Z2020052 BOS REPORT.PDF

Report to the Board of Supervisors
Prepared by the Maricopa County Planning and Development Department
Board Hearing Date: March 10, 2021
Case #/Title: Z2020052 – Bailey Wedding Venue
Supervisor District: 4
Applicant/Owners: Alan Beaudoin, Norris Design / Susan & Brent Bailey
Request: Special Use Permit (SUP) for new wedding venue in the
Rural-43 zoning district
Site Location: Generally located approximately 700 ft. southeast of the SEC
of White Wing Rd. and 159th Ave., in the Surprise area
Site Size: Approximately 2.6 acres
County Island Status: Yes, Surprise / Peoria
Additional
Comments: There were several concerns expressed by reviewing
agencies, and the concerns of one of those agencies remain
outstanding, although addressed by condition of approval
‘e’, as discussed below.
Staff received a neutral comment letter from Mr. Robert
Kuhfuss, Current Planning Supervisor, City of Surprise, dated
August 17, 2020, which made several requests but did not
express support or opposition to the proposal. The applicant
provided a letter of responses to the City of Surprise
comments, dated September 23, 2020. Staff attempted to
contact Mr. Kuhfuss several times via telephone and email,
from September 3, 2020 to December 2, 2020 to verify the City
of Surprise’s position on the proposal, but there was no
response to these inquiries. Because there was no response,
staff assumes the City of Surprise’s concerns have been
addressed.
Staff received several emails and two comment letters of
concern from Eric Kriwer, Deputy Chief/Fire Marshal,
Community Risk Management Division, Arizona Fire and
Medical Authority (AFMA), all dating from January and
February 2021. The AFMA is concerned about access/egress,
water supply, low water crossing to the west (on White Wing
Rd.), and occupancy (assembly). The AFMA had previously
commented, in a “will serve” letter dated June 15, 2020, that
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the subject property is in the boundaries of the AFMA and that
“the Authority [AFMA] will respond to any emergency at that
location.” Further project analysis by the AFMA resulted in the
revised comment letters of January 25, 2021 and
February 3, 2021, and related emails. Staff responded to the
AFMA’s current concerns with condition of approval ‘e,’
which requires a new “will serve” letter for fire and emergency
services to be submitted in association with any future
building permit associated with the proposed wedding venue
Staff has received two public support comments and three
public opposition comments. The public support comments
are brief and express support for the SUP, but no further
elaboration. The three public opposition comments are from
Ms. & Mr. Lebhart, who own the vacant, neighboring property
to the south of the subject property, which is in City of Surprise.
The Lebharts’ state that they purchased their property in 2001
because it is remote, with excellent views and the benefits of
relative isolation, but with good freeway access. The
Lebharts’ are concerned that the privacy and value of their
property will be diminished with increased traffic on White
Wing Road, and potential noise, light, drainage and other
quality of life issues associated with the proposed wedding
venue.
A City of Surprise Residential Ranch (RR) designated property
lies to the south and Rural-43 zoned properties lie to the north,
east and west of the subject property. The only structure
within approximately ¾ mile of the property is a residence
located approximately 450 ft. to the west, on a Rural-43 zoned
property. The subject Rural-43 designated property comprises
an existing residence and 3 accessory buildings.
The proposed wedding venue is anticipated to operate from
September through May, annually. Events will not begin
before 8:00 a.m. and will end by 10:30 p.m. with typical
attendance of 80 – 125 guests with a maximum of 150 guests.
The site is anticipated to be developed in two or more phases:
Initially, the existing residence, well water and existing
bathroom facilities are not intended to be used for the events
(except that catering services may use the existing
residence). The events will be run by the property owners and
all outside vendors, such as catering, will be licensed and
bonded and will provide their own staff, equipment and
supplies including all drinking water. Rented/leased mobile,
ADA accessible bathroom facilities will be used until later
development provides permanent restroom facilities.
Access to the property is provided by 163rd Avenue and a
southern extension of White Wing Road, which is an
ingress/egress easement that extends approximately ¾ mile
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east from 163rd Avenue to the subject property. White Wing
Road runs through several properties, including Bureau of
Reclamation, Arizona State Land Department, and four,
privately owned properties. The access road is unpaved and
crosses several significant washes. The applicant proposes to
pave White Wing Road, and make other improvements under
phase 1 development, with asphalt millings from 163rd
Avenue to the subject property to address concerns from
County Engineering, the City of Surprise, and the AFMA.
The SUP request includes several proposed modifications of
the base Rural-43 zoning district development standards
including reduction of the front yard setback for a
freestanding sign, which will be entirely within the front yard,
and a proposed pedestrian bridge and an event barn, both
of which will lie partially in the front yard. The Rural-43 zone
does not allow freestanding signs; however, the proposed
freestanding sign complies with the commercial signage
regulations of MCZO Arts. 1403.1.1 and 1403.2.3. The Rural-43
zone does not provide for commercial uses, including
commercial screening standards. The proposed wedding
venue is a commercial use similar in intensity to at least the C-
1 zone, which requires 6 ft. tall, solid walls at rear and side
boundaries to screen adjacent rural or residentially zoned
properties (MCZO Art. 802.9.2). Instead, the current proposal
includes landscaping along the north, west and south
property boundaries, and a combination of landscaping and
fencing along the east property boundary. 25 ft. Sight Visibility
Triangles (SVTs) would be required for a commercial use on
the north and south sides of the driveway, at the southwest
corner of the subject property, and on the north and south
sides of White Wing Road, at its intersection with 163rd Avenue
(MCZO Arts. 1111.4.2 and 1111.4.3); however, the applicant
has requested to waive all SVTs.
The proposed wedding venue is allowed in the Rural-43 zone
as a Special Use, per MCZO Art. 1301.1.11. and the proposed
use, including the property screening, access route paving,
and stated limitations on the number of events (seasonal and
daily hours of operation), appears appropriate for the
surrounding development and land use patterns. The
requested deviations of development standards do not
appear to impose undue aesthetic, quality of life, or
safety-related issues on neighboring properties or the fronting
roadways and appear appropriate to provide for the
proposed use.
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Commission
Recommendation: On 2/11/21, the Commission voted 9-0 to recommend
approval of Z2020052 subject to conditions ‘a’ – ‘i’:
a. Development of the site shall be in substantial conformance with the Site Plan
entitled “Bailey Wedding Venue“, consisting of 1 full-size sheet, dated December
16, 2020 and stamped received December 17, 2020, except as modified by the
following conditions.
b. Development of the site shall be in substantial conformance with the Narrative
Report entitled “Bailey Wedding Venue”, consisting of 30 pages, dated
November 6, 2020, and stamped received November 6, 2020, except as modified
by the following conditions.
c. The following Planning Engineering conditions shall apply:
1. Retention basins within the parking lot must go according to the Maricopa
County Drainage Policies and Standards Manual Standard 6.10.7. The
requirements for the retention in the parking lot are:
a. Maximum depth is 1-ft
b. Parking lot retention areas shall not be adjacent to buildings and not
be sited in travel lanes.
c. No more than 25% of the parking lot area may be used for
stormwater storage.
d. The minimum longitudinal slope permitted within parking lot storage
facilities is 0.005 ft/ft, unless concrete valley gutters are provided.
2. At the time of the Building permit, the Engineered Grading and Drainage
Plans will need to address the Erosion Setback/Protection. Identify the limits
of 100-year inundation (floodplain limits). The erosion setback is measured
from that limit or top of bank, whichever is more conservative. For more
information on Erosion Setback see link:
https://new.azwater.gov/sites/default/files/SS5-
96SystemSedimentBalance.pdf
3. At the time of the Building permit, the calculations to show the pedestrian
bridge can cross the Paddelford Wash without inundating the buildings in
the area.
4. At the time of the Building permit, the maximum retention basin side slope
is 4:1.
5. Drainage review of planning and/or zoning cases is for conceptual design
only and does not represent final design approval nor shall it entitle
applicants to future designs that are not in conformance with Section 1205
of the Maricopa County Zoning Ordinance and the Maricopa County
Drainage Policies and Standards.
6. All development and engineering design shall be in conformance with
Section 1205 of the Maricopa County Zoning Ordinance and current
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engineering policies, standards and best practices at the time of
application for construction.
7. The applicant should be aware that there is a FEMA Zone AE Floodplain on
the property. The wash is Paddelford Wash Split 5 from the Padelford Wash
Flood Delineation Study (Contract #99-12). For more information regarding
the floodplain in the area, contact Jennifer Lynch of the District at (602)
506-3320. Identify the limits of the floodplain on the G&D's. The applicant
should be aware that a Flood Control Permit will be required at the time of
the Building Permit.
8. The Proposed Event Barn has part of the structure in the floodplain. The
structure must go according to the Floodplain Regulations of Maricopa
County. See link:
https://www.maricopa.gov/DocumentCenter/View/630/Floodplain-Regulations-
for-Maricopa-County-PDF?bidId=
At the time of the Building Permit a Flood Control Permit will be processed
with the Building Permit. The building will need to go according to the
Floodplain Regulations. Prior to finalizing the Building Permit Inspections, an
Elevation Certificate in the FEMA format will need to be submitted,
reviewed, and approved.
d. The following Maricopa County Environmental Services Department (MCESD)
condition shall apply:
1. Public water system and new NOID must be obtained prior to any
construction permit approval if applicable.
e. Prior to approval of any building permit associated with the proposed wedding
venue, a new “will serve” letter will be obtained to substantiate the availability of
fire and emergency services.
f. This special use permit shall expire on March 10, 2041, or upon termination of the
use for a period of 180 or more days, whichever occurs first. All site improvements
associated with the special use permit shall be removed within 180 days of such
expiration or termination of use.
g. Prior to occupying the existing residence or any portion thereof for any use
associated with the Special Use Permit, the applicant 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.
h. 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.
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
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with any condition, and at the time of expiration of the Special Use Permit, the
Special Use Permit shall be revoked. 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: Sean Watkins, Planner
Reviewed by: Darren Gerard, AICP, Planning Manager
Attachments: 2/11/21 P&Z Packet (65 pages)
Arizona Fire & Medical Authority comments (9 pages)
Lebhart Opposition from PZ Hearing (1 page)
Note: 2/11/21 Draft P&Z Minutes are not available as of the writing of this report, but can
be provided upon request later when available.
March 10, 2021
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Report to the Planning and Zoning Commission
Prepared by the Maricopa County Planning and Development Department
Case: Z2020052 – Bailey Wedding Venue
Hearing Date: February 11, 2021 (Continued from January 28, 2021)
Supervisor District: 4
* Denotes changes from the January 28, 2021 Commission staff report.
Applicant: Alan Beaudoin, Norris Design
Owners: Susan and Brent Bailey
Request: Special Use Permit (SUP) for new wedding venue in the Rural-43
zoning district
Site Location: Generally located approximately 700 ft. southeast of the SEC of
White Wing Rd. and 159th Ave., in the Surprise area
Site Size: Approx. 2.6 acres
Density: N/A
County Island: Yes, Surprise / Peoria
County Plan: White Tanks / Grand Avenue – List Land Use (0-1 d.u./ac)
Municipal Plan: City of Surprise – Neighborhood (Rural, Suburban, Urban)
Municipal Comment: City of Surprise – neutral comment with concerns
* Arizona Fire and Medical Authority - comments with concerns
Opposition: * 2 opposition comments
Support: * 2 support comments
Recommendation: Approve with conditions
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Project Summary:
1. * The applicant, Alan Beaudoin of Norris Design on behalf of the property owners, Susan
and Brent Bailey, request a Special Use Permit (SUP) for a new wedding venue on an
approximately 2.6-acre property in the Rural-43 zoning district. The subject property is
APN: 503-52-003J located at 31241 N. 159th Avenue, in the Surprise area, approximately
700 ft. southeast of the SEC of White Wing Road and 159th Avenue (subject property).
According to recent aerial photography, the subject property comprises an existing
residence and three accessory buildings, one of which will be removed as part of the
proposed development. The SUP includes a new 25 ft. x 75 ft. accessory building (i.e.
event barn with terrace), 45 ft. x 8 ft. pedestrian bridge, a free-standing sign, parking
area, outdoor lighting, fences, curbs and landscaping. The total proposed lot coverage
is approximately 7,577 sq. ft or 7% of the total property area where up to 25% lot coverage
is allowed (MCZO Art. 503.5.4). Requests for several waivers to base Rural-43 development
standards and other provisions of the MCZO are included in this SUP, as described below.
2. According to County records, the current parcel was created on August 1, 2001 as one
of two parcels split from a parent parcel. The existing single-family residence (SFR) and
30.4 ft. x 39 ft. detached garage were built in 2005 under County building permits
B20040588 and B200405989 (respectively). Aerial photographs show the construction of
the SFR and detached garage between 2004 and 2006 with construction of the other
two existing accessory buildings occurring between 2007 and 2008. According to the
current deed, the current owners purchased the property on April 23, 2020. The current
SUP request was submitted to Planning and Development on June 19, 2020 and a virtual
Technical Advisory Committee (TAC) Meeting was held on July 21, 2020. Staff research
found no outstanding fees owed and no existing Code violations on the subject property.
3. A 15 ft. wide public utility easement (PUE) and overlapping 10 ft. wide ingress/egress
easement runs east/west along the south property line. The location of the ingress/egress
easement makes the south the front of the property, and accordingly, the north the rear
and the east and west interior sides. The 40-ft. Front setback extends north from the north
edge of the 10 ft. wide ingress/egress easement, while the 40-ft. rear and 30-ft. interior
sides extend from the property lines (MCZO Art. 503.4).
4. The proposal includes three new structures within, or partially within, the required 40-ft.
front yard setback: The freestanding sign would be entirely within the front setback, at
the north edge of the 10-ft. wide ingress/egress easement, which is not permitted per
MCZO Art. 1402.1.1. but the location is included in the proposed SUP standards. The
