P-26-79-CUP Project Narrative

King Steel, LLC
Structural Steel Fabrication Business
Conditional Use Permit Request
Project Narrative
660 E. 38th Ave, Apache Junction, AZ
A request for a
Conditional Use Permit
Application Numbers: P-26-62-PDR
Filing date: September 3rd, 2026

Table of Contents
Page
Introduction................................................................................................. 2
Description of Property…………………………………………………...….... 5
Request...................................................................................................... 6
Conditions Use Permit - Justifications……….............................................. 6
Conclusion................................................................................................. 8
List of Figures
Aerial Photo................................................................................................. Exhibit A
Photograph of existing building................................................................. Exhibit B
Site Plan...................................................................................................... Exhibit C
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INTRODUCTION
On behalf of our client, A. King Steel, LLC, we are pleased to submit this
Conditional Use Permit application and supporting materials for an approximately
1.64-gross acre site located in the Baseline Industrial Park at 660 E. 38th Avenue,
Apache Junction, AZ 85119 (APN’s: 102-56-033A & 102-56-0340). The site is within
1/2 mile of the US60 Superstition Freeway and is located between Idaho Road to
the east; Tomahawk Drive to the west; US 60 to the north and Baseline Avenue to
the south. The hours of operation will be from 6:00 am to 4:30pm M-F.
Exhibit A – Aerial Photo
Who is the Business Owner? The owner of the proposed business is A. King Steel,
LLC, a new structural steel fabrication company that specializes in the production
of architectural structural steel. They adhere to the principles of regulatory
compliance, prioritizing safety, and responsible site management and would like
to contribute to the local community through a new stream of economic activity
in the area. There are no other locations for this business, it is a new start-up and
would be using industry standard best practices for its day to day operations.
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A. King Steel, LLC is
seeking a Conditional
Use Permit, to operate
their business within the
B-5 industrial zoning
district which allows
heavy industrial uses
with a conditional use
permit. A. King Steel,
LLC plans to lease and
operate a high-quality
steel fabrication facility
that will be compatible
with the adjacent and Exhibit B – Front Office & Covered Outdoor Fabrication Area
surrounding industrial
uses within the Baseline Industrial Park. The company will employ 5-10 certified
welders, several project managers and office staff as required.
The proposed operation will consist of light-to-moderate industrial activities
associated with the fabrication of structural steel components for commercial
and residential construction projects. This steel fabrication company will offer
local employment opportunities, drive economic growth, and perpetuate
Apache Junction as the leader for industrial businesses in Arizona. All operations
are intended to be conducted in a manner that is safe, organized, and compliant
with applicable city, county, and state regulations.
Why steel fabrication? Being in the right location with the right product is
important in the architectural steel production industry. A. King Steel selected this
site after carefully reviewed the market data in this area and based on that
research has concluded there is sufficient market demand for structural steel
fabrication.
The increased demand for structural steel over the past decade is attributable to
many different factors. Those include the following factors:
• The dramatic increase in development over the past several years;
• Structural steel is used in many forms of architectural design and is a key
component to many structures and buildings throughout the valley.
• New structural steel fabrication facilities are needed to meet the current
market demand, and few new structural steel businesses have opened in
the area.
What is the proposed layout? The site and primary structure will mostly remain as
is currently configured with a 2,099 square foot building, an approximately 3,000
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sf outdoor covered welding area over a cement pad and associated site parking,
driveways, utilities, and amenities. The site includes circulation for delivery trucks
with two access points, one dedicated for entry and one dedicated for exiting
trucks. Cars and personal vehicles circulation is separated from truck traffic, and
parking is provided for nine(9) vehicles and one(1) accessible stall.
Loading and unloading will occur behind the gated and fenced outdoor storage
yard, with loading and unloading areas. Materials will be stored on the edges of
the site to minimize conflicts with loading operations. The site also includes
landscaping along 38th Avenue and around the parking lot. The single story
building includes two (2) offices, two (2) restrooms, and warehouse space that will
include a fabrication shop area for small products and CNC machine with a
plasma cutting machine. The building has store front glazing, upgraded
stonework on building and walls near the office. The building is clean and in good
working order.
The business owner plans to upgrade the electrical power supply to 3-phase
power and is currently working with SRP and the business and property owners
plan to work together to confirm site drainage is in compliance with approved
grading and drainage plans for the site and flowing properly during rain events.
Exhibit C – Conceptual Site Plan
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Outdoor Painting and Finishing Areas? Painting and coating of fabricated steel
components will occur away from the office building within the area designated
on the site plan shown with a blue outline. This area is located away from the
property lines of adjacent businesses and has a buffer of approximately 40 feet
from the street. This area is screened by the property wall and will utilize efficient
application methods, proper environmental containment, and use low-VOC
coatings.
