Extracted text (via pymupdf)
78577 characters
January 28, 2026
SU250021
Page 1 of 3
Report to the Board of Supervisors
Prepared by the Maricopa County Planning and Development Department
Board Hearing Date:
January 28, 2026
Case #/Title:
SU250021 – Ranchero Livestock & Supplies Project
Supervisor District:
4
Applicant/Owner:
Chad H. Dixion, Tangent Point Architecture, LLC / Nereida Castro
Primero
Request:
Special Use Permit (SUP) Cottage industry for a home-based hay
distribution business in the Rural-43 zoning district
Site Location:
Generally located at the NWC of Patton Rd. & 224th Avenue in the
Wittmann area
Site Size:
Approximately 1.2 acres
County Island Status:
N/A
Additional
Comments:
The applicant is requesting to utilize a rural residential property for
a hay storage and delivery business utilizing an on-site ‘hay
squeeze’ tractor. Although there are no outstanding concerns from
reviewing agencies, there is opposition from immediate neighbors.
Staff has received numerous opposition letters from three parties
who are immediate neighbors. This represents all other property
owners / residents sharing access onto this block of 224th Ave.
These parties spoke at the Commission hearing and raised
numerous concerns related to noise, dust, fumes, work outside of
normal business hours, trucks and hay squeeze blocking the street,
etc.
Staff has received three letters of opposition to the Commission’s
recommendation. A super-majority (four affirmative) vote of the
Board has not been triggered for approval of SU250021. The trigger
is when 20% or more of property owners within a 300’ radius of the
subject site, by both number and area, have registered opposition.
The opposition received accounts for is from three property owners
accounting for an area of 148,889 sq. ft.:
29% opposed by area
16% opposed by number
January 28, 2026
SU250021
Page 2 of 3
The Commission discussed this item at length questioning whether
the ongoing use/activity at this 1+ acre lot on a street of single-
family acre lots was too intense for the neighborhood. Commission
recommendation modified the SUP validity period from 10 years to
only two years – essentially to allow time for the property owner to
move their business to a new operating location. The two-year SUP
expiration is noted in condition ‘c’ of the Commission’s
recommendation below.
Commission
Recommendation:
On 12/10/25, the Commission voted 5-3 (motion by Commissioner
Toma D4, seconded by Commissioner Leighton D4) to adopt a
motion recommending the Board of Supervisors approve
SU250021 subject to conditions ‘a’ to ‘h’ (with modified condition
‘c.’):
a.
Development of the site with regard to the special use shall be in substantial conformance
with the Site Plan entitled “Ranchero Livestock & Supplies Project SU250021“, consisting
of 1 full-size sheet, dated September 14, 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 with regard to the special use shall be in substantial conformance
with the Narrative Report entitled “Narrative Report”, consisting of 4 pages, dated
September 14, 2025, except as modified by the following conditions.
c.
This special use permit is valid for a period of two years and shall expire on January 28,
2028, or upon abandonment of the use.
d.
The following engineering conditions shall apply:
1. Engineering review of planning and/or zoning cases is for conceptual design only. All
development and engineering design shall be in conformance with Section 1205 of the
Maricopa County Zoning Ordinance; Drainage Policies and Standards; Floodplain
Regulations for Maricopa County; MCDOT Roadway Design Manual; and current
engineering policies, standards and best practices at the time of application for
construction.
2. Based on the conceptual design nature of the information submitted, changes to the
site layout may be necessitated by the final engineering design of the site’s drainage
infrastructure.
3. Maricopa County does not supply water, fire or sewer services. It is the
applicant/owner’s responsibility to coordinate and secure water, fire and sewer services
for this site.
e.
The applicant shall maintain or enter into an maintenance agreement for the easement
access along 224th Ave. from the subject parcels northern border to the pavement
along Patton Rd. for the life of the SUP. This must include dust control, regular
maintenance and repair of road surfacing.
January 28, 2026
SU250021
Page 3 of 3
f.
Use of the hay squeeze is limited to on-site between the two haybale storage areas,
weekdays only between 8AM – 4PM.
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.
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:
Andrew Lorentzen, Planner
Reviewed by:
Darren Gérard, AICP, Planning Manager
Attachment:
300’ Buffer Opposition Map (1 page)
12/4/25 P&Z Packet (53 pages)
12/4/25 P&Z Handout Memo (8 pages)
P&Z Commission Recommendation Objection (6 pages)
Note:
12/4/25 Draft P&Z Minutes are not available as of the writing of this report, but can be
provided upon request later when available.
N 224th Ave
N 223rd Ln
N 225th Ave
Patton Rd
301 W. Jefferson St., Suite 170, Phoenix, Arizona 85003, (602) 506-3601
Document Path: \\gisteam.maricopa.gov\workgroup\patrick.dongarra\PND\OppositionCases\SU250021\SU250021.aprx
DISCLAIMER: This map is a graphical representation designed for general reference purposes only. Viewer/User agrees to indemnify, defend and hold harmless Maricopa County, its officers, departments, employees and agents
from and against any and all suits, actions, legal or administrative proceedings, claims, demands or damages of any kind or nature arising out of the use of this map, or the data contained herein, in its actual or altered form.
www.maricopa.gov/planning
Maricopa County OET, GIS Division, 12/2/2025
Ü
50
0
50
25
Feet
Opposition and Support
SU250021
Parcel
Subject Parcel
300' Buffer
Opposition Parcel
Supporting Parcel
All Opposition Parcels
All Supporting Parcels
300' Buffer Interior
300' Buffer Selection
Eligible parcels: 20
Supporting parcels: 0
Opposition parcels: 3
Supporting parcels sq ft: 0
Opposition parcels sq ft: 148,889
Subject parcels sq ft: 51,181
All area inside the 300' buffer sq ft:
573,140
All area inside the 300' buffer -
excluding subject parcel,
ROW and excluded parcels sq ft:
521,959
No-response parcels sq ft: 0
Super Majority opposed parcel acres:
29%
Super Majority opposed parcel number:
16%
SU250021
Page 1 of 8
Report to the Planning and Zoning Commission
Prepared by the Maricopa County Planning and Development Department
Case:
SU250021 – Ranchero Livestock & Supplies Project
Hearing Date:
December 4, 2025
Supervisor District:
4
Applicant:
Chad H. Dixion, Tangent Point Architecture, LLC
Owner:
Nereida Castro Primero
Request:
Special Use Permit (SUP) Cottage industry for a home-based hay
distribution business in the Rural-43 zoning district
Site Location:
Generally located at the NWC of Patton Rd. & 224th Avenue in the Wittmann
area
Site Size:
Approximately 1.2 acres
Density:
N/A
County Island:
No
County Plan:
White Tank / Grand Ave Area Plan – Single Family – Rural
Municipal Plan:
Surprise – Surprise 2040 General Plan – Neighborhoods
Municipal Comments:
Surprise - No Comment
Support/Opposition:
Three neighbor parcels in opposition
Recommendation:
Approve with conditions
SU250021
Page 2 of 8
Project Summary:
1.
The applicant, Chad H. Dixion, is proposing a Special Use Permit (SUP) for a cottage industry
home-based business, hay delivery service, on an approximate 1.2-acre parcel zoned Rural-43 in
the Wittmann area. The parcel is accessed off of 224th Ave., which is a 15’ wide private easement
roadway that connects to Patton Rd. approx. 320’ to the south and only serves the 4 residential
parcels. The applicant proposes to store haybales in the rear center of the yard under a canopy.
The operation will receive and store hay on the parcel to be delivered to local customers, with no
customer pickup services planned. Hay deliveries to customers are on a need basis as orders
come in.
2.
The owners propose operational hours from 7AM to 5PM weekdays. The operation is run by the
homeowner and two additional non-resident employees. Hay is proposed to be stacked in two
areas at the center of the yard under a new 15’ tall steel-rafter canopy. The haybales will be
stacked up to 6’8” high. The use is generally screened by existing 6’ walls and fences, although
stacked haybales are proposed to extend slightly above the height of screening but in areas not
against the site perimeter so arguable there is a distance buffer. The applicant will replace the
existing wooden fence on the north side of the parcel with a CMU block wall for further screening
and noise reduction purposes. The site is to be covered in dust controlling materials as approved
by the Maricopa County Air Quality Department.
3.
Hay deliveries are generally received at the site on a trailer. A ‘hay squeeze’ is utilized to transfer
the hay between the trailer and the stacks. The squeeze is a forklift type vehicle specifically
manufactured for the transfer of hay. During squeeze use and while on the trailer, hay generally
exceeds 8’ in height and can be seen from neighboring parcels.
