04.MCP250010 PZ Staff Report
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MCP250010
Page 1 of 10
Report to the Planning and Zoning Commission
Prepared by the Maricopa County Planning and Development Department
Case:
MCP250010 – All Things Metal 15-Acre Expansion
Hearing Date:
January 8, 2026
Supervisor District:
4
Applicant:
Jack Gilmore, Gilmore Planning & Landscape Architecture
Owner:
Industrial Steel Ranch, LLC
Request:
Military Compatibility Permit (MCP) for steel fabrication and storage of
structural steel components in the Rural-43 MAAMF zoning district
Site Location:
Generally located approximately 400’ west of the SWC of 195th Ave. &
Jomax Rd. in the Wittmann area
Site Size:
Approx. 15 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:
None known
Recommendation:
Approve with conditions
MCP250010
Page 2 of 10
Project Summary:
1.
The applicant, Jack Gilmore, is requesting a Military Compatibility Permit (MCP) to entitle a
proposed facility for contractor warehousing and manufacturing for steel fabrication, producing
structural steel components for the construction industry. The project site is located
approximately 400’ west of the southwest corner of 195th Avenue and Jomax Road in the
Wittmann area. The site measures approximately 15 gross acres and consists of three parcels,
each of which is vacant or features small, abandoned improvements that would be removed prior
to development. 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 the LDN 70-74 noise contour.
2.
As expressed in the project title, the requested MCP would effectively serve as a 15-acre
expansion of a project currently under development on the three parcels immediately to the east
of the subject site. The first phase of All Things Metal was entitled on these adjacent parcels with
BOS approval of case MCP240002 on April 9, 2025. This first MCP included a POD (Plan of
Development). The second phase of All Things Metal is currently under review on these same
adjacent parcels with case PD250039. The 15-acre expansion subject to this request, however,
does not include a POD. The applicant simply seeks to establish the development standards with
the MCP first and plans to file for a POD as a separate, subsequent application.
3.
The applicant attended the required pre-application meeting on July 22, 2025. Shortly prior to this,
Planning staff had routed the applicant’s request for a Use Compatibility and Consistency
Determination (UCCD) to LAFB, per case UC250009. After the pre-application meeting, on August
4, 2025, LAFB responded with a determination that the proposed land uses would be compatible
with its flight operations.
4.
However, the UCCD did identify multiple potential mission risks and hazards associated with the
proposal. The specific risks and hazards referenced included:
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.
e.
Explosives facilities or similar activities – Applicant states no smelting occurs on site.
MCP250010
Page 3 of 10
5.
Nevertheless, the UCCD confirmed that adherence to LAFB’s recommended mitigation actions
for the All Things Metal project would reduce the effects on LAFB flight operations. Furthermore,
subject to the results of an FAA Obstruction Evaluation/Airport Airspace Analysis and Spectrum
Analysis (OE/AAA), the subject request would not negatively impact the flying and base
operations at LAFB.
6.
Following this determination, the applicant submitted the subject MCP request on September 15,
2025. The Technical Advisory Committee (TAC) meeting to discuss the first review was held on
October 21, 2025. Per the project narrative, All Things Metal intends to expand their steel
fabrication operations with new buildings and/or canopies on the north half of the project area
and open storage of finished products in a secured area on the south half of the project area.
That said, the precise site layout will be determined upon the review and approval of a formal POD
application that the applicant intends to submit after the approval of this MCP application. This
future POD will lay out the location of structures, onsite circulation and access points, parking,
storage, and other supporting improvements.
7.
The applicant is requesting tailored 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 incompatibility with military flight operations. The proposed use is industrial in nature, and,
due to the low employment density generally associated with such use, is 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. The applicant’s requested development standards are identical to those the BOS
approved for the first phase of the project per case MCP240002 and are outlined in the table
below.
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)
Minimum Parking Spaces
1 per 250 SF (office)
1 per 600 SF (industrial)
1 per 900 SF
Minimum 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
Minimum Surfacing for
Circulation
Pavement
Pavement and Stabilized DG
MCP250010
Page 4 of 10
8.
Normally, staff would encourage the applicant to combine the three subject parcels. In this case,
however, as with the original phase of the project, 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 void UC250009, and the
applicant would be required to request a new UCCD altogether for the combined property.
