Vote: approved

Item Text

PZ-1. BELMONT Case #: DMP2015002 Supervisor Districts: 4 & 5 Applicant/Owner: Gammage and Burnham PLC / Belmont Partnership Request: Modification of Conditions to the Belmont DMP. Site Location: Approximately north of McDowell Rd. alignment, south of CAP Canal, west of Hassayampa River, and east of Wintersburg Rd. alignment Site Size: Approximately 24,800 acres County Island Status: N/A Additional Comments: N/A Commission Recommendation: By a vote of 7-0, recommended approval with conditions ‘a’ – ‘ww': a. Development to be in accordance with the Narrative entitled “Belmont Development Master Plan” dated revised April 2008 and stamped received April 18, 2008, except as modified by the following stipulations. b. Changes to the Belmont Development Master Plan with regard to use and intensity, or the stipulations approved by the Maricopa County Board of Supervisors, shall be processed as a revised application with approval by the Board of Supervisors upon recommendation of the Commission. Revised applications shall be in accordance with the applicable development master plan guidelines, zoning ordinance, and subdivision regulations in effect at the time of amendment application. The Maricopa County Planning and Development Department may administratively approve minor changes to the Belmont Development Master Plan as outlined in the Maricopa County Development Master Plan Guidelines in effect at the time of amendment. Non-compliance with the approved Belmont Development Master Plan, including narrative report, maps, exhibits, or approved stipulations, constitutes a violation in accordance with the Maricopa County Zoning Ordinance. c. A change in the total number of residential dwelling units within an overall village of up to 10% may be approved administratively by the Maricopa County Planning and Development Department. Any changes greater than 10% in the number of residential dwelling units within an overall village will require a major amendment subject to approval by the Board of Supervisors, upon recommendation by the Planning and Zoning Commission. d. Domestic water shall meet Safe Drinking Water Act requirements. e. Roadside interceptor channels to be located outside roadway right-of-way within appropriate easements and provisions made or requirements maintenance. f. The master developer shall make arrangements for completion of all necessary fire stations concurrent with development in the applicable service area. Compliance shall be documented by the fire district/service provider and filed with Maricopa County. g. The fence along the Central Arizona Project Canal shall not be removed unless written approval is granted by the Central Arizona Water Conservation District (CAWCD). h. The Belmont Development Master Plan is subject to all Maricopa County standards and regulations in effect at the time of zoning and platting unless modified by the adopted development agreement. i. All future rezoning applications for non-residential development will require a Planned Development (P.D.) overlay. j. The master developer shall be responsible for the installation of all major elements of infrastructure in accordance with Maricopa County standards in effect at the time of platting or as outlined in the development agreement. k. MITIGATION FOR SHORT TERM AIR QUALITY IMPACTS The following mitigation measures will be implemented during construction to reduce short-term air quality impacts of the project: 1. Master developer shall obtain an approved earth-moving permit from the Maricopa County Air Quality Department. 2. All installation permits, operating permits, earth moving equipment permits and other permits required by law will be duly obtained and the requirement thereof will be satisfied. Proof of compliance with this stipulation shall be provided to the Maricopa County Planning and Development Department as the permits are obtained. MITIGATION FOR LONG TERM LOCAL AIR QUALITY IMPACTS The Master Developer agrees to implement the following transportation demand and system measures to reduce vehicle miles traveled within the Belmont Area: 1. The master developer shall provide neighborhood access to commercial and, where feasible, industrial areas via open space, pedestrian paths, bicycle paths, or other non-arterial street connections. Such access shall be specifically identified on all plats and precise plans of development. 2. Employers will be encouraged to provide bicycle storage, locker and shower facilities for employees. Applications for precise plans of development shall identify such facilities. MITIGATION MEASURES FOR LONG TERM REGIONAL AIR QUALITY IMPACTS The Master Developer agrees to implement the following transportation demand measures to reduce air emissions from trips and vehicle miles traveled between the project area and other regional destinations. 1. The Belmont master developer shall be responsible for providing transit and alternative transportation information to residents via an annual newsletter or equivalent method approved the by the Maricopa County Planning and Development Department. Copies of such information shall be provided to the Maricopa County Planning and Development Department. 