02. SU240020 McNeil RV PZ Report
Extracted text (via pymupdf)
24337 characters
SU240020 Page 1 of 7 Report to the Planning and Zoning Commission Prepared by the Maricopa County Planning and Development Department Case: SU240020 – McNeil RV and Boat Storage Hearing Date: April 24, 2025 Supervisor District: 2 Applicant: Brandon McNeil Owner: 6 Door Trucks LLC Request: Special Use Permit (SUP) for storage facility for recreational vehicles and boats in the Rural-43 zoning district Site Location: Generally located 425 feet south of the SWC of Erie St. and Meridian Rd. in the Mesa area Site Size: Approx. 1 acres Density: N/A County Island: N/A County Plan: Rural Development Area (0-1 d.u./ac) Municipal Plan: N/A Municipal Comments: None received to date Support/Opposition: None Known Recommendation: Approve with conditions SU240020 Page 2 of 7 Project Summary: 1. This request is for a Special Use Permit (SUP) for an interim commercial use to accommodate recreational vehicles and boats storage facility in the Rural-43 zoning district per MCZO 1301.1.15 for commercial storage of recreational vehicles and boats on sites not less than 1 acre. The subject site is comprised of approximately 1.28 acres and the applicant is requesting the SUP on one acre of the subject site. The site is located approximately 425’ south of the SWC of Erie St. and Meridian Rd in the Mesa area, near the Pinal County boundary line. 2. The site is currently developed with a single-family residence, but the applicant is not including the residence within the SUP boundary. The site will include a 4,500 square foot indoor/covered storage building with 5 bays, and 39 outdoor parking spaces along the eastern portion of the site, and a 6’ CMU wall on the south, north, east, and west boundary lines of the site. The applicant is requesting deviation from MCZO regulations 1102.7.1 instead of paving they would asphalt millings and will be in compliance to the Maricopa County Air Quality Department regulations. 3. The site can be accessed along the ingress/egress on Meridian Road which is maintained by both Maricopa County and Pinal County. The applicant obtained a traffic waiver by MCDOT for the required traffic study; and the applicant stated in their narrative they have tried to communicate with Pinal County for their feedback regarding Meridian Road but have not heard back on the requested SUP application. 4. The property owner resides on the site, but access to customers is on a self-serve basis daily between the hours 6 am to 8 pm through a gate located on the northeast portion of the site, with not more than 3 non-resident employees. The facility will not provide any dumping of wastewater or trash, it will only serve for storage. The applicant states in their narrative that most customers will store their vehicles for approximately 6 – 12 months at a time, which is typical for these type of uses. 2025 Aerial image of the subject site. SU240020 Page 3 of 7 Context Aerial Image of the subject site Zoning of the Site and Adjacent Properties with SUP boundary shown highlighted in red. SU240020 Page 4 of 7 Site Plan Existing On-Site and Adjacent Zoning / Land Use: 5. On-site: Rural-43 / Single-family residence North: Rural-43 / Single-family residence South: Rural-43 / Single-family residence East: Pinal County / Vacant West: Rural-43 / Single-family residence Utilities and Services: 6. Water: On-site well Wastewater: On-site septic Fire: Rural Metro Police: Maricopa County Sheriff Department 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 Meridian Road 20’ N/A Collector SU240020 Page 5 of 7 Adopted Plans: 8. Maricopa County “Vision 2030” Comprehensive Plan (adopted 2013): Designates the subject site as Rural Development Area (0-1 d.u./ac). Public Participation Summary: 9. The applicant complied with all the necessary public participation requirements according to MCZO Section 304, including notification of property owners within 300’ of the subject site and posting of the site. Registered areas of interest were contacted by the applicant and staff regarding the Special Use Permit. To date, no opposition has been received by the applicant. Staff has not received any public comment on the application. Outstanding Concerns from Reviewing Agencies: 10. N/A Staff Analysis: 11. The site and the surroundings are largely rural land uses, the proposed use as a recreational vehicle facility would be compatible with the general land use pattern in the area as various similar uses are shown within the area, with the storage of multiple vehicles. Staff research found no open violations or complaints for the subject site. 12. The proposed 39 recreational vehicles (boats, RV’s, etc.) spaces are an appropriate amount for the site and the use would not cause traffic that would have an impact to County roadways in the vicinity, as no more than 5 visits per week are expected. 