08. TU260026 PZ Staff Report
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Planning & Development Department 301 W. Jefferson St., Suite 170 Phoenix, Arizona 85003 P: 602.506.3301 E: Veronica.Mandasari@maricopa.gov Page 1 of 7 Report to the Planning & Zoning Commission Prepared by the Maricopa County Planning and Development Department Case: TU260026 – Temporary Yard for waterline project on Peoria Ave. Hearing Date: July 23, 2026 Supervisor District: 4 ____________________________________________________________________________________________ Applicant: Jesus Jaramillo, Elite Civil Construction Property Owner: Jack Beals (Cowpokes Investments LLC) Request: Temporary Use Permit (TUP) – for a temporary off-site construction yard Site Location: APNs 501-43-020T and 501-43-020S @ 14433 W. Peoria Ave., in the Waddell area Site Size: Approx. 2.32 acres Current Use / Zoning: Vacant / Rural-43 MAAMF Open Violation: V2600749 (for storage of the construction materials without an established primary use) Citizen Support/Opposition: 3 in opposition Recommendation: Approve with conditions Planning & Development Department 301 W. Jefferson St., Suite 170 Phoenix, Arizona 85003 P: 602.506.3301 E: Veronica.Mandasari@maricopa.gov Page 2 of 7 Request: 1. The applicant, Jesus Jaramillo of Elite Civil Construction LLC, is requesting a TUP to allow a temporary storage yard for materials required for a waterline project on parcels 501-43-020T and 501-43-020S in the Rural-43 MAAMF zoning district. The subject site is located inside the high noise and accident potential zone of Luke Air Force Base (LAFB), within the 70 Ldn noise contour. The applicant is proposing to use the vacant parcels for limited duration construction staging, including storage of materials, equipment, employee parking, and related logistical activities necessary to complete the work. Luke AFB Noise Contour of the Subject Site 2. The proposed temporary yard complex is requested to support a water line extension project that consists of installation of 6,776 LF of 16” pipe, 5,353 LF of 20” pipe, and 444 LF of 6” pipe along Peoria Ave. A temporary construction office/yard complex is allowed in compliance with Article 1002.2. of the Maricopa County Zoning Ordinance (MCZO). Approval of the TUP will resolve zoning violation V2600749 (for storage of the construction materials without an established primary use). 3. The temporary yard complex will be utilized until December 12, 2026. No structures will be erected on the site other than temporary security fencing. Access to the yard will be controlled through two access points on Peoria Ave. Materials will be stored in designated areas totaling 43,550 SF. This yard will be a staging area allowing the contractor to coordinate deliveries, reduce unnecessary truck circulation, and maintain a safer and more efficient construction operation. Upon completion of the project’s construction activities, use of the temporary yard will cease and all equipment and materials will be removed. The site will be returned to a clean and stable, vacant condition. 4. The site has been posted in accordance with MCZO Article 1002.3.1.3. with the required 10-day posting period. The site was posted on June 30, 2026 and the 10 days expired on July 9, 2026. Staff received three letters of opposition to the application during the posting period. The item has been scheduled for a Commission determination because of the opposition. Planning & Development Department 301 W. Jefferson St., Suite 170 Phoenix, Arizona 85003 P: 602.506.3301 E: Veronica.Mandasari@maricopa.gov Page 3 of 7 Site Plan 2026 Aerial Image of the Subject Site Planning & Development Department 301 W. Jefferson St., Suite 170 Phoenix, Arizona 85003 P: 602.506.3301 E: Veronica.Mandasari@maricopa.gov Page 4 of 7 Surrounding Zoning Background: 5. May 12, 2026: zoning violation V2600749 was verified on parcel 501-43-020T for storage of heavy equipment without an established primary use. 6. June 12, 2026: The applicant submitted the subject TUP request (TU260026). 7. July 6, 2026: The subject TUP on the subject parcels received a use compatibility and consistency determination from LAFB per UC260017. Reviewing Agencies’ Comments: 8. Engineering (Transportation, Drainage, and Flood Control): No objection to the request, no comments provided. 