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April 10, 2024
Z2023127
Page 1 of 4
Report to the Board of Supervisors
Prepared by the Maricopa County Planning and Development Department
Board Hearing Date:
April 10, 2024
Case #/Title:
Z2023127 – Diversified Development Self-Storage
Supervisor District:
5
Applicant/Owner:
Holly Keilman, Tiffany & Bosco / Leslie Williams
Request:
Zone change from Rural-43 to C-2 CUPD
Site Location:
Generally located at Dobbins Rd. and 47th Ave. in the Phoenix area
Site Size:
4.75 acres
County Island Status:
Yes, City of Phoenix
Additional
Comments:
Approval of C-2 CUPD zoning would allow for the development of a
self-storage facility and other uses within the C-2 zoning district not
prohibited by the CUPD overlay. The completion of this entitlement
and a subsequent POD and commercial construction permit will
remedy an active violation on the subject parcel. There is no known
opposition. There are no outstanding concerns from reviewing
agencies.
Commission
Recommendation:
On 3/7/24, the Commission voted 8-0 to adopt a motion
recommending the Board of Supervisors approve Z2023127
subject to conditions ‘a’ – ‘i’:
a.
Approval of Z2023127 shall zone APNs 300-12-018C & 300-19-922 to C-2 CUPD subject
to the following conditions.
b.
Development of the site shall be in substantial conformance with the narrative report
entitled “Diversified Development – Narrative Report”, consisting of 9 pages, dated
2/2/2024, except as modified by the following conditions.
c.
Development of the site shall be in substantial conformance with the zoning exhibit
entitled “Stack Storage Development“, consisting of 1 full-size sheet, dated August 14,
2023 except as modified by the following conditions. Staff may determine slight
refinements to remain in substantial conformance with the approved site plan. Minor and
major amendments to the site plan will be determined in accordance with Chapter 3 of
the Maricopa County Zoning Ordinance.
April 10, 2024
Z2023127
Page 2 of 4
d.
The following Planning Engineering conditions shall apply:
1. Without the submittal of a precise plan of development, no development approval is
inferred by this review, including, but not limited to number of proposed building
lots/units, drainage design, access and roadway alignments. These items will be
addressed as development plans progress and are submitted to the County for further
review and/or entitlement.
2. A traffic impact study must be submitted with future entitlement (POD or Preliminary
Plat) application(s) or a TIS waiver obtained from MCDOT.
3. Engineering review of re-zone cases is conceptual in nature. 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. MCDOT Transportation stipulations:
i.
Dobbins Road is classified as a minor arterial requiring dedication of a 55- foot
half street from the section line.
ii.
Applicant is required to provide, at the applicant’s expense, an American Land
Title Association (“ALTA”) Owner’s Policy of Title Insurance showing title vested
in Maricopa County, a political subdivision of the State of Arizona.
iii.
Siesta Way is classified as a local roadway requiring dedication of a 25-foot half
street from the center line.
a. It appears the current Right-of-Way is sufficient for this requirement.
iv.
Any additional dedication and offsite improvement requirements will be
determined by MCDOT Traffic and MCDOT Permits based on the submittal of a
TIA/TIS.
v.
The above comments do not include identification of utilities or underground
facilities within or adjacent to the required right-of-way that may have prior rights
and/or require relocation.
e.
The following C-2 CUPD standards shall apply:
1. Parking Regulations: 1 space per 10,000 SF Areas within drive-aisles may count
toward parking/loading spaces at 8’x22; per parallel parking spaces so long as
adequate width remains for one-way traffic. 5% of spaces shall be ADA.
2. Prohibited uses:
i.
(701.2.2) Two-family and multiple-family dwellings.
ii.
(702.2.2) Two-family dwellings
iii.
(702.2.3) Multiple-family dwellings
April 10, 2024
Z2023127
Page 3 of 4
iv.
(702.2.4) Dormitories
v.
(702.2.5) Recovery communities
vi.
(702.2.7) Mobile Home Parks
vii.
(803.2.34) Private clubs and fraternal organizations
viii.
(803.2.46) Any uses permitted in the R-5 Multi-Family Residential Zoning
District
ix.
(804.2.2) Adult oriented facilities
x.
(804.2.5) Automobile repair shops and garages, including an outside
vehicle storage area to be used for vehicles under repair which shall be
completely screened from any street or surrounding property, and further
provided all repair operations are conducted within a building.
xi.
(804.2.15) Department stores.
xii.
(804.2.16) Drive-in restaurants and refreshment stands.
xiii.
(804.2.22) Hospitals, group care facilities and detoxification facilities.
xiv.
(804.2.23) Hotels, resorts, motels.
xv.
(804.2.26) Liquor stores.
xvi.
(804.2.45) Medical Marijuana Dispensary and/or Marijuana Establishment
and/or Medical Marijuana Offsite Cultivation Location
xvii.
(804.2.46) Halfway houses
xviii.
(804.2.47) Boarding houses
xix.
(1301.1.21) Billboard(s)
f.
Noncompliance with any Maricopa County Regulation may be grounds for initiating a
revocation of this zone change according to the rules and processes as set forth in the
Maricopa County Zoning Ordinance.
g.
Prior to issuance of initial building permits, written confirmation 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. Prior to issuance of the certificate of occupancy,
local fire protection jurisdiction review and approval will be required.
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. Failure to comply with any condition may be grounds for
consideration of initiating the process to revert the zoning back to the previous Rural-43,
in accordance with Maricopa County requirements and procedures. Any action by
Maricopa County to revert the zoning shall only occur following any and all required
notices (including identification of the specific noncompliance issue) and cure periods
and shall be subject to required public hearings before the Planning & Zoning Commission
and Board of Supervisors, as set forth in the Maricopa County Zoning Ordinance. 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 had never been granted.
