20. Z2022019 BOS REPORT_PART1.PDF
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July 26, 2023
Z2022019
Page 1 of 4
Report to the Board of Supervisors
Prepared by the Maricopa County Planning and Development Department
Board Hearing Date:
July 26, 2023
Case #/Title:
Z2022019 – Moon Valley Nurseries SUP
Supervisor District:
4
Applicants/Owner:
Ryan Kaessner, Robert Branston, Joseph Dougherty - Moon Valley
Nurseries / Julie Blake
Request:
Special Use Permit (SUP) for a nursery holding and growing
grounds as an interim industrial use in the Rural-43 zoning district
Site Location:
Generally located at the NEC of Pinnacle Peak Rd. & 87th Ave in the
Peoria area
Site Size:
Approximately 4.24 acres
County Island Status:
N/A
Additional
Comments:
Staff anticipated that an updated Final Citizen Participation Report
would have addressed public concerns that were provided to staff
at the April 20th Commission hearing when the matter was
continued. This was never done as the original applicant, Adrienne
Briceño of Merge Architectural Group, notified staff on May 26,
2023 that she was no longer representing Moon Valley Nurseries
for this request. Staff followed up with the three Moon Valley
executives for an update on case materials for the June 22nd
hearing on two occasions - May 23 and May 26. By June 5th, staff
notified Moon Valley’s legal counsel that we would no longer
support the request without proper public input and then project
modifications to address complaints of the ongoing unpermitted
nursery operation. Additionally, the owner (of the adjacent nursery
parcel, not the parcel of subject request) contacted the department
with concerns on how Moon Valley Nurseries, the lessee of her land,
had demolished a wall separating the subject property from her
parcel. This was apparently done to facilitate expansion of the retail
operations of the nursery, but was done prior to approval of zoning
entitlement. The owner (adjacent parcel, landlord of existing
nursery) notified staff that she did not authorize the demolition of
walls nor cross access between the two properties. With this
information, at this time, staff is unable to approve the SUP request.
Staff requests a modified site plan, modified narrative, and updated
July 26, 2023
Z2022019
Page 2 of 4
citizen participation report for review prior to approval of this SUP
request.
Duplicate letters of opposition had been presented to the Planning
& Zoning Commission as handouts at the June 22 hearing. These
handouts provided by opposition were already included and
reflected in the report to the Commission and reflected in the
opposition counts prior to the June 22 hearing.
Staff has calculated the support and opposition received, and notes
that a super -majority (four affirmative) vote has been triggered.
The trigger is when 20% or more of property owners within a 300’
radius of the subject site, by both number and area, register
opposition to the case. The opposition received accounts for 10
property owners with an area of 438658.9 sq. ft.:
70% opposed parcel acreage within 300’ buffer
36% opposed parcel numbers within 300’ buffer
Commission
Recommendation:
On 6/22/23, the Commission voted 6-0 to adopt a motion
recommending the Board of Supervisors deny Z2022019.
Staff
Recommendation:
The staff report presented to the Commission included staff
recommendation for denial. In the event the Board motions for
approval of Z2022019 staff suggests conditions ‘a’ – ‘o’:
a.
Development of the site shall be in substantial conformance with the Site Plan entitled
“Moon Valley Nurseries“, consisting of 1 full-size sheets, dated 02/28/2023, and stamped
received 02/28/2023, except as modified by the following conditions. Staff may determine
slight refinements to remain in substantial conformance with the approved site
plan. Minor and major amendments to the site plan will be determined in accordance with
Chapter 3 of the Maricopa County Zoning Ordinance. A revised site plan shall be provided
within 30 days of Board approval addressing the items listed in condition ‘c’ below.
b.
Development of the site shall be in substantial conformance with the Narrative Report
entitled “Moon Valley Nurseries”, consisting of four (4) pages, stamped received
01/26/2022, except as modified by the following conditions. A revised narrative report
shall be provided within 30 days of Board approval addressing the items listed in condition
‘c’ below.
c.
The site plan, narrative report, and final citizen participation report shall be revised within
30 days of Board approval addressing the following items:
1.
Legal access between the two parcels or update points of access.
2.
Loading and unloading areas on site so that no deliveries idle on County rights of
way.
3.
Identify outdoor lighting and provide evidence that no on-site lighting trespass onto
adjacent properties.
4.
All required parking and deliveries are provided on site.
5.
Show nursery equipment storage areas and proposed parking for all equipment and
trucks used by the facility.
July 26, 2023
Z2022019
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6.
The integration of the retail portion of the site as the site is used as public display
areas. Provide parking for these public display areas on site.
7.
Number of employees and customers visiting the site.
8.
Hours of operation and how these are regulated by Moon Valley.
9.
Deliveries to the site.
10. The types of materials, equipment, and vehicles used in the business, along with
locations of vehicles and materials stored on-site. Include the size of the vehicles
used.
11. How Moon Valley intends to control the documented noise, vibrations, odor, and
other potentially dangerous and objectionable elements of the proposed operation.
d.
Legal access along with owner authorization must be recorded and provided between
APNs 201-15-196 & 201-15-011K prior to any zoning clearance.
e.
A demolition permit for the wall previously separating APNs 201-15-196 & 201-15-011K
must be obtained within 30 days of Board of Supervisors approval and pursued to
completion.
f.
All outdoor lighting shall conform to the Maricopa County Zoning Ordinance.
g.
All transformers, back-flow prevention devices, utility boxes and all other utility related
ground mounted equipment shall be painted to complement the development and shall
be screened with landscape material where possible. All HVAC units shall be ground-
mounted or screened with a continuous parapet for commercial projects.
h.
The following Engineering conditions apply:
1.
Retention basin(s) must drain within 36 hours.
2.
Maintain a minimum 25 foot separation between septic facilities and the retention
basins.
3.
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.
4.
Traffic statement waiver has been approved by MCDOT (Laxmikanth Narwa) on 03-
25-2022.
5.
Storage of materials, walls/fence, parking, wells, septic systems and storm water
retention are prohibited in the (future) right-of-way.
6.
The subject premises is located within the County’s Urbanized Area. If disturbance
of more than one (1) acre will occur, a Storm Water Pollution Prevention Permit
(SWPPP), issued by the County (PND), will be required prior to issuance of any
building permits required for site development.
i.