9. Environmental Services Department (MCESD): No objection to the request, no comments provided. Existing On-Site and Surrounding Zoning /Land Uses: 10. On-site: Rural-43 / vacant North: Peoria Ave., then City of Surprise South: Rural-43 / vacant East: 144th Dr., then Rural-43 / single family residence West: Rural-43 / plant nursery Planning & Development Department 301 W. Jefferson St., Suite 170 Phoenix, Arizona 85003 P: 602.506.3301 E: Veronica.Mandasari@maricopa.gov Page 5 of 7 Maricopa County Zoning Ordinance – Section 1002 Temporary Uses 1002.2.7 Temporary Construction Office/Yard Complex: Temporary off-site construction yard and construction office complex that does not meet the requirements outlined in Article 603.8. Site Analysis: 11. The subject parcels include approximately 2.32-acres of vacant land located at the northeast corner of Peoria Ave. and 114th Dr. The applicant is proposing to store materials on two adjacent parcels. Total lot size for both parcels is 101,291 SF., and the requested designated area is 43,550 SF. According to the applicant the proposed yard complex is requested because the temporary construction easement along the right of way does not have the adequate space to store materials. Since this is an “off-site” construction yard (not on site of the construction) a TUP is required. 12. For circulation, the applicant is proposing access points for each parcel, from Peoria Ave. various sections of which fall either inside the City of Glendale or City of Surprise jurisdictions. The applicant has obtained building permits from the respective municipal jurisdictions. 13. The parcels are located in MAAMF zoning overlay, and staff received confirmation that LAFB has determined the proposed temporary use for the water line extension project is compatible and consistent with military airbase operations and statutory requirements for the high noise and accident potential zone (ref.: UC260017). Findings: 14. The subject property was posted on June 30, 2026. Staff received three items of opposition from nearby residents and homeowners. The letters speak to: • Witnessing commercial activities taking place on the property. • Enduring numerous land-use conflicts over the years. • Concerns that the TUP would be incompatible with the residential character of their neighborhood. • Commercial equipment and outdoor storage will create a negative first impression as it is located at the entrance to the neighborhood. • The business has increased traffic and activity beyond what is appropriate for residential areas. • The applicant’s company employees are using a private roadway to access the property; parking their personal vehicles on the private street; and driving and parking across neighboring lots that are not included in the TUP application. • Storage of outdoor equipment and material storage should have appropriately zoned commercial and industrial locations. • The operation began before TUP approval was obtained, which encourages future applicants to establish non-permitted uses first and seek authorization afterward. 15. The residents are requesting that the Commission deny the TUP. However, staff supports approval of the TUP per the requirements of MCZO Article 1002.2.7. The request satisfies the requirements of A.R.S. § 11-811(A)(1), to provide an adequate storage area towards the completion of the Copperwing Distribution Looping and Improvements Phase 1 project. 16. The TUP will only be valid through December after which the site will be returned to a clean, vacant state. Planning & Development Department 301 W. Jefferson St., Suite 170 Phoenix, Arizona 85003 P: 602.506.3301 E: Veronica.Mandasari@maricopa.gov Page 6 of 7 17. LAFB has signed-off on the TUP in that they’ve found this request for temporary contractor equipment storage yards on parcels 501-43-020T and 501-43-020S to be compatible and consistent with within the high noise and accident potential zone of a military airbase and ancillary military facility. 18. The site was posted in accordance with MCZO requirements. Reviewing County agencies do not have any objections to the request. 19. MCZO, Art. 706.6.3 says that uses determined to be consistent and compatible with the statutory requirements of the high noise and accident potential zone must obtain approval of a Military Compatibility Permit (MCP) and Plan of Development (POD0 pursuant to MCZO, Art. 706.7 and other applicable requirements of this Ordinance. [Emphasis added] Staff has interpreted this to allow the TUP to act as the MCP and POD given the temporal nature of the entitlement with a very short duration of only five months, and the fact that the temporary use is in support of a public infrastructure improvement project. Recommendation: 20. Staff recommends approval of TU260026 subject to the following conditions: a. Development of the site for a temporary construction office/yard complex shall comply with the site plan entitled, “Copperwing Distribution Looping and Improvements Phase 1 Storage Yard Site Plan”, consisting of one page, and stamped received 7/14/26, except as modified by any conditions identified herein. b. Use of the site for a temporary construction office/yard complex shall be in conformance with narrative report entitled, “Copperwing Distribution Looping and Improvements Phase 1 Temporary Staging Yard Narrative,” consisting of one page, and stamped received 7/14/26, except as modified by any conditions identified herein. c. This Temporary Use Permit is authorized for a temporary construction office/yard complex and shall expire on December 