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October 18, 2023
Z2023037
Page 1 of 3
Report to the Board of Supervisors
Prepared by the Maricopa County Planning and Development Department
Board Hearing Date:
October 18, 2023
Case #/Title:
Z2023037 – Laveen Self-Storage
Supervisor District:
5
Applicant:
Mandy Woods, Norris Design
Owner:
TM4 Laveen Storage LLC / GTAH AZ 2 LLC
Request:
Zone Change from C-2 to C-2 CUPD
Site Location:
Generally located ¼ mile north of the NEC of 51st Avenue and
Baseline Road in the Laveen area
Site Size:
Approximately 3.04 acres
County Island Status:
Yes (City of Phoenix)
Additional
Comments:
There are no outstanding concerns from reviewing agencies. The
applicant, Mandy Norris of Norris Design, on behalf of the property
owner, TM4 Laveen Storage LLC / GTAH AZ 2 LLC, is requesting a
Zone Change from C-2 to C-2 CUPD with a concurrent Plan of
Development for a self-storage facility on Parcel 104-89-007H in
the Laveen area. The property is located within a County island of
the City of Phoenix. The Phoenix General Plan designates the site
as “Traditional Lot (3.5 – 5 du/acre).” Staff received no comments
from the City of Phoenix and no public opposition to the request.
The applicant and property owner intend to seek the required
entitlement, building permit(s), and certificate of occupancy from
Maricopa County. Afterward, It is anticipated that the site will then
annex into the City of Phoenix to obtain the necessary services. The
narrative states that Phoenix will provide water and sewer services,
as well as police and fire protection. The applicant provided a letter
from the City’s Water Services Department confirming that the site
has direct frontage to and the capability to connect to its water and
sewer system. Additionally, since access to the site is from City of
Phoenix right-of-way (51st Avenue), the City’s Street Transportation
Department reviewed and approved a traffic impact statement for
the project.
Commission
October 18, 2023
Z2023037
Page 2 of 3
Recommendation:
On 9/14/23, the Commission voted 5-0 to adopt a motion
recommending the Board of Supervisors approve Z2023037
subject to conditions ‘a’ – ‘h’:
a.
A Plan of Development is approved subject to the site plan entitled “Laveen Self-Storage,”
consisting of one full-size sheet, dated August 11, 2023, and stamped received August 11,
2023, except as modified by the following conditions. The Plan of Development may be
amended administratively under a separate application as long as the amendment
complies with the established CUPD development standards as approved by the Board of
Supervisors. Staff may determine slight refinements to remain in substantial
conformance with the approved site plan. Minor and major amendments to the site plan
will be determined in accordance with Chapter 3 of the Maricopa County Zoning
Ordinance.
b.
Development of the site shall be in substantial conformance with the Narrative Report
entitled “Laveen Self-Storage,” consisting of six pages, dated August 11, 2023, and
stamped received August 11, 2023, except as modified by the following conditions.
c.
The following Planning Engineering conditions shall apply:
1. Engineering review of planning and/or zoning cases is for conceptual design only. All
development and engineering design shall be in conformance with Section 1205 of
the Maricopa County Zoning Ordinance; Drainage Policies and Standards; Floodplain
Regulations for Maricopa County; MCDOT Roadway Design Manual; and current
engineering policies, standards, and best practices at the time of application for
construction.
2. Detailed Grading and Drainage (Site Infrastructure) Plans must be submitted with the
application for Building Permits.
3. 51st Ave is within the jurisdiction of the City of Phoenix. The applicant will be
responsible for coordinating with the City to review any traffic impact, right-of-way
dedication, permitting, or roadway improvement requirements.
4. For sites located within the County’s Urbanized Area, a Storm Water Pollution
Prevention Permit (SWPPP) from the County will be required prior to issuance of any
construction permits. This does NOT preclude the requirement to obtain a Notice of
Intent to Discharge (NOID) from the State (ADEQ), as may be required.
5. All retention basins shall drain within 36 hours per County requirements.
d.
The following C-2 CUPD standards shall apply:
1. Minimum number of parking spaces (for self-storage use only): one space per 35
storage units.
2. Minimum number of loading areas (for self-storage use only): three spaces.
3. Maximum building height: 40 feet, except that the height of any building closer than
40 feet to any rural or residential zoning boundary (but not to include the Laveen Area
Conveyance Channel) shall not exceed that distance from said building to the zoning
boundary.
October 18, 2023
Z2023037
Page 3 of 3
4. A solid wall, not less than 6’ in height, shall be required along and adjacent to any side
or rear property line abutting any rural or residential zoning boundary, but not to include
the parking area along the north side lot line abutting the Laveen Area Conveyance
Channel.
e.
Prior to issuance of building permits, written confirmation will be required from the
emergency fire protection jurisdiction having authority that the facility has been designed
in accordance with their regulations and requirements, and that emergency fire protection
service will be provided to the facility. Prior to issuance of the certificate of occupancy,
local fire protection jurisdiction review and approval will be required.
f.
Noncompliance with any Maricopa County regulation shall be grounds for initiating a
revocation of this zone change as set forth in the Maricopa County Zoning Ordinance.
g.
The property owners and their successors waive claim for diminution in value if the County
takes action to rescind approval due to noncompliance with conditions.
h.
The granting of this change in use of the property has been at the request of the applicant,
with the consent of the landowner. The granting of this approval allows the property to
enjoy uses in excess of those permitted by the zoning existing on the date of application,
subject to conditions. In the event of the failure to comply with any condition, the property
shall revert to the zoning that existed on the date of application. It is, therefore, stipulated
and agreed that revocation due to the failure to comply with any conditions does not
reduce any rights that existed on the date of application to use, divide, sell or possess the
property and that there would be no diminution in value of the property from the value it
held on the date of application due to such revocation of the Zone Change/Plan of
Development. The Zone Change/Plan of Development enhances the value of the property
above its value as of the date the Zone Change is granted and reverting to the prior zoning
results in the same value of the property as if the Zone Change/Plan of Development had
never been granted.
Presented by:
Nick Schlimm, Planner
Reviewed by:
Darren Gérard, AICP, Planning Manager
Attachment:
9/14/23 P&Z Packet (25 pages)
Note:
9/14/23 Draft P&Z Minutes are not available as of the writing of this report but can be
provided upon request later when available.
