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December 6, 2023
Z2022171
Page 1 of 4
Report to the Board of Supervisors
Prepared by the Maricopa County Planning and Development Department
Board Hearing Date:
December 6, 2023
Case #/Title:
Z2022171 – Gamblers Row
Supervisor District:
4
Applicant/Owner:
John Mireles, Hitt-Zollars INC / Jordan Ben JTL LLC
Request:
Special Use Permit (SUP) for an equestrian event facility with an RV
Park in the Rural-43 zoning district
Site Location:
Generally located 500’ west of the SWC of Pete Road and Eagle Eye
Road in the Aguila area
Site Size:
Approximately 74.62 acres
County Island Status:
No
Additional
Comments:
The applicant is seeking a Special Use Permit (SUP) to allow an
equestrian event facility with an RV park in the Rural-43 zoning
district. The subject site is generally located in the Aguila area. The
current site is vacant and surrounded by scattered residential and
vacant lots, approximately 560 acres abutting the site to the west,
north, and south is owned by the applicant.
The proposed development would be known as Gamblers Row and
would include outdoor arenas, an indoor arena, 298 parking stalls,
areas for retail and concession vendors, and an announcer booth.
The applicant is proposing on having events seasonally during the
months of October through March in the daylight hours.
Additionally, the development would include two (2) RV parks within
Gamblers Row, with 140 spaces and 3 comfort stations. The RV
Park would be opened throughout the year for the public and
spectators. Horse stalls are proposed to be located east of the RV
parks for residents to rent for their horses.
Staff notes that a large-scale equestrian facility in a remote location
in an equestrian community proximate to a highway may be
appropriate. Staff also notes that much of the immediately
surrounding land is under the control of the applicant and project
supporters. However, there is significant opposition from the
December 6, 2023
Z2022171
Page 2 of 4
surrounding local community particularly to the north. This includes
a residential airpark concerned with their airplanes spooking horses
at the proposed facility. These opponents argue the local
community is not an equestrian community as is Forepaugh and
Wickenburg to the east but is an aviation community.
Staff has received a total of 448 letters of support and 176 letters
of opposition. Staff notes most of the letters are duplicates with 78
neighboring properties being in opposition and 177 neighboring
properties being in support.
The neighbors brough up concerns regarding drainage, dust,
lighting, noise, traffic, manure disposal, and the proximity of an
existing airpark. There are no suggested conditions that mitigate
dust, lighting, or noise (amplified speakers).
Staff acknowledges the applicant’s additional public outreach
efforts by having two neighborhood meetings. The applicant is
proposing on watering the site to mitigate dust, spread out their
events through-out the day/week/month to control the amount of
traffic coming onto the site, and to have events end no later than
10:00 p.m. to be able to have the lights off by 11:00 pm.
Commission
Recommendation:
On 11/2/23, the Commission voted 4-1 to adopt a motion
recommending the Board of Supervisors deny Z2022171.
Staff
Alternative:
The staff report presented to the Commission included staff
recommendation for denial. However, in the event the Board
motions for approval of Z2022171, staff suggests conditions ‘a’ –
‘k’:
a.
Development of the site shall be in substantial conformance with the site plan entitled
“Gambler’s Row“, consisting of nine full-size sheet, dated March 7, 2023, and stamped
received April 13, 2023, except as modified by the following conditions. Staff may
determine slight refinements to remain in substantial conformance with the approved site
plan. Minor and major amendments to the site plan will be determined in accordance with
Chapter 3 of the Maricopa County Zoning Ordinance.
b.
Development of the site shall be in substantial conformance with the narrative report
entitled “Narrative Report for Gambler’s Row”, consisting of sixteen pages, dated March 6,
2023, and stamped received March 22, 2023, except as modified by the following
conditions.
c.
A 6 foot solid CMU wall shall be provided along the east property line to serve as screening
from the development.
d.
The following Planning Engineering conditions shall apply:
December 6, 2023
Z2022171
Page 3 of 4
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 (Site Infrastructure) Plans must be submitted with the
application for Building Permits.
e.
This special use permit is valid for a period of ten (10) years and shall expire on December
6, 2033, or upon the termination of the use for a period of 90 or more days, whichever
occurs first. All site improvements associated with the special use permit shall be
removed within 90 days of such expiration or termination of use.
f.
The number of events shall not exceed a 80 per year.
g.
Operation hours for events shall only be from 8:00 a.m. to 10:00 p.m.
h.
All outdoor lighting shall be in conformance with the provisions of Section 1112 of the
Zoning Ordinance and shall be placed so as to reflect light away from any adjoining rural
or residential zoning district. Parking lot lighting and related facility lighting shall be shut
off by 11:00 p.m.
i.
Noncompliance with any Maricopa County regulation or ordinance shall be grounds for
initiating revocation of this SUP as set forth in the Maricopa County Zoning Ordinance.
j.
The property owner/s and their successors waive claim for diminution in value if the
County takes action to rescind approval due to noncompliance with conditions.
k.
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 shall revert to the zoning that
existed on the date of application. It is, therefore, stipulated and agreed that either
revocation due to the failure to comply with any conditions, or the expiration of the Special
Use Permit, does not reduce any rights that existed on the date of application to use,
divide, sell or possess the property and that there would be no diminution in value of the
property from the value it held on the date of application due to such revocation or
expiration of the Special Use Permit. The Special Use Permit enhances the value of the
property above its value as of the date the Special Use Permit is granted and reverting to
the prior zoning results in the same value of the property as if the Special Use Permit had
never been granted.
Presented by:
Paola Jaramillo, Planner
Reviewed by:
Darren Gérard, AICP, Planning Manager
December 6, 2023
Z2022171
Page 4 of 4
Attachments:
11/2/23 P&Z Packet (638 pages)
Additional Correspondence (1 Page)
Note:
11/2/23 Draft P&Z Minutes are not available as of the writing of this report but can be
provided upon request later when available.
Z2022171
Page 1 of 11
Report to the Planning and Zoning Commission
Prepared by the Maricopa County Planning and Development Department
Case:
Z2022171 – Gamblers Row
Hearing Date:
November 2, 2023 (Continuance from October 5, 2023)
Supervisor District:
4
Applicant:
John Mireles, Hitt-Zollars INC
Owner:
Jordan Ben/JTL LLC
Request:
Special Use Permit (SUP) for an equestrian event facility with an RV Park
in the Rural–43 zoning district.
Site Location:
Generally located 500’ west of the SWC of Pete Road and Eagle Eye Road
in the Aguila area.
Site Size:
Approximately 74.62 acres
Density:
N/A
County Island:
No
County Plan:
Rural Development Area (0-1 d.u./ac)
Municipal Plan:
N/A
Municipal Comments:
None received to date
Support/Opposition:
448 Support / 176 Opposition
Recommendation:
Denial
Z2022171
Page 2 of 11
Project Summary:
1.
The applicant is requesting a special use permit (SUP) for an equestrian event facility with an RV
Park in the Rural-43 zoning district. The Maricopa County Zoning Ordinance (MCZO) under
Articles 1301.1.11 (Special Uses) describes the following: “Land use involving large assemblage
of people” and Article 1301.1.17 “Travel Trailer of recreation vehicle (RV) parks,”. The subject site
is comprised of 74.62 acres and is located approximately 500 feet west of the SWC of Pete Road
and Eagle Eye Road in the Aguila area.
2.
The subject site abuts scattered residential and vacant lots to the east, north, west, and south.
