| AGENDA ITEM #:21-350-00001 DATE: May 10, 2023 CAR #: CASE #: {Case#} |
 |
Planning & Zoning Commission ACTION REPORT
| SUBJECT: | SPECIAL USE PERMIT FOR A STORAGE FACILITY (U-HAUL MOVING & STORAGE FACILITY) |
| STAFF PRESENTER(S): | Karen Craver |
OTHER PRESENTER(S):
Erica Marquez, U-Haul
SUMMARY:
A request for a Special Use Permit (SUP) for a storage facility on approximately 4.48 acres at the northeast corner of Van Buren Street and 137th Avenue, east of Litchfield Road, within the C-2 (General Commercial) Zoning District.
RECOMMENDATION:
- Conduct a public hearing to consider a request for a Special Use Permit (SUP) for a storage facility on approximately 4.48 acres at the northeast corner of Van Buren Street and 137th Avenue, east of Litchfield Road, within the C-2 (General Commercial) Zoning District.
- Recommend approval of the request for a Special Use Permit for a storage facility on Lot 2 of the Minor Land Division of APN 500-03-003N & 500-03-003P, recorded on February 10, 2021, in the official records of Maricopa County at Book 1573 of Maps Page 23 (Instrument 20210153690) (the “Property”), subject to stipulations. (Karen Craver, Principal Planner)
STIPULATIONS:
1. Because the existing W. Van Buren Street right-of-way is within the jurisdiction of the City of Avondale, approval of the City of Avondale is required for all driveway locations off of Van Buren and Owner is required to design and construct all improvements to the section of W. Van Buren Street along the frontage of the Property required by the City of Avondale; and
2. All future development on Lot 2 of the Minor Land Division of APN 500-03-003N & 500-03-003P, recorded on February 10, 2021, in the official records of Maricopa County at Book 1573 of Maps Page 23 (Instrument 20210153690) (the “Property”) will be subject to site plan review and approval by city staff, at which time all elements of site development will be reviewed, including, but not limited to, architecture, landscaping, grading and drainage, lighting, off-site infrastructure, parking, setbacks, access and circulation. Following approval of the Special Use Permit, a site plan shall be submitted through the formal site plan process and the site shall conform to all applicable requirements in the Goodyear Zoning Code, the Goodyear Design Guidelines, and Ordinance 02-824, and shall also reflect the following stipulations:
a. The site plan shall designate and label the area within the Property where rental trucks and trailers will be located; and
b. The site plan shall conform to all applicable requirements of the Engineering Design Standards and Policies Manual, including, but not limited to the requirement that commercial driveways into the Property accessed from Van Buren Street (an arterial street) are unimpeded and uninterrupted for a minimum length of 80 feet as measured from the Van Buren street back of curb (the width of a deceleration lane if any may be included in the 80-foot measurement) to the first drive aisle turn or off-street parking stall, and the requirement that commercial driveways into the Property accessed from 137th Avenue (a collector street) are unimpeded and uninterrupted for a minimum length of 50 feet as measured from the 137th Avenue street back of curb to the first drive aisle turn or off-street parking stall (EDS&PM 4.1.4.E.2.b); and
i. If a request for a waiver of the requirements of EDS&PM 4.1.4.E.2.b regarding the driveways described above is sought, Owner shall submit an updated traffic impact analysis if requested by the City Traffic Engineer or designee that supports the request for the waiver; and
c. The site plan shall conform to all applicable requirements of Ordinance 02-824, including, but not limited to the requirement that the site plan includes 1% of the net site area designated as usable pedestrian oriented open space, and the 1% open space area shall include plazas, patios, courtyards, and outdoor seating areas, as deemed acceptable by city staff through the site plan review and approval process; and
d. The site plan shall reflect the requirements of the City of Avondale in terms of the locations of driveways into the Property from Van Buren and conveyances of right-of-way for W. Van Buren Street as required for the construction of improvements required by the City of Avondale; and
3. The approval by the City of Goodyear of a site plan for the development of the Property is subject to the approval of the City of Avondale; and
4. The City of Goodyear reserves the right to initiate revocation of the Special Use Permit in the event that the Special Use is not operated in compliance with the stipulations stated herein or as represented in the Special Use Permit application; and
5. The storage units shall not be used as residential living quarters or for operating a business; and
6. No windows or faux windows shall be mirrored in a manner which causes glare or reflection; and
7. All windows/doors shall be tinted. The interior contents, decorations and interior storage unit doors (or replica unit doors) shall not be visible from the exterior of the building in any direction. The interior of the building should not be visible from public streets; and
