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February 28, 2024
Z2023053
Page 1 of 3
Report to the Board of Supervisors
Prepared by the Maricopa County Planning and Development Department
Board Hearing Date:
February 28, 2024
Case #/Title:
Z2023053 – A New Leaf – East Valley Men’s Center
Supervisor District:
2
Applicant/Owner:
Donnella Quijano / A New Leaf
Request:
Zone change with overlay from Rural-43, C-3, and IND-2 to IND-2
IUPD
Site Location:
Southeast Corner of Country Club Rd. and Lehi Rd. in the Mesa area
Site Size:
Approximately 4.01 acres
County Island Status:
Yes (City of Mesa, Salt River Pima-Maricopa Indian Community)
Additional
Comments:
There is no known opposition. There are no outstanding concerns
from reviewing agencies. The applicant, on behalf of the property
owner, is requesting to change the zone from Rural-43, C-3 and IND-
2 to IND-2 IUPD to allow for the expansion/redevelopment of an
existing group care facility, East Valley Men’s Center (EVMC). The
existing group care facility is currently operated under a Special Use
Permit (Z2012093). Since approval of the SUP the MCZO was
amended to allow group care facilities as a by-right use in the C-2
(Intermediate Commercial) zoning district (and by extension, the C-
3 and all industrial zoning districts).
The applicant is seeking to abandon the SUP and to bring the split
zoning on the subject property into under a unified IND-2 IUPD
zoning district. The IUPD would mirror the standards approved with
the SUP. This request would be consistent with the surrounding
zoning districts to the east and south.
Commission
Recommendation:
On 1/25/24, the Commission voted 6-0 (Chairman Hernandez
recused) to adopt a motion recommending the Board of
Supervisors approve Z2023053 subject to conditions ‘a’ – ‘j’:
a.
Development of the site shall be in substantial conformance with the site plan entitled “A
New Leaf #Z2023053“, consisting of one full-size sheet, dated December 18, 2023, and
stamped received December 19, 2023, except as modified by the following conditions.
February 28, 2024
Z2023053
Page 2 of 3
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 “A New Leaf East Valley Men’s Center”, consisting of six pages, dated December
18, 2023, and stamped received December 19, 2023, except as modified by the following
conditions.
c.
The following IND-2 IUPD standards shall apply:
1. Minimum of 1 parking spaces required for every 4 sleeping rooms.
2. Minimum 1 parking space required for 525 sq. ft. of office space
3. Screening: Min. 6’ decorative perforated steel panel fence on the north portion
abutting rural residential zoning boundary
4. Sight Visibility Triangles: 15 x 15
d.
The following Planning Engineering conditions shall apply:
1.
If/when the existing septic system fails, if there is no reserve location on the site,
the existing septic system must be exacted and replaced, including select fill for
the entire leach bed system.
2.
Engineering review of planning and/or zoning cases is for conceptual design only.
All development and engineering design shall be in conformance with Section
1205 of the Maricopa County Zoning Ordinance; Drainage Policies and Standards;
Floodplain Regulations for Maricopa County; MCDOT Roadway Design Manual;
and current engineering policies, standards and best practices at the time of
application for construction.
3.
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.
4.
Detailed Grading and Drainage (Site Infrastructure) Plans must be submitted with the
application for Building Permits.
e.
The applicant/property owner shall finalize a lot combination of parcel 136-17-043D and
136-17-043C prior to obtaining building permits.
f.
All outdoor lighting shall be in conformance with the provisions listed in Section 1112 of
the Maricopa County Zoning Ordinance. Any outdoor lighting shall be placed so as to
reflect away from any adjoining rural or residential zoning district.
g.
Any amendments to the zone change shall be processed as revised application in
accordance with Maricopa County Zoning Ordinance requirements.
h.
Noncompliance with any Maricopa County regulation shall be grounds for initiating
revocation of this zone change as set forth in the Maricopa County Zoning Ordinance.
i.
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.
February 28, 2024
Z2023053
Page 3 of 3
j.
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:
Paola Jaramillo, Planner
Reviewed by:
Darren Gérard, AICP, Planning Manager
Attachment:
1/25/24 P&Z Packet (32 pages)
Note:
1/25/24 Draft P&Z Minutes are not available as of the writing of this report, but can be
provided upon request later when available.
