Scottsdale Planning Commission unanimously approves Collector's Garages luxury car storage rezoning despite neighborhood opposition

Planning Commission Unanimously Approves Westworld Luxury Car Storage Facility Despite First-Ever Residential-Adjacent Industrial Use in Northeast Scottsdale

The Scottsdale Planning Commission voted 6-0 on July 23, 2025, to recommend approval of the Collector's Garages at Westworld project—a rezoning and general plan amendment that will convert a 5-acre former Nazarene church property from single-family residential (R1, Planned Community ESL) to commercial use (C4, Planned Community ESL), permitting 46 fee-simple luxury car storage garage units alongside a 4,000-square-foot clubhouse. All six commissioners unanimously supported the application, citing economic benefits to the city, low operational impact, and consistency with Scottsdale's identity as a collector-car capital. However, the project faces promised escalation to city council level by an organized opponent who frames it as the first time industrial or commercial use has been wedged into the residential northeast quadrant.

The meeting also included approval of a technical text amendment to the R4 zoning district—approved unanimously 6-0—that struck outdated 30% frontage dwelling-unit restrictions triggered by unintended consequences when Arcadia Communities converted private streets to public dedication on a residential infill project near Hayden Road and Oak Street.

Key Speeches

"This is an industrial and commercial project. It's being wedged in between a neighborhood park which I helped get built for Westworld, for Craig Jackson, for the city in collaboration with them under Mayor Lane's direction. This is the first time that residential communities on the northeast side of the power lines have had a commercial or industrial project shoved into their neighborhood." — Norton, long-time Scottsdale resident and developer

"We think that this is really good planning for a point of pride which is Westworld and this is an extension of Scottsdale at its finest. It celebrates our collector call culture and allows for collectors to share their sh store their treasures near to Barrett Jackson auto auction." — Jordan Rose, applicant counsel

"The business model is less impactful than almost anything else you can have in that area. These are not cars that you drive on a daily basis. So, the maintenance factor doesn't seem to impact everything... I don't you just don't get a lot of these people complaining about this type of facility in there." — Commissioner Gonzalez

"If I look at the economics, the amenities and the aesthetics and when I looked at this and read through it, the only issue I had was um part of the aesthetics and that was the height of the clubhouse. And thanks to the u explanations here, that's not an issue for me anymore." — Commissioner Ertel

Timeline

R4 Text Amendment (1TA2025R4):

• Staff presentation: Jeff Barnes, city planning department, explained proposal to strike outdated 30% frontage dwelling-unit restriction within 50 feet of dedicated streets and harmonize building height language with R3/R5 districts. Triggered by Arcadia Communities' conversion of private streets to public streets at former Nazarene church property near Hayden Road and Oak Street.
• Applicant presentation: Tom Galvin, Rose Law Group, PC, presented real-world context: Arcadia Communities spent considerable sums on a 26-lot (expandable to 38-lot) residential subdivision, but when all lots fronted internal looped dedicated streets, the existing E4 restriction would have prohibited two-story homes on nearly all properties—an unintended consequence. Galvin credited staff for proposing conforming language.
• Commissioner questions: Commissioner Drake, a former DRB member, noted she approved the original Arcadia project and was unaware of the restriction; she thanked staff and applicant for the fix. Commissioner Gonzalez supported the amendment as a focused, appropriate cleanup that preserves development review board authority and design flexibility.
• Public comment: None submitted.
• Vote: 6-0 approval (Chair Scarborough, Gonzalez, Ertel, Joiner, Drake, Reid all yes).

Collector's Garages at Westworld (4GP2024, 5ZN2024, 8AB2024):