8. No outdoor storage shall be permitted on the Property except for the staging of customary rental trucks and trailers associated with the proposed special use which are to be located within a designated area included within an approved site plan; and
9. Repair or maintenance of large trucks with carrying capacity of one ton or greater shall not be permitted; and
10. The Property shall conform to the standards designated for Lighting Zone 2 as established in Article 10, Outdoor Lighting Standards, of the City of Goodyear Zoning Ordinance; and
11. Signage is not being approved with the approval of this Special Use Permit. All signage on the Property shall comply with Article 7 (Sign Regulations) of the City of Goodyear Zoning Ordinance; and
12. Owner shall construct the full half-street improvements for the north-half of the section of Van Buren along the southern boundary of the Property as required by the City of Avondale, which improvements may include, but is not limited to, paving, curb, gutter, sidewalks, landscape, irrigation, signing, striping, and medians (the “Van Buren Street Improvements”). Unless a written phasing plan has been approved by the City Engineer or his designee, the Van Buren Street Improvements shall be completed prior to issuance of the first certificate of completion, temporary certificate of occupancy and/or certificate of occupancy; and
13. Owner shall make an in-lieu payment for 25% of the of a full traffic signal (all four legs) at the intersection of 137th Avenue and Van Buren Street. The in-lieu payment shall be made prior to the recordation of the first final plat subdividing all or part of the Property or prior to the issuance of any construction permits for work within the Property, whichever is earlier. The in-lieu payment shall be based on the actual cost of the traffic signal if it has been constructed or if the payment is required before the signal is constructed it shall be based on the estimated cost of the traffic signal as determined by the City Engineer or designee; and,
14. Prior to the issuance of the first construction permit for any work within the Property, Owner shall dedicate to the City of Goodyear a 10-foot Public Utility Easements (PUE) along the southern boundary of the Property adjacent to Van Buren Street and along the western boundary of the Property adjacent to 137th Avenue.
2. All future development on Lot 2 of the Minor Land Division of APN 500-03-003N & 500-03-003P, recorded on February 10, 2021, in the official records of Maricopa County at Book 1573 of Maps Page 23 (Instrument 20210153690) (the “Property”) will be subject to site plan review and approval by city staff, at which time all elements of site development will be reviewed, including, but not limited to, architecture, landscaping, grading and drainage, lighting, off-site infrastructure, parking, setbacks, access and circulation. Following approval of the Special Use Permit, a site plan shall be submitted through the formal site plan process and the site shall conform to all applicable requirements in the Goodyear Zoning Code, the Goodyear Design Guidelines, and Ordinance 02-824, and shall also reflect the following stipulations:
a. The site plan shall designate and label the area within the Property where rental trucks and trailers will be located; and
b. The site plan shall conform to all applicable requirements of the Engineering Design Standards and Policies Manual, including, but not limited to the requirement that commercial driveways into the Property accessed from Van Buren Street (an arterial street) are unimpeded and uninterrupted for a minimum length of 80 feet as measured from the Van Buren street back of curb (the width of a deceleration lane if any may be included in the 80-foot measurement) to the first drive aisle turn or off-street parking stall, and the requirement that commercial driveways into the Property accessed from 137th Avenue (a collector street) are unimpeded and uninterrupted for a minimum length of 50 feet as measured from the 137th Avenue street back of curb to the first drive aisle turn or off-street parking stall (EDS&PM 4.1.4.E.2.b); and
i. If a request for a waiver of the requirements of EDS&PM 4.1.4.E.2.b regarding the driveways described above is sought, Owner shall submit an updated traffic impact analysis if requested by the City Traffic Engineer or designee that supports the request for the waiver; and
c. The site plan shall conform to all applicable requirements of Ordinance 02-824, including, but not limited to the requirement that the site plan includes 1% of the net site area designated as usable pedestrian oriented open space, and the 1% open space area shall include plazas, patios, courtyards, and outdoor seating areas, as deemed acceptable by city staff through the site plan review and approval process; and
d. The site plan shall reflect the requirements of the City of Avondale in terms of the locations of driveways into the Property from Van Buren and conveyances of right-of-way for W. Van Buren Street as required for the construction of improvements required by the City of Avondale; and
3. The approval by the City of Goodyear of a site plan for the development of the Property is subject to the approval of the City of Avondale; and
4. The City of Goodyear reserves the right to initiate revocation of the Special Use Permit in the event that the Special Use is not operated in compliance with the stipulations stated herein or as represented in the Special Use Permit application; and
