02. Z2024031 Reverie Ranch RV Park
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Z2024031 Page 1 of 8 Report to the Planning and Zoning Commission Prepared by the Maricopa County Planning and Development Department Case: Z2024031– Reverie Ranch RV Park Hearing Date: June 26, 2025 Supervisor District: 4 Applicant: Julie Vermillion, CVL Consultants Owners: Tonopah Smith/Smith Kyler Request: Special Use Permit (SUP) for a recreational vehicle (RV) park with an equine facility in the Rural-43 zoning district Site Location: Generally located south of the SEC of Indian School Rd. and 365th Ave. in the Tonopah area. Site Size: Approx. 13.7 acres Density: 1 d.u./ac County Island: N/A County Plan: Tonopah/Arlington Area Plan – Rural Densities (0-1) Municipal Plan: N/A Municipal Comments: None received to date Support/Opposition: None Known Recommendation: Approve with conditions Z2024031 Page 2 of 8 Project Summary: 1. This request is for a Special Use Permit (SUP) for a recreational vehicle (RV) Park and a private equine facility in the Rural-43 zoning district. The proposed project is known as Reverie Ranch RV Park and is approximately 13.7 acres. The site is located approximately 300’ south of the SEC of Indian School Rd. and 365th Ave in the Tonopah area. 2. The subject site consists of two parcels. One parcel, which fronts on 365th Avenue, is currently undeveloped, while the larger parcel, which fronts on Indian School Road, is developed with a single-family residence and three (3) small structures. The existing residence and structures will remain in place in order to coexist with the proposed SUP, the property owner will continue to live on the property in order to operate the SUP site. A lot combination will be processed prior to development. When combined the parcel will front on 365th Avenue on the west side and Indian School Road on the north side. 3. The proposed uses are intended to be accessible year-round. Development of the site will include 40 RV Camp site spaces, a private equine facility for guest, horse stalls, arenas, an activity barn, a dog park for guest, and other elements that will support the RV Park. The RV camping spaces will be located at the western portion of the subject site, while amenities, parking spaces, and supporting equine structures will be developed on the eastern portion of the site. The equine facility is only proposed to be in use while guest are on the property for personal use. Lighting and noise will be kept to a minimum following the Maricopa County Noise Ordinance and Light Ordinance regulations. The applicant is proposing to screen the site from adjacent rural/residential use by providing a 6’ CMU wall throughout the site boundaries. 4. The applicant is proposing two access points, one along 365th Ave, that goes directly to the RV Park; and an additional access along Indian School Road, which will also be utilized for the single- family residence. The applicant is proposing on-site paving with decomposed granite to preserve a natural appearance, with other stabilized surfaces sufficient for dust control compliance. Stabilization of parking and drives will be conducted pursuant to Maricopa County Air Quality Departments Air Pollution Control Regulations. 5. The development standards and use regulations for the base Rural-43 zoning district and the proposed SUP are contrasted on the following page: Z2024031 Page 3 of 8 MCZO Regulation Base Rural-43 Development Standards Proposed Rural-43 SUP Development Standards Max. Height 30’ 30’ Min. Front Yard Setback 40’ 40’ Min. Side Yard Setback 30’ 26’ Min. Rear Yard Setback 40’ 40’ Max. Lot Coverage 25% 25% Site Enclosure and Screening (1102.7.5) Solid 6’ CMU wall Solid 6’ CMU wall Parking (1102.1.1)* 1 per 200 sq. ft. of floor area for public assembly uses 1 per approved RV Space 1 per 250 sq. ft. of Flor Area for Commercial Use (Shop) 1 per 200 sq. ft. of floor area for public assembly uses 1 per approved RV Space 1 per 250 sq. ft. of Flor Area for Commercial Use (Shop) Paved Parking (1102.7.2)** Parking area shall be paved with asphalt or an the alternative surface with ABC Material Parking will be paved with decomposed granite and other stabilized surfaces sufficient for dust control. Paved Pedestrian Walkways (1102.7.11) Pedestrian Walkways shall be paved and graded. Pedestrian Walkways shall be paved and graded. Travel Trailer/Recreation Vehicle (RV) Park (1301.1.17) Min. RV space area 1,250 sq. ft. 1,250 sq. ft. Min. RV space width 25’ 25’ Min. travel trailer per space 1 1 Min. setback to another RV space 5’ 5’ Min. RV space setback to any building 10’ 10’ Min. RV space setback from lot line in common with street line 