Z2023037
Page 1 of 10
Report to the Planning and Zoning Commission
Prepared by the Maricopa County Planning and Development Department
Case:
Z2023037 – Laveen Self-Storage
Hearing Date:
September 14, 2023
Supervisor District:
5
Applicant:
Mandy Woods, Norris Design
Owners:
TM4 Laveen Storage LLC / GTAH AZ 2 LLC
Request:
Zone Change from C-2 to C-2 CUPD
Site Location:
Generally located ¼ mile north of the NEC of 51st Avenue and Baseline Road
in the Laveen area
Site Size:
3.04 acres
Density:
N/A
County Island:
Yes (City of Phoenix)
County Plan:
Maricopa County Vision 2030 Comprehensive Plan - Rural Development
Area (0-1 d.u./ac)
Municipal Plan:
City of Phoenix – Traditional Lot (3.5 – 5 du/acre)
Municipal Comments:
None received
Support/Opposition:
None known
Recommendation:
Approve with conditions
Z2023037
Page 2 of 10
Project Summary:
1.
The applicant, Mandy Woods of Norris Design, is requesting a zone change from C-2 to C-2 CUPD
to accommodate a proposed self-storage facility on APN 104-89-007H. The subject property is
currently vacant and comprises approximately 3.04 acres. The property is located on the east
side of 51st Avenue, immediately south of the Laveen Area Conveyance Channel (LACC) and
approximately ¼ mile north of Baseline Road. The property is located on a county island within
the City of Phoenix Municipal Planning Area. All surrounding properties, as well as the 51st Avenue
right-of-way, are within the City’s jurisdiction. Per the narrative report submitted with the
application, the applicant and property owner intend to seek the required entitlement, building
permit(s), and certificate of occupancy from Maricopa County. It is anticipated that the site will
then annex into the City of Phoenix to obtain the necessary services. The narrative states that the
City of Phoenix will provide water and sewer services, as well as police and fire protection. The
applicant has provided a letter from the City’s Water Services Department confirming that the site
has direct frontage to and the capability to connect to its water and sewer system. This letter has
been attached to the staff report.
2.
The proposed self-storage facility will include 817 storage units and feature a total building gross
area of 115,035 square feet. The main storage building would be a two-story structure of 98,779
square feet (including an office of 1,292 square feet) located in the center of the property. The
main building will be surrounded by a paved drive aisle. Two satellite buildings along the north
and south property lines (measuring 7,161 square feet and 9,096 square feet, respectively) will
provide “drive-up” storage units in addition to the air-conditioned units provided within the main
building. The doors to these drive-up units will face inward toward the main building and will not
face 51st Avenue or any adjacent properties. All storage uses onsite will be provided in enclosed
structures, and there will be no outdoor storage of RVs, boats, trailers, or motor vehicles.
3.
Access to and from the site will be provided by a driveway at 51st Avenue. The driveway will be
44’ wide and located along the west property line. The centerline of the driveway will line up with
an existing break in the 51st Avenue median, allowing for both left-in/left-out and right-in/right-out
turns, as well as through access to the Sanctuary on 51st subdivision on the west side of the
arterial. As 51st Avenue is within the jurisdiction of the City of Phoenix, it is the responsibility of
the applicant to coordinate with the City to review any traffic impact, right-of-way dedication,
permitting, or roadway improvement requirements. A traffic impact statement for the project was
reviewed and approved by the City of Phoenix Street Transportation Department. A copy of the
conditional approval letter, dated May 10, 2023, is attached to this staff report.
4.
Onsite, two-way traffic will be permissible on all sides of the main storage building, allowing 360-
degree circulation around the site. Parking will be provided on the west side of the main building.
Two gates (one each on the north and south side of the main storage building) will allow
customers to access via keypad their drive-up storage units, as well as the loading areas along
the main building.
5.
A 10’ decomposed granite multi-use trail will be constructed adjacent to the property along 51st
Avenue and will become part of an existing trail connection between Baseline Road to the south
and Southern Avenue to the north. Additionally, a 10’ ADA-accessible walking path and easement
will be provided within the property boundaries along the north lot line, parallel to the LACC,
connecting the future multi-family apartments to the east with 51st Avenue. Both the trail and the
walkway will provide pedestrian access to the site and adjacent properties.
Z2023037
Page 3 of 10
6.
A new 6’ high CMU wall will be provided along the north, east, and south property lines to screen
the storage buildings from adjacent properties. The north-side wall will be offset from the property
line by 10’ to accommodate the ADA-accessible walking path.
7.
Until recently, the subject property featured several single-family residences, as well as a
convenience store and a tire shop. Until 2020, the site was zoned Rural-43, and the two
commercial business, while legal non-conforming, were operating without the required permits or
clearances. On February 26, 2020, the Maricopa County Board of Supervisors approved Case
Z2019089, which rezoned the property from Rural-43 to C-2. Although no Plan of Development
was approved concurrent with, or following, the zone change, the intention of the then-applicants
was to eventually redevelop the property for retail, office, medical, or perhaps even multi-family
uses. In addition to the subject property, four parcels immediately to the west were also rezoned
from Rural-43 to C-2 per BOS approval of Z2019089. However, these four parcels (which have
since been combined and now form part of APN 104-89-374A) have since been annexed into the
City of Phoenix, and the combined property is now zoned R-4A. On the subject property, all
previously existing structures have been removed as of Summer 2023.
8.
Following a pre-application meeting (PA2023005) in February 2023, the applicant submitted a
request for a Plan of Development (POD) for a self-storage facility in April 2023. This use is
allowed in the existing C-2 zoning district. However, the base C-2 parking requirements generated
by the proposed buildings far exceed the amount of parking needed given the low number of trips
generated by a typical self-storage use. For this reason, the applicant was advised that a
Commercial Unit Plan of Development (CUPD) would be necessary to reduce the required number
of parking spaces and loading areas. In July 2023, the application was resubmitted following the
first review. Although the case number has remained the same, the application type was revised
from a request for an administrative POD to a request for a zone change with overlay. It was also
the applicant’s revised request to review the precise POD concurrently with the zone change.
9.
The requested CUPD overlay includes three variations to the base C-2 development regulations.
The first request is to reduce the minimum number of parking spaces required from 133 to 24.
Office uses must observe a parking ratio of one space per 250 square feet of floor area, whereas
storage uses must observe a parking ratio of one space per 900 square feet of floor area. The
proposal will only require a minimum of 24 spaces (one for each 35 storage units) for a self-
storage facility on the site. Any other commercial use developed onsite would be required to meet
standard parking requirements per Section 1102 of the Maricopa County Zoning Ordinance. The
second request is to reduce the required number of loading areas from five to three. Again, this
reduction is specific to a self-storage facility and not to other commercial uses.
