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June 11, 2025 SU240022 Page 1 of 4 Report to the Board of Supervisors Prepared by the Maricopa County Planning and Development Department Board Hearing Date: June 11, 2025 Case #/Title: SU240022 – New River RV Storage Supervisor District: 3 Applicant/Owner: Peter Furlow, Quarles and Brady LLP / Davis Business Enterprises LLC Request: Special Use Permit (SUP) for an RV storage facility in the Rural-43 zoning district Site Location: Approx. 898 feet east of the NEC of Black Canyon Hwy & New River Rd. in the New River area Site Size: Approximately 2.1 acres (of a 3.43 acre parcel) County Island Status: N/A Additional Comments: The site is located on the north side of New River Rd. immediately east of the New River bridge. It will be developed with 51 outdoor covered parking stalls, a water storage tank, water fill station, water well, RV dump station, wash station and an office. The site will be screened by an 8-foot CMU wall around its perimeter. Access from New River Road will be via an access easement at the southeast portion of the site that will allow access to the single-family home to the north. Staff notes there is a preponderance of recent and pending cases proposing RV and boat storage facilities in the New River / Desert Hills community. There has been registered opposition and letter of concerns for this specific case. The recommended conditions of approval attempt to mitigate these potential adverse impacts in particular limiting business hours and requiring all outdoor lighting to be fully shielded and off by 9 pm. The proposed facility with open building development is an appropriate use along the river and is well suited for this particular site. Commission Recommendations: On 5/8/25, the Commission voted 9-1 (Commissioner Toma D4 dissenting) motion by Commissioner Whitney D3, seconded by June 11, 2025 SU240022 Page 2 of 4 Commissioner Finter D2 to adopt a motion recommending the Board of Supervisors approve SU240022 subject to conditions ‘a’ – ‘n’ with staff recommended changes to modify condition ‘c.11’ and include ‘c.16’ as follows: a. Development of the site shall be in substantial compliance with the site plan entitled “New River RV Storage” consisting of eight (8) full size sheets dated March 28, 2025 and stamped received April 3, 2025, except as modified by the following conditions. b. Development of the site shall be in substantial conformance with the narrative report entitled “Formal Special Use Permit Application for New River RV and Boat Storage” consisting of twenty-one (21) pages dated March 28, 2025 and stamped received April 3, 2025, except as modified by the following conditions. c. The following Planning 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. Detailed Grading & Drainage Plans and Final Drainage Report must be submitted with the application for Building Permit. 4. Must maintain historic drainage patterns. This may require the relocation of the eastern driveway and/or drainage easements on the adjacent properties based on final engineering design. 5. Hydraulic calculations required at the time of final engineering design to show 50/50 off site flow split is being maintained and may require unique drainage structures to maintain historic flow patterns. 6. Maintain a minimum 25-foot separation between septic facilities and retention basin(s). 7. Retention basins/underground storage must drain within the required 36 hours. 8. Prior to building permit issuance a will serve letter for fire protection services must be provided. 9. Driveway access to County road(s) must be paved and will require a permit from MCDOT issued concurrent with building permit(s) required for site development. Drainage flow along the roadway must be maintained. June 11, 2025 SU240022 Page 3 of 4 10. The site is encumbered by Federal Patent easements (east and north sides). Unless abandoned, these easements must remain intact for their intended use. See link below for abandonment process. https://www.maricopa.gov/775/Abandonment-of-PatentEasements 11. As the western access is an existing easement to provide driveway access to the northern parcel, MCDOT will accept the location and limited spacing of each access. To avoid conflicting movement at the eastern access, provide a raised median restricting the access to RI/RO. All adjacent roadway improvements required by MCDOT in the Traffic Study approval shall be permitted with building permits in accordance with the current RDM standards. 12. Although turn lane warrants are not met, a dedicated right-turn lane is recommended at the eastern access due to the high volume of traffic on the area. 13. Each driveway must meet the commercial driveway design, reference MCDOT Roadway Design Manual (RDM) 7.6.1. 14. The future classification of New River Road is minor arterial. As part of half-street improvements dedicate a minimum of 55’ ROW in-fee to MCDOT from the center line. 15. At present, the subject site in not located within the County’s Urbanized Area. A Storm Water Pollution Prevention Permit (SWPPP) from the County (PND) is not required. This does NOT preclude the requirement to obtain a Construction General Permit (CGP) Notice. 16. Reconfiguration of existing cross culvert (under New River Road) will be required for MCDOT approval at the time of final engineering design. d. Prior to issuance of building permits, a lot split shall be processed and an access easement shall be recorded to provide access to the new parcel with the new single-family residence from New River Road. e. Prior to issuance of a building permit, written confirmation will be required from the emergency fire protection jurisdiction that emergency fire protection service will be provided to the facility. Prior to issuance of the certificate of occupancy, local fire protection jurisdiction review and approval will be required. f. The Special Use Permit is valid for a period of 25 years and shall expire on June 11, 2050, 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. g. Shade canopies for RV storage shall be limited to a max. 20’ height. June 11, 2025 SU240022 Page 4 of 4 h. Storage is limited to RVs, boats and personal vehicles. Storage of industrial and commercial vehicles and equipment is prohibited. i. All lighting associated within the special use permit area shall be in conformance to the Maricopa County Zoning Ordinance Section 1112. All outdoor lighting, including lights underneath shade canopies, must be shielded so that illuminated is directed downward at 20 degree angle or less beneath the horizontal plane at the bottom of the light source and so that light does not trespass onto adjacent properties and shall be shut off by 9 pm. All shielding must be proximate to and within one foot of the light source. j. All signage associated to the special use permit shall be in conformance with the Maricopa County Zoning Ordinance Section 1401. k. Business hours shall be limited from 8 am to 9 pm. l. Non-Compliance with any Maricopa regulations will be grounds for possible revocation of this special use permit pursuant to the process set forth in the Maricopa County Zoning Ordinance. m. The property owner/s and their successors waive claim for diminution in value if the County takes action to rescind approval due to noncompliance with conditions. n. 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 exiting on the date of application, subject to conditions. In the event of the failure to comply with any condition, and at the time of expiration of the special use permit, the property shall revert to the zoning that existed on the date of application. It is, therefore, stipulated and agreed that either revocation due to the failure to comply with 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: Paola Jaramillo, Planner Reviewed by: Darren Gérard, AICP, Planning Manager Attachments: 5/8/25 P&Z Packet (46 pages) Handout Memo (10 pages) Opposition (1 page) Note: 5/8/25 Draft P&Z Minutes are not available as of the writing of this report, but can be provided upon request later when available. SU240022 Page 1 of 9 Report to the Planning and Zoning Commission Prepared by the Maricopa County Planning and Development Department Case: SU240022 – New River RV Storage Hearing Date: May 8, 2025 Supervisor District: 3 Applicant: Peter Furlow, Quarles and Brady LLP Owner: Davis Business Enterprises LLC Request: Special Use Permit (SUP) for a recreational vehicle storage facility in the Rural-43 zoning district Site Location: Generally located approx. 