13.TU250048 PZ Staff Report

TU250048 
Page 1 of 6 
 
 
 
Report to the Planning and Zoning Commission 
Prepared by the Maricopa County Planning and Development Department 
 
 
Case:   
 
 
TU250048 – Niemela Residence Temporary Housing 
 
Hearing Date:  
 
May 7, 2026 
 
Supervisor District: 
 
3 
____________________________________________________________________________________________ 
 
Applicant / Property Owner: Niemela Jarl/Arlene  
 
Request: 
Temporary Use Permit (TUP) – Temporary Housing 
 
Site Location: 
APN 202-20-447R @ 1904 E. Circle Mountain Road in the New River area 
 
Site Size: 
 
 
49,097 sq. ft. 
 
Current Use / Zoning: 
Single-family residence / Rural-43 
 
Opposition: 
2  
 
Recommendation: 
Approval 
 
 
Background: 
 
1. 
February 25, 2021: The current owner took possession of the subject property with the recording 
of the current deed to the property. 
 
2. 
May 30, 2023: A building permit application (B202305710) submitted for the construction of a 
single-family residence.  
 
3. 
February 26, 2025: Maricopa County closed V2501720. 
 
4. 
October 24, 2025: Maricopa County created code violation complaint, V2501720 (aka V202302719) 
on the property since the current owner took possession of it. It was alleged that the owner was 
storing trailers and trucks on the vacant parcel. Code Compliance staff issued a Notice of Hearing.  
 
5. 
November 14, 2025: Building permits, B202306395 and B202305710 issued for the construction of 
an accessory structure and a single-family residence respectively. 
 
6. 
November 15, 2025: The property owner submitted this TUP request. 
 
Reviewing Agencies Comments:  
 
7. 
Engineering: No objection to the request; see the attached memo dated April 9, 2026. 
 
8. 
Environmental Services Department (MCESD): No objection to the request; no memo provided.

TU250048 
Page 2 of 6 
 
Existing On-Site and Surrounding Zoning/Land Use: 
 
9. 
On-site: 
Rural-43 / Single-Family Residential 
 
North:  
Rural-43 / Single-Family Residential 
South:  
Rural-43 / Single-Family Residential 
East: 
 
Rural-43 / Single-Family Residential 
 
West:  
Rural-43 / Single-Family Residential 
 
Maricopa County Zoning Ordinance – Section 1002 Temporary Uses 
 
1002.2.1 
Temporary Housing: Temporary housing on the same lot of a permanent dwelling or use 
shall be authorized only in the following situations: The owner of the property is 
(re)constructing his own permanent dwelling on the property. This use shall be limited to a 
maximum time period of two years provided that the building permit for the permanent 
dwelling remains active. 
 
Request:  
 
10. 
The property owner is requesting a TUP for an RV trailer as temporary housing on parcel 202-20-
447R in the Rural-43  zoning district. The subject site is located at 1904 E Circle Mountain Rd.  in the 
New River area.  
 
11. 
The site has been posted for the required 10-day posting period in accordance with MCZO Article 
1002.3.1.3. The site was posted on April 7, 2026, and the 10 days expired on April 17, 2026. As of 
the publication date of this report, staff has received two (2) opposition notices during the posting 
period. The consensus of the opposition is that a TUP for the RV would be inappropriate for a 
property that has had multiple code violations since the current property owner took possession. 
These items of opposition are discussed further in the “Findings” section of this report.

TU250048 
Page 3 of 6 
2025 aerial image of the subject site. 
 
 
 
2025 aerial image of surrounding environs. 
 
 
 
 
4

TU250048 
Page 4 of 6 
Rura-43 zoning district and surrounding zoning districts. 
 
 
 
Site Analysis: 
 
12. 
The subject site meets Rural-43 requirements for lot area and lot width. The owner has two (2) issued 
building permits, B202305710 for the construction of a single-family residence and B202306395 for 
the construction of an accessory structure. Under both permits, the total lot coverage area will be 
2,495 sq. ft., (5.3%) which is lower than the 25% permitted. 
 