10.
The third request is to waive the requirement for a minimum 6’ high solid screen wall along the
westernmost 87’ (approx.) of the north side property line, which abuts the R1-6 zoning district in
the City of Phoenix. The applicant justifies this request by noting that the nearest residences to
the north are over 250 feet away, separated from the subject site by the LACC (a 200-foot wide,
5.8-mile-long flood control channel and recreational greenspace maintained by the City of
Phoenix). Although the LACC is within residential zoning, it will not be redeveloped for residential
use in the foreseeable future. Additionally, only the five parking spaces facing the north lot line
and the adjacent landscaping would be unscreened. The remaining 319’ (approx.) of the north lot
line, as well as the entirety of the east (rear) lot line, would be screened from the adjacent
residential zoning. The satellite storage buildings, as well as the main building, will be entirely
screened from the north, east, and south. The following development standards have been
proposed by the applicant with the CUPD table below, with changes to the base development
standards shown in bold.
Z2023037
Page 4 of 10
Regulation
Base Regulations (C-2)
Proposed Regulations
(C-2 CUPD)
Max. Height
40’
40’
Front Yard (West)
10’
10’
Side Yard (North)
10’
10’
Side Yard (South)
0’
0’
Rear Yard (East)
25’
25’
Min. Lot Area
6,000 sq. ft.
6,000 sq. ft.
Min. Lot Width
60’
60’
Max. Lot Coverage
60%
60%
Min. Parking Spaces
133 Spaces (1 space per 250
sq. ft. of Office Floor Area and
1 per 900 sq. ft. of Storage
Floor Area)
For Self-Storage Use Only:
24 Spaces (1 space per 35
storage units)
Min. Loading Areas
5 Spaces (1 space per 25,000
sq. ft. of Commercial Floor
Area)
For Self-Storage Use Only:
3 Spaces
Screening
6’ Solid Wall
6’ Solid Wall, but not to
include parking area along
north
lot
line
abutting
residential zoning district
Uses
See MCZO for C-2 Uses
See MCZO for C-2 Uses
Plan of Development
Z2023037
Page 5 of 10
C-2 Zoning District and Surrounding Zoning Districts
2023 Aerial Image
Z2023037
Page 6 of 10
11.
It should be noted that the applicant is requesting legislative approval of a Plan of Development
concurrent with the zone change. Approval of the POD is contingent upon approval of the zone
change.
Existing On-Site and Adjacent Zoning / Land Use:
12.
On-site:
C-2 / Vacant
North:
City of Phoenix: R1-6 PCD / Laveen Area Conveyance Channel (LACC),
then R1-8 PRD PCD / LACC and single-family residential
South:
City of Phoenix: C-2 / Arizona General Hospital
East:
City of Phoenix: R-4A / vacant (multi-family apartments planned)
West:
City of Phoenix: S-1 / portion of 51st Ave. ROW,
then R3-A / 51st Ave. and single-family-for-rent housing
Utilities and Services:
13.
Water:
City of Phoenix
Wastewater:
City of Phoenix
School Districts:
Laveen Elementary School District
Phoenix Union High School District
Fire:
City of Phoenix
Police:
City of Phoenix
Right-of-Way:
14.
The following table includes existing and proposed half-width right-of-way and the future
classification based upon the Maricopa County Department of Transportation (MCDOT) Major
Streets and Routes Plan.
Street Name
Half-width Existing R/W
Half-width Proposed R/W
Future Classification
51st Avenue
65’ (City of Phoenix)
65’ (City of Phoenix)
Principal Arterial
Adopted Plan:
15.
2015 Phoenix General Plan (adopted April 2018): The City of Phoenix General Plan designates
the site as “Traditional Lot (3.5 – 5 du/acre).” This land use category “provides for a variety of
suburban lifestyles with planned single-family residential communities, which include open
space, recreation, and cultural opportunities, including schools, churches, and public facilities.
This category would provide single-family, town home, patio home, and duplex type units.”
Public Participation Summary:
16.
The applicant complied with the requirements of the Citizen Review Process with the required
posting of the property and notification by first-class mail to interested parties and adjacent
property owners within 300’ of the subject site. Staff has not received any calls or correspondence
to the request. There is no known opposition.
Outstanding Concerns from Reviewing Agencies:
17.
N/A
Z2023037
Page 7 of 10
Staff Analysis:
18.
The proposed self-storage facility is an appropriate use for a site located adjacent to a principal
arterial. Generally, self-storage facilities generate minimal noise, small numbers of visitors, and
very little traffic at any given time. For this reason, the proposed use is compatible with the nearby
residential uses to the north, east, and west. For similar reasons, the request to lower the required
number of parking spaces and loading areas specific to a self-storage facility (and not for other
commercial uses) is also reasonable.
19.
Section 1102 of the MCZO requires that, for office and commercial uses, one parking space must
be provided per 250 square feet of floor area. Likewise, for warehouse uses, one parking space
must be provided per 900 square feet of floor area. Both ratios apply to self-storage facilities. Per
the narrative report and the Plan of Development, the office on the first floor of the main building
will comprise 1,292 square feet. The remaining 113,743 square feet (comprising both stories of
the main building and both satellite buildings) will be used for storage. As a result, a minimum of
six parking spaces would be required for the office area (1,292 square feet / 250 square feet = 6
parking spaces) and a minimum of 127 parking spaces would be required for the storage areas
within the facility (113,743 square feet / 900 square feet = 127 parking spaces). This means at
least 133 parking spaces would be required for the proposed development under base C-2 zoning
regulations. Likewise, Section 1103 of the MCZO requires that, for commercial uses, one loading
space must be provided for each 25,000 square feet of floor area. As a result, a total of five
loading spaces would be required (115,035 square feet / 25,000 square feet = 5 loading spaces).
20.
Given the operational characteristics of self-storage facilities and the low number of vehicle trips
typically generated by such uses, it is reasonable to conclude that the number of parking and
loading spaces required under base zoning standards far exceeds demand. Instead, the applicant
is proposing to require a minimum of 24 parking spaces, with one parking space for each 35
storage units (817 storage units / 35 storage units = 24 parking spaces). The applicant is also
proposing to require a minimum of three loading areas, with one loading area each on the north,
east, and south side of the main storage building. The Plan of Development shows that 26 parking
spaces (including two ADA-accessible spaces), as well as three loading areas, will be provided.