4.
The parcel has an open violation (V2400609) for the business operations which this SUP intends
to resolve. Upon application the business had originally intended to utilize an existing rafter
awning on the site. However, after zoning and fire safety review it was determined the structure
was erected without benefit of an issued permit and the associated plan review and construction
safety inspections; and further, that it did not meet fire safety setback building code requirements.
Once informed, the owners took action to remove the existing structure and redesign the site
under guidance from the Arizona Fire and Medical Authority, the local jurisdiction fire service
provider.
SU250021
Page 3 of 8
Aerial photo of subject site
Aerial image & surrounding environs
SU250021
Page 4 of 8
Eagle view of subject site looking north into subject parcel (aerial image dated 1/14/2024).
Site Plan
SU250021
Page 5 of 8
Existing On-Site and Adjacent Zoning / Land Use:
5.
On-site:
Rural-43 / Single Family Residential
North:
Rural-43 / Single Family Residential
South:
Rural-43 / Single Family Residential
East:
Rural-43 / Single Family Residential
West:
Rural-43 / Single Family Residential
Zoning District map
SU250021
Page 6 of 8
Utilities and Services:
6.
Water:
Well
Wastewater:
Septic
School District:
Nadaburg Unified School District
Fire:
North County Fire and Medical
Police:
Maricopa County Sheriff's Office
Right-of-Way:
7.
The following table includes existing and proposed half-width right-of-way and the future
classification based upon the Maricopa County Department of Transportation (MCDOT) Major
Streets and Routes Plan.
Street Name
Half-width Existing R/W
Half-width Proposed R/W
Future Classification
224th Ave
15’
15’
Private Easement
Patton Rd.
33’
33’
Major Collector
Adopted Plans:
8.
Maricopa County White Tank Grand Avenue Area Plan (adopted December 6, 2023): The area
subject to this application is designated Rural-Neighborhoods, which allows for residential uses
with a density of one dwelling unit per acre.
9.
Surprise General Plan 2040 (adopted July 30, 2024): The City of Surprise General Plan designates
the subject site as rural neighborhood.
Public Participation Summary:
10.
The applicant has met all public posting and notification requirements set forth by the County
regarding the SUP application. The applicant posted in two locations on site and provided a third
sign along Patton Rd. The applicant held two community meetings to inform neighbors and
community members of the proposed SUP. One meeting was held online and the other was held
at nearby Nadaburg Elementary School on July 7, 2025.
11.
Staff has received multiple correspondence items from three nearby residences who are in
opposition to the commercial use request. Neighbors have shared complaints of operating
outside daylight hours, excessive noise, impacts from exhaust fumes, roadway easement
deterioration, lack of privacy, customers receiving hay at the residence, and a general
deterioration of the neighborhood due to the ongoing use.
Outstanding Concerns from Reviewing Agencies:
12.
N/A
Staff Analysis:
SU250021
Page 7 of 8
13.
Staff is supportive of the home-based request as presented, although with strict adherence to
operational hours and for the limitation of commercial activities to only the areas shown on the
site plan. Neighbor opposition letters and photographs indicate current operation activity that
regularly exceeds what is proposed including: stacks greater than 6’8”, operation of the hay
squeeze outside of parcel boundaries and working hours exceeding 7AM to 5PM including
weekend activity.
14.
Staff recognizes the semi-rural, equestrian nature of the neighborhood and believes that
agricultural services such as hay delivery are needed in the area. However, such uses need to be
established without adversely impacting the residential harmony and fabric of the neighborhood.
Arguably the commercial delivery use is generating wear and tear on the private easement
roadway that exceeds what is normally expected on a local street. As such, staff proposes
roadway maintenance of 224th Ave from Patton Rd. to the parcel’s northern boundary.
15.
Staff also have concerns with utilization of the hay squeeze on site. Neighbors objecting to the
SUP have expressed dissatisfaction with the noise, time of use and exhaust fumes. The applicant
indicated that the machine is similar to a tractor with regard to noise and emissions. Staff has
recommended a condition limiting hay squeeze activity.
Recommendation:
16.
Staff recommends the Commission adopt a motion recommending that the Board of Supervisors
approve SU250021 subject to the following conditions ‘a’ – ‘h’:
a.
Development of the site with regard to the special use shall be in substantial conformance
with the Site Plan entitled “Ranchero Livestock & Supplies Project SU250021“, consisting
of 1 full-size sheet, dated September 14, 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 with regard to the special use shall be in substantial conformance
with the Narrative Report entitled “Narrative Report”, consisting of 4 pages, dated
September 14, 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 January 28,
2036, or upon abandonment of the use.
d.
The following engineering conditions shall apply:
1. Engineering review of planning and/or zoning cases is for conceptual design only. All
development and engineering design shall be in conformance with Section 1205 of the
Maricopa County Zoning Ordinance; Drainage Policies and Standards; Floodplain
Regulations for Maricopa County; MCDOT Roadway Design Manual; and current
engineering policies, standards and best practices at the time of application for
construction.
2. Based on the conceptual design nature of the information submitted, changes to the
site layout may be necessitated by the final engineering design of the site’s drainage
infrastructure.
SU250021
Page 8 of 8
3. Maricopa County does not supply water, fire or sewer services. It is the
applicant/owner’s responsibility to coordinate and secure water, fire and sewer services
for this site.
e.
The applicant shall maintain or enter into an maintenance agreement for the easement
access along 224th Ave. from the subject parcels northern border to the pavement
along Patton Rd. for the life of the SUP. This must include dust control, regular
maintenance and repair of road surfacing.
f.
Use of the hay squeeze is limited to on-site between the two haybale storage areas,
weekdays only between 8AM – 4PM.
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.
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:
Andrew Lorentzen, Planner
Reviewed by:
Rachel Applegate, Planning Supervisor
Attachments:
Case Map (1 page)
Site Plan (1 page)
Narrative Report (4 pages)
Engineering comments (1 page)
MCESD comments (1 page)
City of Surprise Comments (1 page)
Opposition Letters (36 pages)
/
Maricopa County Planning & Development - Phoenix, AZ
4
Gross Acres: 1 approx.
Generated November 10, 2025 1:20 PM
SU250021
Application Name:
Legal Description
Ranchero Livestock & Supplies Project
Applicant
Case Address
5N 3W 26
Chad Dixon
28230 N 224TH AVE
Applicant Phone/Email
Parcel Primary:503-34-223A
(602) 554-8418
cdixon@tangentpointarch.com
WITTMANN, AZ 85361
Map scale 1:816
Supervisor District No.
The request is to obtain a SUP for a home occupation.
TANGENT POINT
ARCHITECTURE, LLC
TANGENT POINT ARCHITECTURE, LLC
14050 N 83rd Ave, STE 290
Peoria, AZ 85381
602-554-8418
Where Vision Meets Reality
NARRATIVE REPORT
TITLE PAGE
Project Name:
Ranchero Livestock & Supplies Project
Location:
28230 N 224th Ave, Wittmann, AZ 85361
Case/Tracking #:
SU250021
Vicinity Map:
TANGENT POINT
ARCHITECTURE, LLC
TANGENT POINT ARCHITECTURE, LLC
14050 N 83rd Ave, STE 290
Peoria, AZ 85381
602-554-8418
Where Vision Meets Reality
PURPOSE OF REQUEST
The purpose of this request is to obtain a Special Use Permit for items in the Zoning
Ordinance’s home occupation, Article 501.2.10, at the location noted above.
The home occupation supplies hay for Wittman and the surrounding area which supports farm
use and keeping horses on properties within Rural-43 zoning districts.
The Special Use Permit will be for the following items:
1.
The type, amount, and locations of products stored on site,
2.
Screening,
3.
The use of mechanical equipment,
4.
The number of vehicles used in commerce connected with the home occupant
and their storage.
DESCRIPTION OF PROPOSAL
1. The home occupation stores 600 hay bales at the rear of the property under the large,
covered canopy (pole structure). The hay bales themselves are considered flammable
and do not meet no flammable material stored on site requirement.
The large, covered canopy is a steel pole structure with steel rafters and metal roof
panels.
2. The covered canopy will hold a total of 600 hay bales divided into two (2) stacks of 300
hay bales as shown on the site plan. Each hay bale stack will be 5 layers tall with a total
height of 6’-8”. This does exceed the typical block fence height by 8”. The hay delivery
trailers are stacked with hay above the 8’ limit. Someone will need to get on top of the
hay to either secure or unsecure it to the trailer. When the hay squeeze moves the hay
to and from the trailer, its operation is above the 8’ limit. The stacked hay does not meet
the screening requirement, and the on-site activities exceed the 8’ limit.
