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November 4, 2020
Z2017085
Page 1 of 3
Report to the Board of Supervisors
Prepared by the Maricopa County Planning and Development Department
Board Hearing Date:
November 4, 2020
Case #/Title:
Z2017085 - Johnson Stewart Materials
Supervisor District:
1
Applicant/Owner:
Gammage & Burnham PLC / Johnson Stewart Materials
Request:
Rezoning from Rural-43 and IND-3 IUPD to IND-3 IUPD
Site Location:
Generally located 845’ southwest of the southwest corner of
Loop 202 and Alma School Rd. in the Mesa area
Site Size:
Approx. 22 acres
County Island Status:
Yes (Mesa)
Additional
Comments:
Staff is supportive of the zone change to IND-3 IUPD which will
aid in resolving the violation on the property for existing uses.
Due to the timelines established with the compliance
agreement, staff has included a condition for the applicant
to obtain permits for the existing as-built canopies by March
31, 2021. There is no known opposition to the zone change
application.
Commission
Recommendation:
On 10/8/20, the Commission voted 6-0 to recommend
approval of Z2017085 subject to conditions ‘a’ – ‘i’:
a.
Development of the site shall be in substantial conformance with the Zoning Exhibit
entitled “Johnson Stewart Materials Plan of Development”, consisting of 3 full-size
sheets, dated revised May 13, 2020, and stamped received August 7, 2020, except
as modified by the following conditions. Within 30 days of Board of Supervisors
approval, the applicant shall provide Planning and Development with an
updated site plan with the IUPD standards.
b.
Development of the site shall be in substantial conformance with the Narrative
Report entitled “Johnson Stewart Materials”, consisting of 12 pages, dated revised
August 20, 2020, and stamped received August 21, 2020, except as modified by
the following conditions.
c.
The following Planning Engineering conditions shall apply:
November 4, 2020
Z2017085
Page 2 of 3
1.
The submitted plan shows extensive grading within ADOT right-of-way. A
permit or other written approval from ADOT must be provided prior to
building permit approval.
2.
Prior to building permit approval, evidence of City of Mesa approval of the
proposed fill over the reclaimed water line must be provided.
3.
The site is located in a Special Flood Hazard Area (FEMA Floodplain Zone
A). A floodplain use permit will be required for storage of materials in the
floodplain, unless previously addressed as part of a Sand and Gravel Permit
issued by the Flood Control District.
4.
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.
5.
Engineering review of planning and/or zoning cases is for conceptual
design only and does not represent final design approval nor shall it entitle
applicants to future designs that are not in conformance with Section 1205
of the Maricopa County Zoning Ordinance and Drainage Policies and
Standards; Floodplain Regulations for Maricopa County; and the MCDOT
Roadway Design Manual.
6.
Detailed Grading and Drainage Plans showing the new site improvements
must be submitted for the acquisition of building permits.
d.
The following IND-3 IUPD zoning district standards shall apply:
1.
Front Yard (along eastern property line of 001B & 014): 0’
2.
Side Yard (along southern zoning boundary of 003J & 001B): 0’
3.
Parking Spaces: Standard parking and ADA parking provided at
administration parcels on 135-06-003M & 003L.
4.
Screening: Solid masonry or similar-type opaque wall not less than 6-feet in
height shall be provided along, adjacent to, or within the Front Yard (Alma
School Rd. parcel 135-06-003J). Screening adjacent to all other property
lines shall not be required.
e.
The owner shall obtain as-builts permits on all existing unpermitted canopies
identified as Structures A, B, D, E, F and G as shown on the site plan dated revised
May 13, 2020. The owner shall obtain a final status on the as-built permits by March
31, 2021 deadline date as established in the associated Compliance Agreement.
f.
The zone change IUPD overlay is applied to restrict the use of the site. Until such
time as the site is served by sewer, uses on the site shall only be those acceptable
to the Maricopa County Environmental Services Department (MCESD) that can
be accommodated by septic systems. A public water system and public sewer
November 4, 2020
Z2017085
Page 3 of 3
system shall be required prior to establishment of any non-residential use that
requires such.
g.
Noncompliance with any Maricopa County Regulation shall be grounds for
initiating a revocation of this Zone Change as set forth in the Maricopa County
Zoning Ordinance.
h.
The property owner/s and their successors waive claim for diminution in value if
the County takes action to rescind approval due to noncompliance with
conditions.
i.
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 shall revert to the zoning that existed on the date
of application. It is, therefore, stipulated and agreed that either revocation due
to the failure to comply with any conditions, does not reduce any rights that
existed on the date of application to use, divide, sell or possess the property and
that there would be no diminution in value of the property from the value it held
on the date of application due to such revocation of the Zone Change. The Zone
Change enhances the value of the property above its value as of the date the
Zone Change is granted and reverting to the prior zoning results in the same value
of the property as if the Zone Change had never been granted.
Presented by:
Rachel Applegate, Senior Planner
Reviewed by:
Darren Gerard, AICP, Deputy Director
Attachment:
10/8/20 P&Z Packet (30 pages)
Note:
10/8/20 Draft P&Z Minutes are not available as of the writing of this report, but can
be provided upon request later when available.
Z2017085
Page 1 of 9
Report to the Planning and Zoning Commission
Prepared by the Maricopa County Planning and Development Department
Case:
Z2017085 - Johnson Stewart Materials
Hearing Date:
October 8, 2020
Supervisor District:
1
Applicant:
Gammage & Burnham PLC
Owner:
Johnson Stewart Materials
Request:
Rezoning from Rural-43 and IND-3 IUPD to IND-3 IUPD
Site Location:
Generally located 845’ southwest of the southwest corner of Loop
202 and Alma School Rd. in the Mesa area
Site Size:
Approx. 22 acres
Density:
N/A
County Island:
Yes (Mesa)
County Plan:
Vision 2030 Comprehensive Plan – Rural Development Area (0-1
d.u./ac.)
Municipal Plan:
City of Mesa – Mixed Use Activity District
Municipal Comments:
None received to date
Support/Opposition:
None known
Recommendation:
Approve with conditions
Z2017085
Page 2 of 9
Project Summary:
1.
The request is for a zone change from Rural-43 and IND-3 IUPD to IND-3 IUPD on
approximately 22 acres. The site is generally located 845’ southwest of the southwest
corner of Loop 202 and Alma School Rd. in the Mesa area. The applicant is proposing to
rezone 22 acres of an approximately 140 acre site that is currently utilized for mining
operations to obtain entitlement for continued operation of outdoor construction storage
yards. The parcels will not be consolidated into a single parcel with the IND-3 IUPD zoning,
a legal description will identify the zoning boundaries within the existing parcels. There is
a small portion of the eastern parcel that has existing IND-3 IUPD zoning from 1980 (Z80-
109), but in an effort to establish the property as a single IND-3 IUPD zoning district, the
applicant is requesting to modify the existing zoning.
2.
The applicant worked with the Arizona Department of Transportation (ADOT) to obtain
excess land from the Loop 202 to include within this zone change request. The existing
uses on the property include outdoor storage, construction equipment, tractor trailers,
loaders, bulldozers and similar construction equipment. The site also allows for storage of
non-hazardous construction materials that include brick, concrete, and masonry. The site
is secured with a 6’ (h) block wall and chain link fencing. Currently the outdoor storage is
primarily on the western half of the site, with the possibility of expansion to the eastern
region of the site.
3.
The site is setup as rental bays which are leased out to various construction companies,
and contractors. Each bay is setup using concrete dividers that allows expansion or
reconfiguration of storage spaces. The bays are surfaced with decomposed granite or
asphalt millings. The applicant is requesting that any future reconfiguration of bays with
concrete barriers be allowed without requiring an amended Plan of Development. This is
reasonable as the interior changes would have no foreseeable external impact.
4.
Seven covered canopies are existing on site and are utilized with the various outdoor
bays. Staff notes, there are no permits for the existing structures. The owner will need to
file for as-builts permits after zone change approval. The exception is canopy C which is
below the 200 sq. ft. size requirement, which only needs zoning clearance. Shown below
is table with the sq. ft. and approximate dimensions of each existing canopy structure.
Canopy
Sq. Ft.
Dimensions
Timeline of construction – canopies
showing up on aerial photographs
A
1,069
46’ x 30’
9/17 – 11/17
B
1,356
49’ x 29’
9/17 – 11/17
C
125
15’ x 8’
9/17 – 11/17
D
583
30’ x 20’
9/13 – 11/13
E
542
42’ x 13.5’
9/13 – 11/13
F
379
20’x 20’
9/17 – 11/17
G
662
25’ x 25’
9/17 – 11/17
5.