Secondly, the property owner elected not to combine the parcels due to 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.
9.
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 within the MCP area
itself would be negated (structures would still not be permitted to cross the lot lines and
separation distance requirements in currently adopted building codes would still apply). 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.
2025 Site Aerial
MCP250010
Page 5 of 10
2025 Local Aerial (Subject Site in Blue; MCP240002 Site in Red)
Zoning District Map
MCP250010
Page 6 of 10
Excerpt from Zoning Exhibit
Existing On-Site and Adjacent Zoning / Land Use:
10.
On-site:
Rural-43 MAAMF / Vacant
North:
Rural-43 MAAMF / Vacant (ASLD)
South:
Rural-43 MAAMF / Vacant
East:
Rural-43 MAAMF with MCP (MCP240002) / All Things Metal
West:
Rural-43 MAAMF / Rural Residential
Utilities and Services:
11.
Water:
Well
Wastewater:
Septic
School District:
Dysart Unified School District
Fire:
Arizona Fire & Medical Authority – North County Fire & Medical District
Police:
Maricopa County Sheriff’s Office
Right-of-Way:
12.
The following table includes the existing and proposed half-width for the adjacent right-of-way,
as well as the future classifications for the corresponding roadway, based upon the Maricopa
County Department of Transportation (MCDOT) Transportation System Plan 2040 and Road
Information Tool.
MCP250010
Page 7 of 10
Street Name
Half-width Existing R/W
Half-width Proposed R/W
Future Classification
Jomax Road
0’
55’
Minor Arterial
Adopted Plans:
13.
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.
14.
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.
15.
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 the guidelines in this district, County Planning staff have
coordinated with LAFB as part of the UCCD and MCP review processes.
Public Participation Summary:
16.
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.
To date, staff has not received any public comment regarding this case.
17.
LAFB was notified of this request on October 13, 2025, with the routing of the TAC meeting
notification memo. LAFB’s planning staff responded on October 31, 2025 with a copy of the
approved UCCD. LAFB did not provide new or revised comments.
18.
As previously noted, the subject site is located within the Surprise MPA. The city was notified of
this request on October 13, 2025. The City’s Planning Manager attended the TAC meeting for
informational purposes but did not express concerns or opposition.
Outstanding Concerns from Reviewing Agencies:
19.
N/A
Staff Analysis:
MCP250010
Page 8 of 10
20.
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 Article 1010.6, primary metal industries and fabricated
metal products are considered potentially compatible uses within LDN 70-74 and APZ 2.
21.
The proposed development would have minimal impact on surrounding land uses. The first and
second phases of All Things Metal are currently being developed on the adjacent properties to
the east. Otherwise, most of the neighboring properties are currently vacant. The Arizona State
Land Department (ASLD) owns the land directly to the north of the property, opposite the Jomax
Road alignment. As one of many County-wide areas of interest, the ASLD was notified of this
request but has not provided comment to date. The subject property owner – Industrial Steel
Ranch, LLC – has purchased the adjacent property to the west; originally developed with a single-
family residence, this property will likely be subject to a future MCP request for the further
expansion of All Things Metal. The property to the south is currently vacant. A request for an MCP
to entitle an approximately 32-acre RV and boat storage facility, per case MCP2022002, currently
remains in review.
22.
Most important, LAFB responded to the applicant’s request with an approved UCCD. As an area
of interest, LAFB was subsequently provided with the opportunity to review and comment on the
application documents for the MCP. LAFB’s response reaffirmed the UCCD.
23.
Staff notes that, during the administrative review of this request, a code violation (V2501893) was
reported on the property. According to the initial notification letter sent to the property owner and
dated November 24, 2025, the complaint alleges that truckloads of dirt are being brought to the
property without the required permits and clearances, consequently redirecting the wash and
affecting adjacent properties. According to the workflow for the violation case, a site inspection
was scheduled on December 8, 2025, but as of December 19, 2025, the violation has not yet been
confirmed – a notice and order to comply (NOTC) has not yet been published and sent to the
property owner. Approval of this MCP, followed by approval of a POD and issuance of applicable
construction permits, would resolve this violation.
24.
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 located along the alignment of
a minor arterial that will provide 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. Continued
cooperation with MCESD will be critical to ensure that requirements are met. Likewise, it will be
the applicant’s responsibility to ensure that fire protection service will be provided and that the
facility will be designed according to the requirements of the fire authority having jurisdiction.
