ITEM #: 15. DATE: 03/20/2023 AI #:1321 |
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CITY COUNCIL ACTION REPORT
SUBJECT: |
SPECIAL USE PERMIT FOR A STORAGE FACILITY (LUXE LOCKER LUXURY CONDOMINIUM STORAGE FACILITY) |
STAFF PRESENTER(S): |
Guadalupe Ortiz Cortez, Planner |
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OTHER PRESENTER(S): |
Adam Baugh, Withey Morris PLC |
SUMMARY |
A request for a Special Use Permit for a storage facility on an approximately 8.17-acre parcel, generally located at southeast corner of West El Sol and South Bullard Avenue, within the Airport Commercenter Planned Area Development (PAD) District. |
RECOMMENDATION |
Approve a Special Use Permit for a storage facility to be developed on Lot 15 of the final plat of Airport Commercenter Subdivision No. 3 Amended recorded on August 20, 1985 in the official records of Maricopa County at Book 287 of Maps Page 1 (Instrument 1985 392366) (the “Property”). (Guadalupe Ortiz Cortez, Planner) |
STIPULATIONS |
1. All future development on Lot 15 of the final plat of Airport Commercenter Subdivision No. 3 Amended recorded on August 20, 1985 in the official records of Maricopa County at Book 287 of Maps Page 1 (Instrument 1985 392366) (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, infrastructure, parking, access and circulation; 2. The City of Goodyear reserves the right to initiate revocation of the Special Use Zoning 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; 3. The buildings developed on the Property shall be in substantial conformance with the conceptual building elevations attached hereto; 4. The storage units shall not be used as residential living quarters nor operating of a business; 5. Outdoor storage shall not be permitted on the Property; 6. 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 7. 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. 8. Prior to issuance of any building permit, Owner shall dedicate an emergency access easement consistent with the requirement in applicable Development Regulations, which shall be in a form approved by the City Attorney or designee to provide a secondary point of access into the Property for emergency service providers. |
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 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 Property is part of the Airport Commercenter Planned Area Development (PAD). The Property was rezoned on April 8, 1985 (Case No. Z-1-85). At the time of rezoning the Airport Commercenter PAD consisted of 430 acres. The Special Use Permit Property consists of approximately 8.17 acres and has an underlying I-2 (General Industrial) zoning. The Property is Lot 15 of the final plat of Airport Commercenter Subdivision No. 3 Amended according to the plat of record in the office of the County Recorder of Maricopa County, Arizona in Book 287 of Maps, Page 1 (Instrument 1985 392366). To expedite development requiring a Use Permit or Special Use Permit, staff implemented a process pursuant to which the use permit and site plan submittals are reviewed and completed concurrently. Prior to bringing a Use Permit or Special Use Permit before Council, the site plan, including the supporting documents are approved pending Council’s approval of the Use Permit or Special Use Permit as applicable. In this case, staff has approved, subject to Council’s approval of the requested Special Use Permit, the site plan submittal for the development of the Property, including, but not limited to the Site Plan and the Rendered Exterior Elevations for Luxe Locker, copies of which are attached hereto. The Planning and Zoning Commission considered this item at their regular meeting held on March 8, 2022. Commissioners voted unanimously (5-0) to forward a recommendation of approval to the City Council. |
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 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 for a storage facility to allow a storage facility on Lot 15 of the final plat of Airport Commercenter Subdivision No. 3 Amended, which is an approximately 8.17-acre parcel. As previously noted, this Property is designated for industrial uses and will be developed in accordance with the PAD’s design guidelines and city’s I-2 (General Industrial) zoning district. The proposed storage facility will include six storage buildings with a maximum height of 25 feet and a total of 210 units. The units range from 14 feet to 18 feet wide and depths range from 45 feet to 70 feet. Luxe Locker is proposing to develop the property in two phases, constructing three buildings with Phase 1 and three buildings with Phase 2. All infrastructure improvements required for the construction of the storage facility and all parking spaces required at build-out will be completed as part of Phase 1. 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: The project narrative indicates that storage facilities support residential and non-residential uses in the area that need off-site storage. Additionally, this proposal provides the opportunity for residents within the area who do not have RV garages a location to store their RVs inside a storage unit. 2. Will be harmonious and compatible with the other uses adjacent to and in the vicinity of the selected site or sites: The site is currently zoned PAD (Planned Area Development) and has an underlying general industrial zoning. In addition, the property sits among other light and general industrial zoning and land uses. As such, the use of the Property for indoor storage purposes should be compatible with other uses in the area. 3. Is in conformance with the adopted General Plan and any adopted Area Plans: The Property is located within the Industrial land use as designated by the city’s 2025 General Plan. The industrial land use category is intended for more intensive business and employment uses which have greater impact on surrounding land uses. Uses appropriate for the Industrial land use category include office, industrial, and business parks. The existing Industrial Genera Plan land use designation allows Planned Area Development and General Industrial uses. As such, the use of the Property for indoor storage will be in conformance with the General Plan. 4. Will not be detrimental to surrounding properties in the area due to: a. Impact on the circulation system of the adjacent neighborhood: Full access to the facility is proposed off of West El Sol. The driveway west on the site is proposed as the primary access drive to the site and the driveway east on the site is proposed for secondary emergency access only. b. Excessive noise or light generated from within the site: Self-storage facilities are typically less-intensive, low-impact uses compared to other industrial type uses that would be permitted on the Property. 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 relationship to surrounding properties: The height of the proposed buildings is 25 feet, similar in height to other developments in the vicinity. The PAD general industrial zoning district has a maximum height of 40 feet. d. Hours of operation: The storage facility proposes 24-hour operations; however, the applicant expects the site will mostly be accessed during the day and on weekends. Staff does not recommend any restrictions to the hours of operation given the Property’s location within an industrial based PAD. e. Inadequate parcel size to provide adequate buffers or mitigation to surrounding properties: The proposed parcel size is appropriate for the storage facility. As provided on the attached site plan, the development will provide adequate buffers and setbacks from surrounding properties. f. Inconsistency with the development character or architecture of the adjacent properties: Building design has been proposed to be complementary to the adjacent properties and includes desert colors. The building proposes the use of metal panels, which typically are not permitted by the city’s design guidelines, but are a permitted building material within the PAD’s design guidelines. Phoenix-Goodyear Airport The site is subject to noise from aircraft flying to and from Phoenix-Goodyear Airport. Fire Department Emergency response times and distances are provided below:
Nearest Fire Station |
Shortest path |
Longest path |
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2nd nearest Fire Station |
Shortest path |
Longest path |
Mins |
Miles |
Mins |
Miles |
Mins |
Miles |
Mins |
Miles |
# 181 |
7.84 |
3.92 |
7.84 |
3.92 |
#184 |
8.28 |
4.14 |
8.28 |
4.14 |
Public Participation In accordance with the city’s Citizen Review Ordinance, an alternative citizen review notice was sent to all property owners within 500 feet of the property. To date, staff has not received any inquiries on the project. Notice for the public hearings before the Planning and Zoning Commission and City Council included a notice mailed to property owners within 500 of the property, a sign posted on the property, and a legal notice published in the Arizona Republic, Southwest Edition, on February 17, 2023. To date, staff has not received any inquiries on the project. The Planning and Zoning Commission considered this item at their regular meeting on March 8, 2022. Upon conclusion of the staff presentation, Commissioners unanimously voted (5-0) to forward a recommendation of approval to the City Council. There was no public opposition to the item voiced at the hearing. 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. Staff further finds the request for Special Use Permit will meet the additional evaluation criteria for convenience uses as established in Section 1-3-4 of the Zoning Ordinance. |
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