STAFF REPORT TO:
YAVAPAI COUNTY PLANNING AND ZONING COMMISSION
PREPARED ON: April 26, 2011
STAFF PLANNER: Tammy DeWitt/Boyce Macdonald
PLANNING & ZONING COMMISSION HEARING DATE: May 4, 2011
REQUEST/DESCRIPTION OF PROPOSAL: The applicant is requesting a Minor
Community Plan Amendment to the Black Canyon City Community Plan and a Zoning
Map Change from C2-1, R2-4, and R1L-70 to a PAD (Planned Area Development) to
allow for the construction of a retail center, restaurants, apartment rentals, hotel/casitas,
cook-out patio, service station, amphitheater, equestrian stables and corrals, multi-use
building, and an outdoor events vendor area. According to the request, the project will
be themed to maintain the historic western atmosphere and will be built using a
pedestrian friendly main street design. The hope of the project is to create a destination
place to bring travelers to the area to enjoy the activities, such as bird watching and
hiking.
The current uses of the property include a café, general store, tourist shops, gas station,
event patio and large event area with unpaved parking. Some of the historic structures
will be renovated to maintain the historic look and feel from the heyday of Rock Springs
and make it more of a tourist destination.
All of the proposed buildings will maintain a 30 foot height except for the proposed multiuse building proposed at 40 foot. Per the zoning ordinance, building height allowances
are 50 feet in a C2 zoning district.
The applicant is proposing 2 monument signs and a 60 foot water tower with lettering on
it. All other signage allowed will meet zoning ordinance requirements for a PAD
commercial center.
The applicant is requesting a waiver of the screening requirement to allow for native
landscaping surrounding the project. The subject property is adjacent to undeveloped
BLM to the west; expansion of project into Maricopa County to the south; and I-17 to the
east. There are trees that screen the overflow parking area from the 1 residence to the
north.
The applicant is requesting a waiver of the paving requirement for the overflow parking
area on the north side of the project. Gravel will be maintained in the parking area to
minimize dust and weeds. Currently, there is a row of trees adjacent to the residence to
help screen the property.
APPLICATION NUMBER: H11015 and H11016
ASSESSOR PARCEL NUMBER: 501-03-002E, H, J, K, and L
AGENDA ITEM NUMBER: 8
SUPERVISOR DISTRICT: 2
Page 1 of 6
Staff Report To The Yavapai County Planning and Zoning Commission
TYPE OF APPLICATION: Minor Community Plan Amendment and Zoning Map
Change
APPLICANT NAME: Oxsquare, LP
AGENT NAME: Robert Kubicek Architects; Harvey Unti
PROJECT NAME: Rock Springs
PROPERTY LOCATION: Located on the west side of Interstate 17 along Frontage
Road adjacent to the Maricopa County boundary in the community of Black Canyon City
ZONING: C2 (Commercial; General Sales and Services); R2 (Residential; Multi-Family);
and R1L-70 (Residential; Single-Family Limited) zoning districts
SIZE OF PARCEL: Approximately 50 acres
SURROUNDING ZONING: R1L-70 to the north and west; I-17 and I-17 Frontage to the
east; Maricopa County to the south
SURROUNDING LAND USE: Additional vacant property owned by the applicant to the
south in Maricopa County; BLM to the west; I-17 and I-17 frontage to the east; an APS
substation property along with 2 single family residential properties owned by the
applicant and one single family residence not owned by the applicant to the north
UTILITIES AND SERVICES:
 FIRE: Black Canyon City Fire Department
 WATER: On-site well
 SANITARY: On-site septic system
BACKGROUND/PREVIOUS ACTION:
BACKGROUND: A number of commercial uses have occupied the subject property over
the years. A bar, restaurant and service station on the south eastern portion of the
subject property are pre-existing uses. The property was detailed zoned C2, R2 and
R1L in 1970 when Black Canyon City was detail zoned. The property has changed
ownership over the years and the commercial facility expanded over time.
Development expanded from the portion of the property that is zoned C2, northward
onto the R2 and R1L portion of the property. There has been some confusion, as the
property has changed hands, as to which buildings/uses were pre-existing. It is also
difficult to tell exactly where on the property the zoning boundaries are in relation to
buildings on the property, since the various zoning boundaries do not coincide with
property lines.
PREVIOUS ACTIONS: In 2003 the previous owner of the property submitted a use
permit application to allow a swap meet and RV campgrounds on the events portion of
the property. The use permit was denied because there had been considerable illegal
dumping on the property and the applicant did not want to install a sewage dump station
for the RV’s.
