Z2018125 BOS REPORT.PDF

Maricopa County — Formal (2020-08-19)

Extracted text (via pymupdf) 17133 characters

August 19, 2020
Z2018125
Page 1 of 2
Report to the Board of Supervisors
Prepared by the Maricopa County Planning and Development Department

Board Hearing Date:
August 19, 2020

Case #/Title:

Z2018125 – Upland RV and Boat Storage

Supervisor District:
4

Applicant &Owner:
Karl Von Wolff, Upland RV and Boat Storage Inc.

Request:
Special Use Permit (SUP) for Outdoor RV and Boat Storage in
the Rural-43 Zoning District

Site Location:
Approx. 625 feet north of the NEC of Lower Buckeye Road
and 272nd Avenue alignment, in the Buckeye area.

Site Size:
5 acres

County Island Status:
N/A
Additional
Comments:
There are no outstanding concerns from reviewing agencies.
There is no known opposition.
Commission

Recommendation:
On 7/23/20, the Commission voted 6-0 to recommend
approval of Z2018125 subject to conditions ‘a’ – ‘g’:

a.
Development of the site shall be in substantial conformance with the Site Plan
entitled “Upland RV & Boat Storage,” consisting of 1 full-size sheet, dated May 14,
2020, and stamped received May 18, 2020, except as modified by the following
conditions.

b.
Development of the site shall be in substantial conformance with the Narrative
Report entitled “Upland RV & Boat Storage,” consisting of 6 pages, dated May 14,
2020, and stamped received May 18, 2020, except as modified by the following
conditions.

c.
The following Planning Engineering conditions shall apply:

1.
Drainage review of planning and/or zoning cases is for conceptual design
only and does not represent final design approval nor shall it entitle
applicants to future designs that are not in conformance with Section 1205
of the Maricopa County Zoning Ordinance, the Maricopa County Drainage
Policies and Standards, and the MCDOT Roadway Design Manual.

2.
All development and engineering design shall be in conformance with
Section 1205 of the Maricopa County Zoning Ordinance and current

August 19, 2020
Z2018125
Page 2 of 2
engineering policies, standards and best practices at the time of
application for construction.

3.
All retention basins with 100-year, 2-hour storm water depths deeper than
three feet shall be fenced per Section 6.2.7 of the Drainage Policies and
Standards for Maricopa County.

4.
All retention basins shall drain within 36 hours per Section 6.10 of the
Drainage Policies and Standards for Maricopa County.

d.
The following Maricopa County Environmental Services Department (MCESD)
condition shall apply:

1.
Prior to construction permit approval new NOID permits must be obtained.

e.
The Special Use Permit shall expire on August 19, 2040. Unless the Special Use Permit
is renewed or extended or similar zoning entitlement approved, all improvements
shall be removed within 120 days of such expiration or termination of use.

f.
Noncompliance with any Maricopa County Regulation shall be grounds for
initiating a revocation of this Special Use Permit as set forth in the Maricopa County
Zoning Ordinance.

g.
The granting of this change in use of the property has been at the request of the
applicant, with the consent of the landowner. The granting of this approval allows
the property to enjoy uses in excess of those permitted by the zoning existing on
the date of application, subject to conditions. In the event of the failure to comply
with any condition, and at the time of expiration of the Special Use Permit, the
property shall revert to the zoning that existed on the date of application. It is,
therefore, stipulated and agreed that either revocation due to the failure to
comply with any conditions, or the expiration of the Special Use Permit, does not
reduce any rights that existed on the date of application to use, divide, sell or
possess the property and that there would be no diminution in value of the
property from the value it held on the date of application due to such revocation
or expiration of the Special Use Permit. The Special Use Permit enhances the value
of the property above its value as of the date the Special Use Permit is granted
and reverting to the prior zoning results in the same value of the property as if the
Special Use Permit had never been granted.

Reviewed by:

Sean Watkins, Planner
Presented by:

Darren Gérard, AICP, Planning Manager

Attachments:

7/23/20 P&Z Packet (18 pages)

Note:
7/23/20 Draft P&Z Minutes are not available as of the writing of this report, but can
be provided upon request later when available.

Z2018125
Page 1 of 7
Report to the Planning and Zoning Commission
Prepared by the Maricopa County Planning and Development Department

Case:
Z2018125 – Upland RV and Boat Storage

Hearing Date:
July 23, 2020

Supervisor District:
4

Applicant/Owner:
Karl Von Wolff, Upland RV and Boat Storage Inc.

