1. Conduct a public hearing to consider a request for a Special Use Permit for a mini-storage facility with RV and boat storage on an approximately 10-acre parcel, located at the northwest corner of South Citrus Road and West Broadway Road.
2. Recommend approval of the request for a Special Use Permit for a mini-storage facility and RV and board storage on an approximately 10-acre parcel, located at the northwest corner of South Citrus Road and West Broadway Road (the “Property”) subject to stipulations. (Guadalupe Ortiz Cortez, Senior Planner)

1. Approval is conditioned upon Ordinance 2023-1590 rezoning the Property to C-2 being adopted by the Goodyear City Council and becoming effective.  If Ordinance 2023-1590 is not adopted or does not take effect, the approval of the Special Use Permit is revoked. The approval of the Special Use Permit is effective on the date Ordinance 2023-1590 becomes effective. 

2. 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

3. Approval of the Special Use Permit does not constitute approval of any site plan for development within the Property. The site plan submitted with the application for the Special Use Permit is not approved.  All future development 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, infrastructure, parking, access and circulation; and

4. A minimum 15-foot wide landscape buffer shall be installed adjacent to any single-family residential zoning district.  No buildings, carports, parking spaces or drive aisles/driveways may cross over the landscape buffer except as needed to access a parking lot. Twenty-four inch (24”) box trees shall be planted at fifteen feet (15’) intervals within the landscape buffer; and

5. The buildings developed on the Property shall be in substantial conformance with the conceptual building elevations attached hereto and the building height of the building closest to the single-family residences in the residential subdivision along the northern boundary of the Property shall not exceed 20-feet; and

6. All site lighting (building, parking, or security) shall be directed down with sharp cut-off directional lighting fixtures. All lighting on the site shall be dimmed to 50% between 10 p.m. and 5 a.m. For buildings located closest to the northern boundary of the Property, no wall mounted lights may be placed higher than above 8 feet above the building foundation on the building sides facing the residential property adjacent to the northern boundary of the Property; and

7. Signage is not being approved with the approval of this Special Use Permit. All signage on the Property shall require separate submittal and review, and shall comply with Article 7 (Sign Regulations) of the City of Goodyear Zoning Ordinance; and the following:

a. No lighted building wall signage shall face an existing or planned residential use; and
b. Internally illuminated signage shall not be placed sides of the property nor used with any monument sign. Except as provided above, external illumination signage is permitted as long as the light source is fully shielded and not visible from adjoining properties or public view.

8. 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

9. The Property Owner (“Owner”) shall apply to the Arizona Department of Water Resources (ADWR) for the extinguishment of the Type 1 Rights appurtenant to the Property and request that any assured water supply credits issued by ADWR as a result of any such extinguishment be credited to the City of Goodyear. Said extinguishment shall occur prior to the issuance of any construction permits for work within the Property; and

10. In addition to constructing the infrastructure improvements specifically identified herein, Owner shall construct, at no cost to the City, all infrastructure improvements required by the City of Goodyear subdivision regulations, all Building Codes and Regulations adopted by the City, and Engineering Design Standards and Policy Manual in effect at the time of construction; and

11. The Drainage Report submitted with the application for rezoning and this site plan is not approved. An updated drainage report shall be submitted and approved by the City Engineer or his/her designee prior to the approval of the site plan for the Property or the issuance of a permit for any work within the Property.  The updated drainage report shall comply with all the requirements in the Engineering Design Standards and Policies Manual and shall include, but is not limited to, the identification of all historic off-site flows to the Property, all stormwater flows generated on the Property and all stormwater flows generated from adjacent roadways, including the street improvements Owner is required to construct.  In addition, the updated drainage report shall identify all infrastructure improvements needed for the conveyance storage and disposal of all historic off-site flows to the Property, stormwater flows generated on the Property and stormwater flows generated from all adjacent roadways, including the street improvements Owner is to construct:

12. Owner shall be responsible for constructing and maintaining all infrastructure improvements needed for the conveyance storage and disposal of all historic off-site flows, stormwater flows generated on the Property and storm water flows from all adjacent roadways, including those Owner is required to construct.  If Owner is not retaining all historic off-site stormwater flows on the Property, Owner shall be responsible for constructing all infrastructure improvements needed to safely and legally convey to an appropriate outlet point, which includes, but is not limited to, all culverts, piping, ditches and the like necessary for the conveyance of such stormwater flows

13. The conceptual grading and drainage plan and the conceptual utility plan submitted with the application for rezoning are not approved. An updated grading and drainage plan and utility plan shall be submitted with the first site plan or construction documents submitted for development of the Property and shall be approved prior to the issuance of any construction permits for any work within the Property.  The updated grading and drainage plan and utility plan shall be consistent with the approved drainage report for the Property and shall comply with all of the requirements in the EDS&PM, including but not limited to, the requirement in EDS&PM 3.3.5.C.1.b that retention basins shall not exceed 50% of the project frontage adjacent to a public street; and 

14. The Sewer Analysis Report submitted with the application for rezoning is not approved. An updated Sewer Analysis Report that complies with all of the requirements in the Engineering Design Standards and Policies Manual and does not adversely impact the delivery of wastewater services to the properties subject to the West Goodyear Central Planning Area Master Wastewater Study Supplements, shall be submitted with the first site plan submitted for the development of the Property and approved by the City Engineer or his/her designee.  The Sewer Analysis Report to be submitted shall identify the wastewater flow volumes that will be generated by the development of the Property and shall address the capacity of the existing lift station and the capacity of the existing sewer lines that will transport the wastewater flows from the Property to the city’s 157th Avenue Water Reclamation Facility, including the sewer line from Broadway Road to the Las Brisas Lift Station. The report shall identify all infrastructure improvements required to deliver the wastewater flows that will be generated by the development of the Property and delivered from the Property to the city’s 157th Avenue Water Reclamation Facility, which includes by way of example but not limitation, upgrades to the Las Brisas Lift Station, and the construction of new wastewater lines, including the wastewater line connecting Broadway Road to the Las Brisas Lift Station; and

15. Owner shall construct, at Owner’s sole cost and expense, all infrastructure improvements determined by the City as being necessary to provide water service and wastewater service to the Property, including by way of example but not limitation (i) the installation of new water lines that may be needed to deliver water flows of 4,155 gallons per day to the Property, which is the flow volume identified in the Preliminary Water Basis of Design for RV Storage NWC Broadway/Citrus dated June 2023 submitted to the city as being needed to serve the Property; (ii) the installation of new sewer lines, including lines from Broadway Road to the Las Brisas Lift Station, upgrades to increase the capacity of the Las Brisas Lift Station as needed to accommodate the wastewater flows that will be generated by the development of the Property and delivered from the Property to the city’s 157th Avenue Water Reclamation Facility reflected in the updated Sewer Analysis Report that is to be submitted; and

16. No permits for work within the Property shall be issued unless there is uncommitted capacity available at the city’s 157th Avenue Water Reclamation Facility to accept wastewater flows from development within  the Property as determined by the Director of the City of Goodyear’s Utilities Department pursuant to the requirements and directives of the State of Arizona and Maricopa County or until Owner of the Property has executed a waiver, to be recorded against the Property, that no water meters will be issued for service to the Property until there is uncommitted capacity available at the city’s 157th Avenue Water Reclamation Facility  to accept wastewater flows from development within the Property as determined by the Director of the City of Goodyear’s Utilities Department pursuant to the requirements and directives of the State of Arizona and Maricopa County; and

