07. Z2023037 PZ Report

Z2023037 
Page 1 of 10 
 
 
Report to the Planning and Zoning Commission 
Prepared by the Maricopa County Planning and Development Department 
 
 
Case: 
Z2023037 – Laveen Self-Storage 
 
 
 
 
 
Hearing Date: 
September 14, 2023 
 
Supervisor District: 
5 
 
 
 
  
 
Applicant: 
Mandy Woods, Norris Design  
 
Owners: 
TM4 Laveen Storage LLC / GTAH AZ 2 LLC 
   
Request: 
Zone Change from C-2 to C-2 CUPD 
 
  
 
Site Location: 
Generally located ¼ mile north of the NEC of 51st Avenue and Baseline Road 
in the Laveen area 
 
  
Site Size: 
3.04 acres 
 
Density: 
N/A 
 
County Island:  
Yes (City of Phoenix) 
 
 
County Plan: 
Maricopa County Vision 2030 Comprehensive Plan - Rural Development 
Area (0-1 d.u./ac) 
 
Municipal Plan: 
City of Phoenix – Traditional Lot (3.5 – 5 du/acre) 
 
Municipal Comments: 
None received  
 
Support/Opposition: 
None known 
 
Recommendation: 
Approve with conditions

Z2023037 
Page 2 of 10 
Project Summary: 
 
1. 
The applicant, Mandy Woods of Norris Design, is requesting a zone change from C-2 to C-2 CUPD 
to accommodate a proposed self-storage facility on APN 104-89-007H. The subject property is 
currently vacant and comprises approximately 3.04 acres. The property is located on the east 
side of 51st Avenue, immediately south of the Laveen Area Conveyance Channel (LACC) and 
approximately ¼ mile north of Baseline Road. The property is located on a county island within 
the City of Phoenix Municipal Planning Area. All surrounding properties, as well as the 51st Avenue 
right-of-way, are within the City’s jurisdiction. Per the narrative report submitted with the 
application, the applicant and property owner intend to seek the required entitlement, building 
permit(s), and certificate of occupancy from Maricopa County. It is anticipated that the site will 
then annex into the City of Phoenix to obtain the necessary services. The narrative states that the 
City of Phoenix will provide water and sewer services, as well as police and fire protection. The 
applicant has provided a letter from the City’s Water Services Department confirming that the site 
has direct frontage to and the capability to connect to its water and sewer system. This letter has 
been attached to the staff report. 
 
2. 
The proposed self-storage facility will include 817 storage units and feature a total building gross 
area of 115,035 square feet. The main storage building would be a two-story structure of 98,779 
square feet (including an office of 1,292 square feet) located in the center of the property. The 
main building will be surrounded by a paved drive aisle. Two satellite buildings along the north 
and south property lines (measuring 7,161 square feet and 9,096 square feet, respectively) will 
provide “drive-up” storage units in addition to the air-conditioned units provided within the main 
building. The doors to these drive-up units will face inward toward the main building and will not 
face 51st Avenue or any adjacent properties. All storage uses onsite will be provided in enclosed 
structures, and there will be no outdoor storage of RVs, boats, trailers, or motor vehicles. 
 
3. 
Access to and from the site will be provided by a driveway at 51st Avenue. The driveway will be 
44’ wide and located along the west property line. The centerline of the driveway will line up with 
an existing break in the 51st Avenue median, allowing for both left-in/left-out and right-in/right-out 
turns, as well as through access to the Sanctuary on 51st subdivision on the west side of the 
arterial. As 51st Avenue is within the jurisdiction of the City of Phoenix, it is the responsibility of 
the applicant to coordinate with the City to review any traffic impact, right-of-way dedication, 
permitting, or roadway improvement requirements. A traffic impact statement for the project was 
reviewed and approved by the City of Phoenix Street Transportation Department. A copy of the 
conditional approval letter, dated May 10, 2023, is attached to this staff report. 
 
4. 
Onsite, two-way traffic will be permissible on all sides of the main storage building, allowing 360-
degree circulation around the site. Parking will be provided on the west side of the main building. 
Two gates (one each on the north and south side of the main storage building) will allow 
customers to access via keypad their drive-up storage units, as well as the loading areas along 
the main building. 
 
5. 
A 10’ decomposed granite multi-use trail will be constructed adjacent to the property along 51st 
Avenue and will become part of an existing trail connection between Baseline Road to the south 
and Southern Avenue to the north. Additionally, a 10’ ADA-accessible walking path and easement 
will be provided within the property boundaries along the north lot line, parallel to the LACC, 
connecting the future multi-family apartments to the east with 51st Avenue. Both the trail and the 
walkway will provide pedestrian access to the site and adjacent properties.

Z2023037 
Page 3 of 10 
6. 
A new 6’ high CMU wall will be provided along the north, east, and south property lines to screen 
the storage buildings from adjacent properties. The north-side wall will be offset from the property 
line by 10’ to accommodate the ADA-accessible walking path. 
 
