02.MCP2022002 PZ Staff Report
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MCP2022002
Page 1 of 12
Report to the Planning and Zoning Commission
Prepared by the Maricopa County Planning and Development Department
Case:
MCP2022002 – Jomax RV & Boat Storage Facility
Hearing Date:
February 5, 2026
Supervisor District:
4
Applicant:
Taylor Earl, Earl & Curley, P.C.
Owner:
Synergy Funding LLC
Request:
Military Compatibility Permit (MCP) with a precise Plan of Development for
RV, boat, vehicle and self-storage facility in the Rural-43 MAAMF WHSC
zoning district
Site Location:
Generally located 975’ south of the SWC of 195th Ave. and Jomax Rd. in the
Surprise area
Site Size:
Approx. 32 acres
Density:
N/A
County Island:
No
County Plan:
White Tank Grand Avenue Area Plan – Military Compatible
Municipal Plan:
City of Surprise – Employment within Luke Compatibility District
Municipal Comments:
None received to date
Support/Opposition:
1 opposition
Recommendation:
Approve with conditions
MCP2022002
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Project Summary:
1.
The applicant, Taylor Earl, is requesting a Military Compatibility Permit (MCP) with a precise Plan
of Development (POD) to entitle a proposed RV, boat, vehicle and self-storage facility. The project
is located approx. 975’ south of the SWC of 195th Ave. and Jomax Rd. in the Surprise area. The
site consists of two separate parcels with frontage along 195th Ave. along the eastern boundary
and 199th Ave. alignment along the western boundary. The eastern parcel consists of 16 acres
and the western parcel is 16.5 acres. The project area is bisected by a wash from the northwest
to the southeast direction in the center region of the site which is primarily on the western parcel.
2.
The facility will be operational with a controlled security code and is not proposed as a 24 hour
facility. Employees will be minimal with the potential to have 1-4 employees for office hours and
site maintenance. Customers will be able to access the site from 6:00 a.m. to 10:00 p.m. with
office hours Monday – Friday from 9:00 a.m. – 6:00 p.m. Saturday hours 9:00 a.m. – 5:00 p.m.
and Sunday 11:00 a.m. – 4:00 p.m. Development of the site would include a 1,050 sq. ft. office
without living quarters, 8,432 sq. ft. of storage area, and approximately 125,691 sq. ft. of cover
canopies for the RVs, boats and vehicles, solar panels, parking spaces, electric roll gates, secured
fencing and landscaping. The site will also provide uncovered storage spaces. The total under
roof is 135,214 sq. ft., which accounts for 10% lot coverage where 25% is the base zoning district
allowance. The applicant is asking for 65% lot coverage to account for future phases to include
additional canopies for the RV storage.
3.
The facility will have 603 parking spaces with 568 RVs, boats and vehicle parking spaces, and 6
standard parking spaces. The facility would provide a total of 2 accessible parking spaces and
27 RVs, boats accessible spaces. The site plan shows a request for milled asphalt bound with
liquid emulsifier for the paving.
4.
Facility access will be from 195th Ave. with two proposed driveways, and there will not be any
driveway access along 199th Ave. The 199th Ave. alignment is a mid-section, which the applicant
has demonstrated on the site plan as a reservation of 40’ for the mid-section. Access to both
parcels will be provided from 195th Ave. with a proposed dedication of 55’ half-width of right-of-
way. Two driveways are proposed each with 28’ width showing the required 25’ x 25’ sight visibility
triangles. The site plan shows a 30’ width interior access drive along the southern boundary to
the parcel directly to the west. The office building self-storage is located along the eastern
boundary with a request to reduce the front yard setback to 10’ from the Rural-43 front yard
setback regulation of 40’.
5.
The site will be secured with a 6’ high CMU wall for vehicle parking, and an 8’ high chain link
fencing as noted on the plan along the north, west and southern property lines. An 8’ high security
wall is on the east side in conjunction with utilization of the self-storage building as the screen
wall. Landscaping is also proposed to include trees and shrubs along the north, south and east
property lines and along the fence line adjacent to the wash to provide natural screening. Access
to the western parcel will also have an interior gate for security. The facility will have an on-site
well, on-site septic for the office and sewage vault to service the RVs. The facility is expected to
commence construction within first quarter of 2026 with build out by the end of the year. There
could be additional phases for construction along with additional coverage canopies.
6.
The MCP request includes variations to the Rural-43 base zoning district standards to
accommodate reduced front and side yard setbacks, reduction in parking, screening, signage and
paving. The variations are due to utilization of both parcels with a wash bisecting the site for the
outdoor storage facility use. The applicant has addressed the requested variations as part of the
MCP2022002
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narrative report based upon the location within the high noise accident potential zone, bisected
wash and non-connectivity of 199th Ave. alignment. Shown below are the requested variations.
REGULATION
BASE ZONING DISTRICT
REGULATIONS Rural-43
MAAMF
PROPOSED ZONING DISTRICT
REGULATIONS (Rural-43
MAAMF MCP)
Maximum Height
30'
30’
Minimum Front Yard
40'
10’
Minimum Side Yard
30'
10’
Minimum Street-side Yard
20'
0’
Minimum Rear Yard
40'
40’
Minimum Lot Area
43,560 sq. ft.
1,408,366 sq ft.
Minimum Lot Width *
145'
550’
Maximum Lot Coverage
25%
65%
Parking Spaces
1 per 250 SF (office)
5% for ADA
1:250 sq. ft. of floor area for office
use and 5% ADA spaces. 3 visitor
parking spaces and 1 ADA outside
the gate and 3 visitor parking
spaces and 1 ADA interior parking
space.
Screening
Adjacent to rural or
residential
zoning districts automobile
parking shall be screened
from
view. Solid masonry wall, 6
feet
in height adjacent to any
side
or rear property line abutting
any rural or residential
zoning
district. View-obscuring wall
or
fence, 6 feet in height, on
perimeter of site with
outdoor
industrial use adjacent to
district other than rural or
residential.
Adjacent to rural or
residential zoning districts
automobile parking shall be
screened from view. Solid
masonry wall, six feet in
height adjacent to any side
or rear property line abutting
any rural or residential
zoning district except chain
link fence up to 8 feet in
height shall be permitted
where noted on the plan.
View-obscuring wall or fence,
up to 8 feet in height, on
perimeter of site with
outdoor industrial use adjacent to
district other
than rural or residential.
Signs
Chapter 14, Section 1401
and
1402 Regulations Apply
Chapter 14, Section 1401 and
1402 Regulations Apply, except
as modified below.
Wall sign area shall not
exceed 36 square feet in area
and shall not exceed 20 feet
in height.
1 Freestanding sign is
permitted and shall not
exceed 50 square feet in area
and shall not exceed 26 feet
in height.
MCP2022002
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REGULATION
BASE ZONING DISTRICT
REGULATIONS Rural-43
MAAMF
PROPOSED ZONING DISTRICT
REGULATIONS (Rural-43
MAAMF MCP)
Landscaping
5’ landscaping strip is
required
along road frontage
5’ landscaping strip is required
along road frontage, except 0’
along the west property line.
Sight Visibility Triangles
25’ x 25’ SVT required for all
corner lots and access
points in
accordance with Chapter 11,
Articles 1111.4.1 through
1111.4.3
25’ x 25’ SVT required for all
corner lots and access points
in accordance with Chapter
11, Articles 1111.4.1 through
1111.4.3. Two (2) driveway
SVTs waived along the
access easement providing
access between APNs 503-79-
003T and 503-79-003N.
Pavement
Pavement required for all
driveways, parking spaces
and
access points
Pavement or approved dust
proof material required for all
driveways, parking spaces and
access points
Aerial photo of subject site.
MCP2022002
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Aerial image & surrounding environs.
Proposed Site Plan
East Property line Elevation Detail showing proposed wall signage location.
MCP2022002
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Site within Accident Potential Zone 2 and within the 65 and 70 LDNs.
Luke Air Force Base Aux 1 Vicinity with subject site south of 195th Ave. and Jomax Rd.
Existing On-Site and Adjacent Zoning / Land Use:
7.
On-site:
Rural-43 MAAMF WHSC / vacant
North:
Rural-43 MAAMF WHSC / vacant - All Things Metal and vacant land
South:
Rural-43 MAAMF WHSC / vacant
East:
Rural-43 MAAMF WHSC / 195th Ave. then AZ State Trust Land – raceway
park and radio flyer field.
West:
Rural-43 MAAMF WHSC / 199th Ave. then vacant AZ State Trust Land
MCP2022002
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Rural-43 MAAMF Zoning District map
Utilities and Services:
8.
