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November 2, 2022
Z2022108
Page 1 of 3
Report to the Board of Supervisors
Prepared by the Maricopa County Planning and Development Department
Board Hearing Date:
November 2, 2022
Case #/Title:
Z2022108 – Cactus & Perryville RV & Boat Storage
Supervisor District:
4
Applicant/Owner:
Alex Hayes / Cook Bros, LLC
Request:
Zone change with overlay from Rural-43 to C-3 CUPD for a
self-storage facility with outdoor storage of RVs and boats.
Site Location:
Located on the NWC of Cactus Rd. and Perryville Rd. in the
Surprise area
Site Size:
Approximately 10 acres
County Island Status:
Yes (City of Surprise)
Additional
Comments:
There are no outstanding concerns from reviewing agencies
and no known opposition. The site is within the municipal
planning area of the City of Surprise and their general plan
designates the site as Suburban Neighborhood / Scenic
Lands. The proposed use is meant to serve the storage needs
of adjacent residents arguably making this proposal in
concert with the plan. To date the City has not commented.
Commission
Recommendation:
On 10/6/22, the Commission voted 8-0 to recommend
approval of Z2022108 subject to conditions ‘a’ – ‘h’:
a.
Development of the site shall be in substantial conformance with the site
plan entitled “Cactus & Perryville RV, Boat & Self Storage Campus”
containing two full-size sheets, dated August 15, 2022, and stamped
received August 16, 2022, except as modified by the following conditions.
b.
Development of the site shall be in substantial conformance with the
Narrative Report entitled “Cactus and Perryville RV, Boat and Storage
Campus”, consisting of 13 pages, dated August 15, 2022, and stamped
received August 16, 2022, except as modified by the following conditions.
c.
A Plan of Development is approved subject to site plan entitled “Cactus &
Perryville RV, Boat & Self Storage Campus” consisting of two full-size sheets,
dated August 15, 2022, and stamped received August 16, 2022. The Plan of
Development may be amended administratively under separate
November 2, 2022
Z2022108
Page 2 of 3
application as long as the amendment complies with the established CUPD
development standards as approved by the Board of Supervisors. 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.
d.
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 and Drainage (Site Infrastructure) Plans and a
Final Drainage Report must be submitted with the application for
Building Permits.
4.
The entire site and adjacent half-streets’ runoff shall be retained
onsite. If portions of adjacent right-of-way are controlled by other
jurisdictions, the adjacent half-streets’ runoff shall be retained
unless separately addressed by the other jurisdictions.
5.
Sufficient retention volume shall be provided onsite to retain the
required 100-year, 2-hour runoff from all contributing areas.
Retention basins with stormwater depths exceeding one foot shall
provide one foot of freeboard.
6.
All retention basins shall drain within 36 hours per County
requirements.
7.
The County requires that the permission for access points to the site
and other traffic impacts must be coordinated with the City of
Surprise. A copy of the posed development Traffic Statement (TS)
must be submitted to the City of Surprise for its review and
approval. Coordination/approvals from City of Surprise shall be
provided to PND for documentation.
e.
All buildings subject to noise attenuation as per ARS § 28-8482(B).
f.
The following C-3 CUPD standards shall apply:
1.
There shall be minimum side yard of five feet from the west zoning
boundary.
November 2, 2022
Z2022108
Page 3 of 3
2.
There shall be minimum rear yard of five feet from the east zoning
boundary.
3.
The fences along the lot’s north and west property lines shall consist
of chain link with screening slats and topped with barbed wire.
4.
The use of the site shall be limited to the commercial self-storage of
RVs, boats, and personal belongs.
g.
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.
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, 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 any conditions, does not reduce any rights that existed on the date of
application to use, divide, sell or possess the property and that there would
be no diminution in value of the property from the value it held on the date
of application due to such revocation of the Zone Change. The Zone
Change enhances the value of the property above its value as of the date
the Zone Change is granted and reverting to the prior zoning results in the
same value of the property as if the Zone Change had never been granted.
Presented by:
Martin Martell, Planner
Reviewed by:
Darren Gérard, AICP, Planning Manager
Attachment:
10/6/22 P&Z Packet (30 pages)
Note:
10/6/22 Draft P&Z Minutes are not available as of the writing of this report but can be
provided upon request later when available.
Z2022108
Page 1 of 9
Report to the Planning and Zoning Commission
Prepared by the Maricopa County Planning and Development Department
Case:
Z2022108 – Cactus & Perryville RV & Boat Storage
Hearing Date:
October 6, 2022
Supervisor District:
4
Applicant:
Alex Hayes, Withey Morris PLC
Owner:
Cook Bros, LLC
Request:
Zone change with overlay from Rural-43 to C-3 CUPD for a
commercial self-storage facility with outdoor storage of RVs and
boats.
Site Location:
Generally located at the NWC of Cactus Rd. and Perryville Rd. in the
Surprise area
Site Size:
10 acres
Density:
N/A
County Island:
Yes (City of Surprise)
County Plan:
White Tank / Grand Ave. Area Plan – Rural (0-1 du/ac)
Municipal Plan:
City of Surprise – Suburban Neighborhood/ Scenic Lands
Municipal Comments:
None received to date
Support/Opposition:
None known
Recommendation:
Approve with conditions
Z2022108
Page 2 of 9
Project Summary:
1.
The applicant, on behalf of the property owner, is requesting a zone change from Rural-
43 to C-3 CUPD on a ten-acre site located on the northwest corner of Cactus and
Perryville Roads. This will allow the site to be developed as a commercial self-storage
facility with covered outdoor storage of RVs and boats. According to the applicant, there
is large demand for not only storage of personal property, but also for the storage of RVs
/ boats since many CC&Rs restrict the on-street or front driveway storage of RVs and
boats.
2.
The property will accommodate 254 RV / boat covered storage spaces located
throughout the south and north parts of the site. Additionally, there will be 95 self-storage
units for storage of personal belongings in two buildings along the east property line
which will help screening along Perryville Rd. Day-to-day operations of the facility will
take place in a 2,450 SF leasing office and the site will offer a wash-bay with RV dump
station. The site will be screened by a seven-foot-tall concrete masonry wall along the
street sides and a chain-link fence will be utilized where the site borders the neighboring
water treatment plant. Main access to the site will be by a central driveway along
Perryville Rd. with an emergency access driveway along Cactus Rd. The public parking
area will be along the main central accessway with 16 parking spaces and one ADA
accessible space adjacent to the leasing office, exceeding the required standard
parking by six spaces.