3. As mentioned above, the business uses a hay squeeze to load and unload hay bales.
The hay squeeze has a mast that is over the 8’ limit and can lift hay bales above the 8’
limit as needed to load and unload trailers.
4. The company has 2 pickup trucks which exceeds the one vehicle limit. The pickup trucks
are stored in the rear of the property, but not in an enclosed garage.
Business Operations:
The business operation is to pick up the hay from their suppliers in the Buckeye area and store
the hay on site until a client calls in an order. Once the order is called in, the employees load the
trailer and deliver the hay at the client’s location. All orders are by phone and clients do not
come to the business to pick up the hay themselves.
The crew will leave the house around 7am to pick up the hay from their suppliers in Buckeye
one or twice a week between Monday through Friday. Depending on the amount orders from
TANGENT POINT
ARCHITECTURE, LLC
TANGENT POINT ARCHITECTURE, LLC
14050 N 83rd Ave, STE 290
Peoria, AZ 85381
602-554-8418
Where Vision Meets Reality
clients, they will return to the house and unload hay for delivery later or deliver the hay to clients
before returning to the house.
The storage of hay for farming and ranching use is commonplace in rural Arizona when
someone has animals on their property which Rural-43 zoning districts allow. Even though hay
is considered flammable, it is necessary for maintaining the dietary needs of farm animals and
horses. The business keeps enough hay bales on the property for their clients’ needs. Most of
the time the turnaround is such that hay is picked up from the supplier and delivered to the client
that day.
The hay will be stored at the back of the residence behind the 6’ block wall fence and gates and
stacked under the large, covered canopy (pole structure). The covered canopy will hold a total
of 600 hay bales divided into two (2) stacks of 300 hay bales as shown on the site plan. The
covered canopy will be relocated to the center of the rear area and out of the rear and side
setbacks. This will provide ample distance from the neighboring properties and the existing
residence. By having the hay bales confined in this location, this will make the loading and
unloading process much more efficient for the hay squeeze.
The business uses a hay squeeze which is a specialty forklift where the support forks can
compress the stacked hay bales together for easier and efficient loading and unloading. Each
hay bale stack will be 5 layers with a total height of 6’-8”. This does exceed the typical block
fence height by 8” but it necessary in the efficient operation of loading and unloading trailers.
With hay stacked 5 layer high, 6’-8”, the hay squeeze can move 48 bales at a time. If the hay
was stacked only 4 layers high, the hay squeeze can only move 32 bales at a time. With the
stacks 5 high instead of 4 high, the business owner will be able to load/unload more hay bales
in one trip thus spending less time operating the hay squeeze. The noise from the hay squeeze
is like a farm tractor in use.
If the business did not have access to the use of a hay squeeze, the time to load and unload
trailers with 3 employees would take hours, increase the potential of accidents, and decrease
the business’ production efficiency.
The vehicles (pickup trucks) and flatbed trailers used for the business operations are kept in the
back of the house behind the 6’ block wall fence and gates when not in use. They are not stored
in a garage as required by the home occupation code since the vehicles are typical pickup
trucks which are common for farming and ranching use. The two non-resident employees will
park near the garage.
The business hours of operation are from 7am to 5pm, Monday through Friday.
There are three employees: one resident employee, and two non-resident employees, which
one is temporary.
TANGENT POINT
ARCHITECTURE, LLC
TANGENT POINT ARCHITECTURE, LLC
14050 N 83rd Ave, STE 290
Peoria, AZ 85381
602-554-8418
Where Vision Meets Reality
RELATIONSHIP TO SURROUNDING PROPERTIES
The business will allow the surrounding community to obtain hay from someone locally than
traveling to Buckeye, loading the hay, and transporting the hay back to their property in
Wittman.
LOCATION AND ACCESSIBILITY
The project site is two (2) lots north of Patton Road and off N 224th Avenue. Currently, 224th
serves only four residential lots on the west and is a dead-end road. The 4 lots on the east side
of 224th Avenue have access along N 223rd Lane.
CIRCULATION SYSTEM
The company trucks vehicles use N 224th Avenue to the north driveway to again access to the
storage area behind the house. The company trucks leave the storage area by the south
driveway then onto N 224th Avenue. The business does not require any additional on-site or off-
site circulation system.
DEVELOPMENT SCHEDULE
Phasing is not required.
COMMUNITY FACILITIES AND SERVICES
The school district is Nadaburg Unified School District. There are no public parks within the 300-
foot radius of the project site.
PUBLIC UTILITIES AND SERVICES
The Owner uses CR&R for their trash pickup. There are no public utilities for water and sewer
service at the site. The water is from a shared well with the neighbors and there is an existing
septic system on-site. The fire district is the North County Fire & Medical District. The Maricopa
County Sheriff’s Office is the department that provides police services to the area since the area
is unincorporated.
As Reported by
Chad H Dixon, AIA, Principal
TANGENT POINT ARCHITECTURE, LLC
602-554-8418
09/14/25
Anh Harambasic, PE
Planning & Development
301 W. Jefferson St., Suite 170
Phoenix, Arizona 85003
Phone: (602) 506-3611
www.maricopa.gov/planning
email address:
Anh.Harambasic@maricopa.gov
Planning & Development
Engineering Plan Review
Date:
October 13,2025
Memo To: Darren Gerard, AICP, Planning Manager, Department of Planning &
Development
Attn:
Andrew Lorentzen, Planner, Planning & Development Services
via:
Doug Jones P.E., Engineering Supervisor, Planning and Development
From:
Anh Harambasic P.E., Plans Examiner Engineer, Planning &
Development
Subject:
SU250021
APN(s):
503-34-223A 28230 N. 224th Ave Wittmann, AZ 85361
Description- Request for a special use permit for home business as a hay supplier.
Engineering has reviewed the Second site plan routed for review on 9.23.2025 and
has no objections to the zoning case except all approvals are subject to the following
conditions:
GENERAL DRAINAGE CONDITIONS
1. Engineering review of planning and/or zoning cases is for conceptual design
only. All development and engineering design shall be in conformance with
Section 1205 of the Maricopa County Zoning Ordinance; Drainage Policies and
Standards; Floodplain Regulations for Maricopa County; MCDOT Roadway
Design Manual; and current engineering policies, standards and best practices
at the time of application for construction.
2. Based on the conceptual design nature of the information submitted, changes
to the site layout may be necessitated by the final engineering design of the
site’s drainage infrastructure.
3. Maricopa County does not supply water, fire or sewer services. It is the
applicant/owner’s responsibility to coordinate and secure water, fire and
sewer services for this site.
4. The traffic study waiver was approved by MCDOT on 9.10.2025 (Hasina Luna)
Please contact me with any questions.
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 Ranchero Livestock & Supplies Project planning case(s). Please note the following
MCESD requirements for site development:
Onsite Wastewater (Septic) –
A Minor Plan Review application must be submitted for any existing septic system(s) if
being utilized and if the applicant believes the existing system(s) are adequate in size to
support the new use; otherwise, a new septic permit/install may be required.
For Onsite Wastewater related questions, please contact the Onsite Program at (602) 506-
6666 or by email at septicquestions@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.
Project Name: Ranchero Livestock &
Supplies Project
Primary Contact Name: Chad Dixon
Planning Application Type: Special Use
Permit
APN(s): 503-34-223A
Reviewer: Elliott Wheaton, P.E.
Email: Elliott.Wheaton@maricopa.gov
Phone: 602-376-6035
Planner Name: Andrew Lorentzen
Planning Case #: SU250021
Date: July 10, 2025
Water and Waste Management Division
PS25-0578 - SU250021 – Ranchero Livestock & Supplies Project
Jani Wertin
Planning and Zoning – 7/8/2025
623.222.3151
Project Overview
Located north of the northwest corner of Patton Road and 224th Avenue (APN: 503-34-
223A), the applicant is requesting a Special Use Permit (SUP) to allow the storage and
distribution of hay in accessory to a single-family home on an existing 1.175-acre parcel
rural residential parcel.
This property is currently located within unincorporated Maricopa County and is zoned
Rural-43. While this property currently falls within Maricopa County’s jurisdiction
regarding zoning regulation, this property also falls within the City of Surprise’s planning
area, carrying a land use character designation of Neighborhood.
