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February 23, 2022
Z2021096
Page 1 of 3
Report to the Board of Supervisors
Prepared by the Maricopa County Planning and Development Department
Board Hearing Date:
February 23, 2022
Case #/Title:
Z2021096 - Crossriver RV Storage
Supervisor District:
4
Applicant/Owner:
Gary McCoskey / X9 CRVS LLC
Request:
Special Use Permit (SUP) for an RV Storage Facility in the Rural-
43 Zoning District
Site Location:
Generally located 300’ east of the SEC of Harmony Ln. and
119th Ave. in the Sun City area
Site Size:
Approx. 2.57 acres
County Island Status:
Yes (Peoria)
Additional
Comments:
The SUP will facilitate the development of the site into an RV
& boat storage facility. The site is located within the White
Tank/Grand Ave. Area Plan designated as Open Space. Staff
considers the proposal to be consistent with the area plan.
Most of the site will have no structures to obstruct the view of
the natural desert. The site is also located within the City of
Peoria Municipal Planning Area. The City designates the site
as Suburban Residential (5-12 du/ac).
The City commented that the proposed use would not align
with the Peoria General Plan land use designation for the site.
The Commission determined the existing character of and
land use patterns in the area have changed since adoption
of the plans to be more congruent with the proposed use.
Staff has received one letter of opposition from two
individuals; Trina & Bertrand Boutin, of which Mr. Boutin spoke
in opposition to the request at the Commission hearing. The
oppositions chief concerns are the increase in commercial
traffic in the area and changing character of the area. There
are no outstanding concerns from reviewing agencies.
The Commission’s recommendation included the conditions
listed below. However, the staff report had a formatting error
so that condition numbering listed conditions numbered ‘a’
and ‘b’ twice so that instead of conditions ‘a’ – ‘g’ the
February 23, 2022
Z2021096
Page 2 of 3
recommended conditions should be numbered ‘a’ – ‘i’. The
conditions are listed correctly below.
Commission
Recommendation:
On 1/27/22, the Commission voted to recommend approval
of Z2021096 subject to conditions ‘a’ – ‘i’:
a.
Development of the site shall be in substantial conformance with the Site Plan
entitled “2”, consisting of 2 full-size sheets, dated September 22, 2021, and
stamped received October 1, 2021, except as modified by the following
conditions. Staff will determine if slight refinements to the site plan remain in
substantial conformance. Amendments may be major or minor 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 “Crossriver RV Storage LLC”, consisting of 5 pages, dated August
10, 2021, and stamped received October 1, 2021, except as modified by the
following conditions.
c.
The following Planning Engineering conditions shall apply:
1.
Engineering review of planning and/or zoning cases is for conceptual
design only. All development and engineering design shall be in
conformance with Section 1205 of the Maricopa County Zoning
Ordinance; Drainage Policies and Standards; Floodplain Regulations for
Maricopa County; MCDOT Roadway Design Manual; and current
engineering policies, standards and best practices at the time of
application for construction.
2.
Based on the conceptual design nature of the information submitted,
changes to the site layout may be necessitated by the final engineering
design of the site.
3.
Detailed Grading and Drainage Plans must be submitted with the
application for Building Permit.
d.
This special use permit is valid for a period of twenty (20) years and shall expire on
February 2042, 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.
e.
Site Screening: 8’ minimum CMU Block Wall on the south, east, and west property
boundaries. 6’ minimum CMU Block Wall on the north property boundary.
f.
All buildings subject to noise attenuation as per ARS § 28-8482(B).
g.
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.
February 23, 2022
Z2021096
Page 3 of 3
h.
The property owner/s and their successors waive claim for diminution in value if
the County takes action to rescind approval due to noncompliance with
conditions.
i.
The granting of this change in use of the property has been at the request of the
applicant, with the consent of the landowner. The granting of this approval allows
the property to enjoy uses in excess of those permitted by the zoning existing on
the date of application, subject to conditions. In the event of the failure to comply
with any condition, and at the time of expiration of the Special Use Permit, the
property 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:
Jose Castañeda, Planner
Reviewed by:
Darren Gérard, AICP, Planning Manager
Attachment:
1/27/22 P&Z Packet (37 pages)
Note:
1/27/22 Draft P&Z Minutes are not available as of the writing of this report, but can
be provided upon request later when available.
Z2021096
Page 1 of 7
Report to the Planning and Zoning Commission
Prepared by the Maricopa County Planning and Development Department
Case:
Z2021096 - Crossriver RV Storage
Hearing Date:
January 27, 2022 (Cont. from January 13, 2022)
Supervisor Districts:
4
* Denotes changes from the January 13, 2022 PZ Report.
Applicant:
Gary McCoskey
Owner:
X9 CRVS LLC
Request:
Special Use Permit (SUP) for an RV Storage Facility in the Rural-43
Zoning District
Site Location:
Generally located 300’ east of the SEC of Harmony Ln. and 119th
Ave. in the Sun City area
Site Size:
Approx. 2.57 acres
Density:
N/A
County Island:
Yes (Peoria)
County Plan:
White Tank/Grand Ave – Open Space
Municipal Plan:
Peoria General Plan – Suburban Residential (5-12 d.u./ac)
*Municipal Comments:
Yes
Support/Opposition:
Two (2) letters of opposition
Recommendation:
Approve with conditions
Z2021096
Page 2 of 7
Project Summary:
1.
