACE
PROVIDED:
1.00 SPACE
PAVING MATERIAL:
ASPHALT
BUILDING HEIGHT
MAX ALLOWED:
33 FEET
PROPOSED:
20-25 FEET (OFFICE BUILDING)
16 FEET (CANOPY)
NUMBER
DESCRIPTION
DATE
1
CITY COMMENTS
08/04/20
ARCHITECTURE
NONE
NONE
•
MIN. 80% SURFACE MATERIAL
(EXCLUDING DOORS & WINDOWS)
SHALL APPEAR NATURAL*
•
ALL ACCESSORY STRUCT. MUST
MATCH THE ARCHITECTURE OF
PRINCIPLE BUILDING
•
MIN. 80% SURFACE MATERIAL
(EXCLUDING DOORS & WINDOWS)
SHALL APPEAR NATURAL*
•
ALL ACCESSORY STRUCT. MUST
MATCH THE ARCHITECTURE OF
PRINCIPLE BUILDING
Narrative Report
(Revised: July 6, 2020)
Project Name
West Valley RV, Auto and Boat Shaded Storage
General Location
SWC Adjacent to Hwy 60 and W. Montgomery Road
Wittmann, AZ
Case/Tracking #
Z2020016
Site Location/Vicinity Map
Page 1 of 4
Narrative Report (Revised: 7-06-2020)
West Valley RV, Auto and Boat Shaded Storage
Hwy 60 and W. Montgomery Road, Wittmann, AZ
Case/Tracking #: Z2020016
Purpose of Request
To rezone approximately thirty-seven (37) acres of C-2 and RU-43 zoned property to all C-3
CUPD zoning and request to vary the development standards of Class 4 and Class 2 of the
Wickenburg Highway Scenic Corridor zoning overlay.
Description of Proposal
The project plan is to construct a state-of-the-art shaded facility for RV, auto and boat storage.
The project may also include some fully enclosed garages and a maintenance shop. This facility
will serve the entire West Valley area. Currently, there exists a serious unmet demand for
shaded storage. There are between 5,000 to 7,000 uncovered vehicles now in the immediate
area. This demand will only grow with the West Valley being one of the fastest growing areas in
the U.S. There are several thousand new homes planned and under construction now within a
few miles of the project. We anticipate one to two full-time employees.
Once construction begins, the first phase could be completed in approximately nine (9) months.
This project will include a list of amenities not available at most facilities (refer to pre-
application amenities checklist). We anticipate business operations daily from 8 a.m. to 11 p.m.
The project will be very attractive and sensitive to surrounding properties and future businesses.
We will be able to provide more details regarding construction when we progress to
construction drawings.
Relationship to Surrounding Properties
The majority of the properties surrounding the subject property is mostly undeveloped and
vacant with zoning being both commercial and residential. There are currently two (2)
properties within a quarter mile also in a rezone process. Five (5) miles away are several new
developments of hundreds of new homes. There are twenty (20) properties surrounding the
subject - eight (8) of which have homes on them.
Wittmann is in serious need of having complimentary services and development commercially
to accommodate the new residential explosion. Many of the new homes being built are adding
an extra R.V. garage to accommodate the lack of appropriate facilities. This project will provide
a service and amenity to the greater West Valley community that is not available.
The property is surrounded by mostly vacant land with a few older residences. This project will
be fully enclosed and secured. Projects of this type have very low crime, little traffic and are
extremely quiet, while providing the area with a much needed amenity.
Location and Accessibility
Project location provides excellent access off Highway 60 onto W. Montgomery Road going
either direction. The highway currently provides center turn lanes going both ways so traffic
mitigation would be minimal.
Page 2 of 4
Narrative Report (Revised: 7-06-2020)
West Valley RV, Auto and Boat Shaded Storage
Hwy 60 and W. Montgomery Road, Wittmann, AZ
Case/Tracking #: Z2020016
Circulation System
The access to the project would be from W. Montgomery Road for both site ingress and egress.
Phasing Schedule
Phase I – approximately fifteen (15) acres with approximately nine (9) month construction
schedule.
Public Utilities and Services
Sunrise Water Co. & West End Water Co.
