03. Z2022126 PZ Report
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Z2022126
Page 1 of 11
Report to the Planning and Zoning Commission
Prepared by the Maricopa County Planning and Development Department
Case:
Z2022126 – All Trucks Auto Parts
Hearing Date:
January 12, 2023
Supervisor District:
5
Applicant:
Kurt Waldier, AICP - Beus Gilbert MacGroder PLLC
Owner:
Mohamed Jassim - CPS Engineering LLC/Enzo Towing LLC
Request:
Zone Change from Rural-43 to IND-3 IUPD with a Plan of
Development (POD) for large truck repair and part sales business
Site Location:
Generally located approx. 2,654’ west of the southwest corner of 35th
Ave. and Broadway Rd. in the south Phoenix area
Site Size:
Approx. 2.06 acres
Density:
N/A
County Island:
Yes, Phoenix
County Plan:
Vision 2030 Maricopa County Comprehensive Plan – Rural
Development Area (0–1 d.u./acre)
Municipal Plan:
City of Phoenix – Commerce/Business Park (Transitional)
Municipal Comments:
City of Phoenix Comments
Support/Opposition:
None received
Recommendation:
Approve with conditions
Z2022126
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Project Summary:
1.
CPS Engineering LLC/Enzo Towing LLC is requesting a Zone Change with Overlay from
Rural-43 to IND-3 IUPD with a Plan of Development for an expansion site to a large truck
repair and used parts business. The subject property is located in the south Phoenix /
Laveen area approx. 2,654’ southwest of the intersection of 35th Ave. and Broadway Rd.
and is designated as Rural Development Area in the Vision 2030 Maricopa County
Comprehensive Plan and “Transition Commerce/Business Park to 3.5 to 5 dwelling units
per acre” in the City of Phoenix General Plan. The Commerce Park classification denotes
areas where major employment centers and uses may take place. The 3.5 to 5 dwelling
units per acre fall under Phoenix’s Traditional Lot designation which provides for a variety
of suburban lifestyles with planned single-family residential communities.
2.
The subject site is approx. 2.6 acres and primary access to this site comes from Broadway
Rd. on an adjacent parcel to the west with IND-3 IUPD zoning approved by the Board on
October 6, 2021 per Z2020099. The City of Phoenix approved access to the western
parcel at that time. It is anticipated the two parcels will be consolidated. Also, the
subject property abuts an easement to the east that is located within City of Phoenix
jurisdiction but is owned wholly by the owner of the subject site. This easement will be
utilized solely for access to an existing residential property to be utilized as a caretaker’s
residence and as emergency access if necessary. Any trucks entering the site will enter
by turning right from Broadway Rd. onto the property and exiting the property by turning
right back onto Broadway Rd. Truck traffic to the site is right-in / right-out only from and
onto eastbound Broadway Rd.
3.
The purpose of the zone change request is to expand the site for a truck repair and parts
business to occupy the site. IND-3 zoning is required in instances where semi-trucks and
large truck parts will be stored on the site. The subject parcel will be developed in one
phase but merged with existing operations on the parcel to the west. As no new
structures are being added, the eleven (11) parking spaces (including one (1) ADA
space) existing on the parcel to the west will remain sufficient to serve as customer
parking. The business is expected to have four employees and operate from 8:00 a.m.
to 5:00 p.m. Monday through Friday. Lighting will conform to Section 1112 of the
Maricopa County Zoning Ordinance and be shielded and directed downward. The site
will be screened with a minimum 8’ wall.
4.
No violation cases are open against the site.
Z2022126
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Exhibit 1 – Site Plan Excerpt
Z2022126
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5.
The subject site is currently zoned Rural-43. The applicant is requesting to change the
zone to IND-3 IUPD. The base IND-3 zone and requested zoning standards for the IND-3
IUPD zone are listed below:
REGULATION
BASE ZONING DISTRICT
REGULATIONS (IND-3)
PROPOSED ZONING
REGULATIONS (IND-3 IUPD)
Height
40’
40’
Min. Front Yard
20’
20’
Min. Side Yard
5’ (adjacent to rural or residential)
or 3’ (adjacent to commercial or
industrial)
5’ (adjacent to rural or
residential) or 3’ (adjacent
to commercial or industrial)
Min. Street-Side Yard
10’
10’
Min. Rear Yard
25’ (abutting rural or residential)
25’ (abutting rural or
residential)
Min. Lot Area
6,000 sq. ft.
6,000 sq. ft.
Min. Lot Width
60’
60’
Max. Lot Coverage
60%
60%
Parking Spaces
Required
1 per 250 sq. ft. of floor area for
commercial uses
2 per dwelling unit for single-family
residence
1 per 250 sq. ft. of floor
area for commercial uses
2 per dwelling unit for
single-family residence
Landscaping
Min. 5’ landscaping strip required
along road frontages
Min. 5’ landscaping strip
required along road
frontages
Screening/Buffering
Min. 6’ solid masonry wall adjacent
to or abutting any rural or
residential zone boundary
Min. 8’ solid masonry wall
adjacent to or abutting any
rural or residential zone
boundary
Sight Visibility
Triangles
Required. Driveways and parking
are not permitted within SVTs
Two SVTs waived at the
access point off of the
easement leading to the
residence. All other SVT’s
Required. Driveways,
Parking and Obstructions
greater than 2’ in height
are not permitted within
required SVTs.