898 feet east of the NEC of Black Canyon Hwy & New River Rd in the New River area Site Size: Approx. 2.1 acres (of a 3.43 acre parcel) Density: 1 d.u./ac County Island: N/A County Plan: New River Area Plan – Scenic Corridor & Single-Family Rural Municipal Plan: N/A Municipal Comments: None received to date Support/Opposition: None Known Recommendation: Approve with conditions SU240022 Page 2 of 9 Project Summary: 1. This request is for a Special Use Permit (SUP) for a recreational vehicle storage facility in the Rural-43 zoning district. The parent parcel is approximately 3.43 acres with the proposed SUP on 2.1 acres (the “site”). The site is located approximately 898’ east of the NEC of Black Canyon Highway and New River Rd. in the New River area. 2. The parcel is developed with a single-family residence in the northern portion but this not included within the SUP request. The applicant is proposing to divide the parcel in two - parcel 1 will be the single-family residence, and parcel 2 will be the SUP site. There will be an access easement to allow access from New River Road to the residence. 3. The site will be operated by one (1) employee during office hours, but the site will have 24/7 access for customers, with a proposed keypad access. The site plan shows 51 outdoor covered parking stalls that will be positioned diagonally based upon traffic direction of the internal drive- aisles. There will be a water storage tank, water fill station, water well, and an RV dump station. A total of seven customer and employee parking spaces are proposed with one as an ADA space. 4. A public RV and boat wash station with two screen bays will be developed on the southern portion of the site, with two screened bays which will serve as an amenity for tenants of the facility and as a commercial service for the public. The applicant is proposing to screen the parking by providing an 8-foot CMU wall around the perimeter of the facility. 5. A gated access is proposed near the southeast corner. An additional gate will be provided at the northeast corner of the site, as private access to the single-family residence. 6. The development standards and use regulations for the base Rural-43 zoning district and the proposed SUP are contrasted on the following page: MCZO Regulation Base Development Standards Proposed SUP Standards Rural-43 (Article 503.3 – 5) Max. Height 30’ 30’ Min. Front Yard Setback 40’ 10’ Min. Side Yard Setback 30’ 0’ West Side Yard 30’ East Side Yard Min. Rear Yard Setback 40’ 25’ Max. Lot Coverage 25% 35% Site Enclosure/Screening (Article 1102.7.5) Solid 6’ CMU wall screening required when adjacent to any rural or residential zoning district Solid 8’ CMU wall screening required when adjacent to any rural or residential zoning district Parking (Article 1102.1.3) 1 per 250 sq. ft. of floor area for commercial use + 5% for ADA 1 per 5,000 sq. ft. of outside display area 3 regular parking stalls 3 parallel parking stalls 1 ADA parking stall (14%) 51 total RV stalls Site Visibility Triangles (Article 1111.4.2-3) 25’ x 25’ SVT’s required at the access points to a right of way No SVT’s required Permitted Uses All uses permitted by right in an RU-43 zoning district Outdoor RV Storage with wash bay and other ancillary uses under this SUP *Bold text indicates proposed deviations from base development standards SU240022 Page 3 of 9 7. The applicant is requesting to vary development standards for the Rural-43 base zoning and/or commercial use adjacent to rural/residential zoning. The applicant is proposing a west side yard setback of 0’ as the Agua Fria River abuts the site. No residential development will occur in the river. The applicant is also proposing to reduce the front and rear yard setback to align with commercial use along New River Road (essentially the Roadrunner Saloon on the west side of the river). An additional 10% lot coverage is being proposed to accommodate the minimum the covered parking stalls and other structures that are required for this type of use. The MCZO requires a 6’ CMU wall to serve as screening for any commercial use adjacent or abutting a rural or residential zoning district, the applicant is proposing an 8-foot CMU wall which exceeds the required height, as it will provide enhanced screening of the storage facility and will preserve visual sightlines of the area. Lastly, the applicant is requesting a deviation of the required 25 x 25 SVTs at the access point, they are proposing no SVT’s. 8. Outdoor lighting can be problematic in communities such as New River which are characterized by dark skies. Outdoor covered RV parking can exacerbate lighting problems. The shade canopies are tall to accommodate an RV but are not enclosed on the sides allowing for illumination to escape. Outdoor lighting must be shielded. This includes lighting under the shade canopies. In these (RV storage) instances the shielding will be inadequate if at the edge of the canopies rather than more proximate to the light source. Therefore, staff has recommended a condition of SUP approval that: All lighting associated within the special use permit area shall be in conformance to the Maricopa County Zoning Ordinance Section 1112. All outdoor lighting, including lights underneath shade canopies, must be shielded so that illuminated is directed downward at 20 degree angle or less beneath the horizontal plane at the bottom of the light source and so that light does not trespass onto adjacent properties. All shielding must be proximate to and within one foot of the light source. SU240022 Page 4 of 9 2025 Aerial image of the subject site. Zoning of the Site and Adjacent Properties SU240022 Page 5 of 9 Site Plan Existing On-Site and Adjacent Zoning / Land Use: 9. On-site: Rural-43 / Single-family residence North: Rural-43 / Vacant South: Rural-43 / New River Rd then Single-family residence East: Rural-43 / Single-family residence West: Rural-43 / Agua Fria River Utilities and Services: 10. Water: On-site Wastewater: On-site SU240022 Page 6 of 9 Fire: Daisy Mountain Fire Department Police: Maricopa County Sheriff Department Right-of-Way: 11. The applicant has submitted an Abandonment application (PAB-0289) to MCDOT to abandon the 33-foot roadway and Public Utility Easement along the north, west, and east sides of the subject site. The application is still under review with MCDOT. 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 New River Road 33’ 55’ Minor Arterial Adopted Plan: 12. New River Area Plan (adopted 2019): Designates the subject site as Scenic Corridor and Single- Family Rural. The design of the proposed use will include landscape improvements and screening complimentary to the natural, earthen colors of the native and surrounding landscaping, which will meet the guidelines of the scenic corridor and enhance the visual aesthetic from streetside view. Public Participation Summary: 13. The applicant complied with all the necessary public participation requirements according to MCZO Section 304, including notification of property owners within 300’ of the subject site and posting of the site. Registered areas of interest were contacted by the applicant and staff regarding the Special Use Permit request. The applicant has provided three (3) letters of support, and no opposition has been received. Outstanding Concerns from Reviewing Agencies: 14. Staff has not received any comments from reviewing agencies. Staff Analysis: 15. The site and surroundings are and are expected to remain low-intensity development along the Agua Fria River. The proposed RV storage facility with minimal building development is an appropriate use along the river and is well suited for this particular site. It will not generate heavy traffic volume or other adverse impact. Therefore, staff is supportive and recommends approval for the reasons noted above. 16. Having said the above, staff notes there is a preponderance of recent and pending cases proposing RV and boat storage facilities. Although the applicant’s locational analysis may disagree, staff attended a community meeting in Anthem on April 28, 2025 with approx. 