01.SU240027 Northwest Valley RV Storage Staff Report

SU240027
Page 1 of 9
Report to the Planning and Zoning Commission
Prepared by the Maricopa County Planning and Development Department
Case:
SU240027 – Northwest Valley RV Storage
Hearing Date:
June 26, 2025
Supervisor Districts:
4
Applicant and Owner:
Lenny Behie, Ruff Diamond Properties, LLC 
  
Request:
Special Use Permit (SUP) for RV/boat storage in the Rural-43 zoning 
district
 
Site Location:
Generally located at the NWC of 117th Ave. and Rose Garden Ln. in the Sun 
City area
 
Site Size:
Approx. 5 acres
Density:
N/A
County Island: 
No
County Plan:
White Tank / Grand Ave Area Plan – Open space
Municipal Plan:
City of Peoria – Estate Residential 
Municipal Comments:
None received to date 
Support/Opposition:
None known
Recommendation:
Approve with conditions

SU240027
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Project Summary:
1.
The applicant is seeking an expansion an existing RV/Boat storage site.  The expanded area will 
be located east of the existing property and the two parcels will share a singular access onto 
Harmony Ln.  The site will be comprised of 110 outdoor storage stalls, 9 of which will be ADA 
compliant, and an approx. 40,000 sq. ft. building for 58 indoor storage stalls.  The applicant is 
requesting to waive parking requirements since the site would be limited to the use for RV/boat 
storage only.  
2.
The subject property has been used to store junk and debris by a previous property owner. As 
such, violation case V202302188 was opened in October of 2023.  The violation was deemed 
resolved and closed on March 19, 2025.  On February 13, 2025, the Board of Supervisors approved 
SU240010 on the property to the west of the subject site to allow for RV/boat storage.  The two 
properties are under common ownership and will function as a single operation.  SU250011 has 
been submitted to accommodate amendments necessary to allow for use of the subject site.  On 
January 17, 2025, a residential fence permit was issued for a 6’ CMU block wall for the perimeter 
of the property.  This application was submitted on December 12, 2024.  The technical advisory 
committee meeting was held on February 18, 2025.
3.
The site will be remotely operated, and clients will be able to access the property 7 days a week 
from 5 a.m. to 11 p.m.   The site will be screened with a six-foot CMU block wall.  There will be 
ten lights mounted to the indoor storage structure.  The applicant provided a photometric plan 
which verifies compliance with chapter 11 of the zoning ordinance.  
2025 Aerial of Subject Site

SU240027
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2025 Aerial of Subject Site and Surrounding Environs 
2024 Bird’s Eye Aerial View of Site

SU240027
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Excerpt from Site Plan
Existing On-Site and Adjacent Zoning / Land Use:
4.
On-site:
Rural-43 SUP / Vacant
North:
Harmony Ln then Rural-43 / Earth product extraction
South:
Rose Garden Ln. then Rural-43 / Earth product extraction
East:
117th Ave then Rural - 43 / Single-family residential 
West:
Rural–43 (SUP) / RV/Boat Storage

SU240027
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Existing Zoning Exhibit
Utilities and Services:
5.
Water:
Epcor
Wastewater:
Septic
School District:
Dysart Unified School District
Fire:
Arizona Fire & Medical Authority
Police: 
Maricopa County Sherif’s Office
Right-of-Way:
6.
The following table includes existing and proposed half-width right-of-way and the future 
classification based upon the Maricopa County Department of Transportation (MCDOT) Major 
Streets and Routes Plan.  
Street Name
Half-width Existing R/W
Half-width Proposed R/W
Future Classification
Harmony Ln
20’
30’
Local Road
Rose Garden Ln.
40’
40’
Major Collector
117th Ave.
20’
55’
Minor Arterial

SU240027
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Adopted Plans:
7.
White Tank Grand Avenue Area Plan (adopted December 6, 2023): The area plan has identified 
the subject are for future open space.  The plan calls for open space buffers to provide a land use 
transition from aggregate mining operations and from natural features. 
White Tank / Grand Ave Land Use Designations
8.
Plan Peoria AZ General Plan 2040 (adopted April 12, 2023): The city general plan calls for Estate 
Residential, a low-density neighborhood with a focus on executive style homes.  Staff notes that 
the general plan identifies future park and open space northeast and southwest of the site, like 
the White Tank / Grand Ave Area Plan.
City of Peoria’s Future Land Use Designations, Peoria General Plan GIS – land use designation of 
estate residential

SU240027
Page 7 of 9
Public Participation Summary:
9.
The applicant met and exceeded the statutory minimum requirements for public outreach.  The 
applicant posted the site with two notification signs and sent mailed notice of application to all 
property owners within 300’ of the site and all identified interested parties.  In addition, a 
neighborhood outreach meeting was held on April 19, 2025.  The applicant reported positive 
feedback from neighbors as they generally are happy a formerly blighted parcel is being cleaned 
up.  Staff has not received any public comment on the proposal.
Outstanding Concerns from Reviewing Agencies:
10.
N/A.
Staff Analysis:
11.
The subject site is in an unusual cluster of about 30 residential properties situated near the Agua 
Fria riverbed and surrounded by large scale extraction operations to the north and south.  As such, 
existing residential land uses are no longer conducive to this area.  Short to medium term outdoor 
storage operations, such as this proposal, have been entitled on several properties in this 
residential cluster.  Staff supports these types of uses as more appropriate for the area and 
compatible with the adjacent mining operations. The proposed use could serve as an interim use 
with the eventual transition to open space as identified in the White Tank Grand Avenue area plan.  
12.
While staff feels the proposed use is appropriate and compatible for the site there are a couple 
minor concerns.  First, the applicant is seeking an unusually long timeframe of 25 years.  Staff 
feels a shorter timeframe would be more appropriate so the site can be re-evaluated for continued 
conduciveness in the area.  The applicant argues that the 25 years are necessary to obtain 
financing for the site and is consistent with the period granted for SU240010, which will operate 
in conjunction with this site.  
13.
Second, staff has concern over the proposed large storage building.  Staff feels an improvement 
of this scale on the site pushes the likelihood that this will be a long-term use on the property 
rather than a transitional use.  It is also important to note that self-storage and mini-storage uses 
require C-2 commercial zoning and are not able to be entitled via an SUP.  This brings concerns 
over the use of the structure, which the applicant states will be used for RV/boat storage only. 
Staff offers condition “d” restricting use of the building for RVs and boats.  
14.
Staff has some concern over the location of the CMU wall to be used for site screening.  The 
location of the wall is within the 10’ right-of-way preservation along the northern lot line and the 
5’ right-of-way preservation along the eastern lot line.  Because of this, the Maricopa County 
Department of Transportation (MCDOT) may require removal of portions of the wall within the 
preservation area for future roadway improvements.  This may result in a portion of the site being 
unscreened.  As such, staff offers condition “c” to ensure the screen wall be rebuilt at the property 
owner’s expense if such event occurs. 
Recommendation:
15.
Staff recommends the Commission adopt a motion recommending that the Board of Supervisors 
approve SU240027 subject to the following conditions ‘a’ – ‘h’:

SU240027
Page 8 of 9
a.
Development of the site shall be in substantial conformance with the Site Plan entitled 
“Northwest Valley RV Storage“, consisting of 1 full-size sheet, dated March 3, 2025, and 
stamped received March 7, 2025, except as modified by the following conditions. Staff 
may determine slight refinements to remain in substantial conformance with the approved 
site plan.  Minor and major amendments to the site plan will be determined in accordance 
with Chapter 3 of the Maricopa County Zoning Ordinance.
b.
Use of the proposed storage building is strictly limited to storage of RVs and boats only.  
Storage of any items other than a boat or RV, including items that are customarily 
considered ancillary to the use of a boat or RV are prohibited.
c.
If a portion or all the CMU screen wall is removed for right-of-way improvements the wall 
must be replaced and maintained at the property owner’s expense within 60 days of the 
removal. 
d.
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 standards; 
Floodplain Regulations for Maricopa County; MCDOT Roadway Design Manual; 
and current engineering policies, standards and best practices at the time of 
application for construction.
2.
Based on the conceptual design nature of the information submitted, changes to 
the site layout may be necessitated by the final engineering design of the site’s 
drainage infrastructure.
3.
Detailed grading and drainage plans must be submitted with the application for 
building permits.
4.
All retention basins shall drain within 36 hours per county requirements.
5.
Driveway access to county roads must be paved and will require a permit from 
MCDOT issued concurrent with building permits required for site development.  
Drainage flow along the roadway must be maintained.
6.
Storage of materials, walls/fence, parking, wells, septic systems and storm water 
retention are prohibited in the future right-of-way.
7.
If required ADA parking stalls must be at or above the 100-year water surface 
elevation of the adjacent retention basin(s).
8.
For sites located within the county’s urbanized area, a storm water pollution 
prevention permit (SWPPP) from the county will be required prior to issuance of 
any construction permits.  This does not preclude the requirement to obtain a 
notice of intent to discharge (NOID) from the state (ADEQ), as may be required.
e.
This special use permit is valid for a period of 25 years and shall expire on July 23, 2050, 
or upon termination of the use for a period of 90 or more days, whichever occurs first. All

SU240027
Page 9 of 9
site improvements associated with the special use permit shall be removed within 90 days 
of such expiration or termination of use.  
f.
Prior to issuance of a building permit, written confirmation will be required from the 
emergency fire protection jurisdiction having authority that the facility has been designed 
in accordance with their regulations and requirements, and that emergency fire protection 
service will be provided to the facility. Prior to issuance of the certificate of occupancy, 
local fire protection jurisdiction review and approval will be required.
g.
Noncompliance with any of the conditions assigned to the approval of this Special Use 
Permit by the Maricopa County Board of Supervisors may be grounds for revocation in 
accordance with the requirements and procedures as set forth in the Maricopa County 
Zoning Ordinance. 
h.
The granting of this change in use of the property has been at the request of the applicant, 
with the consent of the landowner.  The granting of this approval allows the property to 
enjoy uses in excess of those permitted by the zoning existing on the date of application, 
subject to conditions.  In the event of the failure to comply with any condition, and at the 
time of expiration of the Special Use Permit, the property may be considered for revocation  
to the zoning that existed on the date of application.  It is, therefore, stipulated and agreed 
that either revocation due to the failure to comply with any conditions, or the expiration of 
the Special Use Permit, does not reduce any rights that existed on the date of application 
to use, divide, sell or possess the property and that there would be no diminution in value 
of the property from the value it held on the date of application due to such revocation or 
expiration of the Special Use Permit.  The Special Use Permit enhances the value of the 
property above its value as of the date the Special Use Permit is granted and reverting to 
the prior zoning results in the same value of the property as if the Special Use Permit had 
never been granted.
Presented by:
Joseph Mueller, Planner
Reviewed by:
Rachel Applegate, Planning Supervisor
Attachments:
Case Map (1 page)
Site Plan] (reduced 8.5”x11”, 1 page)
Narrative Report (6 pages) 
MCDOT comments (1 pages)
MCESD comments (3 pages)
DPR comments (2 pages)
AMFA Response (2 pages)
LAFB Response (2 pages)

/
Maricopa County Planning & Development - Phoenix, AZ
4
Gross Acres: 4 approx.
Generated May 28, 2025 1:11 PM
SU240027
Application Name:
Legal Description
Northwest Valley Rv Storage
Applicant
Case Address
4N 1W 24
Lenny Behie
11702 W ROSE GARDEN LN
Applicant Phone/Email
Parcel Primary:503-67-935
6023198868
lbehie82@gmail.com
SUN CITY, AZ 85373
Map scale 1:1,490
Supervisor District No.
RV and Boat Storage expansion