The facility is accessible seven days a week from dawn to dusk, with adjustments for
modified hours due to various seasons. The Johnson Stewart Materials office is located
directly to the northeast of the site within Mesa jurisdiction. The office manages and
supervises all lessee activity and traffic. There are no employees working the construction
storage facility; the employees for Johnson Stewart work on the property to the northeast
or at the mining region to the south. The site plan does not account for standard parking
Z2017085
Page 3 of 9
spaces or ADA spaces as these are provided on the parcels to the northeast with the
existing office operations. The facility does not have contractors working on site;, they
arrive to load/unload and leave the site.
6.
Access to the site is from a single decomposed granite driveway along Alma School Rd.
to the eastern region of the site. The site plan identifies a secondary one-way access to
the north adjacent to the office complex parcels. The applicant is not proposing any
improvements associated with the access driveway or screening. No lighting or signage
is proposed with this application. No phasing plan is proposed with this application, since
the uses are existing.
7.
There is no water or wastewater service provided for the site. The owner is not proposing
to bring any improvements associated with utilities to the property. Fire service is with
Rural Metro.
8.
The applicant is requesting variations to the IND-3 zoning district standards to include
reduced setbacks (due to not combining the lots into a single parcel) and to eliminate
screening adjacent to rural/residential boundaries. The IUPD table identifies modified
standards in bold from the base zoning district standards. The applicant notes in the
report directly to the south is existing mining operations and along the northern boundary
the site is bounded by State Route 202.
REGULATION
BASE ZONING DISTRICT
REGULATIONS (IND-3)
PROPOSED ZONING DISTRICT
REGULATIONS (IND-3 IUPD)
Height
40'
40’
Front Yard (along eastern
property line of 003J)
Front Yard (along eastern
property line of 001B and 014)
20' abutting major street,
section line
10’ abutting local streets
and
20' for parcel 135-06-003J
0’ for parcel 135-06-001B
Side Yard (along northern
property line of 003J)
Side Yard (along north
property line adjacent to
State Route 202 for 014)
Sie yard (along north property
line of 001B)
Side Yard (along south
property line of 014)
3'
3’
Side Yard (along southern
zoning boundary of 003J)
Side Yard (along southern
zoning boundary for 001B)
5' adjacent to
rural/residential zoning
district
0’
Rear Yard (along western
property lines of 003J, 001B
and 014)
0'
0’
Lot Area
6,000 sq. ft.
6,000 sq. ft.
Z2017085
Page 4 of 9
Lot Width
60'
60’
Lot Coverage
60%
60%
Parking Spaces
See parking regulations
Standard parking and ADA
parking provided at
administration parcels on 135-
06-003M & 003L
Screening
6' (h) solid masonry wall
required along and
adjacent to any side or
rear property line abutting
rural or residential zone
boundary.
A solid masonry or similar-type
opaque wall not less than 6-feet
in height shall be provided
along, adjacent to, or within the
Front Yard (Alma School Rd.
parcel 135-06-003J).
Screening adjacent to all other
property lines shall not be
required.
Landscaping
No requirement.
No requirement.
Lighting
MCZO Article 1112
MCZO Article 1112
9.
There is an existing code violation on the property for non-accessory vehicles and land
use without property zoning entitlement (V201500984). Staff notes the owner has entered
into a compliance agreement to bring the properties in compliance with MCZO with a
completion deadline date of March 31, 2021 to obtain entitlement and permits for
unpermitted construction.
10.
It should be noted that the applicant is proposing a site plan (required plan of
development, POD) and although the zone change is a legislative approval, the POD is
administratively approved. Therefore, POD approval is contingent upon rezoning
approval.
Aerial image of existing contractor storage uses and full parcel images with existing mining uses.
Z2017085
Page 5 of 9
Existing zoning on subject site.
Existing On-Site and Adjacent Zoning / Land Use:
11.
On-site:
Rural-43 and IND-3 IUPD / contractor’s storage yards
North:
GI (General Industrial) & LC (Limited Commercial) / Stewart Johnson
Materials (offices in Mesa jurisdiction)
South:
Rural-43 / Mining use
East:
Zoning / Land Use
West:
Zoning / Land Use
Z2017085
Page 6 of 9
Utilities and Services:
12.
Water:
City of Mesa (service will not be provided to rezone area)
Wastewater:
City of Mesa (service will not be provided to rezone area)
School District:
Mesa Unified School District
Fire:
Rural Metro
Police:
MCSO
Right-of-Way:
13.
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
Alma
School
Road
Varies from 55’ to 75’
No additional
dedication required
with this application.
Roadway within Mesa
jurisdiction
Adopted Plans:
14.
Vision 2030 Comprehensive Plan (adopted January 2016): The Comprehensive Plan
designates the site as Rural Development Area (0-1 d.u./ac.). Since the site is approx. 22
acres, the site is below the 40 acre threshold required to change the land use
designation.
15.
Mesa General Plan (adopted June 16, 2014): The General Plan identifies the site as ‘Mixed
Use Activity District’ which are areas of activity generally larger than 25 acres that serve
the larger community. Uses include retail areas, entertainment centers, offices and multi-
residential.
Public Participation Summary:
16.
The applicant complied with the Maricopa County Citizen Review Process with the
required posting of the site and notification by first class mail to adjacent property owners
within 300’ of the subject parcel and to interested parties. As of the date of this report,
neither the applicant nor staff has been notified of any objections from the general
public.
Outstanding Concerns from Reviewing Agencies:
17.
N/A.
Staff Analysis:
18.
Staff notes the rezoning portion will not include improvements for water or wastewater
due to the outdoor storage uses on the property with no employees or contractors
working on-site. The existing administrative offices located within the City of Mesa
jurisdiction to the northeast of the subject site is being served with Mesa sewer, on-site
well-water with access to Mesa water.
Z2017085
Page 7 of 9
19.
Staff is supportive of the zone change to IND-3 IUPD which will aid in resolving the violation
on the property for existing uses. Due to the timelines established with the compliance
agreement, staff has included a condition for the applicant to obtain permits for the
existing as-built canopies by March 31, 2021. The zone change was routed to the City of
Mesa for review and comment, but staff did not receive a response from the City. ADOT
provided a response with no comment on the zone change application. There are no
outstanding concerns from County agencies.
Recommendation:
20.
For the reasons outlined in this report, staff recommends the Commission motion for
Approval, subject to conditions ‘a’ – ‘i’.
a.
Development of the site shall be in substantial conformance with the Zoning Exhibit
entitled “Johnson Stewart Materials Plan of Development”, consisting of 3 full-size
sheets, dated revised May 13, 2020, and stamped received August 7, 2020, except
as modified by the following conditions. Within 30 days of Board of Supervisors
approval, the applicant shall provide Planning and Development with an
updated site plan with the IUPD standards.
b.
Development of the site shall be in substantial conformance with the Narrative
Report entitled “Johnson Stewart Materials”, consisting of 12 pages, dated revised
August 20, 2020, and stamped received August 21, 2020, except as modified by
the following conditions.
c.
The following Planning Engineering conditions shall apply:
1.
The submitted plan shows extensive grading within ADOT right-of-way. A
permit or other written approval from ADOT must be provided prior to
building permit approval.
2.
Prior to building permit approval, evidence of City of Mesa approval of the
proposed fill over the reclaimed water line must be provided.
3.
The site is located in a Special Flood Hazard Area (FEMA Floodplain Zone
A). A floodplain use permit will be required for storage of materials in the
floodplain, unless previously addressed as part of a Sand and Gravel Permit
issued by the Flood Control District.
4.
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.
5.
Engineering review of planning and/or zoning cases is for conceptual
design only and does not represent final design approval nor shall it entitle
applicants to future designs that are not in conformance with Section 1205
of the Maricopa County Zoning Ordinance and Drainage Policies and
Z2017085
Page 8 of 9
Standards; Floodplain Regulations for Maricopa County; and the MCDOT
Roadway Design Manual.
6.
Detailed Grading and Drainage Plans showing the new site improvements
must be submitted for the acquisition of building permits.
d.
The following IND-3 IUPD zoning district standards shall apply:
1.
Front Yard (along eastern property line of 001B & 014): 0’
2.
Side Yard (along southern zoning boundary of 003J & 001B): 0’
3.
