Z2021034 BOS REPORT UPDATED 040822.PDF
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April 20, 2022
Z2021034
Page 1 of 5
Report to the Board of Supervisors
Prepared by the Maricopa County Planning and Development Department
Board Hearing Date:
April 20, 2022 (Continued from April 6, 2022)
Case #/Title:
Z2021034 – Luxury Storage RV & Boat
Supervisor District:
3
Applicant/Owner:
Shaine Alleman, Tiffany & Bosco, P.A. / Shawn Schwanbeck,
Luxury Storage RV & Boat, LLC
Request:
Special Use Permit (SUP) for commercial storage of RVs, boats
and vehicles in the Rural-43 zoning district
Site Location:
600’ east of the SEC of Carefree Hwy. and 12th St. in the Desert
Hills area
Site Size:
Approximately 8.7 acres
County Island Status:
Yes (City of Phoenix)
Additional
Comments:
The applicant is requesting a Special Use Permit (SUP) for a
commercial storage facility for the storage of RVs, boats and
vehicles on an approximately 8.7-acre site in the Rural-43
zoning district. The site is located 600-feet east of the
southeast corner of Carefree Hwy. and 12th St. in the Desert
Hills area. There are no outstanding concerns from reviewing
agencies.
The site is within the Municipal Planning Area of Phoenix. The
General Plan for Phoenix designates the site as Large Lot
Residential with densities of one to two residences per acre.
Although the proposal appears to conflict with this plan, The
City was provided the opportunity to review and comment
on this proposal. However, to date Phoenix has not provided
comment on this SUP request.
The site is within a corridor designated in the Daisy Mountain/
New River Area Plan for commercial uses and in the Carefree
Hwy. Scenic Corridor. The outdoor storage will be screened
from view of the Highway by landscaping in front of screening
walls and vehicles will placed under canopies. Moreover, the
architectural design of the facility with an office with parking
along the street has an appearance of a mini-storage facility
and is not a design typical of an outdoor storage facility with
April 20, 2022
Z2021034
Page 2 of 5
large open areas with very little screening. Staff are in support
of this SUP for commercial storage on the 8.7-acre property.
Staff received nine support letters and five opposition letters
for this proposal prior to the Commission hearing. One
individual spoke in support and two individuals in opposition
at the hearing. Staff received 15 appeals (opposition) to the
Commission’s
recommendation,
and
two
additional
opposition letters from area residents. The opposition
generally states this commercial use will be incompatible to
the surrounding rural residential land uses, an increase of area
traffic including cutting through neighborhoods to avoid a U-
turn on Carefree Highway to return westward to I-17, and
possible negative environmental impacts (e.g. lighting,
flooding, stormwater runoff and pollution from the RV wash
runoff); however, this is an environmental/health item that is
separately addressed during the commercial construction
permitting stage
On April 5, 2022, staff received a letter from an adjacent
property owner rescinding his previous opposition. His earlier
concern was that his western view would be obscured by tall
walls, parked RVs, and tall metal shade canopies. To alleviate
his concern the applicant has modified the project to add
evergreen desert trees planted 30-feet on center along the
site’s eastern perimeter . The applicant has offered an
additional condition for SUP approval:
Condition ‘r’: Landscaping along the eastern boundary of
the site inside the 15-foot wide east side yard shall include a
mixture of Seedless Hybrid Mesquite (Prosopis Hybrid AZT
Podless) and Sonoran Palo Verde (Parkinsonia Preacox AZT)
trees planted every 30-feet on center.
Staff would suggest the Board consider further modifying the
new proposed condition so that screening is proposed along
both the eastern and southern perimeter of the site:
Condition ‘r’: Landscaping shall include a mixture of Seedless
Hybrid Mesquite (Prosopis Hybrid AZT Podless) and Sonoran
Palo Verde (Parkinsonia Preacox AZT) trees planted 30-feet on
center along the eastern and southern boundary of the site.
Prior to the April 5, 2022, letter rescinding opposition by the
eastern property owner, a super-majority vote (four
affirmative) had been triggered with opposition calculated
as 62% of property owners by number and 50% by acreage
within 300 feet of the site registering written opposition. The
trigger is 20% or more by both number and area. However, at
present only 19% of surrounding property ownership by
April 20, 2022
Z2021034
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acreage remains opposed and therefore a super-majority
vote is not required for SUP approval.
On April 6, 2022, the Board continue this case to April 20,2022
BOS Hearing by a vote of 5-0.
Commission
Recommendation:
On 3/10/22, the Commission voted 7-0 to recommend
approval of Z2021034 subject to conditions ‘a’ – ‘q’:
a.
Development of the site shall be in substantial conformance with the Site Plan
entitled “Luxury Storage RV & Boat, LLC“, consisting of three full-size sheets, dated
December 14, 2021, and stamped received December 28, 2021, except as
modified by the following conditions. Staff may determine slight refinements to
remain in substantial conformance with the approved site plan. Minor and major
amendments to the site plan will be determined in accordance with Chapter 3 of
the Maricopa County Zoning Ordinance.
b.
Development of the site shall be in substantial conformance with the Narrative
Report entitled “Luxury Storage RV & Boat, LLC”, consisting of eleven pages, dated
December 14, 2021, and stamped received December 28, 2021, except as
modified by the following conditions.
c.
The following Planning Engineering conditions shall apply:
1.
Drainage review of planning and/or zoning cases is for conceptual design only
and does not represent final design approval nor shall it entitle applicants to
future designs that are not in conformance with Section 1205 of the Maricopa
County Zoning Ordinance and the Maricopa County Drainage Policies and
Standards.
2.
All development and engineering design shall be in conformance with Section
1205 of the Maricopa County Zoning Ordinance and current engineering
policies, standards and best practices at the time of application for
construction.
3.
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.
4.
Retention basins with stormwater depths exceeding one foot shall provide one
foot of freeboard and all retention basins shall drain within 36 hours per County
requirements.
d.
The Following MCDOT conditions shall apply:
1.
There shall be a Right-In/Right-Out access only to the site and there shall be
no left turn from the site or left turn from westbound Carefree Hwy. thru
traffic to the site.
April 20, 2022
Z2021034
Page 4 of 5
2.
There shall be a right-turn deceleration lane at the main entry driveway to
limit site traffic impact to eastbound thru traffic on Carefree Hwy.
e.
This special use permit is valid for a period of ten years and shall expire on April 6,
2032, 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.
f.
There shall be no repair of RVs or boats on the site.
g.
There shall be a maximum lot coverage of 50% on the site.
h.
There shall be minimum interior side and rear yards of 15-feet on the site.
i.
There shall be a minimum front yard adjacent to the Highway right-of-way of 50-
feet with no average front setback.
j.
All landscaping shall consist of indigenous trees, plants, shrubs, and groundcover
typical of the Upper Sonoran Desert, preserving existing vegetation where possible
and any landscaping used shall be drought tolerant with low water consumptive
landscaping materials.
k.
Any rooftop mechanicals, ground mechanicals, parking areas, trash enclosures,
and transformers shall be screened.
l.
All materials and colors used in screening walls, buildings, covered RV wash bay,
and parking shade canopies must be muted and compatible with the desert
environment and the architecture of the main office.
m.
There shall be no reflective glass used in any building.
n.
All outdoor lighting shall be dark sky compliant, low intensity, fully shielded, and
directed downward at least 20% below the horizontal plane at bottom of light
fixture so that no illumination occurs off site. All light poles or standards shall have
a maximum height of 16-feet from surface grade of the parking lot, treated to
minimize glare, placed at intervals, and setback a minimum of 20-feet from
adjacent properties.
o.
The developer must complete habitat and special status species evaluation and
submit to the Arizona Game and Fish Department for review prior to the submission
of building permits.
p.
Noncompliance with any Maricopa County Regulation shall be grounds for
initiating a revocation of this Special Use Permit as set forth in the Maricopa County
Zoning Ordinance.
q.
The granting of this change in use of the property has been at the request of the
applicant, with the consent of the landowner. The granting of this approval allows
the property to enjoy uses in excess of those permitted by the zoning existing on
the date of application, subject to conditions. In the event of the failure to comply
with any condition, and at the time of expiration of the Special Use Permit, the
April 20, 2022
Z2021034
Page 5 of 5
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, 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:
Martin Martell, Planner
Reviewed by:
Darren Gérard, AICP, Planning Manager
Attachments:
3/10/22 P&Z Packet (37 pages)
3/10/22 P&Z Handout (2 pages)
3/10/22 Opposition Letters received before PZ hearing (5 pages)
3/11/22 Appeal of P&Z Commission Recommendation (1 page)
3/14/22 Appeal of P&Z Commission Recommendation (2 pages)
3/15/22 Support & Opposition Map (1 page)
3/15/22 All Responses Map (1 page)
3/22/22 Appeals of P&Z Recommendation (3 pages)
3/28/22 Appeal of P&Z Recommendation (6 pages)
3/29/22 Appeal of P&Z Recommendation (3 pages)
3/30/22 Opposition Letter (7 pages)
3/30/22 Appeal of P&Z Recommendation (1 page)
3/31/22 Appeal of P&Z Recommendation (3 pages)
4/1/22 Appeal of P&Z Recommendation (1 page)
4/1/22 Opposition Letter (1 page)
4/4/22 Appeal of P&Z Recommendation (1 page)
4/4/22 Support and Opposition Maps (2 pages)
4/5/22 Rescinded Opposition Letter (1 page)
4/5/22 Landscape Exhibit (1 page)
4/6/22 Support/Opposition Map (2 pages)
Note:
3/10/22 Draft P&Z Minutes are not available as of the writing of this report but can be
provided upon request later when available.
Z2021034
Page 1 of 9
Report to the Planning and Zoning Commission
Prepared by the Maricopa County Planning and Development Department
Case:
Z2021034 – Luxury Storage RV & Boat
Hearing Date:
March 10, 2022
Supervisor District:
3
Applicant:
Thomas Hart, RA/ Thomas A. Hart Architecture & Planning, LLC
Owner:
Shawn Schwanbeck, Luxury Storage RV & Boat, LLC
Request:
Special Use Permit (SUP) for commercial storage of RVs, boats and
vehicles in the Rural-43 zoning district
Site Location:
600’ east of the SEC of Carefree Hwy. and 12th St. in the Desert Hills
area
Site Size:
Approx. 8.7 acres
Density:
N/A
County Island:
Yes (City of Phoenix)
County Plan:
Daisy Mountain/New River Area Plan – Rural Densities (0-1
du/ac)/Carefree Hwy. Scenic Corridor
Municipal Plan:
Phoenix – Large Lot Residential (0-2 du/ac)
Municipal Comments:
None received to date
Support/Opposition:
Nine letters of support
Recommendation:
Approve with conditions
Z2021034
Page 2 of 9
Project Summary:
1.
The applicant is requesting a Special Use Permit (SUP) for a commercial storage facility
for the storage of RVs, boats and vehicles on an approximately 8.7-acre site in the Rural-
43 zoning district. The site is located 600-feet east of the southeast corner of Carefree
Hwy. and 12th St. in the Desert Hills area. The facility will consist of one office building, eight
parking shade canopies (with a total of 254 storage spaces) and one RV wash bay. The
site will be enclosed with eight-foot-tall solid walls with one entry gate and one
emergency gate adjacent to Carefree Hwy. Hours of operation will be from 6 a.m. to 9
p.m. daily with 24-hour access for customers with access codes and the site will have a
total of three employees.
2.
On November 24, 2020, the applicant first met with staff to discuss this proposal. During
the meeting, staff recommended the applicant apply for a SUP for commercial storage
(PA2020167). After the formal SUP submittal, the applicant met with staff for a second
time in the Technical Advisory Committee Meeting on April 20, 2021, to discuss staff’s first
review of this request.
3.
The site is located within the Rural-43 zoning district and the Carefree Hwy. Scenic Corridor
(CHSC). The applicant is requesting to vary the following Rural-43 development standards
and CHSC design guidelines:
Increase the maximum lot coverage from 25% to 50%;
Reduce the required rear yard from 40-feet to 15-feet;
Reduce the required interior side yards from 30-feet to 15-feet;
Eliminate the CHSC design guideline’s average 100-foot deep front yard, keeping
the CHSC suggested 50-foot deep front yard.
4.
The applicant is requesting to vary the three Rural-43 development standards to create
a facility that will reflect the site’s commercial aspect. Even though both the side and
rear yards will be reduced to 15-feet there will be landscaped buffers from the adjacent
rural residential land uses. The applicant and developer will abide with all of the CHSC
design guidelines, except for the suggested average front yard depth, which create a
facility that will blend into the existing environment. All buildings, fences, parking areas
will be setback 50-feet from the Highway. Within this 42,498 square foot street frontage
setback area will be fully landscaped retention areas with typical native vegetation that
will provide an undulated, natural appearance.