This special use permit is valid for a period of five (5) years and shall expire on July 26,
2028, or upon termination of the use for a period of 90 or more consecutive 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.
j.
Prior to occupying the existing residence or any portion thereof for any use associated
with the special use permit, the applicant or owner shall obtain a building permit to retrofit
July 26, 2023
Z2022019
Page 4 of 4
the existing residence to meet current commercial building code requirements as
applicable and shall obtain a certificate of occupancy for the retrofitted building prior to
occupancy.
k.
Prior to issuance of a building permit, written confirmation will be required from the
emergency fire protection jurisdiction having authority that the facility has been designed
in accordance with their regulations and requirements, and 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.
l.
All unpermitted structures shall obtain an issued permit within 90 days of the Board of
Supervisors approval or be removed.
m.
Interior circulation and parking areas shall be dust-proofed with an approved dust
palliative acceptable to the Maricopa County Department of Transportation and the
Maricopa County Environmental Services Department.
n.
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.
o.
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:
Daniel Johnson, Planner
Reviewed by:
Darren Gérard, AICP, Planning Manager
Attachments:
6/22/23 P&Z Packet (53 pages)
Super Majority Opposition/Support Map (1 page)
Note:
6/22/23 Draft P&Z Minutes are not available as of the writing of this report, but can be
provided upon request later when available.
Z2022019
Page 1 of 10
Report to the Planning and Zoning Commission
Prepared by the Maricopa County Planning and Development Department
Case:
Z2022019 – Moon Valley Nurseries SUP
Hearing Date:
June 22 (continued from April 20)
(* denotes changes from the April 20 report)
Supervisor District:
4
Applicants:
* Ryan Kaessner, Robert Branston, Joseph Dougherty - Moon Valley
Nurseries
Owner:
Julie Blake
Request:
Special Use Permit (SUP) for a nursery holding and growing grounds as an
interim industrial use in the Rural-43 zoning district
Site Location:
Generally located at the NEC of Pinnacle Peak Rd. & 87th Ave in the Peoria
area
Site Size:
Approximately 4.24 acres
Density:
N/A
County Island:
No
County Plan:
Rural Development Area (0-1 d.u./ac)
Municipal Plan:
Peoria – Rural Residential – (1du/acre)
Municipal Comments:
None received to date
Support/Opposition:
* 26 in Opposition, 1 in Support
Recommendation:
* Denial
Z2022019
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Project Summary:
1.
This request is for a ten (10) year special use permit (SUP) for interim industrial in the Rural -43
zoning district, specifically for a nursery holding and growing grounds for use by Moon Valley
Nurseries. The same nursery currently operates the retail nursery on the adjacent parcel to the
east under a separate, previously approved Special Use Permit (Z01-41). The retail business
operations will continue to operate under the conditions set forth under Special Use Permit Z01-
41, but the subject site of this application will not receive the public. Subject site business
operations and equipment will not start prior to 7 a.m. and business operations will cease by 6
p.m. Site improvements consist of on-site retention, chip sealed paved parking areas for
employees, drainage improvements, and employee parking lot striping. A dedicated delivery
entrance only provides access to the site from Pinnacle Peak Rd., while exit is provided through
the adjacent retail parcel to the east. Signage is not proposed with this SUP. The site currently
has an existing 6’ high wrought iron perimeter fence and is screened by wholesale landscaping.
2.
The site is improved with an existing residence, appearing to have been built around December
1979. Per the narrative, the existing residence will be used to house workspaces for 5 employees
during business hours. Any use of the residence associated with the Special Use Permit will
require a Building Permit to retrofit the existing residence to meet current commercial building
code requirements as applicable and shall obtain a Certificate of Occupancy for the retrofitted
building prior to occupancy. The site has been graded without permit and has been subject to
several violations:
•
V201900595 – Construction without permit – parcel grading and removal of vegetation;
Closed status
•
V2001878 – Drainage inquiry; Closed status
•
V202100648 – Commercial business in residential district-Moon Valley Nurseries; Admin
remedy status. To be resolved with approval of this Special Use Permit.
•
V202101702 – Outdoor Lighting Inquiry; Closed status
3.
The applicant has provided a grading & drainage plan addressing the previously unpermitted
grading and paving of the parking areas. The applicant intends to keep development standards
for the underlying Rural-43 zoning and does not request any deviations. The Maricopa County
Zoning Ordinance (MCZO) allows Rural zoning districts an 8’ maximum height for walls outside
of the lot’s buildable area, or perimeter screening, but site screening itself is not required under
Rural-43 zoning nor for wholesale nursery uses. The site is screened by a 6’ CMU wall from
adjacent residences along the northern property line.
4.
* Staff notified by the original applicant, Adrienne Briceño of Merge Architectural Group, on May
26, 2023, that they are no longer representing Moon Valley Nurseries for this request. Staff
followed up with the three Moon Valley executives for an update on case materials for the June
22nd hearing on two occasions - May 23 and May 26 – but to date has had no response. Since
we have not received updated/revised case material, staff notified Joseph Dougherty, special
counsel to Moon Valley CEO, on June 5 that we will not support the SUP.
Z2022019
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Existing Rural-43 Zoning and surrounding Zoning Districts
Z2022019
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2022 Aerial Photograph
Proposed Site Plan
Z2022019
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Proposed Grading & Drainage Plan
Existing On-Site and Adjacent Zoning / Land Use:
5.
On-site:
Rural-43 / Existing Residence – unpermitted Nursery Holding
North:
Rural-43 / Existing Residences
South:
Pinnacle Peak Rd then Rural-43 / Existing Residences
East:
Rural-43 / Permitted Retail Nursery
West:
87th Ave then R1-18 / Existing Residences
Z2022019
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Utilities and Services:
6.
Water:
Sunrise Water Co.
Wastewater:
On-Site Septic
Power:
APS
Solid Waste:
Private
School District/s:
Peoria Unified
Fire:
City of Peoria
Police:
MCSO
Right-of-Way:
7.
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
Pinnacle Peak Rd
25’
25’ (Dedicated)
05-Principal Arterial
87th Ave
25’
25’ (Dedicated)
02-Minor Collector
Adopted Plans:
8.