150 persons in attendance where one repeated concern from the community was the number of RV and boat storage facilities in the New River / Desert Hills community and concern that they present an adverse impact exceeding their relatively low intensity of traffic and building. In particular the large vehicles underneath tall canopies (covered but unenclosed) are not visually screened and present opportunity for light and/or illumination trespass that can be annoying to neighbors and harm astronomical observations in an otherwise dark sky community. Staff notes SU240022 Page 7 of 9 there has been no opposition registered to this specific case, and the recommended conditions of approval attempt to mitigate these potential adverse impacts in particular limiting business hours (not a 24-hour operation), requiring all outdoor lighting to be fully shielded and shut off by 9pm. Recommendation: 17. Staff recommends the Commission adopt a motion recommending that the Board of Supervisors approve SU240022 subject to the following conditions ‘a’ – ‘n’: a. Development of the site shall be in substantial compliance with the site plan entitled “New River RV Storage” consisting of eight (8) full size sheets dated March 28, 2025 and stamped received April 3, 2025, except as modified by the following conditions. b. Development of the site shall be in substantial conformance with the narrative report entitled “Formal Special Use Permit Application for New River RV and Boat Storage” consisting of twenty-one (21) pages dated March 28, 2025 and stamped received April 3, 2025, except as modified by the following conditions. c. The following Planning 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. Detailed Grading & Drainage Plans and Final Drainage Report must be submitted with the application for Building Permit. 4. Must maintain historic drainage patterns. This may require the relocation of the eastern driveway and/or drainage easements on the adjacent properties based on final engineering design. 5. Hydraulic calculations required at the time of final engineering design to show 50/50 off site flow split is being maintained and may require unique drainage structures to maintain historic flow patterns. 6. Maintain a minimum 25-foot separation between septic facilities and retention basin(s). 7. Retention basins/underground storage must drain within the required 36 hours. SU240022 Page 8 of 9 8. Prior to building permit issuance a will serve letter for fire protection services must be provided. 9. Driveway access to County road(s) must be paved and will require a permit from MCDOT issued concurrent with building permit(s) required for site development. Drainage flow along the roadway must be maintained. 10. The site is encumbered by Federal Patent easements (east and north sides). Unless abandoned, these easements must remain intact for their intended use. See link below for abandonment process. https://www.maricopa.gov/775/Abandonment-of-PatentEasements 11. As the western access is an existing easement to provide driveway access to the northern parcel, MCDOT will accept the location and limited spacing of each access. To avoid conflicting movement at the eastern access, provide a raised median restricting the access to RI/RO. 12. Although turn lane warrants are not met, a dedicated right-turn lane is recommended at the eastern access due to the high volume of traffic on the area. 13. Each driveway must meet the commercial driveway design, reference MCDOT Roadway Design Manual (RDM) 7.6.1. 14. The future classification of New River Road is minor arterial. As part of half-street improvements dedicate a minimum of 55’ ROW in-fee to MCDOT from the center line. 15. At present, the subject site in not located within the County’s Urbanized Area. A Storm Water Pollution Prevention Permit (SWPPP) from the County (PND) is not required. This does NOT preclude the requirement to obtain a Construction General Permit (CGP) Notice d. Prior to issuance of building permits, a lot split shall be processed and an access easement shall be recorded to provide access to the new parcel with the new single-family residence from New River Road. e. Prior to issuance of a building permit, written confirmation will be required from the emergency fire protection jurisdiction that emergency fire protection service will be provided to the facility. Prior to issuance of the certificate of occupancy, local fire protection jurisdiction review and approval will be required. f. The Special Use Permit is valid for a period of 25 years and shall expire on June 11, 2050, 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. g. Shade canopies for RV storage shall be limited to a max. 20’ height. SU240022 Page 9 of 9 h. Storage is limited to RVs, boats and personal vehicles. Storage of industrial and commercial vehicles and equipment is prohibited. i. All lighting associated within the special use permit area shall be in conformance to the Maricopa County Zoning Ordinance Section 1112. All outdoor lighting, including lights underneath shade canopies, must be shielded so that illuminated is directed downward at 20 degree angle or less beneath the horizontal plane at the bottom of the light source and so that light does not trespass onto adjacent properties and shall be shut off by 9 pm. All shielding must be proximate to and within one foot of the light source. j. All signage associated to the special use permit shall be in conformance with the Maricopa County Zoning Ordinance Section 1401. k. Business hours shall be limited from 8 am to 9 pm. l. Non-Compliance with any Maricopa regulations will be grounds for possible revocation of this special use permit pursuant to the process set forth in the Maricopa County Zoning Ordinance. m. The property owner/s and their successors waive claim for diminution in value if the County takes action to rescind approval due to noncompliance with conditions. n. 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 exiting on the date of application, subject to conditions. In the event of the failure to comply with any condition, and at the time of expiration of the special use permit, the property shall revert to the zoning that existed on the date of application. It is, therefore, stipulated and agreed that either revocation due to the failure to comply with 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: Paola Jaramillo, Planner Reviewed by: Rachel Applegate, Planning Supervisor Attachments: Case Map (1 page) Site Plan (reduced 8.5”x11”, 8 pages) Narrative Report (21 pages) Engineering comments (4 pages) Letters of Support (3 pages) / Maricopa County Planning & Development - Phoenix, AZ 3 Gross Acres: 2 approx. Generated April 29, 2025 1:57 PM SU240022 Application Name: Legal Description New River RV Storage Applicant Case Address 7N 2E 27 Peter Furlow 3600 W NEW RIVER RD Applicant Phone/Email Parcel Primary:202-12-038A (402) 575-8000 peter.furlow@quarles.com NEW RIVER, AZ 85087 Map scale 1:1,375 Supervisor District No. Special use permit for a commercial storage of recreational vehicles and boats. 5042 N 8TH STREET. SUITE 03 PHOENIX AZ 85014 602 829 0301 HELLO@HYPESTUDIO.DESIGN NEW RIVER RV STORAGE 3600 W NEW RIVER RD. NEW RIVER, AZ 85057 12.13.2024 STUDIO G1.0 cover sheet project information 3600 W NEW RIVER RD. NEW RIVER, AZ 85087 RV STORAGE PROJECT OWNER OWNER NAME PROJECT TEAM SHEET INDEX PROJECT REQUEST SITE CALCULATIONS MARICOPA COUNTY ADOPTED CODES PROPERTY ADDRESS/APN CURRENT ZONING PROPOSED USE GENERAL CIVIL ENGINEERING LANDSCAPE ARCHITECTURAL DESIGN CIVIL ENGINEER LANDSCAPE ARCHITECT VICINITY MAP LEGAL DESCRIPTION NEW RIVER BUILDING HEIGHT / COVERGE ARCHITECTURE SPECIAL USE PERMIT DEVELOPMENT TABLE CASEīV SU240022 REVISION LOG PARCEL 1 SIZE SQFT (NOT PART OF SUP REQUEST) PARCEL 2 SIZE SQFT (PART OF SUP REQUEST) BUILDING SQFT PARCEL 2 LOT COVERAGE EXISTING LOT SIZE SQFT W NEW RIVER RD. 51 RV PARKS PARCEL 2 AREA 87,842 S.F. 2.01 ACRES PARCEL 1 AREA 62,220 S.F. 1.43 ACRES (NOT PART OF S.U.P. REQUEST) 202-12-038A [RU-43 ZONING] 202-12-005F [RU-43 ZONING] 202-12-005C [RU-43 ZONING] AGUA FRIA RIVER RU-43 ZONING PROPERTY OF BUREAU LAND MANAGEMENT 1 2 7 6 6 7 7 7 8 8 8 9 21 10 4 2 2 12 12 11 6 13 13 15 16 17 17 3 3 18 11 2 13 14 19 20 20 20 20 20 20 20 BLDG 'A' BLDG 'B' BLDG 'C' BLDG 'D' 5042 8 SEET SU E 03 E A 85014 602 829 0301 Ee ESU TES E E SA E 3600 E E T E EU A 85057 12T13T2024 SU concept site plan 1H32M Ł 1L_0M A1T0 concept site plan site information general notes A SACES site plan legend 1 2 3 4 5 6 7 8 9 site plan keynotes 10 11 12 vicinity map 13 14 15 16 17 18 19 CASE#: SU240022 0L 32L 64L 128L 20 utility commitment table U E H CE E ACE 1 S E S F A SU EUESG ACE 2 S E S FA SU EUESG U S 1 CEA E E S S E S 21 W NEW RIVER RD. E x p i r e s 0 3 / 3 1 / 2 0 2 6 JUSTIN R. EVINGER 47704 d D a t e S i g n e .. . .. . C A T