April 10, 2024
Z2023127
Page 4 of 4
Presented by:
Joel Landis, Planner
Reviewed by:
Darren Gérard, AICP, Planning Manager
Attachment:
3/7/24 P&Z Packet (44 pages)
Note:
3/7/24 Draft P&Z Minutes are not available as of the writing of this report, but can be provided
upon request later when available.
Z2023127
Page 1 of 8
Report to the Planning and Zoning Commission
Prepared by the Maricopa County Planning and Development Department
Case:
Z2023127 – Diversified Development Self-Storage
Hearing Date:
March 7, 2024
Supervisor District:
5
Applicant:
Holly Keilman, Tiffany & Bosco
Owner:
Leslie Williams
Request:
Zone Change with Overlay from Rural-43 to C-2 CUPD
Site Location:
Generally located at Dobbins Rd. and 47th Ave. in the Phoenix area
Site Size:
4.75 acres
Density:
N/A
County Island:
Yes, City of Phoenix
County Plan:
Rural Development Area (0 to 1 du/acre)
Municipal Plan:
Phoenix General Plan – Residential 0 to 1 du/acre
Municipal Comments:
None received to date
Support/Opposition:
15 support letters
Recommendation:
Approve with conditions
Z2023127
Page 2 of 8
Project Summary:
1.
The applicant, Holly Keilman on behalf of Tiffany & Bosco, is proposing to rezone the subject
parcels from Rural-43 to C-2 CUPD to facilitate the development of a self-storage facility. The site
(parcels 300-12-018C & 300-19-922) is located northeast of the northeast corner of W. Dobbins
Rd. and 47th Ave. The site is currently subject to violation V202000192 for a commercial scrap
yard existing on-site without a Plan of Development (POD). Subsequently, the owner filed for two
separate entitlements – Z2020061, a POD for “My Container Now” for the sale and storage of
shipping containers, and Z2022088, “Laveen Courtyard Apartments”, for an apartment complex.
In each case, staff noted the lack of proper zoning for the proposed uses. Both entitlement
applications have now been withdrawn. Existing commercial land use of the site is in violation of
the county’s zoning ordinance. The completion of this entitlement and a subsequent POD and
commercial construction permitting will remedy the violation.
2.
Staff notes this rezone is not specific to a few allowed uses, but rather prohibits certain uses as
proposed by the applicant. The site is serviced by municipal City of Phoenix water. The lack of
water/sewer and other urban services would be inconsistent with the county comprehensive
plan’s policy of urban services for urban development, and thus can hinder higher intensity
development. However, the availability of some urban services in this case allows for a broader
entitled use of the site than just the self-storage use proposed initially proposed. Staff agrees that
most uses within the C-2 zoning district’s entitles uses are appropriate for the site except for uses
that would generate large-scale residential or commercial use of the site, and is more in line with
the Phoenix General Plan. Beyond disallowed uses, the other variation in zoning standards is
regarding limiting parking requirements for the self-storage use, which staff agrees is appropriate
given the general lack of traffic generated by self-storage facilities.
3.
On the next page are the proposed zoning standards and uses within the proposed C-2 CUPD
zoning district:
Z2023127
Page 3 of 8
Z2023127
Page 4 of 8
Zoning map of the parcel and nearby area, oriented north – Rural-43 zoning is highlighted in yellow, all other parcels are within City of Phoenix
Conceptual site plan provided by the applicant, oriented north
Z2023127
Page 5 of 8
Existing On-Site and Adjacent Zoning / Land Use:
4.
On-site:
Rural-43 / Scrap yard (under violation)
North:
Rural-43 / Single-family residential
South:
Dobbins Rd, then R1-10 (City of Phoenix) / Single-family residential
East:
Rural-43 / Single-family residential
West:
Rural-43 / Single-family residential
Utilities and Services:
5.
Water:
City of Phoenix
Wastewater:
Septic
Fire:
Laveen FD
Police:
Maricopa County Sheriff
Right-of-Way:
6.
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
Dobbins Rd
40’
55’
Minor Arterial
Adopted Plan:
7.
Phoenix General Plan (adopted 2015): The large lot land use category provides for very low-
density residential uses to protect and preserve low density areas in their present or desired
character.
Public Participation Summary:
8.
The applicant complied with the Maricopa County Public Participation Process with the required
posting of the property and notification by first class mail to the adjacent property owners within
300’ of the subject site and interested parties. Staff notes there was a delay with posting the signs
after receiving notice from local residents that the site had not been posted – upon notification
of this issue, the applicant had signs posted on the site the following day.
9.
Staff received notice from a resident regarding the history of an existing structure on the site. The
southernmost existing structure on APN 300-12-018C was historically the site of the Laveen
Ginning Co., constructed c. 1925 according to the provided Historic Property Inventory Form from
the City of Phoenix Historic Preservation Office. Staff would note that as this proposal does not
include a Plan of Development, this building is not affected by the approval of this rezone
proposal. Additionally, as this property would remain under the County’s jurisdiction unless
annexed with consent of the property owner by City of Phoenix, that the provided document has
no bearing on whether the structure is subject to additional scrutiny under the MCZO.
Outstanding Concerns from Reviewing Agencies:
10.
N/A
Z2023127
Page 6 of 8
Staff Analysis:
11.
Staff supports the proposed zone change as C-2 zoning, with the disallowance of several higher
intensity uses as proposed within the overlay, is appropriate for the site. The site has access to
water via the City of Phoenix, and it is located along Dobbins Rd. which is a minor arterial where
commercial zoning is more appropriate. Ultimate approval of permits would alleviate the existing
violation caused by the improper use of the site. Approval of the rezone would not imperil an
existing historic structure and the applicant would be required to address the existing structure
in future development of the site.
Recommendation:
12.
Staff recommends the Commission adopt a motion recommending that the Board of Supervisors
approve Z2023127 subject to the following conditions ‘a’ – ‘i’:
a.
Approval of Z2023127 shall zone APNs 300-12-018C & 300-19-922 to C-2 CUPD subject
to the following conditions.
b.