Recommendation:
25.
Staff recommends the Commission adopt a motion recommending that the Board of Supervisors
approve MCP250010 subject to the following conditions ‘a’ – ‘h’:
a.
Development of the site shall be in substantial conformance with the Zoning Exhibit
entitled “All Things Metal: Master Land Use Plan,” consisting of two pages, dated October
30, 2025, and stamped received November 3, 2025, except as modified by the following
conditions.
MCP250010
Page 9 of 10
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 15 Acre
Expansion,” consisting of 12 pages, dated October 30, 2025, and stamped received
November 3, 2025, 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.
Sealed Grading and Drainage (Site Infrastructure) Plans and a sealed drainage
report must be submitted with further entitlements. Design must address the
floodplain that traverses throughout the site and other offsite flows, onsite
retention requirements, retention percolation, and finish floor elevations of any
structure in a floodplain.
3.
This site did not include a plan of development nor did it include any details of the
potential layout of expansion therefore, 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.
4.
Further entitlements will require the submittal of a traffic impact study and specific
use of site.
5.
Maricopa County does not supply water, fire or sewer services. It is the
applicant/owner’s responsibility to coordinate and secure water, fire and sewer
services for this site.
d.
All buildings are 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. Minimum Parking Spaces required: 1 per 900 SF of floor area.
MCP250010
Page 10 of 10
7. Minimum 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. Minimum Surfacing for onsite driveways and parking: pavement or stabilized DG.
f.
Approval of a Plan of Development will be required prior to approval and issuance of
construction permits to develop and establish use of the site. The Plan of Development
shall incorporate the risk and hazard mitigation actions recommended by Luke Air Force
Base in the Use Compatibility and Consistency Determination (UC250009) dated August
4, 2025, or in any subsequent communications from Luke Air Force Base to the applicant,
developer, or property owner.
g.
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.
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 for revocation 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:
Rachel Applegate, Planning Supervisor
Attachments:
Case Map (1 page)
Zoning Exhibit (2 pages)
Narrative Report (12 pages)
DPR comments (2 pages)
MCDOT Planning comments (2 pages)
MCESD comments (2 pages)
Luke AFB UCCD 8/4/2025 (2 pages)
/
Maricopa County Planning & Development - Phoenix, AZ
4
Gross Acres: 30 approx.
Generated December 11, 2025 2:00 PM
MCP250010
Application Name:
Legal Description
All Things Metal - 15 Acre Expansion
Applicant
Case Address
4N 2W 5
JACK GILMORE
19589 W JOMAX RD
Applicant Phone/Email
Parcel Primary:503-79-003H
(602) 999-8860
jgilmore@getgilmore.com
WITTMANN, AZ 85361
Map scale 1:2,400
Supervisor District No.
This MCP request is for a 15 acre expansion to ATM's MCP240002. A POD Application will follow in the
future
W. JOMAX ROAD
W. HAPPY VALLEY ROAD
N. 195TH AVENUE
ATM PROJECT
VICINITY MAP
north
15 ACRE
EXPANSION
N. 195TH AVENUE
PROJECT DATA
PROJECT TEAM:
CASE #:
MCP250010
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 195TH AVE & W. JOMAX RD
26250 N. 195TH AVE.
WITTMAN, AZ, 85361
ASSESSORS PARCEL #:
503-79-003H (PARCEL 1)
503-79-003K (PARCEL 2)
503-79-003L (PARCEL 3)
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
CIVIL ENGINEER
MATT AMENT, RLS & KAMERON TOBIN, PE
AMENT PROFESSIONAL SERVICES
18206 N 19TH AVE, SUITE 2B
PHOENIX, AZ 85023
(480) 656-0191
KAMERONTOBIN@AMENTPRO.COM
GROSS AREA:
14.92 ACRES
NET AREA:
14.1 ACRES AFTER FUTURE R.O.W. DEDICATION
EXISTING ZONING:
RURAL-43 MAAMF
PROPOSED ZONING:
RURAL-43 MAAMF w/ MCP
MILITARY COMPATIBILITY PERMIT TO ALLOW MANUFACTURING AND WAREHOUSING FOR
STEEL FABRICATION
PROJECT UTILITIES & SERVICES
WATER:
PRIVATE (WELL)
WASTE WATER:
PRIVATE (SEPTIC)
POWER:
APS
CATV:
COX
SCHOOL DISTRICT:
DYSART UNIFIED SCHOOL DISTRICT - 89
FIRE:
N. COUNTY FIRE DISTRICT
POLICE:
MARICOPA COUNTY SHERIFF'S OFFICE
OWNER: INDUSTRIAL STEEL RANCH, LLC
APN 503-79-003U
411,403 S.F. (9.44 AC)
OWNER: INDUSTRIAL STEEL RANCH, LLC
APN 503-79-003H
ZONING: RU-43 MAAMF
USE: VACANT LOT
OWNER: INDUSTRIAL STEEL RANCH, LLC
APN 503-79-003K
ZONING: RU-43 MAAMF
USE: VACANT LOT
OWNER: INDUSTRIAL STEEL RANCH, LLC
APN 503-79-003L
ZONING: RU-43 MAAMF
USE: VACANT LOT
OWNER: SYNERGY FUNDING, LLC
APN 503-79-003N
ZONING: RU-43 MAAMF
USE: VACANT LOT
OWNER: YOUNG FAMILY
LIVING TRUST
APN 503-79-003J
ZONING: RU-43 MAAMF
USE: SINGLE FAMILY
RESIDENTIAL
OWNER: YOUNG FAMILY
LIVING TRUST
APN 503-79-003M
ZONING: RU-43 MAAMF
USE: VACANT LOT
ARIZONA STATE LAND DEPARTMENT
FUTURE R.O.W.
55' - 0"
329.15 (M) 329.06 (R)
335.88 (M) 326.25 (R)
N 00° 06' 07"W 995.68 (M) 990.00 (R)
334.75 (M) 334.69 (R)
S 89° 55' 43"W 650.76
335.18 (M) 334.69 (R)
337.30 (M) 326.25 (R)
S 00° 04' 50"E 1001.61 (M) 990.00 (R)
329.13 (M) 329.06 (R)
N 89° 24' 25"E 1660.69
651.16
N 89° 24' 18"E
651.04
N 89° 53' 27"E
650.89
This drawing is the property of Synectic Design Incorporated, 1111 W. University Drive, 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
1111 West
University Drive
Suite 104,
Tempe,
AZ 85281
t:480.948.9766
f:480.948.9211
Phase:
Drawn By:
Reviewd By:
Date:
Address:
10/30/2025 2:11:58 PM
ZONING PLAN
SP02
Project #: 4423
ALL THINGS METAL
26250 N. 195TH AVE.
WITTMANN, AZ 85361
MASTER LAND USE PLAN
DD
KL
DH
10/28/2025
1" = 160'-0"
1
Zoning Plan - West Parcel 15 Acre Expansion Copy 1
This drawing is the property of Synectic Design Incorporated, 1111 W. University Drive, 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
1111 West
University Drive
Suite 104,
Tempe,
AZ 85281
t:480.948.9766
f:480.948.9211
Phase:
Drawn By:
Reviewd By:
Date:
Address:
10/30/2025 2:11:58 PM
ZONING PLAN CONT.
SP03
Project #: 4423
ALL THINGS METAL
26250 N. 195TH AVE.
WITTMANN, AZ 85361
MASTER LAND USE PLAN
DD
KL
DH
10/28/2025
APPLICATION
for a
MILITARY COMPATIBILITY PERMIT
for
ALL THINGS METAL
15 Acre Expansion
MCP250010
SWC of 195th AVE & W JOMAX ROAD
Wittman, Arizona
2nd Submittal: October 30, 2025
1st Submittal: September 9, 2024
Prepared For:
ALL THINGS METAL – TIM ROCK
Prepared By:
GILMORE PLANNING & LANDSCAPE ARCHITECTURE
ALL THINGS METAL - 15 Ac Expansion
MCP – Narrative – (MCP250010)
October 30, 2025
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.
General Plan Conformance
5
8.
Location, Accessibility, On-site Circulation
6
9.
Grading & Drainage
6
10. Development Plan
6
11. Development Standards
7
12. Project Architecture
9
13. Project Landscape
9
14. Project Screening
9
15. Public Utilities and Services
10
Table of Exhibits
1.
