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May 6, 2026 SU250007 Page 1 of 4 Report to the Board of Supervisors Prepared by the Maricopa County Planning and Development Department Board Hearing Date: May 6, 2026 Case #/Title: SU250007 – Off 17 North Storage Supervisorial District: 4 Applicant/Owner: Shaine T. Alleman, Tiffany & Bosco, P.A. / North Pioneer Road Storage, LLC Request: Special Use Permit (SUP) for commercial storage and outdoor parking of recreation vehicles, boats, and travel trailers on a Rural- 43 zoned parcel Site Location: Generally located 3,000’ northwest of I-17 and Daisy Mountain Dr. in the Anthem area Site Size: Approximately 39.94 acres County Island Status: Yes Additional Comments: • The applicant is requesting an SUP to allow commercial outdoor storage and parking of recreation vehicles, boats, and travel trailers on a nearly 40-acre Rural-43 parcel. The site located west of the I-17 Black Canyon Fwy. between the Daisy Mountain Dr. and Anthem Way interchanges. It is accessed via 41st Dr. The property has a history of sand and gravel extraction and contains an existing 1980s-era residence. It is surrounded on all sides by vacant Arizona State Land Department (ASLD) property. • The site would provide 1,994 parking spaces and would be remotely operated with no permanent on-site security, monitored by camera and regular management visits. The applicant requested modifications to Rural-43 development standards that are included in the Commission’s recommendation - increased setbacks, and crushed asphalt in lieu of standard paving. • Water and wastewater service will be via existing well and an on-site septic system. • The site is designated Scenic Corridor under the Daisy Mountain/New River Area Plan. The property is not visible from I-17 due to a raised earthen hill between the storage area and the freeway. Staff supports approval primarily due to the site’s isolation from any developed properties. ASLD commented in February 2025 requesting that proper commercial screening be maintained to account for potential future residential development of their surrounding land, and that no vehicles taller than 6 feet be stored within the modified setback areas. Prior to May 6, 2026 SU250007 Page 2 of 4 construction permitting the applicant must provide documentation from ASLD confirming legal access. These conditions are included in the Commission’s recommendation. • Staff received one letter of opposition noting the increasing number of RV/boat storage facilities in the area and their cumulative impacts. There are no outstanding concerns from reviewing agencies. Commissioner Rochwalik voted against the SUP due to concerns over the development not being appropriate near potential rapid residential growth nearby. • A simple majority of the quorum is required for SUP approval. Commission Recommendation: On 4/9/26, the Commission voted 7-1(motion by Commissioner Toma D4, seconded by Commissioner Leighton D4 with Commissioner Rochwalik dissenting) to adopt a motion recommending the Board of Supervisors approve SU250007 subject to conditions ‘a’ -‘i’: a. Development of the site shall be in substantial conformance with the Site Plan entitled “Off- 17 RV and Boat Storage”, consisting of 3 full-size sheets, dated October 29, 2025 except as modified by the following conditions. Staff may determine slight refinements to remain in substantial conformance with the approved site plan. Minor and major amendments to the site plan will be determined in accordance with Chapter 3 of the Maricopa County Zoning Ordinance. b. Development of the site shall be in substantial conformance with the Narrative Report entitled “Off 17 North Storage”, consisting of 7 pages, dated July 2025, except as modified by the following conditions. c. This special use permit is valid for a period of 10 years and shall expire on May 6, 2036 or upon termination of the use for a period of 90 or more days, whichever occurs first. All site improvements associated with the special use permit shall be removed within 90 days of such expiration or termination of use. d. Prior to construction permitting the applicant shall provide documentation from the Arizona State Land Department showring legal access to the site. e. The following Planning Engineering conditions shall apply: 1. First-Flush retention volumes must be provided prior to building permit issuance. First- flush volume must be drained through infiltration. 2. Work within the Deadman Wash SFHA will require a Floodplain Use Permit issued concurrently with the Building Permit through PND. 3. Applicant is responsible for procuring any required permissions needed for site access and access improvements. 4. Engineering review of planning and/or zoning cases is for conceptual design only. All development and engineering design shall be in conformance with Section 1205 of the Maricopa County Zoning Ordinance; Drainage Policies and Standards; Floodplain Regulations for Maricopa County; MCDOT Roadway Design Manual; and current May 6, 2026 SU250007 Page 3 of 4 engineering policies, standards and best practices at the time of application for construction. 5. Based on the conceptual design nature of the information submitted, changes to the site layout may be necessitated by the final engineering design of the drainage infrastructure. 6. Detailed Grading and Drainage Plans must be submitted with the application for Building Permits 7. Noncompliance with any Maricopa County regulation shall be grounds for initiating a revocation of this zone change as set forth in the Maricopa County Zoning Ordinance. f. following Rural-43 SUP standards shall apply: 1. Minimum Side Setback: 40' 2. Minimum Street-side Setback: 40' 3. Minimum Screening: 8’ CMU 4. Minimum Pavement: Crushed Asphalt 5. Vehicle Height Restriction: No vehicles taller than 6 feet in height may be stored within the side or street-side setback areas. 