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July 8, 2026 SU260006 Page 1 of 3 Report to the Board of Supervisors Prepared by the Maricopa County Planning and Development Department Board Hearing Date: July 15, 2026 Case #/Title: SU260006 – Northwest Valley RV Storage Major Amendment Supervisorial District: 4 Applicant/Owner: Lenny Behie / Northwest Valley RV Storage LLC Request: Major Amendment to a Special Use Permit (SUP) for an RV and boat storage facility in the Rural-43 zoning district Site Location: Generally located 300' east of the SEC of Harmony Ln. and 119th Ave. in the Sun City area Site Size: Approximately 2.57 acres County Island Status: Yes – City of Peoria, City of Surprise Additional Comments: • The SUP amendment proposes to remove a building and redesign the site for 83 RV parking spaces, install three pre-fabricated metal shade structures (4,800 sq. ft. each, 18' overall height with 16' interior clearance), and establish a recorded cross-access ingress/egress easement to the adjacent parcel (also owned by the applicant and developed for RV and boat storage) to allow tenants to move RVs and boats between the two storage areas. The amendment will also extend the SUP validity period to align with those of two adjoining facilities under the same ownership, SU240027 and SU250011. The facility will operate with no on-site employees and is remotely managed via a keypad-controlled main gate. The site is enclosed by a 6-foot CMU block wall. • Water is from a well. Wastewater is via on-site septic system. Fire service is provided by North County Fire District; and police service is by the Sheriff’s Office. • The site fronts Harmony Ln., a local road with an existing half-width R/W of 20' (no additional dedication required). Site access from Harmony Lane must be a 24-foot paved driveway and will require a MCDOT ROW permit during the building permit phase. • Per the Maricopa County Framework 2040 Comprehensive Plan the site is within a Rural Influence Area. The IUPD limits entitled use of the site to only those where wastewater disposal can be accommodated via septic. There are no proximate urban-density residential neighborhoods. The SUP is appropriate and in concert with area land use and development patterns. • There are no outstanding concerns from reviewing agencies. There is no known opposition. July 8, 2026 SU260006 Page 2 of 3 • SUP Amendment approval will require a majority vote of the quorum. Commission Recommendation: On 6/11/26, the Commission voted 6-0 (motion by Commissioner Leighton D4, seconded by Commissioner Millhaven D2) to adopt a motion recommending the Board of Supervisors approve SU260006 subject to conditions 'a' – 'i’: a. Development of the site shall be in substantial conformance with the Site Plan entitled “NW Valley RV Storage”, consisting of 1 full-size sheet, dated January 14, 2026, except as modified by the following conditions. Staff will determine if slight refinements to the site plan remain in substantial conformance. Amendments may be major or minor in accordance with Chapter 3 of the Maricopa County Zoning Ordinance. b. Development of the site shall be in substantial conformance with the Narrative Report entitled “MAJOR AMENDMENT for NORTHWEST VALLEY RV STORAGE”, consisting of 4 pages, dated March 15, 2026, except as modified by the following conditions. c. The following Planning Engineering conditions shall apply: 1. 100-year, 2-hour onsite retention is required using a runoff coefficient of C=0.95 for commercial site and percolation methods provided in the Grading and Drainage Plans per Maricopa County drainage standards. 2. This site is located in an erosion setback area and improvements to the site will require an acknowledgment affidavit and understanding that potential water and/or erosion damage may occur on this site. 3. Access from existing RV facility on parcel 503-67-003T must provide an access agreement to be recorded prior to building permit issuance; refer to planning comments on providing I/E access easement for cross access. 4. Site access from Harmony Lane must be a 24' paved driveway and requires a MCDOT ROW permit during the building permit phase. 5. The subject site is located within the County's Urbanized Area and will require storm water pollution plans during the building permit phase. 