11. MCP2023007 PZ Report
Extracted text (via pymupdf)
27704 characters
MCP2023007 Page 1 of 7 Report to the Planning and Zoning Commission Prepared by the Maricopa County Planning and Development Department Case: MCP2023007 – Surprise RV Storage Phase 2 Hearing Date: October 5, 2023 Supervisor District: 4 Applicant: Gary McCoskey Owner: X9 SRVS LLC Request: Military Compatibility Permit (MCP) with a precise Plan of Development for a long-term storage facility in the Rural-43 and AD-2 MAAMF zoning district Site Location: Generally located 1,300’ south of the SEC of Olive Ave. and 143rd Ave. in the Waddell area. Site Size: Approximately 3.93 acres Density: N/A County Island: No County Plan: White Tank Grand Ave. Area Plan – Military Compatibility Municipal Plan: Glendale – Luke Compatible Land Use Area Municipal Comments: None received to date Support/Opposition: None known Recommendation: Approve with conditions MCP2023007 Page 2 of 7 Project Summary: 1. The applicant is requesting a MCP with a precise plan of development to allow a 3.93-acre extension of his adjacent 7.48-acre long term storage facility for RV, trailers, and boats. The property is located east of 143rd Avenue and about 1300’ south of Olive Avenue in the Waddell area. The proposed facility is currently vacant and appears to have formerly been used for agriculture. The parcel is shaped like a flag lot, with a 30’(w) panhandle that provides access to and from 143rd Avenue. The property is located within the 80 ldn contour of Luke Air Force Base, thus necessitating the need for an MCP. 2. The proposed storage facility will provide a total of 164 uncovered parking stalls of varying sizes that range from 10’x25’, 12’x35’, and 12’x45’. No structures are proposed. The perimeter will be secured by a 6’(h) block wall, with exception to the gate. The facility will be primarily accessed by customers on a “self-serve” basis daily between the hours of 6:00 a.m. - 9:00 p.m. A customer service agent will be on site Monday through Friday from 10:00 a.m.- 12:00 p.m. or as needed to facilitate customer needs. The operation is intended to be maintained by one employee, with the assistance of vendors and subcontractors as needed. 3. Access to the site is by a driveway located directly off of 143rd Ave. Clients will enter through a motorized security gate that is set back approximately 340 ft from the entrance, into the main area. Parking spaces are laid out at an angle which will result in an easterly flow on the north and south drives around the end of each parking lane, and back to the west on the center drive. This will also facilitate ease of backing into designated parking spaces. Proposed surface material consists of recycled pavement surfacing meeting minimum County paved parking standards. The applicant plans to complete the project within 24 months of approval of the MCP. MCP2023007 Page 3 of 7 Surrounding Zoning Districts Aerial photo MCP2023007 Page 4 of 7 Proposed Site Plan Page 1 Proposed Site Plan Page 2 Existing On-Site and Adjacent Zoning / Land Use: 4. On-site: Rural-43 MAAMF/ Vacant North: Rural-43 MAAMF / Outdoor RV & Boat Storage, MCP2019003 South: Rural-43 MAAMF / Outdoor RV & Boat Storage East: Rural-43 MAAMF / Agricultural West: Rural-43 MAAMF / Large Lot Residential then City of Glendale Utilities and Services: 5. Water: Shared Well (Olive Avenue HOA) Wastewater: Septic School District: Dysart Unified School District Fire: Rural Metro Fire Department Police: MCSO MCP2023007 Page 5 of 7 Right-of-Way: 6. 143rd Avenue is a 30’ wide ingress/egress and public utilities easement providing access to the site. There is no County maintained right-of-way to the site. Adopted Plans: 7. White Tank Grand Avenue Area Plan (adopted December 2000): The property is designated Military Compatible area. 8. Glendale General Plan (adopted February 2016): The property is designated Luke Compatible Land Use area. 