04. Z2023116 PZ Report

Z2023116 
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Report to the Planning and Zoning Commission 
Prepared by the Maricopa County Planning and Development Department 
 
 
Case: 
Z2023116 - Guardian Self Storage 
 
 
 
 
Hearing Date: 
December 7, 2023 
 
Supervisor District: 
4 
 
 
 
  
 
Applicant: 
Bill Lally, Tiffany and Bosco  
 
Owner: 
Velvet Touch LLC 
   
Request: 
Zone Change with Overlay from C-2 to C-2 CUPD 
 
  
 
Site Location: 
Generally located northeast of the intersection of W. Glendale Ave and N. 
Dysart Rd. in the Glendale area 
 
  
Site Size: 
Approx. 4.5 acres (subject area of parcel) 
 
Density: 
N/A 
 
County Island:  
Yes, City of Glendale 
 
 
County Plan: 
White Tank Grand Avenue Plan – Mixed Use Employment/Military 
Compatible 
 
Municipal Plan: 
City of Glendale – Business Park/Luke Compatible Land Use Area 
 
Municipal Comments: 
None received to date  
 
Support/Opposition: 
None known 
 
Recommendation: 
Approve with conditions

Z2023116 
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Project Summary: 
 
1. 
The applicant, Bill Lally of Tiffany and Bosco, is proposing to add a CUPD overlay to a C-2 zoned 
site located east of the Morton Salt facility on Glendale Rd. The purpose of the overlay would be 
to lower parking requirements for a proposed self-storage facility that will be developed in 
conjunction with an RV/boat storage facility on the northern portion of the parcel. 
 
2. 
The site was originally rezoned from R-5 RUPD as part of three separate applications in 2018 – 
the subject 4.5 acres resembling a square was rezoned to C-2 under Z2018023 whereas the rest 
of the parcel was entitled under a Special Use Permit Z2018024, and Military Compatibility Permit 
MCP2018002 for the portion of the parcel within Luke AFB’s noise contours. The special use 
permit and military compatibility permit entitlements are not affected by this application. The 
rezone entitlement was subject to a condition ‘E’ that would revert the zoning of the C-2 portion 
back to R-5 RUPD if no plan of development was approved within five years of initial approval 
subject to Board of Supervisors approval. The five-year timeframe lapsed on August 1, 2023, but 
as of this staff report the Board of Supervisors has not revoked the zoning approval. To that end, 
this rezone proposal will modify condition ‘d’ to add an additional two years for plan of 
development approval. 
 
3. 
The below table shows the proposed CUPD overlay with changes to the underlying zoning bolded. 
 
 
C-2 CUPD Table 
 
Regulation 
C-2 Base Zoning Standard 
Proposed C-2 CUPD Zoning 
Standard 
Parking Regulations 805.6 
1102.1.16 – Warehouse Uses 
one per 900 square feet of floor 
area 
- 5% of parking spaces shall be 
handicapped parking spaces 
 
1 space per 35 storage units. 1 
space per 250 sf of office that 
may be shared parking with 2 
spaces per manager/caretaker 
unit. 0 loading spaces required 
for storage units / storage units 
facility. Areas within drive-
aisles may count toward 
parking/loading spaces at 
8’x22’ per parallel parking 
space so long as adequate 
width remains for one-way 
traffic.5% of provided spaces 
must be ADA Accessible

Z2023116 
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Aerial photo of the subject site oriented north. 
 
 
 
Zoning map of the parcel oriented north. The southern portion is C-2, the middle section is under an SUP, the northern portion is under an MCP

Z2023116 
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Existing On-Site and Adjacent Zoning / Land Use: 
 
4. 
On-site: 
 
C-2/Rural-43 (SUP)/MCP / Vacant 
North: 
Rural-43 / Vacant  
South: 
R1-6 / Residential 
East: 
R-5 / Residential 
West: 
Rural-43 / Industrial 
 
 
Utilities and Services: 
 
5. 
Water: 
 
Liberty Water 
Wastewater: 
Liberty Sewer 
School District: 
Litchfield Elementary District 
Fire: 
Rural Metro 
Police:  
Glendale Police Department 
 
Right-of-Way: 
 
6. 
The Future right-of-way dedication for Glendale Avenue will be coordinated with the City of 
Glendale, as the street is located within their jurisdiction. 
 
