12.Z250020 PZ Staff Report

Z250020 
Page 1 of 12 
 
 
Report to the Planning and Zoning Commission 
Prepared by the Maricopa County Planning and Development Department 
 
 
Case: 
Z250020 – HVRV 115th Ave. Storage  
 
 
 
 
Hearing Date: 
May 7, 2026 
 
Supervisor District: 
4 
 
 
 
  
 
Applicant: 
Shaine T. Alleman, Tiffany & Bosco  
 
Owner: 
Cornerstone Church 
   
Request: 
Zone Change from Rural-43 to C-3 CUPD 
 
  
 
Site Location: 
Generally located approx. 1,100’ south of the SEC of 115th Ave. & Happy 
Valley Pkwy. in the Peoria area 
 
  
Site Size: 
Approx. 6.0 acres 
 
Density: 
N/A 
 
County Island:  
Yes (City of Peoria) 
 
 
County Plan: 
White Tank / Grand Ave. Area Plan – Mixed Use Employment 
 
Municipal Plan: 
City of Peoria – Suburban Residential, Rural Residential, and Park / Open 
Space 
 
Municipal Comments: 
City of Peoria 
 
Support/Opposition: 
One opposition 
 
Recommendation: 
Approve with conditions

Z250020 
Page 2 of 12 
Project Summary: 
 
1. 
The applicant, Shaine T. Alleman of Tiffany and Bosco, is requesting a zone change from Rural-
43 to C-3 CUPD to entitle a proposed indoor RV and boat storage facility on parcel 201-22-025A. 
The property is currently vacant and is located along 115th Avenue, approximately 1,100’ south of 
the southeast corner of 115th Avenue and Happy Valley Parkway in the Peoria area. 
 
2. 
The subject property has been owned by Cornerstone Church since 2016 but remains vacant. The 
owner has abandoned its intention to develop a church on the property. Upon completion of 
entitlements, the current owner intends to sell the property to HVRV Storage, who owns and 
operates two existing RV and boat storage facilities in the vicinity: one west of the SWC of Happy 
Valley Rd. & Vistancia Blvd. and another east of 163rd Ave. & Grand Ave. Unlike the two existing 
facilities, the proposed facility would solely be indoor storage. The proposal is for 184 enclosed 
storage units within three separate buildings. The buildings would be oriented in a linear direction 
parallel to the north and south lot lines and would be separated by interior drive aisles measuring 
approximately 60’ wide. Enclosed storage spaces would each measure either 43’ x 14’ or 50’ x 14’ 
and provide a cumulative storage area of approximately 124,000 square feet. 
 
3. 
The proposal includes an RV wash bay and dump station toward the west end of the property, as 
well as a 1,200-square-foot office with an attached 800-square-foot storage room. Seven parking 
spaces, including one ADA-accessible space, will be provided for employees and customers.  This 
is consistent with MCZO Article 802.1, which requires that at least four parking spaces be 
provided for the storage facility office. Building materials onsite would consist of steel and block. 
Buildings would not exceed 20’ in height and lighting would be compliant with the outdoor lighting 
standards, including shielding, as established in MCZO Section 812. 
 
4. 
All buildings onsite would conform to required front and side setbacks, but the CUPD proposes 
to vary the minimum required rear setback. MCZO Section 504 requires a minimum 25’ rear 
setback adjacent to rural or residential zoning. Although the purpose of this variation is to 
maximize the number of storage spaces that can developed onsite, the project narrative justifies 
the request by noting that the adjacent land to the east is currently owned by the Bureau of Land 
Management (BLM) and is therefore not anticipated for residential development in the 
foreseeable future. The purpose of the required 25’ setback is to provide an adequate buffer 
between commercial uses and adjacent residential uses, whereas the lack of a neighbor to the 
rear of the property arguably negates the need for a large setback. The adjacent BLM land is also 
encumbered by floodway, further rendering it unlikely that it will be developed for residential uses 
in the foreseeable future. Furthermore, although the applicant is requesting to deviate the required 
rear setback, the plan of development shows that the storage buildings would still be set back no 
less than 5.5’ from the rear lot line to allow for the placement of retaining walls. 
 
5. 
The CUPD also proposes south- and east-facing walls of the storage buildings to fulfill portions 
of the required screening adjacent to the Rural-43 zoning district. Where buildings would not 
parallel the lot lines, an 8’ wall would provide continuous screening, including along the front lot 
line. At the driveway access points, access gates with Knox boxes would be provided. 
 
6. 
The following table (next page) contrasts the proposed CUPD development standards against 
base zoning district standards.

Z250020 
Page 3 of 12 
Proposed CUPD Development Standards 
 
REGULATION 
BASE ZONING 
DISTRICT 
REGULATIONS (C-3) 
PROPOSED ZONING DISTRICT 
REGULATIONS (C-3 CUPD) 
Maximum Height  
40’ 
40’ 
Minimum Front (West) Yard 
10’ 
10’ 
Minimum North Side Yard 
(Adjacent Zoning: C-3 CUPD) 
None Required 
None Required 
Minimum South Side Yard 
(Adjacent Zoning: Rural-43) 
10’ 
10’ 
Minimum Rear (East) Yard 
(Adjacent Zoning: Rural-43) 
25’ 
None Required 
Minimum Lot Area 
6,000 sq. ft. 
6,000 sq. ft. 
Minimum Lot Width 
60’ 
60’ 
Maximum Lot Coverage 
60% 
60% 
Minimum Parking Spaces 
(Storage Facility) 
4 
4 
Screening Along Side/Rear 
Lot Lines Adjacent to 
Rural/Residential Zoning 
Min. 6’ Solid Wall 
Min. 6’ Solid Wall  
and/or Building Walls 
 
Site Plan Excerpt 
 
 
 
7. 
The property is surrounded by developed private land to the north and south and undeveloped 
public lands to the east and west. The property is bordered to the north by an existing self-storage 
facility zoned C-3 CUPD and to the south by rural residential properties zoned Rural-43. The BLM 
owns the land to the east and the Arizona State Land Department (ASLD) owns the land opposite 
the west lot line. This State Trust land was annexed by the City of Peoria in October 2024.

Z250020 
Page 4 of 12 
Zoning District Map 
 
 
 
2026 Eagle View

Z250020 
Page 5 of 12 
2026 Site Aerial 
 
 
 
2026 Local Aerial

Z250020 
Page 6 of 12 
8. 
Access to the site would be provided via 115th Avenue. At the site itself, 115th Ave. is a 33’-wide 
patent easement aligned along the east side of a section line, which forms the property’s west 
(front) lot line. In other words, the patent easement corresponds with the westernmost 33’ of the 
property. However, there is no patent or access easement on the west side of the section line in 
the ASLD jurisdiction. For this reason, what normally would be the 33’ half-width will act as the 
full-width roadway. When staff received this application, there were two additional patent 
easements along the north and east sides of the property, but those have since been abandoned 
through the Board of Supervisors. The easement for 115th Ave. is the only remaining patent 
easement on the property. Since access to the property and the rural residences further south 
depends on this easement, it will remain in existence. 
 
9. 
The developer is proposing to provide two driveways into the property from the 115th Ave. 
easement, with ingress proposed at the northerly driveway and egress proposed at the southerly 
driveway. Both driveways would meet sight visibility requirements. The easement connects with 
115th Ave., a principal arterial maintained by MCDOT, approx. 95’ to the north. From this 
intersection, 115th Ave. continues northeast to connect with Happy Valley Parkway. Southwest of 
the intersection, the arterial is designated 117th Ave. and is within Peoria / ASLD jurisdiction. As 
required by MCDOT, the developer will pave the patent easement from the subject property north 
to intersect with the arterial. 
 
Roadway Exhibit 
Note: gravel surfacing related to the patent easement can be seen on the west side of the section line 
in ASLD jurisdiction; however, ASLD has stated it has no easement on its side of the section line.

Z250020 
Page 7 of 12 
10. 
The arterial is maintained by Peoria southwest of the section line and MCDOT to the northeast. 
The applicant has coordinated with both agencies. Peoria’s Traffic Division has deferred review 
to MCDOT but recommends that Maricopa County require paved access along the patent 
easement from the subject property’s driveways to the arterial and that the connection to be kept 
as perpendicular as feasible. 
 
11. 
MCDOT has approved the applicant’s traffic impact study (TIS). However, as of the publication of 
this staff report, MCDOT continues to review a design exception request for the offsite connection 
of the patent easement to its portion of the arterial. Approval of construction permits will be 
dependent upon MCDOT approval of this connection. However, since this connection is offsite, 
this does not affect review and approval of the plan of development (POD). Engineering has 
recommended a condition of C-3 CUPD zoning approval that driveway access to the MCDOT-
maintained arterial be paved, and that MCDOT must issue a permit concurrent with the building 
permit(s) prior to site development. 
 
