Z2022133 Z2022134 BOS REPORT_PART1.PDF
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January 25, 2023
Z2022133 & Z2022134
Page 1 of 6
Report to the Board of Supervisors
Prepared by the Maricopa County Planning and Development Department
Board Hearing Date:
January 25, 2023
Case #/Title:
Z2022133 and Z2022134 – Lake Pleasant Storage
Supervisor District:
4
Applicant/Owners:
Richard Starr / Branden Orr and Savannah Orr
Request:
1) Zone Change with Overlay from Rural-43 to C-2 CUPD
2) Special Use Permit (SUP) for RV/Boat Parking
Site Location:
Generally located 2,100’ north of the NEC of W. Pinnacle
Peak Road & N. Lake Pleasant Parkway in the Peoria area
Site Size:
Approximately 4.4 acres
County Island Status:
Yes (City of Peoria)
Additional
Comments:
There are no outstanding concerns from reviewing agencies.
The applicant, Richard Starr of Garrett Development
Corporation, on behalf of the property owners, Branden and
Savannah Orr, is requesting a Zone Change from Rural-43 to
C-2 CUPD, as well as a Special Use Permit (SUP) for RV and
boat storage, on APN 201-16-019C.
Following publication of the Report to the Planning & Zoning
Commission (but prior to the Commission hearing on
December 8, 2022), staff received public comments from the
City of Peoria. The City noted that the project is located within
its Municipal Planning Area, and likewise, their General Plan
2040 designates the land use onsite as Rural Residential (0-1
units per acre). The City expressed concerns regarding the
fact that the proposed self-storage facility is not consistent
with this land use designation or the immediately surrounding
land use patterns. However, since the site is located on a
County Island, the City requested additional conditions of
approval regarding maximum building height, signage, and
development character. The applicant confirmed his support
for these conditions. Therefore, staff agreed to a revised set
of conditions of approval for Case Z2022133. Conditions ‘d.1.’,
‘e’, and ‘f’ were incorporated with the Commission’s
recommendation (listed below) to address the City of
January 25, 2023
Z2022133 & Z2022134
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Peoria’s comments/concerns. The City’s comments memo is
included within the 12/8/22 PZ Handout.
Staff also received 22 signatures from area residents
petitioning for opposition to both cases. Each petition
includes a signature from the property owner and the parcel
number at which they reside. Each petition was also
submitted with a map from the Maricopa County Assessor’s
Office confirming the owner information and corresponding
parcel. Ten (10) of the signatures were received from parcels
wholly or partially within a 300’ radius of the subject site. The
remaining 12 signatures were received from parcels wholly
beyond the 300’ radius. The petitions state general opposition
to the project, with no specific reasoning provided. The
petitions were received by staff following publication of the
Report to the Planning & Zoning Commission (but prior to the
Commission hearing on December 8, 2022). As such, they are
included within the 12/8/22 PZ Handout. One of these
property owners within 300’ of the project spoke in opposition
at the Commission hearing, where he expressed concerns
regarding the traffic impact on Lake Pleasant Parkway. Both
staff and the applicant responded to the opposition,
confirming that the project would be a low trip generator,
with driveway access at Lake Pleasant Parkway facilitating
right-in/right-out turning movements only.
Staff has calculated the opposition received, and notes that
a Super Majority Vote has been triggered. The trigger occurs
when 20% or more of property owners within a 300’ radius of
the subject site, by number and area, register opposition to
the case. The opposition received accounts for 10 property
owners across 8 parcels, with an area of 274,642 square feet
within the 300’ buffer. An Opposition Map is attached.
The calculations for Lake Pleasant Storage are as follows:
22.2% opposed parcel acreage within 300’ buffer
47.1% opposed parcel numbers within 300’ buffer
Commission
Recommendations:
On 12/8/22, the Commission voted 9-0 to recommend
approval of Z2022133 subject to conditions ‘a’ – ‘j’, with staff-
recommended modified conditions ‘d.1’, ‘e’, and ‘f’:
a.
A Plan of Development is approved subject to the Site Plan entitled “Lake Pleasant
Parkway Storage”, consisting of 1 full-size sheet, dated October 31, 2022, and
stamped received November 2, 2022, 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
January 25, 2023
Z2022133 & Z2022134
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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 “Lake Pleasant Parkway Storage”, consisting of 7 pages, dated
October 2022, and stamped received November 2, 2022, except as modified by
the following conditions.
c.
The following Planning Engineering conditions shall apply:
1. Patent easements must be abandoned prior to issuance of any building
permits.
2. Lake Pleasant Parkway is within the jurisdiction of the City of Peoria. The
applicant will be responsible for coordinating with the City to review any traffic
impact, right-of-way dedication, permitting or roadway improvement
requirements.
3. Mariposa Grande has not been accepted by the county; and therefore not
maintained by the County. This alignment is classified as “Other R/W”
4. Based on the TIS submitted to the County for review, County estimates that
there will be no significant traffic impacts on the County facilities surrounding
the project Site. County has no further comments.
5. Retention basin(s)\ Underground storage must drain within 36 hours.
6. Maintain a minimum 25 foot separation between septic facilities and the
retention basins.
7. Detailed Grading and Drainage (Site Infrastructure) Plans must be submitted
with the application for Building Permits. All onsite flows must be routed to the
underground retention storage.
8. Offsite flows contributing to the 2-18” pipe culverts must be provided in the
building permit.
9. The subject premises is located within the County’s Urbanized Area and will
disturb more than one (1) acre. A Storm Water Pollution Prevention Permit
(SWPPP), issued by the County (PND), will be required prior to issuance of any
building
permits
required
for
site
development.
See:
https://www.maricopa.gov/DocumentCenter/View/6577
10. 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.
d.
The following C-2 CUPD standards shall apply:
January 25, 2023
Z2022133 & Z2022134
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1. Buildings shall be limited to one story with a maximum height of 20’.
2. There shall be a minimum of 26 parking spaces provided.
3. There shall be a minimum of 1 loading space provided.
4. The use of the site shall be limited to indoor self-storage.
e.
Signage along Lake Pleasant Parkway shall be limited to static elements. Digital
signage or message centers are prohibited.
f.
To the extent practical, the building façade along Lake Pleasant Parkway shall be
designed in such a manner as to mimic the appearance of a professional office
building, which is compatible with the scale and character of the area. This may
be achieved through façade alteration, building fenestration, and the
application of colors and materials.
g.
Prior to issuance of a building permit, written confirmation will be required from the
emergency fire protection jurisdiction having authority that the facility has been
designed in accordance with their regulations and requirements, and that
emergency fire protection service will be provided to the facility. Prior to issuance
of the certificate of occupancy, local fire protection jurisdiction review and
approval will be required.
h.
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.
i.
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.
j.
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. The Zone Change
enhances the value of the property above its value 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.
On 12/8/22, the Commission voted 9-0 to recommend
approval of Z2022134 subject to conditions ‘a’ – ‘f’:
a.
Development of the site shall be in substantial conformance with the Site Plan
entitled “Lake Pleasant Parkway Storage”, consisting of 1 full-size sheet, dated
January 25, 2023
Z2022133 & Z2022134
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October 31, 2022, and stamped received November 2, 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 “Lake Pleasant Parkway Storage”, consisting of 7 pages, dated
October 2022, and stamped received November 2, 2022, except as modified by
the following conditions.
c.
The following Planning Engineering conditions shall apply:
1.
Patent easements must be abandoned prior to issuance of any building
permits.
2.
Lake Pleasant Parkway is within the jurisdiction of the City of Peoria. The
applicant will be responsible for coordinating with the City to review any
traffic
impact,
right-of-way
dedication,
permitting
or
roadway
improvement requirements.
3.
Mariposa Grande has not been accepted by the county; and therefore
not maintained by the County. This alignment is classified as “Other R/W”
4.
Based on the TIS submitted to the County for review, County estimates that
there will be no significant traffic impacts on the County facilities
surrounding the project Site. County has no further comments.
5.
Retention basin(s)\ Underground storage must drain within 36 hours.
6.
Detailed Grading and Drainage (Site Infrastructure) Plans must be
submitted with the application for Building Permits. All onsite flows must be
routed to the underground retention storage.
7.
Detailed Grading and Drainage (Site Infrastructure) Plans must be
submitted with the application for Building Permits. All onsite flows must be
routed to the underground retention storage.
8.
Offsite flows contributing to the 2-18” pipe culverts must be provided in the
building permit.
9.
The subject premises is located within the County’s Urbanized Area and will
disturb more than one (1) acre. A Storm Water Pollution Prevention Permit
(SWPPP), issued by the County (PND), will be required prior to issuance of
any
building
permits
required
for
site
development.
See:
https://www.maricopa.gov/DocumentCenter/View/6577
10.
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
January 25, 2023
Z2022133 & Z2022134
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Maricopa County; MCDOT Roadway Design Manual; and current
engineering policies, standards and best practices at the time of
application for construction.
d.
This Special Use Permit is valid for a period of 20 years and shall expire on January
25, 2043, or upon termination of the use for a period of 90 or more days, whichever
occurs first. All site improvements associated with the Special Use Permit shall be
removed within 90 days of such expiration or termination of use.
e.
Noncompliance with any Maricopa County Regulation shall be grounds for
initiating a revocation of this Special Use Permit as set forth in the Maricopa County
Zoning Ordinance.
f.
The granting of this change in use of the property has been at the request of the
applicant, with the consent of the landowner. The granting of this approval allows
the property to enjoy uses in excess of those permitted by the zoning existing on
the date of application, subject to conditions. In the event of the failure to comply
with any condition, or 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:
Nick Schlimm, Planner
Reviewed by:
Darren Gérard, AICP, Planning Manager
Attachments:
12/8/22 P&Z Packet (51 pages)
12/8/22 P&Z Handout (42 pages)
12/15/22 Opposition Map (1 page)
Note:
12/8/22 Draft P&Z Minutes are not available as of the writing of this report, but can
be provided upon request later when available.
Z2022133 & Z2022134
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Report to the Planning and Zoning Commission
Prepared by the Maricopa County Planning and Development Department
Cases:
Z2022133 and Z2022134 – Lake Pleasant Storage
Hearing Date:
December 8, 2022
Supervisor District:
4
Applicant:
Richard Starr, Garrett Development Corporation
Owners:
Branden Orr and Savannah Orr
Requests:
1) Zone Change with Overlay from Rural-43 to C-2 CUPD
2) Special Use Permit (SUP) for RV/Boat Parking
Site Location:
Generally located 2,100’ north of the NEC of W. Pinnacle Peak Road
& N. Lake Pleasant Parkway in the Peoria area
Site Size:
Approx. 4.4 acres
Density:
N/A
County Island:
Yes (City of Peoria)
County Plan:
White Tank / Grand Ave – Small Lot Residential (2-5 d.u./ac.)
Municipal Plan:
City of Peoria – Rural Residential
Municipal Comments:
None received to date
Support/Opposition:
None known
Recommendation:
Approve with conditions
Z2022133 & Z2022134
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Project Summary:
1.
The applicant, Richard Starr of Garrett Development Corporation, on behalf of the
property owners, Branden and Savannah Orr, is requesting a Zone Change from Rural-43
to C-2 CUPD, as well as a Special Use Permit (SUP) for RV and boat storage, on APN 201-
16-019C (subject property). The subject property is vacant, comprises approximately 4.4
acres, and is located on the east side of Lake Pleasant Parkway, approximately ½ mile
north of Pinnacle Peak Road and ½ mile south of Happy Valley Road. The subject
property is also located on a county island in the City of Peoria Municipal Planning Area.
2.
The request for a Zone Change with Overlay is to accommodate a proposed indoor,
climate-controlled self-storage facility. The narrative report states that the self-storage
facility would provide an important low-intensity use to customers with personal, business,
or other temporary storage needs. Climate control is cited as an especially valuable asset
in the hot Arizona climate. The self-storage use would be contained within a single-story
building with a 55,900-square-foot footprint, plus an additional 55,900 square feet of
basement storage. A total of 109,250 square feet would be dedicated to self-storage,
plus 900 square feet of office space and a 1,650-square-foot loading area, for a total
building area of 111,800 square feet. The proposed roofline is 18’-8”, with parapets raising
the total building height to 20’.