• Staff presentation: Meredith Tessier, city planning department senior planner, presented rezoning from R1 (single-family residential, PCD ESL) to C4 (commercial, PCD ESL) for 46 luxury car storage units, six buildings total, plus 4,000-square-foot clubhouse and office. Minor general plan amendment from Employment Office to Employment Light Industrial Office. Site located at intersection of East McDow Mountain Ranch Road and Thompson Peak Parkway, adjacent to Westworld to the west, single-family residential to the north, vacant parcel to the east, Riata sports complex to the south. Access via new driveway on McDow Mountain Parkway. Project includes Natural Area Open Space easement, non-buildable area easement over Verde Canal for historic preservation, and 30-foot-wide desert buffer scenic corridor easement along street frontage. Tessier emphasized C4 district prohibits bars, restaurants, live entertainment, and adult entertainment.
• Applicant presentation: Jordan Rose, applicant counsel, positioned project as celebration of Scottsdale's collector-car culture and extension of Westworld as regional economic engine. Noted Westworld's $163.6 million annual revenue, 813 jobs, and $85.6 million in labor revenue. Emphasized low-profile 32-foot height (15 feet less than prior application), minimal traffic (equivalent to six homes), privately owned, gated, secure, no liquor license, and no restaurant/bar uses. Clarified permitted C4 uses: storage only; car washes would require conditional use permit; restaurants, bars, adult entertainment, and game centers explicitly prohibited. Noted stipulation tying development to site plan and narrative, preventing future uses without council amendment. Jason Platkkey, owner, described project as luxury storage facility responding to proliferation of high-value vehicles coming to Scottsdale through Barrett Jackson and dealerships; emphasized owners are typically out-of-state residents or hotel guests with no permanent occupancy, clubhouse ("members lounge") serves as restroom and casual gathering space only. Josh Rogers, LG Architects, clarified clubhouse design: finished floor level 1,533 feet (9 feet lower than McDow Mountain Ranch Road centerline); clubhouse height 28.5 feet (well below 32-foot limit); security wall blocks most of upper building from across-street view.
• Public comment: 24 speakers submitted cards; approximately 15 written comments in support not visible to remote commissioners. Chair Scarborough noted speakers could decline if they wished to repeat prior testimony.
  • In support: Hugh Casiano (30-year Scottsdale resident, car collector, commercial property owner on Frank Lloyd Wright); emphasized clientele ($1M+ collector cars, minimal mileage); Rick McInley (23-year McDow Mountain Ranch resident, owns multiple properties); praised low traffic, high-class development; Mary Turner (2019 Scottsdale bond campaign manager); argued residential near Westworld contradicts voter-approved $490M bond investment; Chad Baker (Scottsdale Firefighters Association, PO Box 14935); cited tax revenue critical to public safety funding; Melissa Shalis (Scottsdale Arabian Horse Association, 15455 North Greenway Hayden Loop); noted McDow Mountain entrance serves alternate Westworld access for equestrian events; fewer complaints about noise/traffic/odor with low-intensity use. Nick Duckworth (Notre Dame Preparatory School, 9701 East Bell Road); cited 450+ annual applicants, concern for student safety; praised luxury car storage as safer than multifamily or retail; emphasized Notre Dame partnership with Ross Brown Partners (firm principal is Notre Dame 2014 graduate). Jenny Perez (9850 East McDow Mountain Ranch Road, directly across from site); stated she and one neighbor support project; expressed initial traffic concerns resolved; noted site less desirable than prior proposals (elderly care, toy box); praised aesthetics. John Summana (15938 North 114th Way, 85255, 23-year McDow Mountain Ranch resident, multiple property owner); affirmed architectural enhancement; noted 80% of car suite owners are out-of-state; emphasized zero/minimal traffic and no vehicle operation.
  • Against: Norton (long-time Scottsdale resident, developer, former political action committee chair for 2019 Westworld bond campaign, lives across street in Horseman's Park). Testified this is first time northeast Scottsdale residential communities face commercial/industrial neighbor; referenced 39 industrial projects he developed, all kept away from residential. Documented 50% decline in family residences in zip codes 85255/85260 over 30 years. Distinguished himself as pro-development (supports Axon project, supports Westworld bond) yet opposed to mixing residential and industrial. Stated opposition will organize and escalate to city council level. No other public speakers testified in opposition, though written comments implied residential concerns.
  • Key themes: Economic impact to tax base and Westworld sustainability; low traffic and environmental impact; consistency with Scottsdale car-culture identity; precedent of similar facilities in city; versus residential neighborhood character decline and first-ever commercial/industrial adjacency.
• Council discussion: Commissioner Joiner clarified traffic: Riata Sports Complex ingress/egress off Thompson Peak Parkway (different from applicant's McDow Mountain Ranch entrance); satisfied with NAOS handling and design. Commissioner Drake confirmed findings in report; called it great community addition. Commissioner Gonzalez noted car-collector experience visiting toy barns, car shows, similar facilities; confirmed minimal complaints from residential neighbors over time; emphasized business model less impactful than alternatives; referenced similar McLaren dealership and other car-storage approvals. Commissioner Ertel resolved clubhouse height concerns via elevation explanation; cited economics (1.6M net present value over 20 years vs. 200K current zoning), low traffic, low water usage, aesthetic benefits (Verde Canal preservation, 25-foot path, 30-foot buffer). Chair Scarborough affirmed low-intensity commercial use, not industrial; praised design and elevation strategy; noted no detriment to surrounding community.
• Vote: 6-0 approval (Chair Scarborough, Gonzalez, Ertel, Joiner, Drake, Reid all yes).