E N O C I F I T R E A A N O Z I R , U A . . S . s R s e f o r P d e r e t s i g e i o n a l E n g i n e e r ( C i v i ) l . . . . . . . . . . W NEW RIVER ROAD OFFSITE (OS1) Qp10=23.5 CFS QP100=37.0 CFS SPLIT FLOW 1 2 OF OS1 Qp10=11.8 CFS QP100=18.5 CFS SPLIT FLOW 1 2 OF OS1 Qp10=11.8 CFS QP100=18.5 CFS Contact Arizona 811 at least two full working days before you begin excavation Call 811 or click Arizona811.com E x p i r e s 0 3 / 3 1 / 2 0 2 6 JUSTIN R. EVINGER 47704 d D a t e S i g n e .. . .. . C A T E N O C I F I T R E A A N O Z I R , U A . . S . s R s e f o r P d e r e t s i g e i o n a l E n g i n e e r ( C i v i ) l . . . . . . . . . . OFFSITE (OS2) Qp10=5.3 CFS QP100=8.4 CFS OFFSITE (OS3) Qp10=5.3 CFS QP100=18.7 CFS Contact Arizona 811 at least two full working days before you begin excavation Call 811 or click Arizona811.com E x p i r e s 0 3 / 3 1 / 2 0 2 6 JUSTIN R. EVINGER 47704 d D a t e S i g n e .. . .. . C A T E N O C I F I T R E A A N O Z I R , U A . . S . s R s e f o r P d e r e t s i g e i o n a l E n g i n e e r ( C i v i ) l . . . . . . . . . . not to scale vicinity map COVER SHEET & NOTES PLANTING PLANS L0.01 sheet index L2.01 - L2.02 SHEET TITLE project consultants RV STORAGE - 3600 W NEW RIVER ROAD - MARICOPA COUNTY DESIGN ETHIC, LLC 7525 EAST 6th AVENUE PROJECT CONTACT: BRANDON PAUL PHONE: 480.225.7077 landscape architecture: SCOTTSDALE, ARIZONA 85251 EMAIL: bpaul@designethic.net architecture: owner: DAVIS BUSINESS ENTERPRISES, LLC. PROJECT CONTACT: ANDREW DAVIS PHONE: 602.321.8732 3502 NORTH 34TH PLACE EMAIL: andrew@davisteamaz.com HYPE STUDIO LLC 5042 N 8TH ST, SUITE 3 PROJECT CONTACT: STEVEN LOUTHERBACK PHONE: 602.600.0911 PHOENIX, ARIZONA 85014 EMAIL: steven@hypestudio.com civil engineer: COVER SHEET & NOTES 1 not to scale key map NORTH SITE N BLACK CANYON HWY NEW RIVER ROAD 17 SHEET JOB NO: DATE: SUBMITTED: DRAWN BY: SHEET TITLE: PROJECT: REVISED: DESIGN ETHIC l a n d s c a p e a r c h i t e c t u r e 7525 EAST 6TH AVENUE SCOTTSDALE, ARIZONA 85251 480.225.7077 FORGING NEW ENVIRONMENTS 24-047 B. PAUL 03.26.2025 U E BRANDON T. PAUL I R Z O A N , S a e t A D n g i d e I I F C A T E C R T S . . A . O N . S C A P E D N A L A R C H I T E C T R E G IS T E R E D U E I R Z O A N , S a e t A D n g i d e I I F C A T 61546 E C R T S . . A . O N . S C A P E D N A L A R C H I T E C T R E G IS T E R E D E x p i r e s 0 3 / 3 1 / 2 8 - NEW RIVER, ARIZONA 3600 WEST NEW RIVER ROAD RV STORAGE L0.01 of 3 L2.02 L2.01 ELEVATIONS CIVIL ENGINEERS, LLC 3260 N. HAYDEN RD, SUITE 210 CONTACT: JUSTIN EVINGER PHONE: 602.810.2975 SCOTTSDALE, ARIZONA 85251 EMAIL: justin.evinger@elevationce.com PHOENIX, ARIZONA 85018 33'-0" P.U.E. 33'-0" P.U.E. 55'-0" P.U.E. 10'-0" B.S.B. 25'-0" B.S.B. 30'-0" B.S.B. 5'-0" L.S.B. 11 1 NEW RIVER ROAD 2 2 2 2 2 2 2 7 7 4 3 1 5 5 12 8 8 13 2 10 9 9 9 14 14 YELLOW BELLS TECOMA STANS 5 GAL. 13 12 5 GAL. LARREA TRIDENTATA CREOSOTE 36 5 GAL. DODONAEA VISCOSA HOPSEED BUSH JOJOBA SIMMONDSIA CHINENSIS 5 GAL. DASYLIRION WHEELERI DESERT SPOON 5 GAL. 8 4 5 GAL. CENTURY PLANT AGAVE AMERICANA 5.0H., 3.0W., 1.0CAL. PALO BREA PARKINSONIA PRAECOX inerts 2" MINIMUM IN ALL PLANTERS 3/4" 15,178 6.0H., 3.0W., 1.0CAL. NATIVE MESQUITE PROSOPIS JULIFLORA 24" 24" (VELUTINA) 1.0 GPH) (5 @ 1.0 GPH) (5 @ PINK FAIRY DUSTER CALLIANDRA ERIOPHYLLA 5 GAL. 12 2 STAKE IN PLACE BOX BOX 7 STAKE IN PLACE (1 @ 1.0 GPH) (1 @ 1.0 GPH) (1 @ 1.0 GPH) (1 @ 1.0 GPH) (1 @ 1.0 GPH) SCREENED 3/4" SCREENED MATCH EXISTING 2 DECOMPOSED GRANITE trees comments qty size common name botanical name plant legend emitters shrubs accents 31 5 GAL. ENCELIA FARINOSA BRITTLEBUSH (1 @ 1.0 GPH) OUTBACK SUNRISE EMU EREMOPHILA GLABRA 'MINGENEW GOLD'. 10 5 GAL. 13 S.F. groundcover (1 @ 1.0 GPH) (1 @ 1.0 GPH) (1 @ 1.0 GPH) SITE WALL. SEE ARCH. PLANS. EXISTING DIRT ROAD AND NATURAL WASH. EXISTING SIDEWALK. FIRE HYDRANT -3'-0" CLEAR OF ALL PLANT MATERIAL UNDERGROUND HOLDING TANKS. SEE CIVIL ENG. PLANS. DECOMPOSED GRANITE IN ALL PLANTING AREAS PROPERTY LINE / RIGHT OF WAY LINE planting key notes WATER TANK. SEE CIVIL ENG. PLANS. P.U.E. SEE CIVIL ENG. PLANS. CURB. SEE CIVIL ENG. PLANS. ACCESSIBLE RAMP. SEE CIVIL ENG. PLANS. 1 CONCRETE SIDEWALK. TRASH ENCLOSURE. SEE ARCHITECT'S SITE PLAN. 2 3 4 5 6 7 8 9 10 11 12 13 14 RV WASH SCREEN WALL. SCALE: 1" = 20'-0" NORTH 0' 20' 40' 60' PLANTING PLAN 2 SHEET JOB NO: DATE: SUBMITTED: DRAWN BY: SHEET TITLE: PROJECT: REVISED: DESIGN ETHIC l a n d s c a p e a r c h i t e c t u r e 7525 EAST 6TH AVENUE SCOTTSDALE, ARIZONA 85251 480.225.7077 FORGING NEW ENVIRONMENTS 24-047 B. PAUL 03.26.2025 U E BRANDON T. PAUL I R Z O A N , S a e t A D n g i d e I I F C A T E C R T S . . A . O N . S C A P E D N A L A R C H I T E C T R E G IS T E R E D U E I R Z O A N , S a e t A D n g i d e I I F C A T 61546 E C R T S . . A . O N . S C A P E D N A L A R C H I T E C T R E G IS T E R E D E x p i r e s 0 3 / 3 1 / 2 8 - NEW RIVER, ARIZONA 3600 WEST NEW RIVER ROAD RV STORAGE L2.01 of 3 MATCHLINE 'A', SEE SHEET L2.03 not to scale key map NORTH THIS SHEET L2.02 10'-0" DRIVEWAY EASEMENT 25'-0" B.S.B. 10'-0" DRIVEWAY EASEMENT 33'-0" P.U.E. 9 10 2 2 2 2 9 YELLOW BELLS TECOMA STANS 5 GAL. 13 12 5 GAL. LARREA TRIDENTATA CREOSOTE 36 5 GAL. DODONAEA VISCOSA HOPSEED BUSH JOJOBA SIMMONDSIA CHINENSIS 5 GAL. DASYLIRION WHEELERI DESERT SPOON 5 GAL. 8 4 5 GAL. CENTURY PLANT AGAVE AMERICANA 5.0H., 3.0W., 1.0CAL. PALO BREA PARKINSONIA PRAECOX inerts 2" MINIMUM IN ALL PLANTERS 3/4" 15,178 6.0H., 3.0W., 1.0CAL. NATIVE MESQUITE PROSOPIS JULIFLORA 24" 24" (VELUTINA) 1.0 GPH) (5 @ 1.0 GPH) (5 @ PINK FAIRY DUSTER CALLIANDRA ERIOPHYLLA 5 GAL. 12 2 STAKE IN PLACE BOX BOX 7 STAKE IN PLACE (1 @ 1.0 GPH) (1 @ 1.0 GPH) (1 @ 1.0 GPH) (1 @ 1.0 GPH) (1 @ 1.0 GPH) SCREENED 3/4" SCREENED MATCH EXISTING 2 DECOMPOSED GRANITE trees comments qty size common name botanical name plant legend emitters shrubs accents 31 5 GAL. ENCELIA FARINOSA BRITTLEBUSH (1 @ 1.0 GPH) OUTBACK SUNRISE EMU EREMOPHILA GLABRA 'MINGENEW GOLD'. 10 5 GAL. 13 S.F. groundcover (1 @ 1.0 GPH) (1 @ 1.0 GPH) (1 @ 1.0 GPH) SITE WALL. SEE ARCH. PLANS. EXISTING DIRT ROAD AND NATURAL WASH. EXISTING SIDEWALK. FIRE HYDRANT -3'-0" CLEAR OF ALL PLANT MATERIAL UNDERGROUND HOLDING TANKS. SEE CIVIL ENG. PLANS. DECOMPOSED GRANITE IN ALL PLANTING AREAS PROPERTY LINE / RIGHT OF WAY LINE planting key notes WATER TANK. SEE CIVIL ENG. PLANS. P.U.E. SEE CIVIL ENG. PLANS. CURB. SEE CIVIL ENG. PLANS. ACCESSIBLE RAMP. SEE CIVIL ENG. PLANS. 1 CONCRETE SIDEWALK. TRASH ENCLOSURE. SEE ARCHITECT'S SITE PLAN. 2 3 4 5 6 7 8 9 10 11 12 13 14 RV WASH SCREEN WALL. SCALE: 1" = 20'-0" NORTH 0' 20' 40' 60' PLANTING PLAN 3 SHEET JOB NO: DATE: SUBMITTED: DRAWN BY: SHEET TITLE: PROJECT: REVISED: DESIGN ETHIC l a n d s c a p e a r c h i t e c t u r e 7525 EAST 6TH AVENUE SCOTTSDALE, ARIZONA 85251 480.225.7077 FORGING NEW ENVIRONMENTS 24-047 B. PAUL 03.26.2025 U E BRANDON T. PAUL I R Z O A N , S a e t A D n g i d e I I F C A T E C R T S . . A . O N . S C A P E D N A L A R C H I T E C T R E G IS T E R E D U E I R Z O A N , S a e t A D n g i d e I I F C A T 61546 E C R T S . . A . O N . S C A P E D N A L A R C H I T E C T R E G IS T E R E D E x p i r e s 0 3 / 3 1 / 2 8 - NEW RIVER, ARIZONA 3600 WEST NEW RIVER ROAD RV STORAGE L2.02 of 3 MATCHLINE 'A', SEE SHEET L2.02 not to scale key map NORTH THIS SHEET L2.01 Davis Business Enterprises, LLC Project Narrative Formal Special Use Permit Application for “New River RV and Boat Storage” Located at 3600 W. New River Road, New River, AZ 85087 A Portion of Parcel No. 202-12-038A Special Use Permit Case No. SU240022 Prepared By: Peter Furlow, Esq. Quarles & Brady LLP 2 N. Central Ave. Phoenix, AZ 85004 First Submittal Date: October 18, 2024 Second Submittal Date: December 12, 2024 Third Submittal Date: February 18, 2025 Fourth Submittal Date: March 28, 2025 New River Black Canyon Hwy SITE P a g e | 2 Development Team Owner / Developer Davis Business Enterprises, LLC 3502 N 34th Place Phoenix, AZ 85018 ATTN: Andrew Davis andrew@davisteamaz.com (602) 321-8732 Zoning Attorney / Applicant Quarles & Brady LLP 2 N. Central Avenue Suite 600 Phoenix, AZ 85004 ATTN: Peter Furlow Peter.Furlow@Quarles.com (602) 229-5253 Architectural Design Hype Studio LLC 340 E. Dunlap Ave. Phoenix, AZ 85020 ATTN: Mike Alexander mike@hypestudio.design (602) 321-9080 P a g e | 3 TABLE OtabF CONTENTS I. PURPOSE OF REQUEST .................................................................................................................... 