6. Lighting: All lighting must be fully shielded and directed downward so that no light trespasses beyond the parcel. g. The following Rural-43 SUP standards shall apply: (1) Minimum Side Setback: 40’. (2) Minimum Street-side Setback: 40’. (3) Minimum Screening: 8’ CMU. (4) Pavement: Crushed Asphalt. (5) Vehicle Height Restriction: No vehicles taller than 6 feet in height may be stored within the side or street-side setback areas. (6) Lighting: All lighting must be fully shielded and directed downward so that no light trespasses beyond the parcel. h. 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. 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, the property may be considered for reversion to the zoning that existed on the date of application in accordance with Maricopa County Zoning Ordinance requirements. It is, therefore, stipulated and agreed that reversion of the zoning 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 reversion of the zoning. This zone change enhances the value of the property above its value as of the date the zone change is granted, and reverting to the prior zoning results in the same value of the property as if the zone change had never been granted. Presented by: Joel Landis, Planner Reviewed by: Rachel Applegate, Planning Supervisor Attachment: 4/9/26 P&Z Packet (28 pages) May 6, 2026 SU250007 Page 4 of 4 Note: 4/9/26 Draft P&Z Minutes are not available as of the writing of this report, but can be provided upon request later, or accessed via Agenda Center, when available. SU250007 Page 1 of 7 Report to the Planning and Zoning Commission Prepared by the Maricopa County Planning and Development Department Case: SU250007 – Off 17 North Storage Hearing Date: April 9, 2026 Supervisor District: 4 Applicant: Shaine T. Alleman, Tiffany & Bosco, P.A. Owner: North Pioneer Road Storage, LLC Request: Special Use Permit (SUP) for commercial storage and outdoor parking of recreation vehicles, boats, and travel trailers on a Rural-43 zoned parcel Site Location: Generally located 3,000’ northwest of I-17 and Daisy Mountain Dr. in the Anthem area Site Size: Approximately 39.94 acres Density: N/A County Island: Yes County Plan: Daisy Mountain/New River Area Plan – Scenic Corridor Municipal Plan: City of Phoenix General Plan 2025 – Large Lot Residential Municipal Comments: None received to date Support/Opposition: One in opposition Recommendation: Approve with conditions SU250007 Page 2 of 7 Project Summary: 1. The applicant is requesting an SUP to allow commercial outdoor storage and parking of recreation vehicles, boats, and travel trailers. The nearly 40-acre site is located within the Daisy Mountain/New River Area Plan and is accessed via 41st Drive which extends from Opportunity Way on the west side of Anthem. The property has been used for sand and gravel extraction operations and contains an existing residence constructed in the 1980s. The site is surrounded by vacant Arizona State Land Department property. 2. The site would consist of 1,994 parking spaces and would be remotely operated. There will be no on-site permanent security. However, the property would be continuously monitored with on-site security camera surveillance and regular visits to the property by the business manager and/or its representatives. 3. The applicant requests modifications to Rural-43 development standards including increased building setbacks, chain-link fencing in lieu of solid screening, and crushed asphalt in lieu of standard pavement. The setback requests are due to the existing home on the property being adjacent to the parcel line. The nearest road on the east is the I-17 freeway, thus making the east parcel line a streetside setback. These modifications are reasonable based on the site's isolation and lack of adjacent development. REGULATION BASE ZONING DISTRICT REGULATIONS (Rural- 43 SUP) PROPOSED ZONING DISTRICT REGULATIONS (Rural-43 SUP) Minimum Side Setback 20' 40-feet Minimum Street-side Setback 20' 40-feet Minimum Screening 6’ CMU 6’ chain link Minimum Paving Paved Crushed Asphalt Aerial photo of subject site from the west looking east SU250007 Page 3 of 7 Aerial image & surrounding environs Portion of provided site plan SU250007 Page 4 of 7 Existing On-Site and Adjacent Zoning / Land Use: 4. The subject parcel is zoned Rural-43 but is otherwise surrounded by Arizona State Land Department property. Zoning District map Utilities and Services: 5. Water: Well Wastewater: Septic Police: MCSO Fire: Rural Metro Right-of-Way: 6. Access is provided via 41st Drive, an existing unimproved dirt road that traverses the property from south to north. The road crosses Arizona State Land Department property. The applicant indicates they will work with ASLD to establish legal access and ensure proper roadway maintenance. The applicant proposes surfacing the access road and storage areas with compacted asphalt millings. SU250007 Page 5 of 7 Adopted Plans: 7. Daisy Mountain/New River Area Plan (Adopted 2019): The property is located within the “Scenic Corridor” land use designation area. This area describes a roadway with recognized high quality visual amenities that include background vistas of mountains, open country, or city. The narrative does not address consistency with area plan policies. It should be noted that the property is not visible from the highway as it is set up on a hill with the car park unable to be seen beyond the hilltop. Public Participation Summary: 8. The applicant has conducted public outreach including notification letters to property owners within 300 feet and parties on the interested parties list. Staff has received one letter of opposition which notes the increasing number of RV/boat storage facilities within the area and their negative impacts. The applicant stated they will also coordinate with Arizona State Land Department regarding the proposed use and access arrangements. 