31, 2026. The TUP approval letter must be visibly displayed at the front of the property at all times. Failure to meet this display requirements shall result in revocation of the Temporary Use Permit if a Zoning Citation is issued. d. The property owners and their successors waive claim for diminution in value if the County takes action to rescind approval due to noncompliance with any condition. e. Approval of this Temporary Use is not an approval to construct. Prior to construction, development, or se of the property, the applicant/owner shall obtain all necessary clearances and construction permits. f. All development and engineering design shall conform with the Drainage Regulation, Drainage Policies and Standards, and current engineering policies, standards, and best practices at the time of application for construction. g. Prior to zoning clearance approval, developer(s) and/or builder(s) shall establish emergency fire protection services, covering all real property contained within the project area during the course of construction, and shall obtain a ‘will serve’ letter substantiating coverage from the appropriate Fire District, Department, or Company servicing the site. Planning & Development Department 301 W. Jefferson St., Suite 170 Phoenix, Arizona 85003 P: 602.506.3301 E: Veronica.Mandasari@maricopa.gov Page 7 of 7 h. Extension of an approve TUP shall only be granted by the Planning & Zoning Commission upon submittal of a new TUP application. The Commission may grant a one-time extension for up to two years if all requirements of the original TYP are met and the applicant/owners provide justification for unusual or exceptional circumstances not of the owners’ creation. Request for time extension must be submitted prior to the expiration of the current TUP. i. Upon expiration or termination of the TUP, the temporary use shall cease. Any temporary or mobile structures shall be removed within ten days of said expiration or termination. Any alterations to the principal or accessory buildings or structures shall obtain issued permits to be completed with approved final inspections within 30 days of expiration. The conditions of approval of this Temporary Use Permit may be appealed by the property owner to the Hearing Officer pursuant to ARS § 11-832. Provide written request for appeal to the Hearing Officer Liaison at this address within 30 calendar days of the determination / approval date to schedule an administrative hearing. Attachments: Case Map (1 page) Application (1 page) Site Plan (1 page) Narrative (2 pages) Supplemental Questionnaire (1 page) Opposition (6 pages) cc: TU260026 case file Patrick Dongarra, ETI – GIS PlanNet Update / Maricopa County Planning & Development - Phoenix, AZ 4 Gross Acres: 2 approx. Generated June 24, 2026 8:21 AM TU260026 Application Name: Legal Description Copperwing Distribution Looping and Improvements Phase 1 Applicant Case Address Jesus Jaramillo 14433 W PEORIA AVE WADDELL, AZ 85355 Applicant Phone/Email Parcel Primary:501-43-020T 6026103555 WADDELL, AZ 85355 Map scale 1:1,139 Supervisor District No. Temporary yard required to store materials for a waterline project on Peoria Ave. Planning & Development Department 301 W. Jefferson St., Suite 170 Phoenix, Arizona 85003 P: 602.506.3301 Temporary Use Permit Application Packet /23 Please select the type of Temporary Use Permit application from the following checkboxes. Caretakers Quarters Non-residential use of mobile home Construction Office/Yard Complex Temp Event Temporary Housing Model Home Sales Complex Seasonal Sales Underage Occupancy Other Is this Design Build? Yes No Is this Residential? Yes No REQUEST Requested Temporary Use: Existing Use & Zoning District: Length of Time Requested: PROPERTY INFORMATION Address (if known): Directions to subject property (include nearest City/Town:): Size in Acres: Square Feet: Section: Township: Range: Assessor’s Parcel Number/s: Building Permit # (if applying for Temporary Housing): Violation Case # (if applicable): OWNER’S AUTHORIZED AGENT INFORMATION Name: Contact: Address: City: State: Zip: Phone #: Fax#: E-mail Address: PROPERTY OWNER INFORMATION Name: Contact: Address: City: State: Zip: Phone #: Fax#: E-mail Address: PROPERTY OWNER AND OWNER’S AGENT AUTHORIZATION I (property owner) authorize (owner’s agent) to file this application on all matters relating to this request with Maricopa County. By signing this form as the property owner I hereby agree to abide by any and all conditions that may be assigned by the Maricopa County Board of Supervisors, Maricopa County Planning and Zoning Commission, or Maricopa County Planning and Development Department staff as applicable, as part of any approval of this request, including conditions, development agreements, and/or any other requirement that may encumber or otherwise affect the use of my property. INSPECTIONS By submitting this application, I am inviting County staff to conduct all site inspections they deem necessary. PROPOSITION 207 WAIVER – Signature Required The property owner acknowledges that the approval being sought by this application may cause a reduction in the existing rights to use, divide, sell or possesses the private property that is the subject of this application. The property owner further acknowledges that it is the property owner who has requested the action sought by the filing of this application. Therefore, with full knowledge of all rights granted to the property owner pursuant to A.R.S.