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December 8, 2021
Z2021017
Page 1 of 3
Report to the Board of Supervisors
Prepared by the Maricopa County Planning and Development Department
Board Hearing Date:
December 8, 2021
Case #/Title:
Z2021017 – Karso Landscape Material
Supervisor District:
4
Applicant/Owner:
Jack Gilmore, Gilmore Planning & Landscape Architecture /
Phoenix Materials Inc.
Request:
Special Use Permit (SUP)to allow Landscape Material Storage
& Sales in the Rural-43 Zoning District
Site Location:
Approx. 2,700 ft. southwest of the SWC of Happy Valley Rd.
and 107th Ave., in the Peoria area.
Site Size:
Approximately 19.3 acres
County Island Status:
N/A
Additional
Comments:
There is no known opposition. There are no outstanding
concerns from reviewing agencies. The request is for a
10-year Special Use Permit (SUP) to allow the continued
operation of an existing landscape materials storage and
sales facility in the Rural-43 zoning district.
Commission
Recommendation:
On 11/4/21, the Commission voted 7-0 to recommend
approval of Z2021017 subject to conditions ‘a’ – ‘g’:
a.
Development of the site shall be in conformance with the Site Plan entitled
“Special Use Permit for Karso Landscape Material,” consisting of 1 full-size sheet,
dated September 20, 2021, and stamped received September 21, 2021, except
as modified by the following conditions.
b.
Development of the site shall be in substantial conformance with the Narrative
Report entitled “Karso Landscape Material,” consisting of 11 pages, dated
September 20, 2021, and stamped received September 21, 2021, except as
modified by the following conditions.
c.
The applicant shall provide documentation of APS and SRP approval of final site
plans prior to County approval of any future building permit(s) on the subject
property.
d.
The following Planning Engineering conditions shall apply:
December 8, 2021
Z2021017
Page 2 of 3
1.
More detailed Grading and Drainage plans submitted for acquisition of
building permits must indicate removal of the berms along the northern and
southern site boundaries; and must indicate that the entire development
site will drain to an onsite retention basin, excluding concentrated drainage
corridors that convey offsite flows through the site.
2.
Retention basins must drain within 36 hours.
3.
At the time of application for building permits, the BFE must be calculated
based on the profile contained in the FIS for the Agua Fria River. A
floodplain use permit will be required concurrent with the required building
permit(s). Habitable structures (office trailer) must be elevated to comply
with the Floodplain Regulations for Maricopa County.
4.
Applicant is responsible for coordination of any offsite and/or intersection
improvements that may be required with the City of Peoria due to the site’s
proximity to their jurisdiction.
5.
Work/improvements within the power line easement on the site is subject to
approval by the owner of said easement.
6.
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.
7.
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.
8.
Detailed Grading and Drainage (Site Development) Plans must be
submitted with the application for Building Permits
e.
This special use permit is valid for a period of 10 years and shall expire on
December 8, 2031, or upon termination of the use for a period of 90 or more days,
whichever occurs first. All site improvements associated with the special use permit
shall be removed within 90 days of such expiration or termination of use.
f.
Noncompliance with any Maricopa County Regulation shall be grounds for
initiating a revocation of this Special Use Permit as set forth in the Maricopa County
Zoning Ordinance.
g.
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, and at the time of expiration of the Special Use Permit, the
December 8, 2021
Z2021017
Page 3 of 3
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, or the expiration of the Special Use Permit, 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
or expiration of the Special Use Permit. The Special Use Permit enhances the value
of the property above its value as of the date the Special Use Permit is granted
and reverting to the prior zoning results in the same value of the property as if the
Special Use Permit had never been granted.
Presented by:
Sean Watkins, Planner
Reviewed by:
Darren V. Gérard, AICP, Planning Services Manager
Attachment:
11/4/21 P&Z Packet (32 pages)
Note:
11/4/21 Draft P&Z Minutes are not available as of the writing of this report, but can
be provided upon request later when available.
Z2021017
Page 1 of 10
Report to the Planning and Zoning Commission
Prepared by the Maricopa County Planning and Development Department
Case:
Z2021017 – Karso Landscape Material
Hearing Date:
November 4, 2021
Supervisor District:
4
Applicant:
Jack Gilmore, Gilmore Planning & Landscape Architecture
Owner:
Phoenix Materials Inc.
Request:
Special Use Permit (SUP)to allow Landscape Material Storage & Sales
in the Rural-43 Zoning District
Site Location:
Approx. 2,700 ft. southwest of the SWC of Happy Valley Rd. and
107th Ave., in the Peoria area.
Site Size:
19.3 acres
Density:
N/A
County Island:
Yes (Peoria & Surprise)
County Plan:
White Tank / Grand Avenue – Open Space
Municipal Plan:
Peoria General Plan 2040 – Employment Business Commerce
Municipal Comments:
None received to date
Support/Opposition:
None known
Recommendation:
Approve with conditions
Z2021017
Page 2 of 10
Project Summary:
1.
The applicant, Jack Gilmore, Gilmore Planning & Landscape Architecture, on behalf of
the property owner, Phoenix Materials Inc., requests a Special Use Permit (SUP) to allow
the continued operation of an existing landscape materials storage and sales facility in
the Rural-43 zoning district (MCZO Art. 1301.1.4). The facility will be operated by Karso
Landscape Materials (Karso), a sub-entity of Phoenix Materials Inc. The subject property
is parcel 201-22-008C, which comprises approximately 19.3 acres, located approximately
2,700 ft. southwest of the southwest corner of the intersection of Happy Valley Road and
107th Avenue, in the Peoria area. The subject property is fronted by 107th Ave. and
Hatfield Rd. runs along the north property boundary. A section line coincides with the
eastern-most property boundary, but it appears to have no significant effect on the
current site plan (MCZO 1105.1.3.2). The entrance to the subject property is on
Hatfield Rd., approximately 600 ft. west of 107th Ave. The entire subject property is
covered by two parallel, 330 ft. wide powerline easements that run roughly east/west
through the property. The north easement belongs to Salt River Project (SRP) and the
south easement belongs to Arizona Public Service (APS). Apparent high voltage
powerlines run overhead through the subject property with 2 lattice towers present in the
middle of the subject property.
2.
According to the project narrative, the subject property is currently in use by Karso for
landscape materials storage and sales, including an apparent office, stored bulk
materials and grading on the eastern third of the property. The narrative also states that
the eastern third of the subject property has been in use since 2002, apparently by several
different parties. Staff finds that historic aerial photos show the first use of the site for
apparent vehicle, equipment, truck and materials storage in 1998 with grading of the
eastern third of the property occurring between 2000 and 2001 and the storage activities
continuing to 2006. From 2006 to 2017 aerial photos show the subject property largely
vacant with no apparent significant storage activities. The current materials storage and
sales use appears to have begun in 2019 with increasing development intensity to today.
Staff found no record of permitting that would have provided for the past and current
uses. Staff also finds no current violations associated with the subject property.
3.