13. 
Recent site aerials show a storage container, 3 water tanks and a porta potty. Although these 
structures have not been explicitly referenced in the code violation reported on the property, the 
opposition letters noted these site conditions. The letter expressed the neighbor’s discontentment 
regarding the activities happening on the site. 
 
Findings: 
 
14. 
This TUP request for temporary housing following a code violation that has been opened on the 
property since the current owner took possession. The complaint (V2501720) referenced storage of 
trailers and trucks on vacant parcel, implying that no primary use has been established on the parcel. 
This violation was closed after the issuance of the two building permits (B202305710 and 
B202305710). As of 2025 December, the site continues to have the storage container, the water 
tanks and the porta potty as published by the Maricopa County Assessor’s Office Parcel Viewer. The 
TUP site plan depicts the temporary housing at the same location where the issued permit for the 
accessory structure. Staff will need an updated site plan to be submitted showing a revised location 
for the temporary housing as referenced in condition ‘a’.

TU250048 
Page 5 of 6 
 
 
 
 
Most Recent Bird’s-Eye Image of the Site (March 1, 2025) 
 
   
 
15. 
Staff received a letter of opposition from a nearby resident on April 17, 2026. This letter alleges the 
following:  
 
 
“My wife and I are opposed to the issuance of a temporary housing permit for the above 
referenced parcel at 1904 East Circle Mountain Road in New river. According to county case 
number V202302573, this owner has previously violated county ordinance by their previous 
living there in a motorhome. The owner was ordered to remove stored junk and trash on the 
property. However, without proper follow up on the case, the owner left a trailer and porta potty 
which have remained on the property to this day. Issuance of a temporary housing to entities 
who have shown previous disregard to county ordinances would not be in the interest of the 
surrounding residents and should not be approved. Furthermore, 809 East Circle Mountain 
Road, case number V2022222302616 has been allowed to reside in a fifth wheel trailer for over 
3 years after grading the hillside without a permit. To this day there is no permit posted for the 
building of a home. The issuance of temporary housing is usually contingent upon the owner 
applying for a permit to build a permanent residence. Thank you for your attention to this 
matter of utmost importance.” 
 
16. 
The historical code violation on the property and concerns expressed in the opposition letter are in 
line with the  intent of the notice requirements of the MCZO. The applicant is taking steps to work

TU250048 
Page 6 of 6 
towards resolving those violations and upholding the provisions of the MCZO. The building permits 
have already been issued, which would allow the applicant to establish a primary use on the lot. 
Additionally, this TUP was intended to establish a temporary dwelling for the owner to be able to 
work on the construction of the house for which that the permit was issued. Staff acknowledges the 
applicant is taking the necessary steps to comply with and uphold the zoning ordinance. 
 
Recommendation: 
 
17. 
For the reasons outlined in this report, staff recommends that the Commission motion to Approve 
TU250048 subject to the following conditions ‘a’ – ‘d’:  
 
 
a. 
Development of the site shall comply with the entitled site plan, “Niemela Residence”, stamped 
February 28, 2025 consisting of 1 page, except as modified by any condition identified herein. The 
applicant shall submit a revised site plan showing the temporary housing outside the floodway 
and not located on the pad for the issued accessory structure.  
 
b. 
This Temporary Use Permit is authorized for 2 year(s) and shall expire on May 7, 2028, or upon 
issuance of the Certificate of Occupancy for the permanent dwelling, whichever occurs first. Any 
temporary or mobile structures shall be removed within 14 calendar days of said issuance of 
Certificate of Occupancy for the permanent dwelling, expiration or termination or the TUP. The 
Temporary Use Permit approval letter must be visibly displayed at the front of the property at all 
times, and the building permit must remain in active status for the entire duration in order to remain 
valid. Failure to meet this display requirement or permit status which requires a passed construction 
safety inspection at least every six months from date of approval shall result in revocation of the 
Temporary Use Permit if a Zoning Citation is issued. 
 
c. 
Extension of an approved Temporary Use Permit shall only be extended by the Planning and 
Zoning Commission upon submittal of a new Temporary Use Permit application. The Planning 
and Zoning Commission may grant a one-time extension for up to two years with all requirements 
of the original Temporary Use Permit met and the applicant/owner provides justification for 
unusual or exceptional circumstances not of the owner’s creation. Request for time extension 
must be applied for prior to the expiration of the current Temporary Use Permit.  
 
d. 
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 any condition. 
 