5. The storage units shall not be used as residential living quarters or for operating a business; and
6. No windows or faux windows shall be mirrored in a manner which causes glare or reflection; and
7. All windows/doors shall be tinted. The interior contents, decorations and interior storage unit doors (or replica unit doors) shall not be visible from the exterior of the building in any direction. The interior of the building should not be visible from public streets; and
8. No outdoor storage shall be permitted on the Property except for the staging of customary rental trucks and trailers associated with the proposed special use which are to be located within a designated area included within an approved site plan; and
9. Repair or maintenance of large trucks with carrying capacity of one ton or greater shall not be permitted; and
10. The Property shall conform to the standards designated for Lighting Zone 2 as established in Article 10, Outdoor Lighting Standards, of the City of Goodyear Zoning Ordinance; and
11. Signage is not being approved with the approval of this Special Use Permit. All signage on the Property shall comply with Article 7 (Sign Regulations) of the City of Goodyear Zoning Ordinance; and
12. Owner shall construct the full half-street improvements for the north-half of the section of Van Buren along the southern boundary of the Property as required by the City of Avondale, which improvements may include, but is not limited to, paving, curb, gutter, sidewalks, landscape, irrigation, signing, striping, and medians (the “Van Buren Street Improvements”). Unless a written phasing plan has been approved by the City Engineer or his designee, the Van Buren Street Improvements shall be completed prior to issuance of the first certificate of completion, temporary certificate of occupancy and/or certificate of occupancy; and
13. Owner shall make an in-lieu payment for 25% of the of a full traffic signal (all four legs) at the intersection of 137th Avenue and Van Buren Street. The in-lieu payment shall be made prior to the recordation of the first final plat subdividing all or part of the Property or prior to the issuance of any construction permits for work within the Property, whichever is earlier. The in-lieu payment shall be based on the actual cost of the traffic signal if it has been constructed or if the payment is required before the signal is constructed it shall be based on the estimated cost of the traffic signal as determined by the City Engineer or designee; and,
14. Prior to the issuance of the first construction permit for any work within the Property, Owner shall dedicate to the City of Goodyear a 10-foot Public Utility Easements (PUE) along the southern boundary of the Property adjacent to Van Buren Street and along the western boundary of the Property adjacent to 137th Avenue.
FISCAL IMPACT:
Although a fiscal impact analysis has not been conducted on this specific project, all new development will have an ongoing fiscal impact on the city. The development is responsible for construction of all infrastructure necessary to serve the site and will generate one-time revenue for the city through payment of permits, construction sales tax and development impact fees. Longer-term fiscal impacts include increased demands for municipal services, the costs of which may or may not be offset by increased Property values/tax levies, city sales tax, state shared revenues and the increased demand for commercial and retail development. Any areas that will be maintained by the city are constructed by the developer and then conveyed to the city two years after construction.
BACKGROUND AND PREVIOUS ACTIONS:
The 4.48-acre Property was rezoned by the City Council from the R1-7 (Single-Family Residential) Zoning District as part of a 5.58-acre rezoning to C-2 (General Commercial) with the adoption of Ordinance No. 02-824 on September 23, 2002. The 4.48-acre Property was established as Lot 2 of the 5.58-acre C-2 (General Commercial) property with the February 4, 2021 staff approval of the Minor Land Division of APN 500-03-003N & 500-03-003P, which was recorded on February 10, 2021, in the official records of Maricopa County.
Neither the Planning and Zoning Commission or the City Council have considered this Special Use Permit (SUP) request previously. The attached conceptual site plan was included with the SUP request; however, a formal site plan application will be required following approval of the SUP.
Neither the Planning and Zoning Commission or the City Council have considered this Special Use Permit (SUP) request previously. The attached conceptual site plan was included with the SUP request; however, a formal site plan application will be required following approval of the SUP.
STAFF ANALYSIS
Current Policy
Pursuant to Section 4-1-3 of the Zoning Ordinance (Special Uses Considered in Specified Districts), a storage facility may be considered as a Special Use in any commercial or industrial zoning district. Pursuant to Section 1-3-4 of the Zoning Ordinance (Special Use Permits), a Special Use requires review by the Planning and Zoning Commission and approval from the City Council through the public hearing process.