17. The City’s obligation to provide water and sewer service to the Property is limited to the flow volumes reflected in the water reports and sewer reports for the Property approved by the City Engineer or designee.  If the flow volumes of water and/or sewer exceed the flow volumes reflected in the approved water reports and/or approved sewer reports the city shall be entitled to terminate service to the Property until Owner submits updated reports to the City that addresses: (i) the capacity of the existing infrastructure to deliver the additional wastewater flows to the 157th Avenue Water Reclamation Facility, which includes by way of example, but not limitation, the capacity within existing wastewater lines (including the wastewater line between W. Broadway Road and the Las Brisas Lift Station) and the capacity of the Las Brisas Lift Station; (ii) the availability of uncommitted capacity at the city’s 157th Avenue Water Reclamation Facility to accept and treat the additional wastewater flows: (iii) the availability of an uncommitted potable water supply; and (iv) the capacity of existing water delivery lines to deliver the additional water flows to the Property(the “Updated Report(s)”).  The Updated Report(s) shall identify all additional infrastructure that needs to be constructed for the city to accept the increased flow volumes of wastewater at the 157th Avenue Water Reclamation Facility and to deliver the increased flow volumes of water to the Property.  The city shall have no obligation to provide service to accommodate the flow volumes in the Updated Reports unless there is:  an uncommitted water supply sufficient to provide the additional water flows, uncommitted capacity at the 157th Avenue Water Reclamation Facility to accept the wastewater flows reflected in the Updated Report(s) and until Owner, at Owner’s sole cost and expense, has completed the construction of the infrastructure identified in the Updated Report(s) and has conveyed all real estate interests (lien free and free of all encumbrances unless agreed to by the City Engineer or designee), required for the construction of such infrastructure.; and

18. Except as otherwise provided in a Development Agreement approved by the Goodyear City Council, Owner shall, at Owner's sole cost, provide the city with a physically and legally available water supply sufficient to provide the water needed to serve the Property in excess of 1,500 gallons per acre per day that satisfies the Arizona Department of Water Resources' ("ADWR") standards for modifications of the City of Goodyear’s Designation of Assured Water Supply to increase the Designation water portfolio by an amount equivalent to the amount of the additional water needed to serve the Property and that provides for sufficient renewable supplies to offset the additional water demand. Notwithstanding this requirement, no part of this stipulation shall be construed as a promise of availability of up to 1,500 gallons per acre per day of City water to serve the Property, which availability shall be determined by the City in the City’s sole discretion and pursuant to the limitations of the City’s latest Designation of Assured Water Supply order, committed demand changes, ordinances and policies in effect at the time Owner submits Owner’s final plat or site plan for uses within the property; and

19. Access to the Property from S. Citrus Road as reflected in the approved Traffic Impact Analysis shall be limited to right-in and right-out; and

20. The full access into the Property from W. Broadway Road reflected in the TIA is not approved as it does not comply with EDS&PM Section 4.1.3.L.2.a, which establishes minimum distances between median breaks.  Unless Owner obtains approval of a Waiver from the City Engineer or his designee pursuant to the process set forth in the EDS&PM prior to or concurrent with the construction documents for the development of the Property, the site plan or construction drawings shall be designed to limit access to the Property from W. Broadway Road to right-in and right-out; and

21. Owner shall, at no cost to the city, convey, in fee and free from all encumbrances other than those approved by the City Engineer or his/her designee, the following right-of-way:

a. A full 55-feet of right-of-way for the north half of W. Broadway Road along and adjacent to the southern boundary of the Property required for the construction of W. Broadway Road.
b. A full 55-feet of right-of-way for the western half of S. Citrus Road along and adjacent to the eastern boundary of the Property required for the construction of S. Citrus Road; and

22. Owner shall, at no cost to the city, design and construct full half-street improvements for the north half of the section of W. Broadway Road along or adjacent to the southern boundary of the Property required for a Minor Arterial as set forth in the EDS&PM in effect when the improvements are constructed except for the construction of ½ the median and ½ median landscaping.  Those improvements include, by way of example, but not limitation, pavement, curb and gutter, sidewalks, street frontage landscape and landscape irrigation, and street lighting (the “W. Broadway Road Improvements”). The W. Broadway Road Improvements shall be constructed and accepted by the City prior to the issuance of any Certificate of Completion, Temporary Certificate of Occupancy or Certificate of Occupancy for any structure within the Property; and Owner shall remit to the city an in-lieu payment for one-half the cost of a full median and one-half the cost of full-median landscaping for the median that is to be installed within the section of W. Broadway Road along or adjacent to the southern boundary of the Property. The in-lieu payment for the median and landscaping shall be based on the actual cost of the improvements if previously completed by others or based on the estimated cost of the improvements as determined by the City Engineer or designee. The in-lieu payments referred to herein shall be made prior to the issuance of any permits for construction work within the Property, whichever is earlier; and

