PZ-4 Z2019124 BOS REPORT.PDF

Maricopa County — Formal (2020-07-22)

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July 22, 2020
Z2019124
Page 1 of 3
Report to the Board of Supervisors
Prepared by the Maricopa County Planning and Development Department

Board Hearing Date:
July 22, 2020

Case #/Title:

Z2019124 – Shield RV & Boat Storage

Supervisor District:
4

Applicant
Kimberly Martinez

Owner:
Cuauhtemoc Espinoza

Request:
Special Use Permit (SUP) to permit RV and Boat Storage in the
Rural-43 zoning district

Site Location:
Approximately 2,000 feet south of the SEC of the intersection
of Lower Buckeye Road and Citrus Road, in the Goodyear
area

Site Size:
Approximately 1.5 acres

County Island Status:
Yes (Goodyear)
Additional
Comments:
There are no outstanding concerns from reviewing agencies.
There is no known opposition.

Commission

Recommendation:
On 6/11/20, the Commission voted 6-0 to recommend
approval of Z2019124 subject to conditions ‘a’ – ‘h’:

a.
Development of the site shall be in substantial conformance with the Site Plan
entitled “Shield RV & Boat Storage“, consisting of 1 full-size sheet, dated April 9,
2020 and stamped received April 13, 2020, except as modified by the following
conditions.

b.
Development of the site shall be in substantial conformance with the Narrative
Report entitled “Shield RV & Boat Storage, LLC”, consisting of 4 pages, stamped
received May 4, 2020, except as modified by the following conditions.

c.
This SUP includes several variations to the applicable development standards as
follows: No Sight Visibility Triangle (SVT) is provided on the north side of the access
ingress/egress easement at its intersection with Citrus Road where an SVT would
be required; 90% solid screening is provided where 100% solid screening would be
required; and a 14 ft. tall, 30 sq. ft. freestanding sign is provided where a free
standing sign would not be permitted, the free standing sign is located within the
required front yard where a freestanding sign would not be permitted, the sign

July 22, 2020
Z2019124
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area is 30 sq. ft. where 24 ft. would be the maximum permitted, the freestanding
sign is 14 ft. tall where 8 ft. would be the maximum permitted.

d.
The following Planning Engineering conditions shall apply:

1.
Documentation that the retention basins will drain within 36 hours must be
provided before final approval of building plans.

2.
Citrus Road is within the jurisdiction of the City of Goodyear. The applicant
must contact the City to review any traffic impact, right-of-way dedication,
and permitting or roadway improvement requirements. Provide evidence
of concurrence by the City prior to final approval of the building plans.

3.
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.
Engineering 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 and Drainage Policies and
Standards; Floodplain Regulations for Maricopa County; and the MCDOT
Roadway Design Manual.

5.
Detailed Grading and Drainage Plans and Final Drainage Report showing
the new site improvements must be submitted for approval and acquisition
of building permits.

e.
The following Maricopa County Environmental Services Department (MCESD)
conditions shall apply:

1.
Any RV dump station must not be connected to the septic system. The
existing house and its septic system must remain independent.

2.
No driving or parking on septic fields is permitted.

f.
This Special Use Permit shall expire on July 22, 2040, or upon termination of the use
for a period of 120 or more days, whichever occurs first. All site improvements
associated with the special use permit shall be removed within 120 days of such
expiration or termination of use.

g.
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.

July 22, 2020
Z2019124
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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:

6/11/20 P&Z Packet (18 pages)

Note:
6/11/20 Draft P&Z Minutes are not available as of the writing of this report, but can
be provided upon request later when available.

Z2019124
Page 1 of 9
Report to the Planning and Zoning Commission
Prepared by the Maricopa County Planning and Development Department

Case:
Z2019124 – Shield RV & Boat Storage

Hearing Date:
June 11, 2020

Supervisor District:
4

Applicant:
Kimberly Martinez

Owner:
Cuauhtemoc Espinoza

Request:
Special Use Permit (SUP) to permit RV and Boat Storage in the
Rural-43 zoning district

Site Location:
Approx. 2,000 feet south of the SEC of the intersection of Lower
Buckeye Road and Citrus Road, in the Goodyear area

Site Size:
1.5 acres

Density:
N/A

County Island:
Yes (Goodyear)

County Plan:
White Tank/Grand Ave. Area Plan – Small Lot Residential (2-5)

Municipal Plan:
Goodyear – Neighborhood

Municipal Comments:
None to date

Support/Opposition:
None known

Recommendation:
Approve with conditions

Z2019124
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Project Summary:

1.
The applicant, on behalf of the property owner, requests a Special Use Permit (SUP) to
allow a new RV and boat storage facility (facility) in the Rural-43 zoning district on portions
of parcels 502-43-534 and 502-43-535 (subject properties). The SUP area comprises
approximately 1.5 acres and is located mainly on parcel 502-43-535, which comprises
approximately 2.2 acres and is located at 3421 S. 179th Avenue, approximately 2,000 feet
south of the southeast corner of the intersection of Lower Buckeye Road and Citrus Road,
in the Goodyear area. Access to the storage facility from Citrus Road is provided by a
24 ft. wide ingress/egress (access) easement that extends across the northern portion of
parcel 502-43-534. The access easement is part of the 1.5 acre SUP area. Both of the
subject properties comprise single family residences that are not part of the SUP area or
use. Staff found no outstanding code violations or fees associated with the subject
properties.