20’ 10’ Min. RV space setback from other lot lines 10’ 10’ Notes: Bold text indicates proposed deviations from base development standards *5% of the provided parking spaces will be designated ADA **ADA parking spaces will be paved or surfaced with concrete 6. The applicant is requesting to vary the minimum side yard setback for the Rural-43 base zoning to 26’ where 30’ is required per Article 503.4. The existing residence is already developed withthe requested 26’ setback. All other structures will be in compliance to the Rural-43 zoning district standards. The applicant is requesting deviation to the minimum RV space setback from the lot line in common with street line from 10’ where 20’ is required per Article 1301.1.17.5. The deviation will accommodate the design of the site and drainage through the center of the parcel. Z2024031 Page 4 of 8 2025 Aerial image of the subject site. Zoning of the Site and Adjacent Properties Z2024031 Page 5 of 8 Site Plan Existing On-Site and Adjacent Zoning / Land Use: 7. On-site: Rural-43 / Single-family residence North: Rural-43 / Single-family residence and vacant lots South: Rural-43 / Single-family residence East: Rural-43 / Vacant West: Rural-43 / 365th Ave then vacant lots Utilities and Services: 8. Water: On-site Wastewater: On-site Fire: South County Fire & Medical Police: Maricopa County Sheriff Department Right-of-Way: 9. 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. Z2024031 Page 6 of 8 Street Name Half-width Existing R/W Half-width Proposed R/W Future Classification Indian School Rd 40’ 55’ Minor Arterial 365th Ave 20’ 35’ Local Road Clarendon Ave 10’ n/a Local Road Adopted Plan: 10. Tonopah/Arlington Area Plan (adopted 2000): Designates the subject site as Rural Densities (0- 1). The proposed use will only include one permanent residential home and the development of the site will maintain the rural character of the area. Public Participation Summary: 11. 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. Staff has not received opposition and the applicant has stated in their Citizen Participation Results Report that no comments from the public were received. Outstanding Concerns from Reviewing Agencies: 12. Staff has not received any comments from reviewing agencies. Staff Analysis: 13. The zoning ordinance identifies the principal uses intended in the RU-43 zoning district include, “..both farm and non-farm residential uses, farms and recreational, and institutional uses.”, although the proposed use of an RV Park with an equine facility is not permitted by right in the RU-43 district, it does align with the intent and goals of the zoning district. 14. The proposed use with an equine facility is only intended for the RV Park and not open for the public use and/or events. Staff believes the year-round RV Park is a use that is suitable to the area with out having an affect to the surrounding existing land use/zoning districts. 15. The site and surroundings are and are expected to remain low intensity, staff believes the SUP land use is an appropriate use for the Tonopah area and is well suited for this particular site with a timeframe of 25 years Therefore, staff is supportive and recommends approval for the reasons noted above. Recommendation: Staff recommends the Commission adopt a motion recommending that the Board of Supervisors approve Z2024031 subject to the following conditions ‘a’ – ‘n’: a. Development of the site shall be in substantial compliance with the site plan entitled “Reverie Ranch RV Park Tonopah (#Z2024031)” consisting of three (3) full size sheets stamped received April 30, 2025, except as modified by the following conditions. Z2024031 Page 7 of 8 b. Development of the site shall be in substantial conformance with the narrative report entitled “Reverie Ranch RV Park Tonopah” consisting of ten (10) pages dated April 17, 2025 and stamped received April 30, 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 Plans and Final Drainage Report must be submitted with the application for Building Permit. 4. Prior to building permit issuance a will serve letter for fire protection services must be provided. 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. At present, the subject site in not located within the County’s Urbanized Area. A Storm Water Pollution Prevention Permit (SWPPP) from the County (PND) is not required. This does NOT preclude the requirement to obtain a Construction General Permit (CGP) Notice. d. Prior to issuance of building permits, a lot combination shall be processed. e. 