09. 10. CPA2015006 Z2015054 BOS REPORT.PDF

Report to the Board of Supervisors
Prepared by the Maricopa County Planning and Development Department
Board Hearing Date: April 6, 2016
Case #s/Title: 1. CPA2015006 – Power & San Tan RV Storage Yard
2. Z2015054
Supervisor District: 1
Applicant/Owner: Hook Engineering Inc. / Hoots Family Investments, LP
Requests: 1. Comprehensive Plan Amendment (CPA) to change the
Queen Creek Area Plan land use designation from Suburban
Residential to Commercial Retail Center. Per State Statute,
CPA2015006 approval is by Resolution.
2. Special Use Permit (SUP) for commercial storage of vehicles
in the R1-35 zoning district.
Site Location: Generally located 330’ north of San Tan Blvd. and 180’ east
of Power Rd. in the Queen Creek area
Site Size: Approximately 3 acres
County Island Status: Yes (Queen Creek Municipal Planning Area)
Additional
Comments: All concerns from reviewing County agencies are addressed
with recommended conditions. Three additional letters of
opposition were received after printing of the staff report
and handouts were provided to Planning and Zoning
Commission. The opposition letters raised concerns with
residential zone property being utilized for commercial uses,
security, noise, dust, crime, increase in vehicle traffic, and
decreased property values.
Commission
Recommendations: On 3/10/16, the Commission voted 7-0 to recommend
approval of CPA2015006 subject to conditions ‘a’ – ‘c’:
a. Development of the site shall be in conformance with the Narrative Report
entitled “Power & San Tan RV Storage Yard, Queen Creek AZ, Comprehensive
Plan Amendment Narrative Report CPA2015006” including all exhibits dated
December 8, 2015 and stamped received December 22, 2015, except as
modified by the following conditions.
April 6, 2016
CPA2015006 & Z2015054
Page 1 of 3

b. The land use designation of Commercial Retail Center approved as part of
CPA2015006 shall be subject to the time limits set forth in the subsequent Special
Use Permit, and shall change to the previous Suburban Residential land use
designation upon Special Use Permit expiration.
c. 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 owner to enjoy uses in excess of those permitted by the land
use existing on the date of application, subject to conditions. In the event of the
failure to comply with any condition of approval, the property shall change to
the land use designation that existed on the date of application. It is, therefore,
stipulated and agreed that such change due to the failure to comply with any
conditions 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 change.
On 3/10/16, the Commission voted 7-0 to recommend
approval of Z2015054 subject to conditions ‘a’ – ‘h’:
a. Development of the site shall be in general conformance with the Site Plan
entitled “Site Plan with Conceptual Grading & Drainage, Power & San Tan RV
Storage Yard, Queen Creek AZ 85142” consisting of 2 full-size sheets, dated
December 9, 2015, and stamped received December 22, 2015, except as
modified by the following conditions.
b. Development of the site shall be in conformance with the Narrative Report
entitled “Power & San Tan RV Storage Yard, Queen Creek AZ, Special Use Permit
Narrative Report Z2015054” consisting of 24 pages including all exhibits dated
December 17, 2015 and stamped received December 22, 2015, except as
modified by the following conditions.
c. This Special Use Permit shall expire 10 years from the date of approval by the
Board of Supervisors for a period of 90 or more consecutive days, or upon
termination of the use, whichever occurs first. All of the site improvements shall
be removed within 60 days of such termination or expiration.
d. Signage shall conform with Section 1403 of Maricopa County Zoning Ordinance
for Commercial Zoning Districts within the C-1 zoning district.
e. The following Planning Engineering conditions shall apply:
1. Power Rd is County right-of-way and an actively-maintained roadway.
Work within the right-of-way is subject to the MCDOT standards and
permit.
f. The following MCESD conditions shall apply:
1. Development and engineering design shall be in conformance with the
Maricopa County Stormwater Quality Management and Discharge
Control Regulation. It is required, the owner/developer to prepare a
April 6, 2016
CPA2015006 & Z2015054
Page 2 of 3

SWPPP and obtain approval by MCESD prior to construction. (A separate
submittal to MCESD would be required.) It is required, upon completion of
construction, the owner to fulfill MCESD requirements and obtain a post-
construction stormwater permit.
2. If applicable, the site plan shall contain a note designating the entity
responsible for operation and maintenance of the on-lot stormwater
management facilities consistent with an approved operation and
maintenance plan.
g. Noncompliance with any Maricopa County Regulation shall be grounds for
initiating a revocation of this Special Use Permit as set forth in the Maricopa
County Zoning Ordinance.
h. The 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 owner to enjoy uses in excess of those permitted by the land
use existing on the date of application, subject to conditions. In the event of the
failure to comply with any condition of approval, the property shall change to
the land use designation that existed on the date of application. It is, therefore,
stipulated and agreed that such change due to the failure to comply with any
conditions 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 change.
Presented by: Carol Hu, Planner
Reviewed by: Matt Holm, AICP, Planning Supervisor
Attachments: 3/10/16 P&Z Packet (40 pages)
Letters in Opposition - P&Z Handouts (5 pages)
Resolution (2 pages)
Note: 3/10/16 Draft P&Z Minutes are not available as of the writing of this report, but can be provided upon request
later when available.
April 6, 2016
CPA2015006 & Z2015054
Page 3 of 3

Report to the Planning and Zoning Commission
Prepared by the Maricopa County Planning and Development Department
Cases: 1. CPA2015006 – Power & San Tan RV Storage Yard
2. Z2015054
Meeting Date: March 10, 2016
Agenda Items: 1. 10
2. 11
Supervisor District: 1
Applicant: Hook Engineering Inc.
Owner: Hoots Family Investments, LP
Requests: 1. Comprehensive Plan Amendment (CPA) to change the Queen
Creek Area Plan land use designation from Suburban Residential to
Commercial Retail Center.
2. Special Use Permit (SUP) for commercial storage of vehicles in the
R1-35 zoning district.
Site Location: Generally located 330’ north of San Tan Blvd. and 180’ east of
Power Rd. in the Queen Creek area
Site Size: Approximately 3 acres
Density: N/A
County Island: Yes (Queen Creek Municipal Planning Area)
County Plan: Queen Creek Area Plan – Suburban Residential (0-2 d.u./ac.)
Municipal Plan: Town of Queen Creek – Commercial
Municipal Comments: N/A
Support/Opposition: One (1) letter of opposition
Recommendations: 1. Approve with conditions
2. Approve with conditions
Agenda Items: 10 & 11 – CPA2015006 & Z2015054
Page 1 of 10

Project Summary:
1. This is a request for a CPA to change the land use designation in the Queen Creek Area
Plan from Suburban Residential to Community Retail Centers and a 10 year SUP for
commercial storage of vehicles. The site is approximately 3 acres and has access to
Power Road via a 20’ wide ingress-egress easement. The proposed development would
include storage of RVs, boats, campers, sand rails, rock crawlers, trailers, jet skis, quads,
and the like. It is located approximately northeast of the intersection of San Tan Blvd.
and Power Rd. in the Queen Creek area.
2. The narrative asserts that the proposed development meets the Comprehensive Plan
Amendment criteria in the following manner:
Whether the amendment constitutes an overall improvement to the Comprehensive
Plan and is not solely for the good or benefit of a particular landowner or owners at a
particular point in time.
The site is located in an area with numerous existing commercial zoned properties, and
abuts existing Commercial C-3 zoned properties on the west, providing continuous land
use zoning designation. The site has no physical connection (separated by walls) to the
existing residential land uses, and therefore does not alter the areas existing land use
patterns. Furthermore the site has no legal access (right of way) from the existing
adjacent residential land uses, the site access is to the west through the existing C-3
commercial land uses. Based on these facts, this proposed amendment is not solely for
the good or benefit of a particular land owner, rather it is an acknowledgement that
the subject parcel would better relate to the Queen Creek Area Plan and the
Comprehensive Plan by being designated a CRC land use.
Whether the amendment will adversely impact all or a portion of the planning area.
A. Altering acceptable land use patterns to the detriment to the plan.
The applicant indicates that the proposed CRC commercial use would provide a
transitional land use between the existing C-3 that fronts Power Road and the
existing Suburban Residential R1-35 zoning, and will complement the existing
surrounding land uses. Therefore the request does not alter acceptable land use
patterns to the detriment of the Comprehensive Plan.
B. Requiring public expenditures for large and more expensive public
improvements to roads, sewer, or water systems that are needed to support
planned land uses.
The applicant states that the proposed CRC commercial use for this CPA request
will not require any public expenditures for infrastructure because the CPA
request is for a commercial land use to allow a RV Storage facility which would
not require water or sewer services and it is for a development type that
generates minimal traffic and minimal emergency service needs. Additionally,
the CPA request creates no demand for additional useable local open space,
as it does not increase the local area residential population. A traffic analysis
prepared in conjunction with this request determined that the proposed RV
Agenda Items: 10 & 11 – CPA2015006 & Z2015054
Page 2 of 10