Z2021034
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Z2021034
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Existing On-Site and Adjacent Zoning / Land Use:
5.
On-site:
Rural-43/ Natural desert
North:
Rural-43 SUP/ Natural desert
South:
Rural-43 / Single-family residences
East:
Rural-43 / Natural desert
West:
Rural-43 / Natural desert
Utilities and Services:
6.
Water:
Town of Cave Creek
Wastewater:
Private septic system
School District:
Deer Valley Unified School District
Fire:
Daisy Mountain Fire District
Police:
MCSO
Z2021034
Page 5 of 9
Right-of-Way:
7.
The following table includes existing and proposed half-width right-of-way and the future
classification based upon the Maricopa County Department of Transportation (MCDOT)
Major Streets and Routes Plan.
Street Name
Half-width Existing R/W
Half-width Proposed R/W
Future Classification
Carefree Hwy.
60-feet
65-feet
Principal Arterial
Adopted Plans:
8.
Daisy Mountain/New River Area Plan (updated November 20, 2019): The Daisy
Mountain/New River Area Plan designates the site as Rural Densities (0-1 du/ac). The
Rural Densities land use designation promotes low-density single-family residences at or
below one home per acre where the natural environment may determine a home’s
location to avoid disruption of natural washes or steeper slopes. Further, the designation
recognizes that public water and sewer services may not be available or may be limited.
Unlike the majority of residences in the area, this site will have access to a water main
extension agreement with the Town of Cave Creek and access possibly to municipal
sewer in the future, although that is still undetermined. Thus, this proposal would be
appropriate for this area with a small number of employees/visitors and will have access
to public water.
9.
Additionally, the site is located within the CHSC which is designed to preserve the
uniqueness of the area around the Carefree Highway. The CHSC has design guidelines
developed to guide and enhance planning of this unique setting as development
occurs. The intent of these guidelines is to highlight, promote and preserve the Highway’s
scenic characteristics. This proposal will be incorporating the majority of the design
guidelines of the Carefree Highway Scenic Corridor with the following:
All buildings and shade canopies within 50-feet of the edge of the Highway right-of-
way will be at or below 20-feet in height;
Any rooftop/ground mounted mechanical, trash enclosure, or parking area will be
screened from view from the Highway;
All screening materials used will be compatible with the architecture of the main
office of the site and any accessory structure will match the materials/colors of the
main office;
All materials and finish will be neutral, earth tone colors with textures compatible
with the surrounding desert environment;
Outdoor lighting will be low intensity, fully shielded, and directed downward;
The height outdoor lighting poles/standards will have a maximum height of 16-feet
from surface grade of parking/storage areas;
The two driveways on site will be spaced 318-feet apart exceeding the 150-foot
minimum;
All landscaping materials will consist of native indigenous trees, plants, and shrubs
to foster a natural aesthetic of the CHSC.
10.
City of Phoenix General Plan: The General Plan for Phoenix designates the site as Large
Lot Residential with densities of one to two residences per acre. Although the proposal
appears to conflict with this plan, The City was provided the opportunity to review and
Z2021034
Page 6 of 9
comment on this proposal. However, to date Phoenix has not provided comment on this
SUP request.
Public Participation Summary:
11.
The applicant notified property owners within 300-feet of the site and interested parties
in the area. During the applicant’s Citizen Participation process the applicant received
four phone calls from neighbor’s with questions in regards of the proposal. The applicant
responded to each inquiry promptly and was able to provide answers to their questions.
Additionally, the applicant received nine letters of support from the neighbors. The City
of Phoenix was notified about this SUP request but as of the writing of this report staff has
not received any comments regarding this proposed project.
Outstanding Concerns from Reviewing Agencies:
12.
There are no outstanding concerns from reviewing agencies. During the review process
the applicant received support for the proposal by New River/Desert Hills Community
Association Board (NRDH) with the following requests:
Outdoor Lighting must be dark sky compliant;
No median cut on the Highway to prevent any left turning vehicles from the
facility;
The existing wash remain in a natural state;
Limiting the SUP timeframe to 10-years.
The developer will be incorporating all of the suggested requests from NRDH in this
project, except for keeping the existing wash untouched. If the existing wash remains in
its natural state on the site, this will take up over half of the site, making this request
unrealistic for this project. The CHSC Article 6.9, states where possible washes should be
kept in their natural state and in this case this is not possible. The developer has
redesigned the exiting wash by channelization and retention basins approved by
Planning Engineering designed to keep water flow through the site without negatively
affecting the site or surrounding properties. The City of Phoenix was notified on March
30, 2021, and staff have not received any comments regarding this proposed project.
Staff Analysis:
13.
Staff is in support of this SUP for commercial storage on the 8.7-acre property. The
proposed use is appropriate for a site located along Carefree Hwy., just five miles east of
the Interstate-17 and Hwy. 74 interchange. There is an apparent need for covered RV
storage in the area and this use would satisfy that demand. The applicant will follow the
majority of the CHSC design guidelines which will allow the facility to compatible with the
surrounding environment, which will be a condition of approval. Even though the CHSC
average 100-foot deep front yard will be eliminated in this SUP request, by keeping the
front yard along the Highway at a depth of 50-feet will still lessen the impact of the facility
along the Highway’s viewshed. The request to vary the underlying Rural-43 required yards
and lot coverage will be appropriate to develop a commercial storage facility. The
developer will provide landscaped buffers in the required yards adjacent to neighboring
properties and will pave the driving surfaces of the site. The development will also
Z2021034
Page 7 of 9
incorporate the majority of the suggestions of NRDH demonstrating the developer’s
intention to create a facility in harmony with the area.
Recommendation:
14.
Staff recommends the Commission adopt a motion recommending that the Board of
Supervisors approve Z2021034 subject to the following conditions ‘a’ – ‘q’:
a.
Development of the site shall be in substantial conformance with the Site Plan
entitled “Luxury Storage RV & Boat, LLC“, consisting of three full-size sheets, dated
December 14, 2021, and stamped received December 28, 2021, except as
modified by the following conditions. Staff may determine slight refinements to
remain in substantial conformance with the approved site plan. Minor and major
amendments to the site plan will be determined in accordance with Chapter 3 of
the Maricopa County Zoning Ordinance.
b.
Development of the site shall be in substantial conformance with the Narrative
Report entitled “Luxury Storage RV & Boat, LLC”, consisting of eleven pages, dated
December 14, 2021, and stamped received December 28, 2021, except as
modified by the following conditions.
c.
The following Planning Engineering conditions shall apply:
1.
Drainage review of planning and/or zoning cases is for conceptual design only
and does not represent final design approval nor shall it entitle applicants to
future designs that are not in conformance with Section 1205 of the Maricopa
County Zoning Ordinance and the Maricopa County Drainage Policies and
Standards.
2.
All development and engineering design shall be in conformance with
Section 1205 of the Maricopa County Zoning Ordinance and current
engineering policies, standards and best practices at the time of
application for construction.
3.
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.
4.
Retention basins with stormwater depths exceeding one foot shall provide
one foot of freeboard and all retention basins shall drain within 36 hours per
County requirements.
d.
The Following MCDOT conditions shall apply:
1.
There shall be a Right-In/Right-Out access only to the site and there shall be
no left turn from the site or left turn from westbound Carefree Hwy. thru
traffic to the site.
Z2021034
Page 8 of 9
2.
There shall be a right-turn deceleration lane at the main entry driveway to
limit site traffic impact to eastbound thru traffic on Carefree Hwy.
e.
This special use permit is valid for a period of ten years and shall expire on April 6,
2032, 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.
f.
There shall be no repair of RVs or boats on the site.
g.
There shall be a maximum lot coverage of 50% on the site.
h.
There shall be minimum interior side and rear yards of 15-feet on the site.
i.
There shall be a minimum front yard adjacent to the Highway right-of-way of 50-
feet with no average front setback.
j.
All landscaping shall consist of indigenous trees, plants, shrubs, and groundcover
typical of the Upper Sonoran Desert, preserving existing vegetation where possible
and any landscaping used shall be drought tolerant with low water consumptive
landscaping materials.
k.
Any rooftop mechanicals, ground mechanicals, parking areas, trash enclosures,
and transformers shall be screened.
l.
All materials and colors used in screening walls, buildings, covered RV wash bay,
and parking shade canopies must be muted and compatible with the desert
environment and the architecture of the main office.
m.
There shall be no reflective glass used in any building.
n.
All outdoor lighting shall be dark sky compliant, low intensity, fully shielded, and
directed downward at least 20% below the horizontal plane at bottom of light
fixture so that no illumination occurs off site. All light poles or standards shall have
a maximum height of 16-feet from surface grade of the parking lot, treated to
minimize glare, placed at intervals, and setback a minimum of 20-feet from
adjacent properties.
o.
The developer must complete habitat and special status species evaluation and
submit to the Arizona Game and Fish Department for review prior to the submission
of building permits.
p.
Noncompliance with any Maricopa County Regulation shall be grounds for
initiating a revocation of this Special Use Permit as set forth in the Maricopa County
Zoning Ordinance.
q.
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
Z2021034
Page 9 of 9
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 any conditions, or the expiration of the Special Use Permit, does not
reduce any rights that existed on the date of application to use, divide, sell or
possess the property and that there would be no diminution in value of the
property from the value it held on the date of application due to such revocation
or expiration of the Special Use Permit. The Special Use Permit enhances the value
of the property above its value as of the date the Special Use Permit is granted
and reverting to the prior zoning results in the same value of the property as if the
Special Use Permit had never been granted.
Presented by:
Martin Martell, Planner
Reviewed by:
Matthew Holm, AICP, Planning Supervisor
Attachments:
Case Map (1 page)
Site Plan (reduced 8.5”x11”, 3 pages)
Narrative Report (11 pages)
MCDOT comments (1 page)
MCESD comments (1 page)
Planning Engineering comments (1 page)
NRDH comments (1 page)
Support Letters (9 pages)
M
ARICO
PA CO
UN
TY
/
M
aricopa County Planning & Developm
ent - Phoenix, AZ
3
G
ross Acres: 8.7 approx.
G
enerated February 28, 2022 13:06 PM
Z2021034
Application Nam
e:
Legal Description
Luxury Storage RV & Boat EDR
Applicant
Case Address
, TT5N RR3E 09
Thom
as A Hart for Thom
as A. Hart Architecture & Planning, LLC
1331 E CAREFREE Hwy
Applicant Phone/Em
ail
Parcel Prim
ary:
602.647.2407
TO
M
@
HART-RA.CO
M
PHO
ENIX AZ 85085
M
ap scale 1:1,635
Supervisor District No.
211-74-002A
SPECIAL USE PERM
IT APPLICA
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A
T, LLC FO
R 311 STALL RV &
BO
A
T STO
RAG
E FACILITY
. EXTERIO
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VERED STO
RAG
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, NO
INTERIO
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E.
5.3585 in
CAREFREE HIGHWAY
CAREFREE HIGHWAY
CAREFREE HIGHWAY
14TH STREET
14TH STREET
12-14-2021
LUXURY STORAGE RV & BOAT, LLC
PREPARED FOR:
14 MILE WEST OF THE SOUTHEAST CORNER OF CAREFREE HIGHWAY & 16TH STREET IN THE DESERT HILLS AREA
CONCEPTUAL PERIMETER WALL DETAILS
THIS DRAWING IS AN INSTRUMENT OF SERVICE AND THE PROPERTY OF GILMORE PLANNING & LANDSCAPE ARCHITECTURE. THIS DRAWING MAY NOT BE REPRODUCED OR ANY REPRODUCTION HEREOF USED, WITHOUT THEIR WRITTEN PERMISSION. c COPYRIGHT 2021
DATE: 12.14.21
SCALE: 1/4" = 1'
GPLA JOB# 21---
0'
4'
2'
8'
GILMORE
PLANNING & LANDSCAPE ARCHITECTURE
2211 N. 7th Street
Phoenix, Az 85006
T 602.266.5622
www.getgilmore.com
8X8X16 SINGLE SCORE, CMU BLOCK
8X8X16 FLUTED, CMU BLOCK
5'-4" FAUX
PILASTER
80' ON CENTER SPACING
8X8X16 SINGLE SCORE, CMU BLOCK
8X8X16 FLUTED, CMU BLOCK
5'-4" FAUX
PILASTER
8X8X16 SINGLE SCORE, CMU BLOCK
8X8X16 FLUTED, CMU BLOCK
8X8X16 SINGLE SCORE, CMU BLOCK
8"
8"
2'-8"
2'-8"
4'-8"
2'
1'-4"
8'
8' CMU PERIMETER WALL - ELEVATION
SCALE 1/4"=1'
8' CMU PERIMETER WALL - PLAN VIEW
SCALE 1/4"=1'
8' CMU PERIMETER WALL - SECTIONS
SCALE 1/4"=1'
SECTION 'A'
SECTION 'B'
SECTION 'C'
SECTION 'A'
SECTION 'C'
SECTION 'B'
5'-4" FAUX
PILASTER
8X8X16 SINGLE
SCORE, CMU
BLOCK
8X8X16
FLUTED,
CMU
BLOCK
8X8X16
SINGLE
SCORE,
CMU BLOCK
8X8X16
FLUTED,
CMU
BLOCK
8X8X16 SINGLE
SCORE, CMU
BLOCK
4'-8"
2'
1'-4"
8'
8"
8'
8"
8'
1'-4"
CASE # Z2021034
NOTE: SCREENING MATERIALS
ALONG DEVELOPMENT EDGE
WILL FOLLOW SITE CONTOURS
HORIZONTALLY AND VERTICALLY.
