02. SU240015 PZ Staff Report
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SU240015
Page 1 of 10
Report to the Planning and Zoning Commission
Prepared by the Maricopa County Planning and Development Department
Case:
SU240015 – The Ranch at Salt River
Hearing Date:
July 10, 2025
Supervisor District:
2
Applicant:
Jeff Farr, RVi Planning + Landscape Architecture
Owner:
HP Property Management and Leasing LLC
Request:
Special Use Permit (SUP) for a guest ranch in Rural190 zoning district
Site Location:
Generally located south of the Apache Trail Rd & Reavis Trailhead Rd. in
the Apache Junction area
Site Size:
Approx. 20 acres
Density:
1 d.u./ac
County Island:
N/A
County Plan:
Vision 2030 Comprehensive Plan – Rural Densities (0-1)
Municipal Plan:
N/A
Municipal Comments:
None received to date
Support/Opposition:
None known
Recommendation:
Approve with conditions
SU240015
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Project Summary:
1.
This request is for a Special Use Permit (SUP) for a Guest ranch and large assemblage of people
in the Rural-190 zoning district. The proposed project is approximately 20 acres comprised of
three (3) parcels known as Maricopa County Assessor Parcel Number (APN’s) 219-44-001C, 219-
44-001D, and 219-44-001A; located south of the Apache Trail Rd. and Reavis Trailhead Rd. near
Tortilla Flat within 3.5 miles of Apache Lake Marina. The site is in the Superstition Mountains and
Tonto National Forest, southwest of Apache Lake along the historic Apache Trail Wagon route.
2.
The subject site has been used as a working cattle ranch and horse ranch with a private residence
for over 50 years under a previously approved Agriculture Exemption (LU20030009). The
applicant is proposing to add an all-inclusive rustic but high-end guest ranch to the existing
cattle/horse ranch under a Special Use Permit. The agricultural exemption will be superseded
with approval of the SUP.
3.
The southern portion of the subject site is hillside, the applicant is not proposing any disturbance
within the hillside area as it will be used for the guest to hike/explore the outdoors. The guest
ranch will be operational year round.
4.
The SUP would allow for the assemblage of people in order for the guest ranch, lodge, and arena
to be used for invite only or registration only events for up to a maximum of 100 people. Examples
of events that would be permitted would include corporate trainings, family reunions, retreats,
and roping/riding clinics. Events that would not be permitted under this SUP would be rodeos,
festivals, or other gatherings advertised to the general public. If such event is proposed the
applicant would be required to obtain a Temporary Event Permit with Maricopa County.
5.
The site is proposed to be developed with up to 20 canvas-walled tent structures. The tents will
be permanent structures with framed walls, a canvas exterior and roof, on an elevated platform
base. Each tent will have two beds to sleep a maximum of four guest. Each tent will be positioned
to have private views of the surrounding mountains and will be equipped with a private ensuite
bathroom, hot and cold running water, flushable toilets, and showers. The applicant will be
required to obtain building permits for each tent.
6.
The applicant is also proposing a main lodge building, which will be centrally located near the
access drive, so it is the first structure guest see as they arrive. The enclosed lodge will be
approximately 8,000 square feet with a surrounding porch and open elevated patio space for
guests to take in the scenic views. The lodge will be used for check in/out service, social
gatherings for guests, classes for guests, a meal service area, as well as private events space for
a maximum of 100 people.
7.
In order to support the existing ranch, a residential dwelling for Ranch Management will be within
the lodge, on the second floor. Management will reside in the dwelling unit in order to truly service
the guests and simultaneously contribute to day-day operations of the existing ranch. The private
residence that already exists on the site will be a part of the SUP. The property owners will reside
in the residence, but the residence will also serve as the back of house for the guest ranch. No
guest access to the residence will be allowed. The residence area will also be used for the storage
of equipment and as a home office for the ranch. The well, which will provide water to the
proposed guest ranch tents and serve as back up water for the lodge, is located near the
residence. Other elements and structures that will support the guest ranch will be an arena, a
ranch shop, hay storage, chicken coop, shade structures, and an overlook area into Tonto National
Forest. The applicant will be in compliance to the Maricopa County dark sky lighting ordinance.
SU240015
Page 3 of 10
8.
Adequate parking will be available, since separate lodge or special events will not be held on the
ranch, a joint parking approach is proposed for both uses still meeting the total required of parking
spaces for the individual uses. Parking will be available near the lodge. Vehicular circulation by
guests will be limited to entering and parking at the lodge upon their arrival. Ranch management
will valet park the guest vehicles where they will remain until the guests depart. Guests will be
able to be taken to their tent through internal roads that will only be used by the ranch
management team.
9.
The development standards and use regulations for the base Rural-190 zoning district and the
proposed SUP are contrasted on the following page:
SU240015
Page 4 of 10
MCZO Regulation
Base Development Standards
Proposed SUP standards
RU-190
Front Yard Setback
60
0’
Side Yard Setback
30
0’
Rear Yard Setback
60
0’
Maximum Lot Coverage
10%
10%
Maximum building height
30
36’
Site Enclosure and Screening
(1102.7.5)
Solid 6’ CMU wall screening
required when adjacent to any
rural or residential zoning
district
None
Parking (MCZO Article 1102.1.3)
1 per sleeping room
1 per 250 sq. ft. floor area for
commercial use (Lodge & Shop)
1 per 200 sq. ft. of floor area for
public assembly uses
1 per sleeping room*
1 per 250 sq. ft. floor area for
commercial use (Lodge &
Shop)*
1 per 200 sq. ft. of floor area for
public assembly uses *
Loading & Unloading spaces
(Article 1103.1)
1 per 25,000 sq. ft. of floor area
1 per 25,000 sq. ft. of floor area
Section line setbacks (MCZO
Article 1105.1.3.2)
55’
0’**
Paved Parking (1102.7.1)
Parking area shall be paved
Parking area will consist of
existing natural surface, graded
as required by Maricopa
County.***
Hillside Disturbance
(1201.6.1)
Disturbance of a lot with a
natural slope of 15% or greater
shall be limited to the lots
building envelope
Disturbance of a lot with a
natural slope of 15% or greater
shall be limited to the lots
building envelope.
1201.6.6
No building or structure shall be
placed outside of the lot’s
building envelope
No building or structure shall be
placed outside of the lot’s
building envelope
Notes: Bold text indicates proposed deviations from base development standards
*5% of the provided parking spaces will be designated ADA
** Section Line Setbacks have been coordinated with ADOT
***ADA parking spaces will be paved or surfaced with concrete
10.
The applicant is requesting to vary the minimum front, side, and rear yard setbacks for the Rural-
190 base zoning to 0’ in order to accommodate existing structures previously developed under
the Agricultural Exemption. The applicant is also requesting a maximum building height of 36 feet
where 30 feet is the maximum allowed. The 36 feet height will allow the proposed lodge to provide
a more spacious entry area with higher ceilings and will enhance natural lighting, ventilation, and
views of the surrounding landscape.
11.
The applicant also indicates in the narrative, that in order to keep the ranch aesthetic they are
requesting a deviation from the paving requirement. They are proposing the existing natural
SU240015
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surface, which will be graded as required and will be in compliance to the Maricopa County Air
Quality regulations. The guest ranch will include paved ADA parking spaces and walkways.
2025 Aerial image of the subject site.
Context aerial of surrounding area
SU240015
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Zoning of the Site and Adjacent Properties
Site Plan
SU240015
Page 7 of 10
Existing On-Site and Adjacent Zoning / Land Use:
12.
On-site:
Rural-190 / Single-family residence and Agriculture
North:
Rural-190 / Vacant
South:
Rural-190 / Vacant
East:
Rural-190 / Vacant
West:
Rural-190 / Vacant
Utilities and Services:
13.
Water:
On-site well
Wastewater:
On-site septic
Fire:
Tonto Basin Fire District
Police:
Maricopa County Sheriff Department
Right-of-Way:
14.
The applicant has obtained a Traffic Study Waiver from MCDOT. The applicant has also
confirmed with ADOT that there are no reserved rights of way along the subject section lines.
Access to the subject site is through a dirt road, a 20-foot access easement from the Tonto
National Forest. The applicant has coordinated with the Tonto National Forest and the easement
has been updated to serve the proposed use.
Adopted Plan:
15.
Vision 2030 Comprehensive Plan (adopted 2016): Designates the subject site as Rural Densities
(0-1). The proposed use and the development of the site will maintain the rural character of the
area.
Public Participation Summary:
16.
The applicant complied with all the necessary public participation requirements according to
MCZO Section 304, including notification of property owners within 300’ of the subject site and
posting of the site. Registered areas of interest were contacted by the applicant and staff
regarding the Special Use Permit request. To date, staff has not received any public support or
opposition.
Outstanding Concerns from Reviewing Agencies:
17.
Staff has not received any comments from reviewing agencies.
Staff Analysis:
18.
The zoning ordinance identifies the principal purpose of the Rural-190 zoning district to, “..protect
farms and other open land uses, fosters orderly growth in rural areas, prevent urban and
agriculture land use conflicts, and encourage sustainable development.”, although the proposed
guest ranch is not permitted by right in the zoning district, it does align with the intent and goals
of the zoning district.
19.
Many of structures that were developed under the Agriculture Exemption will remain on the site,
which are allowed by right. The applicant will be required to obtain as-built permits for the existing
SU240015
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structures and obtain new building permits for the new structures that will be developed. The site
under this SUP will remain low intensity and will not exceed the maximum lot coverage of 10%.
The surrounding area is part of the Tonto National Forest, which will remain undeveloped and
open land. The request was routed to Tonto National Forest and no comments were provided.
The applicant has obtained an agreement with Tonto National Park which allows for a private
road easement for the use of the guest ranch, and is set to expire December 31, 2053.
20.
The proposed SUP land uses and requested deviations are appropriate and well suited for this
particular site with outdoor recreational amenities that will preserve the rural aesthetic. Therefore,
staff is supportive and recommends approval for the reasons noted above.
Recommendation:
21.
Staff recommends the Commission adopt a motion recommending that the Board of Supervisors
approve SU240015 subject to the following conditions ‘a’ – ‘m’:
a.
Development of the site shall be in substantial compliance with the site plan entitled “The
Ranch at Salt River” consisting of seven (7) full size sheets stamped received June 3,
2025, except as modified by the following conditions.
b.
Development of the site shall be in substantial conformance with the narrative report
entitled “The Ranch Salt River” consisting of fifty-two (52) pages dated June 2025 and
stamped received June 2, 2025, except as modified by the following conditions.
c.
The following Planning Engineering conditions shall apply:
1.
Engineering review of planning and/or zoning cases is for conceptual design only.
All development and engineering design shall be in conformance with Section
1205 of the Maricopa County Zoning Ordinance; Drainage Policies and Standards;
Floodplain Regulations for Maricopa County; MCDOT Roadway Design Manual;
and current engineering policies, standards and best practices at the time of
application for construction.
2.
Based on the conceptual design nature of the information submitted, changes to
the site layout may be necessitated by the final engineering design of the site’s
drainage infrastructure.
3.
Detailed Grading & Drainage (Site Infrastructure) Plans must be submitted with the
application for Building Permit.
4.
Drainage Report shall be required with submittal of building permits.
5.
Maricopa County does not provide fire services, it is incumbent that the
owner/applicant seek fire protection guidance/services from the location fire
agency.
d.
Prior to issuance of a building permit, written confirmation will be required from the
emergency fire protection jurisdiction that emergency fire protection service will be
SU240015
Page 9 of 10
provided to the facility. Prior to issuance of the certificate of occupancy, local fire
protection jurisdiction review and approval will be required.
e.
The applicant shall obtain any required construction permits for the appropriate
occupancy within one (1) year of approval of this Special Use Permit prior to establishing
the use and/or occupancy of the existing structures.
f.
The Special Use Permit is valid for a period of 25 years and shall expire on August 20,
2050, or upon termination of the use for a period of 90 or more days, whichever occurs
first. All site improvements associated with the special use permit shall be removed within
90 days of such expiration or termination of use.
g.
All lighting associated within the special use permit area shall be in conformance to the
Maricopa County Zoning Ordinance Section 1112.
h.
All signage associated to the special use permit shall be in conformance with the
Maricopa County Zoning Ordinance Section 1401.
i.
Non-Compliance with any Maricopa regulations will be grounds for possible revocation of
this special use permit pursuant to the process set forth in the Maricopa County Zoning
Ordinance.
j.
The lodge and arena shall only serve as an accessory use to the Guest Ranch and shall
not be open for public use.
k.
Events held on the site shall only be limited to a maximum of 100 guest and shall service
as an accessory use to the Guest Ranch. Events shall not be open for public events. The
owner/applicant shall obtain a Temporary Use Permit for any public event.
l.
The property owner/s and their successors waive claim for diminution in value if the
County takes action to rescind approval due to noncompliance with conditions.
m.
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 exiting on the date of application,
subject to conditions. In the event of the failure to comply with any condition, and at the
time of expiration of the special use permit, the property shall revert to the zoning that
existed on the date of application. It is, therefore, stipulated and agreed that either
revocation due to the failure to comply with conditions, or the expiration of the special use
permit, does not reduce any rights that existed on the date of application to use, divide,
sell or possess the property and that there would be no diminution in value of the property
from the value it held on the date of application due to such revocation or expiration of
the special use permit. The special use permit enhances the value of the property above
its value as of the date the special use permit is granted and reverting to the prior zoning
results in the same value of the property as if the special use permit had never been
granted.
SU240015
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Presented by:
Paola Jaramillo, Planner
Reviewed by:
Rachel Applegate, Planning Supervisor
Attachments:
Case Map (1 page)
Site Plan (reduced 8.5”x11”, 7 pages)
Narrative Report (52 pages)
Engineering comments (2 pages)
Tonto National Forest Agreement (15 pages)
/
Maricopa County Planning & Development - Phoenix, AZ
2
Gross Acres: 20 approx.
Generated June 11, 2025 9:56 AM
SU240015
Application Name:
Legal Description
THE RANCH AT SALT RIVER
Applicant
Case Address
2N 11E 8
Jeff Farr
26815 E US HIGHWAY 88
Applicant Phone/Email
Parcel Primary:219-44-001D
6025760452
jfarr@rviplanning.com
TORTILLA FLAT, AZ 85190
Map scale 1:3,585
Supervisor District No.
Glamping Guest Ranch for up to 20 tents and 1 5,000 sq. ft. lodge to experience the AZ ranching
lifestyle.
THE RANCH AT SALT RIVER
VICINITY MAP
SR 88 APACHE TRAIL
SITE
SRV RD 79
APACHE LAKE
TONTO
NATIONAL
FOREST
SITE
DESCRIPTION
SITE DATA
APNs:
GROSS ACREAGE:
NET ACREAGE:
EXISTING ZONING:
EXISTING LAND USE:
219-44-001A, C & D
20.0 AC
20.0 AC
RU-190
SINGLE-FAMILY RESIDENCE AND
AGRICULTURE
DISCIPLINE
CONTACT INFORMATION
PAGE #
PAGE TITLE
PROJECT TEAM
TABLE OF CONTENTS
HP PROPERTY MANAGEMENT AND LEASING LLC
HARPER PRICE ~~~ harperprice@hotmail.com
3147 N. 39TH ST.
PHOENIX, ARIZONA 85018
480.318.5340
RVi PLANNING + LANDSCAPE ARCHITECTURE
JEFF FARR ~~~ jfarr@rviplanning.com
4900 N. SCOTTSDALE ROAD, SUITE 1200
SCOTTSDALE, ARIZONA 85251
480.994.0994
OWNER
COVER PAGE
1
NOTES PAGE
2
SUP SITE PLAN
3
DETAILS
4-6
SURVEY PLAN
7
PLANNER/
APPLICANT
REQUEST
SITE ACCESS
LEGAL DESCRIPTION
SU240015 PROPOSED
SUP LAND USES:
(1) GUEST RANCH (MCZO 1301.1.9)
(2) USE INVOLVING LARGE
ASSEMBLAGE OF PEOPLE (MCZO 1301.1.11)
A special use permit under the existing RU-190 zoning is requested to allow for a Guest Ranch to be added to the
20-acre site located in Maricopa County near Tortilla Flat, Arizona. The site is currently used as a working horse
cattle ranch and is improved with agricultural buildings, an arena/corral, numerous natural surface roads, and a
dwelling that is also used as a home office for the working ranch.
The proposed Guest Ranch will consist of up to 20 tent-like structures, a 12,800 sq. ft. elevated pad for a lodge
building, and supporting structures including solar arrays, and a potential future ranch shop (garage) building that
will be added to the existing uses and improvements.
Lodge will serve as a space for arriving, gathering, learning, and dining for overnight guests of The Ranch, and will
also include a residential dwelling unit for the Ranch Management Team. Tents will be used as sleeping units for
guests.
ADA accessibility will be incorporated throughout the site, including an accessible tent and pathways connecting
all guest areas, including the lodge.
The Guest Ranch will operate year-round as allowed by the activity of the existing working horse/cattle ranch.
During off-peak times of the proposed Guest Ranch and the existing working ranch, the arena area, and up to
approximately 8,000 sq. ft. of the lodge may be used for events for assemblage of up to 100 people. Said events
must require an invitation or registration.
