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June 10, 2026
PD250039
Page 1 of 3
Report to the Board of Supervisors
Prepared by the Maricopa County Planning and Development Department
Board Hearing Date:
June 10, 2026
Case #/Title:
PD250039 – All Things Metal – Phase 2 Plan of Development
Supervisorial District:
4
Applicant/Owner:
Jack Gilmore, Gilmore Planning & Landscape Architecture
/ Industrial Steel Ranch, LLC
Request:
Major Amendment to a Plan of Development for fabricated metal
production and manufacturing in the Rural-43 MAAMF WHSC
zoning district
Site Location:
Generally located at the SWC of 195th Ave. and Jomax Rd. in the
Wittmann area
Site Size:
Approx. 27 acres
County Island Status:
Yes (City of Surprise)
Additional
Comments:
•
MCP240002 for a fabricated metal production and manufacturing facility was approved on April
9, 2025. It included a plan of development (POD) for the initial phase. Building permits
BLDC2400406 & BLDC2500911 have been issued and construction is proceeding. This new POD
is for the second for additional fabrication buildings and business offices.
•
Water on site is via industrial wells approved by the Arizona Department of Water Resources. A
centralized water purification and pump facility is included in the POD to serve the entire site.
Individual building septic systems will accommodate wastewater for the facility.
•
Access to the site is via 195th Avenue & Jomax Rd. The development will ultimately improve both
roadway frontages and the developer has worked with MCODT to create a temporary cul-de-sac
on Jomax Rd. until further roadway improvements can be made.
•
Per the Maricopa County Framework 2040 Comprehensive Plan the site is within a Rural Influence
Area. The IUPD limits entitled use of the site to only those where wastewater disposal can be
accommodated via septic. the site is within the military airbase and ancillary military facility
overlay zoning districts (MAAMF) where new residential uses are prohibited. There are no
proximate urban-density residential neighborhoods. Luke AFB has determined the use to be
consistent and compatible with miliary airbase operations and statutory requirements per
UC240011. The expanded use remains appropriate and in concert with area land use and
development patterns.
June 10, 2026
PD250039
Page 2 of 3
•
There are no outstanding concerns from county review agencies. There is one neighbor who was
opposed to the original MCP case. She attended the Commission hearing remotely and intended
to speak on this matter but was unable to do so due to miscommunicating the case number.
There is no other known opposition. PD250039 approval will require majority vote of a quorum.
•
After the Commission hearing, the applicant requested to revise their site plan by removing
building ‘f’ and increasing an awning attached to building ‘g’. Staff has no concern with the revised
site plan, and suggests that motion for Board approval include updated verbiage to condition ‘a’:
a.
Development of the site shall be in substantial conformance with the Site Plan entitled
“All Things Metal A1.2“, consisting of 1 full-size sheet, dated January 8 May 6, 2026,
except as modified by the following conditions. Staff may determine slight refinements
to remain in substantial conformance with the approved site plan.
Commission
Recommendation:
On 5/7/26, the Commission voted 7-0 (motion by Vice Chair
Hernandez D5, seconded by Commissioner Rochwalik D3) to adopt
a motion recommending the Board of Supervisors approve
PD250039 subject to conditions ‘a’-‘h’:
a. Development of the site shall be in substantial conformance with the Site Plan entitled “All Things
Metal A1.2“, consisting of 1 full-size sheet, dated January 8, 2026, except as modified by the
following conditions. Staff may determine slight refinements to remain in substantial
conformance with the approved site plan.
b. Development of the site shall be in substantial conformance with the Narrative Report entitled
“Plan of Development Application”, consisting of 6 pages, dated January 9, 2026 except as
modified by the following conditions.
c. The following Planning Engineering conditions shall apply:
1. Engineering review of planning and/or zoning cases is for conceptual design only. All
development and engineering design shall be in conformance with Section 1205 of the
Maricopa County Zoning Ordinance; Drainage Policies and Standards; Floodplain
Regulations for Maricopa County; MCDOT Roadway Design Manual; and current
engineering policies, standards and best practices at the time of application for construction.
2. Based on the conceptual design nature of the information submitted, changes to the site
layout may be necessitated by the final engineering design of the site’s drainage
infrastructure.
3. Detailed Grading and Drainage (Site Infrastructure) Plans must be submitted with the
application for Building Permits
4. The entire site and adjacent half-streets’ runoff shall be retained onsite. If portions of
adjacent right-of-way are controlled by other jurisdictions, the adjacent half-streets’ runoff
shall be retained unless separately addressed by the other jurisdictions.
5. 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.
6. Sufficient retention volume shall be provided onsite to retain the required 100- year, 2-hour
runoff from all contributing areas. Retention basins with stormwater depths exceeding one
foot shall provide one foot of freeboard.
7. Offsite flows crossing Jomax Road will need to be analyzed at final design for conformance
to county standards. Additional roadway edge protection may be required at this crossing.
8. All retention basins shall drain within 36 hours per County requirements.
June 10, 2026
PD250039
Page 3 of 3
d. All buildings subject to noise attenuation as per ARS § 28-8482(B).
e. The following MCP standards shall apply:
1. Maximum Building Height: 45’.
2. Maximum Height of Building Appurtenances: 1’ for each 1’ setback from the MCP area
perimeter, up to 100’.
3. Minimum Setbacks from the MCP area perimeter: 20’.
4. Minimum Setbacks from lot lines and noise contours within the interior of the MCP area: 0’.
5. Maximum Lot Coverage: 30% of the MCP area.
6. Parking Spaces required: 1 per 900 SF of floor area.
7. Screening: minimum 6’ wall with steel panels along perimeter or temporary chain-link fencing
along interior phase lines until built out with perimeter screening; otherwise, screening interior
to the MCP area is waived.
8. Surfacing for onsite driveways and parking: pavement or stabilized DG.
f. Prior to issuance of a building permit, written confirmation will be required from the emergency
fire protection jurisdiction having authority that the facility has been designed in accordance with
their regulations and requirements, and that emergency fire protection service will be provided to
the facility (or documentation that the property participates in a fire district). Prior to issuance of
the certificate of occupancy, local fire protection jurisdiction review and approval will be required.
g. The property owners and their successors waive claim for diminution in value if the County takes
action to rescind approval due to noncompliance with conditions.
h. The granting of this change in use of the property has been at the request of the applicant, with
the consent of the landowner. The granting of this approval allows the property to enjoy uses in
excess of those permitted by the zoning existing on the date of application, subject to conditions.