The vacant property to the west recently received a recommendation of approval by the Planning
and Zoning Commission for the 140.55 acre Ben Jordan Acre Preliminary Plat consisting of 45
residential lots and 7 tracts directly west of the subject site (S2022008). Approximately 560 acres
surrounding the subject site to the north, west, and south are owned by the same owner of this
application.
3.
The development of the equestrian event facility would be known as Gambler’s Row. The facility
would consist of two 34,000 square foot outdoor arenas, one 34,000 indoor arena, cattle holding
pens, cattle sorting pens, public parking, areas for retail and concession vendors, and public
restrooms. The applicant states the equine events would occur seasonally between the months
of October and March during the daylight hours. The outdoor arenas are proposed to have lighting
that will be in compliance to Section 1112 of the MCZO and speakers that will be pointed in a
southerly direction towards vacant land.
4.
The indoor arena would include four separate 4,900 square foot pens, a 1,600 square foot hay
shed, and 1,600 square foot shop. The two outdoor arenas would each include four, 4,800 square
foot pends, two, 1,600 square foot holding pens, six sorting and shipping pens, one announcer
booth, and concession stands that will be prefabricated shipping containers.
5.
In addition, the applicant is also proposing two RV parks within Gambler’s ROW, West RV Park
and East RV Park, that will consist of a 140 total spaces, with three comfort stations. The RV
parks will be operated as part of the equestrian facility for event participants. The proposed
comfort stations will include restrooms, showers, and laundry facilities that will only be exclusive
for the RV park resident. Horse stalls are proposed to be located east of the RV parks for residents
to rent for their horses.
6.
The applicant is proposing a total of 298 parking spaces for participants and spectators on the
eastern portion of the subject site with 13 ADA parking spaces near the indoor arena. In addition
to the RV, additional parking spaces will be provided within each individual RV stall for resident’s
individual vehicle. Access to the site is proposed along Gambler’s Way on the south portion of the
site for participants and spectators. Another access point is proposed on the west side of the site
for RV’s, hay and cattle trucks.
Z2022171
Page 3 of 11
2023 Aerial Image of the Site
Zoning of the Site and Adjacent Properties
Z2022171
Page 4 of 11
2023 Surrounding Community Aerial
Z2022171
Page 5 of 11
Site Plan Excerpt
Existing On-Site and Adjacent Zoning / Land Use:
7.
On-site:
Rural-43 / Vacant
North:
Rural-43 / Vacant
South:
Rural-43 / Vacant
East:
Rural-43 / Vacant
West:
Rural-43 / Vacant
Utilities and Services:
8.
Water:
Aguila Water Services, INC.
Wastewater:
Onsite septic system
School District:
Aguila Elementary School District
Fire:
Aguila Volunteer Fire Department
Police:
Maricopa County
Refuse Collection: CR&R Environmental Services
Right-of-Way:
9.
The following table includes existing and proposed half-width right-of-way and the future
classification based on the Maricopa County Department of Transportation (MCDOT) Major
Streets and Routes Plan.
Z2022171
Page 6 of 11
Street Name
Half-width
Existing R/W
Half-width Proposed R/W
Future Classification
Eagle Eye Road
30 feet
65’
Principal Arterial
Gambler’s Way
0’
40’
Local
519th Avenue
0’
40’
Local
Adopted Plan:
10.
Maricopa County Vision 2030 (adopted 2013): Designates the subject property as Rural
Development Area (0-1 d.u./ac).
Public Participation Summary:
11.
The applicant met the minimum ordinance requirements for outreach with the posting of the
property and notification to all property owners of record within 300 feet of the subject site. In
addition, the applicant held a neighborhood meeting February 2, 2023, inviting 114 property
owners that live in the subdivision north of the site and within the split lots.
12.
The applicant states in their citizen participation report that a notice inviting property owners was
mailed January 26, 2023. The neighborhood meeting was held at the Aguila Fire Station with 40
attendees and was approximately one-a-half hour in length. During the meeting the applicant
answered questions and addressed concerns raised by the attendees. The main issues that were
brought up during the meeting were drainage, manure disposal, lighting, sound from speakers,
policing, horse riding, and dust. The applicant states in their citizen participation report that they
acknowledge and discussed solutions to each concern as follows:
a. Drainage: Citizens raised the concern regarding drainage ponding north of the subject site,
the applicant assured them that they would be in compliance to the County’s polices
regarding the amount of flow that would be coming from the subject site.
b. Manure Disposal: Citizens raised concerns regarding the disposal of manure. The
applicant assured them that the manure from arenas, holding pens, sorting pens, and
horse stall would be removed daily and placed in dumpsters that will be hauled to the farm
and dumped on a weekly basis.
c. Light/Sound: Citizens raised concerns regarding lights facing their home and the noise
that will be caused during the events. The applicant assured them that lights will be in
compliance to MCZO and would only be on during the events and amplified
announcements would be very minimal with the speakers facing downwards so the noise
does not travel.
d. Policing: Citizen raised concerns regarding having police present during the events. The
applicant assured them that security would be provided during event days.
e. Horse Riding: Citizens raised concerns with off-site horse riding within the air park to the
north and suggested the applicant propose signs along Pete Road restricting horse riding
in that area. The applicant agreed to put up signs.
f. Dust: Citizens raised concerns with dust being a health concern to the surrounding
citizens. The applicants informed them that dust would be mitigated by water trucks
watering the site to contain any dust from being picked up into the air.
Z2022171
Page 7 of 11
13.
The property owner initially requested a continuance from a September 14th Planning and Zoning
Commission hearing to a November 2nd hearing in order to conduct additional public outreach
since staff received 11 letters of opposition and a petition of opposition with 73 signatures. The
letters of opposition stated concerns regarding the use not being appropriate for a residential
area due to dust, noise and traffic the use will attract to the subject site.
14.
The applicant held an additional neighborhood meeting on September 25, 2023 inviting the
community of Aguila, including residents of nearby towns and close neighbors. Per the applicants’
citizen participation results, the meeting was approximately 1½ hours with approximately 76
attendees. The applicant prepared a brochure that provided citizens with the project background
and answers to the concerns that have been brought up by neighbors. The applicant also reached
out to citizens that are highly opposed to the project, and the applicant states they were able to
answer all their questions and that many of the citizens that opposed the project had no issues.
Staff has not received recalls to any of the received opposition. The applicant has made no
additional changes to their project due to the additional public outreach results.
15.
Since the September 14th continuance, staff has received an additional 92 letters of opposition,
staff notes most of the letters are duplicates, with 78 surrounding property owners being in
opposition. Additionally, the applicant provided staff a total of 437 letters of support and staff
has received an additional 11 letters of support, most of them being duplicates as well, with 177
property owners being the total in support.
Z2022171
Page 8 of 11
3,500 sq ft Opposition and Support Map
Outstanding Concerns from Reviewing Agencies:
16.
N/A
Staff Analysis:
17.
Staff notes the proposed equestrian event facility with an RV park is a high-intensity, large-scale
use which is appropriate for this location and the proposed conditions could make the site work
with the surrounding residential/rural neighborhood.
18.
There is no condition regarding noise, but the applicant states in their proposal that amplified
noise will be kept to a minimum with the speakers facing downward. Staff did recommend an 8-
foot CMU wall around the site to serve as a buffer, but the applicant rejected the recommendation
due to them providing approximately a quarter mile buffer of vacant land surrounding the site.