Storage facility generates minimal traffic, and that the existing Power Road
improvements are sufficient to accommodate the traffic demands of the site. As
stated, the site does not provide sewer or water service, therefore the proposed
CRC commercial use request to allow an RV Storage facility does not require any
public improvements.
C. Adversely impacting planned uses because of increased traffic.
The narrative indicates that the request for CRC commercial use by the CPA
would allow development as a RV Storage facility which is a use that generates
minimal traffic of only 1 vehicle per hour as determined by the traffic analysis
prepared in conjunction with this request. Therefore this request which would
allow development of the proposed RV Storage facility will not adversely impact
the surrounding planned land uses because of increased traffic.
D. Affecting the livability of the area or the health or safety of present and future
residents.
The applicant asserts that the proposed CRC commercial use for this CPA
request will allow the site to be converted from a vacant unused parcel that
receives minimal maintenance to a property that would be developed and
used as a RV Storage facility that would be secured with walls and fencing as
well as having onsite lighting required by code, and would have regular onsite
maintenance. This would result in the site being kept cleaner and being secured
which would improve the livability, safety and health of the local residents.
E. Adversely impacting the natural environment or scenic quality of the area in
contradiction of the plan.
The narrative indicates no known environmental (scenic areas, mountain views,
vegetative, topographic and wildlife) or cultural elements (archeological and
historical) or aquatic/water elements (rivers, lakes, streams, floodplains and
riparian) that are of interest existing on this site. Therefore development of the site
will not cause any loss to the land, cultural or aquatic/water elements. Since the
site currently exists as a vacant parcel of dirt, development of the site would
include installation of dust proof surfacing which would eliminate airborne dust
“haboobs” caused by extreme winds associated with monsoon storms. This
would result in improved air quality during wind storms. Therefore the proposed
CRC commercial use for this CPA request will have no adverse impact to the
natural environment or scenic quality of the area in contradiction to the plan.
Whether the amendment is consistent with the overall intent of the Comprehensive Plan.
The narrative report states this Comprehensive Plan Amendment (CPA) request is for a
proposed Commercial Retail Center (CRC) land use change which is consistent with
the overall intent of the Comprehensive Plan. The request accommodates growth with
this proposal providing orderly sustainable growth, growth that benefits the economy
while not adversely impacting expenditure of public funds. This request conserves
natural resources, protects cultural and environmental resources by utilizing a property
that provides minimal cultural and environmental benefit to the community. This request
Agenda Items: 10 & 11 – CPA2015006 & Z2015054
Page 3 of 10

promotes the health, safety and welfare of the public by providing permanent
maintenance for an existing unused vacant parcel of land which will be kept clean,
secured, and dust proofed.
3. The narrative also states that the proposed development meets the following goals and
objectives of the Queen Creek Area Plan (Note: The applicant’s narrative report
[attached] provides details about how this project intends to meet these goals and
policies):
Land Use Goal: Create high quality residential, commercial and industrial land
developments that are compatible with adjacent land uses.
Transportation Goal Objective T5: Optimize public investments.
Environment Goal: Promote development that considers adverse environmental
impacts on the natural and cultural environment, preserves highly valued open space,
and remediates areas contaminated with hazardous materials.
Growth Areas Goal: Promote orderly, timely, and fiscally responsible growth in Maricopa
County.
Water Resources Goal 2: Reduce the impacts of development on water quality, land
subsidence and fissuring, and riparian habitat.
Cost of Development Goal: Ensure that new development pays its fair and proportional
share of the cost of additional public facility and service needs generated by new
development.
4. There would be approximately 169 leased parking spaces available throughout the site.
The dimension of parking spaces ranges from 18’X10’ to 50’X10’ to accommodate
various types of vehicles. There will also be 7 additional parking spaces for lone driver to
park the commuter vehicle until the RV is retrieved. There is sufficient screening
provided along the property lines with a combination of CMU and chain link fence. The
site will be secured by a gate with accommodation for emergency fire access.
5. The business operation would be 7 days a week with site daily hours of operation 6am
to 7pm for automated access gate. There is no onsite employee and the facility will be
maintained by site visits performed as needed.
6. Although specific type of signage and content are not fully determined at this time, the
applicant would like to request for commercial zoning signage development standards
to convey public information, emergency identification and operation information.
Staff supports consistent land use with zoning signage standards, however, freeway
pylon signs or billboards will not be appropriate for the subject site. Therefore, staff
included an additional condition of approval for signage standards to be consistent
with C-1 zoning district with excludes freeway pylon signs and billboards.
Agenda Items: 10 & 11 – CPA2015006 & Z2015054
Page 4 of 10

Overall Site Plan of the SUP area
Public Participation Summary:
7. The applicant posted signs in the vicinity of the SUP area and notified residences within
300 feet of the project area. The applicant also conducted a neighborhood meeting.
Within the citizen participation result report, there were several correspondences via
phone call and email between the residents and the applicant. The neighborhood is
generally concerned with people using the site for ill purposes, clarification on structure
and lighting, property value impacts and general understanding on zoning and SUP
process. Staff received one (1) email of opposition regarding the SUP. However, the
writer did not state any specific concern.
Aerial-photo of Power & San Tan RV Storage Yard
Agenda Items: 10 & 11 – CPA2015006 & Z2015054
Page 5 of 10

Surrounding Zoning of Power & San Tan RV Storage Yard
Town of Queen Creek Commercial Land Use
Agenda Items: 10 & 11 – CPA2015006 & Z2015054
Page 6 of 10

Existing On-Site and Adjacent Zoning and Land Use:
8. On-site: R1-35 / Vacant
North: R1-35 / Single Family Residential
South: C-3 & R1-35 / Retail & Vacant Land
East: R1-35 / Single Family Residential
West: C-3 / Auto Sales and Tire Store
Adopted Plans:
9. Maricopa County Queen Creek Area Plan: The comprehensive plan designates this
area as Suburban Residential (0-2 d.u./ac.).
10. Queen Creek General Plan: The general Plan designates the subject site as a
commercial node at Power Rd. and San Tan Blvd. The Town of Queen Creek did not
provide any comments.
Utilities and Services:
11. Water: N/A
Wastewater: N/A
School District: Chandler Unified
Fire: Queen Creek Fire Department
Outstanding Concerns from Reviewing Agencies:
12. NA
Staff Analysis:
13. Staff believes the proposed Commercial Retail Center land use designation
complements the Town of Queen Creek’s land use designation of future commercial
uses. This prosed use is consistent with existing commercial development at the node of
Power Rd and San Tan Blvd.
14. This site is uniquely situated between developed R1-35 zoned single family use and C-3
zoned general commercial uses. Currently, the property is vacant and is not utilized for
it highest and best use. The request for 10 year for commercial storage yard would
provide the business operator time to establish a commercial use. This SUP also serves as
a temporal test for viability of commercial use at this site. There are minimal
improvements to the site for this type of commercial development. Staff is comfortable
with the 10 year duration. Should the commercial business become sustainable, the
owner has the opportunity to rezone to permanent commercial zone or extend the
subject SUP request.
15. There is no objection from reviewing agencies. The applicant has demonstrated
sufficient public participation. There is one (1) letter of opposition attached, stating
general opposition to the request.
Agenda Items: 10 & 11 – CPA2015006 & Z2015054
Page 7 of 10

