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April 9, 2025
MCP240002
Page 1 of 4
Report to the Board of Supervisors
Prepared by the Maricopa County Planning and Development Department
Board Hearing Date:
April 9, 2025
Case #/Title:
MCP240002 – All Things Metal
Supervisor District:
4
Applicant/Owner:
Jack Gilmore / Industrial Steel Ranch, LLC
Request:
Military Compatibility Permit (MCP) with a Plan of Development
(POD) for fabricated metal production and manufacturing in the
Rural-43 MAAMF WHSC zoning district
Per Arizona Revised Statutes, the proposed land use has been
deemed to be compatible and consistent with the high noise or
accident potential zone of a Military Airport or Ancillary Military
Facility.
Site Location:
Generally located at the SWC of 195th Ave. and Jomax Rd. in the
Wittmann area
Site Size:
Approximately 27 acres
County Island Status:
Yes (City of Surprise)
Additional
Comments:
The applicant is requesting an MCP with a POD for fabricated metal
production and manufacturing in the Rural-43 MAAMF WHSC
zoning district. The site is generally located at the southwest corner
of 195th Avenue and Jomax Road in the Wittmann area. The White
Tank / Grand Avenue area plan assigns the site a future land use
category of “military compatible.” The City of Surprise General Plan
places the site within its “Employment Character Area” and “Luke
Compatibility District.” The site is also located within the Class 1
intensity level of the Wickenburg Highway Scenic Corridor (WHSC),
corresponding with that portion of the corridor between ¼ mile and
two miles from the Wickenburg Highway (US 60) right-of-way.
The Military Airport and Ancillary Military Facility (MAAMF) overlay
zoning district prohibits all new residential uses. The subject site
is located entirely within the Accident Potential Zone (APZ) 2 and
mostly within the LDN 70-75 noise contours, although a portion of
the site toward the southeast corner extends into the LDN 65-70
noise contours. Luke AFB issued a determination of use
compatibility and consistency in June 2024, per UC2024004.
April 9, 2025
MCP240002
Page 2 of 4
There are no outstanding concerns from County reviewing
agencies. The City of Surprise did not comment on the case.
Staff received opposition from one property owner within 300’ of
the subject site and a total of three opposition items. Two persons
spoke at the Commission hearing in opposition and one person
spoke in support. The opposition is primarily concerned with the
industrial nature of the proposed use being at odds with the existing
rural nature of the area, as well as the potential impacts of said use
on the quality of life in the area.
The
Commission
has
recommended
approval
but
with
Commissioner Toma D4 dissenting. His concerns, based on
dialogue at the hearing, were regarding water supply and the
potential for groundwater pollution over time.
Commission
Recommendation:
On 3/6/25, the Commission voted 8-1 to adopt a motion
recommending the Board of Supervisors approve MCP240002
subject to conditions ‘a’ – ‘h’:
a.
Development of the site shall be in substantial conformance with the Site Plan entitled “All
Things Metal,” consisting of one full-size sheet, dated February 21, 2025, and stamped
received February 21, 2025, except as modified by the following conditions.
b.
Development of the site shall be in substantial conformance with the Narrative Report
entitled “Application for a Military Compatibility Permit for All Things Metal,” consisting of
14 pages, dated October 31, 2024, and stamped received October 31, 2024, except as
modified by the following conditions.
c.
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.
4.
All disturbed or developed portions of the entire site shall be retained onsite.
5.
Any development beyond the development shown in this plan shall require that all
adjacent half-streets’ runoff shall be retained onsite.
April 9, 2025
MCP240002
Page 3 of 4
6.
Sufficient retention volume shall be provided onsite to retain the required 100-year,
2-hour runoff from all contributing areas. Retention basins with stormwater depths
exceeding one foot shall provide one foot of freeboard.
7.
Prior to the issuance of building permits for this project, the owner shall record a
(blanket) drainage easement to ensure the drainage infrastructure is maintained
and preserved on the subject parcels.
8.
All retention basins shall drain within 36 hours per County requirements.
9.
All conveyance along the west property line must be by channel or swale and not
by berm.
10.
Any development beyond the development shown in this plan shall require that
another traffic study meeting MCDOT requirements shall be approved by MCDOT
prior to the approval of any building permits. The recommendations of the
approved traffic study shall be required for any development beyond the
development proposed with this planning case.
11.
North 195th Avenue shall be developed per the Phase 1 widening offsite plans with
the development proposed by this planning case.
d.
All buildings subject to noise attenuation as per ARS § 28-8482(B).
e.
The following MCP standards shall apply:
1.
Maximum Building Height: 45’.
2.
Maximum Height of Building Appurtenances: 1’ for each 1’ setback from the MCP
area perimeter, up to 100’.
3.
Minimum Setbacks from the MCP area perimeter: 20’.
4.
Minimum Setbacks from lot lines and noise contours within the interior of the MCP
area: 0’.
5.
Maximum Lot Coverage: 30% of the MCP area.
6.
Parking Spaces required: 1 per 900 SF of floor area.
7.
Screening: minimum 6’ wall with steel panels along perimeter or temporary chain-
link fencing along interior phase lines until built out with perimeter screening;
otherwise, screening interior to the MCP area is waived.
8.
Surfacing for onsite driveways and parking: pavement or stabilized DG.
f.
Prior to issuance of a building permit, written confirmation will be required from the
emergency fire protection jurisdiction having authority that the facility has been designed
in accordance with their regulations and requirements, and that emergency fire protection
service will be provided to the facility (or documentation that the property participates in
a fire district). Prior to issuance of the certificate of occupancy, local fire protection
jurisdiction review and approval will be required.
April 9, 2025
MCP240002
Page 4 of 4
g.
The property owners and their successors waive claim for diminution in value if the County
takes action to rescind approval due to noncompliance with conditions.
h.
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, the property
may be considered by the Board after recommendation by the Commission at a public
hearing for reversion to the zoning that existed on the date of application. It is, therefore,
stipulated and agreed that revocation due to the failure to comply with any conditions
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 of the MCP. The MCP
enhances the value of the property above its value as of the date the MCP is granted and
reverting to the prior zoning results in the same value of the property as if the MCP had
never been granted.
Presented by:
Nick Schlimm, Planner
Reviewed by:
Darren Gérard, AICP, Planning Manager
Attachment:
3/6/25 P&Z Packet (56 pages)
Note:
3/6/25 Draft P&Z Minutes are not available as of the writing of this report but can be provided
upon request later when available.
MCP240002
Page 1 of 12
Report to the Planning and Zoning Commission
Prepared by the Maricopa County Planning and Development Department
Case:
MCP240002 – All Things Metal
Hearing Date:
March 6, 2025 (continued from February 6, 2025)
Supervisor District:
4
Applicant:
Jack Gilmore, Gilmore Planning & Landscape Architecture
Owner:
Industrial Steel Ranch, LLC
Request:
Military Compatibility Permit (MCP) with a Plan of Development (POD) for
fabricated metal production and manufacturing in the Rural-43 MAAMF
WHSC zoning district
Site Location:
Generally located at the SWC of 195th Ave. and Jomax Rd. in the Wittmann
area
Site Size:
Approx. 27 acres
Density:
N/A
County Island:
Yes (City of Surprise)
County Plan:
White Tank / Grand Avenue Area Plan – Military Compatible
Municipal Plan:
City of Surprise – Employment
Municipal Comments:
None received to date
Support/Opposition:
1 person in opposition
Recommendation:
Approve with conditions
MCP240002
Page 2 of 12
Project Summary:
1.
The applicant, Jack Gilmore, is requesting a Military Compatibility Permit (MCP) with a concurrent
Plan of Development (POD) to entitle a proposed facility for contractor warehousing and
manufacturing for steel fabrication. In addition to the onsite production of structural steel
components, the site would include fence-secured open storage areas for stockpiled steel and
finished steel products, which would be kept onsite prior to shipping to customers.
2.
The project site is located at the southwest corner of 195th Avenue and Jomax Road in the
Wittmann area. The site measures approximately 27.3 acres and consists of three parcels, each
of which are vacant and originally measured 10 acres prior to the dedication of right-of-way along
the two crossroads. The current base zoning onsite is Rural-43. Critically, it is located within the
Military Airport and Ancillary Military Facilities (MAAMF) overlay zoning district, which
corresponds with the high noise or accident potential zone (HNAPZ) surrounding Luke Air Force
Base (LAFB) Auxiliary Airfield #1. For this reason, any development onsite is required to adhere
to the regulations established in Section 1010 of the Maricopa County Zoning Ordinance (MCZO).
These regulations are themselves effective pursuant to authority granted by ARS 11-814. Within
the MAAMF, the property is located entirely within the APZ 2 and mostly within the LDN 70-75
noise contour, although a portion of the site toward the southeast corner extends into the LDN
65-70.
3.
The applicant attended the required pre-application meeting on May 28, 2024. Shortly prior to this,
Planning staff had routed the applicant’s request for a Use Compatibility and Consistency
Determination (UCCD) to LAFB, per case UC2024004. Initially, LAFB responded with a
determination that the proposed uses were not compatible with its operations. In the pre-
application comments, Planning staff cautioned the applicant that an MCP application would not
be accepted unless and until LAFB provided a compatible determination for the proposed uses.
4.
After the meeting, the applicant submitted a revised UCCD request which was again routed to
LAFB. This time, on June 13, 2024, LAFB responded with a compatible determination. The revised
determination did identify multiple actual and/or potential mission risks and hazards associated
with the proposal. LAFB specifically noted the prohibition against “… new buildings or
improvements for uses that result in the release of any substance into the air that would impair
visibility or otherwise interfere with operating aircraft, such as any of the following: a) steam, dust
and smoke; b) direct or indirect reflective light emissions; c) electrical emissions that would
interfere with aircraft and Air Force communications or navigational aid systems or aircraft
navigational equipment; d) the attraction of birds or waterfowl such as operations of sanitary
landfills or maintenance of feeding stations; [or] e) explosives facilities or similar activities (e.g.,
chemical storage).”
5.
Nevertheless, LAFB confirmed that the uses proposed are compatible within the APZ 2 and the
LDN 70, subject to the condition that “measures to achieve an outdoor to indoor noise reduction
level of twenty-five decibels must be incorporated into the design and construction of portions of
buildings where the public is received, office areas, noise sensitive areas or where normal noise
level is low.” Likewise, LAFB determined that if potential mission risks and hazards are mitigated
by the landowner, then the proposed uses would be compatible and would not negatively impact
flight operations. Following this determination, the applicant submitted the subject MCP request
on July 12, 2024. The Technical Advisory Committee (TAC) meeting to discuss the first review
was held on August 20, 2024. The project narrative discusses the mitigation efforts that would
address the actual and/or potential mission risks and hazards identified by LAFB.
MCP240002
Page 3 of 12
6.
The developer, All Things Metal (ATM), intends to develop the site as its primary base of
operations for fabrication of structural steel components for use in the construction industry. Its
intention for the site is to develop in phases, with the first phase being the subject of this POD.
The first phase would be a limited production operation to take place within a 20,400-square-foot
fabrication building, which would include approximately 860 square feet of office space. Attached
covered storage yards totaling 4,850 square feet would be provided as well. Outdoor yards for the
storage of steel components and finished steel products (prior to their shipping to customers)
would be located toward the southeast and southwest corners of the site. Security lighting
fixtures throughout the site would be downlit, remaining in compliance with MCZO Sec. 1112. A
maximum of 20 employees are expected to work onsite following completion of Phase 1.
7.
Development would be screened from adjacent roads and properties with an 8’ screen wall that
would extend south from the main entrance along the east perimeter of the MCP boundary, then
along the entire south and west perimeters. This wall would be constructed of steel panels
fabricated by ATM itself. Interim chain link fencing at least 6’ in height would be installed across
the center of the property to secure the Phase 1 area. This interim fencing would be removed or
relocated with subsequent phases of development until the entire perimeter has been screened
with the permanent wall.
8.
Primary access for Phase 1 would be provided by a private driveway originating at 195th Avenue
along the eastern site boundary. This driveway would loop around the fabrication building to allow
for truck circulation, drop-off, and pickup. A rolling vehicular entrance gate with a Knox box for
emergency access would be provided at the driveway, where the permanent wall and the interim
fence would meet. Parking and loading areas would be provided per the proposed MCP
development standards. Though limited parking would be provided in front of the fabrication
building, most would be provided in a satellite location onsite, albeit on an adjacent parcel from
the Phase 1 building and located just outside the screened area. This satellite parking area would
itself be screened from 195th Avenue with a 3’ wall that would incorporate similar design features
as the permanent perimeter wall. A pedestrian access gate within the interim fence would allow
for employees to park their vehicles in the satellite parking area and walk to the fabrication
building. The primary driveway, pedestrian accessway, loading spaces, ADA parking spaces, and
general parking spaces beside the building would all be paved with asphalt. The driveway loop,
truck hammerhead, and satellite parking area would be surfaced with stabilized DG.
9.
Subsequent phases of development would be determined by production requirements and require
review of additional POD applications. So long as the uses and development standards remain
unchanged from those deemed compatible by the UCCD and approved with this MCP, subsequent
UCCD and MCP applications would not be required with future phases. However, any future POD
applications within the MAAMF overlay would require approval by the BOS. The narrative provides
some details regarding the additional improvements that are expected with Phase 2, although
these are subject to change and have therefore been excluded from the current POD.
10.
The applicant is requesting amended development standards to accommodate the project within
the Rural-43 base zoning district. Whereas Rural-43 zoning generally allows low density
residential, agricultural, and community uses, the MAAMF overlay prohibits new residential uses
due to their incompatibility with military flight operations. The proposed use is industrial in nature,
and due to the low employment density generally associated with such uses, they are generally
considered more compatible with military operations, albeit subject to a UCCD on a case-by-case
basis. As such, the requested development standards were broadly justified as being tailored to
support an industrial-type use, which would normally require industrial base zoning outside the
MAAMF overlay.
MCP240002
Page 4 of 12
11.
The applicant is proposing to allow a maximum height of 45’, where 30’ is the maximum allowed
with Rural-43 zoning. By comparison, industrial zoning allows a maximum height of 40’. Per the
project narrative, the process of steel fabrication requires the ability to use an elevated internal
gantry crane that can maneuver large structural steel members within a fabrication building.
Some of these members exceed 30’. In addition to a tall ceiling, the fabrication building would
warrant a roof structure with a sloped surface and/or perimeter parapet walls to screen
equipment. Per the narrative, the combination of these factors necessitates allowing a taller
building height.
12.
The applicant is also requesting to allow maximum lot coverage of 30% across the entire MCP
area, rather than 25% on each parcel. This request is based on the developer’s projected growth
of production and development of additional facilities that would coincide with future phases.
Although the lot coverage shown on the current POD corresponds with only 2.2% of the MCP area,
increasing the lot coverage requirement with this application would negate the need for a
subsequent amendment to the MCP should lot coverage extend beyond 25% with a future POD.
13.
Likewise, the applicant is requesting to establish a uniform setback of 20’ along the perimeter of
the MCP area. Within the MCP area, the request is to eliminate the setback requirement along
shared lot lines as well as along the LDN 70 noise contour. The narrative justifies the reduced
setbacks based on the industrial nature of the development (industrial zoning districts require
shorter setbacks than rural zoning districts) as well as the desire to maintain consistency with
the 20’ setback that is already required along the street side lot line of the easternmost parcel.
14.