Maricopa County Comprehensive Plan: Rural Development Area (0-1 d.u./ac) – the use is
compatible with the rural development area as a semi-agriculturally oriented use without a retail
component. Rural development includes agriculture-related and residential land uses with a
density of one dwelling unit or less per gross acre.
9.
City of Peoria – Rural Residential - 1du/acre
Public Participation Summary:
10.
The applicant submitted initial notification to interested parties and property owners within 300’
of the site on February 7th, 2023, which had been required to be sent within 30 days of filing the
SUP application. However, the site was posted with the required initial notice of public hearing as
early as October 4th, 2022. A neighborhood meeting was not requested nor held; however, the
applicant had received communication from two area residents, one of whom resides within 300’
of the subject site. Per the Final Citizen Participation Report, the resident living within 300’ of the
subject site voiced concerns over noise, business operations, employee behavior and concerns
over Moon Valley Nurseries non-compliance with conditions of approval for the retail nursery
adjacent east of the site. A second resident communicated concerns over water and wastewater
uses on the subject site and the adjacent retail nursery site, along with concerns over the state of
disrepair of a perimeter fence at the northernmost end of the retail parcel of the nursery that is
not the subject of this application. All concerns regarding water and wastewater will require
coordination with Maricopa County Environmental Services if a violation is found. This application
request pertains to only the wholesale storage and growing plants on the subject parcel, not the
retail component to the east. Staff mailed out the required Notice of Public Hearing postcard to
property owners within 300’ of the subject site on February 21, 2023. Staff received direct
communication from one of the area residents identified by the applicant. Concerns over water
use, wastewater, and the dilapidated fence were discussed. Staff has included correspondence
received by this individual along with the letter received by the resident within 300’ of the site.
Z2022019
Page 7 of 10
Staff would like to note that enforcement of any wastewater complaints will be addressed by
Maricopa County Environmental Services.
11.
* Since the April 20th commission hearing, staff received correspondence from part owner of the
adjacent parcel of the permitted nursery indicating that she did not authorize the lessee, Moon
Valley Nurseries, to demolish a wall that separated her property from the subject property, nor did
she authorize access between the parcels for the continuity of business operations between the
two parcels. According to the owner and several neighbors, Moon Valley has essentially expanded
the retail operations onto to the subject site without authorization from the owner.
Outstanding Concerns from Reviewing Agencies:
12.
N/A
Staff Analysis:
13.
Per the Final Citizen Participation Report, the applicant has assured that the operator Moon Valley
Nurseries will continue to address neighborhood concerns as they are made aware, and previous
concerns over employee behavior have been addressed. Per the applicant’s narrative, business
operating hours for the wholesale site and the operation of equipment will be no earlier than 7
a.m. and no later than 6 p.m. No employees will remain overnight. Staff believes that the limited
use of the site to non-retail wholesale storage and plant growing is compatible with the area,
especially since the subject site is flanked on 3 sides by residences. Staff appreciates that the
wholesale side of the nursery will provide perimeter landscaping on all sides facing public right-
of-way and resident rear yards. Conditions have been recommended to ensure compliance with
what is proposed, and consequences have been clearly outlined if any violations of conditions are
found by any County regulatory agency.
14.
* Staff anticipated that an updated Final Citizen Participation Report would have addressed public
concerns that were provided to staff and the commission at the previous hearing, however this
was never done. Without proper public input to address issues cause by the operation of the
nursery, staff does not support the request. Additionally, the owner contacted the department
with concerns on how Moon Valley Nurseries, the lessees of her land, had demolished the owner’s
wall separating the subject property and her own property for the expansion of the retail
operations of the nursery. The owner notified staff that she did not authorize any demolition of
walls and cross access between the two properties and, therefore, does not support the request.
With this information, staff is unable to approve the site plan and grading & drainage plan
previously submitted as access between the two parcels is not legally established. A new site
plan, narrative, and update citizen participation report was requested by staff to the previous
applicant prior to them withdrawing representation. As of the writing of this report, Moon Valley
Nurseries has yet to provide updates on the case.
Z2022019
Page 8 of 10
Recommendation:
15.
* For the reasons outlined in this report, staff recommends the Commission adopt a motion that
the Board of Supervisors deny Z2022019.
16.
* However, if the Commission chooses to adopt a motion to recommend approval, staff offers
the following conditions ‘a’ – ‘o’:
a.
Development of the site shall be in substantial conformance with the Site Plan entitled
“Moon Valley Nurseries“, consisting of 1 full-size sheets, dated 02/28/2023, and stamped
received 02/28/2023, except as modified by the following conditions. Staff may determine
slight refinements to remain in substantial conformance with the approved site
plan. Minor and major amendments to the site plan will be determined in accordance with
Chapter 3 of the Maricopa County Zoning Ordinance. A revised site plan shall be provided
within 30 days of Board approval addressing the items listed in condition ‘c’ below.
b.
Development of the site shall be in substantial conformance with the Narrative Report
entitled “Moon Valley Nurseries”, consisting of four (4) pages, stamped received
01/26/2022, except as modified by the following conditions. A revised narrative report
shall be provided within 30 days of Board approval addressing the items listed in condition
‘c’ below.
c.
* The site plan, narrative report, and final citizen participation report shall be revised within
30 days of Board approval addressing the following items:
•
legal access between the two parcels or update points of access.
•
Loading and unloading areas on site so that no deliveries idle on County rights of
way.
•
Identify outdoor lighting and provide evidence that no on-site lighting trespass
onto adjacent properties.
•
All required parking and deliveries are provided on site.
•
Show nursery equipment storage areas and proposed parking for all equipment
and trucks used by the facility.
•
The integration of the retail portion of the site as the site is used as public display
areas. Provide parking for these public display areas on site.
•
Number of employees and customers visiting the site.
•
Hours of operation and how these are regulated by Moon Valley.
•
Deliveries to the site.
•
The types of materials, equipment, and vehicles used in the business, along with
locations of vehicles and materials stored on-site. Include the size of the vehicles
used.
•
How Moon Valley intends to control the documented noise, vibrations, odor, and
other potentially dangerous and objectionable elements of the proposed
operation.
d.
* Legal access along with owner authorization must be recorded and provided between
APNs 201-15-196 & 201-15-011K prior to any zoning clearance.
e.