3.
The request for an SUP is to accommodate up to 71 covered spaces for RV and boat
storage, with a total canopy area of 29,280 square feet. These storage spaces would be
12’ wide and range from 25’ – 50’ in length, would measure up to 19’-3” in height, and
would be located to the east and south of the self-storage building. Per the narrative
report, covered RV and boat parking is valuable for customers who face restrictions
parking large vehicles on their own properties, and in turn seek secure storage of these
vehicles with protection from the sun.
4.
Public access, as well as primary emergency access, would be provided to and from the
site by way of a new driveway and deceleration lane at Lake Pleasant Parkway. The
driveway would be 40’ wide and located along the west property line, with the centerline
located 70’ south of the north property line. Due to the existing median, the new driveway
would only accommodate right-in/right-out turns. As Lake Pleasant Parkway is within the
City of Peoria’s jurisdiction, driveway access and related traffic impact analyses will be
further evaluated by the City following final determination of these cases by the County,
but prior to the issuance of building permits. Secondary emergency access, if requested
by fire authorities, would be provided at the southeast corner of the property by way of
an emergency gate at Mariposa Grande. On-site, two-way traffic will be permissible on
all sides of the indoor storage building. Two gates (one each on the north and south side
of the building) would allow customers to access via keypad their storage units and
RV/boat storage spaces, as well as the loading area of the self-storage building.
5.
Two employees would be onsite during office hours from 9:00 a.m. – 6:00 p.m., Monday
through Saturday. The two access gates would be accessible 7 days a week from 6:00
a.m. – 10:00 p.m. The property would be screened by an 8’ (h) CMU wall and a 25’
landscape buffer along the north, east, and south property lines.
6.
The Maricopa County Planning & Development Department (PND) held a Pre-
Application meeting with the applicant on June 14, 2022 (per Case PA2022095) to discuss
Z2022133 & Z2022134
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the proposed uses and zoning entitlements. Staff recommended that the applicant
inquire with the City of Peoria regarding annexation of the subject property, as Lake
Pleasant Parkway is within the City’s jurisdiction. Otherwise, a Zone Change to C-2 CUPD
and an SUP would both be required. The applications for the Zone Change and SUP (per
Cases Z2022133 and Z2022134, respectively) were received on July 12, 2022. The
applicant’s narrative report confirms that the City of Peoria had expressed no intention
of annexing the subject parcel, and likewise had expressed no objection to the proposed
uses and zoning entitlements to be requested from the County. A Technical Advisory
Committee (TAC) meeting was held on August 16, 2022. Final revisions to the site plan
and narrative report were received on November 2, 2022, and the cases were placed
on the December 8, 2022 Planning & Zoning Commission agenda.
7.
The requested CUPD Overlay includes three variations to the base C-2 zoning district
regulations. The first request is to reduce the required number of parking spaces from 126
to 26. The second request is to reduce the required number of loading areas from five to
one (the one loading area proposed will accommodate three drive-in bays). The
applicant justifies these requests in stating that the storage use is a low-intensity trip
generator, with customers only visiting their rented units once every several months on
average. The applicant also references the far less restrictive parking requirements of
other jurisdictions, namely the City of Phoenix, which only requires 1 parking space per 35
storage units and one parking space per 300 square feet of office space (The County’s
zoning ordinance requires 1 space per 900 square feet of building used for “warehouse”
use and 1 space per 250 square feet of building used for “office” use). Per the applicant,
if this project were within the City of Phoenix’s jurisdiction, the minimum parking
requirement would be for 26 spaces, hence the requested variation.
8.
The third request is to restrict the allowed use on the site to self-storage only, with the
associated RV and boat parking to be allowed with the SUP. Per the narrative report,
allowing only these uses guarantees minimal commercial impact on the neighboring
community, giving residents the comfort of knowing that a more intense commercial use
(if one were to be proposed in the future) would be required to undergo an additional
entitlement process. The following development standards are proposed with the
CUPD/SUP table below, with changes to base development standards shown in bold.
Regulation
Base Zoning District
Regulations (C-2)
Proposed Zoning
District Regulations
(C-2 CUPD)
Proposed Zoning
District Regulations
(C-2 CUPD SUP)
Maximum Height
40’
40’
40’
Minimum Front Yard
10’
10’
10’
Minimum Side Yard
10’
10’
10’
Minimum
Street-side
Yard
10’
10’
10’
Minimum Rear Yard
25’
25’
25’
Minimum Lot Area
6,000 sq. ft.
6,000 sq. ft.
6,000 sq. ft.
Minimum Lot Width
60’
60’
60’
Maximum Lot Coverage
60%
60%
60%
Parking Spaces
126
26 (C-2 CUPD & SUP combined)
26 (C-2 CUPD & SUP combined)
Loading Spaces
5
1
1
Screening
6’ solid wall
6’ solid wall
6’ solid wall
Uses
See Ordinance for C-2
Commercial Uses
Self-Storage Only
Self-Storage
and
Associated
RV/Boat
Parking Only
Z2022133 & Z2022134
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Subject site and surrounding zoning districts.
2022 aerial image of the subject site.
Z2022133 & Z2022134
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Site Plan
Existing On-Site and Adjacent Zoning / Land Use:
9.
On-site:
Rural-43 / Vacant
North:
Rural-43 / Single-Family Residences
South:
Rural-43 / Islamic Center of Peoria
East:
Rural-43 / Single-Family Residences
West:
Lake Pleasant Parkway, then City of Peoria SR-43 / Candeo School
Utilities and Services:
10.
Water:
Sunrise Water Company
Wastewater:
Private Septic
School District:
Peoria Unified School District
Fire:
Rural/Metro Fire Department
Police:
Maricopa County Sherriff’s Office
Right-of-Way:
11.
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.
Z2022133 & Z2022134
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Street Name
Half-width Existing R/W
Half-width Proposed R/W
Future Classification
Lake Pleasant
Parkway
75’
(City
of Peoria
jurisdiction)
N/A
Principal Arterial
Adopted Plans:
12.
White Tank / Grand Ave Area Plan (adopted December 6, 2000): The White Tank / Grand
Avenue Area Plan designates the site as Small Lot Residential (greater than 2.0 but less
than 5.0 dwelling units per Acre). This category “identifies areas where increased
residential density development is appropriate and urban services such as sewer, water,
schools, parks, and fire and police protection are available. Single family development
may be permitted, provided that overall development densities do not exceed 5.0
dwelling units per acre. Densities greater than 5.0 dwelling units per acre may be
permitted in new development, but only if areas of lower density offset the increase such
that an average of no more than 5.0 dwelling units per acre is maintained. A community
sewer and water system will be required for development at these densities.”
13.
City of Peoria General Plan (adopted December 2020): The City of Peoria General Plan
designates the site as Rural Residential. This category “identifies areas of large-lot
residential development in areas with a semi-rural or agricultural character.” Densities
range from 0 to 1.0 dwelling unit per acre. Lots are typically over 1 acre in size, with
substantial setbacks from streets and between homes to emphasize the semi-rural
character of the area.
Public Participation Summary:
14.
The applicant complied with 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 to interested parties. In the Citizen Participation
Results report, the applicant acknowledges the concerns that neighboring property
owners did express during the Review Process, including concerns regarding building
height, traffic and access, screening, utility access at Mariposa Grande, the need and
desirability for self-storage in the area, and onsite safety and security. The Results report
addresses all of these concerns and confirms that the applicant has maintained contact
with concerned neighbors. According to the report, there are no outstanding issues. As
of the date of this report, staff has not been notified of any objections from the general
public. The City of Peoria was also notified of the requests; however, as of the date of this
report, staff has not received any response from the City.
Outstanding Concerns from Reviewing Agencies:
15.
N/A.
Staff Analysis:
16.
The proposed use is appropriate for a site located adjacent to a principal arterial.
However, as the property owner will not be seeking annexation for sewer service, staff
concurs with the applicant’s request to limit commercial use of the site to the proposed
self-storage facility and RV/boat storage. These uses can be accommodated via an
onsite septic system. Generally, self-storage and RV/boat storage facilities generate very
Z2022133 & Z2022134
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small numbers of visitors and very little traffic at any given time. For this reason, the
proposed uses are compatible with the surrounding residential uses. For similar reasons,
the request to lower the required number of parking spaces and loading spaces is also
reasonable. The 126 parking spaces and five loading spaces required under base C-2
zoning district regulations far exceed the number of spaces that would be in demand for
a use that generates very few trips. Additionally, the applicant has demonstrated
cooperation with neighboring property owners as part of the required Citizen Review
Process and has gone so far as to tailor the site plan to accommodate their concerns.
Therefore, staff supports the request for a Zone Change to C-2 CUPD and the associated
proposal to develop the site as a self-storage facility. Staff also supports the request for a
Special Use Permit for RV and boat storage. Staff recommends that the SUP be valid for
a period of 20 years. Limiting the SUP to 20 years will allow for reevaluation of the project
at that time to determine whether the use of the site for RV and boat storage remains
appropriate, pending growth patterns, zoning, and annexations within the City of
Peoria’s Municipal Planning Area.
17.
Staff notes that there are 33’ federal patent easements along the east and south
property lines. Staff advised the applicant during the TAC meeting that these patent
easements would need to be abandoned prior to issuance of building permits. The
applicant and property owners are coordinating with the Maricopa County Department
of Transportation (MCDOT) to abandon these patent easements, per Case PAB-0206. The
first of two hearings scheduled with the Board of Supervisors (BOS) was held on September
28, 2022. The second and final BOS hearing is scheduled for December 7, 2022. Following
abandonment, only a 55’ x 33’ portion will remain as a road and utility easement in the
southeast corner of the parcel, connecting to the Mariposa Grande right-of-way. A 30’ x
65’ fire access easement will extend north from the road and utility easement, as
illustrated in the excerpt from the site plan provided below. As confirmed in the narrative
report, there will be no public access to/from Mariposa Grande, which will only be used
for secondary emergency access if requested by fire authorities.
Z2022133 & Z2022134
Page 8 of 13
If the patent easements were not abandoned, as many as 50 (out of 71) of the proposed
RV/boat storage spaces would encroach onto these easements, and hence would not
be permissible. Therefore, the project benefits significantly from the abandonment of the
patent easements. The preservation of a small segment of the southern patent
easement, which will feed into a proposed fire access easement, is also beneficial as it
will provide secondary emergency access if the need arises.
18.
A temporary address (9828 W. Mariposa Grande) has been assigned to the subject
parcel. Mariposa Grande is classified as “Other R/W” (as it is not maintained by MCDOT)
and follows the east-west patent easement up to the southernmost 25’ of the subject
parcel’s east property line. Although public access to the site will be provided via Lake
Pleasant Parkway (hence the project name), the subject parcel does not border the Lake
Pleasant Parkway R/W. The two are separated by another parcel, APN 201-16-019B,
which is adjacent to the west of the subject parcel (APN 201-16-019C). This adjacent
parcel shares the same ownership with the subject parcel. Unlike the subject parcel,
however, this adjacent parcel is within the City of Peoria’s jurisdiction, as is the Lake
Pleasant Parkway R/W.
This separation notwithstanding, staff has determined that the subject parcel qualifies as
a through lot. Therefore, both the east and west property lines are considered front yards
for setback purposes. Furthermore, the applicant has expressed interest in having the
parcel reassigned a Lake Pleasant Parkway address. Since the main access driveway will
connect to this arterial, staff concurs that a Lake Pleasant Parkway address is desirable.
Z2022133 & Z2022134
Page 9 of 13
Therefore, when the applicant applies for building permits, he is welcome to request a
Lake Pleasant Parkway address from the PND Addressing Division.
19.