Finally, the applicant is requesting to establish a uniform parking requirement ratio of one space
for each 900 square feet of floor area, whereas the MCZO requires one per 250 square feet for
office uses and one per 600 square feet for industrial and manufacturing uses. The narrative
justifies the 1/900 ratio based on the limited number of employees that would work onsite relative
to the large floor area of the buildings during the first and subsequent phases of development. It
is also the most generous parking ratio permitted by the MCZO.
15.
Normally, staff would encourage the applicant to combine the three subject parcels. In this case,
however, there are a few factors hindering a combination. For one thing, staff interprets UCCDs
as being tied strictly to parcel numbers, not just to the total land area subject to each UCCD.
Combining the parcels would therefore negate LAFB’s previous determination of compatibility,
and the applicant would be required to request a new UCCD altogether for the combined property.
For another thing, the reason the applicant did not combine the parcels to begin with is because
of current water access restrictions. As discussed in the project narrative, the current lack of
access to a local water provider requires that ATM rely on wells. State law allows only one well
per parcel, but to meet projected water demand for the project, the three existing parcels would
need to remain divided to allow for the installation of multiple wells within the project area until
the site comes within the jurisdiction of a water service provider.
16.
The narrative cites the lot combination dilemma as justification for the proposed setback and lot
coverage regulations. If approved, the setback regulations would be applicable to the perimeter
of the MCP area, but the requirement for setbacks along the shared lot lines and noise contour
within the MCP area itself would be negated. Structures would still not be permitted to cross the
lot lines, but the POD shows that this would not be an issue. Likewise, if approved, the lot coverage
regulations would be measured as a percentage of the entire MCP area, rather than as a
percentage of each parcel’s area.
MCP240002
Page 5 of 12
REGULATION
BASE ZONING DISTRICT
REGULATIONS (Rural-43
WHSC MAAMF)
PROPOSED ZONING DISTRICT
REGULATIONS (Rural-43 WHSC
MAAMF with MCP)
Maximum Height
30'
45’
Maximum Height (Building
Appurtenances)
1’ for each 1’ setback
from lot line, up to 100’
1’ for each 1’ setback from MCP
perimeter, up to 100’
Minimum Setbacks
40' (front and rear)
30’ (interior side)
20’ (street side)
20’ (along MCP perimeter)
0’ (along lot lines and noise
contours within the interior of
the MCP area)
Maximum Lot Coverage
25% (of each parcel)
30% (of MCP area)
Parking Spaces
1 per 250 SF (office)
1 per 600 SF (industrial)
1 per 900 SF
Screening
Min. 6' solid wall
(for commercial /
industrial uses)
Min. 6’ wall with steel panels
along perimeter or temporary
chain-link fencing along interior
phase lines until built out with
perimeter screening
Surfacing for Circulation
Pavement
Pavement and Stabilized DG
2024 Aerial Photo
MCP240002
Page 6 of 12
Zoning District Map
Excerpt from Plan of Development
MCP240002
Page 7 of 12
Existing On-Site and Adjacent Zoning / Land Use:
17.
On-site:
Rural-43 MAAMF WHSC / Vacant
North:
Rural-43 MAAMF WHSC / Single-Family Residential (Grandfathered)
South:
Rural-43 MAAMF WHSC / Vacant
East:
Rural-43 MAAMF WHSC / Speedworld RC Flying Field (ASLD)
West:
Rural-43 MAAMF WHSC / Vacant
Utilities and Services:
18.
Water:
Well
Wastewater:
Septic
School District:
Dysart Unified School District
Fire:
North County Fire & Medical District
Police:
Maricopa County Sheriff’s Office
Right-of-Way:
19.
The following table includes the existing and proposed half-widths for the adjacent rights-of-way,
as well as the future classifications for the adjacent roadways, based upon the Maricopa County
Department of Transportation (MCDOT) Road Information Tool.
Street Name
Half-width Existing R/W
Half-width Proposed R/W
Future Classification
195th Avenue
55’
55’
Urban Minor Arterial
Jomax Road
55’
55’
Urban Minor Arterial
Adopted Plans:
20.
White Tank / Grand Avenue Area Plan (adopted December 2023): This area plan assigns the site
a future land use category of “Military Compatible,” which is consistent with its location within the
MAAMF overlay zoning district.
21.
Wickenburg Highway Scenic Corridor Plan (adopted January 1991): The site is located within the
Class 1 intensity level of this scenic corridor. This designation corresponds with that portion of
the corridor between ¼ mile and two miles from the Wickenburg Highway (US 60) right-of-way
and requires that new zoning entitlements be consistent with the corridor’s goals and policies. As
they correspond with the periphery of the corridor, the Class 1 regulations do not establish
specific height, screening, setback, or design regulations distinct from base zoning standards.
The site is also within the plan’s “urban area” land use category, which the plan describes as being
best suited for urban development within the corridor, though development would require paved
roads, sufficient utilities such as water and sewer, and public services such as fire protection.
22.
Surprise 2040 General Plan (adopted July 2024): The site is located within the City of Surprise
Municipal Planning Area (MPA) and is therefore subject to the City’s general plan, which places
the site within its “Employment Character Area” and “Luke Compatibility District.” The former
encourages business park and industrial uses, including manufacturing / processing facilities.
The Luke Compatibility District encourages adherence to established development guidelines
and coordination with military personnel. Guidelines pertaining to land use; vertical obstructions;
noise; dust, light, and glare; and frequency spectrum impedance and interference; are outlined in
the general plan. Consistent with this district, County Planning staff have coordinated with LAFB
as part of the UCCD and MCP review processes.
MCP240002
Page 8 of 12
Public Participation Summary:
23.
The applicant complied with the requirements of the citizen review process by posting the site
and sending notification by first class mail to interested parties and adjacent property owners
within 300’ of the site. Two signs were posted onsite in accordance with applicable regulations.
24.
Staff and the applicant received one letter of opposition on August 13, 2024, from an area resident
who expressed concerns regarding the development of the site for an industrial use. Among her
concerns were the impacts of a tall building obstructing the view of the White Tank Mountains
and security lighting that would diminish starlight visibility in the night sky. The resident also
expressed concerns over the proximity of the driveway entrance to the intersection, as well as the
noise and environmental impacts of a metal fabrication facility so close to existing residences.
The resident expressed that farm purposes would be more appropriate and in keeping with the
existing character of the area. The applicant acknowledged the resident’s concerns and
forwarded their correspondence to County staff. On January 6, 2025, the same resident followed
up with an email to Planning staff and a separate email to the Clerk of the Board affirming her
opposition to the request and noting that construction onsite has already begun prior to approval
of the required entitlements and permits. A compilation of the correspondence received from this
resident has been attached to this report.
25.
LAFB was notified of this request on July 17, 2024, with the routing of the TAC meeting
notification memo. LAFB’s planning staff responded with comments on July 25, 2024 but did not
request to join the TAC meeting. LAFB’s comments essentially reiterated and summarized its
UCCD from June 13, 2024. As with the UCCD, LAFB identified potential mission risks and hazards
relating to an industrial use within the APZ 2. The specific risks and hazards referenced include:
a.
Light interference – Buildings or structures that would produce light interference at night
and or glint/glare during the day that would distract or interfere with pilot vision.
b.
Spectrum utilization and electromagnetic interference – Buildings or structures that
would cause a loss of RADAR coverage such that it interferes with spectrum utilization.
Additionally, electrical emissions that would interfere with operating aircraft.
c.
Impairment of pilot’s visibility – Any production that would release substances into the air
that would impair visibility or otherwise interfere with operating aircraft such as: steam,
dust, or smoke. These items create a negative impact and should be eliminated.
d.
Bird strike hazard – Cooling ponds or standing water on the property increase the potential
for the congregation of fowl which are a hazard to flight safety and therefore the
community. Mitigation measures to detract fowl from congregating on the property are
highly encouraged.
Staff notes that identification of a bird strike hazard was likely made in reference to a proposed
use – a recreational gathering space for employees and their families that included aesthetic
water features – that has since been removed from the project narrative. Nevertheless, the
applicant has addressed these concerns in the narrative. LAFB’s identification of these potential
risks and hazards appears to be based on standard comments issued when reviewing requests
for industrial uses within the APZ. These same hazards are identified in footnote 16 within MCZO
Sec. 1010.6.1, which appends the footnote to all industrial/manufacturing uses otherwise
deemed potentially compatible within the APZ. Furthermore, LAFB’s comments affirmed that
MCP240002
Page 9 of 12
adherence to the suggested mitigation actions would reduce the effects on its flying operations.
A determination would also be subject to the results of an FAA Obstruction Evaluation / Airport
Airspace Analysis and Spectrum Analysis (OE/AAA).
26.
As previously noted, the subject site is located within the Surprise MPA. The city was notified of
this request on July 17, 2024, but did not provide comment.
Outstanding Concerns from Reviewing Agencies:
27.
N/A
Staff Analysis:
28.
Staff supports the applicant’s request for an MCP. Although Rural-43 zoning generally allows low
density residential, agricultural, and community uses, the MAAMF overlay prohibits new
residential uses due to their incompatibility with the high noise and accident potential generated
by military flight operations. However, industrial uses are generally considered more compatible
with such operations. Indeed, per MCZO Art. 1010.6, primary metal industries and fabricated
metal products are considered potentially compatible uses within LDN 70-74 and APZ 2.
29.
The proposed development would have minimal impact on surrounding land uses. Most of the
neighboring properties are currently vacant. To the north, there are a small number of single-
family residences which were developed prior to the establishment of the MAAMF overlay.
However, Jomax Road separates these residences from the project site, and any development
proposed would be sufficiently screened and set back from the right-of-way. The only other land
use adjacent to the project site is the Speedworld RC Flying Field, a miniature airfield and flying
club for radio-controlled scale model aircraft. Another arterial, 195th Avenue, separates this
airfield from the project site. The airfield is located just outside the HNAPZ on ASLD-owned land
and has been in operation since 1986. However, use of this airfield is infrequent, and most days
of the year, the property would remain unoccupied. As one of many County-wide areas of interest,
the ASLD was notified of this request but has not provided comment.
30.
Most important, LAFB responded to the applicant’s request with an affirmative UCCD. As an area
of interest, LAFB was subsequently provided the opportunity to review and comment on the
application documents for the MCP. LAFB’s comments reaffirmed the UCCD.
31.
Staff notes that, during the administrative review of this request, a code violation (V2500027) was
opened and confirmed on the property for construction without building permits. On January 18,
2025, the developer, Timothy Rock, requested a compliance agreement. Approval of this MCP,
followed by issuance of the applicable construction permits, would resolve this violation.
32.
Due to the project’s compatibility with LAFB operations and surrounding land uses, staff
considers the request to be appropriate for its location. The site is on the corner of two minor
arterials which will provide direct access to the site from the regional transportation network. It
will be the responsibility of the applicant and the developer to ensure that the water and
wastewater utilities onsite will be sufficient to accommodate the proposed development, both in
the first phase and in subsequent phases. Continued cooperation with MCESD will be critical to
ensure that requirements are met. Likewise, it will be the applicant’s responsibility to ensure that
emergency fire protection service will be provided to the facility and that it will be designed in
accordance with the regulations and requirements of the fire authority having jurisdiction.
MCP240002
Page 10 of 12
Recommendation:
33.
Staff recommends the Commission adopt a motion recommending that the Board of Supervisors
approve MCP240002 subject to the following conditions ‘a’ – ‘h’:
a.
Development of the site shall be in substantial conformance with the Site Plan entitled “All
Things Metal,” consisting of one full-size sheet, dated February 21, 2025, and stamped
received February 21, 2025, except as modified by the following conditions.
b.
Development of the site shall be in substantial conformance with the Narrative Report
entitled “Application for a Military Compatibility Permit for All Things Metal,” consisting of
14 pages, dated October 31, 2024, and stamped received October 31, 2024, except as
modified by the following conditions.
c.
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.
4.
All disturbed or developed portions of the entire site shall be retained onsite.
5.
Any development beyond the development shown in this plan shall require that all
adjacent half-streets’ runoff shall be retained onsite.
6.
Sufficient retention volume shall be provided onsite to retain the required 100-year,
2-hour runoff from all contributing areas. Retention basins with stormwater depths
exceeding one foot shall provide one foot of freeboard.
7.
Prior to the issuance of building permits for this project, the owner shall record a
(blanket) drainage easement to ensure the drainage infrastructure is maintained
and preserved on the subject parcels.
8.
All retention basins shall drain within 36 hours per County requirements.
9.
All conveyance along the west property line must be by channel or swale and not
by berm.
10.
Any development beyond the development shown in this plan shall require that
another traffic study meeting MCDOT requirements shall be approved by MCDOT
prior to the approval of any building permits. The recommendations of the
MCP240002
Page 11 of 12
approved traffic study shall be required for any development beyond the
development proposed with this planning case.
11.
North 195th Avenue shall be developed per the Phase 1 widening offsite plans with
the development proposed by this planning case.
d.
All buildings subject to noise attenuation as per ARS § 28-8482(B).
e.
The following MCP standards shall apply:
1.
Maximum Building Height: 45’.
2.
Maximum Height of Building Appurtenances: 1’ for each 1’ setback from the MCP
area perimeter, up to 100’.
3.
Minimum Setbacks from the MCP area perimeter: 20’.
4.
Minimum Setbacks from lot lines and noise contours within the interior of the MCP
area: 0’.
5.
Maximum Lot Coverage: 30% of the MCP area.
6.
Parking Spaces required: 1 per 900 SF of floor area.
7.
Screening: minimum 6’ wall with steel panels along perimeter or temporary chain-
link fencing along interior phase lines until built out with perimeter screening;
otherwise, screening interior to the MCP area is waived.
8.
Surfacing for onsite driveways and parking: pavement or stabilized DG.
f.
Prior to issuance of a building permit, written confirmation will be required from the
emergency fire protection jurisdiction having authority that the facility has been designed
in accordance with their regulations and requirements, and that emergency fire protection
service will be provided to the facility (or documentation that the property participates in
a fire district). Prior to issuance of the certificate of occupancy, local fire protection
jurisdiction review and approval will be required.
g.
The property owners and their successors waive claim for diminution in value if the County
takes action to rescind approval due to noncompliance with conditions.
h.
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, the property
may be considered by the Board after recommendation by the Commission at a public
hearing for reversion to the zoning that existed on the date of application. It is, therefore,
stipulated and agreed that revocation due to the failure to comply with any conditions
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 of the MCP. The MCP
enhances the value of the property above its value as of the date the MCP is granted and
MCP240002
Page 12 of 12
reverting to the prior zoning results in the same value of the property as if the MCP had
never been granted.
Presented by:
Nick Schlimm, Planner
Reviewed by:
Rachel Applegate, Planning Supervisor
Attachments:
Case Map (1 page)
Site Plan (1 page)
Narrative Report (14 pages)
MCDOT comments (1 page)
MCDOT-approved TIS (1 page)
MCESD comments (2 pages)
DPR comments (2 pages)
Luke AFB UCCD 6/13/2024 (2 pages)
Luke AFB MCP comments 7/25/2024 (2 pages)
AGFD comments (12 pages)
Correspondence with opposition (6 pages)
/
Maricopa County Planning & Development - Phoenix, AZ
4
Gross Acres: 28 approx.
Generated February 26, 2025 8:44 AM
MCP240002
Application Name:
Legal Description
All Things Metal
Applicant
Case Address
4N 2W 5
JACK GILMORE
26250 N 195TH AVE
Applicant Phone/Email
Parcel Primary:503-79-003X
(602) 999-8860
jgilmore@getgilmore.com
WITTMANN, AZ 85361
Map scale 1:3,152
Supervisor District No.