MATERIALS AND FINISH OF
SCREENING WALL WILL BE
NEUTRAL, EARTH TONED COLORS
WITH TEXTURES THAT BLEND
INTO SURROUNDING DESERT
ENVIRONMENT.
STORAGE RV & BOAT
LUXURY
8X8X16 FLUTED, CMU BLOCK
8X8X16 SINGLE SCORE CMU
10" HIGH LETTERS
SIGN AREA WILL BE 17.4 SQ. FT
8' HIGH SQ. TUBE STEEL FENCE, 2"X2" TOP AND BOTTOM RAIL, 1" VERTICALS @ 4" O.C.
16" SQUARE, 8X8X16
SINGLE SCORE,
CMU BLOCK COLUMN
16" SQUARE, 8X8X16 SINGLE SCORE,
CMU BLOCK COLUMN
16" SQUARE, 8X8X16 SINGLE SCORE, CMU BLOCK COLUMN
16" SQUARE, 8X8X16 SINGLE SCORE,
CMU BLOCK COLUMN
8' HIGH SQ. TUBE STEEL FENCE,
2"X2" TOP AND BOTTOM RAIL,
1" VERTICALS @ 4" O.C.
8X8X16 SINGLE
SCORE CMU
30'
1'-4"
2'-8"
1'-4"
19'-4"
1'-4"
2'-8"
1'-4"
8"
1'-4"
30'
1'-4"
2'-8"
1'-4"
19'-4"
1'-4"
2'-8"
1'-4"
LUXURY STORAGE RV & BOAT, LLC
PREPARED FOR:
14 MILE WEST OF THE SOUTHEAST CORNER OF CAREFREE HIGHWAY & 16TH STREET IN THE DESERT HILLS AREA
CONCEPTUAL WALL DETAILS
THIS DRAWING IS AN INSTRUMENT OF SERVICE AND THE PROPERTY OF GILMORE PLANNING & LANDSCAPE ARCHITECTURE. THIS DRAWING MAY NOT BE REPRODUCED OR ANY REPRODUCTION HEREOF USED, WITHOUT THEIR WRITTEN PERMISSION. c COPYRIGHT 2021
DATE: 12.14.21
SCALE: 1/4" = 1'
GPLA JOB# 21---
0'
4'
2'
8'
GILMORE
PLANNING & LANDSCAPE ARCHITECTURE
2211 N. 7th Street
Phoenix, Az 85006
T 602.266.5622
www.getgilmore.com
CASE # Z2021034
8' CMU SIGN/ PERIMETER WALL - ELEVATION
SCALE 1/4"=1'
8' CMU SIGN/ PERIMETER WALL - ELEVATION
SCALE 1/4"=1'
8' VIEW WALL - ELEVATION
SCALE 1/4"=1'
8X8X16 SINGLE SCORE CMU
8' HIGH SQ. TUBE STEEL FENCE,
2"X2" TOP AND BOTTOM RAIL,
1" VERTICALS @ 4" O.C.
2" SQ. POST @ 8' O.C.
8'
3'-4"
2"
4'-6"
6' MAX.
8'
Narrative Report
Luxury Storage RV & Boat, LLC
Request:
Special Use Permit
Location:
APN 211‐74‐002A
¼ Mile West of Southeast corner of Carefree Highway & 16th Street
in the Desert Hills Area
Case/Tracking Number:
Z2021034
Submittal Date:
March 26, 2021 (1st Submittal)
May 21, 2021 (2nd Submittal)
October 12, 2021 (3rd Submittal)
December 14, 2021 (4th Submittal)
Luxury Storage RV & Boat, LLC
Special Use Permit Application
2
Owner:
Luxury Storage RV and Boat, LLC
Shawn Schwanbeck
3854 East Bruce Avenue, Gilbert, AZ 85234
480‐309‐1106 shawn‐trisha@cloud.com
Civil Engineer‐Survey‐Planning:
Everett Alan Group
Jim Loftis / George Everland / Ed Reichenberg
6300 East Cave Creek Rd, Suite 202 Cave Ctreek AZ 85331
480‐990‐0545 rap1948@gmail.com
Architect:
Thomas A. Hart Arcitecture and Planning, LLC
Thomas Hart RA LEED AP
215 E. McKinley St., Tempe, AZ 85281
602‐647‐2407 Tom@Hart‐RA.com
Traffic Engineer:
Civtech Inc.
Dawn Cartier, PE PTOE
10605 North Hayden Rd, Suite 140 Scottsdale, AZ 85260
480‐908‐7400 dcartier@civtech.com
Zoning Attorney:
Tiffany & Bosco, P.A.
Shaine T. Alleman
2525 E. Camelback Road, Floor 7 Phoenix, AZ 85016
602‐452‐2712 sta@tblaw.com
Landcape Architect:
Gilmore Planning & Landscape Architecture
Jack Gilmore, RLA
2211 N. 7th St. Phoenix, AZ 85006
602‐266‐5622 jgilmore@getgilmore.com
Luxury Storage RV & Boat, LLC
Special Use Permit Application
3
Purpose of the Request:
The purpose of this submittal is to request the approval of a Special Use Permit (“SUP”) on a 379,518
S.F., 8.71 acre parcel, generally located south of Carefree Highway and situated between 12th Street and
14th Street and identified by the Maricopa County Assessor as APN 211‐74‐002A (the “Property”). The
Property is currently zoned Rural‐43. [See attached Figures #1 and #2]
Section 1301.1.15 of the Maricopa County Zoning Ordinance (“MCZO”), allows for the approval of a
Special Use Permit for the “commercial storage of….travel trailers, recreation vehicles, (and) boats…on
sites of not less than one acre.” As such, the Applicant is proposing to develop a Recreational Vehicle
and Boat Storage Facility that will consist of 311 space facility will be for storing small and large non‐
commercial vehicles including RVs, Boats, and Automobiles. The only enclosed building will be the
manager’s office.
The Property owner is aware of the discussions and approval in this area surrounding the Daisy
Mountain/New River Subarea Plan and are committed to meeting the applicable development
standards associated with this project. The Applicant has also done productive outreach work prior to
this Application submittal, as described in this narrative, and has positive feedback thus far. We have
also been told by residents in the area that the proposed use is much needed in the area and will
provide a great service to the area residents.
Description of Proposal:
Proposed Use:
The proposed use will be for the commercial storage of recreational vehicles, travel trailers, and boats.
Customers’ vehicles, trailers, and boats will be stored within a secure, shaded parking facility with
perimeter walls and secured access and egress points served by a single driveway from Carefree
Highway. Landscape Improvements, Customer, Employee Parking and Trash/Recycling Enclosure will be
provided.
Business Operations / Hours of Operations:
The facility will be open to customers every day between 6:00 AM and 9:00 PM. Cutomers will use
electronic access control to enter and exit the gates. Each customer will be identified by a coded entry
or exit to the facility.
After dark movements will be made safer by having motion activated lighting. Lighting is planned to be
at a minimum level and will abide by the County’s Outdoor Lighting provisions outlined in Section 1112
of the County’s Zoning Ordinance.
Number of Employees:
No more than three (3) staff personnel will be on the Property at one time, a business manager, plus
one or two employees for peak‐time customer service and part‐time maintenance during the week.
Luxury Storage RV & Boat, LLC
Special Use Permit Application
4
Description / location of buildings:
There will be an office for management and customer targeted sales items, a service area, and the series
of canopies to shade the vehicles located on the premises. RV & Boat Repairs will not be completed on
the Property.
The Special Use Permit Site Plan shows the location of an entry driveway, cutomer parking, the office
and the entry/exit gate. Behind the Secure Gate are Employee Parking Stalls, Trash/Recycling Enclosure,
Rental Space Parking Stalls, Access Drives, and Wash and Dump Station Service Areas. Storm water
retention will be provided on the surface and in underground tanks.
The Parking surface areas will meet or exceed the required asphalt millings compacted with a
asphaltic binder or emulsifer. All driveways will be paved. New Cool Pavement Options wil be
considered.
The required parking has been exceeded by providing ten (10) spaces over the four (4) required.
Landscaping requirements have been met or exceeded with interior landscaping at 1,218 SF
and exterior landscaping to the perimeter screen walls at 90,062 SF. The Property falls within
the Carefree Highway Scenic Corridor, landscaping will be as the Corridor landscaping is
intended.
Color palette:
The color palette that has been prepared for the SUP submittal. Earth Tone Colors were selected to
blend with the nature desert setting, see Figure #5 at the end of this Narrative Report.
Construction Materials:
The shading canopies will be pre‐engineered steel structures. Site walls will be constructed of masonry
products. The sales office building will be designed to comply with international building and energy
codes using sustainable materials (Masonry or Frame).
Eight (8) feet high perimeter screen walls will be provided, exceeding the required 80% opacity.
Sign Detail / Descriptions and Screen Wall / Fence Detail:
Business Signage is proposed as part of this development. Per Landscape Plans, the walls, sign and
landscaping areas are shown for the general character and design. Signage will be behind the 50 foot
CHSC Front Setback on a North facing wall next to the Office. Signage will be a perimeter wall sign
located outside the required front yard on a North facing wall next to the office.
Carefree Highway Scenic Corridor:
This Property is within the Carefree Highway Scenic Corridor (CHSC). The Applicant has reviewed the
following guidelines from New River / Daisy Mountain Area Plan and have ensured that they are
incorporated as part of this SUP Application, except for the requested design guideline variations listed:
1.
Height: Maximum 20’ height including rooftop parapets and roof peaks when 50’ to 100’ away
from the Highway right‐of‐way edge. 1’ height increase allowed with 5’ additional setback
with a maximum height of 30’.
2.
Slope Revegetation & Preservation of Washes/Natural Features
Luxury Storage RV & Boat, LLC
Special Use Permit Application
5
3.
Setback: The recommendation is a 50' front yard with an average setback of 100'. This request
will eliminate the recommended 100' average setback, keeping this as a 50' recommended
front yard.
4.
Screening: All mechanical rooftop equipment, trash enclosures, loading docks, transformers,
and other mechanical and/or electrical equipment must be screened. 8’ high perimeter wall
proposed.
5.
Driveways must be located 400’ away from a major street and must be spaced 150’ from
another driveway.
6.
All structures, fences, parking areas, and other improvements (except for driveways,
walkways, & underground Septic System ) must be setback an average of 100’; minimum of 50’
from the property line adjacent to Carefree Hwy.
7.
Lighting: Shielded, conforming w/ Section 1112 & not greater than 16’ high
8.
Utilities: Must Be Underground
Relationship to Surrounding Properties:
How will the proposal benefit the community or area:
The facility will be integrated into a generally rural character area. The Daisy Mountain/New River
Subarea Plan shows the Property within a commercial use area along the Carefree Highway. This area is
the only commercial area shown in the Daisy Mountain/New River Subarea Plan. [See attached Figures
#3]
The Property is also located near a concentrated commercial node and commercially developed parcels
along Carefree Highway. Additionally the surrounding residential areas are primarily larger lots with
many residents that have large recreational, travel trailers, and boats and are need of an area that can
store these vehicles off‐site. Additioanly, the Property is located on one of the main routes to Lake
Pleasant where residents in North Scottsdale and the greater Phoenix Valley will have a need to store
their boats and vehicle be between their residence and the Lake Pleasant.