Existing On-Site and Adjacent Zoning / Land Use: 
 
12. 
On-site: 
 
Rural-43 / Vacant 
North: 
C-3 CUPD / Happy Valley Self-Storage  
South: 
Rural-43 / Land Use 
East: 
Rural-43 / Vacant (Bureau of Land Management) 
West: 
PCD (City of Peoria) / Vacant (Arizona State Land Department) 
 
 
Utilities and Services: 
 
13. 
Water: 
 
EPCOR Water Arizona, Inc. 
Wastewater: 
EPCOR Water Arizona, Inc. 
School District: 
Peoria Unified School District 
Fire: 
North County Fire & Medical District (AFMA) 
Police:  
Maricopa County Sheriff’s Office (MCSO) 
 
Right-of-Way: 
 
14. 
The following table includes the existing and proposed half-width for the 115th Ave. right-of-way, 
as well as the future classification for the corresponding road, based upon the Maricopa County 
Department of Transportation (MCDOT) Transportation System Plan 2040 and Road Information 
Tool. The table also includes the width of the patent easement that continues from the arterial 
south along the section line and fronts the subject site. Generally, MCZO Article 805.1.2 requires 
that a minimum setback of 65’ be preserved along either side of a section line for future right-of-
way (as needed by MCDOT or a corresponding municipality). Prior to the MCZO update in January 
2026, this requirement was set at a minimum of 55’. However, in October 2017, MCDOT approved 
a reduction to 33’ for the subject property, corresponding with the existing width of the easement. 
Currently, MCDOT requires no additional right-of-way preservation along the subject property. 
 
Street Name 
Half-width Existing R/W 
Half-width Proposed R/W 
Future Classification 
115th Ave. 
(MCDOT R/W) 
65’ 
65’ 
Principal Arterial 
115th Ave. 
(easement) 
33’ 
(Full Width – East of 
Section Line Only) 
33’ 
(Full Width – East of 
Section Line Only) 
N/A

Z250020 
Page 8 of 12 
Adopted Plans: 
 
15. 
White Tank / Grand Avenue Area Plan (updated December 6, 2023): The county’s area plan 
designates the property for “Mixed Use Employment” land uses. This designation supports a mix 
of office, research, warehouse, light industrial, and similar employment uses, and discourages 
residential and general retail uses. Although the proposed storage facility will not be a significant 
employment generator, the relatively low traffic volumes that would be generated by this type of 
use make it a more appropriate type of commercial development adjacent to existing rural 
residential properties, especially in a location where the street frontage is limited to a patent 
easement. Staff further notes that the adjacent property to the north is also zoned C-3 CUPD for 
a self-storage facility. 
 
16. 
City of Peoria General Plan (updated October 30, 2024): Peoria’s general plan includes three land 
use categories that intersect over the subject property: suburban residential, rural residential, and 
park/open space, with the latter being associated with the periphery of the Agua Fria River and its 
tributaries. The suburban residential classification supports densities ranging from five to 12 
dwelling units per acre and is assigned to a small area on either side of the 115th / 117th Ave. 
arterial, whereas the rural residential classification supports densities up to one dwelling unit per 
acre and is assigned to land further south over the existing rural residential properties. 
 
Excerpt from Peoria GIS Map

Z250020 
Page 9 of 12 
Public Participation Summary: 
 
17. 
The applicant complied with the requirements of the citizen review process by posting the site 
and sending notification by first class mail to interested parties and adjacent property owners 
within 300’ of the site. Two signs were posted onsite in accordance with applicable regulations. 
 
18. 
As previously discussed, Peoria and ASLD both maintain jurisdiction over the land west of the 
property. Peoria expressed interest in the request during the initial review of the case, primarily 
due to the possibility that future offsite access improvements would impact its jurisdiction. 
Peoria did not provide a formal memo commenting directly on the application but kept in contact 
with County staff prior to the TAC meeting, to which Peoria staff requested an invitation. Peoria 
staff were among the attendees at the TAC meeting on July 1, 2025. The applicant subsequently 
met with Peoria staff for a pre-application meeting on July 30, 2025 to discuss potential traffic 
requirements. Peoria’s initial pre-application memo provided a list of requirements from its Traffic 
Division. However, after the applicant and developer modified their access plans, Peoria issued a 
revised memo rescinding its traffic comments and deferring further review to the County. Peoria 
provided copies of both memos to County staff and they are attached to this report. Peoria has 
issued no further comments since. 
 
19. 
ADOT responded to staff routing on June 9, 2025, confirming that no impacts to its facilities are 
anticipated. ASLD also responded to staff routing on June 10, 2025. ASLD called attention to the 
patent easement portion of 115th Avenue and commented that it is not aware of an access 
easement on its jurisdiction (i.e., on the west side of the section line). To staff, this was an 
indication that the patent easement portion of 115th Avenue measures a full width of 33’ only 
along the east side of the section line, not 33’ on both sides of the section line as is typical for a 
rural section line road. 
 
20. 
Staff received one item of citizen opposition on July 17, 2025 from a neighbor within 300’ of the 
subject property. The neighbor had received the applicant’s initial notification letter and 
expressed opposition to the attached drawings showing the proposed building walls at a setback 
of 10’ and stated he was under the impression that permanent structures were required to be set 
back 30’ from the property line due to easement restrictions. The neighbor did not elaborate 
further, and although he did not specify the setback of concern, staff believes he was referring to 
the south setback, which the plan of development shows at 10’ and is the side of the property 
most proximate to residential neighbors. Staff notes that there is no patent easement 
encumbering the property along the south lot line; there is an access easement along the south 
lot line that connects the adjacent residences to 115th Avenue, but this is entirely opposite the lot 
line from the subject property. The patent easements along the subject property’s north and east 
lot lines have been abandoned. Aside from the rear/east setback reduction requested with the 
CUPD overlay, the proposed development meets the required front, north side, and south side 
setbacks established by the base C-3 development standards, even with the south side 
considered a street side. Staff is not aware of any other easements encumbering the subject 
property. However, only access easements (including patent easements) impact how required 
building setbacks are measured. 
 
Outstanding Concerns from Reviewing Agencies: 
 
21. 
N/A

Z250020 
Page 10 of 12 
Staff Analysis: 
 
22. 
Staff supports the applicant’s request, which is consistent with adjacent commercial zoning and 
development further north along 115th Avenue. Storage facilities are generally low traffic 
generators, which will reduce its impact on neighboring residences and the existing roadway 
infrastructure. Furthermore, keeping the facility entirely indoors (save for onsite circulation), with 
storage unit doors faced toward the interior of the property, will reduce its impact on neighboring 
residences and facilitate an appropriate land use transition between the rural land uses to the 
south and the more intense commercial uses being developed to the north. To ensure that the 
transition in land uses remains appropriate, staff offers an additional CUPD development 
standard that would limit the allowed uses onsite to indoor storage facilities (including mini-
storage, self-storage, and RV & boat storage). 
 
Recommendation: 
 
23. 
Staff recommends the Commission adopt a motion recommending that the Board of Supervisors 
approve Z250020 subject to the following conditions ‘a’ – ‘h’: 
 
a. 
A Plan of Development is approved subject to the site plan entitled “HVRV – 115th Ave. 
Storage,” consisting of one full-size sheet, dated April 28, 2026, and stamped received 
April 28, 2026. The Plan of Development may be amended administratively under a 
separate application as long as the amendment complies with the established CUPD 
development standards approved by the Board of Supervisors. Staff may determine slight 
refinements to remain in substantial conformance with the approved site plan.  Minor and 
major amendments to the site plan will be determined in accordance with Chapter 3 of 
the Maricopa County Zoning Ordinance.   
 
b. 
Development of the site shall be in substantial conformance with the narrative report 
entitled “HVRV 115th Ave Storage,” consisting of 11 pages, dated April 28, 2026, and 
stamped received April 28, 2026, 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 905 
of the Maricopa County Zoning Ordinance; Drainage Policies and Standards; 
Floodplain Regulations for Maricopa County; MCDOT Roadway Design Manual; 
and current engineering policies, standards and best practices at the time of 
application for construction. 
 
2. 
Based on the conceptual design nature of the information submitted, changes to 
the site layout may be necessitated by the final engineering design of the site’s 
drainage infrastructure. 
 
3. 
Detailed Grading and Drainage Plans must be submitted with the application for 
Building Permits. 
 
4. 
When submitting the plans for a building permit include the septic facilities on the 
plans. Maintain a minimum 25 foot separation between septic facilities.

Z250020 
Page 11 of 12 
5. 
The site is encumbered by Federal Patent easements (west side). Unless 
abandoned, these easements must remain intact for their intended use. 
 
6. 
Driveway access to County road(s) must be paved and will require a permit from 
MCDOT issued concurrent with building permit(s) required for site development. 
Drainage flow along the roadway must be maintained. 
 
7. 
All adjacent roadway improvements required by MCDOT in the Traffic Study 
approval shall be permitted with building permits and in accordance with the 
current RDM standards. 
 
8. 
Retaining walls must be entirely on the property including the retaining wall 
footing(s). 
 
9. 
Approval of Traffic Statement does not constitute approval of other 
agencies/jurisdictions, R/W limits or geometric layout of Site Plan details. 
 
