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October 6, 2021 Z2021058 Page 1 of 3 Report to the Board of Supervisors Prepared by the Maricopa County Planning and Development Department Board Hearing Date: October 6, 2021 Case #/Title: Z2021058 – Lewellen 1.25 Industrial Supervisor District: 2 Applicant/Owner: Jessica Sarkissian, Upfront Planning & Entitlements, LLC / Rusty Lewellen, AZ Contractor Holdings, LLC Request: Zone Change with Overlay from Rural-43 to IND-2 IUPD with a Plan of Development (POD) Site Location: Generally located 1,425 ft. east of the SEC of Hawes Rd. and Mesquite St., in the Mesa area Site Size: Approximately 1.25 acres County Island Status: Yes (Mesa) Additional Comments: There are no outstanding concerns from reviewing agencies and no know objection. The purpose of the request is to change the zoning of the subject 1.25-acre property from Rural-43 to IND-2 IUPD for a new 8,400 sq. ft. office/warehouse storage building and outdoor contractor material storage yard. The proposed zone change would also unify the zoning of the subject property with the surrounding IND-2 IUPD district, which comprises a County Island in the City of Mesa. Commission Recommendation: On 9/9/21, the Commission voted 7-0 to recommend approval of Z2021058 subject to conditions ‘a’ – ‘i’: a. A Plan of Development is approved subject to site plan entitled “Construction Yards for Rusty & Allyson Lewellen,” consisting of 1 full-size sheet, dated July 6, 2021, and stamped received July 9, 2021. The Plan of Development may be amended administratively under separate application as long as the amendment complies with the established IUPD development standards as approved by the Board of Supervisors. b. Development of the site shall be in substantial conformance with the Narrative Report entitled “Rezone and Industrial Use Permit (IUPD) Application for 20221 E. Mesquite Street, Mesa, AZ,” consisting of 6 pages, dated July 2021, and stamped received July 9, 2021, except as modified by the following conditions. October 6, 2021 Z2021058 Page 2 of 3 c. The following Planning Engineering conditions shall apply: 1. Septic facilities not shown. When submitting the plans for a building permit include the septic facilities on the plans. Maintain a minimum 25 ft. separation between septic facilities and the underground retention. 2. E. Mesquite Street is along a midsection alignment requiring preservation of 40 feet half width future right-of-way per Maricopa County Zoning Ordinance Section 1105 per email by MCDOT Planning, Lynndsay O’Neill (lynndsay.oneill@maricopa.gov). 3. E. Mesquite Street north half is within jurisdiction of the City of Mesa. The applicant will be responsible for coordinating with the City to review any traffic impact, right-of-way dedication, permitting or roadway improvement requirements. 4. The site is accessed through a series of public and private easements that comprise 202nd Place. 202nd Place has not been accepted by the County; and is therefore not maintained by the County. 5. The subject site is not located within the County’s Urbanized Area and thus will not require a Storm Water Pollution Prevention Permit (SWPPP) from the County. This does NOT preclude the requirement to obtain a Construction General Permit (CGP) Notice of Intent to Discharge (NOI) from the State (ADEQ), as may be required. 6. Retention basin(s) underground storage must drain within 36 hours. 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. d. The following IND-2 IUPD standards shall apply: 1. Front yard (north): 0 ft. 2. Outdoor material storage may exceed the height of the enclosure, but shall not exceed 12 ft. and outdoor vehicle storage may not exceed a height of 40 ft. e. The IND-2 IUPD overlay is applied to restrict the use of the site to allow an office/warehouse storage building and outdoor contractor material storage yards. f. Prior to issuance of a building permit, written confirmation (i.e. “will serve” letter) will be required from the emergency fire protection jurisdiction having authority that the facility has been designed in accordance with their regulations and October 6, 2021 Z2021058 Page 3 of 3 requirements, and that emergency fire protection service will be provided to the facility. g. 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. h. 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. i. 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 Zone Change. The Zone Change enhances the value of the property above its value as of the date the Zone Change is granted and reverting to the prior zoning results in the same value of the property as if the Zone Change had never been granted. Presented by: Sean Watkins, Planner Reviewed by: Darren V. Gérard, AICP, Planning Services Manager Attachment: 9/9/21 P&Z Packet (29 pages) Note: 9/9/21 Draft P&Z Minutes are not available as of the writing of this report, but can be provided upon request later when available. Z2021058 Page 1 of 10 Report to the Planning and Zoning Commission Prepared by the Maricopa County Planning and Development Department Case: Z2021058 – Lewellen 1.25 Industrial Hearing Date: September 9, 2021 Supervisor District: 2 Applicant: Jessica Sarkissian, Upfront Planning & Entitlements, LLC Owner: Rusty Lewellen, AZ Contractor Holdings, LLC Request: Zone Change with Overlay from Rural-43 to IND-2 IUPD with a Plan of Development (POD) Site Location: Generally located 1,425 ft. east of the SEC of Hawes Rd. and Mesquite St., in the Mesa area Site Size: 1.25 acres Density: N/A County Island: Yes (Mesa) County Plan: Queen Creek Area Plan – Light Industrial Center Municipal Plan: Mesa – General Plan 2040 – Mixed-Use Activity / Employment Municipal