§12-1132 through 1138, the property owner does hereby waive any and all claims for diminution in value of the property with regard to any action taken by Maricopa County as result of the filing of this application. Property Owner Signature: _______________________________________________________ Date: ______________________________________ VERIFICATION OF APPLICATION INFORMATION – Signature Required I certify that the statements in this application and support material are true. Any approvals or permits granted by Maricopa County in reliance upon the truthfulness of these statements may be revoked or rescinded. Owner or Authorized Agent Signature: Date: ARS § 1605 TIMEFRAME EXTENSION I authorize a 50% timeframe extension for the review of my application as adopted by the Board of Supervisors per ARS § 1605 and as amended. Property Owner Signature: Date: TEMPORARY USE PERMIT APPLICATION APPLICATION MUST BE COMPLETED IN FULL ALL FEES ARE DUE AT TIME OF APPLICATION AND ARE NON-REFUNDABLE ■ ■ A permit required for a construction yard complex. RU-43 199 Days Parcel west of 144th DR and Peoria Ave, Peoria, AZ 2.32 101,291.00 28 3N 1W 501-43-020S, 501-43-020T N/A V2600749 Elite Civil Construction LLC Jesus Jaramillo 3240 W. Lincoln St Phoenix AZ 85009 (210) 251-8186 jesus@elitecivilcon.com Cowpokes Investments LLC Jack Beals 2745 Spring Dr SE Smyrna GA 30080 (404) 433-6339 jackbeals@gmail.com Jack Beals Jesus Jaramillo 6/16/2026 6/16/2026 Copperwing Distribution Looping and Improvements Phase 1 Temporary Staging Yard Narrative The project requires the temporary use of a vacant parcel of land as a construction yard to support nearby construction activities in a safe, organized, and efficient manner. The site will be used for limited-duration construction staging, including the storage of materials, equipment, employee parking, and related logistical activities necessary to complete the work. Using this vacant land for a temporary construction yard will reduce congestion at the active construction site, improve traffic flow, support worker safety, and allow materials and equipment to be managed in a controlled location. The proposed use is temporary and will be directly associated with the construction project on Peoria Ave and will not include any work performed on the parcels. Activities on the property will be limited to those needed for construction support and will be conducted in a manner intended to minimize impacts to surrounding properties. Access to the yard will be controlled, materials will be stored in designated areas, and equipment will be maintained and staged so that the site remains orderly and secure. The yard will not be used for permanent operations, public sales, manufacturing, or any unrelated commercial activity. Appropriate measures will be implemented to protect adjacent properties and the public, including maintaining clear access routes, managing dust and debris, securing stored materials and equipment, and complying with applicable safety, traffic, noise, and environmental requirements. The temporary construction yard will allow the project team to coordinate deliveries, reduce unnecessary truck circulation, and maintain a safer and more efficient construction operation. Upon completion of the construction activities, the temporary yard use will cease, all equipment, materials, temporary facilities, and debris will be removed from the property, and the site will be returned to a clean and stable condition. The temporary use of the vacant land is therefore necessary to support construction logistics while maintaining public safety, reducing impacts to the surrounding area, and ensuring the project can proceed in an orderly and responsible manner. The project details are as follows: Anticipated Start Date: 7/27/2026 Anticipated End Date: 12/31/2026 Working Hours: Monday – Friday 5:00 am to 3:00 pm Employee Parking Spaces: 3 EA - The employee parking will be limited to approximately 3 parking spaces. This area will be utilized as a material storage area and will have minimal use. The work associated with this project consists of installing a waterline on Peoria Ave from 151st Ave to Dysart Rd. No work will be conducted within the material storage area. The work will be completed within the Peoria Ave right of way. Site Access - Access to the storage area will be through Peoria Ave and will not impact 114th Drive. - The site access will include 2EA 