5
3
6
4
5
PL
1
VISIBILITY
TRIANGLE
CL
PL
1
VISIBILITY
TRIANGLE
3
3
4
4
6
SEWER
VAULT
15
5
5
5
13
NFPA
TANK
100,000 GAL
5
5
5
7
9
11
8
EMERGENCY EXIT
8
14
12
12
8
8
CL
CL
CL
N 117TH AVE
10
10
W ROSE GARDEN LN
W HARMONY LN
N 117TH AVE
6
16
PL
PL
5
6
8
10
10
12
12
12
12
12
12
12
12
14
1,500 GAL
17
WM
WM
18
18
FENCE PERMIT NUMBER
BLDR2405073
FENCE PERMIT NUMBER
BLDR2405073
FENCE PERMIT NUMBER
BLDR2405073
46,402' FROM ENTRANCE
TO EMERGENCY EXIT
19
3
4
NEW INDOOR RV/BOAT
STORAGE STALL
100’x406’ WITH 29
STALLS 14’x45’ AND 29
STALLS 14’x55’
SHEET:
SCALE:
DRAWN BY:
DATE:
#
REVISIONS
DATE
CONTACT #
03/03/2025
THE INFORMATION CONTAINED ON THESE DRAWINGS SUCH AS
DATA, DESIGNS, AND CONCEPTS, ARE PROPERTY OF PROCADESIGN
LLC.  AND SHALL NOT BE USED  FOR ANY   OTHER PURPOSE OTHER
THAN ORIGINALLY INTENDED WITHOUT WRITTEN PERMISSION OF
THE DESIGNER/CONSULTANT .
www.procadesign.net
(602) 606-2885
angelica@procadesign.com
NORTHWEST VALLEY RV STORAGE
11702 W ROSE GARDEN LN
SUN CITY 85373
ROCADESIGN
P
LLC
PER PLAN
NOTE: SITE PLAN DIMENSIONS ARE OBTAINED FROM COUNTY ASSESSOR'S WEBSITE AND ARE
TO BE USED AS A POINT OF REFERENCE ONLY. FOR EXACT DIMENSIONS, PLEASE CONTACT A
REGISTERED SURVEYOR.  PROCADESIGN SHOULD NOT BE HELD LIABLE IF THE DIMENSIONS
FOUND ON COUNTY ASSESSOR'S WEBSITE ARE INACCURATE, IT IS THE RESPONSIBILITY OF THE
OWNER/CONTRACTOR TO GET A SURVEY OF THE PROPERTY.
PROPERTY LINE.
CENTRAL LINE
SET BACK LINE.
OVERHANG
WATER LINE
SEWER LINE
WL
SL
EXISTING SIDEWALK
S/W
RIGHT OF WAY
ROW
PUBLIC UTILITY EASEMENT
PUE
BUILDING SETBACK LINE
BSL
FINISH FLOOR ELEVATION
FFE
WM
OVERHANG ELECTRIC
OHE
WATER METER
UNDERGROUND ELECTRIC
UGE
CONCRETE AREA.
GAS LINE
G
FIBER CABLE
F0
SGV
PL
CHAIN LINK FENCE
BLOCK WALL
COP BRASS CAP
PROPERTY CORNER
ASSESSOR PARCEL NUMBER
APN
MARICOPA COUNTY RECORDS
MCR
CITY OF PHOENIX
COP
BACK OF SIDEWALK
BOS
BACK OF CURB
BOC
LIP OF GUTTER
LOG
GAS VALVE
SANITARY SEWER MANHOLE
PROJECT INFORMATION
OWNER
PROJECT ADDRESS:
ZONING:
JURISDICTION:
SECTION T.R.:
LOT.:
PARCEL #:
CONSTRUCTION YEAR:
PROJECT DESCRIPTION
RV PARKING AND STORAGE
RUFF DIAMOND PROPERTIES LLC 
11702 W ROSE GARDEN LN SUNCITY 85373
RU-43
NO CITY/TOWN
24 4N 1W
N/A
503-67-935 
N/A
SITE PLAN NOTE
LEGEND
(NOT ALL USED)
RV/BOAT STORAGE UNIT AREAS*
40600
  SQ. FT.
LIVABLE
0
  SQ. FT.
NON LIVABLE
40,600  SQ. FT.
TOTAL FOOT PRINT(LIVABLE+ NOT LIVABLE)
40,600  SQ. FT.
LOT SIZE
181,352  SQ. FT.
LOT COVERAGE
22.39
%
MAX LOT COVERAGE
25.00
%
AREAS
TOTAL AREAS
A0
NOTE: SITE PLAN DIMENSIONS ARE OBTAINED FROM COUNTY ASSESSOR'S WEBSITE AND ARE
TO BE USED AS A POINT OF REFERENCE ONLY. FOR EXACT DIMENSIONS, PLEASE CONTACT A
REGISTERED SURVEYOR.  PROCADESIGN SHOULD NOT BE HELD LIABLE IF THE DIMENSIONS
FOUND ON COUNTY ASSESSOR'S WEBSITE ARE INACCURATE, IT IS THE RESPONSIBILITY OF THE
OWNER/CONTRACTOR TO GET A SURVEY OF THE PROPERTY.
NORTH
VICINITY MAP
NOT TO SCALE
SITE PLAN NOTE
N 117TH AVE
W ROSE GARDEN LN
PROJECT LOCATION
W HARMONY LN
W ROSE GARDEN LN
N 118TH AVE
N 119TH AVE
W SUN VALLEY LN
VICINITY MAP
NORTH
SITE PLAN
SCALE: 1'-0" = 30'-0"
0
30'
60'
SITE AREAS
SITE INFORMATION
RV/BOAT STORAGE STALL AREA:
TOTAL RV/BOAT STORAGE STALLS:
ADA RV/BOAT STORAGE PARKING SPACES
REQUIRED:
RV/BOAT STORAGE PARKING SPACE PROVIDED:
CASE NUMBER:
164135 SQ.FT.
168
5% PARKING
168X5%=8.4
9
SU240027
NET SITE ACREAGE:
GROSS SITE ACREAGE:
185,907 SF (4.26 ac)
217,660 SF (4.99 ac)
KEYNOTES
1.
DEVELOPMENT PROPERTY LINE
2.
SETBACK LINE
3.
NEW ADA PARKING SPACE
4.
NEW 5' WIDE ADA AISLE
5.
NEW RV/BOAT STORAGE STALL 12'-0" WIDE X
35'0"
6.
NEW RV/BOAT STORAGE STALL 11'-0" WIDE X
25'0"
7.
NEW EMERGENCY EXIT TO RV/BOAT
STORAGE AREA
8.
NEW ASPHALT WITH LIQUID EMULSIFIER
MILLING RV/BOAT STORAGE
9.
KNOX BOX
10. 6' TALL BLOCK FENCE, PERMIT NUMBER
BLDR2405073
11. 20' METAL ROLLING GATE 6' TALL
12. NEW LIGHTING COMPLYING WITH CHAPTER
11, SECTION 12 AS PER ‘9.1’. 15FT HEIGHT
LOCATION IN BUILDING 1000-WATT
EQUIVALENT BRONZE INTEGRATED LED
FLOOD LIGHT ADJUSTABLE 34000-50000
LUMENS AND CCT WITH PHOTOCELL, LIGHT
IS TO BE SHIELDED AND POINTED DOWN SO
NO LIGHT WILL PENETRATE THE NEIGHBORS.
13. 100,000 GALLON TANK NFPA 1143 (39'
DIAMETER AND 10' TALL)
14. NEW INDOOR RV/BOAT STORAGE STALL
100’x406’ WITH 29 STALLS 14’x45’ AND 29
STALLS 14’x55 OF 18FT IN HEIGHT (40600
SQ.FT.)
15. 1,500 GAL SEWER VAULT
16. PUMP HOUSE
17. 600 AMP ELECTRICAL PANEL FOR FIRE
SAFTEY LIGHTS INSIDE AND OUT, EVAP
COOLERS AND SEWER VAULT
18. WATER METER
19. CROSS ACCESS AGREEMENT LOCATION
12
CROSS ACCESS AGREEMENT (SEE
EXHIBIT A)
A PORTION OF THOSE CERTAIN PARCELS OF LAND DESCRIBED IN DOCUMENTS 2025-0077405 AND
2024-0678824, RECORDS OF MARICOPA COUNTY, ARIZONA, LOCATED IN A PORTION OF THE
NORTHEAST QUARTER OF SECTION 24, TOWNSHIP 4 NORTH, RANGE 1 WEST OF THE GILA AND
SALT RIVER BASE AND MERIDIAN, MARICOPA COUNTY, ARIZONA, MORE PARTICULARLY
DESCRIBED AS FOLLOWS:
THE EAST 15.00 FEET OF THE SOUTH 30.00 FEET OF THE NORTH 239.30 FEET OF THAT CERTAIN
PARCEL OF LAND DESCRIBED IN DOCUMENT 2025-0077405;
TOGETHER WITH;
THE WEST 15.00 FEET OF THE SOUTH 30.00 FEET OF THE NORTH 239.30 FEET OF THAT CERTAIN
PARCEL OF LAND DESCRIBED IN DOCUMENT 2025-0678824.
A COMBINED TOTAL AREA CONTAINING 900.00 SQUARE FEET, OR 0.02066 ACRES, MORE OR LESS.
*COVERED STORAGE IS TO BE USED FOR RV AND BOAT STORAGE ONLY, NO OTHER
USE WILL BE PERMITTED.
STORAGE SPACES
12X35 STORAGE SPACE:
11X25 STORAGE SPACE:
COVERED STORAGE:
49 SPACES - 21,104 SQFT (3 ADA)
60 SPACES - 17.815 SQFT (4 ADA)
58 SPACES - 40,600 SQF
CASE NUMBER:
SU240027
REQUESTED DEVIATION FROM DEVELOPMENT STANDARDS
STANDARD
MCZO 1102.5
PROPOSED
REQUIRED PARKING
ONE PER 900 SQUARE
FEET OF FLOOR AREA
0 - DUE THE FACT THAT PEOPLE
WILL NOT BE STAYING OR MAKING
USE OF THE FACILITIES FOR
ANYTHING ELSE THAT ISN'T RV AND
BOAT STORAGE DROP OFF
OCCUPANT LOAD
PARKING GARAGES
200 GROSS SQFT
OCCUPANT LOAD
40,600 SQFT / 200= 203
CONSTRUCTION CLASIFICATION
PER IBC 2018
GROUP S2