The applicant will be responsible for coordinating with the City of Peoria to review any
traffic impact, right-of-way dedication, permitting, or roadway improvement
requirements. The applicant has provided documentation of a Preliminary Application
meeting held between himself and the City on June 8, 2022. This Pre-Application was a
request for a driveway and ROW permit along Lake Pleasant Parkway. The City advised
the applicant to obtain the necessary entitlements from Maricopa County first, and then
to apply for Landscape and Site Improvement (Civil) Permits from the City.
Documentation of this Pre-Application is included with the staff report. This
documentation illustrates that the City of Peoria is aware of the project and the zoning
entitlements being requested from the County. Furthermore, it suggests that the City is
willing to support the project (to the extent it impacts municipal jurisdiction) once the
County issues the zoning entitlements for that portion of the project within County
jurisdiction.
Recommendation:
17.
Staff recommends the Commission adopt a motion recommending that the Board of
Supervisors approve Z2022133 subject to the following conditions ‘a’ – ‘h’.
a.
A Plan of Development is approved subject to the Site Plan entitled “Lake Pleasant
Parkway Storage”, consisting of 1 full-size sheet, dated October 31, 2022, and
stamped received November 2, 2022, 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 “Lake Pleasant Parkway Storage”, consisting of 7 pages, dated
October 2022, and stamped received November 2, 2022, except as modified by
the following conditions.
c.
The following Planning Engineering conditions shall apply:
1. Patent easements must be abandoned prior to issuance of any building
permits.
2. Lake Pleasant Parkway is within the jurisdiction of the City of Peoria. The
applicant will be responsible for coordinating with the City to review any
traffic
impact,
right-of-way
dedication,
permitting
or
roadway
improvement requirements.
3. Mariposa Grande has not been accepted by the county; and therefore
not maintained by the County. This alignment is classified as “Other R/W”
Z2022133 & Z2022134
Page 10 of 13
4. Based on the TIS submitted to the County for review, County estimates that
there will be no significant traffic impacts on the County facilities
surrounding the project Site. County has no further comments.
5. Retention basin(s)\ Underground storage must drain within 36 hours.
6. Maintain a minimum 25 foot separation between septic facilities and the
retention basins.
7. Detailed Grading and Drainage (Site Infrastructure) Plans must be
submitted with the application for Building Permits. All onsite flows must be
routed to the underground retention storage.
8. Offsite flows contributing to the 2-18” pipe culverts must be provided in the
building permit.
9. The subject premises is located within the County’s Urbanized Area and will
disturb more than one (1) acre. A Storm Water Pollution Prevention Permit
(SWPPP), issued by the County (PND), will be required prior to issuance of
any
building
permits
required
for
site
development.
See:
https://www.maricopa.gov/DocumentCenter/View/6577
10. 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.
d.
The following C-2 CUPD standards shall apply:
1. There shall be a minimum of 26 parking spaces provided.
2. There shall be a minimum of 1 loading space provided.
3. The use of the site shall be limited to indoor self-storage.
e.
Prior to issuance of a building permit, written confirmation will be required from the
emergency fire protection jurisdiction having authority that the facility has been
designed in accordance with their regulations and requirements, and that
emergency fire protection service will be provided to the facility. Prior to issuance
of the certificate of occupancy, local fire protection jurisdiction review and
approval will be required.
f.
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.
Z2022133 & Z2022134
Page 11 of 13
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. The Zone Change
enhances the value of the property above its value 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.
18.
Staff recommends the Commission adopt a motion recommending that the Board of
Supervisors approve Z2022134 subject to the following conditions ‘a’ – ‘f’.
a.
Development of the site shall be in substantial conformance with the Site Plan
entitled “Lake Pleasant Parkway Storage”, consisting of 1 full-size sheet, dated
October 31, 2022, and stamped received November 2, 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 “Lake Pleasant Parkway Storage”, consisting of 7 pages, dated
October 2022, and stamped received November 2, 2022, except as modified by
the following conditions.
c.
The following Planning Engineering conditions shall apply:
1. Patent easements must be abandoned prior to issuance of any building
permits.
2. Lake Pleasant Parkway is within the jurisdiction of the City of Peoria. The
applicant will be responsible for coordinating with the City to review any
traffic
impact,
right-of-way
dedication,
permitting
or
roadway
improvement requirements.
3. Mariposa Grande has not been accepted by the county; and therefore
not maintained by the County. This alignment is classified as “Other R/W”
4. Based on the TIS submitted to the County for review, County estimates that
there will be no significant traffic impacts on the County facilities
surrounding the project Site. County has no further comments.
Z2022133 & Z2022134
Page 12 of 13
5. Retention basin(s)\ Underground storage must drain within 36 hours.
6. Detailed Grading and Drainage (Site Infrastructure) Plans must be
submitted with the application for Building Permits. All onsite flows must be
routed to the underground retention storage.
7. Detailed Grading and Drainage (Site Infrastructure) Plans must be
submitted with the application for Building Permits. All onsite flows must be
routed to the underground retention storage.
8. Offsite flows contributing to the 2-18” pipe culverts must be provided in the
building permit.
9. The subject premises is located within the County’s Urbanized Area and will
disturb more than one (1) acre. A Storm Water Pollution Prevention Permit
(SWPPP), issued by the County (PND), will be required prior to issuance of
any
building
permits
required
for
site
development.
See:
https://www.maricopa.gov/DocumentCenter/View/6577
10. 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.
d.
This Special Use Permit is valid for a period of 20 years and shall expire on January
25, 2043, or upon termination of the use for a period of 90 or more days, whichever
occurs first. All site improvements associated with the Special Use Permit shall be
removed within 90 days of such expiration or termination of use.
e.
Noncompliance with any Maricopa County Regulation shall be grounds for
initiating a revocation of this Special Use Permit as set forth in the Maricopa County
Zoning Ordinance.
f.
The granting of this change in use of the property has been at the request of the
applicant, with the consent of the landowner. The granting of this approval allows
the property to enjoy uses in excess of those permitted by the zoning existing on
the date of application, subject to conditions. In the event of the failure to comply
with any condition, or 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
Z2022133 & Z2022134
Page 13 of 13
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:
Nick Schlimm, Planner
Reviewed by:
Matthew Holm, AICP, Planning Supervisor
Attachments:
Case Maps (2 pages)
Site Plan (1 page)
Narrative Report (7 pages)
MCDOT comments (1 page)
MCESD comments (1 page)
DPR comments (4 pages)
Citizen Participation Plan (5 pages)
Citizen Participation Results Report (4 pages)
PND Pre-Application comments (10 pages)
City of Peoria Preliminary Application comments (3 pages)
MARICOPA COUNTY
/
Maricopa County Planning & Development - Phoenix, AZ
4
Gross Acres: 4.36 approx.
Generated November 9, 2022 14:58 PM
Z2022133
Application Name:
Legal Description
Lake Pleasant Storage EDR
Applicant
Case Address
T04N R01E 9,
Richard Starr for Garrett Development Corp
9828 W MARIPOSA GRANDE
Applicant Phone/Email
Parcel Primary:201-16-019C
480.970.4003
richard@gdc-az.com
PEORIA AZ 85383
Map scale 1:1,433
Supervisor District No.
REZONE TO C-2 CUPD OVERLAY (SELF STORAGE USE ONLY), PLUS ASSOCIATED VEHICLE PARKING
(RV/BOAT) PER SUP
5.3585 in
MARICOPA COUNTY
/
Maricopa County Planning & Development - Phoenix, AZ
4
Gross Acres: 4.36 approx.
Generated November 9, 2022 15:02 PM
Z2022134
Application Name:
Legal Description
Lake Pleasant Storage EDR
Applicant
Case Address
T04N R01E 9,
Richard Starr for Garrett Development Corp
9828 W MARIPOSA GRANDE
Applicant Phone/Email
Parcel Primary:201-16-019C
480.970.4003
richard@gdc-az.com
PEORIA AZ 85383
Map scale 1:1,433
Supervisor District No.
SUP FOR VEHICLE PARKING (RV & BOAT) AS AN ACCESSORY USE TO SELF STORAGE BUILDING.
SELF STORAGE BUILDING IS PER SEPARATE REZONE TO C-2 CUPD
5.3585 in
(28) 12' X 25' COVERED SPACES
(6) 12' X 40'
COVERED SPACES
(6) 12' X 50
COVERED SPACES
(9) 12' X 40'
COVERED SPACES
(9) 12' X 50'
COVERED SPACES
6
12
1 STORY + BASEMENT
1ST FLOOR OFFICE - 900 S.F.
1ST FLOOR LOADING - 1,650 S.F.
1ST FLOOR STORAGE - 53,350 S.F.
BASEMENT STORAGE - 55,900 S.F.
TOTAL 111,800 S.F.
( STORAGE = 109,250 S.F.)
OFFICE
900 S.F.
TOTAL (71)
COVERED SPACES
10'-0"
18'-0"
26'-0"
(13) 12' X 30
COVERED SPACES
32'-4"
25'-0"
25'-0"
KEY PAD
75'-0"
ROW
75'-0"
ROW
8'-0" HIGH BLOCK
WALL
8'-0" HIGH BLOCK
WALL
8'-0" HIGH BLOCK
WALL
8'-0" HIGH BLOCK
WALL
8'-0" HIGH BLOCK
WALL
3'-4" PARKING
SCREEN
WALL
25'-0"
MARIPOSA
GRANDE
(OTHER ROW)
20'-0"
DE
25'-0"
L/S
25'-0"
L/S
25'-0"
L/S
25'-0"
L/S
25'-0"
L/S
20'-0"
DE
PROPERTY LINE
LAKE PLEASANT
PARKWAY
8'-0"
LANDSCAPE
9'-0"
18'-0"
10'-0"
MIN.
C-2
10'-0"
MIN.
C-2
10'-0"
MIN.
C-2
10'-0"
MIN.
C-2
55' x 33' ROAD & UTILITY
EASEMENT
55'-0"
GATE
20' ACCESS
GATE
20'-0"
30'-0"
30'x65'
FIRE
ACCESS
EASEMENT
25'-0"
L/S
25'-0"
MIN.
C-2
4" x 4'
BOLLARD
8
18'-0"
8'-0"
5'-0"
LOADING
1,650 S.F.
14' CLEAR
30'-0"
63'-0"
72'-0"
30'-0"
50'-0"
55'-0"
50'-0"
40'-0"
45'-0"
40'-0"
25'-0"
32'-4"
191'-4"
31'-4"
25'-0"
25'-3"
22'-0"
20'-0"
16'-0"
20'-0"
22'-0"
20'-0"
KEY PAD
KEY PAD
24'-0"
27'-0"
296'-4"
316'-4"
166'-4"
ASPHALT
ASPHALT
ASPHALT
ASPHALT
211'-4"
25'-0"
85'-0"
GATE
GATE
25'-0"
100'-0"
66'-4"
20'-0"
20'-0"
DE
20'-11"
L/S
20'-11"
L/S
65'-0"
EXIST,
LIGHT
POLE TO
REMAIN
MONUMENT SIGN
LOCATION
TO BE OUT SIDE OF
EASEMENT
(UNDER SEPARATE
APPROVAL)
EXISTING
MEDIAN
25' x 25'
S.V.T.
LANDSCAPE
40'-0"
50'
25'
0'
A
R
C
H
I
T
E
C
T
S
,
I
N
C
9828 W MARIPOSA GRANDE PEORIA AZ 85383
N OF NEC OF LAKE PLEASANT PKWY AND PINNACLE PEAK RD
LAKE PLEASANT PARKWAY STORAGE
DATE: 10-31-22
09-12-22 (REVISED)
07-01-22 (PRELIMINARY)
04-25-22 (PRE-APP)
RKAA# 22114.00
SP-1
2 0 2 2 R K A A
ARCHITECTS, INC. ALL
RIGHTS RESERVED.
THIS DRAWING IS AN
I N S T R U M E N T O F
SERVICE. IT IS THE
PROPERTY OF RKAA
ARCHITECTS, INC. AND
M A Y N O T B E
DUPLICATED, USED OR
DISCLOSED WITHOUT
WRITTEN PERMISSION
OF THE ARCHITECT.