Comments: None received to date Support/Opposition: None known Recommendation: Approve with conditions Z2021058 Page 2 of 10 Project Summary: 1. The Applicant, Jessica Sarkissian, Upfront Planning & Entitlements, LLC, on behalf of the property owner, Rusty Lewellen, AZ Contractor Holdings, LLC, requests a zone change with overlay from Rural-43 to IND-2 IUPD with a precise plan of development for subject property 304-31-014L, which comprises approximately 1.25 acres, located approximately 1,425 ft. east of the SEC of Hawes Rd. and Mesquite St., in the Mesa area. The purpose of the request is to change the zoning from Rural 43 to IND-2 IUPD so that the owner can build a new 8,400 sq. ft. office/warehouse storage building and outdoor contractor material storage yard with the intent of establishing a two-tenant facility accessible to tenants and employees 24-hours a day via controlled access gates. The building would include approximately 1,025 sq. ft. of office space and 7,375 sq. ft. of warehouse/storage space and would comprise a total lot coverage of approximately 15.4% where 60% is the maximum lot coverage for the requested, IND-2 IUPD zoning district (MCZO Art. 902.5.3). The base, IND-2 zoning district allows the proposed office and warehouse/storage uses (MCZO Arts. 902.2.1, 902.2.20 and 901.2.11). Several modifications of the base IND-2 district are included in the requested IND-2 IUPD designation and the conditions of approval, identified below, limit the allowed uses to those that can be served by well and septic until such time as public water and sewer services become available to the subject property. 2. The subject property is flat with no regulated floodplains and it exceeds the minimum 6,000 sq. ft. lot area and 60 ft. width requirements of the base IND-2 zoning district (MCZO Arts. 902.5.1 and 902.5.2). According to Assessor’s data, the subject property was created as one of two parcels split from a parent parcel on July 31, 2008. According to the current deed, the current owner took possession of the subject property on December 8, 2020. The Assessor’s 2021 aerial photograph shows an apparent residence on the subject property; however, according to the Applicant’s narrative, that structure has been removed and the subject property is currently vacant. County IND-2 IUPD zoned properties bound the subject property to the west, south and east with Arizona State Trust Land, zoned Light Industrial, Planned Area Development (LI PAD) by the City of Mesa, to the north. The subject property is part of a small County island that comprises only IND-2 IUPD designated properties (other than the subject property), surrounded by City of Mesa jurisdiction. The Assessor’s 2021 aerial photograph shows vacant properties to the west, north and south of the subject property with apparent material/vehicle storage facilities and indoor industrial uses on several properties within the County Island and apparent agricultural uses located approximately 1,500 ft. and further, to the west and south. The closest residential use appears to be approximately 2,300 ft. to the southwest of the subject property, on the NEC of Hawes Rd. and Warner Rd. The southern half of Mesquite Street (a Mid-Section Line road) lies on the north 40 ft. of the subject property and comprises the front of the lot. 202nd Place, an apparent series of public and private easements that are not accepted or maintained by the County, lies on the east 20 ft. of the subject property. MCDOT has determined that no dedication of the southern, 40 ft. half-width future right-of-way (FROW) associated with Mesquite St. will be required for the current proposal; however, MCDOT is requiring preservation of that FROW for potential, future dedication (MCZO Art. 1105). The north half of Mesquite St. lies in the City of Mesa and, accordingly, this approval is conditioned to require the Applicant to coordinate with Mesa to identify and provide any roadway improvements deemed necessary by that jurisdiction. City of Mesa Transportation confirmed, however, that no Z2021058 Page 3 of 10 improvements of Mesquite St. will be required as part of this proposal in an email from Demian Thomas to the Applicant, dated June 1, 2021. 3. The current site plan provides for MCDOT’s requirements for Mesquite St. by identifying a 20 ft. wide ingress/egress easement and an additional 20 ft. of ROW preservation area, which is where a 6 ft. tall solid perimeter fencing and required plantings (Model Pines) are proposed along the north property boundary. This request includes a development standard modification to reduce the required 15 ft. front (north) setback/landscape strip to 0 ft., to provide for the placement of the perimeter fencing at the southern edge of the 20 ft. wide ingress/egress easement associated with Mesquite St. (MCZO Art. 902.4.1.a.2). A second development standard modification request is intended to reduce the required 10 ft. setback/landscape strip associated with 202nd Pl. to 0 ft., to provide for the placement of the perimeter fencing at the western edge of the 20 ft. wide ingress/egress easement associated with 202nd Pl. (MCZO Art. 902.4.1.a.3). Staff finds, however, that the side yard setback requirement is already 0 ft. because there is no adjacent rural or residential zoned property (MCZO Art. 902.4.2.). Thus, the proposed development standard modification for 0 ft. setback/landscape strip 202nd Pl. is unnecessary. Staff finds the required setbacks at the west and south property boundaries are 0 ft. (MCZO Arts. 902.4.2 and 902.4.3). Staff notes the parking calculation identified on the current site plan / POD is incorrect because 1) 1,025 sq. ft. of office use requires 5 parking spaces and 2) 7,375 sq. ft. of warehouse use requires 9 spaces for a total of 14 required spaces, 1 of which must be ADA-accessible (MCZO Arts. 1102.1.4 and 1102.1.6). A total of 18 parking spaces, including 2 ADA-accessible spaces, are proposed. Accordingly, Staff finds the proposed parking exceeds MCZO requirements. 