CASE #: SUP240027 
PROJECT NARRATIVE  
NORTHWEST VALLEY RV STORAGE  
  
Project Title:  
NORTHWEST VALLEY RV STORAGE  
Date: 04162025  
Project information:  
Owner:  
Lenny Behie – Ruff Diamond Properties LLC  
Phone:   
  
602-319-8868  
Address:  
  
20280 N 59TH AVE STE 115-42  
Project Address:  
1. 11702 W Rose Garden Ln, Sun City, AZ 85373  
Jurisdiction: NO CITY/TOWN  
Lot: N/A  
Parcel #:  
1. 503-67-935  
 
Zoning: RU-43  
S/T/R: 24 4N 1W  
  
  
Aerial View of Property:

Purpose of Request  
The purpose of this request is to obtain a special use permit for the expansion of an RV, boat 
and trailer storage facility. This expansion will complement the existing project located at 
11717 W Harmony Ln, Sun City, AZ 85373, offering additional RV parking stalls both 
uncovered as well as indoor covered parking while enhancing the area’s functionality and 
appearance.  
Description of Proposal  
The proposed use of the property will be solely for RV, boat, and trailer storage. Operations 
will be managed remotely with access from 5am to 11pm, 7 days a week. The proposed 
expansion will extend the existing RV / Boat / Trailer storage facility to include 113 additional 
uncovered parking stalls, 58 indoor covered stalls and a sewer vault for on-site use. The 
sewer vault will strictly be used when tenants return their RVs to the facility and will not be 
used for any other reason. No overnight stay will be permitted on the facility premises. The 
primary entrance will remain through the 11717 W Harmony Ln property, ensuring continuity 
with the existing infrastructure. Additionally, an emergency gate will be installed on the south 
side of the property for emergency service use only.  
Additionally, the entire property will be enclosed by a 6-foot tall block wall, enhancing privacy 
and security for all users. Development will have set backs inside block wall for 100 year 
flood control, per grading and drainage plan. The outdoor parking area will be built using 
asphalt milling, bound, and compacted using a liquid emulsifier, and will be designed to 
withstand varying weather conditions and maintain a neat appearance. The design aims to 
integrate seamlessly with the existing environment, employing neutral earth tones that 
harmonize with the surrounding properties. The 58 stall RV Storage building will be a light 
tan color, complementing the surrounding desert landscape. 
A reduction of parking requirements is being requested with regard to MCZO 1102.1.6: 
Warehouse Uses, with this Special Use Permit application. The Zoning ordinance states that 
there should be ONE (1) parking space per 900 sq ft of floor area. The building is 40,600 sq 
ft. That would only allow for about 46 parking stalls being 20’ x 45’. Standard RV width is 8’. 
This facility prohibits storage of any household items or anything other than boats, RVs or 
trailers. Reducing the width of the stalls would prevent renters from storing disallowed items 
in the extra space surrounding the RV, boat or trailer, while still giving enough space to 
access all sides of the allowed item being stored. We are requesting Maricopa County P&D 
allow us to have 58 stalls within the 40,600 sq ft building. See standards table below 
showing the requested parking requirement reduction.  
Requested Parking Requirement Reduction 
Size   
 Unit Square footage 
Quantity 
Total Square Footage 
14’ x 45’ 
630 sq ft 
29 
18,270 sq ft 
14’ x 55’ 
770 sq ft 
29 
22,330 sq ft 
 
We are requesting the Special Use Permit to be issued for 25 years to align with the existing 
SUP 240010 already approved for the original Northwest Valley RV Storage facility. Since 
this is an expansion of the existing business and for financing purposes, the bank has asked 
for the SUP re-evaluation to be done once the bank loan term has been fulfilled. The term

for the SBA loan we are pursuing is 25 years. RV, boat and trailer storage is a better use of 
this property than the residential use it is currently zoned for because the need for clean and 
secure storage of these items is a growing need as the metropolitan areas build more 
master-planned communities that do not allow for on site storage of these items at people’s 
homes. It also flows with the current usage of the neighboring properties and other 
properties being used as business locations or storage facilities. 
Relationship to Surrounding Properties  
The property is located at a corner, bordered by Harmony Ln to the north, 117th Ave to the 
east, and Rose Garden Ln to the south. The only neighboring property lies to the west, 
adjacent to the expanded area, where there is what appears to be a junkyard. The northern 
boundary connects seamlessly with the existing Harmony Ln project, ensuring consistent 
access and design.  
This expansion will enhance the neighborhood's appearance and functionality, providing a 
secure and structured RV storage solution. By cleaning up and removing trash, and debris 
from the prior owner’s use as a junk yard, it will take care of the current violation on the 
property that has been in place since 2023. The project will provide a clean organized space 
for people living in surrounding communities to store their RVs, boats and trailers close to 
their homes. Many of the properties within the county island where this site is located are 
transitioning to temporary commercial uses from rural/residential use. 
Proposed entitlement fits with the White Tank Grand Ave Plan by providing RV storage to 
surrounding master planned communities. Page 36, Chapter 3 Land Use Policy #2 states 
“Maricopa County supports development within the WTGA planning area with 
commensurate services or infrastructure and development that adequately mitigates 
negative impacts to surrounding lands or communities.” By providing a facility where 
residents can securely store their RVs, boats, and trailers, we are meeting the needs of the 
community since most higher density communities do not allow space for storing these items 
on site. There are apartment homes being built on Happy Valley, that do not have space to 
store these items on the property. With the growing population of Maricopa County, more 
people will need storage for their recreational vehicles. Our facility will help meet that need.  
While the site is not located within the City of Peoria boundaries, the proposed entitlement 
does fit within the Peoria General Plan 2040 in that the surrounding areas are identified in 
the plan as Traditional Residential, Public use and Suburban Residential. When people are 
looking for homes to purchase, one of the requested features is RV Parking. By providing a 
secure, clean, and safe location that is near their potential home, it will entice residents to 
purchase in communities surrounding the facility even though those communities will not 
allow RV Parking. 
Location and Accessibility  
The site is located within an unincorporated county “island” with active gravel mines on the 
North and South operated by CalPortland and Vulcan Materials. The parcels located within 
this county island are mixed in use and currently 12 of the 33 parcels have more than 20 
vehicles stored on the property or appear to be junkyards, and 2 parcels are being used for 
business. Most properties do not have nice, neat block walls, but old chain link fence that is 
in disrepair, some with torn privacy cloth which makes the properties look run down and 
unkept. Due to the limited water supply to the area by EPCOR water, having an RV storage 
facility will allow more water to be available to the surrounding properties since there will not

