03. Z2023013 PZ Staff Report
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Z2023013
Page 1 of 5
Report to the Planning and Zoning Commission
Prepared by the Maricopa County Planning and Development Department
Case:
Z2023013 – Ameripark RV & Boat Storage
Hearing Date:
April 6, 2023
Supervisor District:
2
Applicant:
Ian Lang, SimonCRE
Owner:
SimonCRE Rubicon V LLC
Request:
Modification of Conditions (case #Z2021024)
Site Location:
Generally located on the SWC of Ellsworth Rd. and Apache Trail, in the
Mesa Area.
Site Size:
Approx. 7.5 acres
Density:
N/A
County Island:
No
County Plan:
Rural Development Area
Municipal Plan:
Mesa 2040 - Neighborhood
Municipal Comments:
None received to date
Support/Opposition:
None known
Recommendation:
Approve with conditions
Z2023013
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Project Summary:
1.
Ian Lang, on behalf of SimonCRE, is requesting to modify the conditions of approval of zone
change application Z2021024, which was a zone change to C-3 CUPD to allow the development
of an RV/boat storage facility. This application would be to allow for the use of stabilized
decomposed granite throughout the site beside the driveway, ADA stalls, and the area surrounded
by the onsite modular building. This is the only standard modification being requested with this
application. The site is generally located on the southwest corner of Ellsworth Rd. and Apache
Trail in the Mesa area. The existing development on the site consists of a billboard that was
approved under Plan of Development Z2011039, and a Wireless Communication Facility on the
eastern portion of the site which was approved under Special Use Permit Z1996011. Since the
approval of Z2021024, the applicant has applied for building permits B202110779 and
B202112631 to facilitate the development of the RV/boat storage business.
2.
The following table lists the development standards to be varied from the existing CUPD overlay
in bold.
Regulation
Existing
Zoning
District
Regulations (C-3 CUPD)
Proposed Zoning District
Regulations (C-3 CUPD)
Max Building Height
25’
25’
Interior Side (north along
Apache Trail)
22’
22’
Interior
Side
(south
adjacent to residential)
17’
17’
Interior Side (north east
corner)
2’
2’
Front Yard (east)
119’
119’
Rear Yard (west)
27’
27’
Max Lot Coverage
60%
60%
Parking Spaces Required
5 Spaces (4 regular 1 ADA)
5 Spaces (4 regular 1
ADA)
Minimum Site Screening
8’ vinyl panel fence to be
installed for the entire
Perimeter fence, including
property line abutting any rural
or residential zone boundary.
8’ vinyl panel fence to be
installed for the entire
Perimeter fence, including
property line abutting any
rural or residential zone
boundary.
Parking Surface Material
For other than one single-family
dwelling unit or one mobile
home on a lot of
record, any parking area shall be
paved.
Usage of stabilized
decomposed granite
throughout the site
besides the driveway,
ADA stalls, and the area
surrounded by the onsite
modular building.
Z2023013
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Aerial Image of the site, oriented north
Zoning Exhibit provided by the applicant – the pink area is the area of the proposed decomposed granite
Existing On-Site and Adjacent Zoning / Land Use:
3.
On-site:
C-3 CUPD / RV/Boat Storage Facility (under development)
North:
Apache Trail then C-3 / Shopping Facility
South:
R-5 / Cherokee Mobile Estates Subdivision
East:
Ellsworth Rd. then C-3 and R-5 / Storage Facility and Tire Shop
West:
Loop 202 then City of Mesa / General Commercial
Z2023013
Page 4 of 5
Utilities and Services:
4.
Water:
City of Mesa
Wastewater:
City of Mesa
School District:
Mesa Unified School District
Fire:
Rural Metro
Police:
MCSO
Right-of-Way:
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
Apache Trail
65’
N/A
Principal Arterial
Ellsworth Rd
55’
N/A
Minor Arterial
Adopted Plans:
6.
Vision 2030 Comprehensive Plan (adopted January 13, 2018): Property is designated for Rural
Development Area (0-1 d.u / ac.).
7.
Mesa 2040 General Plan (adopted 2014): The subject site is designated for Neighborhood land
uses.
Public Participation Summary:
8.
The applicant complied with the Maricopa County Public Participation Process with the required
posting of the property and the notification to the adjacent property owners within 300’ of the
subject site. Staff has not received any notice of opposition or support to the request.
Outstanding Concerns from Reviewing Agencies:
9.