The applicant Gary McCoskey is requesting approval of a Special Use Permit (SUP) in
order to permit an RV and Boat Storage Facility on two contagious parcels approx. 2.57
acres zoned Rural-43. Access to the site is proposed to be via a gated access on the
north onto Harmony Ln. The site is anticipated to be accessed on a self-serve basis
between the hours of 6:00 a.m. – 9:00 p.m. daily with a customer service agent available
on the site Monday – Friday from 1:00 p.m. – 3:00 p.m. the applicant has agreed to
provide an 8’ CMU Block wall along the perimeter of the site in order to screen the use
where adjacent to residential development.
2.
Since the setting of hearings, the site has received a complaint of zoning violation
(V202101751) which was verified by Code Staff on October 7, 2021 for a commercial
business operating in a rural zoning district without entitlements. Planning staff verified via
Historical aerials that there has been commercial storage of vehicles on the site since
approximately 2014. There were no previous code violations prior to the applicant
initiating the subject request.
Aerial Image of the Subject Site and Surrounding Environs
Z2021096
Page 3 of 7
Aerial Image of Subject Site
Site Plan Except
Z2021096
Page 4 of 7
Existing On-Site and Adjacent Zoning / Land Use:
3.
On-site:
Rural-43 / RV & Boat Storage Facility
North:
Harmony Ln. then RU-43 / Aggregate Mining
South:
Rural-43 / Single-Family Residence
East:
Rural-43 / Single-Family Residence
West:
Rural-43 / Single-Family Residence
Utilities and Services:
4.
Water:
EPCOR
Wastewater:
Septic
School District/s:
Peoria Unified
Fire:
North County Fire & Medical District
Police:
Maricopa County Sheriff’s Office
Right-of-Way:
5.
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
Harmony Lane
20-feet
20-feet
Local
Adopted Plans:
6.
White Tanks/Grand Ave. Area Plan (adopted December 6, 2000): The White Tanks/Grand
Ave. Area Plan designates this site as Open Space, which is designed to limit
development due to natural slopes, floodplains, and flood potential. This low intensity
development for RV storage would be compatible with the area plan Open Space land
use designation as most of the site will have no structures to obstruct the view of the
natural desert. The subject site is also located within the City of Peoria Municipal Planning
area.
7.
City of Peoria General Plan 2040 (December 2020): The City of Peoria designates the
subject site as Suburban Residential with residential densities ranging between
5.0 to 12.0 dwelling units per acre.
*Public Participation Summary:
8.
The applicant complied with the Maricopa County Public Participation Process with the
required posting of the property and notification to the adjacent property owners within
300’ of the subject site and the area of interest groups. Staff has received one (1) letter
from ADOT noting that they are neutral on the subject application and one (1) letter from
the Arizona Fire & Medical Authority providing their guidelines to fire code requirements.
Staff has received two (2) notices of opposition from two (2) residents of the area. Staff
notes that the opposition received is within 300’ of the subject site; however, a
supermajority has not been triggered in either the area of parcels opposed or the number
of parcels in opposition. The opposition generally centers on the fact that there is already
Z2021096
Page 5 of 7
an RV & Boat storage facility operating under SUP Z2014003 less than one mile from the
subject site, and concerns regarding noise and dust from these commercial activities
within the rural zoning district.
9.
In order to address the noise and dust concerns of the residents of the area the applicant
contacted the residents opposed offering to increase the screen wall height from the
minimum county requirement of 6’ high for CMU Block wall to 8’. Staff is supportive of this
change to screening height and the applicant has agreed to provide an 8’ CMU Block
Wall along the perimeter of the site where adjacent to residential development.
10.
*The City of Peoria, provided comment noting that their current General Plan Land Use
Designation for the site is Estate Density Residential and that RV Storage would not align
with the existing single-family uses in this area
Outstanding Concerns from Reviewing Agencies:
11.
None received to date
Staff Analysis:
12.
Staff is of the opinion that the requested SUP is consistent with the existing uses in area.
Historical Aerials show that the proposed use will not introduce activity that is out of
character for the area and while the underlying land use designation for the site is open
space, the surrounding area has primarily developed as a mix of low-density residential
and light-industrial uses. The existing development of the area is in character with the
proposed use such as aggregate mining, and vehicle storage facilities located within
1000’ of the subject site.
2014 Historical Aerial
Z2021096
Page 6 of 7
13.
As such, while the proposed SUP is not in alignment with the County Area Plan (which
provides a future land use plan for the general region) or the City of Peoria General Plan,
staff believes the proposed project is in character with existing land uses in the immediate
area and further, the approval of the subject SUP would allow for the continued
operation of the facility and facilitate the permitting of the site screening in order to bring
the site into compliance with the Maricopa County commercial screening standards.
Recommendation:
14.
For the reasons outlined in this report, staff recommends the Commission motion for
Approval, subject to conditions ‘a’ – ‘g’.
a.
Development of the site shall be in substantial conformance with the Site Plan
entitled “2”, consisting of 2 full-size sheets, dated September 22, 2021, and
stamped received October 1, 2021, except as modified by the following
conditions. Staff will determine if slight refinements to the site plan remain in
substantial conformance. Amendments may be major or minor 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 “Crossriver RV Storage LLC”, consisting of 5 pages, dated August
10, 2021, and stamped received October 1, 2021, except as modified by the
following conditions.
a.