Opposition

Number of speakers against: One public speaker (Norton); unquantified written comments implied residential concern but no secondary oral testimony.

Main concerns:

1. First-ever industrial/commercial use adjacent to established northeast Scottsdale single-family residential neighborhoods.
2. Fifty-percent decline in family residences in zip codes 85255/85260 over 30 years; project exacerbates residential character loss.
3. Violation of perceived development principle: industrial projects should be kept distant from residential.
4. Contradicts voter-approved 2019 and 2024 Westworld bond investments, which were approved on premise of protecting Westworld as economic engine separate from residential growth.
5. Precedent concern: opens door to future commercial/industrial intrusion in northeast quadrant.
6. Developer Norton's own 39-project career built on keeping industrial away from residential; inconsistency between development practices and planning approval.

Most compelling arguments:

• Norton's framing of this as "first time" commercial/industrial wedged into residential northeast, backed by 30-year demographic data showing 50% family-residence decline—articulated as systemic neighborhood erosion rather than single project complaint.
• Voter-bond argument: $490M+ Westworld investment approved by Scottsdale voters on implicit premise that Westworld operates in protected, non-residential context.

Organized groups: Norton explicitly stated opposition being organized for city council escalation; no formal neighborhood HOA opposition testimony, though Jenny Perez noted "others who live right behind us may oppose this."

Support

Number of speakers in support: Approximately 15+ oral speakers (Casiano, McInley, Turner, Baker, Shalis, Duckworth, Perez, Summana, and others who chose not to speak but submitted cards) plus 15 written comments not read aloud.

Main arguments:

1. Economic impact: $163.6M annual Westworld revenue; project generates $1.6M net present value over 20 years versus $200K under current zoning.
2. Low operational intensity: equivalent traffic to six homes; minimal water usage; no bars, restaurants, live entertainment, or adult entertainment uses.
3. Collector-car identity: extends Scottsdale's nationally recognized car-culture brand; supports Barrett Jackson, Ferrari, McLaren, and other luxury automotive businesses.
4. Safer than alternatives: car storage less impactful than multifamily residential, toy box, elderly care, or other prior proposals for site.
5. Westworld ecosystem protection: prevents residential encroachment that would generate noise, smell, traffic complaints jeopardizing Westworld operations (per equestrian, events user perspective).
6. Precedent: similar facilities (toy barns, car suites, Apex) operated successfully across city with minimal neighbor complaints over time.
7. Out-of-state ownership model: 80%+ owners non-resident; facility functions as pure storage, not active social hub or maintenance operation.
8. Institutional support: Scottsdale Firefighters Association (tax revenue), Scottsdale Arabian Horse Association (equestrian events), Notre Dame Preparatory School (student safety vs. residential density), Barrett Jackson (brand alignment).
9. Design quality: architectural enhancement relative to prior site proposals; Verde Canal preservation; 30-foot scenic corridor buffer; 25-foot path addition.

Most compelling arguments:

• Commissioner Gonzalez's lived experience as car collector: documented absence of neighbor complaints at similar facilities across city over years; business model demonstrably less impactful than mixed-use or residential alternatives.
• Economic analysis: $1.4M differential ($1.6M vs. $200K) over 20 years a stark contrast; cited by multiple commissioners as decisive factor.
• Westworld bond logic: voter-approved investment rationale inherently assumed protection of venue from residential encroachment.

Project Details

• Case numbers: 4GP2024 (general plan amendment), 5ZN2024 (rezoning), 8AB2024 (site plan/abandonment).
• Applicant / developer: Collector's Garages at Westworld LLC; principals Jason Platkkey and Kyle McGinness.
• Attorney: Jordan Rose (applicant counsel); Tom Galvin, Rose Law Group, PC (R4 text amendment applicant).
• Location / address: Intersection of East McDow Mountain Ranch Road and Thompson Peak Parkway, Scottsdale, Arizona; directly west of Westworld venue, north of Riata sports complex, south of single-family residential.
• APN: Not stated in transcript.
• Current zoning → Proposed zoning: R1 (single-family residential, Planned Community ESL) → C4 (commercial, Planned Community ESL).
• General plan amendment: Employment Office → Employment Light Industrial Office.
• Density / units / square footage: 46 fee-simple luxury car storage garage units across six buildings; 4,000-square-foot clubhouse and office; total 5-acre site.
• Height: 32 feet (clubhouse 28.5 feet); 15 feet less than prior application.
• Traffic: Equivalent to six single-family homes; negligible water usage.
• Key easements / dedications: Natural Area Open Space easement; non-buildable area easement over Verde Canal (historic preservation); 30-foot-wide desert buffer scenic corridor easement along McDow Mountain Ranch Road frontage; 25-foot path addition.
• Access: New driveway along McDow Mountain Parkway.
• Stipulations: Development tied to approved site plan and narrative; no future uses permitted without city council amendment.