Details of the Request
U-Haul is requesting a Special Use Permit for a storage facility in order to proceed to the site plan review and approval process to develop a moving and storage facility on Lot 2 of the Minor Land Division of APN 500-03-003N & 500-03-003P, which is an approximately 4.48-acre parcel. As previously noted, the Property is designated for commercial uses and will be developed in accordance with the city’s C-2 (General Commercial) Zoning District.
U-Haul plans to develop the facility with a four-story, 117,872 SF building with 1,064 climate-controlled self-storage units, and a one-story, 18,616 SF U-Box building in which empty and full U-Box containers are stacked and stored. Uses at the facility will consist of self-storage, U-Haul truck and trailer sharing, related retail sales, and U-Boxes; which are 8’L x 5’W x 7’H wooden containers wrapped in U-Haul-orange plastic that are typically rented by customers for city-to-city moves. A U-Box can fit about a room and a half of furniture and household goods.
Access into the proposed 4-story building, which will house storage units and the retail facility will be from the north side of the building, so there will be no customer access from the sides of the building facing 137th Avenue and Van Buren Street. The one-story, 53-foot high building will be located in the northeast corner of the Property adjacent to the existing Central Market Place commercial center on the east, and adjacent to approved future light industrial development in Palm Valley Crossing on the north. The rental trucks and trailers will be stored in the northern portion of the Property, between the one-story building and an 8-foot screen wall to be constructed by U-Haul along the east property line of the vacant commercial lot to the west.
Evaluation of Zoning Ordinance Criteria
The following evaluation is being provided in accordance with Section 1-3-4 of the Zoning Ordinance (Special Use Permits):
1. Will be desirable or necessary to the public convenience or welfare:
The project narrative indicates that the moving and storage facility will provide a convenient one-stop-shop for the moving and storage needs of the nearby residential communities. The narrative also indicates that the facility will raise the property values of the surrounding area, while creating new jobs for residents of the area and providing tax revenue for the city. By doing so, the facility can strengthen the financial stability and economic welfare of the area.
2. Will be harmonious and compatible with the other uses adjacent to and in the vicinity of the selected site or sites:
The moving and storage facility is proposed to be developed on a C-2 (General Commercial) zoned site adjacent to the existing Central Market Place commercial center and future light industrial development in Palm Valley Crossing. The proposed special use will be similar to the existing and proposed commercial and industrial uses in the surrounding area, in terms of noise, light, traffic, and operation, and should therefore be compatible. The site is also near existing rental communities that may benefit from the services provided at the facility. The nearest single family residential is located approximately 430 feet from the Property.
3. Is in conformance with the adopted General Plan and any adopted Area Plans:
The Property is located within the Business & Commerce land use category as designated by the city’s 2025 General Plan. The category provides areas for the growth and development of Goodyear’s economic base, and includes uses such as community level retail.
4. Will not be detrimental to surrounding properties in the area due to:
a. Impact on the circulations system of the adjacent neighborhood:
Subject to the approval of the City of Avondale, which controls Van Buren Street, the facility will have full access from Van Buren Street, which provides access to many commercial businesses in the adjacent area. The facility will have full access from 137th Avenue, which provides access to light industrial uses and other commercial uses in Palm Valley Crossings. It is expected, based on the traffic report submitted with the Special Use Permit request, which did not address the impact of rentals, that there will be a limited number of vehicular trips generated by the operations of the facility and that these trips are not expected to have a significant impact on the surrounding roadway network.
b. Excessive noise or light generated from within the site:
Self-storage facilities are typically less-intensive, low-impact uses compared to other commercial uses that would be permitted on the Property. Most customer activity will occur on the north of the 4-story building, away from existing residential development. Moreover, the development is required to comply with the City’s Zone 2 lighting standards, which are designed to protect adjacent developments by requiring full cutoff lights and other mitigation measures.
c. Excessive scale or height in relation to surrounding properties:
The four-story, 48-foot high building is significantly set back from the adjacent street frontages, and the 53-foot high U-Box building is located in the northeast corner of the Property adjacent to an existing commercial center and approved future light industrial development.
d. Hours of operation:
U-Haul has proposed the following hours of operation which should have a minimal impact on the surrounding area:
Mon. - Thurs. 7:00 a.m. to 7:00 p.m.
Fri. 7:00 a.m. to 8:00 p.m.
Sat. 7:00 a.m. to 7:00 p.m.