With Luxury Storage RV & Boat offering covered vehicle storage, this will provide a highly needed and
desired location for the proposed use. Additionally, the Applicant has reached out to several of the area
interest groups including the New River Preservation Group, New River/Desert Hills Community
Association, and New River Desert Hills. Initially, their reponses have been generally positive and we
have incorporated details into this SUP Application to address some of their comments.
Discussion of the recent changes in the area of the request that support the application:
The Daisy Mountain/New River Subarea Plan shows the Property as one of the very limited areas with
allowed commercial uses. Also, the facility is located one of the most significant arterials in the area. The
area has had excellerated growth since the 2000’s and has transitioned from manufactured homes to
million dollar site built homes.
While some large estate homes may include an RV garage, it is still common for area resident to not
have an area to store their additional vehicle such as boats, RVs, extra cars and trucks located on their
properties. These expensive vehicles are rarely covered and the residents desire a quality place store
their RV’s, travel trialers, and boats away from single family residential sites.
Luxury Storage RV & Boat, LLC
Special Use Permit Application
6
Location and Accessibility:
Luxury Storage RV & Boat is located on Carefree Highway, within a commecially designated planned
area and a scenic corridor. The access will be directly to Carefree Highway and will be limited to one (1)
main driveway along Carefree Highway. There will be 1 main driveway and 1 emergency driveway along
Carefree Highway.
Carefree Highway has a center median at this location. Per MCDOT Traffic Impact Analysis Approval with
the following three (3) Stipulations: There will be right turn in and right turn out access only for this
parcel; no left turn lane in at center median for west bound traffic; right turn deceleration lane required
at main driveway for east bound thru traffic.
There is no contact with access to either 12th Street or 14th Street. There are interving neighboring
parcels between the Property and each of those streets. The washes in the area generally flow on either
side of the Property with no designated floodplains on the Property.
Varied Development Standards and Justifications
The Luxury Storage RV & Boat Site Plan proposes a commercial use as allowed under a Special Use
Permit. As such, the use is commercial in nature, so this Application reflects Commercial Zoning
Development Setbacks for the Side and Rear Yard Setbacks. The use is not a noxious commercial in any
way and does require additional buffering associated with other noxious commercial uses. Vegetation
will be appropriately placed on the Property perimeter, as required to provide aesthetics to any
adjacent properties.
Applicant is requesting to eliminate the CHSC Guideline’s average 100’ deep front setback and keep this
recommended front setback as a minimum of 50’. The site is in the Carefree Highway Scenic Corridor
(CHSC) and this development will keep 95% of the site’s front yard as open space including a storm
water retention basin and a natural drainage path which routes storm water from the north through the
property along the west property line exiting on the south property line.
An additional request to vary the maximum lot coverage from 25% to 44%. The Applicant’s Justification
for an increase in Lot Coverage reflects basis for the SUP Application converting the Land Use from
Residential to Commercial.
The South Rear Yard will have a 15’ Minimum Setback to the Shade Canopies and Pavement; the Shade
Canopies will ocupy 46% of the required southern rear yard with the balance 44% maintained as open
space including the storm water retention basin. The Shade Canpies will be screened from view on
adjacent parcels by the existing trees on the adjacent property north property line.
The West Side Yard will have a 15’ Minimum Setback to the Shade Canopies and Pavement; the Shade
Canopies will ocupy 72% of the required western side yard with the balance 28% maintained as open
space.
The East Side Yard will have a 15’ Minimum Setback to the Shade Canopies and Pavement; the Shade
Canopies will ocupy 83% of the required eastern side yard with the balance 17% maintained as open
space.
Luxury Storage RV & Boat, LLC
Special Use Permit Application
7
Circulation System:
Luxury Storage RV & Boat is a walled facility with one (1) main driveway and one (1) emergency
driveway access with gates. Upon entering the facility, there are a series of thirty five (35) feet wide
drive aisles accessing angled storage spaces. The submitted Site Plan shows access, circulation and
dimensions.
The design will comply with access and turn radius requirements for fire trucks. It will also comply with
the pick‐up and 3‐point turn requirements for sanitation trucks.
Grading and drainage solutions often impact land use and circulation. The proposed Civil Site Plan has
incorporated all the requirements into a cohesive design. The Property is impacted by regional surface
storm water flows on adjacent washes and piped under Carefree Highway. The drainage flows from
these culverts have been taken into account with the submitted Grading and Drainage Plan. On‐Site
Storm Water Retention is proposed to be in a surface basins. Historical Flows have been taken into
account with the submitted design.
A Traffic Statement has been provided with this SUP Application. The proposed development is
anticipated to generate 106 weekday daily trips, with 17 trips during the AM peak hour and 20 trips
during the PM peak hour.
Development Schedule:
The Property owner intends to build and operate the facility as soon as the required permits are
received. Luxury Storage RV & Boat will be built in a single phase.
Community Facilities and Services:
The Luxury Storage RV & Boat facility does not need community facilities to support its operation more
than what is currently available in the immediate area. Fire services are close by and responsive and as a
non‐residential use it requirs very little community support serices.
Public Utilities and Services:
The Owner has entered into a Water Main Extension Agreement with the Town of Cave Creek for Water
Service, approval pending. A Sewer Line will be stubbed out for future connection to municipal sewer.
Sewer will be provided by a private vendor and the sales office will be served by an on‐site septic
system. There will be public restroom facilities in the sales office that will be available during business
hours. The manager will not have a residence on the Property. Any required gas service will be provided
via propane. Electricity will be obtained from Arizona Public Service.
Daisy Mountain Fire Department is the nearest fire services as well as the paramedics. The Property is
also in the area served by the Maricopa County Sheriff’s Department, which has made this a very safe
community for many years.
Luxury Storage RV & Boat, LLC
Special Use Permit Application
8
Location Map
Figure #1
Luxury Storage RV & Boat, LLC
Special Use Permit Application
9
Aerial Map
Figure #2
Luxury Storage RV & Boat, LLC
Special Use Permit Application
10
New River Subarea Plan
Figure #3
Property Location
Luxury Storage RV & Boat, LLC
Special Use Permit Application
11
Proposed Color Palette
Figure #5
PRIMARY COLOR
DUNN EDWARDS
“OAK HARBOR DE6179”
ACCENT COLOR
DUNN EDWARDS
“THATCHED ROOF DE6177”
ACCENT COLOR
DUNN EDWARDS
“ASPARAGUS FERN DE5551” e
I:\TSM-Design Branch\Bonnie Perotti\Traffic Impact Studies\Luxury Storage RV & Boat\Luxury RV & Boat Storage3.doc
MCDOT -- TRAFFIC ENGINEERING
REVIEW COMMENT SHEET
1 of 1
Project Name: Luxury RV & Boat Storage
Location: 600 ft East of Carefree Hwy/12th St intersection
MCDOT File No.: Z2021034
Date: 11-12-2021
Reviewer: Bonnie Perotti, P.E.
Phone No.: 602-506-4618
Reviewer: Laxmikanth Narwa, P.E.
Phone No.: 602-506-8677
Consultant: CivTech
Project No.:
Plans Sealed By : Benjamin A. Good, P.E.
Consultant Code:
A = Will Comply B = Deleted
C = Consultant to Evaluate
Item
Number
Sheet
Number
Comments
Consultant
Reply
= = =
1
= = =
3rd REVIEW (TIS)
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 Comments:
Project has changed from the original plan submitted for review 1 and 2.
New study increases the storage spaces by 2 (to 313) and changes the
allocation of RV/Boat and automobile stalls. The revised TS also adds an
emergency access near the northeast corner of the property.
Review Comments:
The TIS is approved with the following stipulations:
1. There will be Right in/ Right Out access only.
2. There will not be any Left in option to this parcel.
3. As per review comments (First Review), county requires a right-turn
deceleration lane at the proposed site driveway to limit site traffic impact on
eastbound thru traffic.
Traffic Impact Analysis is Approved with Above Stipulations.
Signature: _______________________________ Date: ___________
Use CODE
"A", "B","C"
in this column
next to every
comment.
= = = =
Subdivision Infrastructure &
Planning Program
1001 N. Central Avenue #150
Phoenix, Arizona 85004
Phone: (602) 506-1058
Fax: (602) 506-5813
TDD 602 506 6704
Maricopa County
Environmental Services Department
Water and Waste Management
DATE:
March 31, 2021
TO :
Martin Martell, Planning & Development Dept.
Planner
FROM:
Souren Naradikian, P.E.
Senior Civil Engineer
SUBJECT:
Luxury Storage RV and Boat EDR. Z2021034
The Maricopa County Environmental Services Department (MCESD) has reviewed
revised documents received from the Maricopa County Planning and Development
Department for the above referenced projects. This request is for SUP at APN # 211-
74-002A. Water service Town of Cave Creek and sewer service will be provided by
septic system, MCESD has concerns, ATC for water must be obtained if applicable
and because it is Carefree scenic corridor septic system are not allowed unless the
BOS approve it.
Based on the above, MCESD raised no objection to this project to the Planning &
Development Department in Accela Automation on March 31, 2021 and can allow the
project to proceed at this time subject to the following stipulations:
Stipulations:
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
501 North 44th Street, Suite 200
Phoenix, Arizona 85008
Phone: (602) 372-0966
Fax: (602) 506-8762
www.maricopa.gov/planning
email address:
Kevin.Bischel@maricopa.gov
Maricopa County
Planning & Development Department
Date:
January 31, 2022
Memo To: Darren Gerard, AICP, Deputy Director, Department of Planning &
Attn:
Via:
From:
Development
Martin Martell, Planner, Planning & Development Services
Bob Fedorka, P.E., Drainage Engineering Supervisor, Development
Services
Kevin Bischel, P.E., Drainage Engineer, Development Services
Subject:
Z2021034 – Luxury Storage Boat & RV
APN:
211-74-002A
I have reviewed the submittal date routed 01/07/2022 for this Planning & Zoning
case. Drainage engineering has no further objections with the following stipulations:
•
Drainage review of planning and/or zoning cases is for conceptual design only
and does not represent final design approval nor shall it entitle applicants to
future designs that are not in conformance with Section 1205 of the Maricopa
County Zoning Ordinance and the Maricopa County Drainage Policies and
Standards.
•
All development and engineering design shall be in conformance with Section
1205 of the Maricopa County Zoning Ordinance and current engineering
policies, standards and best practices at the time of application for
construction.
•
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.
•
Retention basins with stormwater depths exceeding one foot shall provide one
foot of freeboard.
•
All retention basins shall drain within 36 hours per County requirements.
Planning and Development Department
DATE:
March 10, 2022
TO:
Planning and Zoning Commission
FROM:
Martin Martell, Planner
SUBJECT:
Z2021034 – Luxury Storage RV & Boat
Agenda Item: #2
Since the publishing of the staff report for the above case, staff received an e-mail of
opposition to the case from an area resident that resides within 300’ of the site. The e-
mail has been attached to this handout.
Attachment:
1 e-mail of opposition (1 page)
Arrowhead Estate, LLC.
c/o Nick & Cathy Noghrehchi
8868 W. Bell Road
Peoria, AZ 85382
623-252-5292
Martin Martell, Planner
Maricopa County
Planning & Development Department
Martin.Martell@ maricopa.gov
Tel: 602.506.6533
www.maricopa.gov/planning
501 N. 44th St., Suite 200, Phoenix, AZ 85008
RE: Case Z20211034
Opposition to Case Z202134
We are the owner of the property (APN# 211-74-001A) directly to the east of the
subject property where the application is filed for Luxury Storage.
Our family purchased this property to build a house which we are currently
working on the plans. We originally called & talked to Applicant’s representative
voicing our concern & objection about the noise, height of carports, visibility of
vehicles over the fence, height of fence, vegetation, etc,…. Applicant’s
representative promised to send us additional plans addressing our concerns.
We have not heard from applicant to date and are very concern to view bunch of
parked vehicles, rows of carport structure & other items visible over the fence to
reduce value of our property and completely ruining our backyard views and
comfort. We purchased in this area to have peace, quiet & enjoy the wide open
rural space.
We respect our neighbors and try hard not to intrude on their privacy and
enjoyment of their ownership. We just expect the same respect for our privacy
and enjoyment of our ownership..
We hereby oppose and object to the approval of such permit and wish the
applicant find a better suitable space where it does not impact the neighbors.
My wife & I are out of town during the hearing time & won’t be able to attend the
hearing. We will be available for phone call should that option be available.
Sincerely,
---nick noghrechi
623-252-5292
8868 W. Bell Road #101
Peoria, AZ 85382
Hi Rachel,
I have some concerns with the Planning & Zoning Commission Hearing Date on Thursday,
March 10th at 9:30am for Agenda item #2 Case #Z2021034 Luxury Storage RV & Boat.