In the event of the failure to comply with any condition, the property may be considered by the
Board after recommendation by the Commission at a public hearing for reversion to the zoning
that existed on the date of application. It is, therefore, stipulated and agreed that revocation due
to the failure to comply with any conditions does not reduce any rights that existed on the date of
application to use, divide, sell, or possess the property and that there would be no diminution in
value of the property from the value it held on the date of application due to such revocation of
the MCP. The MCP enhances the value of the property above its value as of the date the MCP is
granted and reverting to the prior zoning results in the same value of the property as if the MCP
had never been granted.
Presented by:
Andrew Lorentzen, Planner
Reviewed by:
Darren Gérard, AICP, Planning Manager
Attachment:
5/7/26 P&Z Packet (26 pages)
Note:
5/7/26 Draft P&Z Minutes are not available as of the writing of this report, but can be provided
upon request later, or accessed via Agenda Center, when available.
PD250039
Page 1 of 9
Report to the Planning and Zoning Commission
Prepared by the Maricopa County Planning and Development Department
Case:
PD250039 – All Things Metal – Phase 2 Plan of Development
Hearing Date:
May 7, 2026
Supervisor District:
4
Applicant:
Jack Gilmore, Gilmore Planning & Landscape Architecture
Owner:
Industrial Steel Ranch, LLC
Request:
Major Amendment to a Plan of Development for fabricated metal
production and manufacturing in the Rural-43 MAAMF WHSC zoning
district
Site Location:
Generally located at the SWC of 195th Ave. and Jomax Rd. in the Wittmann
area
Site Size:
Approx. 27 acres
Density:
N/A
County Island:
Yes (City of Surprise)
County Plan:
White Tank / Grand Avenue Area Plan – Military Compatible
Municipal Plan:
City of Surprise – Employment
Municipal Comments:
None received to date
Support/Opposition:
None known
Recommendation:
Approve with conditions
PD250039
Page 2 of 9
Project Summary:
1.
The applicant Jack Gilmore is requesting a POD amendment to a fabricated metal production and
manufacturing facility in the Rural-43 MAAMF zoning district in the Wittman area. The project 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 within the APZ 2 and LDN 70-75 noise contour. A portion of
the site toward the southeast corner extends into the LDN 65-70 noise contour. The MAAMF
prohibits new residential uses to all future development will be non-residential.
2.
Board of Supervisors (BOS) approved MCP240002 on April 9, 2025. It included a POD for the initial
phase of development. Building permits BLDC2400406 & BLDC2500911 have been issued for the
initial phase which is actively under construction. This new POD is phase 2 and would allow site
planning and permitting of additional fabrication buildings and business offices. Phase 1 included
Building ‘C’ and associated site circulation and parking for 20 employees with access limited to
195th Ave. Phase 2 will include Buildings ‘A’, ‘B’, ‘E’ and the Company Park for employee use only.
Pad sites will be graded for Buildings ‘D’, ‘F’ and ‘H’ and dust proofed in preparation for future
phase expansions. All of the site parking facilities provided will be installed with this Phase 2 in
conjunction with site paving. A Public Water System will be designed for both domestic and fire
services. The site will be screened with solid metal fencing which will be fabricated by the
company.
3.
Luke Air Force Base (LAFB) made a land use consistency and compatibility determination per
UC250011. This included not only the previously approved land uses but also the additional
features and specifically the employee amenity park.
4.
The development is designed in conformance with the development standards approved under
MCP240002:
Approved Rural-43 MAAMF development standards under MCP240002
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
PD250039
Page 3 of 9
2026 Aerial photo of subject site
Aerial image & surrounding environs
PD250039
Page 4 of 9
Eagle view of subject site looking north into subject parcel (aerial image dated Jan 2024)
Proposed Site Plan
PD250039
Page 5 of 9
Previously Approved POD under MCP240002
Existing On-Site and Adjacent Zoning / Land Use:
5.
On-site:
Rural-43 MAAMF WHSC / All Things Metal Phase 1 construction
North:
Rural-43 MAAMF WHSC / Jomax Rd. then Single-Family Residential
South:
Rural-43 MAAMF WHSC / Vacant
East:
Rural-43 MAAMF WHSC / 195th Ave then Arizona State Land Dept
West:
Rural-43 MAAMF WHSC / All Things Metal construction yard
Zoning District map
PD250039
Page 6 of 9
Utilities and Services:
6.
Water:
Well
Wastewater:
Septic
School District:
Dysart Unified School District
Fire:
North County Fire & Medical District
Police:
Maricopa County Sheriff’s Office
Right-of-Way:
7.
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 Avenue
55’
55’
Urban Minor Arterial
Jomax Road
55’
55’
Urban Minor Arterial
Adopted Plans:
8.
White Tank / Grand Avenue Area Plan (adopted December 2023): The area plan designates all
areas within the high noise and accident potential zones as “Military Compatible,” This
designation coincides with the MAAMF overlay zoning district. The proposed use is considered
to be consistent and compatible with the military airbase operations and statutory requirements.
9.
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.
Because this area corresponds 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.
10.
Surprise 2040 General Plan (adopted July 2024): The site is located within the City of Surprise
Municipal Planning Area (MPA) and is therefore subject to the City’s general plan, which places
the site within its “Employment Character Area” and “Luke Compatibility District.” The former
encourages business park and industrial uses, including manufacturing / processing facilities.
The Luke Compatibility District encourages adherence to established development guidelines
and coordination with military personnel. Guidelines pertaining to land use; vertical obstructions;
noise; dust, light, and glare; and frequency spectrum impedance and interference; are outlined in
the general plan. Consistent with this district, County Planning staff have coordinated with LAFB
as part of the UCCD and MCP review processes.
Public Participation Summary:
11.
The applicant has met all public notification requirements for the POD application with posting in
multiple locations. A neighbor notification letter was sent out to all property owners within 300’.
PD250039
Page 7 of 9
The submitted public participation plan indicated that no response was received from the
notification.
Outstanding Concerns from Reviewing Agencies:
12.
Staff sent notification of the application to LAFB and the City of Surprise for comment. To date,
no municipal or county review agency comments have been received for this POD amendment.
Staff Analysis:
13.
Staff supports the request to expand the POD. The uses have already been established with the
prior approval of MCP240002. The expanded use was intended with the initial development
application. The applicant’s multi-phase approach allows careful and deliberate planning of the
site for the complex manufacturing processes involved in their operations. The original MCP had
opposition from a resident to the north, but as explained at that time the resident’s home was
legal non-conforming (LNC) located within the MAAMF. All future (re)development within the
MAAMF will be LAFB-compatible nonresidential uses. New residential uses are prohibited within
the MAAMF.
Recommendation:
14.
Staff recommends the Commission adopt a motion recommending that the Board of Supervisors
approve PD250039 subject to the following conditions ‘a’ – ‘h’:
a.
Development of the site shall be in substantial conformance with the Site Plan entitled “All Things
Metal A1.2“, consisting of 1 full-size sheet, dated January 8, 2026, except as modified by the
following conditions. Staff may determine slight refinements to remain in substantial
conformance with the approved site plan.
b.