High-volume, low-pressure (HVLP) or air assisted airless spray guns will be used to
provide a higher transfer efficiency, drastically reducing overspray. Dedicated
pollution control systems will capture the lower amounts of overspray that can
occur.
A containment system consisting of containment shrouds, curtains and partial
blast enclosures will be utilized to minimize emissions. Mixing and cleaning areas
will be located away from storm drains and spill kits will be located near painting
areas. These activities will be conducted in compliance with environmental
regulations. Materials used will be handled and stored in accordance with
applicable guidelines.
DESCRIPTION OF PROPERTY
Located on the southern edge of Apache Junction, approximately two miles
south of downtown Apache Junction, the site is just east of Idaho Road and north
of Baseline Road. The site is a mere quarter of a mile south of the Superstition
Freeway (US60) which provide good regional access to the highway and
interstate system.
The subject site is located within the Baseline Industrial Park, which designates this
site for industrial uses within the B-5 zoning district. Steel fabrication is permitted in
the B-5 “industrial” zoning district with a Conditional Use Permit (CUP). There are
no nearby subdivisions or residential uses.
The subject site is level with a gentle slope to the east and has been developed
with an office building, laydown space, circulation, and parking. The building is
currently vacant, and the yard has been cleared. The site was formerly used as
an impound yard for towed vehicles. The site is currently serviced by utilities for
water, sewer, gas, electricity, and communications. There site will need an
electrical upgrade via SPR to support 3-phase power. The applicant is working
with SRP on a plan to provide 3-phase service to the site.
The site is located outside of the FEMA Special Flood Hazard Area (SFHA) and has
been determined to be within FEMA Zone X (areas of minimal flooding) per the
flood insurance rate map (FIRM), panel 04021C0018F.
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Traffic generation to the use will be limited, and access to the site will be from two
driveways off of 38th Avenue. The site features an enclosed outdoor yard which is
screened by an existing 7-8 foot concrete masonry perimeter wall. The site has
mature landscaping near the entrance to the office and around the perimeter of
the site.
REQUEST
The formal request would be for approval of a Conditional Use Permit (CUP) for
Heavy Manufacturing as per § 1-5-3: Non-Residential Use Regulations. The request
would allow for the operation of a steel fabrication business, within the Baseline
Industrial Park, listed as assessor’s parcel numbers 102-56-003A and 102-56-0340.
The proposed use falls under the category of “Heavy Manufacturing” which is
permitted in the B-5 “Industrial” zoning district with a Conditional Use Permit (CUP).
The findings of this report have considered seven factors to determine whether a
CUP should be granted, those include the following:
(a) Adequacy of roadways, off-street parking, public facilities, and
services to accommodate the proposed use;
(b) Negative impacts arising from the emission of odor, dust, gas, noise,
lighting, vibration, smoke, heat, or glare;
(c) Contribution to the deterioration of the neighborhood or the negative
impact on neighborhood property values;
(d) Compatibility with surrounding uses and structures;
(e) Conformance with the General Plan and city policies;
(f) Screening and buffering of uses; and
(g) Unique nature of the property, use and/or development's physical
characteristics.
JUSTIFICATIONS FOR THIS CONDITIONAL USE PERMIT
Upon review, it is clear to us that the evaluation criteria for this Conditional Use
Permit have been met. We have provided below a detailed explanation of how
each criteria has been met.
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(a) The Baseline Industrial Park was designed and built with a clear
circulation system with adequate roadways, off-street parking, and
services to accommodate the proposed use.
(b) Any negative impacts arising from the emission of odor, dust, gas,
noise, lighting, vibration, smoke, heat, or glare will be minimal and if
needed will be mitigated using best practices for a steel fabrication
facility in an industrial park.
(c) The site consists of a single-story building that is in clean, good working
order and contributes to a well maintained, high-quality industrial park.
The business will be a good neighborhood and will not cause any
negative impacts on neighboring property values.
(d) The site is compatible with the other surrounding industrial uses,
structures and buildings of the Baseline Industrial Park.
(e) The use of Heavy Manufacturing is in conformance with the General
Plan, city policies and is permitted within the B-5 Industrial zoning
district. A more detailed analysis of the specific portions of the general
plan that we meet is provided below.
(f) The site currently utilizes 7-8 foot tall block walls to screen the outdoor
work yard and provides adequate buffering for the use of a steel
fabrication business.
(g) The site is located away from residential uses and is bounded by other
industrial buildings and uses. It is buffered by the freeway from the rest
of Apache Junction and is bounded by open space to the south,
making this a great site for the intended use.