be residential homes on the property and the use of water will be limited to irrigation and 
property maintenance. The property is easily accessible from Tessmer Rd and 107th Ave 
where there is a traffic control light allowing a safe traffic flow into and out of the 
neighborhood. There is a 4 way stop at Tessmer and Rose Garden Ln to further help 
facilitate safe entrance and exit from the neighborhood. Major roadways within 2 miles of the 
site are Deer Valley Rd, Happy Valley Rd, 107th Ave and Beardsley Rd. Loop 303 is also 
easily accessible which allows people from Cross River, Sun City West, Corte Bella and 
communities in Vistancia easy access to the facility.  There are only 3 residential homes 
(one of them being our son’s) that people would need to drive past within the neighborhood 
in order to access the facility. Lake Pleasant Towne Center is located 3.5 miles from the 
facility. There are retail stores, grocery stores, medical facilities, banks, gas stations and 
Pharmacies all located within the shopping area at Lake Pleasant Rd and Happy Valley Rd, 
which is 3.5 miles from the facility. There is a Quik Trip on Happy Valley Rd and 115th Ave 
which is less than 3 miles from the site. 
Circulation System  
The circulation system will integrate smoothly with the existing driveway and parking layout 
at 11717 W Harmony Ln. The new RV parking and storage areas will ensure seamless 
ingress and egress, supported by adequate road infrastructure. A Cross Access Easement 
Agreement was recorded with the Maricopa County Recorder (#20250115443). No 
significant off-site improvements are required.  
Development Schedule  
All existing structures on the property will be demolished and removed, and the “junkyard” 
on the North 2/3 of the property will be cleaned up, removing all trash and debris from the 
site. The development will proceed in a single phase, with an estimated timeline for 
completion of six months from the start of construction.  
Community Facilities and Services  
Although Sun City, Arizona, does not have its own school district, it is served by the Peoria 
Unified School District. Residents will have access to nearby parks and recreational 
facilities, alongside community amenities such as shopping centers, healthcare facilities, 
and public libraries as mentioned in the “Location and Accessibility” section earlier in this 
narrative.  
Public Utilities and Services  
Electric service will be provided by APS. A 600 AMP electric panel attached to South end of 
RV / Boat / Trailer storage building, will provide power for indoor and outdoor safety lighting, 
fire sprinkler controls (including pump house and safety equipment), evaporative coolers, air 
compressor, safety switches and alarm for septic vault, and security cameras. Refuse 
collection in the area is managed by private companies, with Parks and Sons being the most 
popular provider. The property will likely utilize their services for waste management. Water 
service is provided by Epcor water. The facility will utilize a sewer vault, which will be 
pumped out weekly or as needed by Wolverine Daylighting (per contract). The property will 
fall under the jurisdiction of MCSO and Arizona Fire & Medical Authority’s North County Fire 
and Medical District, ensuring timely emergency responses. The Fire Chief for Arizona Fire 
& Medical Authority, Robert Olmstead has been consulted regarding this project.

Photographs  
  
 
Please see attached folder for corresponding pictures.  
 
We appreciate your consideration of this request and are available to provide any additional 
information or clarification needed. Please feel free to contact me at 602-319-8868 or via 
email at lbehie82@gmail.com.  
Thank you for your time and attention to this matter.  
Sincerely,  
Lenny Behie

NORTHWEST VALLEY RV STORAGE
Traffic Statement
Rose Garden Ln & 117th Ave
Rick Engineering
SU240027
Plans Sealed By
Mark Jugar, PE, PTOE
Amber Cauble
amber.cauble@maricopa.gov
Int. Review No.
Date
Item No.
Page No.
Review Comment
Code
Discipline
Consultant
Signature
Date
The proposed RV Storage facility is located at the southwest corner of Harmony Lane and 117th Avenue in unincorporated Maricopa County.  The submittal reflects an 
addition and cross access connection to a previously approved RV Storage facility.  The parcels (503-67-003-T & 503-67-935) and roadways are entirely within unincorporated 
Maricopa County.  
The study does not propose any new access/driveways although there is a proposed emergency access at the south end of the parcel fronting Rose Garden Lane.  The access 
will be restricted and only used by the fire department.
The RV Storage facility is planned to accommodate 231 rental stalls across both parcels upon opening in 2025.  Per the TS, the site estimates to generate up to 347 total daily 
trips, with 22 AM peak hour trips and 36 PM peak hour trips.  
Traffic Engineering Review Comment Sheet
Project Name
Location
MCDOT File No.
Reviewer
Consultant: Please use the code and respond to each comment in the Consultant Reply Column. This sheet is for our records, please answer every question and sign and date your acknowledgment or the plans will be sent back 
to complete the process. Send back the marked-up plans and a new set of plans along with this sheet. Thank you for your cooperation.  
   Consultant Code: A=Will Comply   B=Deleted   C=Consultant to Evaluate
General Project Summary:
Contact
Consultant Comment
AC
3
5/15/2025
1
General
As the previous comments have been addressed MCDOT has no further comments.
Note: Approval of Traffic Statement does not constitute approval of other departments, R/W 
limits or geometric layout of Site Plan details.
The Traffic Statement is Approved.
Page 1 of 1