Water:
On-site well
Wastewater:
On-site septic
School District:
Dysart Unified School District
Fire:
Arizona Fire and Medical Authority (AFMA)
Police:
MCSO
Right-of-Way:
9.
The following table includes existing and proposed half-width right-of-way and the future
classification based upon the Maricopa County Department of Transportation (MCDOT) Major
Streets and Routes Plan.
Street Name
Half-width Existing R/W
Half-width Proposed R/W
Future Classification
195th Ave.
55’
55’
Urban Minor Arterial
199th Ave.
-
40’
Mid-section alignment
Adopted Plans:
10.
White Tank / Grand Avenue Area Plan (adopted December 2023): The area plan assigns the site
a land use category of “Military Compatible,” which is consistent with its location within the
MAAMF overlay zoning district.
11.
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 has coordinated with LAFB
as part of the UCCD and MCP review processes.
MCP2022002
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The City issued review comments on July 14, 2025 indicating that the use appears compatible
with adjacent uses and with the City of Surprise General Plan. The City does not have objections
to development of the project with notation that the City is likely to annex the area in the future.
The review comments included a list of City Design Guideline standards for the applicant to
consider.
12.
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.
Public Participation Summary:
13.
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.
The results report indicated there was one phone call from an adjacent property owner interested
in the proposal and did not have any issues with the request. The results report indicates that
there have been no issues or concerns raised on the project. Staff received opposition from a
property owner within the vicinity from 2022 with concerns associated with traffic, noise, outdoor
lighting and proximity with Luke. As stated, due to the restrictions for single family residential in
the MAAMF overlay, the proposed outdoor storage facility use is a compatible use.
Outstanding Concerns from Reviewing Agencies:
14.
N/A
Staff Analysis:
15.
A Use Compatibility Consistency Determination was issued for the proposed land uses with
UC2019009 with a designation of compatible by Luke Air Force Base and Maricopa County on
September 26, 2019. The MCP with plan of development reflects the designation of the land use
with notation that the use would not negatively impact flying operations of Luke AFB. Luke
commented on January 15, 2026 that the previous Luke AFB comments issued on July 14, 2025
remained the same. The letter included reference not allowing for overnight stays that would
include permanent, mobile or habitual structures, and overnight RV stays as these uses would
post a risk and are considered ‘incompatible’. A condition has been included as part of the MCP
to address the incompatible land uses.
16.
Staff supports the MCP with POD for the outdoor RVs, boats and vehicle storage along with self-
storage. While, 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,
limited uses with storage are considered more compatible with such operations.
17.
The proposed development would have minimal impact on surrounding land uses. Most of the
neighboring properties are currently vacant with Arizona State Trust Land located to the east and
west of the subject site. Directly to the north of the subject site is an approved MCP with POD for
MCP2022002
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a contractor warehousing and manufacturing for steel fabrication. 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.
18.
Arizona Fire Medical Authority (AFMA) commented that they are not opposed to the application
and note that the site is currently not annexed into the North County Fire & Medical District and
must be annexed. Staff notes, a condition has been added prior to issuance of building permits
requiring documentation demonstrating written confirmation 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. AFMA also commented on the need to have on-site water supply since there is no
municipal water supply available. The site plan shows a proposed water tank to be located directly
north of the office building.
Recommendation:
19.
Staff recommends the Commission adopt a motion recommending that the Board of Supervisors
approve MCP2022002 subject to the following conditions ‘a’ – ‘j’:
a.
Development of the site shall be in general conformance with the Site Plan entitled “Jomax
Storage Facility”, consisting of 8 full-size sheets, dated revised November 4, 2025, and
stamped received December 16, 2025, except as modified by the following conditions.
b.
Development of the site shall be in general conformance with the Narrative Report entitled
“Jomax RV & Boat Storage Facility”, consisting of 13 pages, dated revised December 16,
2025, and stamped received December 16, 2025 except as modified by the following
conditions.
c.
The following Planning Engineering conditions shall apply:
1.
Detailed grading and drainage (site infrastructure) plans must be submitted with
the application for building permits.
2.
Hydraulic calculations required at the time of final engineering design to show how
the existing offsite flows are being routed across and/or along the west side of
195th Ave. Analysis to include the impact of the proposed improvements at the
northeast corner of the property, driveways and 195th Avenue roadway
improvements.
3.
Hydraulic calculations required at the time of final engineering design to show that
proposed fencing along the north property line shall have no adverse impact on
the upstream neighboring properties upstream.
4.
All disturbed or developed portions of the entire site shall be retained onsite.
5.
Retention basins must drain within 36 hours.
MCP2022002
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6.
Site is in a Special Flood Hazard Areas (SFHAs) and will require a flood use permit
when submitting for a building permit.
7.
All historic flows exiting the site shall exit after development in the same location
and manner in which they exited before, or with less flow depth, quantity, or
velocity than before.
8.
A separate topographic plan sheet showing the existing conditions including the
Right of Way limits of 195th Avenue along the site frontage must be submitted at
the time of building permits for the purpose of evaluating current drainage
conditions.
9.
Storage of materials, walls/fence, parking and storm water retention are prohibited
in the right-of-way.
10.
Driveway access to County road(s) must be paved and will require a permit from
MCDOT issued concurrent with building permit(s) required for site development.
Drainage flow along the roadway must be maintained.
11.
All adjacent roadway improvements required by MCDOT in the Traffic Study
approval shall be permitted with building permits and in accordance with the
current RDM standards.
12.
Developer to provide improvements that include one through lane in each direction
and a two-way left turn lane along the site frontage.
13.
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.
14.
Based on the conceptual design nature of the information submitted, changes to
the site layout and/or a reduction in the number of building lots may be
necessitated by the final engineering design of the site drainage infrastructure.
d.
The following MCP standards shall apply:
1.
Minimum Front Yard Setback: 10’
2.
Minimum Side Yard Setback: 10’
3.
Minimum Street-Side Yard Setback: 0’
4.
Maximum Lot Coverage: 65%
5.
Parking spaces: 1:250 ratio for office use, 5% accessible. 3 visitor parking spaces
and 1 ADA parking space outside the gate, and 3 visitor parking spaces and 1 ADA
parking space to be located inside the gate shall be permitted as noted on the plan.
6.
Screening: Adjacent to rural or residential zoning districts automobile parking shall
be screened from view. Solid masonry wall, 6’ in height adjacent to any side or
rear property line abutting any rural or residential zoning district except chain link
fence up to 8’ in height shall be permitted where noted on the plan. View obscuring
MCP2022002
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wall or fence, up to 8’ in height, on perimeter of site with outdoor industrial use
adjacent to district other than rural or residential.
7.
Wall sign: Shall not exceed 36 sq. ft. in area and shall not exceed 20’ in height.
8.
Freestanding Signage: 1 freestanding sign and shall not exceed 26’ in height.
9.
Landscaping: 5’ landscaping strip along right-of-way along eastern property line
adjacent to 195th Ave. Landscaping is not required along western parcel along
199th Ave. alignment.
10.
Paving: Pavement or approved dust proof material required for all driveways,
parking spaces, and access points.
11.
Use: Limited to outdoor storage of personal and commercial vehicles and self-
storage with ancillary uses.
e.
There shall not be any overnight stays that would include permanent, mobile or habitual
structures, and overnight RVs. These uses are deemed as ‘incompatible’ and prohibited
with MCP2022002.
f.
The following Maricopa County Environmental Services Department (MCESD) conditions
shall apply:
1.
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.
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).
g.
All buildings subject to noise attenuation as per ARS § 28-8482(B).
h.
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. Prior to issuance of the certificate of occupancy,
local fire protection jurisdiction review and approval will be required.
i.
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.
j.
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 for revocation to the zoning that existed on the date of application. It
is, therefore, stipulated and agreed that either revocation due to the failure to comply with
any conditions, 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
Military Compatibility Permit. The Military Compatibility Permit enhances the value of the
property above its value as of the date the Military Compatibility Permit is granted and
reverting to the prior zoning results in the same value of the property as if the Military
Compatibility Permit had never been granted.
MCP2022002
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Presented by:
Rachel Applegate, Planning Supervisor
Reviewed by:
Darren Gérard, Planning Manager
Attachments:
Case Map (1 page)
Site Plan (reduced 8.5”x11”, 8 pages)
Narrative Report/Ex. Summary (13 pages)
MCDOT comments (6 pages)
MCESD comments (1 page)
DPR comments (4 pages)
City of Surprise (3 pages)
Arizona Fire Medical Authority (2 pages)
Arizona Game and Fish (2 pages)
Opposition (2 pages)
/
Maricopa County Planning & Development - Phoenix, AZ
4
Gross Acres: 33 approx.