How does the use meet the General Plan? There are three areas within the general
plan that potentially apply directly to the intended use requested in this
application for a conditional use permit. These area include Economic
Development, Growth Areas, and Land Use.
Within the Economic Development section of the General Plan Goal 5.2 calls to
Align resources and priorities to enhance expansion and attraction of the city’s
targeted industries. One of the targeted sectors is manufacturing. This proposed
CUP will allow for one of these targeted industries to bring in a new manufacturing
business that will supply architectural steel items to be created in Apache
Junction and sold throughout the valley. This proposal will meet the intent of
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Economic Development Goal 5.2 of the Apache Junction General Plan 2020-
2050.
Another area of relevance in the General Plan for this application is Chapter 9,
Growth Area Element. By allowing the proposed use, steel will be bought and sold
in Apache Junction which will increase taxes collected by the city and therefore
meet Goal 9.1 to increase the city’s financial sustainability.
Lastly the application contemplates meeting goals of Chapter 11, the Land Use
Element. Within this section of the General Plan, several Goals are met, including
being considerate of the rural character of the city which is Goal 11.1. By locating
this business south of the city away from residential development and the
downtown. Since steel fabrication is considered to be a heavy industrial use, it is
best to locate this use away from high activity area and away from residential
uses as much as possible.
This proposal also meets Goal 11.2 by helping the city to provide a balance of
uses throughout the community. While a needed service and business, it should
be located in a place that is in balances with the many other uses in the
community. Here in the Baseline Industrial Park the use is located in a way that it
balances with other more intense uses and is located away for the centers and
cores of Apache Junction. By meeting these three areas of the general plan we
believe the use to be consistent with the General Plan.
Mitigation of Dust, Light Pollution, Odor and Noise Industrial uses such as the use
proposed here has potential to contribute to Noise, Dust, and Odors. We have
taken a proactive approach to mitigating the negative affects of these common
nuisances.
Dust and Particulates: Cutting, grinding, and welding activities will
primarily occur outdoors due to size of structural steel columns and
beams (up to 60’). Outdoor work areas will be managed to prevent
dust generation, including maintaining clean workspaces and
promptly removing debris and scrap materials. If necessary, basic
dust suppression methods will be implemented to reduce airborne
particulates. Any CNC machine purchased will come equipped
with either a particulate collection air filter and exhaust system or a
water-based particulate collection system.
Light Pollution: Exterior lighting will be limited to that necessary for
security and safe operations. All outdoor lighting will be directed
downward and shielded where practicable to prevent light
spillover onto adjacent properties. Overnight lighting will be
minimized when the site is not in active use.
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Odor Management: Painting and coating operations will utilize
commercially appropriate materials and application methods
designed to minimize odors and emissions. Products will be stored
and handled properly, and work will be scheduled and performed
in a manner that limits off-site impacts.
Noise Mitigation: Welding and cutting operations are intermittent
throughout the day as required, they are not ongoing throughout
all business hours. CNC plasma cutting and smaller fabrication
activities will occur indoors within the enclosed warehouse, which
will naturally buffer operational noise. Outdoor work will be limited
to necessary functions and conducted during standard daytime
business hours where feasible. Equipment will be properly
maintained to reduce excessive noise, and operations will comply
with applicable local noise ordinances.
Summary Based on our analysis, we firmly believe the proposal meets all of the
CUP requirements. The use will not be detrimental to the health, safety or general
welfare of any persons residing or working in the vicinity of the property and will
not unreasonably interfere with the use and enjoyment of nearby properties.
The posture of a CUP request is fundamentally different than a rezoning request.
Those uses that are listed as requiring a CUP are simply uses that the city wants to
examine in its context before approving. They are permitted uses, subject to
simply meeting the criteria set forth in the CUP. And the ordinance is clear that if
the proposed use meets those criteria, the CUP “shall be issued.” In other words,
unlike zoning that is fully discretionary, CUP applicants have the assurance that if
their use meets the CUP criteria, they have a right to obtain the CUP. Here, there
is no question that our use meets the CUP criteria. We respectfully request,
therefore, that this CUP be granted.
CONCLUSION
This proposal meets the City’s criteria for a conditional use permit to allow for an
architectural steel fabrication business within the B-5 zoning district. We feel that
our request for a conditional use permit meets the findings as outlined in section
1-16-12,(D)(3) findings (a) through (g). The proposed use will bring a needed
resource and business to the area that will be a good neighbor in the Baseline
Industrial Park. The proposal is consistent with other nearby uses within the
industrial park and will complement other adjacent uses. Thank you for your time
and consideration in reviewing this request for a conditional use permit.
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