Vote: approved

Item Text

PZ-2. HASSAYAMPA 78 Case # Z2013117 Supervisor District: 4 Applicant/Owner: Cardno for Voyager Investment Properties, LLC Request: Modification of Condition ‘q’ of Z2007051 Site Location: West of 339th Ave. and north of Thomas Rd. (in the Tonopah area) Site Size: Approx. 80.2 gross ac. Commission Recommendation: By a 6-0 vote, recommended approval subject to conditions ‘a’ – ‘w’: Provided the following conditions are met: a. Development of the site shall comply with the narrative entitled “Hassayampa 78“, consisting of 3 pages, dated December 17, 2018 and stamped received December 18, 2013, except as modified by the following conditions. b. Development of the site shall be in substantial conformance with the Z2007051 site plan entitled “Preliminary Plat / Zoning Exhibit for Hassayampa 78”, consisting of five (5) sheets, stamped received June 27, 2008, except as modified by the following stipulations. c. Development of the site shall comply with the Z2007051 project narrative entitled “Hassayampa 78 Zoning Change Application”, consisting of 44 pages, dated revised June 17, 2008, and stamped received June 27, 2008, except as modified by the following stipulations. The R1-6 Residential Unit Plan of Development standards shall be as revised October 15, 2008. d. Development of the site shall comply with the Z2007051 Landscape Plan entitled “Voyager Hassayampa 78 Investors – Preliminary Overall Landscape Plan”, consisting of eight (8) full-size sheets, dated April 21, 2008 and stamped received June 27, 2008, except as modified by the following stipulations. e. The developers of the commercial parcel shall provide a landscape buffer along the commercial property’s northern boundary to ensure adequate screening adjacent to the neighboring residential lots. Said landscaping shall incorporate “clean” tree species such as Arizona Cypress in order to minimize the potential for leaf and flower litter on to the neighboring residential lots. Further, the commercial parcel shall provide perimeter landscaping along 339th Avenue and along Thomas Road in a manner consistent with that shown for the residential portion of site as indicated in the Landscape Plans referenced in stipulation ‘c’ above. f. The developer of the residential property shall ensure pedestrian connectivity from the residential portion of the site to the commercial portion of the site. Said connectivity shall occur from Tract “A” and Tract “X” in locations generally consistent with those shown in the documents referenced in stipulations ‘a’ through ‘c’ above, in addition to any pedestrian connection that may be part of any right-of-way improvements. The developer of the commercial parcel shall continue the pedestrian connection from the point of connection to the main building entrances in a manner that is consistent with applicable Crime Prevention Through Environmental Design (CPTED) standards. g. The commercial parcel shall incorporate “360-degree architecture”, which incorporates a variety of color, texture, and massing on all building facades. h. The following Maricopa County Department of Transportation (MCDOT) stipulations shall apply: 1. The Owner/Developer has provided a Traffic Impact Study (TIS). The TIS shall comply with MCDOT requirements and shall address development phasing and the offsite improvements necessary to accommodate the anticipated traffic demands. The TIS must be approved before subsequent approval of any roadway improvement plans. The TIS shall be updated prior to any final plat approvals and with each development phase to reflect current conditions and any changes to the development plan. The need for additional lane capacity on offsite alignments will be reviewed with each re-submittal of the TIS. The project must comply with all recommendations in the MCDOT-approved TIS. 2. The Developer shall make a contribution to regional transportation infrastructure. The contribution shall be $3,281.00 per residential dwelling unit. The Developer shall pay the contribution amount directly to MCDOT at the time individual building permits are issued, or per an alternate agreement as approved by MCDOT. 3. The Owner/Developer shall provide the ultimate half-width of right-of-way for all public roadways as follows: a) 339TH Avenue (Parkway/Enhancement Roadway); 100 Feet Half-Width b) Thomas Road (Arterial); 65 Feet Half-Width c) 341st Avenue (Collector); 30 Feet Half-Width d) Residential/Local; 50 Feet Total-Width 4. The above references interior and perimeter roads. (The project boundary is the centerline of all perimeter roadways and/or roadway alignments). Full-width right-of-way shall be provided where the entire roadway is within the development (interior roadways). Half-width right-of-way shall be provided where ‘half’ of the roadway is within the development (perimeter roadways). Additional right-of-way shall be dedicated at any intersections where future dual left turn lanes are possible. The widened right-of-way section shall accommodate dual left turn lanes, including reverse curves. 5. The Developer shall be responsible for the design and construction of the ultimate full-width of all interior roadways, and the ultimate half-width of all perimeter roadways. Where applicable, “half-width” construction must safely convey two directions of traffic until the ultimate roadway is constructed. All roadways must meet all county standards in effect at the time. (This includes, but is not limited to the “MCDOT Roadway Design Manual,” including ITS infrastructure requirements and the “Drainage Policies and Standards for Maricopa County.”) The Developer shall relocate any “obstructions” (well sites, etc.) and/or provide additional right of-way in the event of conflict with any transportation facilities. Roadway improvement plans must be approved and permitted by MCDOT. 6. The Developer is responsible for assuring paved access to their site at the time of the first final plat. 7. The Developer shall provide all-weather access to all parcels and lots, including an all-weather access from I-10. 