Staff concurs with the applicant’s belief that the number of parking and loading spaces proposed
with the CUPD will be sufficient to support the proposed self-storage facility. Any other use that
may be developed on the property in the future will be required to meet the base parking
regulations established in Section 1102.
21.
The request to waive the requirement for screening along the westernmost 87’ (approx.) of the
north side lot line is also reasonable. The north and east lot lines of the subject property are
adjacent to residential zoning in the City of Phoenix. As such, a 6’ high CMU wall will be
constructed parallel to the remaining 319’ (approx.) of the north lot line, beginning at the
westernmost edge of the north satellite building and continuing all the way to the east lot line.
This wall will be offset from the north lot line by 10’ to accommodate an ADA-accessible walking
path. A 6’ high CMU wall will also be constructed along the entirety of the rear (east) lot line. An
access gate constructed of view-obscuring material will be placed at the north end of the rear
wall to accommodate the walking path. Although the south side lot line is adjacent to commercial
zoning, a 6’ high CMU wall will still be constructed from the westernmost edge of the south
satellite building to the east lot line. This will result in the storage buildings being entirely screened
from adjacent properties to the north, east, and south. The only portions of the north and south
lot lines that will not be screened are where a portion of the parking area and adjacent landscaping
faces each property line. Although the north lot line abuts residential zoning, the nearest
Z2023037
Page 8 of 10
residences are over 250 feet away, separated from the subject lot by the LACC. As such, it is
reasonable to conclude that the request to remove the screening requirement for the north facing
parking spaces will not be to the detriment of nearby residents.
22.
Staff notes that the north satellite building is illustrated on the POD as being 16’ high, whereas
the south satellite storage building is illustrated as being 18’ high, and the main storage building
is illustrated as being 33’-6” high. Base C-2 development standards allow for a maximum building
height of 40 feet, except that the height of any building closer than 40 feet to any rural or
residential zoning boundary shall not exceed that distance from said building to the zoning
boundary. The POD illustrates the 16’ high building as being as close as 10’ from the R1-6 zoning
district adjacent to the north lot line. As previously discussed, the Laveen Area Conveyance
Channel provides over 250 feet of separation between the proposed self-storage facility and the
nearest residences to the north. Likewise, there is no evidence to suggest that the channel will be
redeveloped into a residential use in the foreseeable future. Therefore, staff determines that it is
reasonable to allow, with the C-2 CUPD development standards, a 16’ high building up to 10’ from
the Laveen Area Conveyance Channel.
23.
Based on this analysis, staff supports the request for a zone change from C-2 to C-2 CUPD, as
well as the concurrent plan of development for a self-storage facility.
Recommendation:
24.
Staff recommends the Commission adopt a motion recommending that the Board of Supervisors
approve Z2023037 subject to conditions ‘a’ – ‘h’:
a.
A Plan of Development is approved subject to the site plan entitled “Laveen Self-Storage,”
consisting of one full-size sheet, dated August 11, 2023, and stamped received August 11,
2023, except as modified by the following conditions. The Plan of Development may be
amended administratively under a separate application as long as the amendment
complies with the established CUPD development standards as approved by the Board of
Supervisors. Staff may determine slight refinements to remain in substantial
conformance with the approved site plan. Minor and major amendments to the site plan
will be determined in accordance with Chapter 3 of the Maricopa County Zoning
Ordinance.
b.
Development of the site shall be in substantial conformance with the Narrative Report
entitled “Laveen Self-Storage,” consisting of six pages, dated August 11, 2023, and
stamped received August 11, 2023, except as modified by the following conditions.
c.
The following Planning Engineering conditions shall apply:
1. Engineering review of planning and/or zoning cases is for conceptual design only. All
development and engineering design shall be in conformance with Section 1205 of
the Maricopa County Zoning Ordinance; Drainage Policies and Standards; Floodplain
Regulations for Maricopa County; MCDOT Roadway Design Manual; and current
engineering policies, standards, and best practices at the time of application for
construction.
2. Detailed Grading and Drainage (Site Infrastructure) Plans must be submitted with the
application for Building Permits.
Z2023037
Page 9 of 10
3. 51st Ave is within the jurisdiction of the City of Phoenix. The applicant will be
responsible for coordinating with the City to review any traffic impact, right-of-way
dedication, permitting, or roadway improvement requirements.
4. For sites located within the County’s Urbanized Area, a Storm Water Pollution
Prevention Permit (SWPPP) from the County will be required prior to issuance of any
construction permits. This does NOT preclude the requirement to obtain a Notice of
Intent to Discharge (NOID) from the State (ADEQ), as may be required.
5. All retention basins shall drain within 36 hours per County requirements.
d.
The following C-2 CUPD standards shall apply:
1. Minimum number of parking spaces (for self-storage use only): one space per 35
storage units.
2. Minimum number of loading areas (for self-storage use only): three spaces.
3. Maximum building height: 40 feet, except that the height of any building closer than
40 feet to any rural or residential zoning boundary (but not to include the Laveen Area
Conveyance Channel) shall not exceed that distance from said building to the zoning
boundary.
4. A solid wall, not less than 6’ in height, shall be required along and adjacent to any side
or rear property line abutting any rural or residential zoning boundary, but not to include
the parking area along the north side lot line abutting the Laveen Area Conveyance
Channel.
e.
Prior to issuance of building permits, written confirmation will be required from the
emergency fire protection jurisdiction having authority that the facility has been designed
in accordance with their regulations and requirements, and that emergency fire protection
service will be provided to the facility. Prior to issuance of the certificate of occupancy,
local fire protection jurisdiction review and approval will be required.
f.
Noncompliance with any Maricopa County regulation shall be grounds for initiating a
revocation of this zone change as set forth in the Maricopa County Zoning Ordinance.
g.
The property owners and their successors waive claim for diminution in value if the County
takes action to rescind approval due to noncompliance with conditions.
h.