This SUP request addresses the development that has occurred on the subject property
to date, including grading (for past and current storage, parking and maneuvering
areas) and an existing 4 ft. to 5 ft. tall berm that runs along the west property boundary
and the western two-thirds of the north and south property boundaries. Most of the berm
will be removed to allow historic drainage flows through the site, although the portion
that runs along the western property boundary will be retained. The applicant states, and
aerial photos verify, that there is an existing, apparent 5 ft. tall chain link perimeter fence
on the eastern third of the north property boundary (extending east from the entrance
on Hatfield Rd.), on the entire east property boundary and on the eastern third of the
south property boundary. All the existing fencing will be removed and 5 ft. tall 3-rail pipe
fencing, with wire mesh, will be installed along the north, east and south property
boundaries. Gated accesses will be provided at the northeast and west property
boundaries for use by SRP to access their utility easement and facilities. Pavement will be
installed along Hatfield Rd. from 107th Ave. to the main property entrance on Hatfield Rd.
and on the primary access driveway extending south from the entrance to the proposed
office, including customer parking areas and a driveway loop/return that includes a
vehicle scale. The pavement will comprise milled asphalt compacted with a liquid
Z2021017
Page 3 of 10
asphaltic binder/emulsifier, which is the minimum treatment staff considers as pavement
required for on-site parking and maneuvering areas (MCZO Art. 1102.7.1).
4.
A 24 ft. x 40 ft. (960 sq. ft.) office, including an ADA-accessible bathroom, and 30 ft. x 30 ft.
(900 sq. ft) canopy are proposed in the southeastern quarter of the subject property for
customer service and covered, outdoor, materials display. A vehicle scale is proposed
just east of the office and a vehicle wash bay is proposed just west of the office with
water provided by the on-site well. A vehicle maintenance and service area will be
created in the southwestern quarter of the subject property using 5 Conex (i.e. shipping)
containers (three 8 ft. x 40 ft. and two 8 ft. x 20 ft. containers) and a 24 ft. x 24 ft. fabric
canopy, comprising a total of 1,856 sq. ft. of lot coverage. The maintenance activities will
be for repair and service of Karso’s trucks and equipment only. The total proposed lot
coverage is approximately 3,716 sq. ft. or 0.4% of the total 19.28-acre subject property
where up to 25% lot coverage is allowed (MCZO Art. 503.5.4).
5.
Staff finds the 2,816 sq. ft. of combined office and maintenance area requires 1 parking
space per 250 sq. ft. of floor area and the 900 sq. ft. of outdoor display area requires
1 parking space per 5,000 sq. ft. (MCZO Art. 1102.1.4). Accordingly, a total of 13 standard
parking spaces and 1 ADA-accessible parking space are required where 29 standard,
parking spaces and 1 ADA-accessible parking space are proposed (MCZO Art. 1102.1.4).
6.
A material crushing operation is proposed between the proposed office and vehicle
maintenance areas. Inert materials such as concrete and asphalt will be brought onto
the subject property from construction sites and mechanically crushed to produce
granular material for sale from the subject property. Crushing operations would take
place as needed, from 8:00 a.m. to 4:00 p.m. The applicant states that the crushing
operation area is at least 1,400 ft. from the nearest single-family residence. Staff agrees
that according to the Assessor’s most recent (2021) aerial photograph the nearest
residence is located approximately 1,400 ft. northeast of the crushing operation site, in
the Tiera Del Rio Parcel 1 subdivision, which is in Peoria. The next nearest residence
appears to be approximately 2,100 ft. to the southeast of the crushing operation site on
County, Rural-43 designated property. Staff finds that all property within 1,400 ft. of the
crushing operation site is vacant or apparently used for mining and similar activities,
which would not be affected by noise generated on the subject property. The proposal
includes two signs: A 24 sq. ft. business identification sign attached to the perimeter fence
near the northeast subject property corner, and an 8 sq. ft. directional sign mounted on
a 6 ft. tall post located near the entrance from Hatfield Rd.
7.
The proposal includes requests to modify two of the base Rural-43 development
standards as well as deviations from the development standards that would typically
apply under a permanent entitlement for the proposed activities. The first development
standard modification request is for a 24 sq. ft. business identification sign located in the
required front yard, which is not permitted by MCZO Art. 1402.1.1. Staff supports this
request because the sign is necessary to advertise the business and the sign is consistent
with the other standards of MCZO Art. 1042.1. The second development standard request
is to not pave most of the internal employee parking and vehicle maneuvering areas
where pavement is required (MCZO Art. 1102.7.1). Instead, the applicant proposes to
surface these areas with dustproofed decomposed granite and to apply water as
needed for dust suppression. Staff finds this request supportable because it is consistent
with the Air Quality / Dust Control Permit (F006700) and because the applicant proposes
Z2021017
Page 4 of 10
to use recycled asphalt compacted with a liquid asphaltic binder/emulsifier to pave
Hatfield Rd. from 107th Ave. to the subject property entrance, the on-site driveway from
the entrance to the office, the customer parking area, driveway loop and the ADA-
accessible parking space and ADA-accessible path to the office. The material display
area next to the office will be surfaced with pavers.
8.
The following table is included to illustrate and contrast the standards for the base zoning
district with those proposed for the project (Note: proposed changes to base zone
development standards are indicated in bold).
Standard
Rural-43
Base Standards
Proposed
Standards
Maximum Building Height
30’
30’
Front Yard Setback
40’
40’
Side Yard Setback
30’
30’
Street-Side Setback
20’
20’
Minimum Lot Width*
145’
145’
Minimum Lot Area
43,560 sq. ft.
43,560 sq. ft.
Maximum Lot Coverage
25%
25%
Screening
Solid 6’ tall
5’ tall Pipe rail fence with wire
mesh & 4’ tall berm (west side
only)
Signs**
24 square feet, not
located in a required yard.
24 sq. ft. perimeter sign
mounted on pipe rail fence
located in front yard.
8sq. ft. directional sign
located at driveway entry
from Hatfield Rd.
Pavement***
Access, Driveway, Parking
and Maneuvering areas
Entrance drive & guest
parking apply and maintain
gravel recycled asphalt or
other suitable material with
liquid asphaltic
binder/emulsifier. All other
private drives finished with
decomposed granite
* MCZO Art. 503.5.2
**MCZO Art. 1402.1
***MCZO Art. 1102.7.1, Air Quality / Dust Control Permit (F006700)
9.