13. Staff is supportive of the request and finds that the proposed use would be compatible with the rural nature of the surrounding area. Reviewing county agencies didn’t have any comments for the outdoor storage facility. Staff, therefore, is recommending approval for the reasons noted above. Recommendation: 14. Staff recommends the Commission adopt a motion recommending that the Board of Supervisors approve SU240020 subject to the following conditions ‘a’ – ‘l’: a. Development of the site shall be in substantial compliance with the site plan entitled “Special Use Permit for McNeil RV Storage” consisting of one (1) full size sheet dated March 20, 2025 and stamped received March 26, 2025, except as modified by the following conditions. b. Development of the site shall be in substantial conformance with the narrative report entitled “Narrative Boat and RV Storage” consisting of five pages, stamped received March 26, 2025, except as modified by the following conditions. c. The following Planning Engineering conditions shall apply: SU240020 Page 6 of 7 1. 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. 2. Based on the conceptual design nature of the information submitted, changes to the site layout may be necessitated by the final engineering design of the site’s drainage infrastructure. 3. Detailed Grading & Drainage Plans and Final Drainage Report must be submitted with the application for Building Permit. 4. Retention basins to drain within 36 hours. 5. The site is not located in a Special Flood Hazard Areas (SFHAs). The Flood Control District has no comments on this application. 6. Storage of materials, walls/fence, parking, wells, septic systems and storm water retention are prohibited in the (future) right-of-way. 7. TIS Waiver approved by MCDOT 11/20/2024. 8. The subject site is located within the County’s Urbanized Area. If the project will disturb one (1) acre or more, a Storm Water Pollution Prevention Permit (SWPPP) from the County will be required prior to issuance of any construction permits. This does NOT preclude the requirement to obtain a Notice of Intent to Discharge (NOID) from the State (ADEQ), as may be required. d. The applicant shall complete any required construction permits for the appropriate occupancy within one (1) year of approval of this Special Use Permit prior to establishing the use and/or occupancy of the buildings. e. Prior to issuance of a building permit, written confirmation will be required from the emergency fire protection jurisdiction 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. f. The Special Use Permit shall be valid for a period of 25 years and shall expire on May 21, 2050, 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. g. All lighting associated to the special use permit shall be in conformance the Maricopa County Zoning Ordinance Section 1112. SU240020 Page 7 of 7 h. All signage associated to the special use permit shall be in conformance with the Maricopa County Zoning Ordinance Section 1401. i. A Commercial Permit shall be obtained for the 4,500 square foot storage building. j. Non-Compliance with any Maricopa regulations will be grounds for possible revocation of this special use permit pursuant to the process set forth in the Maricopa County Zoning Ordinance. k. 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. l. 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 exiting on the date of application, subject to conditions. In the event of the failure to comply with any condition, and at the time of expiration of the special use permit, the property shall revert to the zoning that existed on the date of application. It is, therefore, stipulated and agreed that either revocation due to the failure to comply with 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: Paola Jaramillo, Planner Reviewed by: Rachel Applegate, Planning Supervisor Attachments: Case Map (1 page) Site Plan (reduced 8.5”x11”, 1 page) Narrative Report (5 pages) Engineering comments (3 pages) MCDOT Traffic Waiver (1 page) / Maricopa County Planning & Development - Phoenix, AZ 2 Gross Acres: 1 approx. Generated March 25, 2025 2:36 PM SU240020 Application Name: Legal Description RV/Boat Storage Applicant Case Address 1S 7E 25 brandon mcneil 15328 S MERIDIAN RD Applicant Phone/Email Parcel Primary:304-93-024C 4807383356 bmcneil44@gmail.com MESA, AZ 85212 Map scale 1:653 Supervisor District No. MCNEIL RV STORAGE SHEET INDEX SHEET A SITE PLAN OTHER SHEETS BY MANUFACUTRER APN: 304-93-024C MCR #: 89-01 OWNER: 6 DOOR TRUCKS LLC PLAN NOTES: NEW ACCESSORY BUILDING Finish Floor to be 18" above any grade within 10'. TOTAL ROOFED AREA= 6524 SQFT LOT= 55,258 SQFT USAGE=.11 Zoning RAY RD. SIGNAL BUTTE RD. MERIDIAN RD. VICINTY MAP SITE PLAN SCALE 1"=20' MOUNTAIN RD. WILLIAMS FIELD RD. GALAVESTON ERIE RD. N EXISTING FOOTPRINT: 2024 SQFT NEW ACCESSORY BUILDING 4500 SQFT SHEET A 1-1 PL EXISTING HOUSE 30' ROW PL PL WELL GREATER THE 100' 25'-0" 13'-6" 8' PUE WELL EASMENT 40'-0" 30'-0" 54'-0" 169'-9 1/2" 0" 8'-0" PRIMARY PIT 4' DIAMETER 8' PUE PL 11'-0" 13'-0" 58'-10" SEPTIC TANK 35'-0" 90'-1/4" 50'-0" 209.44' 263.84' 263.82' 209.52' Meridian Road Lot Coverage Home = 1490sf Metal Building for Covered RV/Boat Storage = 4500 Total Lot = 55257.9 Total Structure = 5990 SF / 55297.9 =10.84% Coverage Height 18'-0" Height 15'-0" Proposed 6' CMU wall for future screening 30' ROW 30'-0" 8'-0" 25'-0" 25'-0" 25'-0" 25' x 25' sight visibility Triangles. 