6. 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. 7. 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. 8. Maricopa County does not supply water, fire or sewer services; it is the applicant/owner's responsibility to coordinate and secure water, fire and sewer services for this site. July 8, 2026 SU260006 Page 3 of 3 9. Sealed final Grading and Drainage (Site Infrastructure) Plans and Sealed Final drainage report must be submitted with the application for building permits. d. This special use permit is valid for a period of twenty-five (25) years and shall expire on July 15, 2051, 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. e. Site Screening: 6’ minimum CMU Block Wall on all property boundaries. f. All buildings subject to noise attenuation as per ARS § 28-8482(B). g. Noncompliance with any Maricopa County Regulation shall be grounds for initiating a revocation of this Special Use Permit as set forth in the Maricopa County Zoning Ordinance. h. 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. i. 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 existing 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 any 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. Presented by: Joel Landis, Planner Reviewed by: Darren Gérard, AICP, Planning Manager Attachment: 6/11/26 P&Z Packet (17 pages) Note: 6/11/26 Draft P&Z Minutes are not available as of the writing of this report, but can be provided upon request later, or accessed via Agenda Center, when available. SU260006 Page 1 of 8 Report to the Planning and Zoning Commission Prepared by the Maricopa County Planning and Development Department Case: SU260006 - Northwest Valley RV Storage Major Amendment Hearing Date: June 11, 2026 Supervisor District: 4 Applicant: Lenny Behie Owner: Northwest Valley RV Storage LLC Request: Major Amendment to a Special Use Permit (SUP) for an RV and boat storage facility in the Rural-43 zoning district Site Location: Generally located 300’ east of the SEC of Harmony Ln. and 119th Ave. in the Sun City area Site Size: Approx. 2.57 acres Density: N/A County Island: Yes - City of Peoria, City of Surprise County Plan: White Tank Grand Avenue Area Plan – Open Space Municipal Plan: City of Peoria – Rural Residential (0-1 d.u./ac) Municipal Comments: None received to date Support/Opposition: None known Recommendation: Approve with conditions SU260006 Page 2 of 8 Project Summary: 1. APN 503-67-861D @ 11717 W. Harmony Ln. contains an RV and boat storage facility. The applicant seeks to amend the SUP established under rezoning case Z2021096 to remove the existing building on the subject property, redesign the site for 83 RV parking spaces, install three pre-fabricated metal shade structures of 4,800 sq. ft. each and 18’ overall height (16’ interior clearance), and establish a recorded cross-access ingress/egress easement to the adjacent property at 11819 W. Harmony Ln. (also owned by the applicant) to allow tenants to move RVs between the two storage areas. The amendment will also extend the SUP validity period to match those of two adjoining storage facilities under the same ownership, SU240027 and SU250011. The area has taken on a quasi-industrial character, with the surrounding county island characterized by active gravel mining operations (CalPortland to the north and Vulcan Materials to the south) and multiple existing RV and vehicle storage uses. The site is located within the White Tank Grand Avenue Area Plan with a land use designation of Open Space. The site is screened by a 6-foot CMU block wall with a 22-foot emergency access gate along Harmony Ln. The facility is remotely managed with no on-site employees. 2. The subject parcel was previously entitled under Z2021096. The applicant subsequently obtained Special Use Permits for two adjoining RV storage facilities SU240027 and SU250011 that together with the subject parcel comprise the Northwest Valley RV Storage facility. 