Staff acknowledges the site is abutting a right-of-way (Eagle Eye Road) on the eastern boundary,
and on the west boundary the site is abutting a future subdivision that was recently approved in
the Preliminary Plat phase (case no. S2022008). The applicant currently owns the subdivision to
Z2022171
Page 9 of 11
the west, and they have indicated they anticipate the future property owners within the subdivision
will use the subject site.
19.
Staff had initially proposed a condition to only allow three (3) events per month, but the applicant
rejected the recommendation due to the possibility of a negative economic impact to the project.
Staff worked with the applicant and condition this SUP to only allow a maximum of 80 events per
year. Each event would be subject to the hours of 8:00 a.m. to 10:00 p.m., with lights being
required to be off by 11:00 p.m. for safety.
20.
Staff notes that support letters were provided within the 300’ buffer, but the applicant of this SUP
owns approximately 461.24 acres near and surrounding the site that is including within the 300’
buffer. Staff recognizes the applicants’ additional efforts to reach out to surrounding property
owners, but no additional measures have been proposed to meet the concerns provided by the
neighbors to overturn any opposition. Due to the significant opposition received from properties
near the subject site, staff cannot support the SUP and recommends denial due to the concerns
brought up by the neighbors.
21.
Staff notes the concerns for dust. The Air Pollution Control Regulations Rule 310.01 was adopted
January 27, 2010 and is regulated and enforced by MCAQ. Rule 310.01 covers “non-traditional
dust generating activities, including livestock activities. The purpose of Rule 310.01 states:
To minimize the amount of fugitive dust entrained into the ambient air from non-traditional
sources of fugitive dust by requiring measures to prevent, reduce, or mitigate fugitive dust
emissions.
216. Livestock Activities: Any activity directly related to feeding animals, displaying animals,
racing animals, exercising animals, and/or for any other such activity including, but not
limited to, livestock arenas, horse arenas, feed lots, and residential activities related to
feeding or raising animals.
22.
Staff notes the concerns for noise disturbance. The Noise Ordinance (P-23) was adopted
February 15, 2006 and is regulated and enforced by MCSO. The purpose of P-23 states:
At and above certain levels, noise is detrimental to the health and welfare of Maricopa County
citizens. Therefore, Maricopa County has determined that it is in the best interest of its citizens
to control noise in a manner which promotes commerce; the use, value, and enjoyment of
property; sleep and repose; and environmental quality. Therefore, it is hereby declared to be
the policy of Maricopa County to prohibit excessive, unnecessary, disruptive, and annoying
noises from all sources. The noise ordinance applies to properties within unincorporated
Maricopa County.
V. Public Disturbances
A. It shall be unlawful for any person to cause, or for any person in possession of property
to allow to originate from the property, any noise which disturbs the peace or quiet of any
neighborhood if such noise can be heard from within closed residential structures
located within 500 feet of the boundary of the property from which such noise emanates.
This subsection shall not apply to noise produced in the normal conduct of business
provided that such noise occurs within the normal and customary hours for the conduct
of such business, which is based on the normal and customary hours of operation of
Z2022171
Page 10 of 11
similar, existing businesses, and the operation is legally conducted within the scope of
all ordinances, laws, and statutes of Maricopa County and the State of Arizona.
Recommendation:
23.
For the reasons outline in this report, staff recommends denial of Z2022171 due to the level of
community opposition.
24.
However, if the Commission chooses to adopt a motion to recommend approval of Z2022171,
staff offers the following conditions ‘a’ – ‘k’
a.
Development of the site shall be in substantial conformance with the site plan entitled
“Gambler’s Row“, consisting of nine full-size sheet, dated March 7, 2023, and stamped
received April 13, 2023, except as modified by the following conditions. Staff may
determine slight refinements to remain in substantial conformance with the approved site
plan. Minor and major amendments to the site plan will be determined in accordance with
Chapter 3 of the Maricopa County Zoning Ordinance.
b.
Development of the site shall be in substantial conformance with the narrative report
entitled “Narrative Report for Gambler’s Row”, consisting of sixteen pages, dated March 6,
2023, and stamped received March 22, 2023, except as modified by the following
conditions.
c.
A 6 foot solid CMU wall shall be provided along the east property line to serve as screening
from the development.
d.
The following Planning Engineering conditions shall apply:
1.
Engineering review of planning and/or zoning cases is for conceptual design only.
All development and engineering design shall be in conformance with Section
1205 of the Maricopa County Zoning Ordinance; Drainage Policies 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 (Site Infrastructure) Plans must be submitted with
the application for Building Permits.
e.
This special use permit is valid for a period of ten (10) years and shall expire on December
6, 2033, or upon the termination of the use for a period of 90 or more days, whichever
occurs first. All site improvements associated with the special use permit shall be
removed within 90 days of such expiration or termination of use.
f.
The number of events shall not exceed a 80 per year.
Z2022171
Page 11 of 11
g.
Operation hours for events shall only be from 8:00 a.m. to 10:00 p.m.
h.
All outdoor lighting shall be in conformance with the provisions of Section 1112 of the
Zoning Ordinance and shall be placed so as to reflect light away from any adjoining rural
or residential zoning district. Parking lot lighting and related facility lighting shall be shut
off by 11:00 p.m.
i.
Noncompliance with any Maricopa County regulation or ordinance shall be grounds for
initiating revocation of this SUP as set forth in the Maricopa County Zoning Ordinance.
j.
The property owner/s and their successors waive claim for diminution in value if the
County takes action to rescind approval due to noncompliance with conditions.
k.
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 shall revert to the zoning that
existed on the date of application. It is, therefore, stipulated and agreed that either
revocation due to the failure to comply with any conditions, or the expiration of the Special
Use Permit, does not reduce any rights that existed on the date of application to use,
divide, sell or possess the property and that there would be no diminution in value of the
property from the value it held on the date of application due to such revocation or
expiration of the Special Use Permit. The Special Use Permit enhances the value of the
property above its value as of the date the Special Use Permit is granted and reverting to
the prior zoning results in the same value of the property as if the Special Use Permit had
never been granted.
Presented by:
Paola Jaramillo, Planner
Reviewed by:
Matthew Holm, AICP, Planning Supervisor
Attachments:
Case Map (1 page)
Site Plan (reduced 8.5”x11”, 1 page)
Narrative Report (16 pages)
Engineering comments (7 pages)
MCESD comments (2 page)
MCDOT Comments (6 pages)
Opposition / Support Map (2 pages)
Support Letters (449 Pages)
Opposition Letters (129 Pages)
Opposition Petition (6 pages)
/
Maricopa County Planning & Development - Phoenix, AZ
4
Gross Acres: 75 approx.
Generated September 5, 2023 1:32 PM
Z2022171
Application Name:
Legal Description
Gamblers Row
Applicant
Case Address
,
John Mireles for Huitt-Zollars Inc.
47302 N EAGLE EYE Rd
Applicant Phone/Email
Parcel Primary:
602.814.4404
johmireles@huitt-zollars.com
AGUILA AZ 85320
Map scale 1:6,539
Supervisor District No.