The following Planning Engineering conditions shall apply:
1.
Engineering review of planning and/or zoning cases is for conceptual
design only. All development and engineering design shall be in
conformance with Section 1205 of the Maricopa County Zoning
Ordinance; Drainage Policies and Standards; Floodplain Regulations for
Maricopa County; MCDOT Roadway Design Manual; and current
engineering policies, standards and best practices at the time of
application for construction.
2.
Based on the conceptual design nature of the information submitted,
changes to the site layout may be necessitated by the final engineering
design of the site.
3.
Detailed Grading and Drainage Plans must be submitted with the
application for Building Permit.
b.
This special use permit is valid for a period of twenty (20) years and shall expire on
February 2042, 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.
c.
Site Screening: 8’ minimum CMU Block Wall on the south, east, and west property
boundaries. 6’ minimum CMU Block Wall on the north property boundary.
d.
All buildings subject to noise attenuation as per ARS § 28-8482(B).
Z2021096
Page 7 of 7
e.
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.
f.
The property owner/s and their successors waive claim for diminution in value if
the County takes action to rescind approval due to noncompliance with
conditions.
g.
The granting of this change in use of the property has been at the request of the
applicant, with the consent of the landowner. The granting of this approval allows
the property to enjoy uses in excess of those permitted by the zoning existing on
the date of application, subject to conditions. In the event of the failure to comply
with any condition, and at the time of expiration of the Special Use Permit, the
property 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:
Jose Castañeda, Planner
Reviewed by:
Matthew Holm, AICP, Planning Supervisor
Attachments:
Case Map (1 page)
Site Plan (2 pages)
Narrative Report (5 pages)
MCDOT comments (1 page)
MCESD comments (1 page)
ENG comments (5 pages)
ADOT comments (1 page)
AFMA Comments (2 pages)
Letters of Opposition (4 pages)
Correspondence from applicant (7 pages)
City of Peoria Letter ( 1 page)
M
ARICO
PA CO
UN
TY
/
M
aricopa County Planning & Developm
ent - Phoenix, AZ
4
G
ross Acres: 3 approx.
G
enerated Decem
ber 23, 2021 18:12 PM
Z2021096
Application Nam
e:
Legal Description
Crossriver RV Storage EDR
Applicant
Case Address
,
G
ary M
cCoskey
11819 W
HARM
O
NY Ln
Applicant Phone/Em
ail
Parcel Prim
ary:
520.203.4800
gary@
crossriverrv.com
SUN CITY AZ 85373
M
ap scale 1:927
Supervisor District No.
503-67-861B, 503-67-861C
TO
O
BTAIN A SPECIAL USE PERM
IT FO
R AN RV STO
RAG
E FACILITY O
N APNS 503-67-861B &
503-67-861C.
5.3585 in
m a r
SITE PLAN
FOR
"CROSSRIVER RV STORAGE"
11819 W. HARMONY LANE
SUN CITY , ARIZONA
SITE PLAN
FOR
"CROSSRIVER RV STORAGE"
11819 W. HARMONY LANE
SUN CITY, ARIZONA
m a r
Narrative Report
for:
Crossriver RV Storage LLC
11819 W Harmony Lane
Sun City, AZ 85383
Case #: Z2021096
Prepared by: Gary McCoskey, Agent
August 10, 2021
Purpose of Request
This request is for the issuance of a Special Use Permit to allow continued
operation of Crossriver RV Storage LLC on APN 503-67-861B and APN
503-67-861C.
Description of Proposal
Crossriver RV Storage LLC will continue to operate a Recreational Vehicle
storage facility on a 2.57 acre piece of land. The facility is primarily
accessed by customers on a “self-serve” basis daily between the hours of
6:00 a.m. and 9:00 p.m. A customer service agent will be on site Monday
through Friday between 1:00 p.m. and 3:00 p.m. or as needed to facilitate
customer needs. The operation is intended to be maintained by one
employee, with the assistance of vendors and subcontractors as needed.
The facility currently has a milled asphalt surface that has been graded and
compacted into place to maintain dust control. Parking spaces are itentified
with metal number signs and bordered with treated and painted 8ft timbers,
as used in select National Forest parking lots. Screening and noise
mitigation of the site from adjacent properties has not been an issue but will
be improved by enclosing the site with a 8ft (or 6ft if preferred by adjoining
neighbor) high masonry block wall along the perimeter. The entrance drive
will include a security entry gate made out of steel. The entry sign will be
constructed out of steel, mounted directly to the perimeter block wall, and
meet all standards set forth in “On Site Wall Signs”, Maricopa County
Zoning Ordinance 1403.2.1. There will be an on-site dump station that
utilizes a vault style holding tank.
Relationship to Surrounding Properties
This facility is located in an undeveloped area, surrounded by three large
material processing pits and a few homes on acreage. The facility currently
serves local clients who are unable the keep their RVs at their residence in
nearby track home subdivisions in Peoria; offering convenient parking for
Motorhomes, Travel Trailers, Boats, and other related vehicles. Most of
these type communities have restrictions on parking of Recreational-type
vehicles.
The immediate area of the facility appears to be made up of parcels similar
in size, condition, and use of the property. The existing use of the subject
parcels benefits the area by maintaining an organized, clean, and
professional site that meets commercial standards.