Development of the site shall be in substantial conformance with the Narrative Report entitled
“Plan of Development Application”, consisting of 6 pages, dated January 9, 2026 except as
modified by the following conditions.
c.
The following Planning Engineering conditions shall apply:
1.
Engineering review of planning and/or zoning cases is for conceptual design only. All
development and engineering design shall be in conformance with Section 1205 of the
Maricopa County Zoning Ordinance; Drainage Policies and Standards; Floodplain
Regulations for Maricopa County; MCDOT Roadway Design Manual; and current
engineering policies, standards and best practices at the time of application for
construction.
2.
Based on the conceptual design nature of the information submitted, changes to the site
layout may be necessitated by the final engineering design of the site’s drainage
infrastructure.
3.
Detailed Grading and Drainage (Site Infrastructure) Plans must be submitted with the
application for Building Permits
4.
The entire site and adjacent half-streets’ runoff shall be retained onsite. If portions of
adjacent right-of-way are controlled by other jurisdictions, the adjacent half-streets’
runoff shall be retained unless separately addressed by the other jurisdictions.
5.
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.
PD250039
Page 8 of 9
6.
Sufficient retention volume shall be provided onsite to retain the required 100- year, 2-
hour runoff from all contributing areas. Retention basins with stormwater depths
exceeding one foot shall provide one foot of freeboard.
7.
Offsite flows crossing Jomax Road will need to be analyzed at final design for
conformance to county standards. Additional roadway edge protection may be required
at this crossing.
8.
All retention basins shall drain within 36 hours per County requirements.
d. All buildings subject to noise attenuation as per ARS § 28-8482(B).
e. The following MCP standards shall apply:
1.
Maximum Building Height: 45’.
2.
Maximum Height of Building Appurtenances: 1’ for each 1’ setback from the MCP area
perimeter, up to 100’.
3.
Minimum Setbacks from the MCP area perimeter: 20’.
4.
Minimum Setbacks from lot lines and noise contours within the interior of the MCP area:
0’.
5.
Maximum Lot Coverage: 30% of the MCP area.
6.
Parking Spaces required: 1 per 900 SF of floor area.
7.
Screening: minimum 6’ wall with steel panels along perimeter or temporary chain-link
fencing along interior phase lines until built out with perimeter screening; otherwise,
screening interior to the MCP area is waived.
8.
Surfacing for onsite driveways and parking: pavement or stabilized DG.
f. Prior to issuance of a building permit, written confirmation will be required from the emergency
fire protection jurisdiction having authority that the facility has been designed in accordance with
their regulations and requirements, and that emergency fire protection service will be provided to
the facility (or documentation that the property participates in a fire district). Prior to issuance of
the certificate of occupancy, local fire protection jurisdiction review and approval will be required.
g. The property owners and their successors waive claim for diminution in value if the County takes
action to rescind approval due to noncompliance with conditions.
h. The granting of this change in use of the property has been at the request of the applicant, with
the consent of the landowner. The granting of this approval allows the property to enjoy uses in
excess of those permitted by the zoning existing on the date of application, subject to conditions.
In the event of the failure to comply with any condition, the property may be considered by the
Board after recommendation by the Commission at a public hearing for reversion to the zoning
that existed on the date of application. It is, therefore, stipulated and agreed that revocation due
to the failure to comply with any conditions does not reduce any rights that existed on the date of
application to use, divide, sell, or possess the property and that there would be no diminution in
value of the property from the value it held on the date of application due to such revocation of
the MCP. The MCP enhances the value of the property above its value as of the date the MCP is
granted and reverting to the prior zoning results in the same value of the property as if the MCP
had never been granted.
PD250039
Page 9 of 9
Presented by:
Andrew Lorentzen, Planner
Reviewed by:
Rachel Applegate, Planning Supervisor
Attachments:
Case Map (1 page)
Site Plan (1page)
Narrative Report/Ex. Summary (6 pages)
Engineering comments (2 pages)
MCDOT comments (2 pages)
MCESD comments (3 pages)
UCCD Compatibility Determination (2 pages)
/
Maricopa County Planning & Development - Phoenix, AZ
4
Gross Acres: 28 approx.
Generated April 22, 2026 3:46 PM
PD250039
Application Name:
Legal Description
All Things Metal - Phase 2 POD
Applicant
Case Address
4N 2W 5
JACK GILMORE
26250 N 195TH AVE
Applicant Phone/Email
Parcel Primary:503-79-003X
(602) 999-8860
WITTMANN, AZ 85361
Map scale 1:3,152
Supervisor District No.
Phase 2 for All Things Metal. This POD is intended for the full development of the 27.3 acres.
W. JOMAX ROAD
W. HAPPY VALLEY ROAD
N. 195TH AVENUE
ATM PROJECT
VICINITY MAP
north
N. 195TH AVENUE
OWNER:
INDUSTRIAL STEEL RANCH, LLC
23724 N. CENTRAL AVE
PHOENIX, ARIZONA 85024
CONTACT: TIMOTHY ROCK
PHONE: 623-582-3900
EMAIL: TimothyR@ATMphx.com
ARCHITECT:
SYNECTIC DESIGN, INC.