Uses Permitted
All uses permitted by right in an
IND-3 zoning district
All uses are prohibited
except for the following
uses: heavy vehicle, truck,
semi-truck, and
automobile repair; on-site
storage and sale of
vehicle, truck, semi-truck
and automobile parts; a
single caretaker residence,
and; accessory buildings
and uses customarily
incidental to the above
listed uses.
Z2022126
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6.
In consultation with Staff, the applicant is requesting to limit the permitted uses to the use
proposed, a single caretaker residence, and accessory buildings and uses customarily
incidental to the above listed uses. The IND-3 zoning district allows all uses permitted in
Commercial and Industrial zoning districts (except for the C-O and C-S zoning districts)
and heavy industrial uses not specified in the use regulations of the IND-2 zoning district.
Additionally, the applicant is requesting to waive two SVTs required at the access point
leading to the residence. Only residential access is permitted through the privately
owned easement located in City of Phoenix jurisdiction.
Exhibit 2 – 2022 Aerial Map
Exhibit 3 – Rural-43 Zoning District and Surrounding Districts
Z2022126
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Existing On-Site and Adjacent Zoning / Land Use:
7.
On-site:
Rural-43 / Residential
North:
City of Phoenix – Light Industrial (A-1) / Broadway Rd.
South:
Rural-43 / Residential
East:
Rural-43 & City of Phoenix R1-6 / Easement (Owned by Subject Site
Owner) & Vacant
West:
IND-3 IUPD & Rural-43 / Industrial & Residential
Utilities and Services:
8.
Water:
Private Well
Wastewater:
Septic
Fire:
City of Phoenix
Police:
MCSO
Solid Waste:
Republic Services
Right-of-Way:
9.
The following table includes existing and proposed half-width right-of-way and the future
classification based upon the City of Phoenix Street Classification Map as the only right-
of-way accessing the site is Broadway Road and under Phoenix jurisdiction.
Street Name
Half-width
Existing R/W
Half-width
Proposed R/W
Existing Classification
Future Classification
Broadway Rd.
65’
65’
Arterial
Arterial
Adopted Plans:
10.
Vision 2030 Maricopa County Comprehensive Plan: (Adopted: 2016): The subject
property is designated as Rural Development Area (0-1 d.u./ac.). The Rural Development
Area land use designation encourages low-density rural residential and agricultural uses.
11.
City of Phoenix General Plan (Adopted: 2015): According to a letter provided by the City
of Phoenix, this property is designated as “Transition Commerce/Business Park to 3.5 to 5
dwelling units per acre” land use in the City of Phoenix General Plan. The Commerce
Park classification denotes areas where major employment centers and uses may take
place. Commerce Park areas generally consist of uses such as professional offices,
research and development, wholesale and storage warehouses, utility centers,
manufacturing, processing, repairing and packaging of goods and ancillary eating and
retail establishments. The City of Phoenix General Plan expects the site to transition to a
“Traditional Lot” residential use designation which provides for a variety of suburban
lifestyles with planned single-family residential communities.
Public Participation Summary:
12.
The applicant complied with the minimum requirements of the Maricopa County Citizen
Review Process with the required posting of the site and notification by first class mail to
adjacent property owners within 300’ of the subject parcel and interested parties. The
applicant submitted a Citizens Participation Results Report. According to the report, the
Z2022126
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applicant received no comments from neighboring property owners regarding the zone
change request.
13.
Staff routed this application to the City of Phoenix for comment. The City of Phoenix sent
Staff a comment letter stating that the requested change is not consistent with the City
of Phoenix land use designation and recommended that the County consider stipulations
associated with the City of Phoenix A-2 (industrial) zoning district. The stipulations include
shielding and directing outdoor lighting away from residential districts, prohibiting noise,
odor and vibration beyond parity with adjacent districts, front and interior landscape
setbacks with specific plant design, a 150’ residential district use setback, a 75’ public
street use setback, 6’ wall and setback associated with the height of open storage. The
City of Phoenix previously permitted access to the site via the adjacent site subject to
Z2020099. At the time, the City of Phoenix informed the applicant that the existing
driveway will be permitted to remain.
14.
The applicant did not demonstrate that they contacted the City of Phoenix regarding
the comments, but responded to the comments in their narrative agreeing to screening,
light mitigation and the stipulation associated with noise, odor and vibration and height
of open storage. Regarding the general plan, the applicant stated a general plan
amendment in the City of Phoenix would not be required as the site is under 10 acres.
Regarding interior landscaping (landscaping that is located along rear or side property
lines behind a required wall), the applicant notes that the well is inadequate for
continued irrigation of interior landscaping. Regarding use setbacks, the applicant
indicated that the setbacks would effectively restrict the proposed use of the site.
Outstanding Concerns from Reviewing Agencies:
15.
N/A
Staff Analysis:
16.