3.
During the past three years there have been three different Pre-Application Meetings to
discuss rezoning the site to either commercial or multi-family residential. There was a zone
change request filed in 2021 from Rural-43 to R-3 RUPD for a multi-family residential
community; however, this request was closed due to inactivity (Z2021126). The applicant
first met with staff to discuss the current proposal on March 8, 2022, where staff
recommended that the applicant should either seek annexation into the City of Surprise,
seek a Special Use Permit or C-3 zoning (PA2022019). After the meeting, the applicant
decided since of the proposed storage facility will not generate demand for wastewater,
access to public sewer will not be needed and thus no need to seek annexation. On
July 5, 2022, staff met with the applicant in a Technical Advisory Committee Meeting to
discuss the first technical review.
4.
This request includes three variations of the base C-3 development standards. The first
request is to reduce the west interior side and north rear yards to five feet since these
sides of the lot are adjacent to the water treatment plant. The second request is to vary
the solid wall screening requirement with an eight-foot-tall chain link with attached
screening material topped with barbed wire along the north and west property lines
adjacent to the water treatment facility. The table on the next page illustrates the base
and varied development standards.
Z2022108
Page 3 of 9
Z2022108
Page 4 of 9
Site Plan of the South Portion of the Site
Z2022108
Page 5 of 9
Site Plan of the North Portion of the Site
Existing On-Site and Adjacent Zoning / Land Use:
5.
On-site:
Rural-43 / Natural desert
North:
Rural-43 SUP / Water treatment plant
South:
PAD-R-2 across Cactus Rd. (Surprise) / Natural desert
East:
PAD-R1-5 across Perryville Rd. (Surprise)/ Natural desert
West:
Rural-43 SUP / Water treatment plant
Utilities and Services:
6.
Water:
EPCOR
Wastewater:
Private septic system
School District:
Dysart Unified School District
Fire:
Rural Metro
Police:
MCSO
Right-of-Way:
7.
The site is not adjacent to any MCDOT right-of-way. Both Perryville and Cactus Roads
adjacent to the site are within the City of Surprise jurisdiction and any required dedicated
right-of-way will be determined by the City of Surprise’s Department of Transportation.
Z2022108
Page 6 of 9
Adopted Plans:
8.
White Tank – Grand Ave. Area Plan (adopted December 6, 2000): This area plan
designates the site as Rural (0-1 du/ac). The Rural designation identifies areas where
single family residential development is desirable, but unique circumstances dictate
lower density or due to a lack of urban services (e.g., water or sewer) make this type of
development unsuitable. Suitability is determined based on location, access, existing
land use patterns, or natural constraints. Unlike other areas with the Rural land-use
designation this site does have access to public services and is in an area of the Surprise
Municipal Planning Area that is developing rapidly, thus a commercial project at the site
is realistic.
9.
Surprise General Plan 2035 (adopted May 14, 2013): The plan designates the site as
Suburban Neighborhood / Scenic Lands. The Suburban Neighborhood designation
represent the transition area between rural settings and urban environments. While
residential is the primary land use, commercial developments can be located within the
Suburban Neighborhood designation. The Scenic Lands designation consist of areas with
unique and scenic qualities that are only found in these pristine natural settings. This
proposal conforms with the Suburban Neighborhood designation, since commercial uses
that serve the surrounding area is encouraged in this designation. In addition, arguably,
this proposal will be in concert with the Scenic Lands designation by acting as a buffer
between future single-family residences and water treatment facility, to maintain the
viewshed of the adjacent White Tank Mountains.
Public Participation Summary:
10.
The applicant has notified property owners within 300’ of the site and area interested
parties, on June 13, 2022. The applicant also held a Neighborhood Meeting on June 30,
2022, to discuss this proposal, but no one from the public attended. During the
applicant’s public participation process there was no support or opposition letters or e-
mails concerning this zone change request. The City of Surprise was notified concerning
this request, but as of the date of this report staff have not received a response from the
City.
Outstanding Concerns from Reviewing Agencies:
11.
There are no outstanding concerns from reviewing agencies.
Staff Analysis:
12.
The proposed use is appropriate for a site located at the intersection of two major streets.
However, as the property owner will not seeking annexation for sewer service, staff has
recommended the CUPD Overlay limit commercial use of the site to the proposed
storage facility and uses that can be accommodated via onsite septic system. Limiting
the site for commercial self-storage of RVs, boats, and personal belongings is an
appropriate use a site without public sewer lines. Generally, these types of storage facility
uses generate a very small number of visitors or traffic and can be compatible with
residential land uses. The request to vary the required yards and screening along the
north and west property lines is reasonable since these sides of the site will not be visible
to the general public, since this is part of the water treatment plant and thus supportable
Z2022108
Page 7 of 9
by staff. The site is under 40 acres and does not require a comprehensive plan
amendment. Importantly, the rezoning and proposed use will fit well with site aspects and
surrounding land use and development patterns. Arguably, this development is an infill
of a leftover site, acting as a buffer between public utility and residential land uses.
Additionally, the site is unlikely to be sustainable for the development of large lot
residences, as per the current Rural 0-1 du/ac land use designation. Thus, staff supports
this zone change request to C-3 CUPD and proposal to develop the site as a commercial
storage facility.
Recommendation:
13.
Staff recommends the Commission adopt a motion recommending that the Board of
Supervisors approve Z2022108 subject to the following conditions ‘a’ – ‘h’:
a.
Development of the site shall be in substantial conformance with the site plan
entitled “Cactus & Perryville RV, Boat & Self Storage Campus” containing two full-
size sheets, dated August 15, 2022, and stamped received August 16, 2022, except
as modified by the following conditions.
b.
Development of the site shall be in substantial conformance with the Narrative
Report entitled “Cactus and Perryville RV, Boat and Storage Campus”, consisting
of 13 pages, dated August 15, 2022, and stamped received August 16, 2022,
except as modified by the following conditions.
c.
A Plan of Development is approved subject to site plan entitled “Cactus &
Perryville RV, Boat & Self Storage Campus” consisting of two full-size sheets, dated
August 15, 2022, and stamped received August 16, 2022. The Plan of Development
may be amended administratively under separate application as long as the
amendment complies with the established CUPD development standards as
approved by the Board of Supervisors. 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.
d.
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.
Z2022108
Page 8 of 9
3.
Detailed Grading and Drainage (Site Infrastructure) Plans and a Final
Drainage Report must be submitted with the application for Building
Permits.