7. 
Until recently, the subject property featured several single-family residences, as well as a 
convenience store and a tire shop. Until 2020, the site was zoned Rural-43, and the two 
commercial business, while legal non-conforming, were operating without the required permits or 
clearances. On February 26, 2020, the Maricopa County Board of Supervisors approved Case 
Z2019089, which rezoned the property from Rural-43 to C-2. Although no Plan of Development 
was approved concurrent with, or following, the zone change, the intention of the then-applicants 
was to eventually redevelop the property for retail, office, medical, or perhaps even multi-family 
uses. In addition to the subject property, four parcels immediately to the west were also rezoned 
from Rural-43 to C-2 per BOS approval of Z2019089. However, these four parcels (which have 
since been combined and now form part of APN 104-89-374A) have since been annexed into the 
City of Phoenix, and the combined property is now zoned R-4A. On the subject property, all 
previously existing structures have been removed as of Summer 2023. 
 
8. 
Following a pre-application meeting (PA2023005) in February 2023, the applicant submitted a 
request for a Plan of Development (POD) for a self-storage facility in April 2023. This use is 
allowed in the existing C-2 zoning district. However, the base C-2 parking requirements generated 
by the proposed buildings far exceed the amount of parking needed given the low number of trips 
generated by a typical self-storage use. For this reason, the applicant was advised that a 
Commercial Unit Plan of Development (CUPD) would be necessary to reduce the required number 
of parking spaces and loading areas. In July 2023, the application was resubmitted following the 
first review. Although the case number has remained the same, the application type was revised 
from a request for an administrative POD to a request for a zone change with overlay. It was also 
the applicant’s revised request to review the precise POD concurrently with the zone change. 
 
9. 
The requested CUPD overlay includes three variations to the base C-2 development regulations. 
The first request is to reduce the minimum number of parking spaces required from 133 to 24. 
Office uses must observe a parking ratio of one space per 250 square feet of floor area, whereas 
storage uses must observe a parking ratio of one space per 900 square feet of floor area. The 
proposal will only require a minimum of 24 spaces (one for each 35 storage units) for a self-
storage facility on the site. Any other commercial use developed onsite would be required to meet 
standard parking requirements per Section 1102 of the Maricopa County Zoning Ordinance. The 
second request is to reduce the required number of loading areas from five to three. Again, this 
reduction is specific to a self-storage facility and not to other commercial uses. 
 
10. 
The third request is to waive the requirement for a minimum 6’ high solid screen wall along the 
westernmost 87’ (approx.) of the north side property line, which abuts the R1-6 zoning district in 
the City of Phoenix. The applicant justifies this request by noting that the nearest residences to 
the north are over 250 feet away, separated from the subject site by the LACC (a 200-foot wide, 
5.8-mile-long flood control channel and recreational greenspace maintained by the City of 
Phoenix). Although the LACC is within residential zoning, it will not be redeveloped for residential 
use in the foreseeable future. Additionally, only the five parking spaces facing the north lot line 
and the adjacent landscaping would be unscreened. The remaining 319’ (approx.) of the north lot 
line, as well as the entirety of the east (rear) lot line, would be screened from the adjacent 
residential zoning. The satellite storage buildings, as well as the main building, will be entirely 
screened from the north, east, and south. The following development standards have been 
proposed by the applicant with the CUPD table below, with changes to the base development 
standards shown in bold.

Z2023037 
Page 4 of 10 
 
Regulation 
Base Regulations (C-2) 
Proposed Regulations 
(C-2 CUPD) 
Max. Height 
40’ 
40’ 
Front Yard (West) 
10’ 
10’ 
Side Yard (North) 
10’ 
10’ 
Side Yard (South) 
0’ 
0’ 
Rear Yard (East) 
25’ 
25’ 
Min. Lot Area 
6,000 sq. ft. 
6,000 sq. ft. 
Min. Lot Width 
60’ 
60’ 
Max. Lot Coverage 
60% 
60% 
Min. Parking Spaces 
133 Spaces (1 space per 250 
sq. ft. of Office Floor Area and 
1 per 900 sq. ft. of Storage 
Floor Area) 
For Self-Storage Use Only: 
24 Spaces (1 space per 35 
storage units) 
Min. Loading Areas 
5 Spaces (1 space per 25,000 
sq. ft. of Commercial Floor 
Area) 
For Self-Storage Use Only: 
3 Spaces 
Screening 
6’ Solid Wall 
6’ Solid Wall, but not to 
include parking area along 
north 
lot 
line 
abutting 
residential zoning district 
Uses 
See MCZO for C-2 Uses 
See MCZO for C-2 Uses 
 
 
Plan of Development

Z2023037 
Page 5 of 10 
 
C-2 Zoning District and Surrounding Zoning Districts 
 
 
 
2023 Aerial Image

Z2023037 
Page 6 of 10 
 
11. 
It should be noted that the applicant is requesting legislative approval of a Plan of Development 
concurrent with the zone change. Approval of the POD is contingent upon approval of the zone 
change. 
 