©
126 SPACES
26 SPACES
08 SPACES
08 SPACES
PARKING REQUIRED:
TOTAL PARKING REQUIRED: 1 PER 250 SF
TOTAL PARKING PROVIDED:
ACCESSIBLE SPACES REQUIRED:
ACCESSIBLE SPACES PROVIDED:
site
MARIPOSA GRANDE
NORTH
SCALE:
VICINITY MAP
N.T.S.
97TH AVENUE
55,900 S.F.
55,900 S.F.
111,800 S.F.
29,280 S.F.
141,080 S.F.
BUILDING AREA:
1ST FLOOR
BASEMENT
TOTAL BUILDING AREA:
TOTAL CANOPY AREA
TOTAL AREA
AVENDIA DEL SOL
PINNACLE PEAK ROAD
HAPPY VALLEY ROAD
99TH AVENUE
107TH AVENUE
LAKE PLEASANT PKWY
LAKE PLEASANT PKWY
PROJECT DIRECTORY
201-16-019C
RU-43(COUNTY)
C-2 CUPD WITH SUP(COUNTY)
4.356 ACRES (189,747 S.F.)
4.356 ACRES (189,747 SF)
60% (113,848 S.F.)
44.89% (85,180 S.F.)
STORAGE + RV PARKING
20'-0" MAX
PARCEL NUMBER:
EXISTING ZONING:
PROPOSED ZONING:
GROSS SITE AREA:
NET SITE AREA
MAX. LOT COVERAGE:
PROPOSED LOT COVERAGE:
PROPOSED USE:
PROPOSED BUILDING HEIGHT
SITE DATA
ARCHITECT: RKAA ARCHITECTS, INC.
OWNER: BRANDEN & SAVANNAH ORR
DEVELOPER: GARRETT DEVELOPMENT CORP
ENGINEER: OLSSON
AUTHORIZED AGENT: GARRETT DEVELOPMENT CORP
NORTH
SCALE:
SITE PLAN
1" = 25'-0"
CASE # PA2022095
PEORIA UNIFIED SCHOOL DISTRICT
(ZONE CHANGE FROM RURAL-43 TO C-2 CUPD FOR
LAKE PLEASANT PARKWAY SELF-STORAGE, WITH
SUP FOR RV & BOAT STORAGE)
CASE # Z2022133
CASE # Z2022134
CUPD COMPARISON CHART
C-2 CUPD
40'
10'
10'
10'
25'
6,000 SF
60'
60%
26
1
6' SOLID WALL
SELF-STORAGE
ONLY
REGULATION
MAX. HEIGHT
MIN. FRONT YARD
MIN. SIDE YARD
MIN. STREET-SIDE YARD
MIN. REAR YARD
MIN. LOT AREA
MIN. LOT WIDTH
MAX. LOT COVERAGE
TOTAL PARKING SPACES
LOADING SPACES
SCREENING
USES
C-2
40'
10'
10'
10'
25'
6,000 SF
60'
60%
126
5
6' SOLID WALL
SEE ORDINANCE
FOR C-2
COMMERCIAL USES
PATENT EASEMENTS ARE IN PROCESS OF BEING
ABANDONED PER PAB-0206
PUBLIC UTILITY/SERVICES:
WATER: SUNRISE WATER
WASTEWATER: PRIVATE SEPTIC
FIRE PROTECTION: RURAL/METRO
POLICE PROTECTION: COUNTY SHERIFF
ELECTRIC: APS
NATURAL GAS: SW GAS
PHONE/INTERNET: COX
REFUSE: WASTE MANAGEMENT
C-2 CUPD SUP
40'
10'
10'
10'
25'
6,000 SF
60'
60%
26
1
6' SOLID WALL
SELF-STORAGE AN
ASSOCIATED
RV/BOAT
PARKING ONLY
1
LAKE PLEASANT PARKWAY
SELF STORAGE & RV/BOAT STORAGE
Lake Pleasant Parkway and Mariposa Grande
9828 W Mariposa Grande, Peoria, AZ
APN: 201‐16‐019C
Case No: Z2022133 and Z2022134
October 2022
SUBJECT
2
Location: Lake Pleasant Pkwy & Mariposa Grande
APN: 201‐16‐019C (County) + 201‐16‐019B (City of Peoria).
Purpose:
Entitlements to be requested from County:
a. Rezone to C‐2 CUPD for self storage use only.
b. Special Use Permit for covered boat/RV parking.
c. No land use entitlements from City. Property within City limits (only
6000 SF) will be used only for drainage and ROW landscaping. Project
will require access/ROW permit from City to access Lake Pleasant Pkwy.
Description of Proposal:
Requested Use: Indoor, climate controlled Self Storage with covered Boat/RV
parking.
Business Operations (hours):
Office ‐ Monday through Saturday 9am‐6pm.
Gate – Monday through Sunday 6am‐10pm.
# of Employees/Customers: 2 staff members + customers (often less than 2‐3
customers onsite at a time).
Description of Building:
a. Single‐story self‐storage building located in the center of the site.
Approximately 55,900 SF footprint plus basement = 111,800 gross SF.
Loading area (east elevation): 1,650 SF. Office (Northwest corner of
building): 900 SF.
b. Self‐storage building height ‐ 18’‐8” (except 20’ at sign parapet).
c. RV canopies (steel) will be 14’‐8” high to 19’‐3”.
Colors & Materials: See elevations.
a. Building: Stucco and stone veneer. Sonoran Desert tones including
Sherwin Williams “Sandbar” (tan) and “Tiki Hut” (dark brown).
b. RV canopies: Steel. Sherwin Williams “Urbane Bronze”.
Screening: 8’ block wall along North, East and South property lines.
Landscape: 25’ landscaped buffer with trees along North, East and South property
lines.
3
Signage:
a.
Building signage to be located on the west elevation along Lake
Pleasant Pkwy and on the north elevation closest to Lake Pleasant Pkwy as
shown in the elevations. Additional details to be provided via separate sign
permit.
b.
Monument signage to be located within County property along Lake
Pleasant Pkwy as shown on the site plan. Additional details to be provided
via separate sign permit.
Lighting:
a. Parking lot lighting to be provided on all sides of the building. Lighting
will adhere to County’s zoning ordinance for height and screening
requirements.
Relationship to Surrounding Properties:
Overview: Property is located along major arterial (Lake Pleasant Parkway) in NW
Peoria near regional commercial hub at LPP and Happy Valley. Proposed project
is single‐story only and a quiet use which helps it blend in with the adjacent
residential uses.
a. Existing Use/Zoning: Residential / RU‐43.
b. Surrounding Uses/Zoning: Residential (North and east), Islamic Center
(South), Candeo Schools (West)
c. Benefit to Community: Self storage provides an important low‐intensity
use to customers. Self storage with climate control in hot AZ climate is
valued by many residents to meet personal or business storage, moving
or other temporary needs. Covered RV/boat parking is vital for many
residents that require secure storage of large vehicles with protection
from AZ sun. Also, some neighborhoods have HOA restrictions and/or
smaller lots which prevent storage of RV/boats on residents’ property.
d. Recent changes that support entitlement request: Lake Pleasant
Parkway (both in County and City) has developed with many non‐
residential uses including schools and commercial uses. City of Peoria
approved a similar self storage along Lake Pleasant Parkway in 2018.
While this project will have similar upgraded elevations and landscaping,
4
our project will be superior to City’s project because it will be fully
climate controlled and offer RV parking.
Location & Accessibility:
Location is on the east side of Lake Pleasant Parkway, approx. 1/2 mile north of
Pinnacle Peak Rd. and south of Happy Valley Rd. Lake Pleasant Parkway is a major
arterial with many similar commercial uses.
Parking Required:
Office: 1 per 250 sq. ft. = 4 spaces (including 1 ADA‐accessible space).
Indoor Storage: 1 per 900 sq. ft. = 122 spaces (including 7 ADA‐accessible
spaces).
Loading: 1 per 25,000 sq. ft. = 5 loading spaces.
Total Required: 126 spaces (including 8 ADA‐accessible spaces) and 5
loading spaces.
Parking Provided: 26 total spaces including 8 ADA‐accessible parking spaces and 1
internal loading area with 3 drive‐in bays.
Given that self storage use is a low‐intensity trip generator, the County’s standard
parking requirement for 126 spaces is not necessary. Frequently, customers only
visit their rented units once every 3‐6 months. Additionally, the County’s parking
requirement exceeds the required parking in adjacent municipalities. For
example, the City of Phoenix requires only 1 stall / 35 storage units and 1 stall /
300 sq. ft. office. If this project were located in Phoenix, 26 parking spaces would
be required (23 for storage units and 3 for office or 26 in total).
Community Facilities & Services (within vicinity):
Parks: Liberty Park (9700 W Williams Road) – 1.5 miles away.
Schools: Candeo Peoria (9965 W Calle Lejos) ‐ .1 miles away, BASIS Peoria
(25950 N Lake Pleasant Parkway) – 1.2 miles away, and Liberty High School
(9621 W Speckled Gecko Drive) – 2.1 miles away.
Other: City of Peoria Police (23100 N Lake Pleasant Parkway) ‐.9 miles away
and City of Peoria Fire (23210 N Lake Pleasant Parkway) ‐ .8 miles away.
Circulation:
5
Circulation Onsite: Two‐way traffic permissible on all sides of building. Boat/RV
parking is in rear behind gates. Customer access to gated area is via keypad. Fire
access to Mariposa Grande ROW will be provided via emergency gate (see
Easement discussion) if requested by fire authorities.
Circulation Offsite: New driveway with deceleration lane on Lake Pleasant Pkwy
(City ROW). Right‐in, right‐out turning movements only. There will be no
customer traffic to/from Mariposa Grande (County ROW) and surrounding
neighborhood. A Traffic Impact Statement has been prepared with this submittal.
Self storage generates less traffic than many commercial uses or schools. The
traffic engineer concludes that the deceleration lane and driveway on Lake
Pleasant Parkway are appropriate for this development. Further, the driveway
will be evaluated by City of Peoria engineering in conjunction with its review of
the required right‐of‐way permit.
Describe Onsite Paving: All vehicle areas will be paved.
Development Schedule:
Timeframe for Construction: Approximately 11 months in a single phase.
Public Utility/Services:
Water: Sunrise Water.
Wastewater: private septic.
Fire Protection: Rural/Metro.
Police Protection: County Sheriff.
Electric: APS.
Natural Gas: SW Gas.
Phone/Internet: Cox.
Refuse: Waste Management.
6
CUPD & SUP COMPARISON CHART:
REGULATION
BASE ZONING
DISTRICT
REGULATIONS (C‐2)
PROPOSED ZONING
DISTRICT
REGULATIONS (C‐2
CUPD)
PROPOSED ZONING
DISTRICT
REGULATIONS (C‐2
CUPD SUP)
MAX. HEIGHT
40’
40’
40’
MIN. FRONT YARD
10’
10’
10’
MIN. SIDE YARD
10’
10’
10’
MIN. STREET‐SIDE YARD
10’
10’
10’
MIN. REAR YARD
25’
25’
25’
MIN. LOT AREA
6,000 sq. ft.
6,000 sq. ft.
6,000 sq. ft.
MIN. LOT WIDTH
60’
60’
60’
MAX. LOT COVERAGE
60%
60%
60%
PARKING SPACES
126
26
26
LOADING SPACES
5
1
1
SCREENING
6’ solid wall
6’ solid wall
6’ solid wall
USES*
See Ordinance for C‐2
Commercial Uses
Self‐Storage Only
Self‐Storage and
associated RV/Boat
Parking only
*This rezone request is for the self storage use and the special use permit is for the associated
RV/BOAT parking only. Allowing only a single use provides the lowest commercial impact on
the neighboring community. It gives community members the comfort of knowing any other
commercial use in the future would be required to go back through this zoning process.
33’ Patent Easements:
Existing Patent Easements along property lines:
North: none.