Z2023053
Page 1 of 8
Report to the Planning and Zoning Commission
Prepared by the Maricopa County Planning and Development Department
Case:
Z2023053 – A New Leaf – East Valley Men’s Center
Hearing Date:
January 25, 2024
Supervisor District:
2
Applicant:
Donnella Quijano, Architectural Resource Team
Owner:
A New Leaf
Request:
Rezone from Rural-43, C-3 and IND-2 to IND-2 IUPD for a Mens Shelter
Site Location:
Generally located at the SEC of Country Club Rd. and Lehi Rd. in the Mesa
area
Site Size:
Approximately 4.01acres
Density:
N/A
County Island:
No
County Plan:
Rural Development Area
Municipal Plan:
N/A
Municipal Comments:
None received to date
Support/Opposition:
None received to date
Recommendation:
Approve with conditions
Z2023053
Page 2 of 8
Project Summary:
1.
The applicant is requesting a zone change with overlay from Rural-43, C-3, and IND-2 to IND-2
IUPD to allow for expansion/redevelopment of an existing group care facility, East Valley Men’s
Center (EVMC). The subject property is currently located at the SEC of Country Club Rd. and Lehi
Rd. in the Mesa area and is approximately 4.01 acres. The subject site currently includes three
zoning districts: Rural-43 (Rural-43), C-3 (General Commercial), and IND-2 (Light Industrial).
2.
EVMC’s operations are currently located within a special use permit that was legislatively
approved by the Board of Supervisors on July 17, 2013, per Case Z2012093. This SUP, as
approved, is set to expire on July 17, 2033 (or upon termination of the use, whichever occurs first).
Since approval in 2013, the MCZO was amended to allow group care facilities as a by-right use in
the C-2 (Intermediate Commercial) zoning district (and, by extension, the C-3 and all industrial
zoning districts). For this reason, the applicant seeks to abandon the SUP and request a zone
change with overlay to IND-2 IUPD in order to make improvements to the existing site. The IUPD
(Industrial Unit Plan of Development) overlay would allow the applicants to preserve certain
variations to the IND-2 development standards as originally approved with the SUP.
3.
The subject site consists of two (2) parcels, to which the applicant has stated they have recorded
a lot combination with the Assessor’s Office on November 13, 2023, as well as abandoned a 40’
right of way easement on Lehi Road which now is part of the subject site.
4.
There is currently an existing billboard (LU20090034) and two existing cell towers (LU20130069)
within the southern side of the site. These uses have previously been approved and are not part
of the plan of development for this request.
5.
EVMC’s is a well-established facility, which currently serves as non-profit shelter for 110 men. The
site currently consists of three buildings including a single-story resource building (3,154 sq. ft.),
a single-story community building (6,409 sq. ft.), and a single-story main shelter building (13,900
sq. ft.). The applicant is proposing to improve the east portion of the site by erecting two (2)
additional structures, a new single-story resource building (3,144 sq. ft.), and a two-story shelter
building (7,763 sq. ft.). The new additions will allow EVCM’s to provide additional resources to
more men.
6.
The site also consists of a shade structure with seating areas and a small sports court on the
north portion of the site. The structures are connected by landscaped paths throughout the site.
The main access point to the site is along Country Club Drive with parking spaces provided for
employees and visitors. There are two additional access points along Lehi Road which are
enclosed with a 6’ gate with additional parking for service providers and employees. The applicant
states bicycles are the main source of transportation for the residents of the facility. Bicycle
storage racks are provided throughout the campus.
7.
The applicant is requesting an IUPD to deviate certain standards that were previously approved
with the SUP such as parking, CMU buffer wall, and sight visibility triangles. The applicant is
requesting a reduction of the required parking as they state many of the residents do not own a
vehicle, but rather use a bicycle for transportation. A 6’ CMU wall is required along the northern
portion of the site as it is adjacent to a rural zoning district, the applicant is requesting to deviate
that standard by providing a decorative metal panel fence to allow air circulation and for a more
aesthetically look to match the site. 25’ x 25’ sight visibility triangles (SVT) are required along all
the access points, however the previously approved SUP allowed the SVT to encroach into the
Z2023053
Page 3 of 8
neighboring parcels and into the right-of-way. To avoid any encroachment, the applicant is
requesting to deviate the standard to allow the SVT to measure 15’ x 15’.
8.