2. The Master Developer will provide a Park and Ride lot system to coincide with the phasing of development at Belmont utilizing the Multi-Use Centers and other appropriate locations throughout Belmont. Park and ride lots, bus terminals, and other mass transit facilities shall be identified on all precise plans of development and plats. 3. Each industrial and non-retail employment development providing over 50 parking spaces will assign at least 15 percent of the spaces to priority parking for car pools. Such spaces shall be identified on all precise plans of development. IMPLEMENTATION OF AIR QUALITY MITIGATION MEASURES 1. At the time the individual parcels of the Belmont Development Master Plan are submitted for rezoning and/or subdivision approval, the master developer shall be required to specify in detail how the above referenced air quality mitigation measures will be implemented and enforced in conjunction with the Project seeking the zoning and/or subdivision approval. 2. The Maricopa County Air Quality Department shall be notified in conjunction with each request for zoning and/or subdivision approval and provided an opportunity to review and comment on the implementation of the specific air quality mitigation implementation to ensure such measures are in compliance with the air quality mitigation measures submitted in conjunction with the Belmont Master Plan approval and referenced herein. l. Prior to approval of initial rezoning, the master developer shall enter into a development agreement with Maricopa County. Further, prior to any rezoning approval this development agreement shall be signed by both the master developer and the designated Maricopa County representatives, approved by the Board of Supervisors, and provided to the Maricopa County Planning and Development Department for public record. m. The applicant shall submit a written report every (5) five years from the date of Board of Supervisors approval of DMP2015002. The status report shall include a description of compliance with the conditions of approval of DMP2015002. The status report shall also describe the location of approved construction, location of developed parcels, location of parcels under construction, location of parcels sold to other developers, status of infrastructure development, current project density using both constructed and approved dwelling units, location of any amendments made to the master plan, and the status and ratio of non-residential property. This report shall be reviewed by staff to determine whether the project remains in compliance with the approved conditions, or whether to schedule the matter for review by the Commission for recommendation to the Board. This condition shall remain in effect until all final plats have been approved for this development. n. If required by the Arizona Department of Water Resources, prior to approval of any rezoning the master developer shall update the preliminary groundwater resources evaluation study dated October 1989. Among other items, the updated study should examine expected aquifer production capabilities, impacts to adjoining aquifers, aquifer replenishment, and an analysis of the cumulative impacts of water withdrawal on the surrounding region. The study shall be approved by the Arizona Department of Water Resources. Maricopa County may require changes consistent with the recommendations by the Arizona Department of Water Resources, but may not require any changes beyond the water resource related recommendations made by the Arizona Department of Water Resources. o. Prior to approval of the first requested entitlement for each village, a revised water and sewer master plan addenda report, under application and fee appropriate at the time, must be submitted to the Maricopa County Environmental Services Department for review and approval. These addenda reports must be submitted and approved prior to submittal of the water and sewer infrastructure plans to the Maricopa County Environmental Services Department for issuance of approvals to construct. p. Concurrent with each preliminary plat and precise plan application, the master developer shall provide documentation as to how the preliminary plat and precise plan complies with the Maricopa County Bicycle Transportation Plan. q. Concurrent with each preliminary plat and precise plan application, the master developer shall provide documentation as to how the preliminary plat and precise plan complies with the Maricopa Regional Trail Plan. r. Prior to approval of any rezoning, and if required by the Maricopa County Environmental Services Department, a Maricopa Association of Governments (MAG) Air Quality Conformity Analysis shall be completed by the applicant and analyzed by MAG and Maricopa County to determine regional impacts and any necessary mitigation measures. Based on the results, Maricopa County and the master developer will address any necessary mitigation measures. Any mitigation measures taken will not affect approved densities for the Belmont Development Master Plan. s. Prior to approval of any rezoning, an archaeological survey of the Belmont Development Master Plan property shall be conducted to locate and evaluate any existing cultural resources that may be present. Once the survey has been completed, a copy of the report shall be provided to the