proposed pedestrian bridge would lie approximately 27.4 ft. north of the 10-ft. wide
ingress/egress easement and the proposed event barn would lie approximately 36.2 ft.
north of the 10-ft. wide ingress/egress easement. The resulting, total proposed coverage
of the front yard is approximately 187 sq. ft. or 1% of the front yard area where no above
ground buildings (0% coverage) are allowed (MCZO Chapter 2 “Yard, Front” and
Art.1106.2). The Rural-43 zone does not allow freestanding signs for residential uses or
commercial uses such as the proposed wedding venue (MCZO Sec. 1402). While the
proposed freestanding sign does not comply with several of the development standards
applicable to signs in the Rural-43 zone, it does comply with the commercial signage
regulations of MCZO Arts. 1403.1.1 and 1403.2.3. The Rural-43 zone does not provide for
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commercial uses, including commercial screening standards. The proposed wedding
venue is a commercial use similar in intensity to at least the C-O zone, which requires 6 ft.
tall, solid walls and suitable planting at rear and side property boundaries to screen
adjacent rural or residentially zoned properties (MCZO Art. 802.9.2). The current proposal
includes landscaping along the north, west and south property boundaries, and a
combination of landscaping and fencing along the east property boundary to provide
screening of the adjacent rural and residentially zoned properties. 25 ft. Sight Visibility
Triangles (SVTs) would be required for a commercial use and would be applicable on the
north and south sides of the driveway, at the southwest corner of the subject property,
and on the north and south sides of White Wing Road, on the east side of 163rd Avenue
(MCZO Arts. 1111.4.2 and 1111.4.3); however, the applicant has requested to waive all
SVTs.
5. The following table is included to illustrate and contrast the applicable development
standards of the Rural-43 and other provisions of the MCZO with those proposed for the
project (Note: changes to base standards are indicated in bold).
Standard Base Standards Proposed Standards
Front Yard Setback 40’ 27’ (Buildings)
Rear Yard Setback 40’ 40’
Side Yard Setback 30’ 30’
Street-Side Setback 20’ 20’
Sight Visibility Triangle* 25’ None Provided
Maximum Lot 25% 25%
Coverage
Freestanding Signs** 1. Permitted for Apartments, Churches, 1. Provided for Private
Schools, Care Facilities and Public Event Facility
Facilities 2. 6’ tall
2. 8’ Maximum Height 3. 72 sq. ft. Maximum
3. 24 Sq. Ft. Maximum Sign Area Sign Area
4. Sign Shall Not Project Into Required 4. Located in Front Yard
Yard
Screening^ Screening Strategic Landscaping at
North, West and South to
Provide Screening Effect
*MCZO 1111.4.2 and 1111.4.3
**MCZO 1402.1, 1402.2 and 1402.5
^MCZO 802.9.2
6. The proposed wedding venue is anticipated to operate from September through May,
annually. Events will not begin before 8:00 a.m. and will end by 10:30 p.m. with typical
event attendance of 80 – 125 guests with a maximum of 150 guests. No live music will be
used for events and any amplified music will be directed away from surrounding
properties. Development of the project is anticipated to occur in two phases: the majority
of the proposed development would occur under the first phase with several subsequent
improvements anticipated under a second phase of development. A private well and
on-site septic system currently serve the property and will remain; however, the well and
septic system (and existing bathrooms) will not be used by guests under phase 1
development. Rather, catering services will provide drinking water and rented/leased
mobile, ADA-accessible bathroom facilities will be used until later development provides
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permanent restroom facilities in association with second phase improvements of the
existing septic system.
7. Access to the property is provided by 163rd Avenue and a southern extension of White
Wing Road, which is an ingress/egress easement that extends approximately ¾ mile east
from 163rd Avenue to the subject property. White Wing Road runs southwest to northeast
on several properties, including Bureau of Reclamation (503-52-004B), Arizona State Land
Department (503-52-004C), and four, privately owned properties. The access road is
unpaved and crosses several significant washes. The applicant proposes to pave White
Wing Road under phase 1 development with asphalt millings from 163rd Avenue to the
subject property to address concerns from County Engineering and the City of Surprise.
2020 Aerial Photograph of Subject Property
Rural-43 Zoning and Adjacent Jurisdiction (City of Surprise)
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Excerpt of Current SUP / Site Plan
(North is to the Left)
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Proposed Property Access
(“Southern” White Wind Road)
Existing On-Site and Adjacent Zoning / Land Use:
8. On-site: Rural-43 / Single-Family Residential
North: Rural-43 / Vacant
South: Residential Ranch (RR) (City of Surprise) / Vacant
East: Rural-43 / Vacant
West: Rural-43 / Vacant
Utilities and Services:
9. Water: Private Well (catered water for all guests/events)
Wastewater: On-site Septic (ADA-Accessible, mobile restrooms for all
guests/events)
School District: N/A (unorganized)
Fire: Arizona Fire & Medical Authority
Police: Maricopa County Sheriff’s Office
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Right-of-Way:
10. 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 Half-width Existing R/W Half-width Proposed R/W Future
Name Classification
163rd Ave. 0-ft 100-ft Parkway
Dixileta Dr. 0-ft 55-ft Local
Adopted Plans:
11. White Tank / Grand Avenue (adopted December 6, 2000): The Area Plan designates the
subject property for Rural Densities (0-1 d.u./ac.).
12. City of Surprise, General Plan 2035 (adopted December 19, 2015): The General Plan
designates the subject property for Neighborhood, Rural, Suburban, Urban
(0-8+ d.u./ac.).
Public Participation Summary:
13. The applicant complied with the Maricopa County Citizen Review Process with the
required posting of the site and notification by first class mail to adjacent property owners
within 300' of the subject property and interested parties.
14. To date, Staff has received two opposition comments from Ms. and Mr. Lebhart, who own
the vacant, neighboring property to the south of the subject property. The applicant and
property owners held a virtual meeting with Ms. and Mr. Lebhart on August 4, 2020 and a
follow-up meeting of the same parties occurred August 12, 2020. The meetings were to
discuss the Lebharts’ concerns about the proposed wedding venue, which were
conveyed to staff in an opposition comment email, dated August 22, 2020. Staff emailed
the Lebharts on December 2, 2020 to determine if their opinion had changed. Staff
received a response email from the Lebharts on December 9, 2020 stating that their
comments of August 22, 2020, and their opposition to the proposed wedding venue, still
stand. The Lebharts’ second opposition comment is dated January 27, 2021 and it
reiterates many of the concerns expressed in the Lebharts’ original comment. These
comments are part of the project record. The Lebharts’ state that they purchased their
property in 2001 because it is remote, with excellent views and the benefits of relative
isolation, but with good freeway access. The Lebharts’ are concerned that the privacy
and value of their property will be diminished with increased traffic on White Wing Road,
and potential noise, light, drainage and other quality of life issues associated with the
proposed wedding venue.
Outstanding Concerns from Reviewing Agencies:
15. Staff received a neutral comment letter from Mr. Robert Kuhfuss, Current Planning
Supervisor, City of Surprise, dated August 17, 2020, which made several requests but did
not express support or opposition to the proposal. The applicant provided a letter of
responses to the City of Surprise comments, dated September 23, 2020, which has been
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made part of the project record. Staff attempted to contact Mr. Kuhfuss several times via
telephone and email, from September 3, 2020 to December 2, 2020 to verify the City of
Surprises’ position on the proposal, but there was no response to these inquiries. Because
there was no response, staff assumes the City of Surprises’ concerns have been
addressed.
16. * Staff received an email comment of concerns from Eric Kriwer, Deputy Chief/Fire Marshal,
Community Risk Management Division, Arizona Fire and Medical Authority (AFMA), dated
January 20, 2021. The email expresses concerns about access, water supply, low water
crossing to the west, and occupancy (assembly) and requests more detail regarding
occupancy requests specifically. Mr. Kriwer previously commented that the subject
property is in the boundaries of the AFMA and that “The Authority [AFMA] will respond to
any emergency at that location” in a “will serve” letter dated June 15, 2020 (attached
to the project narrative). Staff received a comment letter from the AFMA dated
January 25, 2021 identifying concerns about fire equipment access to the site, including
the need to improve low water crossings on the access road and occupancy issues
regarding the potential use of the existing residence for event related activities. Staff
received an email comment, dated January 27, 2021, describing a meeting between
the property owner and AFMA to discuss the issues described above in an attempt to
find resolution; however, the AFMA concerns described in the January 25, 2021 AFMA
letter remain unresolved.
Staff Analysis:
17. The proposed wedding venue is allowed in the Rural-43 zone as a Special Use, per
MCZO Art. 1301.1.11. and the proposed use, including the property screening, access
route paving, and stated limitations on the number of events (seasonal and daily hours
of operation), appears appropriate for the surrounding development and land use
patterns. There is a City of Surprise Residential Ranch (RR) designated property to the
south and an existing, apparent residential use approximately 450 ft. to the west of the
subject property on a Rural-43 zoned property, with Rural-43 zoned properties to the north
east and west of the subject property (although the property to the east is owned by the
Bureau of Reclamation). The SUP process provides for the requested modifications of the
Rural-43 development standards, subject to Planning and Zoning Commission
recommendation and Board of Supervisors approval (MCZO Art. 1301.5). The requested
deviations of development standards do not appear to impose undue aesthetic, quality
of life, or safety-related issues on neighboring properties or the fronting roadways and
appear appropriate to provide for the proposed use.
18. * As noted above, a “will serve” letter was issued by the AFMA on June 15, 2020, but
subsequent AFMA review of the project has raised several concerns as discussed in the
AFMA comment letter of January 25, 2021 and follow-up email of January 27, 2021. It
appears the AFMA concerns described in the January 2021 email and letter supersede
the June 15, 2020 “will serve” letter. In Staff’s opinion most of AFMA’s concerns can be
addressed by off-site modification of the access road and minor additions to the current
site plan. Accordingly, Staff recommends approval of the current SUP with a condition of
approval requiring that a new “will serve” letter must be obtained prior to building permit
approval in order to assure that the AFMA’s concerns will be resolved before operation
of the proposed wedding venue may commence.
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Recommendation:
19. For the reasons outlined in this report, staff recommends the Commission motion for
Approval, subject to conditions ‘a’ – ‘i’.
a. Development of the site shall be in substantial conformance with the Site Plan
entitled “Bailey Wedding Venue“, consisting of 1 full-size sheet, dated December
16, 2020 and stamped received December 17, 2020, except as modified by the
following conditions.
b. Development of the site shall be in substantial conformance with the Narrative
Report entitled “Bailey Wedding Venue”, consisting of 30 pages, dated
November 6, 2020, and stamped received November 6, 2020, except as modified
by the following conditions.
c. The following Planning Engineering conditions shall apply:
1. Retention basins within the parking lot must go according to the Maricopa County
Drainage Policies and Standards Manual Standard 6.10.7. The requirements for
the retention in the parking lot are:
a. Maximum depth is 1-ft
b. Parking lot retention areas shall not be adjacent to buildings and not be
sited in travel lanes.
c. No more than 25% of the parking lot area may be used for stormwater
storage.
d. The minimum longitudinal slope permitted within parking lot storage
facilities is 0.005 ft/ft, unless concrete valley gutters are provided.
2. At the time of the Building permit, the Engineered Grading and Drainage Plans will
need to address the Erosion Setback/Protection. Identify the limits of 100-year
inundation (floodplain limits). The erosion setback is measured from that limit or
top of bank, whichever is more conservative. For more information on Erosion
Setback see link:
https://new.azwater.gov/sites/default/files/SS5-96SystemSedimentBalance.pdf
3. At the time of the Building permit, the calculations to show the pedestrian bridge
can cross the Paddelford Wash without inundating the buildings in the area.
4. At the time of the Building permit, the maximum retention basin side slope is 4:1.
5. Drainage review of planning and/or zoning cases is for conceptual design only
and does not represent final design approval nor shall it entitle applicants to future
designs that are not in conformance with Section 1205 of the Maricopa County
Zoning Ordinance and the Maricopa County Drainage Policies and Standards.
6. All development and engineering design shall be in conformance with Section
1205 of the Maricopa County Zoning Ordinance and current engineering policies,
standards and best practices at the time of application for construction.
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7. The applicant should be aware that there is a FEMA Zone AE Floodplain on the
property. The wash is Paddelford Wash Split 5 from the Padelford Wash Flood
Delineation Study (Contract #99-12). For more information regarding the
floodplain in the area, contact Jennifer Lynch of the District at (602) 506-3320.
Identify the limits of the floodplain on the G&D's. The applicant should be aware
that a Flood Control Permit will be required at the time of the Building Permit.
8. The Proposed Event Barn has part of the structure in the floodplain. The structure
must go according to the Floodplain Regulations of Maricopa County. See link:
https://www.maricopa.gov/DocumentCenter/View/630/Floodplain-Regulations-
for-Maricopa-County-PDF?bidId=
At the time of the Building Permit a Flood Control Permit will be processed with the
Building Permit. The building will need to go according to the Floodplain
Regulations. Prior to finalizing the Building Permit Inspections, an Elevation
Certificate in the FEMA format will need to be submitted, reviewed, and
approved.
d. The following Maricopa County Environmental Services Department (MCESD)
condition shall apply:
1. Public water system and new NOID must be obtained prior to any construction
permit approval if applicable.
e. * Prior to approval of any building permit associated with the proposed wedding
venue, a new “will serve” letter will be obtained to substantiate the availability of
fire and emergency services.
f. * This special use permit shall expire on March 10, 2041, or upon termination of the
use for a period of 180 or more days, whichever occurs first. All site improvements
associated with the special use permit shall be removed within 180 days of such
expiration or termination of use.
g. Prior to occupying the existing residence or any portion thereof for any use
associated with the Special Use Permit, the applicant 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.
h. 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.
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
Special Use Permit shall be revoked. It is, therefore, stipulated and agreed that
either revocation due to the failure to comply with any conditions, or the
Z2020052
Page 10 of 11