Existing On-Site and Adjacent Zoning / Land Use: 
 
12. 
On-site: 
 
C-2 / Vacant 
North: 
City of Phoenix: R1-6 PCD / Laveen Area Conveyance Channel (LACC), 
 
then R1-8 PRD PCD / LACC and single-family residential 
South: 
City of Phoenix: C-2 / Arizona General Hospital 
East: 
City of Phoenix: R-4A / vacant (multi-family apartments planned) 
West: 
City of Phoenix: S-1 / portion of 51st Ave. ROW, 
 
then R3-A / 51st Ave. and single-family-for-rent housing 
 
 
Utilities and Services: 
 
13. 
Water: 
 
City of Phoenix 
Wastewater: 
City of Phoenix 
School Districts: 
Laveen Elementary School District 
 
Phoenix Union High School District 
Fire: 
City of Phoenix 
Police:  
City of Phoenix 
 
Right-of-Way: 
 
14. 
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 
51st Avenue 
65’ (City of Phoenix) 
65’ (City of Phoenix) 
Principal Arterial 
 
Adopted Plan: 
 
15. 
2015 Phoenix General Plan (adopted April 2018): The City of Phoenix General Plan designates 
the site as “Traditional Lot (3.5 – 5 du/acre).” This land use category “provides for a variety of 
suburban lifestyles with planned single-family residential communities, which include open 
space, recreation, and cultural opportunities, including schools, churches, and public facilities. 
This category would provide single-family, town home, patio home, and duplex type units.” 
 
Public Participation Summary: 
 
16. 
The applicant complied with the requirements of the Citizen Review Process with the required 
posting of the property and notification by first-class mail to interested parties and adjacent 
property owners within 300’ of the subject site. Staff has not received any calls or correspondence 
to the request. There is no known opposition. 
 
Outstanding Concerns from Reviewing Agencies: 
 
17. 
N/A

Z2023037 
Page 7 of 10 
 
Staff Analysis: 
 
18. 
The proposed self-storage facility is an appropriate use for a site located adjacent to a principal 
arterial. Generally, self-storage facilities generate minimal noise, small numbers of visitors, and 
very little traffic at any given time. For this reason, the proposed use is compatible with the nearby 
residential uses to the north, east, and west. For similar reasons, the request to lower the required 
number of parking spaces and loading areas specific to a self-storage facility (and not for other 
commercial uses) is also reasonable. 
 
19. 
Section 1102 of the MCZO requires that, for office and commercial uses, one parking space must 
be provided per 250 square feet of floor area. Likewise, for warehouse uses, one parking space 
must be provided per 900 square feet of floor area. Both ratios apply to self-storage facilities. Per 
the narrative report and the Plan of Development, the office on the first floor of the main building 
will comprise 1,292 square feet. The remaining 113,743 square feet (comprising both stories of 
the main building and both satellite buildings) will be used for storage. As a result, a minimum of 
six parking spaces would be required for the office area (1,292 square feet / 250 square feet = 6 
parking spaces) and a minimum of 127 parking spaces would be required for the storage areas 
within the facility (113,743 square feet / 900 square feet = 127 parking spaces). This means at 
least 133 parking spaces would be required for the proposed development under base C-2 zoning 
regulations. Likewise, Section 1103 of the MCZO requires that, for commercial uses, one loading 
space must be provided for each 25,000 square feet of floor area. As a result, a total of five 
loading spaces would be required (115,035 square feet / 25,000 square feet = 5 loading spaces). 
 
20. 
Given the operational characteristics of self-storage facilities and the low number of vehicle trips 
typically generated by such uses, it is reasonable to conclude that the number of parking and 
loading spaces required under base zoning standards far exceeds demand. Instead, the applicant 
is proposing to require a minimum of 24 parking spaces, with one parking space for each 35 
storage units (817 storage units / 35 storage units = 24 parking spaces). The applicant is also 
proposing to require a minimum of three loading areas, with one loading area each on the north, 
east, and south side of the main storage building. The Plan of Development shows that 26 parking 
spaces (including two ADA-accessible spaces), as well as three loading areas, will be provided. 
Staff concurs with the applicant’s belief that the number of parking and loading spaces proposed 
with the CUPD will be sufficient to support the proposed self-storage facility. Any other use that 
may be developed on the property in the future will be required to meet the base parking 
regulations established in Section 1102. 
 
21. 
The request to waive the requirement for screening along the westernmost 87’ (approx.) of the 
north side lot line is also reasonable. The north and east lot lines of the subject property are 
adjacent to residential zoning in the City of Phoenix. As such, a 6’ high CMU wall will be 
constructed parallel to the remaining 319’ (approx.) of the north lot line, beginning at the 
westernmost edge of the north satellite building and continuing all the way to the east lot line. 
This wall will be offset from the north lot line by 10’ to accommodate an ADA-accessible walking 
path. A 6’ high CMU wall will also be constructed along the entirety of the rear (east) lot line. An 
access gate constructed of view-obscuring material will be placed at the north end of the rear 
wall to accommodate the walking path. Although the south side lot line is adjacent to commercial 
zoning, a 6’ high CMU wall will still be constructed from the westernmost edge of the south 
satellite building to the east lot line. This will result in the storage buildings being entirely screened 
from adjacent properties to the north, east, and south. The only portions of the north and south 
lot lines that will not be screened are where a portion of the parking area and adjacent landscaping 
faces each property line. Although the north lot line abuts residential zoning, the nearest

Z2023037 
Page 8 of 10 
residences are over 250 feet away, separated from the subject lot by the LACC. As such, it is 
reasonable to conclude that the request to remove the screening requirement for the north facing 
parking spaces will not be to the detriment of nearby residents. 
 