23. Owner shall, at no cost to the city, design and construct full half-street improvements for the west half of the section of S. Citrus Road along or adjacent to the eastern boundary of the Property required for a Minor Arterial as set forth in the EDS&PM in effect when the improvements are constructed except for the construction of ½ the median and ½ median landscaping.  Those improvements include, by way of example, but not limitation, pavement, curb and gutter, sidewalks, street frontage landscape and landscape irrigation, and street lighting (the “S. Citrus Road Improvements.  The S. Citrus Road Improvements shall be constructed and accepted by the City Engineer or designee, subject to completion of the two-year warranty period, prior to the issuance of any Certificate of Completion, Temporary Certificate of Occupancy or Certificate of Occupancy for any structure within the Property; and

24. Owner shall construct a full median with full median landscaping required to be constructed for a Minor Arterial as set forth in the Engineering Design Standards in effect at the time of construction for the section of S. Citrus Road along the eastern boundary of the Property (the “S. Citrus Road Median”).  The S. Citrus Road Median shall be constructed and accepted by the City Engineer or designee, subject to completion of the two-year warranty period, prior to the issuance of any Certificate of Completion, Temporary Certificate of Occupancy or Certificate of Occupancy for any structure within the Property.  The City shall reimburse Owner for ½ the costs incurred in the design and construction of the S. Citrus Road Median following the acceptance of the S. Citrus Road Median by the City Engineer or designee, subject to completion of the two-year warranty period, and Owner’s submittal of all documents required by the City Engineer or designee to establish the actual costs incurred in the design and construction of the S. Citrus Road Median; and

25. If all or part of the required W. Broadway Road and/or S. Citrus Road Improvements have been constructed or are being constructed by the City of Goodyear or others when Owner seeks to develop the Property, Owner shall remit to the City of Goodyear an in-lieu payment for the costs the constructing party incurred in the design and construction such improvements.  The in-lieu payment shall be in the amount of the actual costs incurred in the design and construction such infrastructure improvements if completed or, if not completed, the payment shall be in the amount of an engineer’s estimate of the costs as approved by the Goodyear City Engineer or his/her designee.  If the improvements to W. Broadway Road and/or S. Citrus Road Owner is required to construct pursuant to this Ordinance, Owner have been or are only being partially constructed, Owner shall construct all remaining required W. Broadway Road and S. Citrus Road Improvements.  The in-lieu payment required hereunder shall be remitted prior to the issuance of any permit from construction within the Property. The remaining W. Broadway Road and S. Citrus Road Improvements shall be completed prior to the issuance of any Certificate of Completion, Temporary Certificate of Occupancy or Certificate of Occupancy for any structure within the Property; and

26. Owner is responsible for the construction of or a payment for a proportionate share of the costs for adjacent traffic signals.  Owner shall either construct such signal(s) when warranted or pay to the City the proportionate share of the cost of such signal(s) (“in-lieu payment”) if warranted within the horizon year, or when requested by the City Engineer or designee.  If Owner makes an in-lieu payment, the 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. Owner’s traffic signal obligations are as follows:

a. 25% at N. Citrus Road and W. Broadway Road for the northwest corner; and

27. Owner shall dedicate, at no cost to the city, all rights-of-way and/or easements within the boundaries of the Property that are: (i) needed for the construction of infrastructure improvements required for the City to provide water and wastewater services to the Property; (ii) required to be dedicated under any applicable law, code, ordinance, rule, regulations, standards, guidelines governing the development of the Property including, but not limited to the City of Goodyear subdivision regulations, Building Codes and Regulations, and the City of Goodyear’s Engineering Design Standards and Policies; (iii) required for the construction of improvements for which Owner is responsible for making in-lieu payments; (iv) required to be dedicated pursuant to any development agreement with the City regarding the development of the Property; (v) required for the construction of the infrastructure improvements to be constructed pursuant to the stipulations herein, and/or (vi) required public infrastructure improvements Owner is required to construct pursuant to any applicable law, code, ordinance, rule, regulations, standards, guidelines governing the development of the Property including, but not limited to the City of Goodyear subdivision regulations, Building Codes and Regulations, and the City of Goodyear’s Engineering Design Standards and Policies. The rights-of-way to be dedicated shall be dedicated in fee and all rights-of-ways and easements shall be dedicated lien free and, unless otherwise agreed to by the City, free of all other easements or other encumbrances. Unless the timing of the required dedications is modified by any stipulation in this ordinance, the terms of a written development agreement approved by the Council or a written phasing plan approved by the City Engineer or his/her designee, all dedications shall be made prior to the issuance of any Certificate of Completion, Temporary Certificate of Occupancy or Certificate of Occupancy for any structure within the Property; and