My name is Steve Villarreal and I am in opposition of this project, email is
Steve.Villarreal@outlook.com and my phone number is 602-397-7203. I own parcel #211-74-
140, which is within 300 feet of this proposed project.
Opposition
I wish to speak at the hearing.
My concerns are: you have 9 supporting letters which are from homeowners that aren't even in
the vicinity of this proposed project. One letter in particular from Jonathon Charnock, address
34322 N 14th St., Phoenix, which is my direct neighbor. You have a signed support letter dated
1/6/22 from him, however, he sold this house sometime around July 2021. Phil, the new
neighbor is totally against this project and it is very concerning with how many other fraudulent
letters of support you may have received.
My second concern is: drainage from this property is tremendously going to affect my property
as the wash runs directly in the middle of my land.
Third concern: Traffic. Will 12th and 14th Street now become an area where individuals will be
making a U-Turn to access and exit the facility an most likely will be towing trailers, making
these very dangerous intersections.
Fourth concern: Cave Creek Water District is not supplying any more water meters for new
developments; so what is your main source of water?
Lastly, how does an RV and Boat Storage Facility benefit any resident in the Desert Hills / New
River area, when we all have ample room for storage of RV and boats on our property?
Thank you,
Steve Villarreal
Appeal of Planning and Zoning Commission Recommendation
Appeal Form
If the Planning & Zoning Commission recommends approval of a particular case it will be
placed on a consent agenda for the Board of Supervisors hearing. However, if this appeal
form is received within 15 calendar days following Commission hearing, then the agenda
item will be placed on the regular agenda for the Board of Supervisors hearing.
Name
Georgia Ehmann
Email Address
jgehmann@gmail.com
Address
1232 east tumbleweed drive
City
phoenix
State
az
Zip Code
85085
Phone Number
3025264391
Fax Number
Field not completed.
Case Number / Project
Name
Z2021034
Planning & Zoning
Commission Hearing Date
Thursday, March 10, 2022
Reason for the Appeal of
the Subject Case
Area residents were not properly informed. This zoning is not
what has been allowed in residential neighborhoods. This is a
rural area. It will be a detriment to our community, and our home.
You did not allow anyone to speak at your so-called virtual
hearing. Others who have agreed to this, do not live in the area.
24 hr. access, lighting and fencing will be a constant nuisance to
those who live nearby. Respectfully, Georgia and Joseph
Ehmann.
Regarding case: Z2021034. parcel number 211-74-002a. Our
home is parcel number 211-74-004s. Directly south of said
project.
Electronic Signature
Agreement
I agree.
Electronic Signature
georgia ehmann
Appeal of Planning and Zoning Commission Recommendation
Appeal Form
If the Planning & Zoning Commission recommends approval of a particular case it
will be placed on a consent agenda for the Board of Supervisors hearing. However,
if this appeal form is received within 15 calendar days following Commission
hearing, then the agenda item will be placed on the regular agenda for the Board of
Supervisors hearing.
Name
Kenneth Mah
Email Address
izziepointer@gmail.com
Address
3877 Pell Pl Unit 220
City
San Diego
State
CA
Zip Code
92130
Phone Number
858-752-0755
Fax Number
Field not completed.
Case Number / Project
Name
Z2021034/Luxury Storage
Planning & Zoning
Commission Hearing
Date
March 10, 2022
Reason for the Appeal of
the Subject Case
The major opposition to the Special Use Permit is the proposed
project seems incompatible to the surrounding area of residential
and rural use. Because of the project size, people living in the
Desert Hills area would loose a sense of a community. The
Storage does not meet the community needs. Also there is an
environmental concern that the density of RVs will result in
numerous septic leakage, chemicals and fuel spillage. How is
parcel drain? The aerial view indicates a watercourse through the
parcel.
Electronic Signature
Agreement
I agree.
Electronic Signature
Kenneth Mah
N 12th S
t
N 14t
h St
E Tumbleweed Dr
Carefree Hwy
211
74
005Q
211
74
001A
211
74
005J
211
74
140
211
74
005R
211
74
005Q
211
74
001A
211
74
005J
211
74
005R
211
74
004S
211
74
003
211
74
005S
211
74
004R
211
52
077
211
74
012F
211
74
011
211
74
004Q
211
74
002A
211
74
109
211
52
059A
211
52
002A
211
52
074
211
74
015
211
74
005U
211
74
004P
211
74
108
301 W. Jefferson St., Suite 170, Phoenix, Arizona 85003, (602) 506-3601
Document Path: \\mcfs.mcaz.maricopa.gov\oet-gis-workgroup-prod$\shiloh.johnson\PlanningandDevelopment\OppositionCases\Z2021034\Z2021034.aprx
DISCLAIMER: This map is a graphical representation designed for general reference purposes only. Viewer/User agrees to indemnify, defend and hold harmless Maricopa County, its officers, departments, employees and agents
from and against any and all suits, actions, legal or administrative proceedings, claims, demands or damages of any kind or nature arising out of the use of this map, or the data contained herein, in its actual or altered form.
www.maricopa.gov/planning
Maricopa County OET, GIS Division, 3/15/2022
100
0
100
50
Feet
Opposition and Support
Z2021034
Subject Parcel
300' Buffer
Opposition Parcel
Supporting Parcel
All Opposition Parcels
All Supporting Parcels
300' Buffer Interior
300' Buffer Selection
Eligible parcels: 13
Supporting parcels: 0
Opposition parcels: 5
Supporting parcels sq ft: 0
Opposition parcels sq ft: 311,902.8
Subject parcels sq ft: 370,901.35
All area inside the 300' buffer:
1,397,169.63
All area inside the 300' buffer -
excluding subject parcel,
ROW and excluded parcels: 852,591.1
No-response parcels sq ft: 540,688.2
Super Majority opposed parcel acres:
37%
Super Majority opposed parcel number:
38%
Cloud Rd
Joy Ranch Rd
7th St
16th St
24th St
Carefree Hwy
501 North 44th Street, Phoenix, Arizona 85008, (602) 506-3601
Document Path: \\mcfs.mcaz.maricopa.gov\oet-gis-workgroup-prod$\shiloh.johnson\PlanningandDevelopment\OppositionCases\Z2021034\Z2021034.aprx
DISCLAIMER: This map is a graphical representation designed for general reference purposes only. Viewer/User agrees to indemnify, defend and hold harmless Maricopa County, its officers, departments, employees and agents
from and against any and all suits, actions, legal or administrative proceedings, claims, demands or damages of any kind or nature arising out of the use of this map, or the data contained herein, in its actual or altered form.
www.maricopa.gov/planning
Maricopa County OET, GIS Division, 3/15/2022
1,000
0
1,000
500
Feet
All Responses
Z2021034
Subject Parcel
300' Buffer
All Opposition Parcels
All Supporting Parcels
Appeal of Planning and Zoning Commission Recommendation
Appeal Form
If the Planning & Zoning Commission recommends approval of a particular case it
will be placed on a consent agenda for the Board of Supervisors hearing. However,
if this appeal form is received within 15 calendar days following Commission
hearing, then the agenda item will be placed on the regular agenda for the Board of
Supervisors hearing.
Name
Terri Giles
Email Address
terrigiles@yahoo.com
Address
Field not completed.
City
Field not completed.
State
Field not completed.
Zip Code
85085
Phone Number
6236805492
Fax Number
Field not completed.
Case Number / Project Name
Z2021034
Planning & Zoning Commission
Hearing Date
April 6th 2022
Reason for the Appeal of the Subject
Case
I live nearby and don’t want this on our corner as we
moved out in this area to be away from busy city life
this will lower our property value for us residents in
the area and also take away our beautiful view of the
mountains
Electronic Signature Agreement
I agree.
Electronic Signature
Terri l Giles
Appeal of Planning and Zoning Commission Recommendation
Appeal Form
If the Planning & Zoning Commission recommends approval of a particular case it
will be placed on a consent agenda for the Board of Supervisors hearing. However,
if this appeal form is received within 15 calendar days following Commission
hearing, then the agenda item will be placed on the regular agenda for the Board of
Supervisors hearing.
Name
Bart Higley
Email Address
Bart@homeselectinteriors.com
Address
1223 E. Tumbleweed Dr.
City
Phoenix
State
AZ.
Zip Code
85085
Phone Number
6027228377
Fax Number
Field not completed.
Case Number / Project Name
Z2021034
Planning & Zoning Commission Hearing Date
04/10
Reason for the Appeal of the Subject Case
Blocks the neighborhoods
view of mountains.
It’s ugly to look at and you
should put where it doesn’t
block our views!!!!!
Electronic Signature Agreement
I agree.
Electronic Signature
Bart Higley
ppeal of Planning and Zoning Commission Recommendation
Appeal Form
If the Planning & Zoning Commission recommends approval of a particular case it
will be placed on a consent agenda for the Board of Supervisors hearing. However,
if this appeal form is received within 15 calendar days following Commission
hearing, then the agenda item will be placed on the regular agenda for the Board of
Supervisors hearing.
Name
Robyn Higley
Email Address
Rfbird@q.com
Address
1223 E. Tumbleweed Dr.
City
Phx
State
AZ.
Zip Code
85085
Phone Number
6026253801
Fax Number
Field not completed.
Case Number / Project Name
Z2021034
Planning & Zoning Commission Hearing Date
04/6
Reason for the Appeal of the Subject Case
Blocks the view and LOOKS BAD. Put your
Ugly storage where it doesn’t block our
neighborhoods view. How dare you try to
sneak a hideous structure in the
neighborhood!!!!
Electronic Signature Agreement
I agree.
Electronic Signature
Robyn Higley
Appeal of Planning and Zoning Commission Recommendation
Appeal Form
If the Planning & Zoning Commission recommends approval of a particular case it
will be placed on a consent agenda for the Board of Supervisors hearing. However,
if this appeal form is received within 15 calendar days following Commission
hearing, then the agenda item will be placed on the regular agenda for the Board of
Supervisors hearing.
Name
Steve Villarreal
Email Address
Steve.villarreal@outlook.com
Address
1308 E Tumbleweed Dr
City
Phoenix
State
AZ
Zip Code
85085
Phone Number
602-397-7203
Fax Number
Field not completed.
Case Number / Project
Name
Z2021034 Luxury RV Storage
Planning & Zoning
Commission Hearing Date
3/10/2022
Reason for the Appeal of
the Subject Case
I have several reasons why I am opposed to this “luxury rv
storage” going in. First, the letters and people the owner has
that are for the project aren’t even near the development area.
The claims that this type of business is needed in this area is
absurd. We all have at least acre properties in this area and
are fully able to store our RVs and boats on our property. So
I’m not sure how this would benefit anyone in the Desert Hills /
New River area. Second, the amount of traffic it will create on
Carefree Hwy and the amount of trucks towing large TVs and
boats making a U turn at 12th street to enter the facility if they
are headed west and then making a u turn at 14th street after
exiting the facility to head west is just insane. Those two
intersections are very dark and will be even more dangerous
with the added traffic towing items entering and exiting the
facility. We are also really concerned about the water drainage.
We have a wash that flows thru our yard and worry their plans
have not fully taken into account the amount of water that will
be pushed to both the east and west of the facility only causing
more flooding in the neighboring houses. The fact that there
will be a wash station is beyond troubling because how will it
be monitored what people are dumping in the drains? The
amount of oil and gas and possible black waste is not going to
be able to be 100% stopped and we don’t want those sort of
items flowing thru our yards when it does rain. All of the
surrounding neighbors are against it since again, this does not
benefit us one bit. Please vote no against this. We do not want
our area and Carefree Hwy to be lined with nonstop storage
facilities.
Electronic Signature
Agreement
I agree.
Electronic Signature
Raul Steve Villarreal
Appeal of Planning and Zoning Commission Recommendation
Appeal Form
If the Planning & Zoning Commission recommends approval of a particular case it
will be placed on a consent agenda for the Board of Supervisors hearing. However,
if this appeal form is received within 15 calendar days following Commission
hearing, then the agenda item will be placed on the regular agenda for the Board of
Supervisors hearing.
Name
Philip Palmer
Email Address
philo36@gmail.com
Address
34322 N 14th St
City
Phoenix
State
AZ
Zip Code
85085-7791
Phone Number
7602132706
Fax Number
Field not completed.