506-06-061A, 506-06-061B
SUP - GAMBLERS ROW PSEIS
1005
2243.83
1006
2234.57
1011
2253.51
2232.4
2233.5
2234.5
2235.5
2236.7
2237.6
2238.5
2239.5
2240.6
2241.5
2242.6
2243.6
2244.5
2245.7
2246.5
2247.6
2248.5
2249.7
2250.5
2251.4
2252.6
2253.5
2254.4
2255.5
3.5
2245.5
2247.6
2250.7
2252.7
2255.6
2257.6
0.5
2262.4
2259.5
2256.4
2253.5
2251.6
2251.6
2246.7
2244.8
2242.6
2240.8
2239.6
2241.5
2244.5
2245.3
2249.6
2251.4
2252.4
2256.4
2257.2
2262.4
2258.5
2255.5
2252.8
2250.8
2248.5
2246.3
2243.3
2240.9
2238.8
2238.4
2240.5
2243.5
2245.6
2247.6
2251.7
2253.6
2256.6
2259.7
2260.6
2258.5
2255.6
2253.6
2250.6
2246.5
2245.6
2243.7
2239.4
2237.4
2239.6
2242.5
2245.4
2248.2
2249.5
2252.3
2255.5
2258.6
2260.6
2260 5
2257.5
2255.4
2252.4
2249.6
2246.8
2245.4
2242.6
2239.8
2237.7
2239.6
2241.5
2244.7
2246.5
2249.6
2251.4
2254.5
2257.3
2259.5
2257.6
2254.6
2252.5
2249.5
2246.6
2244.6
2241.6
2238.8
2236.7
2235.6
2238.4
2241.5
2243.7
2246.4
2248.4
2251.6
2253.5
2257.5
2259.6
2258.7
2256.7
2253.5
2250.5
2247.6
2244.8
2242.6
2240.6
2237.6
2235.7
2236.4
2239.5
2241.5
2243.7
2246.4
2250.5
2251.5
2255.6
2254.5
2252.2
2249.7
2245.7
2242.5
2240.7
2237.6
2235.6
2233.7
2232.6
2234.6
2237.3
2239.5
2241.5
2245.6
2248.7
2252.6
2255.4
2255.5
2254.6
2252.4
2250.7
2247.5
2245.7
2240.9
2237.8
2235.6
2233.6
2231.9
2254.6
2249.5
2248.5
2239.5
2240.3
2240.5
2241.3
2240.5
2253.6
2253.7
2253.2
2256.5
2256.6
2257.5
2250.5
2234.8
2254.3
2252.4
2249.7
2246.4
2243.1
2239.6
2237.1
2233.6
2231.
2261.3
2259.8
2259.3
2260.2
2257.8
2260 8
2258.5
2258.4
2255.6
2256.6
2250.2
2246.6
2246.6
2250.8
2252.5
2255.7
2253.1
2256.5
2254.3
2250.4
2248.3
2247.8
2248.4
2247.7
2243.2
2240.3
2247.3
2243.6
2241.2
2242.5
2240.3
2238.4
2240.7
2248.3
2255
2255
2255
2255
2255
2255
2255
2255
2255
2255
2260
2260
2260
2260
2260
2
2250
2250
2250
2250
2250
2250
2250
2250
2250
2250
2245
2245
2245
2245
2245
2245
2245
2245
2245
2245
2245
2245
2240
2240
2240
2240
2240
2240
2240
2240
2240
2240
2240
2240
2235
2235
2235
BEN JORDAN
RU-43
506-06-061A
BEN JORDAN
RU-43
506-06-059B
SHEET 3
SHEET 4
SHEET 9
SHEET 8
SHEET 9
SHEET 7
SHEET 7
SHEET 4
SHEET 5
SHEET 3
SHEET 8
SHEET 5
GAMBLER'S WAY
519TH AVE
EAGLE EYE ROAD
SHEET 6
FENCE 1
FENCE 2
FENCE 3
FENCE 4
BEN JORDAN CENTER
RU-43
506-06-060
SHEET
PROJECT NO.
DESIGNED:
DRAWN:
CHECKED:
PLOT DATE:
OF
Land Planning Hydrology Land Development Civil Infrastructure Surveying
5050 N 40th Street, Suite 100 | Phoenix, AZ 85018
Office(602) 252-8384
www.huitt-zollars.com
SPECIAL USE PERMIT
SITE PLAN
GAMBLER'S ROW
R314395.03
9
JM
STAFF
JM
3/2/2023
3/7/23
SITE PLAN
FOR
GAMBLER'S ROW
CASE # 22022171
LOCATED IN A PORTION OF THE EAST HALF OF SECTION 34, T7N, R9W, MARICOPA
COUNTY, AZ
APN 506-06-061B & 506-06-061A
VICINITY MAP
Dial 8-1-1 or 1-800-STAKE-IT (782-5348)
In Maricopa County: (602) 263-1100
Call at least two full working days
before you begin excavation.
Arizona Blue Stake, Inc.
®
PROPERTY OWNER
ENGINEER
SHEET INDEX
UTILITIES & SERVICE
1
KEY MAP
BEN JORDAN
RU-43
506-06-059A
DATE: MARCH 6, 2023
SITE DATA
NOTES:
DEVELOPMENT TABLE
LEGEND
RV PARKING LAYOUT (TYP)
PARKING (TYP)
HORSE STALLS (TYP)
SECTION "A"
SECTION "B"
SECTION "C"
SECTION "D"
SECTION "E"
COLLECTOR CHANNEL
SECTION "F"
COLLECTOR CHANNEL
SECTION "G"
COLLECTOR CHANNEL
SECTION "H"
COLLECTOR CHANNEL
GAMBLER'S WAY
RURAL MINOR COLLECTOR
EAGLE EYE ROAD
RURAL MINOR ARTERIAL
519TH AVE
RURAL MINOR COLLECTOR
SHEET
PROJECT NO.
DESIGNED:
DRAWN:
CHECKED:
PLOT DATE:
OF
Land Planning Hydrology Land Development Civil Infrastructure Surveying
5050 N 40th Street, Suite 100 | Phoenix, AZ 85018
Office(602) 252-8384
www.huitt-zollars.com
SPECIAL USE PERMIT
SITE PLAN
GAMBLER'S ROW
R314395.03
9
JM
STAFF
JM
3/2/2023
3/7/23
Dial 8-1-1 or 1-800-STAKE-IT (782-5348)
In Maricopa County: (602) 263-1100
Call at least two full working days
before you begin excavation.
Arizona Blue Stake, Inc.
®
2
LEGAL DESCRIPTION
2245.7
2246.5
2247.6
2248.5
2249.7
2250.5
2251.4
2252.6
2253.5
2254.4
2251.6
2253.5
2257.5
2256.7
2253.5
2250.5
2250.5
2251.5
2255.6
2254.5
2252.2
2249.7
2248.7
2252.6
2255.4
2253.6
2253.7
2253.2
2256.5
2256.6
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
2255.6
2250.2
2246.6
2246.6
2250.8
2252.5
2255.7
53.1
2255
2255
2255
2255
2250
2250
2250
BEN JORDAN
RU-43
506-06-059A
GAMBLER'S WAY
EAGLE EYE ROAD
Q100 = 114-CFS
GAMBLER'S WAY
EAGLE EYE ROAD
SHEET
PROJECT NO.
DESIGNED:
DRAWN:
CHECKED:
PLOT DATE:
OF
Land Planning Hydrology Land Development Civil Infrastructure Surveying
5050 N 40th Street, Suite 100 | Phoenix, AZ 85018
Office(602) 252-8384
www.huitt-zollars.com
SPECIAL USE PERMIT
SITE PLAN
GAMBLER'S ROW
R314395.03
9
CONSTRUCTION NOTES
Dial 8-1-1 or 1-800-STAKE-IT (782-5348)
In Maricopa County: (602) 263-1100
Call at least two full working days
before you begin excavation.