1111 W. UNIVERSITY DRIVE, SUITE 104
TEMPE, ARIZONA 85281
CONTACT: DAVID HAMBLEN
T: 480.948.9766
E: dhamblen@sdiaz.us
PROJECT TEAM
LANDSCAPE ARCHITECT:
NORRIS DESIGN
4600 E INDIAN SCHOOL RD
PHOENIX, ARIZONA 85018
CONTACT: MARY ESTES, LA
T: 602-254-9600
E: mestes@norris-design.com
LAND PLANNER:
GILMORE PLANNING AND
LANDSCAPE ARCHITECTURE
2211 N 7TH ST,
PHOENIX, ARIZONA 85006
CONTACT: JACK GILMORE
PHONE: 602-266-5622
EMAIL: jgilmore@getgilmore.com
CIVIL ENGINEER:
AMENT ENGINEERING & SURVEYING
18206 N 19TH AVE, STE 2B
PHOENIX, ARIZONA 85023
CONTACT: KAMERON TOBIN
T: 480-656-0191
E: kamerontobin@amentpro.com
TRAFFIC ENGINEER:
LEE ENGINEERING
2944 N 44TH ST, STE 250
PHOENIX, AZ 85018
CONTACT: PAUL GUZEK, PE
PHONE: 602-955-7206
EMAIL: pguzek@lee-eng.com
PERIMETER PROPERTY BOUNDARY:
A PORTION OF THE NORTHEAST QUARTER OF SECTION 5, TOWNSHIP 4 NORTH,
RANGE 2 WEST OF THE GILA AND SALT RIVER BASE AND MERIDIAN, MARICOPA
COUNTY, ARIZONA, DESCRIBED AS FOLLOWS:
COMMENCING AT THE NORTHEAST CORNER OF SAID SECTION 5, BEING A
FOUND 1-IN IRON PIPE, TO WHICH THE EAST QUARTER OF SAID SECTION 5
BEING A FOUND 5/8-IN REBAR BEARS SOUTH 00° 03’ 59” EAST, A DISTANCE OF
2089.55 FEET;
THENCE SOUTH 00° 03’ 59” EAST ALONG THE EAST LINE OF THE NORTHEAST
QUARTER OF SAID SECTION 5, 990.00 FEET;
THENCE DEPARTING SAID EAST LINE, SOUTH 89° 50’ 53” WEST, A DISTANCE OF
55.00 FEET TO THE WEST RIGHT-OF-WAY LINE OF 195TH AVENUE, AND THE
POINT OF BEGINNING;THENCE DEPARTING SAID EAST LINE, SOUTH 89° 50’ 53”
WEST, A DISTANCE OF 55.00 FEET TO THE WEST RIGHT-OF-WAY LINE OF 195TH
AVENUE, AND THE POINT OF BEGINNING;
LEGAL DESCRIPTIONS
THENCE SOUTH 89° 53’ 43” WEST, A DISTANCE OF 1265.00 FEET;
THENCE NORTH 00° 03’ 59” WEST, A DISTANCE OF 946.15 FEET TO THE
SOUTHERLY RIGHT-OF-WAYLINE OF WEST JOMAX ROAD;
THENCE NORTH 89° 24’ 25” EAST, A DISTANCE OF 408.61 FEET TO AN ANGLE
POINT ALONG SAID SOUTHERLY RIGHT-OF-WAY;
THENCE SOUTH 89° 11’ 15” EAST, A DISTANCE OF 856.50 FEET TO AN ANGLE
POINT ALONG SAID SOUTHERLY RIGHT-OF-WAY OF WEST JOMAX ROAD AND
WESTERLY RIGHT-OF-WAY OF NORTH 195TH AVENUE;
THENCE SOUTH 00° 03’ 59” EAST ALONG SAID WESTERLY RIGHT-OF-WAY, A
DISTANCE OF 935.92 FEET TO THE POINT OF BEGINNING.
THE DESCRIBED PARCEL CONTAINS 1,194,695.57 SQUARE FEET OR 27.43-
ACRES MORE OR LESS.
LEGAL DESCRIPTION - APN: 503-79-003X:
THE WEST 440 FEET OF THE EAST 1320 FEET OF THE NORTH 990 FEET OF THE
NORTHEAST QUARTER OF
SECTION 5, TOWNSHIP 4 NORTH, RANGE 2 WEST, OF THE GILA AND SALT RIVER
BASE AND MERIDIAN,
MARICOPA COUNTY, ARIZONA.
LEGAL DESCRIPTION - APN: 503-79-003W:
THE WEST 440 FEET OF THE EAST 880 FEET OF THE EAST 1320 FEET OF THE
NORTH 990 FEET OF THE NORTHEAST QUARTER OF SECTION 5, TOWNSHIP 4
NORTH, RANGE 2 WEST, OF THE GILA AND SALT RIVER BASE AND MERIDIAN,
MARICOPA COUNTY, ARIZONA.
EXCEPT THE NORTH 55 FEET.
LEGAL DESCRIPTION - APN: 503-79-003U:
THE EAST 440 FEET OF THE EAST 1320 FEET OF THE NORTH 990 FEET OF THE
NORTHEAST QUARTER OF SECTION 5, TOWNSHIP 4 NORTH, RANGE 2 WEST, OF
THE GILA AND SALT RIVER BASE AND MERIDIAN, MARICOPA COUNTY, ARIZONA.
PROJECT DATA
BUILDING AND SITE BASICS:
PROJECT ADDRESS:
195TH AVE. & JOMAX RD.
WITTMAN, AZ, 85361
ASSESSORS PARCEL #:
503-79-003X (PARCEL 1)
503-79-003W (PARCEL 2)
503-79-003U (PARCEL 3)
ZONING:
RURAL-43 MAAMF with MCP
GROSS AREA:
1,356,022 S.F., 30.13 ACRES
NET AREA
1,188,602 S.F., 27.29 ACRES
PROPOSED DEVELOPMENT(THIS PLAN):
•
BUILDING HEIGHT:
MAX HEIGHT = 45'
•
BUILDING AREA UNDER-ROOF:
212,212 S.F.
•
SITE COVERAGE
212,212 SF / 1,18602 SF = 17.9%
REQUEST:
MILITARY COMPATIBILITY PERMIT TO ALLOW MANUFACTURING AND WAREHOUSING FOR
STEEL FABRICATION
DEVELOPMENT STANDARDS (SEE TABLE):
SCHOOL DISTRICT:
DYSART UNIFIED SCHOOL DISTRICT
UTILITY COMMITTMENTS:
WATER:
DOMESTIC WATER SYSTEM
WASTEWATER:
SEPTIC SYSTEM
FIRE:
NORTH COUNTY FIRE DISTRICT
POLICE:
MARICOPA COUNTY SHERIFFS OFFICE
PARKING:
ADMINISTRATIVE OFFICE:
191.8 (47,948/250)
WAREHOUSE AND PRODUCTION:
141.2 (127,045/900)
TOTAL REQUIRED PARKING:
334 STALLS
ADA PARKING REQUIRED = (5% x 334)
17 STALLS
ADA PARKING PROVIDED:
17 STALLS
ADMINISTRATIVE
WAREHOUSE AND
PRODUCTION
BLDG G
BLDG H
BLDG J
BLDG B
BLDG A
BLDG D
BLDG F
BLDG E
EXIST.
BLDG C
BLDG I
RESTROOMS
R.O.W.
55' - 0"
R.O.W.
55' - 0"
N. 195TH AVE.
W. JOMAX RD.
VEHICULAR ENTRY
GATE W/ KNOX BOX
195TH AVE S.B.
20' - 0"
JOMAX S.B.
20' - 0"
PARTS/MISC/RAIL/MAIN
45' MAX HEIGHT
PERIMETR S.B.
20' - 0"
89° 11' 15"
856.43'
S
E
0° 03' 59"
946.07'
N
W
0° 03' 59"
935.84'
S
E
89° 53' 43"
1264.89'
S
W
0° 03' 59"
949.05'
S
E
0° 03' 59"
942.00'
S
E
4
2
ON SITE
RETENTION
70 NOISE CONTOUR
549' - 9"
386' - 1"
ENTRANCE
PERIMETER S.B.
