03. SU240007 PZ Report
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SU240007
Page 1 of 10
Report to the Planning and Zoning Commission
Prepared by the Maricopa County Planning and Development Department
Case:
SU240007 – Wranglers Roost
Hearing Date:
April 10, 2025
Supervisor District:
3
Applicant/Owner:
Reid Stewart, Imagine Properties LLC
Request:
Special Use Permit (SUP) for event venue rental in the Rural-43 zoning
district
Site Location:
Generally located approximately 1,214’ northeast of the NEC of New River
Rd. & 27th Avenue in the New River area
Site Size:
48,607 sq. ft.
Density:
N/A
County Island:
No
County Plan:
New River Area Plan – Rural Densities (0-1 d.u./ac.)
Municipal Plan:
N/A
Municipal Comments:
None received to date
Support/Opposition:
6 in support / 10 in opposition
Recommendation:
Approve with conditions
SU240007
Page 2 of 10
Project Summary:
1.
The applicant is proposing a Special Use Permit (SUP) for an event venue operation on an
approximately 1-acre site zoned Rural-43 in the New River area. The site is located on the north
side of New River Rd. between 23rd & 27th Avenue. The Maricopa County Zoning Ordinance
(MCZO) under Article 1301.1.11 (Special Uses) describes the following: “Land use involving large
assemblage of people”.
2.
The site named Wranglers Roost is a historic stagecoach stop and known area landmark dating
back to the territorial era. The site has had previously received special use permits for a guest
ranch and rodeo facility operation in 1986 and received subsequent additional approvals and time
extensions in 1990 and 1996. The guest ranch and rodeo grounds were part of a larger
approximately 26-acre ranch that has since been subsequently split into smaller parcels via minor
land divisions. The current site is approximately just over an acre in size though is currently
entirely surrounded by parcels from the same ownership group.
3.
The parcel has been the subject of open violations dating back to 2019 under V201900098 for
operating a commercial venue business which came after complaints for excessive noise and
lighting. The subject light issue stems from the use of commercially available ‘string’ style bistro
lighting which has been erected across the majority of the yard and a portion of the parking area
to illuminate the space for nighttime use. The violation includes instances of noise complaints
that were responded to by the Maricopa County Sherriff’s Office (MCSO) including reports of
multiple instances of service in the same night.
4.
The applicant is requesting a SUP to lease out the facility for weddings and other uses. The site
consists of a 2,886 sq ft main building with a large open yard and pool area. A gazebo and smaller
outbuilding surround the yard area. The application states one employee will manage the parcel
for showings, cleanings and changeovers though in general each user is free to operate their
event being mindful of proposed light and noise curfews of 12:00 AM. Note that staff will be
recommending more limited hours of event operation.
5.
The application includes a proposed ADA compliant bathroom which will be serviced via
established installed well and septic systems. The proposed use includes 27 parking spaces with
2 additional ADA spaces included. At present time, overflow parking is available via neighboring
parcels though it is not included in the request. Parking areas will be dust proofed per Maricopa
County Air Quality standards. Note that staff will recommend all driveways and parking area be
paved / surfaced.
SU240007
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2024 Aerial Photo
SU240007
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Zoning District map
Site Plan
SU240007
Page 5 of 10
Site Photos
SU240007
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Existing On-Site and Adjacent Zoning / Land Use:
6.
On-site:
Rural-43 / Single Family Residential
North:
Rural-43 / Single Family Residential
South:
Rural-43 / Single Family Residential
East:
Rural-43 / Single Family Residential
West:
Rural-43 / Single Family Residential
Utilities and Services:
7.
Water:
Well
Wastewater:
Septic
Fire:
Daisy Mountain Fire District
Police:
Maricopa County Sherriff
Right-of-Way:
8.
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
New River Rd.
30-feet
30-feet
Minor Arterial
Adopted Plan:
9.
New River Area Plan (Updated November, 2019): The parcel is listed as Rural Densities which
allow residential uses at a minimum of 1 per acre.
Public Participation Summary:
10.
The applicant has completed the notification requirements as required per County regulations.
The site was posted in two locations, a sign on the parcel boundary and a sign located in the right
of way outside the entrance along New River Rd. The applicant sent letters of notice of application
to all parcels within 300 feet of the subject parcel. During the technical advisory committee, staff
recommended a larger notification radius to alleviate any concerns that surrounding properties
are owned by the same or related parties. Ultimately an acceptable notification radius extension
was not able to be agreed upon as the applicant was concerned of non-standard notification
requirements that were not applied to other similar applications.
11.
The applicant has provided a statement that a neighborhood meeting was held on November 25,
2024 at the subject location between neighbors within 300 feet. The statement indicates that 9
people were in attendance though no names or addresses are provided.
SU240007
Page 7 of 10
Outstanding Concerns from Reviewing Agencies:
12.
N/A
Staff Analysis:
13.
Staff has concerns with the business plan as presented for Wranglers Roost venue application.
The application requests the availability to lease the parcel to individuals to host private events
without the oversight of traditional venue operations such as employees or security. The violation
history and public comment that has been received indicate a level of carelessness for existing
ordinances and regulations such as noise and light ordinances. Staff recommends all events
require an onsite staff member to ensure facility regulations are enforced and to act as a liaison
for any potential issues should they occur.
14.
Staff recognizes the burden a wedding and event venue places on the surrounding residences in
the neighborhood. Noise and light pollution can have larger impacts on surrounding residences
as events are generally held in the evening. Staff proposes a limit to events only occurring on
weekends (Friday, Saturday or Sunday). While potentially burdensome on the applicant, this will
give the neighborhood an expectation of time the venue can operate to better fit into the fabric of
the local community.
15.
While the parcel is/was part of a larger ranch, the requested SUP area only encompasses the
small approximate acre of the landmark building sits on. Twentynine parking spaces have been
provided (two ADA spaces) with no request or indication off-site parking will be provided. Due to
parking provided and event venue size, staff recommends limiting events to 100 guests and staff.
16.
The string style bistro light fixtures referenced within consist of many unshielded bulbs that do
not direct light in any specific direction. While these fixtures are generally used for accent or
ambiance lighting, these have been specifically installed to utilize higher intensity bulbs which
illuminate the space for the venue purposes. Many letters of opposition reference these lights
specifically as they provide light trespass and glare in the community. Staff is amenable to the
use when used only during specified events to light the event space. Continued regular use not
associated with occurring events has been cited in neighbor letters as being a large source of
neighbor contention with the proposed venue use.
17.