Comments
• The primary use of single-family residential is compatible with the current land use
designation of Neighborhood assigned by the Surprise 2040 General Plan, however,
the current City of Surprise home occupation regulations, as outlined in the Land
Development Ordinance (LDO), do not have provisions that would permit this
proposed home occupation use. If this property were to be annexed into Surprise’s
city limits in the future, this home occupation would not be in compliance with City
standards.
1
Andrew Lorentzen (PND)
From:
Debbie Thompson <dkthompson58854@yahoo.com>
Sent:
Thursday, July 17, 2025 6:35 AM
To:
Andrew Lorentzen (PND)
Subject:
SU250021
Enclosed are a few pictures I have taken this winter of how much hay they have in their yard at times . I have a video of him running the hay squeeze and you can see the exhaust and noise coming fr om it. I will have to send it in an ot her email
ZjQcmQRYFpfptBannerStart
This Message Is From an Untrusted Sender
You have not previously corresponded with this sender. Please use caution when you receive
messages from new senders. Always validate the sender first.
ZjQcmQRYFpfptBanner End
Enclosed are a few pictures I have taken this winter of how much hay they have in their yard at times
. I have a video of him running the hay squeeze and you can see the exhaust and noise coming from
it. I will have to send it in an other email as it’s attached to an email I sent to one of the code
compliance guys.
Thanks
Debbie
1
Andrew Lorentzen (PND)
From:
Doug&LindaRyland <doug.linda.ryland@startmail.com>
Sent:
Thursday, July 17, 2025 5:48 PM
To:
Andrew Lorentzen (PND)
Cc:
dkthompson58854@yahoo.com; Georgeorvalla@gmail.com; Nicole Lee
Subject:
SU250021-Home Hay Business
Attachments:
IMG_2851.jpeg
This Message Is From an Untrusted Sender
You have not previously corresponded with this sender. Please use caution when you receive messages from new senders.
Always validate the sender first.
Dear Mr. Lorentzen
I (Doug Ryland) am the property owner who’s West property Line is common with the East
property line of property located at 28230 N 224th Ave, Wittmann, AZ. My primary concern
regarding the apparent Special Use Permit Request being sought for this property is, that
it would set a precedent for what is currently Rural Single Family Residential zoning that is
nonconforming to the current ordinance. The current ordinance allows for home run
business with certain constrains which help maintain a residential atmosphere. The
current business activity at the property in question in my opinion exceeds limits of the
zoning ordinance for the area without any further increase. The amount of hay being
stored on site is excessive and is not screened from view of surrounding property and also
poses a fire hazard. Traffic is heavy truck and trailer type and there is loading and
unloading activity being done by heavy equipment at various times during the day and
night, which creates dust and noise as well as flood lighting of the area during night time
operations. If the owner of the property intended to be involved in this type of business
they should have located in an appropriately zoned area not a single family residential
one. I hope the county will defend other property owners’ right to a quality of life they
intended to have, when they bought their property based on the Zoning and it’s
ordinances that apply, and deny this Request for
Special Use Permit.
I have attached a photo of sign posted yesterday at the property In question for your
reference.
Sincerely,
Doug Ryland
StartMail makes private and encrypted email easy. Try it here for free!
Receive a 50% discount on a new subscription through the referral program.
1
Andrew Lorentzen (PND)
From:
Debbie Thompson <dkthompson58854@yahoo.com>
Sent:
Friday, July 18, 2025 8:42 AM
To:
Andrew Lorentzen (PND)
Cc:
georgeorvalla@gmail.com; Doug&LindaRyland
Subject:
SU250021-Home hay business
This Message Is From an Untrusted Sender
You have not previously corresponded with this sender. Please use caution when you receive messages from new senders.
Always validate the sender first.
After reading their “purpose of request” I feel I need to address some false statements made on there.
The hay may be stacked behind a 6’ fence but it is stacked way over 6’ high.
There is many times they have 400-600 bales stacked in their back yard.
Pickups and 40’ trailers are sometimes parked outside their block walk on the north side right up to
our oleander bushes. In fact we had to plant them because they were using our driveway and turning
it into power.
They have no business hours. They are running loud equipment all hours of the day and night.
Sometimes it wakes up the neighbors that are still in bed sleeping or in the evening we have to shut
windows and doors to hear tv and prevent fumes from coming in the house.
They have more the one employee that is non resident. There is usually at least 2 guys besides
Fabian there and also his son sometimes.
People do not need to travel to Buckeye to get hay. There are other people around wittman and
Wickenburg that sell hay and they also will deliver.
Their trucks do not use the South Gate unless it’s just a pickup as their trailers are to long to make
the corner onto 224th without hitting the electrical box that sits right to the south of their approach. So
most of the time they enter and exit the north gate. And then they will speed out and up 224th causing
a lot of dust.
Thank you for you time.
Debbie and Doug Thompson
1
Andrew Lorentzen (PND)
From:
Debbie Thompson <dkthompson58854@yahoo.com>
Sent:
Saturday, August 9, 2025 10:50 AM
To:
Andrew Lorentzen (PND)
Cc:
George Orvalla
Subject:
Su250021
This Message Is From an External Sender
This message came from outside your organization. Please use caution when corresponding outside the county.
Andrew I thought I would send you this post that Fabian has on Facebook. We are wondering who
owns this land he is setting up on and if they are aware of it. They leave hay crumbs laying there
when they leave and it attracts cows and can cause accidents. Also it looks like he is adding tack and
more supplies to it. Also if you look at the one picture there is 3 guys standing there selling plus the
one taking the picture. So has more the 1 guy working for him. We were just in az a few weeks ago
and we could see 3 guys over there in his back yard.
Is there any news on how things are going. Thanks for responding to my questions as soon as
possible.
Debbie Thompson
https://urldefense.com/v3/__https://www.facebook.com/share/p/1CrosjHPYg/?mibextid=wwXIfr__;!!KL
El7LSNBzLtGRk!cDK4bGc2ktZVjT0w6LYyZldL9IQNc1I2_w9cXaaJ8JMyfxRqA0E8fCnYZy1IiDEbDW
v59k1wwthM2geLusvaEfwDlHbRZf4eGgwy$
Sent from my iPhone
1
Andrew Lorentzen (PND)
From:
Debbie Thompson <dkthompson58854@yahoo.com>
Sent:
Sunday, November 16, 2025 1:07 PM
To:
Andrew Lorentzen (PND)
Cc:
Ike N George Orvalla; Doug&LindaRyland
Subject:
Su250021
Andrew I just wanted to add a few more reasons as to w hy we are against having the hay business next to us. We arrived to az in the end of Oct ober. Nov 1 we got woke up at about 6: 45 am to the noise of him running his hay squeeze. Nov 6 they
ZjQcmQRYFpfptBannerStart
This Message Is From an External Sender
This message came from outside your organization. Please use caution when corresponding outside
the county.
ZjQcmQRYFpfptBanner End
Andrew I just wanted to add a few more reasons as to why we are against having the hay business
next to us.
We arrived to az in the end of October. Nov 1 we got woke up at about 6:45 am to the noise of him
running his hay squeeze.
Nov 6 they parked a pickup and trailer full of hay on the shoulder of Patton road just east of our road.
I went to leave that day and had a hard time seeing if traffic was coming because they were blocking
the view. That sat there for sometime. ( see picture attached)
Nov 14 they came in with 2 loads of hay we were sitting on the east side of our house and when they
started unloading the hay we had to go inside and also shut our windows and doors and not be able
to enjoy the fresh air because of the fumes coming from his hay squeeze. Also Saturday they came
in with 3 loads of hay. So in 2 days they have brought in 5 loads of hay. Their back is full of hay. ( see
pictures enclosed) I thought they had a store in Wickenburg . Why can’t all the hay be taken there.
That is their place of business not in their back yard.
They have the hay stack way above our 6’ fence so when they are loading onto pickups or trailer we
loose our privacy when they are onto of the bales. ( see picture enclosed) .
All their many many trips a day up and down our road is ruining it with big dips in it.
So I ask again please do not allow they to continue doing this to us. We bought our place here to be
away from a lot of traffic and noise but with everything they do that is not happening.
Thank you for your time and I hope your help in getting rid of this nuisance in our neighborhood.
Debbie and Doug Thompson
1
Andrew Lorentzen (PND)
From:
Doug&LindaRyland <doug.linda.ryland@startmail.com>
Sent:
Saturday, August 16, 2025 2:07 PM
To:
Andrew Lorentzen (PND)
Cc:
Debbie Thompson; Georgeorvalla@gmail.com; Nicole Lee
Subject:
SU250021-Home Hay Business
Attachments:
IMG_2873.jpeg; IMG_2875.jpeg
This Message Is From an Untrusted Sender
You have not previously corresponded with this sender. Please use caution when you receive messages from new senders.