Development of the site shall be in substantial conformance with the narrative report
entitled “Diversified Development – Narrative Report”, consisting of 9 pages, dated
2/2/2024, except as modified by the following conditions.
c.
Development of the site shall be in substantial conformance with the zoning exhibit
entitled “Stack Storage Development“, consisting of 1 full-size sheet, dated August 14,
2023 except as modified by the following conditions. Staff may determine slight
refinements to remain in substantial conformance with the approved site plan. Minor and
major amendments to the site plan will be determined in accordance with Chapter 3 of
the Maricopa County Zoning Ordinance.
d.
The following Planning Engineering conditions shall apply:
1. Without the submittal of a precise plan of development, no development approval is
inferred by this review, including, but not limited to number of proposed building
lots/units, drainage design, access and roadway alignments. These items will be
addressed as development plans progress and are submitted to the County for further
review and/or entitlement.
2. A traffic impact study must be submitted with future entitlement (POD or Preliminary
Plat) application(s) or a TIS waiver obtained from MCDOT.
3. Engineering review of re-zone cases is conceptual in nature. 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. MCDOT Transportation stipulations:
i.
Dobbins Road is classified as a minor arterial requiring dedication of a 55- foot
half street from the section line.
Z2023127
Page 7 of 8
ii.
Applicant is required to provide, at the applicant’s expense, an American Land
Title Association (“ALTA”) Owner’s Policy of Title Insurance showing title vested
in Maricopa County, a political subdivision of the State of Arizona.
iii.
Siesta Way is classified as a local roadway requiring dedication of a 25-foot half
street from the center line.
a) It appears the current Right-of-Way is sufficient for this requirement.
iv.
Any additional dedication and offsite improvement requirements will be
determined by MCDOT Traffic and MCDOT Permits based on the submittal of a
TIA/TIS.
v.
The above comments do not include identification of utilities or underground
facilities within or adjacent to the required right-of-way that may have prior rights
and/or require relocation.
e.
The following C-2 CUPD standards shall apply:
1. Parking Regulations: 1 space per 10,000 SF Areas within drive-aisles may count
toward parking/loading spaces at 8’x22; per parallel parking spaces so long as
adequate width remains for one-way traffic. 5% of spaces shall be ADA.
2. Prohibited uses:
i.
(701.2.2) Two-family and multiple-family dwellings.
ii.
(702.2.2) Two-family dwellings
iii.
(702.2.3) Multiple-family dwellings
iv.
(702.2.4) Dormitories
v.
(702.2.5) Recovery communities
vi.
(702.2.7) Mobile Home Parks
vii.
(803.2.34) Private clubs and fraternal organizations
viii.
(803.2.46) Any uses permitted in the R-5 Multi-Family Residential Zoning
District
ix.
(804.2.2) Adult oriented facilities
x.
(804.2.5) Automobile repair shops and garages, including an outside
vehicle storage area to be used for vehicles under repair which shall be
completely screened from any street or surrounding property, and further
provided all repair operations are conducted within a building.
xi.
(804.2.15) Department stores.
xii.
(804.2.16) Drive-in restaurants and refreshment stands.
xiii.
(804.2.22) Hospitals, group care facilities and detoxification facilities.
xiv.
(804.2.23) Hotels, resorts, motels.
xv.
(804.2.26) Liquor stores.
xvi.
(804.2.45) Medical Marijuana Dispensary and/or Marijuana Establishment
and/or Medical Marijuana Offsite Cultivation Location
xvii.
(804.2.46) Halfway houses
xviii.
(804.2.47) Boarding houses
xix.
(1301.1.21) Billboard(s)
Z2023127
Page 8 of 8
f.
Noncompliance with any Maricopa County Regulation may be grounds for initiating a
revocation of this zone change according to the rules and processes as set forth in the
Maricopa County Zoning Ordinance.
g.
Prior to issuance of initial building permits, written confirmation 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. Prior to issuance of the certificate of occupancy,
local fire protection jurisdiction review and approval will be required.
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. Failure to comply with any condition may be grounds for
consideration of initiating the process to revert the zoning back to the previous Rural-43,
in accordance with Maricopa County requirements and procedures. Any action by
Maricopa County to revert the zoning shall only occur following any and all required
notices (including identification of the specific noncompliance issue) and cure periods
and shall be subject to required public hearings before the Planning & Zoning Commission
and Board of Supervisors, as set forth in the Maricopa County Zoning Ordinance. 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 had never been granted.
Presented by:
Joel Landis, Planner
Reviewed by:
Matthew Holm, AICP, Planning Supervisor
Attachments:
Case Map (1 page)
Zoning Exhibit (1 page)
Narrative Report (9 pages)
MCESD comments (1 page)
PND Engineering comments (2 pages)
City of Phoenix HPI Form (4 pages)
Letters of Support (18 pages)
/
Maricopa County Planning & Development - Phoenix, AZ
5
Gross Acres: 4.75 approx.
Generated February 28, 2024 6:48 AM
Z2023127
Application Name:
Legal Description
Diversified Development Self-Storage EDR
Applicant
Case Address
T01S R02E 4,
Holly Keilman for Tiffany & Bosco
4638 W DOBBINS Rd
Applicant Phone/Email
Parcel Primary:300-12-018C
480.240.1818
hkeilman@tblaw.com
LAVEEN AZ 85339
Map scale 1:1,356
Supervisor District No.
300-19-922
THIS PROPOSAL IS TO REZONE THE SUBJECT PARCEL (APN’S 300-12-018C & 300-19-922), “THE
PROPERTY” FROM RU-43 TO C-2 (INTERMEDIATE COMMERCIAL ZONING DISTRICT) WITH A
DOBBINS ROAD
LINE EASEMENT
O.H. POWER
BUILDING A
88,500 SF
420' - 0"
BUILDING B
4,300 SF
BUILDING D
24,050 SF
SETBACK
25' - 0"
230' - 0"
370' - 0"
430' - 0"
SITE DATA
SITE SQUARE FOOTAGE = 206,852 SQ. FT.
