Vote: approved

Item Text

PZ-5. GRANITE VISTA Case: DMP2013006 Supervisor District: 4 Applicant: LVA Urban Design Studio for NHSE Bisbane LLC & Sunset Tartesso Request: Development Master Plan (DMP) consisting of Small Lot Residential (2-5 d.u./ac.), Educational and Recreational Open Space land uses. Site Location: Generally located north of Northern Ave., south of Olive Ave., west of Cotton Ln., and east of Citrus Rd. in the west Glendale area. Site Size: Approx. 443 acres Commission Recommendation: Approval by a vote of 6-0 subject to conditions 'a' - 'u': a. Development shall comply with the Development Master Plan document entitled, “Granite Vista Master Planned Community”, a document dated revised June 4, 2014, and stamped received June 5, 2014, including all exhibits, maps, and appendices, except as modified by the following conditions. b. Changes to the Granite Vista Development Master Plan with regards to use and intensity, or changes to any of the conditions approved by the Maricopa County Board of Supervisors, shall be processed as a revised application with approval by the Board of Supervisors, shall be processed as a revised application with approval by the Board of Supervisors upon recommendation by the Maricopa County Planning and Zoning Commission. Revised applications shall be in accordance with the applicable Development Master plan Guidelines, subdivision regulations, and zoning ordinance in effect at the time of application(s) submission. The Maricopa County Planning and Development Department may approve minor changes administratively as outlined in the Maricopa County Development Master Plan Guidelines in effect at the time of amendment. Non-compliance with the approved Granite Vista Development Master Plan narrative report, maps, and exhibits, or the conditions of approval will be treated as a violation in accordance with the provisions of the Maricopa County Zoning Ordinance. c. If the Board takes action to amend or revert/rescind subsequent zoning, this land use plan shall be considered for amendment. d. Prior to approval of a final plat, the master developer shall enter into a development agreement with Maricopa County. Further, prior to approval of any final plat this development agreement shall be signed by both the master developer and the designated Maricopa County representative(s), approved by the Board of Supervisors and provided to the Maricopa County Planning and Development Department for public record. e. The master developer shall be responsible for the construction of all public and private on-site roads within the Granite Vista Development Master Plan. Further, the Granite Vista homeowners association shall be responsible for the maintenance and upkeep of all private roads, public open spaces and facilities, washes, parks, roadway median landscaping, landscaping with public rights-of-way, and all pedestrian, bicycle, and multi-use paths. f. Landscaping of all common areas and open spaces, except for identified recreational areas, within Granite Vista shall consist of indigenous and near-native plant species of a xeriphytic nature. g. The Granite Vista Development Master Plan shall be developed sequentially as depicted on the phasing diagram contained in the Granite Vista Development Master Plan narrative report. The Planning and Development Department may approve alterations to the phasing diagram and/or phasing order if all infrastructure, drainage and public safety requirements are met. h. The total number of residential dwelling units for the Granite Vista Development Master Plan shall not exceed 1,288 dwelling units. To help ensure compliance, the cumulative number of dwelling units completed to date, in relation to the identified limit, shall be identified on all plats. i. The master developer shall notify all future Granite Vista Development Master Plan residents that they are not located within an incorporated city or town, and therefore will not be represented by, or be able to petition a citizen-elected municipal government. Notification shall also state that residents will not have access to municipally-managed services such as police, fire, parks, water, wastewater, libraries, and refuse collection. Such notice shall be included on all final plats, be permanently posted on the front door of all home sales offices on not less than an 8-½ by 11 inch sign, and be included in all homeowner association covenants, conditions, and restrictions (CC&Rs). j. All park facilities shall be completed concurrently with residential development of the respective plat on which the park is shown. Park facilities and amenities shall be identified on all applicable plats, and are subject to review by the Maricopa County Planning and Development Department. k. Development shall comply with the 15 acres of Recreational Open Space as identified in Figure 11 of the DMP entitled, “Land Use Master Plan” and Figure 12 entitled, “Open Space and