20FT temporary gates facing Peoria Ave. During working hours, the gates will be open allowing access to the storage area. Site Security - The storage area will be enclosed with a temporary chain link fence. This will prohibit entrance from the west, south, and east sections of the site. - Durning non-working hours, the gates will be closed with a lock and chain. For any questions or concerns, please contact Jesus Jaramillo at (210) 251-8186. Jesus Jaramillo President Planning & Development Department 301 W. Jefferson St., Suite 170 Phoenix, Arizona 85003 P: 602.506.3301 Temporary Use Permit Application Packet 12/1/23 TEMPORARY USE PERMIT SUPPLEMENTAL QUESTIONNAIRE 1. Explain the type of Temporary Use being proposed and why it is needed: 2. What length of time will the Temporary Use be located on the property: 3. Please note any other comments: 4. List all structures to be erected in conjunction with the event (if applicable). Owner’s Signature/Authorized Agent’s Signature:________________________________________ Date: _________________ The temporary use permit is required to store materials needed for a waterline installation on Peoria Ave. The project consists of the installation of 6,776 LF of 16" pipe, 5,353 LF of 20" pipe, and 444 LF of 6" pipe. The temporary construction easement along the right of way does not have the adequate space to store materials. This is a vacant property near the construction site and can be used to store materials. The storage yard will be utilized until 12/31/2026. No structures will be present at the site. 06/12/2026 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. Outlook Opposition to Special Use Permit TU260026 From Jack Tolmachoff <tolmachoff81@gmail.com> Date Thu 6/25/2026 1:07 PM To Veronica Mandasari (PND) <veronica.mandasari@maricopa.gov>; Alba Holloway (PND) <Alba.Holloway@maricopa.gov>; Stefona Ranallo (PND) <stefona.ranallo@maricopa.gov>; Laxmikanth Narwa (DOT) <Laxmikanth.Narwa@maricopa.gov> Dear Planning & Zoning Staff, I am writing to formally oppose Special Use Permit TU260026. As a nearby resident and homeowner, I have witnessed the commercial activities taking place on this residentially zoned property and believe approving this Special Use Permit would be incompatible with the residential character of our neighborhood. My concerns include the following: The proposed commercial use is not compatible with the surrounding residential properties and changes the character of our neighborhood. Because the property is located at the entrance to our neighborhood, the commercial equipment and outdoor storage create a negative first impression for every resident and visitor entering the community. The business has increased traffic and activity beyond what is appropriate for a residential area. Company employees are using our private roadway to access the property rather than entering from the public roadway. Company employees are parking their personal vehicles on our private street. Company vehicles have driven across and parked on neighboring lots that are not included in the Special Use Permit application, extending the impacts beyond the subject property. Businesses that require outdoor equipment and material storage have appropriately zoned commercial and industrial locations available. Residential neighborhoods should remain residential. I am also concerned that the commercial use began before approval of this Special Use Permit was obtained. Approving the permit after commercial operations have already started could encourage future applicants to begin non-permitted uses before obtaining the necessary approvals. For these reasons, I respectfully request that the Planning & Zoning Commission and the Board deny Special Use Permit TU260026 and preserve the residential character, safety, and integrity of our neighborhood. Please include this letter in the public record for Case TU260026. I also request notification of all hearings, staff reports, and decisions related to this application. Thank you for your time and consideration. Sincerely, Jack Tolmachoff This Message Is From an External Sender This message came from outside your organization. Please use caution when corresponding outside the county. Outlook Special use permit TU260026 From Beth Mortensen <bethmortensen9@gmail.com> Date Tue 6/30/2026 12:12 PM To Veronica Mandasari (PND) <veronica.mandasari@maricopa.gov>; Alba Holloway (PND) <Alba.Holloway@maricopa.gov>; Stefona Ranallo (PND) <stefona.ranallo@maricopa.gov>; Laxmikanth Narwa (DOT) <Laxmikanth.Narwa@maricopa.gov> Dear Planning & Zoning Staff, I am writing to formally oppose Special Use Permit TU260026. I live in close proximity to this property. Our neighborhood has endured numerous land-use conflicts during the years we have lived here, and using this property—even temporarily—for commercial storage is inconsistent with the residential zoning and deed restrictions that govern our community. I have been directly affected