Vote: approved

Item Text

PZ-2. GRANITE VISTA – PARCEL C7 Case#: Z2014074 Supervisor District: 4 Applicant/Owner: LVA Urban Design Studio / RRR Farms Limited Partnership Request: Zone Change from R1-35 RUPD to R1-6 RUPD with a Planned Area of Development (PAD) Overlay and Protected Development Rights Plan for Granite Vista. 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) AdditionalComments: The subject site is within a Class II county island (City of Glendale). The request will expand the Granite Vista master planned community boundary to include an additional 27 ac. zoned R1-6 RUPD with a Planned Area of Development (PAD) Overlay and Protected Development Rights Plan. 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 Z2014074 subject to conditions ‘a’ – ‘p’: All conditions of the original Granite Vista zone change Z2013122 shall apply. a. Development of the site shall comply with the Zoning Exhibit entitled “Granite Vista“, consisting of one (1) full-size sheet, dated November 10, 2014, and stamped received November 14, 2014, except as modified by the following conditions. b. Development of the site shall be in conformance with the Narrative Report entitled “Granite Vista Development Parcel C7”, consisting of 58 pages, dated revised November 12, 2014, and stamped received November 13, 2014, except as modified by the following conditions. c. This is a Protected Development Rights Plan pursuant to ARS §11-1201. d. All interior streets within the proposed development are to be constructed to minimum County standards. e. 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. f. The following Planning Engineering conditions shall apply: 1. Drainage review of planning and/or zoning cases is for conceptual deisgn 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 polices, standards, and best practices at the time of application for construction. 3. The applicant shall provide a total half-width of 65 feet for the Olive Avenue right-of-way. All such dedications shall be in fee and free of all liens and encumbrances. Prior to acceptance of such dedication, the applicant shall provide the County an owner’s title insurance policy issued to the County, the MCDOT environmental checklist, and any and all other requirements as set forth in the “MCDOT Right-of-Way Dedications Reference Guide”. Until Maricopa County has accepted said dedication, all responsibilities, including but not limited to maintenance and repair for the property to be dedicated shall be that of the applicant. Right-of-Way dedication shall occur prior to zoning clearance. 4. Construct ultimate half-width improvements on adjacent perimeter roadways with subdivision, unless approved otherwise by MCDOT. Roadways shall meet County Standards in effect at time of permitting. 5. Roadways reviews of planning and/or zoning cases are 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 current County Design Standard. g. 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. h. All outdoor lighting shall conform to the Maricopa County Zoning Ordinance. i. Development of the site shall be in compliance with all applicable Maricopa County Air Quality rules and regulations. j. 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 District, Department or Company servicing the site. k. All habitable buildings constructed within this subdivision shall be constructed to attain a noise reduction level as per ARS § 28-8482(B). l. 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. m. 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). n. 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. o. The property owner/s and their successors waive claim for diminution in value if the County takes action to rescind approval due to noncompliance with conditions. p. Elliott Homes issued a letter dated June 18, 2014 due to extensive public participation and input from neighborhood groups regarding agreed upon development standards for Granite Vista. The language has been modified by staff. The applicant shall be required to submit plans, exhibits and written documentation on the status and compliance with established development standards as part of planning applications for zoning, preliminary plats, final plats, and construction permits to determine appropriate stage for these items to be completed. County staff will verify compliance and perform site inspections for compliance. 172nd Drive Neighborhood – Development Parcels A1, B3 and C6 1. Developer shall install a 50’ minimum landscape buffer/storm water drainage corridor along the west side of this neighborhood. On the east and west sides of this buffer/drainage way, Developer shall plant 24” box trees 20’ on center. 2. Developer shall install a CMU block wall on both Granite Vista’s north and east property lines adjacent to the neighborhood that connects to and matches the height of the existing neighborhood CMU wall. Along this perimeter wall (approximately aligned with end of 172nd Drive), Developer shall install a 4’ wide pedestrian gate and connect this pedestrian access to the sidewalk on Vista Loop North. The pedestrian gate shall be capable of being locked by the 172nd Drive Neighborhood and shall be constructed of wrought iron with composite wooden slats. 