20' - 0"
PERMANENT SITE FENCE
TYP.
STABILIZED DG
FIRE TRUCK ACCESS ROAD
STABILIZED DG
TRUCK HAMMERHEAD
PERMANENT
SITE FENCE TYP.
8' METAL PANEL
OPAQUE
ON SITE
RETENTION
BLDG G
BLDG D
30' - 0"
TRANSFORMER
PEDESTRIAN
BRIDGE ADA
PEDESTRIAN
BRIDGE
ON SITE
RETENTION
ON SITE
RETENTION
2-STORY
2-STORY
condensers
ROLLING GATE
BLDG B
2-STORY
REFUSE
ROLLING GATE
BLDG H
BLDG A
2-STORY
BLDG J
2-STORY
8' - 0"
FIRE WATER SUPPLY TANK
0"
30' - 0"
18' - 0"
NEW WELL
DOMESTIC
WATER TANKS
DOMESTIC PRESSURE
TANK
PUMP YARD WITH
ELECTRICAL SUB-PANEL
REFUSE
BLDG C
BLDG E
BLDG F
6' - 0"
166' - 0"
60' - 0"
44' - 8"
45' - 0"
18' - 0"
60' - 0"
140' - 10 1/2"
166' - 0"
BLDG I
RESTROOMS
161' - 9"
260' - 3 1/2"
230' - 8"
140' - 3"
30' - 0"
40' - 0"
170' - 3"
176' - 6 1/2"
260' - 3"
149' - 8"
140' - 3 1/2"
30' - 0"
422' - 9"
339' - 11 1/2"
82' - 0 1/2"
74' - 7 1/2"
112' - 8 1/2"
141' - 8 1/2"
100' - 11 1/2"
136' - 9"
83' - 2"
241' - 8 1/2"
32' - 5"
80' - 5"
155' - 6"
92' - 9 1/2"
110' - 11 1/2"
139' - 4"
SEPTIC FOR
BLDGS F AND G
SEPTIC FOR
BLDGS H & I
SEPTIC FOR
BLDGS B AND J
SEPTIC FOR
BLDG A
STABILIZED DG
YARD
STABILIZED DG
YARD
STABILIZED DG
YARD
DG GROUND COVER
DG GROUND COVER
ON SITE
RETENTION
ON SITE
RETENTION
ON SITE
RETENTION
ON SITE
RETENTION
ASPHALT
PAVING
ASPHALT
PAVING
ASPHALT
PAVING
ASPHALT
PAVING
SVT 25' X 25'
SVT 25' X 25'
SVT 25' X 25'
A1.2
3
SEPTIC FOR
BLDGS D AND E
STABILIZED DG
PARKING SPACES
CONCRETE APPROACH
TO TRASH ENCLOSURE
230' - 0"
REFUSE W/ GRAVEL
APPROACH
REFUSE W/ GRAVEL
APPROACH
FIRE WATER DISTRIBUTION
PUMP ON CONC. SLAB
A1.4
1
N. 195TH AVE.
ACCESS AISLE STRIPING
PAINTED WITH APPROVED
CONTRASTING COLOR.
CONCRETE
PARKING STOP
PARKING AISLE STRIPING
PAINTED WITH APPROVED
CONTRASTING COLOR.
SURFACE SLOPE OF
PARKING AND ACCESS
AISLE NOT TO EXVEED
1:50 IN ALL DIRECTIONS
4' - 0"
EQ
EQ
4' - 0"
5' - 0"
12' - 0"
9' - 0"
18' - 0" LENGTH
INTERNATIONAL SYMBOL
OF ACCESSIBILITY
PAINTED WITH APPROVED
CONTRASTING COLOR
2' - 6"
6' - 0"
1" = 50'-0"
2
Site Plan - Phase 2
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This drawing is the property of Synectic Design Incorporated, 1111 W University Dr, Suite #104, Tempe Az, 85281, 480.948.9766. This drawing is limited to the original use for which it was prepared. Changes, reproductions, or assigning to any third party of this drawing for any other use is not permited without written consent of Synectic Design Incorporated. C 2019
S Y N E C T I C
D E S I G N
1111 W. University Drive
Suite #104,
Tempe, AZ 85281
t:480.948.9766
f:480.948.9211
Phase:
Drawn By:
Reviewed By:
SDI Project No:
Date:
Sheet:
REVISIONS
EXPIRES 12/31/2025
1/8/2026 9:08:28 AM
Autodesk Docs://4423 ATM Wittman Campus/4423 Wittman Campus 360.rvt
ALL THINGS METAL
26250 N. 195TH AVE.
WITTMANN, AZ 85361
CD
AS/KL
DH
4423
01/08/2026
ARCHITECTURAL SITE
PLAN - PH2
A1.2
12/09/2025
north
0
100
50
PARKING PROVIDED - PHASE 2
TYPE OF SPACE
# OF SPACES
ADA Space
8
ADA Space
9
Covered Parking Space
99
Parallel
4
Truck Parking Space
2
Uncovered Parking Space
212
TOTAL
334
2 2024-10-22 MCP Comments
4 2024-12-10 MCP Site Comments
3/16" = 1'-0"
3
TYP. PARKING STALL
AREAS - PHASE 2
TYPE
AREA
Comments
BLDG A
ADMINISTRATIVE
12337 SF
BLDG A
BLDG B
ADMINISTRATIVE
4252 SF
BLDG B
WAREHOUSE AND PRODUCTION
9956 SF
BLDG B
BLDG C
WAREHOUSE AND PRODUCTION
773 SF
BLDG C
WAREHOUSE AND PRODUCTION
1152 SF
BLDG C
WAREHOUSE AND PRODUCTION
1243 SF
BLDG C
WAREHOUSE AND PRODUCTION
34051 SF
BLDG C
BLDG D
ADMINISTRATIVE
6933 SF
BLDG D
WAREHOUSE AND PRODUCTION
36400 SF
BLDG D
BLDG E
WAREHOUSE AND PRODUCTION
9960 SF
BLDG E
BLDG F
WAREHOUSE AND PRODUCTION
9960 SF
BLDG F
BLDG G
ADMINISTRATIVE
6933 SF
BLDG G
WAREHOUSE AND PRODUCTION
36400 SF
BLDG G
BLDG H
ADMINISTRATIVE
2993 SF
BLDG H
WAREHOUSE AND PRODUCTION
8092 SF
BLDG H
BLDG J
ADMINISTRATIVE
14500 SF
BLDG J
WAREHOUSE AND PRODUCTION
16277 SF
BLDG J
212212 SF
PLAN OF DEVELOPMENT
APPLICATION
for
ALL THINGS METAL
PHASE 2 - POD
located at the
SWC of 195th AVE & W JOMAX ROAD
Wittman, Arizona
September 26, 2025
Revised January 9, 2026
Prepared For:
ALL THINGS METAL – TIM ROCK
Prepared By:
GILMORE PLANNING & LANDSCAPE ARCHITECTURE
In association with
SYNECTIC DESIGN, NORRIS DESIGN, and
AMENT ENGINEERING & SURVEYING
ALL THINGS METAL- Phase 2
Plan of Development Narrative
January 9, 2026
GILMORE
PLANNING & LANDSCAPE ARCHITECTURE
Table of Contents
1.