Noise, specifically amplified music has been cited as a reason why neighbors became aware of
and are opposed to the venue use on the parcel. Unmitigated amplification with no boundaries
on decibel or time limit has led to instances of noise complaints. While staff respects the
applicants request to operate a venue, they still have an obligation to be a good respectful
neighbor. The application does not propose any indoor music or dancing facilities, all instances
would occur outdoors. The applicant’s desire to allow music until midnight does not blend well
with the fabric of the neighborhood. Staff proposes a limit on all noise at 10:00 PM as well as
conformance to the noise ordinance.
18.
Finally, to further mitigate the existing violation and continued issues with neighbors, staff is
recommending a brief 5-year SUP timeframe.
19.
This allows all parties to reconvene on the matter in 5 years as opposed to 10 to allow for more
discourse to determine if the use continues to be appropriate for the area. This allows the
applicant to prove that the use can be a good development fit before seeking a SUP time
extension.
SU240007
Page 8 of 10
Recommendation:
20.
Staff recommends the Commission adopt a motion recommending that the Board of Supervisors
approve SU240007 subject to the following conditions ‘a’ – ‘o’:
a.
Development of the site shall be in substantial conformance with the Site Plan entitled
“Wranglers Roost Site Plan“, consisting of 3 full-size sheets, dated January 2, 2025, except
as modified by the following conditions.
b.
Development of the site shall be in substantial conformance with the Narrative Report
entitled “Narrative Report”, consisting of 21 pages, dated January 15, 2025, except as
modified by the following conditions.
c.
This special use permit is valid for a period of 5 years and shall expire on May 21, 2030,
or upon termination of the use for a period of 90 or more consecutive days, whichever
occurs first.
d.
Events shall be limited to weekends (Friday, Saturday or Sunday) between the times of
8:00 AM and 10:00 PM. One (1) employee must be on site at all times during scheduled
events. The on-site employee must be posted and identified at the New River Rd. entrance
to the site.
e.
String style bistro lighting will only be allowed to be utilized during scheduled weekend
events and must be shut off by 10:00 pm. Said lighting shall not exceed 1,000 lumens as
measured at the special use permit’s property boundary.
f.
All other outdoor lighting must be fully shielded so that light is emitted downward no less
directed than 20 degrees below the horizontal plane at the bottom of the light fixture.
g.
All amplified noise to cease use at 10:00 PM, Further, any amplified noise must conform
to Maricopa County Noise Ordinance (P-23) that was adopted February 15, 2006 and is
regulated by the MCSO. Section IV Noise:
C. Radios and Sound Amplification Devices
It shall be unlawful for any person to operate any radio, loudspeaker, musical instrument, or
other sound producing, sound reproducing, or sound amplification equipment that emits
noise that can be heard from within closed residential structures located within 500 feet of
the boundary of the property from which such noise emanates.
For the purposes of this special use permit: noise shall not be of a level that can be heard
from within a closed dwelling unit located off-site, and event noise generated on-site shall
not exceed 65 decibels so measured outside the site property lines.
h.
The following 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.
SU240007
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2.
Based on the conceptual design nature of the information submitted, changes to the
site layout may be necessitated by the final engineering design required for
permitting of the site’s drainage infrastructure.
3.
Detailed Grading and Drainage (Site Infrastructure) Plans must be submitted with the
application for Building Permits. The plans must be in accordance with the
Commercial Checklist. See link:
https://apps.pnd.maricopa.gov/plansubmittalchecklist
4.
The above comments do not include identification of utilities or underground
facilities within or adjacent to the required right-of-way that may have prior rights
and/or require relocation.
5.
Prior to the Building Permit Approval, the Drainage Access and Maintenance
Easement must be recorded and the recordation information added to the plans.
6.
Prior to the Building Permit Approval for site improvement, the entire Special Use
Permit (SUP) area must be identified and the area must physically drain to the
Retention Basin. The Drainage Area Map must accurately show what area drains to
the Retention Basin. The contributing area must be updated to include the proposed
parcel boundary adjustment area and other areas of the SUP.
i.
Prior to occupying the existing residence or any portion thereof for any use associated
with the Special Use Permit, the applicant shall obtain a Building Permit to retrofit the
existing residence to meet current commercial building code requirements as applicable
and shall obtain a Certificate of Occupancy for the retrofitted building prior to occupancy.
j.
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.
k.
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.
l.
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.
SU240007
Page 10 of 10
m.
The purpose of this special use permit is to allow the property owner to lease dwelling
units on-site for the purpose of lessee to host private invitation-only events. These events
shall not be open to the general public and shall not charge admission for the attendees.
n.
Attendance on-site is limited to a maximum of 100 persons total at any given time during
events. This number is cumulative of all parcels that comprise the special use permit site.
o.
All driveways and parking areas shall be paved or surfaced with pavement, gravel or other
surfacing material acceptable to the Maricopa County Planning and Development
Department.
Presented by:
Andrew Lorentzen, Planner
Reviewed by:
Rachel Applegate, Planning Supervisor
Attachments:
Case Map (1 page)
Site Plan (3 pages)
Narrative Report (21 pages)
Engineering comments (2 pages)
MCESD comments (2 pages)
support/opposition (19 pages)
Support /opposition Map (1 page)
/
Maricopa County Planning & Development - Phoenix, AZ
3
Gross Acres: 1 approx.
Generated March 12, 2025 10:56 AM
SU240007
Application Name:
Legal Description
Wrangler's Roost Event's Facility
Applicant
Case Address
7N 2E 25
Jo Long
2504 W NEW RIVER RD
Applicant Phone/Email
Parcel Primary:202-29-088D
(602) 316-3360
jo_long_4u@yahoo.com
NEW RIVER, AZ 85087
Map scale 1:767
Supervisor District No.
Rental and weddings and events
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NEW RIVER, ARIZONA
BENCHMARK:
WRANGLER'S ROOST
2504 W NEW RIVER RD
SUP SITE PLAN
2504 W NEW RIVER RD, NEW RIVER, AZ 85087
APN 202-29-088D
WRANGLER'S ROOST
VICINITY MAP
N.T.S.
NEW RIVER RD
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SITE PLAN
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SITE PLAN
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NEW RIVER ROAD ENTRANCE
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NEW RIVER, ARIZONA
BENCHMARK:
WRANGLER'S ROOST
2504 W NEW RIVER RD
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PARCEL ACCESS &
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NEW RIVER, ARIZONA
BENCHMARK:
WRANGLER'S ROOST
2504 W NEW RIVER RD
NEW RIVER RD
27TH AVE
Narrative Report
A. Title Page
Project Name: Wranglers Roost
202-29-088D
General Location: North of New River Road, New River, Arizona 85087
2500 W New River Road, New River, Arizona 85087
Case Tracking Number: SU24007
Vicinity Map of Wrangler’s in Turquoise.