Case Number / Project
Name
Z2021034 – Luxury Storage RV & Boat
Planning & Zoning
Commission Hearing Date
10 March 2022
Reason for the Appeal of
the Subject Case
This is an appeal to the recommendation by the Planning and
Zoning Commission voted on 10 Mar 2022 concerning Case #
Z2021034 for property 211-74-002R (SUP application for
interim storage of RVs and boats). I, Philip Palmer, reside on
the adjacent property due south (APN 211-74-005R) and I am
the resident most affected by this proposed venture. I have
been the owner and resident of this property since Aug 2nd,
2021. The grounds for this appeal are as follows:
1. I was not afforded all of the required due process, a tenet of
our state law, during the preliminary steps preceding the
Commission’s vote. I did not receive any written
communication from the property owner or their representation
as to the nature of the permit request or the project as a whole.
The project’s representation did incorrectly contact the previous
owner (Jonathan Charnock) and obtained a support letter from
him, signed Jan 2nd 2022 (5 months after selling the property)
and fraudulently used this letter in support of the permit
request. The Representation also fraudulently used a letter
from Charnock’s sister Bridget, who has never been a property
owner nor permanently resided at the home. Whether the
misuse of these letters was intentional or not, this error
supplanted any of my initial concerns and feedback of this
permit, and could have been avoided had the Representation
properly vetted the adjacent landowners for support or
opposition.
2. Judging from the information supplied to me from various
neighbors, the proposed permit request has greatly changed
through several iterations. (The current plan has several
conflicting statements) The recent changes include a request
for offset variances at the rear and side property boundaries
requesting the variances be greatly reduced from 40’ and 30’
respectively, to 15’ on the rear and sides of the property. This
greatly reduced distance would have a substantial increase in
the noise (engines, generators etc.), and people servicing,
loading and (dis)connecting their RVs and boats, as well as the
exhaust fumes from those vehicles on a 24/7 access. The
permit request states “landscaped buffers” of “typical native
vegetation” will be retained. The vegetation typical for this area
consists of creosote shrubs and miscellaneous small
vegetation, none of which will provide any decrease in the
noise or light emanating from the business. The existing trees
on my north property line are composed of palo verde trees
which do not provide any significant light or noise filtering as
evident by the large amount of vehicle noise light from Carefree
Highway and light from surrounding properties. Any additional
trees planted by the owner will not provide any noise reduction
for a decade, and only if they are provided irrigation and
maintenance. People standing inside their RV will have a direct
view over the fence down into my front and rear yard and pool
area. Any fence line put 15’ behind my west neighbor’s (APN
211-074-rear property line will block my westerly mountain
view, and my sunset views for half the year.
3. The lighting proposed in the permit request is set at 16’ and,
if it is similar to any of the nearby RV and boat storage yards,
will have significant impact to the darkness of the neighborhood
because the lighting will not be just shining on the ground. It
will be illuminating the RVs and boats, and due to the reflective
nature of the vehicles, the lack of tall light barrier from 8'
fencing, and a reduced 15’ offset, and proposed 24/7 access to
property, will all have a serious impact on the neighboring
properties quality of life because of the light intrusion on them.
The City of Cave Creek actively promotes they are a Dark Sky
City and routinely asked residents in the area in and around the
city to reduce the lighting on their property. Blinders on the
lights will not reduce the reflected light from the 250+ vehicles
on the property. It should be noted there are no street lights
along Carefree Highway in support of it being a Scenic
Corridor.
4. The 24 hours/7 days a week access proposed in this request
is of particular concern as will extend every concern about the
venture’s operations throughout the night. There will not be any
on-site staff after 9pm to maintain security and prevent any
late-night owner periodic maintenance, pre-use testing on
boats, and unauthorized use of the RVs (residing in, partying
etc.) after hours.
5. The permit request delineates a “need” in the area to provide
RV storage but fails to mention there are already two other
approved permits (not adjacent to neighborhoods) in the
immediate area as yet undeveloped in spite of the length of
time since their approval. Because the zoning in the area is
one acre and larger, the residents have more than enough
room to park their vehicles on their own property.
Nearly all RV storage business throughout the County are
commercial ventures on commercially zoned property outside
of residential neighborhoods. County residential zoning is
designed to minimize the impact of commercial ventures on
homeowner’s property values and quality of life while allowing
developers to use commercial property in manner more suited
to its zoning. I understand the desire to change properties for
uses outside the normal zoning, however measures have to be
taken to reduce the impact on the surrounding residents and
conform to the area’s needs when residentially zoned property
is allowed to used in a commercial manner. Completely
disregarding the nature of the area’s zoning and planning in
order to maximize the use of the property for its commercial
return is a commercial ideology and not in keeping with the
spirit of residential zoning laws or their intents and purposes.
The factors I have listed above demonstrate little regard for the
impact on neighboring property values and residents’ quality of
life and contradict the verbiage of supposed neighborly
consideration in the permit request. These factors should be
mitigated to conform more with zoning requirements prior to
approval by the board.
I am not completely against the proposed use permit of this
property but I have not been afforded any input prior its
development. Rather I have been pointedly denied this. I would
be willing to support this venture only if all of my concerns and
objections are addressed and mitigated with a new plan prior to
approve by the Board. Thank you for your time and
consideration.
Electronic Signature
Agreement
I agree.
Electronic Signature
Philip L Palmer
Appeal of Planning and Zoning Commission Recommendation
Appeal Form
If the Planning & Zoning Commission recommends approval of a particular case it
will be placed on a consent agenda for the Board of Supervisors hearing. However,
if this appeal form is received within 15 calendar days following Commission
hearing, then the agenda item will be placed on the regular agenda for the Board of
Supervisors hearing.
Name
Kelly Charais
Email Address
kelly@theteacherspet.com
Address
34326 N 14TH ST
City
PHOENIX
State
AZ
Zip Code
85085
Phone Number
6232561707
Fax Number
Field not completed.
Case Number / Project
Name
Z2021034 / Luxury RV and Boat storage
Planning & Zoning
Commission Hearing Date
04/06/2022
Reason for the Appeal of
the Subject Case
What we are appealing, ie asking for, is that the BOS hear our
concerns and support us in doing what is in the best interest of
the “neighborhood”, Desert Hills, and not just one individual in
the neighborhood, to the detriment of all others. I am providing
a separate document plus drone footage and pics to Martin
Martell at the planning & dev dept. We have many
unaddressed concerns and requests. There are 17 opposition
letters coming. We all have separate concerns Mine are on teh
following topics: Adhere to CHSC design guidelines
a. Do not Reduce the required rear yard from 40-feet to 15-
feet.
b. Do not Reduce the required interior side yards from 30-feet
to 15-feet - this puts the boats and RV up against our yards –
literally privacy and viewing is directly affected – people
standing on boats or RV are looking into the yards and we are
staring at boats and RVs where we once had mountain views
c. Do not Increase the maximum lot coverage from 25% to
50%;
2. No 24-hour access for customers – This is both for privacy,
noise, safety & theft concerns. SUP hours proposed are
already long 6am- 9pm; 7 days a week. So no break for those
that live next to this. With no staff there to monitor, there are no
controls over the actions of anyone coming and going … Also
with every entrance / exit; the motion lighting proposed would
be turning on and off lighting up neighboring yards
3. No lighting after 9 when employees leave - like originally
proposed - only motion triggered lighting after 9pm – ie retain
existing neighborhood darkness
4. Tree Planting - require trees be planted along all neighboring
properties & that tree selections be dense and watered by the
SUP landowner to give us privacy and noise and light
reduction.
5. Traffic/Safety – One premise of the SUP benefit was for folks
going to lake pleasant. Estimated a 100 vehicles a week during
rush hour… since lake pleasant is WEST, where are all these
vehicles turning around to go west? There is no decision on no
u-turns from MCDOT –please address this as there have
already been deaths at both 14th & 16th
6. No RV wash bay unless there is a containment system –
Reason is that all those detergents will enter the washes
affecting the local wells
7. Idling cars, trucks, rvs and generators do cause noxious
fumes – will there be restrictions on idling vehicles?
CONCLUSION
We ask that our concerns be taken seriously and addressed at
the meeting by the BOS. The recommended changes above
are also intended to help abate the 10%+ property value
decreases that come from a commercial property next door (pls
see confirmation letter per Phil Palmer’s realtor).
Electronic Signature
Agreement
I agree.
Electronic Signature
kelly a charais
Appeal of Planning and Zoning Commission Recommendation
Appeal Form
If the Planning & Zoning Commission recommends approval of a particular case it
will be placed on a consent agenda for the Board of Supervisors hearing. However,
if this appeal form is received within 15 calendar days following Commission
hearing, then the agenda item will be placed on the regular agenda for the Board of
Supervisors hearing.
Name
Frank DeGeorge Jr
Email Address
rdrun1945@yahoo.com
Address
515 E Carefree Hwy, 1247
City
Phoenix
State
AZ
Zip Code
85085
Phone Number
6235871587
Fax Number
Field not completed.
Case Number / Project
Name
Z2021034 / Luxury RV and boat storage
Planning & Zoning
Commission Hearing Date
04/06/2022
Reason for the Appeal of
the Subject Case
I do not support the changes to the CHSC Guidelines for the
setbacks. I do not support the 24 hour access, continuous
lighting, additional traffic hazard from U-turns. The potential
creation of mosquito breeding ground from the standing water
in the water retention pond. The potential for RV Wash
chemicals and oil run-off affecting washes and ground water
wells. Also the personal impact to the property valuation. I
moved into this area knowing that all surrounding properties
were zoned residential.
Electronic Signature
Agreement
I agree.
Electronic Signature
Frank DeGeorge Jr
Page 1 of 5
Appeal/Opposition to Case # Z2021034
parcel # APN 211-74-002A
Proposed Luxury Storage RV & Boat Storage
Dear Mr. Martel & BOS,
We all understand nothing stays the same. We understand the legality of this project i.e. it is “allowed” in R-43, but for the
reasons noted below, we do not want this approved.
What we are appealing, ie asking for, is that the BOS hear our concerns and support us in doing what is in the best interest
of the “neighborhood”, Desert Hills, and not just one individual in the neighborhood, to the detriment of all others.
FOR YOUR CONSIDERATION: please review 2 drone videos attached before the remainder of letter
. https://drive.google.com/drive/folders/12sJLYN9LbugWk-3KK8i-asfKLJVmPjAO
Note: the email link works best with one click. If you select this link; depending on your service, it adds a few steps. It may say, “update
browser”. If so, ignore that & select “google drive” on the far right of screen & then the “share with me folder” on far left. Double tap the
name on the video to watch
As can be seen in the Aerial Videos and pictures submitted; the SUP property is 1 parcel away from Sonoran preserve and
on the scenic corridor. All local SUP’s are small and “invisible” and completely blend into the neighborhood (including the
one at 16th st which is RV storage). This effort is to keep a quiet, unobstructed style of living; consistent with cave creek
guidelines and environmentally in line with preserving this pristine area. This area of hwy has no street lights for this reason.
It is completely dark at night as evident in the pics attached.
Daytime Drone VIDEO 1 (30 seconds) “named 12th st” (it highlights 7th-12th st moving eastbound)
•
Starts with 7th street, showing in the lower left of the video, a current example of RV & Boat storage spanning 7th-
10th st
•
As video moves east on carefree hwy, you can clearly see it transitions quickly from commercial to residential to
Sonoran preserve
•
Video stops at the neighborhood at 12th st; which is the visual beginning of this proposed SUP
The takeaway: The 7th st facility is a clear functioning example of what is being proposed for 12th – 14th st. in R-43.
Daytime Drone VIDEO 2 (26 seconds) “named14th st” (it highlights 12th -14th st moving eastbound)
•
Continuing eastbound from 12th where video 1 left off… video pans the SUP on 16th (left side), the preserve, and
sweeps around at 14th to face west… the area being proposed to become 8.7 acres of metal roof , boats and RVs
spanning from 12th-14th.
The takeaway: project is 1 property away from preserve and spectacularly scenic
Carefree hwy is not designed to accommodate U-turns at 14th or 16th. It should be posted no U-turn.
Nighttime PICS from 14th st, looking west (Drones are restricted from flight at night - only pics allowed)
•
Night view from 14th st of current storage @ 7th st. – super bright, glowing for acres and acres even with Dark Sky.
Page 2 of 5
vs
•
our neighborhood, near Sonoran preserve, completely dark where this proposed facility would be.
Please consider what a travesty this would be to ruin the area with another 8.7 acre storage so close to the preserve.
There are already 3 approved Storage facilities on north side from 7th-16th . Does it really make sense to have a 4th on
the south? This project will alter a pristine area to look like the whse district downtown. Please vote NO on this SUP.
Additional considerations:
•
Below is a site map showing all the neighbors who object to the SUP. There are 16 that say NO.
Some have submitted individually and others have signed this document on last page.