Generated January 20, 2026 2:42 PM
MCP2022002
Application Name:
Legal Description
Jomax Storage Facility EDR
Applicant
Case Address
4N 2W 5
Taylor Earl
26002 N 195th AVE
Applicant Phone/Email
Parcel Primary:503-79-003N
6022650094
Wittmann, AZ 85361
Map scale 1:6,366
Supervisor District No.
Jomax Storage Facility EDR
Jomax RV & Boat Storage Facility
A request for
Military Compatibility Permit
with Plan of Development
an RV/Boat/Vehicle/Self storage facility on approximately 33 acres located south of the
southwest of 195th Avenue and Jomax Road
in the City of Surprise area of Maricopa County.
APNs: 503-79-003N and 503-79-003T
Vicinity Map
Representative/Legal Counsel:
Earl & Curley, P.C.
3101 North Central Avenue, Suite 1000
Phoenix, Arizona 85012
Phone: 602-265-0094
Case #:
MCP2022002
Submittal date:
February 8, 2022
Revised Date: May 9, 2024
Revised Date: July 11, 2025
Revised Date: December 16, 2025
Narrative Report – Military Compatibility Permit
(South of the southwest corner of 195th Avenue and Jomax)
Page 2 of 13
Principals and Development Team
Owner/Developer:
Synergy Funding, LLC
25019 N. 102nd Avenue
Peoria, AZ 85383
Attn: Jason Fairchild
Phone: 602-339-4000
Email: fairchildaz@gmail.com
Representative/Legal Counsel:
Earl & Curley, P.C.
3101 North Central Avenue, Suite 1000
Phoenix, Arizona 85012
Attorney: Taylor C. Earl
Principal Planner: Ricardo Toris
Phone: 602-265-0094
Email: tearl@earlcurley.com
Email: rtoris@earlcurley.com
Narrative Report – Military Compatibility Permit
(South of the southwest corner of 195th Avenue and Jomax)
Page 3 of 13
Introduction & Purpose of Request:
On behalf of our client, Synergy Funding, LLC, we are pleased to submit this Military
Compatibility Permit with Plan of Development application and supporting documents for
the approximately 33-acres located south of the southwest corner of 195th Avenue and
Jomax Road (“Property”).
This application seeks a Military Compatibility Permit with Plan of Development to allow
for the development of a storage facility (RV/Boat/Vehicle/Self storage) facility on
approximately 33 acres located south of the southwest of 195th Avenue and Jomax Road
in the City of Surprise area of Maricopa County. The Property is rectangular in shape and
enjoys approximately 550-feet of 195th Avenue frontage and approximately 550-feet of
199th Avenue (alignment) frontage.
The APNs are 503-79-003N and 503-79-003T.
A “Use Compatibility and Consistency Determination” has been granted by Luke Air Force
Base. A copy of their letter is included with this submittal.
Narrative Report – Military Compatibility Permit
(South of the southwest corner of 195th Avenue and Jomax)
Page 4 of 13
Description of Proposal:
This request seeks approval of Military Compatibility Permit with a Plan of Development
Site Plan. The Property is rectangular in shape and currently undeveloped vacant land
and zoned Rural-43 MAAMF. The site is surrounded by vacant and undeveloped State
Trust Land to the west and east, zoned Rural-43 MAAMF, and vacant and undeveloped
private land to the north and south, zoned Rural-43 MAAMF.
The approximately 33 acres site is located south of the southwest of 195th Avenue and
Jomax Road in the City of Surprise planning area of Maricopa County. The property
consists of two parcels. The eastern parcel (APN 503-79-003T) fronts onto 195th Avenue
and is approximately 16 acres in size. The western parcel (APN 503-79-003N) is
approximately 16.5 acres in size. The property is bisected by a wash that runs in a
northwest to southeast direction. This wash is mostly located within the western parcel.
This development includes a new +/- 1,050 square feet office, a +/- 8,432 square feet
enclosed storage area, +/- 125,691 square feet of covered RV/Boat/Vehicle spaces and
several uncovered storage spaces. The project will include the construction of
approximately 135,214 square feet of combined area under roof (including covered
parking), 568 RV/Boat/Vehicle storage spaces, 6 regular parking spaces, 2 regular ADA
parking spaces and 27 ADA RV/Boat spaces. The total parking provided is 603 spaces
inclusive of the RV/Boat/Vehicle spaces, regular parking spaces and ADA spaces over
the entire site (Total Parking Provided = 574 space and Total ADA Provided = 29 ADA
spaces). Of the regular parking spaces provided there are 3 visitor parking spaces and
1 ADA parking space in front of the gate. The office and enclosed storage facility back to
195th Avenue.
The main (gated) access for both the western parcel and eastern parcel will be from 195th
Avenue located near the southeast corner of the property. An exit gate for the eastern
parcel is located at the northeast corner of the site accessible from 195th Avenue. Access
to the western parcel is provided via an access driveway aisle which is 30-feet wide and
runs along the south property line of the eastern property. A separate gate for the western
parcel is provided.
The Plan of Development Site Plan shows the overall site layout, office building location,
enclosed storage building, parking areas, canopy areas, landscape area, retention areas,
site circulation, access driveway/aisles, customer parking, gates, undisturbed areas, and
access points.
The current operation characteristics is to have this facility be primarily self-service
through the project’s website until such time full-time employees are needed. Therefore,
employees will be minimal. However, it is expected that there will be a need to have 1-4
employees between typical office hours to provide day-to-day operation coverage and
general site maintenance.
Narrative Report – Military Compatibility Permit
(South of the southwest corner of 195th Avenue and Jomax)
Page 5 of 13
This self-storage facility is not a 24-hour facility, and access will be controlled via security
code. Existing customers can access the facility with their security code from 6:00 am to
10:00 pm. Office hours, which are staffed by the manager, will be as follows:
1. Monday through Friday: 9:00am to 6:00pm
2. Saturday: 9:00am to 5:00pm
3. Sunday: 11:00am to 4:00pm
The facility is proposed to be surrounded by an approximately 8-foot-high chain link fence
along the north, west and south property lines and an 8-foot-high security wall on the east
side of the facility, except where the building walls themselves (where developed as self-
storage) will serve as a screening wall. As indicated on the Plan of Development Site
Plan, access is solely from 195th Avenue. This access will have interior gates.
Entry-type signs will be located at each entrance of the development and will comply with
the requirements of Maricopa County. All signage shall comply with Chapter 14 Sign
Regulations of the Maricopa County Zoning Ordinance except as modified in the
development standards table.
Lighting, where provided, will comply with Section 1112 of the Maricopa County Zoning
Ordinance.
The site will be developed in accordance with all applicable Maricopa County
requirements for drainage/retention and other applicable development standards.
Relationship to Surrounding Properties:
The Property is currently undeveloped vacant land and zoned Rural-43 MAAMF.
The zoning and characteristics of the surrounding properties are as follows:
North:
Vacant undeveloped property zoned Rural-43 MAAMF; acre+ size lots
(lot splits / un-subdivided)
South:
Vacant undeveloped property zoned Rural-43 MAAMF; acre+ size lots
(lot splits / un-subdivided)
East:
195th Avenue exists along the Property’s eastern boundary and is
improved with pavement. 195th Avenue is a two-lane roadway. Beyond
195th Avenue is Arizona State Trust land currently used as a multi-
purpose raceway park and Radio Flyer Field and zoned RU-43 MAAMF.
West:
199th Avenue alignment exists along the Property’s western boundary
and is currently an unimproved dirt road. To the west, beyond 199th
Avenue alignment, is vacant Arizona State Trust land and Zoned RU-
43.
The Property is within the 70 and 65 LDN noise contour related to Luke Air Force Base
Aux 1 Vicinity, which is located more than approximately 1-½ miles to the southwest of
Narrative Report – Military Compatibility Permit
(South of the southwest corner of 195th Avenue and Jomax)
Page 6 of 13
the site. As noted previously, a “Use Compatibility and Consistency Determination” has
been granted by Luke Air Force Base.
The nearby area of Surprise has seen much recent development and zoning activity since
the completion and opening of the Loop 303, which links I-10 with I-17 through this area.
Housing developments (and/or related zoning activity) in the area include Asante,
Escalante, Desert Oasis, Paloma Creek, Cortana at Desert Oasis, Sunrise and Rio
Rancho Estates to name a few.
The residents of these developments will need a place to store personal possessions and
vehicles that either do not “fit” on their property or are not allowed to be parked/stored
due to CC&R restrictions.
This proposed development will help to meet some of the need for storage in this area.