Rezoning App - MCP with POD
F
D
C
N. 195th AVENUE
N89° 24' 25"E 57.47
S89° 11' 15"E 911.34
S00° 03' 59"E 2089.55
351.31
329.08
337.38
334.69
385.00
440.00
440.00
55.00
351.82
56.80
31.41
440.05
385.05
935.92
W. JOMAX ROAD
N. 195th AVENUE
T
T
T
T
S00° 03' 59"E 1004.13
S00° 03' 59"E 997.09
329.08
334.69
55.00
440.00
440.00
440.00
440.05
440.05
351.31 (M)
351.22 (R1)
351.26 (R2)
57.47 (M)
57.27 (R1)
57.51 (R2)
S89° 11' 15"E (M) 911.34 (M)
S89° 11' 47"E (R1) 911.51 (R1)
S89° 12' 03"E (R2) 911.20 (R2)
N89° 24' 25"E (M) 408.78 (M)
N89° 23' 46"E (R2) 408.77 (R2) 408.49 (R1)
N00° 03' 59"W (M) 1001.15 (M)
N00° 03'29"W (R2) 1000.99 (R1) 1000.94 (R2)
990.00 (C)(R1) 989.81(R2)
S89° 53' 36"W (C) 1320.00 (C)
S89° 52' 54"W (R2) 1320.00 (R1) 1320.27 (R2)
31.24
F
D
C
N. 195th AVENUE
N89° 24' 25"E 57.47
S89° 11' 15"E 911.34
S00° 03' 59"E 2089.55
351.31
329.08
337.38
334.69
385.00
440.00
440.00
55.00
351.82
56.80
31.41
440.05
385.05
935.92
W. JOMAX ROAD
N. 195th AVENUE
T
T
T
T
S00° 03' 59"E 1004.13
S00° 03' 59"E 997.09
329.08
334.69
55.00
440.00
440.00
440.00
440.05
440.05
351.31 (M)
351.22 (R1)
351.26 (R2)
57.47 (M)
57.27 (R1)
57.51 (R2)
S89° 11' 15"E (M) 911.34 (M)
S89° 11' 47"E (R1) 911.51 (R1)
S89° 12' 03"E (R2) 911.20 (R2)
N89° 24' 25"E (M) 408.78 (M)
N89° 23' 46"E (R2) 408.77 (R2) 408.49 (R1)
N00° 03' 59"W (M) 1001.15 (M)
N00° 03'29"W (R2) 1000.99 (R1) 1000.94 (R2)
990.00 (C)(R1) 989.81(R2)
S89° 53' 36"W (C) 1320.00 (C)
S89° 52' 54"W (R2) 1320.00 (R1) 1320.27 (R2)
31.24
R.O.W.
55' - 0"
R.O.W.
55' - 0"
N. 195TH AVE.
W. JOMAX RD.
EXISTING WELL
EXISTING CONCRETE PAD
EXISTING TELEPHONE POLE.
TYP.
OWNER: INDUSTRIAL STEEL RANCH, LLC
APN 503-79-003W
415.774 S.F. (9.54 AC)
OWNER: INDUSTRIAL STEEL RANCH, LLC
APN 503-79-003U
411,403 S.F. (9.44 AC)
OWNER: INDUSTRIAL STEEL RANCH, LLC
APN 503-79-003X
361,425 S.F. (8.30 AC)
TRANSFORMER
8' TEMP. CHAINLINK FENCE
PEDESTRIAN
ACCESS GATE
AND LANDINGS
VEHICULAR ENTRY
GATE W/ KNOX BOX
195TH AVE S.B.
20' - 0"
JOMAX S.B.
20' - 0"
PARTS/MISC/RAIL/MAIN
18,805 SF
45' MAX HEIGHT
INTERIOR S.B.
0"
INTERIOR S.B.
0"
STABILIZED DG
FIRE TRUCK ACCESS ROAD
ASPHALT ROAD
PERIMETR S.B.
20' - 0"
STABILIZED DG
TRUCK HAMMERHEAD
CONCRETE PAD
4
2
ON SITE
RETENTION
ON SITE RETENTION
606' - 10"
30' - 0"
60' - 0"
40' - 0"
209' - 2"
R 50' - 0"
R 50' - 0"
R 50' - 0"
R 50' - 0"
CIVIL DRAINAGE TRENCH; SEE CIVIL PLANS
40' - 0"
40' - 0"
BOUNDARIES OF
EXISTING WASH
70 NOISE CONTOUR
549' - 9"
386' - 1"
ENTRANCE
OWNER: SALLY R. ARISMENDEZ
APN 503-79-003H
ZONING: RU-43 MAAMF
USE: VACANT LOT
OWNER: ALONZO &
LAURA CHAVEZ
APN 503-79-003K
ZONING: RU-43 MAAMF
USE: VACANT LOT
OWNER: ELIZABEL CORTES
& RENE BARRAGAN
APN 503-79-003L
ZONING: RU-43 MAAMF
USE: VACANT LOT
OWNER: SYNERGY FUNDING, LLC
APN 503-79-003T
ZONING: RU-43 MAAMF
USE: VACANT LOT
OWNER: SYNERGY FUNDING, LLC
APN 503-79-003N
ZONING: RU-43 MAAMF
USE: VACANT LOT
OWNER: GUADALUPE & PAULINE RODRIGUEZ
APN 503-51-024B
ZONING: RU-43 MAAMF
USE: SINGLE-FAMILY RESIDENTIAL
OWNER: JESSIE BUENROSTRO
APN 503-51-024J
ZONING: RU-43 MAAMF
USE: SINGLE-FAMILY RESIDENTIAL
PERIMETER S.B.
20' - 0"
PERMANENT SITE FENCE TYP. 8'
METAL PANEL OPAQUE
CONCRETE PAD
7
ON SITE
RETENTION
R 35' - 0"
8
24' - 0"
8
R 50' - 0"
R 35' - 0"
STORAGE CONTAINERS
W/ CONNEX SHADE
CONCRETE PAD
S.B.
20' - 0"
145' - 0"
CONCRETE PAD
CONCRETE PAD
584' - 1"
1264' - 11"
935' - 10"
19' - 11"
926' - 1"
40' - 0"
80' - 0"
8' - 0"
OFFICE W/IN BLDG
UNDER ROOF
858 SF
S00°03'59"E 1001.15
337.38
329.08
334.69
440.00
S89°43'43"W 1259.44
385.00
440.00
S00°03'59"E 949.13
S00°03'59"E 942.08
S00°03'59"E 953.92
385.05
440.05
351.82
56.80
10' x 20' LOADING SPACE
STRIPED PEDESTRIAN ACCESS. ACCESSIBLE
5' - 0"
12' - 0"
18' - 0"
24' - 0"
18' - 0"
12' - 0"
5' - 0"
12' - 0"
5' - 0"
31' - 6"
36' - 6"
80' - 6"
COVERED
STORAGE
1307 S.F.
HATCHED AREA IS OUTDOOR
STORAGE AREA
HATCHED AREA IS
OUTDOOR STORAGE AREA
PERMANENT
SITE FENCE TYP.
8' METAL PANEL
OPAQUE
3' METAL PANEL
FENCE/SCREEN.
OPAQUE
NEW OFFSITES AS REQUIRED BY
MCDOT. LEFT TURN LANE, STRIPING
AND ADDITIONAL PAVING AS
NECESSARY
EXISTING ROADWAY TO REMAIN
245' - 0"
55' - 6"
A.0
B.7
C.9
C.0
D.0
E.1
F.0
1.0
4.1
11.0
1500 GAL SEPTIC TANK
PRIMARY SEEPAGE PIT
SECONDARY SEEPAGE PIT
REFUSE
10' x 20' LOADING SPACE
30' - 0"
3' - 0"
LEG OF SITE VISIBILITY TRIANGLE TO
BE A TOTAL OF 930'. TRIANGLE
EXTENDS 378' PAST PROPERTY LINE
LEG OF SITE VISIBILITY TRIANGLE TO
BE A TOTAL OF 1140'. TRIANGLE
EXTENDS 757' PAST PROPERTY LINE
120' - 0"
120' - 0"
SVT 25' X 25'
FIRE WATER DISTRIBUTION
PUMP ON CONC. SLAB
FIRE WATER SUPPLY TANK
GRAVEL DRIVE
VEHICULAR GATE
GRAVEL DRIVE
ON SITE
RETENTION
ON SITE
RETENTION
PARCEL 1 (APN-503-79-003X) PROVIDES AMPLE PARKING TO THE SITE WITH
THE DRIVE ENTRANCE NEARBY. PROPERTY FENCING HELPS BREAK UP THE
SPACE AND PROVIDES A VEHICULAR ENTRY GATE INTO PARCEL 2. CROSS
PARCEL DRAINAGE, ON SITE RETENTION AND ACCESS EASEMENTS WILL BE
RECORDED WITH THE IMPROVEMENTS FOCUSED ON PARCEL 2.
PARCEL 2 (APN-503-79-003W) CONTAINS THE FOCUS OF PHASE 1
IMPROVEMENT TO THE SITE. THE EAST DRIVE ENTRANCE CONTINUES
ALONG THE FRONTAGE OF THE 20,400 S.F INDUSTRIAL MANUFACTURING
BLDG. A GRAVEL FIRE TRUCK ACCESS ROAD PROVIDES SUFFICIENT TRAVEL
THROUGH PARCEL 2 AND ACCESS TO THE ON SITE FIRE YARD. PARKING
INTO THE MAIN BLDG RUNS ALONG THE MAIN DRIVE TO PROVIDE ACCESS
TO THOSE VISITING THE SITE. PEDESTRIANS SHOULD FIND TRAVERSITING
THE SITE A BREEZE DUE TO THE SIMPLISTIC CIRUCULATION PATH PROVIDED
TO PARCEL 2.
PARCEL 3 (APN-503-79-003U) CONTAINS A EXISITING WELL THAT WILL
SERVICE PARCEL 2 DURING PHASE 1. EXISITING TELEPHONE POLES RUN
ALONG THE SOUTHERN BOUNDARY TO THE PROPERTY AND WILL BE
BROUGHT DOWN FROM PARCEL 3 TO SERVER PARCEL 2 DURING PHASE 1
WITH EASEMENTS & SHARED AGREEMENTS TO BE RECORDED.
PROJECT NARRATIVE
PROJECT DATA
BUILDING AND SITE BASICS:
PROJECT ADDRESS:
195TH AVE. & JOMAX RD.
WITTMAN, AZ, 85361
ASSESSORS PARCEL #:
503-79-003X (PARCEL 1)
503-79-003W (PARCEL 2)
503-79-003U (PARCEL 3)
EXISTING ZONING:
RURAL-43 MAAMF
PROPOSED ZONING:
RURAL-43 MAAMF with MCP
GROSS AREA:
1,356,022 S.F., 30.13 ACRES
NET AREA
1,188,602 S.F., 27.29 ACRES
PROPOSED DEVELOPMENT(THIS PLAN):
•
BUILDING HEIGHT:
APPROX. 45'
•
BUILDING AREA UNDER-ROOF:
25,250 S.F.
•
OCCUPIED BUILDING:
20,400 S.F.
•
OFFICE SPACE W/IN OCC. BLDG:
858 S.F.
•
STORAGE WITH CANOPY NORTH:
1,650 S.F.
•
STORAGE WITH CANOPY SOUTH:
3,200 S.F.
•
LOT COVERAGE:
2.1%
REQUEST:
MILITARY COMPATIBILITY PERMIT TO ALLOW MANUFACTURING AND WAREHOUSING FOR
STEEL FABRICATION
PROPOSED DEVELOPMENT STANDARDS(SEE TABLE):
PARKING:
PARKING PROVIDED:
29 STALLS (1 PER 900 SF)
ADA PARKING REQUIRED = (.05*29)
2 STALLS
ADA PARKING PROVIDED:
2 STALLS
SCHOOL DISTRICT:
DYSART UNIFIED SCHOOL DISTRICT
UTILITY COMMITTMENTS:
WATER:
DOMESTIC WATER SYSTEM
WASTEWATER:
SEPTIC SYSTEM
FIRE:
NORTH COUNTY FIRE DISTRICT
POLICE:
MARICOPA COUNTY SHERIFFS OFFICE
W. JOMAX ROAD
W. HAPPY VALLEY ROAD
N. 195TH AVENUE
THIS PROJECT
VICINITY MAP
north
GRAND AVENUE
OWNER:
INDUSTRIAL STEEL RANCH, LLC
4533 E. DESERT COVE
PHOENIX, ARIZIONA 85028
CONTACT: TIMOTHY ROCK
PHONE: 623-582-3900
EMAIL: TimothyR@ATMphx.com
ARCHITECT:
SYNECTIC DESIGN, INC.
1111 W. UNIVERSITY DRIVE, SUITE 104
TEMPE, ARIZONA 85281
CONTACT: DAVID HAMBLEN
T: 480.948.9766
E: dhamblen@sdiaz.us
PROJECT TEAM
LANDSCAPE ARCHITECT:
NORRIS DESIGN
4600 E INDIAN SCHOOL RD
PHOENIX, ARIZONA 85018
CONTACT: MARY ESTES, LA
T: 602-254-9600
E: mestes@norris-design.com
LAND PLANNER:
GILMORE PLANNING AND
LANDSCAPE ARCHITECTURE
2211 N 7TH ST,
PHOENIX, ARIZONA 85006
CONTACT: JACK GILMORE
PHONE: 602-266-5622
EMAIL: jgilmore@getgilmore.com
CIVIL ENGINEER:
AMENT ENGINEERING & SURVEYING
18206 N 19TH AVE, STE 2B
PHOENIX, ARIZONA 85023
CONTACT: KAMERON TOBIN
T: 480-656-0191
E: kamerontobin@amentpro.com
TRAFFIC ENGINEER:
LEE ENGINEERING
2944 N 44TH ST, STE 250
PHOENIX, AZ 85018
CONTACT: PAUL GUZEK, PE
PHONE: 602-955-7206
EMAIL: pguzek@lee-eng.com
PERIMETER PROPERTY BOUNDARY:
A PORTION OF THE NORTHEAST QUARTER OF SECTION 5, TOWNSHIP 4 NORTH,
RANGE 2 WEST OF THE GILA AND SALT RIVER BASE AND MERIDIAN, MARICOPA
COUNTY, ARIZONA, DESCRIBED AS FOLLOWS:
COMMENCING AT THE NORTHEAST CORNER OF SAID SECTION 5, BEING A
FOUND 1-IN IRON PIPE, TO WHICH THE EAST QUARTER OF SAID SECTION 5
BEING A FOUND 5/8-IN REBAR BEARS SOUTH 00° 03’ 59” EAST, A DISTANCE OF
2089.55 FEET;
THENCE SOUTH 00° 03’ 59” EAST ALONG THE EAST LINE OF THE NORTHEAST
QUARTER OF SAID SECTION 5, 990.00 FEET;
THENCE DEPARTING SAID EAST LINE, SOUTH 89° 50’ 53” WEST, A DISTANCE OF
55.00 FEET TO THE WEST RIGHT-OF-WAY LINE OF 195TH AVENUE, AND THE
POINT OF BEGINNING;THENCE DEPARTING SAID EAST LINE, SOUTH 89° 50’ 53”
WEST, A DISTANCE OF 55.00 FEET TO THE WEST RIGHT-OF-WAY LINE OF 195TH
AVENUE, AND THE POINT OF BEGINNING;
LEGAL DESCRIPTIONS
THENCE SOUTH 89° 53’ 43” WEST, A DISTANCE OF 1265.00 FEET;
THENCE NORTH 00° 03’ 59” WEST, A DISTANCE OF 946.15 FEET TO THE
SOUTHERLY RIGHT-OF-WAYLINE OF WEST JOMAX ROAD;
THENCE NORTH 89° 24’ 25” EAST, A DISTANCE OF 408.61 FEET TO AN ANGLE
POINT ALONG SAID SOUTHERLY RIGHT-OF-WAY;
THENCE SOUTH 89° 11’ 15” EAST, A DISTANCE OF 856.50 FEET TO AN ANGLE
POINT ALONG SAID SOUTHERLY RIGHT-OF-WAY OF WEST JOMAX ROAD AND
WESTERLY RIGHT-OF-WAY OF NORTH 195TH AVENUE;
THENCE SOUTH 00° 03’ 59” EAST ALONG SAID WESTERLY RIGHT-OF-WAY, A
DISTANCE OF 935.92 FEET TO THE POINT OF BEGINNING.