Staff supports the applicant’s Zone Change request to IND-3 IUPD for a heavy truck repair
and parts sale business. The proposed development is an expansion of a previously
approved site to the west which holds IND-3 IUPD zoning. The request to limit potential
site uses to the use proposed occurred in consultation with Staff as the IND-3 zoning
district allows for heavy industrial uses not specified in the zoning ordinance and because
the proposed uses can be accommodated on septic and well. While the request does
not conform to the land use designation of Rural Development Area in the Vision 2030
Maricopa County Comprehensive Plan is Rural Development Area, this site is appropriate
for industrial zoning due to the nearby area having developed as industrial and the lack
of substantial changes within the area demonstrating a transition of these uses. It’s
important to note that in this particular area of the County, several non-conforming
industrial sites developed in prior years, and that this applicant is being responsible by
requesting entitlements and a plan of development prior to development. Site screening
and lighting will conform to the regulations of the zoning ordinance, and the applicant
will be required to secure confirmation from the City of Phoenix to confirm the City will still
allow access from Broadway Road for the expanded use. Staff believes that the
applicant has acted in good faith to notify nearby owners of the proposed change and
to provide ample opportunity to make comments. Staff received no concerns from
members of the public.
Z2022126
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17.
A number of conditions recommended by the City of Phoenix are accepted by the
applicant and included as part of the recommended conditions of approval. The City of
Phoenix also recommended conditions intended to further restrict use of the site noting
that the area is transitioning its land use from Commerce/Business Park to 3.5 to 5 dwelling
units per acre. While it is correct that there is nearby residential zoning and a recent
subdivision to the southeast, looking westward there are various industrial developments
and uses existing along Broadway Rd. including junkyards and large truck storage. The
original site (parcel to the west) and several other developments mentioned have benefit
of permanent zoning entitlement for industrial uses. The City of Phoenix general plan
states “Adjacent County islands create unique challenges for cities. County zoning
ordinances allow for some uses not allowed within Phoenix and provide for different
development standards” and “…discourages the location of incompatible uses near
base industrial clusters”. Arguably the subject site is part of a corridor acting as an
industrial cluster and therefore industrial land use should be anticipated in the nearby
area.
18.
Maricopa County faces many concerns about the lack of affordable and available
industrial zoning within incorporated communities to serve storage uses such as
construction yards and semi-truck storage utilized by truck drivers and construction
workers. Those workers are unable to store their personal work vehicles at their residence
as the MCZO, rightfully, does not allow vehicles larger than 10,000 lbs. to be parked within
rural or residential zoning without seeking a zoning entitlement. The reason for this
includes impact to neighboring property owners and the size and integrity of roads
serving residential areas. Large vehicles such as semi-trucks are inappropriate for such
roads. As a result, these drivers and workers are forced to store vehicles or have repair
conducted at highly inconvenient locations far from their homes. The subject site is an
appropriate space with an appropriate arterial (Broadway Rd.) in an area with a cluster
of adjacent industrial uses.
Recommendation:
19.
For the reasons outlined in this report, staff recommends the Commission motion for
Approval, subject to conditions ‘a’ – ‘l’:
a.
Development of the site shall be in substantial conformance with the Site Plan
entitled, “Site Plan” consisting of two full-size sheets dated December 27, 2022, and
stamped received December 27, 2022, 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 “All Trucks Auto Parts Expansion”, consisting of 4 pages, dated
revised December 12, 2022 except as modified by the following conditions.
c.
Prior to final approval of construction permits, the Owner or Developer shall
process a lot combination or record a cross-access agreement between APN 105-
69-007P and APN 105-69-007M.
Z2022126
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d.
The following Planning Engineering conditions shall apply:
1.
At the time of application for construction permits, the following comments
shall be addressed within the Grading and Drainage Plan and Drainage
Report:
a.
Include the analysis of offsite flows that could impact the project and
describe where the water will run and how it impacts adjacent lots.
b.
Complete the analysis of onsite runoff for APNs 105-69-007P and 105
69-007M. The Rational runoff coefficients are 0.95 for the entire lot,
except that the area below the retention basin high water can use
0.50.
c.
Complete the layout and design of the retention basins for APN 105
69-007P and 105-69-007M.
d.
Soils testing and drywell selection for infiltration of the runoff in 36
hours shall be completed.
e.
The drainage report shall be completed for APN 105-69-007P and
105-69-007M and within this drainage report, drainage blocks are
required for all new CMU walls, and hydrologic, hydraulic and
retention calculations shall be included.
f.
Add the finished floor elevation for the new 10’ x 32’ building which
is the unlabeled building with the septic system connection and the
existing house.
2.
Broadway Road is in the jurisdiction of the City of Phoenix. At the time of
acquisition of construction permits, the owner or developer shall submit
correspondence from the City of Phoenix indicating that there are no
objections to the driveway use change and access permission remains
valid.
3.
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.
4.
Based upon the conceptual design nature of the information submitted,
changes to the site layout may be necessitated by the final engineering
design of the site’s drainage infrastructure.
5.
Detailed Grading and Drainage (Site Infrastructure) Plans must be
submitted with the application for Building Permits.
Z2022126
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e.
The following IND-3 IUPD Zoning District development standards and use
regulations shall apply:
1.
Uses Permitted – The only permitted uses shall be the following uses: heavy
vehicle, truck, semi-truck, and automobile repair; on-site storage and sale
of vehicle, truck, semi-truck and automobile parts; contractor yard,
industrial storage, and; accessory buildings and uses customarily incidental
to the above listed uses including a single caretaker residence. All other
uses shall be prohibited.