The granting of this change in use of the property has been at the request of the applicant,
with the consent of the landowner. The granting of this approval allows the property to
enjoy uses in excess of those permitted by the zoning existing on the date of application,
subject to conditions. In the event of the failure to comply with any condition, the property
shall revert to the zoning that existed on the date of application. It is, therefore, stipulated
and agreed that revocation due to the failure to comply with any conditions does not
reduce any rights that existed on the date of application to use, divide, sell or possess the
property and that there would be no diminution in value of the property from the value it
held on the date of application due to such revocation of the Zone Change/Plan of
Development. The Zone Change/Plan of Development enhances the value of the property
above its value as of the date the Zone Change is granted and reverting to the prior zoning
Z2023037
Page 10 of 10
results in the same value of the property as if the Zone Change/Plan of Development had
never been granted.
Presented by:
Nick Schlimm, Planner
Reviewed by:
Matthew Holm, AICP, Planning Supervisor
Attachments:
Case Map (1 page)
Site Plan (reduced 8.5”x11”, 1 page)
Narrative Report (6 pages)
MCDOT comments (1 pages)
MCESD comments (1 page)
DPR comments (3 pages)
City of Phoenix Water Services Department letter (1 page)
City of Phoenix Street Transportation Department letter (1 page)
/
Maricopa County Planning & Development - Phoenix, AZ
5
Gross Acres: 3 approx.
Generated September 5, 2023 1:34 PM
Z2023037
Application Name:
Legal Description
Laveen Self Storage EDR
Applicant
Case Address
T01N R02E 033,
Mandy Woods for Norris Design
7145 S 51ST Ave
Applicant Phone/Email
Parcel Primary:104-89-007H
602.254.9600
mwoods@norris-design.com
LAVEEN AZ 85339
Map scale 1:1,004
Supervisor District No.
ZONE CHANGE WITH OVERLAY FROM C-2 TO C-2 CUPD WITH PLAN OF DEVELOPMENT FOR SELF-
STORAGE FACILITY.
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08/11/2023
Laveen Self Storage | Narrative Report
1
Laveen Self-Storage
Narrative Report
Request: Zone Change with Overlay and Plan of Development
for Self-Storage Facility
Case: Z2023037
Location: 7145 S 51st Avenue, Laveen, AZ 85339
APN 104-89-007H
First Submittal Date: March 29, 2023
Second Submittal Date: July 14, 2023
Third Submittal Date: August 11, 2023
Prepared By: Norris Design
901 East Madison Street | Phoenix, Arizona 85034
P 602.254.9600 | www.norris-design.com
Laveen Self Storage | Narrative Report
2
PURPOSE OF REQUEST
The subject property is located on the east side of 51st Avenue, approximately 1,500 feet north of Baseline
Road, at the southeast corner of 51st Avenue and the Laveen Area Conveyance Channel (LACC). According
to the Maricopa County Assessor’s Office records, the gross and net area of the subject property measures
approximately 3.04 acres (or 132,547 square feet). The subject property is currently in a Maricopa County
island and is zoned “C-2 – Intermediate Commercial” (C-2) in the County. All adjacent properties have been
annexed into the City of Phoenix.
The purpose of this request is to (i) change the zoning of the subject property from C-2 to C-2 with a
Commercial Unit Plan of Development (CUPD) and (ii) obtain a Plan of Development (POD) for a self-storage
facility.1 Upon approval of the requested rezoning and concurrent POD, subsequent permitting, construction
and obtaining a certificate of occupancy for the project, it is anticipated that the property will annex into the
City of Phoenix to obtain necessary services, as referenced in the Public Utilities and Services section below.
DESCRIPTION OF PROPOSAL
PROPOSED USE & OPERATIONS
The proposed use of this application is for a self-storage warehouse of approximately 115,000 square feet of
gross floor area (approximately 817 storage units). There will be no outside storage of boats, RV’s, trailers or
motor vehicles. All storage uses for this proposal shall occur in enclosed structures, with the majority of the
floor area being a conditioned space. While there are “drive-up” units proposed, there will be no overhead
garage doors facing 51st Avenue nor adjacent properties.
PROPOSED IMPROVEMENTS
As indicated on the Site Plan, the proposal includes clearing the site of all existing improvements and
constructing a two-story primary warehouse structure in the center of the property, surrounded by a paved
drive aisle and additional “drive-up” units along the north, east and south property lines. All structures will be
enclosed with walls and gates to provide security for site users.
One driveway entrance is proposed along 51st Avenue, aligning with the existing median break in 51st
Avenue. All other existing driveway entrances will be removed. There will be 360-degree circulation around
the site for emergency vehicles.
It is understood that the County's parking ratios required for both Office Uses (one space per 250 square feet
of floor area used for office) and Warehouse Uses (one space per 900 square feet of floor area used for
storage) apply to self-storage facilities. As a result, a minimum of six parking spaces would be typically
required for the office area (1,292 square feet / 250 square feet = 6 parking spaces) and a minimum of 127
parking spaces would be typically required for the storage areas within the facility (113,743 square feet / 900
square feet = 127 parking spaces). This means at least 133 parking spaces would be typically required for the
proposed development. Given operational characteristics of self-storage facilities, as well as the fact that
many of the ground floor storage units are garage or drive-up units, utilizing the typical Office and
Warehouse parking ratio for the proposed development would result in an excess of parking at the subject
property. Instead, a total of twenty-six (26) customer parking spaces are proposed to be located near 51st
Avenue, along the west side of the primary self-storage structure. As required by Section 1102 of the
Maricopa County Zoning Ordinance, a minimum of five percent (5%) of the total required parking spaces will
be provided as ADA parking spaces.
1 Section 306.2 of the Maricopa County Zoning Ordinance (MCZO) indicates that a “POD may be processed through the
Planning and Zoning Commission and Board of Supervisors for approval concurrent with a zone change request (under
the zone change application.”
Laveen Self Storage | Narrative Report
3
In addition, based on discussions with the assigned case planner, it is understood that the County’s loading
standard for commercial uses (i.e., one space per 25,000 square feet of floor area) applies to self-storage
facilities. As a result, a total of 5 loading spaces would typically be required for the proposed development
(115,035 square feet / 25,000 square feet = 5 loading spaces). Similar to the discussion above, the number of
loading spaces required per the Maricopa County Zoning Ordinance (MCZO) exceeds the actual loading
demand for a self-storage facility, particularly given that many of the ground floor storage units are garage
or drive-up units. Rather, three (3) loading spaces are proposed to be provided for the proposed
development, as demonstrated on the enclosed Site Plan. It is believed that the proposed number of parking
and loading spaces will be sufficient to support the proposed development. As a result, the purpose of this
application is to change the existing zoning designation of the property from C-2 to C-2 CUPD in order to
establish appropriate parking and loading standards for the proposed self-storage development. Please see
the Standards Comparison Chart section of this narrative below for more information regarding the proposed
deviations.