Street Name 
Half-width Existing R/W 
Half-width Proposed R/W 
Future Classification 
Glendale Ave 
35’ 
55’ 
Principal Arterial 
 
Adopted Plan: 
 
7. 
White Tank Grand Avenue Plan (adopted December 6, 2000): The property is designated for 
Mixed Use Employment and Military Compatible. 
 
8. 
City of Glendale General Plan: The property is designated for Business Park and Luke Compatible 
Land Uses. The City of Glendale has not provided comment on this request. 
 
Public Participation Summary: 
 
9. 
The applicant complied with the Maricopa County Public Participation Process with the required 
posting of the property and notification by first class mail to the adjacent property owners within 
300’ of the subject site and interested parties. No activity was reported by the applicant. Staff has 
not received any calls or correspondence to the request. There is no known opposition. 
 
Outstanding Concerns from Reviewing Agencies: 
 
10. 
N/A. 
 
Staff Analysis: 
 
11. 
Staff supports the request to add an overlay to the existing C-2 zoning in order to address the 
parking ratio for a proposed self-storage facility. Staff agrees with the prior justification for the 
2018 rezone that C-2 zoning is appropriate to buffer the industrial and military compatible uses 
to the west and the residential uses to the south and east. Self-storage and RV/boat facilities tend 
to be low-impact uses with little effect on neighboring residential communities. Staff notes that 
the proposed overlay does not restrict more intensive uses within the C-2 zoning district,  however,

Z2023116 
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it has been conveyed to staff that the developers are intending to permit the existing special use 
permit and military compatibility permit entitlements to run a cohesive single facility. 
 
12. 
Staff also supports the plan of development time extension to allow for the site to be developed 
in line with the applicant’s request. 
 
Recommendation: 
 
13. 
Staff recommends the Commission adopt a motion recommending that the Board of Supervisors 
approve Z2023116 subject to the following conditions ‘a’ – ‘g’: 
 
a. 
Development of the site shall be in substantial conformance with the narrative report 
entitled “Guardian Self-Storage”, consisting of 8 pages, dated September 29, 2023 except 
as modified by the following conditions. 
 
b. 
The following Planning Engineering conditions shall apply:  
 
1. 
No components of the Site Plan submitted with this application are approved. 
Without the submittal of a precise plan of development, no development approval 
is inferred by this review, including, but not limited to number of proposed building 
units, drainage design, access and roadway alignments. These items will be 
addressed as development plans progress and are submitted to the County for 
further review and/or entitlement. 
 
2. 
A traffic impact study and an engineered grading and drainage plan must be 
submitted with future entitlement (POD) application(s). 
 
3. 
Glendale Avenue is within the jurisdiction of the City of Glendale. The applicant will 
be responsible for coordinating with the City to review any traffic impact, right-of-
way dedication, permitting or roadway/right-of-way improvement requirements. 
 
4. 
Engineering review of re-zone cases is conceptual in nature. All development and 
engineering design shall be in conformance with Section 1205 of the Maricopa 
County Zoning Ordinance; Drainage Policies and Standards; Floodplain 
Regulations for Maricopa County; MCDOT Roadway Design Manual; and current 
engineering policies, standards and best practices at the time of application for 
construction. 
 
c. 
The following CUPD overlay requirement will apply: 
 
1. 
Required parking spaces: 1 space per 35 climate-controlled storage units and 1 
space per 250 sf of office that may be shared parking with 2 spaces per 
manager/caretaker unit. 
 
2. 
0 loading spaces required for storage units / storage units facility. 
 
3. 
Areas within drive-aisles may count toward parking/loading spaces at 8’x22’ per 
parallel parking space so long as adequate width remains for one-way traffic. 
 
4. 
5% of parking spaces shall be handicapped parking spaces.

Z2023116 
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d. 
The C-2 CUPD zoning approval is conditional per Maricopa County Zoning Ordinance 
Article 304.6. Within two years of Board of Supervisors’ approval there shall be 
administrative approval of a plan of development for the commercial site or the zoning 
may be considered for reversion to R-5 RUPD at public hearing of the Maricopa County 
Board of Supervisors after recommendation by the Maricopa County Planning and Zoning 
Commission, unless within such time the property is annexed by the City of Glendale 
 
e. 
The CUPD overlay is applied to restrict the use of the site. Until such time as the site is 
served by sewer, uses on the site shall only be those acceptable to the Maricopa County 
Environmental Services Department (MCESD) that can be accommodated by septic 
systems. A public water system and public sewer system shall be required prior to 
establishment of any non-residential use that requires potable water. 
 