3. Under the proposed plan, the facility will operate solely as an RV storage use with no on-site employees; the site is remotely managed and tenants access the property through a keypad- controlled main gate at 11717 W Harmony Ln. The site is enclosed by a 6-foot CMU block wall providing perimeter screening. The internal driveways are surfaced with asphalt millings bound and compacted with a liquid emulsifier, except ADA-accessible spaces will have concrete and asphalt paving. Aerial photo of subject site. The subject site is to the west. The cross-access easement will allow ingress/egress to the central parcel. There is already an access between the central and eastern parcels. SU260006 Page 3 of 8 Aerial image & surrounding environs Eagle view of subject site looking west into subject parcel (aerial image dated 1/15/2024) SU260006 Page 4 of 8 Site Plan. The cross-access easement is on the east side of the site. Existing On-Site and Adjacent Zoning / Land Use: 4. On-site: Rural-43 SUP / RV/boat storage North: Rural-43 / Mining pit South: Rural-43 / Rural estate East: Rural-43 SUP / RV/boat storage West: Rural-43 / Rural estate SU260006 Page 5 of 8 Zoning District map of the Rural-43 zoning district Utilities and Services: 5. Water: Well Wastewater: Septic Fire: North County Fire District Police: MCSO Right-of-Way: 6. The following table includes existing and proposed half-width right-of-way and the future classification based upon the Maricopa County Department of Transportation (MCDOT) Major Streets and Routes Plan. Street Name Half-width Existing R/W Half-width Proposed R/W Future Classification Harmony Ln. 20’ 20’ Local Adopted Plans: 7. White Tank Grand Avenue Area Plan – Open Space (adopted 2023): Unimproved areas specifically designated for preservation in an unaltered, natural state which only offer passive recreation. SU260006 Page 6 of 8 8. Plan Peoria AZ – Rural Residential (adopted 2020): The Rural Residential designation identifies areas of large‐lot residential development in areas with a semi‐rural or agricultural character. Most rural residential areas were developed prior to annexation into the city, or during the early years of city development and expansion starting in the late 1980s. These areas developed organically in smaller tracts of land. They highlight the City’s growth over the years and are a reminder of our agricultural past. They may have alternative or reduced streetscape standards in recognition of the desired character. In some areas, the land uses are predominantly agricultural and occupy large areas for the raising of crops, fowl and/or livestock. Public Participation Summary: 9. The applicant complied with the Maricopa County public participation process with the required posting of the property and the notification to the adjacent property owners within 300’ of the subject site. The applicant did not receive a response from their public outreach efforts. Staff has not received any notice of opposition or support to the request. Outstanding Concerns from Reviewing Agencies: 10. N/A Staff Analysis: 11. Staff supports this proposal as it fits the character of the neighborhood and only slightly varies from the prior approval. There are multiple adjacent facilities of the same type of outdoor storage uses. There is a clear demand for such facilities in this region of Maricopa County given the number of similar proposals that have been entitled in recent years. This area seems especially appropriate for these facilities given its proximity to the large master-planned residential communities of Sun City, Sun City West, and newer platted subdivisions within Peoria and Surprise yet physical isolation from the proximate residential neighborhoods. The territory within the river terraces will not experience residential subdivision development. It will continue to experience these types of interim commercial/industrial uses until the surrounding mining/extraction activity runs its lifespan over the next decades and ultimately transitions to recreational and natural open space. Recommendation: 12. Staff recommends the Commission adopt a motion recommending that the Board of Supervisors approve SU260006 subject to the following conditions ‘a’ – ‘i’: a. Development of the site shall be in substantial conformance with the Site Plan entitled “NW Valley RV Storage”, consisting of 1 full-size sheet, dated January 14, 2026 except as modified by the following conditions. Staff will determine if slight refinements to the site plan remain in substantial conformance. Amendments may be major or minor in accordance with Chapter 3 of the