Request:
Special Use Permit (SUP) for Outdoor RV and Boat Storage in the
Rural-43 Zoning District

Site Location:
Approx. 625 feet north of the NEC of Lower Buckeye Road and
272nd Avenue alignment, in the Buckeye area.

Site Size:
5 acres

Density:
N/A

County Island:
Yes (City of Buckeye)

County Plan:
State Route 85 - Industrial Employment Center

Municipal Plan:
City of Buckeye – Business Commerce

Municipal Comments:
None received to date

Support/Opposition:
None known

Recommendation:
Approve with conditions

Z2018125
Page 2 of 7
Project Summary:

1.
Mr. Karl Von Wolff, of Upland RV and Boat Storage Inc., requests a Special Use Permit
(SUP) for an outdoor RV and Boat storage facility on parcel 504-27-012Z. The subject
property is vacant, zoned Rural-43 and at approximately 5 acres and 349.41 feet (ft.)
wide, it exceeds the base zone area and width requirements. The subject property abuts
Rural-43 property to the north with Rural-43 property to the west, across 272th Avenue
alignment. Properties located in the City of Buckeye abut the subject property with a
Community Commercial (CC) designated property to the east and a General
Commerce (GC) designated property to the south. A Mid-Section alignment
(271st Avenue) coincides with the east property line; however, on December 18, 2019
MCDOT reduced the Future Right of Way associated with the Mid-Section alignment to
0 feet on the subject property.

2.
The proposed RV and boat storage facility would comprise 294 parking spaces of various
sizes ranging from 10 x 20 ft. to 11 x 35 ft. (for stored vehicles and trailers) with 3 additional
9 x 20 ft. parking spaces (including 1 ADA accessible space) to provide for the 600 square
foot (sq. ft.) office building. No canopies are proposed and the only other structure
comprising lot coverage is a 100 sq. ft. well pump house, resulting in a total lot coverage
of 700 sq. ft. or 0.3%.

3.
One 12 ft. tall, 120 sq. ft. freestanding sign is proposed 48 ft. east of the front (west)
property boundary and 107 ft. south of the interior side (north) property boundary. The
Rural-43 zone does not provide for freestanding signs for this type of use (MCZO Art. 1402),
however, the proposed sign dimensions and location comply with the commercial sign
standards of MCZO Art. 1403.2.3. As noted in the project narrative, the freestanding sign
of the proposed dimensions and location is necessary to provide site visibility to the public
on the fronting street, I-10 and SR-85. The property would be surrounded by 6 ft. to 7 ft.
tall fencing composed of 6 ft. tall block wall (including up to 3 ft. of retaining wall) on the
west property boundary, 7 ft. tall fence (1.5 ft. retaining wall + 4.5 ft chain link + 1 ft.
barbed wire) on the south and the southern 30 linear ft. of the east property boundary,
and 7 ft. tall fence (6 ft. tall, slatted chain link + 1 ft. barbed wire) on the northern
285 linear ft. of the east property boundary and the entire north property boundary. The
commercial development standards of the MCZO would typically require a 100% solid,
6 ft. tall screen wall along the north (interior side) property boundary (due to the abutting
Rural-43 designated property) where a 6 ft. tall, slatted chain link fence (approximately
90% solid) and 1 ft. of barbed wire (7 ft. tall total) is proposed. The project narrative states
that the 7 ft. tall, slatted chain link and barbed wire fence is proposed at the north instead
of a solid screen wall because the applicant plans to expand the RV and boat storage
business onto that currently vacant property (APN: 504-27-784) in the future making the
cost of installing 545 linear ft. of 6 ft. tall block fence an unnecessary and significant
financial burden while the proposed slatted chain link / barbed wire fencing would
provide security and almost the same level of visual screening as a solid block wall.

4.
Access to and from the site would be provided by two gates on the west property
boundary. Business operations would be conducted in the proposed office by 1 to 2
employees Monday – Friday 9:00 a.m. to 5:00 p.m. and Saturday 11:00 a.m. to 4:00 p.m.
Customers will be able to access the facility 7 days a week from 6:00 a.m. to 9:00 p.m.
via automatic, key-coded gates.

Z2018125
Page 3 of 7
5.
Staff found no Code violations and no outstanding fees associated with the property.
The project has been posted and noticed per statutory requirements.

6.
The following table is included to illustrate and contrast the standards for the base zoning
district with those proposed for the project (Note: changes to proposed standards are
indicated in bold).

