12. Z2023040 PZ Report
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Z2023040 Page 1 of 5 Report to the Planning and Zoning Commission Prepared by the Maricopa County Planning and Development Department Case: Z2023040 – Standage RV Storage Hearing Date: June 8, 2023 Supervisor District: 2 Applicant: Sean Lake, Pew & Lake PLC Owner: The LBS Trust Request: Modification of Conditions to a Special Use Permit (SUP) for RV storage in the Rural–43 SUP zoning district to allow for time extension. Site Location: Generally located 1,400’ west of the SWC of Recker Rd. and Baseline Rd. in the Gilbert area Site Size: Approx. 2.67 acres Density: N/A County Island: Yes (Town of Gilbert) County Plan: Rural Densities Municipal Plan: Town of Gilbert– General Office Municipal Comments: Town of Gilbert Support/Opposition: None known Recommendation: Approve with conditions Z2023040 Page 2 of 5 Project Summary: 1. The RV/boat storage facility currently operating on site was entitled via Special Use Permit (SUP) Z2012106 approved by the board of supervisors on October 9, 2013. The applicant is requesting a modification of stipulation ‘h’ of Z2012106 which sunsets the SUP on October 9, 2023. The applicant is proposing the use be extended an additional 15 years. The applicant is also proposing an improvement of site screening by replacing existing perimeter chain link fence with a new block wall. The site currently has 179 storage stalls, which will remain unchanged. The site is access via a driveway connection to Baseline Rd. to the north. Despite rapid development in the Gilbert area the immediate area has remained mostly unchanged since initial approval. 2. The subject properties have no recent history prior to the subject application. The subject case was applied for on April 5, 2023 and the Technical Advisory Committee (TAC) meeting was held May 2, 2023. 2023 Aerial Z2023040 Page 3 of 5 Zoning Map Existing On-Site and Adjacent Zoning / Land Use: 3. On-site: Rural–43 SUP / RV/boat storage North: Baseline Rd.(Town of Gilbert) then PEP (City of Mesa) / Office South: Rural - 43 / single-family residence East: Rural - 43 / vacant West: Rural - 43 / single-family residence Utilities and Services: 4. Water: Town of Gilbert Wastewater: on-site septic School District: Gilbert Unified School District Fire: Town of Gilbert Police: Maricopa County Sheriff’s Office Right-of-Way: Z2023040 Page 4 of 5 5. 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 Baseline Rd. 65’ 65’ Principal Arterial Adopted Plan: 6. Plan for Our Future 2020 Gilbert General Plan (adopted August 2020): The subject parcel is designated for General Office which calls for large scale office or light industrial type uses. Public Participation Summary: 7. The applicant met all minimum public participation requirements by sending notification mailers to all property owners within 300’ of the subject site and posting the site in two locations. The applicant reported fielding one phone call from a gentleman who indicated he was opposed to the proposal and was planning on communicating opposition to county staff. To date, staff has not received any such opposition. Outstanding Concerns from Reviewing Agencies: 8. N/A. Staff Analysis: 9. The applicant’s initial proposal was to modify condition “h” of Z2012106 to allow the RV/boat storage use to continue in perpetuity, to which staff had concerns. First, although there have not been recent complaints, the initial entitlement was the result of a violation for operating a business without entitlements. Second, the site is located in a shrinking county island. Staff had concerns that a permanent entitlement would create a permanent county island. Third, Town of Gilbert staff expressed concern over permanent entitlement expressing similar reasons as county staff. As such, staff worked with the applicant to come to a revised request of a 15-year time extension. Staff feels this is a more appropriate and reasonable request which will both allow the property