Arizona State Historic Preservation Office for review and comment. If historic or significant sites are identified within the project area, it may be necessary to have archaeological testing performed at the sites to evaluate their eligibility for inclusion in the National or State Register of Historic Places. If Register-eligible properties cannot be avoided by development activities, then the Arizona State Historic Preservation Office shall determine if a data recovery (excavation) program is necessary. If federal permit(s) are required for any development, then any archaeological work performed must meet the Secretary of Interior’s standards. t. If requested by the Arizona Game and Fish Department, prior to approval of initial rezoning the master developer shall work with the Arizona Game and Fish Department to help quantify potential impacts to wildlife in the Belmont Development Master Plan region, and work with the Arizona Game and Fish Department to develop a mitigation plan to offset potential adverse impacts to wildlife resulting from the proposed development. This mitigation plan shall be provided to the Maricopa County Planning and Development Department for public record, and all rezonings must demonstrate conformance with the approved mitigation plan unless deemed redundant due to the 404 permitting process. u. The master developer shall notify all future Belmont 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. Further, residents will not have access to municipally managed services such as police, fire, parks, water, wastewater, libraries, and refuse collection. Such notice shall be published on all final plats, be included in all home sales material, and be included in all homeowners association covenants, conditions, and restrictions (CC&Rs). v. Unless otherwise agreed to in writing by the applicable school district(s), not less than twenty-one (21) K-8 schools and three (3) high schools, totaling 467 acres, shall be reserved for schools in the locations and of the sizes identified on the Belmont land use plan. To help ensure compliance, at the time of each preliminary plat submittal the master developer shall include a description of the status of the required number and type of schools, and acreage referenced in this stipulation. Elementary schools are prohibited from fronting on to arterial streets. w. The total number of residential dwelling units shall not exceed 78,370 residential units. To help ensure compliance, the cumulative number of dwelling units built to that point shall be identified on all plats. x. Not less than 878 acres shall be reserved for recreational open space as depicted on the Belmont land use plan. To help ensure compliance, the total acres of each of these land uses shall be included on all plats. In addition, at the time of each preliminary plat submission, the master developer shall submit a description of the status of the cumulative land use acreage with respect to the minimum acreage requirement with respect to the minimum requirement outlined in this stipulation. y. Not less than 2,500 acres shall be reserved for dedicated/non-developable open space as depicted on the Belmont land use plan. To help ensure compliance, the total acres of such land use shall be included on all plats. In addition, at the time of each preliminary plat submission, the master developer shall include a description of the status of the cumulative natural open space acreage with respect to the minimum requirement of this stipulation. z. Not less than 300 acres of mini-parks, ranging in size from ½ acre to 1 acre, shall be reserved within the Belmont Development Master Plan. To help ensure compliance, the cumulative number of parks and acres completed to that point with respect to the minimum requirement of this stipulation shall be identified on all plats. aa. All park and recreation facilities shall be completed concurrent with development in the applicable service area. Park facilities shall be identified on all applicable plats, and park amenities will be subject to review by the Maricopa County Planning and Development Department. bb. Prior to any zoning change, the applicant shall submit to the Maricopa County Planning and Development Department a “will serve” letter and an approved certificate of convenience and necessity (CC&N) from Global Water Resources which demonstrates a willingness and capability to serve the entire Belmont Development Master Plan. cc. Prior to any zoning change, 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 (MAG) from Global Water Resources which demonstrates a willingness and capability to serve the entire Belmont Development Master Plan. dd. Prior to initial final plat, the applicant shall submit to the Maricopa County Planning and Development Department a “will serve” letter from a qualified fire and emergency response provider demonstrating a willingness and capability to serve the entire Belmont Development Master Plan. ee. No less than 1,079 acres shall be reserved for mixed use as depicted on the Belmont land use plan. To help ensure that such areas develop as outlined in the Maricopa County Development Master Plan Guidelines, no less than 356 acres, or an equivalent calculation as approved by the Maricopa County Planning and