Parking Spaces: Standard parking and ADA parking provided at
administration parcels on 135-06-003M & 003L.
4.
Screening: Solid masonry or similar-type opaque wall not less than 6-feet in
height shall be provided along, adjacent to, or within the Front Yard (Alma
School Rd. parcel 135-06-003J). Screening adjacent to all other property
lines shall not be required.
e.
The owner shall obtain as-builts permits on all existing unpermitted canopies
identified as Structures A, B, D, E, F and G as shown on the site plan dated revised
May 13, 2020. The owner shall obtain a final status on the as-built permits by March
31, 2021 deadline date as established in the associated Compliance Agreement.
f.
The zone change IUPD overlay is applied to restrict the use of the site. Until such
time as the site is served by sewer, uses on the site shall only be those acceptable
to the Maricopa County Environmental Services Department (MCESD) that can
be accommodated by septic systems. A public water system and public sewer
system shall be required prior to establishment of any non-residential use that
requires such.
g.
Noncompliance with any Maricopa County Regulation shall be grounds for
initiating a revocation of this Zone Change as set forth in the Maricopa County
Zoning Ordinance.
h.
The property owner/s and their successors waive claim for diminution in value if
the County takes action to rescind approval due to noncompliance with
conditions.
i.
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 shall revert to the zoning that existed on the date
of application. It is, therefore, stipulated and agreed that either revocation due
to the failure to comply with any conditions, does not reduce any rights that
existed on the date of application to use, divide, sell or possess the property and
that there would be no diminution in value of the property from the value it held
on the date of application due to such revocation of the Zone Change. The Zone
Z2017085
Page 9 of 9
Change enhances the value of the property above its value as of the date the
Zone Change is granted and reverting to the prior zoning results in the same value
of the property as if the Zone Change had never been granted.
Presented by:
Rachel Applegate, Senior Planner
Reviewed by:
Matthew Holm, AICP, Planning Supervisor
Attachments:
Case Map (1 page)
Site Plan(reduced 8.5”x11”, 3 pages)
Narrative Report (12 pages)
Engineering comments (2 pages)
MCESD Comments (1 page)
ADOT comments (1 page)
MARICOPA COUNTY
/
Maricopa County Planning & Development - Phoenix, AZ
1
Gross Acres: 13 approx.
Generated September 21, 2020 09:43 AM
Z2017085
Application Name:
Legal Description
Johnson Stewart Materials
Applicant
Case Address
T01N R05E 8,
MANJULA M VAZ
1564 S ALMA SCHOOL Rd
Applicant Phone/Email
Parcel Primary: 135-06-001B
602.256.4461
MVAZ@GBLAW.COM
MESA AZ 85201
Map scale 1:6,895
Supervisor District No.
135-06-003J, 135-06-003M
REZONE FROM RURAL-43 (RU-43) TO INDUSTRIAL-3 INDUSTRIAL PLAN OF DEVELOPMENT (IND-3
IUPD)
LEGAL DESCRIPTION/PROPOSED IND-3 IUPD:
BEGINNING.
THENCE NORTH 89 DEGREES 43 MINUTES 58 SECONDS WEST, 211.67 FEET TO THE POINT OF
THENCE SOUTH 75 DEGREES 36 MINUTES 13 SECONDS WEST, 190.41 FEET;
THENCE SOUTH 47 DEGREES 39 MINUTES 08 SECONDS WEST, 254.34 FEET;
THENCE SOUTH 57 DEGREES 58 MINUTES 59 SECONDS WEST, 194.03 FEET;
THENCE SOUTH 69 DEGREES 59 MINUTES 03 SECONDS WEST, 37.00 FEET;
THENCE SOUTH 45 DEGREES 21 MINUTES 04 SECONDS WEST, 150.31 FEET;
THENCE SOUTH 61 DEGREES 47 MINUTES 04 SECONDS WEST, 660.17 FEET;
THENCE NORTH 01 DEGREES 55 MINUTES 14 SECONDS WEST, 268.92 FEET;
THENCE SOUTH 80 DEGREES 16 MINUTES 14 SECONDS WEST, 125.00 FEET;
THENCE SOUTH 65 DEGREES 56 MINUTES 28 SECONDS WEST, 164.42 FEET;
THENCE SOUTH 83 DEGREES 32 MINUTES 11 SECONDS WEST, 151.39 FEET;
THENCE SOUTH 23 DEGREES 05 MINUTES 34 SECONDS WEST, 116.46 FEET;
THENCE SOUTH 31 DEGREES 53 MINUTES 55 SECONDS EAST, 91.05 FEET;
THENCE SOUTH 38 DEGREES 58 MINUTES 20 SECONDS WEST, 36.80 FEET;
THENCE NORTH 74 DEGREES 31 MINUTES 28 SECONDS WEST, 93.53 FEET;
THENCE NORTH 85 DEGREES 53 MINUTES 50 SECONDS WEST, 127.61 FEET;
THENCE SOUTH 82 DEGREES 06 MINUTES 46 SECONDS WEST, 62.10 FEET;
THENCE NORTH 70 DEGREES 31 MINUTES 52 SECONDS WEST, 61.95 FEET;
THENCE NORTH 61 DEGREES 41 MINUTES 39 SECONDS WEST, 86.14 FEET;
THENCE NORTH 81 DEGREES 34 MINUTES 40 SECONDS WEST, 34.50 FEET;
THENCE SOUTH 68 DEGREES 09 MINUTES 04 SECONDS WEST, 75.81 FEET;
THENCE SOUTH 81 DEGREES 35 MINUTES 48 SECONDS WEST, 61.41 FEET;
THENCE SOUTH 70 DEGREES 34 MINUTES 58 SECONDS WEST, 94.81 FEET;
THENCE NORTH 16 DEGREES 25 MINUTES 53 SECONDS WEST, 36.63 FEET;
THENCE SOUTH 89 DEGREES 57 MINUTES 29 SECONDS WEST, 222.62 FEET;
THENCE SOUTH 00 DEGREES 29 MINUTES 06 SECONDS EAST, 110.20 FEET;
THENCE SOUTH 89 DEGREES 45 MINUTES 37 SECONDS EAST, 1356.93 FEET;
THENCE SOUTH 01 DEGREES 55 MINUTES 28 SECONDS EAST, 84.06 FEET;
THENCE SOUTH 01 DEGREES 55 MINUTES 28 SECONDS EAST, 281.60 FEET;
SOUTH 01 DEGREES 55 MINUTES 28 SECONDS EAST 66.36 FEET;
THENCE ALONG SAID EXISTING SOUTHEASTERLY RIGHT OF WAY LINE
EXISTING SOUTHEASTERLY RIGHT OF WAY LINE OF STATE ROUTE 202L;
THENCE NORTH 72 DEGREES 38 MINUTES 04 SECONDS EAST 177.20 FEET TO SAID
186.22 FEET;
EAST ALONG A CURVE TO THE RIGHT HAVING A RADIUS OF 790.00 FEET, A LENGTH OF
THENCE FROM A LOCAL TANGENT BEARING OF NORTH 59 DEGREES 07 MINUTES 43 SECONDS
376.23 FEET;
EAST ALONG A CURVE TO THE RIGHT HAVING A RADIUS OF 2605.22 FEET, A LENGTH OF
THENCE FROM A LOCAL TANGENT BEARING OF NORTH 49 DEGREES 52 MINUTES 17 SECONDS
411.40 FEET;
EAST ALONG A CURVE TO THE RIGHT HAVING A RADIUS OF 2803.06 FEET, A LENGTH OF
THENCE FROM A LOCAL TANGENT BEARING OF NORTH 41 DEGREES 36 MINUTES 54 SECONDS
THENCE NORTH 38 DEGREES 30 MINUTES 32 SECONDS EAST 283.55 FEET;
THENCE NORTH 38 DEGREES 30 MINUTES 32 SECONDS EAST 393.62 FEET;
NORTH 03 DEGREES 21 MINUTES 47 SECONDS WEST 73.86 FEET;
THENCE CONTINUING ALONG THE NORTH SOUTH MID SECTION LINE OF SAID SECTION 8
03 DEGREES 21 MINUES 47 SECONDS WEST 28.21 FEET (28.20 FEET RECORD);
ALONG THE EXISTING SOUTHEASTERLY RIGHT OF WAY LINE OF SAID STATE ROUTE 202L, NORTH
THENCE ALONG THE NORTH SOUTH MID SECTION LINE OF SAID SECTION 8, ALSO BEING
POINT OF BEGINNING;
FROM A ½INCH REBAR MARKING THE SOUTH QUARTER CORNER OF SAID SECTION 8 TO THE
STATE ROUTE 202L, AND NORTH 03 DEGREES 21 MINUTES 47 SECONDS WEST 1332.53 FEET
ENGINEER’S STATION 438+01.17 OF THE SURVEY AND CONSTRUCTION CENTERLINE OF SAID
CORNER OF STATE ROUTE 202L (RED MOUNTAIN FREEWAY) THAT IS 189.88 FEET RIGHT OF
COMMENCING AT A 2 INCH A.D.O.T. CAP IN CONCRETE, AT AN EXISTING RIGHT OF WAY
PARTICULARLY DESCRIBED AS FOLLOWS:
RANGE 5 EAST, GILA AND SALT RIVER MERIDIAN, MARICOPA COUNTY, ARIZONA, BEING MORE
A PORTION OF THAT PARCEL OF LAND LOCATED WITHIN SECTION 8, TOWNSHIP 1 NORTH,
ENGINEER:
7315 N. 16TH STREET
JMC ENGINEERING
PHOENIX, ARIZONA, 85020
OWNER:
1132 W. MCLELLAN ROAD
JOHNSON STEWART MATERIALS
MESA, ARIZONA, 85201
CONTACT: JOE CIRONE
PHONE: (602) 374-4148
SITE SUMMARY TABLE:
PROPOSED IND-3 IUPD:
EXISTING ZONING/LAND USE:
PROPOSED ZONING/LAND USE:
BASIS OF BEARING:
OF SECTION 8, TOWNSHIP 1 NORTH, RANGE 5 EAST OF THE GILA AND SALT RIVER
MERIDIAN, MARICOPA COUNTY, ARIZONA.