9098 W. Pinnacle Peak Road
Peoria, AZ 85383
(623) 972-0133
Sewer (N/A)
Fire (Wittmann Fire District)
20303 W Patton Road
Wittmann, AZ 85361
Maricopa County Sherriff’s Office District III
13063 W Bell Road
Surprise, AZ 85378
Arizona Fire & Medical Authority
18818 N Spanish Garden Drive
Sun City West, AZ 85374
Other
The project is patterned after Oakley Executive RV and Boat Storage. They were voted 2013
facility of the year. Please refer to their website for photos and amenities at:
www.oakleyrvboat.com. On their home page, click “Amenities” for photos and video.
Zoning District Development Standards Table (refer to page 3)
Wickenburg Highway Scenic Corridor Overlay Development Standards Table (refer to page 4)
Page 3 of 4
Narrative Report (Revised: 7-06-2020)
West Valley RV, Auto and Boat Shaded Storage
Hwy 60 and W. Montgomery Road, Wittmann, AZ
Case/Tracking #: Z2020016
* 25' when located on a corner lot adjacent to rural/residential zoning districts
** 10' when adjacent to rural/residential zoning districts
*** 10' when located on a corner lot adjacent to rural/residential zoning districts
**** 25' when adjacent to rural/residential zoning districts
Zoning District Development Standards Table
REGULATION
Base C-2 Zoning
District Regulations
Base Rural-43
Zoning District
Regulations
Proposed C-3 CUPD
Zoning District
Regulations
Height
40'
40'
40'
Front Yard
10'*
40'
10'
Side Yard
None**
30'
None**
Street Side Yard
None***
20'
None***
Rear Yard
None****
40'
None****
Fence Height
8'
8'
10'
Lot Area
6,000 SF
43,560 SF
6,000 SF
Lot Width
60'
145'
60'
Lot Coverage
60%
25%
60%
Parking
See Parking
Regulations
2 per dwelling unit
See Parking
Regulations
Screening
6' high Solid CMU
Wall/View Obscuring
Material
None
6' high Solid CMU
Wall/View Obscuring
Material
Page 4 of 4
Narrative Report (Revised: 7-06-2020)
West Valley RV, Auto and Boat Shaded Storage
Hwy 60 and W. Montgomery Road, Wittmann, AZ
Case/Tracking #: Z2020016
I:\TSM-Design Branch\Rajanikanth Thoutam\Traffic Impact Studies Review Comments\West Valley RV Auto Boat Storage\West
Valley RV, Auto & Boat Storage.doc
MCDOT -- TRAFFIC ENGINEERING
REVIEW COMMENT SHEET
1 OF 2
Project Name: West Valley RV, Auto & Boat Storage
Location: US-60 & Montgomery Rd, Wittmann, AZ
P&D/MCDOT File No.: Z2020016
Date: 08-04-2020
Reviewer: Raj Thoutam
Phone No.: 602-506-8940
Consultant: Pender Engineering
Project No.:
Report Sealed By: Thomas Lloyd Pender Phone No: 928-300-8814 Fax:
CONSULTANT CODE:
A = Will Comply B = Deleted
C = Consultant to Evaluate
Item
Number
Page
Number
Comments
Consultant
Reply
= = =
1
= = =
2nd REVIEW (TIS)
Consultant: Please use the code and respond to each comment in the Consultant
Reply Column. This sheet is for our record, please answer every question and sign
and date your acknowledgement or the plans will be sent back to complete the
process. Send back the marked-up plans and a new set of plans along with this
comment sheet. Thank you for your cooperation.
= = = = = = = = = = = = = = = = = = = = = = = = = = = = = = =
General Summary:
The proposed RV, Auto & Boat storage facility site is located south of US-60 and
Montgomery Rd intersection. The site would have 706 parking spaces and will be
served by one full access driveway that will access out onto Montgomery Rd.
Proposed site and Montgomery Rd are under Maricopa County Jurisdiction, and US-
60 adjacent to the site east frontage is under ADOT jurisdiction.