Presented by: 
Evelyn Amekudzi, Planner 
Reviewed by: 
Darren V. Gérard, AICP, Planning Manager  
 
Attachments: 
Case Map (1 page) 
 
Application/Supplemental Questionnaire (1/1 page) 
 
Site Plan (1 page) 
 
Engineering Comments (2 pages) 
 
Opposition Comments (2 pages) 
 
Map of Opposition / Support ( 1 page)

/
Maricopa County Planning & Development - Phoenix, AZ
3
Gross Acres: 1 approx.
Generated April 28, 2026 4:44 PM
TU250048
Application Name:
Legal Description
Niemela residence construction
Applicant
Case Address
6N 3E 3
JARL/ARLENE NIEMELA
1904 E CIRCLE MOUNTAIN RD
Applicant Phone/Email
Parcel Primary:202-20-447R
4254223767
NEW RIVER, AZ 85087
Map scale 1:781
Supervisor District No.
temporary and intermittent  use of an RV trailer on the property while building the permitted permanent
residence. Use of a rented/serviced portable restroom.

TU250048
03/26/2026

TU250048
03/26/2026

(BASIS OF BEARINGS)
N89°52'54"W - 2642.00'
1981.50'
CAP
"LS 39130"
CAP "LS 15333"
0.21'E X 0.31'S
CAP
"LS 39130"
40.00'
ROW
154.82'
S89°52'53"E - 315.19'
157.59'
157.60'
154.82'
40.00'
S1/4 COR. SEC. 3,
T.6N., R.3E.
315.19'
CIRCLE  MOUNTAIN  RD.
40'
R/W
40'
R/W
20TH  ST.
NEW  8.00'
P.U.E. #2021-0107641
NEW  20' X 40'
WELL  SITE  &
P.U.E.
NEW  20.00'
I.E.E.  &  P.U.E.
#2021-0107641
315.19'
345.31'
E/P
E/P
E/P
E/P
 X 
 X 
 X 
 X 
 X 
 X 
 X 
 X 
 X 
 X 
 X 
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
T.B.M. EL. = 2248.80
T.B.M.
EL. = 2244.72
40' SETBACK LINE
20' SETBACK LINE
30' SETBACK LINE
FEMA FLOOD
PLAIN LINE
40.0'
10:1 SLOPE AREA
20.0'
10.0'
10.0'
30.0'
10.0'
60.0'
63.2'
20.0'
TRIBUTARY XI
Q100 = 708 C.F.
GRAVEL DRIVEWAY
12.0'
60.6'
20.0'
20.1'
TRIBUTARY XI SPLIT FLOW
Q100 = 485 C.F.S.
TRIBUTARY XI OVERFLOW
Q100 = 148 C.F.S.
3:1 FILL AREA
3:1 CUT AREA
0+00.00
A
3+15.19
A
0+00.00
B
1+00
2+00
3+00
1+54.82
B
1+00
SHARED WELL
2245.50
2245.50
2246.50
2246.50
2246.50
2247.00
2247.00
2247.50
2247.50
2246.00
2247
2247
12.0' IEE & PUE
2021-0244511
40' SETBACK LINE
2:1 CUT AREA
10:1 SLOPE AREA
2:1 CUT AREA
 W 
 W 
 W 
 W 
 W 
 W 
 W 
 W 
WORKSHOP
FF 2247.00
PAD 2246.33
2246.00
2246.00
2246.50
P
P
P
POWER LINE
APS PANEL
10.0'
10.0'
EX. GATE
SVT (NO PARKING, VEGETATION OR
OBJECTS THAT MAY BLOCK SIGHT LINES)
EX. PAVED APRON PER
PERMIT B202109149
25.0'
25.0'
TRW=2241.30
TF=2234.00
WSE=43.2
EX GRADE = 2238.0
SCOUR=2235.0
EX GRADE = 2239.0
SCOUR=2236.0
EX GRADE = 2237.0
SCOUR=2234.0