4.
The entire site and adjacent half-streets’ runoff shall be retained onsite. If
portions of adjacent right-of-way are controlled by other jurisdictions, the
adjacent half-streets’ runoff shall be retained unless separately addressed
by the other jurisdictions.
5.
Sufficient retention volume shall be provided onsite to retain the required
100-year, 2-hour runoff from all contributing areas. Retention basins with
stormwater depths exceeding one foot shall provide one foot of
freeboard.
6.
All retention basins shall drain within 36 hours per County requirements.
7.
The County requires that the permission for access points to the site and
other traffic impacts must be coordinated with the City of Surprise. A copy
of the posed development Traffic Statement (TS) must be submitted to the
City of Surprise for its review and approval. Coordination/approvals from
City of Surprise shall be provided to PND for documentation.
e.
All buildings subject to noise attenuation as per ARS § 28-8482(B).
f.
The following C-3 CUPD standards shall apply:
1.
There shall be minimum side yard of five feet from the west zoning
boundary.
2.
There shall be minimum rear yard of five feet from the east zoning
boundary.
3.
The fences along the lot’s north and west property lines shall consist of chain
link with screening slats and topped with barbed wire.
4.
The use of the site shall be limited to the commercial self-storage of RVs,
boats, and personal belongs.
g.
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.
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, 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 any conditions, does not reduce any rights that
existed on the date of application to use, divide, sell or possess the property and
Z2022108
Page 9 of 9
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 of the Zone Change. The Zone
Change enhances the value of the property above its value as of the date the
Zone Change is granted and reverting to the prior zoning results in the same value
of the property as if the Zone Change had never been granted.
Presented by:
Martin Martell, Planner
Reviewed by:
Matthew Holm, AICP, Planning Supervisor
Attachments:
Case Map (1 page)
Site Plan (reduced 8.5”x11”, 2 pages)
Narrative Report (13 pages)
MCDOT comments (2 pages)
MCESD comments (1 page)
DPR comments (2 pages)
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CACTUS RD.
JACKRABBIT TRAIL
SITE
PERRYVILLE RD.
WADDELL RD.
SCALE IN FEET
100
200
0
SCALE IN FEET
HOR SCALE: 1" = 100'
SITE PLAN FOR
CACTUS & PERRYVILLE RV, BOAT & STORAGE CAMPUS
NWC CACTUS RD & PERRYVILLE RD
CASE NUMBER Z2022108
MARICOPA COUNTY, ARIZONA
SOUTHEAST CORNER OF SECTION 16, TOWNSHIP 3 NORTH, RANGE 2 WEST OF THE
GILA AND SALT RIVER MERIDIAN, MARICOPA COUNTY, ARIZONA
DATE
DESCRIPTION
Plotted: 08/15/22 - 4:57 PM, By: efelix
File: M:\1276_Sonoma_Cactus and Perryville_Surprise\DWG\Preliminary\1276 PR SIT.dwg, ---> COVER
PROJECT No.
SHEET No.
TITLE:
DRAWN BY:
CHECKED BY:
of
2
1ST SUBMITTAL
05/17/2022
08/15/22
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44156
DAVID M.
SOLTYSIK
2ND SUBMITTAL
07/19/2022
3RD SUBMITTAL
08/15/2022
SITE PLAN
EF
DMS
1276
1
SITE PLAN
CACTUS &
PERRYVILLE RV,
BOAT & STORAGE
CAMPUS
FLOOD ZONE
FLOOD ZONE DESIGNATION SHADED "X" PER F.E.M.A.
FLOOD
INSURANCE
RATE
MAP,
MAP
NUMBER
04013C1655L, PANEL 1655 OF 4425, DATED OCTOBER 16,
2013.
ZONE SHADED "X" - AREAS OF 0.2% ANNUAL CHANCE
FLOOD; AREAS OF 1% ANNUAL CHANCE FLOOD WITH
AVERAGE DEPTHS OF LESS THAN 1 FOOT OR WITH
DRAINAGE AREAS LESS THAN 1 SQUARE MILE; AND
AREAS PROTECTED BY LEVEES FROM 1% ANNUAL
CHANCE FLOOD.
(THE ABOVE STATEMENT IS FOR INFORMATION ONLY
AND THE SURVEYOR ASSUMES NO LIABILITY FOR THE
CORRECTNESS OF THE CITED MAP OR THE LOCATION OF
THE FLOOD ZONE BOUNDARY. IN ADDITION, THE ABOVE
STATEMENT DOES NOT REPRESENT THE SURVEYOR'S
OPINION OF THE PROBABILITY OF FLOODING.)
BENCHMARK
CITY OF SURPRISE BENCHMARK "4FD2"
STAINLESS STEEL ROD IN SLEEVE LOCATED ON THE
EAST SIDE OF THE BEARDSLEY CANAL, APPROX. 450'
NORTH OF CACTUS ROAD
ELEVATION = 1327.62 ( NAVD 88 DATUM)
DEVELOPER
SONOMA COMMUNITIES c/o CC LAND ACQUISITIONS
MARICOPA I, LLL
4340 N. EAST INDIAN SCHOOL RD., SUITE 21-204
PHOENIX, AZ 85018
CONTACT: JIM STOCKWELL, JR.
PHONE:
602-777-0505
EMAIL:
JSTOCKWELL@CLYDECAP.COM
CIVIL ENGINEER
TERRASCAPE CONSULTING, LLC
645 E. MISSOURI AVE. SUITE 420
PHOENIX, ARIZONA 85012
CONTACT: DAVE SOLTYSIK, P.E.
PHONE:
(602) 297-8732
EMAIL:
DSOLTYSIK@TERRASCAPE.US
LAND PLANNING & LANDSCAPE ARCHITECT
MCGOUGH ADAMSON
535 E. MCKELLIPS RD., SUITE 131
MESA, AZ 85203
CONTACT: NICK ADAMSON
PHONE:
602-997-9093
EMAIL:
NICKA@MG-AZ.COM
BASIS OF BEARING
NORTH 00°05'36" EAST, BEING THE EAST LINE OF THE
SOUTHEAST QUARTER OF SECTION 16, TOWNSHIP 3
NORTH, RANGE 2 WEST, GILA AND SALT RIVER MERIDIAN,
MARICOPA COUNTY, ARIZONA. PER RECORD OF SURVEY
PLSS SUBDIVISION, RECORDED IN BOOK 661, PAGE 18,
MARICOPA COUNTY RECORDS.