Beyond the immediate area, there is a mix of rural and high density
residential communities, as the area appears to be experiencing rapid
growth. Crossriver RV Storage will further help alleviate the need for
additional long term parking as development in this area continues.
Location and Accessibility
The subject site’s entrance is accessed off Harmony Lane, approximately
900 feet West of 117th Avenue.
Circulation System
Access to the site is by one driveway located directly off Harmony Lane.
From there clients enter through a security gate into the main area. In the
main area, parking spaces are laid out at an angle which will result in a
clockwise flow around the site and facilitate ease of backing into designated
parking spaces. Exit will be via the same gate and driveway that was used
to enter the site.
Development Schedule
Further improvements specified by the County will be completed in a single
phase.
Public Utilities and Services
Water:
Epcor
Telephone:
Qwest
Electric:
Arizona Public Service
Gas:
Southwest Gas
Cable TV:
Cox Communications
Sewer:
Private Septic
Refuse:
Parks and Sons
School District: Peoria Unified
Police:
Maricopa County Sheriff’s Office
Fire:
North County Fire & Medical District
Attachment A:
Area Overview
Overhead View
I:\TSM-Design Branch\Rajanikanth Thoutam\Traffic Impact Studies Review Comments\Cross River RV Storage\Cross River RV
Storage_Z2021096.doc
MCDOT -- TRAFFIC ENGINEERING
REVIEW COMMENT SHEET
1 of 1
Project Name: Cross River RV Storage
Location: 11819 W. Harmony Lane
MCDOT File No.: Z2021096
Date: 09-17-2021
Reviewer: Raj Thoutam, P.E.
Phone No.: 602-506-8940
Consultant: G-Mar Engineering
Project No.:
Plans Sealed By: Geoffrey Markowski, P.E.
Consultant Code:
A = Will Comply B = Deleted
C = Consultant to Evaluate
Item
Number
Sheet
Number
Comments
Consultant
Reply
= = =
1
2
= = =
1st 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:
None
Review Comments:
As site is estimated to generate fewer than 100 daily trips, the site traffic is
anticipated to have negligible impact on the surrounding roadway
infrastructure; therefore, there are no comments on the study.
The traffic statement is approved.
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) 372-2907
Fax: (602) 506-5813
TDD 602 506 6704
Maricopa County
Environmental Services Department
Water & Waste Management Division
DATE:
August 17, 2021
TO :
Jose Castaneda, Planning & Development Dept.
Planner
FROM:
Souren Naradikian, P.E.
Senior Civil Engineer
SUBJECT:
Cross river RV Storage. Z2021096
The Maricopa County Environmental Services Department (MCESD) has received
documentation for Recreational Vehicle storage facility at APS # 503-67-861B & 503-
67-861C.
According to the documents submitted, EPCOR and septic system will provide potable
water and sanitary sewer services. ATC and NOID for water and sewer are required
prior to any construction permits approvals.
Based on the above, MCESD raise no concern to this project to the Planning &
Development Department in Accela Automation on August 17, 2021.
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.
Doug Jones, P.E., CFM
Planning & Development
301 W. Jefferson St., Suite 170
Phoenix, Arizona 85003
Phone: (602) 372-0790
Fax: (602) 506-8762
www.maricopa.gov/planning
Email address:
Doug.Jones@maricopa.gov
Maricopa County
Planning & Development Department
Date:
October 15, 2021
Memo To:
Darren Gerard, AICP, Planning Manager, Department of Planning &
Development
Attn:
Jose Castaneda, Planner, Planning & Development Services
cc:
Michael Norris P.E., Engineering Manager, Planning and Development
Bob Fedorka, PE, Engineering Supervisor, Planning & Development
From:
Doug Jones, PE, CFM, Plans Examiner Engineer, Planning &
Development
Subject:
Z2021096 – Crossriver RV Storage SUP
APN(s):
503-67-861B & C
Engineering Review has reviewed the 2nd plan routed for review on 10/04/2021, for
the subject application and has the following no objections provided the following
stipulations are part of any approval:
DRAINAGE PLAN REVIEW
1.
OFFSITE HYDROLOGY
a.
Offsite flow from the north is mostly cut off by the berm on parcel across
Harmony Lane. Flow from the west flows down 119th Ave away from the
site. Minimal offsite flows. Historic flow on/off site must be maintained with
turned-block openings in block wall.
2.
ONSITE HYDROLOGY
a.
No Comments.
3.
ONSITE RETENTION
a.
No objections. Retention provided not shown on revised plans. Retention
volume which must be provided per discussion based on 1st submittal
plans, adding ½ street, and with below C values utilized is 19,573 ft^3.
Commercial Areas:
C=0.95
Undisturbed Areas/Basins:
C=0.5
ROWs:
C=0.95
4.
RETENTION DISPOSAL
a.
Provide notes with plans submitted for building permit requiring retention
basins to drain within 36 hours.
Page 2 of 5
5.
CROSS SECTIONS
a.
No Comments
6.
FINISHED FLOORS (PADS)
a.
No Comments.
7.
TOPOGRAPHY
a.
Prior to submission of plans for building permits, certification of the
topographic data will be required.
b.
Proposed contour lines must be annotated.
c.
Existing contour lines must be annotated and be gray shaded, or changes
to a dashed line type.
