Emails from Neighbor

From:
Sergio Solis
To:
Kim Van Riper
Cc:
Katie Brown; Tanya Morgan; Jennifer Merrill; info@lehicommunityaz.org
Subject:
RE: Spilsbury special use permit
Date:
Wednesday, May 27, 2026 3:15:52 PM
Attachments:
image001.png
Good afternoon Kim,
 
Thank you for reaching out and for sharing your concerns regarding case BOA26-00182.
We appreciate the time you’ve taken to review the request and provide feedback.
 
I wanted to provide some clarification regarding the size calculations for the accessory
structures. The existing residence is approximately 4,608 square feet, and the proposed
detached accessory structures total approximately 9,924 square feet combined. This
equates to approximately 215% of the primary residence size. It appears there may have
been some confusion regarding the calculation because the attached RV carport is
included as part of the primary residence square footage since it is attached to the
home.
 
We also discussed the concerns regarding vehicle storage and property maintenance
with the applicant. The applicant indicated that the intent of the proposed structures is
to store vehicles and help clean up the property. Additionally, the applicant is aware of
the City’s Code requirements regarding unregistered vehicles.
 
We would also be happy to meet with you and Planning staff to discuss any specific
concerns or questions you may have regarding the request and the Board of Adjustment
process.
 
Please note that your emails and comments will be included in the packet provided to
the Board of Adjustment for consideration. We also encourage you to attend the Board
of Adjustment meeting, where you may share your concerns directly with the Board. You
may also request that the Board consider a continuance if you believe additional
discussion or information is needed.
 
Please let me know if you would like to schedule a meeting or discuss anything further.
 
Thank you,
 
 
 
Sergio Solis│ Planner I | Planning Division

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Tel: (480) 644-3558
55 N. Center St │ Mesa │ AZ │ 85201
Office Hours: M-Th 7am to 6pm | Closed Fridays & Holidays
 
 
From: Kim Van Riper <vanriperart@yahoo.com> 
Sent: Wednesday, May 27, 2026 8:58 AM
To: Sergio Solis <sergio.solis@mesaaz.gov>; Jennifer Merrill <jennifer.merrill@mesaaz.gov>
Cc: Lehicommunityaz Info <info@lehicommunityaz.org>; District 1 <district1@mesaaz.gov>; Mayor
Freeman <mayor.freeman@mesaaz.gov>
Subject: Spilsbury special use permit
 
Hello Sergio, I am the west adjacent neighbor to the Spilsbury project in Lehi. I share 41% of the entire property boundary with the applicant. I have already exchanged several emails with Jennifer regarding questions and concerns. The sheer
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Hello Sergio,
I am the west adjacent neighbor to the Spilsbury project in Lehi. I share 41% of the entire
property boundary with the applicant. I have already exchanged several emails with
Jennifer regarding questions and concerns.
The sheer size of the structures, lot coverage and intended use are excessive by any
standards. That anyone would needs permission to bypass mesa code by way of special
use permits for so many structures and in so many manners on such a scale should give
pause. 
 Exceeding limits on residential heights of multiple structures, exceeding their home
square footage for parking by 419% with multiple structures that are at nearly the
maximum coverage,  both in building coverage and lot coverage is excessive and should
not be passed. 
 Lehi has a very clear character as outlined in both the Sub-area overlay (2013) and the
Lehi Heritage overlay (2023) which very clearly state and define character and property
use as 'Agricultural in nature.' The storage of motorized dirt bikes/all terrain vehicles (as
clearly stated in the special permit use letter sent by applicant) does not conform to the
character defined in the Heritage Overlay, nor is in alignment with neighborhood
character as defined in the General Plan. Storage of tractors for use on property,  or
barns for livestock are in alignment.
Off road vehicles are addressed in Mesa code (no more than 7 unregistered vehicles per
residential property). 
 
8-6-3 A. 4 
(5124)
4.
In the RS-43 and RS-90 zoning districts, a maximum of 7 inoperable or unregistered

vehicles may be stored on a single lot. Such vehicles shall be stored within the side or
rear yards and shall be screened by a 6' high opaque fence; (5124)
 
As per Mesa code:
Utvs and off road vehicles are considered unregistered vehicles and fall within this
section.
 