VICINITY MAP
BEARDSLEY CANAL
N. 83RD AVE.
REQUEST STATEMENT:
ZONE CHANGE FROM RU-43
TO C3-CUPD
CASE NUMBER:
Z2022108
APN:
502-07-005G
SITE AREA (ALTA)
9.97 AC (434,223 SF)
SITE AREA (GROSS TO CL)
9.97 AC (434,223 SF)
SITE AREA (NET)
7.80 AC (339,655 SF)
EXISTING ZONING:
RU-43 (MARICOPA COUNTY)
PROPOSED ZONING:
C3 - CUPD (MARICOPA COUNTY)
EXISTING LAND USE:
VACANT LAND
PROPOSED LAND USE:
RV/BOAT & SELF STORAGE
RV/BOAT STORAGE SPACES:
12' X 55' (660 SF):
64
12' X 35' (420 SF):
174
ADA STORAGE SPACES:
12' X 35' (420 SF):
12
TOTAL:
250
PASSENGER VEHICLE PARKING:
9' X 18.5':
REQUIRED:
PROVIDED:
10
16
ADA PARKING:
12' X 18.5':
REQUIRED:
PROVIDED:
1
1
STORAGE UNITS:
10' X 15':
43
10' X 30':
51
TOTAL:
94
SITE INFO:
LEGAL DESCRIPTION
THE EAST HALF OF THE SOUTHEAST QUARTER OF THE
SOUTHEAST QUARTER OF THE SOUTHEAST QUARTER
AND THE EAST HALF OF THE NORTHEAST QUARTER OF
THE
SOUTHEAST
QUARTER
OF
THE
SOUTHEAST
QUARTER OF SECTION 16,TOWNSHIP 3 NORTH, RANGE 2
WEST OF THE GILA AND SALT RIVER BASE AND MERIDIAN,
MARICOPA COUNTY ARIZONA.
OWNER
COOK BROS. LLC
21436 N. CENTRAL AVE.
PHOENIX, AZ 85024
KEY MAP
NOTE: SIGNS PER MARICOPA COUNTY ZONING ORDINANCE CHAPTER 14, SECTION 1403.
* DEVIATION REQUIRED - 6' (MIN.) TALL CMU WALL REQUIRED, 8' CHAIN LINK FENCE WITH BARBED
WIRE PROPOSED ALONG NORTH AND WEST PROPERTY LINES.
BOUNDARY
EX PROPERTY LINE
CENTERLINE
SETBACK
EASEMENT
FENCE WITH BARBWIRE
PROPOSED FIRE HYDRANT
PROPOSED WATER LINE
PROPOSED FIRE LINE
PROPOSED SEWER LINE
PROPOSED STORM DRAIN
UNDERGROUND RETENTION
PROPOSED STORM DRAIN
MANHOLE WITH GRATED
COVER
EX FO LINE
EX CATV LINE
EX GAS LINE
LEGEND & ABBREVIATIONS
BLDG
BUILDING
ESMT
EASEMENT
EX
EXISTING
F/C
FACE OF CURB
PROP
PROPOSED
R/W
RIGHT-OF-WAY
B/C
BACK OF CURB
OS
OPEN SPACE
TYP
TYPICAL
S/W
SIDEWALK
BS
BLDG SETBACK
UTILITY COMMITMENT TABLE
UTILITY
GOVERNING BODY
WATER
EPCOR
WASTEWATER
SEPTIC
FIRE PROTECTION
RURAL METRO
POLICE PROTECTION
MARICOPA COUNTY SHERIFF
SCHOOL DISTRICT
DYSART UNIFIED SCHOOL DISTRICT
ELECTRIC
ARIZONA PUBLIC SERVICE
NATURAL GAS
SOUTHWEST GAS
TELEPHONE
COX COMMUNICATIONS
REFUSE PROVIDERS
CITY OF SURPRISE / PRIVATE CONTRACTOR
W
FW
S
CACTUS RD.
N. PERRYVILLE RD. (EXTENSION)
DEVELOPMENT STANDARDS (MARICOPA COUNTY) C3 - CUPD
REGULATION
BASE ZONING DISTRICT
REGULATIONS (C3)
PROPOSED ZONING DISTRICT
REGULATIONS (C3 - CUPD)
MAX. BLDG. HEIGHT
40'
40'
MIN. FRONT YARD & LS SETBACK (SOUTH)
15'
15'
MIN. SIDE YARD (WEST)
10' (ADJ TO RES)
5'
MIN. STREET SIDE YARD & LS SETBACK (EAST)
10'
10'
MIN. REAR YARD (NORTH)
25' (ADJ TO RES)
5'
MIN. LOT AREA (S.F.)
6,000
6,000
MIN. LOT WIDTH
60'
60'
MAX. LOT COVERAGE
60%
60%
PARKING
1 / 250 SF OFFICE
PERIMETER WALL HEIGHT
6' MIN. - 8' MAX. *
BUILDING TABLE
BUILDING / STRUCTURE
AREA (S.F.)
HEIGHT
LEASING OFFICE
2,450
18'
RV / BOAT WASH & DUMP
3,150
18'
NORTH STORAGE BUILDING 2
15,300
14'
SOUTH STORAGE BUILDING 1
6,450
14'
RV / BOAT CANOPIES
123,594
18'
TOTAL BUILDINGS & CANOPIES
150,944
LOT COVERAGE
45%
NOTES:
1.
ALL OUTDOOR LIGHTNING SHALL BE IN CONFORMANCE WITH
SECTION 1112 AND ANY OUTDOOR LIGHTING WILL BE PLACED SO
AS TO REFLECT LIGHT AWAY FROM ANY ADJOINING RURAL OR
RESIDENTIAL ZONING DISTRICT.
2.
ALL LIGHT POLES / STANDARDS WILL HAVE A MAXIMUM HEIGHT OF
18 FEET.
3.
HOURS OF OPERATION - 24 HRS / 7 DAYS, 24 HOURS CUSTOMER
ACCESS WITH SECURITY FENCING & REMOTE VIDEO MONITORING.
4.
1 FULL TIME EMPLOYEE - ONSITE DURING NORMAL BUSINESS
HOURS.
5.
ELECTRICAL VEHICLE / RV / BOAT CHARGING AVAILABLE.
6.
WASH BAYS AND DUMP STATIONS AVAILABLE 24 HOURS.
7.
MULTIPLE WATER FILLING STATIONS.
8.