22.0'
22.0'
LATERAL EROSION LINE
GRADE PAD
AREA FOR
STORAGE
2246.00
2245
2246
2246
2244
2245
SCOUR DEPTH=2235.0
SCOUR DEPTH=2235.5
SCOUR DEPTH=2235.5
BURIED SCOUR PROTECTION,
SEE DETAIL (TYP)
2247
2248
2249
20.0'
1.0'
1.0'
1.0'
1.0'
RESIDENCE
FF 2247.00
PAD 2246.33
24.3'
12.0'
10.0'
16.8'
55.7'
39.3'
20.9'
10.5'
20.0'
10.0'
SEPTIC
5.0'
LENGTH VARIES
CONCRETE SLAB FOR
SCOUR PROTECTION
(BURIED)
SCOUR DEPTH LEVEL
FOOTING (SEE
STRCT PLANS)
1/2" (no.4)
REBAR @ 3' O.C.
(BOTH DIRECTIONS)
HOUSE SLAB (SEE
STRCT PLANS)
STEM WALL (SEE
STRCT PLANS)
4"
0.5:1 SLOPE
2" AB
0
20
Scale 1" = 20'
20
40
1"=4'
REV            DESCRIPTION            DATE
OF
JOB NUMBER
SHEET
SCALE (VERTICAL)
DATE
CAD TECHNICIAN
DESIGNER
ENGINEER
SCALE (HORIZONTAL)
February 28, 2025
072-2022
3
CDR
CDR
D.F.
1"=20'
2
GRADING, DRAINAGE, & SITE PLAN
NIEMELA RESIDENCE 
ARIZONA
PROPERTY BOUNDARY
LEGEND
EXISTING CONTOURS
SETBACK LINE
PROPOSED CONTOURS
EX. BLOCK WALL
PROFILE EXISTING GRADE
PROPOSED FINISH GRADE
SITE NOTES:
PARCEL # 
202-20-447R
ZONING 
RU-43
LOT AREA 
49,097 S.F.
CARPORT 
600 S.F.
GUEST HOUSE
200 S. F.
RESIDENCE 
1695 S.F.
TOTAL ROOF COVERAGE
2495 S.F.
LOT COVERAGE
5.30 %
DISTURBED AREA
12,405 SF
DISTURBED PCT
25.27 %
EARTHWORK CALCULATIONS
CUT 
342.54 CY
FILL
141.32 CY
NET
201.22 CY FILL
SCOUR PROTECTION DETAIL                                               
SCALE: N.T.S.
NOTE:
SCOUR PROTECTION TO EXTEND 12" HORIZONTALLY PAST THE EDGE OF THE LATERAL
EROSION SETBACK WHERE IT INTERSECTS WITH THE HOUSE (TYP)
TU250048
03/26/2026

Page 1 of 2 
Revised 3/1/23 
 
 
 
 
 
 
 
Daniel Lechwar 
Engineering Associate 
Planning & Development 
301 W. Jefferson St., Suite 170 
Phoenix, Arizona 85008 
Phone: (602) 372-2923 
www.maricopa.gov/planning 
Email address: 
daniel.lechwar@maricopa.gov 
  
Planning & Development 
 
Engineering Plan Review 
Date:  
 
April 9, 2026 
 
Memo To: 
Darren Gerard, Planning Manager, Planning & Development 
 
Attn:  
 
Evelyn Amekudzi, Planner, Planning and Development 
 
 
 
From: 
Daniel Lechwar, Engineering Associate 
 
Planning & Development Department 
 
cc: 
Bob Fedorka, P.E., Engineering Manager, Planning and Development 
 
Subject: 
TU250048 – Temporary Use RV/Storage 
 
Address: 
1904 E Circle Mountain Rd. New River, AZ 85087 
 
APN(s): 
202-20-447R 
 
 
 
PND Engineering– has no Objections to the temporary use application subject to the 
following conditions.  
 
