02. Z2024060 PZ Report
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Z2024060
Page 1 of 8
Report to the Planning and Zoning Commission
Prepared by the Maricopa County Planning and Development Department
Case:
Z2024060 – Wittmann Storage
Hearing Date:
January 23, 2025
Supervisor District:
4
Applicant:
Bill Dougherty, Viking Development Inc.
Owners:
Van Pelt Land & Livestock LLC
Request:
Zone Change from Rural-43 WHSC & C-2 WHSC to C-2 CUPD WHSC with a
plan of development
Site Location:
Generally located NWC of Grand Ave frontage & US Hwy 60 in the Wittmann
area
Site Size:
Approximately .7 acres (33,897 sq ft.)
Density:
N/A
County Island:
No
County Plan:
White Tank / Grand Avenue Area Plan – Rural Densities 0-1 d.u./ac.
Municipal Plan:
City of Surprise – Rural Neighborhoods – Transit-Oriented
Municipal Comments:
None received to date
Support/Opposition:
None known
Recommendation:
Approve with conditions
Z2024060
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Project Summary:
1.
The applicant is requesting a zone change from Rural-43 Wickenburg Highway Scenic Corridor
(WHSC) & C-2 WHSC to C-2 CUPD WHSC with a plan of development for self-storage uses on an
approximately 0.7-acre parcel located at the NWC of Grand Ave Frontage & Grand Ave. (US Hwy
60) in the Wittmann area. The parcel is a unique diamond shape located the end of the Grand Ave
frontage road. Currently vacant and undeveloped, the parcel has Rural-43 and C-2 zoning. The
majority of the parcel is zoned Rural-43. The C-2 area is an approximate 13-15-foot strip along the
northeast boundary which is a linear strip of C-2 zoning running along the highway from the
zoning ordinance creation in 1969 leftover after a highway widening project a decade ago created
the current multi-lane divided highway and acquired much of the adjacent strip of land zoned C-
2. The parcel is additionally classified as class 4 in the Wickenburg Highway Scenic Corridor.
2.
A 100-storage unit facility with a circular access way is proposed with 59 units to include outdoor
roll-up access. Additionally, a 2-story 41-unit building is proposed at the southeast corner of the
facility which will provide internal storage units. A 20’ x 30’ main office has been designed with a
caretaker’s quarters as a second level providing 24-hour security and maintenance services. The
facility will have dedicated entrance and exit gates at a single access point onto the highway
frontage road.
3.
The facility is slated to allow customer access from 6 am to 10 pm daily with office hours
occurring from 8 am to 5 pm Monday to Saturday and 8 am to 2 pm on Sundays. The facility will
employ a caretaker couple to live in the caretaker’s quarters and an additional non-resident
employee. However, the information contained in this paragraph is for informational purposes
only and will not be regulated or controlled by the ordinance or zoning district regulations.
4.
The application has included a CUPD overlay to amend specific zoning standards to help achieve
design and building flexibility. Due to the unique diamond shaped parcel, yard requirements have
been reduced to 5’ for front, rear, side & street-side setbacks. A parking reduction from 1:250 sq
ft to 1:200 sq ft office space is being requested with an additional requirement for 1 required
space for the caretaker’s quarters. Due to the confines of the parcel and the limited right-of-way
access, parking screening requirements have been eliminated. Finally, a deviation request has
been made to allow chain link fencing on the perimeter as the site has been designed to utilize
the storage units themselves as screening as they will be constructed from CMU block and
designed for internal circulation and access.
REGULATION
BASE ZONING DISTRICT
REGULATIONS (C-2)
PROPOSED ZONING DISTRICT
REGULATIONS (C-2 CUPD)
Maximum Height
40'
40’
Minimum Front Yard
10'
5’
Minimum Side Yard
10'
5’
Minimum Street-side Yard
10'
5’
Minimum Rear Yard
25'
5’
Minimum Lot Area
6,000 sq. ft.
6,000 sq. ft.
Minimum Lot Width
60'
60’
Maximum Lot Coverage
60%
60%
Min. Parking Spaces
See parking regulations
1:200 sq. ft. of office space
1 per dwelling unit
0 spaces required for self-
storage space with garage-door
entrance to an internal drive-
aisle
Z2024060
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Min. Screening
6' solid wall
Chain link fencing
2024 Aerial Photos
Z2024060
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Zoning District map
Z2024060
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Proposed Site Plan
Existing On-Site and Adjacent Zoning / Land Use:
5.