owner several years of continued operation, but also provides opportunity to revisit the appropriateness of the use in the future to ensure continued compatibility with the surrounding area. 10. Staff notes that in the time since initial approval a small portion of the subject along Baseline Rd. has been annexed into the Town of Gilbert. The portion of the property that was annexed contained the required sight visibility triangles (SVTs) for the site. As such SVT easements will need to be created over the parcel in the Town of Gilbert to remain compliant with the SVT requirement. The applicant has acknowledged this and has indicated work to record the easements is underway. Recommendation: 11. Staff recommends the Commission adopt a motion recommending that the Board of Supervisors approve Z2023040 subject to the following conditions ‘a’ – ‘g’: Z2023040 Page 5 of 5 a. Development of the site shall be in substantial conformance with the site plan entitled “5649 E Baseline Road“, consisting of 1 full-size sheets, dated March 20, 2023, and stamped received May 5, 2023, except as modified by the following conditions. Staff may determine slight refinements to remain in substantial conformance with the approved site plan. Minor and major amendments to the site plan will be determined in accordance with Chapter 3 of the Maricopa County Zoning Ordinance. b. Development of the site shall be in substantial conformance with the narrative report entitled “Standage RV & Storage”, consisting of 4 pages, dated May 5, 2023, and stamped received May 5, 2023, except as modified by the following conditions. c. Continued compliance of Z2012106 stipulations ‘a’ through ‘o’ with the deletion of ‘h’. d. The Special Use Permit shall expire 15 years from the date of approval by the Board of Supervisors, or upon termination of the use for a period of 90 or more days, whichever occurs first. e. The applicant must record easements for SVTs over APN 304-07-030E within six months of BOS approval. f. The following planning engineering conditions shall apply: 1. No new development can occur without submittal of a new PDN Planning Entitlement application. 2. All other conditions of Z2012106 shall remain in effect. 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 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, and at the time of expiration of the Special Use Permit, 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, or the expiration of the Special Use Permit, 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 or expiration of the Special Use Permit. The Special Use Permit enhances the value of the property above its value as of the date the Special Use Permit is granted and reverting to the prior zoning results in the same value of the property as if the Special Use Permit had never been granted. Presented by: Joseph Mueller, Planner Reviewed by: Matthew Holm, AICP, Planning Supervisor Attachments: Case Map (1 page) Site Plan (reduced 8.5”x11”, 1 page) Narrative Report (4 pages) MCESD comments (1 page) DPR comments (1 page) Town of Gilbert Comment (1 page) Jack Farmer Response (2 pages) / Maricopa County Planning & Development - Phoenix, AZ 2 Gross Acres: 2.74 approx. Generated April 15, 2023 10:41 AM Z2023040 Application Name: Legal Description Standage RV Storage Applicant Case Address , Sean Lake for Pew & Lake PLC Applicant Phone/Email Parcel Primary: 480.461.4670 sean.lake@pewandlake.com Map scale 1:1,818 Supervisor District No. 304-07-029C, 304-07-029D STANDAGE RV STORAGE 5.3585 in SITE PLAN BASIS OF BEARINGS: THIS SITE VICINITY MAP LEGEND 5649 E. BASELINE ROAD BENCHMARK: A PORTION OF THE NORTHEAST HALF OF SECTION 2, TOWNSHIP 1 SOUTH, RANGE 6 EAST OF THE G.&S.R.B.