8. The Developer shall provide and make available a minimum of two access points to each development phase and/or subdivision unit. 9. The Developer shall design the development to promote pedestrian, bicycle and other alternative modes of transportation between uses within and adjacent to the site, by means in addition to the roadways system. 10. If streetlights are provided, installation shall be provided by the Developer. If streetlights are within public rights-of-way, a Street Light Improvement District (SLID) or comparable authority shall be established to provide operation and maintenance. The Developer should contact the Office of the Superintendent of Streets to initiate the Improvement District process (602) 506-8797 to initiate the SLID process. 11. The Developer shall design landscaping to comply with all county requirements and to conform to the MCDOT Roadway Design Manual. The Developer (or as assigned to Home Owner’s Association (HOA)) shall be responsible for maintenance of landscaping within public rights-of-way. 12. The Developer shall provide a construction traffic circulation plan. The construction traffic circulation plan must be approved by MCDOT. 13. The Developer shall comply with all applicable local, state and federal requirements. (Dust control, noise mitigation, AZPDES, 404 permitting, etc.). 14. The Owner/Developer shall provide written documentation of ADOT’s review and response. i. All interior streets within the proposed development are to be constructed to minimum County standards. j. Prior to issuance of any permits for development of the site, the applicant/property owner shall obtain the necessary encroachment permits from the Maricopa County Department of Transportation (MCDOT) for landscaping or other improvements in the right-of-way. k. All transformers, back-flow prevention devices, utility boxes and all other utility related ground mounted equipment shall be painted to complement the development and shall be screened with landscape material where possible. All HVAC units shall be ground-mounted or screened with a continuous parapet for commercial projects. All trees shall be double-staked when installed. l. All outdoor lighting shall conform to the Maricopa County Zoning Ordinance. m. Development and use of the site shall comply with requirements for fire protection measures as deemed necessary by the applicable fire department. Prior to issuance of zoning clearance or Final Plat approval, the applicant shall seek review and comment from the applicable fire protection agency, and shall provide written confirmation that the site will be developed in accordance with their requirements. n. Prior to Final Plat approval, developer(s) and/or builder(s) shall establish emergency fire protection services, covering all real property contained within the project area during course of construction and shall obtain a ‘will serve’ letter substantiating coverage from the appropriate Fire Department servicing the site. o. The applicant or his successor shall obtain approval of any development plans from the Office of the Arizona State Fire Marshal prior to any construction unless the property is annexed into the Tonopah Valley Fire District, in which case the developer shall obtain said approval from the District. p. Variations to the development standards as indicated in the approved Unit Plan of Development (UPD) table may be varied by the Board of Adjustment in accordance with Article 303.2.2 of the Maricopa County Zoning Ordinance (MCZO). q. Amendments to the site plan and narrative report shall be processed as a revised application in accordance with Maricopa County Zoning Ordinance Article 304.9. r. Zoning is conditional. If a Final Plat is not approved within five (5) years of the date of approval of this Zone Change, the Board of Supervisors may take action to revert the zoning following a recommendation by the Planning and Zoning Commission. s. Noncompliance with the conditions of approval will be treated as a violation in accordance with the Maricopa County Zoning Ordinance. Further, noncompliance of the conditions of approval may be grounds for the Planning and Zoning Commission to take action in accordance with Chapter 3 (Conditional Zoning). t. Non-compliance with the regulations administered by the Maricopa County Environmental Services Department, Maricopa County Department of Transportation, Drainage Review Division, Planning and Development Department, or the Flood Control District of Maricopa County may be grounds for initiating a revocation of this Zone Change as set forth in the Maricopa County Zoning Ordinance. u. 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 stipulations. v. This property lies within Luke Wash/Arlington Area zones AE and Zone X. Any development taking place on this property must obtain a Floodplain Use Permit from the Floodplain Management and Services Division of the District. Development must comply with the effective Floodplain Regulations for Maricopa County. w. The proposed development is located within 10 miles of the Palo Verde Nuclear Generating Station (PVNGS). Any areas not covered by the existing Outdoor Warning Sire System used to alert residents within the 10-mile Emergency Planning zone of the Palo Verde Nuclear Generating Station in time of emergency shall be required to include additional sirens, at the developer’s cost, in order to provide adequate warning for the residents of the development, using technical information concerning the siren system obtain from the emergency Planning Department at the Palo Verde Nuclear Generating Station. In addition, adequate signage available for the Palo Verde Nuclear Generating Station Emergency Planning Department shall be required to be posted on the site to inform the public of the presence of a nuclear generating station in the vicinity and outline actions to take upon receiving warning notification. (C-44-14-051-M-00)