Review Comments:
The traffic study is approved with the stipulation that Montgomery Rd be developed to
Major collector Rd under half-street improvements along site frontage, and provide a
copy of this traffic study approval from ADOT to the County before building permit
approval.
Signature: _____________________________________ Date: ___________
I:\TSM-Design Branch\Rajanikanth Thoutam\Traffic Impact Studies Review Comments\West Valley RV Auto Boat Storage\West
Valley RV, Auto & Boat Storage.doc
MCDOT -- TRAFFIC ENGINEERING
REVIEW COMMENT SHEET
2 OF 2
Project Name: West Valley RV, Auto & Boat Storage
Location: US-60 & Montgomery Rd, Wittmann, AZ
P&D/MCDOT File No.: Z2020016
Date: 03-27-2020
Reviewer: Raj Thoutam
Phone No.: 602-506-8940
Consultant: Pender Engineering
Project No.:
Report Sealed By: Thomas Lloyd Pender Phone No: 928-300-8814 Fax:
CONSULTANT CODE:
A = Will Comply B = Deleted
C = Consultant to Evaluate
Item
Number
Page
Number
Comments
Consultant
Reply
= = =
1
2
3
= = =
1st REVIEW (TIS)
Consultant: Please use the code and respond to each comment in the Consultant
Reply Column. This sheet is for our record, please answer every question and sign
and date your acknowledgement or the plans will be sent back to complete the
process. Send back the marked-up plans and a new set of plans along with this
comment sheet. Thank you for your cooperation.
= = = = = = = = = = = = = = = = = = = = = = = = = = = = = = =
General Summary:
The proposed RV, Auto & Boat storage facility site is located south of US-60 and
Montgomery Rd intersection. The site would have 706 parking spaces and will be
served by one full access driveway that will access out onto Montgomery Rd.
Proposed site and Montgomery Rd are under Maricopa County Jurisdiction, and US-
60 adjacent to the site east frontage is under ADOT jurisdiction.
Review Comments:
As site traffic would have impact on US-60, this study should be submitted to ADOT
for their review and approval.
On the site plan, please show the offset distance of the proposed driveway onto
Montgomery with US-60 or Gordon Way.
Auxiliary Left-turn lane should be provided for vehicles turning into the site at the site
driveway. Also, please discuss about the half-street improvements on site frontage
with Montgomery Rd.
Signature: _____________________________________ Date: ___________
Subdivision Infrastructure &
Planning Program
1001 N. Central Avenue #150
Phoenix, Arizona 85004
Phone: (602) 506-1058
Fax: (602) 506-5813
TDD 602 506 6704
Maricopa County
Environmental Services Department
Water and Waste Management
DATE:
March 16, 2020
TO :
Martin Martell, Planning & Development Dept.
Planner
FROM:
Souren Naradikian, P.E.
Senior Civil Engineer
SUBJECT:
West Valley RV Auto _ Boat Storage. Z2020016
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 a request for a West Valley RV Auto
_ Boat Storage.
Water services will be provided by Sunrise Water Co. & West End Water Co., MCESD
has no concerns. Wastewater services will not be provided.
Based on the above, MCESD raised no concern about this project to the Planning &
Development Department in Accela Automation on March 16, 2020 and can 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.
Robert Fedorka, P.E.
Planning & Development
501 North 44th Street, Suite 200
Phoenix, Arizona 85008
Phone: (602) 506-7151
www.maricopa.gov/planning
Email address:
Bob.Fedorka@Maricopa.gov
Maricopa County
Planning & Development Department
Date:
August 3, 2020
Memo To: Darren Gerard, AICP, Planning Manager, Department of Planning &
Development
Attn:
Martin Martell, Planner, Planning & Development Services
From:
Robert
Fedorka,
P.E.,
Engineering
Supervisor,
Planning
&
Development Services
cc:
Michael Norris, P.E., Engineering Manager, Planning & Development
Subject:
Z2020016– Zone Change (C-3 CUPD) – RV & Boat Storage
(E3 Memo)
Job Site Address: 207250 W. Montgomery Rd., Wittmann
APN(s):
503-48--005C, 006C, 052A & 064A
PND Engineering Plan Review has reviewed the 3rd submittal of the Grading and
Drainage Plan for the subject application, with a routing date of July 17, 2020, and has
no objections subject to the following conditions:
1.