10. 
For underground retention, please refer to 
https://apps.pnd.maricopa.gov/plansubmittalchecklist (select commercial and 
check underground retention) for requirements specific to underground retention, 
including maintenance plan, soil brings indicating depth to groundwater and 75-
year certification. 
 
11. 
The owner or owner’s agent is required to provide Special Inspections for the 
excavation, bedding, placement, backfill, and overall construction of the 
underground retention system. A completed Special Inspection form must be 
submitted to the County as an addendum to the permit. FINAL DRAINAGE 
inspection will not be scheduled until the completed Special Inspection form has 
been submitted. 
 
12. 
Underground storage overflow pipe will be evaluated at time of final engineering 
design. Bleed-off pipes onto adjacent properties are not allowed. 
 
13. 
Must maintain historic drainage patterns. 
 
14. 
All retention basin(s)\Underground storage must drain within 36 hours per County 
requirements. 
 
d. 
The following C-3 CUPD standards shall apply: 
 
1. 
Permitted uses: Unless effective annexation into the City of Peoria, uses shall be 
limited to indoor storage facilities (including mini-storage, self-storage, and RV & 
boat storage). Other indoor uses may be permitted at the discretion of the Planning 
& Development Department and Environmental Services Department if sewer 
service is available to the site and with administrative approval of a Plan of 
Development. 
 
2. 
Minimum rear yard setback: none required.

Z250020 
Page 12 of 12 
3. 
Screening required along or generally parallel to any side or rear lot line abutting a 
rural or residential zoning district boundary: minimum 6’-high solid walls, including 
building walls. 
 
e. 
Prior to issuance of a building permit, written confirmation will be required from the 
emergency fire protection jurisdiction having authority that the facility has been designed 
in accordance with their regulations and requirements, and that emergency fire protection 
service will be provided to the facility. Prior to issuance of the certificate of occupancy, 
local fire protection jurisdiction review and approval will be required. 
 
f. 
Noncompliance with any of the conditions assigned to the approval of this Zone Change 
by the Maricopa County Board of Supervisors may be grounds for revocation in 
accordance with the requirements and procedures set forth in the Maricopa County 
Zoning Ordinance. 
 
g. 
The property owners and their successors waive claim for diminution in value if the County 
takes action to rescind approval due to noncompliance with conditions. 
 
h. 
The granting of this change in use of the property has been at the request of the applicant, 
with the consent of the landowner. The granting of this approval allows the property to 
enjoy uses in excess of those permitted by the zoning existing on the date of application, 
subject to conditions.  In the event of the failure to comply with any condition, the property 
may be considered for revocation to the zoning that existed on the date of application. It 
is, therefore, stipulated and agreed that revocation due to the failure to comply with any 
conditions does not reduce any rights that existed on the date of application to use, divide, 
sell, or possess the property, and that there would be no diminution in value of the property 
from the value it held on the date of application due to such revocation of the Zone 
Change. The Zone Change enhances the value of the property above its value as of the 
date the Zone Change is granted and reverting to the prior zoning results in the same value 
of the property as if the Zone Change had never been granted. 
 
 
Presented by: 
Nick Schlimm, Planner 
Reviewed by: 
Rachel Applegate, Planning Supervisor 
 
Attachments: 
Case Map (1 page) 
 
Site Plan (1 page) 
 
Narrative Report (11 pages) 
 
DPR comments (2 pages) 
 
MCDOT-approved TIS (1 page) 
 
MCDOT-approved R/W setback reduction (1 page) 
 
Record of Patent Easement Abandonment (5 pages) 
 
MCESD comments (1 page) 
 
City of Peoria pre-application comments (3 pages) 
 
City of Peoria revised pre-application comments (2 pages) 
 
ADOT comments (1 page) 
 
ASLD comments (1 page) 
 
Item of opposition (1 page)

/
Maricopa County Planning & Development - Phoenix, AZ
4
Gross Acres: 6 approx.
Generated April 22, 2026 3:45 PM
Z250020
Application Name:
Legal Description
HVRV 115th Ave Storage
Applicant
Case Address
4N 1E 7
Shaine Alleman
24951 N 117TH AVE
Applicant Phone/Email
Parcel Primary:201-22-025A
6024522712
SUN CITY, AZ 85373
Map scale 1:1,973
Supervisor District No.
Rezoning to allow for enclosed, garaged RV and boat storage. See narrative for additional details.