SPECIAL USE PERMIT SITE PLAN FOR
SU240015
SUBMITTAL 4: 5/30/25
LEGAL DESCRIPTION FOR PARCEL 219-44-001-A:
PT TRACT 37 IN SEC 5, 6, 7 & 8 2N 11E PER MCR 364-39 DAF BEF AT ANGLE POINT 3 BEING B.L.M. BRASS CAP
TH N 26D 50M E 677.16F TO ANGLE POINT 4 S 63D 10M E 643.48F S 26D 50M W 677.16F N 63D 10M W 643.48F
TO POB
LEGAL DESCRIPTION FOR PARCEL 219-44-001-C:
PT TRACT 37 IN SEC 5, 6, 7 & 8 2N 11E PER MCR 364-39 DAF BEF AT ANGLE POINT 2 BEING B.L.M. BRASS CAP
TH N 63D 10M W 643.48F N 26D 50M E 677.16F S 63D 10M E 643.48F S 26D 50M W 677.16F TO POB EX S 338.58F
TH/OF
LEGAL DESCRIPTION FOR PARCEL 219-44-001D:
S 338.58F OF POL DESC PROP PT TRACT 37 IN SEC 5, 6, 7 & 8 2N 11E PER MCR 364-39 DAF BEG AT ANGLE
POINT 2 BEING B.L.M. BRASS CAP TH N 63D 10M W 643.48F N 26D 50M E 677.16F S 63D 10M E 643.48F S 26D
50M W 677.16F TO POB.
Copyright RVi
L:\23005309 - THE RANCH AT SALT RIVER\06 PLANNING\02 CAD\02 CONCEPTUAL DESIGN\RVi-5309-CONCEPTUAL DETAILS LAYOUT.dwg
4900 N. Scottsdale Rd. Suite 1200
Scottsdale, Arizona 85251
Tel: 480.994.0994
www.rviplanning.com
Information furnished regarding this property
is from sources deemed reliable. RVi has
not made an independent investigation of
these sources and no warranty is made as to
their accuracy or completeness. This plan is
conceptual, subject to change, and does not
represent any regulatory approval.
2/13/2025
23005309
Tonto National Forest
Ranch at Salt River
The Ranch at Salt River
DETAILS
TONTO NATIONAL FOREST, MARICOPA COUNTY, ARIZONA
5/30/2025
NOTES
SU240015
SHEET N1
UTILITY TABLE
SUP SITE PLAN NOTES
DEVELOPMENT STANDARDS
1.
PER BUILDING CODE ALL APPLICABLE ADA STANDARDS
FOR PARKING, PATHWAYS, RAMPS, RESTROOMS, ETC.
WILL BE MET, AS DETERMINED BY THE BUILDING OFFICIAL
AT THE TIME OF PERMITTING.
2.
THE SUP SITE PLAN SHOWS THE PROPOSED DRAINAGE
DESIGN DETAILED IN THE GRADING AND DRAINAGE PLAN
PREPARED BY GM CIVIL ENGINEERING AND SURVEYING.
3.
A DRAINAGE WAIVER HAS BEEN APPROVED FOR THE SITE
BY MARICOPA COUNTY THAT ALLOWS UTILIZING FIRST
FLUSH RETENTION BASINS INSTEAD OF 100-YEAR, 2-HOUR
RETENTION BASINS
4.
THE LOCATION OF ALL IMPROVEMENTS INCLUDING THE
TENT SITES ARE CONCEPTUAL IN NATURE AND ARE
SUBJECT TO CHANGE TO CONFORM TO UNANTICIPATED
FIELD CONDITIONS OCCURED.
Utility/Service
Provision
Water
On-site well (1)
Sewer
On-site septic (1)
Law Enforcement
Maricopa County Sheriff
Fire
Tonto Basin Fire District (2)
Ambulance
American Medical Response of Maricopa (3)
Footnotes:
1. Improvements to be made to existing well and septic systems as required by Maricopa County prior
to operation of the proposed Guest Ranch or assembly.
2. See Attachment C: Fire and Emergency Medical Service Will Serve Letter.
3. See Attachment D: Ambulance Service Certificate of Necessity
Regulation
RU-190 Standards
Proposed
SUP Standards
Front Yard Setback
60’
0’
Side Yard Setback
30’
Rear Yard Setback
60’
Maximum Lot Coverage
10%
As is
Maximum Building Height
30’
Lodge Max. Building Height: 36’
All other buildings: no variation is proposed from the height standard
of CZO.
Site Enclosure and Screening
Solid 6’ CMU wall screening
required when adjacent to any
rural or residential zoning district.
There shall be no minimum requirement for a site enclosure or
screening.
Metal, wire, or wood cattle fencing, and metal rail fencing up to
6 feet in height are permitted on the site.
Parking (MCZO Article 1102.1.3)
Guest Ranch:
• 1 per sleeping room + spaces
to meet needs of any
commercial, office, or public
assembly.
Public Assembly Uses
• 1 per 200 sq. feet of [gross]
floor area
Single-Family Residential
• 2 spaces per dwelling unit
Guest Ranch:
• 1 per sleeping room (tent)
Public Assembly Uses:
• 1 per 200 sq. feet of lodge floor area used for assembly
purposes.
Single-Family Residential
• 2 spaces per dwelling unit shall be provided for the proposed
Ranch Management dwelling unit.
Existing Working Cattle Ranch and Existing Single-Family
Residence:
• The existing natural surface driveway area shall continue to
maintain sufficient space for 6 vehicles. This driveway area is to
be used only by the residents and ranchers and not for guest
parking.
Loading & Unloading Spaces
(Article 1103.1)
1 per 25,000 sq. ft.
1 per 25,000 square feet of the enclosed portion of the
proposed ranch building that is not used as the Ranch
Management Dwelling.
Section line setbacks (MCZO
Article 1105.1.3.2)
55’
0’
Paved Parking (1102.7.1)
Parking area shall be paved
Non-ADA Parking spaces may consist of the existing natural
surface, graded as required by Maricopa County as part of site
plan review and permitting.
ADA Parking spaces shall meet all applicable accessibility
requirements and may be comprised of alternative paving
materials such as compacted decomposed granite with a
stabilizer material, if approved by Maricopa County as part of
site plan review and permitting.
Handicapped parking symbol
1102.6.3
Symbol to be painted on the
ground within the parking space
Symbol to be painted on the ground or clearly visible via signage
that may be vertically installed in front of the space or
horizontally installed on the ground within the space, as
determined by Maricopa County as part of site plan review and
permitting.
Striped Parking
1102.7.9
Parking spaces shall be
designated by striping.
Natural surface parking spaces may be designated by location
of parking wheel stops.
Paved Pedestrian Walkways
(1102.7.11)
Pedestrian walkways shall be
paved and graded
Non-ADA routes are not required to be paved.
ADA routes shall meet all applicable accessibility requirements
and may be comprised of alternative paving materials such as
compacted decomposed granite with a stabilizer material, as
approved by Maricopa County at the time of site plan review
and permitting.
Hillside Disturbance
1201.6.1
Disturbance of a lot with a natural
slope of 15% or greater shall be
limited to the lots building
envelope
As is. No changes proposed.
1201.6.6
No building or structure shall be
placed outside of the lot’s
building envelope.
As is. No changes proposed.
*5% of the provided parking spaces will be designated ADA
**ADA parking spaces will be paved or surfaces with concrete or improved with an alternative surface if approved by Maricopa County
for meeting accessibility requirements.
***Walkways will be in accordance to ADA requirements as proposed within this table
MIN. REQ. PARKING:
LAND USE
20 TENTS
LODGE:
(SEE NOTES SHEET)
+/- 8,000 SF ASSEMBLY
1 : 200 SF
40 SPACES
RANCH MANAGEMENT
DWELLING
MIN. TOTAL JOINT REQ. PARKING:
42 SPACES
(PER MCZO 1102.5)
EXISTING DRIVEWAY SPACES TO REMAIN:
6 SPACES
(FOR RES. & RANCHERS ONLY)
*5% OF THE PROVIDED PARKING SPACES WILL BE DESIGNATED ADA
BUILDING SETBACKS PROPOSED FOR ALL PROPERTY LINES: 0’
2 SPACES : UNIT
2 SPACES
1 SPACE : TENT
20 SPACES
RATIO
MIN. REQ. PARKING*
SUP SITE PLAN
TONTO NATIONAL FOREST, MARICOPA COUNTY, ARIZONA
5/30/2025
0’ BUILDING SETBACKS ON ALL PROPERTY LINES
SU240015
SHEET SP1
RB-A
RB-B
RB-E
RB-D
RB-F
ZONING RU-190 SURROUNDS SITE
(6’ WIRE & PIPE)
(6’ PIPE)
Copyright RVi
L:\23005309 - THE RANCH AT SALT RIVER\06 PLANNING\02 CAD\02 CONCEPTUAL DESIGN\RVi-5309-CONCEPTUAL DETAILS LAYOUT.dwg
4900 N. Scottsdale Rd. Suite 1200
Scottsdale, Arizona 85251
Tel: 480.994.0994
www.rviplanning.com
Information furnished regarding this property
is from sources deemed reliable. RVi has
not made an independent investigation of
these sources and no warranty is made as to
their accuracy or completeness. This plan is
conceptual, subject to change, and does not
represent any regulatory approval.
2/13/2025
23005309
Tonto National Forest
Ranch at Salt River
The Ranch at Salt River
DETAILS
ALTERNATIVE PAVING CONCEPT
CONCEPT ONLY. PAVEMENT METHOD TO BE DETERMINED AT THE
TIME OF SITE PLAN REVIEW AND PERMITTING AND MUST BE
APPROVED BY MARICOPA COUNTY
CONCEPT ONLY. ULTIMATE DESIGN TO BE DETERMINED AT THE
TIME OF SITE PLAN REVIEW AND PERMITTING AND MUST BE
APPROVED BY MARICOPA COUNTY
1
ACCESSIBLE PARKING SPACES
3
20'-0"
5'-0"
10'-0"
ACCESSIBLE
PARKING
STALL
(TYP.)
5'-0"
ACCESSIBLE
AISLE
(TYP.)
DECOMPOSED GRANITE
COMPACTED AND STABILIZED
TO MEET ACCESSIBILITY
STANDARDS
ACCESSIBLE SIGNAGE PER
WHEEL STOP
COUNTY STANDARDS
STANDARD AND SINGLE VALET PARKING SPACES
2
18'-0"
9'-0"
GRADED
NATURAL
SURFACE
WHEEL STOP
TANDEM/STACKED VALET PARKING SPACES
4
18'-0"
18'-0"
18'-0"
9'-0"
GRADED
NATURAL
SURFACE
WHEEL STOP
FINISH GRADE AT
NATURAL SURFACE
HEADER
DECOMPOSED GRANITE
SIZE: FINE TO 1/4” PARTICLE SIZE
INSTALL IN 1 1/2” LAYERS, EACH
LAYER COMPACTED 90% W/ TOP
LAYER MIN. 75% DUST FINES
ADD STABILIZER PER
MANUFACTURER SPECIFICATIONS
AND RECOMMENDATIONS
GEO-TEXTILE FABRIC
4”
3”
CLASS II AGGREGATE BASE (SEE
SOILS REPORT FOR COMPACTION
RATE IF AVAILABLE)
COMPACTED SUBGRADE (SEE
SOILS REPORT FOR COMPACTION
RATE IF AVAILABLE)
TONTO NATIONAL FOREST, MARICOPA COUNTY, ARIZONA
5/30/2025
SU240015
PROPOSED 1’ PONDING
DEPTH W/ 1’ ADDITIONAL
OF FREEBOARD
EXISTING
GROUND
EXISTING
GROUND
TENT STRUCTURE
Copyright RVi
L:\23005309 - THE RANCH AT SALT RIVER\06 PLANNING\02 CAD\02 CONCEPTUAL DESIGN\RVi-5309-CONCEPTUAL DETAILS LAYOUT.dwg
4900 N. Scottsdale Rd. Suite 1200
Scottsdale, Arizona 85251
Tel: 480.994.0994
www.rviplanning.com
Information furnished regarding this property
is from sources deemed reliable. RVi has
not made an independent investigation of
these sources and no warranty is made as to
their accuracy or completeness. This plan is
conceptual, subject to change, and does not
represent any regulatory approval.
2/13/2025
23005309
Tonto National Forest
Ranch at Salt River
The Ranch at Salt River
DETAILS
LODGE DROP OFF CONCEPT
7
EXISTING DRIVEWAY AREA DIMENSIONS
6
RESTRICTED ACCESS GATE
MIN, GATE HEIGHT: 4-FEET TALL.
GATE WIDTH: THE GATE WILL BE INSTALLED TO
PROVIDE A MINIMUM CLEARANCE WIDTH OF 20-FEET
5
SUFFICIENT AREA FOR 6 PARKED VEHICLES
TO BE MAINTAINED AT ALL TIMES DURING
THE OPERATION OF THE GUEST RANCH
FOR CONTINUED USE BY RANCHERS
AND RESIDENTS.
CONCEPTUAL TENT GRADING PLAN
SECTION VIEW
9
CONCEPTUAL TENT GRADING PLAN
PLAN VIEW
8
NOTE:
- TENT STRUCTURES ARE SHOWN SCHEMATICALLY AND ACTUAL DESIGN
SHALL BE PROVIDED DURING BUILDING PERMIT REVIEW.
- RAIN HARVESTING BARRELS ARE ALSO AN OPTION FOR TENTS TO
ACCOMODATE FIRST FLUSH RETENTION IF SIZED APPROPRIATELY.
ADA
ROUTE
MIN.
5’ WIDE
CONCEPT ONLY. ULTIMATE DESIGN TO BE DETERMINED AT THE
TIME OF SITE PLAN REVIEW AND PERMITTING AND MUST BE
APPROVED BY MARICOPA COUNTY
CONCEPT ONLY. ULTIMATE DESIGN TO BE DETERMINED AT THE
TIME OF SITE PLAN REVIEW AND PERMITTING AND MUST BE
APPROVED BY MARICOPA COUNTY
TONTO NATIONAL FOREST, MARICOPA COUNTY, ARIZONA
5/30/2025
PROPOSED RETENTION SHALL
PROVIDE A MIN. OF 13 CUBIC FEET
OF FIRST FLUSH RETENTION VOLUME
EXISTING CONTOURS
10’
20’
65’
20’
10’
130’
SU240015
GUEST VEHICULAR CIRCULATION ON-SITE
(RANCHERS AND RESIDENTS HAVE VEHICULAR ACCESS TO ALL ROADS ON-SITE)
“BACK OF HOUSE AREA” TO BE ACCESSED ONLY BY RANCHERS AND RESIDENTS
(GUESTS MAY TRAVERSE REMAINDER OF SITE BY FOOT)
Copyright RVi
L:\23005309 - THE RANCH AT SALT RIVER\06 PLANNING\02 CAD\02 CONCEPTUAL DESIGN\RVi-5309-CONCEPTUAL DETAILS LAYOUT.dwg
4900 N. Scottsdale Rd. Suite 1200
Scottsdale, Arizona 85251
Tel: 480.994.0994
www.rviplanning.com
Information furnished regarding this property
is from sources deemed reliable. RVi has
not made an independent investigation of
these sources and no warranty is made as to
their accuracy or completeness. This plan is
conceptual, subject to change, and does not
represent any regulatory approval.
2/13/2025
23005309
Tonto National Forest
Ranch at Salt River
The Ranch at Salt River
DETAILS
SUP SITE ACCESS FOR GUESTS, RESIDENTS, AND RANCHERS
10
TONTO NATIONAL FOREST, MARICOPA COUNTY, ARIZONA
5/30/2025
SU240015
Special Use Permit
Narrative
SU240015
Submitted to Maricopa County
1st Submittal: September 10, 2024
2nd Submittal: December 2, 2024
3rd Submittal: April 25,2025
Prepared By:
(Updated: June 2025)
RVi Planning + Landscape Architecture
4900 North Scottsdale Road, Suite 1200 • Scottsdale, AZ 85251 • 480.586.2339 • www.rviplanning.com
1
Applicant Team:
Property Owner:
HP Property Management and Leasing LLC
Dr. Harper Price
26815 E US Highway 88
Tortilla Flat, Arizona 85190
harperprice@hotmail.com
Ranch Operation:
Maverick Veitch & Mei Mei Newsome
26815 E US Highway 88
Tortilla Flat, Arizona 85190
Maverick@theranchatsaltriver.com
MeiMei.new@gmail.com
Planning:
RVi Planning + Landscape Architecture
Jeff Farr & Kristine Gay
4900 N Scottsdale Road
Scottsdale, Arizon 85251
jfarr@rviplanning.com
kgay@rviplanning.com
Engineering:
GM Civil Engineering & Surveying
Warren Russel P.E.
2705 S Alma School Rd. Suite #2
Chandler, Arizona 85286
wrussell@gmcivil.com
JE Fuller
Jon Ahern P.E.
8400 S. Kyrene Rd. Suite 201
Tempe, Arizona 85284
jon.ahern@jefuller.com
RVi Planning + Landscape Architecture
4900 North Scottsdale Road, Suite 1200 • Scottsdale, AZ 85251 • 480.586.2339 • www.rviplanning.com
2
Table of Contents
I.