Project Team
1
2.
Purpose of Request
2
3.
Description of Proposal
2
4.
Relationship to Surrounding Properties
3
5.
Location, Accessibility, Circulation
3
6.
Development Schedule
4
7.
Grading & Drainage
4
8.
Development Plan
4
9.
Public Utilities and Services
4
Table of Exhibits
1.
Aerial Location Map
2.
Context Plan – PlanNet Land Use & Noise Contours
3.
UCCD Determination – UC250011
4.
Master Site Plan
5.
Employee Amenity Park Site Plan
6.
Building Elevations
7.
Preliminary Grading & Drainage Plan
ALL THINGS METAL- Phase 2
Plan of Development Narrative
PD250039
Revised – January 9, 2026
Page 1
GILMORE
PLANNING & LANDSCAPE ARCHITECTURE
1.
Project Team
Property Owner:
Industrial Steel Ranch, LLC
Timothy Rock
23724 N Central Ave, Phoenix, AZ 85024
(623) 582-3900/ TimothyR@ATMphx.com
Owner / Operator
All Things Metal
Timothy Rock
23724 N Central Ave, Phoenix, AZ 85024
(623) 582-3900/ TimothyR@ATMphx.com
Project Location
SWC 195tth Ave & W. Jomax Road
Parcel Nos (3):
503-79-003U, 503-79-003W, and 503-79-003X
Project Ownership Area:
27.3. Acres
Design Team
Land Planner / Applicant
Jack Gilmore, LA
Gilmore Planning & Landscape Architecture
2211 N. Seventh Street, Phoenix, AZ 85006
(602) 266-5622 / jgilmore@getgilmore.com
Project Landscape Architect
Mary Estes, LA
Norris Design
901 E Madison ST, Phoenix, AZ 85034
602-254-9600 / mestes@norris-design.com>
Project Architect
David Hamblen, AIA / Kristen Luciano
Synectic Design Inc.
1111 W University Ste 104, Tempe, AZ 85281
480-948-9766 / dhamblen@sdiaz.us
Civil Engineer
Matt Ament, RLS & Kameron Tobin, PE
Ament Engineering & Surveying
18206 N 19th Ave, Ste 2B, Phoenix, AZ 85023
(480) 656-0191 / kamerontobin@amentpro.com
Traffic Engineer
Paul Guzek, PE
Lee Engineering
2944 N. 44th St, Ste 250, Phoenix, AZ 85018
(602) 955-7206 / pguzek@lee-eng.com
ALL THINGS METAL- Phase 2
Plan of Development Narrative
PD250039
Revised – January 9, 2026
Page 2
GILMORE
PLANNING & LANDSCAPE ARCHITECTURE
2.
Purpose of Request
On behalf of Industrial Steel Ranch LLC (property owner), and All Things Metal,
(owner/operator), Gilmore Planning & Landscape Architecture (Applicant) respectfully
submits for consideration this Plan of Development (POD) for the full buildout of the
27.3-acre property, referenced here as Phase 2. The Maricopa County Board of
Supervisors approved MCP240002 on April 9, 2025, which included the first phase of
site development. All Things Metal (ATM) is located at the southwest corner of 195th
Ave and W. Jomax Road in the unincorporated area of Maricopa County. Please refer
to the attached Exhibit 1 – Aerial Location Map for the location of this subject property.
The County Assessor identifies these three parcels as: 503-79-003U, 503-79-003W, and
5003-79-003X. This property is located approximately 2 miles due east of Luke AFB’s
Auxiliary Field and within the 70DNL noise contour and the APZ 2 designated boundary
as illustrated on Exhibit 2 – Context Plan. Luke AFB issued their initial support for ATM
with UC2024004. A separate UCCD application (UC250011) was filed on June 25, 2025
for a 1.2-acre employee amenity park to be included with this Phase 2. Luke AFB
prepared an updated statement of support for UC250011 on August 28, 2025, and
confirmed by the County Planning Dept on September 2, 2025. Please refer to Exhibit 3
– UC250011 that confirms the approved Amenity Park.
3.
Description of Proposal
Similar to Phase 1, the primary use will be manufacturing and warehousing for steel
fabrication producing a variety of steel components used in the construction industry. In
addition to the onsite production of steel components, facilities will include secured/
fenced open storage of stockpiled steel and finished steel products stored on-site prior to
shipping. Building ‘C’ and the initial site access and storage areas were included in
Phase 1. This Phase 2 is intended to locate eight (8) additional buildings and the
Employee Amenity Park per Exhibits 4 and 5. The anticipated progression for
construction will include Buildings ‘B’, ‘E’, and the installation of off-sites along 195th Ave
and W Jomax Road. Please refer to Exhibit 6 – Building Elevations, for the architectural
character. The private access drive along the west property line will also be included.
The remaining buildings and the Employee Amenity Space will follow as the market
responds to the increased production. Steel fabrication will occur within buildings and/or
under canopy structures in accordance with the UCCD determinations.
The interior lot lines that define the existing three parcels may be combined and/or
realigned as required to satisfy the fire flow requirements for a Public Water System.
The parcels may need to remain or be realigned to preserve the ability to install
additional wells since this project site is not within a CC&N with an assured water supply.
The additional wells will be required to achieve fire suppression recharge rates.
The existing zoning is for a Military Compatibility Permit (MCP240002) that was
approved by the BOS on April 9, 2025 that also approved the Phase 1 POD, which
included 12.5 acres or approximately 46% of the net project area. This POD for Phase 2
ALL THINGS METAL- Phase 2
Plan of Development Narrative
PD250039
Revised – January 9, 2026
Page 3
GILMORE
PLANNING & LANDSCAPE ARCHITECTURE
includes the balance of the property, approximately14.8 acres (see attached Phasing
Plan that defines these boundaries).
4.
Relationship to Surrounding Land Uses
North: The north side of the subject property is defined by W. Jomax Road, a section
line arterial. 195th Ave north of Jomax Rd extends north to W Patton Road and is offset
approximately 900’ west of the east property line. 195th Ave continues south from W
Jomax Road one mile to Happy Valley Road.
North of Jomax Rd and east of 195th Ave, the area is all zoned RU-43 MAAMF and
impacted by the 70DNL contour and the APZ 2 boundary. The predominant existing
land use is low density residential ranchettes on lots ranging from 2-8 acres. The area
west of 195th Ave is Arizona State Trust Land.