Always validate the sender first.
Dear Mr. Lorentzen,
Attached are photos of current hay being stored on this site (8/16/2025). As you can see it
is well above the 6’ block fence. This by far isn’t the largest quantity of hay that has been
stored on this property. During Fall and Winter months when the steer roping activity steps
up there has been far more.
I noticed that in their application for special use permit it is stated that their days and hours
of operation are Monday-Friday 8AM to 5PM.
Just a few noted times that there was various activity related to their hay business.
8/7/2025: arrived with long gooseneck trailer loaded with hay.at 6:15PM
8/8/2025: left at unnecessary rate of speed creating a lot of dust with empty gooseneck
trailer at 6:40PM
8/9/2025 left with gooseneck trailer loaded with hay at 4:20PM and returned at 8:30PM
with empty trailer and backyard area was brightly lighted.
8/13/2025 loaded gooseneck trailer load of hay left at 5:30PM. Heard squeeze running in
back of house at 7PM and it was still being ran at 7:40PM.
8/14/2025 loaded gooseneck trailer left in morning and returned empty after 7:00PM
8/15/2025 loading trailers before 7AM,
8/16/2025 came in with loaded gooseneck trailer loaded with hay 7:00AM and was
running squeeze unloading etc…
This is just a sampling of the activity which we saw and noted, there has been numerous
times one of the two small bobtail trucks have left with hay being delivered and returned at
various hours. There has also been other vehicles coming to the property to get hay as
well as service vehicles coming and going that apparently were servicing equipment.
2
Sincerely,
Doug Ryland
StartMail makes private and encrypted email easy. Try it here for free!
Receive a 50% discount on a new subscription through the referral program.
1
Andrew Lorentzen (PND)
From:
Doug&LindaRyland <doug.linda.ryland@startmail.com>
Sent:
Saturday, November 22, 2025 12:21 PM
To:
Andrew Lorentzen (PND); Debbie Thompson; Georgeorvalla@gmail.com
Subject:
SU 250021
This Message Is From an External Sender
This message came from outside your organization. Please use caution when corresponding outside the county.
Andrew,
I want to support my fellow neighbors who have sent you several emails I recently. Their
frustration supports my concern that if this special use permit is allowed it will set a
dangerous precedent. Many don’t pay much attention to such activity until it happens next
door to them. Many have purchased property in the rural single family zoned areas of
Maricopa County knowing what the zoning ordinances allow and assume that their
neighbors may have some horses, goats, sheep, chickens or some other reasonable
number of animals or poultry, or they may operate a small family owned business within
the limits allowed in the ordnances. When this is ignored and exceeded it not only disrupts
their planned use of their property but also can and will affect their property value.
Traffic on the gravel dead end lane is also much increased and consists much heavier
vehicles causing the need for increased maintenance. The traffic can and has caused
some instances were property owners as well as emergency vehicles had difficulty
utilizing access to property on it. With the increase in traffic on Patton Road and the
tightness of the entrance onto 224th Ave the height and length of the trailers loaded with
hay create a dangerous situation when they are trying to access either Patton Rd or 224th
Ave. due to impaired vision.
I can attest that not only has the height of hay stored on site far exceeded the property
fence height but the operation is also certainly not a Monday through Friday 8am to 5 pm
operation. Most days they are working moving and loading hay well before 8am and well
after 5pm as well as working weekends.
I wish these folks well in their business endeavor, but it needs to be located in an area
properly zoned and with proper ingress and egress for the type of operation they have.
Hopefully this perspective can be understood and enforced by Maricopa County.
Sincerely,
Doug Ryland
2
StartMail makes private and encrypted email easy. Try it here for free!
Receive a 50% discount on a new subscription through the referral program.
1
Andrew Lorentzen (PND)
From:
George Orvalla <georgeorvalla@gmail.com>
Sent:
Saturday, August 9, 2025 12:32 PM
To:
Debbie Thompson; Andrew Lorentzen (PND)
Subject:
Re: Su250021
This Message Is From an External Sender
This message came from outside your organization. Please use caution when corresponding outside the county.
Yes, Fabin is at the 221 st Ave location every Saturday selling hay. While they are having the
neighborhood jump hoops for them to get a commercial license at their home on 224th Ave. They said at
the meeting with Chad Dixson that they are not selling or storing hay at the 224 th ave address, which
these homes are zoned for single families on a single lane, dead end road. Fabin does drive the hay
squeeze machine (one of 2) up & down Patton rd.. Is this machine licensed & insured? Does Maricopa
county, Az state & IRS been collecting their money? The say that there is on one employee but there are a
number of men helping. Nerry said again at the meeting with Chad that they are family. That's a lot of
unpaid help with hay going out to sell.
They have had a number of very large, loud parties with the Sheriff's office out. The fire department has
also, been out due to fires in the back yard that were over the six foot block wall since the hay business
has been going on.
We as neighbors have talked, texted & e-mailed as number of Maricopa workers with no word back.
Please send us a update on this issue.
Thank you for your time,
Ike Orvalla
From: Debbie Thompson <dkthompson58854@yahoo.com>
Sent: Saturday, August 9, 2025 10:50 AM
To: Andrew Lorentzen <andrew.lorentzen@maricopa.gov>
Cc: George Orvalla <georgeorvalla@gmail.com>
Subject: Su250021
Andrew I thought I would send you this post that Fabian has on Facebook. We are wondering who owns this land
he is setting up on and if they are aware of it. They leave hay crumbs laying there when they leave and it attracts
cows and can cause accidents. Also it looks like he is adding tack and more supplies to it. Also if you look at the
one picture there is 3 guys standing there selling plus the one taking the picture. So has more the 1 guy working for
him. We were just in az a few weeks ago and we could see 3 guys over there in his back yard.
Is there any news on how things are going. Thanks for responding to my questions as soon as possible.
Debbie Thompson https://www.facebook.com/share/p/1CrosjHPYg/?mibextid=wwXIfr
Sent from my iPhone
1
Andrew Lorentzen (PND)
From:
Ike Orvalla <orvallaike@gmail.com>
Sent:
Saturday, August 23, 2025 9:51 AM
To:
Andrew Lorentzen (PND)
Subject:
Fw: SU250021-Home Hay Business
Attachments:
4094444711026174413.jpg
This Message Is From an Untrusted Sender
You have not previously corresponded with this sender. Please use caution when you receive messages from new senders.
Always validate the sender first.
8/23/2025 Saturday morning at 7 am. Had to pull off Patton Road & wait for the truck and the gooseneck
trailer full of hay. They move hay to sell all week, but the big loads come in on Thursday's-Fridays and
then go to sell on 221st Ave and Patton road every Saturday. This business is running out of single resident
family home on a dead-end road.
Just as a view of what goes on every week.
Thank you for your time.
The neighbors, Ike Orvalla
From: Ike Orvalla <orvallaike@gmail.com>
Sent: Saturday, August 23, 2025 9:41 AM
To: Ike Orvalla <orvallaike@gmail.com>
Subject:
1
Andrew Lorentzen (PND)
From:
Ike Orvalla <orvallaike@gmail.com>
Sent:
Monday, November 3, 2025 7:38 AM
To:
Andrew Lorentzen (PND); Debbie & Doug Thompson; doug.linda.ryland@startmail.com
Subject:
Su250021 ranchero livestock & supplies
Attachments:
IMG_20250710_130320559.jpg; IMG_20251026_112312546.jpg; IMG_20251026_
112303525.jpg
This Message Is From an Untrusted Sender
You have not previously corresponded with this sender. Please use caution when you receive messages from new senders.
Always validate the sender first.
This what the truck & trailers have done to the neighbors fence on our single family dead end road. We
also now have big rut.
1
Andrew Lorentzen (PND)
From:
George Orvalla <georgeorvalla@gmail.com>
Sent:
Monday, November 17, 2025 10:31 AM
To:
Andrew Lorentzen (PND); Doug&LindaRyland; Debbie Thompson
Subject:
Fw: su250021 ranchero livestock supplies opposition
Attachments:
HPSCAN_2025111716325963_2025-11-17_163447587.pdf
This Message Is From an Untrusted Sender
You have not previously corresponded with this sender. Please use caution when you receive messages from new senders.
Always validate the sender first.