East: 33’ Road and Utility.
South: 33’ Road and Utility.
West: n/a (within City ROW)
Revised Patent Easement (per pending Application with County PAB‐0206):
North: None.
East: 55’ x 33’ Road and Utility in SE corner only to provide access to
property to the south similar to existing conditions.
South: SE corner only (see above).
7
West: N/A (within City ROW)
Stormwater Drainage:
A preliminary stormwater plan has been prepared by our civil engineer,
Olsson. See attached pdf. All stormwater will be retained onsite and
stored in underground tanks near the southwest corner of the property.
There is an existing 20’ drainage easement, for flows running from north to
south, which benefits the City of Peoria (easement holder). The new site
improvements within the City property affected by drainage easement will
be reviewed by City of Peoria engineering staff.
Citizen Participation Plan:
As outlined in more detail in the Citizen Participation Plan, this application
and its details will be shared with adjacent residents at each milestone.
The applicant has reached out to adjacent owners already, before Pre‐
application meeting, and made three changes per those requests: 1) raise
perimeter wall to 8’, 2) move RV parking from north property line to south
property line and 3) provide more RV view‐screening along east property
line. Additionally, the site plan includes landscaped setbacks along north,
east and south property lines in excess of typical C‐2 zoning.
City of Peoria Coordination:
The Applicant held a pre‐app meeting with City of Peoria on June 8, 2022 as
a portion of the overall project, APN 201‐16‐019B with Lake Pleasant
Parkway frontage, is located within the City of Peoria’s limits whereas APN
201‐16‐019C is within Maricopa County. The notes from City of Peoria pre‐
app meeting are included with this application. The focus of the pre‐app
was the required driveway and related deceleration lane along Lake
Pleasant Parkway. Further discussion involved the existing 20' drainage
easement (north/south) across the City portion of project. Lastly, City
explained need to include elements of its "Lake Pleasant Parkway Design
Theme" along project's arterial frontage. The City did not express any
intention to annex the County property nor object to this Rezone
application requested from Maricopa County.
I:\TSM Traffic Development\1. Projects\North_West_Valley(North of I10_West of I17)\LPP Storage_Z2022133 and
Z2022134_LakePleasant Pkwy\1. Traffic Impact Studies\LPP Storage_Z2022133&Z2022134_1st Review Approved.docx
MCDOT -- TRAFFIC ENGINEERING
REVIEW COMMENT SHEET
1 of 1
Project Name: LPP Storage (APN # 201-16-19 C)
Location: NEC of Lake Pleasant Parkway and Maripose Grand Lane
MCDOT File No.: Z2022133 and Z2022134
Date: August 03, 2022
Reviewer: Laxmikanth Narwa, P.E.
Phone No.: 602-506-8677
Consultant: CivTech, Inc.
Project No.:
Plans Sealed By: Joseph F. Spadafino, P.E., PTOE, PTP
Consultant Code:
A = Will Comply B = Deleted
C = Consultant to Evaluate
Item
Number
Page
Number
Comments
Consultant
Reply
= = =
1
2
.
= = =
General
General
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 LPP Storage development is located on the northeast corner of
Lake Pleasant Parkway and Mariposa Grande lane in the City of Peoria. The
development is planned to a self-storage mini-warehouse and RV Storage
facility within parcel APN # 201-16-019B which is in Unincorporated Maricopa
County . The Site will be accessed by one RI/RO access driveways only due
to existing median on Lake Pleasant Parkway. The site is estimated to
generate a maximum of 166 total daily trips with maximum 24 AM peak hour
trips and maximum 19 PM peak hour trips.
General Comments:
The project site is entirely within the Unincorporated Maricopa County. The
adjacent roadway covering the site is completely within the City of Peoria
jurisdiction. Therefore, the proposed access point and related traffic impact
analysis elements shall be reviewed and approved by the City of Peoria. The
below comments are limited to Maricopa County facilities in the project
vicinity.
Review Comments:
Based on the estimated low trip generation for the proposed warehouse
development, County estimates that there will be no significant traffic impacts
on the County facilities surrounding the project Site. Therefore, County has
no further comments on this Traffic Impact Statement presented for review.
The Traffic Impact Statement is Approved.
Signature: _____________________________________ Date: ___________
Use CODE
"A", "B","C"
in this column
next to every
comment.
= = = =
8/22/22
Thank you!
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 14, 2022
TO :
Nicholas Schlimm, Planning & Development Dept.
Planner
FROM: Souren Naradikian, P.E.
Senior Civil Engineer
SUBJECT: Rezone to C-2 CUPD overlay. Z2022133
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 Rezone to C-
2 CUPD overlay at APN # 201-16-019C. According to the submitted documents,
water will be served by Sunrise Water and sewer services is septic, MCESD has
concerns. ATC/NOID permit applications are required 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 14, 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.
James Philbin, P.E.
Planning & Development
301 W Jefferson St, Suite 170
Phoenix, Arizona 85003
Phone: (602) 372-4362
www.maricopa.gov/planning
Email address:
James.philbin@maricopa.gov
Maricopa County
Planning & Development Department
Date:
October 04, 2022
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:
Z2020133_Z2020134: SUP for vehicle parking (RV & boat) as an
accessory use to self storage building. Self Storage building is per
separate Rezone to C-2 CUPD
APN(s):
201-16-019C
Engineering Review has reviewed the first plan and report routed for review on
09/15/2022, for the subject application and has no further objections with the following
stipulations:
1. Patent easements must be abandoned prior to issuance of any building
permits.
2. Lake Pleasant Parkway is within the jurisdiction of the City of Peoria. The
applicant will be responsible for coordinating with the City of review any traffic
impact, right-of-way dedication, permitting or roadway improvement
requirements.
3. Mariposa Grande has not been accepted by the County; and therefore not
maintained by the County. This alignment is classified as “Other R/W”
4. Based on the TIS submitted the County for review, County estimates that
there will be no significant traffic impacts on the County facilities surrounding
the project Site. County has no further comments.
5. Retention basin(s)\ Underground storage must drain within 36 hours.
6. Maintain a minimum 25 foot separation between septic facilities and the
retention basins.
7. Detailed Grading and Drainage (Site Infrastructure) Plans must be submitted
with the application for Building Permits. All onsite flows must be routed to the
underground retention storage.
8. Offsite flows contributing to the 2-18” pipe culverts must be provided in the
building permit.
Page 2 of 4
9. The subject premises is located within the County’s Urbanized Area and will
disturb more than one (1) acre. A Storm Water Pollution Prevention Permit
(SWPPP), issued by the County (PND), will be required prior to issuance of
any building permits required for site development.
See: https://www.maricopa.gov/DocumentCenter/View/6577
10. 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.
Please contact me with any questions.
Page 3 of 4
DRAINAGE PLAN REVIEW REFERENCES:
The Drainage Regulations are listed in Section 1205 of the MCZO:
https://www.maricopa.gov/documentcenter/view/272
Maricopa County Drainage Policies and Standards Manual:
https://www.maricopa.gov/DocumentCenter/Home/View/2369
For Additional Information See:
https://www.maricopa.gov/1635/Drainage-Review
FLOOD CONTROL DISTRICT OF MARICOPA COUNTY REFERENCES:
Floodplain Regulations for Maricopa County:
https://www.maricopa.gov/DocumentCenter/View/630
For Additional Information See:
https://www.maricopa.gov/3847/Flood-Control-District
PND TRANSPORTATION REFERENCES:
Residential Driveway Guidelines
https://www.maricopa.gov/documentcenter/view/362
Roadway Design Manual
http://www.mcdot.maricopa.gov/DocumentCenter/View/24883
Maricopa County Resolution for ROW Permits
https://www.maricopa.gov/documentcenter/view/364
For Additional Information See:
https://www.maricopa.gov/156/MCDOT
PND STORMWATER QUALITY (SWPPP) REFERENCES:
Storm Water Quality Management and Discharge Control Regulation
https://www.maricopa.gov/DocumentCenter/View/6577
Air Pollution Control Regulations Rule 310
https://www.maricopa.gov/DocumentCenter/View/5354
For Additional Information See:
https://www.maricopa.gov/3980/Water-Sewage-Stormwater-Waste
Page 4 of 4
Abbreviations Key:
Drainage:
DD =
Department Directive (See: http://www.maricopa.gov/1911/Department-
Directives)
MCZO =
Maricopa County Zoning Ordinance
DPSM = Maricopa County Drainage Policies and Standards
SSA =
State Standard Attachment
DDMV1= Maricopa County Drainage Design Manual – Hydrology
DDMV2 = Maricopa County Drainage Design Manual – Hydraulics
Flood Control:
FRMC =
Floodplain Regulations for Maricopa County
PND Transportation:
RDM =
MCDOT Roadway Design Manual
RDG =
MCDOT Residential Design Guidelines
MSRP = MCDOT Major Streets and Routes Plan
PND Storm Water:
SWMDCR=
Maricopa County Storm Water Quality Management and Discharge
Control Regulation
DDMV3= Maricopa County Drainage Design Manual – Erosion Control
APCR=
Maricopa County Air Pollution Control Regulations – Rule 310
www.gdc-az.com
GARRETT DEVELOPMENT CORPORATION
6900 E CAMELBACK ROAD, SUITE 607, SCOTTSDALE, AZ 85251
Citizen Participation Plan
Lake Pleasant Parkway Self Storage
9828 W Mariposa Grande, Peoria, AZ
APN: 201-16-019C
July 6, 2022
Parties Affected by Application
1.
The parties affected by this application include all property owners located within
300’ of the proposed development and the City of Peoria. There are 14 property
owners identified within 300’ radius plus City of Peoria. A list and map have been
included.
Notification and Information Procedures
1.
Applicant has already begun the citizen participation process and notified the
immediately adjacent property owners about the applicant’s project including
preliminary site plan and elevations prior to the pre-application meeting via mail.
Applicant was able to engage in additional conversations (via in person meeting,
phone or email) with 6 adjacent property owners to hear their comments and
concerns. Modifications including raising perimeter walls to 8’, moving the RV
parking along northern property line to southern property line, and additional RV
screening on east side were made per adjacent owners’ requests.
2.
All interested parties will be notified by mail (and/or via email if that information
has been provided) for the following events:
3.
When an application has been made which will include a description of the
overall application process and timeline. A sample letter is included with this
report.
4.
If/or when there are any major changes to the application
5.
At least 15 days prior to the Planning & Zoning Commission Hearing and the Board
of Supervisors Hearing.
Immediately adjacent property owners will also be noticed shortly after Board of
Supervisors approval with an estimated development schedule and two weeks prior to
the start of construction.
Response Procedures
1.
All parties affected by the application will be invited to discuss their questions and
concerns with the Applicant via a scheduled in-person meeting, phone call, or via
email.
Status Procedure
1.
Applicant will provide staff a Citizen Participation Report prior to the scheduled
Planning and Zoning hearing.
Schedule for Completion
1.
Applicant has already started the citizen participation process and anticipates a
completion of the Citizen Participation Plan prior to the Planning and Zoning
hearing. Our estimated schedule is below.
Application Submittal – July 6
Notice to Interested Parties of Application – July 20
Submittal of Citizen Participation Report – August 5
Technical Advisory Committee (TAC) – August 16
Post TAC resubmittal – August 30
TAC Signoff – September 13
Notice to Interested Parties of P&Z Hearing Date (15 days before hearing) – October 5
Planning and Zoning Board Hearing – October 20
Notice to Interested Parties of BOS Hearing Date (15 days before hearing) – November 1
Board of Supervisors Hearing – November 16
Notice to adjacent property owners of BOS approval – November 30
SAMPLE LETTER
July 6, 2022
RE: Rezoning and SUP of 4.36 acres at 9828 W Mariposa Grande, Peoria, AZ
Dear Neighbor,
We have submitted a request for a rezone and a special use permit to Maricopa County
on 4.36 acres along Lake Pleasant Parkway at Mariposa Grande alignment (9828 W
Mariposa Grande, Peoria, AZ). This letter is being sent to all property owners within 300
feet of the proposed development site as required by the County of Maricopa and our
Citizen Participation Plan.