BUILDING AREA = 116,850 SQ. FT.
FLOOR AREA RATIO = 56.5%
LANDSCAPE = 33,834 SQ.FT. 16.4%
SETBACK
10' - 0"
SETBACK
25' - 0"
SETBACK
15' - 0"
SETBACK
25' - 0"
65' - 0"
10' - 0"
GATE
GATE
FENCE
490 WEST 650 SOUTH LAYTON, UT 84041
jared@radarchd.com 801-455-6181
REVISION
DATE
SHEET TITLE
SHEET NO.
ISSUE
STACK STORAGE
XXXX
STAMP
XXXX
DEVELOPMENT
A1.01
ARCHITECTURAL
SITE PLAN
08/14/2023
NO.
DESCRIPTION
DATE
1" = 30'-0"
01
Site - Option 01
Diversified Development
Narrative Report
Zone Change with Overlay Request
General Location: Dobbins Road & 47th Avenue
Case # Z2023127
1st Submittal Date: October 20, 2023
2nd Submittal Date: December 27, 2023
3rd Submittal Date: February 2, 2024
Vicinity Map
Page | 2
Diversified Development Rezone
Purpose of Request
This proposal is to rezone the subject parcel (APN’s 300-12-018C & 300-19-922), “The
Property” from RU-43 to C-2 (Intermediate Commercial Zoning District) with a Commercial
Unit Plan of Development (CUPD) overlay, for the entire 4.75± gross acres. The parcel is
located on the Dobbins Road and 47th Avenue. The requested change to C-2 CUPD would
allow for the use of self-storage but prohibit more intense uses permitted in this zone. (See
Exhibit A: Existing Zoning and Exhibit B: Proposed Zoning).
Description of Proposal
The Property is currently vacant and located on west Dobbins Road and 47th Avenue and
is comprised on two parcels, APN’s 300-12-018C and 300-19-922. (See Exhibit C:
Context Aerial). The Property is in a prime location to attract commercial businesses to
support the residential community within the Laveen area in the County jurisdiction and is
being underutilized. The goal would be to erect three (3) new single-story, self-storage
buildings with climate controlled and non-climate controlled self-storage to meet the needs
for all residence in the area. Self-storage would be an appropriate use for the property and
the expansion of services would be an asset to the community as there are proven benefits
for allowing self-storage facilities in communities:
•
Self-storage facilities are quiet
•
They provide an excellent buffer between zones
•
They create very little traffic
•
They have little impact on utilities
•
They have no impact on schools
•
They provide a community service
Significant policies for self-storage include but are not limited to:
•
Hours of operation are 6 AM – 9 PM, 7 days a week. Access is denied
afterhours.
•
Storage customers are issued a key code that must be used to gain
access to their room. This protects the customer’s belongings and
decrease the ability of unauthorized access.
Diversified Development - Project Data
A.P.N.
APN’s 300-12-018C & 300-19-922
Current Land Use
Vacant/Undeveloped
Current Zoning District
RU-43
Proposed Zoning District
C-2 CUPD
Gross Site Area
Approximately 4.75± gross acres
Area Plan
None Assigned
Supervisorial District
Supervisorial District 5 – Steve Gallardo
School District
Laveen #59/Phoenix Union
Page | 3
Diversified Development Rezone
•
It is against policy for a business to be operated from a storage unit.
•
Items that may not be stored include: chemicals, paints and other
flammable materials.
•
The self-storage facility is protected by video surveillance.
•
The self-storage facility is non-smoking
The Property is easily accessible and located on Dobbins just less than two (2) miles east
of the Loop 202 (South Mountain Freeway), which connects to Interstate 10 in the west
valley and Interstate 10 in the south east valley, joining the two opposite sides of the
Phoenix Metro area.
A conceptual site plan is included with this rezoning request. Any future commercial
development will be in compliance with the Maricopa County Zoning Ordinance (MCZO)
C-2 zoning district standards and regulations per Section 805 and will be in compliance
with C-2 development standards and regulations, meeting setbacks, signage criteria, etc.
Operational details including number of employees, hours of operation, and other
information will be discussed when the POD is submitted in the future. The requested
deviations from code in the CUPD would be the parking ratio requirement, due the fact that
Maricopa County doesn’t have a parking requirement for mini warehouse/self-storage and
use restrictions.
Commercial Unit Plan of Development (CUPD)
The Commercial Unit Plan of Development (CUPD) Overlay is proposed to deviate the
MCZO standards for parking requirements. There are no parking requirements for self-
storage, and the current requirement for warehousing of 1SP for every 900 SF is much
higher than the proposed use requires.
Given the size of the site, the industrial nature of the current use our client is requesting to
deviate from parking requirements of 1SP for every 900 SF to 4 spaces, plus one for
manager.
The proposed CUPD is requesting to have all uses that are currently permitted in the C-2
zoning code, however we are proposing to prohibit the following uses:
• (701.2.2) Two-family and multiple-family dwellings.*4
• (702.2.2) Two-family dwellings
• (702.2.3) Multiple-family dwellings
• (702.2.4) Dormitories
• (702.2.5) Recovery communities
a) Permitted as a Special Use in the R-3 and R-4 zoning districts.
Page | 4
Diversified Development Rezone
b) Permitted subject to the provisions and standards of Section 1207 in the R-5
zoning district.
