03. SU250001 Northern and Cotton Storage
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SU250001 Page 1 of 8 Report to the Planning and Zoning Commission Prepared by the Maricopa County Planning and Development Department Case: SU250001 - Northern and Cotton Storage Hearing Date: June 12, 2025 Supervisor District: 4 Applicant: Phillip Gollon, ARC Services, INC. Owner: Virgin Farms Request: Special Use Permit (SUP) for RV storage in the C-2 CUPD zoning district Site Location: Generally located at the northeast corner of Northern Ave. and Cotton Ln. in the Glendale area. Site Size: 14.5 acres of a 27-acre parcel Density: N/A County Island: Yes, City of Glendale County Plan: White Tank Grand Avenue Area Plan – Single Family Transitional Lot Municipal Plan: City of Glendale – Regional Mixed Use Municipal Comments: None received to date Support/Opposition: None known Recommendation: Approve with conditions SU250001 Page 2 of 8 Project Summary: 1. The applicant proposes an SUP for RV storage for over 14.5 acres on what is currently a 27-acre parcel located at the northeast corner of Northern Ave. and Cotton Ln. just west Loop 303 / Northern Pkwy. interchange and south of the Northern Crossing residential development. 2. The site is currently zoned C-2 CUPD with the approval of Z2018091 in early 2019. It was originally intended to be part of a local commercial center also known as Northern Crossing. While Northern Crossing’s residential development has been fully built out, the commercially zoned portion remains vacant due to an apparent lack of demand. As part of this application, the applicant intends to retain the current zoning and split the SUP area as a separate lot from the remaining acreage closest to the intersection. The SUP area would retain all prior zoning restrictions implemented by the CUPD with the addition of the RV storage use. Maricopa County has seen substantial growth of such facilities in recent years, However, current zoning requires that applicants either rezone to a higher intensity C-3 zoning or apply for an SUP. 3. The business will allow for both the enclosed and open-air parking of recreational vehicles. The site will contain 362 total RV parking spaces with six ADA RV parking spaces in addition to a 1,600 sq. ft office with 9 spaces with one ADA space. The office would be open 9am to 6am Tuesday through Saturday and will employ two permanent staff members. The enclosed RV parking around the perimeter will act as the primary screening to the east, west, and south of the site (existing fencing additionally remains to the north and east) with landscaping fronting the primary entrance along Northern Ave. The site will be paved in accordance with current ordinance requirements. 4. The only differences between this proposal and the underlying zoning are the requests to have a six-foot wall with the enclosed storage serve as the perimeter fencing and to allow for RV parking. The below table compares the existing zoning and what is proposed. REGULATION BASE ZONING DISTRICT REGULATIONS (C-2 CUPD) per Z2018091 PROPOSED ZONING DISTRICT REGULATIONS (C-2 CUPD SUP) Maximum Height 40' 40' Minimum Front Yard 10' 10' Minimum Side Yard 10' 10' Minimum Street-side Yard 10' 10' Minimum Rear Yard 25' 25' Minimum Lot Area 6,000 sq. ft. 6,000 sq. ft. Minimum Lot Width * 60' 60' Maximum Lot Coverage 60% 60% Parking Spaces See parking regulations See parking regulations Screening 6' solid wall 6' solid wall with enclosed storage acting as perimeter fencing at south, east, and west property lines Disallowed uses within 150’ of the northern boundary Art metal iron shops, automobile repair, cabinet shop, drive-in restaurants, farm/animal hospitals, tin smith shops, and veterinary hospitals containing kennels or boarding of animals Art metal iron shops, automobile repair, cabinet shop, drive-in restaurants, farm/animal hospitals, tin smith shops, and veterinary hospitals containing kennels or boarding of animals Disallowed Uses Adult Entertainment and Medical Marijuana sales Adult Entertainment and Medical Marijuana sales Allowed Uses All other uses not listed above All other C-2 uses not listed above and RV/boat storage SU250001 Page 3 of 8 2025 site aerial oriented north, prior to any forthcoming lot split – the subject acreage is the eastern half of the lot. Zoning District map showing recent zoning cases within the surrounding area. SU250001 Page 4 of 8 Portion of SUP site plan. SU250001 Page 5 of 8 Existing On-Site and Adjacent Zoning / Land Use: 5. On-site: C-2 CUPD / Vacant North: R1-6 RUPD / Tract housing South: Northern Ave. then C-3/ Vacant East: Rural-43 / Vacant West: Cotton Ln then R1-10 RUPD / Tract housing Utilities and Services: 6. Water: Liberty Utilities Wastewater: Liberty Utilities School District: Dysart Unified Fire: Rural Metro Police: MSCO Right-of-Way: 7. 