The applicant, Garrett Real Estate Development LLC, is in escrow to purchase the subject
property and is proposing the development of an enclosed, single story with basement,
self-storage facility with additional covered RV/boat storage. The current site is zoned
RU-43. Applicant is requesting a rezone to C-2 CUPD with overlay and Special Use Permit.
The rezone request is to allow the self-storage use only, no other commercial uses will be
permitted. The overlay will allow for reduced parking requirements (30 customer parking
spaces) and the Special Use Permit is required for the covered RV/boat storage.
Enclosed with this letter you will find a copy of the proposed site plan, landscape plan,
sample elevations and some faq’s about the self-storage operations and management.
Should you have any questions or comments regarding this development please feel free
to contact us. We are available to discuss via in person meeting, by phone, or email.
480-970-4005 or tina@gdc-az.com.
Sincerely,
Garrett Real Estate Development, LLC
Tina Kelty
480-970-4005
tina@gdc-az.com
Richard Starr
480-970-4003
richard@gdc-az.com
Property owners to be notified:
Parcel Number
Owner
Mailing Address
201-08-047K
PEORIA VALLEY LLC
115 W CALIFORNIA BLVD SUITE 162 PASADENA CA USA 91105
201-08-200
CANDEO SCHOOLS INC
9965 W CALLE LEJOS PEORIA AZ USA 85383
201-16-016C
SMITH FAMILY TRUST
24654 N LAKE PLEASANT PKWY STE 103-329 PEORIA AZ USA 85383
201-16-016F
RAVENNA PAUL J/LOIS J TR
23842 N 97TH AVE PEORIA AZ USA 85382
201-16-025D
NOLEN RICHARD K/SNEZANA
9829 W CALLE LEJOS PEORIA AZ USA 85383
201-16-025E /
201-16-025G
LOZEVSKI VICTOR/VASA
9819 W CALLE LEJOS PEORIA AZ USA 85383
201-16-025H
LOZEVSKI JOVAN/NIKOLA
521 COCHRAN DR CROWN POINT IN USA 46307
201-16-038D /
201-16-038L
ISLAMIC CENTER OF PEORIA
6635 W HAPPY VALLEY RD SUITE 249 PHOENIX AZ USA 85310
201-16-039A
MICHAEL GORDON COX AND
DEBORAH ANN COX LIV TR
9746 W MARIPOSA GRANDE PEORIA AZ USA 85383
201-16-039B
BATTIN RYAN N/AMY L
9734 W MARIPOSA GRANDE PEORIA AZ USA 85383
201-16-039C
GREENE BRYAN J/NADINE TR
PO BOX 2102 SUN CITY AZ USA 85351
201-16-039D
GARCIA CESAR JR
24012 N 97TH AVE PEORIA AZ USA 85383
201-16-040D
WILSON JAMES P/ MARGIE
9723 W CALLE LEJOS PEORIA AZ USA 85383
201-16-040E
TERRILL MARLON D/POLLY L
9451 W ELECTRA LN PEORIA AZ USA 85383
www.gdc-az.com
GARRETT DEVELOPMENT CORPORATION
6900 E CAMELBACK ROAD, SUITE 607, SCOTTSDALE, AZ 85251
Citizen Participation Results
Lake Pleasant Parkway Self Storage & RV/Boat
9828 W Mariposa Grande, Peoria, AZ
APN: 201-16-019C
Case Numbers: Z2022133 and Z2022134
November 7, 2022
Details and Techniques Used to Involve the Public in advance of the Planning & Zoning
hearing.
1. The Applicant mailed an information letter on May 10 with site plan, elevations
and landscape plan to 6 adjacent property owners before the Pre-App meeting.
2. A Pre-App Meeting with the City of Peoria was on held on June 8, primarily to
discuss access from the self-storage property (located within the County) to Lake
Pleasant Parkway.
3. A Pre-App Meeting with County was held on June 14 to discuss Rezone (self-
storage facility) and Special Use Permit (RV).
4. Rezone and SUP applications were submitted to County Planning portal on July
13.
5. A notice letter was sent via mail to all 14 property owners within 300’ and the City
of Peoria on July 26 with site plan, elevations and landscape plan.
6. Signs for Public Hearings for Rezone and SUP were posted at property on August
10.
7. Notices will be sent by County regarding the P&Z and Board of Supervisors hearing
dates.
8. The applicant has discussed the project with a total of 8 of the 14 property owners
within 300’ and the City of Peoria via phone or email. All 6 of the immediately
adjacent neighbors (4 north, 1 east and 1 south) have been in contact with
Applicant and there are zero outstanding issues.
Summary of Concerns, Issues and Problems
Below is a summary of the concerns outlined by adjacent property owners beginning in
May 2022 to present.
•
Height of Self-Storage Building.
•
Traffic and Access from Lake Pleasant Parkway to Mariposa Grande and
neighborhood beyond.
•
RV Parking and Screening.
•
Utility Access in developed condition at southeast corner (Mariposa Grande).
•
Self-Storage is not needed in area.
•
Self-Storage as a use is undesirable, attracts illegal activities and will be too close
to adjacent homes.
•
Height of Self-Storage Building: The Applicant’s design as submitted to County for
Rezone and SUP is for a single-story building (with a basement) with a maximum
height of 20’, very similar in size/scale to many adjacent buildings along the
adjacent arterial road, Lake Pleasant Parkway. Buildings of similar height and
scale along Lake Pleasant Parkway include two schools, office buildings, retail
buildings, and a police station. Further, the Applicant’s design includes
enhanced elevations and significant landscaping along all four property lines.
•
Traffic and Access: The Applicant’s Rezone and SUP site plan does not include
any access to/from Mariposa Grande and the surrounding neighborhood.
Several neighbors noted the existing traffic issues generated by the adjacent
school and were pleased with the self-storage access only from the arterial, Lake
Pleasant Parkway. Also, self-storage is a low traffic generator because customers
do not visit the facility often, sometimes no more than once every 3 or even 6
months.
•
RV Parking and Screening: Several adjacent neighbors requested modifications
to address their concerns and the Applicant made the following changes:
o Raised the perimeter wall along north, east and south property lines to 8’
(from 6’).
o Moved the RV parking from north property line to south property line.
o Added screening to RV canopies along east property line.
•
Utility Access in developed condition at southeast corner of property (Mariposa
Grande): The applicant coordinated with water provider, electrical provider and
adjacent neighbors to ensure that existing water and power facilities will have
continued access across the southeast corner of the property in the developed
condition. Applicant modified the site plan to accommodate these existing
conditions.
•
Self-Storage is not needed in area: A property owner left a voice mail stating that
self storage is not necessary in this trade area but another use such as light
industrial might be better. The Applicant has studied the greater Phoenix metro
area and believes that this is an excellent location for new climate controlled self
storage. In fact, this site is within a larger trade area that is below the metro area’s
averages for self-storage saturation and more specifically, indoor storage.
Climate controlled storage meets the needs of both residential and business
customers in the hot Arizona climate. RV parking is desired by consumers with RV,
boat or other vehicles such as trailers that often do not fit in garages or are
prohibited by many HOA’s. The applicant tried four times to reach this property
owner but was unsuccessful.
•
Self-Storage as a use is undesirable, attracts illegal activities and will be too close
to adjacent homes: One property owner had these concerns. This project will be
a modern, climate controlled self storage facility that is managed by a national
self-storage operator and meets the needs of the surrounding community by
providing a secure way to store goods for short or long term. This facility will utilize
gates, 8’ walls, keypads, video equipment and other measures to ensure the
safety of the customers and goods. No storage units or RV stalls are accessible
without keypad credentials. Regarding the distance to homes, the self-storage
facility is screened by an 8’ tall wall, landscaping on the three sides facing
adjacent neighbors and is located a significant distance to the adjacent homes
(about 210’ to the north, 320’ to the northeast, 250’ to the east and over 400’ to
the southeast). Applicant believes that self-storage professionally managed will
be a good, quiet neighbor and that the single-story design, 8’ wall and
landscaping will be an excellent buffer to any adjacent use.
Maricopa County Planning & Development Department
PRE-APPLICATION MEETING FORM
301 W. Jefferson Street, 1st Floor, Suite 170 ▪ Phoenix, AZ 85003 ▪ (602) 506-3301
➢Internet: www.maricopa.gov/planning
PA2022095 Pre-Application Meeting Date & Time: Tuesday, 6/14/22 at 2:30 p.m.
Planner: Joseph Mueller
Applicant Contacted: 5/6/22 11:00 a.m.
Verified on: 5/6/22 at 1:24 p.m.
Applicant or Property Owner: Richard Starr – Garrett Real Estate Development LLC
Phone: 480-970-4003
Fax:
E-Mail: richard@gdc-az.com; Tina@gdc-az.com
Request, proposal and description:
Rezone to C-2 for Self-Storage and SUP for Vehicle Parking
APN #/s: 201-16-019C
Acre(s): 4.36
General Property Location (and/or address): 9828 W. Mariposa Grande, Peoria
Planning Research
Zoning District: Rural - 43
Supervisor District: 4
County Area Plan / Land Use: White Tank / Grand Ave – Small Lot
Residential (2-5)
Municipality General Plan / Land Use: City of
Peoria
Existing/Related Case Number(s):
County Island Status: N/A
Interested Parties for application(s) for routing and Citizen Participation Process (if applicable):
Mining District, Lafarge North America, Philip Spiller, Ed Grant, Maricopa Association of Governments, City of Glendale,
City of Peoria, The Senseman Family, Maricopa County Parks and Recreation, Insight Land, Arizona State Land
Development, AZDOT
It is the responsibility of the applicant to contact all Area of Interest groups for your site as shown on PlanNet, and to
identify and contact any HOA within 300’ of your site as required per MCZO, Ch. 3.
Pre-Application Meeting Attendees
Maricopa County Agencies and Representatives
Planning Staff
Darren Gerard
Matt Holm
Rachel Applegate
Ray Banker
Martin Martell
Adam Cannon
Daniel Johnson
Joseph Mueller
Engineering
Michael Norris
Bob Fedorka
Larry Morden
Stacey Lapp
Jerri Loucks
Kevin Bischel
Doug Jones
Environmental
Services
(MCESD)
Souren
Naradikian
Other County Agencies:
_____________________________
_____________________________
_____________________________
_____________________________
_____________________________
_____________________________
_______________________________
____________________________
Applicant Attendees:
___________________________________________________________________________________________
___________________________________________________________________________________________
___________________________________________________________________________________________
___________________________________________________________________________________________
____________________________________________________________________________________________
➢ Note: You must submit a photocopy of this completed form with your application materials.
In addition, if an application is not filed within twelve (12) months from the date of this pre-
application meeting, or as otherwise noted, a new pre-application meeting may be required
under separate fee.
Review Comments
Current Planning: Applicant is recommended talking to the City of Peoria to annex into the city as there is an existing
right of way within the City of Peoria. If development within the County is still preferred after discussions with Peoria,
C-2 CUPD will be the recommended zoning for the self storage component of the project. An SUP will be required for
the outdoor RV storage. Staff will be looking for a good public participation plan as there is a lot of established
residential properties in the general vicinity. The recommended overlay will be to limit site uses other than storage.
Comprehensive Planning: - [this section applies to sites within a Municipal planning areas as applicable] If the applicant
applies with the County, the applicant is strongly encouraged to provide written confirmation from, and/or provide a
summary of discussions with, the City of Peoria that indicates how this proposal meets their general plan and furthers
the City’s Planning goals and policies. This documentation should also confirm whether the City will provide water and
sewer services for this project and whether the City intends to annex the site. Although not a requirement, the applicant
is strongly encouraged to discuss this development and these expectations with the City of Peoria prior to application.
This documentation in conjunction with other case aspects such as public outreach, may help you present a stronger
application and argument for case approval.