An ADA walking path and easement is provided along the northern boundary, connecting the property to the
east (future multi-family units) to 51st Avenue. In addition to the proposed ADA walking path and easement,
a ten-foot (10’) decomposed granite multi-use trail will be constructed along 51st Avenue, which will become
part of the existing trail connection along 51st Avenue between Baseline Road on the south to Southern
Avenue on the north. This is the last remaining segment of the existing trail that will be constructed and,
therefore, will contribute to an improved multi-modal transportation network along 51st Avenue.
Site drainage will be collected and piped underground to storage tanks beneath the paved areas, which in
turn will connect to dry wells to dissipate the storm water.
COLOR & MATERIALS
Preliminary building elevations have been provided with this submittal package. As depicted on the enclosed
preliminary building elevations, proposed colors and materials will be complementary to the architectural
style of the larger surrounding area. The proposed structures will also feature various architectural detailing
in order to provide visual interest from the adjacent public right-of-way. A conceptual example of the quality
of architecture and potential color palette and materials is provided below:
Laveen Self Storage | Narrative Report
4
SIGNAGE
A monument sign, location as indicated on the Site Plan, and building sign are proposed and will be part of
the permitting package for the project following approval of the Zone Change with Overlay and POD. The
general design intent of the proposed signage for the project is depicted in the conceptual building rendering
above, as well as in the signage material included with this application.
WALLS AND FENCES
As shown on the Site Plan, a new, six-foot (6’) CMU screening wall is proposed along east and south property
lines in order to screen the buildings from adjacent properties. The new six-foot (6’) CMU screening wall is
proposed to be offset from the northern property line in order to provide an ADA walking path and
easement, as described in more detail above.
Article 804.9.4(a) of the Maricopa County Zoning Ordinance requires a six-foot (6’) solid wall along any side
or rear property line abutting any rural or residential zoning boundary. Because the LACC property is
residentially zoned, a wall is required along the entire northern property line. The CMU wall as provided on
the site plan (over 300 feet in length) shall screen all storage units, but landscaping and parking stalls
adjacent to the LACC do not warrant the same level of screening, given the significant distance to the nearest
residences (over 250 feet from the project site). Therefore, approximately 90’ of the northern lot line,
measured from the front lot line, will not be screened, and a request to modify the screening standards for
this property is included within this Zone Change with Overlay request. Please see the Standards Comparison
Chart section of this narrative below for more information regarding the proposed screening deviations.
RELATIONSHIP TO SURROUNDING PROPERTIES
This site is bounded by the following land uses:
North: City of Phoenix Flood Control District LACC
o
APN #: 104-77-554
o
Zoned: R1-6 PCD
o
Existing Use: Stormwater conveyance (beyond that the Rodger’s Ranch subdivision)
o
Owner: City of Phoenix
East:
Multi-Family Apartments
o
APN #s: 104-89-374A
o
Zoned: R4-A
o
Existing Use: Vacant (Apartments being permitted currently)
o
Owners: All Other Property Limited Liability Partnership
South: Arizona General Hospital
o
APN #s: 104-89-364
o
Zoned: C-2
o
Existing Use: Public Access Hospital
o
Owners: AGH Phoenix, LLC
West:
Single-Family-for-Rent Housing (across 51st Avenue)
o
APN #: 104-88-582
o
Zoned: R-3A
o
Existing Use: Single-Family-for-Rent Housing (under construction)
o
Owner: Grand Valley Ventures, LLC
The adjacent hospital to the south, single-family-for-rent housing to the west (Sanctuary on 51st) and future
multi-family to the east are very compatible with a self-storage facility. Please see the aerial on the next page
for reference of existing abutting land uses:
Laveen Self Storage | Narrative Report
5
The proposed project will replace the existing dilapidated structures on the property with a cohesively and
safely designed project offering quality landscaping, architectural elements and pedestrian connectivity to
the surrounding area. The project will also provide a benefit to the community through new self-storage
opportunities for residents with changing housing needs and other customers looking for a temporary
storage solution for their belongings.
LOCATION AND ACCESSIBILITY
The site is accessible by a hard-surface sidewalk and decomposed granite trail, with an additional ADA
walking path connection along the north edge to the future multi-family project to the east. Accessible
parking spaces will be provided onsite in front of the primary building entrance, and all drive-up storage units
are easily accessed by vehicle throughout the site.
CIRCULATION SYSTEM
Access to the site will be provided from a single driveway off of 51st Avenue, aligned with the existing median
break, as shown on the Site Plan. No additional roadway dedication is anticipated to be required as part of
this project. 51st Avenue falls within the City of Phoenix jurisdiction and, therefore, access to 51st Avenue is
regulated by the City of Phoenix. It is understood that Maricopa County will not review any changes to an
existing access or new access to a street which is in City of Phoenix right-of-way. The Traffic Impact
Statement for the proposed development has been reviewed and approved by the City of Phoenix Street
Transportation Department. There will be 360-degree circulation around the site for emergency vehicles.
An ADA walking path and easement (total of ten feet in width) is provided along the northern boundary,
connecting the property to the east (future multi-family units) to 51st Avenue. A sidewalk along 51st Avenue
and an additional ten-foot (10’) decomposed granite multi-use trail (a continuation of an existing trail to the
north and to the south of the property) will provide connectivity to adjacent properties.
DEVELOPMENT SCHEDULE
Construction is anticipated to commence by the fourth quarter of 2023. The project is expected to be
constructed in one phase of development.
Laveen Self Storage | Narrative Report
6
COMMUNITY FACILITIES AND SERVICES
The site is located within the Laveen Elementary School District and the Phoenix Union High School District;
however, the project will have no impact on school enrollment.
The project site is adjacent to the LACC and will be connected to the LACC by sidewalk and multi-use trail. A
large park with numerous community amenities, Cesar Chavez Park, is located approximately 1.5 miles east of
the site along Baseline Road.
PUBLIC UTILITIES AND SERVICES
ELECTRIC, GAS & COMMUNICATIONS
The site will be serviced by the Salt River Project (SRP) for electricity. The site is within the Southwest Gas
service area. The communication provider is to be determined. Electric, gas and communication utility
connections are available within 51st Avenue.