Typically, a permanent entitlement for a landscape materials storage, processing and
sales facility of this kind would require, at minimum, a C-3 zoning designation
(MCZO Art. 805.2.15) and the proposed materials crushing activity would likely trigger the
need for an IND-3 zoning designation (MCZO Art. 903.2). The C-3 and IND-3 zones have
similar “additional regulations” regarding screening and setback standards, which would
require solid 6 ft. tall masonry screening at the property perimeter (including view-
obscuring access gates) with no outdoor commercial uses or enclosures encroaching
into any required yard adjacent to any street and with no materials exceeding the height
of the screening (MCZO Arts. 805.9.1 and 903.9.3). The applicant proposes to install 5 ft.
tall, 3-rail pipe fencing with wire mesh along the north, east and south property
Z2021017
Page 5 of 10
boundaries (with transparent gates at the north, northeast and west accesses) and to
maintain the existing 4 ft. to 5 ft. tall berm at the west property boundary. Stored materials
would exceed the height of the pipe fence and berm by approximately 1 ft. (subject to
APS and SRP safety requirements) and appear to extend into required yards at the west,
south and east. The applicant states that a solid masonry screen wall would not
effectively screen the subject property from the elevated property to the north and
would restrict historic off-site storm water flows, which would be contrary to drainage and
flood control standards, and the cost would be disproportionate to the anticipated,
10-year SUP entitlement. Staff finds the proposed screening and on-site materials storage
locations to be supportable because there are existing, apparently similar, outdoor
mining and material processing activities on mining exempt properties located
approximately 675 ft., and further, south of the subject property on 107th Ave. and
because the requested SUP would be limited to a 10-year term. Furthermore, all the
properties adjacent to the subject property are vacant or subject to apparent mining
activities and 6 ft. tall solid perimeter walls would be largely ineffective for screening the
property from adjacent properties, 107th Ave. and the nearest residences, which lie to
the north of the subject property. The truck maintenance and material crushing activities
would take place at least 1,400 ft. from the nearest residence and approximately 600 ft.
from 107th Ave. The truck maintenance area would be screened by Conex containers on
the west, south and east sides. Staff finds that the potential off-site noise and fugitive dust
impacts related to the materials crushing activity would not be mitigated by perimeter
screening, rather, the distance to existing residential uses, limited hours of operation and
adherence to the stipulations of the Air Quality/Dust Control Permit appear to be
satisfactory mitigation for the material crushing activity.
Zoning & Jurisdiction Map (SUP Area Shaded Brown)
Z2021017
Page 6 of 10
2020 Aerial Photograph (Subject Property Outlined in Turquoise)
Excerpt of Proposed Site Plan (North is to the Left)
Z2021017
Page 7 of 10
Existing On-Site and Adjacent Zoning / Land Use:
10.
On-site:
Rural-43 / Landscape Materials Storage & Sales
North:
Rural-43 / Vacant
South:
Rural-43 / Vacant
East:
107th Ave. then Rural-43 / Vacant &
107th Ave. then PAD / Single-family Residential (City of Peoria)
West:
Rural-43 / Vacant & Apparent Mining
Utilities and Services:
11.
Water:
On-site, Private Well
Wastewater:
On-site Septic
School District:
Peoria Unified School District #11
Fire:
Rural Metro
Police:
MCSO
Right-of-Way:
12.
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
107th Ave.
Varies
Varies (no additional
dedication required)
Principal Arterial
Hatfield Rd.
NA
NA
NA
Adopted Plans:
13.
White Tank/Grand Avenue Area Plan (Adopted: December 6, 2000): This plan identifies
the subject site as having an Open Space designation. The open space category
denotes areas best suited for open space recreation. It includes uses such as parks,
recreation and scenic areas, and drainage. Residential development up to one (1)
dwelling unit per acre is permitted in certain open space areas, provided development
in environmentally sensitive areas line steep slopes, floodplains, and significant wildlife
and plant habitats, is in compliance with all applicable federal, state and county
regulations.
14.
City of Peoria General Plan 2040 (Adopted: December 2020): This plan identifies the
subject site as having an Employment Business Commerce designation. This designation
contains
offices,
warehousing,
incubator
space,
mini-storage,
research
and
development, and light industrial uses. Site planning should balance siting of buildings for
visibility with appropriate screening of loading bays, truck access, storage areas and
parking. Commercial uses which are complementary or supportive may be appropriate.
Public Participation Summary:
15.
The applicant has 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
Z2021017
Page 8 of 10
within 300’ of the subject site. Staff is aware of no comments from agencies, including the
City of Peoria.
Outstanding Concerns from Reviewing Agencies:
16.
To date, staff has received no comments from reviewing agencies in opposition to the
proposal, including the City of Peoria, APS and SRP. SRP did not respond to staff
notification routing email dated March 12, 2021 and APS responded with no objection to
the use in general, with the only concern being the presence of the 4 ft. to 5 ft. tall berm
at the west property boundary because the typical maximum grade change allowed
within an APS transmission easement is 2 ft., unless further study ensures “phase-to-
ground” clearance is within safety limits. In the narrative, the applicant states that they
have met with APS and SRP and that both agencies will require copies of the final site
plans for review and approval prior to construction. Accordingly, a condition of approval
for this SUP is to require County verification of APS and SRP review and approval of the
final site plan prior to approval of future building permit(s).
Staff Analysis:
17.
Staff finds the requested SUP, including the proposed development standard
modifications, appropriate and consistent with the surrounding Rural-43 zoning and
existing uses. According to 2021 aerial photography all properties within 500 ft. of the
subject property boundary are either vacant or apparently used for mining and similar
activities that would not be affected by potential off-site noise emanating from the
activities proposed on the subject property. Compliance with Air Quality/Dust Control
Permit F006700 appears to provide mitigation of potential dust impacts emanating from
the subject property. The on-site materials crushing activity will be at least 1,400 ft. from
the nearest existing residence and would be limited to daylight hours (8:00 a.m. to 4:00
p.m.), which appears to provide adequate mitigation for potential noise impacts. The
proposed perimeter fencing at the north, east and south sides does not provide solid site
screening, however, the SUP is limited to a 10-year term and Staff agrees that the cost of
constructing a 6 ft. tall perimeter masonry screen wall would be an undue burden
considering the limited SUP term.
Recommendation:
18.
For the reasons outlined in this report, staff recommends the Commission motion for
Approval, subject to conditions ‘a’ – ‘g’.
a.
Development of the site shall be in conformance with the Site Plan entitled
“Special Use Permit for Karso Landscape Material,” consisting of 1 full-size sheet,
dated September 20, 2021, and stamped received September 21, 2021, except
as modified by the following conditions.
b.
Development of the site shall be in substantial conformance with the Narrative
Report entitled “Karso Landscape Material,” consisting of 11 pages, dated
September 20, 2021, and stamped received September 21, 2021, except as
modified by the following conditions.
Z2021017
Page 9 of 10
c.
The applicant shall provide documentation of APS and SRP approval of final site
plans prior to County approval of any future building permit(s) on the subject
property.
d.
The following Planning Engineering conditions shall apply:
1.
More detailed Grading and Drainage plans submitted for acquisition of
building permits must indicate removal of the berms along the northern and
southern site boundaries; and must indicate that the entire development
site will drain to an onsite retention basin, excluding concentrated drainage
corridors that convey offsite flows through the site.
2.
Retention basins must drain within 36 hours.
3.
At the time of application for building permits, the BFE must be calculated
based on the profile contained in the FIS for the Agua Fria River. A
floodplain use permit will be required concurrent with the required building
permit(s). Habitable structures (office trailer) must be elevated to comply
with the Floodplain Regulations for Maricopa County.
4.
Applicant is responsible for coordination of any offsite and/or intersection
improvements that may be required with the City of Peoria due to the site’s
proximity to their jurisdiction.