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 Northern Ave 49’ 65’ Principal Arterial Cotton Ln 49’ 65’ Principal Arterial Adopted Plans: 8. White Tank Grand Avenue Area Plan – Single Family – Transitional Lot (adopted 2023): Density greater than 3 dwelling units per gross acre, but not more than 5 dwelling units per gross acre. 9. Envision Glendale 2040 – Regional Mixed Use (adopted 2016): The Regional Mixed Use designation is designed to encourage new, multi‐modal, mixed‐use development in regionally significant areas. RMU’s land use designation permits a cohesive, large‐scale, mixed‐use planned development fostering urban, multi‐modal opportunities. RMU developments accommodate a variety of complementary uses, both physically and functionally integrated, including: commercial, employment, residential, open space, and other supportive land uses. RMU is intended to support relatively intensive use of land with a compact urban form, and should provide complimentary commercial and employment cores with supporting service, tourism and cultural land uses. As the RMU designation is designed to support unique developments with both a local and regional appeal, no desired land use mix is defined, but a wide range of commercial and office uses is expected. Developments will be designed to make the highest and best use of exposure to the 303 highway corridor. Residential densities within the Luke AFB Graduated Density Concept area will be limited accordingly. Public Participation Summary: 10. The applicant complied with the Maricopa County public participation process with the required posting of the property and the notification to the adjacent property owners within 300’ of the subject site. Staff has not received any notice of opposition or support to the request. SU250001 Page 6 of 8 Outstanding Concerns from Reviewing Agencies: 11. N/A Staff Analysis: 12. Although staff is supportive of this request, other permanent retail serving uses may be more appropriate at this location. The site has convenient access to Loop 303, with high traffic volumes, and borders several residential communities to the north and west. While the site has remained vacant, the location would support the potential for an active retail node for the community. However, given that the demand has yet to emerge, the requested SUP is appropriate until such time commercial demand allows for retail serving uses at this corner. 13. Staff notes from recent experience that covered RV storage can have significant impact from lighting on nearby residences. The canopies are high to accommodate tall RVs and not enclosed so that lighting underneath the canopy if not shielded immediately adjacent to the light source can be viewed at ground-level from external to the site. The lighting is arguably an outsized impact for a relatively low-intensity use if not properly mitigated. Staff’s recommendation includes a condition that lighting beneath shade canopies have required shielding within one-foot of light sources. Recommendation: 14. Staff recommends the Commission adopt a motion recommending that the Board of Supervisors approve SU250001 subject to the following conditions ‘a’ – ‘i’: a. Development of the site shall be in substantial conformance with the Site Plan entitled “RV Storage Site Plan Proposal“, consisting of 1 full-size sheet, dated 4/14/25, 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. b. Development of the site shall be in substantial conformance with the Narrative Report entitled “Project Narrative – Northern and Cotton Storage”, consisting of 3 pages, dated March 6, 2025, except as modified by the following conditions. c. The following Planning Engineering condition(s) shall apply: 1. Final Drainage Report and Grading and Drainage plans must address offsite flows that may impact the subject premises (from the west part of the subject property) and how they will be routed through or around the development site to the historic outfall without ponding against the garages. 2. Prior to building permit issuance, design for the culverts along the north side of Northern Avenue must be provided with analysis showing sufficient conveyance to maintain at least 1 clear lane along Northern Avenue in the 100- year storm event with the water surface elevation at least 12-inches below the adjacent storage unit finished floor elevations (or to the City of Glendale/ADOT requirements). 