Vicinity Map showing larger area. Wrangler’s Roost is circled by the turquoise.
Photos of Historical Wrangler’s Roost
Aerial View of the Wranglers Roost before the road was paved. Photo above,
July 1962 shows New River Road close to the original Wranglers Roost
entrance with no other buildings in site. The Wrangler’s Roost was one of the
first structures in New River.
The historical use of Wranglers Roost began long before Maricopa had any
permitting requirements. It has been used as a venue and gathering place for
nearly 100 years. Stewarts personally have spoken to people that were married
at Wrangler’s Roost 70 years ago. Maricopa county permitting history goes back
to the early 60’s with many approved permits for special use at Wrangler’s Roost.
B. Purpose of Request:
Description of Proposal:
Special Use Permit for:
The Requested use is SUP for wedding & event venue.
APN # 202-29-088D.
C. Description of Proposed
PROPOSAL:
SUP for wedding & event venue.
Uses: Weddings and Events and Property Rental
What we allow the guests to do:
Bring in a DJ, catered food, dancing, microphones, speakers, special lighting for
the event and possible entertainment and games.
Noise: All speakers and music will be turned off by midnight.
Light Hours: Dusk to midnight.
When is the location open for prospective clients and walk throughs: By
appointment only. That would be during 9:00 a.m. to dark Monday through
Sunday.
Please address received comment letters that discuss noise and lighting: String
lighting, palm tree lighting, and loud speakers will be turned off by midnight.
How the issues will be mitigated: Will turn off lights and loud speakers by
midnight. Lighting will be plugged into an outdoor receptacle. Guests will park
and stay within the designated area.
Business Operations:
Property rental and events.
Any drinking water or food will be provided by outside vendors.
Swimming pool is fenced off and not part of the venue.
Hours / Days of Operation: Typical hours of operation are 4PM until
Midnight, Monday through Sunday evenings, (Normally Friday and
Saturday Night). This is an outdoor seasonal event venue, in operation
primarily September through May.
Number of Employees: One part-time employee as needed for cleaning.
Description /location of building: The building is a historic residence. It is
made from native rock and cement. Location of Building: Building is located
at the North End of the Property.
Color Pallett: Colors of the desert. The color palette of the building blends in
with the surroundings as the building is made from local natural stone. Color of
the buildings are earth tones. Colors include brown, reddish brown, light reddish
brown, gray, dark brown and light gray. The roof is a red color.
Type of Construction Material: It is made from native rock and cement and
wood frame.
Sign Detail: Sign detail: Sign on New River Road about 6 x 6 feet and it says WR
(Wranglers Roost Wedding and Event Venue).
We would like to get a permit for a sign upon the approval of the SUP.
Screening Wall: The wall in the front of the property is approximately 5 feet tall.
The fence also screens the sound somewhat as well.
Fence details and location. The fence in the front is made of stucco
and is painted tan. The fence is approximately 5 feet high in most parts and
located on the south side of the property next to New River Road.
Around the house itself is a variety of plants and trees for privacy.
Ocotillo located on the Wrangler’s Roost in front of the house.
The front yard area looking towards the mountains
D. Relationship to Surrounding Properties
(Their use Zoning)
Surrounding proprieties include vacant land, agricultural land, residential and
commercial. The zoning is R43. The property is in the county of Maricopa.
How the proposed development will benefit the community or area. The
property is a large historic residence.
The property will bring more customers and cash to the area when rented. The
people leasing the property will need to eat, buy supplies and buy gas etc.
The restaurants and stores in the area should benefit. The sales tax that the
clients pay for food, gas and supplies should benefit the community.
To the East of Wranglers Roost is the Century Link Building and Three Bars Feed
Store.
To the West of Wranglers Roost are various commercial properties including two
different commercial four-wheeler rentals. restaurants and more.
Wrangler’s Roost emphasizes the beauty of the desert and maintains the property
and the historical buildings for the community to enjoy.
The community is ever growing and Wrangler’s Roost adds to the beauty and
value of the community.
Just down the road is an entertainment venue called the Road Runner. They have
Rodeos and live bands. The Road Runner has been there for years. The Taiwan
Semiconductor Manufacturing Co is still building.
New River is named after the seasonal wash of the same name, part of the Agua
Fria River system which drains into the Salt River. The community was founded by
Lord Darrel Duppa in the late 1800’s as a stagecoach stop. For many years it was
the terminus of the old Black Canyon Highway (now Interstate 17). The pavement
ended in New River and continued as a dirt road to the city of Prescott.[5]
The Wranglers Roost Stagecoach Stop - This was a New River Stagecoach Stop
established in the late 1800’s and rebuilt in 1939 as a resort.
Below is a poster featuring Wrangler’s Roost name and beside that poster
is a photo of the old entrance gate.
•
Wranglers Roost Stagecoach Stop is located in New River, Maricopa
County, Arizona. It was a stagecoach stop for a time in the late 1800s. In 1930,
Carl Jesse Myers (called himself Chief Myers) built more on WR in the 1930s as it
continued as a dude ranch and resort. The dude ranch was successful all through
the 1930s when times were tough.
Lord Darrell Duppa in 1800s owned the Wrangler’s Roost in New River.
Above was from Wikipedia”
Wranglers Roost Stagecoach Stop - Wikipedia
Wikipedia
https://en.wikipedia.org
As you can see Wrangler’s Roost has been at the heart of New River since the
beginning of New River. The owners are hopeful to preserve and share with
others the historic Wrangler’s Roost.
Wrangles Roost (listed on the National Register of Historic Places) is one of the
oldest wedding venues in Arizona.
It has been used as a venue and gathering place for nearly 100 years. Maricopa
County permitting history goes back to the early 60’s with approved permits for
special uses at Wranglers Roost.
Recently there has been a new truck stop established on New River Road and I 17
to support tourism and the community.
The Wrangler’s Roost has been a guest ranch and restaurant.
The property has a tradition of sharing and introducing the desert to people.
Wranglers Roost tells their guests about other things to do in the area.
Location and Accessibility
Wrangler’s Roost is located on New River Road, a main arterial road leading
to I 17 going south to Anthem, Phoenix and the airport and on the I 10 to
California. Going north on I17 it will take you to Flagstaff.
There is plenty of parking and a private entrance gate.
You do not have to go through any neighborhood roads to get there.
Because Wrangler’s Roost is on New River Road there is limited dust and
congestion.