•
Until recently, no supporting letters are from our neighborhood. The “yes’s” are not directly affected.
•
This is our first opportunity to be truly heard. There was no outreach to us by those seeking this SUP.
Page 3 of 5
CONCERNS / REQUESTS for changes which are very important to the neighbors:
1. Adhere to CHSC design guidelines that are designed to preserve the uniqueness of the area around the Carefree
Highway. The CHSC has design guidelines developed to guide and enhance planning of this unique setting as
development occurs. The intent of these guidelines is to highlight, promote and preserve the Highway’s scenic
characteristics.
a. Do not Reduce the required rear yard from 40-feet to 15-feet.
b. Do not Reduce the required interior side yards from 30-feet to 15-feet - this puts the boats and RV up against
our yards – literally privacy and viewing is directly affected – people standing on boats or RV are looking into
the yards and we are staring at boats and RVs where we once had mountain views
c. Do not Increase the maximum lot coverage from 25% to 50%;
2. No 24-hour access for customers – This is both for privacy, noise, safety & theft concerns. SUP hours proposed
are already long 6am- 9pm; 7 days a week. So no break for those that live next to this. With no staff there to
monitor, there are no controls over the actions of anyone coming and going … They can perform repair of RVs/boats,
rev engines, start generators, wash boats/RVs. And if arriving as a group, can continue the party or sleep over. Also
with every entrance / exit; the motion lighting proposed would be turning on and off lighting up neighboring yards
3. No lighting after 9 when employees leave - like originally proposed - only motion triggered lighting after 9pm –
i.e. retain existing neighborhood darkness
4. Tree Planting - require trees be planted along all neighboring properties & that tree selections be dense and
watered by the SUP landowner to give us privacy and noise and light reduction. Suggestion Sonoran Emerald
(native, don’t need staking & have a 20’x20’ canopy). We are asking that our mountain views not be replaced with
boats and rv’s
5. Traffic/Safety – One premise of the SUP benefit was for folks going to lake pleasant. Estimated a 100 vehicles a
week during rush hour… since lake pleasant is WEST, where are all these vehicles turning around to go west? There
is no decision on no u-turns from MCDOT –please address this as there have already been deaths at both 14th & 16th
6. No RV wash bay unless there is a containment system – Reason is that all those detergents will enter the washes
affecting the local wells
7. Idling cars, trucks, rvs and generators do cause noxious fumes – will there be restrictions on idling vehicles?
CONCLUSION
We ask that our concerns be taken seriously and addressed at the meeting by the BOS.
The recommended changes above are also intended to help abate the 10%+ property value decreases that come from a
commercial property next door (pls see confirmation letter per Phil Palmer’s realtor).
We have all invested heavily in our properties ($100K+) in keeping with & reflecting the beauty of the environment.
We are simply asking for your help in continuing honoring those efforts.
Signatures from parcels surrounding APN 211-74-002A indicating “NO” VOTES, ie opposition, are on the
next pages
Page 4 of 5
Signatures indicating “NO” VOTES from parcels surrounding APN 211-74-002A
parcel
CONTACT INFO:
Signature / status:
1
APN 211-74-003
Abuts to west
Ken Mah
2
APN 211-74-001A
Undeveloped parcel
Abuts to east
Mehrzad (Nick) & Cathy Noghrehchi
ARROWHEAD ESTATE, LLC.
Mailing Address:
8868 W. Bell Rd. Peoria, AZ 85382
623- 252-5292
Email:
Presented objection letter @ P&Z mtg 3/10/22
3
APN 211-74-004P
Within 300 ft S/SW
Derrek & Tracey Amerson
1210 E Tumbleweed, Phoenix, AZ 85085
APPEAL FILED
4
APN 211-74-004Q
Abuts to southwest
Jesse & Terrie Herbert
1218 E Tumbleweed, Phoenix, AZ 85085
APPEAL FILED
5
APN 211-74-004R
Abuts to southwest
Steve & Jill Hixenbaugh
1224 E Tumbleweed, Phoenix, AZ 85085
APPEAL FILED
6
APN 211-74-004S
Abuts to southwest
Joe & Georgia Ehmann
1232 E Tumbleweed, Phoenix, AZ 85085
602-526-4391
Email: jgehmann@gmail.com
Presented objection letter @ P&Z mtg 3/10/22
APPEAL FILED
7
APN 211-74-005R
Abuts to south
Phil Palmer
34322 N 14th St Phoenix, AZ 85085
760-213-2706
Email: philo36@gmail.com
Presented objection letter @ P&Z mtg 3/10/22
APPEAL FILED
8
APN 211-74-005J
Abuts to south/ SE
Kelly Charais
34326 n 14th st Phoenix, AZ 85085
623-256-1707
Email: kelly@theteacherspet.com
Presented objection letter @ P&Z mtg 3/10/22
APPEAL FILED
9
APN 211-74-005Q
Within 300 ft south
Frank De George Jr
34318 N 14th St Phoenix, AZ 85085
602-402-2067; 623- 587-1587
Email: Rdrun1945@yahoo.com
Presented objection letter @ P&Z mtg 3/10/22
APPEAL FILED
10
APN 211-74-005S
Within 300 ft southeast
Janet & Vern Wittenberg
34314 N 14th St, Phoenix, AZ 85085
602-571-3348; 602-571-3349
Email: Vern1030@Hotmail.com
APPEAL FILED
11
APN 211-74-004W
southwest
Aaron Bailey
1209 E Tumbleweed, Phoenix, AZ 85085
APPEAL FILED
12
APN 211-74-004V
southwest
Ken Wallace & Dana Haudek
1217 E Tumbleweed, Phoenix, AZ 85085
APPEAL FILED
13
APN 211-74-004U
south
Bart & Robin Higley
1223 E Tumbleweed, Phoenix, AZ 85085
APPEAL FILED
Page 5 of 5
14
APN 211-74-004T
south
Terri & Brad Giles
1235 E Tumbleweed, Phoenix, AZ 85085
APPEAL FILED
15
APN 211-74-140
Within 300 ft S/SW
Steve & Chelsey Villarreal
1308 E Tumbleweed, Phoenix, AZ 85085
602-397-7203
Email: Steve.Villarreal@outlook.com
Presented objection letter @ P&Z mtg 3/10/22
APPEAL FILED
16
APN 211-74-005U
Within 300 ft S/SE
Milton Schuur
1316 E Tumbleweed, Phoenix, AZ 85085
507- 227-1093
Email: schuurconcrete@hotmail.com
17
APN 211-74-005Z
south
Eric & Sherry Uphold
1307 E Tumbleweed, Phoenix, AZ 85085
APPEAL FILED
18
APN 211-74-005Y
Southeast
Bill & Brandi Mostowy
1315 E Tumbleweed, Phoenix, AZ 85085
APPEAL FILED
Appeal of Planning and Zoning Commission Recommendation
Appeal Form
If the Planning & Zoning Commission recommends approval of a particular case it
will be placed on a consent agenda for the Board of Supervisors hearing. However,
if this appeal form is received within 15 calendar days following Commission
hearing, then the agenda item will be placed on the regular agenda for the Board of
Supervisors hearing.
Name
vernon e wittenberg
Email Address
vern1030@hotmail.com
Address
34314 n 14th st
City
PHOENIX
State
AZ
Zip Code
85085
Phone Number
6025713348
Fax Number
Field not completed.
Case Number / Project
Name
Z2021034 Luxury RV/Boat Storage
Planning & Zoning
Commission Hearing Date
04/06/2022
Reason for the Appeal of
the Subject Case
decrease in home value, lighting, noise, & traffic
Electronic Signature
Agreement
I agree.
Electronic Signature
vernon e wittenberg
Appeal Form
If the Planning & Zoning Commission recommends approval of a particular case it
will be placed on a consent agenda for the Board of Supervisors hearing. However,
if this appeal form is received within 15 calendar days following Commission
hearing, then the agenda item will be placed on the regular agenda for the Board of
Supervisors hearing.
Name
Jayne Jensen
Email Address
gijaynerj@gmx.com
Address
1036 E Tumbleweed Dr
City
Phoenix
State
AZ
Zip Code
85085
Phone Number
6232065736
Fax Number
Field not completed.
Case Number / Project
Name
Z2021034 / Luxury RV and boat storage
Planning & Zoning
Commission Hearing Date
04/06/2022
Reason for the Appeal of
the Subject Case
We do NOT want the boat & rv storage like at 7th st approved.
It would not be good for the neighbor hood. There is already a
storage place on the north side of Carefree Hwy.
Electronic Signature
Agreement
I agree.
Electronic Signature
Jayne Jensen
Appeal of Planning and Zoning Commission Recommendation
Appeal Form
If the Planning & Zoning Commission recommends approval of a particular case it will be
placed on a consent agenda for the Board of Supervisors hearing. However, if this appeal
form is received within 15 calendar days following Commission hearing, then the agenda
item will be placed on the regular agenda for the Board of Supervisors hearing.
Name
R or T Johnson
Email Address
sonorandesertrats2@gmail.com
Address
1037 E Tumbleweed Dr
City
Phoenix
State
AZ
Zip Code
85085
Phone Number
6235164727
Fax Number
Field not completed.
Case Number / Project Name
Z2021034
Planning & Zoning Commission
Hearing Date
04/06/2022
Reason for the Appeal of the
Subject Case
It is our understanding that the Carefree Highway is a
designated SCENIC CORRIDOR. If that is the case, why are
multiple requests for zoning variances/permits for storage
facilities being considered and approved????? As natives of
Arizona and Phoenix we live in this area because it speaks to
the beauty of our desert environment - an environment which is
QUICKLY becoming extinct because of the thoughtless
approvals of cases like the one at hand. It is ridiculous that we
and our neighbors have to constantly fight for a desert
environment that quite frankly, the council should be proud of
and preserving. Please consider more than a commercial
entities pocketbook and do the right thing in this and any future
decisions.
Electronic Signature
Agreement
I agree.
Electronic Signature
R or T Johnson
Appeal of Planning and Zoning Commission Recommendation
Appeal Form
If the Planning & Zoning Commission recommends approval of a particular case it
will be placed on a consent agenda for the Board of Supervisors hearing. However,
if this appeal form is received within 15 calendar days following Commission
hearing, then the agenda item will be placed on the regular agenda for the Board of
Supervisors hearing.
Name
Jesse Newport
Email Address
Huey@horsepowersales.com
Address
1218 E Tumbleweed Dr, Phoenix, AZ 85085
City
Phoenix
State
Arizona
Zip Code
85085
Phone Number
16239990044
Fax Number
N/A
Case Number / Project
Name
Z2021034
Planning & Zoning
Commission Hearing Date
April 6th 2022
Reason for the Appeal of
the Subject Case
This is a rural residential zone area and this RV station will
bring many more businesses to the area and very soon we'll
have another Bell RD look in our beautiful residential area.
Electronic Signature
Agreement
I agree.
Electronic Signature
Jesse H Newport
Appeal of Planning and Zoning Commission Recommendation
Appeal Form
If the Planning & Zoning Commission recommends approval of a particular case it
will be placed on a consent agenda for the Board of Supervisors hearing. However,
if this appeal form is received within 15 calendar days following Commission
hearing, then the agenda item will be placed on the regular agenda for the Board of
Supervisors hearing.
Name
Carolyn Johnson
Email Address
Debjohn7@yahoo.com
Address
Field not completed.
City
Field not completed.
State
Field not completed.
Zip Code
Field not completed.
Phone Number
602 578 8891
Fax Number
Field not completed.
Case Number / Project
Name
Z2021034
Planning & Zoning
Commission Hearing Date
04 06 2021
Reason for the Appeal of
the Subject Case
24 hour rv storage with lights does not belong in a rural
residential area.
Electronic Signature
Agreement
I agree.
Electronic Signature
Carolyn D Johnson
Sheryl Bowden
Realty Executives
645 E Missouri Ave #240
Phoenix, AZ 85012
Phil,
It was nice speaking with you a few days ago. I am sorry to hear the property behind you is changing
what its original use was supposed to be….Residential Homes!!
If the landowner were to use the property for RV storage, it will definitely impact your home value.
Without doing an extensive study, I can tell you it would be at least 5% decrease in your value and as
high as 10% and maybe even higher. By changing the use, it has impacted how you will enjoy your own
property. Hopefully the perimeter walls can be increased in height and lighting that exceeds the height
of the fence have blinders on the backside so your lot isn’t always lit up at night!! You don’t want to
look at a bunch of RV’s in your backyard when you bought in a residential area. Maybe the land owner
will invest in some landscaping, trees, whatever, to take your eye away from all the vehicles.
Please let me know if you need anything else and good luck!! Keep me posted.