Development Department, of the total acreage shall be reserved for professional and semi-professional office-type employment uses. Further, no less than 183 acres, or an equivalent calculation as approved by the Maricopa County Planning and Development Department, shall be reserved for retail uses. At the time of each preliminary plat or precise plan submittal, the master developer shall include a description of the status of the cumulative acreage with respect to the requirements outlined in this stipulation. This required balance shall be permanently maintained. ff. No less than 744 acres, or an equivalent calculation as approved by the Maricopa County Planning and Development Department, shall be reserved for mixed use employment as depicted on the Belmont land use plan. At the time of each preliminary plat submittal, the master developer shall include a description of the status of the cumulative acreage with respect to the requirements outlined in this stipulation. gg. No less than 1,960 acres, or an equivalent calculation as approved by the Maricopa County Planning and Development Department, shall be reserved for retail commercial as depicted on the Belmont land use plan. At the time of each preliminary plat submittal, the master developer shall include a description of the status of the cumulative acreage with respect to the requirements outlined in this stipulation. hh. Development shall be prohibited on hillside slopes of 20% or greater slope unless approved by the Maricopa County Board of Supervisors. ii. Prior to filing applicable final plats, the master developer shall submit a landscape inventory and salvage plan which identifies and assesses the native trees and cacti within the applicable parcels, and which determines the preservation and disposition for each of the selected trees, plants, and cacti. The salvage plan shall be in accordance with state laws in effect at the time of plat submittal. jj. The master developer or similar entity shall be responsible for construction and maintenance of public open spaces and facilities; washes; parks; roadway median landscaping; landscaping within the public rights-of-way; pedestrian, bicycle, equestrian, and multi-use paths and trails; and other community amenities. Should the Belmont Development Master Plan be incorporated, responsibility for maintenance of the above mentioned facilities shall be the responsibility of the annexing city or newly created municipality. kk. All irrigation of common areas, golf courses, and lakes over ten (10) acres in size shall be done entirely with a renewable water supply when sufficiently available. A report identifying when a renewable water supply will be available shall be submitted to the Maricopa County Planning and Development Department prior to approval of initial rezoning. Notes testifying to compliance with this stipulation shall be placed on all plats. ll. Development of the Belmont Development Master Plan shall also be in concert with the following stipulations: 1. The Bethany Home Road and Olive Avenue street alignments will generally be maintained along the east-west section line through the project and will be shown connecting to Sun Valley Parkway to the east. It is anticipated that there will be low level water crossings across the Hassayampa River of these locations. 2. In general, continuous north/south roadways shall be maintained along the 339th Avenue, 355th Avenue, 363rd Avenue, and 371st Avenue alignments, with the understanding that 339th Avenue will be a parkway, and 355th Avenue will be a freeway. 363rd Avenue will not be continuous past Olive Avenue. mm. Adequate coverage by the existing outdoor warning siren system for the Palo Verde Nuclear Generating Station is required. Otherwise, the applicant shall be responsible for installation of adequate additional sirens providing for adequate coverage for the Belmont Development Master Plan. The applicant shall obtain information on existing siren coverage from the Maricopa County Department of Emergency Management. If existing coverage is inadequate, the master developer shall provide funding to cover expenses of installing new sirens. Palo Verde Nuclear Generating Station will coordinate installation of the sirens. Siren coverage must meet the standards set for in Code of Federal Regulations FEMA Rule 44 – Part 350. Adequate siren coverage shall be provided prior to the occupation of any proposed buildings or residences. nn. Prior to any zone change, the applicant shall consult with the Maricopa County Department of Emergency Management to determine if the proposed development adversely impacts the existing Palo Verde evacuation plan. If the proposed development adversely impacts the evacuation plan results, then the applicant shall ensure that adequate provisions (street and road widening, interchanges, etc) are provided to ensure evacuation assumptions and requirements are met. oo. The applicant shall ensure that public safety information regarding nuclear emergencies is initially provided to any new residents or building occupants. The applicant shall obtain this information from the Palo Verde Nuclear Generating Station – Emergency Planning Department. All costs associated with the duplication and dissemination of the initial