* A demolition permit for the wall previously separating APNs 201-15-196 & 201-15-011K
must be obtained within 30 days of Board of Supervisors approval and pursued to
completion.
Z2022019
Page 9 of 10
f.
All outdoor lighting shall conform to the Maricopa County Zoning Ordinance.
g.
All transformers, back-flow prevention devices, utility boxes and all other utility related
ground mounted equipment shall be painted to complement the development and shall
be screened with landscape material where possible. All HVAC units shall be ground-
mounted or screened with a continuous parapet for commercial projects.
h.
The following Engineering conditions apply:
1.
Retention basin(s) must drain within 36 hours.
2.
Maintain a minimum 25 foot separation between septic facilities and the retention
basins.
3.
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.
4.
Traffic statement waiver has been approved by MCDOT (Laxmikanth Narwa) on
03-25-2022.
5.
Storage of materials, walls/fence, parking, wells, septic systems and storm water
retention are prohibited in the (future) right-of-way.
6.
The subject premises is located within the County’s Urbanized Area. If disturbance
of more than one (1) acre will occur, a Storm Water Pollution Prevention Permit
(SWPPP), issued by the County (PND), will be required prior to issuance of any
building permits required for site development.
i.
*This special use permit is valid for a period of five (5) years and shall expire on July 26,
2028, or upon termination of the use for a period of 90 or more consecutive 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.
j.
Prior to occupying the existing residence or any portion thereof for any use associated
with the special use permit, the applicant or owner shall obtain a building permit to retrofit
the existing residence to meet current commercial building code requirements as
applicable and shall obtain a certificate of occupancy for the retrofitted building prior to
occupancy.
k.
Prior to issuance of a building permit, written confirmation will be required from the
emergency fire protection jurisdiction having authority that the facility has been designed
in accordance with their regulations and requirements, and 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.
l.
All unpermitted structures shall obtain an issued permit within 90 days of the Board of
Supervisors approval or be removed.
m.
Interior circulation and parking areas shall be dust-proofed with an approved dust
palliative acceptable to the Maricopa County Department of Transportation and the
Maricopa County Environmental Services Department.
Z2022019
Page 10 of 10
n.
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.
o.
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:
Daniel Johnson, Planner
Reviewed by:
Matthew Holm, AICP, Planning Supervisor
Attachments:
Case Map (1 page)
Site Plan (reduced 8.5”x11”, 1 page)
Narrative Report (4 pages)
Planning Engineering comments (2 pages)
MCESD comments (1 pages)
Resident Letters of Concern (3 pages)
*Owner Non-Authorization Letter (1 page)
*Resident List of Concerns (10 pages)
*Letters of Opposition (15 pages)
*Applicant Change Request (2 pages)
*Correspondence to Moon Valley Executives by staff (3 pages)
MARICOPA COUNTY
/
Maricopa County Planning & Development - Phoenix, AZ
4
Gross Acres: 4.2 approx.
Generated March 1, 2023 08:12 AM
Z2022019
Application Name:
Legal Description
Moon Valley Nurseries EDR
Applicant
Case Address
T04N R01E 010,
Adrienne Briseno for MERGE ARCHITECTURAL GROUP
8616 W PINNACLE PEAK Rd
Applicant Phone/Email
Parcel Primary:201-15-196
480.276.6219
atn@mergeag.com
PEORIA AZ 85383
Map scale 1:1,545
Supervisor District No.
SPECIAL USE PERMIT REQUIRED FOR NURSERY HOLDING YARD AND GROWING GROUND TO SUPPLY
NURSERY NEXT DOOR.
5.3585 in
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
PROPERTY LINE: 622.61'
S 89° 34' 09" E
PROPERTY LINE: 622.81'
N 89° 37' 42" W
PROPERTY LINE: 302.82'
N 00° 27' 50" E
PROPERTY LINE: 302.18'
S 00° 38' 17" W
APN: 201-15-196
OWNER: BLAKE JULIE
ZONING: RU-43
PROPOSED USE: NURSERY, WAREHOUSE
LOT SIZE: 184,777 SF
APN: 201-15-011K
OWNER: 8550 WEST
PINNACLE PEAK LLC/HUMME
CONNIE JO
ZONING: RU-43
CURRENT USE: NURSERY
(NOT IN SCOPE)
APN: 201-15-195A
OWNER: TOLEDO FAMILY TRUST
ZONING: RU-43
CURRENT USE: RESIDENTIAL
APN: 201-15-195B
OWNER: SMALLEY JOHN
M/PATRICIA L
ZONING: RU-43
CURRENT USE: RESIDENTIAL
APN: 201-15-195C
OWNER: KELLEY JEFFREY
D/SHARI L
ZONING: RU-43
CURRENT USE: RESIDENTIAL
APN: 201-15-195D
OWNER: COOPER DENIS
F/DARLENE A
ZONING: RU-43
CURRENT USE: VACANT LOT
N 87TH AVE
W PINNACLE PEAK RD
R.O.W
25'-0"
R.O.W
25'-0"
R.O.W
90'-0"
W CAMINO DE ORO
W CAMINO DE ORO
APN: 201-15-025W
OWNER: MUNOZ GILBERTO A/DOLORES
ZONING: R1-18
CURRENT USE: RESIDENTIAL
APN: 201-15-025V
OWNER: FELIX & TERESA ESPINOZA LIVING TRUST
ZONING: R1-18
CURRENT USE: VACANT LOT
APN: 201-15-017K
OWNER: FELIX & TERESA ESPINOZA LIVING TRUST
ZONING: R1-18
CURRENT USE: RESIDENTIAL
APN: 201-15-017J
OWNER: CASTRO RAMON FLORES JR/YOLANDA E
ZONING: R1-18
CURRENT USE: RESIDENTIAL
APN: 200-08-458
OWNER: BROZ PHILLIP M/MARY L
ZONING: R1-18
CURRENT USE: RESIDENTIAL
N 87TH AVE
N 86TH AVE
APN: 200-08-046G
OWNER: EDRINGTON BROOKS/AMY
ZONING: RU-43
CURRENT USE: RESIDENTIAL
APN: 200-08-046E
OWNER: EDRINGTON BROOKS/AMY
ZONING: RU-43
CURRENT USE: RESIDENTIAL
APN: 200-08-046F
OWNER: EDRINGTON BROOKS/AMY
ZONING: RU-43
CURRENT USE: RESIDENTIAL
R.O.W
40'-0"
R.O.W
40'-0"
APN: 200-08-047G
OWNER: MARKOSIAN MAUREEN K/GARY T
ZONING: RU-43
CURRENT USE: RESIDENTIAL
APN: 200-08-047E
OWNER: MARKOSIAN MAUREEN K/GARY T
ZONING: RU-43
CURRENT USE: RESIDENTIAL
APN: 200-08-047F
OWNER: MARKOSIAN MAUREEN K/GARY T
ZONING: RU-43
CURRENT USE: RESIDENTIAL
APN: 200-08-048M
OWNER: ST ALBANS AMERICAN
EPISCOPAL CHURCH INC
ZONING: RU-43
CURRENT USE: RESIDENTIAL
APN: 200-08-048K
OWNER: ST ALBANS
AMERICAN EPISCOPAL
CHURCH INC
ZONING: RU-43
CURRENT USE: RESIDENTIAL
APN: 200-08-048R
OWNER: ST ALBANS AMERICAN
EPISCOPAL CHURCH INC
ZONING: RU-43
CURRENT USE: RESIDENTIAL
APN: 200-08-048Q
OWNER: SMITH JAMES B
JR/MARGARET L
ZONING: RU-43
CURRENT USE: RESIDENTIAL
APN: 200-08-048N
OWNER: SMITH JAMES B
JR/MARGARET L
ZONING: RU-43
CURRENT USE: RESIDENTIAL
APN: 200-08-048S
OWNER: SMITH JAMES B
JR/MARGARET L
ZONING: RU-43
CURRENT USE: RESIDENTIAL
R.O.W
25'-0"
R.O.W
25'-0"
EDGE OF DIRT, TYP.