Sincerely,
Sheryl Bowden
Realty Executives
602-686-7653
Appeal of Planning and Zoning Commission Recommendation
Appeal Form
If the Planning & Zoning Commission recommends approval of a particular case it
will be placed on a consent agenda for the Board of Supervisors hearing. However,
if this appeal form is received within 15 calendar days following Commission
hearing, then the agenda item will be placed on the regular agenda for the Board of
Supervisors hearing.
Name
Bill Mostowy
Email Address
Bmost2015@yahoo.com
Address
315 E Tumbleweed Dr
City
Phoenix
State
AZ
Zip Code
85085
Phone Number
434-632-3093
Fax Number
Field not completed.
Case Number / Project
Name
Luxury RV Storage on Carefree Highway/14th St
Planning & Zoning
Commission Hearing Date
Apr 6, 2022
Reason for the Appeal of
the Subject Case
Concerned with property devaluation and excess traffic flow.
Electronic Signature
Agreement
I agree.
Electronic Signature
Bill T Mostowy
Cloud Rd
Joy Ranch Rd
7th St
16th St
24th St
Carefree Hwy
501 North 44th Street, Phoenix, Arizona 85008, (602) 506-3601
Document Path: \\mcfs.mcaz.maricopa.gov\oet-gis-workgroup-prod$\shiloh.johnson\PlanningandDevelopment\OppositionCases\Z2021034\Z2021034.aprx
DISCLAIMER: This map is a graphical representation designed for general reference purposes only. Viewer/User agrees to indemnify, defend and hold harmless Maricopa County, its officers, departments, employees and agents
from and against any and all suits, actions, legal or administrative proceedings, claims, demands or damages of any kind or nature arising out of the use of this map, or the data contained herein, in its actual or altered form.
www.maricopa.gov/planning
Maricopa County OET, GIS Division, 4/1/2022
1,000
0
1,000
500
Feet
All Responses
Z2021034
Subject Parcel
300' Buffer
All Opposition Parcels
All Supporting Parcels
N 12th S
t
N 14t
h St
E Tumbleweed Dr
Carefree Hwy
211
74
005Q
211
74
001A
211
74
005J
211
74
140
211
74
005R
211
74
004S
211
74
005S
211
74
004Q
211
74
003
211
74
004R
211
52
077
211
74
012F
211
74
011
211
74
002A
211
74
109
211
52
059A
211
52
002A
211
52
074
211
74
015
211
74
005U
211
74
004P
211
74
108
301 W. Jefferson St., Suite 170, Phoenix, Arizona 85003, (602) 506-3601
Document Path: \\mcfs.mcaz.maricopa.gov\oet-gis-workgroup-prod$\shiloh.johnson\PlanningandDevelopment\OppositionCases\Z2021034\Z2021034.aprx
DISCLAIMER: This map is a graphical representation designed for general reference purposes only. Viewer/User agrees to indemnify, defend and hold harmless Maricopa County, its officers, departments, employees and agents
from and against any and all suits, actions, legal or administrative proceedings, claims, demands or damages of any kind or nature arising out of the use of this map, or the data contained herein, in its actual or altered form.
www.maricopa.gov/planning
Maricopa County OET, GIS Division, 4/1/2022
100
0
100
50
Feet
Opposition and Support
Z2021034
Subject Parcel
300' Buffer
Opposition Parcel
Supporting Parcel
All Opposition Parcels
All Supporting Parcels
300' Buffer Interior
300' Buffer Selection
Eligible parcels: 13
Supporting parcels: 0
Opposition parcels: 8
Supporting parcels sq ft: 0
Opposition parcels sq ft: 425,399.9
Subject parcels sq ft: 370,901.35
All area inside the 300' buffer:
1,397,169.63
All area inside the 300' buffer -
excluding subject parcel,
ROW and excluded parcels: 852,591.1
No-response parcels sq ft: 427,191.2
Super Majority opposed parcel acres:
50%
Super Majority opposed parcel number:
62%
Hi Martin:
As previously mentioned, the Applicant's representative worked with us to address our concerns for the
visual impact of the structures showing over the proposed fence. The landscape architect has made a
proposal of certain tall trees, 30' OC along the setback on eastern property line. We, thereby withdraw
our objection at this time for the upcoming hearing tomorrow.
thank you
---nick noghrechi
1780
1785
ACCENTS
GROUNDCOVER
MATERIAL
"EXPRESS BROWN"
DECOMPOSED GRANITE
SURFACE SELECT
WEATHERED GRANITE BOULDERS
THORNLESS CHILEAN MESQUITE
PROSOPIS CHILENSIS 'THORNLESS'
BLUE PALO VERDE
PARKINSONIA FLORIDUM
PLANT SCHEDULE
BOTANICAL/COMMON NAME
TREES:
SHRUBS:
DESERT MUSEUM PALO VERDE
PARKINSONIA HYBRID 'DESERT MUSEUM'
LITTLE LEAF CORDIA
CORDIA PARVIFOLIA
CALLIANDRA ERIOPHYLLA
PINK FAIRY DUSTER
RED FAIRY DUSTER
CALLIANDRA CALIFORNICA
HOPSEED BUSH
DODONAEA VISCOSA
RIO BRAVO SAGE
LEUCOPHYLLUM LANGMANIAE 'RIO BRAVO'tm
CHUPAROSA
JUSTICIA CALIFORNICA
CASSIA NEMOPHILA
DESERT CASSIA
DESERT SPOON
DASYLIRION WHEELERI
DESERT MARIGOLD
BAILEYA MULTIRADIATA
GLOBEMALLOW
SPHAERALCEA AMBIGUA 'LOUIS HAMILTON'
JOJOBA
SIMMONDSIA CHINENSIS
DESERT WILLOW
CHILOPSIS LINEARIS
DESERT IRONWOOD
OLNEYA TESOTA
PROSOPIS VELUTINA
NATIVE MESQUITE
VARIETY TRUNCATA
AGAVE PARRYI
SAGUARO
CARNEGIA GIGANTEA
HEDGEHOG CACTUS
ENCHINOCEREUS ENGELMANNII
FISHHOOK BARREL
FECOCACTUS WISLIZENII
OCOTILLO
FOUQIERIA SPLENDENS
CREOSOTE
LARREA TRIDENTATA
GOLDENEYE
VIGUIERIA PARISHII
BRITTLEBUSH
ENCELIA FARINOSA
DESERT LAVENDER
HYPTIS EMORYI
ANUERA
ACACIA ANUERA
PURPLE THREE AWN
ARISTIDA PURPUREA
DESERT MILKWEED
ASCLEPIAS SUBULATA
2" DEPTH IN ALL LANDSCAPE AREAS
WILLOW ACACIA
ACACIA SALICINIA
AZT PODLESS MESQUITE
PROSOPIS HYBRID 'AZT PODLESS'
PLANT SCHEDULE - EAST BUFFER
BOTANICAL/COMMON NAME
TREES:
AZT PALO BREA
PARKINSONIA PREACOX 'AZT'
LUXURY STORAGE RV & BOAT, LLC
PREPARED FOR:
14 MILE WEST OF THE SOUTHEAST CORNER OF CAREFREE HIGHWAY & 16TH STREET IN THE DESERT HILLS AREA
CONCEPTUAL WALL PLAN
& PLANT SCHEDULE
THIS DRAWING IS AN INSTRUMENT OF SERVICE AND THE PROPERTY OF GILMORE PLANNING & LANDSCAPE ARCHITECTURE. THIS DRAWING MAY NOT BE REPRODUCED OR ANY REPRODUCTION HEREOF USED, WITHOUT THEIR WRITTEN PERMISSION. c COPYRIGHT 2021
DATE: 3.30.22
SCALE: 1" = 80'
GPLA JOB# 21---
0'
160'
80'
240'
NORTH
GILMORE
PLANNING & LANDSCAPE ARCHITECTURE
2211 N. 7th Street
Phoenix, Az 85006
T 602.266.5622
www.getgilmore.com
8' PERIMETER CMU WALL (TYP)
8' PERIMETER CMU WALL (TYP)
SITE DATA
SITE AREA: 370,797SF
STREET FRONTAGE LANDSCAPE AREA: 42,498 SF / 11.4%
ONSITE LANDSCAPE AREA: 45,815 SF / 12.4%
TOTAL LANDSCAPE AREA: 88,313 SF / 23.8%
EXISTING TREE ON ADJACENT PROPERTY (TYP)
CAVE CREEK HIGHWAY
8' SIGN WALL
CASE # Z2021034
25'x25' SIGHT
VISIBILITY
TRIANGLE
65'
ROW
1. ALL OUTDOOR LIGHTING WILL
BE COMPLIANT WITH SECTION
1112 OF THE M.C.Z.O.
2. SCREENING MATERIALS ALONG
DEVELOPMENT EDGE WILL
FOLLOW SITE CONTOURS
HORIZONTALLY AND VERTICALLY.
MATERIALS AND FINISH OF
SCREENING WALL WILL BE
NEUTRAL, EARTH TONED COLORS
WITH TEXTURES THAT BLEND
INTO SURROUNDING DESERT
ENVIRONMENT.
3. TYPICAL LIGHT POLE TO BE
16' HIGH MAXIMUM. SHADE
CANOPIES WILL HAVE MOTION
SENSOR LIGHTS UNDER THE
STRUCTURE.
4.PER OWNER, THE MONUMENT
SIGN WILL BE ILLUMINATED.
FINAL DESIGN WILL BE PREPARED
AND PERMITTED PER MC SIGN
PERMIT REQUIREMENTS. ASSUME
THE SIGN TO HAVE INTERNAL
LED LIGHTS PER DESIGN BUILD
SIGN CONTRACTOR.
8' VIEW WALL
30' ON CENTER
SPACING (TYP)
N 12th
St
N 14t
h St
E Tumbleweed Dr
Carefree Hwy
211
74
005Q
211
74
005J
211
74
140
211
74
005R
211
74
004S
211
74
005S
211
74
004Q
211
74
002A
211
74
109
211
52
059A
211
74
003
211
52
074
211
74
015
211
74
001A
211
74
004R
211
52
002A
211
52
077
211
74
005U
211
74
012F
211
74
108
211
74
004P
211
74
011
301 W. Jefferson St., Suite 170, Phoenix, Arizona 85003, (602) 506-3601
Document Path: \\mcfs.mcaz.maricopa.gov\oet-gis-workgroup-prod$\shiloh.johnson\PlanningandDevelopment\OppositionCases\Z2021034\Z2021034.aprx
DISCLAIMER: This map is a graphical representation designed for general reference purposes only. Viewer/User agrees to indemnify, defend and hold harmless Maricopa County, its officers, departments, employees and agents
from and against any and all suits, actions, legal or administrative proceedings, claims, demands or damages of any kind or nature arising out of the use of this map, or the data contained herein, in its actual or altered form.
www.maricopa.gov/planning
Maricopa County OET, GIS Division, 4/7/2022
100
0
100
50
Feet
Opposition and Support
Z2021034
Subject Parcel
300' Buffer
Opposition Parcel
Supporting Parcel
All Opposition Parcels
All Supporting Parcels
300' Buffer Interior
300' Buffer Selection
Eligible parcels: 13
Supporting parcels: 0
Opposition parcels: 7
Supporting parcels sq ft: 0
Opposition parcels sq ft: 267,225.6
Subject parcels sq ft: 370,901.35
All area inside the 300' buffer:
1,397,169.63
All area inside the 300' buffer -
excluding subject parcel,
ROW and excluded parcels: 852,591.1
No-response parcels sq ft: 427,191.2
Super Majority opposed parcel acres:
19%
Super Majority opposed parcel number:
54%
Cloud Rd
Joy Ranch Rd
7th St
16th St
24th St
Carefree Hwy
501 North 44th Street, Phoenix, Arizona 85008, (602) 506-3601
Document Path: \\mcfs.mcaz.maricopa.gov\oet-gis-workgroup-prod$\shiloh.johnson\PlanningandDevelopment\OppositionCases\Z2021034\Z2021034.aprx
DISCLAIMER: This map is a graphical representation designed for general reference purposes only. Viewer/User agrees to indemnify, defend and hold harmless Maricopa County, its officers, departments, employees and agents
from and against any and all suits, actions, legal or administrative proceedings, claims, demands or damages of any kind or nature arising out of the use of this map, or the data contained herein, in its actual or altered form.
www.maricopa.gov/planning
Maricopa County OET, GIS Division, 4/7/2022
1,000
0
1,000
500
Feet
All Responses
Z2021034
Subject Parcel
300' Buffer
All Opposition Parcels
All Supporting Parcels