DEBRIS.
EQUIPMENT, AND CONSTRUCTION, NON-HAZARDOUS AND OTHER SIMILAR MATERIALS AND
IND-3 IUPD AND RU-43/OUTDOOR STORAGE OF CONSTRUCTION AND OTHER SIMILAR
UNITS, HEAVY CONSTRUCTION EQUIPMENT, SUCH AS DUMP TRUCKS, LOADERS, GRADERS,
IND-3 IUPD TO ALLOW FOR THE OUTDOOR STORAGE OF TRACTOR TRAILERS, STORAGE
UTILITIES:
CENTURYLINK, 135 W. ORION, TEMPE, AZ., 85283
TELEPHONE:
CITY OF MESA (SERVICE NOT PROVIDED)
WATER:
CITY OF MESA (SERVICE NOT PROVIDED)
SEWER:
CITY OF MESA (SERVICE NOT PROVIDED)
GAS:
COX
CABLE:
SALT RIVER PROJECT
ELECTRIC:
SOUTHWEST GAS (NO SERVICE IN THIS AREA)
GAS:
JOHNSON STEWART MATERIALS
PLAN OF DEVELOPMENT
AND BULLDOZERS, AND OTHE SIMILAR EQUIPMENT, AND NON-HAZARDOUS CONSTRUCTION
APPLICANT/AUTHORIZED AGENT:
2 NORTH CENTRAL AVENUE, 15TH FLOOR
GAMMAGE & BURNHAM PLC
PHOENIX, ARIZONA, 85004
CONTACT: MANJULA M. VAZ
PHONE: (602) 256-4461
EMAIL: mvaz@gblaw.com
SCHOOL DISTRICT:
MESA UNIFIED SCHOOL DISTRICT
ZONE CHANGE FROM IND-3 IUPD (Z80-109) AND RU-43 TO IND-3 IUPD
FOR
MATERIALS AND DEBRIS, SUCH AS BRICK, CONCRETE, AND MASONRY.
THIS SITE
ALMA SCHOOL ROAD
VICINITY MAP
N.T.S.
SECTION 8
LOOP
McKELLIPS ROAD
202
FREEWAY
KEY MAP
N.T.S.
ALMA SCHOOL ROAD
202
FREEWAY
LOOP
APN 135-06-001B
APN 135-06-001B
APN 135-06-003J
135-06-003M
APN
135-06-003L
APN
REZONE AREA
AREA
REZONE
SHEET 2
SHEET 3
S. LINE N.E.1/4, S.E. 1/4
S. LINE N.W.1/4, S.E. 1/4
REVISION DATE: 05/13/2020
APN 135-06-014
2020
JMC ENGINEERING
COPYRIGHT
SHEET 1 OF 3
JCIRONE@JMC-ENG.COM
PHOENIX, AZ 85020
SUITE 101
7315 N 16TH STREET
1564 N. Alma School Rd, Mesa, AZ 85201
JOHNSON STEWART MATERIALS
PLAN OF DEVELOPMENT
DATE: 23-JUL-2020
PROJECT NO: 0014
working days before you begin excavation
Contact Arizona 811 at least two full
Call 811 or click Arizona811.com
R
23-JUL-2020
J:\0014-Johnson Stewart Material\Civil\4784pod01_cover.dgn (Model: Default)
ZONE CHANGE FROM IND-3 IUPD (Z80-109) AND RU-43 TO IND-3 IUPD, CASE TRACKING NO. Z2017085
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Expires: 6-30-2022
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Expires: 6-30-2022
7-22-20
Z2017085
08/07/2020 2:52:59 PM
1201
N69°12'19"E 217.99'
583.20'
S36°43'18"W
58.32'
602.12'
850.08'
LOOP
202
FREEWAY
BOUND
EAST
WEST
CONCRETE WALL
FUEL TANKS
ENTRANCE
TWO WAY
EXIT
GRAVEL/DIRT ROAD
ROLL
GATE
ROLL
GATE
CANOPY
(ARIZONA PROPANE)
PROPANE TANK
CONCRETE BLOCK
WALL (TYP)
SIGN
GRAVEL/DIRT ROAD
GRAVEL/DIRT ROAD
GRAVEL/DIRT ROAD
A.P.N. 135-06-001B
FENCE
A.P.N. 135-06-003M
OWNER: JOHNSON STEWART CO., LLC
ZONING: G-1
CONCRETE WALL
C.B.
24"S.D.L.
24"S.D.L.
24"S.D.L.
24"S.D.L.
C.B.
I.C.V.
F.O.B.
I.C.V.
F.O.B.
F.O.L.
36"R.W.L.
F.O.L.
36"R.W.L.
F.O.L.
REZONE LINE
W.L. 1132.8
W.L. 1133.4
PP1
1133.23
1135
1200
1200
1190
1180
1160
1170
1140
1145
1155
1160
1185
1190
1200
1180
1185
1185
1190
1190
1200
1180
1160
1165
1175
1185
1190
1195
1165
1170
1180
1190
1200
1200
1175
1185
1195
1185
1185
1190
1190
1200
1180
1195
1185
1190
1200
1180
1195
1185
1190
1195
1185
1190
1200
1195
1200
1195
1180
1170
1200
1185
1175
1200
1190
1185
1190
1185
1165
1175
1140
1155
1140
1145
1150
1200
1190
1180
1190
1190
1200
1200
1195
1195
1210
1205
1200
1200
1170
1180
1190
1195
1200
1205
1170
1180
1190
1195
1200
1175
1180
1185
1190
1165
1165
1170
1155
1160
1165
1170
1175
1185
1155
1165
1170
1175
1185
1190
1195
1200
1165
1160
1165
1170
1160
1159.74
W.L. 1153.7
1200
1135
PP5
1160
1170
1180
1190
1190
1200
1155
1160
1165
1200
1201
1201
1201
1201
1201
1201
1201
1201
1201
1201
1201
1201
1201
1202
1202
1202
1202
1202
1202
1202
1201
1202
1202
1202
1201
1202
1202
1202
1201
1205
1201
1200
1200
1201
1202
1202
1203
1203
1200
S31°09'29"W 335.11'
N03°21'47"W 1332.43'
A.P.N. 135-06-001B
OWNER: JOHNSON STEWART MATERIALS
ZONING: RU-43
S54°04'19"W 337.82'
S44°38'08"W 94.03'
S89°45'37"E 1433.28'
CONCRETE
CONCRETE
CONCRETE
N47°48'43"E 422.02'
SURFACE
MILLINGS
ASPHALT
STORAGE/
OUTDOOR
REZONE LINE
WALL (TYP)
CONCRETE BLOCK
ZONING: RU-43
OWNER: JOHNSON STEWART MATERIALS
CHAIN LINK
GRAVEL/DIRT ROAD
ONE WAY
LIGHT POLE
(RE-LOCATABLE)
OWNER: JOHNSON STEWART MATERIALS, LLC
ZONING: RU-43
A.P.N. 135-06-003J
S01°55'14"E 1331.42'
1205.61'
GRAVEL/DIRT ROAD
A.P.N. 135-06-001B
OWNER: JOHNSON STEWART MATERIALS
ZONING: RU-43
A.P.N. 135-06-003H
OWNER: JOHNSON STEWART MATERIALS, LLC
SEE SHEET 3
CONCRETE WALL
C.B.