Recommendations (two motions CPA2015006 & Z2015054):
16. Staff recommends the Commission motion for approval of CPA2015006 with conditions
‘a’ – ‘c’:
Provided the following conditions are met:
a. Development of the site shall be in conformance with the Narrative Report
entitled “Power & San Tan RV Storage Yard, Queen Creek AZ, Comprehensive
Plan Amendment Narrative Report CPA2015006” including all exhibits dated
December 8, 2015 and stamped received December 22, 2015, except as
modified by the following conditions.
b. The land use designation of Commercial Retail Center approved as part of
CPA2015006 shall be subject to the time limits set forth in the subsequent Special
Use Permit, and shall change to the previous Suburban Residential land use
designation upon Special Use Permit expiration.
c. 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 owner to enjoy uses in excess of those permitted by the land
use existing on the date of application, subject to conditions. In the event of the
failure to comply with any condition of approval, the property shall change to
the land use designation that existed on the date of application. It is, therefore,
stipulated and agreed that such change due to the failure to comply with any
conditions 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 change.
17. Staff recommends the Commission motion for approval of Z2015054 with conditions ‘a’
– ‘h’:
Provided the following conditions are met:
a. Development of the site shall be in general conformance with the Site Plan
entitled “Site Plan with Conceptual Grading & Drainage, Power & San Tan RV
Storage Yard, Queen Creek AZ 85142” consisting of 2 full-size sheets, dated
December 9, 2015, and stamped received December 22, 2015, except as
modified by the following conditions.
b. Development of the site shall be in conformance with the Narrative Report
entitled “Power & San Tan RV Storage Yard, Queen Creek AZ, Special Use Permit
Narrative Report Z2015054” consisting of 24 pages including all exhibits dated
December 17, 2015 and stamped received December 22, 2015, except as
modified by the following conditions.
c. This Special Use Permit shall expire 10 years from the date of approval by the
Board of Supervisors for a period of 90 or more consecutive days, or upon
Agenda Items: 10 & 11 – CPA2015006 & Z2015054
Page 8 of 10

termination of the use, whichever occurs first. All of the site improvements shall
be removed within 60 days of such termination or expiration.
d. Signage shall conform with Section 1403 of Maricopa County Zoning Ordinance
for Commercial Zoning Districts within the C-1 zoning district.
e. The following Planning Engineering conditions shall apply:
1. Power Rd is County right-of-way and an actively-maintained roadway.
Work within the right-of-way is subject to the MCDOT standards and
permit.
f. The following MCESD conditions shall apply:
1. Development and engineering design shall be in conformance with the
Maricopa County Stormwater Quality Management and Discharge
Control Regulation. It is required, the owner/developer to prepare a
SWPPP and obtain approval by MCESD prior to construction. (A separate
submittal to MCESD would be required.) It is required, upon completion of
construction, the owner to fulfill MCESD requirements and obtain a post-
construction stormwater permit.
2. If applicable, the site plan shall contain a note designating the entity
responsible for operation and maintenance of the on-lot stormwater
management facilities consistent with an approved operation and
maintenance plan.
g. Noncompliance with any Maricopa County Regulation shall be grounds for
initiating a revocation of this Special Use Permit as set forth in the Maricopa
County Zoning Ordinance.
h. The 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 owner to enjoy uses in excess of those permitted by the land
use existing on the date of application, subject to conditions. In the event of the
failure to comply with any condition of approval, the property shall change to
the land use designation that existed on the date of application. It is, therefore,
stipulated and agreed that such change due to the failure to comply with any
conditions 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 change.
Presented by: Carol Hu, Planner
Reviewed by: Matthew Holm, AICP, Planning Supervisor
Attachments: Case Map (2 pages)
Vicinity Map (2 pages)
Site Plan (reduced 8.5”x11”, 2 pages)
Comprehensive Plan Amendment Narrative Report (without appendix, 11 pages)
Special Use Permit Narrative Report (without appendix, 9 pages)
MCESD Comments (2 pages)
Agenda Items: 10 & 11 – CPA2015006 & Z2015054
Page 9 of 10

Engineering comments (1page)
Email Letter of Opposition (1 page)
Agenda Items: 10 & 11 – CPA2015006 & Z2015054
Page 10 of 10

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Hook Engineering, Inc.
Civil Engineers — Land Surveyors
Power & San Tan RV Storage Yard, Queen Creek AZ
Comprehensive Plan Amendment Narrative Report
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Prepared Date: 06-30-2015
Revision Date: 12-08-2015
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5110 N. 44th Street, Suite L140 • PHOENIX, ARIZONA 85018
Phone (602)-954-0166 • FAX (602) 956-0289

Table of Contents
Executive Summary .3
Relation of Amendment with the Comprehensive Plan 4
Purpose 4
Municipal Planning Area 4
The Comprehensive Plan 4
Land Use 5
Transportation 5
Environment .5
Economic Development 5
Growth Areas 6
Open Space 6
Water Resources 6
Cost of Development 7
Appendix A
Aerial Photo Map Exhibit A
Legal Description Exhibit B
Maricopa County Comprehensive Land Use Map Exhibit C
Queen Creek General Plan Map Exhibit D
5110 N. 44th Street, Suite L140 • PHOENIX, ARIZONA 85018
Phone (602)-954-0166 • FAX (602) 956-0289

Executive Summary
This Comprehensive Plan Amendment (CPA) request is for proposed Commercial Retail
Center (CRC) land use change from existing Suburban Residential land use for a 3.0
acre site with dimensions of approximately 325.0' north-south by 403.9' east-west. The
site is located in an area with numerous existing commercial zoned properties, and
abuts existing Commercial C-3 zoned properties on the west, providing continuous land
use zoning designation. The proposed CRC commercial use would allow a Special Use
Permit on the existing Suburban Residential R1-35 zoning for an RV Storage facility
which will provide an opportunity for regional residents that need RV Storage. Based
upon the MCDOT existing traffic counts for Power Road and the RV Storage Trip
Generation calculations, the existing improvements of the site access, Power Road, will
operate acceptably for the traffic volumes. The subject property environment element
has only the elements of water and air, with both benefiting from the CPA as will be
discussed below. The local business climate would be benefitted from the area
residents have a facility to keep their RV's locally, making it easier to utilize the local
businesses offering RV sales maintenance and repair services. The CPA is for a project
site that is in an urbanizing area, for a commercial land use to allow a RV Storage
facility which would not require water service or sewer service and for a development
type that generates minimal traffic and emergency services needs. The CPA site creates
no demand for additional useable local open space. The CPA would require the site
have stormwater retention basins, capturing the overland sheet flow stormwater, where
any sediment contained in the runoff would settle out, being deposited in the basin
before the flow continued downstream. The CPA site tax revenue would be more
significant than its' need for municipal services and improvements, as will be discussed
below. Therefore the approval of the CPA would achieve the goals of the '20-20 Eye to
the Future' Comprehensive Plan. The CPA site abuts existing Commercial C-3 zoned
properties on the west, providing continuous land use zoning designation, therefore we
believe the request integrates well with the existing uses per direction of the
Comprehensive Plan '20-20 Eye to The Future".
5110 N. 44th Street, Suite L140 • PHOENIX, ARIZONA 85018
Phone (602)-954-0166 • FAX (602) 956-0289