pp
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43'
60'
100'
59.25'
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40'
722'
588'
14'
(TYP)
14'
(TYP)
14'
(TYP)
43.5'
20'
8.5'
30'
s
APN: 201-21-055F
OWNER: GSA HAPPY VALLEY LP
ZONING: C-3
USE: STORAGE
APN: 201-21-049C
OWNER: VILLAGE AT PLEASANT RIVER LLC
ZONING: R-5
APN: UNKNOWN
OWNER: BLM
ZONING: R-43
USE: VACANT
APN: 201-22-027A
OWNER: MAKING WAFFLES TRUST
ZONING: R-43
SFR
APN: 201-22-026F
OWNER: WILLIAM E. COOK
ZONING: RU-43
USE: SFR
APN: 201-22-026C
OWNER: MAHAN BILLY TYLER
ZONING: RU-43
USE: SFR
APN: 201-22-026A
OWNER: JAMES STEVEN SR
ZONING: RU-43
USE: SFR
CITY OF PEORIA
APN: UNKNOWN
OWNER: ASLD
ZONING: PCD
USE: VACANT
APN: 201-22-025A
OWNER: CORNERSTONE CHURCH
ZONING: RU-43
USE: VACANT
14'
(TYP)
26'
62'
26'
167.4'
73.8'
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8'' W
8'' W
8'' W
8'' W
8'' W
8'' W
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
8'' W
8'' W
8'' W
2'' W
2'' W
2'' W
2'' W
2'' W
2'' W
2'' W
8'' W
8'' W
8'' W
8'' W
8'' W
6'' W
6'' W
6'' W
8'' W
8'' W
8'' W
8'' W
8'' W
SD
SD
W
W
W
SD
SD
SD
SD
SD
SD
SD
SD
SD
8'' W
8'' W
8'' W
8'' W
8'' W
8'' W
8'' W
8'' W
11'
20'
1266
1267
1268
1269
1270
1271
1272
1273
1274
1275
1276
1277
1267
1268
1269
1270
1271
1272
1273
1274
1275
1275
1274
1273
1272
1271
1270
1269
1268
1267
1266
1265
1264
1263
1262
1261
1260
1259
1258
1257
1276
1274
1261
1260
1259
1258
1257
1254
-1.2%
1267
1268
1269
1270
1270
1271
1272
1273
1270
1271
-1.6%
-1.4%
-1.7%
-1.7%
-1.9%
-1.3%
-1.6%
-1.4%
-1.5%
-1.4%
-1.4%
-1.6%
-1.0%
-1.0%
1266
1267
1268
1269
1270
1271
1272
1266
1267
1268
1269
1270
1271
1272
547.19'
162.34'
23+/-
EXISTING
DIRT ROAD
23+/-
EXISTING
DIRT ROAD
449.2'
179.81'
201.66'
124.91'
694'
115TH AVE.
33' PATENT
EASEMENT
310.45'
9'
(TYP)
TW: 1273.0
BW: 1271.0
TW: 1274.4
BW: 1269.3
TW: 1275.0
BW: 1273.5
TW: 1273.9
BW: 1268.0
TW: 1274.5
BW: 1273.5
TW: 1267.5
BW: 1262.0
TW: 1261.7
BW: 1260.7
TW: 1266.0
BW: 1262.0
TW: 1261.7
BW: 1255.7
TW: 1265.1
BW: 1261.7
TW: 1261.7
BW: 1259.9
TW: 1270.9
BW: 1265.3
FF:
1272.55
FF:
1272.33
FF:
1272.05
FF:
1271.77
FF:
1271.49
FF:
1271.21
FF:
1270.93
FF:
1270.65
FF:
1270.37
FF:
1270.09
FF:
1269.81
FF:
1269.53
FF:
1269.25
FF:
1268.97
FF:
1268.69
FF:
1268.41
FF:
1268.13
FF:
1267.85
FF:
1267.57
FF:
1267.29
FF:
1267.01
FF:
1266.73
FF:
1266.45
FF:
1266.17
FF:
1265.89
FF:
1265.61
FF:
1272.09
FF:
1271.80
FF:
1271.52
FF:
1271.23
FF:
1270.95
FF:
1270.66
FF:
1270.37
FF:
1270.09
FF:
1269.80
FF:
1269.52
FF:
1269.23
FF:
1268.94
FF:
1268.66
FF:
1268.37
FF:
1268.09
FF:
1267.80
FF:
1267.51
FF:
1267.23
FF:
1266.94
FF:
1266.65
FF:
1266.37
FF:
1266.08
FF:
1272.49
FF:
1272.26
FF:
1271.98
FF:
1271.70
FF:
1271.42
FF:
1271.14
FF:
1270.86
FF:
1270.58
FF:
1270.30
FF:
1270.02
FF:
1269.74
FF:
1269.46
FF:
1269.18
FF:
1268.90
FF:
1268.62
FF:
1268.35
FF:
1268.07
FF:
1267.78
FF:
1267.51
FF:
1267.23
FF:
1266.95
FF:
1266.67
FF:
1266.39
FF:
1266.11
FF:
1265.83
TW: 1268.4
BW: 1266.9
TW: 1268.9
BW: 1266.9
TW: 1272.5
BW: 1268.7
TW: 1271.8
BW: 1270.5
TW: 1273.6
BW: 1272.0
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36.82'
8'
8'
355.05'
57.14'
219.26'
314.58'
WARNING
IF THIS BAR DOES NOT
MEASURE 2" THEN
DRAWING IS NOT TO SCALE
REVISIONS
DATE
REV NO.
DATE
DESIGNED BY
DRAWN BY
CHECKED BY
PROJECT
DRAWING INFO
PAGE
0
1
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SHEET
kampfirepartners.com
C:\Users\ScottSevers\KampFire Partners LLC\Projects - Documents\AZ-25-001_HVRV 115th Ave Storage\Project Data\CAD\Site Plan\HVRV- Site Plan.dwg
Know what's below.
Call before you dig.
R
NORTH
0
30'
60'
SCALE: 1" = 30'
ENGINEER:
KAMPFIRE PARTNERS, LLC.
3440 YOUNGFIELD STREET #295
WHEAT RIDGE, CO 80033
CONTACT: ERIC VILLALOBOS, P.E.
PHONE: 915.539.0028
EMAIL: ERIC.VILLALOBOS@KAMPFIREPARTNERS.COM
OWNER:
CORNERSTONE CHURCH
21469 N 78TH AVENUE
PEORIA, AZ 85832
CONTACT: SHAINE T. ALLEMAN
PHONE: 602.452.2712
EMAIL: STA@TBLAW.COM
N 115TH AVENUE
EXISTING DIRT ROAD
EASEMENT UNKNOWN
STORAGE BLDG C
(51 UNITS)
STORAGE BLDG B
(84 UNITS)
STORAGE BLDG A
(49 UNITS)
OFFICE
OFFICE
STORAGE
800 SQ FT
SITE TABULATIONS:
APN: 201-22-025A
EXISTING ZONING: RU-43
PROPOSED ZONING: C-3 CUPD
PROPOSED: COMMERCIAL RV STORAGE
ZONE CHANGE FROM RU-43 TO C-3 CUPD
FOR HVRV-115 AVE. STORAGE
GROSS ACREAGE: 6.026
NET ACREAGE: 6.026
LOT COVERAGE: 49%
SCHOOL DISTRICT: PEORIA UNIFIED
BUILDING HEIGHT: 20'
1200 SQ FT
RV WASH BAY &
DUMP STATION
APPLICANT:
TIFFANY & BOSCO, P.A.
MARICOPA COUNTY, ARIZONA
04/28/2026
EV
SS
RS
AZ-25-001
SITE PLAN
01
C.1.0
HVRV - 115 AVE. STORAGE
REZONING CASE# Z250020
SITE KEYNOTES
INSTALL MEDIUM DUTY ASPHALT PAVEMENT
INSTALL VEHICULAR CONCRETE PAVEMENT
INSTALL CURB AND GUTTER
INSTALL CONCRETE SIDEWALK
INSTALL MAIN ACCESS GATE WITH KNOXBOX
INSTALL EMERGENCY ACCESS GATE WITH KNOXBOX
INSTALL 8' SCREEN WALL
INSTALL FIRE RISER ROOM
INSTALL FIRE RISER ROOM & STORAGE CLOSET (8.5' X 100')
INSTALL WASH BAY & RV DUMP STATION
INSTALL TRASH ENCLOSURE
INSTALL PROPANE TANK
INSTALL CONCRETE FILLED BOLLARD
INSTALL 1" DECORATIVE LANDSCAPE ROCK
LOADING ZONE / SPACE
INSTALL RETAINING WALL
EXISTING OVERHEAD POWER & POWER POLE
EXISTING PROPERTY FENCE
03
03
04
05
06
07
07
08
08
09
10
11
12
07
STORM KEYNOTES
INSTALL STORM DRAIN INLET
INSTALL STORM DRAIN PIPE
INSTALL 4' WIDE CONCRETE VALLEY GUTTER
INSTALL UNDERGROUND STORMWATER DETENTION SYSTEM
INSTALL EMERGENCY OUTLET PIPE - SIZE TO BE DETERMINED
INSTALL STORM DRAIN MANHOLE
GRADING KEYNOTES
LIMITS OF DISTURBANCE
HIGH POINT
LOW POINT
DRAINAGE SWALE
1200.00
WATER KEYNOTES
INSTALL 2" C900 PVC
INSTALL 6" C900 PVC
INSTALL 8" C900 PVC
INSTALL FIRE HYDRANT
INSTALL 1" IRRIGATION WATER METER
INSTALL 1-1/2" DOMESTIC WATER METER
INSTALL 6" FIRE WATER METER
INSTALL BACKFLOW PREVENTER
INSTALL IRRIGATION STUB OUT
SEWER KEYNOTES
LEGEND
D
Y
H
FIRE HYDRANT
SANITARY SEWER CLEANOUT
SANITARY MANHOLE
EXISTING SANITARY MANHOLE
STORM DRAINAGE INLET
FINISH GRADE SPOT ELEVATION
SLOPE ARROW
PROPOSED CONTOUR
EXISTING CONTOUR
CO
17
13
02
02
02
02
02
01
02
03
04
05
06
07
08
09
10
11
12
13
14
s
CONNECT TO EXISTING SEWER MANHOLE
INSTALL 8" PVC SDR 35 SANITARY SEWER SERVICE LINE
INSTALL 4" PVC SDR 35 SANITARY SEWER SERVICE LINE
INSTALL 4" SANITARY SEWER WYE CONNECTOR
INSTALL WATER / OIL SEPERATOR
INSTALL SANITARY SEWER CLEANOUT
INSTALL 48" SANITARY SEWER MANHOLE
50
51
52
53
52
52
14
14
50
51
52
53
15
18
UTILITY COMMITMENT:
PARKING REQUIREMENTS:
(1102.1.4)
NOTE: ONE (1) ACCESSIBLE STALL IS PROVIDED PER ARTICLE 1102.1
N. 117TH AVE
HWY 303
W. HAPPY VALLEY PKWY
PROJECT AREA
N. 115TH AVE
VICINITY MAP:
16
15
54
54
18
55
30
31
32
33
34
13
17
20
20
21
22
20
20
70
71
72
WATER & SEWER
EPCOR
FIRE PROTECTION
ARIZONA FIRE & MEDICAL
POLICE PROTECTION
MCSO
ELECTRICAL
ARIZONA PUBLIC SERVICE
NATURAL GAS
SOUTHWEST GAS
TELECOMMUNICATION
SPECTRUM / AT&T
REFUSE
WASTE MANAGEMENT
REQUIRED PARKING STALLS
6
PROPOSED PARKING STALLS
6
REQUIRED LOADING STALLS
1
PROPOSED LOADING STALLS
1
LIGHTING:
IN ACCORDANCE WITH MARICOPA COUNTY DARK SKY ORDINANCE (1112)
REQUIRE PHOTOMETRIC LIGHTING PLAN REQUIRED BUT VARIANCE IS
PROVIDED WITH NARRATIVE.
55
33
34
CONNECT TO
EXISTING WATER MAIN
 LOCATED APPROXIMATELY
175' AWAY IN N. 117TH AVE.
35
36
33
33
33
13
13
13
32
32
32
32
32
32
31
31
31
30
30
38
37
FF: 1273.0
70
37
38
35
36
18
56
56
33
70
70
70
70
70
73
72
73
16
16
16
22
22
72
21
21
21
21
21
21
21
21
01
74
74
PRELIMINARY DRAINAGE CALCS
V = C( P
12 )A
REQUIRED STORAGE VOLUME
C
P (100-yr 2hr, in)
Area (ac)
V (ac-ft)
V (cf)
0.95
2.99
6.026
1.43
62,134
INGRESS
ONLY
EGRESS
ONLY
EX. SEWER LINE
STORAGE BLDG A (43'x14')
49 UNITS
STORAGE BLDG B (50'x14')
84 UNITS
STORAGE BLDG C (50'x14')
51 UNITS
TOTAL UNITS
184
TOTAL STORAGE AREA
123,998 SQ FT
WASH BAY &
DUMP STATION (20' x 100')
2,000 SQ FT
(3) FIRE RISER ROOMS
        (1) 8.5' X 100'
        (1) 8' X 50'
        (1) 8' X 43'
1,594 SQ FT
OFFICE (30' X 40')
1,200 SQ FT
OFFICE STORAGE (30' X 26.67') 800 SQ FT
TOTAL SQUARE FOOTAGE
129,592 SQ FT
16
16
16
07
T = (V0 /Ab) * Id
Id = 15.6 min/in (REFERENCE GEOTECHNICAL REPORT, CMT TECHNICAL SERVICE)
PROPOSED BASIN DRAIN TIME = 34 HRS
01
09/25/2025
NOTES:
ALL PROPOSED RETAINING WALLS ADHERE TO MARICOPA COUNTY STANDARDS AND
SHALL BE DESIGNED TO A MAX HEIGHT OF 6'. RETAINING WALLS AND FOOTINGS ARE
TO BE LOCATED WITHIN THE PROPERTY.
02
11/12/2025
16
16
23
23
23
23
23
23
C.2.0
H
C.2.0
A
C.2.0
B
C.2.0
C
C.2.0
D
C.2.0
E
C.2.0
F
C.2.0
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77834
ERIC
VILLALOBOS
A
N
O
Z
I
R
A
,
A
U
S
A
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.
PRELIMINARY,
NOT FOR
CONSTRUCTION
11/05/2025
21
75
75
71
71
71
71
71
71
03
04/28/2026