Location and Accessibility:
Access to the site is from 195th Avenue via Happy Valley Road from the south or Jomax
Road from the north. Both Happy Valley Road and Jomax Road connect to the Grand
Avenue (US 60) which is approximately 1-½ mile to the east.
Wickenburg Highway Scenic Corridor Plan Development Guide:
The Wickenburg Highway Scenic Corridor Plan Development Guide plan was adopted in
January 1991. The intent of these development standards is to provide the necessary
guidelines and protection needed to maintain the integrity and quality of the Wickenburg
Highway Scenic Corridor. The Land Use Plan in this document identifies this site as being
located within the Class 1 boundary and within the Urban Area designation. The
Wickenburg Scenic Overlay District is divided into four intensity levels according to
location and physical features of the scenic corridor. As mentioned, this property falls
within Class 1, which is the area between ¼ mile to 2 miles from Wickenburg Highway
right-of-way. The Plan’s Goals and Policies being met are as follows:
D. Scenic Qualities
Goal: Protect and preserve scenic quality along the corridor, including views,
vistas, and natural aesthetics.
Policy D-1: Support land uses and development designs that are compatible
with environmentally sensitive areas i.e., floodplains, hillsides, wildlife habitats.
Policy D-4: Place limitations on development along the Wickenburg Highway
with regard to height, setbacks, signs and all aspects that would affect scenic
quality.
Narrative Report – Military Compatibility Permit
(South of the southwest corner of 195th Avenue and Jomax)
Page 7 of 13
This request will establish a land use that complements the area. This property is located
approximately 6,790 feet (approximately 1.3 miles) away from Grand Avenue. There is a
significant distance between this property and Grand Avenue that provides separation
from the Grand Avenue corridor. This significant distance away from Grand Avenue
protects and preserves the scenic quality along the Grand Avenue corridor. Furthermore,
the development is a relatively low scale development in terms of building height. The
proposed building height is only 24-feet high and when consideration is given to the
property’s distance beyond Grand Avenue and the low building height there is a
significant separation from the Grand Avenue corridor. Additionally, there is undeveloped
land that could eventually develop between this project and Grand Avenue adding to the
likelihood that this project may not be seen from Grand Avenue. Moreover, the site plan
limits the developable area and does not develop on top of the wash area that traverses
the project-keeping that portion of the property in a natural state. The proposed
application will allow the ability for new development away from Grand Avenue and the
scenic corridor and is consistent with the Wickenburg Highway Scenic Corridor Plan
Development Guide plan. Being setback away from Grand Avenue helps maintain the
scenic beauty that now exists along Wickenburg Highway.
Moreover, because of the Military Airport and Ancillary Military Facility regulations, State
Statue, and the property’s proximity to Luke Aux Base and APZ zones there are few new
uses that would be permitted. This use was deemed in compliance with the “Use
Compatibility and Consistency Determination.” See next section.
Relationship to State Statute:
A “Use Compatibility and Consistency Determination” has been granted by Luke Air Force
Base. A copy of their letter is included with this submittal.
Article 1010.2 of the Maricopa County Zoning Ordinance reads:
The purpose of the Military Airport and Ancillary Military Facility Overlay
Zoning District is to adopt and enforce zoning regulations for property in the
high noise or accident potential zone to assure development compatible
with the high noise or accident potential generated by military airport and
ancillary military facility operations that have or may have an adverse effect
on public health and safety in compliance with Arizona Revised Statutes
§28-8461 and §28-8481 as ordered by the Superior Court of Arizona in the
case of Arizona State, et al. v. Maricopa County, et al. (case no. CV 2008-
091301). In all cases where there is or may be a conflict between this
Military Airport and Ancillary Military Facility Overlay Zone and the
underlying zone, the terms of this Military Airport and Ancillary Military
Facility Overlay Zone shall control.
Approving a Military Compatibility Permit with Plan of Development to allow for the
development of a storage facility (RV/Boat/Vehicle storage and/or self-storage) facility on
approximately 33 acres located south of the southwest of 195th Avenue and Jomax Road
Narrative Report – Military Compatibility Permit
(South of the southwest corner of 195th Avenue and Jomax)
Page 8 of 13
in the City of Surprise area of Maricopa County is consistent with the County’s regulations
and Luke Air Force Base’s determination of consistency with permitted uses per A.R.S.
§28-8481. Luke Air Force Base determined that the proposed use is consistent and
compatible with the HNAPZ of LAFB. This is evident by the issuance of “Use
Compatibility and Consistency Determination” provided by Luke Air Force Base.
Circulation System (on & off-site):
As noted above, access to the site is from 195th Avenue via Happy Valley Road from the
south or Jomax Road from the north. Both Happy Valley Road and Jomax Road connect
to Grand Avenue (US 60) which is approximately 1.3 miles to the east.
The main (gated) access for both the western parcel and eastern parcel will be from 195th
Avenue located near the southeast corner of the property. An exit gate for the eastern
parcel is located at the northeast corner of the site accessible from 195th Avenue. Access
to the western parcel is through an access driveway aisle which runs along the south
property line. A separate gate for the western parcel is provided.
195th Avenue is currently a two-lane roadway and follows a Section line alignment. Today,
it exists as a two-lane paved roadway. Additional roadway improvements, and/or
dedication of any right-of-way will be provided as required by Maricopa County (MCDOT).
No access is proposed to 199th Avenue alignment, which is an unmaintained dirt road
that runs north-south along the western boundary of the site.
Interior circulation areas are to be asphalt paved for access to all self-storage areas for
both circulation and parking areas related to Boat/RV/Vehicle storage.
The parking ratio for Boat/RV/Vehicle storage is not specifically listed and therefore
Maricopa County Zoning staff have made the interpretation that Boat/RV/Vehicle storage
facilities are a commercial use - and should have a 1 per 250 parking standard for the
office component square footage. As mentioned, the total parking provided is 603 spaces
(inclusive of the RV/Boat/Vehicle spaces and regular parking spaces) and 29 ADA spaces
over the entire site. The site plan shows 3 visitor parking spaces and 1 ADA parking space
immediately in front of the office, outside the gate, and 3 interior parking spaces and 1
ADA parking space. This request exceeds the total number of parking spaces required.
A Traffic Statement is included with this submittal.
Development Schedule:
The start of construction depends on permit approvals. It is expected that start of
construction will be in the first quarter of 2026 with an estimated buildout of 2026. At this
time, it is unknown if the site will be developed in one or more phases. However, Phase
Narrative Report – Military Compatibility Permit
(South of the southwest corner of 195th Avenue and Jomax)
Page 9 of 13
1 will include site infrastructure, non-covered parking, office, water tank, access, retention
and site work for at least the eastern property. While the covered parking is proposed as
phase 2 and the storage for phase 3 it is possible these could shift up in phasing if the
market demand is there. Phasing information will be provided in conjunction with the
submittal of any development permits for the site (or any portion).
Community Facilities and Services:
This property is located within the Dysart Unified School District. As a non-residential
use, no impact to schools or other area community facilities or services is expected to
occur. The closest school and the closest park are approximately 3.8 miles away towards
the southeast across Grand Avenue.
Public Utilities and Services:
Police
Will be provided by Maricopa County Sheriff.
Fire
Arizona Fire and Medical Authority (AFMA)
Water
On-Site Well
Wastewater
On-Site Septic
Electrical
APS
Solid Waste Refuse
Will be through a private provider
Development Standards:
The zoning is Rural-43 MAAMF, and the development standards that apply to this
development are those of the Rural-43 zoning district unless modified by the proposed
Military Compatibility Permit (“MCP”). This request seeks certain modifications shown in
bold in the development Standards table below. These modifications are needed to allow
the development of this storage (RV/Boat/Vehicle/Self storage) facility. The proposed
modifications are listed below with an explanation of such requested modification.
Setbacks:
The RU-43 zoning district requires minimum setbacks of 40 feet for the front yard, and 10
feet for both the side yard and the street-side yard. These standards are intended for rural
development. The proposed project, however, requests reduced setbacks of 10 feet for
the front yard, 10 feet for the side yard, and 0 feet for the street-side yard. The proposed
10-foot front and side yard setbacks align with the requirements of the C-2 commercial
zoning district. Since the proposed use is commercial in nature, the intent is to apply the
same setback standards as those used in the C-2 district. While the request includes a
0-foot street-side yard setback, it is important to consider its specific context. The west
property line borders the alignment of 199th Avenue, classifying it as a street-side yard.
Although MCDOT is not requiring any right-of-way dedication along 199th Avenue, the
Narrative Report – Military Compatibility Permit
(South of the southwest corner of 195th Avenue and Jomax)
Page 10 of 13
site plan includes a 40-foot-wide setback from the western property line. Given the
commercial nature of the project and the design considerations included, the proposed
setbacks are both reasonable and appropriate. They do not negatively impact the site or
surrounding area. With perimeter landscaping included in the plan, the reduced setbacks
remain consistent with the overall intent of the zoning regulations and maintain
compatibility with adjacent properties.