The development standards and use regulations for the base IND-2 zoning district and the
proposed IUPD are contrasted in the table below:
Regulation
Base Zoning District
Regulations (IND-2)
Proposed Zoning
Regulations (IND-2
IUPD)
Height
40’, except any building or
structure closer than 40’ to any
rural or residential zone
boundary shall not exceed the
distance from said building or
structure to the zone boundary
except that no building need be
less than 10’
40’
Min. Front Yard
10’, when abutting a local street
10’
Min. Side Yard
5’
5’
Min. Rear yard
0’
0’
Min. Lot Area
6,000 sq ft
6,000 sq ft
Min. Lot Width
60’
60’
Max. Lot Coverage
60%
60%
Parking
(MCZO Article 1102.1.1.4)
1.5 per sleeping room
(MCZO Article 1102.1.4)
1 per 250 sq ft
*1 parking space for every 4
sleeping rooms
*1 parking space per 525 sq. ft.
of office space
Screening/Buffering
6’ solid masonry wall adjacent
to or abutting any rural or
residential zoning boundary
6’ decorative perforated steel
panel fence on the north
portion abutting rural
residential zoning boundary.
Landscaping
5’ landscaping strip required
along road frontages
5’ landscaping strip required
along road frontages
Sight Visibility Triangles
25’ x 25’ SVT’s Required.
Driveways and Parking not
permitted within SVTs
15’ x 15’ SVT.
Text in bold denotes proposed change
*5% of required parking shall be designated ADA.
Z2023053
Page 4 of 8
2023 Aerial Image of the Site
Zoning of the Site and Adjacent Properties
Z2023053
Page 5 of 8
Site Plan Excerpt
Existing On-Site and Adjacent Zoning / Land Use:
9.
On-site:
C-3 & IND-2 / A New Leaf Mens Center
North:
Rural-43 / Lehi Rd. then commercial development
South:
IND-2 / commercial development
East:
IND-2 / Vacant
West:
IND-2 / Country Club Dr.
Utilities and Services:
10.
Water:
City of Mesa
Wastewater:
Onsite Septic System
School District:
Mesa Unified School District
Fire:
Rural Mesa/City of Mesa
Police:
Maricopa County
Right-of-Way:
11.
The following table includes existing and proposed half-width right-of-way and the future
classification based on 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
Lehi Road
30’
65’
Local
Country Club Drive
33’
40’
Local
Z2023053
Page 6 of 8
Adopted Plans:
12.
Maricopa County Vision 2030 (adopted 2013): Designates the subject property as Rural
Development Area (0-1 d.u./ac).
Public Participation Summary:
13.
The applicant complied with the Maricopa County Citizen Review Process with the required
posting of the site and notification by first class mail to adjacent property owners within 300 feet
of the subject site and area interested parties. Signs were posted on the site in accordance with
applicable regulations. Staff received a public participation results report in accordance with
County requirements. To date, staff has not received any letters of support or opposition
concerning this zone change request from surrounding property owners.
Outstanding Concerns from Reviewing Agencies:
14.
N/A
Staff Analysis:
15.
Staff recognizes this request would eliminate the existing split-zoning and bring the property
under a single zoning district and would be allowed by-right in the IND-2 zoning district. In
addition, the IUPD would effectively mirror the standards approved with the SUP. Staff also notes
the existing surrounding uses are commercial and industrial, so rezoning to IND-2 would be
consistent with the surrounding zoning districts to the east and south.
16.
Staff supports the proposed zone change with overlay with the recommended conditions due to
general compatibility that IND-2 would have with the surrounding land uses.
Recommendation:
17.
Staff recommends the Commission adopt a motion recommending that the Board of Supervisors
approve Z2023053 subject to the following conditions ‘a’ – ‘j’:
a.
Development of the site shall be in substantial conformance with the site plan entitled “A
New Leaf #Z2023053“, consisting of one full-size sheet, dated December 18, 2023, and
stamped received December 19, 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.
b.
Development of the site shall be in substantial conformance with the narrative report
entitled “A New Leaf East Valley Men’s Center”, consisting of six pages, dated December
18, 2023, and stamped received December 19, 2023, except as modified by the following
conditions.
c.
The following IND-2 IUPD standards shall apply:
1. Minimum of 1 parking spaces required for every 4 sleeping rooms.
2. Minimum 1 parking space required for 525 sq. ft. of office space
Z2023053
Page 7 of 8
3. Screening: Min. 6’ decorative perforated steel panel fence on the north portion
abutting rural residential zoning boundary
4. Sight Visibility Triangles: 15 x 15
d.
The following Planning Engineering conditions shall apply:
1.
If/when the existing septic system fails, if there is no reserve location on the site,
the existing septic system must be exacted and replaced, including select fill for
the entire leach bed system.
2.
Engineering review of planning and/or zoning cases is for conceptual design only.
All development and engineering design shall be in conformance with Section
1205 of the Maricopa County Zoning Ordinance; Drainage Policies and Standards;
Floodplain Regulations for Maricopa County; MCDOT Roadway Design Manual;
and current engineering policies, standards and best practices at the time of
application for construction.
3.