On-site:
Rural-43 & C-2 WHSC/ Vacant
North:
Rural-43 & C-2 WHSC/ Vacant
South:
Rural-43 WHSC/ Residential & Vacant
East:
C-2 WHSC/ Vacant then US Hwy 60
West:
Rural-43 WHSC / Vacant
Utilities and Services:
6.
Water:
West End Water Company
Wastewater:
Septic
Fire:
North County Fire & Medical
Police:
Maricopa County Sheriff’s 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
Grand Ave (Frontage)
24’
24’
Local
Z2024060
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Adopted Plans:
8.
Maricopa County White Tank Grand Avenue Area Plan (adopted December 6, 2023): The area
subject to this application is designated Rural-Neighborhoods, which allows for residential uses
with a density of one dwelling unit per acre.
9.
Wickenburg Highway Scenic Corridor (adopted January, 1991): The area is designated class 4
as it is within 0’-300’ of the scenic highway ROW.
10.
Surprise General Plan 2040 (adopted July 30, 2024): The City of Surprise General Plan designates
the subject site as rural neighborhoods with a transit orientated focus.
Public Participation Summary:
11.
The applicant notified all property owners within 300’ of the subject parcel via a letter sent first
class mail. Additionally, the site has been posted in two locations notifying the public of the future
public meetings indicating meeting dates and times. As of this writing, there has been no public
interest or comment.
Outstanding Concerns from Reviewing Agencies:
12.
N/A
Staff Analysis:
13.
Staff is supportive of this rezoning request. The general area has been rapidly growing and
storage uses are in demand given the population growth in the area. Self-storage facilities are in
demand as new residential development trends are for large homes on small lots without indoor
storage space. The proposed commercial zoning will be limited to indoor self-storage uses due
chiefly to the lack of sewer to the site. The existing C-2 zoning was placed along Grand Ave / US
Hwy 60 in anticipation of future commercial uses along the roadway. While the general area still
encapsulates rural development, the proposed use is benign enough to mix well with the existing
rural nature. Staff does not have any concerns of the proposed yard changes as the site is a
unique shape and has been designed to accommodate. While chain-link fencing is generally not
acceptable for design and function purposes, the unique nature of the specific design with
internally faced access creates a natural buffer and shield from external sources. Staff considers
the fencing to be adequate with this application. The parcel is within the Wickenburg Highway
Scenic Corridor and classified as a class 4 use. While within 300’ of the established highway, the
parcel is uniquely placed behind the public ROW and frontage road to access the highway. A
majority of the scenic highway provisions do not effect the parcel as it is not directly adjacent or
have direct access to the highway. The site design with the proposed CUPD standards meet all
scenic highway design requirements.
Recommendation:
14.
Staff recommends the Commission adopt a motion recommending that the Board of Supervisors
approve Z2024060 subject to the following conditions ‘a’ – ‘h’:
a.
A Plan of Development is approved subject to site plan entitled “Wittmann Storage”
consisting of 1 full-size sheet, dated revised September 3, 2024. The Plan of Development
Z2024060
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may be amended administratively under separate application as long as the amendment
complies with the established CUPD development standards as approved by the Board of
Supervisors. 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 “Wittman Storage Narrative”, consisting of 4 pages, dated November 14, 2024,
except as modified by the following conditions.
c.
The CUPD shall limit entitled uses to indoor self-storage facilities and accessory
residential caretaker unit. The total number of residential dwelling units (caretaker’s
quarters) shall not exceed one (1).
d.
The following C-2 CUPD standards shall apply:
1.
Min. Front yard setback - 5’
2.
Min. Side yard setback – 5’
3.
Min. Street-side yard setback – 5’
4.
Min. Rear yard setback – 5’
Min. Parking - 1:200 sq. ft. of office space – no screening requirements, 1 per
dwelling unit, 0 spaces required for self-storage space with garage-door entrance
to an internal drive-aisle.
5.
Minimum Screening – Chain link
e.
The following engineering conditions shall 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 and/or a reduction in the number of building lots may be
necessitated by the final engineering design of the subdivision drainage
infrastructure.
3.
Site in a Special Flood Hazard Areas (SFHAs). Disturbance to any floodplain will
require a floodplain use permit concurrent with building permit.
4.
Finished floors must be set to or above the Regulator Flood Elevation determined
by the engineer
5.
Applicant to notify ADOT of proposed development through the Red-Letter
Process, RedLetter@azdot.gov , due to proximity to US60
6.
Driveway access to County Road(s) must be paved and will require a permit from
MCDOT issued concurrent with building permit(s) required for site development.
Drainage flow along the roadway must be maintained.
7.
Storage of materials, walls/fence, parking and storm water retention are
prohibited in the right-of-way.