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. Through the Technical Advisory Committee (TAC) staff sent case materials to the City of Glendale for review and comment, it did not receive comments from the City of Glendale. Luke AFB provided a letter of no objection, dated July 10, 2023. Outstanding Concerns from Reviewing Agencies: 10. N/A Staff Analysis: 11. Staff finds this MCP request for the proposed usage an acceptable use for the area and compatible with the Luke AFB mission. Luke AFB issued an email dated July 10, 2023, stating the proposed case would not negatively impact the flying operations of Luke AFB and the proposed use is compatible and consistent with the high noise or accident potential of the military airport or ancillary military facility. A UCCD has been issued by Luke AFB that details no concern with the portions of the development that include a single mobile office structure with sound attenuation standards per A.R.S. § 28-8481, shade structures for covered parking, solar panels subject to further DoD analysis, lighting & security cameras and commercial waste disposal system. The incompatible uses include business operations that would advertise and attract general patrons such as RV rental operations and propane refill stations open to the public. Additionally, any form of overnight stays that include residences, habitable structures, and overnight RV stays would pose a risk and are incompatible. The applicant has provided a narrative that describes specific business operations that are compatible with the UCCD memo dated 5/12/23. County reviewing agencies have no objections, and no opposition has been received to date by neither the applicant nor staff. Recommendation: 12. Staff recommends the Commission adopt a motion recommending that the Board of Supervisors approve MCP2023007 subject to the following conditions ‘a’ – ‘g’: MCP2023007 Page 6 of 7 a. Development of the site shall be in substantial conformance with the Site Plan entitled “Surprise RV Storage 2“, consisting of 9 full-size sheets, dated 6/23/2023, and stamped received 8/25/2023, except as modified by the following conditions. b. Development of the site shall be in substantial conformance with the Narrative Report entitled “Expansion of Surprise RV Storage LLC”, consisting of 5 pages, dated 4/10/2023 and stamped received 8/25/2023, except as modified by the following conditions. c. The following Planning Engineering condition shall apply: 1. Parcels APN 501-42-976D & APN 501-42-967 must be combined prior to issuance of any building permits or drainage easements will be required to route stormwater to adjacent parcel (APN 501-42-976D). 2. At the property boundaries/screen wall - any grade differential greater 8 inches between the finished grade and the adjacent existing grade will require retaining walls. 3. Retention basin(s)\ Underground storage must drain within 36 hours. 4. For underground retention, please refer to https://apps.pnd.maricopa.gov/plansubmittalchecklist (select commercial and check underground retention) for requirements specific to underground retention, including maintenance plan, soil borings indicating depth to groundwater, 75-year certification and 3rd party inspections. 5. Based on the TIS submitted the County for review, County estimates that there will be no significant traffic impacts on the County facilities surrounding the project Site. County has no further comments. 6. Site is in a Special Flood Hazard Areas (SFHAs) and will require a flood use permit when submitting for a building permit. 7. 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. 8. 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. 9. The subject site is not located within the County’s Urbanized Area and thus will not require a Storm Water Pollution Prevention Permit (SWPPP) from the County. This does NOT preclude the requirement to obtain a Notice of Intent to Discharge (NOID) from the State (ADEQ), as may be required. d. Development of the site shall not include any habitable structures. MCP2023007 Page 7 of 7 e. 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. f. 