East: The east side fronts onto 195th Ave that terminates at W Jomax Road and extends
south to Happy Valley Road. East of 195th Ave is State Trust Land that was formerly
leased for a racetrack operation
South: Immediately south is vacant land intended for the Jomax Storage Facility
(MCP2022002) a 32-acre Boat and RV Storage project, that has since lapsed. The
existing zoning is RU-43 MAAMF.
West: The land area immediately west is comprised of three 5-acre parcels all zoned
RU-43 MAAMF. These parcels were recently acquired by Industrial Steel Ranch LLC to
increase the steel production and open storage of finished material. A UCCD application
has been filed and supported by Luke AFB. A Pre-App Meeting occurred on July 22,
2025 (PA250120) in preparation of a MCP Application that will be filed for a MCP without
a POD for the 15 acres.
5.
Location / Accessibility / Circulation
195th Ave and W Jomax Road are both section line arterials that are designated as
minor arterials requiring 55’ adjacent half street rights-of-way (ROW). Phase 1
completed these ROW dedications. These arterials extend north to W Patton Road,
east to Grand Ave/US60, and south to Happy Valley Road. Phase 1 completed the
installation of the access drive off 195th Ave. Phase 2 will complete the installation of the
off-sites along both 195th Ave, W Jomax Road, and the private southbound drive at the
northwest corner off W Jomax Road. A Traffic Impact Study for this Phase 2 POD
addresses the traffic generation and the installation of off-sites for these arterial
frontages.
Vehicular circulation for employees will be directed primarily to driveways off W Jomax
Road that lead to a central parking lot. Production traffic and vendors will be directed to
the single access off 195th that extends through the property to the northwest corner
along a private drive that intersects with W Jomax Rd. Please refer to Exhibit 4 –
Master Site Plan that illustrates the on-site circulation.
ALL THINGS METAL- Phase 2
Plan of Development Narrative
PD250039
Revised – January 9, 2026
Page 4
GILMORE
PLANNING & LANDSCAPE ARCHITECTURE
6.
Development Schedule
The ATM is seeking POD approval for the complete buildout of this 27.3 acres. Building
‘C’ is under construction as approved with Phase 1. Buildings ‘B’, and ‘E’, the interior
circulation, and a portion of the central parking lot represent the scope of the next permit
submittal. The remaining buildings will follow at a later date with the understanding that
compliance with this site plan and BOS conditions of approval can avoid subsequent
POD applications.
7.
Grading & Drainage
Considering the effort to resolve Phase 1, our project team understands the necessity to
separate historic flow from on-site retention. This Phase 2 Site Plan reflects the Phase 1
drainage solution and develops the site plan to maintain the separation flows through the
property. A Preliminary Drainage Report for this Phase 2 has been prepared and
included as a separate report. Preliminary Grading and Drainage Plans are included as
Exhibit 7.
8.
Development Plan
A Preliminary Site Plan for Phase 2 has been prepared and submitted with this Phase 2
POD that illustrates the full site buildout. Phase 1 included Building ‘C’ and associated
site circulation and parking for 20 employees with access limited to 195th Ave. Phase 2
will initially construct Buildings ‘A’, ‘B’, ‘E’ and the Company Park. Pad sites will be
graded for Buildings ‘D’, ‘F’ and ‘H’ and dust proofed. All of the illustrated parking will be
installed with this Phase 2 as well. A Public Water System will be designed for both
domestic and fire services.
9.
Project Utilities & Community Services
Water: On-site well(s). This Phase 2 will require a Public Water System. That analysis
has already started, which will require storage tanks and a pump station to satisfy the
fire flow requirements.
Wastewater: Septic systems.
Power: APS
CATV: Cox
School District: Nadaburg Unified School District
Fire: Arizona Fire & Medical Authority
Police: Maricopa County Sheriff’s Office
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:
March 06, 2026
Memo To: Darren Gerard, AICP, Planning Manager, Department of Planning &
Development
Attn:
Andrew Lorentzen , Planner, Planning & Development Services
cc:
Bob Fedorka, PE, Engineering Manager, Planning & Development
From:
James Philbin, PE, Plans Examiner Engineer, Planning & Development
Subject:
PD250039 – All Things Metal phase 2
APN(s):
503-79-003X, W, U
Engineering Review has reviewed the third plan and report routed for review on
02/24/2026, for the subject application and has no objections subject to the following
conditions:
The following stipulations will apply:
1. Engineering review of planning and/or zoning cases is for conceptual design
only. All development and engineering design shall be in conformance with
Section 1205 of the Maricopa County Zoning Ordinance; Drainage Policies and
Standards; Floodplain Regulations for Maricopa County; MCDOT Roadway
Design Manual; and current engineering policies, standards and best practices
at the time of application for construction.
2. Based on the conceptual design nature of the information submitted, changes
to the site layout may be necessitated by the final engineering design of the
site’s drainage infrastructure.
3. Detailed Grading and Drainage (Site Infrastructure) Plans must be submitted
with the application for Building Permits
4. The entire site and adjacent half-streets’ runoff shall be retained onsite. If
portions of adjacent right-of-way are controlled by other jurisdictions, the
adjacent half-streets’ runoff shall be retained unless separately addressed by
the other jurisdictions.
5. 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.
6. Sufficient retention volume shall be provided onsite to retain the required 100-
year, 2-hour runoff from all contributing areas. Retention basins with
stormwater depths exceeding one foot shall provide one foot of freeboard.
Page 2 of 2
7. Offsite flows crossing Jomax Road will need to be analyzed at final design for
conformance to county standards. Additional roadway edge protection may be
required at this crossing.
8. All retention basins shall drain within 36 hours per County requirements.
All Things Metal Phase 2 Development
Traffic Impact Study
Jomax Rd & 195th Ave
Lee Engineering
PD250039
Plans Sealed By
Paul Guzek, PE
Laxmikanth Narwa, PE
Laxmikanth.Narwa@maricopa.gov / 602-506-8677
Reviewer
Review No.
Date
Item No.
Page No.
Review Comment
Code
Consultant Comment
Discipline
Consultant
Signature
Date
The All Things Metal Phase 2 development is located at the SWC of Jomax Rd and 195th Ave in unincorporated Maricopa County. The site consists of three parcels (APNs 503-79-003U, -
003W, and -003X) of vacant land and is proposed as an industrial metal fabrication, manufacturing, and warehousing facility. The project is planned in two phases with three parcels totaling
27.3 net acres n area. MCDOT previously approved Building C as part of Phase 1 development under MCDOT File No. MCP240002. The proposed development is projected to generate over
1,031 total daily trips, 122 AM peak hour trips and 152 PM peak-hour trips. The total site will be served by three (3) full-access driveways and one right-in-right-out driveway.