8.
Retention basins/underground storage to drain within 36 hours
9.
Prior to Building permit issuance, a will serve letter for fire protection services
must be provided.
Z2024060
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f.
Prior to 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.
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.
h.
The granting of this change in use of the property has been at the request of the applicant,
with the consent of the landowner. The granting of this approval allows the property to
enjoy uses in excess of those permitted by the zoning existing on the date of application,
subject to conditions. In the event of the failure to comply with any condition, the property
shall revert to the zoning that existed on the date of application. It is, therefore, stipulated
and agreed that either revocation due to the failure to comply with any conditions, does
not reduce any rights that existed on the date of application to use, divide, sell or possess
the property and that there would be no diminution in value of the property from the value
it held on the date of application due to such revocation of 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:
Andrew Lorentzen, Planner
Reviewed by:
Rachel Applegate, Planning Supervisor
Attachments:
Case Map (1 page)
Site Plan (1 page)
Narrative Report (4 pages)
MCDOT comments (4 pages)
/
Maricopa County Planning & Development - Phoenix, AZ
4
Gross Acres: 1 approx.
Generated December 31, 2024 11:35 AM
Z2024060
Application Name:
Legal Description
Witmann Mini Storage
Applicant
Case Address
5N 3W 13
Bill Dougherty
21309 W GRAND Ave
Applicant Phone/Email
Parcel Primary:503-40-020J
6022920343
bill@vikingdevelopment.com
WITTMANN, AZ 85361
Map scale 1:782
Supervisor District No.
Witmann Storage
Wittmann Storage Na rrative
P42022166 Pre-Applicotion Meeling Dote & Time: Tuesdoy, 10/11/22
Cose 22024060 - TAC l-'t Submittal - M ay L6,2024
APN 503-40-020J
Revised Nov. 1,4,2024
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IN DEX:
PAG E
1) PURPOSE OF REQUEST--
2
2) DESCRTPTTON OF PROPOSAL-----
2
3) RELATIONSHIP TO SURROUNDING PROPERTIES --.--
2
4) BENEFTTS TO THE COMMUNTTY
3
5) ACCESS AND RTGHT OF WAY-------
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6) OUTSIDE STORAGE SPACES AND ROAD SURFACES -.------
7l DEVELOPMENT SCHEDULE -----
8) PUBLTC UTtL|TTES AND SERVTCES
9) STGNAGE ------
10) wtcKENBURG HTGHWAY SENTC CORRIDOR-------
11) DEVIAT|ON TABLE
T PURPOSE OF REQUEST:
The property owner is applying for a zone change. The application is for C-2 CUPD from C-2 and Rural-43.
The purpose is to develop and construct a storage facility. The site plan includes outside roll-up storage
buildings and an inside storage building too. The working title of the project is Wittmann Storage. tt is
situated on a 33,897 sq. ft. lot located in Wittmann, Arizona. The property consists of one parcel, ApN 503-
4O-020J. The principal address of the site will be determined. (21xxx NW Grand Avenue, Wittmann, Arizona
8s361)
u
DESCRIPTION OF THE PROPOSAL:
Wittmann Storage provides outdoor roll-up storage space and indoor climate-controlled storage space for
rent. The facility will be utilized on a first come first serve basis. lt is anticipated that homeowners, small
businesses, and municipal entities willfind the location an advantage. Renters will utilize the storage space
for furniture, electronics, business supplies, personal belongings, and a variety of other non-toxic items.
Management services will be on the first floor of the site's 2-story office/residential building. The office
area will consist of five hundred square feet. The remaining area of the building's first and second story
will serve as a manager's residence. A septic system will be constructed.
Office hours are from 8am to 5pm Monday through Saturday, and Sam to 2pm on Sunday. Access to the
storage units will be available by gate code from 6am to 10pm. lt is anticipated that the facility will employ
two people comprised of an on-site management couple and one additional part-time employee.
Some of the storage buildings will be constructed along the property's perimeter. They will be inset, and
the rear walls will be constructed at the five-foot building setback line. A chain link fence will be constructed
on the perimeter property line for site security.
Three office parking spaces will be provided. One of the spaces is ADA
space is also provided for the office/residence. lt is located across the
3)
compliant. One residential parking
interior roadway to the northeast.
RELATIONSHIP TO SURROUNDING PROPERTIES:
This site is in a mixed-use area along the frontage road of West Grand Avenue. Welch Garage is to the
southeast, with residential and livestock use in between. There is also a bar adjacent to Welch Garage. All
other parcels are vacant.