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 MCP. The MCP enhances the value of the property above its value as of the date the MCP is granted and reverting to the prior zoning results in the same value of the property as if the MCP had never been granted. g. Development of the site is restricted to the following compatible uses as determined by Luke AFB Community Initiatives identified in the UCCD determination memo dated 5/12/23: single mobile office structure (subject to noise attenuation requirements per A.R.S § 28-8481), shade structures for covered parking, solar panels subject to further DoD analysis, lighting & security cameras and commercial waste disposal system. Presented by: Daniel Johnson, Planner Reviewed by: Matthew Holm, AICP, Planning Supervisor Attachments: Case Map (1 page) Site Plan (reduced 8.5”x11”, 3 pages) Narrative Report (5 pages) MCDOT comments (1 page) PND Engineering comments (4 pages) Luke AFB comments (2 pages) / Maricopa County Planning & Development - Phoenix, AZ 4 Gross Acres: 3.93 approx. Generated September 22, 2023 11:40 AM MCP2023007 Application Name: Legal Description Surprise RV Storage Phase 2 EDR Applicant Case Address , Gary McCoskey for Surprise RV Storage LLC 8723 N 143RD Ave Applicant Phone/Email Parcel Primary:501-42-987 520.203.4800 gary@crossriverrv.com WADDELL AZ 85355 Map scale 1:3,132 Supervisor District No. EXPANSION OF EXISTING RV STORAGE FACILITY. APN 501-42-987. REQUESTING A MILITARY COMPATIBILITY PERMIT FOR THIS USE. m a r CIVIL SITE IMPROVEMENT PLANS FOR 8723 N. 143RD AVENUE WADDELL, ARIZONA MATCHLINE - SEE SHEET S3 m a r m a r MATCHLINE - SEE SHEET S2 Narrative Report for: Expansion of Surprise RV Storage LLC 8723 N. 143rd Avenue Waddell, AZ 85355 N Tracking #: MCP2023007 Prepared by: Gary McCoskey, Agent April 10, 2023 Purpose of Request This request is for the issuance of a Military Compatability Permit to allow for the expansion of Surprise RV Storage LLC on APN 501-42-987. Description of Proposal Surprise RV Storage LLC will expand it’s current Recreational Vehicle storage facility onto a 3.93-acre piece of land that it shares the South property boundary with, that is currently vacant. The two parcels will be merged into one. The existing facility is currently at capacity. This expansion will allow service to customers who are on the waiting list as well as winter visitors seeking parking during their stay. The additional parking will be accessed by customers on a “self-serve” basis daily between the hours of 6a-9p. A customer service agent will be on site Monday through Friday from 10a-12p or as needed to facilitate customer needs. The operation is intended to be maintained by one employee, with the assistance of vendors and subcontractors as needed. Site will not have any residential use. Planned development includes a sealed recycled pavement surface with 164 open parking spaces. There will be no buildings or covered canopies. The perimeter of the facility will be enclosed by a 6-foot block wall. All improvements will match the existing facility seamlessly. Relationship to Surrounding Properties This development will complement the rapid growth of Residential development in the surrounding areas; offering convenient parking for local resident’s Motorhomes, Travel Trailers, Boats, and other related vehicles. Most of these communities have restrictions on parking of Recreational- type vehicles. The immediate area of the subject parcel consists of large parcels that appear to have been primarily used for agriculture some time ago. The area is now developing into an industrial area. Just beyond the borders of the subject site, there are multiple large-scale high density residential developments being built. There is a similar type facility located to the South that remains at capacity. The applicant maintains a good relationship with the owners. Location and Accessibility The subject site’s driveway is accessed off 143rd Avenue, approximately 1375 feet South of Olive Avenue. Relationship to State Statute The proposed development will be compatible and consistent with ARS 28-8481 and Chapter 10, Section 1010 of the Maricopa County Zoning Ordinance. Use Compatibility and Consistency Determination #UC2023012 was approved by Luke Air Force Base on May 12, 2023 for this project. Circulation System Access to the site is by the existing facility driveway located on the NW corner of the merged parcels located directly off 143rd Ave. From there clients will enter through a motorized security gate that is set back from the entrance, into the main area. In the main area, parking spaces are laid out at an angle which will result in an East flow on the north drive around the end of each parking lane, and back to the West on the South drive. This will facilitate ease of backing into designated parking spaces. Exit will be via the same gate and driveway that was used to enter the site. Development Schedule Complete Project (6-9 months) - Conduct civil site improvements