Is the intent to store in excess of 7 vehicles? Will they all be the Applicant's own? The
metal warehouse structure is equivalent to a 12 bay full size RV shop! 7 motorized off
road vehicles will fit in 1 bay alone! I owned a motorcycle shop for 12 years and this
amount of space is absolutely more than storage of 7 off road vehicles. You need neither
the height nor the square footage for this. There is already parking for 1 rv being
completed currently and as Mesa code only allows 1 Rv per household,  it is reasonable
to believe the 12 bay warehouse will be used for dirtbike/ATV storage and for
commercial equipment, perhaps mechanic work as well.
The warehouses SUP in Lehi previously passed by planning and zoning were clearly
intended for agricultural use and stated as such. The intended use of this warehouse is
different than those that have been approved before in Lehi and it raises questions about
intended use that should be answered prior to going before the pz board.  
 
 ATV's sit at 3-6ft tall and do not require 22 ft ceilings. It simply makes no sense to need a
structure this massive to store 7 off road vehicles unless they are unaware of residential
restrictions? Is this intended as a mechanical shop as well? If so, where are they
disposing of oil and fluids? Flood irrigation does move between properties and vehicle
fluid disposal and storage should be addressed with applicant.  2 stroke engines are
recognized as excessively loud and polluting, and have been outright banned in other
states for environmental impact.  I am worried about fluids and odors, dust and noise. 
Why is a metal building being considered instead of a masonry building that would
attenuate noise (required in commercial buildings)? Changing tires/chains, breaking
down the engines, changing fluids is a noisy messy process, and as it is, 100 feet of
warehouse will be facing my home. 
If Mesa intends to push this through, I would much prefer they are asked to flip the 100 ft
side to face their home. Better, would be a reduction in size of the warehouse to the
current code standards in a residential neighborhood!
 
With such a large warehouse for only 7 off road motorized vehicles I would ask very
seriously if they intend to use the vehicles on Property. Do they know this is not an
option?  We have already had serious issues with dirtbike noise and illegal use in the
area. Is the 'Sports field' planned adjacent to the warehouse, intended to be used as a

dirtbike or off road vehicle park? Do they intend to build burms and tracks and run these
motorized vehicles in the backyard of a residential lot? Have you made them aware that
this does not conform with residential land use? 
 
If they do not intend to use all of the warehouse for ATV's, do they realize that under 11-
32-2 that commercial vehicles over 13,000 lbs may not be stored on any residential
property? The presence of heavy commercial equipment which exceeds these standards
needs to be addressed. 
 
 Between the warehouse and additional parking structure in back they are asking
permission to build 9,000 square ft of parking! This is in addition to 1,269 feet of rv
parking erected and approved over the last couple of months! This is A QUARTER OF AN
ACRE DESIGNATED FOR PARKING OF OFF ROAD VEHICLES/Equipment. Does this not
raise questions? This far exceeds even the commercial rv dealer request on country club
last month!  This scale of metal warehouse has no place in residential areas.
 
Further, I have serious concerns with lighting. If the sports field is inteded for dirtbike
use, do they plan to illuminate it at night? Do they intend to place lights all along the side
of their building at the 20 ft height? What about the barbeque ramada at 20 ft high? There
are very real restrictions on lighting in this area as per Mesa 'Dark skies' document. This
area falls under Zone 1 of that document. Has he been made aware of this? Does he
intend to conform and ensure that shielding and lumen limits are in place to avoid light
trespass? 
We share 41% of the entire property perimeter and most activitiy areas are planned on
our adjoining side. Having the area lit inappropriately will be an enormous burden. We
have bats that feed here at night and the entire neighborhood has historically been
opposed to night illumination. Please provide the zone 1 dark sky document for them to
read! Please ensure they do not intend to light up the sports field and warehouse and the
20 ft tall  barbeque ramada late into the night with bright flood lights and that all planned
lighting conform to regulations even though this may be outside your purview. 
 