&M., MARICOPA COUNTY, ARIZONA NOTE LEGAL DESCRIPTIONS BASIN "A" BASIN "C" BASIN "B" BASIN "D" BASELINE ROAD SITE DATA TEMPORARY BENCHMARK: TYPICAL PARKING SPACES APN# 304-07-029C APN# 304-07-029D OWNER APPLICANT Z2023 FLOOD INSURANCE RATE MAP (FIRM) INFORMATION SURVEY A A REQUIRED PARKING APN# 304-07-030E Town of Gilbert CONSTRUCTION NOTE BLOCK FENCE OPENINGS NTS DETAIL "A" G r e g o r y L A l l e n SCALE 1" = 40' RESIDENCE APN 304-07-001H ARAIZA JUAN JOSE/PAULINE E/ ANJELYNA M ZONING: RU-43 RESIDENCE APN 304-07-001S WORISHECK JOSEPH H/ MARY JO A ZONING: RU-43 RV PARKING APN 304-07-031 KING KENNETH E. & LINDA C. ZONING: RU-43 RESIDENCE APN 304-07-027 VAUGHN PATRICK J/JANICE L. ZONING: RU-43 DETAIL 'B' - Town of Gilbert SUP Modification [Z2012106] STANDAGE RV & STORAGE 5649 E. BASELINE ROAD Submitted By Pew & Lake, PLC. Sean B. Lake / Sarah Fitzgerald 1744 S. Val Vista Drive STE 217 Mesa, AZ, 85204 May 5, 2023 Introduction & Purpose of Request Pew & Lake, PLC., on behalf of our client Standage RV & Storage (collectively the “Applicant”), are pleased to submit this request to grant Special Use Permit number Z2012106 to be extended for 15 years. SUP Z2012106 was issued on September 11, 2013, and is due to expire in September of 2023. Renewal of the existing Special Use Permit will allow for the existing operation to continue as it has since the 2012 SUP approval. The subject property can be seen in the aerial image below and is located on the south side of Baseline Road and west of the Recker Road alignment in unincorporated Maricopa County and identified as Assessor Parcel Numbers 304- 07-029C and 304-07-029D. The property is in the Rural-43 zoning district and is approximately 2.67 acres in size. Site Aerial Relationship to Surrounding Properties The property is located withing an area that offers a blend of commercial and residential uses. Commercial uses are primarily located along Baseline Road, like the subject site. The northern boundary of the Property is Baseline Road and several large medical, automotive, and professional plazas. The east, west, and southern boundaries are residential. The table on the next page identifies adjacent uses. Vacant/ Medical Town of Gilbert Utility Vacant/ Residential Future & existing Residential Service King Automotive Medical Facilities Professional Office Complex Relationship to Surrounding Properties Direction Existing Zoning Existing Use Subject Property RU-43 / Special Use Permit RV & Boat Storage North PEP & LI Medical / Professional East RU-43 Residential / Vacant South RU-43 Residential West RU-43 Vacant /Residential Zoning Analysis The property is in the Rural-43 zoning district and is approximately 2.67 acres in size. The continued use of boat and RV storage will satisfy the storage demands of the homes that exist and are being built in this part of the East Valley. An excerpt of the Maricopa County Zoning Map shows the Property outlined in red below. Maricopa County Zoning Map Description of Proposal 1. Proposed Use: The use of the property is an existing RV/Boast/Vehicle storage facility. The site has been operating without complaint or issue since the approval of Z2012106. In addition to the commercial use of the property, the Owner also lives on the property in the existing house which is the Owner’s primary residence and an on-site caretaker’s quarters ancillary to the commercial RV/Boat/Vehicle storage use of the property. There are 179 RV/boat storage spaces available on site. 2. Hours/Days of Operations: The storage facility stores RV/Boat/Vehicles on site 25 hours a day, 7 days per week. The office is open Monday thought Friday from 8:00 am to 5:00 pm and is closed on Saturday and Sunday. The owners who store their vehicles on site have access to the property after hours by way of a key padlock that is available 24 hours a day and 7 days a week. 3. Number of Employees: The Owners are the only employees on the property, and they also live on the property. 4. Description of Building: The existing house on the property was built in 1983 and is approximately 2,780 square feet in size and is constructed of stud framing with shake shingle, flat roof. 5. Fencing & Screening: The property is currently surrounded by a fence, primarily chain link, except a portion of the eastern fence is a rail fence. However, a new block wall fence is proposed with this application. 