Relation of Amendment with the Comprehensive Plan
Purpose - The property owner respectfully requests an Amendment of the
Comprehensive Plan to Commercial Retail Center to allow a special use permit to create
commercial land use for a parcel currently designated as Suburban Residential. The
parcel is located in the far southeast corner of the metro Phoenix valley area, near
Power Road and San Tan Boulevard (Hunt Highway). The parcel is specifically
identified as Tax Assessor Parcel Number 304-89-012L, and is an existing +/-3.0 acre,
with dimensions of approximately 325.0' north-south by 403.9' east-west, which is a
vacant and unused parcel with no structures, see Exhibit A, titled Aerial Photo Map in
Appendix A. The Comprehensive Plan Amendment would allow the property to operate
as commercial use, being an RV storage yard lease space facility. The proposed site
development would provide a facility for area residents to store RV's, boats, campers,
sand rails, rock crawlers, trailers, jet ski's, quads, razors and the like. The site is
located in an area that is has significant commercial development and is for a site that
has no physical connection to existing residential land use, and therefore does not alter
the areas existing land use patterns. People would only be onsite to obtain their
vehicle and would then depart, so the physical occupancy be people is very short in
duration and would only occur when they chose to use their RV vehicle. The local area
residential land uses having no direct access connection to the site combined with the
facilities low site visits and minimal onsite presence by people means there would be
little effect on the livability of existing businesses or residents. The site has no need
for water or sewer infrastructure connection, since the facility does not offer any
services for washing, cleaning of vehicles and does not offer facilities for emptying of
waste tanks.
Municipal Planning Area - The site is located +/- 1/2 mile north of San Tan Boulevard
(Hunt Highway) on the east side of Power Road, with in Section 31, Township 2 South,
Range 7 East of the Gila & Salt River Base & Meridian, Maricopa County, Arizona. The
site is located within the Municipal Planning Area of the Town of Queen Creek, the site
is specifically described by the legal description included in Exhibit B, titled Legal
Description in Appendix A. The Maricopa County Comprehensive Land Use Plan shows
the project area to be in a General Plan Development Area with Established Community
which requires there be existing diverse commercial businesses community, and is
represented by the pink circle, see Exhibit C titled Maricopa County Comprehensive Plan
map in Appendix A. The Queen Creek Zoning Master Plan designates this site as
Commercial, as shown on the Queen Creek Master Zoning Plan for this site, see Exhibits
D1 & D2 titled Queen Creek Master Plan in Appendix A. This supports the '2020 Eye to
the Future" Comprehensive Plan, Land Use Goal, Objective L6, to cluster developments
in appropriate patterns.
5110 N. 44th Street, Suite L140 • PHOENIX, ARIZONA 85018
Phone (602)-954-0166 • FAX (602) 956-0289

Application Questions
Whether the amendment constitutes an overall improvement to the
Comprehensive Plan and is solely for the good or benefit of a particular
landowner or owners at a particular point in time?
The site is located in an area with numerous existing commercial zoned properties, and
abuts existing Commercial C-3 zoned properties on the west, providing continuous land
use zoning designation. The site has no physical connection (separated by walls) to the
existing residential land uses, and therefore does not alter the areas existing land use
patterns. Furthermore the site has no legal access (right of way) from the existing
adjacent residential land uses, the site access is to the west through the existing C-3
commercial land uses. Based on these facts, this proposed amendment is not solely
for the good or benefit of a particular land owner, rather it is an acknowledgement that
the subject parcel would better relate to the Queen Creek Area Plan and the
Comprehensive Plan by being designated a CRC land use
Whether the amendment will adversely impact all or a portion of the planning
area by;
1. Altering acceptable land use patterns to the detriment of the plan.
The proposed CRC commercial use would provide a transitional land use between
the existing C-3 that fronts Power Road and the existing Suburban Residential
R1-35 zoning, and will complement the existing surrounding land uses. Therefore
the request does not alter acceptable land use patterns to the detriment of the
Comprehensive Plan.
2. Requiring public expenditures for larger and more expensive
infrastructure.
The proposed CRC commercial use for this CPA request will not require any public
expenditures for infrastructure because the CPA request is for a commercial land
use to allow a RV Storage facility which would not require water service or sewer
service and it is for a development type that generates minimal traffic and
minimal emergency service's needs. Additionally, the CPA request site creates no
5110 N. 44th Street, Suite L140 • PHOENIX, ARIZONA 85018
Phone (602)-954-0166 • FAX (602) 956-0289

demand for additional useable local open space, as it does not increase the local
area residential population.
3. Requiring public improvement to roads, sewer, or water systems that
are needed to support the planned land use.
A Traffic analysis prepared in conjunction with this request determined that the
proposed RV Storage facility generates minimal traffic, and that the existing
Power road improvements are sufficient to accommodate the traffic demands of
the site. As stated, the site does not provide sewer or water service. Therefore
the proposed CRC commercial use request to allow an RV Storage facility does
not require any public improvements.
4. Adversely impacting planned uses because of increased traffic.
This request for CRC commercial use by the CPA would allow development as a
RV Storage facility which is a use that generates minimal traffic being only 1
vehicle per hour as determined by the Traffic analysis prepared in conjunction
with this request. Therefore this request which would allow development of the
proposed RV Storage facility will not adversely impact the surrounding planned
land uses because of increased traffic.
5. Affecting livability of the area or health or safety of present and
future residents.
The proposed CRC commercial use for this CPA request will allow the site to be
converted from a vacant unused parcel that receives minimal maintenance to a
property that would be developed and used as a RV Storage facility that would be
secured with walls and fencing as well as having onsite lighting required by code,
and would have regular onsite maintenance. This would result in the site being
kept cleaner and being secured which would improve the livability safety and
health of the local residents.
6. Adversely impacting the natural environment or scenic quality of the
area in contradiction to the plan.
There is no known Environmental diversity Land elements (scenic areas,
mountain views, vegetative, topographic and wildlife) or Cultural elements
(archeological and historical) or Aquatic/Water elements (rivers, lakes, streams,
5110 N. 44th Street, Suite L140 • PHOENIX, ARIZONA 85018
Phone (602)-954-0166 • FAX (602) 956-0289

floodplains and riparian) that are of interest existing on this site. Therefore
development of the site will not cause any loss to the Land, Cultural or
Aquatic/Water elements. Since the site currently exists as a vacant parcel of dirt,
development of the site would include installation of dust proof surfacing which
would eliminate airborne dust "haboobs" caused by extreme winds associated
with monsoon storms. This would result in improved air quality during wind
storms. Therefore the proposed CRC commercial use for this CPA request will
have no adverse impact to the natural environment or scenic quality of the area
in contradiction to the plan.
Whether the amendment is consistent with the overall intent of the
Comprehensive Plan.
This Comprehensive Plan Amendment (CPA) request is for proposed Commercial Retail
Center (CRC) land use change is consistent with the overall intent of the
Comprehensive Plan. The request accommodates growth, with this proposal providing
orderly sustainable growth, growth that benefits the economy while not adversely
impacting expenditure of public funds. This request conserves natural resources,
protects cultural and environmental resources by utilizing a property that provides
minimal cultural and environmental benefit to the community. This request promotes
the health, safety and welfare of the public by providing permanent maintenance for an
existing unused vacant parcel of land which will be kept clean, secured, and dust
proofed.
The extent to which the amendment is consistent with the specific goals and
policies contained within the plan, and specific goal/policy that this
requested amendment complies with.
The Comprehensive Plan, "2020 Eye to the Future", consists of nine strategic areas,
being Land Use, Transportation, Environment, Economic Development, Growth Areas,
Water Resources, and Cost of Development. The requested Comprehensive Plan
Amendment (CPA) will be discussed as it relates to each of these elements. Each
element has stated goals which the requested CPA must promote, which demonstrates
the CPA's assistance in reaching the planned vision as stated in "2020 Eye to the
Future" Comprehensive Plan being the future of Maricopa County.
Land Use — The CPA would allow the proposed RV Storage facility to be created in an
area that is 'urbanizing" as evidenced by the various planned residential developments
and subdivisions that now exist and are under construction. The proposed RV Storage
facility site development will provide an opportunity for regional residents that need RV
Storage due to parking restrictions at Apartment/Condo/Townhouse sites, as well as
5110 N. 44th Street, Suite L140 • PHOENIX, ARIZONA 85018
Phone (602)-954-0166 • FAX (602) 956-0289