TIRE AIR FILLING STATION AVAILABLE.
9.
OFFICE TO BE SERVED BY ONSITE SEPTIC SYSTEM.
10. BOAT / RV DUMP STATIONS TO UTILIZE VAULT & HAUL SANITARY
SEWER SYSTEM.
11.
WASH STATIONS TO UTILIZE VAULT & HAUL SANITARY SEWER
SYSTEM.
ROADWAY CLASSIFICATION
CACTUS ROAD
- PRINCIPAL ARTERIAL
- CITY OF SURPRISE JURISDICTION
- DESIGN SPEED: 45 MPH
- POSTED SPEED: 35 MPH
PERRYVILLE ROAD
- MINOR ARTERIAL
- CITY OF SURPRISE JURISDICTION
- DESIGN SPEED: 45 MPH
- POSTED SPEED: 35 MPH
RECEIVED 16.AUG 22
VARIATION
EV
EB
EV
EB
EV
EB
EV
EB
EV
EB
EV
EB
40'
R10'
R55'
325'
W
W
W
W
W
W
w
EDGE OF
PAVEMENT
1
2
3
4
5
6
7
8
9
10
11
12
12
12
13
10
13
13
15
15
15
15
15
15
15
15
15
15
15
15
16
16
17
17
17
17
17
17
17
17
17
19
19
18
19
19
18
18
20
20
CACTUS ROAD
(CITY OF SURPRISE)
N. PERRYVILLE ROAD
(CITY OF SURPRISE)
22
23
LEASING
OFFICE
35'x70'
2,450 SF
RV WASH
BAY
RV WASH
BAY
RV WASTE
DUMP
MECH
ROOM
STORAGE BUILDING 1 - 10'X15' UNITS - 43 UNITS
STORAGE BUILDING 2 - 10'X30' UNITS - 51 UNITS
AREA=15,300 SF
18
18
18
21
21
21
21
21
21
R30'
14
14
14
14
14
15
14
14
14
14
2
C.O.S. BRASS
CAP FLUSH SE
COR SEC 16,
T3N, R2W
3 4" IRON PIPE
S 14 COR SEC
16, T3N, R2W
2" MARICOPA COUNTY
ALUMINUM CAP RLS 29891
E 14 COR SEC 16, T3N, R2W
50'
50'
50'
30'
29.5'
30'
30'
35'
12'
35'
12'
35'
12'
12'
35'
35'
12'
40'
12'
12'
50'
9'
18.5'
9'
18.5'
660'
30'
15' LANDSCAPE SETBACK
& FRONT YARD SETBACK
10' LANDSCAPE SETBACK
& STRET SIDE YARD SETBACK
5' SIDE YARD
SETBACK
5' REAR YARD
SETBACK
PROP
55' R/W
PROP
68' R/W
PROP
8' PUE
PROP
8' PUE
PROP
65' R/W
50.5' B/C
39.5'
B/C
49.5'
B/C
56.6'
56.6'
56.6'
PROP
8' PUE
PROP
8' PUE
30'
30'
50'
54.76'
29'
PAV
52'
PAV
EDGE OF
PAVEMENT
15
R53'
PUBLIC ACCESS
EASEMENT TO BE
OBTAINED FROM
LAND OWNER
R30'
EDGE OF
PAVEMENT
EDGE OF
PAVEMENT
24
BARRICADE CACTUS RD
UNTIL COMPLETION OF
ROAD TO THE WEST
RIGHT IN - RIGHT OUT
EMERGENCY ACCESS
DRIVEWAY
25
25
25
25
25
25
26
26
26
26
26
26
17
17
17
17
17
10' LANDSCAPE SETBACK
& STRET SIDE YARD SETBACK
20'
27
27
5'
10'
10'
5'
5'
5'
27
27
27
15'
15'
15'
47'
60'
28
29
13
13
32
20.27'
110'
FUTURE R/W SURPRISE JURISDICTION
123' R/W SURPRISE JURISDICTION
87'
108'
35'
120'
139.56'
133.83'
40'
40'
152.74'
139.56'
40'
30
31
CITY OF SURPRISE
MARICOPA COUNTY
CITY OF SURPRISE
MARICOPA COUNTY
29.5'
30'
N00° 04' 41"E 1249.11'
N89° 44' 32"W 244.49'
S00° 05' 37"W 305.00'
N89° 44' 32"W 10.00'
S45° 10' 32"W 28.24'
S00° 05' 37"W 924.32'
S89° 47' 10"E 274.83'
AREA = 6,450 SF
70'
45'
139.56'
35'
35'
120'
120'
120'
120'
120'
120'
156'
132'
120'
120'
R35'
R55'
R55'
R35'
SCALE IN FEET
50
100
0
SCALE IN FEET
HOR SCALE: 1" = 50'
DATE
DESCRIPTION
Plotted: 08/15/22 - 4:57 PM, By: efelix
File: M:\1276_Sonoma_Cactus and Perryville_Surprise\DWG\Preliminary\1276 PR SIT.dwg, ---> SITE PLAN
PROJECT No.
SHEET No.
TITLE:
DRAWN BY:
CHECKED BY:
of
2
1ST SUBMITTAL
05/17/2022
08/15/22
R
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44156
DAVID M.
SOLTYSIK
2ND SUBMITTAL
07/19/2022
3RD SUBMITTAL
08/15/2022
SITE PLAN
EF
DMS
1276
2
SITE PLAN
CACTUS &
PERRYVILLE RV,
BOAT & STORAGE
CAMPUS
KEY NOTES
#
1.
CURB RAMP PER M.A.G. STD. DET. 237-2
2.
COMMERCIAL DRIVEWAY PER M.A.G. STD. DET. 250-1
3.
EMERGENCY ACCESS GATE
4.
MAIN ACCESS GATE
5.
WATER MAIN EXTENSION
6.
WATER SERVICE CONNECTION
7.
FIRE HYDRANT
8.
WATER METER AND BACKFLOW PREVENTION ASSEMBLY
9.
FUTURE MEDIAN
10.
6' DETACHED SIDEWALK
11. RIGHT TURN LANE
12.
8' HIGH CHAINLINK FENCE WITH BARBWIRE & SCREENING SLATS
13.
7' HIGH CMU WALL - 8' HIGH MAX.
14.
CONCRETE RIBBON CURB
15.
4" CONCRETE ROLL CURB AND GUTTER
16.