5.
Work/improvements within the power line easement on the site is subject to
approval by the owner of said easement.
6.
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.
7.
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.
8.
Detailed Grading and Drainage (Site Development) Plans must be
submitted with the application for Building Permits
e.
This special use permit is valid for a period of 10 years and shall expire on
December 8, 2031, or upon termination of the use for a period of 90 or more days,
whichever occurs first. All site improvements associated with the special use permit
shall be removed within 90 days of such expiration or termination of use.
f.
Noncompliance with any Maricopa County Regulation shall be grounds for
initiating a revocation of this Special Use Permit as set forth in the Maricopa County
Zoning Ordinance.
Z2021017
Page 10 of 10
g.
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, and at the time of expiration of the Special Use Permit, 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, or the expiration of the Special Use Permit, 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
or expiration of the Special Use Permit. The Special Use Permit enhances the value
of the property above its value as of the date the Special Use Permit is granted
and reverting to the prior zoning results in the same value of the property as if the
Special Use Permit had never been granted.
Presented by:
Sean Watkins, Planner
Reviewed by:
Darren V. Gérard, AICP, Planning Services Manager
Attachments:
Case Map (1 page)
Site Plan (1 page)
Narrative (11 pages)
MCENG comment (5 pages)
MCESD comments (1 page)
MCDOT TIS Waiver (1 page)
APS notification response (2 pages)
M
ARICO
PA CO
UN
TY
/
M
aricopa County Planning & Developm
ent - Phoenix, AZ
4
G
ross Acres: 19.3 approx.
G
enerated August 18, 2021 14:10 PM
Z2021017
Application Nam
e:
Legal Description
Karso Landscape M
aterial EDR
Applicant
Case Address
,
Jack G
ilm
ore for G
ilm
ore Planning & Landscape Architecture
Applicant Phone/Em
ail
Parcel Prim
ary:
602.266.5622
jgilm
ore@
getgilm
ore.com
M
ap scale 1:3,436
Supervisor District No.
LANDSCAPE M
A
TERIAL STO
RAG
E & SALES
5.3585 in
KARSO LANDSCAPE MATERIAL
Special Use Permit
Project Narrative Z2021017
Revised September 18, 2021
Page 1
GILMORE
PLANNING & LANDSCAPE ARCHITECTURE
1. Project Team
Land Owner
Applicant & Land Planner
Phoenix Materials Inc.
c/o Justin Curtis
625 W. Deer Valley, Ste 103 - Box 181
Phoenix, AZ 85027
(602) 513-0835
phoenixmaterials@live.com
Gilmore Planning & Landscape Arch.
Jack Gilmore, LA
2211 North 7th Street
Phoenix, Arizona 85006
(602) 266-5622
jgilmore@getgilmore.com
Civil Engineer
Ament Professional Services
Kameron Tobin / Scott McMahon, PE
18206 N 19th Ave. Suite 2A
Phoenix, AZ 85014
(480) 542-0491
kamerontobin@amentpro.com
KARSO LANDSCAPE MATERIAL
Special Use Permit
Project Narrative Z2021017
September 18, 2021
Page 2
GILMORE
PLANNING & LANDSCAPE ARCHITECTURE
2.
Purpose of Request
On behalf of Phoenix Materials Inc., (Owner/Operator), Gilmore Planning & Landscape
Architecture in association with Ament Professional Services (Applicant) respectfully submits for
consideration this application for a Special Use Permit (SUP) for Karso Landscape Material to
allow the sale of various: sands, gravel, decomposed granite, boulders, and various precast
pavers used for walks, patios, driveways, and other related building material. In addition to the
sale of this stockpiled material, Karso also requests the ability to crush inert construction material
for resale. Karso is requesting the County’s support to allow a concrete crusher that will breakup
this material to a granular scale that can then be sold and used for construction base material.
The primary benefit is to recycle this inert material for re-use and not buried in a landfill. A water
truck will be available for dust control.
The Property includes 19.28 acres under the current ownership, Phoenix Materials Inc., and is
zoned RU-43, the County’s holding zone. It is located at 10701 W. Hatfield, or by proximity, at
the southwest corner of 107th Ave and Hatfield Road in the unincorporated area of Maricopa
County, refer to Exhibit 1 for the location of this property. This use is identified in the Maricopa
County Zoning Ordinance as a Special Use under Section 1301.1.22.- outdoor storage including
wholesale and retail sales of landscape materials, storage rental yards, construction yards and
similar, interim industrial uses, which represents the primary use under this SUP. The secondary
use under this SUP is the concrete crusher which will produce granular material, which is identified
in Section 1301.1.4 as the “development of earth products”. The SUP may be granted for a period
not exceeding ten years, at which time Karso must apply for an extension. This application
requests the County’s support for a Special Use Permit. The current RU-43 will remain, but with
a Special Use Permit (RU-43 - SUP) for the storage and sale of landscape granular material,
crushing and resale of inert construction material, and the open storage and sales of precast
landscape material.
2.1 Ownership
The property owner is Phoenix Materials Inc. The County Assessor has identified this
property as 201-22-008C. Phoenix Materials Inc created a sub-entity Karso Landscape
Material who will be the on-site operator.
2.2 Existing Land Use
The major portion of the Property, the western two-thirds, is currently undeveloped and
largely in its native condition. The County’s historical photos indicate that the eastern third
of the property has been in use since 2002. This eastern portion has not been improved
except for surface treatments for dustproofing. It appears that there have been a number
of users and most recently for the storage and sales of granular material. There are two
parallel powerline easements that each measure 330’ in width that cover 100% of the
property. SRP controls the north half, and APS controls the south half. There are two
existing towers that are adjacent and separated by a clear space of approximately 70’, or
35’ north and south of their common easement boundary, refer to Exhibit 2 - Site Survey,
KARSO LANDSCAPE MATERIAL
Special Use Permit
Project Narrative Z2021017
September 18, 2021
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GILMORE
PLANNING & LANDSCAPE ARCHITECTURE
for the location of these power line easements, towers and overhead lines. Prior to Karso
Landscape Material, this property was used for a similar business that was storing
landscape material for sale. The Owner/Operator, Mr. Justin Curtis, met separately with
APS and SRP to better understand their restrictions of land uses within their respective
easement areas and under their overhead powerlines. Following those discussions, Karso
Landscape Material began their storage and sale of landscape material. With a recent
revelation that a SUP is required, Phoenix Material Inc. has retained GPLA and Ament
Professional Services (Civil Engineer) to assist in that effort. The surface area is relatively
flat with natural grade falling from the north to the south at approximately 1-2%.
From the entrance gate on Hatfield Road and continuing east to 107th Ave is an existing
fence that also fronts onto 107th Ave and then continues west along the south property line
to an alignment south of the existing modular office. Beginning near this fence terminus is
a 4-5’ berm constructed on-site that wraps the western two-thirds of the property ending
near the north entrance gate on Hatfield Road.