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: Sean Watkins, Planner
Reviewed by: Darren V. Gérard, AICP, Planning Services Manager
Attachments: Case Map (1 page)
Site Plan (reduced 8.5”x11”, 1 page)
Narrative Report (30 pages)
MCENG comments (2 pages)
MCESD comments (1 page)
City of Surprise comments (3 pages)
Responses to City of Surprise comments (1 page)
*Support Comments (4 pages)
*Opposition comments (5 pages)
*Arizona Fire & Medical Authority Comments (6 pages)
Z2020052
Page 11 of 11

MARICOPA COUNTY
Application Name: Bailey Wedding Venue
Legal Description
T05N R01W 019, T5N R01W 19
Applicant Applicant Phone/Email
NORRIS DESIGN for BEAUDOIN 602.254.9600 ABEAUDOIN@NORRIS-DESIGN.COM Z2020052
Case Address Parcel Primary: 503-52-003J
31241 N 159TH Ave
PEORIA AZ 85383
Generated August 5, 2020 09:05 AM Gross Acres: 3 approx. Map scale 1:1,322
Supervisor District No. 4
SPECIAL USE PERMIT TO ALLOW USAGE OF A RURAL RESIDENTIAL PARCEL FOR A
WEDDING/PUBLIC EVENTS VENUE
Maricopa County Planning & Development - Phoenix, AZ /



Purpose of Request
The purpose of this request is to obtain a Special Use Permit (SUP) to allow the usage of a currently rural residential
parcel as a wedding and/or events venue. The current zoning of the property (Rural-43) will remain.
Description of Proposal
Proposed Uses
The project proposes the usage of the 2.55-acre parcel as a primarily outdoor wedding and/or events venue. See
Exhibits 1-3 for an orientation of the project site and vicinity.
Project Improvements Summary
The project will include an outdoor ceremony space to the east of the existing dwelling and an outdoor reception
space to the southeast of the existing dwelling. A new structure, approximately 1,900 square feet in size, is proposed
in the reception space to provide shelter and shade for guests. Initially this structure will be open on all sides but may
be enclosed as future phases and funding allows. The existing dwelling and garage will remain. The dwelling is not
intended for event use but may be used by event catering services.
Additional improvements will include a stabilized decomposed granite parking lot area, pedestrian circulation paths, a
pedestrian bridge across the wash to connect the parking lot to the reception area, and landscaping/hardscaping
and/or other aesthetic improvements. Natural desert landscaping will be retained and enhanced wherever possible
throughout the site.
To the greatest extent possible, existing site grades will not be modified. Where parking is proposed, the site will be
cleared and prepared for stabilized decomposed granite (DG) surfacing. DG will better suit the desert landscape
atmosphere and not interrupt the topography, natural desert, and overall feel of the venue. In addition to the DG, the
entire parking lot will be covered with an emulsifier, "Gorilla-Snot," produced by a local company to help with dust
control. Gorilla-Snot is comprised of long, nanoparticle molecular structures that link and cross-link together to form
strong bonds between particulates, soils, and aggregates. The solution is designed to be easily applied topically to
almost any soil or aggregate. A modest application will create a light surface crust that remains water permeable, yet
perfect for controlling dust and suppressing PM10 and PM2.5 particulate matter to maintain air quality and visibility.
Increased applications of Gorilla-Snot are highly effective for roads and other traffic areas. The product is designed to
penetrate the ground, creating a strong and resilient, yet flexible surface wear course that can withstand the intense
abuse of vehicle traffic and environmental conditions. See Exhibit 4 for product specifications and photographs of
product application.
The parking lot will be designed with 9-feet by 16-feet spaces, which meets the intent of Article 1102.8 of the
Maricopa County Zoning Ordinance because each space provides a 2-foot overhang beyond the decomposed
granite surface into adjacent landscaping. All ADA accessible spaces shall be the minimum size required by
ordinance.
The entire access road will be paved with asphalt millings from 163rd Avenue early in project phasing to alleviate
dust issues, meet air quality requirements, and demonstrate consideration for the few landowners within the
immediate area.
Please see the Site Plan for more details about proposed improvements.
Bailey Wedding Venue | Narrative Report 2

Signage & Fencing
One lit “welcome” sign, approximately 6 feet in height and 12 feet in length, is proposed at the entrance of the
property. Provisions in the Maricopa County Zoning Ordinance for freestanding signs in Rural-43 (Article 1402) are
small and inadequate for a commercial event facility, and the proposed sign does meet commercial freestanding sign
development standards (Article 1403.2.3). The sign will be located outside of the 10-foot ingress/egress easement
but within the front yard setback, to ensure high visibility to guests as they enter the property. See Exhibit 5 for a
scaled conceptual sign elevation.
A corrugated metal fence will enclose the ceremony space to the north and east but will not block the views of the
natural desert landscape and mountains. Open barrier fencing panels are proposed along the wash and to the east of
the event barn.
In lieu of required parking area screening adjacent to a rural or residential zone (Article 1102.7.5 of the Maricopa
County Zoning Ordinance), strategic landscape placement is proposed along the north, west, and south sides of the
parking lot. Landscaping will provide an equivalent screening effect while preserving the natural environment and
desert landscape experience.
Lighting
Lighting is proposed in the parking lot, along pedestrian paths, and in the reception/ceremony outdoor spaces. The
welcome sign is proposed to be lit with shielded downlights. All lighting will comply with Article 1112 of the Maricopa
County Zoning Ordinance.
Operations
The wedding venue will only be operational during months of milder temperature, generally from September through
May. It is anticipated that average event attendance will be 80 to 125 guests, with a maximum of 150 guests. Most
events will be scheduled from Friday to Sunday, with only occasional weekday events. Events will not begin before 8
am. Guests will be expected to leave the property by 10:30 pm.
No live bands will be used for events. Amplified sound or music will be directed away from surrounding properties. All
noise generated by the proposed use will comply with the Maricopa County Noise Ordinance.
The business will be run by the property owner and his family. All outside vendors/contractors will be licensed and
bonded to work in Maricopa County and will provide their own staff and equipment/supplies.
Colors and Materials
Colors and materials will be natural and/or complement the natural desert landscape setting.
Relationship to Surrounding Properties
Each surrounding property bordering the project site is zoned Rural-43 and is completely vacant of development. A
significant portion of neighboring or nearby land is State Trust or federal land. See Exhibit 6.
The West Valley lacks wedding and event venues, especially those capitalizing on the natural beauty of the desert
landscape. The proposed venue fills this market void on a site uniquely situated away from other development,
thereby minimizing impacts on the adjacent community.
Bailey Wedding Venue | Narrative Report 3

Location and Accessibility
The project is accessed by a private driveway connecting to the unpaved extension of White Wing Road. White Wing
Road connects to 163rd Avenue at two points (see Exhibit 2). The southern junction of White Wing Road and 163rd
Avenue is currently exclusively used as the access point for the project site and has served as the site access since
development of the residential property in 2004.
The proposed parking lot will be designed with an appropriate number of ADA accessible spaces. An ADA accessible
pedestrian bridge across the wash is proposed to connect the parking lot to the reception area, to minimize walking
distance for guests with physical challenges. Restrooms for venue guests will also be ADA accessible.
Circulation System
The site does not border County right-of-way, so there will be no dedication of right-of-way required to aid in
circulation of the site. The southern section of White Wing Road leading to the site is a narrow dirt road, offering a
slow experiential drive through the undeveloped desert. This access road will be paved with asphalt millings from
163rd Avenue early in project phasing. No other off-site circulation improvements are proposed.
On-site, the parking lot will be designed in such a way that emergency vehicles have full site access, including fire
truck staging and turnaround areas.
Development Schedule
The project is expected to develop in two or more phases. Phase 1 of project construction generally includes the
following:
• Open-sided structure in the reception area
• Whole parking lot
• Paving of access road
• Accessible pedestrian bridge
• Landscape and hardscape improvements around the wash, reception area, and ceremony area
• Installation of fencing around the ceremony space and wash
• Installation of the welcome sign
• Other aesthetic improvements, including refinishing the exterior of the dwelling
Phase 2 of project construction generally includes the following:
• Enclosing the open-sided reception structure
• Installing or renovating permanent restrooms on-site
• Additional landscaping and hardscaping improvements
Project development is expected to commence following approval of the Special Use Permit. Any necessary
permitting and landscape plans will begin late 2020 or early 2021. Phase 1 is expected to commence early to mid-
2021, with venue rentals likely commencing in late 2021 or early 2022. Phase 2 is expected to commence in 2022 or
2023.
Community Facilities and Services
The project is in an area of the County with an unorganized school district and no notable nearby parks and
amenities. The Central Arizona Project is located approximately one-quarter of a mile south of the project site. The
greatest features near the site are the natural desert landscape and mountainous views.
Bailey Wedding Venue | Narrative Report 4

Public Utilities and Services
Electric, Gas, & Communications
APS currently provides electric service to the site. This service will remain as the project develops. The site is
generally located in the Southwest Gas service area, but no gas service currently exists or is anticipated as part of
the project. Communication services are provided by satellite and will not be impacted by the proposed project.
Water, Wastewater, and Refuse
A private well and private septic system serve the site and will remain. The onsite well water system will not be used
for any guest consumption, and all water and beverages will be provided by a catering service (see Exhibit 7). The
results of well water sampling analyses by IAS Laboratories in September 2019 is also included in Exhibit 8.
The current septic system has 600 gallons per day for estimated design flow and an overall capacity of 1250 gallons.
Per a septic analysis provided by Mark Ipson, Professional Engineer with HILGARTWILSON (2141 E Highland
Avenue, Suite 250, Phoenix, Arizona 85016), the following septic capacity calculations apply to an event center of
this type:
• Total attendees = 125
• Dance hall flow factor = 93 people x 5 gal/day per person = 465 gal/day
• Bar flow factor = 32 people x 30 gal/day per person = 960 gal/day
• Design Flow = 465 gal/day + 960 gal/day = 1,425 gal/day
• Minimum Septic Size = Design Flow x 2.1 factor = 1,425 gal/day x 2.1 = 2,993 gallons
Currently, the septic system is undersized to handle full wastewater capacity for events. However, owner is proposing
to utilize ADA accessible mobile restroom facilities to accommodate each event’s wastewater needs (see Exhibit 9).
Over the course of 5 years, these mobile toilets will be phased out with the upgrade of the septic system (e.g.
installation of another tank) and installation or renovation of permanent on-site restroom facilities.
Parks and Sons provides the refuse collection services to the site. This service will remain as the project develops.
Emergency Response
The Arizona Fire and Medical Authority (AFMA) provides emergency response services to the site. A “will serve”
letter has been obtained documenting willingness to continue to provide service to the site (see Exhibit 10).
UPD Development Standard Comparison Chart
The following table is included to illustrate and contrast the standards for the base zoning district with those proposed
for the project (Note: proposed changes to the base zone development standards are indicated in bold).
Standard Rural-43 Base Standards Proposed Standards
Front Yard Setback 40’ 27’
Rear Yard Setback 40’ 40’
Side Yard Setback 30’ 30’
Street-Side Setback 20’ 20’
Sight Visibility Triangle (SVT)* 25’ No SVTs provided.
Maximum Lot Coverage 25% 25%
Freestanding Sign** 1. Permitted for apartments, 1. Provided for event facility
churches, schools, care 2. 6 ft. height proposed (not to
facilities, and public facilities exceed 8 ft. maximum height)
Bailey Wedding Venue | Narrative Report 5

2. 8 ft. tall maximum height 3. 72 sq. ft. maximum sign area
3. 24 sq. ft. maximum sign area 4. Sign located in Front Yard
4. Sign shall not project into
required yard
Screening Solid and 6 ft. tall at north, west, Strategic landscape placement
and south sides of parking areas^ along the north, west, and south
sides of parking areas to provide
similar screening effect
*MCZO 1111.4.2 and 1111.4.3
**MCZO 1402.1, 1402.2, and 1402.5
^MCZO 802.9.2
Please note that the Front Yard Setback is proposed to be reduced due to the location of the proposed event barn
(approximately 36 feet from the ingress/egress easement) and the proposed pedestrian bridge (just over 27 feet from
the ingress/egress easement). The event barn is located over 46 feet from the front property line and is situated to
provide scenic views to wedding guests while maintaining an appropriate distance from the wash (and floodplain
limits) and existing dwelling with adequate room for circulation around the building. The pedestrian bridge, located
over 37 feet from the front property line, will be low in structural height but built high enough to cross the wash above
the base flood elevation and is necessary to provide accessibility across the wash to venue guests.
List of Exhibits
Exhibit 1: Site Vicinity
Exhibit 2: Site Access & Context
Exhibit 3: Existing Site
Exhibit 4: Gorilla-Snot Specifications and Example Photographs
Exhibit 5: Conceptual Sign Elevation
Exhibit 6: Surrounding Ownership
Exhibit 7: Memo from Owner Re: Well Water Usage
Exhibit 8: Well Water Analysis Report
Exhibit 9: VIP Restrooms Quote
Exhibit 10: AFMA Letter
Bailey Wedding Venue | Narrative Report 6