Purpose of Request
a.
Introduction
b.
History of Property
c.
Existing Zoning, Land Use, + Site Improvements
d.
Request
e.
Project Vision
II.
Description of Proposal
a.
Proposed Special Use & Site Layout
b.
Authentic, High-End, Rustic – The Ranch Experience
c.
Tent Sites
d.
The Lodge
e.
Lodge and Arena Uses
f.
Exception for Temporary Use Permits
g.
Schedule
h.
Screening
i.
Parking
j.
Development Table
k.
Standard Variations
l.
Application of SUP
III. Relationship to Surrounding Properties
a.
Site Location
b.
Existing Surrounding Uses
IV. Location & Accessibility
a.
Existing Site Access to Remain
V.
Circulation System
VI. Development Schedule
a.
Phasing
VII. Community Facilities & Services
VIII. Public Utilities & Services
a.
Utilities Table
IX. Concluding Summary
List of Exhibits
1.
Site Context
2.
SUP Site Plan
3.
Tent Concept
4. Site Photos
List of Attachments
A1. ADOT Red Letter Confirmation
A2. MCDOT Traffic Study Waiver and Traffic Impact Statement
B. Access Easement
C. Fire and Emergency Medical Service Will-Serve Letter
D. Ambulance Service Certificate of Necessity CON-136
RVi Planning + Landscape Architecture
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The Ranch at Salt River:
Special Use Permit
I. Purpose of Request
A. Introduction
RVi Planning + Landscape Architecture, on behalf of The Ranch at Salt River,
LLC, is pleased to submit this request for a Special Use Permit for a Guest
Ranch and a use involving large assemblage of people to be added to an
existing 20-acre working horse/cattle ranch located in Unincorporated
Maricopa County near Tortilla Flat, Arizona, and within 3.5 miles of Apache
Lake Marina. See Exhibit 1: Site Context.
B. History of Property
Located within the beautiful Superstition Mountains and Tonto National
Forest southwest of Apache Lake and along the historic Apache Trail wagon
route, the 20-acre property of The Ranch at Salt River is the only privately
owned rural agricultural property in the Superstition Mountain Wilderness.
Originating from the Reavis Land Exchange in 1967, the ranch formally
named the “Apache Lake Ranch” and “IV Ranch”, has been used as a
working cattle ranch, horse ranch, and private home for over 50 years.
C. Existing Zoning, Land Use, + Site Improvements
The existing zoning for the property is RU-190. The site is currently being
used as a working horse/cattle ranch and a single-family residence. As
shown on Exhibit 2: SUP Site Plan, and Exhibit 4: Site Photos the site has a
number of existing improvements to include the following:
1. Natural surface road which connects to the site entry drive and
circulates throughout all three parcels including to the existing
residence.
2. An approximately 190’ x 250’ livestock arena/corral which has
been used for horses and cattle on-site and for grazing lease on
the surrounding Tonto National Forest lands.
3. A ranch shop building (garage/barn)
4. An old, elevated homestead site.
5. Three wells and three water tanks.
6. Natural vegetation throughout the site.
7. Existing residential dwelling which is also used as a home office
for the existing ranching operation and as a residence for the
property owner as well as ranch management members.
RVi Planning + Landscape Architecture
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D. Request
A Special Use Permit under the existing RU-190 zoning is requested for a
Guest Ranch and a use involving large assemblage of people to be added
to the existing historic cattle ranch. Per Article 1301.1 of the Maricopa
County Zoning Ordinance, the Board of Supervisors may permit guest
ranches, bed and breakfast establishments, resorts, and a use involving
large assemblage of people as Special Uses in any zoning district.
E. Project Vision
The project vision is to add an all-inclusive rustic but high-end Guest Ranch
to the existing cattle/horse ranch for people who are seeking to escape to
the beautiful desert mountain environment outdoors and experience
ranch life while still having access to upscale comfortable amenities and
services of everyday modern rural life.
As further detailed throughout this narrative, up to 20 guest tents and a
central lodge are proposed to support the Guest Ranch. Via the SUP for a
Guest Ranch, Guests will be invited to the site to stay overnight in the tents
and experience ranch life over multiple days. The SUP of a use involving
large assemblage of people will allow for up to 100 guests to visit the site
to attend an event that may be hosted within the proposed lodge or
existing arena.
The goal is to “bring people back to the old Arizona,” by sharing the
historical importance of rangeland grazing and the benefits of grazing
cattle on public land, while allowing guests to get a glimpse of ranching in
the wilderness of Arizona.
This existing ranch is agriculturally exempt and uniquely positioned within
the National Forest making it perfectly suited for this type of agritourism
use.
II. Description of Proposal
A. Proposed Special Use & Site Layout
It is proposed to add to the existing site conditions as minimally and
naturally as possible to maintain a natural rustic experience while creating
an all-inclusive high-end Guest Ranch that will meet all applicable health
and safety criteria of Maricopa County. The Guest Ranch is planned to be
named, “The Ranch at Salt River,” and may be referred to as “The Ranch”
throughout this document.
As detailed in this narrative, the SUP for a Guest Ranch and a use involving
large assemblage of people will entail the following:
-
20 Proposed guest tents
-
Proposed lodge building with a dwelling for Ranch Management
and assembly space for guests or events.
-
The existing working horse/cattle ranch will remain as the focus
of the site and of the proposed Guest Ranch and any hosted
events.
RVi Planning + Landscape Architecture
4900 North Scottsdale Road, Suite 1200 • Scottsdale, AZ 85251 • 480.586.2339 • www.rviplanning.com
5
As shown on Exhibit 2: SUP Site Plan, to support the proposed Guest Ranch,
a lodge is proposed near the center of the site and 20 tents are proposed
in the northeast portion of the site. All existing site improvements are
proposed to remain except where modifications are proposed for the
lodge, tents, accessibility, or parking. These existing conditions are called
out on the SUP Site Plan and include improvements such as an existing
residential dwelling, ranch shop where ranch equipment is stored,
meandering dirt roads, arena and corral fencings/gates, water tanks and
wells, and other typical ranch appurtenances.
Guests may visit The Ranch by reserving an overnight stay(s) in one of the
Guest Ranch tents to experience the day-to-day life of ranching in the
Arizona Wilderness. This will be the primary reason that guests visit The
Ranch. The Ranch Management Team will serve as hosts to the guests and
will arrange for a number of activities or experiences for the guests.
Alternatively, guests may make a day visit to The Ranch by invitation to a
private event to be hosted in the lodge such as a corporate training, a
fundraising event, wedding, family reunion, etc. or by pre-registering for a
limited arena event such as a cattle roping competition or a riding clinic.
The existing working horse/cattle ranch and existing residential dwelling
will continue to remain and operate as such. The SUP is requested to add
a Guest Ranch and assembly space to these existing uses such that the
existing working horse/cattle ranch remains the main focus and use of the
site. This will ensure that visitors truly experience the ranch lifestyle during
their stay.
To ensure the proposed SUP results in a an appropriately scaled Guest
Ranch that does not detract from the ability for the existing working
horse/cattle ranch to continue to function, a maximum occupancy is
proposed to limit the number of guests on the site at one time.
Authentic, High-End, Rustic – The Ranch Experience
Managers and Ranch hands of the existing working horse/cattle ranch will
use their ranch skills and experience to host guests and provide a very
hands-on and authentic stay at The Ranch. The Ranch Management Team
will coordinate ahead of time with guests to prepare a curated schedule of
guided daily activities. This team will also provide concierge level services
such as welcoming guests and checking them in, valet parking upon their
arrival, showing them to their tent, delivering their luggage, providing a
tour of The Ranch, helping with daily refreshments and meals, and
providing overall company and guidance around The Ranch throughout
their stay.
The Ranch Management Team will be very involved in each day. Beyond
hosting and providing high-end guest service, the following is an example
of the level of service and experiences a day may include for guests of The
Ranch:
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6
A Day at The Ranch:
6:00 – 7:30 AM
Fresh coffee and tea is delivered to guests’ tents with a small bundle of carrots or homemade
horse treats. Guests can take this time to connect with their favorite horse, offering a morning
treat before the day’s adventures.
7:30 AM
Light morning snacks and coffee will be available at the Lodge for guests to enjoy while taking
in the sunrise over Bronco Butte and the Superstitions.
8:30 – 9:30 AM
Traditional ranch-style breakfast with fresh ingredients and hearty options like eggs,
pancakes, sausage, oatmeal, and seasonal fruit.
10:00 AM
Morning Activity Rotation – Guests choose one per morning:
•
Barn Orientation – Dust off your riding skills and learn the ropes at The Ranch.
•
Horseback Trail Ride – guided through scenic trails with beginner and advanced
options
•
Guided Hiking Tour – A hike showcasing unique viewpoints and flora and fauna of
Tonto National Forest.
•
Ranching Experience – Learn about cattle work, including roping basics and cattle
sorting
•
Additional rotating classes – sourdough baking, orienteering, leatherworking,
preserving and pickling, animal tracking, Sonoran Desert plant identification, and
other rotating ranch related classes.
12:00 PM
Lunch at the Ranch: A casual meal featuring fresh, local ingredients. Menu items rotate and
include options like sandwiches, salads, grilled meats, and vegetarian dishes.
1:30 PM
Afternoon activity options similar to the morning activities will be provided. Guests may
choose to relax or enjoy leisure games such as throwing horseshoes or may choose to explore
on their own and revisit their favorite areas of The Ranch.
4:00 PM
Complimentary refreshments served at the lodge.
4:30 PM
Evening Activity
•
Team Penning – Learn how to work with your horse to move and pen cattle in the
arena. Get a true taste of ranch life and the skills of a working cowboy.
•
Roping Practice – practice skills on roping dummies with tips from the
experienced wranglers of the existing working horse/cattle ranch.
•
Gymkhana – Partake or watch a series of timed challenges designed to
demonstrate controlled movements and teamwork between horse and rider.
•
Horse Feeding & Care – Assist the ranchers with the evening feeding and care
routines, experience the close connection between ranchers and their animals.
•
Sunset Trail Ride – Relaxing and ending safely within daylight hours.
•
History & Legends Campfire Talk – Gather around a fire for stories about the
history of the Apache Trail, Lost Dutchman Mine, and other local legends.
•
Star Gazing – guided star gazing taking advantage of The Ranch’s dark night skies.
7:00 PM
Ranch Dinner – A communal-style dinner featuring ranch cuisine such as barbecue, grilled
vegetables, and roasted meats. Evening cuisine like southwest or classic cowboy dishes will
vary throughout the week.
8:30 PM
Optional campfire and s’mores social hour, or a quiet time for guests who prefer to retire to
their accommodations.
RVi Planning + Landscape Architecture
4900 North Scottsdale Road, Suite 1200 • Scottsdale, AZ 85251 • 480.586.2339 • www.rviplanning.com
7
Tent Sites
The Ranch will include 8 to 20 custom canvas-walled tent-like structures
(“tents”). These tents are considered permanent structures and are
expected to stay in place once they are erected. The tents will be
comprised of framed walls and a canvas exterior and roof, and will be
erected on an elevated platform base.
Each tent has two beds and will be approximately 14’ x 22’11” in dimension
and approximately 322 square feet in area with a 6’ x 14’ front deck. The
tents may sleep up to four people, but it is anticipated that they will
typically be reserved for up to two people.
Tents will be positioned to have private views of the surrounding
mountains and will be equipped with a private ensuite bathroom, hot
(solar) and cold running water, flush toilet, and shower. All tents will be
completely closeable and will have bug screens.
As shown on Exhibit 2: SUP Site Plan, tents will be located in the northern
flatter area of the site where they are outside of the hillside area and
existing easements, and where they do not conflict with the internal or
perimeter property lines. As shown in Exhibit 3: Tent Concept, the
proposed tents will have cedar platforms that will be elevated 18” above
the highest adjacent grade. This design allows the tents to be located on
the site with minimal impacts to the surrounding natural vegetation and
natural site drainage. As required by the Maricopa County Building Official,
at least one tent will be ADA accessible.
Wastewater from tents will discharge in septic fields. Potable water will be
provided to each tent directly from the on-site wells. To adequately serve
the tents, the applicant team and/or property owner will submit for all
necessary drinking water and/or wastewater applications as required by
MCESD to include but not limited to application(s) for a public water
system, approval to construct, notice of intent to discharge, and/or a minor
plan review for the use of an existing structure prior to use of the proposed
tents.
A Preliminary Drainage Report was submitted to Maricopa County in
conjunction with this SUP. As noted in the report, the tents will be located
utilizing the 2D flow analysis to minimize impacts to local storm water
paths and a depressed area localized to each tent will handle retention.
The Lodge
As shown on the SUP Site Plan, a main lodge building will be centrally
located where it is in view from the access drive so guests see it
immediately upon entering the site. Historical aerials show that a
residence was previously located where the lodge is proposed, within an
elevated yard that was contained by a stone retaining wall. The proposed
location and design of the lodge aim to pay tribute to this previous
residence and elevated yard and thus the site’s history.
An approximately 12,800 square-foot elevated pad is proposed in the
Photo of tent prototype sensitively located on-site.
RVi Planning + Landscape Architecture
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8
location of the previous elevated yard and is planned to similarly
incorporate the appearance of stacked stone. On this elevated pad, the
lodge building is proposed. The footprint of the enclosed lodge building is
anticipated to be up to approximately 8,000 square-feet. The remainder of
the elevated pad area is planned to be used as a surrounding porch and
open elevated patio space for guests to take in the scenic views or watch
ranchers and cattle within the arena area.
For overnight guests of The Ranch, the lodge will be used to check guests
in and out as well as for guests to socially gather and to be served
refreshments and meals throughout the day. The lodge will also be used
to host rotating ranch-oriented classes for guests to learn about
southwestern cooking, orienteering, leatherworking, rope and knot tying,
map reading, and other similar ranch skills. For events, the lodge will be
used for the assembly of up to 100 people.
To support the existing working horse/cattle ranch, a residential dwelling
for Ranch Management is also proposed within the lodge, on the second
floor. By including this dwelling unit within the lodge, Ranch Management
will be able to truly host guests and welcome them to their ranch and home
by living on-site. Including the Ranch Management dwelling within the
lodge is indicative of how hands-on the team will be while hosting guests
and simultaneously contributing to day-to-day operations of the existing
working horse/cattle ranch.
As required by MCESD, prior to serving food from the lodge, the property
owner must receive approval for any necessary permits which may include
but is not limited to a Permanent/Fixed Food Establishment Permit and
Public Accommodations Permit.
The proposed lodge building will be served by on-site well-water, and
wastewater from the lodge will discharge in a septic field. The applicant
team and/or property owner will submit for all necessary drinking water
and/or wastewater applications as required by MCESD to include but not
limited to application(s) for a public water system, approval to construct,
notice of intent to discharge, and/or a minor plan review for the use of an
existing structure prior to use of the proposed lodge building.
Lodge and Arena Uses
The purpose of the proposed Guest Ranch SUP is for overnight guests to
be hosted in tents and guided through authentic ranch experiences.
Additionally, through an SUP for a use involving large assemblage of people
it is proposed that the lodge and arena may also be used for small scale
invite-only or registration-only events for up to a maximum of 100 people.
To ensure adequate parking is available, the lodge or arena will only be
used for an event when the Guest Ranch tents are not in use. Alternatively,
the tents may be used by the same host or attendees of a proposed lodge
or arena event. For example, a 3-day riding camp could be hosted in the
arena. Students must pre-register ahead of time for the camp and may
RVi Planning + Landscape Architecture
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9
reserve a tent at The Ranch for the duration of the camp. Separate guests
would not be reserving tents during that same time to experience the
ranching lifestyle.
Examples of invite-only events that may be permitted within the lodge or
existing arena include:
-
Corporate training
-
Wedding
-
Family reunion
-
Fundraiser
-
Roping clinics
-
Riding clinics
-
Cattle roping competition
-
Other similar invite-only events that attract 100 people or less, so
long as the maximum prescribed occupancy of the lodge is not
exceeded.
Examples of events that are not permitted under this SUP to be hosted on
the site:
-
Any rodeos, festivals, or other gatherings advertised to the
general public to attend.
-
Any event attracting over 100 people or more people than
allowed by the maximum occupancy prescribed to the proposed
lodge, whichever is smaller.
-
Any event not requiring an invitation or pre-registration.
Exception for Temporary Use Permits:
It is not intended that this SUP interfere with the property owner’s ability
to submit for a request for approval of a Temporary Use Permit (TUP) to
host a temporary event that exceeds the uses permitted as part of this SUP.
TUPs that are listed in Section 1302 of the Maricopa County Zoning
Ordinance as permitted within Rural Zones may still be requested by the
property owner to be hosted on the subject site.
Schedule
The existing working horse/cattle ranch and existing residential dwelling
will continue to operate year-round. In addition to these existing uses, the
proposed tents and lodge will be available year-round to host guests who
are seeking to stay overnight and experience the ranch lifestyle.
It is expected that interest in staying overnight in tents will be limited
during the warmer summer months. If fewer stays are booked during the
warmer season, availability of the lodge or arena may respectively increase
for the ability to host invitation-only or registration-required events.