F.O.L.
36"R.W.L.
EXISTING SURVEY & CONSTRUCTION
EXISTING RIGHT OF WAY PER PROJECT
NO. STP-600-8-(4) SHT. 7.
EXISTING RIGHT OF WAY PER PROJECT
NO. STP-600-8-(4) SHT. 7.
S89°45'37"E
79.73'
N86°59'11"E 129.38'
N01°55'27"W 6.00'
C/L PER PROJECT NO. STP-600-8-(4)
SHT. 7.
217.63'
S89°45'00"E
N38°30'32"E 393.62'
L=411.40'
R=2803.06'
N57°43'58"E 465.80'
36"R.W.L.
RETAINING WALL
ADOT RIGHT OF WAY.
ADOT RIGHT OF WAY.
I.C.V.
C.B.
N38°30'31"E
SR202L CONSTR. C/L CURVE DATA
PI STA. 454+82.04
TOTAL CURVE
T=1220.66'
L=2348.40'
R+"O"=2866.10'
MAIN CURVE
L=1748.40'
R=2864.79'
SPIRAL
L=300.00'
a=0.67'
REZONE LINE
ASPHALT
MILLINGS
SURFACE
NON-HAZARDOUS CONSTRUCTION MATERIALS AND DEBRIS, SUCH AS
BRICK, CONCRETE, AND MASONRY.
L=186.22'
D30'21"
R=790.00'
S01°55'28"E
66.36'
S89°45'37"E 1423.05'
GRAVEL/DIRT ROAD
GRAVEL/DIRT ROAD
TO RECLAMATION
LANDFILL
GATE
GATE
GATE
GATE
GRAVEL/DIRT ROAD
C.B.
24"S.D.L.
OUTDOOR STORAGE OF TRACTOR TRAILERS, STORAGE UNITS, HEAVY
CONSTRUCTION EQUIPMENT, SUCH AS DUMP TRUCKS, LOADERS,
GRADERS, AND BULLDOZERS, AND OTHER SIMILAR EQUIPMENT, AND
628.24'
BOUND
C.B.
C.B.
SIGN
30"S.D.L.
SIGN
24"S.D.L.
C.B.
FREEWAY RIGHT OF WAY VARIES
I.C.V.
I.C.V.
I.C.V.
SIGN
N38°46'48"E 719.47'
N89°43'58"W 1399.74'
ZONING: RU-43
A.P.N. 135-06-003J
OWNER: JOHNSON STEWART MATERIALS, LLC
ZONING: RU-43
WALL (TYP)
CONCRETE BLOCK
250,000 GAL.
WATER TANK
LEGEND:
1130
A.P.N.
CONTOUR ELEVATION
ASSESSORS PARCEL NUMBER
CORNER OF PARCEL
SURFACE DRAINAGE FLOW
SIGN
PANEL POINT NUMBER
PP1
R.W.F.H.
RECLAIMED WATER FIRE HYDRANT
I.C.V.
IRRIGATION CONTROL VALVE
S.D.L.
STORM DRAIN LINE
F.O.B.
FIBER OPTIC BOX
F.O.L.
FIBER OPTIC LINE
R.W.L.
RECLAIMED WATER LINE
C.B.
CATCH BASIN
C.B.
ALL OUTDOOR STORAGE AREAS AND TEMPORARY CONCRETE BARRIERS
MAY BE RECONFIGURED TO ACCOMMODATE DIFFERENT SIZE STORAGE
AREAS IN THE FUTURE, ETC., WITHOUT REQUIRING A NEW PLAN OF
DEVELOPMENT OR AN AMENDMENT TO THIS PLAN OF DEVELOPMENT.
REZONE LINE
6' CHAIN LINK
FENCE
CULVERT
PROPOSED
HEADWALL
HEADWALL
HEADWALL
F.O.L.
FENCE
6' CHAIN LINK
N89°05'00"W
24.19'
P.O.B.
POINT OF BEGINNING.
N03°21'47"W 1332.53'
S.1/4 COR., SEC. 8
T.1N., R.5E.
N03°21'47"W 2665.06'
CENTER OF SEC. 8
T.1N., R.5E.
FD. NOTHING.
1148.46
PP1
PP3
1202.33
SURFACE
MILLINGS
ASPHALT
STORAGE/
OUTDOOR
SURFACE
MILLINGS
ASPHALT
STORAGE/
OUTDOOR
STORAGE/
OUTDOOR
SURFACE
MILLINGS
ASPHALT
STORAGE/
OUTDOOR
SURFACE
MILLINGS
ASPHALT
STORAGE/
OUTDOOR
SURFACE
MILLINGS
ASPHALT
STORAGE/
OUTDOOR
SURFACE
MILLINGS
ASPHALT
STORAGE/
OUTDOOR
SURFACE
MILLINGS
ASPHALT
STORAGE/
OUTDOOR
SURFACE
MILLINGS
ASPHALT
STORAGE/
OUTDOOR
SURFACE
MILLINGS
ASPHALT
STORAGE/
OUTDOOR
SURFACE
MILLINGS
ASPHALT
STORAGE/
OUTDOOR
SURFACE
MILLINGS
ASPHALT
STORAGE/
OUTDOOR
SURFACE
MILLINGS
ASPHALT
STORAGE/
OUTDOOR
SURFACE
MILLINGS
ASPHALT
STORAGE/
OUTDOOR
SURFACE
MILLINGS
ASPHALT
STORAGE/
OUTDOOR
SURFACE
MILLINGS
ASPHALT
STORAGE/
OUTDOOR
SURFACE
MILLINGS
ASPHALT
STORAGE/
OUTDOOR
SURFACE
MILLINGS
ASPHALT
STORAGE/
OUTDOOR
REVISION DATE: 05/13/2020
C
CANOPY
CANOPY
C
C
C
C
C
WALL
WALL
INVENTORY TABLE:
A
B
C
D
E
F
G
N03°21'47"W 28.21'
P.O.B.
N89°43'58"W 211.67'
S47°39'08"W 254.34'
S57°58'59"W 194.03'
S69°59'03"W 37.00'
S45°21'04"W 150.31'
S61°47'04"W 660.17'
S80°16'14"W 125.00'
S75°36'13"W 90.41'
N01°55'14"W 268.92'
S89°45'37"E 1356.93'
S01°55'28"E 281.60'
N03°21'47"W 73.86'
N39°30'32"E 283.55'
L=376.23'
R=2605.22'
N72°38'04"E 177.20'
S01°55'28"E 84.06'
OWNER: JOHNSON STEWART CO LLC
ZONING: RU-43
A.P.N. 135-06-014
2020
JMC ENGINEERING
COPYRIGHT
SHEET 2 OF 3
JCIRONE@JMC-ENG.COM
PHOENIX, AZ 85020
SUITE 101
7315 N 16TH STREET
1564 N. Alma School Rd, Mesa, AZ 85201
JOHNSON STEWART MATERIALS
PLAN OF DEVELOPMENT
DATE: 23-JUL-2020
PROJECT NO: 0014
working days before you begin excavation
Contact Arizona 811 at least two full
Call 811 or click Arizona811.com
R
23-JUL-2020
J:\0014-Johnson Stewart Material\Civil\4784pod02_plan.dgn (Model: Default)
ZONE CHANGE FROM IND-3 IUPD (Z80-109) AND RU-43 TO IND-3 IUPD, CASE TRACKING NO. Z2017085
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Expires: 6-30-2022
7-22-20
1190
1185
1175
1145
1150
1200
1190
1180
1155
1165
1200
1190
1180
1155
1160
1165
1170
1175
1210
1205
1200
1215
1210
1205
1200
1220
1200
1200
1215
1210
1205
1200
1195
1205
1200
1200
1205
1205
1205
1205
1205
1205
1200
1205
1205
1200
1195
1190
1185
1180
1185
1180
1200
1195
1190
1165
1170
1200
1190
1185
1180
1205
1200
1205
1195
PP7
1208.23
1206
1206
1206
1206
1206
1206
1207
1207
1207
1207
1207
1206
1206
1206
1201
1202
1203
1203
1203
1202
1201
1202
1203
1204
1204
1204
1204
1204
1203
1203
1203
1202
1201
1204
1202
1202
1202
1201
1201
1201
1201
1200
1201
1202
1202
1201
1200
1207
1207
1207
1202
1202
1180
1165
1170
1160
1155
BOUND
EAST
CONCRETE WALL
ENTRANCE
TWO WAY
EXIT
GRAVEL/DIRT ROAD
F.O.B.