4 II. DESCRIPTION OF PROPOSAL ......................................................................................................... 4 III. RELATIONSHIP TO SURROUNDING PROPERTIES ................................................................. 5 IV. LOCATION AND ACCESSIBILITY .............................................................................................. 6 V. CIRCULATION SYSTEM ................................................................................................................... 6 VI. DEVELOPMENT SCHEDULE ....................................................................................................... 6 VII. COMMUNITY FACILITIES AND SERVICES .............................................................................. 7 VIII. PUBLIC UTILITIES AND SERVICES ........................................................................................... 7 IX. CUPD COMPARISON CHART ...................................................................................................... 7 X. COMPLIANCE WITH COUNTY AREA PLAN ................................................................................ 8 XI. CONCLUSION ................................................................................................................................. 8 P a g e | 4 I. PURPOSE OF REQUEST The law firm of Quarles & Brady LLP submits this formal narrative on behalf of Davis Business Enterprises, LLC (“DBE” or the “Applicant”) with regard to a proposed commercial storage of boats and recreational vehicles (“RV”) along with general, open-air storage (the “Proposed Development”). The Proposed Development requires the Applicant to submit a special use permit request. The Applicant requests the special use permit be active for a duration of 25 years. At that time prior to the expiration of the special use permit, the special use permit will be reviewed by the Maricopa County Planning and Development Department for administrative review and renewal of the special use permit. The 4.19 gross acre parcel (3.44 acres net) at 3600 W. New River Road, New River, AZ 85087, on Maricopa County Assessor Parcel No. 202-12-038A (the "Property") will be divided into two parcels to allow for the Proposed Development on the southern and western portions of the Property, while maintaining the existing single-family home on the north end of the Property. The Development subject to the special use permit (“Parcel 2”) will be located on approximately 2.01 net acres. The single-family home will remain on a 1.43 net acre parcel (“Parcel 1”) and will meet all RU-43 development standards, including setbacks, lot size and lot width. An access easement between the Property and the residential parcel will also be obtained as a condition of approval. See Proposed Site Plan Attached at TAB A. II. DESCRIPTION OF PROPOSAL Existing Zoning The Property is currently zoned Rural Zoning District 43 (“RU-43”) and has no zoning history since formally adopted into unincorporated Maricopa County. RU-43 allows single-family dwelling units. The existing home on the northern portion of the Property will remain and will not be part of the Applicant’s entitlements request. Proposed Zoning Entitlements The Applicant’s formal application is for a Special Use Permit (“SUP”) overlay request to allow for the development of the proposed facility. Maricopa County Zoning Ordinance Article 1301.1.15 and the Daisy Mountain/New River Area Plan (the “Area Plan”) allows the storage of vehicles, boats, and general outdoor storage with a granted SUP. Therefore, the Applicant requests a SUP overlay to allow the flexibility in development standards and design, and to allow the commercial storage of recreation vehicles and boats. Description of SUP The Proposed Development will include a one-story, RV and boat storage facility with a total of 51 parking storage stalls. The parking stalls will be outdoors and designated by striping. The site will include a secured entry system for the storage area with an on-site water storage tank, water fill station, water well, and RV dump station. The Proposed Development includes seven carpark spaces, with one carpark space being ADA accessible. P a g e | 5 Public RV and a boat wash station with two screened bays will be provided outside the gate along the frontage of New River Road, serving an amenity for tenants of the facility and a commercial service for the area. The covered parking storage spaces for customers will be positioned diagonally throughout the facility, with 15 storage spaces that are 12-feet by 36-feet along the western property line and two sections of 18 storage spaces each in the center and east portion of the lot with each space having a 12-feet width, and varying lengths between 28-feet and 45-feet long. The parking will be covered by painted steel shade structures to reduce the visual impact from New River Road. There will be an 8-foot painted concrete masonry unit (“CMU”) wall which will surround the entire perimeter of the facility for screening and will be painted a muted color with a light reflectance value less than 45%, complimentary to the natural, earthen colors of the native landscape, and in compliance with New River Scenic Corridor guidelines. Under our SUP deviation request, the 8-foot CMU wall exceeds the C-2 zoning district requirement for screening height by two feet to ensure adequate screening, to preserve the scenic corridor, and as an extended courtesy to County standards. A 26-foot gate will be located at the entrance of the storage area and a 16-foot gate will be located at the exit, which circulates to the single ingress and egress to New River Road. An additional 12-foot gate will be provided on the northeast corner of the lot to allow private access from the home to the north of the Development. Overview of Operations One employee will operate the facility during office hours and the storage area will be accessible to storage customers 24/7 with a proposed keypad access. Since the facility will have 24/7 access, the proposed lighting includes mostly motion sensor lights facing downward and positioned to not affect lighting to any of the surrounding properties. The office building will be located at the entrance of the storage area, and will be an air conditioned, premanufactured shed with a restroom. III. RELATIONSHIP TO SURROUNDING PROPERTIES The Property is currently occupied by a single-family home with a large portion of the parcel with underutilized land. The Property is adjacent to the Agua Fria River floodway, fronting New River Road just east of the I-17 Black Canyon Highway. See Aerial and Zoning Maps Attached at TAB B. Please note a concurrent patent easement abandonment application is in progress (MCDOT Case No. PAB-0289) to abandon the current patent easement located along the western boundary of the site. Surrounding Uses The Property is surrounded by RU-43 zoned land to the north, east, and south. To the west is C-2 zoned land containing commercial uses including a restaurant and gas station, and a large natural wash. The commercial use immediately to the West of the Property, including the Roadrunner Restaurant & Saloon, was recently previously approved under C-2 district uses demonstrating that C-2 districts are compatible in the area and the proposed requests are consistent with surrounding uses. This request continues the non- intense commercial land use pattern as outlined in the Maricopa County Comprehensive Plan for this area. P a g e | 6 IV. LOCATION AND ACCESSIBILITY The Development site is located on unincorporated Maricopa County land off of West New River Road just east of the I-17 Black Canyon Highway. The Development includes a 26-feet drive ingress and egress gate with 16-foot clearance from New River Road which will include a fire department knox box, and key switch at the gates. Aesthetic landscaping will be provided and act as a buffer between the adjacent residences and along New River Road within the front yard to provide additional control of the traffic ingress and egress. V. CIRCULATION SYSTEM The circulation within the Development is designed for efficient access and maneuverability, incorporating a 26-foot-wide main access aisle along the eastern perimeter of the Property, running north to south. This aisle provides access to the main office and connects to internal drive aisles along the northern and southern perimeters. The internal drive aisles, approximately 40 feet wide between storage stalls, will circulate around two primary commercial storage areas. This eastern perimeter access will also provide access to the western perimeter storage spaces, the on-site well and septic tank, RV dump area, fire tank and pump room shed, and the exit onto New River Road. The Development's configuration follows standard RV storage facility circulation patterns. For RV storage sites like this, the typical “order of operations” is as follows: 1. Enter through the main gate. 2. Proceed to the on-site dump station to empty waste. 