4) BENEFTTSTOTHE COMMUNTTY
Wittmann Storage brings a needed service to the growing community. Subdivisions are now being
developed in proximity. lt will provide employment opportunities and support for business. Local
businesses and residents will benefit by having the availability of convenient storage space.
fl ACCESS and RIGHT OF WAY:
Wittmann Storage has, arguably, the best access along this portion of Northwest Grand Avenue. park
Street, the crossover between the divided highways, provides ingress from either direction on Grand.
Upon exiting Grand onto the Park Street cul-de-sac, the site is immediately available. From there, West
Grand Avenue, the frontage road, extends into wittmann's business district.
€) OUTDOOR AND INDOOR STORAGE SPACES. CIRCULATION, AND ROAD SURFACES:
All outdoor storage spaces are accessed by roll up doors. All indoor storage spaces are contained within
the two-story storage building and are entered on the buildings northeast side. Most of the roadways
within the facility support two-way traffic. A one-way roadway services a small outdoor section. All road
surfaces will consist of asphalt paving.
L DEVELOPMENT SCHEDULE:
It is anticipated that construction will begin within one year of the zone change approval.
g) PUBLTC UTtLtTtES AND SERVTCES:
Electricity will be provided by Arizona Public Service via existing and/or new ApS overhead/underground
power lines' CenturyLink will provide telephone service along the same overhead poles. Cox may also
participate. Emergency Services are by Maricopa County Sherriff and private contractors.
Utility Table:
o
E lectric -----
ApS
o water -------
west End water Company
o Sewer -------
Septic System
o Telephone -----
Century Link
o
Ca b le/l nte rn et
COX
o Gas
N one
o Fire
Wittmann Fire District
o Emergency Services
Wittmann Fire District
. Law Enforcement .......... Maricopa County Sherriff
9) STNAGE:
A sign shaLt be mounted on the office buitding and on the gate fence.
10) wtcKENBURG HtGHWAy SCENTC CORRTDOR:
Having reviewed the Wickenburg Highway Scenic Corridor manuat, it appears that this
project foltows the requirements stated therein.
11 ) pEVIATION TABLE:
ZONING MATRIX
REGULATION
C.2 ZONING
C.2 CUPD ZONING
fu
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FRONTYARD
SIDE YARD..1
10
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10'- gt_I4lN-
s',- 0" M!N. _-
REAR YARD
5',- 0" MlN.
LOT WIDTTI
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60'- 0"
_-
60'- 0"
LOTAREAJI:'4|N)
,
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6,000 S.F.
_
6,000 S.F.
.
LOT COVERAGE (MtN)
50o/o
33o/o
BE-S]DEN]]AL]EAIISEBEENING- 6'- O" SOLID
CHAIN LIrur FEruCE .
QEEIC-E1 B
1:250 + (1) RESTDENT
ACCESSIBIEI4RKING
5o/o=1
5o/o=1
James Philbin, P.E.
Planning & Development
301 W. Jefferson St., Suite 170
Phoenix, Arizona 85003
Phone: (602) 372-4362
Fax: (602) 506-8762
www.maricopa.gov/planning
Email address:
James.Philbin@maricopa.gov
Planning & Development
Engineering Plan Review
Date:
December 11, 2024
Memo To: Darren Gerard, AICP, Planning Manager, Department of Planning &
Development
Attn:
Andrew Lorentzen, Planner, Planning & Development Services
cc:
Bob Fedorka, PE, Engineering Manager, Planning & Development
From:
James Philbin, PE, Plans Examiner Engineer, Planning & Development
Subject:
Z2024019 – Wittmann Storage Zone Change with Overlay
APN(s):
503-40-020J
Engineering Review has reviewed the 2nd submittal plan and report routed for review
on 11/19/2024, 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 and/or a reduction in the number of building lots may be
necessitated by the final engineering design of the subdivision drainage
infrastructure.
3. Site in a Special Flood Hazard Areas (SFHAs). Disturbance to any floodplain
will require a floodplain use permit concurrent with building permit.
4. Finished floors must be set to or above the Regulator Flood Elevation
determined by the engineer.
5. Applicant to notify ADOT of proposed development through the Red Letter
Process, RedLetter@azdot.gov , due to proximity to US60
6. Driveway access to County Road(s) must be paved and will require a permit
from MCDOT issued concurrent with building permit(s) required for site
development. Drainage flow along the roadway must be maintained.
7. Storage of materials, walls/fence, parking and storm water retention are
prohibited in the right-of-way.
Page 2 of 4
8. Retention basins/underground storage to drain within 36 hours
9. Prior to Building permit issuance a will serve letter for fire protection services
must be provided.
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