SURPRISE
SITE PEORIA
PROJECT AVE
ARIZONA VISTANCIA
CENTRAL 163RD
AVE
163RD
60
SURPRISE
SUN CITY WEST
303
BAILEY WEDDING VENUE | EXHIBIT 1: SITE VICINITY
08/03/2020
NORTH SCALE: NTS

WHITE WING RD WHITE WING RD
SITE
AVE
163RD ACCESS
RD / SITE
WING
WHITE
MONTGOMERY RD
CENTRAL ARIZONA PROJECT
BAILEY WEDDING VENUE | EXHIBIT 2: SITE ACCESS & CONTEXT
08/03/2020
NORTH SCALE: NTS

GARAGE
DWELLING
WELL
WASH
SEPTIC
ACCESSORY
BUILDING/COOP
ENTRANCE
BAILEY WEDDING VENUE | EXHIBIT 3: EXISTING SITE 0’ 30’ 60’ 120’
08/03/2020
NORTH SCALE 1:60

EXHIBIT 4:
Letter of Introduction
Soilworks is the innovator and manufacturer of Gorilla-Snot soil stabilizer and dust control
agent. It is the economy grade version of Soilworks Soiltac® soil stabilizer. Gorilla-Snot is an eco-
safe, biodegradable, liquid copolymer used to stabilize and solidify any soil or aggregate as well
as erosion control and dust suppression.
Soilworks’ recent advances in simulation, chemistry, processing techniques, and analytical
instrumentation have allowed a whole host of new types of polymer particles and polymer
nanotechnology applications to be realized. These advances led to the revolutionary
development of nanotechnology into Gorilla-Snot’s superior performance.
Once applied to the soil or aggregate, the copolymer molecules coalesce forming bonds
between the soil or aggregate particles. The key advantage of Gorilla-Snot originates with its
long, nanoparticle molecular structure that link and cross-link together. As the water dissipates
from the soil or aggregate, a durable and water resistant matrix of flexible solid-mass is
created. Once cured, Gorilla-Snot becomes completely transparent, leaving the natural
landscape to appear untouched.
Gorilla-Snot results are based on the application rate used. Modest application rates are useful
for dust suppression and erosion control by creating a three-dimensional cap or surface crust.
Heavier rates can generate qualities similar to cement. By adjusting the application rate, Gorilla-
Snot can remain effective from weeks to several years. Most importantly, Gorilla-Snot is a
biodegradable product that is completely environmentally safe to use.
Soilworks products have been rigorously evaluated and their performance verified by the U.S.
Army Engineering Research and Development Center (ERDC) against the industry’s traditional
top performing soil stabilizers and dust control agents. As a result, the Department of Defense
continues to recommend and award Soilworks with contracts to supply all branches of the
Armed Forces globally, including operations in Iraq and Afghanistan. Its success with the U.S
Military and Allied Forces has led to Soilworks GSA contract (# GS-07F-5364P) and a complete
listing of National Stock Numbers for the U.S. Department of Defense warehouses.
Gorilla-Snot’s advanced nanotechnology is modernizing the way we stabilize soils and
aggregates in addition to controlling dust and erosion for a whole new generation. Gorilla-
Snot applications are extensive ranging from simple backyard trails and construction sites to
heavy-lift military cargo runways.
Gorilla-Snot Letter of Introduction – C Anaya 1 of 2 Revised: 12/5/2014

Soilworks is dedicated to economically solving soil stabilization challenges throughout the
world's commercial, industrial and military markets. For more information about Gorilla-Snot,
please visit us online at www.soilworks.com or call 1-800-545-5420.
Respectfully,
Chris Anaya
Account Executive
480-289-3215
CAnaya@soilworks.com
Gorilla-Snot Letter of Introduction – C Anaya 2 of 2 Revised: 12/5/2014

GORILLA-SNOT ® SAFETY DATA SHEET
SECTION 1 – IDENTIFICATION
PRODUCT NAME GORILLA-SNOT®
Soil Stabilizer & Dust Control Agent
CHEMICAL FAMILY Synthetic Copolymer Dispersion
MANUFACTURER Soilworks®, LLC – Soil Stabilization & Dust Control
7580 N Dobson Rd, Ste 320
Scottsdale, Arizona 85256 USA
(800) 545-5420 USA
+1 (480) 545-5454 International
info@soilworks.com
www.soilworks.com
EMERGENCY PHONE NUMBERS (800) 545-5420 USA
+1 (480) 545-5454 International
U.S. DATA UNIVERSAL NUMBERING SYSTEM (DUNS NUMBER)
Soilworks, LLC 131946159
U.S. DEPARTMENT OF DEFENSE COMMERCIAL AND GOVERNMENT ENTITY CODE (CAGE CODE)
Soilworks, LLC 3FTH5
U.S. DEPARTMENT OF DEFENSE NATIONAL STOCK NUMBERS (NSN)
275-gallon (1,041 Liter) Intermediate Bulk Container (IBC) Tote 6850-01-542-5389
55-gallon (208 Liter) Drum 6850-01-542-3712
U.S. GENERAL SERVICES ADMINISTRATION (GSA) CONTRACT
Soilworks, LLC GS-07F-5364P October 31, 2018
INTENDED USES
For industrial use only. Major industries include construction, mining, military, municipal, oil & gas, energy &
renewable energy and transportation.
Abate dust, air quality control, control dust, controlling dust, desertification prevention, dune stabilization, dust
abatement, dust control, dust control agent, dust control material, dust control product, dust elimination, dust
inhibitor, dust mitigation, dust palliative, dust pollution control, dust pollution prevention, dust prevention, dust
reduction, dust retardant, dust stabilization, dust stabilizer, dust suppressant, dust suppression, eliminate dust,
erosion control, erosion control material, erosion control product, erosion prevention, fines preservation, fugitive
dust control, hydromulch tackifier, hydroseed tackifier, inhibit dust, mitigate dust, pm10 control, pm2.5 control,
prevent dust, reduce dust, retard dust, road stabilization, road stabilizer, sand stabilization, soil additive, soil
amendment, soil binder, soil crusting agent, soil solidifier, soil stabilization, soil stabilizer, stabilize dust, stabilize soil,
stockpile capping, stop dust, suppress dust, surface wear course, wind erosion control.
SGS1507021 SGS1507021 Gorilla-Snot Safety Data Sheet.docx 1 of 8 Revised: 7/15/2015

SECTION 2 – HAZARDS IDENTIFICATION
Emergency Overview
Appearance: Milky white liquid (transparent once cured)
Odor: Sweet and mild (no odor once cured)
Health Hazards: Under normal conditions of industrial use, this material is NOT expected to be a primary route
of exposure
Safety Hazards: Nonflammable
Environmental Hazards: NOT classified as dangerous for the environment
HEALTH HAZARDS
INHALATION Under normal conditions of industrial use, this material is NOT expected to be a primary route
of exposure
SKIN CONTACT Under normal conditions of industrial use, this material is NOT expected to be a primary route
of exposure
EYE CONTACT Under normal conditions of industrial use, this material is NOT expected to be a primary route
of exposure
INGESTION Under normal conditions of industrial use, this material is NOT expected to be a primary route
of exposure
GLOBALLY HARMONIZED SYSTEM OF CLASSIFICATION AND LABELLING OF CHEMICALS (GHS)
Not a hazardous substance or mixture
U.S. HAZARDOUS MATERIALS IDENTIFICATION SYSTEM (HMIS) RATING
Health 0 No significant risk to health
Flammability 0 Material will not burn
Physical Hazard 0 Stable, non-reactive and non-explosive
Personal Protection - No special hazard under normal use
SECTION 3 – COMPOSITION/ INFORMATION ON INGREDIENTS
This material does NOT contain hazardous ingredients and is NOT considered hazardous according to OSHA criteria.
# COMPONENT % CAS Number
1. Synthetic Vinyl Copolymer Dispersion 60-20% Non-Hazardous
2. Water 40-80% 7732-18-5
SECTION 4 – FIRST-AID MEASURES
Provide medical care provider with this Safety Data Sheet.
EYE CONTACT
If irritation or redness develops from exposure, flush eyes with clean water at least 15 minutes. If irritation persists,
seek medical attention.
SKIN CONTACT
No treatment necessary under normal conditions of use. Remove contaminated clothing. Wash affected area with
mild soap and water. If irritation or redness develops and persists, seek medical attention.
SGS1507021 SGS1507021 Gorilla-Snot Safety Data Sheet.docx 2 of 8 Revised: 7/15/2015

INHALATION
No treatment necessary under normal conditions of use. If breathing difficulties develop move victim away from
source of exposure and into fresh air in a position comfortable for breathing. If symptoms persist, seek medical
attention.
INGESTION
If swallowed do not induce vomiting. If symptoms persist, seek medical attention.
SECTION 5 – FIRE-FIGHTING MEASURES
FLAMMABILITY
Nonflammable and NOT combustible
This material is an aqueous mixture that will not burn
Dried material will burn in a fire
FLASH POINT
Nonflammable
EXTINGUISHING MEDIA
Use water spray, foam, dry chemical or carbon dioxide
SPECIAL FIRE FIGHTING PROCEDURES & PROTECTIVE EQUIPMENT
Cool closed containers exposed to fire with water spray. Proper protective equipment including breathing
apparatus must be worn when approaching a fire in a confined space.
U.S. NATIONAL FIRE PROTECTION ASSOCIATION (NFPA) 704 HAZARD CLASS
Legend
0 – Minimal
1 – Slight
2 – Moderate
3 – Serious
4 – Severe
SECTION 6 – ACCIDENTAL RELEASE MEASURES
For guidance on selection of personal protective equipment see Chapter 8 of this Safety Data Sheet. See Chapter 13 for
information on disposal. Observe the relevant local and international regulations.
PROTECTIVE MEASURES
Stop the leak, if possible. Avoid contact with skin and eyes. Use appropriate containment to avoid environmental
contamination. Prevent from spreading or entering drains, ditches, sewers, rivers or open bodies of water by using
sand, earth or other appropriate barriers.
CLEAN-UP METHODS
Avoid accidents, clean up immediately. Slippery when spilled. Prevent from spreading by making a barrier with
sand, earth or other containment material. Reclaim liquid directly or in an absorbent. Soak up residue with an
absorbent such as clay, sand or other suitable material and dispose of properly.
SGS1507021 SGS1507021 Gorilla-Snot Safety Data Sheet.docx 3 of 8 Revised: 7/15/2015

ADDITIONAL ADVICE
Local authorities should be advised if significant spillages cannot be contained.
SECTION 7 - HANDLING AND STORAGE
GENERAL PRECAUTIONS
Use local exhaust ventilation if there is risk of inhalation of vapors, mists or aerosols. Use the information in this
data sheet as input to a risk assessment of local circumstances to help determine appropriate controls for safe
handling, storage and disposal of this material.
STORAGE
Keep container tightly closed in a cool, well-ventilated place. Use properly labelled and closeable containers.
Maintain storage temperature ≥40 °F (4 °C) to avoid freezing and destabilization. Ideal storage temperature is 72 °F
(22 °C).
HANDLING
Avoid breathing vapors or mist. Avoid contact with eyes. Avoid prolonged or repeated contact with skin. Wash
thoroughly after handling. When handling material in drums, safety footwear should be worn and proper handling
equipment should be used.
RECOMMENDED MATERIALS
For containers or container linings, use mild steel or high density polyethylene.
ADDITIONAL INFORMATION
Do not freeze.
SECTION 8 – EXPOSURE CONTROLS / PERSONAL PROTECTION
OCCUPATIONAL EXPOSURE LIMITS
Contains no substances with occupational exposure limit values.
EXPOSURE CONTROLS
The level of protection and types of controls necessary will vary depending upon potential exposure conditions.
Select controls based on a risk assessment of local circumstances. Appropriate measures include: Adequate
ventilation to control airborne concentrations. Where material is heated, sprayed or mist formed, there is greater
potential for airborne concentrations to be generated.
PERSONAL PROTECTIVE EQUIPMENT
Personal protective equipment (PPE) should meet recommended national standards. Check with PPE suppliers.
RESPIRATORY PROTECTION
Respiratory protection is NOT required under normal conditions of use in a well-ventilated workplace. In
accordance with good industrial hygiene practices, precautions should be taken to avoid breathing of material. If
engineering controls do not maintain airborne concentrations to a level which is adequate to protect worker health,
select respiratory protection equipment suitable for the specific conditions of use and meeting relevant legislation.
Check with respiratory protective equipment suppliers. Where air-filtering respirators are suitable, select an
appropriate combination of mask and filter. Select a filter suitable for combined particulate/organic gases and
vapors.
SGS1507021 SGS1507021 Gorilla-Snot Safety Data Sheet.docx 4 of 8 Revised: 7/15/2015