3. Reverse back into the drive aisle. 4. Pull forward into the assigned parking space. 5. When exiting, reverse out of the assigned parking space and proceed to the exit gate. If both on-site dump stations are occupied, customers will either wait in their assigned parking space or in the drive aisle until a dump station becomes available. In some cases, they may need to reverse into their assigned parking space to wait. Additionally, the Development will include a customer and public wash area at the southernmost portion of the site. The wash area will have ingress from the eastern side of the Property near the main entrance to the storage facility and will feature a one-way egress road that merges into the exit aisle from the storage area, circulating back onto New River Road. DBE and Quarles have submitted Abandonment Application PAB-0289 to the Maricopa County Department of Transportation (“MCDOT”) to abandon the 33-foot roadway and Public Utility Easement (“PUE”) along the north, west, and east sides of the Property, as recommended by staff. VI. DEVELOPMENT SCHEDULE Construction is anticipated to occur in only one phase of construction for the proposed Development and a construction is anticipated to potentially occur summer of 2025. P a g e | 7 VII. COMMUNITY FACILITIES AND SERVICES The Property is served by the Deer Valley Unified School District. The nearest schools include New River Elementary School located 0.8 miles to the North, and Boulder Creek High School located over two miles to the south. Most other community facilities (such as medical facilities, libraries, churches, bank, and parks) are located over two miles from the Development site. The proposed non-residential zone change overlay will have no negative impact on the community facilities and services. VIII. PUBLIC UTILITIES AND SERVICES The Property will utilize a well on-site for water and a septic sewer system. Public utility and service providers serving the Property are summarized below: UTILITY: PROVIDER: Water & Sewer: On-site exempt well and septic tank Fire: Daisy Mountain Fire Department Police: Maricopa County Sheriff’s Office Electric: Arizona DBE and Quarles have received confirmation from Daisy Mountain Fire Department that they will be providing fire services to the Property. See TAB C. IX. SUP COMPARISON CHART The purpose of the SUP overlay is to allow variations from certain development standards for the Proposed Use. DBE proposes the following modifications via the SUP overlay: MCZO Regulations Base Development Standards Proposed SUP Standards RU-43 (Article 503.3-503.5) Height Maximum 30’ 30’ Front Yard Setback 40’ 10’ Side Yard Setback 30’ 0’ on West Side 30’ on East Side Rear Yard Setback 40’ 25’ Lot Coverage Maximum 25% Maximum 35% Site Enclosure / Screening (Article 1102.7.5) Solid 6’ CMU wall screening required when adjacent to any rural or residential zoning district Solid 8’ CMU wall screening required when adjacent to any rural or residential zoning district Parking (Article 1102.1.3) 1 per 250 sq. ft. floor area for commercial use + 5% for ADA 1 per 5,000 sq. ft. of outside display area 3 regular parking stalls 3 parallel parking stalls 1 ADA parking stall (14%) 51 total RV stalls Paved Parking (Article 1102.7.1) Parking area shall be paved Parking area shall be paved Paved Pedestrian Walkways (Article 1102.7.11) Pedestrian walkways shall be paved and graded Pedestrian walkways shall be paved and graded Sight Visibility Triangle (Article 1111.4.2-3) 25-ft x 25-ft No S.V.T.'s required *Bold text indicates proposed deviations from base development standards P a g e | 8 The side yard setback on the west side of the Property deviates from RU-43 standards due to the presence of the abutting wash. As no development can occur to the west of the Property, the practical site realities already create a setback far exceeding the required 30 feet. Consequently, maintaining the standard setback is unnecessary. The rear yard setback is reduced to 25 feet, aligning with C-2 zoning standards and reflecting development standards for commercial-related uses. The additional 10% lot coverage is necessary to accommodate the minimum lot coverage required for the Proposed Use. Finally, the solid 8-foot concrete masonry wall provides enhanced screening, exceeding minimum development standards and preserving the visual sightlines of the Development beyond the storage area. Lastly, the existing depth of the right of way, combined with the minimum required location of the sight visibility triangles (“SVT”) per Maricopa County Zoning Ordinance Article 1111.4.2-3, are not conducive for ingress and egress to the Property. The minimum required standard for the SVT suggests vehicles would stop approximately two car lengths away from New River Road. Realistically, vehicles exiting the Property will pull all the way up to the roadway before stopping and looking both ways. Therefore, we respectfully request a deviation from the prescribed SVT. This adjustment maintains the intent of the ordinance by preserving visibility for drivers while allowing for a functional site design that reflects real-world driving patterns. X. COMPLIANCE WITH DAISY MOUNTAIN/NEW RIVER AREA PLAN Comprehensive Plan The Property is designated under the Commercial land use designation of the Daisy Mountain/New River Area Plan and falls in the I-17 Scenic Corridor. The proposed Development is compatible with the underlying Commercial land use category intended to serve local and community needs with respect to the surrounding area. The Daisy Mountain/New River Area Plan (the “Area Plan”) encourages C-2 zoning districts and special use permits as applicable for the storage of vehicles, boats, and general outdoor storage. The design will also include landscape improvements and screening complimentary to the natural, earthen colors of the native landscaping to meet the guidelines of the I-17 Scenic Corridor and enhance visual aesthetic from streetside view. Existing vegetation will be preserved where feasible and revegetation with native plants will be a priority. The screen wall of the Development will be in color tines complimentary to the natural colors of the native landscape. The Development will be set back by approximately 100 feet from New River Road in order to prioritize the surrounding landscape along the frontage. The landscaping will include native plants such as mesquite and palo brea trees as well as drought resistant shrubs. The Development will uphold the respect the hobbies and patterns of the rural residential lifestyle as called for in the Area Plan. XI. CONCLUSION Davis Business Enterprises LLC’s Proposed Development aligns with the goals of the Daisy Mountain/New River Area Plan by promoting local improvements and supporting the desired commercial uses. The SUP request represents the least intensive entitlement necessary to accommodate the Proposed Use, ensuring compatibility and harmony with the surrounding area. TAB A W NEW RIVER RD. 51 RV PARKS PARCEL 2 AREA 87,842 S.F. 2.01 ACRES PARCEL 1 AREA 62,220 S.F. 1.43 ACRES (NOT PART OF S.U.P. REQUEST) 202-12-038A [RU-43 ZONING] 202-12-005F [RU-43 ZONING] 202-12-005C [RU-43 ZONING] AGUA FRIA RIVER RU-43 ZONING PROPERTY OF BUREAU LAND MANAGEMENT 1 4 7 8 8 9 9 9 10 10 10 11 12 12 4 4 4 14 14 13 6 15 15 17 18 20 20 5 5 21 5 10 13 4 15 16 22 23 23 23 23 23 23 23 BLDG 'A' BLDG 'B' BLDG 'C' BLDG 'D' 19 5042 N 8TH STREET. SUITE 03 PHOENIX AZ 85014 602 829 0301 HELLO@HYPESTUDIO.DESIGN NEW RIVER RV STORAGE 3600 W NEW RIVER RD. NEW RIVER, AZ 85057 12.13.2024 STUDIO concept site plan 1/32" = 1'-0" A1.0 concept site plan site information general notes PARKING SPACES site plan legend 1 2 3 4 5 6 7 8 9 site plan keynotes 10 11 12 vicinity map 13 14 15 16 17 18 19 CASE#: SU240022 0' 32' 64' 128' 20 utility commitment table 21 22 23 12.19.2024 02.13.2025 BUILDING HEIGHT / COVERGE PARCEL 1 SIZE SQFT (NOT PART OF SUP REQUEST) PARCEL 2 SIZE SQFT (PART OF SUP REQUEST) BUILDING SQFT LOT 1 COVERAGE EXISTING LOT SIZE SQFT PARCEL 2 LOT COVERAGE TAB B 3600 