6. Parking / ADA Parking: There are 5 parking spaces and 1 ADA compliant parking space available in front of the on-site caretaker’s quarters. 7. Circulation on/off Site: Customers enter and exit the site from Baseline Road. The vehicle storage lot consists of three rows which create a loop around the site allowing customers to enter and exit the parking area. See aerial image above. 8. On-site Paving: The site has all weather roads throughout. Location and Accessibility The subject property is located on the south side of Baseline Road, which is fully improved in both directions and easily accessible from the adjacent major arterial and the nearby US 60 freeway. The storage facility is set back from Baseline Road and surrounded by a proposed 6- foot block wall. Access to the storage area would be provided by an ingress and egress gate on the west side. The driveway around the site, as shown on the site plan, is 31 feet wide and has milled asphalt as a dust control surface. Entrance to and from the site would be directly from Baseline Road via the existing curb cuts installed previously by the Town of Gilbert during the Baseline Road widening and improvement project. The gates to the secured storage area have been set back from Baseline Road approximately 210 feet giving ample room to get off Baseline Road and not interfere with Baseline Road Traffic. Site Visibility Triangles are located on a separate parcel (APN 304-07-030E) within the Town of Gilbert. The SVT easements will be recorded prior to approval of the SUP. Utility Providers Service Provider Water Town of Gilbert Sewer Septic System Electricity Salt River Project Police Town of Gilbert Fire services Town of Gilbert Telephone CenturyLink Refuse Republic Services Conclusion Standage RV & Storage is looking forward to working with Maricopa County in extending the existing Special Use Permit which would allow continued use that serves the community well. Page | 1 Subdivision Infrastructure & Planning Program 301 W. Jefferson St. Phoenix, AZ 85003 Subdi vi sio n@mari co pa.go v esd.mar i co pa.go v The Maricopa County Environmental Services Department (MCESD) has completed review for the An existing RV/Boast/Vehicle storage facility. planning case(s). Please note the following MCESD requirements for site development: Onsite Wastewater – A Minor Plan Review application must be submitted for any existing system(s) if being utilized and if the applicant believes the existing system(s) are adequate in size to support the new use; otherwise, a new septic permit/install may be required. For Onsite Wastewater related questions, please contact the Onsite Program at (602) 506- 6666 or by email at septicquestions@maricopa.gov. 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. 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 Z2023040 , 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: An existing RV/Boast/Vehicle storage facility. Primary Contact Name: Sean Lake Planning Application Type: Zone Change APN(s): 304-07-029C Reviewer: Souren Naradikian, P.E. Email: Souren.Naradikian@maricopa.gov Phone: 602-372-2907 Planner Name: Joseph Mueller Planning Case #: Z2023040 Date: April 10, 2023 Water and Waste Management Division 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: April 10, 2023 Memo To: Darren Gerard, AICP, Planning Manager, Department of Planning & Development Attn: Joseph Mueller, Planner, Planning & Development Services From: Bob Fedorka, P.E., Engineering Supervisor, Planning & Development Services cc: Michael Norris, P.E., Engineering Manager, Planning & Development Subject: Z2023040 – Modification of Stipulation(s) for Z2012106 (E1 Memo) Job Site Address: 5649 E Baseline Road, Mesa APN(s): 304-07-029C & D This application is to remove the time limit (expiration) of Z2012106 for the Standage Boat and RV Storage site; and does not include any new development. PND Engineering Plan Review (DPR, FCD and PND Transportation) has reviewed the 1st submittal of the Modification of Stipulation(s) application routed for review on April 10, 2023, and has no objections subject to the following conditions: 1. No new development can occur without submittal of a new PND Planning Entitlement application. 