Parking Spaces:
An RV storage facility is not a listed use in Section 1102, Parking Regulations, of the
Maricopa County Zoning Ordinance (MCZO). Because it is not specifically identified, it is
classified as a commercial use by default. Under the MCZO, the parking requirement for
“Office and Commercial Uses” is: one space per 250 square feet of floor area + one per
5,000 square feet of outside display area; and + one per 100 square feet of outdoor
seating area; and + four per golf course green.
Most of the parking requirements listed in the above commercial parking description are
not applicable to the proposed RV storage facility, as it does not include any outdoor
display area, outdoor seating, or golf course greens. In this case, the required number of
parking spaces would be 5 parking spaces (1,050 s.f. office / 250 = 4.2 rounded up to 5
spaces). The site plan shows 3 visitor parking spaces and 1 ADA parking space
immediately in front of the office, outside the gate, and 3 interior parking spaces and 1
ADA parking space. This request exceeds the total number of parking spaces required.
This request merely seeks to allow the parking spaces to be located within two areas
adjacent to the office building-One parking area internal to the gate and one parking area
outside the gate.
Unlike traditional commercial uses, which experience a steady flow of customer traffic
and require frequent parking turnover, RV storage facilities have very low visitors and
have very low traffic volumes. Customers typically visit infrequently, meaning there is
minimal demand for parking. And with on-line services available there is less need for
customer parking. While the use is technically categorized as commercial, it does not
operate in the same manner as retail or office spaces where parking needs are higher.
Therefore, allowing the required parking for an RV Storage facility in two nearby locations
is reasonable and appropriate for this type of use. The proposed parking plan does not
negatively impact the site or the surrounding area. Sufficient visitor parking outside the
gate is being provided.
Screening:
The MCZO requires automobile parking to be screened from view when adjacent to any
rural or residential zoning districts. It also requires a solid masonry wall, 6 feet in height
adjacent to any side or rear property line abutting any rural or residential zoning district.
And requires view-obscuring wall or fence, 6 feet in height, on perimeter of site with
outdoor industrial use adjacent to districts other than rural or residential.
Narrative Report – Military Compatibility Permit
(South of the southwest corner of 195th Avenue and Jomax)
Page 11 of 13
In this case, an eight-foot-high chain link fence is being proposed, which is contextually
appropriate. The subject property is located between vacant Arizona State Trust Land
zoned RU-43 to the west, and additional Arizona State Trust Land to the east, currently
in use as a multi-purpose raceway park and Radio Flyer Field, also zoned RU-43 MAAMF.
The properties to the north and south are likewise vacant and undeveloped, zoned RU-
43.
It is also important to note that landscaping—including trees and shrubs—is proposed
along the northern, southern, and eastern property lines, and along the fence line of the
wash that will provide natural screening. In many cases, a chain link fence is more suitable
than a solid wall due to its practicality, affordability, and reduced visual impact. It also
avoids obstructing natural drainage patterns, making it more appropriate near washes.
From a functional standpoint, chain link fencing is durable, provides sufficient security,
and is more consistent with the rural character of the surrounding area. Given the context,
the proposed chain link fence—complemented by thoughtful landscaping—meets both
the intent of the zoning ordinance and the practical needs of the site. It strikes the right
balance between function, appearance, and respect for the rural character of the area.
Signs:
The Maricopa County Zoning Ordinance (MCZO) limits "Perimeter Wall" signs to a
maximum of 24 square feet in area and 6 feet in height. "Freestanding" signs are
restricted to 48 square feet in area and 12 feet in height. This request proposes the
following adjustments:
Wall sign area shall not exceed 36 square feet in area and shall not exceed 20
feet in height.
1 Freestanding sign is permitted and shall not exceed 50 square feet in area and
shall not exceed 26 feet in height.
Signage plays a critical role in the visibility and identity of any business. It is common for
businesses to utilize both wall-mounted and freestanding signage to effectively
communicate their presence. The current 24 square foot limit is primarily intended for
perimeter features such as subdivision entry wall signage and is not well-suited for
commercial use. Given the site conditions—particularly the substantial 360 feet of building
wall frontage along 195th Avenue—an increase in wall signage area is both reasonable
and proportionate. Expanding the wall sign allowance to 36 square feet will enhance
visibility while maintaining balance and readability in relation to the overall building and
property scale.
This request also seeks to allow one freestanding sign not to exceed 50 square feet in
area and 26 feet in height. Freestanding signage is a key element in establishing visibility
for businesses, especially along roadways. The current MCZO limit of 48 square feet in
area and 12 feet in height is often geared toward lower-scale developments and may not
provide adequate visibility. Given the property's location and the need to effectively
capture attention along 195th Avenue, the proposed increase in both sign area and height
Narrative Report – Military Compatibility Permit
(South of the southwest corner of 195th Avenue and Jomax)
Page 12 of 13
is appropriate. The additional height and slightly larger area will help ensure the sign is
proportionate to the surrounding context and more easily visible to passing motorists,
thereby supporting the commercial viability of the site.
The proposed standards are as follows (items in bold vary from the underlying Rural-43
development standard):
REGULATION
BASE ZONING DISTRICT
REGULATIONS
(RURAL-43 MAAMF)
PROPOSED ZONING
DISTRICT REGULATIONS
(RURAL-43 MAAMF MCP)
Max. Height
30’
30’
Min. Front Yard
40’
10’
Min. Side Yard
30’
10’
Min. Street-Side Yard
20’
0’
Min. Rear Yard
40’
40’
Min. Lot Area
43,560 sq. ft.
43,560 sq. ft.
Min. Lot Width*
145’
145’
Max. Lot Coverage
25%
65%
Parking Spaces
Required
1 per 250 square feet of floor
area for commercial uses
(5% are required to be ADA).
1 per 250 square feet of floor
area for office use (5% are
required to be ADA). 3 visitor
parking spaces and 1 ADA
parking space outside the
gate, and 3 interior parking
spaces shall be permitted as
noted on the plan.
Screening
Adjacent to rural or
residential zoning districts
automobile parking shall be
screened from view. Solid
masonry wall, 6 feet in height
adjacent to any side or rear
property line abutting any
rural or residential zoning
district. View-obscuring wall
or fence, 6 feet in height, on
perimeter of site with outdoor
industrial use adjacent to
district other than rural or
residential.
Adjacent to rural or
residential zoning districts
automobile parking shall be
screened from view. Solid
masonry wall, six feet in
height adjacent to any side or
rear property line abutting
any rural or residential zoning
district except chain link
fence up to 8 feet in height
shall be permitted where
noted on the plan. View-
obscuring wall or fence, up to
8 feet in height, on perimeter
of site with outdoor industrial
use adjacent to district other
than rural or residential.
Narrative Report – Military Compatibility Permit
(South of the southwest corner of 195th Avenue and Jomax)
Page 13 of 13
Signs
Chapter 14, Section 1401
and 1402 Regulations Apply
Chapter 14, Section 1401,1402
and 1403 Regulations Apply,
except as modified below.
Wall sign area shall not
exceed 36 square feet in area
and shall not exceed 20 feet
in height.
1 Freestanding sign is
permitted and shall not
exceed 26 feet in height.
Landscaping
5’ landscaping strip is
required along abutting road
right-of-way to screen
parking areas
5’ landscaping strip is
required along abutting road
right-of-way to screen
parking areas, except 0’ along
the west property line.
Sight Visibility
Triangles (SVTs)
25’ x 25’ SVT required for all
corner lots and access points
in accordance with Chapter
11, Articles 1111.4.1 through
1111.4.3
25’ x 25’ SVT required for all
corner lots and access points
in accordance with Chapter
11, Articles 1111.4.1 through
1111.4.3. Two (2) driveway
SVTs waived along the
access easement providing
access between APNs 503-79-
003T and 503-79-003N.
Pavement
Pavement required for all
driveways, parking spaces
and access points
Pavement or approved dust
proof material required for all
driveways, parking spaces and
access points
* Lot width is measured at front yard setback
Jomax Storage
Discipline
Traffic Statement
Jomax Rd & 195th Ave
Consultant
Southwest Traffic Engineering
MCP2022002
Plans Sealed By Shane M. Gutknecht, PE
Laxmikanth Narwa, PE
Laxmikanth.Narwa@maricopa.gov / 602-506-8677
Int.
Review No.
Date
Item No.