N/A.
Staff Analysis:
10.
The requested change to the site paving requirements of MCZO Art. 1102.7.1 will have minimal
impact on customers of the RV/boat storage facility. The areas of most concern, specifically
around the ADA stalls, office, and other areas of substantial pedestrian traffic would still be paved
with asphalt and therefore not subject to any proposed changes. Staff has not received any
opposition from the community or adjoining municipalities. Planning engineering staff have no
concern with the change in paving materials.
Recommendation:
11.
Staff recommends the Commission adopt a motion recommending that the Board of Supervisors
approve Z2023013, subject to the following conditions ‘a’ – ‘d’:
Z2023013
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a.
Development of the site shall be in substantial conformance with the Zoning Exhibit
entitled “Major Plan Amendment Narrative “, consisting of 6 pages, dated March 16, 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.
Continued compliance with all conditions of Z2021024.
c.
The following CUPD standards shall be memorialized:
1.
Usage of stabilized decomposed granite throughout the site besides the driveway,
ADA stalls, and the area surrounded by the onsite modular building is allowed.
d.
All other conditions and standards of case Z2021024 will remain in effect.
Presented by:
Joel Landis, Planner
Reviewed by:
Matthew Holm, AICP, Planning Supervisor
Attachments:
Case Map (1 page)
Application (1 page)
Narrative Report (6 pages)
Engineering comments (2 pages)
MCESD comments (1 pages)
/
Maricopa County Planning & Development - Phoenix, AZ
2
Gross Acres: 7.5 approx.
Generated March 14, 2023 11:53 AM
Z2023013
Application Name:
Legal Description
Ameripark RV & Boat Storage
Applicant
Case Address
T01N R07E 021,
Ian Lang for SimonCRE Rubicon V, LLC
40 S ELLSWORTH Rd
Applicant Phone/Email
Parcel Primary:218-41-363A
602.405.1971
ian.lang@simoncre.com
MESA AZ 85207
Map scale 1:2,717
Supervisor District No.
ZONE CHANGE MODIFICATION OF CONDITION - AMERIPARK RV & BOAT STORAGE
5.3585 in
Zone Change Mod of Conditions Application
/2021
Planning & Development Department
ALL FEES ARE DUE AT TIME OF APPLICATION AND ARE NON-REFUNDABLE.
ZONE CHANGE
MODIFICATION OF CONDITION(S) APPLICATION
REQUEST
Project Name
Description of Request:
Existing Use of Property:
Existing Zoning District:
Requested Modification of Condition(s):
Related Case Numbers: (List V# if site is subject to code violation)
PROPERTY INFORMATION
Address (if known):
General Location (include nearest city/town):
Size in Acres:
Square Feet:
Legal Description
Section:
Township:
Range:
Assessor’s Parcel Number(s):
Subdivision Name (if applicable):
OWNER’S AUTHORIZED AGENT INFORMATION
Name:
Contact:
Address:
City:
State:
Zip:
Phone #:
Fax #:
Email:
PROPERTY OWNER INFORMATION
Name:
Contact:
Address:
City:
State:
Zip:
Phone #:
Fax #:
Email:
PROPERTY OWNER AND OWNER’S AGENT AUTHORIZATION
I (property owner)
authorize (owner’s agent)
to file this application on all matters relating to this request with Maricopa County. By signing this form as the
property owner I hereby agree to abide by any and all conditions that may be assigned by the Maricopa County
Board of Supervisors, Maricopa County Planning and Zoning Commission, or Maricopa County Planning and
Development Department staff as applicable, as part of any approval of this request, including conditions,
development agreements, and/or any other requirement that may encumber or otherwise affect the use of my
property.
PROPOSITION 207 WAIVER
The property owner acknowledges that the approval being sought by this application may cause a reduction in
the existing rights to use, divide, sell or possess the private property that is the subject of this application. The
property owner further acknowledges that it is the property owner who has requested the action sought by the
filing of this application. Therefore, with full knowledge of all rights granted to the property owner pursuant to
A.R.S.§12-1132 through 1138, the property owner does hereby waive any and all claims for diminution in value of
the property with regard to any action taken by Maricopa County as result of the filing of this application.
Property Owner Signature:
Date:
VERIFICATION OF APPLICATION INFORMATION
I certify that the statements in this application and support material are true. Any approvals or permits granted by Maricopa
County in reliance upon the truthfulness of these statements may be revoked or rescinded.