Arizona Blue Stake, Inc.
®
JM
STAFF
JM
3/2/2023
3/7/23
MATCH SHEET 5
MATCH SHEET 4
3
1006
2234.57
2234.5
2235.5
2236.7
2237.6
2238.5
2239.5
2240.6
2241.5
2242.6
2243.6
2244.5
2245.7
2238.4
2241.5
2243.7
2246.4
2248.4
2247.6
2244.8
2242.6
2240.6
2239.5
2241.5
2243.7
2246.4
2245.7
2242.5
2240.7
2237.6
2235.6
2237.3
2239.5
2241.5
2245.6
2240.5
2234.8
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
2243.1
2239.6
2237.1
2247.7
2245
2245
2245
2245
2245
2245
2240
2240
2240
2240
2240
2235
BEN JORDAN
RU-43
506-06-061A
STATE OF ARIZONA
RU-43
506-06-062
EAGLE EYE ROAD
EAGLE EYE ROAD
SHEET
PROJECT NO.
DESIGNED:
DRAWN:
CHECKED:
PLOT DATE:
OF
Land Planning Hydrology Land Development Civil Infrastructure Surveying
5050 N 40th Street, Suite 100 | Phoenix, AZ 85018
Office(602) 252-8384
www.huitt-zollars.com
SPECIAL USE PERMIT
SITE PLAN
GAMBLER'S ROW
R314395.03
9
CONSTRUCTION NOTES
Dial 8-1-1 or 1-800-STAKE-IT (782-5348)
In Maricopa County: (602) 263-1100
Call at least two full working days
before you begin excavation.
Arizona Blue Stake, Inc.
®
JM
STAFF
JM
3/2/2023
3/7/23
4
MATCH SHEET 3
MATCH SHEET 6
MATCH SHEET 7
BASIN "D"
HW = 2239.0
BOT = 2238.0
Vp = 3.9
Vr = 3.7
2259.7
2258.5
2255.6
2253.6
2250.6
2252.3
2255.5
2258.6
2257.5
2255.4
2252.4
2251.4
2254.5
2257.3
2257.6
2254.6
2252.5
2253.1
2256.5
2254.3
2250.4
2255
2255
2255
2250
BEN JORDAN
RU-43
506-06-059A
GAMBLER'S WAY
Q100 = 112-CFS
Q100 = 150-CFS
96
97
98
99
100
101
102
103
104
105
106
107
108
109
110
111
112
113
114
115
116
117
118
119
120
121
122
123
124
125
126
127
128
129
130
131
132
133
134
135
138
139
140
137
1136
GAMBLER'S WAY
SHEET
PROJECT NO.
DESIGNED:
DRAWN:
CHECKED:
PLOT DATE:
OF
Land Planning Hydrology Land Development Civil Infrastructure Surveying
5050 N 40th Street, Suite 100 | Phoenix, AZ 85018
Office(602) 252-8384
www.huitt-zollars.com
SPECIAL USE PERMIT
SITE PLAN
GAMBLER'S ROW
R314395.03
9
CONSTRUCTION NOTES
Dial 8-1-1 or 1-800-STAKE-IT (782-5348)
In Maricopa County: (602) 263-1100
Call at least two full working days
before you begin excavation.
Arizona Blue Stake, Inc.
®
JM
STAFF
JM
3/2/2023
3/7/23
MATCH SHEET 8
5
MATCH SHEET 3
MATCH SHEET 6
2250.6
2246.5
2248.2
2249.5
2249.6
2246.8
2245.4
2246.5
2249.6
2249.5
2246.6
2250.5
2250.4
2248.3
2247.8
2248.4
2248.3
2250
2250
2250
2250
2
96
104
112
120
125
133
SHEET
PROJECT NO.
DESIGNED:
DRAWN:
CHECKED:
PLOT DATE:
OF
Land Planning Hydrology Land Development Civil Infrastructure Surveying
5050 N 40th Street, Suite 100 | Phoenix, AZ 85018
Office(602) 252-8384
www.huitt-zollars.com
SPECIAL USE PERMIT
SITE PLAN
GAMBLER'S ROW
R314395.03
9
CONSTRUCTION NOTES
Dial 8-1-1 or 1-800-STAKE-IT (782-5348)
In Maricopa County: (602) 263-1100
Call at least two full working days
before you begin excavation.
Arizona Blue Stake, Inc.
®
JM
STAFF
JM
3/2/2023
3/7/23
MATCH SHEET 9
MATCH SHEET 4
MATCH SHEET 5
6
MATCH SHEET 7
2245.6
2245.6
2243.7
2239.4
2239.6
2242.5
2245.4
2245.4
2242.6
2239.8
2239.6
2241.5
2244.7
2244.6
2241.6
2238.8
2239.5
2240.3
2240.5
2241.3
2241.2
2242.5
2240.3
2238.4
2240.7
2245
2245
2245
2240
2240
2240
BEN JORDAN
RU-43
506-06-061A
SHEET
PROJECT NO.
DESIGNED:
DRAWN:
CHECKED:
PLOT DATE:
OF
Land Planning Hydrology Land Development Civil Infrastructure Surveying
5050 N 40th Street, Suite 100 | Phoenix, AZ 85018
Office(602) 252-8384
www.huitt-zollars.com
SPECIAL USE PERMIT
SITE PLAN
GAMBLER'S ROW
R314395.03
9
CONSTRUCTION NOTES
Dial 8-1-1 or 1-800-STAKE-IT (782-5348)
In Maricopa County: (602) 263-1100
Call at least two full working days
before you begin excavation.
Arizona Blue Stake, Inc.
®
JM
STAFF
JM
3/2/2023
3/7/23
MATCH SHEET 9
MATCH SHEET 4
MATCH SHEET 6
7
BASIN "C"
HW =22141.0
BOT = 2240.0
Vp = 2.3
Vr = 2.1
BASIN "B"
HW = 2239.0
BOT = 2238.0
Vp = 2.1
Vr = 1.9
2259.5
2256.4
2253.5
2251.6
2249.6
2251.4
2252.4
2256.4
2257.2
2258.5
2255.5
2252.8
2250.8
2251.7
2253.6
2256.6
2254.6
2250.5
2259.3
2257.8
2255
2250
2250
BEN JORDAN
RU-43
506-06-059B
BEN JORDAN ACRES
RU-43
506-06-060
GAMBLER'S WAY
519TH AVE
6-CFS
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
30
31
32
33
34
35
36
37
38
39
40
42
43
44
45
46
47
48
49
50
51
1
54
55
56
57
58
59
60
61
62
63
64
65
66
67
68
69
70
71
72
73
74
75
76
77
78
79
80
81
82
83
84
85
86
87
88
89
90
91
92
93
94
41
52
53
95
GAMBLER'S WAY
519TH AVE
SHEET
PROJECT NO.
DESIGNED:
DRAWN:
CHECKED:
PLOT DATE:
OF
Land Planning Hydrology Land Development Civil Infrastructure Surveying
5050 N 40th Street, Suite 100 | Phoenix, AZ 85018
Office(602) 252-8384
www.huitt-zollars.com
SPECIAL USE PERMIT
SITE PLAN
GAMBLER'S ROW
R314395.03
9
CONSTRUCTION NOTES
Dial 8-1-1 or 1-800-STAKE-IT (782-5348)
In Maricopa County: (602) 263-1100
Call at least two full working days
before you begin excavation.