Aerial Location Map
2.
Context Plan – PlanNet Land Use & Noise Contours
3.
Site Survey
4.
Master Land Plan
5.
Zoning Exhibit with Legal Description & Survey
6.
UCCD Determination – UC250009
7.
MCP Legal Description
8.
Surprise General Land Use Plan
9.
Floodplain Map
ALL THINGS METAL - 15 Ac Expansion
MCP – Narrative – Z250010
Revised October, 30, 2025
Page 1
GILMORE
PLANNING & LANDSCAPE ARCHITECTURE
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):
503-79-003H, 503-79-003K, and 503-79-003L
Project Ownership Area:
15.0. 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
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
ALL THINGS METAL - 15 Ac Expansion
MCP – Narrative – Z250010
Revised October, 30, 2025
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2.
Purpose of Request
On behalf of Industrial Steel Ranch LLC, property owner, Gilmore Planning & Landscape
Architecture (Applicant) respectfully submits for consideration this Application for a
Military Compatibility Permit on behalf of All Things Metal, (owner/developer). The
property includes 14.92 gross acres (14.1 net acres) situated on the west side of All
Things Metal’s current 27.3 MCP property located 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. This 14.9 acres
represents storage expansion for All Things Metal (ATM) and will bring the total
ownership under Industrial Steel Ranch LLC to 41.4 net acres. Similar to ATM’s current
facilities immediately east, the primary use on this expansion area will be for future steel
fabrication and future storage of finished steel components. The majority of
manufacturing will occur within buildings and/or under canopy structures. Proposed
development standards will reflect the same standards approved with MCP240002.
The current zoning is RU-43 MAAMF. The County Assessor identifies three parcels for
the expansion area as: 503-79-003H, 503-79-003K, and 503-79-003L. 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, the APZ-2 boundary, and the adjacent ATM property with an
approved MCP240002. This application only requests the MCP with the understanding
that a future Plan of Development (POD) will be processed when the property is ready
for development. A copy of the Site Boundary Survey is included here as Exhibit 3
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. The two
interior lot lines that define the existing three parcels may be combined and/or realigned
as part of a lot combination associated with a later POD application. 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. A Master Land Use Plan is attached as Exhibit 4 that
illustrates the main ATM production campus to the east and the relative position of this
15-acre expansion. A future POD Application will be processed when production and
addition storage becomes necessary.
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MCP – Narrative – Z250010
Revised October, 30, 2025
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4.
UCCD Determination
Luke Air Force Base issued a Use Compatibility and Consistency Determination
(UC250009) on August 4, 2025 (Exhibit 6), which confirmed that this request will not
negatively impact the flying and base operations at Luke AFB. 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 the expansion for
All Things Metal. Per ARS 28-8481, Luke AFB has determined the proposed MCP uses
are a compatible within the 70 LDN and APZ 2. Similar to the previous determination
associated with MCP240002, ATM acknowledges that Luke AFB reserves the right to
comment throughout the MCP and POD review processes. Proposed buildings will be
subject to the results of an FAA Obstruction Evaluation/Airport Airspace Analysis and
Spectrum Analysis (OE/AAA). Similar to the previous UC determination (UC2024004),
mitigation to protect flight operations must be factored into the site and architectural
design effort that must consider 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.
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.
e.
Explosives facilities or similar activities (chemical storage).
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.
ALL THINGS METAL - 15 Ac Expansion
MCP – Narrative – Z250010
Revised October, 30, 2025
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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 identified in UC250009 and proposed in this narrative report.
Please refer to Exhibit 2 – Context Plan that illustrates the existing zoning, noise
contour and the Accident Potential Zone 2. Exhibit 5 - Zoning Exhibit for Site
Information and Development Standards, and Exhibit 7 – MCP Legal Description
describes the perimeter MCP boundary.
6.
Surrounding Land Uses
As stated previously, this site and surrounding area is located within the 70LDN noise
contour as well as the APZ 2 designated area as illustrated on the attached Context Map
Exhibit 2.
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 400’ east of the east
property line and extends due north one mile to W Patton Road.
North of Jomax Rd and west of 195th Ave, the area is all zoned RU-43 MAAMF and
located within the 70LDN contour and the APZ 2 boundary. The entire north side is
owned by the Arizona State Trust Land.