4. According to the Applicant’s narrative, a 6 ft. tall solid (block) wall exists at the south and west property boundaries, which will be retained, and new 6 ft. tall solid, decorative block wall and 20 ft. wide driveway access gates will be constructed to provide 6 ft. tall solid screening around the entire subject property. Staff finds the existing and proposed screening satisfies the IND-2 IUPD screening requirements (MCZO Art. 902.9.3). Furthermore, Staff finds the proposed perimeter fencing and placement of required 25-ft. Sight Visibility Triangles (SVTs) comply with the MCZO, including the provision of an SVT at the northwest property corner, which is to provide for a driveway located on neighboring parcel 304-31-014M (MCZO Art. 1111.4 and Z2020045). The final development standard modification request is to allow stored materials to exceed the height of the perimeter screening, to a maximum height of 12 ft. The request would also allow stored vehicles to exceed the height of the perimeter screening, to a maximum height of 40 ft. (MCZO Art. 902.9.3.c). Staff finds structures are already limited to a maximum height of 40 ft. under the base, IND-2 zone requirements (MCZO Art. 902.3). 5. The following table is included to illustrate and contrast the applicable development standards of the IND-2 zone with those proposed for the requested IND-2 IUPD (Note: changes to base standards are indicated in bold). Z2021058 Page 4 of 10 Standard Base IND-2 Standards Proposed IND-2 IUPD Standards Maximum Height 40 ft. 40 ft. Front Yard Setback (north)* 15 ft. 0 ft. Side Setback** 0 ft. 0 ft. Rear Setback 0 ft. 0 ft. Lot Area 6,000 sq. ft. 6,000 sq. ft. Lot Width 60 ft. 60 ft. Lot Coverage 60% 60% Site Enclosure and Screening*** Minimum 6 ft. tall walls or screening of any view obscuring material. No outdoor industrial use or enclosure thereof shall encroach into any required setback area adjacent to any street, nor shall any storage products or materials exceed the height of any such enclosure. Outdoor storage of products and materials may exceed the height of the enclosure, but they shall not exceed 12 ft. Stored vehicles and related shade structures may not exceed a height of 40'. *MCZO Art. 902.4.1.a.2 **MCZO Art. 902.4.2. All adjacent property zoned IND-2 (Maricopa County) or LI PAD (City of Mesa) ***MCZO Art. 902.9.3.c Zoning & Jurisdiction Map (Wide View) Z2021058 Page 5 of 10 Zoning & Jurisdiction Map (Close View) 2021 Aerial Photograph Z2021058 Page 6 of 10 Excerpt of Current Site Plan Z2021058 Page 7 of 10 Existing On-Site and Adjacent Zoning / Land Use: 6. On-site: Rural-43 / Single-family residence North: Arizona State Land Trust, City of Mesa: Light Industrial, Planned Area Development (LI PAD) / Vacant South: IND-2 IUPD / Vacant East: IND-2 IUPD PAD / Construction Material and Vehicle Storage West: IND-2 IUPD / Vacant Utilities and Services: 7. Water: Private Well Wastewater: On-site Septic School District: Gilbert Unified School District #41 Fire: Rural Metro Police: MCSO Right-of-Way: 8. 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 Mesquite St. 0-ft. 40-ft. Collector Road 202nd Pl. 20-ft. 20-ft. Local Street Adopted Plans: 9. Maricopa County, Queen Creek Area Plan (adopted April 6, 1992): The Area Plan designates the subject property as a Light Industrial Center, which denotes areas for the location of major employment centers which would have greater impacts on surrounding areas than those uses in a Mixed-Use Center. Uses permitted in this category would include warehousing, storage, wholesale distribution activities limited manufacturing and assembly. Access to a principal arterial or freeway will be required. Very limited noise, vibration, smoke, dust, odor, heat or glare will be permitted. Limited truck traffic will be allowed. Urban services are available or will be provided. A community sewer and water system will be required for development. All uses within this category are subject to plan review and approval. Staff finds the proposed zone change with overlay (including precise plan of development) and anticipated, future use of the subject property compatible with this area plan designation. 10. City of Mesa General Plan 2040 (adopted April 26, 2016): The General Plan designates the subject property Mixed Use Activity / Employment. This designation provides for areas of activity, generally larger than 25 acres, that serve the larger community; primarily to industrial, office, warehousing and related uses; and may include associated commercial uses. Z2021058 Page 8 of 10 Public Participation Summary: 11. The applicant complied with the Maricopa County Citizen Review Process with the required posting of the site and notification by first class mail to adjacent property owners within 300’ of the subject parcel and interested parties, including the City of Mesa. To date, Staff is aware of no opposition to the proposal. Outstanding Concerns from Reviewing Agencies: 12. Brian Murray, of Rural Metro, responded to the project notification with an email dated May 31, 2021 to request more information and to identify certain requirements. Staff forwarded those requests to the Applicant on June 1, 2021 and this approval is conditioned to obtain a “will serve” letter for fire protection services prior to approval of future building permits. Staff Analysis: 13. Staff finds the requested zone