distribution shall be assumed by the applicant. Thereafter, the Palo Verde nuclear generating station will provide this public safety information annually. pp. The following Maricopa County Parks and Recreation Department stipulations shall apply: 1. Two hundred fifty dollars ($250) per residential unit shall be paid by the master developer as each residential building permit is issued to a park enhancement fund for trails and facilities enhancement and maintenance. The county shall deposit and hold all receipts in the parks special revenue fund for the specific purposes stated above. All interest earned on the fund shall remain an asset of the fund. The assets of this fund are not intended to replace existing county appropriations for similar purposes, but rather are intended as supplemental resources resulting from additional park usage by Belmont residents. Details regarding this assessment are to be addressed in the development agreement. qq. The following Maricopa County Department of Transportation stipulations shall apply: 1. The applicant (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 be approved before subsequent approval of any roadway improvement plans. The TIS shall be updated prior to any zoning (rezoning) and/or final 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 resubmittal 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 may construct certain regional improvements in lieu of this contribution. Regional improvements shall include transportation facilities classified as parkways and freeways (“enhanced facilities”). The Developer shall be responsible for the right-of-way dedication and construction normally required for typical, “non-enhanced” facilities, which includes right-of-way dedication and construction up to a principal arterial standard. The Developer shall receive “credit” for the difference (“delta”) in right-of-way and construction cost between the non-enhanced facility and the enhanced facility. The following roadways which are now classified as enhanced facilities were formerly classified as principal arterials requiring 130 feet of right-of-way and six lanes of pavement, including curb, gutter, sidewalk and medians. Parkways: Freeway: 379th Avenue 363rd Avenue/355th Avenue 339th Avenue Camelback Road Northern Avenue Cactus Road/Peoria Avenue Belmont DMP 2007-009 The Developer is obligated to dedicate right-of-way and construct the above facilities to principal arterial standards. Right-of-way dedication and/or construction beyond the principal arterial standards (the delta) shall be credit eligible. Additional roadways and/or other regional improvements, including freeway interchanges and bridge structures, may be identified in the future as credit eligible with the approval of MCDOT. Improvements eligible for credit must be “system roadways,” must be all-weather facilities, must meet county standards in effect at the time they are improved, and must be pre-approved by MCDOT. MCDOT will require a Development Agreement to detail the specifics of construction, including phasing and timing. If the Developer does not construct regional roadway improvements, the Developer shall pay the contribution amount as per method detailed in the Development Agreement. 3. The development agreement shall be executed prior to any zoning (rezoning) or preliminary plat approval. The development agreement shall be an enforceable contract, regardless of annexation. 4. Where within or adjacent to the Belmont Development Master Plan area, the developer shall provide the ultimate full or half-width of right-of way for all public roadways as follows, or as otherwise approved by MCDOT: A.) 331st Avenue: Encanto alignment to Thomas Road 65 feet (half-width) Northern Avenue to Cactus Road 65 feet (half-width) B.) 339th Avenue: I-10 to Indian School Road 100 feet (half width) 200 feet (full-width) Bethany Home Road to North Boundary 200 feet (full-width) C.) 347th Avenue: South boundary to Olive Avenue 130 feet (full-width) D.) 355th Avenue and 363rd Avenue: Within project boundaries, where “freeway” 310 feet (full width) Within project boundaries, where “not freeway” 65 feet (half-width) 130 feet (full width) E.) 363rd Avenue: ¼ Mile south of Bethany Home Road to Olive Avenue – 130 Feet (Full Width) F.) 371st Avenue: McDowell Road to Thomas Road 65 feet (half-width) Bethany Home Road to Peoria Avenue 65 feet (half-width) 130 feet (full-width) G.) 379th Avenue: Northern Avenue to Olive Avenue 100 feet (half-width) H.) McDowell Road: 335th Avenue to 347th Avenue 130 feet (full-width) 355th Avenue to 371st Avenue 65 feet (half-width) I.) Thomas Road: 331st Avenue to 367th Avenue 65 feet (half-width) 130 feet (full-width) J.) Indian School Road: 339th Avenue to west boundary 65 feet (half-width) 130 feet (full-width) K.) Camelback Road: East boundary to 367th Avenue 100 feet (half-width) 200 feet (full-width) L.) Bethany Home Road: 323rd Avenue to 371st Avenue 65 feet (half-width) 130 feet (full-width) M.) Glendale Avenue: 355th Avenue to 371st Avenue 130 feet (full-width) N.) Northern Avenue: 323rd Avenue to 379th Avenue 100 feet (half-width) 200 feet (full-width) O.) Olive Avenue: 323rd Avenue to 379th Avenue 65 feet (half-width) 130 feet (full-width) P.) Peoria Avenue / Cactus