16'-0" RU-43 Site Location SPECIAL USE PERMIT FOR McNEIL RV STORAGE CASE SU240020 1ST SUBMITTAL 10/12/24 Revision 1 1/30/25 Adjacent Parcel use Property Owner = 6 Door Trucks LLC RU-43 Single family residential Adjacent Parcel use Property Owner = Douglas O Hurst RU-43 Single family residential Adjacent Parcel use Property Owner = Leslie C / Norman Joan C Williams RU-43 Single family residential Adjacent Parcel use Property Owner = Erie Estates LLC RU-43 Single family residential Proposed SUP Boundary Proposed SUP area sqft =47,700 SITE PLAN NOTES 1. Any signs on site will be in compliance with the Maricopa County Zoning Ordinance Section 1401 2. Lighting will be in compliance with the Maricopa County Zoning Ordinance Section 1112 regulations Existing Metal Accessory Building No plumbing or electrical 4500 SQFT Indoor/Covered RV storage 5 Covered Bays 6' CMU wall Proposed SUP Boundary 40'-0" 32'-0" Dust proof granite rd 12'-0" 38'-0" 12'-0" Proposed Parking Spots (11)-12' x 32' Proposed Parking Spots (9)-12' x 32' 132'-0" 32'-0" 34'-0" 20'-0" 22'-0" 12'-0" 144'-0" Proposed Parking Spots (12) 12' x 22' 6' CMU wall 2000 Gallon tank above ground Proposed Parking Spots (7)-12' x 38' (2)-12' x 22' LEGAL DESCRIPTION 20'-0" PARKING TABLE Space Dimension Number of Spaces 12' x 32' 12' x 38' 12' x 22' Covered Bays 20 7 14 5 Revision 2 3/20/25 22'-0" 6' CMU wall 6' CMU wall Narrative report for Special Use Permit for RV and Boat Storage Facility Location: 15328 s meridian road Mesa az 85212 Case #SU240020 Prepared by Brandon McNeil, Agent/Owner Parcel 304-93-024c RV/boat storage request Purpose of request This request is for the issuance of a Special Use Permit that will allow RV, vehicle, and boat storage on my 1.26 acre property located in Maricopa County (parcel # 304-93-024c). Current Zoning for this parcel is RU-43. The zoning will remain the same, as we are only requesting Special Use privileges for Boat and RV storage on the proposed site. The address of this parcel is 15328 s Meridian road in Mesa, AZ 85212. Approximately 1.0 acres of the property will be utilized for the Special Use Permit. The single-family residential home on the property is not part of this Special Use Permit. For the parking spaces, please see the Parking Table under the Description of Proposal section. Description of Proposal We are requesting that RV, vehicle, and boat storage will be operated on 1.0 acre of the 1.26-acre property. The number and dimensions of the parking spaces are as follows: Parking Table Space Dimension Number of Spaces 12’x32’ 20 12’x37’ 7 12’x22’ 14 Covered bays 5 100% of the outdoor parking spaces have 4 inches of asphalt millings, including any of the aisles and driveways. Low speeds on the property will be enforced for safety and to prevent dust. There has never been a complaint regarding dust from any of the neighbors or the county since we have owned the property. The property will be accessed by customers on a self-serve basis and the gate will be kept closed but unlocked between the hours of 6AM to 8PM, Monday – Sunday. The gate is locked from 8PM to 6AM, and access during that time will be available by appointment only. Property owner will install cameras throughout the property. The entire back portion of the property will be surrounded by a 6’ tall fence of masonry block that provides privacy and security. We do not plan on having a full time employee, rather we intend to have either part time or as needed basis employee, thus no office will be necessary. There is a tan and brown 50x90 storage building. We plan on putting up a block wall on the west part of the property for screening along with block wall or 90% screened fencing on the south and eastern borders. Relationship to Surrounding Properties This property will offer convenient parking for motorhomes, travel trailers, boats, and other related vehicles for local clients who are unable to store their recreational vehicles and boats at their homes in nearby subdivisions. Most of those types of communities have restrictions on parking recreational-type vehicles. Most customers store their vehicles for 6-12 months or more, at a time, giving low traffic to the neighborhood. There will be low traffic impact since most RV storage customers only use their RV’s a few times a year. This property is located on a dead-end street. The fence will provide a buffer between this property and the neighbors’ properties to the south, west, and north. Due to the low traffic and fence buffer, there is little to no noise impact to the surrounding properties. We do not plan on installing any on-site lighting. We will encourage customers to drop off and pick up their vehicles during the daylight hours. Currently there are many other surrounding properties that are storing multiple boats and RVs. There are 3 parcels on this county block that recently have been rezoned C2 commercial and are intending to do RV storage. Owner of these parcels is Mountain road storage LLC. The parcel numbers are 304-93-026, 304-93-025B, and 304-93-025A, totalling 8 aces. The two parcels directly north of the proposed special