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 provided to the facility. Prior to issuance of the certificate of occupancy, local fire protection jurisdiction review and approval will be required. f. Prior to issuance of building permits, the applicant shall obtain a Traffic Study approval from MCDOT g. Applicant shall submit a Campgrounds Permit Application with Environmental Services Department. h. The Special Use Permit is valid for a period of 25 years and shall expire on July 11, 2050, or upon termination of the use for a period of 90 or more days, whichever occurs first. All Z2024031 Page 8 of 8 site improvements associated with the special use permit shall be removed within 90 days of such expiration or termination of use. i. All lighting associated within the special use permit area shall be in conformance to the Maricopa County Zoning Ordinance Section 1112. All outdoor lighting, including lights underneath shade canopies, must be shielded so that illuminated is directed downward at 20 degree angle or less beneath the horizontal plane at the bottom of the light source and so that light does not trespass onto adjacent properties and shall be shut off by 9 pm. All shielding must be proximate to and within one foot of the light source. j. All signage associated to the special use permit shall be in conformance with the Maricopa County Zoning Ordinance Section 1401. k. 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. l. The equine facility shall only serve as an accessory use to the RV Park and shall not be open for public use and/or events. m. 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. n. 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. Presented by: Paola Jaramillo, Planner Reviewed by: Rachel Applegate, Planning Supervisor Attachments: Case Map (1 page) Site Plan (reduced 8.5”x11”, 3 pages) Narrative Report (10 pages) Engineering comments (4 pages) ES Comments (3 pages) / Maricopa County Planning & Development - Phoenix, AZ 4 Gross Acres: 14 approx. Generated May 28, 2025 1:39 PM Z2024031 Application Name: Legal Description Reverie Ranch RV Park Applicant Case Address Julie Vermillion Applicant Phone/Email Parcel Primary:506-40-013H 6022854765 jvermillion@cvlci.com Map scale 1:3,175 Supervisor District No. Special Use Permit request for RV park with equine facility. APN ASSESSOR PARCEL NUMBER FOUND M.C.D.O.T BRASS CAP FLUSH FOUND G.L.O BRASS CAP IN HAND HOLE FOUND ALUMINUM CAP FOUND 1/2" REBAR NO IDENTIFICATION (UNLESS NOTED OTHERWISE) SIGN - FIBER OPTIC UNDERGROUND JUNCTION BOX ELECTRIC METER CLEANOUT PROPERTY LINE E AC R FO CO HOSE BIB WELL WELL PUMP WELL PUMP TELEPHONE PEDESTAL POWER POLE OVERHEAD ELECTRIC LINE TP DOWN GUY UNDERGROUND ELECTRICAL LINE CORRAL FENCE LINE SINGLE SWING GATE CONCRETE DOUBLE SWING GATE MAIL BOX DOC. DOCUMENT NUMBER R/W RIGHT OF WAY BK. BOOK PG. PAGE DOC. DOCUMENT NUMBER EP EDGE OF PAVEMENT ML MONUMENT LINE CENTER LINE COVER SHEET PRELIMINARY SITE PLAN REVERIE RANCH RV PARK TONOPAH MARICOPA COUNTY, ARIZONA 03 01 J. McCARTY 01-0408601 CVL Contact: CVL Project #: Coe & Van Loo Consultants, Inc. SHEET OF Printed By: CristineA Print Date: April 17, 2025 Filename: N:\01\0408601\CADD\Preliminary\DS.RRV.PRE-SITE.dwg DATE NO. REVISION 1 REVISION 1 08/29/24 Arizona Blue Stake, Inc. Call at least two full working days before you begin excavation. Dial 8-1-1 or 1-800-STAKE-IT (782-5348) In Maricopa County: (602) 263-1100 R 4-17-25 © 2023 Coe & Van Loo Consultants, Inc. All rights reserved to reproduction in any format 4550 North 12th Street Phoenix, Arizona 85014 602-264-6831 www.cvlci.com PRELIMINARY SITE PLAN REVERIE RANCH RV PARK TONOPAH (#Z2024031) NWC OF 363RD AVE AND INDIAN SCHOOL, TONOPAH, AZ 85354 A PORTION OF LAND LOCATED IN THE NORTHEAST QUARTER OF SECTION 26, TOWNSHIP 2 NORTH, RANGE 6 WEST, OF THE GILA AND SALT RIVER MERIDIAN, MARICOPA COUNTY, ARIZONA VICINITY MAP ENGINEER DEVELOPER / APPLICANT PROPERTY OWNER SHEET INDEX LEGAL DESCRIPTION FLOOD ZONE CERTIFICATION PARCEL APN ZONING: PROJECT AREA LEGEND PARKING PROVIDED BUILDING CALCULATIONS LIGHTING NOTE LOT COVERAGE CALCULATIONS PARKING CALCULATIONS INDIAN SCHOOL ROAD 365TH AVENUE PRELIMINARY SITE PLAN REVERIE RANCH RV PARK TONOPAH, ARIZONA 03 02 J. McCARTY 01-0408601 CVL Contact: CVL Project #: Coe & Van Loo Consultants, Inc. SHEET OF Printed By: CristineA Print Date: April 17, 2025 Filename: N:\01\0408601\CADD\Preliminary\DS.RRV.PRE-SITE.dwg DATE NO. REVISION 1 REVISION 1 08/29/24 Arizona Blue Stake, Inc. Call at least two full working days before you begin excavation. Dial 8-1-1 or 1-800-STAKE-IT (782-5348) In Maricopa County: (602) 263-1100 R 4-17-25 © 2023 Coe & Van Loo Consultants, Inc. All rights reserved to reproduction in any format 4550 North 12th Street Phoenix, Arizona 85014 602-264-6831 www.cvlci.com VICINITY MAP DECOMPOSED