250,000 GAL.
WATER TANK
F.O.L.
SEE SHEET 2
1201
1200
1202
A.P.N. 135-06-003L
OWNER: JOHNSON STEWART CO, LLC
ZONING: LC
CITY OF MESA
GRAVEL/DIRT ROAD
TICKET TRAILER
ACCESS
LOOP 202 FREEWAY
ALM A SCHOOL ROAD
RAMP
OFF
GATE
WALL (TYP)
MILLINGS
ASPHALT
GATE
FENCE
6' CHAIN LINK
GRAVEL/DIRT ROAD
1215
A.P.N. 135-06-003J
OWNER: JOHNSON STEWART MATERIALS, LLC
ZONING: RU-43
CONCRETE BLOCK
A.P.N. 135-06-003M
OWNER: JOHNSON STEWART CO, LLC
ZONING: GI
CITY OF MESA
ONE WAY
LIGHT POLE
(RE-LOCATABLE)
ACCESS
REZONE LINE
REZONE LINE
A.P.N. 135-06-001B
OWNER: JOHNSON STEWART MATERIALS
ZONING: RU-43
N77°31'55"E
N89°43'32"W 1391.59'
79.73'
90.92'
S89°45'37"E 301.07'
S89°45'37"E 733.22'
N01°55'27"W 6.00'
N86°59'11"E 129.38'
S89°45'37"E
S00°29'06"E 407.03'
S89°45'37"E 133.53'
S89°45'37"E 1433.28'
S89°45'37"E 700.06'
S00°29'06"E 407.03'
S89°45'37"E 700.06'
N01°55'14"W 1630.91'
S00°29'06"E 1257.03'
1200
OUTDOOR STORAGE OF TRACTOR TRAILERS, STORAGE UNITS, HEAVY
CONSTRUCTION EQUIPMENT, SUCH AS DUMP TRUCKS, LOADERS,
GRADERS, AND BULLDOZERS, AND OTHER SIMILAR EQUIPMENT, AND
ALL OUTDOOR STORAGE AREAS AND TEMPORARY CONCRETE BARRIERS
MAY BE RECONFIGURED TO ACCOMMODATE DIFFERENT SIZE STORAGE
AREAS IN THE FUTURE, ETC., WITHOUT REQUIRING A NEW PLAN OF
DEVELOPMENT OR AN AMENDMENT TO THIS PLAN OF DEVELOPMENT.
NON-HAZARDOUS CONSTRUCTION MATERIALS AND DEBRIS, SUCH AS
BRICK, CONCRETE, AND MASONRY.
SURFACE
MILLINGS
ASPHALT
SURFACE
MILLINGS
ASPHALT
SURFACE
MILLINGS
ASPHALT
SURFACE
S89°45'37"E 1423.05'
S00°29'06"E 110.20'
S80°16'14"W 125.00'
S65°56'28"W 164.42'
S83°32'11"W 151.39'
S23°05'34"W 116.46'
S31°53'55"E
91.05'
S38°58'20"W 36.80'
N74°31'28"W 93.53'
N85°53'50"W 127.61'
N70°31'52"W
61.95'
N61°41'39"W
86.14'
N81°34'40"W 34.50'
S68°09'04"W
75.81'
S70°34'58"W 94.81'
N16°25'53"W 36.63'
S89°57'29"W 222.62'
S82°06'46"W
S61°47'04"W 660.17'
S01°55'28"E
REVISION DATE: 05/13/2020
MILLINGS
ASPHALT
SURFACE
S81°35'48"W 61.41'
64'
R.O.W.
LEGEND:
1130
A.P.N.
CONTOUR ELEVATION
ASSESSORS PARCEL NUMBER
CORNER OF PARENT PARCEL
SURFACE DRAINAGE FLOW
SIGN
PANEL POINT NUMBER
PP1
R.W.F.H.
RECLAIMED WATER FIRE HYDRANT
I.C.V.
IRRIGATION CONTROL VALVE
S.D.L.
STORM DRAIN LINE
F.O.B.
FIBER OPTIC BOX
F.O.L.
FIBER OPTIC LINE
R.W.L.
RECLAIMED WATER LINE
C.B.
CATCH BASIN
C
CANOPY
R.O.W.
RIGHT OF WAY
S.V.T.
SIGHT VISIBILITY TRIANGLE
S.V.T.
25'X25'
S.V.T.
25'X25'
N01°55'14"W 268.92'
S01°55'28"E 281.60'
N69°12'19"E 217.99'
S01°55'28"E
66.36'
N72°38'04"E 177.20'
62.10'
61.95'
S89°45'37"E 1356.93'
S01°55'28"E 84.06'
25.97'
2020
JMC ENGINEERING
COPYRIGHT
SHEET 3 OF 3
JCIRONE@JMC-ENG.COM
PHOENIX, AZ 85020
SUITE 101
7315 N 16TH STREET
1564 N. Alma School Rd, Mesa, AZ 85201
JOHNSON STEWART MATERIALS
PLAN OF DEVELOPMENT
DATE: 23-JUL-2020
PROJECT NO: 0014
working days before you begin excavation
Contact Arizona 811 at least two full
Call 811 or click Arizona811.com
R
23-JUL-2020
J:\0014-Johnson Stewart Material\Civil\4784pod03_plan.dgn (Model: Default)
ZONE CHANGE FROM IND-3 IUPD (Z80-109) AND RU-43 TO IND-3 IUPD, CASE TRACKING NO. Z2017085
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40968
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Expires: 6-30-2022
7-22-20
JOHNSON STEWART MATERIALS
IND-3 IUPD REZONE NARRATIVE
PROJECT TRACKING NO. Z2017085
SUBMITTED: AUGUST 31, 2017
RESUBMITTED: SEPTEMBER 12, 2019
RESBUMITTED: AUGUST 5, 2020
RESBUMITTED: AUGUST 20, 2020
REZONE AREA
Z2017085
08/21/2020 12:45:47 PM
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JOHNSON STEWART MATERIALS
IND-3 IUPD REZONE NARRATIVE
PROJECT TRACKING NO. Z2017085
DEVELOPMENT TEAM
PROPERTY OWNER:
JOHNSON STEWART MATERIALS
Contact: Jesse Johnson
1132 West McLellan Road
Mesa, Arizona 85201
Phone: 602 / 708.6786
ENGINEERING:
JMC Engineering
Contact: Joe Cirone
7315 North 16th Street, Suite 101
Phoenix, Arizona 85020
Phone: 602 / 374.4148
Email: jcirone@jmc-eng.com
APPLICANT:
GAMMAGE & BURNHAM PLC
c/o Manjula M. Vaz
40 North Central Avenue, 20th Floor
Phoenix, Arizona 85004
Phone: 602 / 256.4449
Email: nsobraske@gblaw.com
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JOHNSON STEWART MATERIALS
IND-3 IUPD REZONE NARRATIVE
PROJECT TRACKING NO. Z2017085
TABLE OF CONTENTS
Development Team ....................................................................................................2
Table of Contents ......................................................................................................3
A. Purpose of Request ...............................................................................................4
B. Description of Proposal ........................................................................................4
C. Location and Relationship to Surrounding Properties ..........................................6
D. Accessibility and Circulation .................................................................................6
E. Development Schedule (Phasing) .........................................................................6
F. Community Facilities and Services .......................................................................7
G. Industrial Unit Plan of Development – District Regulations ..................................7
H. Justification of Industrial Plan of Development – District Regulations .................8
Appendix I – Minimum Required Yards ................................................................... 11
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JOHNSON STEWART MATERIALS
IND-3 IUPD REZONE NARRATIVE
PROJECT TRACKING NO. Z2017085
A. Purpose of Request
Johnson Stewart Materials (“JSM”) is the owner of the approximate 140 acres of
property (“Overall Property”) generally located at the southwest corner of State
Route 202 Red Mountain Freeway (“SR 202”) and Alma School Road within the
City of Mesa’s (“City”) municipal planning area. The Overall Property is generally
comprised of Maricopa County Assessor Parcel Numbers (“APNs”) 135-06-001B,
-003H, -003J, -003L, -003M, and -014. JSM is not proposing to combine the
parcels at this time.