Is planning and zoning asking that they complete the primary home revisions prior to the
Accessory use structures as per Mesa Code 11-30-7?
 
I realize this is a long email but the sheer scope of the changes to the property and the
consequences of effectively altering the land use from rural residential with agricultural
character to industrial storage is simply unacceptable.  Lighting, land use and
neighborhood character conflict need to be addressed and resolved in the design prior
to going before planning and zoning! More than this, before this goes before the board,

which has a clear history of just letting everything pass (im sure its on your calendar
already as approval with recomendations) please please please talk with the applicant
and make him aware of restrictions so he may temper his expectations as to how he
intends to use his land. 
I would appreciate an in person meeting with the applicant, the Lehi board, perhaps our
councilman, other adjoining neighbors and planning and zoning staff to have a
discussion prior to the meeting June 3. 
 
Bottom line and honestly, I do not mind applicant changing the property for appropriate
use. I am glad he has given care to the residence. I do not mind the addition of a barn,
especially a masonary or wood built barn that could serve his needs now and be
converted to livestock use later. If there was the craftsmanship applied to the storage
structure the same as the house it would be a different story. The addition of a massive
metal warehouse, likely to be done in blinding white is not only out of character with the
current work he is doing, but it is out of character with the neighorhood at large. 
I do not want to face hours of dust and noise and fuel odors from an off road park lit up in
the evening hours, or noise and odors from mechanic work or moving in and out of
industrial equipment,  or the towering barbeque area that sits 15 ft above the fenceline,
or floodlights that interfere with use and enjoyment of my property.
 
As it is I am opposed to this project in its current form.  Modifications and clarifications
could be made to assuage fears and see the project move forward in a more character
appropriate manner. As it is now, I ask that staff consider moving this forward on the
calendar to allow time for neighbors to weigh in on the impact and perhaps find
constructive discourse that might satisfy all impacted parties. 
 
Sincerely, 
Kim van Riper
505 e Lehi rd
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From:
Kim Van Riper
To:
Jennifer Merrill
Subject:
RE: Boa26-00182
Date:
Monday, April 13, 2026 6:58:03 PM
Attachments:
image001.png
Thank you so much for your response. Much appreciated. 
Kim Van Riper
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On Mon, Apr 13, 2026 at 5:16 PM, Jennifer Merrill
<Jennifer.Merrill@MesaAZ.gov> wrote:
Hi Kim,
 
Thank you for your email. I’m providing responses to your questions below. I’m also
copying Tanya Morgan, who is the Council District Coordinator for Councilmember Adams,
and two members of our Planning staff including Sergio Solis who is the case planner for
this particular request.
 
Please let me know if you have any additional questions or concerns; I’m happy to discuss.
 
Have a good evening,
Jennifer
 
Jennifer Merrill│ Senior Planner | Development Services
Tel: (480) 644-6439
55 N. Center St │ Mesa │ AZ │ 85201
Office Hours: M-Th 7am to 6pm | Closed Fridays & Holidays
 
 
From: Kim Van Riper <vanriperart@yahoo.com> 
Sent: Monday, April 13, 2026 10:03 AM
To: Jennifer Merrill <Jennifer.Merrill@MesaAZ.gov>
Cc: Councilmember Adams <Councilmember.Adams@MesaAZ.gov>
Subject: RE: Boa26-00182
 
Hi Jennifer, Where is the information on the east rv carport being built currently and west side concrete porch extension poured last week? I see them listed as ext structures in this diagram? Have these already gone through PZ? What does ext
Hi Jennifer,
Where is the information on the east rv carport being built currently and west side
concrete porch extension poured last week? I see them listed as ext structures in this

diagram? Have these already gone through PZ? What does ext refer to? The carport
and porch extension have been approved through building permit no. PMT25-23363.
No formal review through Planning was required for those additions. On the Site Plan
provided with their new request (Case No. BOA26-00182), they identify several
features as existing, including the permitted structures that are currently in
construction.
 