Road: 331st Avenue to 375th Avenue 100 feet (half-width) 200 feet (full-width) Q.) All Collector Roadways: 40 feet (half-width) 80 feet (full-width) 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 the length of the left turn lane, including reverse curves. The Maricopa Association of Governments (MAG) in conjunction with the Arizona Department of Transportation (ADOT) is conducting the “Hassayampa Valley Regional Transportation Network Study.” This study is evaluating future regional arterial transportation network needs. The developer shall reserve sufficient right-of-way for transportation facilities in compliance with the MAG Hassayampa Study, including sufficient right-of-way for the widening of I-10. The developer shall reserve sufficient right-of-way for future traffic interchanges. This includes interchanges with I-10 as well as interchanges along the “new north/south freeway alignment.” It is possible that some interchanges will not be located solely within the project boundaries. The developer shall only be responsible for only reserving right-of-way within the boundaries of their project. 5. The 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. A portion of these improvements may be creditable to the developer’s contribution referred to in item #2. All roadways must meet county standards in effect at the time or as otherwise approved by MCDOT. (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.” Roadways within Belmont may utilize the county cross section roadway design standards, Belmont custom cross section roadway standards approved by MCDOT, or a combination thereof, with the approval of MCDOT). Half-width roadways must be designed and constructed so as to safely carry two-way traffic until the ultimate roadway is constructed. 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. Improvements necessary to provide paved access may or may not be creditable to the developer’s contribution referred to in item #2. 7. The applicant shall provide all-weather access to all parcels and lots, and on all arterial roadways. 8. The applicant shall provide and make available a minimum of two access points to each development phase and/or subdivision unit. 9. The developer shall not locate elementary or middle schools on arterial roads (the schools may not “back up” to arterials). Pedestrian routes to school shall be planned so if necessary, the route to school shall only cross arterials at signalized intersections. 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. Crossings of arterials at other than signalized intersections shall be grade separated. Improvement plans must be approved and permitted by MCDOT. The developer shall prepare a comprehensive multimodal transportation and circulation plan (the “multimodal plan”) which addresses public transit, bicycle, pedestrian, golf cart, equestrian, and other alternative uses, but not including rail. The multimodal plan must be approved before the subsequent approval of any roadway improvement plans. The project must comply with all recommendations in the MCDOT-approved multimodal plan. 11. The developer shall design the project to accommodate public transit. Prior to any zoning (rezoning) or preliminary plat approval, the developer shall meet with the regional public transit authority, or equivalent public transportation agency, to discuss future public transit needs and to ensure that the project can accommodate anticipated future transit facilities. Analysis of public transit facilities shall include, but not be limited to, a coordinated park and ride lot system and bus terminals. The applicant shall be responsible for the design and construction of its appropriate share of public transit facilities. Public transit facilities shall be identified and included in the multimodal plan referenced in item #10. 12. 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 applicant should contact the Office of the Superintendent of Streets (602-506-8797) to initiate the SLID process. 13. The developer shall design landscaping to comply with all county requirements and to conform to the MCDOT Roadway Design Manual, or as otherwise approved by MCDOT. The developer (or as assigned to the home owner’s association (HOA)) shall be responsible for maintenance of landscaping within public rights-of-way. 14. The developer shall provide a construction traffic circulation plan. The construction traffic circulation plan must be approved by MCDOT. 15. The developer shall comply with all applicable local, state and federal requirements (dust control, noise mitigation, AZPDES, 404 permitting, etc.) 16. The developer shall provide written documentation of ADOT’s review and requirements (MCDOT is in the process of coordinating with ADOT. This coordination will be on-going). rr. The following Maricopa County Flood Control District stipulations shall apply: 1. The Flood Control District (District) is a mapping coordination contractor with the Federal Emergency Management Agency (FEMA), who has provided notification to the District that all structures in Maricopa County must be assessed and categorized with respect to levee certification procedures in conformance with Section 65.10 of the National Flood Insurance Program. The District anticipates that while we update the flood insurance rate maps in Maricopa County for certification of structures in accordance with the FEMA Levee Inventory System during the next couple of years, the 100-year delineated floodplains through the Belmont property may be changed due to the Central Arizona Project (CAP) Canal. Prior to approval of any preliminary plat north of the Bethany Home Road alignment, the applicant must identify the potential hazard downstream of the CAP canal through the development master plan boundaries if the district has not completed the assessment. 