Representative: 
Shaine T. Alleman 
 
 
 
Tiffany & Bosco, P.A. 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Maricopa County  
Zone Change to C-3 CUPD &  
POD Application 
Case # Z250020 
February 2026 (Revised April 28, 2026) 
HVRV 115th Ave Storage 
Proposed Zone Change & Plan of Development

1 
 
  
Zone Change Application (C-3 CUPD) & Plan of Development 
HVRV 115th Ave Storage - Application Narrative 
HVRV 115th Ave Storage  
Zone Change and POD Application Narrative 
 
Introduction and Purpose of Request 
The purpose of this request is to obtain approval of a Zone Change and Plan of 
Development (POD) Application to allow for all commercial uses allowed under the C-3 
zone on the Property, including the proposed indoor storage of boats and recreational 
vehicles as proposed herein. Any other development of the Property with C-3 land uses 
will be allowed through an administrative Amendment to the Plan of Development.  
The subject property is currently owned by Cornerstone Church and consists of 
approximately 6.03 acres located on the east side of 115th Avenue, south of the SWC of 
117th Avenue and Happy Valley Road, and is identified with Maricopa County (the 
“County”) Assessor Parcel Number 201-22-025A (the “Property”). The attached Regional 
Context Aerial Map and Context Aerial Map have been included to illustrate the location 
of the Property and the surrounding area. 
The Property is currently zoned Rural 43 (RU-43) as shown on the attached Maricopa 
County Zoning Map. Section 805.2 of the Maricopa County Zoning Ordinance (“MCZO”) 
outlines the allowed uses under the C-3 (General Commercial Zoning District) as follows: 
“Commercial storage of mobile homes, manufactured, homes, travel trailers, recreation 
vehicles, boats and aircraft.” The C-3 zone also allows the C-2 land use of “Self-storage 
facilities.”  
The Property is also designated by the White Tanks Grand Avenue Area Plan with the 
“Mixed Use Employment” land use designation as shown on the attached Maricopa 
County – White Tanks Grand Avenue Area Plan. This designation is also part of the 
surrounding parcels to the Property. This land use designation allows for a mix of office, 
research, warehouse, light industrial, and support employment uses on the same or 
adjacent parcels. 
As such, the Applicant is requesting the review and approval of a Zone Change from RU-
43 to C-3 to allow for indoor, enclosed storage facilities that will be marketed primarily 
for the storage and recreational vehicles and boats, but could also be used for indoor 
commercial storage of other personal items.  
Storage Facility Owner/Operator 
The storage facility will be owned and operated by HVRV storage, which has successfully 
operated two (2) other outdoor RV & boat storage facilities nearby. HVRV provides top-
tier storage solutions for RVs, boats, trailers and everything in between. It provides safe 
and secure storage with 24-hour surveillance and service. The concept with this location

2 
 
  
Zone Change Application (C-3 CUPD) & Plan of Development 
HVRV 115th Ave Storage - Application Narrative 
will be to provide completely enclosed spaces that will provide additionally security and 
enhanced storage for vehicles and personal items.  
Description of Property 
The Property is currently within the jurisdiction of Maricopa County and is zoned Rural-
43 (RU-43). The Property has remained vacant and underutilized for many years and 
Cornerstone Church has abandoned its plans to build a church on the Property. 
It should be noted that parcels to the north and northeast of the Property have recently 
development with an outdoor/indoor storage use, a QuikTrip fuel station/convenience 
store, and a multifamily residential use (Village at Pleasant River).  
The following is the surrounding land use context: 
• North:  
o Jurisdiction: Maricopa County  
o Zoning: 
C-3 CUPD, C-1 CUPD, and C-2 CUPD 
o Land Uses: 
These properties are owned by GSA Happy Valley LP 
(outdoor/indoor storage) and QuikTrip Corporation (fuel station and c-
store), and other commercial uses. 
• East:     
o Jurisdiction: Maricopa County 
o Zoning: 
Rural-43 and R-5 
o Land Uses: 
Directly to the east is property owned by the Bureau of Land 
Management and is vacant. Property to the north and east ha is owned by 
Village at Pleasant River LLC and is being developed for multifamily 
residential uses.  
• West:  
o Jurisdiction: City of Peoria 
o Zoning: 
Planned Community District (PCD) 
o Land Uses: 
These properties are owned by the ASLD and are vacant. The 
uses planned for this area include a variety of commercial, light industrial, 
and residential uses.  
• South:   
o Jurisdiction: Maricopa County 
o Zoning: 
RU-43 
o Land Uses: 
These properties are zoned as RU-43, but appear to have been 
split into lot sizes that are substandard to the required 1 acre and developed 
as residential development. 
Overall, the surrounding properties have been developed into commercial and 
residential lots and there are vacant lots to the west that not been used for development.

3 
 
  
Zone Change Application (C-3 CUPD) & Plan of Development 
HVRV 115th Ave Storage - Application Narrative 
Access to the Property is from 115th Avenue, which connects to N. 117th Avenue and then 
W. Happy Valley Road for regional access. The developer intends on working with 
Maricopa County and the City of Peoria, as may be required, to ensure that adequate 
access is established to the Property for the proposed uses. The Property is effectively 
located close to prime access areas that are required and associated with the proposed 
use. 
Due to the adjacent commercial uses and the buffering that will be provided with this 
use, the proposed development will have no detrimental impacts on neighboring 
properties as the use is compatible with the established land uses and provides a 
neighborhood service that will be welcome to the residents in the area.  
Location and Accessibility 
The Property is in a great location to provide a quality indoor storage facility for the 
surrounding region. The main access to Property is from N. 115th Avenue to the west. 
115th Avenue connects to the north to N. 117th Ave and then further north to Happy Valley 
Road.  
Paving of N. 115th Avenue to the connection of 117th Avenue will be provided by the 
developer of the Property. The Applicant is processing the abandonment of patent 
easements for the north and east Property boundary lines with Maricopa County 
Department of Transportation (MCDOT). The west 33’ patent easement will remain to 
facilitate the required right of way, which will ensure proper and legal access to the 
Property. The Property owner will work with MCDOT on the access requirements from 
the west patent easement to the Property.  
A Traffic Impact Statement dated April 24, 2025, conducted by Greenlight Traffic 
Engineering, has been provided with the Application. Overall, the Traffic Impact 
Statement demonstrates that there will be very minimal traffic produced by the proposed 
use and will have minimal impacts on the adjacent roadway networks.  
Proposed C-3 CUPD Development 
The requested Zone Change will enable the developer to develop the Property with the 
proposed indoor storage facility.  
The provided Site Plan proposes a quality design and efficient layout for the storage use. 
It proposes a total of 184 enclosed storage units within three (3) separate buildings. All 
enclosed spaces are drive-up units to include: 1) 49 storage units that are 43’ x 14’, 2) 84 
storage units that are 50’ x 14’, and 3) 51 storage units that are 50’ x 14’. The total storage 
units are 184 with a combined storage area of 123,998 square feet.  
Customers of the storage facility will have access to an RV wash bay and dump station 
that is located on the west side of the Property. Ingress to the Property will be from the 
north driveway, which will access a loop driveway for the Property. Egress will be from

4 
 
  
Zone Change Application (C-3 CUPD) & Plan of Development 
HVRV 115th Ave Storage - Application Narrative 
the south driveway. The driveway access points will be gated and accessed with a 
keypad. This secured access will also be enhanced with 24-hour camera surveillance to 
ensure the utmost security.  
A 1,200 square foot office and 800 square foot office storage area will be located on the 
west side of the Property nearest to the entry driveway. Parking for the use is required to 
be 6 parking spaces, and the Site Plan provides 6 parking spaces.  
Building materials will consist of steel and block and the proposed storage buildings will 
not exceed 20’ feet in height. Lighting on the buildings will be dark sky compliant. The 
cut sheet for the lighting is provided with this Narrative for review and comment. 
Building setbacks will be 0’ on the north adjacent to the existing storage facility, 0’ on the 
east adjacent to the vacant, wash area, 10’ on the south adjacent to the existing dirt access 
road, and 25’ on the west adjacent to N. 115th Avenue. 
Summary of Proposed C-3 CUPD Development Standards 
The chart below further outlines the proposed development standards from the C-3 
Development Standards under the MCZO. Proposed deviations from the C-3 
Development Standards, as part of the CUPD request, are shown in the chart below. All 
other applicable C-3 development standards not addressed herein shall be applicable. 
 