change with overlay from Rural-43 to IND-2 IUPD, including the proposed development standard modifications appropriate and consistent with the surrounding IND-2 IUPD and LI PAD (Mesa) districts. Furthermore, the industrial development and activities proposed on the subject property appear consistent with surrounding, existing zoning designations, land uses and anticipated development patterns. The proposed office, warehouse and outdoor storage activities can be supported by the on-site well and septic system and the existing roadways appear to provide for the volume and type of traffic anticipated on the subject property including adequate local streets and nearby access to the Loop 202 via Mesquite St., Hawes Rd. and Warner Rd. Recommendation: 14. For the reasons outlined in this report, staff recommends the Commission motion for Approval, subject to conditions ‘a’ – ‘i’. a. A Plan of Development is approved subject to site plan entitled “Construction Yards for Rusty & Allyson Lewellen,” consisting of 1 full-size sheet, dated July 6, 2021, and stamped received July 9, 2021. The Plan of Development may be amended administratively under separate application as long as the amendment complies with the established IUPD development standards as approved by the Board of Supervisors. b. Development of the site shall be in substantial conformance with the Narrative Report entitled “Rezone and Industrial Use Permit (IUPD) Application for 20221 E. Mesquite Street, Mesa, AZ,” consisting of 6 pages, dated July 2021, and stamped received July 9, 2021, except as modified by the following conditions. c. The following Planning Engineering conditions shall apply: 1. Septic facilities not shown. When submitting the plans for a building permit include the septic facilities on the plans. Maintain a minimum 25 ft. separation between septic facilities and the underground retention. Z2021058 Page 9 of 10 2. E. Mesquite Street is along a midsection alignment requiring preservation of 40 feet half width future right-of-way per Maricopa County Zoning Ordinance Section 1105 per email by MCDOT Planning, Lynndsay O’Neill (lynndsay.oneill@maricopa.gov). 3. E. Mesquite Street north half is within jurisdiction of the City of Mesa. The applicant will be responsible for coordinating with the City to review any traffic impact, right-of-way dedication, permitting or roadway improvement requirements. 4. The site is accessed through a series of public and private easements that comprise 202nd Place. 202nd Place has not been accepted by the County; and is therefore not maintained by the County. 5. The subject site is not located within the County’s Urbanized Area and thus will not require a Storm Water Pollution Prevention Permit (SWPPP) from the County. This does NOT preclude the requirement to obtain a Construction General Permit (CGP) Notice of Intent to Discharge (NOI) from the State (ADEQ), as may be required. 6. Retention basin(s) underground storage must drain within 36 hours. 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. d. The following IND-2 IUPD standards shall apply: 1. Front yard (north): 0 ft. 2. Outdoor material storage may exceed the height of the enclosure, but shall not exceed 12 ft. and outdoor vehicle storage may not exceed a height of 40 ft. e. The IND-2 IUPD overlay is applied to restrict the use of the site to allow an office/warehouse storage building and outdoor contractor material storage yards. f. Prior to issuance of a building permit, written confirmation (i.e. “will serve” letter) will be required from the emergency fire protection jurisdiction having authority that the facility has been designed in accordance with their regulations and requirements, and that emergency fire protection service will be provided to the facility. Z2021058 Page 10 of 10 g. 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. h. 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. i. 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 Zone Change. The Zone Change enhances the value of the property above its value as of the date the Zone Change is granted and reverting to the prior zoning results in the same value of the property as if the Zone Change had never been granted. Presented by: Sean Watkins, Planner Reviewed by: Darren V. Gérard, AICP, Planning Services Manager Attachments: Case Map (1 page) Site Plan (reduced 8.5”x11”, 1 page) Narrative Report (6 pages) MCENG comments (3 pages) MCESD comments (1 page) MCDOT email (5 pages) Mesa email (2 pages) M ARICO PA CO UN TY / M aricopa County Planning & Developm ent - Phoenix, AZ 2 G ross Acres: 1.24 approx. G enerated August 17, 2021 07:15 AM Z2021058 Application Nam e: Legal Description Lew ellen 1.25 Industrial EDR Applicant Case Address , Jessica Sarkissian for Upfront Planning & Entitlem ents, LLC Applicant Phone/Em ail Parcel Prim ary: 480.221.6150 jessica@ upfrontplanning.com M ap scale 1:823 Supervisor District No. 304-31-014L REZO NING W ITH AN IUPD TO ALLO W A CO NTRACTO R STO RAG E YARD 5.3585 in Project Narrative 2 1. PURPOSE OF REQUEST UPFRONT Planning & Entitlements, LLC, on behalf of Rusty and Allyson Lewellen (“Owner”), is pleased to submit for your consideration a Rezone request with an Industrial Unit Plan of Development (IUPD) on 1.25 acres located along Mesquite Street and 202nd Place in unincorporated Maricopa County for industrial uses with outdoor storage. 