GRANITE CHECK-IN, BATHHOUSE, LAUNDRY OUTDOOR GAMES, HORSESHOE PITS, CORNTOSS, PICNIC AREAS, PARTY SPACE. BARN, EVENTS, POOL TABLES, SERVICE COUNTER, TABLE-TENNIS SITE PLAN NOTES DOG PARK COVERED ENTRIES SHOP 10' LANDSCAPE BUFFER WITH FENCE ENTRY SIGN (RANCH) RANCH GATE RV PARK GATE ENTRY SIGN (RV) SECONDARY/EMERGENCY ACCESS AND GATE SIGN POST HEADWALL 30" CULVERT 6' CMU WALL RIP-RAP LANDSCAPE AREA EXISTING FENCE EXISTING HORSE STALLS ENTRY MONUMENT MATCH SHEET 03 STORAGE 56'x30' STORAGE 10 16'x16' STALLS 72 12'x24' STALLS 20'x80' HAY STORAGE 60' ROUND PEN 80'x140' ARENA 150'x300' ARENA 5 36'x100' TURN OUT EXISTING CONCRETE EXISTING WELL/PUMP PROPOSED 1' DEEP RETENTION BASIN EXISTING DROP-OFF AREA SEWER COLLECTION TANK SEWER LINE WATER LINE PROPOSED 1' DEEP CHANNEL SEWER MANHOLE SEWER CLEANOUT 1' SWALE WALL OPENING GRAVEL PAD CATTLE HOLDING CATTLE SHOOT 25' x 25' SIGHT VISIBILITY TRIANGLE RV/TRAILER PARKING LOT STANDARD VEHICLE PARKING PROPOSED DROP OFF LANES 120' HAMMERHEAD FOR FIRE TRUCKS RV CAMP SITE ADDITIONAL PARKING 10' x 10' SIGHT VISIBILITY TRIANGLE 365TH AVENUE CLARENDON AVENUE PRELIMINARY SITE PLAN REVERIE RANCH RV PARK TONOPAH, ARIZONA 03 03 J. McCARTY 01-0408601 CVL Contact: CVL Project #: Coe & Van Loo Consultants, Inc. SHEET OF Printed By: CristineA Print Date: April 17, 2025 Filename: N:\01\0408601\CADD\Preliminary\DS.RRV.PRE-SITE.dwg DATE NO. REVISION 1 REVISION 1 08/29/24 Arizona Blue Stake, Inc. Call at least two full working days before you begin excavation. Dial 8-1-1 or 1-800-STAKE-IT (782-5348) In Maricopa County: (602) 263-1100 R 4-17-25 © 2023 Coe & Van Loo Consultants, Inc. All rights reserved to reproduction in any format 4550 North 12th Street Phoenix, Arizona 85014 602-264-6831 www.cvlci.com MATCH SHEET 02 VICINITY MAP DECOMPOSED GRANITE CHECK-IN, BATHHOUSE, LAUNDRY OUTDOOR GAMES, HORSESHOE PITS, CORNTOSS, PICNIC AREAS, PARTY SPACE. BARN, EVENTS, POOL TABLES, SERVICE COUNTER, TABLE-TENNIS SITE PLAN NOTES DOG PARK COVERED ENTRIES SHOP 10' LANDSCAPE BUFFER WITH FENCE ENTRY SIGN (RANCH) RANCH GATE RV PARK GATE ENTRY SIGN (RV) SECONDARY/EMERGENCY ACCESS AND GATE SIGN POST HEADWALL 30" CULVERT CMU WALL RIP-RAP LANDSCAPE AREA EXISTING FENCE EXISTING HORSE STALLS ENTRY MONUMENT STORAGE 56'x30' STORAGE 10 16'x16' STALLS 72 12'x24' STALLS 20'x80' HAY STORAGE 60' ROUND PEN 80'x140' ARENA 150'x300' ARENA 4 36'x100' TURN OUT EXISTING CONCRETE EXISTING WELL/PUMP PROPOSED 1' DEEP RETENTION BASIN EXISTING DROP-OFF AREA SEWER COLLECTION TANK SEWER LINE WATER LINE PROPOSED 1' DEEP CHANNEL SEWER MANHOLE SEWER CLEANOUT 1' SWALE WALL OPENING GRAVEL PAD CATTLE HOLDING CATTLE SHOOT 25'x25' SIGHT VISIBILITY TRIANGLE RV/TRAILER PARKING LOT STANDARD VEHICLE PARKING PROPOSED DROP OFF LANES 120' HAMMERHEAD FOR FIRE TRUCKS February 2, 2024 Revised: October 8, 2024 January 23, 2025 April 10, 2025 April 17, 2025 4550 N 12th Street Phoenix, AZ 85014 Job #: 1-01-0408601 An RV park located near W. Indian School Road and N. 365th Avenue in Tonopah. Maricopa County, Arizona Special Use Permit Narrative Case Number: Z2024031 SITE SITE INTERSTATE 10 INTERSTATE 10 N. 365TH AVE N. 365TH AVE W. INDIAN SCHOOL RD W. INDIAN SCHOOL RD Reverie Ranch RV Park Tonopah N. 363RD AVE N. 363RD AVE Special Use Permit Narrative for Reverie Ranch RV Park Tonopah Maricopa County, Arizona Owner Kyler Smith / Chris Smith W. Indian School Road and N. 365th Avenue Tonopah, AZ 85354 425-328-8564 kyler.313@hotmail.com Planning/Civil Engineering Consultant CVL Consultants, Inc. 4550 N. 12th Street Phoenix, Arizona 85014-4291 Attn: Julie Vermillion 602-285-4765 jvermillion@cvlci.com Contents 1. Purpose of Request . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 2. Description of Proposal. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 3. Relationship to Surrounding Properties. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4 4. Development Schedule . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4 5. Location and Accessibility . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4 6. Public/Private Utilities and Services . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5 7. Community Facilities and Services . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5 8. Conceptual Landscaping and Amenities Plan. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6 7. Conclusion . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7 Special Use Permit Narrative Reverie Ranch RV Park Tonopah CVL Consultants 1 1. Purpose of Request On behalf of the property owner, CVL Consultants is pleased to submit this request to Maricopa County (“County”) in support of a Special Use Permit application for an RV park with gated, private streets and a private equine facility located near W. Indian School Road and N. 365th Avenue known hereto as Reverie Ranch RV Park Tonopah. This request represents project visioning conducted by the property owner who has excess land surrounding their personal residence. In an effort to achieve the highest and best use of the land they are creating an RV park that fulfills a market need for the RV community traveling the southwest. This vision extends to the abundance of amenities considered for RV guests including a bathhouse with laundry facilities, a dog park, small retail shop, outdoor games, event spaces and more, to the main amenity area that features a private equine facility to be enjoyed by the property owner and guests, as further described in this proposal. A Special Use Permit is requested to permit the proposed RV park and private equine facility uses planned for Reverie Ranch RV Park Tonopah as detailed below. 2. Description of Proposal Reverie Ranch RV Park Tonopah is a gated RV park with thoughtfully considered amenities and a private equine facility located near W. Indian School Road and N. 365th Avenue in Tonopah, Arizona. The project consists of approximately 4 acres across one undeveloped parcel identified as APN 506-40-013H and one partially developed parcel containing three small existing buildings, APN 506-40-013F (the “Property”). A lot combination will be processed following the approval of this request as required by the County. The owner lives on the property and the single family residence and existing buildings are to remain in place and coexist with the proposed uses. The uses are intended to be year-round uses. Zoning and General Plan Conformance The project adheres to the intent of the RU-43 zoning currently established on the Property. The zoning ordinance identifies the principal uses intended in RU-43 to include, “...both farm and non-farm residential uses, farms and recreational and institutional uses.” While the requested RV park and private equine facility uses are not permitted in RU-43 by right, they align with the recreational and agrarian intent of the subject district and are allowed upon the approval of the proposed Special Use Permit. The general parameters of the overall project and its design standards adhere to the County’s conventional RU-43 zoning district. Special Use Permit Narrative Reverie Ranch RV Park Tonopah CVL Consultants 2 This request aligns with the County’s goals and objectives for the Tonopah / Arlington Area Plan, which designates the site as Rural Densities, permitting a range of 0-1 dwelling units per acre. Equine Facility, Parking and Structures The project contains a private equine facility intended for the enjoyment of the owner and RV guests staying on site. This facility consists of horse stalls, a round pen, two arena areas, hay storage, an activity barn, and other supporting elements illustrated on the site plan. All references to on-site paving herein refer to decomposed granite to preserve a natural appearance suitable for this rural use. A conceptual inventory of the planned parking spaces and structures for the development is identified below and illustrated in detail on the site plan provided. Development Standards The Reverie Ranch RV Park Tonopah RV park shall adhere to the RU-43 development standards set forth by Section 503 of the Maricopa County Zoning Ordinance, as modified herein and identified in the table below for reference. Special Use Permit Narrative Reverie Ranch RV Park Tonopah CVL Consultants 3 Development Standards RU-43 Regulation Base Development Standards Proposed SUP Standards Min. Front Yard 40' 40' Min. Side Yard 30’ 26’ Min. Rear Yard 40' 40' Min. Lot Area 1 acre 1 acre Min. Lot Width 145’ 145’ Min. Lot Area per Dwelling Unit 1 acre 1 acre Max. Lot Coverage 25% 25% Max. Building Height 30' 30' General Regulations * Site Enclosure and Screening (1102.7.5) Solid 6’ CMU Wall Screening Required When Adjacent to Any Rural or Residential Zoning District Solid 6’ CMU Wall Screening Required When Adjacent to Any Rural or Residential Zoning District Parking (MCZO Article 1102.1.1) ** 1 Per Approved Space 1 Per Approved Space 1 per 200 sq. ft. of Floor Area for Public Assembly Uses 1 per 200 sq. ft. of Floor Area for Public Assembly Uses 1 per 250 sq. ft. of Floor Area for Commercial Use (Shop) 1 per 250 sq. ft. of Floor Area for Commercial Use (Shop) Paved Parking (1102.7.1) *** Parking Area Shall Be Paved Parking Area Shall Be Paved Paved Pedestrian Walkways (1102.7.11)**** Pedestrian Walkways Shall Be Paved and Graded Pedestrian Walkways Shall Be Paved and Graded Travel Trailer/Recreation Vehicle (RV) Park 1301.1.17.1 Minimum RV Space Area: 1,250 sq. ft. Minimum RV Space Area: 1,250 sq. ft. Minimum RV Space Width: 25’ Minimum RV Space Width: 25’ Minimum 1 Travel Trailer per Space Minimum 1 Travel Trailer per Space 1301.1.17.2 Minimum Setback to Another RV Space Line 5’ Minimum Setback to Another RV Space Line 5’ 1301.1.17.4 Minimum Setback to Any Building 10’ Minimum Setback to Any Building 10’ 1301.1.17.5 Minimum RV Space Setback from Lot Line in Common with Street Line 20’ Minimum RV Space Setback from Lot Line in Common with Street Line 10’ Minimum RV Space Setback from Other Lot Lines 10’. Minimum RV Space Setback from Other Lot Lines 10’. 