including grading, drainage, utility installation, and block wall installation. Public Utilities and Services Water: Telephone: Electric: Gas: Cable TV: Sewer: Refuse: Shared Well owned by Olive Avenue H.O.A. (Notified) Qwest Arizona Public Service Southwest Gas Cox Communications Private Septic Republic Services School District: Dysart Unified School District Police: Maricopa County Sheriff’s Office Fire: Rural Metro Fire Department Vicinity Map F:\Traffic Impact Studies\MCP2023007 Surprise RV Storage 2\TS Review Surprise RV Storage MCP2023007.docx MCDOT -- TRAFFIC ENGINEERING REVIEW COMMENT SHEET 1 of 1 Project Name: Surprise RV Storage 2 Location: 8723 N. 143rd Avenue MCDOT File No.: MCP2023007 Date: 07/14/2023 Reviewer: Amber Cauble Phone No.: 602.319.9083 Consultant: G-Mar Engineering, LLC Project No.: Plans Sealed By: Geoffrey A. Markowski, PE Consultant Code: A = Will Comply B = Deleted C = Consultant to Evaluate Item Number Page Number Comments Consultant Reply = = = = = = 1st REVIEW (TS) Consultant: Please use the code and respond to each comment in the Consultant Reply Column. This sheet is for our record, please answer every question and sign and date your acknowledgement or the plans will be sent back to complete the process. Send back the marked-up plans and a new set of plans along with this comment sheet. Thank you for your cooperation. = = = = = = = = = = = = = = = = = = = = = = = = = = = = = = General Project Summary: The proposed RV storage yard (addition) is located southeast of Olive Avenue and 143rd Avenue, in unincorporated Maricopa County. The proposed development includes one parcel, 501-42-987, that spans just under 4 acres. The site proposes access via one existing driveway. The parcel will adjoin the existing Surprise RV Storage (501-42-976D) to the north, providing additional access and site circulation. Per the TS, it is estimated the additional site will generate 49 total daily trips. General Comments: The site is estimated to have a negligible impact on County roadways therefore, MCDOT has no further comments on the study. The Traffic Statement is Approved. Signature: _____________________________________ Date: ___________ Use CODE "A", "B","C" in this column next to every comment. = = = = 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: August 07, 2023 Memo To: Darren Gerard, AICP, Planning Manager, Department of Planning & Development Attn: Daniel Johnson, Planner, Planning & Development Services cc: Michael Norris P.E., Engineering Manager, Planning and Development Bob Fedorka, PE, Engineering Supervisor, Planning & Development From: James Philbin, PE, Plans Examiner Engineer, Planning & Development Subject: MCP2023007 – Surprise RV Storage Phase 2 APN(s): 501-42-987 Engineering Review has reviewed the first plan and report routed for review on 08/28/2023, for the subject application and has no objections with the following stipulations: The following stipulations will apply: 1. Parcels APN 501-42-976D & APN 501-42-967 must be combined prior to issuance of any building permits or drainage easements will be required to route stormwater to adjacent parcel (APN 501-42-976D). 2. At the property boundaries/screen wall - any grade differential greater 8 inches between the finished grade and the adjacent existing grade will require retaining walls. 3. Retention basin(s)\ Underground storage must drain within 36 hours. 4. For underground retention, please refer to https://apps.pnd.maricopa.gov/plansubmittalchecklist (select commercial and check underground retention) for requirements specific to underground retention, including maintenance plan, soil borings indicating depth to groundwater, 75-year certification and 3rd party inspections. 5. Based on the TIS submitted the County for review, County estimates that there will be no significant traffic impacts on the County facilities surrounding the project Site. County has no further comments. 6. Site is in a Special Flood Hazard Areas (SFHAs) and will require a flood use permit when submitting for a building permit. 7. 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 Page 2 of 4 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. 8. 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. 