During the cooler more comfortable months of the year, such as October
through April, when interest in staying overnight is higher, there will be less
availability for events to be hosted in the lodge or arena.
RVi Planning + Landscape Architecture
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The lodge and arena will be used for a number of days that is less than and
accessory to the number of days the Guest Ranch tents are reserved and
used for guests to immerse themselves in the ranching lifestyle.
Screening
The Maricopa County Zoning Ordinance calls for Commercial uses to be
screened from Rural or Residential Zones with a wall that is a minimum of
6-feet in height. Access gates are also to be constructed of view-obscuring
material. Uniquely, The Ranch is surrounded by the Tonto National Forest.
Installing an opaque screening wall along the border of the site would
create an unnatural appearance and detract from the surrounding natural
aesthetic and from the function of the existing working horse/cattle ranch.
As shown on the SUP site plan, there is currently wire and pipe fencing
around the arena/corral in northwest portion of the site and along the site
perimeter. Metal, wire, wood, or pipe fencing may be used on the site in
the future as needed to support the continued operation of the existing
horse/cattle ranch; however, to maintain the natural appearance of the
site and surrounding property, no perimeter screening walls are proposed.
Parking
Per Maricopa Zoning Ordinance Section 1102.5 – the parking for two or
more uses may be joint so long as the total amount of spaces equals the
number of spaces required for each individual uses during its hours of
operation. Since separate lodge or arena events will not be held when the
Guest Ranch tents are reserved, a joint parking approach has been used to
determine the minimum required parking for the proposed SUP uses. As
shown in the SUP Site Plan, the existing parking accommodations for the
existing residential dwelling and existing working horse/cattle ranch are
proposed to remain. Below is breakdown of the required number of
parking spaces.
Proposed SUP Land Use
Parking Ratio Min. Req. Parking
Proposed Guest Ranch Tents:
1 space per tent
20 spaces
Proposed +/- 8,000 sq. ft. Assembly Space in Lodge: 1 space per 200 sq. ft.
40 spaces
Ranch Management Dwelling:
2 spaces per unit
2 spaces
Subtotal:
62 spaces
Adjusted Joint Total per CZO Sec. 1102.5:
42 spaces
Existing Driveway Area to Remain:
6 spaces
(for use by residents and ranchers only)
A minimum total of 42 parking spaces are required for the proposed tents
and lodge. This number will be refined at the time of site plan review when
the exact lodge area to be used for assembly is determined.
As discussed later in the Phasing section of this narrative, it is anticipated
that 8 to 12 tents may be provided for the initial season of The Ranch.
Following the minimum required parking ratio of 1 parking space per tent,
8 parking spaces would be required for 8 tents. As additional tents are
provided, an additional parking space will be required per tent.
RVi Planning + Landscape Architecture
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A minimum of 5 percent of the provided spaces will have a finished surface
sufficient to meet accessible ADA criteria. The accessible spaces will be
located adjacent to the proposed lodge.
As shown on the SUP Site Plan, to maintain the natural appearance of the
site, compacted and stabilized decomposed granite is proposed for the
ADA parking spaces and routes. A conceptual detail of this alternative
treatment is included in the SUP Site Plan. Final design will be determined
at the time of site plan review and permitting; the applicant must provide
sufficient data supporting that the proposed alternative treatment for the
ADA parking spaces and routes meets all applicable accessibility
requirements. If the County determines that the proposed treatment does
not meet accessibility standards, other alternative treatments which
support a natural appearance may be considered, or the use of typical
paving methods may be used. Including the proposed alternative
treatment in this SUP narrative does not constitute the formal approval by
Maricopa County.
The existing natural surface will be graded and used for all non-ADA parking
spaces. Due to the concierge-level service proposed at The Ranch, valet
parking service will be provided. Single and stacked valet parking spaces
are proposed.
Separately, the residents and ranchers currently use the natural surface
driveway area in front of the existing dwelling to park their vehicles. This
existing area will remain and will continue to be used by the
residents/ranchers and extra ranchers as driveway parking. This area will
continue to accommodate a minimum of 6 vehicles.
As part of the permitting process, the applicant will be required to obtain
a dust control permit with the Maricopa County Air Quality Department
and the site must be maintained such that it remains in compliance with
the applicable regulations for dust mitigation.
Development Table
Building Type
Square
Footage
Height
Year of Building Permit or
Estimated Year of
Construction
Existing Residence
3,300 SF
1-story
Built in 2004, complete
rebuild in 2011 after fire.
B#201104314
Existing Ranch Shop
(garage/barn)
1,600 SF
1-story
Approx. 1985
(No building permit on file)
Existing Shade
Structure 1
483 SF
1-story
Approx. 1985
(No building permit on file)
Existing Shade
Structure 2
2,844 SF
1-story
2024*
(No building permit on file)
Proposed Tents
(up to 20)
322 SF
1-story
14 feet
Proposed
Proposed Lodge
12,800 SF
Pad
2-story
36-feet
Proposed
Footnote:
*Property was approved for Agricultural Exemption on 4/16/2004 (#LU20030009)
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Standard Variations
Per Maricopa Zoning Ordinance Section 1301.5 – As part of a Special Use
Permit, the recommendation of the Commission may include variations of
the standards and requirements of the underlying zoning district. The
table below outlines by-right standards established by the County and
proposed variations to the by-right standards. Overall, these proposed
variations aim to adjust the by-right standards to fit to the unique natural
site conditions and proposed outdoor-oriented use of a Guest Ranch.
Regulation
RU-190 Standards
Proposed
SUP Standards
Justification
Front Yard Setback
60’
0’
Uniquely, this site is the only private property located within and completed
surrounded by the Tonto National Forest. The intent of setbacks is to ensure that
there is adequate space between land uses. Since no development will be taking
place around this site, 0’ setbacks are proposed.
Side Yard Setback
30’
Rear Yard Setback
60’
Maximum Lot
Coverage
10%
As is
No Changes Proposed
Maximum Building
Height
30’
Lodge Max. Building Height: 36’
All other buildings: no variation is
proposed from the height standard of
CZO.
The adjusted height for the lodge will allow for more spacious entry areas with
higher ceilings, creating a more open, inviting atmosphere. The increased height
will enhance natural light, ventilation, and views of the surrounding landscape,
and will maintain the guests’ perceived connection to the outdoors, even while
inside.
The lodge is distanced from perimeter property lines and thus will not impact the
view of surrounding properties,
All other new structures will conform to the 30-foot height limit as zoning
requires.
Site Enclosure and
Screening
Solid 6’ CMU wall screening
required when adjacent to
any rural or residential
zoning district.
There shall be no minimum
requirement for a site enclosure or
screening.
Metal, wire, or wood cattle fencing,
and metal rail fencing up to 6 feet in
height are permitted on the site.
Uniquely, this site is the only private property located within and completed
surrounded by the Tonto National Forest. The intent of the Site Enclosure and
Screening standards are to ensure that there is adequate screening between land
uses or between land uses and the public right of way.
The surrounding property is maintained as a National Forest. Since no residential
development will be taking place in the National Forest surrounding the site, and
since the site does not have direct frontage on a public ROW, the Site Enclosure
and Screening standards are not needed.
Further, providing a screen wall and enclosures, in this natural environment
would look starkly different and detract from the natural setting on site and
surrounding the site.
Parking (MCZO
Article 1102.1.3)
Guest Ranch:
• 1 per sleeping room +
spaces to meet needs of
any commercial, office,
or public assembly.
Public Assembly Uses
• 1 per 200 sq. feet of
[gross] floor area
Single-Family Residential
• 2 spaces per dwelling
unit
Guest Ranch:
• 1 per sleeping room (tent)*
Public Assembly Uses:
• 1 per 200 sq. feet of lodge floor area
used for assembly purposes.*
Single-Family Residential
• 2 spaces per dwelling unit shall be
provided for the proposed Ranch
Management dwelling unit.
Existing Working Cattle Ranch and Existing
Single-Family Residence:
• The existing natural surface driveway
area shall continue to maintain
sufficient space for 6 vehicles. This
driveway area is to be used only by the
residents and ranchers and not for
guest parking.
The revised parking standards clarify how the MCZO parking standards will apply
to the unique uses proposed at site by clarifying the following:
- For Guest Ranches, the MCZO requires 1 space per “sleeping room.” For this
SUP, this standard will be applied as 1 parking space per Guest Ranch tent.
“Sleeping room” will not apply to the existing residence or proposed Ranch
Management dwelling.
- For public assembly uses, the revised standard clarifies that the parking ratio
applies only to the interior portion of the lodge that is used for assembly
purposes and does not apply to the portion of the lodge used as the Ranch
Management dwelling, or other areas used for patios, storage, office, or
other non-assembly areas. This proposed standard is less intense than the
MCZO due to the site’s remote location, the proposed capacity limitation of
100 guests, and due to events requiring an invitation or registration as
compared to events being open for the public to attend.
- For the existing land uses that are proposed to remain, the existing driveway
accommodations will remain. No new parking spaces are required.
Loading &
Unloading Spaces
(Article 1103.1)
1 per 25,000 sq. ft.
1 per 25,000 square feet of the
enclosed portion of the proposed
ranch building that is not used as
the Ranch Management Dwelling.
This revised standard is proposed to clarify that the floor area of the proposed
tents, existing ranch buildings, existing residence, or proposed residence is not
included in the calculation. It is not common that working horse/cattle ranches or
dwellings have specific loading/unloading spaces thus these buildings should not
be included in the calculation.
Section line
setbacks (MCZO
Article 1105.1.3.2)
55’
0’
The intent of this standard is to avoid permitting development that conflicts with
the location of existing or proposed major streets, section line roads, or highways.
Through the ADOT Red Letter process, email correspondence from Susan Puzas
(Permits Supervisor – ADOT Southeast Districts Permits Office) received on June
21, 2024, ADOT has confirmed that no roadway is proposed on the subject section
lines for this SUP project. For that reason, it is proposed that this setback be
reduced to 0’. See Attachment A: ADOT Red Letter Confirmation included with
the First SUP submittal September 2024. Additionally, per the MCDOT Traffic
Engineering Review Comment Sheet approved from reviewer Laxmikanth Narwa,
no new access points to the ranch were requested nor approved. Per note
received: Based on the nature of the development and remote location of the
Site, County estimates that the proposed development would generate fewer
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than 100 peak hours trips and will have negligible impact on to County roadways
in the vicinity of the Site.
Paved Parking
(1102.7.1)
Parking area shall be paved
Non-ADA Parking spaces may
consist of the existing natural
surface, graded as required by
Maricopa County as part of site plan
review and permitting.
ADA Parking spaces shall meet all
applicable accessibility
requirements and may be comprised
of alternative paving materials such
as compacted decomposed granite
with a stabilizer material, if approved
by Maricopa County as part of site
plan review and permitting.
Guests will be traveling for 1 to 2 hours along a dirt road to access the site to
intentionally experience the rustic ranch lifestyle. A natural surface parking area is
in keeping with the expectations of guests. If the parking spaces were paved, the
surface for parked vehicles would be superior to the surface the vehicles were
driven on for 1-2 hours, which would not make sense.
The surface for ADA spaces will be as determined by Maricopa County at the time
of site plan review and permitting. A compacted and stabilized decomposed
granite treatment is proposed as shown in the SUP Site Plan. At the time of site
plan review, if sufficient site data and material/product specifications are
provided to staff such that they are confident the accessibility criteria will be met,
they may approve an alternative surface treatment for the ADA spaces.
As proposed, Maricopa County may approve an alternative at the time of site plan
review and permitting or determine the County’s prescribed standard must be
met.
Handicapped
parking symbol
1102.6.3
Symbol to be painted on the
ground within the parking
space
Symbol to be painted on the ground or
clearly visible via signage that may
be vertically installed in front of the
space or horizontally installed on the
ground within the space, as
determined by Maricopa County as
part of site plan review and
permitting.
If an alternative treatment is allowed for the accessible spaces, painting the
symbol on the ground surface would be difficult. This standard variation is
proposed to allow flexibility as to how and where the symbol is provided. As
proposed, Maricopa County may approve an alternative at the time of site plan
review and permitting or determine the County’s prescribed standard must be
met.
Striped Parking
1102.7.9
Parking spaces shall be
designated by striping.
Natural surface parking spaces may
be designated by location of parking
wheel stops.
This variation to the striping standard is proposed in order to address the
proposed graded natural surface parking spaces. Painted stripes cannot be
implemented well on a natural surface. Ranch Management will be
knowledgeable of the parking layout and the proposed wheel stops will be
sufficient to orient the valet driver to the parking space.
Paved Pedestrian
Walkways
(1102.7.11)
Pedestrian walkways shall
be paved and graded
Non-ADA routes are not required to
be paved.
ADA routes shall meet all applicable
accessibility requirements and may
be comprised of alternative paving
materials such as compacted
decomposed granite with a stabilizer
material, as approved by Maricopa
County at the time of site plan review
and permitting.
The site is currently used as a working horse/cattle ranch and proposed to remain
as a working horse/cattle ranch. As such, free movement across the unrestricted
portions of the site is encouraged for guests. Guests intentionally reserve a stay
at The Ranch to experience the rustic ranching lifestyle including traversing
natural surfaces. Within the site, guests will traverse the existing natural surface
roads and through the natural area surrounding their tent, as well as within the
arena/corral area.
Necessary ADA routes will be improved to meet all applicable accessibility
standards. As determined by Maricopa County at the time of site plan review and
permitting, this may include an alternative surface treatment such as stabilized
and compacted decomposed granite or other alternative surface treatment that
meets the accessibility standards. As proposed, for necessary ADA routes,
Maricopa County may approve an alternative at the time of site plan review and
permitting or determine the County’s prescribed standard must be met.
Hillside Disturbance
1201.6.1
Disturbance of a lot with a natural slope of 15% or greater shall be limited to
the lots building envelope
As is. No changes proposed.
1201.6.6
No building or structure shall be placed outside of the lot’s building
envelope.
As is. No changes proposed.
*5% of the provided parking spaces will be designated ADA
**ADA parking spaces will be paved or surfaces with concrete or improved with an alternative surface if approved by Maricopa County for meeting accessibility
requirements.
***Walkways will be in accordance to ADA requirements as proposed within this table
Application of SUP
Upon receiving approval for the proposed SUP, there will be five
land uses operating or permitted across the entire site or portion of
the site. Below is a description of each use and the parcel(s) they
are either already operating on or permitted on:
1. Existing residence:
Parcel 219-44-001D
2. Existing working cattle ranch:
Parcels 219-44-001A, 219-44-001C, and 219-44-001D
3. Land Uses Permitted by RU-190:
Parcels 219-44-001A, 219-44-001C, and 219-44-001D
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4. Proposed SUP for a Guest Ranch:
Parcels 219-44-001A, and 219-44-001C, and 219-44-001D
5. Proposed SUP for a use involving large assemblage of people:
Parcels 219-44-001A, and 219-44-001C, and 219-44-001D
Parcel 219-44-001D, is included in this SUP because the existing
working horse/cattle ranch operations extend to this parcel and
the proposed Special Uses are focused on exposing guests to the
ranch lifestyle, and the existing ranch will remain the main focus of
the site. The existing ranch will continue to use this parcel for
everyday ranch needs like retrieving or storing equipment from a
future shop building, collecting eggs from the existing chicken
coop, or visiting the home office for the ranch as needed. Also,
“Existing Well 1” as labeled on the SUP Site Plan, is located on this
parcel, and will provide water to the proposed Guest Ranch tents
and may provide back-up water to the lodge if needed. This parcel
is viewed as the “back of house” for The Ranch and guest access is
not proposed here.
The SUP does not impact the allowed land uses in the RU-190
zoning district which include the existing Cattle and Horse Ranch
operation and residential land use. Changes to the existing
residence and ranch-related structures along with any new
buildings proposed within the SUP site will be submitted to
Maricopa County as an amendment to the approved SUP site plan.
III. Relationship to Surrounding Properties
Site Location
The site is 20 acres in size and is comprised of three parcels: APN 219-44-
001A (10-acres), APN 219-44-001C (5-acres) and APN 219-44-001D (5-
acres). It is located in unincorporated Maricopa County near Tortilla Flat
Arizona, off the south side of the Apache Trail / State Route 88,
approximately 3.5 miles south of the Apache Lake Marina and Resort. See
Exhibit 1: Site Context.
Existing Surrounding Uses
The site is completely surrounded by the Tonto National Forest which is
zoned RU-190 and undeveloped and maintained as a natural forest area.
No other known uses surround the site.
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IV. Location & Accessibility
Existing Site Access to Remain
Vehicular access to the site is provided from an approximately 18-foot-
wide dirt road that connects to State Route 88 / Apache Trail. This dirt road
is located within a 20-foot-wide access easement from the Tonto National
Forest. The applicant has coordinated with the Tonto National Forest and
the previous easement has been updated to respond to the proposed use.
See easement OMB No. 0596-0082 granted by Tonto National Forest,
Attachment B. Within the vicinity of the site, State Route 88 / Apache Trail
is a primitive/unpaved road or is chip sealed.
Arizona Department of Transportation (ADOT) considers Section Lines as
streets. Being that the site is located over Section Lines, a “Red Letter”
from ADOT has been included in this submittal which confirms that there
are no reserved rights-of-way along the subject Section Lines. See
Attachment A1: ADOT Red Letter.