1301.1.17.8 Buildings Located in Travel Trailer/ RV Park Subject to the C-2 Zoning District Buildings Located in Travel Trailer/ RV Park Subject to the C-2 Zoning District Notes: Bold Text indicates requested deviation. * Paving refers to decomposed granite or other stabilized surface(s). ** 5% of the provided parking spaces will be designated ADA *** ADA parking spaces will be paved or surfaced with concrete **** Walkways will be in accordance to ADA requirements Special Use Permit Narrative Reverie Ranch RV Park Tonopah CVL Consultants 4 Requested Deviations and Justifi cation A revision to the Minimum Side Yard Setback set by Section 503.4 of the Maricopa County Zoning Ordinance is requested from 30’ to 26’ in order to accommodate the existing residence. No other structures are planned to utilize this reduced setback. There is an existing shed about 8.90’ from the eastern property line but it remains in compliance with the County’s ordinance for accessory structures. All references to on-site paving refer to decomposed granite to preserve a natural appearance suitable for this rural use. All parking areas shall utilize decomposed granite or other stabilized surface(s) sufficient for dust-control compliance, as approved by the County engineer. Stabilization of parking and drives shall be conducted pursuant to Maricopa County Air Quality Department’s (MCAQD) Air Pollution Control Regulations, as applicable. A revision to the Minimum RV Space Setback from Lot Line in Common with Street Line set by Section 1301.1.17.5 of the Maricopa County Zoning Ordinance is requested from 20’ to 10’ in order to accommodate the site design as intended. Two of the RV sites backing up to the 365th Avenue alignment slightly encroach due to the irregular shape of the land and need to accommodate drainage through the center of the parcel. A minimum 10’ landscape buffer is provided from the 365th Avenue alignment. 3. Relationship to Surrounding Properties The property information surrounding the Reverie Ranch RV Park Tonopah development is listed below. Direction Use Zoning General Plan North Undeveloped land planned for the Desert Whisper DMP. C-S (DMP2018006) Rural Densities (0-1) East Undeveloped land. RU-43 Rural Densities (0-1) South Undeveloped land. RU-43 Rural Densities (0-1) West Undeveloped land. RU-43 Rural Densities (0-1) 4. Development Schedule Reverie Ranch RV Park Tonopah will be developed in a single phase. Special Use Permit Narrative Reverie Ranch RV Park Tonopah CVL Consultants 5 5. Location and Accessibility The site is located at W. Indian School Road and N. 365th Avenue in Tonopah and contains approximately 4 acres of land located in Section 26, Township 2 South and Range 6 West of the Gila and Salt River Baseline and Meridian, Maricopa County, Arizona. Access to the development is provided from two gated entries consisting of one ranch gate and one RV gate on W. Indian School Road to the north and a secondary emergency access gate provided on N. 365th Avenue to the west. N. 365th Avenue is for emergency access only and the internal roadway network is private. 6. Public/Private Utilities and Services The anticipated utility providers are outlined below. Utility Provider Water Onsite Well Wastewater Onsite Sewer Collection Tank Electric Arizona Public Service (“APS”) Gas Southwest Gas Corporation (“SWG”) Refuse Private Hauler Water Facilities An existing well is located onsite. Water source approval will be obtained for the RV park. The network will consist of waterlines looping the RV park to the existing well/ pump on the eastern edge of the Property. Wastewater Facilities There is no existing wastewater provider or infrastructure within or adjacent to the Reverie Ranch RV Park Tonopah. Sewer for the RV spots will be provided by a system of sewer lines looping the RV park to a centrally located sewer collection tank. Equestrian Operations Any animal manure / droppings shall be handled or disposed of in an approved manner free of health hazard or public health nuisance, pursuant to Maricopa