3. Applicant is responsible to coordinate with the utility provider on any changes to the irrigation system. SU250001 Page 7 of 8 4. Verification that the underground storage will have an expected lifespan of at least 75-years must be submitted with the building permit submittal. 5. Plans show emergency outfall channel extending onto ADOT property (regional basin). Prior to building permit issuance, all work on adjacent properties must be either approved by the adjacent property owner (ADOT), or removed from the plans. 6. Northern Avenue is within the jurisdiction of the City of Glendale and ADOT. The applicant is responsible for coordinating with the City and ADOT to review any traffic impact, right-of-way dedication, permitting or roadway improvement requirements. Approval of the City and ADOT must be provided to MCDOT prior to building permit issuance. 7. 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 Notice of Intent to Discharge (NOID) from the State (ADEQ), as may be required. 8. 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. 9. Based on the conceptual design nature of the information submitted, changes to the site layout and/or a reduction in the number of buildings may be necessitated by the final engineering design of the drainage infrastructure. 10. Detailed Grading and Drainage Plans and a Final Drainage Report must be submitted with the application for Building Permits. d. This special use permit is valid for a period of 20 years and shall expire on July 23, 2045 or upon termination of the use for a period of 90 or more days, whichever occurs first. All site improvements associated with the special use permit shall be removed within 90 days of such expiration or termination of use. e. Base zoning district remains IND-2 IUPD (Z2018091) and those development standards remain applicable, as modified by the following standards that shall apply to the SUP: 1. Screening: 6' solid wall or enclosed storage buildings to act as perimeter screening along property lines 2. Allowed uses: RV/boat storage 3. Outdoor lighting shall be no higher than 18’ and fully shielded. Lighting beneath open canopy structures shall have required shielding within one-foot of the light source. f. Administrative approval of a Plan of Development will be required prior to approval and issuance of construction permits to develop and establish use of the site. Prior to SU250001 Page 8 of 8 issuance of a building permit, 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. g. Noncompliance with any of the conditions assigned to the approval of this Special Use Permit by the Maricopa County Board of Supervisors may be grounds for revocation in accordance with the requirements and procedures 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, and at the time of expiration of the Special Use Permit, the property may be considered for revocation to the zoning that existed on the date of application. It is, therefore, stipulated and agreed that either revocation due to the failure to comply with any conditions, or the expiration of the Special Use Permit, does not reduce any rights that existed on the date of application to use, divide, sell or possess the property and that there would be no diminution in value of the property from the value it held on the date of application due to such revocation or expiration of the Special Use Permit. The Special Use Permit enhances the value of the property above its value as of the date the Special Use Permit is granted and reverting to the prior zoning results in the same value of the property as if the Special Use Permit had never been granted. Presented by: Joel Landis, Planner Reviewed by: Rachel Applegate, Planning Supervisor Attachments: Case Map (1 page) Site Plan (1 page) Narrative Report/Ex. Summary (3 pages) MC Engineering comments (4 pages) / Maricopa County Planning & Development - Phoenix, AZ 4 Gross Acres: 27 approx. Generated May 19, 2025 9:31 AM SU250001 Application Name: Legal Description Northern and Cotton RV Storage Applicant Case Address 3N 2W 36 PHILIP GOLLON 16930 W W NORTHERN AVE Applicant Phone/Email Parcel Primary:501-05-003L (480) 837-0761 pgollon@arcservicesinc.com WADDELL, AZ 85355 Map scale 1:2,954 Supervisor District No. Development of fully enclosed and covered RV storage facility All reports, plans, specifications, computer files, field data, notes and other documents and instruments prepared by the design professional as instruments of service shall remain the property of the design professional. The design professional shall retain all common law, statutory and other reserved rights, including