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.
4.
Detailed Grading and Drainage (Site Infrastructure) Plans must be submitted with
the application for Building Permits.
e.
The applicant/property owner shall finalize a lot combination of parcel 136-17-043D and
136-17-043C prior to obtaining building permits.
f.
All outdoor lighting shall be in conformance with the provisions listed in Section 1112 of
the Maricopa County Zoning Ordinance. Any outdoor lighting shall be placed so as to
reflect away from any adjoining rural or residential zoning district.
g.
Any amendments to the zone change shall be processed as revised application in
accordance with Maricopa County Zoning Ordinance requirements.
h.
Noncompliance with any Maricopa County regulation shall be grounds for initiating
revocation of this zone change as set forth in the Maricopa County Zoning Ordinance.
i.
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.
j.
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
Z2023053
Page 8 of 8
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:
Paola Jaramillo, Planner
Reviewed by:
Matthew Holm, AICP, Planning Supervisor
Attachments:
Case Map (1 page)
Site Plan (reduced 8.5”x11”, 1 page)
Narrative Report (6 pages)
Engineering comments (3 pages)
MCESD comments (2 page)
Deed/Lot Combination (11 pages)
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:
November 30, 2023
Memo To:
Darren Gerard, AICP, Planning Manager, Department of Planning &
Development
Attn:
Paola Jaramillo, Planner, Planning & Development Services
cc:
Michael Norris P.E., Engineering Manager, Planning and Development
Bob Fedorka, PE, Engineering Supervisor, Planning & Development
From:
Doug Jones, PE, CFM, Plans Examiner Engineer, Planning &
Development
Subject:
Z203053 – A New Leaf - East Valley Men's Center Zone Change with
POD
APN(s):
136-17-043A, 043B
Engineering Review has reviewed the 3rd submittal plan and report routed for review
on 11/09/2023, for the subject application and has no objections provided the following
stipulations are part of any approval:
The following stipulations will apply:
1.
If/when the existing septic system fails, if there is no reserve location on the
site, the existing septic system must be excavated and replaced, including
select fill for the entire leach bed system.
2.
Engineering review of planning and/or zoning cases is for conceptual design
only. All development and engineering design shall be in conformance with
Section 1205 of the Maricopa County Zoning Ordinance; Drainage Policies and
Standards; Floodplain Regulations for Maricopa County; MCDOT Roadway
Design Manual; and current engineering policies, standards and best practices
at the time of application for construction.
3.
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.
4.
Detailed Grading and Drainage (Infrastructure) Plans must be submitted with
the application for Final Plat Approval and Building Permits
Please contact me with any questions.
Page 2 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
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 3 of 3
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
Page | 1
Subdivision
Infrastructure
& Planning Program
301 W. Jefferson St.
Phoenix, AZ 85003
Subdivisio n@ma rico pa . go v
esd. ma rico pa . go v
The Maricopa County Environmental Services Department (MCESD) has completed review
for the A zoning change from C-3 to IND-2 IUPD. planning case(s). Please note the following
MCESD requirements for site development:
Environmental Health –
For any food service operations occurring on site, where food is offered, sold, or prepared
from a fixed/permanent location, requires submittal of a Permanent/Fixed Food
Establishment Permit application.
Additional information for permanent/fixed establishments can be found on the
Environmental Health webpage.
Lodging services require an operating permit with the MCESD Environmental Health
program. Operators must submit a Public Accommodations Permit application.
Any food service taking place on site will require submittal of the appropriate
application. For further guidance, please visit the Food & Restaurants webpage.
For Environmental Health related questions, please call (602) 506-6824.
Subdivision and Infrastructure –
An Approval to Construct application is required and must be submitted to MCESD’s
Subdivision & Infrastructure Program for water, reclaimed water and/or wastewater system
infrastructure.
A will serve letter is required and must indicate approval from local municipality to
discharge onsite wastewater to municipal sewerage system.
For subdivision related questions, please contact the Subdivision and Infrastructure
Program at (602) 506-1058 or email subdivision@maricopa.gov.
Project Name: A zoning change from C-3
to IND-2 IUPD.
Primary Contact Name: Donnella
Quijano
Planning Application Type: Zone Change
APN(s): 136-17-043A
Reviewer: Souren Naradikian, P.E.
Email: Souren.Naradikian@maricopa.gov
Phone: 602-372-2907
Planner Name: Paola Jaramillo
Planning Case #: Z2023053
Date: May 24, 2023
Water and Waste Management Division
Page | 2
Additional Notes –
Environmental Services does not require these items for condition of approval of Z2023053 , 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.