Approval Comment / Condition
LN
3
1/5/2026
1
As stated on Page 4 of Traffic Statement, Dated September 29, 2025 - MCDOT agrees with the developer provided
improvements that include one through lane in each direction and a two-way left turn lane along the site frontage.
LN
3
1/5/2026
2
As the previous comments have been addressed MCDOT has no further comments on this Traffic Statement. Approval of
Traffic Statement does not constitute approval of other departments, R/W limits or geometric layout of Site Plan details.
This Traffic Impact Study is Approved As Noted Above
MCDOT File No.
TIA Approved By
Contact
The below TIA Approval Memo comments are reviewed and approved by a Professional Engineer working for MCDOT. The comments include all previous review comments issued by MCDOT TSMO Branch reviewers, addressed &
acknowledged by the consultant. This Memo is issued for all Stakeholders to utilize the final review comments and conditions from this Memo along with the approved TIA submittal to proceed futher in the permit process.
Traffic Engineering TIA Approval Memo
Project Name
Location
MCDOT Reviewer: Attach the Project TIA Cover Sheet with Maricopa County Approval Stamp.
General Project Summary:
The proposed RV storage facility is located 1000’ south of Jomax Rd along the western frontage of 195th Ave. The parcels, 503-79-003T and 503-79-003N, span 32 acres of
undeveloped land. The storage facility proposes two new gated driveways. The northern driveway is planned 1,050’ south of Jomax Rd on 195th Ave and is proposed as an exit only
access, the gate will activate upon departure. The southern driveway is planned 1,490’ south of Jomax Rd on 195th Ave and is proposed as full access and the gate will be open during
business hours.
The site plans to open in 2026 and will include 605 RV/boat stalls, an enclosed storage area, and an office building. Utilizing ITE LUC 151, the site estimates to generate 110 total daily
trips with 8 AM peak hour trips and 11 PM peak hour trips.
Notes / Reference
See attached comment/review history and the TIA
Approval Cover Sheet.
Page 1 of 1
Jomax Storage TIS
Dated 20 October 2021
Comment Resolution
7/8/2025
Item No.
Page No.
Reviewer
Code
Comment
Response
MCDOT
1
General
Amber Meek
A
Provide the opening/build out year for the proposed development.
Anticipated opening year (2026) has been added to the project description. See revised report.
2
General
Amber Meek
A
Future classification of 195th Ave is minor arterial roadway. Complete halfstreet improvements are not
required at this time to keep traffic flow consistent with the existing roadway in the vicinity of the project.
However, developer must provide a separate a two-way left turn center lane along the site frontage for
vehicles accessing the site.
Noted. Text regarding these half street improvements and a three-lane cross section has been
added to the report.
3
General
Amber Meek
D
As part of half-street improvements, maintain/provide dedicated 55’ ROW to
MCDOT along site frontage of 195th Ave.
This is shown on the latest site plan.
A - Will Comply
B - Consultant to Evaluate
C - MCDOT to Evaluate
D - See Response
Page 1 of 1
P:\projects 2025\25012 - jomax storage (maricopa county)\correspond\review comments\original review\js tis prelim comres 250708.xlsx
Jomax Storage TIS
Dated 10 July 2025
Comment Resolution
8/21/2025
Item No.
Page No.
Reviewer
Code
Comment
Response
MCDOT
1
4
Amber Cauble
A
Provide a figure to indicate the spacing from proposed Driveway C to all existing opposite and adjacent
driveways and intersections.
Will add requested figure.
2
4
Amber Cauble
A
If the proposed access(es) will be gated, include a figure to illustrate and measure the onsite queueing to
avoid any overflow onto the roadway.
See revised report.
3
11
Amber Cauble
D
Note the MCDOT Roadway Design Manual (RDM) and Traffic Impact Study Manual (TISM) have both
been updated in 2025.
Noted.
4
General
Amber Cauble
D
The future classification of 195th Ave is minor arterial roadway. Half-street improvements shall be as per
Figure 5.9 in the RDM. To be consistent with existing roadway facilities surrounding the site, curb, gutter
and sidewalk are not required as part of the half- street improvements. The developer shall complete all
other half-street improvements as per RDM Figure 5.9.
Noted.
5
General
Amber Cauble
D
As part of half-street improvements, dedicate in fee a minimum 55’ ROW to MCDOT along site frontage
of 195th Ave, plus any additional ROW required in permitting.
Noted.
6
Note
Amber Cauble
A
A subsequent submittal is considered incomplete when missing the completed, signed and dated,
MCDOT comment response sheet. The TS will not be approved without the completion of the MCDOT
comment sheet as part of the TS submittal. The sheet can be submitted separately, and a consultant form
is acceptable to address comments, although final approval must contain the signed and dated MCDOT
comment response form. The preferred method is for the sheet to be included as an attachment within the
appendix of the report.
Noted.
A - Will Comply
B - Consultant to Evaluate
C - MCDOT to Evaluate
D - See Response
Page 1 of 1
P:\projects 2025\25012 - jomax storage (maricopa county)\correspond\review comments\rev1\js tis prelim comres r1 250821.xlsx
Jomax Storage
Traffic Statement
Jomax Rd & 195th Ave
Southwest Traffic Engineering
MCP2022002
Plans Sealed By
Shane M. Gutknecht
Amber Cauble
amber.cauble@maricopa.gov
Int. Review No.
Date
Item No.
Page No.
Review Comment
Code
AC
2
7/23/2025
1
4
Provide a figure to indicate the spacing from proposed Driveway C to all existing opposite and
adjacent driveways and intersections.
AC
2
7/23/2025
2
4
If the proposed access(es) will be gated, include a figure to illustrate and measure the onsite
queueing to avoid any overflow onto the roadway.
AC
2
7/23/2025
3
11
Note the MCDOT Roadway Design Manual (RDM) and Traffic Impact Study Manual (TISM) have
both been updated in 2025.
AC
2
7/23/2025
4
General
The future classification of 195th Ave is minor arterial roadway. Half-street improvements
shall be as per Figure 5.9 in the RDM. To be consistent with existing roadway
facilities surrounding the site, curb, gutter and sidewalk are not required as part of the half-
street improvements. The developer shall complete all other half-street improvements as per
RDM Figure 5.9.
AC
2
7/23/2025
5
General
As part of half-street improvements, dedicate in fee a minimum 55’ ROW to MCDOT along site
frontage of 195th Ave, plus any additional ROW required in permitting.
Note:
A subsequent submittal is considered incomplete when missing the completed, signed and
dated, MCDOT comment response sheet. The TS will not be approved without the completion
of the MCDOT comment sheet as part of the TS submittal. The sheet can be submitted
separately, and a consultant form is acceptable to address comments, although final approval
must contain the signed and dated MCDOT comment response form. The preferred method is
for the sheet to be included as an attachment within the appendix of the report.
The Traffic Statement is NOT approved.
Discipline
Consultant
Signature
Date
This submittal is revised from the previous review dated 3/28/2022. As nearly four years have passed from the prior report seal date (10/20/2021), the document has been
updated. The seal date on the current report is 7/10/2025.
The proposed RV storage facility is located 1000’ south of Jomax Rd along the western frontage of 195th Ave. The parcels, 503-79-003T and 503-79-003N, span 32 acres of
undeveloped land. The storage facility proposes two new driveways. The northern driveway is planned 1,050’ south of Jomax Rd on 195th Ave and is proposed as a gated
exit only access. The southern driveway is planned 1,490’ south of Jomax Rd on 195th Ave and is proposed as a gated full access.
The site plans to open in 2026 and will include 605 RV/boat stalls, an enclosed storage area, and an office building. Utilizing ITE LUC 151, the site estimates to generate 110
total daily trips with 8 AM peak hour trips and 11 PM peak hour trips.
Traffic Engineering Review Comment Sheet
Project Name
Location
MCDOT File No.
Reviewer
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:
Contact
Consultant Comment
Page 1 of 1
See attached comment response
form (previous page).
I:\TSM Traffic Development\1. Projects\North_West_Valley(North
of I10_West of I17)\Jomax Storage
Facility_MCP2022002_Jomax Rd and 195th Ave\1. Traffic Impact
Studies\Jomax Storage Plan Review.docx
MCDOT -- TRAFFIC ENGINEERING
REVIEW COMMENT SHEET
1 of 1
Project Name: Jomax Storage Facility
Location: SWC of Jomax Rd & 195th Ave (Parcel: 503-79-003-T)
MCDOT File No.: MCP2022002
Date: 03/28/2022
Reviewer: Amber Meek
Phone No.: 602.506.5444
Consultant: Southwest Traffic Engineering, LLC
Project No.:
Plans Sealed By: Andrew R. Smigielski, PE
Consultant Code:
A = Will Comply B = Deleted
C = Consultant to Evaluate
Item
Number
Page
Number
Comments
Consultant
Reply
= = =
1.