HAND PROTECTION
Where hand contact with the material may occur the use of gloves approved to relevant standards (e.g. Europe:
EN374, US: F739) made from the following materials may provide suitable chemical protection: PVC, neoprene or
nitrile rubber gloves. Suitability and durability of a glove is dependent on usage, e.g. frequency and duration of
contact, chemical resistance of glove material, glove thickness, dexterity. Always seek advice from glove suppliers.
Contaminated gloves should be replaced. Personal hygiene is a key element of effective hand care. Gloves must
only be worn on clean hands. After using gloves, hands should be washed with soap and water and dried
thoroughly.
EYE PROTECTION
Eye protection is NOT required under normal conditions of use. If material is handled such that it could be splashed
into eyes, wear splash-proof safety goggles or full face shield.
PROTECTIVE CLOTHING
Skin protection is NOT required under normal conditions of use or for single, short duration exposures. For
prolonged or repeated exposures, use impervious chemical resistant boots, gloves and/or aprons over parts of the
body subject to exposure.
MONITORING METHODS
Monitoring of the concentration of substances in the breathing zone of workers or in the general workplace may be
required to confirm compliance with an OEL and adequacy of exposure controls.
SECTION 9 – PHYSICAL AND CHEMICAL PROPERTIES
BOILING POINT >212 °F (>100 °C)
COLOR Milky white (transparent once cured)
EVAPORATION RATE <1 (BuAc = 1)
FLASH POINT Nonflammable
FREEZING POINT <32 °F (<0 °C)
ODOR Sweet and mild (no odor once cured)
PH 4-9
PHYSICAL FORM Liquid
SPECIFIC GRAVITY 1.02-1.10
VAPOR DENSITY >1 (Air = 1)
WATER SOLUBILITY 100% dispersible, completely (until cured)
SECTION 10- STABILITY AND REACTIVITY
CHEMICAL STABILITY
Stable. Coagulation may occur following freezing, thawing or boiling.
CONDITIONS TO AVOID
Freezing (until cured)
HAZARDOUS REACTIONS
Hazardous polymerization does not occur
SGS1507021 SGS1507021 Gorilla-Snot Safety Data Sheet.docx 5 of 8 Revised: 7/15/2015

HAZARDOUS DECOMPOSITION
Hazardous decomposition products are NOT expected to form during normal storage
CORROSIVITY
Non-corrosive
SECTION 11 - TOXICOLOGICAL INFORMATION
CARCINOGENICITY
Components ≥0.1% are NOT known to be associated with carcinogenic effects.
ACGIH American Conference of Governmental Industrial Hygienists Not listed as carcinogenic
IARC World Health Organization International Agency for Research on Cancer Not listed as carcinogenic
NTP U.S. National Toxicology Program Not listed as carcinogenic
OSHA U.S. Occupational Safety and Health Administration Not listed as carcinogenic
Prop 65 California Office of Environmental Health Hazard Assessment Proposition 65 Not listed as carcinogenic
REPRODUCTIVE AND DEVELOPMENTAL TOXICITY
NOT expected to be a hazard
SECTION 12 - ECOLOGICAL INFORMATION
Based on EPA guidelines, this material is classified as practically non-toxic to all species. When used and applied properly,
this material is not known to pose any ecological problems.
OTHER ADVERSE EFFECTS
The material contains non-volatile components, which are NOT expected to be released to air in any significant
quantities. The material is NOT expected to have ozone depletion potential, photochemical ozone creation
potential or global warming potential.
SECTION 13 - DISPOSAL CONSIDERATIONS
MATERIAL DISPOSAL
Recover or recycle if possible. Do NOT dispose into the environment, in drains or in water courses. To the best of
our knowledge, this material does not meet the definition of hazardous waste under the U.S. EPA Hazardous Waste
Regulations 40 CFR 261. Solidify and dispose of in an approved landfill. It is the responsibility of the waste
generator to determine the toxicity and physical properties of the material generated to determine the proper
waste classification and disposal methods in compliance with applicable regulations.
CONTAINER DISPOSAL
Dispose in accordance with prevailing regulations, preferably to a recognized collector or contractor. The
competence of the collector or contractor should be established beforehand.
LOCAL LEGISLATION
Dispose in accordance with applicable regional, national and local laws and regulations.
SECTION 14 - TRANSPORT INFORMATION
NOT dangerous goods.
U.S. DEPARTMENT OF TRANSPORTATION (DOT)
NOT regulated. This material is NOT subject to DOT regulations under 49 CFR Parts 171-180.
SGS1507021 SGS1507021 Gorilla-Snot Safety Data Sheet.docx 6 of 8 Revised: 7/15/2015

INTERNATIONAL MARITIME DANGEROUS GOODS (IMDG)
NOT regulated. This material is NOT classified as dangerous under IMDG regulations.
INTERNATIONAL AIR TRANSPORT ASSOCIATION (IATA)
NOT regulated. This material is either NOT classified as dangerous under IATA regulations or needs to follow
country specific requirements.
SECTION 15 - REGULATORY INFORMATION
The regulatory information is not intended to be comprehensive. Other regulations may apply to this material.
U.S. FEDERAL REGULATIONS
EPA COMPREHENSIVE ENVIRONMENTAL RESPONSE, COMPENSATION, AND LIABILITY ACT
(CERCLA)
This material does NOT contain any chemicals with U.S. EPA CERCLA reportable quantities.
EPA SUPERFUND AMENDMENTS AND REAUTHORIZATION ACT (SARA)
This material does NOT contain any chemicals with SARA reportable quantities.
EPA TOXIC SUBSTANCES CONTROL ACT (TSCA)
All components listed or in compliance with the inventory.
EPA CERCLA/SARA SECTION 302 EXTREMELY HAZARDOUS SUBSTANCES AND TPQS
This material does NOT contain any chemicals subject to the reporting requirements of SARA 302 and 40 CFR 372.
EPA CERCLA/SARA SECTION 311/312 (TITLE III HAZARD CATEGORIES)
Acute Health: No
Chronic Health: No
Fire Hazard: No
Pressure Hazard: No
Reactive Hazard: No
EPA CERCLA/SARA SECTION 313 AND 40 CFR 372
This material does NOT contain any chemicals subject to the reporting requirements of SARA 313 and 40 CFR 372.
CLEAN AIR ACT (CAA)
This material does NOT contain any hazardous air pollutants (HAP, as defined by the CAA Section 12 (40 CFR 61).
U.S. STATE REGULATIONS
CALIFORNIA SAFE DRINKING WATER AND TOXIC ENFORCEMENT ACT (PROPOSITION 65)
This material does NOT contain any chemicals known to the State of California to cause cancer, birth defects or
reproductive harm.
CANADIAN REGULATIONS
This material has been classified in accordance with the hazard criteria of the Controlled Products Regulations (CPR) and the
SDS contains all the information required by the regulations.
SGS1507021 SGS1507021 Gorilla-Snot Safety Data Sheet.docx 7 of 8 Revised: 7/15/2015

CANADIAN DOMESTIC SUBSTANCES LIST (DSL)
All components listed or in compliance with the inventory.
WORKPLACE HAZARDOUS MATERIALS INFORMATION SYSTEM (WHIMIS)
None. This material is NOT a controlled material under the Canadian WHIMIS.
INVENTORY REGULATIONS
Australia AICS All components listed or in compliance with the inventory.
Canada DSL/NDSL All components listed or in compliance with the inventory.
China IECSC All components listed or in compliance with the inventory.
Japan ENCS All components listed or in compliance with the inventory.
Korea KECI All components listed or in compliance with the inventory.
Philippines PICCS All components listed or in compliance with the inventory.
United States TSCA All components listed or in compliance with the inventory.
INVENTORIES LEGEND
AICS Australian Inventory of Chemical Substances
DSL Canadian Domestic Substances List
ENCS Japanese Existing and New Chemical Substances
IECSC China Existing Chemical Inventory
KECI Korea Existing Chemicals Inventory
NDSL Canadian Non-Domestic Substances List
PICCS Philippine Inventory of Chemicals and Chemical Substances
TSCA Toxic Substances Control Act
SECTION 16 – OTHER INFORMATION
SDS VERSION NUMBER 1.1
SDS EFFECTIVE DATE 7/15/2015
SDS REGULATIONS
The content and format of this SDS is in accordance with the OSHA Hazard Communication Standard, 29 CFR
1910.1200.
SDS DISTRIBUTION
The information in this document should be made available to all who may handle the material.
DISCLAIMER
The information presented in this Safety Data Sheet is based on data believed to be accurate as of the date this
Safety Data Sheet was prepared. HOWEVER, NO WARRANTY OF MERCHANTABILITY, FITNESS FOR ANY PARTICULAR
PURPOSE, OR ANY OTHER WARRANTY IS EXPRESSED OR IS TO BE IMPLIED REGARDING THE ACCURACY OR
COMPLETENESS OF THE INFORMATION PROVIDED ABOVE, THE RESULTS TO BE OBTAINED FROM THE USE OF THIS
INFORMATION OR THE MATERIAL, THE SAFETY OF THIS MATERIAL, OR THE HAZARDS RELATED TO ITS USE. No
responsibility is assumed for any damage or injury resulting from abnormal use or from any failure to adhere to
recommended practices. The information provided above, and the material, are furnished on the condition that the
person receiving them shall make their own determination as to the suitability of the material for their particular
purpose and on the condition that they assume the risk of their use. In addition, no authorization is given nor
implied to practice any patented invention without a license.
SGS1507021 SGS1507021 Gorilla-Snot Safety Data Sheet.docx 8 of 8 Revised: 7/15/2015

“GORILLA-SNOT” PRODUCT APPLICATION PHOTOGRAPHS
SOURCE: SOILWORKS.COM

BAILEY WEDDING VENUE | EXHIBIT 5: CONCEPTUAL SIGN ELEVATION 0’ 1’ 2’ 4’
08/03/2020
SCALE 1/2”=1’

TRUST NO 8730 TRUST NO 8730
USA-
BOR
WHITE WING RD
AVILA MARIA RONALD W FULK JANICE J LUSTER WILLIAM O LEE
ESTELLA TR/ROY REVOCABLE TRUST PROPERTIES NO 1 LLC
JOHN/JEAN JOHN JEAN
BOTSFORD BOTSFORD BOTSFORD SITE
ARIZONA
STATE
LAND DEPT
RICHARD L & KIMBERLY K LEBHART
USA-BOR
RD
WING
WHITE
USA-BOR
BAILEY WEDDING VENUE | EXHIBIT 6: SURROUNDING OWNERSHIP
08/03/2020
NORTH SCALE: NTS

EXHIBIT 7:
The Willow
Memo
To: Souren Naradikian
From: Brent Bailey
cc: Project # Bailey Wedding Venue - Z2020052
Date: 07/30/2020
Re: Water usage from on-site well
The water usage, as discussed in TAC meeting will not be used for guest or staff consumption.
All water used for consumption will be brought in from outside catering vendors who will be
providing guests with purified water at every event. Water will only be used for hand sanitizing
for all guests and staff. For information only, well water was tested in September 2019 and had
no issues with contamination and passed water lab tests. Results will be submitted with
revisions.

EXHIBIT 8:
[TOC_1]Cover
IAS LABORATORIES Letter[TOC]
2515 East University Drive
Phoenix, AZ 85034
Office: (602) 273-7248
Fax: (602) 275-3836
www.iaslabs.com
September 06, 2019
Affordable Pump Services
Affordable Pump Services
5106 S. Whispering, Sands Dr.
Casa Grande, AZ 85193
Project: 5 Panel Water Test
Enclosed are the results of analyses for samples received by our laboratory on 9/3/2019. If you
have any questions concerning this report, please feel free to contact me.

Work Order: 19I0009 Submitted By: Affordable Pump Services
IAS Laboratories
Report To: Affordable Pump Services
2515 East University Drive
Phoenix, Arizona 85034 Project: 5 Panel Water Test
(602) 273-7248
Fax (602) 275-3836
Sample Results [TOC_1]Sample Results[TOC]
Sample Name: 31241 159th
IAS Lab ID: 19I0009-01 (Drinking Water)
EPA
Result Qual Units Limit Method
Inorganic
Nitrate-N (NO3-N) 3.65 mg/L <10 EPA 353.2
Nitrite-N (NO2-N) 0.10 mg/L <1 EPA 353.2
Metals
Arsenic (As) 0.007 mg/L <0.010 EPA 200.5
Lead (Pb) 0.009 mg/L <0.015 EPA 200.5
Microbiology
Total Coliform Absent - IDEXX
E. coli Absent - IDEXX
The contents of this report apply to the sample(s) analyzed in accordance with the chain of custody document.
No duplication of this report is allowed, except in its entirety. Page 2 of 2

EXHIBIT 9:
Quoted to :
VIP Restrooms
The Willow (Cust. No. 044294)
P.O. Box 2267,
Carlsbad, CA, 92018 Attn: Brent Bailey
Tel: 866-222-8080 Address: , ,
Email: quotes@viprestroom.com Tel: 623-824-3185
Sales Rep.: Chad Rott Email: brent.bailey@gcu.edu
Date: 07/31/2020
Quotation No: 81054
Job Details Job Type: Special Event
Job Name: Event Date: TBD Delivery Date: 01/04/2021 Pickup Date: TBD
Del. Addr.: Cross Street: City: Pheonix ST: AZ Zip: 85387 Contact: Phone:
Description Qty Unit Price Subtotal
2-STALL + ADA ULTRA LAV RESTROOM TRAILER 1 5,000.00 5,000.00
Per 28 day billing cycle.
PUMPING SERVICE (PER PUMP, PER TRAILER) 1 350.00 350.00
Pumping only. Customer is responsible for interior janitorial service.
DELIVERY CHARGE (WEEKDAY) 1 650.00 650.00
REMOVAL CHARGE (WEEKDAY) 1 650.00 650.00
Total Unit Price 6,650.00
Services Are At The Option Of The Lessee. Grand Total (USD) 6,650.00
Note(s):
https://www.ultralav.com/wc20-ada-2 Trailer requires (1) garden hose bib hook up with continuous water supply. (3)-(4) regular 110v
electrical outlets, each with its own dedicated breaker for operation. Trailer is lowered with hydraulics and has a ramp for ADA access.
All payments are by credit card. No orders are completed without credit card information. Call our office at 866-222-8080 or respond
to this email with questions or to place order. SCROLL DOWN PAST TERMS AND CONDITIONS TO SEE PHOTO BROCHURE OF PRODUCT
Buyer: The Willow
Sign and date to accept quote and terms and conditions.
Please Click here for Authorize Payment -
To review and accept the Terms and Conditions and pay on-line now (optional). Press here.