2. Prior to approval of any development in the Zone A delineated floodplains through the development master plan limits, a detailed floodplain study must be completed and submitted to FEMA for approval when the development is greater than fifty (50) lots or five (5) acres, whichever is lesser. 3. Prior to final plat approvals, the following items shall be addressed: i. The effective floodplain and floodway limits need to be shown on both the final plats and the grading plan. ii. The electronic HEC-RAS files for the final hydraulic calculations need to be provided. iii. Calculations for the lowest floor elevation for all lots within the floodplain must be shown on the grading plan. iv. The lowest floor elevation for all lots within the floodplains must be shown on the grading plans. v. The lowest floor elevations for all lots within the floodplains must be at least two (2) feet above the 100-year water surface elevation. If this area is to be removed by a Letter of Map Revision (LOMR), then a Conditional Letter of Map Revision (CLOMR) will be needed. A LOMR will be required prior to the final approval of the built infrastructure if a CLOMR was issued by FEMA. vi. A note needs to be added to the final plat listing the lots located within the floodplains. In addition, the note needs to state that until a LOMR is approved by the Federal Emergency Management Agency (FEMA), the finished floor will need to be elevated to the regulatory flood elevation and flood insurance will be required. vii. No buildings will be allowed in the floodway. ss. The master developer shall notify future residents that they are located within the vicinity of a military training route with the following notification: “You are buying a home or property within the vicinity of a Military Training Route, and may be subject to direct overflights and noise by Luke Air Force Base and other military jet aircraft in the vicinity. Luke Air Force Base executes over 200,000 flight operations per year, at an average of approximately 170 over flights 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 training 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.” Such notification shall be permanently posted in front of all home sales offices on not less than a 3 foot by 5 foot sign, be permanently posted on the front door of all home sales offices on not less than an 8½ inch by 11 inch sign, be included in all covenants, conditions, and restrictions (CC&Rs), and be included in the public report. tt. The Belmont Development Master Plan shall be developed sequentially as identified on Exhibit P: Phasing Plan. Changes to the phasing plan may be approved administratively by the Maricopa County Planning and Development Department. uu. All development and engineering design shall be in conformance with the Drainage Regulations and current engineering policies, standards and best practices at the time of application for construction. No variance from the Drainage Regulations or drainage engineering design standards is granted or entitled under this DMP. Drainage review of planning, zoning, and/or Development Master Plan 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 Regulations and design policies and standards. Modeling submitted with this DMP is for conceptual level analysis only. All plats shall be submitted with appropriate and detailed model to reflect the existing and proposed conditions. Hydrology analysis for the development will address worst case scenarios with and without the Central Arizona Project Canal. vv. The developer shall enter into a joint agreement with the Maricopa County Library District and the Saddle Mountain School District which addresses the construction, furnishing and joint financial responsibility for up to three libraries on the campuses of high schools in the development area that shall be operated as public library branches. In addition, the joint agreement shall address construction, furnishing and joint financial responsibility for the development of a public library facility to be developed as part of Villages 1 and 2. ww. 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 property owner’s substantial noncompliance with any of the approved stipulations, provided (i) the County provides property owner with written notification of any noncompliance ninety (90) days prior to taking any action to rescind the Development Master Plan during which time property owner shall have the right to cure any noncompliance, (ii) the noncompliance is a direct result of property owner’s actions or inactions, and (iii) property owner shall have the right to request a hearing before the Board of Supervisors regarding a determination of noncompliance. (C-44-15-099-M-00)