homeowners with CC&R restrictions and HOA rules, that prevent RV parking at home, or
homeowners that have a lack of space, or just prefer to store their RV offsite. The site
is located in an area that is has significant existing commercial development and is for
a property that has legal access through existing commercial use property that connects
directly to Power Road. The project site that has no physical access/connection to
existing residential land use, and has no legal right of way that connects to the existing
residential land uses to the north and east, and therefore does not alter the areas
existing land use patterns. This supports the 2020 Eye to the Future Comprehensive
Plan, Land Use Goal, Objective Li, (promote infill development), and L6 (cluster
development in appropriate patterns).
Transportation — By providing RV Storage facility locally, area residents will not have to
travel further away to obtain their storage needs, reducing drive time, lowering traffic
congestion, and saving time for the residents. The reduction in drive time will also
produce a corresponding benefit in air quality. Power Road at the site location is
designated by MCDOT as a "Rural Principal Arterial" road per the 'Transportation
System Plan. Based upon the MCDOT existing traffic counts for Power Road and the RV
Storage Trip Generation calculations, the existing improvements of Power Road will
operate acceptably for the traffic volumes, and the proposed development does not
create enough trip generations to even require a full Traffic Impact Analysis. The
Traffic Impact Analysis for the site indicates that no improvements are needed to Power
Road since the traffic generated is minimal. Therefore the proposed use needs no
additional support for safe roadway operation, allowing transportation resources to be
used for more pressing urban core improvement projects. This supports the '2020 Eye
to the Future" Comprehensive Plan, Transportation Goal, Objective T5 (site generates
tax revenue with no road improvements), to optimize public investment.
Environment — Maricopa County includes environmental diverse areas, with all elements
of diversity being represented within the county including; 1. Land elements (scenic
areas, mountain views, vegetative, topographic and wildlife among others); 2. Cultural
including (archeological and historical); 3. Water (rivers, lakes, streams, floodplains and
riparian); 4. Air (quality, odor and noise). The subject property has none of the above
stated elements except water and air. The proposed CPA would allow for a RV Storage
facility, which would have to provide required improvements that would include 100-
year 2-hour stormwater retention basins as discussed above. Required improvements
would also include dust proof surfacing. Since the site currently exists as a vacant
parcel of dirt, the dust proof surfacing would eliminate airborne dust "haboobs" caused
by extreme winds associated with monsoon storms. This supports the "2020 Eye to the
Future" Comprehensive Plan, Environment Goal 1, Objective El (no on site mountains),
5110 N. 44th Street, Suite L140 • PHOENIX, ARIZONA 85018
Phone (602)-954-0166 • FAX (602) 956-0289

E3 (no archeological or historical resources onsite), E5 (no riparian area onsite), E6
(stormwater retention basins capture sediment), & E7 (no onsite 100-year floodplain).
Economic Development - The RV industry encompasses a wide range of vehicles
including motorhomes, campers, boats, ATV/quads, street motorcycles, offroad
motorcycles, sandrails, razors and 4X4/jeepers. There are numerous organizations and
clubs that exist just to accommodate these various activities. The collective RV's need
services for cleaning, maintenance and repair, not to mention the aftermarket
accessories industries for these various vehicles. The local business climate would be
benefitted if the area residents have a facility to keep their RV's locally, making it
easier to utilize the local businesses such as tire stores, car washes, repair shops, ATV
stores, boat stores/shops, street motorcycle shops, camper stores, offroad stores and
the like. Keeping these service needs local improves local employment opportunities,
reducing workers needing to commute into the urban core. This supports the "2020 Eye
to the Future" Comprehensive Plan, Economic Development Goal ED2 (Encourage
employment opportunities proximate to housing).
Growth Areas — The CPA is for a project site that is in an urbanizing area. The CPA is
for commercial land use to allow a RV Storage facility which would not require water
service or sewer service and for a development type that does not generate enough
traffic to meet the MCDOT threshold for a Traffic Impact Study. Site access is via
Power Road which is a principle arterial and has existing asphalt pavement that is
continuous with the area road network so no capital road improvements are needed by
the County or owner. The RV Storage use has minimal need of police and fire services
as well. As stated earlier the site also falls within the Municipal Planning Area of the
Town of Queen Creek, and the Queen Creek Zoning Master Plan designates this site as
Commercial Land Use, as shown on the Queen Creek Master Zoning Plan for this site,
see Exhibits D1 8i 02 titled Queen Creek Master Plan in Appendix A.
Open Space — The site has no opportunity to enhance the local area open space.
Additionally the site creates no demand for additional useable open space, and could
even argue that by helping local area residents with owning RV's allows those residents
to travel out of the local area to use open space areas in faraway locations, freeing up
local open space for other locals to use. Development of this site reduces development
pressure to other vacant properties that have scenic, cultural or historic value.
Water Resources — The CPA is for commercial land use to allow a RV Storage facility
which would not require domestic water service or sewerage. The stornmater retention
basins would be a benefit to water quality as the overland sheet flow of stormwater
would be captured by the retention basins where any sediment contained in the runoff
would settle out, being deposited in the basin before continuing downstream for storm
events that filled the basins to capacity. This would cause the stormater runoff to
5110 N. 44th Street, Suite L140 • PHOENIX, ARIZONA 85018
Phone (602)-954-0166 • FAX (602) 956-0289

leave the site cleaner then prior to the development. This supports the "2020 Eye to
the Future" Comprehensive Plan, Water Resources Goal WR2 (reduce the impacts of
development on water quality, land subsidence and fissuring, and riparian habitat).
Cost of Development — Given the proposed RV Storage facilities revenue generation and
lack of community services required since no water, no sewer, the minimal traffic
generation, combined with the fact that the site generates no additional residents,
meaning minimal emergency service support, the result is that the site tax revenue
would be more significant then its' demand for municipal services and improvements.
5110 N. 44th Street, Suite L140 • PHOENIX, ARIZONA 85018
Phone (602)-954-0166 • FAX (602) 956-0289

Conclusion
This Comprehensive Plan Amendment (CPA) request is for proposed Commercial Retail
Center (CRC) land use change from existing Suburban Residential land use for a 3.0
acre site for a site that has no physical or legal access connection to any existing
residential land use. The requested use is for CRC to allow commercial storage of
vehicles for operation of an RV storage facility, which is a business that generates very
low site visits by customers, who when they do come to the site are only present for a
short duration of time being the time needed to obtain their RV and then depart. The
business offers no washing/cleaning facilities, no electric power connections for the
lease spaces, and no waste tank dumping facility since the business model is directed
strictly at RV storage only. Combined with the minimal site visits and short duration of
the presence of customers helps to ensure that livability, safety, health of the existing
businesses and residents is maintained.
5110 N. 44th Street, Suite L140 • PHOENIX, ARIZONA 85018
Phone (602)-954-0166 • FAX (602) 956-0289

Hook Engineering, Inc.
M Civil Engineers — Land Surveyors
Power & San Tan RV Storage Yard, Queen Creek AZ
Special Use Permit Narrative Report
Z2015054
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Prepared Date: 12-04-2014
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5110 N. 44th Street, Suite L140 • PHOENIX, ARIZONA 85018
Phone (602)-954-0166 • FAX (602) 956-0289

Table of Contents
Purpose of Request
Description of Proposal
Relationship to Surrounding properties
Accessibility and Circulation
Utilities and Services
Conformance to County Comprehensive Plan
Appendix A
Exhibit A Legal Description
Exhibit B Aerial Photo Map
Exhibit C Maricopa County Zoning Map
Exhibit D Queen Creek Zoning Map
Exhibit E Example of Site Signage
Exhibit F Queen Creek Fire Dept, Will Serve Letter
Exhibit G SVT Agreement
Appendix B
Site Plan with Conceptual Grading St Drainage
5110 N. 44th Street, Suite L140 • PHOENIX, ARIZONA 85018
Phone (602)-954-0166 • FAX (602) 956-0289

Purpose of Request
The property owner respectfully requests for a Special Use Permit for the existing R1-35
for an existing vacant parcel located near Power Road and San Tan Boulevard (Hunt
Highway). The Special Use Permit request is for a time period of ten years. The parcel
is specifically identified as Tax Assessor parcel Number 304-89-012L, together with a
201' by long 20' wide Ingress-Egress Easement, and is located in the far southeast
corner of the metro Phoenix valley, in the Queen Creek area, the existing 20' wide
Ingress-Egress Easement is described in Exhibit A, titled Legal Description in Appendix
A. The Special Use Permit would allow a currently undeveloped, vacant and unused
404' by 325', being +/- 3.0 acre property, and a +1-0.1 acre Ingress-Egress Easement,
to operate as commercial storage of vehicles for an RV storage yard lease space facility.
The combined site and Ingress-Egress Easement area is +1-3.1 acres total. The
proposed site development is a RV storage yard for local area residents to store RV's,
boats, campers, sand rails, rock crawlers, trailers, jet ski's, quads, and the like.
Existing site access is directly to the west connecting to Power Road, which is paved,
The access is via an existing Ingress-Egress easement over the immediately adjacent
commercial parcel to the west, and gives direct access to Power Road, see Exhibit B,
titled Aerial Photo Map in Appendix A.
Description of Proposal
The subject property is currently a vacant and unused parcel, see Exhibit B, titled Aerial
Photo Map in Appendix A. The site is located +/- 1/2 mile north of San Tan Boulevard
(Hunt Highway) on the east side of Power Road, with in Section 31, Township 2 South,
Range 7 East of the Gila & Salt River Base & Meridian, Maricopa County , Arizona. The
site is specifically described by the legal description included in Exhibit A, titled Legal
Description in Appendix A.
Existing Use - The site currently exists as a +/- 3.0 acre vacant and unused parcel,
with existing zoning of R1-35. The Queen Creek Zoning Master Plan designates the
5110 N. 44th Street, Suite L140 • PHOENIX, ARIZONA 85018
Phone (602)-954-0166 • FAX (602) 956-0289