the copyright thereto revisions A R C H I T E C T U R A L C O N S U L T A N T S seal UTILITIES AND SERVICES DEVELOPMENT STANDARDS VICINITY MAP GENERAL NOTES LANDSCAPE ARCHITECT CIVIL ENGINEER ELECTRICAL ENGINEER MECH./PLUMBING ENGINEER STRUCTURAL ENGINEER ARCHITECT / APPLICANT / AGENT OWNER / DEVELOPER PROJECT TEAM PROJECT DATA PROJECT REQUEST / DESCRIPTION LEGAL DESCRIPTION Project Narrative – Northern and Cotton Storage Waddell RV Storage Case #SU250001 West Northern Avenue and North Cotton Lane Purpose of Request: We are requesting review for SUP for C-2 CUPD for RV Self-storage Development. Development will also require a lot split. Located on the Northeast corner of Northern Avenue and Cotton Lane. Description of Proposal: The development of a multi-building enclosed RV, Covered and Uncovered RV facility consisting of five traditional single level enclosed non-conditioned RV buildings and three, covered RV parking canopies. There is a proposed 1,600 square foot leasing o/ice by the proposed Southeast entry from Northern Avenue. Business hours of operation for this facility will be 9AM – 6PM Tuesday – Saturday and the facility will employ approximately 2+ sta/ members.. Buildings shall front the South, East and West property lines and act as site screening, open spaces between buildings shall be wrought iron fence. Proposed building materials shall be CMU and corrugated metal siding mix. There is existing 8’-0” high CMU wall on the North property line for screening of property for the residential properties to the North. A 10-foot landscape setback along the North is proposed for additional screening, The property will be identified by a monument sign and building signage. All paving on site shall be asphalt, with drive isles ranging from 50-55 feet wide. All buildings shall be non-sprinklered and will be divided up by Fire Partitions per current code requirements. The current Retail demand at this property is not su/icient to fully utilize the entire 27-acre site. Moreover, the property lacks direct access to the 303 to the north, and retail demand has shifted to the new retail center at Cotton and Peoria Avenue. As a result, the proposed lot split will allocate 14.5 acres for an RV storage facility, while the reserving 12.5 acres for future retail development. Relationship to Surrounding Properties The surrounding properties are commercial, rural and residential. Single family residential to the North, to the West shall be the remining C-2 CUPD property, to the East is Rural and the 303 Highway flood way, to the South the Development frontage on Northern Avenue and commercial properties South of Northern Avenue. Market analysis demonstrates that there is a shortage of RV storage capacity in the immediate area to meet the needs of the growing business and housing market. RV storage is allowed through SUP approval process set forth in the C-2 CUPD Zoning with restrictions. Location and Accessibility The property will be accessed from Northern Avenue by a 30-32 foot entry drive. There is a 20 proposed Fire Access Drive on the Southwest corner of the development. Currently there is a 65-foot ROW along Northern Ave. Circulation System Once entering the site from Northern Avenue, potential new tenants Parking is provided for the leasing o/ice, there shall be 9 spaces with 1 HC parking space. The facility is accessible by tenants during and after the operating hours with the tenant’s use of their individual secure access code entered into a bollard keypad upon entering and exiting the facility through rolling metal gate. The proposed internal yard drive isle widths range from 30 feet to 55 feet allowing for convenient RV and Fire vehicle maneuvering. Development Schedule The development construction shall start in 2025 and shall take approximately a year to complete. Community Facilities and Services Storage developments have little to no impact on community facilities and services. Public Utilities and Services Services will be provided to the site by Liberty Utilities for water and sewer, private refuge collection, Rural Metro Fire Dept and Maricopa County Sheri/'s Department. Doug Jones, P.E., CFM Planning & Development 301 W. Jefferson St., Suite 170 Phoenix, Arizona 85003 Phone: (602) 372-0790 Fax: (602) 506-8762 www.maricopa.gov/planning Email address: Doug.Jones@maricopa.gov Planning & Development Engineering Plan Review Date: May 5, 2025 Memo To: Darren Gerard, AICP, Planning Manager, Department of Planning & Development Attn: Joel Landis, Planner, Planning & Development Services cc: Bob Fedorka, PE, Engineering Manager, Planning & Development From: Doug