2. All other conditions of Z2012106 shall remain in effect. Please contact me if you have any questions or require any additional information. 1 Joseph Mueller (PND) From: Kyle Mieras <Kyle.Mieras@gilbertaz.gov> Sent: Tuesday, May 2, 2023 10:29 AM To: Joseph Mueller (PND) Cc: Eva Cutro; Ashlee MacDonald; Veronica Gonzalez; Kyle Mieras Subject: RE: Z2023040 - Standage RV Storage Joseph – Sorry for the late reply. In looking at aerials of the site, I don’t believe it meets the County’s requirements or previous approvals. If this is going to be continued, the site should be in conformance with County requirements. In addition, if this is going to be permanent, perimeter landscaping, etc. should be installed. Thanks, Kyle From: Joseph Mueller (PND) <Joseph.Mueller@Maricopa.Gov> Sent: Monday, April 10, 2023 10:12 AM To: Scott Wilken <swilken@azmag.gov>; kcotner@azmag.gov; GregHarmon@msn.com; azcakes@mac.com; Jack Farmer <jack@santolinafarm.com>; Eva Cutro <Eva.Cutro@GilbertAZ.gov>; planning.info@mesaaz.gov; nana.appiah@mesaaz.gov; Kyle Mieras <Kyle.Mieras@gilbertaz.gov>; kcotner@azmag.gov; pe@azland.gov; bfenske@azdot.gov; jgarcia@azdot.gov; dkrantz@citytocitycre.com; Frank McWilliams (MCSO) <FrankMcWilliams@MCSO.maricopa.gov>; Josh Rogers <Josh.Rogers@GilbertAZ.gov>; Ashlee MacDonald <Ashlee.MacDonald@GilbertAZ.gov>; agarza@azmag.gov; tsprague@azgfd.gov Subject: Z2023040 - Standage RV Storage Good morning, We have received a request for a stipulation modification to existing Special Use Permit Z2012106, located on APNs 304- 07-029C and 304-07-029D, approximately 1,000 Ft west of the SWC of Baseline Rd. and Recker Rd. in the Gilbert area. The request is specifically to modify stipulation “h”, which established a sunset date for the entitlement to be 10 years from BOS approval. Unchanged, the entitlement would sunset on September 11, 2023. The request is for this to be modified to allow the special use permit to continue in perpetuity. The TAC meeting for this case is scheduled for May 2, 2023. Please let me know if you have questions, comments, or concerns. Kind Regards, Joseph Mueller PLANNING & DEVELOPMENT 301 W Jefferson St Phoenix, AZ 85003 Planner O: 602-506-7629 MARICOPA.GOV Facebook | Instagram | Twitter | YouTube 1 Joseph Mueller (PND) From: Jack Farmer <jack@santolinafarm.com> Sent: Monday, April 10, 2023 12:34 PM To: Joseph Mueller (PND) Cc: Scott Wilken; kcotner@azmag.gov; GregHarmon@msn.com; azcakes@mac.com; Eva Cutro; planning.info@mesaaz.gov; nana.appiah@mesaaz.gov; Kyle Mieras; pe@azland.gov; bfenske@azdot.gov; jgarcia@azdot.gov; dkrantz@citytocitycre.com; Frank McWilliams (MCSO); Josh Rogers; Ashlee MacDonald; agarza@azmag.gov; tsprague@azgfd.gov Subject: Re: Z2023040 - Standage RV Storage No comment. too far away. Jack On Mon, Apr 10, 2023 at 10:12 AM Joseph Mueller (PND) <Joseph.Mueller@maricopa.gov> wrote: Good morning, We have received a request for a stipulation modification to existing Special Use Permit Z2012106, located on APNs 304-07-029C and 304-07-029D, approximately 1,000 Ft west of the SWC of Baseline Rd. and Recker Rd. in the Gilbert area. The request is specifically to modify stipulation “h”, which established a sunset date for the entitlement to be 10 years from BOS approval. Unchanged, the entitlement would sunset on September 11, 2023. The request is for this to be modified to allow the special use permit to continue in perpetuity. The TAC meeting for this case is scheduled for May 2, 2023. Please let me know if you have questions, comments, or concerns. Kind Regards, Joseph Mueller PLANNING & DEVELOPMENT 301 W Jefferson St Phoenix, AZ 85003 2 Planner O: 602-506-7629 MARICOPA.GOV Facebook | Instagram | Twitter | YouTube