2. DESCRIPTION OF PROPOSAL The Property is being proposed to rezone to industrial IND-2 with an IUPD for deviations in front yard setbacks and the height of stored outdoor materials to continue to develop this area for higher intensity industrial in this unincorporated area. The site is approximately 1.25 acres on parcel #304-31-014L and located just east of Hawes Road and south of Elliott Road in close proximity to where the Loop 202 and SR 24 connect, making this a highly intense employment zone. The site, despite being in such close proximity to these intense transportation corridors, does present some difficulty in that it will have restricted freeway access due to the freeway being elevated as it curves. Because of this, the site is not a candidate for high commercial activity or residential uses, due to the visibility into the site from the freeway. Project Narrative 3 The intent is to develop an industrial office/ warehouse on site for potential contractor yards and storage or similar uses. A single 8,400 square foot building is proposed on the site which will be split in half for two offices. Total office use within the building is 1,025 square feet with warehouse and storage uses consisting of 7,375 square feet. The use is proposed as a 24-hour access facility to users who will be able to access the site via a controlled access gate when needed. Employees will likely utilize the site as needed. A total of 18 parking stalls are provided including 2 handicap spaces. There is an existing block wall fence along the perimeter of the site which will remain. There will also be steel fencing placed down the middle to separate the two yards. Dust control on site will consist of asphalt millings compacted with an emulsifier in the driveways, drive aisles and parking and storage areas. The required ADA and parking will be provided onsite on the north and south perimeters inside the fence. An Industrial Unit Plan of Development (IUPD) is also requested to allow for certain variations from the standard IND-2 development standards in order to address items such as setbacks and screening of the outdoor uses. The site is currently vacant. The proposed Plan of Development (“Site Plan”) indicates that a new two tenant building is proposed for the site, along with other site improvements. The building includes 1,025 square feet for office use and 7,375 square feet for warehouse/ storage use. An IUPD overlay, in conjunction with IND-2, is requested for the following deviations (changes are in bold): Table 1 – Development Standards Development Standards I-2 Development Standards Proposed I-2 Development Standard Front Yard – Abutting a mid- section alignment (Mesquite) 15-feet 0-feet Front Yard – Abutting a local street (202nd St) 10-feet 0-feet Side Yard – abutting Industrial 0 feet 0 feet Rear Yard Setback 0 feet 0 feet Lot Coverage 60% 60% Maximum Height 40-feet 40-feet Site Enclosure and Screening – whether abutting a Rural zoning district or not ≥ 6’ high solid masonry wall when abutting Rural zoning district, and site enclosure of ≥ 6’ high with building walls, walls or fences of any view obscuring material. No outdoor industrial use or enclosure can encroach into any required setback area adjacent to any street, nor shall any storage products or materials exceed the height of any such enclosure. Outdoor storage of products and materials may exceed the height of the enclosure, but they shall not exceed 12'. Stored vehicles and related shade structures may not exceed a height of 40'. Project Narrative 4 These deviations are requested due to the industrial nature of the area and the fact that the site is surrounding by similar industrial uses, the adjacent roads are not “through” streets, and that the Loop 202 (San Tan Freeway) is elevated thereby negating the effectiveness of any typical screening as the freeway looks down into the site. Landscaping will be provided along the northern property line with Mondel Pines to screen the view from the north onto the site. The trees will be placed at 20’ on center for their required growth pattern to ensure healthy trees as determined by arborists. Outdoor lighting is not presently proposed but may occur for security purposes in conformance with the provisions in Chapter 11 of the Maricopa County Zoning Ordinance, and shall be placed and oriented so as to reflect light away from any adjoining properties. Any signage will also conform with the requirements of the IND-2 zoning district. 3. RELATIONSHIP TO SURROUNDING PROPERTIES The Property is generally bounded on the south, east and west by industrial land and on the north by vacant State Trust Land. (See Exhibit A: Existing Conditions Map). The site has IND-2 zoned properties adjacent to the south, east and west. Several industrial companies operate on the surrounding properties with trucks and outdoor storage. The property to the north was annexed into the City of Mesa under Ordinance 5565 on September 10, 2019. From these ordinance documents we were able to confirm that the annexation did not include this parcel and stayed to the north of this site along Mesquite Street. The Maricopa County Comprehensive Plan does not designate a Land Use classification on this site as it is within the City of Mesa Planning Area. This site is designated for Employment / Mixed Use land uses. The proposed use(s) on this parcel is consistent with this land use designation. The existing zoning and uses for the parcels adjacent to the Property, are listed in the table below (Table 2): Table 2 – Adjacent Land Uses Direction Mesa General Plan Land Use Existing Zoning Existing Use North Employment/ Mixed Use Activity District N/A Vacant State Land East Employment/ Mixed Use Activity District IND-2 Industrial South Employment/ Mixed Use Activity District IND-2 Industrial West Employment/ Mixed Use Activity District IND-2 Industrial Project Narrative 5 This site is located within the overflight area of the Phoenix/Mesa Williams Gateway Airport. The proposed use(s) are