3' CONCRETE VALLEY GUTTER
17. RV CARPORT
18. 12' X 35' RV PARKING STALL
19. 12' X 55' RV PARKING STALL
20. 10' DIAMETER CMP UNDERGROUND RETENTION
21. STORM DRAIN MANHOLE WITH GRATED COVER
22. TEMPORARY TURN AROUND CULDESAC PER COS STD DETAIL 3-16
23. SEPTIC TANK AND LEACH FIELD FOR LEASING OFFICE ONLY
24. BARRICADE PER M.A.G. STD. DET. 130
25. DRYWELL
26. ELECTRIC VEHICLE / ELECTRIC BOAT CHARGING STATION
27. 25' X 25' SIGHT VISIBILITY TRIANGLE
28. 12' X 18' ADA ACCESSIBLE PARKING STALL
29. 12' X 22' LOADING / UNLOADING SPACE
30. RV WASTE VAULT - 390 SF
31. RV WASH VAULT - 390 SF
32. COVERED DUMP AND WASH AREA - 3,150 SF
NOTES:
1.
ALL OUTDOOR LIGHTNING SHALL BE IN CONFORMANCE WITH
SECTION 1112 AND ANY OUTDOOR LIGHTING WILL BE PLACED SO
AS TO REFLECT LIGHT AWAY FROM ANY ADJOINING RURAL OR
RESIDENTIAL ZONING DISTRICT.
2.
ALL LIGHT POLES / STANDARDS WILL HAVE A MAXIMUM HEIGHT OF
18 FEET.
3.
HOURS OF OPERATION - 24 HRS / 7 DAYS, 24 HOURS CUSTOMER
ACCESS WITH SECURITY FENCING & REMOTE VIDEO MONITORING.
4.
1 FULL TIME EMPLOYEE - ONSITE DURING NORMAL BUSINESS
HOURS.
5.
ELECTRICAL VEHICLE / RV / BOAT CHARGING AVAILABLE.
6.
WASH BAYS AND DUMP STATIONS AVAILABLE 24 HOURS.
7.
MULTIPLE WATER FILLING STATIONS.
8.
TIRE AIR FILLING STATION AVAILABLE.
9.
OFFICE TO BE SERVED BY ONSITE SEPTIC SYSTEM.
10. BOAT / RV DUMP STATIONS TO UTILIZE VAULT & HAUL SANITARY
SEWER SYSTEM.
11.
WASH STATIONS TO UTILIZE VAULT & HAUL SANITARY SEWER
SYSTEM.
12,180 SF
25,410 SF
13,020 SF
5,040 SF
3,150 SF
2,520 SF
72'
35'
33,494.4 SF
12,600 SF
7,574.7 SF
56.6'
8,645.3 SF
1 | P a g e
Cactus and Perryville RV, Boat,
and Storage Campus
NWC Cactus Road and Perryville Road in the
Surprise Area
Rezone Narrative
Submitted: May 20, 2022
Second Submittal: July 21, 2022
Third Submittal: August 15, 2022
Case: Z2022108
RECEIVED
16.AUG 22
2 | P a g e
Development Team
Applicant
Withey Morris, PLC
2525 E. Arizona Biltmore Circle Ste. A-212
Phoenix, AZ 85016
Contact: Adam Baugh
Email: adam@witheymorris.com
Phone: (602) 230-0600
Developer
Sonoma Communities
4340 East Indian School Road, Suite 21-204
Phoenix, Arizona 85018
Contact: Jim Stockwell
Email: jstockwell@clydecap.com
Phone: (602) 777-0505
Landscape Architect
McGough/Adamson
535 East McKellips Road, Ste. 131
Mesa, AZ 85201
Contact: Nick Adamson, RLA
Email: nicka@MG-AZ.com
Phone: (602) 997-9093
Engineer
Terrascape Consulting
645 E. Missouri Avenue, Suite 420
Phoenix, Arizona 85012
Contact: Dave Soltysik
Email: dsoltysik@terrascape.us
Phone(480) 454-8010
3 | P a g e
Request
Sonoma Communities is requesting to rezone the subject property from County RU-43 to a General
Commercial (C-3) Commercial Plan of Development (CUPD) to allow a new RV, Boat, and self-storage
facility. See Zoning Map (Tab 1).
The proposed development is an ideal use for this property, which provides an in-demand service to a
rapidly growing area of the Valley. The adjacency to the EPCOR water treatment facility and the unique
geometry of the Property makes it ill-suited for residential development. The proposed development
offers a low intensity use that is compatible with the surrounding area. Thus, a change in the underlying
zoning from RU-43 to C-3 CUPD is appropriate to reflect the unique context of the Property and the
changing dynamics of the area. Lastly, annexation will not be necessary as the proposed development
does not require wastewater service from the City of Surprise.
Location
The property is located on the northwest corner of N Perryville Road and W Cactus Road, as shown on the
attached aerial map (Tab 2). It is approximately 10 gross acres and is currently undeveloped. The property
is located in the unincorporated area of Maricopa County but is within the City of Surprise Planning Area.
City of Surprise General Plan
The City of Surprise General Plan land use map designates the property as “Neighborhood,” which
includes rural, suburban, and urban neighborhood development types. The proposed use conforms with
this designation as the Neighborhood Character Area encourages neighborhood and community
commercial uses that serve the surrounding area, including personal services and convenience uses. The
proposed use will offer an in-demand service to the surrounding neighborhoods. Moreover, the Property
is particularly appropriate for such a use as it will provide a buffer between the water treatment facility
and the residential neighborhoods. See General Plan Map (Tab 3).
Maricopa County Comprehensive Plan
The Maricopa County 2030 Comprehensive Plan (the "Plan") is aimed at maintaining a high quality of life
as Maricopa County continues to undergo substantial growth. To that end, the Plan prioritizes “supporting
safe communities and neighborhoods...by supporting compatible land uses; environmental quality; and
safe, efficient and practical development patterns."
This application presents an opportunity for the County to establish a use that provides an in-demand
service to residents of this rapidly growing area. This proposal will meet the growing demands of the
region with a high-quality, context appropriate product. This type of cohesive land use will ensure this
area of the west valley continues to thrive consistent with the intent and goals of the County's
Comprehensive Plan.
The proposed rezone is consistent with the following specific goals and policies contained within the Plan:
4 | P a g e
Land Use Goal #1: Achieve balanced and efficient development patterns.
The proposed rezoning allows for productive development of an otherwise challenging development site.