8.
FLOODPLAINS
a.
No SFHA, No Floodplain Comments.
9.
EROSION SETBACKS
a.
No concentrated flows, no Comments.
FLOOD CONTROL DISTRICT REVIEW
10. No SFHA, No Flood Control Comments.
Page 3 of 5
PND TRANSPORTATION PLAN REVIEW
11. Traffic statement is approved per review comments uploaded from MCDOT
dated 9/17/2021.
12. A right-of-way (R/W) permit will be required with the building permit for all work
in the R/W. Portion of R/W between paved road and parcel boundary must be
paved/concrete.
PND TRANSPORTATION PLAN REVIEW R/W INFORMATION
13. Harmony Lane (MCDOT Jurisdiction)
a.
Current Classification:Local
b.
Future Classification: Local
c.
Existing R/W:
20 Feet (1/2 street)
d.
Ultimate R/W:
20 Feet (1/2 street)
STORM WATER QUALITY REVIEW/INFORMATION
14. The subject site is located within the County’s Urbanized Area (will likely not
newly disturb more than 1 acre); and thus will not require a Storm Water
Pollution Prevention Permit (SWPPP) from the County. This does NOT
preclude the requirement to obtain a Notice of Intent to Discharge (NOID) from
the State (ADEQ), as may be required. Any new disturbance of more than 1
acre
will
require
a
SWPPP
from
the
County
–
See
https://www.maricopa.gov/DocumentCenter/View/6577
The following stipulations will apply:
1.
Engineering review of planning and/or zoning cases is for conceptual design
only. All development and engineering design shall be in conformance with
Section 1205 of the Maricopa County Zoning Ordinance; Drainage Policies and
Standards; Floodplain Regulations for Maricopa County; MCDOT Roadway
Design Manual; and current engineering policies, standards and best practices
at the time of application for construction.
2.
Based on the conceptual design nature of the information submitted, changes
to the site layout may be necessitated by the final engineering design of the
site.
3.
Detailed Grading and Drainage Plans must be submitted with the application
for Building Permit.
Please contact me with any questions.
Page 4 of 5
DRAINAGE PLAN REVIEW REFERENCES:
The Drainage Regulations are listed in Section 1205 of the MCZO:
https://www.maricopa.gov/documentcenter/view/272
Maricopa County Drainage Policies and Standards Manual:
https://www.maricopa.gov/DocumentCenter/Home/View/2369
For Additional Information See:
https://www.maricopa.gov/1635/Drainage-Review
FLOOD CONTROL DISTRICT OF MARICOPA COUNTY REFERENCES:
Floodplain Regulations for Maricopa County:
https://www.maricopa.gov/DocumentCenter/View/630
For Additional Information See:
https://www.maricopa.gov/3847/Flood-Control-District
PND TRANSPORTATION REFERENCES:
Residential Driveway Guidelines
https://www.maricopa.gov/documentcenter/view/362
Roadway Design Manual
http://www.mcdot.maricopa.gov/DocumentCenter/View/24883
Maricopa County Resolution for ROW Permits
https://www.maricopa.gov/documentcenter/view/364
For Additional Information See:
https://www.maricopa.gov/156/MCDOT
PND STORMWATER QUALITY (SWPPP) REFERENCES:
Storm Water Quality Management and Discharge Control Regulation
https://www.maricopa.gov/DocumentCenter/View/6577
Air Pollution Control Regulations Rule 310
https://www.maricopa.gov/DocumentCenter/View/5354
For Additional Information See:
https://www.maricopa.gov/3980/Water-Sewage-Stormwater-Waste
Page 5 of 5
Abbreviations Key:
Drainage:
DD =
Department Directive (See: http://www.maricopa.gov/1911/Department-
Directives)
MCZO =
Maricopa County Zoning Ordinance
DPSM =
Maricopa County Drainage Policies and Standards
SSA =
State Standard Attachment
DDMV1= Maricopa County Drainage Design Manual – Hydrology
DDMV2 = Maricopa County Drainage Design Manual – Hydraulics
Flood Control:
FRMC =
Floodplain Regulations for Maricopa County
PND Transportation:
RDM =
MCDOT Roadway Design Manual
RDG =
MCDOT Residential Design Guidelines
MSRP =
MCDOT Major Streets and Routes Plan
PND Storm Water:
SWMDCR=
Maricopa County Storm Water Quality Management and Discharge
Control Regulation
DDMV3= Maricopa County Drainage Design Manual – Erosion Control
APCR=
Maricopa County Air Pollution Control Regulations – Rule 310
From:
Peggy Fehlman
To:
Jose Castaneda (PND)
Subject:
Re: Z2021096 - Crossriver RV Storage
Date:
Wednesday, August 18, 2021 10:10:52 AM
Attachments:
image001.png
image002.png
Thank you for the notification of the above-referenced proposed development.
ADOT is neutral on zoning matters. As such, ADOT has no comment.
We appreciate receiving the notice, and the opportunity to review and comment. I am happy to assist with any other questions or concerns.