Product Information and Images
2-STALL + ADA ULTRA LAV RESTROOM TRAILER

VIP Restrooms Quotation No: 81054 Continued
Terms and Conditions:
1. Acceptance: Customer shall be deemed to have accepted these terms and conditions upon the earliest to occur of: (i)two business days after receipt of an
invoice from the Company. (ii) Delivery of items of Equipment ('Equipment") identified in this invoice to the site designated in this invoice ("the site") and use of
or acceptance thereof or (iii) an acknowledgment or other conduct of customer indicating acceptance. These terms and conditions shall supersede any
inconsistent terms of any purchase order or other documents of the Customer.
2. Payment Terms: All agreements are subject to approval by the Company. Customer shall pay all charges by Company during the terms (the Period) shown on
this invoice. All Company invoices are due and payable upon Customer receipt of the invoice. The Customer shall be liable to Company for interest at the rate of
1.5% per month or such lesser rate as may be the maximum lawful rate from time to time, on all overdue accounts. The Customer shall pay all additional charges
for services separately requested by Customer or made necessary by Customers' breach of these Terms and Conditions including but not limited to
moving/relocation charges, special service charges, special delivery and removal charges. In the event the Customer’s account becomes delinquent, the
Customer agrees to pay Company all collection expenses, including reasonable attorney fees. When you pay by check, you authorize us to either use information
from your check to make a one-time electronic fund transfer from your account or to process this transaction as a check.
3. Service: The Company offers services as an option on all portable restrooms and other serviceable Equipment.
4. Damage Waiver: The Company offers no Damage Waiver.
5. Equipment Location: Customer warrants and represents that it has exercised due diligence and care in the selection of the location it has designated for the
placing of the portable toilets, temporary fencing, portable storage containers and any other Equipment provided by the Company. Customer further agrees to
give directions and supervise the placement of such temporary fencing, storage containers, portable toilets, and other Equipment. Company is not responsible for
damage to driveways, landscape or land caused by Company vehicle entering or existing any location at any time. Company shall not be held responsible for any
personal injuries or property damage arising from acts of God, use, operation or maintenance or Equipment under this agreement. Equipment requiring service
must be placed within 25 feet of truck access.
6. Equipment Responsibility: Company will deliver the Equipment to the site at the commencement of the period and will remove Equipment at the end of the
period. If servicing has been ordered by the Customer, the Company will remove any domestic septic waist ('DSW") from the portable restrooms, If applicable on
the service day due to a holiday, inclement weather, or other interfering circumstances. The Company shall service the Equipment on the earliest business day,
excluding Sundays, available in accordance with the Company’s other service commitments. The Company shall be granted access to the Equipment at any time
for any servicing, maintenance or removal of Equipment. The Customer shall not remove the Equipment from the site and shall not move the Equipment on the
site without written permission from the Company. Customer shall not modify the Equipment. Customer shall not sell, rent, lease, or otherwise lose possession of
the Equipment, nor shall the Customer permit any lien to be placed on the Equipment. The Customer acknowledges that the Company has no control over the use
of the Equipment by Customer and Customer agrees to comply, at Customer’s sole expense, with any and all applicable municipal, county, state, Federal or
quasi-Governmental laws, ordinances, regulations, and guidelines, including ansi standard z4.3 and the requirements of the guide for clean portable sanitation
published by PSAI if applicable.
7. Equipment Contamination: While portable restroom units are in Customer possession, Customer shall prevent any contamination of such units with or from
radioactive, volatile, flammable, explosive, toxic, or hazardous materials (including oils, paints, adhesives and solvents). The Company will not remove any waste
other than (DWS) from the portable restrooms and storage containers ("other waste"). in the event other waste is found in the Equipment. The Customer shall
arrange and pay for separate removal of such other waste.
8. Liability: The Customer agrees to defend, indemnify and hold Company harmless to the maximum extent permitted by law from and for all claims. Lawsuits,
damages, expenses and other losses arising out of the rental or use of Equipment delivered to or rented by Customer. Customers obligation will apply to the
extent permitted by law to all accidents or incidents regardless of whether some occur as a result of Customers or third party's negligence, fault or other legal
accident or incident arises out of the sole negligence or willful misconduct of Company. The Company, it’s officers, directors, employees and agents shall not
under any circumstances be liable to Customer for consequential incidental, special, exemplary or punitive damages arising out of or relating to the Equipment.
Customer sole and exclusive remedy for any claims or causes of action arising out of the related to the Equipment shall be to recover from Company direct
damages in an amount not to exceed the amount paid by the Customer for the use of the Equipment.
9. No Prorating: Agreed upon rates are the complete billing periods and are not to be prorated 28-day Billing cycle.
10. Termination: Company may terminate this agreement and remove the Equipment immediately in the event (i) Customer fails to pay any amount when due to

Company. (ii) The Customer otherwise breaches or rejects any of these Terms and Conditions. (iii) there is any loss of or damage to the Equipment. (iv) Any lien is
placed or is proposed to be placed on any of the Equipment or (v) A proceeding in bankruptcy or for other protection from creditors is commenced by or against
Customer. The Company shall not be responsible for the loss of any personal property on the site, which may be caused by the removal of any of Company
Equipment pursuant to this paragraph.
11. Governance: This agreement shall be governed by and construed in accordance with the laws of the state shown on this invoice, in which the Company's
place of business is located in California, without giving effect to any choice or conflict of law provision or rule that would cause the application of the laws of any
jurisdiction other than such state. Each of the parties submits to the jurisdiction of any state or federal court sitting in such state. In any action or proceeding
arising out of or relating to this agreement. All claims in respect of the action or proceeding may be heard and determined in any such court. No failure by the
Company to exercise any right hereunder shall operate as a waiver of any other right hereunder, and a waiver of any right on one occasion shall not constitute a
bar to or a waiver of any such right on any further occasion. All modifications to these terms and conditions shall be in writing.
12. Taxes & Fees: Customer shall pay any and all taxes, license fees or permit fees arising out of use of the Equipment. Customer shall pay such taxes whether
such taxes are shown on this invoice or whether such taxes are later claimed by a governmental authority. In the event of a claim by a governmental authority for
taxes related to the Equipment, the Customer shall pay to the Company such taxes on demand.
13. Additional Terms: Additional terms and conditions apply to rental and service of storage containers ("sheds") and temporary power Equipment. these terms
and conditions are shown on the back of your contract for these items.
14. Errors & Omissions: Company reserves the right to correct any erroneous information that may appear in this invoice or may have appeared in a prior invoice
including, without limitation, Customer name or address or billing amounts.
15. Conditional Payments: Any payment check, or other forms of payment that you send us for less than the full balance sue that is marked paid in full or contains
a similar notation or that you otherwise tender in full satisfaction of a disputed amount must be sent to VIP Restrooms Inc, PO Box 878, Sun Valley CA 91353. The
Company reserves all our rights regarding these payments. (e.g, if it's determined there is no valid dispute, or if any such check is received at any other address,
the Company may accept the check and you will still owe any remaining balance). The Company may refuse to accept any such payment by returning it to you,
not cashing it or destroying it all other payment that you make shall be sent to the address on this invoice.
16. Changes to Order: Customer’s order will be prepped the day before delivery. All changes must be made by noon the day before delivery to avoid additional
charges.
17. Stand-By Time: When Company arrives to deliver Customer’s order, if Driver is forced to wait for more than 15 minutes, a stand-by charge of $75.00 per hour
per truck will be applied for all time Driver is on stand-by until we are allowed to deliver your order.
18. Cancellations: There is a $50.00 cancellation fee on all orders from the moment the order is placed up until the day before delivery, after this point the full
amount will still be charged. If entire order is cancelled upon delivery, the full amount of the invoice will still be charged. If only part of the order is cancelled, 50%
of each item will be charged. There will be no refunds given for restroom trailer, or shower trailer orders no matter the date of the cancellation.
19. Order Verification: Customer is advised to have a representative on site to verify and sign for the Equipment upon delivery and pick up to verify Equipment
quantity and condition. Customer assumes all liability for missing or damaged Equipment.
20. Winterization: Winterization fees may be added to invoices in some areas during the winter months without notice (November – March)

EXHIBIT 10:
ARIZONA FIRE & MEDICAL AUTHORITY
Protecting life and property and enhancing the well-being of all those we serve
June 15, 2020
Brent & Susan Bailey
31241 N. 159th Ave.
Peoria, AZ 85383
RE: 31241 N. 159th Ave, Peoria, AZ 85383; APN 503-52-003J
To Whom It May Concern:
Please be advised that the above referenced address is located within the boundaries of the
Arizona Fire & Medical Authority. The Authority will respond to any emergency at that location.
The Authority has full-time career staffing, an Insurance Services Office (ISO) protection class
rating of one (1) and provides ambulance services.
Additionally, the Authority participates in the Phoenix Metro area automatic aid system.
Participation in this system means that a resident need only dial 9-1-1 and the closest available
unit will respond regardless of jurisdictional boundaries.
Please feel free to contact our office with any questions or concerns.
Respectfully,
Eric Kriwer
Fire Marshal
ARIZONA FIRE & MEDICAL AUTHORITY
18818 N. Spanish Garden Drive, Sun City West, AZ 85375 ⦁ P (623) 544-5400 ⦁ F (623) 544-5455 ⦁ www.afma.az.gov

Maricopa County
Planning & Development Department
Date: 12/22/2020
Jeri Loucks, P.E.C.F.M.
Planning & Development
501 North 44th Street, Suite 200 Memo To: Darren Gerard, AICP, Deputy Director, Department of Planning &
Phoenix, Arizona 85008 Development
Phone: (602) 506-6332
Fax: (602) 506-3282
Email www.maricopa.gov/planning address: Attn: Sean Watkins, Planner, Planning & Development Services
Jeri.Loucks@maricopa.gov
From: Jeri Loucks, P.E.C.F.M., Plans Examiner Engineer (Drainage),
Planning & Development Services
cc: Michael Norris, P.E., Drainage Engineering Manager, Planning &
Development
Subject: Z2020052 – Special Use Permit – Bailey Wedding Venue
(E4 Memo)
Job Site Address: 31241 N 159TH Ave, PEORIA, AZ 85383
APN(s): 503-52-003J
P&D Engineering Review has reviewed the plans and report submittal date stamped
12/17/2020 for the subject application and has approved with the following
stipulations:
1. Retention basins within the parking lot must go according to the Maricopa
County Drainage Policies and Standards Manual Standard 6.10.7. The
requirements for the retention in the parking lot are:
a. Maximum depth is 1-ft
b. Parking lot retention areas shall not be adjacent to buildings and not be
sited in travel lanes.
c. No more than 25% of the parking lot area may be used for stormwater
storage.
d. The minimum longitudinal slope permitted within parking lot storage
facilities is 0.005 ft/ft, unless concrete valley gutters are provided.
2. At the time of the Building permit, the Engineered Grading and Drainage Plans
will need to address the Erosion Setback/Protection. Identify the limits of 100-
year inundation (floodplain limits). The erosion setback is measured from that
limit or top of bank, whichever is more conservative. For more information on
Erosion Setback see link:
https://new.azwater.gov/sites/default/files/SS5-96SystemSedimentBalance.pdf

3. At the time of the Building permit, the calculations to show the pedestrian bridge
can cross the Paddelford Wash without inundating the buildings in the area.
4. At the time of the Building permit, the maximum retention basin side slope is
4:1.
Any approval of this case should include the following standard stipulations:
5. Drainage review of planning and/or zoning cases is for conceptual design only and
does not represent final design approval nor shall it entitle applicants to future
designs that are not in conformance with Section 1205 of the Maricopa County
Zoning Ordinance and the Maricopa County Drainage Policies and Standards.
6. All development and engineering design shall be in conformance with Section
1205 of the Maricopa County Zoning Ordinance and current engineering policies,
standards and best practices at the time of application for construction.
Following are comments from the Flood Control District:
1. The applicant should be aware that there is a FEMA Zone AE Floodplain on
the property. The wash is Paddelford Wash Split 5 from the Padelford Wash
Flood Delineation Study (Contract #99-12). For more information regarding
the floodplain in the area, contact Jennifer Lynch of the District at (602) 506-
3320. Identify the limits of the floodplain on the G&D’s. The applicant
should be aware that a Flood Control Permit will be required at the time of the
Building Permit.
2. The Proposed Event Barn has part of the structure in the floodplain. The
structure must go according to the Floodplain Regulations of Maricopa
County. See link:
https://www.maricopa.gov/DocumentCenter/View/630/Floodplain-
Regulations-for-Maricopa-County-PDF?bidId=
At the time of the Building Permit a Flood Control Permit will be processed
with the Building Permit. The building will need to go according to the
Floodplain Regulations. Prior to finalizing the Building Permit Inspections,
an Elevation Certificate in the FEMA format will need to be submitted,
reviewed, and approved.
Please contact me if you have any questions or require any additional information.

Maricopa County
Environmental Services Department
Water and Waste Management DATE: June 23, 2020
Division
Subdivision Infrastructure &
Planning Program TO : Sean Watkins, Planning & Development Dept.
1001 N. Central Avenue #150
Phoenix, Arizona 85004 Planer.
Phone: (602) 506-6666
Fax: TDD (602) 602 506 506-5813 6704 FROM: Souren Naradikian, P.E.
Senior Civil Engineer
SUBJECT: SUP for a wedding/events venue. Z2020052
The Maricopa County Environmental Services Department (MCESD) has reviewed
documents received from the Maricopa County Planning and Zoning Department for
the above referenced project. This project is a request for SUP for a wedding/events
venue located at APN 503-52-003J. Water and sewer service providers are a private
well and private septic system, MCESD has concerns. Public water system and new
NOID must be obtained prior to any construction permit approval if applicable.
Based on the above, MCESD raised no objections to the Planning & Development
Department in Accela Automation on June 23, 2020 and the project may proceed
with the following stipulations:
Stipulations: 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.