The entire site lies within a FEMA delineated floodplain along the Agua Fria River. The site
is classified by the Federal Emergency Management Agency (FEMA) as Zone ‘AE’, defined
as an area inundated by 1% annual chance flooding, for which Base Flood Elevations
(BFE’s) have been determined. This designation also establishes the presence of a Special
Flood Hazard Area that requires finish floor elevations to be above the Base Flood Elevation.
A Preliminary Drainage Study has been prepared and updated by Ament Professional
Services and submitted with this SUP Application.
2.3 General Plan Designation
The subject property is situated within a county island and within the future annexation
boundary for the City of Peoria. The Peoria General Plan 2040 has designated the area
southwest of 107th Ave and Hatfield Road as Employment/ Business/ Commerce. This
proposed use appears to reflect the intended use of the property as a Business / Commerce
Use.
KARSO LANDSCAPE MATERIAL
Special Use Permit
Project Narrative Z2021017
September 18, 2021
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PLANNING & LANDSCAPE ARCHITECTURE
3.
Description of Proposal
Access to and from the property must come from 107th Ave to Hatfield Road and to the property’s
existing gated entrance drive located approximately 535’ west of the 107th Ave intersection.
Towards the south end of this entrance drive is a 24’x40’ modular office for customer services
that will include an ADA accessible restroom. North of the office will be a display area for the
presentation of material and customer parking is oriented in front of the office. This access road
and the eastern portion of the property has been in place and in use since at least 2002 or earlier.
From this access road and extending to the 107th Ave frontage is an area that represents
approximately one-third of the property. This area will be the primary display and sales area for
the various landscape material. Karso Landscape Material intends to provide a wide variety of
various sands, gravel, and a variety of decomposed granite in different colors and sizes, along
with a collection of decorative boulders used for project landscapes and precast concrete pavers
of differing sizes and colors. A grade level scale will be installed to weigh loads.
Extending west from this access drive are a series of proposed storage areas that will be graded
and dustproofed. Graded service roads will permit Karso to move stored material to the front
display area. As illustrated on the attached Site Plan, Exhibit 4, both APS and SRP have
easements that cover the entire site. These two power companies each have the management
and maintenance responsibilities for these easement areas and they have reviewed this Site Plan
and established the following land use restrictions.
-
The site plan notes the future installation of 2 additional towers and powerlines within the
north half of the north SRP easement. There is a tower set up area just north of the
existing towers that is approximately 200’ in width, as well as 60’ wide wire set up areas
situated between the landscape stockpiles. These defined set up areas must remain open
and cannot be used for any surface storage.
-
SRP has established their interest for a center service drive situated on the common
boundary between these two powerline easements. SRP is also indicating that they will
install an access gate on the west side of the property to allow service access further west
along their extended powerline corridor.
-
Both SRP and APS will require copies of the final site plan and improvement plans for
their own design review and approval prior to construction of these improvements.
KARSO LANDSCAPE MATERIAL
Special Use Permit
Project Narrative Z2021017
September 18, 2021
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Notes
1. A solid 6’ screen wall will not effectively screen views from the elevated property to the
north, and will restrict the historic off-site storm flows. The 5’ pipe rail fence with wire mesh
provides an obvious deterrent restricting pedestrian and vehicular access, will facilitate the
passage of historic off-site storm flow that crosses the property north to south, and will be
more affordable considering a 10-year lifespan for the SUP.
DEVELOPMENT STANDARDS
RU-43
RU-43 w/ SUP
Proposed
Maximum Building Height
30 ft.
30 ft.
Minimum Building Setbacks
Front - 107th Ave
40 ft.
40 ft.
Hatfield Rd. - North Street Side
20 ft.
20 ft.
West - Rear Yard (Maintenance)
40 ft.
40 ft.
South Side Yard
30 ft.
30 ft.
Minimum Lot Width
145 ft.
145 ft.
Minimum Lot Area
43,560sf
43,560sf
Maximum Lot Coverage
25%
25%
Lot Coverage - As Shown
4500sf / 839,410sf = .5%
Parking Required - Including 1 ADA
4
Parking Provided
28
Screening
Solid 6 ft. Tall Screen
5 ft. tall Pipe Rail Fence
(*MCZO Art. 1102.7.7)
with wire mesh, and 4 ft min
Note 1.
berm (west side only)
Signage
Not Allowed in any
1 Perimeter ID Sign located
Req'd yard 24 sq ft Max **
along 107th Ave, mounted on
(**MCZO Art 1402.1.1 & 1402.1.3) a 5' Pipe Rail Fence - max.
Note 2.
copy area is 24sf. Plus
1 Directional Sign located
at driveway entry off Hatfield
Pavement
Asphalt millings compacted with
Entrance drive & guest pkg -
a liquid asphaltic binder/
apply and maintain gravel
emulsifier ***
recycled asphalt, or other
(*** MCZO Art. 1102.71)
suitabe material with liquid
Note 3
asphaltic binder/emulsifier
All other private drives
finished with dec. granite.
KARSO LANDSCAPE MATERIAL
Special Use Permit
Project Narrative Z2021017
September 18, 2021
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PLANNING & LANDSCAPE ARCHITECTURE
2. Article 1402.4 permits two perimeter wall signs that shall not exceed 24 sq. ft., on a max. 6-
foot high sign wall. This SUP will include one perimeter ID sign along the 107th Ave frontage
and one directional sign at the driveway entrance off Hatfield Rd that will not exceed 8 sq. ft.
on a 6-foot high sign post located outside the Site Visibility Triangle.
3 Pavement will be installed along Hatfield Rd from 107th Ave to the entrance drive, and along
the primary access drive from Hatfield Rd that will include the guest parking areas. The
pavement will consist of milled asphalt and a liquid asphaltic binder/emulsifier per County
standards. All other service drives on-site are company oriented for employee use only and
will be dustproofed with a granular decomposed granite.
3.1 Site Development - Improvements
On-site development of the property will be limited to:
a. the modular office (20’ x 40’), The guest parking area will have a dedicated and paved
ADA parking stall with an ADA accessible path to an ADA accessible restroom per
MCZO Art 1102.1.4 and footnote 2.
b. extending water service onto the property (this may include a separate connection to the
existing well as a non-potable source for washing crushed material and for the open
wash bay for spraying / cleaning construction vehicles,
c. installing a septic system,
d. the primary access drive from Hatfield Rd and guest parking areas with be paved using
milled asphalt and a liquid asphaltic binder/emulsifier per County standards. All other
service drives on-site are company oriented for employee use only and will be
dustproofed with a granular decomposed granite.
e. Dedication of ROW for Hatfield Road, if required. The ROW and pavement width shall
be coordinated with the MCDOT Staff. The portion of Hatfield Road from 107th Ave to
the Karso entrance drive will be paved using “Asphalt millings compacted with a liquid
asphaltic binder/emulsifier”. This pavement will extend on-site along the entire length of
the guest portion of the access drive including the guest parking area and the ADA
parking stall. Details to be resolved with the MCDOT.
f. 25’-ft. Sight Visibility Triangles have been illustrated on both sides of the access drive
off the Hatfield Rd entrance. These SVT’s establishes a maximum height of 2 ft. for any
landscaping of other physical improvements including fencing.