Trials Master Plan”. The project will include two (2) neighborhood parks to consist of 15 acres. Further, the project shall have not less than nine (9), mini parks with a minimum of 0.75 acres per mini park, for a total of 10 acres for the mini parks as depicted on the land use plan. All parks shall include at a minimum 2 recreational amenities as listed with the Zoning (Z2013122) narrative report. At the time of each preliminary plat submission, the master developer shall include a description of the status of the cumulative ROS acreage and park numbers with respect to the requirements of this condition. A description of the types of recreational amenities that will be included in the ROS and mini-park areas shall also be submitted with all preliminary plats to the Maricopa County Planning and Development Department. l. Unless otherwise agreed to in writing by the Dysart Unified School District, not less than one (1) elementary school site with a minimum of 14 acres shall be reserved for an elementary school at the site identified on the Granite Vista land use plan. Said school shall not front on to arterial streets. If the Dysart Unified School District decides not to construct a school on the property, a written authorization shall be provided to the County to convert the land use from ‘Educational’ to ‘Small Lot Residential’ to allow development of 53 residential lots. m. The following Maricopa County Environmental Services Condition shall apply: 1. Prior to approval of the first preliminary plat or first Approval to Construct (whichever comes first), final Water and Sewer Master Plans must be submitted, under application and fee, for the onsite water and sewer infrastructure to MCESD for approval. Approval of these final master plans will be required before any Final Plats will be approved by MCESD. n. Prior to any final plat approval, the applicant shall submit to the Maricopa County Planning and Development a ‘will serve’ letter and approved Certificate of Convenience and Necessity (CC&N) from EPCOR which demonstrates a willingness and capability to serve the entire Granite Vista Development Master Plan. o. Prior to any final plat approval, the applicant shall submit to the Maricopa County Planning and Development Department a “will serve” letter and verification of approval of a 208 amendment by the Maricopa Association of Governments for EPCOR which demonstrates a willingness and capability to serve the entire Granite Vista Development Master Plan. p. The property owner and their successors waive claim for diminution in value if the County takes action to rescind approval of this Development Master Plan due to noncompliance with any of the approved conditions. q. The following Maricopa County Department of Transportation conditions shall apply: 1. The 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 shall address the timing, including “trigger” points for when design should begin, and “thresholds” by which time construction should be complete. The TIS must satisfactorily address all MCDOT comments before it will be approved. The TIS must be approved before subsequent approval of any roadway improvements plans. The TIS shall be updated prior to any preliminary plat approval and with each development phase to reflect current conditions and any changes in the development plan. The need for additional lane capacity on offsite arterial alignments will be reviewed with each re-submittal of the TIS. The project must comply with all recommendations in the MCDOT approved TIS. 2. Any Development Agreement with Maricopa County shall be executed prior to any final plat approval. Details of the specific roadways improvements, including phasing and timing of the improvements shall be included within the agreement. 3. Where within and/or adjacent to the Granite Vista Development Master Plan area, the Developer shall provide the ultimate full or half-width right-of-way for all public roadways, unless otherwise approved by MCDOT. A. Olive Ave. 65 feet (half width) B. Citrus Road 65 feet (half width) C. Northern Ave. 65 feet (half width) D. Cotton Lane 65 feet (half width) E. Golden Lane 80 feet (full width) F. Vista Loop 80 feet (full width) A total of 50 feet full-width (interior) for residential 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 the length of the left turn lane, including reverse curves. 4. Developer shall be responsible for design and construction of the ultimate full-width of all interior roadways, and the ultimate half-width of all perimeter roadways, unless approved otherwise by MCDOT. All roadways must meet county standards in effect at the time they are improved. Half-width roadways must be designed so as to safely carry two-way traffic until the ultimate roadway is constructed. The Developer shall relocate any encroachments (ie well sites, irrigation ditches, 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 the County. 