3. Developer shall install a landscaped buffer on the south side of this neighborhood within Granite Vista, with a total minimum width of 50’between the neighborhood’s south property line and the closest homes in Granite Vista. Within these landscape buffers, Developer shall install two rows of 24” box trees 20’ on center. 4. Developer shall extend a water line from Vista Loop North to the southern end of the 172nd Drive Neighborhood. At the end of this water line, Developer also agrees to install a fire hydrant for the neighborhood. 5. Developer shall dedicate a Public Utility Easement (“PUE”) from Vista Loop North to the neighborhood’s property line for the water line/fire hydrant and for potential future use by communication utilities. 6. These perimeter walls, landscaping, water line/hydrant and PUE shall be installed in the buffer zones with the adjacent phase of development. Water line and fire hydrant will be installed at same time as wet utilities are installed in the adjacent phase of development. The fence at the north side of the development adjacent to this neighborhood shall be installed within 60 days of grading completion but no sooner than the completion of utility installation, subject to force majeure events. 7. The first row of lots to the south and west of this neighborhood shall be a minimum of 10,000 square feet in size and only single level homes may be built on these lots. A footnote to this effect shall be provided on the RUPD chart of subdivision plats. Crystal Springs Neighborhood – Development Parcels C2 and C3 8. Developer shall install a perimeter CMU block wall 6’ in height above the current surface elevation at the center line of Butler Avenue, which shall be constructed approximately 35’ north of the center line of Butler Avenue adjacent to the Crystal Springs Neighborhood. A row of 24” box trees planted at 20’ intervals shall be installed on the south side of this perimeter wall. 9. Developer shall also install a minimum landscape buffer of 50’ on the north side of the perimeter wall north of Butler Avenue. Another row of 24” box trees at 20’ intervals shall be planted in this buffer area north of the perimeter wall. 10. Pedestrian access through the perimeter wall shall be provided at the location designated in Exhibit B for Crystal Springs Estates to access the sidewalk/trail system within Granite Vista for access to the future school site. This access way shall remain closed off with a wrought iron fence until the school is built. 11. The existing MWD irrigation supply ditch along Citrus shall be piped underground. The existing private irrigation facilities along the north side of the Butler Avenue are to remain in place. 12. The Citrus Road and Butler Avenue perimeter wall, landscaping, undergrounding of MWD supply ditch and pedestrian access shall be installed in the buffer zones with the adjacent phase of the Granite Vista development. The perimeter wall will be installed within 60 days of completion of grading, subject to force majeure events. The MWD supply ditch installation will follow completion of utility installation. The pedestrian access and landscape installation shall follow curb and pavement installation. 13. The first row of lots north of Butler Avenue in Granite Vista shall be a minimum 10,000 square feet in size and only single level homes may be built on these lots. A footnote to this effect shall be provided on the RUPD chart of subdivision plats. Northern-177 LLC’s Undeveloped Land – Development Parcels B4, B5, C3 and C4 14. The first two rows of lots east of Northern-177 LLC’s land shall be a minimum of 12,000 square feet in size with a minimum width of 90 feet and only single level homes may be built in these first two rows of lots. A footnote to this effect shall be provided on the RUPD chart of subdivision plats. 15. The first row of lots north of the Northern-177th LLC property shall be a minimum 10,000 square feet with a minimum width of 83 feet and only single level homes may be built on this first row of lots. A footnote to this effect shall be provided on the RUPD chart of subdivision plats. 16. Developer shall install an 8’ perimeter CMU block wall along the west side of Developer’s property adjacent to Northern-177 LLC’s land. 17. A perimeter CMU block wall 8’ in height shall also be installed along a line that forms the north and east lot lines for the future northern most lot on the Northern-177th LLC property and an open view fence shall be installed along the west side of this same lot to connect to the perimeter wall on Butler Avenue. A row of 24” box trees planted at 20 foot intervals shall be installed on the north and east sides of this wall at the same time. 18. The perimeter walls shall be installed in the buffer zones with the adjacent phase of development within 60 days of completion of grading, subject to force majeure events. 