• (702.2.7) Mobile Home Parks
• (803.2.34) Private clubs and fraternal organizations
• (803.2.46) Any uses permitted in the R-5 Multi-Family Residential Zoning District
*21
• (804.2.2) Adult oriented facilities as defined under Chapter 2, subject to the following
conditions: *11
a) Adult oriented facilities shall not be located within 1,500 feet of any other
adult oriented facility.
b) Adult oriented facilities shall not be located within 1,500 feet of:
a)
A church; or
b)
A public or private elementary or secondary school; or
c)
A public or private day care center, preschool, nursery,
kindergarten, or similar use; or
d)
A public park or playground; or
e)
A medical marijuana dispensary or a medical marijuana
offsite cultivation location. *18
c) For purposes of measuring separation distances required in this section, the
measurements shall be taken in a straight line from the closest exterior walls
of any affected structures without regard to intervening structures or objects
or political boundaries.
d) An adult oriented business lawfully operating is not rendered in violation of
these provisions by the subsequent location of a church, public or private
elementary or secondary school, a park or playground, or a medical
marijuana dispensary or medical marijuana offsite cultivation location within
1,500 feet of the adult oriented business. *18
e) This provision shall not be construed as permitting any use or act which is
otherwise prohibited or made punishable by law.
• (804.2.5) Automobile repair shops and garages, including an outside vehicle
storage area to be used for vehicles under repair which shall be completely
screened from any street or surrounding property, and further provided all repair
operations are conducted within a building.
• (804.2.15) Department stores.
• (804.2.16) Drive-in restaurants and refreshment stands.
Page | 5
Diversified Development Rezone
• (804.2.22) Hospitals, group care facilities and detoxification facilities.
• (804.2.23) Hotels, resorts, motels.
• (804.2.26) Liquor stores.
• (804.2.45) Medical Marijuana Dispensary and/or Marijuana Establishment and/or
Medical Marijuana Offsite Cultivation Location facilities as defined in Chapter 2 of
this Ordinance subject to all rules adopted by the Arizona Department of Health
Services and to the following conditions: *16 *18
a) Medical Marijuana Dispensaries and/or Marijuana Establishment and/or
Medical Marijuana Offsite Cultivation Location facilities shall not be located
within 1,500 feet of any other Medical Marijuana Dispensary. *18
b) Medical Marijuana Dispensaries and/or Marijuana Establishment and
Medical Marijuana Offsite Cultivation Locations shall not be located within
1,500 feet of: *18
1.
A church; or
2.
A public or private elementary or secondary school; or
3.
A public or private day care center, preschool, nursery,
kindergarten, or similar use; or
4.
A public park or playground; or
5.
An adult oriented facility.
c) For purposes of measuring separation distances required in this section, the
measurements shall be taken in a straight line from the closest exterior wall
of the subject building to the closest boundary line of any affected parcel
without regard to intervening structures or objects or political boundaries.
d) A Medical Marijuana Dispensary and/or Marijuana Establishment and/or
Medical Marijuana Offsite Cultivation Location facilities lawfully operating is
not rendered in violation of these provisions by the subsequent location of a
church, public or private elementary or secondary school, a kindergarten or
preschool or similar use, or a park or playground within 1,500 feet of the
Medical Marijuana Dispensary and/or Marijuana Establishment and/or
Medical Marijuana Offsite Cultivation Location. *18
e) This provision shall not be construed as permitting any use or act which is
otherwise prohibited or made punishable by law.
• (804.2.46) Halfway houses.
• (804.2.47) Boarding houses.
Page | 6
Diversified Development Rezone
• (1301.1.21) Billboard(s) subject to the following
1. The billboard(s) is a lawfully existing structure made legal-nonconforming
as of December 15, 2021 with regard to the requirements of Chapter 14 of
this Ordinance.
a. The billboard is located in a C-2, C-3, IND-2 or IND-3 zoning district.
b. The billboard may be modified or converted to digital display with a
Special Use Permit.
c. If illuminated the billboard shall be digital or lighting shall be
mounted at the top of the sign face so that it is directed downward and
shielded so that it is only illuminating the sign face in conformance with
Article 1112.3.2.
d. The Special Use Permit may be approved without an expiration date
or validity period.
2. For billboards subject to governmental action;
a. the static or digital billboard is relocated from a parcel of property,
located within the perimeter boundary of Maricopa County or within
the corporate boundary of a city or town located partially within
Maricopa County and partially within an adjacent county, that is
acquired by a public entity for public use by condemnation, purchase
or dedication.
The proposed prohibited uses above are not cohesive to the surrounding single family
residential uses. Rezoning the property to C-2 allows for the use of self-storage which is
compatible use for the Property and the neighboring residents.
The proposed CUPD development standards compared with MCZO C-2 standards are
detailed within the table below:
CUPD Table
Regulation
C-2 Base Zoning
Standard
Proposed C-2 CUPD Standard
Parking Regulations
805.6
1102.1.6.- Warehouse
Uses
One per 900 square feet
of floor area 2
1 space per 10,000 SF
Areas within drive-aisles may count toward
parking/loading spaces at 8’x22; per
parallel parking spaces so long as
adequate width remains for one-way traffic
5% of spaces shall be ADA
Page | 7
Diversified Development Rezone
Prohibited Uses in
CUPD
Use Regulations in:
701.2.
702.2.
803.2.
804.2.
(701.2.2) Two-family and multiple-family
dwellings.*4
(702.2.2) Two-family dwellings
(702.2.3) Multiple-family dwellings
(702.2.4) Dormitories
(702.2.5) Recovery communities
(702.2.7) Mobile Home Parks
(803.2.34) Private clubs and fraternal
organizations
(803.2.46) Any uses permitted in the R-5
Multi-Family Residential Zoning District *21
(804.2.2) Adult oriented facilities
(804.2.5) Automobile repair shops and
garages, including an outside vehicle
storage area to be used for vehicles under
repair which shall be completely screened
from any street or surrounding property,
and further provided all repair operations
are conducted within a building.
(804.2.15) Department stores.
(804.2.16) Drive-in restaurants and
refreshment stands.
(804.2.22) Hospitals, group care facilities
and detoxification facilities.
(804.2.23) Hotels, resorts, motels.
(804.2.26) Liquor stores.
(804.2.45) Medical Marijuana Dispensary
and/or Marijuana Establishment and/or
Medical Marijuana Offsite Cultivation
Location
(804.2.46) Halfway houses.