Vote Breakdown

Final: 6-0 (all commissioners present and voting yes).

Yes: Chair Scarborough, Commissioner Gonzalez, Commissioner Ertel, Commissioner Joiner, Commissioner Drake, Commissioner Reid.

No: None.

Abstentions / absences: Vice Chair Young, Commissioner Joiner (initially noted as possibly offline during roll call but later present and voting).

Outcome & Next Steps

The Planning Commission recommended approval of all three cases (general plan amendment, rezoning, and site plan/abandonment) to the Scottsdale City Council. The project will proceed to city council for final decision-making. Norton explicitly stated opposition will be organized and escalated to the city council level, indicating a contentious council hearing is likely. No continuance or conditional approval was imposed; the recommendation is unconditional approval. The applicant may begin the city council review process; timeline for council hearing not stated in transcript.

Controversies & Context

Residential character decline: Norton documented a 50% decline in family residences in zip codes 85255/85260 over 30 years, framing this project as symptomatic of systematic residential displacement in northeast Scottsdale. He argued land that should remain single-family residential—because of its proximity to established neighborhoods—is being converted to commercial/industrial use instead. This framing was not directly refuted by commissioners or applicant; instead, they focused on the low-intensity nature of car storage versus residential alternatives.

First-ever precedent argument: Norton emphasized this is the first time commercial/industrial use is being placed directly adjacent to northeast Scottsdale residential neighborhoods, raising concern about precedent for future projects in the area. Commissioners did not address this precedent concern; instead, they cited the success of similar facilities elsewhere in Scottsdale (McLaren, toy barns, car suites).

Westworld bond logic clash: Norton, who chaired the 2019 Westworld bond campaign political action committee, argued the $490M voter-approved bond investment (2019 and 2024) was premised on protecting Westworld as a standalone economic asset, not surrounded by incompatible uses. Mary Turner (2019 bond campaign manager) reframed this: the bond investment requires protection of Westworld from residential neighbors who would complain about noise, traffic, and odor. Thus, car storage (low-intensity) is consistent with bond rationale; residential is not. Commissioners did not engage directly with this philosophical tension.

Economic data: Staff consultant cited $1.6M net present value for the project over 20 years versus $200K under current residential zoning. This 8-fold difference was cited by multiple commissioners as decisive. No opposing economic analysis was presented.

Car-culture identity: The applicant and supporters positioned the project as an extension of Scottsdale's identity as "collector-car capital of the world," connected to Barrett Jackson, Ferrari, McLaren, and other luxury automotive brands. Commissioners, particularly Gonzalez, affirmed this identity alignment. Norton did not dispute Scottsdale's car-culture identity but argued it should not override residential neighborhood protection.

City council escalation: Norton's explicit statement that opposition will be organized at the city council level signals the controversy is not resolved. City council will face organized resident opposition combined with staff/commission unanimity—a pressure dynamic that does not appear in planning commission deliberation.

Duration

• This item (Collector's Garages): Approximately 120–150 minutes (staff presentation ~10 min, applicant presentation ~15 min, public comment ~80–100 min, commissioner deliberation ~15–20 min, vote ~5 min).
• R4 text amendment: Approximately 30 minutes (staff presentation, applicant presentation, limited commissioner discussion, vote).
• Total meeting: Approximately 180–200 minutes (roll call, administrative report, minutes approval, continuances/withdrawals, two agenda items, public comment, deliberation, adjournment).

Other Notable Items

R4 Text Amendment (1TA2025R4) — Unanimous Approval (6-0): Modification to strike outdated 30% frontage dwelling-unit restriction within 50 feet of dedicated streets and harmonize building height language with other multifamily districts. Triggered by Arcadia Communities' conversion of private streets to public dedication at former Nazarene church property (Hayden Road/Oak Street). No public opposition. Commissioner Drake noted she originally approved that DRB case unaware of the restriction; thanked staff for fix. Commissioner Gonzalez supported as focused, appropriate cleanup preserving development review authority. Passes 6-0 without deliberation.