EDGE OF DIRT, TYP.
EDGE OF DIRT, TYP.
THIS LOT OUT OF SCOPE,
REFERENCE ONLY
EDGE OF DIRT, TYP.
EDGE OF DIRT, TYP.
ASPHALT
CENTERLINE OF ROAD
CENTERLINE OF AVENUE
CL OF EXISTING
CONCRETE DRIVEWAY
EXISTING HOUSE TO
REMAIN
EXISTING FENCE
EXISTING 6'-0" ROLLING
GATE TO REMAIN
EXISTING 6'-0"
ORNAMENTAL
IRON FENCE, TYP.
EXISTING 6'-0"
ORNAMENTAL
IRON FENCE, TYP.
EXISTING 6'-0" ORNAMENTAL
IRON FENCE, TO BE
RELOCATED
EXISTING ENTRY,
DELIVERIES ONLY
EXISTING ASPHALT
EXISTING PUBLIC
ENTRY AND EXIT
EXISTING PUBLIC
ENTRY AND EXIT
SETBACK
30'-0" INTERIOR SIDE
FRONT SETBACK
40'-0"
SETBACK
20'-0" STREET SIDE
SETBACK
30'-0" INTERIOR SIDE
R.O.W
40'-0"
R.O.W
40'-0"
R.O.W
40'-0"
R.O.W
40'-0"
EX. STREET LIGHT
EX. EDGE OF
PAVEMENT
R.O.W BY OTHER
25'-0"
EX. SIDEWALK
EX. TANKS
TYP.
18'-0"
DRIVEWAY
28'-2"
EX. SHED
EX. PATIO COVER
EX. FENCE GATE
EX. GRAVEL DIRT &
PLANT STORAGE
AREA
NEW PAVEMENT, ABUT EXISTING
HEIGHT:
15'-0"
18'-0"
NEW LOCATION OF
EXISTING FENCE
DRIVEWAY
44'-7"
TYP.
18'-0"
34'-9"
28'-4"
EX. GRAVEL DIRT &
PLANT STORAGE
AREA
CL
ADA
17'-0"
NEW PARKING
15 PS @ 10'-0" = 150'-0"
CL
NEW PARKING
8 PS @ 10'-0" = 80'-0"
12'-0"
NEW RETENTION
BASIN, SEE CIVIL PLANS
NEW RIPRAP, SEE
CIVIL PLANS
TYP.
10'-0"
TO PROPERTY LINE
341'-8"
EQ EQ
281'-2"
64'-11"
32'-7"
14'-9"
5'-2"
55'-8"
70'-9"
EXISTING 6'-0" CMU BLOCK WALL
EXISTING OVERHEAD LINE TO REMAIN
SAWCUT FOR PAVEMENT
EXISTING GATE TO
REMAIN
EXISTING ASPHALT TO BE DEMOLISHED
EXISTING ONSITE
WASTE SYSTEM
1315
1315
1314
1313
1312
1311
1311
1312
1313
EXISTING WATER METER
SEE CIVIL PLANS FOR
CONTOUR LINES
1315
EXISTING ASPHALT TO BE DEMOLISHED,
SEE CIVIL PLANS FOR EXTENTS
25X25' VISIBILITY
TRIANGLES
EXISTING OVERHEAD
LINE TO REMAIN
63'-7"
73'-11"
USE: NURSERY HOLDING YARD AND GROWING
GROUND SUPPLY FOR NEIGHBORING LOT
PARKING REQUIRED:
PER MARICOPA COUNTY, SECTION 1102
COMMERCIAL SPACE: 3,819 SF / 250 SF =
15 PARKING SPACES, INCLUDING 1 ADA
PARKING PROVIDED: 24 REGURAL SPOTS PLUS
1 ADA = 25 PARKING SPOTS TOTAL
PROJECT DATA
APPLICANT:
MERGE ARCHITECTURAL GROUP
ADRIENNE BRISENO
600 N 4TH STREET, SUITE 112
PHOENIX, AZ 85004
PHONE: 602.635.1581
EMAIL: atn@mergeag.com
OWNER:
JULIE BLAKE
8616 W PINNACLE PEAK RD
PEORIA AZ 85383-1826
ASSESSORS PARCEL NUMBER: 201-15-196
EXISTING ZONING: RU-43
EXISTING USE: RURAL RESIDENTIAL/ NURSERY
PROPOSED USE: RURAL RESIDENTIAL/ NURSERY
REQUEST: SUP FOR MOON VALLEY NURSERIES
PROPERTY ADDRESS:
8616 W PINNACLE PEAK RD
PEORIA AZ 85383-1826
LEGAL DESCRIPTION:
SW4 SW4 SE4 EX S 40F PER DKT/PG 11775/745 & EX
W 40F PER DKT/PG 1343/536 & EX N 322F
PROJECT DESCRIPTION:
THE OWNER INTENDS TO USE THE LOT AS A
NURSERY HOLDING YARD AND GROWING GROUND,
TO SUPPLY THE NURSERY LOCATED EAST.