19. There shall be a landscape buffer a minimum of 50’ between the north boundary of the Northern-177 property and the nearest lot in the adjacent phase of development. 20. If agreeable to Northern-177 LLC’s developer, Elliott Homes will connect the out fall of the existing channel along Northern Avenue at the east side of 177th Ave across the frontage of the Northern-177 LLC’s property to the proposed channel on the Northern Avenue frontage of Granite Vista. County approval for the alignment of the channel across Northern-177 LLC’s property will be the responsibility of Northern-177 LLC. 175th Avenue Neighborhood – Development Parcels C-5 and C-6 21. Developer shall install a minimum 20’ wide landscaped buffer adjacent to the south side of the 175th Avenue Neighborhood with 24” box trees planted 20’ on center within this buffer. 22. This landscaped buffer shall be installed in the buffer zones with the adjacent phase of development and prior to the County’s final inspection of the first home in that phase. 23. The minimum setback from the closest lots in Granite Vista to the 175th Avenue Neighborhood shall be 50’. A footnote to this effect shall be provided on the RUPD chart of subdivision plats. Clearwater Farms Neighborhood – Development Parcels A4 and B5 24. There shall be no street/vehicular access from Granite Vista onto Northern Avenue. 25. The minimum depth of the open space buffer on the north side of Northern Avenue within Granite Vista shall be 170’. Within this buffer area, Developer shall install a berm and two rows of 24’ box trees planted 20’ on center or in equivalent groupings with Phase I of the project. 26. The perimeter CMU block wall along the project’s Northern Avenue frontage shall be installed at the minimum setback line of 170’ with the adjacent phase of development and prior to the County’s final inspection of the first home in that phase. 27. For the first 125’ north of the open space buffer noted above, the minimum size of the lots shall be 10,000 square feet and the homes on those lots shall be limited to single story. A footnote to this effect shall be provided on the RUPD chart of subdivision plats. 28. A 6’ wide decomposed granite path shall be installed along the project’s Northern Avenue frontage within the dedicated right-of-way with the first phase of development. 29. The drainage channel being constructed by Developer along the Northern Avenue frontage of the project shall be constructed north of the aforementioned berm with the first phase of development. General 30. Notice shall be provided in the required Public Report given to all new home buyers by home builders within Granite Vista as to of the existing use characteristics of the rural residential neighborhoods adjoining and/or in close proximity to the Granite Vista property. Such rural use characteristics include crop cultivation and the raising of farm animals. 31. Notice shall also be provided in the required Public Report given to all new home buyers by home builders within Granite Vista of the preexisting use characteristics of Luke Air Force Base, which is located approximately 2.4 miles southeast of the subject Property. 32. Architectural designs of homes in Granite Vista shall include 2-3 elevations per plan and exteriors will be professionally colorized with varying themes. The same house plan and elevation shall not be used next to or across the street from one another. There shall be a mix of one and two story homes, except for lots in identified buffer zones that shall be one story only. This condition shall be included in recorded CC&R’s and enforce by the HOA. 33. A minimum landscape buffer of 25 feet shall be installed along the Project’s Olive Avenue frontage with the adjacent phase of development. The project’s perimeter CMU wall along Olive Avenue shall be a minimum of 6’. 34. A minimum landscape buffer of 25’ between back of curb to perimeter fence shall be installed along the Citrus Road frontage. The project’s perimeter CMU wall along Citrus Avenue shall be a minimum of 7’ in height. 35. A minimum landscaped setback of 20’ (with an overall average of 30’) shall be installed along the Cotton Lane frontage of the Project. 36. The perimeter walls along Citrus, Olive, Cotton and Northern Avenues shall be installed by Developer with the adjacent phase within 60 days of grading completion. 37. Street lights internal to Granite Vista will be installed only at T type street intersections. 38. Roof overhangs on the sides of all houses shall not exceed 1 foot from the exterior walls of the house. This restriction shall not apply to the roof overhands on the front elevation of the houses, including architectural façade elements that may extend onto a portion of the side of the house for aesthetics. A footnote to this effect shall be provided on the RUPD chart of subdivision plats. 39. A 6’ tall perimeter fence or theme wall shall be the minimum height within the Granite Vista project unless they are located in a special buffer zone discussed above. (C-44-15-051-M-00)