THE DESCRIBED PARCEL CONTAINS 1,194,695.57 SQUARE FEET OR 27.43-
ACRES MORE OR LESS.
LEGAL DESCRIPTION - APN: 503-79-003X:
THE WEST 440 FEET OF THE EAST 1320 FEET OF THE NORTH 990 FEET OF THE
NORTHEAST QUARTER OF
SECTION 5, TOWNSHIP 4 NORTH, RANGE 2 WEST, OF THE GILA AND SALT RIVER
BASE AND MERIDIAN,
MARICOPA COUNTY, ARIZONA.
LEGAL DESCRIPTION - APN: 503-79-003W:
THE WEST 440 FEET OF THE EAST 880 FEET OF THE EAST 1320 FEET OF THE
NORTH 990 FEET OF THE NORTHEAST QUARTER OF SECTION 5, TOWNSHIP 4
NORTH, RANGE 2 WEST, OF THE GILA AND SALT RIVER BASE AND MERIDIAN,
MARICOPA COUNTY, ARIZONA.
EXCEPT THE NORTH 55 FEET.
LEGAL DESCRIPTION - APN: 503-79-003U:
THE EAST 440 FEET OF THE EAST 1320 FEET OF THE NORTH 990 FEET OF THE
NORTHEAST QUARTER OF SECTION 5, TOWNSHIP 4 NORTH, RANGE 2 WEST, OF
THE GILA AND SALT RIVER BASE AND MERIDIAN, MARICOPA COUNTY, ARIZONA.
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This drawing is the property of Synectic Design Incorporated, 1111 W University Dr, Suite #104, Tempe Az, 85281, 480.948.9766. This drawing is limited to the original use for which it was prepared. Changes, reproductions, or assigning to any third party of this drawing for any other use is not permited without written consent of Synectic Design Incorporated. C 2019
S Y N E C T I C
D E S I G N
1111 W. University Drive
Suite #104,
Tempe, AZ 85281
t:480.948.9766
f:480.948.9211
Phase:
Drawn By:
Reviewd By:
SDI Project No:
Date:
Sheet:
REVISIONS
EXPIRES 12/31/2025
2/21/2025 10:36:24 AM
Autodesk Docs://4078 All Things Metal/4078_ATM_CD_360.rvt
ALL THINGS METAL
195TH AVE. & JOMAX RD
WITTMANN, AZ 85361
DD
TF, KL, AS
DH
4078
2025-02-21
ARCHITECTURAL SITE
PLAN - PH1
A1.1
12/05/2024
1" = 60'-0"
1
Site Plan - Phase 1
north
0
120
60
1 2024-08-26 MCP Comments
2 2024-10-22 MCP Comments
4 2024-12-10 MCP Site Comments
6 2025-02-21 MCP Site Comments
6
6
6
6
6
APPLICATION
For A
MILITARY COMPATIBILITY PERMIT
For
ALL THINGS METAL
on 27.3 acres
located at the
SWC of 195th AVE & W JOMAX ROAD
Maricopa County, Arizona
July 12, 2024
2nd Submittal: September 6, 2024
3rd Submittal October 31, 2024
Prepared For:
ALL THINGS METAL – TIM ROCK
Maricopa County Case No –
MCP240002
Prepared By:
GILMORE PLANNING & LANDSCAPE ARCHITECTURE
All Things Metal
MCP – Narrative – MCP240002
October 29, 2024
GILMORE
PLANNING & LANDSCAPE ARCHITECTURE
Table of Contents
1.
Project Team
1
2.
Purpose of Request
2
3.
Description of Proposal
2
4.
Use Compatibility & Consistency Determination (UCCD)
3
5.
Existing and Proposed Zoning
4
6.
Surrounding Land Uses
4
7.
Area and General Plan Conformance
6
8.
Location, Accessibility, On-site Circulation
7
9.
Grading & Drainage
7
10. Development Plan
8
11. MCP Development Standards
9
11.1 Requested Deviations
9
12. Project Architecture
11
13. Project Landscape
11
14. Project Screening
11
15. Public Utilities and Services
11
Table of Exhibits
1.
Aerial Location Map
2.
Context Plan – PlanNet Land Use & Noise Contours
3.
ALTA Survey & Topo
4.
Preliminary Site Plan
5A. UCCD Determination – UC2024004 – May 20, 2024
5B. UCCD Determination – UC2024004 – June 13, 2024
6.
MCP Legal Description
7.
Surprise General Land Use Plan
8.
Preliminary Grading & Drainage Plan
9.
Preliminary Floor Plan & Building Elevations
10. Proposed Plant Material
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MCP – Narrative – (MCP240002)
Revised October 30, 2024
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1.
Project Team
Property Owner / Developer
Industrial Steel Ranch LLC
Timothy Rock, CEO - All Things Metal
23724 N Central Ave
Phoenix, AZ 85024
(623) 582-3900/ TimothyR@ATMphx.com
Project Location
SWC 195tth Ave & W. Jomax Road
Parcel Nos (3):
503-79-003U, 503-79-003W, and 503-79-003X
Project Ownership Area:
27.3. Acres
Development Team
Land Planner
Jack Gilmore, LA
Gilmore Planning & Landscape Architecture
5080 N. 40th Street, Suite 205, Phoenix, AZ 85018
(602) 999-8860 / jgilmore@getgilmore.com
Project Landscape Architect
Mary Estes, LA / Dan Beavers; LA
Norris Design
901 E. Madison St, Phoenix, AZ 85034
602-254-9600 / mestes@norris-design.com
Project Architect
David Hamblen, AIA / Tate Fourie
Synectic Design Inc.
1111 W University Ste 104, Tempe, AZ 85281
480-948-9766 / dhamblen@sdiaz.us
Civil Engineer
Matt Ament, RLS & Kameron Tobin, PE
Ament Professional Services
18206 N 19th Ave, Ste 2B, Phoenix, AZ 85023
(480) 656-0191 / kamerontobin@amentpro.com
Traffic Engineer
Paul Guzek, PE
Lee Engineering
2944 N. 44th St, Ste 250, Phoenix, AZ 85018
(602) 955-7206 / pguzek@lee-eng.com
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MCP – Narrative – (MCP240002)
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2.
Purpose of Request
On behalf of All Things Metal, (future owner/developer), Gilmore Planning & Landscape
Architecture (Applicant) respectfully submits for consideration this Application for a
Military Compatibility Permit. The property includes 27.28 net acres (30.13 gross acres)
situated at the southwest corner of 195th Ave and W. Jomax Road in the unincorporated
area of Maricopa County. Please refer to Exhibit 1 – Aerial Location Map for the
location of this subject property. The current zoning is RU-43 MAAMF. Please refer to
the attached Aerial Map for the location of this subject property. The County Assessor
identifies these three parcels as: 503-79-003U, 503-79-003W, and 503-79-003X. This
property is located approximately 2 miles due east of Luke AFB’s Auxiliary Field #1 and
within the 70LDN noise contour and the Accident Potential Zone 2 (APZ-2) designated
boundary. Please refer to Exhibit 2 – Context Plan that illustrates the site’s location
relative to Luke’s noise contours, and the APZ-2 boundary. The MCP will require a Plan
of Development (POD) that will be processed concurrently with this MCP. A copy of the
ALTA Survey is included here as Exhibit 3 that also illustrates the existing topography,
existing perimeter access and surrounding property owners.
3.
Description of Proposal
The primary use on this property will be manufacturing and warehousing for steel
fabrication, producing structural steel components for the construction industry. In
addition to the onsite production of structural steel components, facilities will include
secured/fenced open storage of stockpiled steel and finished steel products stored on-
site prior to shipping. Most manufacturing would occur under solid steel canopy roof
structures that may be up to 300' x 360' with building heights up to 45’. Other structures
will include a variety of smaller buildings for administrative offices, multiple doghouses
over robotic equipment with conveyors and transfers between, a small parts processing
bay, a coatings bay, and a separate building for maintenance and equipment, etc. The
two interior lot lines that define the existing three parcels may be combined and/or
realigned as part of a lot combination and plat associated with a later building permit
application following this phase 1 construction. The necessity to retain and/or realign the
lot lines will be determined based on the reliance of well water services for a public water
system and fire protection system, as well as the interior site planning that will determine
the most efficient layout of structures and the fabrication and processing of steel
material.
The property will develop in phases. The first phase will be a limited production
operation within a 20,400sf fabrication building plus 4,850sf of covered storage under an
attached canopy. The total building area under roof is 25,250sf. Primary access will
from a private drive off 195th Ave for truck circulation for drop-off and pick-up, and
parking for 20 employees plus an additional 9 spaces for company owned vehicles,
guests, and vendors, totaling 29 spaces. Phase 1 is expected to be completed in
approximately 6 months from building permit approval. Other site improvements will
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include utilities for water, sewer, and power, as well as on-site grading for retention.
Security fencing will define perimeter portions of the property and security lighting will be
downlit with shields. Later phases will be determined by the production requirements to
meet their increasing client needs, which is the basis for relocating to this property.
Please refer to Exhibit 4 Preliminary Site Plan that illustrates the layout and circulation
for these site improvements.
4.
UCCD Determination
A Use Compatibility and Consistency Determination (UCCD) has been submitted and an
initial determination was issued by Luke AFB (UC2024004) on May 15, 2024 (Exhibit
5A). Luke requested additional information regarding the production process and the
character of some of the site improvements to address potential impacts to their
overflights. A subsequent Determination Letter dated June 13, 2024 (Exhibit 5B)
qualified their support of these MCP uses. Given the location of the project site, Luke
AFB has identified actual and/or potential mission risks and hazards that must be
considered and factored in the design programming for All Things Metal. Per ARS 28-
8481, Luke AFB has determined the proposed MCP use is a compatible land use within
the 70 LDN and APZ 2 with the condition that Luke AFB reserves the right to comment
throughout the MCP review process, and that any proposed buildings will be subject to
the results of an FAA Obstruction Evaluation/Airport Airspace Analysis and Spectrum
Analysis (OE/AAA). Mitigation must consider the potential mission risks and hazards for
the following:
a)
Light interference – Buildings or structures that would produce light interference at
night and or glint/glare during the day that would distract or interfere with pilot
vision. All production and welding of structural steel components will occur under a
solid canopy roof, which will shield any flashes from overhead flights. Site lighting
will be downlit with shields to direct security lighting towards the interior of property.
b)
Spectrum utilization and Electromagnetic interference – Buildings or structures that
would cause a loss of RADAR coverage such that it interferes with spectrum
utilization. Additionally, electrical emissions that would interfere with operating
aircraft. The proposed production of structural steel components will not create or
omit any communications or electronic signals that would interfere with instrument
landing systems, Tactical Air Navigation systems or other avionics or weapons
systems on the airframe.
c.
Impairment of pilot’s visibility – Any production that would release substances into
the air that would impair visibility or otherwise interfere with operating aircraft such
as: steam, dust, or smoke. These items create a negative impact and should be
eliminated. ATM has a current Air Quality Permit for their existing facility on N
Central Ave near Deer Valley Airport. A new permit application will be processed
for this location. ATM is very familiar with the requirements for dust control, and
acknowledge that the Air Quality Dept will be performing site inspections.
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d.
Bird Strike Hazard – Cooling ponds or standing water on the property increase the
potential for the congregation of fowl which are a hazard to flight safety and
therefore the community. Mitigation measures to detract fowl from congregating on
the property are highly encouraged. There will be no open water ponds that might
attract water fowl. All domestic water for the project and water storage for fire flow
will be in tanks.
e.
Explosives facilities or similar activities (chemical storage). There are no explosives
or similar activities including any chemical storge associated with this steel
fabrication facility.
In coordination with Maricopa County Planning and Development, the Project Team will
include Luke AFB in the review of POD documents to establish the appropriate
mitigation of these listed concerns. ATM will also include signage at strategic locations
within their administrative office and employee areas that identifies their project location
as being within an area subject to Luke AFB flight operations.
5.
Existing & Proposed Zoning
The existing zoning is RU-43. The site is also located within the Military Airport and
Ancillary Military Facilities (MAAMF) Overlay Zoning District, which corresponds with the
High Noise and Accident Potential Zone (HNAPZ) surrounding LUKE AFB Auxiliary Field
#1. The proposed zoning will be RU-43 MAAMF Military Compatibility Permit (MCP)
specific for the uses proposed in this narrative report. The MAAMF overlay zoning
district prohibits the development of new residential uses, but nonresidential uses may
be permitted subject to review of a UCCD and determination of compatibility by Luke
AFB, followed by Maricopa County approval of an MCP. Please refer to Exhibit 2 –
Context Plan that illustrates the existing zoning and surrounding land uses. Exhibit 6 –
MCP Legal Description describes the perimeter MCP boundary.
6.
Surrounding Land Uses
As stated previously, this area is located within the 65 and 70LDN noise contours as well
as the APZ 2 designated area.
North: The north side of the subject property is defined by W. Jomax Road, a section
line arterial. 195th Ave north of Jomax Rd is offset approximately 900’ west of the east
property line and extends due north from W Jomax Road one mile to W Patton Road.
North of Jomax Rd and east of 195th Ave, the area is all zoned RU-43 MAAMF and
located within the 70LDN contour and the APZ 2 boundary. The predominant existing
land use is low density residential on lots ranging from 2-8 acres. These residences
were developed prior to the establishment of the MAAMF overlay in 2010, and are
therefore considered legally non-conforming. The area north of Jomax and west of 195th
Ave is Arizona State Trust Land.
East: The east side fronts onto 195th Ave, which terminates at W Jomax Road. East of
195th Ave is State Trust Land that was formerly leased for a racetrack operation
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MCP – Narrative – (MCP240002)
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South: Immediately south is vacant land on which a request for a MCP for the Jomax
Storage Facility (MCP2022002) a 32-acre Boat and RV Storage project remains under
review with Maricopa County Planning & Development.
West: The land area immediately west is comprised of three 5-acre lots all zoned RU-43
MAAMF. Only the center parcel has any improvements, although they appear to be
non-habitable and not in use.
ATM considered a number of locations prior to deciding on this site. Some of the
features that helped ATM to finally select this location include:
•
The presence of Luke AFB’s 65LDN, 70 LDN, and the APZ-2 would not restrict their
fabrication process.