The retention basin must be fenced so that it meets the County’s pool barrier
requirements since the depth of the retention basin required to store the 100 year,
2 hour volume of runoff will exceed 3 feet.
2.
Retention basin(s) must provide for one (1) foot of freeboard; and drain within 36
hours.
3.
Final drainage design of the site’s storm water conveyance system shall be based
on the 100 year peak runoff event. Conveyance along site walls shall be prohibited
unless the walls are protected from scour.
4.
Re-plat of the Churchill South 2 subdivision is required to vacate the public alleys
that exist throughout the site. Vacation of the alleys are subject to approval by the
County Real Estate Department.
5.
The access drive to the site from Montgomery Road must be paved.
6.
Road improvements to Montgomery Road must be provided in accordance with
the MCDOT approved Traffic Impact Study.
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.
Detailed Grading and Drainage Plans showing the new site improvements must be
submitted for approval and acquisition of building permits.
Please contact me if you have any questions or require any additional information.
June 17, 2020
GRD Development, LLC
Mr. Glenn R. Davis
14537 W. Grand Ave., #140-233
Surprise, AZ 85374
CC: Maricopa County Department of Planning and Development
Mr. Martin Martell, County Planner
501 N. 44th Street, #200
Phoenix, AZ 85008
RE: Rezoning request from C-2 & RU-43 to C-3 CUPD / Zone Change (Z22020016)
West Valley RV, Auto and Boat Shaded (Covered) Storage / Zone Change to C-3 CUPD
Dear Mr. Davis,
After attending the meeting you had with our neighbors I am absolutely opposed to your request for
rezoning.
1- Your proposed development offers Absolutely Nothing to this community.
2- The zone change is not consistent with the surrounding uses.
3- This zone change will have a Negative impact to surrounding homes and community.
This project does not fit this neighborhood in any way, shape or form.
If this project is allowed to move forward we demand a public hearing. If covid 19 prevents that, we
request this be put on hold till a meeting can be held.
Respectfully,
Dan & Stephannie Fletcher
30415 n 208th dr
Wittmann Az 85361
Sent from Mail for Windows 10
R. Reithal Living Trust
Richard Reithal
Mr. Martin Martell
Maricopa County Planning and Zoning
501 North 44th Street, Suite 200
Phoenix, Arizona 85008
RE: Z2020016
Dear Mr. Martell:
First, thank you for the assistance and information that you have provided to me and my neighbors.
Please continue to include me in any future hearings, discussions, and meetings. I consider myself a
stakeholder directly impacted by this zoning case.
I want to formally state that I am opposed to this zoning change. The area was and is zoned as a
residential area. All the people that have purchased property in this area planned and made decisions
based on the current zoning being maintained. My objection, and the objection of all the neighbors, is
that this is just not a good fit into our subdivision. Particularly, the proposed design plans show a large
parking facility for RV’s, trailers, boats, and the like. Also, there are proposed large shade structures
which rise high above the horizon and obstruct the view currently enjoyed by all the neighbors.
Furthermore, of concern is also the problem of vehicles, large trucks, and large trucks towing trailers
entering and exiting from Hwy 60. This project directly risks a horrible accident.
Additionally, one aspect, which directly impacts me, is the proposed road abandonment of Mitchell
Road. This road is the frontage road to my property. I do not consent to the abandonment of Mitchell
Road. Decreased access absolutely reduces the value of my property.
Taking into consideration each of these concerns, this project doesn’t fit, negatively impacts the
neighborhood, is dangerous, and financially reduces the value of all our properties.
Sincerely,
Richard Reithal
Trustee
Richard Reithal Living Trust
Dear Sir, I received this card notice in my mail for West Valley Storage. My wife and I are strongly
OPPOSED to this change in zoning. This does absolutely nothing for anyone in this area. It does not
provide a service to anyone in the area, we all could store 20 RV’s each on our lands. It will lower my
property values for sure. I have worked hard to pay for my house to just have some rich developer ruin
my value. There is plenty of land not around developed areas to purchase. Please DENY this zoning
change, so we can sleep again and not be so stressed out about it.
