Vote: approved

Item Text

PZ-1. GRANITE VISTA Case #: DMP2014003 Supervisor District: 4 Applicant/Owner: LVA Urban Design Studio / RRR Farms Limited Partnership Request: Expansion of the Granite Vista Development Master Plan to include approximately 27 acres with land use designation of Small Lot Residential (2-5 d.u./ac.). Site Location: Approximately at the southwest corner of Olive. Ave. and 177th Ave. alignment in the west Glendale area. Site Size: Approximately 27 acres (DMP expansion area) of a 443 acres master-planned community County Island Status: Class II (City of Glendale Additional Comments: The subject site is within a Class II county island (City of Glendale). The request will amend the existing Granite Vista DMP with an additional 27 ac. Small Lot Residential (2-5 d.u./ac.) land use designation. The City of Glendale did not provide any comments on the application Commission Recommendation: On 1/8/15, the Commission voted 8-0 to recommend approval of DMP2014003 subject to conditions ‘a’ – ‘n’: Provided the following conditions are met: a. Development shall comply with the Development Master Plan document entitled, “Granite Vista Master Planned Community”, a document dated revised November 12, 2014, and stamped received November 13, 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 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. Noncompliance with the approved Granite Vista Development Master Plan narrative report, maps, and exhibits, or the conditions of approval will be treated as a violation. 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-ofway, and all pedestrian, bicycle, and multi-use paths. f. 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. g. The total number of residential dwelling units for the Granite Vista Development Master Plan shall not exceed 1,396 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. h. 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). i. 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. j. 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 which demonstrates EPCOR’s willingness and capability to serve the entire Granite Vista Development Master Plan. k. 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. l. The following Maricopa County Planning Engineering conditions shall apply: 1. 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 Section 1205 of the Maricopa County Zoning Ordinance and the Maricopa County Drainage Policies and Standards. 2. All development and engineering design shall be in conformance with Section 1205 of the Maricopa County Zoning Ordinance and current engineering policies, standards, and best practices at the time of application for construction. 3. 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 improvement plans. The TIS shall be updated prior to any preliminary plat approval and with each development phase to reflect current conditions and any changes to 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. 4. A Development Agreement with Maricopa County shall be executed prior to any final plat approval. Details of the specific roadway improvements, including phasing and timing of the improvements shall be included within the agreement. 5. Where within and/or adjacent to the Granite Vista Development Master Plan area, the Developer shall provide the ultimate full or half-width rightof- way for all public roadways, unless otherwise approved by MCDOT. A. Olive Ave. 65 feet (half width) B. Golden Lane 80 feet (full width) A total of 50 feet full-width (interior) for residential roadways. 6. 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. 7. 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. Halfwidth 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. 8. The Developer shall provide all-weather access to all parcels and lots and on all arterial roadways. 9. The Developer shall provide and make available a minimum of two access points to each development phase and/or subdivision unit. 10. 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 approve and permitted by the County. 11. 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. 12. 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. 13. The Developer shall provide a construction traffic circulation plan. The construction traffic circulation plan must be approved by MCDOT. 14. The Developer shall comply with all applicable local, state and federal requirements. (Dust control, noise mitigation, AZPDES, etc.) m. 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/urbandevelopment 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. n. All conditions of the original Granite Vista master planned community DMP2013006 shall apply. (C-44-15-050-M-00)