The HOA maintains the road and access easement.
E. Circulation System
See Site Plan.
F. Development Schedule
ADA bathroom will be constructed immediately upon approval.
G. Community Facilities and Service
There are many community facilities and services in the area.
Kiwanis Park is off of 15th Ave off of New River Road. The address is 48606 North
17th Ave, New River, Arizona 85087.
Kiwanis Park supplies a community center, a horse arena, a public trail as well as
rest rooms and a park for picnicking and children playing. There are parks in
Anthem.
H. Public Utilities and Services
School District is New River Elementary School.
Deer Valley Unified School District
Daisey Mountain Fire Station on New River Road
Police is Maricopa Sheriff’s department
Several refuse companies service the area such as Curbside and Waste
Management.
APS services the electric.
Direct TV and Dish are among others that service TV and internet.
Most people in the area have wells and there are many water haulers in the
area.
Most homes have their own septic system in the area.
I. For RUPD – Comparison Chart
Not necessary.
J.
Other information
Please see photos of the landscaping of the area.
Please see photos of the architecture.
SIZE:
48,607 Square Feet
1.115 ACRES
OWNER Or AUTHORIZED AGENT:
Imagine Properties, LLC
2500 W. New River Road
New River, Arizona. 85087
Mailing Address:
Reid Stewart
2500 W New River Road
New River, Arizona. 85087
Contact Person:
Reid Stewart
602-561-0111
No Fax but address is 2500 W New River Road, New River,
Arizona. 85087
reidgstewart@yahoo.com
Project Name: Wranglers Roost 2500 W New River Road, New River, AZ. 85087
General Location: North of New River Road, New River, Arizona 85087
APN: 202-29-088D. NORTH
Not To Scale. Vicinity Map
An application has been filed with Maricopa County Department of Planning and
Development regarding the request above. As required by the Maricopa County
Zoning Ordinance, this notice is being sent to you because property listed in your
name is located within 300 feet of the site noted above. This notice is being sent
to you to inform you of this application and to provide you with an opportunity to
relay any questions, issues or concerns regarding this application to the contact
person listed in the top box of this page.
Wranglers Roost introduces people to the desert.
t
A. Parties affected by Application
PROPERTIES WITHIN 300 FEET OF SAID PROPERTY 202-29-088D
202-29-088E
Reid Stewart
2500 W New River Road
New River, Arizona 85087
202-29-087B
Carefree Nursery
2500 W. New River Road
New River, AZ 85087
202-29-087A
Carefree Nursery
2500 W. New River Road
New River, Arizona 85087
202-29-087C
Carefree Nursery
2500 W. New River Road
New River, Arizona 85087
Maricopa County GIO, Maricopa County
O
3/13/2019 10:46:11 AM
Map
202-29-086
Siobud LLC
2500 W New River Road
New River, Arizona 85087
202-29-085C
Carefree Nursery
2500 W New River Road
New River Road, New River Road 85087
202-29-088C
Carefree Nursery
2500 W New River Road
New River Road, New River Road 85087
209-29-085B
Brenan Stewart
2542 W. New River Road
New River, Arizona 85087
202-10-993
Rosalia LLC
2500 W New River Road
New River, AZ. 85087
202-10-994
Qwest Corporation
2428 W. New River Road
New River, Arizona 85087
202-29-024D
Betsy A Kelly
48411 N. 27th Ave
Phoenix, Arizona 85027
202-29-024C
Jerome Runner
48415 N 27th Ave
New River, Arizona
Reid Stewart and Heidi Stewart live next to the property.
All adjacent properties are in favor of this proposal.
No public agencies will be affected.
B. Notification and Information Procedures
All interested and affected parties will be notified by mail and notified by
the sign posted.
C. Response Procedures
Interested Parties that may wish to express concerns will have the proposal
in advance of the public hearing. The proposal will be given to all adjacent
neighbors.
D. Schedule for completion
This project is completed except for the ADA bathroom.
E. Status Procedure
How the owner will keep the planning Department informed on the status
of their citizen participation efforts.
The owner will send out emails to the planning department of the status of
citizen participation.
7. Drainage Report
The house was built nearly 100 years ago.
Submitted.
8. Traffic Impact Study
Traffic Study is included.
9. Market Study
This venue for Weddings is needed in this area. It brings tax money and
commerce to the area. This provides a service that promotes the area and
brings the beauty of the desert to the people coming to the Wrangler’s
Roost.
Other Information The Wrangler’s Roost was one of the first structures in New
River.
A. Title Report – Will get if necessary
B. Deed Restrictions – HOA - supports Venue
C. Parcel Maps – Included
D. Letters of Support _ Will get to you when needed.
E. Market Study – Needed and High Demand in this growing area.
G. Building Elevations (including material, color and treatment descriptions)
F - Landscape Plans
Plant types:
Bushes Include Trianle0-laf Bursage
Brittle Bush
Creosote Bush
Cat Claw
Cactus Include:
Saguaro Cactus
Barrel Cactus
Prickly pear Cactus
Century Plant
Jumping Cholla
Chain Fruit Cactus
Soap-tree Yucca
Crimson Hedgehog Cactus
Pashycereus Schotti Cactus
Agave
Totem Pole Cactus
Trees:
Palo Verde
Desert Ironwood
Velvet Mesquite
Palm tree
Landscaping is already in place with mature plants.
Palm Trees
Landscaping of Natural Desert covers 75.66 per cent of the property
Pool and fountain.
Lot coverage:
Existing Landscaping
75.66% - 32,924.0 SQUARE FEET
Parking
12.37% - 6,015.0 SQUARE FEET
Total Area Under Roof 11.97 % - 5,816.0 SQUARE FEET
100.00% 48,607.0 SQUARE FEET
Building height and square footage. Building is 10 feet tall and the square
footage of the main house is 3857 square feet with an additional 109
square feet for the small building to the west and 893 square feet of
porches.
Parking areas
Dimensions and angles-See map Total 6,015 SQUARE FEET includes ADA
access paving.
Surfacing or pathing material- Small Granite
Vehicle Storage Areas - None
Loading spaces or zones identified on the Northside of the building.
Required and Proposed parking spaces – shown on
Site Plan
1. Project name and Tracking number:
Wrangler’s Roost Rentals LLC
2. Date of Plan:
July 30th, 2024
3. Vicinity map with location of site. See Vicinity Map.
4. The owner of the Parcel #202-29-088D is:
Image Properties LLC.
5. Site Dimensions and boundaries are on the map.
6. North Arrow is on the map.
7. Summary:
Existing zoning and land use RU43
Property Rental
8. Request SUP for Wranglers Roost Events
9. Legal Description of parent parcel and SUP area:
The APN number is 202-29-088D.