Community Development Department
Current Planning Division
16000 N Civic Center Plaza
Surprise, AZ 85374
Ph 623-222-3000
Fax 623-222-3002
TTY 623-222-1002
August 17, 2020
Darren V. Gerard, AICP Via Email
Maricopa County Planning and Development Department
501 North 44th Street, Suite 200
Phoenix, AZ 85008-6526
Re: Z2020052 Special Use Permit for Bailey’s Wedding Venue
(Surprise Planning Case # PS20-413)
Dear Mr. Gerard,
Thank you for the opportunity to comment on the proposed Special Use Permit for Bailey’s
Wedding Venue. We hope you find these comments helpful.
• The applicant should be made aware of the recent annexations in the area along with the
recently approved PADs including Marisol Ranch and Lone Mountain Ranch. We ask the
applicant to mitigate the potential impacts this facility may have on future Surprise
residents.
• The Lebhart parcel located immediately to the south of the subject parcel was included
in the aforementioned annexation and is zoned Residential Ranch (RR).
• Our Traffic Engineering and Transportation Planning Divisions request the applicant
provide a Trip Generation Statement per Chapter 4 of the Surprise Engineering
Development Standards (EDS). Traffic and Transportation further suggest that on-site
parking stalls meet the minimum requirements as found in Surprise EDS 4-03 (attached).
Traffic and Transportation further request the dirt road that provides primary access to
the facility be treated to control dust emissions for vehicles accessing the venue. The
Surprise EDS may be found online at https://www.surpriseaz.gov/1645/Engineering-
Development-Standards
PS20-413, Page 1 of 3

• There are several wet crossings over Lone Mountain Road, which may impede ingress and
egress to and from the site. We recommend these crossings be all-weather and capable
of supporting 75,000 pounds for fire access purposes.
• As you are likely aware, the site lies within a Floodplain; therefore, a Floodplain Use
Permit is required.
• While the site lies within the water and sewer service areas of the City of Surprise, the
site is currently outside of the Surprise city limits, and water and sewer infrastructure has
not been extended to this area; however, when such services become available, we would
ask that the property annex into the city and obtain city services.
Please keep us informed and do not hesitate to contact me at 623-222-3137 with any questions.
Respectfully,
SIGN
Robert H. Kuhfuss, ACIP, MPA
Current Planning Supervisor
City of Surprise Community Development Department
cc: Martin Lucero, Transportation Planning Manager, City of Surprise
Dana Owsiany, PE, Traffic Engineering Manager, City of Surprise
Travis Samuelson, Fire Inspector/Plans Examiner, Surprise Fire/Medical Department
Nuning Lemka, PE, Surprise Engineering Manager
Christine Nunez, Environmental Manager, Surprise Water Resource Management
Lloyd Abrams, Assistant Community Development Director, City of Surprise
PS20-413, Page 2 of 3

PS20-413,
Page
3
of
3

September 23, 2020
Brent Bailey’s responses to letter dated August 17, 2020 from Robert H. Kuhfuss, AICP, Current
Planning Supervisor with the City of Surprise Community Development Department:
• The applicant should be made aware of the recent annexations in the area along with the recently approved
PADs including Marisol Ranch and Lone Mountain Ranch. We ask the applicant to mitigate the potential impacts
this facility may have on future Surprise residents.
Response: We are fully aware of these future projects and our project will have no effect or impact on the future
Surprise residents and our intent is impact as least amount as possible and will continue to work with Surprise and
Maricopa County to continue this goal.
• The Lebhart parcel located immediately to the south of the subject parcel was included in the aforementioned
annexation and is zoned Residential Ranch (RR).
Response: We are aware and had several meetings with Lebhart's via zoom and were willing to make some
changes based on their concerns. All meetings with them were respectful and professional.
• Our Traffic Engineering and Transportation Planning Divisions request the applicant provide a Trip Generation
Statement per Chapter 4 of the Surprise Engineering Development Standards (EDS). Traffic and Transportation
further suggest that on-site parking stalls meet the minimum requirements as found in Surprise EDS 4-03
(attached). Traffic and Transportation further request the dirt road that provides primary access to the facility be
treated to control dust emissions for vehicles accessing the venue. The Surprise EDS may be found online at
https://www.surpriseaz.gov/1645/Engineering-Development-Standards
Response: We had a TIS submitted to Maricopa County and also emailed Robert Kuhfuss a copy as well for his
team to review.
• There are several wet crossings over Lone Mountain Road, which may impede ingress and egress to and from
the site. We recommend these crossings be all-weather and capable of supporting 75,000 pounds for fire access
purposes.
Response: The entire access road to the venue will be paved as part of the SUP and will support all Fire and EMS
vehicles without issues.
• As you are likely aware, the site lies within a Floodplain; therefore, a Floodplain Use Permit is required.
Response: This was not required by Maricopa County Planning as part of the SUP.
• While the site lies within the water and sewer service areas of the City of Surprise, the site is currently outside of
the Surprise city limits, and water and sewer infrastructure has not been extended to this area; however, when
such services become available, we would ask that the property annex into the city and obtain city services.
Response: We are aware and we will follow city protocols and annexation expectations.

From: Rachel Applegate (PND)
To: Bristol Lee
Subject: RE: January 28, 2021 Planning & Zoning Commission Hearing - Interest in Speaking
Date: Tuesday, January 26, 2021 10:40:25 AM
Attachments: image001.png
image002.png
Good morning Bristol,
Just wanted to let you know that the applicant has requested a continuance of the Z2020052 - Bailey
Wedding Venue to the February 11th Commission hearing. You can view the request for continuance
from the following website:
https://www.maricopa.gov/AgendaCenter/Planning-Zoning-Commission-9
Thank you,
Rachel Applegate
Senior Planner
Planning & Development
602-372-0318
Rachel.Applegate@maricopa.gov
From: Bristol Lee <bristolrocks11@hotmail.com>
Sent: Friday, January 22, 2021 4:58 PM
To: Rachel Applegate (PND) <Rachel.Applegate@Maricopa.Gov>
Subject: Re: January 28, 2021 Planning & Zoning Commission Hearing - Interest in Speaking
Hello Rachel,
Here is the info you requested:
-Z2020052/Bailey Wedding Venue
Bristol Lee
14897 W Georgia Dr, Surprise, AZ 85379
Bristolrocks11@hotmail.com
623-824-5306
-Other
-I support
-Do NOT want to speak
Thank you,
Get Outlook for iOS
From: Rachel Applegate (PND) <Rachel.Applegate@Maricopa.Gov>
Sent: Friday, January 22, 2021 2:56:56 PM

To: Rachel Applegate (PND) <Rachel.Applegate@Maricopa.Gov>
Subject: January 28, 2021 Planning & Zoning Commission Hearing - Interest in Speaking
Thank you for registering attendance for the January 28, 2021 Planning & Zoning Commission
hearing with GoToWebinar.
As follow up to attendance for the virtual public hearing, please let me know the following
information to relay to the Chairman your interest in a planning case and if you would like to speak
during the hearing.
Please response with the following information:
Case number / Project name
§ Your name, address, e-mail and phone number
§ Identify yourself as applicant / applicant representative / other
§ Indicate support or opposition
§ Indicate if you wish to speak or do not wish to speak
Public Hearing – Gotowebinar User Guide (Registration – Audio – Chat)
https://www.maricopa.gov/DocumentCenter/View/62323/Gotowebinar-User-Guide---Maricopa-
County-published-8-17-20?bidId=
Thank you,
Rachel Applegate
Senior Planner
Maricopa County Planning & Development Department
501 N. 44th Street, Suite 200, Phoenix, AZ 85008
Desk: 602-372-0318 | Fax: 602-506-3711
Rachel.Applegate@maricopa.gov

From: Rachel Applegate (PND)
To: Brock Bailey
Subject: RE: January 28, 2021 Planning & Zoning Commission Hearing - Interest in Speaking
Date: Tuesday, January 26, 2021 10:40:27 AM
Attachments: image001.png
image002.png
Good morning Brock,
Just wanted to let you know that the applicant has requested a continuance of the Z2020052 - Bailey
Wedding Venue to the February 11th Commission hearing. You can view the request for continuance
from the following website:
https://www.maricopa.gov/AgendaCenter/Planning-Zoning-Commission-9
Thank you,
Rachel Applegate
Senior Planner
Planning & Development
602-372-0318
Rachel.Applegate@maricopa.gov
From: Brock Bailey <baileyazproductions@gmail.com>
Sent: Sunday, January 24, 2021 6:12 PM
To: Rachel Applegate (PND) <Rachel.Applegate@Maricopa.Gov>
Subject: Re: January 28, 2021 Planning & Zoning Commission Hearing - Interest in Speaking
Bailey Wedding Venue - (Z2020052)
Brock Bailey
14360 W Windrose Dr
Surprise, AZ 85379
baileyazproductions@gmail.com
623-680-2073
Applicant Representative
Support
Do not wish to speak
On Fri, Jan 22, 2021 at 2:57 PM Rachel Applegate (PND) <Rachel.Applegate@maricopa.gov> wrote:
Thank you for registering attendance for the January 28, 2021 Planning & Zoning Commission
hearing with GoToWebinar.

As follow up to attendance for the virtual public hearing, please let me know the following
information to relay to the Chairman your interest in a planning case and if you would like to
speak during the hearing.
Please response with the following information:
Case number / Project name
§ Your name, address, e-mail and phone number
§ Identify yourself as applicant / applicant representative / other
§ Indicate support or opposition
§ Indicate if you wish to speak or do not wish to speak
Public Hearing – Gotowebinar User Guide (Registration – Audio – Chat)
https://www.maricopa.gov/DocumentCenter/View/62323/Gotowebinar-User-Guide---
Maricopa-County-published-8-17-20?bidId=
Thank you,
Rachel Applegate
Senior Planner
Maricopa County Planning & Development Department
501 N. 44th Street, Suite 200, Phoenix, AZ 85008
Desk: 602-372-0318 | Fax: 602-506-3711
Rachel.Applegate@maricopa.gov

From: Richard Lebhart
To: Sean Watkins (PND)
Subject: RE: Special Use Permit for the Bailey Wedding Venue Project
Date: Wednesday, December 9, 2020 7:31:01 AM
Hi Sean. Appreciate you checking back in with us. We've had no additional coordination or
contact beyond what is described below. We still support the concerns raised below with the
proposed project and prefer the request be denied as incompatible with the location.
Best regards,
Rick & Kim Lebhart
On December 2, 2020 at 1:18 PM "Sean Watkins (PND)"
<Sean.Watkins@Maricopa.Gov> wrote:
Dear Madam and Sir,
It has been some time since you submitted the comment below, and I believe there has
been some coordination between you and the applicants and/or their consultant in the
meantime.
Accordingly, I wanted to check to see if the comment below still stands or if you would
like to change it in light of the subsequent conversation(s)?
Please feel free to call me if you would like to discuss anything about the case.
Thank you!
Sean Watkins
Planner
Maricopa County Planning & Development Department
501 N. 44th Street, Suite 200, Phoenix, AZ 85008
Desk: 602-506-8150
sean.watkins@maricopa.gov

From: Richard Lebhart <rlebhart1@cox.net>
Sent: Saturday, August 22, 2020 10:30 AM
To: Sean Watkins (PND) <Sean.Watkins@Maricopa.Gov>
Cc: abeaudoin@norris-design.com; bbaileyinaz@hotmail.com
Subject: Special Use Permit for the Bailey Wedding Venue Project
Sir,
We are writing to express our concerns with the Special Use Permit (SUP) for the
Bailey Wedding Venue project (APN 503-52-003J). We own the 6.4 acre parcel
directly south of the proposed project and share not only a property boundary, but
also the access road that would be used for all customer access to the events.
Kim and I searched many years to find an affordable, pretty, multi-acre parcel to
build our dream home on. We eventually focused on locating land just outside
the main valley cities that felt remote, but within a reasonable distance to basics.
Plus an area expected to eventually build out with good access to a freeway. On
one of our exploratory searches in the far NW valley, a mile down a barely used
dirt road, we found a handmade for sale sign listing 19 acres. We declined to
purchase the entire 19.162 acres, and purchased 1 of 3 subdivided lots in early
2001 with 6.391 acres. The other 2 parcels were then split into multiple smaller
lots, including the one now requesting the SUP.
This is an exceptional property with amazing views of mountains and 180 degree
city lights. It is located just north of the Central Arizona Project (CAP) water
canal. The north side of the CAP has a wide patch of open space intended as a
flood zone and under BLM control. It was exactly what we were looking for and
have been holding it now for 19 years waiting for the right time to build our
dream home to retire in.
Late June, we received a letter from Norris Design notifying us of plans to request
a Special Use Permit from Maricopa County for a Wedding/Event venue site.
This was a complete surprise and was something we had never thought may occur
in an area like this.
We have since spoke several times to Alan Beaudoin with Norris Design, plus the
family that owns the land and is requesting the SUP. All are very nice folks with
big dreams for the property and area. They have been very willing to discuss our
concerns and have made several modifications to try and help mitigate the
potential noise, allow our continued property access, while also explaining the
road improvements planned.