Thank You
Dan and Stepannie Fletcher
30415 N 208th dr.
Wittmann AZ 85361
Mr. Martell,
We strongly oppose the re-zoning request from C-2 & RU-43 to C-3 CUPD (Zone Change:
Z22020016). We and the other property and homeowners in the immediate surrounding area believe
such a change will negatively impact the area and affect the peaceful environment we all enjoy here. This
area of residential acreages has adequate space for storage of RVs, boats and autos. There are ample
facilities of this nature in the Sun Cities and surrounding areas.
We also enjoy the clear and dark skies for viewing and photographing astronomical events such
as meteor showers, constellations, and comets. These are some of the main reasons I moved to the area.
Believe it or not, the heat radiating off the planned roofs and pavement for hours after the sunset and the
lighting radiating into the sky at night will completely destroy the night viewing and photography
opportunities.
Rezoning and building is likely to be a steppingstone into placing a truck stop or other busy,
over-lighted facilities near the acreage. Any of these actions will further destroy the pleasant environment
and atmosphere we have. We have already been in contact with Maricopa County on stopping the
multitude of truckers who use Montgomery as a rest stop. We are tired of the trash that is left on the side
of the road, the urine filled bottles and the plastic bags filled with human excrement left by the truckers.
This storage facility would obviously be fenced, lighted and covered, thereby blocking the view
for many homeowners. It would create more traffic and noise. We are happy with our homes and the
current level of traffic and activity in the area, but we vehemently object to the addition of destructive
lighting, additional unnecessary traffic, and the negative effects on our views and environment.
We will attend the October 22 Planning and Zoning Commission hearing.
Respectfully,
William R. Powell
Beth E. Powell
30505 N 208th Drive
Wittmann, AZ 85361
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501 North 44th Street, Phoenix, Arizona 85008, (602) 506-3601
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ap is a graphical representation designed for general reference purposes only. Viewer/User agrees to indem
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less M
aricopa County, its officers, departm
ents, em
ployees and agents
from
and against any and all suits, actions, legal or adm
inistrative proceedings, claim
s, dem
ands or dam
ages of any kind or nature arising out of the use of this m
ap, or the data contained herein, in its actual or altered form
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aricopa County OET, GIS Division, 11/13/2020
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105
Feet
O
pposition and Support
Z2020016
Subject Parcel
300' Buffer
Supporting Parcel
Opposition Parcel
300' Buffer Selection
300' Buffer Interior
Eligible parcels: 22
Supporting parcels: 3
Opposition parcels: 6
Supporting parcels sq ft: 114,228.01
Opposition parcels sq ft: 392,671.45
Subject parcels sq ft: 1,595,437.21
All area inside the 300' buffer:
3,785,016.467
All area inside the 300' buffer -
excluding subject parcel,
ROW
and excluded parcels:
2,189,579.26
No-response parcels sq ft: 694,923.23
Super M
ajority opposed parcel acres:
18%
Super M
ajority opposed parcel num
ber:
28%
PEORIA
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227th Ave
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Happy Valley Rd
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501 North 44th Street, Phoenix, Arizona 85008, (602) 506-3601
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DISCLAIM
ER: This m
ap is a graphical representation designed for general reference purposes only. Viewer/User agrees to indem
nify, defend and hold harm
less M
aricopa County, its officers, departm
ents, em
ployees and agents
from
and against any and all suits, actions, legal or adm
inistrative proceedings, claim
s, dem
ands or dam
ages of any kind or nature arising out of the use of this m
ap, or the data contained herein, in its actual or altered form
.
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All Responses
Z2020016
Subject Parcel
All Opposition Parcels
All Supporting Parcels
I oppose the rezoning to C-3 for the proposed 37 acre West Valley Storage Facility at U.S.
60/Grand Ave. and Montgomery Rd.
This will change the landscape and natural rural lifestyle of the area. The increased traffic and
light pollution from the facility will also change the views of the landscape. I want it noted that I
am in strong opposition to the rezoning of this property.
Thank you,
Jeremy Jacobs
Concerned Wittmann Resident