Maricopa County Zoning Ordinance. b. Development of the site shall be in substantial conformance with the Narrative Report entitled “MAJOR AMENDMENT for NORTHWEST VALLEY RV STORAGE”, consisting of 4 pages, dated March 15, 2026 except as modified by the following conditions. c. The following Planning Engineering conditions shall apply: SU260006 Page 7 of 8 i. 100-year, 2-hour onsite retention is required using a runoff coefficient of C=0.95 for commercial site and percolation methods provided in the Grading and Drainage Plans per Maricopa County drainage standards. ii. This site is located in an erosion setback area and improvements to the site will require an acknowledgment affidavit and understanding the potential water and/or erosion damage may occur on this site. iii. Access from existing RV facility on parcel 503-67-003T must provide access agreement to be recorded prior to building permit issuance. Refer to planning comments on providing I/E access easement for cross access. iv. Site access from Harmony Lane must be a 24’ paved driveway and requires a MCDOT ROW permit during the building permit phase. v. The subject site is located within the County’s Urbanized Area and will require storm water pollution plans during building permit phase. vi. 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. vii. 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. viii. Maricopa County does not supply water, fire or sewer services. It is the applicant/owner’s responsibility to coordinate and secure water, fire and sewer services for this site. ix. Sealed final Grading and Drainage (Site Infrastructure) Plans and Sealed Final drainage report must be submitted with the application for building permits. d. This special use permit is valid for a period of twenty-five (25) years and shall expire on July 15, 2051, 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. e. Site Screening: 6’ minimum CMU Block Wall on all property boundaries. f. All buildings subject to noise attenuation as per ARS § 28-8482(B). g. Noncompliance with any Maricopa County Regulation shall be grounds for initiating a revocation of this Special Use Permit as set forth in the Maricopa County Zoning Ordinance. h. 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. SU260006 Page 8 of 8 i. 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 existing 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 any 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. Presented by: Joel Landis, Planner Reviewed by: Rachel Applegate, Planning Supervisor Attachments: Case Map (1 page) Site Plan (1 page) Narrative Report (4 pages) MC Engineering comments (3 pages) / Maricopa County Planning & Development - Phoenix, AZ 4 Gross Acres: 3 approx. Generated May 13, 2026 2:27 PM SU260006 Application Name: Legal Description Upgrade existing RV storage and combine with NW Valley RV Storage Applicant Case Address Lenny Behie 11819 W HARMONY LN SUN CITY, AZ 85373 Applicant Phone/Email Parcel Primary:503-67-861D 6023198868 SUN CITY, AZ 85373 Map scale 1:927 Supervisor District No. Remove old building and build 3 new RV storage shade structures, change to 25 year permit and cross access to parcel to the east A.P.N. 503-67-861A 2015-0910946, M.C.R. EAKINS LISA "EXIST. RESIDENCE" A.P.N. 503-67-003Z 2003-1639898, M.C.R. BOUTIN BERTRAND JEAN "EXIST. RESIDENCE" A.P.N. 503-67-003T RUFF DIAMOND STORAGE, LLC "EXIST. RV STORAGE" A.P.N. 503-67-003U 2004-0694702, M.C.R. CAMACHO MANUEL C/MARIA M "EXIST. RESIDENCE" A.P.N. 503-67-861D 11819 W. HARMONY LN. NW VALLEY RV STORAGE, LLC "EXISTING RV STORAGE" 1-14-26 ph: 6 0 2 . 5 2 4 . 7 8 7 7 e: geoff@g-mareng.com P O B O X 2 0 4 2 Litchfield Park, AZ 85340 consulting engineers, llc m a r g Anh Harambasic, PE Planning & Development 301 W. Jefferson St., Suite 170 Phoenix, Arizona 85003 Phone: (602) 506-3611 www.maricopa.gov/planning email address: Anh.Harambasic@maricopa.gov Planning & Development Engineering Plan Review Date: April 17, 2026 Memo To: Darren Gerard, AICP, Planning Manager, Department of Planning & Development Attn: Joel Landis, Planner, Planning & Development Services via: Doug Jones P.E., Engineering Supervisor, Planning and Development From: Anh Harambasic P.E., Plans Examiner Engineer, Planning & Development Subject: SU260006- NW Valley RV Storage. APN(s): 503-67-861D Description-Application for a special use permit to amend Z2021096 to remove the existing building and increase the number of parking spaces and cross access from this parcel to 11717 W. Harmony lane. Engineering Review has reviewed the Second submittal plan set routed for review on 3.20.2026 and has no objections for the special use permit, approvals are subject to the following conditions: DRAINAGE PLAN REVIEW 1. 