g. the display area for the sale of their material stockpiles shall be finished with ¼”- ½”
minus decomposed granite to maintain an attractive and uniform surface finish.
h. replace the existing fence and berm along the entire north, east and south property lines
with a 5’ pipe rail fence with 1” wire mesh. This will facilitate the historic flow of storm
water runoff by allowing flows to pass through the fence. This SUP is for 10 years
(requested) and the cost for a 5-6 foot CMU Screen wall is hard to justify. This pipe rail
is relatively open, facilitates security observation, allows historic storm flow to easily
pass through, and will be less visible. The west side will retain the existing perimeter
KARSO LANDSCAPE MATERIAL
Special Use Permit
Project Narrative Z2021017
September 18, 2021
Page 7
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PLANNING & LANDSCAPE ARCHITECTURE
berm, but a new gate will be installed for APS & SRP to allow their service trucks access
to their overhead powerlines. A drainage study has been prepared and submitted with
this SUP application that considers the historic flow crossing through the property, while
retaining on site storm flow in designated retention basins per the Preliminary Grading
& Drainage Plans submitted with this SUP Application.
i.
Near the center of the property on the south side will be a maintenance and service yard
to be available only to company trucks and equipment. Three conex containers will be
aligned around a concrete service pad to mitigate views. These containers will be used
for the storage of smaller equipment and tools used for servicing and maintaining the
project trucks. This area will be screened by existing tree massing and enhanced with
additional native trees for visual separation and shade. Karso’s inventory of company
trucks and equipment include:
-
10 Dump Trucks, 1 service pickup, 2 front-end articulated loaders, and 4 skid -
loaders (bobcats). Only these trucks and service equipment will be maintained by
their mechanics.
j.
Near this maintenance area, Karso intends to locate a small rock crushing operation that
will generate additional granular material for sale. The inert material is characterized as
construction debris such as concrete and asphaltic pavement, and typically arrives as
spoils from a construction site. This inert material has already been broken up as part
of the demolition process from various construction sites. This crusher will operate only
during the daylight hours after 8:00AM and no later than 4:00PM. The closest single-
family home is situated to the northeast at a distance of approximately 1,400 feet. The
granular material will be stockpiled and limited in height per APS requirements.
k. Security systems and lighting may be installed as a future improvement. Light poles will
be limited to a maximum height of 18 feet, and light fixtures must comply with Section
1112 of the County Zoning Ordinance for Outdoor Lighting. Management of the security
may be monitored from a remote location.
l.
Within the next 3-4 years, Karso is planning for additional improvements: 2 conex
containers along with a low canopy with fabric cover for shading cars. These two conex
containers will be located immediately east of the first 3 conex containers. On the north
side of the office, Karso intends to install a similar canopy structure with a low fabric
cover to shade their display area. These canopy structures will be submitted for permit
review and approval by Maricopa County and APS/SRP.
m. Retention basins will be distributed around the property, but more towards the southeast
corner to satisfy retention requirements for storm water runoff.
n. Article 1402.4 permits two perimeter wall signs that shall not exceed 32 sq. ft., on a max.
6-foot high sign wall. This SUP will include one perimeter ID sign along the 107th Ave
frontage with a maximum sign copy of 24 sq ft., and one directional sign at the driveway
KARSO LANDSCAPE MATERIAL
Special Use Permit
Project Narrative Z2021017
September 18, 2021
Page 8
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PLANNING & LANDSCAPE ARCHITECTURE
entrance off Hatfield Rd that will not exceed 8 sq. ft. on a 6-foot high sign post located
outside the Site Visibility Triangle. The perimeter identification sign will be attached the
pipe rail fence and located along the 107th Ave frontage outside the site visibility triangle.
This sign and the directional sign will be processed separately from this SUP Application
and designed to meet the County standards under Article 1402 and as modified with the
SUP request.
o. An Air Quality General Permit for ‘dust control’ has been issued to Karso Landscape
Supply, Facility No. F006700, Permit No. P0007176, expiration date – July 31, 2022.
3.2 Hours of Operation
Karso Landscape Supply is open 7 days a week except for holidays. Summer hours begin
and 6:00AM and the entrance gate off Hatfield Rd is locked at 4:00PM. Winter hours shift
one hour, opening at 7:00AM and closing at 5:00PM.
3.3 Karso Staff
Karso Landscape Supply has twelve full time employees. On-site parking is provided
separate from the guest parking.
4
Relationship to Surrounding Properties
North: The area north of subject property is State Trust Land, undeveloped and zoned RU-
43. There is no indication that any development is being considered. At the northeast
corner of the site, 107th Ave turns to the northeast creating a narrow frontage at the actual
northwest corner of 107th Ave & Hatfield Rd. At this location, there is an existing City of
Peoria Sewer Lift Station servicing the Tierra Del Rio Community. The lift station and the
area extending to the north and east is within the City of Peoria jurisdiction and zoned PAD.
Northwest: At the northwest corner of the site is the intersection of Hatfield Road and 109th
Ave alignment. The area is privately owned and currently being mined for sand and gravel.
Hatfield terminates at this intersection. 109th Ave does not appear to be dedicated and is
more of a driveway located on State Land providing access for the sand and gravel
extraction site. The area is within the County’s jurisdiction and zoned RU-43.
West: the area immediately west is State Trust Land under County jurisdiction and zoned
RU-43. The same two powerline easements that cover the subject property continues west.
South: the approximate 20-acre area immediately south is also State Trust Land that is
undeveloped, is in its native condition and zoned RU-43. Continuing south is a large sand
and gravel extraction and material processing site owned by CEMEX.
KARSO LANDSCAPE MATERIAL
Special Use Permit
Project Narrative Z2021017
September 18, 2021
Page 9
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PLANNING & LANDSCAPE ARCHITECTURE
East: the area immediately east of 107th Ave is owned by SRP and is used for the extension
of the same overhead powerlines that cross over the subject property. This area is
undeveloped, in its native condition, and under County jurisdiction zoned RU-43.
Refer to Exhibits 1 and 3 that illustrate these existing and surround land uses.
The granting of this SUP will have little to no impact on any of these adjacent properties. Its prior
use established a precedent and a local awareness of this land use. The surrounding properties
are essentially vacant and primarily influenced by the presence of the existing overhead
transmission lines and their towers. Relative to 107th Ave, the property is approximately 8’ below
the intersection at Hatfield Road and 12’ below 107th Ave at the southeast corner. This lower
grade has placed the entire property within a Special Flood Hazard Area. Except for property
located to the northwest corner which is being mined for decomposed granite, the balance of the
surrounding ownership is primarily State Land and Salt River Project. It is the combination of
these land use conditions that minimizes this SUP impact.
5
Location and Accessibility
107th Avenue is an existing arterial providing regional access to and from the Project Site. From
107th Ave, users must circulate west along Hatfield Road to gain access to the property. This
access will be secured with a lockable gate, which will remain open during daytime business
hours.