Owner or Authorized Agent Signature:
Date:
CASE INACTIVITY
Cases which are not active within six (6) months will be considered inactive and closed by staff. A letter
addressing the inactivity will be sent to the owner’s authorized agent or property owner with notification of the
case to be closed within thirty (30) days. To pursue entitlement after the closing of the case, a new application
and associated fees will need to be filed.
Mesa, AZ - Ameripark RV & Boat Storage
In construction
Amend exisiting code 1102.7.1 to allow for stabilized decomposed granite
C-3 CUPD
1102.7.1
40 South Ellsworth Road, Mesa, AZ, 85207
Mesa, AZ
7.50
326,568
21
1 North
7 East
218-41-363A
SimonCRE Rubicon V, LLC
Ian Lang
6900 E. 2nd Street
Scottsdale
AZ
85251
6024051971
ian.lang@simoncre.com
01/30/2023
Txt
01/30/2023
Mesa RV & Boat Storage
40 South Ellsworth Road
3/16/2023
Major Plan Amendment Narrative
Request: Modification of Conditions of Zone Change Approval to allow for Stabilized Decomposed Granite
Submitted by:
SimonCRE Rubicon V, LLC
Ian Lang
6900 East 2nd Street
Scottsdale, Arizona 85251
Site Information:
Parcel Number: 218-41-363A
Tenant:
Ameripark RV & Boat Storage
Current Zoning: C-3 CUPD
Case Number: Z2023013
Mesa RV & Boat Storage
Page | 2
3/16/2023
Z2023013
Development Team
Developer:
SimonCRE Rubicon V, LLC
Attn. Ian Lang
6900 East 2nd Street
Scottsdale, Arizona 85251
480-933-8341
Architect:
RKAA Architects, Inc.
Attn. Neil Feaser
2233 East Thomas Road
Phoenix, Arizona 85016
602-955-3900
Civil Engineer:
Helix Engineering, LLC
Attn. Steve Bowser
3240 E. Union Hills Dr. #113
Phoenix, Arizona 85050
602-788-2616
Landscape Architect:
T.J. McQueen & Associates
Attn. Timothy J. McQueen
10450 North 74th Street
Scottsdale, Arizona 85258
602-265-0320
Mesa RV & Boat Storage
Page | 3
3/16/2023
Z2023013
I. Introduction
SimonCRE Rubicon V, LLC is a full-service commercial real estate development company
based in Scottsdale, Arizona and we are the owner and developer of the property on 40 South
Ellsworth Road in Mesa, AZ.
This site is situated in an area that is poised for growth and development and has already
experienced improvements including Multi-Use Walking Paths, and improved roadways and is
in the process of adding new residential communities and amenities.
The addition of our RV & Boat Storage facility will provide the community and travelers an
affordable option for storing their recreational equipment for long periods of time, while also
receiving first-class security systems to make sure guests are provided a sense of comfort in
leaving their vehicles at the Mesa Ameripark site.
FIGURE 1: Completed Ameripark Project in Tucson, AZ
Mesa RV & Boat Storage
Page | 4
3/16/2023
Z2023013
II. Proposed Plan Amendment
The intent of SimonCRE Rubicon V submitting a major plan amendment is to add a stipulation
to the approved conditions of the zone change for case number Z2023013 that would allow
SimonCRE Rubicon V to move forward with using stabilized decomposed granite throughout the
site besides the driveway, ADA stalls, and the area surrounded by the onsite modular building.
SimonCRE has previously completed two separate Ameripark projects in Casa Grande and
Tucson where we have implemented full crushed aggregate rock throughout the site, as well as a
project in Waddell where we are intending to base our Mesa pavement design. The idea of using
stabilized decomposed granite throughout the site besides the ADA spaces and modular building
entryway is an ideal pavement design because there won’t be any additional drainage or safety
issues due to the maintenance plan in place following any storms that would occur at the site.
Drainage for the site will be impacted following the crushed rock implementation so SimonCRE
will commit to working with the county in ways to make sure that there aren’t severe impacts to
the site and surroundings after a major thunderstorm. One of the items we are wanting to propose
is a maintenance plan that would entail the owner or an owner representative doing a site visit
after every major storm that would hit the valley to make sure any infrastructure isn’t impacted
by the Arizona rainfall. Our intent is to work with the county during this public process so that
were able to set the standards and limitations of coming up with a maintenance plan that will
guarantee that there won’t be any matter of contention the moment the RV and Boat Storage is
open to the public.