The Property’s unique geometry and adjacency to the EPCOR water treatment facility limit its utility for
residential uses. The proposed commercial use, however, provides a valuable, context appropriate service
to residents in the surrounding area. The Property’s convenient access to the regional freeway network
and proximity to growing residential demands make it ideally suited for the type of use proposed.
Transportation Policy #9: Maricopa County supports balanced and efficient land use patterns that
reduce the number and length of vehicle trips.
The proposed rezoning will enable a productive, low-intensity land use that will provide a valuable service
with minimum impact on the surrounding roadway network. The proposed project is expected to
generate an additional five trips in the weekday AM peak hour and six additional trips in the PM peak
hour.
The proposed use is also consistent with the development pattern within the White Tank/Grand Avenue
Planning Area. Though this portion of the Area Plan has historically been designated for Rural Densities,
rapid growth in this area of the Valley has created new demands for housing supply and consumer
services. The proposed development will offer a valuable service to the increasing number of residents in
the area.
Adjacent Land Uses
North: EPCOR water treatment facility (RU-43)
East: Vacant Land (PAD – R1-5 - Surprise)
South: Vacant Land (PAD – R-2 - Surprise)
West: EPCOR water treatment facility (RU-43)
Project Overview
The proposed development would provide an in-demand service to nearby residents, offering high-quality
storage facilities for recreational vehicles, boats, and other personal belongings. The growth of new
residential housing in this area has been tremendous, yet many, if not all, of the HOAs prohibit the storage
of boats and RVs on the side of a house. With sales of recreational vehicles and watercraft continuing to
boom, the demand for RV and boat storage in the immediate area is high and many residents have no
place to store them nearby.
The Property will be developed as the Cactus and Perryville RV, Boat, and Storage Campus. It will offer 64
12’ X 55’ (660 SF) stalls and 190 12’ X 35’ (420 SF) stalls for a total of 254 RV and Boat storage spaces. The
proposed development will also include 95 self-storage units, which will provide safe and convenient
storage of other personal belongings. Parking stalls are efficiently dispersed throughout the Property. The
5 | P a g e
leasing office and wash bays are centrally located at the primary entrance from Perryville Road. See Site
Plan.
The RV and Boat Storage Campus will be staffed with at least one employee during normal business hours.
However, the development will feature state of the art security systems, including app based keyless
entry, which will allow for 24-hour customer access, 7 days a week. This enhanced security and 24/7
access eliminates the need for an overnight caretaker.
The RV and Boat Storage Campus will feature a context appropriate design with neutral colors and tones
that are compatible and complementary to the surrounding desert landscape. A 7-foot concrete masonry
unit (CMU) wall provide screening along the public frontages on the south and east property lines. Where
the Property borders the EPCOR water treatment facility and screening is less imperative, chain-link fence
will be utilized.
The Property’s location at the terminus of Cactus Road and adjacent to the EPCOR water treatment facility
makes it an ideal location for the proposed use. It has proximity to consumer demand but is removed
from visual prominence. Moreover, the narrow geometry further limits its residential development
potential. The proposed use and development provides a productive solution.
Relationship to Surrounding Properties
The Property is bordered to the north and west by an EPCOR water treatment facility zoned RU-43. To the
south and east are planned residential communities in the City of Surprise zoned PAD R-2 (south) and PAD
– R1-5 (east). The new residential developments, as well as significant additional residential growth and
development in the surrounding area create increased demand for the type of product and service
proposed for the Property. Moreover, the Storage Campus would provide a buffer between the water
treatment facility and the adjacent neighborhoods.
Accessibility and Circulation
The primary access is proposed on the eastern perimeter of the Property via a new extension of
Perryville Road. Emergency access will be available from Cactus Road on the southern end of the
Property. Though the Property is located at the current terminus of both roads, Cactus Road and
Perryville Road are both arterial, providing ease of access. Moreover, the property is less than 2.5 miles
west of the 303 Freeway, which provides prime regional access.
RV and boat storage spaces are efficiently dispersed throughout the site with internal drive aisles
providing easy access.
In conformance with the standards of the City of Surprise, which has jurisdiction over Cactus Road and
Perryville Road, between 55’ and 65’ of right-of-way will be dedicated along Perryville Road, which will
accommodate a right turn lane. Along Cactus Road, 68’ of right-of-way will be dedicated.
6 | P a g e
Development Standards
Regulation
Base Zoning District Regulations
(C-3)
Proposed Zoning District
Regulations (C-3 CUPD)
Maximum Height
40’
40’
Minimum Front yard
15’
15’
Minimum Side Yard
10’
5’
Minimum Street-Side Yard
10’
10’
Minimum Rear Yard
25’
5’
Minimum Lot Area
6,000 sq ft
6,000 sq ft
Minimum Lot Width
60’
60’
Maximum Lot Coverage
60%
60%
Parking Spaces
10
Screening
Perimeter wall height 6’ min –
8’ max
Perimeter wall height 6’ min –
8’ max*
* 8’ chain link fence with barbed wire and screening slats provided along north and west property lines.
7-8’ CMU wall provided along south and east property lines.
Variations Requested:
Minimum Interior Side and Rear Yard Setback: Due to the Property’s adjacency to the EPCOR water
treatment facility on its north and west property lines, reductions in the required rear and side yards are
requested. Although the adjacent property has rural zoning, the intensity of its use as a water treatment
facility reduces the necessity for greater setbacks. Therefore a 5’ side and rear yard is appropriate.
Side and Rear Yard Screening: A variation is requested to accommodate an 8’ chain-link fence with barbed
wire along the west and north property lines. Along the property’s public frontages on the south and east
property lines, a 7’-8’ solid CMU screen wall is provided. However, due to the location and context of the
property the solid wall is not necessary adjacent to the water treatment facility. Screening slats are
provided on the chain link fence to obscure view and provide effective site screening.
Development Schedule
The Cactus and Perryville RV, Boat, and Storage Campus will be completed in one phase subject to further
review and approvals by Maricopa County.
Utilities
PUBLIC UTILITIES
SERVICE PROVIDERS
Fire Protection
Rural Metro
Police Protection
Maricopa County Sheriff
Water
EPCOR
Wastewater
Septic System
Gas
Southwest Gas
7 | P a g e
Electric
Arizona Public Service
Telephone
Cox Communications
Refuse
Private Contractor/City of Surprise
Conclusion
This rezone application provides an opportunity for a productive use of challenged land. With limited
residential development potential, the proposed RV, boat, and storage campus is the ideal use next to the
water treatment facility. The development will provide a valuable, low-intensity service to residents in the
area with minimial impact on the surrounding roadway network. Sonoma Communities looks forward to
bringing this high-quality project to Maricopa County near the City of Surprise.