22. 
Staff notes that the north satellite building is illustrated on the POD as being 16’ high, whereas 
the south satellite storage building is illustrated as being 18’ high, and the main storage building 
is illustrated as being 33’-6” high. Base C-2 development standards allow for a maximum building 
height of 40 feet, except that the height of any building closer than 40 feet to any rural or 
residential zoning boundary shall not exceed that distance from said building to the zoning 
boundary. The POD illustrates the 16’ high building as being as close as 10’ from the R1-6 zoning 
district adjacent to the north lot line. As previously discussed, the Laveen Area Conveyance 
Channel provides over 250 feet of separation between the proposed self-storage facility and the 
nearest residences to the north. Likewise, there is no evidence to suggest that the channel will be 
redeveloped into a residential use in the foreseeable future. Therefore, staff determines that it is 
reasonable to allow, with the C-2 CUPD development standards, a 16’ high building up to 10’ from 
the Laveen Area Conveyance Channel. 
 
23. 
Based on this analysis, staff supports the request for a zone change from C-2 to C-2 CUPD, as 
well as the concurrent plan of development for a self-storage facility. 
 
Recommendation: 
 
24. 
Staff recommends the Commission adopt a motion recommending that the Board of Supervisors 
approve Z2023037 subject to conditions ‘a’ – ‘h’: 
 
a. 
A Plan of Development is approved subject to the site plan entitled “Laveen Self-Storage,” 
consisting of one full-size sheet, dated August 11, 2023, and stamped received August 11, 
2023, except as modified by the following conditions. The Plan of Development may be 
amended administratively under a 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 “Laveen Self-Storage,” consisting of six pages, dated August 11, 2023, and 
stamped received August 11, 2023, except as modified by the following conditions. 
 
c. 
The following Planning 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. Detailed Grading and Drainage (Site Infrastructure) Plans must be submitted with the 
application for Building Permits.

Z2023037 
Page 9 of 10 
3. 51st Ave is within the jurisdiction of the City of Phoenix. The applicant will be 
responsible for coordinating with the City to review any traffic impact, right-of-way 
dedication, permitting, or roadway improvement requirements. 
 
4. For sites located within the County’s Urbanized Area, a Storm Water Pollution 
Prevention Permit (SWPPP) from the County will be required prior to issuance of any 
construction permits. This does NOT preclude the requirement to obtain a Notice of 
Intent to Discharge (NOID) from the State (ADEQ), as may be required. 
 
5. All retention basins shall drain within 36 hours per County requirements. 
 
d. 
The following C-2 CUPD standards shall apply: 
 
1. Minimum number of parking spaces (for self-storage use only): one space per 35 
storage units. 
 
2. Minimum number of loading areas (for self-storage use only): three spaces. 
 
3. Maximum building height: 40 feet, except that the height of any building closer than 
40 feet to any rural or residential zoning boundary (but not to include the Laveen Area 
Conveyance Channel) shall not exceed that distance from said building to the zoning 
boundary. 
 
4. A solid wall, not less than 6’ in height, shall be required along and adjacent to any side 
or rear property line abutting any rural or residential zoning boundary, but not to include 
the parking area along the north side lot line abutting the Laveen Area Conveyance 
Channel. 
 
e. 
Prior to issuance of building permits, 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. 
Noncompliance with any Maricopa County regulation shall be grounds for initiating a 
revocation of this zone change as set forth in the Maricopa County Zoning Ordinance. 
 
g. 
The property owners 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 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/Plan of 
Development.  The Zone Change/Plan of Development enhances the value of the property 
above its value as of the date the Zone Change is granted and reverting to the prior zoning

Z2023037 
Page 10 of 10 
results in the same value of the property as if the Zone Change/Plan of Development had 
never been granted. 
 
 
Presented by: 
Nick Schlimm, 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) 
 
MCDOT comments (1 pages) 
 
MCESD comments (1 page) 
 
DPR comments (3 pages) 
 
City of Phoenix Water Services Department letter (1 page) 
 
City of Phoenix Street Transportation Department letter (1 page)

/
Maricopa County Planning & Development - Phoenix, AZ
5
Gross Acres: 3 approx.
Generated September 5, 2023 1:34 PM
Z2023037
Application Name:
Legal Description
Laveen Self Storage EDR
Applicant
Case Address
T01N R02E 033,
Mandy Woods for Norris Design
7145 S 51ST Ave
Applicant Phone/Email
Parcel Primary:104-89-007H
602.254.9600
mwoods@norris-design.com
LAVEEN AZ 85339
Map scale 1:1,004
Supervisor District No.
ZONE CHANGE WITH OVERLAY FROM C-2 TO C-2 CUPD WITH PLAN OF DEVELOPMENT FOR SELF-
STORAGE FACILITY.