WATER, WASTEWATER & REFUSE
It is anticipated that the site will gain water and wastewater through the City of Phoenix upon annexation,
immediately after site development is completed. A will-serve letter from the City of Phoenix Water Services
Department is included with this submittal package. Refuse collection services will be privately contracted.
EMERGENCY RESPONSE
Police and fire services will be provided by the City of Phoenix, similar to surrounding properties.
STANDARDS COMPARISON CHART
REGULATION
BASE REGULATIONS (C-2)
PROPOSED REGULATIONS (C-2 CUPD)
Max. Height
40’
40’
Front Yard (West)
10’
10’
Side Yard (North)
10’
10’
Side Yard (South)
0’
0’
Rear Yard (East)
25’
25’
Min. Lot Area
6,000 sq. ft.
6,000 sq. ft.
Min. Lot Width
60’
60’
Max. Lot Coverage
60%
60%
Total Parking
Spaces
133 Spaces (1 space per 250 sq. ft. of
Office Floor Area and 1 per 900 sq. ft. of
Storage Floor Area)
For Self-Storage Use Only:
24 Spaces
1 space for each 35 storage units
(storage stalls or lockers)
Loading Areas
5 Spaces (1 space per 25,000 sq. ft. of
Commercial Floor Area)
For Self-Storage Use Only:
3 Spaces
Screening
6’ Solid Wall
6’ Solid Wall, but not to include
parking area along north lot line
abutting residential zoning district
Uses
See MCZO for C-2 Uses
See MCZO for C-2 Uses
MCDOT -- TRAFFIC ENGINEERING
REVIEW COMMENT SHEET
1 of 1
Project Name: Laveen Self Storage
Location: Baseline Rd. & 51st Ave.
MCDOT File No.: Z2023037
Date: 04/11/2023
Reviewer: Shannon Wood, PE
Phone No.: (602) 506-2250
Consultant: Y2K
Project No.: 2551
Plans Sealed By: Rae Stephani, PE, PTOE
Consultant Code:
A = Will Comply B = Deleted
C = Consultant to Evaluate
Item
Number
Page
Number
Comments
Consultant
Reply
= = =
= = =
1st REVIEW (TS)
Consultant: Please use the code and respond to each comment in the
Consultant Reply Column. This sheet is for our record, please answer every
question and sign and date your acknowledgement or the plans will be
sent back to complete the process. Send back the marked-up plans and a
new set of plans along with this comment sheet. Thank you for your
cooperation.
= = = = = = = = = = = = = = = = = = = = = = = = = = = = = =
General Project Summary:
The proposed Laveen Self Storage development planned to include 670
storage units within a building footprint of 66,894 SF and a total building area
of 122,757 SF. The project is planned for a single-phase opening.
Per the TS, at full build-out, the proposed development is anticipated to
generate up to 178 total weekday daily trips - 11 AM Peak Hour Trips and 18
PM Peak Hour Trips on a typical weekday.
Development will be accessed by one existing full-access driveway on 51st
Avenue.
General Comments:
51st Avenue falls within the City of Phoenix jurisdiction. Access to streets of
City of Phoenix (COP) are regulated by COP. Maricopa County will not
review any changes to an existing access or any new access to a street which
is in COP right-of-way. Encroachments permits for access to streets must be
obtained directly from COP.
The site parcel is located entirely within Maricopa County, following approval
by the City of Phoenix, provide a copy of the authorization to Maricopa County
Planning and Development Department.
MCDOT estimates that the proposed development would generate fewer than
100 peak hour trips and have negligible impact on the County roadways in the
vicinity of the Site.
The Traffic Statement is Approved
Signature: _____________________________________ Date: ___________
Use CODE
"A", "B","C"
in this column
next to every
comment.
= = = =
Page | 1
Subdivision
Infrastructure
& Planning Program
301 W. Jefferson St.
Phoenix, AZ 85003
S u b d i vi s io n @ m a ri co p a .go v
e s d .m a r i c o pa .g o v
The Maricopa County Environmental Services Department (MCESD) has completed review
for the Laveen Self Storage planning case(s). Please note the following MCESD requirements
for site development:
Subdivision and Infrastructure –
An Approval to Construct application is required and must be submitted to MCESD’s
Subdivision & Infrastructure Program for water, reclaimed water and/or wastewater system
infrastructure.
A will serve letter is required and must indicate approval from local municipality to
discharge onsite wastewater to municipal sewerage system.
For subdivision related questions, please contact the Subdivision and Infrastructure
Program at (602) 506-1058 or email subdivision@maricopa.gov.
Additional Notes –
Environmental Services does not require these items for condition of approval of Z2023037, however
these items must be addressed with the development of the site. Environmental Services does not
require additional review of this case.
*It should be noted that this document does not approve the referenced project. Comments are provided
for the benefit of the applicant for MCESD permit requirements and as an advisory to Maricopa County
Planning and Development Department. Other Maricopa County agencies may have additional
requirements. Final review and approval will be made through Planning and Development Department
procedures. Applicant may need to submit separate applications to the Maricopa County Environmental
Services Department for approval of proposed facilities regulated by the Department. Review of any such
application will be based on current regulations at the time of application.
Project Name: Laveen Self Storage
Primary Contact Name: Mandy Woods
Planning Application Type: Zone Change
APN(s): 104-89-007H
Reviewer: Souren Naradikian, P.E.
Email: Souren.Naradikian@maricopa.gov
Phone: 602-372-2907
Planner Name: Nicholas Schlimm
Planning Case #: Z2023037
Date: April 4, 2023
Water and Waste Management Division
James Philbin, P.E.
Planning & Development
301 W. Jefferson St., Suite 170
Phoenix, Arizona 85003
Phone: (602) 372-4362
Fax: (602) 506-8762
www.maricopa.gov/planning
Email address:
James.Philbin@maricopa.gov
Planning & Development
Engineering Plan Review
Date:
August 14, 2023
Memo To: Darren Gerard, AICP, Planning Manager, Department of Planning &
Development
Attn:
Nicholas Schlimm, Planner, Planning & Development Services
cc:
Michael Norris P.E., Engineering Manager, Planning and Development
Bob Fedorka, PE, Engineering Supervisor, Planning & Development
From:
James Philbin, PE, Plans Examiner Engineer, Planning & Development
Subject:
Z2023037 – Laveen Self Storage POD
APN(s):
104-89-007H
Engineering Review has reviewed the first plan and report routed for review on
08/11/2023, for the subject application and has no further objections with the following
stipulations:
The following stipulations will apply:
1. Engineering review of planning and/or zoning cases is for conceptual design
only. All development and engineering design shall be in conformance with
Section 1205 of the Maricopa County Zoning Ordinance; Drainage Policies and
Standards; Floodplain Regulations for Maricopa County; MCDOT Roadway
Design Manual; and current engineering policies, standards and best practices
at the time of application for construction.