2.
Sight Visibility Triangles (SVTs) - Two SVTs waived at the access point off of
the easement leading to the residence. All other SVTs are required.
Driveways, Parking and Obstructions greater than 2’ in height are not
permitted within required SVTs.
3.
Screening – Min. 8’ solid masonry wall adjacent to or abutting any rural or
residential zone boundary
f.
A will serve letter for fire shall be required prior to receiving approval of
construction permits.
g.
Any lighting shall be placed so as to reflect the light away from adjacent
residential districts. All outdoor light fixtures shall be fully shielded and directed
downward.
h.
No noise, odor or vibration shall be emitted so that it exceeds the general level of
noise, odor or vibration emitted by uses outside of the site.
i.
Open storage shall be no higher than 6’ plus one-foot in height for each additional
3’ of setback from a property line.
j.
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.
k.
The property owner/s and their successors waive claim for diminution in value if
the County takes action to rescind approval due to noncompliance with
conditions.
l.
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 Zone Change, 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 Zone Change, 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 Zone
Change. The Zone Change enhances the value of the property above its value
Z2022126
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as of the date the Zone Change is granted and reverting to the prior zoning results
in the same value of the property as if the Zone Change had never been granted.
Presented by:
Adam Cannon, AICP, Senior Planner
Reviewed by:
Matthew Holm, AICP, Planning Supervisor
Attachments:
Case Map (1 page)
Site Plan (reduced 8.5”x11”, 2 pages)
Narrative Report (4 pages)
Engineering Comments (4 pages)
MCESD Comments (1 page)
City of Phoenix Correspondence (6 pages)
MARICOPA COUNTY
/
Maricopa County Planning & Development - Phoenix, AZ
5
Gross Acres: 2.06 approx.
Generated January 4, 2023 08:29 AM
Z2022126
Application Name:
Legal Description
All Trucks Auto Parts EDR
Applicant
Case Address
T01N R02E 027, T1N R02E 27
Kurt Waldier for Beus Gilbert McGroder PLLC
3914 W WIER Ave
Applicant Phone/Email
Parcel Primary:105-69-007P
480.429.3061
kwaldier@beusgilbert.com
PHOENIX AZ 85041
Map scale 1:2,316
Supervisor District No.
ZONE CHANGE WITH OVERLAY FROM RU-43 TO IND-3 IUPD – ALL TRUCKS AUTO PARTS.
5.3585 in
SLOP: 2%
4:1
4:1
4:1
4:1
4:1
4:1
4:1
4:1
SAIF ENGINEERING LLC
230 W. BASELINE RD, SUITE 104 TEMPE, AZ 85283
(602) 954-2161
CONTACT: RAAD M. SALIH, P.E.
RAAD@SAIFENGINEERING.NET
SLOPE V=4.0
H=1.0
MAXIMUM CUT
RETAINING WALL
MC
RW#
CONCRETE ELEV.
SEWER LINE
ELECTRIC LINE
WATER LINE
T.B.M.
FLOW DIRECTION
WASH
NEW CONTOUR LINE
CONTOUR LINE
EASEMENT LINE
MONUMENT/CENTER LINE
ADJACENT PROPERTY LINE
PROPERTY LINE
APN # 105-69-007P
THAT PORTION OF THE EAST HALF OF LOT 15, MARICOPA
GARDEN FARMS, BEING A SUBDIVISION ACCORDING TO
BOOK 11 OF MAPS, PAGE 38, RECORDS OF MARICOPA
COUNTY, ARIZONA, BEING A PORTION OF SECTION 27,
TOWNSHIP 1 NORTH, RANGE 2 EAST OF GILA AND SALT
RIVER BASE AND MERIDIAN, MARICOPA COUNTY, ARIZONA.
BOTTOM OF BEAM
BOB
NET AREA (sq ft): 114,451 SQ.F.
= 2.6 ACRE
GROSS AREA: 114,451 SQ.F.
= 2.6 ACRE
APN: # 105-69-007P
EXISTING RESIDENCE BUILDING AREA= 3,132 SQ.FT
LOT COVERAGE= 3,132 / 114,451= 0.027 = 2.7%
NAME: CPS ENGINEERING LLC/ENZO TOWING LLC
DEED: # 210671459
MAILING: 2264 W CALLE IGLESIA AVE MESA AZ 85202
MOHAMMED JASIM. TEL (480) 335-3672
APN #105-69-007P
MARICOPA COUNTY, ARIZONA
CASE#Z2022126 - 8/8/2022
APN#105-69-007P
MARICOPA COUNTY, ARIZONA
- High School District
PHOENIX UNION #10
- Elementary School District
LAVEEN ELEMENTARY
SCHOOL DISTRICT #59 (6,000 LF)
APN # 105-69-007P
EXISTING ZONING: RU-43,
PROPOSED ZONING: IND-3 IUPD
REQUEST ZONE CHANGE WITH OVERLAY FROM
RU-43 TO IND-3 IUPD
EXISTING LAND USE: RESIDENCE
PROPOSED LAND USE: COMMERCIAL / INDUSTRIAL
THE SITE
POWER POLE
EXISTING HOUSE BUILDING TO REMAIN.