general area of the intersection of Power Road and San Tan Boulevard as a Commercial
"Node", Queen Creek Master Zoning Plan for this site, see Exhibits D1 & D2 titled
Queen Creek Master Plan in Appendix A.
Proposed Use - The proposed site development is for a "open air" type lease space
facility for RV storage for the entire +/- 3.0 acre parcel and +7-0.1 acre Ingress-Egress
Easement. Site access is from the existing Power Road right of way to the site via the
existing 20' wide Ingress-Egress easement. Located at the west end of the Ingress-
Egress easement, at Power Road right of way, are Sight Visibility Triangles (SVT). The
SVT exist per agreement with the adjacent owner, see Exhibit G, titled Sight Visibility
Triangle Agreement, in Appendix A. The site does not require any building structures,
and none are proposed. The site development would create a RV storage yard, the
proposed site layout creates 169 lease parking spaces ranging in size from
approximately 18' x 10' to 50' x 10'. There are an additional 7 parking spaces located
on the ends of the parking islands that are handicap accessible for common use. The
common use spaces are intended for a lone driver to park their commuter vehicle until
they retrieve their RV, at which point they would park their commuter vehicle in their
RV lease space. The entire site is fenced and walled, with existing 6'high concrete
block walls located along the existing residential properties located along the north and
east side of the project, and new concrete block wall along the south property line and
a portion of the north property line. The site will be gated, with accommodation for
emergency fire access as required by fire code, see Site Plan in Appendix B. Since the
site would just be a RV storage facility, no utility services for water, sewer, or gas, are
provided and onsite electric would not be provided for use by the storage lease space
clients.
The intent is to complete all construction up front, therefore no project phasing would
be needed. Architectural elements would be of a western theme and would include the
access gate and site sign being a wall type sign of 18 square feet, being 3' by 6' and
mounted on the entry gate located at the site entry area, and would be posted at a
height not to exceed 8 feet above ground level, see Site Plan in Appendix B. The sign
will not be directly lighted. The sign materials would be similar to the auto sales
5110 N. 44th Street, Suite L140 • PHOENIX, ARIZONA 85018
Phone (602)-954-0166 • FAX (602) 956-0289

business sign located on the front of the existing sales office building, and consist of
stainless steel background covered by a rustic steel negative cut overlay for the
wording, see Exhibit E titled Example Site Signage in Appendix A. Onsite lighting will
be provided with security camera system mounted to the light poles. Onsite lighting
will conform to Maricopa County Zoning Ordinance requirements per Chapter 11,
Section 1112.
The operation/access for the facility would be 7 days a week, with site daily hours of
operation from 6 am to 7 pm and controlled by the automated access gate. Control of
site access hours would be ensured by the automated, timed and coded access gate
which would be programmable to limit hours of access. There is no onsite daily
employee, facility maintenance will be provided on a regular schedule as needed to
ensure good operating maintenance as well as a weed free and clean facility. Business
administrative work will be conducted offsite at the owners existing business office with
site visits performed as needed.
Site emergency police service is provided by the Maricopa County Sheriff's Department.
Emergency fire and paramedic service is provided by Town of Queen Creek Fire
Department. Municipal jurisdiction is provided by Maricopa County.
Deviations from Standards - The project proposes to install a site sign at the gated
entry area for public information, emergency identification and operation information
purposes. We request that project signage standards conform to the requirements of
the commercial C-3 zoning designation to match the existing land use of the commercial
properties located immediately adjacent to the west, with requirements conforming to
Maricopa County Zoning Ordinance, Chapter 14 for sign regulations.
Since the project proposes to create a facility for commercial storage of vehicles for
operation of an RV storage facility, we request that the project standard per Maricopa
County Zoning Ordinance, Chapter 11, Section 1102.9.4 for parking regulations which
states "The parking or storage of a non-accessory vehicle except for normal deliveries
having a gross vehicle weight greater than 10,000 lbs. on any lot in any rural or
residential zoning district is prohibited." be modified to allow not more than 20 vehicles
5110 N. 44th Street, Suite L140 • PHOENIX, ARIZONA 85018
Phone (602)-954-0166 • FAX (602) 956-0289

having a gross vehicle weight greater than 10,000 lbs. would be allowed to be parked.
Additionally, we request that the project standard for parking of "not more than three
unregistered or inoperable motor vehicles shall by stored on any lot or parcel of land
within any rural or residential zoning district, ..." per Maricopa County Zoning
Ordinance, Chapter 11, Section 1102.9.5 for parking regulations, be revised to not more
than 10% of the total number of parking lease spaces of the facility.
Relationship to Surrounding Properties
As mentioned previously, the site is located within an area with numerous other existing
commercial zoned C-3 properties that are operating as businesses, some located
immediately adjacent to both the west, and southwest sides of the site, see Exhibit C,
titled Zoning Map in Appendix.
Adjacent properties are as follows:
To The West - West of the site are two existing C-3 zoned parcels with buildings. The
parcel to the north operates as an existing tire store. The building on the parcel to the
south operates as a used auto sales company. On the west side of Power Road is a
large parcel of +1- 18 acres that extends south to San Tan Boulevard which is currently
undeveloped, with existing C-3 zoning along Power Road frontage.
To The Southwest &The South - Immediately adjacent to the southwest that is
undeveloped and fronts on both Power Road and San Tan Boulevard, with existing C-3
zoning covering the majority of the parcel, said parcel excludes the northeast corner of
Power Road & San Tan Blvd. Said large parcel has a strip of existing R1-35 zoning
along part of its north property line. At the northeast corner of Power Road & San Tan
Boulevard is an existing C-3 zoned parcel that is currently operating as a mini-mart gas
station with truck rental, a retail strip center, a fenced storage yard, and equipment
rental center fronting on San Tan Blvd.
To The Southeast - Immediately adjacent to the southeast are existing R1-35 zoned
residences. South of these residences are three existing C-3 parcels that front on San
5110 N. 44th Street, Suite L140 • PHOENIX, ARIZONA 85018
Phone (602)-954-0166 • FAX (602) 956-0289

Tan Boulevard. The west two of the stated three parcels are developed as
retail/commercial neighborhood strip center. The third parcel farthest to the east is
partially developed with site improvements consisting of asphalt parking, concrete
curbs, sidewalks and hardscape as well as a building foundation/slab and framing. The
Parcel also has completed landscape installation.
To The East & The Northeast - Immediately adjacent to the northeast is an existing
R1-35 zoned residence on a 2.5 acre parcel.
To The North - Immediately adjacent to the north are existing R1-43 zoned residences.
On the far west end of the site, immediately adjacent to the north is an existing C-3
zoned parcel that continues west fronting on Power Road.
To The Northwest - Immediately adjacent to the northwest is an existing C-3 zoned
parcel that fronts on Power Road, and is undeveloped but used by the existing tire
store as a parking/storage area.
Accessibility and Circulation
Existing site access is directly to the west connecting to Power Road, which is paved.
This access is via an existing 20 foot wide Ingress-Egress easement over the
immediately adjacent commercial parcel to the west, being A.P.N. 304-89-012K, and
gives direct access to Power Road, see Exhibit A, titled Aerial Photo Map in Appendix A.
The subject parcel has no legal or physical access to the existing adjacent residential
properties located to the east or north. There are existing 6' high concrete block walls
that physically separates this site from the existing adjacent residential properties
located to the east and north.
A automated gate access system will be utilized to control hours of operation, and
emergency access requirements as required by the fire code will be provided. The
layout of the site internal driveways have been reviewed by the local fire Marshall and
meets fire department access and turning radius requirements, as noted on the Site
Plan. The proposed layout of the onsite common driveways vary in width, the minimum
width is 16' and the maximum is 32', with some being one-way only traffic for ease of
5110 N. 44th Street, Suite L140 • PHOENIX, ARIZONA 85018
Phone (602)-954-0166 • FAX (602) 956-0289