•
The extensive area surrounding this project site that is also impacted by these noise
contours and the APZ-2 overlay will restrict any new residential development, which
could potentially represent opposition to their ultimate buildout.
•
The location at the intersection of two section line arterials will allow direct access to
the regional arterial network. W Jomax Rd extends directly east to US60/Grand Ave,
and 195th Ave extends north to W Patton Rd and south to Happy Valley Rd.
•
The Surprise General Plan 2035 designates the subject property and the adjacent
properties as Employment, promoting other similar employment-oriented uses. As
ATM expands their production, new job opportunities will be created in the area.
•
Many of the existing team members working for ATM already live in this northwest
valley, and ATM believes the job opportunities it brings into the area as a 7-time
winner of the AzCentral.com Best Places to Work in Arizona will be welcome by the
residents of the area.
•
Except for a limited area along the north side of W Jomax Road, a section line
arterial intended to carry a large volume of traffic, the surrounding properties are all
vacant.
•
There is no floodplain, and the existing condition of the property does not create any
significant site constraints or remediation measures.
•
There is plenty of space to expand their production as compared to their existing
facility on approximately 3.4 acres. The additional land area will support their
projected expansion.
•
The additional area will also facilitate on-site retention and will provide suitable buffer
space for the installation of a native streetscape.
•
There are other employment/industrial-uses with MCP applications in process in the
immediate area, including: Jomax Storage Facility, a 32-acre Boat and RV Storage
project located immediately south. Domres 60, is a 59-acre construction equipment
storage facility and a recycling facility for inert construction material located south of
the Boat & RV Storage site.
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MCP – Narrative – (MCP240002)
Revised October 30, 2024
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It is the combination of these existing site conditions and regional opportunities that
facilitated ATM’s decision to select this location.
7.
Area and General Plan Conformance
This property is within the White Tank / Grand Avenue Area Plan, which assigns a future
land use category of “Military Compatible” to the subject site. This land use category is
congruent with the MAAMF overlay zoning district. As such, approval of a MCP is
required to entitle any development within this land use category.
The Surprise General Plan 2035 Land Use Map – Exhibit 7, designates the subject
property for “Employment” uses. Due to the incompatibility of residential land uses
within the High Noise and Accident Potential Zone surrounding Luke AFB Auxiliary Field
#1, the City of Surprise has designated the entire area within this zone for non-
residential employment uses. The uses proposed in the narrative report are compatible
with this land use designation. Communication has been initiated with the City of
Surprise Planning Dept. to determine if there is any entitlement activity in the
surrounding area that may influence this application.
In 1991, Maricopa County approved the Wickenburg Highway Scenic Corridor Plan that
includes a 34-mile area of US60. In addition to the immediate frontage, the Plan
extends 2-miles outward from both sides of the highway. That Corridor Plan further
defines the area into 4 intensity levels based on proximity to the highway. This subject
property is situated approximately 3,900’ southwest of the highway and by definition is
designated as Class 1 (1/4 mile to 2 miles from the Wickenburg Highway ROW). The
Corridor Plan is generally focused on managing higher intensity uses and circulation for
projects within the first quarter-mile along the highway. The Class 1 designation
requires that new zoning entitlements be consistent with the goals and policies of the
Scenic Corridor. Some of the relevant goals include: promoting higher intensity uses
along arterials, as well as minimizing impacts to regional drainage washes, preserving
the native landscape, and encouraging the use of native and indigenous plant material,
all of which have been incorporated in the site planning for ATM. Care will be taken to
ensure that the design and layout of the project site will be consistent with these goals. It
should also be noted that the site is located within the “Urban Area” land use area
designated by the Scenic Corridor plan. This land use area is described as that which is
best suited for urban development within the Scenic Corridor, though development will
require paved roads, sufficient utilities such as water and sewer, and public services
such as fire protection. As noted elsewhere in this narrative, both Jomax Road and
195th Avenue are paved roads, sufficient utilities will be provided, and the site will be
served by the AFMA’s North County Fire District.
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Revised October 30, 2024
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8.
Location, Accessibility, On-Site Circulation
195th Ave and W Jomax Road are both section line arterials that will provide the primary
access to and from the property. These arterials have been designated as Urban Minor
Arterials that will eventually expand from 2 paved lanes to 5-lanes. Both have an
existing 55’ wide half street easement for “highway purposes”. The first phase of site
development will dedicate these easements as rights-of-way (ROW). As regional
arterials, they extend north to W Patton Road, east to US60/Grand Ave, and south to
Happy Valley Road. Phase 1 will only install the access drive and the northbound left
turn lane off 195th Ave. A Knox box will be installed at the access gate for emergency
access. There are no other off-site improvements proposed for this first phase except
for the driveway transition.
Phase 2 will include the access off W Jomax Road that will be reflected in a subsequent
POD Application and substantiated with an updated traffic study. Additional off-site
improvements for both 195th Ave and W Jomax Rd will be installed at a later date subject
to the review and approval with the Phase 2 POD application. Later phases will follow
this same process with subsequent POD applications and traffic statements as required
and approved by MCDOT. Internal circulation will be private and include roadways
placed to facilitate truck turning movements for storage and pickup of steel material, as
well as fire lane access and sufficient turnaround space for emergency vehicles.
9.
Grading & Drainage
Ament Professional Services has conducted hydrologic and hydraulic analyses in
development of a Preliminary Grading and Drainage Plan and Drainage Report.
Stormwater retention is provided for the 100-year, 2-hour storm (2.37”) by shallow (1-ft)
surface retention basins. Offsite flows originating north of Jomax Rd and west of 195th
Ave have been identified and will be routed through the site using a landscaped channel
and the asphalt drive. The site is classified by the Federal Emergency Management
Agency (FEMA) as Zone ‘X’, defined as “Areas of 500‐year flood; areas of 100‐year
flood with average depths of less than 1 foot or with drainage area less than 1 square
mile; and areas protected by levees from a 100‐year flood”. Building Finished Floor
Elevations will be set in accordance with Maricopa County Drainage Policies and
Standards Table 6.7 – Minimum Drainage Design Criteria. Phase I improvements are
standalone and will function to accept and convey existing stormwater runoff without
adversely affecting neighboring properties.
Ament has also prepared a Preliminary Drainage Report that is included as a separate
document, and a Preliminary Grading & Drainage Plan – Exhibit 8 that illustrates the
historic flow and on-site retention of storm water.
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MCP – Narrative – (MCP240002)
Revised October 30, 2024
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10. Development Plan
All Things Metal intends to develop this site as their primary base of operations for steel
fabrication of structural steel components used by the construction industry for all types
of development projects. A Plan of Development, Floor Plan and Building Elevations
have been prepared and submitted with this MCP Application, which is focused on
Phase 1. Some of the Phase 2 improvements and structures have been illustrated to
indicate the orderly expansion of production, site access, and site improvements. Phase
1 will include the access drive off 195th Ave and the approximate 20,400sf structure for
parts, fabrication/production, temporary office, and maintenance. In addition, Phase 1
site development will provide truck circulation and service areas around the structure, as
well as the open material storage associated with the Phase 1 fabrication. Screen walls
will be constructed of steel panels fabricated by ATM that will align with the phasing.
Temporary chain link fencing will be installed along the north side of Phase 1 to secure
the property. On-site parking will provide for a maximum of 20 employees with 8
additional parking spaces and 3 loading areas available for company vehicles, deliveries
and guests. Please refer to Exhibit ‘4’ Preliminary Site Plan that illustrates the layout
and circulation for these site improvements. The projected schedule for construction is
6-8 months following approval of the building permits.
The second phase will substantially increase the fabrication and the number of
employees. A second Plan of Development (POD) will be processed that is expected to
include: a new administrative office building (60’x140’), production canopy (165’x260’), a
second access drive off W Jomax Rd along with additional employee parking, and the
installation of employee amenity areas located on the north side adjacent to W Jomax
Road. ATM anticipates an additional 60 employees with Phase 2. The domestic water
supply will evolve to a “Public Water System” status with additional well(s) and storage
tanks to satisfy fire flow requirements. Off-site improvements along both 195th Ave and
W Jomax Road will be determined based on an updated traffic study and details
coordinated through MCDOT with the Phase 2 POD Application.
Later phases will continue to increase the fabrication and production of steel building
components, ancillary supporting structures, and additional employees. Future phases
will be subject to additional Plans of Development and updated Traffic Studies, which will
be submitted to Maricopa County Planning staff for review to confirm compliance with
the approved MCP development standards. Because of the requirements of the
MAAMF, any future POD applications will require legislative approval by the Board of
Supervisors.
Security lighting will be included within Phase 1. Light fixtures will be downlit and placed
in strategic locations within the production areas.
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MCP – Narrative – (MCP240002)
Revised October 30, 2024
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11.
MCP Development Standards
MCP Development Standards
Base Standards
Proposed Standards
(RU-43 MAAMF)
(RU-43 MAAMF MCP)
Maximum Buiding Height:
30'
45'
Maximum Lot Coverage on 27.3 Ac
25%
30%
Building Setbacks
40' (Front & Rear)
20' along perimeter of
MCP boundaries
30' (Interior Side)
0' along interior lot lines
20' (Street Side)
and noise contours
Screening
Min. 6' CMU (for commercial
Min. 6' screen wall w/ steel
and industrial uses
panels and 6' chain link fence
Roadway / Parking Surfaces
Pavement
Pavement and Stabilized DG
Allowed Uses
Uses potentially allowed
Fabricated Metal Products
within LDN 70-74 and APZ 2,
Misc. Metal Manufacturing
subject to UCCD from
Luke AFB and approval of
MCP from Maricopa County
Parking
Industrial, Wholesale & Manufact.
1/600sf
1/900sf
11.1 Requested Deviations and Justifications
a. Building Height – This MCP requests that the building height be increased from 30’
to 45’. The building height needs to be flexible to meet specific fabrication needs that
require internal maneuvering of large structural steel members. The process of steel
fabrication for the construction industry requires the ability to use an elevated internal
gantry crane that can maneuver these structural pieces within the building. Many of
these steel members can exceed 30 feet in height. Added to the interior clear height
is the roof structure, which typically incorporates a sloped surface and/or perimeter
parapet walls to screen mechanical equipment. It is the combination of clear ceiling
height and roof structure that has prompted this request for the increased building
height. In accordance with MCZO Section 1111 – Additional Height Regulations,
1111.2 Building Appurtenances, refrigeration coolers, ventilating fans, fire towers,
and mechanical appurtenances may be erected to a height not exceeding 100, if
such structure is set back from each lot line (perimeter MCP boundary for this
application) at least one foot for each foot of additional height above the height limit
otherwise permitted in this MCP in which the structure is located.
b. Site Coverage – The calculation for site coverage is typically based on the footprint
of a building or group of buildings divided by the net lot area. This MCP requests
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Revised October 30, 2024
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that the site coverage be calculated based on the perimeter of the MCP boundary,
which includes 27.3 net developable acres. The lack of access to a local water
provider requires that ATM rely on water wells to support the domestic and fire flow
requirements to develop the project. Per state law, only one well is permitted per lot
that can draw up to 35GPM. To meet the projected water demand for domestic and
fire flow requirements, the three existing parcels must remain divided to allow the
installation of future wells to satisfy future demands. As future development occurs
along Grand Ave/US60, there is the expectation that a private or municipal water
provider will facilitate water service and the on-site wells may be abandoned. This
new service would also allow these existing parcels to be combined into one parcel.
The current RU-43 zoning allows site coverage of 25% for a single-family home and
other related agricultural facilities. The requested 30% is based on the projected
growth of industrial related production that will expand the steel fabrication, outdoor
storage, and the number of employees. Establishing the higher site coverage with
this initial MCP will facilitate the expansion on-site without requiring an amendment
to the MCP. All future expansions will require subsequent POD applications.
c. Building Setbacks – The building setbacks under the RU-43 zoning establishes
greater front yard setbacks for rural low density residential development.
Considering the restriction on any new residential projects, the MAAMF overlay,
Luke AFB noise contours, General Plan designation for employment, and the two
arterial frontages, all work together to promote a higher end use like All Things Metal.
The street side setback for the RU-43 is 20’, which reflects the proposed MCP
building setback for 195th Ave. To maintain consistency, this MCP request the same
20’ setback for W Jomax Road and the perimeter MCP boundary. The land area
west and south are currently vacant and will be subject to these same non-residential
land use restrictions that will likely develop as future employment-oriented uses.
The existing interior parcel/lot lines will remain to preserve ATM’s ability to install
additional water wells. Until there is a long-term solution for water service from a
private or municipal provider, these parcel/lot lines must remain preserve ATM’s
ability to expand domestic and fire flow capacity. Ultimately, there will be a lot
combination to remove these parcel/lot lines and create a single tax parcel. With this
consideration, this MCP requests that the setbacks along these interior parcel/lot
lines and the 70LDN noise contour be reduced to zero (0’).
d. Parking – Parking requirements will be determined with each POD submittal as
building areas and the number of employees are quantified. As a Light Industrial
use, the current parking ratio is based on 1 space per 600sf for industrial/
manufacturing, per County standard. Based on prior history with this user, the
parking ratio proposed for this MCP application is 1 space per 900sf. For this first
production facility of 20,400sf, the required parking will be 23 spaces with an
additional 6 spaces for guests and vendors for a total of 29 spaces. Per County
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Revised October 30, 2024
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standard, 5% of the 29 spaces, or 1.45 (2 spaces) shall be ADA accessible. The
Preliminary Site Plan submitted as Exhibit 4 illustrates the placement of the required
parking and ADA spaces in close proximity to the office.
12. Project Architecture
The buildings, canopies and storage facilities will be industrial in nature as corresponds
to their ultimate use. Pre-engineered structures will be used to create large roofed work
areas. Most work areas will be open-air. Support facilities and storage will be housed in
enclosed structures within the Pre-engineered structures. Some areas will have
concrete floors where required for equipment and fabrication. Other areas will use
alternate paving/dustproofing. The structures, where enclosed, will be clad with standing
seam and corrugated metal profiles. The full development of elevations and building
form are yet to come. We plan to use variation in rooflines, colors and material scale to
break up some of the larger masses. The owner fabricates steel for a living and will use
these buildings to showcase his work and to enhance the work environment for his
employees. The current elevations depict the general form and configuration of the
facility. Please refer to Exhibit 9 – Preliminary Floor Plan and Building Elevations, that
illustrates the building’s interior use and architectural character for All Things Metal.
13. Project Landscape
The selection of landscape material prescribed for trees, shrubs, groundcovers and
accents will be selected from the Arizona Department of Water Resources low water use
plant list for the Phoenix Active Management Area (Phoenix AMA). The landscape
theme will include enhancing the quantities of trees and shrub massing at strategic
locations along both 195th Ave and W Jomax Rd. The landscaped area shall include:
street frontage, building and landscape setbacks, parking lot landscaping, individual or
shared retention basins, building foundation planting areas, and all other disturbed areas
of the Property not containing buildings, structures, or pavement. The landscape and
the stormwater management strategies will be integrated across the site.
Although the character of the landscape theme will be established with this MCP/POD
application, the initial design and installation is intended to begin with Phase 2 under a
second POD application. Exhibit 10 - Proposed Plant Material represents the proposed
selection of low water use plant material that will be used for the full build out of this
27.3-acre project site.