NORTHWEST VALLEY RV STORAGE
Traffic Statement
Rose Garden Ln & 117th Ave
Rick Engineering
SU240027
Plans Sealed By
Mark Jugar, PE, PTOE
Amber Cauble
amber.cauble@maricopa.gov
Int. Review No.
Date
Item No.
Page No.
Review Comment
Code
AC
1
2/6/2025
1
1
Incorrect ITE LUC shown as 215, revise accordingly.
AC
1
2/6/2025
2
Table 1
Trip Generation conflicts with the site plan and the first study trip generation.  The current site 
plan indicates 136,328 SF of parking area with 113 parking spaces.  While the trip generation in 
this table indicates only 40,600 SF parking area. The first study (SU240010) trip generation was 
based on 78,170 SF parking area with 71 parking spaces.  Revise or provide justification for the 
discrepancy and resubmit accordingly.
AC
1
2/6/2025
3
General
Revise the study to show the full scope of the project.  Include total number of parking stalls, trip 
generation, gated driveway details, and more specifically site access and restrictions to the fire 
access.
AC
1
2/6/2025
4
General
Include in the resubmittal in text and figure: location, size and spacing of proposed driveways, 
along with driveways and access points adjacent to and opposite of the proposed development.
AC
1
2/6/2025
5
General
The resubmittal shall include discussion and figures displaying site circulation and trip distribution 
for both AM and PM peak hour site generated traffic entering and exiting the site.
AC
1
2/6/2025
6
General
Include recommendations for roadway improvements needed due to site generated traffic.
AC
1
2/6/2025
7
General
In the email communication from MCDOT Planning on 12/11/24, Drew specified parking stalls will 
not be allowed within the preservation area.  Revise the study and site plan to reflect this.
AC
1
2/6/2025
8
General
The future classification of Harmony Lane is local road. As part of half-street improvements 
maintain 40’ ROW and provide 10’ preservation for future ROW along the entire site frontage of 
Harmony Lane.
AC
1
2/6/2025
9
General
The future classification of 117th Avenue is minor arterial.  As part of half-street improvements 
dedicate in fee 20’ ROW to MCDOT, from roadway centerline along the site frontage of 117th 
Avenue.  Provide 35’ preservation for future ROW along the entire site frontage of 117th Avenue 
for a future 55' half-street ROW.
Discipline
Consultant
Signature
Date
The proposed development is an addition to a separate Special Use Permit SU240010, that Traffic Statement was approved in November 2024.  As the RV Storage facility is not 
constructed/existing, a new traffic statement will be required to reflect the entirety of the project.  
The RV Storage project is located at the southwest corner of Harmony Lane and 117th Avenue in unincorporated Maricopa County.  Further project summary to be provided 
following information received in the next submittal.
Traffic Engineering Review Comment Sheet
Project Name
Location
MCDOT File No.
Reviewer
Consultant: Please use the code and respond to each comment in the Consultant Reply Column. This sheet is for our records, please answer every question and sign and date your acknowledgment or the plans will be sent back to 
complete the process. Send back the marked-up plans and a new set of plans along with this sheet. Thank you for your cooperation.  
  Consultant Code: A=Will Comply   B=Deleted   C=Consultant to Evaluate
General Project Summary:
Contact
Consultant Comment
Page 1 of 2
3/7/25
A
Corrected Code to 151. See revised Traffic Statement, 3/7/2025
A
See revised site plan in Attachment A and revised trip 
generation calculatoins of the the revised Traffic 
Statement, 3/7/2025
A
A
A
A
A
A
A
No roadway improvements are recommended per the revised 
Traffic Statement, 3/7/2025
See revised site plan in Attachment A and traffic 
analysis of the the revised Traffic Statement, 3/7/2025
See revised site plan in Attachment A and traffic 
analysis of the the revised Traffic Statement, 3/7/2025
See Attachment D  of the the revised Traffic 
Statement, 3/7/2025
There is a 10 MCDOT south of the property lines and a 12’ retention 
south of that before any parking starts. MCDOT in an email stated just 
the 10’ was needed and we can build the CMU wall on the property 
line. This was addressed in the new site plan
County stated in the TAC meeting that this is not a major street. Just 
an internal street so this would not apply. There is a 12’ water 
retention along the inside of the wall and no parking is there as well 
per the new site plan. 
See response to Comment#7

NORTHWEST VALLEY RV STORAGE
Traffic Statement
Rose Garden Ln & 117th Ave
Rick Engineering
SU240027
Plans Sealed By
Mark Jugar, PE, PTOE
Amber Cauble
amber.cauble@maricopa.gov
Int. Review No.
Date
Item No.
Page No.
Review Comment
Code
Discipline
Consultant
Signature
Date
The proposed development is an addition to a separate Special Use Permit SU240010, that Traffic Statement was approved in November 2024.  As the RV Storage facility is not 
constructed/existing, a new traffic statement will be required to reflect the entirety of the project.  
The RV Storage project is located at the southwest corner of Harmony Lane and 117th Avenue in unincorporated Maricopa County.  Further project summary to be provided 
following information received in the next submittal.
Traffic Engineering Review Comment Sheet
Project Name
Location
MCDOT File No.
Reviewer
Consultant: Please use the code and respond to each comment in the Consultant Reply Column. This sheet is for our records, please answer every question and sign and date your acknowledgment or the plans will be sent back to 
complete the process. Send back the marked-up plans and a new set of plans along with this sheet. Thank you for your cooperation.  
  Consultant Code: A=Will Comply   B=Deleted   C=Consultant to Evaluate
General Project Summary:
Contact
Consultant Comment
AC
1
2/6/2025
10
General
The future classification of Rose Garden Lane is major collector.  As part of half-street 
improvements maintain 40’ ROW to MCDOT along the site frontage of Rose Garden Lane.
MCDOT will provide further comments upon resubmittal of the full traffic statement.
The Traffic Statement is NOT approved.
Page 2 of 2
A
A
This addressed and marked on the new site plan as the 40’ appears 
it comes only up to the property line. There are also retention and 
an emergency exit on the south side per the site plan
Comment noted.
3/7/25

Page | 1  
 
 
Subdivision 
Infrastructure  
& Planning Program 
301 W. Jefferson St. 
Phoenix, AZ 85003 
 
Subdi vi sio n@mari co pa.go v 
esd.mar i co pa.go v 
 
 
 
 
 
The Maricopa County Environmental Services Department (MCESD) has completed review 
for the Northwest Valley RV Storage planning case(s). Please note the following MCESD 
requirements for site development: 
 
Drinking Water –  
Per the Safe Drinking Water Act, any water system that supplies more than 25 people or 15 
service connections per day for at least 60 days per year is classified as a Public Water 
System (PWS).  
• 
If the above criteria are met, a Public Water System application and a New Source 
Approval application are required and must be submitted to the MCESD’s Drinking 
Water Program. A water quality analysis report will be required with submittal and is 
good within one-year of testing. 
 
An Approval to Construct application is required to be submitted to the MCESD’s Treatment 
Program for all PWS water treatment facilities. 
• 
For questions, please contact the Water/Wastewater Treatment Program at (602) 
372-2861 or email treatmentplantprogram@maricopa.gov 
 
An Approval to Construct application is required to be submitted to the MCESD’s 
Subdivision & Infrastructure Program for all PWS water system infrastructure. 
• 
For questions, please contact the Subdivision and Infrastructure Program at (602) 
506-1058 or email subdivision@maricopa.gov 
 
For additional Drinking Water related questions, please contact the Drinking Water program 
at (602) 506-6935 or by email at sdwquestions@maricopa.gov. 
 
Project Name: Northwest Valley RV 
Storage 
Primary Contact Name: Lenny Behie 
Planning Application Type: Special Use 
Permit 
APN(s): 503-67-003P 
Reviewer: Ryan Hall, P.E. 
Email: Ryan.Hall@maricopa.gov 
Phone: 602-918-1241 
Planner Name: Joseph Mueller 
Planning Case #:  SU240027 
Date: February 14, 2025 
 
Water and Waste Management Division

Page | 2  
 
 
Onsite Wastewater (Septic) –  
Buildings with sanitary facilities require connection to a gravity sewer system or permitted 
onsite wastewater treatment (septic) facilities. 
 