2. Detailed Grading and Drainage (Site Infrastructure) Plans must be submitted
with the application for Building Permits
3. 51st Ave is within the jurisdiction of the City of Phoenix. The applicant will be
responsible for coordinating with the City to review any traffic impact, right-of-
way dedication, permitting or roadway improvement requirements
4. For sites located within the County’s Urbanized Area, a Storm Water Pollution
Prevention Permit (SWPPP) from the County will be required prior to issuance
of any construction permits. This does NOT preclude the requirement to obtain
a Notice of Intent to Discharge (NOID) from the State (ADEQ), as may be
required.
5. All retention basins shall drain within 36 hours per County requirements.
Please contact me with any questions.
Page 2 of 3
DRAINAGE PLAN REVIEW REFERENCES:
The Drainage Regulations are listed in Section 1205 of the MCZO:
https://www.maricopa.gov/documentcenter/view/272
Maricopa County Drainage Policies and Standards Manual:
https://www.maricopa.gov/DocumentCenter/Home/View/2369
For Additional Information See:
https://www.maricopa.gov/1635/Drainage-Review
FLOOD CONTROL DISTRICT OF MARICOPA COUNTY REFERENCES:
Floodplain Regulations for Maricopa County:
https://www.maricopa.gov/DocumentCenter/View/630
For Additional Information See:
https://www.maricopa.gov/3847/Flood-Control-District
PND TRANSPORTATION REFERENCES:
Residential Driveway Guidelines
https://www.maricopa.gov/documentcenter/view/362
Roadway Design Manual
http://www.mcdot.maricopa.gov/DocumentCenter/View/24883
Maricopa County Resolution for ROW Permits
https://www.maricopa.gov/documentcenter/view/364
For Additional Information See:
https://www.maricopa.gov/156/MCDOT
PND STORMWATER QUALITY (SWPPP) REFERENCES:
Storm Water Quality Management and Discharge Control Regulation
https://www.maricopa.gov/DocumentCenter/View/6577
Air Pollution Control Regulations Rule 310
https://www.maricopa.gov/DocumentCenter/View/5354
For Additional Information See:
https://www.maricopa.gov/3980/Water-Sewage-Stormwater-Waste
Page 3 of 3
Abbreviations Key:
Drainage:
DD =
Department Directive (See: http://www.maricopa.gov/1911/Department-
Directives)
MCZO =
Maricopa County Zoning Ordinance
DPSM = Maricopa County Drainage Policies and Standards
SSA =
State Standard Attachment
DDMV1= Maricopa County Drainage Design Manual – Hydrology
DDMV2 = Maricopa County Drainage Design Manual – Hydraulics
Flood Control:
FRMC =
Floodplain Regulations for Maricopa County
PND Transportation:
RDM =
MCDOT Roadway Design Manual
RDG =
MCDOT Residential Design Guidelines
MSRP = MCDOT Major Streets and Routes Plan
PND Storm Water:
SWMDCR=
Maricopa County Storm Water Quality Management and Discharge
Control Regulation
DDMV3= Maricopa County Drainage Design Manual – Erosion Control
APCR=
Maricopa County Air Pollution Control Regulations – Rule 310
S:\200DM_SHARED\200DM_Infrastructure_Record_Services\COUNTER\Service Availability Requests\Templates and Log
7/2013
City Of Phoenix
Water Services Department
Infrastructure Record Services
June 23, 2023
Taylor Moran
901 E Madison St
Phoenix, AZ 85034
RE:
104-89-007H – Self Storage
7145 S 51st Ave
Q.S.# 1-17
Taylor Moran,
Your request for water/sewer availability to the mentioned property has been reviewed. The property has
direct frontage to the City of Phoenix public water and sewer mains. You have the capability to connect
to the City of Phoenix Water and Sewer System.
If you have any questions regarding these guidelines, please contact via email
mario.murillo@phoenix.gov or call (602) 256-4276.
Sincerely,
Mario Murillo
Water Services Department
Infrastructure Record Services
Enclosures:
CC:
Shauna Johnson, Water Services Department - Infrastructure Record Services
Jeremiah Ireland, Water Services Department - Infrastructure Record Services
City of Phoenix
STREET TRANSPORTATION DEPARTMENT
200 West Washington Street, Fifth Floor, Phoenix, Arizona 85003-1611 602-262-6284
May 10, 2023
Rae Stephani, P.E. , PTOE
Y2K Engineering, LLC
1921 S. Alma School Road, Ste 204
Mesa, AZ 85210
RE: Conditional Approval – TIS 51st Ave Self Storage - KIVA 22-3353
Ms. Stephani,
The City of Phoenix Street Transportation Department has reviewed your Traffic Impact
Statement (TIS) for the above referenced project dated March 22, 2023 and is conditionally
approving it based on the following condition:
-
The subject site is adjacent to the LACC and an identified Multi-Use Trail as part of the
Phoenix General Plan along the northern boundary. In addition, the site is adjacent to a
bike lane and Multi-Use Trail as part of the Phoenix General Plan along 51st Avenue. To
address multi-modal access and the City Council approved Complete Streets Policy, the
Street Transportation Department will be requesting funds to contribute towards a
pedestrian crossing facility along 51st Avenue. The developer shall contact Mailen
Pankiewicz to determine the type of device at Mailen.Pankiewicz@phoenix.gov”
Please note that the review of the TIA and or any subsequent approvals of the TIA, are only
reviews and approvals of the analysis of the traffic’s impact, mitigations, and directed
conditions as noted or stipulated, and not an approval or review of the street facilities
designs, figures and graphics included in the TIA. The street facilities design and similar
items need to be submitted separately through the appropriate official processes.
Please consider this to be your conditional approval letter of the TIS for the above referenced
project. If you have any questions, please contact me at Muhannad.zubi@Phoenix.gov. Thank
you.
Best Regards,
Muhannad Al Zubi, PE, PTOE
Traffic Engineer III
City of Phoenix
Street Transportation Department
C: Chris Kowalsky
Derek Fancon