14. Screening
On-site production areas and truck courts shall be screened from 195th Ave with an 8’
screen wall using steel panels produced by All Things Metal. For the first phase, this
primary screen wall will extend from the main entrance south, then along the entire south
and west perimeter of the MCP boundary. Temporary chain link fencing will be a
minimum of 6’ in in height, and will be installed across the center of the property to
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secure the Phase 1 area. The temporary chain link fencing will be removed and/or
relocated to secure subsequent interior phases, until the perimeter has been defined
with the permanent 8’ steel screen wall. Please refer to Exhibit 4 - Preliminary Site Plan
for the location of these screen walls and temporary fences.
An enhanced streetscape utilizing native trees spaced at 30-foot intervals can form a
near vertical hedge averaging 15-25 feet in height. Combined with undulating shrub
massing, the public views of these production areas and truck courts can be effectively
screened. Vehicle parking fronting on a public street will be screened with a minimum 3’
wall that incorporates similar design features as the 6’ screen wall.
15.
Project Utilities & Services
Water: There is an existing well on-site that will satisfy Phase 1. The employee count
for Phase 1 will not exceed 20. Storage tanks and a pump station will be utilized for
domestic service and fire flow requirements. Phase 2 will increase the employee count
and will require the formation of a Public Water System as managed by the Maricopa
County Environmental Services Dept. The lack of access to a local water provider
requires that ATM rely on water wells to support the domestic and fire flow requirements
to develop the project. Per state law, only one well is permitted per lot that can draw up
to 35GPM. To meet the projected water demand for domestic and fire flow and storage
recovery requirements, the three existing parcels must remain divided to allow the
installation of future wells. The local water provider is Liberty Utilities: however; the
subject property is outside their CC&N service area. Future expansion of their service
area may allow a connection for the later phases.
Wastewater: Septic, which may require several units depending phasing.
Power: APS
CATV: Cox
School District: Dysart Unified School District
Fire: Arizona Fire & Medical Authority (North County Fire District).
Police: Maricopa County Sheriff’s Office (MCSO).
Good morning,
Please see MCDOT comments below.
Item #5 – MCP240002 – APN 503-79-003U, 503-79-003W, 503-79-003X – All things metal
•
Jomax Road is classified as a minor arterial requiring fee dedication of a 55-foot half
street from the section line.
o Applicant is required to provide, at applicant’s expense, an American Land Title
Association(“ALTA”) Owner’s Policy of Title Insurance showing title vested in
Maricopa County, a political subdivision of the State of Arizona.
•
Any additional dedication and offsite improvement requirements will be determined by
MCDOT Traffic based on a submitted TIA/TIS to Permit Center at
https://www.maricopa.gov/6003/Maricopa-Countys-New-Permit-Center.
•
The above comments do not include identification of utilities or underground facilities
within or adjacent to the required right-of-way that may have prior rights and/or require
relocation.
Thank you,
Drew Sigado
Planner
Department of Transportation
Engineering Division
2901 West Durango Street Phoenix, Arizona 85009
O: 602-506-7223
E: Drew.Sigado@Maricopa.gov
[ Maricopa.Gov ]
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All Things Metal ‐ Phase 1 Development
Traffic Impact Study
Jomax Rd & 195th Ave
Lee Engineering
MCP240002
Plans Sealed By
Paul Gukez, P.E.
Laxmikanth Narwa, P.E./602.506.8677
Int. Review No.
Date
Item No.
Page No.
Review Comment
Code
LN
1
7/31/2024
1
General
Future classification of 195th Ave and Jomax Road is urban minor arterial roadway. Half‐street
improvements shall be as per MCDOT RDM Figure 5.9. To be consistent with existing roadway
facilities surrounding the site, curb, gutter and sidewalk are not necessary to be installed as
part of half‐street improvements. Developer shall install all other half‐street improvements as
per RDM Figure 5.9.
LN
1
7/31/2024
2
General
As part of half‐street improvements, maintain/provide dedicated 55’ ROW to
MCDOT along site frontage of 195th Ave and Jomax Road.
LN
1
7/31/2024
3
Site Plan
Proposed access point on 195th Avenue is accepted as full access driveway provided a
separate two way left turn lane is installed on site frontage for vehicles to access the site.
LN
1
7/31/2024
4
Page 2
As per the Traffic Study, the proposed development is termed as Phase 1. The study identifies
that multiple phases for the development are planned. A separate traffic study shall be
submitted for review and approval to MCDOT for all future phases of proposed development.
LN
1
7/31/2024
5
General
The traffic impact study is approved for only Phase 1 development identified in the traffic
impact study, dated July 2024.
This Traffic Impact Study is Approved With Above Stipulations
Consultant Comment
Discipline
Consultant
Signature
Date
The proposed development consists of proposed steel fabrication facility called All Things Metal, located at southwest corner of 195th Avenue and Jomax Road. The
proposed development is planned on three contiguous parcels with APNs 503‐79‐003U, ‐003W, and ‐003X, situated within an unincorporated section of Maricopa County.
The site has approximately 935 feet of frontage along 195th Avenue and 1,265 feet of frontage along Jomax Road. The site is expected to generate 77 daily trips, 34 AM peak
hour trips, and 38 PM peak hour trips. The site proposes one full access driveway on to 195th Avenue. Expected opening year is in late 2025 or early 2026.
Traffic Engineering Review Comment Sheet
Project Name
Location
MCDOT File No.
Reviewer/Phone No.
Consultant: Please use the code and respond to each comment in the Consultant Reply Column. This sheet is for our records, please answer every question and sign and date your acknowledgment or the plans will be sent back
to complete the process. Send back the marked‐up plans and a new set of plans along with this sheet. Thank you for your cooperation.
Consultant Code: A=Will Comply B=Deleted C=Consultant to Evaluate
General Project Summary:
Page 1 of 1
Page | 1
Subdivision
Infrastructure
& Planning Program
301 W. Jefferson St.
Phoenix, AZ 85003
Subdi vi sio n@mari co pa.go v
esd.mar i co pa.go v
The Maricopa County Environmental Services Department (MCESD) has completed review
for the All Things Metal planning case(s). Please note the following MCESD requirements for
site development:
Drinking Water –
Per the Safe Drinking Water Act, any water system that supplies more than 25 people or 15
service connections per day for at least 60 days per year is classified as a Public Water
System (PWS).
•
A Public Water System application and a New Source Approval application are
required and must be submitted to the MCESD’s Drinking Water Program. A water
quality analysis report will be required with submittal and is good within one-year of
testing.
An Approval to Construct application is required to be submitted to the MCESD’s Treatment
Program for all water treatment facilities.
•
For questions, please contact the Water/Wastewater Treatment Program at (602)
372-2861 or email treatmentplantprogram@maricopa.gov
An Approval to Construct application is required to be submitted to the MCESD’s
Subdivision & Infrastructure Program for all water system infrastructure.
•
For questions, please contact the Subdivision and Infrastructure Program at (602)
506-1058 or email subdivision@maricopa.gov
For additional Drinking Water related questions, please contact the Drinking Water program
at (602) 506-6935 or by email at sdwquestions@maricopa.gov.
Onsite Wastewater –
A Notice of Intent to Discharge application for an onsite wastewater treatment (septic)
system is required for any construction. Application must be submitted to the MCESD
Onsite Wastewater Program.
Project Name: All Things Metal
Primary Contact Name: Jack Gilmore
Planning Application Type: Military
Compatibility Permit
APN(s): 503-79-003X
Reviewer: Ryan Hall, P.E.
Email: Ryan.Hall@maricopa.gov
Phone: 602-918-1241
Planner Name: Nicholas Schlimm
Planning Case #: MCP240002
Date: August 6, 2024
Water and Waste Management Division
Page | 2
•
Wastewater is not permitted to discharge to an adjacent parcel’s septic system.
Setback requirements must be maintained per Arizona Administrative Code, Title 18,
Chapter 9, Article 312, C (Features Requiring Setbacks).
For Onsite Wastewater related questions, please contact the Onsite Program at (602) 506-
6666 or by email at septicquestions@maricopa.gov.
Additional Notes –
*It should be noted that this document does not approve the referenced project. Comments are provided
for the benefit of the applicant for MCESD permit requirements and as an advisory to Maricopa County
Planning and Development Department. Other Maricopa County agencies may have additional
requirements. Final review and approval will be made through Planning and Development Department
procedures. Applicant may need to submit separate applications to the Maricopa County Environmental
Services Department for approval of proposed facilities regulated by the Department. Review of any such
application will be based on current regulations at the time of application.
Kevin Bischel, PE
Planning & Development
301 W. Jefferson St., Suite 170
Phoenix, Arizona 85003
Phone: (602) 372-0966
www.maricopa.gov/planning
Email address:
kevin.bischel@maricopa.gov
Planning & Development
Engineering Plan Review
Date:
February 19, 2025
Memo To: Darren Gerard, AICP, Planning Manager, Department of Planning &
Development
Attn:
Nicholas Schlimm, Planner, Planning & Development Services
cc:
Larry Morden, LEED PE, Engineering Supervisor, Planning &
Development
From:
Kevin Bischel, PE, Engineering Plans Examiner, Planning &
Development
Subject:
MCP240002 – All Things Metal
APN(s):
503-79-003X, W, U
Engineering Review has reviewed the fifth plan and report routed for review on
2/13/2025, for the subject application and has no further comments with the following
stipulations:
1. Engineering review of planning and/or zoning cases is for conceptual design only. All
development and engineering design shall be in conformance with Section 1205 of
the Maricopa County Zoning Ordinance; Drainage Policies and Standards; Floodplain
Regulations for Maricopa County; MCDOT Roadway Design Manual; and current
engineering policies, standards and best practices at the time of application for
construction.
2. Based on the conceptual design nature of the information submitted, changes to the
site layout may be necessitated by the final engineering design of the site’s drainage
infrastructure.
3. Detailed Grading and Drainage (Site Infrastructure) Plans must be submitted with the
application for Building Permits
4. All disturbed or developed portions of the entire site shall be retained onsite.
5. Any development beyond the development shown in this plan shall require that all
adjacent half-streets’ runoff shall be retained onsite.
6. Sufficient retention volume shall be provided onsite to retain the required 100-year,
2-hour runoff from all contributing areas. Retention basins with stormwater depths
exceeding one foot shall provide one foot of freeboard.
Page 2 of 2
7. Prior to the issuance of building permits for this project, the owner shall record a
(blanket) drainage easement to ensure the drainage infrastructure is maintained and
preserved on the subject parcels.
8. All retention basins shall drain within 36 hours per County requirements.
9. All conveyance along the west property line must be by channel or swale and not by
berm.
10. Any development beyond the development shown in this plan shall require that
another traffic study meeting MCDOT requirements shall be approved by MCDOT
prior to the approval of any building permits. The recommendations of the approved
traffic study shall be required for any development beyond the development
proposed with this planning case.
11. North 195th Avenue shall be developed per the Phase 1 widening offsite plans with
the development proposed by this planning case.
DEPARTMENT OF THE AIR FORCE
AIR EDUCATION AND TRAINING COMMAND
13 June 2024
Mr. Christopher P. Toale
Director, Community Initiatives Team
56th Fighter Wing
14185 W. Falcon Street
Luke AFB AZ 85309-1629
Mr. Matthew Holm
Planning Supervisor
Maricopa County Planning & Development Department
501 North 44th Street, Suite 200
Phoenix, AZ 85008
RE: UC2024004; Contractor Warehousing and Manufacturing (APN: 503-79-003U, 503-79-
003W, 503-79-003X)
Dear Mr. Holm
Thank you for the opportunity to comment on the Use Compatibility and Consistency
Determination application for contractor warehousing and manufacturing. The application
references steel fabrication with open storage and an unidentified number of structures.
Additionally, it is stated that one parcel will be reserved for a multi-tenant business park. The
site sits on approximately 27.3 acres and is located at the southwest corner of 195th Avenue and
Jomax Road in unincorporated Maricopa County, AZ. The site is located inside the Luke AFB
Aux-1 2004 JLUS 70 DNL and Accident Potential Zone 2 (APZ2), “high noise or accident
potential zone,” as identified by A.R.S. § 28-8461, and is within the “territory in the vicinity of a
military airport,” also defined by A.R.S. § 28-8461. This area for flight operations is critical for
the training of 56th Fighter Wing pilots.
Luke AFB continually appreciates the opportunity to provide comments, acknowledging
that we are not the approval authority. Luke AFB follows A.R.S. § 28-8481 when evaluating
compatible land use within the “territory in the vicinity of a military airport”. Given the location
of this development project, we have identified actual and/or potential mission risks and hazards
should the development encompass the following:
(16) No new buildings or improvements or expansion of nonagriculture buildings or
improvements for uses that result in the release of any substance into the air that would impair
visibility or otherwise interfere with operating aircraft, such as any of the following:
(a) Steam, dust and smoke.
(b) Direct or indirect reflective light emissions.
(c) Electrical emissions that would interfere with aircraft and air force communications
or navigational aid systems or aircraft navigational equipment.
(d) The attraction of birds or waterfowl such as operations of sanitary landfills or
maintenance of feeding stations.
(e) Explosives facilities or similar activities (e.g. chemical storage).
Per A.R.S. § 28-8481, these uses are a compatible land use within the 70 Ldn with the
following condition:
(5) Measures to achieve an outdoor to indoor noise reduction level of twenty-five decibels must
be incorporated into the design and construction of portions of buildings where the public is
received, office areas, noise sensitive areas or where normal noise level is low.
Luke AFB finds that if potential mission risks and hazards are mitigated by the
landowner, the proposed uses will be compatible and will not negatively impact flight
operations. We respectfully request the right to comment as the development plan matures
and/or as amended plans become available. Any proposed buildings, structures, or tall
equipment will also be subject to the results of an FAA Obstruction Evaluation/Airport Airspace
Analysis and Spectrum Analysis (OE/AAA).
Since the development will be located within the “territory in the vicinity of a military
airport,” it will be subjected to approximately 170 over flights a day. We recommend you
review the sound attenuation requirements found in A.R.S. § 28-8482. A strong notification
program on the part of the applicant is essential to inform potential occupant(s) about Luke AFB
operations.
If applicable, it should be noted that certain investments and real estate transactions
within the military installation footprint of Luke AFB may be subject to review by the
Committee on Foreign Investment in the United States (CFIUS) to determine the effect of such
transactions on the national security of the United States. The CFIUS regulations, Foreign
Investment Risk Review Modernization Act of 2018 (FIRRMA) provisions, and related
resources can be found on the Department of the Treasury’s website:
http://www.treasury.gov/cfius.
If you have any questions, please contact Senior Planner, Ms. Jenn Rahn, at
(623) 856-9981.
Sincerely
CHRISTOPHER P. TOALE
cc:
Colonel Keagan L. McLeese, Deputy Commander, 56th Fighter Wing
Ms. Demetria Themistocles, Attorney-Advisor, 56th Fighter Wing
TOALE.CHRISTOP
HER.P.1039696165
Digitally signed by
TOALE.CHRISTOPHER.P.10396
96165
Date: 2024.06.13 17:27:48 -07'00'
DEPARTMENT OF THE AIR FORCE
AIR EDUCATION AND TRAINING COMMAND
25 July 2024
Mr. Christopher P. Toale
Director, Community Initiatives Team
56th Fighter Wing
14185 W. Falcon Street
Luke AFB AZ 85309-1629
Mr. Nicholas Schlimm
Planner
Maricopa County Planning & Development Department
501 North 44th Street, Suite 200
Phoenix, AZ 85008
RE: MCP240002; All Things Metal (APN: 503-79-003U, 503-79-003W, 503-79-003X)
Dear Mr. Schlimm
Thank you for the opportunity to comment on the Military Compatibility Permit
application for contractor warehousing and manufacturing for steel fabrication, producing
structural steel components for the construction industry. In addition to the onsite production of
structural steel components, facilities will include secured/fenced open storage of stockpiled steel
and finished steel products stored onsite prior to shipping. Building canopy heights are not
expected to be taller than 45 ft and the site plan indicates 20 parking spaces for employees.