by the commercial activities already occurring on this residentially zoned property. Approving this Special Use Permit would be inconsistent with the residential character and intended use of our neighborhood. My concerns include the following: The proposed commercial use is incompatible with the surrounding residential properties and alters the character of the neighborhood. Because this property is located at the entrance to our neighborhood, the visual impacts of commercial equipment and outdoor storage affect every resident and visitor entering the community. The commercial use has resulted in increased traffic, activity, and dumping that are not typical of a residential neighborhood. Company employees are using our private drive to access the property rather than entering from the public roadway. Company employees are parking personal vehicles on our private street. Company vehicles have also driven across and parked on neighboring lots that are not part of the Special Use Permit request, extending the impacts beyond the subject property. Businesses that require outdoor equipment and material storage have appropriately zoned commercial and industrial properties available to them. Residential neighborhoods should remain residential. I also believe it is important to consider that the commercial use began before approval of this Special Use Permit was obtained. While this application is for a temporary use, the permit is being sought only after the property was already being used to store commercial materials. Granting approval after commercial operations have already commenced could encourage future applicants to establish non-permitted uses first and seek authorization afterward, rather than following the County's zoning process before beginning operations. I respectfully request that the Planning & Zoning Commission and the Board deny Special Use Permit TU260026 and preserve the residential character, safety, and integrity of our neighborhood. Please include this letter in the public record for Case TU260026. I also request notification of all hearings, staff reports, and decisions related to this application. Thank you for your time and consideration. Sincerely, Beth Mortensen 14438 W. Cochise Dr Waddell, AZ 85355 623-570-6431 This Message Is From an External Sender This message came from outside your organization. Please use caution when corresponding outside the county. Outlook Formal Opposition to Special Use Permit TU260026 From Hollie Tolmachoff <hollietolmachoff@gmail.com> Date Thu 6/25/2026 12:49 PM To Veronica Mandasari (PND) <veronica.mandasari@maricopa.gov>; Alba Holloway (PND) <Alba.Holloway@maricopa.gov>; Stefona Ranallo (PND) <stefona.ranallo@maricopa.gov>; Laxmikanth Narwa (DOT) <Laxmikanth.Narwa@maricopa.gov> Dear Planning & Zoning Staff, I am writing to formally oppose Special Use Permit TU260026. I am a nearby resident and have been directly affected by the commercial activities occurring on this residentially zoned property. Approving this Special Use Permit would be inconsistent with the residential character and purpose of our neighborhood. My concerns include the following: The proposed commercial use is incompatible with the surrounding residential properties and changes the character of the neighborhood. Because this property is located at the entrance to our neighborhood, the visual impacts of commercial equipment and outdoor storage affect every resident and visitor entering the community. The commercial use has resulted in increased traffic and activity that is not typical of a residential neighborhood. Company employees are using our private drive to access the property rather than entering from the public roadway. Company employees are parking personal vehicles on our private street. Company vehicles have also driven across and parked on neighboring lots that are not part of the Special Use Permit request, extending the impacts beyond the subject property. Businesses that require outdoor equipment and material storage have appropriately zoned commercial and industrial properties available to them. Residential neighborhoods should remain residential. I also believe it is important to consider that the commercial use began before approval of this Special Use Permit was obtained. Granting approval after commercial operations have already commenced could encourage future applicants to establish non-permitted uses first and seek authorization afterward, rather than following the County's zoning process before beginning operations. I respectfully request that the Planning & Zoning Commission and the Board deny Special Use Permit TU260026 and preserve the residential character, safety, and integrity of our neighborhood. Please include this letter in the public record for Case TU260026. I also request notification of all hearings, staff reports, and decisions related to this application. Thank you for your time and consideration. Sincerely, Hollie Tolmachoff