2.
The facility would include 64 RV and boat parking spaces of various sizes, an
ADA-accessible bathroom (porta-potty), and a canopy to cover 15 parking spaces.
Access to and from the site is provided by an ingress/egress easement extending from
the storage area (on parcel 502-43-535) to the west (on parcel 502-43-534) to connect to
Citrus Road. The access route includes an electronic security gate and turn-around,
which would allow vehicles to return to Citrus Road by forward motion should they fail to
gain entry to the storage area at the security gate. Customers will use a website to lease
spaces and obtain access to the key-coded gate. Hours of access to the site will be
controlled automatically, 5 a.m. to 9 p.m. daily. There will be no employees on the
property as all payment and necessary arrangements will be conducted online.

3.
The total proposed lot coverage of the 65,942 sq. ft. SUP area is approximately 6,513 sq. ft.
or 9.9% including the new 6,372 sq. ft. parking canopy and 141 sq. ft. porta-potty where
a maximum lot coverage of 25% is permitted (MCZO 503.5.4). Most of the SUP area
(excluding the access ingress/egress easement discussed above) is located on parcel
502-43-535, which comprises an existing, approximately 3,000 sq. ft. house and a 107 sq.
ft. shed, both of which lie outside the SUP area. Accordingly, the total lot coverage of
parcel 502-43-535, including all existing structures and new structures proposed under the
SUP, will be approximately 9,623 sq. ft. or 9.9%. No new lot coverage is proposed on parcel
502-43-534 where the SUP includes a new access gate and freestanding sign associated
with the access ingress/egress easement. Both of the houses that exist on the subject
properties are currently occupied and will be for the foreseeable future.

4.
The SUP includes proposed modifications of the base, Rural-43 zoning district standards in
regard to a freestanding sign, a Sight Visibility Triangle (SVT) and perimeter fencing,
requested per MCZO 1301.5. A 14 ft. tall, 5 x 6 ft. (i.e. 30 sq. ft.) freestanding sign is
proposed where the Rural-43 standards of MCZO 1402 do not provide for a freestanding
sign in association with the proposed Special Use and the Rural and Residential sign
height limit is 8 ft. (MCZO1402.2.2). As identified in the project narrative, the proposed
14 ft. height of the freestanding sign is necessary because the sign is located 30 feet east
of the edge of Citrus Road (i.e. east of the SVT located on the south side of the access
ingress/egress easement) and the additional height is necessary to make the sign visible
from Citrus Road. Although not specifically identified in the narrative, the 30 sq. ft. sign
area (where 24 sq. ft. is the maximum sign area permitted under MCZO 1402.1.3) and
location in the 40 ft. Front (west) setback of parcel 502-43-534 (where signs are not

Z2019124
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allowed in a required yard per MCZO 1402.1.1) appear to be necessary to make the sign
visible. In the table below the base sign standards of the Rural and Residential Zoning
Districts are shown along with the proposed sign standards, which comply with the sign
standards of MCZO 1402.5 in all regards except the specific uses to which the provisions
apply (i.e. Special Uses are not identified) and freestanding sign height.

5.
Although not specifically identified in the project narrative, no SVT is provided on the
north side of the access ingress/egress easement at its intersection with Citrus Road
(A.K.A. 179th Avenue) because there is an existing, solid fence located north of parcel
502-43-534 (on neighboring parcel 502-43-030U), within that SVT area. Staff finds that the
paved portion of Citrus Road lies approximately 23 ft. west of the west property line of
parcel 502-43-534 (i.e. 23 ft. west of the western terminus of the access ingress/egress)
and the view blocking fencing on the neighboring property lies approximately 31.5 feet
east of the edge of pavement. Accordingly, there appears to be an effective 31.5 ft.
deep (east to west) visibility triangle looking north from the access drive when the triangle
is measured from the edge of existing pavement rather than from the edge of the
Right-of-Way / west side of parcel 502-43-534 (see illustrations below).

Street View: Citrus Ave. looking southeast at NWC of 503-43-534
NWC of 503-43-534: Arrow Indicates Street View

6.
Solid screening of not less than 6 ft. in height is typically required to enclose outdoor
commercial uses such as the proposed RV & Boat storage (MCZO 802.9.2). The current
project includes existing 6 ft. tall CMU walls at the north and east boundaries of the SUP
area on parcel 502-43-535, which is in compliance with the typical solid screening
standard. The majority of the rest of the SUP area will be surrounded by 6 ft. tall slatted
chain link fencing, which is intended to provide 90% solid screening. Therefore, the 90%
solid screening is a variation of a development standard. The only part of the SUP area
that will not be surrounded by screening is the retention basin located on parcel
502-43-535, but this is not an outdoor storage use, therefore, screening is not required.

7.
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). [Table on next page.]