Standard
Rural-43
Development Standards
Proposed
Development Standards
Front Yard Setback
40’
40’
Side Yard Setback
30’
30’
Street-Side Setback
20’
20’
Maximum Lot
Coverage
25%
25%
Freestanding Sign
Not Permitted for Subject Use
24 sq. ft. maximum
8 ft. tall maximum
Not allowed in Required Yard
Freestanding Sign
120 square feet
12 ft. tall
Not proposed in Required Yard
Lot Coverage
25%
25%

Zoning Map
(SUP Area Outlined in Red)

Buckeye
272nd Avenue
Buckeye

Z2018125
Page 4 of 7
2020 Aerial Photograph

Site Plan

Z2018125
Page 5 of 7
Existing On-Site and Adjacent Zoning / Land Use:

7.
On-site:

Rural-43 / Vacant
North:
Rural-43 / Vacant
South:
Buckeye: General Commerce (GC) / WCFs (cell towers)
East:
Buckeye: Commercial Center (CC) / Vacant
West:
Rural-43 / Vacant

Utilities and Services:

8.
Water:

Private well
Wastewater:
Septic
School Districts:
#49 Palo Verde Elementary and #1 Buckeye Union High School
Fire:
Buckeye Valley Fire District
Police:
MCSO

Right-of-Way:

9.
The following table includes existing and proposed half-width right-of-way and the future
classification based upon the Maricopa County Department of Transportation (MCDOT)
Major Streets and Routes Plan. 272nd Avenue is not in the County road system and MCDOT
does not maintain it.

Street Name
Half-width Existing R/W
Half-width Proposed R/W
Future Classification
272nd Avenue
0’
0’
None

Adopted Plans:

10.
State Route 85 Corridor Area Plan (adopted August 27, 2003): Industrial Employment
Center
-
General
warehousing,
storage,
distribution
activities,
and
general
manufacturing.

11.
City of Buckeye General Plan 2040 (adopted August 28, 2018): Business Commerce –
Community and regional commercial development.

Public Participation Summary:

12.
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’ of the subject parcel and interested parties. The applicant did not receive
opposition to the proposal during the public participation process.

Outstanding Concerns from Reviewing Agencies:

13.
To date staff has received no public or agency comments regarding the proposal.

Staff Analysis:

14.
The proposed outdoor boat and RV storage use is allowed in the Rural-43 zone as a
Special Use per MCZO Art. 1301.1.15 and the proposed use appears appropriate for the

Z2018125
Page 6 of 7
surrounding development and land use patterns. There are City of Buckeye CC and GC
designated properties abutting the subject property to the east and south (respectively)
with County designated Rural-43 properties to the north and west. All of the surrounding
properties are vacant except for an existing commercial use (two cell towers) located
on the property directly south. The proposed perimeter walls and fences provide security
as well as completely screening the property to views from the west and 90% screening
provided on the north and east sides. No screening is required or provided on the south
side). The proposed freestanding sign of the proposed height and area is necessary to
provide visibility for the RV and boat storage use and while the sign does not comply with
the development standards of MCZO Art. 1402.2, it does comply with the development
standards of MCZO Art. 1403.2.3., which is appropriate for the use and does not appear
to impose aesthetic or safety-related issues on neighboring properties or the fronting
roadway.

Recommendation:

15.
For the reasons outlined in this report, staff recommends the Commission motion for
Approval, subject to conditions ‘a’ – ‘g’.

c.
The following Planning Engineering conditions shall apply:

2.
All development and engineering design shall be in conformance with
Section 1205 of the Maricopa County Zoning Ordinance and current
engineering policies, standards and best practices at the time of
application for construction.

3.
All retention basins with 100-year, 2-hour storm water depths deeper than
three feet shall be fenced per Section 6.2.7 of the Drainage Policies and
Standards for Maricopa County.

4.
All retention basins shall drain within 36 hours per Section 6.10 of the
Drainage Policies and Standards for Maricopa County.

Z2018125
Page 7 of 7
d.
The following Maricopa County Environmental Services Department (MCESD)
condition shall apply:

1.
Prior to construction permit approval new NOID permits must be obtained.

f.
Noncompliance with any Maricopa County Regulation shall be grounds for
initiating a revocation of this Special Use Permit as set forth in the Maricopa County
Zoning Ordinance.

Presented by:
Sean Watkins, Planner
Reviewed by:
Matthew Holm, AICP, Planning Supervisor