Sun. 9:00 a.m. to 5:00 p.m.
e. Inadequate parcel size to provide adequate buffers or mitigation to surrounding properties:
The parcel size is appropriate for the storage facility and provides for the required buffers and setbacks from surrounding properties.
f. Inconsistency with the development character or architecture of the adjacent properties:
The design of the buildings, including color, materials, and architectural style is in keeping with the character and architecture of the adjacent properties.
Phoenix-Goodyear Airport
The Property is subject to noise from aircraft flying into and out of Phoenix-Goodyear Airport.
Fire Department
Emergency response times and distances are provided below:
Public Participation
In accordance with the city’s Citizen Review Process, a neighborhood meeting was held on Tuesday, April 25, 2023, at 6:00 p.m., at Goodyear City Hall. Notice of the meeting regarding the requested Special Use Permit for a storage facility was provided via a postcard mailed to the owners of all property within 500 feet of the Property. In addition, the postcard directed the property owners to the city website for additional information, and provided both staff and applicant contact information. No member of the public attended the neighborhood meeting, and neither staff or the applicant received any inquiries regarding the meeting or the requested SUP.
Notice of the public hearings before the Planning and Zoning Commission and City Council included a notice mailed to the owners of property within 500 feet of the Property, a sign posted on the Property, and a legal notice published in the Arizona Republic, Southwest Edition, on April 21, 2023. To date, staff has not received any inquiries regarding the Special Use Permit request.
STAFF FINDINGS
As outlined herein, staff finds the request for a Special Use Permit to not be materially detrimental to persons residing or working in the vicinity of the Property, to the neighborhood, or to the public welfare. Staff further finds that the proposed use is reasonably compatible with uses permitted in the surrounding area, and that the request adheres to the additional evaluation criteria for a Special Use Permit, as established in Section 1-3-4 of the Zoning Ordinance.
Pursuant to Section 4-1-3 of the Zoning Ordinance (Special Uses Considered in Specified Districts), a storage facility may be considered as a Special Use in any commercial or industrial zoning district. Pursuant to Section 1-3-4 of the Zoning Ordinance (Special Use Permits), a Special Use requires review by the Planning and Zoning Commission and approval from the City Council through the public hearing process.
Details of the Request
U-Haul is requesting a Special Use Permit for a storage facility in order to proceed to the site plan review and approval process to develop a moving and storage facility on Lot 2 of the Minor Land Division of APN 500-03-003N & 500-03-003P, which is an approximately 4.48-acre parcel. As previously noted, the Property is designated for commercial uses and will be developed in accordance with the city’s C-2 (General Commercial) Zoning District.
U-Haul plans to develop the facility with a four-story, 117,872 SF building with 1,064 climate-controlled self-storage units, and a one-story, 18,616 SF U-Box building in which empty and full U-Box containers are stacked and stored. Uses at the facility will consist of self-storage, U-Haul truck and trailer sharing, related retail sales, and U-Boxes; which are 8’L x 5’W x 7’H wooden containers wrapped in U-Haul-orange plastic that are typically rented by customers for city-to-city moves. A U-Box can fit about a room and a half of furniture and household goods.
Access into the proposed 4-story building, which will house storage units and the retail facility will be from the north side of the building, so there will be no customer access from the sides of the building facing 137th Avenue and Van Buren Street. The one-story, 53-foot high building will be located in the northeast corner of the Property adjacent to the existing Central Market Place commercial center on the east, and adjacent to approved future light industrial development in Palm Valley Crossing on the north. The rental trucks and trailers will be stored in the northern portion of the Property, between the one-story building and an 8-foot screen wall to be constructed by U-Haul along the east property line of the vacant commercial lot to the west.
Evaluation of Zoning Ordinance Criteria
The following evaluation is being provided in accordance with Section 1-3-4 of the Zoning Ordinance (Special Use Permits):
1. Will be desirable or necessary to the public convenience or welfare:
The project narrative indicates that the moving and storage facility will provide a convenient one-stop-shop for the moving and storage needs of the nearby residential communities. The narrative also indicates that the facility will raise the property values of the surrounding area, while creating new jobs for residents of the area and providing tax revenue for the city. By doing so, the facility can strengthen the financial stability and economic welfare of the area.