use permit are owned by the same owner, 6 door trucks. Those parcel numbers are 304-93-024a and 304-93-024b. Also the parcel directly to the south is also owned by the same owner under a different entity, Erie estates LLC. That parcel number is 304-93-032b. Parcel number 304-93-023F, directly west of proposal, is owned by Douglas Hurst. He currently is storing over 25 classic cars on his property. Currently, there are no structures or developed land directly to the east of the property. Property owner owns land on both north and south neighboring parcels. There are current plans for an access road to go in directly to the east of this property. Location and Accessibility Storage customers can access property by turning east on Erie Street from Mountain Road. At the end of Erie street they would turn south on Meridian Road to property, which is approximately another 400 feet. Customers can also access property by driving south on Meridian Road from Ray Road. This Meridian Road from Ray Road will also provide access to property. An email was sent to Pinal County regarding Meridian Road back on November 15, 2024 requesting their input. To this date there has not been a response. Owner will reach out once more. Circulation System Access to this site is by one driveway coming off of Meridian Road. Clients will enter through the property on the east side. The exit will be at the same driveway that is used to enter the property. There will be plenty of room to turn around on the site. Circulation will flow very easily. Development schedule Upon approval of the Special Use permit, we will begin grading the property according to the grading and draining plan with a retention basin. We will also put up the block wall and or 90% screened fencing on the west, south and east borders. Public Utilities and Services Property has septic sewer, well water, and SRP electricity. Fire department is Rural Metro and the police department is the Sheriff department. Starlink will provide the internet. Compliance with City/Town General Plan Proposed property is on Maricopa county island. It is not under City of Mesa jurisdiction. The proposed Special Use Permit would be compliant with surrounding jurisdictions and property uses. Soon with the improvements that will be happening on Meridian road, this site will be a frontage property with lots of traffic. Boat and RV storage will be a great use of the proposed property and will help with the storage facility shortage in the east valley. Ultimately, we feel that there would be very little or no potential impact on surrounding neighbors. We feel justified in this request since the area is quickly turning into a higher traffic area with the proposed road going in. We feel that there would be very little traffic impact, as we were able to get Traffic Study Waiver approved because of the low traffic count. Brandon McNeil Page 1 of 3 James Philbin, PE Planning & Development 301 W. Jefferson St., Suite 170 Phoenix, Arizona 85003 Phone: (602) 372-4362 www.maricopa.gov/planning Email address: james.philbin@maricopa.gov Planning & Development Engineering Plan Review Date: January 08, 2025 Memo To: Darren Gerard, AICP, Planning Manager, Department of Planning & Development Attn: Paola Jaramillo Quintero, Planner, Planning & Development Services cc: Bob Fedorka P.E., Engineering Manager, Planning and Development From: James Philbin, PE, Plans Examiner Engineer, Planning & Development Subject: SU240020 – SUP McNeil RV Storage APN(s): 304-93-024C Engineering Review has reviewed the first plan and report routed for review on 12/19/2024, for the subject application and has no objections subject to the following stipulations: The following stipulations will apply: 1. 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. 2. Based on the conceptual design nature of the information submitted, changes to the site layout may be necessitated by the final engineering design of the site’s drainage infrastructure. 3. Detailed Grading and Drainage Plans and Final Drainage Report must be submitted with the application for Building Permit. 4. Retention basins to drain within 36 hours 5. The site is not located in a Special Flood Hazard Areas (SFHAs). The Flood Control District has no comments on this application. 6. Storage of materials, walls/fence, parking, wells, septic systems and storm water retention are prohibited in the (future) right-of-way. 7. TIS Waiver approved by MCDOT 11/20/2024. Page 2 of 3 8. The subject site is located within the County’s Urbanized Area. If the project will disturb one (1) acre or more, a Storm Water Pollution Prevention Permit (SWPPP) from the County will be required prior to issuance of any construction permits. This does NOT preclude the requirement to obtain a Notice of Intent to Discharge (NOID) from the State (ADEQ), as may be required. Please contact me with any questions. Page 3 of 3 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 https://www.maricopa.gov/DocumentCenter/View/51399/Roadway-Design-Manual-2023 Maricopa County Ordinance for Work in Right-of-Way MCDOT Ordinance P-36 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