Vote — approved

Kate Brophy McGee	yes
Mark Stewart	yes
Debbie Lesko	yes
Steve Gallardo	yes
Thomas Galvin	absent

Ayes: Kate Brophy McGee, Mark Stewart, Debbie Lesko, Steve Gallardo Absent: Thomas Galvin

Item Text

7. NEW RIVER RV STORAGE Case #: SU240022 Supervisor District: 3 Applicant / Owners: Peter Furlow, Quarles and Brady LLP / Jason Stevenson Request: Special Use Permit (SUP) for a recreational vehicle storage facility in the Rural-43 zoning district Site Location: Generally located approx. 898 feet east of the NEC of Black Canyon Hwy. & New River Rd. in the New River area Commission Recommendation: On 5/8/25 the Commission voted 9-1 (Commissioner Toma D4 dissenting) a motion by Commissioner Whitney D3, seconded by Commissioner Finter D2 to recommend the Board of Supervisors approve SU240022 subject to conditions ‘a’ – ‘n’ with staff recommended changes to modify condition ‘c.11’ and include ‘c.16’ as follows: a. Development of the site shall be in substantial compliance with the site plan entitled “New River RV Storage” consisting of eight (8) full size sheets dated March 28, 2025 and stamped received April 3, 2025, except as modified by the following conditions. b. Development of the site shall be in substantial conformance with the narrative report entitled “Formal Special Use Permit Application for New River RV and Boat Storage” consisting of twenty-one (21) pages dated March 28, 2025 and stamped received April 3, 2025, except as modified by the following conditions. c. The following Planning Engineering conditions shall apply: 1. Engineering review of planning and/or zoning cases is for conceptual design only. All development and engineering design shall be in conformance with Section 1205 of the Maricopa County Zoning Ordinance; Drainage Policies and Standards; Floodplain Regulations for Maricopa County; MCDOT Roadway Design Manual; and current engineering policies, standards and best practices at the time of application for construction. 2. Based on the conceptual design nature of the information submitted, changes to the site layout may be necessitated by the final engineering design of the site’s drainage infrastructure. 3. Detailed Grading & Drainage Plans and Final Drainage Report must be submitted with the application for Building Permit. 4. Must maintain historic drainage patterns. This may require the relocation of the eastern driveway and/or drainage easements on the adjacent properties based on final engineering design. 5. Hydraulic calculations required at the time of final engineering design to show 50/50 off site flow split is being maintained and may require unique drainage structures to maintain historic flow patterns. 6. Maintain a minimum 25-foot separation between septic facilities and retention basin(s). 7. Retention basins/underground storage must drain within the required 36 hours. 8. Prior to building permit issuance a will serve letter for fire protection services must be provided. 9. Driveway access to County road(s) must be paved and will require a permit from MCDOT issued concurrent with building permit(s) required for site development. Drainage flow along the roadway must be maintained. 10. The site is encumbered by Federal Patent easements (east and north sides). Unless abandoned, these easements must remain intact for their intended use. See link below for abandonment process. https://www.maricopa.gov/775/Abandonment-of-PatentEasements 11. All adjacent roadway improvements required by MCDOT in the Traffic Study approval shall be permitted with building permits in accordance with the current RDM standards. 12. Although turn lane warrants are not met, a dedicated right-turn lane is recommended at the eastern access due to the high volume of traffic on the area. 13. Each driveway must meet the commercial driveway design, reference MCDOT Roadway Design Manual (RDM) 7.6.1. 14. The future classification of New River Road is minor arterial. As part of half-street improvements dedicate a minimum of 55’ ROW in-fee to MCDOT from the center line. 15. At present, the subject site in not located within the County’s Urbanized Area. A Storm Water Pollution Prevention Permit (SWPPP) from the County (PND) is not required. This does NOT preclude the requirement to obtain a Construction General Permit (CGP) Notice. 16. Reconfiguration of existing cross culvert (under New River Road) will be required by MCDOT approval at the time of final engineering design. d. Prior to issuance of building permits, a lot split shall be processed and an access easement shall be recorded to provide access to the new parcel with the new single-family residence from New River Road. e. Prior to issuance of a building permit, written confirmation will be required from the emergency fire protection jurisdiction that emergency fire protection service will be provided to the facility. Prior to issuance of the certificate of occupancy, local fire protection jurisdiction review and approval will be required. f. The Special Use Permit is valid for a period of 25 years and shall expire on June 11, 2050, or upon termination of the use for a period of 90 or more days, whichever occurs first. All site improvements associated with the special use permit shall be removed within 90 days of such expiration or termination of use. g. Shade canopies for RV storage shall be limited to a max. 20’ height. h. Storage is limited to RVs, boats and personal vehicles. Storage of industrial and commercial vehicles and equipment is prohibited. i. All lighting associated within the special use permit area shall be in conformance to the Maricopa County Zoning Ordinance Section 1112. All outdoor lighting, including lights underneath shade canopies, must be shielded so that illuminated is directed downward at 20 degree angle or less beneath the horizontal plane at the bottom of the light source and so that light does not trespass onto adjacent properties and shall be shut off by 9 pm. All shielding must be proximate to and within one foot of the light source. j. All signage associated to the special use permit shall be in conformance with the Maricopa County Zoning Ordinance Section 1401. k. Business hours shall be limited from 8 am to 9 pm. l. Non-Compliance with any Maricopa regulations will be grounds for possible revocation of this special use permit pursuant to the process set forth in the Maricopa County Zoning Ordinance. m. The property owner/s and their successors waive claim for diminution in value if the County takes action to rescind approval due to noncompliance with conditions. n. The granting of this change in use of the property has been at the request of the applicant, with the consent of the landowner. The granting of this approval allows the property to enjoy uses in excess of those permitted by the zoning exiting on the date of application, subject to conditions. In the event of the failure to comply with any condition, and at the time of expiration of the special use permit, the property shall revert to the zoning that existed on the date of application. It is, therefore, stipulated and agreed that either revocation due to the failure to comply with conditions, or the expiration of the special use permit, does not reduce any rights that existed on the date of application to use, divide, sell or possess the property and that there would be no diminution in value of the property from the value it held on the date of application due to such revocation or expiration of the special use permit. The special use permit enhances the value of the property above its value as of the date the special use permit is granted and reverting to the prior zoning results in the same value of the property as if the special use permit had never been granted. (C-44-25-105-X-00)

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