This application requests to rezone the north approximate 21.088 acres (“Rezone
Area”) of the Overall Property, excluding JSM’s two parcels incorporated into the
City (“City Parcels”), from Rural-43 (RU-43) and Heavy Industrial – Industrial Unit
Plan of Development in Z80-109 (IND-3 IUPD) to allow for the continued outdoor
storage of tractor trailers; storage units; heavy construction equipment, such as
dump trucks, loaders, graders, bulldozers, and other similar equipment; and non-
hazardous construction materials and debris, such as brick, concrete, and
masonry (collectively, the “ Construction Storage”).
B. Description of Proposal
This application requests to change the zoning on the Rezone Area from RU-43
and IND-3 IUPD (Z80-109) to IND-3 IUPD to continue to allow for the Construction
Storage.
The Rezone Area is accessed via an existing driveway along Alma School Road, a
major north-south thoroughfare that connects with State Route 202 Red
Mountain Freeway. The Rezone Area, adjacent to Alma School Road, is gated
and secured by a 6-foot high precast concrete block wall and chain link fencing.
No changes or improvements are proposed to this existing access or screening.
A decomposed granite drive aisle generally extends from Alma School Road to
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the west-half of the Rezone Area, which is currently used for Construction
Storage.
The west-half of the Rezone Area is generally divided into individual “bays,”
which JSM leases to construction companies, contractors, etc. Each of the bays
is separated by movable concrete dividers (similar to traffic barriers), thus
allowing JSM to modify the number, configuration, etc. of the bays depending on
the lessee. The aforementioned drive aisle divides the bays, providing
convenient and efficient access to lessees. All of the bays are surfaced within
decomposed granite and/or asphalt millings. Some of the bays include shade
canopies. See enclosed Plan of Development. Descriptions and dimensions are
as follows:
Canopy
Area
Length
Width
A
1,069 SF
46 FT
30 FT
B
1,356 SF
49 FT
29 FT
C
125 SF
15 FT
8 FT
D
583 SF
30 FT
20 FT
E
542 SF
42 FT
13.5 FT
F
379 SF
20 FT
20 FT
G
662 SF
25 FT
25 FT
Lessees will have access to the storage bays during JSM’s normal business hours,
typically seven days a week from dawn to dusk, with seasonal and/or
morning/evening hour adjustments. JSM, which offices on the adjoining City
Parcels, can supervise all lessee activity, traffic, etc. JSM does not have
employees dedicated to working the Construction Storage area—all JSM
employees work on either the City Parcels or the mining area to the south.
The Rezone Area is not improved with or proposed to be improved with
permanent light fixtures. No signage is proposed as part of this application. Any
future signage shall be permitted in accordance with all applicable requirements
of the Zoning Ordinance.
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C. Location and Relationship to Surrounding Properties
The west-half of the Rezone Area is immediately bounded to the north by SR 202
and is located approximately one-quarter mile west of Alma School Road within
the City of Mesa’s municipal planning area. The east-half of the Rezone Area is
generally located south of the southwest corner of SR 202 and Alma School Road,
south of the City Parcels. No changes are proposed to the zoning on the
remainder of the Overall Property.
Moving further outward from the Rezone Area, the property to the north across
State Route 202 Red Mountain Freeway is part of JSM’s existing mining
operation; the properties located to the east across Alma School Road include
existing commercial and residential uses; the properties to the south of JSM’s
existing mining operation include commercial and employment uses; and the
properties to the west of the Rezone Area and JSM’s existing mining operation
include vacant property, and commercial and employment uses.
D. Accessibility, Circulation System, and Parking
The Rezone Area is accessed via an existing driveway along Alma School Road, a
major north-south thoroughfare that connects with State Route 202 Red
Mountain Freeway. A decomposed granite drive aisle extends west from Alma
School Road providing access to the Rezone Area. No changes or improvements
are proposed to this existing access.
Given the unique Construction Storage operation, no “formal” parking area or
spaces are currently provided or proposed as part of this application. Upon the
lessee accessing the site and their respective bay, the lessee temporarily parks
within their bay to load/unload equipment, materials, etc. and then leaves the
site. Because the Construction Storage within each bay can move around and
the bays can be reconfigured, etc., it is not practical to provide permanent,
striped parking spaces. Parking for lessees accessing JSM’s office is provided on
the City Parcels, which are not part of this application.
E. Development Schedule (Phasing)
No phasing is proposed.
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F. Community Facilities and Services
COMMUNITY FACILITIES and SERVICES TABLE
UTILITY
PROVIDER
Telephone
Century Link
Water
City of Mesa
(service not provided to Rezone Area)
Sewer
City of Mesa
(service not provided to Rezone Area)
Gas
Southwest Gas
(service not provided to Rezone Area)
Cable
Cox Communications
Electric
Salt River Project
School
Mesa Unified School District
Fire
Rural Metro
G. Industrial Unit Plan of Development – District Regulations
Development and improvements within the Rezone Area are governed by the
Zoning Ordinance, except where modified by this application and Plan of
Development. In the event of a conflict between a specific provision or
development standard within this application and the Zoning Ordinance, this
application shall prevail. The Zoning Ordinance governs with regard to
development standards not specifically addressed within this application.
IND-3 IUPD DISTRICT REGULATIONS
IND-3
DISTRICT REGULATIONS
PROPOSED
IND-3 IUPD DISTRICT REGULATIONS
Max. Building Height
40 FT
40 FT
Min. Front Yard
Along east property line of
-003J, adjacent to Alma School
Road
20 FT abutting major street,
section line
20 FT
Along east property lines of
-001B and -014
10 FT abutting local streets and
interior streets of industrial
subdivision
0 FT
Min. Side Yard *
Along north rezone boundary
of -003J
3 FT
3 FT
Along north property line of
-014, adjacent to SR202 ROW
3 FT
3 FT
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IND-3 IUPD DISTRICT REGULATIONS
IND-3
DISTRICT REGULATIONS
PROPOSED
IND-3 IUPD DISTRICT REGULATIONS
Along north property line of
-001B
3 FT
0 FT
Along south rezone boundary
of -003J and -001B
5 FT adjacent to rural/
residential zoning district
0 FT
Along south property line of
-014
3 FT
0 FT
Min. Rear Yard *
Along west property lines of
-003J, -001B, and -014
0 FT
0 FT
Min. Lot Area
6,000 square-feet
6,000 square-feet
Min. Lot Width
60-feet
60-feet
Max. Lot Coverage
60%
60%
Parking
See MZO Sec. 1102
Standard parking and ADA parking
waived for Property. Parking
provide at administration APNs 135-
06-003L & -003M
Screening
6 FT high solid masonry wall required
along and adjacent to any side or rear
property line abutting rural or
residential zone.
A solid masonry or similar-type
opaque wall, not less than 6 FT in
height shall be provided along,
adjacent to, or within the Front Yard
of -003J, adjacent to Alma School
Road.
Landscaping
No requirement.
No requirement.
Lighting
MCZO Article 1112
MCZO Article 1112
* Screening adjacent to all other property lines and zoning boundary lines shall be not be required.
See Appendix I for Minimum Yard exhibit.
H. Justification for Industrial Unit Plan of Development – District Regulations
The purpose of the Industrial Unit Plan of Development is to allow variations in
development standards in industrial projects that require special design techniques
or flexibility due to topography, innovative or sustainable project design, or other
considerations. This application requests modifications to the following:
Minimum Side Yard. JSM is proposing to modify the side yard to 0-feet
along: the north property line of -001B; the south rezone boundary line
of -003J and -001B; and the south property line of -014. The IND-3
zoning district requires a 3-foot side yard or a 5-foot side yard where
adjacent to a rural or residential zoning district. The intent of this
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Zoning Ordinance requirement is to provide separation between an
industrial use and a “true” rural or residential use. In this case, the
aforementioned property lines and rezone boundary and Construction
Storage use are immediately adjacent to JSM’s existing mining
operation (i.e., they are interior property lines and an interior rezone
boundary line). Accordingly, no separation is necessary.