The address is 2500 W. New River Road, New River, Arizona 85087.
10. Street name to the access is New River Road.
11. Access Points
12. Site plan shows driveway.
13. Each use identified: See site plan.
Dimensions of each structure
Dimensions between structures
Distances from property lines
Lot coverage:
Landscaping 67.91% - 32,924.01SQUARE FEET
Parking
19.83% - 9640.58 SQUARE FEET
Total Building area
12.26 % - 5963.39 SQUARE FEET.
100% 48,607 SQUARE FEET
Building height and square footage. Building is approximately 10 feet
tall and the square footage is 3,766.
14. Parking areas
Dimensions and angles-See map Total 6,000 SQUARE FEET
Surfacing or paving material- Small Granite
Vehicle Storage Areas - None
Required and Proposed parking spaces – shown on map.
15. Adjacent Property owners, uses, zoning and parcel numbers.
See map.
16. Name of School District is Deer Valley Unified School District.
17. Utility Table
Electric – APS
Trash – Curbside and Waste Management
Water – Private Well on Property. Also, hauled water.
Water – A private well serves the site and will remain.
A public water system is not required as there are not 15 water
Connections.
Water hauling services include: Crystal
Creek water, Dynamite Water and others.
Wastewater - A private septic system serves the site and will remain.
Disposal of wastewater goes into said private septic system. The
current septic system that will accommodate 595 gallons per
day for estimated design flow (1250/2.1 = 595 gpd).
Per a septic analysis provided by Advantage Consulting Services
4248 Rainbow Drive, Gilbert, Arizona 85297), the following septic
Calculations apply to an event center of this type:
• Total attendees = 100 Total Parking Spaces = 28
Dance hall flow factor = 100 people x 5 gal/day per person = 500
gal/day
or
Park (temporary Use Picnic flush toilets only) = 20-gal x parking space
Therefore: 20-gal x 29 parking spaces = 580 gal/day use higher
amount
Design Flow = 580 gal/day
Minimum Septic Tank Size = Design Flow x 2.1 factor = 580 gal/day x
2.1 = 1,218 gallons
In conclusion: Existing system has sufficient capacity for the event
center.
Page 1 of 2
Jeri Loucks, PECFM
Planning & Development
301 W. Jefferson St., Suite 170
Phoenix, Arizona 85003
Phone: (602) 506-6332
www.maricopa.gov/planning
Email address:
jeri.loucks@maricopa.gov
Planning & Development
Engineering Plan Review
Date:
March 5, 2025
Memo To: Darren Gerard, AICP, Planning Manager, Department of Planning &
Development
Attn:
Andrew Lorentzen, Planner, Planning & Development Services
From:
Jeri Loucks, P.E.C.F.M., Engineering Supervisor, Planning &
Development Services
cc:
Bob Fedorka, P.E., Engineering Manager, Planning & Development
Subject:
SU240007 – Special Use Permit (SUP)
(E3 Memo)
Job Site Address: 2504 W NEW RIVER RD NEW RIVER, AZ 85087
APN(s):
202-29-088D
PND Engineering Plan Review (DPR, FCD and PND Transportation) has reviewed the
3rd submittal of the application routed for review on February 12,2025 and has no
objections subject to the following stipulations:
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 required
for permitting of the site’s drainage infrastructure.
3. Detailed Grading and Drainage (Site Infrastructure) Plans must be submitted
with the application for Building Permits. The plans must be in accordance with
the Commercial Checklist. See link:
https://apps.pnd.maricopa.gov/plansubmittalchecklist
4. The above comments do not include identification of utilities or underground
facilities within or adjacent to the required right-of-way that may have prior
rights and/or require relocation.
Page 2 of 2
5. Prior to the Building Permit Approval, the Drainage Access and Maintenance
Easement must be recorded and the recordation information added to the
plans.
6. Prior to the Building Permit Approval for site improvement, the entire Special
Use Permit (SUP) area must be identified and the area must physically drain
to the Retention Basin. The Drainage Area Map must accurately show what
area drains to the Retention Basin. The contributing area must be updated to
include the proposed parcel boundary adjustment area and other areas of the
SUP.
Please contact me with any questions.
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 Wrangler's Roost Event's 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).
•
If the above criteria is 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 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 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: Wrangler's Roost Event's
Facility
Primary Contact Name: Jo Long
Planning Application Type: Special Use
Permit
APN(s): 202-29-088D
Reviewer: Ryan Hall, P.E.
Email: Ryan.Hall@maricopa.gov
Phone: 602-918-1241
Planner Name: Andrew Lorentzen
Planning Case #: SU240007
Date: August 23, 2024
Water and Waste Management Division
Page | 2
Onsite Wastewater –
A Minor Plan Review application must be submitted for any existing 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 an onsite wastewater treatment (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.
•
Setback requirements must be maintained per Arizona Administrative Code, Title
18, Chapter 9, Article 312, C (Features Requiring Setbacks).
For Onsite Wastewater related questions, please contact the Onsite Program at (602) 506-
6666 or by email at septicquestions@maricopa.gov.
Pool –
Operating permits are required for public and semi-public pools, wading pools or special use
pools, spas and artificial bathing lakes. Operating permits are not required for private
residential pools and spas. Where required, submit an application to MCESD Aquatic Health
and Safety Program for a public swimming pool.
Additional information for public swimming pools can be found on the MCESD Aquatic
Health and Safety webpage.
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.
1
Andrew Lorentzen (PND)
From:
Dustin Butler <dbutler@mail.bradley.edu>
Sent:
Saturday, September 28, 2024 2:41 PM
To:
Andrew Lorentzen (PND)
Subject:
SU240007
Follow Up Flag:
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Hi Mr. Lorentzen, my name is Dustin Butler and I live at 2545 W Sunset Dr in New River. I am writing regarding the
special use permit that Reid Stewart is pursuing for the Wrangler's Roost. I hope that this permit is denied. Reid has
shown little regard for his neighbors and I am sure that if permitted, he will continue to make Saturday nights miserable
for everyone around him. It has been very peaceful since he has been ordered to stop.
1
Andrew Lorentzen (PND)
From:
Russ Gevarter <rgevarter@yahoo.com>
Sent:
Thursday, October 3, 2024 5:58 AM
To:
Andrew Lorentzen (PND)
Subject:
SU240007
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Hello Andrew,
Please add my comment about Wranglers Roost.
Their events are way too noisy. I do not want them to be granted any SU permits.
Thank you.