A Traffic Impact Statement (TIS) was prepared by a licensed Traffic
Engineer and has been submitted with this SUP. The TIS summarizes the
proposed uses and the existing access improvements that are proposed to
remain. As outlined in the TIS, it was determined that due to the remote
location of the site and low trip generation potential of the proposed SUP
that undue detrimental impacts are not anticipated to the adjacent
roadway of State Route 88 / Apache Trail.
As part of the SUP review process, Maricopa County Department of
Transportation (MCDOT) reviewed this TIS and approved a Traffic Study
Waiver. See Attachment A2: MCDOT Traffic Study Waiver and Traffic
Impact Statement.
V. Circulation System
Internal to the site, as shown on Exhibit 2: SUP Site Plan, a number of
natural surface drives exist. Within this narrative, these are informally
referred to as “roads,” however they are not associated with any existing
or proposed ROW dedications. These existing natural surface roads are
generally comprised of a mixture of granite, dirt, gravel, and other natural
surface material existing on-site. These roads have existed for decades
since the site began to be used as a horse/cattle ranch. Since the roads are
comprised of a natural surface with a natural edge, the widths vary slightly.
The SUP site plan shows the minimum widths that exist today and will be
maintained over time to ensure there is sufficient space for circulation.
A 24-foot width is proposed between the arena and lodge to provide a
comfortable width for ranch machinery or trucks with trailers to maneuver
in and out of the arena as needed.
The narrow road approaching the existing residence will remain a
minimum width of 10-feet. This width has proven sufficient for
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accommodating the existing residents/ranchers and additional ranchers
over the years. Guests will not be traveling along this road.
All other existing on-site roads will maintain a minimum width of 20-feet
or the minimum width as permitted by Maricopa County as part of site plan
review.
Vehicular circulation by guests within the site will be limited to entering
and parking at the lodge upon their arrival; Ranch Management will then
valet-park the guest vehicles where they will remain until the guests depart
The Ranch.
With the exception of the entrance road, the internal natural surface roads
will be used vehicularly only by the Ranch Management Team. Guests will
be able to use these existing roads to move around the non-restriction
portions of the site by-foot.
VI. Development Schedule
Phasing
A maximum of 20 tents are proposed as part of this SUP; however, it is
anticipated that approximately 8 tents will be provided in the initial phase
of development.
Prior to operation of the proposed Guest Ranch operation named, “The
Ranch at Salt River,” improvements that are necessary to serve the tents
will be provided commensurate to the number of tents provided or in
excess of the number of tents provided. These improvements include but
are not limited to parking, the lodge, water, septic, drainage, and ADA
improvements, as required by Maricopa County at the time of site plan
review and permitting.
VII. Community Facilities & Services
The site is completely surrounded by the beautiful Tonto National Forest.
With the exception of the Apache Lake Marina which is about 14 minutes
away, the site is greatly distanced from surrounding facilities and services.
The table below lists the closest facilities:
Facility
Distance
Apache Lake Marina and Sheriff
Substation
14 minutes, 3.5 miles
Burnt Corral Campground
40 minutes, 9 miles
Roosevelt Lake Marina,
restaurant, visitor center, boat
storage, Sheriff Substation,
1 hour, 16.3 miles
Tortilla Flat
39 minutes, 13 miles
There are a number of recognized trailheads, natural features, and vistas
within approximately an hour of the site, including Fish Creek Canyon,
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Tortilla Trailhead, Lewis Pranty Creek Bridge, Reavis Ranch Trailhead,
Apache Lake Vista, Coronada Mesa, Bronco Butte, Goat Mountain, Salt
River, Roosevelt Lake, and Tonto National Monument.
VIII. Public Utilities & Services
A. Utilities Table
The table below summarizes the utilities and services to be used to serve
the proposed land uses:
Utility/Service
Provision
Water
On-site well (1)
Sewer
On-site septic (1)
Law Enforcement
Maricopa County Sheriff
Fire & Emergency
Response
Tonto Basin Fire District (2)
Ambulance
Service
American Medical Response of Maricopa (3)
Footnotes:
1. Improvements to be made to existing well and septic systems as required by Maricopa County prior
to operation of the proposed Guest Ranch or assembly.
2. See Attachment C: Fire and Emergency Medical Service Will Serve Letter.
3. See Attachment D: Ambulance Service Certificate of Necessity CON-136
B. Drainage
The proposed site layout has been carefully studied and designed by highly
reputable Civil Engineers and in coordination with Maricopa County
Engineers to respect and minimally impact the existing site drainage and
natural character. The proposed tents and lodge building will be located
outside of the existing hillside areas and safe from off-site flows. On-site
retention will be provided as required for the site disturbances for the
proposed lodge, new proposed parking areas, and tents. A subtle drainage
channel is proposed to intercept offsite flows from the hillside and
discharge at historic outfall locations. As designed, the proposed grading
and drainage will not alter the historic outfall of the site.
An engineered Grading and Drainage Plan and Drainage Report has been
submitted with this SUP. A 100-year/2-hour retention is typically required;
however, a drainage waiver has been approved by Maricopa County that a
first flush (1/2 inch runoff) be allowed.
C. Water
Drinking water will be supplied to the lodge and tent sites from two on-site
wells. There are three existing wells located on the site; these wells provide
water for the existing residence, for use by the existing cattle/horse ranch,
and for use by the proposed lodge.
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Both the lodge well (“Existing Well 2” on the SUP Site Plan) and the
residence well (“Existing Well 1” on the SUP Site Plan) have redundancies
to support if any failure occurs. The lodge well has a 5,000-gallon storage
tank and the residence well has a 2,500-gallon storage tank. If there is a
failure at the lodge well, the 5,000 gallon storage tank will supply water
until it is empty and then the residence well will support the lodge. There
are existing lines which run between both wells to assure there will never
be a time without water. The wells also draw from two different aquifers.
All applications and improvements required by the Maricopa County
Environmental Services Department (MCESD) will be provided by the
property owner under separate, future applications. This may include but
is not limited to a Public Water System application, New Source Approval
application, Approval to Construct Application, or a Minor Plan Review
Application.
D. Wastewater
An on-site wastewater treatment (septic) system is proposed to
accommodate wastewater produced by the proposed use. As required by
Maricopa County, all discharged wastewater from the lodge and tents will
be kept on-site and will not discharge to an adjacent site. As required, a
Notice of Intent to Discharge Application or a Minor Plan Review
Application or other applications as required by The County will be
submitted to MCESD for approval of the septic system.
E. Law Enforcement/Protective Services
Sites located within Maricopa County are policed by the Maricopa County
Sheriff. The nearest Sheriff substation is located at the Apache Lake
Marina, within 3.5 miles of the site.
F. Fire + Medical Services
A “Will Serve” letter has been provided and amended from the Tonto Basin
Fire District. This letter confirms that the Tonto Basin Fire District will
provide long term fire and emergency services. A Certificate of Necessity
has also been granted which confirms that ambulance service will be
provided to the site by American Medical Response of Maricopa.
Prior to approval of a site plan, and at all times thereafter, a current “Will
Serve” letter, Certificate of Necessity or other documentation confirming
the availability of fire and medical services shall be provided to Maricopa
County and kept on file by the property owner. See Attachment C: Fire and
Emergency Will Serve Letter and Attachment D: Ambulance Service
Certificate of Necessity CON-136.
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IX. Concluding Summary
The proposed Special Uses will be an addition to the existing uses on the
site. The existing working horse/cattle ranch will remain and continue to
operate as the main focus of the site. To support this, a maximum
occupancy is proposed for the lodge, the proposed tent structures are
small and minimally impactful to the surrounding natural vegetation, and
guest on-site vehicular circulation is contained only to ingress and egress
at the time of arrival and departure. All other proposed improvements are
aimed to maintain as much of the existing natural conditions as possible
and complement the operation of the existing horse/cattle ranch.
The proposed SUP for a Guest Ranch and a use involving large assemblage
of people will provide a memorable experience for guests to learn about
the rich history of Arizona ranching while enjoying the beautiful Sonoran
Desert environment in a high-end but rustic atmosphere.
EXHIBIT 1: SITE CONTEXT
EXHIBIT 2: SUP SITE PLAN
THE RANCH AT SALT RIVER
VICINITY MAP
SR 88 APACHE TRAIL
SITE
SRV RD 79
APACHE LAKE
TONTO
NATIONAL
FOREST
SITE
DESCRIPTION
SITE DATA
APNs:
GROSS ACREAGE:
NET ACREAGE:
EXISTING ZONING:
EXISTING LAND USE:
219-44-001A, C & D
20.0 AC
20.0 AC
RU-190
SINGLE-FAMILY RESIDENCE AND
AGRICULTURE
DISCIPLINE
CONTACT INFORMATION
PAGE #
PAGE TITLE
PROJECT TEAM
TABLE OF CONTENTS
HP PROPERTY MANAGEMENT AND LEASING LLC
HARPER PRICE ~~~ harperprice@hotmail.com
3147 N. 39TH ST.
PHOENIX, ARIZONA 85018
480.318.5340
RVi PLANNING + LANDSCAPE ARCHITECTURE
JEFF FARR ~~~ jfarr@rviplanning.com
4900 N. SCOTTSDALE ROAD, SUITE 1200
SCOTTSDALE, ARIZONA 85251
480.994.0994
OWNER
COVER PAGE
1
NOTES PAGE
2
SUP SITE PLAN
3
DETAILS
4-6
SURVEY PLAN
7
PLANNER/
APPLICANT
REQUEST
SITE ACCESS
LEGAL DESCRIPTION
SU240015 PROPOSED
SUP LAND USES:
(1) GUEST RANCH (MCZO 1301.1.9)
(2) USE INVOLVING LARGE
ASSEMBLAGE OF PEOPLE (MCZO 1301.1.11)
A special use permit under the existing RU-190 zoning is requested to allow for a Guest Ranch to be added to the
20-acre site located in Maricopa County near Tortilla Flat, Arizona. The site is currently used as a working horse
cattle ranch and is improved with agricultural buildings, an arena/corral, numerous natural surface roads, and a
dwelling that is also used as a home office for the working ranch.
The proposed Guest Ranch will consist of up to 20 tent-like structures, a 12,800 sq. ft. elevated pad for a lodge
building, and supporting structures including solar arrays, and a potential future ranch shop (garage) building that
will be added to the existing uses and improvements.
Lodge will serve as a space for arriving, gathering, learning, and dining for overnight guests of The Ranch, and will
also include a residential dwelling unit for the Ranch Management Team. Tents will be used as sleeping units for
guests.
ADA accessibility will be incorporated throughout the site, including an accessible tent and pathways connecting
all guest areas, including the lodge.
The Guest Ranch will operate year-round as allowed by the activity of the existing working horse/cattle ranch.
During off-peak times of the proposed Guest Ranch and the existing working ranch, the arena area, and up to
approximately 8,000 sq. ft. of the lodge may be used for events for assemblage of up to 100 people. Said events
must require an invitation or registration.
SPECIAL USE PERMIT SITE PLAN FOR
SU240015
SUBMITTAL 4: 5/30/25
LEGAL DESCRIPTION FOR PARCEL 219-44-001-A:
PT TRACT 37 IN SEC 5, 6, 7 & 8 2N 11E PER MCR 364-39 DAF BEF AT ANGLE POINT 3 BEING B.L.M. BRASS CAP
TH N 26D 50M E 677.16F TO ANGLE POINT 4 S 63D 10M E 643.48F S 26D 50M W 677.16F N 63D 10M W 643.48F
TO POB
LEGAL DESCRIPTION FOR PARCEL 219-44-001-C:
PT TRACT 37 IN SEC 5, 6, 7 & 8 2N 11E PER MCR 364-39 DAF BEF AT ANGLE POINT 2 BEING B.L.M. BRASS CAP
TH N 63D 10M W 643.48F N 26D 50M E 677.16F S 63D 10M E 643.48F S 26D 50M W 677.16F TO POB EX S 338.58F
TH/OF
LEGAL DESCRIPTION FOR PARCEL 219-44-001D:
S 338.58F OF POL DESC PROP PT TRACT 37 IN SEC 5, 6, 7 & 8 2N 11E PER MCR 364-39 DAF BEG AT ANGLE
POINT 2 BEING B.L.M. BRASS CAP TH N 63D 10M W 643.48F N 26D 50M E 677.16F S 63D 10M E 643.48F S 26D
50M W 677.16F TO POB.
Copyright RVi
L:\23005309 - THE RANCH AT SALT RIVER\06 PLANNING\02 CAD\02 CONCEPTUAL DESIGN\RVi-5309-CONCEPTUAL DETAILS LAYOUT.dwg
4900 N. Scottsdale Rd. Suite 1200
Scottsdale, Arizona 85251
Tel: 480.994.0994
www.rviplanning.com
Information furnished regarding this property
is from sources deemed reliable. RVi has
not made an independent investigation of
these sources and no warranty is made as to
their accuracy or completeness. This plan is
conceptual, subject to change, and does not
represent any regulatory approval.
2/13/2025
23005309
Tonto National Forest
Ranch at Salt River
The Ranch at Salt River
DETAILS
TONTO NATIONAL FOREST, MARICOPA COUNTY, ARIZONA
5/30/2025
NOTES
SU240015
SHEET N1
UTILITY TABLE
SUP SITE PLAN NOTES
DEVELOPMENT STANDARDS
1.
PER BUILDING CODE ALL APPLICABLE ADA STANDARDS
FOR PARKING, PATHWAYS, RAMPS, RESTROOMS, ETC.
WILL BE MET, AS DETERMINED BY THE BUILDING OFFICIAL
AT THE TIME OF PERMITTING.
2.
THE SUP SITE PLAN SHOWS THE PROPOSED DRAINAGE
DESIGN DETAILED IN THE GRADING AND DRAINAGE PLAN
PREPARED BY GM CIVIL ENGINEERING AND SURVEYING.
3.
A DRAINAGE WAIVER HAS BEEN APPROVED FOR THE SITE
BY MARICOPA COUNTY THAT ALLOWS UTILIZING FIRST
FLUSH RETENTION BASINS INSTEAD OF 100-YEAR, 2-HOUR
RETENTION BASINS
4.
THE LOCATION OF ALL IMPROVEMENTS INCLUDING THE
TENT SITES ARE CONCEPTUAL IN NATURE AND ARE
SUBJECT TO CHANGE TO CONFORM TO UNANTICIPATED
FIELD CONDITIONS OCCURED.
Utility/Service
Provision
Water
On-site well (1)
Sewer
On-site septic (1)
Law Enforcement
Maricopa County Sheriff
Fire
Tonto Basin Fire District (2)
Ambulance
American Medical Response of Maricopa (3)
Footnotes:
1. Improvements to be made to existing well and septic systems as required by Maricopa County prior
to operation of the proposed Guest Ranch or assembly.
2. See Attachment C: Fire and Emergency Medical Service Will Serve Letter.
3. See Attachment D: Ambulance Service Certificate of Necessity
Regulation
RU-190 Standards
Proposed
SUP Standards
Front Yard Setback
60’
0’
Side Yard Setback
30’
Rear Yard Setback
60’
Maximum Lot Coverage
10%
As is
Maximum Building Height
30’
Lodge Max. Building Height: 36’
All other buildings: no variation is proposed from the height standard
of CZO.
Site Enclosure and Screening
Solid 6’ CMU wall screening
required when adjacent to any
rural or residential zoning district.
There shall be no minimum requirement for a site enclosure or
screening.
Metal, wire, or wood cattle fencing, and metal rail fencing up to
6 feet in height are permitted on the site.
Parking (MCZO Article 1102.1.3)
Guest Ranch:
• 1 per sleeping room + spaces
to meet needs of any
commercial, office, or public
assembly.
Public Assembly Uses
• 1 per 200 sq. feet of [gross]
floor area
Single-Family Residential
• 2 spaces per dwelling unit
Guest Ranch:
• 1 per sleeping room (tent)
Public Assembly Uses:
• 1 per 200 sq. feet of lodge floor area used for assembly
purposes.
Single-Family Residential
• 2 spaces per dwelling unit shall be provided for the proposed
Ranch Management dwelling unit.
Existing Working Cattle Ranch and Existing Single-Family
Residence:
• The existing natural surface driveway area shall continue to
maintain sufficient space for 6 vehicles. This driveway area is to
be used only by the residents and ranchers and not for guest
parking.
Loading & Unloading Spaces
(Article 1103.1)
1 per 25,000 sq. ft.
1 per 25,000 square feet of the enclosed portion of the
proposed ranch building that is not used as the Ranch
Management Dwelling.
Section line setbacks (MCZO
Article 1105.1.3.2)
55’
0’
Paved Parking (1102.7.1)
Parking area shall be paved
Non-ADA Parking spaces may consist of the existing natural
surface, graded as required by Maricopa County as part of site
plan review and permitting.
ADA Parking spaces shall meet all applicable accessibility
requirements and may be comprised of alternative paving
materials such as compacted decomposed granite with a
stabilizer material, if approved by Maricopa County as part of
site plan review and permitting.