PROPOSED CONST. TYPE:
NO NEW CONSTRUCTION PROPOSED
LOT SALES PROPOSED:
NO
PROPOSED BLDG HEIGHT:
NO NEW CONSTRUCTION PROPOSED
ALLOWED BLDG HEIGHT: 30'-0"
LOT COVERAGE: ALLOWED - 25%
EXISTING MAIN BLDG INCL OVERHANG: 3,012 SF
SHED: 195 SF
PORCH: 92 SF
PATIO: 262 SF
TANKS: 258 SF
TOTAL COVERAGE AREA: 3,819 SF
TOTAL LOT AREA: 184,777 SF (4.24 ACRES)
COVERAGE: 2.1%
REQ'D YARD SETBACKS:
NORTH (INTERIOR SIDE): 30'
SOUTH (STREET): 20'
EAST (INTERIOR SIDE): 30'
WEST (FRONT): 40'
PROPOSED YARD SETBACKS:
NORTH (INTERIOR SIDE): 30'
SOUTH (STREET): 20'
EAST (INTERIOR SIDE): 30'
WEST (FRONT): 40'
UTILITIES:
WATER: SUNRISE WATER CO
ELECTRIC: APS
POLICE/FIRE: CITY OF PEORIA
SCHOOL DISTRICT: PEORIA UNIFIED #11, PEORIA
UNIFIED SCHOOL DISTRICT
APPLICABLE CODES:
2012 INTERNATIONAL BUILDING CODE
2012 INTERNATIONAL PLUMBING CODE
2012 INTERNATIONAL MECHANICAL CODE
2012 INTERNATIONAL FUEL GAS CODE
2012 INTERNATIONAL GREEN
CONSTRUCTION CODE
2012 INTERNATIONAL ENERGY
CONSERVATION CODE
2012 INTERNATIONAL EXISTING BUILDING CODE
2011 NATIONAL ELECTRIC CODE
W/ ALL THE COUNTY'S CODE AMENDMENTS ADOPTED.
PARKING CALCS
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
A
B
C
D
E
F
G
H
J
K
L
A
B
C
D
E
F
G
H
J
K
L
600 N 4th ST, SUITE 112
PHOENIX ARIZONA 85004
P (602) 635 1581
F (602) 635 1581
cam@mergeAG.com
cdc@mergeAG.com
DATE
SHEET
SHEET TITLE
COPYRIGHT
THIS DRAWING IS AN INSTRUMENT OF SERVICE
ONLY AND IS AND SHALL REMAIN, EXCLUSIVE
PROPERTY OF THE ARCHITECT. NO
REPRODUCTION OR OTHER USE SHALL BE MADE
BY ANY PERSON OR FIRM WITHOUT THE EXPRESS
WRITTEN PERMISSION OF THE ARCHITECT. ANY
UNAUTHORIZED USE SHALL VOID THE
ARCHITECT'S SEAL AND SIGNATURE HEREON AND
NO PROFESSIONAL LIABILITY WILL REMAIN.
PROJECT NO.
REVISION
SEAL
OWNER INFORMATION
PROJECT
W PINNACLE PEAK RD
N 87TH AVE
N 83RD AVE
N 91ST AVE
PROJECT
LOCATION
A001
02.28.23
SITE PLAN
21C-023
MOON VALLEY NURSERIES
8616 W PINNACLE PEAK RD PEORIA 85383
JULIE BLAKE
MOON VALLEY NURSERIES
8616 W PINNACLE PEAK RD PEORIA 85383
1" = 40'-0"
SITE PLAN
1
NUMBER
DESCRIPTION
DATE
1
COUNTY REVISION
02.28.23
40'
80'
160'
0'
N
1
02/28/2023
Z2022019 RCVD 02/28/2023
600 N 4th Street, Suite 112, Phoenix, Arizona 85004 | P (602) 635.1581 | F (602) 635.1581
Title Page
Moon Valley Nurseries
Location: 8616 W PINNACLE PEAK RD PEORIA 85383
Case/tracking number: V202100648, PA2021194
APN: 201-15-196
Vicinity Map:
Z2022019 RCVD 1/26/22
Merge Architectural Group LLC
600 N 4th Street, Suite 112, Phoenix, Arizona 85004 | P (602) 635.1581 | F (602) 635.1581
2
Purpose of Request
The purpose of this request is to obtain a Special Use Permit for Moon Valley Nurseries to
operate as a nursery holding yard and growing ground, to supply nursery next door. The property
located on 8616 W PINNACLE PEAK RD PEORIA 85383.
Description of Proposal
The Special Use Permit will allow the parcel to function as a nursery holding yard and growing
ground, to supply the nursery located East of this site. The eastern lot is maintained also by Moon
Valley Nurseries, and is the lot where people can park and do business. There will be no equipment
running prior to 7am, nor after 6pm. There will be no new construction on the property, and the
existing residence houses five employees which work only during business hours. No new utilities will
be installed, and site won’t be tampered with. No one will use the gate along 87th Avenue, and the gate
along Pinnacle Peak is for deliveries exclusively. There won’t be any signage either.
Relationship to Surrounding Properties
Moon Valley Nurseries has been operating in the area for the past 20 years, and they have a
good relationship with the neighbors, listening to their comments and concerns, and always willing to
work with them to achieve peace and prevent further problems.
The current zone of the parcel is RU-43, which is a Rural zone. The neighbors at the North,
East and South have also RU-43 zoning, on the West they’re all R1-18 which is residential. RU-43 can
be “plant nurseries and greenhouses for the propagation, cultivation and wholesale distribution of
plants”, as stated in the Zoning Ordinance.