9. ASLD provided comments on the application in February of 2025. They requested changes to the following items but otherwise have not commented on the proposal since that time: a. The County’s Zoning Code base standards referenced should be maintained as surrounding STL may be developed. b. ASLD is opposed to the proposed modification of screening from the Zoning Code specified six-foot CMU to an 8-foot precast wall with a 20-foot setback. Should STL develop in the future, the site should be provided with visual screening and shielding from potential noise. c. If vehicles taller than the 6' screen wall are to be permitted, we want those setbacks to remain. Consider stipulating that no vehicles taller than 6-feet in height can be stored within the modified setback area. d. There is no comment on the proposed modification to crushed asphalt so long as noise standards and dust control/nuisance abatement measures along with a 6-foot solid screen can be met. e. Narrative Page 8: A raised earthen hill is depicted and it should not be presumed that the existing condition of STL will remain as STL adjacent to the subject site may develop in the future. Outstanding Concerns from Reviewing Agencies: 10. N/A Staff Analysis: 11. Staff is recommending approval on this item primarily due to the property's isolation. It is surrounded by vacant Arizona State Land Department property. It is of low impact to the scenic corridor as the site is not visible from I-17 or near the populated areas of Anthem. Staff concurs with ASLD that the approval should account for potential future development of surrounding State SU250007 Page 6 of 7 Trust Land and supports incorporating ASLD's requested conditions to ensure compatibility if adjacent parcels develop. Recommendation: 12. Staff recommends the Commission adopt a motion recommending that the Board of Supervisors approve SU250007 subject to the following conditions ‘a’ – ‘i’: a. Development of the site shall be in substantial conformance with the Site Plan entitled “Off-17 RV and Boat Storage“, consisting of 3 full-size sheets, dated October 29, 2025 except as modified by the following conditions. Staff may determine slight refinements to remain in substantial conformance with the approved site plan. Minor and major amendments to the site plan will be determined in accordance with Chapter 3 of the Maricopa County Zoning Ordinance. b. Development of the site shall be in substantial conformance with the Narrative Report entitled “Off 17 North Storage”, consisting of 7 pages, dated July 2025 except as modified by the following conditions. c. This special use permit is valid for a period of 10 years and shall expire on May 6, 2036 or upon termination of the use for a period of 90 or more days, whichever occurs first. All site improvements associated with the special use permit shall be removed within 90 days of such expiration or termination of use. d. Prior to construction permitting the applicant shall provide documentation from the Arizona State Land Department showring legal access to the site. e. The following Planning Engineering conditions shall apply: 1. First-Flush retention volumes must be provided prior to building permit issuance. First-flush volume must be drained through infiltration. 2. Work within the Deadman Wash SFHA will require a Floodplain Use Permit issued concurrently with the Building Permit through PND. 3. Applicant is responsible for procuring any required permissions needed for site access and access improvements. 4. Engineering review of planning and/or zoning cases is for conceptual design only. All development and engineering design shall be in conformance with Section 1205 of the Maricopa County Zoning Ordinance; Drainage Policies and Standards; Floodplain Regulations for Maricopa County; MCDOT Roadway Design Manual; and current engineering policies, standards and best practices at the time of application for construction. 5. Based on the conceptual design nature of the information submitted, changes to the site layout may be necessitated by the final engineering design of the drainage infrastructure. 6. Detailed Grading and Drainage Plans must be submitted with the application for Building Permits SU250007 Page 7 of 7 f. The following Rural-43 SUP standards shall apply: 1. Minimum Side Setback: 40' 2. Minimum Street-side Setback: 40' 3. Minimum Screening: 8’ CMU 4. Pavement: Crushed Asphalt 5. Vehicle Height Restriction: No vehicles taller than 6 feet in height may be stored within the side or street-side setback areas. 6. Lighting: All lighting must be fully shielded and directed downward so that no light trespasses beyond the parcel. g. Noncompliance with any of the conditions assigned to the approval of this Special Use Permit by the Maricopa County Board of Supervisors may be grounds for revocation in accordance with the requirements and procedures as set forth in the Maricopa County Zoning Ordinance. h. 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. i. The granting of this change in use of the property has been at the request of the applicant, with the consent of the landowner. The granting of this approval allows the property to enjoy uses in excess of those permitted by the zoning existing on the date of application, subject to conditions. In the event of the failure to comply with any condition, and at the time of expiration of the Special Use Permit, the property may be considered for revocation to the zoning that existed on the date of application. It is, therefore, stipulated and agreed that either revocation due to the failure to comply with any conditions, or the expiration of the Special Use Permit, does not reduce any rights that existed on the date of application to use, divide, sell or possess the property and that there would be no diminution in value of the property from the value it held on the date of application due to such revocation or expiration of the Special Use Permit. The Special Use Permit enhances the value of the property above its value as of the date the Special Use Permit is granted and reverting to the prior zoning results in the same value of the property as if the Special Use Permit had never been granted. Presented by: Joel Landis, Planner Reviewed by: Rachel Applegate, Planning Supervisor Attachments: Case Map (1 page) Site Plan (3 pages) Narrative Report (8 pages) MCESD comments (2 pages) MC