Russell Gevarter
48048 N 23rd Ave
New River AZ 85087
Sent from my iPhone
1
Andrew Lorentzen (PND)
From:
LaPolla Gery <gery_l@yahoo.com>
Sent:
Thursday, October 3, 2024 9:34 PM
To:
Andrew Lorentzen (PND)
Subject:
SU240007. Wranglers Roost Event Venues
Follow Up Flag:
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Andrew,
This correspondence is in reference to the Wranglers Roost Special Use Permit, SUP application.
My property is adjacent to the Wrangler Roost Property. The events that have been held there have not created any
problems or issues, nor have they generated any noise concerns.
Wranglers Roost is an important part of our small community.
I am in full support and in full agreement for the approval of the SUP applications, so that these events can be
continued.
Thank you
Gerald LaPolla
2515 W. Rough Rider Rd
Sent from Yahoo Mail for iPhone
1
Andrew Lorentzen (PND)
From:
Marko Dapcevich <markodap@hotmail.com>
Sent:
Monday, March 3, 2025 4:09 PM
To:
Andrew Lorentzen (PND)
Subject:
SU240007
This Message Is From an External Sender
This message came from outside your organization. Please use caution when corresponding outside the county.
Mr. Lorentzen,
I am sorry it took so long to provide this to you. It turns out it was a little more complicated than I had
anticipated. You may recall I rescinded my previous comment in regards to the Wranglers Roost SUP
240007. Below is the comment I wish to replace it with. Please confirm that you have received this and
that the previous comment is replaced with this. Thank you.
I am writing today to express my opposition to special use application 240007 filed by Roan Construction
for the Wranglers Roost at 2500 New River Road in New River.
The location for this proposed event venue is very rural and low Density. In New River there are no
streetlights. There are only two lane roads and the maximum speed limit is 45 miles per hour. There are
more dirt roads than paved. It is low density, very quiet, and dark. Saguaro cactus outnumber people.
Events are by nature loud, late and bright affairs. With them come lots of people, traffic, DJ’s, bands,
cheering, etc. That activity does not fit in with the characteristics of New River and its rural zoning. There
are no businesses even remotely similar to this in the rural zoning of New River.
Businesses in the rural zoning of New river consist of a feed and tack store, some nurseries, and animal
related businesses.
People live in New River for the quiet, dark skies, and wonderful views that the RU43 zoning allows them.
A business that generates traffic, noise, and lights is not conducive to this area and does not belong
here. A very commercial business like an event venue belongs in commercial zoning, not a rural one.
Another concern, if an SUP like this is granted, is the lack of protection provided by Maricopa County.
The County has not addressed the relevant concerns of the neighbors going back nearly a decade. In
that time PND has not enforced their orders to comply as well as their cease and desist order. MCSO
has not enforced the dark skies provisions of the zoning code even though they are mandated to do so.
Finally, MCAO has refused to prosecute any nuisance or the P23 noise ordinance.
It would be unfair for the County to allow an event venue when the area residents would have no hope of
the County monitoring, regulating, or enforcing the code or any conditions placed on the SUP.
2
Please do not allow for a very commercial use that does not belong in a very rural area. An event venue is
not an appropriate use for this area.
--
Marko Dapcevich
Mayor Emeritus
503-956-6240
1
Andrew Lorentzen (PND)
From:
genahr@aol.com
Sent:
Saturday, October 5, 2024 9:08 AM
To:
Andrew Lorentzen (PND)
Subject:
SU240007
Follow Up Flag:
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As a homeowner near the Wrangler Roost property, I am not supportive of the permit to allow for
venues. This will create traffic, drinking and increase potential risks of accidents for the 27th Ave/New
River intersection. This unwanted noise is disruptive to a quiet, rural neighborhood. Additionally, it will
add trash in the surrounding areas and have concerns as to how they will manage the clean ups of
large events.
In my observation, from reading the articles on the violations and in observing him build homes in the
neighborhood there is a lack of consideration and respect for neighbors and are not mindful of county
regulations during the building process.
We pay property taxes, comply with regulations and take pride in maintaining our homes and investment.
Respectfully,
Gena Fisher
2527 W. Country Road
New River AZ
1
Andrew Lorentzen (PND)
From:
Mary Ann Bushard <mabushard@gmail.com>
Sent:
Monday, October 7, 2024 9:45 AM
To:
Andrew Lorentzen (PND)
Cc:
Marko Dapcevich
Subject:
Wrangler's Roost/Reid Stewart - Application for Special Use Permit - SU240007.
Follow Up Flag:
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Good morning Mr. Lorentzen,
I have been advised that Reid Stewart and/or Wrangler's Roost has applied for a Special Use Permit to use the property
on New River Road as a wedding and event venue.
My address is 48162 N 23rd Ave, New River, AZ 85087. My property is approximately 1,000 feet from Wrangler's Roost
and I have lived here for 25 years.
For years, starting perhaps in 2014, Wrangler's Roost has been used as a wedding and special event venue. Consistently,
the music has been so loud that with my doors and windows closed, I can hear the music during the events, often well
up until midnight. The music is so loud that the western wall of my house sounds like someone is pounding against it.
At one point, in perhaps 2019, several neighbors met with Reid to discuss the problem to see if we could reach an
amicable agreement. Nothing came from that meeting.
Many of the neighbors have called MCSO for years because of the loud noise and have contacted Reid about it. He has
consistently lied about the use ‐ even under oath at a hearing held before Maricopa County Planning and Zoning in July
2021, which I attended and was also attended by my neighbor, Marko Dapcevich.
At a hearing this spring, the neighborhood became aware that the Maricopa County noise ordinance is so poorly written
that it does not apply to people 1,000 or more feet away from the source of the noise. Imagine what Reid will do if
given free rein to have his paid guests blast their music as loud as they want, now realizing he is unfettered by the
poorly‐written ordinance.
For the sake of maintaining a quiet neighborhood, one which allows homeowners the quiet enjoyment of their property,
I am requesting that you deny the Special Use Permit. We live in a rural area; bought our homes because of the quiet,
and many of us commuted miles to our work because when we came home, we wanted a peaceful environment. If we
wanted to listen to someone else's music, we would have bought next to the Roadrunner.
Please contact me if you have any questions or want further information.
Sincerely,
Mary Ann Bushard
48162 N. 23rd Avenue
2
New River, AZ 85087
602/574‐1680
1
Andrew Lorentzen (PND)
From:
martin.lantry@gmail.com
Sent:
Tuesday, October 8, 2024 8:19 AM
To:
Andrew Lorentzen (PND)
Subject:
Wranglers Roost Special Use Permit.