not in conflict with the airport’s operations and are preferred uses to occur within this area. These airport operations, which are expected to expand in the future, are extremely compatible with industrial-type land uses. Additionally, the close proximity, without easy access, to the Loop 202 Freeway and the SR 24 interchange makes this site ideal for industrial uses which can provide the needed outdoor storage and truck traffic without being impactful on other businesses which need more visibility and arterial frontage. The proposed rezone and IUPD will conform to the existing uses and development and continue the industrial development compatibility strengthening their success in the area. 4. LOCATION AND ACCESSIBILITY The parcel is accessed from the 202nd Place easement via Mesquite Street. Mesquite Street connects to Hawes Road to the west. 202nd Street has no connection to the South. The site is proposing a circular driveway along 202nd Place. 5. CIRCULATION SYSTEM The site has is proposed to access off of 202nd Place from Mesquite Street. The proposed site plan utilizes a circular driveway for site access. 202nd Place is an existing private access easement. Parking Parking for the facility is located on north and south sides of the site. Parking and driveway areas shall consist of the approved dust control surface as approved by Maricopa County Air Quality Dust Control Permit for the site. The proposed site plan indicates a total of 18 parking spaces, including 2 handicapped- accessible space located nearest to the ADA pedestrian path connecting to the buildings entrances, one on the north side and one on the south side). 6. DEVELOPMENT SCHEDULE The project consists of a single phase of development. 7. COMMUNITY FACILITIES AND SERVICES The site is located within Gilbert Unified School District. However, there is no intention of the facility to create an increased impact on the school district. The site is in a rural location surrounded by industrial uses with no proposed residents on site. Project Narrative 6 8. PUBLIC UTILITIES AND SERVICES Currently, there is an existing private well which will continue to serve the site via the adjacent property which the land owner also owns. The project is proposing to install a new septic tank & pit under the Maricopa County Environmental Service Department’s application process. Rural Metro Services are available by subscription. The Maricopa County Sheriff’s Department will provide law enforcement and protection services for the property. These services will be provided with existing facilities and resources which are adequate for the proposed uses. Refuse collection will be provided by a private provider. Police protection is provided by the Maricopa County Sherriff’s Office, and fire protection is available through subscription. Electricity service is provided by Salt River Project. Telecommunications service (phone, internet and television) is available from several private companies. James Philbin, P.E. Planning & Development 501 North 44th Street, Suite 200 Phoenix, Arizona 85008 Phone: (602) 372-4362 www.maricopa.gov/planning Email address: James.philbin@maricopa.gov Maricopa County Planning & Development Department Engineering Plan Review Date: July 06, 2021 Memo To: Darren Gerard, AICP, Planning Manager, Department of Planning & Development Attn: Sean Watkins, Planner, Planning & Development Services From: James Philbin, P.E., Engineer, Planning & Development Services cc: Michael Norris, P.E., Engineering Manager, Planning & Development Subject: Z2021058 Rezone from RU-43 to I-2 IUPD APN(s): 304-31-014L Job Site Address: 20221 E Mesquite St. Mesa, AZ 304-31-014L PND Engineering plan review (DPR, FCDMC and MCDOT) has reviewed the 2nd submittal of the Grand and Drainage Plan for the subject application, with a routing date of May 11, 2021, and has the following comments: Drainage Plan Review Comments 1. Septic facilities not shown. When submitting the plans for a building permit include the septic facilities on the plans. Maintain a minimum 25 foot separation between septic facilities and the underground retention Flood Control District Comments 1. The site is not located in a Special Flood Hazard Area. The Flood Control District has no comments on this application. MCDOT Comments 1. E. Mesquite Street is along a midsection alignment requiring preservation of 40 feet half width future right-of-way per Maricopa County Zoning Ordinance Section 1105 per email by MCDOT Planning, Lynndsay O’Neill (lynndsay.oneill@maricopa.gov). 2. E. Mesquite Street north half is within jurisdiction of the City of Mesa. The applicant will be responsible for coordinating with the City to review any traffic impact, right-of-way dedication, permitting or roadway improvement requirements. 3. The site is accessed through a series of public and private easements that comprise 202nd Place. 202nd Place has not been accepted by the County; and is therefore not maintained by the County. 4. See memo from Maricopa County Department of Transportation. STORM WATER QUALITY (SWPPP)- Pre-Construction 1. The subject site is not located within the County’s Urbanized Area and thus will not require a Storm Water Pollution Prevention Permit (SWPPP) from the County. This does NOT preclude the requirement to obtain a Construction General Permit (CGP) Notice of Intent to Discharge (NOI) from the State (ADEQ), as may be required. Standard Stipulations 1. Retention basin(s)\ Underground storage must drain within 36 hours. 2. 