ENG Comments (3 pages) Opposition (2 pages) ASLD Comments (2 pages) / Maricopa County Planning & Development - Phoenix, AZ 4 Gross Acres: 40 approx. Generated March 12, 2026 8:53 AM SU250007 Application Name: Legal Description Off 17 North Storage Applicant Case Address 6N 2E 22 Shaine Alleman 40415 N 43RD AVE Applicant Phone/Email Parcel Primary:203-10-001 6024522712 PHOENIX, AZ 85086 Map scale 1:3,285 Supervisor District No. To allow for storage of commercial vehicles. See Application Narrative for details. PIONEER ROAD (PRIVATE DRIVE) OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE SS SS SS SS W SS SS SS SS PIONEER ROAD PIONEER ROAD (PRIVATE DRIVE) PIONEER ROAD ROCKAWAY HILLS ROAD ³ Bowman Consulting Group Ltd 1600 N. Desert Drive Ste 210 Tempe, Arizona 85288 c 2025 Bowman Consulting Group Ltd Phone: (480) 629-8830 www.bowman.com COVER SHEET OFF - 17 RV AND BOAT STORAGE MARICOPA COUNTY ---- DLR TKT JJG 1" = 200' NONE 051431-02-001 10/29/2025 SP01 01 03 City No 22 SITE ROCKAWAY HILLS ROAD DESERT HILLS ROAD INTERSTATE 17 OFF - 17 RV AND BOAT STORAGE SITE PLAN MARICOPA, ARIZONA LOCATED IN THE NORTHWEST QUARTER OF SECTION 22, TOWNSHIP 6 NORTH, RANGE 2 EAST, OF THE GILA AND SALT RIVER BASE AND MERIDIAN, MARICOPA COUNTY, ARIZONA. NORTH 05°29'37" WEST 71.09' OF NORTHWEST CORNER OF SECTION 22, TOWNSHIP 6 NORTH, RANGE 2 EAST, OF THE GILA AND SALT RIVER BASE AND MERIDIAN, MARICOPA COUNTY, ARIZONA. FOUND NATIONAL GEODETIC SURVEY MARKER ELEVATION = 1815.04 (NGVD29) = 1817.2 (NAVD88) PROJECT CONSULTANT TEAM OWNER/DEVELOPER NORTH PIONEER ROAD STORAGE LLC 7135 EAST CAMELBACK ROAD SUITE F240 SCOTTSDALE, AZ 85251 CONTACT: CIVIL ENGINEER BOWMAN CONTACT: JOHN GRAY 1600 N. DESERT DRIVE, SUITE 210 TEMPE, AZ 85288 EMAIL: JGRAY@BOWMAN.COM PHONE: (480) 559-8351 BASIS OF BEARINGS BENCHMARK FLOOD ZONE CERTIFICATION Call 811 or click Arizona811.com Contact Arizona 811 at least two full working days before you begin excavation SOUTH 89°50'03" EAST ALONG THE NORTH LINE OF THE NORTHWEST QUARTER OF SECTION 22, TOWNSHIP 6 NORTH, RANGE 2 EAST, OF THE GILA AND SALT RIVER BASE AND MERIDIAN, MARICOPA COUNTY, ARIZONA, ACCORDING TO BOOK 714 OF MAPS, PAGE 5, M.C.R. FLOOD INSURANCE MAP NUMBER 04013C0835L EFFECTIVE ON OCTOBER 16 2013 ZONE "X" AREA OF 0.2% ANNUAL CHANCE FOR FLOOD; AREAS OF 1% ANNUAL CHANCE OF FLOOD WITH AVERAGE DEPTHS OF LESS THAN 1 FOOT OR WITH DRAINAGE AREAS LESS THAN 1 SQUARE MILE, AND AREAS PROTECTED BY LEVEES FROM 1% ANNUAL CHANCE OF FLOOD. FLOOD ZONE DESIGNATION PROVIDED BY THE FEDERAL EMERGENCY MANAGEMENT AGENCY. THE SOUTHWEST QUARTER OF THE NORTHWEST QUARTER OF SECTION 22, TOWNSHIP 22, TOWNSHIP 6 NORTH, RANGE 2 EAST OF THE GILA AND SALT RIVER MERIDIAN, MARICOPA COUNTY, ARIZONA. LEGAL DESCRIPTION PER TITLE COMMITMENT EXISTING SANITARY SEWER MANHOLE EXISTING GAS MANHOLE EXISTING OVERHEAD UTILITY LINES BOUNDARY LINE LOT LINE EXISTING WATER EXISTING GAS EXISTING SEWER EXISTING ELECTRICAL PULL BOX EXISTING TELEPHONE PEDISTAL EXISTING GUY WIRE EXISTING POWER POLE EASEMENT CENTER LINE RIGHT-OF-WAY FIRE HYDRANT SEWER MANHOLE WATER LINE SEWER LINE WATER VALVE MATCHLINE WATER METER BOX REDUCER AIR RELEASE VALVE FLOW DIRECTION EXISTING CONTOUR PROPOSED CONTOUR LEGEND RETAINING WALL DRYWELL STORM DRAIN CAP SURVEY MARKER GRADE BREAK ABBREVIATIONS OFFSITE FLOW ARROW ONSITE FLOW ARROW SECTION NUMBER AND ORIENTATION SP02 SP03 SHEET INDEX DESIGNATED FLOOD ZONE ZONE FLOOD MAP NUMBER EFFECTIVE DATE AE 04013C0835L 10/16/2013 DESIGNATED FLOOD ZONE ZONE FLOOD MAP NUMBER EFFECTIVE DATE X 04013C0835L 10/16/2013 GROSS AREA (AC.) NET BUILDABLE AREA (AC.) LOT USE 39.94 36.31 DEVELOPMENT AND USE OF THIS SITE WILL CONFORM WITH ALL APPLICABLE CODES AND ORDINANCES ALL NEW OR RELOCATED UTILITIES WILL BE PLACED UNDERGROUND STRUCTURES AND LANDSCAPING WITHIN A TRIANGLE MEASURED BACK 10: FROM THE PROPERTY LINE AND 20' ALONG THE PROPERTY LINE ON EACH SIDE F THE DRIVEWAY ENTRANCES WILL BB MAINTAINED AT A MAXIMUM HEIGHT OF 3' STRUCTURES AND LANDSCAPING WITHIN A TRIANGLE MEASURING 33'X33' ALONG THE PROPERTY LINE. NO NOISE, ODOR OR VIBRATION WILL BE EMITTED SO THAT IT EXCEEDS THE GENERAL LEVEL OF NOISE ODOR OR VIBRATION EMITTED BY USES OUTSIDE OF THE SITE. OWNERS OF THE PROPERTY ADJACENT TO PUBLIC RIGHT-OF-WAY WILL HAVE THE RESPONSIBILITY FOR MAINTAINING ALL LANDSCAPING WITHIN THE RIGHTS-OF WAY IN ACCORDANCE WITH APPROVED PLANS. ALL ROOFTOP EQUIPMENT AND SATELLITE DISHES SHALL BE SCREENED TO THE HEIGHT OF THE TALLEST EQUIPMENT ALL SERVICE AREA SHALL BE SCREENED TO CONCEAL TRASH CONTAINERS, LOADING DOCKS, TRANSFORMERS, BACKFLOW PREVENTERS AND OTHER MECHANICAL OR ELECTRICAL EQUIPMENT FROM EYE LEVEL ADJACENT TO ALL PUBLIC STREETS. BARBED, RAZOR, OR CONCERTINA WIRE (OR SIMILAR) SHALL NOT BE USED ON THIS SITE. ALL SIGNAGE REQUIRES SEPARATE REVIEWS, APPROVALS, AND PERMITS. NO SIGNS ARE APPROVED PER THIS PLAN. ANY LIGHTING WILL BE PLACED SO AS TO DIRECT LIGHT AWAY FROM THE ADJACENT RESIDENTIAL DISTRICTS AND WILL NOT EXCEED ONE FOOT CANDLE AT THE PROPERTY LINE. NO NOISE, ODOR OR VIBRATION WILL BE EMITTED SO THAT IT EXCEEDS THE GENERAL LEVEL OF NOISE, ODOR OR VIBRATION EMITTED BY USES OUTSIDE OF THE SITE GENERAL SITE PLAN NOTES OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE SS SS SS SS W SS SS SS SS PIONEER ROAD (PRIVATE DRIVE) PIONEER ROAD PIONEER ROAD ROCKAWAY HILLS ROAD Bowman Consulting Group Ltd 1600 N. Desert Drive Ste 210 Tempe, Arizona 85288 c 2025 Bowman Consulting Group Ltd Phone: (480) 629-8830 www.bowman.com SITE PLAN OFF - 17 RV AND BOAT STORAGE MARICOPA COUNTY 051170-01-001 DLR TKT JJG 1" = 100' NONE 051431-02-001 10/29/2025 SP02 02 03 City No 20' X 10' ADA 20' X 12' 20' X 12' 80 7 914 30' X 12' 40' X 12' 50' X 12' 396 362 307 PARKING STALL SIZES Call 811 or click Arizona811.com Contact Arizona 811 at least two full working days before you begin excavation Bowman Consulting Group Ltd 1600 N. Desert Drive Ste 210 Tempe, Arizona 85288 Phone: (480) 629-8830 www.bowman.com c 2025 Bowman Consulting Group Ltd OFF - 17 RV AND BOAT STORAGE WASH PLAN & PROFILE 051431-02-001 1" =40' 1" = 4' DLR 10/29/25 TKT 10/29/25 JJG 