Vote: approved

Item Text

PZ-9. ALLEN RANCHES Case #: Z2016044 Supervisor District: 4 Applicant/Owner: HilgartWilson / Allen Ranches LLC Request: Zone Change from Rural-43 to R1-6 RUPD, R1-7 RUPD, R1-8 RUPD, R1-10 RUPD, R1-18 RUPD Residential Unit Plan of Development (RUPD) with a Planned Area of Development (PAD) overlay Site Location: Generally located at the northeast corner of Camelback Rd. and Citrus Rd. in the Glendale area Commission Recommendation: On 11/3/16, the Commission voted 7-0 to recommend approval of Z2016044 subject to conditions ‘a’ – ‘o’. Provided the following conditions are met: a. Development of the site shall comply with the Zoning Exhibit entitled, “Allen Ranches, Maricopa County Residential Unit Plan of Development”, consisting of 2 full size sheets, dated revised September 2016, and stamped received September 8, 2016, except as modified by the following conditions. b. Development of the site shall be in conformance with the Narrative Report entitled, “Allen Ranches Residential Unit Plan of Development and Planned Area Development” consisting of 97 pages, dated revised September 6, 2016, and stamped received September 8, 2016, except as modified by the following conditions. c. The applicant/property owner shall submit a ‘will sever’ letter from Rural Metro Fire Department, or other fire department acceptable to Maricopa County, for fire protection services for the project site. A copy of the ‘will serve’ letter shall be required as part of the initial construction permit submittal. d. The following Planning Engineering conditions shall apply: 1. Half-width right-of-way dedications (with subdivision plats) will be required as follows: Camelback Road: 65 feet Citrus Road: 55 feet Bethany Home Road: 55 feet 2. Without the submittal of a precise plan of development, no development approval is inferred by this review, including, but not limited to drainage design, access and roadway alignments. These items will be addressed as development plans progress and are submitted to the County for further review and/or entitlement. 3. A Traffic Impact Study to address traffic impacts and roadway improvements required to support the proposed development must be submitted with the Preliminary Plat application(s). 4. The site contains Special Flood Hazard Areas (SFHA) (Floodplain – Zone AE along the north side of Camelback Road). As development plans progress for this site, provision(s) for compliance with the Maricopa County Floodplain use Regulations must be addressed. Alternatively, alteration or elimination of the SFHAs must be approved by the Flood Control District of Maricopa County and FEMA through the CLOMR/LOMR process. 5. Submission of a CLOMR application to the Flood Control District must be prior to or concurrent with the application for Preliminary Plat to Planning & Development. 6. Approval of the CLOMR by FEMA must be obtained prior to the issuance of any building permits on the site. e. The following R1-6 RUPD development standards shall apply: 1. Height: 30’/2 stories 2. Front Yard: 18’ or 12’ for side loaded garage or livable area of dwelling unit. 3. Side Yard: 5’ 4. Street-side Yard: 10’ 5. Rear Yard: 20’ 6. Lot Area: 6,000 sq. ft. 7. Lot Width: 55’ 8. Lot Area per Dwelling Unit: 6,000 sq. ft. 9. Lot Coverage: 60% 10. Parking Spaces: 2 f. The following R1-7 development standards shall apply: 1. Height: 30’/2 stories 2. Front Yard: 18’ or 12’ for side loaded garage or livable area of dwelling unit. 3. Side Yard: 5’ 4. Street-side Yard: 10’ 5. Rear Yard: 20’ 6. Lot Area: 7,000 sq. ft. 7. Lot Width: 60’ 8. Lot Area per Dwelling Unit: 7,000 sq. ft. 9. Lot Coverage: 55% 10. Parking Spaces: 2 g. The following R1-8 development standards shall apply: 1. Height: 30’/2 stories 2. Front Yard: 18’ or 12’ for side loaded garage or livable area of dwelling unit. 3. Side Yard: 13’ combined, minimum 5’ on one side 4. Street-side Yard: 10’ 5. Rear Yard: 20’ 6. Lot Area: 8,000 sq. ft. 7. Lot Width: 68’ 8. Lot Area per Dwelling Unit: 8,000 sq. ft. 9. Lot Coverage: 55% 10. Parking Spaces: 2 h. The following R1-10 development standards shall apply: 1. Height: 30’/2 stories 2. Front Yard: 20’ or 15’ for side loaded garage or livable