Page 2 of 6
Staff Report To The Yavapai County Planning and Zoning Commission
In 2007, a use permit was approved in order to allow the development of commercial
riding stables, outdoor events with the service of alcohol and a C1 type business. The
use permit was approved unanimously with 12 stipulations limiting the number of
attendants at events to 500 participants and the number of horses to 15 for the horse
stable/trail riding business.
ZONING: Based upon an approximate acreage calculation of the portion of the property
which is zoned R2-4 (multi-family housing) and R1L-70 (Single Family Residential),
could be developed as a matter-of-right with 4 or 5 single family residences and around
55 apartments or condos, as a matter-of-right. The area of the property zoned C2
(General Commercial Sales and Services) could be developed with any uses allowed
under the zoning district.
The applicant is requesting a zoning map change to PAD (Planned Area Development)
which would be approved site plan specific. The intent of the PAD district is to provide
for various types and combinations of land uses (such as commercial centers, single
and multi-family housing, golf course developments, industrial complexes, and public
spaces) through the adoption of a development plan. The PAD district would also
establish planning and development control parameters while allowing sufficient
flexibility to permit final detailed planning at the time of actual development, and to
permit flexibility in design, placement of buildings, uses of open spaces, and etc. The
PAD district also requires a minimum of 25% open space for the project, which the site
plan appears to meet, however, will need to be identified specifically on a final site plan
for each phase of the development.
ACCESS/TRAFFIC: The property is accessed directly from the I-17 frontage road which
is an ADOT maintained paved road.
A Traffic Impact Analysis was done and has been approved by the Arizona Department
of Transportation (ADOT). Street widths, designs, and right-of-way dedications shall be
in conformance with Yavapai County and ADOT approvals. Roadway improvements
within the county right-of-way will be built in conformance with Yavapai County
standards and design guidelines. Internal roads will remain private and maintained by
Rock Springs.
There are 5 planned access points from the frontage road, 3 are full turning access to
the site, one is a right-in access only and one is for fire equipment only. The access
points will be located 300-500 feet apart which will allow the traffic scheduled events.
Other off-site improvements that will be required prior to the last phase of development
in conformance with the approved Traffic Impact Analysis study.
PARKING: Parking for the facility will consist of approximately 2,650 spaces; 1,250
paved and 1,400 will be on gravel lots used for overflow parking during events and for
RV’s and oversized vehicles. Gravel will be placed in the overflow lots to provide dust
and weed control. A waiver of the paving requirement will be required for the overflow
parking lots.
Page 3 of 6
Staff Report To The Yavapai County Planning and Zoning Commission
SIGNAGE:
CURRENT SIGNAGE: Currently, there is approximately 686 sq ft of signage throughout
the property.
There are also 3 pre-existing billboard signs on the property that do not advertise any
on-site businesses.
PROPOSED SIGNAGE: The applicant is proposing a 60’ water tower with Rock
Springs, Arizona on it. This will be the main identification sign for the project.
At this time, the applicant is also proposing 2 monument signs for the project. One will
be approximately 15’ tall with 5 tenants located on it. The other will be approximately 6’
tall for the pie shop and western bar.
All other signage for the project will need to meet the signage requirements of the
Yavapai County Zoning Ordinance for Commercial Centers in a PAD zoning district.
Any other signage will require a Comprehensive Sign Plan approval by the Board of
Supervisors through the public hearing process.
SCREENING: Section 567 of the Yavapai County Planning Zoning Ordinance requires
screening consisting of a 6’ wood fence or block wall when a commercial use is
adjacent to residential zoning. The property is adjacent to BLM land on the west side
and Maricopa County with an expansion of their development on the south side. The
applicant believes that screening the property would cause a negative impact on the
natural terrain, open space and scenery that surrounds the project. Since there is
existing dense vegetation along the north property boundary that provides effective
screening of the parking area, a waiver of the screening requirement may be
reasonable.
FIRE: All buildings will be equipped with fire sprinklers. The applicant will work with the
Black Canyon City Fire District in regards to any other requirements.
WATER/SANITARY FACILITIES: Currently, the property is serviced by an on-site well
since it falls outside of the Black Canyon Water District Franchise area, individual septic
systems, and portable restrooms for events.
The applicant is proposing an approved water system and wastewater package plant
that will be permitted and approved through the Arizona Department of Water
Resources and Arizona Department of Environmental Quality.
TRAILS: The project is located in close proximity to the Black Canyon City trailhead that
provides access to the Black Canyon Trail, which is a non-motorized trail system. The
applicant will continue to work with BLM in regards to providing trail access from the
subject property to the Black Canyon Trail and other trails proposed in the area.