10/29/25 03 03 SP03 City_Number Call 811 or click Arizona811.com Contact Arizona 811 at least two full working days before you begin excavation Off 17 North Storage 40415 N. 43rd Avenue, Phoenix, AZ 85310 Special Use Permit Case #: SU250007 Maricopa County Application Narrative January 2, 2025 Revised: July 2025 Property Owner: North Pioneer Road Storage, LLC Representative: Shaine T. Alleman, Tiffany & Bosco, P.A. 2525 E. Camelback Rd., 7th Floor, Phoenix, AZ 85016 Off 17 North Storage Maricopa County – Special Use Permit 1 Purpose of Request The purpose of this submittal is to request the approval of a Special Use Permit (the “SUP”) Application. The subject property is currently owned by North Pioneer Road Storage LLC and consists of approximately 40 acres located at 40415 N. 43rd Avenue, Phoenix, Arizona 85086 and is identified with Maricopa County Assessor Parcel Number 203-10-001 (the “Property”). The attached Context Aerial Maps (see Exhibits A & B) have been included to illustrate the location of the Property and the surrounding area. Over the past several years, there has been increased demand in this general area for outdoor parking/storage for all types of vehicles, including recreation vehicles and boats. The Property provides a prime location for the allowance of an outdoor parking/storage area to accommodate this demand from residents in the north Phoenix and Anthem areas. The Property is currently zoned Rural-43 (RU-43). Section 1301.1.15 of the Maricopa County Zoning Ordinance (“MCZO”), allows for the approval of a SUP for the “commercial storage, or impoundment of automobiles, motor vehicles,…travel trailers, recreation vehicles, (and) boats…on sites of not less than one acre.” As such, the Applicant is requesting the approval of a SUP to allow for the outdoor storage of the types of vehicles listed in the MCZO. Description of the Property The Property is currently within the jurisdiction of Maricopa County and is zoned Rural- 43 (RU-43). The Property is located within the Daisy Mountain/New River Area Plan. In the past decades, the Property has used for sand and gravel extraction uses and there is a residential building on the Property that was built in the 1980’s. It should be noted that to the east of the Property between the Property and the Interstate 17 there is a large earthen hill that blocks the view of the Property from those driving on the freeway. The following is the surrounding land use context: • North: o Jurisdiction: Maricopa County o Zoning: RU-43 o Land Uses: These properties are owned by the Arizona State Land Department (“ASLD”) and are vacant with a minor wash. • East: o Jurisdiction: Maricopa County o Zoning: RU-43 o Land Uses: These properties are owned by the ASLD and are vacant. Interstate 17 (Black Canyon Freeway) is located approximately 1,000’ from the east Property boundary. Off 17 North Storage Maricopa County – Special Use Permit 2 • West: o Jurisdiction: City of Phoenix o Zoning: S-1 (Ranch or Farm Residence) o Land Uses: These properties are owned by the ASLD and are vacant. • South: o Jurisdiction: Maricopa County o Zoning: RU-43 o Land Uses: These properties are owned by the ASLD and are vacant. Overall, the surrounding properties have been vacant and have not been used for development. The Applicant recognize that due to ASLD owning all of the surrounding parcels it is likely that development will not occur in this area for a very long time. As such, the Applicant is proposing an interim use that can be used while any future land uses in the area are contemplated. Annexation into the City of Phoenix is not appropriate at this time as 1) the proposed use does not need City of Phoenix utility services, 2) the Special Use Permit is a for an interim, temporary use, and 3) future uses will be established for the area and further dictate the long term direction of this Property. N. 41st Drive is an existing unimproved dirt road that extends from the north and south boundaries of the Property. The developer intends on working with ASLD to ensure that adequate access is established to the Property for the proposed uses. From the south, N. 41st Drive extends to the south and connects to the Interstate 17 at W. Pioneer Road (approximately 2 miles south). Thus, the Property is perfectly located close to prime access areas that are associated with the proposed use. Description of Special Permit Use Request As shown on the provided Conceptual Site Plan Layout (see Exhibit C), the outdoor storage areas will be on both sides of N. 41st Drive Road within the Property. The vehicle storage spaces will be designed to accommodate a variety of vehicles and trailers that will be stored on the Property. Drive aisles will be designed to meet the required widths and drive maneuverability, which will allow for the vehicles to adequately maneuver throughout the Property. All on-site vehicles and trailers will be secured on-site with the Property being encompassed by a 6’ (minimum) chain-link perimeter fence. The Property will not need a screen wall since the Property is screened to the east by a large earthen hill that blocks any views to the Property from the Interstate 17 freeway and there is no other development in the surrounding area. Retention will be designed per engineering requirements during the SUP Application process. Additional details regarding the Property retention can be found in the Preliminary Drainage Plan provided with this SUP Application. Off 17 North Storage Maricopa County – Special Use Permit 3 To alleviate dust and sound concerns that could be created by vehicles on the Property, the Property storage areas will be covered with compacted asphalt millings. The N. 41st Drive that will be used for accessing the Property from the south (i.e. outside of the Property limits) will also be compacted with asphalt millings. There will be no on-site permanent security. However, the Property will be continuously monitored with on-site security camera surveillance and regular visits to the Property by the business manager and/or its