Handicapped parking symbol
1102.6.3
Symbol to be painted on the
ground within the parking space
Symbol to be painted on the ground or clearly visible via signage
that may be vertically installed in front of the space or
horizontally installed on the ground within the space, as
determined by Maricopa County as part of site plan review and
permitting.
Striped Parking
1102.7.9
Parking spaces shall be
designated by striping.
Natural surface parking spaces may be designated by location
of parking wheel stops.
Paved Pedestrian Walkways
(1102.7.11)
Pedestrian walkways shall be
paved and graded
Non-ADA routes are not required to be paved.
ADA routes shall meet all applicable accessibility requirements
and may be comprised of alternative paving materials such as
compacted decomposed granite with a stabilizer material, as
approved by Maricopa County at the time of site plan review
and permitting.
Hillside Disturbance
1201.6.1
Disturbance of a lot with a natural
slope of 15% or greater shall be
limited to the lots building
envelope
As is. No changes proposed.
1201.6.6
No building or structure shall be
placed outside of the lot’s
building envelope.
As is. No changes proposed.
*5% of the provided parking spaces will be designated ADA
**ADA parking spaces will be paved or surfaces with concrete or improved with an alternative surface if approved by Maricopa County
for meeting accessibility requirements.
***Walkways will be in accordance to ADA requirements as proposed within this table
MIN. REQ. PARKING:
LAND USE
20 TENTS
LODGE:
(SEE NOTES SHEET)
+/- 8,000 SF ASSEMBLY
1 : 200 SF
40 SPACES
RANCH MANAGEMENT
DWELLING
MIN. TOTAL JOINT REQ. PARKING:
42 SPACES
(PER MCZO 1102.5)
EXISTING DRIVEWAY SPACES TO REMAIN:
6 SPACES
(FOR RES. & RANCHERS ONLY)
*5% OF THE PROVIDED PARKING SPACES WILL BE DESIGNATED ADA
BUILDING SETBACKS PROPOSED FOR ALL PROPERTY LINES: 0’
2 SPACES : UNIT
2 SPACES
1 SPACE : TENT
20 SPACES
RATIO
MIN. REQ. PARKING*
SUP SITE PLAN
TONTO NATIONAL FOREST, MARICOPA COUNTY, ARIZONA
5/30/2025
0’ BUILDING SETBACKS ON ALL PROPERTY LINES
SU240015
SHEET SP1
RB-A
RB-B
RB-E
RB-D
RB-F
ZONING RU-190 SURROUNDS SITE
(6’ WIRE & PIPE)
(6’ PIPE)
Copyright RVi
L:\23005309 - THE RANCH AT SALT RIVER\06 PLANNING\02 CAD\02 CONCEPTUAL DESIGN\RVi-5309-CONCEPTUAL DETAILS LAYOUT.dwg
4900 N. Scottsdale Rd. Suite 1200
Scottsdale, Arizona 85251
Tel: 480.994.0994
www.rviplanning.com
Information furnished regarding this property
is from sources deemed reliable. RVi has
not made an independent investigation of
these sources and no warranty is made as to
their accuracy or completeness. This plan is
conceptual, subject to change, and does not
represent any regulatory approval.
2/13/2025
23005309
Tonto National Forest
Ranch at Salt River
The Ranch at Salt River
DETAILS
ALTERNATIVE PAVING CONCEPT
CONCEPT ONLY. PAVEMENT METHOD TO BE DETERMINED AT THE
TIME OF SITE PLAN REVIEW AND PERMITTING AND MUST BE
APPROVED BY MARICOPA COUNTY
CONCEPT ONLY. ULTIMATE DESIGN TO BE DETERMINED AT THE
TIME OF SITE PLAN REVIEW AND PERMITTING AND MUST BE
APPROVED BY MARICOPA COUNTY
1
ACCESSIBLE PARKING SPACES
3
20'-0"
5'-0"
10'-0"
ACCESSIBLE
PARKING
STALL
(TYP.)
5'-0"
ACCESSIBLE
AISLE
(TYP.)
DECOMPOSED GRANITE
COMPACTED AND STABILIZED
TO MEET ACCESSIBILITY
STANDARDS
ACCESSIBLE SIGNAGE PER
WHEEL STOP
COUNTY STANDARDS
STANDARD AND SINGLE VALET PARKING SPACES
2
18'-0"
9'-0"
GRADED
NATURAL
SURFACE
WHEEL STOP
TANDEM/STACKED VALET PARKING SPACES
4
18'-0"
18'-0"
18'-0"
9'-0"
GRADED
NATURAL
SURFACE
WHEEL STOP
FINISH GRADE AT
NATURAL SURFACE
HEADER
DECOMPOSED GRANITE
SIZE: FINE TO 1/4” PARTICLE SIZE
INSTALL IN 1 1/2” LAYERS, EACH
LAYER COMPACTED 90% W/ TOP
LAYER MIN. 75% DUST FINES
ADD STABILIZER PER
MANUFACTURER SPECIFICATIONS
AND RECOMMENDATIONS
GEO-TEXTILE FABRIC
4”
3”
CLASS II AGGREGATE BASE (SEE
SOILS REPORT FOR COMPACTION
RATE IF AVAILABLE)
COMPACTED SUBGRADE (SEE
SOILS REPORT FOR COMPACTION
RATE IF AVAILABLE)
TONTO NATIONAL FOREST, MARICOPA COUNTY, ARIZONA
5/30/2025
SU240015
PROPOSED 1’ PONDING
DEPTH W/ 1’ ADDITIONAL
OF FREEBOARD
EXISTING
GROUND
EXISTING
GROUND
TENT STRUCTURE
Copyright RVi
L:\23005309 - THE RANCH AT SALT RIVER\06 PLANNING\02 CAD\02 CONCEPTUAL DESIGN\RVi-5309-CONCEPTUAL DETAILS LAYOUT.dwg
4900 N. Scottsdale Rd. Suite 1200
Scottsdale, Arizona 85251
Tel: 480.994.0994
www.rviplanning.com
Information furnished regarding this property
is from sources deemed reliable. RVi has
not made an independent investigation of
these sources and no warranty is made as to
their accuracy or completeness. This plan is
conceptual, subject to change, and does not
represent any regulatory approval.
2/13/2025
23005309
Tonto National Forest
Ranch at Salt River
The Ranch at Salt River
DETAILS
LODGE DROP OFF CONCEPT
7
EXISTING DRIVEWAY AREA DIMENSIONS
6
RESTRICTED ACCESS GATE
MIN, GATE HEIGHT: 4-FEET TALL.
GATE WIDTH: THE GATE WILL BE INSTALLED TO
PROVIDE A MINIMUM CLEARANCE WIDTH OF 20-FEET
5
SUFFICIENT AREA FOR 6 PARKED VEHICLES
TO BE MAINTAINED AT ALL TIMES DURING
THE OPERATION OF THE GUEST RANCH
FOR CONTINUED USE BY RANCHERS
AND RESIDENTS.
CONCEPTUAL TENT GRADING PLAN
SECTION VIEW
9
CONCEPTUAL TENT GRADING PLAN
PLAN VIEW
8
NOTE:
- TENT STRUCTURES ARE SHOWN SCHEMATICALLY AND ACTUAL DESIGN
SHALL BE PROVIDED DURING BUILDING PERMIT REVIEW.
- RAIN HARVESTING BARRELS ARE ALSO AN OPTION FOR TENTS TO
ACCOMODATE FIRST FLUSH RETENTION IF SIZED APPROPRIATELY.
ADA
ROUTE
MIN.
5’ WIDE
CONCEPT ONLY. ULTIMATE DESIGN TO BE DETERMINED AT THE
TIME OF SITE PLAN REVIEW AND PERMITTING AND MUST BE
APPROVED BY MARICOPA COUNTY
CONCEPT ONLY. ULTIMATE DESIGN TO BE DETERMINED AT THE
TIME OF SITE PLAN REVIEW AND PERMITTING AND MUST BE
APPROVED BY MARICOPA COUNTY
TONTO NATIONAL FOREST, MARICOPA COUNTY, ARIZONA
5/30/2025
PROPOSED RETENTION SHALL
PROVIDE A MIN. OF 13 CUBIC FEET
OF FIRST FLUSH RETENTION VOLUME
EXISTING CONTOURS
10’
20’
65’
20’
10’
130’
SU240015
GUEST VEHICULAR CIRCULATION ON-SITE
(RANCHERS AND RESIDENTS HAVE VEHICULAR ACCESS TO ALL ROADS ON-SITE)
“BACK OF HOUSE AREA” TO BE ACCESSED ONLY BY RANCHERS AND RESIDENTS
(GUESTS MAY TRAVERSE REMAINDER OF SITE BY FOOT)
Copyright RVi
L:\23005309 - THE RANCH AT SALT RIVER\06 PLANNING\02 CAD\02 CONCEPTUAL DESIGN\RVi-5309-CONCEPTUAL DETAILS LAYOUT.dwg
4900 N. Scottsdale Rd. Suite 1200
Scottsdale, Arizona 85251
Tel: 480.994.0994
www.rviplanning.com
Information furnished regarding this property
is from sources deemed reliable. RVi has
not made an independent investigation of
these sources and no warranty is made as to
their accuracy or completeness. This plan is
conceptual, subject to change, and does not
represent any regulatory approval.
2/13/2025
23005309
Tonto National Forest
Ranch at Salt River
The Ranch at Salt River
DETAILS
SUP SITE ACCESS FOR GUESTS, RESIDENTS, AND RANCHERS
10
TONTO NATIONAL FOREST, MARICOPA COUNTY, ARIZONA
5/30/2025
SU240015
EXHIBIT 3: TENT CONCEPTUAL EXHIBITS
EXHIBIT 4: SITE PHOTOS
Site Photo 1
Pictured: The existing elevated homesite/building pad at center, the
existing “arena” or corral, the existing natural surface road, and a portion of the existing shop
leads off the left edge of the photo.
SITE ENTRANCE ROAD
ARENA/CORRALL AREA
ELEVATED PAD TO BE
USED BY LODGE
NATURAL SURFACE ROADS
SHOP
Site Photo 2
Description:
On the right is the existing Apache Trail - State Route 88.
On the left is the existing dirt road that is used as the ranch
entrance. Just to the right of the entrance, is the existing
ranch signage.
EXISTING SITE ENTRANCE
EXISTING
RANCH SIGNAGE
STATE ROUTE 88 /
APACHE TRAIL
Site Photo 3
Description:
Existing on-site dirt road that leads uphill. This dirt road is restricted to any vehicular access by
guests.
Site Photo #4
Description:
Existing on-site natural surface road to continue to be used for circulation primarily by ranch-
ers as well as guests immediately upon their arrival. After arrival, guests will leave their vehicles
parked for the duration of their stay. To the left is the arena/corral area.
To the right is the existing elevated pad to be used for the
proposed lodge.
Site Photo #5
Description:
The existing shop, arena/corral area, elevated homesite, on-site natural surface roads, and in
the distance you can see State Route 88 / Apache Trail.
SITE ENTRANCE ROAD
STATE ROUTE 88 / APACHE TRAIL
ARENA/CORRALL AREA
ELEVATED PAD
FOR LODGE
DIRT ROADS
SHOP
Site Photo #6
Description:
Existing shop building with the arena/corral located to the right. Ranch hands currently park in
front of this building in a tandem style. To the left of the shop is an auxilary open area that is
used for temporary staging of equipment or materials used in day to day ranching.
Site Photo #7
Description:
An existing water tank is pictured at center. The existing residence and accessory residential
structure are in the distance. On the left side of the photo, the hillside slopes downward to the
north. This area will be left undistrubed.
RESIDENCE
WATER TANK
DIRT ROAD
OVERLOOK AREA
Attachment A1: ADOT Red Letter
Confirmation
From:
Susan Puzas
To:
Kristine Gay
Subject:
Re: Ranch at Salt River - Red Letter
Date:
Friday, June 21, 2024 2:59:34 PM
Attachments:
image001.png
image003.png
Good afternoon Kristine,
Southeast District staff has reviewed and finds the proposed glamping sites will not require any
improvements to the access.
Thank you, Susie
Susie Puzas, Permits Supervisor
ADOT Southeast District Permits Office
2082 E. Hwy 70, Safford, AZ 85546
928-432-4916 – O or 928-651-1286 – C
www.azdot.gov
On Tue, May 21, 2024 at 3:15 PM Kristine Gay <kgay@rviplanning.com> wrote:
Hello,
Thanks so much for your phone call regarding my email.
Here is some background on why I emailed:
RVi submitted for a Pre-Application Meeting with Maricopa County for a Special Use
Permit for a Guest Ranch on the subject property located on Parcels 219-44-001A, 219-44-
001C, and 219-44-001D. The owner is proposing to add 8-10 tent sites and one building for
campers to dine in.
Maricopa County Planning Department provided a comment package back in response to
our application, in their comments they included the following guidance (see text and
screenshot below):
There are both north/south and east/west Section Line intersecting on the site. The County considers Section
Lines as streets where setbacks are measured (MCZO Art. 1105.1.3). Check with MCDOT to see if there is any
reserved right-of-way along these Section Lines.
Here is some more site information:
The site is located at 26815 E. US Hwy. 88, Tortilla Flats, near Mud Springs, and about .3
miles south from the intersection of Reavis Trailhead Road and US Hwy 88. It is an existing
cattle ranch.
Site Location Using Microsoft Bing:
26815 E US Hwy 88, Unincorporated County, AZ 85190 - Bing Maps
Site Aerial and Parcel #s Using Maricopa County GIS:
Site Location Relative to Section Lines from Maricopa County GIS:
Information We are Seeking from ADOT:
1. Based on the County’s guidance above, this email is to gain ADOT confirmation
on any roadway alignments that are planned where Sections 5, 6, 7, and 8 meet,
as this is where our site is located. (We are guessing roadway alignments are not
planned on these Section lines simply due to the topography of the immediate and
surrounding area.)
Thanks again for your call, I hope this email helps to clear things up.
Feel free to call or email with any other questions.
Thanks!
Kristine Gay
Planning Manager
RVi Planning + Landscape Architecture
4900 North Scottsdale Road, Suite 1200 • Scottsdale, AZ 85251
480.994.0994 Main 757.871.6158 Mobile
www.rviplanning.com
From: Kristine Gay
Sent: Tuesday, May 21, 2024 2:20 PM
To: spuzas@azdot.gov
Subject: FW: Ranch at Salt River - Red Letter
Hello,
Please see mail below:
Kristine Gay
Planning Manager
RVi Planning + Landscape Architecture
4900 North Scottsdale Road, Suite 1200 • Scottsdale, AZ 85251
480.994.0994 Main
www.rviplanning.com
From: Kristine Gay
Sent: Tuesday, May 21, 2024 10:58 AM
To: redletter@azdot.gov
Subject: Ranch at Salt River - Red Letter
Hello,
On behalf of our client The Ranch at Salt River, LLC, we are emailing to inform ADOT of
potential development plans within a quarter mile of an established or proposed state
transportation alignment.
We have been advised to submit this email by Maricopa County Planning Staff as part of
their review comments for Pre-Application #PA2023151: There are both north/south and
east/west Section Line intersecting on the site. The County considers Section Lines as streets
where setbacks are measured (MCZO Art. 1105.1.3). Check with MCDOT to see if there is
any reserved right-of-way along these Section Lines.
Project Name: The Ranch at Salt River
Project Location: 26815 E. US Hwy. 88, Tortilla Flats
T02N, R11E, Sections 5, 6, 7, & 8
(See map below)
Project Limits:
Parcels 219-44-001A, 219-44-001C, 219-44-001D
Acre(s): Approximately 20 acres
(See map below)
Date of Development:
Development is anticipated to begin in 2024. RVi, GM Civil Engineering, and The Ranch at
Salt River, LLC are currently assembling a Special Use Permit for the subject site to submit to
Maricopa County Planning Department.
Map:
Thank you very much in advance for your time.
Please advise if you any further information is needed for your review or if you have any
questions.
Thanks,
Kristine Gay
Planning Manager
RVi Planning + Landscape Architecture
4900 North Scottsdale Road, Suite 1200 • Scottsdale, AZ 85251
480.994.0994 Main 757-871-6158 Mobile
www.rviplanning.com
Links contained in this email have been replaced. If you click on a link in the email above, the
link will be analyzed for known threats. If a known threat is found, you will not be able to
proceed to the destination. If suspicious content is detected, you will see a warning.
External Email: Do not click any links or open any attachments unless you trust the sender
and know the content is safe.
Attachment A2: MCDOT Traffic Study
Waiver and Traffic Impact Statement
TIS Waiver Amended | Special Use Permit
Traffic Study Waiver Request
APN 219-44-001A, APN 219-44-001C, APN 219-44-001D
RVi Planning (Kgay@rviplanning.com)
NA
Plans Sealed By
Not Applicable
Laxmikanth Narwa, P.E./602.506.8677
Int. Review No.
Date
Item No.
Page No.
Review Comment
Code
LN
2
4/21/2025
1
General
No new access points or modifications to the existing facilities surrounding the project site were
requested nor approved.
LN
2
4/21/2025
2
General
Based on the nature of the development and remote location of the Site, County estimates that
the proposed development would generate fewer than 100 peak hours trips and will have
negligible impact on to County roadways in the vicinity of the Site.