Kind Regards,
Peggy Fehlman
Right of Way Coordinator
ADOT Central District
2140 W. Hilton Avenue
Phoenix, AZ 85009
(602)712-6622 Office
www.azdot.gov
On Tue, Aug 17, 2021 at 2:20 PM Jose Castaneda (PND) <Jose.Castaneda@maricopa.gov> wrote:
Greetings,
Maricopa County Planning and Development has received the subject Special Use Permit application. County staff has scheduled a meeting
with the applicant on September 21, 2021 at 1:00 p.m. You have been identified as a stakeholder in the area of the subject application. You or
your authorized representative are invited to submit written recommendations/comments for the subject application which may be discussed at
the upcoming meeting.
Please feel free to contact me with any questions or comments you may have related to this case.
Best Regards,
Jose Castañeda
Planner
Maricopa County Planning & Development Department
301 W. Jefferson St., Suite 170, Phoenix, AZ 85003
Desk: 602-506-8358 | Fax: 602-506-3282
Jose.Castaneda@Maricopa.Gov
P&D is now 100% digital. Find information on our new permit process here.
ARIZONA FIRE & MEDICAL AUTHORITY
Protecting life and property and enhancing the well-being of all those that we serve.
18818 N. Spanish Garden Drive, Sun City West, AZ 85375 ⦁ P (623) 544-5400 ⦁ F (623) 544-5455 ⦁ www.afma.az.gov
The Arizona Fire & Medical Authority proudly serves the communities of Coldwater Ranch, Corte Bella, Cross River,
Dos Rios, Marisol Ranch, Pinnacle Peak County Island, Rancho Cabrillo, Rancho Silverado,
Rio Sierra, Sun City West, Sundero, Sun Lakes, Tonopah, and Wittmann
August 24, 2021
Jose Castañeda
Planner
Maricopa County Planning & Development Department
301 W. Jefferson St., Suite 170, Phoenix, AZ 85003
Desk: 602-506-8358 | Fax: 602-506-3282
Jose.Castaneda@Maricopa.Gov
RE: Z2021096 - Crossriver RV Storage
Mr. Castañeda,
After further review and a site visit of the proposed development, the following comments are
listed relating to the 2018 International Fire Code (IFC) with local amendments as adopted by
the Arizona Fire & Medical Authority (AFMA) are below:
501.4 Fire apparatus access roads shall be provided w/temp street signage & adequate water
supplies before & during const. for fire fighting & rescue, as approved by the code official.
3312 An approved water supply for fire protection, either temporary or permanent, shall be
made available as soon as combustible material arrives on the site. The area is limited to one
fire hydrant (119th Ave & Harmony) with unknown availability of flow and pressure. The
Authority request the applicant get the hydrant tested by a third party, and send the report to
the Community Risk Office.
D103.4 Dead-end fire apparatus access roads in excess of 150 ft. shall be provided with width
and turnaround provisions in accordance with Table D103.4.
503.2.2/D103.1 Fire apparatus access roads w/a fire hydrant shall be minimum of 26 ft. wide.
507.1 Required water supply- 1500 GPM
ARIZONA FIRE & MEDICAL AUTHORITY
Protecting life and property and enhancing the well-being of all those we serve.
18818 N. Spanish Garden Drive, Sun City West, AZ 85375 ⦁ P (623) 544-5400 ⦁ F (623) 544-5455 ⦁ www.afma.az.gov
The Arizona Fire & Medical Authority proudly serves the communities of Coldwater Ranch, Corte Bella, Cross River,
Dos Rios, Marisol Ranch, Pinnacle Peak County Island, Rancho Cabrillo, Rancho Silverado,
Rio Sierra, Sun City West, Sundero, Sun Lakes, Tonopah, and Wittmann
D103.6.2 Roads more than 26 ft. up to 32 ft. – post on one side as a fire lane. Generally, roads
36 ft. & greater do not require posting as a fire lane.
503.5.1 Security gates and barricades across access roads shall meet fire department
requirements. A deffered submittal and automatic gate system is required. Additionally a
Knox Key switch is required at the gate.
Appendix C Fire Hydrant locations
A full review of the project by AFMA is requested before the start of construction or
midifcation. The above comments are a guide to fire code requirements and not all-
encompassing.
Please contact my office if you have any further questions or concerns.
Respectfully,
Eric Kriwer
Deputy Chief/Fire Marshal
From:
Rachel Applegate (PND)
To:
Jose Castaneda (PND)
Subject:
FW: Online Form Submittal: Comment on a Planning Case
Date:
Tuesday, September 28, 2021 9:56:36 AM
From: noreply@civicplus.com <noreply@civicplus.com>
Sent: Tuesday, September 28, 2021 9:54 AM
To: Rachel Applegate (PND) <Rachel.Applegate@Maricopa.Gov>
Subject: Online Form Submittal: Comment on a Planning Case
Comment on a Planning Case
Comment on a Planning Case
(Section Break)
Case Number & Project
Name
Z 2021096 Special Use Permit
Comment
To Whom This May Concern,
In response to the notice of application for a Special Use Permit
for Case No. Z 2021096 a Storage Facility located at 11819 West
Harmony Lane, Sun City, AZ 85373 that has been filed.
Our neighborhood is zoned RURAL-43 not Commercial. Our
position is that we need to conserve and protect what's left of
rural land. Our concerns are that our Rural neighborhood is being
choked out by these Storage Lots , Semi Trucks and Mining
Companies and it is impacting our property value and growth
negatively.