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Laveen Self Storage | Narrative Report 
 
 1 
 
Laveen Self-Storage 
Narrative Report 
Request: Zone Change with Overlay and Plan of Development  
for Self-Storage Facility 
Case: Z2023037 
Location: 7145 S 51st Avenue, Laveen, AZ 85339 
APN 104-89-007H 
First Submittal Date: March 29, 2023 
Second Submittal Date: July 14, 2023 
Third Submittal Date: August 11, 2023 
Prepared By: Norris Design 
 
 
901 East Madison Street | Phoenix, Arizona 85034 
P 602.254.9600 | www.norris-design.com

Laveen Self Storage | Narrative Report 
 
 2 
 
PURPOSE OF REQUEST 
The subject property is located on the east side of 51st Avenue, approximately 1,500 feet north of Baseline 
Road, at the southeast corner of 51st Avenue and the Laveen Area Conveyance Channel (LACC). According 
to the Maricopa County Assessor’s Office records, the gross and net area of the subject property measures 
approximately 3.04 acres (or 132,547 square feet). The subject property is currently in a Maricopa County 
island and is zoned “C-2 – Intermediate Commercial” (C-2) in the County. All adjacent properties have been 
annexed into the City of Phoenix. 
 
The purpose of this request is to (i) change the zoning of the subject property from C-2 to C-2 with a 
Commercial Unit Plan of Development (CUPD) and (ii) obtain a Plan of Development (POD) for a self-storage 
facility.1 Upon approval of the requested rezoning and concurrent POD, subsequent permitting, construction 
and obtaining a certificate of occupancy for the project, it is anticipated that the property will annex into the 
City of Phoenix to obtain necessary services, as referenced in the Public Utilities and Services section below. 
 
DESCRIPTION OF PROPOSAL 
 
PROPOSED USE & OPERATIONS 
The proposed use of this application is for a self-storage warehouse of approximately 115,000 square feet of 
gross floor area (approximately 817 storage units). There will be no outside storage of boats, RV’s, trailers or 
motor vehicles. All storage uses for this proposal shall occur in enclosed structures, with the majority of the 
floor area being a conditioned space. While there are “drive-up” units proposed, there will be no overhead 
garage doors facing 51st Avenue nor adjacent properties. 
 
PROPOSED IMPROVEMENTS 
As indicated on the Site Plan, the proposal includes clearing the site of all existing improvements and 
constructing a two-story primary warehouse structure in the center of the property, surrounded by a paved 
drive aisle and additional “drive-up” units along the north, east and south property lines. All structures will be 
enclosed with walls and gates to provide security for site users. 
 
One driveway entrance is proposed along 51st Avenue, aligning with the existing median break in 51st 
Avenue. All other existing driveway entrances will be removed. There will be 360-degree circulation around 
the site for emergency vehicles. 
 
It is understood that the County's parking ratios required for both Office Uses (one space per 250 square feet 
of floor area used for office) and Warehouse Uses (one space per 900 square feet of floor area used for 
storage) apply to self-storage facilities. As a result, a minimum of six parking spaces would be typically 
required for the office area (1,292 square feet / 250 square feet = 6 parking spaces) and a minimum of 127 
parking spaces would be typically required for the storage areas within the facility (113,743 square feet / 900 
square feet = 127 parking spaces). This means at least 133 parking spaces would be typically required for the 
proposed development. Given operational characteristics of self-storage facilities, as well as the fact that 
many of the ground floor storage units are garage or drive-up units, utilizing the typical Office and 
Warehouse parking ratio for the proposed development would result in an excess of parking at the subject 
property. Instead, a total of twenty-six (26) customer parking spaces are proposed to be located near 51st 
Avenue, along the west side of the primary self-storage structure. As required by Section 1102 of the 
Maricopa County Zoning Ordinance, a minimum of five percent (5%) of the total required parking spaces will 
be provided as ADA parking spaces.  
 
 
1 Section 306.2 of the Maricopa County Zoning Ordinance (MCZO) indicates that a “POD may be processed through the 
Planning and Zoning Commission and Board of Supervisors for approval concurrent with a zone change request (under 
the zone change application.”

Laveen Self Storage | Narrative Report 
 
 3 
 
In addition, based on discussions with the assigned case planner, it is understood that the County’s loading 
standard for commercial uses (i.e., one space per 25,000 square feet of floor area) applies to self-storage 
facilities. As a result, a total of 5 loading spaces would typically be required for the proposed development 
(115,035 square feet / 25,000 square feet = 5 loading spaces). Similar to the discussion above, the number of 
loading spaces required per the Maricopa County Zoning Ordinance (MCZO) exceeds the actual loading 
demand for a self-storage facility, particularly given that many of the ground floor storage units are garage 
or drive-up units. Rather, three (3) loading spaces are proposed to be provided for the proposed 
development, as demonstrated on the enclosed Site Plan. It is believed that the proposed number of parking 
and loading spaces will be sufficient to support the proposed development. As a result, the purpose of this 
application is to change the existing zoning designation of the property from C-2 to C-2 CUPD in order to 
establish appropriate parking and loading standards for the proposed self-storage development. Please see 
the Standards Comparison Chart section of this narrative below for more information regarding the proposed 
deviations.  
 