Commercial Unit Plan of Development Standards Summary 
Development  
Standard 
Base Zoning District 
Regulation (C-3) 
Proposed Zoning District 
Regulation (C-3 CUPD) 
Article 805.4.3 – 
Rear Yard 
Regulation 
None required except that where a 
lot abuts a rural or residential 
zoning district whether or not 
separated by an alley, there shall be 
a rear yard having a depth of not less 
than 25 feet 
None required 
Article 805.9.1 - 
Site Enclosure 
and Screening 
Regulation 
A solid wall, not less than six feet in 
height, shall be required along and 
adjacent to any side or rear property 
line abutting any rural or residential 
zone boundary at the time of 
development. 
A solid wall or building walls, not 
less than six feet in height, shall be 
required along or generally parallel 
to any side or rear property line 
abutting any rural or residential 
zone boundary at the time of 
development to provide effective 
site screening.

5 
 
  
Zone Change Application (C-3 CUPD) & Plan of Development 
HVRV 115th Ave Storage - Application Narrative 
The CUPD Request Meets MCZO Requirements 
The MCZO states “the purpose of the Commercial Unit Plan of Development is to allow 
variations in development standards in commercial which require special design 
techniques or flexibility due to topography, innovative or sustainable project design, or 
other considerations.”  
The requested rear yard deviation is adjacent to a vacant, rural lot that is owned by the 
Bureau of Land Management (BLM). Due to elevation slopes and the Twin Buttes Wash 
located east of the Property, this area is severely limited for residential development, 
which this regulation is intended to protect. An 8’ wall is proposed at the east Property 
line, which is in addition to the minimum 6’ screen wall that is required under Article 
805.9.1.a. This additional screening is being provided in lieu of the rear yard requirement. 
Additionally, the north and south boundary line screen walls are being replaced by 
utilizing the storage building wall as the screen. 
No additional deviations are necessary and all other zoning regulations not described 
herein will comply with the provisions of the MCZO. 
Community Facilities and Services 
Water and sewer utility services to the Property will be provided by the EPCOR for water 
and sewer. The Applicant has received a will serve letter from EPCOR, which has been 
provided herein. EPCOR has sufficient capacities to service the proposed development. 
The following table outlines the other public utilities and services for the Property. 
UTILITY COMMITMENT TABLE 
Telephone & Cable Television 
  
Spectrum / AT&T 
 
 
  
Electricity 
  
Arizona Public Service 
 
 
 
Gas 
Southwest Gas 
 
 
  
Refuse 
  
Waste Management 
 
 
  
Fire Protection Services 
 
Arizona Fire and Medical Authority 
(Northern County Fire & Medical District) 
Police Services 
Maricopa County Sheriff 
Will Serve Letter Provided

6 
 
  
Zone Change Application (C-3 CUPD) & Plan of Development 
HVRV 115th Ave Storage - Application Narrative 
 
Drainage  
Preliminary Drainage information has been on the Site Plan with this Application. 
Public Outreach and Response to Citizen Input 
The Applicant will conduct a thorough public outreach effort for the proposed Zone 
Change and POD Applications during the review process. These efforts will include 
letters to property owners within 300’ of the Property and the interested parties list as set 
forth by Maricopa County and the required notification signage. The proposed outreach 
process is addressed within a Citizen Participation Plan provided with this Application. 
Conclusion 
The proposed rezoning of the Property to C-3 will allow for a quality enclosed RV and 
boat storage facility that is in demand in the area. While there are other storage facilities 
in the area, this proposal differentiates itself by provide indoor storage for vehicle owners 
that want an upgraded storage service to protect their investments. This location will 
provide that for the community and will be a welcome benefit to both local and regional 
residents.  
We respectfully request the approval of this Zone Change and POD Application to allow 
for the proposed use and development. We look forward to working with County staff 
on this proposed development.

Regional Context Aerial Map
HVRV 115th Ave. Storage
APN: 201-22-025A
Acres: 5.34
Happy Valley Road
SUBJECT 
PROPERTY
115th Avenue

Context Aerial Map
HVRV 115th Ave. Storage
QT Gas 
Station
Happy Valley 
Outdoor RV & 
Self Storage
Commercial 
Uses
(Future)
Village at 
Pleasant River
(multifamily 
residential)
Future Mixed Use 
Area 
(Residential, 
Commercial, 
Industrial)
Owned by ASLD

Maricopa County Zoning Map
HVRV 115th Ave. Storage
SUBJECT 
PROPERTY

Maricopa County – White Tanks Grand Avenue Area Plan
HVRV 115th Ave. Storage
SUBJECT 
PROPERTY
SUBJECT 
PROPERTY
Happy Valley Road
Deer Valley Road
Loop 303 Freeway
107th Avenue

James Philbin, P.E. 
Planning & Development 
301 W. Jefferson St., Suite 170 
Phoenix, Arizona 85003 
Phone: (602) 372-4362 
Fax: (602) 506-8762 
www.maricopa.gov/planning 
Email address: 
James.Philbin@maricopa.gov 
  
Planning & Development 
 
Engineering Plan Review 
 
 
Date:    
April 07, 2026 
 
Memo To: Darren Gerard, AICP, Planning Manager, Department of Planning & 
Development 
 
Attn: 
Nicholas Schlimm, Planner, Planning & Development Services 
 
cc: 
Bob Fedorka, PE, Engineering Manager, Planning & Development 
 
From: 
James Philbin, PE, Plans Examiner Engineer, Planning & Development 
 
Subject:   
Z250020 – Zone Change RU-43 to C-3 CUPD  
APN(s): 
201-22-025A 
Engineering Review has reviewed the third plan and report routed for review on 
03/18/2026, for the subject application and has no objections subject to the following 
stipulations: 
 
The following stipulations will apply: 
 
1. Engineering review of planning and/or zoning cases is for conceptual design 
only. All development and engineering design shall be in conformance with 
Section 905 of the Maricopa County Zoning Ordinance; Drainage Policies and 
Standards; Floodplain Regulations for Maricopa County; MCDOT Roadway 
Design Manual; and current engineering policies, standards and best practices 
at the time of application for construction. 
 
2. Based on the conceptual design nature of the information submitted, changes 
to the site layout may be necessitated by the final engineering design of the 
site’s drainage infrastructure. 
 
3. Detailed Grading and Drainage Plans must be submitted with the application 
for Building Permits  
 
4. When submitting the plans for a building permit include the septic facilities on 
the plans. Maintain a minimum 25 foot separation between septic facilities.  
 
5. The site is encumbered by Federal Patent easements (west side). Unless 
abandoned, these easements must remain intact for their intended use.  
 
6. Driveway access to County road(s) must be paved and will require a permit 
from MCDOT issued concurrent with building permit(s) required for site 
development. Drainage flow along the roadway must be maintained. 
 
7. All adjacent roadway improvements required by MCDOT in the Traffic Study 
approval shall be permitted with building permits and in accordance with the 
current RDM standards.

Page 2 of 2 
 
 
 
8. Retaining walls must be entirely on the property including the retaining wall 
footing(s).  
 
9. Approval of Traffic Statement does not constitute approval of other 
agencies/jurisdictions, R/W limits or geometric layout of Site Plan details. 
 
10. For underground retention, please refer to  
https://apps.pnd.maricopa.gov/plansubmittalchecklist  (select commercial and 
check underground retention) for requirements specific to underground 
retention, including maintenance plan, soil brings indicating depth to 
groundwater and 75-year certification. 
 
11. The owner or owner’s agent is required to provide Special Inspections for the 
excavation, bedding, placement, backfill, and overall construction of the 
underground retention system. A completed Special Inspection form must be 
submitted to the County as an addendum to the permit. FINAL DRAINAGE 
inspection will not be scheduled until the completed Special Inspection form 
has been submitted. 
 
12. Underground storage overflow pipe will be evaluated at time of final 
engineering design. Bleed-off pipes onto adjacent properties are not allowed.   
 