W NEW RIVER RD NEW RIVER 85087 APN: 202-12-038A AERIAL MAP 1 3600 W NEW RIVER RD NEW RIVER 85087 APN: 202-12-038A AERIAL MAP 2 3600 W NEW RIVER RD NEW RIVER 85087 APN: 202-12-038A ZONING MAP RU-43: RURAL 3 3600 W NEW RIVER RD NEW RIVER 85087 APN: 202-12-038A AREA PLAN DAISY MOUNTAIN / NEW RIVER AREA PLAN 4 3600 W NEW RIVER RD NEW RIVER 85087 APN: 202-12-038A AREA PLAN LAND USE COMMERCIAL 5 3600 W NEW RIVER RD NEW RIVER 85087 APN: 202-12-038A BOARD OF SUPERVISORS DISTRICT NO. 3 – SUPERVISOR BILL GATES 6 3600 W NEW RIVER RD NEW RIVER 85087 APN: 202-12-038A BOARD OF SUPERVISORS DISTRICT NO. 3 – SUPERVISOR BILL GATES 7 3600 W NEW RIVER RD NEW RIVER 85087 APN: 202-12-038A PHOTOGRAPHIC AERIAL 8 TAB C 1 Jung, Crissy From: Fire Marshal <fire.marshal@dmfd.org> Sent: Thursday, October 24, 2024 1:09 PM To: Jung, Crissy Cc: Furlow, Peter W.; Barbara Rice Subject: Re: Maricopa County SUP Case No. SU240022 [QBLLP-ACTIVE.FID44809052] Hi Crissy, Thank you for reaching out. Our long time Fire Marshal recently retired, and we are actively looking to fill his position, so we are in a bit of a transition internally at the moment. During this transition period, we have engaged the services of an outside fire prevention specialist to act on the District's behalf for plan review, inspections, permits etc. Her name is Barbara Rice, and she is copied on this email. I would ask you to direct specific questions or needs you have about your project to Barbara, at least initially. Most likely you will need to discuss an operational permit and any hydrant/sprinkler requirements for your site with her. Since the property is within our district, we would certainly by willing to provide Fire and EMS response to the site if that is what you are asking. Let me know how I can help. Dan Jarrett Fire Prevention Program Daisy Mountain Fire & Medical 623-465-7400 x3 https://www.daisymountainfire.org/fire-prevention [daisymountainfire.org] Fire.Marshal@dmfd.org From: Jung, Crissy <Crissy.Jung@quarles.com> Sent: Thursday, October 24, 2024 12:41 PM To: Fire Marshal <fire.marshal@dmfd.org> Cc: Furlow, Peter W. <Peter.Furlow@quarles.com> Subject: Maricopa County SUP Case No. SU240022 [QBLLP-ACTIVE.FID44809052] Hello Daisy Mountain Fire District, Our firm, Quarles & Brady LLP, represents Davis Enterprises LLC with regard to a Maricopa County Special Use Permit application (Case No. SU240022) for a proposed RV and Boat Storage facility located at 3600 W. New River Road, New River, AZ (Parcel No. 202-12-038A). See site plan attached for reference. The administrative staff at DMFD confirmed we are located in your fire district and we are reaching out to discuss the proposed development and to request a letter confirming DFMD’s willingness to serve the site. Please let us know what information you need from us and if you would like to arrange a call to discuss. Thank you in advance. Best, Crissy James Philbin, P.E. Planning & Development 301 W. Jefferson St., Suite 170 Phoenix, Arizona 85003 Phone: (602) 372-4362 Fax: (602) 506-8762 www.maricopa.gov/planning Email address: James.Philbin@maricopa.gov Planning & Development Engineering Plan Review Date: March 11, 2025 Memo To: Darren Gerard, AICP, Planning Manager, Department of Planning & Development Attn: Paola Jaramillo Quintero, Planner, Planning & Development Services cc: Bob Fedorka, PE, Engineering Manager, Planning & Development From: James Philbin, PE, Plans Examiner Engineer, Planning & Development Subject: SU240022 – New River RV and Boat Storage APN(s): 202-12-038A Engineering Review has reviewed the 3rd plan and report routed for review on 02/19/2025, for the subject application and has no objections subject to the following stipulations: The following stipulations will 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. Detailed Grading and Drainage Plans and Final Drainage Report must be submitted with the application for Building Permit. 4. Must maintain historic drainage patterns. This may require the relocation of the eastern driveway and/or drainage easements on the adjacent properties based on final engineering design. 5. Hydraulic calculations required at the time of final engineering design to show 50/50 off site flow spilt is being maintained and may require unique drainage structures to maintain historic flow patterns. 6. Reconfiguration of existing cross culvert (under Happy Valley Road) will required MCOT approval at the time of final engineering design. 7. Maintain a minimum 25 foot separation between septic facilities and the retention basin(s) Page 2 of 4 8. Retention basins/underground storage must drain within the required 36 hours 9. Prior to Building permit issuance a will serve letter for fire protection services must be provided. 10. Driveway access to County road(s) must be paved and will require a permit from MCDOT issued concurrent with building permit(s) required for site development. Drainage flow along the roadway must be maintained. 11. The site is encumbered by Federal Patent easements (east and north sides). Unless abandoned, these easements must remain intact for their intended use. See link below for abandonment process. https://www.maricopa.gov/775/Abandonment-of-PatentEasements 12. As the western access is an existing easement to provide driveway access to the northern parcel, MCDOT will accept the location and limited spacing of each access. To avoid conflicting movement at the eastern access, provide a raised median restricting the access to RI/RO. 13. Although turn lane warrants are not met, a dedicated right-turn lane is recommended at the eastern access due to the high volume of traffic on the area. 14. Each driveway must meet the commercial driveway design, reference MCDOT Roadway Design Manual (RDM) 7.6.1. 15. The future classification of New River Road is minor arterial. As part of half- street improvements dedicate a minimum of 55’ ROW in-fee to MCDOT from the center line. 16. At present, the subject site in not located within the County’s Urbanized Area. A Storm Water Pollution Prevention Permit (SWPPP) from the County (PND) is not required. This does NOT preclude the requirement to obtain a Construction General Permit (CGP) Notice of Intent to Discharge (NOID) from the State (ADEQ), as may be required. Please contact me with any questions. Page 3 of 4 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 4 of 4 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 DATE: May 8, 2025 TO: Planning & Zoning Commission From: Paola Jaramillo, Planner SUBJECT: SU240022 New River RV Storage Agenda Item: 3 Since the publishing of the staff report, staff has received two letters of support and opposition. The opposition states concern with a commercial use for an RV storage facility not being necessary in the New River area as there are sufficient available or appropriate to the rural surrounding. Staff met with the applicant regarding condition ‘c’, staff agrees with the applicant to modify these conditions. Recommended changes are shown in legislative edit format with eliminated text shown with strikethrough and new language in bold and underlines. c. The following Planning 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. Detailed Grading & Drainage Plans and Final Drainage Report must be submitted with the application for Building Permit. 4. Must maintain historic drainage patterns. This may require the relocation of the eastern driveway and/or drainage easements on the adjacent properties based on final engineering design. 5. Hydraulic calculations required at the time of final engineering design to show 50/50 off site flow split is being maintained and may require unique drainage structures to maintain historic flow patterns. 6. Maintain a minimum 25-foot separation between septic facilities and retention basin(s). 7. Retention basins/underground storage must drain within the required 36 hours. 8. Prior to building permit issuance a will serve letter for fire protection services must be provided. 9. Driveway access to County road(s) must be paved and will require a permit from MCDOT issued concurrent with building permit(s) required for site development. Drainage flow along the roadway must be maintained. 