Planning Engineering (includes Drainage, Transportation and Flood Control):
Engineering Memo provided dated _________.
Environmental Services and Storm Water Quality Program:
Code Enforcement/Other (if applicable):
Applicant Advised to submit the following Planning Application(s):
Comprehensive Planning
Development Master Plan
DMP Amendment
DMP Minor Amendment
DMP Modification of Condition(s)
Comprehensive Plan Amendment Major
General CPA
CPA Modification of Condition(s)
Use Compatibility & Consistency
Determination (UCCD)
Military Compatibility Permit with POD
Military Compatibility Permit without
POD
See application packet for fee schedule.
Current Planning & Board of Adjustment
Plan of Development
Plan of Development – Major Amendment
Plan of Development – Minor Amendment
Plan of Development – Modification of Condition(s)
Zone Change (ZC) with Overlay
Zone Change without Overlay
Zone Change Major Amendment
Zone Change Minor Amendment
Zone Change Modification of Condition(s)
Special Use Permit (SU)
Special Use - Major Amendment
Special Use - Minor Amendment
Special Use - Modification of Condition(s)
Preliminary Plat
Preliminary Plat Time Extension
Preliminary Plat Modification of Condition(s)
Final Plat with Infrastructure
Replat
BA - Residential Variance
BA- Non-Residential Variance
BA - Appeal
BA - Interpretation
BA- Blanket Variance
Temporary Use Permit
Status Report
Text Amendment
Legal Non-Conforming
As-Built POD
Government Action
Agricultural Exemption
Mining Exemption
Group Home
See application packet for fee schedule.
No Planning application(s) required proceed
with filing for Building Permit(s).
Fees:
Please see Planning application packet for fee schedule.
Planning Representative Signature
Applicant Signature
Name
Name (print):
Signature:
Date:
Signature:
Date:
➢
Applicant was advised to file for the planning application(s) as checked above. When filing the application
materials please show the Maricopa County One Stop Shop staff a copy of the pre-application meeting form
in order to initialize the correct Planning Application.
PA2022095: This project is a request for Rezone to C-2 (self-storage) and SUP (vehicle parking)
at APN # 201-16-019C. Water and sewer providers are Sunrise Water and private septic,
MCESD has no concerns, ATC/NOID for water and sewer utilities must be submitted and
approve prior to any construction permit approval.
Souren Naradikian, P. E.
Senior Engineer
Maricopa County Environmental Services Department
Desk: 602.372-2907
Cell. 480-356-1558
Souren.Naradikian@maricopa.gov
May 06, 2022.
- 1 -
Maricopa County
ENGINEERING PLAN REVIEW
PRE-APPLICATION MEETING SUMMARY
Planning & Development Department
Primary Contact Name:
Richard Starr
Project Name:
Storage Facility
Description of Work:
Re-Zone/POD
Job Site Address:
N. Lake Pleasant Pkwy. and W. Mariposa Grande
APN(s):
201-16-019C
PRE-APP No. PA2022095
Reviewer: Bob Fedorka, PE
Phone: 602-506-7151
Date: 6/08/2022
No. of Pages Transmitted: 5
+Attachments
E-mail address:
Bob.Fedorka@maricopa.gov
Form 703 – Drainage Review Requirements for Precise Plans including Special Use Plans
Form 705 – Drainage Review Requirements for Final Plats
Form 706 – Drainage Review Requirements for Preliminary Plats
Aerial Map
ADOT Red Letter Process
Effective requirements and guidelines: Maricopa County Zoning Ordinance (Section 1205),
Maricopa County Drainage Design Manuals vol. 1-3, Drainage Policies and Standards for
Maricopa County, Arizona Department of Water Resources- State Standards, Maricopa
Association of Governments- Specifications and Details.
The information presented and discussed in the pre-application meeting, including fees, is
preliminary only and provided for general guidance. All projects must be demonstrated to meet
the requirements of the Drainage Regulations of Maricopa County and adopted County design
methods and standards. Additional data may be required based upon complexity of the design
and location.
I acknowledge that I have incorporated these general pre-application review comments into
the plans and reports for this project.
Signature: _____________________________________________ Date: ___________________
- 2 -
RE-ZONE/SUP
1. Engineering Plan Review (Drainage, FCD & MCDOT) has no comment on the re-
zoning/SUP proposal.
PLAN OF DEVELOPMENT
Drainage Plan Review Comments
1. A Grading and Drainage Plan is required. The Maricopa County Zoning Ordinance (MCZO)
requires that all commercial submittals be prepared by a Civil Engineer registered in the
State of Arizona. (MCZO 1205.7.2)
2. Provide the required retention volume for the 100 year, 2 hour storm event with one (1)
foot of freeboard for the site. Basins one (1) foot or less in depth need not provide
freeboard. Provide documentation that the retention basin(s) will drain within 36 hours.
(MCZO 1205.7.6-2.a & c)
3. Provide a runoff coefficient based on Table 6.3 of the Maricopa County Drainage Policies
and Standards. Use 0.95 for commercial/industrial areas and 0.5 for retention basin
areas.
4. Maintain a minimum 25 foot separation between septic facilities and the retention
basin(s).
5. Plans/Drainage Report must address offsite flows that may impact the subject premises
and how they will be routed through or around the development site.
6. See https://apps.pnd.maricopa.gov/plansubmittalchecklist for the most up to date
interactive Engineering Plan Review checklist. (Please be sure to check commercial and
all related grading related matters so the checklist expands properly).
Flood Control District Comments
1. The site is not located in a Special Flood Hazard Area. The Flood Control District has no
comments on this application.
PND Transportation Comments
1. Mariposa Grande has not been accepted by the County; and is therefore not maintained
by the County. This alignment is classified as “Other R/W”.
2. A Traffic Study/Statement must be submitted with the Re-Zone/SUP/POD application. See
following link to MCDOT Traffic Impact Manual. (RDM 7.1.4)
http://www.maricopa.gov/DocumentCenter/View/303.
- 3 -
3. Lake Pleasant Parkway is within the jurisdiction of the City of Peoria. 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. The site is encumbered by Federal Patent easements (east and south). Unless abandoned,
these easements must remain intact for their intended use. See link below for
abandonment
process.
https://www.maricopa.gov/775/Abandonment-of-Patent-
Easements
Storm Water Quality (SWPPP) – Pre-Construction
1. The subject premises is located within the County’s Urbanized Area. If the project will
disturb one (1) acre or more, a Storm Water Pollution Prevention Permit (SWPPP), issued
by the County (PND), will be required prior to issuance of any building permits required
for site development.
All plans and reports should be developed and formatted to document that the project is
designed to meet all County regulations, ordinances and design standards.
It is incumbent upon the engineer to demonstrate compliance with all regulatory requirements
and County design standards.
Additional meetings or consultations may be assessed additional fees.
- 4 -
DRAINAGE PLAN REVIEW REFERENCES:
The Drainage Regulations are listed in Section 1205 of the MCZO:
https://www.maricopa.gov/documentcenter/view/272
Maricopa County Drainage Policies and Standards Manual:
https://www.maricopa.gov/DocumentCenter/Home/View/2369
For Additional Information See:
https://www.maricopa.gov/1635/Drainage-Review
FLOOD CONTROL DISTRICT OF MARICOPA COUNTY REFERENCES:
Floodplain Regulations for Maricopa County:
https://www.maricopa.gov/DocumentCenter/View/630
For Additional Information See:
https://www.maricopa.gov/3847/Flood-Control-District
PND TRANSPORTATION REFERENCES:
Residential Driveway Guidelines
https://www.maricopa.gov/documentcenter/view/362
Roadway Design Manual
http://www.mcdot.maricopa.gov/DocumentCenter/View/24883
Maricopa County Resolution for ROW Permits
https://www.maricopa.gov/documentcenter/view/364
For Additional Information See:
https://www.maricopa.gov/156/MCDOT
PND STORMWATER QUALITY (SWPPP) REFERENCES:
Storm Water Quality Management and Discharge Control Regulation
https://www.maricopa.gov/DocumentCenter/View/6577
Air Pollution Control Regulations Rule 310
https://www.maricopa.gov/DocumentCenter/View/5354
For Additional Information See:
https://www.maricopa.gov/3980/Water-Sewage-Stormwater-Waste
- 5 -
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
501 North 44th St, Suite 200 Phoenix AZ 85008 (602) 506-3301 (602) 506-3601 fax
703 Planning and Development 06/19
A detailed drainage report with respect to hydrology and hydraulics in conjunction with grading, drainage and paving
plans may need to be submitted. The final drainage plan must be signed and sealed by an Arizona Registered
Professional Civil Engineer and address the following:
1. Offsite Hydrology – Need to determine the quantity, the entrance and exit points, and how the flow is to be
routed around or through the site.
2. Onsite Hydrology – Need to show how the flows are to be routed to retention basins.
3. Onsite Retention – Need to retain water for the 100-year, 2-hour storm for the site, including adjacent right
of way, plus one (1) foot of freeboard. Determine volume needed and the size and location of basins.
4. Retention Disposal – Provide notes indicating basin(s) will drain within 36 hours in conformance with Drainage
Policies and Standard 6.10.
5. Cross Sections – Provide typical sections for edge conditions indicating tie-in to existing surrounding grades
and interior design features such as retaining walls and drainage channels.
6. Finished Pad Elevations and Certification – Provide finished pad elevations in areas of the project site with
unique drainage features (adjacent to basins, channels and/or in areas of significant grading) to demonstrate
that the pads will be safe from inundation during the 100-year peak runoff event.
7. Topography – Need to show natural and proposed contour elevations and/or spot elevations. All contour lines
must be annotated.
8. Floodplains – Need to show the regulatory floodplain boundaries if the site is within a Federal Emergency
Management Agency’s (FEMA) special flood hazard area.
9. Erosion Setbacks – For washes and other watercourses flowing at 50 cfs or more, an erosion setback will need
to be determined, which meets Arizona State Standard 5-96.
Since complex drainage systems may require more detailed information, a meeting should be arranged with personnel
from Drainage Review.
FEE INFORMATION*:
Planning Cases:
Plan of Development including SUP (except SFR-SUP
$ 1,000 + $ 500/Acre $11,000 Maximum
SUP or Plan of Development with disturbance of less than 1,500 sq. ft.
$ 650
Minor Amendment to a Plan of Development
$ 650
Zone Change (no site plan, without precise plan entitlements)
$ 60
Special Use plan for SFR uses
$ 210
Modification of Stipulation/s
$ 60
Construction Permits
$ 2,000 + $ 250/Acre $ 42,000 Maximum
Minor Accessory structure on previously developed site (see Regulation for restrictions) - $ 650
Major Accessory structure on previously developed site (see Regulation for restrictions) - $ 5,000
(Or as noted above if lower).
* See the Drainage Regulation for current fee schedule (#710)
Planning & Development
Department
DRAINAGE REVIEW REQUIREMENTS FOR
PRECISE PLANS INCLUDING SPECIAL USE PERMITS
201-16-016G
201-16-040D
201-16-308
201-16-343
201-16-027K
201-16-019C
201-16-027E
201-08-092
201-16-016F
201-16-037R
201-16-312
201-16-038L
201-08-091
201-16-041D
201-16-016E
201-16-039C
201-16-027H
201-16-037E
201-16-040C
201-16-039D
201-16-040F
201-16-341
201-08-200
201-16-623
201-16-622
201-16-016C
201-16-311
201-08-047K
201-16-040E
201-16-015D
1330
133
2
1
3
2
8
13
26
1328
1
3
28
1328
1
3
2
4
1324
1326
1330
1
326
1328
1322
1322
1332
1322
1324
1318
1328
1330
1324
13
3
0
132
2
1328
1328
1324
1326
1
322
1
3
2
6
1332
133
2
1
3
32
133
0
1
33
0
13
2
6
1316
1
330
1322
1
328
1
3
2
2
1
324
13
2
8
1
32
4
132
2
1324
13
2
8
13
2
6
1316
13
2
6
1330
13
2
8
13
2
2
1328
1322
1
3
22
1318
132
0
1
324
1320
1
32
6
133
0
PEORIA
PEORIA
UNINCORPORATED
UNINCORPORATED
MARICOPA
MARICOPA
COUNTY
COUNTY
N 98th Ln
N 99th Ln
W Calle Lejos
W Villa
Lindo Dr
W Mariposa Grande
W Mariposa Grande
W Villa Lindo Dr
W Avenida Del Sol
N LAKE PLEASANT PKWY
FEMA X
(Shaded)
´
1 inch = 200 feet
0
200
400
100
Feet
The Flood Control District of Maricopa County (FCDMC) - Unofficial Document
This document cannot be used for floodplain determinations. Current studies, erosion setbacks and other factors may also affect the floodplain status of the property.
