SU240022 Consolidated Handout Memo
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DATE: May 8, 2025 TO: Planning & Zoning Commission From: Paola Jaramillo, Planner SUBJECT: SU240022 New River RV Storage Agenda Item: 3 Since the publishing of the staff report, staff has received two letters of support and opposition. The opposition states concern with a commercial use for an RV storage facility not being necessary in the New River area as there are sufficient available or appropriate to the rural surrounding. Staff met with the applicant regarding condition ‘c’, staff agrees with the applicant to modify these conditions. Recommended changes are shown in legislative edit format with eliminated text shown with strikethrough and new language in bold and underlines. 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. Must maintain historic drainage patterns. This may require the relocation of the eastern driveway and/or drainage easements on the adjacent properties based on final engineering design. 5. Hydraulic calculations required at the time of final engineering design to show 50/50 off site flow split is being maintained and may require unique drainage structures to maintain historic flow patterns. 6. Maintain a minimum 25-foot separation between septic facilities and retention basin(s). 7. Retention basins/underground storage must drain within the required 36 hours. 8. Prior to building permit issuance a will serve letter for fire protection services must be provided. 9. 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. 10. The site is encumbered by Federal Patent easements (east and north sides). Unless abandoned, these easements must remain intact for their intended use. See link below for abandonment process. https://www.maricopa.gov/775/Abandonment-of-PatentEasements 11. As the western access is an existing easement to provide driveway access to the northern parcel, MCDOT will accept the location and limited spacing of each access. To avoid conflicting movement at the eastern access, provide a raised median restricting the access to RI/RO. All Adjacent roadway improvements required by MCDOT in the Traffic Study approval shall be permitted with building permits in accordance with the current RDM standards. 12. Although turn lane warrants are not met, a dedicated right-turn lane is recommended at the eastern access due to the high volume of traffic on the area. 13. Each driveway must meet the commercial driveway design, reference MCDOT Roadway Design Manual (RDM) 7.6.1. 14. The future classification of New River Road is minor arterial. As part of half- street improvements dedicate a minimum of 55’ ROW in-fee to MCDOT from the center line. 15. 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. 16. Reconfiguration of existing cross culvert (under New River Road) will be required MCDOT approval at the time of final engineering design. Attachment’s: 2 letters of Support (2 pages) Opposition (1 page) Revised Engineering Memo (4 pages) April 8, 2025 Maricopa County Planning and Development Department 301 W. Jefferson Suite 170 Phoenix, AZ 85003 Re: Letter of Support for Special Use Permit (SU240022) at 3600 W. New River Road Dear Planning and Development: We are Leon and Frances Gee, and I live at 3547 W New River Rd in New River. I’ve lived in this area for ___ years and wanted to share my support for the proposed RV and boat storage at 3600 W New River Road. The applicant has been really good about keeping the neighborhood in the loop and seems serious about running a safe and secure place. That kind of communication and responsibility goes a long way out here. This type of project doesn’t create much traffic or noise, so I don’t think it’ll take away from the quiet, rural feel that we all appreciate. It actually seems like a good fit for the area. Also, having a nearby, professionally run storage facility is a plus for people who want to keep their RVs close but don’t want them sitting in the driveway all the time. It’s a convenient option that makes sense for a lot of us. Thanks for considering my support. Sincerely, Leon and Frances Gee 50 Jesse Gee, on behalf of, 1 Paola Jaramillo Quintero (PND) From: noreply@civicplus.com <noreply@civicplus.com> Sent: Tuesday, May 6, 2025 10:34 AM To: Rachel Applegate (PND) <Rachel.Applegate@Maricopa.Gov> Subject: Online Form Submittal: Comment on a Planning Case Comment on a Planning Case Case Number & Project Name SU240022 Comment I am opposed to the prop osed zoning change from R43 to C-2 CUPD. I also oppose the combination zone change of C-2 and SUP. The is currently more than ad equate RV storage ZjQcmQRYFpfptBannerStart This message came from outside your organization. Please use caution when corresponding outside the county. ZjQcmQRYFpfptBanner End Name SU240022 I am opposed to the proposed zoning change from R43 to C-2 CUPD. I also oppose the combination zone change of C-2 and SUP. The is currently more than adequate RV storage available in New River. The proposed zoning change is inconsistent with the rural, residential, and horse property of the surrounding area. A major issue/concern is the availability of an adequate water supply and drainage. The proposed commercial rezoning is consequently unacceptable. Thomas M. Jadlos 1732 W Maddock Rd Phoenix AZ 85086 tomjadlos@yahoo.com James Philbin, P.E. Planning & Development 301 W. Jefferson St., Suite 170 Phoenix, Arizona 85003 Phone: (602) 372-4362 Fax: (602) 506-8762 www.maricopa.gov/planning Email address: James.Philbin@maricopa.gov Planning & Development Engineering Plan Review Date: May 05, 2025 Memo To: Darren Gerard, AICP, Planning Manager, Department of Planning & Development Attn: Paola Jaramillo Quintero, Planner, Planning & Development Services cc: Bob Fedorka, PE, Engineering Manager, Planning & Development From: James Philbin, PE, Plans Examiner Engineer, Planning & Development Subject: SU240022 – New River RV and Boat Storage APN(s): 202-12-038A Engineering Review has reviewed the 3rd plan and report routed for review on 02/19/2025, for the subject application and has no objections subject to the following stipulations: 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 and Final Drainage Report must be submitted with the application for Building Permit. 4. Must maintain historic drainage patterns. This may require the relocation of the eastern driveway and/or drainage easements on the adjacent properties based on final engineering design. 5. Hydraulic calculations required at the time of final engineering design to show 50/50 off site flow spilt is being maintained and may require unique drainage structures to maintain historic flow patterns. 6. Reconfiguration of existing cross culvert (under New River Road) will required MCOT approval at the time of final engineering design. 7. Maintain a minimum 25 foot separation between septic facilities and the retention basin(s) Page 2 of 4 8. Retention basins/underground storage must drain within the required 36 hours 9. Prior to Building permit issuance a will serve letter for fire protection services must be provided. 10. 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. 11. The site is encumbered by Federal Patent easements (east and north sides). Unless abandoned, these easements must remain intact for their intended use. See link below for abandonment process. https://www.maricopa.gov/775/Abandonment-of-PatentEasements 12. All adjacent roadway improvements required by MCDOT in the Traffic Study approval shall be permitted with building permits and in accordance with the current RDM standards. 13. Although turn lane warrants are not met, a dedicated right-turn lane is recommended at the eastern access due to the high volume of traffic on the area. 14. Each driveway must meet the commercial driveway design, reference MCDOT Roadway Design Manual (RDM) 7.6.1. 15. The future classification of New River Road is minor arterial. As part of half- street improvements dedicate a minimum of 55’ ROW in-fee to MCDOT from the center line. 16. 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 of Intent to Discharge (NOID) from the State (ADEQ), as may be required. Please contact me with any questions. 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