2. Will be harmonious and compatible with the other uses adjacent to and in the vicinity of the selected site or sites:
The moving and storage facility is proposed to be developed on a C-2 (General Commercial) zoned site adjacent to the existing Central Market Place commercial center and future light industrial development in Palm Valley Crossing. The proposed special use will be similar to the existing and proposed commercial and industrial uses in the surrounding area, in terms of noise, light, traffic, and operation, and should therefore be compatible. The site is also near existing rental communities that may benefit from the services provided at the facility. The nearest single family residential is located approximately 430 feet from the Property.
3. Is in conformance with the adopted General Plan and any adopted Area Plans:
The Property is located within the Business & Commerce land use category as designated by the city’s 2025 General Plan. The category provides areas for the growth and development of Goodyear’s economic base, and includes uses such as community level retail.
4. Will not be detrimental to surrounding properties in the area due to:
a. Impact on the circulations system of the adjacent neighborhood:
Subject to the approval of the City of Avondale, which controls Van Buren Street, the facility will have full access from Van Buren Street, which provides access to many commercial businesses in the adjacent area. The facility will have full access from 137th Avenue, which provides access to light industrial uses and other commercial uses in Palm Valley Crossings. It is expected, based on the traffic report submitted with the Special Use Permit request, which did not address the impact of rentals, that there will be a limited number of vehicular trips generated by the operations of the facility and that these trips are not expected to have a significant impact on the surrounding roadway network.
b. Excessive noise or light generated from within the site:
Self-storage facilities are typically less-intensive, low-impact uses compared to other commercial uses that would be permitted on the Property. Most customer activity will occur on the north of the 4-story building, away from existing residential development. Moreover, the development is required to comply with the City’s Zone 2 lighting standards, which are designed to protect adjacent developments by requiring full cutoff lights and other mitigation measures.
c. Excessive scale or height in relation to surrounding properties:
The four-story, 48-foot high building is significantly set back from the adjacent street frontages, and the 53-foot high U-Box building is located in the northeast corner of the Property adjacent to an existing commercial center and approved future light industrial development.
d. Hours of operation:
U-Haul has proposed the following hours of operation which should have a minimal impact on the surrounding area:
Mon. - Thurs. 7:00 a.m. to 7:00 p.m.
Fri. 7:00 a.m. to 8:00 p.m.
Sat. 7:00 a.m. to 7:00 p.m.
Sun. 9:00 a.m. to 5:00 p.m.
e. Inadequate parcel size to provide adequate buffers or mitigation to surrounding properties:
The parcel size is appropriate for the storage facility and provides for the required buffers and setbacks from surrounding properties.
f. Inconsistency with the development character or architecture of the adjacent properties:
The design of the buildings, including color, materials, and architectural style is in keeping with the character and architecture of the adjacent properties.
Phoenix-Goodyear Airport
The Property is subject to noise from aircraft flying into and out of Phoenix-Goodyear Airport.
Fire Department
Emergency response times and distances are provided below:
| Nearest Fire Station | Shortest path | Longest path | 2nd nearest Fire Station | Shortest path | Longest path | |||||
| Mins | Miles | Mins | Miles | Mins | Miles | Mins | Miles | |||
| # 181 | 1.98 | .99 | 2.05 | 1.03 | #183 | 5.30 | 2.65 | 5.38 | 2.69 | |
Public Participation
In accordance with the city’s Citizen Review Process, a neighborhood meeting was held on Tuesday, April 25, 2023, at 6:00 p.m., at Goodyear City Hall. Notice of the meeting regarding the requested Special Use Permit for a storage facility was provided via a postcard mailed to the owners of all property within 500 feet of the Property. In addition, the postcard directed the property owners to the city website for additional information, and provided both staff and applicant contact information. No member of the public attended the neighborhood meeting, and neither staff or the applicant received any inquiries regarding the meeting or the requested SUP.
Notice of the public hearings before the Planning and Zoning Commission and City Council included a notice mailed to the owners of property within 500 feet of the Property, a sign posted on the Property, and a legal notice published in the Arizona Republic, Southwest Edition, on April 21, 2023. To date, staff has not received any inquiries regarding the Special Use Permit request.
STAFF FINDINGS
As outlined herein, staff finds the request for a Special Use Permit to not be materially detrimental to persons residing or working in the vicinity of the Property, to the neighborhood, or to the public welfare. Staff further finds that the proposed use is reasonably compatible with uses permitted in the surrounding area, and that the request adheres to the additional evaluation criteria for a Special Use Permit, as established in Section 1-3-4 of the Zoning Ordinance.