f. 
Noncompliance with any Maricopa County Regulation or condition of approval shall be 
grounds for initiating a revocation of this Zone Change as set forth in the Maricopa County 
Zoning Ordinance. 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. 
 
g. 
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 owner 
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, 
a hearing shall be scheduled with the Board of Supervisors for consideration to revert 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: 
Joel Landis, Planner 
Reviewed by: 
Matthew Holm, AICP, Planning Supervisor 
 
Attachments: 
Case Map (1 page) 
 
Narrative Report/Ex. Summary (8 pages) 
 
MC Engineering comments (1 page) 
 
MCESD comments (1page)

Guardian Self-Storage 
 
Narrative Report 
Zone Change – Major Amendment 
General Location: West of the northwest corner of Glendale Avenue and 
127th Avenue 
Case # TBD 
1st Submittal Date: 9/29/2023 
 
 
 
    Vicinity Map

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                                                                       Guardian Self Storage Major Amendment  
Purpose of Request 
 
This proposal is to seek a major amendment the original rezone of Intermediate 
Commercial (C-2) by adding a Commercial Unit Plan of Development (CUPD) overlay 
and to modify the timing approval stipulation required for the Plan of Development for 
“The Property”, known by APN: 501-53-004j. The Property was rezoned from R-5 RUPD 
to C-2 and approved by the County Board of Supervisors on August 1st, 2018 in rezone 
case #Z2018023. The preliminary site plan attached to the previous case depicted a self-
storage facility which did not accommodate the parking requirements for the use of 
Warehousing. The County does not have a parking requirement for Self-Storage and 
currently enforces a Warehouse parking requirement of 1 parking space per 900 square 
feet. This parking ratio would require The Property to accommodate approximately 163 
parking spaces, far exceeding what is actually necessary. This proposal will add a CUPD 
to The Property in order to bring the parking requirement to a level that is acceptable for 
a self-storage facility. (See Exhibit A: Existing Zoning).  
 
Description of Proposal 
 
The Property is currently vacant and undeveloped. The original case (Z2018023) 
specifically modified the southern 4.5 acres of the property to C-2 to attract a self-storage 
user to develop the site. This amendment will also only modify the southern 4.5 acres of 
land to allow for appropriate park for the use and extend the POD approval period to six 
years. The previous case failed to adjust the parking requirements of The Property from 
the standard county requirement, which is the purpose of this major amendment. The 
remaining portion of the property will be untouched by the proposal and will remain an 
RV/Boat Storage that was previously approved by the zoning case Z2018024 and 
MCP2018002. Self-storage would be an appropriate use for the property and the 
expansion of services would be an asset to the community as there are proven benefits 
for allowing self-storage facilities in communities: 
 
• 
Self-storage facilities are quiet 
• 
They provide an excellent buffer between zones 
• 
They create very little traffic 
• 
They have little impact on utilities 
Guardian Self-Storage - Project Data 
A.P.N. 
501-53-004j 
Current Land Use 
Vacant/Undeveloped 
Current Zoning District 
Intermediate Commercial (C-2) 
Proposed Zoning District 
 C-2 CUPD 
Gross Site Area 
Approximately 4.5 gross acres 
Area Plan 
White Tank/Grand Ave 
Supervisorial District 
Supervisorial District 4 – Clint Hickman 
School District 
Dysart Unified School District

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                                                                       Guardian Self Storage Major Amendment  
• 
They have no impact on schools 
• 
They provide a community service 
 
Maricopa County does not have parking ratio requirements for mini storage/self-storage, 
therefore applies warehousing parking requirements for self-storage facilities, requiring 1 
parking space per 900 square feet. This parking requirement is not applicable to the use 
of self-storage and would result in a sea of asphalt and unused parking spaces. The POD 
cannot move forward until this major amendment has been approved. Which is why our 
client would also like to request to amend the stipulation found in the rezoning approval 
and extend the POD approval period from five (5) years to six (6).  
 
Glendale Avenue, a principal arterial, provides access to the south of the Property. The 
site is situated between 129th avenue and Dysart Road. (See Exhibit B: Context Aerial). 
To the west of The Property is Morton Salt Plant and to the south and east are residential 
developments. Self-storage is an excellent buffer between zones (Morton Salt Plant and 
residential homes) because of its low use intensity and quiet attributes.  
 