Arizona Blue Stake, Inc.
®
JM
STAFF
JM
3/2/2023
3/7/23
8
MATCH SHEET 9
MATCH SHEET 5
2246.7
2244.8
2242.6
2240.8
2241.5
2244.5
2245.3
2249.6
2248.5
2246.3
2243.3
2240.9
2238.8
2240.5
2243.5
2245.6
2247.6
2246.5
2245.6
2243.7
2239.4
2248.5
2247.3
2243.6
2241.2
2238.4
2240.7
2248.3
2250
2245
2245
2245
2240
2240
BEN JORDAN ACRES
RU-43
506-06-060
BEN JORDAN
RU-43
506-06-061A
519TH AVE
519TH AVE
9
MATCH SHEET 8
MATCH SHEET 6
MATCH SHEET 7
BASIN "A"
HW = 2239.0
BOT = 2238.0
Vp = 3.1
Vr = 2.7
SHEET
PROJECT NO.
DESIGNED:
DRAWN:
CHECKED:
PLOT DATE:
OF
Land Planning Hydrology Land Development Civil Infrastructure Surveying
5050 N 40th Street, Suite 100 | Phoenix, AZ 85018
Office(602) 252-8384
www.huitt-zollars.com
SPECIAL USE PERMIT
SITE PLAN
GAMBLER'S ROW
R314395.03
9
Dial 8-1-1 or 1-800-STAKE-IT (782-5348)
In Maricopa County: (602) 263-1100
Call at least two full working days
before you begin excavation.
Arizona Blue Stake, Inc.
®
JM
STAFF
JM
3/2/2023
3/7/23
CONSTRUCTION NOTES
NARRATIVE REPORT
FOR
GAMBLER’S ROW
Case no. Z2022171
Prepared:
Aug 9, 2022
Second Revision:
Mar. 06, 2023
Prepared by:
HUITT-ZOLLARS, INC.
5050 N 40TH STREET
SUITE 100
PHOENIX, AZ
85018
602.252.8384
johnmireles@huitt-zollars.com
Jan 4, 2023
i
NARRATIVE REPORT
GAMBLER’S ROW
Table of Contents
1 PURPOSE OF REQUEST ......................................................................................... 1
2 LOCATION ........................................................................................................... 1
3 PROJECT DESCRIPTION ........................................................................................ 1
4 PROJECT DEVELOPMENT STANDARDS .................................................................... 7
5 LIGHTING ............................................................................................................ 9
6 SIGNAGE ........................................................................................................... 10
7 DEVELOPMENT SCHEDULE .................................................................................. 10
8 MANURE HANDLING............................................................................................ 10
9 DUST CONTROL ................................................................................................. 10
10 RELATIONSHIP TO SURROUNDING PROPERTIES ................................................... 11
11 CIRCULATION SYSTEMS ...................................................................................... 11
12 PARKING ........................................................................................................... 12
13 COMMUNITY FACILITIES AND SERVICES ................................................................ 13
14 PUBLIC UTILITIES AND SERVICES ......................................................................... 13
Reference Plans
Site Plan
NARRATIVE REPORT
GAMBLER’S ROW
1 PURPOSE OF REQUEST
Wickenburg is about 25 miles east of the subject project. Wickenburg advertises itself
as the team roping capital of the world. They may be right. Thousands of people travel to
Wickenburg during the winter season to participate in team roping events. The owner wishes
to construct a facility for equine events that require cattle such as team roping, cutting,
working cow horse and others as well as a RV Park. The proposed name of the facility is
Gambler’s Row.
2 LOCATION
Gambler’s Row proposed location will be adjacent to the west side of Eagle Eye Rd.
about 1,485 feet south of the intersection of Pete Road and Eagle Eye Road in Section 34,
Township 7N, Range 9W. It will occupy APN 506-06-061B and a portion of the south half of APN
506-06-061A which will require an interior lot line adjustment. The proposed Gambler’s Row is
also located east of and adjacent to a proposed 45 lot subdivision being developed by the
owner of Gambler’s Row under subdivision case number S2022008.
3 PROJECT DESCRIPTION
Gambler’s Row will consist of two outdoor arenas, one indoor arena, cattle holding
pens, cattle sorting pens, parking areas, areas for retail and concession vendors, public
restrooms, RV parks, RV park comfort stations, RV park office, horse stalls, facility shop and hay
storage. The RV Park will be owned and operated by the owner of Gambler’s Row. Gambler’s
Row will see seasonal usage. The season starts in October and ends in March. Events are
planned for daylight hours. On occasions, due to participants beyond expectation, events may
NARRATIVE REPORT
GAMBLER’S ROW
last into the evening hours. That is why the outdoor arenas have lighting. The Maricopa County
outdoor noise regulations will be followed. Also, all PA system speakers will be pointed in a
southerly direction toward vacant land.
3.1
RV Park
Two RV Parks are proposed for Gambler’s Row referred to as the West RV Park
and the East RV Park. The West RV Park consists of 95 spaces and two comfort
stations. The East RV Park consists of 45 spaces and one comfort station. The
RV Parks will be owned and operated by the owner of Gambler’s Row as a part
of the equine event facility. The comfort stations will contain restrooms,
showers and laundry facilities. The comfort stations are for the exclusive use
of the RV Park residents. They are not public restrooms. All of the spaces are
pull-throughs and angled at 45° to all streets. The RV Park interior streets are
all one way with proposed construction matching paragraph 11.0 below. A
check in booth / office is also provided. See the table below for estimated
occupancy. The RV Park is for event participants. The lower summer season
occupancy corresponds with the lower number of events as shown in the
indoor arena event table in Paragraph 3.2 and a lower number of participants
per event.
NARRATIVE REPORT
GAMBLER’S ROW
RV Park Annual Occupancy
Estimates
Total Spaces140
RV Park
Occupied
Month
% Full
Spaces
1
90%
126
2
90%
126
3
75%
105
4
45%
63
5
15%
21
6
15%
21
7
15%
21
8
15%
21
9
45%
63
10
75%
105
11
75%
105
12
90%
126
Annual Occupancy
NARRATIVE REPORT
GAMBLER’S ROW
3.2
Arenas
Two outdoor arenas are proposed as shown on the site plan. Gambler’s Row
will see seasonal usage. The outdoor arenas season starts in September and
ends in April. The following table shows scheduled events for these arenas.
Outdoor Arenas Events per Year
Events
Events
Month
per week
per
month
1
4
16
2
4
16
3
4
16
4
2
8
5
0
0
6
0
0
7
0
0
8
0
0
9
2
8
10
4
16
11
4
16
12
4
16
Total per Year
112
NARRATIVE REPORT
GAMBLER’S ROW
One indoor arena is proposed as shown on the site plan. Gambler’s Row will
see seasonal usage. The indoor arena season starts in April and ends in
September. The following table shows scheduled events for this arena.
Indoor Arena Events per Year
Events
Events
Month
per week
per
month
1
0
0
2
0
0
3
0
0
4
1
4
5
1
4
6
1
4
7
1
4
8
1
4
9
1
4
10
0
0
11
0
0
12
0
0
Total per Year
24
3.3
Additional Accessories
3.3.1
Horse stalls are proposed for rent by RV Park residents and horse
owners from off site. Each stall will be provided with a water supply. See
the site plan for the water system layout.
NARRATIVE REPORT
GAMBLER’S ROW
3.3.2
Proposed events require cattle. The cattle will require turn out
pens, holding pens, sorting pens, sorting/feeding alley and shipping pens
which are all provided on the site plan.