County regulations. Special Use Permit Narrative Reverie Ranch RV Park Tonopah CVL Consultants 6 7. Community Facilities and Services The anticipated community service providers are outlined below. Service Provider Police Maricopa County Sheriff’s Office Fire South County Fire & Medical (or other as designated) 8. Conceptual Landscaping and Amenities Plan Reverie Ranch RV Park Tonopah features large, amenitized open space with thoughtfully designed landscape architecture and established agrarian theming. The RV park has been designed to provide guests with a heightened sense of place and arrival with landscaped theming at the primary entry and open space recreation areas and a dog park. A masonry perimeter wall is proposed around majority the site with themed ranch fence along the gated entries and horse fence planned in key areas. Amenity square footage is identified in the table below: throughout the equine facility. In accordance with County requirements, the equine facility shall be used only for non-commercial public activities involving up to a maximum of 24 persons in total. No more than 5 horses and/or other equine not owned by the property owner and/ or guest shall be boarded on the Property and documentation of ownership shall be maintained when more than 5 horses and/or other equine are kept on the property. The property owner will be responsible for maintenance of all common open space, on-site amenities, private streets, and landscaping. Landscape Notes 1. No structure, landscaping, fence, wall, or terrace or other obstruction to view in excess of two feet in height as measured from the center line of the street shall be placed within the required 25-foot sight visibility triangles. 2. Landscaping in County Right-of-way shall conform to the MCDOT Roadway Design Manual. 3. All transformers, back-flow prevention devices, utility boxes and all other utility related ground mounted equipment shall be painted to complement the development and shall be screened with landscape material where possible. Special Use Permit Narrative Reverie Ranch RV Park Tonopah CVL Consultants 7 4. All HVAC units shall be ground-mounted or screened with a continuous parapet for commercial projects. 5. All outdoor lighting shall conform to Section 1112 of the Maricopa County Zoning Ordinance. 6. All trees shall be double-staked. 7. Conclusion The development team believes that this request represents an appropriate and favorable planning of the site that is in compliance with and consistent with the County’s policies for the area. Approval of this proposal will allow for the development of a new and attractive RV park with gated, private streets featuring a private equine facility and amenitized open space with agrarian character and theming. We look forward to working with staff in the processing of Reverie Ranch RV Park Tonopah. Kevin Amoroso, P.E. Planning & Development 301 W. Jefferson St., Suite 170 Phoenix, Arizona 85003 Phone: 602-619-9674 Fax: (602) 506-8762 www.maricopa.gov/planning Email address: Kevin.Amoroso@maricopa.gov Planning & Development Engineering Plan Review Date: 05/31/2024 Memo To: Darren Gerard, AICP, Planning Manager, Department of Planning & Development Attn: Paola Jaramillo, Planner, Planning & Development Services cc: Bob Fedorka, PE, Engineering Manager, Planning & Development Doug Jones, PE, CFM, Engineering Supervisor, Planning & Development From: Kevin Amoroso, PE, Plans Examiner Engineer, Planning & Development Subject: Z2024031 – Reverie RV Park with Equine Facility APN(s): 506-40-013H Engineering Review has reviewed the first plan and report routed for review on 04/10/2024, for the subject application: DRAINAGE PLAN REVIEW 1. OFFSITE HYDROLOGY a. Culvert review will occur during building permit review. 2. ONSITE RETENTION a. Provide a weighted runoff C calculation for each drainage area based on the following: Commercial Areas: C=0.95 Undisturbed Areas/Basins: C=0.5 ROWs: C=0.95 Show how your runoff coefficient was determined. b. All 55’ of right of way needs to be shown on the plans. The basin will need to be shifted out of the right of way Page 2 of 4 PND TRANSPORTATION PLAN REVIEW 1. Comments related to the Traffic Study submitted with this application are attached. 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 & Drainage Plans and Final Drainage Report must be submitted with the application for Building Permit. 4. Prior to building permit issuance a will serve letter for fire protection services must be provided. 