maneuvering, see Exhibit D, titled Site Plan in Appendix. The site layout has spaces
that back to the perimeter setback which is a landscape retention area, with the
remainder of the site layout consisting of three parking area islands, see Exhibit D,
titled Site Plan in Appendix. The ingress-egress easement and onsite common
driveway area will be surfaced with gravel to control dust.
Utilities and Services
The proposed development does not need and does not include utility services for
water, sewer, or gas. There is no RV dump site for sewage provided by onsite. Electric
would be needed for the automatic entry gate and security lights, no electric service
will be provided the client lease spaces. Should solid waste service be needed, trash
collection would be provided by a private company. Fire and Emergency Medical
service will be provided by Queen Creek Fire Department, per 'Will Serve' letter, see
Exhibit F, titled Queen Creek Fire Dept. Will Serve Letter in Appendix A.
Conformance To County Comprehensive Plan
We believe that the proposed rezone request conforms to the direction and goals of the
County "2020 Eye to the Future" Comprehensive Plan. The proposed project is located
in a developed area and takes an undeveloped, vacant and unused land parcel and puts
it to a useful purpose, which is a primary goal of infill development within the
Comprehensive Plan. The development of this site requires minimal County services
which can be provided by existing infrastructure, as encouraged by the Comprehensive
Plan. The site is located in an area with numerous existing commercial C-3 zoned
properties, and abuts existing C-3 zoned properties on the west, providing continuous
land use zoning designation, therefore we believe the request integrates well with the
existing uses per direction of the Comprehensive Plan. Additional, the requested
Special Use Permit request for commercial use conforms to the Queen Creek Master
Zoning Plan which designates the general area of the intersection for Power Road and
San Tan Boulevard as a commercial "Node", see Exhibits Dl & D2 titled Queen Creek
5110 N. 44th Street, Suite L140 • PHOENIX, ARIZONA 85018
Phone (602)-954-0166 • FAX (602) 956-0289

Master Plan in Appendix. The proposed site development will provide a local location
for regional residents that need RV Storage due to Apartment/Condo/Townhouse
parking restrictions, as well as homeowners with CC&R restrictions, HOA rules, that
prevent RV parking at home, or homeowners that have a lack of space, or just prefer to
store their RV offsite.
5110 N. 44th Street, Suite L140 • PHOENIX, ARIZONA 85018
Phone (602)-954-0166 • FAX (602) 956-0289

Maricopa County
Environmental Services Department
Water and Waste Management DATE: December 23, 2015
Division
Subdivision hthastructure
Plan.nng Program TO: Carol Hu, Planning 84. Development Dept.
1001 N. Central Avenue #150 Planer.
Phoenix, Arizona 85004
Phone: (602) 506-6666
Fax: (602) 506-5813 FROM: Souren Naradikian, P.E.
TDD 602 506 6704
Senior Civil Engineer
SUBJECT: Power and San Tan RV Storage, CPA2015006
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 rezoning request for the proposed
Power and San Tan RV Storage located at the northeast corner of San Tan Blvd and
Power Road near Town of Queen Creek. This proposed project is a RV storage
facility located on a 3-acre parcel and according to the submitted documentation will
require no water or sewer services.
Stormwater - Development and engineering design shall be in conformance with
the Maricopa County Stormwater Quality Management and Discharge Control
Regulation. It is required, the owner/developer to prepare a SWPPP and obtain
approval by MCESD prior to construction. (A separate submittal to MCESD would
be required.) It is required, upon completion of construction, the owner to fulfill
MCESD requirements and obtain a post-construction stormwater permit.
If applicable, the site plan shall contain a note designating the entity responsible
for operation and maintenance of the on-lot stormwater management facilities
consistent with an approved operation and maintenance plan.
Based on the above, MCESD raised no objections to the Planning & Development
Department in Accela Automation on December 23, 2015, and the project may
proceed with the following stipulations:
Stipulations: None
It should be noted that several other Maricopa County agencies must review and
recommend approval of this project. Final approval authority for this project rests
with the Maricopa County Board of Supervisors.

Mancopa County
Environmental Services Department
Water and Waste Management DATE: December 24, 2015
Division
Subdivision Infrastructure &
Planning Program TO: Carol Hu, Planning 8k. Development Dept.
• 1001 N. Central Avenue #150 Planer.
Phoenix, Arizona 85004
Phone: (602) 506-6666
-MD Fax: (602) 602 506 506-5813 6704 FROM: Souren Naradikian, P.E.
Senior Civil Engineer
SUBJECT: Power and San Tan RV Storage, Z2015054
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 rezoning request for the proposed
Power and San Tan RV Storage located at the northeast corner of San Tan Blvd and
Power Road near Town of Queen Creek. This proposed project is a RV storage
facility located on a 3-acre parcel and according to the submitted documentation will
require no water or sewer services.
Stormwater - Development and engineering design shall be in conformance with
the Maricopa County Stormwater Quality Management and Discharge Control
Regulation. It is required, the owner/developer to prepare a SWPPP and obtain
approval by MCESD prior to construction. (A separate submittal to MCESD would
be required.) It is required, upon completion of construction, the owner to fulfill
MCESD requirements and obtain a post-construction storrnwater permit.
If applicable, the site plan shall contain a note designating the entity responsible
for operation and maintenance of the on-lot stormwater management facilities
consistent with an approved operation and maintenance plan.
Based on the above, MCESD raised no objections to the Planning 8c Development
Department in Accela Automation on December 24, 2015, and the project may
proceed with the following stipulations:
Stipulations: None
It should be noted that several other Maricopa County agencies must review and
recommend approval of this project. Final approval authority for this project rests
with the Maricopa County Board of Supervisors.

Maricopa County
Planning & Development Department
Date: January 12, 2016
David Jeffers, P.E.
Planning 501 North & 44th- Development Street, Suite 200 Memo To: Darren Gerard, AICP, Deputy Director, Department of Planning &
Phoenix, Arizona 85008 Development
Phone: (602) 372-0790
Fax; (602) 506-3282
www.maricopa.gev/planninR Email address: Attn: Carol Hu, Planner, Planning & Development Services
DavidJeffers@mail.maricona,qov
From: David Jeffers, P.E., Plans Examiner Engineer (Drainage), Planning &
Development Services
CC: Michael Norris, P.R., Drainage Engineering Manager, Planning &
Development
Subject: CPA2015006 & Z2015054 — Comprehensive Plan Amendment with
Zone Change — Power and San Tan RV Storage
(D3 Memo)
Job Site Address: 25831 S Power Rd, Queen Creek 85142
APN(s): 304-89-012L
Engineering Review has reviewed the plans and report submittal date stamped
10/16/2015 for the subject application and has no objections. Any approval of this
case should include the following standard stipulations:
1. Roadway reviews of planning and/or zoning cases are 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 current County Design
Standard.
2. 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 the following requirements.
3. All development and engineering design shall be in conformance with Section
1205 of the Maricopa County Zoning Ordinance; the Maricopa County
Drainage Policies and Standards; Floodplain Regulations for Maricopa County;
MCDOT Roadway Design Manual; and current engineering policies, standards
and best practices at the time of application for construction.
4. Power Rd is County right-of-way and an actively-maintained roadway. Work
within the right-of-way is subject to the MCDOT standards and permit.
Page 1 of 1

Carol Hu - PLANDEVX
From: ID <d4times@q.com >
Sent: Sunday, February 28, 2016 9:13 AM
To: Carol Hu - PLANDEVX
Subject: Opposition to Case # Z2015054
Dear Ms. Carol Hu:
Please be advised that as owner of parcel #304-89-011F we are clearly in opposition to Case number Z2015054, a Power
and San Tan RV Storage.
Please assume this is a protest letter.
Thank you for your mailed notice.
Sincerely,
Dave Perlman and Demee Yew
1.