After much consideration, we still strongly oppose the planned SUP. Our key
concerns are as follows:
The expected isolation and privacy at the end of a long private drive will be
largely lost. The private road will no longer be very private at all and the
sensation of being remote will be gone.
These types of events would stream a large number of vehicles in/out in
large clusters. Dozens of vehicles coming and going en masse with the
expected traffic sounds of exhaust and stereos.
The wash and potential flood zones on our land mean the best and most
usable part of our lot to build on is directly south of the planned parking lot
and close to the ‘event barn’. We are unable to simply position our home
far away from the planned venue.
The value of our land for residential use will be greatly reduced and the
protective zoning of one house per acre made basically irrelevant.
Our property is in the City of Surprise, while this venue would be in the
County. We are concerned if there are problems later, we will encounter
challenges with jurisdiction and standing to make complaints or solicit help
mediating any disputes.
Lastly, we would expect alcohol to be a large part of gatherings like this
which can introduce a whole set of related issues with drunk drivers, public
urination, trash and other similar issues that are very difficult for the venue
to prevent.
We request the SUP be denied and the existing quiet, residential profile of these
properties be continued. We will also participate in any future hearings to make
our position known and work to prevent the change in use for this property. We
appreciate your consideration of our concerns.
Thank you!!
Rick & Kim Lebhart
4402 W Fallen leaf Ln
Glendale, AZ 85310

From: Rachel Applegate (PND)
To: Kimberly Lebhart
Cc: Sean Watkins (PND)
Subject: RE: Bailey Wedding Venue
Date: Wednesday, January 27, 2021 4:20:02 PM
Attachments: image001.png
I will send your e-mail to Sean Watkins working the case so he can keep you informed of the case
status. The applicant has requested a continuance to the 2/11/21 Commission hearing. The
GoToWebinar registration for The February 11th hearing will be available one week prior to hearing.
Please let me know if you have any questions.
Thank you,
Rachel Applegate
Senior Planner
Planning & Development
602-372-0318
Rachel.Applegate@maricopa.gov
From: Kimberly Lebhart <Kimberly.Lebhart@dvusd.org>
Sent: Wednesday, January 27, 2021 3:51 PM
To: Rachel Applegate (PND) <Rachel.Applegate@Maricopa.Gov>
Subject: Bailey Wedding Venue
Hello Rachel,
I just wanted to check on the timeline of the meeting tomorrow? We are the property owners adjacent to the
proposed Bailey Wedding Venue. We have sent a letter to be included for consideration in granting this special
request. We share a private road with this property and it dead ends after passing our entire 6 acre lot. We are
VERY concerned about the traffic and noise this will create for us. Do we need to request to speak or will this
letter be sufficient for the board to understand our concerns and appreciate our position before making a
decision.
Do you have an estimate about the timing of our case? I work at a public school and would really like to join
the meeting.
Thanks for your consideration,
Kimberly Lebhart, Librarian
Stetson Hills School
623-445-5313

There is no app to replace your lap
- read to your child!
Visit the Media Center Website:
https://www.dvusd.org/Page/25611

From: Eric Kriwer
To: Sean Watkins (PND)
Cc: Kane Nixon
Subject: RE: Case# Z2020052 Baily Wedding Venue
Date: Wednesday, January 20, 2021 4:01:00 PM
Attachments: image001.png
Bailey Wedding Venue.PNG
Here is a photo; I have concerns with access/egress, water supply, low water crossing to the west,
and occupancy (assembly). I was curious if you had any additional details regarding occupancy
requests etc.
Best,
Eric
Eric Kriwer, EFO, CFO
Deputy Chief/Fire Marshal
Community Risk Management Division
Arizona Fire & Medical Authority
18818 N. Spanish Garden Drive
Sun City West, Arizona 85375
Office: 623.544.5400
Fax: 623.546.8613
E-Mail: ekriwer@afma.az.gov
Leadership is a potent combination of strategy and character. But if you must be without one, be without the
strategy.
-Norman Schwarzkopf
From: Eric Kriwer
Sent: Wednesday, January 20, 2021 3:54 PM
To: sean.watkins@maricopa.gov
Subject: Case# Z2020052 Baily Wedding Venue
Sean,
I wanted to reach out to you on the proposed project in our Authority. Let me know if you have time
to discuss this via a phone call. Thank you!
Best,
Eric

Eric Kriwer, EFO, CFO
Deputy Chief/Fire Marshal
Community Risk Management Division
Arizona Fire & Medical Authority
18818 N. Spanish Garden Drive
Sun City West, Arizona 85375
Office: 623.544.5400
Fax: 623.546.8613
E-Mail: ekriwer@afma.az.gov
Leadership is a potent combination of strategy and character. But if you must be without one, be without the
strategy.
-Norman Schwarzkopf
This message is intended only for the named recipient(s). If you are not the intended recipient(s), you are
notified that the dissemination, distribution or copying of this message is strictly prohibited. If you receive
this message in error, or are not the named recipient(s), please notify the sender either at the above e-mail
address or telephone the Arizona Fire & Medical Authority (AFMA) at (623) 544-5400. Thank You.
To ensure compliance with Arizona's open meeting laws, members of the North County, South County
and/or Arizona Fire & Medical Authority's Board of Directors who have received this message may reply
directly to the sender but must not correspond with or send a copy of their reply regarding this message to
any other members of their respective Board(s). Recipients of this message who are not Board members
must not forward this message to any of the North County, South County or AFMA Board Members.



From: Eric Kriwer
To: Darren V. Gérard (PND); Kane Nixon
Cc: Sean Watkins (PND); Rachel Applegate (PND); Doug Kober (PND); Shiloh Johnson (OET); Thomas O"Donohue;
John Teixeira
Subject: RE: P&Z hearing, Area of Interest, etc.
Date: Wednesday, January 27, 2021 3:48:35 PM
Attachments: image003.png
image004.png
image005.png
Staff met with Mr. Bailey today and advised him that he will need an adequate fire code approved
ingress/egress fire apparatus roadway with a secondary means of egress.
Additionally, engineered all-weather road surface, engineered low-water crossings on the four
tributaries to the property, an approved fire apparatus turn-around at the end of the project drive,
and water supply for firefighting purposes.
I hope we can communicate earlier on some of these projects that bring our county citizens an
improved process. Please let us know how we can assist in the future.
Best,
Eric
Eric Kriwer, EFO, CFO
Deputy Chief/Fire Marshal
Community Risk Management Division
Arizona Fire & Medical Authority
18818 N. Spanish Garden Drive
Sun City West, Arizona 85375
Office: 623.544.5400
Fax: 623.546.8613
E-Mail: ekriwer@afma.az.gov
Leadership is a potent combination of strategy and character. But if you must be without one, be without the
strategy.
-Norman Schwarzkopf
From: Darren V. Gérard (PND) <Darren.Gerard@Maricopa.Gov>
Sent: Monday, January 25, 2021 3:10 PM
To: Kane Nixon <KNixon@AFMA.Az.gov>; Eric Kriwer <EKriwer@AFMA.Az.gov>
Cc: Sean Watkins (PND) <Sean.Watkins@Maricopa.Gov>; Rachel Applegate (PND)
<Rachel.Applegate@Maricopa.Gov>; Doug Kober (PND) <Doug.Kober@Maricopa.gov>; Shiloh

Johnson (OET) <Shiloh.Johnson@Maricopa.Gov>
Subject: P&Z hearing, Area of Interest, etc.
Gentlemen: First, attached is an Agenda for Thursday’s P&Z hearing. It includes in formation on how
to register for the online/telephonic hearing. Sean is speaking with Mr. Baily and expects to have
Mr. Bailey request a continuance of his case to the 3/11 P&Z hearing. If he does so in writing the
case will automatically be continued without any discussion on Thursday.
Second, we can register you as an Area of Interest group from the following site:
https://www.maricopa.gov/FormCenter/Regulatory-Planning-Development-15/Register-as-an-Area-
of-Interest-Group-fo-184
Or, you can just email me with the name of the group(s), contact info (email/s, etc.) and geographic
area of interest (which can just be for example North County Fire District c/o AFMA to coincide with
those Fire District boundaries, and South County Fire District to coincide with those boundaries, etc.)
Darren V. Gérard, AICP
Planning Services Manager
Maricopa County Planning & Development Department
501 N. 44th Street, Suite 200, Phoenix, AZ 85008
Desk: 602-506-7139 | Cell: 602-723-2241 | Fax: 602-506-3711
Darren.Gerard@maricopa.gov
This message is intended only for the named recipient(s). If you are not the intended recipient(s), you are
notified that the dissemination, distribution or copying of this message is strictly prohibited. If you receive
this message in error, or are not the named recipient(s), please notify the sender either at the above e-mail
address or telephone the Arizona Fire & Medical Authority (AFMA) at (623) 544-5400. Thank You.
To ensure compliance with Arizona's open meeting laws, members of the North County, South County
and/or Arizona Fire & Medical Authority's Board of Directors who have received this message may reply
directly to the sender but must not correspond with or send a copy of their reply regarding this message to
any other members of their respective Board(s). Recipients of this message who are not Board members
must not forward this message to any of the North County, South County or AFMA Board Members.

From: Eric Kriwer
To: Sean Watkins (PND)
Cc: Kane Nixon
Subject: RE: Bailey Wedding Venue
Date: Wednesday, February 3, 2021 4:49:05 PM
Attachments: image001.png
Final Comments Bailey Wedding Venue 2021.pdf
Low Water 2021.pdf
Bailey Wedding Venue.PNG
PDF on Low Water Crossings.pdf
Sean,
Here are the final comments for the Bailey Wedding Venue. Mr. Bailey mentioned that he wants to
move forward with a continuance that fire code conditions will be addressed before hosting any
events or the final C of O for his venue. I am not familiar if this is a possibility for his project. I do
understand that our organization will review any additions regarding building additions etc., on the
property.
Please feel free to contact me if you have any further questions.
Best,
Eric
Eric Kriwer, EFO, CFO
Deputy Chief/Fire Marshal
Community Risk Management Division
Arizona Fire & Medical Authority
18818 N. Spanish Garden Drive
Sun City West, Arizona 85375
Office: 623.544.5400
Fax: 623.546.8613
E-Mail: ekriwer@afma.az.gov
Leadership is a potent combination of strategy and character. But if you must be without one, be without the
strategy.
-Norman Schwarzkopf
From: Sean Watkins (PND) <Sean.Watkins@Maricopa.Gov>
Sent: Tuesday, January 26, 2021 10:42 AM
To: Eric Kriwer <EKriwer@AFMA.Az.gov>
Subject: RE: Bailey Wedding Venue

Hello Mr. Kriwer,
At the Applicant’s request, this case will be continued from the 1/28/21 to the 2/11/21 PnZ hearings.
So, this case will be on the continuance agenda this Thursday to be continued with no discussion
anticipated.
You’ll need to register again in order to attend/speak during the 2/11 PnZ Hearing.
The 2/11 PnZ Agenda (with attendance instructions) will be posted here:
https://www.maricopa.gov/AgendaCenter
Scroll about ½ way down the page to the “Planning and Zoning Commission” and download the 2/11
agenda (and Z2020052 Staff Report).
The agenda will be there by about 2/5/21.
Thank you!
Sean Watkins
Planner
Maricopa County Planning & Development Department
501 N. 44th Street, Suite 200, Phoenix, AZ 85008
Desk: 602-506-8150
sean.watkins@maricopa.gov
From: Eric Kriwer <EKriwer@AFMA.Az.gov>
Sent: Monday, January 25, 2021 1:46 PM
To: Sean Watkins (PND) <Sean.Watkins@Maricopa.Gov>
Subject: FW: Bailey Wedding Venue
Attached photos from the site visit today at the proposed Bailey Wedding Venue. Note low water
crossings and inadequate width for fire apparatus and vehicles to move through simultaneously.
Eric Kriwer, EFO, CFO
Deputy Chief/Fire Marshal
Community Risk Management Division
Arizona Fire & Medical Authority
18818 N. Spanish Garden Drive
Sun City West, Arizona 85375
Office: 623.544.5400
Fax: 623.546.8613
E-Mail: ekriwer@afma.az.gov

Leadership is a potent combination of strategy and character. But if you must be without one, be without the
strategy.
-Norman Schwarzkopf
This message is intended only for the named recipient(s). If you are not the intended recipient(s), you are
notified that the dissemination, distribution or copying of this message is strictly prohibited. If you receive
this message in error, or are not the named recipient(s), please notify the sender either at the above e-mail
address or telephone the Arizona Fire & Medical Authority (AFMA) at (623) 544-5400. Thank You.
To ensure compliance with Arizona's open meeting laws, members of the North County, South County
and/or Arizona Fire & Medical Authority's Board of Directors who have received this message may reply
directly to the sender but must not correspond with or send a copy of their reply regarding this message to
any other members of their respective Board(s). Recipients of this message who are not Board members
must not forward this message to any of the North County, South County or AFMA Board Members.




Map O
Maricopa County GIO, Maricopa County
1/27/2021 8:19:51 AM

Map O
Maricopa County GIO, Maricopa County
1/27/2021 8:22:40 AM


From: Rachel Applegate (PND)
To: Sean Watkins (PND)
Subject: Opposition Received during 2/11/21 PZ Hearing
Date: Thursday, February 11, 2021 11:28:00 AM
Z2020052- Bailey Wedding Venue
10:25 AM: Thank you for your acknowledement. I wanted to express that the road they are planning on
using was granted as a private drive by the BLM to owners. It dead ends at our property and the
proposed wedding venue. I have grave concerns about 150 potential cars coming back and forth past 2
sides of our property. It is currently gated to prevent people from exploring and having to turn around
at our proposed house location. Thank you for your attention.
Kimberly Lebhart