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. At present, the subject site in not located within the County’s Urbanized Area. A Storm Water Pollution Prevention Permit (SWPPP) from the County (PND) is not required. This does NOT preclude the requirement to obtain a Construction General Permit (CGP) Notice. Page 3 of 4 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 http://www.mcdot.maricopa.gov/DocumentCenter/View/24883 Maricopa County Resolution for ROW Permits https://www.maricopa.gov/documentcenter/view/364 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 Page 4 of 4 Abbreviations Key: Drainage: DD = Department Directive (See: http://www.maricopa.gov/1911/Department- Directives) MCZO = Maricopa County Zoning Ordinance DPSM = Maricopa County Drainage Policies and Standards SSA = State Standard Attachment DDMV1= Maricopa County Drainage Design Manual – Hydrology DDMV2 = Maricopa County Drainage Design Manual – Hydraulics Flood Control: FRMC = Floodplain Regulations for Maricopa County PND Transportation: RDM = MCDOT Roadway Design Manual RDG = MCDOT Residential Design Guidelines MSRP = MCDOT Major Streets and Routes Plan PND Storm Water: SWMDCR= Maricopa County Storm Water Quality Management and Discharge Control Regulation DDMV3= Maricopa County Drainage Design Manual – Erosion Control APCR= Maricopa County Air Pollution Control Regulations – Rule 310 Page | 1 Subdivision Infrastructure & Planning Program 301 W. Jefferson St. Phoenix, AZ 85003 Subdivis io n@ma rico pa . go v es d. ma rico pa . go v The Maricopa County Environmental Services Department (MCESD) has completed review for the SUP request for RV park with equine facility 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). • 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 Subdivision & Infrastructure Program for all 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. Onsite Wastewater – If conducting food service in unincorporated Maricopa, a grease trap will be required by Onsite Wastewater program. Dependent/independent recreational vehicles cannot discharge wastewater to an onsite wastewater treatment (septic) system. A dump station/holding tank will be required for any onsite recreational vehicle wastewater dumping. Project Name: SUP request for RV park with equine facility Primary Contact Name: Julie Vermillion Planning Application Type: Special Use Permit APN(s): 506-40-013H, 506-40-01JF Reviewer: Souren Naradikian, P.E. Email: Souren.Naradikian@maricopa.gov Phone: 602-372-2907 Planner Name: Paola Jaramillo Planning Case #: Z2024031 Date: May 1, 2024 Water and Waste Management Division Page | 2 Projected flows between 3000 and 24,000 gallons per day require a 4.23 General Permit. For Onsite Wastewater related questions, please contact the Onsite Program at (602) 506- 6666 or by email at septicquestions@maricopa.gov. Environmental Health – For any food service operations occurring on site, where food is offered, sold, or prepared from a fixed/permanent location, requires submittal of a Permanent/Fixed Food Establishment Permit application. • Additional information for permanent/fixed establishments can be found on the Environmental Health webpage. Lodging services require an operating permit with the MCESD Environmental Health program. Operators must submit a Public Accommodations Permit application. • Any food service taking place on site will require submittal of the appropriate application. For further guidance, please visit the Food & Restaurants webpage. A Campgrounds permit is required for any entity operating, maintaining, or offering for public use any tract of land on which persons may camp or picnic. Submit a Campgrounds Permit Application. • Any food service taking place on site will require submittal of the appropriate application. For further guidance, please visit the Food & Restaurants webpage. For Environmental Health related questions, please call (602) 506-6824. Subdivision and Infrastructure – 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 Mobile Home Park Application is required and must be submitted to MCESD’s Subdivision & Infrastructure Program for construction of mobile home park and/or RV park, or for the addition of spaces. Mobile Home parks may require additional permitting with MCESD Onsite Wastewater, Subdivision and Infrastructure, Drinking Water, and Water and Wastewater Treatment programs. For subdivision related questions, please contact the Subdivision and Infrastructure Program at (602) 506-1058 or email subdivision@maricopa.gov. Additional Notes – Environmental Services does not require these items for condition of approval of Z2024031, however these items must be addressed with the development of the site. Environmental Services does not require additional review of this case. Page | 3 *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.