An ADA walking path and easement is provided along the northern boundary, connecting the property to the 
east (future multi-family units) to 51st Avenue. In addition to the proposed ADA walking path and easement, 
a ten-foot (10’) decomposed granite multi-use trail will be constructed along 51st Avenue, which will become 
part of the existing trail connection along 51st Avenue between Baseline Road on the south to Southern 
Avenue on the north. This is the last remaining segment of the existing trail that will be constructed and, 
therefore, will contribute to an improved multi-modal transportation network along 51st Avenue.   
 
Site drainage will be collected and piped underground to storage tanks beneath the paved areas, which in 
turn will connect to dry wells to dissipate the storm water. 
 
COLOR & MATERIALS 
Preliminary building elevations have been provided with this submittal package. As depicted on the enclosed 
preliminary building elevations, proposed colors and materials will be complementary to the architectural 
style of the larger surrounding area. The proposed structures will also feature various architectural detailing 
in order to provide visual interest from the adjacent public right-of-way. A conceptual example of the quality 
of architecture and potential color palette and materials is provided below:

Laveen Self Storage | Narrative Report 
 
 4 
 
SIGNAGE 
A monument sign, location as indicated on the Site Plan, and building sign are proposed and will be part of 
the permitting package for the project following approval of the Zone Change with Overlay and POD. The 
general design intent of the proposed signage for the project is depicted in the conceptual building rendering 
above, as well as in the signage material included with this application. 
 
WALLS AND FENCES 
As shown on the Site Plan, a new, six-foot (6’) CMU screening wall is proposed along east and south property 
lines in order to screen the buildings from adjacent properties. The new six-foot (6’) CMU screening wall is 
proposed to be offset from the northern property line in order to provide an ADA walking path and 
easement, as described in more detail above. 
 
Article 804.9.4(a) of the Maricopa County Zoning Ordinance requires a six-foot (6’) solid wall along any side 
or rear property line abutting any rural or residential zoning boundary. Because the LACC property is 
residentially zoned, a wall is required along the entire northern property line. The CMU wall as provided on 
the site plan (over 300 feet in length) shall screen all storage units, but landscaping and parking stalls 
adjacent to the LACC do not warrant the same level of screening, given the significant distance to the nearest 
residences (over 250 feet from the project site). Therefore, approximately 90’ of the northern lot line, 
measured from the front lot line, will not be screened, and a request to modify the screening standards for 
this property is included within this Zone Change with Overlay request. Please see the Standards Comparison 
Chart section of this narrative below for more information regarding the proposed screening deviations. 
 
RELATIONSHIP TO SURROUNDING PROPERTIES 
This site is bounded by the following land uses: 
 
 
North:  City of Phoenix Flood Control District LACC 
o 
APN #: 104-77-554 
o 
Zoned: R1-6 PCD 
o 
Existing Use: Stormwater conveyance (beyond that the Rodger’s Ranch subdivision) 
o 
Owner: City of Phoenix 
 
 
East:  
Multi-Family Apartments 
o 
APN #s: 104-89-374A 
o 
Zoned: R4-A 
o 
Existing Use: Vacant (Apartments being permitted currently) 
o 
Owners: All Other Property Limited Liability Partnership 
 
 
South:  Arizona General Hospital 
o 
APN #s: 104-89-364 
o 
Zoned: C-2 
o 
Existing Use: Public Access Hospital 
o 
Owners: AGH Phoenix, LLC 
 
 
West: 
Single-Family-for-Rent Housing (across 51st Avenue) 
o 
APN #: 104-88-582 
o 
Zoned: R-3A 
o 
Existing Use: Single-Family-for-Rent Housing (under construction) 
o 
Owner: Grand Valley Ventures, LLC 
 
The adjacent hospital to the south, single-family-for-rent housing to the west (Sanctuary on 51st) and future 
multi-family to the east are very compatible with a self-storage facility. Please see the aerial on the next page 
for reference of existing abutting land uses:

Laveen Self Storage | Narrative Report 
 
 5 
 
 
 
 
The proposed project will replace the existing dilapidated structures on the property with a cohesively and 
safely designed project offering quality landscaping, architectural elements and pedestrian connectivity to 
the surrounding area. The project will also provide a benefit to the community through new self-storage 
opportunities for residents with changing housing needs and other customers looking for a temporary 
storage solution for their belongings. 
 
LOCATION AND ACCESSIBILITY 
The site is accessible by a hard-surface sidewalk and decomposed granite trail, with an additional ADA 
walking path connection along the north edge to the future multi-family project to the east. Accessible 
parking spaces will be provided onsite in front of the primary building entrance, and all drive-up storage units 
are easily accessed by vehicle throughout the site. 
 
CIRCULATION SYSTEM 
Access to the site will be provided from a single driveway off of 51st Avenue, aligned with the existing median 
break, as shown on the Site Plan. No additional roadway dedication is anticipated to be required as part of 
this project. 51st Avenue falls within the City of Phoenix jurisdiction and, therefore, access to 51st Avenue is 
regulated by the City of Phoenix. It is understood that Maricopa County will not review any changes to an 
existing access or new access to a street which is in City of Phoenix right-of-way. The Traffic Impact 
Statement for the proposed development has been reviewed and approved by the City of Phoenix Street 
Transportation Department. There will be 360-degree circulation around the site for emergency vehicles.  
 