I have several concerns as an adjacent neighbor after seeing the desired future plans:
 
1. The sheer size of the proposed metal structure seems to me, inappropriate for
residential use. I would like to register my concern at this point, as adjacent neighbor.
It exceeds the length of recently proposed Commercial rv storage on country club
(boa25-00815) by 25 ft, and that is a commercial lot zoned for commercial use while
this remains only residential zoning. 150 ft long metal warehouse  is a commercial
structure and it likely will see commercial use. Please inform that commercial
vehicles over a certain axle weight are not allowed to be stored or parked on
residential properties so that they know upfront. Please do not allow a metal
structure of this size here. Staff will discuss the size and will outline the context of the
Lehi area in the Staff Report that will be available to the Board for their review . Your
concerns about compatibility with surrounding residential properties have been
noted and will be included in the public record.
 2.  Please carefully address the lighting standards of Lehi (as seen in general plan )
with applicant so they can comply with the dark sky standards Mesa has set for this
area (zone1)regarding lumens, shrouding and times set for dimming and so that they
are aware of the standards up front and can plan accordingly, especially as they plan
what I assume will be a very tall warehouse.  35 ft tall flood lights... Staff will ensure
that the applicant is aware of and complies with Mesa’s applicable outdoor lighting
standards, including dark sky requirements for this area. These standards address
factors such as fixture type, shielding, illumination levels, and operational controls.
3. If an off road motorcycle park is planned as the 'sports' field please inform on
residential restrictions with regards to dust and noise and fumes/odors. Please
carefully address this with them and make sure that is not their intent in designing a
sports field. We already are subjected to motorcycles running up and down the
property and it creates dust and noise inappropriate for residential zoning. A
recreation motorcycle field simply should not be encouraged in the backyard of a
residence. Staff has not been made aware of any plans for a motorcycle or motorized
recreation use on the property. However, based on your concerns, we will work with
the applicant to gather additional clarification.
4. Might be prudent to ask for a lot line survey as fences are not reliable indicators for

setbacks. There is existing metal sheeting fences and chain link. They have been
moved and redone repeatedly over the last 8 years. Thank you for this suggestion.
Surveys are not required documents for requests for Special Use Permits (SUPs);
however, they are helpful between neighbors when there are property line disputes.
 
FYI: I would be much more ok with a structure more reasonable in size if the exterior
and roof was an earth tone; browns or darker greys. Design review with the last
warehouse in Lehi refused to weigh in on exterior treatment.  Though exterior
treatment may be outside your purview,  it would be really nice if it was adressed at
some point in the planning process, or simply discussed as a possible point of
contention. 
A 7500 ft warehouse towering above the surrounding homes in white or light grey is an
eyesore and gives an industrial feel to the area rather than a sense of a heritage area.
It limits neighbors ability to grow plants from reflection and light blockage as well.
Lehi has a very specific description in the heritage document, and barns/outbulidings
are widely described as/for stick built livestock/agricultural use, not warehouses, and
certainly not metal.
We already have people moving out of the neighborhood from the last structure (75 ft
long metal warehouse) that was pushed through. The sunlight glare is terrible, and
indeed is being used to house industrial commercial equipment. Yet another
company built a warehouse like this for use as commercial business and ended up
moving out, leaving the commercial warehouse intact (floor dozers). Yet another
approved by pz is now housing 18 wheelers, and another, commercial brick
warehouse. Thank you for these concerns and suggestions. Please let me know if you
need information about reporting a code violation.
This is not an agricultural barn.  A tractor barn is not this big. A workshop is not this
big. This is sized for a full rv auto shop with 12 bays, larger than the actual rv shop on
country club is proposing!
Please, as you go through this with applicant, refer back to general plan and make
sure it complies with place type and residential zoning restrictions for use. Please
make sure it does not conflict with the Lehi heritage overlay and that any design
standards and planner discretion that would be applied to higher end neighborhoods
be applied here as well. 
 
 I will look forward to public comment on this project. 
 
 
Thank you,
Kim Van Riper

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