A Minor Plan Review application must be submitted for any existing septic system(s) if 
being utilized and if the applicant believes the existing system(s) are adequate in size to 
support the new use; otherwise, a new septic permit/install may be required. 
 
A Notice of Intent to Discharge application for a septic system is required for any 
construction. Application must be submitted to the MCESD Onsite Wastewater Program. 
• 
Wastewater is not permitted to discharge to an adjacent parcel’s septic system. 
• 
If conducting food service in unincorporated Maricopa, a grease trap will be 
required by Onsite Wastewater program. 
• 
Setback requirements must be maintained per Arizona Administrative Code, Title 
18, Chapter 9, Article 312, C (Features Requiring Setbacks). 
 
Dependent/independent recreational vehicles cannot discharge wastewater to any septic 
system(s). A dump station/holding tank will be required for any onsite recreational vehicle 
wastewater dumping and will require a Sewage Vault permit from the MCESD Onsite 
Wastewater Program. 
 
An Onsite Application for Abandonment must be submitted for any septic system(s) that 
are to be abandoned. Then following the abandonment, a Certification of 
Closure/Abandonment must be submitted immediately after the work is completed. 
 
For Onsite Wastewater related questions, please contact the Onsite Program at (602) 506-
6666 or by email at septicquestions@maricopa.gov. 
 
Subdivision Infrastructure and Planning –  
An Approval to Construct application is required and must be submitted to MCESD’s 
Subdivision & Infrastructure Program for water, reclaimed water and/or wastewater system 
infrastructure. 
 
A Water Service Agreement signed by the Utility is required and must be submitted to 
MCESD’s Subdivision & Infrastructure Program if the site/development will be provided with 
water and/or reclaimed water by a Utility.  A Capacity Assurance Form issued by the Utility 
is required to MCESD’s Subdivision & Infrastructure Program if the site/development 
wastewater service is being provided by a Utility.

Page | 3  
 
 
For subdivision related questions, please contact the Subdivision and Infrastructure 
Program at (602) 506-1058 or email subdivision@maricopa.gov. 
 
Additional Notes –  
*It should be noted that this document does not approve the referenced project. Comments are provided 
for the benefit of the applicant for MCESD permit requirements and as an advisory to Maricopa County 
Planning and Development Department. Other Maricopa County agencies may have additional 
requirements. Final review and approval will be made through Planning and Development Department 
procedures. Applicant may need to submit separate applications to the Maricopa County Environmental 
Services Department for approval of proposed facilities regulated by the Department. Review of any such 
application will be based on current regulations at the time of application.

Page 1 of 3 
 
 
 
 
 
 
 
 
 
 
 
James Philbin, PE 
Planning & Development 
301 W. Jefferson St., Suite 170 
Phoenix, Arizona 85003 
Phone: (602) 372-4362 
www.maricopa.gov/planning 
Email address: 
james.philbin@maricopa.gov 
Planning & Development 
 
Engineering Plan Review 
Date:    
May 14, 2025 
 
Memo To: Darren Gerard, AICP, Planning Manager, Department of Planning & 
Development 
 
Attn: 
Joseph Mueller, Planner, Planning & Development Services 
 
cc: 
Bob Fedorka P.E., Engineering Manager, Planning and Development 
 
From: 
James Philbin, PE, Plans Examiner Engineer, Planning & Development 
 
Subject:   
SU240027 – SUP Rose Garden RV Storage  
APN(s): 
503-67-935 
Engineering Review has reviewed the first plan and report routed for review on 
04/25/2025, for the subject application and has no further objections: 
 
 
The following stipulations will apply: 
 
1. Engineering review of planning and/or zoning cases is for conceptual design 
only. All development and engineering design shall be in conformance with 
Section 1205 of the Maricopa County Zoning Ordinance; Drainage Policies and 
Standards; Floodplain Regulations for Maricopa County; MCDOT Roadway 
Design Manual; and current engineering policies, standards and best practices 
at the time of application for construction. 
 
2. Based on the conceptual design nature of the information submitted, changes 
to the site layout may be necessitated by the final engineering design of the 
site’s drainage infrastructure. 
 
3. Detailed Grading and Drainage Plans must be submitted with the application 
for Building Permits  
 
4. All retention basins shall drain within 36 hours per County requirements.  
 
5. Driveway access to County road(s) must be paved and will require a permit 
from MCDOT issued concurrent with building permit(s) required for site 
development. Drainage flow along the roadway must be maintained. 
 
6. Storage of materials, walls/fence, parking, wells, septic systems and storm 
water retention are prohibited in the (future) right-of-way.

Page 2 of 3 
 
 
 
 
 
 
 
 
 
 
 
7. If required ADA parking stalls must be at or above the 100 year water surface 
elevation of the adjacent retention basin(s).   
 
8. For sites located within the County’s Urbanized Area, a Storm Water Pollution 
Prevention Permit (SWPPP) from the County will be required prior to issuance 
of any construction permits. This does NOT preclude the requirement to obtain 
a Notice of Intent to Discharge (NOID) from the State (ADEQ), as may be 
required. 
 
 
 
Please contact me with any questions.

Page 3 of 3 
 
 
 
 
 
 
 
 
 
 
 
DRAINAGE PLAN REVIEW REFERENCES:   
 
The Drainage Regulations are listed in Section 1205 of the MCZO: 
https://www.maricopa.gov/documentcenter/view/272  
Maricopa County Drainage Policies and Standards Manual: 
https://www.maricopa.gov/DocumentCenter/Home/View/2369  
For Additional Information See: 
https://www.maricopa.gov/1635/Drainage-Review 
 
FLOOD CONTROL DISTRICT OF MARICOPA COUNTY REFERENCES:   
 
Floodplain Regulations for Maricopa County: 
https://www.maricopa.gov/DocumentCenter/View/630  
For Additional Information See: 
https://www.maricopa.gov/3847/Flood-Control-District  
 
PND TRANSPORTATION REFERENCES: 
 
Residential Driveway Guidelines 
https://www.maricopa.gov/documentcenter/view/362  
Roadway Design Manual 
https://www.maricopa.gov/DocumentCenter/View/51399/Roadway-Design-Manual-2023 
Maricopa County Ordinance for Work in Right-of-Way 
MCDOT Ordinance P-36 
For Additional Information See: 
https://www.maricopa.gov/156/MCDOT  
 
PND STORMWATER QUALITY (SWPPP) REFERENCES: 
 
Storm Water Quality Management and Discharge Control Regulation 
https://www.maricopa.gov/DocumentCenter/View/6577 
Air Pollution Control Regulations Rule 310 
https://www.maricopa.gov/DocumentCenter/View/5354  
For Additional Information See: 
https://www.maricopa.gov/3980/Water-Sewage-Stormwater-Waste

1
Joseph Mueller (PND)
From:
Robert Olmstead <Rolmstead@AFMA.Az.gov>
Sent:
Thursday, January 23, 2025 11:25 AM
To:
Joseph Mueller (PND)
Subject:
RE: [EXTERNAL:] SU240027 - Northwest Valley RV Storage
This Message Is From an External Sender 
This message came from outside your organization. Please use caution when corresponding outside the county. 
Joseph, 
 
The Arizona Fire & Medical Authority has no opposition to this request.  Please add me to the meeting on the 18th. 
 