The information shown for pending floodplains are the best technical information available at this time to determine the one percent chance flood and are subject to change.
Date: 06/08/2022
Time: 7:17:12 AM
User: bob.fedorka
Floodplain Management & Services
2801 West Durango Street
Phoenix, Arizona 85009
Phone: (602) 506-2419
Fax: (602) 372-6232
http://www.fcd.maricopa.gov/Floodplain/floodplain.aspx
Current Pending Flood Zones
FW
AEFW
AFW
AE
AH
AO
A
A (CIC)
AAFF
AFHH
AFZA
AFUFD
X (Shaded)
Current FEMA Flood Zones
FW
AEFW
AFW
AE
AH
AO
A
A (CIC)
AAFF
AFHH
AFZA
AFUFD
City of Peoria
PLANNING AND COMMUNITY
DEVELOPMENT
9875 North 85th Avenue
Peoria, Arizona 85345
T 623.773.7200 F 623.773.7233
E planning@peoriaaz.gov
Preliminary Application Information
Meeting Date/Time
June 8, 2022 at 11:00 am
Pre-App Number
PA22-0057
Project Name
Driveway/ROW permit along Lake Pleasant Parkway
Location
Northeast corner of the Mariposa Grande Lane alignment and Lake Pleasant Parkway
Proposal Description Request for a driveway and ROW permit along Lake Pleasant Parkway
Staff Contact Information
Intent of the Pre-App
The purpose of the pre-application meeting is for the applicant and City Staff to discuss the proposed project.
This does not constitute a formal development application to the city.
Comments generated during this process represent only a cursory look at the proposal given the
information provided, and in no way constitutes a comprehensive evaluation of the project. Additionally,
city comments may be refined or modified during the formal application process as additional information is
provided subsequent to the pre-application meeting.
Should modifications to the land use(s) or site layout occur subsequent to the pre-application meeting, or
considerable time has lapsed, the applicant is encouraged to contact the planner to discuss the changes
and/or consider submitting for another pre-application meeting.
Should you have any questions please reach out to the representative listed above.
Planning & Zoning
Sarah Dircks
Sarah.Dircks@peoriaaz.gov
623-773-7514
Site Development
Gary Lopez Sr.
Gary.Lopez@peoriaaz.gov
623-773-7236
Fire Prevention
Ron Beene
Ron.Beene@peoriaaz.gov
623-773-7217
Building Development
Tom Fierros
Tom.Fierros@peoriaaz.gov
623-773-7590
Traffic Division
Austin Kennedy
Austin.Kennedy@peoriaaz.gov
623-773-7598
PA22-0057
June 8, 2022
Preliminary Application Comments
Page 2 of 3
The comments are organized into the following areas:
1. Existing Entitlement, Development Standards, and Related Cases
2. Land Use and Zoning Appropriateness
3. Required Process
4. Specific Comments
5. Submittal Materials and Noticing Fees
1. EXISTING ENTITLEMENT, DEVELOPMENT STANDARDS, AND RELATED CASES
The subject site is located along Lake Pleasant Parkway (City of Peoria jurisdiction) on a parcel located in
Maricopa County. The applicant has submitted the following pre-application with the City of Peoria to
request work within the Lake Pleasant Parkway right-of-way including a driveway access.
2. LAND USE AND ZONING APPROPRIATENESS
The subject site is located within the future growth limits of Peoria and as such, the site is included in the
Future Land Use Map of Peoria. The future land use map, established within the Peoria 2040 General Plan,
was created using significant input from residents, businesses and property owners, and stakeholders
regarding the desired character of the neighborhoods within Peoria.
The City of Peoria’s Future Land Use Designation of the site is Rural Residential. Rural Residential is generally
consistent with the City of Peoria AG, SR‐43, and SR‐35 intended for large lot residential properties. The
proposed Mini-storage, Boat and RV storage development is not consistent with the Future Land Use
Designation of the site.
3. REQUIRED PROCESSES
Construction Documents:
A. Landscape and Civil Permits. Administrative (staff-level) Action
After County approval(s) are received, the applicant may file for any required landscape permits, site
improvement (civil) permits, and building permits. Contact the Planning Division at 623-773-7200, Site
Development Division at 623-773-7210, and Building Development Division at 623-773-7225 for specific
review times and application procedures.
4. SPECIFIC COMMENTS
Planning – Sarah Dircks
A. Lake Pleasant Parkway Scenic Roadway Corridor. The subject site is located along Lake Pleasant
Parkway, which is a unique roadway corridor within the City of Peoria that has an established specialty
landscape setback intended to preserve open views of the corridor. Properties along Lake Pleasant
Parkway located south of Happy Valley Road and north of Rose Garden maintain a minimum landscape
setback of 30 feet. Work along Lake Pleasant Parkway should include landscape provisions to maintain
the Scenic Roadway Corridor along Lake Pleasant Parkway.
Building Development – Tom Fierros
No comments. The proposed development is located in Maricopa County.
PA22-0057
June 8, 2022
Preliminary Application Comments
Page 3 of 3
Fire Prevention – Ron Beene
The proposed development is located in Maricopa County. Fire will have no comments on this site unless there
is an agreement that Peoria Fire-Medical will service the project.
Traffic Division – Austin Kennedy
1. The Traffic Impact Statement (TIS) must be submitted with the Construction documents. Pre-application
review does not constitute approval of the TIS.
2. A right turn lane is required for any access off Lake Pleasant Parkway, as depicted, with a minimum 150’
taper and 100’ storage.
3. The parcel immediately south of this site is currently under construction. The adjacent site is required to
have their legal access from Lake Pleasant Parkway. However, during the construction phase, the site is
logistically using the easement to Mariposa Grande. Legal access to Mariposa Grande must be
maintained for this site during the construction process until legal access for both the applicant’s site
and the adjacent site can be provided from Lake Pleasant Parkway.
4. Gates are shown at the northwest and southwest corners of the storage facility. A turnaround per PE-
100 must be provided at all ingress gates so that vehicles unable to enter the facility can readily
turnaround and exit. These turnarounds are key to ensure good site circulation and reduce the
likelihood of backups onto adjacent roads.
Site Development - Gary Lopez
1. Development will be required to comply with the latest Peoria Engineering Standards Manual at time of
development. Check City website for latest standards:
https://www.peoriaaz.gov/government/departments/development-and-engineering-department
2. Offside flows along the east r/w line in Lake Pleasant Parkway must not be disturbed. Any driveways
proposed over the existing swale will need to provide adequate storm drain pipes and headwalls for the
existing flows.
3. Offsite and onsite flows must be separated.
4. Water and sewer will be form private purveyors, as this site is within the county.
5. SUBMITTAL PROCESS
After the required County approval(s) are received, the applicant may file for any required permits. Reach out to
the following departments for specific review times and application procedures.
1. Landscape Permits – Contact the Planning Division at 623-773-7200
2. Site improvement (civil) Permits – Contact the Site Development Division at 623-773-7210
Planning and Development Department
DATE:
December 8, 2022
TO:
Planning & Zoning Commission
FROM:
Nick Schlimm, Planner
SUBJECT:
Z2022133 and Z2022134 – Lake Pleasant Storage
Agenda Items: 5 and 6
Since the publishing of the staff report for the above cases, staff received a comments
memo from the City of Peoria. The City notes that the project is located within its
Municipal Planning Area, and likewise, their General Plan 2040 designates the land use
onsite as Rural Residential (0-1 units per acre). The memo goes on to note that self-storage
facilities may be considered within the City’s commercial zoning districts (C-2 and
above), which align with the General Plan’s Commercial land use designation. As such,
the proposed self-storage facility is not consistent with the General Plan or the
immediately surrounding land use patterns.
Nonetheless, the City understands that the subject site is located within unincorporated
Maricopa County. As such, they are requesting additional conditions of approval
regarding maximum building height, signage, and development character. The
applicant has confirmed his support for these conditions. Therefore, staff has agreed to
a revised set of conditions for approval for Case Z2022133. See revised conditions ‘a’ – ‘j’
(with deleted language struck-through and added language underlined):
a. A Plan of Development is approved subject to the Site Plan entitled “Lake Pleasant
Parkway Storage”, consisting of 1 full-size sheet, dated October 31, 2022, and
stamped received November 2, 2022, 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 “Lake Pleasant Parkway Storage”, consisting of 7 pages, dated
October 2022, and stamped received November 2, 2022, except as modified by
the following conditions.
c. The following Planning Engineering conditions shall apply:
1. Patent easements must be abandoned prior to issuance of any building
permits.
2. Lake Pleasant Parkway is within the jurisdiction of the City of Peoria. The
applicant will be responsible for coordinating with the City to review any traffic
impact, right-of-way dedication, permitting or roadway improvement
requirements.
3. Mariposa Grande has not been accepted by the county; and therefore not
maintained by the County. This alignment is classified as “Other R/W”
4. Based on the TIS submitted to the County for review, County estimates that
there will be no significant traffic impacts on the County facilities surrounding
the project Site. County has no further comments.
5. Retention basin(s)\ Underground storage must drain within 36 hours.
6. Maintain a minimum 25 foot separation between septic facilities and the
retention basins.
7. Detailed Grading and Drainage (Site Infrastructure) Plans must be submitted
with the application for Building Permits. All onsite flows must be routed to the
underground retention storage.
8. Offsite flows contributing to the 2-18” pipe culverts must be provided in the
building permit.
9. The subject premises is located within the County’s Urbanized Area and will
disturb more than one (1) acre. A Storm Water Pollution Prevention Permit
(SWPPP), issued by the County (PND), will be required prior to issuance of any
building
permits
required
for
site
development.
See:
https://www.maricopa.gov/DocumentCenter/View/6577
10. 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.
d. The following C-2 CUPD standards shall apply:
1. Buildings shall be limited to one story with a maximum height of 20’.
2. There shall be a minimum of 26 parking spaces provided.
3. There shall be a minimum of 1 loading space provided.
4. The use of the site shall be limited to indoor self-storage.
e. Signage along Lake Pleasant Parkway shall be limited to static elements. Digital
signage or message centers are prohibited.
f. To the extent practical, the building façade along Lake Pleasant Parkway shall be
designed in such a manner as to mimic the appearance of a professional office
building, which is compatible with the scale and character of the area. This may
be achieved through façade alteration, building fenestration, and the
application of colors and materials.
g. Prior to issuance of a building permit, written confirmation will be required from the
emergency fire protection jurisdiction having authority that the facility has been
designed in accordance with their regulations and requirements, and that
emergency fire protection service will be provided to the facility. Prior to issuance
of the certificate of occupancy, local fire protection jurisdiction review and
approval will be required.
h. 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.
i.
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.
j.
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. The Zone Change
enhances the value of the property above its value 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.
Since the publishing of the staff report for the above cases, staff has also received 22
signatures from area residents petitioning for opposition to the cases. Each petition
includes a signature from the property owner and the parcel number at which they
reside. Each petition was also submitted with a map from the Maricopa County Assessor’s
Office confirming the owner information of the corresponding parcel. The petitions state
general opposition to the cases, with no specific reasoning provided. The petitions are
dated November 28, 2022, and were received by staff on December 1, 2022.
Attachments:
City of Peoria Comments (2 pages)
Signatures of Opposition (36 pages)