Jones, PE, CFM, Engineering Supervisor, Planning & Development Subject: SU250001 – Northern and Cotton RV Storage APN(s): 501-05-003L General Note - MCDOT approval and/or comments will be provided separately. Engineering Review has reviewed the plan and report (3rd submittal) routed for review on 04/14/2025, for the subject application and has no objections provided the following stipulations are part of any approval: 1. Final Drainage Report and Grading and Drainage plans must address offsite flows that may impact the subject premises (from the west part of the subject property) and how they will be routed through or around the development site to the historic outfall without ponding against the garages. 2. Prior to building permit issuance, design for the culverts along the north side of Northern Avenue must be provided with analysis showing sufficient conveyance to maintain at least 1 clear lane along Northern Avenue in the 100- year storm event with the water surface elevation at least 12-inches below the adjacent storage unit finished floor elevations (or to the City of Glendale/ADOT requirements). 3. Applicant is responsible to coordinate with the utility provider on any changes to the irrigation system. 4. Verification that the underground storage will have an expected lifespan of at least 75-years must be submitted with the building permit submittal. 5. Plans show emergency outfall channel extending onto ADOT property (regional basin). Prior to building permit issuance, all work on adjacent properties must be either approved by the adjacent property owner (ADOT), or removed from the plans. 6. Northern Avenue is within the jurisdiction of the City of Glendale and ADOT. The applicant is responsible for coordinating with the City and ADOT to review any traffic impact, right-of-way dedication, permitting or roadway Page 2 of 4 improvement requirements. Approval of the City and ADOT must be provided to MCDOT prior to building permit issuance. 7. 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 Notice of Intent to Discharge (NOID) from the State (ADEQ), as may be required. 8. 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. 9. Based on the conceptual design nature of the information submitted, changes to the site layout and/or a reduction in the number of buildings may be necessitated by the final engineering design of the drainage infrastructure. 10. Detailed Grading and Drainage Plans and a Final Drainage Report must be submitted with the application for Building Permits Please contact me with any questions. Page 3 of 4 DRAINAGE PLAN REVIEW REFERENCES: The Drainage Regulations are listed in Section 1205 of the MCZO: https://www.maricopa.gov/documentcenter/view/272 Maricopa County Drainage Policies and Standards Manual: https://www.maricopa.gov/DocumentCenter/Home/View/2369 For Additional Information See: https://www.maricopa.gov/1635/Drainage-Review FLOOD CONTROL DISTRICT OF MARICOPA COUNTY REFERENCES: Floodplain Regulations for Maricopa County: https://www.maricopa.gov/DocumentCenter/View/630 For Additional Information See: https://www.maricopa.gov/3847/Flood-Control-District PND TRANSPORTATION REFERENCES: Residential Driveway Guidelines https://www.maricopa.gov/documentcenter/view/362 Roadway Design Manual http://www.mcdot.maricopa.gov/DocumentCenter/View/24883 Maricopa County Resolution for ROW Permits https://www.maricopa.gov/documentcenter/view/364 For Additional Information See: https://www.maricopa.gov/156/MCDOT PND STORMWATER QUALITY (SWPPP) REFERENCES: Storm Water Quality Management and Discharge Control Regulation https://www.maricopa.gov/DocumentCenter/View/6577 Air Pollution Control Regulations Rule 310 https://www.maricopa.gov/DocumentCenter/View/5354 For Additional Information See: https://www.maricopa.gov/3980/Water-Sewage-Stormwater-Waste Page 4 of 4 Abbreviations Key: Drainage: DD = Department Directive (See: http://www.maricopa.gov/1911/Department- Directives) MCZO = Maricopa County Zoning Ordinance DPSM = Maricopa County Drainage Policies and Standards SSA = State Standard Attachment DDMV1= Maricopa County Drainage Design Manual – Hydrology DDMV2 = Maricopa County Drainage Design Manual – Hydraulics Flood Control: FRMC = Floodplain Regulations for Maricopa County PND Transportation: RDM = MCDOT Roadway Design Manual RDG = MCDOT Residential Design Guidelines MSRP = MCDOT Major Streets and Routes Plan PND Storm Water: SWMDCR= Maricopa County Storm Water Quality Management and Discharge Control Regulation DDMV3= Maricopa County Drainage Design Manual – Erosion Control APCR= Maricopa County Air Pollution Control Regulations – Rule 310