This is page 2 of 2 from the school meeting with Fabin, Nerry & Chad.
Things have not gotten better here.
The many pictures I've send you shows the heavy loads that go up & down this dead end road 6-7 days a
week at all hours.
The diesel fumes are very strong, filling our house & garage. We are unable to open the doors &
windows on nice days, evenings. Or sit outside to watch Az's beautiful sun sets.
We have constant headaches, sore throat, and coughing. George has a heart condition. No wonder we
are sleeping a lot. THIS IS CARBON MONOXIDE POISOING! Bad for the neighborhood.
We bought this home, as our forever home for our retirement. The 6-foot block wall was put in because of
the swimming pool. We have lost our privacy! No swimming or enjoying a BBQ or friends that
come. They stand on the hay that is over the 6 ft wall, looking into the neighbors' back yards. NO
PRICACY!
The starting of the diesel trucks & machines smells really bad & now they start them, letting them run an
hour or so. And there is the screeching of the hay squeezes, men yelling, all hours of the days.
There is the loss of privacy in the front as well. TRAFFIC, trucks, trailers, workers, customers. More dust &
ruts in the road, The smell of that diesel fumes. Also, what they are doing to the neighbors' fence to the
east of us, as they can't turn from Patton road to our little road.
Well, Andrew; I hope I've been able to answer your questions from your letter on 11/4/2025
Thank you for your time in this matter.
Ike
From: eprintcenter@hp8.us <eprintcenter@hp8.us>
Sent: Monday, November 17, 2025 9:34 AM
To: georgeorvalla@gmail.com <georgeorvalla@gmail.com>
Subject: Scanned document from HP ePrint user
This email and attachment are sent on behalf of georgeorvalla@gmail.com.
1
Andrew Lorentzen (PND)
From:
Ike Orvalla <orvallaike@gmail.com>
Sent:
Tuesday, November 18, 2025 7:55 AM
To:
Andrew Lorentzen (PND); Debbie & Doug Thompson; Doug&LindaRyland
Subject:
Fw: su250021 ranchero livestock supplies opposition
Attachments:
93c9f3cd-6910-48bf-b8a2-478eefe1b2aa~1.jpg
This Message Is From an External Sender
This message came from outside your organization. Please use caution when corresponding outside the county.
Andrew,
This picture was taken on 11/17/2025. As you can see from the neighbor to the east of us, his fence is
taken a beating. Now they get the hay bails caught on it. Look at the tires marks. There is hay up & down
the road & on Patton . As well, on the lot off 221 & Patton.
Question, to you. If they have a store in Wickenburg, Why then do they have to bring load after load
into this single family resident. They come in with mixed loads of hay, unload them, restack them, then
reload onto the trailers. Why can't they just go up to the store to have this done? The Deisel fumes are
really bad for all of us.
That house used to be pretty property. With no weeds.
Andrew, we hope that your present our opposition views to the planning & zoning commission, as well,
to the board of supervisors.
Thank you for all of your time in this matter.
Ike
From: Ike Orvalla <orvallaike@gmail.com>
Sent: Tuesday, November 18, 2025 7:27 AM
To: Ike Orvalla <orvallaike@gmail.com>
Subject:
1
Andrew Lorentzen (PND)
From:
Doug&LindaRyland <doug.linda.ryland@startmail.com>
Sent:
Tuesday, October 7, 2025 7:05 PM
To:
Andrew Lorentzen (PND); Georgeorvalla@gmail.com; Debbie Thompson; Nicole Lee
Subject:
SU250021-Home Hay Business
Attachments:
6421812621730217588.jpeg
This Message Is From an Untrusted Sender
You have not previously corresponded with this sender. Please use caution when you receive messages from new senders.
Always validate the sender first.
Attached is photo taken today by neighbor (Ike Orvalla) directly South of Fabian’s
property. She wasn’t sure how to email this to you so I did just in case she wasn’t able. As
you can see they are putting a large banner advertising their business on the barn; which I
assume is supposed to be removed since it wasn’t ever permitted and I believe it’s in the
required set back area. Whether the sign is permissible per zoning ordinances is another
question.
It’s also quite clear hay is being stored above the top of block fence. As I stated in an
earlier email the amount of hay stored typically increases during winter months and that
increase in quantity is beginning to taking place.
Sincerely,
Doug Ryland
StartMail makes private and encrypted email easy. Try it here for free!
Receive a 50% discount on a new subscription through the referral program.
1
Andrew Lorentzen (PND)
From:
Debbie Thompson <dkthompson58854@yahoo.com>
Sent:
Monday, November 17, 2025 7:46 AM
To:
Andrew Lorentzen (PND)
Cc:
Ike N George Orvalla; Doug&LindaRyland
Subject:
SU 250021
Attachments:
Video.mov
Here is one reason why we inhale fumes from his equipment. Depending on the direction of the wind either us or his neighb ors to the south ( George and Ike )suffer. This has been sitting running for some time and he just started up another one
ZjQcmQRYFpfptBannerStart
This Message Is From an External Sender
This message came from outside your organization. Please use caution when corresponding outside
the county.
ZjQcmQRYFpfptBanner End
Here is one reason why we inhale fumes from his equipment. Depending on the direction of the wind
either us or his neighbors to the south ( George and Ike )suffer. This has been sitting running for
some time and he just started up another one also.
Also enclosed is an other picture showing how we loose our privacy with them way up on the bales
that are probably 10’ high
Debbie Thompson
1
Andrew Lorentzen (PND)
From:
Ike Orvalla <orvallaike@gmail.com>
Sent:
Friday, November 7, 2025 12:29 PM
To:
Andrew Lorentzen (PND); Debbie & Doug Thompson; doug.linda.ryland@startmail.com
Subject:
Su250021 ranchero livestock supplies
Attachments:
IMG_20251107_114734990.jpg; IMG_20251107_114808660.jpg
This Message Is From an External Sender
This message came from outside your organization. Please use caution when corresponding outside the county.
Patton road sign is facing out to the desert where no one can read it. It's 1stick, where the other 2 are on
palettes. Also, see lot sizes are different. And they couldn't even pick up the bush that they cut down?
1
Andrew Lorentzen (PND)
From:
Ike Orvalla <orvallaike@gmail.com>
Sent:
Tuesday, November 4, 2025 9:22 AM
To:
Andrew Lorentzen (PND); Debbie & Doug Thompson; doug.linda.ryland@startmail.com
Subject:
Su250021 ranchero livestock supplies
Attachments:
IMG_20251102_070622009.jpg
This Message Is From an Untrusted Sender
You have not previously corresponded with this sender. Please use caution when you receive messages from new senders.
Always validate the sender first.
Andrew, I'll be sending you a number of pictures on this hay business. Our question is if they have a store
in wickenburg, why does the neighborhood have to go through this? We have a daily parade of trucks &
trailers, the squeeze machine & cars. This is a single family area on a single lane dead end road. The sign
says, they have 1.75 acres? More than the rest of the neighborhood? It all looks the same. Also, isn't it a
little late to put a 2 sided sign on Patton? There's already set hearing dates
1
Andrew Lorentzen (PND)
From:
Ike Orvalla <orvallaike@gmail.com>
Sent:
Saturday, August 23, 2025 10:07 AM
To:
Andrew Lorentzen (PND)
Cc:
doug.linda.ryland@startmail.com; Debbie & Doug Thompson
Subject:
Fw: US250021-Home Hay Business
Attachments:
-3860995669537303715.jpg
This Message Is From an Untrusted Sender
You have not previously corresponded with this sender. Please use caution when you receive messages from new senders.
Always validate the sender first.
This is what is lefted behind on 221 st Ave after Saturday hay sales. Now wonder the free-range cows are
killed on Patton Road.
From: Ike Orvalla <orvallaike@gmail.com>
Sent: Saturday, August 23, 2025 9:44 AM
To: Ike Orvalla <orvallaike@gmail.com>
Subject:
DATE:
December 4, 2025
TO:
Planning & Zoning Commission
From:
Andrew Lorentzen, Planner
SUBJECT:
SU250021 – Ranchero Livestock & Supplies Project
Agenda Item: 5
After creation of the staff report, staff received additional comment letters regarding the proposal
from neighbors in opposition. These items are from opposition members who are already known
and have previously provided comments. A known opposition map is attached.