area of dwelling unit. 3. Side Yard: 15’ combined, minimum 5’ on one side 4. Street-side Yard: 10’ 5. Rear Yard: 20’ 6. Lot Area: 10,000 sq. ft. 7. Lot Width: 80’ 8. Lot Area per Dwelling Unit: 10,000 sq. ft. 9. Lot Coverage: 50% 10. Parking Spaces: 2 i. The following R1-18 development standards shall apply: 1. Height: 30’/2 stories 2. Front Yard: 25’ or 20’ for side loaded garage or livable area of dwelling unit. 3. Side Yard: 10’ 4. Street-side Yard: 15’ 5. Rear Yard: 25’ 6. Lot Area: 15,000 sq. ft. 7. Lot Width: 100’ 8. Lot Area per Dwelling Unit: 18,000 sq. ft. 9. Lot Coverage: 40% 10. Parking Spaces: 2 j. The following Onsite Permanent Sign Standards shall be allowed in the R1-6, R1-7, R1-8, R1-10 and R1-18 RUPD zoning districts subject to the following standards: 1. Directional maximum sign area: 32 sq. ft. 2. Directional maximum height in feet: 12’ 3. Directional maximum number: 12 (strategically placed) 4. Subdivision Sign maximum sign area: 32 sq. ft. 5. Subdivision Sign maximum height in feet: 8’ 6. Subdivision Sign maximum number: 2 per entrance k. The following Temporary Sign Standards shall be allowed in the R1-6, R1-7, R1-8, R1-10 and R1-18 RUPD zoning districts subject to the following standards: 1. Directional maximum sign area: 32 sq. ft. 2. Directional maximum height in feet: 12’ 3. Directional maximum number: 12 (strategically placed) l. Noncompliance with any Maricopa County Regulation shall be grounds for initiating a revocation of this Zone Change as set forth in the Maricopa County Zoning Ordinance. m. The property owner/s and their successors waive claim in diminution in value if the County takes action to rescind approval due to noncompliance with conditions. n. The granting of this change in use of the property has been at the request of the applicant, with the consent of the landowner. The granting of this approval allows the property to enjoy uses in excess of those permitted by the zoning existing on the date of application, subject to conditions. In the event of the failure to comply with any condition, the property may be reverted to the zoning that existed on the date of application, following notice to the landowner and appropriate opportunity to cure any such failure. Such reversion of zoning shall require notice and hearing by the Planning and Zoning Commission and notice and hearing by the Board of Supervisors. It is, therefore, stipulated and agreed that either revocation due to the failure to comply with any conditions, does not reduce any rights that existed on the date of application to use, divide, sell or possess the property and that there would be no diminution in value of the property from the value it held on the date of application due to such revocation of the Zone Change. The Zone Change enhances the value of the property above its value as of the date the Zone Change is granted and reverting to the prior zoning results in the same value of the property as if the Zone Change had never been granted. o. Zoning approval is conditional per Maricopa County Zoning Ordinance, Article 304.6, and ARS § 11-814 for five (5) years for the initial phase and an additional five (5) years for each subsequent phase, within which time the subdivision infrastructure permit, construction permit, or a time extension for each phase must be obtained. The applicant shall submit a written report every five years from the date of Board of Supervisors approval of Z2016044 which details the status of this project, including progress on obtaining subdivision infrastructure and/or construction permits. The status report to be administratively reviewed by Planning and Development with the ability to administratively accept or to carry the status report to the Board of Supervisors (Board), upon recommendation by the Planning and Zoning Commission (Commission) for consideration of time extensions, amendments, or revocation of zoning for undeveloped parcels if no justification is found for extension or amendment. Status reports will be required until completion of the initial subdivision infrastructure and/or construction permits for each zoning parcel R1-6 RUPD, R1-7 RUPD, R1-8 RUPD, R1-10 RUPD, R1-18 RUPD. (C-44-17-051-M-00)