3.3.3
Hay storage for cattle feeding and purchase by horse stall
renters is provided.
3.3.4
An area is provided south of the east outdoor arena for trailers
owned by retail vendors and concessioners. Water and power will be
provided for these trailers which do not belong to the Gamblers Row owner
and will be hauled in and out for events.
3.3.5
Public Restrooms are proposed for the two outdoor arenas and
the indoor arena. The proposed restrooms for the outdoor arenas will be
pre-fabricated using 40' by 8' shipping containers, shipped to the site and
installed. The two restrooms for the indoor arena will be constructed
within the foyer of the indoor arena.
NARRATIVE REPORT
GAMBLER’S ROW
4 PROJECT DEVELOPMENT STANDARDS
4.1
The subject property is currently zoned RU-43. Lots are not being
created nor will lots be sold. See the table below for proposed standards.
Rural 43 Regulations (MCZO Section 503)
Maximum Building Height (Feet)
30
Minimum Yard Regulations:
Front
40
Rear
40
Interior Side
30
Street Side
20
Minimum Lot Area (SQ. FT.)
43,560
Minimum Lot Width (Feet)
145
Minimum Lot Area per dwelling Unit (SQ. FT.)
43,560
Maximum Lot Coverage (% of Lot)
25%
4.2
A portion of the proposed development under this SUP application will
be used for a RV Park with 140 spaces and three comfort stations. See the site
plan. The proposed RV Park is for the exclusive use of pickups pulling horse
trailers with living quarters. Typical travel trailers, motorhomes and mobile
homes will not be allowed. See the table below for the proposed standards.
NARRATIVE REPORT
GAMBLER’S ROW
MCZO Article 1203.1 Recreational Vehicle Park Standards
MCZO
Proposed
1203.1.1.
RV Spaces (1)
Minimum area
sf
3,000
1,740
Minimum average width
ft
44
30
1203.1.2.
RV's will conform to required setback & County plumbing & health codes.
1203.1.3.
RV Setbacks
Space boundaries
ft
5
5
Lot lines or screening
ft
10
10
1203.1.4.
RV Setbacks
Other RV's and buildings
ft
10
10
1203.1.5.
RV Setbacks
Front lot line clear area
ft
10
10
Side street lot lines
ft
10
10
1203.1.6.
Comfort stations will comply with MCHD and MCES requirements.
1203.1.7.
The streets bounding the SUP site will be constructed to MCDOT standards.
1203.1.8.
Design and construction of on and off site drainage improvements will be in accordance with the
requirements of MCDPD and the Flood Control District.
1203.7.9.
Fire protection will be provided by the Aguila Volunteer Fire Dept. and their requirements will be
met.
1203.1.11.
RV Park Interior Roadways (2)
Width
ft
26
16
Surfacing
2" AC over
4" ABC
1" of 3/4" rock
over compacted
native material
NARRATIVE REPORT
GAMBLER’S ROW
1203.1.12.
RV Park Screening (3)
Suitable planting height
ft
6
6
1203.1.14.
A licensed engineer shall certify the completion of the RV Park in accordance with the approved
development plan.
1203.1.15.
There are no subdivision lots of any kind within the SUP.
1203.1.16.
There is no access to any of the RV spaces from a public street.
1203.1.17.
RV Park residents have access to all SUP facilities for recreation.
1203.1.18.
RV Park signs shall comply with Chapter 14, Article 1406 of the MCZO.
1203.1.19.
Parking in the RV Park shall comply with Chapter 11, Article 1102.
1203.1.20.
RV Park lighting will reflect away from adjoining rural or residential zoning
districts and comply with any adopted County Outdoor Lighting Ordinance.
(1) The proposed RV Park is for the exclusive use of pickups pulling horse trailers with
living quarters. Typical travel trailers, motorhomes and mobile homes will not be allowed.
(2) All of the RV spaces are pull-throughs and angled at 45° to all streets. The RV Park
interior streets are all one way with proposed construction matching paragraph 11.0 below.
(3) The proposed screening is irrigated bamboo pruned to a height of six feet, irrigated
and planted to a thickness that will screen the RV park.
5 LIGHTING
Exterior lighting will consist of stadium type lighting for the outdoor arenas and wall
mounted lighting on the exterior of the indoor arena. All will be LED’s purchased and installed
in accordance with the Maricopa County Zoning Ordinance Section 1112. Exterior lighting will
face away from residential areas.
NARRATIVE REPORT
GAMBLER’S ROW
6 SIGNAGE
One sign is proposed at the main entrance which is from a new street called Gambler’s
Way. This sign will conform to Section 1402 of the Maricopa County Zoning Ordinance.
7 DEVELOPMENT SCHEDULE
Construction of Phase 1 of the facility is planned to start in the Fall of 2023 and be
completed in the Spring of 2024. Construction of Phase 2 is planned to start in the Spring of
2024 and be completed in the Fall of 2024.
8 MANURE HANDLING
Manure in horse stalls will be removed daily, deposited in dumpsters and hauled to a
local farm for fertilizer. Manure in the cattle sorting pens will be removed after each event,
deposited in dumpsters and hauled to a local farm for fertilizer. The density of the cattle in the
holding pens will preclude manure removal. The size and number of dumpsters will be
selected for weekly hauling and dumping.
9 DUST CONTROL
Two, 4,000 gallon water trucks will be used to constantly water all interior streets, RV
parks and parking areas on event days. Prior to each event day, 1,100 gallons of water per acre
will be applied to these areas. On other non-event days, water will be applied to these areas
as needed.
NARRATIVE REPORT
GAMBLER’S ROW
10 RELATIONSHIP TO SURROUNDING PROPERTIES
This proposed project is adjacent to and west of Eagle Eye Road about 1,485 feet south
of Pete Road. The property to the north between this project and Pete Road (506-06-061A)
belongs to the owner of this project, is zoned RU-43 and is un-developed and vacant. The
property to the south (506-06-059A) belongs to the owner of this project, is zoned RU-43 and is
undeveloped and vacant. The property to the west (506-06-060) belongs to the owner of this
project, is zoned RU-43 and is undeveloped and vacant. The owner of this project proposes to
develop a 45 lot subdivision on this property under subdivision case number S2022008. The
property to the east, on the east side of Eagle Eye road (506-06-062) is zoned RU-43 and is
undeveloped and vacant.
11 CIRCULATION SYSTEMS
11.1 A separate Traffic Impact Analysis (TIA) was prepared for the facility and the
proposed 45 lot subdivision to the west of and adjacent to the facility. The TIA
is enclosed with the SUP application package.
11.2 The proposed construction of interior streets is compacted native material
overlain with 1.0” of 3/4" minus crushed rock. The proposed drainage channel
crossings are at grade crossings. There will be more horse traffic on the interior
streets than vehicle traffic. The proposed street construction will be far less
conducive to legs injuries than pavement. In addition to the pickups hauling
horses and cars with spectators traveling to and from events, there will be
tractor trailer rigs entering and leaving Gambler’s Row with cattle and hay. A
NARRATIVE REPORT
GAMBLER’S ROW
separate entrance for these rigs is provided on the west side of Gambler’s Row.
At the peak of the season there will be 2.0 hay trucks and 1.0 cattle trucks
entering and leaving per week.
11.3 The main access to the site is on the south side of the east parking lot from a
new street called Gambler’s Way. Access to the site by hay and cattle truck is
on the west side, north of the RV Park from 519th Avenue. There are no interior
rights-of-way.