An ADA walking path and easement (total of ten feet in width) is provided along the northern boundary, 
connecting the property to the east (future multi-family units) to 51st Avenue. A sidewalk along 51st Avenue 
and an additional ten-foot (10’) decomposed granite multi-use trail (a continuation of an existing trail to the 
north and to the south of the property) will provide connectivity to adjacent properties. 
 
DEVELOPMENT SCHEDULE 
Construction is anticipated to commence by the fourth quarter of 2023. The project is expected to be 
constructed in one phase of development.

Laveen Self Storage | Narrative Report 
 
 6 
 
COMMUNITY FACILITIES AND SERVICES 
The site is located within the Laveen Elementary School District and the Phoenix Union High School District; 
however, the project will have no impact on school enrollment. 
 
The project site is adjacent to the LACC and will be connected to the LACC by sidewalk and multi-use trail. A 
large park with numerous community amenities, Cesar Chavez Park, is located approximately 1.5 miles east of 
the site along Baseline Road. 
 
PUBLIC UTILITIES AND SERVICES 
 
ELECTRIC, GAS & COMMUNICATIONS 
The site will be serviced by the Salt River Project (SRP) for electricity. The site is within the Southwest Gas 
service area. The communication provider is to be determined. Electric, gas and communication utility 
connections are available within 51st Avenue. 
 
WATER, WASTEWATER & REFUSE 
It is anticipated that the site will gain water and wastewater through the City of Phoenix upon annexation, 
immediately after site development is completed. A will-serve letter from the City of Phoenix Water Services 
Department is included with this submittal package. Refuse collection services will be privately contracted. 
 
EMERGENCY RESPONSE 
Police and fire services will be provided by the City of Phoenix, similar to surrounding properties. 
 
STANDARDS COMPARISON CHART 
 
REGULATION 
BASE REGULATIONS (C-2) 
PROPOSED REGULATIONS (C-2 CUPD) 
Max. Height 
40’ 
40’ 
Front Yard (West) 
10’ 
10’ 
Side Yard (North) 
10’ 
10’ 
Side Yard (South) 
0’ 
0’ 
Rear Yard (East) 
25’ 
25’ 
Min. Lot Area 
6,000 sq. ft.  
6,000 sq. ft.  
Min. Lot Width 
60’ 
60’ 
Max. Lot Coverage 
60% 
60% 
Total Parking 
Spaces 
133 Spaces (1 space per 250 sq. ft. of 
Office Floor Area and 1 per 900 sq. ft. of 
Storage Floor Area) 
For Self-Storage Use Only: 
24 Spaces 
1 space for each 35 storage units 
(storage stalls or lockers) 
Loading Areas 
5 Spaces (1 space per 25,000 sq. ft. of 
Commercial Floor Area) 
For Self-Storage Use Only: 
3 Spaces 
Screening 
6’ Solid Wall 
6’ Solid Wall, but not to include 
parking area along north lot line 
abutting residential zoning district 
Uses 
See MCZO for C-2 Uses 
See MCZO for C-2 Uses

MCDOT -- TRAFFIC ENGINEERING 
REVIEW COMMENT SHEET 
1 of 1
Project Name: Laveen Self Storage 
Location:  Baseline Rd. & 51st Ave. 
MCDOT File No.: Z2023037
Date: 04/11/2023 
Reviewer: Shannon Wood, PE 
Phone No.: (602) 506-2250
Consultant: Y2K 
Project No.:  2551 
Plans Sealed By: Rae Stephani, PE, PTOE
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 Laveen Self Storage development planned to include 670 
storage units within a building footprint of 66,894 SF and a total building area 
of 122,757 SF.  The project is planned for a single-phase opening.   
 
Per the TS, at full build-out, the proposed development is anticipated to 
generate up to 178 total weekday daily trips - 11 AM Peak Hour Trips and 18 
PM Peak Hour Trips on a typical weekday. 
 
Development will be accessed by one existing full-access driveway on 51st 
Avenue. 
 
General Comments: 
 
51st Avenue falls within the City of Phoenix jurisdiction.  Access to streets of 
City of Phoenix (COP) are regulated by COP.  Maricopa County will not 
review any changes to an existing access or any new access to a street which 
is in COP right-of-way.  Encroachments permits for access to streets must be 
obtained directly from COP. 
 
The site parcel is located entirely within Maricopa County, following approval 
by the City of Phoenix, provide a copy of the authorization to Maricopa County 
Planning and Development Department.   
 
MCDOT estimates that the proposed development would generate fewer than 
100 peak hour trips and have negligible impact on the County roadways in the 
vicinity of the Site. 
 
The Traffic Statement is Approved 
 
 
 
 
Signature: _____________________________________ Date: ___________ 
Use CODE 
"A", "B","C" 
in this column 
next to every 
comment. 
 