INSTALL NEW 6' HEIGHT CMU WALL WITH 2' METAL PANELING PER DETAILS ON SHEET S2.
INSTALL WALL DRAIN OPENING PER DETAIL ON SHEET S2.
LOT EXCESS THROUGH 105-69-007M TO BROADWAY RD.
INSTALL NEW DRY WELL.
PROPOSED 15' POWER POLE FOR LIGHTING PER DETAIL ON SHEET S2.
EXISTING CONCRETE DRIVEWAY TO BE USED TO ACCESS EXISTING RESIDENCE ON
PARCEL 105-69-007P
RESIDENCE ACCESS AND EMERGENCY EXIT ONLY.
LOCATION: 35 AVE AND BROADWAY ROAD
ELEV= 1034.893 NAVD 88 DATUM
DESCRIPTION : C.O.P. B.C. IN NORTH H.H., ABOUT
15' NORTH OF SECOND C.O.P. B.C. IN H.H.
REGULATION
MAX Height
Min. Front Yard
Min. Side Yard
Min. Rear Yard
Min. Lot Area
Min. Lot Width
Max. Lot Coverage
Parking Spaces
Screening/ Buffering
Landscaping
Sight Visibility Triangles
(SVTs)
Permitted Uses
BASE ZONING DISTRICT REGULATIONS
(IND-3)
40'
20'
5' ( adjacent to a rural or residential ) or 3’
(adjacent to a commercial or industrial )
25' (abutting rural or residential)
6,000 sq. ft.
60'
60%
1 per 250 sq ft of floor area for
commercial uses
2 per dwelling unit for single family
residence
6’ solid masonry wall adjacent to or
abutting any rural or residential zone
boundary
5’ landscaping strip required along road
frontages
Required. Driveways, parking and
obstructions greater than 2’ in height are
not permitted within SVTs
All uses permitted by right in an IND-3
zoning district
PROPOSED ZONING
REGULATIONS (IND-3 IUPD)
40'
20'
5' (adjacent to a rural or residential ) or
3’ (adjacent to a commercial or
industrial )
25' (abutting rural or residential)
6,000 sq. ft.
60'
60%
1 per 250 sq ft of floor area for
commercial uses
2 per dwelling unit for single family
residence
6’ solid masonry wall adjacent to or
abutting any rural or residential zone
boundary
5’ landscaping strip required along road
frontages
Two SVTs waived at the access point
off of the easement leading to the
residence. All other SVT’s Required.
Driveways, Parking and Obstructions
greater than 2’ in height are not
permitted within required SVTs.
All uses are prohibited except for the
following uses: heavy vehicle, truck,
semi-truck, and automobile repair;
on-site storage and sale of vehicle,
truck, semi-truck and automobile
parts; a single caretaker residence,
and; accessory buildings and uses
customarily incidental to the above
listed uses.
"
ALL LIGHTING SHALL CONFORM TO
SECTION 1112 OF THE MCZO ".
1 SPACE PER 250 SQ.FT OF FLOOR AREA.
2 SPACE PER DWELLING UNIT
PARKING SPACE REQUIRED : 2 SPACES
PARKING SPACE PROVIDED : 2 SPACES
"AMENDMENTS TO THIS POD ADDING ADDITIONAL
COMMERCIAL STRUCTURES WITH FLOOR AREA SHALL
REQUIRE ADDITIONAL STANDARD AND ADA PARKING
SPACES IN ACCORDANCE WITH THE MCZO.”
APN #105-69-007P
MARICOPA COUNTY, ARIZONA
APN #105-69-007P
MARICOPA COUNTY, ARIZONA
CASE#Z2022126 - 8/8/2022
6.0'
2.0'
8.0'
10.0'
10.0'
1
ALL TRUCKS AUTO PARTS EXPANSION
PROJECT NARRATIVE REPORT
Approximately 2,654’ Southwest of the Intersection of 35th Ave and Broadway Rd
First Submittal: June 29, 2022
Revised: November 10, 2022
Revised: December 1, 2022
Revised: December 12, 2022
Zone Change Case #Z2022126
2
All Trucks Auto Parts Expansion Project Narrative Report
Purpose of Request
The purpose of this request is for a Zone Change with Overlay from RU-43 to IND-3 IUPD,
consistent with the adjacent property along Broadway Road (3927 W Broadway Rd, APN 105-69-
007M), for an approximately 2.63-acre property, and which will allow the expansion of a current
business – All Trucks Auto Parts.
Description of Proposal
This project is proposing to expand a current business on the adjacent 2.1-acre parcel under
common ownership for additional storage area. All Trucks Auto Parts, located at 3927 W
Broadway Road (APN 105-69-007M), was approved for a Zone Change to IND-3 IUPD in
October 2021 per Case # Z2020099. The adjacent expansion area – the subject site – is
approximately 2.6 acres in size and is located along Broadway Road, between 35th Avenue and
43rd Avenue (APN 105-69-007P). It is the intention of the property owner to combine these two
parcels as part of this development proposal.
This project will comply with all stipulations and the approved narrative from Z2020099. The
applicant has acquired a well permit for potable water on site and was approved for a septic system
on the adjacent property (3927 W Broadway Road), which will be more than adequate to support
the auto storage uses in the expansion area.