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. Please contact me if you have any questions or require any additional information. I:\TSM-Design Branch\Laxmikanth Narwa\TIS Review - In Progress\Lewellen Contractor Yard\Lewellen Contractor Yard_TS Review Comments - Review1.doc MCDOT -- TRAFFIC ENGINEERING REVIEW COMMENT SHEET 1 of 1 Project Name: Lewellen Contractor’s Yard Location: SW Corner of 202nd Place and Mesquite Street, Mesa, Arizona MCDOT File No.: Z2021058 Date: May 27, 2021 Reviewer: Laxmikanth Narwa Phone No.: 602-506-8677 Reviewer: Raj Thoutam, P.E. Phone No.: 602-506-8940 Consultant: United Civil Group Project No.: Plans Sealed By: Sarah A. Simpson, P.E. Consultant Code: A = Will Comply B = Deleted C = Consultant to Evaluate Item Number Sheet Number Comments Consultant Reply = = = 1 2 = = = 1st REVIEW (TS) 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 Project Summary: The proposed Contractor’s Yard is planned to consist of one 7,200 square foot warehouse / storage building located on the southwest corner of 202nd Place and Mesquite Street in Mesa, Arizona. The proposed development is anticipated to generate approximately 12 trips daily, with 1 trip occurring during the weekday AM peak hour and 1 trip occurring in the weekday PM peak hour. General Comments: Based on the land use of the proposed development and low forecasted peak hour volumes, the proposed project has apparently no significant impact on surrounding County roadway network. Review Comments If alternative land use is proposed other than what is presented in the TS, a new Traffic Statement / Traffic Impact Study shall be submitted for approval. Traffic Statement is Approved. Signature: _____________________________________ Date: ___________ Use CODE "A", "B","C" in this column next to every comment. = = = = 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 Division DATE: May 11, 2021 TO : Sean Watkins, Planning & Development Dept. Planner FROM: Souren Naradikian, P.E. Senior Civil Engineer SUBJECT: Rezone from RU-43 to I-2 IUPD. Z2021058 The Maricopa County Environmental Services Department (MCESD) has reviewed documents received from the Maricopa County Planning and Development Department for the above referenced project. The Property is being proposed to rezone to industrial IND‐2 with an IUPD for deviations in front yard setbacks and the height of stored outdoor materials to continue to develop this area for higher intensity industrial in this unincorporated area. The site is approximately 1.25 acres on parcel #304‐31‐ 014L and located just east of Hawes Road and south of Elliott Road in close proximity to where the Loop 202 and SR 24 connect, making this a highly intense employment zone. Water will be provided by onsite well, MCESD has no concerns. Sewer will be provided by onsite septic system, NOID must be obtained prior to construction permit approval and abandonment permit also must be obtained. Based on the above, MCESD raised no objection to this project to the Planning & Development Department on May 11, 2021 and the project may 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. From: Lynndsay ONeill (DOT) To: Nicole Posten-Thompson Subject: RE: Mesquite Road Dedication Date: Friday, June 18, 2021 9:06:30 AM Attachments: image001.png image003.png image005.png image007.png image009.png Hello Nicole, This email is your confirmation that MCDOT Planning will not be requiring 40’ half width right-of-way dedication for the Mesquite Street alignment for the following APNs: 304-30-069B (formerly 304-30-008Q), 304-31-014L, 304-31-014M However, we will require 40’ half width future right-of-way preservation per Maricopa County Zoning Ordinance Section 1105 – Setback Lines, as Mesquite Street is a mid-section alignment. If you have any other questions, please let me know. Thank you, Lynndsay O’Neill Did I provide excellent service? Tell us how we are doing. Lynndsay O’Neill, AICP, CFM Senior Planner Engineering Division O: 602.506.1766 Maricopa County Department of Transportation 2901 W. Durango Street ▪ Phoenix, AZ 85009 lynndsay.oneill@maricopa.gov From: Nicole Posten-Thompson <nicole@onpointarchitecture.com> Sent: Friday, June 18, 2021 8:57 AM To: Lynndsay ONeill (DOT) <Lynndsay.ONeill@maricopa.Gov> Subject: RE: Mesquite Road Dedication 304-30-069B, 304-31-014L, 304-31-014M Thanks! Nicole Nicole Posten-Thompson, RA Owner/ Architect p. 480-227-5259 email. nicole@onpointarchitecture.com www.onpointarchitecture.com From: Lynndsay ONeill (DOT) <Lynndsay.ONeill@maricopa.Gov> Sent: Thursday, June 17, 2021 1:24 PM To: Nicole Posten-Thompson <nicole@onpointarchitecture.com> Subject: RE: Mesquite Road Dedication Could you please verify what those APNs again? Did I provide excellent service? Tell us how we are doing. Lynndsay O’Neill, AICP, CFM Senior Planner Engineering Division O: 602.506.1766 Maricopa County Department of Transportation 2901 W. Durango Street ▪ Phoenix, AZ 85009 lynndsay.oneill@maricopa.gov From: Nicole Posten-Thompson <nicole@onpointarchitecture.com> Sent: Thursday, June 17, 2021 1:22 PM To: Lynndsay ONeill (DOT) <Lynndsay.ONeill@maricopa.Gov> Subject: RE: Mesquite Road Dedication Excellent news! So I don’t make bad assumptions, this is for all 3 properties that I’ve inquired about, correct? Thanks! Nicole Nicole Posten-Thompson, RA Owner/ Architect p. 480-227-5259 email. nicole@onpointarchitecture.com www.onpointarchitecture.com From: Lynndsay ONeill (DOT) <Lynndsay.ONeill@maricopa.Gov> Sent: Thursday, June 17, 2021 1:21 PM To: Nicole Posten-Thompson <nicole@onpointarchitecture.com> Subject: RE: Mesquite Road Dedication Hello Nicole, This email is your confirmation that MCDOT Planning will not be requiring 40’ dedication the Mesquite Street alignment. However, we will require 40’ future right-of-way preservation. If you have any other questions, please let me know. Thank you, Did I provide excellent