The Traffic Study Waiver Is Approved As Noted Above
Discipline
Consultant
Signature
Date
Post TIS waiver approval (see attached), the applicant has now proposed additional hosting event to the original proposal. The applicant proposes to add modest-scaled invite-only
or pre-registration events within the lodge or existing cattle arena. The applicable site parcel(s) number are APN 219-44-001A, APN 219-44-001C, APN 219-44-001D (same as
previously proposed). The site is completely surrounded by the Tonto National Forest and no other known uses are located within the vicinity of the site. As per the owner, the
Ranch at Salt River is planned to be open 7 days a week with an anticipated opening year of late 2025. The site (combined Events & Employees) is estimated to generate 130 daily
trips, 39 AM Peak hour trips, and 39 PM Peak hour trips.
Traffic Engineering Review Comment Sheet
Project Name
Location
MCDOT File No.
Reviewer/Phone No.
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:
Consultant Comment
Page 1 of 1
TIS Waiver | Special Use Permit
Traffic Study Waiver Request
APN 219-44-001A, APN 219-44-001C, APN 219-44-001D
RVi Planning (Kgay@rviplanning.com)
NA
Plans Sealed By
Not Applicable
Laxmikanth Narwa, P.E./602.506.8677
Int. Review No.
Date
Item No.
Page No.
Review Comment
Code
LN
1
11/26/2024
1
General
No new access points or modifications to the existing facilities surrounding the project site were
requested nor approved.
LN
1
11/26/2024
2
General
Based on the nature of the development and remote location of the Site, County estimates that
the proposed development would generate fewer than 100 peak hours trips and will have
negligible impact on to County roadways in the vicinity of the Site.
The Traffic Study Waiver Is Approved As Noted Above
Consultant Comment
Discipline
Consultant
Signature
Date
The applicant is working on a Special Use Permit for use for a Guest Ranch to allow for the proposed hihg-end glamping resort to be added to the existing historic cattle ranch
located in Maricopa County near Tortilla Flat, Arizona, and within 2.5 miles of Apache Lake. The applicable site parcel(s) number are APN 219-44-001A, APN 219-44-001C, APN 219-
44-001D. The site is completely surrounded by the Tonto National Forest and no other known uses are located within the vicinity of the site. As per the owner, these glamping
sites are proposed to be open only part of the year, from October through April. The owner estimates generating a maximum of 5 employee trips in the morning and 5 employee
trips in the evening.
Traffic Engineering Review Comment Sheet
Project Name
Location
MCDOT File No.
Reviewer/Phone No.
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:
Page 1 of 1
Auth ID: MES1252
Contact Name: THE RANCH AT SALT
RIVER LAND AND LIVESTOCK, LLC
Use Code: 752
Expiration Date: 12/31/2053
FS-2700-9j (09/2020)
OMB No. 0596-0082
U.S. DEPARTMENT OF AGRICULTURE
FOREST SERVICE
PRIVATE ROAD EASEMENT
AUTHORITY:
Title V of the Federal Land Policy and Management Act, 43 U.S.C. 1761-1772
This private road easement (hereinafier "easemen, dated 4/13/2024 is granted by the United
States acting through the United States Department of Agriculture, Forest Service (hereinafter
"grantor"), to THE RANCH AT SALT RIVER LAND AND LIVESTOCK, LLC, a resident of the State of
Arizona (hereinafter "grantee"). The grantee shall record this easement within 90 days of the date it is
granted and shall provide a copy of the recorded easement to the authorized officer.
The grantor, in consideration of an annual land use fee paid by the grantee, grants to the grantee and
its successors and assignees, subject to existing easements and other valid existing rights, a non-
exclusive right-of-way for use of a private road (hereinafter "private road") to access private property
owned by the grantee.
This easement is located on National Forest System (NFS) lands in the County of Maricopa, State of
Arizona. This easement is 20 feet wide and 1153.06 feet long and covers approximately 0.529
acres in the GILA AND SALT RIVER MERIDIAN, T. 2 N., R. 11 E., Sec. 5, 6, 7, & 8, ('the easement
area ), as shown on the map attached as an appendix A. This and any other appendices are hereby
incorporated into this easement.
This easement covers 10 feet on either side of the centerline of the private road, with additional width
as required to accommodate and protect cuts and fills.
1. GENERAL TERMS
Management Act, 45 u.SC. i 2, nurse CF Pat 251, Subpart 5, 1 amalied, and is
subject to their provisions.
B. AUTHORIZED OFFICER. The authorized officer is the Forest or Grassland Supervisor, a District
Ranger, or the Station, Institute, or Area Director with delegated authority pursuant to Forest Service
Manual 2700.
C, TERM. This easement shall expire at midnight on 12/31/2053. Expiration of this easement shall
not require notice, a decision document, or any environmental analysis or other documentation.
D. CONTINUATION OF USE AND OCCUPANCY. The use authorized by this easement shall be
renewed upon expiration, provided that (1) the grantee desires to renew the use and occupancy; (2)
use and occupancy are consistent with the standards and guidelines in the applicable land
management plan; (3) the private road is still being used for the purposes authorized by this
1
easement; and (4) the grantee is in compliance with all the terms of this easement. The authorized
officer may prescribe new terms when a new easement is issued.
E. AMENDMENT
This easement may be amended at any time by written agreement of the grantor and the grantee.
F. COMPLIANCE WITH LAWS, REGULATIONS, AND OTHER LEGAL REQUIREMENTS. In
exercising the rights and privileges granted by this easement, the grantee shall comply with all
present and tuture federal laws and regulations and all present and future state, county, and
municipal laws, regulations, and other legal requirements that apply to the easement area, to the
extent they do not conflict with federal law, regulation, or policy. The grantor assumes no
responsibility for enforcing laws, regulations, and other legal requirements that fall under the
jurisdiction of other governmental entities.
G. RESERVATIONS. Al rights not specifically and exclusively granted to the grantee are reserved to
the grantor, including:
1. The right of access to the easement area, including a continuing right of physical entry to the
easement area for inspection, monitoring, or any other purpose consistent with any right or obligation
of the United States under any law or regulation.
2. The right to administer and dispose of all natural resources, including timber, in the easement area.
3. The right to use or cross upon, over, or under the private road and authorize others to use or cross
upon, over, or under the private road in any way that is not inconsistent with the grantee's rights and
privileges under this easement, after consultation with all parties involved, provided that:
(a) When the grantor uses the private road for commercial hauling, other than removal of timber cut
during construction or maintenance of the private road or other occasional incidental use, the grantor
shall pay or perform its pro-rata share of maintenance and construction costs of the private road; and
(b) The grantor shall require users to pay the grantee or perform their pro-rata share of the current
replacement cost of the private road, less depreciation, to reconstruct the private road as necessary
to accommodate their use and perform road maintenance commensurate with their use.
H. ASSIGNABILITY. This easement is fully assignable, subject to the following conditions:
1. The assignee must have title to the private land or improvements served by the private road.
2. The grantee must be in compliance with all the terms of this easement.
3. The grantee shall give the authorized officer written notice of the assignment, including
documentation of the assignment and the name of and contact information for the assignee.
4. The authorized officer may modify the terms of this easement and the assignee shall agree in
writing to comply with the terms of the easement as modified.
I. IMPROVEMENTS
2
A. LIMITATIONS ON USE. Nothing in this easement gives or implies permission to build or maintain
any structure or facility or to conduct any activity unless specifically provided for in this easement. Any
use not specifically authorized by this easement must be proposed in accordance with 36 CFR
251.54 or 251.61. Approval of such a proposed use through issuance of a new easement or
easement amendment is at the sole discretion of the authorized officer.
B. DRAWINGS. Al drawings for construction or reconstruction of the private road, as well as
revisions to those drawings, must be prepared by a professional engineer, architect, landscape
architect, or other qualified professional acceptable to the authorized officer. These drawings and
drawing revisions must have written approval from the authorized officer before they are
implemented. The authorized officer may require the grantee to furnish as-built drawings, maps, or
surveys upon completion of the work.
C. RELOCATION. This easement is granted with the express understanding that should future
location of federally owned improvements or road rights-of-way require relocation of the private road,
the relocation will be conducted by and at the expense of the grantee within a reasonable period
specified by the authorized officer. If any subsequent survey of the private road shows that any
portion of the road crosses NFS lands that are not covered by this easement, this easement shall be
amended to include the additional NFS lands traversed by the road. If any lands covered by this
easement are no longer traversed by the private road, the portion of the easement traversing those
lands shall terminate.
IlI. OPERATIONS
A. RESOURCE PROTECTION DURING ROAD MAINTENANCE. The grantee shall conduct any
maintenance of the private road so as to avoid damaging adjacent NFS lands. The grantee shall
construct and maintain lead-off drainage and water barriers as necessary to prevent erosion.
B. CUTTING, DISPOSAL, AND PLANTING OF VEGETATION. This easement does not authorize
the cutting of trees, brush, shrubs, and other plants ("vegetation"). Vegetation may be cut, destroyed,
or trimmed only after the authorized officer or the authorized officer's designated representative has
approved in writing and marked or otherwise identified what may be cut, destroyed, or trimmed. The
grantee shall notify the authorized officer when approved cutting, destruction, or trimming of
vegetation has been completed. The Forest Service shall determine in advance of felling the method
of disposal of trees felled in the easement area that meet utilization standards. Disposal may be by
sale or without charge per 36 CFR Part 223, as may be most advantageous to the United States.
Debris from felling that does not meet utilization standards shall also be disposed of according to
methods determined by the Forest Service. Planting of vegetation in the easement area must have
prior written approval from the authorized officer.
C. PESTICIDE USE
1. Authorized Officer Concurrence. Pesticides may not be used in the easement area to control pests,
including undesirable woody and herbaceous vegetation (including aquatic plants), insects, birds,
rodents, or fish without prior written concurrence of the authorized officer. Only those products
registered or otherwise authorized by the U.S. Environmental Protection Agency and appropriate
State authority for the specific purpose planned shall be authorized for use within areas on NFS
lands.
3
2. Pesticide-Use Proposal. Requests for concurrence of any planned uses of pesticides shall be
provided in advance using the Pesticide-Use Proposal (form FS-2100-2). Annually the grantee shall,
on the due date established by the authorized officer, submit requests for any new, or continued,
pesticide usage. The Pesticide-Use Proposal shall cover a 12-month period of planned use. The
Pesticide-Use Proposal shall be submitted at least 60 days in advance of pesticide application.
information essential for review shall be provided in the form specified. Exceptions to this schedule
may be allowed, subject to emergency request and approval, only when unexpected outbreaks of
pests require control measures which were not anticipated at the time a Pesticide-Use Proposal was
submitted.
3. Safety Plan. Before applying pesticides in the easement area, the grantee shall submit to the
authorized officer a safety pian that includes, at a minimum, a precise statement of the treatment
objectives; a description of equipment, materials, and supplies to be used, including pesticide
formulation, quantities, and application methods; a description of the lines of responsibility for project
planning, project monitoring, and after-action review; a description of any necessary interagency
coordination; a copy of the current Pesticide-Use Proposal for the easement; a description of the
process by which treatment effectiveness will be determined; and a spill plan, communications plan,
security plan, and, when required by applicable local requirements, a provision for prior notification to
sensitive individuals.
4. Reporting. By September 30th annually, the grantee shall submit to the authorized officer a written
report of each pesticide application project completed during the previous 12-month period. The
report shall contain information pertaining to the pesticide application projects as requested by the
authorized officer.
5. Labeling, Laws, and Regulations. Label instructions and all applicable laws and regulations shall
be strictly followed in the application of pesticides and disposal of excess materials and containers.
No pesticide waste, excess materials, or containers shall be disposed of in any area administered by
the Forest Service.
D. MONITORING BY THE FOREST SERVICE. The Forest Service shall monitor the grantee's
operations and reserves the right to inspect the easement area and authorized facilities and
improvements at any time for compliance with the terms of this easement. The grantee shall comply
with inspection requirements deemed appropriate by the authorized officer. The grantee's obligations
under this easement are not contingent upon any duty of the Forest Service to inspect the easement
area or authorized facilities or improvements. A failure by the Forest Service or other govemmental
officials to inspect is not a justification for noncompliance with any of the terms of this easement.
IV. RIGHTS AND LIABILITIES
A. VALID EXISTING RIGHTS. This easement is subject to all valid existing rights. Valid existing rights
include those derived from mining and mineral leasing laws of the United States. The grantor is not
liable to the grantee for the exercise of any such right.
B. ABSENCE OF THIRD-PARTY BENEFICIARY RIGHTS. The parties to this easement do not
intend to confer any rights on any third party as a beneficiary under this easement.
C. NO WARRANTY OF ACCESS, SITE SUITABILITY, OR SERVICES. This easement authorizes the
use and occupancy of NFS lands for the purposes identified in this easement. The Forest Service
does not make any express or implied warranty of access to the easement area, of the suitability of
the easement area for the authorized uses, or for the furnishing of road or trail maintenance, other
than as expressly provided for in this easement; water; fire protection services; search and rescue
services; or any other services by a government agency, utility, association, or individual.
D. RISK OF LOSS. The grantee assumes all risk of loss to the easement area, in whole or in part,
due to public health and safety or environmental hazards. Loss of use and occupancy of the
easement area may result from but is not limited to theft, vandalism, fire and any fire-fighting activities
(including prescribed burns), environmental contamination, avalanches, rising waters, winds, falling
limbs or trees, and other forces of nature. If the authorized officer determines that any portions of the
easement area cannot be safely occupied due to a public health or safety or environmental hazard,
this easement shall terminate as to those portions of the easement area. Termination under this
clause shall not give rise to any claim for damages, including lost profits, by the grantee against the
Forest Service.
E. DAMAGE TO UNITED STATES PROPERTY. The grantee has an affirmative duty to protect from
damage the land, property, and other interests of the United States that are associated with the use
and occupancy authorized by this easement. Damage includes but is not limited to destruction of or
damage to NFS lands, fire suppression costs, and destruction of or damage to federally owned
improvements.
1. The grantee shall be liable for all injury, loss, or damage, including fire suppression costs,
prevention and control of the spread of invasive species, and the costs of rehabilitation or restoration
of natural resources, resulting from the grantee's use and occupancy of the easement area.
Compensation shall include but not be limited to the value of resources damaged or destroyed, the
costs of restoration, cleanup, or other mitigation, fire suppression or other types of abatement costs,
and all administrative, legal (including attorney's fees), and other costs.
2. The grantee shall be liable for damage to all roads and trails of the United States caused by use of
the grantee or the grantee's heirs, assignees, agents, employees, or contractors to the same extent
as provided under clause IV.E.1, except that liability shall not include reasonable and ordinary wear
and tear.
F. ENVIRONMENTAL PROTECTION
1. Compliance with Environmental Laws. The grantee shall in connection with the use and occupancy
authorized by this easement comply with all applicable federal, state, and local environmental laws
and regulations, including but not limited to those established pursuant to the Comprehensive
Environmental Response, Compensation, and Liability Act (CERCLA), as amended, 42 U.S.C. 9601
et seq., the Resource Conservation and Recovery Act, as amended, 42 U.S.C. 6901 et seq., the
Federal Water Pollution Control Act, as amended, 33 U.S.C. 1251 et seq., the Oil Pollution Act, as
amended, 33 U.S.C. 2701 et seq., the Clean Air Act, as amended, 42 U.S.C. 7401 et seq., the Toxic
Substances Control Act, as amended, 15 U.S.C. 2601 et seq., the Federal Insecticide, Fungicide, and
Rodenticide Act, as amended, 7 U.S.C. 136 et seq., and the Safe Drinking Water Act, as amended,
42 U.S.C. 300f et seq.
2. Definition of Hazardous Material. For purposes of clause IV.F, "hazardous material" shall mean (a)
any hazardous substance under section 101(14) of the Comprehensive Environmental Response,
Compensation, and Liability Act (CERCLA), 42 U.S.C. 9601(14); (b) any pollutant or contaminant
under section 101(33) of CERCLA, 42 U.S.C. 9601(33); (c) any petroleum product or its derivative,
including fuel oil, and waste oils; and (d) any hazardous substance, extremely hazardous substance,
5
toxic substance, hazardous waste, ignitable, reactive or corrosive materials, pollutant, contaminant,
element, compound, mixture, solution or substance that may pose a present or potential hazard to
human health or the environment under any applicable environmental laws.
3. Oil Discharges and Release of Hazardous Materials. The grantee shall immediately notify all
appropriate response authorities, including the National Response Center and the authorized officer
or the authorized officer's designated representative, of any oil discharge or of the release of a
hazardous material in the easement area in an amount greater than or equal to its reportable quantity,
in accordance with 33 CFR Part 153 and 40 CFR Part 302. For the purposes of this requirement, "oil"
is as defined by section 311(a)(1) of the Clean Water Act, 33 U.S.C. 1321(a)(1). The grantee shall
immediately notify the authorized officer or the authorized officer's designated representative of any
release or threatened release of any hazardous material in or near the easement area which may be
harmful to public health or welfare or which may adversely affect natural resources on federal lands.