CITIZEN PARTICIPATION PROCESS: The applicant held 6 community meetings
between 2007 and January of 2010 to present the development plan for the property
and any changes that were made to address the concerns from the residents.
Page 4 of 6
Staff Report To The Yavapai County Planning and Zoning Commission
Staff sent the application the Black Canyon Community Association, the BLM, and
Maricopa County for comments. At this time, one resident from Black Canyon City
commented in regards to concerns of the location of the amphitheater and its proximity
to residences and the Black Canyon City Trailhead. Concerns voiced were how it will
disturb the piece and quiet of visitors to the trailhead and of residences.
At this time, staff did not receive any comments from the BLM or Maricopa County. The
applicants will be applying for a Zoning Map Change for the portion of their project in
that jurisdiction.
CONFORMANCE WITH COUNTY GENERAL PLAN: The Yavapai County General
Plan makes reference to a need for Tourist-Highway Commercial Uses. The uses
proposed in the applicants application, located right off an I-17 Interchange, seem to be
in keeping with tourist highway commercial uses.
The Yavapai County General Plan also states or defines several goals and objectives
that may directly or indirectly apply to this application as follows
CONFORMANCE WITH COMMUNITY PLAN: The subject property is located within
the Black Canyon City Community Plan. The Plan recommends that the property be
developed with medium commercial and light industrial uses.
The proposed amphitheater and equestrian stables and corrals would first be allowed in
an M1 (Industrial; General Limited) which is beyond light industrial. Therefore, a Minor
Community Plan Amendment is required.
REVIEWING AGENCY COMMENTS:
 Public Works: The use does not impact a County roadway due to most of the
improvements will be in the ADOT right-of-way.
 Environmental Unit: Proposed water system and WWTP will be reviewed and
permitted through ADEQ.
 Building Safety Unit: All buildings will need to be permitted and meet current
codes.
 Fire District: Has no issues or concerns.
 ADOT: Approved the Traffic Impact Analysis for this project. All proposed
improvements will need to be complete prior to the final phase of development
that is in the TIA.
 BCC Community Association: Staff has not received any comments at this
time.
 The Bureau of Land Management: Staff has not received any comments at this
time.
 Flood Control District: The District indicated that any new construction would
be subject to the review and approval from their staff.
STAFF ANALYSIS, SUMMARY AND EVALUATION: The applicant is requesting a
Zoning Map Change from C2-1, R2-4, and R1L-70 to a PAD (Planned Area
Development) to allow for the construction of a retail center, restaurants, apartment
rentals, hotel/casitas, cook-out patio, service station, amphitheater, equestrian stables
and corrals, multi-use building, and an outdoor events vendor area. The theme of the
project will maintain the Historic Western atmosphere of the property.
Page 5 of 6
Staff Report To The Yavapai County Planning and Zoning Commission
The applicants portion of the request to allow for outdoor events and equestrian stables
and corrals, would first be allowed in an M1 (Industrial; General; Limited) zoning district.
The Black Canyon City Community Plan recommends this area for medium commercial
and light industrial uses. A Minor Community Plan Amendment is being requested to
allow for the M1 type uses in the proposal.
SUITABILITY FOR SITE: The subject property is clearly visible from and in close
proximity to I-17 and right off I -17 exits. Commercialization of the property appears to
be in keeping with the recommendation of the General Plan and the recommendations
of the Black Canyon City Community Plan.
WAIVERS: The applicant is requesting a waiver of the screening requirement. The
applicant believes that screening the property would cause a negative impact on the
natural terrain, open space and scenery that surrounds the project. Since there is
existing dense vegetation along the north property boundary that provides effective
screening of the parking area, a waiver of the screening requirement may be
reasonable.
The applicant is also requesting a waiver of the paving requirement for the overflow
parking area on the north end of the project. This area is used for overflow parking
during events and for RV’s and oversized vehicles. A similar waiver was approved with
their existing Use Permit for the property. Gravel will be placed in the overflow lots to
provide dust and weed control.
PLANNING PERSPECTIVE: An appropriate mix of land uses is an underlying principal
of the State’s Growing Smarter Legislature. This State-wide initiative was mandated
through legislation in the Growing Smarter Act of 1998 and the Growing Smarter Plus
Act of 2000 and is designed to promote comprehensive area planning, including
supporting master development plans including mixed land uses and preservation of
open space.
The Rock Springs project is located along I-17 as adjacent to the Maricopa County
boundary. The Yavapai County General Plan makes reference to a need for TouristHighway Commercial Uses. The Black Canyon City Community Plan recommends this
area for medium commercial/light industrial type uses and makes reference to the
support of compact commercial centers developed as a PAD whenever necessary.
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