28. In addition to compliance with the stipulations and conditions of approval set forth herein, the development of the Property shall comply with the Goodyear Zoning Ordinance, the City of Goodyear subdivision regulations, the City of Goodyear’s Engineering Design Standards and Policies, except as modified by the City Engineer, the Maricopa County Association of Governments standards for public works construction, Ordinance No. 2023-1590,  all Building Codes and Regulations adopted by the City of Goodyear, and all other federal, state and locals laws, ordinances, rules, regulations, standards, and policies applicable to the development of the Property.

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 and 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
The applicant is requesting a Special Use Permit to allow a storage facility with RV and boat storage on an approximately 10-acre parcel located at the northwest corner of south Citrus Road and west Broadway Road. As previously noted, this Property is currently being reviewed for a rezone from AU (Agricultural Urban) to C-2 (General Commercial).

The proposed storage facility will include 86 self-storage units with drive-up access and 254 covered parking spaces for recreational vehicle and boat storage. The self-storage unit sizes include 10 feet by 20 feet, 10 feet by 25 feet, and 10 feet by 30 feet. The storage unit buildings vary in height from 17 feet to 23 feet. The applicant is proposing a sewer dump and water hose for rinsing off vehicles but is not providing a car wash. The storage facility is proposed to be developed in one phase.

Evaluation Criteria:
The following evaluation is being provided in conformance with Section 1-3-4 of the Zoning Ordinance:

1. Will be desirable or necessary to the public convenience or welfare:
 
2. Will be harmonious and compatible with the other uses adjacent to and in the vicinity of the selected site or sites:
 
3. Is in conformance with the adopted General Plan and any adopted Area Plans:
 
4. Will not be detrimental to surrounding properties in the area due to:
 
Luke Air Force Base & Phoenix-Goodyear Airport
The site is subject to noise from aircraft flying to and from both facilities. However, given the non-residential nature of the proposed use, neither facility should be adversely affected by the operation of the storage facility.

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
# 184	8.43	4.21	8.43	4.21		#181	15.12	7.56	15.12	7.56

Public Participation
In accordance with the city’s Citizen Review Process, a citizen review meeting was held on August 2, 2023, at City Hall, Canyon Trail Rooms. Notification of the meeting was provided by a postcard mailed to property owners within 500 feet of the subject property informing them of the application to rezone the property, the application for Special Use Permit for the proposed storage facility for the property, and of the scheduled meeting. In addition, a sign was posted on the property (south Citrus Road and west Broadway Road frontage) to notify residents of the neighborhood meeting.  As a result of the notice, staff has not received any inquires on the project.

A county resident and family member attended the citizen review meeting on August 2nd. The applicant provided an overview of the project and the attendees asked questions to understand access to the site and security on-site. No other city or county residents attended the meeting.

Notice for the public hearings before the Planning and Zoning Commission and City Council on September 13, 2023 and September 25, 2023, respectively, included a postcard mailed to the owners of property within 500 feet of the subject property; a legal notice published in the Arizona Republic Southwest Edition on August 25, 2023; and notice of public hearings signs were posted on the subject property. Information on the rezone request and these public hearings was also posted on the city’s website. To date, staff has not received any public inquiries as a result of this notice.

STAFF FINDINGS
As outlined herein, staff finds the proposed request for Special Use Permit to not be materially detrimental to persons residing or working in the vicinity adjacent to the Property, to the neighborhood, or to the public welfare and that the proposed use is reasonably compatible with uses permitted in the surrounding area.