representatives. Proposed Modifications to RU-43 Development Standards As noted, the underlying zoning on the Property is RU-43. As part of the SUP, the Applicant is requesting a modification to a few of the development standards to accommodate this interim storage use. Below is a table outlining the proposed modifications to the RU-43 development standards (shown in bold). PROPOSED MODIFICATIONS TO COUNTY RU-43 DEVELOPMENT STANDARDS Development Regulation RU-43 Zoning Standard Proposed SUP Development Standard Maximum Building Height 30-feet 30-feet Front Yard Building Setback 40-feet 40-feet Interior Side Yard Building Setback1 30-feet 40-feet Street Side Yard Building Setback1 20-feet 40-feet Rear Yard Building Setback1 40-feet 40-feet Minimum Lot Area 43,560 sq. ft. 43,560 sq. ft. Minimum Lot Width 145-feet 145-feet Lot Coverage 25% 25% Screening2 6 ft. Tall Solid Screen 6 ft. Tall Chain Link Fencing Pavement3 Driveway and Parking Areas Crushed Asphalt 1 MCZO Article 503.4 2 MCZO Article 902.9.3 3 MCZO Article 1102.7.1 The screening modification to chain link fence recognizes that there are no adjacent properties that are developed. Thus, the proposed interim use does not require screening or paving that is normally associated with these types of developments next to developed residential uses. Off 17 North Storage Maricopa County – Special Use Permit 4 Since the adjacent properties that could be affected by these modified standards are vacant with no signs of any development in the future, due to access and infrastructure issues, these modified standards are justified for the proposed SUP interim storage use. Location and Accessibility/Circulation Access to the Property will be from the existing N. 41st Drive that enters at the south end of the Property, traverses on the Property, and exits to the north. The Property owner intends to only use the south access point from N. 41st Drive for ingress and ingress access to the Property and vehicles will not be able to access the Property from the north exit point. The Property owner will work with ASLD to establish legal access and ensure that roadways are properly maintained per ASLD’s requirements. The access roads and vehicle parking storage areas will be covered with asphalt millings, which will significantly reduce any current issues of dust and noise that are associated with this unimproved dirt road. This will greatly improve the situation for the surrounding areas. Relationship to Surrounding Properties This Property is located in an area that is surrounded by vacant land with no future plans to development in near or far future. Since there are no other land users in the area that could be affected by this proposed interim storage use, we do not anticipate there being any negative effects to the surrounding area. Community Facilities and Services This development will have little impact on municipal services as the development will use the existing well on the Property for water and will be installing a septic tank that can be used on site. Public Utilities and Services Due to the interim use, as described above, the proposed SUP is not in need of any water or sewer utility services to the Property. However, a private well is located on the Property, which is being used by the existing residential house on the Property. Electricity for the Property will be provided by APS. Public Outreach and Response to Citizen Input The Applicant will conduct a thorough public outreach effort for the proposed SUP Application during the review process. These efforts will include letters to property owners within 300’ of the Property and the interested parties list as set forth by Maricopa County. The Applicant will also work with ASLD and its Real Estate Division to discuss the proposed use and to ensure adequate access to the existing right-of-way (i.e. N. 41st Drive) on ASLD property. The proposed outreach process will be addressed within a Citizen Participation Plan that is provided with this SUP Application. Off 17 North Storage Maricopa County – Special Use Permit 5 Conclusion The proposed SUP will allow for uses that are compatible with the surrounding area while improving an underutilized Property. The SUP will not materially impact the surrounding area in a negative way and the Applicant will work with the County departments during the SUP Application process to ensure proper compliance. We look forward to continuing to work with Maricopa County on this project and the forthcoming SUP Application and permitting. We welcome your feedback and continued guidance as we move forward. EXHIBIT A - Regional Context Aerial Map Off 17 North Storage, 40415 N. 43rd Ave, Phoenix APN: 203-10-001 Acres: 39.94 Subject Property EXHIBIT B - Context Aerial Map Off 17 North Storage, 40415 N. 43rd Ave, Phoenix APN: 203-10-001 Acres: 39.94 Subject Property I-17 Freeway Raised Earthen Hill Screening Property from View of I-17 Existing Residence Page | 1 Subdivision Infrastructure & Planning Program 301 W. Jefferson St. Phoenix, AZ 85003 S u b d i vi s io n @ m a ri co p a .go v e s d .m a r i c o pa .g o v The Maricopa County Environmental Services Department (MCESD) has completed review for the Off 17 North Storage planning case(s). Please note the following MCESD requirements for site development: Drinking Water – Per the Safe Drinking Water Act, any water system that supplies more than 25 people or 15 service connections per day for at least 60 days per year is classified as a Public Water System (PWS). • If the above criteria are met, a Public Water System application and a New Source Approval application are required and must be submitted to the MCESD’s Drinking Water Program. A water quality analysis report will be required with submittal and is good within one-year of testing. An Approval to Construct application is required to be submitted to the MCESD’s Treatment Program for all PWS water treatment facilities. • For questions, please contact the Water/Wastewater Treatment Program at (602) 372-2861 or email treatmentplantprogram@maricopa.gov An Approval