Best Regards, 
 
Robert Olmstead 
 
 
This message is intended only for the named recipient(s). If you are not the intended recipient(s), you are noƟfied that the 
disseminaƟon, distribuƟon or copying of this message is strictly prohibited. If you receive this message in error, or are not the 
named recipient(s), please noƟfy the sender either at the above e-mail address or telephone the Arizona Fire & Medical 
Authority (AFMA) at (623) 544-5400. Thank You. 
To ensure compliance with Arizona's open meeƟng laws, members of the North County, South County and/or Arizona Fire & 
Medical Authority's Board of Directors who have received this message may reply directly to the sender but must not 
correspond with or send a copy of their reply regarding this message to any other members of their respecƟve Board(s). 
Recipients of this message who are not Board members must not forward this message to any of the North County, South 
County or AFMA Board Members. 
 
From: Joseph Mueller (PND) <Joseph.Mueller@Maricopa.Gov>  
Sent: Thursday, January 23, 2025 8:40 AM 
To: cr.herro@lagarge-na.com; larry.walker@lafarge-na.com; phaldiman@newszap.com; editor@porascw.org; 
planning.applications@peoriaaz.gov; eva.pearce@dysart.org; Kevin.Shipman@Dysart.org; 
upperwestsidephx@gmail.com; Robert Olmstead <Rolmstead@AFMA.Az.gov>; planning@surpriseaz.gov; 
ken.nyman@azag.gov; 56 FW/CIT Community Initiative <56fw.cit.communityinitiative@us.af.mil>; Teresa Retterbush 
(PRK) <Teresa.Retterbush@Maricopa.Gov>; David Ridgeway <ridgeway.d@gmail.com>; Brian Stutsman (MCSO) 
<BrianStutsman@MCSO.Maricopa.gov>; Scott Wilken <swilken@azmag.gov>; kcotner@azmag.gov; pe@azland.gov; 
tsprague@azgfd.gov; Project Evaluation Program - Game and Fish <pep@azgfd.gov> 
Subject: [EXTERNAL:] SU240027 - Northwest Valley RV Storage

2
 WARNING: This email originated from outside of AFMA. DO NOT respond, click links or open attachments unless you can verify this 
outside sender and trust that the content is safe. 
 
Good morning, 
 
We have received a requested Special Use Permit (SUP) over approx. 5 acres located west of the SWC of 117th Ave. 
and Harmony Ln. in the northern Sun City area.  The proposal is an expansion of SU240010 which covers the 
property due west of the subject site (this case is slated for the February 12th Board of Supervisors hearing – reach 
out to Joel Landis, planner, with questions on that case). 
 
The applicant is seeking the SUP to allow a RV/Boat and mini storage facility in the Rural-43 zoning district. 
 
The technical advisory committee meeting has been scheduled for February 18th. 
 
Please let me know if you have any questions, comments, or concerns. 
 
If you wish to provide comment on the case, you may send it to me directly. 
 
Kind regards, 
 
 
Joseph Mueller 
PLANNING & DEVELOPMENT 
301 W Jefferson St Phoenix, AZ 85003
Planner 
O:   602-506-7629     
MARICOPA.GOV 
Facebook | Instagram | Twitter | YouTube

1
Joseph Mueller (PND)
From:
JAMES, MARK C CIV USAF AETC 56 FW/CVE <mark.james.14@us.af.mil>
Sent:
Tuesday, March 11, 2025 9:42 AM
To:
Joseph Mueller (PND)
Cc:
56 FW/CIT Community Initiative; BINKLEY, ERIC S CIV USAF AETC 56 FW/CVE
Subject:
RE: SU240027 - Northwest Valley RV Storage
This Message Is From an External Sender 
This message came from outside your organization. Please use caution when corresponding outside the county. 
Hi Joseph, 
 
Thank you for allowing Luke AFB to make comments on the Northwest Valley RV Storage Application.    
 
As described in the application, this request will not have a negative impact on Luke AFB Flight 
Operations.  Since the site will be located inside the “territory in the vicinity of a military airport,” it will be 
subjected to approximately 165 over flights per day.  We recommend a strong notification program on 
the part of the applicant to inform occupants about Luke AFB operations.   
 
Respectfully, 
Mark James 
Interim Director, Community Initiatives Team 
56th Fighter Wing, Luke AFB, AZ 
623-856-6175 
 
From: Joseph Mueller (PND) <Joseph.Mueller@Maricopa.Gov>  
Sent: Thursday, January 23, 2025 8:40 AM 
To: cr.herro@lagarge-na.com; larry.walker@lafarge-na.com; phaldiman@newszap.com; editor@porascw.org; 
planning.applications@peoriaaz.gov; eva.pearce@dysart.org; Kevin.Shipman@Dysart.org; 
upperwestsidephx@gmail.com; Robert Olmstead <Rolmstead@AFMA.Az.gov>; planning@surpriseaz.gov; 
ken.nyman@azag.gov; 56 FW/CIT Community Initiative <56FW.CIT.CommunityInitiative@us.af.mil>; Teresa Retterbush 
(PRK) <Teresa.Retterbush@Maricopa.Gov>; David Ridgeway <ridgeway.d@gmail.com>; Brian Stutsman (MCSO) 
<BrianStutsman@MCSO.Maricopa.gov>; Scott Wilken <swilken@azmag.gov>; kcotner@azmag.gov; pe@azland.gov; 
tsprague@azgfd.gov; Project Evaluation Program - Game and Fish <pep@azgfd.gov> 
Subject: [Non-DoD Source] SU240027 - Northwest Valley RV Storage 
 
Good morning, 
 
We have received a requested Special Use Permit (SUP) over approx. 5 acres located west of the SWC of 117th Ave. 
and Harmony Ln. in the northern Sun City area.  The proposal is an expansion of SU240010 which covers the 
property due west of the subject site (this case is slated for the February 12th Board of Supervisors hearing – reach 
out to Joel Landis, planner, with questions on that case). 
 
The applicant is seeking the SUP to allow a RV/Boat and mini storage facility in the Rural-43 zoning district. 
 
The technical advisory committee meeting has been scheduled for February 18th.

2
Please let me know if you have any questions, comments, or concerns. 
 
If you wish to provide comment on the case, you may send it to me directly. 
 
Kind regards, 
 
 
Joseph Mueller 
PLANNING & DEVELOPMENT 
301 W Jefferson St Phoenix, AZ 85003
Planner 
O:   602-506-7629     
MARICOPA.GOV 
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