03. Z250020 BOS REPORT.PDF

Maricopa County — Formal (2026-06-10)

Extracted text (via pymupdf) 57732 characters

June 10, 2026
Z250020
Page 2 of 4
Commission

Recommendation:
On 5/7/26, the Commission voted 6-0 (motion by Vice Chair
Hernandez D5, seconded by Commissioner Rochwalik D3) to adopt
a motion recommending the Board of Supervisors approve
Z250020 subject to 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.

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).

June 10, 2026
Z250020
Page 3 of 4
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.

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.

June 10, 2026
Z250020
Page 4 of 4

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:

Darren Gérard, AICP, Planning Manager

Attachment:

5/7/26 P&Z Packet (43 pages)

Note:
5/7/26 Draft P&Z Minutes are not available as of the writing of this report but can be provided
upon request later or accessed via Agenda Center when available.

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
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Zoning District Map

2026 Eagle View

Z250020
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2026 Site Aerial

2026 Local Aerial

Z250020
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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’:

c.
The following Planning Engineering conditions shall apply:

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.

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.

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:

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.

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.

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.

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

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.

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

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

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.

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

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

Staff Contact Information

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

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.