The site sits on approximately 27.3 acres and is located at the southwest corner of 195th
Avenue and Jomax Road in unincorporated Maricopa County, AZ. The site is located inside the
Luke AFB Aux-1 2004 JLUS 70 DNL and Accident Potential Zone 2 (APZ2), “high noise or
accident potential zone,” as identified by A.R.S. § 28-8461, and is within the “territory in the
vicinity of a military airport,” also defined by A.R.S. § 28-8461. This area for flight operations
is critical for the training of 56th Fighter Wing pilots.
Luke AFB continually appreciates the opportunity to provide comments, acknowledging
that we are not the approval authority. Luke AFB follows A.R.S. § 28-8481 when evaluating
compatible land use within the “territory in the vicinity of a military airport”. Given the location
of this development project, we have identified actual and/or potential mission risks and hazards
should the development encompass the following:
a. Light interference – Buildings or structures that would produce light interference at
night and or glint/glare during the day that would distract or interfere with pilot vision.
b. Spectrum utilization and Electromagnetic interference – Buildings or structures that
would cause a loss of RADAR coverage such that it interferes with spectrum utilization.
Additionally, electrical emissions that would interfere with operating aircraft.
c. Impairment of pilot’s visibility – Any production that would release substances into
the air that would impair visibility or otherwise interfere with operating aircraft such as:
steam, dust, or smoke. These items create a negative impact and should be eliminated.
d. Bird Strike Hazard – Cooling ponds or standing water on the property increase the
potential for the congregation of fowl which are a hazard to flight safety and therefore the
community. Mitigation measures to detract fowl from congregating on the property are
highly encouraged.
Adherence to the above suggested mitigation actions for the All Things Metal project will
reduce the effects on Luke AFB flight operations. This determination will also be subject to the
results of an FAA Obstruction Evaluation/Airport Airspace Analysis and Spectrum Analysis
(OE/AAA).
Since the development will be located within the “territory in the vicinity of a military
airport,” it will be subjected to approximately 170 over flights a day. We recommend you
review the sound attenuation requirements found in A.R.S. § 28-8482. A strong notification
program on the part of the applicant is essential to inform potential occupant(s) about Luke AFB
operations.
If applicable, it should be noted that certain investments and real estate transactions
within the military installation footprint of Luke AFB may be subject to review by the
Committee on Foreign Investment in the United States (CFIUS) to determine the effect of such
transactions on the national security of the United States. The CFIUS regulations, Foreign
Investment Risk Review Modernization Act of 2018 (FIRRMA) provisions, and related
resources can be found on the Department of the Treasury’s website:
http://www.treasury.gov/cfius.
If you have any questions, please contact Mr. Mark James, at (623) 856-6175.
Sincerely
CHRISTOPHER P. TOALE
cc:
Colonel Matthew Johnston, Deputy Commander, 56th Fighter Wing
Ms. Demetria Themistocles, Attorney-Advisor, 56th Fighter Wing
TOALE.CHRISTOP
HER.P.1039696165
Digitally signed by
TOALE.CHRISTOPHER.P.10396
96165
Date: 2024.07.25 13:58:50 -07'00'
August 21, 2024
Mr. Nick Schlimm
Maricopa County
301 W. Jefferson St. #170
Phoenix, AZ 85003
Electronically submitted to:Nicholas.Schlimm@maricopa.gov
Re:
Review of the TAC memo for Case MCP240002 All Things Metal Warehouse
Manufacturing project
Dear Mr. Schlimm,
TheArizonaGameandFishDepartment(Department)reviewedthecounty’srequestdatedJuly
17, 2024, regarding the All Things Metal’sproposednewconstructionofawarehousingand
manufacturing on 27.3 acres at the southwest corner of 195th Avenue and Jomax Road in
unincorporatedMaricopaCounty,AZ.Theproposedconstructionwillbeonundevelopednative
desert land approximately 13 miles northwest of Luke Air Force Base proper.
Based on the information provided, the Department offers the following general
recommendationsinadditiontothoseprovidedintheattachedArizonaOnlineEnvironmental
Review Tool report (HGIS-22822; See page 9-10). The Department recommends further
coordination should this project be approved for construction:
● Artificial lightingcouldimpairtheabilityofnocturnalanimalstonavigate(e.g.,owls,
migratory birds, bats, and othernocturnalmammals)andmayaffectwildlifebehavior
andpopulations.TheDepartmentrecommendsusingonlytheminimumamountoflight
neededforsafety.Iffeasible,“warmer”narrowspectrumlighting(amber,orange,red)is
wildlife-friendly and should be used as often as possible to minimize the number of
speciesaffectedbylighting.Itisalsobeneficialtowildlifetohavealllightingshielded,
canted, or cut to minimize the amount of upward shining light.
● TheDepartment’sWildlifeCompatibleFencingGuidelinesprovidesinformationonhow
1
fencingimpactswildlife,waysto1designfencingtopreventwildlifeentanglementand
impalement,andtoensurewildlifemovementisnotrestricted.Departmentpersonnelare
availableasresourcestohelpdetermineappropriatefencingdesignandlayoutthatwill
achieve its objective while reducing impact on wildlife.
● Pleaseminimizeimpactstovegetationduringprojectconstruction.Stagingareasshould
belocatedinpreviouslydisturbedsitesandkeptassmallaspossible.Implementerosion
1https://s3.amazonaws.com/azgfd-portal-wordpress/PortalImages/files/wildlife/planningFor/wildlifeFriendly
Guidelines/110125_AGFD_fencing_guidelines.pdf
TAC memo for Case MCP240002 All Things Metal Warehouse Manufacturing project
August 21, 2024
Page2
and drainage control measures during the project to prevent the introduction of
sediment-ladenrunoffintoadjacentwashesorsurfacewatersandtopreventimpactsto
surface water quality. Stabilize exposed soils, particularly on slopes, with native
vegetation as soon as possible to prevent excess erosion.
● Minimize the potential introduction or spread of exotic invasive species, including
aquaticandterrestrialplants,animals,insectsandpathogens.Precautionsshouldbetaken
to wash and/or decontaminate all equipment utilized in the project activities before
entering and leaving the site.
● If trenching will occur, trenching and backfilling crews should be close together to
minimizetheamountofopentrenchesatanygiventime.Avoidleavingtrenchesopen
overnight. Where trenches cannot be back-filledimmediately,escaperampsshouldbe
constructed at least every 90 meters. Escape ramps can be short lateral trenches or
wooden planks slopingtothesurface.Theslopeshouldbelessthan45degrees(1:1).
Trenchesthathavebeenleftopenovernightshouldbeinspectedandanimalsremoved
prior to backfilling.
TheDepartmentappreciatestheopportunitytoprovideanevaluationofimpactstowildlifeor
wildlife habitats associated with this project. If you have any questions regardingthisletter,
please contact me at (623) 236-7513 . Visit ourwebsite for additional guidelines.
2
Sincerely,
Tracy C. Bazelman
Project Evaluation Program Specialist, Habitat Branch
AZGFD #M24-07183420
2https://live-azgfd-main.pantheonsite.io/wildlife-conservation/planning-for-wildlife/planning-for-wildlife-wildlife-friendly-guidelines/
Arizona Environmental Online Review Tool Report
Arizona Game and Fish Department Mission
To conserve Arizona's diverse wildlife resources and
manage for safe, compatible outdoor recreation
opportunities for current and future generations.
The Department requests further coordination to provide project/species specific recommendations.
Please use the Project Evaluation Form to submit your project to the Project Evaluation Program
at PEP@azgfd.gov.
Project Name:
TAC memo for Case MCP240002 Luke AFB Contractor Warehouse
Project Type:
Development Outside Municipalities (Rural Development), Commercial/industrial (mall) and associated
infrastructure, New construction or expansion
Project ID:
HGIS-22822
Project Description:
M24-07183420
Contact Person:
Tracy C. Bazelman
Organization:
AZGFD
On Behalf Of:
MARICOPA
Page 1 of 10
Arizona Game and Fish Department
project_report_tac_memo_case_mcp240002_luk_81410_83771.pdf
Project ID: HGIS-22822
Review Date: 8/16/2024 04:36:37 PM
Disclaimer:
1. This Environmental Review is based on the project study area that was entered. The report must be
updated if the project study area, location, or the type of project changes.
2. This is a preliminary environmental screening tool. It is not a substitute for the potential knowledge
gained by having a biologist conduct a field survey of the project area. This review is also not intended to
replace environmental consultation (including federal consultation under the Endangered Species Act),
land use permitting, or the Departments review of site-specific projects.
3. The Departments Heritage Data Management System (HDMS) data is not intended to include potential
distribution of special status species. Arizona is large and diverse with plants, animals, and
environmental conditions that are ever changing. Consequently, many areas may contain species that
biologists do not know about or species previously noted in a particular area may no longer occur there.
HDMS data contains information about species occurrences that have actually been reported to the
Department. Not all of Arizona has been surveyed for special status species, and surveys that have been
conducted have varied greatly in scope and intensity. Such surveys may reveal previously
undocumented population of species of special concern.
4. Arizona Wildlife Conservation Strategy (AWCS), specifically Species of Greatest Conservation Need
(SGCN), represent potential species distribution models for the State of Arizona which are subject to
ongoing change, modification and refinement. The status of a wildlife resource can change quickly, and
the availability of new data will necessitate a refined assessment.
Locations Accuracy Disclaimer:
Project locations are assumed to be both precise and accurate for the purposes of environmental review. The
creator/owner of the Project Review Report is solely responsible for the project location and thus the correctness
of the Project Review Report content.
Page 2 of 10
Arizona Game and Fish Department
project_report_tac_memo_case_mcp240002_luk_81410_83771.pdf
Project ID: HGIS-22822
Review Date: 8/16/2024 04:36:37 PM
Recommendations Disclaimer:
1. The Department is interested in the conservation of all fish and wildlife resources, including those
species listed in this report and those that may have not been documented within the project vicinity as
well as other game and nongame wildlife.
2. Recommendations have been made by the Department, under authority of Arizona Revised Statutes
Title 5 (Amusements and Sports), 17 (Game and Fish), and 28 (Transportation).
3. Potential impacts to fish and wildlife resources may be minimized or avoided by the recommendations
generated from information submitted for your proposed project. These recommendations are preliminary
in scope, designed to provide early considerations on all species of wildlife.
4. Making this information directly available does not substitute for the Department's review of project
proposals, and should not decrease our opportunity to review and evaluate additional project information
and/or new project proposals.
5. Further coordination with the Department requires the submittal of this Environmental Review Report with
a cover letter and project plans or documentation that includes project narrative, acreage to be impacted,
how construction or project activity(s) are to be accomplished, and project locality information (including
site map). Once AGFD had received the information, please allow 30 days for completion of project
reviews. Send requests to:
Project Evaluation Program, Habitat Branch
Arizona Game and Fish Department
5000 West Carefree Highway
Phoenix, Arizona 85086-5000
Phone Number: (623) 236-7600
Fax Number: (623) 236-7366
Or
PEP@azgfd.gov
6. Coordination may also be necessary under the National Environmental Policy Act (NEPA) and/or
Endangered Species Act (ESA). Site specific recommendations may be proposed during further
NEPA/ESA analysis or through coordination with affected agencies.
Page 3 of 10
Arizona Game and Fish Department
project_report_tac_memo_case_mcp240002_luk_81410_83771.pdf
Project ID: HGIS-22822
Review Date: 8/16/2024 04:36:37 PM
Page 4 of 10
Arizona Game and Fish Department
project_report_tac_memo_case_mcp240002_luk_81410_83771.pdf
Project ID: HGIS-22822
Review Date: 8/16/2024 04:36:37 PM
Page 5 of 10
Arizona Game and Fish Department
project_report_tac_memo_case_mcp240002_luk_81410_83771.pdf
Project ID: HGIS-22822
Review Date: 8/16/2024 04:36:37 PM
Page 6 of 10
Arizona Game and Fish Department
project_report_tac_memo_case_mcp240002_luk_81410_83771.pdf
Project ID: HGIS-22822
Review Date: 8/16/2024 04:36:37 PM
Page 7 of 10
Arizona Game and Fish Department
project_report_tac_memo_case_mcp240002_luk_81410_83771.pdf
Project ID: HGIS-22822
Review Date: 8/16/2024 04:36:37 PM
No Documented Occurrences of Special Status Species
No special status species were documented as occurring within the project vicinity; however, further field investigations
of the project area are highly recommended. Site visits may reveal previously unrecorded resources of special concern in
locations where they are currently undocumented.
No Special Areas Detected
No special areas were detected within the project vicinity.
Species of Greatest Conservation Need Predicted that Intersect with Project Footprint as Drawn, based on
Predicted Range Models
Scientific Name
Common Name
FWS
USFS
BLM
NPL
SGCN
Anthus spragueii
Sprague's Pipit
SC
2
Artemisiospiza nevadensis
Sagebrush Sparrow
3
Athene cunicularia hypugaea
Western Burrowing Owl
SC
S
S
2
Auriparus flaviceps
Verdin
2
Buteo regalis
Ferruginous Hawk
SC
S
2
Calypte costae
Costa's Hummingbird
2
Campylorhynchus brunneicapillus
Cactus Wren
2
Chilomeniscus cinctus
Variable Sandsnake
2
Coccyzus americanus
Yellow-billed Cuckoo (Western DPS)
LT
S
S
1
Colaptes chrysoides
Gilded Flicker
S
2
Columbina inca
Inca Dove
2
Eumops perotis californicus
Greater Western Bonneted Bat
SC
S
2
Falco mexicanus
Prairie Falcon
2
Falco peregrinus anatum
American Peregrine Falcon
SC
S
S
1
Falco sparverius
American Kestrel
2
Gopherus morafkai
Sonoran Desert Tortoise
CCA
S
S
1
Incilius alvarius
Sonoran Desert Toad
2
Lanius ludovicianus
Loggerhead Shrike
SC
2
Lasiurus xanthinus
Western Yellow Bat
S
2
Megascops kennicottii
Western Screech-owl
2
Melanerpes uropygialis
Gila Woodpecker
2
Melospiza lincolnii
Lincoln's Sparrow
2
Micrathene whitneyi
Elf Owl
3
Myotis velifer
Cave Myotis
SC
S
2
Myotis yumanensis
Yuma Myotis
SC
2
Nyctinomops femorosaccus
Pocketed Free-tailed Bat
2
Parabuteo unicinctus
Harris's Hawk
2
Passerculus sandwichensis
Savannah Sparrow
2
Perognathus amplus
Arizona Pocket Mouse
2
Phrynosoma solare
Regal Horned Lizard
2
Pooecetes gramineus
Vesper Sparrow
2
Spizella breweri
Brewer's Sparrow
2
Page 8 of 10
Arizona Game and Fish Department
project_report_tac_memo_case_mcp240002_luk_81410_83771.pdf
Project ID: HGIS-22822
Review Date: 8/16/2024 04:36:37 PM
Species of Greatest Conservation Need Predicted that Intersect with Project Footprint as Drawn, based on
Predicted Range Models
Scientific Name
Common Name
FWS
USFS
BLM
NPL
SGCN
Tadarida brasiliensis
Brazilian Free-tailed Bat
2
Toxostoma bendirei
Bendire's Thrasher
2
Toxostoma lecontei
LeConte's Thrasher
S
2
Species of Economic and Recreation Importance Predicted that Intersect with Project Footprint as Drawn
Scientific Name
Common Name
FWS
USFS
BLM
NPL
SGCN
Callipepla gambelii
Gambel's Quail
Odocoileus hemionus
Mule Deer
Puma concolor
Mountain Lion
Zenaida asiatica
White-winged Dove
Zenaida macroura
Mourning Dove
Project Type: Development Outside Municipalities (Rural Development), Commercial/industrial (mall) and
associated infrastructure, New construction or expansion
Project Type Recommendations:
During the planning stages of your project, please consider the local or regional needs of wildlife in regards to movement,
connectivity, and access to habitat needs. Loss of this permeability prevents wildlife from accessing resources, finding
mates, reduces gene flow, prevents wildlife from re-colonizing areas where local extirpations may have occurred, and
ultimately prevents wildlife from contributing to ecosystem functions, such as pollination, seed dispersal, control of prey
numbers, and resistance to invasive species. In many cases, streams and washes provide natural movement corridors
for wildlife and should be maintained in their natural state. Uplands also support a large diversity of species, and should
be contained within important wildlife movement corridors. In addition, maintaining biodiversity and ecosystem functions
can be facilitated through improving designs of structures, fences, roadways, and culverts to promote passage for a
variety of wildlife. Guidelines for many of these can be found
at: https://www.azgfd.com/wildlife-conservation/planning-for-wildlife/planning-for-wildlife-wildlife-friendly-guidelines/.