2.
3.
= = =
General
General
General
1st REVIEW (TIS)
Consultant: Please use the code and respond to each comment in the
Consultant Reply Column. This sheet is for our record, please answer every
question and sign and date your acknowledgement 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 comment sheet. Thank you for your
cooperation.
= = = = = = = = = = = = = = = = = = = = = = = = = = = = = =
General Project Summary:
The proposed RV storage facility is located 1000’ south of Jomax Rd on 195th
Ave. The development will have a total of 685 parking stalls and proposes a
total of two, gated, single direction driveways.
At completion the site is estimated to generate 124 total daily trips with 10 AM
peak hour trips and 14 PM peak hour trips.
Review Comments:
Provide the opening/build out year for the proposed development.
Future classification of 195th Ave is minor arterial roadway. Complete half-
street improvements are not required at this time to keep traffic flow
consistent with the existing roadway in the vicinity of the project. However,
developer must provide a separate a two-way left turn center lane along the
site frontage for vehicles accessing the site.
As part of half-street improvements, maintain/provide dedicated 55’ ROW to
MCDOT along site frontage of 195th Ave.
With the appropriate signage restricting entry and exit, the Traffic
Statement is Approved.
Signature: _____________________________________ Date: ___________
Use CODE
"A", "B","C"
in this column
next to every
comment.
= = = =
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 Jomax RV & Boat Storage Facility planning case(s). Please note the following MCESD
requirements for site development:
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.
•
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 –
Environmental Services does not require these items for condition of approval of MCP2022002,
however these items must be addressed with the development of the site. Environmental Services
does not require additional review of this case.
*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.
Project Name: Jomax RV & Boat Storage
Facility
Primary Contact Name: Taylor Earl
Planning Application Type: Military
Compatibility Permit
APN(s): 503-79-003N
Reviewer: Ryan Hall, P.E.
Email: Ryan.Hall@maricopa.gov
Phone: 602-918-1241
Planner Name: Adam Cannon
Planning Case #: MCP2022002
Date: May 22, 2024
Water and Waste Management Division
James Philbin, P.E.
Planning & Development
301 W. Jefferson St., Suite 170
Phoenix, Arizona 85003
Phone: (602) 372-4362
Fax: (602) 506-8762
www.maricopa.gov/planning
Email address:
James.Philbin@maricopa.gov
Planning & Development
Engineering Plan Review
Date:
January 09, 2026
Memo To: Darren Gerard, AICP, Planning Manager, Department of Planning &
Development
Attn:
Adam Cannon, Planner, Planning & Development Services
cc:
Bob Fedorka P.E., Engineering Manager, Planning and Development
From:
James Philbin, PE, Engineering Supervisor, Planning & Development
Subject:
MCP2022002 – MCP for RV and Boat Storage (Jomax Storage Facility)
APN(s):
503-79-003N
Engineering Review has reviewed the 4th plan and report routed for review on
12/18/2025, for the subject application and no objections with the following
stipulations:
The following stipulations will apply:
1. Detailed Grading and Drainage (Site Infrastructure) Plans must be submitted
with the application for Building Permits.
2. Hydraulic calculations required at the time of final engineering design to show
how the existing offsite flows are being routed across and/or along the west
side of 195th Ave. Analysis to include the impact of the proposed improvements
at the northeast corner of the property, driveways and 195th Avenue roadway
improvements.
3. Hydraulic calculations required at the time of final engineering design to show
that proposed fencing along the north property line shall have no adverse
impact on the upstream neighboring properties upstream.
4. All disturbed or developed portions of the entire site shall be retained onsite.
5. Retention basins must drain within 36 hours
6. Site is in a Special Flood Hazard Areas (SFHAs) and will require a flood use
permit when submitting for a building permit.
7. All historic flows exiting the site shall exit after development in the same
location and manner in which they exited before, or with less flow depth,
quantity, or velocity than before.
8. A separate topographic plan sheet showing the existing conditions including
the Right of Way limits of 195th Avenue along the site frontage must be
submitted at the time of building permits for the purpose of evaluating current
drainage conditions.
Page 2 of 4
9. Storage of materials, walls/fence, parking and storm water retention are
prohibited in the right-of-way.
10. Driveway access to County road(s) must be paved and will require a permit
from MCDOT issued concurrent with building permit(s) required for site
development. Drainage flow along the roadway must be maintained.
11. All adjacent roadway improvements required by MCDOT in the Traffic Study
approval shall be permitted with building permits and in accordance with the
current RDM standards.
12. Developer to provide improvements that include one through lane in each
direction and a two-way left turn lane along the site frontage.
13. 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.
14. Based on the conceptual design nature of the information submitted, changes
to the site layout and/or a reduction in the number of building lots may be
necessitated by the final engineering design of the site drainage infrastructure.
Please contact me with any questions.
Page 3 of 4
DRAINAGE PLAN REVIEW REFERENCES:
The Drainage Regulations are listed in Section 1205 of the MCZO:
https://www.maricopa.gov/documentcenter/view/272
Maricopa County Drainage Policies and Standards Manual:
https://www.maricopa.gov/DocumentCenter/Home/View/2369
For Additional Information See:
https://www.maricopa.gov/1635/Drainage-Review
FLOOD CONTROL DISTRICT OF MARICOPA COUNTY REFERENCES:
Floodplain Regulations for Maricopa County:
https://www.maricopa.gov/DocumentCenter/View/630
For Additional Information See:
https://www.maricopa.gov/3847/Flood-Control-District
PND TRANSPORTATION REFERENCES:
Residential Driveway Guidelines
https://www.maricopa.gov/documentcenter/view/362
Roadway Design Manual
http://www.mcdot.maricopa.gov/DocumentCenter/View/24883
Maricopa County Resolution for ROW Permits
https://www.maricopa.gov/documentcenter/view/364
For Additional Information See:
https://www.maricopa.gov/156/MCDOT
PND STORMWATER QUALITY (SWPPP) REFERENCES:
Storm Water Quality Management and Discharge Control Regulation
https://www.maricopa.gov/DocumentCenter/View/6577
Air Pollution Control Regulations Rule 310
https://www.maricopa.gov/DocumentCenter/View/5354
For Additional Information See:
https://www.maricopa.gov/3980/Water-Sewage-Stormwater-Waste
Page 4 of 4
Abbreviations Key:
Drainage:
DD =
Department Directive (See: http://www.maricopa.gov/1911/Department-
Directives)
MCZO =
Maricopa County Zoning Ordinance
DPSM = Maricopa County Drainage Policies and Standards
SSA =
State Standard Attachment
DDMV1= Maricopa County Drainage Design Manual – Hydrology
DDMV2 = Maricopa County Drainage Design Manual – Hydraulics
Flood Control:
FRMC =
Floodplain Regulations for Maricopa County
PND Transportation:
RDM =
MCDOT Roadway Design Manual
RDG =
MCDOT Residential Design Guidelines
MSRP = MCDOT Major Streets and Routes Plan
PND Storm Water:
SWMDCR=
Maricopa County Storm Water Quality Management and Discharge
Control Regulation
DDMV3= Maricopa County Drainage Design Manual – Erosion Control
APCR=
Maricopa County Air Pollution Control Regulations – Rule 310
This Message Is From an External Sender
This message came from outside your organization. Please use caution when corresponding outside the
county.
From:
Adam Cannon (PND)
To:
Ricardo Toris
Subject:
FW: MCP2022002 - Military Compatibility Permit - Jomax Storage Facility - 3rd Submittal
Date:
Monday, July 14, 2025 10:16:00 AM
Attachments:
image001.png
image005.png
image004.png
image006.png
Ric - FYI
From: Tiffany Copp <Tiffany.Copp@surpriseaz.gov>
Sent: Monday, July 14, 2025 9:14 AM
To: Adam Cannon (PND) <Adam.Cannon@maricopa.gov>
Cc: Trever Fleetham <Trever.Fleetham@surpriseaz.gov>
Subject: RE: MCP2022002 - Military Compatibility Permit - Jomax Storage Facility - 3rd Submittal
Good Morning Adam, This use appears compatible with the adjacent uses and the City of Surprise General Plan 2040; therefore the City has no objection to the development. As the City is likely to annex around this area in the future, we would
ZjQcmQRYFpfptBannerStart
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Good Morning Adam,
This use appears compatible with the adjacent uses and the City of Surprise General Plan
2040; therefore the City has no objection to the development. As the City is likely to annex
around this area in the future, we would strongly encourage the site development to be
compatible with City standards, to include, but not be limited to, the following from our
design guidelines, to ensure a cohesive community aesthetic in the future:
Thanks for the opportunity to weigh in.