Screening. JSM is proposing to delete the screening requirements
where adjacent to a rural or residential zoning district, except along the
Alma School Road frontage, which is screened with a 6 FT high precast
concrete block wall. In general, the IND-3 zoning district requires a
solid screen wall be provided on side and rear property lines where
adjacent to a rural or residential zoning district and on the perimeter of
any portion of a site not adjacent to a rural or residential zoning district
upon which any outdoor use of any industrial nature is permitted. The
intent of these Zoning Ordinance requirements are to ensure land use
compatibility between differing uses. The Rezone Area is bounded by
JSM’s existing industrial and commercial uses on the City Parcels, and
JSM’s mining operation – these adjoining uses are similar in nature to
the proposed Construction Storage use.
Additionally,
JSM
is
considering
landscape
and
hardscape
improvements along the SR 202 frontage to add visual interest and
soften the SR 202 frontage.
Parking. JSM is proposing to delete the parking requirement for the
Construction Storage use. Given the unique Construction Storage
operation, no “formal” parking area or spaces is currently provided or
proposed as part of this application. Upon the lessee accessing the site
and their respective bay, the lessee temporarily parks within their bay
to load/unload equipment, materials, etc. and then leaves the site.
Because the Construction Storage within each bay can move around
and the bays can be reconfigured, etc., it is not practical to provide
permanent, striped parking spaces.
*
Parking for lessees accessing JSM’s office is provided on the City
Parcels, which are not part of this application.
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This application will not adversely affect adjacent properties or the public health,
safety, and general welfare by causing or producing objectionable effects that would
impose hazard to adjacent or other properties by reason of smoke, soot, dust,
radiation, odor, noise, vibration, heat, glare, toxic fumes or other undesirable
conditions.
The Rezone Area is immediately bounded to the north by SR 202 and JSM’s existing
industrial and commercial uses on the City Parcels, to the east by Alma School Road,
a major north-south thoroughfare that connects with SR 202, and to the south by
JSM’s mining operation, which has existed since 1976, if not earlier, according to
Maricopa County’s online historical aerial maps. The nearest residential property is
set back 130-feet across Alma School Road and more than one quarter mile from
the existing Construction Storage on the west-half of the Rezone Area. The nearest
commercial use, Bass Pro Shop, a 120,000 plus square-foot retailer, is located nearly
1,100-feet away to the southwest. Given these extensive setbacks and the existing
surrounding industrial and commercial uses, Construction Storage on the Rezone
Area will not cause or produce objectionable effects.
The approval of this application will allow for the Construction Storage in
conformance with the Zoning Ordinance.
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APPENDIX I – MINIMUM REQUIRED YARDS
20 FT
3 FT
0 FT
-001B
-003J
Anthony J. Regis, PE, CFM
Planning & Development
501 North 44th Street, Suite 200
Phoenix, Arizona 85008
Phone: (602) 506-8790
Fax: (602) 506-3282
www.maricopa.gov/planning
Email address:
TonyRegis@mail.maricopa.gov
Maricopa County
Planning & Development Department
Engineering Plan Review
Date:
September 17, 2020
Memo To: Darren Gerard, AICP, Deputy Director, Department of Planning &
Development
Attn:
Rachel Applegate, Senior Planner, Planning & Development Services
From:
Tony Regis, P.E., CFM, Plans Examiner Engineer (Drainage), Planning
& Development
cc:
Michael Norris, P.E., Drainage Engineering Manager, Planning &
Development
Subject:
Z2017085 – Johnson Stewart Materials - Rezone
(D3 Memo)
Job Site Address: 1564 S. Alma School Rd., Mesa, AZ
APN(s):
135-06-001B
Engineering Review has reviewed the plans and report submittal date stamped August
7, 2020 for the subject application and has no objections provided that any approval
includes the following stipulations:
1. The submitted plan shows extensive grading within ADOT right-of-way. A
permit or other written approval from ADOT must be provided prior to
building permit approval.
2. Prior to building permit approval, evidence of City of Mesa approval of the
proposed fill over the reclaimed water line must be provided.
Flood Control District Comments
1. The site is located in a Special Flood Hazard Area (FEMA Floodplain Zone A).
A floodplain use permit will be required for storage of materials in the
floodplain, unless previously addressed as part of a Sand and Gravel Permit
issued by the Flood Control District.
2. For additional information concerning Sand and Gravel permits, please contact
Tony Beuché at the Flood Control District (TonyBeuche@mail.maricopa.gov
or 602-506-2329.
MCDOT Comments
1. No improvements are shown or are required in MCDOT right-of-way.
MCDOT has no comments on this application.
Any approval of this case should include the following standard stipulations:
1. 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. Engineering review of planning and/or zoning cases is for conceptual design only
and does not represent final design approval nor shall it entitle applicants to future
designs that are not in conformance with Section 1205 of the Maricopa County
Zoning Ordinance and Drainage Policies and Standards; Floodplain Regulations
for Maricopa County; and the MCDOT Roadway Design Manual.
3. Detailed Grading and Drainage Plans showing the new site improvements must be
submitted for the acquisition of building permits.
Please contact me if you have any questions or require clarification of these comments.
Subdivision Infrastructure &
Planning Program
1001 N. Central Avenue #201
Phoenix, Arizona 85004
Phone: (602) 372-2907
Maricopa County
Environmental Services Department
Water and Waste Management Division
DATE:
September 20, 2019
TO :
Jaclyn Sarnowski, Planning & Development Dept.
Planner
FROM:
Souren Naradikian, P.E.
Senior Civil Engineer
SUBJECT:
Johnson Steward Industrial rezone IUPD. Z2017085
The Maricopa County Environmental Services Department (MCESD) has reviewed
documents received from the Maricopa County Planning and Development Department
(P&D) for the above referenced project. This project is a request for re-zoning from
RU-43 to IND-3. According to the submitted documentation, water and sewer
information is not provided, MCESD has concerns. ATC or NOID permits must be
obtained prior to construction permit granted.
Stormwater - The proposed project is located within the unincorporated urbanized
area regulated by the Maricopa County Stormwater Quality Program and may need a
stormwater approval and permit. Prior to permiting construction plans, the applicant
will need to obtain SWPPP approval from MCESD Stormwater Quality. For further
information, go to www.maricopa.gov/stormwater.
Based on the above, MCESD raised no objections to the Planning & Development
Department in Accela Automation on September 20, 2019 and will allow the project
to proceed at this time subject to the following conditions:
Conditions: None.
It should be noted that this document does not approve the referenced project.
Comments are provided only as advisory to Maricopa County Planning and
Development Department to assist staff to prepare a staff report. 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 regulations in force at the time of
application.
From:
Rochelle Hill
To:
Rachel Applegate (PND)
Subject:
Re: Z2017085 - 2nd Submittal - Johnson Stewart Materials
Date:
Tuesday, September 17, 2019 9:52:58 AM
Attachments:
image001.png
image002.png
Attn: Rachel Applegate
Thank you for your notice for the above-referenced development. ADOT is neutral on zoning
matters. As such, ADOT has no comment.
Thank you,
Rochelle Hill
Administrative Assistant III
205 South 17th Avenue, MD 612E
Phoenix, Arizona 85007
602.712.7316 Office
www.azdot.gov
On Tue, Sep 17, 2019 at 7:32 AM Rachel Applegate (PND)
<Rachel.Applegate@maricopa.gov> wrote:
Good Morning Reviewing Agencies,
Attached with this e-mail includes the secondary routing for Johnson Stewart case
Z2017085. The request is to rezone approx. 24 acres from Rural-43 to Industrial-3 Industrial
Unit Plan of Development.
You can download the application materials by using the On-line Permit Manager and
searching by case number.
https://accela.maricopa.gov/citizenaccessmcoss/
Under Planning Services select ‘Search Applications’
Enter the case number: Z2017085 and hit enter
A new window will appear, with the case information, click on the Record Info to expand
drop-down list, select ‘Attachments’.
Secondary submittal documents are shown, click on the link with the file name to open.
Application Form
Response to Comments
Legal
Narrative report
Site Plan
A Technical Advisory Committee meeting will not be held, please submit review comments
as soon as possible.
Thank you,
Rachel Applegate
Senior Planner
Maricopa County Planning & Development
Department
501 N. 44th Street, Suite 200, Phoenix, AZ 85008
Desk: 602-372-0318 | Fax: 602-506-3711
Rachel.Applegate@maricopa.gov