Attachments:
Opposition Documents (6 pages)
Opposition Map (1 page)
1
Andrew Lorentzen (PND)
From:
Ike Orvalla <orvallaike@gmail.com>
Sent:
Friday, November 28, 2025 10:22 AM
To:
Andrew Lorentzen (PND); Debbie & Doug Thompson; Debbie & Doug Thompson
Subject:
su250021ranchero livestock supplies OPPOSITIONS
This Message Is From an External Sender
This message came from outside your organization. Please use caution when corresponding outside the county.
Andrew ,
We have sent to you a number of complaints about this back yard hay business.
The noise and smell of Deisel of all hours, working before 8am and after 6pm, when it's dark.
There needs to be a bigger water truck, as we have seen the hay when it rains, then it's starts to steam.
This could lead to spontaneous combustion, Which the fire truck would have a hard time getting to the
back yard. Leaving us, the neighborhood at rick.
I've sent you a picture of the heavy loads that go up and down this single lane dead end road. Has anyone
thought about if a water line from the well to our house and others would be without water.
The road is now full of ruts, and they have not made any attempt to fix it. Which, now when it rains, the
road is flooded.
What about our property taxes? And the values of our home?
Has their store in Wickenburg been closed because of the rain? Never heard any store closing. It was
posted on Facebook then they said it was closed due to health. But they kept working out to the back
yard to sell the hay on 221 and Patton road. None of this makes sense to us. If they have this store, which
is in a really bad place with not any room for trucks with a trailer to get in & out. You should go to
Wickenburg to see it. As well as, seeing what is being done in Wittmann.
They really should of bought a house with land on a corner, with more acres. Not in the middle of a single
family residents on a dead end road.
Thank you for your time in thins matter and we hope you represent us.
1
Andrew Lorentzen (PND)
From:
Ike Orvalla <orvallaike@gmail.com>
Sent:
Sunday, November 30, 2025 11:04 AM
To:
Andrew Lorentzen (PND); Doug&LindaRyland; Doug&LindaRyland
Subject:
Fw: su250021
Attachments:
IMG_6042.PNG
This Message Is From an External Sender
This message came from outside your organization. Please use caution when corresponding outside the county.
From: Ike Orvalla <orvallaike@gmail.com>
Sent: Friday, November 28, 2025 7:01 PM
To: Ike Orvalla <orvallaike@gmail.com>
Subject:
1
Andrew Lorentzen (PND)
From:
Ike Orvalla <orvallaike@gmail.com>
Sent:
Sunday, November 30, 2025 11:40 AM
To:
Andrew Lorentzen (PND); Debbie & Doug Thompson; Doug&LindaRyland
Subject:
us250021 Opposition-PROTEST
This Message Is From an External Sender
This message came from outside your organization. Please use caution when corresponding outside the county.
Andrew,
The following information is to confirm that all previous emails & pictures from us the property owners
located within 300 feet from Fabin & Nerry Covarrvbuas, doing business as Ranchero livestock &
supplies, requesting to have a home hay business.
We are the first single family home on this single dead-end road, N. 224th Ave, Wittmann, Az. We are
south of then, right nest door.
The diesel smells fill our home, as well as, not letting us be able to sit outside in the front & back of our
home. These fumes are so very strong, this is CARBON MONOXIDE POIONING.
The road is now full of ruts, due to the heavy trucks, trailers & hay squeezes going up & down this single
lane road. With no repairs being done. The road now floods when it rains.
Big loss of privacy, especially for our backyard. Hay bales on the trailers & stacked on the ground are well
over the six-foot block wall. With the machine noises, men on the hail bails and the diesel fumes. We are
unable to set out side , to try to enjoy other's company, BBQ, or the use of our swimming pool.
They work before 6am and well after dark. That's when their back yard flood lights come on lighting up all
sides of the neighborhood.
There is NO room for emergency teams to come in. George is a heart patient. The hay bales are so high,
putting all of us at risk. There is no way to get a fire truck into their backyard. There needs to be a larger
water truck. The one they have now would only put out a fire pit fire. Not a large hay fire.
There is a 15-foot right of way of easement with a 90-degree turn off Patton Road. 45 mph with a 40-foot
goose neck trailer & a 4 door dually pick up. This requires them to use both lanes on Patton Road to
negotiate the corner. NOT SAFE. They have hit the neighbor's fence; this neighbor is to the east of us.
Just trying to make this corner coming in & going out.
Andrew, thank you for representing us in this matter and all of your time.
Property parcel Id: 503-34-223D
Address of our property is: 28216 N. 224th Ave.
Wittmann, Az. 85361
Owner: Orvalla Family Trust
George A. & Illabelle (Ike) N. Orvalla
Trustees
Sincerely,
George & Illabelle Orvalla
1
Andrew Lorentzen (PND)
From:
Doug&LindaRyland <doug.linda.ryland@startmail.com>
Sent:
Saturday, November 29, 2025 4:01 PM
To:
Andrew Lorentzen (PND); Georgeorvalla@gmail.com; Debbie Thompson
Subject:
SU 250021
This Message Is From an External Sender
This message came from outside your organization. Please use caution when corresponding outside the county.
Please use the following information to confirm that all previous email correspondences
from me are from an owner of property located within 300 feet of the property requesting
this Special Use Permit.
APN of my property: 503-34-231
Address of my property: 28228 N 223RD LN,
Wittmann, 86361
Owner: Ryland Family Trust
Ryland Linda W / Douglas H
Trustees
Sincerely,
Douglas H Ryland
StartMail makes private and encrypted email easy. Try it here for free!
Receive a 50% discount on a new subscription through the referral program.
1
Andrew Lorentzen (PND)
From:
Debbie Thompson <dkthompson58854@yahoo.com>
Sent:
Sunday, November 30, 2025 12:32 PM
To:
Andrew Lorentzen (PND)
Cc:
Ike N George Orvalla; Andrew Lorentzen (PND); Doug&LindaRyland
Subject:
SU 250021
This Message Is From an External Sender
This message came from outside your organization. Please use caution when corresponding outside the county.
this is inform the planning and zoning committee of our location in regards to the ranchero livestock
and supplies purposes location.
We are located within 300 feet of them infact we are right next door to the north. With their main drive
way right next to us. So we see all the loads of hay and traffic that go in and out of there.
To give you an idea of the size of loads that go in they have a 40’ trailer full of hay. There is 5
squeezes on a loads. Each squeeze has at least 60 bales and each bale weights about 110 pounds.
So that means there is 33,000 pounds of just hay not counting the trailer and pickup weight going up
and down our roads. Just since November 17 they have come in with at least 12 full loads that we
have seen. They have Also gone out with full loads to park off 221 st ave and Patton to sell
everyday. So it’s no wonder our road is getting beat up. And also we hadn’t thought of it before but
what is all the weight doing to our water line with all that weight going over it many times a day.
Thank you for your time and I pray you do the right thing for this family residential area and not allow
them to continue with what they have been doing to us and the other neighbors.
We enjoy having doors and windows open but when they are running equipment we can’t because of
the noise and smell and even with everything shut sometimes the smell comes in and the noise is
never blocked out even with things shut.
Doug and Debbie Thompson
Owners of property at
28306 N 224 Ave
Wittmann, Az
APN 503-34-223C
Sent from my iPhone
1
Andrew Lorentzen (PND)
From:
Debbie Thompson <dkthompson58854@yahoo.com>
Sent:
Monday, December 1, 2025 5:15 PM
To:
Andrew Lorentzen (PND)
Cc:
Ike N George Orvalla; Andrew Lorentzen (PND); Doug&LindaRyland
Subject:
SU 250021
I am attaching som e pictures of the big loads of hay that com e to Fabian’s place . And after looking m ore closely at the squeezes and doing a count since one is parked right up to our property line in their driveway there are 78 bales to a squeeze.
ZjQcmQRYFpfptBannerStart
This Message Is From an External Sender
This message came from outside your organization. Please use caution when corresponding outside
the county.