Tiffany Copp
Assistant Director, Community Development
Tiffany.Copp@surpriseaz.gov | 623-222-3020
From: Adam Cannon (PND) <Adam.Cannon@maricopa.gov>
Sent: Friday, July 11, 2025 4:44 PM
To: Adam Cannon (PND) <Adam.Cannon@maricopa.gov>
Cc: Adam Cannon (PND) <Adam.Cannon@maricopa.gov>
Subject: MCP2022002 - Military Compatibility Permit - Jomax Storage Facility - 3rd Submittal
***The e-mail below is from an external source. Please do not open attachments or
click links from an unknown or suspicious origin.***
Good afternoon all:
This e-mail serves as notification of a 3rd submittal we have received from Earl & Curley for a Military
Compatibility Permit with Plan of Development. Applicable documents for review are available on
the Permit Center at: https://maricopacountyaz-
energovweb.tylerhost.net/apps/selfservice#/search. You can search for the case by using the
Military Compatibility Permit case number MCP2022002.
Please let me know if you have any questions or concerns.
Best regards,
Adam Cannon, AICP
Senior Planner
Planning & Development
301 W Jefferson St. Phoenix, AZ 85003
O: 602-372-0292
E: adam.cannon@maricopa.gov
[ Maricopa.Gov ]
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______________________________________________________________________
This e-mail and any accompanying files transmitted are intended solely for
the use of the individual or entity to whom they are addressed; if you have received
this e-mail in error please delete it and notify the sender. In addition, under
Arizona law, e-mail communications and e-mail addresses may be public records.
0.1
This Message Is From an External Sender
This message came from outside your organization. Please use caution when corresponding outside the
county.
From:
Robert Olmstead
To:
Adam Cannon (PND)
Subject:
Re: [EXTERNAL:] MCP2022002 - Military Compatibility Permit - Jomax Storage Facility - 4th Submittal
Date:
Thursday, December 18, 2025 7:58:34 PM
Attachments:
image001.png
Outlook-hfob51fn.png
Adam,
The Arizona Fire & Medical Authority is not opposed to this request with the following
comments;
This property is not currently annexed into the North County Fire & Medical
District, and must first annex prior to the Authority acting as the AHJ.
Any project will be subject to the 2018 International Fire Code and the local
amendments of the Arizona Fire & Medical Authority.
The local amendments include a zero square foot commercial fire sprinkler
requirement
Any covered parking structure larger than 5,000 sq ft would be required to
have a fire sprinkler system.
We have concerns with the limited access/egress to the western portion of the
project but would be willing to discuss options with the owner.
As there is no municipal water supply available, an on-site water supply for fire
suppression will be required for any project.
Please include me in any TAC meetings for this project.
Kind Regards,
Robert Olmstead
This message is intended only for the named recipient(s). If you are not the intended recipient(s), you are
notified that the dissemination, distribution or copying of this message is strictly prohibited. If you receive
this message in error, or are not the named recipient(s), please notify the sender either at the above e-mail
address or telephone the Arizona Fire & Medical Authority (AFMA) at (623) 544-5400. Thank You.
To ensure compliance with Arizona's open meeting laws, members of the North County, South County
and/or Arizona Fire & Medical Authority's Board of Directors who have received this message may reply
directly to the sender but must not correspond with or send a copy of their reply regarding this message to
any other members of their respective Board(s). Recipients of this message who are not Board members
must not forward this message to any of the North County, South County or AFMA Board Members.
From: Adam Cannon (PND) <Adam.Cannon@maricopa.gov>
Sent: Thursday, December 18, 2025 1:45 PM
To: Adam Cannon (PND) <Adam.Cannon@maricopa.gov>
Cc: Adam Cannon (PND) <Adam.Cannon@maricopa.gov>
Subject: [EXTERNAL:] MCP2022002 - Military Compatibility Permit - Jomax Storage Facility - 4th
Submittal
WARNING: This email originated from outside of AFMA. DO NOT respond, click links or open attachments unless
you can verify this outside sender and trust that the content is safe.
Good afternoon all:
This e-mail serves as notification of a 4th submittal we have received from Earl & Curley for a
Military Compatibility Permit with Plan of Development. Applicable documents for review are
available on the Permit Center at: https://maricopacountyaz-
energovweb.tylerhost.net/apps/selfservice#/search. You can search for the case by using the
Military Compatibility Permit case number MCP2022002.
Please let me know if you have any questions or concerns.
Best regards,
Adam Cannon, AICP
Senior Planner
Planning & Development
301 W Jefferson St. Phoenix, AZ 85003
O: 602-372-0292
E: adam.cannon@maricopa.gov
[ Maricopa.Gov ]
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This Message Is From an External Sender
This message came from outside your organization. Please use caution when corresponding outside the
county.
From:
Adam Cannon (PND)
To:
Ricardo Toris
Subject:
FW: MCP2022002 - Military Compatibility Permit - Jomax Storage Facility - 3rd Submittal
Date:
Wednesday, July 16, 2025 8:35:00 AM
Attachments:
image001.png
Hi Ric - FYI
From: jjonesgonzalez@azgfd.gov <jjonesgonzalez@azgfd.gov> On Behalf Of Project Evaluation
Program - Game and Fish
Sent: Tuesday, July 15, 2025 2:28 PM
To: Adam Cannon (PND) <Adam.Cannon@maricopa.gov>
Subject: Re: MCP2022002 - Military Compatibility Permit - Jomax Storage Facility - 3rd Submittal
Thank you for the opportunity to review this project. Due to workload, the Project Evaluation Program may not have time to review your project. If you have not received a response in 30 days, PEP recommends obtaining a report from the Arizona
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Thank you for the opportunity to review this project. Due to workload, the Project
Evaluation Program may not have time to review your project. If you have not
received a response in 30 days, PEP recommends obtaining a report from
the Arizona Online Environmental Review Tool (ERT), if you have not already done
so, and follow the recommendations within the ERT Report. Please let us know if you
have any questions.
Project Evaluation Program
HABITAT, EVALUATION, AND LANDS BRANCH
ARIZONA GAME AND FISH DEPARTMENT
5000 W. Carefree Highway
Phoenix, AZ 85086
OFFICE: 623-236-7600
PEP@azgfd.gov
azgfd.gov
On Fri, Jul 11, 2025 at 4:43 PM Adam Cannon (PND)
<Adam.Cannon@maricopa.gov> wrote:
Good afternoon all:
This e-mail serves as notification of a 3rd submittal we have received from Earl &
Curley for a Military Compatibility Permit with Plan of Development. Applicable
documents for review are available on the Permit Center at:
https://maricopacountyaz-energovweb.tylerhost.net/apps/selfservice#/search. You
can search for the case by using the Military Compatibility Permit case number
MCP2022002.
Please let me know if you have any questions or concerns.
Best regards,
Adam Cannon, AICP
Senior Planner
Planning & Development
301 W Jefferson St. Phoenix, AZ 85003
O: 602-372-0292
E: adam.cannon@maricopa.gov
[ Maricopa.Gov ]
Facebook | Instagram | Twitter | YouTube | LinkedIn
From:
Rachel Applegate (PND)
To:
Adam Cannon (PND)
Subject:
FW: Online Form Submittal: Comment on a Planning Case
Date:
Friday, July 15, 2022 1:38:15 PM
From: noreply@civicplus.com <noreply@civicplus.com>
Sent: Friday, July 15, 2022 12:46 PM
To: Rachel Applegate (PND) <Rachel.Applegate@Maricopa.Gov>
Subject: Online Form Submittal: Comment on a Planning Case
Comment on a Planning Case
Comment on a Planning Case
(Section Break)
Case Number & Project
Name
MCP2022002
Comment
I am a resident of Jomax Road in opposition of an
RV/boat/vehicle storage facility at this location. When Happy
Valley Road was under construction the amount of traffic was
excessive and bothersome when it came to speeding. I imagine
a 33-acre facility will bring large amounts of noise and traffic at all
hours due to being close to the lake. I also fear the lighting that
will be used at the facility will diminish the stars and natural
environment (including the view of white tanks mountain range),
we like the owls and do not want them to leave. Also, the military
have been flying increasingly more and there is always a chance
for an accident. Who would hold liability insurance on the items
when stored at this property? That last one I'm just curious
because before we moved in, our property was vacant and there
was a lot of theft and damage in the area.
Name
Jessica E Peters
Email Address
indyshifty14@gmail.com
Phone Number
4805771637
Comment on a Planning
Case
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