This property will be predominately used as additional auto storage space. There is an existing
3,645-square-foot home (0.03% lot coverage) on the south end of the site that will remain. This
home will be used as a residence for a 24-hour site attendant. The original site (APN 105-69-
007M) will also contain a small, 320-square-foot office facility (< 0.01% lot coverage).
The applicant also owns a third parcel directly east (APN 105-69-007Q), which was originally
intended as right-of-way for 39th Avenue, but has since been abandoned. This narrow property is
used for access to the residential home at the south end of the site, and will provide a buffer
between the operations on site and the residential uses to the east.
Relationship to Surrounding Properties
On-site:
RU-43/vacant
North:
Broadway Road, then A-1 Light Industrial (Phoenix)/Vacant
South:
RU-43/single family residential
East:
R1-6 (Phoenix)/single family residential
West:
IND-3 IUPD & RU-43 and IND-1 IUPD/various industrial and auto storage uses
The Broadway Road corridor, stretching all the way from 7th Avenue, has been a hub for auto and
truck storage business for decades, and has expanded to 43rd Avenue since Broadway Road was
extended further west in the 1990s. The approval of this zone change will allow the expansion of
an existing auto and truck storage business along the Broadway corridor, supporting the hub of
such activity and clustering of like uses. As such, the expansion of this use is consistent and
compatible with the adjacent industrial uses to the west along Broadway Road. The expansion of
this business will also benefit the community by providing a productive, tax-generating uses on a
property that is challenging to develop due to the elongated shape.
3
All Trucks Auto Parts Expansion Project Narrative Report
To buffer any potential adverse impacts on adjacent properties, an 6-foot CMU wall has been
installed surrounding the entire property, along with landscaping where the property is adjacent to
residential uses. Additional metal paneling may be installed up to 2 feet in height in the future if
additional screening is necessary.
Location, Accessibility, and Circulation
The subject site will be accessed from the adjacent property immediately west, APN #105-69-
007M on which the existing business that is proposing expansion is currently operating. As the
site plan illustrates, the adjacent property has access directly from Broadway Road and contains a
20-foot drive aisle directly across the middle of the site. This drive aisle provides access to a gate
at the south end of the site, which will provide controlled access to the site in subject. This internal
drive aisle will provide access to all storage areas on site.
Public Utilities
Water:
On-site well
Sewer:
Septic
Fire:
City of Phoenix
Police:
Maricopa County Sheriff’s Office
Power:
APS
Solid Waste: Republic Services
Development Standards
The development standards for this proposed project will comply with all requirements in the
IND-3 Zoning District as shown in Table 1 and with the exceptions noted below:
Permitted Uses:
• We are requesting that the site uses be limited to the following proposed uses for the site:
o Heavy vehicle, truck, semi-truck, and automobile repair;
o On-site storage and sale of vehicle, truck, semi-truck and automobile parts;
o A single caretaker residence; and
o Accessory buildings and uses customarily incidental to the above listed uses.
Sight Visibility Triangles:
• We are requesting two SVTs waived at the access point off of the easement leading to the
residence considering the current layout of the dwelling on site today and due to the
intended use of the structure as a residence.
Table 1. Development Standards
Regulation
Base Zoning District
Regulations (IND-3)
Proposed Zoning District
Regulations (IND-3 IUPD)
Maximum Height
40’
40’
Minimum Front Yard
20’
20’
Minimum Side Yard
5’ (where adjacent to a rural or
residential zoning district) or 3’
(where adjacent to a commercial
and/or industrial zoning district)
5’ (where adjacent to a rural or
residential zoning district) or 3’
(where adjacent to a commercial
and/or industrial zoning district)
Minimum Rear Yard
25’ (abutting rural or residential)
25’ (abutting rural or residential)
4
All Trucks Auto Parts Expansion Project Narrative Report
Minimum Lot Area
6,000 sq ft
6,000 sq ft
Minimum Lot Width
60’
60’
Maximum Lot Coverage
60%
60%
Parking Spaces
1 per 250 sq ft of
commercial/office floor area and
2 spaces per residence
1 per 250 sq ft of
commercial/office floor area and
2 spaces per residence
Screening
8’ solid masonry wall adjacent to
or abutting any rural or residential
zone boundary
8’ solid masonry wall adjacent to
or abutting any rural or residential
zone boundary
Sight Visibility Triangles (SVTs)
Required. Driveways, parking
and obstructions greater than 2’ in
height are not permitted within
SVTs
Two SVTs waived at the access
point off of the easement
leading to the residence. All
other SVT’s Required.
Driveways, Parking and
obstructions greater than 2’ in
height are not permitted within
required SVTs.
Permitted Uses
All uses permitted by right in an
IND-3 zoning district
All uses are prohibited except
for the following uses: heavy
vehicle, truck, semi-truck, and
automobile repair; on-site
storage and sale of vehicle,
truck, semi-truck and
automobile parts; a single
caretaker residence; and
accessory buildings and uses
customarily incidental to the
above listed uses.
Community Facilities and Services
The property is within the Laveen Elementary School District and Phoenix Union High School
District. This project will have a negligible effect on the local school districts as it will convert 2.6
acres of rural residential property, which could support only 2 dwelling units, into an industrial
use that will not generate student-aged children to the local schools. This site is also less than a
mile from Playa Margarita Park. However, as a proposed industrial use, will not impact the local
park system.