East: The east side aligns with the current 27.3 acres under ATM’s ownership and
approved MCP240002.
South: Immediately south is a pending MCP for the Jomax Storage Facility
(MCP2022002) a 32-acre Boat and RV Storage project. That project is currently in
review with Maricopa County, so construction has not yet started. The property retains
the RU-43 MAAMF zoning and is currently vacant.
West: The land area immediately west is another 15-acre area comprised of two
parcels, but under single ownership. There is one existing single-family home. This
area is zoned is RU-43 MAAMF
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 70 LDN, and the APZ-2 would not restrict their
fabrication process and facilitate their interest to expand.
•
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 proximate location near the intersection of two section line arterials will allow
direct access to the regional arterial network. W Jomax Rd extends directly east to
ALL THINGS METAL - 15 Ac Expansion
MCP – Narrative – Z250010
Revised October, 30, 2025
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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.
•
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 8-time
winner of the AzCentral.com Best Places to Work in Arizona will be welcome by the
residents of the area.
•
There are other employment/industrial-uses with MCP applications in process in the
immediate area, including: Domres 90, a 90-acre construction equipment storage
yard material located approximately 550’ south of ATM’s property.
It is the combination of these existing site conditions and regional opportunities that
facilitated ATM’s decision to expand.
7.
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 8, 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 with the City of Surprise Planning Dept.
did not generate any concern with the previous application for MCP240002.
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
divides the area into 4 intensity levels based on proximity to the highway. This subject
property is situated approximately 4,800’ 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
ALL THINGS METAL - 15 Ac Expansion
MCP – Narrative – Z250010
Revised October, 30, 2025
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PLANNING & LANDSCAPE ARCHITECTURE
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.
8.
Location, Accessibility, On-Site Circulation
Primary access to the subject property will be directed to and from W Jomax Road, a
section line arterial that has been designated as a minor arterial requiring a 55’ half
street right-of-way (ROW). The dedication represents approximately .82 acres, which
leaves 14.1 net acres for site development. A shared private access drive is proposed
off W Jomax Road along the common boundary between this expansion area and ATM’s
facility to the east. This private drive will provide access to both future access to the
expansion area and provide secondary access to the ATM’s current production area.
The existing north property line aligns with the W Jomax Road section line. The project
team requests confirmation of the required 55’ ROW and the ability to minimize the
improvements along W Jomax Road until the Traffic Study required with the POD can
define and qualify those improvements.
9.
Grading & Drainage
The future Plan of Development application will include a Preliminary Drainage Report
and a Grading and Drainage Plan that will analyze both the historic stormwater flow from
the north as well as on-site retention for the 100-year, 2-hour storm event. There is a
designated floodplain that impacts approximately 6 acres along the entire west side.
Exhibit 9 illustrates the Floodplain condition that will require FEMA review and approval
associated with the POD Application and site improvement plans. Offsite flows
originating north of Jomax Rd will be routed through the site and separated from on-site
retention.
10.
Development Plan
All Things Metal intends to expand their steel fabrication with additional buildings and/or
canopies on the north half of the property, and open storage of finished product in a
secured area on the south half. A future Plan of Development application will locate
structures, on-site circulation, parking, storage and other supporting improvements that
enhance their base operations. Similar to ATM’s current MCP, perimeter screen walls
will be constructed of steel panels fabricated by ATM. Internal yard spaces may utilize
ALL THINGS METAL - 15 Ac Expansion
MCP – Narrative – Z250010
Revised October, 30, 2025
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PLANNING & LANDSCAPE ARCHITECTURE
chain link fencing. Please refer to Exhibit ‘4’ Master Land Plan that illustrates the
relative location of the expansion area and shared access drive.
11.
MCP Development Standards
The development standards listed below reflect the same standards as approved for
MCP240002.
MCP Development Standards
Base Standards
Proposed Standards
(RU-43 MAAMF)
(RU-43 MAAMF MCP)
Maximum Buiding Height:
30'
45'
Maximum Lot Coverage
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
Open Storage
Luke AFB and approval of
MCP from Maricopa County
Parking
Indust/ Wholesale/ Manufacturing
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,
ALL THINGS METAL - 15 Ac Expansion
MCP – Narrative – Z250010
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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
that the site coverage be calculated based on the perimeter of the MCP boundary,
which includes 14.1 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. Future development will require a POD application.
c. Building Setbacks – The building setbacks under the RU-43 zoning establishes
greater front yard setbacks for rural low density residential development.