Follow Up Flag:
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Hi Andrew,
New River, AZ. A wonderful rural community just minutes removed from the big
city. New River is a place where families come for the country environment and the
opportunity to raise children in a very wholesome environment. Horse properties,
Ranches, and residential homes are all interspersed in the community, as it has been
for decades. New River is a peaceful community, where the neighbors are friendly,
helpful, and responsible.
The Stewart clan presents a very different picture. We put up with the noise, and the
drunkenness, for a while, apparently the Stewarts have an Alcoholic Beverage
license. The last thing any neighborhood needs is more drunk drivers on the road as
they leave the parties happening on the Stewart property. One evening, our family
was at home, enjoying a movie together, when we started hearing vulgar four-letter
words being loudly, and proudly, broadcast by the latest Stewart party. I went outside,
and saw that there were over one hundred people, yelling along with the
‘musicians’. The noise and vulgarity were overwhelming.
I found a phone number for the property and called them. To my surprise, Mrs.
Stewart answered the phone. It turns out that she was just as appalled as I
was. However, Mr. Stewart did nothing, the onslaught continued. After waiting for an
hour, I called the Sheriff.
The responding Deputy shut the party down, then drove to our property to advise us of
the results. The Deputy informed us that he had to deal with many drunken individuals
and a very upset property owner, Mr. Stewart.
The next morning, I received a text from Mr. Stewart, he informed me that he had
spoken with one of our neighbors and had managed to smooth over the situation. He
went further to say that ‘at least the neighbor had the courage to talk to him’. I realized
then that he had absolutely no interest in becoming a part of this community.
2
As has been documented, the parties have continued for years. The Sheriff has had
varying degrees of effectiveness in dealing with the situation. The Stewarts have
apparently racked up Thousands of dollars in fines and legal fees, and still, they are
thumbing their noses at our community.
Before you grant permission to the Stewarts to continue to assault this community,
please try to envision the following.
Imagine that the Stewarts opened an event venue in the Anthem business district. Do
you think the Anthem Community Council would put up with the noise, vulgarities, and
drunkenness? Anthem would shut them down after one night, as they should.
Why would anyone think that any community should be subject to the Stewart’s fantasy
of building an event venue in the heart of a wonderful residential community?
Thank You,
Martin Lantry
48018 N 27th Ave.
New River, 85087
1
Andrew Lorentzen (PND)
From:
p e <pdeast@msn.com>
Sent:
Tuesday, October 8, 2024 9:24 AM
To:
Andrew Lorentzen (PND)
Subject:
SUP240007 Wranglers Roost/Reid Stewart
Follow Up Flag:
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Dear Andrew Lorentzen,
We are writing to you to please not issue a Special Use Permit to Reid Stewart at Wranglers Roost for any reason,
especially for hosting weddings or other events that have loud music and a loudspeaker blasting every word they are
saying.
We have been putting up with this loud music and loud disc jockey with the microphone turned up to the max for many
years. We even had a neighborhood meeting with Mr. Reid to ask him to please turn down the music. He did not.
We have been calling the sheriff on every occasion to get them to stop. They did not stop. We could not sit out on our
patio and have and enjoy our evening because it was so loud, we had to go inside and close the doors and windows. And
the vibration of the music continued to be felt in our home.
This is a community that surrounds Wranglers Roost. A large number of people are experiencing discomfort or negative
impacts due to the loud music and loudspeaker. You can't enjoy an evening on a weekend because you can't carry on a
conversation with your guests.
Mr. Reid has been getting away with this problem for years. The sheriff goes over and asks them to turn it down. But
most of the time when they leave the music gets turned back up. His property is not zoned for a business like this. This is
a residential area. Not an area to disturb everyone who lives around Wranglers Roost.
It is time to end this very real problem. We have all enjoyed the peace and quiet.
Thank you,
Peggy and David East
2308 W. Wolftrap Road
New River, AZ 85087
1
Andrew Lorentzen (PND)
From:
cindy hedge <Cindy.Hedge@outlook.com>
Sent:
Tuesday, October 8, 2024 9:54 AM
To:
Andrew Lorentzen (PND)
Subject:
Reference: SU240007
Follow Up Flag:
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Dear Mr. Lorentzen,
Honestly, I think this is so uncalled for. I live off of 27th Ave & New River Road. There is only noise on the
weekends (Friday and Saturday). Wrangler Roost only plays music until 10:00 PM. Let the guy make a
living. It's nice to sit on my patio and listen to the music and happy people.
If you want to discuss noise I can hear the Roadrunner Bar & Grill from my home as well. If you are going
to go after the Wrangler Roost then you need to check out the noise from the Roadrunner as well.
Wrangler Roost is bringing business to New River and I am sure his taxes help out our community as well.
Let Mr. Stewart, makes a living doing something he enjoys. This is not a business that runs every night or
even every weekend. The people who are complaining need to put themselves in Mr. Stewart position
and how would they feel about the community trying to shut their business doors.
Let him stay open and make a living just like the rest of us who work out here.
Sincerely,
Cindy Hedge
1
Andrew Lorentzen (PND)
From:
James Kane <seamusmcshank@gmail.com>
Sent:
Wednesday, October 9, 2024 2:24 PM
To:
Andrew Lorentzen (PND)
Subject:
SU240007
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Mr. Lorentzen,
I live on 24th Lane adjacent to the Wranglers Roost property and wish
to give my input on case SU240007 and the SUP for Reid Stewart's event
venue. Over the past five years I have seen a great increase in
traffic on New River Road and the additional traffic for his venue has
caused unnecessary safety issues. The noise has been a bother to our
peaceful area, and all the bright outdoor strung lights are many times
left on for days or weeks. Golf balls from Wranglers Roost sometime
appear on our easement. I would prefer if the activities no longer
happen.
My neighbors have filed complaints concerning his unapproved filling
in of the solid rock washes next to our easement. He buried broken
drywall, old furniture and demolition debris, was cited by Maricopa
Enviromental Dept. but has continued with such activity anyway. Look
up the records.
From my experience I believe Mr. Stewart will continue with his
activities despite any cease order from the county. Good luck.
James Kane
48507 N 24th Lane
New River
480-387-8039
1
Andrew Lorentzen (PND)
From:
Kathleen Skogen <kdskogen@yahoo.com>
Sent:
Thursday, October 10, 2024 12:21 PM
To:
Andrew Lorentzen (PND)
Subject:
SU240007. Wrangler's Roost
Follow Up Flag:
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Hello Sir,
I would like my email to be included in the public comments for the SUP for Wrangler’s Roost. I have lived
in New River for a combined total of 22 years. I have taught at New River school, volunteered with many
events in our community, and enjoy most every part of the living out here.