The surrounding properties are all residential and ecclesiastical, with a couple of vacant lots:
there’s a church south of the existing nursery, and most of the residences are located farther from the
street along Pinnacle Peak Rd. The area is more rural, with a sparse amount of landscape, and
compacted dirt as turf.
On the northern side of the lot, the residences are separated by CMU walls, and the houses are
also very separated from the lot in question. There are more residences across from 87th Avenue, also
separated a bit from the street, and farther from the lot. There are no sidewalks surrounding the
property, but neither do the residences.
There’s an existing house within the lot which houses the only five employees of the site, and
only work during business hours. The property is enclosed with an iron fence, with the trees and
shrubs surrounding the existing house, and lined up along the fences.
Location and Accessibility
Although this is a commercial use within a rural and residential area, this business fits in its
context because they’re bringing more landscape, beautifying the area with its greenery, just like a
farm with crops. The trees can serve as buffers between the residences and the business, minimizing
Merge Architectural Group LLC
600 N 4th Street, Suite 112, Phoenix, Arizona 85004 | P (602) 635.1581 | F (602) 635.1581
3
the use of heavier construction materials. Just by having more trees, we can bring the vicinity’s much-
needed pollinators, and enrich the site with their benefits.
The nursery is accessible by car only, just like the other businesses and residences in the
vicinity. Because it’s a rural area, the places are farther apart from each other, and it’s car-dependent.
The nursery has ADA parking and has a paved entry, which makes it easier for people to come and
enjoy the business as needed.
Circulation System
The site is intended to be holding and growing grounds, to serve the nursery next door. Clients
will not have access to this site, but if they happen to go in, there aren’t any sidewalks that they can
use to roam throughout the parcel, which would prompt them to go back to the eastern lot. Only
workers will be at the parcel of 201-15-196.
Development Schedule
This project has only one phasing, and it’s obtaining the Special Use Permit to continue using
the lot as a nursery holding yard and growing grounds.
Community Facilities and Services
High School District: Peoria Unified #11
Elementary School District: Peoria Unified School District
Parks: Peoria Sunrise Mountain Preserve, The Meadows at Camino a Lago HOA Park,
Thunderbird Conservation Park
Commercial Plaza: Lake Pleasant Towne Center, Happy Valley Center
Public Utilities and Services
Electricity: Arizona Public Service (APS)
Water: Sunrise Water Co
Sewer: Septic system on property.
Fire/Police: City of Peoria
Merge Architectural Group LLC
600 N 4th Street, Suite 112, Phoenix, Arizona 85004 | P (602) 635.1581 | F (602) 635.1581
4
Other information: aerial map (not to scale)
Sincerely,
Adrienne Briseño
Merge Architectural Group, LLC
Architectural Designer
James Philbin, P.E.
Planning & Development
301 W Jefferson St, Suite 170
Phoenix, Arizona 85003
Phone: (602) 372-4362
www.maricopa.gov/planning
Email address:
James.philbin@maricopa.gov
Maricopa County
Planning & Development Department
Engineering Plan Review
Date:
February 03, 2023
Memo To: Darren Gerard, AICP, Planning Manager, Department of Planning &
Development
Attn:
Daniel Johnson, Planner, Planning & Development Services
From:
James Philbin, P.E., Engineer, Planning & Development Services
cc:
Michael Norris, P.E., Engineering Manager, Planning & Development
Subject:
Z2022019 Special Use Permit for Nursery
APN(s):
201-15-196
Job Site Address: 8616 W Pinnacle Peak Road, Peoria, AZ 85383
PND Engineering plan review (DPR, FCDMC and MCDOT) has reviewed the 3rd
submittal of the Grading and Drainage Plan for the subject application, with a routing
date of January 24, 2023, and has no objections subject to the following comments:
Standard Stipulations
1. Retention basin(s) must drain within 36 hours.
2. Maintain a minimum 25 foot separation between septic facilities and the retention
basins.
3. 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.
4. Traffic statement waiver has been approved by MCDOT (Laxmikanth Narwa) on
03-25-2022.
5. Storage of materials, walls/fence, parking, wells, septic systems and storm water
retention are prohibited in the (future) right-of-way.
6. The subject premises is located within the County’s Urbanized Area. If disturbance
of more than one (1) acre will occur, a Storm Water Pollution Prevention Permit
(SWPPP), issued by the County (PND), will be required prior to issuance of any
building permits required for site development.
Please contact me if you have any questions or require any additional information.
Subdivision, Infrastructure &
Planning Program
1001 N. Central Avenue #150
Phoenix, Arizona 85004
Phone: (602) 506-1058
Fax: (602) 506-5813
TDD 602 506 6704
Maricopa County
Environmental Services Department
Water and Waste Management Division
DATE: February 15, 2022
TO :
Daniel Johnson, Planning & Development Dept.
Planner
FROM: Souren Naradikian, P.E.
Senior Civil Engineer
SUBJECT: SPECIAL USE PERMIT FOR NURSERY. Z2022019
The Maricopa County Environmental Services Department (MCESD) has reviewed
documents received from the Maricopa County Planning and Development Department
for the above referenced project. This project is request for SPECIAL USE PERMIT FOR
NURSERY at APN # 201-15-196. Water will be provided by Sunrise Water Co, ATC
must be approved prior to construction permit approval if applicable. Sewer Septic
system on property. MCESD has concern, NOID must be approved prior to construction
permit approval.(Minor plan review approval)
Based on the above, MCESD raised no objection to this project to the Planning &
Development Department in Accela Automation on February 15, 2022 and the
project may proceed at this time subject to the following stipulations:
Condition: None.
It should be noted that this document does not approve the referenced project.
Comments are provided only as advisory to Maricopa County Planning and
Development Department to assist staff to prepare a staff report. Other Maricopa
County agencies may have additional requirements. Final review and approval will be
made through Planning and Development Department procedures. Applicant may
need to submit separate applications to the Maricopa County Environmental Services
Department for approval of proposed facilities regulated by the Department. Review
of any such application will be based on regulations in force at the time of
application.
1
Adrienne Teran
From:
Juan T <taphxaz@gmail.com>
Sent:
Thursday, September 29, 2022 2:46 PM
To:
Adrienne Teran
Subject:
8616 W. Pinnacle Peak RD Peoria 85383
Good afternoon Adrienne Briseno,
I received your letter informing us that Moon Valley is seeking a special use permit for this lot, thank you.