TAB 1
NWC Cactus Road & Perryville Road – Maricopa County, AZ
N
Zoning Map
TAB 2
NWC Cactus Road & Perryville Road – Maricopa County, AZ
N
Aerial Map
TAB 3
NWC Cactus Rd and Perryville Rd– Maricopa County, AZ
N
Surprise General Plan Map
I:\TSM Traffic Development\1. Projects\North_West_Valley(North of I10_West of I17)\Cactus RV and Boat
Storage_Z2022108_Cactus and Perryville\1. Traffic Impact Studies\Cactus RV and Boat Storage_Z2022108_TS Rev 1.doc
MCDOT -- TRAFFIC ENGINEERING
REVIEW COMMENT SHEET
1 of 1
Project Name: Cactus Road and Perryville Road RV and Boat Storage
Location: NWC of Cactus Road and Perryville Road
MCDOT File No.: Z2022108
Date: June 06, 2022
Reviewer: Laxmikanth Narwa, P.E.
Phone No.: 602-506-8677
Consultant: SWTE, LLC.
Project No.:
Plans Sealed By: Andrew Smigielski, P.E., PTOE, PTP
Consultant Code:
A = Will Comply B = Deleted
C = Consultant to Evaluate
Item
Number
Sheet
Number
Comments
Consultant
Reply
= = =
1
2
= = =
General
General
1st REVIEW (TS)
Consultant: Please use the code and respond to each comment in the
Consultant Reply Column. This sheet is for our record, please answer every
question and sign and date your acknowledgement or the plans will be
sent back to complete the process. Send back the marked-up plans and a
new set of plans along with this comment sheet. Thank you for your
cooperation.
= = = = = = = = = = = = = = = = = = = = = = = = = = = = = =
General Project Summary:
The proposed development is planned to consist of a proposed 345-unit boat
storage, recreation vehicle storage, and a mini-warehouse. The Site will be
served by one (1) full access point on Perryville Road and one (1) emergency
use only access point on Cactus Road. As per the Traffic Impact Statement,
the Project is anticipated to generate a total of 62 daily weekday trips, with 5
total AM peak hour trips and 6 PM peak hour.
General Comments:
The project site parcel (502-07-005-G) falls within the unincorporated County
jurisdiction. However, the site frontage roads belong to the City of Surprise
jurisdiction. The below comments are limited to traffic impacts within Maricopa
County jurisdiction.
Review Comments:
County estimates that the project has no significant impact on the surrounding
roadways network and the Project is expected to generate an additional 5
trips in the weekday AM peak hour and 6 trips in the weekday PM peak hour.
However, County requires that the permission for access points to the site
and other traffic impacts must be coordinated with the City of Surprise. A
copy of the proposed development Traffic Statement (TS) must be submitted
to the City of Surprise for its review and approval.
Traffic Statement is Approved.
Use CODE
"A", "B","C"
in this column
next to every
comment.
= = = =
Subdivision Infrastructure &
Planning Program
1001 N. Central Avenue #201
Phoenix, Arizona 85004
Phone: (602) 372-2907
Maricopa County
Environmental Services Department
Water and Waste Management Division
DATE:
June 30, 2022
TO :
Martin Martell, Planning & Development Dept.
Planner
FROM:
Souren Naradikian, P.E.
Senior Civil Engineer
SUBJECT:
RU-43 to C-3 for RV and Boat Storage. MCP2022002
The Maricopa County Environmental Services Department (MCESD) has reviewed
documents received from the Maricopa County Planning and Development
Department (P&D) for the above referenced project. This project request seeks
approval of RU-43 to C-3 for RV and Boat Storage. The property is located at APN #
502-07-005G. According to the submitted documentation, water will be provided by
EPCOR and sewer services will be provided by City of Surprise. MCESD has concerns,
ATC must be approved prior to construction permit approval.
Based on the above, MCESD raised no objections to the Planning & Development
Department in Accela Automation on June 30, 2022 and will allow the project to
proceed at this time subject to the following conditions:
Conditions: None.
It should be noted that this document does not approve the referenced project.
Comments are provided only as advisory to Maricopa County Planning and
Development Department to assist staff to prepare a staff report. Other Maricopa
County agencies may have additional requirements. Final review and approval will be
made through Planning and Development Department procedures. Applicant may
need to submit separate applications to the Maricopa County Environmental Services
Department for approval of proposed facilities regulated by the Department. Review
of any such application will be based on regulations in force at the time of application.
Kevin Bischel, P.E.
Planning & Development
301 W. Jefferson Street, Suite 170
Phoenix, Arizona 85003
Phone: (602) 372-0966
Fax: (602) 506-8762
www.maricopa.gov/planning
email address:
Kevin.Bischel@maricopa.gov
Maricopa County
Planning & Development Department
Date:
August 17, 2022
Memo To: Darren Gerard, AICP, Planning Manager, Department of Planning &
Development
Attn:
Martin Martell, Planner, Planning & Development Services
cc:
Bob Fedorka, PE, Engineering Supervisor, Planning & Development
From:
Anh Harambasic PE, Engineering Plans Examiner, Planning &
Development
Subject:
Z2022108 – Cactus & Perryville RV & Boat Storage
APN(s):
502-07-005G
Engineering Review has reviewed the 3rd Submittal plans and reports routed for review
on 08/16/2022, for the subject application and has no objections provided that any
approvals include the following stipulations:
The following standard 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 (Site Infrastructure) Plans and a Final Drainage
Report must be submitted with the application for Building Permits
4. The entire site and adjacent half-streets’ runoff shall be retained onsite. If
portions of adjacent right-of-way are controlled by other jurisdictions, the
adjacent half-streets’ runoff shall be retained unless separately addressed by
the other jurisdictions.
5. Sufficient retention volume shall be provided onsite to retain the required 100-
year, 2-hour runoff from all contributing areas. Retention basins with
stormwater depths exceeding one foot shall provide one foot of freeboard.
6. All retention basins shall drain within 36 hours per County requirements.
7. County requires that the permission for access points to the site and other
traffic impacts must be coordinated with the City of Surprise. A copy of the
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proposed development Traffic Statement (TS) must be submitted to the City of
Surprise for its review and approval. Coordination/approvals from City of
Surprise shall be provided to PND for documentation.
Please contact me with any questions.
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