One of my neighbors hates everything about Wrangler”s Roost! He is doing everything in his power to shut
this establishment down. He sent letters to many neighbors around the area, but did not send one to me as he
knew how I supported this business! That’s not fair and it’s sneaky! Send the letter to all involved or none.
Wrangler’s Roost has been around for many, many years! I took my older kiddos for a tour and hot lunch there
many years ago. Now with our two youngest kiddos we listen to the fun wedding music on the weekends. Or
shall I say used to , as this neighbor has a cease and desist order against Wrangler’s Roost. The music is fun,
wedding music ,celebrating a wonderful time in a couple’s lives. The music is usually only on a Friday or
Saturday evening and is always off by 10:00 PM. Maybe a couple of times, it went until midnight , but that’s
rare.
This neighbor is not used to our way of life out here in New River, tries to change things that have been done
around here for generations, he installed gates on his property so the delivery drivers can’t turn around on his
property, wants to pave our dirt road, and complains about the previous owner of his property who was a great
older gentleman.
Wrangler’s Roost holds much history, has historical buildings and used to be a Pony Express stop!
Please allow Wrangler’s Roost to host events again with a SUP, with stipulations, as the music needs to be off
by 10:00 or 11:00pm. No foul language on a microphone, limit the attendance to whatever the fire Marshall
agree’s to.
We all need to work together in this tough world to help each other out and not be so against each other!!
Thank you for your time and consideration.
Kathleen Skogen
48012 N. 27th Ave.
New River, AZ 85087
623-695-3445
1
Andrew Lorentzen (PND)
From:
Melissa Turnbow <melissa.turnbow16@gmail.com>
Sent:
Friday, October 11, 2024 6:58 AM
To:
Andrew Lorentzen (PND)
Subject:
SU240007
Follow Up Flag:
Follow up
Flag Status:
Flagged
This Message Is From an Untrusted Sender
You have not previously corresponded with this sender. Please use caution when you receive messages from new senders.
Always validate the sender first.
Hello Mr Lorentzen,
I am writing to express my concerns regarding the Special Use Permit application submitted by Mr. Stewart. As a
resident of 2436 W. Wolftrap Rd in New River, I oppose granting this permit.
One of the main reasons I chose to live in New River was for its peaceful environment. Unfortunately, Mr. Stewart has
already demonstrated that he is not considerate of his neighbors when it comes to noise levels. Given the way sound
travels in our area, I fear that approving this permit would significantly disrupt the quiet atmosphere that many of us
value.
I respectfully request that you take these concerns into account and deny Mr. Stewart's application for a Special Use
Permit.
Thank you for your time and consideration.
Sincerely, Melissa Turnbow
1
Andrew Lorentzen (PND)
From:
Richard Glauser <glauserred7@gmail.com>
Sent:
Saturday, October 12, 2024 11:47 AM
To:
Andrew Lorentzen (PND)
Subject:
SU240007
Follow Up Flag:
Follow up
Flag Status:
Flagged
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You have not previously corresponded with this sender. Please use caution when you receive messages from new senders.
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Reference number: SU240007
Name: Richard Glauser and family
Address: 2546 W Roughrider Rd
Comment: We approve of the special use permit for Wranglers Roost. We believe it keeps the rich history of the area
alive.
1
Andrew Lorentzen (PND)
From:
rmason1@aol.com
Sent:
Saturday, October 12, 2024 5:46 PM
To:
Andrew Lorentzen (PND)
Subject:
SU240007
Follow Up Flag:
Follow up
Flag Status:
Flagged
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You have not previously corresponded with this sender. Please use caution when you receive messages from new senders.
Always validate the sender first.
Mr. Lorentzen,
I've lived a mile away from Wrangler's Roost for over 10 years. I can easily hear the music during
their large event venues. It is a distraction from our normal quiet evenings.
More concerning is that Mr. Stewart has owned 2 lots in our neighborhood since we moved in. He
has shown a disregard for the by-laws of our community and has refused to participate in the costs of
shared wells and road maintenance. From his past history it seems like he feels above the law and
will tend to act only in his own self interest.
Rob Mason
2520 W. Country Road
New River, AZ 85087
1
Andrew Lorentzen (PND)
From:
Clara Shaffer <personaltouch.2411@gmail.com>
Sent:
Monday, October 14, 2024 10:43 AM
To:
Andrew Lorentzen (PND)
Subject:
Wrangler's Roost
Follow Up Flag:
Follow up
Flag Status:
Completed
This Message Is From an Untrusted Sender
You have not previously corresponded with this sender. Please use caution when you receive messages from new senders.
Always validate the sender first.
I am writing in response to a letter received from Marko Dapcevich regarding the above referenced business.
We are residents of New River and live slightly to the E of Wrangler's Roost on the opposite side of the Road ‐ 23rd
Dr. We have owned property for about 6 to 8 years now, and built our home about 2 years ago.
Part of our attraction to New River was its authenticity and rustic charm, including Wrangler's Roost. We have never
met the Stewarts, but we share their vision of protecting and maintaining the minimal amounts of history that still
exists‐‐and being able to share it with the public.
Although I understand the Stewart's have neglected to pay some expenses on their place, which I understand, and
agree, is not acceptable. It would be nice if there were some small amount of funds or tax breaks available to them
to help maintain and protect this historic location for future generations to explore and learn about. I have reached out
to Mr. Stewart and suggested having some type of open house and/or fundraiser to help either annually or maybe even
monthly. I am not sure this is legal under his license, but I think it would help.
In any event, I feel this place has been here far longer than any of the property owners around or near to them, and was
here when most, or maybe all, bought their land or homes. As such, it should be grandfathered in (so to speak) and
people should be happy to help keep it alive as a historical site.
If my vote counts, I vote to grant them their required license and let them continue their business ‐ since they were here
first ‐ and it was not a secret what they do. There are other places around here that are far worse, but again, those
places have been here for many many years too, and we all chose to accept them when we purchased our property.
PS ‐ although people do prefer a dark sky, having lights on 2 ‐ 3 days per week for an event, is not a big deal ‐ and should
be understandable as otherwise their place is dark and a bit hard to find.
Thank you. Please feel free to reach out to me if need be. I can be reached at 602‐399‐2411.
Respectfully,
Clara Shaffer
W
Wolftrap Rd
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301 W. Jefferson St., Suite 170, Phoenix, Arizona 85003, (602) 506-3601
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Opposition and Support
SU240007
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