ZjQcmQRYFpfptBanner End
I am attaching some pictures of the big loads of hay that come to Fabian’s place . And after looking
more closely at the squeezes and doing a count since one is parked right up to our property line in
their driveway there are 78 bales to a squeeze. So the weight of a squeeze is 8580 a pound. So will
5 squeezes on the big trailer that is 42,900 pounds coming in on our road
N 224th Ave
N 223rd Ln
N 225th Ave
Patton Rd
301 W. Jefferson St., Suite 170, Phoenix, Arizona 85003, (602) 506-3601
Document Path: \\gisteam.maricopa.gov\workgroup\patrick.dongarra\PND\OppositionCases\SU250021\SU250021.aprx
DISCLAIMER: This map is a graphical representation designed for general reference purposes only. Viewer/User agrees to indemnify, defend and hold harmless Maricopa County, its officers, departments, employees and agents
from and against any and all suits, actions, legal or administrative proceedings, claims, demands or damages of any kind or nature arising out of the use of this map, or the data contained herein, in its actual or altered form.
www.maricopa.gov/planning
Maricopa County OET, GIS Division, 12/2/2025
Ü
50
0
50
25
Feet
Opposition and Support
SU250021
Parcel
Subject Parcel
300' Buffer
Opposition Parcel
Supporting Parcel
All Opposition Parcels
All Supporting Parcels
300' Buffer Interior
300' Buffer Selection
Eligible parcels: 20
Supporting parcels: 0
Opposition parcels: 3
Supporting parcels sq ft: 0
Opposition parcels sq ft: 148,889
Subject parcels sq ft: 51,181
All area inside the 300' buffer sq ft:
573,140
All area inside the 300' buffer -
excluding subject parcel,
ROW and excluded parcels sq ft:
521,959
No-response parcels sq ft: 0
Super Majority opposed parcel acres:
29%
Super Majority opposed parcel number:
16%
1
Andrew Lorentzen (PND)
From:
Rachel Applegate (PND)
Sent:
Friday, December 5, 2025 11:32 AM
To:
Andrew Lorentzen (PND)
Cc:
Darren Gerard (PND); Ronald Quarles (PND)
Subject:
FW: Online Form Submittal: Objection of Planning and Zoning Commission
Recommendation
From: noreply@civicplus.com <noreply@civicplus.com>
Sent: Friday, December 5, 2025 10:43 AM
To: PND PZAppeal <PNDPZAppeal@maricopa.gov>
Subject: Online Form Submittal: Objection of Planning and Zoning Commission Recommendation
Objection of Planning and Zoning Commission Recommendation Objection Form If the Planning & Zoning Commission recommends approval of a particular case it will be placed on a consent agenda for the Board of Supervisors hearing. How ever, if
ZjQcmQRYFpfptBannerStart
This Message Is From an External Sender
This message came from outside your organization. Please use caution when corresponding outside the county.
ZjQcmQRYFpfptBanner End
Objection of Planning and Zoning Commission Recommendation
Objection Form
If the Planning & Zoning Commission recommends approval of a particular case it
will be placed on a consent agenda for the Board of Supervisors hearing. However,
if this objection form is received within 15 calendar days following Commission
hearing, then the agenda item will be placed on the regular agenda for the Board of
Supervisors hearing.
Name
George & Illabelle ( Ike) orvalla
Email Address
georgeorvalla@gmail.com
Address
28216 n. 224th. ave.
City
Wittmann
State
AZ
Zip Code
85361
Phone Number
6233882371
Fax Number
Field not completed.
2
Case Number / Project
Name
SU250021 Ranchero Livestock & Supplies
Planning & Zoning
Commission Hearing
Date
12/4/2025
Reason for the
Objection of the Subject
Case
Not a cottage business. Has 5 dually trucks, 2-40' gooseneck
trailers & 1-30' trailer, 2 hay squeezes. Hay stacked over the 6'
block wall, our loss of privacy. Hude hay operation not for a 1-
acre single family residential area with 4 homes on a 15' wide
single dead-end road. Diesel smell. warming up the machines
over 1 hr. The smell fills our home & the back/ front yard. Hrs
they work before 8am & after dark using flood lights. Well water
usage, breaking of water lines to all 4 homes. Fire hazard.
No porta potty for the 5 workers.
Electronic Signature
Agreement
I agree.
Electronic Signature
George & Illabelle Orvalla
Email not displaying correctly? View it in your browser.
1
Andrew Lorentzen (PND)
From:
Rachel Applegate (PND)
Sent:
Thursday, December 4, 2025 12:02 PM
To:
Andrew Lorentzen (PND)
Cc:
Darren Gerard (PND); Rachel Applegate (PND)
Subject:
FW: Online Form Submittal: Objection of Planning and Zoning Commission
Recommendation
From: noreply@civicplus.com <noreply@civicplus.com>
Sent: Thursday, December 4, 2025 11:08 AM
To: PND PZAppeal <PNDPZAppeal@maricopa.gov>
Subject: Online Form Submittal: Objection of Planning and Zoning Commission Recommendation
Objection of Planning and Zoning Commission Recommendation Objection Form If the Planning & Zoning Commission recommends approval of a particular case it will be placed on a consent agenda for the Board of Supervisors hearing. How ever, if
ZjQcmQRYFpfptBannerStart
This Message Is From an External Sender
This message came from outside your organization. Please use caution when corresponding outside the county.
ZjQcmQRYFpfptBanner End
Objection of Planning and Zoning Commission Recommendation
Objection Form
If the Planning & Zoning Commission recommends approval of a particular case it
will be placed on a consent agenda for the Board of Supervisors hearing. However,
if this objection form is received within 15 calendar days following Commission
hearing, then the agenda item will be placed on the regular agenda for the Board of
Supervisors hearing.
Name
Douglas H Ryland
Email Address
doug.linda.ryland@startmail.com
Address
28228 N 223rd Ln
City
Wittmann
State
AZ
Zip Code
85361
Phone Number
(602) 909-7226
Fax Number
Field not completed.
1
Andrew Lorentzen (PND)
From:
Rachel Applegate (PND)
Sent:
Thursday, December 4, 2025 12:03 PM
To:
Andrew Lorentzen (PND)
Cc:
Darren Gerard (PND); Ronald Quarles (PND)
Subject:
FW: Online Form Submittal: Objection of Planning and Zoning Commission
Recommendation
From: noreply@civicplus.com <noreply@civicplus.com>
Sent: Thursday, December 4, 2025 10:57 AM
To: PND PZAppeal <PNDPZAppeal@maricopa.gov>
Subject: Online Form Submittal: Objection of Planning and Zoning Commission Recommendation
Objection of Planning and Zoning Commission Recommendation Objection Form If the Planning & Zoning Commission recommends approval of a particular case it will be placed on a consent agenda for the Board of Supervisors hearing. How ever, if
ZjQcmQRYFpfptBannerStart
This Message Is From an External Sender
This message came from outside your organization. Please use caution when corresponding outside the county.
ZjQcmQRYFpfptBanner End
Objection of Planning and Zoning Commission Recommendation
Objection Form
If the Planning & Zoning Commission recommends approval of a particular case it
will be placed on a consent agenda for the Board of Supervisors hearing. However,
if this objection form is received within 15 calendar days following Commission
hearing, then the agenda item will be placed on the regular agenda for the Board of
Supervisors hearing.
Name
Debbie Thompson
Email Address
dkthompson58854@yahoo.com
Address
28306 N 224th Ave
City
Wittmann
State
Az
Zip Code
85361
Phone Number
7015704506
Fax Number
Field not completed.
2
Case Number / Project
Name
SU250021 ranchero livestock and supplies
Planning & Zoning
Commission Hearing
Date
December 4,2025
Reason for the
Objection of the Subject
Case
We object to the decision of the planning and zoning meeting
today. We are tired of putting up with diesel fumes, excess
traffic up our road, load noise from their machines all hours of
the day and night. This should of been stopped right here
instead of granting them 2years
Electronic Signature
Agreement
I agree.
Electronic Signature
Debbie K Thompson
Email not displaying correctly? View it in your browser.
2
Case Number / Project
Name
SU 250021
Planning & Zoning
Commission Hearing
Date
December 4, 2024
Reason for the
Objection of the Subject
Case
The issuance of approval for a 2 year period in lieu of 10 years
in my opinion doesn’t protect the rights of neighbors who have
been impacted by this non compliant operation for several
years already. There is no reason to require their neighbors to
have to consent to the issues brought up to the Planning &
Zoning Commission both verbally at the December 4th
meeting, and via email correspondence prior to the mweting.
They need to and can relocate their operation somewhere with
proper zoning in a much quicker time frame with little to no
more cost than they will incur to bring their property into
operation into compliance at the current location. I personally
don’t they can bring it into compliance without substantial
reduction in the volume of hay involved. To get in compliance
they will have to find another location to store a substantial
amount of hay currently being stored on their existing property
and also locate equipment on. The question of enforcement is
also a major concern to me. They have already been operating
out of compliance with Zoning Ordinance for the property for
quite some time. I will not be surprised if the County receives
numerous complains from neighbors over the 2 year period
proposed if allowed. History does tend to repeat itself.
Electronic Signature
Agreement
I agree.
Electronic Signature
Douglas H Ryland
Email not displaying correctly? View it in your browser.