(804.2.47) Boarding houses.
(1301.1.21) Billboard(s)
Page | 8
Diversified Development Rezone
Relationship to Surrounding Properties
Contiguous properties to the north, west, and east are zoned RU-43 and are currently
utilized for residential homes. Dobbins Road is directly to the South of the Property acting
as a buffer to frontage of the Property.
North: RU-43 – Residential
South: Dobbins Road
East: RU-43 – Residential
West: RU-43 – Residential
Location, Accessibility, and Circulation
The Property is located within Maricopa County zoning jurisdiction, however it is also
included in the City of Phoenix’s General Plan, classified as Residential 0 to 1 du / acre.
The General Plan designation for the parcel abutting the Property to the west is Residential
1 to 2 du / acre. The current use of this site is Phoenix Fire Department 58. This use,
although necessary to a community generates significant noise and traffic restrictions
affecting the neighboring residents. The General Plan designation for the parcels to the
east are 1 to 2 du / acre. The subject Property for the proposed rezone is also designated
in the Phoenix General Plan for Residential 0 to 1 du / acre but has operated as a low
impact commercial use for many years. A self-storage facility is not considered a residential
use, but it does service the people of the surrounding community. Self-storage facilities are
quiet and will provide a good buffer between the fire station and the existing residential
homes. Self-storage facilities generate very little traffic, and has a low impact on utilities.
Taking into consideration the size of the Property, (4.75± acres) its impact will be similar to
residential use with the density of 0 to 1 du / acre and/or 1 to 2 du / acre.
There are numerous options for access the Property as there are arterials and alignments
surrounding the Property. Loop 202 is less than 2± miles from the Property and feeds into
Interstate 10, serving both east and west valley.
Public Utilities and Services
Water – City of Phoenix – 2” line currently servicing site, See Exhibit D, Water Bill
Wastewater – Septic System
Fire: Laveen
Police: Maricopa County Sheriff
Community Facilities
School District: Elementary – Laveen #59, High School – Phoenix Union #10
Page | 9
Diversified Development Rezone
Development Schedule
A Plan of Development (POD) for development of the Property will be applied subsequent
to obtaining commercial zoning entitlement approval once specific land use(s) are
determined.
Conclusion
The requested rezone to C-2 CUPD is justified given the nearby proximity to residential
communities who utilize self-storage facilities. Most occupants of self-storage facilities live
less than four (4) miles from the storage site. Given this location, the Property is not suitable
for rural or large scale residential development. This use conforms with the purpose of the
C-2 zoning district, as it is suitable to nearby properties and the site has access to a major
street or highway. We look forward to continuing to work with Maricopa County on this
project, please let us know if there are any additional questions.
Page | 1
Subdivision
Infrastructure
& Planning Program
301 W. Jefferson St.
Phoenix, AZ 85003
Subdivis io n@ma rico pa . go v
es d. ma rico pa . go v
The Maricopa County Environmental Services Department (MCESD) has completed review
for the Zone Change with Overlay Request planning case(s). Please note the following
MCESD requirements for site development:
Onsite Wastewater –
A Notice of Intent to Discharge application for an onsite wastewater treatment (septic)
system is required for any construction. Application must be submitted to the MCESD
Onsite Wastewater Program.
•
Wastewater is not permitted to discharge to an adjacent parcel’s septic system.
For Onsite Wastewater related questions, please contact the Onsite Program at (602) 506-
6666 or by email at septicquestions@maricopa.gov.
Additional Notes –
Environmental Services does not require these items for condition of approval of Z2023127, however
these items must be addressed with the development of the site. Environmental Services does not
require additional review of this case.
*It should be noted that this document does not approve the referenced project. Comments are provided
for the benefit of the applicant for MCESD permit requirements and as an advisory to Maricopa County
Planning and Development Department. Other Maricopa County agencies may have additional
requirements. Final review and approval will be made through Planning and Development Department
procedures. Applicant may need to submit separate applications to the Maricopa County Environmental
Services Department for approval of proposed facilities regulated by the Department. Review of any such
application will be based on current regulations at the time of application.
Project Name: Zone Change with Overlay
Request
Primary Contact Name: Holly R. Keilman
Planning Application Type: Zone Change
with Overlay
APN(s): APN’s 300-12-018C & 300-19-
922
Reviewer: Souren Naradikian, P.E.
Email: Souren.Naradikian@maricopa.gov
Phone: 602-372-2907
Planner Name: Joel Landis
Planning Case #: Z2023127
Date: November 1, 2023
Water and Waste Management Division
Page 1 of 2
Anh Harambasic, PE
Planning & Development
301 W. Jefferson St., Suite 170
Phoenix, Arizona 85003
Phone: (602) 506-3611
www.maricopa.gov/planning
Email address:
anh.harambasic@maricopa.gov
Planning & Development
Engineering Plan Review
Date:
November 16, 2023
Memo To: Darren Gerard, AICP, Planning Manager, Department of Planning &
Development
Attn:
Joel Landis, Planner, Planning & Development Services
From:
Anh Harambasic, P.E., Engineering Plan Reviewer, Planning &
Development Services
via:
Bob Fedorka, P.E., Engineering Supervisor, Planning & Development
Subject:
Z2023127 – Diversified Deployment Self Storage Zone Change from
RU-43 to C-2 (Intermediate Commercial Zoning District) with a
commercial POD overlay for 4.75 acres.
(E1 Memo)
Job Site Address: SEC Dobbins Rd and S. 47th Ave
APN(s):
300-12-018C, 300-19-922
This application is to specify zoning for future development and includes an
intermediate commercial zoning with a Plan of Development overlay for the
development of a self-storage facility.