We do not support another Special Use Permit in our Rural
Neighborhood; Parcel No. 503-67-003V - 11536 West Harmony
Lane (less than a mile) has a special use permit for a Storage Lot
currently. We feel that the Special Use Permit already granted to
Parcel No. 503-67-003V for a Storage Lot has given the
impression that Parcels can be 80%-90% covered or run
business without attempting to complying with Maricopa County
Zoning Ordinance Chapter 5 - Rural Zoning District Section 503.
We are slowly being surrounded by Asphalt Parking, RV’s,
Trailers, Boats, Storage Containers and Semi Trucks; causing
obstruction to our views, idling equipment noise and increasing
traffic of oversized vehicles. Parcels No. 503-67-871, 503-67-
870, 503-67-872, 503-67-873, 503-67-874 have been mined
away bringing the open pits closer to our roads (Rose Garden
Lane ,118th Avenue, Sun Valley Lane) and homes increasing
dust, noise and raising safety concerns mining so close to the
roads from soil erosion .
Bertrand Boutin
Trina Boutin
11806 West Rose Garden Lane Sun City, AZ 85373
623/210-4196
trinaboutin@gmail.com
Name
Trina L Boutin
Email Address
Trinaboutin@gmail.com
Phone Number
6232104196
Comment on a Planning
Case
[Submit Information ]
Email not displaying correctly? View it in your browser.
From:
PND Code Complaints
To:
Jose Castaneda (PND)
Subject:
FYI
Date:
Monday, September 13, 2021 3:05:18 PM
Attachments:
image001.png
image002.png
See expired permit B201503458 and Z2021096 not yet approved
Plus our new case V202101751 assigned to Scott Duncan
Julia Jett
Records Coordinator
Maricopa County Planning & Development Department
301 W Jefferson Street Suite 170, Phoenix, AZ 85003
Desk: 602-506-1510 | Fax: 602-506-3711
Julia.jett@maricopa.gov
From: noreply@civicplus.com <noreply@civicplus.com>
Sent: Monday, September 13, 2021 2:16 PM
To: PND Code Complaints <PNDCodeComplaints@maricopa.gov>
Subject: Online Form Submittal: Report a Code Violation
Report a Code Violation
Violator Information
Violation Address or
Parcel Number
503-67-861C , 503-67-861B
Violation Description
Storage Business out of a RU-43 Residential Property without
complying with Article 501.2 Section 10
Your Information
Your Name
Trina L Boutin
Your Telephone Number
6232104196
Your Email Address
Trinaboutin@gmail.com
Attach Pictures
503-67-861C,B.jpeg
The following information is optional but will expedite the process.
Legal Property
Description
Field not completed.
Owner Name
X9 CRVS, LLC Crossriver RV Storage
Assessor Parcel Number
503-67-861B , 503-67-861C
Email not displaying correctly? View it in your browser.
From:
gary@crossriverrv.com
To:
Jose Castaneda (PND)
Subject:
RE: Crossriver RV Posting Update
Date:
Monday, November 22, 2021 9:01:48 AM
Ok no problem, my misunderstanding. I should have opted for this originally.
I will make the corrections to the signs and send them over to you.
Thank You,
Gary McCoskey
-----Original Message-----
From: "Jose Castaneda (PND)" <Jose.Castaneda@maricopa.gov>
Sent: Monday, November 22, 2021 8:55am
To: "Gary McCoskey" <gary@crossriverrv.com>
Subject: RE: Crossriver RV Posting Update
Gary,
It looks like the materials were not received in time and the signs need to be updated to show the correct
location of the hearings as was shown in the hearing checklist I sent out earlier this month:
ATTENDANCE AT THIS HEARING SHALL BE ONLINE/TELEPHONIC ONLY. INSTRUCTIONS ON ATTENDANCE
AND HOW TO SUBMIT QUESTIONS/COMMENTS MAY BE FOUND AT: www.maricopa.gov/797 ONE WEEK
PRIOR TO THE HEARING DATE OR BY CONTACTING THE PLANNER AS NOTED BELOW.
I will need the signs to be updated to show this and the case will be continued to the following PZ which is in
January. I will send out an updated hearing checklist this week showing the new dates.
Jose Castañeda
Planner
Planning & Development
Desk: 602-506-8358
Jose.Castaneda@Maricopa.Gov
P&D is now 100% digital. Find information on our new permit process here.
From: Gary McCoskey <gary@crossriverrv.com>
Sent: Friday, November 19, 2021 2:05 PM
To: Jose Castaneda (PND) <Jose.Castaneda@maricopa.gov>
Subject: Crossriver RV Posting Update
Jose,
My wife sent out the customer labels and stamps yesterday to the new address you sent me.
Here are pics or the updated postings.
Please let me know if you need anything else. Thanks again for your help.
Have a great weekend.
Gary McCoskey
Sent from my iPhone
Begin forwarded message:
From: Laura LeDoux <lauralledoux@yahoo.com>
Date: November 19, 2021 at 12:54:17 PM PST
To: gary@crossriverrv.com
Subject: Pic
Sent from my iPhone
From:
gary@crossriverrv.com
To:
Jose Castaneda (PND)
Subject:
RE: Crossriver RV Posting Update
Date:
Tuesday, November 30, 2021 1:54:18 PM
Those days work fine. I will update the signs with new dates and the correct location and send you pics by 12/8.