to Construct application is required to be submitted to the MCESD’s Subdivision & Infrastructure Program for all PWS water system infrastructure. • For questions, please contact the Subdivision and Infrastructure Program at (602) 506-1058 or email subdivision@maricopa.gov For additional Drinking Water related questions, please contact the Drinking Water program at (602) 506-6935 or by email at sdwquestions@maricopa.gov. Project Name: Off 17 North Storage Primary Contact Name: Shaine Alleman Planning Application Type: Special Use Permit APN(s): 203-10-001 Reviewer: Elliott Wheaton, P.E. Email: Elliott.Wheaton@maricopa.gov Phone: 602-376-6035 Planner Name: Joel Landis Planning Case #: SU250007 Date: February 25, 2025 Water and Waste Management Division Page | 2 Onsite Wastewater (Septic) – A Notice of Intent to Discharge application for a septic system is required for any construction. Application must be submitted to the MCESD Onsite Wastewater Program. • Wastewater is not permitted to discharge to an adjacent parcel’s septic system. • If conducting food service in unincorporated Maricopa, a grease trap will be required by Onsite Wastewater program. • Setback requirements must be maintained per Arizona Administrative Code, Title 18, Chapter 9, Article 312, C (Features Requiring Setbacks). Dependent/independent recreational vehicles cannot discharge wastewater to any septic system(s). A dump station/holding tank will be required for any onsite recreational vehicle wastewater dumping. For Onsite Wastewater related questions, please contact the Onsite Program at (602) 506- 6666 or by email at septicquestions@maricopa.gov. Subdivision Infrastructure and Planning – An Approval to Construct application is required and must be submitted to MCESD’s Subdivision & Infrastructure Program for water, reclaimed water and/or wastewater system infrastructure. A Water Service Agreement signed by the Utility is required and must be submitted to MCESD’s Subdivision & Infrastructure Program if the site/development will be provided with water and/or reclaimed water by a Utility. A Capacity Assurance Form issued by the Utility is required to MCESD’s Subdivision & Infrastructure Program if the site/development wastewater service is being provided by a Utility. For subdivision related questions, please contact the Subdivision and Infrastructure Program at (602) 506-1058 or email subdivision@maricopa.gov. Additional Notes – *It should be noted that this document does not approve the referenced project. Comments are provided for the benefit of the applicant for MCESD permit requirements and as an advisory to Maricopa County Planning and Development Department. 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 current regulations at the time of application. Doug Jones, P.E., CFM Planning & Development 301 W. Jefferson St., Suite 170 Phoenix, Arizona 85003 Phone: (602) 372-0790 Fax: (602) 506-8762 www.maricopa.gov/planning Email address: Doug.Jones@maricopa.gov Planning & Development Engineering Plan Review Date: February 26, 2026 Memo To: Darren Gerard, AICP, Planning Manager, Department of Planning & Development Attn: Joel Landis, Planner, Planning & Development Services cc: Bob Fedorka, PE, Engineering Manager, Planning & Development From: Doug Jones, PE, CFM, Engineering Supervisor, Planning & Development Subject: SU250007 – Off 17 North Storage APN(s): 203-10-001 Admin Note: A drainage waiver was applied for with this submittal, but is not required for the scope of work (de-watering through bleed-off, 100-year, 2-hour retention provided). Since a waiver is not required, DRB260001 will be terminated, and the fee refunded. Engineering Review has reviewed the 4th plans/drainage report routed for review on 2/04/2026, for the subject application and has no objections provided the following stipulations are part of any approval: 1. First-Flush retention volumes must be provided prior to building permit issuance. First-flush volume must be drained through infiltration. 2. Work within the Deadman Wash SFHA will require a Floodplain Use Permit issued concurrently with the Building Permit through PND. 3. Applicant is responsible for procuring any required permissions needed for site access and access improvements. 4. Engineering review of planning and/or zoning cases is for conceptual design only. All development and engineering design shall be in conformance with Section 1205 of the Maricopa County Zoning Ordinance; Drainage Policies and Standards; Floodplain Regulations for Maricopa County; MCDOT Roadway Design Manual; and current engineering policies, standards and best practices at the time of application for construction. 5. Based on the conceptual design nature of the information submitted, changes to the site layout may be necessitated by the final engineering design of the drainage infrastructure. 6. Detailed Grading and Drainage Plans must be submitted with the application for Building Permits Please contact me with any questions. Page 2 of 3 DRAINAGE PLAN REVIEW REFERENCES: The Drainage Regulations are listed in Section 1205 of the MCZO: https://www.maricopa.gov/documentcenter/view/272 Maricopa County Drainage Policies and Standards Manual: https://www.maricopa.gov/DocumentCenter/Home/View/2369 For Additional Information See: https://www.maricopa.gov/1635/Drainage-Review FLOOD CONTROL DISTRICT OF MARICOPA COUNTY REFERENCES: Floodplain Regulations for Maricopa County: https://www.maricopa.gov/DocumentCenter/View/630 For Additional Information See: https://www.maricopa.gov/3847/Flood-Control-District PND TRANSPORTATION REFERENCES: Residential Driveway Guidelines https://www.maricopa.gov/documentcenter/view/362 Roadway Design Manual http://www.mcdot.maricopa.gov/DocumentCenter/View/24883 Maricopa County Resolution for ROW Permits https://www.maricopa.gov/documentcenter/view/364 For Additional Information See: https://www.maricopa.gov/156/MCDOT PND STORMWATER QUALITY (SWPPP) REFERENCES: Storm Water Quality Management and Discharge Control Regulation https://www.maricopa.gov/DocumentCenter/View/6577 