4. Remediation of Release of Hazardous Materials. The grantee shall remediate any release, threat
of release, or discharge of hazardous materials that occurs in connection with the grantee's activities
in the easement area, including activities conducted by the grantee's agents, employees, or
contractors and regardless of whether those activities are authorized under this easement. The
grantee shall perform remediation in accordance with applicable law immediately upon discovery of
the release, threat of release, or discharge of hazardous materials. The grantee shall perform the
remediation to the satisfaction of the authorized officer and at no expense to the United States. Upon
revocation or termination of this easement, the grantee shall deliver the easement area to the Forest
Service in compliance with all applicable laws and regulations and free and clear of contamination.
G. INDEMNIFICATION OF THE UNITED STATES. The grantee shall indemnify, defend, and hold
harmless the United States for any costs, damages, claims, liabilities, and judgments arising from
past, present, and future acts or omissions of the grantee in connection with the use and occupancy
authorized by this easement. This indemnification and hold harmless provision includes but is not
limited to acts and omissions of the grantee or the grantee's heirs, assignees, agents, employees, or
contractors in connection with the use and occupancy authorized by this easement which result in (1)
violations of any laws and regulations which are now or which may in the future become applicable;
(2) judgments, claims, demands, penalties, or fees assessed against the United States; (3) costs,
expenses, and damages incurred by the United States; or (4) the release or threatened release of
any hazardous material into the environment. The authorized officer may prescribe terms that allow
the grantee to replace, repair, restore, or otherwise undertake necessary curative actions to mitigate
damages in combination with or as an alternative to monetary indemnification.
V. LAND USE FEE AND DEBT COLLECTION
A. LAND USE FEE. Per 42 U.S.C. 15925, the grantee shall pay in advance an annual land use fee
as determined in accordance with the Per Acre Rent Schedule established by 43 CFR 2806.20. The
initial annual land use fee shall be prorated if less than 6 months in the calendar year remain on the
date this easement is issued. Otherwise, the grantee shall pay the entire initial annual land use fee.
B. LAND USE FEE PAYMENTS
1. Crediting of Payments. Payments shall be credited on the date received by the deposit facility,
except that if a payment is received on a non-workday, the payment shall not be credited until the
next workday.
2. Disputed Land Use Fees. Land use fees are due and payable by the due date. Disputed land use
fees, other than land use fees recalculated pursuant to an audit, must be paid in full. Adjustments will
be made if dictated by an administrative appeal decision, a court decision, or settlement terms.
3. Late Payments
(a) Interest. Pursuant to 31 U.S.C. 3717 et seq., interest shall be charged on any land use fee not
paid within 30 days from the date it became due. The rate of interest assessed shall be the higher of
the Prompt Payment Act rate or the rate of the current value of funds to the United States Treasury
i.e., the Treasury tax and loan account rate), as prescribed and published annually or quarterly by
the Secretary of the Treasury in the Federal Register and the Treasury Fiscal Requirements Manual
Bulletins. Interest on the principal shall accrue from the date the land use fee is due.
(b) Administrative Costs. If the account becomes delinquent, administrative costs to cover processing
and handling the delinquency shall be assessed.
(c) Penalties. A penalty of 6% per annum shall be assessed on the total amount that is more than 90
days delinquent and shall accrue from the same date on which interest charges begin to accrue.
4. Administrative Offset and Credit Reporting: Delinquent land use fees and other charges associated
with this easement shall be subject to all rights and remedies afforded the United States pursuant to
31 U.S.C. 3711 et seq. and common law. Delinquencies are subject to any or all of the following:
(a) Administrative offset of payments due the grantee from the grantor.
(b) If in excess of 90 days, referral to the United States Department of the Treasury for appropriate
collection action as provided by 31 U.S.C. 3711(g)(1).
(c) Offset by the Secretary of the Treasury of any amount due the grantee, as provided by 31 U.S.C.
3720 et seq.
(d) Disclosure to consumer or commercial credit reporting agencies.
VI. REVOCATION, SUSPENSION, AND TERMINATION
A. GROUNDS FOR REVOCATION AND SUSPENSION. The authorized officer may revoke or
suspend all or part of this easement:
1. For noncompliance with applicable federal, state, or local laws and regulations;
2. For noncompliance with the terms of this easement; or
3. For abandonment of the easement. Failure of the grantee to use the easement area for a
continuous 5-year period shall constitute a rebuttable presumption of abandonment of the easement.
B. PREREQUISITES FOR REVOCATION AND SUSPENSION. Except for immediate suspension
under clause VI.B, the authorized officer may not revoke or suspend this easement unless:
7
1. The authorized officer has given the grantee written notice of the grounds for revocation or
suspension and, in the case of revocation of suspension under clause VI.A. 1 or VI.A.2, a reasonable
period, not to exceed 90 days, to cure any noncompliance; and
2. After an administrative appeal conducted pursuant to 7 CFR Part 1, Subpart H, as amended, the
authorized officer makes a finding that grounds for revocation or suspension exist and that revocation
or suspension is justified.
C. IMMEDIATE SUSPENSION. The authorized officer may immediately suspend this easement in
whole or in part when necessary to protect public health or safety or the environment. The
suspension decision shali be in writing. The grantee may request an onsite review with the authorized
officer's superior of the adverse conditions prompting the suspension. The authorized officer's
superior shall grant this request within 48 hours. Following the onsite review, the authorized officer's
superior shall promptly affirm, modify, or cancel the suspension,
D. APPEALS AND REMEDIES. Written decisions by the authorized officer relating to administration
of this easement, other than revocation or suspension decisions, are subject to administrative appeal
pursuant to 36 CFR Part 214, as amended. Revocation and suspension of this easement, including
immediate suspension under clause VI.C, are subject to administrative appeal pursuant to 7 CFR
Part 1, Subpart H, as amended. Revocation or suspension of this easement shall not give rise to any
claim for damages by the grantee against the grantor.
E. TERMINATION. This easement shall terminate when by its terms a fixed or agreed upon condition,
event, or time occurs without any action by the authorized officer. Termination of this easement shall
not require notice, a decision document, or any environmental analysis or other documentation.
Termination of this easement is not subject to administrative appeal and shall not give rise to any
claim for damages by the grantee against the grantor. This easement shall terminate:
1. If the grantee does not record this easement in each county where the lands underlying this
easement are located within 90 days of the date this easement is granted;
2. Upon expiration;
3. Prior to expiration, at such time when the authorized officer, in consultation with the grantee,
determines the private road is no longer needed for access to the grantee's lands;
4. Al or in part, upon the written agreement of the grantor and the grantee;
5. If the grantee fails to pay land use fees, interest, or any other charges within 90 calendar days of
the due date; the grantee shall remain responsible for the delinquent charges;
6. If a subsequent easement is granted by the United States to a public road authority for operation of
the private road as a public highway; or
7. If the grantor assumes jurisdiction over the private road, in which case the grantor shall issue a
forest road easement to the grantee for the road using the appropriate standard Forest Service form,
provided the grantee is in compliance with all the terms of this easement and the private road is still
needed for access to the grantee's lands.
8
F. RIGHTS AND RESPONSIBILITIES UPON REVOCATION OR TERMINATION WITHOUT
ISSUANCE OF A NEW EASEMENT. Upon revocation of this easement or termination of this
easement without issuance of a new easement, the authorized officer, after consultation with other
affected agencies, has the discretion to require the grantee to sell or remove all structures and
improvements in the easement area, except those owned by the United States, within a reasonable
period prescribed by the authorized officer and to restore the easement area to the satisfaction of the
authorized officer. If the grantee fails to sell or remove all structures or improvements in the easement
area within the prescribed period, they shall become the property of the United States and may be
sold, destroyed, or otherwise disposed of without any liability to the United States. However, the
grantee shall remain liable for all costs associated with their removal, including costs of sale and
impoundment, cleanup, and restoration of the easement area.
G. CONTINUATION OF OBLIGATIONS AND LIABILITIES BEYOND TERMINATION OR
REVOCATION. Notwithstanding the termination or revocation of this easement, its terms shall remain
in effect and shall be binding on the grantee and the grantee's personal representative, successors,
and assignees until al the grantee's obligations and liabilities accruing before or as a result of
termination or revocation of this easement have been satisfied.
VII. MISCELLANEOUS PROVISIONS
A. MEMBERS OF CONGRESS. No member of or delegate to Congress or resident commissioner
shall benefit from this easement either directly or indirectly, except to the extent the authorized use
provides a general benefit to a corporation.
B. CURRENT ADDRESSES. The grantor and the grantee shall keep each other informed of current
mailing addresses, including those necessary for payment of land use fees.
C. SUPERSEDED AUTHORIZATION. This permit supersedes a special use authorization designated
APACHE LAKE RANCH, L.L.C., MES159, dated 06/18/2001.
D. SUPERIOR CLAUSES. If there is any conflict between any of the preceding printed clauses and
any of the following clauses, the preceding printed clauses shall control.
E. Cultural Resources Protection (D001RO). The holder, contractor, or lessee shall be responsible
for the protection from damage of all identified cultural resources within the area which may be
affected by their actions. In addition, the holder, contractor, or lessee shal be liable for all damage or
injury to the identified cultural resources caused by their actions. The holder, contractor, or lessee
shall immediately notify the agency Project Administrator if any damage occurs to any cultural
resource and immediately halt work in the area in which damage has occurred until approval to
proceed has been granted by the Project Administrator after consultation with the Forest Archeologist.
Al provisions of the Region 3 Cultural Resources Damage Assessment Handbook are incorporated
by reference herein
F. Native American Grave Protection and Repatriation Act (X003RO). Pursuant to the Native
American Grave Protection and Repatriation Act (NAGPRA) 25 USC 3002(d); 43 CFR Part 10.4, if
any human remains, funerary objects, sacred objects, or objects of cultural patrimony are discovered
during the course of ground disturbing activity, the holder will immediately cease activity in the area of
the discovery and will make a reasonable effort to protect the remains and objects. The holder will
provide immediate telephone notification of the discovery to the Forest Service, and will follow up with
written confirmation to the authorized officer. The holder will not resume the activity that resulted in
9
the discovery until the authorized officer gives written approval. Approval to resume the activity, if
otherwise lawful, wil be given thirty (30) days after certification by the authorized officer of the
holder's written confirmation of the discovery, or at any time that a written binding agreement is
executed between the Forest Service and the affiliated tribes adopting a recovery plan for the
remains and objects.
10
THIS EASEMENT IS GRANTED SUBJECT TO ALL ITS TERMS.
BEFORE THIS EASEMENT IS GRANTED TO AN ENTITY, DOCUMENTATION MUST BE
PROVIDED TO THE AUTHORIZED OFFICER OF THE AUTHORITY OF THE SIGNATORY FOR
THE ENTITY TO BIND IT TO THE TERMS OF THIS EASEMENT.
On O4|13/24,1, the grantee, have read, understood, and accepted the terms of this easement.
HanarPrice
HARPER PRICE, HOLDER
4/13/2024
DATE
STATE OF ARIZONA
MARICOPA COUNTY
1
0
SS
On 04/13/24, before me, a notary public in the State of Arizona personally appeared Harper Price,
known to me to be the person who signed this easement as the grantee.
K a d o n t i e
Notary Public for t h e S t a t e o f Arizona
My commission expires June 4,2027
KAYDON FRIC
Expre dum 4, 2727
11
on 5/21/ t h e United States, through the United States Department of Agriculture, Forest Service,
has executed this easement pursuant to delegations of authority in 7 CFR 2.60(a)(2), 36 CFR 251.52,
and FSM.2733.04a and 2733.04b, paragraph 1.
NEIL BOSWORTH, FOREST SUPERVISOR
Tonto National Forest, USDA Forest Service
SIGNATURE
5/2/24
DATÉ
STATE OF ARIZONA
MARICOPA COUNTY
)
฿ "
Commissioe = 653245
My Gomm. Expires Jel 20, 2027
On5/2/24 before me, a notary public in the State of Arizona personally appeared Nell Bosworth,
known to m e to b e the person who signed this e a s e m e n t a s the grantor.
Notary Public for the State of Arizona
M
y commission expica 7/20/27
According to the Paperwork Reduction Act of 1995, an agency may not conduct or sponsor, and a person is not required to respond, to a collection of
Information unless it displays a valid OMB control number. The valid OMB control number for this information collection is 0596-0082. Response to this
collection of information is mandatory. The authority to collect the information is the Organic Administration Act, 16 U.S.C. 551. The time required to
couple, his ining ation colecting i e sia he tea and completing and reviseng he colecion of intomalon, instructions, searching existing data
origin, religion, sex, gender identity (including gender expression), sexual orientation, disability, age, marital status, family/parental status, income
derived from a public assistance program, political beliefs, or reprisal or retaliation for prior civil rights activity, in any program or activity conducted or
funded by USDA (not all bases apply to all programs), Remedies and complaint filing deadlines vary by program or incident.
Persons with disabilities who require alternative means of communication for program information (e.g., Braille, large print, audiotape, American Sign
Language, etc.) should contact the responsible agency or USDA's TARGET Center at (202) 720-2600 (voice and TYY) or contact USDA through the
Federal Relay Service at (800) 877-8339. Additionally, program information may be made available in languages other than English.
Program Dosamiation ompant and it any Us A hie or fea lete actressed lo Us A and provide in the eter ali of the information requested
in the form. To request a copy of the complaint form, cal (866) 632-9992. Submit your completed form or letter to USDA by: (1) mail: U.S. Department of
Agriculture, Office of the Assistant Secretary for Givil Rights, 1400 Independence Avenue, SW, Washington, D.C. 20250-9410: (2) fax: (202) 690-7442;
ог (3) email: program.intake@usda.gov.
USDA is an equal opportunity provider, employer, and lender.
The Privacy Act of 1974 (5 U.S.C. 552a) and the Freedom of Information Act (5 U.S.C. 552) govem the confidentiality to be provided for information
received by the Forest Service.
12
Appendix A
MES1252 Map
MAP OF ACCESS EASEMENT TO TRACT 37
TRACT
3>
DOCKET 6434, PAGE 967
ROSENDAHL & ASSOCIATES, INC.
.1045 E. MCKELLIPS SUITE B, MESA, ARIZUNA
<602>969-9621
2 4 5 3 2
PHILLIP W
ROSEN AH
APPENDIX B
OPERATION AND MAINTENANCE PLAN
FLPMA Private Road Easement - MES1252
The Ranch at Salt River and Livestock, LLC
Sec. 5, 6, 7, 8 T. 2N., R. 11E., Gila and Salt River Meridian
This Operation and Maintenance Plan (Plan) is attached to and made a part of the authorization
identified above.
The purpose of this plan is to provide Harper Price (Grantee) with a serviceable road and to
reasonably minimize impacts to National Forest System (NFS) land and resources. The USDA-
Forest Service (Grantor) and Grantee shall jointly review maintenance and operation activities
annually, or as otherwise determined to be necessary by Grantor. Either party may propose to
amend or revise this Plan. The grantor shall ultimately determine those items necessary to
reasonably minimize impacts to NFS land and resources.
In addition to standard provisions within the parent text of the authorization, and as a condition of
successful performance under the terms of the authorization, Grantee shall perform, provide and/or
pay for reasonable road maintenance on the authorized area in accordance with the following
provisions.
General Maintenance Requirements
a. Use of the road is for ingress and egress use only. This access is on a road closed to the use
of motorized vehicles by the general public.
b. Grantee must stay on designated roads. No off-road travel is authorized.
c. Material from slides or other sources requiring removal from the road tread shall not be
deposited in streams and stream channels or at locations where it will wash into streams and
cause damage through silting or obstruction of streams or reservoirs.
d. Remove slides, boulders, fallen timber, overhanging brush, and other material obstructing road
access.
e. Maintain road tread to provide a suitable surface and to ensure that surface water is diverted
off the road. Maintenance operations shall not undercut banks.
f.
Replace fills and portions of fills lost and/or which have settled below the original grade and
cross section.
g. Erosion control work shall be kept current and prevent the development of rills and gullies.
h. Keep drainage channels, ditches and culverts clear of debris and functioning as intended.
i.
Roads will be maintained to provide a suitable surface and to ensure surface water is diverted.
1
j.
Obtain advance approval from Grantor for the type and rate of application of the products),
chemicals) or other material(s) to be used for dust abatement. Maintain dust abatement
procedures as required throughout operation and use of the road.
k.
Prevent and control noxious weeds and/or exotic plants of concern on the authorized area, and
provide prevention and control measures approved by Grantor.
1.
Grantee is responsible for marking private property boundary clearly to prevent unintentional
trespass from forest users.
m. Grantee is responsible for keeping Forest Service gates closed and locked at all times. Gates
must have a Forest Service lock and a Grantee lock. Any gate replacement needs to have
prior Grantor approval.
n. Activities conducted under this special use permit will not impact historic, prehistoric or
paleontological resources. Report any and all archaeological, historical or paleontological
finds to the Grantor.
Grantee shall not perform road reconstruction, including any widening, straightening, relocation or
disturbance of existing cut and fil slopes, without specific advance written approval from the
authorized Forest Service officer.
ACCEPTED:
HARPER PRICE
HOLDER NAME
POMATRE
4-11-24
DATE
APPROVED:
NEIL BOSWORTH
FOREST SUPERVISOR
SIGNATURE
5/21/24
DATE
2