6
Circulation System
On-site circulation is oriented for guests providing direct access to and from the sales office and
the adjacent display area. Guests will be directed to the office where they will park and review
displayed material. As arrangements are completed, the guests will then circulate to the scale
where their ‘empty’ vehicle weight is measured. Guests will then add/load material and return to
the scale where their ‘loaded’ weight can be compared and purchases completed. Only vendors,
employees, and representatives from SRP and APS may access the western portion of the
property. Internal graded access roads will allow employees to access their maintenance facility,
vendors to drop-off bulk material for storage and/or crushing, and SRP/APS to inspect the
property and eventually begin construction of a second set of tower structures.
7.
Development Schedule
The approval of this SUP will bring the current use into conformity with Maricopa County’s land
use and development standards. Additional improvements for the maintenance area, septic
system, site drainage and retention areas, and landscaping will begin as soon as this SUP has
been approved.
KARSO LANDSCAPE MATERIAL
Special Use Permit
Project Narrative Z2021017
September 18, 2021
Page 10
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PLANNING & LANDSCAPE ARCHITECTURE
Phase 1: Improving the access roads, elevating the modular office, installation of the septic
system, and site grading with retention basins will be completed within 9 months of the SUP
Approval date.
Phase 2: The maintenance facility may be installed with the first phase, but certainly within 24
months of the Board’s approval of the SUP.
The expansion/extension of the service roads and material storage areas will respond to the
market’s demand for the various types of building material.
8.
Public Utilities & Services
Water service: On-site well.
Sewer service: On-site septic.
Police &Fire: Maricopa County Sherriff’s Office and the Rural Metro Fire District
respectively.
Power: APS
Solid Waste: Republic
School District: Peoria Unified School District No.11.
Elementary: Zuni Hills; 10851 W. Williams Rd, Sun City, AZ 85373
High School: Liberty High School, 9621 W. Speckled Gecko Dr., Peoria, AZ 85383
9.
EXHIBITS
1.
Aerial Vicinity Map
2.
ALTA Survey
3.
Context Plan with Site Photos
4.
Site Plan
5.
Grading & Drainage Plan
Bob Fedorka, PE
Planning & Development
301 W. Jefferson Ave., Suite 170
Phoenix, Arizona 85003
Phone: (602) 506-7151
www.maricopa.gov/planning
email address:
Bob.Fedorka@maricopa.gov
Maricopa County
Planning & Development Department
Date:
September 29, 2021
Memo To: Darren Gerard, AICP, Planning Manager, Department of Planning &
Development
Attn:
Sean Watkins, Planner, Planning & Development Services
cc:
Michael Norris P.E., Engineering Manager, Planning and Development
From:
Bob Fedorka, PE, Engineering Supervisor, Planning & Development
Subject:
Z2021017 – SUP for Karso Landscape Supply
APN(s):
201-22-008C
Engineering Review has reviewed the third plan and report submittal routed for
review/uploaded on 9/21/2021, for the subject application and has the following
comments:
DRAINAGE PLAN REVIEW
1. OFFSITE HYDROLOGY
a. The plans have been revised to indicate removal of the berms along the
north and south sides of the site.
b. Based on the above, there are no further comments; see stipulations.
2. ONSITE HYDROLOGY
a. No further comments; see stipulations.
3. ONSITE RETENTION
b. No further comments; see stipulations.
4. RETENTION DISPOSAL
a. No further comments; see stipulations.
5. CROSS SECTIONS
a. No further comments.
Page 2 of 5
6. FINISHED FLOORS (PADS)
a. No further comments.
7. TOPOGRAPHY
a. No further comments. A new topographic survey has been prepared.
8. FLOODPLAINS
a. No further comments; see stipulations.
9. EROSION SETBACKS
a. This item does not apply to this application.
FLOOD CONTROL DISTRICT REVIEW
1. No further comments; see stipulations.
PND TRANSPORTATION PLAN REVIEW
1. No further comments; see stipulations.
PND TRANSPORTATION PLAN REVIEW R/W INFORMATION
1. 107th Avenue (south of Hatfield) (MCDOT Jurisdiction)
a. Current Classification: Major Collector
b. Future Classification: Principal Arterial
c. Existing R/W:
Varies
d. Ultimate R/W:
Varies (no additional dedication required)
2. Hatfield Road (Private/Other R/W)
a. Current Classification: NA
b. Future Classification: NA
c. Existing R/W:
NA
d. Ultimate R/W:
NA
Page 3 of 5
The following stipulations will apply:
1. More detailed Grading and Drainage plans submitted for acquisition of building
permits must indicate removal of the berms along the northern and southern
site boundaries; and must indicate that the entire development site will drain to
an onsite retention basin, excluding concentrated drainage corridors that
convey offsite flows through the site.
2. Retention basins must drain within 36 hours.
3. At the time of application for building permits, the BFE must be calculated
based on the profile contained in the FIS for the Agua Fria River. A floodplain
use permit will be required concurrent with the required building permit(s).
Habitable structures (office trailer) must be elevated to comply with the
Floodplain Regulations for Maricopa County.
4. Applicant is responsible for coordination of any offsite and/or intersection
improvements that may be required with the City of Peoria due to the site’s
proximity to their jurisdiction.
5. Work/improvements within the power line easement on the site is subject to
approval by the owner of said easement.
6. 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.
7. 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.
8. Detailed Grading and Drainage (Site Development) Plans must be submitted
with the application for Building Permits
Please contact me with any questions.
Page 4 of 5
DRAINAGE PLAN REVIEW REFERENCES:
The Drainage Regulations are listed in Section 1205 of the MCZO:
https://www.maricopa.gov/documentcenter/view/272
Maricopa County Drainage Policies and Standards Manual:
https://www.maricopa.gov/DocumentCenter/Home/View/2369
For Additional Information See:
https://www.maricopa.gov/1635/Drainage-Review
FLOOD CONTROL DISTRICT OF MARICOPA COUNTY REFERENCES:
Floodplain Regulations for Maricopa County:
https://www.maricopa.gov/DocumentCenter/View/630
For Additional Information See:
https://www.maricopa.gov/3847/Flood-Control-District
PND TRANSPORTATION REFERENCES:
Residential Driveway Guidelines
https://www.maricopa.gov/documentcenter/view/362
Roadway Design Manual
http://www.mcdot.maricopa.gov/DocumentCenter/View/24883
Maricopa County Resolution for ROW Permits
https://www.maricopa.gov/documentcenter/view/364
For Additional Information See:
https://www.maricopa.gov/156/MCDOT
PND STORMWATER QUALITY (SWPPP) REFERENCES:
Storm Water Quality Management and Discharge Control Regulation
https://www.maricopa.gov/DocumentCenter/View/6577
Air Pollution Control Regulations Rule 310
https://www.maricopa.gov/DocumentCenter/View/5354
For Additional Information See:
https://www.maricopa.gov/3980/Water-Sewage-Stormwater-Waste
Page 5 of 5
Abbreviations Key:
Drainage:
DD =
Department Directive (See: http://www.maricopa.gov/1911/Department-
Directives)
MCZO =
Maricopa County Zoning Ordinance
DPSM = Maricopa County Drainage Policies and Standards
SSA =
State Standard Attachment
DDMV1= Maricopa County Drainage Design Manual – Hydrology
DDMV2 = Maricopa County Drainage Design Manual – Hydraulics
Flood Control:
FRMC =
Floodplain Regulations for Maricopa County
PND Transportation:
RDM =
MCDOT Roadway Design Manual
RDG =
MCDOT Residential Design Guidelines
MSRP = MCDOT Major Streets and Routes Plan
PND Storm Water:
SWMDCR=
Maricopa County Storm Water Quality Management and Discharge
Control Regulation
DDMV3= Maricopa County Drainage Design Manual – Erosion Control
APCR=
Maricopa County Air Pollution Control Regulations – Rule 310
Water and Waste Management
Division
Subdivision Infrastructure &
Planning Program
1001 N. Central Avenue #150
Phoenix, Arizona 85004
Phone: (602) 506-0376
Fax: (602) 506-5813
TDD 602 506 6704
Maricopa County
Environmental Services Department
DATE:
February 5, 2021
TO :
Sean Watkins, Planning & Development Dept.