Z2019124
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Standard
Rural-43 Base Standards
Proposed Standards
Front Yard Setback
40’
40’
Side Yard Setback
30’
30’
Street-Side Setback
20’
20’
Sight Visibility Triangle
(SVT)*
25’
No SVT provided on North Side of
Access Drive at Citrus Rd.
Maximum Lot Coverage
25%
9.9%
Freestanding Sign**
1. Permitted for apartments,
churches, schools, care
facilities, and public facilities.
2. 8 ft. tall maximum height
3. 24 sq. ft. maximum sign area
4. Sign shall not project into
required yard
Provided for Commercial Boat and
RV Storage Facility.
14 feet tall
30 sq. ft. sign area
Sign located in Front Yard
Screening
Solid and 6 ft. tall^
90% Solid
*MCZO 1111.4.2 and 1111.4.3
**MCZO 1402.1, 1402.2 and 1402.5
^MCZO 802.9.2

Zoning Map
(Subject Parcels Outlined in Red)

City of Goodyear

Z2019124
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2020 Aerial Photograph (Subject Parcels Outlined in Red)

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Site Plan

Existing On-Site and Adjacent Zoning / Land Use:

8.
On-site:

Rural-43 / Single-family Residential
North:
Rural-43 / Single-family Residential
South:
Rural-43 / Vacant
East:
Rural-43 / Single-family Residential
West:
Citrus Road then PAD (Goodyear) / Vacant (Agricultural)

Utilities and Services:

9.
Water:

Shared Well
Wastewater:
Porta-Potty / Sink (holding tank)
School District:
Avondale Elementary School District #44, and

Agua Fria Union High School District #5
Fire:
Rural Metro
Police:
MCSO

Right-of-Way:

10.
Citrus Road (A.K.A. 179th Avenue) is in City of Goodyear Jurisdiction and is identified as
an Arterial Street in the Land Use and Transportation Map (dated January 15, 2020) that
is part of that jurisdiction’s current General Plan (adopted 2014).

Adopted Plans:

11.
White Tank / Grand Avenue (adopted December 6, 2000): The Area Plan designates the
subject property for Small Lot Residential Densities (2-5 d.u./ac.).

Z2019124
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12.
City of Goodyear (adopted November 4, 2014): The Land Use and Transportation Map
(dated January 15, 2020) designates the subject property and vicinity for Neighborhood
uses, pursuant to “complete neighborhoods,” which are “…not just a collection of
houses, but include schools, parks, grocery stores, necessary infrastructure and access to
work and transportation” (Goodyear 2025 General Plan, page 75).

Public Participation Summary:

13.
The applicant complied with the minimum requirements of 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:

14.
To date, Staff has received no comments in opposition to the proposal. County
Environmental Services notes that the proposed SUP area pavement, and porta-potty
location, over the existing septic fields on parcel 502-43-535 (the septic fields extend north
from the existing single family residence) is permissible provided no vehicles drive or park
on the septic fields. The site plan appears to accommodate that requirement as the
porta-potty will occupy the parking space that lies over the septic fields, thus, preventing
vehicles from driving over them. Even so, a condition of approval is included to prohibit
driving or parking on the component of the existing septic system that lie within the SUP
area.

Staff Analysis:

15.
The proposed outdoor boat and RV storage use is allowed in the Rural-43 zone as a
Special Use per MCZO 1301.1.15 and the proposed use appears appropriate for the
surrounding development and land use patterns. The existing residential uses to the north
and east will be screened from the SUP area by existing, solid, 6 ft. tall CMU walls and the
rest of the proposed outdoor storage use will be surrounded by slatted, 6 ft. tall chain link
fencing which is to provide 90% solid screening. The existing residential uses that will be
directly adjacent to the slatted chain link fencing are on the two subject parcels, both of
which are owned by the Applicant and, therefore, visual impacts to neighboring
properties appear to be minimal and adequately addressed. The requested variations
to development standards appear to impose no undue burdens on neighboring
properties or traffic on Citrus Road.

Recommendation:

16.
For the reasons outlined in this report, staff recommends the Commission motion for
Approval, subject to conditions ‘a’ – ‘h’.

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b.
Development of the site shall be in substantial conformance with the Narrative
Report entitled “Shield RV & Boat Storage, LLC”, consisting of 4 pages, stamped
received May 4, 2020, except as modified by the following conditions.

d.
The following Planning Engineering conditions shall apply:

1.
Documentation that the retention basins will drain within 36 hours must be
provided before final approval of building plans.

5.
Detailed Grading and Drainage Plans and Final Drainage Report showing
the new site improvements must be submitted for approval and acquisition
of building permits.

e.
The following Maricopa County Environmental Services Department (MCESD)
conditions shall apply:

1.
Any RV dump station must not be connected to the septic system. The
existing house and its septic system must remain independent.

2.
No driving or parking on septic fields is permitted.

Z2019124
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f.
This Special Use Permit shall expire on July 22, 2040, or upon termination of the use
for a period of 120 or more days, whichever occurs first. All site improvements
associated with the special use permit shall be removed within 120 days of such
expiration or termination of use.

g.
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.

h.
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.

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