-----Original Message-----
From: "Jose Castaneda (PND)" <Jose.Castaneda@maricopa.gov>
Sent: Tuesday, November 30, 2021 11:31am
To: "Gary McCoskey" <gary@crossriverrv.com>
Subject: RE: Crossriver RV Posting Update
Gary,
We can set the new PZ date to January 13, 2022 and the updated BOS date tentatively to February 9, 2020. I
need a response affirming if these dates work for you.
Thank you,
Jose Castañeda
Planner
Planning & Development
Desk: 602-506-8358
Jose.Castaneda@Maricopa.Gov
P&D is now 100% digital. Find information on our new permit process here.
From: Jose Castaneda (PND)
Sent: Monday, November 22, 2021 8:55 AM
To: Gary McCoskey <gary@crossriverrv.com>
Subject: RE: Crossriver RV Posting Update
Gary,
It looks like the materials were not received in time and the signs need to be updated to show the correct
location of the hearings as was shown in the hearing checklist I sent out earlier this month:
ATTENDANCE AT THIS HEARING SHALL BE ONLINE/TELEPHONIC ONLY. INSTRUCTIONS ON ATTENDANCE
AND HOW TO SUBMIT QUESTIONS/COMMENTS MAY BE FOUND AT: www.maricopa.gov/797 ONE WEEK
PRIOR TO THE HEARING DATE OR BY CONTACTING THE PLANNER AS NOTED BELOW.
I will need the signs to be updated to show this and the case will be continued to the following PZ which is in
January. I will send out an updated hearing checklist this week showing the new dates.
Jose Castañeda
Planner
Planning & Development
Desk: 602-506-8358
Jose.Castaneda@Maricopa.Gov
P&D is now 100% digital. Find information on our new permit process here.
From: Gary McCoskey <gary@crossriverrv.com>
Sent: Friday, November 19, 2021 2:05 PM
To: Jose Castaneda (PND) <Jose.Castaneda@maricopa.gov>
Subject: Crossriver RV Posting Update
Jose,
My wife sent out the customer labels and stamps yesterday to the new address you sent me.
Here are pics or the updated postings.
Please let me know if you need anything else. Thanks again for your help.
Have a great weekend.
Gary McCoskey
Sent from my iPhone
Begin forwarded message:
From: Laura LeDoux <lauralledoux@yahoo.com>
Date: November 19, 2021 at 12:54:17 PM PST
To: gary@crossriverrv.com
Subject: Pic
Sent from my iPhone
October 18, 2021
Crossriver RV Storage
11819 W Harmony Lane
Sun City, AZ 85373
RE: Z2021096 Special Use Permit
Dear Mr. Boutin and Mrs. Boutin,
Thank you for your response to the Public Notification Letter sent out for Special Use Permit Z2021096
request to Maricopa County.
I personally apologize for not making your acquaintance since my wife and I purchased the first parcel
from Adam Montano back in 2014. We have had the opportunity to meet the Camacho’s (Manny &
Maria), Michael Miller, Lisa Eakins, and Donna (directly East). You guys are the only neighbors that we
have not yet met.
I hear your concerns regarding Storage Lots in the neighborhood and large portions of parcels being
covered or having businesses run out of them without meeting County Zoning Ordinances. We have also
noticed this.
The main purpose of this request is to allow us to establish our own water and electric service. There are
no structures, lights, or anything else being added. Our property will essentially stay the same as it has
been over the last several years. The biggest thing that you would see is a brick wall on our adjoining
property line, which is a County requirement. However, prior to doing this, I would meet with you guys
to work out the details. The County Planner suggested that I offer raising the height of the brick wall to
8ft, to provide more “screening”, which I am open to.
Please let me know if you have any questions or would like to see more details on what has been
proposed to the County on this request. I am available by phone or happy to meet up with you at your
convenience.
Kind Regards,
Gary McCoskey
520.203.4800
From:
Jose Castaneda (PND)
To:
Rachel Applegate (PND)
Cc:
Matthew Holm (PND)
Subject:
FW: Case #Z2021096 Crossriver RV Storage
Date:
Wednesday, January 12, 2022 2:35:27 PM
Hi Rachel,
Here is the letter from Peoria.
Jose Castañeda
Planner
Planning & Development
Desk: 602-506-8358
Jose.Castaneda@Maricopa.Gov
P&D is now 100% digital. Find information on our new permit process here.
From: Cody Gleason <Cody.Gleason@peoriaaz.gov>
Sent: Wednesday, January 12, 2022 2:13 PM
To: Jose Castaneda (PND) <Jose.Castaneda@maricopa.gov>
Subject: Case #Z2021096 Crossriver RV Storage
Jose,
The City of Peoria would like to provide feedback on the above referenced case number for Crossriver RV Storage.
The site is within the City of Peoria Planning Area. The current General Plan Land Use Designation for the site is Estate Density Residential, which is intended for low‐
density developments that feature large lot single‐family neighborhoods. The proposed use of RV Storage would not align with the context of the General Plan Land Use
designation or the existing single-family uses in the area.
Should you have any questions regarding these comments please let me know.
Thank you for your time.
Cody Gleason, MBA, AICP
Principal Planner
Hours | Monday – Thursday 7:00am – 6:00pm
City of Peoria | Planning and Community Development
9875 N. 85th Avenue Peoria, AZ 85345
623.773.7645 | cody.gleason@peoriaaz.gov | peoriaaz.gov