The preliminary site plan is included with this major amendment to aid in visualizing the 
request. Any future commercial development will be in compliance with the Maricopa 
County Zoning Ordinance (MCZO) C-2 zoning district standards and regulations per 
Section 805 and will be in compliance with C-2 development standards and regulations, 
meeting setbacks, signage criteria, etc. Operational details including number of 
employees, hours of operation, and other information is addressed in the POD submittal. 
The only requested deviation from code in the CUPD overlay would be the parking ratio 
requirement, due the fact that Maricopa County doesn’t have a parking requirement for 
mini warehouse/self-storage. 
 
Commercial Unit Plan of Development (CUPD) Overlay 
 
The Commercial Unit Plan of Development (CUPD) Overlay is proposed to deviate the 
MCZO standards for parking requirements. There are no parking requirements for self-
storage, and the current requirement for warehousing of 1SP for every 900 SF is much 
higher than the proposed use requires.   
 
Given that self-storage is a low traffic generator and patrons infrequent visits typically 
lasting under 15 minutes, justifies the request to deviate from parking requirements of 
1SP for every 900 SF to 8 spaces, plus one for manager. There will also be 3 oversized 
spaces dedicated for loading and unloading. 
 
The proposed CUPD development standards compared with MCZO C-2 standards are 
detailed within the table below:

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                                                                       Guardian Self Storage Major Amendment  
 
IUPD Table 
 
 
Regulation 
 
C-2 Base Zoning Standard 
 
Proposed IND-2 IUPD 
Standard 
 
Parking Regulations 
805.6 
 
 
1102.1.6.- Warehouse Uses 
One per 900 square feet of floor 
area 2 
 
8 parking spaces, plus one for 
manager & 3 Load/Unload 
Spaces 
 
Relationship to Surrounding Properties 
 
Contiguous properties to the west and north are zoned RU-43, and operating an industrial 
use of Morton Salt Manufacturing. The properties directly to the east are zoned R-5 and 
developed residential homes. Directly to the south is Glendale Avenue which acts a buffer 
for residential zoning.  
 
North: The major portion of the land area to the north is under the ownership of Morton 
Salt and zoned RU-43. There are a series of settling/drying ponds used for the 
production of commercial grade salt products. At the northeast corner of the subject 
property is a 100’ separation between Morton Salt and the residential neighborhood to 
the east that is part of this ownership and subject to a concurrent application for a 
Special Use Permit to allow Boat and RV Storage. 
 
South: South of The Property is an existing residential community also zoned R1-6 
 
East: R-5 – Residential Homes 
 
West: RU-43 – Morton Salt Manufacturing Plant, and 1.3± miles from Luke Air Force Base 
 
Location, Accessibility, and Circulation  
 
The property is located on Glendale Avenue [four (4) lanes of traffic] with a center turning 
lane. The Property is a little over three (3) miles from Loop 101 which serves the entire 
Phoenix metro area. The Property is also easily accessible from the Loop 303, with Luke 
Air Force Base separating them.  
 
Public Utilities and Services 
 
Water – Liberty Water 
Wastewater – Liberty Sewer 
Fire: Rural Metro 
Police: Glendale Police Department

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                                                                       Guardian Self Storage Major Amendment  
 
Community Facilities 
 
School District: Litchfield Elementary District  
 
 
Development Schedule 
 
A Plan of Development (POD) for development of the Property will be submitted 
concurrently with this request for a Major Amendment CUPD overlay and the request to 
modify its approval stipulations from 5 years to 6 years.  
 
Conclusion 
 
The requested rezone to C-2 CUPD is justified given the site is already zoned C-2 and 
the nearby proximity to residential communities, who utilize self-storage facilities. Most 
occupants of self-storage facilities live less than four (4) miles from the storage site. Given 
this location, the Property is not suitable for rural or large scale residential development. 
This use conforms with the purpose of the C-2 zoning district, and the site plan has more 
than necessary parking for the use. We look forward to continuing to work with Maricopa 
County on this project, please let us know if there are any additional questions.