13. Must maintain historic drainage patterns. 
 
14. All retention basin(s)\Underground storage must drain within 36 hours per 
County requirements.

HVRV – N 115th Avenue Storage
Traffic Statement
Happy Valley Rd & 115th Ave
Greenlight Traffic Engineering, LLC
Z250020
Plans Sealed By
Collette M. Frohlich, P.E.
Laxmikanth Narwa, P.E.
Laxmikanth.Narwa@maricopa.gov
Int. Review No.
Date
Item No.
Page No.
Review Comment
Code
LN
1
6/18/2025
1
Site Plan
115th Avenue on the site frontage (unpaved roadway) is not maintained by MCDOT. Therefore, 
MCDOT will not accept any R/W dedication on this roadway. Furthermore, the easements on 
the parcel boundaries must not be referred as R/W. 
LN
1
6/18/2025
2
Site Plan
All the access connections to 115th Avenue and any roadways built for internal usage must 
remain private. As MCDOT doesn't maintain 115th Avenue on the site frontage, the driveways 
must remain private. The Developer must comply with the private roads requirements as 
necessary and as outlined in the latest MCDOT Roadway Design Manual (Refer to Chatper 7) 
for securing permits for the proposed site development.
LN
1
6/18/2025
3
General
Due to proximity to the City of Peoria facilities, the Developer must contact the City of Peoria 
for their review and approval of the current Traffic Impact Study. Upon authorization from the 
City, provide a copy of such authorization to MCDOT for its' records.
LN
1
6/18/2025
4
General
Based on the estimated trip generation, information provided in the traffic impact study, and 
the location of the site parcel, County estimates that the proposed development will have 
minimal to no impact on County facilities surrounding the site. Therefore, MCDOT has no 
further comments on the traffic impact study.
LN
1
6/18/2025
5
General
Approval of Traffic Impact Study does not constitute approval of other agencies/jurisdictions, 
R/W limits or geometric layout of Site Plan details.
This Traffic Impact Study is Approved As Noted Above
Discipline
Consultant
Signature
Date
The proposed developement will consist of approximately 187 units of RV Storage on the southeast corner of 117th Avenue/115th Avenue in Maricopa County, AZ. The 
proposed project will be developed on a 5.88-acre on parcel APN # 201-22-025-A. The project site will be accessed via one full access driveway off of 115th Avenue and an 
emergency access off of 115th Avenue. The project is estimated to generate a total daily trips of 34 on a weekday, with 2 AM Peak Hour trips and 4 PM Peak Hour trips. The 
opening year for the project is 2026.
Traffic Engineering Review Comment Sheet
Project Name
Location
MCDOT File No.
Reviewer
Consultant: Please use the code and respond to each comment in the Consultant Reply Column. This sheet is for our records, please answer every question and sign and date your acknowledgment 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 sheet. Thank you for your cooperation.  
    Consultant Code: A=Will Comply   B=Deleted   C=Consultant to Evaluate
General Project Summary:
Contact
Consultant Comment
Page 1 of 1

Page | 1  
 
 
Subdivision 
Infrastructure  
& Planning Program 
301 W. Jefferson St. 
Phoenix, AZ 85003 
 
S u b d i vi s io n @ m a ri co p a .go v  
e s d .m a r i c o pa .g o v 
 
 
 
 
 
The Maricopa County Environmental Services Department (MCESD) has completed review 
for the HVRV 115th Ave Storage planning case(s). Please note the following MCESD 
requirements for site development: 
 
Subdivision Infrastructure and Planning –  
An Approval to Construct application is required and must be submitted to MCESD’s 
Subdivision & Infrastructure Program for water, reclaimed water and/or wastewater system 
infrastructure. 
 
A Water Service Agreement signed by the Utility is required and must be submitted to 
MCESD’s Subdivision & Infrastructure Program if the site/development will be provided with 
water and/or reclaimed water by a Utility.  A Capacity Assurance Form issued by the Utility 
is required to MCESD’s Subdivision & Infrastructure Program if the site/development 
wastewater service is being provided by a Utility. 
 
For subdivision related questions, please contact the Subdivision and Infrastructure 
Program at (602) 506-1058 or email subdivision@maricopa.gov. 
 
Additional Notes –  
*It should be noted that this document does not approve the referenced project. Comments are provided 
for the benefit of the applicant for MCESD permit requirements and as an advisory to Maricopa County 
Planning and Development Department. Other Maricopa County agencies may have additional 
requirements. Final review and approval will be made through Planning and Development Department 
procedures. Applicant may need to submit separate applications to the Maricopa County Environmental 
Services Department for approval of proposed facilities regulated by the Department. Review of any such 
application will be based on current regulations at the time of application. 
 
 
 
 
Project Name: HVRV 115th Ave Storage 
Primary Contact Name: Shaine Alleman 
Planning Application Type: Zone Change 
with Overlay 
APN(s): 201-22-025A 
Reviewer: Elliott Wheaton, P.E. 
Email: Elliott.Wheaton@maricopa.gov 
Phone: 602-376-6035 
Planner Name: Nicholas Schlimm 
Planning Case #: Z250020 
Date: June 19, 2025 
 
Water and Waste Management Division

City of Peoria 
PLANNING AND COMMUNITY 
DEVELOPMENT 
 
9875 North 85th Avenue 
Peoria, Arizona 85345 
T 623.773.7200   F 623.773.7233 
E planning@peoriaaz.gov 
 
Preliminary Application Information 
Meeting Date/Time 
July 30th, 2025, at 9:00am 
Pre-App Number 
PA25-0053 
Project Name 
Maricopa County- HV RV Storage 
Location 
115th Avenue s/o Happy Valley Road 
Proposal Description  
The applicant is seeking access from 115th Avenue, a City roadway, to a parcel located 
within Maricopa County. An application has been submitted to the County to rezone 
the property from RU-43 to C-3. 
 
Staff Contact Information 
 
Intent of the Pre-App 
The purpose of the pre-application meeting is for the applicant and City Staff to discuss the proposed project. 
This does not constitute a formal development application to the city.  
 
Comments generated during this process represent only a cursory look at the proposal given the 
information provided, and in no way constitutes a comprehensive evaluation of the project. Additionally, 
city comments may be refined or modified during the formal application process as additional information is 
provided subsequent to the pre-application meeting. 
 
Should modifications to the land use(s) or site layout occur subsequently to the pre-application meeting, or 
considerable time has lapsed, the applicant is encouraged to contact the planner to discuss the changes 
and/or consider submitting for another pre-application meeting. 
 
Should you have any questions please reach out to the Planning Department representative listed above. 
 
The comments are organized into the following areas: 
1. Existing Entitlement, Development Standards, and Related Cases 
2. City Processes 
3. Comments 
 
 
 
 
Planning & Zoning 
Michelle Navarro  
Michelle.Navarro@peoriaaz.gov 623-773-7422 
Traffic Division 
Austin Kennedy 
Austin.Kennedy@peoriaaz.gov 
623-773-7598 
Site Development 
Wendy Williams  
Wendy.Williams@peoriaaz.gov 
623-773-4620 
Parks, Trails and 
Natural/Cultural Resources 
Greg Loper 
Greg.loper@peoriaaz.gov 
623-773-4613 
Fire Prevention 
Robert Perez 
Robert.Perez@peoriaaz.gov 
623-773-7905 
Building Development 
Tom Fierros 
Tom.Fierros@peoriaaz.gov 
623-773-7590

PA25-0053 
July 30th, 2025 
Preliminary Application Comments 
 
 
Page 2 of 3 
 
1. EXISTING ENTITLEMENT, DEVELOPMENT STANDARDS, AND RELATED CASES 
 
A. Existing Land Use.  
Vacant Lot 
B. General Plan Designation. 
N/A  
C. Current Zoning.  
RU-43  
D. Development Standards.             Please refer to the Peoria Engineering Standards Manual (PESM) 
 
2. CITY PROCESSES 
 
 
A. Civil Improvement Plans. Administrative (staff-level) Action  
Any required site improvement (civil) permits may be submitted through the Site Development Division. 
Please contact 623-773-7210 for specific review times and application procedures. 
 
 
3. COMMENTS 
 
Traffic Division – Austin Kennedy 
1. A Traffic Impact Statement (TIS) will be required to be submitted with the Site Development application. 
The TIA shall be signed/sealed by a Registered Professional Engineer in the State of Arizona. A separate 
scoping meeting should be scheduled to discuss the methodology and any site-specific issues. Please 
coordinate with Austin Kennedy: Austin.Kennedy@peoriaaz.gov or 623-773-7598. 
2. All proposed access must conform to the City of Peoria TIA and Access Management Standards. If there 
are any exceptions proposed to these standards, they must be documented in the TIS, adequately 
justified, and approved by the City Traffic Engineer.  
a. 117th Avenue is classified as an arterial and 115th Avenue is classified as a local street.  
b. Typically, one driveway per development per adjacent street is permitted. Additional driveways 
may be considered if there are no concerns for conflicts with adjacent developments and there is 
adequate spacing.  
i. The North Peoria Gateway project begins immediately west of this site. This is currently Arizona 
State Land Department (ASLD) property, and the level of access needed in this area is unknown 
at this time. As such, only one public access to 115th Ave will be permitted at this time. An 
additional emergency-only access may be considered to 115th Avenue if required by the Fire 
Department.  
c. While there are not specific spacing requirements for driveways on local streets, full accesses on 
arterials are prime locations for future traffic signals. The driveway on 115th Avenue should be 
located at least 150’ from 117th Avenue after considering future road widening and curb returns to 
allow enough space for effective video detection should a traffic signal be installed in the future.  
3. Access to the site must be from the 117th Ave/115th Ave intersection immediately north of this proposed 
development. The applicant must coordinate with Maricopa County, ASLD, and the City of Peoria to 
determine the level of improvement needed to the roadway and the alignment of the street at the 
intersection.