5. The Developer shall provide all-weather access to all parcels and lots, and on all arterial roadways. 6. The Developer shall provide and make available a minimum of two access points to each development phase and/or subdivision unit. 7. The Developer shall design the development to promote pedestrian, bicycle and other alternative modes of transportation to public facilities within and adjacent to the site, by means in addition to the roadway system. Improvement plans must be approved and permitted by the County. 8. If streetlights are provided, installation shall be provided by the Developer. If streetlights are within public rights-of-way accepted by the Board of Supervisors, a Street Light Improvement District (SLID) or comparable authority shall be established to purchase the energy expended by the streetlights. The Developer should contact the Office of the Superintendent of Streets (602-506-8797) for information regarding the SLID establishment process. 9. The Developer shall design landscaping to comply with all County requirements, including the MCDOT Roadway Design Manual. The Developer (or as assigned to the Home Owner’s Association) shall be responsible for maintenance of all landscaping improvements within public rights-of-way. 10. The Developer shall provide a construction traffic circulation plan. The construction traffic circulation plan must be approved by MCDOT. 11. The Developer shall comply with all applicable local, state and federal requirements. (Dust control, noise mitigation, AZPDES, etc.). r. The following Drainage Review conditions shall apply: 1. All development and engineering design shall be in conformance with the Drainage Ordinance, Drainage Policies and Standards, current engineering policies, standards, and best engineering practices at the time of application for construction. 2. Drainage 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 the Drainage Ordinance and design policies and standards. s. The following Flood Control District conditions shall apply: 1. Prior to any development and approval of a building permit for any parcel located within the floodplain, a Floodplain Use Permit must be obtained. 2. The effective floodplain boundary will need to be shown on the Preliminary and Final Plats. 3. Any lots within the Special Flood Hazard Area will need to be listed on the Final Plat with a note that until a Letter of Map Revision is approved by the Federal Emergency Management Agency, flood insurance may be required to be purchased as part of any federally backed loan. 4. All buildings within the Special Flood Hazard Area will be required to be built to the Regulatory Flood Elevation. t. The following State Historic Preservation Office condition shall apply: 1. A survey was conducted in 2005 for the majority of the property with a finding of no significant materials identified. An archeological survey shall be submitted to and approved by the Arizona State Historic Preservation Office prior to issuance of a grading permit for the remaining 25 acres at the northwestern region of the site which has not been surveyed. The applicant must contact the State office prior to initiating disturbance of the site. The applicant shall provide the Planning and Development Department with written proof of compliance with this stipulation. u. The following Luke Air Force Base conditions shall apply: The Developer shall notify future occupants/tenants that they are located near a military airport with the following language: “You are locating in a residential dwelling inside the “territory in the vicinity of a military airport,” where aircraft flying in this area are authorized to fly as low as 1,500 feet above the ground. You will be subject to direct overflights and noise by Luke Air Force Base jet aircraft in the vicinity. Luke Air Force Base executes an average of approximately 165 overflights per day. Although Luke’s primary flight paths are located within 20 miles from the base, jet noise will be apparent throughout the area as aircraft transient to and from the Barry M. Goldwater Gunnery Range and other flight areas. Luke Air Force Base may launch and recover aircraft in either direction off its runways oriented to the southwest and northeast. Noise will be more noticeable during overcast sky conditions due to noise reflections off the clouds. Luke Air Force Base’s normal flying hours extend from 7:00 a.m. until approximately midnight, Monday through Friday, but some limited flying will occur outside these hours and during most weekends. For further information, please check the Luke Air Force Base website at www.luke.af.mil/urban development or contact the Maricopa County Planning and Development Department.” Such notification shall be permanently posted on not less than a 3 foot by 5 foot sign in front of all sales offices and be permanently posted on the front door of all sales offices on not less than 8½ inch by 11 inch sign. (C-44-15-006-M-00)