Considering the land use restriction on any new residential projects, the MAAMF
overlay, Luke AFB noise contours, the General Plan designation for employment,
and the arterial frontage, these conditions all work together to promote an
employment-based use like All Things Metal. To maintain consistency, this MCP
requests the same 20’ setback for W Jomax Road and the perimeter MCP boundary.
The land area west has one home on 15 acres, and the area south is vacant and will
be subject to the same non-residential land use restrictions, and will therefore remain
as is, or develop as a future employment-oriented use.
The existing interior parcel/lot lines will initially 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 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’).
ALL THINGS METAL - 15 Ac Expansion
MCP – Narrative – Z250010
Revised October, 30, 2025
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PLANNING & LANDSCAPE ARCHITECTURE
d. Parking – Parking requirements will be determined with the POD submittal as
building areas and the number of employees are quantified. In accordance with the
parking ratio approved for MCP240002, the parking ratio proposed for this MCP
application is 1 space per 900sf. Per County standard, 5% of the provided spaces
shall be ADA accessible.
12.
Project Architecture
The buildings, canopies and storage facilities will be industrial in nature as will
correspond to their ultimate use and be compatible with the other ATM structures. 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 will
be included with the future POD application. We plan to use variation in rooflines, colors
and material scale to break up some of the larger masses. With ATM’s ability to
fabricate steel, these buildings will advertise and showcase their production capabilities.
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 W Jomax Rd and the shared access drive. 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.
The future POD application will present a consistent character of the landscape theme
previously established with their adjacent property.
14.
Screening
On-site production areas, truck courts, and parking areas shall be screened from W
Jomax Road with an 8’ screen wall using steel panels produced by All Things Metal.
The future POD application will include a site plan that locates the screen walls and will
also include wall elevations intended to be compatible with their adjacent property.
An enhanced streetscape will utilize native trees spaced at near 30-foot intervals to
enhance the screen wall layout. Combined with undulating berms, shrub massing, the
public views of these on-site production areas can be effectively screened. Vehicle
ALL THINGS METAL - 15 Ac Expansion
MCP – Narrative – Z250010
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PLANNING & LANDSCAPE ARCHITECTURE
parking fronting onto W Jomax Rd will also be screened with a minimum 3’ wall that
incorporates similar design features as the 6’ screen wall along with the streetscape.
15.
Project Utilities & Services
Water: There is no water service provider or existing wells on-site. ATM will install a
production well with storage tanks and a pump station will be utilized for domestic
service and fire flow requirements if and when required. The lack of access to a local
water provider requires that ATM rely on water wells. To meet the potential projected
water demand for domestic and fire flow requirements, the three existing parcels will
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
Power: APS
CATV: Cox
School District: Dysart Unified School District - 89
Fire: Arizona Fire & Medical Authority (North County Fire District).
Police: Maricopa County Sheriff’s Office (MCSO).
Anh Harambasic, PE
Planning & Development
301 W. Jefferson St., Suite 170
Phoenix, Arizona 85003
Phone: (602) 506-3611
www.maricopa.gov/planning
email address:
Anh.Harambasic@maricopa.gov
Planning & Development
Engineering Plan Review
Date:
October 17, 2025
Memo To: Darren Gerard, AICP, Planning Manager, Department of Planning &
Development
Attn:
Nicolas Schlimm, Planner, Planning & Development Services
via:
Doug Jones P.E., Engineering Supervisor, Planning and Development
From:
Anh Harambasic P.E., Plans Examiner Engineer, Planning &
Development
Subject:
MCP250010 19589 W. Jomax 15 acre expansion to MCP2400002.
Without a POD
APN(s):
503-79-003H, 503-79-003L, 503-79-003K Jomax and 195th Ave
Description-Application is requesting a military compatibility permit with a plan of
development (POD) for industrial development of 15 gross acre site located west of
195th Ave and Jomax. Applicant references this as an expansion of MCP2400002.