Carol Hu - PLANDEVX
From: Steve Natwick <steven.natwick®gmail.com >
Sent: Saturday, March 05, 2016 12:11 PM
To: Carol Hu - PLANDEVX
Subject: Case# Z2015054 - Opposition
March 5,2016
Planning & Zoning Commission
Board of Supervisors
Attn: Carol Hu CIO Maricopa County Planning & Development Department
RE: Case# CPA2015006 -Opposition from Parcel # 304-89-012H
As a property owner within 300ft of the proposed special use permit for Power & SanTan RV Storage I strongly
urge the Board of Supervisors to decline this request.
My property borders the eastern most portion of the requested special use permit and as such I feel that this
proposal would greatly affect the use and enjoyment of my property. When we purchased our home one of the
main factors in doing so was the fact that the lot to the West was zoned residential and we were optimistic of
housing being built on this land, not an commercial development where the security concerns and use may
negatively affect my property values.
Sincerely,
Steven & Sheila Natwick
18510 E Mary Ann Way
Queen Creek, AZ 85142
Parcel # 304-89-012H

Carol Hu - PLAN DEVX
From: Sieve Natwick <steven.natwick@gmaiLcom>
Sent: Saturday, March 05, 2016 12:09 PM
To: Carol Hu - PLANDEVX
Subject: Case# Z2015054 - Opposition
March 5,2016
Planning & Zoning Commission
Board of Supervisors
Attn: Carol Hu CIO Maricopa County Planning & Development Department
RE: Case# Z2015054 -Opposition from Parcel # 304-89-012H
As a property owner within 300ft of the proposed special use permit for Power & SanTan RV Storage I strongly
urge the Board of Supervisors to decline this request
My property borders the eastern most portion of the requested special use permit and as such I feel that this
proposal would greatly affect the use and enjoyment of my property. When we purchased our home one of the
main factors in doing so was the fact that the lot to the West was zoned residential and we were optimistic of
housing being built on this land, not an commercial development where the security concerns and use may
negatively affect my property values.
Sincerely,
Steven & Sheila Natwick
18510 E Mary Ann Way
Queen Creek, AZ 85142
Parcel # 304-89-012H

Carol Hu - PLANDEVX
From: D <d4times@q.com >
Sent: Sunday, March 06, 2016 9:38 AM
To: Carol Hu - PLANDEVX
Subject: RE Opposition to Case # Z2015054
Thank you for your response Carol,
You were after some reasons for the opposition, so here are my feelings. Mostly comes down to noise, dust and effect
on property values since the request is so close to our homes just on the other side of the fence. All other businesses
along Power Road have much greater separation to residential property or are a business type that is more residential
friendly with less activity.
Again Thank You Carol, if you need anything else, do let me know,
Dave Perlman
From: Carol Hu - PLANDEVX [mailto:CarolHu@maihmaricopa.gov]
Sent: Monday, February 29, 2016 8:06 AM
To: D <d4times@q.com >
Subject: RE: Opposition to Case # Z2015054
I'm sorry, I saw that you gave me the parcel number already. I will address this. Thank you,
Carol Hu
From: Carol Hu - PLAN DEVX
Sent: Monday, February 29, 2016 8:02 AM
To: ID'
Subject: RE: Opposition to Case # Z2015054
Thank you Mr. Perlman,
I have received you opposition letter. Could you please briefly explain your concern with the RV storage proposal and
your parcel location? I will make sure staff summarizes your concern within the report to the commission on March 10 th .
Thank you for your time and input.
Sincerely,
a/tip/A(
Planner
Maricopa County
Planning & Development Department
501 N. 44th St., Suite 200 I Phoenix, AZ 85008
Phone: (602) 506-8150 I Email: CarolHuOmail.maricopa.gov
1

Carol Hu - PLANDEVX
From: Jim Perkins qmperkins@gmail.com >
Sent: Monday, March 07, 2016 10:51 PM
To: Carol Hu - PLANDEVX
Subject: Opposition to Case # CPA2015006
Carol,
I am writing to let you know of my opposition to the request to rezone the parcel noted in case # CPA2015006
from suburban residential to commercial retail center.
My property is located within 300 feet of this property and my neighbors and I are already concerned about the
increase in crime and property damage in the area, to which additional commercial property invites. For
example, the new commercial strip mall to the south and east of the property identified has 2 businesses in it,
each of which has already had either property damage or theft of goods in the few months they have operated in
that location. The gym located in that building has noted multiple used condoms in the parking lot behind
(north of) their building, backing up to our neighborhood with residential homes and families. We do not need
any more of this.
Additionally, the request to put low end commercial use RV storage will decrease the property value of my
home and that of my neighborhood and neighbors.
We have let the owners of that property know that we strongly oppose any commercial usage of that property
and would like to sec it developed residential, as originally intended and as currently zoned.
Please do not change the zoning for case # CPA2015006.
If you have any additional questions, please feel free to contact me at 480-284-3214 at any time.
Regards,
Steven Perkins
Laurel Perkins
Owners of 18528 E Mary Arm Way, Queen Creek, 85142.
1

March 8, 2016
Ms. Carol Hu
Maricopa County Planning & Development
501 N. 44th St. Ste. 200
Phoenix, AZ 85008
Re: Case #CPA2015006 (Proposed Power & San Tan Storage)
Re: Case #Z2015054
Dear Ms. Hu,
Let it be known that we are both adamantly opposed to any type of rezoning or repurposing of the
property referenced above. We purchased our property in 2010 taking in to consideration how
neighboring properties and lots were already zoned.
We feel that any change from the current Residential zoning to Commercial or Special Use/Purpose
would negatively affect the use and value of our property. We also feel that it could potentially hinder
future resale opportunities, as a recent appraisal of our property showed current commercial properties
behind our home as detracting from the value.
Rezoning this property to Commercial or Special Use/Purpose would increase vehicle traffic, foot traffic,
dust levels, and noise levels. We are also concerned about how security lighting would impact our home
and backyard as we are directly adjacent to the proposed business.
We are also concerned that the neighborhood is unaware of the proposed change due to the improper
placement of the notification signs. These signs were placed 300 feet off of San Tan Blvd. and Power
Road requiring trespassing on an adjacent lot in order to view them. It is our opinion that the owners
purchased the property knowing it was zoned as Residential and should have purchased elsewhere if
they desired Commercial or Special Use zoning
We hope that our opposition to the rezoning request (as well as those of our neighbors) will be taken in
to consideration.
Sincerely,
Kathleen Dunnais Brent Dumais
Parcel/Account # 304-89-011E
18505 E. Mary Ann Way
Queen Creek, AZ 85142
815-690-8734
815-427-6334

RESOLUTION OF A-1 6....NDMENT
Maricopa County Board of Supervisors
Vision 20301 Maricopa County Comprehensive Plan
Resolution Amending the Maricopa County Queen Creek Area Plan
Case Number: CPA2015006
April 6, 2016
BE IT RESOLVED by the Maricopa County Board of Supervisors as follows:
WHEREAS, Maricopa County adopted its Comprehensive Plan and
Queen Creek Area Plan in accordance with Arizona Revised Statutes
to help bring about coordinated physical development consistent with
the present and future needs of Maricopa County; and
WHEREAS, Maricopa County recognizes the importance of having a
comprehensive plan amendment process so that this plan can be
responsive and flexible to meet the changing conditions of Maricopa
County; and
WHEREAS, Maricopa County has procedures to determine when
comprehensive plan amendments are necessary, how comprehensive
plan amendments are processed, and at what point comprehensive
plan amendments can be presented at a public hearing by the Board
of Supervisors, upon recommendation by the Planning and Zoning
Commission; and
WHEREAS, Arizona Revised Statutes requires that amendments to the
Comprehensive Plan be approved by resolution of the Board of
Supervisors; and
WHEREAS, the Maricopa County Board of Supervisors has carefully
considered this comprehensive plan amendment, has held a public
hearing regarding this comprehensive plan amendment, and finds
that this comprehensive plan amendment constitutes an overall
improvement to the Maricopa County Comprehensive Plan, the
Queen Creek Area Plan, and to Maricopa County in general.

NOW, THEREFORE BE IT RESOLVED that the comprehensive plan amendment for
case number CPA2015006, is hereby approved this 6 th day of April 2016.
Chairman Date
Clerk of the Board Date
3- to- \to
director, Date
Planning and Development Department