PND Engineering Plan Review (DPR, FCD and PND Transportation) has reviewed the
1st submittal of the Zone Change application routed for review on 10.30.2023 and has
no objections subject to the following conditions:
1. Without the submittal of a precise plan of development, no development approval
is inferred by this review, including, but not limited to number of proposed building
lots/units, drainage design, access and roadway alignments. These items will be
addressed as development plans progress and are submitted to the County for
further review and/or entitlement.
2. A traffic impact study must be submitted with future entitlement (POD or
Preliminary Plat) application(s) or a TIS waiver obtained from MCDOT.
3. Engineering review of re-zone cases is conceptual in nature. 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.
Page 2 of 2
4. MCDOT Transportation stipulations:
•
Dobbins Road is classified as a minor arterial requiring dedication of a 55-
foot half street from the section line.
•
Applicant is required to provide, at the applicant’s expense, an American Land
Title Association (“ALTA”) Owner’s Policy of Title Insurance showing title
vested in Maricopa County, a political subdivision of the State of Arizona.
•
Siesta Way is classified as a local roadway requiring dedication of a 25-foot
half street from the center line.
o It appears the current Right-of-Way is sufficient for this requirement.
•
Any additional dedication and offsite improvement requirements will be
determined by MCDOT Traffic and MCDOT Permits based on the submittal of
a TIA/TIS.
•
The above comments do not include identification of utilities or underground
facilities within or adjacent to the required right-of-way that may have prior
rights and/or require relocation.
Please contact me if you have any questions or require any additional information.
CITY OF PHOENIX / STATE OF ARIZONA
HISTORIC PROPERTY INVENTORY FORM
Please type or print clearly. Fill out each applicable space accurately and with as much information as is known about the property. Use
continuation sheets where necessary. Send completed forms to City of Phoenix Historic Preservation Office, 200 W. Washington, 17th Floor,
Phoenix, AZ 85003 for listing on Phoenix Historic Property Register, or Arizona State Historic Preservation Office, 1300 W. Washington, Phoenix,
AZ 85007 for listing on Arizona/National Register of Historic Places.
PROPERTY IDENTIFICATION
For properties identified through survey: Site No: 18
Survey Area: Laveen Village
Historic Name(s): Laveen Ginning Co.
(Enter the name(s), if any, that best reflects the property's historic importance.)
Address: 4650 W. Dobbins Road
City or Town: Phoenix
vicinity
County: Maricopa
Tax Parcel No.: 300-12-018-C
Township: 1 South
Range: 2 East
Section: 4
Quarter Section: SW
Acreage: 4.7
Block:
Lot(s):
Plat (Addition):
Year of Plat:
UTM reference: Zone: 12
Easting: 392042
Northing: 3692178 USGS 7.5' quad map: Laveen
Architect:
not determined
known source:
Builder:
not determined
known source:
Construction Date: c. 1925
estimated
known source: Accomazzo; Recorder’s deeds
STRUCTURAL CONDITION:
Good (Well-maintained; no serious problems apparent)
Fair (Some problems apparent) Describe:
Poor (Major problems; imminent threat) Describe:
Ruin/Uninhabitable
USES/FUNCTIONS
Describe how the property has been used over
time, beginning with the original use:
Cotton gin; farm equipment sales
Sources: Accomazzo, aerial photos
PHOTO INFORMATION
Date of photo: 10/12/2006
View Direction (looking towards):
North
Negative No.: IMG_2883
SIGNIFICANCE (see continuation sheet 1)
To be eligible for the Phoenix/Arizona/National Register, a property must represent an important part of the history or architecture of an area.
Note: a property need only be significant under one of the areas below to be eligible.
A. HISTORIC EVENTS/TRENDS (On a continuation sheet describe how the property is associated either with a significant historic event or
with a trend or pattern of events important to the history of the nation, the state, or the local community.)
B. PERSONS (On a continuation sheet describe how the property is associated with the life of a person significant in the past.)
C. ARCHITECTURE (On a continuation sheet describe how the property embodies the distinctive characteristics of a type, period, or method of
construction, or represents the work of a master, or possesses high artistic values.)
Outbuildings: (Describe any other buildings or structures on the property and whether they may be considered historic.)
The site also contains an office, and remnants of another smaller gin built during the period of significance. This latter structure, however, is
ineligible.
INTEGRITY
To be eligible for the Phoenix/Arizona/National Register, a property must have integrity, that is, it must be able to visually convey its importance.
Provide detailed information below about the property’s integrity. Use continuation sheets if necessary.
1. LOCATION
Original Site
Moved date:
Original Site:
2. DESIGN (Describe alterations from the original design, including dates—known or estimated—when alterations were made)
See continuation sheet 1.
3. SETTING (Describe the natural and/or built environment around the property)
Originally, rural surrounded primarily by farmland and only a handful of buildings along Laveen’s commercial core.
Describe how the setting has changed since the property’s period of significance:
This land has not been developed as much as other parts of Laveen. To its rear, the gin is surrounded by low-density housing.
4. MATERIALS (Describe the materials used in the following elements of the property)
Walls (structure):
Wood frame
Foundation: Concrete
Roof: Corrugated Metal
Windows:
Steel
If the windows have been altered, what were they originally?
Wall Sheathing:
Corrugated Metal
If the sheathing has been altered, what was it originally?
5. WORKMANSHIP (Describe the distinctive elements, if any, of craftsmanship or method of construction)
NATIONAL REGISTER STATUS (if listed, check the appropriate box)
Individually listed
Contributor
Non-contributor to
Historic District
Date Listed:
Determined eligible by keeper of National Register date:
RECOMMENDATIONS OF ELIGIBILITY (opinion of HPO staff or survey consultant)
Property
is
is not eligible individually.
Property
is
is not eligible as a contributor to a potential historic district.
More information needed to evaluate
If not considered eligible, state reason:
FORM COMPLETED BY
Name and Affiliation: Alex Bethke – City of Phoenix Historic Preservation Office
Date: 5/24/2007
Mailing Address: 200 W. Washington St., 17th Floor, Phoenix, AZ 85003
Phone No.: 602-261-8699
CITY OF PHOENIX / STATE OF ARIZONA
HISTORIC PROPERTY INVENTORY FORM
CONTINUATION SHEET
Name of property
Laveen Ginning Co.