Air Pollution Control Regulations Rule 310 https://www.maricopa.gov/DocumentCenter/View/5354 For Additional Information See: https://www.maricopa.gov/3980/Water-Sewage-Stormwater-Waste Page 3 of 3 Abbreviations Key: Drainage: DD = Department Directive (See: http://www.maricopa.gov/1911/Department- Directives) MCZO = Maricopa County Zoning Ordinance DPSM = Maricopa County Drainage Policies and Standards SSA = State Standard Attachment DDMV1= Maricopa County Drainage Design Manual – Hydrology DDMV2 = Maricopa County Drainage Design Manual – Hydraulics Flood Control: FRMC = Floodplain Regulations for Maricopa County PND Transportation: RDM = MCDOT Roadway Design Manual RDG = MCDOT Residential Design Guidelines MSRP = MCDOT Major Streets and Routes Plan PND Storm Water: SWMDCR= Maricopa County Storm Water Quality Management and Discharge Control Regulation DDMV3= Maricopa County Drainage Design Manual – Erosion Control APCR= Maricopa County Air Pollution Control Regulations – Rule 310 This Message Is From an External Sender This message came from outside your organization. Please use caution when corresponding outside the county. Outlook FW: Online Form Submittal: Comment on a Planning Case From Rachel Applegate (PND) <Rachel.Applegate@Maricopa.Gov> Date Tue 5/6/2025 11:54 AM To Joel Landis (PND) <Joel.Landis@maricopa.gov> From: noreply@civicplus.com <noreply@civicplus.com> Sent: Tuesday, May 6, 2025 10:36 AM To: Rachel Applegate (PND) <Rachel.Applegate@Maricopa.Gov> Subject: Online Form Submittal: Comment on a Planning Case Comment on a Planning Case Case Number & Project Name SU250007 Comment I am opposed to the proposed zoning change from R43 to C-2 CUPD. I also oppose the combination zone change of C-2 and SUP. The is currently more than adequate RV/ Boat storage ZjQcmQRYFpfptBannerStart ZjQcmQRYFpfptBannerEnd Comment on a Planning Case Case Number & Project Name SU250007 Comment I am opposed to the proposed zoning change from R43 to C-2 CUPD. I also oppose the combination zone change of C-2 and SUP. The is currently more than adequate RV/ Boat storage available in the surrounding area. The proposed zoning change is inconsistent with the rural, residential, and horse property of the surrounding area. A major issue/concern is the availability of an adequate water supply and drainage. The proposed commercial rezoning is consequently unacceptable. Name Thomas M. Jadlos Address 1732 W Maddock Rd City Phoenix State AZ Zip Code 85086 Email Address tomjadlos@yahoo.com Phone Number 3147075735 Email not displaying correctly? View it in your browser. This Message Is From an External Sender This message came from outside your organization. Please use caution when corresponding outside the county. Outlook Re: File No. SU250007 - ASLD Comments From Rhonda Buss <rbuss@azland.gov> Date Fri 3/7/2025 11:27 AM To Joel Landis (PND) <Joel.Landis@maricopa.gov> Cc Karen Dada <kdada@azland.gov>; Shaine T. Alleman <sta@tblaw.com> Dear Joel, I hope you are well. We met with the applicant regarding Special Use Permit Case No. SU250007 and understand that the TAC meeting for this project was held. ASLD requests that the existing development standards be upheld for screening and setbacks requirements. Residential use is consistent with the existing State Trust Land (STL) land use designations and zoning. While no applications have been received for purchase within this area, ASLD has fielded several inquiries from residential developers for the surrounding STL. ASLD is opposed to modification of the existing development standards as previously noted, including setbacks and solid screening due to the potential for future development. Should there be any questions, please feel free to contact me. Thank you, Rhonda Buss, AICP Planner III 1110 W. Washington St Phoenix, AZ 85007 602-542-3126 land.az.gov | Facebook | Twitter/X On Wed, Feb 26, 2025 at 3:24 PM Rhonda Buss <rbuss@azland.gov> wrote: Dear Joel Landis, Thank you for the public notice regarding SU250007. The subject site is surrounded by State Trust Land (STL) on all four sides and ASLD has received interest from developers in purchasing the surrounding STL for residential development. Accordingly, ASLD’s comments are below. 1. Narrative Page 4: a. The County’s Zoning Code base standards referenced should be maintained as surrounding STL may be developed. b. ASLD is opposed to the proposed modification of screening from the Zoning Code specified six- foot CMU to an 8-foot precast wall with a 20-foot setback. Should STL develop in the future, the site should be provided with visual screening and shielding from potential noise. c. If vehicles taller than the 6' screen wall are to be permitted, we want those setbacks to remain. Consider stipulating that no vehicles taller than 6-feet in height can be stored within the modified setback area. d. There is no comment on the proposed modification to crushed asphalt so long as noise standards and dust control/nuisance abatement measures along with a 6-foot solid screen can be met. e. Narrative Page 8: A raised earthen hill is depicted and it should not be presumed that the existing condition of STL will remain as STL adjacent to the subject site may develop in the future. 2. Narrative Page 5: The project narrative indicates that the applicant will work with ASLD to establish legal access to the site. Please note, while a road may exist, it does not appear that there is any legal access to the site currently. The proposed road alignment may also change and or/may affect the proposed point of access. If the County is to require the roadway to become a public road, please condition that the road be paved. Otherwise, the aggregate should be fine. ASLD’s ROW team may be contacted at RWS@azland.gov regarding easement information and inquiries. ASLD ROW’s section reviews easement requests. We are happy to discuss any of our comments. Please feel free to reach out if there are any questions. Thank you, Rhonda Buss, AICP Planner III 1110 W. Washington St Phoenix, AZ 85007 602-542-3126 land.az.gov | Facebook | Twitter/X