Compliance with the City of Phoenix General Plan
The property is located within the City of Phoenix Metropolitan Planning Area, and is designated
Transition Commerce/Business Park to Residential 3.5-5 du/ac. This request is consistent with the
Commerce/Business Park land use designation. The property will not be annexed into the City of
Phoenix at this time. However, if the property is annexed in the future, the proposed development
is low-impact and will not construct any new structures on site. This low-impact development will
facilitate an easy transition to residential redevelopment in the future.
Conclusion
This project simply expands an existing business onto an adjacent property with the same owners.
The purposed use of the property will be consistent with the industrial uses immediately west, and
will be adequately buffered from residential uses east and south of the site.
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
Maricopa County
Planning & Development Department
Date:
December 15, 2022
Memo To: Darren Gerard, AICP, Planning Manager, Department of Planning &
Development
Attn:
Adam Cannon, Planner, Planning & Development Services
cc:
Michael Norris P.E., Engineering Manager, Planning and Development
From:
Jim Kary, Plans Examiner Engineer, Planning & Development
(E2 Memo)
APN(s):
105-69-007P & 105-69-007M
Engineering Review has reviewed the first plan and report routed for review on 11-15-
2022, for the subject application and has the following comments:
The following Conditions must be address with the first Building Permit submittal.
DRAINAGE PLAN REVIEW
1. OFFSITE HYDROLOGY
a. Include the analysis of offsite flows that could impact the project and
describe where the water will run and how it impacts adjacent lots.
2. ONSITE HYDROLOGY
a. Repeat Comment, Still Required, Not Addressed: Complete the analysis of the
onsite runoff for the two properties. The Rational runoff coefficients are
0.95 for the entire lot, except that the area below the retention basin high
water can use 0.50. New Comment Based on This Plan Submittal: The 0.5 runoff
coefficient can only be used for the analysis of runoff at and below the high water elevation
of the retention basin. All other areas must be analyzed woth a runoff coefficient of 0.95.
3. ONSITE RETENTION
a. Complete the layout and design of the retention basins for the two
properties.
4. RETENTION DISPOSAL
a. The soils testing and drywell selection for infiltration of the runoff in 36 hours
can be complete for the first Building permit submittal.
5. Repeat Comment, Still Required, Not Addressed: DRAINAGE REPORT
a) The drainage report is incomplete and for the wrong lots. This project
is for APNs 105-69-007P & 105-69-007M.
b) Drainage block are required for all new CMU walls.
Page 2 of 4
c) Include all of the hydrologic and hydraulic calculations in the drainage
report.
d) Include the retention calculations in the drainage report.
New Comment Based on This Plan Submittal: The Drainage Report was prepare for APN
105-69-007P and does not include analysis for APN 105-69-007M. Drainage report needs to
be revised to include both lots for this permit.
6. CROSS SECTIONS
a) No comments.
7. FINISHED FLOORS (PADS)
a. Add the finished floor elevation for the new 10 ‘x 32’ building, the unlabeled
building with the septic system connection and the existing house.
8. TOPOGRAPHY
a. No comments.
9. FLOODPLAINS
a. The site is within a FEMA Zone X.
10. EROSION SETBACKS
a. This item does not apply to this application.
FLOOD CONTROL DISTRICT REVIEW
a. The site is not in a Special Flood Hazard area and a Floodplain permit is
not required.
PND TRANSPORTATION PLAN REVIEW
1. Broadway Road is in the jurisdiction of the City of Phoenix. Submit
correspondence from the City of Phoenix indicating they have no objections to
the driveway use change.
PND TRANSPORTATION PLAN REVIEW R/W INFORMATION
1. No comments.
STORM WATER QUALITY REVIEW/INFORMATION
1. The subject site is located within the County’s Urbanized Area. Because the
sites were previously disturbed a SWPPP plan is not required.
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
Page 3 of 4
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. Based on the conceptual design nature of the information submitted, changes
to the site layout may be necessitated by the final engineering design of the
site’s drainage infrastructure.
3. Detailed Grading and Drainage (Site Infrastructure) Plans must be submitted
with the application for Building Permits
Please contact me with any questions.
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
Page 4 of 4
For Additional Information See:
https://www.maricopa.gov/3980/Water-Sewage-Stormwater-Waste
Subdivision, Infrastructure &
Planning Program
1001 N. Central Avenue #150
Phoenix, Arizona 85004
Phone: (602) 506-1058
Fax: (602) 506-5813
TDD 602 506 6704
Maricopa County
Environmental Services Department
Water and Waste Management Division
DATE: July 12, 2022
TO :
Adam Cannon Planning & Development Dept.
Planner
FROM: Souren Naradikian, P.E.
Senior Civil Engineer
SUBJECT: Zone Change from RU-43 to IND-3 IUPD. Z2022126
The Maricopa County Environmental Services Department (MCESD) has reviewed
documents received from the Maricopa County Planning and Development
Department for the above referenced project. This project is a request Zone Change
from RU-43 Rural Residential to IND-3 IUPD at APN # 105-69-007P. According to
the submitted documents, water will be served by onsite well and sewer services is
septic, MCESD has concerns. NOID permit application is required if the site sewer
service is septic system prior to construction permit approval.