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                                                                       Guardian Self Storage Major Amendment  
 
Exhibit A: Existing Zoning

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                                                                       Guardian Self Storage Major Amendment  
 
Exhibit B: Context Aerial

Page 1 of 1 
 
 
 
 
 
 
 
 
Bob Fedorka, PE 
Planning & Development 
301 W. Jefferson St., Suite 170 
Phoenix, Arizona 85003 
Phone: (602) 506-7151 
www.maricopa.gov/planning 
Email address: 
bob.fedorka@maricopa.gov 
Planning & Development 
 
Engineering Plan Review 
Date:   
 
October 9, 2023 
 
Memo To: 
Darren Gerard, AICP, Planning Manager, Department of Planning & 
Development 
 
Attn: 
Joel Landis, Planner, Planning & Development 
 
 
From: 
Bob Fedorka, P.E., Engineering Supervisor, Planning & Development 
 
cc: 
Michael Norris, P.E., Engineering Manager, Planning & Development 
 
Subject:   
Z2023116 – Guardian Self Storage 
 
Zone Change (from C-2 to C-2 CUPD) 
 
(E1 Memo) 
Job Site Address: NEC 129th Ave. & Glendale Avenue, Glendale 
 
APN(s): 
501-53-004J 
 
This application is to specify zoning for future development and does not include a Plan of 
Development. 
 
PND Engineering Plan Review (DPR, FCD and PND Transportation) has reviewed the 1st 
submittal of the Zone Change application routed for review on October 5, 2023, and has 
no objections subject to the following conditions: 
 
1. No components of the Site Plan submitted with this application are approved. Without 
the submittal of a precise plan of development, no development approval is inferred 
by this review, including, but not limited to number of proposed building units, 
drainage design, access and roadway alignments. These items will be addressed as 
development plans progress and are submitted to the County for further review and/or 
entitlement.  
 
2. A traffic impact study and an engineered grading and drainage plan must be 
submitted with future entitlement (POD) application(s). 
 
3. Glendale Avenue is within the jurisdiction of the City of Glendale. The applicant will 
be responsible for coordinating with the City to review any traffic impact, right-of-way 
dedication, permitting or roadway/right-of-way improvement requirements. 
 
4. Engineering review of re-zone cases is conceptual in nature. All development and 
engineering design shall be in conformance with Section 1205 of the Maricopa 
County Zoning Ordinance; Drainage Policies and Standards; Floodplain Regulations 
for Maricopa County; MCDOT Roadway Design Manual; and current engineering 
policies, standards and best practices at the time of application for construction. 
 
 
Please contact me if you have any questions or require any additional information.

Page | 1  
 
 
Subdivision 
Infrastructure  
& Planning Program 
301 W. Jefferson St. 
Phoenix, AZ 85003 
 
S u b d i v i si o n @m ar i co p a.g o v 
esd .m ar i co p a.g o v 
 
 
 
 
 
The Maricopa County Environmental Services Department (MCESD) has completed review 
for the Guardian Self-Storage planning case(s). Please note the following MCESD 
requirements for site development: 
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 issued by the Utility is required and must be submitted to MCESD’s 
Subdivision & Infrastructure Program if the site/development will be provided with water 
and/or reclaimed water by a Utility.  A capacity assurance letter issued by the Utility is 
required to MCESD’s Subdivision & Infrastructure Program if the site/development 
wastewater service is being provided by a Utility. 
 
For subdivision related questions, please contact the Subdivision and Infrastructure 
Program at (602) 506-1058 or email subdivision@maricopa.gov. 
Additional Notes –  
Environmental Services does not require these items for condition of approval of Z2023116, however 
these items must be addressed with the development of the site. Environmental Services does not 
require additional review of this case. 
 
*It should be noted that this document does not approve the referenced project. Comments are provided 
for the benefit of the applicant for MCESD permit requirements and as an advisory to Maricopa County 
Planning and Development Department. Other Maricopa County agencies may have additional 
requirements. Final review and approval will be made through Planning and Development Department 
procedures. Applicant may need to submit separate applications to the Maricopa County Environmental 
Services Department for approval of proposed facilities regulated by the Department. Review of any such 
application will be based on current regulations at the time of application. 
 
 
 
 
Project Name: Guardian Self-Storage 
Primary Contact Name: William Lally 
Planning Application Type: Zone Change - 
Major Amendment 
APN(s): 501-53-004J 
Reviewer: Ryan Hall, P.E. 
Email: Ryan.Hall@maricopa.gov 
Phone: 602-918-1241 
Planner Name: Joel Landis 
Planning Case #: Z2023116 
Date: October 9, 2023 
 
Water and Waste Management Division