Traffic Engineering Review Comment Sheet
Project Name
Location
MCDOT File No.
MCDOT Engineer
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
Laxmikanth Narwa
4
4/15/2026
1
General
The latest TIS Submittal, dated April 2026, is submitted to update the study report to incorporate all comment resolution
notes along with previous review comments. See attached Addendum Letter prepared to address the outstanding traffic-
related items discussing the items agreed between MCDOT Traffic Branch and the applicant. All the previous review comments
have been addressed as attached. Therefore, MCDOT has no further review comments on this TIS.
Laxmikanth Narwa
4
4/15/2026
2
General
Approval of TIS does not constitute approval of other departments, R/W limits or geometric layout of Site Plan details.
This Traffic Impact Study is Approved
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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 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.
If the wastewater flow exceeds 24,000 gpd or if an activated sludge treatment process is to
be used, then a wastewater treatment plant may be required.
•
Additionally, an Individual Permit through the Arizona Department of
Environmental Quality (ADEQ) may be required.
•
Please contact the Water/Wastewater Treatment Program at (602) 372-2861 or
email treatmentplantprogram@maricopa.gov for additional information.
For Onsite Wastewater related questions, please contact the Onsite Program at (602) 506-
6666 or by email at septicquestions@maricopa.gov.
Project Name: All Things Metal
Primary Contact Name: Jack Gilmore
Planning Application Type: Plan of
Development
APN(s): 503-79-003X, 503-79-003U, 503-
79-003W
Reviewer: Joseph Churby, P.E.
Email: Joseph.Churby@maricopa.gov
Phone: 602-372-2754
Planner Name: Andrew Lorentzen
Planning Case #: PD250039
Date: October 27, 2025
Water and Waste Management Division
Page | 2
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).
•
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.
Subdivision Infrastructure and Planning –
An Approval to Construct application is required and must be submitted to MCESD’s
Subdivision & Infrastructure Program for water, reclaimed water and/or wastewater system
infrastructure.
For subdivision related questions, please contact the Subdivision and Infrastructure
Program at (602) 506-1058 or email subdivision@maricopa.gov.
Water/Wastewater Treatment –
An Approval to Construct application is required to be submitted to the Water/Wastewater
Treatment Program for all water treatment facilities.
For treatment related questions, please contact the Water/Wastewater Treatment Program
at (602) 372-2861 or email treatmentplantprogram@maricopa.gov.
Page | 3
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.
This Message Is From an External Sender
This message came from outside your organization. Please use caution when corresponding outside the
county.
From:
Rachel Applegate (PND)
To:
Jack Gilmore
Cc:
Rachel Applegate (PND)
Subject:
FW: UC250011 - Revised Site Plan - Compatible Determination
Date:
Tuesday, September 2, 2025 7:46:45 AM
Attachments:
image001.png
250821-ATM-EMPLOYEE REST AMENITIES.pdf
Morning Jack,
We received Luke’s re-evaluation on All Things Metal UC250011 and they made a determination that the
updated plan is compatible and consistent with the high noise accident potential zone of the airport.
Consistent with this determination, Maricopa County is able to make a similar determination of
compatibility and consistency for the specified land uses, thus you may proceed with the required Military
Compatibility Permit process. However, please note that this determination only applies to the land uses,
terms, conditions and restrictions from Luke Air Force Base. Further, any other land uses on the subject
parcels may require additional use compatibility and consistency determinations.
Thank you,
Rachel Applegate
Planning Supervisor
Planning & Development
301 W. Jefferson St. Suite 170 Phoenix, AZ 85003
O: 602-372-0318
[ Maricopa.Gov ]
Facebook | Instagram | Twitter | YouTube | LinkedIn
Maricopa County is developing the Framework 2040 Comprehensive Plan – a document which guides growth and
development for the next decade and beyond. Visit Framework 2040 to learn how to participate, attend meetings and be
heard!
Additionally, the Maricopa County Zoning Ordinance is being updated. Visit MCZO Update to learn more and comment on
changes to the ordinance.
From: JAMES, MARK C CIV USAF AETC 56 FW/CVE <mark.james.14@us.af.mil>
Sent: Thursday, August 28, 2025 11:05 AM
To: Rachel Applegate (PND) <Rachel.Applegate@Maricopa.Gov>
Cc: BINKLEY, ERIC S CIV USAF AETC 56 FW/CVE <eric.binkley@us.af.mil>; GERARDI, CHRISTINE L CIV
USAF AETC 56 FW/CVE <christine.gerardi@us.af.mil>
Subject: RE: UC250011 - Revised Site Plan
Hi Rachel, Thank you for sending over to review. Luke AFB considers the attached site plan for the All Things Metal project to be compatible and consistent with the high noise and accident potential of a military airport. Thank you again, Mark
ZjQcmQRYFpfptBannerStart
ZjQcmQRYFpfptBannerEnd
Hi Rachel,
Thank you for sending over to review. Luke AFB considers the attached site plan for
the All Things Metal project to be compatible and consistent with the high noise and
accident potential of a military airport.
Thank you again,
Mark
Mark James
Interim Director, Community Initiatives Team
56th Fighter Wing, Luke AFB, AZ
623-856-6169
From: Rachel Applegate (PND) <Rachel.Applegate@Maricopa.Gov>
Sent: Thursday, August 28, 2025 9:22 AM
To: 56 FW/CIT Community Initiative <56FW.CIT.CommunityInitiative@us.af.mil>; JAMES, MARK C CIV
USAF AETC 56 FW/CVE <mark.james.14@us.af.mil>
Cc: Rachel Applegate (PND) <Rachel.Applegate@Maricopa.Gov>
Subject: [Non-DoD Source] UC250011 - Revised Site Plan
Morning Mark,
Attached is a revised site plan for All Things Metal – UC250011, which removed the
amphitheater from the company park. On initial review, Luke was okay with the use, but the
County had concerns with the use and made a determination that the request was ‘non-
compatible’.
Could you please evaluate the revised plan and let me know Luke’s position on the amended
site plan.
Thank you,
Rachel Applegate
Planning Supervisor
Planning & Development
301 W. Jefferson St. Suite 170 Phoenix, AZ 85003
O: 602-372-0318
[ Maricopa.Gov ]
Facebook | Instagram | Twitter | YouTube | LinkedIn
Maricopa County is developing the Framework 2040 Comprehensive Plan – a document which guides growth and
development for the next decade and beyond. Visit Framework 2040 to learn how to participate, attend meetings and be
heard!
Additionally, the Maricopa County Zoning Ordinance is being updated. Visit MCZO Update to learn more and comment on
changes to the ordinance.