Based on the above, MCESD raised no objection to this project to the Planning &
Development Department in Accela Automation on July 12, 2022 and the project
may proceed at this time subject to the following stipulations:
Condition: None.
It should be noted that this document does not approve the referenced project.
Comments are provided only as advisory to Maricopa County Planning and
Development Department to assist staff to prepare a staff report. 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 regulations in force at the time of
application.
From:
raad saifengineering.net
To:
Tony Regis (PND)
Cc:
Adam Cannon (PND)
Subject:
Fw: APN 105-69-007M
Date:
Tuesday, June 1, 2021 1:59:36 PM
Attachments:
image003.png
image004.png
Tony,
Please see attached email from Derek Fancon regards APN 105-69-007M per your request.
Raad Salih, P.E.
Saif Engineering LLC
230 W Baseline Rd #104
Tempe AZ 85283
T 602 954 2161 F 602 773 1833 C 602 628 3565
raad@saifengineering.net
From: Derek Fancon <derek.fancon@phoenix.gov>
Sent: Friday, May 28, 2021 1:15 PM
To: raad saifengineering.net <raad@saifengineering.net>
Subject: RE: APN 105-69-007M
Raad,
I have reviewed the All Trucks Auto Parts Traffic Statement APN 105-69-007M Rezone from RU-43 to
IND-1” with engineer’s stamp date 5/28/2020, and I have no comments
Thanks,
Derek Fancon, P.E., Traffic Engineer III
Office: 602-534-6316
City of Phoenix
► Planning & Development Department
2nd Floor
200 West Washington Street
Phoenix, AZ 85003
Mission: Planning, Development and Preservation for a Better Phoenix
From: raad saifengineering.net <raad@saifengineering.net>
Sent: Friday, May 28, 2021 12:14 PM
To: Derek Fancon <derek.fancon@phoenix.gov>
Subject: Fw: APN 105-69-007M
Hello Derek,
The County Engineer Tony Regis would like to like to see an approval statement on your email
stating just like what he wrote in his email below, so I am attaching the Traffic Statement and
Site plan of the proposed site for your review, please let me know if you have any questions.
Raad Salih, P.E.
Saif Engineering LLC
230 W Baseline Rd #104
Tempe AZ 85283
T 602 954 2161 F 602 773 1833 C 602 628 3565
raad@saifengineering.net
From: Tony Regis (PND) <Tony.Regis@Maricopa.Gov>
Sent: Thursday, May 27, 2021 12:31 PM
To: raad saifengineering.net <raad@saifengineering.net>
Subject: RE: APN 105-69-007M
Hi Raad,
What we need is a statement from the City of Phoenix saying something like, “I have reviewed the
All Trucks Auto Parts Traffic Statement APN 105-69-007M Rezone from RU-43 to IND-3 IUPD” with
engineer’s stamp date 12/4/2020, and I have no comments”.
Best regards,
Tony Regis, PE, CFM
Plans Examiner Engineer
Maricopa County Planning & Development
301 W. Jefferson Street, Suite 170
Phoenix, AZ 85003
Desk: 602-506-8790
Tony.Regis@maricopa.gov
P&D is now 100% digital. Find information on our new permit process here.
From: raad saifengineering.net <raad@saifengineering.net>
Sent: Thursday, May 27, 2021 11:37 AM
To: Tony Regis (PND) <Tony.Regis@Maricopa.Gov>
Subject: Fw: APN 105-69-007M
Tony,
Please review the email below that I received from City of Phoenix traffic engineer Derek
Fancon regards the existing driveway for the parcel APN 105-69-007M, please let me know if
that will be acceptable by Maricopa County.
Raad Salih, P.E.
Saif Engineering LLC
230 W Baseline Rd #104
Tempe AZ 85283
T 602 954 2161 F 602 773 1833 C 602 628 3565
raad@saifengineering.net
From: Derek Fancon <derek.fancon@phoenix.gov>
Sent: Monday, March 29, 2021 10:58 AM
To: raad saifengineering.net <raad@saifengineering.net>
Subject: RE: APN 105-69-007M
Raad,
I can confirm that the existing driveway will be permitted to remain by the City of Phoenix.
Thanks,
Derek Fancon, P.E., Traffic Engineer III
Office: 602-534-6316
City of Phoenix
► Planning & Development Department
2nd Floor
200 West Washington Street
Phoenix, AZ 85003
Mission: Planning, Development and Preservation for a Better Phoenix
From: raad saifengineering.net <raad@saifengineering.net>
Sent: Friday, March 26, 2021 5:09 PM
To: Derek Fancon <derek.fancon@phoenix.gov>
Subject: APN 105-69-007M
Hello Derek,
Per our conversation yesterday at the City of Phoenix, attached is the Site Plan for a new
recycle auto parts, the lot is within Maricopa County, and the offsite is within City of Phoenix, I
am going through a rezoning case to modify the zoning of the property from residential to
industrial, so the County is requesting an approval from City of Phoenix for the existing
driveway to serve the proposed industrial site. Please let me know if you have any question.
Raad Salih, P.E.
Saif Engineering LLC
230 W Baseline Rd #104
Tempe AZ 85283
T 602 954 2161 F 602 773 1833 C 602 628 3565
raad@saifengineering.net