Continuation Sheet No.
1
SIGNIFICANCE
A. HISTORIC EVENTS/TRENDS
Agriculture - Association with the cultivation of cotton in Laveen, 1913-present.
Laveen today is known for its rural character distinguished by farmland and open spaces. This character, however, was
based on the cultivation of cotton, beginning in the 1910s. By the time of Laveen’s founding, cotton became a booming
local and regional industry. Cotton became so prosperous that it challenged every other production in the state. Quickly,
Arizona became known for its superior quality cotton, a type surpassing Texan and even Egyptian Cotton. Soon, World
War I placed an increase in the demand for cotton, especially the type farmed in the Salt River Valley, the long-staple
Pima. During this period, Laveen’s population boomed and the community developed.
Where cotton grew, ginning likely took place. As cotton became increasingly prosperous, Laveen developed the need for a
local gin. Before 1923, farmers selling their cotton needed to travel some nine miles to a gin at 13th and Jackson Streets in
Phoenix. Thus, in 1924, The Laveen Ginning Co., and the Anderson-Clayton company, purchased eight acres from T.C.
McReynolds on the northwest corner of 45th Avenue and Dobbins, in the heart of Laveen’s commercial and cultural
district. The operation of their own gin signified the prosperity Laveen cotton farmers experienced in the previous ten
years. While King Cotton would not provide the same stability for the community in years to come, it played a crucial role
in creating the community of Laveen.
C.
ARCHITECTURE
Industry – Construction: unique type of style and materials.
The Laveen Gin was the only gin within the small agrarian community of Laveen. Several gins, however, occupied the
current site, but the existing gin is the only remaining structure of its type. In a rapidly urbanizing environment, The
Laveen Gin represents a rare type of structure within Laveen, its surrounding communities, and the Salt River Valley.
DESIGN
Originally, the primary gin building was narrower and featured a shorter shade covering that extended to the east. About
fifteen feet was added to the western portion of the gin, using corrugated metal with a shed roof. This was likely done
between 1949 and 1959. Throughout the property’s existence, numerous smaller sheds have been constructed to meet the
needs of its occupants and business. Recent owners added a longer roof, extending to the north, or rear, of the gin, for
shade purposes. Currently, there are also several small shed-type structures to the rear of the gin, but are largely obscured
from the primary right of way along Dobbins Road. In all, additions to the gin largely maintain a consistency in materials
and style, regardless of age.
CITY OF PHOENIX / STATE OF ARIZONA
HISTORIC PROPERTY INVENTORY FORM
CONTINUATION SHEET
Name of property
Laveen Ginning Co.
Continuation Sheet No.
2
View looking northwest.
View looking northeast.
1934 Aerial Photo.
1949 and 2004 Aerial photographs showing the gin (in blue) and the current parcel.
Joel Landis
Maricopa County
Planning & Development
301 W Jefferson Street
Phoenix, AZ 85003
Date: _______________
RE: Case # Z2023127 – Dobbins Road & 47th Avenue – Rezone from RU-43 to C-2 CUPD
Dear Joel,
I am writing this letter in regard to the proposed rezone at 4638 W Dobbins Rd. Laveen Village, AZ. I
wanted to express my letter of support for the rezone of this parcel from RU-43 to C-2 CUPD. This
particular address has been operating as a low impact commercial site for many years. Self-storage
would be a good fit for this site, which is next to a fire house and residential homes, since they have
limited hours of operation and are generally quiet when it comes to commercial uses.
Thank you for your attention with this matter, and I look for to seeing this rezone move forward.
Sincerely,
Name: ___________________________
Address: ___________________________________________
1/09/2024
Jonathan Krenkel
4319 W. Ardmore Rd. Laveen AZ 85339
59 DOBBINS59 DOBBINS, LLC
1600 W. BROADWAY ROAD, SUITE 200 TEMPE, AZ 85282
January 18, 2024
Joel Landis
Maricopa County
Planning & Development
301 W Jefferson Street
Phoenix, AZ 85003
RE: Case # Z2023127 – Dobbins Road & 47th Avenue – Rezone from RU-43 to C-2 CUPD
Stack Storage
Dear Joel,
I am writing this letter regarding the proposed rezone at 4638 W Dobbins Rd. Laveen Village, AZ. I
wanted to express support for the rezone of this parcel from RU-43 to C-2 CUPD. This address has
been operating as a low impact commercial site for many years. Self-storage would be a good fit
for this site, which is next to a fire house and residential homes. Since the self-storage has limited
hours of operation and is quiet when it comes to commercial uses.
Thank you for your help with this matter, and I look for to seeing this rezone move forward.
Sincerely,
Joel Kramer
Managing Member
59 Dobbins, LLC
Joel Landis
Maricopa County
Planning & Development
301 W Jefferson Street
Phoenix, AZ 85003
Date: _______________
RE: Case # Z2023127 – Dobbins Road & 47th Avenue – Rezone from RU-43 to C-2 CUPD
Dear Joel,
I am writing this letter in regard to the proposed rezone at 4638 W Dobbins Rd. Laveen Village, AZ. I
wanted to express my letter of support for the rezone of this parcel from RU-43 to C-2 CUPD. This
particular address has been operating as a low impact commercial site for many years. Self-storage
would be a good fit for this site, which is next to a fire house and residential homes, since they have
limited hours of operation and are generally quiet when it comes to commercial uses.
Thank you for your attention with this matter, and I look for to seeing this rezone move forward.
Sincerely,
Name: ___________________________
Address: ___________________________________________
10201 S. 35th Ave., Laveen, AZ 85339
Text
1/26/2024
Robert Branscomb
8908 S. 55th Ln. Laveen, AZ 85339