Senior Planner
FROM:
Souren Naradikian, P.E.
Senior Civil Engineer
SUBJECT:
SUP FOR KARSO LANDSCAPE MATERIAL. Z2021017
The Maricopa County Environmental Services Department (MCESD) has received
documentation request for a SUP FOR KARSO LANDSCAPE MATERIAL.
Based on the submitted documentation, the purpose of this request is to obtain SUP
FOR KARSO LANDSCAPE MATERIAL at APN # 201-22-008C. Privet well and septic
system will provide potable water and sewer service, MCESD has concerns. NOID must
be obtained prior to construction permit approval.
Based on the above, MCESD raised no objections to the Planning & Development
Department in in Accela Automation on February 5, 2021 and can allow the project to
proceed at this time subject to the following stipulations:
Stipulations:
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.
I:\TSM-Design Branch\Laxmikanth Narwa\Karso Landscape Material\Karso Landscape_TS Review Comments - Review1.doc
MCDOT -- TRAFFIC ENGINEERING
REVIEW COMMENT SHEET
1 of 1
Date: Mar 15, 2021
Project Name: Karso Landscaping Materials Lot
Location: Southwest corner of 107th Avenue and Hatfield Road
MCDOT File No.: Z2021017
Reviewer: Laxmikanth Narwa, P.E. (Texas)
Phone No.: 602-506-8677
Reviewer: Rajanikanth Thoutam, P.E.
Phone No.: 602-506-8940
Consultant: Y2K Engineering, LLC.
Project No.:
Plans Sealed By: Christopher Williams, PE, PTOE Phone No: Fax:
Consultant Code:
A = Will Comply B = Deleted
C = Consultant to Evaluate
Item
Number
Sheet
Number
Comments
Consultant
Reply
= = =
1
2
= = =
1st REVIEW (TIS)
Consultant: Please use the code and respond to each comment in the
Consultant Reply Column. This sheet is for our record, please answer every
question and sign and date your acknowledgement or the plans will be
sent back to complete the process. Send back the marked-up plans and a
new set of plans along with this comment sheet. Thank you for your
cooperation.
= = = = = = = = = = = = = = = = = = = = = = = = = = = = = =
General Project Summary:
The proposed Karso Landscaping Materials Lot is located on the southwest
corner of 107th Avenue and Hatfield Road in Maricopa County, Arizona - just
south of the City of Peoria’s City limit. In the future this location could become
a plant nursery with commercial visitors.
The proposed development is anticipated to generate less than 100 trips
during the peak hour, with 16 trips occurring during the weekday AM peak hour
and 19 trips occurring in the weekday PM peak hour.
General Comments:
The project site is all within the City of Peoria’s limits. Only 107th Avenue
south of Hatfield road falls under MCDOT jurisdiction. The proposed project
has apparently no significant impact on County road system.
Review Comments
No comments.
Traffic Impact Statement is Approved.
Signature: _____________________________________ Date: ___________
Use CODE
"A", "B","C"
in this column
next to every
comment.
= = = =
From:
James.Generoso@aps.com
To:
Sean Watkins (PND)
Subject:
RE: Notification Routing - Karso Landscape Materials - Special Use Permit Request- Z2021017
Date:
Thursday, March 18, 2021 1:44:23 PM
Attachments:
APS Easement 20010822919.pdf
Sean,
Our transmission line maintenance engineer as well as myself reviewed the documents uploaded under the case number for this project. We have
no problem with the proposed use in general. Our only comment/concern is that in the western portion of our easement, it appears from the
conceptual site plan that the applicant wishes to install a 5-6’ high berm generally crossing the APS line perpendicularly. The maximum grade
change that APS allows within our transmission easements is 2’, unless the applicant provides a study (modeling) to see how phase-to-ground
clearance is affected and to make sure it is still within necessary safety limits. The applicant would have to work with APS on that.
For clarification, the APS easement is not specifically labeled on their conceptual site plan, but does appear on the ALTA survey provided in PDF
pages 11-12 of their project narrative submittal. It is a 15’ wide easement running east-west along the northern portion of the property and is
referred to as Schedule B Item #7, the 2001-0822919 partial assignment. It is within the larger SRP easement. I have attached that document.
Thank you for the opportunity to review this project.
-James Generoso
From: Sean Watkins (PND) <Sean.Watkins@Maricopa.Gov>
Sent: Wednesday, March 17, 2021 1:56 PM
To: Generoso, James <James.Generoso@aps.com>
Subject: FW: Notification Routing - Karso Landscape Materials - Special Use Permit Request- Z2021017
***CAUTION***
***CAUTION***
***CAUTION***
This e-mail is from an EXTERNAL address (Sean.Watkins@maricopa.gov). DO NOT click on links or open attachments unless you trust
the sender and know the content is safe. If you suspect this message to be phishing, please report it to the APS Cyber Defense Center at
ACDC@aps.com.
Hello Mr. Generoso,
I am sending this notification to APS because the proposal described below appears to be within your easement.
This e-mail provides the notification routing for the Karso Landscape Supply – Special Use Permit (SUP) request, case Z2021017
The subject property is 201-22-008C, in the Peoria area.
You can download the application materials by using the On-line Permit Manager and searching by case number, as follows:
https://accela.maricopa.gov/citizenaccessmcoss/
Under Planning Services select ‘Search Applications’
Enter the case number: Z2021017 and hit enter
A new window will appear, with the case information, click on the ‘Record Info’ to expand drop-down list, select ‘Attachments’.
The submittal documents are shown, click on the link with the file name to open.
Application Form
Site Plan
Narrative
Citizen Participation Plan
TIS
Site Photos
Deed
Please submit review comments at your earliest convenience.
Thank you,
Sean Watkins
Planner
Maricopa County Planning & Development Department
501 N. 44th Street, Suite 200, Phoenix, AZ 85008
Desk: 602-506-8150
sean.watkins@maricopa.gov
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