Although I appreciate that you reached out to us about the special use permit, this letter is at least three years too late.
Moon Valley Nurseries has been allowed to move into the lot and do whatever they wanted with no concern with the
adjacent neighbors nor the RU-43 Zoning Regulation AT ALL. It is obvious that Mrs. Blake knew, back in March of 2018,
what she was going to do with the lot and here we are in 2022 and she is now reaching out to her neighbors?
Moon Valley has been The Bully next door for years. I have talked to Management on several occasions, in person, via
email and letter and nothing really changed. They have had no regard for their neighbors. They have been a nightmare,
so much so that we have had to call the Sheriff at least on two occasions because of extremely loud music after 10:00
PM. We have had to contact flood control because of all of the grading they were doing, we were concerned about our
lots since all four lots north of them flow into their lot, then we found out they were doing it without a permit. We have
had to report them to the Arizona Environmental department for dust violations many times (I believe 8 times, I will
have to look through the file.) We have had to file Zone Violation complaints with the Maricopa County Code
Compliance office an unreal amount of times (Again, I will have to look at the file) but Officer Duncan has records of the
complaints.
Both my wife and I work from home have been dealing with years of harassment that included running their
tractor/loaders starting sometimes at 4:50 AM, Yelling all of the time, having their delivery semi trucks driving
through our neighborhood to unload on our streets (87th Ave), Running Gas blowers non-stop for 8 hours, having their
phone ring over the P.A, system (like a 1980 car dealership), Backup alarms on everything they have (this is the most
ANNOYING NOISE IN THE WORLD, specially when you are on the phone with a customer), employees looking over our
block fence, throwing beer bottles/water bottles into our yard and to top it all off, I caught three different employees
following me home to see where I lived, are they trying to intimidate or harass us? It has been such a nightmare that I
have had to install security cameras on my house and my shop, I also had to retain legal counsel.
I have over 150 sound files, emails, pictures and videos.
One day, out of severe frustration and anger, I was searching online for something to help me with this problem and I
found a copy of the Special use permit they have for the other lot. In that permit it explains exactly what my
neighborhood and Moon Valley had agreed to. Surprise! Moon Valley was violating almost everything in the agreement.
I once again contacted Maricopa County Code compliance, now more upset than ever since now I'm blaming them for
not taking action on Moon Valley for years, that finally Officer Duncan did something about it. Officer Duncan has talked
to the #2 in the company (he did not disclose his name) and he apologized for what has been going on and said that it
will not happen again. A few days after that, Moon Valley's Manager was opening the facility before 7:30 AM in Violation
to the Special Use Permit.
Here are our Requirements for supporting the Special use permit:
1) No Change to the 7:30 AM to 5:30 PM Operating Hours unless it's to move it to 8:00AM
2) No Backup Alarms of any kind at any time. OSHA requires alarms when the operator cannot see behind them AND
they don't have a spotter. (Find a spotter if they cannot see behind them.)
2
3) To prevent employees from looking over our wall and to cut down on the noise we would like to suggest adding one
or two rows of blocks to the block wall that separates us.
4) We need to have a way to communicate with upper management when violations occur. Writing email, sending
letters and talking to "Local" management takes Way too long and has not been effective, that's why we have had to
reach out to the county agencies for help.
For example, as of this week, the Back-up Alarms have started again. Who do I contact today?
Please let me know if you have any questions,
Sincerely,
Juan Toledo
8645 W. Camino De Oro
Peoria, AZ 85383
1
Daniel Johnson (PND)
From:
Linda Patterson <paullindapatterson@hotmail.com>
Sent:
Sunday, February 5, 2023 5:36 PM
To:
Daniel Johnson (PND)
Subject:
IN REGARDS TO COUNTY ISLAND / CASE#Z2022019
Attachments:
20230203_143821.jpg; 20230203_143937.jpg; 20230203_144001.jpg; 20230203_143946.jpg;
20230203_144336.jpg
Follow Up Flag:
Follow up
Flag Status:
Flagged
Dear Mr. Johnson,
I appreciate you calling me back last week. As you know I have lived in the county
island located in North Peoria for almost 40 years. Several years ago, a little old man asked a
few neighbors if they cared if he sold a few plants from his property. A few years later Moon
Valley moves in.
As the Moon Valley Nursery has located their business on what I believe to be
residential property RU‐43, may I suggest a natural vegetation barrier be planted around the
existing metal fence located along pinnacle peak and 87th Avenue? Moon Valley could be a
good neighbor and use this type of vegetation on the back side of their business as well and fix
the dilapidated fencing.
All that aside, what really bothers me most is all the water waste. I understand they
have their own private well. With that said, they appear to have no regard for wasting the
water. Often water is running down the street and I stop and tell them about it.
In conclusion I can only say that I guess it was Moon Valley’s thought possibly that it was
better to ask for forgiveness than permission when placing the nursery where it is. I have
attached a few pictures as further proof of the water running out on the side of the
street. Please let me know if you recieve this email and the attached pictures.
Thank you,
Linda Patterson
602 319 7567
1
Daniel Johnson (PND)
From:
CONNIE HUMME <distinctiverealty@cox.net>
Sent:
Wednesday, April 12, 2023 7:58 AM
To:
Daniel Johnson (PND)
Subject:
Letter of opposition S.U.P. Z2022019
Hello,
I am 1/2 owner of the 8550 W Pinnacle Peak Rd.
At this time, I am in opposition to this S.U.P. Z2022019. APN: 201‐15‐196. Address: 8616 W Pinnacle Peak Rd.
At no time have I ever authorized anyone to remove the block wall or any portion of the block wall that divides 8550 W
Pinnacle Peak Rd and 8616 W Pinnacle Peak Rd.
I have never granted or authorized Julie Blake, owner of record of 8616 W Pinnacle Peak Rd, to have ingress/egress to
8515 W Pinnacle Peak Rd through the missing block wall area.
I also never have received any notice in the mail. My mailing address for the 1/2 ownership of 8550 W Pinnacle Peak Rd
is:
8515 W Planada Ln, Peoria, AZ 85383
I appreciate your time.
Connie Humme