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ITEM 16 |
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City Council Memorandum Development Services Memo No. 24-053
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| Date: |
October 14, 2024 |
| To: |
Mayor and Council |
| Thru: |
Joshua H. Wright, City Manager
Andy Bass, Deputy City Manager
Kevin Snyder, Development Services Director |
| From: |
Mikayela Liburd, Associate Planner |
| Subject: |
PLH24-0018 Pecos & McQueen Storage |
| Request: |
Use Permit approval to allow a self-storage facility on a property zoned Community Commercial District (C-2) |
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| Location: |
Southeast corner of Pecos and McQueen roads |
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| Applicant: |
George Pasquel III, Withey Morris Baugh, PLC |
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| Proposed Motion: |
| Move City Council approve Use Permit PLH24-0018, Pecos & McQueen Storage, allowing storage facility uses on the property, subject to the conditions recommended by Planning and Zoning Commission. |
| Background Data: |
- The subject site is zoned Community Commercial District (C-2).
- Zoning Code requires a Use Permit for self-storage facilities within the C-2 zoning district.
- The proposed self-storage facility will be completely internalized, meaning no exterior access will be provided to individual storage units.
- The subject site is approximately 2.8 acres.
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| Surrounding Land Use Data: |
| North |
Pecos Road, then commercial center |
South |
Single-family residential |
| East |
Single-family residential |
West |
McQueen Road, then vacant parcel |
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| Proposed Development: |
| Building Square Footage |
118,005 square feet |
| Max Building Height |
31' |
| Parking Spaces Required |
4 parking spaces |
| Parking Spaces Provided |
12 parking spaces |
| Hours of Operation |
Sunday-Saturday:
Office Hours: 9:00am -6:00pm
Customers with security access: 7:00am -10:00pm |
| Required Setbacks |
Pecos Road: 50 feet
McQueen Road: 50 feet
South: 56 feet
East 56 feet |
| Setbacks Provided |
Pecos Road: 50 feet
McQueen Road: 107 feet
South Setback: 56 feet
East Setback: 73 feet |
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| Review and Recommendation: |
This project will provide 800 to 850 internalized, general household-only storage units in a low-intensity commercial use that is not expected to produce noise, odor or late-night deliveries. Staff has reviewed the proposal against the Community Commercial (C-2) development standards and finds the proposal to be compatible with the surrounding land uses.
The site was annexed into the city in 2019; upon annexation, the parcel was given a zoning designation similar to what it was zoned within unincorporated Maricopa County. The property has been owned by Circle K since 1993 with the anticipation of a gas station/convenience store.
The proposed building has two drive-in loading areas, one at the northeast corner and the other at the southwest corner of the building, making it possible for customers to load and unload items inside the building without impacting adjacent properties. A 26-foot-wide driveway and a 25-foot landscape buffer are positioned along the southern portion of the site, providing a total building setback of 56 feet from the abutting residential lots. For privacy of nearby residents, the east and south elevations have very few glazing locations and site lighting is also limited on these facades. Additionally, cameras will monitor the drive aisle and building and will not be directed onto the adjacent properties.
The proposed building architecture consists of split-face charcoal gray concrete block, stucco and metal paneling. It utilizes a color palette of rust as well as a light and dark desert gray, which anchors the building to its surroundings. The southern elevation, which is adjacent to existing residential, employs concrete block bump-outs that increase in width at each iteration while the metal panel accents maintain their size. The sense of motion created by the architecture creates a neighborhood-friendly scale with minimal use of windows. The proposed building architecture complements the surrounding commercial corners at the intersection.
Staff finds the proposed self-storage facility aligns with the City of Chandler's Zoning Code and the goals and policies within the General Plan. Planning and Zoning Commission recommends approval. |
| Public / Neighborhood Notification |
- The request was noticed in accordance with the requirements of the Chandler Zoning Code.
- A neighborhood meeting was held on August 13, 2024. Six residents were in attendance. Those in attendance had general questions and were in support of the proposal.
- As of the writing of this memo, Planning staff is not aware of any opposition the the request.
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| Planning and Zoning Commission Vote Report |
Planning and Zoning Commission, September 18, 2024
Motion to Approve
In Favor: 5 Opposed: 1 (Heumann) Absent: 1 (Lopez) |
| Recommended Conditions of Approval |
Planning staff finds the request to be in compliance with the General Plan and Zoning Code. Planning and Zoning Commission recommends City Council approve the Use Permit, subject to the following conditions:
- Development shall be in substantial conformance with exhibits entitled "PLH24-0018 Pecos & McQueen Exhibits" kept on file in the City of Chandler's Planning Division, modified by such conditions included at the time the exhibits were approved by the City Council and/or as thereafter amended, modified or supplemented by the City Council.
- Use Permit approval does not constitute Final Development Plan approval; compliance with the details required by all applicable codes and conditions of the City of Chandler and this Use Permit apply.
- Fifty percent of the trees planted along the arterial streets shall be a minimum of 36-inch box and be a minimum of 12-feet in height at the time of planting.
- All mechanical equipment shall be screened from view by material(s) that are architecturally integrated and consistent with the proposed buildings.
- The site shall be maintained in a clean and orderly manner.
- The landscaping shall be in compliance with current Commercial Development Standards.
- The applicant shall provide a contact phone number for a responsible person to any interested neighbors or property owners to resolve any disturbances that may occur quickly and directly.
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