9. The subject site is not located within the County’s Urbanized Area and thus will not require a Storm Water Pollution Prevention Permit (SWPPP) from the County. This does NOT preclude the requirement to obtain a Notice of Intent to Discharge (NOID) from the State (ADEQ), as may be required. 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 1 Daniel Johnson (PND) From: RAHN, JENNIFER L CIV USAF AETC 56 FW/CVE <jennifer.rahn@us.af.mil> Sent: Monday, July 10, 2023 4:27 PM To: Daniel Johnson (PND) Cc: 56 FW/CIT Community Initiative Subject: RE: County Planning Request for Comment MCP2023007 Attachments: MCP2023007 - UCCD-FORM-1.PDF.pdf Good afternoon Mr. Johnson, Thank you for the opportunity to provide comments on the Military Compatibility Permit Application for the proposed Surprise RV Storage Facility Expansion. The site is approximately 3.93 acres and is located at the southeast corner of Olive Avenue and 143rd Avenue in unincorporated Maricopa County, AZ. The developer is proposing an expansion to the south of an existing RV storage facility with pavement for additional recreational vehicle parking. The parcel in the application is located within the Luke AFB 1988 JLUS 80 DNL and is within the “territory in the vicinity of a military airport” defined by A.R.S. § 28‐8461. It appears that previous concerns that Luke AFB expressed in the (attached) letter dated 12 May 2023 have been removed from the application. Should additional development be pursued in the future, Luke AFB respectfully requests the opportunity to comment. Additionally, Luke AFB still request that any solar associated with this project is submitted for an informal review through the DoD Siting Clearinghouse for Energy, Installations, and Environment. Please send the project narrative for review to: osd.dod‐siting‐clearinghouse@mail.mil. This response is conditional upon their approval/input. Since the site will be located within the “territory in the vicinity of a military airport,” it will be subjected to approximately 170 over flights per day. We recommend you review the sound attenuation requirements found in A.R.S. § 28‐8482. We recommend a strong notification program on part of the applicant to inform future tenant(s) about Luke AFB operations. Thank you, Jenn Rahn Senior Planner, Community Initiatives Team 56th Fighter Wing Luke AFB AZ 85309 Office: 623‐856‐9981 DSN: 896‐9981 From: Daniel Johnson (PND) <Daniel.Johnson@Maricopa.Gov> Sent: Monday, July 3, 2023 9:28 AM To: jmacias@cityofelmirage.org; ken.nyman@azag.gov; 56 FW/CIT Community Initiative <56FW.CIT.CommunityInitiative@us.af.mil>; jfox@youngtownaz.org; sonny@litchfield‐park.org; pmaslowski@litchfield‐ park.org; ggehlert@glendaleaz.com; Eva.Pearce@Dysart.org; Kevin.Shipman@Dysart.org; planning@surpriseaz.gov; Teresa Retterbush (PRK) <Teresa.Retterbush@Maricopa.Gov>; swilken@azmag.gov; kcotner@azmag.gov; kcotner@azmag.gov; pe@azland.gov; bfenske@azdot.gov; jgarcia@azdot.gov; Dkrantz@citytocitycre.com; Frank McWilliams (MCSO) <FrankMcWilliams@MCSO.maricopa.gov>; agarza@azmag.gov; tsprague@azgfd.gov; 2 pep@azfgd.gov Cc: Daniel Johnson (PND) <Daniel.Johnson@Maricopa.Gov> Subject: [URL Verdict: Neutral][Non‐DoD Source] County Planning Request for Comment MCP2023007 Good afternoon, This e‐mail serves as notification of an application Maricopa County Planning & Development has received from for a Military Compatibility Permit for outdoor RV & Boat Storage. Applicable documents for review are available on the Online Permit Manager at: Accela Citizen Access (maricopa.gov) and searching by case number MCP2023007, select the drop down arrow next to ‘record info’ and select ‘attachments’ for download and review. The attachments take a minute to load after selecting ‘attachments’. A Technical Advisory Committee has been scheduled for 8:15 am on August 1st. This meeting is open for observation by the public. Please email me if you would like to observe the meeting. Opportunity for public comment and input will be available after technical review during the required Planning & Zoning Commission Hearing, to be scheduled after technical review pending County agency signoff. Please forward me any comments and let me know if you have any questions or concerns regarding this case. Best regards, Daniel Johnson PLANNING & DEVELOPMENT 301 W. Jefferson St. Suite 170 Phoenix, AZ 85003 Planner O: 602-506-4242 C: 602-341-8080 MARICOPA.GOV Facebook | Instagram | Twitter | YouTube