Engineering Review has reviewed the FIRST site plan routed for review, for the subject
application on 9.22.2025 and has no objections to the MCP without a POD with the
following stipulations:
The following general stipulations will apply:
GENERAL DRAINAGE REVIEW/INFORMATION
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. Sealed Grading and Drainage (Site Infrastructure) Plans and a sealed drainage
report must be submitted with further entitlements. Design must address the
floodplain that traverses throughout the site and other offsite flows, onsite
retention requirements, retention percolation, and finish floor elevations of any
structure in a floodplain.
3. This site did not include a plan of development nor did it include any details of
the potential layout of expansion therefore, 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.
4. Further entitlements will require the submittal of a traffic impact study and
specific use of site.
Page 2 of 2
5. Maricopa County does not supply water, fire or sewer services. It is the
applicant/owner’s responsibility to coordinate and secure water, fire and
sewer services for this site.
Please contact me with any questions.
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
Engineering Division
2901 W. Durango Street
Phoenix, Arizona 85009
P: 602.506.4889
F: 602.506.5969
MCDOT Planning TAC Comments
Date: 10/21/2025
TAC Assigned Number: MCP250010
APN: 503-79-003H, 503-79-003K, 503-79-003L
Description of Request: MCP without a POD for steel fabrication and open storage of finished
structural components in the Rural-43 MAAMF WHSC zoning district.
Project Name: All Things Metal
Reviewer Contact Information
For any questions related to the comments herein please contact MCDOTPlanning@maricopa.gov
or 602-506-7223.
1st Submittal Comments
• Jomax Road is classified as an urban minor arterial requiring fee dedication of a 55-foot
half street from the section line per the Maricopa County Zoning Ordinance Section 1104.
o It is the developer's responsibility to determine if the existing right of way is fee
simple, if it is not then the developer will need to provide the right of way in said
form.
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.
o TIA/TIS to be submitted to MCDOT via Permit Center at https://maricopacountyaz-
energovweb.tylerhost.net/apps/selfservice#/home.
o If a TIA/TIS has been previously submitted, approval is valid for one year. If review
for construction is not underway within this time period, MCDOT may request an
updated traffic report to assess any changes in condition.
• Per the TIA approved for MCP240002 the applicant agreed to provide half street
improvements to 195th Avenue and Jomax Road to an urban minor arterial not including a
sidewalk, curb, and gutter in phase 2 of the development. The applicant will be required to
provide those improvements with this phase.
• The site plan appears to show Jomax Road not continuing along the perimeter of APN 503-
79-003H, it should be understood that Jomax Road dedication and improvements need to
be along the perimeter of this parcel to complete the improvements as required in phase 1.
• 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
Engineering Division
2901 W. Durango Street
Phoenix, Arizona 85009
P: 602.506.4889
F: 602.506.5969
MCP250010
10/21/2025
Page 2
relocation.
Page | 1
Subdivision
Infrastructure
& Planning Program
301 W. Jefferson St.
Phoenix, AZ 85003
S u b d i vi s io n @ m a ri co p a .go v
e s d .m a r i c o pa .g o 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:
Onsite Wastewater (Septic) –
A Minor Plan Review application must be submitted for any existing septic system(s) if
being utilized and if the applicant believes the existing system(s) are adequate in size to
support the new use; otherwise, a new septic permit/install may be required.
A Notice of Intent to Discharge application for a 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.
•
If conducting food service in unincorporated Maricopa, a grease trap will be
required by Onsite Wastewater program.
•
Setback requirements must be maintained per Arizona Administrative Code, Title
18, Chapter 9, Article 312, C (Features Requiring Setbacks).
Projected flows between 3,000 and 24,000 gallons per day require a 4.23 General Permit
and may require nitrogen treatment.
For Onsite Wastewater related questions, please contact the Onsite Program at (602) 506-
6666 or by email at septicquestions@maricopa.gov.
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).
Project Name: All Things Metal
Primary Contact Name: Jack Gilmore
Planning Application Type: Military
Compatibility Permit
APN(s): 503-79-003H, 503-79-003L, 503-
79-003K
Reviewer: Joseph Churby, P.E.
Email: Joseph.Churby@maricopa.gov
Phone: 602-372-2754
Planner Name: Nicholas Schlimm
Planning Case #: MCP250010
Date: October 13, 2025
Water and Waste Management Division
Page | 2
•
If the above criteria are met, 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 PWS 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 PWS 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.
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.