PA25-0053 
July 30th, 2025 
Preliminary Application Comments 
 
 
Page 3 of 3 
 
Site Development – Wendy Williams 
1. City recommends that the County require paved access from the existing paved roadway (115th/117th 
Ave) to the driveway for the property. Connection to 115th/117th Avenue with the paved access should 
be as perpendicular as feasible, as approved by the City Traffic Engineer. 
Paths, Trails and Natural/Cultural  Resources – Greg Loper  
Paths and Trails 
1. The city recommends that the county require a minimum of one (1), 6-foot-wide concrete non-
vehicular/pedestrian pathway connection to any provided roadway along the 115th Avenue alignment 
from the gated entrance at the northwest corner of the development (connecting to the walkway in 
front of the office ). This connection can share the vehicular gate or have its own gate. Where these 
connections cross any interior drive aisles, delineate with pavers, demarcated/decorative asphalt, 
painted markings or other City of Peoria-approved delineation. These connections are required per the 
City of Peoria Community Design Guidelines (CDG), Commercial & Mixed-Use, Section 4, Subsections 
E.1.b.2 and E.4.a. 
Natural/Historic Resources 
2. If the project intends to develop within the City of Peoria, the following information applies: Provide a 
Master Conservation Plan (“MCP”) that complies with the requirements of the City of Peoria’s Desert 
Lands Conservation Ordinance (“DLCO”), per Section 21-725 of the City of Peoria Zoning Ordinance. This 
is to include a Native Plant Inventory and a list of any disturbed native protected plants with their final 
intended disposition (salvageable, to be transplanted, unsalvageable, etc.). Identify all biological, 
archaeological, cultural and/or conservation features on the property and provide a preservation plan 
for these items. If no such features exist, a statement from the property owner and an aerial photo 
confirming this information shall be submitted. See the Desert Lands Conservation Overlay Process 
Guide for more information.

City of Peoria 
PLANNING AND COMMUNITY 
DEVELOPMENT 
 
9875 North 85th Avenue 
Peoria, Arizona 85345 
T 623.773.7200   F 623.773.7233 
E planning@peoriaaz.gov 
 
Preliminary Application Information 
Meeting Date/Time 
July 30th, 2025, at 9:00am 
Pre-App Number 
PA25-0053 
Project Name 
Maricopa County- HV RV Storage 
Location 
115th Avenue s/o Happy Valley Road 
Proposal Description  
The applicant is seeking access from 115th Avenue, a City roadway, to a parcel located 
within Maricopa County. An application has been submitted to the County to rezone 
the property from RU-43 to C-3. 
 
Staff Contact Information 
 
Intent of the Pre-App 
The purpose of the pre-application meeting is for the applicant and City Staff to discuss the proposed project. 
This does not constitute a formal development application to the city.  
 
Comments generated during this process represent only a cursory look at the proposal given the 
information provided, and in no way constitutes a comprehensive evaluation of the project. Additionally, 
city comments may be refined or modified during the formal application process as additional information is 
provided subsequent to the pre-application meeting. 
 
Should modifications to the land use(s) or site layout occur subsequently to the pre-application meeting, or 
considerable time has lapsed, the applicant is encouraged to contact the planner to discuss the changes 
and/or consider submitting for another pre-application meeting. 
 
Should you have any questions please reach out to the Planning Department representative listed above. 
 
The comments are organized into the following areas: 
1. Existing Entitlement, Development Standards, and Related Cases 
2. City Processes 
3. Comments 
 
 
 
 
Planning & Zoning 
Michelle Navarro  
Michelle.Navarro@peoriaaz.gov 623-773-7422 
Traffic Division 
Austin Kennedy 
Austin.Kennedy@peoriaaz.gov 
623-773-7598 
Site Development 
Wendy Williams  
Wendy.Williams@peoriaaz.gov 
623-773-4620 
Parks, Trails and 
Natural/Cultural Resources 
Greg Loper 
Greg.loper@peoriaaz.gov 
623-773-4613 
Fire Prevention 
Robert Perez 
Robert.Perez@peoriaaz.gov 
623-773-7905 
Building Development 
Tom Fierros 
Tom.Fierros@peoriaaz.gov 
623-773-7590

PA25-0053 
July 30th, 2025 
Preliminary Application Comments 
 
 
Page 2 of 2 
 
1. EXISTING ENTITLEMENT, DEVELOPMENT STANDARDS, AND RELATED CASES 
 
A. Existing Land Use.  
Vacant Lot 
B. General Plan Designation. 
N/A  
C. Current Zoning.  
RU-43  
D. Development Standards.             Please refer to the Peoria Engineering Standards Manual (PESM) 
 
2. CITY PROCESSES 
 
 
1. Civil Improvement Plans. Administrative (staff-level) Action  
Any required site improvement (civil) permits may be submitted through the Site Development Division. 
Please contact 623-773-7210 for specific review times and application procedures. 
 
 
3. REVISED COMMENTS 
 
Traffic Division – Austin Kennedy 
1. The site plan has been modified to remove access for the parcel from any property directly within the 
City of Peoria. Previous pre-application comments from the City of Peoria Traffic Division have been 
rescinded as City standards may not be applicable. While the property and access fall outside of City 
jurisdiction, the property is still within the City’s planning area. Coordinate with Maricopa County to 
determine the appropriate level of involvement, if any, from the City. 
Site Development – Wendy Williams 
1. City recommends that the County require paved access from the existing paved roadway (115th/117th 
Ave) to the driveway for the property. Connection to 115th/117th Avenue with the paved access should 
be as perpendicular as feasible, as approved by the City Traffic Engineer. 
Paths, Trails and Natural/Cultural  Resources – Greg Loper  
Paths and Trails 
1. Should an improved public roadway with sidewalk be provided along the western property boundary, 
recommend providing a minimum of one (1), 6-foot-wide concrete non-vehicular/pedestrian pathway 
connection to any provided roadway along the 115th Avenue alignment from the gated entrance at the 
northwest corner of the development (connecting to the walkway in front of the office ). This 
connection can share the vehicular gate or have its own gate. Where these connections cross any 
interior drive aisles, delineate with pavers, demarcated/decorative asphalt, painted markings or other 
City of Peoria-approved delineation. These connections are required per the City of Peoria Community 
Design Guidelines (CDG), Commercial & Mixed-Use, Section 4, Subsections E.1.b.2 and 
E.4.a.Natural/Historic Resources.

1
Nicholas Schlimm (PND)
From:
Bernadette Martinez <bmartinez@azdot.gov>
Sent:
Monday, June 9, 2025 11:30 AM
To:
Nicholas Schlimm (PND)
Cc:
Peggy Fehlman
Subject:
Z250020 HVRV- N 115TH AVENUE STORAGE 201-22-025A SEC OF 117TH 
AVENUE/115TH AVE
This Message Is From an External Sender 
This message came from outside your organization. Please use caution when corresponding outside the county. 
RE:          Notice Number:Z250020 
                Case Name: HVRV- N 115TH AVENUE STORAGE 
                APN : 201-22-025A 
                Subject Address : SEC OF 117TH AVENUE/115TH AVE 
                 
 
Thank you for your notice of the above referenced item. 
 
After review, the above referenced location is more than 1/2 mile from any ADOT proposed or existing highway facility 
and is not anticipated to cause impacts to ADOT facilities.  Exceptions to this would be traffic control necessary at ADOT 
facilities. If you are in need of performing traffic control on ADOT facilities said traffic control would require a permit. 
Otherwise, ADOT has no comment regarding the request associated with this case. 
 
See Permit Encroachment Links: 
Permit Encroachment Process Link - https://azdot.gov/business/permits/encroachment-permits.  
Permit Encroachment General Mailbox is: CentralPermit@azdot.gov.  
 
ADOT reserves the right to review any future plans, additions and/or changes to this development as to any impact they 
may have on the State Highway System. 
 
 
To help protect your priv acy, Microsoft Office prevented automatic download of this picture from the Internet.
Bernadette Martinez
Transportation Construction Technician IV
Central District 
2140 W. Hilton Ave 
Phoenix, AZ 85007
602.712.2086  | redletter@azdot.gov

1
Nicholas Schlimm (PND)
From:
Rhonda Buss <rbuss@azland.gov>
Sent:
Tuesday, June 10, 2025 9:43 AM
To:
Nicholas Schlimm (PND)
Cc:
Karen Dada
Subject:
Z250020 - HVRV 115th Ave. Storage - ASLD Comments
This Message Is From an External Sender 
This message came from outside your organization. Please use caution when corresponding outside the county. 
Dear Nick, 
 
 
 
Thank you for the public notice regarding Z250020, HVRV 115th Ave. Storage. There is State Trust Land (STL) 
immediately to the west of the subject site. Pursuant to page 2 of the narrative, site access is off 115th Ave. There 
doesn’t appear to be an access easement along 115th Ave. on STL upon initial review. Please contact ASLD ROW 
at RWS@azland.gov for easement information.  Applications are located at https://land.az.gov/applications-
permits if necessary. 
 
Please feel free to contact us if there are any questions. 
 
  
 
Thank you, 
 
 
To help 
protect y
privacy, 
Micro so f
Office 
prevente
auto mati
downloa
this pictu
from the  
Internet.
Rhonda Buss, AICP
  Planner III 
  1110 W. Washington St 
  Phoenix, AZ 85007 
  602-542-3126 
  land.az.gov | Facebook | Twitter/X