12 PARKING
The event that will draw the most participants will be team roping. The largest event is
expected to consist of 1,050 teams. Article 1102.1 of the Ordinance requires one parking space
per 200 square feet of floor area. There is no floor area since the indoor arena is an arena for
equine event use. There will be bleachers measuring 20 ft by 200 ft at each arena. 3 arenas *
20 ft * 200 ft is 12,000 square feet. At one parking space per 200 square feet, 60 parking spaces
would be required. 298 parking spaces are being provided because parking is needed for
participants more than spectators. Rancho Rio, a similar facility in Wickenburg, has the largest
events with the most participants. It has two outdoor arenas and six total acres of parking.
Gambler’s Row will have three arenas and 15 acres of parking. Parking spaces are restricted to
event participants and spectators. There is no public parking. Sheet 2 of the plans shows the
layout of the RV spaces with one vehicle parking space per RV space.
NARRATIVE REPORT
GAMBLER’S ROW
13 COMMUNITY FACILITIES AND SERVICES
Telephone
Table Top Telephone Co.
Internet
Table Top Telephone Co.
Police
Maricopa County Sheriff’s Office
Fire Protection
Aguila Volunteer Fire Dept.
Elementary School Aguila Elementary School
High School
Wickenburg Consolidated or
Bicentennial Union
Refuse
CR&R Environmental Services
14 PUBLIC UTILITIES AND SERVICES
14.1
The potable water provider is Aguila Water Services, Inc. (AWS), a
private water company regulated by the Corporation Commission. AWS has a
main of various sizes under Pete Road from Eagle Eye Road approximately
3,900 feet west. The largest pipe size in the main is 4 inch. It is proposed that
the entire main be converted to 4 inch pipe and extended along Pete Road to
the Northwest corner of Section 34.
14.2
The owner of Gambler’s Row is developing a proposed 45 lot
subdivision west of and adjacent to Gambler’s Row under subdivision case
NARRATIVE REPORT
GAMBLER’S ROW
number S2022008. It is proposed that the re-built main under Pete Road feed
a new water storage tank located on the south side of Pete Road within the
subdivision as part of a satellite system that will serve the subdivision and
Gambler’s Row. The storage tank will discharge, through pressure pumps, to
mains flowing south within the subdivision to a main within the Section 34
east-west mid-section line road, Gambler’s Way, which will feed Gambler’s Row
to the east.
14.3
There are no wastewater treatment facilities within 30 miles of the
subject project. Wastewater collection, treatment and disposal will be by on
site systems.
14.4
There will be up to 820 head of horses and cattle housed at Gambler’s
Row. In addition, Gambler’s Row will consume up to 31,000 gallons of water
per day for dust control. This water is not required to be potable. A separate
water system, not connected to the potable system, will be constructed to fill
these water needs. The system will include a well, water storage, pressure
pumps and a water distribution system.
14.5
The Aguila Volunteer Fire Department provides local fire protection.
Gambler’s Row will provide fire hydrants, water mains, water storage and
pressure pumps in accordance with their requirements.
14.6
Electricity will be provided by Arizona Public Service.
Jim Kary, PE
Planning & Development
301 W. Jefferson St., Suite 170
Phoenix, Arizona 85003
Phone: (602) 506-8799
www.maricopa.gov/planning
email address:
jim.kary@maricopa.gov
Maricopa County
Planning & Development Department
Date:
January 20,2023
Memo To: Darren Gerard, AICP, Planning Manager, Department of Planning &
Development
Attn:
Paola Jaramillo Quintero, Planner, Planning & Development Services
cc:
Michael Norris P.E., Engineering Manager, Planning and Development
From:
Jim Kary, Plans Examiner Engineer, Planning & Development
Subject:
Z2022171 - Gamblers Row PSEIS
APN(s):
506-06-061A and -061B
Engineering Review has reviewed the 2nd plan and report routed for review on
01/10/2023, for the subject application and has the following comments:
DRAINAGE PLAN REVIEW
The following comments shall be addressed on the first Building Permit
submittal. Strikethroughs indicate that the comment has been addressed.
1. OFFSITE HYDROLOGY
a. Appendix A2, Weighted Runoff Coefficient Calculations Table – The
drainage map indicates that subbasins are for the subdivision to the west
of this project. Revise table accordingly.
2. ONSITE HYDROLOGY
a. Email me an Land Use exhibit that shows which parts of the site are being
analyze as the 4 different Land Uses for the Gamblers Row Weighted
Runoff Coefficient Calculation. Include the name and contact information
for the individual who I can contact to discuss any comments I may have.
3. ONSITE RETENTION
a. Drainage report section 6.3 Stormwater Storage – Retention basins shall
infiltrate all of the runoff into the ground. Outfall pipes will not be allowed
unless they drain to a larger retention basin that will infiltrate the runoff.
4. RETENTION DISPOSAL
a. Retention basins must drain within the required 36 hours. Drywells or soil
percolation test will be required to verify the retention basins will drain in 36
hrs. This information must be submitted with the first Building permit
Submittal.
Page 2 of 4
5. RUNOFF ROUTING
a. The Drainage report On-Site exhibit in the drainage report shows that runoff
for Collector Channel 1 will route runoff from Gamblers Row to Ben Jordan
Acres. Runoff must enter and exit a property in the historic location. Revise
plan and Drainage Report as required.
b. Update the Drainage Report On-Site Culvert 3 channel to the outfall for
Drainage Pipe 2 which is the historical outfall for the washes. Show how
the Culvert 4 and 5 channels will be routed to the historical outfalls.
c. Drainage Report section 3 Development Standards, Item 1 - Natural
washes/channels must enter and exit the site in the historic location.
Revise the drainage report and plat as required.
d. See attached Drainage Design Manual for Maricopa County – Hydraulics
and revise the channel designs to meet the FCD’s requirements for Froude
numbers.
6. CROSS SECTIONS
a. No comments.
7. FINISHED FLOORS (PADS)
a. No comments.
8. TOPOGRAPHY
a. No comments.
9. FLOODPLAINS
a. The site is in a SFHA Zone X.
10. EROSION SETBACKS
a. This item does not apply to this application.
FLOOD CONTROL DISTRICT REVIEW
a. The site is in a SFHA Zone X.
PND TRANSPORTATION PLAN REVIEW
a. No comments.
PND TRANSPORTATION PLAN REVIEW R/W INFORMATION
a. Eagle Eye Road is classified as a future principal arterial. A 65-ft half-width
right-of-way dedication is required for Eagle Eye Road from the section line.
Page 3 of 4
b. Further coordination on requirements to perimeter roadways is needed.
Please reach out to Denise Lacey at Denise.Lacey@maricopa.gov or 602-
506-6712 for further input.
c. Any additional dedication and offsite improvements needed will be
determined by MCDOT Traffic and MCDOT Permits based on submittal of
a TIA/TIS.
d. See attached MCDOT’s TIS and Plat approval memo.
STORM WATER QUALITY REVIEW/INFORMATION
1. The subject site is not located within the County’s Urbanized Area. A Storm
Water Pollution Prevention Permit (SWPPP) from the County will not be
required prior to issuance of any construction permits. This does NOT preclude
the requirement to obtain a Notice of Intent to Discharge (NOID) from the State
(ADEQ), as may be required.
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 (Site Infrastructure) Plans must be submitted
with the application for Building Permits
Please contact me with any questions.
Page 4 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