Consider impacts of outdoor lighting on wildlife and develop measures or alternatives that can be taken to increase
human safety while minimizing potential impacts to wildlife. Conduct wildlife surveys to determine species within project
area, and evaluate proposed activities based on species biology and natural history to determine if artificial lighting may
disrupt behavior patterns or habitat use. Use only the minimum amount of light needed for safety. Narrow spectrum bulbs
should be used as often as possible to lower the range of species affected by lighting. All lighting should be shielded,
canted, or cut to ensure that light reaches only areas needing illumination.
Page 9 of 10
Arizona Game and Fish Department
project_report_tac_memo_case_mcp240002_luk_81410_83771.pdf
Project ID: HGIS-22822
Review Date: 8/16/2024 04:36:37 PM
Minimize the potential introduction or spread of exotic invasive species, including aquatic and terrestrial plants, animals,
insects and pathogens. Precautions should be taken to wash and/or decontaminate all equipment utilized in the project
activities before entering and leaving the site. See the Arizona Department of Agriculture website for a list of prohibited
and restricted noxious weeds at https://www.invasivespeciesinfo.gov/unitedstates/az.shtml and the Arizona Native Plant
Society https://aznps.com/invas for recommendations on how to control. To view a list of documented invasive species or
to report invasive species in or near your project area visit iMapInvasives - a national cloud-based application for tracking
and managing invasive species at https://imap.natureserve.org/imap/services/page/map.html.
To build a list: zoom to your area of interest, use the identify/measure tool to draw a polygon around your area of
interest, and select “See What’s Here” for a list of reported species. To export the list, you must have an
account and be logged in. You can then use the export tool to draw a boundary and export the records in a csv
file.
Minimization and mitigation of impacts to wildlife and fish species due to changes in water quality, quantity, chemistry,
temperature, and alteration to flow regimes (timing, magnitude, duration, and frequency of floods) should be evaluated.
Minimize impacts to springs, in-stream flow, and consider irrigation improvements to decrease water use. If dredging is a
project component, consider timing of the project in order to minimize impacts to spawning fish and other aquatic species
(include spawning seasons), and to reduce spread of exotic invasive species. We recommend early coordination with
Project Evaluation Program for projects that could impact water resources, wetlands, streams, springs, and/or riparian
habitats.
The Department recommends that wildlife surveys are conducted to determine if noise-sensitive species occur within the
project area. Avoidance or minimization measures could include conducting project activities outside of breeding
seasons.
Trenches should be covered or back-filled as soon as possible. Incorporate escape ramps in ditches or fencing along the
perimeter to deter small mammals and herpetofauna (snakes, lizards, tortoise) from entering ditches.
Communities can actively support the sustainability and mobility of wildlife by incorporating wildlife planning into their
regional/comprehensive plans, their regional transportation plans, and their open space/conservation land system
programs. An effective approach to wildlife planning begins with the identification of the wildlife resources in need of
protection, an assessment of important habitat blocks and connective corridors, and the incorporation of these critical
wildlife components into the community plans and programs. Community planners should identify open spaces and
habitat blocks that can be maintained in their area, and the necessary connections between those blocks to be preserved
or protected. Community planners should also work with State and local transportation planning entities, and planners
from other communities, to foster coordination and cooperation in developing compatible development plans to ensure
wildlife habitat connectivity. The Department's guidelines for incorporating wildlife considerations into community
planning and developments can be found on the Wildlife Friendly Guidelines portion of the Wildlife Planning
page at https://www.azgfd.com/wildlife-conservation/planning-for-wildlife/planning-for-wildlife-wildlife-friendly-guidelines/.
Development plans should provide for open natural space for wildlife movement, while also minimizing the potential for
wildlife-human interactions through design features. Please contact Project Evaluation Program for more information on
living with urban wildlife at PEP@azgfd.gov or
at https://www.azgfd.com/wildlife-conservation/planning-for-wildlife/project-evaluation-program/ and
https://www.azgfd.com/wildlife-conservation/planning-for-wildlife/planning-for-wildlife-wildlife-friendly-guidelines/.
Powered by TCPDF (www.tcpdf.org)
Page 10 of 10
1
Nicholas Schlimm (PND)
From:
Jessica Peters <indyshifty14@gmail.com>
Sent:
Tuesday, August 13, 2024 9:03 AM
To:
jgilmore@getgilmore.com; Nicholas Schlimm (PND)
Subject:
Case No: PA2024082
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.
To whom it may concern,
My name is Jessica Peters and I am writing in regards to a letter received dated July 29th. I also have
observed the signage on Jomax Rd stating that it was posted 8/2/2024. First, I would appreciate
clarification on something. In the letter it states that the first step is to file a UCCD, and that the UCCD
was approved. If that is the case what is the sign indicating Military Compatibility Permit Request?
Aside from that my family does have multiple concerns regarding the change from residential to
commercial use for this corner. We can appreciate what is stated in the letter that downlit lighting with
shields have been considered, and Luke Airforce base limits the use of the land. However, we do not
agree with the proposed plans. A 45' building would greatly obstruct our views of the Whitetank
mountains, and any security lighting for that size lot would diminish our star visibility. The entrance
depicted in the preliminary site plan is far too close to the corner of Jomax and 195th. There is currently
only a stop sign for 195th ave, and people take that corner extremely fast. We have even seen a vehicle
rollover as a result of that, it landed about where the entrance is depicted. We are also concerned about
the potential negative environmental impact from having steel manufactured across the street from us
and the use of whatever coating is referred to in the letter. Noise from all of the equipment, robotic
equipment, conveyors etc. is also an issue for us. We moved to this rural area for peace and a safe place
for our children to grow up healthily. We do not see a steel fabrication of structural components being
conducive to that. There is the availability to use the land for farm purposes, as others on 195th ave have
done.
Thank you for your time,
Jessica Peters
1
Nicholas Schlimm (PND)
From:
Jack Gilmore <jgilmore@getgilmore.com>
Sent:
Thursday, August 22, 2024 12:24 PM
To:
Nicholas Schlimm (PND)
Cc:
Joseph Mueller (PND)
Subject:
FW: Case No: PA2024082
This Message Is From an External Sender
This message came from outside your organization. Please use caution when corresponding outside the county.
Nick / Joseph:
My bad… I cc’d the e-mail below to Joseph and it should have been sent to Nick..
Jack
Jack Gilmore
2211 N 7th Street
Phoenix, AZ 85006
p. 602 266 5622 \ c. 602 999 8860
jgilmore@getgilmore.com
http://www.getgilmore.com/
Thank you for considering the environment before printing this e-mail
From: Jack Gilmore
Sent: Thursday, August 22, 2024 11:29 AM
To: Jessica Peters <indyshifty14@gmail.com>
Cc: Joseph Mueller (PND) <Joseph.Mueller@Maricopa.Gov>
Subject: RE: Case No: PA2024082
Jessica:
You are correct about the site plan, those parcels are not vacant… I missed the architect’s note, but that will be
corrected… Please feel free to send more e-mails or call with any questions…
Best
2
Jack Gilmore, LA
602-999-8860
Jack Gilmore
2211 N 7th Street
Phoenix, AZ 85006
p. 602 266 5622 \ c. 602 999 8860
jgilmore@getgilmore.com
http://www.getgilmore.com/
Thank you for considering the environment before printing this e-mail
From: Jessica Peters <indyshifty14@gmail.com>
Sent: Thursday, August 22, 2024 10:30 AM
To: Jack Gilmore <jgilmore@getgilmore.com>
Subject: Re: Case No: PA2024082
I would also like to point out the factual inaccuracies that APN 503-51-024B is a residential parcel, and APN 503-51-024J
is a mobile home parcel, and they are listed as vacant lot on your site plan.
On Tue, Aug 13, 2024 at 9:32 AM Jack Gilmore <jgilmore@getgilmore.com> wrote:
Jessica:
Thank you your note. I want to address your concerns. I am currently waiting for a plane trip and will initially respond
on my cell phone and plan to follow up next week. The UCCD is a determination provided by Luke AFB that they are
not opposed to this steel fabrication facility. Neither Luke AFB nor Maricopa County will allow any residential
projects. This location is at the intersection of two arterials, which helps to support this industrial use. That UCCD must
be approved before we can file a rezoning application.
The majority of these build buildings will be in the 20-30’ range, but some of the specialized mechanical equipment
could be up to the 40-45’ height. There will be at least one building that will be +\- 250’ x 300’ (not confirmed yet) that
will be located towards the south side of the property.
I will be back in my office on Monday and plan to continue this.
Thank you for your interest.
Best
Jack Gilmore
Sent from my iPhone
> On Aug 13, 2024, at 9:03 AM, Jessica Peters <indyshifty14@gmail.com> wrote:
>
>
> To whom it may concern,
>
3
> My name is Jessica Peters and I am writing in regards to a letter received dated July 29th. I also have observed the
signage on Jomax Rd stating that it was posted 8/2/2024. First, I would appreciate clarification on something. In the
letter it states that the first step is to file a UCCD, and that the UCCD was approved. If that is the case what is the sign
indicating Military Compatibility Permit Request?
>
> Aside from that my family does have multiple concerns regarding the change from residential to commercial use for
this corner. We can appreciate what is stated in the letter that downlit lighting with shields have been considered, and
Luke Airforce base limits the use of the land. However, we do not agree with the proposed plans. A 45' building would
greatly obstruct our views of the Whitetank mountains, and any security lighting for that size lot would diminish our
star visibility. The entrance depicted in the preliminary site plan is far too close to the corner of Jomax and 195th. There
is currently only a stop sign for 195th ave, and people take that corner extremely fast. We have even seen a vehicle
rollover as a result of that, it landed about where the entrance is depicted. We are also concerned about the potential
negative environmental impact from having steel manufactured across the street from us and the use of whatever
coating is referred to in the letter. Noise from all of the equipment, robotic equipment, conveyors etc. is also an issue
for us. We moved to this rural area for peace and a safe place for our children to grow up healthily. We do not see a
steel fabrication of structural components being conducive to that. There is the availability to use the land for farm
purposes, as others on 195th ave have done.
>
> Thank you for your time,
> Jessica Peters
1
Nicholas Schlimm (PND)
From:
Jessica Peters <indyshifty14@gmail.com>
Sent:
Monday, January 6, 2025 2:49 PM
To:
Nicholas Schlimm (PND)
Subject:
Opposition to Case#MCP240002- All Things Metal
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.
To whom it may concern. This email is to state the opposition of case # MCP240002- All Things Metal and formally
protest any zoning changes requested, from Josh and Jessica Peters owners of parcel 503-51-024S. We purchased our
property in a rural residential neighborhood six years ago for the quiet atmosphere. A commercial business has no place
on the same street as our school bus route. There has been construction on that lot for the last month and the current
lights, noise, and increased big rig trucks have been quite disturbing. Our family is concerned over the environmental
impact this change will have as well. I intend on attending the meeting this Thursday January 9th at 9:30am, 205 W
Jefferson St, Phoenix. If for some reason this is not the correct meeting time or address, or if this is not how our
opposition is supposed to be filed, please advise by either replying to this email or call 480-577-1637.
Thank you,
Jessica Peters
1
Nicholas Schlimm (PND)
From:
Jessica Peters <indyshifty14@gmail.com>
Sent:
Monday, January 6, 2025 3:21 PM
To:
COB Agenda Comments
Subject:
Case# MCP240002 - All Things Metal
Follow Up Flag:
Follow up
Flag Status:
Completed
This Message Is From an Untrusted Sender
You have not previously corresponded with this sender. Please use caution when you receive messages from new senders.
Always validate the sender first.
To whom it may concern. This email is to state the opposition of case # MCP240002- All Things Metal and formally
protest any zoning changes requested, from Josh and Jessica Peters owners of parcel 503-51-024S. We purchased our
property in a rural residential neighborhood six years ago for the quiet atmosphere. We believe a commercial business
has no place on the same street as our school bus route. There has been construction on that lot for the last month and
the current lights, noise, and increased big rig trucks have been quite disturbing. We received a letter detailing a plan for
the lot and our family does have multiple concerns regarding the change from residential to commercial use for this
corner. We can appreciate what is stated in the letter that downlit lighting with shields have been considered, and Luke
Airforce base limits the use of the land. However, we do not agree with the proposed plans. A 45' building would greatly
obstruct our views of the Whitetank mountains, and any security lighting for that size lot would diminish our star
visibility. The entrance depicted in the preliminary site plan is far too close to the corner of Jomax and 195th. There is
currently only a stop sign for 195th ave, and people take that corner extremely fast. We have even seen a vehicle
rollover as a result of that, it landed about where the entrance is depicted. We are also concerned about the potential
negative environmental impact from having steel manufactured across the street from us and the use of whatever
coating is referred to in the letter. We all have well water in the area and ground pollution from this facility concerns us.
Noise from all of the equipment, robotic equipment, conveyors etc. is also an issue for us. We moved to this rural area
for peace and a safe place for our children to grow up healthily. We do not see a steel fabrication of structural
components being conducive to that. There is the availability to use the land for farm purposes, as others on 195th ave
have done. All other land in this immediate area is residential or vacant. As stated above the trucks we have seen
delivering things have all been oversized loads, this can not be good for our street that contains multiple washes. If the
land can not be used as residential as intended because of Luke AirForce flights as indicated in the letter received, we
feel the land should be used for agriculture or perhaps remain vacant for those safety reasons. I have already noticed
quail no longer coming from that corner since construction started. Also, if this has not been approved yet, why has
construction begun? I plan on attending the meeting on Jan. 9th 2025 at 9:30am 205 W Jefferson St, Phoenix, AZ.
Thank you for your time,
Jessica Peters