SimonCREs’ and Ameriparks' number one priority will be and always be safety, which is why
we intend to still put asphalt in the ADA stalls as well as the driveway entrance. By doing this,
we will be making a sufficient wheelchair pathway as well as making sure we cut out any
additional pavement that is not necessary for the non-ADA stalls and driveways. If the off
chance comes up that the ADA spaces are taken, and a new guest comes in and ask for an ADA
stall, we would have to simply decline their business to make sure there aren’t any potential
safety issues with giving a person with a non-ADA stall that is in need of it.
Mesa RV & Boat Storage
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3/16/2023
Z2023013
Figure 2: Site Plan Showing Gravel vs Asphalt Surfaces
III. Process
At the recommendation of Maricopa County, SimonCRE will send out first class mail to all
property owners within a 300’ radius of the parent parcels as well as post onsite signage before
the Planning and Zoning Commission meeting. Following this meeting, SimonCRE will attend a
Board of Supervisors hearing where the project will be discussed further and in greater detail.
We will then be prepared for the final determination and recommendation that will follow.
Construction of the proposed pavement will begin following the completion of the public process
with Maricopa County and will proceed until such time that the site is complete.
IV. Conclusion
The Mesa RV and Boat storage pavement design is a well-conceived plan that will bring an
adequate level of detail to the site that will enhance future customers' experience and safety.
SimonCREs' previous experiences in building Ameripark storages have further helped our
understanding as to why we believe the crushed rock aggregate is a better alternative to the site
than laying asphalt. Ameripark prides itself as a company that strives to ensure there are
adequate levels of safety and privateness, which in return creates an industrial environment with
low traffic volume that will be best suited with a stabilized decomposed granite as a more
practical solution then laying asphalt for roughly 7.50 +/- acres.
Mesa RV & Boat Storage
Page | 6
3/16/2023
Z2023013
Jim Kary, PE
Planning & Development
301 W. Jefferson St., Suite 170
Phoenix, Arizona 85003
Phone: (602) 506-8799
www.maricopa.gov/planning
Email address:
jim.kary@maricopa.gov
Planning & Development
Engineering Plan Review
Date:
February 17, 2023
Memo To: Darren Gerard, Planning Manager, Planning & Development
Attn:
Joel Landis, Planner, Planning and Development
From:
Jim Kary, P.E., Plans Examiner Engineer, Planning and
Development
cc:
Michael Norris, P.E., Engineering Manager, Planning and
Development
Subject: Z2023013 – Zone change Modification of Condition - Ameripark RV &
Boat Storage
APN(s):
218-41-363A
(E1 Memo)
Engineering Review has reviewed the first plan and report routed for review on
01/30/2022, for the subject application and has the following comments:
DRAINAGE PLAN REVIEW
1. Drainage review has no objections to the proposed change of surface material
for the RV/Boat storage parking areas from asphalt to stabilized decomposed
granite.
2. The change from asphalt to stabilized granite should not have a negative
impact to drainage on the site
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. Near the end of the construction As-Built plans are required and the change to
stabilized decomposed granite can be added to the As-Built plan.
Please contact me with any questions.
Page 2 of 2
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
Please contact me if you have any questions or require any additional
information.
Page | 1
Maricopa County
Environmental Services Department
Water and Waste Management
The Maricopa County Environmental Services Department (MCESD) has completed review for the
Mesa, AZ - Ameripark RV & Boat Storage planning case(s). Please note the following MCESD
requirements for site development:
Onsite Wastewater –
A Notice of Intent to Discharge application for an onsite wastewater treatment (septic) system is
required for any construction. Application must be submitted to the MCESD Onsite Wastewater
Program.
•
Wastewater is not permitted to discharge to an adjacent parcel’s septic system.
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 Z2023013 ,
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: Mesa, AZ - Ameripark RV &
Boat Storage
Primary Contact Name: Ian Lang
Planning Application Type: Zone Change -
Major Amendment
APN(s): 218-41-363A
Reviewer: Souren Naradikian, P.E.
Email: Souren.Naradikian@maricopa.gov
Phone: 602-372-2907
Planner Name: Joel Landis
Planning Case #: Z2023013
Date: February 14, 2023
Subdivision Infrastructure
& Planning Program
301 W. Jefferson St.
Phoenix, AZ 85003
Subdivision@maricopa.gov
esd.maricopa.gov