service? Tell us how we are doing. Lynndsay O’Neill, AICP, CFM Senior Planner Engineering Division O: 602.506.1766 Maricopa County Department of Transportation 2901 W. Durango Street ▪ Phoenix, AZ 85009 lynndsay.oneill@maricopa.gov From: Nicole Posten-Thompson <nicole@onpointarchitecture.com> Sent: Wednesday, June 9, 2021 11:57 AM To: Lynndsay ONeill (DOT) <Lynndsay.ONeill@maricopa.Gov> Subject: RE: Mesquite Road Dedication Thank you for the update Lynndsay. We look forward to the update next week. Also, can you give me a synopsis of what ‘preservation’ will mean for the client. For example, can they utilize that portion of the land for their project now with the caveat that it ‘could’ be converted to a full easement in the future? Thanks! Nicole Nicole Posten-Thompson, RA Owner/ Architect p. 480-227-5259 email. nicole@onpointarchitecture.com www.onpointarchitecture.com From: Lynndsay ONeill (DOT) <Lynndsay.ONeill@maricopa.Gov> Sent: Wednesday, June 9, 2021 11:35 AM To: Nicole Posten-Thompson <nicole@onpointarchitecture.com> Subject: RE: Mesquite Road Dedication Hello Nicole, I wanted to follow up with you in regards to Mesquite Street. I have spoken with my supervisor and we are on track to have a decision for you for preservation vs dedication. However, there are a couple other departments that we need to involve in order to determine how the decision will be processed. We should be able to provide a more concrete answer to you by this time next week. If you have any other questions, please let me know. Thank you, Lynndsay O’Neill Did I provide excellent service? Tell us how we are doing. Lynndsay O’Neill, AICP, CFM Senior Planner Engineering Division O: 602.506.1766 Maricopa County Department of Transportation 2901 W. Durango Street ▪ Phoenix, AZ 85009 lynndsay.oneill@maricopa.gov From: Nicole Posten-Thompson <nicole@onpointarchitecture.com> Sent: Tuesday, June 1, 2021 11:24 AM To: Lynndsay ONeill (DOT) <Lynndsay.ONeill@maricopa.Gov> Cc: Rusty Lewellen <rlewellen@hdcomm.net> Subject: Mesquite Road Dedication Hi Lynndsay, thanks for taking my call this morning. I wanted to also confirm that the 40’ dedication will no longer be required at this property: 304-31-014M. This property is also owned by Rusty & Allison Lewellen, whom I’ve Cc’d into this email. Thanks for your time! Thanks! Nicole Nicole Posten-Thompson, RA Owner/ Architect p. 480-227-5259 email. nicole@onpointarchitecture.com www.onpointarchitecture.com From: Demian Thomas To: Nicole Posten-Thompson Cc: Rusty Lewellen; Aaron Ament; Jessica Sarkissian Subject: FW: 20221 E Mesquite St Date: Tuesday, June 1, 2021 4:36:52 PM Nicole – Please use the following email as your written confirmation that City of Mesa Transportation will not require Mesquite Roadway improvements as part of your development. Thank you. Demian- From: Peter Vargas <Peter.Vargas@mesaaz.gov> Sent: Tuesday, June 1, 2021 4:25 PM To: Demian Thomas <Demian.Thomas@MesaAZ.gov> Subject: RE: 20221 E Mesquite St Demian The quick answer is – this property is in the in County. The City of Mesa has annexed the State Land and some other nearby property, but at the end of the day, this stretch of the Mesquite Rd alignment is in the County. So, no - the COM Transportation Dept. will not require any Mesquite roadway improvements at this time. If the question is – “Once the property is annexed into the City, what roadway improvements will be required?” All half-street improvements including, but not limited to: pavement, curb, gutter, sidewalk, street lights, signing and striping, landscape and irrigation. We would require these half- street improvements at a minimum along the frontage of the property or all the way to Hawes Rd. I hope this helps. I know of no plans to annex this piece anytime soon. From: Demian Thomas <Demian.Thomas@MesaAZ.gov> Sent: Tuesday, June 1, 2021 12:29 To: Peter Vargas <Peter.Vargas@mesaaz.gov> Subject: FW: 20221 E Mesquite St Peter – This site is located in County….think we would defer to County for their requirements at Mesquite. Please let me know what you think and I will respond. Thanks. Demian- From: Nicole Posten-Thompson <nicole@onpointarchitecture.com> Sent: Tuesday, June 1, 2021 11:45 AM To: Demian Thomas <Demian.Thomas@MesaAZ.gov> Cc: Rusty Lewellen <rlewellen@hdcomm.net>; Aaron Ament <aament@aecengineering-az.com>; Jessica Sarkissian <jessica@upfrontplanning.com> Subject: 20221 E Mesquite St Hi Demian, I’m hoping you can point us in the right direction for who we need to speak to within the city transportation department to help us. The county has required we provide a letter from the city indicating that you are not requiring any submittals/coordination for our project. The project is located along Mesquit Street and the private easement of 202 place. We have no proposed driveway accesses from Mesquite. Here is the exact language from the county transportation department regarding their requirements from the city. Applicant will need to coordinate with the City of Mesa for any requirements connecting to Mesquite Street E. Mesquite Street is withing the jurisdiction of City of Mesa (we don’t believe it is?) The applicant will be responsible for coordinating with the City to review any traffic impact, right- of-way dedication, permitting or roadway improvement requirements. I’ve attached our proposed site plan (though it currently shows a 40’ ROW dedication for Mesquite, the county informed us this morning that the dedication is no longer required by MCDOT) and our Traffic Impact Statement. Thanks for your assistance and direction. Thanks! Nicole Nicole Posten-Thompson, RA Owner/ Architect p. 480-227-5259 email. nicole@onpointarchitecture.com www.onpointarchitecture.com