1. Temporary Use Conditions: The parcel has active FEMA Floodplains present 
(Zone AE, and AE Floodway). No Structures with walls are allowable within the 
Floodway.  
 
2. The proposed temporary structures appear to be placed outside of the floodplains; if 
any structures are placed within the floodplain (Zone AE); then Per Floodplain 
Regulations for Maricopa County 44 CFR 60.3 all temporary structures should:  
Obtain a Floodplain Use Permit from the Flood Control District as is required  
for stored materials and fencing in the floodplain for periods in excess of 180  
consecutive days.  
Refer to the links below for the floodplain use permit requirements:   
https://www.maricopa.gov/5657/Permits#fup  
https://www.maricopa.gov/DocumentCenter/View/31723/Floodplain-Regulations-for-
Maricopa-County-Final?bidId= 
 
3. This Temporary Use shall in no way be construed to indicate the approval to 
construct any new buildings or other permanent structures on the site. 
 
4. Approval of the temporary use is at the discretion of the Maricopa County 
Board of Adjustments. 
 
5. Upon abandonment of the temporary use, the site shall be restored to its existing 
condition.

Page 2 of 2 
Revised 3/1/23 
 
 
 
 
 
 
 
 
 
 
Daniel Lechwar 
Engineering Associate 
Planning & Development 
301 W. Jefferson St., Suite 170 
Phoenix, Arizona 85008 
Phone: (602) 372-2923 
www.maricopa.gov/planning 
Email address: 
daniel.lechwar@maricopa.gov 
 
Planning & Development 
 
Engineering Plan Review 
 
 
 
Other Maricopa County Agencies must review and recommend approval of this project.   
 
Please contact me if you have any questions or require clarification of these comments.


	


	
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TU250048
04/17/2026


	


	
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TU250048
04/17/2026

301 W. Jefferson St., Suite 170, Phoenix, Arizona 85003, (602) 506-3601
Document Path: \\gisteam.maricopa.gov\workgroup\patrick.dongarra\PND\OppositionCases\TU250048\TU250048.aprx
DISCLAIMER: This map is a graphical representation designed for general reference purposes only. Viewer/User agrees to indemnify, defend and hold harmless Maricopa County, its officers, departments, employees and agents
from and against any and all suits, actions, legal or administrative proceedings, claims, demands or damages of any kind or nature arising out of the use of this map, or the data contained herein, in its actual or altered form.
www.maricopa.gov/planning
Maricopa County OET, GIS Division, 4/28/2026
Opposition and Support
TU250048
Eligible parcels: 13
Supporting parcels: 0
Opposition parcels: 1
Supporting parcels sq ft: 0
Opposition parcels sq ft: 1,091
Subject parcels sq ft: 48,805
All area inside the 300' buffer sq ft:
540,818
All area inside the 300' buffer -
excluding subject parcel,
ROW and excluded parcels sq ft:
492,013
No-response parcels sq ft: 0
Super Majority opposed parcel acres:
1%
Super Majority opposed parcel number:
8%
N 19th Pl
N 19th St
Circle Mountain Rd
202-20-033G
202-20-031C
202-20-031E
202-20-031F
202-20-031G
202-20-033C
202-20-556C
202-20-447M
202-20-447R
202-20-556D
202-20-448D
202-20-448E
202-20-447T
202-20-447U
Parcel
300' Buffer
Subject Parcel
Opposition Parcel
Supporting Parcel
All Opposition Parcels
All Supporting Parcels
300' Buffer Interior
300' Buffer Selection
0
0.01
0.02Miles Ü