10. The site is encumbered by Federal Patent easements (east and north sides). Unless abandoned, these easements must remain intact for their intended use. See link below for abandonment process. https://www.maricopa.gov/775/Abandonment-of-PatentEasements 11. As the western access is an existing easement to provide driveway access to the northern parcel, MCDOT will accept the location and limited spacing of each access. To avoid conflicting movement at the eastern access, provide a raised median restricting the access to RI/RO. All Adjacent roadway improvements required by MCDOT in the Traffic Study approval shall be permitted with building permits in accordance with the current RDM standards. 12. Although turn lane warrants are not met, a dedicated right-turn lane is recommended at the eastern access due to the high volume of traffic on the area. 13. Each driveway must meet the commercial driveway design, reference MCDOT Roadway Design Manual (RDM) 7.6.1. 14. The future classification of New River Road is minor arterial. As part of half- street improvements dedicate a minimum of 55’ ROW in-fee to MCDOT from the center line. 15. At present, the subject site in not located within the County’s Urbanized Area. A Storm Water Pollution Prevention Permit (SWPPP) from the County (PND) is not required. This does NOT preclude the requirement to obtain a Construction General Permit (CGP) Notice. 16. Reconfiguration of existing cross culvert (under New River Road) will be required MCDOT approval at the time of final engineering design. Attachment’s: 2 letters of Support (2 pages) Opposition (1 page) Revised Engineering Memo (4 pages) April 8, 2025 Maricopa County Planning and Development Department 301 W. Jefferson Suite 170 Phoenix, AZ 85003 Re: Letter of Support for Special Use Permit (SU240022) at 3600 W. New River Road Dear Planning and Development: We are Leon and Frances Gee, and I live at 3547 W New River Rd in New River. I’ve lived in this area for ___ years and wanted to share my support for the proposed RV and boat storage at 3600 W New River Road. The applicant has been really good about keeping the neighborhood in the loop and seems serious about running a safe and secure place. That kind of communication and responsibility goes a long way out here. This type of project doesn’t create much traffic or noise, so I don’t think it’ll take away from the quiet, rural feel that we all appreciate. It actually seems like a good fit for the area. Also, having a nearby, professionally run storage facility is a plus for people who want to keep their RVs close but don’t want them sitting in the driveway all the time. It’s a convenient option that makes sense for a lot of us. Thanks for considering my support. Sincerely, Leon and Frances Gee 50 Jesse Gee, on behalf of, 1 Paola Jaramillo Quintero (PND) From: noreply@civicplus.com <noreply@civicplus.com> Sent: Tuesday, May 6, 2025 10:34 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 SU240022 Comment I am opposed to the prop osed 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 ad equate RV storage ZjQcmQRYFpfptBannerStart This message came from outside your organization. Please use caution when corresponding outside the county. ZjQcmQRYFpfptBanner End Name SU240022 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 storage available in New River. 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. Thomas M. Jadlos 1732 W Maddock Rd Phoenix AZ 85086 tomjadlos@yahoo.com James Philbin, P.E. Planning & Development 301 W. Jefferson St., Suite 170 Phoenix, Arizona 85003 Phone: (602) 372-4362 Fax: (602) 506-8762 www.maricopa.gov/planning Email address: James.Philbin@maricopa.gov Planning & Development Engineering Plan Review Date: May 05, 2025 Memo To: Darren Gerard, AICP, Planning Manager, Department of Planning & Development Attn: Paola Jaramillo Quintero, Planner, Planning & Development Services cc: Bob Fedorka, PE, Engineering Manager, Planning & Development From: James Philbin, PE, Plans Examiner Engineer, Planning & Development Subject: SU240022 – New River RV and Boat Storage APN(s): 202-12-038A Engineering Review has reviewed the 3rd plan and report routed for review on 02/19/2025, for the subject application and has no objections subject to the following stipulations: The following stipulations will 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. Detailed Grading and Drainage Plans and Final Drainage Report must be submitted with the application for Building Permit. 4. Must maintain historic drainage patterns. This may require the relocation of the eastern driveway and/or drainage easements on the adjacent properties based on final engineering design. 5. Hydraulic calculations required at the time of final engineering design to show 50/50 off site flow spilt is being maintained and may require unique drainage structures to maintain historic flow patterns. 6. Reconfiguration of existing cross culvert (under New River Road) will required MCOT approval at the time of final engineering design. 7. Maintain a minimum 25 foot separation between septic facilities and the retention basin(s) Page 2 of 4 8. Retention basins/underground storage must drain within the required 36 hours 9. Prior to Building permit issuance a will serve letter for fire protection services must be provided. 10. Driveway access to County road(s) must be paved and will require a permit from MCDOT issued concurrent with building permit(s) required for site development. Drainage flow along the roadway must be maintained. 11. The site is encumbered by Federal Patent easements (east and north sides). Unless abandoned, these easements must remain intact for their intended use. See link below for abandonment process. https://www.maricopa.gov/775/Abandonment-of-PatentEasements 12. All adjacent roadway improvements required by MCDOT in the Traffic Study approval shall be permitted with building permits and in accordance with the current RDM standards. 13. Although turn lane warrants are not met, a dedicated right-turn lane is recommended at the eastern access due to the high volume of traffic on the area. 14. Each driveway must meet the commercial driveway design, reference MCDOT Roadway Design Manual (RDM) 7.6.1. 15. The future classification of New River Road is minor arterial. As part of half- street improvements dedicate a minimum of 55’ ROW in-fee to MCDOT from the center line. 16. At present, the subject site in not located within the County’s Urbanized Area. A Storm Water Pollution Prevention Permit (SWPPP) from the County (PND) is not required. This does NOT preclude the requirement to obtain a Construction General Permit (CGP) Notice of Intent to Discharge (NOID) from the State (ADEQ), as may be required. Please contact me with any questions. Page 3 of 4 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 4 of 4 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 From: Eileen Baden <eileenbaden@gmail.com> Sent: Friday, May 16, 2025 10:06 AM To: Paola Jaramillo Quintero (PND) Subject: Plan Number: SU240022 - concerns Follow Up Flag: Follow up Flag Status: Flagged This Message Is From an External Sender This message came from outside your organization. Please use caution when corresponding outside the county. Hi Paola, Regarding this project on New River Road for RV Storage (SU240022), can you let me know if the dates of the meeting have been posted on the sign for 30 days? I have been watching it to see when the meeting will be posted, last time I looked it said TBD. Now I see I missed some meetings. My concern is that too many RV's could cause visual impacts along New River Road and from the New River. There is a Maricopa County Open Space Plan from 1970 that shows trails along all the major river corridors in the Phoenix metro area. The bridge between this project and the Roadrunner becomes a community gathering site, especially after rain events. We do not have many community centers in our area, and the bridge is one of them. Will there be screening included to reduce visual impacts? Will access to the New River be protected in this location? It is very important as this is a spot that people could access it from New River Road and the bridge location. As trails along the river corridors expand, the connection to the river adjacent to this site is an important one. How many RV's are planned to be on-site? I am concerned that this is a residential lot and now will have an outstanding number of RVs on it. I hope that in an emergency event, residents are not blocked by trying to get these RVs moved. As you may have heard, other residents of New River are also concerned with the growing number of storage sites and how it may decrease views and other important uses of land in our community. Please let me know if you have any questions. Thank you, Eileen Baden