 
 
=  =  =  =

Page | 1  
 
 
Subdivision 
Infrastructure  
& Planning Program 
301 W. Jefferson St. 
Phoenix, AZ 85003 
 
S u b d i vi s io n @ m a ri co p a .go v 
e s d .m a r i c o pa .g o v 
 
 
 
 
 
The Maricopa County Environmental Services Department (MCESD) has completed review 
for the Laveen 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 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. 
Additional Notes –  
Environmental Services does not require these items for condition of approval of  Z2023037, 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: Laveen Self Storage  
Primary Contact Name:  Mandy Woods 
Planning Application Type: Zone Change 
APN(s):  104-89-007H 
Reviewer: Souren Naradikian, P.E. 
Email: Souren.Naradikian@maricopa.gov 
Phone: 602-372-2907 
Planner Name:  Nicholas Schlimm 
Planning Case #:  Z2023037 
Date: April 4, 2023 
 
Water and Waste Management Division

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 14, 2023 
 
Memo To: Darren Gerard, AICP, Planning Manager, Department of Planning & 
Development 
 
Attn: 
Nicholas Schlimm, 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:   
Z2023037 – Laveen Self Storage POD 
APN(s): 
104-89-007H 
Engineering Review has reviewed the first plan and report routed for review on 
08/11/2023, for the subject application and has no further objections with 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. Detailed Grading and Drainage (Site Infrastructure) Plans must be submitted 
with the application for Building Permits  
 
3. 51st Ave is within the jurisdiction of the City of Phoenix. The applicant will be 
responsible for coordinating with the City to review any traffic impact, right-of-
way dedication, permitting or roadway improvement requirements 
 
4. For sites located within the County’s Urbanized Area, a Storm Water Pollution 
Prevention Permit (SWPPP) from the County will be required prior to issuance 
of any construction permits. This does NOT preclude the requirement to obtain 
a Notice of Intent to Discharge (NOID) from the State (ADEQ), as may be 
required. 
 
5. All retention basins shall drain within 36 hours per County requirements.  
 
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

S:\200DM_SHARED\200DM_Infrastructure_Record_Services\COUNTER\Service Availability Requests\Templates and Log 
 
7/2013 
City Of Phoenix 
Water Services Department 
Infrastructure Record Services 
 
 
 
 
June 23, 2023 
 
 
Taylor Moran 
901 E Madison St 
Phoenix, AZ 85034 
 
RE:  
104-89-007H – Self Storage 
 
7145 S 51st Ave 
 
Q.S.# 1-17 
 
 
 
Taylor Moran,  
 
Your request for water/sewer availability to the mentioned property has been reviewed.  The property has 
direct frontage to the City of Phoenix public water and sewer mains. You have the capability to connect 
to the City of Phoenix Water and Sewer System.   
 
If you have any questions regarding these guidelines, please contact via email 
mario.murillo@phoenix.gov or call (602) 256-4276. 
 
Sincerely, 
 
 
 
 
Mario Murillo 
Water Services Department 
Infrastructure Record Services 
 
Enclosures: 
CC: 
Shauna Johnson, Water Services Department - Infrastructure Record Services 
 
 
Jeremiah Ireland, Water Services Department - Infrastructure Record Services

City of Phoenix 
STREET TRANSPORTATION DEPARTMENT 
200 West Washington Street, Fifth Floor, Phoenix, Arizona 85003-1611   602-262-6284  
May 10, 2023 
 
Rae Stephani, P.E. , PTOE 
Y2K Engineering, LLC 
1921 S. Alma School Road, Ste 204  
Mesa, AZ 85210 
RE: Conditional Approval – TIS 51st Ave Self Storage - KIVA 22-3353 
Ms. Stephani, 
The City of Phoenix Street Transportation Department has reviewed your Traffic Impact 
Statement (TIS) for the above referenced project dated March 22, 2023 and is conditionally 
approving it based on the following condition: 
- 
The subject site is adjacent to the LACC and an identified Multi-Use Trail as part of the 
Phoenix General Plan along the northern boundary. In addition, the site is adjacent to a 
bike lane and Multi-Use Trail as part of the Phoenix General Plan along 51st Avenue. To 
address multi-modal access and the City Council approved Complete Streets Policy, the 
Street Transportation Department will be requesting funds to contribute towards a 
pedestrian crossing facility along 51st Avenue. The developer shall contact Mailen 
Pankiewicz to determine the type of device at Mailen.Pankiewicz@phoenix.gov”  
 
Please note that the review of the TIA and or any subsequent approvals of the TIA, are only 
reviews and approvals of the analysis of the traffic’s impact, mitigations, and directed 
conditions as noted or stipulated, and not an approval or review of the street facilities 
designs, figures and graphics included in the TIA. The street facilities design and similar 
items need to be submitted separately through the appropriate official processes.  
Please consider this to be your conditional approval letter of the TIS for the above referenced 
project. If you have any questions, please contact me at Muhannad.zubi@Phoenix.gov. Thank 
you. 
Best Regards, 
 
Muhannad Al Zubi, PE, PTOE 
Traffic Engineer III 
City of Phoenix 
Street Transportation Department 
 
C: Chris Kowalsky 
Derek Fancon