100yr 2hr onsite retention is required using a runoff coefficient of C=0.95 for commercial site and percolation methods provided in the Grading and drainage plans per Maricopa County drainage standards. 2. This site is located in an erosion setback area and improvements to the site will require an acknowledgment affidavit and understanding the potential water and/or erosion damage may occur on this site. 3. Access from existing RV facility on parcel 503-67-003T must provide access agreement to be recorded prior to building permit issuance. Refer to planning comments on providing I/E access easement for cross access. 4. Site access from Harmony Lane must be a 24’ paved and requires a MCDOT ROW permit during the building permit phase. 5. The subject site is located within the County’s Urbanized Area and will require storm water pollution plans during building permit phase. The following general stipulations will apply: GENERAL DRAINAGE REVIEW/INFORMATION 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 Page 2 of 3 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. Maricopa County does not supply water, fire or sewer services. It is the applicant/owner’s responsibility to coordinate and secure water, fire and sewer services for this site. 4. Sealed final Grading and Drainage (Site Infrastructure) Plans and Sealed Final drainage report must be submitted with the application for Building Permits Please contact me with any questions. DRAINAGE PLAN REVIEW REFERENCES: The Drainage Regulations are listed in Section 905 of the MCZO: https://www.maricopa.gov/DocumentCenter/View/4785/Maricopa-County-Zoning-Ordinance-PDF Maricopa County Drainage Policies and Standards Manual: https://www.maricopa.gov/DocumentCenter/Home/View/2369 For Additional Information See: https://www.maricopa.gov/1635/Drainage-Review FLOOD CONTROL DISTRICT OF MARICOPA COUNTY REFERENCES: Floodplain Regulations for Maricopa County: https://www.maricopa.gov/DocumentCenter/View/31723/Floodplain-Regulations-for-Maricopa-County-Final For Additional Information See: https://www.maricopa.gov/3847/Flood-Control-District PND TRANSPORTATION REFERENCES: Roadway Design Manual MCDOT Roadway Design Manual MCDOT General Notes for R/W Permits General Notes for R/W Permits Maricopa County Ordinance for Work in R/W MCDOT R/W Ordinance Residential Driveway Guidelines https://www.maricopa.gov/DocumentCenter/View/315 MCDOT Traffic Impact Study Manual TIS Manual For Additional Information See: https://www.maricopa.gov/156/MCDOT PND STORMWATER QUALITY (SWPPP) REFERENCES: Storm Water Quality Management and Discharge Control Regulation https://www.maricopa.gov/DocumentCenter/View/6577 Air Pollution Control Regulations Rule 310 https://www.maricopa.gov/DocumentCenter/View/5354 For Additional Information See: https://www.maricopa.gov/3980/Water-Sewage-Stormwater-Waste Maricopa County Resolution for ROW Permits Transportation Construction Permit (TC) | Maricopa County, AZ For Additional Information See: Department of Transportation | Maricopa County, AZ Page 3 of 3 Abbreviations Key: Drainage: DD = Department Directive (See: http://www.maricopa.gov/1911/Department-Directives) MCZO = Maricopa County Zoning Ordinance DPSM = Maricopa County Drainage Policies and Standards SSA = State Standard Attachment DDMV1= Maricopa County Drainage Design Manual – Hydrology DDMV2 = Maricopa County Drainage Design Manual – Hydraulics Flood Control: FRMC = Floodplain Regulations for Maricopa County PND Transportation: RDM = MCDOT Roadway Design Manual RDG = MCDOT Residential Design Guidelines MSRP = MCDOT Major Streets and Routes Plan PND Stormwater: SWMDCR= Maricopa County Stormwater Quality Management and Discharge Control Regulation DDMV3= Maricopa County Drainage Design Manual – Erosion Control APCR= Maricopa County Air Pollution Control Regulations – Rule 310